HomeMy WebLinkAboutVariance application and correspondence / ��
, � ��
,; � �\�
_- ''�'� CITY of ORONO
,,a �° °� r�,. - �„ l i
, ,�, ;;� ,��►�i M�;��� ot���
t� �° ' �' :� ,�-, `:�,: G ,�
.t � � � / Street Address: Mailing Address:
9kEgg04' �- 2750 Kelley Parlcway P.O. Box 66
���� Orono, MN 55356 Crystal Bay, MN 55323-0066
Daniel and Judith McAthie
1449 Bay Ridje Road
Wayzata, i�N 55391
June 5, 2000
Dear Mr. and Mrs. McAthie:
This letter is in response to our recent phone conversation regardina construction of a new residence
at 1449 Bay Ridge Road. The building permit for your property has been put on hold to review the
variance approvals granted on January 24,2000 per Resolution No.4416. Based on a site inspection
by Staff it has been determined the entire structure and a portion of the existing foundation has been
removed. The variance approval assumed only the roof would be removed from the existin�
structure and a second story would be added. Also a small portion of foundation would be added
to accommodate for the alteration to the garage.
The City has typically considered projects that require removal of structures and/or alteration to an
existin�foundation as new construction. Based on this premise, a new house would be required to
meet the provisions of the Zonin�Ordinance or to apply for additional variances for lot area and lot
���idth,as the lot does not meet the minimum requirements for the LR-lA zonin�district. Variances
�vould also by required to permit new construction to occur within the average distance of the
adjacent residences from the lakeshore and within 30' of the side property lines.
As discussed, we will place this item on the City Council agenda for June 12, 2000. The meeting
w-ill be held at the City Council Chambers located at 2750 Kelley Parkway beginning at 7:00 p.m.
Do not hesitate to contact me at (952) 249-4600 should you have any questions.
Sincerely,
�
� '������,��
� �
Paul `Veinberger
Zonin� Administrator/Planner
cc: Lyle Oman, Building Official
Marc Davis, Building Inspector
Wendy Bottenberg, Assistant Zoning Administrator/Planner
Telephone(952)249-4b00 • Fax(952)249-4616
www.ci.orono.mn.us
REQUEST FOR COUNCIL ACTION
DATE: June 7, 2000
ITEM NO.: �
Department Approval: Administrator Reviewed: Agenda Section:
Name Paul Weinberger Zoning
Title Zoning Administrator
Item Description: #2557 Daniel and Judith McAthie
1449 Bay Ridge Road
Variance Review
Zoning: LR-lA,One Family Rural Residential,2 Acre Minimum lot size
Summary of Request:
The City Council adopted,on consent,Resolution No.4416 for Daniel and Judith McAthie to grant
variances to permit construction of an addition to the garage and the addition of a second story to an
existing one level home at 1449 Bay Ridge Road. The contractor, Michael Hayes Homes, had
applied for and received a building permit to begin construction on May 15th. After beginning the
project the contractor determined a small portion of the foundation on the back of the house would
need to be replaced because it was cracked. Also,some of the joists were rotten requiring the entire
house to be removed,except the foundation. During a recent inspection Staff had noticed the house
was removed. Subsequently,Staff has placed the Building Permit on hold. The contractor has stated
some alteration of the foundation will be required to stablize and bring the foundation to existing
code, and some of the foundation to the back of the house will have to be replaced. The contractor
has stated most of the existing foundation can be used for the house.
The variance approval assumed only the roof would be removed from the existing structure and a
second story would be added. Also a small portion of foundation would be added to accommodate
for the alteration to the garage.
Work was stopped by Staff for Council direction regarding whether reconsideration of the
application should occur since the house encroaches approximately 20' into the average lakeshore
setback and within the 30' side yard setbacks.
The foundation remains and is located over 150' from the lakeshore across County Road 15. The
building being located into the average lakeshore setback may not be an issue as most houses in the
locality are located across County Road 15 and on a hill. The intent of the average lakeshore setback
ordinance is to protect views from adj acent properties. The impact to adj acent properties is minimal.
The property owner and contractor have indicated there would not be any alterations to the approved
plan for the outside appearance and height of the house approved with the variances.
COUNCIL ACTION REQUESTED
To give direction to Building and Zoning Staff whether the applicant should be permitted to continue
and build above the existing foundation.
Options for Council Action:
l. To permit the applicant to continue based on the intent of the variance approvals and no
exterior alterations are proposed. This option would limit the size of the house to the plans
approved with the variance. Staff is comfortable with this option based on the assumption
the building would be constructed in accordance with the plans approved by the Council per
Resolution 4416.
2. To advise the applicant to submit a new land use application with the direction based on the
fact the entire building was removed and a small portion of the foundation would be replaced
if it is considered new construction and should require lot width and lot area variances for
new construction on a non-conforming lot. The lot is a one acre lot in the two acre zoning
district and is less than the 200' minimum lot width required. If the Council would choose
this option it would be appropriate to discuss the issue of the building encroaching into the
average lakeshore setback. A new application may result in a new site plan and building
design if the existing foundation is not used.
List of Exhibits:
A Letter to Property Owners (June 5, 2000)
B Approved Plans
C Resolution No. 4416
D Planning Report(January 20, 2000)
�
� � D f �� y
� � c
� $ �
�
� �
� I
� I
�
� .., �
��o� Jl
B �
o a
I �
��'
p � .
�.
�
;�_�: �
_ �, . ,
�
� ,
�- � � �
� ��
, � � ,
, - �
, � �
ro
�.
y. °o� .
; . _ p �o
z_. ��
0 F
, �o
k
-�
���
a -
h
� � ,? � �� y
�
� ��
�
�' 1�� r
O �� -
rn ��
�
�
_ _ 1
m
�
p
11>>
�.
.��
� ='��
- _ ��,
�l,�� ��
�
�__
�� �� ��,
l - �
�*
�.��. � ' -
�����-� � �
�
� �
Q
c
3 �� �
,
�
�
{
� � � � __ ;��
� - � �
O oW�.+�z�s � ►� wr'� �r �.
�.,1 `p' I
�H � .�y I� �ii
� I �
i�
��
� i�
� J�_ i� ' ' � --- � _�`
� • �
J� � � u Q v�
L�It�It1�SE: RM. �'p�� � .
�axi�' i
�, 6.x
�RaNI c+.l. � +�+s�vi.Y�
I�.T— ' I"1UD RYI. ——-�-
I
.._� �
� 'N I *iwr. '_,-I.Jyp¢t- {�{
b
�w
�-(.". .,'g Y � .
•, �..�,�� .
_ Maa N � p�.l
3����
.__ f''��'�'f�t1� y4'=I'-o°
P
'�i..=�� '���
, r
��
C
y�� y
. ���.;��
. ,.
�� ,
.,,
� � � ��
�
� � � ,�
�. y.� l
. ��
. � -
�
� la tu ._ '•_�,
_,_--k,�'�;.
��F +�
,..,-
a '�°"�
�.•�r' � • .�
� � �
� ��
,_
Z�'n' . o{�'a`'a'�'.: 2
�c�oM i
M`�'�(!-t'1E �11��.1� ��'n�+ �
i
�
�`
�_
�
i_._-�
i O
i� �
I O O
�6 - CITY of ORONO
I � ,�
�'',� G'�i RESOLUTION OF THE CITY COUNCIL
�kESH�4� NO. ' ��� d� �
�
RESOLUTION GRANTING V�iRIANCES
TO MUNICIPAL ZOi�1ING CODE
SECTION 10.22, SUBDIVISION 1(B) & 2; AND
SECTION 10.56, SUBDIVISION 16 (C) (6) & (L) (2); AND
SECTION 10.23, SUBDIVISIO�T 6(B)
FILE NO. 2��7
WHEREAS, Daniel J. McAthie and Judith K. McAthie, husband and w�ife,
(hereinafter"the applicants") are owners of the property located at 1449 Bay Ridge Road within the
City of Orono (hereinafter "the City") and legally described as follows:
Tracts C and P, Registered Land Survey No. 192, Subject to easement for County
Road 15, Hennepin County, Minnesota (hereinafter "the property"); and
WHEREAS, after due published notice and mailed notice in accordance with
Minnesota Statutes and the City of Orono Zoning and Plannin� Codes, the Orono Planning
Commission held a public hearing on January 19, 2000, at which times all persons desiring to be
heard concernina this application were given the opportunity to speak thereon; and
WHEREAS, the applicants have applied to the City for a variance to Municipal
Zonin� Code Section 10.22, Subdivision 1 (B) and Section 10.�6, Subdivision 16 (C) (6) to allo�v
the construction of an addition to the garage and an addition to the second story of the existinQ home
that encroaches 20' into the average lakeshore setback and per Section 10.22, Subdivision 2 and
Section 10.56,Subdivision 16(L)(2)to allow 5,745 s.£(28.27%)hardcover in the 7�-250'lakeshore
setback area where 6,241 s.f. (30.7%) eYists and 5,081 s.£ (2�%) is allowed and per Section 10.23,
Subdivision 6(B) to allo�v a side yard setback of 10.62' to the north property line and 9.93' setback
to the south property line �vhere 30' setback is required.
