HomeMy WebLinkAboutCC WORKSESSION 05042015WE
Work Session Agenda
Monday, May 4, 2015
5:30 p.m.
(food available at 5:15 pm)
1. 4001 Stinson. Breanne Rothstein, Planner and Mark Casey, City Manager presenting
2. Solar Ordinance. Breanne Rothstein, Planner presenting
3. Planning Commission Work Plan. Breanne Rothstein, Planner and Mark Casey, City
Manager presenting
4. Street and Utility Reconstruction Schedule. Mark Casey, City Manager presenting
5. Tour of City. Tuesday, May 19, 2015. Leave City Hall at 3:00 p.m.
Next work session — Monday, June 1, 2015 —5:30 pm
City of St. Anthony
CITY COUNCIL WORK SESSION
City Council Chambers
March 9, 2015
Present:
Mayor & Council. Jerry Faust, Mayor; Jan Jenson, Councilmember; Hal Gray, Councilmember; Randy Stille,
Councilmember; and Bonnie Brever, Councilmember.
Absent:
None
Staff:
Mark Casey, City Manager
Consultants:
Breanne Rothstein, City Planner
Call to Order:
Meeting called to order by Mayor Faust at 7:00 p.m.
Solar:
Staff presented a memo for discussion and direction relating to solar energy in residential and commercial zoning
districts. Four major themes were discussed: flush - mounted vs. building- mounted arrays, freestanding, requiring
Conditional Use Permit (CUP) in Commercial Districts and allowing solar on light poles. It was the discussed that a
solar ordinance should reflect our mission of being sustainable. By consensus the Mayor and Council directed staff
to pass on their comments to the next Planning Commission Work Session.
Building Inspection Services:
Staff presented a memo and draft Joint Powers Agreement (JPA) for Building Inspection Services with the City of
New Brighton. By consensus, the Mayor and Council were in agreement with staff's recommendation of working
with the City of New Brighton and will bring the JPA to a future City Council meeting.
Adjourn:
The meeting adjourned at 8:25 p.m.
Minutes respectfully submitted by Mark Casey, City Manager.
go
O
4001 Stinson
�ain thry
�Ila e
lin =loon
M
April 27, 2015
Map by: WSB &A wda[es
0
J
m
z
O
N
Z
F
tq
�w
Wmv
1 LEVEL OFFICE
0 8,000 GSF
C
O
1LEVELFUTURE
OFFICE
5,000 GSF
� �T B ILDING SETBACK
� I
I
I
I
p
EXISTING
GARAGE
_ -iI
............ •. �
m
u.i o
t Z
�C -o c
(B N ? g
J E m
L C >
N C 0
Q (n C
(n Q � Q
CD c
°� 'm
co
��
121
Q� Z
h
N
SI E
516NRGE b
N
L - - -- —"
�..-
-----------------------
V
.. -.. -. . — -..-..-.._.
.
._.._.._....._.._.._.._....._.. _
Z
INFORMATION FOR TRI5 SME WAS TAKEN FROM
PAR KI NG r r
AN ALTNKSM LAND THE SURVEY DONE BY
APARTMENTS (84 UNITS) '
PAUL R. M,IA L SON I D 5URVEYORS.
W
DARD MAY 9. 1998
89 COVERED (IOG% OF RQ'D) i
W
66 ON GRADE
155 TOTAL (1.5 STALLS / UNIT)
:II
a
OFFICE
43 ON GRADE (I STALL / 300 G.S.F.)
2 1 1 STALLS REQUIRED
n
198 STALLS PROVIDED
NORTH
GRADE LEVEL PLAN
SCALE: 1/32" = 1' -0"
� �T B ILDING SETBACK
� I
I
I
I
p
EXISTING
GARAGE
_ -iI
............ •. �
m
u.i o
t Z
�C -o c
(B N ? g
J E m
L C >
N C 0
Q (n C
(n Q � Q
CD c
°� 'm
co
��
No
Q� Z
h
N
N
O
V
0
Z
Yk
v
z
F
V
W
2
x
W
s
a
Ct _
^ �
1�1 m
n
U
a
Q ayn
G 20
50zoi.
C WO E.n
Q% B CL
Q
• \�Vj
y-+
U)
yr
� � r
O N
U coo Q
J
m
Z
O
_Z
P
co
n21
j I
O
�l
OFFICE
43 ON GRADE (I STALL / 300 G.S.F.)
2 1 I STALLS REQUIRED
198 STALLS PROVIDED
NORTH
BASEMENT LEVEL PLAN
SCALE: 1/37' = V -0"
u
m
N
0
E %15TING
GARAGE
N
19
m
ui o
Zc
JOc
rl
m
L
`�
/��
I
I
CL
Q
\✓ N
F w
CD co
v!
F
Z
V
2 Z
i
F-
F
W
• �SA
I
a.a
L.
W
516NPfiE
�.._-- -.
-.._.-_--
_.._..._.
wEORMATTON FOR THI5 51TE WAS TAKEN FROM
_.- _.- _.- _- ._.._.._- ._.._.._.
PARKING -�-
ANALTWAC5M LAND TITLE $URVEY DONE BY
PAUL R. WLAGAN <SON LAI1D SURVEYORS,
APARTMENTS (84 UNITS)
DATED MAY 9, 1998
89 COVERED (I OG% OF RQ'D)
GG ON GRADE
155 TOTAL (1.8 STALLS / UNIT)
:II
OFFICE
43 ON GRADE (I STALL / 300 G.S.F.)
2 1 I STALLS REQUIRED
198 STALLS PROVIDED
NORTH
BASEMENT LEVEL PLAN
SCALE: 1/37' = V -0"
u
m
N
0
E %15TING
GARAGE
N
m
ui o
Zc
JOc
m
L
`�
/��
C
C >
0
CL
Q
\✓ N
F w
CD co
v!
hl
1-r
pnmm
QI mU�bn
pnFu
a
C
yr
_ C
Q
cn
n
U E O N
cn
N
O c6 d
U m co
V / Z
EV
\✓ N
F w
F
Z
V
2 Z
i
F-
F
W
W
W
i x
a
`.�.]E _
_ y
,e
n
n
hl
1-r
pnmm
QI mU�bn
pnFu
a
C
yr
_ C
Q
cn
n
U E O N
cn
N
O c6 d
U m co
J
m
Z
0
V)
Z
(/7
r -. -.
0 EM
ZONE
VION
IOp
• sI e
0 `E
516NAGE b
N
�.. �.. �.. �. .. -. �.
