City Council Agenda Packet 03-14-2005
.
AGENDA
REGULAR MEETING - MONTICELLO CITY COUNCIL
Monday March 14,2005 - 7 p.m.
SPECIAL MEETING- W ASTEW A TER TREATMENT PLANT ISSUES AND OTHER
GROWTH RELATED ISSUES (AT WWTP)
Mayor:
Council Members:
Clint Herbst
Glen Posusta, Wayne Mayer, Tom Perrault and Brian Stumpf
I. Call to Order and Pledge of Allegiance.
2A. Approve minutes of February 28, 2005 regular Council meeting.
B. j Approve minutes of Fj;ruary 28,2005 Workshop Meeting.
Dvv-<Y> ~d '5i~ I ~Cf ~tJ..,.) I vv wTf ,M.A.J-e G./llA-Aa ./
3. ~rz<a:irt:,~/~te;:tothlap~~{e;. {;!~~ ItI!6'64 j?hll~ r~
4. Cit/z~n'comments. petitions. ':9qJests and complaihts. / '7 fM. I>'"
5. Consent agenda.
A. Consideration of new hires and departures.
.~
@
C.
Consideration of waiving statutory liability limit for City insurance renewal..
Consideration of a request for replat for Prairie Ponds Seeond Addition, a request for
rezoning from B-3 to B-4 for the plats of Prairie Ponds Addition and Prairie Ponds
Second Addition and eonsideration of a request for final plat approval for Prairie Ponds
2"d Addition.
D. Consideration of authorizing distribution of EA W for a 30 day comment period for the
Hidden Forest/Sunset Ridge Development.
E. Consideration of approving a lot line adjustment for two single-family residential lots in
an R-l Zoning District (Lots 2 and 3, Block 2 Groveland 4th Addition).
F. Consideration of a request for a conditional use permit for open and outside storage in an
I-IA Zoning District. Applicant: Twin City Die Casting.
~ ()'I"" \l G @
· V~(j
Consideration of a request for a conditional use permit to allow loading dock doors fronting
a public street on a corner lot in an 1-2 District. Applicant: Tapper Holdings LLC.
H.
Consideration of branch agreement with Great River Regional Library for the Monticello
Library.
Consideration to authorize preparation of plans & specifieations and to publicly bid parking
lot construction on the vaeant land west of the Monticello Public Library.
-~
-
..
Agenda
Monticello City Council
March 14, 2005
Page 2
J. Removed from Agenda,
.
K.
L.
/~
~~
P.
Removed from Agenda.
Approve Plans & specifications and order advertisement for bids for School Boulevard
lmprovements from Edmonson to Deegan Avenue Project No. 2004-31 C.
Consideration of request for Fire Department members to attend national fire conference
Consideration of approving spring load restriction map for City streets.
Consideration of accepting feasibility report for School Boulevard from Deegan Ave. to
90'h Street Project No. 2005-02C and call for a public hearing on the improvement.
Authorize acquisition of fee title, easements and other rights necessary for the construction,
reconstruction, improvement and maintenance of Wright County Highway Nos. 18 & 39 in
accordance with Right-of-Way Plat 55.
6. Consideration of items removed from the consent agenda for discussion.
.
7.
Public Hearing _ Consideration of vacation of easements Lots 2 and 3, Block 2, Groveland 4"
Addition.
8. Public Hearing _ Consideration of vacation of easements Lots 3, 4 and 5, Block 1, Prairie Ponds
Addition,
9. Public Hearing _ Consideration of vacation of Garrison Ave within the plat of Wildwood Ridge.
10. Consideration ofreviewing policy for regulating off premise directional signs on the public right-
of-way.
11. Consideration of settlement offer - Kramer House
12. Consideration of process for sale of vacated 7'h Street right of way.
13. Consideration of adoption of purchasing policy.
14. Consideration of authorizing the Park Department to go ahead with the preparation of concept
plans for the Ellison Park bathrooms.
15.
.
16. Consideration of approving payment of bills for March.
Consideration of renewal of contract at the Elk River Landfill with Waste Management Corp.
(Information will be available on Monday night)
17. Adjourn.
2
--
.
.
.
MINUTES
REGULAR MEETING - MONTICELLO CITY COUNCIL
Monday February 28, 2005 - 7 p.m.
Members Present:
Clint Herbst, Wayne Mayer, Tom Perrault, Glen Posusta and Brian Stumpf.
Members Absent:
None
1. Call to Order and Pled!!e of Alle!!iance.
Mayor Herbst called the meeting to order at 7 p.m. and declared a quorum present. The Pledge
of Allegiance was said.
2A. Approve minutes of Februarv 14.2005 re!!ular Council meetin!!.
TOM PERRAULT MOVED TO APPROVE THE MINUTES OF THE FEBRUARY 14,2005
REGULAR COUNCIL MEETING. GLEN POSUSTA SECONDED THE MOTION.
MOTION CARRIED UNANIMOUSLY.
2B.
Approve miuutes of Februarv 14.2005 Workshop Meetin!!.
GLEN POSUSTA MOVED TO APPROVE THE MINUTES OF THE FEBRUARY 14,2005
WORKSHOP MEETING. TOM PERRAULT SECONDED THE MOTION. MOTION
CARRIED UNANIMOUSLY.
3.
Consideration of addin!! items to the a!!enda.
Brian Stumpf added calling for a public hearing for March 28, 2005 for the 2005 Core Street
Project noting that prior to the regular Council meeting a workshop was held on the proposed
2005 Core Street construction project. He added that the Council is looking at changing the
scope of the project to cover West River Street from Chestnut Avenue to Otter Creek.
Information relating to assessment procedures will be presented at the public hearing. Adam
Hawkinson asked that consideration of the purchase of the John Deere tractor also be added to
the agenda. This was added as item #13. Clint Herbst had a number of items he wanted to
briefly touch on which include I) Audio equipment in the Council Chambers. He stated that
there had been some problems with the volume on the cable broadcast. 2) Runoff from the
developments onto the Ted Holker property. Also drainage concerns at Eagle Court Circle and
other areas. He felt these problem areas should be corrected before spring; #3) added a
diseussion of the Insignia development whieh is coming before the Planning Commission on
Mareh 1,2005; 4) street lighting and 5) closed session to be held at the end ofthe regular
meeting to diseuss the A VR site.
4.
Citizen comments. petitions. reQuests and complaints.
Allison Oschwald, 9351 Canvasback Court stated she had sent a letter to the Council asking
1
~o.- 2,
Council Minutes - 2/28/05
.
about the crosswalk at thc high school. Public Works Director, John Simola stated he had
talkcd to the City Engineer about doing a study along the whole length of School Boulevard to
see where crossings would be warranted. It was suggested that the school district be contacted
to see if these crossings need to be manned. They would also be looking at the existing
pathways in the area to see if they are sufficient to handle pedestrian traffic.
Chuck Rickert from WSB added that they are looking at this as part of the School Boulevard
and are not only looking at where crossings should be but where other pathway connections
should be located. Glen Posusta asked if there was sufficient lighting in this area. Chuck
Rickert said that would be looked at as part of this study. Wayne Mayer thanked Allison
Oschwald for bringing this matter to the attention of the Council.
5. Consent al!enda.
A. Consideration of new hires and departures. Recommendation: Ratify the hires and
departures as identificd.
B. Considcration of waiving statutory liability limit for City insurance rcnewal.
Recommendation: Council moves to not waive the monetary limits on tort liability
established by Minnesota Statute 466.04.
C.
Consideration of approving appointment to Planning Commission vacancy and Design
Advisory Tcam. Recommendation: Appoint Sandy Suchy to serve a three year term
on the Planning Commission and appoint Stacy Schreiber to a two year term on the
Design Advisory Team.
.
D. Consideration to review Greater Monticello Enterprise Fund (GMEF) Loan No. 024 for
compliance with the EDA-GMEF Business Subsidy Criteria. Recommendation: Move
that the Council has determined the EDA approval ofGMEF Loan No. 024 for
Tapper's Holdings LLC was approved without violation of the EDA-GMEF Business
Subsidy Criteria; therefore, Council supports the decision by the EDA for loan approval
subject to approval of the conditional use permit by the Planning Commission on March
1,2005.
E. Consideration to approve the Business Subsidy Agreement within the Loan Agreement
between the Monticello EDA and Tapper's Holdings LLC. Recommendation: Adopt
the resolution approving the loan proposed to be made by the EDA in and for the City
of Monticello to Tapper's Holdings LLC relating to real property rehabilitation and
approving loan agreement thereto.
SF.
Consideration to approve the Business Subsidy Agreement within the Contract for
Private Redevelopment between the Monticello HRA, Tapper's Holdings LLC and
Strategic Equipment and Supply Company. Recommendation: Approve the Business
Subsidy Agreement within the Contract for Private Redevelopment between the
.
2
~A- L{
.
Council Minutes - 2/28/05
Monticello HRA, Tapper's Holdings LLC and Strategic Equipment and Supply
Corporation.
G.
Consideration ofa resolution declaring the City's official intent to reimburse itself for
certain expenditures from the proceeds of bonds to be issued by the City.
Recommendation: Adopt a resolution declaring intent to reimburse expenditures from
the proceeds of a bond covering the various projects outlined.
H.
Consideration of approving 3/2 beer license for men's softball league at City ballficlds.
Recommendation: Grant a 3/2 beer license for the men's softball league at the City
ball fields contingent upon receipt of the necessary insurance documents and payment of
license fees.
1. Consideration of adopting a policy regarding wire transfers. Recommendation: Adopt
the wire transfer policy as presented.
J. Consideration of authorizing city representatives to Joint Planning Board to select a
County Board representative. Recommendation: The COlillCil moves to authorize the
County Board to appoint a representative to the Monticello Joint Planning Board.
K
.
Consideration of authorizing distribution of EA W for a 30 day comment period for the
Hidden Forest/Sunset Ridge Development. Recommendation: Authorize the
distribution of the EA W for the 30 day public comment period to the required agencies.
L. Consideration of approving Change Order # I for TH 25/School Boulevard Traffic
signal. Recommendation: Move to approve Change Order No. 1 in the amount of
$727.64 for Granite Ledge Electrical Contractors, Inc.
M. Consideration of signal justification reports for CSAH 1-94 ramps and CR 39/CR75.
Recommendation: Approve Signal Justification Reports for staff execution.
N. Consideration of approving one day charitable gambling license for Open Trails A TV
Club at the Monticello VFW Post. Recommendation: Adopt a resolution authorizing
the State Gambling Control Board to issue the one day charitable gambling license for
Open Trails A TV Club at Monticello VFW Post #8731.
O. Consideration of modification to Municipal State Aid System by adding and
reevaluating mileage. Recommendation: Approve the proposed resolution to remove
Locust Street, 4lh Street and Walnut Street from the MSAS system and designate a
portion of Washington Street, Oakwood Drive, Edmonson Avenue, Chelsea Road and
Fallon A venue as MSAS additions for the year 2005.
P.
.
Consideration of setting public hearing date for 2005 Core Street Project No. 2005-1 C
as amended. Recommendation: Approve setting March 28, 2005 as the public
1
~
dA-C'J
.
.
.
Council Minutes - 2/28/05
hearing date on the 2005 Core Street Project No. 2005-1 C as amended in scope.
Items 5K, 5B and 50 were asked to be removed from the consent agenda.
BRIAN STUMPF MOVED TO APPROVE THE CONSENT AGENDA WITH THE
REMOV AL OF ITEMS 5B, 5K AND 50 AND THE ADDITION OF ITEM 5P. WAYNE
MAYER SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY.
6. Consideration of items removed from the consent al!'enda for discussion.
5B: Tom Perrault asked what the cost was to the Citv for the additional $1,000,000 in excess
liability coverage. Jeff O'Neill said he would check into this.
TOM PERRAULT MOVED TO TABLE ITEM 5B PENDING RECEIPT OF THIS
INFORMATION. GLEN POSUSTA SECONDED THE MOTION. MOTION CARRIED
UNANIMOUSLY.
5K: Brian Stumpf stated that on the EA W for Hidden Forest/Sunset Ridge it shows a street
going through private property. It was noted there is no agreement between the developer and
property owner for the purchase of land needed for the street. Brian Stumpf suggested that
approval be contingent upon the developer and City Engineer working with the property owner
on the location of the street. Clint Herbst asked who was paying for the EA Wand was
informed the developer was covering the cost.
Tom Moores, 748 10 I" A venue NW spoke to the Council stating the property that is affected by
the proposed street belongs to his son who was not able to attend the meeting. He indicated that
the developer had asked his son ifhe was interested in the selling the land. His son came up
with an asking price but at that time the developer indicated that they were not interested in the
propeliy. Tom Moores questioned how the street location could show up in a public document
when there was no agreement between the property owner and developer on placing it there.
John Simola stated that if EA W goes forward like this, it may not be valid. He suggested not
going ahead with the EA W. It was also noted that from the drawing it appears that Haug
A venue would be eliminated.
BRIAN STUMPF MOVED TO TABLE ITEM 5K AND HAVE IT BROUGHT BACK AT
SUCH TIME AS THE ISSUE OF THE STREET LAYOUT HAS BEEN RESOLVED BY THE
CITY ENGINEER AND DEVELOPER. TOM PERRAULT SECONDED THE MOTION.
MOTION CARRIED UNANIMOUSLY.
50: Glen Posusta questioned why the segment of Oakwood Drive to Cedar Street was included
in the MSAS system. Jeff O'Neill stated it would make this short street segment between TH
25 and Cedar Street eligible for state aid funding.
4
?-,A-lP
Council Minutes - 2/28/05
.
GLEN POSUST A MOVED TO APPROVE THE RESOLUTION TO REMOVE LOCUST
STREET, 4111 STREET AND WALNUT STREET FROM THE MSAS SYSTEM AND
DESIGNATE A PORTION OF WASHINGTON STREET, OAKWOOD DRIVE,
EDMONSON A VENUE, CHELSEA ROAD AND FALLON A VENUE AS MSAS
ADDITIONS FOR THE YEAR 2005. BRIAN STUMPF SECONDED THE MOTION.
MOTION CARRIED UNANIMOUSLY.
7.
Public Hearinl! _ Consideration to approve a resolution adoptinl! a modification to the
Redevelopment Plan for Central Monticello Redevelopment Proiect No.1 and establishinl!
TIF District No. 1-33 therein and adoptinl! a TIF Plan therefor.
Mr. Todd Hagen from Ehlers & Associates, financial consultants for the City and the HRA
provided the background information on this item. The City is being asked to a hold a public
hearing and approve the redevelopment piau and establishment ofa TIF District for Tapper's
Holdings LLC. The purpose of the plan is to facilitate the construction of a 25,000 sq. ft.
warehouse addition to the building owned by Tapper located by Edmonson Avenue and Dundas
Road (fonner site ofH-Windows). The addition will be rented to a food supplies distribution
dealer aud would create 40 full-time jobs. The appropriate taxing districts received a copy of
the TIF Plan 30 days prior to the hearing. No comment has been received from any of the
taxing districts.
.
Mayor Herbst opened the public hearing on the modification to the redevelopment plan and the
establishment ofTIF District #1-33. No one present spoke for or against the proposal. Mayor
Herbst then closed the public hearing. The Council had general questions on who would be
utilizing the addition, whether the 40 new jobs are local or whether this would include transfers
from the firm's St. Cloud branch, and what happens if there is a default.
BRIAN STUMPF MOVED TO APPROVE THE RESOLUTION ADOPTING A
MODIFICATION TO THE REDEVELOPMENT PLAN FOR CENTRAL MONTICELLO
REDEVELOPMENT PROJECT NO. I AND ESTABLISHING TIF DISTRICT NO. 1-33
THEREIN AND ADOPTING A TIF PLAN THEREFOR. TOM PERRAULT SECONDED
THE MOTION. MOTION CARRIED UNANIMOUSLY.
8. Public Hearinl! - Continuation of Dublie hearinl! 7th Street/Hil!hland Wav Proiect No.
2004-02 and orderinl! Droiect.
This public hearing was continued from the February 14'h meeting. Chuck Rickert from WSB
& Associates stated the reason the hearing was continued was so that the apartment complex
could be notified and included in the proposed assessment for the traffic signal. Chuck Rickert
provided a quick overview of the proposed project. He noted that it was proposed to include
the apartment complex because they were rental units and in other areas such as garbage
collection, the City treated apartments as property. Chuck Rickert noted the traffic generated by
the apartment complex was low and the total assessment proposed for the apartments was $600.
.
5
dA- '1
.
.
.
Council Minutes - 2/28/05
Mayor Herbst opened the continued public hearing. Hilary Hoglund 23507 I 76th, Big Lake,
had a question on the property at the westerly end of the project area. Her concern was the
driveway access to the Gladys Hoglund residence. The property lost its access to CSAH 75
and a driveway was put in on the frontage road that goes in front of the ear wash. This has
created a hazardous situation in that there is not sufficient room to come onto the frontage road
and signal your intentions of turning into the driveway. She felt the situation would be
aggravated by the installation of a signal light. She is concerned that with the light being so
close to the driveway it is a hazard for those turning into the driveway and conversely a
difficulty to safcly access the semaphore from the property. Clint Herbst stated that in order to
make a safer access the City would almost have to shut of I access from Hart Blvd to CSAH 75
which he felt would devalue the Hoglund property. Brian Stumpf said he didn't know if there
was any1hing that could be done to rectify the situation. Hilary Hogltmd stated that she would
like some assurance that they could work with the City on this when the property is sold.
Mayor Herbst closed the public hearing.
Glen Posusta stated his belief that the apartment complex should be assessed like other
properties. Tom Perrault said the apartment complex cannot rent any more apartments or
generate any more income because the interchange and traffic signal is present so he didn't feel
the apartments should be included in the assessment.
CLINT HERBST MOVED TO ORDER THE PROJECT AND AUTHORIZE THE
PREPARATION OF PLANS AND SPECIFlCATIONS FOR STREET AND UTILITY
IMPROVEMENTS FOR 7TH STREET AND HIGHLAND WAY SUBJECT TO THE
DEVELOPER UPFRONTING THE NECESSARY FUND]1\JG FOR THE PREPARATION OF
PLANS. BRIAN STUMPF SECONDED THE MOTION. MOTION CARRIED WITH TOM
PERR.A..ULT VOTING IN OPPOSITION.
9.
Consideration of authorizinl!: the Park Denartment to l!:0 ahead with the nrenaration of
concent nlans for the Ellison Park bathrooms.
Parks Superintendent, Adam Hawkinson submitted information regarding the options looked at
in considering improvements to the restrooms at Ellison Park. After looking at the various
options, he felt that the best option and most cost efficient was to replace the existing restrooms.
While reviewing building options he came across a firm that makes precast concrete block
buildings including the roof. The benefit of this type of structure is its durability and ease of
maintenance. The staff and Parks Commission felt that since Ellison Park is the City's premier
park, it should have facilities that were ADA compliant and aesthetically complementary to
what was existing at the park.
Adam Hawkinson showed pictures of the various designs for the precast building. He noted
that the existing building would have to be removed and some additional footings poured before
the precast building was erected. The units come in two stall ($68,000) or three stall ($75,600).
He noted that Three Rivers Park System has gone with this type of unit for the past several
6
~R- g
.
.
10.
.
Council Minutes - 2/28/05
years and has had good experience with them. They are easy to maintain and more vandal
resistant.
Wayne Mayer asked about the magnetic door locks and the time activation for the locks. Glen
Posusta questioned spending $90,000 for facility that was locked most of the time. Wayne
Mayer asked if the time activated locks were going on all the restrooms. Adam Hawkinson
indicated that they were in the process of switching over to them. Glen Posusta stated he didn't
believe in spending the extra money just because of vandalism. He stated that the existing
rcstrooms were not in bad enough condition to warrant replacement. Clint Herbst asked if this
work was budgeted for. Adam Hawkinson said it was covered in the 2004 budget and they
asked that these funds be carried forward.
Clint Herbst felt that the Council should look at the existing restrooms in Ellison Park. Wayne
Mayer asked Adam Hawkinson if the restrooms were in need ofreplacement. Adam
Hawkinson stated there is no electricity to the building and cited other problems with the
existing restrooms. Tom Perrault stated that since Ellison was rented for weddings and other
occasions was there a need for an enclosed area that could be used on rental occasions. Tom
Perrault suggested a cost/benefit analysis, Wayne Mayer asked for a time frame from getting the
restrooms ordered to getting them installed. Adam Hawkinson said he would get that
information but he felt it could be done by Riverfest.
WA YNE MAYER MOVED TO TABLE AUTHORIZING PREPARATION OF CONCEPT
PLANS FOR THE ELLISON PARKS RESTROOMS UNTIL ADAM HAWKINSON HAS
OBTAINED THE ADDITIONAL INFORMATION.
GLEN POSUST A MOVED NOT TO AUTHORIZE PREP ARA nON OF PLANS FOR THE
ELLISON PARK RESTROOMS AT THIS TIME.
Clint Herbst stated there was a motion by Wayne Mayer on the floor. Brian Stumpf asked what
more information was the Council looking for. Clint Herbst said it was primarily to look at the
site and go over the information provided.
BRIAN STUMPF SECONDED THE MOTION OF WAYNE MAYER. MOTION CARRIED
WITH GLEN POSUST A VOTING IN OPPOSITION.
Consideration to discuss alternatives and identifv a course of action for continuation of
2005 and 2006 Heartland Exoress oublic transit services.
Deputy City Administrator, Jeff O'Neill provided background information on this item stating
the City Council is being asked to provide direction for transportation needs 'within the city.
Earlier the Council had the option to go with RiverRider for their transportation needs or
continue to operate on its OVvTI. Jeff O'Neill outlined the basis for the previous Council's
decision that the City continue to operate their own system. The three options available to the
City were discussed which include the City hiring a Transit Coordinator to administer the
7
~H-q
.
.
.
Council Minutes - 2/28/05
operation of the system; have RiverRider and the City coordinate the operation of the system in
2005 with a merger taking place in 2006 and the third option would be for the City to
administer the system in 2005 with a merger with RiverRider to take place in 2006.
JefT O'Neill outlined some of the pluses and minuses of each option.
Clint Herbst noted that the previous Council opted to maintain the system because of local
control. lIc felt bccause of the economics it did not make sense to continue with the present
contract. He felt RiverRider would be more eHicient. Tom Perrault questioned the change in
ridership. Wayne Mayer asked about thc fedcrally mandated safety plan. Sue Siemers,
MnDOT said that ifthe City moves forward and approves a resolution merging with RiverRider
in 2006 she would work with the City and RiverRider to come up with a plan. She stated that
because of compliance issues they have had with the City for many years, this has come to a
head. Sue Siemers said the management plan process starts the first of Junc so they need this
time to make the transition.
BRIAN STUMPF MOVED TO CONTINUE CITY ADMINISTRATION OF HEARTLAND
EXPRESS FOR THE BALANCE OF 2005 AND TO AUTHORIZE A JANUARY 2006
MERGER WITH RIVERRIDER TRANSIT AND TO AUTHORIZE LIMITED MERGER
RELATED ADMINISTRATION TO BE COMPLETED BY RIVERRIDER TRANSIT. TOM
PERRAULT SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY.
11.
Consideration of renewal of mowinl! contract with Carefree Lawn Services.
John Simola, Public Works Director, provided information to the Council on the previous
contract the City had with Carefree Lawn Service. Carefree Lawn Service has had the contract
from 1995 and they are proposing to offer a three year contract with an increase of 3% over the
previous contract price.
John Simola noted the areas that are maintained by Carefree Lawn Service which includes the
library, the municipal liquor store, the fire hall, the cemetery and any mowing required by the
enforcement of the blight ordinances. The blight/nuisance mowing is billed to the City by
Carefree and the City in turns bills the property owner.
Brian Stumpf felt it was a good idea to lock in prices for three years. Glen Posusta said the
wages of city employees have gone up considerably more than that so he thought maybe they
should look at having more of the services contracted out. He felt it would be more cost
cfJicient than the City investing in more new equipment. Clint Herbst suggested looking at this
again before this summer when the seasonal workers are hired. He too felt the City could
contract these services out. John Simola indicated he has a map showing all the areas the City
maintains which he felt the Council might be interested in seeing since it would show how
much mowing is involved. Glen Posusta asked if the City could renew the contract and have
John Simola and the contractor get together and work out prices on other areas that could be
8
d, f~ _. /(1
.
.
.
-
Council Minutes - 2/28/05
added to the contract. The Council felt there should be a cost analysis of the cost efficiency of
staff -vs- private contractor doing the mowing..
BRIAN STUMPF MOVED TO ACCEPT THE OFFER FROM CAREFREE LAWN SERVICE
TO EXTEND THE EXISTING CONTRACT FOR THE NEXT THREE YEARS BEGINNING
APRIL 2005 WITH A 3% INCREASE ON THE EXISTING CONTRACTS RATES TO BE
EFFECTIVE FOR THE FULL THREE YEARS OF THE CONTRACT UNTIL APRIL 2005
AND TO DIRECT STAFF TO WORK WITH CAREFREE LAWN SERVICE TO
DETERMINE IF OTHER MOWING AREAS SHOULD BE ADDED TO THE CONTRACT.
GLEN POSUSTA SECONDED THE MOTION.
Wayne Mayer asked about the fact that this contract has been place for 10 years. At what point
should the contract be offered for bid. City Attorney, Tom Scott stated that it is not the length
of the contract but the amount of the contract that needs to be considered. $50,000 is the dollar
figure that requires the city to enter into competitive bidding. The estimated annual contract
price here is $17,500. Tom Scott suggested to committing to a two year contract with an
option on the third year. That way the City would be under the $50,000. There was some
discussion on whether this would be agreeable to the contractor.
BRIAN STUMPF AMENDED HIS MOTION TO APPROVE A TWO YEAR CONTRACT
WITH CAREFREE LAWN SERVICE AT A 3% INCREASE OVER THE CURRENT RATE
WITH AN OPTION FOR A THIRD CONTRACT YEAR. GLEN POSUSTA SECONDED
THE AMENDED MOTION.
The contractor questioned if on the third year if his rates could go up. He felt he was being left
out in that it was the City who held thc option to renew. Wayne Mayer suggested going for
two years and then coming back and going for another two years if the price was reasonable.
The contractor indicated he was okay with leaving the option year in the motion.
UPON VOTE BEING TAKEN, MOTION CARRIED UNANIMOUSLY.
12.
Consideration of acceptiul!" feasibility report for Hillside Farms Outlet. Proiect
No. 2004-7C.Hillside Farms Outlet
Phil Elkins from WSB & Association gave a presentation on the proposed project. The need for
this project came about as a result of the Spirit Hills and Hillside Farms developments east of
Fenning A venue. The issue was how this area was going to drain. Originally the area was to
drain west to the TH 25 watershed. Because this eastern portion of watershed could not be
connected to the TH 25 outlet at the, they had to look at alternatives ways to drain the site. The
most cost effective storm sewer outlet for this area would be through the Rolling Woods pond.
The runoff from the Hillside pond could go to the Rolling Woods pond but there is not a large
enough easement in Rolling Woods for the storm sewer pipe and there are also some problem
with elevations. There is no easement on the unplatted property of Ted Holker lying to the
south and there are some trees 011 the Holker property that would be affected by storm sewer
9
CiJ\ -, I
Council Minutes - 2/28105
.
pipe construction. WSB & Associates looked at two options. One option would be to obtain an
easement across the Holker property and construct the storm sewer pipe using open cut
construction. Mr. Holker said he would give them an easement if the storm sewer would
service his property as well. Everything from the Holker property would drain to the SW
corner of the Hillside Farms plat and then to the east to the Rolling Woods pond. The second
option was to utilize a combination of open cut and directional boring which would keep the
storm sewer pipe on city owned easement. Fig #2 is designed to use a combination of open cut
and directional boring methods laying the pipe in such a way as not to disturb the trees and
rcquire only a temporary easement from Ted Holker. Glen Posusta asked the time it would take
for construction. Phil Elkin said 2-3 weeks. Glen Posusta asked if anyone had talked to Ted
Holker. Phil Elkin said that the have met with him. Ted Holker said he wouldn't give an
casement but the City could purchase it from him. The cost would be $10,000 an acres for a
drainage easement. Glen Posusta asked why this work wasn't done when Hillside Farms was
constructed. Bret Weiss said Ted Holker is not at a point where he is interested in developing
his property so it seems that the option to keep the pipe all on city owned easement would be
the route to go. The open cut method would be less expensive but it would require a permanent
easement The Council questioned the trees. It was noted that thc were fence lines trees. Phil
Elkin said the cut in the area of the trees would be about 20' deep. Glen Posusta asked why this
was not done prior to any housing being there. Bret Weiss said it was planned out but there was
not enough time prior to Hillside Farms being constructed to put it in .
.
Wayne Mayer asked about Lots 8,9 & lOon Badger Circle and whether this would bring an
increase in their water problems. Bret Weiss said Rolling Woods does not run their watcr
through Carlisle Village. Water leaving Hillside Farms pond would be the same amount as that
leaving the Rolling Woods pond. Rolling Woods pond goes to Briar Oakes and eventually to
the Gillard A venue storm sewer pipe. Clint Herbst noted that there is water from the Monte
Club which also goes into the Rolling Woods development. Bret Weiss said there is a catch
basin in the back yard so the property should not be flooding. The catch basin is on the property
line between Hillside and Rolling Woods. A berm was put in place and it flooded the area.
Clint Herbst asked if the water could be diverted back. Glen Posusta asked why the storm
sewer and catch basins were not in the street. John Simola stated he does not encourage the
placement of catch basins in back yards. Bret Weiss said certain types of housing and sloping
require catch basins in the back yard. Bret Weiss said most of the outlets are in the street.
John Simola said his concern with the catch basin in the back yar is the storm sewer pi pc
freezing and putting the house in danger of flooding. John Simola said there is a balance
between a nice house and having a good operating storm sewer system. Glen Posusta
questioned the temporary pipe. He was informed the construction easement was temporary but
the pipe was permanent. Phil Elkin said this was one area in the City where there is no
infiltration. Wayne Mayer asked which was the least expensive route and Phil Elkin indicated
Option #1, open cut construction was the least expensive but would require a permanent
easement. Wayne Mayer also questioned what appeared to be discrepancies in the cost of the
pipe between the open cut construction option and the directional boring option. Phil Elkin
indicated that the price in option 1 was for the open cut method for a 12" pipe and that the cost
of installation. Because the open cut included 20' cuts the cost was different than for option #2
.
10
;)A-I'd-
Council Minutes - 2/28/05
.
which was the directional boring. He noted there would also be differences in prices for
manholes depending on which type of construction was used. Glen Posusta asked why the City
was putting in a tcmporary pipe and then a permanent pipe. Phil Elkin said although a lighter
weight pipc is used in boring this can be a permanent pipe. He noted that since they are going
along the property line it would require only a temporary easement over the Holker property.
Glen Posusta asked how many back yards would be disrupted. Phil Elkin said as few as
possible noting that many of the lots in Hillside farms are vacant and only a few lots in Rolling
Woods would be affected.
BRIAN STUMPF MOVED TO ACCEPT THE FEASIBILITY REPORT FOR
CONSTRUCTION OF A STORM SEWER OUTLET FOR THE HILLSIDE FARMS
WATERSHED PROJECT 2004-07C AND TO AUTHORIZE THE PREPARATION OF
PLANS AND SPECIFICATIONS TO CONSTRUCT A STOR.;\1 SEWER OUTLET FROM
THE HILLSIDE FAR.;\1S REGIONAL POND TO THE ROLLING WOODS POND USING
OPTION 2 (DIRECTIONAL BORING) AS DETAILED IN THE FEASIBILITY REPORT.
TOM PERRAULT SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY.
Added Items: Drainage: Clint Herbst said that some of the drainage problems had been discussed but
he telt that he, John Simola and Bret Weiss should look at some of these areas to see if something can
be done to keep them from becoming a problem in the spring. Clint Herbst will set up a mceting time.
.
Lighting: Clint Herbst looked at the street lights in the various developments and felt the City was
putting in too much decorative lighting. The intensity oflight did not seem as great so perhaps more
light standards are needed. John Simola said the developer has been allowed to select the typc of light
and most of the developers have been going with the ornamental light rather than the cobra. John
Simola suggested talking to Darrin Lahr about getting prices for the lights. Wayne Mayer asked what
standards wcre in place and John Simola said 100 watts is the standard. John Simola felt the colonial
light design does not generate the same amount of light as the cobra.
Insignia Clint Herbst brought this up because it will be coming before the Planning Commission on
March L 2005. His concern is about the 300 apartment units that are proposed. Clint Herbst
questioned whether tbis was the appropriate area for apartments and whether it met the provisions of
the comprehensive plan for this area. Tom Perrault felt there was too much park land. Clint Herbst
noted the amount of park land was reduced when it was proposed to take the apartments out. The
apartments are back in the plan but the amount of park land has not changed. Clint Herbst wanted to
pass on to the Planning Commission that the City was not in favor of 300 apartments. Clint Herbst said
although Jeff O'Neill telt these would be upscale apartments that doesn't mean that is what the market
will supply.
.
Tractor - Adam Hawkinson brought information on the tractor that the Council had discussed but did
not approve at the last meeting. He stated the tractor is not intended solely for mowing. The purpose
of this tractor is to maintain the ball fields including aeration. It has more uses than what the Council
was informed of. The tractor will also be used for snow removal purposes. The tractor would replace
the Bolens which is 24 years old and has a book value of $1200. Adam Hawkinson emphasized that
I]
df+- I ~
Council Minutes - 2/28/05
.
this was a multi-functional piece of equipment. Adam Hawkinson noted the tractor had 4 wheel drive.
20% of the proposed tractor use would be for aerating the ball fields and the other time it would be used
in the parks or for snow removal. Glen asked about the blower and cab attachment. Adam Hawkinson
said this equipment would be used for maintenance of 5' sidewalk. Glen Posusta stated that is seemed
like the bike paths get plowed before the road. Adam Hawkinson said the pathways are 8-10' and can
be cleared with the skid steer but this unit can be used on the sidewalks.
BRIAN STUMPF MOVED TO AUTHORIZE PURCHASE OF THE JOHN DEERE TRACTOR AND
TO AUHORIZE PUTTING THE BOLENS UP FOR BIDS.
Clint Herbst asked whether he or Brian Stumf could make a motion on this since they made and
seconded the motion on the previous decision on the tractor which failed to pass. Tom Scott said it was
a matter of whether the Counci I was reconsidering the previous motion or considering this as new item
that was being brought up. Since this was added on at the beginning of the agenda because there was
new information, Tom Scott felt it could be considered a new motion and therefore any of the Council
could make the motion.
CLINT HERBST SECONDED THE MOTION WITH SOME DISCUSSION.
.
Clint Herbst said if the purchase of this piece of equipment passes, the City should removc some of the
useless equipment in the fleet. Clint Hcrbst noted this item was budgeted and didn't feel he should
reprimand anyonc for trying to save money. Wayne Mayer asked about coming up with contributions
from any of the associations that use the lields to help defray the cost of equipment. Adam Ilawkinson
said he had a verbal commitment of$200/ycar for 10 years from one group. Tom Perrault said
although money for this was budgctcdjust bccause it was in the budget didn't mean it had to be spent.
Wayne Mayer agreed saying that just because an item is in the budget didn't mean that he as a member
of the new Council wouldn't vote against purchasing it.
MOTION CARRIED WITH GLEN POSUSTA VOTING IN OPPOSITION.
13. Consideration of annrovinl! oavment of bill for Februarv.
There were questions on bills relating to garbage carts, contractor work on q pond in Jefferson
Commons, supplies purchased from Boise Cascade, and a purchase of pens by Hi-Way Liquor.
Clint Herbst indicated that he was of the understanding that all supplies were to purchased
locally. He also questioned the need for the memberships in the various organizations as there
were quite a number of them and he questioned the value the City receives from them.
BRIAN STUMPF MOVED TO APPROVE PA YMENT OF BILLS FOR FEBRUARY. GLEN
POSUSTA SECONDED THE MOTION. MOTION CARRIED UNANIMOUSLY.
Clint Herbst closed the regular meeting at 9:45 p.m. so that the Council could meet to discuss legal
action involving the A VR site. The rcgular meeting was reconvened at 10:29.
.
12
d I~ - I L1
.
.
.
Council Minutes - 2/28/05
BRIAN STUMPF MOVED TO ADJOURN TOM PERRAULT SECONDED THE MOTION.
MOTION CARRIED UNANIMOUSL Y.
Recording Secretary
13
d, R- IS
Council Workshop Minutes - 2/28/05
MINUTES
MONTICELLO CITY COUNCIL WORKSHOP MEETING
. February 28, 2005 - 5 p.m.
Members Present: Clint Herbst, Wayne Mayer, Tom Perrault, Glen Posusta and Brian
Stumpf.
Members Absent: None
1. Library Tour:
City Council and staff members met at the library for an update on what is happening at
the library and a tour of the addition.
Margo Askin, librarian, explained how the facility was used for programs such as story
time. She provided information showing how library usage increased from 2002 to 2004.
Since the library was not open for a portion of 2003 she did not include those figures.
Jacque Gordon provided information about the Friends of the Library and the activities
that they are involved in and the function they serve for the library.
.
Tom Parker, Chair of the Library Board gave some background on how the expansion
phase of the library came about and explained the changes taking place in thc building.
Refreshments were provided by the Friends of the Library and thc workshop meeting was
reconvened at City Hall.
2. 2005 Core Street Reconstruction Proiect:
Kcvin Kawlewski of WSB & Associates reviewed the Core Street Project for Area 3
which is the area north of CSAH 75 and west of Chestnut Street. In the feasibility report
two options were provided one for an urban section design and the other for a rural section
design. In the feasibility report it was proposed to make River Street 32 feet wide with
curb and guttcr. The Council schcduled a workshop to morc closely look at thc project
area, the scope of the work proposed to be done and assessment procedures. The engineer
prepared a third option for consideration which would include reconstruction of the streets
to the same width as they currently are. It is also proposed to re-align Hilltop Drive so
that it is situated in the center of the existing right-of-way. This option would also include
curb repair in thosc arcas with curb and gutter and sewer and water repair work.
Although presenting this option to the Council the City Engineer stated it was not the
preferred option because it did not widen the streets, which are only 24 feet wide, to allow
for on-street parking.
.
There was also discussion of splitting the project into phases and extending it over 2-3
years instead of doing it all in one year. Kevin Kawlewski noted the concern with that is
-9 b.- ) l..r
Council Workshop Minutes - 2/28/05
.
by spreading this project out over 2 or 3 years it is pushing all the other phases of the Core
Street program further out allowing the streets to become more deteriorated. With the
result being that the worse condition the street is the more costly the repair. Clint Herbst
suggested doing a little less right now in this area and overlay other streets which are in
better condition thus prolonging their life. The City could then come back and reconstruct
the streets in thi s area.
Clint Herbst asked about funding for the project. Kevin Kawlewski indicated that in
addition to $500,000 that was levied for the street reconstruction fund, there were state aid
funds that could be utilized and assessments to the benefiting property owners. Cost
estimates for the three options were provided as well as funding options. Clint Herbst
stated he would like to put a program together that would provide the street reconstruction
at little or no cost to the property owners. He would like to see something in place where
the $500,000 levy is collected and held until there is sufficient monies to fund a street
reconstruction project. Clint Herbst stated he realized that the levy amount may have to
increase from the current $500,000 a year. He felt if this meant a street reconstruction
project was only done every other year that would still be better than having the property
owner pick up more of the street reconstruction cost.
.
John Simola said River Street is almost a total reconstruction but there is not a lot of sewer
and water work to be done on the portion of River Street that is proposed for
reconstruction. Clint Herbst stated with all the construction activity going on such as the
interchange project and the Chelsea Road extension additional street construction would
make it vcry disruptive for traffic. Clint Herbst suggested a slower approach in gctting the
program done at a lower cost for the property owner. He also noted if the Insignia and
Heritage developments come on line the wastewater treatment plant will likely need to be
expanded.
The John Simola noted that the original project (77-3) assessed approximately $.20 for
every $1.00 of cost. Brian Stumpf said he would not be against omitting the curb and
gutter from this project. Clint Herbst felt that people would feel stronger about the
project if the cost was not so high. Glen Posusta felt the current assessment rates would
be to upsetting to the property owners. Brian Stumpf pointed out that when the City set
the policy for the Street Reconstruction Program they decided on a set rate that would be
adjusted each year for construction price index. The rate for residcntial propcrty started at
$2500 which he did not feel was excessive. Clint Herbst asked how much of the $500,000
that had bcen levied in previous years had been applied to the projcct and what if any
remaincd. Glen Posusta agreed that there was a lot of new construction going on and he
felt a year's delay would not make that much difference. He felt that the City should do
the streets that needed thc mill and overlay this year and then come back next year to work
on those streets that needed reconstruction. If it was a couple of years before the streets
needed an overlay, then perhaps the City should consider doing a small portion of the
proposed project.
2
.
The Council discussed the condition of River Street and Roger Mack noted there were
water problems by Riverside Cemetery. Clint Herbst suggested doing just River Street.
Kevin Kawlewski said the storm sewer work would be flmded 80% by the trunk storm
sewer fund and 20% trom assessments from benefiting properties. Estimates for the cost
,~ )~-I~)
Council Workshop Minutes - 2/28/05
.
for a lot was $477 for storm sewer, $2700 for street reconstruction and if curb and gutter
was installed $1500 for that. The City Engineer felt that if the Council wanted to assess
a lower amount or change the scope of the project that was their option but he did feel the
streets should be brought up to the City's design standards. Clint Herbst telt the City
should be funding a bigger portion of the cost and perhaps the annual levy for street
reconstruction needed to be increased.
Brian Stumpf questioned the commercial designation for the Ritze property since a
portion of it vvas used as a residence. Clint Herbst felt if it was used as residence that is
how it should be assessed even though the zoning designation may be different. The
Council also raised the question of drainage on the Heikes property. Brian Stumpf felt
that some portion of this project should be done this year otherwise the City will just get
further behind in the street reconstruction program. Glen Posusta questioned if everyone
was getting assessed equally and there was some discussion on what would be a fair
assessment.
It was felt that River Street from Chestnut Street to Otter Creek should be reconstructed
with curb and gutter. John Simola felt some kind of storm sewer piping should be
included. Kevin Kawlewski noted that some re-alignment of Otter Creek Road would
have to be done. Matt Thiesen asked about Pitts Addition and how that would be
assessed. Kevin Kawlewski replied those residents are on a private road that could only
be assessed for storm sewer improvements. He said if the drainage comes onto a public
street they could be assessed for street.
.
Clint Herbst reiterated that the City should try to lower the assessment rate. Wayne
Mayer said if the City is going to lower the rate it should be done this year and then adopt
a policy relating to the assessment procedures. It was questioned whether inflation should
be factored in. There was some discussion on the merits of doing a larger project -vs-
smaller projects. Kevin Kawlewski reminded the Council that if the City bonds for a
project 20% of the costs must be assessed. Matt Thiesen asked about sidewalk on both
sides of River Street. John Simola felt it should be sidewalk on the cemetery side only.
John Simola suggested the Council go with River Street from Chestnut to Otter Creek
with storm sewer and curb and gutter. River Street would be widened to 32 feet and all
other streets remaining at 28 feet. It was suggested the engineer prepare an estimate with
20%,30% and 40% of the project cost assessed.
Kevin Kawlewski stated the Council should take action at the Council meeting to accept
the amended feasibility report and call for a public hearing. March 28[h was the suggested
date for the public hearing.
The workshop meeting closed at 6:45 p.m.
.
Recording Secretary
"
~
.
l). g -- (r:
.
SA.
Council Agenda - 3/14/05
Consideration of approvinl! new hires and departures for MCC and Liquor. (R W )
A. REFERENCE AND BACKGROUND:
The Council is asked to ratify the hiring and departures of employees that have occurred
recently at the MCC and Liquor Store. As you recall, it is recommended that the Council
oflicially ratify the hiring of all new employees including part-time and seasonal workers.
B. AL TERNATIVE ACTIONS:
I. Ratify the hiring of the employees as identified on the attached list.
C. SUPPORTING DATA:
.
.
Lists of new employees.
)q
NEW EMPLOYEES
.
Name
Martinson, Cati
Tilie
Cash ier / Clerk
Department
Liquor
Hire Date
Class
2/24/2005 Part-Time
employee councillist.xis: 3/10/2005
Sri ~ ,;:)0
TERMINATING EMPLOYEES
Name Reason Department Last Day Class
Henningson, Josh Season Ended Parks 1/15/2005 Temporary
Jopp, Mamie Voluntary MCC 2/14/2005 Part-Time
McAlpine, Amanda L. Voluntary MCC 1/1/2005 Part-Time
. Willard, Jim Voiuntary Liquor 2/24/2005 Part-Time
.
~
.
.
Council Agenda - 3/14/05
5B.
Consideration ofwaivilll! statutory liability limits for City insurance renewal. (RW)
A. REFERENCE AND BACKGROUND:
The purpose of this item is have the Council formally adopt whether it wants to waive or not
waive its monetary limits on tort liability as part of insurance coverages. At the previous
meeting, more information was requested on the cost of our umbrella liability insurance policy
and the effect that the excess liability coverage would have on this waiver procedure.
Our annual insurance coverages are renewable in March of each year, and as part of the renewal
process, the City Council must formally indicate whether they want to waive monetary limits
established by state statute. By state statute, statutory tort limits exist that limit the City's
liability to $300,000 on any claim per individual and $1,000,000 from all claimants for one
incident. In addition to the basic $1,000,0000 coverage limit, the City has, in the past,
purchased an umbrella policy adding another $1,000,000 worth of coverage. Even though the
City carries, in effect, $2,000,000 worth liability coverage, it is has been the past decision of the
City Council to not waive its monetary limits on tort liability thus still normally limiting our
liability to $300,000 per person. If the Council did not take this position, any individual could
seek damages above the $300,000 limit in any lawsuit.
In regards to whether there is a reason to carry excess liability insurance because of the state
limits on liability. that does become an individual city's decision, but has been our past practice
to carry excess liability coverage because there may be cases where the basic insurance
coverage would not be sufficient for such items as federal civil rights lawsuits, liability issues
assumed by contract, liability for actions in another state, inverse condemnation liability for
land use claims or ifthe courts should suddenly indicate that the City isn't under the $300,000
liability for a particular lawsuit. In other words, there arc cases where the City could be at risk
for damagc awards in excess of our insurance coverage if we didn't carry the extra $1,000,000
worth of umbrella policy.
There is a cost to carrying the extra umbrella policy and that is approximately $15,580 for the
upcoming year. This umbrella policy is not required to be taken out. but the Council needs to
be aware that there are risks associated with not carrying excess liability coverage, although
they are limited risks.
Enclosed you will find some background information from LMCIT that further defines our
liability limits and some questions and answers as to why some cities should consider carrying
excess liability. I have broken down the issue into two actions the Council should take, one
being whether to waive or not waive our statutory liability limits and number two to consider
whether you want to carry an umbrella policy.
B. DECISIONS:
1.
The Council should formally indicate that the City of Monticello docs not waive the
monetary limits on tort liability established by Minnesota Statute 466.04.
,)1
.
.
E.
.
Council Agenda - 3/14/05
It is the recommendation of the City Administrator that the City Council should utilize
the tort limits established by state statute and do not waive your monetary limits.
2.
Regardless of the action taken above, the Council should take specific action if you are
deciding not to continue with the excess umbrella liability policy. The total insurance
coverages for the City for all buildings, vehicles and liability coverages (without
workmens comp) is over $150,000 a year so excess liability coverage is about 10% of
our total premium.
C ALTERNATIVE ACTIONS:
I. Authorization to continue carrying excess liability coverage in the amount of
$1,000,000 through the LMCIT program.
2. Direct staff to discontinue to excess liability coverage.
D.
STAFF RECOMMENDATION:
It is the City Administrator's recommendation that we: I) Do not our waive our monetary limits
on tort liability and 2) continue with carrying excess liability coverage. If we can limit potential
liability claims by individuals, there does not appear to be sufficient reason why you would
want to waivc your statutory rights and allow someone to sue thc City for more than 5300,000.
Regarding the excess liability coverage, it certainly is a risk management decision, but for thc
amount of coverage that would be provided, increasing our overall insurance cost by 10% for
this coverage seems reasonable and minimizes a large loss in the future.
SUPPORTING DATA:
Copy of liability insurance application form
League memos
d,;;).
.
~ Does the utilities commission's insurance company understand that the city and the
utilities commission are not sepamte entities? That is, do they understand that they must
handle a claim arising from the utilities operations that names the "City of Mosquito
. Heights" as the defendant? (One possible way to clarifY this might be to have the
utilities commission's instmlnce issued to "City of Mosquito Heights DBA Mosquito
Heights Utilities Commission".)
If the city needs to cover a gap in coverage that's left by the utilities commission's private
insurance, please contact your LMCIT underwriter. Additional premium may be necessaty.
· Municipal power agencies and municipal gas agencies. Under the statutes, a municipal
power agency or mtiriicipal gas agency is legally a separate poIltical sUbdivision, even though
it's created by contract am.OIlg two or more cities. Thlis these organizations have some
characteristics of both political subdivisions and joint powers entities.
The city's .LMCIT liability coverage excludes claims arising from the activities of a
municipal power or gas agency. If yoUr city participates in a inunicipal pOwer or gas agency,
you need to make sure that the agency has appropriate lia.bility coverage. You need to look
at the same kinds of coverage questions that arise with covering EDA's, etc.
Medical Payments Coverage
The "Medical and Related Payments Coverage" isplni ofLMCIT's gei1eralliability coverage
agreement "This coverage provides a liruited amount ($1,000) of "no-faulf' medical payment
. coverage for those injured on city property because of a condition in the property.
Some' question whether there is a valid purpose for cities to pay these fimds in situations when
the city is not legally liable. Others argue that the payments provide a simple and inexpensive
way to possibly head off what might turn into a more expensive liability claiIll. LMCIT therefor
gives the city the option to delete this medical payments coverage if they wish.
Whether to waive the statutory per-person limit for liability coverage
The LMClT liability coverage is issued with a $1,000,000 per occurrence limit The coverage
form does not automatically waive the statutory provisions that liruit the city's lia.bility to
$300,000 per claimant However, the city has the option to waive the statutory pet-person limit
Each city needs to considet whether or not to waive the statutory per-person limit Here's a
shorthand Sllmm~ry of the practical effects of that decision.
· If the city does not waive the statutory ton limits, an mdiVidiJa! c1alina!lt wollld.be al:>1e to
recover Damore than $300,000 on any claim to which the sta1utory tort limits apply. The
total WhiCh iill. c1mmantS would be able to recoverfoi" a single ~ceto Which lhe
statutory tort limits apply would be limited to $1,oob,ooo.These statlltoty tortliIDits would
apply regardless of whether or not the city purchases the optional. excess liability coverage.
( (AI!I\I,I\t((A)
16
5 ~- ~L{
.
-I
17
'r-')B-:)S
.
. If the city waives the statutory tort limits and does not purchase excess liability coverage, a
single claimant could potentially recover up to $1,000,000 on a single occurrence. The total
which all claimants would be able to recover for a single occurrence to which the statutory
tort limits apply would also be limited to $1,000,000, regardless of the number of claimants.
. If the city waives the statutory tort limits and purchases excess liability coverage, a single
claimant could potentially recover an amount up 10 the limit of the coverage purchased The
total which all claim.nts would be able to recover for a single occurrence to which the
statutory tort limits apply would also be limited to the amount of coverage purchased,
regardless of the number of claimants.
The LMCIT memo "LMCIT Liability Coverage Options: Liability Limits, Coverage Limits, and f' ()
Waivers" discusses this in more detail. The memo is available at the LMCIT web site or by fJ71a c hr!if
calling LMCIT. ; . -
Excess Liability Coverage
c f).w. ~Ie U et)
LMCIT provides a standard $1,000,000 liability coverage limit to match the statutory limit
Ho.wever, there are a number of ways in which that coverage could turn out not to be enough:
federal civil rights suits, liability assumed by contract, liability for actions in another state,
inverse condelIl1llition liability for land use claims, the possibility of the caps beip.g found
invalid, and exhaustion of annual aggregate limits on products liability, limited pollution and
land use c1aimsare some examples.
--
::
.
In light of these various ways cities can be exposed to liability beyond the statutory limits, the
city should consider purchasing higher limits of liability coverage. LMCIT makes available up
to $5,000,000 of additional limits at the city's option.
Sometimes city officials reason that "we're only a sma1I citY, so we don't need high liability
coverage limits." But arguably the opposite is true: A big city has much more tax base and
many more taxpayers over which to spread, say, a $1,000,000 excess judgment; ill a small city,
the bmien per taxpayer could be enormous.
The LMCITmemo "LMCIT Liability Coverage Options: Liability Limits, Coverage Limits, and
Waivers" discusses this in more detail. The memo is available at the LMCIT web site, through
the fax library, by calling LMCIT.
Contractual Liability I Additional Covered Parties
The LMClT covenap.tprovides coverage for most contracts. The covenant can aJ.so be endorsed
to provide coverage for addjtionlil covered parties when requested. It is important to review all
contracts and requests for additional insureds, and to consider the following points:
. Sometimes a contractor or city will request an "additional insured" endorsement, when what
the contract actually calls for is a Certificate of Insurance.
.
-,
.
.
.
League of Minnesota Cities
Insurance Trust
145 University Avenue West, St. Paul, MN 55103-2044
(651) 281.1200 . (800) 925.1122
Fax: (651) 281-1298 . TDD: (651) 281-1290
www.lmnc.org
LMC
~ 0/ Mmr...om Citi..
CitW promoIi"u u:mJkmC8
RISK MANAGEMENT INFORMATION
LMCIT LIABILITY COVERAGE OPTIONS
Liability Limits, Coverage Limits, and Waivers
LMCIT gives cities several options for structuring their liability coverage. The city can choose
either to waive or not to waive the monetary limits that the statutes provide; and the city can
select from among several liability coverage limits. This memo discusses these options and
identifies some issues to consider in deciding which ofthe options best meets the city's needs.
What are the statutory limits on municipal tort liability?
The statutes limit a city's tort liability to a maximum of $300,000 per claimant and $1,000,000
per occurrence. These limits apply whether the claim is against the city, against the individual
officer or employee, or against both.
What are the coverage limits for LMCIT's basic primary liability coverage?
LMCIT's liability coverage provides a limit of$I,OOO,OOO per occurrence, matching the per-
occurrence part of the statutory municipal tort liability limit. Under the basic coverage form the
$300,000 per claimant part ofthe statutory liability limit is not waived, so if the statutory limit
applies to the particular claim, LMCIT and the city would be able to use that limit as a defense.
Beside the overall coverage limit of $1 ,000,000 per occurrence, there are also annual aggregate
limits (that is, limits on the total amount of coverage for the year regardless of the number of
claims), for certain specific risks. Aggregate limits apply to the following:
$1,000,000 annuall
$1,000,000 annuall
$1,500,000 annuall
$1 ,000,000 annuall
$200,000 annuall
$1,500,000 annuall
$1,000,000 annuall
$1,000,000 annuall
* The limit applies to both damages and defense costs.
** Coverage is on a sliding scale percentage basis, and applies to both damages and litigation
costs.
\')~-.)lr
. If the statute limits our liability to $1,000,000 per occurrence, why would the city purchase
higher coverage limits than that?
There are several different reasons why cities should strongly consider carrying higher limits of
liability coverage.
I. The statutory tort limits either do not or may not apply to several types of claims. Some
examples include:
. Claims under federal civil rights laws. These include Section 1983, the Americans with
Disabilities Act, etc.
· Claims for tort liability that the city has assumed by contract. This occurs when a city
agrees in a contract to defend and indemnify a private party.
· Claims for actions in another state. This might occur in border cities that have mutual
aid agreements with adjoining states, or when a city official attends a national conference
or goes to Washington to lobby, etc.
· Claims based on liquor sales. This mostly affects cities with municipal liquor stores, but
it could also arise in connection with beer sales at a fire relief association fund-raiser, for
example.
.
. Claims based on a "taking" theory. Suits challenging land use regulations frequently
include an "inverse condemnation" claim, alleging that the regulation amounts to a
"taking" of the property.
2. LMCIT's primary liability coverage has annual limits on coverage for a few specific
risks. The table on page I lists the liability risks to which aggregate coverage limits apply.
If the city has a loss or claim in one of these areas, there might not be enough limits
remaining to cover the city's full exposure if there is a second loss of the same sort during the
year. Excess liability coverage gives the city additional protection against this risk as well.
However there are a couple of important restrictions on how the excess coverage applies to
risks that are subject to aggregate limits:
S~. d-l
. The excess coverage does not apply to four risks: lead and asbestos;failure to supply
utilities; mold; and "limited pollution" claims if either the pollutant release or the
damage is below ground or in a body of water; and
· The excess coverage does not automatically apply to liquor liability unless the city
specifically requests it.
.
3. The city may be required by contract to carry higher coverage limits. Occasionally, a
contract might include a requirement that the city carry more than $1,000,000 of coverage
limits. Carrying excess coverage is a way to meet these requirements. (There's also another
2
.
option for cities in this sitnation. LMCIT can issue an endorsement to increase the city's
coverage limit only for claims relating to that particular contract. There's a small charge for
these "laser" endorsements.)
3
S~~ ~~
4. There may be more than one political subdivision covered under the city's coverage.
An HRA, EDA, or port authority is itself a separate political subdivision. If the city EDA,
for example, is named as a covered party on the city's coverage and a claim were made that
involved both the city and the EDA, theoretically the claimant might be able to recover up to
$1,000,000 from the city and another $1,000,000 from the EDA, since there are two political
subdivisions involved. Excess coverage is one way to provide enough coverage limits to
address this sitnation. Another solution is for the HRA, EDA, or port authority to carry
separate liability coverage in its own name.
This issue of multiple covered parties can also arise is if the city has agreed by contract to
name another entity as a covered party, or to defend and indemnify another entity.
5. Cities sometimes choose to carry higher coverage limits because of a concern that the
courts might overturn the statutory liability limits. However, those limits have now been
tested and upheld several times in Minnesota. While it's always possible that a futnre court
might decide to throw out the statntory limits, this is now less of a concern.
What excess liability coverage limits are available?
. Excess coverage is available in $1 million increments, up to a maximum of $5 million.
We're just a small city. Isn't excess liability coverage really just something that big cities
might need?
Absolutely not. If anything, excess liability coverage is even more important to a small city.
If a city ends up with more liability than it has coverage, the city will have to either draw on
existing funds or go to its taxpayers to pay that judgment. A large city faced with, say, a million
dollars ofliability over and above what its LMCIT coverage pays might be able to spread that
$1 million cost over several thousand taxpayers. The small city by contrast might be dividing
that same $1 million cost among only a couple hundred taxpayers. $1 million divided among
5000 taxpayers is $200 apiece - annoying but probably at least manageable for most taxpayers.
$1 million divided among 200 taxpayers is $5000 apiece - enough to be a real problem for many.
How does excess coverage apply to uninsured/underinsured motorist coverage?
Ifthe city carries excess liability coverage, the city has the option to have the excess coverage
also apply to uninsured or underinsured motorist (UMIUIM) claims. To do so, the city must first
increase its primary UMIUIM limit from the basic $50,000 to $1,000,000. There are additional
premium charges both to increase the primary UMlUIM limit and to apply the excess coverage
to the UMIUIM exposure. The city needs to consider whether the benefit from having higher
UMIUIM limits is worth that cost.
.
.
.
.
The UMfUIM coverages are intended to assure that an injured driver will be compensated if s/he
is injured in an accident caused by an uninsured or underinsured driver. The UMfUIM coverage
steps into the place of the liability insurance that the driver should have had.
Keep in mind that in the case of city vehicles, an injury to the driver while operating a city
vehicle would in most cases be covered by workers' compensation. The amounts the individual
would be able to recover from UMfUIM would be in addition to the medical, indemnity, and
other benefits paid under work compo In many cases, it would amount to a double recovery for
the individual's injuries.
A city might decide to carry a higher limit for a couple reasons: if they believe the workers'
compensation benefits are insufficient to compensate their injured employees; or if they want to
make sure that non-employees riding in city vehicles are fully compensated in the event of an
accident with an uninsured or underinsured vehicle. (Note that in most cases the passenger's
own UMfUIM would also respond.)
LMCIT now gives the cities who participate in the primary liability coverage the option to
waive the $300,000 per claimant statutory liability limit. What's the effect if we do this?
