HomeMy WebLinkAbout2004-11 Amending 850.21 Floodplain Regulations ORDINANCE NO. 2004-11
AMENDING SECTION 850.21
GENERAL FLOOD PLAIN DISTRICT
The City Council of the City of Edina ordains:
Section 1. Subsection 850.21 of the City Code is amended to read as follows:
"850.21 General Flood Plain District (FD).
Subd. 1. Statutory Authorization,Findings Of Fact And Purpose
A Statutory Authorization: The legislature of the State of Minnesota has, in
Minnesota Statutes Chapter 103F and Chapter 462 delegated the responsibility to
local government units to adopt regulations designed to minimize flood losses.
Therefore,the Council does adopt this Subsection 850.21
B. Findings of Fact. In addition to the findings set forth in Subsection 850.01 of this
Code,its is hereby further found and declared that:
1. The flood hazard areas of the City are subject to periodic inundation
which results in potential loss of life, loss of property, health and safety
hazards, disruption of commerce and governmental services, extraordinary
public expenditures or flood protection and relief, and impairment of the tax
base, all of which adversely affect the public health, safety, and general
welfare.
2. Methods Used to Analyze Flood Hazards. This Subsection is based upon
a reasonable method of analyzing flood hazards, which is consistent with
the standards established by the Minnesota Department of Natural
Resources.
3. National Flood Insurance Program Compliance. This Subsection is
adopted to comply with the rules and regulations of the National Flood
Insurance Program codified as 44 Code of Federal Regulations Parts 59 -78,
as amended, so as to maintain the community's eligibility in the National
Flood Insurance Program.
C. Statement of Purpose: It is the purpose of this Subsection 850.21 to promote the
public health, safety, and general welfare and to minimize those losses described in
Subd. 1. of Paragraph B. of Subd. 1 of this Subsection 850.21 by provisions
contained herein.
Subd. 2. DEFINITIONS. The words and phrases used in this Subsection 850.21 shall be
interpreted so as to give them the same meaning as they have in common usage and so as
to give this subsection its most reasonable application. However, they shall be subject to
the rules of construction and definitions in Subsection 850.03 and, to the extent defined
below shall have the following meanings for purposes of this Subsection
Accessory Use or Structure. As defined in Subsection 850.03.
Ordinance No. 2004-11
Page 2
Basement. Any area of a structure, including crawl spaces, having its floor or base
subgrade (below ground level) on all four sides, regardless of the depth of
excavation below ground level. This definition shall apply only to this Subsection
850.21 and for purposes of this Subsection, this definition shall control over the
definition in Subsection 850.03.
Conditional Use. As defined in Subsection 850.03.
Equal Degree of Encroachment. A method of determining the location of
floodway boundaries so that flood plain lands on both sides of a stream are capable
of conveying a proportionate share of flood flows.
Flood. A temporary increase in the flow or stage of a stream or in the stage of a
wetland or lake that results in the inundation of normally dry areas.
Flood Frequency. The frequency for which it is expected that a specific flood stage
or discharge may be equaled or exceeded.
Flood Fringe. That portion of the flood plain outside of the floodway. Flood fringe
is synonymous with the term "floodway fringe" used in the Flood Insurance Study
for the City developed by the Federal Emergency Management Agency.
Flood Plain. The beds proper and the areas adjoining a wetland, lake or
watercourse which have been or hereafter may be covered by the regional flood.
Flood Proofing. A combination of structural provisions,changes, or adjustments to
properties and structures subject to flooding, primarily for the reduction or
elimination of flood damages.
Floodway. The bed of a wetland or lake and the channel of a watercourse and
those portions of the adjoining flood plain which are reasonably required to carry or
store the regional flood discharge.
Lowest Floor. The lowest floor of the lowest enclosed area (including basement).
An unfinished or flood resistant enclosure, used solely for parking of vehicles,
building access, or storage in an area other than a basement area, is not considered a
building's lowest floor.
Manufactured Home. A structure, transportable in one or more sections, which is
built on a permanent chassis and is designed for use with or without a permanent
foundation when attached to the required utilities. The term"manufactured home"
does not include the term"recreational vehicle."
Map. The Official Flood Plain Zoning Map described in Subd. 3 of this Subsection
850.21.
Obstruction. Any dam, wall, wharf, embankment, levee, dike, pile, abutment,
projection, excavation, channel modification, culvert, building, wire, fence,
Ordinance No. 2004-11
Page 3
stockpile, refuse, fill, structure, or matter in, along, across, or projecting into any
channel, watercourse, or regulatory flood plain which may impede, retard, or
change the direction of the flow of water, either in itself or by catching or collecting
debris carried by such water.
Principal Use or Structure. Means all uses or structures that are not accessory uses
or structures.
Reach. A hydraulic engineering term to describe a longitudinal segment of a
stream or river influenced by a natural or man-made obstruction. In an urban area,
the segment of a stream or river between two consecutive bridge crossings would
most typically constitute a reach.
Recreational Vehicle. A vehicle that is built on a single chassis, is 400 square feet
or less when measured at the largest horizontal projection, is designed to be self-
propelled or permanently towable by a light duty truck, and is designed primarily
not for use as a permanent dwelling but as temporary living quarters for
recreational, camping, travel, or seasonal use. For the purposes of this Subsection,
the term recreational vehicle shall be synonymous with the term travel trailer/travel
vehicle.
Regional Flood. A flood which is representative of large floods known to have
occurred generally in Minnesota and reasonably characteristic of what can be
expected to occur on an average frequency in the magnitude of the 100-year
recurrence interval. Regional flood is synonymous with the term "base flood" used
in the Flood Insurance Study prepared for the City.
Regulatory Flood Protection Elevation. The regulatory flood protection elevation
shall be an elevation no lower than one foot above the elevation of the regional
flood plus any increases in flood elevation caused by encroachments on the flood
plain that result from designation of a floodway.
Structure. As defined in Subsection 850.03.
Substantial Damage. Damage of any origin sustained by a structure where the cost
of restoring the structure to its before damaged condition would equal or exceed 50
percent of the market value of the structure before the damage occurred.
Substantial Improvement. Within any consecutive 365-day period, any
reconstruction, rehabilitation (including normal maintenance and repair), repair
after damage, addition, or other improvement of a structure, the cost of which
equals or exceeds 50 percent of the market value of the structure before the "start of
construction" of the improvement. This term includes structures that have incurred
"substantial damage," regardless of the actual repair work performed. The term
does not,however,include either:
(a) Any project for improvement of a structure to correct existing violations of
state or local health, sanitary, or safety code specifications which have been
identified by the local code enforcement official and which are the minimum
necessary to assure safe living conditions.
Ordinance No. 2004-11
Page 4
(b) Any alteration of an"historic structure," provided that the alteration will not
preclude the structure's continued designation as an "historic structure." For
the purpose of this Subsection, "historic structure" shall be as defined in Code of
Federal Regulations,Part 59.1.
Variance. Means a modification of a specific permitted development standard
required by any section of this Code, including this Subsection 850.21, to allow an
alternative development standard not stated as acceptable in the applicable section
of this Code, but only as applied to a particular property for the purpose of
alleviating an undue hardship, as defined and elaborated upon in Subsection 850.04.
Subd. 3. General Provisions
A. Lands to Which Subsection Applies: This Subsection shall apply to all lands
within the jurisdiction of the City shown on the Official Floodplain Zoning Map
(hereinafter described) and/or the attachments thereto as being located within the
boundaries of the Floodway,Flood Fringe, or General Flood Plain Districts.
B. Establishment of Official Floodplain Zoning Map. The Map, a composite copy of
which, reduced in size, is appended to this Code, together with all materials
attached thereto is hereby adopted by reference and declared to be a part of this
Subsection 850.21. The attached material shall include the Flood Insurance Study,
Volume 1 of 2 and Volume 2 of 2, Hennepin County, Minnesota, All Jurisdictions
and the Flood Insurance Rate Map panels numbered 27053C0342E, 27053C0344E,
27053C0361E, 27053C0362E, 27053C0363E, 27053C0364E, 27053C0432E,
27053C0451E, AND 27053C0452E for the City, dated September 2, 2004, as
developed by the Federal Emergency Management Agency. The Map shall be on
file in the office of the Planner.
C. Regulatory Flood Protection Elevation: The regulatory flood protection
elevation shall be an elevation no lower than one foot above the elevation of the
regional flood plus any increases in flood elevation caused by encroachments on the
flood plain that result from designation of a floodway.
D. Interpretation:
1. In their interpretation and application, the provisions of this Subsection
850.21 shall be held to be minimum requirements and shall be liberally
construed in favor of the City and shall not be deemed a limitation or repeal
of any other powers granted by applicable ordinances or state law.
2. The boundaries of the zoning districts shall be determined by scaling
distances on the Map. Where interpretation is needed as to the exact
location of the boundaries of the district as shown on the Map, as for
example where there appears to be a conflict between a mapped boundary
and actual field conditions and there is a formal appeal of the decision of the
Planner, the Board shall make the necessary interpretation. All decisions
will be based on elevations on the regional (100-year) flood profile, the
ground elevations that existed on the site at the time the City adopted its
Ordinance No. 2004-11
Page 5
initial floodplain ordinance, and other available technical data. Persons
contesting the location of the district boundaries shall be given a reasonable
opportunity to present their case to the Board and to submit technical
evidence.
E. Abrogation and Greater Restrictions: It is not intended by this Subsection 850.21
to repeal, abrogate, or impair any existing easements, covenants, or deed
restrictions. However, where this Subsection imposes greater restrictions, the
provisions of this Subsection shall prevail.
F. Warning and Disclaimer of Liability: This Subsection 850.21 does not imply that
areas outside the flood plain districts or land uses permitted within such districts
will be free from flooding or flood damages. This Subsection shall not create
liability on the part of the City or any officer or employee thereof for any flood
damages that result from reliance on this Subsection or any City action taken or
administrative Board,Commission or Council decision lawfully made thereunder.
