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02-01-1982 Planning Packet
ff■ V A^. .x;-'- ■ . >' •t - fr agenda PLANNING COMMISSION MEETING COUNCIL CHAMBERS 7:30 PM MONDAY, FEBRUARY 1, 1982 Council Representative - Mary Butler Call to Order 1. Call to order/roll Action Items 2. #666 Vicki Wisegarver 6 Tom Brokl, 3800 Wayzata Blvd. Conditional Use Permit Work Session ^ %r 3. #669 Tonka Properties, 1340 Baldur Park Subdivision ^ Sketch Plan Review f 4. #671 Schlee Builders, 3660 Shoreline Drive Subdivision Information Items 5.Marina Committee Meeting to be held on February 3, 1982 at 4:30 PM 6.Edward Callahan to represent the Planning Commission at Council meeting of February 8, 1982. Charles Kelley to represent ^*^*22^*1982^ Commission ■ •: 8.Joint Planning Commission and Council meeting on January 30, 1982 at 8:30 AM at the Lafayette Club M Approval of Minutes 9. Approval of the Planning Commission minutes of January 18, 1982. ii^mTii I n w- fn lt>i < 6*»*«A» »•IJ Av ii J • » / VILLAGE OF OlONO IcMt 1 4 7^n“* \ Ji W, fei«3r ' '••- • iTT* tKimm V Witt 7 y TO: FROM: Planning Coimiission Jeanne A. Mabusth DATE: SUBJECT: January 27, 1982 #666 Vicki Wisegarver ft Tom Brokl, 3800 Wayzata Blvd Conditional Use Permit for Construction List of Exhibits Exhibit A Exhibit B Exhibit C Exhibit D - Exhibit E Exhibit F Exhibit G Property Owner's List Attorney's letter Applicant's letter ' Revised survey Original survey Resolution #1239 Original conditional use permit (9-13-68) 1 have received a letter (Exhibit B) from the applicant's attorney advising that the title to the Kellers Market property has been settled and that it is held by the Kellers Trust as contract vendee. Vicki Wisegarver has the power co act on behalf or the Keller Trust. I have asked for the pertine.it documentation w confirm Ms. Logan's findings. The septic tesr.ir.g and septic design haye been submitted as requested. The rexis^d survey has been received designating the quick take by the H.ghway Department tor the .improvements at the intersection of County T.oad 6 and Highway 12. been recommended to serve the market with 1 publici restroom and 10 employees (650 gallons per day). The septic ^ wastes shall be pumped up to the hill where the mound systems is to be located. The revised survey shows that small portion of the paved parkino located within the street right of way and may not be included in the required parking area. There is adequate area along the north and east side of the market structure to parking stalls (1801 sf total retail area/150 Sf ■ 12 stalls) 1 have enclosed a section of the applicant's letter that reviews the proposed uses for the property. (Exhibit C) I will exoect^ Pi«nn4«/« In review of Resolution 1239 - Planning Commission must respond to the following: ) fm TO:Planning Conmission FROM:Jeanne A. Mabusth DATE:January 21, 1982 SUBJECT:#666 Vicki Wisegarver & Tom Brokl, 3800 Wayzata Blvd Conditional Use Permit for Construction List of Exhibits Exhibit A Exhibit B Exhibit C Exhibit D Exhibit E Exhibit F Property Owner's List Attorney's letter Applicant's letter Revised survey Original survey Resolution #1239 Exhibit G - Original conditional use permit (9-13-681 I have received a letter (Exhibit B) from the applicant's attorney advising that the title to the Kellers Market property has been settled and that it is held by the Kellers Trust as contract vendee. Vicki Wisegarver has the power to act on behalf of the Keller Trust. I have asked for the pertinent documentation to confirm Ms. Logan's findings. The septic testing and septic design have been submitted as requested. The revised survey has been received designating the quick take by the Highway Department for the improvements at the intersection of County Road 6 and Highway 12. A mound septic system has been recommended to serve the market with 1 public restroom and 10 employees (650 gallons per day). The septic wastes shall be pumped up to the hill where the mound systems is to be located. The revised survey shows that small portion of the paved parking area are now located within the street right of way and may not be included in the required parking area. There is adequate area along the north and east side of the market structure to meet the required 12 parking stalls (1801 sf total retail area/ 150 sf - 12 stalls) I have enclosed a section of the applicant's letter that reviews the proposed uses for the property.(Exhibit C) I will expect Planning Commission to review these in relation to the original conditional use permit Issued September 13» 1968, Ordinance 31.108 and the physical limitations on the site. In review of Resolution 1239 - Planning Commission must respond to the following: !i 9666 Vicki Hisegarver & Tom Brokl Page 2 * Conditional Use Permit 1 - 1i! Residential Unit - Items 7-16, 19(d), 44 The original conditional use permit allowed the commercial use as accessory to the principal residential (H residence *s commercial). In this application the City is asked to approve complete non conforming commercial use in the rural residential district where such use is not listed as a permitted, accessory or conditional use. Is this a violation of Minnesota law (462.357 Subd. 6 (1)), Ordinance 31.101 and 31.108. 2 -Access - The old access onto Highway 12 must be eliminated per finding Item 41 (a) through (1). Parking along Highway 12 may be allowed within 3* of the property line but along County Road 6 borders a 20' setback is required by ordinance. We have continuously granted 10* variances to businesses along Shoreline in the Navarre District. Planning Commission should make recommendation concerning the 10' setback variance for parking. Signage - Applicant must review complete signage plans for property. Planning Commission should set signage limitations for the market as this is a residential zone and not entitled to signage standards setforth in Ordinance 38.031. - Plans for existing greenhouse 20' x 40' - Applicant should advise as to his proposed use of the subject structure. A conditional use permit has never been issued for greenhouse use. If it is to be used as a greenhouse. Planning Commission will have to make a recommendation regarding the greenhouse use. Is the greenhouse compatible with residential zone - with the commercial, non conforming use. 5 -Applicant should submit the following information for this review: a) hours of operation b) number of employees c> expected date of opening/any others Planning Commission may deem necessary for this review. If the conditional use permit is approved the following points must )3e included in your recommendation: Finding the proposed application and intended use is consistent with the directions contained in Resolution 1239 and with the provisions of the original non conforming use conditional use permit issued September 13, 1968, and all other applicable sections of the Orono Zoning Code subject to the following conditions: 1 -Abatement of all outstanding building, zoning and fire code violations prior to reopening of the building or premises to the public, including but not limited to the following items: #666 Vicki Wisegarver 6 Tom Brokl Page 3 Conditional Use Permit • • vN , a) Removal from the property of all outside storage of equipment, coolers, shelves, fixtures, junk, debris, and the old, inoperable unlicensed van consistent with the requirements of Sections 37.102 and 37.130 of the Zoning Code. b) Replacement of the existing non-conforming on-site sewage treatment systems with a fully conforming system per Septic tests and septic design submitted December 4, 1981, by Hakanson Anderson Associates, Inc. c) Correction of all Fire Code and Building Code Violations pursuant to the correction orders issued by latter to Orton Wisegarver and Kellers Market dated March 11, 1981, which items are further detailed in Alan Olson's Affidavit dated April 8, 1981, and in Judge Arthur's Order dated April 9, 1981: Heating system designs shall be prepared and submitted by a mechanical engineer, architect or reputable mechanical contractor. A mechanical contractor shall obtain permits and shall Install an approved heating system for the building. A mechanical contractor shall obtain permits, shall remove and shall correctly reinstall all refrigeration compressors and related cooling equipment and/or mountings. A general contractor shall obtain permits and shall correct all umcompleted or improper work originally included in the scope and conditions of Building Permit 4386, especially Including pro vision of adequate exits and correction of unstable structural elements noted in the violation letter of March 11, 1981. An electrical contractor shall obtain permits and shall complete or correct all electrical code violations noted in the violation letter of March 11, 1981. The owner, applicant or contractor shall further abate and correct all other fire code violations noted in the letter of March 11, 1981. Any new owner/operator shall apply for, obtain and comply with all applicable business licensing regu lations including licenses for cigarette sales and off-sale beer as may be applicable to any proposed business. 