NO`V, THEREFORE BE IT RESOLVED by the City Council of Orono,
�linnesota:
Paje 1 of 6
� �-��
� �
O O
�:,. - C ITY of ORONO
� �
ti
�,� G'� ' RESOLUTION OF THE CITY COUNCIL
�9kESH�4� N0. !� � f �
�FINDINGS
1. This application was reviewed as Zoning File#2�57.
2. This property is located in the LR-lA Zoning District, where 2 acres or 87,120 s.f.
is the minimum lot area. The property consists of approximately .98 acres or
42,784 s.f.
3. The Orono Planning Commission reviewed this application on January 19, 2000
and recommended approval by a vote of 5-0.
4. The Plannin� Commission made the followinj findings of fact:
A. The lot is unusually shaped undersized for the LR-lA Zoning District.
B. The amount of hardcover in the 7�-2�0' setback area is being reduced
from 6,241 s.f. (30.7%) to 5,745 s.f. (28.27%).
C. The residence was built in 1967 prior to standards being adopted for
hardcover and average lakeshore setback.
5. The City Council finds that the conditions eYisting on this property are peculiar to
it and do not apply generally to other property in this zonin? district; that granting
the variance would not adversely affect traffic conditions, light, air, nor pose a fire
hazard or other danger to neighborin�property; would not merely serve as a
convenience to the applicants, but is necessary to alleviate a demonstrable
hardship or difficulty; is necessary to preserve a substantial property right of the
applicants; and�.�ould be in keepin� with the spirit and intent of the Zoning Code
and Comprehensive Plan of the City.
6. The City Council has considered this application including the findings and
� recommendations of the Planning Commission, reports by City Staff, comments
by the applicants and the effect of the proposed variance on the health, safety and
w�elfare of the community.
Page 2 of 6
!��
/� �ll�'
0 0
�,,. - C ITY of ORONO
�
�'',� 4 �'� RESOLUTION OF THE CITY COUNCIL
�kESH�¢� N O. � � � �
CONCLUSIONS, ORDER, AND CONDITIONS
Based upon one or more of the above findings, the Orono City Council hereby grants
variances to 1�lunicipal Zoning Code Section 10.22,Subdivision 1(B)and Section 10.56,Subdivision
16 (C)(6) to allow the construction of an addition to the gaza�e and an addition to the second story
of the existin� home that encroaches 20' into the averaje lakeshore setback and per Section 10.22,
Subdivision 2 and Section 10.56, Subdivision 16 (L)(2) to allow �,74� s.f. (28.27%) hardcover in
the 75-2�0' lakeshore setback area where 6,241 s.f. (30.7%) exists and �,081 s.£ (25%) is allowed
and per Section 10.23, Subdivision 6(B)to allow a side yard setback of 10.62'to the north property
line and 9.93' setback to the south property line where 30'setback is required. Approval was subject
to the followin� conditions:
1. Council approval is based on the site plan submitted by the applicants attached to this
resolution on Page 6. Any amendments to the site plan may require further Planning
Cominission and City Council revie�v.
2. Authorities granted by this variance run with the property not�vith the applicants,but
are permissive only and must be exercised by application for a building permit within
one year of the date of Council approval, or this variance will expire on that date
(January 24, 2001).
3. Violation of or non-compliance with any of the terms and conditions of this variance
shall constitute a violation of the zoning code, shall automatically terminate any
authority granted herein, and shall be punishable as a misdemeanor.
4. The undersigned applicants have read, understood and hereby agree to the terms of
this resolution and on behalf of themselves, their heirs, successors and assigns,
hereby agree to the recording of this resolution in the Chain of Title of the property.
Pa�e 3 of 6
���
�� O �
/O O
�s. - CITY of ORONO
� '"r
ti
�',� �'� RESOLUTION OF THE CITY COUNCIL
t9kESH�4� NO. �� �'� ' 1°�'`
Adopted by the City Council of the City or Orono, Minnesota at a regular meeting held on
the 24th day of January, 2000.
ATTEST:
� - �� ������ � ����
�� . �. ��
Linda S. Vee, City Clerk Gabrie�'l�abbour, Niayor �' ���
�%G�l � _.l�'� � y�r i
�� r �-�� �r
Property Owner �) �
STATE OF MINNESOTA )
) ss.
COUNTY OF HENNEPIN )
The foregoing instrument was acknowled�ed before me on this 24th day of January,
2000 by Gabriel Jabbour and Linda S.Vee,Nlayor and City Clerk of the City of Orono,a Minnesota
municipal corporation and said instrument was executed on behalf of the City.
� a N�� ��X���'L?%� i
,---��.---�.:.`..__ _ -_y_ - - Notary Public
CAROLF A. HASEMAN
NOTARY PUBUC-A�IJNESOTA
hly Cornmasion Explra�Jen 31.2005
Pa�e 4 of 6
�� �
/// O
/� �
�/O O
� - CITY of ORONO
pb'
� C�
C�
�',�, G'� RESOLUTION OF THE CITY COUNCIL
�kESH�4� NO. �r �.`�- �� �
STATE OF MINNESOTA )
) ss.
COLTNTY OF HENNEPIN )
On this /1 f^ day of F-�hr�v��.� , 2000,before me allotary Public within
and for said County, personally appeared I�-n�cl � �Ic Atf�,e�,.-1,:�=fh K �tr•/�f-f,�c ti ��h�,.,d d n,;=�,
known to me to be the person(s) described in and who executed the foregoing instrument, and
acknowledged that he (they) executed the same as his (their) free act and deed.
: y. _ �.:..�- , G� � ( l�.�m��
' � v::::."� , - �� ` q J� �
f�
CAROLE A.hP1�tPAAtJ Notary Public
NOTARY PUBUC-MINNESQTA
1t1r Cairr�ission E:ptres Jan.31,2003
STATE OF MINNESOTA )
) ss.
COLTNTY OF HENNEPIN )
On this day of , 2000, before me a Notary Public �vithin
and for said County, personally appeared
kno�rn to me to be the person(s) described in and who executed the foregoin� instrument, and
acknowledged that he (they) executed the same as his (their) free act and deed.
Notary Public
Pa�e 5 of 6
` ..._ .. ._.. . : . : _. - - � �� � '�
� � i ��T��i . � tii � �� �
l • :� '�,,�� � �� �� �S ���e�;��� � � � �? �
p ! �E � � � � _
( BAY �� ��� � � , . � ij� � ��:��i��� � � � c �
• R� � - � ,�_ � ��s i �����`i�� a ; o � � �
-_ � GE `,� � ,� - � �i � ��t ��� � � � �3
r -� Ro ;. ��� . �� � �� 1 E�� o
_,, _ ,<� ;; -., � , � ;��s �,�� b 4 i �.
.
� L � i� � i�li ��7� � �z
. -` ' � �i � ���� 1}�t . � ' �
� �
. ` �"� �� � ��= 1��; � � �'
, � �
� �� {{� r � ; �
� � . �c E Q - Q •
,��� i � �. .r��7. 3 _� .. o....
�.., _._... . ..
��,, . . . . .. ._ .. -� � � y
`'� �p ��°'��:�:�
L� e . ` �`�'~
• � • � c., ,^�`.,
� (, `� `i
� `�
. .�
� .
i �� �
' � _
. �� � ��. ' (^7 = -
�� S�i �I �
. �� ' Y� `�� . f. � ' ---
' `}� ,
. :Q . . ... � \
i
- i '� �_-
e �
c ' \. ,\. , , ` ;� �'�\�
I�� �: '
� � " � .
i �
i �
. s �
i � �� � �.
E . ;- �
, ,
� �
� `.\ -
�
i . ��• ,
;a'�'s� ��� `.\ , '�
. i +� � � ��� .
�, � -.t, . o_ . _ .. - _....