.......- ..........�.
INFORMATION FOR TMI5 SITE WAS TAKEN FROM
FARM NG
AN ALTNAD5M Z MLE SURVEY DONE BY
APARTMENTS (84 UNITS)
PAUL R. McL AN { 50H LAND SURVEYORS,
4
DATED MAY 9. 1998
89 COVERED (I OG% OF RQ'D)
DWELLING SCHEDULE
20
Lk ON GRADE
1 BR
729+/-
20
155 TOTAL (1.8 STALLS / UNIT)
84 UNIT
UNIT
TYPE
SO. FT.
QTY
Al
EFFECIENCY
480+/-
4
A2
STUDIO
605 + /-
20
B
1 BR
729+/-
20
C
1 BR +DEN
857+/-
28
D
2811
1,170 + /-
12
TOTAL UNITS
84
OFFICE
43 ON GRADE (I STALL / 300 G.S.F.)
21 1 STALLS REQUIRED
158 STALLS PROVIDED
NORTH
UNIT LEVEL PLAN
SCALE: 1132" = 1' -0"
O
1
/ L =�V — — �BUILDINC serencK � /
I
EXISTING
GARAGE
m
wo
z0
se N a
(6
J E m 50) oc
i
EXTERIOR ELEVATION - NORTH
SCALE: 1/16"=l'-O"
EXTERIOR ELEVATION - WEST
SCALE: 1 /16 " =1' -0"
EXTERIOR ELEVATION - EAST
SCALE: 1/16 " =1' -0"
EXTERIOR ELEVATION - SOUTH
SCALE: 1116"=l'-O"
2
LLI p
cl) Z c
JC 0
L C C T
C L
Q U C
(n Q � Q
o c
� 'ca
N
U
C.
a cmN
t~
C! NO
WE
^f E
7 r
C)
• OVA
O
>
N
Ow
QL
V •� o
N
0O X
UW Q
N
o
~
F
?_
5 V
O
w
F
=
V
Q
O
�
Ct _
a
�
o
U
C.
a cmN
t~
C! NO
WE
^f E
7 r
C)
• OVA
O
>
N
Ow
QL
V •� o
N
0O X
UW Q
.'� , .�_ iJ11.,, _ ut II.. II..II..■ 1 ■ ■. 'Ho �-H j-. � 1 .1 .1 I I L ■ ... 1 ■!.'.ra *1.11.,...!1..:: ! ! �. :.. :: . . ■• • 111
i.
= = _ .e::.eaa..e:: F -�- - -
1
G
• -
111 21 m .■.■
IL!1..I ^ = = I !'� Im II I1111HI
■ =` J 01
� II I •• • t .i' .
I ■ EI VIII I. NII IIII � � a .n m m
IN a
II IIIYtl
�.��i — I �JI � ! V1 = JT1 � - � I I -� � I LII 91 — ..�. ■I
-- • Sri ! 1111 �! 711 R �.
.. �[.. I�r II Hill 1 115.1, II iV l.!II p ol�l
■ ■ ■■ ■■ ■ ■ ■ 7' ■ ■ ■ � .■ � .t ■1 ■■ •� • ■■ son-on
� r ������ um
■ T 1'11 I' 'I I' . li Ii19l• 1 11 11 � 170 �1 HE 1M � H 1'11 5 1 $ � .11.
- .. III I..J' 91' i'.i.i I1,.!I I!_..'.I 1!1 AIII
In IF Ill 7FoiFmi lira If I-F!
- �
��■.`_a_ moll
._ .. .... I
I.�I... ■
■ �
�I,�., i
�
■1, ■ � ■ 1
1�..,1'.Ir; *:.u,!I!■y .
�.�■ �
� �■ I!' � I! � �
�. w. .
Cl)
O_
v
0
Q
v
n
CD
am thFY
� la e
MEMORANDUM
To: Honorable Mayor and City Councilmembers
Mark Casey, City Manager
From: Breanne Rothstein, AICP, City Planner
Date: May 4, 2015, 5:30 p.m. Worksession
WSB Project No. 02170 -002
Request: Discussion of Draft Solar Ordinance
OVERVIEW
In completion of the Planning Commission's 2015 Work Plan, the Planning Commission is pursuing the
development of an amended solar ordinance to allow for greater applications of solar on residential and
commercial structures. An ordinance to allow solar energy systems was adopted in 2014 to allow
systems within the ROS — Recreational /Open Space and LI — Light Industrial Districts. With increased
interest in renewable energy by homeowners, more specifically for the installation of solar energy
systems, staff has prepared a draft Ordinance relating to Solar Energy Systems, specifically in residential
and commercial zoning districts.
The purpose of the amendment is to incorporate more detailed standards governing the installation of
solar energy systems. The ordinance is expected to provide clarity and predictability while ensuring that
solar energy systems may be installed in a manner that allows for effective energy production. Further,
the standards are intended to ensure that these systems are installed in a manner that would not
unduly affect community character. The proposed text amendment would:
• Provide clarity for City staff as well as solar installers and property owners;
• Set standards for building- mounted and freestanding (i.e. ground mounted) systems;
Clarify that solar access easements may be purchased from nearby property owners, consistent
with state statute.
The Planning Commission held a work session on February 24, 2015 to review and discuss a draft
ordinance to permit solar energy systems in residential and commercial zoning districts. The Planning
Commission had several recommendations that Staff brought to a City Council worksession for
discussion. At this worksession, staff received a number of recommendations from City Council, as
outlined below.
The Planning Commission met at a worksession on April 27, 2015 and reviewed the revised ordinance.
They directed staff to make several changes, as indicated through tracked changes on the enclose
ordinance, including:
1) Allowing solar on accessory structures;
2) Requiring solar systems to be located at or below the ridgeline of the home;
Page 2
CC Worksession
May 4, 2015
3) Adding a clause to allow the continuation of existing solar systems, unless an upgrade requiring
a building permit is proposed;
4) Clarifying the structural integrity requirement to add "to the satisfaction of the building
inspector"
5) Referencing conditional use permit criteria in city code;
6) Eliminating the requirement for a licensed contractor- allow homeowner to install, with the
issuance of a building permit.
ITEMS RECOMMENDED BY CITY COUNCIL
1. Flush mounted vs. building mounted systems. The Council provided direction to staff and the
Planning Commission to allow only flush mounted on the front of homes and commercial
structures, but to allow building mounted in the rear portion of the roof, but not allowed at all
on accessory structures. Planning Commission is supportive of this, but recommends allowing
solar systems on accessory structures as well.