2 -Prior to the issuance of any building permits, the applicant must submit proof of combination of the three separate tax parcels. PIN 29-118-23 34 0002 29-118-23 34 0005 29-118-23 34 0006 PIN PIN f #666 Vicki Wisegarver & Tom Brokl Page 4 Conditional use Permit 1 ■Ji.;, •'•■ ■1 m t 3 -Outdoor sales are not to be permitted within the 9* corridor along Wayzata Boulevard nor to the west side of the market structure. All outdoor sales will be limited to east side of market structure. ,i i 4 - Respond to issue of residential unit. If denied, your recommendation must find the proposed application in violation of Resolution 1239* original non conforming use conditional use permit, Ordinance 31.101, 31.108, 34.810, 34.842 and to assist in making your iendings Ordinance 32.460. ■■ v-'-.rs p.i . • . . n ■»5 II - ! •V i |[ \ •:-lyp; I •4 nf ...mm -ill ■ I HC 1233 PWOPeHTY 0WWER8 LMT OCMnrutNT OP PINMCt *•000 OOVtmiMtNT CCNTCR MINNCAPOUi^ MN S5487 ^ MtT r I CMTIPt THAT TMC -------- «m. •** accuhati and truc mrat- IHPOHHATIOH At IT APPtARt THIt Otr« ^ THC HfCOROt OP TMf HIMNtPIN COUMTV JJJ^IW^O^VItlOII, TO TMt OCST OP MY RHOWLCOOC NCNMPIN CO. PINANCC OlVItlON OVVNER TAX PAYER/ MAILING ADDRESS oOT»y-/3 -7^ / *rN PROPERTY :o /?;'<» Di\r '^y«p>vvf XA Gi^A/ C‘d.ASJ!% U/AT^T/in 4li/j> Goo i p ^ • L C>rrt‘»/ I •' a/ i£»u > mtTAni R*v 97*i> a,^,« o^ai. AA^fM /I, fi/eir t?/* r~ "•!<P/PW Ctlit/*/^^t Ml ¥,t^A.'t uj/4f. ■Afu: -^4«> i-oM: Cj**^ //y<«zg L. or/XM/ Ane Orj'r WAV2A/J9 ^ ^2£L A - m!%i A.- iliALi iliyfcflMiiiiiiiiTiiii L I^PI IIb^b n He 1233 MOPERTY owners list j 4 • W ,=.■■■ -»■■ OCRARTMtllT OY PIR aNCE A-fo» oovcrnmcnt center MINNEAPOLIS MN 854A7 ^ eKMf u*T ________________ OWNER I tax paver / MAILIW6 ADORCSS I et^rifv rmr rmrtAfm Jjr««4vMiV_ — !sr“«--.«•« .MT*n7"jsi^s;. NINMC^ CO. riMANCt MVlStON V. OATC, PROPERTY ADDRESS :c> GeofrKfc fr /8/ar a-.f (i, '^V5P/»/^ ' ________ I -------------------------------------------GOO/ t^oo'Z. ’<A GitA/ L Orjf i^ \/L li^ U/4vrj3rta ^«:^9 I Jjfj >7«^/ !//>/ *t^J9^UKP /^/ fii£ Mt'/ /k/r_ _^2. -/y> I/*Tj9 •” t/zu/l^At/zu/l^A-rre p- ' 2.-9 ^^ye./*^o9-. I fe - :2>i^ /y' : ) 2«*« IS in tm tBKSBXF m>* • ,• • L^/%^»• «i j. » ft -.-x 1 r Diana Smith Logan ATTORNEY AT LAW •12 HRST RANK PUCE WEST MINNEAPOLIS. MINNESOTA 5M02 <6I2) A»U00 .JA ^ '-^V ^ •* ; i T^. 'January 25, 1982 4 Planning Commission Village of Orono P.O. Box 66 Crystal Bay, Minnesota 55323 RE: Keller's Country Market . _,r - V... . •i -15/ ■ • Dear Gentleperson: The title to the Keller's Country Market is no longer in issue and is clearly held by the Keller Trust as contract vendee. : f William Mason has been replaced as counsel by Bill Rueterman for the contract vendors. Vicki Wisegarver has the power to act on behalf of the Keller Trust. If you have any questions or comments, please contact me at the above address and phone number. Sincerely yours. l 'v . / Diana Smith Logan ^ - DSL/wmb . ■ • XX-;. ‘ r L . EX! !lDtT SoM Of the itou Xistod will he eeaeonel te pievlde the euetoeen with (2. thoM apeelal Itans popular only at curtain tiaaa of tha yaare Slnca tha Brokla hava not praalously bean in businaaa at thia location* thay ara not faoiliar with tha popularity of all of thaaa itaa». SoaM of thaai My ba droppad for lack of aalaa. Limitad aalaa area* in and outaida tha atora# dictataa having vary nail quantitiaa of aone itaaia. Iha prinry outaida aalaa area will ba on tha aaat aida of tha building* pria«rily for aianaar vagatablaa* badding planta and Ouriataas traaa. Tha following Hat ahould ba categorically conplata with minor additiona and aubtraetlona for varioua reaaona* Food Froduotat Bread* dairy* egga* fruits* vagatablaa* dcnatic and imported ehaaaa* canned goods* frosan foods* nuts* pop* bear* coffee* tea* ice eraaa* wild rioa* honey* pasta* maple syrup* dried fruit* juices* crackers* packaged kta* candy and other related food stuffs* Other Grocery and Dry Goodsi Paper products* canning and fraasing si^plias* sundrlaa* pat foods* soap and cleaning supplies* cigarattaa* t^aceo and related itan* Seasonal Specials: Christmas - trees and related greens* fresh turkeys* gifts* Thanksgiving •> fresh turicays* Easter - lilies* plants* flowers Spring Planting - plants* seeds* flower bulbs and related garden supplies* Halloween • pumpkins. MiSCSllAMOUS ZtMISt Bird seed* bird feeders* pottery itoM* fruit and gift baskets* crafts* firewood* recipes* related food books and inforMticoal Mterlals. ■J:r VieJU Misegar^r /\ r/vfi?s;f2Ui vi'.' i#v mm mm i I f ' ' : si tjjfef • I • ;••■ EXiUCiT «> ■ ■»* ■ •♦ » / i •) r « I '«i ■*' ■. X iuitiim ■■■ cx;;;-:'-'!'r - City of ORONO iir^RESOLUTION OF THE CITY COUNCIL NO. 1239 FINDING FACTS AND DENYING THE VARIANCE AND CONDITIONAL USE PERMIT APPLICATIONS MADE BY ORTON AND VICKI WISEGARVER WHEREAS, the City of Orono is a municipal corporation organized and existing under the laws of the State of Minnesota; and WHEREAS, pursuant to State Statutes 412 et. seq. and 462 et. the City Council of the City of Orono has adopted zoning regulations for tr pi^otection of th© public health# safety and welfare# and WHEREAS, Orton and Vicki Wisegarver*, dba Kellers Market, have applied for zoning variances and conditional use permits to operate and expand an existing non-conforming use as described hereinafter; and^ WHEPJ3AS, the City Council has reviewed the application; the recommendations of staff and the Planning Commission; comments and petitions submitted by neighborhood citizens; and letters, plans and comments made by the applicant and/or his representatives. NOW, THEREFORE BE IT RESOLVED, that the City Council hereby makes the following finding of facts based upon the records and testimony presented in this case: 1 1. Kellers Market occupies property at the north east corner of the intersection of Wayzata Boulevard (State Highway 12) and Sixth Avenue North (CSAH No. 6) legally described as follows: Those parts of Lots 11, 12 and 13, "MINNETONKA GARDEN ACRES", according to the recorded plat thereof, lying southerly of the centerline of Hennepin County State Aid Highway No. 6, Plat 5, as deliniated in Book 70, Page 3844152 of Hennepin County records. Also the north 1/2 of adjoining old County Road No. 6 now vacated. 2. The above described property is divided into three (3) tax parcels identified as follows: a) PIN 29-118-23 34 0002 listed to Geo. Moffitt, Orton 6 Vicki Wisegarver; FMV land $30,000 buildings $43,600 b) PIN 29-118-23 34 0005 listed to Mayona Cirspinski, Orton 6 Vicki Wisegarver; FMV land only $180- ■ c) PIN 29-118-23 33 0006 listed to Mayona Cirspinski, Orton & Vicki Wisegarver; FMV land only $1,500 #• . ■'J, I »>7V 51? City of ORONO ; :-s RESOLUTION OF THE CITY COUNCIL NO. 3. The subject property is located in the RR-lB One Family Rural Residential Zoning District« which district includes the following performance standards 34.842: 87,120 s.f.Minimum Lot Area: 2 acres ' Minimum Lot Width: 200 ft. Minimum Front Yard, Rear Yard or Side Yard adjacent to street: 50 ft. Minimum (Interior Side Yard): 30 ft. 4. The subjegt property, including all three tax parcels, contains 76,447 sq. ft. or 1.73 acres according to the April 19, 1980 Certificate of Survey by Gary Gabriel as submitted to the City by Wisegarver on May 30, 1980. 5. The existing building is setback only 14.2 ft. from the Highway 12 right of way, and a covered "porch" extends 5 ft. closer to within 9 ft. of the right of way as shovm on the above survey. 6. The property and principal building was owned and occupied by Mayona Cirspinski (aka Mayona Sundlin) from 1928 until September 9, 1977 when the property was sold to Orton and Vicki Wisegarver.. 7. Mayona Cirspinski lived in and used approximately one half of the principal building as her residence untii * September 9, 1977 when all residential use of the premises was terminated. 8. Mayona Cirspinski operated a fruit and vegetable stand on the premises and within the principal building prior to any zoning district classification of the area. 9. The subject property has never been zoned for any type of commercial use. 10. The subject property and all abutting and nearby property was zoned R-IC One Vamily Residential in 1967, effective September 14, 196*^. 11. As of Septe.liber 14, 1967, all non-residential use of the subject property became a lawful non-conforming use subject to the provisions of Section 31.100 of the 1967 Zoning Code. Pn<3c 2 of 17 ■}f City of OR.ONO ‘irrV •i? RESOLUTION OF THE CITY COUNCIL NO. _ _ _ •12. Under provisions of Section 31.100/ Mayona Sundlin applied for and was granted on September 9, 1968, a Conditional Use Permit for a non-conforming use as follows: a) "Non-Conforming Use Permit for Fruit & Vegetable Stand." b) "One building for vegetables and groceries plus living quarters. Approximately 40' X 50'. One acre for building And parking. Cold Storage Building." 13. Note that the actual size of the main structure is 49.0 ft. X 60 ft. as sho%m on the April 19, 1980 survey, not 40 ft. X 50 ft. as stated in the CUP. There is no evidence that the basic structure size was altered since 1967. 14. The provisions of Section 31.100 included prohibitions against changing the use to another no<i-conforming use (31.101) or extending the area of the non-conforming use (31.103). 15. The Zoning District was changed effective January 1, 1975 from R-IC to RR-IB concurrent with City wide rezoning. The minimum lot area increased from 1 to 2 acres. No change was made in permitted or conditional uses. Therefore, use of this property remained non-conforming. 