HomeMy WebLinkAboutResolution 6941 �'��p CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
y� G,� No. 6 9 4 1
�'�kFSHo��'
A RESOLUTION
APPROVING A PRELIMINARY PLAT
OF THE PROPERTY AT:
387 ORONO ORCHARD ROAD SOUTH
FILE NO. LA18-000062
WHEREAS on December 26, 2018, Sven Gustafson (hereinafter the "Developer"),
is the owner of the property within the City of Orono (hereinafter the "City") addressed 387 Orono
Orchard Road South; and
WHEREAS, the Developer made application for Preliminary Plat approval to create
two buildable lots from the property legally described as:
Lots 1 and 2, Block 1, SMITH-DETTLOFF ADDITION, EXCEPT that part lies
northerly of a line described as follows; Commencing at the southeast comer of said
Lot 1;thence North 0 degrees 05 minutes 55 seconds West along the east line of Lot
2 a distance of 410.99 feet to the northeast comer of Lot 2, the point of beginning;
thence North 84 degrees 25 minutes 53 seconds West a distance of 261.89 feet;
thence North 50 degrees 30 minutes 10 seconds West a distance of 589.61 feet;
thence North 0 degrees 07 minutes 06 seconds West a distance of 115.50 feet to the
north line of Lot 2 and there terminating, Hennepin County, Minnesota, (hereinafter
the"Property");
WHEREAS, on January 22, 2019, after published and mailed notice in accordance
with Minnesota Statutes and the City Code, the Planning Commission held a public hearing, at
which time all persons desiring to be heard concerning this application were given the opportunity
to speak thereon; and
WHEREAS, on January 22, 2019, the Planning Commission recommended
approval of the preliminary plat; and
WHEREAS, on February 11, 2019, the City Council reviewed the application and
the recommendations of the Planning Commission and City staff;
WHEREAS, the City Council reviewed the proposal at a regular meeting held on
February 11, 2019, and hereby made the following findings with regards to this application:
1
g'��p CITY OF ORQNO
RESOLUTION OF THE CITY COUNCIL
y�, G,�' No. 6 9 4 1
��kESH���
FINDINGS OF FACT:
1. This application was reviewed as Zoning File #LA18-000062. The analysis contained
within staff memos and the exhibits attached to the aforesaid memos, all minutes from the
above mentioned meetings, and any and all other materials distributed at these meetings
are hereby incorporated by reference.
2. The Property is guided for Low Density Residential in the 2030 Community Management
Plan.
3. The Property is located in the RR-1 B One Family Rural Residential Zoning District. The
proposed lots meet the dimensional standards and setbacks established for the RR-1 B
district.
4. The Property is proposed to be served via a private shared driveway accessing Orono
Orchard Road South at the northern point of"Parcel A" on the grading plan attached as
Exhibit B and meeting up with the existing drive serving the home. The driveway will be
expanded to serve "Parcel B" and an access easement should be established for each of
proposed lots; a maintenance agreement for the private driveway should also be provided
by the developer. According to Orono Code, a maximum of finro lots can be served via a
private driveway.
5. The Conservation Design Report by Anderson Engineering dated 06/21/18 provides an
overview of the natural site characteristics. The plan outlines the Developer's intent to
protect significant tree stands; and removal of invasive and diseased trees will be done on
an as-needed basis.The goal of the development's design and grading plan is to minimize
tree removal and clearing.
6. The Developer has prepared grading plans to manage stormwater on site without
negatively impacting adjacent parcels.The developer shall coordinate with the Minnehaha
Creek Watershed District (hereinafter the "MCWD") and provide confirmation regarding
the permits or approvals they will require for this subdivision.
According to the Applicant's Anderson Engineering report, conservation easements shall
be established which will protect the wetland buffer areas as required by the MCWD.
Additionally, according to the report, there were to be stormwater infiltration basins
installed, following MCWD approval of a stormwater plan, the grading plan should be
updated to reflect any necessary stormwater pond areas prior to final plat approval.
Placement and sizing will be determined by the MCWD Rules.
2
��p CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
y�, ,� No. 6 9 4 1
G
`�kESH���
7. The Developer has proposed grading on "Parcel B" to establish a new engineered
(building pad) grade for building height determination. At this time, the existing home on
proposed "Parcel A"will remain.