If the city chooses the "waiver" option, the city and LMCIT no longer can use the statutory limit
of $300,000 per claimant as a defense. Because the waiver increases the exposure, the premium
is roughly 3% higher for coverage under the waiver option.
If the city waives the statutory limit, an individual claimant could therefor recover up to
$1,000,000 in damages on a claim. Of course, the individual would still have to prove to the
court or jury that s/he really does have that amount of damages. Also, the statutory limit of
$1,000,000 per occurrence would still apply; that would limit the individual's recovery to a
lesser amount if there were multiple claimants.
Why would the city choose to pay more in order to get the waiver-option coverage? Does it
give the city better protection?
No. Buying coverage under the "waiver" option doesn't protect the city any better. The benefit
is to the injured party.
The statutory liability limit only comes into play in a case where
1. the city is in fact liable; and
2. the injured party's actual proven damages are greater than the statutory limit.
Very literally, applying the statutory liability limit means that an injured party won't be fully
compensated for his/her actual, proven damages that were caused by city negligence. Some
cities as a matter of public policy may want to have more assets available to compensate their
4
~~ ~ _ d-C\
.
.
.
citizens for injuries caused by the city's negligence. Waiving the statutory liability limits is a
way to do that.
Other cities may feel that the appropriate policy is to minimize the expenditure of the taxpayers'
funds by taking full advantage of every protection the legislature has decided to provide. There's
no right or wrong answer on this point. It's a discretionary question of city policy that each city
council needs to decide for itself.
How would the waiver affect onr city's coverage or risk on those claims that the statutory
tort liability limits don't apply to?
It doesn't. Waiving the statutory tort limits has no effect on claims that the statutory limits don't
apply to.
What's the effect of waiving the statutory limits if we have excess coverage?
If the city has $1 million of excess coverage and chooses to waive the statutory tort limits, the
claimants (whether it's one claimant or several) could then potentially recover up to $2 million in
damages in a single occurrence. If the city carries higher excess coverage limits, the potential
maximum recovery per occurrence is correspondingly higher.
Carrying excess coverage under the waiver option is a way to address an issue that some cities
find troubling: the case where many people are injured in a single occurrence caused by city
negligence. Suppose, for example, that a city vehicle negligently runs into a school bus full of
kids, causing multiple serious injuries. $1,000,000 divided 50 ways may not go far toward
compensating for those injuries. Excess coverage under the waiver option makes more funds
available to compensate the victims in that kind of situation.
The cost of the excess liability coverage is about 25% greater if the city waives the statutory tort
limits. The cost difference is proportionally greater than the cost difference at the primary level
because for a city that carries excess coverage, waiving the statutory tort limits increases both the
per-claimant exposure and the per-occurrence exposure.
If we waive the statutory tort liability limits, does it increase the risk that the city will end
up with liability that LMCIT doesn't cover?
No. The waiver form specifically says that the city is waiving the statutory tort liability limits
only to the extent of the city's coverage.
Of course, that's not to say that there is no risk that the city's liability could exceed its coverage
limits. We listed earlier a number of ways that could happen to any city. But the waiver doesn't
increase that risk.
5
s \; - 30
.
.
.
Can we waive the statntory tort limits for the primary coverage bnt not for the excess
coverage?
No. If the city decides to waive the statutory tort limits, that waiver applies to the full extent of
the coverage limits the city has. The city cannot partially waive the statutory limits.
I'm confused. Is there a simple way to summarize the options?
It's not necessarily simple, but the table on the following page is a shorthand summary of what
the effect would be of the various coverage structure options in different circumstances.
I'm still confused. Who can I talk to?
Give us a call at the League office. Pete Tritz, Tom Grundhoefer, Bill Everett, Doug Gronli, or
any ofLMCIT's property/casualty underwriters will be glad to talk with you.
6
t) B ~ l
.
.
~
==
o
...
....
Q..
o
~
OJ)
<'l
l.
~
..
o
U
C
...
-
...
.c
<'l
...
~
~
....
u
~
~
.
~
.=l!:l.
OJ !:l.
:a ~
~
o
...
...
o
=
o
e~
0; ~
- ,~
OJ e
.0:.=
:.=>.
,~ ...-
,Q 0
<'l...
:= =
...
<'l <'l
=~
o ..
.=l
...
.=l
.~ >.
.=l-
~ ~
o <'l
... '"
...
e ,~
,~ e
<'l ,~
- -
OJ t'
Co
,~ ...
:: =
,Q...
,:! ~
- '"
<'l ..
=.=l
0'"
""
u '-
:.a 0
a: ~ t
~~ ~
OIl '- "
ro ta s
~...t::: ~
'"C~.s
'-~'-
0, 0
".€ :2
::l U "
~~:a
(ij -- ;;
s is ~
::l >> ~
.5 i1 8'
~:a ~
o ::l
] ~ 8 i
:; t 0 a
.~ u ~ E
:.a ::2 gp.a
f--~'U;u
~
" "
;. U
o "
U "
~ ~
.", ::l
'3 8
o 0
U "
~~
~ @_s
~ s ~
.;::: c:a.::::: ro
-- -- '''' ;::
E-< .s u 0
s-
::l-
S ~
.- '"
~;S
s c
" ::l
"" 0
-
.~
1l
s.s _
::l ctI !:l
S U ..
.~ ~ g
'" OIl ~
S.:: ~ ~~
(!) >:I'l 0 '"'
..c ~ u u
-- 'E ~ ~
.~ ;:::S "0 l::
U'J 0 - ;::::l
:.E S :5 8
r- ctI u 0
..
..
=
...
OJ
=
..
...
'"
..
IOJI
<'l
..
..
..
o
U
.0
'OJ
..
.=l
...
....
....
o
o
o
o
o
0,
-
""
~
d;d'~
" .s
0Il-
~ C
~ .s
8~
~-
~ ~
Q) "
~;S
Q) "
Q) ;.
;. .a
11 ~
- -
o 0
" "
~ ~
" "
o 0
00
o
o
o
o
o
0,
-
""
o
o
o
0'
o
0,
-
""
o
o
o
o
o
M
""
o(l
"
OIl
'"
~
~ .~
o S
u:.=:
~
~ c
U 0
,,-
" ::l
,,0;
;.1;:
'" "
::-5
g ~
~ ;.
Q) ';:j
8~
o
o
o
o
o
o
'"
""
o
o
o
o
o
0,
-
""
o
o
o
o
o
0,
-
""
o
o
o
o
o
0,
-
""
o(l
" ~
gp.~
il .S
;.-
o C
U 0
~ -
~ ::l
8 ~
~ "in
'-ll
0_
o Q)
o ;.
o,.a
g ~
0" "0
- "
'" ~
~ "
'" 0
:r:o
o
o
o
o
o
o
'"
""
o
o
o
o
o
o
N
""
o
o
o
o
o
M
""
o
o
o
0'
o
o
N
""
o(l
"
gp
~
"
;.
o
~ ;2
~]
;j c
'- 0
o "S
8~
01;:
6"
0""
0-
, ~
- "
'" ;.
~ .a
:r:~
.,
o
'"
....
~
'"
s-B-~~
.
.
.
sc.
Council Agenda - 314/05
Public Hearine:: Consideration of a request for a replat for Prairie Ponds Second
Addition, a three lot commercial subdivision, and request to rezone Prairie Ponds First
and Second Addition from B-3 (Hie:hwav Business) to B-4 (Ree:ional Business).
Applicant: Prairie Pointe. LLC (NAC)
A. REFERENCE AND BACKGROUND
Planning Commission reviewed the replat and rezoning request and recommended
approval of both items. Please note that the subsequent final flat for Prairie Ponds 2nd
Addition is on the City Council's agenda as well. This item is placed on the consent
agenda for approval under alternative 1 for both decision 1 and decision 1.
Replat
The applicants are seeking a replat of a portion of Prairie Ponds to create three re-shaped
commercial building lots from Lots 3. 4 and 5 of Block I of the original Prairie Ponds plat.
The replat is intended to accommodate a bank development (on a portion of the proposed Lot 2,
with pad development sites for what are currently undesignated uses. The lot shapes create a
driveway route to Deegan Avenue NE which will be used by all three commercial lots under a
future CUP or PUD design.
The lots each meet the City's commercial zoning requirements. Specific development detail is
still be prepared for the bank project, and should be available for review during the April
meeting cycle.
Rezoning
To accommodate the bank and other similar commercial uses, the applicants are seeking a
rezoning of the entire Prairie Ponds area to B-4, Regional Business. This zoning district is
more encompassing than the current B-3 District, which is oriented toward automobile uses and
other highway business. The B-4 district is the City's most comprehensive business district.
and is the zoning designation for the adjoining Jefferson Commons commercial project. as well
as other commercial areas to the east of Highway 25.
The City's Comprehensive Plan directs the area for commercial use, leaving the precise zoning
designation to more detailed review. In this case, both the long term future of the area, as well
as the adjoining commercial zoning. would suggest that the B-4 designation is the most
appropriate zoning for the Prairie Ponds development.
B. ALTERNATIVE ACTIONS
Decision 1: Rezoning from B-3, Highway Business, to B-4, Regional Business
I.
Motion approve the rezoning, based on findings that the best long-term use of the site is
for regional commercial uses, and that the B-4 designation would be compatible
with the adjoining commercial property, also zoned B-4.
2.
Motion to deny the rezoning, based on a finding that Highway
Business is the best long term use of the property.
~3
Council Agenda - 314/05
~
Decision 2:
Replat for Lots 2, 3, and 4, Block I of Prairie Ponds.
I. Motion to approve the replat, based on a finding that the replat is best suited for the
specific development needs of the property, and that all lots in the replat will continue
to meet the City's zoning requirements.
2. Motion to deny the replat, based on findings to be developed by the City Council.
C. STAFF RECOMMENDATION
Staff recommends both the rezoning and the replat. The plat only affects the shape of the lots,
not the number or use of the property. As noted, all lots would continue to conform to the
City's zoning regulations. Staff also recommends the rezoning as being the most compatible
zoning designation for the long term land use of the property.
D. SUPPORTING DATA
.
A. Site Location Map
B. Revised Preliminary Plat
C. Revised Utility Plan
D. B-3 Zoning District Regulations
E. 8-4 Zoning District Regulations
~
3l\
-~----.....~
BA
-/(
c
CHtLSEA
w
>
: ~
.
o
~
~
<
.q
If
. ., ROAD
OONQAS : 8 i;~ t
. * ... ~ ~
: 0
Op
U
: ELL8ERO'S MIB1LE
~ PMK lEAST)
'HOME '..n
... r;.,. .
'J
. g
. ~
: ti
. ~
o
. .
. . - - - ,
. >
. "
. z
~
:8
N.E.65th
STREET
--4
/1
I)
s c - 3S
-'JS
!
I_...,,,,,,..r,,z",,,,,,,,,,,,,,,,,"
:,J.,8 03XJ3H:J ~"~I '/N - <IOU! , ;~J or; - <<:Ju,I I l6t6 Ut9 (Zl!.) XlJj ISLl ZB9(lI'il) " .L Vld )..I:lVNIWI13I:ld
n'OS 71t:J/UJ3/\ 37'i:JS 1V.1NOZi!dOH flrso;; N/'i 'O!(JJJ"S "~l '.{MH 1111
~\r- SOOA3AlflS awl . 9H33N1ON3' 9lgt-Zg~
:3VVd ~>fooe 'ONI 'NI1HOINl3A31'1 NO/.LIOOV ONOO3S r[r~~ NI
OYO :.1..8 03NDIS30 :..eQJWd3i::1d J 13JW5
r {'nn, :31110 SNYld;aO'O:J3~ SONOd 311:llVI:ld
<5'1'2 <Y '0,/1>><1 .5~~ ~- Z "IDO
13HS N'I'V :,).8 NMWIO , ~ffl'd~"'U fllau!;;s l:lO:l 011 '3~NI
j <>'f! I 'oj,,";;;I. ,1;;:::11 JI> ~''')I ~"I
. , .x>pun -'''''urfU3 /QUO!$UJ"-'d ""s~_u~ ,(Inp D wo liD",
>N 37/:i r;O/L/i! --1 NVld 30V.LS lN3Wd013^30
..- pun ua."'!.<>>riM I~QJ!P ,(w -'''PUn ';0 8W .<q px;da1d SOAl
SNOI5tU!d jJCOQJ~" '/JOfJO"!J!~ 'U"ld$NIIIl<l1 iCj!jJ,,~;(q"JQ,,!
f .1 BMl$l)OnQJ:J3G 0
., ~(J3SOQ(),l! ~~~~
[L._2.Ld .:llOlnl..IS IHilfM .
m; 317V~ .11.10'9 .
U '"""'"' ,:=-
rd', :170HN'm fi<iOlS C
. NJ5'If1H:J1VCi W
~'IL'I , 37OHN'm ),lNl1NVS .
'- - -,~~-- - -- Nlm<i31'1M , ,.---, ----- "OIOS&<JU.'IV ',{Iunc:) l41'i!.JM ','~pJv:;'''1:J I.:
9::>!))" "41 U!P.JO"""J"puo""J UO)"".J"4
---0'(;--_ Y3+\3S IWOlS ~ -----+t--.---- 6'.;!p_,c::>,,,, 'SGNOd 311:JI"iCld ~::>o,'8 '!;'pu
Nc.I-'-dtj
0 ~~JIN11/JVS ----+--------+---
-;~~. ~(J3'/Jn8 ~~--~-
QN3E>31 .L13J NI 37V;;1S :Jlrld'f?:J:)
~
0" ,
~<t&:.l,'o"
.#;';,."
+'~~}~
t?-'\o"..Ji' "
-'
,.
.....
......
......
'Q11a
.....
.....
......
......
01:r~~ ~... _ "~jO~o;~~
/tiN ~nl~O^,v,~~~~I;.;os f<~
,.
C'
.,
{:if
,f~il.
Jf-i'~
di z
!3t~':
~!J
,>
.'
,:"
{l
,
<
tJ
C5
j-/;
c '
'- /
_.':0.
c:
-5')
C)
I
I
I
'!l
!~'
~!
if
r
,-J
_D
';"
:::-Q
.'
r;?
/
),
( ,
/..<
!
r
!
,
!
~' I
ii, \
",'. .,!
QI:\:~~ N~"~~3"'~\:~~--; . '\ ir .',1 ,/
\\, '-- J::> '':,1l tJ'f/flOE . 1,1,'
.,..~'~. - - ) :r ,/
-- '/1,
'_",~ '- _ ~ 1 'I
~"'~"'""'~ j)1
-~~~ -_____... !o:C,~~~~=---:"::;'~-i;-~--=--~~-1 '1'1 I'
-~~~hli?'II~/jI:; :;: i')'~qG<-~.~','rl'_..
fi",:\~~~2~~~;~;:'~~;J~: ~ ~~_,-~~~J~l~- -~~- -
/ ~.li'01, ;~~~~-~:.:l \ cr~18 '100HOS j 1 big, '1"
,/-.: _ ~d~~~~~ __ 21 .~j", tt\-\,.,(; '''--
If'll / f?---- - - ~~~~~----f~~~=<I>- t ;,~ ~
ii, -~>.;- -'"""= .\/ \ '\r -
/I ~ ~ "6'...... - .~--=:::.:-_ " . ,
)fl~ 5:( /-....., ....._~ --- 'l ~I~ \ HI\'
/:;:~ ~,/ (f---............ ~ \ ~.~:l:~\~ ~\Ir .. \-,;.t:,li. .!
/, "I / "'- I r ,.~ "1'1"
If" ' '-~, ~/. ::~~ #, ~,I\ \
I' ~ \ ," ~ ~': I 1\ 1
I,' '" ~ ~-,..~ '"'- \ \L,;;, I 11'1
/1 J I ',' ",'''',", ~ '''".!Ii \\\ .
if ( \.....:-..........~ ,1" -">'>;'; , -~ \ \\i\\1 'i~ )
,,4/ ~'<::::' "'.' "" '. l'I,,-\\1 '
~;y€lJ \ I ..... '"'-::-......... ..............~>.;~'i,-4 ~ " / - - \ ',I t Ii 5 JI
j/~', /,/\ I r- ~<~......::-.... ',......'4,'o,-i~....'"'- ~~S~h,~~\\\h,._\'t\,,,~:5"t~~'\ t/:"~,,,
,C,X /, I I '.oJ> "'....<'"~ ....., ......."'"'-e\.:.ti. ._:::-.... ~\ \ C<:l. L \ ---:{~-C-
'~I' / /', ',~ "'~\ -"'." ,~~.t~ ,\ /"'-'f'
"/1 I' ......, , ",.\ ',-,' ", )", I' L /
/,,'/ -......... ~'"'-............, ---"_r tl ----. ,\i 1\::1 1 /___
f 1/ ----.....:-.......... -~ ,11M h ---
i ! , ...... .........-- "-. {~le.M 1 o,n~i~C)I"
! L ./ ~-- ..... - B l.:(l I \ Z~f;cn"HXO!l['<l
i' /' -- \"" -- ..-- "......... ,1, I~l I;, } 3~IS l$"M
fji : -{::J ~ =\\" - '-/~~r'-:.-~ ;2-;:II~.~.~~'i, ":\11 ""'0
I.' I '1- ..... K_J.... II'..' "II
tll I ' i" I ( I.... j - ,I "i. I, \ \l
-, / "0- ~ "1\1' 11'4
1;/ I S3l;l::ro' I['~ f ,I ' '\ ~ -...1.-.1 \\~"" 1,\ \ I~
f ~'S 9[,'1111 L ~ 9 b \I ,1\1>:\ .C'~.,\\.
l ~ ./\ ~~~, \ '1\ r..
.,if I ,..:.. ""~I I I' , "
"/",1 , " 7'-"'- s:w::worro// 1. t,\;:\_ '-<l~ I '_.
\ ~"'6'...., ---- fl~ I; "'if'" \\'-1
iil \. /$---il9I;_Js /(\\ril\ \::{'-_
,.c'."
,', ,e.{l'l
,~--;
- '> "
,\\_1' .:f')"
(j"- (~ .
.J
! /
I
!
/
I
" I
! "
! Ii
:;'
I
I
!
)
. -./
I
,
!
if
100l-fQ,s
I
.
,
!
I
'" /
1/
!;! I
fJI
[;II
is I
~
~
"'
.&
IJi
/
,
I
,
/
I
I
,
1---
I
_.~ 0;;_
.'-.
{'~J?gSi\VyOl1
01~-u)",;~.I"o",
0..,,->0::;
I
\ ,
! I
.^ .I ! !
lnO
, I
I .J
)
'I !
\
/ !
I !
!
II I '1/
!
..-/
!
(
(
!
I
I
!
I
!
!
!
~
'A,
"
If.:
;-i
"
c"
~
~9\:SC; N'" ,<;'~l~.,?i.,~'~~i~
~, 31~ -g~~~~j~('I' _n .u,,'
~
~
.~
~
~.
.
.-/
~
~
~
~
~
-
~
'-
<.9r~:'11'1~t;:l~Yi:~~:i~1
"Q,~g I<.~", ,~;~~tlt',(>d~
~a ;rJ"'U13~9 ,l'IO-',G
, ,
"
, ,
.J----
~
s
i
I """""'_Yr>'z"""',....,.,'/,.,...
'~j V/N - 'pu.' I j"".I 0" - I.p"/ J Zl;it/h':119 (GI9) ~O;/ "" ZIl9(lI9)''ld N\tld Allllln
.:;'8 03>/:J3H:J 3"""5 7'o':)U/J3/', Nl'l 'o/Cj}"8 '-NSl -.("'/1 Illl
37V05 ?V.1N~~"jOH I-V- "',;, 9f8I~Z99 ,
SIIOA3AWlS CM'1 . Sts3NE1N3
:3DVd >/608 .ONI 'NI1HOI:l-l:l3A3V1 NOI1IOO\t ONOO3S [lfC;C; Ni'I
980 .',,8 G3N91S30 Glb'O SNV7d JO:J3<1 'ABOJ<J'td3<1d J DJIJ1S I,
/ SONOd 3JH/\tHd
Free; ~!.. .$0.6.<: ,~
s NW "A8 Mtl~Q ,M9n'd"""1l ~nIO<l6'S l:lO::l 011 '3.lNIOc
rp ;~g.t. .
'O/OS"" I "'41 jO "MOl "uJ :cr~
nlj AP"!> .JUUltJU3 jOI.1O.JSt;lJjO<d P""U~!7 ,fInp 0 we I lOW N'c/ld 3E>\t 1S 1N3~d013^30
fiO/L/l plJD u"!l1.wedn" ~!P .ofu. .l~"" JO ew ,(q po>Ddl>.Jd OM
5NOISI/G<J l'od".i.1(} 'I,JO.'lro!i'~ds 'IJDld SNI jOl{j .fJ!Vo'~ ,(0"""''' I
.li01f1HS 1>'3110',41 .
3Il7lf113.1OV .
"""<UH .-.
. IlOHNlfl'IfUJOl$ {J
0 NlS't8 H?1v.J @'
. 3"10HNm ~Y'ti1M'S .
-1-1- NfP'l'i1f31'IM ... --1--'--.
, H3A135!Y<lO.!S ------.+lI-- - -- - 'OW""U<.1'1'I '.(ltmO:l l'<6!lM 'J"p-,OO"<1 .(jun
":>We "Ill Ui pJO~~; JO pew Ol!! "0 JO"_""II JD
1tl+t1S RitllU.'VS ~--+-- ---P.", -~--- 6u!,oJOX'O 'SONOd 311l1'fIJd 'I ~~O!8 's; PUQ .
'I:/d) m dltl:J
Slf.:) O3lJ:lnB -9--'--~~_
(f>NlJ.81X3)
QN3E>31 133.d NI 3?v.JS :)IHdlf<iC)
---- ... . . .. n - .
0" 00' 00;
~.
~.
.~
'Q'l?ll
100NOS
~
.~
.~.,,7
~{,;.,:
,,\"> I
....\_1'
'. v I I
o 1<
I
~'"
C:) I
;~
tJ. ., I
- ~-,'
I
"
,)
C'
I":'
,-_~'
I, j
."
C) C)
'"\)
[I
(1
,
C'
..1_>
;ri
I
I
I
"
-'
,,'
";
:j
;, J
G
"
,c;, I
'"
',--
I
I
I
I
I
I
I
// I ,~ f, I /'\ I.~,I 1;'1 ~_-=: ,./ \ ,
if I 'i \,./ ~ ~ , 'II /
1\ \ ' I
i. ,I,i II,
'V\ '-. \." ;?,
~,,~ ) 1,. ,(! Z
- ~~ . , ___-/ ,r;' / "'-- ,.-
""ccs::='-'--~7:::::~~c;~~,=::~">'c4:i (; . "',"
---_.' -____"..,~---.,.--_ -~~<;~,<"." ~,,__ ' \ I '",__...'o ,jl':
"-;iI-g~.~~J...,,___ ,_<______=____" i i) ),~"H~ ,: ,.' .. ,<:-~,
--==~eO.s"-'139:; '------t-"O"=-=~~-~-4.~-" '------<Il i--4'f---
/4' C:::~ii:;J@i~~StF~~~~~'':''~~~~'$J....'",,:I:,-;C
-
.-.
-
---
j ~t',' ',- , " s;~,:~\~ -'\ II J~\ .1.
I\! ......., -...... ~ ,\1 ~'itb,\ \
'I '., '- I l r'''
J ~ :,';;::;:'S~,~, . \ \\\\ \. '\" \
I I ---....: '_ -, \;~, ~ $\. 1\
/,&1 "0'<>"'~' - ! I~,\\~,,;;,'~';"
",~~t F I ': '-', -.....""~:''i''--,,----- ~ ':l~N3dO slln:l 3/lOf'j311 \ \\ '\ \ -\11 '\
.'!'~ J '~ , ..".......\ ", II~ \ I II
Ii -""",', -....... _ ----' \I~ \il
l/ ""~- ''<:. - ____ I L':'l \1
,*1 I ~~~:~rG<I~~ i\ ~ III1 II
if __.__ , ~ _'- II \>'" II
;1 ir;r-' - -~ -', J 1-l~' \11 \
f /.' '\ 1/1.... ", :- ,1\ '\~'LI
--/1 I 1 ^... ", , h I, 1
, ~IL'~ , II'
II I ..:1"5 9L~'9~1 I I b "\ 1\ i ^ \1 \\
/: I -----1\ I 1i-
}~, ,j" / oo.~g8m'Nlr~ 'I _'''''8.;t~! I s~ d311.:~ 06Xl rt t ,--~l " _
,\.'~ .
c"/
,/) <-)
_'I') r~'Y I
,If /';,'
(j''' C'
.)
)
-/
f
I
I
I
,
I
I
I
1
1
I--
I
,
~
I /
I i
, i
1
I
I
I
,
I ~
" ,.
,."
'--; ~
~
/'"
~
'^ ,\
~.... ,J.;C
I
I /
/ i
I I
I ,
/
;
!
I
.. \
.,
,
I
/
I
I
I
I
/
'I
!
I
/
~
~
~.
I
,
,
,
,
I
.--....
/'"
i
I
~
~
~
I
.~
-
I
I
u
I.
1/"\11 ,l 1\--'
'J:,jl .L 1"._1'--'
.:---
.~
CHAPTER 13
"B-3" HIGHWAY BUSINESS DISTRICT
SECTION:
13-1 : Purpose
13-2: Permitted Uses
13-3: Permitted Accessory Uses
13-4: Conditional Uses
13-5: Interim Uses
13-1: PURPOSE: The purpose of the "B-3," highway business, district is to provide for and limit
the establishment of motor vehicle oriented or dependent commercial and service activities.
13-2: PERMITTED USES: The following are permitted uses in a "B-3" district:
[A] All permitted uses as allowed in a B-] and B-2 district.
[B] Auto accessory store.
[C] Commercial recreational uses.
[0] Motels. motor motels, and hotels provided that the lot area contains not less than
live hundred (500) square teet of lot area per unit.
[E] Restaurants. cafes, tea rooms, taverns, and off~sale liquor, provided that the use is
not located within 300 ft of a residential zone.
(#258.09/26/94)
[F] Private clubs or lodges serving food and beverages with use being restricted to
members and their guests. Adequate dining room, kitchen, and bar space must be
provided according to standards imposed upon similar unrestricted customer
operations, The serving of alcoholic beverages to members and their guests shall
be allowed. providing that such service is in compliance with applicable tederal,
state. and municipal regulations. Offices of such use shall be limited to no more
than twenty (20) percent of the gross floor area of the building.
[G] Taxi terminals. stand. and offices.
[H] Small printing or publishing business employing six (6) or less persons.
SC-3~
MONTICELLO ZONING ORDINANCE
13/I
13-3: PERMITTED ACCESSOR Y USES: The following are permitted accessory uses in a
"B_3'1 district:
[A] All permitted accessory uses as allowed in a "B-2." limited business. district.
[B)
Adult Use/Accessory
(#217.01113/92)
13-4: CONDITIONAL USES: The following are conditional uses in a "B-3" district: (Requires
a conditional use permit based upon procedures set forth in and regulated by Chapter 22
of this ordinance.)
[A] Drive-in and convenience food establishments provided that:
I. The architectural appearance and functional plan of the building and site
shall not be so dissimilar to the existing buildings or area as to cause
impairment in property values or constitute a blighting influence within a
reasonable distance of lot.
2. At the boundaries of a residential district. a strip of not less than five (5)
feet shall be landscaped and screened in compliance with Chapter 3,
Section 2 [0]. of this ordinance.
3. Each light standard island and all islands in the parking lot landscaped or
covered.
I
4. Parking areas shall be screened from view of abutting residential districts i,.
compliance with Chapter 3. Section 2 [0]. of this ordinance.
5. Parking areas and driveways shall be curbed with continuous curb not less
than six (6) inches high above the parking lot or driveway grade.
6. Vehicular access points shall be limited. shall create a minimum of conflict
with through traffic movements. shall comply with Chapter 3, Section 5, of
this ordinance. and shall.be subject to the approval of the City Engineer. .
7. All lighting shall be hooded and so directed that the light source is not
visible from the public right-of-way or from an abutting residence and shall
be in compliance with Chapter 3. Section 2 [H]. of this ordinance.
8. The entire area shall have a drainage system \vhich is subject to the
approval of the City Engineer.
9. The enti"karea other than that occupied by buildings or structure or
plantings shall be surfaced with a material which will control dust and
drainage and which is subject to the approval of the City Engineer.
MONTICELLO ZONING ORDINANCE
13/2
sc- 3q
10. ^JJ signing and informational or visual communication devices shall be in
compliance with Chapter 3. Section 9. of this ordinance.
J I. The provisions ofChupter 22 of this ordinance are considered and
salisJactoriJy met.
[81 CARW^SHES (DRIVE THROUGH. MECHANICAL AND SELF-
SERVICE) PROVIDED THAT:
I. The architectural appearance and functional plan of the building and site
shall not be so dissimilar to the existing buildings or area as tei cause
impairment in property values or constitute a blighting influence within a
reasonable distance of the lot.
2. Magazining or stacking space is constructed to accommodate that number
of vehicles which can be washed during a maximum thirty (30) minute
period und shall he sllbj~ctto the approval ofthc City Engine~r.
3. At thc boundaries of a residential district, a strip of not less than five (5)
feet shaJJ be landseuped and screened in compliance wi th Chapter 3.
Section 2 [GJ. of this ordinun~e.
4. Each light standard islund and all islunds in the parking lotlandscapcd or
eover~d.
5. Parking or car magazine storage space shall be screened from view of
ahutting residentiul dis(ri~(s in compliance with C1mpter 3. Section 2 [GJ.
of this ordinance.
6. The entire areu other thun occupied hy the buildings or plantings shall be
surlaeed with materiul which will control dust and druinage which is subject
to the approval of the City Engineer.
7, The entire area shall ha\'e a drainage system which is suhjectto the
approval of the Cit) Engineer.
8. All lighting shall be hooded and so directed that the light source is not
visible li'om the puhlic right-of-way or from an abutting residence and shall
be in compliance with Chapter 3. Section 2 [H]. of this ordinance.
9. Vehicular access points shall be limited. shall create a minimum of contlict
with through traffic mo\ement and shall be subject to the approval of the
City Engineer.
10. All signing and inti",mational or \'isuul communication dc\'ices shall he in
compliance with Chapter 3. Section 9. of this ordinance,
MONTICELLO ZONING ORDINANCE
13/3
sc... '-I V
11. Provisions are made 10 control and reduce noise.
12. The provisions of Chapter 22 of this ordinance are considered and
satisfactorily met.
[C] MOTOR FUEL STATION. MOTOR FUEL STATION/CONVENIENCE
STORE. AUTO REPAIR-MINOR. AND TIRE AND BATTERY STORES
AND SERVICE PROVIDED THAT:
1.
Regardless of whether the dispensing, sale, or offering for sale of motor
fuels and/or oil incidental to the conduct of the use or business, the
standards and requirements imposed by this ordinance for motor fuel
stations shall apply. These standards and requirements are. however, in
addition to other requirements which are imposed for other uses of the
property.
'1
The architecturnl appearnnce and functional plan of the building and site
shall not be so dissimilar to the existing buildings or area as to cause
impairment in property values or constitute a blighting intluence within a
reasonable distance of the lot.
3.
The entire site other than that taken up by a building. structure. or plantings
shall be surfaced with a material to control dust and drainage which is
subject to the approval of the City Enginecr.
4.
A minimum lot area of twenty-two thousand ti\'c hundred (21.500) square
feet and minimum lot dimensions of one hundred tilt) (ISO) feet by one
hundred thirty (130) leet.
5.
A drainage system subject to the approval of the City Engineer shall be
installed.
6.
A curb not less than six (6) inches above grade shall separate the public
side\\alk from motor vehicle service areas.
7.
The lighting shall be accomplished in such a way as to haw no direct
source oflight visible from adjacent land in residential use or from the
public right-of-\vay and shall be in compliance with Chapter 3. Section
2 [H]. of this ordinance.
8.
Wherever fuel pumps are to be installed, pump islands shall be installed.
9.
At the boundaries ofa residential district. a strip of not less than fiw (5)
feet shall be landscaped and screened in compliance \\ith Chapter 3.
Sectinn 7 [G]. of this ordinance.
MONTICELLO ZONING ORDINANCE
13/4
5c...-l./d.
]3.
]4.
]5.
]6.
17.
18.
10.
Each light standard landscaped.
II.
Parkin" or car ma"azinc storaoe space shall be screened li'om view of
~ e ~
abutting residential districts in compliance with Chapter 3. Section 2 [G].
of this ordinance.
]2.
Vehicular access points shall create a minimum of confl ict with through
traffic movement, shall comply with Chapter 3, Section 5, of this
ordinance. and shall be subject to the approval of the City Engineer.
All signing and informational or visual communication devices shall be
minimized and shall be in compliance with Chapter 3, Section 9, ofthis
ordinance.
Provisions are made to control and reduce noise.
No outside storage except as allowed in compliance with Chapter ]3,
Section 4, of this ordinance.
Sale of products other than those specifically mentioned in Chapter 13,
Section 4. be subject to a conditional use permit and be in compliance with
Chapter 13, Section 4[F], of this ordinance.
All conditions pertaining to a specific site are subject to change when the
Council. upon investigation in relation to a formal request. finds that the
general welfare and public betterment can be served as well or better by
modifying the conditions.
The provisions of Chapter 22 of this ordinance are considered and
satisfactorily met.
[0] New and used automobile/light truck sales and display provided that:
I. The minimum building size for any auto sales use shall comply with the
following standards:
Parcel Size
Up to 2 acres
Lot Coverage Percent* Minimum Building Size*
5% 2,500 square feet
More than 2 acres to 4 acres
More than 4 acres
10% ] 0,000 square feet
15% 40.000 square feet
*Whichever requires the larger building.
(#351. 8/14/00)
MONTICELLO ZONING ORDINANCE
13/5
'S Cr '-\~
MONTICELLO ZONING ORDINANCE
13/6
5 c- '-/ y
2. Outside sales and display areas are fenced or screened from view of
neighboring residential uses or an abutting "R" district in compliance with
Chapter 3, Seetion 2 [G]. of this ordinance.
3. All lighting shall be hooded and so directed that the light source shall not
be visible from the public right-of-way or from neighboring residences, and
shall be in compliance with Chapter 3, Section 2 [H]. of this ordinance.
4. The outside sales and display area shall be hard surfaced.
5. The outside sales and display area does not utilize parking spaces which
are required for conformance with this ordinance.
6. Vehicular access points shall create a minimum of conflict with through
traffic movement, shall comply with Chapter 3. Section 5. of this
ordinance. and shall be subject to the approval of the City Engineer.
7. There is a minimum lot area of twenty-two thousand tive hundred (22,500)
square feet and minimum lot dimensions of one hundred fifty (150) feet by
one hundred thirty (130) feet.
8. A drainage system subject to the approval of tbe City Engineer shall be
installed.
9. All signing shall be in compliance with Chapter 3. Section 9. of this
ordinance.
10. The provisions of Cbapter 22 of this ordinance are considered and
satisfactorily met.
[E] Open and outdoor storage as a principal or accessory use provided that:
I.
The area is fenced and screened from view of neighboring residential uses
or if abutting an "ROO district in compliance witb Chapter 3. Section 2 [G],
of this ordinance.
..,
Storage is. screened from view from the public right-ot:\\ay in compliance
with Cbapter 3. Section 2 [G]. of this ordinance.
3.
Storage area is grassed or surfaced to control dust.
4.
AlIligbting shall be hooded and so directed that tbe light source shall not
be visible ti'om the right-of-way or from neighboring residences and shall
be in compliance with Chapter 3, Section 2 [H]. of this ordinance.
5. Does not take up parking space as required for conformity to this
ordinance.
6. The provisions of Chapter 22 of this ordinance are considered and
satisfactorily me!.
[F] Open or outdoor service. sale. and rental as a principal or accessory use and
including sales in or from motorized vehicles, trailers, or wagons provided that:
I. Outside services, sales and equipment rental connected with the principal
uses is limited to thirty (30) percent of the gross floor area of the principal
use. This percentage may be increased as a condition of the conditional
use permit.
2. Outside sales areas are fenced or screened from view of neighboring
residential uses or abutting "R" district in compliance with Chapter 3,
Section 2 [G], of this ordinance.
3. All lighting shall be hooded and so directed that the light source shall not
be visible from the public right-of"way or from neighboring residences and
shall be in compliance with Chapter 3, Section 2 [H]. of this ordinance.
4. Sales area is grassed or surfaced to control dust.
5. Does not take up parking space as required for conformity to this
ordinance.
6. The provisions of Chapter 22 of this ordinance are considered and
satisfactorily met.
[G] Accessory. enclosed retail. rental, or service activity other than that allowed as a
permitted use or conditional use within this section provided that:
1. Such use is allowed as a permitted use in a "B-J" or "B_2" district.
2. Such use does not constitute more than thirty (30) percent ofthe lot area
and not more than fifty (50) percent of the gross floor area of the principal
use.
3. Adequate off-street parking and off-street loading in compliance with the
requirements of Chapter 3, Sections 5 and 6. of this ordinance is provided.
4. All signing and informational or visual communication devices shall be in
compliance with Chapter 3. Section 9. of this ordinance.
MONTICELLO ZONING ORDINANCE
13/7
SL-'-~b
5. The provisions of Chapter 22 of this ordinance are considered and
satisfactorily met.
IHJ Shopping Center.
[I] Animal Pet Clinics.
]. Annual inspection by City's health officer at owner's expense.
2. All pets must be leashed.
3. Treatment to be limited to household pets.
[J] Pet hospitals with the following condition:
l. No outside pens or kennels.
2. Annual inspection by City Health Officer at owner's expense.
3. All animals mllst be leashed.
4. Treatmcnt would be limited to small domesticated animals.
5.
No outside storage of carcasses.
(#364. 9/10/0])
I K J Commercial storage contained entirely within a building.
[LI Commcrcial planncd unit development as regulated by Chapter 20 of this
ordinance.
[M J Consignment auction sales and/or auction sales.
I. The architectural appearance and function plan of the building and site shall
not bc so dissimilar to the existing buildings or area as to cause impairment
in property values or constitute a blighting influence within a reasonable
distance of the 101.
MONTtCEU.O ZONING ORDINANrE
13/8
., At the bOllndaries of residential districts. a strip of not less than 5 feet shall
be landscaped and screened in compliance with Chapter 3, Section 2 [GJ.
of this ordinance.
3. Any light standard islands and all islands in the parking lot shall be
landscaped or covered.
S C:'- 46'
4. Parking areas shall be screened from view of abutting residential districts
in comflliance with Chapter 3, Section 5 [GJ. of this ordinance.
5. Parking areas and driveways shall comply with Chapter 3. Section 5 [DJ.
6. Vehicular access points shall be limited, shall create a minimum of conflict
through traffic movements, shall comply with Chapter 3. Section 5. of this
ordinance, and shall be subject to the approval of the City Engineer.
7. All lighting shall be hooded and so directed that the light source is not
visible from the public right-of-way or from an abutting residence and
shall be in compliance with Chapter 3, Section 2 [H], of this ordinance.
8. The entire area shall have a drainage system which is subject to the
approval of the City Engineer.
9. ^Il signing and infonnation or visual coml11lll1ication devices shall be in
compliance with Chapter 3, Section 9.
10. The provisions of Chapter 22 of this ordinance are considered and
satisf~lctorily met.
11. ^Il conditions pertaining to a specific site are subject to change when the
Council. uflon investigation in relation to a formal request. finds that the
general welhlre and public betterment can be served as well or better by
modilying the conditions.
12. Outside sales areas are fenced or screened from view of neighboring
residential uses or abutting residential districts in compliance with
Chapter 3. Section 2 [G], of this ordinance.
13. Outside sales connected with the principal use is limited to 30% of the
gross Iloor area of the principal building. This percentage may be
increased as a condition of the conditional use permit.
14. Outside sales may not take up parking space as required for conformity to
the ordinance requirement.
15. No pets or livestock may be sold at this auction sales facility.
16. Provisions lllust be made to control and reduce noise when adjacent to a
residential zoning district.
17. All outside storage shall be effectively screened from public view in
aeenrdance "ilh Chapler 3. Section 2 [GJ. and limited to ] 0% of the
gross noor area of the principal use building.
~IONTICELLO ZONING ORDIN..\NCT
13/9
SG ~ L\ 7
[N] Outdoor go-kart tracks provided that:
I. Th~ proposed use must meet all conditions ofChapler 3. Section -l [A].
2. The conditional use permit will be reviewed yearly to determine "hether 0
not it is compatible with neighboring properties and in conformance with
conditions of the conditional use.
3. A solid wood. six-foot high fence must be part ()fth~ screening required
when the adjacent property is residential.
4. For dust and noise (70DB at residential property line) must be controlled
at all times to the satisfaction of the City.
5. The provisions of Chapter 22 of this ordinance are considered and
satisfactorily met.
[0] Day-care centers provided that:
I. No overnight facilities are provided for children served and that said
children are delivered and removed daily.
2. An outdoor recreational facility shall be appropriately separated from the
parking lot and driving areas by a wood fence not less than 4 feet in height
or Council approved substitute, and shall be located continuous to the
day-care facility, and shall not be located in any yard abutting a major
thoroughfare. and shall not have an impervious surface for more than one-
half of the playground area, and shall extend at least 60 feet from the wall
of the building or to an adjacent property line. whiche\'er is less. or shall be
bound on not more than two sides by parking and driving areas. A
minimum size of the outside recreational facility shall be 2.000 sq. ft., or in
the alternative 75 sq. ft. per child at licensed capacity. whichever is the
greater figure.
3. The regulations and conditions of the Minnesota Department of Human
Services and Department of Health, Public Welfare Manual 11-31-30 as
adopted, amended, and/or changed. are satisfactorily met.
4. A written indication of preliminary. pending. or final license approval from
the regulatory agencies is supplied to the City of Monticello.
(# I 52.9/22/86)
[P] Auto hody shop repair provided that:
I. Door opening to service area garage must not t:1Ce ~tr~et fn)l1tage.
tvlONTICELLO ZONING ORDINANCE
13110
5C-1.\ s-
2. Vehicle storage area limited to 50% offioor space of the structure housing
the auto body shop.
3. All vehicles being serviced and all vehicle parts must be stored inside or in
vehicle storage area.
4. Vehicle storage area shall be enclosed by enclosure intended to screen the
view of vehicles in storage from the outside. Enclosure shall consist of a
six-foot high. 100% opaque fence designed to blend with the auto hody
shop structure and consisting of materials treated to resist discoloration.
5. The floor of the vehicle storage area shall consist of asphalt or concrete
pavIng.
6. No work on vehicles or vehicle parts shall be conducted outside the
confines of the auto body shop.
7. The advertising wall facing the public right-of-way shall consist of no more
than 50% metal material.
8. The secondary or non-advertising wall facing a public right-of-way shall
utilize a combination of colors or materials that serve to break up the
monotony of a single color flat surface.
9. The development shall conform to minimum parking and landscaping
requirements of the zoning ordinance.
10. No conditional use permit shall be granted for an auto body shop within
600 leet of a residential or PZM zone existing at the time the eonditional
use permit is granted. (# 175.4/24/89)
[OJ Restaurants. cafes. tea rooms, taverns. and off-sale liquor located within 300 ft of
a residential zone provided that:
I. Primary access must not be through residential street(s).
(#258, 9/26/94)
[R] Governmental and public utility buildings and structures necessary for the health,
safety. and general welfare of the community provided that:
I.
Conflll1l1ity with the surrounding neighborhood is maintained and required
setbaeks and side yard requirements are met.
"
Adequate screening from neighboring uses and landscaping is provided in
accordance with Chapter 3. Section 2. of this ordinance.
MONTICELLO ZONING ORDIN.\NCE
] 3/l ]
'Sc- q~_
3. The provisions of Chapter 22 of this ordinance are considered and
satlsfactorily met. (#300. 12/8/97)
13-5: INTERIM USES: The following are interim uses in a "B-3" district (requires an interim
use permit bused upon procedures set lorth in and regulated by Chapt..,r 22 of this
ordinance ).
tA] Trucking and Trucking Service provided that:
1. The architectural appearance and functional plan of the building and site
shall not be so dissimilar to the existing, conforming buildings or areas as to
cause impairment in property values or constitute a blighting influence
within the district in which the proposed use is located.
2. Parking areas shall be screened from view of abutting residential districts in
compliance with Chapter 3, Section 2, of this ordinance.
3. The entire site, other than that taken up by a building, structure. or
plantings, shall be surfaced with a material to control dust and drainage.
which is subject to the approval of the City Engineer.
4. The site shall meet minimum lot dimension requirements of the District.
5. No outside storage except as allowed in compliance with Chapter 13.
Section 4[E], of this ordinance.
6. Parking areas accessible to the public. including customers and employees
shall be paved in compliance with Chapter 3. Section 5. of this ordinance.
7. No more than six thousand (6.000) square feet of the site shall be devoted
to the storage, parking. and/or circulation of semi-tractors and trailers, as
illustrated on a site plan submitted in connection with an application for a
conditional use permit.
8. All service activities shall occur within the principal building or approved
accessory buildings.
9. The provisions of Chapter 22 of this ordinance are considered and
satisfactorily met.
(#30-1.1/12/98)
MONTICELLO ZONING ORDINANCE
13/12
5c..-So
CHAPTER 14
"B-4" REGIONAL BUSINESS DISTRICT
SECTION:
] 4-1: Purpose
]4-2: Permitted Uses
14-3: Permitled Accessory Uses
14-4: Conditional Uses
14-]: PURPOSE: The purpose of the "B-4," regional business, district is to provide for the
establishment of commercial and service aciivities which draw from and serve customers
from the entire community or region.
14-2: PERMITTED USES: The following are permitted uses in a "B-4" district:
[AJ All permitted uses as allowed in a "B-1 ", "B-2", and "B-3" district.
[B] Antique or gift shop.
[CJ Amusement places (such as dance halls or roller rinks).
[OJ Auto accessory stores.
[E] Enclosed boat and marine sales.
[1'] Books. office supplies. or stationery stores.
[0] Bowling alleys.
[l-IJ Carpel. rugs, and tile.
[I] Coin and philatelic stores.
[.I] Copy service but not including press or newspaper.
[K] Costume. clothes rental.
[L J Department and discount stores.
[M] Dry cleaning. including plant accessory thereto. pressing. and repairs.
[N] Dry goods store.
MONTtCELLO ZONtNG ORDINANCE
14/1
5c-SI
[0] Electrical appliance stores, including incidental repair and assembly but not
fabricating or manufacturing.
[P] Employment agencies.
[Q] Finance companies.
IRJ Furniture stores.
I UJ Haberdasheries and ladies ready-to-wear.
[V] Insurance sales, claims and branch offices.
[WI Jewelry stores and watch repair.
[X] Leather goods and luggage stores.
I YJ Record. music shops.
[Z] Restaurants. tea rooms, cafes, taverns, and off-sales liquor stores.
[AAJ Sewing machine sales and service.
I BB J Shoe stores.
[ec] Tailor shops.
[DD] Theatres not of the outdoor drive-in type.
[EE] Toy stores.
[FF] Travel bureaus. transportation ticket offices.
[GG] Variety stores. 5 & 10 stores, and stores of similar nature.
[HHJ Wearing apparel.
[II] Government and public utility buildings.
[.1.1 J Mortuaries
[KK] Body Piercing Estahlishments
[LLJ Tattoo Parlors
(#286.2/10/97)(#330.9113/99)
MONTICELLO ZONING ORDINANCE
14/2
5<:.- 5 d-
] 4-3: PERMITTED ACCESSOR Y USES: The following are permitted accessory uses in a
"B-4" district:
[A] All permitted accessory uses in a "B-3" district.
]4-4: CONDITIONAL USES: The following are conditional uses in a "B-4" district: (Requires
a conditional use permit based upon procedures set forth in and'fegulated by Chapter 22
of this ordinance.)
[A] Open and outdoor storage as an accessory use provided that:
I. The area is fenced and screened from view of neighboring residential uses
or if abutting a residential district in compliance with Chapter 3, Section 2
[G], of this ordinance.
2. Storage is screened from view from the public right-of-way in compliance
with Chapter 3. Section 2 [G]. of this ordinance.
3. Storage area is grassed or surfaced to control dust.
4. A]] lighting shall be hooded and so directed that the light source shall not
be visible from the public right-of-way or from neighboring residences and
shall be in compliance with Chapter 3, Section 2 [H]. of this ordinance.
5. The provisions of Chapter 22 of this ordinance are considered and
satisfactorily met.
[B] Open or outdoor service. sak and rental as a principal and accessory use and
including sales in or from motorized vehicles. trailers. or wagons. provided that:
1. Outside service. sales. and equipment rental connected with the principal
use is limited to thirty percent (30%) of the gross floor area of the principal
use. This percentage may be increased as a condition of the conditional
use permit.
MONTtCEllO ZONING ORDINANCE
14/3
2. Outside sales areas are fenced or screened from view of the neighboring
residential uses or an abutting residential district in compliance with
Chapter 3, Section 2 [G], of this ordinance.
3. All lighting shal] be hooded and so directed that the ]igl1t source shal] not
be visible from the public right-of-way or from neighboring residences and
shall be in compliance with Chapter 3. Section 2 [H]. of this ordinance.
4. Sales area is grassed or surfaced to control dust.
SG - ~
5. The provisions ofChaptcr 22 of this ordinance are considered and
satisfactorily mct.
[C] Custom manufacturing, restricted production and repair limited to the following:
An, ncedlework. jewelry from precious metals, watches. dentures. and optical
lenses. provided that:
J. Such use is accessory as defined in Chapter 2. Section 2. of this ordinance
. to the principai use of the property.
2. Does not conflict with the character of development intended for this
district.
3. The provisions of Chapter 22 of this ordinance are considered
satisfactorily met.
[D] Motor fuel station. auto repair-minor, and tire and battery stores and service,
provided that:
1. Regardless ot'whether the dispensing. sale, or offering for sale of motor
fuels and/or oil is incidental to the conduct of the use or business. the
standards and requirements imposed by this ordinance for motor fuel
stations shall apply. These standards and requirements are. however. in
addition to other requirements which are imposed for other uses of the
property.
2. The architectural appearance and funetion~1 plan of the building and site
shall not be so dissimil~r to the existing buildings or arCQ QS to cause
impairment in property values or constitute a blighting influence within a
reasonQbk distance of the lot.
3. The entire site other than that taken up by a building. structure, or plantings
shQII be surfQced with a material to control dust and drainage which is
subject to the approvQI of the City Engineer.
4. A IninimulTI lot area of twenty-two thousand tile hundred (22.500) square
feet and minimum lot dimensions of one hundred fitiy (150) feet by one
hundred thirty (130) feet.
5. A drainage system subject to the approval of the City Engineer shall be
instQlled.
6. A curb not less thQn six (6) inches above grade shQl1 sepQrQte the public
sidewQlk li'oml11otor vehicle service areas.
MONTICELLO ZONING ORDIN.-\NCE
]4/4
'Sc-s'-\
7. The lighting shall be accomplished in such a way as to have no direct
source of light visible from adjacent land in residential use or from the
public right-of-w'ay and shall be in compliance with Chapter 3. Section 2
[H], of this ordinance.
8. Wherever fuel pumps are to be installed, pump islands shall be installed.
9. At the boundaries of a residential district, a strip of not less than five (5)
feet shall be landscaped and screened in compliance with Chapter 3.
Section 2 [OJ, of this ordinance.
10. Each light standard landscaped.
II. Parking or car magazine storage space shall be screened from view of
abutting residential districts in compliance with Chapter 3, Section 2 [OJ, of
this ordinance.
12. Vehicular access points shall create a minimum of conflict with through
traffic movement. shall comply with Chapter 3. Section S, of this ordinance.
and shall be subject to the approval of the City Engineer.
13. All signing and informational or visual communication devices shall be
minimized and shall be in compliance with Chapter 3. Section 9, of this
ordinance.
14. Provisions are made to control and reduce noise.
IS. No outside storage except as allowed in compliance with Chapter 13.
Section 4, of this ordinance.
] 6. Sale of products other than those specifically mentioned in Chapter] 3,
Section 4. be subject to a conditional use permit and be in compliance with
Chapter 13, Section 4 [F], of this ordinance.
] 7. All conditions pertaining to a specific site are subject to change when the
COllncil, upon investigation in relation to a formal request. finds that the
general welfare and public betterment can be served as well or better by
modifying the conditions.
18. The provisions of Chapter 22 of this ordinance are considered and
satisfactorily met.
[E] Machinery sales.
[F] Commercial planned unit development as regulated by Chapter 20 of this
ordinance.
MONTICELLO ZONING ORDINANCE
14/5
SCr .55
[GJ Boarding House, provided that:
]. The building/structure is found (0 be substandard and/or blighted or
contributing to blight and in need of substantial rehabilitation.
a. The applicant must provide an overall development concept plan.
b. The applicant must demonstrate that said rehabilitation is the most
feasihle use alternative and that said rehahilitation is not remodeling
or simple structural alterations to accommodate a change in use.
2. There shall be no less than ten (10) units nor more than 18 units, and each
unit shall be of a design considered to be an efficiency apartment.
3. At least one unit shall be on the ground floor fully accessible to handicapped
persons.
4. At least 50% of the floor area on the ground floor shall be developed as
complete restaurant facilities with a minimum seating capacity of two seats
per dwelling unit but in no case less than 25 seats.
a. Restaurantshall not be eligible for licenses regulating the sale of
intoxicating liquors. non-intoxicating malt liquors. wine. or the
display and consumption of liquors.
h. The restaurant shall be so equ ipped to provide food service to the
dwelling units if required.
5. The architectural appearance and functional plan of the building and site
shall not he so dissimilar to the existing buildings or area as to cause
impairment in property values or constitute a blighting influence within a
reasonable distance of the lot.
6. All conditions pertaining to a specific site are subject to change when the
Council. upon investigation in relation to a formal request. finds that the
general welfare and public betterment can be served as well or hetter by
modifying the conditions.
(# 138, 7/23/8-1)
MONTICELLO ZONING ORDINANCE
]-1/6
5C - S \0
5-1
5D. Authorize distribution of an EA W for a 30-dav comment period for the Hidden Forest
Development and Sunset Ride:e Residential Development Environmental Assessment
Worksheet (EA W) (JO/WSB)
.
A.
REFERENCE AND BACKGROUND:
The Hidden Forest development and Sunset Ridge addition is a] 73-acre site ]ocatedjust
outside of the east City boundary, in the annexation area. These projects propose the
construction of237 unattached, single-family units, roads, and utilities. This property is
proposed to be jointly developed by Mark W o]ston and Rick Lewandowski. Due to the
permanent land use conversion of 80 or more acres from agriculture and naturally vegetated
land to a residential development, the Hidden Forest development along with the Sunset
Ridge addition triggers a mandatory EA W pursuant to Minnesota Rules 4410.4300 subpart
36.
Pursuant to rules 4410.4300 following publication of the EA W in the EQB Monilor,
comments must be submitted to the RGU during the 30-day public comment period ending
April 27, 2005. The timeline is attached.
At the February 28, 2005 Council meeting, the Council tabled this item until further review
of the proposed road location. This item has been addressed and has resulted in the
proposed residential units changing from 239 to 237. This has resulted in changes in the
EA W associated with water use and wastewater operation, as well as figure changes for the
silt plan and traffic study. These changed items are attached.
.
Under the revised plan, 90th street jogs around the Moores property instead of extending
through it. Although the revised road alignment is not as efficient as the original alignment
in terms of lots created per dollar and it will likely result in the need to create a cul-de-sac,
the road alignment plan will work from a design standpoint. In the event Moores and the
developer come to agreement on terms for crossing the Moores property, the plan could be
changed back without processing another EA W.
B.
AL TERNATIVE ACTIONS:
1. Authorize the distribution of the EA W for the 30-day public comment period to the
required agencies.
2. Do not authorize the 30-day comment period of an EA W at this time.
C. STAFF RECOMMENDATION:
The City Administrator, Deputy City Administrator, and City Engineer recommend
selecting Alternative No. I.
.
The EA W process includes distribution of the document for a 30-day comment period.
Authorizing distribution of the EA W does not constitute approval of the project, but rather
that the EA W is complete and can be submitted for agency review. Upon receipt of all
public comments, this item will be brought back to the City Council for a final decision
regarding the need for an Environmental Impact Statement (EIS).
(':',{)(](" -',fF--i,/J..JIIY(;K-i.( 'j',f,(JC II_S-_illl''''pU(; \' !n:.!liild"" ''',m!.'; s"",.,','J Rid!!," F_III' Re' "",1-031"0_; d",
Cover memo with revised EA W pages and figures
D. SUPPORTING DATA:
.
S8
.
.
('-'/JIJ("',I/L--/II!,./II:\(ill-I.("/'./.()(:II_S__illemnl.lr;YI!:I/-/lio'd""/""'''''_II,','', "eiR;":,,-f:III'/(c,i'-,,d.iiJi"{}j)"e
.
TIMELINE TO PREPARE AN EAW FOR THE
HIDDEN FOREST DEVELOPMENT
TASK PROPOSED TIMELINE*
Data Collection and EA W Through February 21,2005
Development
Draft EA W Completion Date February 21, 2005
City Council Packet Deadline February 24, 2005 and March 10.2005
City Council Reviews EA W March 14.2005
Submit EA W to EQB Monitor March 21,2005
EA W Comment Period March 28 - April 27, 2005
. Respond to Comments April 27 - May 2, 2005
City Council Packet Deadline May 5, 2005
City Council Determines need May 9, 2005
for EIS
Decision Noticed in EQB May 23,2005
Monitor
*New timeline revised March 9, 2005
. SD- Sq
C\/)ocr',\!f_'_lo./!.IW.Y(;}i_J.f"f'/.(J('..115_1'."Ic..,p',[jul".<<,'/Sche"...h'.a,,,
.A.
WSB
& Associates, Inc.
Infrastructure I Engineering I Planning I Construction
701 Xenia Avenue South
Suite 300
Minneapolis, MN 55416
Tel: 763-541-4800
Fax: 763-541-1700
.
Memorandum
To:
Honorable Mayor and City Council, City of Monticello
cc:
Jeff O'Neill, City of Monticello
Bret Weiss, WSB & Associates, Inc.
Rick Lewandowski, Edina Development, Inc.
Mark Wolston, GP Land Corporation
Andrea Moffatt, WSB & Associates ;I'
From:
Date:
March 10, 2005
Re:
Environmental Assessment Worksheet (EA W)
Hidden Forest and Sunset Ridge Residential Developments
WSB Project No. 1488-99
.
Attached, please find a copy of the amended pages and figures to the Environmenta] Assessment
Worksheet (EA W) for the Hidden Forest and Sunset Ridge Residentia] Developments for your
consideration at the March 14,2005, City Council meeting. This EA W has been amended based
on the results of the February 28, 2005 City Council meeting. These changes include the
following:
Minneapolis I St. Cloud
Equal Opportunity Employer
1. Revised Sunset Ridge site plan (attached).
2. Total Hidden Forest and Sunset Ridge proposed units have changed from 239 to 237
and this change is reflected in the EA W text, pages 2, 3, ]0, and 12.
3. Water demand and wastewater generated decreases from 65,486 to 64,938 gallons per
day due to change in unit numbers. This is reflected in the EA W text on page 7, 8,
and 14.
4. The figures in the Traffic Study have been revised based on the proposed road
realignment.
.
The City Council is asked to authorize public distribution of the EA W as required by Minnesota
Ru]es 4410. Upon authorization, the EA W will be distributed for a 30-day public comment
period. Submitting the EA W for review does not constitute approval ofthe project. At the end
ofthe comment period, responses to comments will be developed and a recommendation as to
the need for an Environmental Impact Statement will be made to the City Council for
consideration.
If you have any questions, please fee] free to contact me at 763-287-7] 96.
lf/tsh
K:101488-99\AdmillIDocsIMEMO _ mayorcc - OJ !40J.dDC
SO-loO
Tables, Figures, and Appendices attached to the EA W:
. County map showing the general location of the project; Appendix A
. United States Geological Survey 7.5 minute, 1 :24,000 scale map indicating project boundaries
(photocopy acceptable); Appendix A
. . Site plan showing all significant project and natural features. Appendix A
The City of Monticello has prepared an EA W for the proposed Hidden Forest/Sunset Ridge Residential
Development site located on 173 acres south ofCSAH 39, north of 90th Street NE, and east ofHaug
Avenue NE in Monticello, MN. The land is currently uncultivated'agricultural land, wetlands, and
wooded.