G. Other Zoning Districts and Provisions: The inclusion of land within the General
Flood Plain District shall not change or affect, in any way, the uses allowed on, and
the restrictions and requirements then or thereafter applicable to, the land under
any other zoning classification in which the land is then or thereafter located, all of
which shall continue to apply, but the additional restrictions of the General Flood
Plain District shall also apply to such land. Where the provisions in this Subsection
850.21 are inconsistent with or contradictory to the provisions in any other section
of this Code,then the most stringent provisions shall apply and be complied with.
H. Severability: If any section, clause, provision, or portion of this Subsection is
adjudged unconstitutional or invalid by a court of competent jurisdiction, the
remainder of this Subsection shall not be affected thereby.
Subd.4 Establishment Of Zoning Districts
A. Districts.
1. Floodway District (FW). The Floodway District shall include those areas
designated as floodway on the Map.
2. Flood Fringe District (FF). The Flood Fringe District shall include those
areas designated as floodway fringe. The Flood Fringe District shall include
those areas shown on the Map as being within Zone AE, Zone A0, or Zone
AH but being located outside of the floodway.
3. General Flood Plain District (FD). The General Flood Plain District shall
include those areas designated as Zone A or Zones AE, Zone A0, or Zone
AH without a floodway on the Map.
B. Compliance. No new structure or land shall hereafter be used and no structure
shall be constructed, located, extended, converted, or structurally altered without
full compliance with the terms of this Subsection and other applicable regulations
Ordinance No. 2004-11
Page 6
which apply to uses within the jurisdiction of this Code. Within the Floodway
District, Flood Fringe District and General Flood Plain District, all uses not listed as
permitted uses or conditional uses in Subds. 5, 6 and 7 of this Subsection 850.21,
shall be prohibited. In addition,a caution is provided here that:
1. New manufactured homes and replacement manufactured homes are
subject to the general provisions of this Section 850 and specifically Subd. 10
of this Subsection 850.21.
2. Modifications, additions, structural alterations, normal maintenance and
repair, or repair after damage to existing nonconforming structures and
nonconforming uses of structures or land are regulated by the general
provisions of this Section 850 and specifically Subd. 12 of this Subsection
850.21.
3. As-built elevations for elevated or flood proofed structures must be
certified by ground surveys and flood proofing techniques must be designed
and certified by a registered professional engineer or architect as specified in
the general provisions of this Code and specifically as stated in Subd. 11 of
this Subsection 850.21.
4. Mobile homes and mobile home parks, and recreational vehicles are
prohibited in the Floodway District(FW).
Subd. 5 Floodway District(F4)
A. Permitted Uses. The following uses are permitted in the Floodway District if
they comply with the standards set out in paragraph B. of this Subd. 5:
1. General farming, pasture, grazing, outdoor plant nurseries, horticulture,
truck farming,forestry, sod farming,and wild crop harvesting.
2. Industrial-commercial loading areas, parking areas, and airport landing
strips.
3. Private and public golf courses, tennis courts, driving ranges, archery
ranges, picnic grounds, boat launching ramps, swimming areas, parks,
wildlife and nature preserves, game farms, fish hatcheries, shooting
preserves, target ranges, trap and skeet ranges, hunting and fishing areas,
and single or multiple purpose recreational trails.
4. Residential lawns, gardens,parking areas, and play areas.
B. Standards for Floodway District Permitted Uses.
1. The use shall be a permitted use in the underlying zoning district
established by this Subsection 5.
2. The use shall have a low flood damage potential.
Ordinance No. 2004-11
Page 7
3. The use shall be permissible in the underlying zoning district if one
exists.
4. The use shall not obstruct flood flows or increase flood elevations and
shall not involve structures, fill, obstructions, excavations or storage of
materials or equipment.
C. Conditional Uses. The following uses are conditional uses in the Floodway
District and shall be allowed only if they comply with the standards set out in
paragraph D. of this Subd. 5 and then only pursuant to the issuance of a conditional
use permit.
1 Structures accessory to the uses listed in paragraph A above and the uses
listed in subparagraphs 2-7 below.
2 Extraction and storage of sand, gravel,and other materials.
3 Marinas, boat rentals, docks, piers, wharves, and water control
structures.
4. Railroads, streets,bridges,utility transmission lines,and pipelines.
5. Storage yards for equipment,machinery, or materials.
6. Placement of fill or construction of fences.
7. Structural works for flood control such as levees, dikes and floodwalls
constructed to any height where the intent is to protect individual structures
and levees or dikes where the intent is to protect agricultural crops for a
frequency flood event equal to or less than the 10-year frequency flood
event.
D. Standards for Floodway District Conditional Uses:
1. All Uses. No structure (temporary or permanent), fill (including fill for
roads and levees), deposit, obstruction, storage of materials or equipment, or
other uses may be allowed as a conditional use that will cause any increase
in the stage of the 100-year or regional flood or cause an increase in flood
damages in the reach or reaches affected.
2. All floodway conditional uses shall be subject to the procedures and
standards contained in paragraph D. of Subd. 11 of this Subsection 850.21.
3. The conditional use shall be permissible in the underlying zoning district
established by this Section 850.
4. Fill:
Ordinance No. 2004-11
Page 8
a. fill, dredge spoil, and all other similar materials deposited or
stored in the flood plain shall be protected from erosion by vegetative
cover, mulching,riprap or other acceptable method.
b. dredge spoil sites and sand and gravel operations shall not be
allowed in the floodway unless a long-term site development plan is
submitted which includes an erosion/sedimentation prevention
element to the plan.
C. as an alternative, and consistent with subparagraph b.
immediately above, dredge spoil disposal and sand and gravel
operations may allow temporary, on-site storage of fill or other
materials which would have caused an increase to the stage of the
100-year or regional flood but only after the City has received an
appropriate plan which assures the removal of the materials from the
floodway based upon the flood warning time available. The
conditional use permit must be title filed for record against the
property in the Hennepin County real estate records.
5. Accessory Structures:
a. Accessory structures shall not be designed for human habitation.
b. Accessory structures, if permitted, shall be constructed and placed
on the building site so as to offer the minimum obstruction to the flow
of flood waters:
(i) Whenever possible, structures shall be constructed with the
longitudinal axis parallel to the direction of flood flow; and
(ii) So far as practicable, structures shall be placed
approximately on the same flood flow lines as those of adjoining
structures.
C. Accessory structures shall be elevated on fill or structurally dry
flood proofed in accordance with the FP-1 or FP-2 flood proofing
classifications in the Building Code. As an alternative, an accessory
structure may be flood proofed to the FP-3 or FP-4 flood proofing
classification in the Building Code provided the accessory structure
constitutes a minimal investment, does not exceed 500 square feet in
size at its largest projection, and for a detached garage, the detached
garage must be used solely for parking of vehicles and limited
storage. All flood proofed accessory structures must meet the
following additional standards:
(i) The structure must be adequately anchored to prevent
flotation, collapse or lateral movement of the structure and shall
be designed to equalize hydrostatic flood forces on exterior walls;
(ii) Any mechanical and utility equipment in a structure must
be elevated to or above the regulatory flood protection elevation
or properly flood proofed; and
Ordinance No. 2004-11
Page 9
(iii) To allow for the equalization of hydrostatic pressure, there
must be a minimum of two "automatic' openings in the outside
walls of the structure having a total net area of not less than one
square inch for every square foot of enclosed area subject to
flooding. There must be openings on at least two sides of the
structure and the bottom of all openings must be no higher than
one foot above the lowest adjacent grade to the structure. Using
human intervention to open a garage door prior to flooding will
not satisfy this requirement for automatic openings.
6. Storage of Materials and Equipment:
a. The storage or processing of materials that are, in time of flooding,
flammable, explosive, or potentially injurious to human, animal, or
plant life is prohibited.
b. Storage of other materials or equipment may be allowed if readily
removable from the area within the time available after a flood
warning and in accordance with a plan approved by the Planner.
7. Structural works for flood control that will change the course, current or
cross section of protected wetlands or public waters shall be subject to the
provisions of Minnesota Statute, Chapter 103G. Community-wide structural
works for flood control intended to remove areas from the regulatory flood
plain shall not be allowed in the floodway.
8. A levee, dike or floodwall constructed in the floodway shall not cause an
increase to the 100-year or regional flood and the technical analysis must
assume equal conveyance or storage loss on both sides of a stream.
Subd. 6 Flood Fringe District (FF)
A. Permitted Uses: Permitted uses shall be those uses of land or structures listed
as permitted uses in the underlying zoning use districts established by this Section
850. All permitted uses shall comply with the standards listed in paragraphs B. and
E. of this Subd. 6.
B. Standards for Flood Fringe District Permitted Uses:
1. All structures, including accessory structures, must be elevated on fill so
that the lowest floor including basement floor is at or above the regulatory
flood protection elevation. The finished fill elevation for structures shall be
no lower than one (1) foot below the regulatory flood protection elevation
and the fill shall extend at such elevation at least fifteen (15) feet beyond the
outside limits of the structure erected thereon.
2. As an alternative to elevation on fill, accessory structures that constitute a
minimal investment and that do not exceed 500 square feet at its largest
Ordinance No. 2004-11
Page 10
projection may be internally flood proofed in accordance with part c. of
subparagraph 5. of paragraph D. of Subd. 5 of this Subsection 850.21.
3. The cumulative placement of fill where at any one time in excess of one-
thousand (1,000) cubic yards of fill is located on the parcel shall be allowable
only as a conditional use, unless said fill is specifically intended to elevate a
structure in accordance with subparagraph 1. of paragraph B. of this Subd. 6.
4. The storage of any materials or equipment shall be elevated on fill to the
regulatory flood protection elevation.
