The URL can be used to link to this page

Home My WebLink About05-18-2015 Planning Commission Packet PUBLIC ATTENDANCE MEETING DATE �` IO �I� ❑ COUNCIL I,�' PLANNING COMMISSION ❑ OTHER Assistive Listening Device available upon request. Please complete the following information for Gity records. PRESENT FOR(from agenda) NAME (please print) ADDRESS NAME OR NUMBER 1. �c..Z�1r ��l �-+��-� ��y al-�v�l-�y 1>1�'�'1�� S 1"��-�(�S L..� 2. � � �Uf�h So� H��'�'f S �o�►'S� �, 3. � � �N , �t c ��f 9r� `�: �-� �1�� 2�� U� ��G � � 4.� � � � �.t�--�r�n.-� •r!✓� 1l S �"l � T r r��y.�t VIA.�-Q.. �. ,rv�G 5. �� (et.<-� '��C S��'� � �� '��' � ,�f� ��C��s T o �� 6. ��'h/V �\'��V` r�L �'_ '��tf"'W 1�01'-1 W� L��J`i`- ,�� 1,lYi r1 r�%� 7. ' � � � � �,.� , _. 8. ;/( � / �,.��c C ��lv�--- �?315 �r.�-��,i,�;,t �.� ��-�� =��c. �..�,�k= �. 9. ^. Zl10� � 10. � � � r � � c � � 11. � ,�� zz 7�z C-�2, I�+��-F��,�s� 1�� 12. �I" � , 13. � �( � � � �� 14. �� I��1 �d� S`�(�.6� �-►� � �o 15. �.� 1c: � � u %,�� C� � (� � �'� `�'� ��,C� � V:1(LEGAL FORMS�1(FORMS)\PUBLIC ATTENDANCE.DOC PUBLIC ATTENDANCE MEETING DATE ❑ COUNCIL ❑ PLANNING COMMISSION ❑ OTHER Assistive Listening Device avaitable upon request. Please complete the following information for City records. PRESENT FOR(from agenda) NAME (please print) ADDRESS NAME OR NUMBER 1. � '�� G'l l' �> 2 Z I�� GLt�.� Yvl/Y 1 2. ` Q,alr� �,�. I +--�1 c.� �� d (� f� � 3.C�� , � �a��w� , � ,�� << 4. r e�G� L � S� GlGI 2- `' 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. V:1(LEGAL FORMS�\(FORMS)\PUBLIC ATTENDANCE.DOC AGENDA City of Orono Planning Commission Meeting for May 18, 2015; 6:30 PM Orono Council Chambers, 2780 Kelley Parkway, Orono, MN 55356 952-249-4600 / www.ci.orono.mn.us Council Representative: Aaron Printup Audience Members: Please sign in for the public record if you wish to address the Planning Commission. The sign in sheet is in the lobby. Memos regarding each of the Agenda items are available in the Public Packet — located in the lobby near the sign in sheet. Items on the Consent Agenda, including (*) asterisk items, are reviewed in total by the Planning Commission and may be approved through one motion with no further discussion by the Planning Commission. Any items may be removed by any Planning Commission Member, staff member or person from the public for separate consideration. If you wish to remove any item from the Consent Agenda, please state the item number and description of the item. Applicants will be asked to move to the podium to answer questions after staff presents the application. The Planning Commission is an advisory body to the City Council. If action is taken on any items on this agenda, they will be scheduled for an upcoming City Council meeting. Consent Agenda * 1. Approval of Planning Commission Meeting Minutes of April 20, 2015. New Business 2. 15-3735 Chamberlain Capital, LLC, 10 Myrtlewood Road, Variances (Staff: Melanie Curtis) 3. 15-3738 Kuhl Design Build, 1025 Spring Hill Road, Variances (Staff: Melanie Curtis) 4. 15-3739 BPS Properties, LLC, 300 Sixth Avenue North, Preliminary Plat (Staff: Mike Gaffron) 5. 15-3731 Renee Wixon, 4505 West Branch Road, Sketch Plan Review (Staff: Mike Gaffron) 6. 15-3734 Christopher Bollis, 200 8� 350 Stubbs Bay Road North, Sketch Plan Review (Staff: Mike Gaffron) 7. 15-3732 City of Orono, Amend City Code Section 78-1 Definitions, add Barber Shops and Beauty Shop (Staff: Melanie Curtis) Planning Commission Comments 8. Report from Planning Commission representatives on City Council meetings: April 27, 2015 and May 11, 2015. 9. Other issues for discussion. ADJOURNMENT Sign up for email notifications at www.ci.orono.mn.us—follow links for Stay Connected 8 Email Notifications J � . ----�� -�� =� ��p�'�, �, � \�� ,. � �F �i _ �� K� �� , f�uff7110 �r'—=�1 »� [ � SHn � �7r- i r`_a?�� i /� ��t0oney �� ,r_�,r-; � Legend �u�ow��ru`. ��uiu�u�n�n�n��n�n�u�� i��n��u��n�ur�uu� ��n�n■n�u�u�u�n� ��ri�ri��u�ra�r�r�,�nr��au�n�n�n�uru�u ��u�u�n�u��u�n.u�u�u�u��n�n�uw�uu� � i� j Roads � � f ; — U.S Trunk Highway � �, ' ; = Minnesota Trunk Highway � ? Ji • � ( 7 739 r = County Highway OlCk@Y � �\ /�~ ; — Local Roads Lake �1� �,�`-�-� / r� _ Lake � �,, #15-3T38 � _ — Private Streets --�,,.___1 Cfassen i �+ Railroad � ,� j Lydiard � ) �� Ciry Limits 1 Lake � � /' _ !�n� �._,�' � ((� — - - ---�..- �r��n*q�i �ah� i � ._/� � .,~ ,,��i� �ai�� AG E N DA 1` ; [] •C ��' .N � �, \ �.� � , � City of Orono Planning Commission Meeting for / 12 �� - •,� �•-�� ` �ay'B�,20'C 5; 6:30 PM � �� 15-3734 �� Orono Council Chambers, 2780 Kelley Parkway, � /� �` �� `��7 � �,\ � C Orono, MN 55356 � / � 15-3734 _ �� ,� a,;� � y �� 952-249-4600/www.ci.orono.mn.us �-�•�`'-�'� f '�i .� -� /; .:��.,� I �__,"` �. � '`� � � A l , � � �. �� l , _ �� .►��,�v� �� \� Consent Agenda l a `�--�� a j �,�'�� ,�� ,; 3735 * �. Approval of Planning ' �'� "� �� \\ �� t--- u�n■n�u�u.u.� Commission Meeting Minutes �� \\� "�----s�. of April 20, 2015. � `� � � ��.��.��.� �� in.��.�y ( New Business �—� ; ` 2. 15-3735 Chamberlain Capital, LLC, . 10 Myrtlewood Road, � / � � Variances � � � � -��^ ' � (Staff: Melanie Curtis) � � -J� Stubbs � �_-�� \� g�y 'r\ nn�- � �� 3. 15-3738 Kuhl Design Build, . � : :� �, 1025 Spring Hill Road, � ` � ( _,� � ��•�� ' �� Variances �i � ' � (Staff: Melanie Curtis) '``�. � \ _ �. .� ��; #15-3731 \ "`!�L �� 4. 15-3739 BPS Properties, LLC, :�,/% � --_ 8rpwns � �(�� 300 Sixth Avenue North, fJorh � Preliminary Plat � Arm �--. Tanager 'Jaf � ,� (Staff: Mike Gaffron) l� take • �{� �I �� M��"�� ;� 5. 15-3731 Renee Wixon, ,�1� � French � j � Ske chVPlan Rev ewRStaff: '\ ( � Forest h9arsh �� Mike Gaffron) �C Lake �� ' � � t�. s � 6. 15-3734 Christopher Bollis, ,�;�� lt � 200 8�350 Stubbs Bay r � �0 i � � Road North, � f �v, �,ti � Sketch Plan Review ��+�� ;�_ Smith �-L; � (Staff: Mike Gaffron) , 4c:;.::.; - p `, �� _,� Bay s��;t;r' � � � ,��L'�: .,�,. ,.�,��, j' 05-18-2015 . : +��-7 � ��`' ^fr Eottrs ��1��, •,,•��q�, ; �C Agenda ' I V\ � �L(�� r?r�r; r Crysxa� Poir�� - Jj � ��j 6�y ,+� ��fart � Disdaimer. � `�. , .�� .� ,��._ � This drawing is neither a legally remrded map nor a � rvey and is not intended to be used as one.7his drawing is a mmpilation of records,information,and data 0 2,426 feet located in various city,munty,and state offices,and other s affecting the area shown and is to be used for refe ence purposes anly.The City of Orono is not responsible for any inaccuracies herein contained. OO Bolton&Menk,Inc-Web GIS 5/15/2015 9:21 AM ' MIN[TTES OF TFiE ORONO PLA,NNING COMMISSIQN MEETING Monday,Apri120,2015 6:30 o'clock p.m, ROLL CALL The Orono Planning Commission met on the above-zr�entioned date with th$following rnembers pr�sent: Chair Denise Leskinen, Commissioners Janice Berg,Loren Schcenzeit,Jon Schwingler,and John Thiesse. Representing Staff were Senior Planner Michael Gaffron,City Planner Melanie Curtis, and Recorder Jackie Young. City Council Member Denny Walsh was present. Chair Leskinen called the meeting to order at 6:33 p.m., followed by the Pledge of Allegiance. CONSENT AGENDA *1. APPROVAL OF PLANNING CODZNIISSION MEETING MIlYUTES OF MARCH 16,2015 Schoenzeit moved,Berg s�.onded,to approve the minutes of the Orono Planning Commission meeting of March lb,2015,as submitted. VOTE: Ayes 5,Nays 0. NEW BUSINESS 2. #15-3726 GREGORY WHITE ON BEHALF OF GREGORY AND LYNN WHITE, STEVEN AND PATRICIA.WIiITE AND TODD AND LISA SYLVESTER,4245,4355,AND 4375 BAYSIDE ROAD,SUBDIVLSION FOR A LOT LINE REA�RRANGEMENT,6:35 P.M.—6:40 P.M. Gregoty White,Applicant,was present. Curtis stated this application contemplates a lot line rearrangement between each of the three properties located at 4245 Bayside Road,4355 Bayside Road,and 4375 Bayside Road. The applicant is requesting approval to transfer the eastem 4.b1 acres south of Bayside Road of the 4355 Bayside property to be combined with the Sylvester property at 4245 Bayside. In addition,the applicant is requesting to transfer fhe 7.05 acre portion of the 4355 Bayside property on the north side of Bayside Road to be combined with the Steven White properiy at 4375 Bayside property. The lot line rearrangement will not result in the creation of a new buildable lot or any new nonconformity. Sta#�s report reflects the acreages were reported as gross acreages and does not subtract wetlands, rigltts-of-way, or easements. Curtis indicated the eastern property is located entirely within LR-lA lalceshore residential district and the western two properties are located witb�in tb�ree sepazate zoning districts: LR-lA,RR-lA, and RR-1B. Currently each properry conforms to/exceeds minimum lot area and width requirements for all of the applicable zoning districts. Following the lot line rearrangement,the properties will continue to be conforming with regard to width and area. The applicant has provided new proposed legal descriptions for each property. Staff does recommend the approval of lot line rearcangements as proposed subject to the following conditions: 1. The east 4.61 acre portion of the 4355 Bayside property to be transferred to the Sylvesters sha11 be combined with the Sylvester property at 4245 Bayside Road and not remain as a stand-alone Page 1 of 13 MINLTTE5 OF THE � � ORONO PLANNIlVG COMMLSSION MEETING Monday,Apri120,2015 6:30 o'clock p.m. tot as a result of this approval. Likewise,the northern 7.06 acre portion of the 4355 Bayside property to be transferred to the 4375 Bayside property shall be combined with the 4375 Bayside property at the time of recording, and 2. The applicant will be required to record thc new deeds based on the new legal descriptions. Curtis stated the Planning Commission should hold a public hearing and discuss the application. The Planning Commission had no questions for Staff. Whitc stated he had nothing to add to Staf�s report but would be availabie for questions. Chair L.�skinen opened the public hearing at 6:37 p.m. Shirley Rezabek,4185 Bayside Road,pointed out her property and driveay on the overhead. Rezabek noted the driveway already has four houses located on it. Rezabek asked if the combined property would now be a buildable lot and whether they would exit onto the road or the driveway. Curtis stated the property that is being tra,nsferred to the Sylvester property will be combined with the house lot and would have to be subdivided in order to create the second lot. Rezabek asked if it will be a buildable lot. Curtis indicated it wil(not be a new buildable lot and wili be com.bined with the existing lot. Rezabek asked how many acres the new lot will be. Curtis indicated the new corz�bined property will consist of 11.75 acres. Curtis stated at some point in the future they could subdivide it. Rezabek asked if they would have any assurance of people not entering on the driveway if it is ever subdivided. Curtis stated she would be notified of a public hearing if it were ever to be subdivided. Chair Leskinen closed the pablic hearing at 6:39 p.m. Leskinen stated the appIication seems pretty straight forward. Leskinen stated she understands the condirions that Staff is recommending,which will help ensure that only three lots will be created and not five. Schwingler stated he has no concerns based on what is in front of the Planning Commission. Schwingler moved,Schoenzeit seconded,fo recommend approval of Application No. 15-3726 Gregory White on behalf of Gregory and Lynn White,Steven and Patricia White and Todd and Lisa Sylvester,4245,4355,and 4375 Bayside Road,granting of a lot line rearraagemen� VOTE: Ayes 5,Nays 0. Page 2 of 13 MIlYUTES OF THE ORONO PLANNING COMMISSION MEETING Monday,Apri120,2015 6:30 o'clock p.m. 3. #15-3727 JOHN BROOK,S,9{15 AND 960 FERNDALE ROAD WEST,SUBDIVISION FOR A LOT LINE REARRANGEMENT,6:40 P.M.—6:45 P.M. John Adams was present. Gaffron stated the applicant is represented tonight by John Adams. 'I'he applicant is praposing a lot linc rearrangement. In this case a portion of the property at 960, located on the north side of Ferndale, is a triangular piece of properry that is virtually all wetland with a port'ron of shoreland. The triangle is proposed to be transferred to the property to tlte south and combined with the property to the sonth at 905 West Ferndale. Gaffron stated the portion that is being transferred,because it is either a very thin strip of shoreland or is wetland,really has no ixnpact on the buiId-ability of the lot. The applicant also owns the parcel to the east. The applicant has not indicated fihat he plans to combine the triangle with tt�e property to t6e east, but that piece by itself is almost entirely wetland. Gaffron pointed out the channeI on the overhead. The 929.4 elevation actually follows the shoreline. Gaffron stated Femdale Marsh is really contiguous with the lake because of that channel. Staff recommends approval of the application. No new lots are being created as a result of the lot line rearrangement. The applicant will be required to provide new legal descriptions and complete the appropriate paperwork. The Planning Commission had no questions for Staff. John Adams stated he would be able to answer any questions the Planning Commission may have. Chair I,�skinen opened the public hearing at 6:42 p.m. There were no public comments regarding this item. Chair Leskinen closed the public hearing at 6:42 p.m. Leskinen stated this application is also pretty straight forward. Berg moved,Thiesse seconded,to recommend approval of Application No. 15-3727,John Brooks, 905 and 9bQ Ferndale Road West,granting of a lot[ine rearrangement. VOTE: Ayes 5,Nays 0. 4. #15-3728 W LANDSCAPES,INC.,ON BEHALF OF KEVIN AND TERESA TORGERSON,1410 CHERRY PLACE,VARIANCE,6:45 P.M.—6:50 P.NL Mark Hauri,W Landscapes, Inc.,was present. Curtis statecl in November of 2014,a permit was issued for construction of a new residence on this property. As part of the redevelopment of the property,the owners wish to improve the lakeshore area by constructing new or replacement retaining walls;rebuilding and reorienting the lake access stair system; replacing in kind the existing deck over the boathouse; and install a permeable patio or a permeable landscape rock area to replace in kind an existing wooden deck on the lakeside of the boathouse. Page 3 of 13 NIINUTES OF THE ORQNO PLANNING CONIlVIISSION MEETING Mondsy,April 20,2015 6:30 o'clock p.m. The retaining walls within the 75-foot setback are the subject to tonight's hardcover vaziance,which is required due to the reconfiguration. An in-kind replacement of the retaining walls would be permitted without a hardcover variazice. As stated within Staffls report,the hardcover calculations and the survey showing the existing conditions near the lake provided with the application were inadequate. The applicant worked with Staff and has provided a revised survey calculations and landscape plan resulting in 24.9 percent hardcover,which would be permitted. The revised pIan reflects a reduction in hardcover of 201 square feet within the 75- foot setback area to offset the decking that was shown in the Staff report. The applicant's pIan involves rebuilding and rearranging this lake access stair new the e�cisting boathouse, installing new retaining walls,replacing an existing deck, and replacing the decking on the lakeside of the boathouse with a landscaped rock area. Curtis noted the retai�ning wall is the only new hardcover. The stairway and landing is permitted since it is an allowed hardcover structure within the 0-75 and not subject to the variance. The retaining walls will not result in an increase of hardcover over 25 percent and appear to be necessary to ensurc the stability of the slope without significant grading to stabilize the lake yard without walls, Staff finds that the variance to allow the construction of the reconfigured retaining wall within the 0-75 foot zone appears to be reasonable and consistent with similar properties in the neighborhood and the retaining wall plan will offer an improvement from the euisting wooden tiered walls when viewed from the lake. The City Engineer has reviewed the plans and no significant concems were nated. Staff recommends approval of the hardcover variance for the retaining wall to be located within the 0-75 foot setback according to revised submitted plans and consistent with compliance with the City Engineer's recommenda#ions with the following conditions: 1. The applicant shall submit a landscape plan for the 0-75 foot zone which offers screening of the improvements from the lake; 2. Applicant shall provide a revised hardcover calculation and suzvey showing total site hardcover conforming at or below 25 percent for final inspections and for issuance of the final certificate of occupancy for the new home; 3. An administrative zoning permit will he required prior to commencement of the proposed work with.in the 7S-foot setback; 4. The applicant shall comply with permitting req.uirements of the MCWD. Curtis stated the Planning Commission should hold a public hearing and discuss the application. L.�skinen asked how much hardcover will now be in the 0-75 foot zone. Curtis indicated the applicants have reduced it by 201 square feet. Mark Hauri,W Landscapes, stated he is available to answer any questions the Planning Commission may have. Page 4 of 13 MINUTES OF THE ORONO PLANNING COMMISSI�N MEETING Mondsy,Apri120,2015 6:30 o'clock p.m. Chair Leskinen opened the public hearing at 6:49 p.m. There were no public comments regarding this item. Chair Leskinen closed the public hearing at 6:49 p.m. Leskinen noted most of the hardcover is allowed and that the reconfiguring of the stairs and retaining walls is what triggered this review. Schoenzeit stated in his view Staff's reconnmendation covered it well. Thiesse stated he has no concerns. Thiesse asked if the tallest wall is two feet tall cansisting of boulders. Hauri indicated it is. Thiessc quesdor�ed the need for a landscape plan to reduce the view of the wall from the lake. Leskinen stated she has no parkicular concerns that have not already i�een addressed in Staf�s report. Schoenzeit moved,Thiesse seconded,ta recommend approval of Application No. 15-372$,W Landscapes,Inc.,on behalf of Kevin and Teresa Torgerson, 1410 Cherry Place,granting of a variance,subject to Stafl's recommendations with the elimination of the requirement for a landscape plan. VOTE: Ayes 5,Nays 0. 5 #15-3729 SPRING HII.L GOLF CLUB,7Z5 SIXTH AVENUE NORTH,CONDITIONAL USE PERNIIT,6:51 P.M.—7:02 P.M. Tim Johnson, Spring Hill Golf Club,was present. Curtis stated Spring I�ill Golf Club has requested approval of a conditional use permit to construct a winter accessory practice and training building approximately 55 feet from Sixth Avenue North accessed off of the golf club entry road. Spring Hill Golf Club exists within the RR-1B district and operates under a conditional use permit. All accessory buildings are subject to the conditional use permit and must be located at least 50 feet from adjacent properties zoned for residential use. The Code provides guidance for reviewing conditional use permits. The Planning Comm,ission may recommend and the CounciI may grant conditional use permits based upon an application and evidence submitted. Furkher,the City must fnd the proposed use on the proposed site to be in conformance with the standards outlined in City Code Section 78-916 and are subject to additional conditions the Council feels are necessary. With regard to this application,a majority of the conditions listed in StafPs report are generally applicable. Staff notes the proposed location and elevations of the holding tanks for the septic appear to canflict with the proposed grading plan to create a stormwater pond adjacent to County Road 6. Before this application moves forward to the City Council,the applicants must coordinate the two plans and make whatever revisions necessary to eliminate the conflic� Page 5 of 7.3 MINUTES OF THE ORONO PLAN1vING COMII�SSION MEETING Monday,Apri[20,20I5 6:30 o'clock p.m. Tn addition,the proposed site plan would appear to remove nearly atl of the existing vegetation that might screen the building from public view. Staffwould recommend a vegetation plan be submitted and implemented as soon as possible following building construction to regain a level of screening that would hide the building. Staff recommends approval of the conditional use permit allowing the construction and use of the winter practice and training facility as proposed subject to the following conditions: 1. The location for tha stormwater ponding area and tha proposed septic tanlc locations shall be coordinated prior to placement on the City Council agenda for approval; 2. A re-vegetation plan screening the new buiiding from Sixth Avenue shall be submitted prior to placernent on the City Council agenda for approval; 3. Applicants shall maintain the septic system under a contract with a licensed pumper and aanual pumping reports shall be submitted to the City; 4. All necessary permits by the Minnehaha Creek Watershed District shall be obtained; 5. All exterior lighting shall be heid to Dark Sky lighting sta.ndazds to minimize glare; 6. All necessary City construetion permits must be obtained prior to the commencement of construction. Leskinen asked if this section of County Road 6 is part of tt►e City's scenic byway. Gaffron stated the Comprehensive Plan under the classification functionaJ roadways identifies various types of arterial streets,collector streets that are local,and then something called a scenic parkway designation. Most of those areas are located around Lake Minnetonka. Gaffron indicated County Road b is not designated as a scenic patkway. Tim Johnson, Spring Hill Golf Club, stated the septic tanks are in the process of being moved to the other side of the road and the landscape plan will be completed within the week, Leskinen asked what building materials they anticipate using. Johnson indica.ted the materials will eonsist of cedar shake siding with cedar shakes on the roof,which is similar to the clubhouse. Leskinen asked what the reasoning is for putting it so close to Caunty Road 6 as opposed to closer to the clubhouse. Johnson indicated it is in close}sroximity to the practice facility and that there really is no room ta locate it close to the clubhouse. Chair Leskinen opened the public hearing at 6:58 p.m. There were no public comments regarding this item. Page 6 of 13 � MINUTES OF THE ORONO PLANNING COMMISSION MEETING Monday,Apri120,2015 6:30 o'clock p.m. Chair Leskinen closed tl►e public hearing at b:58 p.m. Leskinen stated she does have concerns with cutting alI the vegetation and getting it rescreened given the close proximity to the road. Thiesse stated that unfortunately is part of construction. Les'en stated if it was on one of the City's scenic byways, she would have a harder time approving it. Berg stated in her view they will try and screen it. Leskinen noted the Minnehaha Creek application is incomplete. Leskinen asked if the applicant is working on getting the rest of the paperwork completed. Johnson stated the last thing they have to complete is to create a stormwater retention pond based an the hard surface and that they are waiting for some soil borings to be completed where the retention pond will be located. Joha;son stated to his knowledge atl of their engineering questions have been an.swered. Johnson stated the trees that will be removed are on top of the bank and there will still be a lot of trees remaining along the bank that will not be cut. All trees will be individually tagged that will be removed. Johnson indicated the trees that wi11 be removed are basically all Black Hill Spruce and those will be replaced with similar plant material, Leskinen stated her other concern is the fact that a conditional use permit runs with the property. Leskinen asked if the Planning Commission has any concerns witlt that. The Planning Commission expressed na concerns. Schwingler moved,Thiesse seconded,ta recommend approval of Application No. IS-3729,Spring Hil�Golf Club,25 Si�cth Avenue North,granting of a conditional nse permit subject to the conditians outliued in Staff's report. Leskinen asked if the Planning Commission neecis to go through each of the items for the conditional use permi� Curtis stated StafPs report is part of the public record,and if there is something the Planning Commission would Iike to discuss specifically,they can do that. VOTE: Ayes S,Nays 0. 6. #14-3724 CTTY OF ORONO,SUBDIVISION ORDINANCE AMENDMENT,PROVISIQN FOR SUBDIVISION OF TWO-FAMII,Y L�TS,'7:02 P.M.—7:40 P.M. Gaffron stated the City received a request from a resident who is the owner of a duplex wanting to subdivide an existing duplex lot in order to be able to sell each half of the duplex building separately. Staff has concluded that the City's subdivisior�code docs not contain the ne�essaty provisions to allow that to happen. This item was brought before the City Council a couple of weeks ago and they agreed the City should go ahead with the code review process. Page 7 af 13 MINUTES OF THE � ORONO PLANNING COMNIISSION MEETING Monday,April 20,2015 6:30 o'clock p.m. Staff fcels�e provisions for splitting a duplex do not already exist because there are only a few duplex situations in Orono and there has never been a request for such a split previously. Gaffron ind'rcated he was able to come up with two duplexes in the City. Berg indicated there is one on the end of Lydiard and one on Lydiard Circle. Gaf�'ron stated the third one is located on North Shore Drive and was created within the past 20 years. Staff has concluded if the split were to happen,there should be a number of standards added to the code. Gaffron indicated he has provided a history of the code provisions for duplex use going back to 1968, when it was fust addressed. The most recent action on this code provision occurred in 20I0 as part of a rearganization of the Conditional Use section in each zoning district. At that time tiie term duplex was deleted and the term "two-family dwelling"was substituted. At one paint there was a standard requirement that a duplex be allowed not only within 204 feet of any commercial district but within 250 feet of the B-3 district,which is the Lund's property. This was for a proposed duplex on the site of the fire station back in the 1940's to 1960's. That lot resulted in a sgecific cade change that was never acted on in terms of developing a duplex. Eventually the B-3,250-foot setback requirement or allowance was deleted. The text of the code originally included the phrase"one duplex may be located on a single lot,"which apparantly carried through until at least 199'1 when the provision for proximity to B-3 was added. It is unclear from discussions contained in Staff memos and minutes whether�e language was changed purposely, as droppiag that phrase was apparently not discussed. Gaffron noted this duplex does meet the 250-foot setback. The intent remains clear,however, as the test still required for the two-family dweliing that the lot is adjacent to a commercial or industrial parcel. In addition,it appears that the definition of duplex contained in the body of the text was also elim�inated; although,the Shoreland Ordinance def nition remains in effect. The original intent of the duplex ordinance apparently was to allow one building containing two independent dwelling units on a property,with the entire building and land owned by one person. The ability to own or sell just one of the dwelling nnits as a separate ta�c parcel requires approval of a subdivision. Orono's subdivision code does not contain provisions for a dedicated process to accomplish this type of split and allow ownership on each side of the duplex. Many other cities have added spe�ific provisions to allow for individual ownership of units within a two-family dwelling. Gai�'ron indicated he has provided some sample ordinances within Staff's report. Common elements include: 1. T'he base lot must meet all requirements of the zoning district. 2. The unit lot created by splitting the bas� lot in two can have only one principal building,which would be the portion of the attached dwelling existing or constructed on the platted unit lot. 3. Permitted accessory uses in the underlying zoning district are acceptable if they meet all zoning requirements. 4. Property maintenance and party wall agreement will be required. One of the reasans that is critical relates to fut�re maintenance of the duplex. Page 8 of 13 � NIINUTES OF THE ORONO PLANNING COMMISSION MEETING Monday,Apri120,2015 6:30 o'clock p.m. 5. Must have sepazate sewer/watedutility services to each subdivided unit. 6. Unit separation must meet building code requirements. The most common duplex layout is two units side-by-side. A subdivision to separate the two units would have two potential options: 1. Split the building and the lot along the party wall linc and its extension so that each wnit has its owners6ip of the dwelling unit as well as their half of the lat. 2. Split the building along the party wall line but keep the entire lot outside of the building walls as a single commonly owned lot or outlot. Gaffron noted either option may be acceptable subject to the appropriate covenants,maintenance agreements,easements,etc. The Planning Commission should consider the following: 1. Orono has very few euisting duplex situations. It is unlikely that a11 have an interest in splitting. Gaffron noted this proposed zoning amendment is a result of a request from just one property owner. Of the two identified duplex properties to date, one is less than 0.5 acre in a 1-acre zone,which would not qualify for a split if the conforming base lot requirement is esta.blished. The other duplelc,which is the subject of this request,is apparentIy a few square feet short of the 0.5 acre requirement in the LR 1C-1 half-acre zone,but it was allowod as a conforming duplex lot when the subdivision was approved. In addition, a portion of it is subject to an easement for access to a Metropolitan Council pumping station. 2. Will the future creation of conforming singte-farnily lots in the limited areas where duplex use would be alIowed be a steppung stone to avoiding a rezoning to RPUD or some other zone in order to establish twinhomes. In that respect,Gaffron stated the question becomes whether it would be appropriate to establish that a new ordinance to allow separation of ownership af two- family dwellings can only apply to those dwelliuigs existing as of the date of adopting of the ordinance. Another question the Planning Commission should consider is whether the creation of new duplexes is likely or will most future two family dwellings be created so as to be individually owned. 3. Should the types of two-fannily dwellings be better defined? Maple Grove makes a distinotion between side-by-side units,such as a dauble bungatow,and stacked units or duplexes. Gaffron noted Exhibit C contains a number of definitions of duplexes&om Orono and other cities. Orono's definition of a dwelling means a building or one or more portions of a building designed or intended to be occupied exclusively for residence purposes, but not including rooms in motels,hotels, nursing homes,boarding houses,trailers,tents, eabins, or trailer coaches. A dwelling shall not be interpreted to include Iodging rooms. 4. One of the risks in separaring ownership of a duplex building is the real possibility that two owners have extremely divergent ideas about the visual and maintenance aspects of individual Page 9 of 13 MINUTES OF THE ' ORONO PLANNING COIVJNIISSION MEETING Monday,Apri120,2015 6:30 o'clock p.m. ownership. Examples can be readily found in other cities where two different fagade colors and styling emerge on one building. How to eliminate such possibilities through the approval process,such as establishing specific code provisions dictating uniformity via maintenance covenants is worthy of discussion. Cities do not as a rule dictate building colors or siding styles but this might be an e�cnple where some level of control is necessary. Berg asked how the City of Chanhassen handles their duplexes. Gaffron stated he is not aware of what Chanhassen does,but that Maple Grove has a number of four-unit buildings with common areas that are not individually owned. Gaffcon stated in his view they are Iooking at very limited applicability of this ordinance since there are very few duplexes located in the city. Gaffron stated a draft ordinance has not yet been prepared but would be drafted based on Planning Cammission discussion and recommendations. The Planning Commission is requested to review the attached materials and discuss the concepts and possible concerns noted. Schcenzeit asked if one of the units is destroyed by a fire whether it could be rebuilt as a single-family residence since they have a sewer connection. Gaffron stated one of the things that would need to be put into a covenant or maintenance agreement is that is it required to be rebuilt to what it originally was. Gaffron stated if the unit is not rebuilt, it would be considered a substandard vacant lot and it should not be alIowed to be built on unless as originally approved. Ga�'xon stated it is also unlikely that only one side will burn down. L,eskinen asked whether both sides would need to be conforming if it is requiz�ed that the base lat needs to be conforming. Leskinen asked whether you would need a four acre parcel to put a twinhome on it if each unit is individually owned. Ga�ron stated witfi a duplex situation,there is a conforming base lot and then they would be creating two unit lots. A unit lot would be half the size of ths base lot. Ga£fron stated once that is created,restrictions and covenants would need to be put in place so the property owner would know it has to be an attached dwelling. Gaffron stated the person could also combin,e the two unit lots and build something but that the City would not a11ow someone to build a single-family residence on ha.lf of the base lot. Leskinen asked if this would then be a separate zone, such as multi-family zoning. Gaffron stated the City does not have a definition for what that zone would be once it is spli� Gaf�'ron stated it could perhaps be called a duplex zone or considered a PUD situation. Leskinen asked if a duplex could be huilt on a lot in a single-family district. Gaffron indicated the City still has the requirement for the 254-foot setback from connmercial. Gaffron stated the only way to be able to construct a duplex would be to go through a rezoning. Leskinen stated she recalls a rather lengthy presentation by a developer for a project on Highway 12 and asked whether those units were proposed to be detached. Page 10 of 13 � MiNUTES OF THE ORONO PLANNING COMMISSION MEETING Monday,April 20,2015 6:30 o'clock p.m. Gaffron ind'rcated those are being ca(led detached townhomes and the units would have roughly 5-foot setbacks on either side. Gaffron indicated that would be an RPUD. Schcenzeit stated sinc�this is not a symmetric lot,a base lot with commons would be the City sort of allowing the introduction of trouble. Gaf&on commented the concept sounds simple but there are some complex issues tk�at will need to be addressed. Thiesse asked what the benefits to the City are of doing this. Gaffron stated it znay help make the properiy more marketable since the owner of the property would be able ta sell the other half as opposed ta being a landlord. Gaffron stated there could alsa be the s'rtuation where there is a duplex and the landlord lives off site. Gaf&on stated that situation could potentially deteriorate bacause there are two separate tenants,with the owner being oi�'site. Thiessc noted the Planning Commission is being asked to create Iegislation based on one person's request for soznething that is very limited in the City. Schoenzeit noted building code would also mandabe separate sewer and meters. Gaf�ron indicated that is correct. Gaffron stated the City has not received a format application yet and that the person has merely asked if she would be allowed to do this. Gaffton stated cvrrently the person is living in one-half of the duplex but that she could sell the whole thing or continue to be a landlord. Gaffron stated if the City had a number of duplexes,thcre would likelybe more of a cry for change. Leskinen asked if there is any ather avenue the City could take to address this situation without creating new code. Gaffron stated he doubts it. Gaffron indicated he did speak with the City Attorney about doing this under a PUD or RPUD but that the current code does not address it at all. Thiesse asked if she could sell half the building and some of the 1and. Ga�'fron stated he does not believe so. Schaenzeit stated they actualIy allow separate ownership of each unit in San Francisco. Gaffron stated that situation exists at Stone Bay. Thiesse stated this could not be ownership but rights to use. Gaffiron stated in this situation he dces not have a strong recommendation for how the Planning Commission should proceed. Gaffron indicated he has provided some sarnple ordinances from ather cities and that he would suggest the Planning Commission think about this for a month. Gaffron indicated the Planning Commissioners could cantact him if something comes to mind and it can be discussed at the next Platuiing Commission meeting. Page 11 of 13 MINUTES OF THE � ORONU PLANNING COMMISSION MEETING Monday,Apri120,2015 6:30 o'clock p.m. Thiesse asked if the City realIy cares if the line for the land meanders. Gaffron stated he does not know if the City Council would care. Gaffron noted Lakeview has established a standazd unit lot and that the zoning district standards also have a separate Iot requirement or lot size requirement for the unit lot. Gaffron stated that could be an option in this case. Leskinen asked what the worst caso scenario if the City does nothing in terms of changing the code. Gaffron stated the one resident would likely not be very happy. Thiesse noted the person purchased the property as a duplex and that any change in the code would only unprove a single person's situation or, at best, five people. Leskit►en stated historicaily there has been code written for one or two people in Orono and that somehow or other it comes back to bite later on. Leskinen stated she is not aware of what the ramifications will be if this is allowed. Gaffron encouraged the Planning Commission to consider what is iikely to get built in the�uture. Gaffron stated people are not likely to construct duplexes but are more likely to bnild individual units so there can be separate ownership. Gaffron stated in his view it is not very Iikely there will be a bunch of duplexes around the perimeter of the City's commercial districts. Thiesse asked what the difference is between this building and a twinhome or townhome. Gaf!'xon stated it would depend on what the definition is. Gafl'ron indicated Mound defines a twinhome where each unit is on a sepazate lot and that a two-family home or duplex is considered to be a two dwelling unit building on one single lot. Thiesse stated by creating two lots,tfiat would make it a twinhome based on those definitions. Gaffron indicated that is correc� Gaffron suggested the Planning Commission table this application tonight. Cha.ir Leskinen opened the public hearing at 7:37 p.m, 1'here were no public comments regarding this item. Chair Leskinen closed the public hearing at p.m. Schoenzeit moved,Thiesse seconded,to table Application No. 143724,City of Orono,Subdivision Ordinance Amendment,Provision for Subdivision of�vaFamily Lots. VOTE; Ayes 5,Nays 0. PLANNING C011�VIISSION COMMENTS 7. REPORT FROM PLANNING COMMISSION REPRESENTATIVES ON CITY COUNCIL MEETINGS HELD ON MAI2CH 23,201 S AND APRIL 13,2015 Page 12 of 13 � ' NIINUTES OF THE ORONO PLANNING COMMISSION MEETING Monday,AprI120,2015 6:30 o'clock p.m. Schoenzeit stated he attended the March 23 City Council meeting. The officers involved in the shooting of Dr. Larson were presented the medal of valor and the Fred Johnson application was denied. Gaffron reported the Council amendec�the Land Source development agreement to allow them to use the existing grade,denied the Orchard Beach Place application, and approved the small wind energy conversion system ordinance with Ehe exclusion of the reyuirement for a shadow flicker xepork Gaf&on stated o�e of the key issues discussed was the requiced acreage for the rural residential properties. The ordinance at this time requires ten acres for residentiai and five acres for commercial. The review of the stormwater fees was tabled. Gafhon stated at the Apztil 13 City Council rneeting,the Council received an update from the police departrnent and denied the request by Willi Abbott and the application by Bessesen and Wasmoen. In addition,the Chris Perty application was approved and the Neweli application was put on the Consent Agenda. Curtis stated the Council also approved re-inspectian fees for code violations. Curtis stated the initial investigation has no charge,the follow-up inspection has no charge,but if there is still no compliance after those twa inspections,each subsequent inspection will result in a re-inspection fee. 8. OTIiER ISSUES FOR DLSCIJSSION None ADJOURNMENT Leskinen moved,Schoenzeft seconded,to adjourn the Ornno Planning Commission meeting at 7:45 p.m. VOTE: Ayes 5,Nays 0, ATTEST: Denise Leskinen,Chair Page 13 of 13 . Item No: 2 Date Appliwtion ReoeiMed: Oa/22/15 Date Application Considered as Complete:04/22/15 60-Day Review Period Expires: 06/21/15 To: Chair Leskinen and Planning Commission Members Jessica Loftus, City Administrator From: Melanie Curtis, Planner Date: 14 May 2015 Subject: #15-3735, Paui Cameron/Chamberlain Capital LLC, 10 Myrtlewoad Rd, Variances Public Hearing ----------------------------------------------------------------------------------- Zoning District: RR-iB,One Family Rural Residerrtial,2-acres/200'width Lot Area: 0.89 acre(39,050 s.f.j in Orono/45,904 s.f.total,including Wayzata portion Lot Wldth: 163'within the Orono; 174'total including portion in Wayzata Application Summary: The applicant is requesting approval of lot width and lot area variances in order to redevelop the property. Staff Recommendation: Planning Department Staff recommends approval. Pertinent Zoning Ordlnance Sections • Sec. 78-72. - Lots of record. • Sec.78-420. -Area, height, lot width and yard requirements. List of Exhibits ExhibitA. Application Exhibifi 8. Practical DifFiculties Documentation Form Exhibit C. Existing& Proposed Survey/5ite Plan Exhibit D. Proposed Plans and Elevations Exiribit E. Hardcover Calculations(for Structural Coverage Calculation} Exhrb,r F City Engineer Comments Exhibit G. Ae�ial Photos Exhfbrt H. Code Sertions Exhibit 1. Property Owners List ExhibitJ. Plat Map Background The applicant proposes to redevelop the subject property which contains an existing home and septic system; the applicant intends to connect the new home to City sewer. The property is within the RR-1B district requiring minimums of 2.0 acres and 200 feet of width. The municipal boundary between Orono and Wayzata runs through the property which results in the property being divided into two separate parcels with separate PIDs. The Orono portion has 163 feet of width (in Orono} and has 0.84 acre is area; 1.0 acre is the threshold for administrative approval of the non-conforming lot size in this zone per City Code 78-72.Therefore, in orde�to redevelop the property lot width and lot area�ariances are required. t FILE�R 15-3735 ' 14 May 2Q15 Page 2 of 3 ------------------------------------------------------------------------------------ LOT ANALYSIS WORSHEET Lot Area Wtdth: RR-iB Lot Area !ot Width Required 87,120 s.f. (2 acres) 200' Actua! 39,050 s.f. (0.89 acre) in Orono 163'within the Orono 45,904 s.f. (1.05 acres)totaf, incl Wayzata portion 174' incl portion in Wayzata 5etbacks: RR-16 Required Proposed Front 50' S0.5' Rear 50' 125' North Side 30' 30.5 50.8'from municipal boundary South Side 3�r 7d.8'from Wayzata Blvd Wetland 35' 37.7' Structural Covera�e: Total Lot Area Total Structural Coverage 39,050 s.f. (0.89 acre) Allowed: 5,857 s.f. (159'0) � Proposed: 3,721 s.f. (9.59'0) Hardcover Calculations: The property is not subject to the Stormwater Overlay District limitations. ------------------------------------------------------------------------------------ Varlance The property is an existing Iot of record. Because the portion of the property within the C"rty of Orono is less than 1.0 acre,the minimum provisions for nanconforming lots of record within the Cit�s code have not been met; lot area and lot width variances are required. The portion in Wayzata is not independently bufldable, and brings the property over the 1.0 acre threshold. Pertinent Authority In reviewing applications for varlance, the Planning Commission shall consider 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 properiy in the surrounding area. The Planning Commission shall consider recommending approval for variances from the literal p�ovisions of the Zoning Code in instances where their strict enforcement would cause practical difficulties because of circumstances unique to the individual property under consideration, and shall recommend appro�al only when it is demonstrated that such actions will be in keeping with the spirit and intent of the Orono Zoning Code. Economic considerations alone do not constitute practical difficulties. Aractical difficulties also incfude 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 Niinn. Stat. § 216C.06, subd. 2, when in harmony with this chapter. The board or the council may not permit as a variance any use that is not perrnitted under this chapter for property in the zone where the affected person's land is located.The board or council may permit as a �ariance the temporary use of a one-family dwelling as a two-famify dwelling, � FILE#15-3735 14 May 2015 Page 3 of 3 According to MN§462.537 Subd. 6(�)�ariances shall only be permitted when: 1. llie variance is in harmany with the genera[intent and purpose of the Ordinance. 