GP Land Corporation and Edina Development is proposing a residential development on approximately
173 acres of land located south of CSAH 39, north of 90th Street NE, and east of Haug Avenue NE in
Monticello, MN. This development is anticipated to consist of237 single-family residences, with all
housing types being owner occupied. The open space within the site is proposed to contain a public park
and wetlands as shown on the site plan in Appendix A.
.
Currently, the primary land use within the project site is agriculture. The site contains 96.3 acres of
cropland (soybeans and com), 19.7 acres of wooded area and 0.8 acres oflawn/landscaping. There is also
56.2 acres of wetland, within 4 basins consisting of Types 1,3, and 6. The proposed site will include
approximately 66.38 acres oflawn/landscaping and 50.6 acres of impervious surfaces. There is also 56.02
acres of wetland. It should be noted that the cover type amounts are only estimates that are subject to
change as part of the plan review process.
Construction will consist of grubbing/clear cutting vegetation, grading the site, installing utilities,
roadways, and single-family residential homes. Grading is anticipated to be completed in one phase.
Prior to the commencement of grading, erosion control and other Best Management Practices will be
implemented. Erosion control measures will remain in place until all construction on the site is completed
and the site is stabilized in conformance with the National Pollution Discharge Elimination System
(NPDES) permit.
The construction methods are anticipated to be the conventional earthwork methods for site grading and
include scrapers, bulldozers, backhoes, and vibratory compactors. Public utilities will also be constructed
utilizing backhoes, bulldozers, and compactors for excavation and backfill in the utility trenches. The
streets will consist of a gravel base, with asphalt base and wear placed upon it and with a concrete curb
and gutter. Project construction grading is anticipated to begin in June 2005 and be completed by July
2006. Construction of the residential homes will follow this phase and is anticipated to be completed in
2010, according to Bogart, Pederson, & Associates, private developers' engineer. The final development
schedule will depend on market conditions.
.
Hidden Forest/Sunset Ridge Residential Development
Monticello, Minnesota
2
Environmental Assessment
Worksheet
5D-(01
The purpose of this project is to provide residential housing within the City of Monticello. A government
unit is not carrying out this project.
.
. The project proposer will be responsible to obtain these permits when appropriate.
Hidden Forest/Sunset Ridge Residential Development
Monticello, Minnesota
3
Environmental Assessment
Worksheet
SD-lo do
Water to the site will be supplied by the City's water system (Appropriation Permit No. 641059). The
City has recently added a new well to serve the City's municipal water supply. The development is
anticipated to use 64,938 GPD. The City's system is able to accommodate this usage.
.
Temporary groundwater appropriation may be necessary during construction to install utilities. Ifthis is
deemed necessary, a permit from the DNR will be obtained.
Based on information provided by the Minnesota Pollution Control, there are no known existing wells
within or adjacent to the project area. If any wells are encountered, each well will be sealed and
abandoned in conformance with State laws.
While the site is located approximately 1100 feet from the Mississippi River (a Minnesota Department of
Natural Resources designated Wild and Scenic River). The project is not required to conform to any
shoreland zoning or land use districts. The project site is adjacent to the proposed DNR Wild & Scenic
Management boundary, CSAH 39.
Not Applicable
.
*The acreage to be graded and the amount of material to be moved is a preliminary estimate and are
subject to change.
The soil survey of Wright County, Minnesota shows the area soils that have steep slopes and/or highly
erodible soils as:
S D - G3
. Braham Loamy fme sand, 6-12% slopes (169C)
. Lester Loam, 6-12% slopes (l06C2)
The Soil Survey of Wright County indicates the following soil present on the site:
. Lester loam, 6 to 12 percent slopes, potentially highly erodible (106C2)
The site is generally level with two slopes transecting (from east to west) through the middle of the site.
The areas of concern are the slopes around the existing wetlands and county ditch. The developer will be
required to provide additional stabilization measures when working on or near this area. These measures
could include, but are not limited to, staggering silt fence, erosion control blankets, temporary seeding,
and the application of mulch.
.
Erosion and sedimentation issues will be addressed through the MPCA NPDES Construction Permit
application process. As part of this permit application process a Storm Water Pollution Prevention Plan
(SWPPP) will be required. The SWPPP will be required to address erosion and sediment control within
Hidden Forest/Sunset Ridge Residential Development
Monticello, Minnesota
7
Environmental Assessment
Worksheet
the project site prior to construction until [mal stabilization or turf is established on the site. The locations
of steep slopes and/or highly erodible soils are illustrated on the Prime Agricultural Soils & Potential
Environmental Hazards Map in Appendix A.
.
Storm water from the site is currently discharged to the Wright County Ditch No. #33. This ditch is a
series of ditches and culverts criss-crossing from the south to the north, where its outlet is the Mississippi
River. In addition to the runoff from this site, the ditch drains a watershed of approximately 3,300 acres,
located on the north and south sides ofI-94. While the conditions of the existing ditch dictate a slow
discharge rate, the County Ditch does not allow for any significant permanent pool storage on site. As
part of this project, this area would be designated to supplement the existing ditch system and how it
manages runoff. A plan will be presented to the County addressing this issue.
The quality of runoff generated by this site is anticipated to be typical of a residential site. Storm water
will be treated on-site to NURP recommendations prior to discharge.
.
The development of this site will provide storm water treatment for both the proposed development and
the existing 3,300-acre watershed by creating a permanent pool, which will hold approximately 50 ac-ft of
water. Storm water discharged on the site will be treated then discharged to the wetland. Water is planned
to be eventually discharged to the Mississippi River. Storm water will be treated to NURP
recommendations. There should not be significant impact on the river.
It is anticipated that only normal residential sewage will be generated by the proposed development.
A veragewastewater flows generated at the site are expected to be approximately 64,938 GPD under fully
developed conditions. All wastewater generated from this site will be conveyed via the sanitary sewer
system to the Monticello Wastewater Treatment Plant for treatment. The City's wastewater treatment
plant will be able to accommodate the projected flows from this development. See Item 18c also.
Wastewater will not be treated on-site.
.
Sanitary sewer to Sunset Ponds residential development, located west of Haug A venue, was recently
extended. Sanitary sewer has not been extended to the proposed development from the Sunset Ponds
Hidden Forest/Sunset Ridge Residential Development
Monticello, Minnesota
8
Environmental Assessment
Worksheet
.
SO toLl
.
Belleville Sandy loam Moderately 0-2% NHEL Poorly drained Yes
Slow
Cordova Loam Moderately 0-2% NHEL Poorly drained Yes
Slow
"Not Highly Erodible Land
"Potentially Highly Erodible Land
Based on information from the Wright County Comprehensive Local Water Management Plan, the
sensitivity of the Mt Simon-Hinckley aquifer to pollution is considered high in this area. Within the
project site, groundwater contamination is high susceptibility where highly permeable soils exist. It is
anticipated that the residential nature of the site will not cause any contamination. The locations ofhigWy
permeable soils are illustrated in Appendix A. .
No hazardous wastes are anticipated to be generated by this site. General household municipal waste will
be disposed of using the municipal garbage hauler. Recycling will be encouraged.
.
During construction, vehicles containing gasoline and diesel fuel will be present on site. However, the
potential for contamination is low and no toxic or hazardous materials will be present after construction.
The developer is required to have a containment plan through the NPDES permit.
Not Applicable.
2,288
The trip generation is based on information found in the 7th Edition ofthe Institute of Transportation
Engineer's (ITE) Trip Generation Manual.
Figures D-l and D-2 located in Appendix D, illustrate the traffic distribution for the proposed
development, as well as the existing daily and PM peak hour volumes on the impacted roadways. The
. existing traffic volumes are based on projected traffic counts.
Hidden Forest/Sunset Ridge Residential Development
Monticello, Minnesota
10
Environmental Assessment
Worksheet
5D-loS
.
.
.
-
The intersection ofCSAH 39 at the proposed site access and Haug Avenue at 90th Street will operate at an
LOS C or better now and in the future.
Based on the data and analysis, the proposed site traffic, now and in the future, will have minimal impacts
on the existing and proposed roadway system. Coordination is necessary between the developer, City of
Monticello, and Wright County to ensure that all accesses are constructed as permitted.
The proposed project will include the development of 237 single family housing units. A carbon
monoxide analysis is not required for this project. It is anticipated that the state and federal guidelines
would not be exceeded.
No stationary sources of air emissions will be constructed as part of the project.
Noise
Noise from construction activity is anticipated to temporarily increase. The City of Monticello Zoning
Ordinance outlines noise frequency and duration levels not to be exceeded during construction.
Additionally, the City will work cooperatively with local residents to further reduce noise impacts. Upon
completion of construction of the site, only normal noise levels associated with a residential condition are
anticipated.
Dust
During construction, particulate emission will temporarily increase due to the generation of fugitive dust.
Construction dust control is required to be in conformance with City ordinances. The following dust
control measures will be undertaken and enforced under the NPDES permit as necessary:
I. Minimize the period and extent of areas being exposed or graded at anyone time.
2. Spraying construction areas and haul roads with water, especially during periods of high wind or
high levels of construction activity.
3. Minimize the use of vehicles on unpaved surfaces.
4. Covering or spraying material piles and truck loads.
Additionally, the City will require the developers to submit a phased grading plan that addresses dust and
erosion control.
Hidden Forest/Sunset Ridge Residential Development
Monticello, Minnesota
12
Environmental Assessment
Worksheet
SD - Co 10
.
The proposed land use for this site is residential, which is compatible with the Single Family Residential
guided district for this area. Both Hidden Forest & Sunset Ridge residential developments will be annexed
into the City limits and subject to the following plans:
· The City of Monticello's Comprehensive Plan.
The City of Monticello's Comprehensive Plan indicates that this area is guided as single family
residential. This project is consistent with the Plan as a permitted accessory use.
· The City's Comprehensive Water System Plan
The City has adequate water supplies available for this development and the City's water services
will be extended to the site. The average demand generated on-site is expected to be
approximately 64,938 GPD under fully developed conditions. Trunk watermain will need to be
extended through the site to provide looping of the system to maintain adequate system pressures
and fine flows, as per the City's 2004 Comprehensive Water System Plan.
· The City of Monticello's Sewer Plan
The City of Monticello's Sewer Plan indicates that the sewer system will be extended to provide
service to this site.
.
· Draft Comprehensive Storm Water Management Plan:
Storm water will be treated to NURP guidelines and discharges rates will be restricted to pre-
project conditions, thus meeting the requirements of the City's Plan.
The Hidden Forest and Sunset Ridge Residential Development plan will be required to meet the standards
and policies in these plans.
The adjacent recently developed Sunset Ponds development (located west of Haug A venue) included the
extension of watermain and sanitary sewer to the general area. Sanitary sewer has not been extended to
the proposed development from the Sunset Ponds development. A watermain stub was extended from the
Sunset Ponds development east to the south side ofthe proposed development. Because the proposed
development is located outside the current planning area for the City and because limited utility resources
are available, a study of the public utility needs for sanitary sewer and watermain service is currently
underway. This study will evaluate the available capacity, method of providing service and anticipated
costs.
Road improvements as indicated in Item 21 will also need to be made to mitigate these. The City will
work with the developer to determine how these road improvements will be completed.
.
Hidden Forest/Sunset Ridge Residential Development
Monticello, Minnesota
14
Environmental Assessment
Worksheet
---
S 0 -<<>1
NOI1.lll:l:lS30
hTh,
, ,
,
.,
'"
<___I
.
'"
~"
~~
"~
, -,
~ ~ ~g
~ \j ~!:l
~ ~ ~ ~~ ~
o ~ ~ !'i'l'" 11.'
'" '" o..:e;. ~
~ ~ ~ ~ ~ ~~ ~
~~ ~t;~ ~~~
:i:i~t~~~ ~~-~
< < - ~ ~ -" ~~.
3 ~ ~ Il ~ ~ r ~ 13~ ~
I
~
I
., I 18-5
i ~'o{l ~"
~'E.r~~~~~
~
,.-
i
~ ~
i 1
~ I
~ __ "L_J
~. 1.. I
"5 ~ I
&.5 !!i
~ ~ I
~~ '
,
~ .
~g~~~~
~I,?~~~~~~
'<:~~i5~~:t;~
Y1 ..... ).. ~ "i '" a i: ot: e
~~a;;j8;:'it;;~~J::
hn~~~n~
~BBBB8BBBB
..G p 1 0 80 II 0 -Q-
n
II! .@)o< f
,
.
.
-'
~
m
c
~
.
c
c
~
M
..
...:~;
.i-~~
I." .,
'g -r~ ~
~;ii
.<:1l...a
- ,
~g:ti
f:o!]]
ib_~
-.!." ..
~"-=-i
rti.-1 ~
m-t'." "
~
5 t;;
~ "
o ·
~~~
~ fi1 ~
~ ~ ~
. . 0
~ ~ ~
- - -
;!jB~
x ~ .
'ON'I'>_I:I
lOld AJDUIW!laJd
UOllDJodJo::J PUDl del
N~ 'DII"O!lUO~ )0 All::J
UOll!PPV a5p!~ l"suns
:.100
m'1!,~~I~~:lII '~~II~~~~
::lNkIdV/'l
::lNlijnN~l.ul,^l:J
DW,:v.ms awn
O-!;lOlOl "ON nJ
IVld ]l:Id 1:]11.:1 :lAlO
~:)'80]}I:l]HJ
~:).aNM"'l:l(J
!}I'l :A8N:JIS]O
]l\fO ~~ toO/IO/OI '31\fO
:p.ul'>!S
'ONI 'S3J.YIOOSSY .
NOS1:I303d 'J.l:IYflOa
~-
/ __' .,,_ .-'~ ,,' - '<1 ;>.!.?'~_~~"70-:':ii':':.~ ~"
tf~"'Ii" ..""......J It """"'5 JO ~/! AS '~I J~t/l...AS .YI JO ."" Yl"OS,,",
// _/ _/-.,..~--."". r~~..;~~~);'1"/ '''''''--_._... /
; d~J-l.n.~ ~
.'- -, p,=--;::n1 'aa~'r. I' rt6.
,
_ -."r:J:b>r:;:-:'::--
'.,
,II N3'$~~{o~~;.n~la,.,.tIO~_ -"-V\:.-/'~
ll.__ ,- ~~" ~'-- >,,~,,- l;bJ~~.'!'N ''''lJ Jd""" iRf _#f,d
II 'owii'oj>gD:l!s}dii._"
"". II '--". "'., , =';'':':.~~~o'''~..:z
.t..!I-ANlI ,~.-6to-M"'__-,- "'~--'2~~"N1 ",f!1W'1Id n_.J _'III~~...._\
dI'Q, :~-~'~'~~~'~~A: -;,~, ':~~-::"_:~ "!~~__':_:"::::':-.:";':'~ I;::,. L
/
~ .
~'r.'>Z",")~~f~>:....,;';'J
"'-'~">-,:,.</ ' ,ot.'
..,/ ,/ ..,",
" /'
O"::;.:!
f: ~ll-
';;Q:~~...
.;;;';;..~
!- "'!.:::.
;;.9--E-<>"l
~l!i~
s~,,~~
I'd!]
a~i:&
I ~~Jii
" .. >
" ~.!O8
:'hP""
06<J:::: t-
L-n'i
"r:~lo.'-> 1;
"'.elf: lf~..
;i.....~:}
t.;:..,,,,8~"'C
i~~
i::
1C~t'~-'J'~.r;......,
,
r
,
.
J
,
,
I ! (
, .
~
I i
I g <>-
, I ~i
, l
II ~g
.1 I
, a
! // ~
I .
,/ ~
, )
"'--"---,,,
(/ .
0
/ .
~
"'-S,
".
- j.y-- -7I!J~- ~
I /""
'~L! /'
1 -'ri '
L _--------::._~:;;;_
T r/ -/~, ___--::
'1",1/ ! k; ~
I~L L/m, _'
k ...._-'-____
.
t ::J
:~ .;.:
H
:~
,
.
\
\
;
I
I
'\
\
'I
. \
\
)
I r
,)
'J-
r"'./-"
l
i ('/' ,,___~
-"' / l'
\"-.' -
';;:>v:"-:!'d~-:
'-'- - -
~:c~, I
... ~ 1_
"'~..,
" .
'\-'...~
a
.
, I
I !
I
, , .
. ~l;'
. -
; I l
, ,
, I !
\
/.t.:J . .
~ j J
, /"
.
;
,
.
.
.
----:..-~-==~"""--.....-
.
I
:8
11
~~
~;;;
1
I 1-__
I , .
.~-=-r:::~ '--:::-.-.~ :::-:-:
Ii __J_"-
---1-' r-'----L--
p ,
iil ,
III I 1 I.
I:' 1,1.
.' I I I
f' "
: I '6 q
I J l!
Ii j ,,' ,"
;;; I' I i!i l~
::.1 i: . .,: tl_
", I' I
.,': I
I I'.
I I -:d::--==-
I'
I
,
~
I
I
,
,,~-----------_. ,,-,,-,~-
-,\'" - - - -..... - - - ->- - - - -,..'" - - - --"Q;o--
... lSlt'~ 'XXJ~. fJ3MEa ~~II~; -:lOa 1I~::1
IN.Jf\'.n~J MJ/SSIlrSNYIIJ :J1/IJ:1]U 1'...,.1171\0- J.J .
I
__L_________________________
-~~-"'-
-:He _ _ _ ~..... "" _ _,.
. 'J
---------- !
I
.
,--'
)
,
,.-
/
---'
.
.
;
,
.
.
.
I
,
,
x...-....
~ \
---- I
!
a
.
.
,
!
-.....-.-""
.
...--
I
)
" ,
'/
L
J.
-'L
-=L
, . . ..
<II ..
25%
95th Street
<II ..
5%
CSAH 39
<II .
50%
15%
<l>
::l
C
~ 1 30%
'"
J:
<II ..
5%
90th Street
Hidden Forest/Sunset Ridge. EAW
City of Monticello
Wright County, Minnesota
-
160%
<II ..
10%
Figure 0-1
Traffic Distribution
~ _ (<on
.
.
.
.
5E.
Council Agenda 03/14/05
Consideration of a request for a lot line adiustment for two sine:le-familv residential lots in
an R-t Zonine: District. Applicant: Stephanie and Shawn Rossebo. (FP/AS)
A. REFERENCE AND BACKGROUND
Planning Commission approved this item, noting that a revised survey had been
provided by the applicants showing the proper alignment of the 6 foot property line
drainage and utility easements. The approval is subject to the vacation of the existing
drainage and utility easements and their re-establishment as shown on the revised
survey. This item is placed on the consent agenda for approval under alternative 1.
Stephanie and Shawn Rossebo are requesting a simple lot line adjustment between their
property, legally described as Lot 2, Block 2 of Groveland 4'h Addition, and the adjacent lot,
currently owned by Homes Plus Builders, legally described as Lot 3, Block 2 of Groveland
4th The two parcels are located on Park Place Drive.
The request is to accommodate the acquisition of property under a fenceline, which was
placed slightly over the property line between the two parcels. Lot 2 will be gaining
approximately 2 feet towards the front of the lot and 1 foot as the property line moves to the
rear of the lot. Both parcels to be created would fully conform to the zoning standards
applicable to the R-I District. Both property owners are in agreement on the lot line shift.
The lot line shift does cause an improper alignment of the current drainage and utility
easement. Staff has asked that the surveyors provide a new survey showing the required six
foot drainage and utility easement on either side of the lot line. The existing drainage and
utility easement will be vacated and a reinstatement of easements will be provided on each
side of the new lot line.
B. ALTERNATIVE ACTIONS
1. Motion to approve the lot line shift to create two parcels as described by the Certificate
of Survey. subject to Council approval of the vacation of existing drainage and utility
easements and the re-establishment ofthe required drainage and utility easements.
2. Motion to recommend to the City Council that the lot line shift be denied [for cause to
be determined by City Council.
C. STAFF RECOMMENDATION
Statf recommends that the Planning Commission move Alternative Action 1 above.
D. SUPPORTING DATA
A. Site Location Map
B. Revised Certificate of Survey
C. Applicant Letter
-~i 0
HI
6A
RIVER
><<lIlJl.E
~
o
'I
1/L1
MILE
.'.,.
;
1/2
MILE "
, .H..... L
/"/
c.,\ '.......,'
\ \
\;
"", I
I ___
V
.re".oiisr"i":
' ,
~
!
...,.,
, ROAD
DUNDAS g l:;t~E
--ol ~ j;~ ~
!t:::i ->f <t.
f"J>vr ...~ 'I 0
l-<<A."flo!'~ '
w
"
Q
00; 3"
ST~
, " 5E. --1 \
66
Planning Commission:
.
I own the house located at 9594 Park Place Drive in Monticello (lot 2 block 2 of the
Groveland IV addition).
We used the iron monuments in the ground as markers and fenced in our back yard in
August/September of2004.
Tim Flynn (President of Homes Plus Inc.) owns lot 3 of block 2 next to us. In September
he notified us that the iron pin was bent and our fence had gone over into his property by
approximately 13 inches at the front of our fence. At the rear we were right on the
property line.
Instead of moving the fence, we came to the mutual agreement that we would buy a small
portion of his lot from him to make everything legal and recorded.
I had a new survey drawn up to show the existing lot lines and the proposed new lot lines.
We agreed to a straight lot line shift instead of having the lines zigzag.
Homes Plus has now sold the new house located on lot 3 and we are looking to have
everything recorded with Wright County prior to the closing on the house at lot 3.
.
I notified Tim that the hearing will be March 1 st at 6:00 PM in Monticello. He said he
may not be able to attend, but will get copies of the documents that need to be recorded at
the county from me. He can be reached at the following:
Tim Flynn - President
Homes Plus
763-428-8200
5730 Quam Avenue NE
St. Michael, MN 55376
Sincerely,
Stephanie Rossebo
.
5t:.-'\d-
\S'
;61'00 'oN ~all uU1W 'lPSeJd 'll AJo~aJ:J
IZ'oN '~all 'uulW 'uosJapUV .~ sa]Jell:)
toOZ'
J"qw"""G jO A"P pJ[;Z slll1 sn Aq
'\I.(}1;l~) /> I"i;}'t~;') pau~lS
\ i , . I\./
-.-./ . ./ -....-..-'
UO JO WOJl 'Aue 11 'slu"w'IoeoJoua alqls1A pu" S~ulPnnq lle :
a'll pue puel paqposap aAoq" "'11 lO sapepunoq "'11 l'
jO UOllelU"saJdaJ lOaJJoo pue "nJl e SI sl'11 l,nn Allpao
'lualP 1.,
uOllell1JOjUl JO pJOOal 10 sleld wOll an UMolls sluall1ase
''SunT:lUIW.I03I1 ~.Icn'{l pUB 8 101 pres )0 .IaUJOO Ap.nS<:J.M. lS0tll .:nn WOJ,
aun A[Jalsa.M.l{lnos pres '3UOlR pa.JTIS13aW 813 AP<:J1S'BcHllnOs laa) 2YZ lUtqslP lU10d V.IY8 C 10'1 VI'91
JO aun A1Ji:J1SiJ.Mlnnos 1S0W a1f:'\ 01 lUlod R 01 1;;l3J 9v"991 10 aOUtqslP '8 lSfJM. spuo~as gO s:::qnulu
89 saa.l:Bap 69 41TIOS C);JUaql ~paq1-J;)SClp U13J::H{ aq 01 aUH aql JO 1tuluUl~;}q )0 lutod CJql 01 FJa
88'0 JO .KlU'81S!P -e C 101 pres )0 t}uH ^pals-eatfpOU 180m ,nIl :Buore '8up-eaq pawnss-e '18"83 SPUD;);}:
09 s.,qnurlU 99 saa.I~ap t-v 41noS C)ou<:Jlll l; 101 pres )0 .I3U..IOO Apaq':pou -tSDm "nn 1"E! '3ulouawwo:
:auH paqposap 8U1M-OnOI .nn JO A"p.;qseaq1TIOS ~Ul^l JDt:"Uaql 1Bld pap.IoaG.J .nll 01 ~U1P.IO;)Ol
'e1o~auu!W 'Aluno:> 1q~]JM. 'NOIJ.IOGV HJ.1' GNV13AOllD '00 :>pora '8 101 jO p"d 1"'1,
la"l ",enbs 9009\ = "a~" 8 13:>llV,
'~UnEUllU.IG1 a.Han put! E 101 pres )0 .1<:lU.IOO ^palSaM lsom all1 WO.I) aun Ap;;qsaMll1no
pres guolt! pa.Inst!am S'8 ipa1-SlHH.'[lnos F~a)_Gye lU1?lS1P lU~od pres G 101 P!'8S JO au~1. Ap.nSi:lMIr:jno
lS0Ul a'll U! lU10d li 01 laal 9t'991 10 aoualslP a lsa At spuooas 90 SSinU!Ul 99 sss;'8s
69 'llnos aoua'll ~paq]Jossp ulal"'I aq 01 aun a'll jO ~uluul~aq JO lU10d a'll 01 laaj 88'0 JO souels!
'8 [: 1-01 p~t!s JO aun ^pa1sBaQ'Pou lsom a1.l1 ~uolt! '~upgaq pamnss'8 'lS'83 spuooas ,09 sa1-nulw 9
saaJ:Bap tt InnOS aouaq1 ~E 101 pres )0 Jau.IOO A:paq'pou lSOUI a1.11 1'8 ~ulouaUIUIoJ:auH paqposa
'Bul.M.OlloJ itn-ll )0 ^palSaM41.IOU liUI^1 Jo.uaql 1-Rld pap.looaJ aql 01 1iulP.lOOOg 'l.qosauulW 'Aluna
lllllpA\. 'NOl.LIOGV HJ.1' GNV13AOllD Ul lie '2 'pora '8 101 jO pad le'll pue 2 101 jO II
l""J "~enbs 8699\ = ea~e V 13:>llV
:SNOIJ.dlll:)S3G 1VD31 G3S0
NOIJ.lOOV HJ.'Y GNV13AOHD 00 >pol8 '[; 'I? 00 slo
:NOIJ.dlll:)S3G 1VD31 DNI
\-(', --'1
/"
/ '1.....
, "
/ '
, "'-
/ ,
/ "'-
, '
/ "'-
~~ ,/' ~
~.<b<O / \
/ '
, ~
/ '
/' ) /'
,/ H '1 3: J H V d 'o~.!.../ /'/'
/ OU '
, ~s~ ,/ /:~'&/'\
/ :. ", r'" 0'\ /" /' ,,~" ,'/,....
, : (,< : ~" /'~,,\/ \
/ (> ,~.l ',j .:. .11\',/ /:~a'~....-/
/' r_ ,/ /,;,..;,,'/' \
o!), iQC;:> /~' ,
...--.... ~o / / . \
,..: " Cl ~C3~/ /'/' , ' ,
< ......,_"'- ...~N'" '.o' ....-
-.., J.N:!lI'l:!lSV:!l ~-=--==--...... \,.' ..,;;y /,.o' ,....- \
, HI'lIJ.n 'I' :mVNIVlIU;;' "'....../' /,Y,"I.'<!Q,;/ .
" (' /' /' ~y \
~ --' /' /
" 7~ --..' \
, /' /"/" ,/ )
" . /' .......-
, / /" / '
, '.o' /' /
r\
'0
:6.....>
gO--
,
\".
............8f
..~_J: .107
A 711:
/;
.
.
.
Council Agenda - 3/14/05
SF.
Public Hearinl! - Consideration of a request for a Conditional Use Permit for Open
and Outdoor Storal!e in an I-lA Zoninl! District. Applicant: Twin City Die Castinl!s
(FP)
A. REFERENCE AND BACKGROUND
Planning Commission reviewed this item at their regular meeting on March I st. The
Commission confirmed that no scrap metal would be stored in the area outside the
covered storage structure and that the covered storage structure would be
architecturally fitting to the rest of the building. Staff explained that the 12 foot
fence shown would be allowed as part of the conditional use permit. A building
permit is also required for the height of the fence and will bc included as part ofthc
permit package for the expansion project. Planning Commission also made notc of
the condition that appropriate landscape screening measures bc provided as part of
the CUP. With those comments and conditions noted, Commission recommended
approval under alternative 1 below.
Twin City Die Castings is requesting a conditional use permit for open and outdoor
storage to be located behind and to the south of their existing building at 520 Chelsea
Road. The proposed outdoor storage area would be approximately 1125 square feet in
area. Slightly more than half of the area would be covered with a standing seam metal
roof, colored to match other architectural metals of the existing building. The area under
the roof would abut the existing building on the north, be open on the south toward the
fenced area, and closed on the east and west by walls finished in architectural metals
similar to the standing seam metal roof. The area undcr the roof would be used to store
metal scrap bins, scrap barrels, pallets and other non-hazardous materials.
The fence enclosing thc area without a roof would be 12 fect in height and slatted to
provide screening. On the outside of the screening fence, at least eight (8) "tall
evergreen" trees are to be planted to soften the visual impact of the screening fence
toward the High School. The area without a roof would be for storage of pallets and bins
not affected by weather.
Open and outdoor storage as an accessory use is allowed by conditional use permit in the
1-2, Heavy Industrial District provided that:
. The area is fenced and screened from view of neighboring residential uses
. Storage is screened from view from the public right-of-way
. Storage area is surfaced to control dust.
. Light sources are not be visible from the public right-of-way.
The plan providcd by Twin City Die Castings satisfies each of these requirements.
B. ALTERNATIVE ACTIONS
1.
Motion to approve a conditional use permit to Twin City Die Castings at
520 Chelsea Road for open and outdoor storage subject to the plans
provided and attached.
--I ~
Council Agenda - 3114/05
2. Motion to deny the conditional use permit request of Twin City Die
Castings at 520 Chelsea Road for open and outdoor storage [for cause to be
determined by City Council].
.
c.
STAFF RECOMMENDATION
Staff recommcnds that the City Council move Alternative Action I above.
D. SUPPORTING DATA
A. Site Location Map - Aerial Image
B. Site Plan describing location of proposed storage area.
C. Sketch Plans and Elevations provided by Twin City Die Castings
.
.
-15
itA
S Y -j \p
.
.
\ I I
\ .. I
II I
,I ,
III
1..li t
';I [ I
1\-1 I
f" I \
~W:) ,__ __
err---
I :;\
I 0,
J
I
I
-
-
-
~
J
~<::f.:
1
A:r.:j"..
.
\
/
/
/
/
/ / /,---
((@!
(
I
i
I '
I
eg'l ~I
I
'I I
,II i
) }
/
~
,/
ilti~ .i...'-:
(-1
~ :~;
r",
-'.'1..:'
~.J (1)
([I
Oil
"-
Ci,-.L!
(Y d i
(L~
G)
Yj~
~:2 : 1
2'::;[" .
\ s-'S?~:
~;\~,U,
o#.i;,;:"V'l;
tr.;~:;:, I'",
C'
"
~
~,
e\\ ~<iJ;.'
..
l \
\ "
~ \
,
..
"
O'
~,
C
,1l.....~..._
'<- ""~"
......."\-
,,'
",
, (t/J7
'~:,j_:.
.t\' !'-~,.
- '!,}~"/
)"
~r'-. ;
t"r..,
"
I- c..J
'.1.' .
,:
~A,,-
, .,
.~, '! '....y~ -'-
"- ,f 1"1 -0\'"
-. '"' ,>,';t, .,.~
\),1i9l\'~~".;; i:.<
"<tJ".,~,-, "'!l"-
'"
'~:,:j
{,;,;"
'''. .1;'1-
'" >".~
'.....~"
f,
,',11
\Illl
r,\ ..
}: ~; -'I
'-~"-':'I ,
{"::y
" ;! ?r,
c,~ "{f I, ".:'
...I)~ /
- II (
I'
11.\1
"
, H
"h':;'::'5':"', .... j]l i
, "<Ill' ,~.
t liiii
If;,!',
:I!I"
I~i:\ i\
'II
,'-" i:l
,il\
II I (.
~:ll\
'\ II
,I i I
I ~"\,:
I, 'FI'
)1 ! t i
II \ 1:
~I ~~t 11111 >1
: ..;." ~~: C'] iF:/
I c,' ml I'_li;l
~-:J", i fit i "II ~ '}Jii-
/~,--~, ~~, '\, ~r je<< +'J
:0~~' ''';~'~ ~~< '" : I I,i, ',',,1,1 ~ '"I,'" ',:
IT> ~ \1, ./ <.~l'~
h "!, / "\",-r~1'
'v ' i 'l:fk'
\ ':il\\,~;f"Y
':. '" '\ '~"",I
il'l "'I
II'! l'li
I JiJ~iJiJ
~
~;.11
S'\---ll
,<!
ILl,,!
l~i :;;
"
f,~,
'-, -
O~I
:',' i'.~
.i''', \,
'"'0' :~
.., j.:~o
'" }.!
~;,i rill'~~ ',c..:r;:
r"le-,., ":1
r. ,.~
P
I'l~
IO!
~
'-,
I r '.
i\ ',' ,,,
1M'
\
t:' (' ~
r~l ,Ji
, ,
' :'-1 .'1
<'. ~~,
. l- Y.' ie"
[j Ini~1 Ij,~
u
I!)~,
\J
'J
4
\oJ
~
Ifi
I _c
,-=; .U~ \
~ ~: ..;
:2:. W
':'.'VIW
UwlJ!
<-~ U ._1
(:'__J_..
Lr.--,I(_:
o "'- (~
f~)~. i'
~; i;-\
":,1/;
"
rJJ;J
,
'\, ~;;
-'\J
"',0:."
9 (,' c.
r. Ii IL---'- ~ ' ,':t::
6 _ ,
"
'.-
\ .,,:::r t:~
\, ';2'::d:{d
U
~I
~,
8
P--
~
.(:L
Sit/.x'
'"'
d
'B'::I," '~., [ "'",'
~'A U-\."c:J.
~I' :l.!T1Q1'
U~,
~ . '. 't'J" t::
" -I g-ri?vl
, --'
'-
t~,. :;~
\~
I():i
k'
,~';;: ~ .:>i->
G
2
;;
n
,
,
~1~~!,:ii11
~
-.-:::--=-:-:~
,~!
,
.,
"';
.
.
.
---..
16' O.
12' O.
0;
,"
q
-/
~
-
U ::J
.., ()
0
-0 -,
r-+-
0 '<
UJ
(l) CJ
0... -,
CD
U) ()
r-t-
0 0
.., UJ
0 r-+-
1.O ::J
(l) \..0
UJ
)>
0... --------
0... :s::
r-t- 0
0 ::J
r-+-
::J 0
(J)
0
'--.../
'"
'"
,"
q
CT1
x
iii"
~
20' O.
::>
<0
25'-0.
Ul
o
c
~
;:;,-
-0
.....
<t>
(")
a
en
~
:::E
o
{PC
S\---l~
.
s::
c
I~
13
I~
1"0
I
I
I
I
i
I
I~
!m
a
.
i
I
i
I
J
i
I
i
I
i
i
i
i
I
i
I
i
I
I
i
i
a
.
"""T""J
r+
)0
101
II
I
e~DUJn j
tlewetj
~
~
1'0
CJ1
U)
..CJ
-....
E'
5'
."
a Q
." -
o '<
= 52
0. ~
Vl <>
- 0
: ~ ~
~ ~
.. 'lil
>-
g;~
=: ::J
g ~
...
.e:
5 '1=_1 q
be
Ii:
. !: I j
c
. CoO I i
!
I~ I
J ~
13 I [g2J
'VI I t
I.., ) ~
ia I
J~ i
i
i II1J
i I
I
~ ~
... "
.8 2
0l : ~
co. .
~ ~ ." ..,
o D ~ li
~i~ o ""
... ~
. '"
.
~~ li:,?
!!! !l
~ go g:.
... ...
0ii .!:
if!
.. 8:
o ~ -
. Q7 I
ODwn.:l
WlWSH
.
...,.,
-
~
~
l'.)
(]l
(/)
..c
S f ~ '60
!'c E[j9CN
C 1 - ,~ U NI I
L)ln ,I, h:
V1dSEP SOOG '~G"q'j
-----
. ft;u
I
.
.
.
---
Council Agenda - 3/14/05
5G. Public Hearin : Consideration of a re uest for a for a Conditional Use Permit to allow
loadin dock doors frontin a ublic street on a corner lot in an 1-2 zonin district.
Applicant: Tapper Holdinl!s, LLC. (NAC)
A. REFERENCE AND BACKGROUND
Planning Commission reviewed the conditional use permit request and briefly discussed
condition number 1 involving increased parking needs due to the proposed expansion. The
applicant clarified that adequate parking would be provided to serve the expansion.
Additionally, staff noted that there is space to accommodate additional parking, should it
be needed at a later time. The applicant indicated that he understood and could comply
with the other conditions as listed. Planning Commission recommended approval of the
CUP with the conditions as noted. This item is placed on the consent agenda for approval
under alternative 1.
Tapper Holdings, LLC has requested a conditional use permit to aUow the location of loading
berths within the front yard area of their wood product facility located north of Dundas Road and
east of County Road I ] 7.
The proposed loading berths (5) are proposed as part of a proposed 25,000 square foot expansion
to the existing 56,400 square foot facility.
The subject site is zoned 1-2, Heavy Industrial which aUows loading berths within front yards
(and side yards which abut face public streets) by conditional use permit.
CUP Requirements. According to the zoning Ordinance, loading berths located at the front (or at
the side of buildings on a corner lot) are allowed within 1-2 districts provided:
I. The loading berths do not conflict with pedestrian movement.
2. The loading berths do not obstruct the vie\v of the public right-of-way from off-street
parking access.
3. The loading berths comply with aU other applicable requirements of the ordinance.
Off-Street Parking. According to the ordinance, manufacturing, processing, and warehousing
facilities must provide:
At least eight (8) spaces plus one (1) spacefor each two (2) employees on each shifi or at
least eight (8) off-street parking spaces plus one (1) space for each 500 (500) square/eet
offloor area.
Utilizing the "8 plus 1/500" ratio, a total of 155 off-street parking spaces are required of the
proposed use. With a proposed parking supply of I 03 spaces, this minimum supply requirement
has not been satisfied.
To address this issue, the applicant should either demonstrate compliance via the "employee
count" method of determining required parking or revise the submitted plan to illustrate "proof
of parking" stalls. If "proof of parking" is to be illustrated, the City shall reserve the right to
'61
Council Agenda - 3/14/05
.
require the construction of such stalls if the need arises. Also as a condition of CUP approval,
the site plan should be revised to illustrate parking stalls to be devoted to use by the disabled
(one stall for each 25 spaces)
Access. The site is presently accessed from the south via Dundas Road and fromJhe west via
County Road 117. No change to the existing access condition has been proposed.
Site Circulation. Ample maneuvering space is proposed west of the loading berths to
accommodate anticipated vehicle turning movements.
Pedestrian Movements. The CUP criteria stipulates that the proposed loading berth area should
not negatively impact pedestrian movement on the site. While the parking stalls proposed west
of the new loading area are considered acceptable, consideration should be given to "infilling"
the existing parking lot located west of the building (to the extent possible). It is believed such
stalls would be in closer proximity to the building's entry and would minimize cont1icts between
pedestrians (employees/customers) and large service/delivery vehicles.
Screening. As shown on the site plan, a berm and series of evergreen tree plantings have been
proposed west of the proposed loading area. The berm appears to be 5 to 8 feet in height. The
zoning ordinance requires evergreen tree screen plantings to be at least six feet in height at the
time of planting.
.
Setbacks. The proposed building addition complies with applicable building setback
requirements of the 1-2 District.
Lighting. No information has been provided regarding site lighting. As a condition of CUP
approval, all exterior lighting should be directed such that the source of the light is not visible
from adjacent properties or rights-of-way.
Grading and Drainage. Drainage on the site is a significant concern. Public Works and
Engineering staff have highlighted a need to provide storm sewer to this property to
accommodate runoff resulting from the increased impervious surface. Stormwater capacity does
not exist on the site. Issues related to grading and drainage should be subject to comment and
recommendation by the City Engineer.
B. AL TERNA TIVE ACTIONS
I. Motion to recommend approval of the Conditional Use Permit to allow the location of
loading berths within the front yard area of the subject site based on the comments from
the staff report for the March I, 2005 Planning Commission meeting.
2. Motion to recommend denial ofthe Conditional Use Permit to allow the location of
loading berths within the front yard area of the subject site based on a finding that the
submitted plans are inconsistent with goals and objectives of the 1-2 zoning district.
.
C. STAFF RECOMMENDATION
The proposed building addition and associated front yard loading area meets the standards of the
ordinance. and the screening plan should be more than adequate to mitigate any concerns over
Od
Council Agenda - 3/14/05
..
the view of the loading area. Based on the preceding review, staff recommends approval of the
conditional use permit amendment subject to the satisfaction of the listed conditions in Exhibit Z.
D. SUPPORTING DATA
A. Site Location - Aerial
B. Site Plan
Z. Conditions of Approval
..
.
Z3
Council Agenda - 3/14105
.
EXHIBIT Z
Conditions of Approval
Tapper Holdings, LLC
1. The applicant demonstrate compliance with the City's off-street parking supply requirements
through proof of parking or employee counts. To achieve the required parking supply,
consideration should be given to "infilling" the existing parking lot to the extent possible.
2. The submitted site plan is revised to illustrate required parking stalls to be devoted to use by
the disabled.
3. The proposed plantings comply with the requirements of the zoning ordinance.
4. To the extent possible, the proposed building addition match the existing building in terms of
design and color.
5. All exterior lighting be directed such that the source of the light is not visible from adjacent
properties or rights-of-way.
.
6. The City Engineer provide comment regarding grading and drainage issues.
.
SG,~ 8 '-\
fA
e
.
l)G- 'lsS
"
J.K~
=>
0
! '"
~
. .
~ ~
E ~ w
~ tll
. LL
';I .
" . ~
~ ~ ~
" .
. ~
9 0 ~ a
~ " ~ !
~ .
~ s 0
. I
. r !
il
, ~
,
,
,
---------
".../ \ I
...-/ /~\ \ I
// ......... \ \,-1
/"'...../....-:./\\\
1/ /' /"1\ \\
" I I I / I \ \ \0
\ I t I I I1I1
I 11//1111 II
",,' { I11111
I It I II I
, I 1"11'1
I \ I r I! i ,11 I "___~
I I IIJI,il\I\I~'-_____""'"",,,,,,
I I 11,'[11 \\'.....----.........., \,
\ I ,{ I, {j II \ -.. '\ I
\ 11,1,1;/ \1 \ \ I
\ II, " " ,\,\ \ " "1 I
\ I I, " / ,11\ \\ \ \ I
\ 1/ I / 1/ I 1;:.1 I \ \ ...., \ I I
\, I" 1'1 ~~I \..... \ \ \ I
,[ II, ',1, 't;lri \" \ \1\\
I),' / / ,1,,' J ;'ir;/ \ \ \ \ i 11
11{,li'ilXl< I I I II I
! I I I} I I x. / ! I 1,1 I
'I I I " I I IN / ' I III'
II J /1,' \ I ,I I I, II
\ II I, ',' \ I I i I, II
v I " I ',1 ./ II J J i I I
I "I \ / I ,! I J
f /", \ I / 1,11
I ., I I I \ /" ~ i I f I
\ r \ \ \ \ /' I I I i
\ \ \ \ II / I r I I
\. \ \ \ \ \ ~ f/ ! I I
'-\ \ \ \ \ I 1,1
'- \ \ 1"'- j II
\ \ \ 1'1 I I
\ \ \ \ II I I
\ IIIII I I
',11/1 j J <-
I Iii} \ I .....
~_ '- I I /I I \ I
.... , I \ I
" J I I
..... "}I I I I
..... ..........",......!: \ II
" '......1 I \ I
\ '\ I \'..... \'\
\ \ \ '\
\ I I '\
\ I \ '\).,
\ i 1 '\
I I I
I I I
I I
I I
I ,
I i
I'
, '
, I
I "
/,
\
,
,
\
,
\
\
,
,
,
,
,
,
\
\
,
,
,
,
,
,
,
,
\
,
,
\
\
,
,
\
\
\
I
I
I
I
I
,
,
,
\
,
\
I
\
I
,
I
\
,
,
\/
,
,
,
\ I
,I
,
I
I
I
I
I
I
I
I
I
II;
II \
III I
II III
\11\
'\
I,
,~\
/...--- III (
/ I
I
I
,,,.
I /
\ I I
I I ~ (
! \ [I
o ~ II \
WZI.&..-H III
lflotn~\ l:':
~~g~\ Iii
0-0 II \ Iii
Olfi'l&J\ II
O::ONf:: III)
Q.. <( ...-"'- / J I
/ / I
____...-...-...-...-~I II' ,
r-"'- /' /'
_/ I
;__-:-_ I
I''''ltiii
,
\
I
I
I
\
\ I,
I _J \
I
'I
I,
I \
I ,
I
~
--~
/
I
I
\
\
\
\
\
I
\
I
I
I
\
\
I
\
\
I
\
,
/
/
I
/
/
I
,
/
I
I n
I / ,
...- /.--, \
i( --~ \ \
Iii '1\\
III \ II
IiI ", \
III \1
il _____-' I
1\ II
\ \. II
'; -.....-1)
, I
, /
I
I
I
I
I
,
I
"
"...."............,
,
\
, /
',I
,
,
,
_I
/
1
1
1
I -------
,
I I
I I
,
,
,
I
I
I
,
I
,
I
_...~-
i-I.i
~
'"
,
/
I
I
I
I
I
I
I APPROXIMATE PROP RTY LINE
\
I
\
I
I
\
I
\
\
I
\
\
\
I
\
,
\
\
\
\
)
,
,
,
,
,
I
I
I
,
----
...-_..... '-'''It',
, ,
, ,
, ,\
__ _- --z..__ _ _ _..... __ ......11
~...--
/
I
"
~cj
_0
X~
",OJ
-t<
m
~'"
v>m
0>
o
o \I
..
u:i~
"'~
,
,
,
"
---------- -- \
'I I
\\1\1 I
\ \' ~ I
1\\ I
\ "
\ \\ :
I '\ I
I \ I
I \ I
'"
" ,
"
I I
I I
\ I
, I
,
,
,
,
,
"
,..................
,
\
\
\
\
\
I
I
I
I
\
,
I
"
',\
\
\ ,
" \
\ \ \
i \ \
\ \ I
\ '\
I \ I
\ "
\ 11
I "
I II
,I'
I I
I I
I I
"
,I
"
II1I
1I1I
1III
11:1\
II1II
\1 II
I11I1
\1 II
___---~ \ II
'"
_...'--...... \ j
::: --' \
\
.....-...... \
"
"
I
/ /
I /
r.-.......... /~~ ~".,/'
I /
4=-
~!:!~~Ci
1= f crf7iz
<~~S!!J
h~~~
;!;,!""" ~i~
l:.' < z;:)~
I7i i~""
d,~'
-z lDltl!l
>-", "">-
~~i~~
g;i;~
~3:~.......,
~~~-g
~~~t
OZ u -
...:i;r;~lt
Clag<~
~fi~b
K!!?_~...C
"'j;....-
~ ~ ~~~
,<c
"hOz
~oltbl..
~m~~ii:
,
I
I
I
!\
:'
! \
I
I
I
I
I
I
I
I
I
I
I
\
\
I
I
,
I
I
I
I
I
,
w
Z
,
~
.
1:
.
.
I
~I
0::,
.
<
>
x
i
~
(1)\
<{,
~\
I
.
.
.
Council Agenda - 3/14/05
SH. Consideration of branch al!reement witb Great River Rel!ional Librarv for the Monticello
Library. (RW)
A. REFERENCE AND BACKGROUND:
The Great River Regional Library system has suggested that a branch library agreement be
established with the GRRL and local community that outlines the basic services that each
organization will provide for the public library. Although the City of Monticello has provided
a facility and has been part of the Great River Regional Library system for many years, a
separate agreement has never been prepared that outlines the expectations of both parties in
providing the service.
A basic library branch agreement has been prepared by the GRRL which has been reviewed by
the City of Monticello. Some minor revisions and/or clarifications were made to the
agreement and forwarded back to the GRRL for their approval. The agreement as modified
generally indicates that the GRRL will provide all of the necessary personnel and materials
associated with the library, including the basic office equipment while the City of Monticello is
responsible for providing a library facility at our expense. The agreement is basically how we
have been operating for years, with the exception that the proposed agreement now clarifies that
all office equipment including typewriters, copy machines, computers, fax machines and other
office equipment is the responsibility ofGRRL and not the City. Adoption of this agreement
will formalize the general procedures we have been using in the past.
B.
ALTERNATIVE ACTIONS:
I. Approve entering into a library branch agreement with the GRRL as negotiated.
2. Do not enter into an agreement at this time.
C. STAFF RECOMMENDATION:
It is the recommendation of the City Administrator that a formal library branch agreement be
adopted by the Council that outlines the specific responsibilities of each party in providing
library services for Monticello. The proposed agreement follows the general practice we have
been utilizing for many years, but simply puts in written form.
D. SUPPORTING DATA:
Copy of proposed library branch agreement.
-...
~l
.
e_
-
.
LIBRARY BRANCH AGREEMENT
THIS AGREEMENT, made and entered into this day of
,2_, by and between the City of Monticello,
a municipal corporation, hereinafter collectively referred to as "CITY," and Great
River Regional Library, a public regional library system established under
Minnesota Statutes, hereinafter referred to as "GRRL."
WHEREAS, the Monticello City Council, by written action, has established a branch
library of the Great River Regional Library System in the City of Monticello,
NOW, THEREFORE, the parties hereto wish to commit in writing the terms and
conditions under which the CITY, will be affiliated with GRRL, and in consideration of the
premises, the parties do hereby agree as follows.
1. SERVICES. Throughout the term of this agreement GRRL agrees to provide basic
system services as ,defined in Minnesota Statute 134.001, Subdivision 5. These
services shall include, but shall not be limited to, communication among parties,
resource sharing, delivery of materials, reciprocal borrowing, and cooperative
reference service. In addition, the following specific services shall be provided:
A.
Determination and development of services to be provided with input from
citizens of the communities.
B. Development and carrying out of all library policies. GRRL maintains uniform
policies for all library services and to minimize confusion no individual
policies for the Monticello location will be maintained except any policies
adopted by the City related to meeting room usage as noted under 4(A),
C. GRRL administrative staff determines hours of service with input from local
residents.
D. Collection development - the GRRL staff is responsible for selection of
library materials for all GRRL branches. All books, magazines, cassettes,
films, videos or other materials purchased for any branch are to be ordered
through headquarters regardless of the source of funds. Local citizens are
encouraged to make suggestions for collection development and
headquarters staff will try to follow their advice.
E.
Personnel administration: GRRL is responsible for the selection, training and
employment of all branch personnel. The GRRL Board is responsible for
maintaining a region-wide pay schedule and personnel policy for all GRRL
personnel. All decisions relating to promotion, demotion, hiring or
termination is the responsibility of the regional library.
1
Sl--\-"?:?"is
.
.
F, GRRL will insure all building contents, including materials, which are owned
by GRRL,
G,
Miscellaneous services - telephone service, delivery service, purchase of
essential operating supplies including postage, seasonal or holiday
decorations and supplies, program and story hour supplies and all other
responsibilities not directly associated with the provision and maintenance of
physical facilities,
H, Automation equipment, software and licenses required to perform assigned
GRRL functions,
2,
EQUIPMENT AND FURNISHINGS, In connection with the location of a branch
library in the City of Monticello, the City of Monticello will provide appropriate
equipment and furnishings for the library such as HVAC equipment, furniture and
book shelves, Furnishings shall not inclUde office equipment such as computers,
copiers, fax machines, typewriters, calculators and other automated office
equipment It is the understanding of the parties hereto that the title to the said
equipment and furnishings will remain with the CITY throughout the term of this
agreement If during the term of the agreement the equipment and furnishings shall
be deemed to be obsolete or shall need replacing, then the original furnishings and
equipment shall be returned to the City of Monticello for sale or other disposition, In
the event that the equipment provided by the City of Monticello becomes
inadequate for the provision of library service, the CITY shall provide acceptable
replacement equipment within 90 days if funds were included within the current
years operating budget Unless the obsolete furnishings or equipment render the
facility unsuitable for providing library services, the CITY would retain the option of
replacing furnishing and equipment items in the next annual budget cycle,
3, LIBRARY FACILITY, Throughout the term of this agreement, the City of Monticello
will provide a facility to serve as the location of the GRRL branch library,
All costs associated with operating the building, including, but not limited to
custodial services, utilities, insurance, and building maintenance will be paid for by
the CITY without offset or reimbursement to or from the GRRL funds or
appropriations, The CITY, its employees and agents, will be allowed to access the
said building in order to provide janitorial services and maintain the building,
Janitorial and trash removal services will be provided on at least a weekly basis,
The CITY will make necessary arrangement to provide for all necessary
maintenance and repair of the buildings and grounds, including raking, lawn mowing
and timely snow removal. The facility should have adequate air conditioning and
heating,
4, ADDITIONAL CITY RESPONSIBILITIES, In connection with the operation of a
branch in the City of Monticello, the CITY shall be responsible for the following:
.
A.
Development and interpretation of policies related to meeting room use (if
applicable );
2
S \-\- f?C\
B.
Support of special programming such as discussion groups, lectures, art
exhibits and children's programming;
~,
-
.
C. Support for provision of reasonable funding for regional library service
programs with local, state, and federal authority;
D. Development of additional local funding (taxes, gifts, etc.) for supplementary
materials and equipment; and
E. Establishing "Rules of Behavior", satisfactory to GRRL; this will be enforced
by the City or County Law Enforcement. GRRL will, upon request, provide
examples of previously approved behavior codes.
5. FIRE AND EXTENDED COVERAGE INSURANCE. CITY as its sole cost and
expense, shall keep the building and all improvements appurtenant thereto, and all
fixtures and equipment therein, insured for the benefit of the CITY against loss or
damage by fire and against such other risks as are or shall be customarily covered
with respect to buildings similar in construction, general location, use, and
occupancy, including, but not limited to, windstorm, hail, explosion, vandalism, riot
and civil commotion, damage from vehicles, smoke damage, and such other
damage as may be deemed necessary by the CITY.
6.
PERSONAL PROPERTY INSURANCE. GRRL shall maintain insurance coverage
upon all personal property owned by GRRL including library materials and
equipment. The CITY shall maintain insurance coverage upon all other personal
property including that of the CITY or the personal property of any others kept,
stored, displayed (visual arts) or maintained on the Monticello Library premises
against loss or damage by fire, windstorm, or other casualties for such amounts as
GRRL or the CITY may desire. Any personal property not owned by the City of
Monticello or GRRL can only be stored at the site upon approval by the City of
Monticello.
,
7. GIFTS AND ENDOWMENTS. After the execution of this agreement, all property,
except library materials, given, granted, conveyed, donated, devised, or bequeathed
to, or otherwise acquired by the CITY shall vest in, and be held in the name of the
City of Monticello. All library materials so acquired by the CITY will be handled in
accordance with the provisions outlined in the document EXPLANATION OF GRRL
GIFT MATERIAL POLICIES.
8. EMPLOYEES. GRRL will employ such individuals as it deems appropriate to
provide the necessary library services associated with operating the branch library.
The salary, employment schedule and job description for all employees will be
established by GRRL. Any employees will serve under the terms of the GRRL
Personnel Rules and Policies manual.
9.
TERMINATION OF AGREEMENT. This Agreement shall remain in full force and
effect until terminated by either party by 60 day written notice. Upon termination of
3
.
s\-\-qo
-
~
.
.
this Agreement by either party, the operation of the branch library will cease. Each
party will be responsible for removing its property from the facility. GRRL will
remove its property from the branch facility within 30 days of the closing of the
branch location.
10.
NOTICES. All communications and notices required to be given or served
hereunder shall be in writing and shall be deemed to have been duly given or
served if delivered in person or deposited in the United States Mail, postage
prepaid, for mailing by certified or registered mail, return receipt requested, and
addressed to a party to this agreement at the address hereafter stated:
Director
Great River Regional Library
405 St. Germain Street
St. Cloud, MN 56301
City Administrator
City of Monticello
505 Walnut Street, Suite #1
Monticello, MN 55362
11. BINDING EFFECT. This agreement shall be binding on and shall inure to the
benefit of the parties hereto and to their assigns and successors in interest.
12. AMENDMENT, MODIFICATION, AND WAIVER. No amendment, modification, or
waiver of any condition, provision, or term hereof shall be valid or of any effect
unless made in writing, signed by parties hereto and specifying with particularity the
extent and nature of such amendment, modification, or waiver. Any waiver by any
party of any default of another party shall not affect or impair any right arising from
any subsequent default.
13. SEVERABLE PROVISIONS. Each provision, section, sentence, clause, phrase,
and work of this agreement is intended to be severable. If any provision, section,
sentence, clause, phrase, or work hereof is illegal or invalid for any reason
whatsoever, such illegality or invalidity shall not affect the validity of the remainder
of the agreement.
14. MINNESOTA LAW. This agreement shall be construed and enforced in
accordance with the laws of the State of Minnesota.
15. ASSIGNMENT. Neither party may assign its interest hereunder without the express
written consent of the other party.
16. ARBITRATION. At the mutual agreement of the parties, any claim or controversy
arising out of or relating to this agreement or the breach thereof may be settled by
arbitration in accordance with the rules of the American Arbitration Association, and
judgment on the award granted by the arbitrator may be entered in any court having
jurisdiction thereof.
This shall not be construed to prevent any party from seeking legal redress to
enforce the provisions of this agreement.
4
SI.\-Cl"l
-
.
.
.
IN WITNESS WHEREOF, the parties have caused this agreement to be executed
the day and year first above written.
CITY OF MONTICELLO
Mayor
Library Director
City Clerk
GREAT RIVER REGIONAL LIBRARY
President, Board of Trustees
Secretary, Board of Trustees
5
'S \--\~ ~ ~
.
--
.
City Council Agenda -March 14,2005
51.
CONSIDERATION TO AUTHORIZE PREPARATION OF PLANS AND
SPECIFICATIONS, AND TO PUBLICLY BID PARKING LOT CONSTRUCTION
ON THE VACANT LAND WEST OF THE MONTICELLO PUBLIC LIBRARY.
(RW &FP)
A. REFERENCE AND BACKGROUND:
The City Council has expressed interest in providing additional municipal parking to serve the
Community Center, Public Library, Fire Hall and commercial businesses in the area of the
Community Center. Plans and specifications were prepared for a parking lot immediately north of the
Towne Center project. The project was publicly bid in 2004; however, all bids were rejected and the
project did not occur due to a disagreement with Veit Companies, and because the parking lot was
deemed questionable in relationship to the Downtown and Riverfront Revitalization Plan as adopted
into the Comprehensive Plan.
A second parking lot has been considered for the vacant land immediately west of the Monticello
Public Library. With expansion of the Library, the Swan River Montessori School and other
intensifications of land uses in the area of the Community Center, there is a consensus of opinion that
additional parking should be constructed.
In order to determine project feasibility, staff is requesting:
.
authorization from the Council to engage engineering services for the preparation of
detailed plans and specifications for a parking lot to be constructed in 2005 on the
vacant parcel just west of the Monticello Public Library; and,
. authorization to publicly bid the project.
Plans and specifications would be prepared and brought before the Council for review and approval
prior to advertisement for bid. Once bids have been received, Council will be requested to award a
contract to construct the parking lot.
B. ALTERNATIVE ACTIONS:
A. Motion to: Authorize staff to engage engineering services for the preparation of detailed
plans and specifications for a parking lot to be constructed
on the vacant parcel just west of the Monticello Public Library; and,
to Authorize staff to publicly bid the project.
B. Motion to: Deny authorization to prepare plans and specifications for a parking lot to be
constructed on the vacant parcel just west of the Monticello Public Library
q3
.
C.
STAFF RECOMMENDATION:
City Council Agenda -March 14, 2005
Staff recommends that the City Council move Alternative A above.
D. SUPPORTING DATA
Exhibit A - Location map of the proposed parking lot.
.
.
<::\4
'_. .,
~. .~-:t.
, ...--.--
. ..
",[1' If
.~.
I,.
~t(/' , ,
:~':_ ( It,::;
1~1j'~~'
/ ..
/ .
~,
.;;t .-
... 'II.
. ,\t;
r.....