Example "flush- mounted" solar energy systems
Example "building- mounted" solar energy systems
Page 3
CC Worksession
May 4, 2015
2. "Freestanding" solar energy systems should be
allowed in ALL Zoning Districts.
The City Council provided direction that
freestanding solar energy systems be allowed in all
zoning districts, but only in the rear yard and twice
the required structure setback from rear and side
yards.
Example "freestanding" solar energy systems
3. Requiring a Conditional Use Permit (CUP) for Commercial applications that are within 250 feet of
Residential Districts.
The City Council provided direction that all solar installations in commercial districts be through
the issuance of a conditional use permit.
4. Allow light pole mounted systems in ALL Districts.
The City Council gave direction that all light pole mounted solar installations be allowed through
the issuance of a CUP.
Example "light pole mounted" solar energy systems
SUMMARY OF ORDINANCE AMENDMENTS
As proposed, this draft ordinance, as written, makes the following changes from the original solar
ordinance:
1) Adds a clarifying definition of "flush mounted solar energy systems"
2) Clarifies and expands the purpose of the ordinance
3) Allows for solar panels in residential districts and required standards
4) Requires conditional use permit for all commercial installations
5) Added a caveat about ready roof access for emergency access
Page 4
CC Worksession
May 4, 2015
6) Requires proof of structural integrity to the satisfaction of the building inspector
7) Allows free standing solar energy systems in the rear yards of residential, with applicable
standards, including double the side yard setback
8) Added specific standards for lightpoles
9) Added design and performance standards for solar energy systems
ACTION
Staff recommends reviewing the draft ordinance and providing input on final edits.
NEXT STEPS
This draft ordinance will go to a public hearing at Planning Commission on May 18, 2015.
Draft revised 4.28.15 - Forma
ORDINANCE NO. 2015-
SAINT ANTHONY VILLAGE, MINNESOTA
AN ORDINANCE AMENDING CHAPTER §152.187 TO INCLUDE PROVISIONS
PERTAINING TO SOLAR ENERGY SYSTEMS
The City Council of the City of Saint Anthony Village ordains as follows:
Section One. Amendment to the City of Saint Anthony Village City Code to Amend Section
15S 2.187. Section § 152.187 of the City Code of the City of Saint Anthony Village is hereby amended as
follows. The deleted language is represented by striketkFeugh text. The additional language is
represented by double underlined text.
§152.008 DEFINITIONS.
BUILDING - INTEGRATED SOLAR ENERGY SYSTEM. A solar energy system that is
an integral part of a principal or accessory building, rather than a separate mechanical device,
replacing or substituting for an architectural or structural component of the building. Building -
integrated systems include but are not limited to active photovoltaic or hot water systems that are
contained within roofing materials, windows, walls, skylights, and awnings, or passive systems
that are designed to capture direct solar heat.
BUILDING- MOUNTED SOLAR ENERGYSYSTEM. A solar energy system affixed to
a principal or pccessory building.
FLUSHMOUNTED SOLAR FlVERGYSYSTEM, A solar energy cyst m tha is
installed on the roof of a principal or gccessory building in which the solar panels are parallel
with the finished roof materials.
FREESTANDING SOLAR ENERGY SYSTEM. A solar energy system with a
supporting framework that is placed on, or anchored in, the ground and that is independent of any
building or other structure. Garages, carports or similar structures that incorporate building -
integrated or building- mounted solar energy systems shall not be classified as freestanding solar
energy systems and shall instead be subject to regulations governing accessory structures.
SOLAR COLLECTOR SURFACE. Any part of a solar energy system that absorbs solar
energy for use in the system's transformation process. The collector surface does not include
frames, supports, and mounting hardware.
SOLAR ENERGY. Radiant energy received from the sun that can be collected in the
form of heat or light by a solar collector.
Forma
Forma
Draft revised 4.28.15• - -- Forma
SOLAR ENERGY SYSTEM. A device, set of devices, or structural design feature
intended to provide for collection, storage, and distribution of solar energy for purposes including
heating or cooling buildings or other energy -using processes, electricity generating by means of
any combination of collecting, transferring, solar- generated energy, or water heating.
§152.187 SOLAR ENERGY SYSTEMS
(A) Purpose. Regulations governing solar energy systems are established to provide for appropriate
locations for solar energy systems, to ensure compatibility with surrounding uses, and to promote safe and
effective use of solar energy to increase opportunities for generation of renewable energy. St. Anthony
Village finds that it is in the Public interest to encourage the use and development of renewable enere_ v
systems that enhance energy conservation efforts but result in limited adverse impacts on nearby
properties As such the City mworts the use of solar energy systems
(B) Permitted Uses and Specific Standards
(1) In general. Solar energy systems shall be permitted in those zoning districts where permitted
as an accessory use, subject to the standards of this article. Solar collector surfaces and all mounting
devices shall comply with the minimum yard requirements of the district in which they are located.
Screening of solar collector surfaces shall not be required.
(2) Building- mounted solar energy systems.
(a) Zoning district standards
(1) Residential zoning distdcls, Notwithstanding the height limitations of the zoning
district, building mounted solar energy systems shall be constructed and maintained at or
below °' ° tndzhjeh -'`°° three (3) `e°' ahe;'e the ridge level of a roof on a- structure —with
-
a gable hip or gambrel roof as long asthevand are not visible from the nearest edge of
street frontage right -of- -way other than an alley
Flush mounted solar energy systems that are visible from the nearest edge of the street
frontage right -of- -way shall not have a highest finished Pitch steeper than the roof Hitch on
which the system is mounted and shall be no higher than twelve (12) inches above the roof
Building integrated solar energy systems shall be allowed regardless of whether the
system is visible from the public right -of- -way. Provided the building component in wlilch the
system is integrated meets all required setbacks, land use or performance standards for the
district in which the building is located
(2) Commercial industrial and recreational open space (ROS) zoning districts.
Notwithstanding the height limitations of the zoning district, building mounted solar energy
systems shall be constructed and maintained at or below^°' extend higher than '`-°° "` feet
above the ridge level of a roof on a structure with a gable, hip, or gambrel roof and shall not
extend higher than ten (10) feet above the surface of the roof when installed on flat or shed
roof.