2. The variance is consistent with the comprehensive plan. 3. The applicant establishes that there are practical difficultfes a. The properry owner proposes to use the property in a reasonable manner not permitted by the official controls; b. There are circumstar►ces unique to the property not created by the landowner; and c. The variance wilJ not alter the essential character of the locafity. Additionally Crty Code 78-123 provides additional parametets within which a �ariance may be granted as follows: 4. The speciaf conditions applying to the s#ructure or land in question are peculiar to such property or immediately adjoining property. 5. 7he ccmditions do not apply generally to other land or structures in the district in which the land is located. 5. The granting of the application is necessary for the preservation and enjoyment of a substantial property right of the applicant. 7. The granting of the proposed variance wili not in any way impair health,safety, comfort or morals, or in any other resped be contrary to the intent of this chapter. 8. The granting of such variance will not merely serve as a convenience to the applicant, but is necessary to alleviate demonstrable difficulty. Practical Difficulties Statement Applicant has completed the Practical Difficulties Documentation Form attached as Exhibit B, and should be asked for additional testimony regarding the application. Practical DPfFiculties Analysis Staff finds practical difficulties exist to support redevelopment of this property, such as the substandard lat area and width are not the result of actions by the fandowner; the applicant is proposing to construct a new single family home which is reasonable and consistent with the camprehensive plan. The setbacks and structural coverage proposed meet the requirements of the Zoning code. The owner intencls to connect the property to City sewer. Granting fot area and iot width �ariances to redevelop this property are necessary, and will not merely serve as a convenience to the applicant. The collective area of the property appears to meet the inten#of the administrative approval. Issues for Consideration 1. Does the Planning Commission find that that the property owner proposes to use the property in a reasanable manner which is not permitted by an officiaf control? 2. Does the Planning Commission find tha# the variances, if granted, will not alter the essential character of the neighborhood? 3. Does the Commission find it necessary ta impose canditians in order to mitigate the impacts created by the granting of the requested �ariances? 4. Are there any other issues or concerns with this application? Staff Recommendation Planning Staff recammends approval of lat area and lot width variances; no other variances have been requested. All of the City engineer's comments shaU be addressed with the building permit application. ' , PC Exhlbit A CiTY OF aRflNQ VARtANCE APPLICATION �� A��c�,# ?�5" �.��j 2750 Kelley Parkway O�ke RecBived: ?_ " � Orono.AAN 55356 Ntain: 952-249-A600 �' �C' � fax: 852-2A9-4618 F�: $700 � � �` Renewat; $3S0 � . MalGng Address: �' P.O.8ox 68 After-the-fact: �9.4Q�Double Fee t�kFs HOa�' Crystal Qay�NaV 55323-Q068 Escrow Fee: 5700/52,50Q This application fam mvst be caR►pleted in fulf. Appl�carrt wi11 be n�ified within 15 days as to the sta#us af the application. Incomplete appiications will n�ot be ptaced on Planning Commission Age�das. PROPERTY INFQRMAT1t7N: � Site Acldress: 10 Myrtiewood Road Property Identfication Number(PIN): 3b-1 l8_23-33-{f009 Date Prope�ty Acqulred(morrttVyear): 6/2015 0 Yes, � owrt me�a�acen�psroets. Zon;ng Ofstr�a: RR-1 B APPLICAN7 INFQRMATION: (Comp�ete tegal names and ma��statu$repuired fnr each ir�terested party} Name: Chamberlain Caaital LLC (Pau1 Cameron-Mar�aQer) Phone: 952-649-7b53 Aitemate Phone: ' "�'— Comptete Address: l 1578 Charnbertain Ct Gity, S#ate&ZiP Edcn Preicie MN 55344 Emait: Paul(a�Chamt�erlaincap.cam �'�x; OWNER INFORMATtON: (Complete legaf na+ries and maritai stah,s�qu��ed fa each interestad party} Name: BRYAN K&RYNELL FREELAND P�nri$ Alternate Phone: Complefe Address: 445!0 W Litile Mcdonald Dr Clty, State&ZlP Deni,MN 56528 Email: ... F�: __ DESCRIPTION OF REQUEST: Describe the request in detail(attach additionaf sheets if necessary): m i L 1 Lot area variance from 2 acr�s to.89 Acres 2)Lot width variance frorn Z80 to 17{� � ""' " -- p,�,,,�,�. ,,,�,,,,�,� APR 2 2 2015 �°" � 3 � � � cmr oF oRorvo RE4UfRED SUBMIT7ALS; Afl of the foAowing informa�ion must be subm'rtted by the a�p!"icatbn deadGne date tn orrler far your a�lication to be processed. - • Not .. . . , - . - . . . . . . - . - . ._ . Enclosed A ticable ❑ Varianr.e ic2tian Fee � Escrow A reemant s and Fee . . . � � � . � .. , P O�� sit �.# .� .- - - ..Variance A IicaHon Form .. D� L7 Practical Oif�curties Farcn �� Certifred Aro Oymers List . - �. t7 . Surve meetin ALL uiremer�ts ' •� � p osed Pians . . . 0 dac�a,�er Calculatione , � .. • ,. ••: p .. ::.;. 1ic S tem Site Evaluatlon R � .. . � � Minnehaha Creek Watershed D�strict(MCWD)Permit or 1 �I� Documentation from MCWO atann no rmd a uired �� . '';.:•� Ad�acent Pro Owners Acknowled ent 0 Data Prnrac Adviso Form ' �t,.�c�r anrwoR owN�t: � �ce to provide afl irtfpmatfon required or re�ed tiY�e Plmnning O�r�e�. • A9'r�e ta PeY add�ional fees(staff time nd oovered in the orl0inal fee payrr�eni)�/o��s inctxred in nBview of H�is application,and • Certify thet the infcrrr�atia�suppl'�ed is bue and corred�o the beat ot hiafier knowledge. �he�pplicaM and owner r�sco�nlze that they are solsly respo�ibt�br submitiing a complets applf�ion being a�ware that upon fallure to do so, the stslf haa no altemative but to rejeat it tu►til it is cotnple�a or to r+�omme�i the requast for denial of the reqaest�apudless of its potsnHa!mer[L • Acknaw[edge the Escrow Apreerr�er�I�oompie�ted and�igned. � The Owner hereby adcnowkdges and agrees b this epplk,ation and fu�ther auttwriz�ss�easonabl��,o� 1he D�Y bY �Y Staif, oonsultants, �enta. Conxniesion erxf Council Membe�s fa P�P�ses af invtstigatlon end veriFicatiore af thia request. . Appilcant a�tflw Ownar acknawledge they must be prosent at alt sdrsduled r�wFew rt�e�ngs of the Planning Cann�lssion snd Cauntll. �f an applfcant and/or owner is unable ta attend a scheduled meeting, pteass make arrangements to have an eutharized oepr+esent�ive attend M p�aCe of the applicar�tlowner and advtse ihe Cityr Planner assigne�l to your project. �/�I��l��n/Vv�'� AppNcaat's Signature: Date: 4.20.15 For Chatnbe�tain Capitat LLC AppUcaM's Signature: p�: Owner's Signature: `� paye: A.21.1 S Owne�s Signat�e: �te: 4.21.1 S BRYA K&RYNELL�REEI,AND RECEdVE� PadtetLtstlya0ib�JanurryT0i3 �°'� APR z z Zo�S �17Y OF ORONO � � � � � , PC Exhlbit B PRACTICAL DIFFICULTIES D4CUMENTATI4N FORM This form is a required submittai for ALL variance applications, An appiication will not be considered complete or placed on any meeting agendas un#ii this form is comp{ete and submitted to#he City. Minnesota State Statutes Sec#ion 462.357, Subdivision 6(2) requires #hat practical cfifficuities be demonstrated in order for a variance io be granted. The dif�iculties must be unique to the property as variances run with the land and not the land owner. Persona!and ecanomic sit�ations are nor considered valid practica!difficulties_ In order for an applica#ion to be heard by the P(anning Commission and City Council practical di�Fcuiiies having merit must be demonstrated. H�W DO 1 PROVE A PRACTtCAL DIFFICULTY? This form has 12 points outlining the basis City staff uses to de#ermine if practical diffrculties exist and how the variance will affect the surroundir�g community. To prove practical diificulties, address all #he relevant points ±isted helaw and answer them as cfear)y as possible. Since you are requesting the code exception, yau have the burden of praving that the vaziance is justified. The information #he Gity reoeives is what is used in determining a denia! or ap�oval recommendafion. lf you leave something out it wiil not be oonsidered. Please address each of fhe fwelve pracfical d�cultfes criteria as they relate to the request, if they do not apply, wnte N/A in tJte space provided: 1. "The property owner proposes to use the property irt a reasonable manner not permitted by the Zoning Chapter." Owner desires to demo existing home and replace with new residence 2. "The plight of the landowner fs due to circumstances unique to his property not created by the landowner_" Pr has been la ince before 19G4 current structur as built 3_ "The variance,if granted,will not aiter the essential character of the bcaiity_" once existin non-conformin home is removed curre�t zonin side- ard setback will be conformin Un er current zonin istrici lot area an ot width no home cou e constructe 4. "Economic consideratfons alone do not constitute practical difficulties if reasonable use for the pr�perty exists under the terms of the Zanin�Chapter." Under current zonin district fot area and lot width no home could be constructed 5. "Practicai di�culties include, but are not timited to, inadequate access to direct sunlight for sofar energy systems. Variances shall be granted for earth sheltered constnrction as defined 1n Minnesota Statutes, Section 116J.06, Subd.2,when in harmony with this Chapter_" Under in di ' ea and 1 ome co 1 ct 6_ 'The Board of Appeals and Adjustments or the Counal may not permit as a variance any use that is not af}owed under this Chapter for property in the Zone where the affected person's land is located_" The current zonin district allows residential use but the lot area and lot width is non-confonmin RECElVED Packet Lest Updated: January 2015 Page i6 Ano � � �n�� ArR U C17Y OF ORONQ � 3 � � � 7 "The Board or Cauncil may petm±t as a variance the temporary use of a one-family dwelling as a two-family dweEling" N/A 8. "The specia! conditions applying to ttie structure or land in question are peculiar to such property or immediately adjoining property." The nropertv is bordered on all sides bv land that can not be nracticallv pwchased to cause the lot to be �nforminQ including tv��o roads. �olf course and a private residence. W 9. `The conditions do not ap�ly generally to other land or structures in fhe district in which said land is located." 10. "The granting of the application is neoessary for the preseroation and enjoyment of a substantial property right of the applicant." The owner desires to re lace the existing home with a new residence. 11. "The gran#ing of the proposed variance will not in any way impair health, safety, comfart, morals, or in any ather respect be contrary to the inteni of the Zoning Code." Correct. 12. `The granting of such variance will not merely serve as a convenience to the applicani, but is necessary to alleviate demonstrable difficutty." Pract�af DNflcultles Statement Should you feel the practical d�fficulties cannot fully be described in the above criteria, desaibe the practical diffrculties preventing compliance with Zoning Ordinance requirements in the following lines (attach additional sheets if necessary): The existing tot is appos_89 acres. The same owner owns the adjacent non-buildable lot in Wayzata. The Wayzata lot is approx .i 5 acres. The coinbined property is 1.04 acres_ These two properties are bounded by the Wayzata Country Club, Wayzata Blvd, Myrtlewood Rd and a private residence. It is not practical to purchase any adjacent land that wovld inerease the existing lot to exceed the Z acre area or the lot width to 2U0 feet. 9 of 12 lots in the neighborhood do not meet the 2 acre area requirement. The aew residence will not require any other variance beyond lot area and lot width. RECEIVED � APR 2 2 20i5 Packet,Ca�Updated.- .lanuary2015 CITY OF ORONO Page 17 � � � � i�1 � lJ LJF7 UT un un \ un �- un -- — ur r , �- u��\ u� � �. / ' � [ � � � : . � / �/ � \� � t� �� \� \ �-i j �� A � \ / � ,� � � �ti � � 9s�,o�� ' / \ �\ � \ c�A 1 �L � � � . ! � � � � � � / '9 972.4 I � � � � ( � \ � � ' � � I l \\ �� / 1 �� u \ 1 � \ r� r/ � � \ /�ro � 1 �� ` \ ' � � � Z� � �' �� 1 � \ �� , ��„ `° � 1 � } � �k� � A til �" � 1 J � � SN � � j 1 ly ��. co / �� H� ' I ' j � 975.3 \� ► � � I ` °' F/' Z�-5 S BACK � ! �EW PORTION �� , `�sz ' / � � � `� T�c I / PAVED DRNEW � �� / � � � � �, r — � � �_ � � \ 70.a � � � � � m � 22.0o N 00 f 5� o- � `~ � � � ` t � ` � g - � g � 1' � �� r��3.00:�► � � �� 1 � J �► � •�� ,s.00 o g o,.00 �,m • � � 1 � G! � � --- - � � �^�W� _ aw g � f \ �� 1 j � x� �'" � ��no � � '� 1 � / J ^?/ �� °� 4.00 ! � I / \\ �'�/ \ � � N N � �� rn �`C X / I \ J � $ � \ ��'1'c_ r,ci�� / m� N �? � \ � � / �� '''o / �� 8 � � \ 1 1 � __ �` ._^� �o.oa �m � � � _ � � ! � sa.e � � o 0 1 � � � fl j� � ��\ � ��\ 8 �a.00 ,,. \ � V � 1 + [ / � S �re.00 �� ! \ \ � � � � 8�' � � � � I � � �� _ � � `" �s.00 �' g � �r � [�7 1 0,� � ` / \\i� � t,` � �-. 2.25 1.75 16.00 `\ � , � l f I 9s,9 \\\ // ;\\ \ \rn � $ 1\ A710 N � ( �g6 � � ! � � .a �. � �• \ \ � � l �� \ 27\ I��\ �� \� \ � 9s � � � � 996—y\ � / �� :: � � \ � � / � \ � � � � � � � � � � � � j � \\\ �� __' \•,,-.�\ 0 � �\ � �,� ��\ _ \ j � � � � � �Y��L \ � � �� c � 1 � � --� � � s \ � \ j ! � � �� y s \ �• � \ j � � � � �OAF�''k� �o �� I $ \� \� �� \� ��+��' �� 1 y � 11 � � \� �2,� \�� 9�� \� \� 1` o o \\ �'�.� � �\ 1 \\ � � ��,n� � D o 1 � �� o , � � \ . � 1 F� ,� \ O \ \ e O � � ,, \� \� �\ f \ \ � � � � � `� � $ � � � � � o � 1 � � � � j \ �� \ \ � � � ti ' \ � �� 4 � � � � � ,� �� J � �� , ,, , � -o � � r ` ( } � � � ` �� ! �' � — � ~ �� ,� � � ` � - — ' \ /� ��`�—S�'2Q'5�0"E —�X ��` ` � — _ N�'04'S1"E 165.10 � � �.' � 46.00 � '� _ (165.2 PLAT) � � -�� ~ — � � �— � I _�� -' - - � � �� \ � � 1 � 1 � / `� �. '; / �' o � � - �� 1 �` l � �` � �'rJ.--'' � � / � �' •- ��_ / / //� J•. �O � / / / // -- / � � i�./ \� "'� - -- -- -- — -- r � // ��a �� - � /�___.�---�---�� ` � / . �,/ - —958 - — � -� / . r " � ~�� _ i � / � ` ; / i J��,��......_�,�1 ��y4 � `- � .._- � `. / -_ _95 C� 6� i' ````.,� � � \ K i� �- -� '�.. �r�,/ � � / / � ` `-- �'`-� / Q i / � �95 -_�„��` ��-`� / r: :Y> ,�'I 6 ` _ / c� �-- � / p v � v � v v E � `" a �pnp �$� � �i . oN�c zo r7 ��gr � � $ � b� � L� r �' � { D �'�"� � "'Jf � � €i �ro u�^ � �m m � 'dgtls g � � �� + �� A ZR � _: � � �y�� y �� N� � f '" , ��g o�� N � � '" �� W� '� � I U�� ti � �� O �1� �� f" `' . - y1y� m Z y� � p . N �� , , t � f � r o ; . � �, � � g u 1S '� m� m m�� ° � J ; ! -� o� :� � � � �� - _ � � S ' j �c> Z � �� I .s. � " a�� ' � ' � � � � • ,.. oo� � � ; �� j I � �Q � � � 'rlr .. I % �� / + `��_'��f� I _�� z �y j� j '4!. � _ /S�a _ ��/�' 'i ,��i f � � � � �_ � O C f j !:� � _' A.�r'.f ��Vmt_�nr I 1 ��'- --'--�---'-�'-._.�_ .. � _ � jr . r t s { � � YRTlEW.00D .:ROpp, _ r � �` � , 4 -'..,� ._NZ^J2'Ds"E � 4 ' Y < f �S � 1 ' � ` -- - ___ -� -- - � _ , �- y�. '�� _ �....._._�.___�„ . '�75/�/� yp � ^_ \�b� � � �$/��_�Ib\ ..i_ W'�.__ � I •�C � \\(� \ / /'�� .'t r.� .r � ' !, .• / / \ � ¢�,.p��a-- IX�pl}�p� pH •p1�.\" UI-t�O —",UI t�..�.-M-.�� L�' � � . ♦ � � - ' f. / /�/ \ � \ \ � \ � ♦ \ � � I i � 1 '�yt' g\ � � `,' \ \\ �y,r �} ,� \ `\ ., �L�'�--t i—--—,�.� �— i � � r 1 • i 1 � I � � � !x.��.1 �_,. � � 1 1 , ! , J ! �� `�\ �� i 7 SS77 \C � � � I� . . �� ;' ' � ` + � r � .� � � �� 1 << ; i p4 � i � f� �` � I i > > � . � � , ri r �� l I Cn:• \' � Y �� d �\ � 1 I ' jr 1 � �; = � , � � � � t i � �1 �� ; �,l t, l��1�� , �� , ��, j , ��,� K � ' ..�'-`I � w. � � i � "_ '< �'i �� + �:rar varrar r�'j o � j ; jy �� i _ � _(�,,)' I ��,L �_ ��` v�n ae i ,� � 1 � l j�� '� � A ' � a[a 4 � I I."-. \ y 1 � t m + / + �� \}-� \r` � g �� l Z 1 1 l I o� f 'f r�� ti � �, .�—r `. � o J "'� ;r � � � �� .u S ," � + I; ' �m` `� ? '�. � �� 1 - > ;� � g� --- ��. �, � i � � �� i� i L � `H i . �I ! m� 1�� il� `� I. r^i�33'\i �0� � 1 �r I i � � , ' � ,`; ,r J I \`\, '�, �!f �� >};'. .�:L�m��.� :o i ,i �`"'�,� '� \'� ��' !� a � ! ' , rr P, � .,� _ __ � � � � o� �/�� J"'� � � 4 � �. � / .��' e�.2 I '1 \�� t A M i �=� � ,l -H__1�_ _�..�� j G '7 � �e• ,, � F��:: � /�� m N � , ' `\ `� „ �S vy� 1 �-• � ; F\ .\ � � � � o �.._ ` . �. .. 000 �! 1'1 !, 1 j 1 m�� . � g � "1 \ . � .0 � � i d" i t., +`; G� �f i '�s ��' 1 r x. 'I 1� J � J i � -�� r� i.r� ��• $ , ,� �� , ' 'r 7 ! I ' � �. � I �t � � � �� . � �� ` (�)'` ��""° �'a ''�' �i '^'-� �\ �� 1 i n '1 ! � � U�Y �� `� . / 'i.v �� \ f , i'Jf r� + r� `,\ ,`\ .' -r' . . 9'' •� v�l�==�` . �\ j � �,r i` � � �' - � `' �, ',�' , ' � ��, \�� rn � � � /� 1 ; ;� g � �� _ � `�\� �� '�' \� �� r �' � ` 'e � �� 'b � 1 � � �\ � :�_\ K �� \ � '�� g I \`� �� ' I � �� `�� Y�.�4: ♦ � ■/�) �' �� \ \ �r� \� \\ .\\ �\ �-..�F �\ \/ r . t � � � � � � , , � � ` y . r \I ' �, .� ��, �,� � � `�` � '.\ `•\ •,�`�� '-� 1 r ti ` � > y .\ , Y �� `o � rn r ; � � � ', � � . � '� , , �, . �, ,, ��, o f � � � � , � . . ' , � � -n � ` t4 � � i I 1� \\� \�� ` \� \� � � � �� C � , i ' �� •� ` � ` . � � � �, t � \� 1 � \ \� � � ` � 4(t ! 1 �\ � \ � � 1�� r � c� I ! � �� ` rn r � y F' f i 9 �. 1 / � 1 � \ � 1 ' p _` ��. _ � . / 1 t � `� \ r` ; ! '`��.�E��.�_`c� ` �� NO'04'51�E �J 165.10\� � �� 7 ` � l l . �,�� ''i---" _ fias.z ru�� f� �� t i � � � � r -ti�r r ; ., ,`, ,' , _ _�, - - r s 1 � 1` '� ; ,- � . �� . j � i ! . ; , _. .. , � j �� , _ ,' � j J ,� � � ,% ,J' . , c� \ , f � !r --�- '- --___ ' � ,�p ,� ! j -_-- -_�`''— �� l ! � �._ � -- � .-� . ;� � ;' ; � _.. . .� ! �= _i � :�_ � �1l� `: � � :s � �n T � 's: :J �ti �� l h � • --1�• '•1 � � � � � , � :,�..�:� o �, . � C��D � y B � � � � � � �, � � �� o � 3 � ��#� m � � � ��; � �_ � � � ' � � � � � � � � �.��`� � � � � � � � � � � � ° � �'� .r. .� .', �� , � �� $�� .� � g � � �� .• �� ,:•, $&� � �`11`�' ��_R� � � T " � �, � � /�r b� 8 �� C� � N � �� .N � poonnal��W 0� _ ��^ a a N � � o "' v t 0 10 Myrtlewood Road � .� � � � , , ,. _ __ ____ _ .�.. '� , i . . . . . . ,. . � � : , .i . - : � . . . . . . . ' �. � �i �i�� r, ;i i � . ' � . ii: . � .i. i. . _ � � t� , � I i' - , , - � � � .._ . . � . . i �� .�. � . . . . . , ., . � ,. �:. . �,., i.�. _' . . _. ; , �. i 1 " ' ' � ' ' ... ��T��T� �� __. . . � . . �i �i� �i 't i ' � ' I ; � f�l .�•� .� ii' !i i �i' � �t' �� . � . . �':, � � !• ii�� E ! I� — ❑ ❑ �o . �� 'E� ,! . , [�dt' . . . � _ _ _.. ..___ _ West Exterior Conce�t R��O�'�D APR 2 2 Zt11;i c��r oF oRONo � � � � � 1 � Myrtlewood Road ��VED � APR 2 2 2015 -- - -- - CITY OF ORONO .. . . . . , . , ..-.� -� -� -�5�e�'ua; . ... � � _. - � � �. �... � � _...M.. _ _......... .r...�..`_` J 5 South Exterior Concept gC R� � � � � 10 Myrtlewood Raad R��v�D APR 2 2 2Q1� C1TY OF ORONO _ __ _ _ _ __ _ __ _ :. _ __ ._ _ __ _ __ � ; _ �, � �:�;!��!�I �� ;; il��', � �� ,. . �� ;.t: _ _ _..__ •x�,��:_�. � East Exterior Concept ��' � / � � � � 1 � Myrtfewoad Road R�c��v�° - APR 2 2 2n15 _�.___ _ _. , �oRONo � �� . } . . :� North Exterior Concept =�.�" � � � �i � � �4��euvaod Road ��'�'�°v'�� Paeo&Pe�gola Above � APR � � 2015 ; �ITY OF ORONO � c��t c�,&s�� c�a r� _ , � h,...�,...�, �. � 3 ;1 � E� ' i' i F�tura Game Aru �i Futun Matia A�ea � �1 i; Ftuure Guest Suik ;{ s� � �; , � ..------ _--��-----------....._...___--f Hallway 1't• `� R _ . . �_.....„""_ ' _��-�-_-�+. •_.�_� _""'__'_�� _ . " �._i�T � �tC�12NCd� $OD(3gt ^�� V• ��- Jrl�� Uocxcavated - -�,..,....N.------�.. �, Unexrav�ted Unexcav�ard . Lower Lrvel Concept 2,475 5q.Fk �� 1 Q M rtlewood Road ��VED - ------ - y �� ? 2 2a�� . �_______.._ ---,�! � cmr o�oRONo Scrccn Porch 15•b x l6-U Torr¢al Dioing , �9-�I X��7 FnumW'nlw � � i i I�l�� R1"H�d&wok�. 'a.l�lu . � � B�e��LL.9fii' . i Ya.;X:.'. ❑� i . ... Ch.n�u� � � . ' ... _ ............. __........,......"' ""...._....... C� i ._'_""_�"'�_'___, _' . � , i i ` � ._..___�Y.___.._..__�� i i + welk-�Q ; � •'� ;� --�—� � ' @ , �` i . � a . x . Pantry ,!��; i : ; . , ya r.,� � i � : ' � II�cNcira�lral - � i � M1T- lIi % �s , �;;'. Great Roam � « , �,� _ .��.a .. � 15-6x2I-6 ; ; ; '_ � ,s ; � � ; ' � � V * Mud Room O � � Kitcl�cn ; i � � + Master Bedroom , � h4aster _ � 5-11 x 14-0 R �" x .. ]9-6x 15-4 � � 13-7x 17-1 � � � �� . . -',- - ` ... .,.� � r� � 1 2!.{d 1 IA �bda4 ._"' 'Y '_ "",.___ � ,t �] � �3 .. ' � pu�oM :._ . . _. � � ; - • a ,- �.� �� ...,._.----��-�..,.__...._---�-- ---------- e ' ! y� � ' , = 7 C�� 2f EF11Pf Hfl�� _ _ _ .... k` � St � u�ea �� e'' � j s — �r�a,.,,�m __:--- ...... � � O .____._...:, W�« _ �_._wu_ � �n�cbmoP.b. : 3-Ca[GS�age - y I nn-�. 12-0 x 22-0&22-0 x 24-0 — ' � .. . f �,-----. u a�seo� - �i_._�;. /� '�1 � . Master , w.,.� , � • - I , � f Fkwrinj.Ceiliug ' � . I � �OSCI i _ � !d�$lGm � ' �.. � .._ ..': . . �—: • ; .v�r�� I l.. !,� `' _yL=_ [� ' HL • � �``` // ��-�`� 1 � � t �,� � � i .. _ ...__"'U"_"'_._.'_.. _' _...._ � I ........� � __' -.., � "�.... �...._— 1 � irYq � �R =' — y .,i�- � � _"___''_—_,....._... .M1! � '1,J . �f' � � r_.... .. ..--- ' 3 ` 4 � � ':•:�� r i hiMYRR'�NfOP': �, --_. �"�� ,_._._ � CovecedEnCry r.-�„.,�y;�,,_, ,. _..,_._. . � ° , � � First F,oa�COncevt ___----- -------- � - 2,s�a s�.F� � , ; �� 10 Myrtlewood Road R��yED '� -------- ---------------�-�-,�' APR � 2 2015 , �.. _ I �`� � • ClTY Of ORONO I o a --� ---- Ne3rot�m-2 �, I$-5 x 13-5 t_____� L�_� ❑ � � ° Bath � Up�ri Grcaz Rrom 9edroam-3 ----�� ' ` Walk-In i 15-6 x 12-0 � � O � _.__ _ _ ❑ I{ \ � : � I Acti�i�y 1 Lean�ing � � 17-0 x 10-t0 � ,Walk-ta s �.��or�,; ' ' a O , �� '� I _--------—__._....____ z —--- - ---- ' � � ss�a j� ` �� '� noax �, .om.:-. . T Z . . . \` _....,.,.. { R S , � �,, 1 - � � , - -.. _ _ . � __ �� Bcdn�om-4 :, {-------- �u"�ry 12-]l x 94-[ �� ' 7-2 x S-7 � \ • �'`_____ _ \ u• � �� E _ � � .� . � , . .._""" _ "__p� '_ '_"""_..........'..""""""_._.__._. � � LaOe; , ��'� ❑ ��... 7-1 a6` � � �� 1 �. .. ... ' ... . .' �. � ' ............ ......... , /'— I .....__. .....�_�..� I • � I � , � i � ------' �------� Second Floor Concept i ' , �_-- :-__ � . : 1,b08 Sg.Fl ...._.___ ___.__..__.._. •.. ____.. ;. ---- ------- I � '" , -------- - � .___.'..__ c_:___..: � � ��..... .....�— ----.__.. _...�-- • , °`1� � I' � � PC Exhibit E City of Qrono ' 40�,�1 Hardcover Calculation Worksheet (5 � Property Address: 10 Myrtlewood Road � ` Date: `�trsN��` Prepared by: paul Cameron 4.21.15 Stormwater Quality Overlay District Tier: {Circle one) Tier 1 Tier 2 Tier 3 �er 4 Tier 5 xempt 5tep 2: PROPOSED F+ARDCfli�ER �/V elVlt Oh� '�t+ J'h �V+`Ti S In the following tabie,identify all items of proposed hardcover o�e pra�erty, keyed by ietter to Certificate of Survey {survey must accompany this form). Include a!!existing Ftardco�er items that are intended io remain,as well as all proposed hardcover items that wili be added. Use as many lines es necessary to accurately depicf proposed hardcover status of the property. Far Tier 1 properiies, identify any features by letter which are split at the 75'setbadc line and cafculate hardcover s uare foota e se aratef for each ortion. Survep em (Describe) Length x Width S uare Feet m 24'x � S.F. A S.F. e 3 357 s.F. C S.F. � Govere P r h s.F. E S.F. F Cc�n orC S.F. G S_�. H S.F. t 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 Tota1 Pro sed ��f!!C� P+�� J �- S.F. Exci dable Hardcover See C Cwde Snc 78=1884; S.F. S.F. S.F_ S.F. S.F. 2 Totat Excludablc Hardcover S.F. 3 Net Pro osed Hardcover 5ubtract line 2 fran[ine 1 S.F_ 4 Tota!Lot Area 5(1 S.F. Proposed Hardcover Percentage ((3)+(4)] 9_53 � paCket Last Updefed.' January 201 S Thls is an intom►etion paaket reger�nq Hardcover. Every effori has been made to insu��inffonnatton oontafrred herein; however,H a�ry Ir�fame#ion fs not co�slstent wlth provisfons of the Clty Corle,the Code p slons wA peveil. P°�°� APR 2 2 2015 r.mr�F�Rnnu� :� � � � � � � PC Exhibit F Melanie Curtis From: Melanie Curtis Sent: Friday, May 01,2015 1:23 PM To: 'Paul Cameron' Cc: Travis Van Neste (travis(c�vannestesurveying.com} Subject: 10 Myrtlewood Rd/#15-3735 Paul Our engineer has reviewed your submitbed plans for the varianoes at 10 Myrtlewaod and has the fallawing commerrts: i. For the building permit the applfcant will need to conform tfie city Survey and slte Plan Standards -Ail underground utilities depicted, top of wall and bottom of wail efevations provided for all proposed retaining wa�ls, and will need to dep�ct the erosion oontroi plan. 2. Based on fihe spot elevations provided it is likefy that the retalning wall on the South side of the house will require an engineered design. 3. The house is currently on septic however sanitary is available. Our septic official should review the system for sufficienqr with a larger home. Also an afternate septic slte shouki be de�icted for new construction. �lease provide dar�cation regarding your intent to oonnect�o dty sewer far the new home. Please address the above issues for our oontinued review. Please let me know if you have any questions. Melanie Melanie Curtis, Planner Dlrect 952.249.4627 Planning &Zoning Office 952.249.4620 275d KeEley Parkway,Orono, MN 55356 Email: mcurtis(�ci.orono.mn.u,� Webslte: www.ti.orono.mn.us 1 ' � �� T ,�-��_ ��,�,: k � � ,T�'� � § � �;� '",� ,,�R q � ��. � '`� 4 '� � � ,�',�� ,�� . _ _� �01�U ``� � . � �x � � ,.� :.� � �'� �,; � � ��° �. ; '� a�� ' �;,. s g 1 ,� � � � `„� �"�n� ` a « � �'�"1 c>� �� @a � ' � � a . i � � ( 0. . `_.,, . _ a , , '' g ,�kfSHo ,� . ��`� � � �� . �� ; � �� ? �� ` � — x K � � �1 ...,� � t�� .._� � # . { � T < r, .. .� " �..: �.� � ... �... � �� 3� � , � '� `# �� # �Y � P :� . �,@gend R�3 M �. f . � �� ~� j�� .+� r � � , '� '�� ; �. � � '� � , � .* �. a Railraad "�" �g �. ,� �: * �, f�.� "- } � City LJmits � A �� " � � ,� � ` �> ` � � ( ] Parcels(3-1-2015} , • �� „` �� r r � � � Shoreland ,, � , , , ,, ', � �� Y , _ , _ � , ..s. . . � � ,. � Ove Di9trid BC } � • • ,,'�„� �� k ,'� � �`� � . � � , '+� "." -- Shoreland�verlay Streams - . _ . , . , � , � � , � � , � , , _ � . ,� � �+► �, ,..� � q� Q �� A�..,� � _ � �� "'� � � Basin Wetlands e o.7 � , 4 c 4 � _ 3 � F ' � ..: e' " F ,. +� � f� ' " , '� , � `''."'�' ��.: , � ] Shoreland Overlay Lakes � � ...,>w E - � . . � , � �� - ^` +��` � � ' � ,. �, �� +� , Sh roland Overlay Dis �. ' � . � , ��' � trict � : .,,+ +� ' t � `,. :,. , _ +��'` ` Leke�hore ebec k $ �( ' .� �. �"1k,.°s, �� . . . � � � � �'� �. ��,:- � � � � -� � Pf00aded TAWAsriss R i�� - � � �< ,,� �� n�� l �. ' , _ , , . r : T � � � Induded Flaodpldn rt � � _s � �� { " � : m , � �,,�; „ :.,. � � �? ,, � y , , • � � , �� -, : . =.A,� �� ' - - 9tQrmwater Quality Overlay C ,�. L_ 7 �� -�� '� Tler 1-2596 �� . '" , � 8 � •,� �a �" Tk►2• 0% � q . � 3 , . : +y� � � s. �,�� "� � ��; � ; ' Tiw 3576 y � ,. �.I� r�. �:�� , �� ,� ,, � Tbr4-5016 °•�� ^'Y s s,9if W �. '� �� .r,� � � � ��,u�x ;�. ��'. �: i r�era-asx . t � . �, # � p .� �..�� s�� . .: . . .4 , , , �� , . .� , � � naMu • �. � , ,..._ � r� �� . . ,�, �. ; � �� ' � , ' � �^9sac� � ' _ ._ �� 4,� � 6 ' � 3 T �'4'� . ��3� �'ili �,y _ ,.�t� � . . s � ! I ��+, . .a. . �.�� ' � 1 �� L 4 . � .. ,. �� . � + a . �,R.,...�. - ,. t .sr4 ��. *. , � . � �� ^ Y �' . � I . � � , �A4. k . Y��,? a � y f ..._. { }A ur �M� ''�� t''k�.� , � � ' u' ��^ A�`� � '! n�'�� _� i '.� � � � �� i ss �...z :..`��'�, � .� .. � }� �_. , �i,-;:-� ..� � . .�.�� •.� , �'�. d' 't .,. �. . :..S:n'� � .� � , - =4 te-� �k �-�`� , . . - ..� ' ;.,x . +- .. --� My, . �' �r � � .. �. � � T � £.,�. a� .., r M � w ....� . x.:�. y , .. �...Y � .,��F _ I, -_ � �"' � "�. .. a"%^ * . �"6 i 3�w .. ." � : .- . � . ,� . � �� V i , Y. r� � , �, .. . _ , � , , " �, `'' `�._� , �, { � �" �S � '� � � �* ,�� "�} � �� " 15-3735 �� ,„4��F , R '`�.�. 1f�� T„' �' . �. � �'��- `� � � �'� ��> ° i�,;ip � � � �� . � f�yy.x, � "�' � 'a�'� ' �`� � �.�a, � �� s �',.�'� � , . , ' .. - � , � �,,�a 3 � ,� � n .c�, �s`.` '�' �r�"� �"` , � . �y��p ' .. > . . �`^-=+�..•�. �1." .. x '�....w . ....�.�:�. a��_�vi ohcY4nr. — 7M�M.wfy la ndths�IKYM r«sNd m�p nor■ � wrtv�y ind Y no1 IM�nd�d to 6�uvd u sn�.Thl� � dwrlN h�moplMbn of nm�da.Y�fo'm�1kry�dM� � 0 66 FBlt � lonhd In rrlou�dry.co�ry,ind O�h ofllan,rM afh. muro.aR.dry tM�ro■lwnn,wid I+to M�for ^ nMwwWTo+�enN.lMqqdO�aneknat Y/ O Boltvn&Mehk,Int-Web GK 5/U/2015 3:18 PM rrRnn�<Ih1�Im uwlmmmrYu hwrM m�IN�M. PC Exhibit!i Sec.78-72. - lots of record. {a) A lot of record is any lot for which a beed or registered �and survey has been recorded in the office of the register of deeds or the registrar of titles for Hennepin County prior to January 1, 1875, and after approval by the counci( if required. (h) A lo# of record lacated within an R (Residential) or RR (Rural Residential} district but not within the Shoreland Overlay district, RS Seasonal Recreational district, or any of the LR-Lakeshore Residential distric�s, which does not meet the requirements of this chapter as to area or width may be utilized for a single-family detached dwelling purpose, provided that in t�e judgment of the council or administrative approval by the planning director, such use does not adverseEy affect public heaRh or safety and the following requirements are met (1) In R districts of one acre or less and served by public sanitary sewer. A lot of recard existing upon January 1, 1975, in any R district of the city of up to and including one acre, which lot is serviced by public sanitary sewer and which does not meet the requirements of tl�is chapter as to area or width only, may be utilized for single-family detached dwelling purposes without cauncil approval if all other requirements of the underlying zoning district are met, including but nof limited ta required yards, setbacks, lot coverage by structures, hardcover, etc. Hawever, the lot of record shall not be more intensely developed unless combiRed with one or rnore abutting lots or portions so as to create a lot meeting the requirements of this chapter. (2) In R or RR disficts of greater than one acre and served by public san�tary sewer A iot of record in any R or RR d�str�et in the city m excess of one acre wh�ch does not meet the requ�remencs of this chapter as to area or width only may be ut�l�zed for single-fam�ly detached dwell�ng purposes by administrative approval �f the planning director fmds that the followmg cond�t�ons are met a It is at least one acre in size. and the average w�dth of the lot�s at least 100 feet; b. It is served by public sanitary sewer. and c. It otherwise meets the requ�rements of this chapter or other applicabfe Code provisions_ (3) In R or RR districts not served by public sanitary sewer. A lot af reoord in any R or RR district in the city not served by public sanitary sewer must meet the area and width requirements of this chapter and shall not be utilized for singEe-family detached dwelling purposes without council approval. Administrative approval may be granted for a Iot of record not meeting the lot area and width requirements if the planning director finds that the foflowing conditions are met: a. The lot area and lot width each meet aE least 50 percent of the district standard. b. Suitable primary and afternate septic sites are identified on the property and are protected from future development by execution of a covenant. c. All other zoning ardinance requirements must be met, including but not limited to the following: 9. Setbacks. 2. Hardcover. 3. Lot coverage by structures. 4. Aooessory structure requirements. (c) A lot of record located in any shoreland district, inGuding the Shoreland Overlay district, RS Seasonal Recreational district, and any of the LR- Lakeshore Residential districts, that does not meet the requirements of this chapter for lot size or lot width shall be subject to the following regulations: Page 1 (1) A nonconfoRning single lot of record may be allowed as a building site without variances from lot size and width requirements, provided that: a. All setback requirements can be met; b. A Type 1 sewage treatrnent system consistent with Minnesota Rules, chapter 7080, can be installed or the lot is connected to a public sewer; and c. The impervious surface coverage meets a!f hardcaver location and square footage restrictions of this chapter and the total square footage of hardcover does not exceed 25 percent of the entire lot area. d. All otf�er zaning district standards can be met (2) In a group of two or more contiguous lots of record under a common ownership, an individual lot must be considered as a separate parcel of land for the purpose of sale or development, if it meets the following requirements: a. The lot must be at le�st B6 percent of the dimensional standard for Iot width and lot size for the shoreland classification consistent with Minnesota Rules, chapter 6120; b. The fot must be connected to a public sewer, if availab(e, or must be suitable for the installation of a Type 1 sewage treatment system consistent with Minnesota Rules, chapter 7080, and local govemment controls; and c. lmperviaus surtace c:overage must meet all harcicover location and square footage restrictions of this chapter and the total square footage of hardcover must not exceed 25 percent of the entire lot area; and d. Devefflpment of the lot must be cflnsistent with the comprehensive plan. (3) A lot subject to either subsections 78-72(c}(1) or (2) remains subject to the hardcover restrictions of this chapter, as follows: a. Where the hardcover square footage allotment as calculated based on the assigned #ier exceeds 25 percent of the entire lot area, hardcover shall be limited to 25 percent of fhe entire lot area. b. No portion of the impervious surFace square footage affowed shall be placed within in 75 feet of a lake OHWL or tributary bank, except for those items normally allowed in such iocation as regulated elsewhere in this chapter. {4) A lot subject to subsection 78-72(c)(2) not meeting the requirements of subsection 78-72(c)(2) must be combined with the one or more contiguous lots so they equal one or more conforming lots as much as possible. (5) Notwithstanding subsection 78-72{c)(2}, contiguous nonc:onforming Eots of record in shoreland areas under a common ownership must be able to be sald ar purchased indi�idually if each lot contained a habitable residential dwellirtg at the time the lots came under common ownership and the lots are suitable fo�, or served by, a sewage treatment system consistent with the requirements af Minn, Stat. § 115.55 and Minnesota Rules, chapter 7080, or connected to a public sewer. (6) In all variance requests, zoning and building permit applications or conditional use requests, the property owner shall address, when determined as appropriate by the city engineer or city staff, stormwater runoff management, reduction of impervious surtaoes, setback increases, restoration of wetlands, vegetative buffers, sewage treatment and water supply capabilities, and other conservation-designed actions. (7) A portion of a conforming lot may be separated from an existing parcel as long as the remainder of the existing parcel meets the lot size and sewage treatment requirements of the zoning district for a new lot and the newly created parcel is combined with an adjacent parcel. Page 2 (Code 1984, § 10.03(6)(A}; Ord. No. 4 3rd series, § 1, 5-24-2004; Ord. No. 92 3rd series, § 1, 3- 26-2012; Ord. No. 95 3rd series, § l, 10-8-2012; Ord.No. I08 3rd series, § 1, 7-8-2013) Sec.78-420. •Area, height, lot width and yard requirements. (a) Height. No structure or building in the RR-1 B district shall exceed 2'/stories and shaEl not exceed 30 #eet in height except as provided in section 78-1366. (b) Lots. The following minimum requirements shal! be observed: Side Ya�d Lot Lot Front Side Rear Adjacent Area Width Yard Yard Yard ( ) (feet} (feet) {feet) to Street (feet) acres (feet) � � - ---------:�__�__ � r � ��;»'`� — -- --_ -�I� ;-� 50 �',,s. -- �..- _� � _ � -_ � -- . -_! -- __-- ___ _ _� _� ---.-- {Code 1984, § 10.28(5); Ord. No. 18 3rd series, § 3, 9-27-2004) Page 3 . PC Exhibit 1 RUIV DATE:U4/20/2015 E{ENNEPIIV COUNTY PROPERTY INFORMAT[ON SYSTEM(PROPERTY OWNERS LIST) PAGE:1 38 36-i 18-23 33 0009 BRYAN K&RYNELL FREELAND 10 MYRTLEWOOD RD SRYAN K�RYNELL FREELAND 465]0 W LI'I'!'LE MCDONALD DR DEM'MN 56528 38 36-118-23 33 0010 PBTER R&MARY N BOYEE 20 MYRT�EWOOD RD PETER R&htARY N SOVEE 20 MYRTLE9VOOD RD WAYZATA MN 5539� 3S 36-11&23330013 LI3A lAMESWEATE�RS IS MYRTLEWOOD Rf? LISA J%tMFSWEATHERS 15 MYRTLEWOOD RD WAYZA7'A MN 5539! 38 36118-23 33 0014 STEVEN J RYAN&ANNE E RYAN 25 MYR'[I.EWOOD RD STEVEN J RYAN&ANNE E RYAN 25 MYRTLF.WOO�RD WAYZATA MN 55391 38 36•1 l 8-23 33 OOlS lESSICA M BROWN 45 MYRTLEWOOD RD IESSICA M BROWN 45 MYRTLEWOOD RD WAYZATA MN 55391 38 3�l l 8-?3 34 0001 WAYZATA COUNTRY CLUB 38 ADDRESS UNASSIGNED WAYZATA COUNT[iY CLUB 200 WAYZATA BLVD W WAYZATA MN 3539: 99 Ol-]l 7-23[2 OOII l WAYZATA COUNTRY CLUB 200 WAYZATA BLVD W WAYZATA COUN7RY CI.UB 20D WAYZATA BLVp W WAYZA'CA MN 5539: 94 Ol-117-23 2l 0002 WAYZATA COUNTRY CLUB 21 l WAYZATA BLVD W WAYZATA COUNTRY CLUB 200 WAYZATA BLVD W WAYZATA MN 5539: 99 Ot-1 17-23 22 0002 BRYAN K&RYNELL FREELAND 231 WAYZATA BLVp W BRYAN FREELAND 445[D W 41TILE MCDONALD DR DEMMN 56528 p��C�� I� C APR 2 2 2015 cmr o�oRONo �`�� I C&RTIFY THAT TF�FACI'S REPRESENTED ARE AN ACCURATE AND TRUE 1tEPRESENTATIpN OF]NFORMATION A5 IT APPEARS i"HIS DATE ON THE REC RDS OF THE HENNEPIN COUNTY RESIDEIQT AND REAL ESTATE SERVICES DEPARTMENT. DA7'E: `�'�','�1 S gy; � RECEIVED APR 2 2 ?_015 C1N OF ORONO �� 7 � � �`o� R�6 R� �, �'n L-�-�1�� '`' ��c� 0�-e. �S �!f� r h� ! �i+�t A D J A C E I�T P R O p E R T Y O W N E R S' A C K N O W L E D G E M E N T F O R i I A A �' � {we� �'h�v�en B��+c /Qy"'� of �2 S /j7y�fle w�Y d kd [print name(s}} [print address] have reviev�ed the pians for the proposed improvement or proposed use of the property Iocated at /0 /yl�.�r/,�wo s� ��a�so referred to as Land Use Applicaiion Na. I (we) understand that in executing this acknowledgement, 1 (we} am (are) not asked to dedare a�proval or disap�roval of the property or use but metely to confirm for the City Council that I {we) am (are) aware of the improvement pfans at�d that the proposed neighbors project or use�equires Co�cil approval. Property Owner Date �roperty Owner Date If you have any infartnation that may assist ti�e City in the review of this Land Use Appliption, please submit your commenfs to the Buifding &Zoning Office at�east '�0 days prior to the scheduled meeting date_ .+w►w.tw,t*wwww*�:ay.+rrrW►raaa�r+.f*kar,��st.ww•+rk�rw+►w�:w�rrrwaarfa►re,�,wri�,rs►wtrr.r.�as+rrr,'�aa+wwrrtwr,rmw,w��•++rwtir«r�r«tiwtw�w�y ADJACENT PROPERTY OWNERS' ACKNOWLEDGEMENT FORM i (we) VE3Syc.� .Or6..�n _of_yS N'>y�k.v�el �t� [print name(s)� [print address] have reviewed the plans for fhe proposed impro�ement or praposed use of the property located at j� /V)y.��J�,vo�d R� also referred to as Land Use Appiication No, 1 (we) understand tfiat in executing this acknowledgement, 1 (we) am (are) not asked to deciare approval or disapproval af the property ot use but rrierely to co�rm for the City Councii that I (we) am (are) aware of the imFrovement plans and that the prvposed neighbo�'s projec#or use requires Councl!approvai. � I Pr��tl.� �- 1 � �fDw�'+�oG�j�'OWn/� �C�GU Pro rty Owner Date e d1. Property Owner Date ff you have any informaiion that may assist the City in the review o�this Land Use Applica�on,piease subntit your comments to the Buildmg &Zoning Offlce at feast 10 days prior to the scheduled meeting date. RECEfVED Packet Last Updated: Januery 2a�5 Pege 15 APR ? 2 ?t�1� c�nr oF oRon,a .�� H��w��,e,,� �dn�o�� 30 �M �r► �.a1. 1.� a►,� Id'o� am ��)S' ADJACENT PROPERTY OWMERS'ACKNOWLEDGEMENT FORM �� 6� �,�� t(we) �t�r �'�'1��y �6u�t-- of �o /7'�j�f�lewoad /�,c� [print n me(s)j {print address] have reviewed th plans for the proposed improvement or proposed use of the property lacated at /Q mYn tlt wa�,� i�d also referred#o as Land Use Application tdo. 1 (we) understand that in executing this acknowledgement, i (we) am (are) not asked to declare approval or disappro�al afi the praperty or use but merely to confirm #or the City Councll t�at I (we} am (are) aware of the lmprovement plans and that the proposed neight�or's project or use requires Council approval. Property Owner Date Property Owner Date If you have any infarmation that may assist the City in tfie review of this Land Use Application,please submit your carnments to the Buiiding &Zoning Office at least '10 days prior ta the scheduled meeting date. t#�RiY�Yri.�eii�k�Mfi�Nt��'MeIrMA/r*ff4►R�ftfrw�MMR�R*NwNr*Nt4f��kl`AwtfRa}f��MrlrMkt*�F*ff4MlflNr�FiYrr�kt�f�4�h!!K!1Ir1MMRf�1r4t1srriifwM�F#a ADJACENT PROPERTY OWNERS'ACKNOWLEDGEMENT FORM I(wej `��Sa lahvr {��.,�y.t' of_ fJ� /l7��ly�FOt Qd [print name(s)] [print addressj have reviewed the plans for the proposed improvement or proposed use of the property iocated at /D /1?�.rf/�k,os a! �,c�also referred to as Land Use Application No_� I (we) understand that in executing this acknowledgement, I {we� am (are) nat asked to declare approval or disapproval of the prvperty or use but merely to confirm for the City Council ihat I (we} am (arej aware of the improvement plans and that the proposed neighbor's project or use requires Council approval. ''`�' � �� Propert wne� Date ��I /�� pe �� Date tf you have any information that may assist the City in the review of this Land Use R�C�jy�� Application, please submit your comments to the Building &Zoning O�ce at least 10 days prior to the scheduled meeting date. aP� 2 2 2��5 C1N OF ORONO Packat Laaf Updatsd: January 2015 Page 15 � � � � � � � � ..,' Hennepin County Locate & Notify Map pC �hibitJ t'rowded By Resident and Real Estate Serv�ces Department pate 4�2p/2015 n�a /� � 36-118-23-33 36-118-23-34 / �,E; � �n� �. � _ -- �, � --- --- _ F� I�` f,74; J1 � I � 1 .-�._...��...__._.�� ' . ....R._,_.___.....__ _.....�.� � ; i � - 3-33 ,: � ' � , „ ' 36-19&23-34 i ` � _ � Vr''y"� - ��i � �,�. �_ ... ..'''�,;,;"n � "�4.�� !.' �\ + �� _'� �_�. 1-117-23-22 01-117-23-21 ' i t�t ti; 01-11 23-22 01-117-23-21 Buffe� Size: 150 feet o so �20 2�0 � Map Comments: � � � � � � � � � 10 MYRTLEWOOD ROAD �� For more iMormation contact: MN 55391 [��CE�VEp Hennepin CountyGlS Division 300 61h Street 5outh Minneapolfs,MN 55487 �p� ,_� � 70 i5 g�s.ir�fo�hennepfn.us cmr oF oRONa H�� 7 � � � ' . Date Appliption Received: 04/zz/15 Item No: 3 Date Application Considered as Complete:04/22/15 60-Day Review Period Expires: 06/21/15 To: Chair Leskinen and Planning Commission Members Jessica Loftus,City Administrator From; Melanie Curtis, Planner Date: 14 May 2415 Subject: #15-3738, Kuhl Qesign Build o/b/o John and G�rndy Bowlsby, 1025 Spring Hill Rd, Variances Public Hearing ----------------------------------------------------------------------------------- Zoning Distrtct:LR-lA,One Family Lakeshore Residentiaf,2-acres/20a' Lot Area: 5.94 acres(258,818 square feet) Lot Width: ±fi80 feet at OHWL&t700 feet at 100-foat setback Application Summary: The applicant is requesting variances in order to construct additions to the existing home and oonstruct a lake yard pool within the average lakeshore setback and within the required 1a0' setback from Long Lake. A variance to permit hardcover within 75' of the QHWL is also requested. S#aff Recommendation: Planning Staff recommends approval of the variances to allow construction of the eastern addition, and the proposed modiflcations to the portion of the home on the west. Staff recommends denial of setback and hardcover variances relating to the pool. list of Exhibits Exhibit A. Application Exhibit B. Practical Difficulties Documentation Form Exhibit C. Existing& Proposed Survey/Site Plan Exhibit Q. Proposed Plans and Efevations Exhibit E. Site Photos -Staff Exhibit F. Aerial Photos Exhibit G. Submitted Hardcover Calculations Exhibit H. IVeighbor Comments Exhibit I. City Code Sections Exhibitl. Property Owners List Exhibit K. Plat Map Pertiner�t Zoning Ordinance Sectio�s • Sec. 78-1217.-Classification of public waters. • Sec. 78-1279. - Placement of structures on lots. • Sec. 78-1fi80. - Hardcover restriction zones. • Sec.78-1700. -Specific tier regulations. . � FILE#15-3738 ` 14 May 2015 Page 2 of 5 Background The subjeci property is located on the north shore of Long Lake which is a recreational development lake for setback purposes;the home was built in appraximately 1977, prior to the adoption of the Shoreland Rules. Properties served by City sewer have a required 75-foot setback requirement from the OWHL(944.3'); a property served by a private septic system must meet a 100-foot structural setback. This property is currently served by a private septic system. The current owners purchased the property in 2014 with plans to make some changes: 1)An addition to the east portion of the home;2)Structural modifications to an existing portion of the west side of the home;and 3)An in-ground pool on the lake side of the horne requiring the follawing variances: Project Variances Needed Code Sections East 14'x 23'Addition Average Lakeshore Setback 78-1279 100-foot Lake Setback West Addition Average Lakeshore Setback 78-1279 Pool Average Lake Setback 78-1279 100-foot Lake Setback Hardcover w/in 75 feet of OHWL 78-1680 The average lakeshore setback line runs through approximately the center of the home;all three of the projects are proposed to encroach partial�y or wholly ahead of the average lakeshore setback line. The addition to the eastern portion of the home is proposed to be set back 84 feet from the OHWL,therefore lakeward of the 100-foot setback;the addition/modifications to the western portion of the home are ahead of the average lakeshore setbatk line, however will meet the 100-foot setback;and the in-ground pool is proposed to be 60 feet from the OWHL and therefore lakeward of both the 100-foot and average lakeshore setbacks, LOT ANALYSIS WORSHEET Lot Area/Width: LR-1A Lot Area Lot Width Required 87,120 s.f. (2 acres) 200' Actual 258,818 s.f. (5.94 acres) f680' C�OHWL&t700'@ 100'SB Setbacks: LR-lA RequPred Proposed Rear 50' No Change ±id4' East Side 30' No Change f280' West Side 30' No Substantial change±280' East Addition =84' Lakeshore 100' (non-sewered lot) West Addition = 103' Paol = 60' All proposed projects wilf be located lakeward of the average lakeshore setback line as follows: Average Lakeshore East Addition= 38' ahead West Addition= 15' ahead Pool= 65' ahead f • F1LE#15-3738 14 May 2015 Page 3 af 5 Structural Covera�e: The property exceeds 2.0 acres therefore structural�flverage limitations do not apply. Hardcover Calculations: Stormwater Overlay Total Area in Allowed Existing Hardcover Proposed Hardcover District Zone Hardcover Tier Tier 1 258,81$s.f. 64,704 s.f_ 27,706 s.f. wjin 75` 28,909 s.f. w/in 75' (25 90) (10.7%) �30Q s.f.