," "
-- "T'-- ._~
!. tr: ~~
.: .: r- ,.t ~:~
.~ ..: '~1 ~,,~l$:i" )~:-.
[II. .
, ~. -J'1l"l""""'1l
'] I
I
,
I
I
I
~,:::.
",4
i;~,'," ).'~
,I. ,..
;.,.. """'f
.,~'*
,
. 1
. ~( l, .
'''11...,.'''". ~,
:<'N~, t~:.~;;
I
I
.~
'.
... - '7.
>'(,', ~i;
<....,.. .. I
. 'f'hr' .. ...~.
j,," "" "/'LC'
t"r~~;;f
, ::5 ~'?"~
.
I
_UI,
-
.
.
5L.
Council Agenda - 3/14/05
Consideration of Aoorovine: Plans and Soecifications and Authorizine:
Advertisement for Bids for School Boulevard Sidewalk and Median Imorovements
(Deee:an Avenue to Edmonson Avenue) (Citv of Monticello Proiect No. 2004-31C)
(WSB)
A. REFERENCE AND BACKGROUND:
The City Council is asked to approve plans and specifications and authorize the ad for bid
supporting the improvement of School Boulevard from just west ofTH 25 (Deegan
Avenue) to Edmonson Avenue, a distance of approximately 3,000 feet. The project will
include milling 2 inches from the existing roadway surface, installing a raised concrete
median with center left-turn lanes, and addition of right-turn lanes. The project will also
include construction of access driveways for Wal-Mart and the future development on the
north side of School Boulevard between Cedar Street and Edmonson Avenue.
The project includes construction of a concrete sidewalk on the south side of School
Boulevard trom Deegan Avenue to the Wal-Mart second driveway, and concrete
sidewalk on Cedar Street south of School Boulevard adjacent to the Wal-Mart site. The
project will also include the reconstruction of the existing 8-foot bituminous path on the
north side of School Boulevard along the proposed turn lanes and connecting the
bituminous path from the Wal-Mart driveway to the Autumn Ridge property. The cost of
these improvements is being funded as part of development agreements with Wal-Mart,
Weinand, and Culver's. The project includes plaza development, including landscaping
and brick pavers on the west side ofTH 25 as an entrance beautification for the Jefferson
Commons plat.
The estimated construction and project costs are approximately $742,000 and $950,000.
respectively. The project is proposed to be bid on April 8,2005 and awarded on April
11,2005. The majority of the costs will be spread to Wal-Mart and Weinand. with the
exception of the following project costs:
. Culver's Sidewalk..............................$30.000
. Entrance Beautification......................$66,OOO
. TH 25 Signal Loop and Striping........$12,OOO
The signal work was deleted from the TH 25 signal project so that the street would not
need to be repaved with the proposed street improvement. The Culver's sidewalk will be
paid by Culver's and the entrance landscaping will be paid by the City.
The City will need to acquire some right-ot~way from Mike Krutzig, south of School
Boulevard, between Cedar Street and TH 25. The property owner is aware of this and
has tentatively agreed to the purchase. which will be funded by Wal-Mart.
B. ALTERNATIVE ACTIONS:
.
I.
Motion to adopt a resolution approving plans and specifications, and authorizing
the advertisement for bids for the School Boulevard Improvement project.
2. Motion to deny adoption of resolution approving plans and specifications and
authorizing the advertisement for bids for the School Boulevard Improvement.
(":'nor '{ :\fF--i\/J..IiJ .\(1/1-- i,( "MOr ',Irs-..' ""''''1'')(; \ In/-,I.,,"''''''',-,' /,1",:., "',,1 .Ir"".' ..0' .JVH_'i.; i JW )",
qlc,
.~
.
.
Council Agenda - 3/14/05
c.
STAFF RECOMMENDATION:
The City Administrator, Deputy Administrator, Public Works Director, and City
Engineer recommend Alternative No.1. With the increase of traffic as a result of the
proposed Wal-Mart site and future commercial development on the north side of School
Boulevard, these improvements will provide for safe and efficient movement of traffic
along School Boulevard adjacent to the commercial districts. The improvements
included in the plans are consistent with the approved preliminary layout and
environmental documents which were included as part of the Wal-Mart approvals in the
fall 2004. Further, the City committed to the completion of these improvements in the
Wal-Mart Developer's Agreement.
The plaza improvements were included in the discussions relating to the sale and
development of the Culvers parcel and are intended to complement this Culvers
development as well as enhance the entrance to the commercial development area.
D. SUPPORTING DATA:
Plans and specifications are available for review if desired.
C\l
.
.
.
A.
Council Agenda - 3114/05
SM.
Consideration of reQuest for Fire Denartment members to attend national fire conference.
(RW)
REFERENCE AND BACKGROUND:
Fire Chief, Scott Douglas is requesting Council approval to have up to four firefighters attend a
Fire Department conference in Indianapolis, Indiana this spring. Fire Department persOlmel
would provide their own travel and meal expenses to get to Indianapolis but are requesting City
reimbursement for up to three nights hotel lodging estimated at $50/per person/per night and the
cost of a three day exhibit pass estimated at $56/per person. If four department members
attended this conference, the estimated cost to the City would be approximately $825.
The 2005 Fire Department budget does include $4,000 for conference and school expenditures.
Similar approval was granted to the Fire Department to attend last years conference with
expenditures not to exceed $1,000.
B. AL TERNA TlVE ACTlONS:
1.
Authorize up to four Fire Department members to attend a national Fire Department
conference in Indianapolis, Indiana with the City covering lodging expenses and exhibit
entrance fees not to exceed $1.000.
2. Do not authorized attendance.
C. STAFFRECOMMENDATlON:
Training and conference expenses are budgeted for the Fire Department members on an annual
basis and Council did approve attendance by Fire Department members at this conference last
year.
D. SL'PPORTlNG DATA:
None.
C\'6
.
Council Agenda - 3/14/05
5N.
Consideration of aoorovin!!: SDrin!!: Load Restriction MaD for Citv Streets. (J.S.)
A.
REFERE;\/CE AND BACKGROUND:
Periodically as the city grows and new streets are added and paved, the City Engineer
updates our street sign map which also carries the spring load restriction data. City ordinance
dictates that all public streets and parking lots in the City of Monticello have a five ton load
limit unless signed with a higher or lower load limit. Whenever we add a significant number
of streets we update the map and bring it to the City Council for adoption. Once it is adopted
we sign the roads more or less and place the spring road restrictions in accordance with the
county timetables.
The updated map is included in your packet.
B. AL TERNA TIVE ACTIONS:
1. The first alternative is to approve the new map as included in your packet and order the
appropriate signing.
.
2. The second alternative would be to make changes to the map.
c.
STAFF RECOMMENDATION:
It is the recommendation of the City Engineer, Public Works Director and Street
Superintendent that the Council approve the map as included in your packet and as outlined
in alternative number one.
D. SUPPORTING DATA:
.
Copy of Section 9-1-5(B) of the City Ordinance relating to load limits on city streets or
parking lots.
C\q
.
(C)
.
(B)
LOAD LIMITS ON CITY STREETS OR PARKING LOTS: It shall also be
unlawful for any person or persons, firm or corporation to drive any vehicle over
said streets or parking lots having an axle weight load in excess offive (5) tOilS
during periods of the year when county road restrictions are not in effect. During
periods of county road restriction or on streets designed for more than five tons,
the current city street design map adopted by the City Council shall take
precedence over the five (5) ton limit and can be more or less restrictive. That any
person, firm or corporation wishing to drive such vehicles in excess of above
mentioned weight over any of the streets of Monticello shall first apply to the City
Administrator for his permission. That the City Council may designate certain
streets to be used regularly by such persons, firm, or corporation in the operation
of their business, outlining certain routes that said vehicles are to follow and that
no deviation from such routes will be permissible.
(#146,4/8/85)
TRUCKS OPERATING ON RESIDENTIAL STREETS: It will be unlawful for
any person or persons, firms or corporations to operate a truck of over 9,000
pounds gross weight on residential streets except those trucks that are actually
engaged in making deliveries or pickups at residential dwellings. Further, they
will utilize state highways or designated truck routes wherever possible when
making these deliveries or pickups. All other truck traffic not making deliveries
or pickups will utilize only state highways or designated truck routes. Trucks
making deliveries or pickups on residential streets will adhere to the provisions of
paragraph 9-1-5 (B).
(D) PENALTY: Any person or persons, firm or corporation who shall violate any of
the provisions of this ordinance shall be deemed guilty of a misdemeanor and
upon conviction thereof shall be punished by a fine of not more than One Hundred
Dollars ($100.00) and cost of prosecution, or in default of payment of such fine,
shall be imprisoned until the fine is paid not, however, to exceed thirty (30) days.
9-1-6:
STREET NAMES: Street names have been adopted according to the official city map on
file at City Hall.
9-1-7:
(#26, 12/27/76)
UNREASONABLE ACCELERATION, ERRATIC DRIVING, AND EXHIBITION
DRIVING
(A)
.
Unreasonable acceleration by any motor vehicle upon any public highway, street,
parking lot, alley, or other public property within the limits of the city of
Monticello, except when an emergency creates the necessity for such operation, is
prohibited.
Unreasonable acceleration of a motor vehicle is hereby defined as acceleration
which unnecessarily breaks traction between a tire or tires and the driving surface,
thereby causing a squealing or screeching sound by the tire or tires or the
mmecessary throwing of sand or gravel by the tire or tires or both.
5N - \ 00
MONTICELLO CITY ORDINANCE
TITLE IXlChpt 1/Page 3
-
.
.
.
50. Accept Feasibility Report and Set tbe Public Hearin!!: Date for the Extension of
School Boulevard from Dee!!:an Avenue to 90th Street NE (City of Monticello Proiect
No. 200S-02C) (WSB)
A. REFERENCE AND BACKGROUND:
Included in your packet is a copy of the feasibility report addressing street and utility
improvements for the extension of School Boulevard from Deegan A venue to 90th Street
NE. School Boulevard would extend through the Jefferson Commons plat. the Shawn
Weinand property, and the proposed Insignia development (Poplar Hill). The proposed
location of the water tower, development of the Jefferson Commons property, the
location of the future park complex within the development, and the connection of
another street between 90th Street and TH 25 are all reasons the Council has stated for
considering the construction of School Boulevard to 90tl1 Street NE. Right-of-way for the
extension of School Boulevard has been platted within the Jefferson Commons plat and
will be platted with the Insignia development. Shawn Weinand has expressed some
interest to City staff to extend School Boulevard through his site. The proposed
improvements include construction of streets, storm sewer, trunk water main, which will
allow a connection to the proposed water tower, and sanitary sewer improvements. It is
anticipated that the improvements through the Insignia development would be scheduled
with the development ofthe site. The estimated project cost totals $2,914,800. The
project is proposed to be funded through special assessments to the benefiting property
owners, as well as City funds.
B.
ALTERNATIVE ACTIONS:
1. Accept the feasibility report and order the public hearing for April 11 ,2005.
2. Do not accept the feasibility report.
C. STAFF RECOMMENDATION:
The City Administrator, Public Works Director, and City Engineer recommend that the
Council authorize Alternative No. I.
D. Supportiu!!: Data:
Feasibility Report
10 ()
(", ,/)(i( 'I.J/F__.J'n.IJrIDR_..i.("}\f.(J( ',I! S-_I"};'''''I''.I(;Y IJ:\I_Scl.'M! HI,-,1 F""XI iN,', IIr,-!ij {.IiI5.".v
,
.
.
5P.
Council Agenda - 3/14/05
Authorize Acquisition of Fee Title, Easements, and Other Ril!hts Necessary for the
Construction, Reconstruction, Imvrovement. and Maintenance ofWril!ht Countv
Hil!hwav Numbers 18 and 39 In Accordance with Ril!ht-of-Wav Plat 55 (WSB)
A. REFERENCE AND BACKGROUND:
As a part of the ongoing right-of-way acquisition, the City has been developing a right-
of-way plat which identifies all of the necessary acquisitions in one document. This
process was requested by Wright County and Mn/DOT. This plat needs to be filed in
order to make offers to acquire property. The filing of the plat, however, does not
obligate the City to actually purchase the property; it just provides the conduit for the
completion of the land transfer if property is acquired.
The City of Monticello, MnlDOT, and Wright County have been developing construction
documents for the construction of a new interchange at the intersection of Wright County
State Aid Highway Number 18 and Interstate Highway 94 in the City of Monticello.
To construct thc interchange at this location, right-of-way will need to be acquired. The
proposed right-of way information is presented on the attached Wright County Highway
Right-of: Way Plat No. 55 for County State Aid Highway Numbers 18 and 39.
To record the Final Plat, the City of Monticello is required to pass a resolution
authorizing thc acquisition of fee title, easements, and other rights necessary for
construction, reconstruction, improvement, and maintenance of Wright County Highway
Numbers 18 and 39, located in Section 13, township 121, Range 25, and Section 18,
Township 121, Range 24.
B.
ALTERNATIVE ACTIONS:
I. Authorize the acquisition of fee title easements and other rights necessary for
construction, reconstruction, improvement and maintenance of Wright County
Highway Numbers 18 and 39, located in Section 13, township 121, Range 25, and
Section 18, Township 121, Range 24.
2. Do not accept resolution at this time.
C. STAFF RECOMMENDATION:
The City Administrator, Deputy City Administrator, Public Works Director. and City
Enginecr recommend selecting Alternative No. I. In order to follow County and
Mn/DOT acquisition procedures, this plat must be approved and recorded at Wright
County.
D.
SUPPORTING DATA:
Wright County Highway Right of Way Plat No. 55
Resolution
103
(':'.I)(i( 'I.:\H:- !'ll,lwwal-_: ('!d,/ I( ',IL\ _1\1,_",,,',I)51!310 U: IllliI "':''''',' ,,,,,' ....W,;,'" "k
\
I
\
I
I
\
\
I
\
I
\
I
I
\
\
,~ I,
..0'"
"' I
"~ro~ \ I
I . 'GO~'" .)
.-1 --_I__L______~--_ni~ 08J' 5"" ~O<,'i>
~/l\.,;O,~LWS ~-;'$,!: . <"~:::;"1-
~ 9!'UI I
....~~'.~.,.?GS ~ T3'.l~~~. . 0
ULUC 1"6._ - ---~U.10l:i;;;;1.i:S.,..,-
~. ----::::-- j . ,..---;::- '-',',"',',""
nJ35 tic 3N
3H. .<0 H31~\f1C 7/ ~
,3S:lHl 3 NI'.lS~3
, I w ~ g~~~ ~~~~;~ ~
I U;~ ~ ~~ !S~J ';1~~~~~,i::
I ..; _o::i ONnOJ V ~ tll j ,
I '" g ~ g 335 M3NbO? ~I 15~l
~H"GONII I~'"~Z ____
~LL8L__
I
Tv I
I
I~
i'-'
,
\
\ /
I /
J/
I
~
l
I:
00
!~
O!
~~
12
~
~
'-
.~~
)...,lij
~~
!o
&~
~~
~::...,
li:;!l1
)...,~
~::t::
~~
~~
:t:~
~.o
~s
08
G
:-o!
~\;!
'"
h
(~
~i
\
\
\
\
\
\
\
\
\
\
\
\
I
II
II
,
:;23.20
NG''39'~2''W
/
/
/
/
/
/
/
/
/
/
/
"0
."
I ';~~
:ill ~'i T
.
"
!
^
J\
I \
I "
I "
1-- _....._
-\'--
,
~-m:-oollV.!_-.
r/ ""i
.,,;'/ ""/1,
'~ .I"~
';">,,,..
,,;'("'0."'
r€~;;J
-.oJ,,,,"
JsQ"
I
,
,
"",."
3.".60.';)05
9.-~fI\:
~:j
~~
"
h
1//".
:E~
Il\ m!
l-
..
,
,
,
~
ii:::,-,,"
--+-1
I
I
I
I
:; I
'llOlJ03NI-jS~ ~ll::lll'l'-"
M.Lf,Ig,9()S'
~gI"9
~:~"'C::>--
_L
I I L.L
"'\ - ~I J3$ .../1 -;- -I
L. ~i13~~ ~;:~o,~~~
"
~~
!~
~~
I
I
I'
"
!
,
..L
M9...HOOS
_.~~9.E~_____
._,
7
".Qr, DOS
gO-o.g
I
i!
"
'"
i;~
~~
,~
-~
!
r'~'
",ol ~ .
~!;~'"
";i; !III~!I
l-Tr;'
ffil:
<43::11
I il~\111Iif1-I~I~,T~1
1111;\'11 l+r~'I,I~fg\il
\"1'1'1'\'1'11\1
I 1~11:1:illl'\\1i'~~'1
I cO II"ul"~1 Ii '\'1
c 1"11' !I_ j,11" !-IElil~ I
I ." "1:1'1"1"" ,. 'I
I ill! ,Ii~; ihli!~Hlt
1 ~rcCdl-i'I' I Icc'ITIIJ \1 I
'" ". r-t]" 1-,];,
I ~ I, ;ill;11 . Illil!II,\!!!1
120 I I'c' LI'I'lili j" ",I
F ~g: I! i 'I'. 'l'li l'
I ~ II ';11,111';cl Jcl';lclc,,ic;lc\"lc! ,1;11-111\ ilil
~" ""n't" - cc--c I ~
I ~-' l'l'I':-rl'- I. _I' II
I ~II ; III I!III 11!1!1!\nc
.() M , , "I I 'I" 'I'
D~ II ~ 111!~ilil~111!lrl:lllJ:1
~ lli I LI'.:I'1','__'_
h.
"'~
it~ \
~ Ill!
~~',
&i
~!
~ ~,
~$ ,
~~
....~
~~ ,
~ III .',
:J:: ii __..
t-~
~s
08
G
~
, -
"->-
___c.__.j
:-<
'"
"5
5"
u'"
~z
~~
~~ ':3
""3 0
e. m
8; ~
~~ if)
Za -'
I,Id 0( <t:
:;sz. Z
Z W:::!i: 0
o Cl:t:! ~
~ <(I) Z
~ l:3~ w
~ Zw >
Cl: 0:>- Z
~ ~~ 8
~ 1-5'l
~ ~8
ro
w
Z
2
I
: 1\ : I
'I I
" · t I 1
, - I :'-
, I 'I
I 08
I I Wr--r-
a::: ~~C5f-
w W <:( ::::;: z.....l
Z ~l-z~obj~S
::J :J W f- Z <:( i.>..l f=
>- Z:::i;zwwVJz
w~~;gd~~~~L58
w~....JO.....luo::Jw<(,-,
S~!:3"':'''6SSi5i''~
z~8Sg~rl-~~I~~ij
QO::CL3:a3::Jt;Jt::w[;5.o::
t;~~'-6~e(f)3:1-
bjaa..a::
I II
I .
I
I I
I
I
,-
~,.---
__--Ii~"',
/ ,
/' ~.~'-.l~ ~ "
;'
"n "J~ .!/\~;
3"1- 3~"; I-
r3!-ll-.JO ,
' -------- /_-
_ J,-:;,.",}'i(,
\ I
II
It
I
J
l
.
\
,1
, \
,-,
~'~, I"
~~\ ~~~~
\ /' \ ~~J.::' ;~
~/ \ --'DO'''' bj~
.
!
""
0,
0,
"
~
/
I
:li!
~1;"'.,
"';::
'N
gj
! j
,~
~
.
.
RESOLUTION NO.
RESOLUTION FOR ACQUISITION OF FEE TITLE, EASEMENTS, AND OTHER
RIGHTS NECESSARY FOR THE CONSTRUCTION, RECONSTRUCTION,
IMPROVEMENT, AND MAINTENANCE OF
WRIGHT COUNTY HIGHWAY NUMBERS 18 AND 39
At a meeting of the City Council of the City of Monticello, held on the 14'h day of March, 2005, the
following Resolution was offered by and seconded by
to wi!:
WHEREAS, the City of Monticello has prepared Wright County Highway Right of Way Plat No. 55, County
State Aid Highway Numbers 18 and 39.
NOW, THEREFORE, BE IT RESOLVED that said the City of Monticello authorizes the acquisition of fee
title easements and other rights necessary for construction, reconstruction, improvement and
maintenance of Wright County Highway Numbers 18 and 39, located in Section 13, township 121, Range
25, and Section 18, Township 121, Range 24 in accordance with said Right of Way Plat No. 55.
Upon the call of the roll the following Council Members voted in favor of the Resolution:
The following Council Members voted against its adoption:
ATTEST:
Mayor
Dated
,200
STATE OF MINNESOTA
COUNTY OF
CITY OF
I do hereby certify that the foregoing Resolution is a true and correct copy of a resolution presented to
and adopted by the Council of the City of ' Minnesota at a duly
authorized meeting thereof held on the day of ' 200_, as shown by the
minutes of said meeting in my possession.
(SEAL)
City Clerk
{;:lii""ng" ,,-,1""0,'_'0'.' ('",,,,eil,lg,._,,,{,iclj,,r6,-Jf)O-,'-,-.I.1-rJ5ro,, "u!"i.,.;,;..,,,,"._lol,".:m.d.x-
s? \Ob
-
.
.
.
Council Agenda - 3/14/05
7.
Public Hearin on consideration of vacation of easements for Lots 2 and 3 Block 2
Groveland 4" Addition. (.10)
A.
REFERENCE AND BACKGROUND:
Earlier in the agenda (Item 5E) the Council considered approval of a lot line adjustment for
Lots 2 and 3, Block 2, Groveland 4th Addition. The plat of Groveland 4th Addition has 6'
drainage and utility easements running along the side lot lines and 12' easements running along
the front and rear lot lines. The lot line adjustment has changed the alignment of the easement
so that there is no longer a 6' easement on both sides ofthe lot line. To correct the easement
alignment it is proposed to vacate the existing easements and replace them with easements that
are 6' on either side of the new lot line.
The City is required to conduct a public hearing prior to vacation of any easements. The City
has provided mailed and published notice of the proposed vacation.
B. AL TERNA TIVE ACTIONS:
1.
After conducting the public hearing, the Council may determine to vacate the existing 6'
drainage and utility easements along the interior lots lines between Lots 2 and 3,
Block 2, Groveland 4th Addition contingent upon replacement easements be obtained.
2. The Council may determine not to vacate the easements as proposed.
C. STAFF RECOMMENDATION:
If the City Council approves the lot line adjustment for Lots 2 and 3, Block 2, Groveland 4th
Addition, the logical action would be to vacate the existing easements and obtain easements
that are 6' on either side of the new lot line. It is the recommendation of the City
Administrator that the existing easements be vacated contingent upon documents for
replacement easements being signed by the property owners.
D. SUPPORTING DATA:
Lot Survey
\01
01 - L
'tQ02 '
~"qU1"O"G )0 ABP P~82 Sl1.l1 sn !
266~2 'oN ~"U UU11'l '1.loS"Jd 'U AJO~"JD
9LI2'oN '~"U 'UU1I'I 'UOSJ"pUV '3 s"P"lI::l
",1 r)l~) J; ''';') 1!~K) P"u~1S
\ // ' / r/I,--, Ul
UO JO UlOJ) 'hu" )1 'Slu"Ultl""o~ou" "IQlslA pu" s~u1P\!nQ 11
all. pu" pU'" paqposa1' aAoq" all. )0 sa1.1"punoq "lI'
)0 uOll"lUasaJd,,~ .oa~Joo pUll "n~l " s1 s1111 lB1.l1 hlllJ
'lu~1F
uOll"UlJOlul JO p~O""J )0 Sl",d UlOJ) an UMOljS sluaUl'
__----".._".-O-_-_-.~~,_..,..,
"lfuneUlW.I:.:q ~.I~1l1 pUR 8 lOrI pres JO .I~U.IO;} Ap;;qsa.M. ls0UI ettll U
"u11 ,(p"ls"M1.l1nos 1'1"s ~uOl" p"~n8""Ul s" hp"18""1.l1nos 1""1 2'1'2 lu"lS1P lU10d 1>l"S 8 101 I
)0 aun A1.IalsaM.lnnOS 180w ;;nn U1 lU10d 9 01 ladij 9t"99l JO aoulQs1P 13 lSaM. spuooas 90 s;nn
99 sai).I)3ap 69 InnOS ;}VUa10 :P;;JQ1.1:Jsap u1,u,HI aq 01 aun aql )0 iJuluu1ilaq )0 lutod aql 01
{$"O )0 t;):JulQs1P "'8 b 10'1 pres )0 ;JUn Ap;}lSg;;nn.lOU 180m alf.l ~uore ''Bupgaq pawnss'E! '16"'8:3: SPUI
09 sa.nulUl 99 S""J~"p tt G.noS "ou"1.l1 :8 101 P1"8 10 J"U~oo ,(pa1.lllou ls0Ul "1.l1 1" 'ilu1"U"Ul'
:<;IUH paqp::lSap ~U1.MOnoJ aIn JO ApalSg;nnnos '8u1,.{1 JoaJaQl Teld pap.Io;J;}.l dIn 01 ~UlpJl
'''lOI''UU!1'l 'Aluno::J l1.l'ilPM. 'N01.L1GaV H.Lt GNV13AOMD '2 :>\00\8 'E 101 )0 1l"0 .
1"") "nnbs 90091 = ""n H 13:
"'8ungU1Ul.1cq aJaql PU'B 8 101 pres JO JaUJOO .&palsaM 1s0W a1f~ lUO.]) aUll ^l.l;;qsa.Mq
1'''"S ~uol" p,,'US""Ul s" h\la.S""ljlTIOS 1"") 217'2 lu"lS1P lul0d P]"S E 101 Pl"s 10 "ul1 h\1dlSaMl.I
150m ::nn U1 1U10dB' 01 laa} 9v'991 JO aouE1SlP E 159M spuooas gO sa1nulw 99 sea
69 tnnos "ouaGl :paqlJoS"P Ul"J"11 aq 01 "un a1.l1 10 'ilu1uu1'Baq 10 lU10d "1.l1 01 1""1 SS'O )0 aoU'
B g 101 llP~S 10 aun Apa'1sEalllJOU 1s0W ::Hn 'Buop:~ ''BU1Jl,mq paUITISSe ''15-e3 spuooas ,09 salnul
sa<:u'8ap t'l' ll'1TIOS aou;;n-ll ~b '101 pres JO J<JU.IOO A:pfli1.l1.l0U lS0Ul ~Hn 1B ~UF)UalUlUo:):auH paql.
'ilu1Mollol a1n JO Apa1SaM.I1POU 'Bu1A] loa.al11 1eld pap.ooa. a111 01 'ilu1p.oooe 'e10.auull'l 'Al
lG'BUM. 'NOI.LWaV H.Lt aNV13AOllD Uj lI" '2 '10018 'E 101 )0 p"d le1.l1 pu" 2 101 J
1""1 "nn bs S6991 = e,,'" V 13
:SNOI.Ldlll:JS3a 1VD31 0
NOLLWOV H.Lt GNV1:o1J\O/,m 2 )joo\8 'f.: .,. G
:NOI.LdHl::JS3G 1VD:;I1
8.
v
c
,'. 1
/",
/ ,1,....
, '"
/ '
, '"
,
'"
'"
,
'"
'"
,
'"
,
) /
'o~A // //
ou. ... /""':
0'\ ~,/ /~.S~:"/'\ '/,,,
1, /'l>"'/ \
~,,\ / /0......./
3;-' /..... '\ /'
S ,/~,,;;./ \
~ ///'// '
~________ c"O ~~~,///,,~' \
< -----S--~ J.N:;!n:;!SV:;! ~~~-......... ~" ~,,/ /~ ,/ \
.. J...LI1I.Ln '11 :mVNIVlIG./ ',/' /,,:;.-;.,-<;)Q,>/ '
'" (' /' /" ~y \
~ , y /
'" 7- -~
, /' // ,/
'" ' / /
,/ ../ /'
,
\
/
/
/
ro"lS /'
?>",Qg;,'" /'
q,'" Qjl(j /
~" "l /
/
'13;JHV
d
{j
~f; (~) './-
'.
/
//
/
.
.
.
Council Agenda - 3/14/05
8.
Consideration of vacation of drainal!e and utili tv easements on Lots 3. 4 and 5. Block 1.
Prairie Ponds Addition. (10)
A.
REFERENCE AND BACKGROUND:
As part of the platting process for the Prairie Ponds Addition the City obtained 6' and 12'
drainage and utility along the lot lines of the individual lots as shown on the attached plat.
The property owner is proposing a replat of Lots 3. 4 and 5, Block I and as requested vacation
of the existing easements. Replacement easements will be obtained with the plat of Prairie
Ponds Second Addition.
Thc City is required to conduct a public hearing prior to the vacation of any easements. The
City has provided mailed and published notice of the proposed vacation.
B. ALTERNATIVE ACTIONS:
I. After conducting the public hearing, the Council may determine to vacate the existing
drainage and utility eascments on Lots 3, 4 and 5, Block 1 Prairie Ponds Addition that
wcre obtained by the City when the plat was recorded.
2.
The Council may determine not to vacate the easements.
C. STAFF RECOMMENDATION:
Since the City will be receiving replacement easements with the proposed replat of Lots 3, 4
and 5. Block I Prairie Ponds Addition. it would seem logical that the existing easements be
vacated so that the property owner can proceed with the replatting of the property. It is the
recommendation of the City Administrator that the existing easements be vacated with the
understanding that replacements easements will be provided to the City with the plat of Prairie
Ponds Second Addition.
D. SUPPORTING DATA:
Copy of Prairie Ponds Plat
Jo9
Of/ ~ 8
,
/
/
/
c9S
_~ \,\1'~
lJV' '1
1,1," ~\Ov
a
- ___ 'Vi .1,/0......
'- ~'O"
r:Q' ". n_
u 66"Ci& AI
,
~~
'c '
~~'
\
F1\ Iv^
I..JCJ v, -:J-ln",,..,_
\_...J I, IV~J
~,
,
/
/
/
I
/
/
!
Ogl
./"'
I; ...........................
'" /
l:::.. .~
J; /3&/
r-- -1:...; / /
JJ c:.. ,,)
..:; d '"
;:,; '4J /"
:;;: - / "
<c .:0 / "
I, "
I;J) 1 "
m- ~ "
-4 f... ",'" "
~ /" "
0:> "" "
/
/
/
,C'!
-'1:;,.'i
~' y
. .)
.
,
'-\ 'oJ
).:~ \...., i
"-,
"
;' 'i
-~,
,I
S','
, ~
",
"
"
I
.
L69N
/
/
/
[i/
k/
/
/
/
L__________._
~
"c')
'^)
IJ'
,~
,.
--">.
,
! - - - -OS'OS.
~0
~Q;
t' 4.f
- ",
~o;
~~
~.f
'"
0'"
<Djr
<D ~'
--.sJ!!' t.
~ i f
~'_ t /
,f
---- ---:' I
h;f/
i'\-'..
I ;'
I /
j I
r 1
//
;'1 '
;:....; i /
."-" "
:;'1 /
"
,
).~~
,
(i!
~
g
"
t
(oean) I cC'......~=-
(fUIlS-Be'AI) .....-.,,~,..... ....r-"
'. '!.D StS~l (
/
-- / ~
;1-:r;,.
<f1' ^' [ Jij
& 17"" I
c.V I
",.,^
, I
""I
~lr;;-
0_=
~I?
O;l~
'"'\
I
",,\
~\~
u':l~
~l~
,
\ ~
.,' \
"
'-
'-
'-
'-
'-
'-
'- .'
-- 1.-,:>,.
",-----._ (.. 9R.;._,
\ \ --- ~,,-
... J -- --- ___ "t['.Lp l,
/> --- ___ Ol"L.;;:tJ
--
,
y>"/
/'/)'
^
,"(J" "-
'to.::....... "
\ "
"
"1~ S
" "t> "" 0",.-
" ""/"O'h
(,Is. C4.:
" '&61 e>
" ;j'~O'O'%,
" 00 ;9.1'
"'- 1'0 <',9&1
" OVo S',s.i
" ~,.. "-
....
"
3,,00.\>\,.68 N "
_ _.to'SQt _ _ _ ___
'.
....
....
....
"
....
"
J' ....
r "
-
-
<:
1-.)
m
""
m
1'.;
(,J
z
o
~~
~~
'"
-"
rii
or
or
,;ot>
II H II
e5! ~ U;
, o~
00, ..
to gej;
-;;
, ;ot>
1111
" <.n
U1 (Y, <>
-'- 0.;;,
:......6~
()"\o~
"
,
"I,:,
~ _ _ __ _ _ -:--",_~ __ _ ~ ~: }---- O~j
---....,......-/
"\,../'1
1/-
I '1
~s' -.::- '"
.(<,~.:
,
<2-
" ^>/
"" I
".J.
I'"
I "" I
I", "F
I~ ~i--;.....
~ ['011:
: I ~i~j
I
1
1
^' 1
",,< ^'<> c? I
1,'0 "'~ ^ 'l '" .'00 q;,.<~.
<:\' ,,~ ''V Q'", / I
, ./ v ~'&-~
)0<./( ;;.1~ _ _ 'I' ,>..).1
1', 6sIlTr - - - - -;-:1
'~
....
"
"
"
"
'"
"
v
,
,
I 1- -.-~ ---- --t,VS"
1 1
III
1,1
I 1
I I
I 1
1 1
1 Ig;
'" 0
~I I~~
~I Igj
I I'"
! I
I
1
I
1
1
)
./
r-b./
II d; I
.& 0;;/
-0
aN'
'1 I ....
i
\ \~>,
/ A~~
,-
<
~
('.J
1
I
1 > Ot>'t>f}~,
1 'LPgf
..-- - - ~ .;zO&:::;1l
'-
f:J
~)
,~='Q
," ,
'b\J" .,."'.\,,",>,y
'.(.~ )'
co
,
..\.'1:--,""-
",'
."!c /
~' /
4<>/~
"./-l:;S'"
",>y//~~
/
( O~061
'. ';(71\TJ1
.;i~~,q;~ JU J
"'~6~,'::-:.y
-<J~p~""._~
'-
"J
','
\
w
'"
3.0LS006BS
Stf3.L70-AL
'"
Sl'SU
or
"
"
~;
~
1-:--:
1--
t-,
. ,
.... ~
~
....:):
<t-\'
(.fj
-~
~.~~
..~"'-
oc
-~
I
I
/
<"-0 /
".-..f-:r.'l --:0
c....\-'.(,,-..J ,{,.-'.-'
',..{:~,'-' 1:3:>
"10)0
---~~~'
k"'-
,
(I[
I
,/
. ",,/
, ---
:y-- /
~.
.
Council Agenda - 3/14/05
9.
Public Hearin - Consideration of vacation of Garrison Avenue within the lat of
Wildwood Rid!!e. (10)
A.
REFERENCE AND BACKGROUND:
Garrison A venue provided access to the few residential parcels now surrounded or absorbed by
the Wildwood Ridge and Carlisle Village subdivisions. The road no longer serves a purpose so
it is proposed that the road be vacated. Once the vacation occurs, the land will be become part
of the adjoining parcel. In this case, once a vacation occurs, the property automatically goes to
the adjoining owner at no cost.
The portion requested for vacation at this time is the Wildwood Ridge side of Garrison A venue.
It is proposed that the City maintain utility easement rights over vacated area.
B. ALTERNATIVE ACTIONS:
.
I. Motion to approve the vacation of Garrison A venue within the plat of Wildwood Ridge
as described in the attached documentation. Motion to include a requirement that utility
and drainage easements be retained within the area proposed for vacation.
2.
Motion to deny said vacation request.
C. STAFF RECOMMENDATION:
Staff recommends alternative].
D. SUPPORTING DATA:
Map showing area for vacation.
-
I I <:J
..
WSB
e& ASSociates, Inc.
Infrastructure. Engineering J Planning. Construction
Memorandum
701 Xenia Avenue South
Suite 300
Minneapolis, MN 55416
Tel: 763-541-4800
Fax: 763-541-1700
To:
John Simola, City of Monticello
Rick Wolfsteller, City of Monticello
Jeff O'Neill, City of Monticello
Tom Scott, Campbell Knutson
Bret Weiss, WSB & Associates, Inc.
From:
Steve Ische, P.L.S.
Date:
February 9,2005
Re:
PrOposed Garrison Avenue Right-of- Way Vacation
WSB Project No. 1010-00
.
It is my understanding that the City of Monticello is interested in vacating a portion of the west
half of Ganison A venue lying south of CSAH 18. This Portion of Ganison A venue was
dedicated in the Wildwood Ridge plat at the same time the adjoining lots were created. Mr, Tom
Scott and I are in agreement that once the right-of-way is vacated, it will automatically revert
back to the adjoining land owners. The only thing the City will have to do to vacate this right-of-
way will be to pass a vacation resolution and record the document at the County Recorder's
office.
For your reference, I have enclosed a copy of the exhibit and proposed legal description for this
vacation.
If you have any questions regarding this matter, please Contact me at 763-287-7181.
Attachments
srb
.
q- II \
Minneapolis. St. Cloud
F:\WPWIMIOl(N)O:J;OOJ c(J~3pDf!dt>",,~\A{EMO_GQrr;SWI Av~ ROW Vat:atiwt.()2{)'X'-f.dorc
Equal Opportunity Employer
'7
'7
f~
'7
'7
2
-,
_ <, 1
I ' .
, I
1-' l=-
00 ",' '_'I--
--.) .....,... W
<' ::J
,,'../ 0
Q'''' ~
..~'.."":~ ~
" ~
lO
0 8~
13 14~ >-
~ 0
" " IE
~ ~
,n 86. 4
'U
141. 9
20 ~
(J\
156. 1
"
19 ~
~
171. ~
..:5
A ~ 0
w
>
0:: <
o
0 1
CD
146
170
" J
1
(J\ 167. 2
~ 0
CD 2 CD
~ 151
ru 0
3 CD
(J\
.A.
WSB
4150 Olson MemOlial Highway
Suite 300
Minneapolis, MN 55422
"~Inc.
763-541_4800
FAX 763-541-1700
1I~1:J:I-l...'"1I:"!NIfJ:i__::I"Ie-;I'I::II:m.._ -:i"~n"I::t:+::...
~S'
'-</
'~
J'&
I
GRAPHIC SCALE
100 0 50 100
~.... L ~
PROPOSED VACATION
AREA=15402 SQ FT
City Of Monticello
WILDWOOD RIDGE
GARRISON A VB. VACATION
WSBProjectNo. 1010-000
PARCEL 1
C\-\\d-
9/24/2004
.
City Council Agenda -March 14, 2005
10. CONSIDERATION OF REVIEWING POLICY FOR REGULATING OFF PREMISE
DIRECTIONAL SIGNS ON THE PUBLIC RIGHT -OF- WAY.
( JO, JS & FP)
A. REFERENCE AND BACKGROUND:
A request has been made by Mark Olson of Olson Electric to have the City Council reconsider the
City's policies regarding directional signs within the public right of way. A copy of the existing
policy determined in 1980 is attached. It provides for off premises directional signs with the right of
way on y for churches, medical facilities, governmental facilities and other civic interest groups. No
commercial off-premises signs are presently allowed.
On behalf of Olson Electric, Mark Olson would like to have the City erect a directional sign within
the public right of way at the intersection of Chelsea Road and Sandberg Road. The sign would
indicate the location of and direction to the Olson Electric business at the north end of Sandberg
Road.
.
Factors that the City Council, may want to consider in reaffirming or altering the policy include:
. amendment of the zoning code is required to allow off premises directional signs within the
public right of way;
. the unique circumstances, location and hardships incurred by Olson Electric and other
businesses must be taken into consideration or the city may end up with off
premisescommercial signs everywhere;
. the cost of any off premises sign erected in the public right of way must be paid for by the
user, not the city;
. the sign must meet MN DOT standards;
. where any sign is erected in the county or state right of way, the sign must be authorized by
county or state as well as city;
. liability issues should be discussed with the City Attorney.
D. SUPPORTING DATA
Exhibit A - Copy of minutes from October 6, 1980
.
\,~
--
MONTICELLO
MEMO
TO:
Rick WolfsteJJer, City Administrator
Bret Weiss, City Engineer
Fred Patch, Building & Zoning Official
leff O'NeiJJ, Community Development Director
10]1]) Simo]a, Public Works Director
FROM:
Dawn Grossinger, Deputy City Clerk
.
DATE:
March 7, 2005
RE:
Directional Signs
10hn Simo]a requested that I check the City's records as far as guidelines for directional signs.
Allached are approved minutes from October 6, 1980 that speJJ out some specific provisions for
directional signs. Although this was approved by the Council, it is not reflected in the current sign
ordinance. In quickly reviewing the sign ordinance Section 3-9-B(h) is the only reference I found
relating to directional signs
Attachment: Minutes 1 0/6/] 980
t
)t>- t"\
Monticello CiIYH~-Walnuts;;'eet, Suite I, Monticello, MN 55362-883] . (763) 295-27]] . Fa;: (763) 295-4404
Office of Public Works, 909 Golfeourse Rd., Monticel]o, MN 55362. (763) 295-3170 . Fax: (763) 271-3272
.
MINUTES
REGULAR MEETING MONTICELLO CITY COUNCIL
October 6, 1980 - 7:30 P.M.
Members Present:
Arve Grimsmo, Dan Blonigen, Fran Fair, Ken Maus, Phil White.
Members Absent:
None
1. Continuation of Public Hearing On Consideration of a Variance for the
St. Michael and All the Angels Episcopal Church, and the Possible
Adoption of Guidelines for Directional Signs.
A variance was preVioUsly requested by the St. Michaels & All the Angels
Episcopal Church at the last COuncil meeting to allow an off-premise
directional sign somewhere in the area of Palm St. & East Broadway, and
also in the area of 4th St. & Highway 25. The Council, at the last
meeting, deferred any action On this particular item until more informa_
tion could be gathered on a standard type of sign that could possibly be
used.
.
A recommendation was made to the Council Members by Loren Klein, Building
Inspector, John Simola, Public Works Director, and Gary Wieber, City
Administrator, indicating that such directional signs should be uniform
in size, height and color, and should be limited to advertising such
facilities as medical facilities, governmental facilities, churches
and other civic interest groups. In addition, it was recommended that
each sign be purchased by the City and installed with the organization
paying the Cost of the sign plus $25.00 as a permit. It Was recommended
by this Committee that directional signs of this nature be handled On a
variance basis, rather than changing the existing City Ordinances to allow
all types of businesses to USe directional signs.
Motion Was made by Ken Maus, seconded by Phil White and unanimously carried
to adopt a set of guidelines for directional type sign variances as
fo lIows:
A. SIZE - To be 18" x 24".
B. HEIGHT - To be no greater than a stop Slgn.
C. COLOR & MATERIAL - Signs for Hospitals and Churches should be Blue &
White; Parks & Recreation should be BrOwn & White; General Information
should be Green & White.
D. NUMBER OF SIGNS - One per establishment.
E. CONTENT - Directions Only.
F. TYPES OF SIGNS - For Medical Facilities, Governmental Facilities,
Churches & Other Civic Interest Groups Only.
G. PERMIT FEE - Establishment to pay cost of sign plus $25.00 permit.
- 1 -
jQ.\\S
.
.
,
Council Minutes - 10/6/80
Motion also included a variance to the St. Michael & All The Angels
Episcopal Church to erect one directional SLgn per the guidelines, which
would be reviewed after five years.
2. Public Hearing On the Consideration of a Variance Request to Eliminate
Continuous Curb Barrier Around the Perimeter of a Parking Lot _ United
Methodist Church.
The United Methodist Church requested a variance to have a parking lot
completed to the south of their Church without the necessary curb barrier
requirement around the perimeter of their parking lot.
This parking lot was proposed in Conjunction with Wrightco Products, who
would utilize the parking lot during weekdays, while the United Methodist
Church would use the parking lot On Sundays and for other services.
The obligation of Wrightco Products would be to pay for the completion
of the parking lot and Continued maintenance eVen though it would be
situated on the Church property.
The Church's request for elimination of the curb barrier was based On
the fact that drainage would appear to pOnd behind the School and Church
building if a curb was installed and would not be able to flow out into
the street.
A motion was made by Fran Fair, seconded by Dan Blonigen and unanimously
carried to approve the variance request for the United Methodist Church
to eliminate the curb barrier around the perimeter of their new parking
lot.
3. Report b Engineer on Storm Water Pond in Problems _ West River Street.
Mr. Ron Nygaard, who lives at 1521 West River Street in Ritze Manor Addi-
tion, approached the City Council at the August 25, 1980 Council Meeting
indicating a COncern for a problem with drainage in this area along
West River Street.
At the last Council Meeting, September 8, 1980, John Badalich, City
Engineer, reCommended that culverts for Lots 2 & 3, BLock 1, Ritze Manor
be increased to 18" diameter, and Lots 4 & 5, Block 1, Ritze Manor, be
increased to 24", and also a 24" culvert be placed on Hilltop Drive to
allow the drainage to rUn off into a creek without causing any backup
problems.
The engineer's estimate for changing these culverts and restoring the
driveways was estimated at approximately $6,250.
After reviewing the estimated cost, the Council discussed whether any
portion of the project would be assessed to the benefitted property
OWners or whether the City would pick up the entire cost on ad valorem
taxes. Although there was concern that piCking up the entire cost
may set a precedent in the future, a majority of the Council members felt
- 2 -
\O-~~
....
.
Council Agenda - 3114/05
11.
Consideration of settlement offer - Kramer House (R W)
A.
REFERENCE AND BACKGROUND:
In November 2004, an arson fire destroyed the City owned structure at 811 Minnesota Street
known as the Kramer house. This was the property that the City had tentatively scheduled for
demolition to make way for future 7th Street extension to Elm Street. Plans were being made to
prepare the house for removal and bids were actually received for the possible demolition of the
structure, but a decision was made last fall to wait for possible use by the Fire Department as a
training exercise sometime in 2005
.
Because the structure was insured through LMCIT (the League's Insurance Company) they
were notified that a claim may be submitted for the loss. The initial reaction trom LMCIT was
that they didn't feel the City had suffered any type of loss since it had intended to demolish the
structure for right-of-way purposes anyway. The insurance adjuster was well aware that the
City had prepared the structure for demolition by obtaining bids, disconnecting utility services
and not seeking a renter for the structure for the past year or so. Even though it was the City's
original intent to demolish the structure for future right-of-way purposes, the City did have the
building insured tor $175,000 and had paid premiums for that coverage since the early 1990's.
After submitting the initial claim last fall, the insurance adjuster indicated that the City would
have coverage for cleanup and removal costs after the fire and also costs incurred by the Fire
Department in fighting the tire but again indicated he did not feel the City suffered any
additional loss because of its intentions to demolish the building. The adjuster noted that the
building had been vacant without a renter since the fall of 2003 and the insurance policy
indicates that if a structure is vacant, valuation of the structure can be determined by an
appraisal rather than the policy limits. In other words, if the City wanted more than demolition
and Fire Department reimbursement, it was the insurance company's right to seek an appraisal
to determine value.
At the December 13th Council meeting, I had presented an offer that I had negotiated with the
insurance adjuster that would reimburse the City $30,000 as a settlement for our losses.
Although the adjuster was reluctant to offer this amount, they felt they could justify it by
covering the cost of demolition the City had originally expected to pay (approximately
$10,000), covering Fire Department costs of $2,000-$3,000 and basically rcturning to the City
all of the premiums we had paid on the policy tor the last dozen years or so. This offer was the
result of numerous discussions I had with the adjuster and his supervisor, but was rejected by
the Council on December 13,2004. As some of you may recal!, the Council requested a
$50,000 settlement.
.
The Council's $50,000 counteroffer was rejected by the League as they did not have sufficient
supporting documentation to consider the demand. In addition, they removed the $30,000 offer
from the table and indicated they would be hiring a real estate appraiser to assist in determining
the fair market value of the property in accordance with the policy. The appraisal has been
completed for the League and in the opinion of the appraiser, places the value at zero In
discussing the appraisal with the adjuster, he feels it does support the League's denial of the
-
\\\
.
.
.
$50,000 olf" "'d >Wcr, '"Prort, 0,," with,,",w", of <he $10,000 odglo," "ttiomem
R,cogol"o, 'Ii" O"y .iII how "'me Ilolii/;,y 'og'diog 'k","p "'.I I,j~ O'po"mom
"Pcroli '"'" '0 dOk, 'h, L,"I!O< I, willio, '" "tti"li I, ,,,,. fo, $/5,000 1 lie Ci 0'" oof y
00,,, "''',"''i" w",1d be '0 liire Om ow" oppm'", "" <h,,, go '0 "bi'mOoo m "'olw Ib,
'""'cr. G"iog 0", "Me wiIl ooIy CO" 'lio City ,"o~ mo",y fm", "PP"hcr m,d .Iw ,"bj,,,
"0' ""0"'", COm",,,y '0 m'diOo"", ,,,,,,. Wliil'iI', Wry liko'y We wold hi" '" oPrml,cr '0
~w "' 0 bigbcr y",,,, """ ~m fo, ,lie P"'P'rty, iI"ill """d be d"idod liy. 'hi", rae,y
mb iI""o, "'.I 0" f"ct Ih" 0" C ily Ii "" pI "'0", "" "">wlog 0" "m",o" ""YWo y i, 00' goi 0 g
to be in Our faVor at an arbitration hearing.
COUJ1cil Agenda - 3/14/05
My '''oooO,"d.Ooo i" D'",o"Iie, w'" ,,, ",,,p, Ih, $30,000 '" , ili"o,I" i, wo, 0 'm, OW" by
eMCl1." "'''PI"",, ofilio $J 5,000 '''''.y i, 0'," ""'ooolik. "i, po"ib', dm, If Ih,
Coo"'d w"","" ,,, pmpo"",, olfcr 0''''" $J 5,000 <h, 1"'''"''''''Oj,,,,,, '""y 'm"ldcr i" bm
the only offer I have verbally is $15,000 at this point.
B. AL TERNA TIVE ACTIONS:
I. Th, CO"",,, oo"fd "'"" ilio P'opo", "'00",00' of$I5,OOO whid, COy,," 0" C"y',
Cost of demolition and cleanup along with reimbursement for Fire Department expenses.
2.
The CounciJ could reject the proposed settlement amount and authorize the staff to
"liI.i" co 'PrmlAAI ,,' "'0 "we ,,, be ""d ,,, d"""of>,, <Ii, ~I '" ,"" wilJ be ''''"'' ,"'"
by a third party arbitrator. Estimated cost of the appraisal is $2,000.
J. Tho C""ooiI w'dd P""", 0 '''"''''mff" o'xwo 0" $J 5,000 pmpoAA/ "" LMell
consideration.
C. STAFF RECOMMENDATION:
D.
Sio," i, I, ob'io", ilw", Ib, Olry', imoo, '" >0"'"" <lio h""" "' '''"'' fi"o~ dOl', II" CiO',
'0," 00 <Ii, pm,,"y h '''y ml""",,, "Ihl, 'imo WfOk" ""~oIy 0"" b, "g"'d II"" M
'POrn'", '"" lie ob'~"'d d,", w,,"ld pIo," Ib, ~h" 0' II" pm,,"y high" IbM "ro, I d,,"',
<liio k " W"old Ii, i" d" lim, I"""" "f 'Ii, Ci, y ,,, p"m", 'Ii" "'''''' io ""i" i "g " , ""'''''00'
" w,," my '''''mmooooOoo io ""'mbe, '0 "'"P' $]0,000 m,d 1 Wm'ld oow =""""00' if w,
can get anYwhere trom $15,000-$20,000, the City should close this matter. I Would
"COm"""d ""mpO"g m, '''""''mff" of$I7,500. [f we "pooO fimd, ,,, Iii" m, ""pml""o
"gh, "m "we i,,,,,.,,, COm"""y, I 'hio' Ib, CiYy will ooly f"" i" Ib, '''''g = i" ""' <Ii,
U",,,, " im"mo" b", ""''"'" ,ood CO"mgo foe "' I" <Ii, P"" Thoy h." d'''''O'd "' ""
many issues and I would recommend trying to settle this as Soon as Possible.
SUPPORTING DATA:
Copy of insurance Company letter of December 15,2004
Memo of December 28, 2004
Letter and appraisal report of February 8, 2005
II <;r
MEMO
TO:
l'vlavor and Councilmembers /\ \
J (~
Rick Wolfsteller, City Administrator ',,,
FROM:
DATE:
December 28, 2004
RE:
Insurance Claim - Kramer House Fire
Based on the previous Council action of December 13''', I had a conversation with the claim supervisor at the
League of Minnesota Cities Insurance Trust regarding the Council's request for $50,000 as settlement of the
house fire that OCcurred on November 6'''. I just thought the Council should be aware that LMCIT has rejected
OUr offer and will now be proceeding under the terms of the insurance policy in trying to establish a lair
market value of the structure before OUr loss.
.
What the insurance company is now proceeding to do is hire an appraiser who will try to determine what they
leel the fair market value of the structure was at the time of the loss. The insurance company is well aware of
the City's intent to demolish the structure and was aware that the Fire Depal1ment was actually asked to burn
the structure in 2005 and I am sure that they are going to take that into their consideration when they make an
offer in the future. Indications I received were that they feel the structure was actually a liability to the City in
that Our intended Use was for public right-of-way purposes so I expect that their appraiser will come in at a
value of less than the $30,000 they were olfering to settle this claim.
I know initially the Council discussion centered on whether the City should be accepting their first offer when
in reality the $30,000 is probably the second or third offer they were attempting to make. Initially they felt
they did not Owe us anything since it was OUr intention to demolish the structure anyway, but I alier had some
conversations with their claims adjusters, they were willing to propose a settlement that would repay OUr
insurance premiums that We paid for twelves years and also provide some funds for clean up and to Cover the
Fire Department costs. They had suggested a price 01'$5,000 to $10,000 as a settlement. As you may recall,
J mentioned this at a council meeting previous to December 13'" to see if there was any interest in negotiating
this type of settlement and was asked to continue discussions and see if I could get more money out of them.
The insurance company also recognizes that they will now incur additional Cllsts Ill[ appraisals and that there
could possibly be a continuing dispute OVer what fair market value is and that is why they thought $25,000 to
$30,000 would be more than adequate lor the City and would be something they could also support.
The Council will likely receive another olfer in the near future once LMCIT completes their appraisal study
'Ind 1 will bring this information to you at future council meeting for consideration.
t
I hope you all had a good Christmas and here's wishing you a Happy New Year.
Attachment: LMC Letter
Monlicello City Hall, 505 Walnut Street, Suite I, Monticello, MN 55362-8831. (763) 295-27t I . Fax: (763) 295-4404
Oftlce of Pubtic Works, 909 Golf Course Rd., Monticello, MN 55362' (763) 295-3170' Fax: (763) 271-3272
\ \ - i l"
League of Minnesota Cities
Claims Department
145 University Avenue West, St Paul, MN 55103-2044
(651) 281-1200 . (800) 925-1122
Fax: (651) 281-1297 . TDO: (651) 281-1290
WWW,lmnc.org
.
LMC
~rl of Mi"-8olu Cities
Ciliu 1"WnoHn9 ~CQ
December 15, 2004
City ofMonticel1o
Attn. Rick WolfsteJIer City Administrator
505 Walnut Street, Suite 1
Monticel1o, MN 55362
RE: LMCIT Claim No.
Loss Type:
Date of Loss:
11050313
Fire - Kramer House
/] -6-04
Dear Mr. WolfsteJIer:
.
We are writing you regarding the claim for the damages to the Kramer House, and in fol1ow up
to Our recent telephone discussion.
As you are wel1 aware, We offered the City of Monticel1o $30,000 to conclude this matter. Also,
as known, the City of Monticello City Council rejected this settlement offer, and has requested a
settlement of$50,000. At this time we do not have sufficient supporting documentation to
consider the demand of $50,000. It is agreed that we will retain the services of a professional real
estate appraiser to assist in determining the "Fair Market Value" of the involved property. As our
settlement offer of$30,000 was rejected, this offer is now withdrawn.
Once we have received the real estate appraiser's valuation analysis we wil1 be in Contact with
you. In the meantime if you have any questions or concerns please let us know.
Si~U
&Mil1er
Claim Supervisor
League of Minnesota Cities Insurance Trust
651-215-4088
Fax: 651-281-1297
Cc: Scott Torgerson - Al1ied Adjusters
.
AN EQUAL OPPORTUNITY/AFFIRMATIVE ACTION EMPLOYER
\ l- l }.cJ
LMC
League of Minnesota Cities
Claims Department
145 University Avenue West, 51. Paul, MN 55103-2044
(651) 281-1200 . (800) 925-1122
Fax: (651) 281-1297 . TOD: (651) 281-1290
www.lmnc.org
L-g- of MmPJetro4J Cities
C;,;,. pt'Dmofing ~1IC8
February 8, 2005
City of Monticello
Attn. Rick Wolfsteller City Administrator
505 Walnut Street, Suite I
Monticello, MN 55362
RB: LMCIT Claim No.
Loss Type:
Date of Loss:
11050313
Fire - Kramer House
I 1-6-04
Dear Mr. Wolfsteller:
We are again writing you regarding the claim for the damages to the "Kramer House".
As previously communicated we proceeded to retain the services of a professional real estate
appraiser to analyze the "Fair Market Value" of the Kramer House. The appraiser has now
completed his" Fair Market Value" analysis of the property. The appraiser was Clarke T. Goset.
We have enclosed a copy of his analysis report for your review. As you can see the appraiser
places the "Fair Market Value" of the structure, prior to the fire loss, at "$0".
Based on the appraisal, and the language of the policy covenant, the "Fair Market Value"
settlement to the city would be $0. However, we do understand there are costs involved for clean
up and demolish of the debris from the fire. This cost is covered by your policy. The amount of
this cost has not been fully evaluated.
We desire to get this matter resolved with you for an amicable settlement amount. We request
you contact us to further discuss.
If an amicable settlement is not obtainable, we will then look to demand appraisal and proceed
through arbitration as an alternative means to reach resolution. The Appraisal and Arbitration
option is part of the MUNICIPAL PROPERTY, CRIME aDd BOND (MPCB) coverage form.
I refer you to.
SECTION VI - LIMITS OF COVERAGE AND VALUATION
2. LOSS VALUATION
d. APPRAISAL AND ARBITRATION
AN EQUAL OPPORTUNITY/AFFIRMATIVE ACTION EMPLOYER
)\ - I ~ \
\ \- \ ~')..
.
11 048052
Page 2
February 8, 2005
Either party may make a written demand for arbitration if the city and LMCIT disagree on any of
the following:
(1) The fair market value of covered property prior to the loss or damage:
In this event, each party will select a competent and impartial person. Each appointee shall be a
professional appraiser or other person with appropriate professional expertise. The two
appointees will select an umpire. If they cannot agree, either may request that selection be made
by a judge of a court having jurisdiction. The two appointees will each separately state their
respective estimates of the value or cost which is in question. If they fail to agree, they will
submit their differences to the umpire. A decision agreed to by any two will be binding.
Each party will:
(a) Pay the cost of its own appointee; and
.
(b) Share equally the expense of the umpire and any other expenses related to the arbitration
process.
We would like to believe we can get this matter resolved without having to proceed through the
arbitration process, as it would be additional expense for both of us. We look forward in hearing
form you to further discuss, and to get this matter resolved.
~~
John Miller
Claim Supervisor
League of Minnesota Cities Insurance Trust
651-215-4088
Fax: 651-281-1297
Cc: Scott Torgerson - Allied Adjusters
.
.
,
t
.
.
.
.
.
.
.
,
.
.
.
"
,
"
'.
"
t
t
t
t
It
It
.'
.
It
.
Ii
.
.
I
.'
t
.
l!
~!
,
t
Clarke T. Goset, A praiser
- -~--~-- ~---~---~-~~- - -~ -_. ---~-~----~-~ -_._.-..._~-~.~-l
-
ApPRAISAL FOR
811 Minnesota Street,
Monticello. Minnesota 55362
PREPARED FOR
LEAGUE OF MJNNESOTA CITIES, CLAIMS DEPARTMENT
145 UNIVERSITY AVENUE WEST
ST. PAUL, MINNESOTA 55103-1297
PREPARED BY
CLARKE T. GOSET
CERTIFlED GENERAL APPRAISER
4002042
AS OF
November 6, 2004
FILE # 22061
P~O~Box686 Wayzata,MN 55391 . P.O. Box 80605 Minneapolis,MN554()8 'Phone (612)$79.0473 Fa-,,(lil2)879-()475
-
CLARKE T. GOSET - REAL ESTATE SERVICES
January 17, 2005
League of Minnesota Cities, Claims Department
145 University Avenue West
St. Paul, Minnesota 55103-1297
Re: Claim Number 11050313
Subject:
Valuation as of November 6, 2004 for Residential Dwelling Prior to
Destruction by Fire without Contribution Value of Land or Detached
Garage at 811 Minnesota Street Monticello, Minnesota 55362
PO. Box 686 Wayzata, MN 55391 . PO Box 80605 Minneapolis, MN 55408: Phone (612) 879-0473 Fax (612) 879-0475
2
.