�� '� � +d
\� ���
. �
� "tG�' . �;. . �
1 i� ��;
.` �\
� �� �
f���O � 1 � - • •
1� Page 6 of 6
Application Date: 1/04/00
Completion Date: 1/04/00
60 Day Deadline: 3/04/00
REQUEST FOR COUNCIL ACTION
DATE: 1/20/00
ITEM NO.: �
Department Approval: Administrator Reviewed: Agenda Section:
Name Wendy Bottenberg
Title Assistant Zoning Administrator/Planner Zoning
Item Description: #2557 Daniel J. and Judith K. McAthie ,
1449 Bay Ridge Road
V ariance
Zoning District: LR-lA One Family Lakeshore Residential District (2 Acre)
Lot Area: 42,784 s.£ (.98 acres)
Application: The applicant's have applied for variances to permit the addition of a garage and
living space to the existing residence. They are proposing to raise the roof of the existing residence
for additional living space on the second story. They are also proposing to enlarge the garage
approximately 350 s.f. and reducing the size of the turn around in the driveway. The amount of
hardcover in the 75-250' setback area will be reduced by 495 s.£ (2.43%). The residence was built
at its present location in 1967 and now requires variances for side yard setback and average lakeshore
setback. The requested variances are for:
1. Section 10.23, Subd. 6(B): Lot Yard Requirements: Side Yard: To permit a 10.62' setback to the
north property line and a 9.93' setback to the south property line where 30' setback is required.
2. Section 10.22, Subd. 1(B) and Section 10.56, Subd. 16(C)(6): Average Lakeshore Setback: To
permit a variance for the second story addition to encroach 20' into the average lakeshore setback.
3. Section 10.22, Subd. 2 and Section 10.56, Subd. 16(L)(2): Lakeshore Hardcover: Within 75-250'
of the shoreline there shall be no greater than 25% hardcover. To permit a hardcover variance to
allow 5,745.5 s.£ (28.27%), where 6,241 s.£ (30.7%) exists, and 5,081 s.£ (25%) is allowed.
PLANNING COMMISSION:
The Planning Commission recommended by a 5 to 0 vote to:
Approve the application as presented.
STAFF RECOMMENDATION:
To approve the enclosed resolution.
COUNCIL ACTION REQUESTED:
To adopt or amend the enclosed resolution.
RESOLUTION GRANTING VARIANCES
TO MUNICIPAL ZONING CODE
SECTION 10.22, SUBDIVISION 1(B) & 2; AND
SECTION 10.56, SUBDIVISION 16 (C) (6) & (L) (2); AND
SECTION 10.23, SUBDIVISION 6(B)
FILE NO. 2557
WHEREAS, Daniel J. McAthie and Judith K. McAthie, husband and wife,
(hereinafter"the applicants")are owners of the property located at 1449 Bay Ridge Road within the
City of Orono (hereinafter "the City") and legally described as follows:
Tracts C and P, Registered Land Survey No. 192, Subject to easement for County
Road 15, Hennepin County, Minnesota (hereinafter "the property"); and
WHEREAS, after due published notice and mailed notice in accordance with
Minnesota Statutes and the City of Orono Zoning and Planning Codes, the Orono Planning
Commission held a public hearing on January 19, 2000, at which times all persons desiring to be
heard concerning this application were given the opportunity to speak thereon; and
WHEREAS, the applicants have applied to the City for a variance to Municipal
Zoning Code Section 10.22, Subdivision 1 (B) and Section 10.56, Subdivision 16 (C) (6)to allow
the construction of an addition to the garage and an addition to the second story of the existing home
that encroaches 20' into the average lakeshore setback and per Section 10.22, Subdivision 2 and
Section 10.56,Subdivision 16(L)(2)to allow 5,745 s.£(28.27%)hardcover in the 75-250'lakeshore
setback area where 6,241 s.£ (30.7%) exists and 5,081 s.£ (25%)is allowed and per Section 10.23,
Subdivision 6(B)to allow a side yard setback of 10.62' to the north property line and 9.93' setback
to the south property line where 30' setback is required.
NOW, THEREFORE BE IT RESOLVED by the City Council of Orono,
Minnesota:
Page 1 of 6
FINDINGS
1. This application was reviewed as Zoning File #2557.
2. This property is located in the LR-1 A Zoning District, where 2 acres or 87,120 s.f.
is the minimum lot area. The property consists of approximately .98 acres or
42,784 s.f.
3. The Orono Planning Commission reviewed this application on January 19, 2000
and recommended approval by a vote of 5-0.
4. The Planning Commission made the following findings of fact:
A. The lot is unusually shaped undersized for the LR-1 A Zoning District.
B. The amount of hardcover in the 75-250' setback area is being reduced
from 6,241 s.£ (30.7%) to 5,745 s.£ (28.27%).
C. The residence was built in 1967 prior to standards being adopted for
hardcover and average lakeshore setback.
5. The City Council finds that the conditions existing on this property are peculiar to
it and do not apply generally to other property in this zoning district; that granting
the variance would not adversely affect traffic conditions, light, air, nar pose a fire
hazard or other danger to neighboring property; would not merely serve as a
convenience to the applicants, but is necessary to alleviate a demonstrable
hardship or difficulty; is necessary to preserve a substantial property right of the
applicants; and would be in keeping with the spirit and intent of the Zoning Code
and Comprehensive Plan of the City.
6. The City Council has considered this application including the findings and
recommendations of the Planning Commission, reports by City Staff, comments
by the applicants and the effect of the proposed variance on the health, safety and
welfare of the community.
Page 2 of 6
CONCLUSIONS, ORDER, AND CONDITIONS
Based upon one or more of the above findings, the Orono City Council hereby grants
variances to Municipal Zoning Code Section 10.22,Subdivision 1(B)and Section 10.56,Subdivision
16 (C)(6) to allow the construction of an addition to the garage and an addition to the second story
of the existing home that encroaches 20' into the average lakeshore setback and per Section 10.22,
Subdivision 2 and Section 10.56, Subdivision 16 (L)(2) to allow 5,745 s.£ (28.27%) hardcover in
the 75-250' lakeshore setback area where 6,241 s.f. (30.7%) exists and 5,081 s.£ (25%) is allowed
and per Section 10.23, Subdivision 6(B)to allow a side yard setback of 10.62'to the north property
line and 9.93'setback to the south property line where 30'setback is required. Approval was subject
to the following conditions:
1. Council approval is based on the site plan submitted by the applicants attached to this
resolution on Page 6. Any amendments to the site plan may require further Planning
Commission and City Council review.
2. Authorities granted by this variance run with the property not with the applicants,but
are permissive only and must be exercised by application for a building permit within
one year of the date of Council approval, or this variance will expire on that date
(January 24, 2001).
3. V iolation of or non-compliance with any of the terms and conditions of this variance
shall constitute a violation of the zoning code, shall automatically terminate any
authority granted herein, and shall be punishable as a misdemeanor.
4. The undersigned applicants have read, understood and hereby agree to the terms of
this resolution and on behalf of themselves, their heirs, successors and assigns,
hereby agree to the recording of this resolution in the Chain of Title of the property.
Page 3 of 6
Adopted by the City Council of the City or Orono, Minnesota at a regular meeting held on
the 24th day of January, 2000.
ATTEST:
Linda S. Vee, City Clerk Gabriel Jabbour, Mayor
Property Owner (s)
STATE OF MINNESOTA )
) ss.
COUNTY OF HENNEPIN )
The foregoing instrument was acknowledged before me on this 24th day of January,
2000 by Gabriel Jabbour and Linda S. Vee,Mayor and City Clerk of the City of Orono,a Minnesota
municipal corporation and said instrument was executed on behalf of the City.
Notary Public
Page 4 of 6
STATE OF MINNESOTA )
) ss.
COUNTY OF HENNEPIN )
On this day of , 2000, before me a Notary Public within
and for said County, personally appeared
known to me to be the person(s) described in and who executed the foregoing instrument, and
acknowledged that he (they) executed the same as his (their) free act and deed.
Notary Public
STATE OF MINNESOTA )
) ss.
COUNTY OF HENNEPIN )
On this day of , 2000, before me a Notary Public within
and for said County, personally appeared
known to me to be the person(s) described in and who executed the foregoing instrument, and
acknowledged that he (they) executed the same as his (their) free act and deed.
Notary Public
Page 5 of 6
-1�' 3� i �"�`��� � � � � � i�
r
i �' ��,�� �� f��� � ��E'�iF��'� E � � � � �
I BAy �` ',<, ', `_ ��`i� � �l��;�i��t � � � A �
s'
' �GE����. �.� �i �i � �4����i�� � � � § � E
`` ; -, ' Ro z� ',;� �� r ��j��`i� s � � �
_��`` ,<J �� ^, ; f� r�s �� � 3 � �.
x = i F a
� � � . t n �
. ' __ ``` �,�, �� ���� �ki� � a � -
c�.� � � �� d �� . � � �
�� � �r� '�` t :
;! } rj �{{� p � , �
' t � 3
� " �� e�{� � � � o
���� I � �. , ... ..
