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HomeMy WebLinkAboutResolution 7336 Hi LAND TYPE Torrens (T) DOC NUM 5998417 Certified, filed and/or recorded on Feb 7, 2023 11:44 AM Office of the Registrar of Titles Hennepin County, Minnesota Amber Bougie, Registrar of Titles Daniel Rogan, County Auditor and Treasurer Deputy 87 Pkg ID 2536248E Document Recording Fee $46.00 Document Total $46.00 Existing Certs 1551121 This cover sheet is now a permanent part of the recorded document. ,WAr CITYNO.73 OF3 ORONo6 10 (4 RESOLUTION OF THE CITY COUNCIL 1. "lkESHOV" A RESOLUTION APPROVING VARIANCES FROM MUNICIPAL ZONING CODE SECTIONS 78-1279, 78-1680, & 78-1700 FILE NO. LA22-000055 WHEREAS, on October 19, 2022, Travis and Sara Wildenberg (hereinafter the "Applicants"), applied for variances from the City Code for the property addressed 3838 Cherry Avenue and legally described as: Lots 8 and 9, Block 3, Crystal Bay View, Hennepin County, Minnesota (hereinafter the"Property"); WHEREAS, the Applicants have made application to the City of Orono for a variances from Orono Municipal Zoning Code Section 78-1279 to allow construction of a second story addition 20 feet from the OHWL where a 75-foot setback is required and lakeward of the average lakeshore setback line; and WHEREAS, the Applicants have made application to the City of Orono for a variances from Orono Municipal Zoning Code Sections 78-1680 and 78-1700 to permit 32.9% hardcover where 33.9%currently exists and 25% is permitted to construct additions to the existing home and change the hardcover; and WHEREAS, on November 21,2022, 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 November 21, 2022, the Planning Commission reviewed the application and provided direction to the Applicants for revisions; the Planning Commission recommended denial of the variances as applied; and WHEREAS, prior to City Council review, the Applicants provided amended plans reflecting the proposed second story 32 feet from the OHWL and a proposed hardcover reduction resulting in 7,380 square feet (32.6%) total hardcover; and WHEREAS, on January 9, 2023, the City Council reviewed the application and the recommendations of the Planning Commission and City staff and directed preparation of findings for approval of the variances reflected on the amended plans. 1 �o1V CITY OF ORONO RESOLUTION OF THE CITY COUNCIL l'� Q NO. 7336 t�&ESHOR� NOW,THEREFORE, BE IT RESOLVED that the City Council of Orono, Minnesota hereby approves the requested variances as amended and described above based on one or more of the following findings of fact concerning the Property: FINDINGS OF FACT: 1. This application was reviewed as Zoning File #LA22-000055. 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 located in the LR-1 C One Family Lakeshore Residential Zoning District. 3. The Property contains 0.52 acres in area and has a defined lot width of 100 feet. 4. The Property is within Tier 1 and hardcover is limited to 25% according to the Stormwater Quality Overlay District. 