. To Whom It May Concern:
.
. I have visited the subject site in the current time frame, investigated relevant data on the property, had
staff interview Monticello city officials and reviewed documentation provided by the city and back-
: ground data provided by Mr. Scott Torgerson of Allied Adjusters. Based on the consideration ofrele-
. ~t data outlined in the following documentation I find the residential structure at 811 Minnesota
~ Wreet Monticello, Minnesota as of November 6, 2004 (prior to fire destruction) to be valued at:
.
.
.
.
.
.
.
.
.
.
~
.
.
.
.
.
:-
.
.
.
.
ZERO DOLLARS
($0)
Tax records, assessors data, interview detail with city staff, review of Monticello City Council min-
utes and other documentation reveal that prior to November 6, 2004 a residential structure existed at
811 Minnesota Street Monticello, Minnesota. On or about November 6th a fire occurred at the resi-
dence. The residence was significantly damaged and the remains of the housing shell were either re-
moved or pushed into the basement of the dwelling. A site inspection during December with accom-
panying picture documentation reveals only rubble remaining of the former residential dwelling.
The question addressed with this documentation is; what was the value of the residential structure it-
self prior to the fire without regard to land or garage?
The property is in a commercially zoned area with open space to the east, south and west sides. An
apartment complex sits to the north of the property. No single-family dwellings are in proximity to
the site. The subject site is zoned for commercial use.
\ \ _ I ;) L\
,
,
..
:.
..
..
..
..
..
..
"
,
,
.
,
,
,
It
.
:.
It
.
.
It
It
It
It
It
It
It
t
.
.
.
.
:.
.
.
.
.
Clarke T. Goset, Appraiser
The facts as understood by this appraiser are that the former dwelling was a 1920 built
residential dwelling known as the "Kramer property." Monticello City Assessment re-
cords show the dwelling as having three levels with seven rooms; living room, dining
room, kitchen, den, 1.75 baths and two enclosed porches. Total living area is shown as
roughly 1,752 square feet plus 590 square feet of enclosed porch areas (pages 13-14).
Tax records show the property being acquired by the City of Monticello in 1992 as a
"Government Buy-Out." The reason given for the city's acquisition was to allow for an
extension of 7th Street west across the Kramer property. This street extension never oc-
curred. The home was reportedly rented by the city as a residential dwelling(s) subse-
quent. The property had been rented alternately as a one or two unit dwelling. The prop-
erty had been vacant since the fall of 2003 and was boarded up at the time of its fire.
A bid request for demolition of the subject property was issued by the City of Monti-
cello's Public Works Director and City administrator dated October 4,2004. That bid
stated that "The sanitary sewer service has been disconnected and capped at the street"
and "Electric service to the house has been disconnected" page 24). Monticello city
staff recommendations from council minutes of October 25, 2004 state in part,
"Authorize the City to enter into a contract with Fyle's Excavating for the demolition of
the old Kramer house at a cost of$1O, 125.00" (page 26).
Reports indicate Monticello officials having contacted their fire department prior to No-
vember 6, 2004 and being in discussions with fire officials the about burning the struc-
ture as a practice drill. Reports indicate that the Fire Department was willing to under-
take this but did not have the funds allocated to them for the undertaking in 2004.
The property was not salable by the city to private parties as it was improperly zoned tor
residential dwelling, had no utility services and most probably could not have been
mortgaged by any conventional lending methods making it unmarketable as a residential
dwelling.
Note can be taken herein that it is not uncommon for residential dwellings to be relo-
cated by home movers with some nominal shell value ascribed to the dwelling. How-
ever, virtually all structural relocations occur with one story rectangular shaped homes
suitable for transport, not the three level style or footprint size and configuration of the
subject structure which precluded any effective economic re-siting.
\!-I;)S
PO. Box 686 Wayzala. MN 55391 * PO. Box 80605 Minneapolis, MN 55408: Phone (612) 879-0473 Fax (612) 879-0475 3
r-'
.
.'
. .
.,
III
It
It
.
.
.
.
.
,
.
.
-
-
-
,
:.
~
~
I
I
l
I
I
.
Clarke T. Goset, Appraiser
Discussions with city personnel indicated that the subject residence had been the target
of vandalism prior to its fire demise. The city staff had to attend damage to the property
and re-board, cleanup and secure the premises on one or more occasions.
The property as it existed prior to November 6, 2004 was clearly a public nuisance, a
danger to the welfare and security of the community and not habitable at the time of the
fire.
Given the above, the City of Monticello had effectively condemned the property by un-
dertaking a planned destruction of the structure prior to November 6, 2004.
Owing to the property's zoning, its boarded nature and all utilities having been discon-
nected the physical dwelling residing on the property simply had no structural, market or
economic value. It is judged to have been improperly suited to its location by zoning,
nonviable economically, an eyesore, and a general liability to the city.
I have had over twenty-five years of property valuation experience and done numerous
properties with no value incumbent to the structure(s) sited on the property. In the sub-
ject property's case the only value incumbent to the property would be its land. How-
ever, as a condition of this valuation the value of the residence dwelling only is valued
and that is zero based on the above.
Given the city's proposed demolition of the dwelling or its continued repair of vandal-
ism the structure can actually be projected as having had a negative value. Cost of
demolition was estimated at $10,125. Internal city costs related to the structure are not
estimated but would have been a negative value consideration based on city resources
being utilized in security and vandalism repair had the property not been demolished.
City resources would also have been utilized in terms of a planned burn. As demolition,
or a planned burn not occur and the structure no longer exists, these circumstances are
not factored. However, these considerations would have been a factor ifthe structure
had remained in place beyond November 6, 2004 as a negative cost applied to the prop-
erty yielding a negative structural value.
I am prepared to give testimony as to the factual content of the above. I am reasonably
certain that should the facts, as stated herein, be reviewed by independent third parties,
i.e., insurance review entities, county commissions or the courts, the opinion of value
rendered herein would sustain a zero value for the subject dwelling structure.
No reasonable or plausible appraisal method known would allow for any structural value
to the dwelling at 811 Minnesota Street Monticello, Minnesota on November 6, 2004 or
in the immediate time frame before. , ~
\\- \ ~
PO Box 686 Wayzata, MN 55391 . PO Box 80605 Minneapolis, MN 55408. Phone (612) 879-0473 Fax (612) 879-0475 4
e
"
"
"
"
"
"
"
"
"
..
..
'e
"
..
ill
..
,
,
,
,
~
~
~
~
~
~
.
.
:.
I
I
I
I
Clarke T. Goset, Appraiser
Thank you for the opportunity to provide a service. Should any party to this valuation
have questions as to the factual content stated herein, appraisal rationale or conclusions
do not hesitate to contact me.
Yours truly,
/',
-
Clarke T. Goset, 4002042
Minnesota Certified General Appraiser
\ \- \ d I
PO Box 686 Wayzata, MN 55391 * P.O. Box 80605 Minneapolis, MN 55408. Phone (612) 879-0473 Fax (612) 879-0475
5
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
,
"
,
,
-
-
-
~
~
~
~
~
~
~
~
~
...
~
...
.,
"
a
Clarke T. Goset, Appraiser
ICTURES OF SITE
11 Minnesota Street, Monticello, Minnesota 55362
Street Frontage Looking South
Vacant Land ToW est of Subject Property
Il- \:>'6'
P.O. Box 686 Wayzata. MN 55391' P.O. Box 80605 Minneapolis. MN 55408: Phone (612) 879-0473 Fax (612) 879-0475 6
P.O. Box 686 Wayzata, MN 55391 . PO. Box 80605 Minneapolis, MN 55408: Phone (612) 879-0473 Fax (612) 879-0475 7
..
..
..
..
"
"
"
"
..
..
..
..
..
..
..
..
..
..
..
..
..
..
..
..
..
..
~
~
~
~
~
~
.
~
~
~
~
~
~
~
~
~
~
~
PICTURES OF SITE
811 Minnesota Street, Monticello, Minnesota 55362
Termination of 7th Street at Minnesota Street and Subject
Property
Clarke T. Goset, Appraiser
Rental Units to North Along Minnesota Street
Looking East From Property Frontage Showing 7th Street
il-ld.<1
Clarke T. Goset, Appraiser
PICTURES OF SITE
811 Minnesota Street, Monticello, Minnesota 55362
.'
.
.,
.
.
.
.
.
.
.
.
.
.
.
.
a
a
.
.
.
.
"
.
.
.
.
.
.
~
~
~
~
I
I
I
I
I
Adjacent Vacant Commercial Property Along 7th
Street
P.O. Box 686 Wayzata, MN 55391' P.O. Box 80605 Minneapolis, MN 55408: Phone (612) 879-0473 Fax (612) 879-0475
8
Looking North Along Minnesota Street
From Subject Property
tv"-:
\~- l30
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
..
..
..
..
..
..
..
..
..
..
..
~
~
..
..
"
.
.
II)
Oarke T. Goset, i\ppraise:r
PK'TlJRFS OF SITE
811 Minnesota Street, Monticello, Minnesota 55362
1\- 131
P.O. Box 686 Wayzata, MN 55391 * P.O. Box 80605 Minneapolis, MN 55408 : Phone (612) 879-0473 Fax (612) 879-0475 9
.
.
.
.
.'
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
..
..
a
I
I
I
,
.
.
.
.
.
.
.
.
.
.
.
~
Clarke T. Goset, Appraiser
PICTURES OF SITE
811 Minnesota Street, Monticello, Minnesota 55362
Foundation Rubble
"
_..~
.~ Foundation Rubble
.,"1
--...;
-_:~,~.,.-.......,......
P.O. Box 686 Wayzata, MN 5539] . PO. Box 80605 Minneapolis, MN 55408
. Phone (612) 879-0473 Fax (612) 879-0475 10
\\-\3d-
PO. Box 686 Wayzata, MN 55391 * PO. Box 80605 Minneapolis, MN 55408. Phone (612) 879-0473 Fax (612) 879-0475 ] I
.
.
.
.
.
.
.
.
.
.
It
..
It
It
..
..
..
..
..
..
.
.
.
.
..
..
.
..
.
.
.
..
.
.
.
.
II
.
II
..
..
..
..
ICTURES OF SITE
11 Minnesota Street, Monticello, Minnesota
Foundatioo Rubble
Clarke T. Goset, Appraiser
Foundation Rubble
Foundation Rubble
\\- \ 33
.
.
.
.
.
.
.
.
.
.
.
.
.
"
"
"
"
"
.
.
:.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
:.
,
.
.
.
.
Clarke T. Goset, Appraiser
...
.t
'"
$,,'f
100m
'''A
OCATION MAPPING
811 Minnesota Street, Monticello, Minnesota 55362
I~ ~AP'll\,o;[~'T,~:
I
I
$".')
0;-
J
l..mSt
;;
l
.J
i
i
~
W1lhSt
'*
I
,
,
i
L"'MRa_~m ~,
----------
o 2005 GDT lne
r'\-
r
,/;1,
",
I': _I'Q"',S'.c . ,?- -----.L10'
oGr.y Ea,fe ,}Bo~lIA <:-little- Rock ri~ OgiIvil!o.... " MoraO~m ml
~. Up&ala ({tree Gilman ;':"" ~a (g) vSnmawictl (70)
[ill aHQl"""fOf~ i.,wata. :J.../23r~ .a.. ,oa.>o ,p'''., . 'f"
I' rw walt: R.P:~L-(l';"':'J""'~,i~~;"~~''''adfO'.o :::brid ITI..
Richrnond;J ;1.~""-"r-71 _Zimmerman ()
p~';'~"" ColdSpring oC~ter ~ {-'\ East8.thel.
,J w~'" (24)M ~- .,,_ITl." \ '::St. r4.nCit U
.,.. (55}o .o...nim '"~ 011 """-, 'Elk Rlver
- -' Eden Valley AnrIarMIaN! ~~'1 Fof'est La
<l (} AI~f"tV i"'..,payton '(st')
! Manannah 0 Buffalo (, -"
I _;..,fN! Lik:hfleld Kingston r) 1
I--'-~ ._!.~r--!'l., ..~+,
"'--"0-_ .. Coll:ato ~,~?)
Rosendale -oarw~:l._____,,__,,___ _
~J oOefan8 MI
I Wi"".. ....
i Cos.mQS c.' Mound r:J51
j 0 jiut.;hinson <.D o~
..,Wac;:ollia
l;~ @ }",ayG""'~,^:~:, ':c~:~a,
L'- 5"~fIL.lnc"." "Nol'WGo<I
".: hU."CI\I~S" _
~Fliu...
.'~'I
l1.<
0,.0.....
MlII'dl_ll.... :J',s,
C"'lmil'Jl
ClIO"
01
100m
180011
~
,.
o
N
-.S/.
".,1ei-.
i'l"~~
"1-'91)/~ ~
em [ill
(2~)
em
'"
Golt Course Rd J,d Sf
0;-
,$ """
'if 'f
'" .,rm
Mo_
l1f -0
4"~-$rS'
.... f!.
f --".s,
I
,
,
I
I
I
I ~.
I .,~
....
I
i
~~..!l!Q!!!:'tcom IIlC
c""""."
-",
(;-
.
J'~ \fV,.JorIJok 01
lID
f!,;. .
"t1>ft;~1"
..../s.."
"
~Tfto/q"Rq
fi7'llts,
;0
~ ...
-#
,,'
o
.
~
o
o
~
~
m
OoodIIaRtI
d
~
School Blvd
s~Or
. 1:1 2DOS GOT lnc
P.O. Box 686 Wayzata, MN 55391 . P.O. Box 80605 Minneapolis, MN 55408
. Phone (612) 879-0473 Fax (612) 879-0475 12
\ \- \3'1
~
.
.
.
.
.
.
.
.
t
t
.
.
"
.
.
.
. 1110
'!:::l
III ..tl
0....
" si
~.I
· f'~~
III Ill'"
.. ....U
III !2}--
III
III
III
III
III
III
III
III
III
III
III
III
,
, "
,.
, !
..
, ~
Z
C
, "
III
Clarke T. Goset, Appraiser
CITY ASSESSORS RECORDS
811 Minnesota Street, Monticello, Minnesota 55362
gb!
go",
-".
(;!~O
N"W
.. l-
I !
8
III 01
OIl-
:H~i
o .. '"
W"l
c~t~~
o
..
~
Q)
,~
2>
~ ,l
i:!
U
,
I.
= '1
~!!:
I~
. II
:v' ~~
~ U
JI
= 'i
~
2) 1O!!i
v i~
, .s
j!:~
~ .t ~ :
I 151-~1'
!O! ~.J
~ ~~151
: i ~!
~~I5~uf
~J€~g'!'
~fill- t;:,
..t:.Jar-1
i'il!s';l"!,
t: ...::. b it:
~ a: iH;~~ , 3
11:' C ~
"Po =-.
t;
lI!
c
:Ii
~ i
1I
~
1'-8000 , -
o N..-I..... .j'"
N~OOO "".' .
I'J.N~r- ~
....C'\I..-4...~ (.;
....oyo .,',
I ~ I , ill
o 000 0':
o ............ r ~
III u 000 ..
t I I I , ~ !
~lIlillUHl
.,......0r4........ \
1'0000 ,
I
I I I ( I
~~~~~ I
N g! '" I
,..
<I:
in
;~
w~
0....
~...
8~
,
,
\'
: =-
e
.i::
ia
a
!u
-N
~~
H
]
Q
()
I~
~
,',,;,...j},'*',
.
~ \~g ,!,'
~ -a.:- ~
t::')1~
.~ 4i.~ ~~
J1~ i\3..~
. ~ -.::: -.., ~
, . .::f;..'")~
, " 1 ~~,,"
......
, ~
i I:("'-I",~~'
~ <i:J.I~~~ ~
~
In
.J ,('
w &J ~
~ r; ~ <1 C d~ c
~ ~ S<;;;~~0la;~
!~g crgi~~
:Ii
"
i j
J 5 "
\:) ."
~ 'f
c~
. ! ~~
.. . ; Xl ~
,
,
.
,
,
.~~ ~~~Ig~
~at~ ~~I
PO, Box 686 Wayzata. MN 55391 . P.O. Box 80605 Minneapolis, MN 55408 . Phone (612) 879-0473 Fax (612) 879-0475
13
,\-l35
Clarke T. Goset, Appraiser
ITY ASSESSORS RECORDS
I Minnesota Street, Monticello, Minnesota 55362
('J1i:-\
.
. ~ , '.;
i I . 1
I
I
1
i.
.
I
I
I
I.
;, .,r \. j
;
,I I
. , . I
, ,
,
, , , "
, ,
: . . ; i .
.
, > '. . '!!
, - -
I ~.
:. ' '
.
.
.
.
.
.
.
.
II
II
II
II
II
II
Ii
II
II
..
,
I .
IIi::
;":.t
I
I
)
'if
("
>i
.
I
.
I
i
i
~
Il- lj~
P.O. Box 686 Wayzat"" MN 55391' PO Box 80605 Minneapolis, MN 55408. Phone (612) 879-0473 Fax (612) 879-0475 14
.
It
.
.
.
.
.
.
.
.
.
.
.
It
.
.
.
.
.
.
:.
It
It
It
It
It
It
It
a
a
a
.
.
a
.
.
:.
,
,
,
,
Clarke T. Goset, Appraiser
EMOLITION BID
811 Minnesota Street, Monticello, Minnesota 55362
1\- (3)
_'~1'1 12 >:::': ~ : :.':Hf1
MONTICELLO
SPECIFICATIONS
FOR BUTIJDING DEMOLITION
AND SITE PREP ARA TION
OF THE
OLD KRAMER HOUSE
AND
APPURTENANCES
81 J & 907 ~nNNESOT A STlU:ET
FOR THE
CITY OF MONTICELLO
MINNESOTA
OCTOBER 4. 2004
Prepared BJ': ~(!,~~~ E. :>-iH!ola_..____
Pllb{;r, ~J'''lrks Director
City (~f .Jll111rice/l;)
P.O. Box 686 Wayzata, MN 55391 * P.O. Box 80605 Minneapolis, MN 55408 : Phone (612) 879-0473 Fax (612) 879-0475 15
EMOLITION BID
Clarke T. Goset, Appraiser
811 Minnesota Street, Monticello, Minnesota 55362
.
.
.
.
.
..
.
It
.
It
.
.
..
. .
. I
,
,
,
.
.
.
.
.
.
.
.
.
.
.
:.
I
.
.
l
JAN 12 '05 11:16AM
P.3/14
INVITATION FOR PROPOSALS
OLD KRAMER HOUSE AND APPURTENANCES
811 & 907 MINNESOTA STREET
FOR THE CITY OF MONTICELLO, MINNESOTA
The City of Monticello will receive proposals at the Monticello City Ha.I1, 50S WaJnut Street,
Suite I, until 10:00 a.m., Thursday, October 21, 2004. All proposals will be publiclyopcned and
read aloud.
All propOllals shall be inked or typewritten on funns to be supplied by the City.
Copies of the plans and specifications may be obtained from the Monticello City Hall at 505
Walnut Street, Suite 1, Monticello, Minnesota 55362.
The sllccessful contractor will be required to tbmish and pay for a satis18ctory perf'()I]J)IJlWe bond.
PropOS<lls will be considered by the City of Monticello Council on Monday evening, October 25,
2004. The City l'CServes the right to reject any or all proposals or to waive any infurmalities in
the proposals.
BY ORDER OF THE CITY OF MONTICELLO
Rick WolfStel1er
City Administrator
T.. be pUblished In tlte M....ticello r_I/R/: Octo687 13, 201U
\
"
F~~".
.LA-_~-=11M1&r.3llOf
-PAGe20F14-
-~---
1\- 1'5Z'
P.O. Box 686 Wayzata, MN 55391' PO Box 80605 Minneapolis, MN 55408 . Phone (6]2) 879-0473 Fax (612) 879-0475
......
16
.
. AN 12 '05 11' 16AM
.
.
.
.
.
.
.
.
.
.
.
. 1.
.
. /'4..
.e
.
.
It
It
It 3.
It
II
II
II
. 4.
.
. s.
.
,
.
, ....
,.5.
,
,
.. "~~~"""",'~2.004
,
t
Clarke T. Goset, Appraiser
EMOLITION BID
811 Minnesota Street, Monticello, Minnesota 55362
P.4/14
PROPOSAL FORM
FOR
BUll..DING DEMOLITION AND SITE PREPARATION FOR THE
OLD KRAMER HOUSE AND APPL'RTENANCES
811 & 907 MINNESOTA STREET
CITY OF MONTICELLO. MINNESOTA
TO TI-!B CITY OF MONTICEILO
MONTICEILO, MINNESOTA
The following proposal is made fur bUilding demolition and site preparation of the old
Knuner house and appurtenances.
The unde:rsigned certifies that the project specifiCatiODS have been carefully examined and
that the work site has been personally inspected. The undersigned declares that the amount
and nature of the work to be done is understood, and at no time will misUIJderstand.in& of the
specifications be pleaded. On the basis of the specifications, the undersigned proposes to
funrish all Deceasary apparatus and other meaDS of' construction and/or demolition to do all
the work and fumish all the materials in the manner specified to finish the entire project
within the time hereinafter specified, and to accept as full com.peosation therefor the sum
stated below. .
RARe PronoE:al
A.
Demolish the old Knuner house and appurtenances as specified, prepare the site as
specified, and transport all debris to a state permitted demolition disposal site for a
total lump sum of
($
).
The Owner reserves the right to award to the lowest responsible contractor or TEliect any or
all proposals as detcnnined. to be in the best interest of the City.
The undersigned fiuther proposes to execute the contract agreement and to funrish
satisfaetolybond within five (5) days after notice of the award of contract bas been received.
The undersigned further proposes to begin work as specified. to complete the work on or
before date specified, and to maintain at all times a contract bond approved by the City in an
amount equal to the total bid.
In submitting this proposal. it is understoOd that the right is reserved by the Owner to r'liect
any or all proposals and to waive informalities.
\ \- l2:,<:t
. PAGI!! 3 0"'4-
P.O. Box 686 Wayzata, MN 55391 . PO Box 80605 Minneapolis. MN 55408 : Phone (612) 879-0473 Fax (612) 879-0475
----.
17
I
I
I
I
I
I
I
I
I
I
I
~
I
I
I
I
I
~
~
~
~.
~
~
I
~
~
~
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
AN 12 '05
e)
1)
g)
1.04
a)
b)
c)
1.05
fI
Clarke T. Goset, Appraiser
EMOLITION BID
11 Minnesota Street, MonticeUo, Minnesota 55362
11'17AM
P.6/14
Con1raC:tua1 Liability Insurance - The contractor agJ"ees to hold hannlesll and indemnify the
owner, the engine..... and their agents fl:om every elahn. action. cause of action, liability.
damage expense, or payment in<:lUl'nOd by n:asons of any bodily injury ineluding death. or
property damage >:esulting from the contractor's operations on this project.
Owners Protective Liability :linn P..()~,,)' Dam.alle Tnf;i;1Tran~e - The contractor ah.al1 provide
owner's protective liability and property il......."ge insurance in the nam.e of the owner.
insuring against bodily injury and plVperty damage liability. in the limits set forth above fur
which they maybeeOJne legally obligated to pay as damages sustained by anype:nJQ1Ul caused
by a.ocident and arising out of operations pedlmned for the name insured by independent
contractors and general supervision thereof.
Insurance certificates evidencing that all the above information is in fOrce with companies
acceptable to the owner and in the amounts required shall be submitted to the owner for
examination and approved eoncurrentlywith the execution Qfthc contract. In addition to the
non:nal information provided on the insurance certificates, they shall specifically provide
that:
L
A certificate will not be moditied except upon ten days' prior written :notice to the
owner.
2.
COVCI38C is included fur blasting, collapse. and underground hazards.
COMPLIANCE WITH LAWS. BUILDING CODEs., AND REGULATIoNS
The bidder is assumed to have made himself :tBmiliar with all codes, state laws, ordinances,
and regulations which :in any manner affect those enp.ged or employed in the work, or the
materials or equipment used in or upon the improvement, or:in any way affect the conduct
of the work, and no pica ofmisundcrstJondiJ'lgwill be considered on account oftha ignoJ1U1CC
thereof". The provisions of such codes. laws or anfinanees are decm.ed to be a part oftb.ese
specifications, and the contractor will be bound by the provisions 1:henrof.
The contractor shall and also by a surety agree to indemnify and save hannless the owner and
all onts officers, agents, and servants against any claims or liability milling from or based
on the violation of"any such law. ordinance, :regulation. or decrees, whether byhiTn....1f or hi"
employees.
Xfthe contractor shall d.iscoverenyprovisions in the contract, IIIpecifications, or anydirecti.on
of the City or inspector which ia contrary to or inconsistent with any such law, ordinance,
""gutation, or decree. he shall forthwith report ita iOCWlsistenee to the City in writing.
GUARANTEE BONDS
Befan:> entering into contract successfbl bidders must furnish contract performance bond or
satisfilctory irrevocable letter of credit in full amount of" contract with suitable penalties
provided thereingua:canteeing faithfUl perfmmance of contract and payment of all obligations
"~.A/II,Jt.cl...ua._._~.~,~IJ' ~1~
. PAGE 7 OF 14-
P.O. Box 686 Wayzata, MN 5539\ . PO. Box 80605 Minneapolis, MN 55408
. Phone (6\2) 879-0473 Fax (6\2) 879-0475 \9
\ \- \4 \
.
.
.
.
.
.
.. .AN 12 '05
..
..
..
.
.
.
.
.
.
.
.
.
.
:.>
. 1.08
.
.
.
· b)
.
.
.
.
.
.
I
I
l
I
I
Ie
1.06
a)
1.07
a)
1.09
a)
b)
c)
Clarke T. Goset, Appraiser
DEMOLITION BID
811 Minnesota Street, Montieello, Minnesota 55362
11:18AM
P.7/14
arising thereunder in accordance with terms thereof.. Form of bond and surety thereon
subject to approval of owner and sball cover wode done under contract for period of twelve
(12) months beyond date set shown in original contract for completion of same. The bond
shall be maintained in :force for twelve months after emnpletion of the work and aeceptance
by the City. This contractor shall pay premium for bond.
RESPONSIBILITY FOR CONDITION OF STRUCTURE
Prospective contractors are hereby advised, notified, and warned that the City ofMontioello
and its agents, employees, and servants make no representations as to the conditions of the
structuTes fur which bids are invited, nor any part or portion thereof; DOl' any installation
therein of any natUre whatsoever; and furthermore, the City takes no responsibility for any
change in such structure, portion thereof; nor any installation of any type whatsoevor therein
contained between the time of initial viewing by the prospective contractor and the cmtry into
a contract between the successful. contractor and the City of Monticello.
VACANCIES
'I'he premises will be vacated at the time of notice to PI'Oceed.
EXAMINATION OF SITE OF WORK
It will be required and expected that each contractor, before submitting a proposal for work
requin:d wtdcr these specifications, will visit the site, make a thorough cx".....in"uon of
conditions, take all necessary measurements, and thoroughly familiarize himself with all
existing conditions and all of the limitations pertaining to the work herein contemplated.
The submission of a proposal shall be considered assurance that the contractor has visited
the site and made thorough ex........inAtion of the conditions and Ibnitations.
COMPLETION - LIQUIDATED DAMAGES
The contractor shall eommence work within five (5) calendar days after notification to
proceed, and he shall complete the work within fourteen (14) calendar days of such
notification.
From the <::ompensation otherwise to be paid the contractor, the City may retain a sum of
Fifty Dollars ($50.00) for each calendar day that the work remains incomplete after the
completion date. which sum is agreed upon as a propermeasure ofliquidateddamages which
the City will sustain per diem by failure of the contractor to complete the work at the
stipulated tUne, and this sum is not to be construed in any sense as a penalty.
No extension of time will be given for the completion of the wodc except for delays
authorized by the City. Extension of time will only be granted upon a written xequest from
the contractor to the City.
F!'\flIaIIlPi.l..I"......_..~--=~ ..PAGEeOF14..
P.O. Box 686 Wayzata, MN 5539] . P.O. Box 80605 Minneapolis, MN 55408 . Phone (612) 879-0473 Fax (612) 879-0475 20
Il-lY:;:},
,
~
~
~
~
.
.
.
.
.
.
.
.
.
.
.
.
.
.
t
:.
Clarke T. Coset, Appraiser
EMOLITION BID
1 Minnesota Street, Monticello, Minnesota 55362
JAN 12 '05 11'19AM
P.8/14
1.10 SAFETY
a) Each contractor shall take aU :necessaryprecautiOl15 to protect life, limb, and property during
the progress of the wock. and shall comply with all new and existing safety a.rJd health
standards and laws.
~"lI"'...-4>-""""""'.""tClICiII:IQOl.
4PAOE9OF14-
b) The contractor ohall use every precaution to protect the public limn personal harm. The
contractor shall enoct suitable barriers to prevent people from falling into boles or being
struck by falling debris.
1.11 CLEAN UP
a) Upon complotion otthe work listed henin. the COJ1tractor shall remove all tools, equipment,
scaffolding, debris, and unused I1UltcriaIs from the site and the entire premises shall be left
in a cl..... and workmanlike manner to the satisfaction of the City of Monticello.
1.12 PROTECTION
a) This contraCtor shall ~ propernoticcs, make all necessary ammgem<U1ts, and perform aU
other services requit'ed for the cue, protection, and maintenance of all public utilities,
including mail boxes, fire plugs, telephone and telegraph poles and wires. and all otller items
of this character on and around the building site assl11Dins all responsibility and paying all
costs fur any damages caused by the demolition.
b) The contractor shall protect the existing sealed well as shown on the plans.
1.13 SALVAGEOFMATERIALS
a) All salvageable materials within the building (except where specifically noted) at the time
otnotiee to proceed shall become the property of the contractor. The con1ractOr shall secure
the building from entry beginning with the notice to proceed.
1.14 EVALUATION OF PROPOSALS
a) Tn evaluating the best proposal fur the City, the rollowing item.. will be considered:
1. Price quoted in the proposal
2. Qualifications of the contractor. Evidence shall be furnished to the City that the
contractor has the necessary facilities, ability, and financial rellOUl'CeS to perftmn the
work in aeeordaoce with the specifications.
.
----~~ '-------
.n ~_,____ _"_~'_
\ \- \. '-\ 3
P.O. Box 686 Wayzata. MN 55391' P.O Box 80605 Minneapolis, MN 55408. Phone (612) 879-0473 Fax (612) 879-0475 21
.
.
.
.'
.'
t
t 'AN 12 '05 11'19AM
.
t
t
t
It
It
It
It
.
t
t
.
.
. 1.17 PERMITS
..a)
.
.
t
t
t
.
t
t
t
t
t
t
t
.
.
t
..
.
.
.
.
1.15
a)
b)
1.16
a)
P~.'
Clarke T. Goset, Appraiser
EMOLITION BID
11 Minnesota Streel, Monticello, Minnesota 55362
P.9/14
Al>PROV AL AND FINAL ACCEPTANCE
Upon the completion of the work herein specified. the contractor shall notify the City in
writing that the work is ready for final inspection. A.ftelo final inspection, the conlractor will
be notified of final acceptance or of additional or correc:tive work required for final
acceptance.
Before final payJ!1eJ:lt is made for the work on this project. the contractor must make a
satisfactory showing that he has complied with the provisiol1$ of MiDnesota Statutes
Annotated 290.92 requiring the withholding of state income tax for wages paid employees
on this project. Receipt by the clerlc of the owner ofa Certificate of Compliance from the
Commissioner of Taxation will satisfY this requirement.
METHOD OF PAYMElST
Fun payment will be made within 30 days upon completion and acceptance of work.
The contractor shall obtain a City dconoIition pannit for the den1olition of the building. The
cost of this pennit will be waived. All other pennits regarding transportation or disposal
shall be the contractor's responsibility, including COSl of said permits.
\\- \ '\ L.)
P.O. Box 686 Wayzata, MN 55391' PO Box 80605 Minneapolis, MN 55408. Phone (612) 879-0473 Fax (612) 879-0475
.01_ L~
......'ClfOa4C04
- PAGe 10 OF 14-
22
.
1\
.'
.
.
.
. AN 12 '05 11'20AM
.
II
II
.
.
It
.
. 2.01 General
. 2.02 Scope
It 2.03 Utilities
: 2.04 Protection
.
...06 CleanUp
· 2.07 Disposal Site
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
:.
.
.
-
.
Clarke T. Coset, Appraiser
DEMOLITION BID
811 Minnesota Street, MontieeUo, Minnesota 55362
p _ 1el/14
SECTION II
DEMOLITION OR REMOVAL
INDEX
2.05
Site Preparation and Compacted Backfill
P.O. Box 686 Wayzata, MN 55391 * PO Box 80605 Minneapolis, MN 55408. Phone (612) 879-0473 Fax (612) 879-0475
23
2.08
Area Map
2.09
Site Map
\\~\4t)
f'i"J' .t:..,"'_ J... ...uu....
....,Q1lll112OOl1.
- PAClE> 11 0" 14-
EMOLITION BID
811 Minnesota Street, Monticello, Minnesota 55362
~
It
.
"
.'
I
It
.,
-
Clarke T. Goset, Appraiser
JAN 12 '05 11'20AM
It
t
It
I
it
!t
!t
it
it
it
t.
t
,
,
It
It
It
It
It
,
,
,
,
D
It
D
D
:.
,
,
"
,
2.01
a)
2.02
a)
Please note
Yellow Box Text
Referenced in
Cover Letter
d)
,~.03
a)
b)
c)
d)
I"""~,-
P.l1/14
SECTION II
DEMOUTION
GENERAL
Buildin2 Descrintion:
General Arehitccture:
Two-storywood frame with a one-story additioo, ftont carport
and concrctl!l slab duplex residence with a buement and
detached garage.
See plan sheet (Attachment A).
Size:
SCOPE
Wmk includes the dem01ition or temO"al of the existing buildings and barbequo as shown
on the site plan. This includes all walls, roofll, posta,. support columns, and floor slabs
(including those outside). The resulting excaV1ll:ions sball be leveled and compacted with
suitable existing site granular material by the cotrttactor at no additional cost.
All debris, including rubbish, fum......, appliances, pumps. brick, concrete. plaster, wood,
wire, glass, steel, pipe, block fbundations, miscellaneous household waste. and other like
materials sball be removed ftom the site and properly disposed of.
All concrete slabs, curbs, platfomul, "within the property" sball be removed.
The structure is not expected to contain asbestos material as required inspections have been
perfonned and those materials COJ!....ini"l!: asbestos over ODe percent have been removed. If
any ElU8pected bazaxdous materials are found during demolition, they are to be reported to the
Owner for special handli:og by 0wI'Iel' or authorized contractor.
UTILITIES
The one existing well was sealed by separate contract prior to the start of this demolition
project. The dc:moliti_ contractor shall protect this well.
Th" i1....."li1inn rnnlr.lctOr sholl remove and disoose of all ni"e fOund in anY excavations.
the sanitary sewer .ervice has been disconnected and capped at the street.
Electric serviced to the house has been disc;onnected and gas service was never xun from the
street to the house.
If any additional existing mridential wells are fuund, contTactor will noti;ty the City, and the
City shall have the well capped or sealed under a separate contract.
"*~ r .....1G1llM!C1O&
- PAI3!! 120F 14- ~
\\-\\.\.\P
P.O. Box 686 Wayzata. MN 5539] . PO Box 80605 Minneapolis, MN 55408. Phone (6]2) 879-0473 Fax (612) 879-0475
24
.
.
.
II
.
e
eAN 12 'OS 11'21AM
,
e
2.04 PROTECTION
!
~ a)
~
!
! b)
~
e
~
~
t
~
:.
~
~
~
~
~
~
~
~
~
.
~
I
.
I
I
c)
2.05
a)
2.06
a)
2.07
a)
I.
Clarke T. Coset, Appraiser
DEMOLITION BID
811 Minnesota Street, Monticello, Minnesota
P.12/1.
Care shall be taken to control dust by watering, if neeessmy, and fire by arransing for tire
control and extinguishers; and to keep pasSCl'$ by from emering the site, a temporary fence
shall encompass the demolition area once demolition begins if the site is left lIDattended
before the demolition is complete.
Fire Protection
1.
A I y,," hose line (supplied by contractor) &hall be connected to the hydrant nearest
the demolition area (northeast comer of Minnesota and Seventh Street) at all times
during demolition. The contractor shall supply or build a hose protector to cross
Minnesota Street as well as place <llfanUng devices. The hose can be used fur dust or
fire control or to add water to .whieve optimmn moisture fur soil coxnpaction. Water
used for these purposes win be pzovided at no cost.
2.
The fire department shall be notified ilmnediately if a :fire is discovered.
3.
No material, obstruction, or debris shall be placed or allowed to accumulate within
fifteen (15) :feet of any fire hydrant. All fire hydrants shall be accessible at all tUnes.
4.
Whenever a cutting torch or other equipment which might cause a fire is being used,
the contractor shall keep fire extiD,guisbex:s nearby and ready fur instant use.
The contractor :ohall retnove all debris from the property over City-approved haul.l1>u1es; 7.
Street to Highway 25.
SITE PREPARATION
After excavations, onsite clean granular material shall be placed and compacted using
vibratory equipment until within four inches of original sunounding sur1ilce. Four itwhes
of black dirt shall Chen be spread and leveled over the excavated areas. The site shall be
leveled or sloped and compacted so as not to be a hazard to the general pu1)lic at the
completion of the dmnolition. The existing site material$ sha1l be used. at no e:xtra
COmpensation. Any additional black dirt needed will be provided by the City at a stcx;kpile
site in Che City and hauled, placed and compacted by the contractor at no additional cost.
CLEAN UP
TIle site will be left in a clean condition satisflwtory to the City.
DISPOSAL SITE
The contractor shall properly dispose of all materials in a state-permitted demolition site or
sanitaJ:Y landfill "" required by MPCA regulations.
\ \- \ '\c '1
..:vordlP\.lolohnlW ...._4.rNnDll'Illlo. .... 1~
- PAGe: 13 OF 14-
po. Box 686 Wayzata, MN 55391 . P.O. Box 80605 Minneapolis, MN 55408 . Phone (612) 879-0473 Fax (612) 879-0475 25
Clarke T. Goset, Appraiser
CITY COUNCIL MINUTES 10/25/2004
I)
I
It:
t
It
,
'i
It
t
t
.
.
t
.
.
t
:.
.
.
.
.
.
.
.
t
t
t
t
t
.
.
.
:.
I
I
I
~
811 Minnesota Street, Mnnticello, Minnesota 55362
Council Minutes - 10/25/04
I.
Consideration 0 f authorizing plans and specifications fill' Chelsea Road West.
Recommendation: Authlll'ize the prepamtion of a feasibility report. preliminary.
surveying and plans and specifications for the construction of Chelsea Road west from 90'h
Street to CSAH 39 and approximately 1.100 feet of School Boulevard south of propos~'<I
Chelsea Road. Res. #2004-84.
1.
Review of proposals for the demolition of the old Kmmer house althe inters~'Ction of
Minnesota Street and 7'h Street and consideration of award of contmet. Recommendation:
Authorize the City to enter into a contmcl with Fyle's Excavating for the demolition of the
old Kmmer house at a eost of S 10.125.00.
PO. Box 686 Wayzata, MN 55391' PO. Box 80605 Minneapolis, MN 55408' Phone (612) 879-0473 Fax (612) 879-0475
26
Please note
Yellow Box Text
Referenced in
Cover Letter
\\- \'\'0
Clarke T. Goset, Appraiser
811 Minnesota Street, Monticello, Minnesota 55362
;TERMS AND LIMITING CONDITIONS
PURPOSE OF THE APPRAISAL
~
~.
~
~
~
~
!
,
!
,
, Implied in this definition are the consummation of a sale as of a specified date and the passing of title
; .om seller to buyer under conditions whereby:
, Both parties are well informed or well advised, and acting in what they consider their own best inter-
~ ests.
~
~
~
~
~
~
~
~
) Function
.
.
~
~ Date of Value
~
~ .e market value for the subject real estate is estimated as of November 6,2004.
I
I
I
~
The purpose of this appraisal is to estimate the market value of the real estate property at 811 Minne-
sota Street, Monticello, Minnesota 55362
MARKET VALUE: The most probable price, which a property should bring in a competitive and
open market under all conditions requisite to a fair sale. Citing a multitude of federal and state cases,
Nichols defines market value as follows:
By fair market value is meant the amount of money which a purchaser willing
but not obliged to buy the property would pay to an owner willing but not obliged to sell it, taking into
consideration all uses for which the land was suited and might in reason be applied.
Buyer and Seller are typically motivated.
A reasonable time is allowed for exposure in the open market.
Payment is made in terms of cash or in terms of financial comparable arrangements.
The price represents the normal consideration for the property sold unaffected by special or creative
financing or sales concessions granted by anyone associated with the sale.
The function of this appraisal is to estimate (1) the raw land value, (2) the subdivided "retail" fair mar-
ket value, and (3) the discounted/wholesale value, all for mortgage financing.
\\- \'-\'\
po. Box 686 Wayzata, MN 55391 . po. Box 80605 Minneapolis, MN 55408 . Phone (612) 879-0473 Fax (612) 879-0475
II
27
Clarke T. Coset, Appraiser
11 Minnesota Street, Montieello, Minnesota 55362
~
~
~
~
..
-'
..
-'
..
-
..
-'
ERMS AND LIMITING CONDITIONS
SCOPE OF THE APPRAISAL
An appraisal is a process of estimating the market value of real property, as defined herein, as of a
specific date for the interest specified in the report Information provided by the client is not generally
verified, but is believed to be correct and reliable,
~
..
-'
..
,.,
..
,.,
Legal descriptions, community and neighborhood, site and tax information are generally gained from
public records or published sources as well as from individuals believed to be familiar with the area,
The plat is gained from the public records unless a survey is provided,
~
..
-'
All possible appraisal techniques are not necessarily used, only those believed to be most appropriate
for this type of property, The appraisal techniques used are considered those more applicable in this
appraisal process and are intended to meet or exceed the standards, ethics and rules ofthe Uniform
Standards of Appraisal Practice,
~
~
~
~ amparable property data is confirmed with a party familiar with the transaction and/or public records
~ ~ reasonably as possible, Research and information ofthis type is usually limited to one source,
~ unless reasonable doubt is experienced, Accuracy, of course, cannot be guaranteed,
~
~
~
~
~
,
,
,
~
>
>
>
>
>
:.
I
I
I
I
Analytical conclusions are only those of the appraiser signing the report The value estimated of the
subject property is made giving full consideration to the various factors affecting value,
The appraisal is intended for persons, or firms, familiar with real estate and real property, such as the
subject, and familiar with appraisal terminology, methodology and reporting, If any questions arise
about the appraisal, its use, terms, scope, research, or analytical methodology used, please contact the
appraiser,
\\- IS \)
P,O Box 686 Wayzata, MN 55391 . PO Box 80605 Minneapolis, MN 55408: Phone (612) 879-0473 Fax (612) 879-0475
...
28
.
.,
-
~
~
~
~
!
~ General Assumptions
~
~
~
~
!
~
~
!
! Information furnished by others is assumed to be true, correct and reliable. A reasonable effort has
! been made to verifY such information; however, the appraiser assumes no responsibility for its accu-
! racy.
; ell mortgages, liens, encumbrances, leases, and servitude have been disregarded unless so specified
! within the report. The property is appraised as though under responsible ownership and competent
! management.
!
!
~
~
t
~
~
~
~
t
.
.
· It is assumed that the utilization ofthe land is within the boundaries or property lines of the property
. described and that there is no encroachment or trespass unless noted within the report.
..
I
l
l
Clarke T. Goset, Appraiser
11 Minnesota Street, Monticello, Minnesota 55362
TERlVIS AND LIMITING CONDITIONS
ASSUMPTIONS AND LIMITING CONDITIONS
The legal description used in this report is assumed to be correct.
The appraiser has made no survey of this property and no responsibility is assumed in connection with
such matters. Sketches and photographs in this report are included only to assist the reader in visual-
izing the property.
No responsibility is assumed for matters of a legal nature affecting title to the property nor is an opin-
ion of title rendered. The title is assumed to be good and marketable.
It is assumed that there are no hidden or unapparent conditions of the property, subsoil, or Structures
that would render it more or less valuable. No responsibility is assumed for such conditions or for en-
gineering, which may be required to discover them.
It is assumed that there is full compliance with all applicable federal, state, local environmental regu-
lations and laws unless noncompliance is stated, defined and considered in the appraisal report.
It is assumed that all applicable zoning and use regulations and restrictions have been complied with,
unless nonconformity has been stated, defined or considered in the appraisal report.
It is assumed that all required licenses, consents and other legislative and administrative authority
from any local, state, national governmental, private entity, or organization have been or can be ob-
tained or renewed for any use on which the value estimated contained in this report is based.
\\-l5\
PO Box 686 Wayzata, MN 55391 . P.O. Box 80605 Minneapolis. MN 55408: Phone (612) 879-0473 Fax (612) 879-0475 29
I
--
~
--
~
~
~
~
..
~
~
..
~
..
-'
..
-'
..
..
-'
Clarke T. Goset, Appraiser
TERMS AND LIMITING CONDITIONS
GENERAL LIMITING CONDITIONS
The appraiser will not be required to give any testimony or appear in court because of having made
this appraisal, with reference to the property in question, unless arrangement have been previously
made.
Possession of this report, or a copy thereof, does not carry with it the right of publication. It may not
be used for any purpose without the written consent ofthe appraiser, and in any event only with
proper written qualification and only in its entirety.
~
~
Neither all or any part ofthe contents of this report, or copy thereof, shall be conveyed to the public
~ through advertising, public relations, news, sales or any other media without written consent and ap-
~ proval of the appraiser, nor shall the appraiser, firm or professional organization of which the ap-
~ .raiser is a member, be identified without written consent of the appraiser.
I!!l No environmental impact studies were either requested or made in conjunction with this appraisal, and
, the appraiser hereby reserves the right to alter, amend, revise or rescind any of the value opinions
, based upon any subsequent environmental impact studies, research or investigation.
~
~
~
~
.
.
.
.
I
I
I
The appraiser has no knowledge of abandoned wells or of the existence of hazardous material that
mayor may not be present in the property. The appraiser is not qualified to detect such substances
and urges the client to retain an expert in the field. prior to any legal transaction on the property. The
value expressed in the appraisal report assumes no presence or existence of this type of contamination.
Acceptance of and/or use of this appraisal report constitute acceptance of the foregoing general as-
sumptions and general limiting conditions.
:.
11- IS9.
PO Box 686 Wayzata, MN 55391 . PO Box 80605 Minneapolis, MN 55408. Phone (612) 879-0473 Fax (612) 879-0475 30
----
.
18
-
..
~
~
~
~
~
~
~
~
~
~
~
~
~
~
~
~
~ f/lach type of use, vacant and developed, requires a separate analysis.
~ The subject property's highest and best use is estimated herein as its present use and format.
~
~
~
~
~
!IJ
~
~
~
~
~
~
~
~
.
I
t
t
Clarke T. Goset, Appraiser
811 Minnesota Street, Monticello, Minnesota 55362
TERMS AND LIMITING CONDITIONS
HIGHEST AND BEST USE
The analysis of the highest and best use of the property is the most important, fundamental and critical
section of the valuation steps. The previous sections of this report have examined the subject property,
community, neighborhood, site and existing improvements and place in the market. It is necessary to
look at these factors in perspective and analyze what the subject property, as ifit was vacant and as if
improved, is suited for:
"Highest and Best Use" is defined in the Dictionary of Real Estate as: the reasonably probable and le-
gal use of vacant land or an improved property, which is physically possible, appropriately supported,
financially feasible and that results in the highest value. The four criteria of highest and best use that
are to be meet are: legal permissibility, physical possibility, and financially feasible and maximum
profitability.
TOXIC OR HAZARDOUS SUBSTANCES DISCLAIMER
It is assumed that there is full compliance with all applicable federal, state and local environmental
regulations and law unless non-compliance is stated, defined and considered in the appraisal report.
The appraiser was not aware of the presence of soil contamination on the subject property, unless oth-
erwise noted in this appraisal report. The effect upon market value, due to contamination was not
considered in this appraisal, unless otherwise stated.
Unless otherwise stated in this report, the existence of hazardous material, which mayor may not be
present on the property, was not observed by the appraiser. The appraiser has no knowledge of the
existence of such materials on or in the property. The appraiser, however, is not qualified to detect
such substances. The value estimate is predicated on the assumption that there is no such material on
or in the property that would cause a loss in value. No responsibility is assumed for any such condi-
tions, or for any expertise or engineering knowledge required to discover them.
\I - I S3
P.O. Box 686 Wayzata, MN 55391' PO. Box 80605 Minneapolis, MN 55408: Phone (612) 879-0473 Fax (612) 879-0475 31
--
Clarke T. Goset, Appraiser
811 Minnesota Street, Monticello, Minnesota 55362
ERMS AND LIMITING CONDITIONS
~
~
~
~
~
~
~
It,
~
~
~
~
~
~ I have no present or prospective interest in the property that is the subject ofthis report, and I have no
~ .rsonal interest or bias with respect to the parties involved.
; My compensation is not contingent upon the reporting of a predetermined value or direction in value
that favors the cause of the client, the amount of the value estimate, the attainment of a stipulated re-
~ suit, or the occurrence of a subsequent event.
~
~
~
~
~
~
~
~
~
,
,
,
,
:.
~
~
~
~
..
CERTIFICA nON
I certify that to the best of my knowledge and belief:
I have made a personal inspection ofthe property that is the subject of this report.
The statement of facts contained in this report is true and correct.
The analyses, opinion, and conclusions are limited only by the reported assumptions and limiting con-
ditions, and are my personal, unbiased professional analyses, opinions, and conclusions.
This appraisal assignment was not based on a requested minimum valuation, a specific valuation or
the approval of a loan.
The reported analyses, opinions and conclusions were developed, and this report has been prepared, in
conformity with the requirements of the Code of Professional Ethics and the Standards of Professional
Appraisal Practice of the Appraisal Institute.
\\_ \SL\
PO. Box 686 Wayz'ta, MN 55391 * PO. Box 80605 Minneapolis, MN 55408 . Phone (612) 879-0473 Fax (612) 879-0475
32
Clarke T. Goset, Appraiser
It
It
.
.
.
.
.
.
.
.
.
.
.
.
~
.
ERTIFICATION OF THE APPRAISER
CLARKE T. COSET
PROFESSIONAL APPRAISER QUALIFICA nONS
One who, properly qualified, estimates value. To be considered a competent appraiser or expert in the
field of real estate valuation, one should have
I. The ability to assemble and competently evaluate an adequate and pertinent data program;
1. The necessary background and experience, particularly with respect to the property type under
appraisement;
3. The essential personal characteristics of unquestioned integrity, sound judgment, and willingness
to work;
;~. A thorough familiarity with the stimuli motivating market reaction; and,
~
~
~
~
~
~
~
~
~
.
l
l
I
I
5. A thorough familiarity with techniques and methods of presentations.
:.
\)- I s6
PO Box 686 Wayzata. MN 55391 . PO Box 80605 Minneapolis, MN 55408. Phone (612) 879-0473 Fax (612) 879-0475 33
-....
Clarke T. Goset, Appraiser
CERTIFICATION 'OF THE APPRAISER
CLARKE T. GOSET
QUALIFICATION OF CLARKE T. GOSET, REAL ESTATE APPRAISER
.
~
~
~
~
~
e
e
e
~
Licensed as a Certified General Real Property appraiser, all types of real estate, state license
#4002042
Independent Real Estate Appraiser in Twin City Metropolitan market area since 1983, portfolio of
over 10,000 fee appraisals
Client list of more than 300 local lenders, attorneys and relocation companies
Served as Chief Appraiser with Knutson Mortgage Corporation
Extensive review appraisal experience
e Completion of over 1,000 hours of specific appraisal course work and real estate education including
~ompletion and passing examinations for Society courses 101, 102, Appraisal Institute's principles of
e capitalization (formerly known as Cap A and Cap B)
e
e
e
e
e
e
e
~
~
e
e
e
e
~
e Member of Greater Minneapolis Board of Realtors since 1978
~Graduate of University of Hawaii's School of Business
e
e
e
~
ill
Certified by local Housing and Urban Development office
Certified as expert Real Estate appraisal witness in Hennepin County, state and federal court work
Approved as Real Estate Instructor by Minnesota Department of Commerce, Lectured on appraisal
valuation in numerous venues
Endorse and comply with USPAP Professional Standards of Appraisal Institute and all governmental/
appraisal Foundation standards
Five years of corporate experience with American Hoist & Derrick
Sold over 200 properties as a Realtor in Minneapolis area from 1978 to 1985 earning CRS designation
Member of numerous real estate board work groups and committees
\\- IS ~
Honorable discharge from US Army
PO. Box 686 Wayzata. YlN 55391 . P.O. Box 80605 Minneapolis, MN 55408 . Phone (612) 879-0473 Fax (612) 879-0475
34
Council Agenda - 3/14/05
12. Consideration of process for sale of vacated 7'h Street ri!!ht-of-wav. (RW)
A. REFERENCE AND BACKGROUND:
At the February 11 th meeting, the Council held a public hearing and approved the vacation of
that portion of 7th Street lying east of Minnesota Street containing approximately 12,700 sq. ft.
Since it was determined that the City would not need this right-of-way for public purpose
anymore, and that the property contained sufficient square footage to be considered a
residential building site, Council asked that a process for sale of the property be brought back
for Council approval.
~
Since it had been past practice ofthe City Council to offer vacated right-of-way for sale to
adjoining property owners before making it available to the general public, I have contacted
Ms. Monica Olson whose home and property are directly north of the vacated street and
Randy Ruff who OW11S a small triangular parcel south of the vacated street to see if they had
interest in acquiring the right-of-way. I indicated to both parties that the City may not
consider an offer less than $30,000 and both individuals indicated a desire to purchase the
property if the price was in that neighborhood. Since both adjoining property owners did
express interest in the parcel, I asked both parties to submit, in writing, their offering price for
the property by Wednesday, March 9th and indicated I would bring thcse offers to the Council
for consideration before offering the property to the general public. I had indicated if the
proposed purchase price was within reason, the City Council may be agreeable to letting one
of the adjoining property owners purchase the property before it was offered to the general
public through sealed bids.
Enclosed is an offer received from Monica Olson to purchase the property for $30,000. As of
the time this agenda item is being prepared, I have not received a written proposal from Mr.
Ruff. Although the offer may be lower than what we originally expected, we also need to
factor in what it would cost bring sewer and water services to the property and additional cost
offill material and tree removal to make the site buildable. The Public Works Department
obtained an estimate from Schluender Construction for extending sewer and water services
across Minnesota Street to the property and repairing Minnesota Street pavement at $12,000.
If you factor in additional cost of fill material at $2,000-$3,000, the cost of this buildable lot
may be closer to $45,000. It is certainly possible that by opening up the property to sealed
bids from the general public the City may receive a higher bid, the offering price is fairly
reasonable when you consider the other items necessary to make it usable.
ISl
~.
As an alternative to accepting an offer from the adjoining property owner, the Council could
direct staff to advertize the building lot for sale as is. If that is the choice of the Council, I
have prepared a basic sale notice that can be published and that could also be given to local
realtors to let individuals know that the property was available.
.
.
.
B.
Council Agenda - 3/14/05
AL TERNATIVE ACTIONS:
1. The Council could accept the offer provided by adjoining property owner, Monica
Olson in the amount of $30,000 for the vacated portion of 7th Street.
2. The Council could propose a counteroffer to the adjoining property owner.
3. The Council could offer the property for sale by sealed bids.
C. STAFF RECOMMENDATION:
Assuming the price offered was a reasonable market value, it is recommended that adjoining
property owners have first opportunity to purchase the property next to them, since they would
be the most affected by any change. \\7hen you consider the additional cost someone would
have to incur to make the building lot ready for a new structure, the offering price of $30,000
is closer to S45,000 in reality. By selling the property to the adjoining property owner, there
isn't a guarantee that the property will be used for a new residential dwelling to increase our
tax base, whereas if it is offered through sealed bids, an eventual purchaser would likely use
the property for new construction. Tfthat isn't an issue, T would recommend accepting the
offer from Ms. Olson.
D.
SUPPORTING DATA:
March 3, 2005 letter to adjoining property owners.
Maps
Monica Olson purchase offer
Scaled Bid Notice
11j/s'
March 3, 2005
MONTICELLO
Ms. Monica Olson
614 Minnesota Street
Monticello, MN 55362
Mr. Randy Ruff
611 Elm Street
Monticello, MN 55362
Re: Sale of vacated 7'" Street right-of-way
Dear Adjoining Property Owners:
.
As you are aware, the City Council recently decided to vacate that portion of unused 7'" Street lying east of
Minnesota Street containing approximately 12,705 square feet, plus or minus. As part of the vacation
approval, the City Council has asked me to make a recommendation to them at our next Council meeting,
March 14''', as to how they should proceed with selling the property, either to adjoining property owners or
offering it to the public under sealed bids.
As it has been past'practice orthe City Council to offer vacated right-of-ways for sale to adjoining property
owners before making it availahle to the public, I would like to give each of you an opportunity to indicatc in
writing your offering price for the property with the understanding that the minimum price the City Council
will likely accept is $30,000. Since both of you have expressed an interest in acquiring the property, I would
like to bring your offers to the March 14'" Council meeting for consideration by the Council. Please submit in
writing your bid amount and expected closing date that the transfer could take place and this information will
be provided to the City Council for their consideration.
Enclosed you will find an exhibit depicting the size of the property to be sold and a map highlighting the area
for your review.
If you are interested in purchasing the property, your offer should be submitted to City Hall by Wednesday,
March 9'" at 10:00 a.m. If I do not hear from either one of you by that date, I will ask the City Council for
authorization to advertise the property for sale to the public by sealed bids.
Yours truly,
~F MONT/eEL
o j;u LV
Rick Wolfstcller
City Administrator
.
R \V/dg
Enclosures:
Exhibit
cc:
File - 71h Street Vacation
Monticello City Hall, 505 Walnut Street, Suite L Monticello, Ml\ 55362-8831. (763) 295-2711. Fax: (763) 295-4404
Office of Public Works, 909 Goll'Course Rd., Monticello, MN 55362.0(3) 295-3170. Fax; (763) 271-3272
J) - i~~
----..-.--.-----.-.,
--~-~---~--_.._.,._.._--
I
I ' )f
~
~
I
I
I ...- ,
0 20 "
I
I /
'f\ 2<79
(0 '1-/
"----
<v
~
uf.
.
279 +/-
1;;1.'-./100
~ REMAINING AREA OF BLOCK 0 = ~91+/- sq. ft.
V//1 REMAINING AREA OF WEST 7TH = 12705+/- sq. ft.
...
WSB
7D~ Xenia Avenue
SlJjleJOCi
Mlnneapo~s, MN 554113
,~ ,'I$$~ci"'<.r. in,"
76:>-54'-4800
r"'~7!l3.54'_170c'
EXHIBIT FOR WEST 7TH STREET
AND BLOCK Q
City of Monticello, Minnesota
Date: 12/24104
-..,"'.....__"'...'."."::1:",...11
EXHIBIT
S:*Pete-Cod-F i I BS.west?til. dQn
.
1-------
I r.
I '
-
I
I
I
.
(0
rv
~
)f
~
l.....- ,
0 20 "
/
--{\
2<19
'f./
"---
279 +/-
~ REMAINING AREA OF BLOCK 0 = ~91+/- sq. ft.
1:///1 REMAINING AREA OF WEST 7TH = 12705+/- sq. ft.
70l X81liaA\/8flUe
Sulle300
Minneapais MN 55416
...