* (11.1%) �1,OOQ s.f' *Note:The hardcover shown within the 75-foot setback is based on the hardcover calculation sheets prov9ded. However in analysis, staff modified the 0-75'zone calculation to include an estimated square footage of existing patio and flagstvne paver walkways within 75 feet of the lake which were not specificalfy calculated. Prior to placement on the City Counci) agenda the applicant should provide clarification as to the amount of hardcover existing and proposed within the 75-foot setback. ------------------------------------------------------------------------------------ lake and Average Lakeshare Setback Variances The average lakeshore setback line divides the home almost in half; all the proposed additions or changes are shown to be lakeward of the line therefore requiring an average lakeshore setback variance. Neighboring hames are over 400 feet away and are separated visually by exi5ting vegetation and/or topographic differences. The proposed one-story additions to the home will have minimal visual impact from the lake and will have minimal impact the existing views of the lake from the adjacent homes. Properties on Long Lake are subject to a 10�-foot setback for structures when served by private septic systems; a 75-foot setback is required for sewered properties. Currently the subject property is served by a private septic system. The property owners hope to connect to City sewer in the future; however, the current projects must be held the current setback requirement. 'Tfie existing home encroaches appraximately 14 feet ahead of the 7.00-foot setback line. The applicant's proposal includes modifying an existing octagonal room on the west sicle of the home to create a square roorn; this addition will be lakeward of the average lakeshore setback but will meet the 100-foot setback. The changes on the east side will result in the removal of a grade level deck to be replaced with a larger 14' x 23' enclosed addition completeiy within the average lakeshore setback and 100 foot lake setback. Finally, a pool is proposed to be constructed lalceward af the horne, approximately 50 feet from the OHWL and ahead of the average lakeshore setback, almost entirely within the 75-foot zone where no hardcover or structure is permitted. Hardcover Variance The portion of the application subject to a hardcover �ariance is the pool and pool patio surround within the 75-foot setback where hardcover is not is permitted. The pool is not an allowed hardcover encroachment within tfiis zone. Percinent Authority In reviewing applications for�ariance, the Planning Commission shalE cor�sider the effect af 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 effett FILE#15-3738 • 1 14 M�y 2015 Page 4 of 5 on values of property in the surrounding area. The Planning Commission shall consider recommending appro�a!for�ariances fram the literal provisions of the Zoning Cocte in instances where their strict enforcement would cause pradical difficulties because of circumstances unique to the indi�idual property under consideration, and shall recommend approval only when it is demon�trated that such actions will be in keeping with the spirit and intent of the Orono Zoning Code. Economic considerations alone do not constitute practical difficulties. 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. �, when in harmony with this chapter. The board or the council may not permit as a variance any use that is not permitted under this chapter for property in the zane where the affected person's land is located. The boarcf or council may permit as a variance the temporary use of a one-family dwelling as a two-family dwelling. According to MN §462.537 Subd. 6(2)variances shall only be permitted when: 1. The variance is in harmony with the genera! intent and purpose of the Ordinance. 2. The variance is consistent with the camprehensive plan. 3. The applicant establishes that there are practical difficulties a. The property owner proposes to use the properly in a reasonable manner not permitted by the official controls; b. There are circumstances unique to the property not created by the landowner; and c. The variance will not alter the essential character of the locality. Additionally City Code 78-123 provides additfonal parameters within which a variance may be granted as follows: 4. The special conditions appfying ta the structure or land in question are peculiar to such property or immediately adjoining property. 5. The canditions do nat apply generally to other land or structures in the district in which the land is located, 6. The granting of the applicatian is necessary for the preservation and enjoyment af a su6stantial property right of the applitant. 7. The granting of the proposed variance will not in any way 9mpair hea{th, safety, comfort or morals, or in any other respect be contrary to the intent of this chapter. 8. The granting of such variance will not merely serve as a convenience to the applicant, but is necessary to alleviate demonstrable difficulty. Practical Difficulties Statement Applicant has completed the Practical Difficulties pocumentation Form attached as Exhibit B, and should be asked for additional testimony regarding the application. Practical Dlfficulties Analysls 5tafF finds that the location of the existing home which currently encroaches into the 10�foot setback makes it difficult to make modifications or additions to the lake side of the home. The property is large and wide;there is a 23 foot elevation difference between the lake level and the home which offers a feeling of spaciousness and screening from any visual impacts resulting #rom the location of the home. The existing home is one story and only one story additians are proposed. The applicant's proposal to modify the existing room on the west side of the home from an octagonal configuration to a more standard r�om with squared corners partially ahead of the average lakeshore setback results in no encroachment into the 100-foot setback; a portion of the existing odagon within the average iakeshore setback on the west side will be 1 • FILE#15-3738 14 May 2095 Page 5 of 5 removed. The addition proposed on tt�e east side results in a new 14' x 23' portian of the hame completely within the 100 foot lake setback. Due to the elevation change ftom the lake level t4 the home le�et the two additions to the home may not be visually apparent when viewed ftom the lake. Further, it does not appear that the adjacent property owners will be adversely impacted by the two additions to the home. Staff finds that there are special cond itions relating ta the existing home and property which support granting the requested lake setback and average lakeshore setback variances for the additions. The proposed pool will be located within the average lakeshore setback, within the 100-foot structure setback and almost entirely within the 75-foot zone where no hardcover or structure is permitted. Staff finds that although the visual impacts af the pool will be minimal from the lake and from adjacent properties,the setback and hardcover variances would serve merely as a convenience to the owners as there are satisfactory alterna#ive locations where such an amenity could be located an the property. The granting of variances to permit a pool to be located 60 feet from the OWHL of Long Lake is not consistent with the goals of the comprehensive plan nor would it be in keeping with the intent of the Zoning Code. Based on th� information provided it does not appear tfi�at the applicant has proven practical difficulties which support the granting of setback and hardcovervariances to construct the pool as proposed. Issues for Consideration 1. Dves the Planning Commission find that that the property owner proposes to use the property in a reas�nable manner which is not permitted by an �fficial control? 2. Does the Planning Commission find that the variances, if granted, will not alter the essential character of the neighbarhood? 3. Does#he Commission find it necessary to impase conditians in orcier to mitigate the impacts created by the granting of the requested variances? 4. Are there any other issues or concerns with this application? Staff Recommendation The Planning Commission should evaluate the practical difficulty criteria against the requested variances and make a recommendation to the City Council. Planning Staff recommends approval of the variances to allow construction of the eastern addition, and the proposed modifications to the portion of the home on the west. Staff recommends denial of setback and hardcaver variances relating to the pool. ' . pC Exh�bit p` CtTY �JF QR�NO VARI�rNCE APPLICATIDN StreetAddness: Application# �Jr"3� �O�Q Or000, MN 55356 y Date Received: -� Staff: Main: 952-249-4600 Fes: $700 � ' fax: 952-249-461 fi Renewal: $350 ��l v �G1� Of j�ox 6fress: After-the-fact: $1,400 Double Fee ��sHo� Crystal Bay, MN 55323-OOfi6 Escrow Fee: $700/$2,500 This application form must be completed in #ull. Applicant will be notified within 15 days as to the status of the application. Incomplete applications wtll not be placed on Planning Commission Agendas. PRQPERTY INFORMATtON: Site Address: t Z 4 ��h � �d Property Identification Number{ !N): 24t1 gL3� �3000r Date Property Ac�uired (monthlyear): y��j ❑ Yes, I own the adjacent parcels. � - Zoning District: APPLiCANT INFQRMATION: (Complete tegal names and marital status required for each interested party) Name: 1�� /�,�,{�p�_ Phane: q�Z.- A�S� ��'� . � Altemate Phone: �rZ- z��--��,q.z, Complete Address: ��r S� S — City, State 8 ZIP • ��, �q3 " - _— Email: ��, {a r�yh.,�.iid �dw� Fax: 'SI" LS4'-83aD , — OWNER INFORMATtON: (Complete I ai names and marital status required for each interested party) Name: ,, t a � d Phone � F _ y _ Alte ate Phone: Z- Zt,p� �-33 Complete Address: t S � � City, State 8� ZIP r�K� � � Email: � u ��, Fax: DESCRIPTION OF REQUEST: Describe the �eques# in detail (attach additional sheets if necessary}: ,� �{�y� S L � t,� , f�rt ` � t� f •♦ 1n�t � � K . � � �t l4. .. {t, � _A R�� TI�,� I srn fr`� �C.=�,u...�L�'� � -�.�+��!-,��'i�t'� 1�� 4ti� - '�I�h fO+��S�, t:��c. _ �.hdf� r,.v► P.�urE�'e+nnU't��.��k�'�. . ED R 15 Padcet Last Updsfed.� January 2015 ^ � � � � ,�.) CIiY OF bRONA � REQUIRED SUBMITTALS: A[I of the following information must be submitted by the application deadline date in order for your application to be processecE. Not . -. : � rA ;� ; r , :-. Enc�osed APpficabie �... J.�i . .� . . . . �. )F • . .. . � � � :ya � ��r. � ... .�:�: ❑ ❑ Variance A lication Fee D �J Escrow reement.si ned and Fee O ❑ Pre-A iication Form L7 Variance icalior�Fixm _ ❑ O Practical Difficulties Form p O Get�ifk3d Pro ers last . - O ❑ Surve meetin ALL requirements CI -D P �ed PJans C3 ❑ Hardcover Calcuiations fl :L] Se tic S tem Site�v�liia�or�'�te". � ❑ � Minnehaha Creek Watershed District(MCWD) Permit or Documentation from MCWD statin no ermit is re uired �1 E7 Atl'acent Pro �nme��wfed iernent . . —... � ❑ ❑ Data Privac Adviso Form APPLICANT AND/OR OWNER: . Agree to provide all information required or requested by the Planning Department, • Agree to pay addftional fees (stafF time not covered in the original fee payment) and/or consultant expenses incurred in review of this applicatian, and • Certiiy that the information supplfed is true and correct to the best of his/her knowledge. The applicant and owner recognize that they are solely responsible for submitting a complete applicatfon being aware that upon failure to do so, the staff has no akernative but to reject it until it is complete or to recommend the request for denlat of the request regardless of its.potential meri#. • Acknowledge the Escxow Agreement is completed and signed. . The Owner hereby acknowledges and agrees to thls application and further�authorizes reasonable entry onto the property by City Staff, consultants, agents, Commission and Council Members for purposes of investigation and verification of this request. • Applicant and/or,�wner acknowledge they must be present at all scheduled review meetings of the Planning Commission and Councfi. If an applicant and/or owner is unabie to attend a scheduled meeting, please make arrangemen#s�to have an authflrized representative a.ttend in place of the applicanUowner and advise the City Planner assi ned to ur roject. Applicant's Signature: Date: ��' ��' ApplicanYs Signature: Date: pwner's Signature: Date: �� S � Owner's Signature: Date: �"t� �` �� RECi��VED Packet Last Updated Januery 2016 AP� 2 Z ZO�� Page12 � � �] � � t � . 5•� 1 - cmr oF oRONo � , PC Exhibit B Practical Difficulties Responses 1. "The property owner proposes to use the property in a reasonable manner not permitted by the Zoning Chapter" The property is a single family residence, use of fhe property wi1►not change from iYs cument form 2. "The plight of the landowner is due to circumstances unique to his/her property not created by the landowner" The cument location of the home in non-complianf due to the placement af the adjacent properties not landowner. Poo!location ►�quest is due to nafural drainage and filtration fhat cumenfly exists and the fact fhat no other area would accommodafe a poo!without affecting the drainage and filtrafion for the lake, not due to any financia!concem. 3. "The variance, if grar�ted, will not alter the essential character of the locality" Ther�e will be NO adverse affect fo any neighbor's sighfline, any boater on the lake or the loca/character of the landscape. 4. "Economic consideration alone do not constitute practical d'rfficulties if reasonable use of the property existing under the terms of the Zoning Chap#e�' There is no financial gain by thrs►�equest. Financial concems do not have any impacf on this r�equest. !f is solely for environmental and safety leasons. 5. "Practical difficulties include, but are not limited to, inadequate access to direct sunlight for solar energy sys#ems. Variance shall be granted for earth sheltered construction as defined in Minnesota Statutes, Section 116J.06 Subd. 2, when in harmony with this Chapter. No applicable 6. "The Board of Appleals and Adjustments or the Council may not permit as a variance any use that is not allowed under this Chapter for property in the zone where the affected person's land is IocatedA The property will be used as directed if this variance is granted REeF�v�� APR 2 2 2015 � 3 � � � c�nr o�oRONo 7 "The Board or Council may permit as a variance the temporary use of a single-famity dwelling as a two-family dwelling" The proposeaUexisting wil/only be used as a single-family dwelling. 8. "The special conditions applying to the structure or land in question are peculiar to such property or immediate adjoining property" Due to fhe curvafune of fhe lake and fhe placemenf (deep sefback) of the adjacent homes, this deems the existing structu�non-compliant. Wifh minimal level or flaf ground, minima!nof drainage or filtration areas, with safety needs by having the poo!visible fo house, fhis seve►�ely limifs the possible pool locations. 9. `The conditions do not appty generally to other land or structures in the district in which said land is located" The adjoining prr�perty placed their pool to the lakeside of their property but due to the facf it was a new build they had fhe luxury of ample sethack and mor�e Ievel ground. There are more confours and filfration/pafhs on our property fhan than the adjoining properties. 10. "The granting of the application is necessary for the preservation and enjoyment of a substantial property right of the applicanY' The variance riequests are to updafe the safefy and use of fhe existing property. We ptan to pr�serve the sfrucfur� and the associafion fhe stnrcture has wiNa the environment and landscape, and fo make tite property mone enjoyable now and in the futune. 11."The granting of the proposed variance wil! not in any way impair health, safety, comfort, morals or in any other respect be contrary to the intent of the Zaning Code" Al!necessary code compliant updates wi!!be included in fhe nemodel and incr�ase fhe safety and comforf gr�afly. Pool locafion increases the safety ofthe poo!use, fo allow consfant�supervision for al!using the pool. 12.'?he granting of such variance will not merely serve as a con�enience to the applicant, but is necessary to alleviate demonstrable difficult�' There is fundamenfally no other location possible for the pool fhat would not detrimenta!!y af�ecf fhe environmenfal impacf of the property. Our main goal is fo ensur�s fhe existing drainage and filfration is lef�intac�. REC�lV�D APR 2 2 2015 �'� � � �` � C1tY 0�ORONO Practical Difficulties Statement: Should you feel the practical difficulties cannot fully be described in the above criteria, describe the practical difficulties compliance with Zoning Ordinance requirements in the following lines (attach additional sheets if necessary) Wrfh fhe new constrr.�cfion of the home on the adjoining properfy and the curvatur�e of the lake fhis deems the existing house non complianf. We are not requesting to impose on the 75'set back for any of the proposed changes fo the exrsting strucfur�e. �th the existing contours of the prope►ty and the way tfie land on efher side of the existing home acts as both a drainage and filtration plan, using either of these locafions fnr fhe pool would greatly r+educe ther�e efhectiveness. This would a/so requir�e the construcfion of a su6stantial r�etaining wall fhat would be seen from both the adjoining properties ss wsll as the lake. Dur goa!is to minimize bofh the visus!and environmenfal affect to the locality. aEc��vEa aPR 2 � 2a�� `� a ' � �� ,�1TY OF O�S�3 d�! jl� �� j/0 � • : rr�r� marKer rouna � � � • 6, .� o . lron marker set �� :� � --��--- : Existing con#our line � fee� � \ � ti \ � � \ � PC Exhibit l : \ l � � f' •� �� \ � � � � f/ R, � �c� � a,?�o� � �, ° r O,Q� \ ?8,g 83 29� �� ?y� \ � �q � '�J \� �. �- �\ �\ RcGF \ �\ to� � � � � SRECK � \ ` Q 1 \ Q`2 � �r� $ � �- � C�10�s S?a \� ___ 1` /�� H� � '' �1 �3 ��. � r 3 A c� � � �B� ��`` `��A�� ,aK�s I � Y 1 1—�MO�� seraAc� ��/�,�. �Q� �� 1� �� f/��] �(�) � p ,"E ` \ � _� '�G ry�P'�`�Oo j �J 'qC Q �� Z _�_ I_(pj'� � �r av,aqS 2 �r e � �� 1 �roE `r s �"' '"' a .� ( �o EAST LIIVE OF GOVT L�T � _.r�` ` ` ----°o�.��s��-e� K ,,�, --.� � SEC. 24-116-2 E' � BR�cK o '�'€-` -�. 7 ——,� .�, (Nj � � � n s � -�_`'�__� ^ ` L ` ` � GG�; �1 aa �P� '`�—��-�`� �Jr \ , �� **.t t.a� � � F��=��k �� l ry ��STi�`-� �p� .---�� _ � � � � . � ��- i � # �°2s �ovS�~ � p,� _ - � � � � �� iA� _ _ �_� � � \ \ \ � O O ' 3 `� �UJ /�� /� —`` �� 'rr� r�--� \\ � \ � � ' ` �c,�, o o �s a / /� �� ' �--�'1� \ � ��1--_� .\ \\ \ � \\ \\ � � .� � 7` '�`' %'� `�--r'' �_� (~ / , �� \ \ \ ��,,�a� '�°pa� � Fj��c � 1 --__'`�— �� —_, � � � �� .�°�, � � � �—_\\�� I ,,/ ——� �. ��. \ � �� '�or � � \ '�--�—— ��_�,__,\��_ �� ` 1 � � � � `--_ ��,--��-- � `�— � � � I � � � _�—_ � _ � _�_ �=_� _ � � � i , , —=, �= �=— �� , —..� —`—'��-- � � I ! / � �� —�J_� �` � ��'��;--�. - � � 4 � � � � � � / � � ��—`—' I a / ` —_ � �`�� -� / �-�=�.�_=�__.�� / � / _ � `;��_��.— / / ��'�` '`-��—� J / ��1�� / � �� `�� r� --._� �_ �� — \ � ��ti'�� +��! �r- 1 pC Exhibit D ' , --- — � - � �� ,� f' Y�� I '� ,�l`�f;".�t: , LAi I W � �. o o ---, �� o , ��.� -- ; � ( �� ; � ; � � -- � ' � o �� ---J ,,� cae c,e :,= a�as saMa.i P�kv�a,, ►Ewo�ts W asro�suaaour+ U ��d�� +rRv A°O'�suPr�oar�s�� ' �NO --- � � � 612 56B 8486 g �Msd�n.mrn ' p . � V � i �oom --- I �ovE etaTRi � ; o , i (`� CouH.wis � � i i O GAYElOOM I L_� � '— �D i i �� i i � L_F�us�1� � — — � i � i i �Q � ( FL0�6 VH�I'ROOVtMCi Fl�lf! � �^ �-----�,^ L . � � �� i ��-------� 0 i j a i I M .�71AI�CAL — ��u p�NE OF�EX1671N0 `\ � i i RBC�OOM � �� O EE)pSi'G � {IE7�ig,� �'J ' A7B711DID--j{�{�` ` {� i i � 11 � �l O . 11 .� I � 1 VlNIPY � I I � �y � O `� 7 � i F1ppFmVG I� DOBT6 WN � `�� L i i ;� ^ VgtlPY iO ��LEf� �OVE�affklGGW ii �� i ' � ( � 1A11DSCAfl1�1CsAT � �I �/SFtOWER WALLS�,pr91SfARTO i� I � r� � COYBtEDARFJI � � MMIIPHFL 11 ______________� i I I � I I II _–_---- ________–__' VFBNtl�PY DEYi 1 �—__ � � j l� � UNDER4D�E� i �°j DUCTRUN86 ' L____ _"J Ir_" i l �� , . �jjl ��1'8AT —' ♦� � i COVelW AREA � REC I t 1 1 I � � � �� OVa Z ________R��___— I � — — — I I i I I �� 'i I I I 1 1 I I �� ° � � ' i � ��;�. , o ; �nr�rooa�s�r ��`, , --------. ;. � i `.� �------ '� � � � i �.� oovrnmAeaxy£rcowws � � i � V C � i � � � O �"� � � � � � � = � � �Z � � C � C y" v� ; '� �e i � q �� i = N C � v � ~ � —' � v.»moa�.ne�.�.�.�a � �aNe�onaQfuehw+.!�,�r � S o�wbaiw►�- �Q U Pl�ai��es+■+ff�norrpraW ; y o.v. � 3 � "�'"� ,,, � �,..a.s Pro csed Lower Level Plan W �� ; � .�ur=,r ❑�� I OL I i.Y.nde pC �v+�ayt,ants � � � C:hA�-.7C♦ I�'–___�— Lowsr 1.eve1 Plan � � RE�EiVI �� 7 � '�� APR 2 2 2� _. ____.-i i i � � 4 } •i � i � ��,,�� _ ,� a� ��. r- --------- -- - -- ----------� , , � �EVY WOW'8 NEW WDIMS � ��N�R3 � �.,.._.•,.......::'�.� � � 1 � i ;.___'. � i lYOTERE F'__ --_ fit10 _'_-___""'__"'i L �o � � -i - - -- - -- --��---��--, g� a n►� [� O ' { � ' �� _$ � �entoow i � � C ' u�u,ow�n � pppg �r ❑ � � DWy � �vp t�w000na �r � � ° W Ewsro �Dosro i� � ' � � _ � ❑ i= � 22d6 StlnsDn Pe�kwOy �� oro�o o�rrnc � � � � � � V � Nu z i �a � � MeaP�MN 55418 . 2�t� i I �00 � 'x€$- ��_ — -� _ i ❑ i a � .� j infa�lr�adesl9Rcom r- -- -- �m �r — --- __�------r-J� � .e J - � a � i t/� IrlsdesiBncom -- ----�---- � �°, I I ' rI -� � q�� T N,I h N� � �� I�.i � , I I 1 ,� �, � N� N7NOOW i � I N�C �� r__________ _ 0 . --�.--..—_... 1 � � t LOCA710l6 � i - - i ACTNRY�LA1D � r I I100 � �0 AWVETOMA7CH i � �ATN i � -- - ----� U ��1 '_.____' '� i � _ 1 I I i � i wlS70R�lLOYY i i F �.� ' � �p Ol14CE i � � ' i00 i �� pppQ� \ � O � �� g 1_ i i i YW 100 i i � � i � �l�R�II �`. �� — �- i � VH?:FY i 1 MU �--- � '�-/ 100 ` � � � 1 i �. f ... " � � �:_ J� Y� � i � �� . O I �� g W/ RB l � I �= i a 7e14R 1�OOE VERIFV W � CJI�TVVO�WMW^M!D M �""� �T L7L N S� ,' i ` � � �.. __ �. i i 1 �FLOOWNf3 �� ______� _______ V9tlF7ULL8fURAfiE AgpyE BENpi i L LOWBTOR I ' ,. ' -- � IE �F- �`-------- ------ i �, � a ; (�� - -y� - � --- i i i i i i ENR7 F1rJ.L i i � i i W1u i �.'� i � � ' i j � i J , � --- BOOK i i i i j j �� i � �___,i i � i i i � �o -- � � x�ut oror sr� -- ��a - � � -�� i = i '"o � � � N --- � � `. �'� � i oo t oo �O�D�A �O�° I �a.os�I '°L-� , `'; ,> .— Z� 100 � i Fl.OI�iO 100 - � � �'.�T �P9t+�ISFEE __j � I � ---- ---- �.` ; 1 �LAIH �� i=� hL00Fi6�10 � � r r� �y t PIXN�EB � � � WNXJN �'�� 100 � � i : � __ V�I��'T � � ao�T n� n � i � � i i�� x MUD! i� �.� i� v� Rffl�� O�{2 i �� i � i i �� ii ;'�, NEWDOOR6 CAB�t � � � LOWSTOR i .-�- � j � ''=�-- � � ' \ � i NBENCH il ___ - - N�EW __� _�� N i VHUFI' i � � i � . � � i $ �� W/CUBBIEB I i 11F REM019�LOF DPE►�NG `__ _ ' � I FLODRBiO I � I 1�WMUW NkWYYWY N,�„s I �, __�3 �� PICIGIIVDOORATENiRY NEWLYYIR�PPED � __I__________ I � , � ---------------------- ------' y , � � �s�wo� �nrrr�w� ocrsxiortco�u�s+e '------ N�s,-------------' C ; � - -�j --- ----- ' d 'p �O � ___ amu� � C � Q C7 ;------- , � I � � � � ' � v — z � , ' � ; �,_ � � � �� I I � I � n\ ,, � I ��QX I � � � � ' O � " j � 3 •� r� �8 II '�� ' d m V? J a�� ; i p � N C I �� v F O � FLODRNICa ` i � � N --. __—..� �----- --- � I � � � f --__ � � ! 1,...mn,msna vs YNnRnarNs a � � � frMm ontl m luE/�hnnotr�er . r ' aoa.�yauu oe,p,.ue« � � qtl°'°Ib""Q'lhrr"Mfr'°pprov� i y ��' � --------- -------, � 3 �� W an'a-oes rreJM�Aas.: � � � Proposed Main Level Plan W mp,v„�„� �w:,�r.,�4 I � ❑�� p�,�,.,o. OC ! �..u.a�e �----------- -J � i Januaryl,�D15 O + � � OINA[1myr�7Dt� , AAain Level Plan � ��G��V� A2 �� z � 20 ,� ____� � � � � �� _ ; --- i I , � , .� : } . .. � 1 e �...: �. � � ` � �.�'�� `•�;.. � '. � d � ` I � C ' ' O LNA Deslpn y= 2�46 Stinson Parkway () rtimee�iolis.MN 55418 � ------1 2 ' 672 SfiB 848[' �o------ � i � �nfo�k�edesipn.rattl I i i i 81�RA1ECH _ _ O ktadssipncom ! i i i i i ppp � (� _..---- � � � j � i j L�7081T. / � � _i I I I I IX� YMFI i � OGO 1 I L_________.l � io L i �� Q i '�� pOg�b ..,� � r lN�p� � � , Q I i ___ �� ELHC �� i --�--------1 O06fYiWM i � � s � � � � ' � � �' eeaeooM ' i 1 sro � � ; , o „ �, ��.+ ^ , , , �, � � ! ; ; --- �., , _ --_ ' I � ' -----------� � � � � � �- , � � , � , � � � , �o � ; � � ; � > , � � � I � � ' � � d � � � � � _ � '� � � C I � � � d � tA 3 � � ' ��_ �2 i i v� j a � ; o .a� i Qi m � J u��n G LA � � , � r � � �---_ __ _ � � �I�MS tloa�h ae Murtwri d � xNe�andmauehnmdnM _' � Pq�Yot tMw Day�.Uw a � p�1Elk�donwq�iNw�M4nupppd � y irom ua t�y. � h��d M�nber: W 1o14d15 ,, E�asting Lower Level Pian � �� 'J �+^s'•+'.� O�,a p�s"'.�, at wu.om. � pC .ia,�yi.zo�s ,� c.��.r»ov �ou ' I_ ____ _ ___ ; Existiny Low�er Levet Plan �4.�� ! ' ��4 2 2 20�� ' ____ __ __ � r____________________________________________________^,� I I I I I i �-�'� 1'�i'� F:' �- 1 I I�� 1 I � 1 I R 1 1�z I I I �—T I Ic--�1 {e��al Y.�=al {�=�d 4�=�1 I I �� I �� liY�l � �.__y 1 r__ �____� r__i ! � __ '_"' '____"" I � ��'__'___ I � � I � _- � i__ � _ _ _____ _""___'_ � i � _'_'_ _" j I ' i �__' ' ' I I ; ' ' o o$ � o� � � ; a� � ; , � , _ � F = � � ; � i�------- ----- --------- , � � , � � , , � � i� � � � � ' � � ; � � j � � � � , �-- ______� '� � I ____ __" "_'_ 1 ___`� i -- --r--------------------------� � i i � _'___'_-____ � ___"_'__________ ___'__ ,1, � 111 ' I I I I � � I I � 1 I � '_'__ � � I 1 p I r _ -_--_ ° I O I j I I 1 � � I i I I i � I I I � I � I � � � � I i 1 � I I I � I I � I � L"_ C____- a I � 1 r--- i — � i � � � � I � I � I f � I � � � � ' � � I � I � I I � r � I � � I � � � 1 � � � �� I I � � I I � Q I � � � I l'__ __ _ � p � I 1 � r--- ---- ° - � i �m � i � � i � I I I I 1 � � i � I I �• I j � '___'_L'__'__ � T _____________________� < i_________ � __a j i� � !%`y g i � I � r I Om � � �Z i I � I � 1 � f � j�/� I � li��l � ❑ I �_ � -y �I 1 qg � L"_-'_____'____ �E ' -_' I � . I-_ "_______'__`_______ _'_'_____'_" I I 1 � � � -_-____-_'___ �� '_ m __� �� Q� _'___"_____' � I � i I �______________ � 1 r____"___""'__"____"`_____'_J I 1 I I I 1 1 � � � . � � � /�. �' ` � ❑ �`. � ,� ❑ � � �`. , ``\ ❑ � % �. . �` I � .\ �` , ❑ i � � �.\ �..4 � � I � `� � i .�,�rt .} " ; ❑ � '�-- -------+—��--- — - � ❑ i '-r i �� i � �� i ❑ � � , " r � � i i I � i i i � � i � . ;� � � i � , �� `�� ` � � i� � � � i � 1 I %i � /� � '�i \��/ � �i � FOR REVIEW; Schematic Design Drawings � January 1, 2015 � Not For Construction or Permit e _-- i _-- -- _._._ ____.__ _ ---_.� _.. ' € �. � � �� The Bowlsb Resldence � - g � �_ -- � �� '� .�� R�� y a�N � . F � �� ;� � �� 1025 Spring Hill Road -W �� ' ��9 Long Lake, MN 5535fi �� '�L 1,►� � w — �. �� e � � -;� ; m j __.. ______ __ _ _ --- __ _ _- __, � � � �'i# �, C3 � �'Ti � � o �� . . , . . ; -- � � - - . -- � _ — � � - --- _ -- _ 1 N � � �, � _ � � - � S� _ � � � --- �� - m _ -- � Z - � - � ° Rr =- - � `� ----_ I � --- - ( � ---. -- ____ _.__ . o _� II�_` _ � - �'' . - __ - ' ' _----- � � _ � ' __ , _ _ f _ `\ _ � �� i __ ` � _ '•1 __ _-_ -- ��i•, i v, t / ! � � � "� � FOR REVI�W: Schematic Design Drawings � January 1, 2015 � Not For Construction or Permit - _ ___ ___ ; � _ ___ — _ __. _—__ — -- ---- �' � �o �a � €�� The Bowlsb Residence Y ; � m�: �,� �g �� , - � � , _____I �� , � �� ,€�� 1025 Spring Hi!! Road ; �� ' � � � � � Long Lake, MN 5535fi i �� r � W '� `" �� ._ , � � � � � �� y I � R�� '�1°- : __-_ __ _._�_ ___--- _ - ___.` _ . - __-,) �7 � � � N � .... N ,� � � f.�1 � .� , ,�,�,� , . , u, , , ( _- __. . , ! __ ----- , . , ; . ...__......y .____.. .. —..__ .___— _ r ; i � _ _ _. � _ . .�j .—." � N _ —_ � _____ .` � � ,, � X � � � � � � -- � � §m _ — � ' � `; � m ; � – - �; � m , � , '° _ — pC� O tr � --- � 7 -- -_ �� -- r -- � I � � � -_- - � , --- � !� � - e _ �' � � � -- I _ I --- �� '� � __ _ � 0 p � -- _ ___ � 4�'.1► �� 6 f_..�_� vt7r o� I � I � � � I � FOR REVIEW: Schematic Deslgn Drawings � Jvnuary 1, 2015 � Not For Construction or Permit ____ ___ . ___ _ ___ _ � 3 , ___ � � m� i� �� €�� ; The Bowlsby Residence i - � — _ -; � � � -� � ��` _ �� 1025 Spring Hill Road °' � �m � � � � �� W � � � � � � g Long Lake, MN 55356 � �� :��' .��. � � �� Z , � I � � �9 �� r"'�� . a � 3 �,� :^��,°-, � � � � � � ' � � N � N 'rn - N � � .rn � � • _� :�i�� ,;�• ,�X . . � r.. ', }r -�:� ` i �"'��t � � I� . � � .i �.�'.S �s�+t�� '�� } �..�ti�� .J�,'�7 jY� ��4;� ��j4., � *• . e�� . ..,.�, �n * �a�•r/�,,�� ',4�1� {i �"k 1��i M �L.�� V ,y i {� �� { t •I 4 �!�,� \. !�� I ll t}� j� J ,�:� 1 y +� 5t�� ' � �:'4� �!� k '� 3n• . 41G1 . �jZ_ '�`. 7� 'i `v+)e A Mu" }rt`.e' 1 A��1�� a� F � t' .T.� , YY5 �€ ' �"Yo�3"�1 ,� .14� ��'9� ':a t � ;� i� . '��. ."�w �' �� rf�:C: +''�s�C Y �h ;_�: '��"t'�;,.'+�� r'. ,� 4 i� � 't� �-': ,�, ' .�i'; ��r � ,,.�ea �,�,�,� „�rtFi�,';� � _•i ..�� . °ti . � ' ..�.v��,�g . i ;�'� •� # ��, �, ;� i � - � ... i r'- . �,. s�,'r; '�' .. / a T� .. �.. � .�:` �,.�L�A �' � �. 4 }'�: Ilf � �. �'�'-'N' � ��a � iAf�aw,ry� r _ 1 �l� n�. ' �� N� rar a :�a �� .'V. �; ~ �a '!' �`" , I,' c ` 4�, � � ,R y � ,� �' �. �q ,. t. n ' + �'�,j�� :'1. ''�Y � _,�. �G = 7�r�� ' � w�`]\��ln��y�l� y:�,�,��y '"� . `� �?�fa• � , i •F�n,� �' �,,�� _ �� tx��,�• er�da�' ,yti4 ��.f ..� ��_ �'T � I , rc+� ��9 y � v t .. .. , a� � �� s � � _ r ,�swic � ef s_4��irit:�� s:t� Y ;'•• .��...., Fr� `f �� y ,� � :��t,, �,. r . . ��,�a •: t��;,,�, 1�Y �.: � -" - � �` ! y.. ; .�U v.'�Fy:."4 �1� r �irA , . �A � .. _�f` �� -_ ~� �-� �4` f' 1•'�5 �• �7M�� Y�{��, 4¢ � � � - . .. . *t�� jt -�� `�?ft t . . • ,_ •�� 1 � : :��,�x,� „} .�� € },s:�.'�,�y.i 4. i .��r1�'" 'e�� I{.� .J� y �� „� ♦:� �� F 4 :.� f v _ '. � • �°. • r "� . �^ �S' �� .� .:�. :6 . ' . ,� .: �� ! "' � •` �. �: ,�,� � . ^ . � � N 'f �.� �Y �5�� 1� . ' .... - --,•_ � �� ` �v M . r .. *� .,� L �j� ��e . . ._. � � � 'f ' � �l�Y �'."'{ '�-�. }�"�' . . "s. .�, t J..:.' �... � s.:,w � . . �� ' 2 1� . . r ��. '.�, n �- v , .w _....- . .. � r` �� s,'�.+��s ^�,� "+�. .. y`: Y` ' ��„t . .. � � - M f � ' .. . �.�' r", • � � � . •e~ � . .. „ � �j �� '. i � _ .,� ..«"rr., . �. . ;: ` w . .. 9t. � � ��; �,. � � . � � �'. F ��' s . + . : • � ; .. � � . ' .:_ �: . . 4 :.M 3� . q �� _ , _ k . .. y �-: ,�_. a dle •��Q*.S, � �1'jr e „ .: � �.� , q y ' Y "< �. ... �. � ..:- � .... �.:� , i��5 � b� �� ✓�� M♦ � ` e ..va� . . . ... , _ . ,.,. _., , � .._.,, , , ,� i� �'�'': � :1�,r _ � . .�--.. . _ � �f,�. ,��,� � . .< � V .��' � +.► , � . � ,;� _. ,,,�'+,s. � _ ♦,, .,.".�`` 3.,�.. ';�.� �-#. ri : , . � ... , � _ � � e��s-b ��s� � '�r ��„ ��4`a }�t • �.�y:.;— t'3" ��+� r - - � ',. . _, ; � � _ :� , , 1 , �«�* "' � . ,. • .:� '� .:: 'x�:: F ': - �� . ..- �... ��::. :l�.... ��.;,�.; ,� .,r_;,�,...,,. . ., � . � �- ;. .�.-...e+� ��" - ': J4 . �,,� "W�: '. � -^�'�Te a'� ^, a . . . '� .. '�'.s`.. �,- ��. ;� d,�;..� -�+ �k ��h r',� �''�+�-�xs# . e'E�'#, � ��'�d�um"�,e.�Lx r yw`r r':.r !�� _ ti._�-#Tf.� - , . "� �M�x."'� r` -x �F: 'k x :�t ao- �. �'4-' .ar: r ,�s,".- . ,� . w- , , , r w � . . , . .,:' . ,. ,� . ��; :.; a i��P°� y}µ^,"� M �.3. A . � �;:�'`�� Yy;��..:. � 3�"' ';, MF ,.� �` +1`'� .' ��.., . .� � . . . , �. .., � � �� ... ' «,.r '�. � . qaYy . ,- . . �,�.. y 3"r y . . - '�'� _ � . �:�,�'S . "Y . ..� R�� - � -. � �' � �,�w1!�xn ; ` .. � �. ,,� � � � ,:r • �'.�m,� ' �. � , �,s . `�...-�- . .�, _M , ,� . . � � + � £ 3rt 4 a>:. � �� . �t+G.,� „.� ,.,_�' � . .:a , . . �y; � : �� ! :i: . � � . . . . . . `''� ! ,'Et`� " ar � ct3 ��A��+��I�t.A , i�a1�'t.a�..: t,f��~ -* ;''i { _ '' ;k�� 'r ,:- � .�-�..'� ,°` - � #r �" ,;g ' , ,� gfua x�,'."Y . !':'�' ,, ' �a'�,' -�"',- _m� �,^ � +.�,� 'a- �t.-. • ..'�'�� E�� , - � . _ µt�}i` ` � p: �-,. +,�. �y7� �, � ��µ �. . . �t'M e �� r „` � :. x S� �s � }+k'�, �}� - � =�M .' �"�� -yF � t. ,. ��' -��1��',��'�'�9'`� v�U# �� +'k'� ts^ `S��" � '�;: � : � ,�. � . a "��*�' "� } +� � ,��`"a:� � :: .a � '��. s.: ._ .._ . .,,� l � � 4 ,.. . .. . ,: t .. � . :.° ,. . ., *�' „ '�:,. 4�' ��. �; �4 ..��" �k�s ,� ,.��,�. . ksx �� . .- c�� }�l:" ,r�; Y ,��.x � s.. � w , i . .. �e ,� i .�._ � � '`: •+��r� i�' �. ��c� ,��. � ,r ,�,r� '�s¢-r t��*r ri,1 �'g"r . � - �*� , �Y_� �`' ,tl�K•$.,�,�,� •+y,a'�y 1�" . � ��''� . �Y i �e q e11� �.. ,e'�e�',�6�ti� ��` � z. '��.� ;�� , �` '"��F� �,� �vo-9h��Y�.'� �' �� `�k� � ��' �.�� i+��;;�a, ' 3�.a:��`r''��, "�� .'�ks��'�m�k.��i,.,�+:- ...�s.., ,.^�Sk��`a:�r�ts.:�l+„�i'y�#�n�,$a�''��-u;v� ��IR"`.s,. � f . . • , . . . r . . . . . : ::. .�s . yA yr�", "� - ;' � r . �h �r � � � -� � +�i:Y�. _ L.=' a - "'. 94 \ »�,+.� .��" - - - r�r-�.Y' - - "'.a.; - ,. �- �-- - .� v.._ . ... � •. .� .,. r� � r�. � �� '.t � - . �... , t :� ,� �y . s . - s .. .. - ' f , , r ..:V ��...: -. q `%xw,, - .p' : ._ �. Sy�F. `��` .f-•.. .pi =� F1'� �'+1._i�'4'. ,g. F-' .�� 1 A�� V ` � ' �..�.� �� •� � ♦ 1 • j, y� , �. �.. � ,� '� � �: . .. . - ' ' �' !w �� _s � � � � - • �j' �.� � .7 � . _:t .t :�.. �` �.. � i �'� i �4�' }4.,x"� Y� ;i,� j. ..} ..."Y, ,�.. .�- .+��' .-n �-y� '"� �, S t �w,�- 'j�'��.�,�'�+'sf'��'4`. �, '� ' �.e ..v° '"+x' - ' ��d: �`•.m d' �S:� t� � �� ,ic � -. �-^ � �Y . �v>�'Tk _. . i � �� +`^�.¢' 4 .' n . '" - .�� '1 , "'`•.• -s �} �� r5� il `�}- �m' ��ll`�'"�•''v��,��.�:� `'� �,-} � �. ��'_ -v�. -. .��: ''r�`.�� I� tia}—� ,i " "�^ �t':.. �(� I ��. _ � .L.,` _ -"Arr,�� i '� . � A � . � �� r��- �`yi� . 1 T�' y ,�- �C'1 � �.,z .�„ "`- ��,....,_�r.� r��` � n'Y .y,' � I �� -�'.. . . . .. �•= . ' � ' '."� h . t . ,� �, - • ,: `.1 ��. . `r � �_. � .� .,c� .� � ' * ':� - `,� �.3�'"t,� �r- . �`' ► ,a� 3e�� ..� . . . .cA�a!"''� �r,y;� , � �,-`~��Ng� . � • F" ., . . , ._ , _ .� ,� . . . .. '. ,. r� .•. ... �__ - .. . ... .^ R fi�.4'°')e�� .Ne,�. .. � 1� � r� " -.i"+Fr4'-:a-- " — � «_ �, � . _-- • �y .. -- :aw+ . . �• 4 .. . �. -,P' . __ � • ^ ' Y ` }� - y,� I� w,.y _ x .'t • "��',}y, � l r - _ _ . �y' "AMt.""ti'` + : %�y' . �� - . - - } w.i . � ti . , . _ _ � � .. '�� . ...' .. � ��..:• " . . .�, � �� `�ui ` ' . ..a_. a. '¢u ...._ f�. .. ` ..: _. . . :-,.. . �z � � � � �• dY �.w �� ' ��ti .�* t ��r4 y�I - �I � _ _ 1 � _ � �• � . � � { � . . : �..< . � - ` + : • , • - - �_ . . �� ', -`V- � �._ �M ; =:: � V .. " = , . . �f a� �.� T i " . � r. � .a Z . , � 4 - • j . @ . - � +. '(.. �.� � ` - u. . a :� %y '-,'� �,k. . .: . t� . ''� — - - -,,, � .,�' F� �; � �� t i � ' .' ,h�� J 1 �. � �i. - i �,. .��,� �/, � ,�_, , ,,�1 �_ �`. '� '� 'vr9�� ,�r ,� _ � � � . � . . .. .r : � .. . . � ' �t,�t � . `j�' `� �� • • � �. �� . .. �i � � ��'L J .�i ��.� � �.. ri�.. �,.-�. - � . � � `� ,� , ' � ;.� �i�e:'"P 3i.�1 �� .F ' a :�t,..r��^ r •J`1F v'� ;� '� M.•: r ;,�,�,1 l: 'E r, 1 i ., 3� Y � �,� fi=- ��t �ati s .cv'��'! �� - �� c2'� �' F�_ t . �.� l •'��1Y14�� a � .I .. 1I F�+* ' 'J, iL� ,!{.� �� ,(� �.�$,, r s.l�, � 1 � °� . V��i � - -e �^{I��.-'�� h �� x` ♦�. ., � ��}�- ' :�• s . �-�G . a .. ,�,.,._ '�' Gk �� C �eS r ,7 � r � �yJ^`."� �a�� ,. �,FirC .:'x '"`�+. � i .'Y � ti��..�'' f�� ,� `n �� w a+' t s _ �jr ,A .ins ��.re �,+#`3'�+�; �a- �° � � •x + 't� $ r �`'^x,.ty'r 'o- ck ' .r �. d :�3"� �. N'� • �� s�_, Y. '.. 4}�s -� � �`,C.' Y.2 *, !(, ,r �.y;;,�� Yit..�, �`�-'C` J�.4 :�'�ir � i y .;�Nr,�l''�. t x� ��>. t i�� ,S.'.. t.. �� '.r . 4:_ 1- . .#- � •�F��' '1� r•7 . ' � � � ? y��srl j� �e'.: {��7-� ' 1 '� ��.�it� S . .�„�` `�.X �tlw a� ��' �'�- ._,p �`Q[�4# .�.aC �4� � ��i+�..3tX'f i5 .� i51�, ��i. �u �'�� •,f �� '�l� 6 � �'`�` � • �^y-1 ��!'�i,�ir�- :=+k.,�,Yt` � r � ,' � - s.,� "ia 1 ,� _� �rrl�=�`"�'�t ¢ ��':tl'�f��sTF'v_ ♦ '��.-AF"��` �.�� t,e1�1"��r '�" �tit• .�A' � � C�,7��!"f: #.`. �af��1�y.S'�'. w �.��-�`;r�''� y� y,t 7 ♦ k� .��` ��` i}+�,.�•�%¢, �?i��,i,). -^� '�� sta�`.+. � s,f,��•�y,��C� '.,R l�.�` i'_ 4 �.4l�'"'. ;}� ':�f� I� � .i, 1 �. �Ni�j, r j��._..,,A ��t�Y'.�rl .�5= i(,!1-x„ „�r'ey,i4, '�'��'..� ,M.y, �..�' � •��,, 1 ti r.��"F, _ � ..�'.';�M. .f�l'��'�, a`�. � � }f`� ,14,,r,.�: � u� � , � � �� ,} r �� ""1'r` �J' �-� .�� ^ s�yyy �.� 1 -{..}� ` •�� y k' �,��}1y l'a.:'•1. ��!+} 1� ^r+�~� �+,,,,�a G-'�"• 1.�.Z � f - ��i�`�I ��v r. �.- - r .. ''{l ;syi � ..� �3 �rri �ww�K''r �'��i•"?i`�a. '1.'1�:'?': �J�`l��y=.�.. � +' . , �•� � ` a,• •,_ "tP C.-! ` .u� Yt �f ♦ �4�r- � `;f� •+u� . � E,� �� - . y .�yq�.�,,�9�'_�[, •� � f��.�1� a�� f.. , 5... _ �. y` ,}V ��',._ 1 - - �� ..v;�.� I.;,��Wrt,y�l�t�i � . . , �;1`y`;� . `T�' -. y ;�• x. ,-+�a.` . -� '_ .. ,?'aw d r e ...�,1e�j,�a f, '`` .h V i wlf' �/ ,•`�' ' L..�,j . i } .. 'S,p f� � y�,�t� � �` � '+ '� ',,. � -� �(it � '. t"�.'.,�� , � 'f .a...� . •,� '' _ `,`�,r .'li�, t��l ��r� �ry� ,. r$("tAR°` y�!•'i�l ' d�' ._. � r •j �iR'. .. ,r„f��y ' S'�. � � �� . 4 f4� c � ��7� .p`4t ri u �� 'T��`��+1 � ,� �aln �M� �% ,',�,. fy. j_. y�`i:.� �' k ' .,�„� �1 . �i�� ,X,{� f'C � '✓ r� ') 1" V' -0 . � . � r �.z f :jbt�' �. y\ �y,�. .i �� , .�� .�., �t... � '+��.�, j �i `` � � i�+; � �"�,� �E�" ��y�'`,' � � 't" ` 'i�y-;�, 4 -.i. `' �`s�d� '' al 9 7 l4 � ' j ' �� r,65. `! y,.�` 4 L f 4��i��i�`�� "byl� 3n'+ �,3� � I�"�` t`F�' � '', :s,;y� �.,/, `°`F'a t�� . . . _..�� .. .. �.. •}4 �.ay,�w�� .a.� f_ J 4� �i.,m.��lti)�2- �. �-uo-�2 �:�a�._Y�+��'��..J'.f ..�..,,-�w.rr�.�v ,� �� ti� �.�� : ��*;s.� �� 4 y ;I'" � {�h�t�., '"� ; r' :�`�;�s�' ; � �� :., , , , . �ti iyi i�`,. I ' ` -- _ ' I � �'1� �, �. � t � o �. ,. _ , . r�w `( , S�'f`�, '� ,r� m,: �Il{G�� t � � y � v .S�;�. „� � �`�° �"` Y! � t � ��i.h` 41� �., l � �'�Yf� . c>+-�Y- i4 . ' � ��,` 1 5+'+' �,E �� " r. � �� f��`'�� '` +"^ � � � ?4'ti '..i!_..�,',� ,1: �� t A r l.. 'trt +. � �{�. �„«-� t � „!�`. } +.q. o- �� . i 4�1d� �!. !� � � SI'�� ;'I�.�,+p� �' �^ j°'�`,*y.'� 'y '"k�-• �t t.f �a�� '7.l�tiul.�� 3`f. '�'4�� 'i4� ' l. ' "«� � �,� �� 4b '!.s� '� a. a " �':�' � w .:��"'t jf �.�.�.: �`�'�� ,�' J7c • � t. �_' _ � � . .� . : p 1 _ ; ° �� ry�'�'��y iM�� ;�'�-„i � � � •'�� i �k�� ' 1 '�.^A�'� _�„yi �' #' °" �, v/`��.�i'^�, � a,.t � -��&�' •A�E - - �7 i� ..ga �'� ��) 2 .,;iy �<�. � ,�:pt 5, t.�. �j` _ #� S.J•-s'* _ ..��°F. � '.o - , ..� r � . Y 1. .' s'i '� �r.,. ��'ir .` =i � . i IIt II �,�4t 'Yf as,..w r�meq, w�,.� L��:.` „ ` ��.i. r , r. l � _ , w�,�� ` � , .� �, . _ i . 1 , .�. , , � �,� ,�,, p� � �� ;�� : ,�� : r ' .'��s � ��'IlR��'��r� � �� '` �� ` ' g �� , . � . � ,�� . - �� r ^ �� - �i' •�� ¢`.. I.I � � �..� _ .-.-�,�. �� u7 �l.��J�� ,� ��.� ft i ' � . r �� v' W �*� ,,k ys�- � �*,j � 3'� ��1 '�� i 4�� . �� , ,. �" µ��. s q`•' {��r� 's � ',� �,r�$^�Ir. -:��• , N R �. .. �.i.:�-� _ �'}ir >~ '�,f '��. � ,, • , �. :} '�5:,�: - -f✓ .�d�� ::: 1, ;,� 'i _� s{� "��!��"yyi "�� .a � t ¢:.� _ ...�_..a' - � �j "n _ '�_�1�,. � , � � I�� 4r��.+1�ti "w° 'C ''�": . r � �.�. �.l��r � �r ,� s ��k} � _ , i ►_ i` .:,!Y� # � i ��i�a ' � i3 � � .P � r �� . l` � "3!✓._ Jj .� . �i�� v � "` '�� .:��, � ,4,•'�,'�J 4�.. y t 'S � I � 1 � �� li� ��. [r_ • �"�.f�� k' �� 4� ��',�^ � i" „�'" 1 ��uK� . ,", f,''� •,� p '* 3'�'��;�i':4 4 ��} I��'�le��k�?, _.� � i� t - ,, , �u � �3'�S ��,� `�vV ,� � � �s�"'�,;'� � � �� , , . �,�� .� ,t...' '��`�{1 ' �' F , 1 i ��,I�� 4S` , . . . , i i�+�i .�i r�+�( r y��.��'.''`� A� �i�:�;j _: . � . . I ` , . � .� - � �r.. � f' °.{f . 'A_. ��a `-.' .� . . " 7 � J I � ��pilll �kl � . lL � 5�.�r' j .:l +�.�vf�'V j�<-^ '',��i� H � '�'.::� .� ~�' . 4. , y • ,, . ' }. ..• - , , � �,� ��,�� _ `A� ��, -� '�� ;- ��.h �� 4 � � t �' r � : �� . � ,� :- I I � l s 7•:. �.- �` t.� �� tf <.; '�:!r• '�jr" Y S� �� _ � i; 4 .`,�� , i �r��P(,� - �! 1{4.�-,:L, � �' �`- . , � .' �,{ 4 t:�-j�?4a,.,� ��s�4.L.` `"2y� j�j,} 7f, �I �� tlt•��[ ••3�f�,� � �,�+�' x '�,.�� :.� + .� � ��4� i,�}"`�.n �S' 1� �� ►�� ,l� I � �! / � . �. �, �. ,, �. � �.�; � � �tr i: .� .♦i°e � x'�' ' . , i � �, s,�--- . I �� (!� .. ' � `r �' t• �j,�y° �I��_�,i s}+'.;tJ�' � 1� * .4 ''� �.�Y � i� 1y ,'. � .3,,-� �r'+f'r :�� `,�,, �i�. ?+.�r�f, .�r ��k � Y �}.�y��. � 1' ''s, t��,' i./ .� �I� � +��y•�,_� t r °�� - `�. � -�� ':�� - ��1 r �. 'v ��V ��,• `'9 � ' � T a� � } , ' [ � �it r� 4� 1 z �' � � � '� � �' � �• � �t��.._ ,' � � � J'� ,�,; t . �, ��`�'`�`� '_ '� �;� ,z; , �. .�a��: � �',:�,#.� �i��' •� . . r ' j'y '.JP I "�.,�7 `.l0.'S ; t ��':� �� F +^«�. „. ' :�e� � G:.� �j . . - �•_ i `�GI� � °. '�, / 1 J. � � �.� a K ; $ -h 3ft.�e.'� '� ��',4 .*�� ,1�_ � ! '�. �t�'Te" _ , a ! !I��y�',/�1f t�Y �7�^S, ,�rp�.� �„�°' 7' �' i�r� �� .v,{ '�''� ' :��''�'�.� r . k�. � � �.� �'"" � •!" <(I��{�ly � I, `�x=tA 'r tY�} � 'g,,' ''k` �,, `�. `i °�_ '«f°'.�� 'S' S " i �� ---' : . . ` ; ' : . . -s . ;J','�r� rt ` �..: . , 4 �:,' , ��i�'{ h ♦ J I ��,� ��s �i1 i� �� ., "T a �' � .i"1 � y� ��1a'�• � �� ,'�.1e, ��.' +� a��J��1X� i,Y.'J� � _ r�. t � � r "r' ��. .s ,�:,¢. � � �. .� � ..�� ,: r,''� - �r i �'° �s�,." r �� ^' i. ��. .,a�� a` �� 4�a.. .�F«r �iN` �'7 y�- �„ ,1 . _ . ,,�,{'f � }� ' , �y, � - -� .. ,,. � �. . .�;a� j �� t:f.� I � °. � �,4 �.-i� � � {, t� �^I., r �. •G. .� �. � . J( ' A. `�' I � ': ..� . .. y� ` . �� '� �il. �� L. .! � :•l �.�1� ..,� �k�, , �± w� � � '.• ..i � ;. �� e ti` i��rf r. 1, I��I� F�'�� - � ., �•. � � � '3 ~ ��i` F; � � �r j��r��•: l � - ; �/.p�� , . '� •'�.'��n � . - f . +� "�+ � y ;. `�•l�.,s r��Y) F. . ,• . , , � �. lV�t_71� {� I «� "'�.1"�'a«'y{�+ _ ,i ' "o �t�l'< .. '' � 4 � � L�?. � l . . �_ `� G "i. �,y .� �+i � � � �' �° 1 i '1� .'�'t� "� YZ'"� •, �7+I�/,,.. ,''� � t _� � '�� _. � � `�C Y �� i�� .,� - �, ti �,w�?e ^J-'=+ � . ' . , �. - .� . ��; '�, ' � .. t . • ,. • :. �i�r 1 , . � . - �� i px , �`� . M � , . ,. , � , :_ '�. +'�� `�x I,.---1�,� .;; . , �i�I �� ~, �� ,tj'` ��y' ��-' � '��!�.� etr �a �� .�� 1. - �. S� •'�J � 4 '�� f j � ',."' �"�.'� "�#+ �.}�,�-� I� �j !''��'��5.� ;,i'� 4"'� :,f4, t�°:� • '�' 1r 1 a�� 4 �.r:,ey� •i" '4;� l �",'-i4 �i' : ._ +. � j' �i'��r J; �'�w� � _+�"` �tt� � ��!r'. •�i�. .,,� R �y++��s�+, ,+� `. � ��,` �`'r�y`� ' r .� �`.# �,�,. C rt S`�:G' �g ,s " �4� . �n� r �:r i� z� i .i :'W �� -'x�� ._ �� : E � F _ , . '',d .,,_q�a.s`}�,,) �ti�,'.1-a�'��Y � . '( y� A� � r . . � �. �,1' �� .� . �i � " l�,j' .�Y+t( a � � , +- � ..%i ��`�`' ' � 6 �� / . ,+.. � S _� '�`, � r � i�i'I , �T, a �-'R �. '� s ` � '� f{ ��, �'�� 9, + :�_` � . ,. � , � ',, f �,, i d'�' ,. � :� ,• r �r� K ,:� �`_—� �I �. K +� ��'" !� r,�, i .,^ ° � -qa� ,�`�y �,;` �1"` "�•'�� . � �� - 'a..�� I 7�C is��_ F yy f f .�. '� � - 1C ` t 7 f ��,r .fr] y -� t - '' _� il � r� � .k "� �:r bz. �� ;� ;� � �; � ,:�?. ��., ,,� ;,,�� _��,�?_�� pp' �, A.. '�� z'.,�. � '��T"� " � s}�lY!��{w."�'� _'��r � �"t� #;^�Y - ��1 p$^�..,�:{{� ��F �3 t k�. .�. r `' ` �,`� ,. F1� (, � ,� � ��` . �'��Zfi"a�e)'. �7' � ��. '� ��" + - .�", #`� r� .:+/�p`,rt�},.�.r 1�°��..j, f4y� �'� �. • j� * ' . . J _ h} I R � .�� l.�,s.;J ! 1 . '.'x S ' � .�� .. �� !j't�� j:•��` .'��Y,�l� aS��^��r- _`r, . - y o-�yi ' ' '}t � � , * l '! � � ��'- •1� . , �r i ��a 4 �'�� + '�' f' � •.,}' �•� ��' J 3�� rYf : . , „ ;r. ^ '" F� !� , . .. , � � / �� ^�' � " ' Yfi� {�R�4,�` 1 e .z�Y'� �..� .�� ,�� i" - ;� ��„��, �;� �.•i'�$t� �r. �A i:�. � ��;frr,�`4: � � } � a � � , :- : � � Y . . ' .j S S 1 w��.e M1 .. � �� `�+i r 3 r � . . `,".� � i � .:� -'} : w��` M ��^Ri°- — ��;�... q . , S'. J i t '�" ap. �F�E ,t + F � �. �• •• �� e .� t " r � ��i . � - - r y� k� w` • �.+ � ^ . � �� ,;� �.. ;=��. ,, , ��+. ^ - , _ '' ..a . {�y � a�4. `,r�! C.1 � � '' hi � �,��,''8� � ' �� -i. - I '#+�'i''t F ��' •Y��' .L. �- ' {' w!"F '�� .r � r. ..�"7C� }„f`� �..�. (� ' k_ 1� Y" �)�, . -rG 1 � 1'.� :I� °4�ti.. I � 'P��h �` 1 ' � � ' . ' f/ �:M t� a "� �� "�i�� `• �� . . �t �� '� i�1�!J� �` ��. ,�-,Tq. l,t� � � � `�• � ��`{! � I y,�,C�� • _ �}� ♦.:� .... � �v._....�' • .�r . . . ._ . _ _ . _ +�� _� _ . .1��' .�r �._., ... _.. .�j':� �,4 ... qdi'i � � . Sy4��l;t:..d.� a . � ��,' R µ � ,t�,� � �� F #� �� ¢ _ ,� � • � � ' �e��J I ''� I �+�� , � ; � �� J" � _� — ��.�„ �,�<1'�+ — "",� ��) � i� , :'� ��` `:� � •�" � s�':t�''—�.'�`� r � �m ;�e �! �` p + v_ ��r ' „r, a, n� �; � " _ �lt. �" 4 �;;�S t � �` �,� �t�t��:�'"sa ' � .� :1•t �`��"`} �:��p�' $'' ��+�� r � jlj�• �[.�t q i � !.• .�i.�. r{� ,. �� r ~.n r^ � ' � .� t�i .9 �� 1 a It�� +•"°rT r � �' j ,�� e. .,y� � �'�:. ` ,.. � . w� �(�, g u.� p y� .. '� ��,. _ �� ` �1�`. - �" t t .�;� �,ii :.'�Y � ��..g. jiy�,y"_ �'�:� �� ;.� �{�� 1�� t � � ...� ��„ .: }'��,., a t.� :f� � g +r . . �� ..�� s� t� � .� �. � �� '��.�. j r� � r � 9 �fr� .i''l'� ,u-� - '� �� - , '', . A� � � ; �� q w �ie� t t+- � �s ��fr y '�' � ,�, &:. ,e� }t g � a,- _ d� � ' ` 1. y �' ' - N �3 .. � " ,,�^'` . �� A . . . -} . a♦. 4� ,� :.� ��4' � ,�� ! � Vr r' �' ��'�) � ; � F. R _`,� ��%, # �r � '� _ 'e 1 s�`�� V� ^e, .: : 4 � l .�� , � . . ;� t w9'' . .� r a+ �� z � �� ' �,� .. :,� �� .� �_ ' ►:�� '� � �'%� i ► � �,�; � � � �'� �r ' w�.� , , a * ' i� � t s'� � s � �{" ��1�t�� t `�t •� f� *"� »�, 4• � � � y �• ' � ��1 � � � x �3 � � � ��`w`r � t �:� � T' � Ft. �. * � J �+.�y,r+a�_' �° : �,� � �� M �k. ,f ip'f'�- .. y t" t 1 ; " r �.,�'�r. '�i",`.a ;.y' ,� r. y �� . � � "t � � � � ��+�f`�' � i �� =�I� � .� `��Y '� .� �1�� '� � �¢"g" �� +�`�� `>� pe�� II � � IC� et. r, ' � + �1 , � �� .. ��' �� " , � �y i1('i�.�,� . '�. �.7F � C� t'`` t'". '�'. �� 3�,� i �l�{��,�: ��.. ,�. _ �� "t ��. s '4� �: Y�� n�: �„ . ii i �t � " ' �ffr_ ...!, t. - � s'h { .�...�.�,+ • � 'G 'rt �' ' � U s.. �, � .. -' v. ":.� �,�'t'9 j�q� p, � + ia� f/ � �, ,.� '� r '{ �i � ._ � ��. ,eL� _�l) A�+_��,.. t + �, 'V� ��q �Z';�.�'." 'a-:t� •'��e � -�.i � ; � � ' �.1 .�1- `" ��. �.�"', r :� I „�, , s� ,r _: 1 `. � ,. � � lya„ iy.»c:a #at � ��I '� R ,r £i ^ '+' � .a . .�'�a ! � . ' ...�� r, � ' �� I.��+s (✓,� -_"^� � � ., I�I. �+� �- � ' _ ��: 'o� ..w:� ��.�v�,�'' .l #.r��h't ,��j,;a.� ,r=,. �� X,w,. . � ,:i ,.'. , :�'�` -�. eV' ��_ '6 � �� _ �4�:4 � �'�- : '�j '� �� .hat �•' � �� ` . £ t: '� ��Y-. "� ; _�iA�,a� � ,R-� -x �{� . . �.s�� a � . �ik' d �I. ,. �� , � .,f��: ek n�-,x� ��Yi.�a. '� �a' '� � � +� -,.� ^i " . �- w �'�g r�''"�sv='� .,h +�5�7'r�u� �j +,v ..N �� y�'tn,yry.. ti'i �', .r' r�t;�.�lj �..' �M$r",�"';' LnF , � . . � � � e ��'�i $ m � i "o�� : X� �„ �h x ��,� ,��. •`3t�� s �. � ''' : s � ;� � � j � ` .�� v,, `c- ..� � ° y� � a �w„�,�� }r�+' � � . �' .0 , {,�: f � +.,�, y 3 � m"1. �7 .. .� !. � 1c }fJJyy��$ �1� _ �� S "�. :� .�. �, 4�' � � ` � �� '� . 3. "i ' ` R 2g �!!,��j'' t .._ i P.'.-.g � .� � . '� ..4 qk„ry � �1C `I�� .�.. .• . �1..e f t . rL" ': t ` �.; ,_ r `;�vs� � . �.'': ' �`!� h� - a �-`°. � � ��', '' , , ,..� • �� ;�t < ,� " ,- � r,�w' ';,�� ; .,�'�_ { . t r _e �� 31,. '�+� i�w� • ' £ _ ;.� : ,i p� �: . . . �� `,�, 4 ' . � . «, . � Ex' ��:�: �1� ' � r ,. �� w� _ :� ._ i�� .. y�� t t. . r � :� t ...' .� .. � a' �" ,�,a ��' x' ,� ��' ,3�`i !. '�. ��j+, - . a� � ,�S'... �..�. �� ' 1 +t�'f� ~ hf�:_� � �'�.; �Y1' i�.a.' �� ••.� '�_ � �� l:- �.i.1 � tS "��4 i z�� 'n y / �� ``� � � , �f v��_ �'` ^ v � r ' � is i; , . n,`�.�/ � r .,��,�y, ,�, '.. - T � �°i. �� .'1{- �` i _ �� hr 7 � I a Y � t r� f ' 1K.� �� `��' ,� � �'��i ��. �� C»�t.if �' �' r, r ��Y � �?�..t�1M,�� '}p i-�' t,� ��II � c- r o . �' �r fj? �h �"� -+� � � �.Y< � �� 5� s sE. �� : j� "",��t� �� - f�. , ,,. � � 1, , � �A}-sil` � • r�� x , : , � . G �+ a � �� r+ ` � 'i I .. �__ ' " , , � � �. , • �� _ ' ,.. � �e ro:. �� ',�'. _ � �it,� � � :r �> �� ;t� q ? � a di , ,.. �� _., � -. �. .