5. Applicant has applied for the following variances: a. Hardcover Variance b. Average Lakeshore Setback Variance c. 75-foot Lake Setback Variance 6. In considering this application for variance, the Council has considered the advice and recommendation of the Planning Commission and the effect of the proposed variance 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. ANALYSIS: 1. "Variances shall only be permitted when they are in harmony with the general purposes and intent of the ordinance . . . ." The variances for expansion of non-conforming building within the average lake setback and the 75-foot lake yard setback are supported by practical difficulties. The established 75-foot lake yard construction prohibitions are intended to maintain the natural lakeshore and encourage development away from the lake.Additionally, the goal of the average lakeshore setback regulations is to protect views of the lake from neighboring homes. The requested variances to expand the volume of the existing home were designed to utilize the existing home footprint while maintain open space on the lakeside to reduce the lakeward mass and to preserve views for the 2 SWAT CITY OF ORONO *114 RESOLUTION OF THE CITY COUNCIL No.7336 kFs H OR`` neighbors are in harmony with the Ordinance. The reductions in hardcover and are also in harmony with the Ordinance. 2. "Variances shall only be permitted . . . when the variances are consistent with the comprehensive plan." The variances resulting in modifications to the existing home including volume and footprint expansions in a residential zone are consistent with the Comprehensive Plan. The applicant has identified necessary practical difficulties inherent to the land supporting their requests. The minimization of the structural massing of the new second story within the lake setbacks is consistent with the Comprehensive Plan. 3. "Variances may be granted when the applicant for the variance establishes that there are practical difficulties in complying with the zoning ordinance. `Practical difficulties,' as used in connection with the granting of a variance, means that: a. The property owner in question proposes to use the property in a reasonable manner, however, the proposed use is not permitted by the official controls. The existing principal structure is situated almost entirely within the lake and average lakeshore setbacks. The proposed expansion of the home lakeward of the average lakeshore setback and within the 75-foot lake setback is reasonable as the second story has been designed to minimize the lakeside massing. Additionally the variance reduce hardcover on the Property is consistent with the Comprehensive Plan. b. The plight of the landowner is due to circumstances unique to his property not created by the landowner. The existing house was not constructed by the Applicants. They have a right to maintain or re-build the existing nonconforming home in-kind. The proposed home expansions have been designed to minimize impacts to the lake and to neighboring properties. Additionally, the nonconforming hardcover is proposed to be reduced; and c. The variance, if granted, will not alter the essential character of the locality." The proposed variances to expand the footprint and the volume of the home will not increase any nonconforming setback and will result in a reduction of hardcover. The proposal has been designed to fit within the character of the neighborhood. The home expansions and reduced hardcover are supported by practical difficulty and are consistent with the Comprehensive Plan. 3 g.QAT CITY OF ORONO llitO RESOLUTION OF THE CITY COUNCIL ifr c� t�kESHO NO.7336 4. "Economic considerations alone do not constitute practical difficulties." Economic considerations have not been a factor in the variance approval determination. 