WSB
".,~,'<<iwes,Jo"
EXHIBIT FOR WEST 7TH STREET
AND BLOCK Q
City of Monticello, Minnesota
Date: 12124/CW1
103-541-4800
FAX 763-541_1 TOO
EXHIBIT
_,u=.. _~III'l~ltl:!l:m
s: .-.pete-Coa-F; I es.west7tt.. con
I ~- /(00
",
'"
" " 1-'"
"I "
'"1',- -.....-..---
;;: ........,
I
/
;':/
"
,"
I '"
_ _. ~;;8f;\ ;;,l~
,"~./ le.,1 I " 1-
6'~ 01'11
! ! dIe
~ \ II
I I \ \
\ I I, e:<,
, 11 "-
'--:::,\ \ i rr"~>~
, "" I T <~; \
" I I]'; I r :~I
"" I \ 111 ;: (tJ
" " " I, I I.f I fJ 'J
, \1/ r I I T I
~ I i^/i \ I
I i Ji \ ~ .
"'" *'\ J ",1\ \ '(~
" '.\. \
':--:-,>~ ", ~fl \
~'\',. \
~ "i~s.,,!
$ c.... 1*1
.-. .,~'-", I
:i I \
..I.J
i or.
^ .
I "'~~
" I.~~~
f: Jl:>'e"
\J~ r~~-;
I ' I r
\ " 'II
I \ I II i
, \ I' ,I /1
I! I;;
/ III
! 'III
i I i]
I I I,
II11
1" I i I !
i ~~~I I II
i or i, \ ~~
I.".
/
,/
,/
,/
(/
,
\",
V""'., ,-'
" '- ~ i
/ ::"'-.'/-'.\. . -,-../..,<;'/rtf
", 1-,,,. /:'O"o'''.:J ",+
~ -t-s' '//_
'~( ,,'l.:.~ <~:
-"~/~~O/
~ --- 'I ~ "'<:"C~<l..? /
I', /
I ~ "/''/('$
" ! 0"
"" I /
,e " f " II
\ !"~
!" / /"
~ "
;; / ~
I I '
t- / I
1-' /
~,<,-,
~ \ ' ' ,
. - ,"" I ________
.,,/" ~
. ... \.. ' f " ~
\ ~/'''''>'>.
\ ~, '-'~"<'-
\ ' ", ,
\ ,,~,' ,-' ,'.
" ~ '~"'I ,/
" ',,' ./,,;
\ ,,'/ "
\ \~
\ '~
" '
, "
, '
, ,
" /
"y
,/ "
,/ "
/
/
,/
"
\
\
I
I
1',
'1',
,.}-
\-1, 't
\ 1/', \
...--/ '" \ \
J'" \ \
i"+ \ \'"
,I"', \ ,,',~,
.. "
i'.' \
\ \ I \
, "-, \ ,',
," -:;;} + ", " ~
; ~ Q)~ \ ,-"
<,
t, ' .;:;~" "- \ ",
IF! en ,,\ ,-'
...... i \ \ \ ----....... r>/'
ill'>., ;\ NCXl \ \." ",
.b'.!" I " \\f"-,~ \ \ " "
" <(J '<If I ,,'N \ \ ~
,," ,,~ \ \ "
<~ I ,,"\ \ \._ "
\:C;:]i \ ,,'\ '- \ ---
-",' g up \ "" "" \
',', > II' \." "~
\, " "'-,
<~ I 'I /1
'~~ \
\" ~__: 1
\~~z~ \ \
',-/ -r --.. -- \ ~ //
~ -- \ ;;; ~..
-""""'.t ........., I ']:I.'
~ \---.. I CI
.t ' --..1 \
~J \~--:,\',
I~ \ ~,
" '.... \--- 0', I
I ~ ,---~
I I .t ')
I ""
I ' ,/
/"
, ''i,
{~) " \
I~~> \
"
"
"
r.
.1"
,/
,/
,/
,/
/
/'
...--
~
/
"I
~
I
I
/
tit
,;-.
re"
<l'+ \,
/
--~
/'
/
/
/
~
~~
<
.
;:
i
''',
/ ~'''-
/ '
t.::<::O"''>6
~"'u
"
re,
" ?~~
....'..-:::::---....,' ~?I''\9!
""
..... I , r....
- - ... ~ - ~
, - ~ ~~...:: -
\.. ~ ~ , --
\ ' I r ~
'- ).. - - -, '- ~ ~
I
, ~'.:c_
I
I -~ ~
i
I
..
~ - J to I
e.
e
e
n7rntUU ()~
(,. /'1 77 /Ul/)~ "d~
l)/n/~) I )7/-1; .553b~
'}'71 akc/U 'i ,;(ooS
1?-6; P~/J..u/ - ~ '11<Uf' ';f ~bc-h f1 - rhu .a?"de/~..~ftLd../
~U7f.i 7f-' li;. '7:r-.R.. d..c. f.ad-C ~ 7f/.?-?:?-r~ <J?wA:
,y/TI /~~;tc ~ a~~v..e...- ~~ ~~f/' cutf#,~r:r 7/Y
~^ff ,l"Ui7U-eL /<-;;1' r~ t!....d4 H..- ll).....nt.c.u--th / v?d Li-b../~
i./ itll 00
..nl~CUpu^~ ~~'3()~Q()O-.. ..
77111: .t/f'Uc~ -0'/ --C~ p-i~/co/ ~<:y ;/; C'rl1-tHz.u~ 0,fU-<t:-?? A../
.. .LLdtR../ Ad:. l' e.-U7l-p1I') rY~1/.1 a;??6~'?) ~ 7n;/~
Hv .. (I/Ulj-u..,.) ~ t'U~Lv ad..i..t:-<-<.1?R~ .. .
.. ~/t?i0tf, zXv :thii..L- \.,:l -;1fU<...U ..I~..{_ :rU-tv y:J ?1t:Ui..U 7?1a??v -
..ta-t'?Ud~ Lt...v al'l4U-v r"~:~ .
.~44i('L-1.....e!l
77?,nzu?v ~
I ::; - J foC),
J~-"".3
.
FOR SALE BY SEALED BIDS
RESIDENTIAL BUILDING LOT
CITY OF MONTICELLO, MINNESOTA
Notice is hereby given that sealed bids are now being accepted for the sale of a 12,705+/-
square foot (odd shaped) residential building site locatcd at 620 Minnesota Street. The site is
being offered "as is" and will require the installation of sewer and water services along with any
grading for building purposes at the buyer's expense.
Bids are being accepted until 10:00 a.m. on
cashier's check in the amount of 5% of the bid price.
purchase site within 60 days of acceptance of bid.
and require a bid bond or
Bond subject to forfeiture if buyer fails to
Minimum bids if$30,000.00. City retains the right to reject any or all bids. Bids must
be sealed, marked "Residential Building Site" and addressed to the City Administrator, City of
Monticello, 505 Walnut Street, Suite #1, Monticello, MN 55362.
Please ca1l763-271-32 I I for additional information about the site.
?
,
.
.
.
.
.
Council Agenda - 3/14/05
13.
Consideration of adoDtion of Durchasin!! Dolicv. (RW)
A.
REFERENCE AND BACKGROUND:
At the January 10, 2005 meeting, the Council discussed the purchasing policies the city staff
had been using for various products and services, and especially related to purchases under
$1,000, and indicated staff should make all purchases under $1,000 locally. In addition to the
direction provided at that meeting, the Council also indicated they would be reviewing and
approving all capital expenditures within our 2005 budget at a future date, thus leaving all city
departments wondering what items could be purchased and under what conditions.
As a result of the Council's direction, I had informed all department heads and supervisors that
major purchases should be curtailed until the Council has had a chance to analyze the 2005
budget and I had asked department heads to review some general purchases that they typically
make for their departments and to do some cost comparisons with items acquired locally and
through vendors outside the city. The purpose of compiling a list of supplies commonly
purchased will enable staff to determine which items could be purchased within the community
at a reasonable price and which items would likely still be needed to be acquired outside of the
community. A price comparison of various office supplies typically used at the Public Works
office indicates that there is a quite a cost difference between purchasing the supplies through a
local office products company compared to Office Max where the items have been purchased in
the past. This inventory list is included for your review.
It became apparent from the Council's action that a written purchasing poliey should be
prepared and adopted by the Council to provide appropriate guidance for future purchases.
In establishing a policy for the City to use in the purchase of equipment and products used by
staff the City should take into consideration a number of factors including but not limited to:
1. Actual cost item or service purchased.
2. Time frame to receive delivery of said item.
3. Charges for delivery of ordered goods.
4. Availability of items.
5. Compatibility of items with City's technology (i.e. forms used on the computers)
6. Time/labor cost to do comparison shopping.
In the past the City has generally gotten price quotes from various vendors prior to purchasing
equipment or services. Based on the quotes received the practice has been to go \vith the
lower price even though this may exclude a local provider. Not stocking items that are more
specialized such as chemicals, etc. for the wastewater treatment plant may also eliminate local
providers. The City's current purchasing practices do not intentionally exclude local
businesses. Factors such as cost and availability of needed items, however does eliminate
some local vendors.
If the intent is to review the practices used by staff in purchasing services and supplies and
establish procedures to ensure that the City is getting quality products at reasonable cost this
,''''--\
.
Council Agenda - 3/14/05
would be a highly useful policy. However if it is intended that the City's purchases be done
locally then the City needs to be able to justify to its residents why the City is willing to pay
more in order to support local business. By mandating that purchases must be made locally, it
is also taking away the incentive for local businesses to be competitive in what is a very
competitive business world and could put the City at risk of violating federal antitrust laws.
The City should be wary of giving local venders preference if it limits competition.
The establishment of a purchasing policy should set out parameters that would allow the City to
continue to bc practical and cost efficient in the purchasing of goods and services needed but at
the samc time gives ample opportunity for local vendors to participate in the process.
.
In many cases, a general policy of purchasing items under $1,000 locally becomes difficult for
staff and departments to do because of some unique items we may need to acquire. For
example, the Water Department uses meter valves when installing water meters in new
dwellings and has typically acquired these items from an outside vendor, WaterPro trom Eden
Prairie. Although the Water Department checks prices locally every year, a local company
could provide a meter valvc for approximately 70% more than what we have obtained them
from outside of the City. When multiplying the difference between $12 and S22 by 250 meter
valves we purchase annually, it becomes a substantial cost increase to just say buy them locally.
Within City Hall, our copying machines use hundreds of thousands of sheets of paper each year
and although the price of a ream of paper (500 sheets) may only be only $.75 higher locally
($2.50 vs $3.25), it adds up at the end of the year when you consider that we need hundreds of
reams of paper each year. On some supply items such as computer paper, local suppliers will
not guarantee that the products they can supply will work properly in our equipment, which also
may be a factor whcn we purchase items. Suitability of the items for the particular use is still
an issue and some local vcndors are unable to supply a similar typc of product for our use.
The proposed purchasing policy attempts to accomplish the goals of the Council in establishing
procedures for obtaining supplies and equipment that best fits the needs of the City while still
trying to purchase items locally when possible. By providing provisions where purchases could
be made trom local vendors that are within 5% of other vendors still provides opportunities for
local suppliers to obtain the City's business but also provides the taxpayers with good value for
their tax dollars. Thc guidelines set forth based on value ofthe purchases would reflect Council
policy along vo/ith meeting state purchasing guideline requirements. The policy also includes
provisions regarding credit card use which reflects our current situation.
B. ALTERNATIVE ACTIONS:
I. Council could adopt the purchasing policy as presented.
.
2.
Council could adopt a purchasing policy with amendments.
,
~.
Do not adopt a policy at this time.
J /oS
.
.
.
C.
Council Agenda - 3/14/05
STAFF RECOMMENDATION:
It is the recommendation of the City Administrator that a formal purchasing policy be adopted
by the Council to provide direction to staff on purchasing procedures. I believe the policy as
proposed will provide appropriate guidelines for staff and accomplish thc goals of the Council.
D. SUPPORTING DATA:
Copy of proposed purchasing policy
Office Supply Inventory Cost Comparison from Public Works
/10 ~
CITY OF MONTICELLO PUBLIC WORKS
OFFICE SUPPLY INVENTORY COST COMPARISON
faRAND ITEM DETAILS MAX SUPPL Y
Maskinq Tape 2600 3" roll $2.39 $6.30
3M Maskinq T aoe 2600 1" roll $1.35 $3.80
3M POST ITS 3"x3" lined - 6 pads $6.15 $9.70
3M POST ITS 3"x3" plain - 5 pads $4.98 $7.75
3M POST ITS 2"x2" plain - 5 pads $4.98 not found
3M POST ITS 1 1/2"x2" plain - dozen $3.25 $9.23
3M Post ITS Flags 1"x1.7" 50/container $1.89 $2.68
3M Scotch - Magic Tape - 810 3/4"x1296"(36 yds) - 6 rolls $10.99 $21 .48
ACCENT Hiqhliqhter 2 in 1 - yellow & pink $1.49 $2.22
Chisel tip - 6 assorted
ACCENT Hiqhliqhter colors - st $2.38 $5.15
ACCO Loose Leaf Rinas 20/box $1.89 $3.99
ACCO Paper Clips Jumbo - 100/box $0.42 $1.23
ACCO Paper Clips #1 non skid - 100/box $0.15 $0.41
AMPAD Quadrille Rule Pad (draft paper) 50/pad, 4 squares/inch $1.79 $2.64
8 1/2x11 3/4" Canary Note
AMPAD Wide Ruled Pad - dozen $12.68 $21.60
17"x22", black headband,
clear vinyl corners, Jan-
AT-A-GLANCE Monthly Desk Pad Dee $5.19 $12.49
AT-A-GLANCE Quick Notes DesklWall Pad 17"x22", Jan-Jan $9.29 not fou nd
fRY Marks-A-Lot Permanent markers $0.69 $1.38
White Out QuickDrv Correction Fluid $0.94 $1.90
500/ream, white, 8 1/2x
ISE Copy Paper 11",201bs $3.59 $9.66
Cover stock, white, 8 1/2x
BOISE Enhanced Color Copier Paper 11 ", 250/ream, 60 Ibs $10.69 $16.82
BOISE Glossy Cover Laser Paper White, 8 1/2x11, 250/ream $12.49 $10.64
BOISE Glossv Cover Laser Paper White, 18x12, 250/ream $34.89 not found
250/ream, white, 8 1/2x11",
BOISE Index Paper 90lbs $5.89 $16.95
500/ream, assor colors, 8
BOISE Mulit Purpose Brites 1/2x 11". 20 Ibs $6.98 $14.20
500/ream, white, 8 1/2x
BOISE Presentation Laser Paper 11",24Ibs $6.49 $11.65
GBC Laminatina Pouches 3 mil, Itr, 100/pack $28.99 $54.59
White, 4 1/8x9 1/2",
HIGH MARK Commercial Stvle Evelopes 500/box $4.79 $23.70
HIGH MARK FoldBack Binder Clips 9/16" - dozen $0.38 $1.12
HIGH MARK FoldBack Binder Clips 1 1/4" - dozen $0.79 $2.27
HIGH MARK FoldBack Binder Clips 2" - dozen $2.48 $6.18
HIGH MARK Pocket Memo Book - narrow ruled 3x5" - 50 sheets $0.99 not found
HIGH MARK Rubber Finaer Tip per dozen $2.17 $2.16
HIGH MARK Staple Remover $0.48 $1.10
52"Hx15"Wx26 1/2"0, 4
j All Purpose H32 Verticle File Cabinet drawers, 106 Ibs, blk $185.89 $310.00
Inkiet Cartridqes - Black HP 45 $29.99 $35.99
Inkiet Cartridges - Black HP15 $29.99 $33.99
OFFICE-SUPPL v-caST-COMPARE
-PAGE 1 OF3-
3/9/2005
1~_llol
CITY OF MONTICELLO PUBLIC WORKS
OFFICE SUPPLY INVENTORY COST COMPARISON
,~ ~, v'
BRAND ITEM DETAILS MAX SUPPLY
HP Inkiet Cartridaes - Black HP 29 $29.99 $35.99
HP Inkiet Cartridqes - Tri-Color HP 78 $34.99 $39.99
HP Inkiet Cartridaes - Tri-Color HP 49 $31.99 $36.99
Blank, 91/2x11, 181bs,
IBM Continuous Computer Paper 2500 forms/carton $25.99 $71.50
IDEAL Stamp Ink 2 fl oz - blk or red $2.99 $2.19
IMATION CD-R Compact Disk 700MB / 80 min - 50 $23.99 $34.45
1.44 MB - formatted -
IMATION Diskette 2HD 50/box $11.79 $23.33
Hygenic, non-toxic, finger
LEE SortKwik moistener $1.19 $2.35
500/ream, assor colors. 8
MAX BRITE Pastel Color Paoer 1/2x 11", 20 Ibs $5.78 $15.30
MCGILL CO. Hole Punch $4.95 $7.99
200/ream, assor colors, 8
OFFICE MAX Briohts Fluorescents Paper 1/2x11". 24 Ibs $4.99 $18.95
OFFICE MAX Plastic Tabs 25/pack - 115" cut $1.09 $3.29
OFFICE MAX Push Pins 1 OO/box - Clear $0.99 $4.95
OXFORD BY
ESSELTE Color Coded Year Labels - 2005 Black w/white, 500/box $8.55 $5.50
OXFORD BY Green. Itr, 11 3/4Wx9
ESSEL TE Colored File Pockets 1/2"H $1.49 $2.15
FORD BY
ELTE Recvcled File Pockets Red, 11 3/4x9 1/2", 3 1/2" $1.65 $2.39
OXFORD BY Secondary color coded, by
ESSEL TE Replacement Labels alpha, 1x1 5/8", 100/pack $2.29 $3.10
OXFORD BY
ESSELTE
Retractable Ball Point -
PAPERMATE ComfortMate Red - fine $0.59 $1.09
Capped Ball Point - Blk, BI
PAPERMATE FlexGrip Ultra fine $0.58 $1.39
Retractable Ball Point -
PAPERMATE FlexGrio Ultra Blk, BI - fine $0.99 $1.79
PAPERMATE Pencils NO.2 $0.99 $2.79
PAPERMATE Pink Pearl Eraser $0.48 $0.59
Letter,115/8"Wx91/2"H,
PENDAFLEX 1/3" cut, assort tab
BY ESSEL TE Reinforced Manila File Folder positions, 100/box $10.55 $21.15
PENTEL Super Refill Lead 0.5 mm - fine - 12/tube $0.59 $1.00
White, 1 1/3x4", 14/sheel.
AVERY White Laser Labels 1400/box $24.99 $40.78
QUALITY PAC~ Dab-n-Seal Envelope Moistener with adhesive $1.79 $2.40
SANFORD Expo Eraser Dry Erase surfaces $2.55 $3.25
Waterbase Overhead
SANFORD vis-a-vis Projector Pen - 12/box $0.95 $1.35
IRP Toner/Developer Cartridge # FO-4700 $106.99 $134.00
RPIE Permanent Marker Fine point $0.48 $1.15
ARPIE Permanent Marker ISuper point - 4 color set $4.99 $7.10
QFFICE-SUPPL Y -COST-COMPARE
- PAGE 2 OF 3-
3/9/2005
I?:' -I rot
CITY OF MONTICELLO PUBLIC WORKS
OFFICE SUPPLY INVENTORY COST COMPARISON
_BRAND ITEM DETAILS MAX SUPPLY
13 colors, 37/16x9/16",
SMEAD Aloha Labels for Too Tab Filina 1 a/sheet, 568/pack $13.68 $14.25
SONY Microcassette MC-60 Transcription - 60 mini 3pk $3.49 $3.99
STRIDE Quick Fit Slant D-Rina View Binders White, 11x8 1/2", 1" Binder $4.79 $7.66
SWINGLlNE Standard Staples 20/sheet - 210 sheets/box $0.79 $2.49
Blue, 100 receipt
sets/book, 2 3/4x7 1/4",
TOPS 3 Part Money Receipt Book detached-triplicate $8.29 $11.70
5x8 Canary Tablet - 50
TOPS Jr. Leaal Rule perf sheets/tablet / dozen $7.38 $18.63
700 msg/book - 50 pages,
TOPS Voice Messaae Loa Book 8 1/2x8 1/2" $3.19 $4.75
ACME Scissors $2.19 $4.10
TOTALSI $836.86
$1,262.78
COST DIFFERENCE:
$425.92
.
.
OFFICE-SUPPLY -COST-COMPARE
. PAGE 3 OF 3.
3/9/2005
I ~ -((09
.
PURCHASING POLlCY
CITY OF MONTICELLO
PurDose: The purchasing policy is designed to provide guidance to city staff involved in the
purchasing process by specifying procedures to be followed.
Goals: The goals of the purchasing policy are:
I. Obtain supplies, equipment and services for the City of Monticello as economically as
possible.
2. To purchase items that best suited to the specific needs of the City.
3. To promote fair competition among bidders.
4. To comply with all statutes and regulations of the City, State and Federal government as
related to the purchasing of supplies, equipment and services by a municipal entity.
Standards for Purchasine: The following guidelines set forth the standards for City employees
to follow in purchasing supplies, equipment and services.
I.
$0-$1 00
.
2.
$100-$1000
,
~.
(,
_ Gtoll
$1000-$] 99etl
4.
~ (; Di)1)
I
$j..Qf'll'JD-$50000
.
City employees will be allowed to make purchases of less than $100
without additional staff approval. These items can be purchased on
the open market without obtaining price quotes. Employees should
make a reasonable effort to obtain supplies as inexpensively as
possible. Department heads are responsible for policing the
purchasing activities of their employees.
When possible, price quotes should be obtained from various
vendors, (local or otherwise) for purchases of services or equipment
that may be purchased frequently by a department throughout the
year. Purchases of specialized items, including supplies and/or
equipment not typically stocked by vendors, or for services that are
not obtained frequently, price quotes are not required.
Purchases over $ 1,000 but less than $10,000 must meet state
municipal purchasing requirements typically requiring at least two
(2) quotes but does not require City Council approval provided the
item was in the budget and approved by the City Administrator. On
all purchases that require obtaining bids or quotes, the "State Bids"
obtained through the state's cooperative purchasing program is
considered to have met this requirement. 4b "of.i-..R..- f ~
~OuO 1'\Ju..ti' Cc... ~ I~ gil.....~ ~,Ob-o
Purchases over $'lD;ell0 must meet state municipal purchasing
requirements typically requiring at least two (2) quotes and City
Council approval. The quotes shall be kept on file for one year.
The Department head shaH make a recommendation to the Council
for their action. The City Council does not need to authorize the
seeking of quotes but would have to approve the purchase. On al I
13> _110
.
5.
$50000 and up
Credit Card Policv:
.
Additional Provisions:
purchases that require obtaining bids or quotes, the "State Bids"
obtained through the state's cooperative purchasing program is
considered to have met this requirement.
All purchases over $50,000 require the formal preparation of
specifications. Bids must be advertised in the City's official
newspaper, publicly opened and approved by Council resolution.
Statute requires all contracts to bc awarded to the lowest responsible
bidder. Specifications cannot be written to exclude a specific type of
equipment or supplies. Proposals and specifications must allow for
free competition.
Bidding requirements cannot be avoided by splitting a contract into
several contracts that are each below the minimum dollar amount
requiring bids. If materials or work logically fall into separate
contracts, such as for contractors specializing in different work, the
City can negotiate the contract individually as long as the individual
contracts do not exceed $50,000. On all purchases that require
obtaining bids or quotes, the "State Bids" obtained through the
state's cooperative purchasing program is considered to have met
this requirement.
The City of Monticello does not use general credit cards (Visa,
Mastercard, American Express) for purchases. Specific storc credit
cards (gas stations, hardware stores, etc) may be used for purchases
if authorized by the City Council. Currently the City of Monticello
has specific store cards with Holiday Station and Ace Hardware.
The Holiday Station card is specifically for Fire Department use
while the Ace Hardware card may be used by any authorized City
employee. Additional vendor credit cards would have to be
authorized by the City Council.
Upon approval by the City Council of a vendor credit card, a list of
City employees who are authorized to make purchases under this
card will be submitted to the card location. No personal purchases
may be made with any of the approved vendor credit cards.
A credit card charge must be signed by the employee and the charge
slip submitted to the Finance Department. The Finance Department
will match the signed charge slips against the invoice. All charges
must have a signed invoice by the person who made the charge in
order for the City to pay the bill.
For purchases not requiring the bidding process, whenever it is reasonably possible the
purchase will be made from local vendors. If the local vendor's quote does not exceed the
lowest non-local vendor's quote by more than 5%, the purchase may be made trom the
local vendor.
.
I.
13J11
.
.
.
2. All purchase orders for capital outlay items must be signed by the City Administrator.
Emergency purchases are those made by the Department heads when an immediate
purchase is necessary to correct a situation that would adversely affect the life, health or
safety of Monticello residents. As much as possible the procedures set forth in this policy
should be followed in an emergency situation. However, in an emergency, a Department
head may purchase directly any supplies, materials or services needed to alleviate the
emergency.
o
J.
Adopted by City Council
on
.vA \}) ~
c}
~
I~-(l d.
.
.
.
Council Agenda - 3/14/05
14.
Consideration of authorizinl! the Park Denartment to l!0 ahead with the prenaration
of eoneept plans for the Ellison Park bathrooms. (A H)
A. REFERENCE AND BACKGROUND:
At the last meeting the Council was requested to consider authorizing the preparation of
concept plans for the Ellison Park restrooms. The Council tabled the matter as they
wanted information on the turnaround time for a new restroom that is constructed of
precast concrete that requires minimum maintenance. The order to delivery time is 60 to
90days. An addition to the unit to create a rentable space is being investigated. The
Council indicated there were going to visit the existing structure to evaluate the condition
of the restrooms. Bid specifications are being prepared at this time.
B. ALTERNATIVE ACTIONS:
1. The Council can authorize the preparation of the plans necessary for bidding of
the restrooms for Ellison Park.
2. The Council can request additional information.
,
j.
The Council can deny authorization to prepare documents necessary for bidding
the Ellison Park restrooms.
11L\
.
UPDATE ITEM: Herital!:e Develovment/Silver Svrinl!:s Golf Course AUAR (Citv of Monticello
Proiect No. 200S-14C) (WSB)
A. REFERENCE AND BACKGROUND:
The proposed Heritage Development/Silver Springs Golf Course Project includes
development and redevelopment of an 890-acre site into a residential, commercial, and golf
course area. This site is located between 1-94 and County Road 39 in the northwestern
portion of the future annexation area. As per Minnesota Rules 4410.4400, subpart 14, the
proposed magnitude of the development area requires an environmental review, either
through an Environmental Impact Statement (EIS) or an Alternative Urban Areawide
Review (AUAR). This City is the Responsible Government Unit (RGU) charged with
completing the environmental review.
At the December 13,2004 City Council meeting, the City reviewed the options related to
completing an ElS or an AUAR. Completion of an EIS requires a scoping Environmental
Assessment Worksheet (EA W) to be completed first to identify the issues that need to be
covered in an EIS. Once these issues are identified, the EIS is completed. There are a
number of public review periods for anEIS and the process can take between 10-12
months, or longer, to complete.
.
The AUAR is a hybrid between the EA Wand EIS process. It can be used as a substitute for
an EIS for projects like the Heritage Development/Silver Springs Golf Course Project. The
AUAR process usually can be completed within 8-9 months as opposed to the EIS process,
which can take 10-12 months. As with an EIS, an AUAR needs to be updated every five
years until all the development is approved within the study area. At the Decembcr 13,
2004 City Council meeting, the Council determined that an AUAR would be completed for
this project.
The process to complete an AUAR includes analyzing different development scenarios to
determine the impacts and appropriate mitigation measures as well as to provide flexibility
in the environmental review process. It is important to analyze the "worst case scenario" in
the event that a very dense development is proposed. Analyzing the "worst case scenario"
does not mcan that the City will approve that scenario during the plat approval process.
Rather, it outlines the needed mitigation measures that would be required to address the
environmental impacts and assists the City in determining the feasibility of the development
scenario. The AUAR for this project will analyze the following scenarios:
Scenario 1: Existing conditions (provides baseline data)
Scenario 2: Comprehensive Plan (based on the current Comprehensive Plan)
. 400 acres Golf Course
. 170 acres Low Density Residential (510 units)
. 280 acres Industrial
. 40 acres wetland/open space
Scenario 3: Maximum Build (based on the developer's preferred submitted conccpt
plan)
.
192 acres Golf Course
32 acres Business Park
122 acres Parks/Open Space
598 single-family units
2,182 multi-family units
.
.
.
.
.
('\/)O('f'.\fF_i<l!.llrY(;R_./.{'/,IOCII.S_f.I<",,',,'.I..,\'!l:\f-.ILIRii"/a/,-.!,'3l.j(jj"I,,.
.
.
.
Preparation of the A UAR for the Heritage Development/Silver Springs Golf Course will
include analyzing the following major environmental issues on the surrounding area:
.
Traffic, air, and noise
Storm \-vater management
Habitat and wetlands
Wastewater
Water use
Erosion and sedimentation
Compatibility with current and adjacent land uses
Parks/trails
Historic/archeological resources
Pollutants sources
Other environmental issucs identified through this process
.
.
.
.
.
.
.
.
.
.
The AUAR will include a mitigation plan. The mitigation plan will identify specific
measures that will need to be undertaken for each development scenario in order for the
project to be constructed.
A detailed time line has been developed for the AUAR as well as for the additional utility
study and transportation study that is being completed for this project. The transportation
study will investigate how much development can occur prior to the construction of a new
interchange at Orchard Road.
The City Council and Planning Commission will have opportunities to review and comment
on the AUAR as the process continues an indicated on the time line. Additionally, the City
Council will be authorizing distribution of the draft and final AUAR's as well as adopting
the AUAR at the end of the process. There is also opportunity for public comment as pal1
of the AUAR process.
B.
AL TERNATIVE ACTIONS:
I. No action by the City Council is needed at this time.
C. STAFF RECOMMENDATION:
NA
D. SUPPORTING DATA:
Detailed timeline
(',,!)(J('IJIF--.J1Ij,llrSGR_I('lIUk'.ll.\'.,_/',h-"'l'i.lr;.\ lJ:1/-.-JI_JiI'1''','o'Ic--'i3i,Oj"i"
"'
l;!
;;
-
-
-
-
-
-
-
~
-
~
-
-
f-
1- ---- -- -- I--f-- -- - -. - - f-
,c -
f-
--
--
- f--
-
-
I -
-
-
- - -
-
-
-
-. -
-
~
-
-
. -
-
on
~
~
on
~
~
~
~
on
l;!
~
~
0.
on
l;!
a;
on
~
;a
on
l;!
;a
on
~
;;:
"'
~
;;:
~
;a
on
l;!
;a
"'
~
5i
on
l;!
5i
on
~
~
on
?
I :>< :>< -~ ~ :>< lii 0:><
0 " t' wn
'" C " '" "'t' "Z ''''
'" :>< '" "''''''' '" H "''' 0
>-l ;0 --;0 H 3:Z OJO ,,:><
:il t' >-l OJ OJ OJ " :>< n", 'n
" 0 OJ OJOJO '" '" "'n
Z " Z H '" HZ 00
~ H '" "" " 0 :'l~ ~~
.. n 0 "'"''' "' '"
H 0 "" " H", >-l
'" n " tt1tt1t:1 t' H 0 '"
0 :>< H OJ OJOJ!:; H !tl z ~
'" '" Z "' >-l>-l Z w"
3: "' n :0 :><~t< '" t' ..:><
0 < t' "' Z OJ 00-<
'" 0-< H UlCllZ. :'1;
"' '" n " "
'" "' "'t'
< H :>< n "''''
H Z " t'
n n " H
"' ;:; Z
'" H
...
w w..... I-'Ulf-i.t> "''''''' '" " ~
\JJf-'.....J1-'1-'1-' lJll-'CDl-'l-'1-' '" 000 ..JWWI,D I.O\DI.D l\Jl-"tvtv "....'1.... l'Vtv I-' I-' tvl'V..... '"
CTlWIJIOJCDWof>.Oof>.tvooc;ow",,"o a>oa> WUHOCD "",,,r, ~WW""'WWW""'WWW,l::o.W 0 0
.. . . . . . . . ~
ojlI.t\)Q)l\)tvl-'\Dol>oWl.Dtvtvl-'\D.t:> "'0'" trlO'\,l::>.W "'....... 1f:l.l\)\JJO',WtV\DtvWl\J\DlVW 0
WWOWW......U1l.DI.O\OWWI-'Ul\.O "'0'" oPo...,JlD\D a>.... I-'tv OOI-'OOlDl-' 0 OCDI-' 0 >-l
n
'"
. . . . .
lii~~~~~~~~~~~~~~ <nn <:-O()() <",OJ ~">-l"~"'>-l"@">-l"~ 3: :><
"''"'" tJ:1000 ",00 :::00:::0 :::00:::0 ~o:o H n
ZOOHHHHHH('J)HHHHHH ~"'''' ~zzz zcc O:eOHO:e:OHO~OH '" n
O()"Ijo:rj'!:l'1:j'1:j"':!()t'Ijl':l::l'1:j'%j'%j>%j 3:3: nnn "HH Ol'%jtI:l'1:jt'J:j"'Ijl.X]I1:J"I]'!1tr:l'1:j11j n 0
o 000000 000000 OHH OOOOOtt1 0"" o t" 0 t"' 0 t" 0 @
"':il!Jl!Jl!Jl!Jl!Jl!Jl:il5151515151!Jl ",nn :::t!OOC/)[J) "'''3: :0'" "'51'" "'51'" "'!Jl "
:><:>< "''''''' "'OJ <::::0<: <:::0<: <::::0<: ~ >-l OJ
>-l", '" >-It'1:"' I-3HHH C5~~ i1nlJ:j(') otz:ln n(l:]() n
o~::o:::o::o:::o:::o:::o~::o:;t:l::o::o::o;tl 0 0000 o :'i '" :'i '" :'i ;0 '" ~ :r
11 tt1tl1ttll:1:ltt100 trJtt1tt:ltI:ltt1tIJ >-l"'" Joo3ZZZ >-l ~I I trJl I tJ::l1 I tt:I "' ~
~>-lzz:'iz:'i:'i>-l:'izz:'izz :><"'''' :>< :><"'''' ~!i:~S;:'iS;~!i::'i!i:~S;~ '" '"
H.,..,., H.,1-3 >-3., 1:"'00 t"''1:j''Ij''l] 1:"'",", '" "' c
z:>~:>:><:><:>z:><:><~:>:><:>< tltl goo ~:g H ...
G:lt"' t"'t"t"'t"'Qt"'t"' t"t"t" cc 00 ~ ~~~ ~~~ ~t< 0 ~
nn """ HH Z
'" OJ >-l>-l "'''' :> 0
c c "'''' "''''' '" '" '" '" '" '" t' ..,....
" " "''''''' "" 0-< 0-< 0-< 0-< 0-< 0-< 0
" " 000 ~;:; '" "''''
t' t' tlt:lt:l "' e.
H H ccc >-l>-l '" :><...
"' '" nnn "'''' < ,...
'" '" >-l>-l>-l H "m
"''''OJ n
'0
1-'1-'0\O"tI-' I-'IVI-'I-'O'oC\l-'l-'tv "'''' "''''''' "'''' t..)tvtvtvrvtvlVt>.)l\JIVt0l\J ... '" .
OOOOOOlVoaoooorv "'''' "''''''' "'''' NNtvlVt...ltvl'VtvlVlIJl\Jl\J 0 ~ '<
1-'1-'1-'l\J I-' I-' Ull-'I-' I-' tvI--' I-'lJl 0\0\ 0\0\'" "'''' 0'\ 0\ 0\ 0'1 a-. G\O'\0\0'\ 0\ 0\ (J'\ ... .
. . . . tt
'::''::''ol>o,c...r>oof>.of:>o/l>.o/:>..t:>ol:>'"''of>.''''' .... ...... ..... of:o.""'oI:o ""'''''''''''''''' ""'of:>. of>.'::' A ... ...
WW\JJ\JJWWlnWW\D\DWWlTl "'''' "''''''' "'''' UlU1IJ1IJtl.nU'lU1tnOllJ1tJ1U1 W " ~
1-'1-'1'll>1'll>1-'.....I\JI-'I-'~oI:>-.....l-'!V ....... ......... ,....... 1-'1-'1-'....1-'1-'....1-'.................. ....
!V~1'll>1.D....1-'01\Jt0J>.1.D.......1-'0 "'''' "''''''' "'''' t0Nt-.Jl\Jtv~t0~l\Jl\JtvN .... :><
-.J000UlO....-.J000010.... "'''' """ "'''' I\JI\J""'t-.JI\JNI\J'I\Jl\JNI\JN '" n
. . . . . . n
l\JoI:>-oI:>-oI:>-l'll>l'll>oI:>oN.&ool'll>oI:>-iIl>~oI:>- "'''' "''''''' "'''' WJ>.W~W.J>.W~Wol:>-WIl>o W 0
1-'1-'1-'1-'1-'1-'1-'1-'....1-'1-'1-'1-'1-' ........ "''''''' "'''' 1-'1-'1-' I-' I-' t-' I-' I-' I-' I-' 1-'''''' ... ~
I.D-.J-.J-.J-.J-.J-.JI.D-.J-.J-.J....J-.J-.../ 0\0\ ....... ........ I-'-J.....-.JI-'....:J.........:JI-'-..JI--'....J '"
1.0000000\0000000 00 .......... 00 1--'..........01--'1--'1-'01-'1-'1--'0 '"
.....1-'1-'1-'1-'1-'1-'1-'1-'1-'1-'1-'1-'1-' ........ ............ ...... 1-'1-'1-'1-'1-'1-'1-'1-'1-'1-'.....1-' ... n
1-'1-'1-' I-'I-'I...q-->I-' I-' 1-'1-'1-' 1-'1-' ........ ........... ...... 1-'1-'1-'1-'1-'1-'......1-'1-'1-'1-'1-' ... S;
UlO1U1U1U1U1U1U1U101 U1U101l.f1 "'''' "''''''' "'''' U1UlU1IJH.tlU1U1U'lUlUlUllJ1 '"
.....J-..J.....J.....J -.J-..l-.JO'\OHJ'lO'1CJ'lO'\O\ "" ""-.J "'a> -.J-..J-.J....:J....:J...J...J-.J-..J-..J-.J-..J '" H
I.D\OI.D'-O'-O'-O'-O-.J-.J-..J-.J-..J.....J.....J ........ ........... ....... I\Jtvtvl\Jl\Jt0tvNNNt0N '" 3:
-.J-..J-.J....J....J....J-.JlJlUlUlUlU1UllJl W'" "0\'" "'.. COOOCOOO....:J-.J....:J-.JO"IO\O\O"l '"
O"lO"lO"lO'lO\O"lCT'lO\O\O'IO'IO\O\O\ "'''' www ....... OOCJl 00 {f)CD 00 00 0000 t/lCl)U) ... H
Nr-JI\Jr-JIVt\JNt\.lIVI\Jt\.lNt\.lN 0\'" ......... ..... 00 co 00 00 OJ 00 00 0000 CD co 00 ... 2
\O\O\O\D\DI.D 1.0 1..0 I.DI.D 1..01..0\0\0 WW "'...'" ...... ...J-.J-.J...JO"IO'\O\ 0\0\ 0"10\ 0\ '"
, , , , , , , . "'''' ......'" a> a> 1-'1-'1-'1-''-0\01.0\00\0'10\0\ w
lJlUlUlUlUlU1lJ1UltJ1UllJlUlUllJl 0\" "''''a> "'.. UHJ1U1U10000Ull11lJlUl ... H
0\0\ CJ'l 0'1 0'1 0"1 0'10\0\0"10"10'10\0\ "''''W 0\'" UllJltJ1tJ1CJ'\O'\O\O'\lf>.~oI:>-"'" n
0\0'\0\0'1 0\0\ 0'1 0\ O\m 0\0\ 0\ 0\ 1-'1-'1-'1-'00001-'1-'1-'1-' "'
iJlUlU1UlUlUlUlOOOOOOO
UlU1U1l.nU1U1UlO\O\O'IO\O\O\O\
1-'1-'1-'1-'1-'1-'1-'\01.0\0\0'-0\01.0
0\0\0\0\ 0\ O'\O'\I\Jl\JNl\Jl:\Jl\J l\J Q
t<
'"
~
0
" ",n
0 , H
"" <:>-l
00-<
'"
0
'" "''''
'U'O'dltl'U"O"O'tl'Cl'O'tl'O'tl'tl ."." """ "" 'tl'1:l'd"Cl'tl'1:l "0 "0"0 'tl'tl "C1 " , 0
" 3:
-.J-.J-.J-.J-.J-.J-.J-.J-.J-.J-.J..J-.J-.J ...J...J -.J"" -.J" -.J-.J-.J-.J-.J-.J-.J-.J-.J-.J-.J-.J -.J '00
\OI.O\OI.D\OI.DI.D\DI.OI.DI.O'-O\DI.O "'''' "''''''' "'''' \0\.01.0\0\0\0\0\01.0\01.01.0 '" H :>z
-J.....J-.J.....J-.J-.J-.J-.J-.J-.J-.J-.J-..J-.J ...J...J """ "-.J ....:J-.J-.J-.J-.J....J-.J-.J-...]-.J-J-.J " " Q>-l
"H
00000000000000 00 000 00 000000000000 0 t< n
00000000000000 00 000 00 000000000000 0 H '"
00000000000000 00 000 00 000000000000 0 Z I:"'
WWWWWNI\)f\.}l\Jtvt0l\Jl\.ll\J ....'" .......... ...... 1-'1-'1-'1-'00000000 0 "' I:"'
oI:>-Wl\JI-'O\OCD-.J,O'\UlIl>oWNI-' "'0 "O\a> "'.. WNI-'OIDa:t...JO\U1,c.WN ... ...0
OJ OJ OJ OJ OJ OJ ~ ,. ,. ,. <: 0"
'" '" '" ,. ,. >-l '" '" '" WO
'" n ~ t< "'t< ?; 0'" 0'" ~O~OY'" Z'" 0 tJZ ''''
Z ~ t< ,">-l i:i t< t<Z ::t" t-ll;l:jl-j ,"0 >-l '"tJ 0
H '" OJ HO "'tJ H," ....:j;UHt"''''1 '"0 H "'0 ",.
0 n >-l 0 3:'" Z O>-l t-30~Htrj~ tJH 0 0'" '0
?; ;<: '" '"' OJ, , "'''' ~- t< '" H t<,. '" IVO
t< :,~ ,. !;;t< ., t< 0'" ,">-l Q HZ 00
e 0 <: t< 0 t< H~ OJt< '" ?; '" "''" 5:: ;'l;;; 00
0 0 0 0., t< t<t< 0 t< - tJ "'Z
3: 0 '" '"''" H Z'" '"0 0 '" 3: 0 H," >-l
'" H '" '" "'t< '" - H Z '" H<: H 0 '"
~ t:j 0 '" 0 "'Z ~ >-l '" "''" '" Z H
'" '" !;; '"'" Z "'Q '" O>-l '" w",
H t:j H OZ '" '" 0 '" ",.
'" N >-l '" t<'" t< 3:'" H 0,",
'" N H 3: ,. ,"H Z H"
, ,. 0 o' 00: tJZ 0 ,,'"
>-l Z 0 "''" H" "'t<
'" ,. 0'" IV,"
'" ",>-l H,",
"H Z
OZ ,"0
OQ t<
'"
>-l
IV H
H OO\OOf-'tvl-'l-' H IV"'''' ... ... H IV IV ;;;
""'''' Lntvt'VOO-..Jt\J '" W...... " '" <n IV '" Ul...JCV-..Jl'0O'l '" '"
"'...'" f-q......aoOI-'I\J-..J ~U10Ul,p. w OW", <n 0 \.D tv 0\1-' O\N <n IV 0
IV"'''' O'lo..o-..JOOO'\Q)CO 00000 " O"'w 0 0 .t>-.,Jof:>Ln,p.t\.) <0 W ~
000 0000000 1-'001--'0 '" 0"'''' 0 0 000 In 1.DU1\D '" 0 >-l
* * * *
3:3:'" <onlD()()'1:! <:'":I:jt"'t"::8 H <"'''' '" '" <:1-31-31-31-31-3 3: 3: ,.
HH," ,"00,.00;;: t::r1?:lHHH s '""'" '" 0 OjtI:!tI:!l;I:jl;l:jl;l:j H H 0
"'''''" zz:z:::ozz ZtI:lOIOZ Zt<O '" "' St<t<t<t<t< '" '" 0
00'" tJOO!-3rHJ!-3 tjHCC[1] 0 tJ,"" ,. >-l t;rjl;l:jl;l:jt::I:IlJ:j 0 0 0
OtIjtI:lJ-<l;I:jtzj....:: OG100 0 0"'''' H >: O't!"d'tPO'CI 0
>-l., "'''''" '"'" ::u::r::::tl;U '" "'>-l;;; '" ,. ::o::r::::r:::r:::r:::r:: 0 Z Z
~~ U':lW:;d(QUl?,:j >-l '" 00000 '" 0 >-l '"
I-3HHOHHO >-l '" Cl?;,. '" '" I-3ZZ:Z:zz '" Z n
0000000 0 t< Otr:ll;l:jl;l:jl.TjtI:I !;; Z '"
OJ OJ t-3Z2;3:ZZ3: >-l ,. >-l 0 3: ;:J , >-l ~ ro
t<t< ,. ,. '"' ,."'>-l >-l '" >-l ~ '"
"'''' t"trj"ljCf.l'rJITjUl t< t<,.H 0 t< '" H '" C
aac::ooe:: '" '"'<: H Z H
00'1:100'1:1 0 "H 3: " ro
C1tJ'"dotPo '" "'>-l '" t<
t< t< '" t<,", '" 0 '" '" 0
't:l"OH'd"dH t< '" 0 '" 0 '"'"
::O;;dtI:1;:u::OtI:I H OJ H '" '" 0
e oowoow '" '" t< ,. '" "'OJ
OCt Cltj '" '" tJ '" t< ".
C::C:: c::c: '" H t< H "H
00 00 Z '" '" 'H
>-l>-l >-l., Q '" "'"
'"'" "''" '"
'"
"''''''' l\Jt>0NNtvN 0\0)0\0\ IV IV IV '" H 0'11-'1-' I-' f-' H '" "' w
000 tvtv!\Jrvt0t>J 0000 IV IV IV 0 0 00000 0 0 ~ '<
"""<0 0\0\0'10\0'\0\ I.D\D\.D\.D '" "'''' '" H 1-'1-'1-'1--''''''' H <0 W
tJ tT
......... ,p.,p.,p..p.,p.,p. If>.,p..p."", ... IVW ... ... ,p.,p.,p.,p.,p. ... ... H
"''''''' UlU1U1U1Ullll \DI.DI.D\D <n 0'" '" H I.OI-'I\JO'll-...l IV '" '" ro
""" I-'I-'I--'I-'f-'I-' ...J-..J-..J-..J H "''' " '" o/:>.\.O-..JUHO " "
"''''''' l'0t0N!\.)t\Jt\.) U1l11UlLn IV H'" <n IV *",.t>OOI-' 0 <n ,.
000 -:J-..J...J...J-..J-..J 0000 " OIV ... 0 001-'1-'0 H 0 0
0
IV IV IV tvtvtvtvl\JN Wt\JN!\J IV ... W WVJwww '" '" 0
"''''''' LnLnI-'UlU11-' WU1U1Ln H 0 0 tvl\Jt\Jrvt0 H '" ~
......IV ,p.,p..J:>of:>of:>,p. WI-'I-'W " H '" l-q-'1-'1.......... '" '"
000 1-'1-'0\1-'1-'0\ 0000 ... 0 H Of-lOOO '" 0
HHH 1-'1-'1-'1-'1-'1-' I-'I-'I-'f-' H HH H H f-'f-'f-'f-'I-' H H ()
HHH f-'f-'f-'I-'I-'f-' I-'f-'f-lf-' H HH H H f-lf-'I-'l-'l-' H H t<
"''''''' UlUlUlUlUlUl UlUlUlUl '" "'''' '" <n UlLnIJ1UlUl '" '" >-
"''''''' -..J-..J-..J-..J-..J-..J O'IIJ\O"'llJ\ '" "'''' '" '" -..J-..J-..J-..J-..J '" '" H
<0"" rvrvl-'I-'I-'I-' -..J-..J-..J-..J H IV IV ... '" \01.01.0\01.0 '" " 3:
""''' 1-'01.0\00000 WWt-...H0 '" HH '" H lnU1U1Ulln ... ...
HHH 1....1f--'f-'1-'1-' I-' wwww IV "'''' H '" rvWl\Jl\Jl\J '" ... H
0"" -..JOOOQ:)OOOO l\Jl\Jl'..lW , "'''' w '" ...................:........................... W H 2
HIVIV w\O.t>If:>...",f:> ,b,,b,of:>*,, IV "l"l '" ... I-'I-'I-'f-' I-' '" IV
"''''''' l\JWO\O\Cf\O\ I-'f-'I-'I-' '" ~~ en '" -..J-..J-..J-..J-..J '" '"
OWW co l'..l0\0\0\ 0\ -..J-..Joo , '" ..................................................... 0 H
IVW '" UlUlI-'I-' wwww 0 tJtJ 00000 ... n
O\O\ww 0000 '" UlUlUlUll.n <D '"
0000 0
...
Q
t<
'"
..
0
" ",n
0 'H
"" <>-l
0,",
e '"
0
"l "''"
"'"'"' 'U'UtUl1:.1'1jl1:.1 'Ul1:.1l1:.1'O '" ""' " '" 'O'O'O'O'CI "' "' , 0
'" 3:
""" -..J-..J-..J-..J-..J-..J -..J-..J-..J-..J " "" " " -..J-..J-..J-....J-..J " " ",0
<D<O<o I.DI.OI.D'-OI.DI.D I.DI.DI.D\O '" "'<0 '" <D \DI.DI.DI.D\D <0 '" H "'"
""" -..J-..J-..J-..J-..J-..J -..J-....J-..J-..J " "" " " -..J-..J-..J-..J-....J " " tJ ">-l
"'H
000 000000 0000 0 00 0 0 00000 0 0 t< 0
000 000000 0000 0 00 0 0 00000 0 0 H '"
000 000000 0000 0 00 0 0 00000 0 0 Z t<
",en", U1U1lJ1lJ1lJ1Ul Ul.+:>. of:> of:> ... ..... ... ... of:>*"www W w '" t<
,,<DO l\JI--'O\U1of:>W 0\000....:1 '" en... w IV f-'Ol.DOO...J '" '" IVO
0 n n n OJ OJ OJ OJ OJ OJ 0"
s; '" '" '" 'O::i "''''~ 0 0 '" wn
:;:H 1-'f-'1-'1-'1-q_...I-'I-'I-'~ "d"%jc..,L' ~"' ......_t""tlH '" OZ ,'"
I:"' >-l ..........................."..................................... ::E;HOI:'"' >J>-l nH!@ "'''' 1\)1-'1-H~Hf} Z "'0 0
X n", 1-'1-'1-'1-'1.....q.....I-'I-'I-'tr:l "'X" >J X>-l -'" -w;:OZ!.%1 H "'0 -.J"
'" '0 I-'WI-'WWW'WWW:::o ~lJ::IZt'l OJ'" 0'" rn no n n n", 'n
H X'" , , , , , , , , ''0 '" " I:"'H o H !\::;J :J';:I-"\:lI-l(1 "' '" "'n
:;: O>-l NI\)t>J~t>Jt\JI\)t\JrvO c::..,UJ;:t:I 01:"' I:"'''Z C1:l() 0 I:'"')::f HZ 00
'" ">J ....................................................................................H n", Gl'" >-l '0" ::X::J:>Inu)(n n :'j!\: ~~
'" ~;;; 1_'1_...I-'I-'I-'I.....'1_...lI-'I-'~ ~~NC/) ,'" '" '" I:"'n ",gj[:j:,~ 0
Oof:>aot>.~.t>..e::..t>~ '"' rn- I:"' '" "'"' :;: H'"
0 "'''' I........................................................................ ....'" >-lrn a >-l rn '" >-l" '0 0 rn
H 1J10000DOOOtE:I "'>-l ~o '" OJ 0::0 Q[t] ~ Z H
'" '" OtJlVllTlVlUllJlUllI1Z , n 0'" Ht:I:I"%jCf.l woo
>-l c: H , '" WO 00 '" >-l0 {J)OH~ 0 H .."
'" '0 0 W '" '''' H' " n Gl >-l I:"'>-l'" '" 0",
H '0 '" Gl .... Z" >-l 0 '" l11::t1tJ:1);:!'1j '" ...."
'" 0 .... .. "' "'''' Gll:"' '" '" ::tIOCll"tlH , ..OJ
" '" , '>-l I:"' '0 rn I:"' "'n >-l "'I:"'
>-l >-l '" '" 0 rn 0 >-ll:"' X "''''
H "'n "'H ~ " "''0 '"
Z '" rn I:"' !\:il '0 1:"''''
Gl " >-l 0 >-l '" 0
I:"' H 0
I:"' >J
0
.... .... .... ....
<D"" '" .. '" 0 .. "''''
"'-.J '" '" .... -J O"tI'>JI-'Nl-'ol:>lJ1W W "'..'" "''''.... w !\:
I.Owt>J~.c..lJ1 '" .... OI-'~I\)-..lU1l-'lXl "' .. '" "''''0 '" I-'-..]W-..JN "'<D
I.OOlJ1O\t\.H.n "' CD....j~WLn...,JOAl\Jl\J WW I-' 00 0 000 <D 1\)0\0000\ W"' 0
. . . . . . !@
AAf0I-'OO\ 0 NCO\OI-'ANAlJ101J1 ww 00 I-' 0 000 '" ACO.c.t\JOO -J....
OOOLnOlJ\ 0 roO..,JWOI.D...JCDO'lOl t..nl1l!\JOJ 0 000 -J -..JCDIJ1\Ol.11 "'"' >-l
. . . . . .
<:tIl3:to3:lJj '0 <:GlG)QG)QQQQQ <.,..,1-3 '" <::;::;: < <:003:3: oJ~ ,.
tI1t<1H (1:1H (I] '" "''',."",.,.,."" [J:][%]tz:jtJ;j '" "'HH '" t}:l"JjtzjHH n
ZtI:lmtl1Cf.ltI:! 0 Zmf/.lOOfJlU)OOOOoocn Zt"t'"'t'"' '0 Z"HI) X ZlI:l'l:lC/Hn Z'" n
o::on;:on;:t! '" 0 tltrJtz:jlJ::l " gnn H t:lHH()() 0'" 0
0 0 O'Cl"tl"Q H n onn 0 !@
'" Z ~ rn '" ::o::r:::r:::c '" "''0'0 I:"' ::tl'tJ::l lJ::I 00 '"
0 '" 000 "'''' '" "'''' >-l rn
>-l Z < >-l >-lZZZ '" >-l00 I-HJ)fJ}I-Ej'"rJ >-l 0
0 0 Ot.t:ll.%1lJ::1 0"'''' '" OCCHH 0 ~ :r
>-l >-l >-l ;l :;: >-l"'''' 01 I-:l"d't:lnn ;l m
,. ~ I:"' 1': >-l ,.oorn '0 f:'1:l'l::l[J:]tJl 0.
I:"' '" 00 I:"' n 1:"'0000 " 1:"'1:"' I:"' '" C
0 HH H HHU)[fl ....
'" 00 '" tIItr::lcc:: m
I:"' ~ 5l5l tn(J)l'Ql't:;l
'" '" '0 '0'0 0
c: 1:"'1:"' !l; 1:"'1:"' "'"'
'" H HH 0
'" I:"' rnrn >-l "'''' "''"
, 0 "'''' 00 WI) e-
'0 H "'''' "....
'" a <:< ,....
Gl HH '0.
'" '" nn
'0
0\0"10'10\0\ '" NO\I-'I-'I-'I-'I-'IVN ............ .... ....... .... I\) IV 1-'1-' '" '" ~
00000 '" rvoooooalVl-' 000 0 0'" 0 l\Jl'>JOO 0 ~ '<
1.01.01.01..0\.0 '" UHO I-' I-' t-'t-'t-' 0\ I-' ............ .... ...."' .... 0\C'l1-'1-' '" ~
0-
,p.,j:>.~,p.H:> ... .c::..c.,p..c::..c::..c::..c::..c..... ....... .. ..... .. ""'.c."",,p. ... ....
\'l\.O\O\O\O '" (JlU)tvtvtvlnI-'Vlln W"'W W ....'" W \JllJ1WW '" '" m
..J......J...,J......J......J .... ~......J......J,p.OO....\Ol-'ln ...."'.... .... "'''' .... t-'............I-' -J
VllnUlU'llJl '" O11100.........J....t\J0 "'0.... '" ....0 '" t\Jt\J1-'1-' "' "
00000 '" 1-',p.I-'I-'OVlOt\J1-' '"""0 -.J 0.... 0 t\Jt\Joo 0 f1
. . . . n
t\Jt\J~Nt\) w WWWWWWWWW www .. ww '" tvt\}~~ '" 0
l11lJlU1lJllJl 0 000000000000000000 "''''''' 0 ........ '" 0000 '" ~
t\}lJlt\},p.t\} '" WWWWWWWWW ............ .... "'''' .... \01..0\0\0 '"
00000 .... 000000000 000 0 "'''' .... \D\D\D\D 0
1-'1-'1-'1-'1-' .... I-'I-'I-'l-'f-Il-'l-'l-'l-' ............ .... ........ .... 1-"1-'1-'1-' .... n
f-'I-'I-'f-' I-' .... 1-'1-'1-'1-'1-'1-'1-'.......,. ............ .... ........ .... 1-'1-'1-'1-' .... j;
UlIJ1UHJllJl '" Ull11lJ\lJll11U1lJ1lJltn "''''"' '" "'"' '" UllJlU"lUl '"
......J......J......J......J-J '" ......J......J......J..J......J......J......J-.J...,J -J-.J-J '" "'''' '" ...,J...,JO\O"\ '" H
\D\O\D\OO '" \D\D\D\D\D\D\DIDoo <D<D<D W "'... -.J tvNCD-J '" :;:
IDIDCXHDlJl '" ....WfVI-'OOOO\O "'-.J'" '" "'0 '" WNO\O <D
WWWWW '" 000000000 "''''''' ro "'''' w OOCD.c.N .... H
ww.........c. -.J tv tv tvtvt\}tv tv tv tv "'........ '" .... '" .c.ot..J\O 0 ~
ooOO-J-.Jtv "' ......J...,J...,J......J...,J...,J...,J...,J...,J "''''''' -.J H.... -.J ......JOOU)I.(l "'
1-'1-'0'\0\\.0 W 000000000 , , , W <D<D '" ID\OO'I...,J '"
UlUl 0000 tv '" 000000000 <DO'" "'''' ro 1-'\000\ .... H
0\u;':O'1-'".,.".,..........c. ..."'"' "'-J '" Oootv"'" f1
tv....N.c.OOooOOOOUl -.Jw.... '"
001-'U11110000lJl .......'"
1-'.c..........c:......c.,j:l.0
O\OO,p.OO\D\DID\Ol1l "'''''''
000000000 '" '"
Ol-'Ol-'OOOOW 000 I:"'
"''''"' '"
..
0
'0 :un
0 , H
"" <:>-l
0",
'"
0
'" "''''
'O"'Cl"O"O"CI '0 't1"O'O"tI"CI'U'U'O"O "''0'0 '0 ",'0 '0 "Cl't:l'o"Cl '0 , 0
"' :;:
-.J...J...,J-.J-.J -J ......J...,J...J-.J...J...J-.J...,J...J -J-.J-.J -.J -.J-.J -J -.J-.J...,J-.J -J ",0
\'HO \0 \D \0 '" \O\D\D\D\D\D\DID\D "''''''' '" "'''' '" \O\D\D\D '" H "Z
...J.....J......J-.J....J -.J ..,J...J-.J-.J-.J-.J-.J-..J-.J -.J-J-J -J -J-J -.J -.J-.J-.J-.J -J 0 Gl>-l
"'H
00000 0 000000000 000 0 00 0 0000 0 I:"' n
00000 0 000000000 000 0 00 0 0000 0 H '"
00000 0 000000000 000 0 00 0 0000 0 Z I:"'
0000000000 ro OO...J-.J...,J...J-.J-.J-.J...J -.J"'-J '" "'''' '" 0"10'10\0'\ '" '" I:"'
W!'VO\U1.s::. .... Ol,JJw!'VOO...JO'lIJl.... """'0 ro "'" '" ....WNI-' ro wO
Gl Gl OJ OJ OJ OJ OJ '" '" 0 0 !;l 0 <: 0"
'" H H '" .. .. " '" '" '" "",,5: '" Wo
Wo '" "Z OZ _w Q3:---oo _H >-3 "'''' wZ "'"'~ '"' OZ ,en
0:0 OJZ C", ">-3 t"trjl\J~ "" " Z" "Z ..0 00t< "'0 0
00 '" H'" en", -H :t-O-t:Ij -, '" GlGl H'< "C' 0 00," eno "..