8. The Property is not located within the Metropolitan Urban Service Area (MUSA).
Therefore City sewer is not available to serve the Property. Septic system designs for each
of the lots has been provided which appear to be acceptable.
9. The Parks, Trails and Open Space element of the Orono Community Management Plan
(CMP) has no plans for trails that may specifically require dedication of land from the
Property.
10. The Park Fee is determined as 8% of the fair market value of the land being subdivided,
but must be between a minimum of $3,250 and a maximum of $5,550 per residential
dwelling unit. For the proposed development, the Park Fee would be based only on the
one new lot. The City will confirm the park dedication fee required at the time of final plat.
11. The development is subject to the current 2019 Stormwater and Drainage Trunk Fee.
12. In considering this application for preliminary plat, the Council has considered the advice
and recommendation of the Planning Commission and the effect of the proposed plat upon
the health, safety and welfare of the community, existing and anticipated traffic conditions,
light and air, danger of fire, risk to the public safety, and the effect on values of property in
the surrounding area.
CONCLUSIONS. ORDER AND CONDITIONS:
NOW, THEREFORE, BE IT RESOLVED, based upon one or more of the above findings,
the Orono City Council hereby grants Preliminary Plat Approval to allow the subdivision of the
Property into 2 building lots, as depicted on the preliminary plat drawing and grading plan dated
12/07/18 prepared by Frank R. Cardarelle, attached as Exhibits A 8� B, subject to the following
conditions:
1) Approval is subject to MCWD approval and permits as required. Final Plat approval shall not
be granted until the Developer has provided evidence that all required MCWD permits have
been obtained.
2) City Engineer approval is subject to the recommendations of the City Engineer and any
forthcoming comments as may be warranted.
3
���p CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
��, G�� No. 6 9 4 1
`�kESHO��
3) Development shall adhere to the proposed Anderson Engineering Conservation Design
Report.
4) Erosion control shall adhere to "Best Management Practices for Protecting Water Quality in
Urban Areas" and to the approved SWPPP. All erosion controls as required by the City and
the MCWD shall be in place prior to commencing grading and excavation on the site. All such
erosion control measures shall be maintained in working order until the site is vegetated and
stabilized.
5) The Developer shall provide a maintenance agreement meeting the MCWD's requirements to
outline responsibility for all future maintenance activities related to the stormwater facilities
and the Conservation Plan.
6) Existing grade for "Parcel B" building height determination shall be the proposed grades as
shown on the Grading and Site Plan dated 12/07/18. The final grading plan as approved will
establish new existing grades for building pads.
7) The construction limits shall be clearly marked with adequate fencing to prevent any
construction damage or disturbance of any trees and vegetation outside of the construction
limits area. Developer shall identify trees to be preserved on site, shall mark them on a site
plan, and shall take extraordinary measures such as fencing, signage, etc. to ensure they are
not disturbed.
8) This approval is based upon the known issues that may affect this project, but this approval
does not limit the City from revising or amending these conditions as the review process
continues.
9) Upon evidence of resettlement history, the Developer shall cease all activity and contact the
City and the State Historical Preservation Office prior to proceeding.
10)Violation of or non-compliance with any of the terms and conditions of this resolution may
result in the termination of any authority granted herein.
11)Easements Required.
a. Drainage and Utility Easements shall be dedicated to the public on the final plat
10' along all exterior property lines, and 5' either side of interior property lines,
except such easements shall be increased to accommodate drainage where
required, subject to City staff approval.
b. A Drainage and Utility easement shall be dedicated to the public on the plat over
the storm water pond area and storm water facilities.
4
g'��p CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
y�. G,�' rro. 6 9 4 1
t�xESH���
c. A Drainage Easement shall be granted over wetlands on the Property.
d. Driveway Easement and Maintenance Agreements.
12)Development Fees:
a. Stormwater and Drainape Trunk Fee: The development is subject to the 2019
Stormwater and Drainage Trunk Fee of$8,060.00 per lot in a 2 acre zone.
Therefore $8,060 x 2 lots = $16,120.00.
b. Park Dedication Fee: [$5,550 x 1 new lot] _ $5,550.
13)Plans and Specifications. The following plans and specifications shall be submitted for review
and approval by the City and other appropriate jurisdictions prior to final plat approval, to
ensure that the proposed plat will accomplish the intended purposes:
a) Final grading, drainage and erosion control plan showing existing and proposed
contours, anticipated building locations, elevations, stormwater facilities and
calculations, utilities and erosion control measures to be used during construction.