16. There was no change in use in the property and no building permits were issued for any change in buildings or structures between the issuance of the non-conforming use permit in 1967 and the change in ownership in 1977. 17. Testimony of Alan Olson, City Planner, has been that Orton Wisegarver visited the City offices prior to his purchase of the property and discussed with Olson the status of the property Olson at that time told Wisegarver that the 12-Hi Market, as it was knoim under Cirspinski ownership, was a non-conforming use, could not be expanded, and that Wisegarver would have to apply to have the existing conditional use permit transferred to the new owner thereby clearly establishing the extent and character of actual use and authorized uses as of that time, 'a 18. Wisegarver never.applied for a conditional use permit transfer until May 3, 1980. .. City oif ORONO ».mV •Jr RESOLUTION OF THE CITY COUNCIL «K» IX3<} \ t 19, Since purchase of the property, and before May, 1979, Wiseoarver made at least the following changes noted in inspection reports and the record of this application: a) changed the name from 12-Hi Market to Kellers Market b) painted the exterior c) renovated the interior including new suspended ceiling and new wall panelings, which work required building permits that were never applied for and never obtained d) converted the Cirspinski living quarters into office and storage areas, thereby changing the use of the premises contrary to Sections 31,101 and 31,103 e) installed new front entry doors not in conformance with building code requirements, which work required building permits which were never applied for and never obtained. Such permits could have been issued by staff (Section 31,10o) and would have assured code compliance without undue expense f) constructed removable wall panels to enclose, 3 season style, the covered porch along the front of the building, again without application or receipt of building permits g) changed coolers and fixtures, again without application ^ or receipt of building permits. The large cooler now occupies what had been half of Cirspinski*8 livingroom and some refrigeration work does not conform to code requirements h) constructed a 28* X 35* temporary wood framed, plastic covered addition to the principal building, in use in 1979 and 1980 for retail sales display and greenhouse purposes, again without building permits or City Council review of a bulk expansion to a non-conforming use i) initiated and/or expanded outdoor signs and sales including extensive merchandising and stock display in the front yard setback area and encroaching on the highway right of way 20. The City has photographic evidence from November, 1978 that no “plastic addition" existed after the Market was repainted with signs displayed for "Kellers Market". In addition, aerial photos, dated November, 1975, indicate no such addition at that time. Wiscgarver states that some sort of greenhouse was in use prior to his purchase, but he has never submitted any kind of data to support that statement. City records including photographs and assessment records show no such structure and it is clearly not present on the 1967 Conditional Use Permit, PvV:*- 4 of l7 City of ORONO RESOLUTION OF THE CITY COUNCIL NO. /,^ S _____■j-1 21. The items noted in 18 above were discovered by City Buxlding t zoning Staff in May, 1979, when the inspector first noticed the plastic -addition", stopped and issued a -addition” to be removed as not in compliance with building zoning code requirements. 22. Wisegarver did not contact City staff until after a followup letter was sent in July, 1979. 23. Wisegarver did not meet with City staff until August 31, 1979 after several attempts to arrange a meeting. At that he agreed to remove the plastic addition and to make a conditional use application. This was not done. 25. At least four meetings were arranged and cancelled by Wisegarv- between September 17th and October 1, 1979. 26. Wisegarver appeared on October 4, 1979 but had no plans and no application. 27. A preliminary plan was received by mail on^October 30, 1979, but ho followup meeting was arranged and no otKer data was forthcoming. 28. On November 28, 1979, Olson contacted Wisegarver who promised a full application "within a few days". 29. On December 11, 1979, Olson contacted Wisegarver by letter. 30. On December 28, 1979, Olson met with Wisegarver who promised a full application for: a) a CUP transfer with meat market expansion b) a CUP greenhouse The plans indicate a "preparation" room, but Wisegarver and his architect both informed Olson that it was intended for the preparation of fresh meat cuts. After being informed by Olson that such use would be considered a use expansion, no further discussion of fresh meat has been made. Pa'jv 5 of 17 ssmui m A !»» City of ORONO 0? ' t>ricV,'|e.. RESOLUTION OF THE CITY COUNCIL NO. f H ^ 9- - ' VJP 31. On February 27, .®if°shing lites on a^temporary sign.Market about non-permitted flashing lites on and again asked for the promised application. « ^ci IQRO .Olson wrote Wisegarver a letter stating ?h;t°Sn^SppU«tio„ fir a condition.! IS/ilcupancy- of the .addition- without a certificate of occupancy. 34. The subject application was received on May 30, 1980. 35. Site inspection by building”code*requireraents probable violations »®;;®J*Lng*n®„-compliInce with footings, in the above noted work ^2?^etriLl! m^hanical, energy conserva- SS^"!*hiSSIiappeS%cce^^ egJesrprSSlSmrwnMi;’'?hi%riScipal in the wrong direction and lack of exit 37. Kellers Market has expanded si:rihe'?ji4‘irihe'£ui?dTnn«^^^is takinq place on the rignt or way wi. whxch activity xs r i lo iqbo survey*Highway 12 as indicated on the Aprxl 19, 1980 survey. Pago 6 of 17 1 V,. "• % I ••City of OROIVO 9? RESOLUTION OF THE CITY COUNCIL NO. /3l 3 ^ 38. Application 1561 made May 30, 1980 is "to transfer and expand existing conditional use pezniit to include greenhouse and delicatessen". A marketing plan was attached to explain the proposed use of the property comparing sales to convenience stores and supermarkets. Stress is given to products imported from throughout the state in season and flown-in out of season. No mention is given to on-site growing of produce although Wisrgarver has stated this is the purpose of the requested "greenhouse". 39. No hardships are given to justify granting of variances necessary for allowing the proposed 9' to 14* front yard setback or for requested variance to use sections of the code. 40. Constructing th9 parking lot as proposed on the site plan would require major earth moving ar d leveling to remove a 10 ft. high hill east of the existing building, which area now accommodates a vegetable garden. 41. Mel Kil^, Chief of Police, and John Gerhardson, Public Works Coordinator, both recommend closing of the existing access from the Market parking lot to Highway 12, requiring all traffic to use the County Road 6 entrance. These recommendations are based upon the existing level of use of Pif®P®^ty and would become even more necessary should business activity expand. Justifications for* these recommendation; include: a) lack of sight distance to the east b) conflicting intersection movements c) lack of deceleration lane to Kellers driveway d) existing driveway location allows unsafe movements across Highway 12 to/from westbound County Road 6 discourage "impulse" decisions where through travellers suddenly stop and turn without adequate warning dramatic increase in frequency of accidents at the Highway 12 - County Road 6 intersection in last year's time existing entrance is too close to intersection 55 mph speed limit is too fast to encourage turning movements e) f) 9) h) i) pedestrian traffic is attracted by outdoor displays addina to potential conflicts and hazards ^ V; VI •< } • City of ORONO tjrrV RESOLUTION OF THE CITY COUNCIL MO. /t2. i 9_____ 42. There is an existing 20 X 40 greenhouse on the property not currently in use except for storage purposes. 43. Addition of a delicatessen or any retail sp^c v be an expansion of the non-conforming use and an aaa • c ‘ to the bulk of a non-conforming use building» both of which are contrary to the letter and intent of Sections 31.108 & 31.109. 44. "Use** variances to allow uses not permitted by the zoning code are forbidden by Minnesota law (462.357 Subd. 6(1)). 45. Commercial greenhouses are permitted by conditional use permit in the RR-IB district per Section 34.025, subject to all the health, safety, welfare and comprehensive planning considerations given any conditional use permit reyiew. No such greenhouse permit has ever been issued for this property. 46. The 1974 Orono Village Comprehensive Plan and the 1980 Community Management Plan both identify the entire neighborhood around this intersection as rural-residential with no commercial use desired. Both plans recommend concentration of commercial activities in the established centers of Long Lake, Maple Plain, and Navarre. 47. In addition to the principal market building, there exists on this property a small trailer (mobile home) occupied by two persons as a permanent residence leaving a separate septic system and sharing a well water supply with the store. 