5. "Practical difficulties also include but are not limited to inadequate access to direct sunlight for solar energy systems. Variances shall be granted for earth-sheltered construction as defined in Minn. Stat. § 216C.06, subd. 2, when in harmony with Orono City Code Chapter 78."This criterion is not applicable. 6. "The board or the council may not permit as a variance any use that is not permitted under Orono City Code Chapter 78 for property in the zone where the affected person's land is located." This condition is not applicable, as a residential home is an allowed use in the LR-1 C District. 7. "The board or council may permit as a variance the temporary use of a one-family dwelling as a two-family dwelling."This criterion is not applicable. 1. "The special conditions applying to the structure or land in question are peculiar to such property or immediately adjoining property."The conditions applying to the existing home are unique, and support the requested variances. 8. "The conditions do not apply generally to other land or structures in the district in which the land is located." The location of the existing home is a unique condition which does not apply to other homes in the district. 9. "The granting of the application is necessary for the preservation and enjoyment of a substantial property right of the applicant." The improvements proposed to the existing home will allow for the home to better function for a family with children. The variances are reasonable and preserve the rights of the Applicants. 10. "The granting of the proposed variance will not in any way impair health, safety, comfort or morals, or in any other respect be contrary to the intent of this chapter." Granting the requested variances will not adversely impact health, safety, comfort, or morals. 11. "The granting of such variance will not merely serve as a convenience to the applicant, but is necessary to alleviate demonstrable difficulty." The variances provide an increase in home square footage, improved aesthetic, and outdoor living space near the OHWL which improve the livability of the property and are designed in a way that minimizes new encroachments and do not increase existing nonconformities. 4 Ict0.A1 CITY NO.733 OF ORONO6 O RESOLUTION OF THE CITY COUNCIL r�k�5H0 4•ti tIC CONCLUSIONS, ORDER AND CONDITIONS: Based upon one or more of the above findings, the Orono City Council hereby grants a variance to Orono Municipal Zoning Code Section 78-1279 to allow construction of a second story addition 32 feet from the OHWL where a 75-foot setback is required and lakeward of the average lakeshore setback line; and variances from Sections 78-1680 and 78-1700 to permit 32.9% hardcover where 32.6% currently exists and 25% is permitted to construct additions to the existing home and change the hardcover, subject to the following conditions: 1. Council approval is based on the entire record, above Findings. 2. The approved project shall conform to the survey dated October 27, 2022 and revised on December 15, 2022 and revised building plans submitted by the Applicants and annotated by City staff, attached to this Resolution as Exhibits A& B. 3. Any amendments to the plans which are not in conformity with City codes may require further Planning Commission and City Council review. 4. Authorities granted by this resolution run with the Property not with the Applicants, but are permissive only and must be exercised by obtaining a building permit for the new construction and commencing construction of said project. A building permit must be obtained within one year of the date of Council approval, or the variance will expire on that date (January 23, 2024). 