{...._._... .
��` i . _ . _... _._ [ �
� F . � E'`"� ,5�1
i ` , � � `'�;�•�L�
��w
� � f�
•
r.� ..:-rr�,
! �, �;'��
� �rj
r
��
� ,
i
iC� �
.� ' ��. � /�� s ..
i i �
�� _ F'�� ` �.
. •� �. �
�l-� i.
..i �ti
• � n `� r 1,��
., :�p �?',.`�
� �6� `"
� � E
e
� n
a
i e �: —
� � a t3i ur
t7
�' ii
�
I� �\\ �
\
I ` �y �
t��� hbjiiq�� � a� '
�gl •� ' `\\ '� '
�
'�i ���r �� \ '-
;'
I 9� ���
`� I �`�t„ ���= • � ... . ._,.,.
•� ',.,` +1
\� ���
� `C' �� �e.
� t� ���
O,� ��
� �
�r�� �� 1 �
�'.?,o •
� Page 6 of 6 "
... .. .... .. . ... ... . .. _ _. .
RUN DATE 12/15/99 HENNEPIN COUNTY PROPERTV INFORMATION SYSTEM REPORT N0. PI435401
PROPERTY OWNERS LIST PAGE 2
BATCH 513
38 10-117-23 11 0002 38 10-117-23 33 0002 38 10-117-23 34 0003
PROP ADDR 00038 ADDRESS UNASSIGNED 02265 NORTH SHORE DR 01449 BAY RIDGE RD
OMNER NAME MCLEOD CNTY REG RAIL AUTH KIN6SLEY H MURPHY JR G D & D B NESTBY
TAXPAYER DAKOTA RAIL IHC KINGSLEY H MURPHY JR GERALD D 8 DIANE B WESTBY
NAME/ADDR 25 ADAMS ST N 2265 NORTH SHORE DR 1449 BAY RIDGE RD
NUTCHINSON MN 55350 WAYZATA MN 55391 ORONO MN 55391
38 10-117-23 34 0004 38 10-117-23 34 0005 38 10-117-23 34 0017
PROP ADDR 01461 BAY RIDGE RD 01473 BAY RIDGE RD 01425 BAY RIDGE RD
ONNER NAME M J JOHNSON 8 S F JOHNSON T R 8 M H MCCUNE SUSAN S TENNEY
TAXPAVER MICHAEL J 8 SUSAN F JOHNSON TMOMAS R MCCUNE SUSAN S TEENEY/AC2100002
NAME/ADDR 1461 BAY RIDGE RD 1473 BAY RIDGE RD C/0 NORNEST-N STUKEL-PCS
NAY2ATA MN 55391 NAYZATA MN 55391 6TH & MARQUETTE MAC N9305105
MPLS MN 55479
PROP ADDR
OWNER NAME 38 10 117 23 34 0011 38 10 117 23 34 0013
TAXPAVER TOTAL BATCH 513 0000b ADDRESS PENDING ADDRESS UNASSIGNED
NAME/ADDR ROY E AHERN ROY E AHERN
COUNTY OF HENNEPIN ROY E AHERN
PUBLIC SERVICE R/W 1120 FRONT ST
320 WASHINGTON AVE S ,�S HUDSON WI 54016 � �s
- HOPKINS MN 55343
I CERTIFY THAT THE FACTS REPRESENTED ARE AN ACCURATE AND TRUE
REPRESENTATION OF INFORMATION AS IT APPEARS THIS DATE ON THE RECOROS
OF THE HENNEPIN COUNTY DEPARTMENT OF PROPERTY TAXATION, TO THE BEST
OF MY KNOFILEDGE AND BELIEF.
DATEI���-� By G ���� �
1 �� �� jl��«� ��a�
6i:`4.::;:w'+7 .1 �� ',��.};
.�� .:1 � ` , _ s'� :�,.:�✓� �
. . �
CITY OF ORONO ZONING FILE # 2557
P.O.Box 66 NOTICE OF PLANNING COMMISSION
Crystal Bay, MN 55323 ACTION
612-249-4600 DATE OF NOTICE: January 20, 2000
------------------------------------------------------------------------------------------------------------------------
TO: Judith K. and Daniel J. McAthie COPIES: Kathy Alexander
1449 Bay Ridge Road Alexander Design Group, Inc.
Wayzata, MN 55391 401 East Lake Street
Wayzata, MN 55391
------------------------------------------------------------------------------------------------------------------------
TYPE OF APPLICATION: Variance
------------------------------------------------------------------------------------------------------------------------
DATE OF MEETING: January 19, 2000 VOTE: 5 FOR 0 AGAINST
Planning Commission recommends the following:
Approval as submitted.
Applicant's next scheduled meeting is confirmed as:
City Council on January 24, 2000 at 7:00 p.m.
If you desire certified copies of the official Planning Commission minutes,they are available from
the City Recorder after review and approval by the Planning Commission.
/�
�
TO: Chair Hawn and Orono Planning Commission Members
Ron Moorse, City Administrator
FROM: Wendy Bottenberg, Assistant Zoning Administrator/Planner
DATE: January 14, 2000
SUBJECT: #2557 Dan and Judith McAthie
1449 Bay Ridge Road
Variance -- Public Hearing
Zoning District: LR-1 A One Family Lakeshore Residential District��acre)
Lot Area: 42,784 s.£ (.98 acre)
This application requires the following variances:
Section 10.23, Subd. 6(B): Area, Height, Lot Width and Yard Requirements: Side yard: The
minimum requirement shall be observed for side yard setback: 30 feet. To permit a 10.62' setback
to the north property line and a 9.93'setback to the south property line where 30' setback is required.
Section 10.22, Subd. 1(B) and Section 10.56, Subd. 16(C)(6): Average Lakeshore Setback: No
principal or accessory structure shall be located closer to the lalceshore than the average distance
from the shoreline of existing residence buildings on adjacent lots, except this does not apply to
stairways, lifts, landings, and lockboxes. The average lakeshore setback line shall be a straight line
connecting the most lakeward protrusions of the residence buildings on the immediately adjacent
lakeshore lots. To permit a variance for the second story addition to encroach 20' into the average
lakeshore setback.
Section 10.22,Subd.2 and Section 10.56, Subd. 16(L)(2): Lakeshore Hardcover: Within 75 to 250
feet of the shoreline there shall be no greater than 25%hardcover. To permit a hardcover variance
to allow 5,745.5 s.£ (28.27%) where 6,241 s.f(30.7%) exists and 5,081 s.£(25%) is allowed.
Application Summary: The applicants have applied for variances to permit the addition of
a garage and living space to the existing residence. They are proposing to raise the roof of the
existing residence for additional living space on the second story. They are also proposing to enlarge
the garage approximately 350 s.f. and reducing the size of the turn around in the driveway. The
amount of hardcover in the 75- 250' setback will be reduced by 495.5 s.f(2.43%). The residence
was built at its present location in 1967 and now requires variances for side yard setback and average
lakeshore setback.
The applicants seek approval of variances for side yard setback, average lakeshare setback and
hardcover in the 75-250' setback area.
#2557 Daniel/Judith McAthie
1449 Bay Ridge Road
Variances
1/14/00
Page 1
ANALYSIS
Lot Area:
LR-lA Lot Area Side Yard Setback
Required 87,120 s.£ (2 acres) 30'
Actual 42,784 s.£ (.98 acre) 9.93' (south)
10.62' (north)
Structural Covera�e:
Total Lot Size Total Structural Coverage
42,784 s.£ Allowed: 6,417.6 s.f. (15%)
Existing: 3,738 s.£ (8.7%)
Proposed: 4,088 s.£ (9.5%)
Hardcover Calculations:
Distance from Total area in Allowed Existing Proposed
shoreline setback hardcover hardcover hardcover
0' - 75' 1,648 s.£ 0% 98 s.£ (5.9%) 98 s.f. (5.9%)
75' - 250' 20,324 s.£ 5,081 s.£ 6,241 s.£ 5,745.5 s.f.
(25%) (30.7%) (28.27%)
250' - 500' 20,812 s.f. 6,243.6 s.£ 4,142 s.f. 3,708 s.f.