48. On October 8, 1980, a new site plan and proposal letter was received by the City, reviewed by staff and the Council on October 14, 1980. a) The new plan calls for a 40 X 50 detached greenhouse rather than attached as originally proposed. b) c) The new structure meets required setbacks. An outdoor display and sales area is located in the 50 ft required front setback area but farther removed from the highway than the existing outdoor sales. d) The new plan calls for closing of access onto Highway 12 with all access being from County Road 6, although Wisegarver has stated that he -wishes to retain the Highway 12 access. Pa^jo 8 of 17 rJ/^ .. City of OR.ONO I ff.V O'? RESOLUTION OF THE CITY COUNCIL NO. /3-.^ ■? Li ■f; Wisegarver states in his October 8, 1980 letter that his hardship for requesting the greenhouse is the "considerable time, money and devotion into building up its plant business over the last three years, and this portion of the business is an essential part of the overall business that Keller s conducts, which without, would severely hurt and may even terminate the business". In other words, there has been an increase in the intensity of the use over the last three years contrary to the intent of Section 31.108, which was either fostered by the extra space provided in the temporary greenhouse or was responsible for needing the extra greenhouse space. f> Questioning of the architect on October 8, 1980 regarding the site plan and location of the detached greenhouse in respect to the existing hill on the property revealed that he had not yet been on the site. 49. In May, 1980, the highway department severed a portion of the drainfield for Kellers Market in the process of constructing a realignment to the Highway 12 - County Road 6 intersection. Sewage effluent was surfacing. Inspection by the City resulted in an order for Wisegarver to correct the leakage within 90 days consistent with the requirements of Ordinance No. 210. As of October, 1980, there have been no corrective measures taken. a) Construction of the new highway intersection caused widening of County Road 6 and a quick take of this property as shown on the 1980 County Platting Maps, recorded June 21, 1979. The existing drainfield was partially located in the area of this quick take. b) Construction of the widened road, ditch and a new access into this property cut into the existing drainfield and paved over other parts resulting in surfacing of effluent into the ditch. m c) wisegarver called the City to assist in getting the Highway Department to make the repairs. This call resulted in Gaffron's orders of May 21, 1980. d) State completed road work and Wisegarver did parking lot paving over additional drainfield without effecting any repairs. e) No attempt was made all summer to repair or relocate drainfield despite repeated reminders by the City. t •••»• O ^7 City of ORONO RESOLUTION OF THE CITY COUNCIL NO. / ^___1 f) A site evaluation was done by Percor, Inc. on 9-6-80, but results were not given to the City until December 2, 1980. This report recommends relocating the entire system because of high water table in the existing area. Any repair or expansion to the existing drainfield would be contrary to City code unless built high with a pumped system, and then may not work due to the water table and restricted area. 50. On September 29, 1980, Wisegarver told Olson by phone that he would have the plastic addition removed by November 1, 1980 which statement was entered in the record of the Council Meeting that evening. This promise was repeated at the October 14, 1980 Council meeting and at a meeting between Wisegarver and Olson on October 16, 1980. 51. On October 16, 1980, Wisegarver asked for permits to do some miscellaneous interior remodeling which he stated was necessary to accommodate stock from the "plastic greenhouse" so that structure could be removed. Olson stated that no pennits could be issued.without Council approval, but that Olson would poll the Council and voxxld support issuance of permits if Wisegarver would supply a plan and data as necessary for a building permit application. # 52. At the October 27, 1980 Council meeting, authority was given to* the staff to issue building permits for internal remodeling subject to removal of the greenhouse and repair of the septic system. 53. Olson and Gerhardson inspected the site with Wisegarver on October 29, 1980 to review work desired and permits required. 54. New building plans were received and reviewed by Olson on October 30, 1980. All code deficiencies were noted. A deadline of November 10, 1980 was established for greenhouse removal. A deadline of November 30, 1980 was established for septic repairs. Wisegarver and his attorney were given copies of these plan review comments including the deadlines. 55. Building Permit 14386 was issued on November 7, 1980 to cover interior work already done without permits (including required double fee penalty) and new work specifically noted thereon. Other permits required were noted thereon to be mechanical and septic permits. Permit #4386 is signed by Wisegarver.10 of 17 /I ♦Vv City of ORONO !)? RESOLUTION OF THE CITY COUNCIL NO ^_ _ 56. Wisegarver called Olson on November 10# 1980 to report that the temporary greenhouse had been removed. This was confirmed by the City Inspector on November 12, 1980. 57 Field inspection by Jacobs on November 20, 1980 noted progress on Permit 14386 plus lack of permit for mechanical work and lack of prog'ress on drainfield repair. A memo to this effect was provided to Wisegarver and his attorney on November 21, 1980. 58. The City Council at their regular meeting of 11-24-80 • ordered citations issued if septic repairs were not completed by November 30, 1980. Notice was hand delivered to Wisegarver and sent to his attorney on November 25, 1980. 59. On December 1, 1980, citations were issued for J-® correct the non-conforming on-site sewer system and for failure to obtain a mechanical permit for refrigeration work done on the premises. A letter explaining the citations including the requirement for a court appearance was sent to Wisegarver and his attorney on December 4, 1980. As of December 31, 1980, Wisegarver had not answered these citations in court. 60. On December 8, 1980, Olson met with Wisegarver and explained the requirements for septic relocation and the need for a site plan drawing to explain Wisegarver s revised request for outdoor sales space, parking and access. 61. Wisegarver submitted a letter dated December 11, 1980 for review by the City Council at their regular meeting of December 17, 1980 but neither he nor his representative appeared at that meeting. The letter requested delay on the drainfield relocation and delay on preparation of a site plan until resolution of the Highway Department s condemnation proceedings. The letter requested delay on review of the conditional use permit transfer until this condemnation was completed. 62. In the December 11, 1980 letter, Wisegarver agreed to pump the existing septic tanks until a new drainfield can be installed. Page 11 of 17 mm City of ’ORONO RESOLUTION OF THE CITY COUNCIL MO- ^ 0 spring because of ground frost# the on-set of which was the reason behind the previously established November 30# 1980 deadline for such work. 64. Wisegarver has not contacted the City staff between his December 11, 1980 letter and January -5, 1981 despite receiving copies of staff's December 10, 1980 memo to the City Council and a December 19, 1980 letter outlining the action taken by the Council on December 17, 1980. 65. In a letter to the City Council dated October 27, 1980, Mr. Wisegarver*s attorney states incorrectly that the septic system had been repaired (it had not, as per Wisegarver*s letter of December 11, 1980), that Wisegarver would make any further septic repairs on request (he has not), and further that ; any building code violations will be corrected as soon as Wisegarver can got a permit from the City. As of 10-27-80, ^ staff was authorized to issue such permits. As of 1-5-80, Wisegarver has not applied for septic or mechanical permits and violations of both codes remain on the premises. 66. As of January 5, 1981, the City staff has identified the following ordinance violations outstanding on the property: | ZONING CODE - SECTION 31.101 31.108 31.109 < 31.210 31.410 32.210 32.250 32.260 34.810 34.842 38.020 38.201 38.330 Change in non-conforming use Increase in intensity of non-conforming use Increase in bulk of structure (eliminated by removal of the greenhouse by November 10, 1980) Two principal uses on one lot Reduction of required front yard space by encroaching outdoor sales ! Change in occupancy without occupancy permit No application for non-conforming use occupancy permit Construction without required building permits i Non-permitted uses in RR-IB District Substandard front yard setbacks for existing building and for outdoor sales fixtures Commercial signs in residential district Parking located in front yard setback area Lack of proposed off-ttreet loading berth Page 12 of 17 4^ •'TV M City of ORONO RESOLUTION Of THE CITY COUNCIL NO. / 2.3^------ BUILDING CODE ~ UBC SECTION 301 construction without building permits Exit Signs3312 SEPTIC ORDINANCE - SECTION 22.20(1) 22.50(5) 22.50(7) S;rrrtioS“rrno“coSJo?S!n„ .«£.