Draft revised 4.28.15• - -- Forma
(b) The solar collector surface and mounting devices for building- mounted solar energy
systems shall be set back not less than one (1) foot from the exterior perimeter of a roof for every
one (1) foot that the system extends above the roof surface on which the system is mounted t4
ensure ready roof access in the event of a fire or oth r safer lared occurren ce wh rebv roof
access is needed. Solar energy systems that extend less than one (1) foot above the roof surface
shall be exempt from this provision, however shall be set back from the roof edge by a minimum
of 1 foot.
(c) The collector surface and mounting devices for building- mounted solar energy systems
shall not extend beyond the exterior perimeter of the building on which the system is mounted or
built.
(d) Solar energy systems shall be designed to blend into the architecture of the building to
e maximum extent Practical.
tlran alleys. The color of the solar collector is not required to be consistent with the roofing
materials.
(e) Building- mounted systems, excluding building - integrated systems, shall not cover more
than 80% of the roof upon which the panels are mounted to ensure ready roof accPCs in the event
of a fire or other safety occurrence whereby roof access is Deeded
conditional
required for • .
for ... . of •.
(3) Freestanding solar
energy
mteinL
(a) F=sMading
solar
nergv
sYstcms.
cured to
the highcst
point of the s stem
s all not
MOW ten (10) feet
in height
and
shall m
t double the
minimum
setback requirements
of an
accessory structure
as outlined
in
5152 176
ac mmumd
fmm
the Qutermost-nedmcterof
,
solar Panel to the Property
line Freestanding
sQlar e
r
only
a in
(b) In all residential
districts
the
f the lar collector
surra-CC of freest in
of r
energy systems shall
not exceed
three
(3)
Percent of the
lot area
In au Ibex dint...,
the ..ma!)
th ar collector
urface of
free
t din
plat enerw
cycle c
hall not .----A five
(51 Percen
of Lhe lot area Notwith
tandin
an
y other
Pm dsion to
the rnntr
ty the
f sola .
energy systems shall
be calculated
independently
of the
floor a=
of all other accessory
ctrnrfi,re
Qn he zoning lot
(cl The supporting
framework
for free
tandin solar
n rgy
systems shall not include
unfmishgd lumber.
Draft revised 4.28.15- -- - Forma
LioWole mounted solar energy systems. _ _ _ _- _ _ _ Forma
(a) Any solar installation on a light pole shall require the issuance of a conditional use permit.
and shall take into account the surrounding land uses the proposed visual impact, and the
structural integrity relative to size and height of the proposed solar installation.
(C) Design and Performance Standards In addition the t dar& required ah v the %Mowing
is andards shall apply to aU solar energy systems
(1) Compatibility with nearby oro-wrties The visual impact of rooftop equipment on nearby
properties shall be minimized through such means as location on the roof flush - mounting to the roof.
screening or other integration into the roof design Screening shall be of durable permanent materials
that are compatible with the primary building materials Screening shall be done to the extent
12ossihle wilbout reducing the systems efficiency.
television and other communication signal interference
(m InstaMian, c r h 11 t Forma =rgy reaulre the lssuance of a building permlt be Installed GPs.
,(8) The structure upon which the solar energy system is mounted shall have the structural
integrity to cam the weight of the solar energy system Proof of structural integrity shall be submitted
to the satisfaction of the building inspector.
_Q Administrative Review Process
Comahance.
•
yl'
J_ systems
shall
be
desigwd.
•1. 1.
1
RI
- !• -- 1. 1- .1. 1 {- 1' .n /.
/.1a
- salar "1- J_ sygem
can
1-
watcr courses, oi other -l—men rlements of the Ila 11
..-
_! terferp. with the .1
r
. I •
U% nte //' • -1.-J— p11. _ 1'
-1
!111 repair and
.-J.0
l.1 •-1
1
. t
11•. n• fmmgwQrk, or Qthcr comoments.
Abandonment, . -l- J_ systern Lhd
is allowed
to mmin in a
umfimclimaLDr
.1.11 _ - fQr a I' _a of - onaccutimQ
months. and which
is not
brou&t in
1' r 1
be
1 - .11-1 b t1. "1
and
ila be 1" -1 .
television and other communication signal interference
(m InstaMian, c r h 11 t Forma =rgy reaulre the lssuance of a building permlt be Installed GPs.
,(8) The structure upon which the solar energy system is mounted shall have the structural
integrity to cam the weight of the solar energy system Proof of structural integrity shall be submitted
to the satisfaction of the building inspector.
_Q Administrative Review Process
Comahance.
•
yl'
J_ systems
shall
be
desigwd.
•1. 1.
1
RI
•1'Y.
"1
in
• 1"
J 1.
1. . 1
1 •
1
. t
- {!
1 •
! ..
•
R
•_
i 1
1•
11"
1-
•
state
_ - vic
•1' .1.1
x_11.
•
"
television and other communication signal interference
(m InstaMian, c r h 11 t Forma =rgy reaulre the lssuance of a building permlt be Installed GPs.
,(8) The structure upon which the solar energy system is mounted shall have the structural
integrity to cam the weight of the solar energy system Proof of structural integrity shall be submitted
to the satisfaction of the building inspector.
_Q Administrative Review Process
Draft revised 4.28.15 -- -- Forma
(1) In general. Applications that meet the design requirements of this policy shall be granted
administrative approval by the Zoning Administrator or other Authorized Agent. Plan approval does
not indicate compliance with Building Code or Electric Code. All systems shall comply with the
Minnesota State Building and Electric Code.
(2) Submittal requirements. An application for a solar energy system shall be filed on a form
provided by the City. In addition, the applicant shall submit the following:
(a) Plan application for solar energy systems shall be accompanied by scaled horizontal and
vertical (elevation) drawings. The drawings must show the location of the system on the
building, or on the property for a ground- mounted system, including the property lines.
1. For all building- mounted systems other than a flat roof the elevation drawings
shall show the highest finished slope of the solar collector and the slope of the
finished roof surface on which it is mounted.
2. For flat - building - building systems a drawing shall be submitted showing the
distance to the roof edge and any parapets on the building and shall identify the
height of the building on the street frontage side, the shortest distance of the
system from the street frontage edge of the building, and the highest finished
height of the solar collector above the finished, surface of the roof.
(b) Written evidence that the electric utility service provider that serves the proposed site has
been informed of the applicant's intent to install a solar energy system, unless the
applicant does not plan, and so states so in the application, to connect the system to the
electricity grid.
(c) Written evidence that the electric solar energy system components have a UL listing.
(DE) Conditional uses. Solar energy systems that do not comply with the standards as stated in provision
§152.187 above may be allowed by conditional use permit, subject to the provisions of Section §152.243,
Conditional Use Permits, provided that requests to exceed the permitted amount of impervious surface
shall be by variance.