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 23rd day of January 2023. 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D Q G  G L U H F W L R Q  R I  E R X Q G D U \  O L Q H V  R I  W K H  O H J DO  G H V F U L S W L R Q  O L V W H G DE R Y H    7 K H  V F R S H  R I  R X U  V H U Y L F H V  G R H V  Q R W  L Q F O X G H  G H W H U P L Q L Q J  ZK D W  \ R X  R Z Q  ZK L F K  L V  D  O H J D O  P D W W H U    3 O H D V H  F K H F N  W K H  O H J D O  G H V F U L S W L R Q  Z L WK  \ R X U  U H F R U G V  R U FR Q V X O W  Z L W K  F R P S H W H Q W  O H J D O  F R X Q V H O   L I  Q H F H V V D U \   W R  P D N H  V X U H W K D W  L W  L V  F R U U H F W DQ G  W K D W  D Q \  P D W W H U V  R I  U H F R U G   V X F K  D V  H D V H P H Q W V   W K D W  \ R X  Z L V K W R  E H  L Q F O X G H G  R Q WK H  V X U Y H \  K D Y H  E H H Q  V K R Z Q   6 K R Z L Q J  W K H  O R F D W L R Q  R I  R E V H U Y H G  H [ L V W L Q J  L P S U R Y H P H Q W V  Z H  G H H P Q H F H V V D U \  I R U  W K H VX U Y H \   6 H W W L Q J  V X U Y H \  P D U N H U V  R U  Y H U L I \ L Q J  H [ L V W L Q J  V X U Y H \  P D U N H U V  W R H V W D E O L V K  W K H  F R U Q H U V RI  W K H  S U R S H U W \   7 K L V  V X U Y H \  K D V  E H H Q  F R P S O H W H G  Z L W K R X W  W K H  E H Q H I L W  R I  D  F X U U H QW  W L W O H  F R P P L W P H Q W  7K H U H  P D \  E H  H [ L V W L Q J  H D V H P H Q W V  R U  R W K H U  H Q F X P E U D Q F H V  W K D W  Z R X O G E H  U H Y H D O H G  E \ D F X U U H Q W  W L W O H  F R P P L W P H Q W    7 K H U H I R U H   W K L V  V X U Y H \  G R H V  Q R W  S X US R U W  W R  V K R Z  D Q \ HD V H P H Q W V  R U  H Q F X P E U D Q F H V  R W K H U  W K D Q  W K H  R Q H V  V K R Z Q  K H U H R Q   1 R W H  W K D W  D O O  E X L O G L Q J  G L P H Q V L R Q V  D Q G  E X L O G L Q J  W L H  G L P H Q V L R Q V W R  W K H  S U R S H U W \  O L Q H V  DU H  W D N H Q  I U R P  W K H  V L G L Q J  D Q G  R U  V W X F F R  R I  W K H  E X L O G L Q J   6 K R Z L Q J  D Q G  W D E X O D W L Q J  L P S H U Y L R X V  V X U I D F H  F R Y H U D J H  R I  W K H  O R W I R 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I L F L D O V   R U  D Q \ RW K H U  R I I L F L D O V  W K D W  P D \  K D Y H  M X U L V G L F W L R Q  R Y H U  W K H  S U R S R V H G  L P SU R Y H P H Q W V  D Q G RE W D L Q  W K H L U  D S S U R Y D O V  E H I R U H  E H J L Q Q L Q J  F R Q V W U X F W L R Q  R U  S O D Q Q L Q J L P S U R Y H P H Q W V  W R WK H  S U R S H U W \  67 $ 1 ' $ 5 '  6 < 0 % 2 / 6   & 2 1 9 ( 1 7 , 2 1 6  භ  ' H Q R W H V  L U R Q  V X U Y H \  P D U N H U   V H W   X Q O H V V  R W K H U Z L V H  Q R W H G  5 ( 9 , 6 , 2 1     / / &         & + ( 5 5 <      / $ 1 ( 2 5 2 1 2      0 1 Av e r a g e La k e s h o r e Se t b a c k L i n e 75 - f o o t L a k e Se t b a c k L i n e = N e w F o o t p r i n t Re v i s e d S u r v e y St a f f A n n o t a t e d ADVANCE SURVEYING & ENGINEERING CO. I hereby certify that this report was prepared by me or under my direct supervision and that I am a licensed professional land surveyor under the  laws of the State of Minnesota. Thomas M. Bloom Thomas M. Bloom P.L.S. No. 42379 Step 2:  PROPOSED HARDCOVER In the following table identify all items of existing hardcover on the property, keyed by letter to Certificate of Survey (survey must accompany this form).  