(30%) (20%) (17.8%)
Statement of Hardship:
The applicants have included their statement of hardship in Exhibit A. The applicants should
also be asked for their testimony regarding this issue.
#25�7 Daniel/Judith McAthie
1449 Bay Ridge Road
Variances
1/14/00
Page 2
Issues of Concern:
1. The residence was constructed in 1967 and at that time it was located closer to the lakeshore
than the adjacent neighboring properties.
2. The amount of hardcover in the 75' - 250' setback area is being reduced.
3. Other issues the Planning Commission may have.
Staff Recommendation:
Staff recommends approval of variances for side yard setback, average lakeshore setback and
hardcover in the 75' - 250' setback area.
Exhibits
A Application
B Site Plan/Survey
C Floor Plans
D Elevations/Views
E Hardcover Calculations
F Average Lakeshore Setback
G Topographic Map
H Plat Map
I Location Map
J Property Owner's List
K Permit Record
#2557 Daniel/Judith McAthie
1449 Bay Ridge Road
Variances
1/14/00
Page 3
. , f'1
Application # `�-`��`�` �
(
Date Received i ��' ��'_.�J '��1`'1
Amount Paid 3 ��. c�:� _�.,�,.�,� l_�/-o D
CITY OF ORONO - VARIANCE APPLICATION C%„,� �/c�-,�,G'
Initial Application Fee $250.00
($50.00 per each additional variance)
Renewal Variance Fee $150.00
(no change from original application) �;G��i�'��� F`t�{��'�i����<'�1���'�d`
Variance for non-conforming structures $250.00 /�lf'�X i'�� f�� ����'��' �r�
After-the-Fact Fees (Double application fee) L-��( (=,�,Sf (,�1�; �
i,��t�,�µy�� �--�iv �5:��1 I
PROPERTY INFORMATION
Site Address ��� �A`t' ��1�� ��
Property Ident f cii ation Number (P.I.D.) (d ► (`7 233�-o OCS'�
Attach legal description to application if not included on required survey.
Date Pro Acquired � �-��,� (month/year)
I (do) do not lso own the adjacent parcels of land.
Present use of property: � residential other (specify)
Zoning District: 1�(Z- 1 L�
APPLICANT Phone (home) �� Z,_ 9 7 y� �p/�
Name � -}-h � �. Phone (w�ork) ��Z- 5'3 6 - �9 ZO
Address:. City:��q�� . Zip: ,.SS3 9/
OWNER (if different than applicant) Phone (home) (o� Z- 9� c,(_ 9 0��{
Name � << Phone (��-ork) (Ja-n,L
Address: / � , City: ��Jo�tofic� Zip: J��3 5/
DESCRIPTION OF REQUEST Estimated Construction Cost $
Describe request in detail: - Gtk��
, � - ^
(attach addi ional sheets if necessary)
VARIANCES REQUIRED
Lot Area Lot Width �,Hardcover Lot Coverage
Setback: _ Front x Side _ Rear � Average Lakeshore
Other (specify)
HARDSHIP/DESCRIPTION OF UNUSUAL PROPERTY CONDITIONS
Describe undue hardship or practical difficulty or unusual property conditions preventi
compliance with Zoning Code requirements: �
� �
1 ��c��--�xfi--e��, �.�a.S�a-
(attach additional sheets if necessary)
� q�,�.:a;'}� �. ��� . � i.,
�%"=' �� � .� �
�� 3 � '.� }�i��; 1 V
REQUIRED SUBMITTALS
All of the following information must be submitted by the application deadline date in
order for vour a�lication to be considered complete:
1. Completed Application Form
2. Certified Property Owners List of owners within 150', labels and plat map (you
must obtain this list, labels and map from Hennepin County Department of
Finance, A-603, Govt Center, 348-5910).
3. � Certificate of Survey (signed by a licensed surveyor) and include hardcover
calculations as required. In addition, provide one (1) copy 8'/2" x 11" for
reproduction.
4. N� Topographic survey (existing and proposed elevations) if any changes in existing
grade are proposed. In.addition, prcvide one (1) copy R'/2" x 11" for reproduction.
5. .� Sketches or plans of floor & elevation views (provide one (1) copy 8'/2" x 11").
6. '� List of the legal names (include marital status) of all persons with an interest in
the property. This would include name(s) of applicant(s) if not current owner(s).
7. � As an addendum to this application, please attach a separate list of any other
persons you wish notified of this application.
8. _ Additional items as may be requested by City staff.
The Applicant and Property Owner must sign this application. Please remember that your
variance a�plication. is not complete if the above information has .not been included.
APPL�CANT'S SIGNATURE
The applicant hereby agrees to provide all information required or requested by the Zoning
Administrator, agrees to pay additional fees (staff time not covered by original fee payment)
and/or consultant expenses incurred in review of this application, and certifies that the
information supplied is true a d co ect to �he est of his/her knowledge.
1 � -- ,`y r���,_�.
Applicant s Signature � ILt:t.. Date
OWNER'S SIGNATURE
The owner hereby acknowledges and agrees to this application and further authorizes reasonable
entry onto the property by City staff, consultants, agents, Commission members, and Council
members for purposes of investigation and verification of this request.
Owner's Signature �a��.�;� %��. '� Date �� - �,�/-� � J
v
Applicant must have all submittals into the City offices 25 days before the Planning
Commission Meeting. Planning Commission Meetings are held on the third Monday of each
month. Applicants must be present at all scheduled review meetings of the Planning
Commission and Council. If an applicant is unable to attend a scheduled meeting, please
make arrangements to have an authorized agent attend in your place and to advise the Building
& Zoning Office of this change prior to the meeting.
7
_
_ _ _ _ �
. �,�'
O
. ��\\\\ ����1�'
•\ �tr `��
I�
:'• 4,,,
k«� ��
e°� �
w,, �
��4 "�r.� \ \
\
.. ..... ��.i.�-:�' ^O�� 'Z,e� I �\
\ I. �� h.
'•N' \\�\ �,r,���' I�F
� I�
�� '�n,sRM (
� �
�
��
� I
� � � � a
' /.a /�� �.1 R� � C a I
� , _1 B �
U �
i
,... �
r �� ���
\
a@ �
�� ���v Y .\ �
� � '
�. � .. - 0•� .
l�� n.i
, •� ^ i•
. ' � a.� � 7,�'
. . ���� �7 �_
b\,// �� I:
�
i
�-
X �
,�j � . • � � ( �
ry �
��� T � V
,
� � '�,�,
�
....... . ...... ... .. . . L�'/
.. .._U � ..._. .�....,-�.. .���a .� . � , ..... � . . . � \,//
Vx F �
� �, � �� � �� � ,
w � n ��{1 �i� � �a
� �
� � � � ;�q� ��Rj � `� �- � �,, `
� - � = ,y qp! jj r a � \ ,
'tl � � � �S�f {aa6 � �� ���� a, ��\`
C� � fj��a f�Y �� i'� . L / RF v�� ��
� � � o � � ��l�3�� € � ��. �" �� �� � �,
� � � � E � ��-0a����i � ��`� �_ _ r-�C�`JQI�
� a � ac a `
� - � � a� �'��a��j# 9 �� � � � .� ��� "� �6'g �
w " I� 'l� p a� i
� ; � �, � � �I����#���� � ��� :�' '���'�� ,_ �; i
s � � � - � �,_����.���� �: �I�� =,�_ I
�
� � '��-)
,
�
�
.� -- ,
,-„ � � ;�
� . - , ,
ow�� � II wr�r�,.c �r �.
O �p' ��
�,
� , w- ,� � �
0 � � .
,�
,,
�,
O ��. �� . . � �__ z� �
� t� �
�? (� � u Q �,q
r�r.li�r w-t. �� �'T
�6xt-1' � - .
� �
� _ .AJ. '.. +�I�un�
�•�— � MLICRM. —
� —�'
i
._� I
cGJERE� a.1 i � ....� �r �.
� �"�'�-- '_J.
b
�Y�'��
y ��q�h ' �� � �� /�`�
•�y�, . . � ��1� 1' 3 GL►2 c,err-.�c ._F�
vi`"'� �r'l s-�� '�'�i �SI I,�R� Y�'�a(�'OW
Y�. �({;.... .
Y=
Y
�.: . /
,�
���_
c C� �a)
� �
,
�
, ,
� .�..
:.�
��_ 1 � �;�..
�. � I
lI-'Lfltlil'li" � r.