(EE-) Solar access. Solar access easements may be filed consistent with Minn. Statute Section §500.30 as
may be amended from time to time. Any property owner may purchase an easement across nearby
properties to protect access to sunlight. The easement is purchased or granted by owners of nearby
properties and can apply to buildings, trees, or other structures that would diminish solar access.
(G) Legal, non - conformities. Solar energy systems in existence prior to adoption of this ordinance shall be
permitted to exist and be repaired in their current form. However, any changes, expansions, or upgrades in
the solar energy system, that would require a building permit, shall necessitate conformance with this
section.
§152.038 Accessory Uses (R -1 District)
Draft revised 4.28.15--- -- Forma
Subject to the provisions of §152.175 through §152.186, the following accessory uses are
permitted in the R -1 District:
t - a u . sT no
§152.103 Accessory Uses (Rl -A District)
Subject to the provisions of §152.200 .i._,...gh s152210 §152.175 through §152.186, the
following accessory uses are permitted in the RI -A District:
i s i i
MOTIM • 11"WE:i/]
§152.12213.3- Conditional Aeeessery Uses (Commercial District)
Subject to the provisions of §152.175 through §152.186, the following aeeessery conditional uses
are permitted in the C District:
(ZF) Solar energy systems, subject to the nrovisions of § 152.1
Section Two. Findings for Amending the City of Saint Anthony Village City Code by Adding
Section §152.187. In amending the City of Saint Anthony Village City Code by adding Section §152.187
relating to the regulations of solar energy systems, the City Council of the City of Saint Anthony Village
finds that the amendment is required for the public good; is in the interest of public health, safety and
welfare; and is compatible with the City's Comprehensive Plan.
Section Three. Effective Date. This Ordinance amendment shall be in full force and effect upon
its publication as provided by law.
Passed in regular session of the City Council on 12015.
CITY OF SAINT ANTHONY VILLAGE
By:
Jerome O. Faust, Mayor
ATTEST:
N
CQ
0
O
3
3
c
U)
O
1
O
N
ain nthony
Iu1X LTA Eel :L101111LTA
To: Honorable Mayor and City Councilmembers
Mark Casey, City Manager
From: Breanne Rothstein, AICP, City Planner
Date: May 4, 2015, 5:30 p.m. Worksession
WSB Project No. 02170 -002
Request: Discussion of Planning Commission work plan items
OVERVIEW
Annually, the Planning Commission adopts a work plan to guide their policy analysis and ordinance
work. In 2015, the following work plan item was on the Planning Commission list.
3. Reviewing and making recommendations on proposed City Code amendments, Comprehensive
Plan amendments, and other long range planning documents. Among potential projects in 2015,
the Planning Commission prioritized them in the following order (recognizing that not all will be
completed in 2015):
1. Continue review /update green /energy /reuse ordinance(s); specifically:
a. Solar Energy in residential and commercial areas; (IN PROGRESS)
b. Pervious pavement systems;
c. Urban Farming/Keeping of Animals Ordinance
2. Review outdoor wood burning fire standards;
3. Review landscaping and planting requirements ordinance; and
4. Review /update /create home occupation /interim use permit /special use permit
ordinance;
The next two ordinances on the list are the consideration of adding credits for lot coverage for pervious
pavement systems and the addition of provisions for keeping of animals, specifically chickens and bees.
Staff is seeking feedback from the council on these two items.
Staff has conducted preliminary research regarding pervious paver systems, and recommends against
crediting lot coverage for this type of technology. Given the nature of the soils in St. Anthony and the
propensity to flooding, staff does not recommend crediting impervious surface limits /lot coverage for
the use of pervious paver systems. These systems need regular maintenance and can stop functioning as
designed without such maintenance.
Staff has also received several requests for the keeping of chickens and bees within the city limits.
Currently, the city code is silent on bees and does not specifically permit them. With regard to chickens,
Section 91.56 of city code (outlined below) requires city council approval, and is conditioned on a
"health officer" reporting on the effect on public health. Our current practice is for residents to provide
a site plan and seek approval from the City Council.
May 4, 2015 CC Worksession
Page 2
Currently, there have been minor issues with the keeping of bees or chickens, and several cities have
anticipated problems and adopted additional regulations for such animals. Staff is looking for feedback
on Council as to the level of need for a regulating ordinance for chickens and /or bees.
91.56 KEEPING OF CERTAIN ANIMA LS.
No person may keep swine, cattle, horses, goats, or more than 2 dogs or 3 dogs
allowed under § 91.01 through 91.05 or fowl, within the city nearer than 500 feet
to any human habitation or platted land, without approval of the City Council.
The City Council may, before approving or denying any request for approval,
request a report from the Health Officer concerning the effect on public health.
(1993 Code, § 1210.02) Penalty, see § 10.99
RECOMMENDED ACTION
Provide guidance on work plan items from Planning Commission work plan.
Approved by City Council on February 24, 2015
" F7
St. Anthony Village Planning Commission
2015 Work Plan
The Planning Commission is a seven member advisory commission, appointed by the City Council and
charged with the following duties (City Code Chapter 32, Section 32.06):
A) Review and make recommendations to the City Council as to a comprehensive municipal plan,
including the land use plan, a community facilities plan, a transportation plan, and
recommendations for plan adoption and execution;
B) Consider and make recommendations to the City Council as to all proposed subdivisions and
plats;
C) Consider and make recommendations to the City Council as to all proposed amendments to the
Chapters 151 and 152 of this code regarding subdivisions and zoning;
D) Consider, hold hearings, and make recommendations on conditional use permit applications;
E) Review all applications for variance to zoning, hold hearings, and make recommendations to the
City Council; and
F) Review requests for sign variances.
In 2015, the Planning Commission will focus on the following items:
1. Continue training on both planning/zoning issues.
2. Review and making recommendations on land use and development applications.
3. Reviewing and making recommendations on proposed City Code amendments, Comprehensive
Plan amendments, and other long range planning documents. Among potential projects in
2015, the Planning Commission prioritized them in the following order (recognizing that not all
will be completed in 2015):
1. Continue review /update green /energy /reuse ordinance(s); specifically:
a. Solar Energy in residential and commercial areas;
b. Pervious pavement systems;
c. Urban Farming/Keeping of Animals Ordinance
2. Review outdoor wood burning fire standards;
3. Review landscaping and planting requirements ordinance; and
4. Review /update /create home occupation /interim use permit /special use permit
ordinance;
4. Reviewing and making recommendations on privately or City initiated rezoning and land use re-
guiding.