�r,s,E ,,�.,ra�� ° 3=s1 ��.' '� �tb+�}�4�1'a'i < °�°��i[' a"` '`"ne.'� «� �7�� I � � H , . 4 .. . . t -o > � : , .. .. 4� �� ,. �/„ h* . . . ;. . . - - '. ' :.. ....,.: L.. , ... .a .. . �'.r „ .� - � . ......�K.ti i� ^- �� ^st4� a�._..i..�£ z�. � .�� . � ._ ,,.. " iei .�m.�a *� x '�;.� t � i i� � . -'�1"';. '�'-�,�, _� r3�� `b`. � r,i � - , . . , .� s " '�� i_ � �;z�� " � �; .:t� , ��.�� ,� ' � - ' �w.r�. -�� ' �. � tit L "I� .N 4 �a� � � _N�� .l � ,�� . �*�, �. �. y � ;.r�,; t-�` � �� I I� r"'� ;��i'�rfa.9!s� l+��r • tK�A; �'� ,�• '�,� r� L, `' � u-� i �i 1 I j s �� '-y� a --�r ' � - �. . - . �' ` � . � 1,�F,La "^�"t°�. � . , � ..,7. 4 � .ti ��^;i A ��` .. � , � i ., .:, �� . :� �S h �t,A1, .�. ��F�. � � ". I, . k� �"��,5. s.. }"{� . �. �'.: � "�.� , a,'�"� ��,\.w �, r� + ,�4( � i��. . 4H± ♦ �a ,� 4 .S" ,:��- • ty� '.�O � Ky;r '"��a„ �F . . �.t �. � . � i�° � `Y y ��. w� M � .'�. � f�A{��r Jy t�. . � � ,C M��M 1 r� r L . �. �.�+,'� ..�4 .�:� !�� r kc��t � f!� '' E ,. �,! " L . : : . � , ' � � "7 ��1�� K �` A �-��. 4 � *�N�� G� )t : � � C � S'�,.� ,�� .. .. 'J� � � ',y`}.� •y �T�'� 'r�� y 'r� i` `"� -�;,� 1f .��. v� �Y�"`. ,.`�'+' s _ ��: . `£� �'Y.�� '.L.T`] �.. �� •.� , r�� ;. d" .^d-� _�. r � �./�,�..�,.; � .-: '�(f,� L�` s, �'"�` �� s, �t �� i�`'-�r '��- _,�, � �,;� �J � Re �! �.�'r -:1 � �,z'�' +%� �� ? . n�� 1 ,4., d. .� . '�- f�. " �� '� � t V: ,.�-'w e r J � , � ... ' � �. r��, p'I^�� ,. �A .,1.�L:' 'V �� F �� . � 3 x,� ♦ �� n �� #�° y,� �& i s 9 ..a'��y •L�� :r'{�� '"� �.�1 '� NR{}�'� t ' � ..'4`: l. ��+ �.� r�ya c ^ ��, .;"_`"T*.� � :j�� '� .,;. ��.� -n,:�.s � � �� ,�w•� ` � �:+ � �:�,'ilf 9� _xr�� f ) ,�^ �,.e �' � � r * k , .h d �rl� :c"r ,;M�-�, r� � -t �?a.._� �..__ �t'� .� � . �. ��, � �� j .�U � �� `� �'�"� ' �a� - �� ' �.h� �'� �i -� . 'a t _ i- �� .�'�� °� ��:,�'�'� - �� ' '�= � � � - �� ''� � �� c. � {, ��y y�i�s; y •,Y"�. 5 -R� s i `1' . $ �� ,.+:1 y,� 'f. .�� . -F.:. '�,_,f. � '�1�+. � '4:.. .�}g`,.t � -, 1 �'�''° ��, . .r . GC;�'�_ T. '*�j� t.}'f �'- � � .r� m.-�� . ''K,J� .P"'�r y f �' ��t¢ G � .�`t3�5� � ►; � �.Yk� � .�`:a k ..:� � ` x ��,�' . ��. _ ,A � ��5� r �`. ..r,��+,t •'� �t.` ��^y' �r �."��r p c.� ,�� sS �' A" i., . �- t't t, '"> ` � .��r f i�LX� � ��V?� �� ;�*y� 4 �f M� �i ��',}�.y... K� �� .Fs'y . . v . � ,. . i*�; � -,,s. T�`It � � �� ,ks� _.*Y , .Y'� $ �ro�' �'�w"�.+�;�,"s�"� �"�rr .�.�°�� .,r w��.'l ``�' � � s g .. � �, . .r ; ... �u Y Tt 1 +l�k'v! . �'v^��,..-+aH•t!r:�;,s ' � ,� C ' 3r �� 'ii e� ee '", �`!4� ✓�� .', f t �.am 4.�r P.w�.r .$e ��' #�'�.^5. .�� r �� . `;� ` � rq�y . � ,�- { �� ~�� '.� a ,' ,nw. 4��j �;E "4i,.t:. w.r�, v+,� �'3�1 p,i:.ay��-_ J« Js: y`: � t,�' '4�} ti � �r a �`' r �' •,�, �. z �3.,,� , '.-�� r � �� '-`��• r ��.Y �' �, �•:;� ,_ '�' y ��'"' "r�� s `�` '�. �lk� � �� , 5� n ; h` "'�'` ,'�'`'�+ �``. ' `.=� �'1 =T�M� '�'M. �,�{ w, ,,•�,fi� 'r _!'• ' �:�.,�r�'';� �{► t� �r � f�- „��r��^t ' � e�� i .t`... ��r{.' t - R �: �� ' - S'S , : .�' '4�l: � @ . 4� �`l. "�`f��.�.Hr d�� 4T 5.F_ 't i� �•�'� � . •.a t � , 4 ` �.� �� },, �. '►-:J' t 1. t��^� �-�+t��Y } + * x � -� `"+ �. 'M` t��1� �' �,.� �� ''r# �— '�°�....�� i�i � .��-��7 -�.�'�i �` � �� r ' ,f ._ � i � ��. ��, � �� , ��{� ;� ��'v t`"� ��'1'rr; " : ,h1 � .�..; '�. ;" ?�:�`�. '+ �� y y#'��'"�.� i.*� ,+-''-�,,i . � ��f ' r4 �6 l V'r '�1 . . � �-`'r t r .�."�� ^"" } �,"�E^.��' 4��'`��.��+�� C' . ., ��^ "�t 3t �.y 4"� r� �i .d� .�" � ��' i� r�E.�_� '� �,,� � �y,. 6 �,.{ +y,� �� i`��Y �� '� �.� � 7 � � �r. y �" �g� ..! '��:�+�1' r� k�: ;v ea-r _.�,� a . .� ...��.��' ��.��+a � l�..t � ..a.�` 1 '4- � �*et�'p`�t�4�� ' � �!.�� '�,�p�{ �` `I..t, , � , ,�- ' • ~� r' `" �i �� I� i.� .z��ib�Y' "_.r! �ti� k�,.s-.. �� F ' wi - S�� .`.y ��} ��y��rw� f� -g- �:�• '�, 't�r �,. � � ' x ��.t •. ,.a.ti � .��r� 1�µ _�� e . e . ' � ' S �:• f �•`''1�i`�' �' tx • A`:� - ' 't r .j.3"1 .� . -� �s , � n • ,� t �q s � .:� � r� �: � �: +i� { �R � ��g:.+.k,., , a� F, e� ��. ,�.�, �� a, ° ��•�� {��°� � _ . 3� -L p �+,£ s��fy°�=,.a.^�-�{+ : � . i,. ,�1�Ya;; {.�� '� � j,�+�; c�+. � 'y f�xC ".9 � � drro�� ` '• Y�'�'�� S�'t+�r`�. k +' ''t``� �r�+Y`„� � • / � ,i��'�.,. �ti�e ,� �3. . �.. + �, �,�: ,t"{'�:r �s-' k�� I ��"� � �r.�'+ �. , �r� t�<_) .y ! •'N dY Y.t�. ~`��Y��v� '��er`'�. C'' � .. ' .� :"!�'�;' � 4. . �u �r#�`�,�+{�7�� 4'r1 �` §t� R n �� t'+�' �{� _�E .,�'4:.4 1. . . _ �i�� 4 �y �{1.1 i-Y. ��', f� ' �r.^t c'.� � =r .y t- � � `* i�. ,�: .a�� ,y��lfy *��+ t,i,.'�? -i'N��` ; - _er' '�. �A `,� ' �r*"�� ': i% � �4•"� .I � i`t p`� S+'�f:}: ' Y �1\A ' .'+ ,.�,�,,, ,,,�,�.. 1'�+ °K R.. I� 5, "�;� �r �. y,�. ,, �,.. �,,,�5 s;;-t'-.�f,+a �.�0 :r�,��# t. sy, , � - � " �, ,.t� � 3� �;r 4 ��.�" � , ,``�r'� _ ` � � � .�� -s* � ., b' S� r '> �.� ��^ r ��' .�\�•.c.L- y � 1�' � .r. i '+Y�, �� . � ,.. !� "p , 'i�;�. �1 � �� h '� l�� '* a , , � . . , .i. � „ }�. s . � . .. . �v;;� R'�. �� . ... . ' � . J �. tl�� :. . f . � �ju ��.��};,��.�1�a �� " e�. . .. ... _.. . _- �+:� ff � WFl�wuN�4�u+Mwi�Hywq�wuxu WdOZ�ESTOZ/4T/S SI�J9�M-�W�I��W'8�o31�e0 l�+lWo+OMAM7�41'��odln0lwaWu � �' �w a+�n p a q a�•'��w w��w1a�� laa�59Z 0 � �Po PM'�aY{a�l�W�Huem'h7P sno4m u!P�a��q y ON P�w'uAMu�ui�l$��+P�A�Idum�N LN�wr� � • s�y�•weuD�n�9WA�Wi741auqyuA�Mm ■xu Ow P�W�+NRtiI�+�7Pu sl�uNMK�MVL (� ��u�4�q a ..-�= �� 8£LE-SZ �- �j�;��'' � � . ,�r {� �a ,• � �_ fr,, ; � ' ��f� '-—_' 9 , ��f� �� _� 1� � � �� ,S� "`'� � ,� � � e � 4 �� _ .' yr :s ,��..1��-�,��.' y � . � �,,, � „�:� � . . �. — ,1 .., ]',�� .��:�#.$ � �� 6 r }�M , � ' C _ r 4 ��l �' A • j _ _ ''M'�, ' �R.! X:. ... ��,. ''��,r� To,`' . ' °B . � .� ; a � r . - ��..—..y �'r : . . � �� r' _ . . _ .� .� - _ , r � � . • � � u � � , _-<� , .;.>. , , . . : .� _ , i . •� �..z ; ., ti , — �t -�—'�.� � �-� � � � 'x'�..�,.�`-z.;-�� ''`�;. ` �;.-� 1 , ` ' - `'_ - � { y .� ,. .. � � r �� x - - - `'� �' �-, � �• , _; r ~"`,�•,� �` ,'��' � ' � '� ' :#}r.. '�+�r '��'--... '�-.� � t �` +i � ' ., . _ +� •�_ _. ' �� .` �. . >. + . � .t ,�„ �+s� ',� :, , I �`��-.� . ,. . - ��y ., .. , � , � �� .. ��!'�.I3 � �i J �`"•..�s�.. i R�,^a v� . .. • ,� ��'�T°� � � . _ ' `� �i�;t► � � a' e,. �.a ,± � i� 1 � r f ,,,� a� �� v� }J� �` , °�,;� rri� - ff ,�f'•.x . �r . y � , - �y .t£ � j . Y�� .. �� .. _>y ��r �f�y�9��1" �+�,� :.R/ .� y i�� . S � s i t ... �r. ) �'-. +a A� �S�a �� . • a� � .� ?� -�. /�}, :. . . . x �� +r .. . . ,y;� .,�} � s � ., ` �+"'��4 �. x �� a �. _ . . _ ,. . r �'�y .t: ,7� �� ' '"�-� �"�� `'1 , I s'_ � .-�,� . -a�� , � ' .., • . , �� t z"� w (�60Z-L-£)sl�d U ��'�� , �:� �IWll+�l!a � ,� . ,� .• t � ` � . �h � ��r'9,-�,� .. {• ',� , �, a �. � "�� , ' . Peal!e2� � � '� � - ..- - x�. ` �� '�,.. . ��a��w. � � .. �``ti, puaea� ,� �4 �,4 , +��ti �� •l�^ '�t• ` ��p�� i f� . � rt.�.. �OHS3 � �� . � .� . � ' .�� - ..�r_�. � , '��-+�' ��' v, .. /jb Y y� � �� .� _, t.��-� t ,, . �--'�—�..:—- . -—. �. .� � ��' "'.v.-- ',� � �Y F � �� .,, ��'�E> pd,� .�" � s•1 .�'� �w��"+,�"_.r _t -.�..t �.',1 . r.,`� �� ._�y—_ ��i'—`— ,� � O�) ', �.. -r'. `r�_^_ �. +14 t �.. �'�M.� �, Y .�,,,�� `•O� .. 1 _ . .�"..r` . a � 1 iA�,�iQ Rp��:,_ � 'l� / ( �J�i l t��A'�'�� ..$��~ T�: r u ,�l} O �: . . _ . ' yyy . � �.�_.a � ,- '.:... � �.,�*y . • � : a . y �t - � - ----:, _- : �' - _ � �Q ��`'yo'1 `n %�,c . _ : I � w� — �� ,�= -r� _ � � ! .� • it � ' .1 � -� � � =r_ i�`% o .: r� :��;r - - .� - � _ tr a �' �a �O0v1 " ; B� 6; ' , c � c� a � rz ; _ = , � �f_� � � P;1� �s � � ,..� a _ ;:_ _ • — � NiG' , yv, �c r ,i ��I� �� iNl -��''�� ' �'� � s !�' 's ♦ '�#'�' �"� . � ��.AF � �� a �i" . w � � -Y �+ �i$ _ ^m. � � .� J �' �' �l �: �. �,' .� 0'�" i 4 � ; t�. 4�n �. �- . .�.. _i �p *r S��'� „°C s`�� g+' �' � ; ;#�� «� w* s `, +� `� ��' ..� � •� �i ��-�` � n ��y ��`' ��g� i'�'. � �� .."''��'�4, �� "��i��y�� i f��.F�Illii�� fl'I�i�� .� �; � ' ' „ 'i ,. �. � �}� :� � �� I � :� .A�., ;_-� � � ,. ,� � � � . I�: R R I � �'�� ;y�^ v, "�-�r� �'`�+,;;..�'^� '"�,�� r 7 - `-�� s.%...�� ... • .� . �`;� ° ,.;+"�F. ��` � a�,�, r�, r. � �a;� ~� "�� r _ +;;��'�� .t � ,�l ,�;'� �� .u,.. _.. _ � . . .. `�. � �_, f� ,��,, � � . � . �, �� f�i _ f � � „� - � � ��;�:�:�' . , �— M: � � ��1fi`�� {sr k •P`,b ; ; ,. � � . � - ,,. .�j �'+�� a � .,��'1�E`' ,, t�+ � ' TT`�. � � � � x ��`+r�."'�, -qSe„�.r (� fi�'�.,u� � .»��` i ��;.�. �`� ' '"�Mr � �` � 4�• � � � •�� . + - � �� `R4 -��*� ~''" i ,;� Q4�� . � � � - � � .��. . 4 � � � �� : � � . _ �� ; � n _ � � ; - f I i i;�. ,, _ , ,� _ f - � 4 i` ,IV� I�I I I IlliI� y � � M , e S: � F I u I M . � � y � • r I�.^ Y . ^ � �'� � � � .�r�. � � i �� _ 4 � • ,�j Y � r I „.-�- �'' 'i• � � , t��..� �t 'j��+ _ 1 1 � p ` ✓v 7 —�Vj i ��'�� , � }��"� _ a�� lJ ' d � I y�oN�ui�e� ,; � �k�' -. ., .:. . � � t•�w.•• � . � �� . � +i t` ' * , . , 1;k l ' , i . � ` ��. .�. �. _ .. . x�e . ... 'l: . . _ _ �v � . ,. -.�... .-.a .. . . . u .. _ __ .. y_- ._. .w�... . . . . _.. . . � .n :n � . ' �.,. 1� .. r.. . i.�._.. a..• � s.. � �� • �. `i . , . .. ... . . . .,�'.v . '. �:�... � � ... �� t �.,� � :'*+�yf'• . . t , �: `4�•.' � �-.�,� - . � :�.�: , �� r.: . , ,'.F �.t � � f �„�.r . R�i � ,. � - � � �� > � ` 4'in� �`r � +„ ��` ..y_'�� '� tY ;a t. � . . , . > .. " = . ' '�.0 �� . , �� '" �r � , . � . t . . , � . 1 . � ` 4 ��: \ � .. .� 't-.�y��.l, `,ii{r+ - . - .. -.�� . _,ti � z—;��s.�,�� ` , � � �,� _ � . ,, : � � - , . - � ..- .-,.E, „r .�, � -; � . . ,. . . • '�� . . , ��[�. � :. i.��.• �- -f,y.i. `T*'. ...ti a 9� ��`t�' . ��1.' .^., �,�.. '..I� `� �ry 1:. � �.� � � f . � n`�'� � . .f � . •4 / ` �i „~�. 1� . � •�R, ' . . l'�j;^ -.�._ � �� I'{�t ��„ ' .�•� � -� � rt � p v ^'3� ��• ' ��.�•'� -�`��:'`';��,�, � �s T . �_. �� i3:'�� • , �-h�;-.,r`.l.�,� '�, ' _ . ' �- _.,..: `, , j :7 ^ .' � 1. �i ,��. •v r 1�� .�w,�. . '� . _ r„ . � .E '"` . �� . . . r k'.,-� '. � • . ' �'�'�+�� '�� •', `�Ae`-' . . z� �"` � " - . ��r' �` __ _� , �T 5 , + . . „�,y�. },., , v � '+ �''►.," \:'�� t`;� � ! t � . �'ff� :I�+a°� ' '�,� r��'` �� "� '•� ) ;Zy�i� ;� 1 ,►�� L' ' � :� �F ''A i . �A .� ': � �_ 'w r � � . �.,:� � - �z.� ,� , .; . . ��._ � �}.�'��v,� Y t�y�•}�,�� +� 1� . :. _ .. � . �� _ �''. � r- � -� ' � V!i � K;; � ' I �� . . '`'�� ¢' 4�_�t`� � *« 4- ��a ' t�'�.� .� -�� .. y� .• �.�� ` •� '�� °t . ,�?.-}, . ��..-� �i ,�S �.��,£. .. - , �s' �fir . .1 .�^� t.,� ,'.-�y,. � `77 . . , ,�1. � i � y,.:�'• }F � �s , ; '�.. -.:4;�:` ' 4 + � �1�'. .► �<' ,,� ,;r„ •�S'�':r- n �, �+�'� c�,. , �` '�� . �. '�h� s ��t J�`.i^ ,7„. 1, .;.. ` ' �� .. . � • ' _ � �� :..v��.�`4+k r� 1� f"' ti } � ,, �'� �-4 �,��' '�_� r � . �%,, ti, `, a, � ... '.. •t g! ''Y�Y' '� •"�. .� -i +�- - "�.a _�•. _ _ 1 � _i �' � , ,! ' -� ti=� � . `�11 �..- )� � �A�q _. �1 •' �p�•.,� ' ��K}� �., d'-`� � i� y��.`�Aa r��+�'d`.� � �` � j , ,`c"`( �-.!. . � ' ,> i ��.,�'"�'t;� '^�7�'1 _ -l� , " � �` ' • �'�r{r )T'�, 4}� _�j-1 ti.: �,.1��v, � �f_ . '''y�l j 7r�� `• !�t!' • .� s,�¢.. . �� -�`' � \t:��" - . . . - . . "��. � ��...�q. 1`�, �' ��'}9( �'_}+,^ } � .. . ,� `� ��.�i.t' � 1� 7 '� ; ��'�� q�. � '� ' ' '♦. ,•► '`�.t ..�' � _.�' ��"�.'"'. '� `t #: � �ti._�`�� -S� ;� :: � ' • 'i S' `, r �}�_ �`...+�d �. �s-;' F ±}� ' '"G' � ��b �' „ 7 . . , .s�.�': � z . '�it,l�€ ..i' �.}�. -L iX 3S `� t! ~- ,. .. •. a v� �3�. i�_.�y'.'��a�! _ t�} �, r � ' : � rt ��R=•rti � „M <:i - y , � � . � ��... �� -' � �1.;��Y 1' � -� ` �_-`• • _ ' .,� �.,� � �i:I� 1 �•-i�n . � .�'' ►q�y '...�,. � _.. �11 � �_- ` � `,-_ - , ��l.� `.'� ,� . . . ��- 4 -��} ��5� i � � .:f� - � • . •�, �} .h `. �, � �} " 4 •� F � �. � '�j�y .. Ji,, �' ..f � ��- . `;',� .� (� ! '�`� ��, ��' � 'T r�r � - � � � �;� � ..... ' � `\` . .. � •�� .. �.:}� . . .•� . � .. rSk. �w.ik�f� _:� ..,..,.,.: .. . . , .. � �, .es.at, �.. �� t i"'i�f!'.'+'., '- i,},�f' ' - ��y b ,.,« .. ' � . � � ��„ r � K�.�•• �� rr t,�'�'''�j-}• 'a,t� _ '� � ... �d - � r dc�' .''� 1#'i�+-'. _' ' . � 4i . � X ��' � '�.,�t i . �;P,1�1�'��e{i ��' ��.�.`�`�,i�'. � � • � ' ,a• �I'' �• � . •�, � �` `�� , �� 41�•-�f' � �' � . �w � �� ir�..A ��'-., i 1�� .�n f;�..+ �.ti I , ' .h. /,�,�,�� Tp . . . � � •.� r,��t ��,i� _ R �.aet y��1�.�f��r �; ', ��r+�' ►+ .�.'�ii *`� t��,� pi';i. j� J �� k+1��. , 7.: , �q �+ If� ` � • �,^,�`,$r; tf� �i-�,.�cl� � l. � 'a ' j. � ' r "� i. � '�.t..t � ,.,t +r.._.aC4,- •f ��+� ✓ y"�+M .� y1 -�t^ }� A� `�l} • f� � ,J ;+ �f f ' � �+. . � :'� .��-� -l..y; �,WJ'�� 'X�S�,,.,+�. ��',''� �r'ti- ;FE .•�#i�� '�: � ... .�'� f�`.,��ti ,r �, �- �, fi� � � '��' �`�' r ' .+�� C ', �,,. ;Z 1a�-, t-. ". , �.�d,.",.�� i �.1� �.� � _•,�+/_,a _�� .t"��j,i.0 �"� v '" ,.�X �� i 'f�r-�Sr t iF• + " �'�. � `�'� .�dr ,�r� L, �.. � '; .. /•.. ^ �!r'f� .•;� , .t, r r;w� Z s•- ,� �i r , ,r. �,,. . � ^k►d��n�`qt �� ..t� - l ',-�..,t �r �'!��,�.,r ,r 7 � '�,�;r,�� } '�#� F �r �Tr;� ��: .r_,� � .� � ' . �'1'�Y.� ji� ''� ` t,� � �i, ..I� _+►�.'*� �. � � ! V =� �i.},��:j " 'r3• s�f�� .� .Y±,�.. y��_ "i(�'•r 3 .1 s . „t. � , , 'tiy' . .��ti� +� y�r" J� �� { .. .^. - / �: e'.L.,� � '� �� r " f;:..a � x.,. , t�' '� - f•,��—� `'�a�:�.� ;� �, ;�' �, �'a'r •� ' � �,' � �i .`.. � �u} �R. 3_t. /y ��(.� _ � ,a ..t�:� 'F�1, � a' '�j�� , �,r;� •� � 1 � ��` , .'�-� '• -:a .� .• ,.i , � �3� r��'� .! +' � [pr . ��; ��,�� - ` F�... f _ ( i�f^^N.� x ' fi/� / '�I' i -.�.JY:.� � X, � + A�.s,��- ' � !�� /�. � � s �y. ,.:�"`. r`� �'.��.� � �j�,�"'. �„ ,;JR'i,,s�.�f '°�� •' �`�'•�e �i '.� '�� •�'� .. *�I�'�`+ �� ". _ . �4 , iti, � '�� R. ` r . . r�. � rr� +'J �l' d ,� �- l �, # _it, l '" � - 1� 1, �' i�y 'f-�� _ �.T t �� yy.. t.� � �- �' • ti� �' • y/ ' ;,'�� LT.; ,r,E; Yi N t,p� f ��•�� . , � .,nye`'�� }. �� l�.+r ' ,; � ; �. � 7 !,`� }-��tit' � .�5,,.. 1 ,. ' + �i.J_ i. �• 4 ' -:.J{, Y s "�L/'f, - 1� F�`,� .��f ,� '�a �� 4�� A��.�r ;- �r,�,s �, . �1�� , o �. '. �� ,� �!"-�' 'iF',,. �,,�s��.,-i ' r��'�'. �� ' .., �J-z •� .��,� �,� .� ''h,�,'�"�'� ti1 {� ,' � ��.� ' �� ` � ,r. .�� "� q�?�� 'I ' �,�"�°,�'�'�* 'x ' ..� �°� '�.�� ,�� "� .�,�� .�; ��i !�T�' , `� ' . �i�+' ! ,r+ �,�� •� r�_ ` - .,�,p > �'s,,�: '.� -y� �! �,� .;�- rr" '';. >. � 'r`.., G' s ' '' �. ,�," 'T�� ..T�� A��,� �I►. � y7 r 1 ,y +'�•� � � y�� J[ .'�' � :� �j•�'v�S� �� Y. ��" �Y- ��' ► ¢,� �. �r �b.�,..' �n. . .�y_� , ��.� - ' • �� ,A� .'1'�' :�� s.�b� � . r'•• ',.�� j`,'i`,�'�t"�': f.�_' .\� .�`.� . �i�, � �t� �.. .7.,; ..`+� . . *„�� .c i_ ,,. �y � _ .� � � ��' '� `' lr' '� . -�' 'ti� Y.� ,��`�'• _�l' � !:f � .? �e. `� . �,,�- �: /� ,}¢� . r{' ' ` *, �'�.,..- � �``'� �` . �.+• � � a �+, . , � tr �';sT��".�� ';'�y� "� . .. j r � � � l� . `,f . �`f. � .- � h�a� .i � 1�"r �-; �� :.J .<.,.+� p : �� ,j r, � �� '� ��'� ' q. p�^+1:'` 1'/F�. �. �''}'.0 `� /`�. Y `�t� '., # ` , '1��, ,P � �� ,1"� �. � . �� '`�� st}.'�''�'~ " ,� �� ',t a' � -��-- .' '} :a ! h � !1 s,4 �� /�� , `� y� r� �� - �._�_ .y i �'�'- �� s �„'F%: '' � � ,j a�� . � � ,� � ri�' 3, � '� '�� , ,_ _ , :` ,, ,` �. � ,. . . . . ;, ,., � � € .��e '� #� �`..F'.a��.'' �'� t. ' „ �l�� ,s��R�� r�.«� , �Y '- . � . ':' ..� . . : y � � ,. . _ . r� r :? '�4 +1,, �'� � f. '�� '.I i .E rmti • '• � _� . �f _ir� . ��' _ �_!,' �:�.. w��r � Facing West -- :, _ ` ,�� , y�noS�ui�ej , � � ,;„��► �- �:., �� - �� P� '�". � �� ` �� L- r ��, � n � � , ��q �� s "'� � � v ' �1 �'� ` � 'f-+.�4 * � t -=,..� :, ,�,�`''� s , • :%�i r_ y ' '�; i:%« �, ' 4� �' ► 4 - �.� . , � a' _,`� "' �,,1tr 1,��p•ii��. � ',. '-r�`�, �� .' « ' sF � �,� � ;y �4- _ , , . �r� . : . • � " � 1 ��A S�iT'' r .�.. � �`,,.z j��. ..�c .�� . �R� ±qr �` ,, . ��i '*�'. , � , ' 1 � , . .� �� ,., l4 � .;�t. � ,I i . . �y , ,�, . ' ,' .>.r; T• ��'- ,�: 'r � ,�, =r ,. ., T *. " t.. .�. _ : ��• .� , . .y . �� 1 _ ` �%F ., �'... �� i j!`'; !� t�..�.f. . � t'\� , -�� Y T � Y ��, .�. �,. .� . � � _� �y" � .,.. . . �/�^ . ' ...� >.. i_� , � � �i' y��..�• tip•�,r+tyi ' ' . t�;�� f471.►� .�- ;� �. $ - it 4 g., ��, .�.�-e .: ''.'�-..,,�"�i � F''�i � � X` .. �� ' — -'r .�f: � �� •.* fd"w� ,,,� � i' � ..� � , "_i �t$es! - �� '�-�' ,� _i ,_� y �' ,�.� � ,� "�� .r t . . i�' C� �� '� �� _ � . . rr . �� o + i. -k- Y �� *`'�. � � '� � � � ' , . .' _`' ='„ : � ' '� � �'�;..�--�'�•� :�`�-- '1 _ � •; _ . + #�'�d= �.�:- �f�.` `r< . .� . � -.� � . >- �� -� ,�... �Y"'�.�t� » r f�� .� ?i`'w� - I .� -��, `-� . . ` . � �r� ��"�" , �/r . '�`" �` � _,. , ". " �� , ,_ ,,,� . � ; , ��, �� y, �r $�ht�-:,l�' � ,,r., ��,�>'�•. �i . �� :. ii - �x "`-�.��.�;� . '�. NEii i . � ,�' ��f' f �1� �' . n,,,F .� µ';� � -' .`:ti� . . . . �ee�, �'r'dt , � � 4 � � S `��: :. . r• � -�'. 1 ..' � • -.�'� _ � � r S'�r� _ f it L ':_• �`/r � . � ,�', .,*, ,� c�� ,y ' �,r`� , :� _ ,,,s .�, r� � •�{-�'`= '`. , ', .� ��7` • '�� . ��. � .'.►�. �_� , a��., ,h'� - � w• -7 'z�n�� .. , � *h4 .,�9My. ', r �� . �'- , � ��. F � �� .. q' _� �� _�'�'�'' �� - - �;,� .. iw .� � l ' t � � •t'-- •-� . . ', 'rti�,.-- , ��72t �j �if ,��{�]�` . t �-. ��ti; � . �� s , >�` ! y F, �� Y t� ' �.A .•f' . id * � ��.�,� �i r �" � "y' C � �y .� l�f..;J ,' .� "*��- .� , c .L� - •ak�,'�.:..,t` * CwA - � . f* 1 ., ` ��.. ��x_ . �: �. `� �.._ '. �� -�p-'�`,p'� ..�L°��. . .i.'r:� . � c y t'�. i �, ;+ --�y � ��y� ��'( ti � - "'ti-...','- yi. �` ,7 �.s y �J� � + � "�, .ut ,i +'��•.t i. � ,s,y;kF ' t�}' •r� � (�yy "� f:-#' -F± '��=3 R�y�*s wE� � u�'� ,1 y •� �_ ' �{h�A;t'.�. r• � ��i"a,��-r;�j��t ��, _ -e �Se? ' �� p� «1 't4 �',',« f? •i _ .�! { �"Qi�j -,�3� � �' ,� . . _ � pJ t �� '-,�.� x ':.. ' �� , , '4 + �- ,,,�V' ' � . � �°� �, ,� �r �yYp� ^�j r:J :-`� �� 7�� _.:��y�,.,f .i�� 1 :f > f .!l� � � .t�y -p, �h .�„M .t r..:� X t�� : y .1 , .'t � r .rty�j�1�� • '~F� ., 1 r,'�`:��a �i .� . j �S• Y , {.�y� � �. y p�� ' � - � ��. �.,� - ��„r' � �.r- F � 'C �F� Y ,, ; %�f 1` � 7�, �.T,.M i:�'�' � , .4� �:,� , w��JM��+d+ . S r"�.-�'`.v�� 13 �1 ti, �� '�+*,� „� '..:; _..i%..Fj`r•' R"� � �, �•�' .d 4 �� `�'E��: _. � . . �. . _ . . . � . y . .: �:-�rs ''� *."'{ i.� r <<' r ' =� y' �} y 1 � T�,�, - ,{ �1+ .a� Me � �# ! •}s.i �' ...•6 ii�1 � ,� � . +'�e� �i� �l�A, �, �� t i�,1�iVa 5+�. ''S��`�',. - ;��"� ;� . { .� �� ,M�„� � � ,� .�� ,.�w � - ��_� ��,, ' � � f f�'`' i� �� ,�P :�, �, � �,��,�, � „�'' S�,�l �d• �:�'` ,,i i.. . 1�,f y !r �� f� ! �►"yr�' � �� .� ,'w,�� `�� ( + � l...�' „°;P�'A@` �! < ,�S: t ,� ° + { ,+1 ��Y � �:,;; ►r,r' �=t� s � �. j, �" L�� Ir�#,�jy� '��N 1.t 1�� }+ " ��,� , ,. . . . � . ' / -�' ��r�� .e. . � �a . � �'�iyi � f"�!'�f i.r IV 6i �'.' � !' 'i! '► � .�4 � ' ♦� � �. ��1Aa� ,`.,d ��w1,r 1 - � . : -.��;�� t�.y.��'M {r*r � 1 �`�j. _�i •�� ,L:` 'f� � ' v. a' ,.i `,�" ..��Y'.�'_c �1 0 _ �1 1} ' � ��_ �t�t� � � 44 �• ��1p f � � V ,�s�`�+� ' ,`R. t �'a ♦+' �� , ^ *�1' �� . �_ �� " ��•��' � � ��.�,�5� �� t'�.��i,� 'S � �,��`. x,.� + r+r ,�y# },� '� �y . ,�' ��+ w'Ai�� r'�"� ��^�'`"� � 51i.�'' c. � �v� �'y� ' �"W'�. n � • �y 1 '. i ' �� .�- 1` .�/' .� •Y{ ��' eF+L.:tl.l#..:� _ :. r � .• ti f ; • K�4' / t =�-.'. z� v"�:., - : Y � � ` � �``'4-." ,1.�.� � ..;*,� `��-�'S _ � l,.•� ,." ��. ., = � — � . `�.v r • � ,, u�"�' t. � *a �.� �� ' � � • � � � k , ,� � � ;.;' � r �`+� �, � ;� � � . _ ` �� i�, , � �� Y P'�'�,'�,�`�� .��o� `I� �` ,��'�,�� .r�9� � ' �• �� .i��. �� I �� i �� I ��N �'�� t �� - j lh ��' .n1r� � .'.T��, ",�.4� ..�� r. � ��"' ,y < , �j=1 . �} , ..� '�` }�,4,}i� +E.,.� �. f�L�T✓ �ti �� . . . ,,�y W..r �"i� �� . ��" +y M� x"��;� . .. ' ��. . � . ., .. � �g. ''� .� y, ��:.r. �R � �o.'.y� ��"��j, �+"`^' CI _ /'�� +��nt��-T. ..(� F _ .•�r � . . . �. �t ` "�r" w'��` 1� ` • �' S � � � �� , 4,� R �y r "��' �� '"� _ ,� Y 4� . + ��",j'�' �,�e �� . � v � ,y� a . � W�:� ��.�; - •�/� 4 .� y �, F `p . .. �� +�'�:r � ,5�+ 'd� e.� � � --��l,.�' i .1 �� +r . "��i� ` - "-�. .. i �� f '�-� � t�� - - F�� •� � „° ' t' �: +w+��y+ " _��!n• 1 ;j,�.' ��a. J�� ,.. , , ' t. �r �' �•+,�E , ' � Y�,R 7, ° , � ��}�y ��1 � � �.wN r +.y��. 4� ��9 ,� . � 4� � �''t��,k�'�11`�� ♦�� ' F �� ' ' . r�f� �, i}� }r�;� '^i;�e� `'�v � � �i'i� .�r,�! �� i'�'� . � �. i� _... y +� ; .t ��ti��,'��+� - `°� — 4�� ts `4� �` �r'�. � * � �p�� s . � �.: :�, 3� ,�,,,"�' x as.,. � Sx c,-._,,.��a x� I= . .{ . ' � .q. . . 5+ 1 L 4� .� _ - ' . . .. �' ,� L ' i �,�.l�t�f, :�� Y� - P ,� f�r _ �` E�.�'� � ; . �'' '�.`{� �� , _:,- �� ° ; '� �1�'{,�-��{fi{ �y f �� 1.�� i�� .�i � `;�• _ .P' J i'� �r '' �r`e- � v�J }� �K,'";�� i:,,• ``r; 4 s�'� j � �I�I� , # `�'s'�� ti� r � � � '.•��'� .. . �'i'y. .. . � ` . ..+ �' �'",�� • • f� , ��! :"` . .'.�t •� , �1,,; - .r # ,�� ,�t�: � . . . .1 . �, . - . l� .. n '�+ �i 4 I� I`I•. ��') � _ � i. C � � � '�,'«� �&� �.� � � � �!` °�rF 1� � ' � � ��' i� Y a�Y "� "��IC �� #�� `+. s�', � �1t`+;� "� � '� t ,� ' ,4�� +"+ •� N� � • �''�`� .Y., . * ��'� .. ,�i:�` "�+ .t .s�� • t �.,.,,'!� �� r :��+?'fi�� J�•' t� 3�`[,' �'�17 �'�'�� '� i� . . ,��i�`� _.. �'. .�lrt. � +Ni:�'ril�, ,. ,• �� '=i ll'..4 � '�.�y, `.�,�-y','�i'��:. , _ .. �„� 4�� _�'� t_. �acing East �I�l Of QC0110 PC Exhibit C3 ��n�o Hardcover Cat�ulat�on Vt/o�rksheet ,,,f `� Property Address: loL S J'ORi�s/G iS/tGt .I�D,��p �Ba[�sxs'��r' '' eTM� � Prepared by: �Rd�e�aG �AIJ'OC��7 , i,�.�C. Date: � � —�.� y-t 5 Stor�rwater Quafity�verlay Diskrict Tier: (Circle one) Tier 17er 2 Tler 3 Tler 4 'i�ier$ ..�----- Step '!: 1STING HARDCOVE In the foflowing a Te i en i all items of existing hardcover on the property,fteyed by letter ta Certificate of Sarvey(survey must accompany this form). Use as many fines as neeessary to accuraLely deplct � existing hardcover status of the prope��ty. �or Tier � properties, identify any features by letfer which are s�li;at the 75' setback line and ca�culate hardcover sgua�e foa�age separetefy for each portion, Su ve� Harcicover ltem �Describey Length x Width Sot are Feet �X2fi�TP�, ;•�.,1 �8(�d'' 6� � ' � . ..". r e, � - " � :`'�.�l�ks'S:�'i : P, �� ,S S.F. B L Xra d'�t/ , ;�' S37? S.F. C �=.t�Q.�-� . ' . � � To � S.F. D G K I ,S'6�eS' S.F. ! E � � E"U T S.F. ! F , �------5.-�-� G ,t!/ �� --S_F. H � S 7��' S.F, 1 / � � 2 7 S.F, 3 � Z S.F. K S.F. L 3 S,F. � �. .. . � S.F. N a 7 S.F, o T �s.F. P a�,v I�.d.� � S.F. Q !Q/ S.F. 1 R � S.F. S � � 52 � S.F. T � ' ��r U QFi C� � . 9 � • S.C'. � V �/d �..�.�.� VV !� S.F. X Gu a __, Z 1 s.F. Y .J3- /� .s _ ,_,_�'.L_ S.r. Z c f � .i 8 S.F'. 1 Total Existin Hardcover � � � �5,�, E�x�clt�tl:� �e�i,a�dt�o��'r �'��i� �f 6,� ;:_ _� . � - I. -�. ...�._ � , S.�f�'. �� _ .._. _ S.f� � �.F: �S.k=. 2 Total Excludable Hardcover S.F. 3 Net Existin Hardcaver Subtract lirte 2 f�'om line 1 � �,F, 4 Total Lot Area . ��' �.�. , Y..�.-..,_.,_..._....,,.. Existing Harc[cover Percentage [{3)Y(4y j a/, .....�....�. ► .:. ) (Proposed Harctcaver nexl }��.raF) January�,2Ui3 f��'1� � L �W 1:l �� J c�nr oF oRONo — �ity of �rono �.o;;r�� Hardcover Calculation Vi�arkshee� ' 4 Property Address: /pZ,�.r S-p��n�� ,�//4� �4 �J�td �BGwG�BY� \f��'tIHV�� Prepared by: Date: G�t d�v�9 E�t �-.A J'�'ac i�r�r,ix.�c_. Y�Y�as Stor�nwater �uality averlay District Tier: (Circie one) Ti�r� 'i]er 2 71sr 3 Tter 4 'tler 5 . -----. Ste� 9. GXlST1NG HARDC�VER In th�fallow�ng a e � en i s items af exisfing hardcover on the properry,keyed by Ietter to Certiflcaie flf 5..�,vey(survey must accompany this form). Use as many Ifries as neoessazy to accurat�ly de�id � existing hardcover status of the property. For Tier 1 properties, identify any features f�y letfer wnich are split at the 75' setback iine and calculate hardcaver sGuare foatage separately fQr esch portion. Key to Hardcover Item {Describe) Length x W➢dfh Total Surve S uare Feet Exam le`. �:aea �; �4'�;3.0' .2n:SF; A A vo'� I�6TAr.✓��vG G+L. I S S.F. 8 S.F. C � S.F. D S.F. E S.F. � S.F. G S.F. H S.F. f � S.F. ,1 S.F. K S.F. L S.F. M � � S.F. h � 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. ,_� To!al �xisting Hardcover 7 .I4 S.F. �Eic.c�iid��i� F�.aFci��!�e��'�''�e,'�t ;•�"Qd�<;'e;c�:� ' �:- ' . . , ��_ odY1,�c f T, f.✓XLt ait t.r le O-7S' �3 5.F __ �' � J� _______.�_._.. S.F.T �..�.,�__ __,_ �� „ / .SG �$.F�. S.F. � _.. ._. S.F. �2 7otal Excludable Hardcover �ip S.F. {�IVet Existiny Hardcover Subtract line 2 from line 1 Z7?b�E,' S.�'. 4� Total LotArea _�,___W_'�_ �_ _ , %S $�S•�. k �xist9ny hEardcover Percentac�e [{3}T(4) ] f�,yQ % RECEtVED � (Proposed Harcicover next (��.�e) Janu�ry 3,1013 APR 2, 2 201� C�TY o F oRONo �i°'��E � � � �8 * City of Orono �o�,o Hardcover Calcula#ion Worksheet Property Address: �d2 S 5�,�I�/G �S+''I'Et /�`p�t Q �BGd�t 3',�Y1 ��f��SHOat'`� Prepared by: -�,F' f �l��'OC T �.� Date: Y—/#l«<S Stormwater Quality Overlay Districf Tier: {Circle one) Tier Tier 2 Tier 3 Tier 4 Tier 5 . .. Step 2. UpOSED HA��.� In the following table, identify all items of proposed hardcover on the property, keyed by letter to Certificate of Survey (sur►cey must accorrzpany this form). Include all existing hardcover items tf�at are intended to remain, as well as all proposed hardcover items that wifl be addetl: Use as many lines as necessary to accurately depict proposed hardcover status of the property. For Tier 1 properties, identify any features by letter which are split at the 75` setback [ine and calculate hardcover square footage se aratei for each ortion. Key to � F{ardcover Itertt (Describe) � Length x Width Total Surve + S uare �eet . c�xa�rt !Q', ;G.ar.a e. 24'x.3d' 720 S.F. ' � A o F d S.F. B S.F. C � S.F. D (TfG' d ? S.F. � E S.F. ' F S.F. G S.F. N S[�.Fr. I � l[��.r. � J.�. K S.F. L S.F. � M — S.F. N S.F. O S.F. P S.F. Q � ' S.F, � R S.F. S S.F, T S.F. U � ot� F -- S.�. v S.�. W S.F. X S.F. 1� S.F. Z S.F. 1 Tota1 P osed Hardcover l �.7 Q Z �' S.F. ... _ ��ecludable:Ma�dcover ee GI Cbd'e Sec 78-1684:,�. o� F D� S.F, � S.F. S.F, ' S.F. S.F. 2 Total Excluda5le Hardcover ' — O S,F, {3) Net Proposed Hardcover [Subtract line(2)from line(1)] _ � E S,F. 4 Total LotArea 2$ S•F• I Proposed Hardcover Percerrtage [(3}+(4}] � /t f? °la ' RECEIVED �R isC��in��packet rogardlrtg Nan7cover. Every effoR has Deert made to lasute the accurecy of the inlom�ation contained heroln;however,!f any irtfamafion is not consistent with pmvJsdons of N1e City C4ob,the Code provlslons wUl prevail. ClTY OF ORONO Page 9 of 9 � � � �� , ..e PC Exhibit H 48-15 Orono City Council Variance Request by Cyndy Long Bowlsby and John Bowlsby To whom it may Concern: We have review(edj the proposed plans with the Bowlsby's and we completely support their request for the variance. We have no objection to the location of the proposed poo(.Actually the proposed location would be the location we would most prefer. The location will not be visible from our home or visible from the lake. [sPe�] We also completely support the proposed addition p�ans. They are making every effort#o stay with-in the intent of the planning code and their actions wif I not adversely affect our property or site lines in any way. !n closing, they have taken great efforts to include us in their progress and ful�y support the efforts they are doing to maintain the existing erosion, drainage and o�erall environmental impact of everything they are trying to achieve. Our very best, . William Hite �'{�r�ti��T��}C� /�. 4- -a�— �5 i� Lisa Smith \�� ! � � �� RECEIVED APR 2.2 2015 -v�.f` /�1T//�� w�..� f.11 � � � � ADJACEN PROPERTY OWNERS'ACKNOWLEDGEMENT FORM lit�/�-4�Q-/t'{ �. /-�I%� -J� , �c�� Lj�� 4 - SM,�-� of ��aS � i-i� h�l� �l p�o�o M� �s [print name(s)] [print ad s) � have reviewed the plans for the proposed improvement or proposed use of the property located at also referred to as Land Use Application No. I (we) understand that in executing this acknowledgement, I (we) am (are} not asked to declare approval or disapproval of the property or use but merely to confirm for the City Councif that I (we) am (are} aware of the improvement plans and that the proposed neighbor's pro}ect or use requires Council approval. �.�:e � �1,�� . � ��-� Property Owner Date . , a � - l� Property Owner Date If you have any informatlon that may assist the City in the revfew of this Land Use Appllcation, please submit your comments to the Building &Zaning Offics at least 10 days prior to the scheduled meeting date. **t...�.**...�..*.+,�.��,.,.*,...,c..�««..«*..�..�.....+...,.,...t,...,�*:�+...,t.,..�.�.«,�.t...�.�.t,�.,.t+.�».**.�.*�.,t«*.�.t«.«.....,►."�. ADJACENT PROPERTY OWNERS' ACKNOWLEDGEMENT FORM I(we} of Cprint name{s)� [print address) have reviewed the plans for the proposed improvement or proposed use of the property located at also referred to as Land Use Application No. I (we) understand that in executing this acknowledgement, I {we) am (are) not asked to declare approval or disapproval of the property or use but merety to confirm for the City CounG! that I (we) am (are) aware of the improvement plans and that the proposed nelghbor's project or use requires Council approval. Property Owvner Date Property Owner Date #you have any irtformatiw�that may assist the City in the re�iew of this Land Use Appiication,please submit your comments to the Bu;lding 8 Zoning O�fice at ieast 10 days priar to the scheduled meeting date. RECEIVED Packet Last Updated: Jenuary 21115 _ _ A1"R Z.L ZU I a f`_ITV!1t non�� b'ri 4-8-15 Orono City Council Variance Request by Cyndy Long Bowlsby and John Bowlsby To whom it may Concern: We have review the proposed plans with the Bowlsby's and we completely support their request for the variance. We have na objection to the locatian of the proposed pool. Actually the praposed location wo�ld be the lacation w�e would most prefer. The location will not be visible from o�ar home or visible fram the lake. We also cflmpletely support the proposed addition plans. They are making every effort to stay with-in the intent of the planning cade and their actions will not adversely affect our property or site lines in any way. In closing, they have taken great effo�ts ta include us in their progress and fully support the efforts they are doing ta maintain the existing erasion, drainage and flverall environmental impact of everything they are trying to achieve. Our very best, Joanne Pastel RECEIVED APR 2 2 2015 CiTY OF ORONO � � � � .,�_.1 . pC�xh►bit 1 Sec.78-1217.-Classification of public waters. The public waters of the city have been classifled below cons�stent witn the criteria faund in Minnesota Regulatiflns, part 6120.3300, and the protected waters inventory map for the county: Protected � OHWL � Waters Inventory (feet) I.D.# I ` 1 Natural Environment{NE) lakes ', Lake Classen 162-P I _.,�_---. � � Rickey Lake '��"�.� 161-W � _ French Lake(South Basin only} ��s:R 140-P ' Lydiard Lake p��'�� '.* ' 159-P Lake Katrina — 154-P I � __ _—. IWolsfeld Lake(Medina) __— 157-P ' �_`� Recreational Development{RD� lakes � ; � ---- i Long Lake � � 1�-P I _ Moaney Lake t�:��4�.�� 134-P �—_ � __—, ; � Tanager Lake �°�_'=�-� 141-P � r--- ___._ _ ; Hadley Lake (Plymouth) 961.4 109-P ' �'"� , General De�elopment{GD)lakes ' ` Forest Lake � 139-P I I r---- —_--- - _ Lake Minnetonka - 133-P I - Sec. 78-1279. - Placement of structures on lots. Page 1 When more tt�an one setback applies to a site, structures and facilities must be located to meet all se#backs. Structures shall be located as follaws: (1) Structure and on-site sewerage system setbacks(in feet) from ordinary high water level: i Setbacks _ �_ _ _ _ _ _._ � ��..,� - � ��a�rl�� ,�t��r _ Structure �' � �'re«tti��hE � I �^ --— _ _ _ __ � .__ � _ _ _.. � t��e'�i��'...F1S.rt`Ir! I �r`� l',:':t�4�-�'� I �6.SJlr��'�!� ._. ryr iyits.`•�v NE 150 � 1�C1 T 150 RQ 100 � �y-..�.� 75 __ _- - - ---_ _---! - __ _—__ _. -- —� i G D � 75 , :�'�. 75 ,. _ � I ,— --- --- _ Tributary 100 �S 75 (2) Additional structure setbacks. The following additional structure setbacks apply, regardless of the ciassification of the waxer body: ( Setback from: Setback i (in feet) — --- _.v. --- -- T---- � Top of bluff I 30 �— ---- ---- _ _ ,�- -- � l Unplatted cemetery 50 � � iRight-of-way line of federal,state or county highway and local public and private roads �� 30* I ; � Except for detached garages on lakeshore lots as regulated in section 7&1435 and except for structures subject to less restrictive side yard adjacent to street setbacks as regulated in the variaus zoning districts. (3) Bluff impact zones, Structures and aocessory facilities, except stairways, landings and lodc boxes, must not be placed witi�in bluff impact zones. (4) Uses without water-oriented needs. Uses without water�riented needs must be located on lots or parcels without public waters frontage, or, if located vn lots or paroels with public wa#ers frontage, must either be set back doubfe the normal ordinary high water level setback or be substantially screened from view from the water by vegetation or topography, assuming summer, leaf-0n conditions. Page 2 (5) Fences, docks, retaining wafls. No fence shall be placed within the shore setback zone. Por#ions of dock located landward of the OHWL shall be oonsidered as a landing, subject to the regulations for landings per section 78-1282. Retaining walls shall not be placed within the shore setback zone. (6} Average lakeshore setback No principal or accessory structure shall be located claser to the lakeshore than the average distance from the shoreline of existing residence buildings on adjacent Iots; except that this does not apply to stairways, liits, landings, lockboxes, flagpoles and pump houses. Further, the average lakeshore setback shall apply only to classified lakes and shalf not apply to tributaries. The average lakeshore setback line shall be a straight line connecting the most lakeward protrusions of the residence buildings on the immediately adjacent[akeshore lots. a. In instanoes where the average lakeshore setback can not be met, administrative approval may be granted at the discretion of the planning director �rovided no lake views of an adjacent lakeshore lot are obstructed and adjacent neighbors provide written approval. (Ord. No. 101 2nd series, § 1(10.56(16}(C)),2-241992; Ord. No. 11 3rd series, § 1, 5-24-2004; Ord.No. 106 3rd series, § 28, 6-10-2013) Sec.78-1680. - Hardcover restriction zones. Within 75 feet of t�e ordinary high water level (QHWL)of any IaKe or tributary, and within any bluff or shore impact zone, no hardcover shall be placed, located or oonstructed, except for driveways, stairways, lifts, landings and lockboxes as regulated by the shoreland overlay district (Ord.No. 94 3rd series, § 11, 9-24-2012) Sec.78-1700.-5pecific tier regulations. Per the official stormwater quality overlay distnct map, each property in the stormwaber quality protection overlay district is assigned ta a protection tier based on its relative distance to receiving waters. This protection tier dictates the specific protecfion measures that must be imp{emented. (1) Tier 1 parcels. Hardco�er shall not exceed 25 peroent of the g�oss fot area. (2) Tier 2 parcels. Hardcover shatl not exoeed 30 percent of the gross lot area. (3} Tier 3 parcels. Hardcover shall not exceed 35 percent of the gross lot area. (4) Tier 4 parcels. Hardcover shall not exceed 50 percent of the gross lot area. (5) Tier 5 parcels. Hardcover shall not excesd 85 percent of the gross lot area. (Ord. No. 94 3rd series, § 11, 4-24-2012} Page 3 Mike Gaffron From: Melanie Curtis Sent: Thursday, May 14, 2015 2:43 PM To: 'Stickney, George W' Cc: Mike Gaffron SubJect: RE: Comments#15-3739 George To clarify, you want rrt�to put�he broader view aerial photo�:hibi�on the overhead when you begin Z�our presentation? Or a spec��ic one? I'll have all o�;�our exhiblts available. Melanie Curtis �952.249.4627 �mcu _d.orono.mn.us From: Stickney, George W fm�ilto:gstickney@cbburnet.com] Sent: Thursday, May 14, 2015 2:42 PM To: Melanie Curtis Subject: RE: Comments #15-3739 i hanks iVlelanie, I am not surprised 1 For W�onaal►s meeting can we have the neighboring canooy opening example ready for possibte viewing�my other color ups so I can better show our efforts to preserve the t,ees::the canopy'x if neeced show that we wifl k� much ��=tter than all of our the neighb�rs! I am sssuming that no tax paying Orono pro�erty owners have had an;�concerns&or letters! �Now! Than!:s again �eorge 3n1;�as a last resort though will � use he�example/home! From: Melanie Curtis[mailto:MCurtis@ci.orono.mn.usl Ser�#:Thursday, May 14,2015 2:13 PM To:George Stickney Subject: Comments#15-3739 George FYI -We receive the attached letter In response to your application. Melanle Curtls, Planner Direct 952.249.4627 Planning &Zaning OfFlce 952.249.4620 2750 Kef{ey Parkway, Orono, MN 55356 Email: mcuKis�ci.orono.mn.us Website: www,cl.orono.mn.us The information in this alectronic mail message is the scnder's confidentiel busmr�s and may be legally pririleged.It is inteoded solely fa the addressee(s).Access m this intemec electronic rosil message by anyone else is unautl►orized.if you are not the mtended iecipient,any disctosure,copying,dismbution or any actian taken a omitted m be taken in reliercce on it is prolubited and may be unlawful. Tlu aeader believes that this E-meil m�d any attachmerns were 6ee of any vi�us,womi,Trojan harse,snd/or malicious code when senc This message and its antachmants could have been infx�ed during trammission.By reading the messxge and opening any attac}unents,the rxipiem accepts full responsibility for taking pratective and remediel action about viruaes end other defeccv.The sende�s oompffi►y is not liable for atry loss or damage arising in atry way ftom this message or its aCachments. Nothing in this emeil shall be deemed to create a binding contract to piuch�e/sell real estate.The sender of this email dces not have the eutl�ority ro bind a buyer or seller m a contiact via writLen ar verbal commimications including,but not limited W,emait Commtmicaiions. 1 • RUN bATE:04/07l1013 HENNEPIN COUNTY PROPERTY INFORMqTlON 6YSTEM(�ROPERTY OWIYERS LISTj PC Exhibit J 38 2�118-23 43 0064 WHHITEJ'R&SASM177i 1125 SPRING N[LL Rb WI�LIAM H HI7'E JR LISA A SMITH 1 I25 SPR]NG HILL RD wAYZA7'AMN 5539] 38 26-115-23 43 0005 IONN G&CYNDY L BQWLSBY I025 SPRWG HILL RD JpHh G&CYNDY L BQWLSBY 1025 SPRING HILL RD WAYZATA MN 5539! 38 26-t 18-23 44 0002 70AN*lE M PASTE4 ET AL TRUST 951 SPRING HILL RD 10ANNE M PAS7EL 951 SPRING H1LL ROAD WAYZATA MN 53391 38 26-118-23 44 0006 SPRING HILL GOLF CLUB 725 SIXTH AVE N SARING HILL C30LF CLUB T15CORDN06 WAYZATA MN 55391 1 CERTIFY THAT THE FACTS REPRESEAITED ARE AN ACCURATE ANb TRiJE RHPR&SENTATION OF 1NFORMATIOV AS IT APPEARS THIS DATE ON THE RECORDS OF THE HENNEPIN COUNTY RESIDENT EAL ESTATE SERVICES DBPARTMENT. DATE: � � 1� gy; G. R��t1l�D APR 2� 20i5 CITY OF ORONO � � � �� . Henr�epin County Locate & Notify Map P� Exhib�tK Provided By: Resident and Real Estate Services Department Date:4/2/2Q15 � �.� ..__-__,__.� _----�'``�� \ 1 `�'�. `' '� `�-�.,2�6-11�8-23-43 26-11�8�23-44 i �'` f '��, � _, i � •,`�' � "•�,,, �'� 'r '`-� i i � , � r ~ �-. t *� * t ,\� � � �:. 4''�.� `�. 1, ` t �\. �' \ 4 �. .,,,, � I \'+.� � � ` "'y. i� �� i "- y 26-� �8-23-a3 2b-118 23-~4�� 1 ; �� , .�y __ : `. -.� � ___` .` 3�-11�8-23-43 35-11�8-23-42 3�-19'8-�3-41 Buffer Size: 150 feet o so �20 24o ft Map Comments: t E � � I � L� I 1025 SPRING HILL RQAD ORONO,MN 55381 For more iMorma6on contad: PIDdt 28-11&23-43-0005 Hennepin County GIS Division 30U 6th Sfreet South RECEIV�p Mnneapolis,MN 55487 gIs.IMo�hennepin.us APR Z � 2015 G11Y OF ORONO .� � � J � —+ �C't.." �y � '� � C1' � C1 � � +.¢ Q? c"� 4 � cti Gt � {'a '7 Gt t7 �- C1 N j �j � � �{ + � s�o .� .,�� ' Fr� � �3 � a�i �' � z' g` r� a ,� � rE,� , �y � �1 � C} � �t `.� ,�, -, � � � 5 � � � cn a� ro �, � � � a � '� f� �p � � -, o- �� €�� , �b � �r`K c� m a+ �j � � � � f2 an � � �7 � i15 �y �' �'p - � � N t j `�' � �j � u�i' d3 p'"�: t� � ('7'; � � � � � Cl � Cl p! t'�f+ � G�]. C � � iJi" � � � �N p t�. � y+� � � � —T� � C7 � � �^ s � � 7�tv� � � �� krs � n' � � m �,, � en � � �. -� n� � � � �, -, @ 3 � ^' cn �'i. �, � � c� �c � t'ro � �", � � � � � � rn �, � � � +3 o cc '° as � �, � � ..� � m su � � ,c� c� m � t; �, �i � ,,,,,, o � � �c� � � � a�" ��r6 �' tn � — � ��. t� � � �:_' �, �a ct�r t� � �+' � � -, � Q � � � � � �', `�. � �' -. �� q� �' `n � � � � � � '� r� ac �j `� � a�i � �" �� r� � � �' �' � n�a m �� ' � t� �. n� � tt� � � t� � � c�. �b � � �% � �r� � �'ao a. � � � � �' �.� � �.,� °K t �� n � `'�'� rron�c � � � 3 � -� � � � 5� � � �'c� � � u� � � ar.� C7 c�'I � a C�'T t�. —1 '�s�`. � c�r c� �' ro � � L� � � CU ,� .-�r � � t� t� .�, — g ...< � � o � � � � � � � � -, � � � � � � 4 � C�G � � , � t�l' ¢ � � �•C t4 � i3 � � �� ""1 � fi,? ,� � � � � � � N i� � � � � � t� � �j f3 � �. � � '" � Z � � ro� � � �s" � � � � � _� � � � '� 1 �' � � `�.� � � `o � � � �- � �' � � c� � � �' � � � c� � � � � � c� � � � � "` � � � � s� � � � �- � °-�— � � � �+ � '� �' �. � � � � � ° � � �, � �. � 3 r,� �' �' � � m � �, � � �� a� � � a, � 4 �° .� 3 � � � ° � -�� `�° � � �` � �z' ��.� � �' `�- � � � � � � � � � � � � c� � � c�� '�,�. � � g � � � �� , c� �-�; � � � � �-� � � ci � c � �. � � � � °` t� �i �"c � � �" � � S0 � � � � �� . �, � ��''� � �r�ts � ' � a rv � � � c� tta � v� � �' �. �' � ��,' �i � � c� � � � a � �" � � -� � � � �, �. � � � � � � � � � �� 8 ,� � ; �, . ,�� rn `� u � � �; n � � � � $ ° ° � �' ?� '' �' - cs �' � � � �- `�' s� � Da '� �' ,� `�, � `��, ' �' -- � � . . fl3 � '� (S7� � � � � . � � � °�`.� � ,� ; �-� �. � � � .�.� ; �:�," .� . � "^ � � � ro r�cc, � j � � t� cj C�, o � � � ' � �' �'� � �' � r� z' � '"' `iQ �' � � r� � c� ' � • r[� �� Q � ��ri � � t� � � � � � � � €r � tp � � � � � �' 0� � �r N ED C�' �j � � tD"'� CR fSs "'� �j v�r �j �', {�,� �' � � cv -J- 4D « L'Y� �` O � � � � � �� CD � C2. � �� a, � � ; � * • '� � 3 ' `'v � �. � E'' � `° t� � a3 � � �*` ��' o t�"' � r� . c �. aK �'C� �- fla t� � t� � �" C��" � � � t� � �' q �, � � � � � f�L; �r � � �. � �' � � �6Y � � l7, K tD � C1 t t� iD � � ��.� �j� � �. � �. � �. ..,; � _. � nr •.^a � � o- cn �, �n � -« r� -� --� ^� � �-� so q�y e�. cn -.� cr, = ns Cm s � �°' � "C� r.� �° � � ,,,� _ � t,.a IV � � r3 . C � �- R5 �: C � � � � i53 p� Qa C7 � � 4� � �� { � � Gs � � � � tD � � ctt 5 t1 � i'1 (a � � �'D N � �LS C�Y '1� C � -1 � � o� E> � .-. c ca � c � -� � �s �,i ' � � .-. � cr� � � � � � � -� � � � c �s s� � c @ � {� � � ro �p ,�- � � � � a � c� � u� � �, �. m �� ' �. �. �.» a ��' "� � �y � " � � � ��' � ca T� � � � <' '� � n:3 = cc, �- �' r, � � � �,, rn � � � � �,, �, � �v ro `�. n� r- � -� -� , � �, � � �-a — �, � � � � � � � �ctr�b' � � � � '�? �.. `' -, '` � � �. � u' � ,� m � � � 5`' �p � �' � � �` � �. �' o �. � � � cc+ � �a � � Ro � rr�+ su � � � �, ~- � � '�' �r� m -� � �j ,� � -"�' � � � � �. � � �� ` �"�' � � � � � � `�" � � �� . � ° � •� � t ao ci, � �. g -, },� �,. � m ro � a m t�+ •� -« a, � � � � � G� � � r" n� tp � � � � °' -,-1 `�' c.: r�`c � � c� � � T�a � � � su � o tu �ni � ..._ � � ,� � `� � ] ��,, .,. p� f� cr. -„ � �p � �' �c� ro m � � � O" � m.. �` ��., {"y � c� l..n � _ � � � � g � �` " u S� tb � c�A q' C � �, � � -, cc� Q � �� , � � � i� � Q -, � ° a� c� � � c+ � �"` ° +7 � � � � �€' �t �, � � �..' �� ° ��{.� �/}y � °�' � ��.Try` m a�i � � � u�s � c�v ��•� � �' a' ca� ; �' c� � � � � � �' �,' � � � � � � �c� � {g] �'�" C� 'Tl � � � �� .� Y-* �y. � �..}G � tV � � Q � ^�„� '.y. � 4�"• � � �, r"� y'� � � T1 � {� Y � � � �. � �Y � �} J� � .... Zy �„ � p� � � � � Ci. �. �j;� � � ^ � CD � � 'C� � cp v'' � � �ro C�? � �y � � � � f7 � t1 � t�b �� I .Q ?'�' t�D. C1. �tT� � � �- � ¢� Z �G C7� � � � � �� i� 3 �3 �'3 �. ,�. � ,.w, �' ._,, � fGt � < tj � tC �C -�' � �C3� � � Ck � � t5i p �tt�' (D � � �' "� � m +� � �' � , b� � v� _. � � � m t 3_ � � s� � e�. � su m � � � � � � � � '�.� �'► �' a � � � � � �('(��p �S �° �' � � cc' 4 � �b �y� .� � `� � c�'y ° � •� � � i3 � � � � � .,... � {'�Q � � . � �. � J �a � (Li �, � c�' �' t'�p � C�A � � �� } U7 3� �i � �, � � � c�D � �� , � � t� a � ..�"� � � � � KQ� � c� eb � tn � � � � � � � � � t� � �- � � � � cr-r� � �, o -, 3. vl � mc� ,��- ca�n [�. � � � �' —�, �"° -, � � � �, � � �' � � � � � � � � � � � � ° � � � � w: � �. ,., �a. c� � ;c��"� �, cc, � � °' � � � � . � � � � m �� c, G'� i^U �i � � t� �'_ 3 ! .� � � �- er> �D � �" � Rr O tri � � � T � � � 'p � ¢ � � E� � � � � � t�' � °� c� �a � n+ c� �S �' c�. �- � � � � � -« �„ � � � irt � � -.« o c�i c'� � � � -, � = � r�+' � � � � c� � � � �' � � �' � �' � °� � � n. � � � � � �� ,.�, m � < � �, °� ,�'� �'' en � rf � +�r� iss �. �cn -" � its e�r" � � � A. �y `�a � � u�i � m � '�" c � � �� cG ca � � � � � � � � � � � � �� , � � � � � -< �� . � d �, � �� ' ,� � �n � � � � �, c � '�' � �,� � �'�'y ;"� Q � r� c� �� ,� � �'. r�"i � � � �' � ,-. c� n�. ta � ��. �c� c� � ti � T.�{�7 t�ra (�n u] �• � �' � cy � t� �ys � � t� � m � ut `'�'r� 4 � � f� t!a �-�I €s�.t �� SS2 � � Q � � � g^g `� � �. � ��.. ... U� �i � � � � � Ch � � � t/3 �� C3 � � � � � �� b ((�'� t° � �' � � `K � �* � �i � �` �' � � � � � °�`�' s�u � ""� M; cp �. �.y�.�y %.�` '� � � � � �� cvot/`�" � �' �` � �, � ''� � � c�s � � �'' � �, �° � 1Y �~y��+ �•. � • X � GT � � � � Q � {�} . i"`i � � � �} a�.. � � �, . � � � r� � � � � � � � c�p � � 5� � �, u� � c7 � r�, � � � m � �-- � � � � c�, c3 � � � � �+� � � � rn i' � � � ro �o �° �. � � � � `�, � c� u�' �,.._.. � � � � � � � � `� � �1 C� N �" �'�7 C � �� S tt� � � ��y � � � � � � �t�} LTf �� , �y � � � � � �jj � � tSy � {'� � t5! CT � Ci' � SIt � � o � � C/5 [n � G� U5 � � � � �wj-� � � � r� � �. �- � � � �� c� �s � � � � � � � � � � � 5 � � � X X �} ^J� G t�C -� � � .t'l.� C C}' � t.�' !�; ,�.i. � `,�'�j � X�G,t � � � � � !� � �y � t,�t�� "� C i�1 � � � � fl3 p c� �J � �', �' L+S � . CR f�J � � - {1 '� � f�, � �N�, � �p � � �1 � �t� � � � � � CS fl. St7 � � C � �: W t4Z � � �} �'�' +.�, � 3 ti3 � � 'a G� �� L2 � � tU � � C7° S.«U � t3D a1 �i r� � � th � � �` � o � � � �,' � � �° � � � �. � � �' r� � �y �3� � � � �' � �. ��j, � 3 C? ��. Uy {lj � �� t�J � iSI � N (/1 C � � � � t1 � � � K� � ". d"" tD f2 CQ �' ,G EL y '�S C Gn -� � � G '�' o ax � � � �ii' � ,� � -n �t, � � �, c.� c� � �, ,� � � �� ' -� ro � � u� � c � r� tnQ � � ? � cnrD w �" � �� Q� �icn � � � � � �`' �- � �.� � c�x."� � � ,�'`r' ��i' � � � a � � Dy C7 � t4 � c�q � + fl. +� .