�
��- ���� '`
. �� .;��
�
j.`���
� y�
�r ,� • - :�.0
� Q �
�J ��
�"�' . o{�o�,''°1.'. ( _
wD
�M �;
�r�� ��...I ,D� „C �t'rr+�+ i
�V'� LnrGiG 1
!
i
, �4T1`
�_
___-_---
4 � � ����
►
� �-
�
�
0
��
o� a
���
�
� �
I u
� �
� �
y
I
'l' � �� �:� ,
' � t�� " �
'� �
�
�
" d
'�I
� I
a o �g
��
� ,..
I W
�
�
r�
I �
� �
. � � �
� � �
_ �
Q � �
���i��
�
� u
� � �
_ �,�,
�
..�:
�
< �..�
��_.
. � �I y
L� �� -A.. . ...
� � �
�-.�
� :�
Y .-:,as�..
R. as
�
�
<<��
�
w
I - =
�
��
_ �� �'
o �
�� �
�
� ,
�
� � � � � . .. . � � �� � �i��i 1_. i i� ��� i I�-1 A l�_ �1 L 5?i 4'3 k)1� P_ 17 2
U�1�>�t�—1 N� -�i
H�UC4VER CALC�LATION VFOR�.��T ��� I 3�
s�1��cK zor��: icr�cLE orr�) _a;s; ��-zsa� .zsa�ao' S40-IODO� .
��,,�,�-,S'�jc RaRn�OVER it�t ZO?� _ S�; .
A. House x ' •
�,� �vsa+� , � .
.
x � SF. � .
z .� S.F.
x
,. 5�.
g_ �'i�tage x
• � S.F.
C. DriveWBy x r ►� Z,3 jL_— s�-
{ m a�n x Curb -
c.�.A. �. d -
� S.F.
D. SidewaDc x � �.
x
.
• . � SF.
E. PuldDs�lc � x —" 5.#�_
Tirnbef �?e�.t�'!— x
= SF.
F- Land�CaPe x � S.f.
U4derlain — X g,�.
�
By Pta�tic x —�
G. Othec ��L�� X - *' �F
Tt7'Te4,�. HARDCOVER IN ZONB R • ,S� S.F. A
7'O"TAI. PROPERTY AREA IN ZONE - S.F. S 7,o(0 2 R-o-cJ
A �f.�t,(S .� g _ 97I L7 _— x �oa • 9c �,b� g o-75
— �.'7 �.4� T�fAi qr«
pRQPRS�i) HA�_V�;.�3 iN ZONE — (�Ic> c__i-��--1`1C3�___I ��{15 = i
X __._ _ - .� s.F.
a H� —
,,,�, „ w;a�r' ��,
,. .
. a .. S.�.
" . S.F.
�, � � -
8. Gstsge x - _ ,^��S.F.
� . SF.
C. L?rivewaY x � ,r�F.
x -
. . � * g.F.
D. Sidt+�ralk � � �—�--��---' . -- $.F.
i
x
� S.F.
E. �'atidDesk X -
- �-�-
x -
_ � 5.F.
P. I.ancfscsms x S.F.
.
Un4a'Y�'m x S.F. -
�y P1t�ic _ - — �
-
.. S.F. .
s3. Ocher x
TOTAL Ii4RUCOVER TN Z02�fE - 'S.F. . A
To7AL PROF'�RTY ARE�► R�i ZONE - 5.F. $ -
.� g x i(}Q � %
A
1X.-- -- '�_ - W -
� r P. � :.R z' '�
�.':'� � ��,fi%''
�
•;a=}� ,:��
a+
� � i
� �r ' 1 ._ _t�t� i tl 11r-il�_ 1�1�_:i-i f HIE 6129749t�18 P_ �73
�1��j�r���-- �(-�I 3�
HARDCQVER CALCC)LATI�N WORKSH�ET
" 9�TBACK ZON�: (�RCL£ or�} 0-75� 75-3�0' 7.50-340� 504-1000� .
FYrc-rnvr_ x11�RD . VF:R LN Z,� �f�� Z - S.F.
A HOuse x � r
� � � S.F. `
x = S.F. •
X � S.F.
x
s ��•
g. C�ra�e X
� ,� IIS�f - sx.
C. Driveway x 3.�'.
x
�
_ u�1 _ s.F.
D. Sidewalk x --• — �� � - $F.
O�'her ��?;."tr� — x
.
_ �" 5.�.
E. PatladDecic x '+�
�-i m be� rt�� X p /,,r��-- s.F.
� S.F.
F. LaadscaPe X ---r— _ SF. �
U�detlain x � - '—'—""�
,� S.F.
By Plaetic X - -
.; s.�. N�+ I�A�d�o,�.�r
o. ocher roc.k orer ,���� X . ' �2 �
TOT�►I. HARDCOV�A IN ZONE •, _ S.F. A �
" �. � �z� s.�. s
TOTAL PROPBttTY AREA IT+I ZON� - �
A �.�,�z�J�o. + s �d z X ioo _ .w _�` x 3b•� �lo
qen�rx�Fn�ART)CYfVRR iN Z�. 3 �I�O S.F.
� � x �
i.ensth �� $.F.
.
x --� � S.F.
x .. S.F. �
x �•
_ $.F.
B. Gara�e _ x
C. brfvew�r x _ � ..,,�4?�°'�_5.�.
_ - s.�.
X --
s�-
� `T'� S..F.
p. s:� � �e� ' , -- ���^S.F.
� � �
� �f Z.� S.F.
�, Patio/Desk �i x e + �-� 5.�.
'��1+�/��= —�.� cnaA��C X — � -
F. Landsape x _ � , 5.F.
S.F.
Underts� � - -
By Ples4c � - -- � - -- � ---s'�`
c� � -�. s.�. N�t- yA�d�o,.�.r
G. Othcr Ci,��:� Ot.) ��,..� x "
TO'TAL ii�'�k'bCOVER IhT ZbNE - _, S.F. A 57��•5 `r"
TOTAL PROPERTY AIiEA iN ZONE • 2O �- $.F• $'
A �S���� +' B 2-03'�-' x 1 DO - % 2$.2 7 °10
�1 „ � .
, � �a.�, �,a
-��-
. :�
`�`� :.� � �' � .'�
�� �� �7 ��:� ��'
�
� . �. �: . . ��. �t- _ i �� . � a � i 1_ �'. 1 �'� i����LJ l. ._. F'_ ��
�=��-_;��►�'c�� � �3I 3�
HARDCOYER CALCCJLATYO�WaRKSHEET
• SETBACK ZOt+IE: (CIRC7.E ONE) 0-75 73-2�0' 3SOr3Q0` �QD-I000'
.-�_�-.,
ExjC'trN�H,��,DCbY�$ IIY ZONE
A. HOUbG x ! S.F. r
j,t,fl,�p� M4� SF. '
�
" S�'.
.
x � �� 5�,.
X ..,...., �
H. GaraQe x �* S.F.
G Driveway x R �-1l W� S.F.
x
_ S.F.
D. Sldeovalk X ....�. � S.F.
Z i �W�
E. Patl�ic X _ � S.�- .
x
, S.F-
F. Landstape x - S.F.
Ussderla� x - S.F.
Sy Ptastic x ' - ., --S.F. ,
Q. Qst►er x • . _ ,,, S.F.
TO'I'AL KAR.DCDVER QI zdNE "' . 5.�. A
T4'�AL PRQPER7Y AREA IN Z�NE �� - S.F. B �"'
A ,,.. �1 W� + 9 ��� _ X 100 w .�� ..._'li
I PROPOSFD (2VER YN ZONE
_ x ,. _ Sf.
� �`� anaw S.F.
x '
x � ,� S.F.
� ' � S.F.
x
8. Gara�� x ' � _��,—__� S.F.
� - "�!7 0�,� s.F.
C. Ariveway X - S.F.
x
.
_ .. �
, . � S.F.
D. Sidewa3l: x _�— - � S.F.
x -
• _._.�„S.F.
E. Pscio/pec� x 4 -' S.F.
s
X ��..
� SF.
F. Landacapc x — ' ,� " � 5.F.
Unck�lQ.im -- x � S.F..
Hy Plastic x ---
� S.F.