5. The provisions of paragraph E. of this Subd. 6 shall apply.
C. Conditional Uses: Any structure that is not elevated on fill or flood proofed in
accordance with subparagraphs 1. and 2. of paragraph B. of this Subd. 6 and or any
use of land that does not comply with the standards in subparagraphs 3. and 4. of
paragraph B. of this Subd. 6 shall only be allowable as a conditional use and then
only if pursuant to the issuance of a conditional use permit. An application for a
conditional use shall be subject to the standards and criteria and evaluation
procedures specified in paragraphs D. and E. of this Subd 6 and paragraph D. of
Subd. 11 of this Subsection 850.21.
D. Standards for Flood Fringe District Conditional Uses.
1. Alternative elevation methods other than the use of fill may be utilized to
elevate a structure's lowest floor above the regulatory flood protection
elevation. These alternative methods may include the use of stilts, pilings,
parallel walls, etc., or above-grade, enclosed areas such as crawl spaces or
tuck under garages. The base or floor of an enclosed area shall be
considered above-grade and not a structure's basement or lowest floor if: 1)
the enclosed area is above-grade on at least one side of the structure; 2) it is
designed to internally flood and is constructed with flood resistant
materials; and 3) it is used solely for parking of vehicles, building access or
storage. The above-noted alternative elevation methods are subject to the
following additional standards:
a. Design and Certification - The structure's design and as-built
condition must be certified by a registered professional engineer or
architect as being in compliance with the general design standards of
the Building Code and, specifically, that all electrical, heating,
ventilation, plumbing and air conditioning equipment and other
service facilities must be at or above the regulatory flood protection
elevation or be designed to prevent flood water from entering or
accumulating within these components during times of flooding.
b. Specific Standards for Above-grade, Enclosed Areas - Above-
grade, fully enclosed areas such as crawl spaces or tuck under
garages must be designed to internally flood and the design plans
must stipulate:
Ordinance No. 2004-11
Page 11
(i) A minimum area of automatic openings in the walls where
internal flooding is to be used as a flood proofing technique.
There shall be a minimum of two openings on at least two sides of
the structure and the bottom of all openings shall be no higher
than one-foot above grade. The automatic openings shall have a
minimum net area of not less than one square inch for every
square foot subject to flooding unless a registered professional
engineer or architect certifies that a smaller net area would suffice.
The automatic openings may be equipped with screens, louvers,
valves, or other coverings or devices provided that they permit
the automatic entry and exit of flood waters without any form of
human intervention;and
(ii) That the enclosed area will be designed of flood resistant
materials in accordance with the FP-3 or FP-4 classifications in the
Building Code and shall be used solely for building access,
parking of vehicles or storage.
2. Basements shall be subject to the following:
a. Residential basement construction shall not be allowed below the
regulatory flood protection elevation.
b. Non-residential basements may be allowed below the regulatory
flood protection elevation provided the basement is structurally dry
flood proofed in accordance with subparagraph 3. of paragraph D. of
Subd 6 of this Subsection.
3. All areas of non residential structures including basements to be placed
below the regulatory flood protection elevation shall be flood proofed in
accordance with the structurally dry flood proofing classifications in the
Building Code. Structurally dry flood proofing must meet the FP-1 or FP-2
flood proofing classification in the Building Code and this shall require
making the structure watertight with the walls substantially impermeable to
the passage of water and with structural components having the capability
of resisting hydrostatic and hydrodynamic loads and the effects of
buoyancy. Structures flood proofed to the FP-3 or FP-4 classification shall
not be permitted.
4. When at any one time more than 1,000 cubic yards of fill or other similar
material is located on a parcel for such activities as on-site storage,
landscaping, sand and gravel operations, landfills, roads, dredge spoil
disposal or construction of flood control works, an erosion/sedimentation
control plan must be submitted to the Planner. The plan must clearly specify
methods to be used to stabilize the fill on site for a flood event at a minimum
of the 100-year or regional flood event. The plan must be prepared and
certified by a registered professional engineer or other qualified individual
acceptable to the Planner. The plan may incorporate alternative procedures
Ordinance No. 2004-11
Page 12
for removal of the material from the flood plain if adequate flood warning
time exists.
5. Storage of Materials and Equipment:
a. The storage or processing of materials that are, in time of
flooding, flammable, explosive, or potentially injurious to human,
animal, or plant life is prohibited.
b. Storage of other materials or equipment may be allowed if readily
removable from the area within the time available after a flood
warning and in accordance with a plan approved by the Governing
Body.
6. The provisions of paragraph E. of Subd. 6 of this Subsection shall also
apply.
E. Standards for All Flood Fringe District Uses.
1. All new principal structures must have vehicular access at or above an
elevation not more than two (2) feet below the regulatory flood protection
elevation. If a variance to this requirement is granted, the Board must
specify limitations on the period of use or occupancy of the structure for
times of flooding and only after determining that adequate flood warning
time and local flood emergency response procedures exist.
2. Accessory commercial uses of land, such as yards, railroad tracks, and
parking lots may be at elevations lower than the regulatory flood protection
elevation. However, a permit for such facilities to be used by the employees
or the general public shall not be granted in the absence of a flood warning
system that provides adequate time for evacuation if the area would be
inundated to a depth and velocity such that when multiplying the depth (in
feet) times velocity (in feet per second) the product number exceeds four (4)
upon occurrence of the regional flood.
3. For manufacturing and industrial uses measures shall be taken to
minimize interference with normal plant operations especially along streams
having protracted flood durations. Certain accessory land uses such as
yards and parking lots may be at lower elevations subject to requirements
set out in subparagraph 2. of paragraph E. above. In considering permit
applications, due consideration shall be given to needs of an industry whose
business requires that it be located in flood plain areas.
4. Fill shall be properly compacted and the slopes shall be properly
protected by the use of riprap, vegetative cover or other acceptable method.
The Federal Emergency Management Agency (FEMA) has established
criteria for removing the special flood hazard area designation for certain
structures properly elevated on fill above the 100-year flood elevation,
FEMA's requirements incorporate specific fill compaction and side slope
protection standards for multi-structure or multi-lot developments. These
Ordinance No. 2004-11
Page 13
standards should be investigated prior to the initiation of site preparation if
a change of special flood hazard area designation will be requested.
5. Flood plain developments shall not adversely affect the hydraulic
capacity of the channel and adjoining flood plain of any tributary
watercourse or drainage system where a floodway or other encroachment
limit has not been specified on the Map.
6. Standards for recreational vehicles are contained in Subsection 1046.03
and shall apply in the Flood Fringe (FF).
7. All manufactured homes must be securely anchored to an adequately
anchored foundation system that resists flotation, collapse and lateral
movement. Methods of anchoring may include, but are not to be limited to,
use of over-the-top or frame ties to ground anchors. This requirement is in
addition to applicable state or local anchoring requirements for resisting
wind forces.
8. No use shall be allowed as a permitted or conditional use unless such use
has received all required approvals from all other governmental bodies
having jurisdiction.
Subd. 7. General Flood Plain District (FD)
A. Permissible Uses. The following uses are permitted in the General Flood Plain
District:
1. The uses listed in paragraph A. of Subd 5 of this Subsection 850.21 shall
be permitted uses.
2 All other uses shall be subject to the floodway/flood fringe evaluation
criteria pursuant paragraph B. below. Subd. 5 of this Subsection 850.21 shall
apply if the proposed use is in the Floodway District and Subd. 6 of this
Subsection 850.21 shall apply if the proposed use is in the Flood Fringe
District.
B. Procedures for Floodway District and Flood Fringe District Determinations
Within the General Flood Plain District.
1. Upon receipt of an application for a permit or other approval within the
General Flood Plain District, the applicant shall be required to furnish such
of the following information as is deemed necessary by the Planner for the
determination of the regulatory flood protection elevation and whether the
proposed use is within the Floodway District or Flood Fringe District.
a. A typical valley cross-section(s) showing the channel of the
stream, elevation of land areas adjoining each side of the channel,
cross-sectional areas to be occupied by the proposed development,
and high water information.
Ordinance No. 2004-11
Page 14
b. Plan (surface view) showing elevations or contours of the ground,
pertinent structure, fill, or storage elevations, the size, location, and
spatial arrangement of all proposed and existing structures on the
site, and the location and elevations of streets.
c. Photographs showing existing land uses, vegetation upstream and
downstream,and soil types.
d. Profile showing the slope of the bottom of the channel or flow line
of the stream for at least 500 feet in either direction from the
proposed development.
2 The applicant shall be responsible to submit one copy of the above
information to a designated engineer or other expert person or agency for
technical assistance in determining whether the proposed use is in the
Floodway District or Flood Fringe District and to determine the regulatory
flood protection elevation. Procedures consistent with Minnesota
Regulations 1983, Parts 6120.5000 - 6120.6200 and 44 Code of Federal
Regulations Part 65 shall be followed in this expert evaluation. The
designated engineer or expert is strongly encouraged to discuss the
proposed technical evaluation methodology with the respective Department
of Natural Resources' Area Hydrologist prior to commencing the analysis.
The designated engineer or expert shall:
a. Estimate the peak discharge of the regional flood.
b. Calculate the water surface profile of the regional flood based
upon a hydraulic analysis of the stream channel and overbank areas.
c. Compute the floodway necessary to convey or store the regional
flood without increasing flood stages more than 0.5 foot. A lesser
stage increase than .5' shall be required if, as a result of the additional
stage increase, increased flood damages would result. An equal
degree of encroachment on both sides of the stream within the reach
shall be assumed in computing floodway boundaries.
3. The Planner shall present the technical evaluation and findings of the
designated engineer or expert to the Council. The Council must formally
accept the technical evaluation and the recommended Floodway District
and/or Flood Fringe District boundary or deny the permit application. The
Council, prior to official action, may submit the application and all
supporting data and analyses to the Federal Emergency Management
Agency, the Department of Natural Resources or the Planning Commission
for review and comment. Once the Floodway and Flood Fringe District
Boundaries have been determined, the Council shall refer the matter back to
the Planner who shall process the permit application consistent with the
applicable provisions of Subds. 5 and 6 of this Subsection.