« auch.r,in, ?;iU«*w“Srreot above violation within 90 day. of correction order AND, BE IT FURTHERMORE RESOLVED, that based upon the •^ove findings of fact and based upon the intent ©^^he City’s and Comprehensive Community Management Plan, the ^P^^SiLSirwr la ^of Orono hereby denies the application of Orton and Vicki Wisegarver as follows: 1. m ■m 41 The City Council will consider transferring the September 9, 1968 Conditional Use Permit for a non-conforming use to Orton and Vicki Wisegapver pursuant to Section 32.480 of the Orono Zoning , . Code, but not for any use in excess of that authorized by the September 9, 1968 Conditional Use Permit attached hereto as Exhibit A. 2.The City Council finds that the actual existing use of the premises as of the date of this resolution, and the May 30, 1980 application by Orton and Vicki Wisegarver, constitute a change in the use of the property and constitute an intensification and expansion of the non- conforming use in violation of the letter and intent of the original permit and in violation of the letter and intent of Section 31.100 et. seq, of the Orono Zoning Code. I 3. A'. The City Council finds that sufficient hardships have not been demonstrated to Justify Stantinq of any Zoning Code. [L ’mm A- ■ ’-r Page 13 of 17 6i |aJL 4 . cm 4. i LI 5. 6. 7. i ■•■• •■1; ,••■ V- :M - ■ / City of ORONO RESOLUTION OF THE CITY COUNCIL NO. /3_ ------- The City Council finds that the facts presented, including traffic safety, building code violations, septic code violations, and the comprehensive Pj*”® constitute sufficient cause to deny a Conditional Use Permit for a greenhouse on this property pursuant to Section* 3Z.*i« and 34.025, even if the existing property use was not a non-conforming use. The City Council finds that the existing business i» * non-conforming use under the provisions of Section 31.100 et. seq.? all non-conforming uses are intended by adopted public policy and ordinance to in time be eliminated due to obsolescence, exhaustion or destruction; that addition of a greenhouse to the property, whether attached . detached, would constitute an expansion and intensification of said non-conforming use; and that the application for a conditional use permit for the greenhouse is therefore denied as being contrary to the letter and intent of section 31.000 et. seq. and particularly. Section 31.10* of the Orono Zoning Code. The City Council finds that the business activities and construction undertaken on the premises by Misegarver without the required building or zoning permits can in fact be eliminated and reduced to the level and intent of the 1968 Conditional Use Permit# which permit established a reasonable and substantial level of use for the property. The City Council finds that even after denial of the proposed greenhouse and after reduction of business activities to that authorized by the 1968 Conditional Use Permit, there will remain multiple use and occupancy of the property which constitutes more than the permitted use of property in the RR-IB zoning district. a) The occupied trailer house constitutes the single family residence as permitted in the RR-IB zoning district. b) There will still exist a 20 X 40 greenhouse located near the center-east end of the property. c) There will still exist the basic Kellers Market (49' X60*) building and retail business'activities operating as a nonconforming commercial use in the RR-lB ,one family residential zoning district. Patje 14 of 17 . t . >‘ si? ' City of ORONO RESOLUTION OF THE CITY COUNCIL NO. • * 10. d) There will still exist the right for an accessory use road-side stand pursuant to Section 34.047, which authorized 200 sq. ft. of sales area for grovm-on-the- premises farm produce as contained within the nonconforming use retail sales building. The City Council finds that the outstanding building code, zoning code and septic ordinance violations on the property can be corrected with minimal cooperation by Hisegarver. m The City Council finds that the staff has been to issue necessary building permits to correct outstanding building code violations and/or to allow non-structural repairs^nd incidental alterations within the existing building consistent with the provisions of Section 31.108, that Wisegarver has been issued Building Permit #4368 under Mid prSJiJIo!!, but that Wis.g.rv.r ha. failed to aPPly ‘or potmits required to correct the refrigeration (mechanical code) or on-site sewer (septic code) deficiencies. The City Council finds that the 28 ft. X 35 ft. plastic greenhouse- was fully and completely demolished and removed from the property on or before November and that such removal thereby returned the .axg building to the same size as authorized by the Sept, 9, I9es conditional use permit. The City Council finds that continued operation of the expanded business as it exists on the date o£ this Resolution, with a non-conforming, leaching septic system, vith refrigeration system components and/or installation not in conformance with State Building Code requirements, with outside sales and display areas occupying required front yard areas, and with direct access onto Wayzata Blvd., all are contrary to the comprehensive plans of the City, are contrary to the Zoning Code and other ordinances of the City, and are adverse to the public health, safety and general welfare. THEREFORE, the City Council Of the City bj wSa?"ermeans^^Uwfu^ly available, ‘"f “<>‘"9 aXd/or injunctive relief if necessary, to effect the following. A The City Attorney is instructed to vigorously prosecute the citations issued on December'1, 1980, and to vigorously prosecute any other violations of the Building Code, Zoning code, On-Site Sewage Treatment Code, or other ordinances of of the City. 11. :City of ORONO a? i RESOLUTION OF THE CITY COUNCIL NO. /9 ? ^ \ A ■ ) B. The City Attorney is instructed to seek a temporary and permanent injunction prohibiting the commercial use of this property in any manner or any extent» effecting the closing of this business as soon as possible* thereby preventing^ further harm to the public health and safety* all to be in effect until the applicant obtains a valid conditional use permit from the City* which conditional use permit will not be considered again until the applicant complies with the- following requirements of the City ordinances and the State Building Code: 1. All outside sales* display and/or storage of merchandise wares* vegetables* fruit* fertilizer* plants* signs* tables* or other materials shall be fully removed from all public road rights of way and shall be fully removed from all required "yards" as defined in the Zoning Code except that such use may continue to the extent that all portions shall be completely located under the existing awning or canopy (8*-2” in width) attached to the existing concrete block building and provided no part of such use extends beyond the existing canopy. 2. All outside storage of equipment* coolers* casework* shelves or other fixtures as currently located north of the existing building shall be removed from the premises or shall be located and stored in a permitted building consistent with Sections 37.120 and 37.130 of the Zoning Code. 3. Use of the existing non-conforming on-site sewage treatment system shall be discontinued and replaced with fully conforming system as follows: i a) The existing septic tank outlets shall be sealed* and the tanks shall be regularly pumped by a city-licensed pumper until such time that a new* approved drainfield can be placed in operation. b) A complete site evaluation shall be made and reported to the City in conformance with the detailed requirements of the City's On-Site Sewage Treatment Design Manual* Resolution No. 1894* which report shall identify suitable primary and alternate drainfield sites on the property* and provide a design for layout and use of such drainfield in conformance with the City's On-Site Sewage Treatment Code. Pago 16 of 17 I i * r . ' i I: City of ORONO RESOLUTION OF THE CITY COUNCIL NO. ^^39________ 1 •I c) The new approved on-site sewage treatment system shall be installed according to approved plans by a city-licensed installer, upon application by said installer and pursuant to a permit issued by the City to said installer. 4. A mechanical contractor shall make application for a mechanical permit to cover installation of all coolers, compressors and other refrigeration equipment installed in the building without permit since 1977, and shall under authority of said permit make any and all corrections necessary to make all such refrigeration equipment fully conforming with the State Building Code. V.*/ 5. All other outstanding building and fire safety code violations noted in this Resolution and in the plan review and inspection notices for Building Permit #4368 shall be corrected to the satisfaction of the City Building Inspector under the authority of said Permit #4368 6. The existing flashing lights on the building-top sign shall be permanently discontinued or changed to be in^ compliance with Sections 38.012 and 38.013 of the Zoning Code. C. Upon compliance with the above correction orders, the City Council will entertain a/»d consider reapplication for a conditional use permit to allow transfer of the non-conforming use status to Orton and Vicki Wisegarver pursuant to the terms and conditions of the conditional use permit originally issued on September 9, 1968. day of Adopted by the City Council of the City of Or* January_ _ _ _» 1981. the 12 William B. Van Nest, Mayor rty Administrator i *1 Pat-*** 17 of 17 / •• . Sr ONO rv COUNCIL age treatment system approved plans by a pplication by said nit issued by the City 11 make application for stallation of all coolers« tion equipment installed since 1977, and shall nake any and all LI such refrigeration the State Building Code. ng and fire safety (solution and in the plan >r Building Permit #4368 faction of the City ihority of said Permit 14368. ( on the building-top sign )d or changed to be in and 38.013 of the Zoning rrection orders, the City eapplication for a of the non-conforming ver pursuant to the terms permit originally issued ty of Ordho on the 12 St, Mayor •-■j' USE FEmr -------------- *“ ^»on-Confori!iin0 Use < \■^KCKiaiT VI|.