G. Otfser _ — X _ _ —
7'OTAL HARDCAVER IN ZQNE - 3^lOg7 ' SF. A
TOTAL PROPERTY A,RE� IN Z� - _ ZD IZ ,=S.F. B -�
i. � ZOQj Z x 100 � � 2� %
A o
�
�- �r���r P no�- ;ncluc�e�{ ir► ca Ic.�l��,'a�r.�� . _ '� ��'�
� , � � � � �;��=� �- � r� � ,�
� t�,y��� �� .�
� � ��.�:
L i /� .. / \ .� . -~_��
�n / B°r o \\ \ �
� ���� /� ��°rr ��' �
� �. N m °oo \
� I �O 6 f F�V I \
� � � A� �bM �
\ \ , ' // ``_ "�fh��b3 I �\ � \
� � � a I
1
'. � 3
� Ile Y /
� I � � \�� � � s
w-'; /� \\ .� � I m;n � �/
� � ."SI ZS � i m � /
�_ �I
��o � �8p: 6Z a /
�� � S�! N z = //
0
n 4 0w// I x /
^�� \ /
� \\ a �
/ I o �
/ �
� o/
/ �
n�
� �/
/ �
� '
� � \
/ � � �
/
� u
/ d � /
� � /
� �.�i-
� �
x" � p � 3
¢�J� / . �
\ � -
\ / -
\ �
/
W � rc
I � / F
� \ �
�
F / m
W �
\ Z�� 68'L
Y 9N{ \ � o
�3 � \\ ('91� 6'6
�i
w�
4� v O m
\ - 2
'z'SZ � �[`6Z
Z9'0
�l \ F
� • d a �
F
� a a
\ w
\ U \
� \ ¢
O
�
� �
\ \ �6'Ir
\� J Z9'Sl
/ \
\ '
/ 3 � �
i � I � l N
� � N ui � I _
�`/ / N� ODN W
�d <a \
� m I � o;n
G �/ = I � vlm
I Z
�j/
/ �
� \ \
�
0
3
I �
� I �
�
� � �/
/\/
' r\��
`/ �
� �
�
� _ , , y
W ' � - s � = u =
_ m `
_ � o J � ' ` _ � � o � �� � - ' _
o = o � W �.
W � 5 ' ! � � � - - ' W ���
� j ; ; � �. o � � �n . �. u � m e �n u �n s m � . �n � e . .a u j - o o �n _
, 11 1 j� n I l 1 1 v� o
� : � : :; : ��(fI'� �I �-� � a
J U o V V a � i_� o� � 0 � � Q o a � ■ � p � � ' x
, � lll I 1 ' � � _
. _
,,.,,-F� a a o„ ° \� � g
o �
��� a X M
h
h
x o _x
0
\ O q P
O O Q
O
o - x
l, a � � �� � —�— ; a
4 �,. , a x s
a �� °
-a o x„ a \
O p w
� O
Q O
O � �
O
O p �O �
a O Q a
Xw Q X A
o O
o Oa x� o x'�
0 0 o Q
�'`o a � o
�, x o a o
„^.-�:a a o �
x �x a _ a a a o
a o °
x a �
xQ x x o � a x o
a oa o
ao . o 0
0 o a a xa a o
o � �
Qo x � Q Q I o � O
� o p x o -
� „ o
0
° ° P x� a ° o
^ o cv
o g6�.e a a o
0 a
K �o 0 96 0 ��
� Q o �
r � � � \�
x �\ �\ ��
O O � �\ o'
� x \\ \`\\ \\ x a
� \ o \�� �
0 0 � -
� " � � I
ao � �
Xp \o�� px
o ��\ �\ �'„r,.•.-----•,,�
p a xm o \ � �`
� m p � „ � ° `"`",.-...
���
_ , a �o a a a �ag�
�
x x x \• ��� �
x � \ � \
\ ��
� _ � � \��\ \\ �\
1 � a xo o. \\ � \
"" a \ � �
° �x o ��� \
w qb0 \�
xP � / � \1xa
o a � � ' �/
x /� � . / ��
� nx
/ � � �� a
_ o / / /�( �
° o �
O� / \
� Of6 �
w x
� x I� x / \ \
P�\ ���� \����\\�, ...._.,-._. '1 � � li � . _/��—� .�//960 .. /.•/ /\\\�\ X
� i�v , .,��i `: � ��i i� .�.,��� � __�z��� �� �= � . ,s � ��a - �
s� iao (35)iao � iia.s 5� �; � , 9 � �:
"� CRYSTAL AVE "� I� � �,��g� �� v P"�T oF ; q\
s� �� ,z z s o ,.ie.s a) ti � z �3 s3 ��Z �or � �C
� ( � �, � �80) s��� �7� ' a� y� �.�/J
� \ .,19. ` 1 5) � <o� n�, J �26 �o P0 s� S�� 'u,)j15' lv
; 5 o z �o �' 7� S 7�
"' �a) � � �,-' � e= �, (a�) (34)' a �
ro� •`D��6�� r�i :�' �97� O r"� � ti �z6 �� � ,� 8� 9 � S� \ ;
o— w w 2w� Q a ' � ^, S�
3) = `Q—' 17� � 100) ` v �0 1' �o �95)o i��0 d � `����(96) ���' � s� `.
� � 3�s ti ��3 _ _ t t�0 � S/ /'.
3 72 50 90 93 �'`�<i �; 5 i'' a�2\o.``� ' � !2 c� �
PROSPECT AVE � � `° �oo � Z�P ��j' ` .��-. �� ' ti z� %�
o , ,�
J��N o0 N �J���175 � 60 � � 212 �y �.;.�� 4g ,$j ����9������� � � 6 ��(/� o.�� ``y ���
� � '\� I 5 9 4 26 � � `�\
7 ns iss � a � � ��- z3) 4�NJRAa��6 >s ° �
o � �52) � � 'I �101) � � � so �0� � � ��5� � /e9 ���1P2�-��
i 75 �, so �ti 21
� v� �-rs � Q Q (7) '03 �`� 9(22)� �'`' ��Q�`�oe(
�o o � �� o � :� � � � ep 2 � ��'/� o�`�ti� 24
� � i ���$ 155 � ...._. �8� n' _� �.�Q���1��0 �
�C7 \ lT5 � Qi � � �6S . �; o � QQ�'P i
m � M _ �' •
,� � � ��53)"i �55)a GD o(49)�(48)� �. _.� �1) 0l i� `� �^;,� r �_�
- D i�s � � Z , � (6) o� ti ,, :.� �
87.5 � 87.5 87.5 � 135 � ^�'� o� �- � �c\v/�
O o,' � ' ,��-_°`'� � v aNEF
C!� C!� � � � � �_ �65��� (3). � ;��� �:,`�� R�SANp=Ss����4�.:.rrl
t98}o � a � o � 5 �o � o(50)� _ (2) ` - �� �� \
56 � � -�-b ,, �
�_ �4) �,�'�g�, '` �
-� 5� ,\ ?� ,o=4„ �� �
87.5 °`•' 87.5 87.5 6� 95.5 ____�� / 1
� r - -- �E CCRr�ER 0� VACaT��
i� �'�/ RGSktvCEk�� aFip-ni�
� r ,� __ �
�a�.za � �10)
�, - ,-�., --
v �'���/ `� ,� � 1
1
ti R � � �� C�� \ � a 1�
/ �! __� n�/` N ��J �C''��
52.Z . {- '�.l ..
J �17) 14- ,�-,
�� � � - �_.
�' �
o. ., o. _ o,�' .
�� �
� / 2.;7A f � `kx � _/`
J' �) � 3 �;�� ``r r�` `��4`� i
� �� n�� '��' h 4����"
�,�.� � ��..e �;j '�� �'��� �`�Z ��`\ ����
� �
.h _ �
`. 5Z.24 � M�
� p � p '` ,�-^.
y p `h' �`o
�! o' o� �4) `�'�a
<� � �-� �
� 52.2 l
� � _ \ �
.� o..' o.. (5 �---�-
—, � � ---� •, ' `_ -� ��
ti� ,�
� 2.2A ' 13.85<.�
��. . /J� � ,
\.�� p (U\ A.� .
o- � o- �i� �6� `O� `�,
P O /
�! __"% L'_ '__' J .
� � ��k�
52.24 37.OSr' ,��c , /� `�s�'- ^�
v � G � __' OR P'-v, � � � \.,�J
Q� Lo• �nl.= (7) ��n --- ti„�,�-�� ..,
�� --� � �`'� ��°ti.� : r
pZ.ZM1p � L_ti 'T'�- V .
r, o' (8) 1 a/.??
z.z`a-`' �.` �
�s a�.os� �,;�,�;,' -� �
A y..:sz.3 i.�
o, ,:^� : f�--� --- --
. � J o (9) ^�
�104.63 � �' �
���� 3* �;•, '
� o
h ��
� �� (16)
�� � ! m z� � -.
^� / � (14) p ; ��^
v / ^� J . � ' �
�OO�° �1 _;:�,L�� �::_>a �
o � 337 �Z z4_-— �35��\al',�� '@.�FE• ; l
� �� j:�;�. �ae� ,
t�
Z � �•
(15) `��� � n � �
� �, I .