Ordinance No. 2004-11
Page 15
Subd. 8 Subdivisions.
A. Review Criteria: No land shall be platted or subdivided, as defined in Section
810 of this Code, which is unsuitable for the reason of flooding, inadequate
drainage, water supply or sewage treatment facilities. All lots within the General
Flood Plain District shall be able to contain a building site outside of the Floodway
District at or above the regulatory flood protection elevation. All subdivisions shall
have water and sewage treatment facilities that comply with the provisions of this
Subsection and have road access both to the subdivision and to the individual
building sites no lower than two feet below the regulatory flood protection
elevation. For all subdivisions in the flood plain, the Floodway District and Flood
Fringe District boundaries, the regulatory flood protection elevation and the
required elevation of all access roads shall be clearly labeled on all required
subdivision drawings and platting documents.
B. Floodway/Flood Fringe Determinations in the General Flood Plain District: In
the General Flood Plain District, applicants shall provide the information required
in paragraph B. of Subd. 7 of this Subsection 850.21 to determine the 100-year flood
elevation, the Floodway District and Flood Fringe District boundaries and the
regulatory flood protection elevation for the subdivision site.
C. Removal of Special Flood Hazard Area Designation: The Federal Emergency
Management Agency (FEMA) has established criteria for removing the special flood
hazard area designation for certain structures properly elevated on fill above the
100-year flood elevation. FEMA's requirements incorporate specific fill compaction
and side slope protection standards for multi-structure or multi-lot developments.
These standards should be investigated prior to the initiation of site preparation if a
change of special flood hazard area designation will be requested.
Subd. 9 Public Utilities, Railroads, Roads,And Bridges.
A. Public Utilities. All public utilities and facilities such as gas, electrical, sewer,
and water supply systems to be located in the flood plain shall be flood proofed in
accordance with the Building Code or elevated to above the regulatory flood
protection elevation.
B. Public Transportation Facilities. Railroad tracks, roads, and bridges to be
located within the flood plain shall comply with Subd. 5 and 6 of this Subsection
850.21. Elevation to the regulatory flood protection elevation shall be provided
where failure or interruption of these transportation facilities would result in
danger to the public health or safety or where such facilities are essential to the
orderly functioning of the area. Minor or auxiliary roads or railroads may be
constructed at a lower elevation where failure or interruption of transportation
services would not endanger the public health or safety.
C. On-site Sewage Treatment and Water Supply Systems: Where public utilities
are not provided: 1) On-site water supply systems must be designed to minimize or
eliminate infiltration of flood waters into the systems; and 2) New or replacement
on-site sewage treatment systems must be designed to minimize or eliminate
infiltration of flood waters into the systems and discharges from the systems into
Ordinance No. 2004-11
Page 16
flood waters and they shall not be subject to impairment or contamination during
times of flooding. Any sewage treatment system designed in accordance with the
State's current statewide standards for on-site sewage treatment systems shall be
determined to be in compliance with this Subsection 850.21.
Subd. 10 Manufactured Homes.
A. The placement of new or replacement manufactured homes in existing
manufactured home parks or on individual lots of record that are located in flood
plain districts will be treated as a new structure and may be placed only if elevated
in compliance with Subd. 6 of this Subsection 850.21. If vehicular road access for
pre-existing manufactured home parks is not provided in accordance with
subparagraph 1. of paragraph E. of Subd. 6 of this Subsection 850.21, then
replacement manufactured homes will not be allowed until the property owner(s)
develops a flood warning emergency plan acceptable to the Governing Body.
B. All manufactured homes must be securely anchored to an adequately anchored
foundation system that resists flotation,collapse and lateral movement. Methods of
anchoring may include,but are not to be limited to,use of over-the-top or frame ties
to ground anchors. This requirement is in addition to applicable state or local
anchoring requirements for resisting wind forces.
Subd. 11 Administration
A. Planner: The Planner shall administer and enforce this Subsection. If the
Planner finds a violation of the provisions of this Subsection the Planner shall notify
the person responsible for such violation in accordance with the procedures stated
in Subd. 13 of the Subsection 850.21.
B. Permit Requirements:
1. Permit Required. A permit issued by the Planner in conformation with
the provisions of this Subsection 850.21 shall be obtained prior to the
erection, addition, modification, rehabilitation (including normal
maintenance and repair), or alteration of any building, structure, or portion
thereof; prior to the use or change of use of a building, structure, or land;
prior to the construction of a dam,fence, or on-site septic system; prior to the
change or extension of a nonconforming use; prior to the repair of a
structure that has been damaged by flood, fire, tornado, or any other source;
and prior to the placement of fill, excavation of materials, or the storage of
materials or equipment within the flood plain.
2 Application for Permit. Application for a permit shall be made in
duplicate to the Planner on forms furnished by the Planner and shall include
the following where applicable: plans in duplicate drawn to scale, showing
the nature, location, dimensions, and elevations of the lot; existing or
proposed structures, fill, or storage of materials; and the location of the
foregoing in relation to the stream channel.
Ordinance No. 2004-11
Page 17
3. State and Federal Permits. Prior to granting a permit or processing an
application for a conditional use permit or variance, the Planner shall
determine that the applicant has obtained all necessary state and federal
permits.
4. Certificate of Zoning Compliance for a New, Altered, or Nonconforming
Use. It shall be unlawful to use, occupy, or permit the use or occupancy of
any building or premises or part thereof hereafter created, erected, changed,
converted, altered, or enlarged in its use or structure until a certificate of
zoning compliance shall have been issued by the Planner stating that the use
of the building or land conforms to the requirements of this Subsection.
5. Construction and Use to be as Provided on Applications, Plans, Permits,
Variances and Certificates of Zoning Compliance. Permits, conditional use
permits, or certificates of zoning compliance issued on the basis of approved
plans and applications authorize only the use, arrangement, and
construction set forth in such approved plans and applications, and no other
use, arrangement, or construction. Any use, arrangement, or construction at
variance with that authorized shall be deemed a violation of this Subsection,
and punishable as provided by Subd. 13 of this Subsection 850.21.
6. Certification. The applicant shall be required to submit certification by a
registered professional engineer, registered architect, or registered land
surveyor that the finished fill and building elevations were accomplished in
compliance with the provisions of this Subsection. Flood proofing measures
shall be certified by a registered professional engineer or registered architect.
7. Record of First Floor Elevation. The Planner shall maintain a record of
the elevation of the lowest floor (including basement) of all new structures
and alterations or additions to existing structures in the flood plain. The
Planner shall also maintain a record of the elevation to which structures or
alterations and additions to structures are flood proofed.
8. Notifications for Watercourse Alterations. The Planner shall notify, in
riverine situations, adjacent communities and the Commissioner of the
Department of Natural Resources prior to the community authorizing any
alteration or relocation of a watercourse. If the applicant has applied for a
permit to work in the beds of public waters pursuant to Minnesota Statute,
Chapter 103G, this shall suffice as adequate notice to the Commissioner of
Natural Resources. A copy of said notification shall also be submitted to the
Chicago Regional Office of the Federal Emergency Management Agency
(FEMA).
9. Notification to FEMA When Physical Changes Increase or Decrease the
100-year Flood Elevation. As soon as is practicable, but not later than six (6)
months after the date such supporting information becomes available, the
Planner shall notify the Chicago Regional Office of FEMA of the changes by
submitting a copy of said technical or scientific data.
Ordinance No. 2004-11
Page 18
C. Board of Approvals:
1. Rules. The Board shall adopt rules for the conduct of business and may
exercise all of the powers conferred on such Board by State law.
2. Administrative Review. The Board shall hear and decide appeals where
it is alleged there is error in any order, requirement, decision, or
determination made by an administrative official in the enforcement or
administration of this Subsection, and all requests for variances in
connection with this Subsection 850.21, in the same manner, including
notices, as it hears and decides appeals and requests for variances under
Subsection 850.04, except as otherwise provided herein.
3. Variances. The Board may authorize variances from the terms of this
Subsection only in the event that strict enforcement of the literal provisions
of this Subsection 850.21 will cause undue hardship because of
circumstances unique to the individual property under consideration and
only if the action will be in keeping with the spirit and intent of this
Subsection 850. Undue hardship shall have the same meaning and shall be
interpreted in the same way, as in Subd. 1 of Subsection 850.04. In the
granting of such variance, the Board shall clearly identify in writing the
specific conditions that existed consistent with the criteria specified in this
Subsection 850.21 and Section 850.04, and in the respective enabling
legislation that justified the granting of the variance. No variance shall have
the effect of allowing in any district uses prohibited in that district, permit a
lower degree of flood protection than the regulatory flood protection
elevation for the particular area, or permit standards lower than those
required by state law. The following additional variance criteria of the
Federal Emergency Management Agency must be satisfied:
a. Variances shall not be issued by a community within any
designated regulatory floodway if any increase in flood levels during
the base flood discharge would result.
b. Variances shall only be issued by a community upon (i) a
showing of good and sufficient cause, (ii) a determination that failure
to grant the variance would result in exceptional hardship to the
applicant, and (iii) a determination that the granting of a variance
will not result in increased flood heights, additional threats to public
safety, extraordinary public expense, create nuisances, cause fraud
on or victimization of the public, or conflict with existing local laws
or Subsections.
c. Variances shall only be issued upon a determination that the
variance is the minimum necessary, considering the flood hazard, to
afford relief.
4. Hearings. Upon filing with the Board of an appeal from a decision of the
Planner, or an application for a variance, the Board shall hold a hearing
Ordinance No. 2004-11
Page 19
therein as provided in Subd. 1 of Subsection 850.04. The Board shall submit
by mail to the Commissioner of Natural Resources a copy of the application
for proposed variances sufficiently in advance so that the Commissioner will
receive at least ten days notice of the hearing.
