1g-1. Pioneer Plass Final Plat Approval
CITY OF
CHANHASSEN
7700 Market Boulevard
PO Box 147
Chanhassen, MN 55317
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Phone: 952.227.1100
Fax: 952.227.1110
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Web Site
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fJ-1
MEMORANDUM
TO:
Todd Gerhardt, City Manager
FROM:
Bob Generous, Senior Planner
DATE:
September 25,2006
~
SUBJ:
Final Plat Approval for Pioneer Pass
Planning Case No. 06-09
PROPOSAL SUMMARY
The applicant is requesting final plat approval for the first phase of Pioneer Pass
creating 53 lots, 7 outlots and right-of-way for public streets. Phase 2 of the plat
consists of 28 additional lots and the adjacent right-of-way. The proposal includes
approximately 63 acres. The subdivision complies with the Residential Low and
Medium Density District (RLM) regulations. Staff is recommending approval of
the final plat for Pioneer Pass phase 1.
On April 24, 2
assen City Council approved the following:
"Compreh an Land Use Amendment from Residential- Medium
Density an . al to Residential - Low Density of the land within the
Plat of Pione t for Outlots A, B, C, D and G contingent on
Metropolitan ew." (The Metropolitan Council has reviewed the
amendment a n conformance with the metropolitan system plans,
consistent with t lOnal Development Framework and that it has no
impacts on the plans of other units of government.)
d within the Plat for Pioneer Pass except for Outlots A, B,
ass, from Agricultural Estate District, A2, to Residential
District, RLM.
t within the Bluff Creek Overlay
he primary zone to construct a
The City of Chanhassen · A growing community with clean lakes, quality schools, a charming downtown, thriving businesses, winding trails, and beautiful parks. A great place to live, work, and play.
Final Plat - Pioneer Pass
Planning Case 06-09
September 25, 2006
Page 2
FINAL PLA TREVIEW
PROPOSALS~RY
The applicant is requesting final plat approval for the first phase of the development consisting of
53 lots, 7 outlots and right-of-way for public streets.
The proposal meets the requirements of the zoning ordinance. The following setbacks and site
coverage must be met: front - 25 feet, side - 5 feet (garage), 10 feet (house) with a minimum 15
feet separation between buildings, rear - 25 feet, Bluff Creek Overlay - 40 feet; 35 percent site
coverage.
GRADING AND DRAINAGE
The 63.4 acre site is bordered by wetlands to the north and southwest corner. The northern half
of the property drains to the wetland to the north. The southern half of the property drains to the
wetland in the southwest corner. A 2.8-acre area east of and adjacent to the Bluff Creek
Boulevard roundabout currently drains to the west.
A portion of Bluff Creek Ridge and Bluff Creek Drive will drain to the west. Staff will verify
that the downstream facilities were sized to accommodate this runoff. The majority of the park
area and the rear yards within Block 5 will drain to the southwest within the existing channel
area; the post-development discharge rates are less than existing. Runoff from the remainder of
the site will be conveyed to one of three storm water ponds within the development: one on the
north side, and two on the south side, one on each side of Bluff Creek Drive.
The majority of the site will be mass graded for the development. Outlot E and portions of
Outlot B will not be graded. The grading along the rear lot lines in Block 2 must be adjusted so
that there is positive drainage from the back of the building pads along Creek Ridge Lane. The
rear-yard drainage and utility easements must be adjusted accordingly so that they encompass
drainage swales that carry runoff from three or more lots.
The developer must work with MnDOT to route the drainage at the low point of Bluff Creek
Drive at Pioneer Trail.
Before site grading commences, the existing building on the property must be razed.
The developer's engineer has submitted hydrology calculations for the site and they appear to
meet ordinance requirements. Storm sewer calculations and a drainage map have been
submitted. Staff will review the storm sewer design to ensure it accommodates a lO-year, 24-
hour storm event.
An easement is required from the appropriate property owner for any off-site grading. If
importing or exporting material for development of the site is necessary, the applicant will be
required to supply the City with detailed haul routes.
Final Plat - Pioneer Pass
Planning Case 06-09
September 25, 2006
Page 3
RETAINING WALLS
Retaining walls are proposed at the following locations and elevations:
Location
Length
(a roximate)
600 feet
Maximum Height
(a roximate)
20 feet (at Lot 8)
4-foot hi tiers
3.5 feet
3.5 feet
15 feet (at Lot 2)
Back of Lots 7 through 11, Block 1 and two
future lots south of Lot 11, Block 1
Future hase
Back of Lots 1 and 2, Block 5
Back of Lots 2 throu 4, Block 5
95 feet
75 feet
200 feet
As a result of the proposed grade changes in the back of the lots within Block 2, the retaining
wall within the future phase can be reduced in height and/or length, or possibly eliminated.
Building permits are required for retaining walls four feet tall or higher and must be designed by
a Structural Engineer registered in the State of Minnesota.
UTILITIES
Trunk sanitary sewer and watermain to serve the proposed development is currently being
installed with the 2005 MUSA Expansion Improvements, City Project 04-05. Lateral sanitary
sewer and watermain within the development will extend from the trunk facilities.