|,a ,;e of OHONO^Di Crystal nay, Hinncsd?/ (Complete in Duplicate) ------ Jl*is form „ bo ,„ed in ‘I""*”''' .UiLiy atres. ancys*ind'’;rr1.:n"«e»: # ^ 1 1 n p Type of Applicationv,,„ - . ............................ O^ncr of Property: Name •*fayona Sundl in Address ' ",-----------^P>»one No . ^ ~- Applicant (other tk ----------1 ‘o'iicvard -A7JX-7626 " than owner): Name Address •‘Cat inp Phone No. Engineer: Name ^®^®*^«>nship to Owner Land Planner; Name Subdivider: Name Phone No. Location (How do - - - _Phone No. Phone No. '^atriptionruTaTrwITTnfo-p ----------Oate Acquired --------------------J«o — W ■ W 1^ ^ Bate of lest division of thi. Bo you own eny edioinln. •’"’P'tty Actio, KeouesL ^1^"’."* a Csq. ^'-^-i-As^loparete Ownership Single Ownership fe^-' t Action Requested « e* ----------------------- —________________________ —verfh^ni^^^ Signature of Ap^nT;;;^ RBCORD Og^CTION TAirnu loapaction Dept: ^ Actio,. Admlnistr.tor: /■■ v........ yi . ■ «n.ge Council: Village Engineer: .c/ ^ ----- ci^>'T?-7^7=SSif V‘ll..e Co™"'’"' ”• 82SS Bcrmlt Issued: Date 8B» t 3 eea Bonrition of Non-Conforming Use* One Ktatl^J-.One building for ve«et*M Approxlaatalx 4«*X SO*. Roarte-, L Cold storage building . ' , * building ,nd parking V*'*' \ •* >#n m X bAL is. 1 ■ mm i'l w TO: FROM: DATE: SUBJECT: Planning Coimtlssion Jeanne A. Mabusth January 28, 1982 f6€9 Tonka Lake Properties, 1340 Baldur Park Road Subdivision J4>plication - Subdivision - 4 lot plat Variances 1) density credit 31.841 (c) 2) hardcover 0-75' 75'-250'm List Of Exhibits Exhibit A Exhibit B Exhibit C Exhibit D Exhibit E Application Applicant's letter Data table 1978 plan Preliminary plan Tonka Lake properties has filed a 4 lot plat subdivision application - note not a PRD - requiring variances and density credits. In the following review I have made changes in the applicant's data tables (See Exhibit B & C). I requested that the pre liminary plans for the formal application designate the flood plain elevation of 931.5 as in Peterson's 1978 application. (Exhibit D) If you review the preliminary plans from application #466 the 931.5 elevation would take approximately 3,300 sf from the buildable envelope area noted by the applicant at 25,300 sf based on the 932 elevation. The allowed buildable area at the 75* setback area %rouid be changed from 6,325 sf to 5,500 sf. In addition I have amended the total proposed hardcover calculation for the 0-75' setback area from 10,260 sf to 11,040 sf. The applicant was asked to designate a road with a minimum width of 18' and he has designated 16'. This 2* difference created an addition of some 780 sf of hardcover and changed the total hardcover for the revised plan to 18,680 sf. Brief Review The plans still show individual riparian outlots. Based on the limitation of the site, I would still suggest one shared riparian outlet with a single joint use dock whether you recommend a 2, 3 or 4 lot plat. Houses can be placed on each newly created lot meeting all required setbacks. Lot 4 may have some difficulties once the 931.5 elevation is designated - once again check the Peterson plan of 1978. 51C^ #669 Tonka Properties Page 2 Subdivision i«V'• •' 1 The private plat road must be designated at an 18* width. IT sewer lines are not run within the right of way of Outlet A but along the lower; south shore than that sewer line must be designated and platted as a 20* easement on the final plat. The applicants seek a density credit for the restricted flood plain area (area below the 931.5 elevation). Ordinance 31.841 (c) states that the credit can not exceed the area of the dry buildable area of .58 acres. Variance 31.841(c) .58 dry buildable .58 maximum area credity for flood plain 1.l6 acres - 2 units allowed per LR-IC 4 units proposed 3 units approved in 1978 application The hardcover variances are as follows: Total area 92,717 sf 8.89% 0*75' setback area allowed * 0 existing > 8,250 sf or proposed > 11,040 sf or 11.9% 75'-*250' setback area Total area 22,000 sf allowed « 5,500sf or 25% existing > 2,920 sf proposed » 7,640 sf variance > 2,140 or 9.7% over allowed 25% for Total of 34.7% Planning Commission should address the following issues at this workshop: 1 2 3 - 4 - Density allowed ->2, 3 or 4 lots Review of hardships for required variances a) shape of lot - peninsula b) 92,717 sf or 2.13 acres of a total lot area of 118,017 or 2.71 acres is excluded from the building envelope by the 75* setback on all three sides of the property. c) approximately 1.38 acres of flood plain along the south shore of the peninsula severely restricts the only building sites. Proof of Peterson's ownership or fiscal Interest in the property. Letter of credit to cover cost of extending sewer to Olson residence submitted by February 24, 1982, prior to scheduling of public hearing for March 15, 1982. 18' width. If ^ of Outlet A er line must be i final plat. , >i sstricted flood >rdinance 31.841 (c) of the dry for flood plain ed per LR-lc sed ved in 1978 r717 sf 000 sf 5% for a issues at »a of i building tides of Long the •riots the •est in the ewer to 2, ch 15, 1982. ••s?i mi . »..--j r~^--------- CITY OF ORONO feetfec^jEf^ »dO subdivision application form ^ applicant Name T- - - --- - - - - - - --- - - - - -- Millie OuJ^'c^ A.«oe.i?SBY Jf?t4jleii!L__ '/■-.I—J.. .. . . . . . . . r*«. PROPERTY Name OWNERS . ,Mailing Telephone •ftf property location street Address I b’Legal Description (PID) EXISTING LAND USE Number of Tax Parcels Development Size 12^ 5,,-v sU ^03. jH. Present Use (check) Present Zoning oist. | Acres Dry Land Acres Wet Land 7 Acres Total, all parcels Residential; no. of units / Other (specify) PROPOSAL °“ly (no new building site.) - - subdxvision for new building sites number of building sites: I existing units • >■. ■ proposed gross density minimum lot size: proposed use: (check) new units ^ total units square feet dry buildable land residential —_ other (specify) aays prior to Planning Commission meeting) - 1. Application cumpletcd 2. Preliminary Plat information on certificate of survey 3. Certified Property Ovmer's liit of owners wJtliin 350' — from Hennepin Co. Dept, of Finance A-603 Govern- nent Center 4. Stamped, legal sized envelopes (#10) pre-addressed to each of the names on the above list. 5. AppUcatlon fee per current fee schedule: sketch plan only 2 lot prelim, plat $50.00 150.00 200.003+ lot prelim, plat review fees per fee sch«]dtilc $ I DATE j/jl/mt DATE applicants SIGNATURE owner’s signaturei ~ —- -- ■ - -- uiUi 9 i- i 4 ri c f ->f f.; r • * Y % * I • — • • t:. , » Ernst Associates . 1^ •. ■>fy JANUARY 26,1982 MS. JEAN MAYBESH ORONO PLAhMING STAFF CITY OF ORONO POST OFFICE BOX 66 CRYSTAL BAY, MIhWESOTA ■^1 JAN 27 1962 ^ ! f • «I V • • V./. « vj ref; BALOUR park / TONKA LAKE PROPERTIES / CONTROL NO. 669 DEAR MS. MAYBESH: SINCE OUR SKETCH PLAN REVIEW ON THE 18 JANUARY 1982, I HAVE BEEN MADE AWARE THAT SOME PAST DATA ON THIS PROJECT WAS NOT MADE CLEAR TO THE STAFF AND THE COMMISSION. WE ASSUMED THAT ALL PARTIES WERE AWARE OF THE FACT THAT THE EXIST ING SITE ALREADY HAS 11,170 SQ.FT. OF HARDCOVER AND ONLY 6325 SQ.FT. IS ALLOWED AS YOU KNOW THE VARIANCE THAT THE .J*PLICANT WAS REQUESTING ON THIS PRCVJECT WAS IN REFERENCE TO HARDCOVER. WE HAVE SINCE PUT TOGETHER THE FOLLOWING HARDCOVER DATA COMPARATIONS FOR CLAR IFICATION AND YOUR INFORMATION. IN THE FOLLOWING WE ARE COMPARING;EXISTING SITE CONDITIONS, PLAN APPROVED BY THE CITY (2 ADDITIONAL HOUSES) IN 1978, IW PLAN SUBMITTED AND REVIEWED BY COWISSION ON 18 JANUARY 1982, REVISED CONCEPT PLAN SINGLE FAMILY SUBDIVISION DATED 25 JANUARY 1982 AND ADJACENT EXISTING SINGLE FAMILY LOTS ON BALDUR PARK RD: BUILDABLE AREA 25% S.F. HARDCOVER TIMES % 75' SETBACK ALLOWED SHOWN GREATER + - 1. EXISTING SITE HARDCOVER 25,300 6,325 11,170 1.77 +77% 2. PLAN APPROVED 1978 BY CITY 25,300 6,325 18,090 2.86 +186% 3. PLAN PRESENT 18 JAN.1982 PRD/ SKETCH PLAN REVIEW 25,300 6,325 22,815 3.61 +261% « 4. REVISED PLAN CONCEPT JAN. 25, 1982 25,500 6,325 <17,900 2.83 +183% 5. LOT 20/1376 BALDUR PARK (NEW GARAGE 1976) (RENOVATED HOUSE 1980)2,341 585 2,824 4.83 >383% LANDSCAPE ARCHITECTURE • SITE PLANNING ■ JONATHAN VILLAGE CENTER ■ CHASKA. MN SSSIt ■612/M»40M l| ■ ^:.SPRN 4 Ri<»iww*’ Ernst Associates * BALOUR PARK / TONKA LAKE PROPERTIES / CONTROL NO.669 MS. JEAN MAYBESH JANUARY 26,1982 PAGE 2 ft r 'V • *' n 6. 1408 BALOUR PARK RO. REMODEL EXISTING HOUSE S BUILT NEW GARAGE 1979 Pci •V r I u JAN 2 7 1982 VARIANCE FOR GARAGE SETBACK FROM 75* TO 54* WAS GRANTED BY BY CITY ■ ‘ *. • i % yJ 6,250 1,562 5,140 2.01 +101% ” PLAN BEFOKTHE CO^ttISSION ON 1 FEB. 1982 WE WOULD HOPE THAT THIS INFORmTION IS CLEAR AND IF THERE ARE ANY QUESTIONS PLEASE ro NOT HESITATE TO GIVE EITHER GARY PETERSON OR MYSELF A CALL. BEST REGARDS, ERf^ ASSOCIATES GENE F. ERNST GFE/GFE A C.C. TO GARY PETERSON Y-'-’ ./■'.CV''?' -'r “A i pi a My. 