3301 Silver Lake Road, St. Anthony, Minnesota 55418 -1699 • www.ci.saint- anthony.mn.us •(612) 782 -3301 Fax (612) 782 -3302
Our mission is to be a progressive and livable community, a walkable village which is sustainable, safe and secure.
T
CD
CD
N
C
;0
CD
0
0
1
cn
n
o�
0
m
0.
STREET & UTILITY IMPROVEMENTS
0
0
w
0
v
a
'o
m
6
zl�I
I
R
{y�g St. Anthony Village, Minnesota
Street & Utility CIP for 2014 and Beyond
Revised Any 2e, W13
PROGRAM YEAR
_
2014 - $2,192,000
_
2015 - $1,880,000
_
2016 - $2,193,000
2017 - $1,970,000
®
2018 - $1,760,000
2019 - $2,200,000
_
2020 - $2,095,000
_
2021 - $2,210,000
_
2022 - $1,760,000'
_
2023 - $1,865,000
_
2024 - $2,075,000
Schedule
subject to change
'$2.615000 Taal Pmjed Cost
f$855,000 3f0feAid Funds)
0
N
2
m
I
of
N
F
I
STREET & UTILITY IMPROVEMENTS
AB - St. Anthony Village, Minnesota
Street & Utility CIP for 2015 and Beyond
Revised Apol2J, 2015
PROGRAM YEAR
'$2.684.00 Total Pm /ea Cost
tsee0,00 SW&Ad Fundsl
X
2015 - $1,880,000
_
2016 - $1,919,500
_
2017 - $2,259,000
2018 - $2,293,000
2019 - $2,049,000
2020 - $2,560,000
_
2021 - $2,438,000
_
2022 - $2,572,000
_
2023 - $1,814,000
_
2024 - $2,170,000
_
2025 - $2,396,000
Schedule
subject to change
'$2.684.00 Total Pm /ea Cost
tsee0,00 SW&Ad Fundsl
X
2016 STREET AND UTILITY IMPROVEMENTS
City of Saint Anthony Village, Minnesota
Project Costs
Proposed Improvements
St. Anthony Village
Columbia Heights
Oncl. 37th Place .t
Asphalt Trail)
Total
Street Reconstruction
$881,200
$1,186,800
$2,068,000
Sidewalk Improvements
$80,900
$80,900
Utility Improvements
$566,400
$472,700
$1,039,100
Subtotal
$1,528,500
$1,659,500
$3,188,000
Railroad Crossing
$230,000
$230,000
$460,000
Subtotal
$1,758,500
$1,889,500
$3,648,000
Decorative Street Lighting
$161,000
$161,000
Total Project Costs
$1,919,500
$1,889,500
$3,809,000
Funding Sources
HISP Funding
$80,900
$80,900
Assessments
_ $390,000
$25,000
$25,000
$390,000
$50,000
Rice Creek Watershed District
St. Anthony Village
$1,423,600
$1,423,600
Columbia Heights
$1,864,500
$1,864,500
TotalPro'ect Fundin Sources
$1,919,5001
$1,889,500
$3,809,000
COOPERATIVE AGREEMENT FOR THE ADMINISTRATION AND DIVISION OF
COSTS ASSOCIATED WITH STINSON BOULEVARD RECONSTRUCTION IN THE
CITIES OF COLUMBIA HEIGHTS AND SAINT ANTHONY
THIS AGREEMENT, made and entered into this _ day of , 2015, by and between
the City of Columbia Heights, Minnesota, a municipal corporation (hereinafter "Columbia
Heights "), and the City of Saint Anthony, Minnesota, a municipal corporation (hereinafter "Saint
Anthony').
WHEREAS, Columbia Heights and Saint Anthony share a common boundary and each
desires to pursue a street improvement project of Stinson Boulevard from 37ti' Avenue NE to Silver
Lane (hereinafter collectively the "2016 Stinson Boulevard Reconstruction Project'); and,
WHEREAS, the streets in Columbia Heights and Saint Anthony that are to be included in
the 2016 Stinson Boulevard Reconstruction Project are named and depicted in the attached Exhibit
A to this Agreement; and,
WHEREAS, the word "Improvements" as stated and used in this Agreement shall mean all
2016 Stinson Boulevard Reconstruction Project improvements including project development,
preliminary and final engineering, administration, construction, inspection, and all other cost and
work items described herein; and
WHEREAS, Minnesota Statutes Chapter 471.59 provides that municipalities may enter into
a joint powers agreement providing for the division of costs for such Improvements; and
WHEREAS, the total costs for the Improvements shall be shared by Columbia Heights and
Saint Anthony in accordance with the terms of this Agreement.
NOW, THEREFORE, IT IS AGREED:
SECTION A
PROJECT SUMMARY
1. The Improvements and financing shall be performed in accordance with the terns of
this Agreement, the requirements of Minnesota Statutes, Chapter 429, and each City's respective
codes, policies, and regulations.
2. Columbia Heights and Saint Anthony agree to develop separate Feasibility Reports
for the Improvements.
3. Upon review and approval of the Feasibility Reports, a completion of final design
(including the preparation of plans and specifications) shall be performed by Saint Anthony.
Surveys, data, collection, and preparation of plans for final design shall also be performed by Saint
Anthony. Bidding and contract documents shall be prepared in a form that allows the share of costs
allocated to each party to be determined.
2010 Silver Lane Reconstruction Cooperative Ag �ent
4. Plans and specifications shall be approved by the city councils of Columbia Heights
and Saint Anthony prior to releasing an advertisement for bids. Contract award to the lowest
responsible bidder will be conducted by Saint Anthony.
5. Construction engineering, including bid openings, contract administration, other
agency submittals, staking, and contract management shall be performed by Saint Anthony.
6. Construction observation for water and sewer improvements will be the
responsibility of the City whose system is being improved. For Example, Columbia Heights
watermain improvements will be observed by a city of Columbia Heights representative and
constructed to its design standards. Saint Anthony watermain improvements will be observed by a
city of Saint Anthony representative and constructed to its design standards.
7. Construction observation for street, sidewalk, and storm sewer improvements will be
the responsibility of Saint Anthony.
8. All monthly progress payments to the contractor for any Improvements shall be
reviewed and agreed upon by both Columbia Heights and Saint Anthony project representative prior
to release of payment. Final contract payment shall occur only after final acceptance of the
Improvements by the city council of Columbia Heights and the city council of Saint Anthony.