Lateral sanitary sewer extends from the trunk within Bluff Creek Boulevard on the north (back)
side of Lots 1 through 5, Block 1. This alignment was selected to minimize the sanitary sewer
depth; a connection at the Bluff Creek BoulevardIBluff Creek Ridge intersection would be
excessively deep. No services will extend from this section of lateral sanitary sewer. The
minimum cover over this segment of sanitary sewer shall be 7 feet; the construction plans shall
be revised accordingly.
Twelve-inch diameter trunk watermain will be installed within Bluff Creek Drive. The City will
reimburse the developer the cost difference between an 8-inch lateral and 12-inch trunk. The
City will not reimburse engineering costs for the trunk watermain oversizing.
The developer will install a pressure reducing valve manhole in Bluff Creek Drive,
approximately 200 feet south of Creek Vista Court. The City will reimburse the developer 100%
of the cost to furnish and install this manhole. The City will not reimburse for engineering costs
for the pressure reducing valve manhole.
The City's Engineering Consultant, Short, Elliot and Hendrickson (SEH) performed a water
service analysis for the 2005 MUSA. Based on SEH's analysis, homes with a lowest floor
elevation of 935 feet or lower will likely require in-home pressure reducing valves. This will be
determined based on field pressure readings.
Final Plat - Pioneer Pass
Planning Case 06-09
September 25, 2006
Page 4
The property was assessed $301,044.41 for the 2005 MUSA project. This assessment will be
reallocated to the lots within the final plat area, as follows:
$301,044.41,81 units (preliminary plat) = $3,716.60Iunit
Amount to be reassessed to lots within this final plat: $3,716.60/unit x 53 units = $ 196,979.78
Amount to be assessed to Outlot C (future development): $3,716.60/unit x 28 units =
$104,064.79
The developer will be responsible for extending lateral sewer and watermain within the
development; therefore, the sanitary sewer and water connection charges are waived.
The property is subject to sanitary sewer and water hookup charges for all of the lots. The 2006
trunk utility hook-up charges are $1,575 per unit for sanitary sewer and $4,078 per unit for water.
The 2006 SAC charge is $1,625 per unit. These fees shall be paid with the building permit; the
permit applicant is responsible for payment of these fees.
STREETS
The site plan shows the current alignment of the north-south collector road and a roundabout per
Kimley-Horn's design and report for City Project 06-05. The easterly half right-of-way of the
north-south segment of the collector street will be dedicated with the Pioneer Pass development.
The remaining western portion was platted with the Liberty on Bluff Creek development.
Kimley-Horn completed a study on the 2005 MUSA which included street system analysis and
proposed trunk utility alignments. The study identifies a north-south collector road between
Pioneer Trail (CSAH 14) and the extension of Powers Boulevard (CR 17), as shown on the
Pioneer Pass development plans. Bluff Creek Drive will be a 37-foot wide minor collector
within an 80-foot wide right-of-way. Access spacing along this section of Bluff Creek Drive is
consistent with the recommendations within the City's Comprehensive Plan.
Bluff Creek Ridge, a 31-foot wide street within a 60-foot wide right-of-way will extend from
Bluff Creek Boulevard at the intersection with the future phase of the Liberty on Bluff Creek
development to the west. Bluff Creek Ridge will also connect to Bluff Creek Drive at the
intersection at Creek Vista Court, a public cul-de-sac.
Bluff Creek Ridge will ultimately be a through street within the Pioneer Pass development when
the second phase is constructed. A temporary cul-de-sac is proposed at the terminus of the
northern segment that will be constructed with this phase. A temporary cul-de-sac is not
proposed, nor is it required at the terminus of the southern segment since only one or two lots
will access the temporary street stub.
Final Plat - Pioneer Pass
Planning Case 06-09
September 25, 2006
Page 5
Creek Ridge Lane, a 31-foot wide street within a 60-foot wide right-of-way will extend north-
south from Bluff Creek Ridge.
The final plat includes Outlot A in the northeastern corner of the property. This outlot is
necessary for the future road connection to the proposed Liberty at Creekside development.
The developer is required to pay the Arterial Collector Roadway Fee, which is calculated as
follows:
63.39 ac
Gross area
-7.81 ac - 37.91 ac x $2,400/ac = $42,408.00
Right-of-way Outlots
The entire area of Outlot C, future development, will be subject to this fee when it is final
platted.
The property was assessed $188,659.46 for the Trunk Highway 101/Lyman Boulevard/3121212
project. This assessment will be reallocated to the lots within the final plat area, as follows:
$188,659.46,81 units (preliminary plat) = $2,329. 13/unit
Amount to be reassessed to lots within this final plat: $2,329. 13/unit x 53 units = $ 123,443.90
Amount to be assessed to Outlot C (future development): $2,329. 13/unit x 28 units = $65,215.64
REMNANT PARCEL
A remnant parcel of the parent property to Pioneer Pass was created when MnDOT acquired
right-of-way to the south and east of the development. The preferred access for this parcel is
from Bluff Creek Drive, since access to Pioneer Trail should be limited, and the slopes are
gentler at this location.
An alternative access would be from Pioneer Trail, approximately 700 feet east of Bluff Creek
Drive. This access aligns with MnDOT's right-of-way strip east of future Lots 8 and 9, Block 2
of the second phase of the Pioneer Pass development.