�_,, �y � � b � � � � w. � � ^'* � � � t� us �' � t,3 � {j f� CD _. A �? = � �-'-� ,� � �-+ -� �' � �•° � �- � � � � � � fly ��r -( �U c'�`� �^ � � � C1! � � � �, � 3 � � � � cJna �' � � � aroL'i. �' "'' ro � � t t�c� �� ti. � t4 ! —# �� a ..,.a � -.. ..a _,.a� ..a. � � � �. � � �. � � � �, � � � � � � � � � '� � � � ° � � � � ,� � � -� � , � � � � � � � � _ � � , � � � � � e� � � � �' � � � � � � � � � � ' � � �. � � � � G� rt� �: � � � � � � � � � � � � � � � � � � � Date Application Received: 4/22/15 Date Application Considered as Complete: 5/5/15 120-Day Review Period Expires: 9/2/15 To: Chair Leskinen and Planning Commission Members From: Mike Gaffron, Senior Planner Date: May 18, 2015 (Corrected Memo) Subject: #15-3739, George Stickney of BPS Properties, 300 Sixth Avenue N - Preliminary Plat ----------------------------------------------------------------------------------- Zoning District: RR-1B, One Family Rural Residential District(2 acres/200' width) Property Area: 92.61 acres total App[ication Summary: This is a proposed subdivision for a 93-acre parcel in which 11 single-family residential lots will be created, leaving 2 large outlots undeveloped. Of the 11 lots, 9 will be served by new private roads with cul-de-sacs extending northerly from Sixth Avenue North; the remaining 2 lots will access directly from Hunter Drive. All lots will be served by individual on-site sewage treatment systems and private wells. Staff Recommendation: Planning Commission should review the variety of issues noted within the staff report and City Engineer's report as well as the submitted documentation. Hold the public hearing and accept public comments. recommend approval with conditions or table for further information. Parcels Involved: Address & PID Owner of Record 300 Sixth Ave. N. Wendy W. Dayton, 300 Si�cth Ave.N., Wayzata, MN 55391 25-118-23-41-000] 25-118-23-44-0003 25-118-23-43-0001 Zoning District: RR-1B One Family Rural Residential District(2 acre/200' width) CMP Land Use Designation: Rural Residential - 1 Unit per 2 Acres Existing Property Area: Total Area: 92.61 Acres Area Exclusive of Hunter Drive and CR6 R-O-W: 89.09 Acres Wetland Area: 10.58 Acres Area in Lots: 40.03 Acres Area in Outlots: 49.06 Acres Proposed Lot& Outlot Areas Wetland Total Dry Contigoous Dry Total Wet+Dry (acres) (acres) (acres) (acres) Block 1 Lot l 0.50 3.50 3.50 4.00 Lot 2 0.39 3.00 3.00 3.39 Lot 3 3.23 4.23 4.23 7.46 Lot 4 0.60 2.90 2.90 3.50 Lot 5 0.99 2.75 2.75 3.74 Lot 6 0.05 2.79 2.79 2.84 Lot 7 0.02 3.35 3.35 3.37 15-3739 May 18,2015 Page 2 of 9 Block 2 Lot 1 0.10 2.65 2.65 2.75 Lot 2 0.00 3.02 3.02 3.02 Block 3 Lot 1 016 2.85 2.85 3.01 Lot 2 0.34 2.61 2.61 2.95 SUSTOTa►LS 6.38 33.65 33.65 40.03 Outlot A- Undeveloped 30.00 Outlot B-Shared Driveway 0.60 Outlot C-Tennis Court 0.98 Outlot D- Undeveloped 13.89 Outlot E-Private Road 0.75 Outlot F-Private Road 1.84 Outlot G-Back Lot Driveway �•28 Outlot H-Woodland Buffer �•72 Total Acres 89.09 Proposed Overall Density: l 1 lots on 33.65 acres =033 units per acre Average Dry Acres per Lot: 3.06 acres per lot List of Exhibits ExhibitA. Application Exhibit B. Preliminary Plat Drawings- Mooney Lake Preserve - dated 5/5/15 1 -Overall Preliminary Plat 2 -North Detail 3 - South Detail 4 -Preliminary Road Plan ExhibiC C. Conservation Design Report Exhibit D. Wetland Delineation Report Excerpts Exhibit E. City Engineer's Comments 5/13/I S Exhibit F. Septic Inspector Comments Exhibit G. Miscellaneous Exhibits Submitted by Applicant 1 - Site Photos 2 - Site Plan Example, Lot 6 3 -Examples of Nearby Property Tree Clearings 4- Sketch of 30-Lot Plat(not proposed) 5 - Sketch - Septic Sites in Wooded Areas 6 - Draft Declaration of Covenants Exhibit H. Bi�ig Aerial Photo Exhibit 1. Orono Trail Plan Map ExhibitJ. Public Comments Received 1 - Hennepin Gounty Euvironmental Services 03/11/15 2 -Elizabeth and Ken Weir 3/10/15 3 -Elizabeth and Ken Weir 5/12/15 Exhibit K Conservation Design Code Section Exhibit L. Plat Map& Property Owners List 15-3739 May 18,2015 Page 3 of 9 Background The applicant, BPS Properties represented by George Stickney, proposes to develop a portion of the property with 11 single family lots, leaving major portions of the site undeveloped. The property contains a large area of established prairie that is highly visible from County Road 6 and for many decades has visually `announced' to passersby that this is the boundary between rural Orono and more urbanized Plymouth. As well, the property contains an area considered to be a Big Woods remnant, which provides a backdrop to the prairie views and which is apparently treasured by some area residents in equal measure with the prairie element. The northeast quadrant of the property abuts Mooney Lake, and 7 of the 11 proposed lots will be lakeshore lots. Mooney Lake is a Recreational Development lake classification and its shores abut property in Medina and Plymouth as well. The developer in creating this plat called Mooney Lake Preserve has indicated to staff that "the developer has no plans to develop the two large outlots and no interest in developing the two large outlots. They are included in the proposed plat only for ease of description and are not functionally a part of the proposed residential development". In that respect it may be important to establish, for the portion of the property that is being developed, what elements are being preserved; how they are being preserved; why they are being preserved; and what is the basis for these decisions to fully preserve certain elements and not others. Conformity with the Orono 2030 Community Management Plan The proposed 11-lot subdivision appears to be in conformity with the guiding of this area for single family rural residential development at a density of 1 unit per 2 acres. The proposed development will be required to conform to the 2.0 acre, 200' width standards of the RR-1B Zoning District. Conformity with Zoning District Lot Requirements The property is in the RR-1B, Rural Residential District, which allows for single family residential uses with a minimum lot size of 2 dry buildable acres. Under a standard subdivision process, each proposed lot must contain a minimum of 2.0 acres of contiguous dry buildable land. The current survey depicts 11 lots each meeting the minimum area requirement. Roughly over half of the property is within the Shoreland Overlay District. The OHWL of Mooney Lake is 988.0' and based on that contour, all lakeshore lots as proposed meet the minimum 200' width requirement at the shore and at the lake setback line. Each lot appears to have a suitable building site meeting the minimum lake, front, side and rear setbacks of the RR-1 B District. The two `back lots' proposed (Lot 2, Block 1 and lot 2, Block 2) each meet the 3-acre minimum area requirement for such lots. The developer is advised that unless site grading to create individual house building pads as part of the subdivision improvements is proposed, the existing grades for measuring building heights and number of stories will be the grades that exist today. Raised pads that are created must be acknowledged in the development approval stage as creating `new existing grades'. Relationship to Surrounding Development The proposed single-family development with 2-plus acre lot sizes is consistent with existing development in the surrounding neighborhood. Large single family lots surround this site on the north and east. The properties to the north are within the City of Medina; the properties to the east are located in the City of Plymouth. To the west and south, homes in Orono are generally on 2-plus acre lots. 15-3739 May 18,2015 Page 4 of 9 General Site Characteristics The property abuts Mooney Lake, a Recreational Development lake. A contiguous portion of an over 40 acre native Maple-basswood forest exists in the northern portion of the property; the southern portion of the property consists of established prairie with scattered wetlands. The plan reflects delineated wetland in 10 distinct basins with two additional created ponds near Mooney Lake. The eastern portion of the property also contains areas of steep slopes or bluffs. Lot 2 Block 1 has slopes of approximately 20% at its steepest, while the slopes at the site of the existing residence on Lot 6 Block 1 exceed 30% and would be considered as bluffs. Lot Layout and Lot Standards Proposed Lots 1 and 2, Block 1 will be accessed off of Sixth Avenue North via a private road contained within a 50-foot outlot; likewise a 50-foot private road outlot with cul-de-sac will provide access to Lots 3 through 7, Block 1 and Lots 1 and 2, block 2. Lots 1 and 2, Block 3 will have individual driveway access directly off of Hunter Drive. All lots are proposed to be served with private wells and septic systems. Septic testing has been conducted and the test reports have been reviewed by the City's consulting ISTS inspector - see Exhibit F. Mooney Lake has a 100-foot structural setback requirement from the lake for lots served by private septic systems. Average lakeshore setback restrictions will apply to each of the lakeshore lots. According to the RR-1B Zoning District standards all of the lots must contain 2.0 dry, buildable acres and meet a 200' width requirement at the road frontage as well as at the 50-foot principal building setback from the road (or 100-foot lakeshore structural setback). Stormwater Quality Overlay District hardcover restrictions apply to the lakeshore lots (Hardcover Tier l, 25% HC limit) as well as Lots 1 and 2, Block 2 (assigned to Hardcover Tier 2 - 30% HC limit - per the methodology of Code Section 78-1701) which are also wholly or partially within 1000 feet of Mooney Lake. Following is a brief review of each proposed lot, with applicant's comments excerpted from the Conservation Design Report: Lot 1, Block 1: This lot is shown as having 4.0 total acres of which 3.5 is shown to be dry buildable area. Wetland 2 is shown to be located entirely within this proposed lot. This lot is proposed as a lakeshore lot with 200 feet in width at the shoreline. The slope leading from the lake averages approximately 18%. It appears a house can be located on this property meeting the required 50' rear, 100' lake, 30' side and 35' wetland setbacks. A portion of this property is currently shown to be established prairie vegetation. Applicant's Consef-vation Design Report Comrrlents: Prairie grass preservation shall be enforced surrounding the wetland on the southerly boundary of the property.Access is off of Outlot E from County Road 6. Lot 2, Block 1: This lot is proposed as a lakeshore lot with approximately 240 feet in width at the lake and will have 3.39 acres, of which 3.0 acres is upland. This lot is proposed to be served via a 30-foot driveway outlot (Outlot G) off of the private road and therefore is defined as a "back lot". Back lots have additional dimensional requirement of 150% of the zoning district requirement or in this case 3.0 acres is the minimum required, and setbacks must also meet 150% of the standard. There are also areas of steep slopes on this property, up to 20% at the steepest. It would be appropriate to show rthe required setbacks on the preliminary plat drawings to show where a house might be developed on this Lot. 15-3739 May 18,2015 Page 5 of 9 Applicant's Conservation Design Report Com►nents: Prairie preservation area over the southerly 40'of this lot. The�leveloper will plant trees just north of the preservation zone to preserve the long exisiting view tl:is property has protected for the last 50+years.Access is off of Dutlot E and then Outlot G off of County Road 6. Lot 3, Block 1: The lot is shown as 7.46 acres in total area, with 4.23 upland acres. This lot will abut the private road outlot (Outlot F as shown). It is a lakeshore lot with approximately 200 feet in width when measuring at the 988.0 OHWL on the landward side of the rimmed pond. This property will share a portion of this rimmed pond with Lot 4. There appears to be approximately 30 feet in width available on the north end to create a driveway off of the private road which will not impact the existing wetland. It appears building setbacks can reasonably be met. Applicant's Conservation Design Report Comments: A water fountain will be installed by the developer in tlie large pond on the southern portion of this lot. Pine trees are to be installed by the developer to protect the view corridor from County Rond 6 over the driveway from Outlot F leading to a future homesite where needed most. This lot includes part of two manmade ponds and a newly to be created drainage pond.Access is off of Outlot Ffrom County Road 6. Lot 4, Block 1: This lot is proposed with 3.5 acres total, and 2.9 acres dry, contiguous acres. It is a lakeshore lot containing the majority of the rimmed pond. The property is approximately 200 feet in width at the shore and currently contains a root cellar and shed. Access to the lot will be via the private road within Outlot F. It appears building setbacks can reasonably be met with a home on this property. Applicant's Conservation Design Report Comments:Pine trees are to be installed where beneficial on the south-easterly property line to preserve the view corridon Barn is to be removed. This lot includes part of hvo manmade ponds.Access is off of Outlot Ffrom County Road 6. Lot S, Block 1: Lot 5 is proposed to have a total of 3.74 acres, 2.75 of which will be dry upland. It is proposed as a lakeshore lot with approximately 240 feet of frontage on Mooney lake. There is an existing tennis court, a "heart shaped" pond, and a portion of the existing driveway crossing this property. This lot will be served by the private road shown as Outlot F. It appears building setbacks can reasonably be met with a home on this property. Western portions of this property contain Maple-basswood forest. the existing tennis court will be removed in order to accommodate the proposed NURP Pond for stormwater management. Proposed drainfield sites are very near the proposed road and could be impacted by road fill necessary to maintain the road grades. The existing road grading plan suggests a conflict between the southerly drainfield site and the road fill. This will require additional review. Applicant's Conservation Design Report Comments:A pond for drainage is to be installed in tfie south-westerly potion of this lot, appropriate size is to be deterrriined by the engineer.A swimmircg pool is to be removed from this lot and also from Lot 6. This/ot includes one large portion of a man macie heart shaped pond. Driveway access from Outlot F to home shaU incur zero tree loss.Access off of Outlot Ffrom Counry Road 6. 15-3739 May 18,2015 Page 6 of 9 Lot 6, Block 1: This lot currently contains the existing home. Lot 6 is a lakeshore lot with steep slopes facing the lake. The slope lakeward of the existing home appears to have an average slope ranging from 30% to 60% and would be considered as a bluf£ There is approximately 290 feet of frontage on Mooney Lake. The lot is proposed as 2.84 total acres with 2.79 acres listed as dry, buildable. This lot also accesses via the private road and partially fronts on the proposed cul-de-sac. It appears building setbacks can reasonably be met with a home on this property. Western portions of this property contain Maple- basswood forest. Replacement of the existing home would be required to meet a 100' setback from Mooney Lake; the existing home is partially within 100 feet of the OHWL. Applicant's Conservation Desi�gn Report Comments: Existing homesite currently sits on Lot 6. If e�isting home stays a new septic is to be built by the developer for this home. The swimming pool is to be removed A driveway plan as shown in ExhibitA of the Covenants sliall be acceptable or any additional plan which shall preserve the same amount of�nore trees sliall be aeceptable to the Architectural Review Committee.Access is off of Outlot F from County Road 6. Lot 7, Block 1: This is the northernmost lakeshore lot proposed. It is shown to have 3.37 total acres, and 3.35 acres of that is considered dry, buildable. The slope at the shoreline near the southeast corner of the site is a bluff, but the proposed house site is much fartner back on the lot and not affected. The lot will have approximately 240 feet of frontage at the shoreline. Much of this property consists of Maple-basswood forest. Applicant's Conservation Design Report Comments: Driveway as shown in Exhibit A of the cove�iants s/aall be the route of any driveway approach to any future liome unless a plan for less tree removal can be accomplis�iec�Access is off of Outlot Ffrom CR 6. Lot 1, Block 2: This is a non-lakeshore lot, however is still within the Shoreland Overlay District. The property fronts the cul-de-sac with over 200 feet of frontage. Contains 2.75 total and 2.65 dry acres. It appears all of the building setbacks would be met on this property. Much of this property consists of Maple-basswood forest. Applicant's Conservation Design Report Comments: Tree preservation boundaries are 90'from southern boundary line, 60'from western boundary line, 40'from northern boundary line and 30'from eastern boundary line.A group of trees to the NW corner of this!ot are also preserved per ExhibitA of the Covenants.Access is off of Outlot Ffrom County Road 6 to Outlot B. Lot 2, Block 2: Lot 2, Block 2 is proposed to have 3.02 dry/total acres in area, and is proposed as a"back lot". The access to this lot will be via a 30-foot wide driveway outlot (Outlot B) connecting to the cul-de-sac around the north side of Lot 1, Block 2. Outlot B should be revised to end at the border of Lot l, Block 1 rather than extending into Lot 2, which will establish the east boundary of Lot 2 as the front lot line. As a back lot, 150% of standard setbacks apply. Much of this property consists of Maple-basswood forest. It appears that all building setbacks can be met with a principal structure on this property. Applicant's Conservation Design Report Comments: Tree preservation boundaries are 90'from the southern boundary, 60'from the western and eastern boundaries, and 40' from the nortliern boundary. A cluster of trees, shown in Exhibit A of the Covenants, is also preserved in the SW corner of this lot. Access is off of Outlot F frorri County Road 6 to Outlot B to the lot. 15-3739 May 18,2015 Page 7 of 9 Lot 1, Block 3: The lot is shown to have 3.01 total acres and 2.85 dry, buildable acres in area. It is proposed to have approximately 220 feet of frontage on Hunter Drive where it will gain access. It appears that all building setbacks could be met for a principal structure on this lot. Much of this lot is covered with established prairie vegetation; there is a wetland on the eastern lot line. Applicant's Conservation Design Report Comments: Prairie grass preservation area over tlie first 1 SO'from the western boundary going east except for septic usc�ge. 30' preservation from the eastern boundary for prairie also. Buffer trees are also to be plante�l by deveJoper. Lot is accessed from Hunter Drive. Lot 2, Block 3: Like Lot 1, Block 3, this lot will front and gain access via Hunter Drive. It is shown to have approximately 270 feet in width and has 2.95 total acres of which 2.61 are dry. It also is currently primarily established prairie vegetation and has a wetland along the rear (east) lot line and along the south lot line. It appears that building setbacks can be met for a principal structure on this property. Applicant's Conservation Design Report Comments: Prarie grass preservation over the first l50'from the western boundary going east exceptJ'or septic purposes. Also a 40' southern boundary and a 30'easterly boundary shall be in place to furtlzer preserve the prarie. The developer is to p/ant trees to protect and preserve the valuable view corridor that's been enjoyed for 50+years. Access is from Hunter Drive. Road Layout and Standards There are two proposed private road corridors (Outlot E and Outlot F) serving the proposed subdivision. Both are shown to be 50 feet in width. Both proposed roads are shown with a 100' diameter cul-de-sac as required by the Subdivision Ordinance and the CMP for a local private road. The standard paved width for the road in Outlots E and F would be 24 feet with an 80 foot diameter paved cul-de-sac. Proposed Outlot F appears to require significant filling & grading and has potential impact on the septic sites for Lot 5. Total length of road in Outlot F is about 1550', exceeding the code standard maximum length of 1000'. The driveway to serve Lot 2 Block 2 adds an additional 600 feet. While applicant has suggested that use of the existing roadbed is desired, the minimum width for the entire road should be no less than 24 feet, as noted in the City Engineer's comments. The 30' access corridor shown for Lot 2 Block 1 would function as the access to the back lot. For Lot 2 Block 2 the access corridor has been widened to allow for flexibility in driveway placement to avoid tree removal. Road Improvements and/or Easements Needed The City will require a Road, Drainage and Utilities Easement over the private roads. Standard perimeter drainage and utility easements will be required along all property boundaries in the plat as well as Conservation and Flowage Easements over any delineated wetlands and drainageways. � 15-3739 May 18,2015 Page 8 of 9 Park/Trail Easement/Fees or Dedication Needed The CMP indicates that a future trail is proposed along County Road 6; therefore an easement along the road for trail purposes should be explored. Additionally, as 10 new building sites are being proposed, payment of the standard Park Dedication fee for 10 new building lots would be required - current rate is $5,550 per new lot, for a total fee of $55,500. Per City code, the subdivision proposal should be reviewed by the Park Commission. Stormwater and Drainage Improvements The property will be subject to the Stormwater and Drainage Trunk Fee for 10 new lots at $7,680 per lot, (pending anticipated Council action on May 26 to adopt the new fee structure). Total fee would be $76,800. The preliminary plat indicates a stormwater NURP Pond to be created within Lot 5, Block 1. This ponding area will have to be covered by an easement and taken out of the dry buildable acreage for that lot. All stormwater management shall be subject to MCWD requirements and approvals. Utility Locations and Availability The properties will be served by private on-site septic systems and private wells. Full soil testing and preliminary system designs have been completed for 5-bedroom homes. Final design for each site will be completed once the specific house sizes are known. Wetlands on Site and/or Impacted A wetland delineation report has been submitted to the MCWD for review and approval. Applicant should Provide the City with evidence that the MCWD has approved the wetland boundaries - if any of the boundaries change, significant impacts to the plat layout could result. The MCWD will be involved in establishment of mitigation requirements if needed, and will also be establishing appropriate wetland buffers for the development. The City will require a Conservation and Flowage Easement over each of the wetlands as well as impose standard wetland setback requirements. Woodland Impacts & Conservation Design The developer submitted a Conservation Design Report (see Exhibit C). The City Engineer has indicated that the Report is lacking specific elements and should be amended to include those elements. Perhaps most critical, as noted earlier in this report, is the importance of establishing, for the portion of the property that is being developed, what elements are being preserved; how they are being preserved; why they are being preserved; and what is the basis for these decisions to preserve certain elements and not others. Planning Commission may wish to have applicant discuss his basis for the decisions made to date. It may be important to note that other than within the context of the Conservation Design review process, there is no specific code section that would disallow removal of trees on the property more than 75' from the lake, Big Woods or not. The elements of the Conservation Design ordinance require somewhat subjective conclusions (see Section 78-1635 - page 4 of the Conservation Design code attached as Exhibit K). �*��*��*��*X��*��**** Planning Commission is urged to careful/y review the Conservation Desi,�n Report (Exhibit C) as well as the Draft Covenants (Exhibit G-6) and the public comments (Exhibits J). ***��**��*�*�*��*��*� � 15-3739 May 18,2015 Page 9 of 9 Summary of Issues for Discussion 1. Has the applicant demonstrated via the submitted Conservation Design Report and through other methods that there is justification for the proposed impacts to the Big Woods portion of the property? 2. Are the proposed design and preservation measures as proposed in the draft Covenant Document (Exhibit G-6) adequate to protect the site environmental elements of importance? 3. Are there any other concerns that need to be addressed? Staff Recommendation 1. Applicant should be advised to address the items detailed in the City Engineer's comments. 2. Preliminary plat review should not move forward until/unless documentation is provided confirming that the MCWD has approved the wetland delineation boundaries. 3. It is recommended that specific driveway corridors for all 9 of the easterly lots be shown on the preliminary plat drawing, as each site has trees, wetlands or topography that may impact or could be impacted by driveway locations. Planning Commission should hold the Public Hearing and receive comments from the public. Discussion of the above issues and any conclusions reached by the Planning Commission should provide applicant and staff with direction as to whether or how the proposed plat should be revised. Any remaining topics left unaddressed to date should be brought up for discussion. Options for action include: - Table for further revisions and consideration (provide applicant direction). - Recommend approval or conditional approval for the preliminary plat. - Recommend denial, stating reasons. - Other shall be entitled to remova up to fifteen (15) Significant Trees from such Owner's Big Woads Lat in connection with the canstruction of a home and/or septic system on the Lot without beimg required to replace any of them, but shall replace any removed Significant Tree in excess of � fifteen (15) with twa {2) Replacament Trees. In addition to the foregoing requirements, each Owner shall plant the trees required by the Common Boundary Tree Plan for the Owner's Lot as described in Section 6.3. 2.8 Access. Vehicular access to Lot 1 shall be solely aver and across Outlot E. Vehiculaz access to Lot 2 shall be solely over attd across Outlots E and G. Vehicular access to Lots 3, 4, 5, b and '7 shall be solely over and acrass Outlat F. Vehicular access to Lots 8 and 9 shall be solely aver and across Outlots F and B. Vehicular access to Lot� 10 and 11 shall be d.irectly from Hunter Drive. ARTICLE III EASEMENTS AND SETBACSS 3.1 Utilitv and DrainaQe E �ements. Easements for instaUation and maintenance of utilities and drainage faciiities have been dedicated as shown on the Plat. Within these easements, no structure, fence, planting or other material shall be glaced or permitted to remain which may damage or interfere with the installadon and maintenance of utilities or which may change the direction of flow of water through drainage channels within the area af these easements. The Owner of a Lot shall maintain the easement sites on the Lot and all improvements within it, except for those improvements far which a public authority Qr utility company may be responsible. 3.2 Private Road. Developer hereby declares and creates perpetual, nan-exclusive agpurtenant private road easements: (a) over Outlot E of the Plat for the benefit of and 7 • . � I I � uih lie t 2, MARTY B j , , „ ��/� c 25-1� Rens I N 89 38 57 E 696.'i 4 V�Ct -� se No 653 nd R.L S Nn 575 � ��'HN�! R � � � � DE I • o � �� a:rnnq waU 2 5 h. I � , �� or tme in this area r ,; i;;�,i '' x. ( Center of Section � 3,J i�l � -� t� . i'��,�' lV �' ��i ,�� ii't ? �� 25-118-23 � � ,L�� k � , , �C , � J � .20 � 2 � � � 169. ' �, , � ' " i � i . � 1 ; 1; ; ',, �; �; g7 '. � ,�. � � . - Judiciai Landmark found; , , , - �` - — — — _._ . . , � „ se p r o'�'ns�ase� . , _ �. . . ., , � , __ , f . r-�.�- ♦ � 1 -- � � lA Sed�'�5-��23 I � l�p - -�_� $ � 1, ' l�� l , . �-�' � . . .; - . "�.---'� l � , . _ . , , p .� � . � � , Pr4� we ,� � � 1, , , ; , � � �" � � � r Y � � � 1 �". ,�`,�' �+- � 1 � f eS��,. � _ � .�� ''' , I � ��+ AFF�ES i�pT � r " �� 1 �, '9�, �t � ;,� � �. � .�_ - ,�� } ��,Uf r�F,E �� ,r s s+-hG �Y,�; n�`r� f `O � � �,. � �� t � � �� . . �� ,�'a� „�"� � '/ � ��,� � ; �_ � � �`��e ��es��' I � ,� � � � ,�� f r� � > �,. , ,� �� +�a�R s�`oYA rs, i �_� / � f 3 -�Q �R� CdN �I �[�9 �� .� ''�1 A� � ( � �� '� �� dR �� `' ��;,;- r,��% ;�� . / / �'' �� G a � � �'� �j� '� . . +>A � _-- �r / � �l�/..y \ � , . � - r� r-- , , / � \/ \ / � �� -- � -� � I Z� -�P,CR�S.T�OTBL! , ,.�-.. _ - �y�" , '' � I � �' . � � _. 2.8�#�. ,,, , T ��/ � 2. A� Y�Q�1TI � � f r� �.,��, � /� �/ , �� , , � --'_ - �/ �� NT . MARK ALLEN & I �,� - .,� ! L � � :'�' T ---'� . R_'B�N AL t EN� , � ' � � � ,�//`` ' � �/ / � "`�.,�-/ - .� �C . .::� � / L : � ;�� ._ ' ''� , � i �J� � `� . t _' � ..�- �t� � / = ' : ` � � � /� j rcK�` '" �`' �'�� j � _ A` � AL � ',_ j g , ( , , �_ _ � ', f ,� � � . � � .� � � / ��.� r 1 , , , ; -�RE RY�CONT _ � , •,_ � , �, ._ _-` _ ,�, �`''� � � � l\ \ " �� / ��' r ' `� -, 9.r �� P PQ D D I �V� � 5 ` _. - � � ' ' . I O,- � ' Za ` \ � _— _.._ �. � ,, `__ !' i p,� . � 4 � � „`._J. `-�____ , ' 1 k�, �+ � 0 3 � `,�� -�l�_. , `, `pi�� + � , vja. � ` , \��-_-- � �-�..� � ' `�.,,' , WETl.AND . � ---,��.r. _ � � � � � - _ �. �```r � � . �. M L T�:, �. � � 1 � � C�, � � � � � v� � � � �)� ��U �b ,� � _ � �� ''� R �-.A�ES�Q T� �� I . w�s►i��e or�N v � 3�'�,00+-A _ � � ��- d , 1 ,� ��CC N�G � I � . r SE 1/4 Sec:2'�-17B.Z3 ��*, \ , '.:�- a�o ; I� j ' . �_ �J ` � \ � , '� .� .�� p�;�'1 i f SNE � � a �`�� \ �� : � _ . � , �__._- _--�, I�f� ' `�i �i I- C1+,' , «„ , � ,� ib ��'� - � �'ihoreline on 4-8�h4� � , ,-- . ., ` ; `, � __ '--'r1, � ' ��j^^� /. i/ -' .,�, � — � - � e _-- 3 � � � "� --`' . ' , ' ' r � - � � / � � _ , , � � , __ _..- � �� , �� \ .� _ � . . R- % , , , � ; , ' � � � ` � \ --- � - • - �------..�` ,. � ��_- = � lerline of Count .No 6 Yy} ' � 1 ;l , � 46� ACR �� y �� ;- J ; �, . � -�. '� �\� , 4. +-.A ��1 ! � < i "--- _. , oc.No 292�977 -- � �f / _ _ . . -__ _ , ; 2 _.. , ,/_ .- ' R= $ 7 - Surve �' e o . F'i, �..�--- �- ' ,' /�` � -�,�y_ — _ __ - -r—.. � � , •/9 O 1 . .. + ' '� - _� - .. / �� ' � • - _+� � � per . Dx No F ;,`— ' �-` /'� ,,' ` �� ,, _w __ ��"' SpR I NG H L L �2$�35'p�„ � yt, ��"-- `' �..�'�` �'--��`� � ,� ,,/� � _ , 3.9.� j =�_ - � i GOL F CL U& � > ODUGL A5 J ��1 � ` � `' - � 3 �' 42 � tips �`` � fine a, '-" � i � J /� " �r, � �� MOECHN�G �`1�� 1 Se� r �\ _ �� j �, ,�_ r� �� .� � �\ 1� �' /. �/ � J� .� . � �� -� __ , , � , � �wq �` .,� � -� �`_� �;, , ,, ,,��J � � I NqN,ry'p ly�, �\� North il n�*of-soy'�Lo�`�,-Sec...?5_J� �' � L �� •� �` � U+-A R � � E'4'�C'Y,S w� I�'' �� : No `�` � TAL ' °h'� ,y,�.� � �, �� `� � yyE'�� .. - —' 3.50+- C ' �� i � � � ` ~ \� ��T � /'� � � � � i � �.� � 1� ' --TN� //�' � E � I � OQ% i1'-4,+�� ` \ ��,1` ', 4 ' � / :�� { �'� �,• - . „ r' I 4 � _ - _ ;. ��"� :„ ry , / \• \\ , I , 1 ,, ,n.�_� �� ,1E� ( � �. 1 /� �� • l O\ . �,, -- � . r '=� Q i � � � . S ! i i /, � J� �1 - i ' ; �GS F \� � �,� � , , � � _- /: _ - __ -- _ __- .;. � I • , , �� : �'-9,�� \ \�� ++ � ,•• �'�,j %:% %' '_�� :/ /! � +� :''• ':ti: �' � , f� .'`i' ; � ;;i �r' � Os.l�� ----v- � • . / �y I :-• � j' � 43�9��, ,��__�--_�'` • A �p /-� •\--'"" 1 _ --_ �� , .. 9,L�.��' � /1 ' � '� � -'�._ — I F � t / + � � � f� �__ �'�L � a� �' , . , E � , �-%< �� .�\ � • ' ; ti� � l �� , - �-.� `��._.,. � �`a°�_ n�� c� �.�rn\ : .1�!,�1\ � i �I/�! /� 1\ '�-.-----. __. �`�\ \ Mo n Lak Fr e Home&Yard Space::Acceptable Examples Lot 7, 8, 9 and roadway as shown on Exhibit A to the Covenants: Lat 7 .41 Acres Lot 8 .58 Acres Lot 9 .55 Acres Outlot F roadwa and cul-de-sac .4$Acres Total 2.02 Acres � . . , � �ro � o =g� � QZA . yZ� 4 OC�� ''�''� �'V� ��.'1v4� a g Y� , � � � + ��o � Qg> � ��t�/O ��Y`� ��ClA+ e- �s � � py � �� ^ ��o � �'-_�" 225 62 ""'`� � 2�6 72 76020 217 42 217 4-� 15g�'' "� � " ' �r.o _ wn.u� .rna lOS7! W Z.J af _.__--- . .. 3 .. 1 � _ � � 'V•"- �� . _ . . N � .� � t ' _ w _ w'��`�.,.„��- �,� ..�... ' � , .a�.. �, s . �. - � ��. � ' --, * ,u � �,. . „�._� ��,� � �, P� '�, - �C�i ' . , .� .� ---�� . �Z z �4 � r Y �� i i r� ' N 1 r� t+ K J ��r r' ._ :.� ,��( � � �J�j� . � _! •�'y�l ��'� ' ' ` ' �n � *J�� i ' � ' '♦ . � i `1�� LL�f��IJG . . �. .. - �� Z ,�.. �'S �+k� �, �, t_ � ..—�i.�! -+�.._._._' : , ♦ _—." s ��..r_��j--"�' . • ' z -' �� ,'�1 ��(��'� c�!'��y...� .��- �� '� ��.d� � ._.- �� a ��: �� Y A_� � �'t s��,� ' � � . -. ' � � r 7 — � ,.\ ` . '� �r �,;- }, L H f - ►�.a _ .'y � �"'� �-�_ � � sa,� �O� � � � +�� r z��' • �• �`�'' �i � .X� a.r e '-•i' r}� ..:� � 3.37+-A{�R... �bTAL _ � ja'�i, .. �� ' � � . i�,� -'.. ,�,;�.-ty ,i"`--�_ ' ,_�� _ - � � �\d, .�� ``3�'' � � ��.} _�� '�� 3:35�".;��*�YCOIJYIO n � r''"' ��1 ..��'o.r n• ! '' • ' ' `r+ � �� ' �-��'**�' �.�r •' * _. c n .,.,-a ►+�*, �� •� �� _s,.s.�a ' W ..� _�r .�� • .a,. �� .;.� 1 �,y,�,; � � � .. . �� .sr v Na�. � �;. .�,,, �.�i,,,� ; � � � +'pM T! ` � �'�r" �i�, �`�a��-H ' �p ,k �.` a -► . �i Vt�.j� a H R. ar • a� �.w� �''� ►�,yp �■�� I r�,�,.>t .��..,.. `�'-�`�„�a � ,. � �: �9� k�J[4'' *Y��` `,�' "�' y,Q.,s�� .p.�: `�.. � , t t ,r ,,� ii' s � �'If'.�..„ `..�y .1�. t�{tp� .�,� , q * �`T�+ rh• •�* * ��..'_ ► }'j c r�a y�'� �'Wd.M ; _. u'�N F �Z,`:�.' �'�" y,�/�R�L� � rr {}�+*i � �p'T�r.tit.. � �F�� ' �� R�� JI w � : ��ii s u r P 7 .�.y .f .�-- � . .ti,�� ►. H�[d!�� \.:a� � � � �� .�-� � a ��I' P�1� ... � , u � s [ � ! J.k" . _ . rA� �-�� .. �. 7 � 11� .�� ']I � N •�.. � � t� t�` "� �i°�� L+�:. � r�y ,a.�i ' r''�x •'"� �nt� r r,�,* � •q� +�. i ' . � � � �? s.,r�r i,� � � ��" � E :� ad..��1.', , a , ' `�' I�•� , ' '1 �` ' +,.�f�j,�..s:!_,�` ''� , � �� y�„ ..l1� ` � � '_�` '-�'- _"►�_ � ' r,ir: ..� � � ' '-_S?"�v �,�� t ��' � � t, r�n� p' �T''� .�.. wpy�. „ ,�. g _ . � �� a�� - _ �y� � ��+ ��,pa �, ,� �. � • '• .aa� t ! (�• � i_ s �-- � y � • M �'rJ • f �� .� f w�Y ��t . . ti6/ �� 3�� t.�� 'i� Y.. I�.G h � �.a�1 "+� R'�'' l'^" /. .� i.i LA�7 � . �^ � . �Q''� Ki * � �' �Yl� �� L11 �S�p ^� `�. ��.p ''M�Y � `rL�� 0 aS4 � r�,* '� t�� {F� i �� .•��.� I �'�''� �� ``�d R� �� / 1�w��• ��. � � w �.; t ys K ,� S� s y G a7�n� �! .� .:� _r�l '� t � F �i w�}':Y f"o t `n.'1 .R�.s� � ` �' l� �t '�� '�� ' `� `�� . �, ''� '� w ' .f . �g;�.�. • . � ;",,,,�' '+�' , s�.�'yW "� M `x�� ^'� •��' ",� '�' Y�li t� r � » z «�:� �� f' �� !� , �'' � .�� .t �� 5 ��' � ��r � � ,� _ � � __ - . �-, L�_,_ .c_ � �f • u sa: �' ; c �, ,�� ,�nY � �� k.sn� �� ^��' s ��, � , /x � bi ��:�.' " � r�.- � '�.��1 � s.oS cs°s � x y ��r�� M � 1 r �^+`^l t�sa F �� Q . r .1Y• ... � �� '�' R"�;. , � "'�.- }I �� f�' r� � v+�a�:.l 3*' � � . �� w�c: � �'' � `�'''� � � +� , .! . . �'w�n.y�� „�, "�'.� ' � <, '�,A,? �. 7 �,� ,.�,. , � +-�-� ii°"' -�,` f 'k�_��. / ` �1 ��•a ,. ,r � ! ra.� � y�,�.I � � � �y s�.+e � �-wa� � � �+ .s,r� �.. � • � �_ � � ��, �c +1�'' � �? ! ' i �� i r.du r� �.-. � {�, � .. '�'�. "g' � xgr `�.�� l � ,� !, ,.�,, `i` • ��. � �� . ��'�;•1+ s.,�_..�„y,� r � � • w � � d � i . ' '�,�, ,' ,' -`r � ��A �n �� .,�Q�.,.�.� �„�, �+ � ,�,, , �' �.";� �`'�" �� "��..� �;'�4�� -".'i� �(/ � ��. �'� . ww- �� r. » N r,n., _• / "'°�" '� 2 7+4+_ACR�S TO At • a t � r �+� , , - ` . 3'.02+=ACR�STOT'AL �n ��,. �r�l�. .. . U � ,,�.� .,�,� . w�•� � �d �a 'ait � � � ' 9 OP�-AG t?i�lf GOM'IG ,� �"' ' * '�fi4i-'�tC DRY C�� "fc' _ , , , ,r�°,�;� �! ��y -r--- ' O �,�` � ;, r i. � �� ,� t� v�4, ""' � . �.�'-'�•}.. ..H * '�� `ir' �' �,1..�� ' -'�" �` •�� ; wan . i / �''�'� O .R — 9 ' �,� �k<,, ,riy �,�,.n .t. ,.�",�." �•�'+ ...� �� o �� j., } M ..�.. .� . :f, ..�+ �rc� ►-�'�{"�. '��,�. .�.�A�� i �., �„ _ ��` � °� � � _ �--�._�`�,. _�> � �. r � /� �, ,, � .� . ., �� , '�?. " ��.�� ,�cx. �y � �_� ��° y,' , �, _ .� ' �� `� y � a ,.,� � � '� -j LL ; � . ,�.R�., �Y,t'a, � �� .�., :i .• .. 1c.. �• •-� �,,r, `y'.��t � - . . ��*-`_'`,,,e ti �� • ',�" ',�i_'�il ' r. ' �¢�., `_, �'�'� ...� �/ ':�� '� � k ..��.. � �` � �+ , � r' �, � '.,�,�t"*'�L:. '. � ..�t -�,� •`''.�`` �.'�� _._"g'• ��Q"` 2 84+.Af�ES TOTAL /�' ��$ � ^� . .� R , 'I �" 9 . ". ��- � s�� rT 2,79+-AQ DRY CONTIG � TREE KEY �j�� r",_ �.�� ` � - . . ��y} � � i S � � `` ' ,� ;�'��s .��► , , q �� '�"` .•- � �a� ��.� � �►� � � lEi"TERS INDICATE TREE NPE a�" ' " "'t `,,� 'i� ��. >, �" _ _. _ � NUMBERS fNDICATE DIAMETER � �s d ' '�. !i +'i s, `��.. �`" • i `y" _''"" *�,: .Q W',��s"Py.,�l _ � � � AT BREAST HEIGHT �� ^o ��', .�W� �� ,�"'t .,�.�� s.,.r { , SUG MAPLE ��! 4 _ "., '-, '`g" "�"' r,.,,., r ;� I WD IRONWOOD ' 3 s- ''� ' ..r, •� ..�� 1 "�`, ..�r ,.-�� r„�,ew�+' � � LIND UNDEN \ /''''`�,/ � �, i'�' a " "`'� �� BL.OAK BLACK OAK � � } ,,�; .q �.,,� ��;j4. "`�.� � _ �' � �•� � ; �� \ WOAK WHITE OAK � � Q► / ,�, „� '�" �.,'�_ ,�._��" y ' � � � /�� ELM ELM ! "- �' � ��9 � 3.78+_A S TOTAL HICK HICKORY �i�� / �� "�"�¢�w�_ " - �-Y-� 3 21+- ES bRY CONTIG� ! �X BOX ELDER 1 _� ry , , V� 9 f' t „�..� � �__- � � BALSAM BAl.SAM FIR --� .�� ,.� � : ,�� .4 � o sa �ao zoo —.� ,� � � o SCALE fN FEET ,� � . � t�, Date Application Received: 4/22/ls Date Application Considered as Complete: 5/5/15 12Q-Day Review Period Ezpires: 9/2/15 Item No: 4 To: Chair I,eskinen and Planning Commission Members From: Mike Gaffron, Senior Planne��%�� Date: May 14,2015 Subject: #15-3720,Gearge Stickney of BPS Properties o/b/o Wendy Dayton, 300 Sixth Avenue N- Preliminary Plat Zoning District: RR-1B,One Family Rural Residential District(2 acres/200' width) Property A�rea: 92.61 acres total Application Summury: This is a proposed subdivision for a 93-acre parcel in which 11 single-famiiy residential Iots will be created, leaving 2 large outlots undeveloped. Of the 11 lots, 9 will be served by new private roads with cul-de-sacs extending northerly from Sixth Avenue North; the remaining 2 lots will access directly from Hunter Drive. All lots will be served by individual on-site sewage treatment systems and private wells. Staff Recommendation: Pianning Commission should review the vaz'iety of issues noted within the staff report and City Engineer's report as well as the submitted documentation. Hold the public hearing and accept public comments.recommend approval with conditions or table for further information. Parcels Involved: Address&PID Owner of Record 300 Sixth Ave.N. Wendy W. Dayton, 300 Sixth Ave.N.,Wayzata,MI`'S5391 Zs-��g-a3-4i-ooai as-i i g-z3-a.a.-ooa3 25-118-23-43-0001 , Zoning District: RR-1B One Family Rural Residential District(2 acre/200' width) CMP Land Use Designation: Rural Residential - 1 Unit per 2 Acres Existing Properly Area: Total Area: 92.61 Acres Area Exclusive of Hunter Drive and CR6 R-O-W: 89.09 Acres Wetland Area: 10.58 Acres Area in Lots: 40.03 Acres Area in Outlots: 49.06 Acres Praposed Lot&Outlot Areas Wetland Total Dry Contiguous Dry ' Total Wet t Dry (acres) (acres) (acres) (acres) Biock 1 Lot 1 O.SO 3.Sfl 3.50 4.00 Lot 2 0.39 3.0(i 3.00 3.39 Lot 3 3.23 4.23 4.23 7.4G Lot 4 O.bO 2.90 2.90 � 3.50 Lot 5 Q.99 2.75 2.75 3.74 Lot b 0.05 2,79 2.79 2.84 15-3720 r� � � 11 March 2Q15 Page2of9 Lot 7 � 0.02 3.35 3.35 3.37 Block 2 Lot 1 0.10 2.65 2.65 2.75 Lot 2 0.00 3.02 3.02 3.02 Block 3 Lot 1 � O.lb 2.85 2.85 3.01 Lot 2 0.34 2.61 2.61 2.45 SUBTOTALS 6.38 33.65 33.65 40.03 Outlot A-Undeveloped 30.00 Outlot B-Shared Driveway 0.60 Outlot C-Tennis Court ; fl•gg Outlot D-Undeveloped 13.89 Outlot E-Private Road Q•75 Outlot�'-Private Road � 1.84 Outlot G-Back Lot Driveway �•2$ Oatlot H-Woodland Buffer 0•�Z Total Acres $9.09 Proposed Over$11 Denaity: 11 lots on 33.65 acres=033 units per acre Average Dry Acres per Lot: 3.06 acres per 1ot List of Eahibits Exhibir A. AppIicarion Exhibit B. Preliminary Plat Drawings-Mooney Lake Preserve- dated 5/5/15 1 -Overall Prelizninary Plat 2-North Detail 3 -South Detail 4-Preliminary Road Plan Exhibit G Conservation Design Report Exhibit D. Wetland Delineation Report Exce�pts Exhibit E. City Engineer's Comments 5/13/15 Exhibit F. Septic Inspector Comments Exhibit G. Miscellaneous Exhibits Submitted by Applicant 1 -Site Photos 2 - Site Plan Example,Lot 6 3 -Examples of Nearby Property Tree Cleatings 4-Sketch of 30-Lot Plat(not proposed) 5 -Sketch- Septic Sites in Wooded Areas 6-Draft Declaration of Covenants Exhibit H. Bing Aerial Photo Exhibit I. Orono Trail Plan Map Exhibit J. Public Comments Received 1 -Hennepin County Environrnental Services 03/11/15 2-Elizabeth and Ken Weir 3/10/15 3 -Elizabeth and Ken Weu 5/12/15 Exhibit K Conservataon Design Code Section Exhibit L. Plat Map&Property Owners List ' ' • 15-3720 1'[ March 2015 Pege 3 of 9 $SC�I 011IIt� The applicant proposes to develop a portion of the property with 11 single family lots, lea.ving major portions of the site undeveloped. The property contains a large area of established prairie that is higlily visibie from County Road 6 and for many decades has visuaily `announced' to passersby that this is the boundary between rural Orono and more urbanized Plymouth. As well, the property contains an area considered to be a Big Woods remnant, which provides a backdrop to the prairie views and which is apparently treasured by some azea residents in equal measure with the prairie element. The northeast quadrant of the property abuts Mooney Lake, and 7 of the 11 proposed lots will be lakeshore lots. Mooney Lake is a Recreational Development lake classification and its shores abut property in Medina and Plymouth as well. The developer in creating this plat called Mooney Lake Preserve has indicated to staff that the two large outlots are to remain undeveloped, and functionally are not part of the development site. Tn that respect it may be irnportant to establish, for the portion of the property that is being developed, what elements are being preserved; how they are being preserved; why they are being preserved; and what is the basis for these decisions to fully preserve certain elements and not others. Conformity with the Orono 2030 Community Management Ylan The proposed I 1-lot subdivision appears to be in conformity with the guiding of this area for single family nual residential developrnent at a density of 1 unit per 2 acres. The proposed development will be required to conform to the 2.0 acre, 200' width standards of the RR-1B Zoning District. Conformity with Zoning District Lot Requiremcnts The property is in the RR-1B, Rural Residential District, which allows for single family residential uses with a minimum lot size of 2 dry bualdable acres. Under a standatd subdivision process, each proposed lot rnust contain a minimum of 2A acres of contiguous dry builda.ble land. The current survey depicts 11 lots each meeting the minimum azea requirement. Roughly over half of the property is within the Shoreland Overlay District. The OHWL of Mooney Lake is 988.0' and based on that contour, a11 lakeshore lots as proposed meet the minimum 2Q0' width requirement at the shore and at the lake setback line. F,a.ch lot appears to have a suita.ble building site meeting the minunum lake, front, side and rear setbacks of the RR-1 B District. The two `back lots' proposed (Lot 2, Block 1 and lot 2, Block 2) each meet the 3-acre minimum area requirement for such lots. The developer is advised that u,nless site grading to create individual house bui�ding pads as part of the subdivision improvements is proposed, the existing grades for measuring build.ing heights and number of stories will be the grades that e�st today. Raised pads that are created must be acknowledged in the development approval stage as creating `new existing grades'. Relationship to 5urrounding Development The pmposed single-family devetopment with 2-plus acre lot sizes is consistent with existing development in the sutrounding neighborhood. Lazge single family lots sa.rround this site on the north and east. The properties to the north are witbi.n the City af Medina; the properties to the east are located in the City of Plymouth. Ta the west and south, homes in Orono are generally on 2-plus acre lots. 15-3720 � ' � ' 11 March 2015 Page4of9 General Site Characteristics The property abuts Mooney Lake, a Kecreationa.l Development lake. A contiguous portion of an over 40 acre native Maple-basswood forest exists in the northern portion of the property; the southern portion of the property consists of established prairie with scattered wetlands. The plan reflects delineated wetiand in 10 distinct basins with two additional created ponds neaz Mooney Lake. The eastern portion of the property also contains areas of steep slopes or bluffs. Lot 2 Block 1 has 510�5 of approximately 20% at its steepest, while the slopes at the site of the existing residence on Lot 6 Block 1 exceed 30%and would be considered as bluffs. Lot Layout and Lot Standards Proposed Lots 1 and 2, Block 1 will be accessed off of Sixth Avenue North vi.a a private road contained within a 50-foot outlot; likewise a 50-foot private road outlot with cul-de-sac will provide access to Lots 3 through 7, Block 1 and Lots 1 and 2,block 2. Lots 1 and 2, Block 3 will have individual driveway access directly off of Hunter Drive. All lots are proposed to be served with private wells and septic systems. Septic testing has been conducted and the test reports ha.ve been reviewed by the City's consulting ISTS inspector- see Exhibit F. iViooney Lake has a 100-foot structural setback requirement from the lake for lots served by private septic systems. Average lakeshore setback restrictions will apply to each of the lakeshore lots. According to the RR-1B Zoning District standards alI of the lots must conta�in 2.0 dry, buildable acres and meet a 200' width requirement at the road frontage as well as at the 50-foot principal building setback from the road (or 100-foot lakeshore structural setback). Stormwater Quality Overlay District hardcover restrictions apply to the lakeshore Iots (Hardcover Tier l, 25% HC limit) as well as Lots 1 and 2, Block 2 (assigned to Hardcover Tier 2 - 30% HC limit - per the methodology of Code Section 78-1701) which are also wholly or partially within 1000 feet of Mooney Lake. Following is a brief review of each proposed lot, with applicant's comments excerpted from the Conservation Design Report: Lot 1, Block 1: This lot is shown as having 4.0 total acres of which 3.5 is shown to be dry buildable azea. Wetland 2 is shawn to be located entirely within this proposed lot. This lot is proposed as a lakeshore lot with 204 feet in width at the shoreline. The slope leading from the lake averages approximately 18%. It appears a house can be located on this property meeting the required 50' rear, 100' lake, 30' side and 35' wetland setbacks. A portion of this properiy is cwrxently shown to be established prairie vegetation. Applicant's Conservation Design Report Comments:Prairie grass preservation shall be enforced surrounding the wetla�td on the southerly boundary of the property.Access rs of�' of Dutlot E from County Road 6. Lot 2, Block 1: This lot is proposed as a lakeshore lot with approximately 240 feet in width at the lake and will have 3.39 acres, of which 3.0 acres is upland. This lot is proposed to be served via a 30-foot driveway outlot (Outlot G) off of the private road and therefore is defined as a "back lot". Back lots have additional dimensional requirement of 150% of the zoning district requirement or in this case 3.0 acres is the minimum required, and setbacks must also meet 150%of the standazd. There aze also areas of steep slopes on this properiy, up to 20% at the steepest. It would be appropriate to show rthe required setbacks on the preliminary plat drawings to show where a house might be deveioped on this Lot. ' ` 15-3720 11 March 2015 Page 5 of 9 Applicant's Conservation Design Report Comments: Prairie preservation area over the southerly 40'of this lot. The deve[oper will plant trees just north of the preservation zone to preserve the long eacisiti�g view this property has protected for the last S0+years Access is of�`'of Outlot E and then Outlot G off of County Roud 6. Lot 3,Block 1: The lot is shown as 7.46 acres in total area, with 4.23 upland acres. This lot will abut the private road outlot (Outlot F as shown). It is a Iakeshoxe lot with approximately 240 feet in width when measuring at the 988.0 OHWL on the landward side of the rimmed pond. This praperty will share a portion of this rimmed pond with Lot 4. There appears to be approximately 30 feet in width available on the north end to create a driveway off of the private road which will not impact the existing wetland. It appears building setbacks can reasonably be met. Applicant's Conservation Design Report Comments: A water jountain will be installed by the developer in the large pond on the southern portion of this lo� Pine�rees are to be irtstalled by the developer to protect the view corridor from County Road 6 over the driveway from Outlot F leading to a future homesite where needed most This lot includes part of two manmade ponds and a newly to be created drainage ponc�Access is off of Outlot Ffrom County Road 6. Lot 4,Block 1: This lot is proposed with 3.5 acres total, and 2.9 acres dry, contiguous acres. It is a lakeshore lot containing the majority of the rimmed pond. The property is approximately 200 feet in width at the shore and currently contains a root cellaz and shed. Access to the lot will be via the private road within Outlot F. It appears building setbacks can reasonably be met with a home on this property. Applicant's Cvnservation Design Report Comments:Pine trees are to be installed where beneficial on the south-easterly property line to preserve the view corridor. Barn is to be removed This lot includes part of two manmade ponds.Access is off of Ouilot Ffrom County Road G. Lot S, Block .l: Lot 5 is proposed to ha.ve a total of 3.74 acres, 2.75 of which will be dry upland. It is proposed as a lakeshvre lot with approximately 240 feet of fronta,ge on Mooney lake. There is an existing tennis court, a "heaxt shaped" pond, and a portion of the e�.sting driveway crossing this property. This lot will be served by the private road shown as Outlot F. It appears building setbacks can reasonably be met with a home on this property. Western portions of this property contain Maple-basswood forest. the existing tennis court will be removed in order to accommoda.te the proposed NUR�' Pond for stormwater management. Proposed drainfield sites are very near the proposed road and could be irnpacted by road fill necessary to maintain the road grades. The egisting road grading plan snggests a confli.ct between the southerly drainfield site and the road fill. This wiI! require additional review. Applicant's Con�ervation Design Report Comments:A pond for drainage is to 6e instaCled in the sotsth-westerly potion of this lot, appropriate size is to be determined by the engineer.A swimming pool is to be removed from this lot and also from Lot 6 This lot includes one large portion of a man made heart shaped pond Driveway access from Outlot F to home shall incur zero hee loss Access o,,�`'of Uutlot Ffrom County Road 6. 