Use as many lines as necessary to accurately depict existing hardcover status of the property. Key to  Survey Hardcover Item (Describe)        Length x Width Total (Square Feet) (Example)(Garage)   (24' x 30') (720) S.F. A House 4,209 S.F. B Concrete Drive 1860 S.F. C Deck North 575 S.F. D Covered Stoop 134 S.F. E Stone Areas 113 S.F. F Concrete 213 S.F. G Lake Side Stepper Stones 80 S.F. H Ret. Walls 174 S.F. I Front Paver Walk 296 S.F. J S.F. K S.F. L S.F. M S.F. N S.F. O S.F. P S.F. Q S.F. R S.F. S S.F. T S.F. U S.F. V S.F. W S.F. X S.F. Y S.F. Z S.F. (1)  Total Proposed Hardcover 7,654 S.F. Excludable Hardcover (See City Code Sec 78‐1684) Ret. Walls 174 S.F. Decks with 1/4" spacing (Width needs to be verified) 100 S.F. S.F. S.F. S.F.    (2)   Total Excludable Hardcover 274 S.F.    (3)  Net Proposed Hardcover [Subtract line (2) from line (1)] 7,380 S.F.    (4)   Total Lot Area 22,592 S.F. Proposed Hardcover Percentage [(3) / (4)]32.67%                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                1    ƒ       (       “          6    ƒ       (        “           1    ƒ       (          6    ƒ       (                                                                        7 K U H V K R O G  D W G R R U       * D U D J H ) O R R U      : D O O 6 W R Q H 6 W R Q H '  H  F  N ( G J H  R I  Z D W H U 2 + : / : D O O : D O O V ( G J H  R I  E L W   U R D G ' H F N 5 H W  : D O O V 5 H W  : D O O V 1 R W H  ' L O D S L G D W H G  W H U U D F L Q J D Q G  Z D O O V  D O R Q J V K R U H O L Q H  ( [ L V W L Q J     ' Z H O O L Q J ( [ L V W L Q J     ' Z H O O L Q J ( [ L V W L Q J     ' Z H O O L Q J % H Q F K P D U N  7 R S  R I  0 +       ) R X Q G  F D S S H G  L U R Q ) R X Q G      ) R X Q G  F D S S H G  L U R Q ) R X Q G  F D S S H G  L U R Q                                                                                                                                          / D N H    0 L Q Q H W R Q N D & K H U U \     / D Q H / R W       / R W        : D O O V D            6 W R Q H 6 W R Q H ' H F N                     :  :        (; , 6 7 , 1 * 3/ $ 1 7 ( 5 5( 7  :$ / / 6 72  5 ( 0 $ , 1 (; , 6 7 , 1 *  3 / $ 1 7 ( 5 5( 7  :$ / / 6 72  % (  5 ( 0 2 9 ( ' (; , 6 7 , 1 *  3 / $ 1 7 ( 5  5( 7  :$ / / 6 72  % (  5 ( 0 2 9 ( ' (; , 6 7 , 1 * '( & . 72  5 ( 0 $ , 1 (; , 6 7 , 1 * 67 $ , 5 6 72  5 ( 0 $ , 1 (; , 6 7 , 1 * )5 2 1 7  : $ / .  5( 7  :$ / / 72  % (  5 ( 0 2 9 ( ' (; , 6 7 , 1 *  3 $ 9 , 1 * 72  % (  5 ( 3$ , 5 ( ' 7+ , 6  6 ( & 7 , 2 1 2)  5 ( 7  :$ / / 72  % (  5 ( 0 2 9 ( ' (; , 6 7 , 1 * &2 1 & 5 ( 7 (  3 $ ' 72  5 ( 0 $ , 1 (; , 6 7 , 1 * &2 1 & 5 ( 7 (  3 $ ' 72  %(  5 ( 0 2 9 ( ' (; , 6 7 , 1 * 5( 7  :$ / / 6 72  5 ( 0 $ , 1 (; , 6 7 , 1 * 5( 7  :$ / / 6 72  5 ( 0 $ , 1 2+ : / $9 ( 5 $ * ( /$ . ( 6 + 2 5 ( 6( 7 % $ & .  5( 0 2 9 (  $ / /  3 $ 9 , 1 * :, 7 + , 1  5 ( 7  :$ / / $5 ( $  $ 1 '  5 ( 6 7 2 5 (  7 2 1$ 7 8 5 $ /  3 / $ 1 7 , 1 * 6                                                      * D U D J H ) O R R U                                                                      7 K U H V K R O G  D W G R R U       ( [ L V W L Q J     ' Z H O O L Q J                            (; , 6 7 , 1 * *$ 5 $ * ( (; , 6 7 , 1 *  3$ 9 , 1 * 72  % (  5 ( 0 2 9 ( '         1 : ( 6      *5 $ 3 + , &  6 & $ / (          6 8 0 0 ( 5  6 2 / 6 7 , & ( 6 8 1 5 , 6 ( : , 1 7 ( 5  6 2 / 6 7 , & ( 6 8 1 5 , 6 ( 6 8 0 0 ( 5  6 2 / 6 7 , & ( 6 8 1 5 , 6 ( : , 1 7 ( 5  6 2 / 6 7 , & ( 6 8 1 5 , 6 ( (; , 6 7 , 1 *  7 2  % (  5 ( 0 2 9 ( '  5(  3 8 5 3 2 6 ( ' (; , 6 7 , 1 *  7 2  % (  5 ( 0 2 9 ( ' (; , 6 7 , 1 *  7 2  5 ( 0 $ , 1 +$ 5 ' & 2 9 ( 5  . ( < '( 0 2 / , 7 , 2 1  6 , 7 (  3 / $ 1 6+ ( ( 7 $ 9$ 5 , $ 1 & (  6( 7   2 & 7 2 % ( 5      5( 9 , 6 ( '   1 2 9 ( 0 % ( 5       ' ( & ( 0 % ( 5                      0 L Q Q H W R Q N D  % O Y G 'H H S K D Y H Q   0 1       &R S \ U L J K W      &+( 5 5 < $9( 5 (1 2     & + ( 5 5 <  $ 9 (  25 2 1 2   0 1                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      1    ƒ       (       “          6    ƒ       (        “           1    ƒ       (          6    ƒ       (                                                                        7 K U H V K R O G  D W G R R U       * D U D J H ) O R R U      : D O O 6 W R Q H 6 W R Q H '  H  F  N ( G J H  R I  Z D W H U 2 + : / : D O O : D O O V ( G J H  R I  E L W   U R D G ' H F N 5 H W  : D O O V 5 H W  : D O O V 1 R W H  ' L O D S L G D W H G  W H U U D F L Q J D Q G  Z D O O V  D O R Q J V K R U H O L Q H  ( [ L V W L Q J     ' Z H O O L Q J ( [ L V W L Q J     ' Z H O O L Q J ( [ L V W L Q J     ' Z H O O L Q J % H Q F K P D U N  7 R S  R I  0 +       ) R X Q G  F D S S H G  L U R Q ) R X Q G      ) R X Q G  F D S S H G  L U R Q ) R X Q G  F D S S H G  L U R Q                                                                                                                                          / D N H    0 L Q Q H W R Q N D & K H U U \     / D Q H / R W       / R W                   6 W R Q H                6    ƒ      ( ( G J H  R I  E L W   U R D G % H Q F K P D U N  7 R S  R I  0 +       & K H U U \     / D Q H      35 2 3 2 6 ( '  ) 5 2 1 7  6 ( 7 % $ & .      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(  ( 1 7 5 <                                             * D U D J H ) O R R U                                                                               7 K U H V K R O G  D W G R R U       ( [ L V W L Q J     ' Z H O O L Q J    35 2 3 2 6 ( ' *$ 5 $ * ( $' ' , 7 , 2 1 21  ( ; , 6 7 , 1 * )5 2 1 7  ' 5 , 9 ( (; , 6 7 , 1 * *$ 5 $ * (                6    ƒ       ( '  H  F  N    N              5(  3 $ 9 (  ( ; , 6 7 , 1 * )5 2 1 7  ' 5 , 9 (         1 : ( 6      *5 $ 3 + , &  6 & $ / (          6 8 0 0 ( 5  6 2 / 6 7 , & ( 6 8 1 5 , 6 ( : , 1 7 ( 5  6 2 / 6 7 , & ( 6 8 1 5 , 6 ( 6 8 0 0 ( 5  6 2 / 6 7 , & ( 6 8 1 5 , 6 ( : , 1 7 ( 5  6 2 / 6 7 , & ( 6 8 1 5 , 6 ( 35 2 3 2 6 ( '  $ ' ' , 7 , 2 1 $ / +$ 5 ' & 2 9 ( 5 35 2 3 2 6 ( '  5 (  3 8 5 3 2 6 ( ' +$ 5 ' & 2 9 ( 5 (; , 6 7 , 1 *  7 2  5 ( 0 $ , 1 +$ 5 ' & 2 9 ( 5  . 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ǩ  $3 3 5 2 ;  6)      ), 1 , 6 + ( '      *$ 5 $ * (      7( 5 5 $ & (      &2 9 ( 5 ( '  2 8 7 ' 2 2 5 8 33 ( 5 /(9 ( /  )/2 2 5  3 /$ 1 3 52 3 2 6 ( '                                                                                                                                                                           6+ ( ( 7 $ 9$ 5 , $ 1 & (  6( 7   2 & 7 2 % ( 5      5( 9 , 6 ( '   1 2 9 ( 0 % ( 5       ' ( & ( 0 % ( 5                      0 L Q Q H W R Q N D  % O Y G 'H H S K D Y H Q   0 1       &R S \ U L J K W      &+( 5 5 < $9( 5 (1 2     & + ( 5 5 <  $ 9 (  25 2 1 2   0 1       // 6/ $ %  ;; ;     0 / 68 % ) / 2 2 5  ;; ; “ 8 /  68 % ) / 2 2 5      // 6/ $ %  ;; ;     