This remnant area slopes west to east; therefore, development in this area will likely require a lift
station. An eight-inch lateral sanitary sewer will be installed along the east side of Lot 3, Block 4
to provide service to this area and any portion of the MnDOT right-of-way that may be turned
back in the future.
Another alternative is to extend an eight-inch lateral along the north side of future Lot 8, Block 2
of the next phase of this development. The invert of this sanitary sewer will be lower than the
stub described above.
Final Plat - Pioneer Pass
Planning Case 06-09
September 25, 2006
Page 6
The watermain within this remnant area should be looped. An eight-inch lateral shall be stubbed
to the east of Bluff Creek Drive at approximately station 13+00 to provide future service to the
remnant parcel and area turned back by MnDOT (if any). An eight-inch watermain stub should
be installed with the next phase of Pioneer Pass in the vicinity of future Lots 8 through 12, Block
2.
COMPLIANCE TABLE
Description Area (sq. ft) Fronta2e (ft) Depth (ft) Notes
Code 9,000 50 110
L1 Bl 20,442 100 204 BCO, corner lot
L2Bl 15,516 85 183 BCO
L3B1 14,285 85 169 BCO
UBI 14,999 82 164 BCO
LSBl 18,731 77 180 BCO
L6Bl 23,509 76 215 BCO
L7Bl 22,666 76 204 BCO
LSBl 14,287 85 172 BCO
L9Bl 13,565 94 167 BCO
LI0 Bl 13,246 96 165 BCO
L11 B 1 13,168 96 165 BCO
L1B2 15,335 81 166
L2B2 13,492 81 148
L3B2 13,181 81 145
UB2 14,352 81 157
L5B2 14,800 108 175
L6B2 14,156 154 184
L7B2 13,000 100 129 Corner lot
L8B2 11,050 85 130
L9B2 12,789 99 150
LlO B2 13,973 116 174
Ll1 B2 14,617 99 171
L12 B2 14,458 81 157
L13 B2 13,923 81 152
L14 B2 15,082 81 165
LIS B2 17,690 81 190
L16 B2 13,760 81 150
L17 B2 12,099 81 134
L18 B2 13,199 92 154
L19 B2 15,848 93 176
L20 B2 16,256 108 160 Corner lot
L1 B3 13,500 100 135 Corner lot
L2B3 11,475 85 135
Final Plat - Pioneer Pass
Planning Case 06-09
September 25, 2006
Page 7
Description Area (sq. ft) Fronta2e (ft.) Depth (ft.) Notes
L3B3 12,676 80 139
IAB3 15,388 79 160
L5B3 18,802 79 180
L6B3 15,353 79 159
L7B3 11,173 86 133
L8B3 11,648 104 130
L9B3 11,648 104 130
LI0 B3 11,648 104 130
L11 B3 11,610 97 130
L12 B3 11,180 77 130
L13 B3 12,368 81 137
L14 B3 12,844 85 151
LIS B3 17,716 98 160
L1B4 12,035 100 120 Corner lot
L2B4 11,176 85 130
L3B4 12,299 87 144
L1B5 17,912 63 169
L2B5 22,224 61 170 BCO
L3B5 11,519 87 136 BCO
lABS 15,913 88 136 BCO, corner lot
Outlot A 38,344 Access to Liberty at
Creekside (0.88 ac.)
Outlot B 747,458 Bluff Creek Primary
17.16 ac.)
Outlot C 542,880 Future lots (12.46 ac.)
Outlot D 205,710 Park (4.72 ac.)
Outlot E 54,807 Bluff Creek Primary
(1.26 ac.)
Outlot F 37,882 Ponding (0.87 ac.)
Outlot G 24,248 Ponding (0.56 ac.)
ROW 340,370 7.81 acres
TOTAL 2,761,220 63.39 acres
Avg. Lot Area 14,519
BCO - Bluff Creek Overlay setback
It should be noted that 29 percent of the site will be preserved as permanent open space as part of the Bluff
Creek Conidor primary zone, Outlots Band E, which are proposed for donation to the City. Seven percent
of the site is public park (Outlot D). Two percent of the site will be used for ponding purposes (Outlots F
and G).
Final Plat - Pioneer Pass
Planning Case 06-09
September 25, 2006
Page 8
REVIEW CONDITIONS OF APROV AL
1. The developer shall prepare a noise analysis for noise that will be generated by traffic on
Highway 312 and Pioneer Trail. The analysis shall identify appropriate noise mitigation
measures to meet noise standards for residential homes.
*This condition be modified as follows based on the noise study: A 30 dBA attenuation
shall be provided by the building design and construction along with year-round climate
control for the homes adjacent to the T.R. 312 right-of-way.
2. The developer shall pay $21,547.00 as their portion ofthe 2005 AUAR.
*This condition shall be modified, due to an error in the previous calculation, as follows: The
developer shall pay $23,649.00 as their portion ofthe 2005 AUAR.
3. The applicant shall plant 369 trees within the development, 98 overstory and required buffer
yard plantings trees along Collector Road D and buffer yard plantings for lots along the south
property line.