Final Plat Approval will not be granted until the MCWD has approved the stormwater
management plans.
b) Final stormwater management plan.
c) Final stormwater pollution prevention plan (SWPPP).
d) Final plans for installation of the development identification monument sign, if
applicable. A separate Sign Permit is required prior to installation.
e) Sufficient detail to meet the recommendations of the City Engineer.
14)Developer shall execute a Developer's Agreement for construction of improvements on the
Property to ensure all site improvements are installed to the City's specifications and
satisfaction. Said Developer's Agreement may contain additional conditions not noted in this
Preliminary Plat Approval resolution. No land alterations can take place until erosion control
is established and the City is in receipt of a final grading. No improvements can begin until
the City Engineer has approved all improvement plans. No improvements can begin until 24
hours after the final plat has been recorded with Hennepin County. A Letter of Credit must
accompany a fully executed Developer's Agreement written to 150% of the cost of the
proposed site improvements. No building permits will be issued until all drainage facilities and
improvements have been installed and inspected.
5
g'��p CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
y�, ,� No. 6 9 4 1
G
��kESH���
15)A pre-construction meeting shall be required prior to commencement of any development site
work on the property.
16)Council approval is based on the entire record, above Findings. Any amendments to the plans
which are not in conformity with City codes may require further Planning Commission and City
Council review.
17)Authorities granted by this resolution run with the Property not with the owners, but are
permissive only and must be exercised by filing a Final Plat application within one year of the
date of Council approval, or the preliminary plat approvals will expire on that date (February
11, 2010). If Final Plat approval is not granted by that date, the terms and conditions of this
resolution shall be null and void. The City Council at its sole discretion may extend the
effective period of the preliminary plat.
FINAL SUBMITTALS:
Developer shall complete all requirements for Final Plat Approval as follows. The following list of
final submittals must be submitted to the Planning Department at least four(4) weeks prior to the
regularly scheduled Council meeting on the second and fourth Mondays of the month. These
submittals are as follows:
1. Record Plat Drawings. Record plat drawings in the form of two (2) mylar copies (one
copy for the City's records and one for filing with Hennepin County) and one (1) copy
reduced to 1" = 200'. A digital copy is also required. Drawing to include:
a. Lot lines platted per preliminary plat survey/drawing by Frank Cardarelle dated
December 7, 2018 attached hereto as Exhibit A, except as modified herein.
b. Dedication of"Drainage and Utility Easements" 10' along exterior property lines, 5'
along the interior property lines, and over the stormwater pond, ditches and
facilities.
c. Dedication of"Drainage Easements" over the wetlands and drainageways.
d. Name of plat.
2. Legal documents required:
a. Title opinion addressed to the City or a title insurance policy in favor of the City. All
owners, mortgage holders or others with property interest indicated therein shall
sign the plat and all other documents affected by such interest.
6
���p CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
y�, ,�' No. 6 9 4 1
G
�'�'�Fsxo�`�'
b. The Developer must provide certified copies of all recorded easements currently
affecting the Property.
c. Signed Developers Agreement.
d. Signed Private Driveway Easement and Maintenance Agreements.
e. Signed Tree Preservation Easement/Covenants.
f. Signed Covenant to Protect Drainfield Sites.
3. Financial Guarantee. The Developer shall submit a final plat review escrow in the
amount of$2,500.00 with the final plat application.
Additionally, the Developer's Agreement shall include a financial guarantee by the
Developer to ensure the completion of site improvements. The Developer's engineer shall
complete an estimate of improvement costs, including but not limited to storm sewers,
landscaping, grading, erosion control, utilities, driveways and stormwater management
facility construction which the City's Engineer will verify. The Developer shall provide to
the City a financial guarantee of 150% of the improvement costs.
4. Plat approval fees to be paid: Total due: $22,170.00
a. Final plat fee: $500.00.
b. Park Dedication Fee: $5,550.
c. Stormwater and Drainage Trunk Fee: $16,120.00.
5. Violation of or non-compliance with any of the terms and conditions of this resolution may
result in the termination of any authority granted herein.
ADOPTED by the Orono City Council on this 11�'day of February, 2019.