'V , ■ ■■ ' Wi Wr I i- A- . Ernst Associates p*» • / • . . . . .. ^ ^ V • • ^ • 4 • ».-•-»» V6 balour park ^JANUARY 25, 1982 revised JANUARY 26, 1982 DATA: 1. TOTAL ACREAGE 2. i 4 • TOTAL EXISTING HARO COVER asphalt DRIVEWAYS 8,250 STRUCTURES 2,920 3. 4. 5. BUILDABLE AREA AT 75* SETIACK maximum HARO COVER ALLOWED AT 25% TOTAL PROPOSED HARO COVER ASPHALT ORIVEVWYS 10, 260 • Hi 0 *^6 STRUCTURES 7,640 6. AREA WITHIN 75* SETBACK SHOWN 7. AREA BELOW 932 ELEVATION AND ABOVE 929.4 8. LOT 1 LOT 2 LOT 3 LOT 4 (2240 SQ. FT. HOUSE EXISTING) (2000 SQ. FT. HOUSE) (1800 SQ. FT. HOUSE) (1600 SQ. FT. HOUSE) 9. OUTLOT A OUTLOT B OUTLOT C OUTLOT D OUTLOT E SQ. FT. 118,017 11,170 25,300 6,325 17,900 If, 92,717 60,113 22,360 22,500 22,230 25,550 10,530 3,330 2,340 3,042 3,735 m n: M2im }: CliVl. AC. 2.71 .26 .58 .15 .41 2.13 1.38 .51 .51 .51 .59 / ♦ :0 —~ Iw A-' -1^ T ^ ^ 4 V ' •»•■/?■■> ► . • f • * ^ pr RHe^-':' TO:Planning Commission lilpamimm FROM:Jeanne A. Mabusth DATE:January 26« 1982 SUBJECT: #671 Schlee Builders Inc., 3660 Shoreline Drive Sketch Plan Review List of Exhibits Exhibit A Exhibit B Exhibit C Exhibit D Exhibit E Exhibit F Exhibit G Application Planner's Memo Court Decision - Stipulation for Settlement Flood Plain Data Sxibdivision Plan Plat Map Zoning Administrator's letter of 6*1-76 Staff will schedule the Schlee Builders sketch plan application as an item for "conceptual action" by Council at their meeting of February 8th. Council will be asked to act and Planning Commission is asked to make recommendations on the following issues. Please review the Planner's memo that contains much of the background for your decision making. 1 -Density issue * How many residential units should be allowed for the entire project? Planning Commission should keep im mind the court directive granting 36 residential units to the Tonka land parcel. The City Attorney will advise Council on this matter. The Planning Commission's recommendations should be based on the land issues involved. a) Violation of Ordinance 37.015 Tonka land units allowed < units proposed Total land units allowed < units allowed units proposed 9.82 total acres 5.52 dry buildable acres (less ROW 6 Wetlands) 22 units (4 units per acre) 26 units (4.708 units per acre) 13.04 acres * dry buildable 52 units (maximum allowed with applicant seeking density credits) 48 units (maximum allowed under a PRD in the LR-lC-1 zoning district) 60 units b) Violation of 31.831 (26' setback from wetlands) Lots 1 & 2, Block 1 must be omitted because of the setback problems. Portions of both building lots are also located within the flood plain. (936 elevation) V . #671 Schlee Builders Page 2 Sketch Plan Review , 2 -Sewer study to determine impact on Navarre sewer system. Planning Commission should recommend to Council that the sewer study be made prior to preliminary approval and that the applicant pay "up front" monies to cover the cost of that report. The Environmetal Quality Board per 6 MCAR 3.024 B.I.U. makes it mandatory that the developer complete an environmental assessment worksheet to determine the need for a complete environmental impact statement. The ordinance requires an assessment worksheet for any subdivision consisting of 50 or more residential units on shoreland properties. The applicant should be advised that the entire process could take at a minimum of 60 days. » V-' ^ ■ r ^ ' ■’'f ■ ‘ t ■V. CITY OP Ii'i j :c •J; • / f •' I ♦V HiT JN 866 l! I •! date rec'd ^ ■. -'• // S'f- ^pbrty Nane 4/l/ TP MaaiHr ^^^ ' -Telephone3.^^, property location street Address >-9*1 Pe.crlptt7n ^ ^ 7^ /®/1 /i- ^''’-"^■^3-iW~i>otr g) Nunber of Tax Parcels O«velopment Sise ^7-//7o3.3c/^^^,_ r// 7» ?3 -3 Oe>n<^ hi-^Present Use (check) Present Zoning Olst. L_£r^Ci Acres Dry Land Acres Wet Land Acres Total, all parcels Residential; no. of units Other (specify) 7 7rrs 1 PROPOSAL V »“iWln9lun7^subaivlaion for nee bolldln, .ites If number‘of building sites: proposed gross density minimum lot size: proposed use: (check) Jz£L 3J^ existing units new units total units units per / acres square feet dry buildable land residential other (specify) ^ a*y» prior to Plannln, Co«,i.,ion oeetino) A A Ann I ■ n ft 4 ^. 1 ^ . « 4. Application completed Preliminary Plat information on a certificate of survey Certified Property Owner's list of owners within 350* - from Hennepin Co. Dept, of Finance A-603 Govern- ment Center Stamped^ IcRal si^ed envelopes (UlO) 5- Ap^ctloo p«t sch.duU: plan only $50.00 -- -^ prelim, plat 150.00 AdStM** Included) + $10/Iot Additlon.nl improvement review fees per fee schedule $ DATE 7 / f Va, DATE Appli hereby aa applicants sigmatur^ owner’s signature TO: FROM: DATE: SUBJECT: .. . . . . . . . . Jeanne A. Mabusth, Zoning Administrator Alan P. Olson, City Planner January 26, 1982 1671 Schlee Builders Inc., 3660 Shoreline Drive i i ■ • I' -6Ali Preliminary Review of Sketch Plan Application 1982, concept plan and on previous applications #447 ana #585. This is a sketch plan proposal for a PBD Theater and Tonka Corporation land along County Road 15. The basic layout is the same as the previous ® is provision for future street extension westward. There o*'® access onto County Road 15 at the location previously approved. There is no vehicular connecti*. si to Blaine Avenue. Streets are intended to be dedicated public, paved 30' wide within 50' right of way. This is consistent with the previous applications and with Community Management Plan policy for this . dwellings in the urban area. For new streets such as this. Public Works, Engineering and Planning all call for concrete curb and gutter section as required in the previous application. Additional right of way dedications were (are going to be) required on Blaine Avenue (15') and County Road 15 (7'). All properties would be served by developer installed extensions of municipal sewer and water mains. Since the lateral cost is to be borne by the developer# additional assessment amounts . n the previous applications were calculated on a unit basis only. Hater extension is no problem provided a loop is . provided flush-out hydrants are located on any deadends (allowed onlv where future extensions may take off). Fire hydrants must Kiocated on corners and at intervals not to exceed 400 . Sewer laterals must be located on the street centerline and must be straight sections, no curved sewers allowed. ISSUE: Downstream sewer lift station capacity must be evaluated prior to approval, especially if all units are to be built at one time. City and/or MMCC interceptor capacity may have limited peak flow In previous applications, 24 units were approved but this proposal is for 2>i times that number. The previous application had some open space around a retention pond that is not available here. The Park Commission recommended no additional park land needed then account only 24 units and Daniels neighborhood park closeby. The Park Commission should again review this proposal because of the increased number of units. At least a walkway should be provided between the east cul de sac and Blaine Avenue, as before. I i ■ ‘ L #671 Schlee Builders Page 2 Sketch Plan Review Bacause the Tonka property is included, the proposal now encompases the large wetlands on that property. That area was the subject of a detailed flood plain analysis as part of the 1978 Flood Insurance Study/Floodplain Ordinance adoption. The regulatory floodplain elevation of the marsh is 936.0* MSL. ISSUE: The engineer has only shown a 934 elevation. The 936 elevation must be used for flowage and conservation easement purposes, and a 26* construction/alteration setback is required. This eliminates Lots 1 and 2, Block 1 as dra%m. The benefit of including this marsh in the plat is the available wetlands density credits, and the pos sibility of using the flood control area as part of the required site retention pond. Full drainage plans will be required including additional ponding volume required (may raise the 936 elevation). Skimming devises, and outflow control devices. THE MAJOR ISSUE OF THIS PROPOSAL IS DENSITY. The zoning is LR-lC-1, 2 units per acre increasable to 3 units with a PRD. Because the property is sewered. Section 31.841c allows use of the floodplain area as density credit, provided the amount of wetlands area used as a credit does not exceed the dry land area (it won't; so this means in-effect that the wetlands area can be added to the net dry buildable area to arrive at allowable total density). Note however, that LR-lC-1 Section 34.621(g) specifically references 37.015, which in turn limits the result from all forms of density credit to not more than 4 units per acre of dry buildable ground. The previous applications approved for Schlee were 24 units on 9.2613 acres; 2.5914 units per acre gross density; 3.1462 units per acre net density (excluding street right of way). The current application indicates 60 units on 19.08 acres, or 3.14 units per acre gross (not net) density. No figure is given for street right of way. As proposed, it appears likely that the net density would exceed 4 units per acre in violation of 37.015, and