*This condition shall be modified as follows: The developer shall revise the landscape plan
dated 9/1/06 on the park property as noted on the red-lined plans: change five of the ABH to
Hackberry, change note for 10 BHS to 10 SSC, and create an opening within the landscaping
along cul-de-sac.
4. Each lot shall have a minimum of two overstory deciduous trees planted in the front yard.
*This condition has been met.
5. The applicant shall install the total required buffer yard along Collector Road D or show proof
of berm height of 3 feet or higher along the length of the street and adjust the quantities of
understory and shrubs accordingly.
*This condition still applies.
6. The applicant shall develop a restoration plan including native plants for the Bluff Creek
Overlay district north of Block 1. The plant species shall be selected from the Bluff Creek
Management Plan Appendix C. The final plan must be reviewed and approved by the city
before installation.
*This condition still applies.
7. Signage for the Bluff Creek Overlay District must be posted on every other property corner
where residential yards meet the primary zone.
Final Plat - Pioneer Pass
Planning Case 06-09
September 25, 2006
Page 9
*This condition still applies. City staff will work with the applicant on the signage.
8. The 950 contour shall be extended over Lots 5 and 6, Block 3 to provide more coverage from
headlights for those homes.
*This condition has been met.
9. Dedication of Outlots A and G shall be made to the city or a conservation easement shall be
established over said outlots.
*This condition shall be modified as follows: The property owner may donate Outlots B and E
to the City, or if retained under private ownership, dedicate a conservation easement and a
drainage and utility easement over these Outlots.
10. The developer shall designate a 4.72 acre neighborhood park site, Outlot H. This property
shall be transferred to the city by warranty deed with 3.79 acres of the site being dedicated/
donated by the applicant/owner and the remaining 0.93 acres being purchased by the City of
Chanhassen. The city shall compensate the owner/applicant $218,550 in total compensation
for said 0.93 acres.
*This condition shall be modified as follows: The developer shall designate a 4.72 acre
neighborhood park site, Outlot D. This property shall be transferred to the city by warranty
deed with 3.79 acres of the site being dedicated by the applicant/owner and the remaining
0.93 acres being purchased by the City of Chanhassen. The city shall compensate the
owner/applicant $218,550 in total compensation for said 0.93 acres.
11. The developer shall rough grade and cover seed the park site and construct a 20-stall parking lot
for an additional not-to-exceed payment of $50,000 from the city. The parking lot shall include
insurmountable curb. Construction plans for all improvements within the borders of the park
shall be submitted to the Park & Recreation Director for approval prior to initiating construction
of these improvements. All material and labor costs are reimbursable. Design, engineering,
and testing services associated with these improvements shall be provided by the applicant.
*This condition still applies.
12. The applicant shall submit a complete wetland replacement plan and must receive approval
of the replacement plan prior to alteration of wetlands. Wetland replacement shall occur in a
manner consistent with Chanhassen City Code and the Minnesota Wetland Conservation Act
(MR 8420).
*This condition shall be modified as follows: Wetland replacement shall occur in a manner
consistent with Chanhassen City Code and the Minnesota Wetland Conservation Act (MR
8420).
Final Plat - Pioneer Pass
Planning Case 06-09
September 25, 2006
Page 10
~
13. Wetland mitigation shall not be proposed for the northeast corner of the site in order to
ensure adequate area for a road connection to the property to the east of the site.
*This condition has been met.
14. A wetland buffer 16.5 to 20 feet in width (with a minimum average of 16.5 feet) shall be
maintained around all AglUrban wetlands. Wetland buffer areas shall be preserved, surveyed
and staked in accordance with the City's wetland ordinance. The applicant shall install wetland
buffer edge signs, under the direction of City staff, before construction begins and shall pay the
City $20 per sign. All structures shall be set back 40 feet from the edge of the wetland buffer.
The wetland buffer setback shall be shown on the plans.
*This condition still applies.
15. Any areas on the property that meet the City's criteria for bluffs (i.e., slope greater than or
equal to 30% and a rise in slope of at least 25 feet above the toe) shall be preserved. In
addition, all structures shall maintain a 30-foot setback from the bluff and no grading may
occur within the bluff impact zone (i.e., the bluff and land located within 20 feet from the top
of a bluff). The plans shall be revised to show any areas meeting the City's bluff criteria.
*This condition has been met.
16. No alterations shall be permitted within the primary corridor or within the first 20 feet of the
setback from the primary corridor without a variance. All structures must meet the 40-foot
setback from the primary corridor.
*This condition still applies.
17. The applicant shall demonstrate that storm water management along the southwest property
line of Lots 25-31, Block 2 is adequate to prevent drainage issues for future homeowners.
*This condition shall be modified as follows: The applicant shall demonstrate that storm
water management along the southwest property line of Lots 1-5, Block 2 is adequate to
prevent drainage issues for future homeowners.
18. The outlet for Pond 2 shall be moved westward to increase the flow distance between the
inlet and outlet structures.
*This condition has been met.
19. Drainage and utility easements with a minimum width of 20 feet shall be provided over all
existing wetlands, wetland mitigation areas, buffer areas used as public value credit and
storm water infrastructure.
*This condition has been met.