1 r372G' ' 11 March 2015 Page 6 of 9 Lot 6, Block 1: This lot currently contains the existing home. Lot 6 is a lakeshore lot with steep slopes facing the lake. The slope Iakeward of the existing home appears to have an average slope ranging from 30% to 60% and would be considered as a bluff. There is approximately 290 feet of frontage on Mooney Lake. The lot is proposed as 2.84 total acres with 2.79 acres listed as dry,buildable. This lot also accesses via the private road and partially fronts on the proposed cul-de-sac. It appeazs building sethacks can reasonably be met with a home on this property. Western portions of this property contain Maple- basswood £orest. Repiacement of the existin.g home would be required to meet a 100' setback from Mooney Lake; the existing home is partially within 100 feet of the OHWL. Applicant's Conservation Design Report Comments:Existing homesite currently sits on Lot fi.If�zisting home stays a new septic is to be built by the developer for this hom� The swi»vning pool is to be removed A driveway plan as shown in Exhibit A of the Covenanxs shall be acceptable or any addit�o�al plan whirh shall preserve the same amount of more trees shall be acceptable to the Architectural Review Committee.Access is o,,Q�'of Dutlot F fro►n County Road f� Lot 7, Block 1: This is the northernmost lakeshore lot proposed. It is shown to have 337 total acres, and 3.35 acxes of that is considered dry,buildable. The slope at the shoreline neaz the southeast corner of the site is a bluff, but the proposed house site is much fartner back on the lot and not affected. The lot will have approximately 240 feet of frontage at the shoreline. Much of this property consists of Maple-basswood forest. Applicant's Conservation Design Report Coniments: Driveway Qs shown in Fachi6it A of the covenanis shaU be the roule of any driveway approach to any fidure home unless a plan for less tree removal can be accomplished Access is o,�''of OutlotFjrom CR 6. Lot l, Block 2: This is a non-lakeshore lot, however is still within the Sha�reland Overlay District. The property fronts the cul-de-sac with over 200 feet of frontage. Contai.ns 2.75 total and 2.65 dry acres. It appears all of the building setbacks would be met on this property. Much of tius property cozxsists of Maple-basswood forest. Applicant's Conservation Design Report Comments: Tree preservation boundaries are 90'from xouthern boundary line, 60'from western boundary line, 40'from northern baundary line and 30'from ea.stern boundary lin�A group of trees to the NW corner oJ this lot are also preserved per Exhibit A ojthe Covenants Access is off of Outlot Fjrom County Road 6 to Outlot B. Lot 2, Block 2: Lot 2, Block 2 is proposed to have 3.02 dry/total acres in area, and is proposed as a"back lot". The access to this lot will be via a 30-foot wide driveway outlot(Outlot B) connecting to the cul-de-sac around the north side of Lot 1, Block 2. Outlot B should be revised to end at the border of Lot 1, Block l rather than extending into Lot 2, which will establish the east boundary of Lot 2 as the front lot line. As a back lot, l50% of standard setbacks apply. Much of this property consists of Maple-basswood forest. It appears tha.t all building setbacks can be met with a principal structure on this property. Applicant's Conservation Design Report Comments: Tree preservation boundaries are 90'from the southern boundary, 60'from the western and eastern boundaries, and 40' from the northern boutidary. A cluster of trees, shown in Exhibit A of the Covenants, is also preserved in the SW cotnet of this lo� Access is ofj of Outlot F from County Road 6 to Outlot B to the lo� ' ' 15-3720 ?9 March 2015 Pape 7 of 9 Lot 1, Block 3: The lot is shown to have 3.01 total acres and 2.85 dry, buildable acres in area. It is proposed to have appzoximately 220 feet of frontage on Hunter Drive where it wi11 gain access. It appears that all building setbacks could be met for a principal structure on this lot. Much of this lot is covered with established prairie vegeta.tion; there is a wetland on the eastern lot line. Applicant's Conservation Design Report Comments: Prairie grass preservation area over the first ISO'from the western boundary going east except for septic usage. 30' preservation from the eastern boundary for prairie also. Buffer trees are also to be planted by developer. Lot is accessed from Hunter Drive. Lot 2, Block 3: Like Lot 1, Block 3, this lot will front and gain access via Hunter Drive. It is shown to have approximately 270 feet in width and has 2.95 total acres of which 2.61 are dry. It also is currently primarily established prairie vegetation and has a wetland along the rear (east) lot line and along the south lot line. It appears that building setbacks can be met for a principal structure on this property. Applicant's Conservation Design Report Comments: Prarie grass preservation over the �rst I50'from the western boundary going east except for septic ptcrposes.Also a 40' southern boundary and a 30'easterly boundary shall be in place to further preserve the prarie. The developer is to plant trees to protect and preserve the valuable view corridor that's been enjoyed for S0+years.Access is from Hunter Drive. Road Layoat and Standards There aze two proposed private road comdors (Outlot E and Uutlot N') serving the proposed subdivision. Both are shown to be 50 feet in width. Both proposed roads are shown with a 100' diameter cul-de-sac as required by the Subdivision Ozdinance and the CMP for a local private road. The standard paved width for the road in Outivts E and F would be 24 feet with an 80 foot diameter paved cul-de-sac. Proposed Outlot F appears to require significant filli.ng&grading and has potential impact on the septic sifies for Lot 5. Total length of mad in Outlot F is abaut 1550', exceeding the code standard maximum length of lOQO'. The driveway to serve Lot 2 Block 2 adds an additional 604 feet. While applicant has suggested that use of the existing roadbed is desired, the minimum width for the entire road should be no less than 24 feet, as noted in the City Engineer's comments. The 30' access corridor shown for Lot 2 Block 1 would function as the access to the back lot. For Lot 2 Block 2 the access corridor has been widened to allaw for flexibility in driveway placement to avoid tree removal. Road Improvements and/or Easements Needed The City will require a Road, Drainage and Utilities Easement over the private roads. Standard perimeter drainage and utility easements will be required along all property boundaries in the plat as well as Conservation and Flowage Easements over any delineated wetlands and drainageways. 15-3720� ` 11 MarCh 2015 Page 8 of 9 ParklTrail Easement/Fees or Dedication Needed The CMP indica.tes that a future trail is proposed along County Road 6; theretore an easement along the road for trail purposes should be explored. Additionally, as 10 new building sites are being proposed, payment of the standard Park Dedication fee for 14 new building lats would be required - current rate is $5,550 per new lot, for a total fee of $55,SOQ. Per City code, the subdivision proposal should be reviewed by the Park Commission. Stormwater and Drainage Improvements The property will be subject to the Stormwater and Drainage Trunk Fee for 10 new lots at$7,680 per lot, (pending anticipated Council action on May 26 to adopt the new fee shucture). Tota1 fee would be 576,800. The preliminazy plat indicates a stormwater NURP Pond to be created within Lot 5, Block 1. This ponding area will have to be covered by an easement and taken out of the dry bui�ldable acreage for that lot� All stormwater management shall be subject to MCWD requirements and approvals. Utility Loc�tions and Availahility The properties will be served by private on-site septic systems and private wells. Full soil testing and preliminary system designs have been completed for 5-bedroom homes. Final design for each site will be completed once the specific house sizes are known. Wetlands on Site and/or Impacted A wetland delineation report has been submitted to the MCWD for review and approval. Applicant should provide the City with evidence that the MCWD has approved the wetland boundaries - if any of the boundaries change, significant impacts ta the plat layout could resul� The MCWD will be involved in establishment of mitigation requirements if needed, and wili also be establishing appropriate wetland buffers for the development. The City will require a Conservation and Flowage Easement over each of the wetlands as well as impose standard wetland setback requirements. Woodland Impacts & Conservation Design The developer submitted a Conservation Design Report(see Exhibit C). The City Engiu�eer has indicated that the Report is lacking specific elements and should be amended to include those elements. Perhaps most critical, as noted earlier in this report, is the iumportance of establishing, for the portion of the property that is being developed, what elements are being preserved; how they are being preserved; why they are being preserved; and wha.t is the basis for these decisions to preserve certain elements and not others. Planning Commission may wish ta have applicant discuss his basis for the decisions made to date. It may be important to note that other than within the context of the Consezvation Design review process, there is no specific code section that would disaJ.low removal of trees on the property more than 75' from the lake, Big Woods ar not. The elements of the Conservation Design ordinance require somewhat subjective conclusions (see Section 78-1635 - page 4 of the Conservation Design code attached as Exhibit �• �****�*��***�*****�� Planning Commission rs urged to carefully review the Canservation Design Rez�ort(Exhibit C} as well as the Drafr Covenants (Exhibit G-6) and the public comments (E�rhibits.�. ,�***�**�,�**,�*******�*�*�,� , , 15-3?20 11 March 2015 Page 9 of 9 Summary of Issues for Discussion 1. Has the applicant demonstrated via the submitted Conservation Design Report and through other methods that there is justification for the proposed impacts to the Big Woods portion of the property? 2. Are the proposed design and preservation measures as proposed in the draft Covenant Docutnent (Exhibit G-6) adequate to protect the site environmental elements of importance? 3. Are there any other concerns that need to be addressed? Staff Recommendation 1. Applicant shauld be advised to address the items detailed in the City Engineer's comments. 2. Preliminary plat review should not move fozward untiUunless documentation is provided confirnung that the MCWD has approved.the wetland delineation boundaries. 3. It is recommended that specific driveway corridors for a119 of the easterly lots be shown on the preliminary plat drawing, as each site has trees, wetlands or topography that may impact or could be impacted by driveway locations. Planning Commission should hold the Public Hearing and receive comments from the public. Discussion of the above issues and any conclusions reached by the Planning Comxnission should provide applicant and staff with direction as to whether or how the proposed plat should be revised. Any xemaining topics left unaddressed to date should be brought up for discussion. Options for action include: - Table for further revisions and consideration(provide applicant direction). - Recommend approval or conditiQnal approval for the preliminazy plat. - Recommend denial, sta.ting reasons. - Other � PC ExhibitA , , C�ty of l'�rono Subd�v�sion Applicat�on sr,eor ad�,a�: npAi�auon# / - 3 7 �pNo rrso xgn�y�e�y - Ckotra,MN 55356 Date ReceFaed: 1� StaA: �. Meln: 952-24&46�0 � y,. '� `. isx: 952-249-4618 A�� ..�s O `+k o*` Malpng Address; Escrow#8 S ,1f/ PA.Box 66 tel Ba .AAI+155323-0066 �t�: PROPERTY INFORMATION: Stte AddfBSs: 30 Sixth Avenue North,Orono,MN 55391 Praperiy Iderrtificatian Numt�r(PIN): 2511823490001 -and-2511823440008 -and-2511823430001 �w (Attach legal dascript►'on to applicatTon if nat!nclt�ded on the survey) �-,_,.__ _ Date Property Acquired(monthiyear}:TO be purchaeed �� o�s �p�stract C]Torrens(Please�heck one} Present use of property: C�J Resfdential; number af Unfts � ❑(xher(speaifj+} Zoning DfsMct: ��1 -B APP1.iCANT INF4RMATION• Complete i�gat names and maritai status r uired for each interested party} ��g�gj; BPS PROPERTIES�LC /GEORGE"W.STICKNEY � Phone(home):OFFICE:952.476.3694 pho�t��; 952.250.1075 Add�ess: z01 EAST LA}CE STREET,WAYZATA,MN 5539'f Emati: GSTICKNEY(�CBBtJRNET.COM FeX: 952-216.0055 OWNER tNFORMATIC�N:{Compiete Eegaf names and marital status required for each interested party} N�me(s): W��dY DAYTON Phone(home}: Phane(celi}: Addr@SS: 300 , , 1 Emaii: F�• �XISTiNG I.AND USE: 'BPS Properties LLC has a Purclmse Numb�r of Tax Parcels: 2 Apreement h plea Devebpmenf Size: • Acres Dry LaRd ti°au�`the et�ire Dayton praperry at 300 County Road 8. �� r ACf+88 WSt Land How�ever,the 11 bt aub�vision on 4g.2p ecxes for which a5.20 AGres TOTAL,all parCsls PROPOSED I.ANp USE: We��4uesfing approval stsnds an its own merlt Ci Dfvislort tc�r Tax Purposes wllhout any need for add{tlonei acreage or dect�ty to � Subdfvislon for New Building Sites hiumber of Bullding Sites: �j��{Jn�tg: � ao�tfO�'m to ap af ihe City of Orono ord{nances�nd WeW UIIItS: ` Sfl afsndards.8PS Prnperties LLC hee no plans k�develop TOta!Units: ?�'"�— the balance af the propetty end no interes4 In devebping Proposesf Gross Density �� Units per a5zo acres tne tmtanoe ortt,s MiNmum Lot Size: 2 ACRES Squere feet dry buildable tand �� Proposed ltse(check)�Resldentiai O Other{speaNy) Mlntmum Matarial Requtred for Complete Praliminary Mfnimum Material Requirsd tor a Gompl�te Final Plat pfat AppTicatlon Appllcakion 1. Payme�oF fee5 i. Payment of fees 2. Completed appllcatian#om�. 2. Signed certiflcate of Survey or mylar copies at formal 3. Preliminary plat inTortnafion on Ceri�ficate of Survey. plat. 4. Cettified Properky Ovsrnera�ist 3. Title�pinion_ 5. A Iist of arry ather persans you wlsh notified nf this 4. Easements,cavenents,eta. ap �catton s. Deve�opersAgreement R�C�IVED 6. Letter of Cnsdlt Subdfvlslon Padcet Last Updatad: March 2013 APR 2 Z Z015 Page 1t � � � � � f`riv n�non►�r� �p . � APPL1CATi�N�EES;�F�anning 8 Zon�Coord{nstor to[X]ihose whiah apply) � . ftcatton 8ase Fees; Cost TotsE Sketch Plan Revf�nr Ctass! ll 8 lil �p� Subdivislon icetion Class t 8 i or Lot Line Raarr� sment $700" Prefimina Plat Revi�w lus S301bt CI�fi18 all non-resfdaMir� �ggp* 1=Ir�1 Plat Revievr 7�. Renewal af SubdivJsiart Approval(C{ass�, if 8 il!or Loi Une Reamangement) $35p' No Cha� isom O i�i ravat Ikxtion�sc�+ow C1ass I. q 8�ill and Lot L.ktie Resxra er�ent No Pe,btic 1 qnems a2,500 A licatbn Estxaw Class 1 II &Ill and i.oi Line Fte�rra emetst wlth Pubilc tm e�s �10�OQ0 Peck Fees to be de{etmMed Sectlon 82-22 /y Ir�a�rtad ''plus,En�in�cing Laga!Rsvi�w S fa!fm rovement F+�� Cost Ta3�! Pra ased Prlvate Roads ius S.6Q111nes1 foo# �650*+ �,ruo Pub�Roads� us�.601Unea!foot yg�q++ R uest for C1 ro Ac:ce t Exis�ln Private Rcad $g�p* Re uesk r C to msfntain unim aved road �� ro osed SB�i Sewer Maln Extension, l�ts 261stttb 5275'+ ried iN�#�1118t1�1 Ex1eRSbri 1iJa a251Sh1b 5275'+ Pro sed Storm Sew�S stem mx�dudin culverts �y Or�-s�e S tern.Site Evalu�tlon Ravieyy a le 1a rurai subdivkion S50/ lot x�60 `plus►Hn�inaeririg 8 Legal Revlaw Fl�xibie A llcatlon F�1 Misceflan�Fees Veti�'►ce Cost Tota) $700 V�catbn af Pub�c Road 3100 benefiN S7Dp mintmum er Varles Easemant Vacatio�t Assoc�ated vuith a Subdivision �pp• Eaisement Crea�t�n wlth Su6divTsiori A 11caUan Na fee Eacrow tar Vacat3ons snd Eassments 5700 PRD 1k:aElon with 5ubd)vislon 5►35/dwel{h wttt xS35 af AtlmtMstratiire DQclsion $� 'Pfus.En�inaering&l.ega)Reviaw Tatai Escrov,r Amaunt 52,500 1�Qo0 Othe� . TOTAL DUE �3� APPLtCANT ANCIlOR OVYNER: . Agree io provlde�l MfarmsHoh iequked or reque�t!by t{�e Plannln9�epaHtr�et�t • Agree to pay additlonal toes(�tai#tkne noE coverod in�!he cxipinal fee psymant) ondlor c.br�suitant�xpen�e tncum�!In review ot thta appGcatlon,end o Certlfy tt�t the info[�netfon sttpplfed is tNe �td car�ect lo �ee dest of hlsfisr kffowledpe. The appOcept aad owe�er recogniz�tl�at tF�ey are sdaiY�Pdns�f�[ar subrt�ttti�g s eomptste appNcatlon baing a�ent+e t�st�an iaih�te!o do so,tha staffi has ea altarna#ive but to reJect it ac�tll It�a c�fete ar to re�:omr�red tbe r�t f�donlal ot!!�e rnqoest rege�dEess of Ets Rctlentlal m�rit � The Qwner he�eby acicnorv�edges and aqro�s to lhis appDcattran end firrther eutho�izes raesar�abFa enUy�nto t�e prop�rty bY�Y Sfaff�caresult�tb,aSeMa�CarKnlasion and Council Meml�eis for pw�oses of irnestigatbn and ve�icatlion o#Uds request, • �PP�icant endlor Owner acknowladpe ttwy m�est be presar�t a! a41 sct�er�iuled ravisw m�dinQs ot tha Pterinlnp Commissian und CouncU. I( an appl3canE andlor owner is unable � sitend a sd�edaled mee�ng, pleaee mafoe arrangeme�ts t� have ar� authorizad rep�nta e aEtetM in p� oE the appNcanUo�mer and advise the Clty Plannsr ��Y�Pro Owt�6r's Sigrtature: Date: �/ /.� Drmers Signstura: p�. Appllr.arrYS Siqnaiute: � � Dale^_,�ti ;__,_;,!1 i��, ' a��nrs si��c�: o,�: REC�IVED Subdfrision P�d Last Updefed: �2ajs ��z AP#� 2 2 20 i 5 � � � � � ' M�ONEY LAKE PRESERVE �� -..,---- -; � ' Pi��.�MINAF�Y PLAT FQR �� PC Exhibit B �� ' BPS.. PROPERT�ES, L L C � �, � �d�1'�: "r� !N G O V E R N M E M T L O TS 3 AND 4 ' ��;�� AND �'HE NE 7�4 QF THE SW '�14 OF SECTIO�V 25-91$-23 '�� HENNEPIN COUNTY, MINNESOI'A � + ' �'°�� I I �� U � �a.: � �y 1 I QnU'� v ,�.4,Y9 1 I s�niwdca�fiac; 2� r _„�.vr;x� + NS9'39'STE M'o.10 watsiiaasP.,rw�wv A�. � I �Cre Mo.tE6153�nd R18.No.Sis � M � � � ! I+ ��'�,��, C ��t�ezi�en ; �. N B9'37'DS' 1 2. .""'i"�,n.':• � J �. 4� t� I � 1 � o ,�� ; ,saooJ ��f��`'�9'��* W z° � LEGAL DESCR1PT10N OF PREMlSES SL'RVEYED: �x.� , ��, Thef peK W the Nwthwesl Quartar W the Sautheas!Qusrter end of Govemment I / ,� i , �a�j'/;}�a � � �' �t�� m t7� W LMa 3 and 4,SecSon 25,Townah Ip 118,RanQe 33,lyfnp north pt a Ilne descrlbed � j�j, � �� /� z ee beptinkfp at the southweat eom�r o!seid Seetion 26�thence narth elonp the � r 3,QJ�.� s' - `'-� R � +- weat 8ne th�eof 1750.0 feet;thence easteAy,dellecll r�to Iha rt aht 93 d e q�e a 1 5 'c� " , Y L Y 7 1 m �� , �� Z naa✓tr sr�GPfr. +- � • O�, L 7 O I rNnutae e dis�nce o(22 8 9,7 0 t e e�t h m e e d a}l e t o i h e °iL'�'='' i + 8 `� n� �9 �t a�u n y 9 2 d e g f 8 e 3�2 A To � � \�� f � �V S C. ^urn{de�ta enple 28 deyreee SS minutea,and tqngent dislance 728.8 teeq a 1 i ; dlsianee of 1428.2 feat:1hana southeastnAy ffinpent to sald curve A distence of ! ` �� // , �, - R � / ;� � I 2 5 2 0 f e e�f h e n c e d e�a c�i r g{o y�e!e ft a i o n p a 1 d s p r e e 3 0 m i n u t e a a rv e(�(�8 � ' � � �~ /, � , � ertgle 94 degreaa 38 minutea,eqQ tanpent dfstana 480.6 feaQ e dietenee m g�6,5 � f � 2' - f ie�t;thence soutfieegterly,tanpen{�o sald last desaibed curvo,e dlslance�538.5 feet; � , :hence detlectlnp to the leR alon p a 3 de gres 30 mirwte airve(Ee l t a a n p l e 3 4�y y� , 2.a �� / �- I ( 'SO rMnufea a7d tengec�t dis5ance 513.8 feat)to Ib�terae�wkh tMe ea��ne of u+�r��ie�,� �� T � + e r( s e�d S a G k m 2 5,a r�s a l d I l n e f h�r e t e r m i n e tl n g. T l�e n o r tl i l i n e o f s e l d No rt hweat Quartar ��N a u r x / �{ `�� //��/ V A.Y I � md(iovemment Lot 3 havs been r:ierk�with Judlclal Landmerks�et put�uant to Order in I � , �� '• ' _ i� �� Torrens Gse No.5182. / ` ✓ �// � � r r �� \_ // -�" ■ �� I,� � J '°�..// a � p�, �r4`� 3m��o I �� , I �tv� �• �'�`/� � 1 .5- ERE qY C � � J� �� u IJ `q i \�\.`�'��J� �� r--�_� , F ,�� IpMAE�no � R .�� . � � I f . � � ��` � ��'"�\ �� _ -` � �i �YYETlANp i 1 ML '� _ -�_ itiad ��' _`�pW-A A � se�x. �t' r� a - - 1�� \ , \ � � r [ � ~��_ _� � � 1 _ ' � � '�'' � � �� ;. ,r� � � ,�- ses��•�zze�.�o � ��,.a,. ~'—�-•.+y � �' eret.ca.rer.moo. ��"^'_""- a/Ca��1t . 6 ' � _~~T ' NO. \ p,�jt_ Ri2B �8 q' t. drye, va� oo:l�. �� r�cr'cccyeu` � I ��o" � ---� � � � � � La q Y � �ASCJ �� e '� � � 3 � U .: Denotea fron rtwrker/ound i `T ,��,,YQ�Q 1 � --� � � �,O / _. �� o: Denote�iron m�lcer set � � � —im>--: Ez+sL+ng contour�from Orw�o City mapa � EP��„3'a �s y\ � � t.o.-A w� �� TAL 3.50+ C �l `�u... , a 1 M / � r�� g � .. � Qo�' �.�� J �R TOTALAREA=82.81+-ACRES 'r • �a- �n� � * ' c� � I� TOTAL AREA EXCLUDING � . ' � m 8 n N I� HUNTER DRIV�8 CO 12p p 8 R O W=89,OB+-ACRES � " '��r,� '; �� Waat Wro d Cia/t Lot 8, e€� � f= WETElW D AREA=10.58+' ;I!� ✓� ? Ewt Ihe o'GcJt Lot 3, 9 a'� � � Ssdionl6�11&22 and � A ES § � 8en 2b11&23 � � DRYAREA=78.51+-ACRES '� ap ; � � � „� �5. � � ��;o AREAlN LOTS=40.D3+-ACRES � 9 �WEST LINE OF AREA IN OU7LOTS=48.06+- +�[��!�\�\�^�q��\�� IK� ��se/.��, s ', �'� � �\1..��/t EY[�dO01+I1.01��8lG}S-�� 'Tq \ ��F$ \ SEC.2&118-23 ACRES / o\ � 6s � ��ii � ZONING=RR-1B I /y ct,�` � ��$� �" � ( a °� a ��g� a DEVELOPER � {�� : � BPSPROPERTIE3,LLC l wes�waoo�t��y.�,26 + �'� � : A�'L°� C!O GEORC3E S71CKNEY I I ,p ^�4 , COLDWELL BANiCER BURNET � � !2 2C1 E.�,4KE 6T. ��''_ 5z � WAYZATA,MN 85381 0 2�a 40� $Q� f s'r IQO�b•q�� z �� o DEVELOPER f �� F.e��,��Fs,� �� R�e� � ' w � � ; g SCALE IN FEET � � I la SWCOROF — s�m�.rda,�rc�a,c.wo„zs�isrs-;�/swoanxaoe�was.ao�x��o-az [n W SEC 25-118-23 —^ —� —— —— ZY 1 �+ �� o RECEIVED � )�� 8 2015 � I��: � � MAY , � 1�2 �'t1(OF ORONO � h � s � • �'� � �� '`� � `: � �� s�� +,/ � /� � - -- _�- _ � '.'� i/ ��I�!,`7t� r' �. �`"'7ti � , ► �;;�` r! ,�� ,� . �;: �, _� ��; ��►� ) , ; , ` .• � . .� � � �� ,• �, _� -r•c� ' r; �'+I�r .`�t�, .' ,� A �.�,�� : t �i '1�'�:C�`-''�- . `•• h`�-`�;,�� .�/` � ` /� � � .� , � �� ` � � �� . . ; � _ N . , , x - �-�ia�j. ��i�'1�,�. I � S�;� _��L~�.�KrZ�� 1 � / +�.�4 dS'-'/ i�. ��. . .�. �+� ':��'��`��'�'E. � ,. ��F< . , r �� : � � • � ` .�� , / ', �� i A`��. �� • ��, _ � �, �� i�'� ;�. : : �,, �` � �� . � 1 �r/�,��/E �, � a :� ;� �:� .,�� w� J��'��`�� - �� _.w��,� � , / ��;��: :.,..� ,.i � �� -"�`.��" � .. :F ,� �� .?��',�:;*"�, }�i �r � _ �1. ��i�� `'��■�-'�`'��`�� "' ` �# ' � t �+'� '�'�� ,' � / �� ,.�t� :E vrr��'� .c. �.'' v`� �� ,, - �� , � � ' w ��#��,�' "� A�' ��R� ^��r i :'' ?J � . � �� ' ,.,� ��"�"y�� '',� + �� y� , �>>�fr }+ .,� ��- s� � `j � � �� '�i °�3�� , �„ �'L�. �� - �� ;�r��1 ��-��R�� ,� f�� . �. �ii,�1i��.�` ..►��/ # ; �r ;r ��,"!�:�� r��.�� _ - ��+�ir,i��. �� .y�.�t 7 ��ra,� I�r,; . , �i�� ,!�� f��#� ,�. , - �';;�j��',� � �.;�� ►� ��,�.,.�,�,�'�.`��, � � � ., , F-,: ��.r��J � ..'�: �'�\ r+, � i �� ` "i � � ` � ��, i, r -�. �"'+ \�� 'e`�!t'� � �;�, � `�£}� , i��` .�y�,�� t � �3 � � R � � , � +�,'�. �,.��:�,��,�``�:y' `�,��,• t.� ,�,3�' � .�' "W �`_ ��.• '`� �'u�;��i►!:.��II� �� ,ti:.�. E ,. - ..t u�`, ��,��"� #��, F, a�.�� R . � � ��\�� .' �-#F \.;,>` ,� � • � ,` ,}LL\��; �`'_ `.`\ 1�� rJ��f ,�� ' �' .,' ��Y'1�� A;�l�;�,M •• �►� �+�� :*�`"�, � '�� A�1 � ��V:�`�� 1 ,y�` ,,� �;��i � f -�� r�� -- ___--^ :��.��=� . .�.:_-_ �::'� �, ., • ••.�r .0 . ` { � '� a �� ! , � ��L��. � ` . ::'Z��-=��4: - +� �, ,,. � � , • �z'-��i��: ,u `,►� � 1 � "'� _ - ;w . ` - ��"�1 . • • `........, � • ' ► u , e � • / � 0 ►T�►I[±��7►�. :�•-�, � -,� _ ..� . .� �� . : . . . . C :.,�.,�. �- �-.�_____, � . - . ,� �. _ - �ii • . • - - - , �— — __ _ '�' " �� \ \ _ �\ � � ` ;`�� — — --.�.`-- � � � � � \\ � ' � / i � /� _.� Q _ l � � '� p \ � j�l�' � � \ � � � � � � i „ % %// � �J �� t � � /g l� � l I `� � 1 �;'^�� / � / , ' Y �`�, � ` �� I � � ' . �- f /� - � � � � 7 1��\ r � . i �o �=-- � � rj � ��.�--_.`�� ,�� / — \ �. ��\ \� � 1 / �� ;. . � � A ��f_�^� \`\\�. � / 1 / � � � s r �- � --r— �� , � o/ � �� 1 7� �---_��- � � `' ,� � ��y i sa 1 � � - � � �. � / � g! / � � � �4 / ' •. • ,/ m \ • � ��A�.`� � /� � ' �� . / � / � � � -�� / / � � \\ � 1 ��L//� �� `�'.� � " � \ � � f � � �1 \ \ � � � / �'�° � � ~ � � \ / ,; �/ � � �Y _____ / � � \\ / ,� lf� � � '�� / �`____/ �� ` � 1 °�+ ` I � � Q4 1 / �, � } � � �� /��` `` / `R� � � I P � � / `�� - • A ya H � ��jj / � � � � \ ' � '�� t �yQ�� / � �� I � ��° /� / N f � 4�tia `•. . �j � w 1 � _ - ,� �'� . . -� F�... ' _ T _E ` - � � `� l �NOKEI�i10N � / ` � _ , � 90 �• , D7 � ... 4--—` � �.. � i ' �� c w„w�wit r�aiusr �� I OD'22'66'E 1 1 ^I � p � •��C Y/WILLAN :� P$$$��$ { �t 1 �r�� I w�� ^� V I'� a 171 $ y � �� _�� C) � C �� m P r O T� � � y m ! � C� m PI �j' �� v' x Z $ � /\ � � m � .o I rn rn c �� m R�i � � �' a '� � � m __$ � rn � e rn sro i�r o�ny awe ma F+n�r.dr,c.raL or�.on �� BY RBiMRKB ,'";�dadi�y�lksn�L a�rvayp�Pbm `�'a GRONBERG � ASSOCIATES iNC. -� �-- tnet�w�acrs�edMwm oe. �'-'��' CIVlL ENGINEER3,I.AND SURVEI(ORS,LAId[)pLAhq�ER3 - ��2 445 N-WlU.OW DRiVE LONG LAIC�,MN 55356 � MqW,�`9, /9EM{JyBB� 17,i' � PFIONE:952.d73��dT Cwv.oc�f �� •..�� n g o '� �' .. .�. �--- -- � �� / `` \ \ ` , �� :� .o � :o o _� � � I I . .. -.. - . .. - .. - -- X _� --. ��—�_--'�i , .. .. , ... . . .. c-�� --- � � �,: _ ,� � �_� � ti 1�.4: I W O - � � � \ ,'�-- i � - Q � � . � � �_ .�„�' C ; � "� I I �• - i r i � \ _� '�: \ � I , �� .. . � � � A 90�9;- - - � _ _ , \ � _ :.�; , v , / .. .. .. .. . � . �: .. .. � � :�: —'� , i . :;i�� 1 / /� l I �� / - - � - � � � ;�� - / , � � ��: / � , � � � , / � � � � . , � , . �� ; :�. ��: / \ 1 , aexie-. � :��. c" r�� '�'''''�'� n� - -�: / � � �3 + f .�. I / � �4 .� �.�; :�:: ! \ - - _ � , � - , _�" .:�;.: m � � � � �o�.�� # I � _ z >�� 1 \ - _ x I - :;� a� ,>:�: w -- I ;�: � � 1 � � > � � � � / I � � 1 � �A� � I � I - - - / - _ , / - i i � l �� i ti , � 1 �' � # �;;.: / � , --_ - _ , V - �. -- � I ! / � j ' / r ' ! / / � � ., .. ... _. .. ._ ... .. .. /1 � i ,� / J• ! / � 8 .O '� . `W ♦j ..��•�. .. �/ / / � ' / �j /� Q 'Q •O �O '� ;�: ::� :;:�� / � �� I �� N ' i�•.-:� �'f�� •f� �It�•�-�• / / / / I /� � � j �W / � � ��''�' �/ .. ryfi." , . � /� � / ��/ �.� //// / J /// / / /� "/ 1� r // / . � � � � � � rn _ ''/ r'� /� � � � � � .. .. � �/ -�� / � � �Z _ _ � �-� ,� �' ��rn , � � , � � �_-� � D .. , � �/ / � � � �/ }I \ � y - - - � �� /� / � � � Zr . . � � �� /� � \I�� ..o ;�,n: �� / � ,. / / d 1 � �' . /� f °�. i �/� � � O C � �� ITI ... � r � � ��:. �r �� _ � � � � �, . - , �' � � ( , --� i ��-o �: . o � � � � —�z /� � �v� ::::: ::: �� , z �. � �� m ;,�;;: :�- ��-�;:_ � \ �'/,�// � t/� �1�� \ � '�`' / � �'"`�� . � � �� ._-- / �-'� Z/� cn :<< /r� /' ! �� C � � ` �i � m .ao �,eo,;� - - �� I , T �._---'� .. �$ a 4 � ;+ed�b;;-. - - - -.. � � �4r � �� ' � �� +`f � :+�;. :<-. --� � I � / � � ��Y � �'�.,� F �/ .� � •T - /-yw�---��.r— = —��'Q�`\ /" /��/�- / �' � � � � � :�� '�� / '�44��A' - .�-��-�: �-�i "�� o �� —-�.� �� / / ..s �� !�� \ �� - N �i� .;; ��, �\ �`�• \ �` --�� / o . —— � `�\� � —`�+'� :::: / d6�'` �_�� ` \`� � p`_� iar¢ '�P�FP� - - j �Y,� � ��`� � s \ \ �� r�„i -` o � �;:, � �� -�--�-��-. ��`�`, ��`r y w a«�cw;�--� /� �1-�--- f �9t� �,,, ---- Rl / � --�-r�~ °\ �t � \+� _ — � .. .. . . �/, i � _� Y \j- �\� � �` --`._. Z � �a �. ,�. + i�� .� .�.=.. �� / � / `\�� \_t � � � ;p ;� ;� /� ��_��. -s� � � � \ -ni - � �g-- —��-- :a �/ —�j�� • � �� d � /�� a i� � �\ � �7�d ��+41' .�/ . � / � �� y.f�a '� \/ • �/ � � \� �� /�/� /��0 ' � 1��'� 1 � ° .��.,. q a u�,a�a"a°°',a�on i�by�.,na e,h v�.��wn.a '� � �. , r. - w� BY `�''"`� „„,�,,,�,,�,�a ��"�°"'� :�°;,��.,,�.,P,��,. �;," RONBERG & ASS CIATES� NC. .� �.�. �..d�� undsr t�e Vws or stns or�ANr�od. CNIL EJ�alNEERS,LAND 8URYEYOR8,LAI�ID PLANNERS ' �'`� 'a-"'2 445 N.WILLOW DR[VE LONG LAIC�,MN bb35s wh,�.L-GS ra�ua��ueea o�,e -r f :m. PHONE:952.d73�� CAY-eca_iT� ..�� t �� ii ! • • � • . • . �� ` � + ' ! � ' �. ; ; ; • � � � i �. �:. � ;f , � , . ' ' • . - � � � • � . � � � i,+; ;�/ T ' � ;y`, `�� , � • � '/.. I �''� !''.�� '�-t` � 1 � � �� , .1 �� .� � � !.;.:�ii ��.,� +�' I i� 'IR . �',: � k.. ��('.`�'Z`. ` � !, � ` �- � • l ! �{��'�- �� ` k J�' `i /i �i�iwF1�i�1 � �� +''�" �J�°��"`'�;' ,.1'ri'i;�' } =��.i �t ��, �' ,.:�� .�Lt �ry�, .;�.� � ,��a�� ' �� rF ' ,� , ., . �.� �� J1:' `� �,�'��. � ` t�:� ;�! , , .J �'�.�.�►"��;.4 �`��:' ib,: �i �t .:� ;;� :�: � ; , ,.- `r f,,;�� :�,c j �9 � ,fi�C{ =�� !r1 �!f! f �.�i1� +/.Y,, ;. . �'�,R. �� %` , �. \�.�: ° �- •�;* . �.,,�rhr:4� -- _ }, � ��N\�r ��+ ��;��,, �-.-., / . �� 1 ' i • ` �� . / �\�j�;;�1 ,{ ,,' ,� ; � '`�s , � � ��, s � � � � �._ ��+ � t � 1 /�'�� r_ `� � � � �--� \� � ' ! � �� j�.�°s 't� /' �\ !� ` � Yir� ��,' � i 1 � � � I �^ �� ,�� y ��.'1�1�' �� 1\ ' � 1 1 r � R � � �, / �'4 4�� `� �� 1 � �.—��i i� �� a�� h�''s ,� h.'��'. . �'l'�l y A'b + .� �`/�4'C d�, ��1+�'�,�Lr �A , h�tl�,�� tt��l�lytE�1l�Q.�� '�rO�S� ,"`_ .�l��t�V `_� � �� , ° � �S+OL ��.ES . ,�� : .�� .� i � 1 I :i� :`i)._�, n�� :�� , r�u City of Orono- Conservation Design Check List for Mooney Lake Preserve 1. Development Steps Th� purpose and intent of this conservation design is to meet the goals of the City's Environmental Pzotection and Natural Resource Management as specified in the Community Management Plan (CMP). In general, these goals pertain to water quality, wetland pmtection, and preservation and the enhancement of the "nu�a1 character" of the City. Emphasis is also placed on the preservation of open spaces in Orono. These open areas include but are not limited to woodlands, wetlands and wildlife habitat. Additionally, the Orono Zoning Code further describes the intent of the conservation design as to reinforce and establish ecological connections throughout the City and preserve snd improve the aesthetic views of Orono. Subcategories that are listed within the Environmental Protection section of the CMP help to detail more specific individual goals and guidelines which can be related to the overall goals listed above. Pertinent to this project, the subcategories emphasize developmen# densities, which require no less than two acres per one home. This reguiation is enforced in order to maintain the historic identity and character of Orono. Low density developments will assist with the preservation of open spaces and, from a sewer and water systems standpoint, will protect Mooney Lake and potentially other surrounding surface waters. It is also emphasized that the primary method of sewage treatment and disposal within the rural area will be individual on-site systems. Tl�e site is located an 80.72 acres with eleven large lots proposed. To preserve the open, rtuat character, these eleven lots range in size from 2.73 acres up to 7.46 acres. Homes and driveway alignments will be situated such that concentrated stands of significant trees will be avoided, resulting in ttte least amount of tree removaL Four parcels are located in forested areas while the remaining seven parcels are in non-treed areas. Onsite sewer systems are proposed to be located in open areas when possible while meeting the required setbacks to surface waters. The general iandscape of the site is undulating with rolling hills, providing a wide variety af habitats that include grasslands, mesic prairies, restared prairies, and areas forested with both invasive species as well as Maple-Basswood deciduous forests. Also present onsite are thirteen delineated wetiands, most af which are type 2 fresh (wet) meadows, but a floodplain forest and a shallow/deep marsh are also present onsite. Bordering the site to the northeast is Mooney Lake. The trees present consist of native tree species, along with a mixture of invasive and ornamental species throughout the site. Vegetation in the wetland communities are dominated by reed canary grass.Upland areas acijacent to many wetlands possessed more native species. Two onsite areas with the potential for rare,threatened or endangered plants are documented by the NII..CCS report. Current developments onsite include otte residence, shed, and tennis court. All of these are visually well hidden from adjace�t properties due to the topograph�c landscape and surrounding trees. 2. Rural Oasis Study The subject parcel is adjacent to a dacumented corridor in the Rura] Oasis Study. Hunter Drive borders the subject properry to the west, and CSAH b on the south edge of the properiy. Along both roads,the corridors range fi-om edged to varied enclosure. The view of the approximate}y 0.5 mile stretch of CSAH 6 south of the subject property is largely obstructed by a dense line of deciduous trees, as seen in photos 3, 4 and 9. Small areas are lined with larger coniferous trces (Photo 13) and one small wetland located directly south of the CSAH 6 is also apparent (Photo 2). The segment o£ Hunter Drive that borders the site is also dominated by dense vegetation running parallel to the roadside ditch. One small wetland adjacent to Hunter Drive is aiso visible from the roadway. This wetland can be seen in Photo 9. Views of Hunter Drive can be seen in Photos 8, 9, I 1 and 12. In most areas the line of sight is emtirely obstructed by these trees. On both CSAH 6 and Hunter D�rive, there appears to be almost entirely positive views, primarily due ta the view of the dense vegetation and the wetlands. Although houses are located nearby, only brief glimpses of them ate available (Photos 2 and 12} during the growing season, requiring a precise angle to see them. Additionally, power lines and the occasional road sign and mailboxes can he seen. The only openly visible residence is present along Hunter Drive (Phato 12). Please see the Photo Log at the end of this checkiist. 3. Natural Resource Inventory a. After reviewing the MLCCS data on Map 3A-4 of the Orono En�vironmental Protection Plan, it appears that Artificial Surfaces and Associated Areas (l OQ00), Planted or Cultivated Vegetation (20000), Forests (30000) and Herbaceous {6000(1) areas are present on the subject parcel. Due to map scale it is difficult to identify these categories with great certainty. b. A tree survey was completed by Gronberg at�d Associates. Significant trees (greater than 6 inches in diameter at breast height or 4.5 feet above ground) were identified to species, size and location. Significant trees on the lots proposed tree preservaxion were surveyed on the site. See the attached survey map from Gronberg and Associates that depicts the above attributes. c. A wetland delineation and report was completed for the properiy. The wetland delineation report is in the process of being reviewed by the Minnehaha Creek Watershed District, serving as the Local Government Unit administrator of the Minnesota Wetland Conservation Act. The report is dated April 20, 2015 and is available from Svoboda Ecological Resources(SER)upon request. d. The topography survey of the property was completed by Gronberg and Associates and is depicted on the attached survey map. e. The property was identified as a conceptual greenway corridor on Map 3A-5 and has abundant open space in the fozm of prairie and grassland areas on the southwestem portion of the site. Two mapped areas with the potential for rare, threatened or endangered plants are documented by the MLCCS report. No rare, threatened or endangered plants were observed during field investigatians. One of these potential areas is a floodplain forest located in the southeast portion of the praperty (Photo 14),and the other is a maple-hasswood forest as illustrated on the Natural Resources Map {Photos 25 and 2'n. The majority of the site is a former farmstead that has been highly altered,then recently restored as a native prairie. As the floodplain forest is small in size and will not be impacted, additional protection is not necessary. Additionally, widi the Tree Preservation Plan that is currently in place, the development that will occur within the maple-basswood forest will ensure the least amount of significant tree temoval possible. 4. Conservation Design Master Plan a. The existing drainage patterns will be maintained across the areas to be deveioped on the properiy b. The existing drainage pattems have been maintained in the proposed development plans. Each Lot has or will have two individual sewage treatrnent system drainfield sites appraved by the City. A map of the preliminary s�ptic system locations can be found in the attached preliminary site Iayout map. c. Only enough trees are being removed to put in the minimum width residential driveway. Outlots B and F, which will be roads and a cul-de-sac, will require the removal of 26 significant trees. The list of trees impacteci and their locations can be found atta,ched to this document Tree Preservation Areas are located on Lots 1-3 and 5-9. Prairie Preservation Areas are located on Lots l, 2, 1 d and 11. Refer to the attached conservation easement description and map for further detail. d. The live trees currently on the property appear to be in moderate to good health. There are,however,many trees that have died or are dying but do not appear to be diseased. These dead trees will be removed from the site. Many of the ash and elm trees that aze subject to disease are slated for removal. Trees in all Lots (except the Big Woods Lots of lot No. 6, 7, S, and 9) aze requireti to replace aIl Significant Trees removed from the site with two (2) Significant Trees. Owners of Big Woods Lots are aIlowed to remove fifteen (15) Significant Trees that are in connection with the construction of a home and/or septic system on the Lot without any replacement required. Every tree in excess of the fifteen (15) trees need to be replaced by two (2) significant trees. Additionally, at least twelve trees are required to be planted along ea.ch boundary of the Lot that is a common boundary with another Lot. The foIlowing is a sumrnary table of the trees removed and replaced from each lot. M�ney Lake Preserve Tree Replacement S►gnficant Tress "ro Yr�s Repta�� Be�. Lot 5 0 p l.�t 6 4 Q L�f? 19 g Ltat$ 26 2� Lnt 9 27 24 As shown on the Natural Resources Map alongside the Tree Inventory,the ma�le- basswood forest contains areas that could qualify as a significant tree stand due to the presence of significant trees, the area the forest covezs, and the forest being rated as "good quality".Although these azeas will be avoided and protectetl to the extent possible, mitigation in the form of the tree replacement plan protocol will be used when ne�essary. e. Please see Paragraphs 4c and 4d which addresses the Tree Protection Plan, f. A wetland delineation was compteted to determine the wetlands present on the site. No driveways, roads or construction activities will impact the delineated wetlands onsite. g. The two former agricultural fields 1i�at were seeded to a native prairie seed mix in 20Q6 will be donated to a Iand trust organization (specific organization to be determined) and managed by that ozganization to enhance and preserve the created native prairie environment. h. The subject pazcel is in poor condition (D) based on the M 34X modifiers. The site has some native tree species but is daminated by invasive herbaceous communities such as reed canary grass. Invasive shrubs such as common buckthorn are present in small numbers in localized areas but aze not dominant. i. Defining maintenance of ecological connections does not apply to this project because we cannot deftne anything that would prompt a chan�ge to maintenance connections. j. The road and drives and houses have been placed in the interior of the pmperty making use of site topography and retaining the perimeter vegetation to protect the neighbors' views, and also the public views white traveling CSAH 6 and Hunter Drive. Current tree lines along the roads will remain in place as construction of roads and houses progresses in order to retain the current positive landscape views. k. There are no existing landmarks on the property. 5. Density Bonuses For Urban Density Development The applicant is nat requesting any density bonuses in association with this project. 6. Performance Bonus Requirements T`he applicant is not planning any development enhancements and is therefore not requesting any performance bonuses in association with this pmject. 7. Preservahon Requirements Please see Paragraph 4d. 8. Buyer Education A handout or brochure will be prepared and provided to the lot buyers informing them of the Conservation Design reyuiremen#s pertaining to the property. Individual buyers may wish to impiement the recommendations pertaining to conservation and natural resource management as presented in the City's Comprehensive Plan and Natwal Resource Inventory in their individual landscaping concepts for the lots. CERTIFICATE OF SURVEY AND PLAT WITH TREE SURVEY By Gmnberg&Associates �ity of t�rt�r�a Subdivision A�piic�tion saeer address� Appl�cstlon�i ��N 275R Keqey Petltrvay Q Orono.MN 35356 Oale Raalvod � Sfalf: � ,, �1;:�;;� MaiR 992-249�460Q �, ' '�, Fa�c 952.246�4616 M�PMeWon Fee: �� a� MAllhg Adr�sss. Esorow�f 8 S P O.Boat B6 .MN 55323�0086 Nolss: PROPERTY INFORAAATION: Site Addre.ss: ixth ve Orono MN 55391 Pr'aperiy Identific8tlon Number{P1N): 2S�1823410Q01 -end-2511fl23440�3 -and-2511823490Q01 (AIlach lega!desatptrron fo eppNccalllon il naf lnduded ar�the surve� . . Aate Property Acquired(momhlyear):ro be purchaeed in acu m pbstracl CI Torrens(!'lease check one) present use of property: �'1 ResidenNal; number at Units � ❑o�he�i��r1�� znnhg o�strict: R�� -g APpLICANT INFQRMATiQN:(Com�Iete te�al names ar�d marita!slet� requtred far each interesied party) Name�s): gp��OPER71E5 LLC 1 GEORGEW STICKNEY Phone(home):OFFfCE:952 4T8.3694 Phane(ceil): 852z5o.to75 Addt888: �1 �T LAiCE 5TRE�T,WAYIATA.MiV 55391 �m�: GSTICKNEY�C86URNET,COM F�: 952.2�f8.0U55 QWNER tNW�Et�VDRY DAYTOiV{Complote!eg$!names and marital stahis reQuirod iar eaoh Interesied PartY) Name(s): Rhone{home): Phene(cetl): Address; � � � 1 �ma�: Fax: $XIS7'IMG LAND USE: 2 •BPS Prvpartie:u�hes a Purr�ase Agreemerri In plece Number pf Tax Paraels: Develo�rnent Sixe: Acxes Dry Lartd �b�Y ilte enRre Dsytan property at 300 CouMy Road 8. AcxeS Wet CBnd Howfvqr,we 11 krt subdhriston on 46.20 acxes forwhidi 45 20 qGres TOTAL.all paK;els �� PROPOS�VWO USE: O Olvisbn lot 7�uc Pu rposes wl�wut any need ior�ddltionei acxeage or der�s�y to �Subdiv�iloh for New 8uildi�g SEle�t 1 coMotm to�u ef u,e t�ty a�Orono ardNmncae and Number ot Bull�ng Stiss: E�dstlng UNts: Naiu Unl1s: � �tandards.BPS Rropertles lLC h�ra pte�to d.valop To1a1 UniLs: � tlsQ balecbe of�e propeAy end no ke�ro�in de�elopinp PrDpOSed GtOSS D@nsity f 1 ljiilSS peC 45.20 �CfBs Y�e bsi6noe of rie p�ppOrty. tulir�mum Lot Stze: 2 ACR S gquare fsei dry buitdabls Iand Pro�sosad UaQ(check)D Re�dan�al ❑Other{specify? Mlnimum Mater�al Etsqulred for CotnplNa prelirninary Mlnimucrt M�l�rial Rsqufred!or a Completr Fia�3 Plat t'!at Applfcattort AppflcaHon 1. Paymern aF fees t. Peyment cf tees 2. Compleied apptic�inn�ms. 2. Signed certificata af Survey or mylar coptes of ioirr�ai 3. PrelFm�ary plet infor�r�atlon on CertlGcate ot Sunrey. p�a�. 