5. Decisions. The Board shall arrive at a decision on such appeal or variance
as provided in Subd. 1 of Subsection 850.04. In passing upon an appeal, the
Board may, so long as such action is in conformity with the provisions of
this Subsection, reverse or affirm, wholly or in part, or modify the order,
requirement, decision or determination of the Planner or other public
official. It shall make its decision in writing setting forth the findings of fact
and the reasons for its decisions. In granting a variance the Board may
prescribe appropriate conditions and safeguards such as those specified in
subparagraph 6 of paragraph D of Subd. 11 of this Subsection 850.21, which
are in conformity with the purposes of this Subsection. Violations of such
conditions and safeguards, when made a part of the terms under which the
variance is granted, shall be deemed a violation of this Subsection 850.21
punishable under Subd. 13 of this Subsection 850.21. A copy of all decisions
granting variances shall be forwarded by mail to the Commissioner of
Natural Resources within ten(10) days of such action.
6. Appeals. Appeals from any decision of the Board may be made, and as
specified in Subd. 1 of Subsection 850.04.
7. Flood Insurance Notice and Record Keeping. The Planner shall notify
the applicant for a variance that: 1) The issuance of a variance to construct a
structure below the base flood level will result in increased premium rates
for flood insurance up to amounts as high as $25 for $100 of insurance
coverage and 2) Such construction below the 100-year or regional flood level
increases risks to life and property. Such notification shall be maintained
with a record of all variance actions. A community shall maintain a record
of all variance actions, including justification for their issuance, and report
such variances issued in its annual or biennial report submitted to the
Administrator of the National Flood Insurance Program.
D. Conditional Uses.
1. Notice to Commissioner. Upon filing with the City of an application for
a conditional use permit, the City shall submit by mail to the Commissioner
of Natural Resources a copy of the application for proposed conditional use
sufficiently in advance so that the Commissioner will receive at least ten
days notice of the hearing.
2. Planning Commission. The Commission shall hear all requests for
conditional use permits under this Subsection 850.21, and shall make its
recommendation to the Council, in the same manner, including notices, as it
hears and reviews applications for conditional use permits under Subsection
850.04.
Ordinance No. 2004-11
Page 20
3. Council. The Council shall hear all requests for conditional use permits
under this Subsection 850.21, and shall make its decision thereon, in the
same manner, including notices, and subject to the same requirements and
conditions, as it hears and decides upon applications for conditional use
permits under Subsection 850.04. In granting a conditional use permit the
City Council shall prescribe appropriate conditions and safeguards, in
addition to those specified in subparagraph 6. of paragraph D. of Subd. 11 of
this subsection, which are in conformity with the purposes of this
Subsection. Violations of such conditions and safeguards,when made a part
of the terms under which the conditional use permit is granted, shall be
deemed a violation of this Subsection punishable under Subd. 13 of this
Subsection. A copy of all decisions granting conditional use permits shall be
forwarded by mail to the Commissioner of Natural Resources within ten (10)
days of such action.
4. Procedures to be followed by the City Council in Passing on Conditional
Use Permit Applications Within all Flood Plain Districts.
a. Require the applicant to furnish such of the following information
and additional information as deemed necessary by the City Council
for determining the suitability of the particular site for the proposed
use:
(i) Plans in triplicate drawn to scale showing the nature,
location, dimensions, and elevation of the lot, existing or
proposed structures, fill, storage of materials, flood proofing
measures, and the relationship of the above to the location of the
stream channel;and
(ii) Specifications for building construction and materials, flood
proofing, filling, dredging, grading, channel improvement,
storage of materials,water supply and sanitary facilities.
b. Transmit one copy of the information described in subpararaph a.
above to a designated engineer or other expert person or agency for
technical assistance, where necessary, in evaluating the proposed
project in relation to flood heights and velocities, the seriousness of
flood damage to the use, the adequacy of the plans for protection,
and other technical matters.
c. Based upon the technical evaluation of the designated engineer or
expert, the Council shall determine the specific flood hazard at the
site and evaluate the suitability of the proposed use in relation to the
flood hazard.
5. Factors Upon Which the Decision of the Council Shall Be Based. In
passing upon conditional use applications, the Council shall consider all
relevant factors specified in other sections of this Subsection 850.21,and:
Ordinance No. 2004-11
Page 21
a. The danger to life and property due to increased flood heights or
velocities caused by encroachments.
b. The danger that materials may be swept onto other lands or
downstream to the injury of others or they may block bridges,
culverts or other hydraulic structures.
c. The proposed water supply and sanitation systems and the ability
of these systems to prevent disease, contamination, and unsanitary
conditions.
d. The susceptibility of the proposed facility and its contents to flood
damage and the effect of such damage on the individual owner.
e. The importance of the services provided by the proposed facility
to the community.
f. The requirements of the facility for a waterfront location.
g. The availability of alternative locations not subject to flooding for
the proposed use.
h. The compatibility of the proposed use with existing development
and development anticipated in the foreseeable future.
i. The relationship of the proposed use to the comprehensive plan
and flood plain management program for the area.
j. The safety of access to the property in times of flood for ordinary
and emergency vehicles.
k. The expected heights, velocity, duration, rate of rise, and
sediment transport of the flood waters expected at the site.
1. Such other factors which are relevant to the purposes of this
Subsection.
6. Conditions Attached to Conditional Use Permits. Upon consideration of
the factors listed above and the purpose of this Subsection 850.21, the City
Council shall attach such conditions to the granting of conditional use
permits as it deems necessary to fulfill the purposes of this Subsection
850.21. Such conditions may include,but are not limited to,the following:
a. Modification of waste treatment and water supply facilities.
b. Limitations on period of use, occupancy,and operation.
c. Imposition of operational controls, sureties, and deed restrictions.
Ordinance No. 2004-11
Page 22
d. Requirements for construction of channel modifications,
compensatory storage, dikes,levees,and other protective measures.
e. Flood proofing measures, in accordance with the Building Code
and this Subsection. The applicant shall submit a plan or document
certified by a registered professional engineer or architect that the
flood proofing measures are consistent with the regulatory flood
protection elevation and associated flood factors for the particular
area.
Subd. 12. Nonconforming Uses.
A. A structure or the use of a structure or premises which was lawful before the
passage or amendment of this Subsection but which is not in conformity with the
provisions of this Subsection may be continued subject to the following conditions.
Historic structures, as defined in Subd. 2 of this Subsection 850.21 shall be subject to
the provisions of subparagraphs 1. - 5. of paragraph A. of Subd. 12 of this
Subsection 850.21.
1. No such use shall be expanded, changed, enlarged, or altered in a way
that increases its nonconformity.
2. Any structural alteration or addition to a nonconforming structure or
nonconforming use which would result in increasing the flood damage
potential of that structure or use shall be protected to the Regulatory Flood
Protection Elevation in accordance with any of the elevation on fill or flood
proofing techniques (i.e., FP-1 thru FP-4 floodproofing classifications)
allowable in the Building Code,except as further restricted in subparagraphs
3. - 6. below.
3. The cost of any structural alterations or additions to any nonconforming
structure over the life of the structure shall not exceed 50 percent of the
market value of the structure unless the conditions of this Section are
satisfied. The cost of all structural alterations and additions constructed
since the adoption of the Community's initial flood plain controls must be
calculated into today's current cost which will include all costs such as
construction materials and a reasonable cost placed on all manpower or
labor. If the current cost of all previous and proposed alterations and
additions exceeds 50 percent of the current market value of the structure,
then the structure must meet the standards of Subd. 5 and 6 of this
Subsection for new structures depending upon whether the structure is in
the Floodway or Flood Fringe District,respectively.
4. If any nonconforming use is discontinued for 12 consecutive months, any
future use of the building premises shall conform to this Subsection. The
Assessor shall notify the Planner in writing if aware of instances of
nonconforming uses that have been discontinued for a period of 12 months.
Ordinance No. 2004-11
Page 23
5. If this is substantial damage to any nonconforming use or structure, it
shall not be reconstructed except in conformity with the provisions of this
Subsection 850.21. The applicable provisions for establishing new uses or
new structures in Subd. 5, 6 and 7 of this Subsection 850.21 will apply
depending upon whether the use or structure is in the Floodway District,
Flood Fringe District or General Flood Plain District, respectively.
6. If a substantial improvement occurs from any combination of a building
addition to the outside dimensions of the existing building or a
rehabilitation, reconstruction, alteration, or other improvement to the inside
dimensions of an existing nonconforming building, then the building
addition (as required by subparagraph 2 above) and the existing
nonconforming building must meet the requirements of Subd. 5 and 6 of this
Subsection 850.21 for new structures, depending upon whether the structure
is in the Floodway or Flood Fringe District,respectively.
Subd. 13 Penalties For Violation
A. The provisions, penalties and remedies set out in Subsection 850.04 shall apply
to any violation of the provisions of this Subsection 850.21.
B. Nothing herein contained shall prevent the City from taking such other lawful
action as is necessary to prevent or remedy any violation. Such actions may include
but are not limited to:
1. In responding to a suspected violation of this Subsection 850.21, the
Planner and City may utilize the full array of enforcement actions available
to it including but not limited to prosecution and fines,injunctions,after-the-
fact permits, orders for corrective measures or a request to the National
Flood Insurance Program for denial of flood insurance availability to the
guilty party. The City must act in good faith to enforce these official controls
and to correct violations of this Subsection 850.21 to the extent possible so as
not to jeopardize its eligibility in the National Flood Insurance Program.
2. When a violation of this Subsection 850.21 is either discovered by or
brought to the attention of the Planner, the Planner shall immediately
investigate the situation and document the nature and extent of the violation
of the official control. As soon as is reasonably possible, this information
will be submitted to the appropriate Department of Natural Resources' and
Federal Emergency Management Agency Regional Office along with the
City's plan of action to correct the violation to the degree possible.