ATTEST: CITY OF ORONO:
Anna Carlson, City Clerk Dennis Walsh, Mayor
7
6941
S B9'OB•JI"E pRCNO GOIF ��pijRSE
80.U0
'__'_'_________________�____'!1Q
�__ ' , _____________�
I I ; � �
1 I I \��
� � g I
i i o^ � \\�
N � �
� � � i"8 ' �`. �
i i � � �
� `. ,� i
s i �\ s 'i �
o so ioo tso g � �� a
�
SCALE W FEET 8 i ��\ �'��,,� �
i' .c.srwc vor raav�na� 2 i �\ �\ ,� � � i
qaana)-rxoPosn sror tuv�inN � �
-o�ccnax sw�a ww.wc � � ��, ,. I �
.- � I '
..cw .uer�vmm ovmv+a I � �b I
ai -owac.o uiurr uc � � `�'4, I
orc -cu�cc noa+¢cvr,mw I `� �*tr � i
rrE .rw ar�wana¢cv�ra� i � y �'4, I �
l�F �lOMFST ROOX 6EVAnON � �\ � ��4. ,�,�„w I �
I �� `6. �a. 74.6< � I
I ♦ o. ��+ I
� �� 4c � — ------� I
I � � � I
I �� ,� �� � O I
1 � s � Q I
� '�. I O
j ��. M1SM1 � i i� I � j
'� �
i �\ 911� �\ � 4'3%:.�\ � �
�F�,.
I �iy, �� � �,� ��g,�\ �'tV I
I / d \ ,� /�' � I AODRESS-
I i �� y «p°�� � I 3B7 ORONO ORCHARD ROAD
I � � � �+ �� I WtOt�W,6fJ
1 d` �� i� /�8 � I
� �!i �i� �� I
I �5 � I
� s" i � � � u�sirc�crx cesainiw(�v+onq 9�
I PARCEL A � Q � �oi.i�a z.ei«t�. snn«�cnars imnioe. e�uvr�no�
� ?9901B SF/Q9 AC / / �U I ��ino oi in.���wm'.a�i c�n•�a.�c�iei�oi i:"in.m:
� 1977P0 SF/f.5 AC n[.Kwne.�sr caan cr co���� .. � om a e e� a t��
� rs.in o as m�w<..ss. . w.� �.�a<n..me
(a.cawc��� y �� i �m e y Y'S a�.�«�. . .,o`.a » > .. � ?�
x I � / Q � e..e �.i i. n. i,i� �aimina e«w. �a:in ea d
Y: I a� / � I i::i��i�:�ri:in�in«�»mim,�..io�:�e.° w�.ip �d �
'o � ' � � si.�me•er mc.si r..r, .. w.m o ma....o�mi��a. y
I � i � I :i�e i i e�a�i n:.:i:��i i;u.��w�w i��i W.ir�u i.M.s iu� �� I
------- ' �' � � +euse sri,r.r ec E��"8
W � � ' I
L--- �
`'� --__------N��70' W__779.30 ;
/ I
� I -------- —"----- / � o� I � �
I / �� �� LOTCAE—________ --__ i � � I
= i -------i� � �10 j �nrwseo � .�
I �` � W y�O I PMYEL A Q x U
� ' � Lotf 7 andT.9lxt !.SV/7ItAElLpT Apl/7/pV. EMXPI fhot � V J
� �+ � �ca� � oarf /iet tlr�rlY a/ o /!ne ws�rtae oa /o/lort: �J
� /.p '" � I 0 Cmnrneinp et tM fovfA�aff eein� a/�old Lof 7: fMnn � �^
� � /' $ � Abrtn 0 de9reer 0.5 minutes 33 seeonds NYs[ a/onp en.soit v �+
'gu lo PARCEL B i�C I� ,� � � ��"•:,o�ior°s. re:r�o.�'or��ro��s �«�to roe �.en.o,r O p vO
,�➢: en.��. i°+o,rn e. �3
�ti 1BISJ0 SF/�.1J AC ��+ 1 � w9rr�e IS min tw �xonOs at Olsfonca I 161.89 lV
�H 91100 SF/1.7 AC � I �� / I � /��t: thenw/brth SO M9rrrr JOminut�� 10 i�conls Niraf a (/� �
E�� � � (&AY.OING AR£A) ! � �� i, ( e�aro�ee �sea.sr��ee: mmes rarrn o esyresa a�m;nuros O O
� � I � 1 � as a.co.res xa:r e at.mnn ei ris.Jo re.t ro rns noren i;n. Q
� I" y�, !Lof I on0 t��i�t�mrinafinp.AL50 EXCEPT fhaf Pai!a/Lof
W O � �1� +�b � ?. ;y�inp tn I a lins u I�Tr a aoint on tne Mat /inr � ^�
F $ I oi ,re ee'i i, a'�eteor sas.00 �..e.a rn e�rn. oy�n.est � �tn