4. CaH)tied Property Owaers Iist 3. liUe apiniat. 5. A Nst af arty oiher persons yau wish nopti�ad of ihis 4. Easements,aovenanls,etc. e 1ltaiion 5. pevelopers Agreement G. Letier ot Cr�d�l SvbClvislan Pscicet Leat Updatad: Match 201 S Aepe t t � D � � � • s s • • . � � � g � �Cp vy �� tS�� a '� °m` °m' �<� � ��c3 ��a � 'nD p�� m �t m � �"n �S' � � � �'��r�n��' Q,s $ � � �� 3 � � � �aQg � � y � � � �� .�7 -�� D � �r m � � � � A � ; � �� a �»�' ��'� Q ..� ,�,� �,Do� � b °� Naa.o.�,� aa � � o � $� a �i � ~ � � � �� G � � �a��•c�s � i6 � o o � ~ C"" fA .4,� fI�-, Si �f�} 3 � � � � � � � � � � ¢o �� ^ �o o�i �� a �fl��@ � Q,a �a�� m ts 3� �? � � � er ,... � ro � � S �, � �� ,�� . rn c � � a�� N� �sa ��o � m� � p�� m� � �� . �,.v. - � � � ++ �o► m ��-g" t�. m ��W �-�+� �f � o�i �i' � «. m n �.G�r 10— � � ' �� q .-o � a m � 5�na �� 7� �+ a �1 � � � � � a •• .�, � � � �� +7 � �g �r.CQH � �� -+ �"i �� " �"n ��' �n � �n '�g' ., �z �� .��.��' �' � ,R�.B�'��g �+ �� ' � — � � �' ;� N � -- $,� � o� �'m �� a� � a��i a p�' � � ,s� {�� ''�t+s 4� oos� � �"'0q � a � � a ' �p &' �.�r. � �p .��p1 ie � �i p+ uf=� •• �" ,�' f�� S Rm n� �, �LL �� ? � �' �C � '�T � �� ; � �� ...�" � � � 07 � m �C� M 'K �p � �Q'C' ~T' + ��3 � gm �,qm a c�3 � �-n��.�� '�' �i �p� °` � t f � .�.�Y. J .a. `'�� C � ¢a � �� ^' �' �. N 1� � � �a� m g �+.-. a � � $ e �t � G %� a y' r-� _' y � � .q �'� t � �� AN ;a� �� j �L � � � � N �a � y� m � �e � � .� e i � �' ?� �� g,� � � � � to ��, m � �� a N ��,� fl :aB mg � � � � a� � � � � a�, � � eRRa � $ � � � � a � , � w y � �°1 � $ � � a �' � � � m � � � a 'g, � �� '^�t`^ �' � � ��'g!, �0 � � Q � � s Q v a �`s�� o +v $ ;$ � .rx � w � � o � � ��' � � °�� ` � $ �� Y� � � � � � � , � � , -� � u � °' °` Q � � '� c � � w � � g �•� o w - g � 1 �.� � 0.�� g � � �n � � � � � �� s �- � �� • � � �. �. � �t� �� o ��N ('� � �� .� m � �h ��{�� W � c n'� � x C! �Q�j � O QaYt N ��j � � —�� QI� Ct1 n "'� m Q �� g aye � � � ho► �L". " �' g � � $o ' �t' 4 �� a bi � � �s ai 4 + i� + � � � � �� . N � �. � �� w � � .., - -� � � �� o � � � � � , �� r� �s� � - � � � � � � ��. � � Q o � � s o � c � � � � �� d � �o �t a '� c w .C7 r � p .i C C '� c '� � 'd� � � a �� - � � � � � � � � � � " " � �� , ° �s Q � ^' ! °�� ` � � � � � ,. � � � � � �� n @ � � o ! �,,,, � y� � � N � e� � � F ,� � $ E � � � �� s � .� .� N � � � �' m R � � n �� e� � � � � A � � N � � �� m ` � g � � � q� �� E � �c W � 4 {� � �� . f�.r1� N a u! a � � � a � y � .+o p �- � �� ,� �, � a .� .,,.�,.a f/f v �.� � � �� G g� � U � � y � �`��' ,� fe� 3 .� �� i3 .!�} J � � �` N y � � � W o � m g� � � � . O C S @ � � � �. � Z' � .�' G y � ;::. �. • � � �s � d �y�C � .£ � � � .�e � `'� � a � � � � Q�P m o ,� b� m ��g' �.� '' � � d � a �• '� � � � F-� �-� � c � E } m }� a � F" � � � �� ' � � 3 -� �� m � �� }. t' N t� R �fl � � Q (, � ��I'j � � �� 0 C � tC0 ;o A � H Mooney Lake Preserve 44.06 Total Acres Outlot& Lo#Acreages Acres Outlot B 0.60 A SU'wide outlot offering access to Lots 8&9 going northerly and then a 30'wide portion going westerly to access only Lot 9.The driveway as shown in Exhibit A in the covenants shall be built by the developer. Oudot C 0.98 This area is for the private recreational enjoyment of all 111ot owners on which a tennis court and smali basketball court shall be built by the develo�er. Oudot E p,7� 50'wide outlot and private roadway with cul-de- sac for access to Lots 1&2.Lot 1 shall access off of the cul-de-sac and Lot 2 shall access by way of Outlot G going westerly and north-westerly to the Lot 2 boundary.Roadwaq and cul-de-sac to be built by the developer. Ontlot F Z,gq. A 50'wide outlot for access to Lots 3,4,5,6,7,8,9 and also to Dudot C to be built by the developer. The northerIy portion of this road to the cul-de-sac will have a curb and gutter system installed in order to reduce grading and preserve more trees. Oudot G p,28 A 30'oudot which serves as access to Lot 2 only from Outlot E. Uutlot H p,72 This oudot is a preservation buffer area which will be used for any connection of pathways or trails needed for the area. Total: Outlots 5.17 Acres . Mooney Lake Preserve 44.06 Total Acres L� TQtal Acr�s Drv A�res Lot 1,Block 1 4.00 3.50 Prairie grass preservation shall be enforced surrounding the wedand on the southerly boundary of the property.Access is off of Outlot E from County Road 6. Lot 2,Block 1 3.39 3.00 Prairie preservation area over the southerly 4Q'of this lot.The developer wilI plant txees just north of the preservation zone to preserve the long exisiting view this property has protected for the last 50+ years.Access is off of Outlot E and then Outlot G off of County Road 6. Lot 3�Block 1 7.46 4.23 A water fauntain will be insCalled by the developer in the large pond on the southern portion of this lot.Pine trees are to be installed by the developer to protect the view corridor From County Road 6 over the driveway from Outlot F leading to a future homesite where needed most.This lot inciudes part of two man made ponds and a newly to be createct drainage pond.Access is off of Outlot F from County Road 6. Lot 4,Block 1 3.50 2.90 Pine trees are to be instailed where beneficial on the south-easterly property line to preserve the view corridor. Barn is to be removed.This lot includes part of two man made ponds. Access is aff of Outlot F from County Road 6. Mooney Lake Preserve 44.Ob Total Acres � To��.l Acres re Lot 5,Block 1 3.74 2.75 A pond for drainage is to be installed in the south-westerly potion of this lat,appropriate size is to be determined by the engineer.A swimming pool is to be removed from this lot and also from Lot b.Tlzis lot includes one large portion of a man made heart shaped pond. Driveway access from Outlot F to home shatl incur zero tree loss.Access off af Outlot F fram County Road 6. Lot 6,Block 1 2.$4 2.79 Existing homesite currently sits on Lot 6.If existing home stays a new septic is ta be built by the developer for this home.The swimming pool is to be removed.A driveway plan as shown in Exhibit A of the Covenants shall be acceptable or any additional plan which shal�preserve the same amount of more trees shall be acceptable to the Architectural Review Committee.Access is off of Out�ot F from County Road 6. Lat 7,Block 1 3,3'7 �,3, Driveway as shown in Exhibit A of the covenants shall be the route of any driveway approach Co any future home unless a plan for less tree removal can be accomplished.Access is off of Outlot F fram County Road 6. Lot 1,Block 2 2.75 2.65 Tree preservation boundaries are 90' from southern boundary line,60'from western boundary line,40'from northern boundary line and 30'from eastern boundary line.A group of trees to the NW corner of this lot are also preserved per Exhibit A of the Cavenants. Access is off of Outlot F from County Road b to Outlot B. Mooney Lake Preserve 44.Ub Total Acres LL� Tot�l Acr� • A �.ot z,Biock 2 3.02 �.oz Tree preservation boundaries are 90'from the southern boundary,60'from the western and eastern boundaries,and 4U'from the narthern boundary.A cluster of trees,shown in Exhibit A of the Covenants,is aiso preserved in the SW corner of this lot Access is off of Outlot F from County Road 6 to Outlot B to the lot Lot 1,Block 3 3.01 2.85 Prairie grass preservation area over the first 15p'from the western boundary going east except for septic usage. 30'preservation from the eastern boundary for prairie also.Buf�er trees are also to be planted by developer. Lot is access from Hunter Drive. Lot 2,Block 3 2.95 2.61 Prarie grass preservation over the first 150'from the western boundary going east except for septic purposes.Also a 40'southern boundary and a 30' easterly boundary shall be in place to further preserve the prarie.The developer is to plant trees to protect and preserve the valuahle view corridor that's been enfoyed for 50+years.Access is from Hunter Drive. Total: Lots 40.03 Acres 33.b5 Acres Average Lot Size: 3.64 Acres Average Dry Buildable Aereage: 3.06 Acres Average Density: 4.11 Acres Overall Total: 45.20 Acres (5.17 Oudots&40.03 Lots) 'All lake lots wi11 enjoy well over 200'of lake frontage. ;All lots far exceed 200'in width. �`The location of each lot paired with the strict covenants, restrictions.planned tree replacement and landscaping plan will collectively assist in preserving the wonderfal view corridor en)oyed by everyone who has driven by 300 County Road 6 in Omno for over 50 years. EXHIBIT"C" PRESERVATION EASEMENT AREAS The following described real property situated in Hennepin County, Minnesota.: A. Tree Pre.servatian Areas That part of Lot 1,Block 1, Mooney Lake Preserve, according to the recorded plat thereof, lying east of a line parallel to and fifteen{15) feet westerly of the east line of said Lot l, and lying west of a line parallel to and fifteen(15)feet southeasterly of the northwesterly line of said Lot 1;and 'That part of Lot 2, Block 1,Mooney Lake Preserve, according to the recorded plat thereof, iying southeasterly of a line pazallel to and fifteen (15) feet northwesterly of the southeasterly line of said Lot 2,and lying west of a line parallel to and fifteen(1 S) feet southeasterly of the northwesterly line af said Lot 2; and That part of Lot 3, Block 1, Mooney Lake Preserve, according to the recorded plat thereof, lying southeasterly of a line parallel to and fifteen (15) feet norlfiwesterly of the southeasterly line of said Lot 3,and lying northwesterly of a line parallel to and fifteen(15} feet southeasterly of the northwesterly line of said Lot 3;and That part of Lot 5, Block 1,Maaney Lake Preserve, according to the recorded plat thereof, lying westerly of a line described as follows: Commet�cing at the most southerly corner of said Lot 5,Block l; [NEED DESCRIPTION OF LINE]; and The northerly fifteen (15)feet and the easterly one hundred fifty(150)of Lat b, Block 1, Mooney Lake Preserve, according to the recorded plat thereof to be a strictly enforced tree preservation zone except for septic and driveway purposes, and only if needed; ar�d Lot 5 and Lot 6 driveway access shall be completed per the routes shown in attached Exhibit A for the first 200+feet exiting Outlot E boundary(roadway) and proceeding toward the location of the home. Only if another route can be shown to equal or exceed the tree conservation effort shown in E�ibit A shall the route be changed hy the architectural review committee;and That part of Lot 7,Block 1,Mooney Lake Preserve, according to the recorded plat thereof, lying wesrt of a line drawn perpendicular to the north line of said Lot 7 from a point on the north line of said Lot 7 distant one hundred fifty(15U) feet east af the northwest corner of said Lot 7;and the north fifteen(15)feet the south fifteen(15) feet of that part of said Lot 7lying east of said perpendicular Iine; and the easterly 28 one hundred fifly(1S0)to be a strictly enforced tree preservation zone except for septic and driveway purposes, and only if needed. The driveway for Lot 7 shall be rauted in the same manor as showing in the attached Exhibit A for the first 404'.After development proceads to clear the outlot boundary of the cul-de-sac towazd the location of the home only, if another route can be created to equal or exceed the tree conservation effort obtained by the attached Exhibit A, then and only then can the 400' route be modified by the architectural review committees' approval.Additional gazage or outbuilding can only be crea#ed off of this driveway if it can be built without any one significant tree being removed; and The westerly sixty(60) feet,the easterly thirty(30) feet, and the southerly ninety(90) feet,and the northerly foriy(40) feet, of Lot 1,Block 2, Mooney Lake Preserve, according to the recorded plat thereof;and The westerly and easteriy sixty(60)feet,and the southerly ninety (90),the northerly forty (40)feet,of Lot 2, Block 2,Mooney Lake Preserve,according to the recorded plat thereof;and For Outlot B for Lot l, Block 2 and Lot 2,Block 2,the developer shall be responsible for building the driveway for�utlot B as shown in attached E�chibit A, in order to conserve the maximum amount of trees from the end of the cul-de-sac to the access point of Lot 2,Block 2. Driveway access for Lot 1,Block 2 and Lot 2, Block 2 off of Outlot B as shown to potential future home site are acceptable as shown in Exhibit A; and The northerly forty (40) feet of Lot 1,Block 2 and Lot 2, Block 2 to be a strictly enforced tree preservation zone except for septic purposes,and only if needed. Lots b and 7,Block 1,and Lots 1 and 2,Block 2, shall have acceptable building only zones where constructing the futvre home will be acceptable as shown in attached EaLhibit A. Large areas of signif cant tree clusters within Lots 6 and 7,Block 1,and Lots 1 and 2, Block 2, shall be protected as shown on attached Eachibit A. B. Prairie Preservation Areas That part of Lat 1, Block 1, Mooney Lake Preserve,according to the recorded plat thereof, lying westerly of the east thirty(30)feet thereof and south of the easterly extension of the south Iine of Lot 2, Block 1, Mooney Lake Preserve; and The southerly thirty(30) feet of Lot 2, Block 1,Mooney Lake Preserve,according to the recorded plat thereof; and The northerly fifteen{15)feet and the southeriy forty five(45} feet of Lot 2,Block 3, Mooney Lake Preserve, according to the recorded plat thereof. Za Those parts of Lots 1 and 2, Block 3,Mooney Lake Preserve, according to the recorded plat thereof, lying westerly of a line parallel to and one hundred fifty(150) feet easterly of the west line of said Lots l and 2, Block 3,and lying southeasterly of a line parailel ta and thirty(30) feet northwesterly of the most easterly line of said Lots 1 and 2, Block 3.40' of the southerly line of Lot 2,Block 3, i s also to be prairie preserve. 278Q522v2 34 MOONEY LAKE PRESERVE b PRELIMINARY PLA7 FOR g�� BPS PROPERTIES, L L C W n�eTi iN GOVERNRAENT LOTS 3 AND 4, �� AND THE NE 1t4 OF THE SW 114 OF SECTION 25-118-23 �i a�Z� HENNEPIN COUNTY, MINNESOTA �i I, ��s r ,..,�. I ..�. �� w:r 1 N�l']!6�!�ro �k i��n r m � � � i ■snef6 Wt.� i� �� i i�f ; ' .�... c x+r r�i.�.sbJ"� � � � . . � w Ll9PLilEBfAM110N�/�MI�E�SUINEYEO '"R�ra. U. �—Tia i � �'1�0i.�Q'n� ^ A ' r Pnr�t prt er�.w.r.wK Owa rv�swr.w ou.rr w a Gawiun«� ��`��VJ -�� . . =sa�.��.�i a\ g�� W.�.�e�,t.anna.re...�yiie.Ra�p»�ynomr.r.e..ni.o aa�«rammna., N4IWYMOMf�feiONaYe'P�tlNMSKY�YO.OWVMMd019M i�:trY(•C'K SI�MCp1YLOM�O . ! � ' . +' S �brwrv��eonwe:aroMr.nr.hOeYqen�rypo4v�u1D __ . � �xe7w�smr' �� b.nw•f�ancaru»robenMq�tlieiorneti�Mmno.xaqj.. i � . . � am- o�v .��a0�'_ C7 wn M+d wr t�ev+z i.r.m ra spro ew�e.taa rN}. ��. . -.. I e.rir.erims4.emwzawdnk�w�+u�nean..r�.o.e . �� 8. �.or..tu.�e.r�somuwwe.eno.tepw.ame+am..� t �� ss.: .b.u+v�xRrwr.rwtprrtma.ca�oasn.u.�.�marme � v• mMra ' -. � ._.s�� . ��am6na � �weu.e.�rmw+w.��rrnaauw.aa�w�al�.a!]e.sa« • . ■n u�iosadrqrirrttre�o��ann��or.Nrwv�tar.wexem�� +=.;n. ( O ' O� Lo.irrudrnwyaatw�a0nsbatlsMnrfabnnfln,r�..�wr f . � ■jjQ Y i .raeww�u nr�xr.erexae�.ia.u,.mo�+�.�waiw. � , (� p .,� � T LAKL� ��° anwwewx�w�ed.rVe..`.www+wader�nrem��arwaist / 'i � v �� e�' I I i , ; . ` , :: `� -_° _ � ��'6 �,��,� L:..,�_ .� 4 ,� � �:�'�^t� �--- I ,, -- r;�.� � ; � � � — , ^ ; � 3* ,M,,_,�- ��'1�sT4 750.�] ' �ti`+ �'...'w�' ..�� . - w t ° "a�'fOfoa""b - � v-. „ � - . � 'o-i� Pe",h'Lr�`w-.� - ��pv2 T- �. �`� � —.,r— ' ,.� 'p— � o�.�Cvlrc7m�.«Po' .�o.ewYa�..�YeraMe ' w•-,�.,.�s. � a"c�a � � �IM.i00Q1��relatFtltl1106�tMOrrN�wA�T11�Ca�rN • �-.\ ��:+ ;� y� . �� _y�.'{ .�/G � NOT[N+veewr.t e .�iiw.»MR+onM..phb�¢e�wrG M � � . ♦ `,. y� rroi"i tain�aia�w�ae.rrr.o.w r.�.�r....r iw.r..�awwns.wtirrr .. '� ' � E � i�� I� pA.enMm.r.ro.cn aa M.s«mHwironw .. � \ ' .. t� :� �' � ::�% ou�ar '� �� n"� �..Mo..e.,� yE� ' . _ . �r ., ��'"iuAa�niwa �9 � �_ . , . 1yri1.Mb • 1 � ,b�a • aaii � �� _.o..,....� , f s: stcaa»a.p . + � �� +. wG !i� ■ � �� til�n�aN.A �... �Y" i # tq�`y'0�' � � � , E � I., ��Ma _.__ _ �� ` ��,,..» � 0 200 406 900 � �� ALE IN FEEf � � s j"�: a t-�A� �sasz MOONEY LAKE PRESERVE z�� PRELIMINARY PLAT FOR . BPS PROPERTiES, L L C �is�� IN GOVERNAAENT'LOT8 3 AND 4, g -�;� AN1�THE NE 114 OF'fHE SW 114 Of SECTION ZS-118-23 ��` HENNEPIN C�UNTY, MINNESOTA '�� '� � ..,,.. •a��g� I ■erar�wero :'.�m..;+.o �r � 4 Ns']rEY!MYt7J �...,:� �.. � � s°"i�..i� �L'�'w., r; ..�. _. l � y^�:if��.as'.tn� �3✓'i+t. i� � .. ��ll �aw oescaanou oo�aes aue�reo — �«.:.�. .o �; - ��— �� ip�' r.iw�� ,� iM��dur�OurrYl�BSMrWO�vMadt�.nnmK /�. c: �Oj .;. �� r.•�.�.' �.��7e• '��. ` �qplq� � f Z p laM �tl�l��eH•ww�1/Olu. 73M4'rne1.�MMfbM �� +� . . � }R i , ,� d � �'�y xa �s e.w./w d w rr�...t n..rP'�iaen xe��nan aero nr b y ..n w err.n�Mo o hK�ro r.s�y err�fiq b n�yn naqw�v �omnr �f I t7 miwa.eMnnaflfblewfwr a�lenYOn�rMd�0a7MVr � .l = �'��c� '� -. , ��'l.'� ' o�c��s ae��e�i�a�sisnw+l• i:.� '''�, i�` � . ! a.uic•ara:rew�a�r..�e.M��r.raa...ra�ow � �j4� � " e' ''�'�"'l ' � '. �noarr.�ea.�.�sqbr�.re.mo.�+wssmnw.a.�.�� j ,�* ]"r r { n � �ar��a.vnm�r.m,�a aan�.wos+..o.er.e.Mnas °�' qd s �c Mo0 1 , ..�..�,,�..��....�d�a.� . ��- � - r NE ; �oe...a�aen.rn�a..�a.P..s.r...o.,,.a...a.H.�,�. : .... .. . . . ; m.r,r..rry�nwrp�ue�..ubr�r..aiane..waa � � i .riedrwa.nw�wa..ta��i�.ewrarrr.r��se�w { e�nsf4l+�Ad31WlsMM�bG�MSsMSOr7pEf4. ,I � ,.'� ' � LAK� �a� � : j � , f �. � � I� �� 4' �`��'�o�o��.e�, � ■ i r ' � • �� . � .M._ ri �n�p�b �� * -�' w..�a.�r.w� j � •� i , .. a 1K>a�� . .� I � „� i&'" -_: . 1 ��'��y � j __ ..�_ _ . �,,. ° .+� ` +�`' '",� , �� I ��OrrwMnrlsrw ' ` � �e 1� ,"' e�.,�'....,- ' Iiw�.��iW� r�K ''� MOT!l�b�Iw�w�r�YYenl�w�N110r8r�iyLe��'7MsCawMnwrr � � 'i � �`... - �,' - �• � �`� ; - � r�: '"��:�.y.�.�ny.�.y,waanr. ! i €�� NOTENsY�ww��wMIWIb�w�Mn�Y.M�rqiM.�IC 4wM�MrMFF�vFFll/d �y r . 4 . b fW N4nwM W G.P/No.�IM II�iYfplw. 1" �� . � . � e1 � inNAr14N � • � � �7F11N7�! ]]] i �F�'�INi. [: �'�� 3a3� +,�.�� .......,,..... y i{�� ' aEc.x,�a . . - � . iffi � (I I, w...rr.w�rw �� I ' � ~~ � � � ��'� � ~�''� � `�_�!_Y._.��_�� MwrMull��a�w.s�� wwMu�.Y�YIM y �t yIYCWCf '-, �� fiiC761t621 0 TW 4� !tl0 K �� SCALE IN FEET g Ya4 a-3�!�Q4 � 133� W H�1rJS ODZ 0 1 0 'i { y�� ,i�-% L-- `^ r- ' , / 1 + i t � j • � � i i � r k!i rlvsTYe M1VSlYB �I � ry - _ �� ( � � � � / / I � 1 \ \ � / f i � li30T3X0e XOB OLLNOOAk1083 3V'�Lfi-"� �� 1�=� `�`�- i l } / � rO,/� � / � � / �� AHONOIH N91H I, ` �101�'+9/�:t ri' /i� � �i ��,,, '�'!�i /� �J i (� �`�Y� � % �/ % � � MR3 Yr'F3 ��•\-..�' i �� i ,� i . _ '� `�.r;`� !�� i .' '_� \ �` �� /� � j � � �� NV03LHM NVOM i � �; •.~ � i NYO NOY19 �IYO lB �� i i j�� _ =�- `� � ��l_ `�/ ��i /'_,�_.�� ♦ � �'•�,�l/ / � � / / N3UNIl ONII �' �1 // /�%�� -"� - ' ��6',.i-"'�"^�P � \� � � i � „�%i�/� --`� ��` � �'% j �/ � � � � / aoonwoai an-i ti 1 /, , , _ �.a...�. � �� . `._ � / � / �E� 31dYW O(1S � � %i i�i%�i� .J�_��"�''-' ��' �..��1�_��.�1` \\`�. �.� ,y % � % � I i""„l �s] Ll013H1SV3dB1V / /�/ /�� '�J^ a6 ,��\�� ` ��'S.._.r� /�� \ `�:� 1 / / / � / ; ♦ � F1313NIYK]31tl�11 Sti3BYWYJ i I i/ � ,lJ. �^�~~ �i i ///� . '� � \`� � _ ��/��`�\+�\ `� ��'�--� i t� •t, _�.y�-� /�i i� � •� ��`-_._ � � i 3dA1931iL311IDI0Nl3ti3113"I / //��.. � ,�,/!.�4`` �-_ ��/ �`�\``\�. �` r'/ � / i � t�� A3N 33t! ��/ � � /�,Z --- - "� -�--- � � - �� ^ '_�- 1 ! � i r Q Y. � � � � '- __ � U�' - \�>>�� / i � �� I'///l%/ �y � l%� '�_ r �'�}-p��'`"` � �-��.+�;,��•�� ...� i i� �� 3� �//i� �i i /" ii � 1` � i � �.' 1� � ,�, �`�,\` / /�/ � �F� ��/� � :✓��- ��` ^•"� �,��,,p•�L•�"9��i, 1 ` �� \'Y' ` �.J �� r-�\ 1[� � � I��j�'i//�i ' / / i 1Jj��l J•--•' �\ ��`?��`{" �--��`r"j�, .{�.`��" v'�`\\\` `�ilr/�.,A.r ,\� O� ��/��%.Y ( �fT'��_-�r� �? �.�.F. `�.�a��..J.� _"r � \�\� �. �\\ �� ! i i�/ii/�� ii �� ./�,l.��i�. �.J{If"� / 'T�, ' \ �971 �q�� '"�y.�~��"� C�\ , y t Z �%%%�i' �� '"�9 �—''� � �-.y,.�� ,,��z . -�,fi, -.� °'��s ' , i i iJ��i� Ir i�``� 7 .y�. \ �,�`. � i "`R �,.�� 'i" �4.\`�.,,, �� i J �j i � / C V . � .1, � .�`.` ��" �� . i � ) a ��:�� , j�i -• � ii�� `� -l_/ �i i i/ ��,�, J6. �aL /.!f I _' � .R � f ��/ � � � �� r ��/ � � �.�./ ..�` ��\,�, ! i � i // // // I r, / /� ''(° '�Y �{, y,,,�.\ � / /��%/� r �'�' � � /� / , •./+ 'f�.L i � �\ l '4 T �►��F ''i- \"p6� .r '��/� / . r /,r�,� i i '�. 1 r��-- 1 � ��1- I LL i 7/�, �� .�.�� \ /��1 • y I . �-I{ "� µ ,/ � � / j // / � + `i �/ f i � r � , 'A�. � ` �� . .� �.. �� .e �.r � f �� , ,� i I \�j�r,r � � �,t„� •�� / � /� l i��j(�� t��i� �� it r • „L`��'� ��ti-� / � 1 ��iy ��—�'i' '.�.�ri.� �" `!' ti i � i '•/ r "� I J �L / �r �. � �� r r � � �j+I r� l�ljl�� •(l�i � -�� ;+A- � "�' —!' �s� �� Mr��a �r r� ��'�11.�6��//`�� flfi `� �, ''L� � �.i�� .��° • � �'y'� ��` � ��-��\ � 1y.i' r�� ,� t� 1 I /r4 i - j ,s�� .a. ._-`� 6-�'M1'' r � � ,;;i�1�=�.��i j j' i �� '� .,a: f'�� '�"` �\ .,,�,��... 'f' .�. .e. _ r• �� ` ��,.s`�',�,�� i rrJ i; � t��.� t � _ �,� /, „a� � i�:, �,� - � �' ,� I i"'�'t"! / iii `�� t �� _ � •��a; , '�-�e•"� -�. I -• .a; � J,�� rt-- a,� '�' � i 1`� \ � .L � �� ^°4.d.� �. � � � 1 I f��1 \ � �\ � �, ��r ` � ' Y�� J � ` � 1 �I ��' � � �1%pj��' ' �r. i�(�is�/i i� p^r � __ � � � �� '"` f j��.�p�,I � si^ yy�4� _ ��/�� _ f � 9�`�`�Ib sW uv � � . -r� , ,,.,s ��'�' �;F Q / � �i/i i ��--j'�Ar++L�r'_;: _' -- �-� �-- --..cr��r-- � - ' - - --' Q4Z ll�/ �/ ��/��i i i i � / J / "'Y' 1 t� i�� i�/�� i i/ �� i m-� � l �'��. � �`_vi i /r�i� / r� ozoo� /� i � i�Ky/ i,.� ' � � / � � 11� � � � 1i r� i � / J � � �f / I / � l � /�/�- ,. � �-� ��$ l r i�rl�ll!�l/ / i r/J1 i � r � /� ---- �� . � �; i 1 :� i� �� .S ( ! !i'% � i i/%/�T'7 ,� � �I �� g . �� m �=e� �Z ��n .�-�� / � / / / i -�' a.72+� .,. � � I � t• � ',��.,�, � 1 / / / d°� � ,s +o�� \\, .- '%� �8_ � ^'�-�� _�� ,�..—��4.�6 �.�/�tI —-- ,��-,`_'�.�" i�� °�Cc_._�__._ ��— �s-�- �-- t� f"_s � � � s�.�� ' �� / su��/� � 1ey�� f/G,(/p,,/' /� ��io ! __�+ � /�" l �� t.duc•u� w9I.�PK- � l ! �i� � / � tE SU l4 - •`� , ¢LLG-16J .5 /.,' �. �K-77 � g st�V '/ /�� (/ �+L .,...�N� K K"��I� /� � . . /6 �� 1� t� /�� 17�� 1-�, ,�B�K'�� \ \ / 5e B 'M ' � � / ` ,��10 � � �t� Y Z7' O• �1�'1 Uf� ��` � + � � 12 A ' y � 16 . StlLi 1� `��.� gu[�12 �10 a!// �uY�VyQs�'� M�'�`' � ��_/� 1C � , �., `�� _ .,'�, 10 gU(�t2 P f � � 1,8 I'� / / / T-f/ � 7Bl.OM�36 �t� \ � ' q_�12 t / ,/ � � f�3(J p j . ..�ID•12.� � Z�r�- � / / �6 12 �. ( _ \` suy. �d ( t o et ,za � suc�f � • � � y1� �• ��.�t8`/� a� l � ot. g� / � BL.�� ` U t � � � .��LI e � 1/'�� /�// ��MK.iI �"�� ` ' �M � iB \ �� SVCa12 � / � % �,�.� -mJdt7 �� . � e,.. n ,. �a � 1 } �s � .�e '/ �'� u �tI�U6T8 O, '�\ 'u suc2 D �•� d�."bruc�ae�. e �� a � t2� � � .14 ti, su�,e au ,5�, K'K 's r�� e g ec.. � �o i ��nb�2�� /wo�uc-z1/ �-� — �3 .�a �` � / � � o�o s iei� s za �2o su�ie 1 iz �� r�� \ � / � 1a \` ��r° �el�rts�c+-2o L .26 te =1 n ��p / suC�a�t � / � 8s83-e6��' � � � � L, le 1� \ �1� _ .�-. { �16P! � � . �'%.g�i�r'�'suil�ie \� �a U �a ' ,J�j%/ � �� I / $16'---- 1 �q f� �W. �' � 1 � � � sucs.�e � s � Y� _/ - ��,,,_ ~--su�e �s a �/�' �,,�A„f�� a� � `'� ' svoa2 e '�°� '1e M ' � !� i- � � . t � ' �3,2�+- �..� Q % �\� ++�s��dr� � suo-tie 6 / � � s`�zD �� /j� ,, suaaa_suc�.i� 1e ! �/ .�i�� /� / l � �1I �� \ tie` i� � '\ � .� 6161e, ' ttl1�c��i ' �� // / '�- �// K/' ''��`l^��nuad�ta J�� // �7 �/ �-�! � , , "�. � 4 , _ � �*,. �� p , � � .,i � r i i F , : �I . � � , , ;� � , � ' \�;��.� \ ` � ��` , �"�, eu1��e ,� �� s �a� ��b� ��/�� r�' � f! r>>n � `,� � �/� � \ A j ��j� Se / . .�o � � ��1° � � � �/��/ ��f � � � / � w.c�c.� . �s.8-zz / + �e � / 1 `�j �`' ~--��ts+•n 3 TOT r w. � "1� � �: —� �` �.�, I I � � / /�� i / � a,wxe 2.53+-AC RY C � ��. '�vgye�..� '�ctiu, // w.o�c}e� / su��s'� ...�, �y� � �/��/i� / � f ! � A�% i�. / f �•+e / s��e � � / // � / Se // �16 s�� e '1 te tD��\��o ��, lci� � .�� •�� 2z i.w�� / // • �/"^-1 � h Ft � ��°.°x ,�/ •� `� �t° � �� a \�� / �/ � O � �o stx�ts / S�s�p-�e/� 'y..,.• \ s�x � __ � s�� y � '�K.zuw't`� s�� u � �j� � � � m....-1 �� .� � `��! T\ �� ,� �°-� �e°�T� �. �// w �j / �suc.ws� �.. _- - ,--��. �� / � � / � � `�,,�, g�io3p,r,i—�` �� j ��+� —_._.. � �/�/ /�a � � / / � �� °' —��`�6'� s e�. / / �� / � �/ //'--� _- _�_ f�`��6 ~� `'�--�_ � � �� `� �,� l_�/ /� ��^� ` ��. �� `— �� `�� "�. W. 4 ` J��/ - / �/ / �f �/�/� � �� .._ ��.e ;.�` �,�v .-z� ` � � � ��//�, _�—'�� ` ��_ '�o- `7�� `�� J��_.� _ � :° .� � / /�/ ///� �'�T'��~` � ��'�� / \� `; �e �^�---�--.w ��1 � �/ / //�////i �, � �� s � � // /// ,� /.- / / _.�\\ �� 1ose.,. �� zo , �uC.� �_ �..,, 'r�°'z° ._i, � / 1 j � � -� -w�r—— �a' 3.06+-ACRES TOTAL / / / / �/ � --—� r� \ '� � uFro�so�� ro• ! '\� \1 ` �02+-��.�� I�ti � �� 3.01+_AC DRY C�N}'�. //��/��/ / `_.�� //,�`.`L-�---��'\\\� \ �o�c, ,_i� + ~ eu�m un-,�R s�m � '�i,: _".�.----`�ji i��/ /�/( �i �� ` ,,$°1`+ -- � i i/ �/ I / / / ,,.,_—_____._ �� \1''` ---��'� Y� �°°a-' //i� � /i//� . �`� � /, / i j,.. � � �.�.__._�.... �� _ • � t9uo• _ w�nK-��i / �' , / f • � / / -..�✓ � i / �----`----t—�et+2'� � � M � % // . > ! _ �� / �/ _._.J. \ ' � ' � rv+�vt�x�-� +o � . / `/! / �/ � � � � � .�.i /��/ /� ��_. �� ' \�\` `�.,� SY4.�'`�. .�--`.. �..�e �,�/� ^_�.�� ' / ��/! //�//�� /� / �^ I��///�� i`��—•�� .,�\ . �� '�`J W �.3l1�6 • � /.f f r�� / �/ / �/ (l —� '��''�/ / ,,-� l�i� � �. � �`�� . �\ �'�"`�'i_g�16 �_ �iN ' irr� �� "'��/ �� /�/// / ` ` �� / i ��._ � ?� � ��..... o��on� or�s ��." �� i�-o►-zt�2vA4:.�..._' ' % i� ` � / / �"�i�yyflS ` �_� ��1----�-�'��r;e �R�V! ._�� \��`� \\� ��.. ,_..., �� -� � � ^,..�y / y/. � �\ \ \ � 1� / / / ��/ � ., / 11�8~� �- / `— " _ "p�� / 'f`��/ � �\` �\ `\ �'� -�/ � � � �✓�' �AK � ~� '� //� /(f� n _ �� ` � �� --'�`�J � � / _ �a� �` � \� -` �_.L.�--�p �911 � � / ��` �� ` �� J /' � / � �1 �� ¢t��!` � • /� ��\ ��\�� '�` \�—�� / �� /��/ `�_" � ''`°"'�yazv�n �.�` �� r�� —^_�``��.` _`� h��`\� � ��. � K-fl0�'. /QL \ � 1 y� � �9�'�B / ^`�4 � � \� � ` _'��\ � ` I � �/��'� .i�� ``�— �•• �' `'f �' `�� / � r--""_� = '—�— -- °�,�, _ s��vw� __i�_l__� _.� �_�e�?'�� \, ' � � � � ��f � � � \ � � � I � ' �� tiar� 1+�� or�s��r►��`_ -��,. �� \ \ � �\ �� J� / � \ �p � ` � �~'- •�` ._ ,�, .(�,�a ��- ~-� � \� \ � J I � �� Y1�7S �\ ._{,.. ...�.�"""� / r '� �� \ � \ �� + � � ,� " � � .. . / / \\` \ \ \ \ \ \ \ �..� \ / � M~ �� •Z��S�^�� '�! / �_��`\ ��` O \�� / � \ �� ` � �M ' E ' � ��'` �..� M �,� �Y�,_ � ~�� \�/ � � `� � �9i� , \ \ �� ,., �4� �'i :. � � �'�*�i � � � \ i1''IYJ / �Q ....-.�'m : � � � ! a- -�i°bt >►�l1° \ � � � � � r � � r` `'-\` `;;�'\`'w• �',�;r �� /: � / ��s� ea �� `��F,`a ro�' o'�an+ j ` I � at+�s .` �� a-�c � u-�s .�e a��ea�s ��y � I � ' ��'te[+`-�y�py-ens� � � V i± � � K�� i � ``� -- ° O� A �d £9'Z�.,,� `�"" „ 1 � �, � - � � P°�. � � .� � e �� o S�� L�z � � ..� M � ' ' ♦L 2'%VO.�N M •11VOMl \ \ � � � `�� , � �Vl� i !"_ �7V1�f �� .Tj . ' I� ~/I �... ,; . ! � � � �� , .�l �� , \ , �\ � t �,+ .� '�`�� , ,,.�'.�. „�;��. � �`� ��d =�„�: � � ; , / °1 _ � - .1 � �`, � 6t-� �u�rr `.i ..�'r��,�i n [/ `�-o�*� �� l ` � ?t• r`-�""-�-�. n � \ ��' I �\�-x�p � �u"�/ 9i� �"� '�'+� n .� >t» �n s ac• a � � -� �iro I �°`�•'� � � � � ��, ,�:' � �t� ,�� 1 - � ,.��. �,� 1 r � � w�' Qtbne -� � , �n :.ti. � �P� +\ � /' � ►z'n'b�� / � ' � Z`� � ,��"�} 1 I o�� i ' a�- x��orx q �.o�� -dhs ��+4C�fe� ��q..• � z •orx �l 6 y i-�� 9t�8�19� � < } 4 \ � � 1 :: �_�;-- ' 19L917e \ri�� fN� y.�y � f ra + f '�� \ � K'91G�� Ll .r�\ "`_. � \ ` o-1 ��I � �� p� � tL � #v J l B�' I ��OLsJ I� � u ` � ot-O�s ot � tro s a�• � �u4 w -- wtil � �� 1 g�o�• � �t�/, ► � Ot 8 ` ra• �a n � rz.�ia a � � � � ytx�e�1 �v r � °`� . �� •I` iu a / p1' 1 0� � � .� � e r� � s- � I 44•p�� ons �- s. s�or� �--•. \ o- i o� r�n� �s-s-0�'% �- �\ i o-a� n 1°� � �o- rc '� ot-�nro� r �- � � � I �� e , � 1a�•anI tt� = orre��'z` / -e�s � ! g � � �a � / '�i ` rl oz� ( I z� � ►�zibr�i'i� r .p�-�_/ V , 11 � !� .. �i`��')IW'W / / , � � �1•�� !1� µ 01'Ofl��-DP� ��"� y ��l� � t�e . � � n o� i �� °t��'- -� / n�ns� 1 1� z��n's�, ar � � �. r a�+V ans �s 1 l j ° o�-xvQ•��rz- o��ire � n-�is Qt —� _ _ - ZL / S ►�^r- � .��.� o� � , � � f��° t►►�8 .� % rc �e / "� � Q1 _ -°� r zz-� � $� !s• +° � c�° Of � � ✓ i + 1� ' � ' s L •�' 9 S �K "M( � y.p.fl Ot �t�!M QL� !„�Q �-�__ a� s 1,R �' �_ xlSne ��t• f _�� y��a„�.�r-�— ' �'P�j ,.� �,�•� -,�- ►[Mv0 "%'_ / � 1 �� x , �/� �� e �a-� J - �,� � r ' � / / � � ' - � � � �c�+w � �/ j / / ��' i •,r�af•� 7 gl , h��.OgL ^ �/ ! k J � 'ZL/�� ' "��°�, /a ��'� ! /' � / ...�`.. ``��... � � /zb�Ef�C , � h�r�#T: � ,' � � � � / ,- . � a {d� ,h�4 l / / :/, , ,/..�._.....� �� fi e /'tar t,� �' ,�► ��^ "'� � �'@Se+� ot�p��lrv� � � f ��; h1,�t f d��w 0 ,� �� '__ �' xa.��""t4 ��, r�n T��C tn.x ��d�� -�- e.. ro.a �a°° �r W � —��r-� a`"s'-�;a...:•'�'-e. !,. �._ �+�.'.'� � y �u .�,." .y �".� d. y—R'. ".�.� � �`-'V'� �g,.-�_ �. ..�, O �� .6. .d.6. Y �—_ NMO �� $�, r�.n�F'it��`��__ . (�y�r d • �^�s� ,:'� �..ii.s.. � ��.�^ � ,' � �2.�Sf^"�� ' � .f � � ��3 �''...,,: .tiS-•-�, ,a„ ,,. �y,.,`„ ' �s .y� ..�.� - ��' 4�''' �• y'r � „�,�, �w„*„Y.,"''+s:..'Y" s3s��aro�ad�r�a � ' ,� s� ' ,/ , r-'�r,a„ `Y'�r .e.' ��i�„�r 4 v'�s .d.M ti •-��ar ';",a,;, ■L- ' �' � . �r .a, 'f ' . ..�w"�� •w- •�r;�,,, .�''�",i„[.... ��' _ ,.1�.•�• -r• . r--'�,y,.s-� '�� ,'+r' y. '� � 'r '�' y•r� .a�. `�,.� . e 'yt' ..l�'"r�'P" --V'\�'�,,,� ""�'i� I V`� � • � i � :.i•t�'%'• � r ' "�_..-s � ` ,y, ,,,� ,,,,�y« „a, ;,�y,..a''.�� ,�, � , � 3� • :,�, -r• � �"�```',�r � ..,,. � � .. . ,s,,��''� �s- �Y' :t:. �,t, `,�..+. �. d." v '.t r:� �--:•+-. � �` 't� , r��+t- y � �e s° ' •r,,,, � ��,. "�" .Yw y��+ �y.• � �.. "i � ''.� �: -lEx 't�" '}^'J�+1G � .�. Y'f '1'�.. r • r V '�,� '�.,�f 'l'��„ ��. `f''� � \��. "T` � � N��.: ^� .�.. " ' _ v 7 " fr„ n•� 6` � � � � � "Y { *` .! t y, ,��w .s. " .�y ";J„}„ 'la'" q,"7°.d�i. �v7��,.• �� t � S �r y^ .7. .{. `t' -Yi...r �:...�� N~ 'Y' � . Y"��a yi 7 ,�.�. �s �, •eG ,.r� y'.'.s. .,� `„��',�4„�', "'�'`L. � ._�a.z1'�.� ��,� Y�. ' . "" ;�� '�. ,� 1 / �• y. Y-„r, �r• �s. � .�, � , Y.� d •, ,�.�'„t, ,r �, :�, ��y. �� .s. � r. . ��"" 3.02+� 9TOTAL � • �� 2.74+.AC S AL �� "� '��` '" �'e' y 4 ►''�,�J DRYoOrRxi y. � !.'� " ,'T.e1�9RC�r��'t��,�.� ..�. •t• b, .�.1� ,��-�s�r• J1� �• Y Jw. .67i. •y. ; �..�y. +��_ ,�,,, „�� ' •... . .r.. / � �.,l. � .�t.�� - / F � 'i" � •�• y �+ � .�. � „�,,y,� ,Y.�d.. � � �Vi...� y� ,� � '�' d.�. aR. �° '7f• -� �j � s. ,y ��w�`� � ��.y, —i � ,m, ��, y yrr ..� / 6.7�QC� s�� 1, n, .� � .� •%.« �`.,'s� \ 2N+-i�C.RESTQ7AL � i �� .,� � ' ��sj, �" w ...r s rs,.nc oRr cama rnc�xEr �i ' '��r,r _� Y" r ' ��Er-r�s c�re r�Trre �1+'�� }p � � �"" Y"'�.,, � r" '�"`ti NIAMIiE INOICATEDIAMETEA { �i ��:« �.. 1, .1:.a.. � �� / BUD MAPrLE �� al"' � ' � •t•�' �,'��,� t I�uv laowvu000 �lt € ,�_,/�\ o. � �'P"•L, ••�• o � \ LIN LINOEN ('� • / �� LN W� �=��O� -� �♦ V .' ` ` E�K �ITEQ+RK � � SL. � �. y .�. ��' � R.... i j;78+� TOTAL ,4 NItK HICKORy �w � 3�1�- EB diY CONTIG � BOX BOX EIDER "�.g� . y ' BALBJIM BALSAM FIFt ! � 0 6p 100 Zpp l�:L�.V GT'� L-1�..; s SC/LLE IN fEET � 3 Mooney Lake Preserve Significant Tree Loss (6"or more in perimeter) Type of Tree S'��ze Quantftv R�,az� �)�t,��t 1 (t�ut�E'�. �',iiti , � . . � � Sugar Maple 22" 1 White Oak 12" 1 Sugar Maple 18" 1 Sugar Maple 18' 1 Sugar Maple 8" 1 Sugar Maple 18° 1 White Oak 24" 1 Sugar Maple 18" 1 Sugar Maple 20" 1 Linden 18" 1 White Oak 2Z" 2 White Oak 18" 1 Linden 24" 1 Sugar Maple 20" 1 Linden 2U" 1 Linden 24" 1 Sugar Maple 20" 1 Sugar Maple 12" 1 Elm 8" 1 Sugar Maple 8" 1 Sugar Maple 16" 1 Sugar Maple 8" 1 White Oak 20" 1 Total::Oudot F Roadway&Cul-de-sac 23 Driveway 1�� ' � � ' �` �� Outlo� t� (to hE nerl Sugar Maple 14" 1 Sugar Maple 6" 1 Sugar Maple ].8" i Totad::Oudot B 3 ' i ��t 5 Tatal::Lot 5 0 . . . .. .JI'\n.'�.. , � Linden 8" 1 Balsom 6" 1 Sugar Maple 14" 1 Box Elder 12" 1 Total::Lat b 4 (t1r1�'F'�� Sugar Maple 12" 1 Sugar Maple 16" 1 Black Uak 22" 1 Sugar Maple 10" 1 Linden 20" 1 Sugar Maple 16" 1 Oak 14" 1 Sugar Maple 12" 1 Sugar Maple 14" 1 Sugar Maple 14" 1 5ugar Maple 8" 1 Sugar Maple 18" 1 Sugar Maple 18" 1 Sugar Maple 8" 1 Sugar Maple 8" 1 Sugar Maple 14" 1 Sugar Maple 14" 1 Black Oak 22" 1 Linden 14" 1 Total::Lot 7 19 i.()r :{ �)�Iti'EtNa�� Sugar Maple 8" 1 << �,r;�_ Sugar Maple 20" 1 White Oak Zp" 1 Ash 22" 1 Sugar Maple 2Q" 1 Sugar Maple 24" 1 Sugar Maple 24" 1 Sugar Maple 20" 1 Sugar Maple 20" 1 Sugar Maple 18" 1 Sugar Maple Zb" 1 5ugar Maple 18" 1 Sugar Maple 12" 1 Sugar Maple 26" 1 Sugar Maple 20" 1 Sugar Maple 18" 1 Sugar Maple i8" 3. Sugar Maple 20" 1 Sugar Maple 24" 1 Sugar Maple 24° 1 Sugar Maple 10" 1 Sugar Maple 18" 1 Sugar Maple 12" 1 Sugar Maple 12" 1 Sugar Map1e 22" 1 Linden 20-20 1 Total::Lot 8 26 �.O E Q Driv�=�.;;�. ' 0 Sugar Maple 6° 1 Sugar Maple 16" 1 Sugar Maple 12" 1 Sugar Maple 2p° 1 Sugar Maple 1b" 1 Sugar Maple 16" 1 Sugar Maple lZ�� 1 Sugar Maple 16" 1 Sugar Map1e 16" 1 Sugar Maple 14" 1 Sugar Maple 18" 1 Sugar Maple 20^ 1 Sugar Maple 18" 1 Sugar Maple i6" 1 Sugar Maple �.4" �. Sugar Maple 18" 1 Sugar Maple 10-24" 1 Sugar Maple 18" 1 Sugar Maple 18" 1 Linden 20" 1 Sugar Mapte 14" i Sugar Maple 1�" Z White Oak 20" 1 Sugar Maple 16" 1 Sugar MapEe 16" 1 Sugar Maple 20" 1 Sugar Maple 16" 1 Total::L.at 9 � 27 Mooney Lake Preserve :: Summary Significant Tree Loss(6"or�nore in perimeter) Outlot F Roadway&Cul-de-sac 23 Oudot B 3 Lot 5 0 Lot 6 4 Lot 7 19 Lot 8 26 Lot 9 Z'7 Tot�l 102 PHOTO LOG By SER 't" l- ,M.. � �;! , J ��Br,s�'�" �S�n , '�, 1 � •t "�:n �n^,,• '�: �";'"� , �� w'.,�� , ��a��.:� • Y �.�� ,��'. i � ' .•� . >`"uF=*;�'�' . uF ,�"'� , �+� ��. .�..�'"° F. ��. ' ' �,; ,' . .. . K , � � .� � � t� �. t � ''. rv ��t . � ,� '� �,�»m�m Y %�t+-w-.: �a s.— _ �^��"*��'`�": �a .... ., t�yw„lyri�,- �- ,�. .m. "",.�,-.,-...Y. _ . ,rt�„.� ,�c. �.<. .� . F .....� . Photo 1.View of subject p�operty f�am dr;veway tacin�; north �.... �.. z:- � , �:��;, � , �. ; ,�r�, ^ c�.• f :�. � ',r . -:�• Y�� ! ,�t,�..�.. ; tt��. ., -- i a}✓— �� .i ��.�"w7� _ .�i . .{Y / �S � /.�. � � ' � f, F�_'��'�..�'y �,'��r f ,3 ' 4 ' � ¢ . � ` s � J � .'.�! •5 �. , ,� '� �� ,,s" r��C, � �,,:,re+�. ��,�;� t�' �; ,-,: �'` .s �; ,� � � ` '� ,�`" ,; �� .� � . _ � � �;t � �f`��. �� % �� '�'r;�� 4�► �` �. �� ,�e s,. a � �� z,� d�`^',':�e . . . �, . ,. .. .. ry+ .;,`; �:_. - V�r'�:.,. � ;aM^' . ..��. .,rR . . y ��.� ' . �.e .. ". '.�.�.` ^�.4,� ��,� � - , P g :� ,:a'�; �`ti `"'4A'� ;m.'�'�"! �k.,r.:i'2. ��3 .�,� . li ,. _ . . . . . ' t,'r* �?wR, �� L _.._ .... . � _.��._.� � ..� . . ._ .� � . � a.��'a... Photo 2:View of adjacent property from driveway faang south �� "� 7 ' '�� • �'; �1V� V lp �� ,t �", '�= - s�l.:� �. s �;A �,�� .�. _� �,�+ ��, . ,-, , � � y . . �,. a� . "' ' • �:.r 1�FA.A� �{ �-��S ""' , . 'ry. v . r.i` � .. ...... . y. �.�. . . r . ' � .. . �_��., �y.,' ��%�{.. , � . � _',�yf� h�� 4`'�+� . . . . �i� �,. ��«P��. i ' . 1 �� 'T Photo 3.view of adjacent CSAH 6 roadway from driveway facing west `'�: -._.. ,� , J� +t �.,r , ""'e;~ �r -'��,,"��' � e��' ��+�' �,�'. � � z.ro : �� i�,: ��I �1 � � , �� . !A3 ' �, � . �I � � I� r:,�.n�. �' � � � ,� �,.+� ,, .. � � , � ., , .:, � ,. `'a� Wf�� .� ,y . t ' �. � ,, x : , _ �, , : �� . >. T_. �_ > _v -. .:.� �, ., g, . _ _ . s. �.w .-_ ,�: . Phota 4.View of adjacent CSAH 6 roadway from driveway facing east , �;, iw'.� . _ �- ... .,--j �� P � - _ ' .. ,f . � ; .� � '� `` �� .,9�, x J, •i� � £m�� 4w� �� p K �`;�� F4 �h �x 4. ��- � Y�k: C �� r . , �e5.�. �t""«4�i ' "� ��" � ;�.�� , p 'a� ��" ,�z'�t "C �y�,� �'n c � � S � �� '� � �� ,� 3 g �'�«�,�,�� t. . ��:r�,.,."�� 'Y�f � ;� � � � . � C � -„� ,� ��a u��'� r �, x • . . o " y a k k"i � � 4 .�#i .� ��, �,,.. `#�M:�� '� , N� �K ��`•� Y. . _ 'a..�y .�.t' 49; ��' #"� t � «� .� , ,- — . .. � � - ` � , � ., r- � , ..�. 'i'r � _ � ..Y,., a ,..� , 1 : _ ' �� ,�,�; � � c r; O � �:�. � ,�,, O ��. `� �i �� { �'' � 'k_ .i , T �'-„r� ' 3 4,'' �I� �;�' d k�'�"� _ �"�hs.� a, �+' , •" u � ?�lf,, �� g. . , �� p�� '+� � G;� -fi� '�,r.� �„., � .. . � - , � ' ' � ,�„ r"J�'� �- ��.�s � �°: ,� x i'-� r � •�/� . _ °� O ,�f _ R ¢ � . ., � � � . - ,; - . . . =ur � ,F:, _ ?? , . . � ae` t . � $�, � ,• . a � � � ,�� $ c d ' r � �� 'V � { J �`1 :�.:. ,� . 9 ; - ' 3�1 li�� i � ,� +' t�� .'.. I � �`�� .! '�`�i I p ��^i� '. _ _ � � �� . �F�tt i � t t` . + . �., . aaY.. � y� .,' , a x,' i � � • , ' •'#�'"� � �' f �.�� r. .� I� ��Ji�� A� _ ,„., i.. � -.� : - �. F R: ,�r �, ��a r ,r� :,7`�.. �� . � ''''. �'t' �A,:•5- � .a �.�.� ��' t � � y � ,� � vt ot�r:, .�.:,a� � �` 1 �� •,y��i. �� * 'i � , .,, x ''r�#� ,..._ r • +.. �7 , ,��.��!t 4'i. , y� ,.. .�y w . . ,., � Y'4 y cr f '�''-'ti ::�} i="'� „ � - � „'�� ,� R+� "•d� �� . -� 9. `�� .I �� *7C, �.. `;i � 3, ' . y ��. , ,� p, �, �.� ,. , e, �, . - , ..: ;;. � ... -: ; ;� . �y ,•,. � ��.�� "�++�*�°�"`o- _ '� `M1. , �� : � ' �� s ��_�� ,� 's _ �xP s" �,R R `' �I6i �.� " a. � � �i� .�� y� , � �� _�,r.. . ?'� ti II � ' r� �1��I�II �I I� � , � _ - _._ �_ . .- ,..� , _ . Phato 7.Altemate view along CSAH G facirrg southwest � d �� '' ; 1 fl t ) ,, t+��` _ 1/j �, ��, s� � '� y.� ' ` �} � . , 'x: I�f,., };,. �r�,,� •. {�p.,✓� . .. j � t, �'r 1�Y. "J'�' � t � {y/'� �'a.F".L !"1� �., :a` ,� *�� F k r � �� ,� � �I� i' ��; *� � , #. .��.� yt�`��'r .,��*i h.��+"-�v' - . Y ' � 1'. ��,,�` ,��,,r, r ��. µ� ., � ' , . ��r '�� , s � i�� '� - p' .. �s�.� i a�. � ��ti � i �i�� " � � � �a�� ,. � �_. � h �r�J,��a r,. ,,`"' , �' � .�+�.,� � � '� `� -; ti "�y,x;w�� '�f';. ,��'� .�'3�"'�A . �... .� " �M'"� _ : � ��±" „ _ rv �k� 'a ! �« ��` i £ ,�: 9x'�,r �'�. y�� '�`" ,�i`�° ,i� `'rt5"' a � � �. �_� �a�. �� 5� x= r �� ,,.,^c`�� ...,v.,�s '' ., ,,. °r . ,, -�" k n , ....=. : . . _ .... � �, x io�:-- ' . ''�' • �i�. . � ., "b*' �+"' "W' .� 'd. ♦i t. �t�(��`� Y �� C• �..�' � �il v • � ., .. .«. e.. �, , . . , . .... . , . ...e?. . . _ a Fa,. �1 � yKT' ..,.., . . _ ... ... �,n,.'�Y �F, w.'_ .. .. _- i4_':. � „�.=�:�'a�1*�;� . .. � _ s� ,a�r.�.".f,. .. .. w .. �,. , �`. +� .�±:�� .. c � . �. . _ q:. . : A 'qe, —.y ��'. , `- .s -.`.—.��. . .�, "—' .`.4 rt .w � "�M �' ��y WWxW. � I��F"' r�`i ��.:.. i y'5 V ` . . _... ... .,,td e i� �9 e I P � i � . � �� __ �'�'__ '"�� Phato 8.View of Hunter Drive facing north p��: '�-- � � ��•�:--� _ � , ,,, „�""-� i F � H��` ' r5' �' -r ti � �, �,{ ..� � ��i 4a�. ��j� .c}� �g., . . j y+!�, �,�'v: � � , _ ,� . s Y.: ¢. rr F... �i `'� ^ � r # �.-.'�.Y 3„� ., �. ''r'y.r �� _ �^f :A_ �, -� ' : � - � C � 4.�� + .� J� a3, � �. ,A;-� - .,�-.r. .� � ,. qa�V " °9�� 4/ _�c _r _ . � ` i� -4. " . �0 ,t` G �. � v. � Y� � ' ''. �::� `�� y :��':.+'�. d,. �+�y�r°i° ��'��, � � .'_' , ;r£ maq.r . � s .'i � 'Z � �� . kf��..�.f �l��,'�Y ..F.i W — . �t1 x�,' s� � � �? i :', .x „ � [, � ` 's"� �1+ O ,.�,� ,- � 'e t .. a) .. ":�f . . .iti�+ � ,� ,�.'+�s��:�. ? �� .: d• '� . ,?�� ,,,,� ,( _ '"' ti. :� E _.:—`,,,,� w.Y +��" # ; ' ' � ',�'C*'�, '�� . �M t R;# ..y��.�. � , �' � ,' �, - 1 � . , .. a �11 �...� O +�F 3 � . ''!q � � �A `�� . . � � i . L � ` . =' i '� . A w '"�� `'�=f� � y y � �,�, , ', 4 > 'r � 'Y` "' ,,,', �;S" . 106 ..��:: �� t�'f �` y�l� 0 . , � • : , . � .. .. � � ' � J l -,� "�arr ' ,t a .. i� ��b s � �.#R...��i�i � ��`� �� _ �# s�J ! � b��.'�� .� �q�,xa:9 3 �� C ;,..p$ � � �� 4y �u . , �, m ��4 ,,s �..� � � .j. � �1�"f.`� � � �. ,� � � . Fj�4.`� � sa 4y.y��' a 4;� �. ��,/!�� ,e�ry- � „�y� '. �..�."'Y� � "aLa'q . Q �T 'rv3�' � .j i {f -`1. i'r.` �X �i*.- � ' Q ' .�'� �� .,f `• ,�..k' ��!''�� i� � �� .'�" � �/ �' ' � x.,#�< � V ^�� ' ,��'�` � . 61 ' "j ° •� � �"�� # O -.4 t'��+ • -� � ��+,t�a'" t�0 � � �~ x g 9�'� d s � � � ..: --Y:._ 3 A �`��: �° o � � 3� � . _�.•.$" � ,.� �= �. � ''� �� '� � � � � . , � - • _ � . ' ' I ._ i , , ~. . . o � ��: '� a , . .,,. - �,� , _ , . .. - � ,�,,,,� - d �N _ . , .. . C . , a . � �='� �,��;. a >� ' � '"' .: . ` . , , . e � . . . . _.... � , . . , _. . ,� �� , , �, _ _ , . ; . � � . � , � .' f - +' . R:� . . ... . / .. �#�(l I ��i '�F. , •¢ y .O/ ' � � „ '-�'.' � +' � � ��`', �`I , ; ; *�I a� ,1 ��-� " ��1� i dk _ti .. � � •;. . . , .. ,�,.. �' r;�N x ' :' 4 ; u;. � : L z*�`,� .,.. � �~ � ��' :�"""x`r . . - , .. �� . . . . � f e `� � e,�.a3 I ' S .. . "�,:,.. ".. 'n 1 ..:<. . . .. . ..... .. ... � � .: . �.. .... . �. . . . ... _ n �n' '`}. . I �, " � #... . . . � � .• ~ ..i^�,�b.,� �_ �c',.v_€.' r J� �'�"9r — �.�� _ q $ " � y . .: . #��_ - .�.'.:. L.� .-i,dl . Photo 11. View of CSAH 6 frnm Hunter Drive interseCtiOn facing west ' `'r:r�'� 'i—�,�L�` ?<[.��A ' / �`` ` •4 ' �'' �`�,. .,, ;� �� f�� ' t� j, i �`I , .11 �, ti .,� � , . , : , : . ... � . . . , ,; � , � , . � . � �`, ;� ,_w ., ;� . t d :',;t,,,�, � g + �"I � t !'� - �� r { � �-� � Y' ' ".ffi., � 1 y,l �, �, 1,��'� ,,� '� , ^-�d �= '�' j �I �_; � .� i5 � � �,� � � � GS�� , J �.�Y�rSi,':"� �^'�� r �}.., _� ' ii�,��?i� �. • �s ._ " �. t . � t� `�a�t1� ;1 � � i � ';,� # c f , t5, ��Y„'iF-�u �'i ,��_ '� , � _ •�y,"� ,^.: .c * .� �" _ - . ..�� ....F�if� �..� .,,�. �'' � �� '�!' q ��5{�� ,�r- �.^ �4�� '� ' � �� ` 'S'i.�# .� � � . . ..� ` , ��.. � * �+ ,'��f�, �'��. . o , . �, t , ��'k-4 . ^�` �.'nd � �, •.� � , : ,,� � � ' . . . :.* � ej,�°, ' �..w . � � .. . ..3. :� .. 4�..s� � ��'" .,. ��r � �� +�. .�i, � >__�__.._.,...„,�„ � '�,�; .;-`aK�d� '� _ria . x �'� ��.e��.+ri�,,,. :�� `,�Y�..�,��,� ��°'� ��' ..,,�� f. . � ,;r� :: � �.i � I Z � � 3t�Y„ �1 z� � � ° �':�. *4� �', . �`�,'� 't ,C N N�, . (*"', ... ,�:, ��;- ; , � ',� . x�. 4 ".�... •m.� ' �i E`... �' �� Photo 1Z.Vlew of adjacent property from Hunter Drive facing northwest k. P� w� ,.�.e � � _d._ ��.. }w i LL�' �.' '�. Y � ��' �.i� F� ,� �1�� rY Ea�"�} D�'� � � ' �; ' v � '� .4e . .. .-� ¢, y$ . . . '�. . � .. %.� �'ypo, � � �� R� , �Y�� N A�'. ' r�" :�y—��- � �T"'rE1'+�+�•-� . � > /fl :: 3 .. w ' . . .:..� '� # T�. `��#`�La^"� ..� �} Q� 4 �e_�..� v ;�„'�t ��;7�ly�i ;"��l qc a. .. - � . . � ``�- ��' '�o "�' e..� #:•a�; �'�,� t � V �"� r� ` �' f0 ; . . . .. r,.. . . .. : a�• � � �. ,,,� , '�. � M_. .91 � ! CI - `a .; ° i"� '�� " ('��„ ��`�'� . � . �`� f0 - .. i � w �. . ,. , '"k - � � � � � � � '� ' ifi �:, t � . . �y'"'_ �j�. k� � � �` a �s � �.r� $_y � � ° ' � Cl t '" a r + � , � j +�� `�'�+,�.. ��. `� � � .� '�'• � �i�. s � ��`� O -� . �� ., a` `1�w � x .. �„��,: W ,,�*"" � � �"x O !z y�'. ' 'N,` �+� " , i� � �r�t .� y ` � � Cl 3 � ��rf � , + �� '� O �• � y � '� rt =��" `Y � � - '� #.. I � .0 � �� i '`�. r ,�� C }. k �Q ..;r,� Y�a3�§ .. .. � }+ t�� fart� ;� ; . . - V , � 3 � � ✓, l' � f �� r � � � , , -.�. ,� . , �� f' � • ` �:` E � �.:- ;�� e , �� .� O �TYr ' t°".. + . ,. - ? kt1F �� T � .1. - � . � x" , «t"�'� ' -- :. �� '� .� 3 4 'wO--�.x��r. � . ` .. � , O !r" ' � 1' - - i U L �,� .. + 1 ' . � *A... , . � � � ' � .�! 50�.� � . �F - . .. _ ..�t�� - . • � 0 � "'y� . ` °A.�,;s, � � '�� ti' � �F �, :=� ��'.��*�. O ii� \ a. ,� ��$ � ' � �F � ' � � ¢ �.. �� /y� t� : _ ,�`- �� t P'I � J - � .. ,�. � � �1 d � / .. . . •�.�' T n..'!'.s�) � ' � IRu s"°^.+AY,:.-.' r t f.. . . a '��.— �a� �'�� !`,�� : � .,,� � . �. � , _ >� � � w'� � a ��al .. ' �i:�...�� .. .- .. Y � ..�"-'�`y �� _ . , , � � .� . �r�.�, � .,�v �� T ., ..�. .;, ' .�," ,, � . � ,� -.; `" ii� `'"�i�' �'�� . � � ; `��+w , � 1 :, I� ! + �I I "� .xe�I 4 ��. � ? �y. �;�. # , � _ ! � J r . ;��`'" _ _ 7 �_ . � �4 a :` ' !1 i l0 ■ � ;.: ��'" � ��` � � . s-. w � "*r��# ��€�� `� .t ` � � �� ,��`�"' ' � �,, �..,:. .� .,. _ m 3 _ N�. ,: �, � ,. ... ��. . �� .��,�„ .:� � . . , . . � . ��5' ..,�'3t . . ,� � �4�� '' � $„ ��p.,� d�,,, '.L`; '`«.� j. �� ,��„ r'�•� "� �-F �`a� �� +F :�` x�"?��1'��t �, ;iY' ;�b *"�. ��a d _ ' •'" 'S e . �v..��x.� ,v.i��,Yt. . -sr��*��?#;"�.��e�� '�' � K - � . a�� _a � . .. __-av4..:. *r�.:-.t...=,. <:' �, Photo 15:View of shed present on property . . . .. , "i3' '�" � ';� �y_� tr.� 'y , . ,. ' p � - �,�, X �t. � �i*�/ 7 �.. R �7� � +�'' 1�1` � 3 ,, / �" 7* � t � _+� t i i•R fr�1 4 y� � *+ �e+� ;��-ys � ✓ � ' � �,'�;,z,�� w; . �•�$ �1�CJ`t � � A�CPrl� : '� ,�;,"�� . . , ''�t��`, a�''� .;�r'�k� �� ' � t �1� � , �Y,�. } _'' t' e } 1'' j�:t�l';a /'�Y��`�� r��'�,; • S �^�' �y� •--ti; .,�� ''�, '..t� ^i '1 i .-'ii �� t� d-�. •. � �. t "��-� �'; ,�' -r� { c' ti :,�y�, �� ,.... ` ,, , ' y t. �^�� ?�.y�#��' , �,+ .V.�i�r �:� . ", �.' �t' `��t �'� j,:��`5�-� �. :�,'�-�'t..., �' �� ` b � �:�' ^ �„�,�'3"�,��',��,� � £Y�. � f , �� `;,,� - � �, " �' -''�-°;;��*. .�-' �_. � � ��. ,,,, . r _ � , �`�!- - +'�' 'i � � �� ,� 4 q;4„ �r:�+we -.e.. �— ��: '� � �'' � , ' � � ,: i'. � t� � � , � ,,; S� . Y� � '� - � , �,,„,�,��?,a .�� - � � 5 � � w .-_"'�*-�„ ` °�' °�. ; � �� .� - � � F .x» �, � , ', a � �, + \ '-+�` f '. ' yf� ! . Y '�' f`� r {1 .�s n�,�� f �.. � '{3. . . '.+.. `��; � is*.. `. }:.� . �.N� } � �' y�;'i ` � `�� 's� � . � i �� M � � , I �; � , . . . � � � a• . 1 , r �4 y .. . � i� ��{ . ��-...� �,L �i` h'� 'L. � ': �1fir.. ��'_ �� ` , _� '��:�� ° ^��; � ,; � ,. ,�,;� �-�`-� • ,.,y��dk �.t, ..,� .�»...,,�¢7t . � . .�:�� `, +�� i �,y �.t�� r: �'�' L ` ' � 1`i �, . ��, �. A �t � � � y . A�, w'. �;;.�,-..,+w§��.. a ,��w ,�a*�,��',�' �,.� � �,, ..,> ��f aa� "'•r - �" f � s�`�p�e��,�,'w �� .� ,`l�,�� .. r�`� �'' 4� '. ,� p Y p� �>k �"".F. pt c�.a �r �T +r,''g,�, ' . } . N.u' �� '� � '' ' : J� ._ ,'�`�� "� � , ,i � ' ,� �' r.�' _ _ `��•_ Photo 16:Vew overlooking Mooney lake - -- - - 'C� s-� ''r` � ,�,�, -�—w—'�.��;,�,» • , � k, � � �� ,�.� -"-- _ '...,.�.. ��„� ; .,,,,�'" � � t� �,�� ,� . ��` �- _ _ ___ -�, ,�� • ,� . , . �,k' - ,�.. * �' ,K'.� "- ,+� � .'� ��+' � x �•�-� �..,�y: ; �.� t�'� � ..., �� ' �-� , ��.� 't i+,� y s �� -. af4+� s.*i� t f �., 'Tr`/1 �� ..�p r • '1 �d ti ,�, ` 1'!Y �l✓=7} "�S �i '� �� • �� ' � s.� �� n ��;�a"., ��T�Y�'"'� : �- .—�e;$� � r�/rj...', F � _ � ;,,, ,j 2.� a� x ,.r�"` ; y-.� '�m,• � �)'` x� � �C'`/� -.7�S� r, ��s��"'+a�1"', ' 37�, I F . k,d � iT � �� ,6�„yy�j � - �P �`• �.I"�` ' �_ �«� S. � � - . .�� '�"* F f!!"��t'� . ' ,��#. 0. �� s � a� ��. . i: -r � ��f f�,-� '� ` � .,� "� � � ,�,� ' � - 1 �" �`� �'� � �� c� > � � � ` � ��. '�°' "`K , "� v . � '� ` > Q,.r t ,� «�t �;:� M�� , ��' .r�r �� '�' � � � }a� V �3��Y " � ` � f } � � f'� � , � N �s '� �h �'' .¢,�� 'ia�� ' .rk �s: N ..a.ta�y,�� x �,t" �•�._ � . _ -ai�.. � "�...;�. 'M�� _j� C� . `� ; y� r � � { , r�� '� ✓ v C },�'�'", ......«�-... �,, a .e, � '� l,F'�; �" `�� a+ "�"' .' �� .�... , .� ...?� �' .': �'�+ ,..�;� ;�-�;��' �,r �"';.'_ � A� , :, s., ^" . � •: � �. . "�+G.:., ��'� _�� W �.��...