3. The Planner shall notify the suspected party of the requirements of this
Subsection 850.21 and all other official controls and the nature and extent of
the suspected violation of these controls. If the structure and/or use is
under construction or development, the Planner may order the construction
or development immediately halted until a proper permit or approval is
granted by the City. If the construction or development is already
completed, then the Planner may either: (1) issue an order identifying the
Ordinance No. 2004-11
Page 24
corrective actions that must be made within a specified time period to bring
the use or structure into compliance with the official controls; or (2) notify
the responsible party to apply for an after-the-fact permit/development
approval within a specified period of time not to exceed 30-days.
4. If the responsible party does not appropriately respond to the Planner
within the specified period of time, each additional day that lapses shall
constitute an additional violation of this Subsection and shall be prosecuted
accordingly. The Planner shall also upon the lapse of the specified response
period notify the landowner to restore the land to the condition which
existed prior to the violation of this Subsection.
Subd. 14 AMENDMENTS
A. The flood plain designation on the Map shall not be removed from flood plain
areas unless it can be shown that the designation is in error or that the area has been
filled to or above the elevation of the regulatory flood protection elevation and is
contiguous to lands outside the flood plain. Special exceptions to this rule may be
permitted by the Commissioner of Natural Resources if he determines that, through
other measures,lands are adequately protected for the intended use.
B. All amendments to this Subsection, including amendments to the Map, must be
submitted to and approved by the Commissioner of Natural Resources prior to
adoption. Changes in the Map must meet the Federal Emergency Management
Agency's (FEMA) Technical Conditions and Criteria and must receive prior FEMA
approval before adoption. The Commissioner of Natural Resources must be given
10-days written notice of all hearings to consider an amendment to this Subsection
and said notice shall include a draft of the amendment to this Subsection 850.21 or
technical study under consideration.
Section 2. EFFECTIVE DATE: This Ordinance shall be in full force and effect from and after
its passage and approval and publication, as required by law.
First Reading: August 17,2004
Second Reading: Waived
Publication: September 9,2004
Attest A,` n ( ,"
-'' Debra A. Mangen, Ci Jerk Dennis F.Maetzold, Nfayor
v =
newspapers
AFFIDAVIT OF PUBLICATION
STATE OF MINNESOTA)
ss.
COUNTY OF HENNEPIN)
Richard Hendrickson,being duly sworn on an oath states or affirms,that he is the Chief Fi-
nancial Officer of the newspaper known as Sun-Current and
has full knowledge of the facts stated below:
(A)The newspaper has complied with all of the requirements constituting qualification as a
qualified newspaper,as provided by Minn.Stat.§331A.02,§331A.07,and other applic-
able laws, as amended.
(B)The printed public notice that is attached was published in the newspaper once each
week,for one successive week(s);it was first published on Thursday,the 9 day
of September , 2004, and was thereafter printed and published on every Thursday
to and including Thursday,the day of ,2004;and printed below is
a copy of the lower case alphabet from A to Z, both inclusive,which is hereby acknowl-
edged as being the size and kind of type used in the composition and publication of the
notice:
abcdefghijklmnopgrstuvwxyz
BY:
CFO
Subscribed and sworn to or affirmed before me
on this 5th day of October ,2004.
Naw
Notary Pu
Allah
MARY ANN CARLSON
NOTARY PUBLIC—MINNESOTA
MY COMMISSION EXPIRES 131-08
RATE INFORMATION
(1)Lowest classified rate paid by commercial users $ 2.85 per line
for comparable space
(2)Maximum rate allowed by law $ 6.20 per line
(3) Rate actually charged $ 1.30 per line
r
a� �6gssD8a3�c�59S �=�k'� g a<.esa3"`aem�-� 3� �� � R° a � �°axffamg"o;��8�• �=.?n��°.❑g<„3€aS'� msa.ass�ao=^3S £b s8s °a
g , s ">$ ma -�-°a; as=� a:2 ss �eaa e
s as k
WHIMS mm °g ,a �s,g 2$-° SA »5°°mRSp�c.cA gilno��$M�°>R�°
�6 a a�amfis g'Fe�ar s S �:�� asMa a1 »ss� $ cm »e 2E s4 5 5 aazw
° gs a§ ym °�° E- �. nHOW[
n� 5.� "fi g _emra @a Rax .» R sur g9 za cessPg'°sem �$ sw Ea"'a "�� �s
a=san�,g as< a @�H °R�a 2 �. INV
gaaa2" 3Rma'"asF' s- � � � gs ;�3
s ° �E sa " S �' " ?6� RIM![ , <mssa z. ms aa ,"�.�3�
I E•'so a <� 8 "9.1e = ' �s gm,
E �a 2;S 'a E,a s BS==-3wm '
Ss�g "g _ �= s L sg ff •6"u a$e
,x M S= °E = a. m&�'P'a�a 5 a.:8 2 - e•e�en � 9��' R�� Ec12 gn a �' .,ca B.o " 33- a E�
a ae. y�E$p9Yms� 1v. R�s<� � '�, Ra sS'Raa-a�xn;�"
s
HAD-", Sa �,°a. �S3R' s Hasa="a=g gx Q" a �9 as
�a$ w5$"2 °.?x s s g " Hx=_ s e� .assan�.�e. ag °° �s °s a ass=�o�ac o E�a _ S
6 m e sa8 °s
Fall "� �- � " � � 'c �;R so.se 5 �
ng 5 °s $n g »3�¢�� "R` €,oma _ e� m5
'ie a?'vR. Q �� ^=$.m a �� x» _a E HIM
�3 � gs��.� �� .£'a'=' �'s� �m Mls m�.aea�9� it 3m3,
�'a=^" , u '$ 10 1 R 3<I FA 4 s.ss ese R.sa R° nMg =ng gsn _ »; °aan<° g F"Saa9�„
�ss':s; a �Nm d s` ggW3-o sa el- S °^a$ Us�R s z"$;s s.a <a,£z=a»a g.sR=s�"5`g w 'a asp S„_^ 3wBmag3`�;a� a aM„w,R
Sae» �E. =m '." >�g�R8n Es.g6s nsE $RS•an x s�55s nF"» tem 1M sa9aaa a
5 ygR x� _ =a Rma a q pp �g 2 mai p2 mso; a`g �y 's a x� ;�ms W Baa"g " " <"ml Bi " " 801211,
Coli, 36.' m�:=°°£Rn��m i 5'S"S..°��.°1'� INEW N "aR^P o`C� G a SSA���
$m"=ds�a2a�' ", "
5Sa$�6ng -,5 ;R Sna, n !U p.
u n <1 =a5W � x c��5 ��xS� E 'm'gg . Rsng a sa �� �E ;�2a�a� ���^��6'ma 's ^�°'�IN aaaS�u aw;g9R_.T »o E tea_
[Run
.. �S� ' R ,lir -8'ak a'E -a 6°.' £6° � q� q t aw �u cgIm N ���`<.65q�v v`y58���°..4°=5UMP 5o.g g -"� SF s. - ">%n Ana"vc. a q$,m
W °S.. 3. Em m$�� n g° °a'� e5 m3_w C `� -E^.6' e Ea. _°'qn ��c�."o°- Somo 09 e
° 3 msQ � gF - a < '.°��a�saca a "3�>e yea2, s E as s P ma, 3 's a' sacra °
m a 3w'6 nS �g,s. a �° °£ .E E<,a'a s �" P,�' & s"'gx 10 1"s,'a'o. SEs n'6a>e°' "�2 a�1s5
_; im U as 2 s a�SSs-s�P� € `is Rs sas enee$ ZI s . o° sn,"=sn = ax 5 ;., "�_ ^°"� sn=°
:Q1 ill!;
sesm sgs 1111 nan"� a 1s6a-,ePgo.az, »a°0111=1910-
��s�s � s�sc: s m� a a osa� gs s : e 2" m'zn- a ams„gsa$
s g am;m'm p � �6ssaa»"`' o v»"n �'
gum MRA�; $ an-aw�a,s.s" e m s ng,3g 6 8° a �..
P.MKIR_'�A_s e�sP�=a a»s aas R'.s:o AaSa Sm"
sa sR °a RS�.asm$° 5»smo acre@, sur. a �»`§'$ s�asg� q.�,,.,� a � .4,c °2'�q- s�=M ;"s� s=our "m<€ ",ab�¢¢as�<�iY ff�s. �."n" R";�aamso"tam
x-'F � = mS a a5 g. "O£ zsE"O+�m< S5 ..F^:in°'"o="� -S
»s�. s _acadm as"°a Pa<�x"�a aa�w'9Fga=x°aa»' x � ;�4 a€> s;."s auras x s s� 5� °°�o�s�gawaw� Tss °° nag mm=3 s,= s'aa;°=m"sdFAas F "s= s�
°s.4's; "s SR:lg�R�Es b. spa a�a3 a Sa �Eae �m"sss am= "c�as � n Asn ;� s s"�" s� a,�n »=ear s;_'=-=�8�, H PH RS.