Final Plat - Pioneer Pass
Planning Case 06-09
September 25, 2006
Page 11
20. Energy dissipation shall be provided at the flared-end section inlet to Pond 2 within 24 hours
of installation. Additional blanket shall be provided for storm sewer installation area for inlet
infrastructure to Pond 2. The access area shall be protected with erosion control blanket upon
the establishment of final grade. Erosion control blanket shall be used on the slopes within
Lots 24-31, Block 2. Mulch shall be substituted for the blanket proposed for the berm area of
Block 3 along Street D.
This condition shall be modified as follows: Energy dissipation shall be provided at the
flared-end section inlet to Pond 2 within 24 hours of installation. Additional blanket shall be
provided for storm sewer installation area for inlet infrastructure to Pond 2. The access area
shall be protected with erosion control blanket upon the establishment of final grade.
21. Temporary sediment basins shall be provided in existing watersheds 1 and 3 during mass
grading activities. Where 10 acres or more of exposed area come to a discernable point of
discharge to a wetland or waterway, a temporary basin shall be provided. The proposed
storm water basins in proposed drainage areas 2, 6 and 7 shall be temporary sediment basins
until the contributing areas are stabilized. The temporary outlets could be installed in place
of the permanent outlets.
*This condition has been met.
22. Perimeter control (silt fence) shall be installed prior to grading along the south side of the
Street D and CSAH 14 (Pioneer Trail) intersection. All silt fences near flared-end sections
shall be installed up and around flared-end sections so water is not discharged against the silt
fence, causing it to fail.
*This condition shall be modified as follows: Perimeter control (silt fence) shall be installed
prior to grading along the south side of the Bluff Creek Drive and CSAH 14 (Pioneer Trail)
intersection. All silt fences near flared-end sections shall be installed up and around flared-
end sections so water is not discharged against the silt fence, causing it to fail.
23. An outlet area shall be defined for the two areas labeled as temporary sedimentation basins
during the rough grading/subcut street phase of development. Any shredded wood material
from tree removal shall be saved for temporary mulch berms/vehicle exit pads as needed.
Typical silt fence shall be installed prior to initial rough grading activities along the west side
of Outlot H to the proposed "street by others."
*This condition has been met.
24. The total SWMP fee shall be paid to the City at the time of final plat recording. The estimated
total SWMP fee at this time is $165,600.
*This condition shall be modified as follows: The total SWMP fee shall be paid to the City at
the time of final plat recording. The estimated total SWMP fee at this time is $115,930.00.
Final Plat - Pioneer Pass
Planning Case 06-09
September 25, 2006
Page 12
4
25. The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g.,
Riley-Purgatory-Bluff Creek Watershed District, Minnesota Pollution Control Agency
(National Pollutant Discharge Elimination System Construction Permit), Minnesota
Department of Natural Resources (dewatering permit), Army Corps of Engineers) and comply
with their conditions of approval.
*This condition still applies.
26. A lO-foot clear space must be maintained around fire hydrants, i.e., street lamps, trees, shrubs,
bushes, Xcel Energy, Qwest, cable TV and transformer boxes. This is to ensure that fire
hydrants can be quickly located and safely operated by firefighters. Pursuant to Chanhassen
City Ordinance #9-1.
*This condition still applies.
27. Fire apparatus access roads and water supply for fire protection is required to be installed. Such
protection shall be installed and made serviceable prior to and during the time of construction
except when approved alternate methods of protection are provided.
*This condition still applies.
28. Temporary street signs shall be installed on street intersections once construction of the new
roadways allow passage of vehicles. Pursuant to 2002 Minnesota Fire Code Section 501.4.
*This condition still applies.
29. Fire apparatus access roads shall be designed and maintained to support the imposed load of fire
apparatus and shall be serviced so as to provide all-weather driving capabilities. Pursuant to
Minnesota Fire Code Section 503.2.3.
*This condition still applies.
30. Submit proposed street names to Chanhassen Building Official and Chanhassen Fire Marshal
for review and approval.
*This condition still applies.
31. Fire hydrant spacing is unacceptable. Locate fire hydrants at intersections and in cul-de-sacs
and at 300-foot spacing. Most spacing is in excess of 400 to 500 feet at this time. Submit
revised fire plans to Fire Marshal for review and approval.
*This condition still applies.
Final Plat - Pioneer Pass
Planning Case 06-09
September 25, 2006
Page 13
32. Before site grading commences, the existing building and driveway access off Pioneer Trail
onto the property must be removed.
*This condition still applies.
33. On the grading plan, add a note to remove any existing house and driveway access.
*This condition still applies.
34. The developer's engineer must work with Liberty on Bluff Creek's engineer to ensure that the
proposed grading on each property matches at the property line.
*This condition has been met.
35. Ground slopes shall not exceed 3:1.
*This condition still applies.
36. A minimum 75-foot long rock construction entrance must be shown on the plans.
*This condition has been met.
37. Retaining walls must be designed by a structural engineer registered in the State of Minnesota
and require a building permit if greater than 4 feet in height.
*This condition still applies.
38. The developer shall work with MnDOT to move the access at Pioneer Trail so that it aligns
with MnDOT's street on the south side. The access to Pioneer Trail shall be constructed in
conjunction with the first phase of the development.