'tJO "'t< >-3Z 0:<: W~WZ >-3'" '" HOJ >-3 OJ >-3.. H t<t<'" 0" '0
w "'t< o - "'H W >-3.. "OJ '" ZZ 00: 0:0:0 en H " "0
e .. '" " ",en t<>-3 t:Ij>::tr:lt"' "'<: "'0 '"'" 0 0 >-3 00'" HZ 00
H '" OJO '" HH WOJ'" "'H '" '< 0 C'tJ'< '" t<t<'" :'1;;: ~~
'" <: HO "" ~i2 ~ :r:< t"' () enz '" H ..'" en", H 00"
H ~~ .. Glen 0 <: '.. w'" "'8;;: '" en en, H'" >-3
t< 0 '">-3 L'l-303: '" '" OJ'" '<" C "''''(J) 0 en
H '" t<.. "'" " o i:;'" 1:: "'''' , - ~~~ >-3 00>-3 Z H
Z en w" "'H <:OJ ~ '" .... H(J) H '" W'"
'" H " HZ "'H'" .. Gl @~ Gl Z '" ....
en , 0 0 en >-3'< >-3 '" Z'" '" Gl ~ 0'<
, W '" O. " en >-3 0 t<(J) H"
'tJ OJZ OJ 1'1:: H C Z HC n ..OJ
i:; n "'>-3 0 t< en >-3 "'''' 0 H lnt<
'" "'''' f:1n H t< H en", '" '" "'"
>-3 '" " ",'" .. 0 ~ n t< '"
en >-3 "en '" H ~
H 0 Gl H t< '"
OJ 0 Z t< (J)
H '"
n
W "
" " " W .. ..'" ;;:
H " H O\wt-'I-' H '" H H '" '" W W 0'11''0 W "
W '" '" '" 0 O\\.DWo/:>. 0 .. 0 " 00"0 f-''-Oo/:>oO'l OHOO 0
W '" W '" 00 -.If-llnO 0 0 '" H H"" lnO"lI.D\D OOOH ~
" " .. '" " -.lUl,b.OO 0 0 W H WOW OOUlU1 OW" >-3
* * * *
'" ~ 0 '" '" <:"''''''' >-3 '" '" <: <:'Gl <:3:lJjtJj <:(J)'" ..
H 0 H ;:; tIlHHH '" H '" '" "'>-3'" t:r.IHt>:It>:I "'~'" n
w H Z en ZOO(J){f.) '" en 'tJ 0: ZO:Z ZClJtIltJ:j Z '" 0
0 Z OJ 0 >-3 anO() OJ 0 .. H OOJ t.!n;:o::o to"'''' 0
>-3 OJ '< 0 H 0 0 '" 0 oenOJ ~
0 '" " 0 :::0000 " ~ '" t< "'''''' "Z '" '"
'tJ ~ OJ 'tJ " "''''''' OJ '" "0 0 >-3W >-3 en
'" Z '" 0 I-3tIJtI:ltxl '" '" >-3"Gl >-3Z >-3?:;O: n
1:: 0 1:: 0 Si1::1::1:: t< '" OOJ~ 0 o H ~ ;T
0 OJ '" .. OJ '" '" >-30: >-3>-3 >-3 '" ro
>-3 OJ >-3 :t>'1-3 1-3 1-3 0 t< >-3 'tJ "0 ~~ ..",en '"
H '" H en t"'HHH OJ '" 0 .. t<C t<.. '" "
Z .. Z C ZZZ '" H eno '< H
Gl Gl (J) Gl '" GlGlGl OJ '" OJ'tJ '" .. ro
" 0 '" Z ,'" t< '"
(J) OJ 0: en t< (J)enen >-3 <: '" en 1:: '" t< 0
C OJ 0 C H CCC '" .. '" OJ'"
'tJ '" 0 'tJ '" "''''''' 0: " C>-3 0
e 'tJ OJ t< '" en 'tJ'tJ'tJ H >-3 "'H ,,'"
t< Z en t< t<t<t< 0 en "'Z e.
H >-3 H HHH t< t<Gl ,.H
'" en OJ "''''OJ '" H 'H
en en (J)enen (J) OJO "'ID
eno
'"
H '" " H " HHH " '" H H "" ""'"'' "" OJ ~
0 0 " 0 " 000 " 0 0 0 "" 000 "" ~ '<
H '" '" H '" HHH .. '" H H "'''' "''''''' "'''' ~
to tJ'
.. .. .. .. .. ...... .. .. .. .. .... "..... "W H
W '" V' H V' WWW '" '" " W V'V' "",,'" 0" '" ro
H " H '" H HHH H " " H HH """ 00"
" '" " '" " """ 0 V' 0 " "" UWHn H'" ..
" .. " 0 " 0"" " 0 H 0 "" 000 OH n
n
" W W " " """ .. " .. " "W W"W 0
H H W H H HHH W V' 0 " HH V'UHn ~
'" '" " '" .. "''''''' '" .. '" H ...,'" ,"WW
'" 0 0 '" '" "''''''' H 0 0 H "'00 000 >-3
H H H H H HHH H H H H HH HHH HH n
H H H H H HHH H H H H HH HHH HH t<
'" V' '" '" In '"'"V' V' V' '" '" '"'" '"'"V' '"'" ..
" '" 00 00 00 000000 00 '" 00 '" 0000 "...,'" 0000 H
W '" W W H OOWW W 00 00 W HH 00'" "" '"
""' W W 0 '" OO"H " H " '" HH WW.. 00
Gl H W V' W ~~~ >-3 " W H "W WWW "" H
.. 0 , " H " " 0 .. " 000 "'OJ 2
0 .. H " .. "'''' '" " ..., .. HH ""H "'OJ
V' W , 0 '" 000 '" '" '" W "" 00" ~~
" '" 0 '" ZZZ '" 0 '" " "",,'" H
.. '" '" '" HHH '" W W 00 ......., 00 0
.. HW" '" '"'" '"
'" "'HH H
'" '"00'" '"
H OOOH OJ
000'" Gl
t<
In
..
0
'" "0
0 , H
'" <:>-3
0,",
e '"
0
OJ "''''
'tJ 'tJ '" '" '0 'O'O'tJ 'tJ 'tJ 'tJ 'tJ "''tJ 'tJ'tJ'tJ 'tJ'tJ , 0
'tJ '"
..., ..., " " " ""..., ..., ..., " ..., "..., ...,,,,, ...,..., '00
'" '" '" '" '" "''''''' '" '" '" '" "'''' "''''''' """ H "Z
..., ..., " " " ...,,,..., ..., ..., ..., ..., "..., ...,...,..., "..., 0 0>-3
OJH
0 0 0 0 0 000 0 0 0 0 00 000 00 t< 0
0 0 0 0 0 000 0 0 0 0 00 000 00 H '"
H H H H H OOH 0 0 0 0 00 000 00 Z t<
0 0 0 0 0 "''''0 '" '" '" '" "'''' "''''00 0000 '" C'
'" .. W " H 00"'0 ..., '" '" .. W""' HO'" 00..., ~O
Gl
'"
~~-~~-QQ~O~~-o-z~n~~~-~>n-n~_~~m_~~~O_~_~_~~~~~n
N~NO>~>~H>ON~CWHO>H>>~H~~N~>W>~~NH~~~N>NHNro~>>Hn
-N-~~-~O<c~--n-~H~~~~O~~<_~~_H>~_mc H-~-<-~~HOOmn
~-~~~~ <~~onx~~~~~ n~-roon~H~nZ~>~nQO~ro ~~n ~ZOnn
~3~ro~~~oo~X ~H H~~ro~~. m- ~ ~Z.O~OO~C ~~nn>~~n~~z
OOHm~~ >00 ~Hm~ooro8' COO=OO~>~~OWZ. ~~WC~ ~>oooo>~~ n
0000 ZH >QO~n>n ~380~<~H~rooc_n> >~HWOO~8H~CI~O~
8n~WQ~Z ~C~ ~ N~OO~' o~n~~~~ZCNHH~8>nH~COOD~n_~~oo
t<l:"'l:"'8 .. ZtJjQ{J)t:z18><'CI~ 't:I~~ .. 00;1:>' t1H-;tIZl:"'!-3HOO8 tJ1tDt:z::l ?;:~HH>
~~Aa~o ~ ~~~ ~A~~m~ ~c~ ZZo~~n~c"'z,- ~o~ m -Z~Z
>n~>{J)Z8 Z lHZ~~ COH8l:"'Z~n~> ~l:"" O~ o>~ 0000 WZt"OO
't:I~ woo ~ > -'t:IOHOOQ't:It"'ooooo Hea 'CIl:"'=CtJjOCH80ZC~~t:z100 COO ;tI
00 00 > OOt:z1;t1H l:"' N OO!:", >>OOt:z1::t1000000C3'C18>OO ~;tIooooOn~atJj3t:z1 l:"';tIwoo
.. ~b:l 0002; 0 -0n.3 t";:a+ .. t"OZ:I:'t:I;l:>'- Z::r:'tlHC/){J){n.';1::I:o:t>::l-3 I 1I1- H
() C/)t::! 'tlZ 0 ::tI;:tI;tI <:8m tI1~::o~ t""rn[J:j:eQ~ t"'t""n o-j 0 t\J~ t"' tt1o-j
~~ ~ 0000 CQ~~ rn~ noo[J:j>~[J:j~n~[J:j~~t"'oo n~ ~~H ::0
moo 0 ::0 ~ rn>~o 0 o-jn~~~::o~~ ::OO~ z ~t"" OQ C
t"'~ ~ [J:j ~ZZt"" ~ o-j >oo~::o ~ t"'o~~ O~ Z~~ W
J:l::I "t] l'J) OOH....:::.. '1:l[J:j00 H t"" H I-'OOH ntt:ll1 :r:
:r: 0 ~ o-jN tt:1 o-jt"'n t"' [J:j o-j~ --tJ::l1-:J [J:jl;l::l ..
f-:1t1::o tzj 000 n n [J:j.. o-j t"'?J ~ co tv;:o~ G)::O t::IJ
H G) ?J~:U t'" o-j ?J[;I::I tJl [rj .; tr:l [J:j n
[J:j ;0 n;:o n n [lJ I-J
{J) o-j I-J o-j
I--' tvI--' I--'~ 1-'1-'1-' I-' ww I-' I-' ~ WWI-' ~I-' tv tvl-'I-'W
~~W~OI-'W~t\J~ro~~oo~~~OO~~W~~~~~~cot\J~~tvI-'OW~WI-'~W~~~I-'~l-'tv
,.... ,'........ .........,....
....... ..........
O~I-'~I-'~l-'wro~rn~rnml-'t\Joo~t\JWOI-'~rn~tv~COOOtvwl-'~~~co~co~~wot\Jt\Jro~~
I-'CO~I-'I-'~co~rocoowwt\J~~~w~mcoo~~co~cotv~~I-'t\JWWO~Wl-'cowl-'~m~coow
~~~~~3~n~~::O~3WW~;:O~3~~~3~3~~33333tt10<tt133X~3333333
HHHHHHCt""HHooHHCCHootI:lHHHHHHHHHHHHHHC~[J::JCHHHHHHHHHHH
WWOOOOrnOOHt::IJ{J)rn'1:lrnOOHH{J)'1:l~OOOO{J){J)l'J)l'J)rnoornOO{J)OO{J)OOH~~H{J){J)OO{J)OO{J)l'J)ool'J)OOW
oonnont"">nn>nnt"'t""n>Hnonnnn()()()oO()()nt"'HHt"'noonnnnnnoo
t:tZ H tJtJ Hn t:Inno
OOOOOOHH;:O::O::O::O;:OHH::o::ot""OOOOOOOOOOO;:OOOH[J::Jt""HOOOO;:OOO;:OOOO
'1:l'1:l~~'1:l'1:lZZOO[J:j [J:jtt:lZZ[J::J [J:j'1:l~'1:l~'1:l'1:l~'1:l~'1:l'1:ltI:l'1:l'1:lZ tr:lZ~'1:l'1:l'1:lJ:l::l'1:l'1:ltzj'1:l'1:l'1:l
OOt::IJoot::IJ[J:jt::IJQO'1:l'1:l~'1:l~OG)'1:l~ [J:j[lJ[J:j[J:j[J:jtJ::l[J:j[J:j[J:j[J:j[J:j'1:ltt:l[J:jG)l'J) G)[lJOO[J:j[J:j'1:l[J:j[J:j'1:![J:j[J:j[J:j
~~~~~~~~~~Z~~~~~Z~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
o-jf-:1o-jo-jo-jo-j[J:jC?J;:Of-:1;o;O[J:jOO::Oo-j'1:lo-jo-jo-jo-jo-jo-jo-jo-jo-jo-jo-j::tlo-jo-j[J:j'1:l'1:l00l-:Jo-jo-jo-j::tlo-jo-j::tll-:Jo-jl-:J
HHHHHH'1:l'1:l n '1:l'1:l n>HHHHHHHHHHH HH'1:lt"'>'1:lHHHH HH HHH
ZZZZZZ>'1:l~~ ~~~>~ HZZZZZZZZZZZ~ZZ>HH>ZZZZ~ZZ~ZZZ
QGJGJQG)GJHt" I HH I ::t1QQG)G)QOQQQQQ QQH[J:j::tlHQQOQ QQ OG)Q
::OH~3 33::0::03 3 ::tloo;:o 3 3
oowwoooooo ~~o-j3~~ ~~~oornffiwOOmOOffiWOOl'J)8OO00 ~ ~OOOOl'J)8l'J)OO800WOO
ccccccoooooo>nnoooooc>cccccccccccoccm >ooccccnccncc~
~~~~~'1:lC 0 CC ~~~'1:l~~'1:l~~'1:l~~'1:l ~'1:lC ~C'1:l~~~ ~~ ~~~
'1:l~~~~~'1:l mro~moo'1:l'1:loot"'~~~~'1:l~~'1:l'1:l~'1:l~OO~~~ 1-:J~~~~~oo~~{J)'1:l~~
~~t"'t""~~~ CC Cc~~caoot""~~t""~t"'t""t""t"'~~ct"'t"~ m~t""t""~t"'c~t""Ct"'~~
~HHHHHt"' ~'1:l~~'1:lt""~~H HHHHHHHHHHH'1:lHH~ t""HHHH'1:lHH'1:lHHH
[J:j[J:j~[J:jOO~H ~~ '1:l~HH~Z [J:j~~OO[J:jOOOO~OOOOOO'1:l[J:jOO~ H~OOOOOO~OOOO'1:l[J:j~oo
00000000000000 ~t"'oot""~oo[J:jt"'Q oommwOOOOOOOOOOOOl'J)~OOOOOO [J:jOOOOOOOO~oooo~moooo
{J) HHIOHHUlUlHUl H 00 en H H
~I-'P~I-'I-'~t\J~~~~~~~~~l-'ml-'l--'~~l-'ml-'l-'l-'~~~~~t\JI-'~~mml-'~~I-'~~m~
ooooooo~ot\J~o~OOOl-'oooooooooooo~ot\Jo~oooooo~ootvooo
~~I-'I-'I-'I-'~~l-'m~I-'~~~I-'I-'~I-'~I-'~~I-'I-'~I-'I-'~ml-'~~~~I-'~I-'I-'I-'~l-'l-'rnl-'~1-'
............... .........,............ ..........
~~~~~AAAA~~A~A~A~AAAAAA~A~~~~A~~A~~~~A~~A~~~~~~
~WWWWw~~~rn~~rn~~~~w~w~w~w~wwww~w~~~ww~~~t\J~ww~~~w
~~I-'~I-'~A~~I-'t\JA~~A~rnI-'A~~I-'~I-'~~I-'I-'I-'~I-'~A~I-'~A~~~O~I-'t\J~~1-'
A~~~~~~OA~OAt\JA~~O~At\JO~~~~t\J~t\J~~tvOAt\Jt\Jt\J~~AOl-'tv~OAAt\J
OO~OOOD~O~~Ot\Jooo~oO~~~O~DO~O~tv~l-'ot\Jo~OOOI-'OO~I-'OO~
.............. , ...................... ..........
t\J~~~N~~~~~A~t\J~t\J~A~~Nt\J~Nt\Jtvt\J~t\J~~~~~t\Jt\Jt\J~~t\JN~t\Jt\J~~Nt\J
~1-'1-'~I-'~NI-'N~Ot\JNNNNOt\J~I-'~~I-'~~I-'I-'I-'I-'NI-'~NONN~I-'I-'I-'N~I-'t\JI-'I-'~
~~~~~~W~~~A~~WW~~~~~~~~~~~~~~~~~w~pw~~~~~~~~~~~
~~~w~~OO~WA~~OO~OI-'~WWW~~~~~~~~~~O~I-'O~~~~~~~~w~w
~I-'I-'~~~~~~I-'I-'~I-'~I-'~~I-'I-'I-'I-'~I-'I-'~I-'I-'I-'~I-'~~I-'~I-'I-'pl-'I-'I-'I-'I-'~I-'I-'I-'I-'
~1-'~1-'1-'1-'1-'~1-'1-'1-'1-'1-'~~I-'~~~I-'~I-'I-'~~~~I-'I-'I-'I-'I-'~~I-'~p~I-'~~~I-'I-'I-'I-'~
~~~rnrn~~~~~~~~~~~~~~~rnmmrn~~~~~mm~rn~~~~rnrnrnrnmrnrnmrnrn
OO~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
o~~~~~~~~~~m~mm~mm~mrnrnrn~~rn~~rnrnAAAA~A~~AAWWWWWWw
wro~~~~w~~o~oo~~~~wt\Jl-'o~oo~~rn~wt\JI-'O~ro~~~AWNI-'O~CO~~~AW
QG)QQQQQQQQQQQQQQQQQQQOQQQQQQQQQG)QQQQQQQQQQQQQOQ
AA~AA~A~~A~AA~~~AAAAAAAAA~AAA~~AAA~AAA~~~A~~AAA
wl-'m~wwmm~~~mmm~rnrnm~~~~AAAA~AAAWWWWWWwWwWWWWtv~1-'1-'
o~ww~rnNNt\JI-'I-'~I-'O~~WI-'OOOOCO~~~~~AAI-'OOOOW~A~Awwt\Jw~Nrnomco
mA~W~I-'~~rn~oorn~~m~~~~~coOI-'OWW~w~t\Jooot\Jwrnw~~~~N~woornw~
~~AI--'~rooo~~~mro~~co~o~~ornt\J~~~WI-'OOOO~OO~w~~~w~w~wro~rn~1-'
~~~~~~~~'1:l'1:l~~~~'1:l~~~~~~~~~~'1:l~~~~~~'1:l'1:l~~~~~'1:l'1:l~~~~~~
~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
~~~~~~~~~~w~w~~~~~w~~~~~wwwww~~~w~~~~~~~~~~~~~~
~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
00000000000000000000000000000000000000000000000
00000000000000000000000000000000000000000000000
~I--'~I-'I-'~I-'~~~I-'~I-'~I-'~I-'~I-'I-'~~I--'I-'~I-'~I-'I-'~I-'~I-'~I-'I-'~I-'~~I-'I-'I-'I-'I-'~I-'
~orn~~N~~~~~rn~~~~~A~~~WWWwWWWWW~NW~tv~NNI-'~I--'~~I-'OOO
~m~~m~~~~wN~o~OOmm~WNI-'~~~~OO~W~I-'~~O~WN~OW~Qmmw~co~
<
'"
OZ
"'0
~o
n~
~
HZ
:'1;;:
Hl'l
o
Z
o~
wn
---~
o
-.J~
___n
"'n
00
~~
CIJ
,...
w"'
.-~
0><:
:'6;
"'~
"''''
;;:
o
@
~
~
n
n
o
g
~
~
'"
~
n
""
ro
0.
"
H
ro
o
",'"
o
~~
~-
~H
---,...
",00
a
.
'<
.
0-
H
ro
",
~
"'
~
n
n
o
~
n
~
~
H
Z
H
2
H
n
'"
"
~
'"
A
0
"' ~n
0 'H
"" <~
0><:
'"
-0
", "'",
--- 0
"' Z
ao
H 1111
0
"'H
~ n
H '"
Z ~
'" ~
"'0
'" ~;:;~ Gl Gl Gl Gl Gl Gl Gl <: op
H '" '" '" ~ t< t< "' "' W("]
Gl' 0 H t<"' tvtv~ r"' ld-iU--O olZ '__UJ
H>: UJ Gl H", 'd '--'-- HZ ~WOCOt\Jn ",ol 0
,"p -0 UJ Gl OOUJ "' W....N UJ- H-t"'--n UJO "p
>-3"' UJ>-3 t< UJ ~~ '--'--'-- ("]UJ Z3:t"'rn()() ("]'" '--("]
P"'ol "' 00 OO~ P I-3Ht;rJn~ '" '-'("]
("]t< t<",P H "' U;V' t<'d>-3 CD?;:!?;:lC:: HZ 00
tit OH ","'>-3 Z ("] ",OJ Gl 00>:31 ' P'" ::Un~ tIlt'" :'l~ ~~
UJO UJ~P 0 H ;;:",q tI:I -:E:;::>::
,q 00 0 "'("] ii! OpO H>-3("] 3: 'Ij t0~ H",
""0 >-3t<'d "' 'd :><0 Olt<Z UJUJ'" OH-:t>' 0 UJ
H'" ~'di3 t;J "' 'dZ H ",>-3Ol ("] <:Zton Z ....
ZUJ '" ~~ Z " ("] [:ljH;:cl::U W'd
" pOl ~ Gl "'''" 'd " i':HnC"":: "p
'dq '" UJ'" UJ W P Z ~ :I:m t'" 0",
>-3 ,,("] Gl Hq '" >-3 'd' "'H :'5;
P "'>-3 "' ("] 0("] >-3 " )::I:;::'" n
w w 0 Z>-3 H w '" H~," "'t<
>-3 H ;;: H Z Z Ow '-'"
H Z 'd 0 ("] >-3 HO
Z 0 ~ Z UJ t<:><
Gl >-3 '"
0 '" 0
H
'd
....
....
.... .... '" w .... 00
'-' .... .... OOW" '"'" 0 .... " '" '" w 00.... ........ " ~.
0 w '-' 0"''' ..w ,oW O'll-'NI-'Ln " '" 000 "'0'" 00 w W
0 0"'-' .."'.., tvot>\.DUlot>l-'..,JCO\LlOOO '" .. 000 '-'0,0 \D1,D1-'(XHOO'l 0
0 0"'0 0'-'00 OOW\.DI.OI-'I-'W-...JI-'-JW ,0 0 000 ....oow ot>lJ1\OOOWW ~
0 w..", '"wV' QWO\OOOUlOot>O\.O '" 0 000 '-'tv 0 o O\f-'O lD...J >-3
00
"''''
* * * * * *
w <:;;:;;: <:0000 <:::E:'Ij!:"''Ij'Ijt'"'Ij::E;'Ijt''' 00 "" <:'d'd <:00<: t;JOO;;:;;:;;:;;: p
'd ",HH """ t;!JH::UH:=O;:dH;:clH;:OH q H ,,"'''' ",0", CHHHH 0
" ZWUJ Z""' ZZtlJOtIltI:llOtI:lZl:J::I.o H Z ZOO Zq", ZH(J)(f}lf.lOO 0
0 000 ol"'''' tltI:lHCHHC:::HtIlHC: t< "' ol,"," OHH tlL'nn()() 0
H 0 0 o QOQQOG) G:lO ol 0 O'dO 00 ~
p "'00 '" '" ::r::::o::r:::r::::u::r: "'''' H ",ww "';;:t< ::UHOOOO
t< 'd'd >-3 >-3>-3 >-3 >-3 Z "'''' ",OJ Z'lJ I'd IU'U >-3 UJ
8"'"' >-3 >-3 Gl >-3<:<: >-3Z f.-](j)t;rjtr:]trjtr1 0
"' O~'" 0 0 UJ 0 0>-3'" ~"'~~~~ Z '"
<: >-3 " 8 >-3 >-3' , >-3 "' ~ ro
"' p>-3>-3 P P P P"''d )::ItI:l8t-31-31-3 P.
Z leHH t< t< t<"'"' Ie"P L''tlHHHH "' "
>-3 ZZ :><:>< 'dH "ZZZZ ....
w GlGl ("]0 P'" HQQG1G:1 ro
PP H '"
'd WUJ ~~ "''d CJ:I{f.)(f.JUJ 0
'" qq 'd~ mC:CCC::; OJ'"
0 'd'd C"CI"O '0 "0 0
. ol 'd'tJ HH p>-3 ld'O't)l'lJ'1J "'00
q Ie Ie 00 ",W 'ClLlt"'t"'t'" e.
0 HH ZZ >-3 tiHHHH p....
>-3 ",OJ w H(IjtrltIlt<:l '--....
w WUJ tI:!U)(/Hf}{fl 'dm
UJ
'tJ
'" "'''' "'''' 0'l0'l0'l0'l0"\0'l0'l0'l0'l0'l .. '" "'''' ........ O'l(1'l 0'\ 0'\ 0\ '" .
0 00 00 0000000000 '" 0 "'V' 00 00000 ~ '<
'" "'''' "'''' \D\rl\,Dl.D\D\O\.D\D\.l)\D .., '" ........ ........ 1-'1--'1-'1-'1-' .
ol rr
.. .... .... ot>ot>ot>ot>ot>ot>ot>ot>ot>ot> .. .. .... .... ot>ot>ot>ot>ot> ....
'" "'''' "'''' \.D\D\O\D\D\D\DI.O\DIJ) '" '" "'''' ww 1,!)l.D\D1.D1.D '" ro
" ..,,, ".., -...J...J-J...J...J.....J-...]-..J-..J-J tv .., 00 ........ ot>.t::>ot>>l:>ot>
V' V'''' V'V' U1lJ1tJllTlU1U1U1IJ1U11J1 0 V' ........ tv tv ot>ot>ot>ot>ot> P
.. .... 00 0000000000 .... 0 00 ..,,, 00000 0
0
tv tv tv tv tv C0Wt0WWNWNWtv '" tv ww tv tv tv10t0!\.Hv 0
u; ........ u;u; UlWUlWWtnWUlWUl tv u; ........ tv tv 1'01-'1-'1-'1-' ~
u; "'''' tv tv WWI-'WWI-'WWWI-' 0 W ........ ........ WI.DI.DI.O\D
u; "'''' 00 0000000000 .... 0 u;V' 0.... 01.0\01.0\0 >-3
.... ........ ........ 1-'1-'1-'1-'1-'1-'1-'1-'1-'1-' .... .... ........ ........ I-q-'f-'f-'f_..l 0
.... ........ ........ 1--'1--'1-'1-'1-'1-'1-'1-'1-'1-' .... ,0 ........ ........ 1-'1-'1-'1-'1-' t<
u; u;V' U;U; IJ'lUllJ1IJ1U1U11J11J11J11J1 u; u; u;V' U;U; 1J11J11J11Jl1Jl P
" "" """ ...J-..]O'lO'lCl'\CI'\O'lO'lO'lO'l '" .., "" "'''' oooooororo H
.... ww "'''' 00 1.0 I.OCDro 0'l0'l 0'l0'l .. 0 0000 0000 00000 ;;:
0 00 "'.... OOI.OI.O""'.+:>OOOOO'lO'l tv '" u;V' Wtv CO-..]CI'\IJl.+:>
w tv tv tv tv 1-'1-'1-' I-' CI'\CI'\ I-' f-' 1-'1-' 'tJ .., .... ........ G:lG:lQQQ H
~ .... ..,,, \.DI.OI.O\.DCI'\CI'\\D\DI.O\D :u 0 .... 00 >f>.>f>.>f>.""'''''' ~
.... 00 V'.. Cl'\O'lO'lO'lQQWWWW tv .., "'''' ....tv W>f>.t\Jt\Jt\J
.... 00 0" l-'......wwwwt\J~t0~ '" ww u;tv OOOO~""'1Jl 0
'-- 00 ..W t0t0O'lO'lCl'\CI'\U1IJlO'lO'l 00 '-'tv tv'" ~~-"]...J...J H
0 ww V'W WW 1.0 I.O...J...J\.D\D 00 "'''' "V' IJ1\OWOt0 0
u; "'
Gl
Ie
u;
..
0
'd "'("]
0 , H
"" <:>-3
0",
~ '"
0
"' "'OJ
'tJ 'd'tJ 'd'd '1:l'1:J't1'1:J'1:l'1:l'O'tl'tl'tl 'tJ 'tJ 'tJ'd 'd'tJ 'tl"Cl'tl'1:J'tl ~ 0
'd ;;:
" "" ".., ...J...j...j-..]...J...j...J...j-..J-..J " " ".., ..,,, -"]-"]-..J...j...J 'tJ0
'" "'''' "'''' 1.01.01.01.01.01.0\0\01.01.0 '" '" "'''' "'''' 1.01.01.01.01.0 H pZ
" ..,,, ..,,, ...J...J...J-..]...J...J...J...j-..J-..J " " "" "" -..]-..]-.J...J...J ol Gl>-3
",H
0 00 00 0000000000 0 0 00 00 00000 t< ("]
0 00 00 0000000000 0 0 00 00 00000 H "'
,0 ........ ........ 1-'1-'1--'1-'1-'1--'1--'1-'1--'1-' .... .... ........ ........ 1-'1-'1--'1-'1-' Z t<
.., "" ..,.., 0'\Ct\...J...J...J..JCt\Ct\Ct\Ct\ '" '" "'''' V"n ~""'I-'f-ll-' "' t<
00 "'" U;.. I.OCOf--'OWt'0U1""'...jCt\ W '-' ....0 00'" COOOl-'N "'0
t"' t< '" '" '" '" H '" '" '" <: 0"
H '" 0 0 E;~ 0 0 H '" WO
,,'" -'" '" 8," -'0 CIlO t<t< t< "''''Gl -'" '''' "-CIl
,"CIl "0 Z ~Z "' i'l~ ,"OJ H I>!,"t"' <nCll ,"OJ 0
t"'o -", CIl 00 OJ," CIlCll " tIltII~ -'" CIlO ""
1:"':::: ~'" 0 0" 00 8'" H8 CIlCll :- "'''' "'''' 0'" "-0
Z "II>! -0 08 "II>! "' e:C" "H '" "'0
"'" HO o I>! S@ "', -0 88 ;;:;;:8 CIll>! HZ 00
,"CIl ~to to "'''' t<'" ~~ 0 "It"' :'l~ ~~
g;~ '" '" 0 " '" ><"'~ I>! "
t<8 0 '"0 H ~gj '" t"' - H,"
0 '" CIl Gl ZO <: " "'''' CIl 0 CIl
"'H Oe: 0 CIl"- 8'" H OOCll tII Z ....
"'" '"0 iii :'i I>! 8 0 <: 8 00'" "OJ woo
08 ;;:;'j '" '" OH ",tnO CIll>! .."
"II>! 0 8," "0 0 '" '"0 0",
,"CIl "Z t< ., :>- 0 ,"OJ '" ~ 0 :'6;
0 OJ" "' Gl '" "CIl '" ~
8H CIl 5:l CIl "' , H tnt<
HZ ~ CIl '" 0 H 8 "''"
00 H 8 '" 8 " '" 0 H
" " '" t"' H "' '" " "
0 a '" '" Gl
t"' CIl t"' '"
CIl
'"
H 0"-' '" .... " tn tn
W ....tn .. .. .... '" " .... '" "''''''' H ~
H " tv 00 tv...... 1.0..... W OH.JU1~lJ1 .. '" H H OOH 0 ",woo ..
w 0 OO-...lowwwoo"......\Oco..-J.;::..w .. en " 0 0\l-'.....]lJ1 .."'"' '" 0
'" 0 OI-'OOl\JtvtvtvCDNO\OCO.r:>w w " .. '" ...,JC\wro "'om 0 ~
0 0 -.Jl.QOUlOOooooo.J:>.O\D '" .. W " \D\O..JlFI tn"H "' 8
00
"''''
. . .
'" '" <:l:"''l1:E:3:'7j::E''l1'7j:g''Jjl:"'''Ij:g 0 '" <: '" <~3:3: <:"''0 '" "
H H (J:jH;QHH:::OH:::O:::OH;tlH::tlH 8 H gJ '" 00000 ,"0'" H 0
[J) CIl ZOP1Z(J)t::rJZOOt1:1ZttJOtr:lZ '" [J) H Z~t--j1-3 "80 en 0
0 0 OGHOO()I-IlJ::!HHOOHCHtJ:} '" 0 H " 0000 "0'" 0 0
OOG:! Q G:lQ QOe;) '" 0 8 0;0:;0;:0 0:0 ~
'" '" ::o:u::z:: .,:z: ::x:::c :::::::o:r: 0 t< I>! '" :0 [J) '"
'" '" ~ l-] ~., .,., l-J l-] I>! '" "' " "''''''' 8d~ I>! 8 1Il
0 0 0 I>! 8Ce:e: '" 0
." '" e: ~ '" '" Otrttr:ltr1 0", " ~ ::r
"' "' H '" 0 I-:Jt"'t'it"' "It<' H ro
en 1Il :>- t< '0 8 '" ~ ::t>'(J){/HlI :>-CIl :0 0.
[J) 1Il t"' "' '" H :>- t"' t"' '" "' C
H H '" a H CIl ~ ., H
0 0 Z '" ro
5:l 5:l 8 ., '"
en '0 8 8 0
t"' t"' e: ;;: '" t"' 0 "''''
'" :>- ~ 0
en CIl '" 8 '" en "'to
I>! '" t"' CIl I>! " e: "-
'" '" H '" '" "H
<: <: '" to '0 "-H
H H en e: t"' ",m
0 0 CIl H
'0
'" H 0'1 0\0\0\0\ 0'l0\ 0\0\0\0\0\ O'l '" H H H HHH "'''' '" '" '"
'" 0 0000000000000 '" 0 0 0 000 ....H '" ~ '<:
<n H \0 1.0 I.D 1.01.0\0 \0\0\0\0\0 \01.0 tn H H H HHH 00 '" '"
. . . . " tr
.. .. ,j:>.J>,J>,,p.,j>.tf:>.f:>,r:..f:>,j:>.,j:>.J>,.f:> .. .. .. .. ...... .... .. H
'" '" 1.01.0\01.01.01.01.0\0\0\.0\0\0\0 tn '" W H "''''''' "'''' <n '" ro
'" " ...J.....J...J..J...,J...,J...,J...,J....J..j-J...,J-..J '" " H '" "''''''' 0000 H
0 0 11llJ1lJ1U1lJ1UltnlJ1lJlVllJ1l11ln 0 0 '" .. 000 00 '" "
H H 0000000000000 H H tn 0 HHH HH '" 0
. . . . 0
w w l\JWt0tvWtvwwtvWl\JWl\J "' '" '" '" "''''''' "'w '" 0
H H UlWUllTlWUlWWU1WU1WU1 00 H '" 0 HHH HO '" ~
'" '" .......ww,::.WWWWWWI-'WW 0 '" H W "''''''' "'''' '"
'" '" 0000000000000 H '" H 0 000 00 '" 8
H H """1-'1-' 1-'1-' I-'I-'''''''I-'I-'l-'l-'I-' H H H H ....HH HH H 0
H H 1-'1-'1-'1-'......1-'1-'1-'1-'1-'............... H H H H HHH HH H t"'
"' tn U'llJlUllJlUllJ1lJlUH,lTUlUllTHJ\ en tn "' tn tn"'"' tnu> U> "
'" " 0'\0'\ 0\0'lC\ CJ\O\O\O\O\O'\ 0\0'\ 00 '" '" 00 """ 0000 " H
.. ro 1.01.D"D\ol.Oooco...J..,J...,J...,JO\CT\ '" W 00 W www 00 '" '"
H .. 1-'1-'000\.0\01-'1-'001.0\0 '" 00 00 tn HHH "'''' ..
H .. 1-'1-'1--'1-'1...........1-'1-'1-'1-'..........1-' '" W W U> 000 HH W H
0 '" CD CD CD CD 00 CXHD 00 00 00 co 00 CD W '" '" '" '"''''''' 00 0 ~
'" H U'l1JlV1lJ1UlO",O",UllJ1UllJ1lJ1Ul '" " '" '" ....HH "" H
H '" '-D\'c\'c'-DI.Ot-'t-'ooco~~~O", '" '" tn '" 000000 00 H
'" O'\O"lO'lC!\C!\ww...........,J>,,,,..:...t:> '" .. '" " "''''''' 0000 '" H
UlU'llJ1UlUl.t:>~~~I.D\D'-D'-D '" '" to 000 tnu> 00 0
0 o 0.... I-l I-l-..J-J.....t:>oo 1-'1-' '" ~ 000 '" OJ
0 '" "'U>tn "
,
H
'" "
t<
en
..
0
'" "'0
0 , H
.. <:8
0",
'"
0
." "'."
'" '" 'U'O'U'1:.l'U'U'O'CP'Cl"Cl'O'U'O '0 '0 '" '0 "''''''' '0'" '0 ~ 0
'" '"
" " -J-J...J-..J-J-...l-..J...J...J....!-..J-..J-...l " " " " """ "" " '00
'" '" 1.0 '-DI.D\,o1.D \'o\'o\D\O\O\D \,01.0 '" '" '" '" "''''''' "'''' '" H :>-"
" " .....].....].....].....]...J-..J.....].....]-..J-J.....]....,J....,J " " " " """ "" " " "8
,"H
0 0 0000000000000 0 0 0 0 000 00 0 t"' 0
0 0 0000000000000 0 0 0 0 000 00 0 H '"
'" '" f-lf-lf-ll-'f-lrvrvf-'I-'l-'I-'I-'I-' H H H H HHH HH H Z t<
0 0 \.01,0\0\.0\,000\0\01.000\.01.0 '" 00 '" 00 ",moo rom " I>! t<
w '"' O'IU1I.DOO.....] I-' o,.,.w 01.0 NJ-l 00 " '" "' ..W,", >-'0 '" "0
:;: :;: :;: :;: :;: :;: :;: l'i l'i (\')Nf--'~ l'i < 0:>
0 0 Z Z H '" 0 '" wo
1"(l:S~O "'Z " n ~!;; NZ to< " "''''"' 'tI::I::r::w3G1C:: 0000 to< tlZ ''''
O!;;NZ ">-3 "'" '" '>-3 ,"0 "''''''' H~OO::O;J::IW ....................-.......n '-"'0 "''' 0
to< - to<H OJ:> "'" HO 00'" """ HH'" N r3::e-'tl::O 1-'1-'1......0 N,...Z "'0 ,,:>
trllt:l:I::3: Hn "'''' Hn Zto< w-... ,:> ",,-... N 'tl;t:'tD"<:l 000 "'00'" 0'" '0
"'0 Z'" "'''' >-3'" Gl'" -"'>-3 "'to< '"'"'" :D''tlt.l' :t;>O -.......-.......-.......tr:I -...-...-... '" "'n
e Cf.l);ot"!-3 "'to< "'>-3 0'" 0'" "'to< , ,:> ::tIOn3:QO I DOC::: 00>-3 HZ 00
):>1::03:0 to< H", "'" 00'" "'H H nn~ 'tIOQOtI:ltI:lt:l WLTH.nUl "''''0 :'J~ :;:~
~Otr1::o ,"0 " "'>-3 ,OJ 0 GlO 00 to< " "'OJ '" -... H "
n~>-3", H '0 to<H C'O "H 0 ZZOJ ):>IOtrll1:j!-3ttl ......c:::c::Z "',... HOJ >-3
ZO ~O to< 0 OJ'" H:> "" "'''' ",>-3~OJH:> OOOCf.l[Ij -J 0 '"
::I: t::l 00):>1 "'" "'~ Z GlOJ ~ "'"' OJ'" t:lH tI:lZG:l -""':D':t>'OO '" Z ,..
:> ",to< OJ'" :> ."'~ "'''' ):;.l000" QC/) OQc;:lOO >-3'" w"'
HnOOl;l] "'H HO I<' "'>-3 OJ OJ OJ 82: I'Ej ... "'OJ'" e>-3 ..:>
Z:r::I-3Cf.l , n "H >-3H >-3 "'"' ZZ OJ H 0 " "e 0",
:>" "'OJ o to< "' "0 0 OJ on to< to< HH'" OJ" cfi;
,,- H e C' :> Z Z H OJ OJ >-3 OJ ZZO ZOJ
"'OJZ "'"' :> '" 00 51 C' OJ ~ O(lt:! >-3Z "'to<
on "'''' '" -OJ to< " '" "''''''' "'>-3 "''''
>-3 to< 0 <) ~ OH '" OJ OJ"'- '"
H" " e "to< '" :>:>~
OJ '" H GlOJ '" "''''
"'I<' '" "' H:> "'''''''
ZGl
GlOJ
,... WN
00 ,... 00 00 '" 0 ,.. 00"""" ,... f-lOU'lUl "',...... ~
t0I-'O\D W 00 '" '" 00 " "'WW --J1-'4:>1-'f-'1-'''''] W-.Jt\..ltv "''''0
WCtl-...J1.D '" '" 0 ... '" ,.. ""'0 OO....JI-'.t:>OlTl 000..00.0 "''''00 0
tvlJ1U1l-' W 0 0 W ,... ... 0000'" rvwl-'wmoco !\.)...J-l-...J 000 ~
UHDI-'Ul W 0 0 '" ,... 00 "'00"" U10UlOW-...]0 OOlJ1Ul 000 >-3
* * * * *
;:1""" " " n >-3 >-3 " <>-3>-3 ;:1Gl"n"n" ;:1~~~ <"'"' :>
HHH H e 0 I<' ~ H gg~~ tI:lHOHOH "''''''' 0
13"''''''' '" OJ Z OJ '" ZZtr.lzenzCl:l ZHHH ZOO n
noo n '" '" , n "<;:1 " nool"J:jrJ OZZZ ""'''' 0
0 OJ 0 '" OOJ 0", OJ '" OI-3t-31-3 0 ~
?:Ioao 0 '" >-3 to< "' "'to< to< :;0:;00((.)0::00 ?,jlJ:jtJ:jl7j "'''''''
""'"' '" " OJ "' '" Ot-3W'tltIJl"d ZZZ << >-3 '"
I-3trltrltrJ '" OJ Z OJ OJ 0 >-3 OJ OJ t-3G1:I:..-lt;[lZt:r.l (j~~~ >-3 on n
::j~!;;~ H " n '" >< '" 0><>< o~OJo!;;n!;; 0 Z "
n '" OJ "' OJ >-3",", l-3 ::tIZ trl t-3noo >-3' , ~ ro
;:t:>'1-3t-3t-:3 OJ '" '" '" :>"'''' f: >-3 >-3 :D'tr::ltJ:jtrj " 0.
t"'HHH '" I<' Z '" to<ZZ tzjl"IjH~H to< C'"'"' '" "
ZZZ '" '" '" H "'''' 0:0<02: Z :>:>:> "'''' ,...
GlGlGl e "' '" '" 0 ""'l 't::I''dOGHnG.:! GlGlGl 00 ro
"' H n ;; "'",,:! n "''''''' GlGl
"''''''' " "' '" ~Z "'"'''' OJ"'''' ~~ 0
eee to< 0 to< w'Oc::oc:: OJ"'OJ "'''
""'"' H I<' 0 t-3trl::O'dO'U ,,:;::;: 0
e ""'"' OJ C' '" H O'"dt"'t:I "''''''' "''''
C'to<to< '" '" '" OJ Z t;!t"UJt"' ZZZ HH ~.
HHH e '" Gl CH H >-3>-3>-3 ZZ :>,...
"'OJ OJ '" < 0'" OJ "''''''' "'''' -...,...
"''''''' '" H 0 >-3'" '" >-3>-3 ",m
0 n 0 '" "''''
'0
,...,...,... ,... ,... 00 00 00 '" ,...,... t\..lNt0f-'tvl-' ,...,...,... 0000 '" ~
000 0 0 '" 00 00 0 00 NI-'NONO 000 0000 ~ '<
,...,...,... ,... ,... '" '" '" '" ,...,... O\WO"l f-lCtl I-' ,...,...,... "'''' ~
" t1
......... ... ... ... ... ... ... ...... ,p.*"..,.*",f:>,of:>. ......" ...... ,...
WWW W W '" '" '" '" ,...,... U1O'\U1WLnN ,...,...,... "'''' '" ro
,...,...,... ,... ,... ,.. 00 ,... -J ,...,... I-'lJll-' I-' I-'....,J "''''''' ,...,...
000000 ,... ,... 00 0 00 '" ,...,... Nl'VNt\JNO """ 0000 :>
000 '" 0 00 ,... 00 ... 00 -..IN..-J.....,Jt\J1-' 000 "-J 0
n
000000 00 ... W 00 W W WW t\J.!:>oNNWN WWW WW 0
,...,...,... 0 w w ... w ,... WW I-'WU1I-'WI-' ,...,...,... 00 ~
"''''''' '" W N '" ,... '" ,...,... \DIDoI:>\DN\D "''''''' ,...,...
"''''''' '" 0 0 '" 0 '" 00 CO\Of-'\DDI.D 000 WW >-3
,...,...,... ,... ,... ,.. ,... ,... ,... ,...,... I-'I-'f..-,f-'1-'1-' ,...,...,... ,...,... 0
,...,...,... ,... ,... ,.. ,... ,... ,... ,...,... 1-'1-'1-' f-'I-' I-' ,...,...,... ,...,... to<
"''''''' '" '" '" '" '" '" "'''' UlU1U1U1U1lJl "''''In "'''' :>
oororo 00 '" 00 00 00 00 "'''' co OOQ:lOO co co -.J-J-.J 0000 H
"''''''' ,... 0 ,.. 00 ,... '" "'''' ooOO-..J-..J..J-..J 000000 0000 "
WNO 0 00 00 '" w ... 00 1-'01.000-",]0'1 "''''''' "'...
......... 00 00 N '" N ,... 0000 000000 www 0000 H
000000 -... '" , 00 -... '" -...-... ""...J!t>-.J....:JN www "'0 ~
www 00 '" ,.. w 00 00 0000 Ull\JUll\Jt0-...1 "'''''''
000 W ... " 0 w w "'en Ul,l:o.Ul,l:o.,l:o.t0 "''''''' 0
-Jen", -... , , '" -... -J , , ,l:O.I--'WOO"," -J-J-.J H
,...ooro 0 0 0 " 0 w 0000 CIl,l:o.W\JJI-'O'l "..." 0
0000" '" '" '" en "'''' O'lol:>\JJol:>OO'l -J-J-J OJ
-...-... Ull\JCIl-...1O'lIJ1 "'''''''
00
",en
Gl
t'
'"
"
0
"' "'0
0 'H
"" <>-3
0",
e '"
0
'" "''''
"''0"' '0 '0 '0 '0 "' "' "'"' 'tl'tl'tl'tl'tl'd "''''''' "'''' -... 0
'0 :;:
-J"" -J -J -J -J -J -J -J-J -...1-...1-...1-...1-...1-...1 -J-.J-J -J-J '00
"''''''' '" '" '" '" '" '" "'''' \.D\.DIJJ\DI.DI.D "''''''' "'''' H "Z
-J-J" -J -J -J -J -J -J -J-J -.J-...J-.J-.J-.J-...J -...1-...1-",) -J-J tJ Gl>-3
"'H
000 0 0 0 0 0 0 00 000000 000 00 t" 0
000 0 0 0 0 0 0 00 000000 000 00 H OJ
000000 00 00 '" 00 00 00 0000 t0Nt0tvNN NNW 0000 Z to<
NNN 00 00 '" ,... H H HH 1--'1--'1--'1--'1--'0 000 00 '" to<
",...w 00 ,... 0 '" ro " "'''' 1--'"," 0 Wt-.J \.D OO-.J'" "'... roO
'0
"
c::
[J)
>-l
H
[J)
"
[J)
o
Z
[J)
'0
~
,
o
,
'"
o
t<
tj
n
o
[J)
>-l
n
t<
o
c::
tj
o
t<
"Ul
'0
t<Z
~"
'0
Ul
>-l0
'-Z
o>Ul
"'00
E:fu
t<n
,,>-l
[J)'"
>-lH
n
15
:t:'C:IHn::x=::tIQ0:10CjZ03:~
tIl~Z:J::lO~OOHC::[.l1):ll--3t:r.1.,
t"'t::t:lCll::UUl:t-Zt".,I1:jI-i~trj:::e
t"'3:Ht"l'OZt:I:ltit:l"lj-trll-3:E:
~HG:lHH ::OOOOrnt'l::tlHOO
t:I:lZUl!-3'tl):lOQ:::cI Z[f}
:::cIHt"';J;:>lCt";:t:l::tloo::onG:l1-3
):ltt1t'it:l :;0 O[.l1~:J[J)
'tHp ClOOZCIl!:1j ):l
::u~'tl<'t:I 1-3 000 en
02;OHC ~O(}c:::;.;: rn
'1:1;::r::="tlt"d t:r.I(tlO;t:l 0
00 t<t< t<,,:;:n n
'" ""c:: 0"':;:00
1-3 ::OGPd (}tI]OCJ:l n
I-{ 000 ):l Z 0
I :r:)>I t-3:;:lHQH Z
:s:: H:::OI-3 1-400 ~ [J)
> t"lt::t:lt<:! 0<:'1:1 c::
to t"' I ZHt"' t"
t< '0 ",,,Z >-l
00 t< >:N>-l"
>:" ,,0
tj >-l '"
Z
00
......l-'l-'QI-'I-'I-'>4
...........................)::1..............................,
1-'1-'1-';:tlf-'1-'1-'1;t1
\OIJHOt-<\DIJ)I.Dt"
I I I I I I I
t',.Hvt..;JZrvl\Jt>J~
..............................t:Ij............................OO
1-'1-'1-'::8"""""'1-'00
CDOOlD cocoro.,
.............................n..............................
OOOtrlOOO(')
V1U11I1t"'LnlIlIJ10
t< '"
'0
'"
'"
~
"'
~
~
........2;-'0
\DlZ1l\J;t:'
->-l-
'" n"
c::::o::::oo:::
t"1-H:x:l1-3
"'Z 0
'-'"
'O[J)'O
~i;j~
n>-l>-l
S; Ul
[J)
00
'"
o
>-l
o
'"
<:
"'
tjZ
"'to
[J)O
n'"
'"
HZ
:'l~
HOl
o
Z
0"
Wn
'-Ul
o
""
'-n
",n
00
~~
>-l
Ul
....
W'O
.."
0",
...."
u'"
ent<
"'OJ
H
.... " .... '" ....
..'" en '" O'\t0WLn.c>.f-lI.OI-'W01WI-' W OI-'I-'I-'I-'r0l\J !i:
<D" " '" W........ W NN 0 OJ-J.f:>. 0\0 U1CO Ul.J:>.-..] 0 mooO\.c>.l-'l1ll.O ........
00000 0'\0 W I-' ""'''' 0 ,s:.OOJ-ltVlJlQhJlfl\DU10of>.O COIJlCXHDOlI10CD WI-'OW ;
. . . .
0000000 .."" '" NOO.r>.U1-JOCOWOWl\JCOO ,s:.OWlVUl-JlJlI.O ...J""'\.Dl\J
0000000 .."'''' '" OOOOOU'lOUlOlTlOUlOO LnOOI-'..,JoIlo...,Jo/:>o,f:>, WI-'O'ICO
n
'"
. . . . .
<::e:'l:I:E::e:"'1:E: <:nn '" ;;j:;::;::;::;::;::;::;::;::;::;::;::;::;: ;;j>-l>-l>-l:;:>-l>-l>-l <::;::;:;;j "
[J:jH;::OHH;t1H 0000 c:: HHHHHHHHHHHHH lJ:j[;l:1t::z::lHt:r.ItJ:JtIj ",HH n
ZZtE1ZZD1Z ZZZ H ~OO 000000 Ul (JHooom 00 CI>cn 00 Zt"t"t"OOt"lt"'t"' 2;U){/}:r: n
Cltr::lHtI:ltr:lHl,Ij tjnn t< ()n()nn(")()()()()()()() Clt::I:ltI:ltI:l()l;1:jtr:ltlj t:!(}()H 0
0 '" '" 0",", '" 0 OId'U't:l "d"''t1 0 n @
'" '" '" "'UlUl H X''t1'''''d "tI It:I'U'P''''''' """''O'P Xl:r::r:::r::O::r::::r::::r: :;traot"
>-l >-l Ulen Z :u:::u:;tr:u:::uitl::aitlXl:U:U:::UiO OOOl'{jOOO '0"'00 >-l [J)
>-l >-lHH '" 1-30000000000000 8ZZZtr:lZZZ >-l",", n
0 000 O"EjI'%J>:I:]"Ej"t]"Ej"Ej"lj"Ej"ljI'lJ"t]"Ej ~tr::ltr::l[;tj~[;tjtr::ltt:l ~~~[:i ~ :r
>-l >-lZZ '" I-3tI:1tI:ltI1tI1t::I:1tI:1tI:1tt1tr:ltrltI1tr:ltt1 ro
" " "' ):l(l)(f)(f)(JJ(f)(I)(I)(I)(I)(I)(I)(i'lCn " >-l ):ll-jl-j"d 0.
t< t<"'''' '" t"CI.l(fJ(f)(J)(fJ(I)(I)C/.lOOC/.lillC/.lcn t< H t"HH> 00 "
00 " HHHHHHHHHHHHH Z ZZH ""'
00 H 0000000000000 '" "''''''' ro
tjtj '" ZZZZZZZZZZZZZ
"""E:E:""""E:""" [J) Ul[J)'d 0
'0'0 Ul t"t"'t" t"t"t"t" t"'t"t" c:: c:c::~ "''''
"'''' c: '0 "''0 0
00 '0 (J)(f}(J)(J)(f.)C/)rI.100(J) (J)OO(J)cn '0 'O'O>-l "''''
tjtj '0 tr::lt::I:ltI:ltr::ltrJtr:ltr::ltI:ltr::ltr::ltJ::ltr:ltr1 t< t<t<en e-
C:C:: t< Xl XlXlitlXl;:tl;:tl:::u;:tl:::u::tl:u;:ct H HH ,,""'
nn H <:<:<:<:<:<:<:<:<:<:<:<:<: "' "'''' '->-'
>-l>-l "' HHHHHHHHHHHHH Ul Ul[J) 'Om
enUl en n()()(")onnnnnnn()
'0
0"\0"\0"\0"\0"\0"\ "'''' '" 1-'._'1_..1.....1-'1-'1-'1-'.....1-'1-'1-'1-' 1-'1-'0"\ 1-'1-' tv tv ............ '" .
000000 "'''' .... 00.0.00000.0.0.0.00 o.o.ooo~tv 000 @ '<
\D\Do.Do.D\Do..o "'''' >-' 1-'1-'1-'1-'1-'.....1-'1-'.....1-'1-'1-'..... I-'I-'tvl-'I-' Ul ............ .
. . ... . tj tr
,t>.,:::.~':::'.r:.,t>. .... .. ,t>.,t>..c>.,t>.,t>.,:::.,:::.,t>.,t>.,c:..,t>.,t>.,t>. .r:.,t>.,to,t>.,t>.,:::.,t>. ...... >-'
1..D\D\.Oo,.(HOI..D lnO' 0' 1-'1-'.....1-'1-'.....1-'1-'.....1-'1-'1-'1-' wUJ\DtvtvlJllJl WWW '" m
...,J...,J...,J...,J...,J...,J ........ 0' 0.0 \0\00.0 0.0 \D\DIDI..D I.OlDo.o 0..0 I-'I-',t>.o/:>.o/:>.I-'tv ............
UlUlUlUlU"llI1 "'''' 0 1-'1-'..........1-'1-'1-'1-'1-'1-'1-'1-'..... tvl-'\OOOr-JC "''''''' "
0.00.00.0 "" .... 0.00.0.000.0.0.0.0.0.0. CUlOl-'l-'tv..... "00 n
. . .. . . . . . n
tvWNtvWr-J "'''' '" wwwwwwwwwwwww wwwtvWWW "''''''' 0
l11WOllJlWUl en 0' '" 1-'1-'1-'1-'.....1-'1-'1-'1-'1-'1-'1-'..... tvr-JlVl-'tvl\JN ........'" @
wwwwww .... W \D\O\O\D\D\D\D\D\D\D\Do.o\.D 1-'1-'1-'0..01-'1-'1-' """....
00.0000 ........ 0 I.D\D\D\D\D\D\DI.D\D\D\D\D\D o.o.o.l..DCOo. """.... >-l
1-'1-'1-'1-'1-'......
1-'1-'1-'1-'1-'1-'
UlU"lUllJlOHJ'I
--.J--.J0\0"\0\0'l
0.0.0\0'10"\0"\
cooowwtvtv
OHD OJ 00 co 00
0.0.0.00.0.
0\0\0\0"\0\0\
NN 1-'1-' 1-'1-'
WW 0/:>. o/:>.,t>..:>.
0\0\1-'1-'0000
\.D\.DWWWW
I I I' "
I-lHHHHH
ZZZZZZ
.,,'t1"d'O"d'tl
-..J-..J-..J-J-J-J
I.O\D\D\D\D\D
-J-J-J-J-J-J
00.0.000
000000
l\JtvNtvNtv
UlU1UllJltnUl
-JO\WtvU1,t>.
........
........
0' en
""
........
......
........
00
00
"''''
"''''
en en
00
"0'
<DO'
"'....
W'"
'0'0
""
"''''
""
00
00
"''''
enln
0....
>-'
>-'
0'
<D
'"
'"
1-'1-'1-'1-'1-'1-'1-'1-'1-'1-'1-'1-'1-'
1-'1-'1-'1-'1-'1-'1-'1-'1-'1-'1-'1-'1-'
UlUllJlUllJlOlUH.nlJllJllJllJllJl
0..0 lDo.o\O\D\D\01..D \0 I.DI.DI..OI.D
...,J--.J-J-J--.J...,JO'\O\O'lO'lO'lO\l.J'I
a 00.0.0.0.\0\0 0.0 \.OI.DI.O...,J
1-'1-'1-'1-'1-'1-'1-'1-'1-'1-'1-'1-'1-'
,t>.,c:..,t>.,t>.lf:>>.:>.,t>.,t>.,t>.,t>......t>.t>
I-'I-'I-'f-'I-'I-'f-'I-'I-'I-'I-'I-'I-'
tvtvtvt>.ltvr-JtvtvtvtvNtvN
00 moo oooooo...,J...,J...,J-J-J...,J \D
....
o
"
'"
'"
'0
-.J
'"
-.J
"O't:llt:l"d'tJ"O"O'U"d'O>O't:l"d
o
o
'"
..
'"
...,J-.J...,J-.J...,J-.J-.J...,J-J-J-J-J-J
\D\D\Do.ol.O\.DI.D\D\DI.O\D\O\D
-J...,J...,J-J...,J-J-J-J-J-J-J-J-J
0.00000.000000.0
0.0.0.0.0.0.0.0.0.0.0.0.0.
tvtvtvNNNNNt-..H0t\JNN
oJ>.oJ>..t>.J::>,t>.,.;:..,b,::,wwww,s:..
...,JO'd..n,bWNI-'O\OOO-.jO'l(D
1-'1-'1-'1-'1-'1-'1-'
,-q_..I1-'1-l1-'1-'1-'
U'lUlOlUlUlVltn
-.J-J-.J-.J-J-.J...,J
\D\O\DI.O\D\DI.O
0\0'\0\0\0\0'\0\
tnUlUlUlUlUlUl
-.J-.J...,J-J-.J-.J-..J
1-'1-'1-'1-'1-'1-'1-'
NtvNl'Jtvtvtv
-.J-.J-.J...,J-.J-J...,J
WWWWWWW
wwwwwww
1-'1-'1-'1-'1-'1-'1-'
UlUlUlUlLnlflU1
( I r I f I I
000.000.0.
WWWWWWW
\D 1.0\.0 \0 0..0 \O\D
"d'O'Cl'O"d't:l'O
--.J..J-.J-.J-J-J..J
\.0\01.0\01.0\0\0
-J-.l....J-.J...,J...}...,J
000.000.0.
000.0.0.0.0
Nt-.lt'UNNNl'V
WWWWWWl\.)
t.n~WNI-'O\O
............