�.a l € 1, 'a�s�m 9 a A SS sa ^a E_`�,=.a Eads=sR sG s$ .s as a » s =w�2�$e�soaao A °Eosoa`�d>� »s �x z.qS =ga�x
s .c.Ze �, s m= A ° -:� �.e.�n. a�. eEa�o ns•<s ro s�m _mm��m j- 6313 11. 'M H S S=x=a
s s 8 �E amaas.� a @:QllINI - goIM �,�5d asaag� s�E s g" a s" o�q ^"�F s,a=„ sus
s g E s °sg _ n sx 1 a
e m ,ssxas $�e°s°;' saa a a s� `e mg's saxA °6 E'n"g " cem �s a =en ;o S;- 9� > 5"
SR c� seg a.a<e w5 ES 8ES@"-'a$, .°O.g"° am nape g 53 m� Fo a _.E Sa wR"�5� 'a
sn S - " �g'
f°8» g!jc^,n s I =ss°=a,< 3l: d = 11?- 1a° »1s W g,11115�xea �mm.oH- ya,a;sAm"ae
Ss5 a a9"s�3s$ H e�S141ss_- n$9a r e�a=mae � S's e' vaa' a` Ao$..,_.ss,xnn c�� gaga°�5^ q>e3�n 3"sAza; „s m?g H- g�.�
y ° 11 R RIMINI
Eaa,;ns� 01 1saS1��- � gae• +� su 3sR $o e�.s N ��m"5.eg;s<"�$mn P�q gwq" - "�Umc mgq.011"s " t
P; a ma ?s s.�9 °,�s "s»' a�;�s- sss� rur. ,g_° �»o" s3a - " n °a son gas nw -, - we aws»aga,
Z
O
Ing em se's�;s3s��a �SaSs =.�Ja3 � s. _9z9s•s'�ga - mea cm; sY? N mi s3a - 3
>2" a m a a ate^ Ssspn ao >F
�R_ £ 5-qn wER6 ani �ao A �a6 a6=o°agec.8' =n 5,a� �4�a� e._a ���.»,�,�.32N�3ns"'$'a S'e see s, %� e;e_as„ ax w. SH;
ag'a_.S�sSE._nE =s?€=5.s»-.5.a s �aaso° � �s s°;a5�axmSR"».ma; ?ga=s5 °°SeA"ATna^Fazn,»3.z1H MINI» U _ -AF>»m asg o c�
emx€=y;mR a g.eQa,�e^ss glias° .9 _ °�°' sm- a »°e, as»p5" ;'S'RSaR mgna a "R.3�si n%Il ;1_lj _ an o�a�sow, nRzsC°." _
�ssaxCIN ,gyms<s3 �'=__Mi e' 'P11 «aa s'x" a w @.nR = �x ° � �: �s <m na' �zs o "seas °s =s to
e a?�R sur mx gym ' » ° °asa.s o�>?< =aria 1m-?>„n oFs,a=3 ss";e.= ds`.g^ ;»^ ^�. ac';' xtiP1a sw9c"'s� a nmRa _;FS =s"
;��s`azIM a»��lul g'"m ull �a' xxa<< s maAxs 11 m� an`s�R �eaR��; a<�,= „ 1� �z >E.1�me°a x a 1115 - �
;aa" saa"sw gs°ers $�_,�U MV o m.�s asl- a =yas� "a� `� P,asjQ 11 1ZI na»aRao 9, Vis" asE=x ? S3<� 3R11h,
Ba sasa=93mggs2
g eg g Tag ^ >a g �gc= AsP s» x° s °a»° a °sx W. ,so'„'s
1�s9�.Qs Vim- =ae'mna���`a "ray 015h �'�N csa =,ga l.pa^�R"_z"a5 mosgP"=��2saysa�as�g xs�'-sm� ��$�m^ �ss,$es F <s °_zoRd 3 msa=�,'aoq'm ,
;^ '» xaa e; x21 s >s = �a sR� a S a aan »$> £s° sE 1W.-_ „s,° s s°�:a>xz ,s-Min s -as= a=_ -s°
s ss5.° ^;xA & aSa_2 ?3. ss °xs ea na "s @.dsk m s,A; a"- �.m n ^aa32»s°< -;_ »
=�� "Sn ss°� -m� - 5 _`s `�@' _ s+ - _c2 - p� m"m � e�",2 "s; -g.,,am s�A a� 5s„ ss9 ms,1
F_"6^Z e." »g,3.�a5'a. " ie».x �dE:o,"xF° �o ".°: E °eSm m�. 'F F° ' 2�°6"Ecy a-3 a.°.Sm S9'a _�-6 n'n,9°,q"o"'<.c1e5^RGC01 HIRER -
»w, I- s, Wl <ss ^� mzm >;S. s ns». stage o�,,°$'�as� $a ffi�;'R6 �. a a°c.�°0a an".s ane , s$g-.> s= s.e Sam asa€=15as,T -<s5°
E se,_;a CE a ;=9° s= 5 _ s �;a.c saa, -" _ 93=
's mm �� �a>> s a x ^ Ea ° a° - lima mss $e » - w; 1W s
=a°a� a =a .sem ;25.uo' a" - Aa=a =-sns . = ns ss�s ° sus«»��5= gym Rga€G, "a. ;9agm�a g»n - _ =,��a.�" _-
SRg3 Ra -ga'ana g 3, '$ „e sa a J;= m x,a" s" sax VERS119911
ge RUM B.F. _`our n al mea aSsRp-I--- n Rall"--,g �aa`c5a G; as �„iv�� @°on"" ajar"snss 'Fsg�°- �'s=a sRa$aS'``z a 'gn �
6115 "4�C.aa3ap C'c �� �^^ "a av o.e'»am axs' �" ppF'a%� -'a^,H o",gE! - _
3.Rraa=ZnZx=Sm= 1110=1°° 181 ,a1 O' -
-, ?" -,
O
°eke, � -. _
,�"e 8f°53,�='�aa TRinn anwhisza nn a`a s;•��°s°.==2;^a.x-� = K ='�°'$ 5.ma-
oa
HUM:R"'a�"gw' _>ava";a11°sa x=.R a=_aaPog$5 a maa 'a�s9�asaa=e=>ae -9"sr R e;�o.sG ^ n->sN� >ooAs;s�91n a^
agaaa_ ap » Red sa n$a=osemc , ;g =gs �3s s s a;`�;� ;a�� >s �e ��a " -=�=�m'wnsayeNa�>
_ �ko a;°=gas`g aRa;g`ms s6� a CRs ;�"'aaa53> bas $2,,s,s a_ , �1„ aldl y8�;`=� bursa°, '3=�mSaR
a£a, 'ga,gym.;se8=Poa'a�sP.�ns�R3"'agds a8 GO ti..�n7ens°'mR<9AsR� -?1813°35;3anx g 1
c ssers=,Rz n3;sa a=Res= a F2�ams=se= -e� �s s s a sad; 3g=We 14H ° SBS _
- ae = _ .,sA" as ,9Eae=.�&c�€RR'x.8g"s@ His! m�a�o;Kq�ma�va. ileoa= as ^.c it ��os_'E6
=y3�e3 �n nAs 5s<'e�s°a"iaa:s� saw=8a�sgea E saw%'° �s �;>FUH x 3 se ao�_"N NI, 9n3s .� °.5.
- 'smxa`s �s,a gSs s6 s- ssA "RR�aa=,gym"= -ms�ma =.Rd °„a � "F.a�-ate 'b' a� AP= ='��>d5�� 'sowTu
8 jug! xRa;a` -lit - 'aE e g Ws U1 ��a=Ezm 5 Rgla-:a ff'al"i a6>°��, g�:x g a>, 3n.-">n -a,s:a a<s"'m11=1= na1. 5 s s. ,_3, -
e a: a; a 8 �a' a3;9a =a9m '�_ Psi g as=s�R� Tnma»Rs" . 3 �s,sA> =1113 3; os°< =s a -a �m5a �a�= sq' 3°=<e=",,n aR
a "- gm �� } H;Rlal kaon', sax �;H,1 s�€m > � =��9s I = y= -oagE 3 an„»
s_$$ 1 amyls l? 3R<R .1I `urn `a aq WE
IN
;s ppgg' 9a x sa2 'gH segs �e m xaac� � pa , .� 9s3.. 3 S sh
6 RA
aaaesm;z_anA
g.'g- es °>cn E,_$,9`"< 55 °� SS .^`_��ZS�e 6`R?oImj^3x 3. Ste.=R.as }�R a,=. ?B',.ag"�Ir"r�nm-1x�SSRc Rv°.'a' n" "3_ _<.^.3 _c_c�- 0
g-
I S 'm$$ .4.bA�Aal 6 li o-6 z�L A 1-02 .5 z EjosA V.g
-S9Jm. 813H 9 i �14-.Ioj
o E il'E dI
5 Eoo -o
o:S,E-Io _-_ZS135 t_wg"gg l
d 2.E
Even." 41 o Ig
E^
n V294 Ale
A RV EMS, W." SIGH35 11QUIR- ga a 'Vg.d_> a 46.5l o�t-
;t 0012- �Nlv .. .2..�
A S3B 8 -a8'
o -9-a- Eq A WE ZM o6c-,
ss Sem d -Esso No 5.e �b.--- I 15�1110 11 t t
U a was AA A a" �i h =g lijllngfl` -10 u M NZ -Ne32
d we
Wool la!*a inst" 8 1 81Z d 9'z V�933` 2 on 66- A2 a --a 1A mum
4 1-
4-01 t 84�.__�o n 4�4-.
WAI, E Mitt .1 -- a -2 -1
--1
ns Z AN"HN 1 1 yHy .4o SABIN— A. 1 EMYjH"`. SIM"
12 V a a OWN 1.H
in! - 413 a >
oe al. "tooling M aGglP2
411 Ago AM a 1.119 Mot Asix"a. H5 jkod1.nWeyg,"jPjj jjj 121
ne Q!Aim !a E, i"Cl 'a f!
2z. _ " a
NLAS FJ M-W-E -. .2 all
i- c19WIPITHW210 101NOME A"Olvoly! 01,1 111211
mew -sail -is
IM tMAR Ma"I"ne-M! 01s; No '"MYSH '12LIA.A. IRM All 0, l cis
isH. IMN AW-W&WHIR W AR. -.14111 'N
9112 s. Ems,
! isle! g"y ao,!0,,U
ma@j at G "Ej T Al, -at 'e5gs-a-
s"HI i 1 H I Y ...��_-tAA;G q.1-!`d@.,j.A1l! pp
1-1 a vu.1glify, t
d!vill -
So
6�, I[al top Ulu Mum mmlmun4j-avah-j"llyi!Hilihm. Ad oil-
MILL SIM U110M
its 911=0111 tt "1 15 T"Mot a 1 �v 1g, -,!A At I
Ell A% Q!,
!a 1W, 1446T Be 61 aga"
!q !!Q 1 huslu"t a low A!V, h H'Lots 14"1! its j%W'o
go. too 1, -1- 4: cut P Ams AM 24- a '$ !112p, ,
-01t-S5 1 -41 , ALE Hc6,34 E.5�� 1 M osg
gm 11 G A 1 N11 - 5AH, InM law 1"
I.E, Eta-sg2lvio;-S Mug W an l. putmijis! HE,gill 11.01, OAS Hug all
2 * - M ... - ... s 2 A.