*This condition has been met.
39. The property is also subject to sanitary sewer and water hook-up charges for all of the lots. The
2006 trunk utility hook-up charges are $1,575 per unit for sanitary sewer and $4,078 per unit for
water. The 2006 SAC charge is $1,625 per unit.
*This condition still applies.
40. The Arterial Collector Roadway Fee of $2,400/developable acre will need to be paid at the time
of final plat recording.
*This condition still applies.
Final Plat - Pioneer Pass
Planning Case 06-09
September 25, 2006
Page 14
~
41. All of the ponds are required to be designed to National Urban Runoff Program (NURP)
standards with maximum 3:1 slopes and 10:1 benches at the NWL. Revise accordingly.
*This condition has been met.
42. All of the proposed house pads must have a rear yard elevation of at least three feet above the
HWL of the adjacent ponds.
*This condition has been met.
43. Storm sewer calculations and drainage map must be submitted with the final plat application.
The storm sewer must be designed to accommodate a lO-year, 24-hour storm event.
This condition shall be modified as follows: Storm sewer calculations and drainage map have
been submitted. Staff will verify that the storm sewer is designed to accommodate a lO-year,
24-hour storm event.
44. The last public stormwater structure that is road-accessible prior to discharging to a water body
must have a 3-foot sump pump.
*This condition still applies.
45. Future utility service and access to Outlot B needs to be determined prior to final plat.
*This condition shall be modified as follows: Future utility service and access to the property
to the east must to be determined prior to final plat of Outlot C.
46. The applicant shall include a draintile system behind the curbs to convey sump pump discharge
from homes.
*This condition has been met.
47. Add catch basins in the back yards of Lots 1-15, Block 3 connecting to Street C storm sewer.
Also add a catch basin along Street A in front of Lots 25-28 and between Lots 15 & 16 and 4 &
5, Block 1.
*This condition has been met.
48. All plans must be signed by a registered Civil Engineer registered in the State of Minnesota.
*This condition has been met.
49. The catch basin between Lots 6 & 7 must be built with two inlet openings.
*This condition does not apply.
Final Plat - Pioneer Pass
Planning Case 06-09
September 25, 2006
Page 15
50. Tree preservation fencing must be installed at the limits of tree removal.
*This condition still applies.
51. An easement is required from the appropriate property owner for any off-site grading.
*This condition still applies.
52. If importing or exporting material for development of the site is necessary, the applicant will be
required to supply the City with detailed haul routes.
*This condition still applies.
53. Utility services for the buildings must be shown on the final utility plan. Sanitary services must
be 6-inch PVC and water service must be I-inch copper, Type K and will require a City
Building Department inspection.
*This condition has been met.
54. Extend the silt fence along the south to the back yard of Lot 25, Block 1.
*This condition shall be modified as follows: Extend the silt fence along the south property
line.
55. No retaining wall is allowed within any drainage and utility easement. Revise the retaining wall
between Lots 22, 23 and 24, Block 2, accordingly.
*This condition is not applicable.
56. All of the utility improvements are required to be constructed in accordance with the City's
latest edition of Standard Specifications and Detail Plates. The applicant is also required to
enter into a development contract with the City and supply the necessary financial security in
the form of a letter of credit or cash escrow to guarantee installation of the improvements and
the conditions of final plat approval. The applicant must be aware that all public utility
improvements will require a preconstruction meeting before building permit issuance.
*This condition still applies.
57. Permits from the appropriate regulatory agencies will be required prior to construction,
including but not limited to MPCA, NPDES, MnDOT, Department of Health, Carver County
and Watershed District.
*This condition is a duplicate and can be deleted.
Final Plat - Pioneer Pass
Planning Case 06-09
September 25, 2006
Page 16
.
58. Reroute the sanitary sewer from Street A and the north-south corridor intersection to minimize
the sewer depth. Relocate the southern sanitary sewer out of the stormwater pond easement at
Outlot E.
*This condition has been met.
59. Add a pressure relief valve to the watermain along Street D between Outlots E and F. This will
be a City improvement cost but installed at the time of development.
*This condition has been met.
60. In-home pressure reducing water valves may be required on all lots with a lowest floor
elevation of 930 or less. Final determination for the need of in-home pressure reducing valves
will be made by the City at time of building permit.
*This condition still applies.
61. The applicant shall coordinate with the developer of the adjacent properties in the northeast
corner of the site the dedication of public street right-of-way to provide access from the parcel
to the north to the parcel to the east and revise the plans accordingly.
*This condition shall be modified as follows: Outlot A shall be dedicated to the City for
drainage, utility and public street purposes.
Based on review of the submitted plans, staff recommends that the following conditions be added:
1. The grading along the rear lot lines in Block 2 must be adjusted so that there is positive
drainage from the back of the building pads along Creek Ridge Lane.
2. The rear-yard drainage and utility easements in Block 2 must be adjusted accordingly so that
they encompass drainage swales that carry runoff from three or more lots.
3. Before site grading commences, the existing building on the property must be razed.
4. An easement is required from the appropriate property owner for any off-site grading.
5. If importing or exporting material for development of the site is necessary, the applicant will
be required to supply the City with detailed haul routes.