9. Saint Anthony shall invoice Columbia Heights for reimbursement of Columbia
Heights's portion of the costs of the Improvements in accordance with this Agreement.
SECTION B
COST ALLOCATION
1. Final Design Costs
a. Each party will pay their pro -rated share of design costs for the
hnprovements. The final design costs of the Improvements shall include, but not be limited to the
following: data collection, preparation of drawings and exhibits, and preparation of plans and
specifications. Saint Anthony will contract for these final design services with an engineering
consulting fine, WSB and Associates, hic. (WSB). WSB will invoice the City of Saint Anthony
directly for this work.
2. Project Administration Costs
a. Each party will pay 50% of the project administration costs for the
Improvements. The project administration costs for the Improvement shall include, but not be
limited to the following: bidding, contractor contracts, project management, pay vouchers, and
change orders. Saint Anthony will contract for these project administration services with WSB.
WSB will invoice the City of Saint Anthony directly for this work.
3. Construction Observation Costs
a. Each party will pay 50% of all costs of the construction observation of the
street and storm sewer improvements. Saint Anthony will contract for these construction
2
observations services with WSB. WSB will invoice the City of Saint Anthony directly for this
work.
b. Each party will pay for the costs of the construction observation of the sewer
and water improvements of that City. Columbia Heights will provide an in -house construction
observer for sewer and water improvements within Columbia Heights
4. Survey Costs
a. Each party will pay 50% of all costs of the topographic survey and
construction survey /staking of the street and utility improvements. Saint Anthony will contract for
these survey services with WSB. WSB will invoice the City of Saint Anthony directly for this
work.
5. Testing Costs
a. Each party will pay 50% of all costs of the material testing associated with
the street and utility improvements. Saint Anthony will contract for these testing services with
WSB. WSB will invoice the City of Saint Anthony directly for this work. Saint Anthony will
contract for these testing services with WSB. WSB will invoice the City of Saint Anthony directly
for this work.
6. Street and Storm Sewer bUrovements
a. Construction Cost Allocation: Each party will pay 50% of all costs of the
construction of the street and storm sewer improvements.
7. Sidewalk hnprovements
a. Construction Cost Allocation: All costs of the construction of the sidewalk
improvements shall be assigned to Columbia Heights and Saint Anthony based on the actual
amount of sidewalk and/or trail constructed for each city.
8. Sewer and Water Utility Improvements
a. Construction Cost Allocation: Each party will pay for the costs of all sewer
and water utility improvements based on the actual amount of sewer and water utilities constructed
for each city.
9. Upon execution of this Agreement, Saint Anthony shall invoice Columbia Heights
for its percentage of all costs incurred prior to contract award, and Columbia Heights will pay the
invoice within thirty days of receipt.
10. After an award by the City of Saint Anthony to the successful bidder on the Project,
the City of Saint Anthony shall invoice the City of Columbia Heights for ninety five (95) percent of
the estimated City of Columbia Heights share in the contract construction and engineering costs for
the Project. Payments shall be made to the City of Saint Anthony, in the name of the City of Saint
Anthony, by the City of Columbia Heights for the full amount due stated on the invoices within
thirty (30) days of the invoice date. Said estimated City of Columbia Heights share shall be based
on actual contract unit prices applied to the estimated quantities shown in the plans.
11. In the event the City of Saint Anthony Engineer or the City of Saint Anthony's staff
determines the need to amend the construction contract with a supplemental agreement or change
order which results in an increase in the contract amount for the Project, the City of Columbia
Heights hereby agrees to remit within thirty (30) days of notification by the City of Saint Anthony
of said change an amount equal to ninety five (95) percent of the estimated City of Columbia
Heights share as documented in the supplemental agreement or change order.
12. The remainder of the City of Columbia Heights's share in the contract construction
and engineering costs of the Project, including additional costs resulting from supplemental
agreements and change orders, will be due to the City of Saint Anthony upon the completion of the
Project and submittal of the City of Saint Anthony Engineer's final estimate for the Project to the
City of Columbia Heights.
13. Upon final payment to the Project contractor by the City of Saint Anthony, any
amount remaining as a balance in the deposit account will be returned to the City of Columbia
Heights, within thirty (30) days, on a proportionate basis based on the City of Columbia Heights's
initial deposit amount and the City of Columbia Heights's final proportionate share of the Project
costs. Likewise, any amount due the City of Columbia Heights as its final payment for the
construction costs of the Project within thirty (30) days of receipt of an invoice from the City of
Saint Anthony.
14. All City of Columbia Heights funds deposited with the City of Saint Anthony shall
bear interest equal to the 4M Fund rate until paid to the contractor or returned to the City of
Columbia Heights. Saint Anthony shall provide Columbia Heights a listing of all transactions
including deposits, progress payments, interest earned, and balances on a monthly basis or upon
request of the Columbia Heights City Manager.
[The remainder of this page is intentionally blank.]
M
SECTION C
MAINTENANCE RESPONSIBILITIES
1. Maintenance and upkeep of the Improvements after completion shall be in
accordance with existing policies and responsibilities in place prior to construction of the
Improvements.
SECTION D
MISCELLANEOUS PROVISIONS
1. Compliance with Laws. The parties agree to comply with all laws, ordinances and
regulations of Minnesota applicable to this Agreement and the construction of the Improvements.
This Agreement shall be construed and enforced according to the laws of Minnesota.
2. Indemnification. Each party will be responsible for claims and damages resulting
from the acts, errors and omissions of its officers, employees and agents and will defend and
indemnify the other party for any such claims; provided, however, that nothing in this Agreement
shall constitute a waiver or limitation of any immunity or limitation on liability to which either party
is entitled under Minnesota Statutes, Chapter 466, or otherwise.
3. Notices. Any notices or correspondence required to be given under this Agreement
or any statute or ordinance shall be in writing and shall be deemed to be given if delivered
personally or mailed postage- prepaid by certified mail, return receipt requested:
a. As to Columbia Heights:
b. As to Saint Anthony
City of Columbia Heights
590 40' Avenue NE
Columbia Heights, MN 55112
ATTN: City Manager
City of Saint Anthony
3301 Silver Lake Road
Saint Anthony, MN 55418
ATTN: City Manager
or at such other address as either party may, from time to time, notify the other in writing in
accordance with this paragraph.