Q19g. j Ill,, - 111
A! INT11-021- A' 3LIP, Nag p y 1 US !-.q.. 'se. =Ps.
52-Hp6glij is M. a- Whi 10 11.E 1A]lan 1
g,j Rasa e�L-' -9 n�- SQa oASqe�
812i I
I, -
e 6:41111 1 >2 -IQ
am
9- attva:EWNoun! nanh 1`11 ..g-" RIM 3%
23 - J.. 2.1 !It MINIMUM
A .20 Infla,
E'15- M - i, at- Ei -.a
e . t. Z_g',.9i_ Wi 11!Tom I so-a..-415 of W. gEl-s"s-A
WHIPH C i SPI 11 all Z-1-1
_y`E 1211
I ON- 111-r am a UWE plealk;
1112"VOINS-1 . 3 tl- t ;gU49 3gPNN ]ZZ,j - OUAW"- taile
. 8a.a. TyDn eo.EaHIAIM g in 0110.21111 , as" la: MITAN-212--om.
3 ms-, WHO HISIM141113 1 11.10-0151-1 Z� I. W_
94 calm, !AlU A Hae-11.9 35 Myj 11mg,r
sit VC11A -Vjjj%ljjj� at eF
A.E;PA8. 81 - H es MMIA110-NN ]. "t I g Musual UJUH11111a, is Ebm"all DB TV 2;tim 11 1N NEEE-elp
-I-1b_m-WIjYj=. IS my p MA Qz
-DwEnit, W11 18.,
403o;r "B", M5 a"!" joldl. is,I U-1-.A
1) All BE 05
jy� - 'Mm"AMIL i :5
11'1 >
INN
A d RAU
REM H
Egg 2Ao8;_.-. k-�� -a
3. 11"4 ymmagg 1W am go ovant". j l�l 1
ol ag5 = 82 LINE .4011 SIM
---n-"o- a
12.2 1: j. 1 .
all i a
3,1 31- '--U All' NSA] a
As 'is M ,,.
W 9AINHINAM . . W 11 no-I
it, 0. .5 owl sn"RaNnml Ada.f;IE
6 5° ME" ^8a s Sag
I'll: W-1 'WHAWNWHA 1 01011 lIZU12
ENE2-,r,.1o11-N - A. _ .. 1 .1 11
1 pit 1 Whagan 31VAl nall w AlA W 1 S" hin"In *W.R� 2.2V �11 m
_9 do
M.
otl"J& , L ,t'!Q "
1%5HS!jjlU o-a H
-a-o tWl bna �JU.AM, a-- 8 'a gigg-
Walt WIWI in 11 It 142
Sd- � j_ -al
Q,,"Its W 1110 WR E
a "an 1
Me BY 5 -W; 4 HIM
!I EIMIlgi ,
up, v llimult "11 a Mon
`fi -E.- ..1 axis sp. JI-EILIQ
109sa a-anon
a.nin aof mov :j%l I i a I ymn A W
.E.-> 2�sEg. '2�q FE�lo E, J..bt:salmE
-Ig �N- -- o sa
ig� s'E. . .5
-WA It-lA R.2".
0.11MME 4-BE logo !!NI-- M lips WH 1310:1yal m-A P.H11AHUMME"T 10"Wis 11 5-1
-n En p.q. .2.,. Qjs a W AM I ty-sp STAW qlggvyj_
VINA 21 US Z.0, SmyrN 0�n E�e So. a ass.2sounj , , , a en.n wpm:;.,
It 3 22 211,1 K E.-, Sail! 111gi-eg pill'' E 1 WG 2"61 liglz_ A-,- t a 9.�-
E S AN 15MM-111YEH - --FEWS-1 PHI
vice 1011 u5° is H,as
1181!MUM ON,! H111.
a
1181,11HIS,
ro '"L guy" pag raggys, it of
ill 29 tj 1011 at M`5 i g Alill
-0 -j- Q "Egan! 11M A
at -,.R H Hl HH14 ARM
a -at n VIPs- Mot! s�ag, t -., ,-,'.,'
Wo v
d "M 9 Me T"Qz 11. By. ME AM A, all Oaf
HIS lots.. 6 *11 Se & 111 AM SIGN -;-,E y1g, ell
'E Z-3
'Z% 10 -n- Wl it H31RI 411h
E"%% 1rai o goo all g-2. ZlE1 A-61-I 25,110.131 -,* Mot M
-SUE AM MW 11-1 RX W. d.
-
HUT A NN .55 a TN 114-1 10111 j -Wca A al W2
q-11211 14 . A ova I-IJ la IS
"101t, 1 1.:! 1 1 JQI�
I CIA 1 11, 2111j2 g, .0 An AM Al 1=3 altis SQQ 1glill 13 1.In 12 ASK Am W. 123-1
glyll is, a ti. a, I. R. We
4141 ;11 3.1
St W. W We a M.-I
I.Q G w W .1. M Xv .15141 :lNj;.vv
1. W I�V, :A; 11 j Uo M a lv& a N�j I VQ It 'q v;egjgj 111-1
I I S.,I I E a Me AW
�11 1 1 1 E 9SA 9ZIM Z OVM ZY ta SS 125.
HIS e29061-09 W 54N 1 ee- I a WilD. ice= _8
W 1zhis E%Sj agams, IQ ,]UN vwj I I. 1Q,- 4 E 1 at mus 11 R a 11 JIM-
V 41 --1-- Eq- - E,� 1z, 9
Q. A g"ll gg,4 1 z Tjj 12-6 - 11:1 _
it. SM v- - A 9 2111,8
an�.j milly
O 21110 �l I' N01011111W.A W_ AM NOW R -W I MEN Us A. PIN. JI. my 21'REA-11TO,T.it
01-31111 -.31 Ut AN
3! d2Q Nil Is HIVA .1 M at las
,!"- gage SPIH-11ji-E
H 11,1110 Wid I it! V110 Wflons 0.080A
I !I: W 1110 6l.E a-A-VI
ob b HIM 11111011th IQ, is
I w IN I I a,HEN
JIM Milt ';E'Ejt jQ-1
1 1 1 1 11.9 fell; l",4
0"a 11111�, IN i
111W 1 a 111misclaciru 11 HUGHISIM U1, 0113 11 N 1 mill i
N
13
i
i�
I
•°'� � E. $ C R a 8 F 3 >.-Sn"SsS8"eSS�G
a a �d9 ron. S ^ a ."4' s C RR1a a 9� '� ?HHU
off. sa gas ��,eg�R� €���SRg�sm°a� c °� =$�.ge�€awa s z 2�sg, spa 8a� $R3`g.�Ns
=2 9 s i ''E m� mEs- °' R,;;sa n o, � sF .sE.;� - 5. a°,�, °,$ _. s
�R C z s - R �� °^ ae, &R.& a �5�y�a se g � ; s Era- g ` i R S H �' MU I �
�m n
MON 3,C� s OE p a E N R g ��g ��mc g.Z" F a E.
'- c a E. m d �� �Fsas ryk F s: u'11 ON
s,. g 9
9; o aE a �T Wi s ��;s�g s a a9 a � sa ���;a mm g>� �" s s a E 2$ g pi.
say -.s8:� E° E - s � E °'"s �8, ss �Ese3 �. s• V 5�° F��Ews $@g�'aR �... a w
as q s °
ja §m`s s s i €a 6 €» a@ - I �'q Sm �- ' � �a 3 �
E ' fiaa�oE s�N��
:Rip, asoa p �'on! a s c � a ms r
g ac s3 sssaR a o �S= " asap F "a; a C17
� � SHF o--i 'g
ROOM � �R � s � sg� s $� s �> ma Pei �
e €3 og s eoaE3a g T` s€ os a� ���s a s s Ews � ��ass=� H a " m $ a Q �
. a I .,s as ,$� R ws 'a� s= a�
`E ° �?^ ��
a mP m
z
w;.n��
gq U OE!� g � �" Ae` a �sG3s �8�gms�gERs a sa�`�s .�Rs��T^gF °acs a 8a3s� C7 I
gF sR. 1011 a10=14;sg "3 a'3
s ° a _ Ito!1 a ' '-�"oo U a` s '
.a °ems �� R�s'2 _� 6aes�=-° €dmg, sma E� v�
a a i i a x= s"m g.q .� Is sus R1F•-g"a3;s�" a �_�
° e3- a=a nz s sa !Hug! -�a�a aha$"�Fogy� � 'ag s �� s aas .a'-Rs 3m
_ g m � 'fig sa g e 9H `�.�"g°," s,�"m a z s 3sg^ 1 HE
s Sa ROM 3aE a s ���A 011� 1 Rg a-�I:a U ama;�s�@ w � £ �
�6A8°=^�3 S6,`m E 5 Z aa� 0a �mr� a°"`mOr-0e-SR @S , Sig o. °aN
o 11h H111W gaaMil RSR ' aEa"' o�� sy
g o Ee Hip I m� sus
- 3 � Ag R;A S 5sz �� _mR� ��Ra 9s�s= ag$in �sn��omms� as N-:ffa U ems
Will",
3o'o 69m�Sa.S� >"s_ .°'.,����E '`_ ° ?" 6.�~ ma$m�'�°d'P=€ ma=•
,a ^gS gg R g$.•< s gE�^ >.$ E, - g F H-HR mmn� ,
a. ��'Ya^ �.^m..S I HI E,'�2 ; °,m?���C�:,P 0!5_ g'��m'?�'e,e Si�pO=�,a'.,. Ri> �ac6a? ?R3 -