6. Building permits are required for retaining walls four feet tall or higher and must be designed
by a Structural Engineer registered in the State of Minnesota.
7. The sanitary sewer behind Lots 1 through 5, Block 1 can be shallowed to a minimum depth of
7 feet.
Final Plat - Pioneer Pass
Planning Case 06-09
September 25, 2006
Page 17
8. The City will reimburse the developer the cost difference between an eight-inch lateral and
12-inch trunk.
9. The City will not reimburse engineering costs for the trunk watermain oversizing.
10. Homes with a lowest floor elevation of 935 feet or lower will likely require in-home pressure
reducing valves. This will be determined based on field pressure readings.
11. An eight-inch lateral shall be stubbed to the east of Bluff Creek Drive at approximately
station 13+00 to provide future service to the remnant parcel and area turned back by
MnDOT (if any).
12. The developer must work with MnDOT to route the drainage at the low point of Bluff Creek
Drive at Pioneer Trail.
RECOMMENDATION
Staff recommends that the City Council adopt the following motion:
"The Chanhassen City Council approves the Final Plat for Pioneer Pass creating 53 lots, 7 outlots
and right-of-way for public streets (plans prepared by James R. Hill, Inc., dated 09/01106, subject
to the following conditions:
1. A 30 dBA attenuation shall be provided by the building design and construction along with
year-round climate control for the homes adjacent to the T.H. 312 right-of-way.
2. The developer shall pay $23,649.00 as their portion of the 2005 AUAR.
3. The developer shall revise the landscape plan dated 9/1106 on the park property as noted on the
red-lined plans: change five ofthe ABH to Hackberry, change note for 10 BHS to 10 SSC, and
create an opening within the landscaping along cul-de-sac.
4. The applicant shall install the total required buffer yard along Collector Road D or show proof
of berm height of 3 feet or higher along the length of the street and adjust the quantities of
understory and shrubs accordingly.
5. The applicant shall develop a restoration plan including native plants for the Bluff Creek
Overlay district north of Block 1. The plant species shall be selected from the Bluff Creek
Management Plan Appendix C. The final plan must be reviewed and approved by the city
before installation.
6. Signage for the Bluff Creek Overlay District must be posted on every other property comer
where residential yards meet the primary zone.
Final Plat - Pioneer Pass
Planning Case 06-09
September 25, 2006
Page 18
7. The property owner may donate Outlots Band E to the City, or if retained under private
ownership, dedicate a conservation easement and a drainage and utility easement over these
Outlots.
8. The developer shall designate a 4.72 acre neighborhood park site, Outlot D. This property
shall be transferred to the city by warranty deed with 3.79 acres of the site being dedicated by
the applicant/owner and the remaining 0.93 acres being purchased by the City of Chanhassen.
The city shall compensate the owner/applicant $218,550 in total compensation for said 0.93
acres.
9. The developer shall rough grade and cover seed the park site and construct a 20-stall parking lot
for an additional not-to-exceed payment of $50,000 from the city. The parking lot shall include
insurmountable curb. Construction plans for all improvements within the borders of the park
shall be submitted to the Park & Recreation Director for approval prior to initiating construction
of these improvements. All material and labor costs are reimbursable. Design, engineering,
and testing services associated with these improvements shall be provided by the applicant.
10. Wetland replacement shall occur in a manner consistent with Chanhassen City Code and the
Minnesota Wetland Conservation Act (MR 8420).
11. A wetland buffer 16.5 to 20 feet in width (with a minimum average of 16.5 feet) shall be
maintained around all AglUrban wetlands. Wetland buffer areas shall be preserved, surveyed
and staked in accordance with the City's wetland ordinance. The applicant shall install wetland
buffer edge signs, under the direction of City staff, before construction begins and shall pay the
City $20 per sign. All structures shall be set back 40 feet from the edge of the wetland buffer.
The wetland buffer setback shall be shown on the plans.
12. No alterations shall be permitted within the primary corridor or within the first 20 feet of the
setback from the primary corridor without a variance. All structures must meet the 40-foot
setback from the primary corridor.
13. The applicant shall demonstrate that storm water management along the southwest property
line of Lots 1-5, Block 2 is adequate to prevent drainage issues for future homeowners.
14. Energy dissipation shall be provided at the flared-end section inlet to Pond 2 within 24 hours
of installation. Additional blanket shall be provided for storm sewer installation area for inlet
infrastructure to Pond 2. The access area shall be protected with erosion control blanket upon
the establishment of final grade.
15. Perimeter control (silt fence) shall be installed prior to grading along the south side of the
Bluff Creek Drive and CSAH 14 (Pioneer Trail) intersection. All silt fences near flared-end
sections shall be installed up and around flared-end sections so water is not discharged
against the silt fence, causing it to fail.
· Final Plat - Pioneer Pass
Planning Case 06-09
September 25, 2006
Page 19
16. The total SWMP fee shall be paid to the City at the time of final plat recording. The estimated
total SWMP fee at this time is $115,930.00.