far in excess of the 3.0 acre net density of the LR-lC-1 district. The 60 unit figure was obtained by adding the 24 units previously approved for the theater to 36 units on the Tonka property. The 36 unit figure was contained in the 1976 agreement between the City and appellants to the 1974 rezoning. See stipulation attached. He have not received detailed area calculations for the Tonka property. Our records indicate about 9.37 acres total including 3.41 acres of marsh and 5.96 acres dry. Using these figures and the LR-lC-1 PRD density, 1 calculate: dry land: 6 acres x 3 > 18 units wet credit: 3.4 acres x 3 > 10.2 units TOTAL « 28 units; not 36 i I - 4 stdlftai ki A #671 Schlee Builders Page 3 Sketch Plan Review ■ -■» 1 don't know how the stipulation agreement arrived at 36 units. Perhaps the wetlands credit was added on top of a gross calculation of 3 units per acre for the whole lot. (if it was assumed that the total lot area was 10 acres of which 2 were wetland, and if 3 acres x 10 acres » 30 units plus a second credit of 3 acres x 2 wetlands = 6 units; then 30-f6 35 units arrived at because: 1) the total area was a high estimate; 2) the wetland area was a low estimate; and 3) the wetland credit was applied twice). Regardless, there is an 8 unit difference. In addition to the difference in units allowable on the Tonka land, Schlee has spread the total units over the entire property, in effect granting the Theater property some of the density credit allowed Tonka by terms of the stipulation. In this regard, I feel that it is proper to even out the density over the whole project for best, most uniform appearance. However, the maximum mnnber of units to be allowed must be settled first. INFORMATION NEEDED 1.Gross Land Area a) Theater land: 9.2613 acres b) Tonka land: 9.62 acres 2. 3. Designated Floodplain measured at 936.0 elevation: 3.058 acres Proposed street right of way a) new roads, 50' right of way: 2.694 acres b) extra dedication, Blaine 6 County Road 15:.291 acres 4.Net Land Area a) Theater land (less right of way): b) Tonka land (less right of way): 7.52 acres 8.58 acres c) Tonka land (less right of way 6 wetlands): 5.33 acres 5.Net Density a) allowable; Theater land (3.0 units/per acre): 22.5 units b) allowable; Tonka land (3.0 units/net acre): 75TT units Total Project: 48.0 units 6.Actual Proposal (all less right of way & wetlands) a) Theater land ^ units/7.5 acres net « 4.53 units/acre b) Tonka land ^ units/8.5 acres net a TT7? units/acre c) Total project 60 units/16 acres net « TTT? units/acre d) Total project units/19.08 acres net« 3.14 units/acre 7.In violation of Ordinance 37.015 (all less right of way 6 wetlands) a) Theater land 34 unlts/7.5 acres net ■ 4.53 units/acre b) Tonka land 26 units/5.522 acres net a 4.708 units/acre TOTAL M units7T3.04 acres net = 4.601 units/acre of dry bu.idable BASIC DECISION ^QUIRED OF CITY per acre is the net and gross density proposed consistent with the 1976 rezoning agreement tt.d/cjrw with the LR-lC-1 zoning regulations? If so, the plan may procee^^. If not, what number is agreeable? TiM I Mnnrin m M ' t •• » '. • I V - ..‘V. .. ♦'..i . , vf’ I • •«• •AV* ’ V.. ,, , I »M . •• . . I< ® EXKISfT----- N~ Tm»irow IT ,s ,KRm srifruTH, abo acreed ’br .Rd"iZlr follovs: t. DAtAAdAnt Hull fonhrtth procMd c. r.«on« pUiulff.' I>«>l»«l.. In elu SA„„e .ton .c«r*nR to Inv mtlunt d,Uy t. ^ in the iMnnnr And to tht miMnt '■ ,* *»«»eliw£ter provided. ■ ' ’ * •• •N. At the MOA tine aa ptAlnetffA And defondone proAAOt tblA ^ StlpolAtion to th. Coott fo, Appro,Al «. I.ArAlnnft.r provided, pI.intUI., I xtth dot.nd.nt Jotnln* I, .opp.„ riui, ««. .r . ^ • tlul, CorporA.lon .. .n «ldm«u| RtnlnttH And thor..t,„, „ ^ , »• tl.lnttft.wl proportun .h.n b. roAonod In ......-----,rttb «»«f» -P d..lpnnt.d E^lt -A- And Ioea I donorlptl... ^ut^nTT: .Ad. A p.rt boro., - fellwrtnt tcrlptlon p, WrI blAon, E^^ul Gaa stAtlon proportp And th. Mot ■ .. 01.«, honoAtAAd p«p.„y ^ ....A.UI ; .on.. ...b PA..., bAlAR oppAonl^t.ly t,.„o, E... „ , i- MonM t.At along Coonty Rood No, 15, ' “• A corr««iy«,..d '* *■* .KRTOrt-tAly 28,000 t..i ,Umg e«Mlty Hoed .Ho,'15. ' • • lil. Hart Propcrtlc. property £ro« LH-l-c-I a. eurrontly «~4 .. R-5 Ann., .„A„.,„A.,y ,,.0,, , County Road :te. 15. Cly Tonba ..................................i r..id.«i., .i.A.iti.7,7«. H.t.b Ah.,, .t^sutV-iiTJ,;; r Ipv.T ' -t'/ll. . • ' ^ •* j V4I ^v/;■v'; -. -"v,. . ■• . i’ V .. . <•“ ,. i‘. ;v - f'-:' •tv.. ■ ................on the J.21 a rr>. of ..r.t. .»d JO-lAid. .OntAloAd Wttbln lb. .pp„«..At. ...rbArly f... .^.,0., .l«. CHinty RoAd NO. 15 .d.,.,, ^ • eonaldered an open apucc pu«cmcnt. • -2- r I ^ » » I II • •rv p'^’-r • * ■;"'.H :;5v- i':, : , '‘y ■■■ •:... ■•' v-', **'- . . - ' -.v'.i*...'i.jS ■ f'■ ■ ': V - •■'r^v?: i ZONE A1 (EL. 939* MSL) uMAUta tinii BJS&i jtaaofl •' -.i ■ r. ' r Elevations for floods of the selected recurrence intervals on Lake Minnetonka. Chevy Chase Area Ponds E and F, carman Bay Area Ponds G and H. and Ponds East of the French Lake Area Ponds A. B. C. and 0 are shown in Ted>le 2. Table 2. Summary of Elevations Elevation (Feet NGVD)Flooding Source and Location Lake Minnetonka At Orono Pond E Chevy Chase Area Pond F Chevy Chase Area 1 G — n Bay Area Pond H Carman Bay Area Ponds A and B East of the French Lake Area ■ Pond C East of the French Lake Area Pond 0 East of the French Lake Area 10-Year 50-Ycar 100-Year 500-Year 930.0 930.6 930.9 931.3 963.0 963.6 963.7 % 963.8 960.0 960.4 960.5 960.8 914. a 935.3 935.5 935.7 934.2 934.4 934.5 934.7 930.0 930.6 930.9 931.3 930.0 930.7 931.0 931.4 930.1 930.9 931.2 931.7 All elevations are referenced to the National Geodetic Vertical Datum of 1929 (NGVD). Elevation reference marks used in the study are shovm on the maps. 3.2 Hydraulic Analyses Analyses of the hydraulic characteristics of the lakes and the stream in the community were carried out to provide estimates of the elevations of floods of the selected recurrence intervals around each lake and the stream studied in the community. The water-surface elevations for the selected recurrence intervals for tKe UnnasMd Tributary to Stubb's Bay were computed utilising the U.S. Army Corps of Bngineers* HBC-2 step-backwater computer program (Reference 14). Photogranmetric met)tods were used to obtain data for the dry portions of the cross sections. Data for those portions of the cross sec tions underwater as well as the dimensions and elevations of »•8 II 1 4 -- i* 47*i.73% * % • » VIUAGF OF ORONO Village of Orono I’lmt Offiiv Hi*si Hay. Minm»»ota V»32.1*MiiTiici^l Ofllcfa .•> ■# 4. (hi the Sorih Shurt’ nf Lak*' yfinnctonka JVm 1, 1976 Nr. Sbagtm Shmk* Oeraxal Oounael Donka O»qpocation 10505 Wi^satB Boulavatd notkSsm, m 55343 37»c OBir nr. Shanki Z would lito to clarify tha status of ttm Ztanka itoys pceparty adjaoBitt to ths Timiafra Ikiva-lh ihtatre on Oaunty Rood 115 in Qronor- m. This aiKOparty cmists of paresis (4300), (4350), (4410) aid (4420) - plat 42420» VoMoits of Langdon Park. ■SM of thsss 4 patoals is 9.37 aeraa, of wliieh igpr cwiiwstaly 3.41 eonsist of lardilandB# Isaviag a nat of 5.96 or approDdoately 6 actus of dry NrilrtiWa land araa. OuROBt aoniag classifiostlon (Ul-lC-1) la tiiia araa would lisdt rasidmtial dmaity to 3 units par dry huilrtaMo aetu for a total of 18 units on thaoo 6 I. M prwddad in our Sening Ordiaanoa I31841» lioMBfvnr* xuoidantial dswl^ ttumu^ a PID (Plamad s would gain Rnidntial lDsualqpant) proposal and a clustering of prop artiaa. (Mar this typa of a proposal wa would ocnaldar 3 rasidaitial units for aach of tha 9.37 acraa for a poaaiMa total of 28 residantial units. Z na anoloatng capias of ths plat aap which ineluda tha sii» jeet pcqpartiao indicatad in rad. Tha araa Niadad in grwn indioatas oaunh and wetlands araas Zf you haua any furthar quastions, 8dLnoartly» plaaas call na. H. p. Milich loning Mhdniatsutor Bie. cot N. h. Banaon HBMtlaw asNHBaiHflMIlft iV........ ...r-jx- -,^ '**^-" "' _______^ orysnu. plx£ ■N \ ^■11% j % ."S,..,.. ,.... »• ■!• tio 11 'i 1.*Ls_-k ^.--7 n* ~««. 1 «• 1 / -A \ •1 10 ,j- Isn '"■ ■--Z- iZ ''Mfe^ ^ut» U- 'o '.f 'r 1 ■:i • i 7,'a • i rx;:xtr<it^ i»»o >r»*» _^/y/M69roM fivt if’MsSximmi^i % ._J'VICINITY MAP sa(■]( i Lij t;--------- tXW.ZT' . .^-^ Alt H L«t 4, Earcrt vcttrrlv 4 f««t, ami that ^fT of L«C 9, 4o*cr{be4 •• tvll««»: C««BMIi*t «< • p^a*t Ml tlw e»ot lln« .>f Mid Lot 9 « dlttanc* of 09 f«^t ftirth of c(ko footiioot ionwo i.tfeor««f. thomo f««Ci thonco . « SomUi os ftoT; ilMoco lioftt to Sovthovsc comor thoroof, tteoneo Worth to tfio HorOortt c mor of »mo; thooco. 4o*t Co WortlMMt eorotr thoroof; tlkotv^o f tiuO to kofigolnf. oil IR Blech B» toMielto of t oogflno Porh. sccording tj ■> tha fUi tlMTO.'f ( A filo or of r^oorat im UiMafflM U tiM WasioLor vf Soodft ^ in m4 for «oH ^-Al«r; 41m . t : oAd }, Block Ttwasin or uaam POK. MMr«i« l# tl»o rocorM plat twroof M file otid ci rocori i« clM effico of %$m fto^^otor of DotBi, HaHiKB^C C£.-MBijr. mOMkOtO* #67ii'. > 7 / AREA • 19.08 ACRES BUILDING SITES • 60 DENSITY • 3 14 UNITS PER ACRE ' - __.......................: , ^/O-oo ::^423r: 4T^ I.I1!I!li!PREPARED FDR •M Kv CONCEPT PLAN SCHLEE BUILDERS INC. ——— V> /:^.y^^jOi^tirrMlk £XtttM« TMEEd ■'v f i , » i v*4 ^ *.Ii I .5 CONCEPitPLAN •MOLE PAM^Y SUBOmanN BALDUR PARK PENINSULA oRONaiMimA #039 P.:^Ae5 -"t* _A»>e or e^NiT ✓ -iNUHs^ii^s W if ta> T’f 4T^