............
O'lnln
"''''"'
000
"'....0
............
W"''''
0""
"'........
""''''
"''''0
'0'0'0
"""
"'''''''
..,,,,,
000
000
"'''''''
"'''''''
"''''''
n
t<
"
H
:;:
H
~
o
H
n
"'
'0
o
'"
'"
t<
en
..
o
;on
, H
<:>-l
0",
'"
o
"''''
o
:;:
'00
"Z
Gl>-l
t'lH
n
"'
t<
t<
"'0
'"
'-
'0
H
"
t<
H
Z
00
Ul Ul Ul ;,: Ul '" '" '" '" '" -< 0;'>
0 ~~~~~ 0 0 ;,> H "' "' "' '" "' WO
Z," ~;g; O~"'Z O~ -------<: Ul "'tJ UlO H tJZ "-Ul
0>: "' 0'" o ",>-l 0", 1.0 1.01.0 trj "' r< - >-l'" r< "'tJ 0
~~ <-:r::IG:l::r:tr1 H'" Z HH Z>-l LnWCO;:tj '" OUl 0", r< UlO ,,;,>
"Iltr.lZtJ tJ'" I-3n3:n Ul", OU1\.OCI:l -< >: "';,> H 0'" "-0
"'''' I ~ I I "' ~;,>"'"' q '-'~~H "' ~~ ;,>>-l '" '" tvO
",- Ul UlUl Ul'" '" r< r<>-l G1G'lG:lO "'H Ul HZ 00
. t:r:J I tJj t;rj~ Z ntI:l':ljt"' ;:j~ "' ;,> ",0 :'l5: ij;~
UlH ZUlZZ OR' >-l 010 tJZtJ 0 Z >:
>-lZ {J)tI:lU)(n~ >: "'''' ZH HOHO 0 O>-l 0 H H", >-l
;'>0 HZHH Ol ~tv~ "'Z "' "'H 0 "''" fi;gj Z 0 Ol
;,:. tIlCf.lO:JtrJe;) 010 OOt"UlL' ~ 0 "' Z P
'" t"'Ht"lt"'l7l t"Z HOH UlH "''''''' Z H'" w'"
tIltIlMt:<:It"' OOl "'O~ ",Z t"",," >-l Z'" R' ..;,>
t" ;,> >:- 3:'" "'0 tJ '" "'r< 0",
t"'t;ljL't" "' >-l t" -< tv >-l", Ul P;'>
~t"~~ "'H 3: H '" '" ..",
'Z "'HO 0 tv 0 H "'t"
tJ~tJtJ 3:0 Pt"O "' ..., 0 '" tv",
O' O",Z Ul tv 3: H
Ct:lCC:: >-l W,,>-l 0 '" >-l
Ul UlUl 0 "''''''' tv ~ UJ
trlCtrltrj '" tv",O P
UJ "
"' tv
PP P Ul 1-'1-' I-' P P "'P tv P
P '" "'.... '" I-'ffiU100 '" W WW tvp .. ~
W NWWWW '" 1-'1-'0/::.0\ .. o IJ) 1))1-' '" '" '" (JloP-NCO UlOOtf>.I-'...J
'" 00000 .. ....](JlOO " 01-'\.01.0 '" 0 .. WoI::oONI-'r-J...J!l:>\OoJ>.-.j 0
. . ~
..., 00000 '" wl.Dm-..J '" rvOIJ1-.J '" 0 '" 000 of>. 00 NOI-'Nln CT\OO
W 00000 '" OHflOOU1 0 O'l 0 00'\ W 0 W WOOUlOOof>.lJ100\.O >-l
, , , .
3: <:nnnn "' <::'1:13:1-3 ~ <::3:3:3: '" ;,: >-l <:::8 <-:r::It"<-:r::I:8::83:t:I:j"J:jt" "
H ttjOOQO 0 "''''H~ lJ::IOOO 0 0 R' trjH::UH;UHHH::U::UH 0
Ul ZZZZZ q ZOUJ ;,> ZI-3I-jt-3 Ol >-l "' ZZtrlOlrJZZUltI:][:lJ.o 0
0 tJ'lJ'1:J'l:J<-:r::I H olTjn<: H 0000 ~ 0 "- tjt:rlHCHtrjtt1nHHC::: 0
OtrjtI:ltI:ltrj '" o "' '" 0;:0::0::0 '" '" 0 (l0(l (l(l0 ~
0 :;d;:O:U::O::U 3: :;omOti '" (l "' '" '""''" l-:J::r::::r::;d
~ trjtrjt'::ltrJ "' "'''' '" ~"'"' "' ~ 0 eJ eJ reJ >-l Ul
~ 8ZZZZ Z l-:3<::trjtI:I '" I-3CCC q '" >-l n
H OnO()() >-l o "':>< 0 Ot::rltrjtrj "' "' 0 ~ ,,-
0 >-3trjtr1tI:1ttJ 1-31~"CI '" 1-3t"t"t" r< ~ ~ '" ro
"' ;,> '" ;,> >-l", "- )>oUHI)CI:l UJ t" P.
t"l?'l?'R"~ "' t"~HZ Ul t" H r< "' "' C
Ol '" ZUl ;,> 0 H
q UHI){J)OO ;,> H(l", ~ Z ro
'" nnnn H ii)Ul "'
'" ::r:::r:::r:::r: '" >-l "' 0
t" 0000 t"q "' 0 ~"
H 0000 '" '" q 0
e "' t"'t"t"'t'l ;,> 0'" '" H "''''
Ul tfHJHfHfJ '" >-It" '" '" ~.
>-l "'H 0 3: ;'>H
UJ t""' (l "' "-H
UJ Z "'m
0 0 >-l
'"
P I-q-'f-'l-' '" PPP P PPP P H tv O'Hl'\ 0'\ 0'\ 0\ 0'1 0\0'l 0'10'1 ~ W
0 0000 '" 000 0 000 0 0 tv 0000000000 ~ '"
P I-'f-'I-'I-' '" PPP P PPP P H '" \0 \0 \.0 \0 I.(HO \.00..0 \.0\,,0 W
. . tJ tJ'
.. ,p.,p.,p.,p. .. ...... .. ...... .. .. .. ,p.,p.,p.,p.....,p.,p.,p.,p.,p. H
P l-q....lWN '" tv tv tv P WWW P W '" 1.O\D1.O\D1.O\(lI.DI.O\D1.O '" ro
'" \D1.Of--l..,. '" ...,...,..., W PPP '" H .... -.J-.J-..J-.J-..J-..J-..J-..J-..J-..J
'" f--lf--lf-'O 0 000 0 PPP .. '" tv UlUlVlVlU"iVllJ1V1VllJl ;,>
0 000f-' H HPP P "''''''' 0 0 ..., 0000000000 0
0
tv WWWW '" WtvW .. tv tv tv W '" tv t0Wt0w!\.)!\.)!\.)VJW!\.) 0
0 WWWW '" HPW W PPP tv H .. LnWUlWUlUllllWWlil ~
'" t0t>.Jt0N H "''''P '" tv tv tv '" '" '" WWf--lWWW..,.WWf-'
'" 0000 0 0"'0 W 000 0 0 0 0000000000
P f-'f-'f-'f-' H HPP P PPP P H P I-'f-'f-'f-'I-'-f-'l--'f-'I-'t--' 0
P f--ll--'l--'l-' H HPP P PPP P H P f-'l--'l--'l--'l--'l-'l-'t--'l--'t--' r<
'" UlLnllllJl '" "''''''' '" "''''''' '" '" '" UlUlVlVlU"iUlU1V1UlVl ;,>
CO 00 00 ooro '" "''''''' '" "''''''' '" '" '" -..J...J-..J...J0\0\0\0'l0'\0'l H
tv O'l 0'\ 0'\0\ '" "''''''' '" """ '" ..., '" ooooooooroooooro ;,:
'" WWWW '" "'00 '" "'..W '" '" '" Nt0l-'l--'-.JOHY\O'llJllll
en :;t:l:;t:l;:d;;U W WWW P WWW P H P NNtvt0tvNNNt0N H
'" tr.ltr.ltrltrl '" "-"-"- "- "''''''' "- "- 0 I-'f-'l-'l-'f-'l-'l-'f-'l-'l-' ~
P HHHH '" HPP tv PtvW '" '" '" ...J-..J-..J-..JO\O\O\O'\O'\O'\
'" 3:3:3:3: '" "'''-''- ""'''' '" .. .. 00000\0\0\0'\0'\0'\ 0
0 t:dt:dt:dt:d '" "-00 0 P"'''' "- "- '" oooot>.JO\O\O'\O\O'\ H
'" CO 0"'''' 0 0 0 P O'\O'lO'lO'l..,.lllUlU1UlUl 0
'" Z '" '" \O\DroOJOONtvNl-'l-' "'
>-l
~
n (l
>-l t<
'"
..
0
'" '"0
0 , H
"" <>-l
0",
e '"
0
~ "'~
'" "d"CI'CI"d 'tl "''''''' '" "''''''' '" '" '" "CI"CI"d'CI"CI"d"dtcl"d"d "- 0
'" 3:
..., -.J-..J...J-.J -..J ...,...,..., ..., ...,,,,, ..., ..., ..., -..J-..J-..J-..J-..J...J-.J-..J-..J-..J '00
'" '-01.01.0\.0 '" "''''''' '" "''''''' '" '" '" \.01.01.0\.0\.01.01.01.0\.0'-0 H "Z
..., -..J...J...J...J -..J ...,,,..., ..., "...,..., ..., ..., ..., -..J...J...J-..J-.J...J...J-..J...J-..J tJ Gl>-l
"'H
0 0000 0 000 0 000 0 0 0 0000000000 t" 0
0 0000 0 000 0 000 0 0 0 0000000000 H "'
'" t0Ntvtv '" "''''''' tv tv tv tv tv '" '" t>.Jt>.Jtvt>.Jt0Nt0tvl'Jt0 Z t"
'" 00 00 OO-..J ..., ...,...,..., ..., """ ..., '" '" O\O\O\O\lJlO'lO'lO'lO'lVl "' Pt"
W to 1--'0 1.0 '" ...,"'''' .. PtvW 0 '" '" ...J01111..,.00 Wt0l-'OI.D 00
'"' '"' 00 00 00 "' "' "' "' "' "' "' < 0"
tJ tJ '"' '"' '"' '"' '"' " 0 '" "' 0 "' wo
""' NNtvUl Ul~~::O -:0 ::;~ ,",,, "" _'tlnCllCl'H:r:) "'''' ~~~ ",Z ~: tJZ '-"'
" '- '- '- >>';t:'C "'''' "'>-3 t'>-3 l11t"t"'O~() Z>-3 ",>-3 ",tl 0
"'>-3 ......I-'I-'H t"~>--3n ~H "'>-3 0", t'"' o)ltr::l;I::l;:t:ll-3 n "t' "'''' ",0 ""
"'"' l1lU101Z "''''"'~ "'n ~"' ~O "' OI-3~'tl;1:>::a t'" t'oo <>< ,tlZ n", '-0
OOt' , " >-3 00"'''' ,,'" 0" ZO ~"' - >;:!j! Ot' "' , '- H >;:>-3 '" "'0
"' WWWtt:l >-33:"~ t'"' 5:8 00'" '" I-'cnH_(f.l "'" "0 0", t"", HZ 00
'0 ...........................::0 0'" 0 W" Zl\J e:>< ""',, "'>< ;,.~ ::J~ ~g
0 ..................2: ~"'Ot' 0- "' 3:3: ,,3: :><(')00 (J) ",. "'0>-3 "'
t'3: IJTtnt.ntz:l >-30 "'(J) "'''' OH "H He: - e: '" 0"", n>-3 =0 H", >-3
0- , " >-3 "'"'OJ Z '0 fil~ HZ co'l1cnn " t' < 0< ,,"' >-3 0 (J)
n>;: 000 ","'e: >ee: zz ",CO " >e. "'3: t'3: "H Z ....
"H l1lU1U1{J) ",H OJ HH "'''' "'''' N "t' t' "'t' ,'" t'"' g;jij w"
t'~ "' '"' t' e: Z" 00"' "'"' H "tJ >< t'. t'''' .."
'" 0'"'0 t' "' '0 HO " t' on 3:>-3 >< 00<
< "OH OJ '" "'>-3 '>-3 Hn n 3:. nH H H '-6;
H '''Z >-3 " H" t' ",0 0 '" Z Z ",Z
0 <D'" ,,"' 0 '" 0 ",3: ~ 000 n t"O "'t'
"' W<D", ",C '" n " '" C "'"'
"' "w >-3" n tJ '" '" 3: "'
"'''H H" " "' "' H
"'Z Zt' t' n OJ 00 Z "'
n 00< 00 " " 00 " ~
t' " '"
"' "' ><
H
H '" .. "'''' H .. H H " H '" ~
0 \.DI.O\D\D \DW....oi=> H " H '" W\.Df-'COOW H "H", o-J H
W ...J\O'-P1.D OWO...J '" H '" .. tvLn f-'W 0'1 oJ:>. .. moo en '" 0
. . . . ~
'" DaDo 1-'1-'00 0 0 0 0 00)\0';:"0\1-' W 0"'" 0 H
H 0000 UHJlOO '" 0 0 0 Ol11l11'*"'WW '" 00.... 0 ..
* * * *
>-3 <'1::1''011::1 oJ",oo>e < 00 3: 3: oJ3:"n"n '" <>-3>-3 3: " "
"' 1:<1::0::0::0 """ '" " H H H~t''''O 0 gJ~~ H 0 n
t' ZOOO Zt"t"1-cl '" "' 00 "' Zoo [l:jZZ C "' 0 0
'" tj!-zjl1:j>rj t:Htjtt:100 H n n n on>-3~t'n H 0<< 0 t" 0
" 0 0", '" 0 H 00<'" " 0"'''' ~
'" ;;oCf.J(f.lOO '" 0 t' 1: 0 0 ::00 HQro 3: "'t't' '" ii5
0 <<< >-3"''' '" " '" 'O:;l:nz:'t:Irn '" '" 00
Z !-3nnn >-3~ n "' '" I-]ttJOQtt:1H ~ >-3",'" 0 H 0
"' 0 o >en '" "' ~ ~ O~O ~O 0><>< '" Z Z '"
>-3' , , >-3 ,,'" "' oJ 1-3 3m Z >-3"" "' >-3 ~ ro
" ~'tP1(f.j " >-3 ):18 C:::., '" ,,"'''' "' "' 0.
t"~~~ t">l11trJ " Z H H t"HUl"QHl'1:j "' t'ZZ "' ~ "' C
"''''"' 0<'" H >-3 ~ Z ZC:'t:lZO " "'"' H H
OJ OJ"' 6;3:~ '" "' 0 C;:P'CIt"'G:lO " "'''' 0 ro
",0000 "H tJ H ~ n
HHH t'''' " " 00 "' OOt"'tt:1C1l '" "' 0
>-3>-3,", ",>-3 " '" C C C:HOOC::'tl "'''
"'"'"' "''' '" 0 " " "'" "'" " "' 0
--------- "'''' >-3 tJ " '<I '<100 "0 ~ "' C "'OJ
"'"'"' 00 (J) C t' t' t" t'tJ "' '<I ~.
~~~ n H H H HC >-3 '" '<I "H
'"' "' "' "' ",n (J) < t" '-H
HHH (J) (J) "' (J) 00>-3 H H '<1m
t't't' "' n "'
"
'" HH'" "''''''' H '" H .... ....t>..HJNf\J '" ........ '" '" '" ~
'" 000 00'" 0 0 0 0 OtvNtvN '" 00 0 '" g '<
en HH'" ....H"' H '" .... H 1-'0\0\0\0'l '" ....H '" '" ~
... . tJ tr
.. ...... "'ww .. .. .. .. ,*",""""""';:"of>, .. .... .. .. H
en HH'" 0"''' '" '" w W t0UlllllJllJl '" ........ '" en '" ro
'" "'''''' <D"'H '" o-J .... H .1:>.1-'1-'1-'1-' H "'''' o-J H
0 "''''"' .......... 0 '" '" '" Ot-..HvNt>J '" "'''' en '" "
.... 00" 0....0 H .. " " 1-'...J!\.H0...,J '" 00 .. '" n
.... . n
W WWW '" '" '" '" Nf\.HJNt\J '" WW W '" ~
'" 000 '" '" .... H 1-'~.q''''''1-'1Jl '" WW H H
H "''''''' H '" '" '" \D,j:>.l-'l.Doi=> H ........ '" '"
0 "''''''' H '" '" '" 1..0 0'\ 0 U>I-' 0 00 '" H
.... ....H.... HHH H H H H 1-'1-'"....'1......1-' H H.... H H n
H HHH HHH H H H H 1-'1......-'1........... H H.... H H ~
'" "''''''' "''''''' '" '" "' '" lJlllHIlUHJ'! "' "'''' '" '"
o-J "o-Jo-J "''''''' <D <D '" '" OJ...J...J-..J-l 00 <DOO '" <D H
<D <D<Do-J """ '" " .. .. ad..., l\.H0 tv 00 "'''' '" '" 3:
'" HO", HHH 00 H .. W ';:"UHJHllU1 " CD" W '"
'" W"'W "''''''' H "' 0 0 1.....'1.....1-'1-'1..... 00 "'''' .. '" H
'" OWO "'"'"' '" en Z Z .c..c:.,;:..,;:..,p. 0 '---- '" W :'1
'" OHO HHH .. .. '" "' 00000 '" "'.... '" W
, <Do-J<D 3:3:3: '" '" , , ...J...J...J...J..J >-3 W'" 0 '" 0
W HOO OJ OJ OJ '" H >< >< -.J...J...J...,J...,J <D ------ '" H
H .."'''' e:CC '" H '" '" tvl-'................. '" 00 '" 0
'" "''''''' "''''''' '" <D en", '"
W "'"'''' (J)(J)(J) tJ 0 0
"HH "''''"' '" "' "
'" n n
--- "''''''' " " "
0 ------'- t' t' t'
'" 000 (J) (J) '"
"'O'''' ..
0
'<I "'0
0 , H
'"' <>-3
00<
'"
0
'" "''''
" """ """ " " " " 't:I 't1'tl '0'0 " "" " " --- 0
'<I 3:
" -J-J-..J """ " " " " -.J-.l...J..J...J " "" " " "0
'" "''''''' "''''''' '" '" '" '" \.CI\O\O\.CI\D '" "'''' '" '" H "Z
-.J """ """ " " " " --.l..J..J..J..J -.J "" " " tl ,,>-3
"'H
0 000 000 0 0 0 0 00000 0 00 0 0 t" n
0 000 000 0 0 0 0 00000 0 00 0 0 H '"
W WWW w"'''' '" '" '" '" r-.Jtvtvtvl'V '" "'''' '" '" Z e<
0 000 0"'''' '" '" '" '" \D\D\OI.OQ:! ro "'CD ro "' "' ....e<
.. WH'" A"'"' " '" en .. WNI-'OI.D 00 "'" '" ,. >-'0
>: >: >: <: <: ~ >-l >-l >-l >-l <: 0"
H " ;, H '" >: '" '" tJ '" Wn
Z >-l '" :r:>t:JZOO WH >-lH 0 {J)::E;:::OL' ~'" tJZ '-'"
'" '" '" H ntIJOnti "'" Z '" ):>~[:lltI] '"tJ 0
H '" Z C:::O<:l-3H He: 3: " t-'8;:t::'n H>-l "'0 ,,:>
n Z GO >-l -:> "''" on '" OOtI:lt-'o ~~ n", '-n
0 '- ~ t;rlooo ,'" OH oo?JL'3: '" "'n
3: y fi; n o/:>..&>.o/:>.::E: ",n "'>-l tJ 0 ~'" HZ 00
. " 0 0 >-l :> '-'" OJ", H f-3cnn n :j!l< ~~
~ '" 0 n Q((}Cf.loot-3 H," CD '" ~"'''O no
'" ~ " :><"<:l>r:l>rj[Ij "'OJ 0 >-l ,">-lZ 0:;: H," >-l
"' " Hf-tjI'lj'l:]::O '-Z " '" '"'" Z- 0 '"
'- '" >-l n n 0 >-l H " >-l >-l>: Z "'
>-l 0 0 HI-3I-3I-3Z '"3: H "' '"tJ'" "'H w"
'" "' '" ~ f-3t:<:1tI:1trJ '" n e: ",,"e: 0- .."
'" H " ",CD"''''!l< HtJ :> >-l :;:"n ~ 0",
'" >-l>-l>-l ,"H ~ H HO>-l "'"
CD "'IHHH "'" Z >-lCDH ..",
tI:lZZZO '" n GO HO '"~
OOG)QG:l"O n 0 "'>-lZ ~ "''"
H >-l '" n , 0
Z H ~ ~ 0 '" H n
n Z 3: , Z :>
GO >-l tJ H " 0 n ~
H '"
0
'" H
H W '" '" '" "
'" H '" H 0....)-...]0\00 '" H "''" WOO!--',;::. H ;;:
'" 0 "''''''' \D.....,J-.,JW of>....JW-...jO'l '" '" lJ1t0l-'O\CDCOWUl W H," '"'"
'" '" 0'"'" WO'IO\I.D -...10\01--'0\ '" '" -.JO'IO\ONI--'OCO \DOOO "'''' 0
0 W 000 OUlOO...J 0'\00\<:00 0 '" NI.DU1-.JUlWU1--.J WO'IOO 0'" ~
0 ..., 000 0000 1-'001:>(01.0 0 '" UlU10lJlOOOlJ1 UllJ100 ...,'"
nn
"''''
* * * * * *
>: " <:3:3: <:3:3:3: <:3:3:3:3: [; n <:tD3:3:trltI:l3:00 ;;j"'>:'" <:>-l :>
H '" ,"HH [rJHHH OOHHHH ~ tzJOOHHt<Jt:rlHt:rI ",,'" '"'" n
Z 0 Z"'''' ZU)({)[fl Z Cf.I UH/){I) <: 0 ZtrJu)(ntr:lt::r:lrnoo Zt"'>-:In Z~ n
'" "' tJnn onnn t1nnon '" >-l tJ?:lnn::o:::on::u t:ll:J:ltz:l:;a tJ'" 0
0 0 0 '" '" 0 Ou:Jf(lO 0" ~
'" "''''' :::001-31-3 ::D"O"d"CI"d >-l H '" >-lZ Z '" >: "''"
<: "'''' cJ~~~ :::0:::0;0::0 H Z ~~ 0 >-lC: 0 >-l CD
n >-l00 1-30000 '" GO >-l Z >-l~"'tJ >-lZ 0
0",", o '1] '"11 1"tJ>r:I H 0 o "," 0'" ~ "
>-l,"," >-l"'", t-3tI:1l:J:ltIJOO Z '" ;J ",>-l ~ >-l GO" ;J m
f':CDCD " ~~ ~UHf)(I)Cf) GO c: [;;~ ):>"dt:J::IO "
~ "'''' L'OOtI1M L' CJ:l (lHnC!:l " ~ ~" '" ~ '" "
HH " HHHH " ",<lH H
H 00 " 0000 ~ "' "' fi;,">-l m
Z ZZ '" ~~~~ 3: H ~ ~ L'~~
>-l "" Z n '" '" '" 0
~~ '" t"t"'t"'t"' n CD ,"GO>: OJ'"
:> '" OJ:> 0
. GO CD'" {J][/)(OUl "',., "'"'
'" ,"OJ [Ijt<:ltI:ltrl ,," e.
'" "'''' ::d?:l::u::t:! "'" :>1-'
'" <:<: <:<:<:<: '" 'H
3: HH HHHH "'C: "00
'" nn noon :;:'"
'"
'" '" "'''' H"'''' O'IO\OHJ"\ '" H 0\0\0'\0'\0\0\0\ "''''''' H "' ~
0 '" 00 000 0000 '" 0 0000000 000 0 ~ '<
'" '" HH H"'''' NNt\JN '" H I.DI.DI.DI.DI.DI.DI.D HH", H ~
tJ tr
'" '" "'''' "''''''' 0/:>.01:>""'''''' '" '" .+:>.t::>o/:>."t:.,;::..I:>oI:> NW'" '" H
'" '" "'''' W"'''' I.D\D\DI.D '" W I.OI.D\OI.OI.DI.O\D 0...,'" '" '" m
..., H "'''' H"""" ..,.,r,...,,0I'> H H ...J-.J...J-.J...J...J...,J "'HO ...,
'" '" "'''' H,"," 00 00 OJ 00 N '" UlU1lJ1\.11UlVlUl HHH 0 "
0 '" 00 000 0000 '" 0 0000000 ONH H n
n
'" W ww "''''''' wwww W '" Nl'Vt0Nt>..H..JN W 0
'" H HH W'"'" l--'I-'l-'l-' '" H UlU1UllJ1U1UlU1 '" e:
W '" "'''' "''''''' I.D\D\D\O '" H N.t>-lJll'VNUlI\J H Z
0 0 "'''' "'00 I.D\D\DI.D '" H 0000000 0 >-l
H H HH H",I-' f.-'I-'l--If-' H I-' l-'l-'I-'f-'f-'f-'I-' HH", I-' n
I-' H HI-' H",I-' f-'I-'I-'I-' H I-' f-'I-'f-'l-'f-'f-'I-' HH", I-' ~
'" en '"'" '"'"'" lJ1t.nlJ1Ul '" '" lJ1lJ1IJ1UlUlllllJ1 '""''" '" "
..., 00 00..., 00...,'" 00000000 '" '" \.DO',O\O',O\O'IO'I "'WOO ..., H
0 H "'0 "'0'" \.D\.D\.Do..o ..., '" Wo..oI.DI.D\OlllOl "'00'" '" "
..., ..., "'''' ...,"''" UlU1iJ1U1 0 '" -...]1J1~Wt\J\Ooo WWW W
I-' H 00 ""'''' wwww H en WWWWWWW "''''''' " H
I-' '" '"'" N"'''' \.0\0\0'-0 I-' I-' 0'10\0\0'10"10"10\ OJ,"," '" 8
0 0 0000 000 0000 0 ..., t\Jwwwwww ",",OJ '"
I-' 0 , , """'00 0000 I-' '" 1.D1.D1.D1.D000t\Jtv ~@~ ,
'" en "'I-' "''''I-' l\JNl\Jtv ..., 0 O'\Nl\)t0l\J'/:>'~ W H
oc "'''' "'0" 0000 " oc )-llJ1lV~WooU1 tJtJtJ '" n
'"a "'w" 00000000 '" 0 00
0 "'0"' I.D\OI.D'-O '"
0
'"
'- 0
0 r<
'" u;
'"
0
'" "n
0 , H
"" <:>-l
0",
'"
. 0
"' "'OJ
" " "" ""'''' r[P''l::1 '0 '0 '" '" '0'0'0'0'0'1:1'1:1 ""''" '" '- 0
'" 3:
..., ..., ...,..., ...,,,..., -...]--J-...]-.] ..., ..., -...]--J--J--J--J-J--J ...,...,..., ..., ,"0
'" '" "'''' "''''''' l.Do..ol.D\D '" '" I.DI.DI.DI.DI.D\D"D "''''''' '" H )>Z
..., ..., ...,..., ...,...,..., --J--J--J-.] ..., ..., -...]--J..J..J--J..J--J ...,..,..., ..., tJ O>-l
OOH
0 0 00 000 0000 0 0 0000000 000 0 ~ n
0 0 00 000 0000 0 0 0000000 000 0 H '"
W W ww www wwww W W wwwwwww www W Z ~
'" " "'''' ",,'" t'>.H0 I-' I-' H I-' Of-'f-'f-'f-'f-'l-' 000 0 '" "'~
00 ..., '"'" l\J~W f-'O\.DCO ..., '" \DIJ1W~N!-'O "'...,'" en "'0
'" '" '" '" '" '" '" <: 0'"
Ol '" '" '" '" '" H '" WO
H~ooon~~oo~rloo~83wQ~n~~ OOUH/H/.lCf)IJ1lJ1IJ1H "'H H ,"H "'H Z "Z -"'Ol
Z~~~~HC~~"'g"'HO~"'''''''~ tr1t:r:ltt:l[:l:::lt:1joooQ ," 0 "'0 CO '" "''' 0
Cfl~H~t:r:l3Z H ~3Z>Z~~~~ ;:tl.:u:;cl;:O:;clI-' I-'I-';:I: "'~ ~ .~ ,,~ "'0 ,,'"
HZ~~~OO~ HZCflX~rl~ ~ -<C::<<<~1J11J11-] ..~ ~ H~ H~ " n", -"'0
Q H Cfltr1t:r:l ~I-]MOOtt:lHt:1j[:l:::lI-]HCfl> (DlJ1\1l1 '" '" ~ '" '" "'0
Z~l-]noo;:tl;:tl~H~I-]H:Un Z Cfll-]Cfl 1-]""" i-l!-31-..Hnww:X:: "'0 n ~o 0 '" HZ 00
H :U~ 00>[:1:::1 ~ t:r:l>QO~ 00 OOOOOoooootJ:1 CDO 0 0 <:0 0 ;J~ ~g
>o::t::t:r:l ~ ~ ~~tt:l~~H ~tt:l:;clO IJ1.ll-W~ 0 Ol '" ~
CflH[:I:::I;:OHO ~co H~OCfl '-0 .....11>0""'..........000 '" ~ "'~ "'''' H," ~
~~~oa;:o Ol-3Z@OO t:r:l~<:UH """"'''''''''''''''''''''''''''''0 0 O!;lj "''" t<H HO 0 '"
~ ooZZ:X::O Q Z:U>H > wwwww ~ "'0 ~o "'0 Z H
Cfl~~MCfl 0OOOO3[:1:::1~tt:l<~~~1-] 00000 "''''H t<0 0 ;...ij HH '" w~
I-' HO CflOCfl~ 00 I-]HOO~It:r:l .............................................. ,","Z "'''' '" O~ ..",
00 ~I-]I-]H~ ~I-]~~noo>ooo 00000 "'''' "''' '"'" "'0 o~
t-3:I::UZ OOOOlJ::l (;) .. 1J1U1lJ1lJHn <:<:0 "'''' Ol o~ ;!~ H ....'"
gO~ O~ "'''' "'_ 0 "'''' Z ..to
001-] 3 ~ ~ OOH ~~O '" wO ~ 0 '"t<
I-]O~ I-] ZZ OO~ t< Ol ~'" "'''' "''''
):>I ......... 00 oon '" Ol " 0'"
!-3w :r::J:.I3: "'"j. ....'" H 0 ,,~ "''''
H'" '" "'''' -...-...t< Z 0 H. 3:0l
0 '" mOl ww'" "
Z ~ 00
0
w
w
'"0 H
H
01-" IJ1 l'V 1-'1-'
lJ1~ I-'.....NWW 1-'l'V~ Wl'V1-' ~~
~oo.....wmwlJ1~~.....IJ1~~OOl'VOO~""'1-'
O~~l'V~U1~l'V""'~I-'~O~I-'OOWW
1J100IJ1mIJ10001J11J1l'V0iJ100001J1
oooomoooooolJ10000000
~~~~~~~~~~~~~~~~~~~
::0;:0;:0;:0;:0;:0";:0;:0;:0;:0;:0;:0;:0::0::0;:0;:0;:0
0000000000000000000
~~~~~~~~~~~~~~~~~~~
oooooooooo~oooooooooomoooooommmm
~~~~~~~~~~~~~~~~~~~
<:<:<:<:<:<:<:<:<:<:<:<:<:<:<:<:<:<:<:
I 1'1 I I I I I I I I I I I I I I'
~~rooooooo~oooooooooooooooooooooooo
ZZZZZZZZZZZZZZZZZZZ
QQQQQQQQQQQQQQQQQQQ
HHHHHHHHHHHHHHHHHHH
ZZZZZZZZZZZZZZZZZZZ
00000000000000000000000000000000000000
00000000000000000000000000000000000000
~~~~~~~~~~~~~~~~~~~
HHHHHHHHHHHHHHHHHHH
ZZZZZZZZZZZZZZZZZZZ
QQQQQQQQQQQQQQQQQQQ
~~~~~~~~~~~~~~~~~~~
~~~~~~~~~~~~~~~~~~~
oooo~ooooooooooooooo
~~~~~~~~~~~~~~~~~~~
~~~~~~~~~~~~~~~~~~~
wwww~~wwwwwwwwwwwww
~~~~N~~~~~~~~~~~~~~
~~~~oo~~~~~~~~~~~~~
~~~~~~~~~~~~~~~~~~~
wwwwwwwwwwwwwwwwwww
0000000000000000000
wwwwwwwwwwwwwwwwwww
0000000000000000000
'" ..
WW{\J{\J{\JI'U...,Jt\.lt\.l
lJl~W000IJ100
OOWI-'~~"'CJ'\~
OWOOQ)OOCDlJ)OOro
.
~~;;:~~~g1~~
ZHOI-lHHt:r:!HH
8:'i "':'j:'i:'i [J:'j:'j
:Utl:l{J]trjOOOO~tl:1tq
Z<:ZZZHZZ
3~0~~~n~~
t-3()lonn nn
~oo !:<jOOOO tJ::lOO
:>-~"'''':>-
QHQQG:l
:UZ:;tl:;cl~
tJ::l1-H:I:JtJ::ltt:!
tJ::l tI:ltr:ltI1
""',," "
ro Qt:I:I 0000
:'il:l:'j:'j:'j
CI:ltt:!oocnoo
"
'"
~l\JO'\tv.....I-'O'IO'\
0t00t\.lOOOO
~CJ'\~VlI-'~I-'~
~~,f:>,If::>.~If::>.~~
~lJll.OlJl~W\D~
~1-'~t0~~1l::01f::>.
~t0~0\D0'\1f::>.~
otvo~oooo
WWWWWWWW
f-'~""'I-'~COI-''''''
\D\O~I.O\OI-'\D\.O
00000000
"''''
00
"''''
"''''
"''''
""
"''''
:'j:'i
"''''
H
'"
'"
o
3:
H
'"
o
"
'"
o
'"
'"
'"
'"
H
o
~
t<
Ol
'"
'"
<:
H
o
f-'
o
H
..
H
W
o
H
W
H
'"
'"
H
'"
o
o
o
"
C
'"
'"
"
'"
"
to
'"
'"
'"
~
H
"
'"
'"
C
to
Ol
o
H
o
H
..
H
H
H
o
..
w
w
o
'"
'"
w
..
..
'"
"
H
Ul
o
o
"
'"
~
~
H
Z
o
Ol
C
~
~
t<
H
'"
'"
H
o
H
..
W
f-'
'"
'"
'"
H
'"
'"
'"
o
....
....
CD...."
"'0'"
000
"''''
00
"''''
....
"''''
""
"''"
00
"'w
'"w
ww
00
~
o
o
:'i
:>-
o
n
o
g
~
~
'"
'"
n
""
ro
0-
"
H
ro
o
"'''
o
"'to
~.
",....
-.......
~m
~
~
'"
~
t1
H
ro
o
o
~
'"
o
'"
Ol
'"
<:
.
<:>:'"
"'H'"
ZZ'"
","H
o 0
'" '"
~
~
o
~
'"
t"'
'"
g
"
'"
:>-
o
o
o
~
~I-'~""'~~""'I-'I-'~~I-'~~~I-'I-'I-'~ .....~~I-'I-'I-'~~ H H H H HH 0
I-'I-'I-'~I-'I-'~I-'I-'~I-'~~I-'~I-'~~I-' .....I-'I-'....I-'I-'~I-' H H H H HH ~
VllJlVllJllJlVllJlUllJllJlUllJllJllJllJlVllJllJllJl UllJll.nlJlU1IJ1U1lJ1 '" '" '" '" '"'"
00 co CD Q) 00 0000 co 00 CD 00 00 CD 00 00 co co 00 00 1.O\.O\OI.O.I.00..0lJ)\o '" '" CD CD CD CD H
\D\.O~CJ'\~CJ'\lJlUllJlUl~If::>.~WWWWWW UllllU1Ult.nIJlIJlUl .. '" .. .. .... 3:
N~OlJlNI-'I.OCJ'\lJ1""'CD~WQ)~O'\O'\Wl\J O'\O'\O'\C\C\O'IUl~ '" '" " '" ....
I-'I-'I-'I-'~~I-'I-'~I-'I-'I-'~~I-'I-'~I-'I-' l\JtvtvlVNtvNN H 0 '" '" HH H
~~~WWWI-'~I-'~~I-'~OOOOI-'~ .................................................................... '" 0 0 0 HH ~
CDOOOOWww~~O'\O'Im~m~~~I-'~o ~~I-'I-'~t-'NN 0 '" '" .. "...,
OOQ)CDCDoooooooooooooooo~ ~O'\O'\O'ImC\ww 0 Ol " , HH
NlVl-'t-'I-'Oo..o~OOOOC\~lJlNOOON~ ...................................................................... '" " CD CD H
~lJll-'~wlf::>.o..ornooC\Ow~~\DOOWI-' 00000000 0 0 "'''' 0
OO~OONI-'~I-'~I-'I-'I-'OOOOI-'I-' Ul~l11lJ1lJ1U1lJllJl 0 :'j '"
CD~N~W~I-'~I-'OOW~W~Ao..o\OWW 0
0," WCDtv..,J ~CO~OI-'WWtv~ 0 H
" 0 0
0 0 '" 0
.. t< t"'
w t< '"
0 "
0
'tl :<10
0 , H
.. <:~
0",
'"
0
'" "''''
~~~~~~~~~~~~~~~~~~~ "Cl~'tl"d'1:l'1j'O'tl ~ ~ ~ ~ 'tl'tl "- 0
'tl "
~...,J~~~...,J~...,J~~~~~~~...,J~~~ ~~~~~-...J~-...J ..., " " ..., ...,,, ~O
~o..o\.O\.O~~~~WI.OW~~~~~~\.O\.O ~\D\D~~I.O\D\O '" '" '" '" "'''' H "'Z
~~~-...J..,J~~~~-...J~...,J..,J...,J-...J~~~~ ~~~~~-..J~...,J ..., " ..., ..., ...,,, 0 ,,~
"'H
0000000000000000000 00000000 0 0 0 0 00 t< 0
0000000000000000000 00000000 0 0 0 0 00 H '"
WWWWWWWWWWWWWWWWWWW wwwwwwww w w w w ww Z t<
O'Immrnl11lJlrnrn~lJ1lJ1lJ1AIl::oA~~~~ AWWWWW,j:>.~ w W w w w'" '" ....t<
~o\.Ooo~mlJ1~WN~O\DCJ'\lJ1~wro~ O~Q)~O'IlJ1l\J~ .. W '" H 0'" wO
1':
o
H
~
H
o
H
..
H
'"
..
o
w
o
H
o
.
'"
n
.t>I--'Ultr:l
l--'Ol-'t"
WWW
"'
IJjIJjIJjZ
~::U::Utr:l
t:IClCl?:l
~:::t::E::Gl
,....,...,...,
..., ,
"'"'''
'" ''d
,_'I_If..... t"'
t0t0t0{/l
"""
""'"''
"""
000
......
, , ,
"'''''''
"""
'""'""'""
-.l"'"
'""
WOW
0"'0
"'WOO
""""
",",OJ
Ie'Ie'Ie'
",",OJ
nnn
>-1>-1>-1
"""
HHH
nnn
.
'""'""'""
000
'""'""'""
......
WWW
'""'""'""
"'''''''
000
WWW
000000
'""'""'""
000
'""'""'""
'""'""'""
en en en
""'''D
......
000000
en en en
'""'""'""
, , ,
en en en
000
"'''''''
"""
000
""D<D
......
, "
"""
.
'd'd'd
"""
<D<D<D
"""
000
000
......
'""00
O<Dro
'"
'"
~~O~~~~{/lro{/lnHH300~Ht0t0t0a{/l30y{/lO~~~~~~3{/l<~~~~~{/l1Jj
tr:I::ut:l::uoo~nqq{/l~~q::u::utr:lZooooqn~tr:ltr:I~::UHH~H~tr:lqO~~HHH~
C ~Zq~~ZZ~~~t"'nn::U{/looo~Zt:l~~ CCt"'t"'~3~~ZGl~~t"'t"'3H~
HZwQ~8~O{/l{/l~, t"~~HH~U1~Z{/lO::U~OIJjZt"t" IJjHt.lOOtr:ltr:lHC"'t"IJj?:l
Z~W'H~~Otr:ltr:l n'tr:I~~~Gl ~tr:lZ tr:IC ~{/lOO~tr:lZOtr:lt"::U::U{/l{/ltr:lH~
8 roo Ht"881-'OO ::U::U::U~Z~{/l{/108~n::U~~ HH~::U ~~ HHH::U~{/l
tr:Ioot.lt"tr:I~Q oo~3 t:It:1GlH::U8~~ t"::U{/lbtr:l~t.lt.l ~ ~::utr:lt.lt.l {/l
::U~::U~t"::UXIJj::U~,~Z' tr:I~C::U::UZ::Ut:ltr:lO {/l~tr:ltr:I:::t:::u~o~::utr:l tr:Itr:I:;dXQ
nZ~::Ut"'Ot"t"'t.lOH t.l::u::u Ztr:ltr:I t.l{/ltr:lZH~~ ~H::U~OOOO::U HHO
tr:I H OZt.l<GlZ~I-'O::UOt.l t.l~tr:ltr:looGl'~ ~ ~~8t.l3~Z~Ot.l~~t.lt"H
~OOZ{/l ~ t.l't.l~ro8tr:1~ tr:I 8~rl'::U n~::Ut0~~tr:lGloo Otr:iC 3~Glt"~
8tr:1~~n~S ~oo 3t.l~ <~ ::U~HHO'tr:lU1~::u~tr:I ~oo::u::u::uoo::utr:loorl
o:::t:Gl::UOGl~tr:lt.l HH03 ::u tr:Itr:I::un8H<Z3o< 33 oo~ 80m 3 tr:I
::utr:ltr:lH3tr:1~~t.lt"ZZOtr:lH~ ~~~o a~o~~H@OOOO ~~ ~~~noooowoooo
~ Z3 ~Z~8~0~3~ 0 nZ~o~ o~~oo HZOOZ o~ ~o~
~ ~Q~~oo~ ~~~ ~~H ~pooo~Z<oZ~~o~wZO~CO~3Z0~OC
~~Zoo~O~Z~ oo~ 3 3ZZ~n H~OO ~rl~ 38 ~Qoo~Z rlH
~X~ o~~oo~oo~~o H ~~oo~0~~3 ~ ~~oX ~ <3~30 ~Z
~~C~d HOO~QQ Z Z~8CZ~~~~oo I OO~ H~~ n
~~ o~~ ~ 8~~noooo CO 00 Q ~~ ~ CO
OOH~~ Z 8 H ~ ooC~88oo00Z H ~ ~ Oc
H~~~ ~H 3 ~ ~HnH~ 0 0 Q ~ ~~
008~~ ~O ~ ~OO~O 8 Z ~ Z~
~ ~Z ~ ~ ZZ ~ ~ ~
'"
en '""
,j:>.f-.-'Of-'
'""
o
OO-.]~f-'f-'f-'-.] t\J
WWI-' l--' ,/:>. N f->
'""'"
.." '"
~~-.]~-.] -']-']O~O-.]Nf-'OOf-'~WOO~'/:>'~ ~ -.] ~W'/:>'WN~ f-'OO~~OOO~W~~
N-']OO-.]O~~OO~~I-''/:>'WOO'/:>'N-']'/:>'N~f-'I-'~~~NOOWOONNWW-']-']~OO-.]'/:>'Wf-'f-'~N
-,]OO~'/:>'W,j:>.N~OOWOOO'/:>'oooo~'/:>'oo-.]'/:>'wm'/:>'o~~~~w~~~-.]w-.]~'/:>'woo'/:>'~'/:>'o
'/:>'-']~OOON-.]O-.]~-.]Oooooo-.]oooo~o~moomoooooooommo~mo
-.]moooom~omom~ooooomoooooooooooooooaooooooooo
,
<~~3~~~~~~~~~~~~~~~~~~~~~~3~~~~~3~~~~~~~~~~~
~~~H~~~~~~~~~~~~~~~~~~~~~~H~~~~~H~~~~~~~~~~~
zooooooooooooooooooooooooooooOOOOoooOOOOOOOOOOO
d~~n~~~~~~~~~~~~~~~~~~~~~~n~~~~~n~~~~~~~~~~~
o
~oooo~oooooooooooooooooooooooooooooooooooooooooooo~oooooooooo~OOooOOOOOOOOOOOOOOOOOO
~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
>-1<<0<<<<<<<<<<<<<<<<<<<<<<0<<<<<0<<<<<<<<<<<
o ~ ~ ~
~ I I tIj I I I I I I I I I I I I I I I I I I 1 I I I tIj I I I I I tIj I I I I I I I I I I I
~ 00 00 to
~tIjtIjOO~tIjtIjtIjtIjtIjtIjtIj~tIj~tIjtIjtIjOOtIjtIjtIjtIjtIj~tIjOOtIj~tIjtIjtIjOOtIjtIjtIjtIj~tIjtIjtIjtIj~tIj
ZZHZZZZZZZZZZZZZZZZZZZZZZHZZZZZHZZZZZZZZZZZ
QQOQQQQQQQQQQQQQQQQQQQQQQOQQQQQOQQQQQQQQQQQ
HHZHHHHHHHHHHHHHHHHHHHHHHZHHHHHZHHHHHHHHHHH
ZZ,.ZZZZZZZZZZZZZZZZZZZZZZ,.ZZZZZ,.ZZZZZZZZZZZ
tIjtIj~tIjtIjtIjtIjtIjtIjtIjtIjtIjtIjtIjtIjtIjtIjtIjtIjtIjtIjtIjtIjtIjtIj~tIj~tIj~tIj~tIjtIj~tIjtIjtIjtIjtIjtIjtIjtIj
tIj~ tIjtIjtIjtIjtIjtIjtIjtIjtIjtIjtIjtIjOOtIjtIjtIjtIjtIj~tIj~~ tIjtIjtIjtIjtIj tIjtIjtIj~tIjtIjtIjtIjtIjtIjtIj
~~oo~~~~~~~~~~~~~~~~~~~~~~oo~~~~~oo~~~~~~~~~~~
HHtIjHHHHHHHHHHHHHHHHHHHHHH~HHHHH~HHHHHHHHHHH
ZZ~ZZZZZZZZZZZZZZZZZZZZZZ~ZZZZZ~ZZZZZZZZZZZ
QQ<~QQQQ00QQ00QQQQQQQQQQQ<QQQQQ<QQQQQQQQQQQ
H H H
~~o~~~~~~~~~~~~~~~~~~~~~~n~~~~~n~~~~~~~~~~~
~NNf-'~~~~~'/:>''/:>''/:>''/:>'Nl--'~I-'~~'/:>''/:>''/:>'~~~N~~~~~N~f-'~~~~'/:>'~I-'I-'~
~~~oooooooooooooo~ooooow~ooooo~oooooo~oooooo~oooo
~NW~~~f->~~OO~~~o~~~~~~w-.]~~~w~~~~~~~f-'~~~~N~~~~
,/:>.,/:>.,/:>.,/:>.,/:>.,/:>.,/:>.~,/:>.,/:>.,/:>.,/:>.~~,/:>.~,/:>.,/:>.~,/:>.,/:>.,/:>.,/:>.~~,/:>.~,/:>.,/:>.,/:>.,/:>.,/:>.,/:>.~~~,/:>.,/:>.~,/:>.,/:>.,/:>.,/:>.
~~~WWWWWWW~~~~WWWWWWWWWWW~~WWWWWWWWWWWWWWWW
NNN~~f-'~~I-'NNNNN~~~~~~~N~~~NN~~~~N~f-'~~~~N~I-'~~
OOOf-'~~~~~ooooo~~~~~ooo~~~oo~~~~O~~~~~l--'o~~~~
l--'~~~~~~~~f-'~~f-'~~~l--'~~~I-'~~~~~~~~~~~~~~~~~~~I-'~~
WWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWW
oo~oooooooooooooooooooooo~ooooo~ooooooooooo
ww~wwwwwwwwwwwwwwwwwwwwwwwwwwww~wwwwwwwwwww
oowoooooooooooooooooooooo~ooooo~ooooooooooo
~~~~~~~~~~~~~~~~~~~~~~~f-'~~~~~~~~~~~~~~~~~~~
~~~~~f-'~~~~~~f-'~~~~~~~~~~r~~~~~~~~I-'~~~~~~~~I-'~
~~~~~~~mrnrnmm~mmmmmmmm~m~~~mm~mm~mmmm~m~mmm~
~~WWWWWWW~W~W~~W~~~WW~WWW~~~~~W~~WWW~OOOOOOOOOOOO
~~WWWWWWNNNNNNNNNN~f-'~~I-'~~~~~OOOOOOOOOWWWWWW
-.]~m'/:>'WN~O~OO-.]~~'/:>'WN~o~oo-.]~m'/:>'WN~o~oo-.]~m~w~o~oo-']~'/:>'W
~~~f-'~~~~~~~~f-'~~~~~l--'~I-'~~~~~~~~~~~I-'~~~~~~~~I-'~
'/:>'~~~~~~~~mmm~'/:>''/:>''/:>''/:>''/:>''/:>''/:>''/:>',/:>.'/:>'~~,/:>.~,/:>.,/:>.~~'/:>''/:>''/:>'~~'/:>',/:>.,/:>.,/:>.,/:>.,/:>.~
~'/:>'NNNNNN~'/:>''/:>''/:>'~~~www~ww~oooooooooooooooooooooooooooooooooooooooooo
,/:>.oo-.]-.]-.]~-.]-.]-.]-.]~~~,/:>.,/:>.,/:>.,/:>.,/:>.,/:>.,/:>.,/:>.,/:>.oooooooooooooooooooooooooooooooooooooooooo
OOOOOOOOOO~OO~~OOOOOOOWWWWoooo-.]-.]-.]~~~~~m'/:>''/:>''/:>''/:>'WN
ooo-.]~mWN~OOOW-']Now~~m~WOW-.]N~m'/:>'oom'/:>''/:>'WN~OO~-']W~~W
000000000000000000000'/:>'000000000000000000000
~W~~~NNNN~wm~~~~~NWm~~~N~~~WOOWw~~oo~~m~I-'I-'I-'~N
W ~ W~ N NN WWOWN
~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~
-.]-.]~-.]-.]-.]-.]-.]-.]-.]-.]-.]~~-.]~-.]-.]-.]-.]-.]-.]-.]-.]~-.]~-.]-.]~-.]-.]-.]-.]-.]-.]-.]-.]-.]-.]-.]-.]-.]
WWWWWWWWW~~W~~~WWWW~~WWWW~~WWWWW~WWwwwww~ww
-.]-.]~~-.]~~-.]-.]-.]-.]-.]-.]-.]-.]-.]-.]-.]-.]~-.]~-.]~~~~-.]-.]~-.]~-.]~-.]-.]-.]-.]-.]-.]-.]-.]-.]
0000000000000000000000000000000000000000000
0000000000000000000000000000000000000000000
WW'/:>''/:>'~~~WWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWW
OOWOOOOO~W~WW~~W~OOOOOOOOOOOOOOOOoo~~-.]-.]-.]-.]-.]~-.]~mm~~~~~~
W-.]'/:>'WNf-'OWoom~'/:>'WN~ooo~~m~WN~owoo-.]mm'/:>'WN~owoo-.]mm~WN
<:
"'
;ils
"'0
n"
"
HZ
:'lil:
H",
~
0"
wn
"'"
o
",.
"n
"n
00
i;:g
>-1
'"
,..
W'd
..,.
0""
'"",.
..",
"'Ie'
"OJ
il:
o
g
>-1
,.
n
n
o
g
>-1
~
OJ
m
o
:Y
ro
Q.
c
H
ro
o
"'H>
o
,,'"
e-
"H
"H
'dm
'd
~
'<
~
t1
H
ro
'"
g
tJ
'"
,.
n
n
o
g
>-1
n
Ie'
,.
H
"
H
::!
0
H
n
OJ
Gl
Ie'
en
..
0
'd "n
0 , H
.. <>-1
0""
'"
-0
'" "''''
" 0
'd "
'dO
H ,.Z
tJ Gl>-1
",H
Ie' n
H OJ
Z Ie'
OJ '""Ie'
"0
N >< <: 0;J>
;J> () OJ W()
(/)'" ~~l.D....tz::I OZ "'-(/)
;><Z o..........l\J..........Li "'0 0
HO Wl\JU1..... (/)0 -';J>
0>> f-'O~tz::I ()'" "'-n
'" to' 'Z '" "'n
to ;:l:H":J::tvl%) HZ 00
"'to tr........::e:..........::u ~~ ~~
0'" :E;....I-(I-'Q
OC:: "'''' ..'" H'" .,
3:(/) .........tv.........! 0 (/)
,'" :E:OlJ1o3: Z ,.,
to In In'O W'O
"'., '" ,., t' ..;J>
00 "'- "'- (/) 0",
0'" ,., ,., :'6;
3:;>< -' '"
(/) "'- , "'t'
"'- 0 '" "''''
'" In "'-
'OH ,.,
HZ '"
t<n "'-
t< 0
In
,., ,.,
.. ...,,.,.. ~
..., ...JW,.......l:>-
0 Cl\-.JID,j:>...J 0
. . :@
0 ,j:>.l\)\DW....
'" WWUlI-'W >>
*
3: <tI1l1:ll!ltJ] ;J>
H tz::It"'t"t't"' n
'" ZOO(I1t<Jt>1 ()
n gnnnn 0
1-31181-3 :@
0 ::u::o::o::o:u
'0 HHHH >> (/)
OJ !-30()nn n
~ 0 ~ ""
., m
., ;J> Q.
H t' '" "
Z >-'
Q m
(/) 0
c:: 'O'"
'" 0
'" "'to
t< ~.
H ;J>>-'
OJ "'->-'
'" 'Om
'0
,., 1-'0\1-'1-' 'O .
0 0000 :@ '<
,., I--If-q-'I"-' .
0 0-
.. M>-""'....,,z;. I-'
W W\.OWW '" m
,., I-'Illo I-' I-'
'" ""'....0\0\ :t>
0 0000 ()
()
'" wwww 0
,., 0)0)0000 ~
'" 1-'1-"1.....'1-...
'" 0000
,., ........."1-'1..... n
,., 1-'1-1)...-,.... t'
'" lJ1L.nU1Ln ;J>
'" 1.01.01.01.0 H
.. 1J11I1U1"" 3:
,., NI-'O\.O
'" 1J10r01-' H
'" f-'NO...J 2
'" IWOOlJl
'" 0\000/=>.01=:>
W LnO\oP-O\ H
O..J\DW n
Ull-'oI:>.ll:> '"
\00\1.000
OCXlO\f-'
...,J....OlJl
loaa '"
l\J............ t<
...,"'w <n
..
0
'0 "'n
0 , H
'" <:>>
0'"
'"
0
'O "''0
'0 'O""'O't:l "'- 0
'0 3:
..., ...J..J...J...J '00
'" 1.0\01.01.0 >-' ;J>Z
..., -J-J..J-.J 0 "'>>
"'H
0 0000 t' n
0 0000 >-' '"
.. ........"",j:>. Z t'
H 1-'000 '" ,.,t'
'" I-'Ul-.JO\ <nO
~ 0"
WO
"Z '-Ul
'" Ol" 0
Ol UlO ""
'0 0'" '-0
0 '" NO
'" HZ 00
. >-3 :'J~ ~~
>-3 HOl
0 ~ Ul
>-3 H
" W'O
'" .."
Ul OK
:'5;
'"'"
NOl
'"
Ol
0 u;
0 u;
'" '"
"
Ul '" ~
0
'0 --J 0
'" :i!
H '"
Z H >-3
>-3
Ol
t:J
"
0
0 0
0 ~
0
..
H Ul
N 0
~ ".
ro
0.
Ol ~
H
ro
0
'*'
0
. "'tv
".
"H
'-H
'Ow
'0
"' ~
:i! '<
~
t:J t1
H
"' ro
"
0
0
0
:i!
..,
0
t<
"
H
'"
H
~
0
H
0
Ol
Q
t<
'"
...
0
'0 "0
0 'H
,. "..,
OK
"
. 0
"' ""'
'- 0
'0 '"
'dO
H "Z
t:J 0>-3
OlH
t< 0
H Ol
Z t<
Ol Ht<
"0
>-l Gl "' "' >-l mmmmm~~~~~~~~~~~~~~~~N~~~ '" '" Op
0 '" 1;; 1;; 0 ~~OOO~~~~~~ooooooOO~mm~~NN~~O ~ ~ WO
>-l Z >-l ~O~N~~m~~WN~oo~m~WNOm~~W~~ '-W
p t< " " P tJ tJ 0
t< t< "p
'" '" '-0
P Gl ~ '" p ~~~ro~NNNNNNNNNN~ooroon~ro~~Q tJ '" NO
t< '" 0 t< H~C~~OOOOOOOOOO~~~~O~~~H~ '" 0 DO ~
t< Z P t< < Z~~000000000080 ~~~~ roz w p 5;~
'" '" " M H~~~N~~~WNWNOM~HH~~~ ~M 0 "
"' '" '" :::Cl(OO::O:::O I I I I I I I I I I ::U3:t-3~~ tIll'Ij:t:'~ '" >-l
1;; P ~ OO~H WOWOONO~~~ ~~ I'Ij C::O H w
t< HO~l'Ijl'Ijm~O~mOw~~W~m::U~H~t-3Z~~ " H
" tJ O::U~cconnnnnnnnnn~~ t-3 ::00 >-l w"
w 0 w Mt-3~ZZ ~n~ ~~OtIl I'IjI'Ij H ..:>-
'" ~ OO~n~N~~t-300nNtIl~OO::U tIl @~ 0 0'"
'" nt-3~ H~~O::U~H~OOOO~tIlOn Z :.[;;
0 tIlHH ~tIlt-30tIl ~ ::0000 ~~tIl ~ 00
" 30D ~~tIl~>HroOOtIl~ ~tIltIlZ ~ lnt<
H ooze oo~ ;:utIltIl Il'Ijo::un8 W,"
Z t-3 0 tIl OONH::ut-3000~n 8M 0
Gl tIll'Ij;:U ~~t-3t-3 tIl t-3W tIl~ ::u
::u~ 0::000 ::O~::UnOoon::U
~ I'Ij tIl::u~tIlt-3::UHOtIl mOM
o~ ~OtIltIl::UOOZtIln tIl<
tJ >-l I'd ftI8tIj Q01-3::d I-J:j(l)Q
:>- '" 1;:1 ~~I 00::00000 ~ ~OO~
>-l '" C-j?:i8tI:1 ::000 <
'" Ul[r]J:IjtIj nmt'tIj........ tJ"'H
" H:><:l'I:ln::UO!-3HoH ~Z5
'" Ot-3""lOtIlZ3:l'tjO\D
'" Z Zow 8Z..,. tJ
0 0 O>-lW '"
'" 0 Z '" tJ
tJ
H
Z
Gl
t<
H
W
>-l
0
'"
"'
H
t<
t<
W
:>- " '"
" :>- n
" '" ""
'" p ro
0 "' 0.
< t< "
'" OJ H
tJ ro
"' 5'i 0
'" W tJ tJ "' e
H H
'" In In W In H H H W "'
OJ In In "' In " HW H H "-'''-' W "' e-
< '" '" c: '" UlWWNOOO H"-' H I--JNl-'Nt'VW\D W iii H
H '" ~ ~ ~ . ~ ... .................. ... H
OJ '" '" W '" m\OCONL/lUlof>.Lnof>.NCDt>JO O...-JcnWOHJl....JN "'H W m
'" 0 0 OJ 0 ON~~ro....JOOO~~ww~~~~~cn~~~~~~o OJ
OJ " " 3: " ~~~ww~....Jo~~ro~ornoo~cnrnro~No.....]~W 3: "
tJ OJ OJ .
'" '" Z '" wcn~w~~cnooornrn~OOON~NOO....JO~ocn Z '<
~ H H >-l H ~rnw~rnrncnooooooo~oomo~~o~~~ >-l .
W W t1
tJ H
ro
p
"
"
'"
0
<
OJ
tJ
'"
0
'"
"
~
'"
3:
OJ
Z
>-l
G:lGl
t<t-<
lnO
"''''
00
"'WO
, H
<>-3
0'"
'"
,0
"''"
o
3:
"'0
OjZ
0>-3
PH
'"0
,"OJ
pt<
Glt<
,"0
-