17. The applicant shall apply for and obtain permits from the appropriate regulatory agencies (e.g.,
Riley-Purgatory-Bluff Creek Watershed District, Minnesota Pollution Control Agency
(National Pollutant Discharge Elimination System Construction Permit), Minnesota
Department of Natural Resources (dewatering permit), Army Corps of Engineers) and comply
with their conditions of approval.
18. A lO-foot clear space must be maintained around fire hydrants, i.e., street lamps, trees, shrubs,
bushes, Xcel Energy, Qwest, cable TV and transformer boxes. This is to ensure that fire
hydrants can be quickly located and safely operated by firefighters. Pursuant to Chanhassen
City Ordinance #9-1.
19. Fire apparatus access roads and water supply for fire protection is required to be installed. Such
protection shall be installed and made serviceable prior to and during the time of construction
except when approved alternate methods of protection are provided.
20. Temporary street signs shall be installed on street intersections once construction of the new
roadways allows passage of vehicles. Pursuant to 2002 Minnesota Fire Code Section 501.4.
21. Fire apparatus access roads shall be designed and maintained to support the imposed load of fire
apparatus and shall be serviced so as to provide all-weather driving capabilities. Pursuant to
Minnesota Fire Code Section 503.2.3.
22. Submit proposed street names to Chanhassen Building Official and Chanhassen Fire Marshal
for review and approval.
23. Fire hydrant spacing is unacceptable. Locate fire hydrants at intersections and in cul-de-sacs
and at 300-foot spacing. Most spacing is in excess of 400 to 500 feet at this time. Submit
revised fire plans to Fire Marshal for review and approval.
24. Before site grading commences, the existing building and driveway access off Pioneer Trail
onto the property must be removed.
25. On the grading plan, add a note to remove any existing house and driveway access.
26. Ground slopes shall not exceed 3: 1.
27. Retaining walls must be designed by a structural engineer registered in the State of Minnesota
and require a building permit if greater than 4 feet in height.
28. The property is also subject to sanitary sewer and water hook-up charges for all of the lots. The
2006 trunk utility hook-up charges are $1,575 per unit for sanitary sewer and $4,078 per unit for
water. The 2006 SAC charge is $1,625 per unit.
Final Plat - Pioneer Pass
Planning Case 06-09
September 25, 2006
Page 20
,
29. The Arterial Collector Roadway Fee of $2,400/developable acre will need to be paid at the time
of final plat recording.
30. Storm sewer calculations and drainage map have been submitted. Staff will verify that the
storm sewer is designed to accommodate a lO-year, 24-hour storm event.
31. The last public stormwater structure that is road-accessible prior to discharging to a water body
must have a 3-foot sump pump.
32. Future utility service and access to the property to the east must to be determined prior to final
plat of Outlot C.
33. Tree preservation fencing must be installed at the limits of tree removal.
34. An easement is required from the appropriate property owner for any off-site grading.
35. If importing or exporting material for development of the site is necessary, the applicant will be
required to supply the City with detailed haul routes.
36. Extend the silt fence along the south property line.
37. All of the utility improvements are required to be constructed in accordance with the City's
latest edition of Standard Specifications and Detail Plates. The applicant is also required to
enter into a development contract with the City and supply the necessary financial security in
the form of a letter of credit or cash escrow to guarantee installation of the improvements and
the conditions of final plat approval. The applicant must be aware that all public utility
improvements will require a preconstruction meeting before building permit issuance.
38. In-home pressure reducing water valves may be required on all lots with a lowest floor
elevation of 930 or less. Final determination for the need of in-home pressure reducing valves
will be made by the City at time of building permit.
39. Outlot A shall be dedicated to the City for drainage, utility and public street purposes.
40. The grading along the rear lot lines in Block 2 must be adjusted so that there is positive
drainage from the back of the building pads along Creek Ridge Lane.
41. The rear-yard drainage and utility easements in Block 2 must be adjusted accordingly so that
they encompass drainage swales that carry runoff from three or more lots.
42. Before site grading commences, the existing building on the property must be razed.
43. An easement is required from the appropriate property owner for any off-site grading.
Final Plat - Pioneer Pass
Planning Case 06-09
September 25, 2006
Page 21
44. If importing or exporting material for development of the site is necessary, the applicant will
be required to supply the City with detailed haul routes.
45. Building permits are required for retaining walls four feet tall or higher and must be designed
by a Structural Engineer registered in the State of Minnesota.
46. The sanitary sewer behind Lots 1 through 5, Block 1 can be shallowed to a minimum depth of
7 feet.
47. The City will reimburse the developer the cost difference between an eight inch lateral and 12
inch trunk.
48. The City will not reimburse engineering costs for the trunk watermain oversizing.
49. Homes with a lowest floor elevation of 935 feet or lower will likely require in-home pressure
reducing valves. This will be determined based on field pressure readings.
50. An eight inch lateral shall be stubbed to the east of Bluff Creek Drive at approximately
station 13+00 to provide future service to the remnant parcel and area turned back by
MnDOT (if any).
51. The developer must work with MnDOT to route the drainage at the low point of Bluff Creek
Drive at Pioneer Trail.
ATTACHMENTS
1. Final plat.
g:\plan\2006 planning cases\06-09 Pioneer Pass\pioneer pass fp.doc
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