°'"� i �� �R � e�sto�ntnsipnz�oo°i.si�o.in oi�mr�io�tnwat��co ner �
! i I � tn.na�o�e en•..r.�;oer��y. H.��.or�cow�ir. �%��.�ore. Y
' � � � PMt,'1L B � 6 �
r__ W
_______'______�______'______.y e
__'____
r
�o � �no�oo.r o�z.eioox �,wirµ,xrccra u»inav. �a;�y• rn �
I o� ir�. u lian o point on!he r ���.o� re r.or z, � � i
�nESW��rKsiWxPRarx nEyyynl,l5�ppp4pp��orp_"' di�fontlOJ.POINtn tnolrn��etMost en�rMsrsorto � s 1
N B9'O1'Iy"W 775,97 po/nt on ths w f I1ne /sol0 Laf 1. o Ofalonct of 173.00 o R i
ieee �o.rn o� 'en. so inw,r e.�.. en..mr o�e tn... � � � �
te�minetiny. Nenn�Oin WuntY.Y%nnsaoto. � C '
��A' � �� !
mmaF�' �.a
��o , m
� � _o
�"o ���g��� �Z c r='='�,
��a 8�85o
i q§' o'�
g� ' -^��> o�
i u ' � gg �z o
i � � � i
i � i
i .�.�n���o.�_ �
�
�.NOdW'J� F � 61990 .\ N0097'�!'W 1lS89
,�� I_-_ �__ �-,fr.1 __il F . ' _ _ _>..- .._:t.... t _....�. . � ' � m
' � \����`^ ��� i i ';' ,� �� sR.z�e �•� \ � � �._�? � <,ro '�'''Q "
� � \� ;,� ��� i� � ���. i. � �, � � 1 _ �'-'� ';�g:
t-� -' � k�yi—�t � ,_sa �=�-�c�t � � -+---t— �-�— , -- A�
�" e�� - � �� i�.. � `n -,- i i i � 1,-�_� ". -
� � �_�� . i -� i � � - ,„�i i � . ,u��o ' i m
ti � -V
� i� -Qg�� �-�� � �` ' ��� �� ��� f���� �`� �� _____ � i j �a���� �����,i
2
� ��n� P R�-_ r .� i� ' � - mJ� � �� �ti_ �� � � i � n� ,�i'
Q I �� ; nti�n � . 1 '�' . _ n # � 1 � i.. �I
. � 3• _�a��ti -f 1 �.' � � \' ' e�y°\ y � � / _�'� �. 3i'
� 1
o � li'� i��a 4� :. _� � m"b +�, �,� i II
� � �.a � I�2 '' �� �h, o .��. \ /�� J' i � \I
� �� � �Y�yi � nn , �1 I{ y . �������� �\ i�9`��� ����-7�/ \/�/ i ��L�¢�� 4'.�,
'�.\��'�t6� �, r°" �- � cYi i4 � s��^� \. <;���'�;a�� � �" � i
� , �� " zsriro°g&° , � � _._ ��� . �� �� �� � �� _ �
�� �. �,�L �"i i ;� ��'�. � "� �/ --i
�o �e, +. � � ��� � � `����� � ��. � r � :�� ��,
i � i h. n�-�� '�� ��*��� � 5' �"�r r a - �i
. ��'p � � , O��b # �.-. -� ": �\ �n.:iBF��i � / /S �6 1 �
.JBF1
� i� ��� i� t�'- �� �.i &� � ���a�:��� � �i i---•� �� ��� �
T�%" \� (�i--� ,��%��'� "� � ¢, , � ����� t°i'� ; �.,>=' --:;�'1 �� ''� e
� �� ..�\ l''�
z� �.. j . s, - � ._... � . VY �0� 1 � � � \�� . 1I �� I �Wd
� i s'� z �'� � � �'� ., A �� ��� i�."� ��i�� � i t
�' � , � �, \; � �` , \ � � �� �
� �s'� _ � < 'e ��� ` i\ ,� _ �� .�
� v��V-�,� ' � �:o � \ ` �_ � _�� ��,. l � i - --� i�i
,
� � ` �s_�.� a.-�. ( �� ` e .`__ �p.y. �i �� ` n, \ �-a'.?°'� J w
y ` ��' I . �� 6 � � \\. �\e� vYu f. ��� ' � w
�
..\� �'� 'm��f� �'4 / t \�� <.... j//� �.� �b` ..�.3��`\ �..�'� �,�Ij /I
° .,�, C I I� �}'t� $ �. �r"y/� � r
� _ � � . . i ��, i � 4 j
� ,�s= � �ii �F�` � k �� 4 � ' � _ ��
, , � � � �. i
_ , �`�'� y� i i .�,� 1 . � �X �i .� $�� ,\ i
��
�-� �y ,�' �\�� � �'``4� �� �\�! ��;.. \.,o— /x f �
� �b� S� �ti _ _q /� n �, _ '.� . .� �
\ \�� \��� .�, `�9� j .2� .. p/F,�,+,r 5'�� _ /%-4„ �
�� .