0 / 68 % ) / 2 2 5  ;; ; “  8 / 68 % ) / 2 2 5     8 /  &( , / , 1 *             % 8 , / ' , 1 *  + ( , * + 7         0 $ ;       +, * + ( 6 7  ( ; , 6 7 , 1 *  * 5 $ ' (    5( ) ( 5 ( 1 & (  / , 1 (    $% 2 9 (  + , * + ( 6 7 52 2 )  ' ( ) , 1 ( ' 7 2 3  2 )  & 2 5 1 , & ( 62 8 7 +  ( / ( 9 $ 7 , 2 1  (; , 6 7 , 1 * 62 8 7 +  ( / ( 9 $ 7 , 2 1  35 2 3 2 6 ( ' (; , 6 7 , 1 *  6 2 8 7 +  ) $ & $ ' ( 35 2 3 2 6 ( '  6 2 8 7 +  ) $ & $ ' ( 35 2 3 2 6 ( '  6 2 8 7 +  ) $ & $ ' ( 5( 0 2 9 (  $ 1 '  6 $ 9 ( %5 , & .  9 ( 1 ( ( 5 5( 0 2 9 (  ( ; 7 ( 5 , 2 5  6 2 ) ) , 7 6 72  $ / / 2 :  ) 2 5  1 ( : &2 1 6 7 5 8 & 7 , 2 1 (; , 6 7 , 1 *  * $ 5 ' ( 1  : $ / / 6  7 2  5 ( 0 $ , 1  5( 3 / $ & (  % 5 , & .  :   6 7 2 1 (  9 ( 1 ( ( 5 5(  8 6 (  ( ; , 6 7 , 1 *  % 5 , & . $7  1 ( :  % 5 , & .  $ 3 5 2 1 /2 & $ 7 , 2 1 6 6+ ( ( 7 $ 9$ 5 , $ 1 & (  6( 7   2 & 7 2 % ( 5      5( 9 , 6 ( '   1 2 9 ( 0 % ( 5       ' ( & ( 0 % ( 5                      0 L Q Q H W R Q N D  % O Y G 'H H S K D Y H Q   0 1       &R S \ U L J K W      &+( 5 5 < $9( 5 (1 2     & + ( 5 5 <  $ 9 (  25 2 1 2   0 1       Ye l l o w ou t l i n e re p r e s e n t s ex i s t i n g ho m e ' s vo l u m e :( 6 7  ( / ( 9 $ 7 , 2 1  (; , 6 7 , 1 * :( 6 7  ( / ( 9 $ 7 , 2 1  35 2 3 2 6 ( ' (; , 6 7 , 1 *  : ( 6 7  ) $ & $ ' ( 35 2 3 2 6 ( '  : ( 6 7  ) $ & $ ' ( 0$ , 1 7 $ , 1  ( ; , 6 7 , 1 * 5$ , / , 1 *   ' ( & . 6 6+ ( ( 7 $ 9$ 5 , $ 1 & (  6( 7   2 & 7 2 % ( 5      5( 9 , 6 ( '   1 2 9 ( 0 % ( 5       ' ( & ( 0 % ( 5                      0 L Q Q H W R Q N D  % O Y G 'H H S K D Y H Q   0 1       &R S \ U L J K W      &+( 5 5 < $9( 5 (1 2     & + ( 5 5 <  $ 9 (  25 2 1 2   0 1       Ye l l o w ou t l i n e re p r e s e n t s ex i s t i n g ho m e ' s vo l u m e / / 6/ $ %  ;; ;     0 /  68 % ) / 2 2 5  ;; ; “ 8 /  68 % ) / 2 2 5      //  6/ $ %  ;;  ;     0 / 68 % ) / 2 2 5  ;; ; “ 8 / 68 % ) / 2 2 5     8 / &( , / , 1 *      12 5 7 +  ( / ( 9 $ 7 , 2 1  (; , 6 7 , 1 * 12 5 7 +  ( / ( 9 $ 7 , 2 1  35 2 3 2 6 ( ' (; , 6 7 , 1 *  1 2 5 7 +  ) $ & $ ' (  ) 5 2 0  / $ . ( 35 2 3 2 6 ( '  1 2 5 7 +  ) $ & $ ' (  ) 5 2 0  / $ . ( $' '  1 ( :  6 7 2 1 (  9 ( 1 ( ( 5 29 ( 5  ( ; , 6 7 , 1 *  & 0 8 5( 3 $ , 5  ( ; , 6 7 , 1 *  6 7 $ , 5 6 (; , 6 7 , 1 *  2 8 7 ' 2 2 5  6 7 2 5 $ * ( 72  5 ( 0 $ , 1 6+ ( ( 7 $ 9$ 5 , $ 1 & (  6( 7   2 & 7 2 % ( 5      5( 9 , 6 ( '   1 2 9 ( 0 % ( 5       ' ( & ( 0 % ( 5                      0 L Q Q H W R Q N D  % O Y G 'H H S K D Y H Q   0 1       &R S \ U L J K W      &+( 5 5 < $9( 5 (1 2     & + ( 5 5 <  $ 9 (  25 2 1 2   0 1       Ye l l o w ou t l i n e re p r e s e n t s ex i s t i n g ho m e ' s vo l u m e // 6/ $ %  ;; ;     0 /  68 % ) / 2 2 5  ;; ; “ 8 / 68 % ) / 2 2 5     8 / &( , / , 1 *      //  6/ $ %  ;; ;     0 /  68 % ) / 2 2 5  ;; ; “ 8 /  68 % ) / 2 2 5     ($ 6 7  ( / ( 9 $ 7 , 2 1  (; , 6 7 , 1 * ($ 6 7  ( / ( 9 $ 7 , 2 1  35 2 3 2 6 ( ' 35 2 3 2 6 ( '  ( $ 6 7  ) $ & $ ' ( (; , 6 7 , 1 *  ( $ 6 7  ) $ & $ ' ( 6+ ( ( 7 $ 9$ 5 , $ 1 & (  6( 7   2 & 7 2 % ( 5      5( 9 , 6 ( '   1 2 9 ( 0 % ( 5       ' ( & ( 0 % ( 5                      0 L Q Q H W R Q N D  % O Y G 'H H S K D Y H Q   0 1       &R S \ U L J K W      &+( 5 5 < $9( 5 (1 2     & + ( 5 5 <  $ 9 (  25 2 1 2   0 1       Ye l l o w ou t l i n e re p r e s e n t s ex i s t i n g ho m e ' s vo l u m e IN I T I A L D E S I G N ( W E S T ) RE V I S E D D E S I G N ( W E S T ) IN I T I A L D E S I G N ( E A S T ) RE V I S E D D E S I G N ( E A S T )