4. Severabilitv. In the event that any provision of this Agreement is held to be invalid,
illegal or unenforceable by any court of competent jurisdiction, such holding shall pertain only to
such section and shall not invalidate or render unenforceable any other provision of this Agreement.
5. Nonwaiver. If either party waives any default or non - performance by the other party
in writing, such waiver shall be deemed to apply only to such event and shall not waive any other
prior or subsequent default.
6. Preamble and Recitals. The preamble and recitals set forth on page one of this
Agreement are incorporated into and made a part of this Agreement.
7. Para" h and Section Headings. The paragraph and section headings used in this
Agreement have no legal significance and are used solely for convenience of reference.
8. Entire Agreement. This Agreement and its Exhibits attached hereto, if any, evidence
the entire agreement between the parties relating to the subject matter addressed herein and
supersedes all other prior agreements and understandings, written or oral, between the parties.
9. Amendment. Any alterations, variations, modifications, or waivers of provisions of
this Agreement shall only be valid when they have been reduced to writing as an amendment to this
Agreement signed by the parties hereto or their successors.
10. Contract Administration. To the degree permitted by state law, Columbia Heights
designates Saint Anthony as its representative authorized to act on Columbia Heights's behalf with
respect to this Agreement.
To the degree permitted by state law, Saint Anthony designates its City Manager, or his/her
designee as authorized in writing, as its representative authorized to act on Saint Anthony's behalf
with respect to this Agreement.
11. Limitations. This Agreement is not intended to and shall not create rights of any
character whatsoever in favor of any person, corporation, association or entity other than the parties
to this Agreement and their successors and assigns, and the obligations herein assumed are solely
for the use and benefit of the parties to this Agreement and their successors and assigns.
12. Non - Assignment. The parties hereto agree that neither party shall assign, sublet,
transfer or pledge this Agreement and/or the services to be performed hereunder, whether in whole
or in part, without the prior written consent of the non - assigning party.
13. Counterpart . For the convenience of the parties, any number of counterparts hereof
may be executed and each such executed counterpart shall be deemed an original, but all such
counterparts together shall constitute one in the same Agreement.
14. Data Practices. Data provided to either party or received from either party under this
Agreement shall be administered in accordance with the Minnesota Government Data Practices Act,
Minnesota Statutes, Chapter 13.
[The remainder of this page is intentionally blank.]
0
IN TESTIMONY WHEREOF, the City of Columbia Heights has caused this Agreement to
be executed the day and year first above written.
LM
0
CITY OF COLUMBIA HEIGHTS
Gary Peterson, Mayor
Walter Fehst, City Manager
IN TESTIMONY WHEREOF, the City of Saint Anthony has caused this Agreement to be
executed the day and year first above written.
0
CITY OF SAINT ANTHONY
Jerome O. Faust, Mayor
Mark Casey, City Manager
7
PROJECT LOCATION MAP OF STREETS TO BE INCLUDED IN PROJECT
A -1
O
C
O
-Ih
0
Lrn
C)
E
c
N
u
E
E
v a
a
a E E
a
a
y
U
U
C7
m
w>
c U
3
On
v
m
a` c
E
E
:0 N
0
m 42 C
w N
7 N
O C
L r
C
> 2
O N
Q' of 2
O C N
di 0
O 3
O
N V U
G«
LL
+
p L
IL O E
i..i
ah�
Iic
y
9>, .J�..
E3
: J
■y
cN 3
,
:m
O
C O
0
O
�
'
L) 0
CN
I
N
O
0)
O
N
<« N
d�
N d
,,
N O S
y 0
O j
sLL
U
�x
°
Q�aii
w °o
.05
��
m5
�5c
N
N
o°
IL C)
ELL
Q.'LLU
ELL d
pi
PI
O
N
N
C6
>� ®® ® ¢. g
c_ a >, tV Cl sm:I . LL i�la l90 &yyJ�� bO.C'Ypb� Z �.
0 M
o r d� O E' as 1�oa�uls z
0c c >, OU `� I:'w r rn 021 NI)INVa
.S a ,.¢ < w �.
.w z m
o c E R tl w . g = �u, NO M311USEIND
LL U z : z° "w a,,
a �a 31SV1VOVW � a w: ww z ¢,
3 N w' >
w 1 _ 021N3d M -1� Q: x
p x•
�I■�n■�■ 3)rVl W ■lu ten■ _ -
olf Oa 3NV1 a MIS 0a 3NV1 a3 /11M (3M 3XWvA U3/01E w z ON�b
<1
o! 1 ���s� P w Z. yI 3
�' ` �� 3 NT1S 30011000 z w >'
• ����```````� w■ u1L Z; w z
<
■�GP w 3 N 1.S 0NI021`dN =; �Q� N �Q, p' Q
■ w rz- " ~ c 33 N1S NOSIIM o' a' w
m 3N1S 02lVM03 "�
■ ¢ N x w
1 3 N 18113A3S 3 N 1S 13A3SO0ai ¢ ■
■_ - - > 3 N 1S 1-13A3SOOa - OOa
I%■4■® o m s el■i■ IO!■1■i® r■o a /■/ef r1 TIN I I I I I I I I I I I I I I n I I r it 110111 n IM11M _ J■ IMPIRMI 3N OA.. NO NI - 3N OAls NOSMIS �I ■r ° ■� °■ ■3N.V A1d Ils■ ■I■'
C n T
O N 1
� c
m o y
C 0 ?. C O r
da'O Tc y N U d1 Oa -O N �C
ESE a mc°� ED.�J. w>
d 2 ... J O.'W N t6 d C d __ C Y N
0Ec 2 `T-�o 0 3a E O.9 •� �m IIIC> U�.�J. E Q E
o. °v d �'> >'9" I`a� o° .e4 �°o rn d� `"`�c �co 0 c o
C °E 'om f'p n NC m Ip ad3� d Orn'°o ' c� c to � c _ 0 mN C o C C n E C 3 O > .JJ > .
3 J °>
m:c CO �U °O I O
� O O '
y m m
� U IM
0 w 0 E c 0 a
ii� LL . � 0 n
Uo C > O U
O A c t w J N O
C Q N U U n ) 9 a 0 LL I L N
U J LL LL LL
v vi se r 00 °i
a
_ c
1 M-
0
c
�dc
LL a°i
r
'41 ,-wr flr�Il�n=
°EO'o
O
d m � U c
> (n p c
c > 0.2
p
Q 0 C c N
d
U)H mU`o
r
N
N
da
� O
c `
O O N
pIa E
c m J
c n
U) a Cl)
ai
of
0