� �
�� \ \� �... � S � �: .C!uY �F ' � ..��\ � ..
____- . � � ,. ,.
�� ^t ..:.. � �,� s @ l.:_ �`'�r .J'y Z�9f �3 c� : �q, �I�i-\�t�'\\1 I
� � � �f�a b�``�x '�l � `S',a,�a"' °s�� _ �a `9s '"�. � ?�./ ae \ ��'�I i
€ �`�4 � � �y,��� ..�\ �� c � g �; .
� ��. �.� .� �� :qF� .
�.� �, I �/� �'��°"'a•rr�r�rr ..:� ��:u,�\I �\\�,�' '���; �t�@ �$� ���5 ;} /yJ.r //y�.
� ��- .ar.�;r.o-�,� � �� `�+1,�' .��h�� �.�� � � 49. �, � ,��y
��k �"� \� � o��.
.: �•� `<t ..p fi .
� � ��" o.,�..� 4i � bri ` � � �j 'et,
N � ._ .� ._y<_. - � 9
b �� � 1 4 r }. a^ � *tt ,�+, �� ''
.__.__. i_ � I I �i � -A k \ /r .
�
. � � ��
� ''e°�b</ .._ \ . � ,
""' ..<
` 105.00"i �i33B�-_. . . I �� �" .. . * . �, �
. � . ,
� ,� o� • .� . -- . �'� �._ ., ��� y
. ��.� . -._. _ .. -�-� -- '— '
S QP'Q5'S6`F .�l0.9Y. ....' �'_ __,� .-.
i
\ . ,.. '.� . - • _._ �� ;g
_ _ _l{�C�SI[�f p�LOI2-�" '� 1=v . ,
ORONO ORCHARD '. ROAD � `
— --- _ :. . •,
_ �--- - _— ----, o,
_� , �
------- ---- ------- --- ------ 1---- ----- -- =�-t-�---' �
��
� o�voo �onOn nL a � .,
�n y A �no � ��°_ _ GD
_ _�, � � o<o � ��° �� _ _ - omo
- m a �u°^°e«a �O � �° "u��.^n m ���
� �0�'3� -"' � �� '3°v o�m � ���
=o ^' eo�va" om � �a
�v _ _ o ^^" N°;-
°�^ U o sea '3v_. _
� � m�- � n 3:"..� - °
` �o �.�N o3ot` a - c 4'
n �'� °; o � �y�aN^°€ - �
t'N '$ �°o� � �� z3su°uo�'e� v O
v
� �T 2i�o 'oow��No � _ __ n�
_ "�0003a"� o� - '
N� �'� � �� �s
,� � °a� maN -
04 t` o€ �3E -
at �N � ";� �voe._.m.._
__ �°,�NOo; oe
_ `ona � �
voo � .o_a�alloea�»a » `^
V./
r:,f'"s�9.:^:Sa A
.ii
�>>•���a PROPOSED L 0 r DlVISION ��,
/IH,�18 P�(p OVPi Pt�n �II\ �,
.���n.,a,�. 3B7 ORONO ORCHARD RD s;��F,"�,x'��"oH,�,E"`>�
so�S70NEWOOD LLC s$z"-9:�""�Ni55a`