�i 4 I
?+ I
.1
� ;�= Z .� '�� �n �: ' q,_.`.: .�'' � :: ., ~ ,� � `—�_U o w��ro
. ,� '�,� �
• -�► � � � Q � mau�oE� w
� � o i r. D ...., .`C � � .+. . ' ' p .
. � '�� � s ' ' = °' .;' . ,. :.. .t ae ;. a FO 11UN A
' Q . • � + �I '�C A ' •`� .. . ,`� � 4'� d
,� 1 ,. .� � �
� ' ;:' ' � v- ,� , ,'. .' 2400 � �
. .,� 1MlIN o � � , a; � � �` � �c•� ''� � w Low
�,'� � °' � . . t ' - o �J 'e� Q S = O
, ` � .� ::;� �: � � �, � �, � , o s fi,�►
� � , ^,,� �, . , � o �, � � � ,� �
�
�';' ��o# �t � � o �' ' a� � � 4 UO "' J,y � a
�0� .. �' . -�\ ., o � R tt ,T �,,,'r fkA�l
' . aY lt l��v�Q ' ;. . . ' p� �? r� H.w � :r ,, � Oq � Z
,r` , •�,,.,r,f�,. . '�'�ti:; �� �.��'•,..._,� b 7 �� -
!. .. . �. •. . ' . •I� •'� ...1 �'�•�tiJ, .� . .�� . � � � � �
, '� • •r �' • •, :� '. , . ,� ��w DROWM RD s �
:. �.. . , . . . . �, : : � �.1� , ;;� �
• '.,: . _, , � . ';, ' . , _r,_,',:. ..�. . . 1 +b,200 �
' 11' .. ' •• ' ' ' � • .,,. � �jr r� ,. ' � �• � •,• '1`�, ���M R�Vl�'
. . • ,.` ' :j ,.• � _ � �.�.. 'r�� .r.!!�'+� ' ;i' 'fl ` 7
� � �. , �1 1�� ' � .� i � �_ ' .•I'•: . rJ ��i,`+ �=; I�
� . . i� '�• . - � .���� I•. � �. � ��I� �- �� [1
�. . t ��•��• ' . i • }Si� V
. • . .l ' • � ' J.',t, .. . '•'� �v� � �� 't � «
� • �•, • � . ��, � � :' � �. . 'i ,�- . � . •�`� .:��:T'� O 'H
rl. . . .. ... .,r,� ��',' � '�� . . .•.�[� .i � r;�. ,'��:.,' �
. . , .. ,, •�: .�, L� .�,,� -• . , �, �
� � . , . ; • . . , . �., • �. ��� - �4 ,,'.�:,�� r�
•' �' • RO
. � . . � � ,„_ . . � �. ,: •
:�f' '�. Y•1�~ 70
•I� . . ,4' .I , ' � . 1�, � 1 •j��. � � 1� � �I,' �.
� !. . • /�
. . . • � . . - , 1. .. �. � l� J' �.Y3� M • �. N ' .
� �� � � . f� , :�j. � _ � ,vj,. ��r.
� ' • 7" ' . r t {� '\��71 �
, . . , �. , . . : �, f��; ,', ';• `� .' -+ . , ��7 Q ,'��
�, �, �'. .. , . � .. ;1,r, .;•�,• � � r `� I �' D,��y .r h +~ �
. . , , . � ', ' �� � ;+. �,�� b �1�s1.13 ��_ :��� �� O
. � . � , �• �� o � .: ...�.� , �..•. o owo oacw
.�� ' ,i''1 1 " '` . • �' : . .�r'T• ��„� �1��.
. � , , 1 � ' , � � , ��r, �*. I,t » o ��
I. : .. . ,, ; � _ ,�' ; �..».r "�,,:. . . ' _ �.� ,� � .r�� T'"� H
'.f M` ~ �` �� �w...��1�{ �� .1 %. � •N ♦�i ti. �, � ,1 �AVE
. . �. t ,�, a y r f'. � ,:r ;�.'��i '� ��'.�e�ii t� Q � w
�•.�'.."�e-- ...t��.a.w��wr- .v� ..—, " .• u .' . � . .I 'ltry' / .� � ' •_' �� . �!� . O i��c
�! +r�� �� '� �
' , ., . - , • ' � �r .` •'� • �' • , (I�. . , : '�,_�^ :.i;�;;',�.'y�... KE ENE AYI
.�. . . .�. � � ,, .
. ,•� , . .' . ' , h-• y ,. �;•� .•'r , � . , ' ,� y; '�'': =:�', �. RUSSELLI
, . � : � !'.. . .,i m � _ � , _r .
• . . . _ • r- ; r.,. :! •l:t� ! � rn ' . . : .c , '` .., ♦��►w M.����t .�•�.•:?'�
. . ' ,� . .�. . , _ . ,� ) • � '� '' �` st �
. ' . �. , � i ' .. ' .. � t% `� ���'�� . .�•A+ . , •�� -, ' . �� • � . �� �� •t1iY`��i -r , �� 00�
• � ' `•'. . . ', • ". ' •+ 'y� . ' `, I �..W {' 'H'�'' 0 .t �
. . ` ', .�. •,.. �' a , �f D , '� ; . ' �r.,;.� ��4 /�` 0 ��(
' � . �� . •''' ' r • � � . .�, '+y Q� :+''..�• �1 �' �1
. . �i', . -, �. ,'^', �, • . iI� :� .,` N � w . �.r��i''�"� Q �. ''�,'}� �O
� . � . ,,^� I.�' t _'i• , ,.'' ,��v . , :` �.�'.4� ..�, � .��_.,� S
�, .� � , ��� •� . ' �. • �/� Y� i ��•,../.I I�T1 -". i i j, ta. .r_ t��•' �
. . • . � , 1 l� . . � ,� . � .�`/J . • }. < �I'`:J ;�l'
' • �� . • . . , •'�+)Rr i.:4, .
• ;
�, � •• ' . � ,�N
' ; , �, ,��,` � �..� ��: ti. ' ��. . . '.. h �. . , .�.., �
�. �. .•,�,'•.. } /,'.• '�.: r J� • .�,t�� ' 't. � � � :.�4�+�:r�� i 7►e
ti • L�� ! . ' � � . �• ' �..�� ,'• � . , f fy •�) � �l • - .1 �� 1 � � \.5 �'[I�,.I ��
- ) .� � � � �/ � � ' •�' � '.1'�� 'i '{�� �� f� `y� ••�r. �� •�. �.
. � . : ' �� � ` �� �; :,� . •. . �.;� ' . ��+ � ,. .4y rt�',
' ' 1.. :� '► i. • -.,. �.� �. . . . •. ..� . � 'i,,. � �: �� �
. 1• . % .• ' ,� . • .'''. �• .. b
� r .�, � :} c�. . � .' . ' } :" .: - �, , ..'. �-
' �� ' �.1;�,. ,' ��. '�, h� '� �.,� .� �� . '<I ��. � � ' , . •�' '�• ,! � J�� .�i�' Q
� ' . , . �' . .�. . 1� � . •. • , � • ,�•�. ,
. +I' �. . ,� .,. _y... . . .' .j} .�����'�� �• t'!.'. �
1 ' ' � ,. . . ,.+�} ~,. :,y' .I . . 'I;i •� . �i �� - ' ..,'}�t� '� �'��t' �C
�,: •'' r ,. • . r -,� ' • ;' .� ''�. ;,�+ . • . •,. .,.� � .��' •�'� � �. fERNO E
• ; � . ' • . .t, �� ' •' � . . . �• w00D= D
y , . i�, � .. . � .�.� •. . .` ' • : , . ' . . 1' ,
� i�, �� . . :�'R; :.! `��• ` 1 •71�. :.� •YI 1��' i' � . � ,• ` v
� , , '� .�;•!b � ,1] � ` - •~ i b g . , �^ dOVEY IID
� ' p„ ' � .' ,
.�j-----r-'--=�� � • . �. � .,. ►,;.� '. : , .�. .;' ;, ; :; ' � �. � . �,. � G�ov► Ro H16Ncao� �
� ' M� ' �' ' ' �, '' � Sj' " � H�IAR�` � •o � �
�� ►c: '� ' :. ' + ' •-/ ,:l` a� �i ��'� • . ., p � 0 y' �i
Jl, 4 �'�. . t• , � M
u�r � 3 ; � Q" ';�� •"' , .. • � • �- ' , '� � Ra
_.f—! .:.: .� � G' �. , . , , �`1 s, �