�� - ��F � , ' � ` . . � ,�,'��-r' ' .��..,,:�`�_� 3 ,�S c� � 3 O � 4 g� .� �`��,.r�,,�`a ...�,..` '�` Y� � ' �• �- � � �� ;�,a . 3 t.�;� ' , � .+._ .s�;r" .easi. �-,-� �? ' �' .:. � � � ,.• ri �.lY .. l �� °ia r. ��. � • �"'�"`'�«r ,_i � . - « _ , , ... � � • . .r . �'�'` . � .� . � - ^�'.t . �_ .,.""?►� , � � , � � ., .. _ , ;r� _ �;� � � . .,.k. } �� r• ,� . �� — ' .s e� y� �, d �: �,F:�l . ,,a # �-_> ` ��t _ � ' �r r�v3, " ��' ^_ � - �r a .yJ�,J i � � ��r.#�""`�� .� , _, + a #4 r=` �, � ��, �► ��;E� . , , � "' � �� ` � � - ' -r :. . � a . � ' � � .,,�,. .. . , ,�� , .. Y ' a' ,pM�j. _ :. �.� ' .' ; . . " , � . . -_ '�*� � . - ., �...�. CY . . . . �..+: .. � � .. '�,, '� � . * kf�;• - i q _ ' ��". k a! f t i.;. � �i �,��'. , .�,..� . � Y - �� { . .'� � . ' ' � '�. i �' �d t' -�;� . ' ' ._.c'`��. � � ' :.l=...,�-�'�,��- .>� �.�� 5 ,i M :. . - � w � �..�._� - . �. .�� .,� °. - r .. ��,s� - �,�,,.,� a , _ �;�_M . ,_ . . . .. .. «,w,�. .. �_... _ �- ---- -- - ..:. - ... ...- . � . '" ..� _ - , - . .. 4"'�.�. . � ,"� .�'."t�9�� . , _ _- r .,., ; � __ -- # _ - . --- � -._.,-----� ._� , , �< ' *' - �. ; "��,.,�p� � � .„ T„� .J�.. {- .R*�. �.�. . � ��,°" ]*'sF �T. `,�,s �i^X� `� �� }�� . � :4 . . • M -u� � 1 • ' ! �'•�}}} :�.`�� y�• y� ti;$C�SJ'� ' � "4� N �� .� �. y�� fi a �.,�'��`�''"'.��'t��l�. ' �� p"'�� w - �„� � "�wa�a,+ � , . . � F , - . 4 t,ti, t� � �� `' � =�,?"'�' ` r � + S , &'��+� '�A`I .� 3 � � O � i �rt r� �.7` *� .p r � e�f • �y. r m t 'G, a. "S F��4 'T y� �`�' � Q . A. . ` .&': .�M4+"G e .M�-#'3 F h .; `��. . � ., .. i �" '�r N r- � � v_ � V N � . �� „ es,4+�"�y"��i O j�'> µ z �,.' � M °`' � � Y"�' �!� �.:, � . ` � ,. .. � d ,��_,. �P. : ' , m I,� � � � '*' 'y�..�.:.-.. 5� , a � c O ��.b� � � ,. �`i,=;, � N �#.` j "*� � . � ... —Qw � t* , r A'� �~`L.'-m:,�'�`��a *�^�`� C ��,� s.` � _ � � .'�� f�. � � � � � � � � � z_ ,�t t � '�F . f9 � ` "��, e�-�,.. "�,, � �.; a` ` �;e-' � r r ��l-�, �. � y:, � .,��. .',e ,t, ='S` �r, ... g � � :� � � �� : � � F� >- � -- �� -� k y G d � k ; � L�'.� �f�t� � � k%,1,�;;y �`'�"; y,� °Y�. Y .._'��'A_. � s�-_ � - Q �'�: � s� �4'��`�4 � . . � �t�r ,' 3? 'k.r�f�t,wi� '�� r: v. � i� „+�° �; *�„"'a: '`�ti,�� a 5 � '� � � k�4;�. � � ��s �g��", -,��'4� � ��" . �'+"`' ��,, #`_ �� 1 x- � �"'# �"'"^� �` � �1 ,g} �b �"'`_'�"�'�'^' � , ` , a3 ,�",.v tD i�'- ^� R�p.,�,.. '.!�' �.�"yae.. � KkR'� �a�� ✓�~ �� f ✓ .. . � �{�+�.P...: r2 "M� r •' tt ' + i'm � . � � �/� �� b��t''��k�� d. - � r . j . ^ i:.. y�� g �. LL o1 �� .fi O r�' $ '�A` � kp ��«'M C h,.d` ., '�. ' � K. � � ��° _ y 4t�. . - . � 6 � .;r,9,y �• ��# � � # �4 + �� . �"ti � � tl F �x! _.�3 � . ' �.. �} � � � 4" r .: '. '�' �� i... . � d'� ` ¢:e Y �1�5' O xy„,� 4 �Y �+� �;p�d�� $ �� ! � � �� .'' ��'� 9�t. � . _ � �! ��.r�� ,� -�a .;� �1 .-"�� F = � � ,;@� �y � a €�. �+. �;�` �� . � e:: � a?.�.r t�� " *��; ��. �� .�r ��'� r �� d` � � �. 'b ' + � #�;;— ---..�. .. •� ' ,�`� � !� � � �1 �_� �� i� "t� . . r k �: ,�'i 4�� ,��. .5�.�� ' '��,�� h y � �� f L� � .�i' x�x`�.'�,` F►'^* � r � it .}�yp6' .� (�+ �FV`�i�'.. �N»F� F"G • a � .+ �!�iv.�. Y, �5�� , 4 � .� � i' g� � }� . ¢ � �' '�, �N ., • `A r� �� ;�,J ��.ti� �'< F I . . +::: , w. � a. � }^. . - • 5 ' . �".� �• �. f � � �� i �. • f�' �• '•� �^" �� ,�. ? �. � 'a' ,�'C ff�; 1 � ��,� ;�� .� _ #M .t �� Y;. �� i L pi��A ' K . . . � . �[�5. �` �.a! J�� „�... � �`'F �_� . ... . �'n� � ' . ' . - . �'« . ,�v"1�?�� .� �� qt�r,s„�� *" ;�� ti �. ,F; � �" ... ,e F. . ,�_,.,� , - _ �,•,. - • - �a`�r�^ ,y ,;'"`, I . � � � � • _ - ,� , > ', . `�'� - r w" .,'M k � , � 'ji , .,. . � .. , .� s, .`�" ��t e � ,� _ _. �� • , � . � . 'r -•` � . ,* � . ., � � _� i� �i. . �:�'s �.I ---—- . -- Photo 23:V'�ew of smali wetland onsite `;� '' '' �3' s , a' vj.� ,t!P� ` 1� ' } #r;'�� r �+ � �t.�., � � ��y � T�� 1`', t ��f� L�+�~R$< ;, rt_ eQ, . s_ 3�, y,� .��4.. � r� �:�Y ..',� ' . � �� ` , �yi:r•,� X ,.� •- � � �i��t r � 7��' ..�,' i�f. �,�F�'�„' � •� �f' T f�Y' -�� . - ��'�'a�it i�r. -.i �.' �F�'' '.«,.,,_ �� " . � . ;�`,�`'��`, �..�, 4� �`' .�'�.. � .�� • ' - � � � � :.��'�'�� , ..�„� _ � � �i� ` li' ��,� � '��""��` � � , , ,; � -� F , ,, � . �,' �,�« �s� : � �. ��.- _ �' ,�` �;� ,¢. '`- '` ��,' r � l �. .,�• �.. �. a� e , .. , � _ . , . ,,, .s.. ,i � ��}��''�,�*�, ... , � .: ` t � .. . .. . ' .. I �r '�"�°�'�.�'�`-� a� ��#�'�' �. . • . � ' '�'- � *�.q�'4, �",z � �. �1+�+��',� �." y"�. �# � t`-� � �. . � � . � '� ��' -q��' �1t o �� y.�� ,�� ,� ,� � �{-fi� �'��;�� . �; .�y �� .�v �," +!� a,:ti � ,& -�r a J�,♦ y1y �-` ��.3n..�.t_ � -::;x+�. .�A ._... __t's ..� _ . . . '.�-0.�y�...�'��.�".'i�: ,- . �_ �_ :.s-a. ri.+'.1t..."'��, Photo 24:View of small wetland onsite '� , i� S 1. ! ��i i ''�`� i i � ,,. . �A 1, R . ,y. �" y �' � �,R'��;� .I �.�� yf �y 'vy� b I#� y '� �' � 1 � � ` y � ' � '4f�IF� r�I� ��/�� t 1 ,� ?�" � � � f. ' �� *�F=r,e"f.� f 1 J�. �^!'_ � + � �.1 ��, ��. � ��, �� ' �l�.�°�'v1 r ;>�'a� �r : ��"f�r ��' �� ._�,ly� .x- :!s., r �j #, is ��{. ,�" r ��.�if'fr�� r,t I%.. �et't, � .l. �.9 �.-� .1 \y �� . Fr7 O.} ,. , . . ., �`y`.. �.�� ,�� f��,��gj . a- ��k' t��'�",�' �" �r-� _ �� ti `F n � � � * �� v� :'..� � �� 'I` hF � � � � .�. ,tl�,g3{'./ ' �p t 1 ) . 1 �� ia� � � �� 3 - . . t S a , t''#� [ � �� "�i� 1 , � ' .. . :� � $ '� �p � }l` � �4 c c ;�.J �'�+e „ z+� � . J ' '� 1 '�.'�.� +t °« � � �, .. yk :.. � y .. . f � �+ yi S,�� rt y f '� g� '' y. y �� '� d �` , � y,Pi "� Va� � '�F a € _ � ��i � �'' �,� _ '�v� '.� �' � . °"� � 1 a ��` �` �. � �!".' �� u 4 �` ',�„t,.r. �� . � �� 3� � � �. `� #� +z�q �.. <�,�,. �. b� 1 j� + �� .Y�. i �� .�, a.� �,[��• TX ��°�'� �w �, �+p,,,:`_,fi,&�,- {�� `�a' :�� .. � ,�1., � '.,"�,- � �n �.. � .+C+ � G � �%�, �i,-� '4F * � q. r e � .. � - �*.*K14 '& ^4P 4 - � `-� � .. .' . . . � �., ��,�.,p * , � ; �,F .1+ , +A` ""� , �M^ .:• � • _.. . `� a . � , . . . . . . ., .. s ��. ..,. .. .. _ . ; +..s �a..'� �. �'; ' ,t ^� ;, , . �` . '�� _ ,�. . . � .. � _ ��, �x�t, . , . ,:., _ ,�° • ��=' � ,�, • #�„�� ,�-��`q,�.,f��, �� . ��M• ��•,-A,'�„'��.�'.,'��"'`d ,. •��'al��.. - �� . ... � +,� � F .�. � r s` �� _ �.�x t.;� ' � . . s .-. ,.5;; . s ��' � � . � '_ k�.��`'�-� � R�` �` � � .,� ,.. ��"v.��-:� _ .�„ .. A �,�.+�.�,.. , y� • � #� ��'� � �r . ' �. � 'p" 'Y�c � � � +t .Fa. ' r„ .i>.%- �.v •r� ,� sS+`�- � • 5.` • �`'�� °; : . � . '� -� . ."M. '� . . ��C'•, is 4 "�" ' ..~I _ ;Q 9@ " . . �! �� t � �� t�' .'p.�CT "Fy +M H.�'� "'rrt��"�q. +A.+'�Ar�a;.:� _, s . . _ ?.. �. �'a"y .a u�"'' �,k.. � � �, . -� g�F� � � ':y�, . . .� _ �. .. ��'� 4�. .�. -_�� Photo 25:View of etologically significant maple-6asswood forest area ��.-� �'�". r ' � - .-, a • •. - �_ �� ` �; . � � . . , - _.: ,:�� ;.,:�s:��i+i�"� .�� is � ' � �..� ��.,�# �: � ,,:��-,.'. ;; ' ��r -�-, " ��: �� .:�� r �- , � .� ... _, .., z ,.'.,n �„� .. � e , ,_, ��< r r p _. *. . �,... ,�. ,.,. , .. ..._.,, , , .4 �x w �� r ' � ^� � ,,, .�. '`�Y 3,��'��, ��M' �+ �'� � F „� . •�� „ � , �'�� '�u ��,_ .r a r. � �a�Yw �� - Y" � �w�,��t ;�,,.+ � . .<. „ s�m , � ., ,r ` ` r ��- �.: �yp. - � ,... �" .. '�'",.�i �„,'ir...',^�q` "" a� c >'�... , _ _d .�"ir�r T i� . � � *r _ , - . s _ � �t,��.�. � :YF��.�' a « u� �,:�` "'a�.. ,.. : ,P—�..,�� . n�n ._ ,r�` _, w S''�"..: +a,� ' *, 7P- . ,. a.�1 . , `� ".� '� - , .. _ �, ..- . . , . . s,' _ Photo 26:Alternate view overlooking restored prairie and small wetland areas onsite — . ._ ... _ ___..�_ - — - - . . ;� -.�4 �.�;c:��'� > , ,�, �; . � ..__ . � , , ,� � � _, - .. ,� . , ; � � . , � . ,� . .. . _ , , , , . ¢ , � - �_� ,�� ,� � , ,.a . �-� � ' � � g . � , .�1) � ,� � �� ' ; ` m� �fir` � �� } '•� ._�� h1C� °'�':� '� ��t ��a . . �. � �_ ; �r.. �_ _ ,. . - ;_ ., _ ,� � � . . : r . , , �� , � k� � �� , -� �c � . � . .. _� , y ��t ," .r�.TM eR�i_ � U w ' � N - � 0 �'1�t, �' � .� � T' � ' � '� � O C; r��-��"�_:; ,;.rt�. �� 'N�� . '��, -�`� .... - �� . �'� �. L � � '.�� G2f:� �- �� 1� ,a 7 �+ � �! •r' t�FL...,� `a`E. �.�,,;.: C � �i .�. ��,�' �.. amw., � � c� 4 .,x i. ,at;-� , ,� � �� . c ;�..:e"� �` � �.��'� 3 '�. �,� c � ,r ��' �. � �� 1..Y. � �4 �11 •� � � _ � � � � � � c ti °1 3 � � — � 5 - �-� ,�` �; s �,i �� , p a •- ' ,`�, ,�^'' , e+t � w;�� ": _ p�� 'w t ?' d , � ,�� 5�.. f k��Y�ri,'�..�. {� 5 �� I � f o � `�i ' ��a �q��i V Ifsx,,� '�ill�� t Ex I O. k�. � �- � �.N i q � �. "_ E .:4 - � � - ,,,� .,ry_� ,...,,. ., � � �. +; ' �. , '�� . :, � 't � �� E' �F � 1 � r�„ j� .�.• J .�R�t1y � �FR3 h M •T � _Ry��. '}J ,. -� �«�'; +'v�'`v' a ,.�. �w_y,-'_.�" `�..rr ��}�r .,_r,.. •�, ��_ •.. .-, �� .� . M� .. .� � ` y _ ��_ � �y` ` ,�,v��G' �r' * �.. ��r�,-��'-- �` , d f i1 v �.��.�t3w.i '�"4:".�� . -v_.«eeT'.�I�+�rti+u' . . . ,.:.. . _�. - � ..r.�.r, � "��:4 �'�-.y!' lO� ' ,,,,F . ..Y��r— 1t''' � � "^�r`��'"'�� "! ...` "$� .�_•s _" f Y �'��.�.��..^_- � �lti`�'i��'ti.� � •. +:��_Yi_'�+��w.i'� ��i-`rF ��i 9'T!w.£�� ! _ . . �r�� .. � v.�i::�__ .. +a•d+..�_— -. . • � ' . , t�,,,..�.. �"r-••�''`.ti.. :,. --�,,_� �w .r_�i'- ,�`.,,y `�'.. ` .,, �''C..�,,� �..`',._4' .'".�';:+. � .r �. � i: u� :w,..,� i� �t .1:r �.-?,4�- ......�' .,w.._� �``` `�":.i "��r'a-y. �`� '�,..f. . . ..ti. A,� �� 4� 4{' ~��- � \, �• ��`� �� . � � . . .. �I�'��-?.i}..�. y�'� �:4 . e�.�. �Y��'/i i..''. � ..t„_,L�,{„ . _s .�,.� '� t.,=. S :.' c'��- a .;.�,�:f>>.� *. .•,, . . . ' � �.i�.r +'��'+v�r� .:'� �" °'�y t S „e ,,i+'j• ,-t.Y:'`�'��.�; � "+,v✓,;,.,�.�V" � ,x, � �„L�I '. ... P f� "�. M 1��C T �.�„�Y` 1 4^'A �. L �^l ,.a.�.��- �A.�a y J i f ♦�` .7t A, ,¢� �`�� ..•1' r .•� .}, L,_r� ; � ��Y � � 4a F 1, i�� a.._._ id'w��.. �� p "� '.c 4S �_ ,. ,� � ,t A �1 �� ' bL '�r ` . �`�'+.�;,,,�� j • �.�� ..� �n •R �I Y Y'�•a\iv "4 � \� ��; � .�''` �_...7rr;'Y ; i.� �t r � .. . .;• ,�� .,, g.1 il� .�* e �; �>� �' , �V � "x '� , 5 �=i;, r r.�«;�- ..�`�'. .�.. e $�:iF: - �. ;.'�' .,,��... .�� .� _ . �. • � � Mi� _. ��l�,y. ..+F�l � }�' �'' !,. . � �.a-� . C �� ,•� _ � ? y�' h �l ,��'�.� ��. _ �: i . !'" + .� : d � ;�P ��"� r/� k ., ��y,*,�y�ot �" � � � 4I" ti' try� -�I � y,�� j^ ,'«� .!d •-�„1 �� t' 'r � '� :� ` -°' . �'��`'� '%� 'r � � �D ``` `� � . � � � � �� s. �"° e �+,:� �iX'�i -�"�°• .�,'� � � �.� � 1� r� ;hJ '� ' +�y � �� v L'"3,„„� �7 ,. t] yr � ��. � , uk� � � t3 � W y.� ;.s. � t�'y v`` :."�• . ' _ �1 s�� ,,�- � .� V.i 's111 r� '� � �. � � �� .(; M i .'.�• � �� G+� t�' � �.w � i� £� '� '� ."�� `�+'��y+ r""' �`r � � i'�' �� 4r� .�. ' `�, EN . li1 � �� R1 � �' •t ,C,�1] !�, �. � ' �� .� �, � � �+ ��'• :� r � ,�'.��. � � � � �► � � �;,� t�+ � ,�, •�' !� f f'� "' - w � �' �' �, �s: `". � '; �a `t�. �. �� n �� o` :' v 3► �� i 1.��1 �.�.��t�l�U t,.' �rt�I�.�'1 C)�rc��o ��I�.n�.��n t��►unt_y; IV�i:�.�.�;o�� i:l�.nd C;�.�.:��.:fi�.��:��, Id.��i:�,ix��.ti.c��a., a�a..c� I��,1.��.�.��_o� F��c�rt �.Epare�,;�o;�: E�,�F:one:�s, :�f��—��rge S�Yc�y ��:✓sndy�c:,ytct� - .^1?�.�e: �y: 3voboaa EcoZogical RR+sau.+c� F:�,;ec�i�?umb..r 20;�-0� Fer��ry 19,2,1�;&evised�:-19-=5 The oor�ats and fa�me�ofthis report are aonsidaod'mtelle�ual gavpet�y an� are subjeq to copyright restrictions and may nd be repro�uced witho�.rt the�.�p�misaion o;Svoboda Ecological Resa-s+ces. � � � ` [� � `� '�" �" '`' � _ �., t � y � ja � t�i � � � i�p� !�`� � �! '�J �r1 �9 hd K] �1 ►a �� !r+ � C.� � G� � � �'' ... ...�_ �. .��' � `� `� � � � � � � � " � "' � � �,' � �,; � ►� � ,.� r� �� a ►d � G, �n r. w � � �, .. c� c '�� : ' '� � t"� � '-' • i� °zi � f;.� �, = e �� .�3. co � � r- i : � .w t7. (j � � � pr�i "x', v k�i = %' � C • s 7 . � F3 G ��r �ry' �' �. �a r.. ��.o+ � , : r = � S fr : �',' � �.�.. ~ De� b :S 1 � O V� � � � � � � s � � � VS rb 0'Q � � � QL,_ 'y C� � 7 {� i i ! i � '� � � � � �+ C'� � � .t1 � t'� ! S � � i � G � ; � i = • i f � � � �� r'� � � � � � i . _ ! _ F � � c� `�;,�C� ►,r �, ; ? � r : i € ' u7 � � gr'' � �' w j i = i = _ : tz!�. �• �T � � � _ � i � i i ._�., �, �..:� o = i i = � � � 1 � � � � ,� _ : i = _ � _ ; �, � �! g � � 3 � i ! _ [ i i �� c•� � � � } = i i ? ; � ; �' s : i � � = i � � o � i i i s t s = : i , _ . : = e � ? ° ? i i � 1 � i ' � _ � g = : s : i �. � _ = j = p t � i S ' = p S `r3 � _ � � _ _ � � � = S ; _ i s j y� i � � � ' _ = L 7 S S � � i = _ _ _ � � i i � _ _ ' S � i � ! i ' : � : • . E..;- N„c, ►.� . �-� 2 f L •m. W R? r-+ Ca l� w+ i-• ►-� �.�3�7�.r�.E��.' Svoboda Ecologiaal Resource.s {SF.R) vl.4tted tTte above refereatced property to examine the site for the p;ese��e of' �eas meeti.ig wetla�d crtteria. T�etland boaa�daries were flagged oa Nwen�ber 3, 4, and 6, 201�!_ FYeld data smn,vliag and collecttore accrtrned o3 November ll, 2014.Aa earrly snawfall event occkr-e�on Navember 10, 2U1�which depos*,ted appraxt�nately S tv 6"of snow a:s t�ie gTound i7etland 10 and.�irea B w�-e aa�npled on Ap�-i14 and 10, 201 S: Tbe sirrdy prmcel is located in �i;orio.�is7V, Hen�in C�nty(Figv�s 1). Tfiirteen w�etlaad boundarfes we� dehtneated at this site. Eig,'iteen tota!sample b�roisecxs were establis;'yed a!o�cg t;ie vrtrious bou�c�aries in orde�r ta cDtamct�ze the soi� veg�akon, cmd �isting Dryc�vlogy �svithi� the werlcs:d-t�-u,plc�td transftion zoire. One area �n�pea' as potentle! wstla.zaf �� the Flenrrepiy County ?6'et,la�d Invento��was sa�nple�end tvas detenrrined to ta nc:.-rvp..tla� A aecor_.�ur�ea wus a�o sc�tplec�b�ased o.ti tcpog.�plry mrd l.�ndsca�e Doattlon und w�as d:te.,::ir,ed to be �ao�.�- x�etl��d �TT�.��.(1��,��,,��T�_�1'�e '!'.he auL;ect�ercels r.om�±.�od are er n+oxirn�ely;0.72 ecres in�zes�d e:e dosin:ted by native �;.-Ye, teg�sce�+est, fi..f�ass, a.u:'•. eeiYy euce��onal i,�vas�ve species. Th:.,t,o�o�aphy of the s:�e is :�ttlat�ing alo;�es. i�, a�xroti,ei�g laL3 nse :s suto:r�a:. �nsisti�g �.oetly of s�gle fa:�i�y hom�es, '�:oes e,nd foress:ai�:�eas. i he ide3ti£od we`:!�ds wero class'iie�accor�ing±o S�e �ow��c:in et a�..,t�e:ica1�3�a�d tbe�gge�s r�d P��clas '�tc:��ys"�as�9��ed w�h �"`i'Jetaac�,iielir�tion"ir.z fl►��. ':"Le'�'eo�nic��:xr�ment�a Secto� ot��.s .epo►t conta.;s �cld cieta s';kxts, z�.�at in�caaor stc�.:s uu''o-mation, so:i �:rvey :nf�-�atio�, and wetia�a da�.itior:�rnaafion. 1�1_�171�f�i,�l)S Tte m�thoccs�:se�bc i::eiir9ate �s s�:bj�ct pa..*�co:ere as d.,sc_ir;d in iioe 1987 Ja Ar�ny��s of ��' .�a Fi�et.�:38��iingatio�ivi�a8i�:��:��2A 10 Ivlidwest:tegio�al Supp��ne�t iyirma�.� t�: 1537 Iv:ea:..el, �. aet�ods used were c;�z�� uc3c- the `�+o-a�.i:�" �e`�od�s foT we�:1FL.ds less � S ac.�es ia size exce�t arr- �wo wet�r.4 ��s w�ich we.c�e le�g� taen S e.c�as. �wo ira�taxts wac+�cxemiaec.�or�se a.�e.T:�is�et'sod��l�qy is�oll�wr��tt onde:to ssses^w��,er the t:ti�ee�a=amet�s vf��et;$ua Ere �et�r:�eas on tie a�je��ee?. '�fie t�+Oe parame�s re�L.i� uacxer nonmal cinc�atPncea in o_� to r:e:i�.� a wctlmd az�e deecnbed in *he Techzioal�o�,M:uneats eect�n. 'L�e Ivl:e�res: r:egionai S�n�e.�ont `detia�c�. :^•eli.�eation ivT.a�:al is aleo be�::g utiliud �o iacneasc the accure�cy of a-ar we`,]aac:::oun$ar�. ;his add�c:am:o the o�igiaa187 i�was ca�eeted to c3c�tess the s�y regior.a: '�cl�ere�cee t]�a� *a�ec�:wetlanes�d the delineatioZ�e`�ods usod�hrotgho�t t�e co-�mtry. Thc fo=�.oR''-nB'�lanations a:-�e geasages�Y�at docimmeut. �'DbOd��O�� 300 3ixth Av000e North Pro}ecx N�uaba:7A14-044 � (koao MN "Thie Regiaa�al Supplemmt is pert of a nationvvide offort to add�ss rogiaual wctland charaderistics sad improw the acauacy and effic:ieacy of wetlaa�- del'u�eatian pc+000dw�e�. Regional differoaaa in climabe, geologY, eoi�s, hY��Y Plwt and animal oommunitie�a,and otha fectas are icnpoitaat to the idrati8cmiaa end ftmctioniag of w�d�. 'Iha�e diffaences cennot bo c�sidced adaquctdy in a singie natiamal m�aal. The devdopmant of thi� atpplement follows Nf:ririumat Academy of 3cientxs recammmdatiooe to ina+essv the regiooal seasitivity of wetland-delineetion m�ods (Nationsl Reee�rcb Co�msal 1945).Tha�Lonf of this wpplem�mt ia bo bring tha Co�s Mennsl up Qo date wikh coa+mt lmowladge snd practice in the mpon and not to chauge wetland bounde�ies" "...Thia Regioaal Supplmient is desi�ned for us�a with tlse cunmt vrasiaa of t�e Cot�s Ivisnual f Fnvironmanbsi Iabozabory I987)�d all subsequent versions. Whee differaaxs in the two doc� accur, thie :le8ional Sugpde�mt m�C�praoede�cx c�ver thc Corps Nannu�l for appiicatiace m tho�dweet Regio�a.•• i��tconal �+��.1� �,ave�:n.�► Cr'+J� r�aps (rig-x.� �.) _��cr�e�in �;�tjr QYo�.!� �nv��cny (=3�1:j uaps ='=�� 2�), 201�: i:N�i N�I J_*:3s:� r��s ;�i�u�: 2c', �leb So1 w:vey or �:emn�,-ia��m►�r ms?�i„Qu.�+e;�,�+:inzeao�� ua!�c�J�,��terg�ve�on�s�aPs(�;gtt:�e 4�, t�3 20i4 Eeria?pLoSn�s w.� s�evi�rod pr:.or to �.,�iee 3ix t�isit:e i�+�,a�f; e�as �;ia�;:.ay:ie we't:�x,�e_ �:llus��;evu.e!�ce of:�etla�c�c��1t1CIL4 WePB P!'��8TP.1ClBCt 1��"�CBJei f��'JfeL C1Uai:� " :�e`� auive-�. Veg�r ��:� soils F.�c': ��yd:rology tvere exF,-�n� (ss rn:".1i�ced i�t�+e 19�7 Iv�ua:; �d � t� chs:-�ci�u�izie we:is:�3 ty�ee aa4 detc.�e wo�i::n3 :�oued�-iea. ��ie �..� wecB ee:solis�:ed ia ��rer�ativ� wetianr.-�-up'.�d t?a��tion zacoc � o��.'�.�r ha c�te::.:e tt: vegPt�io�, �'?s, a:��ktyuology a`�� si•�. �.rersect� c��siat of a�rese�::ta�ve w� samp�a poiu�t�,��ttatve r►et'�r•� eF.mr:le�oi1t �_.Z'Of�St101 0�8d E.i ill0�Ya�kB i.d�,Il��CS�Y �c�.e oa u�Leld c�a s:�ts locata�i�t�e^ocb�.vrxl%xun�zts seat�,�nn. Flel�nd �e��a�i�3s c►ere �� e� P..� t�z� sib� by 7i�'- `�J..�ta.-id ;eL�_�ctio�" �:� �� ''_�e �v�� o- 'a.u+.ary :s o::��icsrec� tc �e �.�e toFogre�;aically :w:g�est e�t o�'fie wE'�rn3 oasr; ar�s aelo�-�the s°'�e�i:�out•�q�at tae:�r.�req�ir�?�re{�_'anc:�it�i�wh�x�a �ovs�ve:�e iec'-�g in a:�e or�ao:�a of�ese e:t-r:s. ��e^.�,ands w� cl�se�.fed iz a�o�..s�cs wih r�s'�xFs desc�.ac+e.by r.,o�and��,�. (��79)ar:s'.;�ery in�e i�r (e.g. ��►a�?.,`,P3�1�, �tc.j,co�ple:��3 bu tt, J.�. ''7iE1 81d ��114.�L'''�y ��c;e. �'h- C��e,r �� .d �;ggars � :.ee�3 c;��icntsan ayste�s F,�+: elso g:vas. T'rs�icat�srata2s �f��a:�ts, �s described�z r�Tac�a.crl L4oca�e�ta e��n, was dc�:a�px: �_.siag tuc Nr•�or.�1 WP�abci �:�.tt ��s'. �I.ichv�, rt al. 20��?. ��:,//ftt.-r�lsz�;r# ;+:ic:nl:�;r,u��r?ri'�Fi��. �`�1��J 1,� "::e idatio;:a�. ��1�d :nver_to�� iz��icatss �� ;�xea:xa o:• r.n:ltiple v�e��ds thm�gt;ut tse siuve�aree. The w�ds ese ce:�egorixeC�y :�e�T�li as FEri�^ a:_d Fi7�:nc (��?x,}. T2t- °i'�'i►}:�c:ica:es aro�a:�le wetlanc:s in aim�l��ec��ons w'ts tie a�ai�c��£two r�w locatio,�s as weL' �s five locati�as�d:cate�c r.s x��tie?wetu?ds(F' >•��2b). :�e LT�?�:iJS�:�txda�m 201�:• ;nc;�cabr,s n�v:=C, PT.JE3, �Fiu'lA, =31l��I+C S.�c �=IJL'��. wetl�nd tyges wVtbn t�, s+uve�► ara�a (.FISu-"'N%2c)• Svoboda Eoolo�aI R� 300 Si�tk►Avmae Dlorth Pm,ject Namber.Z014044 Z pippp� T"ie�l�e� �oil S�vay o€H�c,epin Co�ty{w igx.�e 3a e�d.�b)iderti�es six sc� �n3ita within the study ere�. �ey are Dtndas-^ondova cor.�pl�:, i.aster �oem, ��e�coc Ioa�, F�cl, ov�wash-".iamal coaQplcx, �r,gus loar.:, ana iv:nakego, Bh.e Earth, �`Ioug�oa soils. �l�coo Zosm an�i�a�s':sgo, :lae�A*�+,Haugiiion soils ere consid��oe hy�-'_�. riamel, avezwash-�:ame' co�Ieac is par�all� ;�yd.�c. ^a�das-C'.ordova �or.�le,x, 3,est� Ioa� an� �..agus Ioa:n are �1�eCnrrinnrt,y tto� s3+dr�.c. �01 saries 2�cx-��on� a:�; provi�x�. 'r3 :he Technic�l �ocam�xs e�ction, �e IY.i:.ueso� Leparhoaezt o•_'Na�rr.l ^.,cso:uces, ;tcte �*iotectod �'lateis �vina {?w��; ��ster �ventcry;indic�bes a po:�of Nr oo�ey�.a�e(27-i 34}wi��in t�e stuciy area !�=g�,e a�. •- T�o cEr�e�ker of:�.9 ncy�on pro��y report-ea �at t=e two�.n'_c�s see�ad t� �a:ve�*a:r_'e(�►est a�d eou*hwes2�e�1c;a�d so��et�eld)were�t%±: �ons��ation��es�'ve P:o�e��C"�)for a h 0-yea:period so�.eti:a��twe;ca 1S:`� �200�.""ne feelda w�e�:.�nrr3+�tior 4_o tha�e�z� �etween�.UO2�3 2005 (G'oogie EE.-t��'isto�:�1 a:�etgery).'nc�two fie1�:s we�e t�ee3e�bo nt�v� pr�irie ��mses in 2.^•�i. "'h�� F.�ei �n�:; grass sv�a_e (�iJ; wr� L:�:� ��'�.c3 be�:�vem 2G��''i �. wh��a le�:,� �as p;a�.ed to�ati•�e g�rassea ia 2C�3. !�;o�tSe�GUS F�sl�}1ao,it �. �s �at �e swFl��ras Ie�ii!:EC�C 'F�.'S►gCZ185�'01 ti_0 TC".�IL�?Q'st}i3:]C!a ClflS BPt�Da rJl��E�VC �*'83.4E.8• A tiie line�F:3ri+sa 5, 5, � 7}wea 'i.sta:led�ia��_c F,o�d was dsg� '_�Jetla�6:o m�intain w�.uar ;.�vPls nzd �tiror:.de czs�wge of tse s�.��:e �rea whi;�k�. was �scrxed �y h� :sre�:e: e� "wet". T"L.�:'�� ea�tc:ida��at'.a3d 5 aa�' c::s�:-.srge�s i:�to `�et1�3 5. �7ze eacava�.at�en in',�Vetl�i 5 � ��y e�r..c�,�t ir.t�e ?S`S1 _�:rial ��o�o ao t�e tile IiL.e�vas ins<.�??ec:sc��me �r:��w��ha:p�;��. w�i'��fcir: �+ �� ar.o:o�,� �� :rect:.rop��y fo= ;.re�s �►��'arg j�.�^.�uctior.e.: w�rlan� ��-ic: d��g��e s�:�e vi�`�. i�i.rtcen areas�ng�,j�r:��ictio�i criter_"s cf a we"�nd�r-,zB f.�gge�i, r•s3 the i��:aries �e�er��:�� vd � *�-�. �:r �, of �oten�is� wE�,'a';a r';gr.s+e 2a; id�tiEe4�tt:��ep�n �..aua'�+wati�::'+nveri�*y�v�� e:m�:ed (A.�:�a/�.;.��zaE�er�rr�e, �:z� �, �t :a�apped. o�. an3� o: �e inv�tc=ies, �� also se�,�le� t�sed cs ��:=r �a f�r:lscatie x�si�.a=.�a was detersi..x.'a be�nz-�ra'�. �e��roxi�a:�c we*..i�3 t�:ua�;a.riee �re ou*.��3:�y�la�►;��,�r+es 5 r�u;. ��:�od �cin:2£:Yo�� '� �/O1/7A1�:•, ae recciti.�x' �� :y.° and ra�o-::ec i;;•� ,;,�� LT��4. f+Ta�o�zl t+�:u:t��rl 5tatis:�ce Service i:� coo��.t�� w�ith �� id�*��ta ��iart�t of A�.��..lt� rgior� t�st ior �::a weai eeede� ��taber 25, 20��:�, was 6�S" rbovo ao�s'_ :recir_r�.c�iox��pexi� 10l2A/14 to �OP2S/lA��r�s_�eaorbo�to te 0.3�"beiow rror-:�al ec:a:ior the �n+aceCi�g �"• weeks wP� O.c3" xiow noa.E:. 'r't�, i::+�iv� �?s:�te �,lp ;�t�T�,��;;�".',*�'�'— °�e�4;,_ ^^:_'-"� �r�s/r'*�:��.�'•*� cko-ight iz-�ex fo� tt; .;:od � 1 ��" � , 2014 bo Novem'�e:- 30, 2Q1�!• �liieates 'u�t the ��.,oj rece:ve:i. � to 70 p�cent average �T+ecip'r`.�o�io:the�roje,:erec.A�ea�,�-iy s3as�a s�owfrIl occa�+e�3 c�i�loven;�r i0,201�;an� depositr� au esti�ate�. S to 6" of s�ow i::�. d�y *�rior bo sei' c;ata ca�'ectia�. �"ie gcouad Srrobodc�Colo�ical Reeouieaa 300 Si.�-'�Avmue NoY.� P�axNumber:201�-0�44 3 owQo 1Hx _emained:�£�oze�F.n�so1 sam�iing wes uri��edee. ��ost vege�a�on e:.tenc':ed abovc t��ow �.iae and was i!�.en�fie3le. T��c wcae a total of:I�Geen wetlan� botundazies c�eiinea:.'�d during iL+e field visits. ';'hese wetiar�s a:^a descnbed�elow by 4he data�at esch�ale. ':`he 2015 CJE/�SR wetlanci delineaaon guic�acc gives a r>>n�.,,��of?�",�:owever�` adcis dae cev�fc fo�r.�ea.*-sar€ecc iLdicatc:s atad stat�s t�t it is goo�i;�rzctice to c�ig ZeeFer�an t�e�i�o�soil. �li o�out soir stapSea e=`�er:re�h i�e�ow:h�f�ho�izon,:�es.Gl�8-++nim�-n:oi 24", e�couzter inc:icators prio='to 2t'r",or:ai�out�ad�ca:n,s�rior to te�atioc of boii,�g,so t�.�re sho�ld�nt be�y i�Saes w�h miss�g in�iics�ors�ically obe�ved'�e:ow t�:topsol. In a�d.�on,aea�les"�uat were z.o�at le�st 24„eifi�er already�:`�yual.ogy,lsci�d other h;drolog; �uca:or.t,l�c�veg or soi,or o�� " did no�r�g o..L`ry-��so;�SJat�'='e�le{�'i) izdicaboE to rjs�t:r�e c�1:wie�t�e unint�v�s ia or oi�cf the wetaa' 'C�►�cf1��.i. ��:e fr.�t we:�lFa�d ;.•��:in or tnis �arcei :s c'�se:fiec: ��s �. ?Fiv�?�J(3R'e, �e y/4, exr.ev��a a�llow/e��p fre:� ��s�, s�nroua�� ;� e A3ivTI�, Type .?,, fresh ��aw �v `� '�e we`ra�.=�sgat�o�was r•:rn�tex:?�y=:.ee� c�a�,.ry ,�ess �R.�ala,-�s ar�..��i:iac�a�F L� ia x?ie �erb st$�a�:i f�r sa�p'.e�oi.n:� I-1 f�T. Sa�_,l�po�+ 1-2�i:�'i'�;ras�ozzinabec�:�y ide�ro�-�..et c�t;�il (7jpP,�ia a�rs�fbks :E�) �3 ��na� goli�.rod {;as`idago !�ar.^c!ens�.v i�r�CiJ} i� the :ici� stat�un. The s�s:tion :o r~�l�d e�oe ��:+:e� �.;y t��., c�ge in ve�tion commt.�h'- '�'�;, fiL*th� u�slo�s fi�e ma� ��d e;�eci�e bxor.le pnwalE�t, Pr-�a.�lY ��c�t� �e ��:o;� ""'� � cus ister:re�i?A�J;. '?7ie soi�a�s�p��r,e�t �-i '" �' r,or.ais;�o�a��:-b�!��es�f 3e�ta whero it chang� ;c a c��►with x.��e-_:t�tiol�s ti:�ti:2Q r.1C��r�tr,. �e sole st s�t;1'_e F��-1i Z-� �r3"cor:si.:�.� oi f o� i� � .��hes �'� Ze�t� w�e�e �t e��ngeu ta �nch� lo�n �r_':� cone�iz��or,s �r�q++r :�ple�:�� 1-1 `:iiET':�3:t3+dr'_c ind�.r,ator E E•�zyd:vg�_Sr.Liae),A?1. ��o:ex3 Felcw�.�c �r�fsce) and Q'! ��e�t�ted �� Surf�;). ��p�. ��.t 1-2 '�IT�'I' k�C.' �j+c�zic i�dicabcr �3 ;rlac': Llsti�:.) ��.�:.?2 �ic�:D�: ��ce). 'r'he soils r�i s�m�� :�t 1-�. �.JF cons�t� o_� loa� ��0 5' ine�.es �f�� vE►��.ere i:� a9.�Rgoci :o ciay I�am vrith ca-..,rr.�att��.aons �1 15 ir�.��s w�ere��x.�r.�e cl�y�*�fi cor.�e�lr�o�s. '�h: �:oiL��t sam:==;�oint 1-2 Ur cong:'s��'o�io�n 5cr E inches��c.��i�.��re�cl�r�,to �a,::��;a lo:�wi3i conc�t��on:�tl ZO ir.c�. �i�►dri:, ;�d�cabrs�1� ��ie:�z�Io�►�?:�r.rfac�;a�c?3 (r�e�lated iv°�atri:c; ��e�•e r��t a;�;�a�. s�n;�le'occ�o� 1-1�Tr'. �Ye"�:er� hy2rology was pmeent aY s�r��e poirt 1-1 �:�?T es signie�icc��y nriff:�y indica�T R.Z (�=� �Vai� "eb��;, F:.� (�a:uratio�� i ('-i-�d:og9n ��=Liae �-!or� a8 wCL Y�s secOL�.�[y hyc�.--oiogy;�dic�.�o� � ��a.�'_o�Visible on�e:ia:�s��') �3 Ti:2 r�?eo�oa-�c�x o�wrns). ��e*.lanc:hyc1rology was present�sam.�,�le poiGt i��2 `'�E'_"ss sig�i��9d by seconaa:y hydno?ap,y in�ic�.toB C9 (�c.tc�;.or�disble oa E.e,riF1 L.��e�3') and j:s {�AGI�cut� ��t�. �i: se�pio poin:� :-� ITr aa�c°.�-2 L7P r�hy�o�ogy ir�3icators�ec+e:m�se�"�. Svoboda Ecological Resources 300 SYzth Avame No:th Pmjoct ilumber:201�-09�4 � O�om MN '�irr�..z&_:.� The second wetland ba5in on this �arcel is classifie� �s a ?r�l�, 'I�rPe 1�, .f1'ood�Fsin fo.est_ T':�e wetlazC vegetatio�at sam�le�po�nt 2-i �`J?'i'w�.s do�iaate�by Zeed canary grass(P1ialaris arundinacea�'A��} i�t�o herb s�ah:t�an�3�o:alder(Acer ree��do FA�':.';�the tree stra�. ae trPnsi�on to u�ia�d ea� be mar'�ed by the change in veget;vtion cam�au,�ity. The �her uvslo;ve ti.e aio:e u�lan�' sFecias become� prevale�t, Pnna,:-�y �mooth ;r�cros �Bromus �nermis 'r`A•.^,In. '�e soils a* samr�le ;�oizt 2-1 F,�'+_" cansisted o: clzy �oam to 20 �ches o� dept*1 wit� concen�exions be:�veen 4-IO i�ches o;depth. '=his sa�ple�o:st�et hycric ucaica:or�6 (Redox r:ark Su�ace;. :�; soils at sar�*�le �a�t 2-3 %JP co�sis*.ec: oF s€rdy lcatz fa: 2� inches. No �ydr:c goil in�ca�ors w�e net at t�ss sainpic lecsdo�. �TJe:IE�d hycnroio�y was present at sara�lo point 2-:. '`;�,� zs sig.�ified by soco�dary Ly�n�ogy i;3dica�ors i?Z {C-�omomh:c ?os�iion; and L5 (F��iJe-��? Test). A4 s�t��e poi:.t 2-� J" no L��rolo�zndicn.tor w-.:s prPsezt. 1�4'eCT.s.n.r�3 se �c► �+erlaad �asm cz ti�is parrel is c?.�ssine� aE a?'?i��l�, 't`yoe 2, sesh(�:✓P,i) aos��w. '!i:e wet1� vagetatio� ai: r.sin�le poa��t 3-1 �3T ��s comi�a�s3 r�y �.�ge'. w�:.ilov�herb (Ep�lcLiu,�t ciliet:t,:: rt►��n� iz ta�� :�b stre�xir� an� :�.e3 osi�s dcgsrao�. (�o;rrus alba!�k'.;h.�j in the s,a!ing/ahr�a�aur,�. '�e,raasi'�oa to;rpZa:�,i c�'Se�.�.by t��c��g�iz veg.��on cc�iuzity.'?':�e f.�rther;ips�ope"�e�ore:zp:aL1 speci�s b�coirp�.neva�est a�.�cl�as?i,�bluw i:ec� {Andmlcogon ge;�araii FA4�}e�3;,�z��a�ol;�r,�roca (:cti�?ago Canac��tsis��,�Jl. '�'�c 9oi:s �i sa�1�e pcu�z 3-. �+�E?' ��iwted �� s�y t�a� to 2Q �c��s af deph vrit�;: cor�en7aaons froit�'�-�C �:�ch�s o�ciei�'�:. T:iis as�ple;�e�.:�*�et aye.-:, 'ud�cator?3 ;r��le�ed Ii;at;:Y,. T�a goiis a* ,� le •+-,�_� 3-i :J? c��si�`�3 of ciay �0 20 i�caes. r3o ��ric soil ir_�icators w��et a:this e��le loca:Ya=:� 7JC`�i hyr'ro�ogy :Jas �mesert e±saLiple pc:at �-1 �J�'�' es s�s�cxi, by �_r.i��f*a.3ictor�„ �aah12H:1oII j a8 WB,�tyS S�COL�LyC4'O!�$';ind?:ato��s+C9 ��-��ration El�le c�z Aari�i��;e�Y: s�:d r:2��-ecxor��i.�'ositioL). t�t s�p:e point�-� J?ao tya,•��gy ir��cato�wss�r_�r�. �C'eti�r�cf.� ��_a fo�th wotla�d basiz cn "►:us rarce� ;s .lr.ssifie� ss a !=i�'�,r.�:�•ri., �3'ge a, �e� �►$�,, exca.va:ea. "T're we•:�d �e�e�tor. at s�:e pa:�r f-� `i�T F�ss de�i�n:e:� �3� �.eec► c�ttan,� �ass;Ph�taris rru�d��eea FA�'��ubd�earda g�l�.�nroc(S.ali�ago �ader.srs cf:�:��t�e r3rb st�tu��ong w+`.�R�ti o�ie:�gw�e�. (^ornus clba RAC�,`I; anc�. C�ey eogwood(�oness rac�.�wsa Ffi:,) � the sa_r,�a�ur.b s;rstw'�n. Tiin t�f�_ton tQ a�lanF� CF11 �5 mSii:e�,�iry :.ue �fllt�C l:t Y�C��'7s COTalIIlt``ti:�+�nd gee�orph�c�osi�o�. ThP''��s'.o�P:ce r�o�e upZa�d snecies became r�valen�s�c�rs��c�^h bmme�Era:,tr.s inerniis Fti�..J)s�:,eac��gole.enrod (Solidc+go C�cd:�is Ft�^,i�. Sw6ods P.colvaical Reaou�� 300 Sixth Avenue i�To�th PmjoctNurnbe,-201�044 5 Oroao i�t �'ibe soils at aample r�oi,at 41 F✓E'T' cor_siete� of c'.ay loam to 24 inches of deps wi� concen�ra�ia�s and de��e�.on� t;�roug_aut. ?"�us s�aple pv;nt�hydric indic�tors F6 (�'.e�a Daz4: St;rfar�� and ��7 (Leple`.ed D�r2- ��cej. �e soils at sa�pfe�aiat 4I '.J� consis�:ed of silty:oam far ��inc�es.I�?o:�ydric aoil i�dicators werc me:�t teis sam�le?ocation. Wet'a:.bd �y�rology �s ptcsent at sa�pl�gaizt ��-1 ` �r. as sigr:�e�'� secondary L�ydro�ogy indicatcrs L2 (G'eo�ro�ph:c �ositioi) ana�5 ;yAC-i+leutral Tes�`). A*s€s�p�e poini�-: tJR no �yd`ology indicator v�as�_�.nesezt. �Naf�,u�.� '�'he fi� we`1e� basit_ on tbis parco: �e cl:sa:fiec as a ?:O/'�...i1+'�l'�, T�e 1r/Z, fr�h �wat) me�3o��/�oociplFa�forest. �.e weaaaa veges"��on a:sanmie�oi�t 5-1 P,�?T was do�inatai by zia�i ce;�aty �ass �P�ialari,v a,Ysndf:�tacea FA�:."ti� in tte �eab s�ratum a'_ox�g w:th �astern co►tonwooc►(Pc�.�lus��ltoa�es�A:,)ia t�:e tree s�a�. T�e tr�si�io�to i��i'Fac',��e mark� �}►"►s.i� 'c::Prige in veg�taron co�cuait3�suc'geo�o�:r.c�os±tio�. 'I��;, fur�e��sicpe the�ore unianc:.sF xies bexor,ae�revale�t a�ac:�es Ji;b1�-es:��r��oF�gon gerardii�,4�. "`'�e soils r� s�:��le �oi�` �-1 i`T,?T coasis.� cl cley �oa� for :;6 inr.�;�s o� dep�� vfit;� conc+°r.:�a�ian3 �e e:�1ie c-ptu. '�is s�:sp?� i�oizt � rydt--c i�n�i.at�r F6 �� ue..�c ��-rfsce). r�s sof:s Et s�le �o�t �-1 iJr co�s�,�d of si��j los� �=or 24 inc,�c-a wi�b. t:�e �rase�cc o�gc��e,'.L?n�. i3-2�1 irc►.�es.i+To::�`1C 9011 lr!G1CL'tC',2'3�f�01I1�8t:�:5 55i11�iC lOCSiIOIl. i�atl.rxi hycLro'�gy was t-ese�± at s�gle�cirC �-1 zfT3T as sig�?�e�.� ir�y� seco�a:� �yLblogy �dicatcrs�2 ��-eo;�.�rn�c�=osito�,��e�5 ��.C=rt�.trai'?'e.;. hi SS:1?i@�G:it S-� UF nc i::yC�cO�O�Cy?IId"�t'J_'r?8.^,t;21C.4elit �Jetla�� 5 recoiv� ove;flow water from ��e�a:.e. S vi� the drainege s�:rele (SVV) as we1 �s �-a:nsge t��t�.-collec:�c.i�n�,assiag t�ro�:.gh�,.s swa:e. ��r.;�.+:crr.)� `"he si.•cth ��ei.and ba� on :�iE �3tr,�1 is e'e�sii�, as � F�?Z3x, �rpe 1L, �oociale� forest, exc�vated. T�9 w�land vcg^��a�n a� sz,��le ��oi�t 6-1 ��'?' was do�a:eci �y 3u^i',�.o� (Rhzrcrrius cu�%�tica !��►�) i:i t*�e ca�li�g/sb-uh sta��.� �.��ag wi''� �lm�xi�:an r� (tTlr_c:s snerzcar�c RNC�Y}, �wa�p oa► ��sercers bicalor FP�1:�, i�:c� �° �. rr�ite oa'.-: (ri-ercus alba Fl�u J; a��d +'��..s+�.�cot�nwood (Pc�ulu�deltoid�.s :t�°�} in':ie 4ee s�tetu:n. 'i'�e t�-r.na:�oa to �,'at� ca� :�e :�.]ca� by the c�P iz. ve;;e►stien cor�unity a� ge�*�o�,'.�.�.^ r,�sition. i a�.e iu:'.�er u�s=one t�e �l�t commuui�y t:ca..Se do�i�ed ��y �►3.ga: �.�pie �Ace, sac�:�an::ri ?��Ln,Lwa�p oas(�ue:cus hica-'or F.H��eni T•lor:��.n:�v"cu+p o�:.�(:�uercres alba FA`.:.`�J). i5�a soils a�saxr�le point 6-? �J!?:{'co:=sisted c_cl�.y �r 2� i•:3ches of de»t�:�vE��c�r�cAnt��c�s fra� �J-10 iaches aci; �,o-x�ta�;iv�s a�ci deplet'socs �"_-�o�e _Q-�8 irc�ca o€deptn. This sar:��i: noi�t�et�ydr_'c:neicato�►7� (keda..:la::c�rrface;. i'�e soils�.t sPr��le no�t 6-1 iJ:cor.sis',;er� o:ailty ioa�fa* �S ir_ches w�ere it c�ange�'bo clay wit�concai�one ua�ii 2�� iac�es cf�epth. i�ydric�3icator fi.�1 (L'e�i�5cd E�iow:sse':c wu.�s.�)was�1et at sa�z7lr,po±z�6-1 L7�_ ��1Q�� 300 Sis.�th�Svenue N� ProjcCt Ntanbei:2014044 ( Olono ivlN Wetlaud inydrology wes prosest at sample point 6-1 WET as signi�Eec b; primaiy �ydr��ogy indicator L8 (�p;rsely Vege�.tea �oncaErc Srr.ace) and seconda.y hy��logy indicator ��2 (Geo�onhic?oaition). At saawTic_r,oirit 6-1 :JF�o hydrology indica�or wes presen+ '�e water lcvel in Wetlatd 6 is regulated by a ara:a fiila that follows tse�te�ci,ca��ry grass swaie (Sti� ar•r�dwsc'�arg� into Tr�letlaLd 5. aVct2a�d 6 was e:.cave.tec: ;� c.�eate an o�:,�wa2cr wila"lifc �scitat�,aviro�en±so�et�:�►e t..?or to 1991. ��>>f:.�a..�� 7 �e aeventh wetlane�sim o�tinis pa;+cel is classiEod as a FE'�lA, "'y*�e 1, seaeoaally floodPd �assir.. T+se wetland vege�atiou at s��le poiat 7-1 �:�':'was dominc;�d by 3ray's sadge(Cc�ex grayf �Fti�"�J!T), in ��.P h�b s�t�ar,�. Th� transition to a�l�.ud c�n be �:ced by :,�e chaage i� vege�ton con�c�nity en3 geor;aorpuic posit.c�, i'�e iu.�upa:o�e the mare :r;�land species 5ecauie p_oscnt sucu as Si:g�mai,le (Acsr aacch�.me �'�`.CLJ) �cd i�?ortr�n�:.a oa':: {¢uer,cus ellipsotdalis:T'L). "":ze sols at sa�le point 7-� �JE's'cons-�c�rau:k�+c?ay��wits co��t�ti7�s to b;a.ches o•"c;ca�v�h�e it c�aagad bo cla�►Zoa�w:'u cor.ce��ti�Bs i:ni�:��i�.h�:s 9�de-r�. ^',iia sas�le *�oirx�.t hydri��d:a�to=s F�ll (�.ep_eted�!�eiaw ��!k u�u,�r�;e)ar:d F6 (F.�ox Tlatic ��cr;. '�'he soi:s�:c sazzg'_e poi::2'7-1 JP ca:�:�eie�of ailr;�los,u for 20 i�c��s.ido r;cric soi:�aciicato;s we�e met at t�is s�ple lx�c^L ��Jetlane bycrology c�as �reseit�� se.�ple��i�t 7-1 V'I�i i 89 91$1LQ�b)► 99COid$ry:�ydr�log3+ indiczto��-s :2 t�3�a�;;�,iic FoP�o�) and �� (FA��deu��.'d'cst�. At s��:e po�zt 7-1 :.Ti' no �yero'_og�zn�ca��o:wPs�:crs�:. !�'�+��.d fi ThP eig�t�,wef'r.z��o~thia p��cel is c�ssi�ie�as � FEit!�.'�, �pe 2, �:r,:�1we�) r.�.eaao�*r. The��'�and v�get��on at sa��n':�oi:►t�_I �iT:T�+es dorrin:-:�ec,�y r�eed cat�.��ass(Pctalo,ris cxu�di:rac:a i��r�� in tt.�i�b s�sa;U-�. '£�.e"a�s��on:o L�pl�c�t3��;►tiaae chaage �a vegP�o�co��:`y anc:gea,-�o�.?uc��osite�. ^he_�4.-hrer.�s1cFe'�e�c�u�land si�eciea becase g�asrmC s�_�.h �s 7�� zass (Sorgl:as;�u:;: ,-�ut� �� t� ��,e�a �ol:i��ro� (Soliu'ag•�c�tt�d.nsis FA�, '*'�e scils a:s�pl�pos��:�-1 t; ��T ALf18t33 Of 81�;�clay:oF�+��?t��es vir'_�c�*.:ee�t��;3s for;1�e e��_e do��th. '=".:r�sa��le�oint mei hyd.ric in�+:ata;�'S �Ax��..�u�'�ce). T$e:�'is at s�:�-�!e pa'ut �-1 �.J�' cc�i.�sis�ee. �i� 's�:ty loam wi�t concen�--siic� >>or i� �c�i;s �sere i► C�3L1�P(;'� G1EY 108.�lT/T�1 i0F1CC�.1��'B�YOTES �:O 2�?, ��:..''•Q}9�' O�JC��. YLTO�C5.I1C SO�III(!1Ca�'t0i'$?!�PT�:i �et e:this sa:r�Ie Ioca�on. ��e:lanai�yc:rc>logy was pr�r�t Pt sar:�le :�ax•�t 8-1 tiJ?:?' �� eig�i�ied by socc�:�?rry�ydrol�gy lrlf!1�,St028 LZ {�7802CT11I11C N'OEf�OII� t��J (t7?_C-n7e�trel Tesc). Ht sam�o��oir,t �-1 IT �•� �yd�'0..ogy i:id:eab��es Frasen►. �Netl��.d 4 't�� air�th wo'��n�c b�sin on 7his aarr,el :s cliass�ec: as €��1�, i;�pe Z, �ir�aS (wet) mP,aciow. Swboda?sologicel?tesou�see 300 Sixth Avem�e North Projed Numbor:201404� 7 Oioao MN N W ,i•� �_ F• � ' � ►-, � �� '� � � �� ' �� . � � g� � � �: � �. G �� ' � �� ; � � � �� o � � g , �. � � s; -; �y;,,,,, � � � �• ��., ,. � .., � �3� a' �' `° �q. �• � � � #�� "'v t; .i � ta'� �, � � �. ct ��,,; � s` �° � �: m c� � - 0 � � •� �� i� C-�, 'g � bd t� t. �, t' �: Q�� ' `� � � � G-!' � �.�. � g' � �' � �. � �' � 'd � g � �+. � � � � � � ed �� p � t� p A N �^' �:� � ' �' � � ��. � � �: . � - �. �• �+- �. � �$ ..� ,_ � � � r,. �; d � q� .� � � � o � � �, � � �.. o ,� o � � �� ,_., �.. d ;� �. ►� �<p ��g �• 1� r ��-+ ��,, f j � l.1 _? n S R ►�` • � �GG g � � � � ,y � � � � .� !s'� !�C � ) � _ p� � � � � �_ �a n t9 � � � � � �� j �<<, �, C� � c� � � '��• n � � ' ?, c'' � � � '� o � � `$ � � ► . �O' � - �'a �' �, � o' � � o � � .i � p (� � �' o a� Fr f` �� y (� �' �! �• vJ a+ �� `� � � � �� t+� :a � F• ,,, .t .' �i' �e. � F� c'� � '- C� g.►' ` �° � � �- � c � � "• $ t� � �- � �' � � �' �' '`' ia ao � t° � �' � �� ' � � h-+ �.. �} � °, o �� '_ Q "Y � �-, � '� � � ' � S �? �` �-) � � � 50' ~ , , ' � � 'n 2� -} '� � ' � �, �► � � tJ' '`�, ►+ �,'' �� Q �iy ifp'm �� o �;� •�y �� tir� s; �. t-�• o �,S :�I � Y � p' n �a ] '.', o e o co , � '�l � > ►-� � O r► � p [� r � �� . � °Tl �� . G: d � � �e CS '�3 � �+ �7 � � �• . �. � - � � � �,,,, '� � � � " A � � A � � � �• � '�,4 pp � �;; � !� � kT'� �? rt � A � iy � � � �' rA �� "�i' � �. [� _ � rj dq � C-4 41 �� r� �L � � ��0 �p � ��. ¢ � /- � �� ''�!• r •D �, (�' �. rti p v �C ti�� ' !t,^� � �e �, _? F� Y �� cn � � �o ,.� � C� ��' � �,.� � r;, `` � +J O� �, � � � �, Oq � � � � ��"'' �_ � � • �, �. � � p '�� t;� ` 'i' '-''d, � �, �� . � � �] � � � � g H � � � o � � �; � P � ►v h �. �� Q > �- '+ L' �` �° �: � � �, � �� - �..., �• � �� p� �� n � �'j � G: ~ � _t rt� � �pq r� O �,� � ~ � � �` � �n � � �.°� � � �, L' k�.?�� O W b �i �e . - g � � � � W �- � r � � �.� n �� i N t�o � M � f � � .�. �.. � � � �- ' k ��•.�' � �� .- °° � '- � �� , � � . ,_ �: � � ti-, o N �� ' �. r�. � P� `� - �° � t� R: a ' � ' a� y � -� �' � � � ..r ., � � � � a � �: ,� �' � � ,.. � _, �� -- � ° � "� �� .� °° �' � N `[� a � ► � a �� o �. � y � � �w,'�.• po � � � IL � � �„ '• � � v' �7��, $��,y�� '� E-:. � SJ �j� ( ��p �y � ti �,�+' � �� .s p��r � �'' -�t� m h Fj• -�'ct � C`.� � ,ra' �� `� {:�, �'�' "tl k1 � � O �.� � � m p. O' � � 'i �� .: �'* � , .-. � � � � � c�o � po � L�. �J� , �. � �.. � � - �cQ a � �, � �� 6e' �° �� p �s' `C �' �e �{+ ['• i- y � C,7 �!. � - y� � .,.•�,. , �q � `Z � i �y � �t� �. � �9 � F�;• � 25 � '� ' P� t� � �C °� � � gy ceo �,, v � � y� �� , ii �-� u � c� h�' �h� � � �' . � - c�, � � � �� cr � m � �f' �• o �� ,� �� _ � " � `�`� �° _, (j .� io�� .,.j� c � `� � � �• '�v � ��r�v,�� ►- �� Q �3' �y �}�'�ti � � h �.. �t � � � � H �_ � C� �9 �1. � � (1 � �..�.. � � � � W �� - t-�..,, �. �' � � � � � � a � b ��`'(. �� t�'t `� .! •`t. • � �f �' � � _. , ,... � � ' A � �� p .i: � �`"� p� N � � �l � p°, "� O � ��dR' � � �p�q �• � O'h �� v �r� r•� � � O � 1 L � q �C �. O �r �I � N at sam�Ic point SFI-1 J? coasiated of silty ci�y loam to 26 inches of d��. ido hydric soil indicetore were met a�ti�is sam�le location. Wetiand�ydrology wae a�eseSt at sa�ple�oint SP•.T-1 �VE'"as s�:gcifie�by ea:ondary hydrology indicators ID2�L3eoano�phic?osi#ion)a�3�S(�'wC-I�Teuttai'r'est�. At saznple poin:35Y-1 iJP no hydrology ind;cetor wEs p�t. r��a�—r.��z,_1�;;T�:y;�� The twelf�weland basi�on �rs pa.�cel is clae�fie,�as a?�1�x, Ty�e 2, fre�h wet meat;ow, excavEtea whi��'�-�sges r:�+�vney i�':e. i'he wetlena vogr.tatio3�t samp�e iooint E�!,-1 �JET was c�,omina�e4 ;ry Ree� carary grasa �Phalmtis aru�inacea �t��Wj i� the har�� stratum. S�n�le �aia: iv�2 �i�ET �ras do.*rinatac� by :tead csaa.�y gr�ss �Phalaris ancn�linacea �E,�.'V� +:i tho �3rb sLa:.wm,�•sckt�iorn(Ryaavira�s catharti�a Fi��)i-!yy sap':i:�g/s�r•,�b sta�, and l�m�icc.n elai �Ulmus a;nericana EP�W} 7a �qe t"+ee s��un. The�sitio�t� �.nianti ca�be mari;�c;Sy �e cha�e ?r. ve�►et��c4 cor�m�atity an7 geo�torp�±ic �osiao-.�. T'L� z��e�: s�psla;.e t'u rso� .� �•� enecios bxe.t�a Ca��*�t, s�ach c� �ug�ar m��e (heer sacehw�rn ?�,�'iT„ Y1cr�he�.n rad oak (Qirer�ts rubra �•��El;, ��a�r,;- bir;� ;Bet�_sla P�PYri.iyra FN��J;, aa�. �ell go;�ar,noc? (Solidago�li�,ssi�na?��.'LJ�. T�i.e so'i� a.sa�:n�je.7��iat k�l �,7E� c�ns�tod a�:n;xe?:a'or:, i�v;iea whez^a �.t cha�gec ►� olay loam v�r�conce��a:�rss. ''_1ii� s..mgle no:n;:�et�yd:_�,, in��:cator Fl (�..,.�a:ny Ivluc�y Mine:F.l� asc.F:, (��lobe;i IV��,). �p:e�oist I�n�i��ET co+-..,sis�ci of�ue:r��;�eat��2 inciu�crhe� it�;b�ged b loaxy s�i�v:t�+.concestrFtia��s. '?rsis saL�ie F��t�et h��c =.z:icato:S3 (5 c�a I!i.uc�:�?�at cr Past; a�dc 5:; ��e�.c::y :�edo�). ie sois at sanr,_�Ie point t�: %7F cor�is'�ec' af sa�y losm fo��• �e��s evh��e it o�ed:�o s�d u3�120 irches of den�� The s��'s �t sa;,a�le i�oin:lv's.r2 :JF cors�is`r-ci af ss:��y;oam fo*2C i�c�s ef c�epta. rJ� hydric soil i�eic.�ors we�e z•.�a�ei j�et ac;.azCi ae��le loca�on. i�'.Tetlr:.a�d�yc;ro?c�►was �es��sa.*�inlr,��i ivaLrl �;�?;i :s aigaiE�d ty F-�n�y hy�rnlo�;r i�� =ca3or�'.? ;�a�-.�i�n) :�s we� as s�or�y hyc:.rc�agy �atiic�fi�s � �;��aa�s�!�bls o� �_� ��e:y). L� �'.seonorphi; Fositia�) rnd, T�5 ;F��-;?et?L�1 's'eEt). Sszn'� pout i�'r2 W�T:�et,�:�..-1�y i�drol�ry ir�icator t�3;S��etc�)as wei�as secor i;,��y�.:o:ogy�:r.a.�Cra ^2 ��ty-Ses30� `:'fat!��..' TA�?.�� i (G�o�101;7h1C F'O�?0�1j �L+�d L'•5 ("A+.�'.Ie?eU'�*P'1 TeSt�. �'►� s�ple��i�L9 n.9i-1 i7F ai�1vLrL iTl�L�L�diOio��ryica:o:�res prrs�t A��t of t��vline�i.�c':Eraa zc�r�e:•o�!'m�y iiave beat ex.;avated ae�nr:�A tII19 L�p98�, j'^�'i'e:t3G1 T�+e ��;�boex.tt.wgtlslci�eBi:i c��is garcei is sur�vunding e�on��c::�cass:�ee,r.s e,i�t7:�r.�i1:.y., "�►pe 3, sY�liow �,rs�y excav�tec'.. T►�e w�:]s�a vegeffi�on g� saz�?�poi�t Po��-1 WET was da:�^itat�ar by i�"arrow?�f' ca�;l �'�pha engustfj`olia �BL) �a s_rie.:u golden_roa (Lnli�agc gig��tecrn r�:,V� i��:c serb a�t�rn. '�'�i.e G�.nsiti:,�.to uAiaa�can be�riced�y�e change in vege�ation cor.u�uni;� szd �ec��ic posifat�. 'Y'�:; ��r►:ier upsio�� *:+ie �Ia�t comL:iu-ity beco�es�i�mira7ed by.'�n.veLy ulue gress(Poa�,�•at�ts��z�=:• Svobods Boological R�eeotuoes 3U0 Sizth Avmue No�lh Pmject Narnber:2014044 Q p�p[yIN The soi�s st s�mple�o+st Fond-I ��'ET consis�d of suc,lc for � iacisa wheze it changes to clt.y w�:�h co�cer.tra�o�s �.:atil 20 ir_ches of dept�. �is saraple poin� 3net hyd:�c :ndicators A5 {Stra�fied L�yc,rs), l�11 (Dep?�ted Belvw 7rr"� S�.face) a�d F3 (�eplete�A�Latrix). The soi:s at sample�ain; Po�d-1 U`r coas:sxd of loatn for � inches where it changed to clay loa�utsti120 inches of de��.'rTo;�yd�-ic soi ia�icators were�et�t�his sa�ple location. Wetia�d sydraiogy was prese:�t at s�mpie po�t?ond-Z w�:.'Es aig�:.fied Iry prim�y iyd�rology indicatore A3 (°st��atioa) r.nd�7 C_nu�da#ion"lisibl�on Aerial ��erj�) as v:+all as seconda:�+ hyd:-oiog�it��cators C9 `�a��atian Viai'ble ca��:e�ial Imagary), �2 (Geot�orph:c Positioa) sa� X5(FC�C Neutral Tes�;. tit sa.�ic point�o�d-1 [J�no hydto�agy ir�icaior wss iyra.se�G T'�e rond was e�cav�ted bo prov�.,�e�o�e�w�t�ame�i�y at some<.�3 prior to 199:. Az�.��. t�ea A waE i�ves�gr,te,��.5�r wetlaad c�a.�c`.er��t;.cs. �a�plc ��A was ta�:e� i�a deprs�ssic�,:�i si�ea�o�inatec�.by °ug�r;�rs�o(rlcer sacchar.a,:�F�l.C��T; �":.,�P��e:stret.�n as w�L� Sti�gs:�g r��'_e�U;�i�a d.:oica FA�'�etx; aic wr�.ayvn apoc:es i:�°:�..h�b stra�. Soiis r,�:e silty clay Yo.• 8 iu��:aes oF�t� ��iser� it c�angas �o silty loam �or ?l• :ac%ie� of dep:�.. i�Tc �yd.Y� €�il irn;cate-s nvere fo�i. ��ly c-c eeco�.�+dary hyrr�iogy 'uicic�to�:,t��-ea:nor��ic Fo�tioz�,vr�s fio�� at this i�c�tion �� ot in�i�.atir; w�".Lne hycirology. �� A �e iac': o� wc;�:I��.d eha:�acteristics��.�:�a�ocatio�w�s de-�.erminoR to be�on weta*d, i�_t'+.� � tirea F, loca� ia �,�.e r3�4>>wesi cor�r� o� � .ar�;�: p�^cey w�a :t.�restg�e6d �or wa`laa� c�ar�c�eris`.ieg. warnple �g�L wPs tra;en i�a 4��ressicasl s.*.•Pa+1ta�a�r,x�,to te Com:n:.:�ed by a•r:ooth �:ror-1F (B;�o�.i�s i:se�::is �ATJ}. �.ce�t tn: *��o sur�u.�ng b:wsi �,�ea, hawever, '�l�te s�o�!�3 b•en :��ncz, b�,t sr�oofs broz�* haa � :sirl�r esatac�.�r:stic ov4�ws'nteri� fi�pest�t��e a�d so t:�e rr.es�:csti�of ssch waa �iiy certai�. �oi�s w�c a L+'g�t r�'�'cla� loa. fo? +� ir�,hes of ae;.tb rt'�eer st cha,a�es to si�:��cl��+lc�n and�en saae.. i�?o�:yc:..�ic soil inc:ic�tci•��-�ere io i�:.d �eeor::;a�� syd�oi�gy in�ic.�.tc; ):�2 ��ec�or�B:c Fosiro�), �-ias dete.�u:�ec. s� �� r�et :t�ic�:r,�, at t�a �oce�on tscaras� c�:".he c::�ti�ue� � rA��n �b a c�itch, :�a�s nct �i�,a#i;±;� c�ertla�h;'dro=ag�J. ?::ue to tse lac;;oi we'-�cha:;�c:;eris��.cs t'�+s Zocaton was:r;:te:�tinnd:o"r,e �on-we`:!x:�.�i. L�atal�d soils, �e~etatio::, anri hyd.ro:o�j� rsa�a io: ":as 2�:li�ertG:i ju��sdic'�zonal wetlar,r'�s �se g.rovideci;r.�:e�':aa,s�hs��f tt3 T.x.��:sl�ocunen�sec:�.on. I�.�:�t:IJ��.f:f.�j`�? S�1:co��:o�oe all o�-site deli:�ea�ions�asec:os the`�:�e►��uv��ad tac'�nioel critet;a�s c�." '�t„�� by the �9�7 iYi��1: �:re pr�etce o�'hyriric soiis, a p*ec'.or:�inAnce of I�ye,tti-,p�ytic �regeEation, ar.•�indica�oi�$ O?TJGLLSIZL� �C.tO�O�4�7.. C��il lXAua. l 1�P,!�VCay � boun�uy was flaggec%.oz �1/3, ?.i/a,a:� 11l6/20I4 a��ieZd ea�w:�-e coL'eci��d ot :1/??./20�4. SNnboda Eoological Reeourcea 300 Sixtf�Aven¢e Nortb P�vJ�Ni[nber:2024-044 10 Omno MN aE:�� e�sa:�nel e�:A��nec. the st:bject �-�perty :or eregs ae�ting j:ussdictioaal we#"r�8 crit�ia d�si.�g`.hc s:te visit anci del;�eated tiie edgc�s of thc:�ter:�::�Y;�tly in�xaated depression�s'�.�iag �uxisdLc�onal ��e�lanci. (Figures 5 anc. 6�. I]e�iled soils, v;getatia� an� �ly�:rolcgy da� Ere �Lrovieod ia.the da�� s;:ee� of the T�chaical �ocu�►es� sectioa. A set of figu� ie nsavi�.ed :� tt.�{�igr•.tes sectirn �2_11c�i��las'l��l�?la�:1']:��i�Ts f�ct�vi�9s that i�ac� or coald poxntially ur�act wctlan�c's are :�e�:latsd at scve�cl tevels of govemmer_t. In N'�;saesot�, the ��+o p�imary,;•urisdicto�s a.�e coverei, at the state and fede�al �eve�s by:ae prow:sions oY ti�e iollowzng legislative actions. 4 �t�te ju_-i.�.iction by�e V�et'_a:�d:o�serva�on t�,ct of 1991 (��J�f�)ajr:�i�st�ed �y tt:,��J�.t�Lflcal3ovo�*Bi'Jxu��A;.T;. � Fed�ai j_r:adiction by��y�?�n��<�ete�t�ct of 19�ane s-a�sequ��a�er..�d�.Pnts. �le:land��actioa ia i�pler�en�ay We�o:pa o�Er,gineers��:o�;�s)wi�h n��,.ai� c�a��caton isst:�ed by thc ELwixn:ne.va:�rotec�on Ag�cy. �is the�vaflan�.�or•�dFriea that��h:2s d9�eato�are not o�c�al:intil a�m�vad 3y a�J;�� p.•.'nved ioc�i gav.�est �.ue:4� ("f.:rFJ�, ��:� ae.v�.see �he prc�er�Y c�rnea/devFd�pr,r :o ze:ra� from a1',Y E° 'r , dr�ini;g, aS• ex�.av�t�g, or s�y �ac� to t�e ac�ea �?^ '�*�s d:Iine�ted as wetlanci. i�a �:�g ar �iil:r,g ;r_ wetan� �ir•s sho-�ud comrs�ce :.:�il aL �ecessary�� ave b�r.obta��e3. 'V=_cl$tion ofwst:aae reg.ilst:ons�p rP,sa.?�subs��:�l c:vil�3 c��m'7�A1 �;�a?ties. i,oc-1��i�:,�cea r..?aj►.eguls:e wstlar��nceific��.c�s such ae bnsh��G�-�c�_-emoval ¢�;�i:r�:ng� adt�uon to��ing�aid�..��g,r�,,��r_3Lg or.tt:loce��.,n of t:�e�rc�;:,-�'�y bufi�rs _ �.ror•�L:rre^�la�d��e`sc be.�rat��ec,. r►..ny ac�:t•itiec �n t��rox�rlity oi�e w..''t�_8II4 $�'J►w�.e. �7 CiLSr�'..Q W� Aj]��Es'`� ?y'a�.�f"� ��u�ai:o_ry Asenc±�,s. E: :� �ao �.avis�b'e to �.ve �he w��land ��ow-�a�-��s��r�eycd"ny a lice�sed%a3d siuveyo�-. �:n�e tue;�in�-�a:aio�g tta ooen,�u;�can ��e vaa��aliz� or +��:.��,a:1y '�3eke3 ovzr, a �� Eurvdy oa�. thp ?1a� �viL assi;y.-,e tte C�n� �f�he'r�ot�nc.��ry. �p r;?�eat shoL'si �lso �: aw��e E�at e.cco.ding to ct:;.r�t �i��S� eaa w��•re��a:d rafles a�d:e;��latoas apnrove�arofi'�r�.�'o��z�:.��a.ca t�,►Tr�1Ly va:i�fo-fve ye�.~s frn�tie dete of�,proval. Te ayoid :noject a�;ays assaaia.eci w:t`� wet'.a;�d s�gula�ons, i� ia essentiai t+.►�� yoa s��u:re aecessary �P.r�its �r: aIl ;�dicti��.'. egEncios b.'�o� initia+=c►g ��t�wties. fz �jtf^t� �e�uee�:,iag �nrzi, a `:��k a��i .A��+ �o�,�s of��,gi��.+.� �:e�iacen�t ��l�n t�p�lics:on form, er_d a u'r�i ;:•rr:it a��,�lic�tion ar+E r�:r�zg •�.e ma:ei'_aLs t�t ��u 'yay :�e :es�ureci to s.:��:f ir�r,a.cts �.p �rn��sed io: t_� fieli��te� vre"�an�;s. �y 'uitistiig t:�e �er:nit procrss �o soo� �,s posaible,;�ote��al cos~�ly c?.lays to the Fnajec�mey oe&voided. Svoboda Eoological Reeo�sce� 300 6ixth Avmue I�Torth ProjactNumbx.201:-044 i� Or000 MN t.,.�!��4�.�!_�r:�r�:(�!�.A,�.t_?i'�T �t�arJc �yobo�e com�lotcd '�.:ie �aggxng or the we�asd 6ou�s.y on l 113, :1/��, a�d 1 J6I2Ulu. izgvis :�_�sted, i�1ic�Iv±a�abe, ant.L�avi4��,-;,F�„ *+ coll�ced as.�np�e da� oa 1�Ii1/2014. Dav;.d �e:naca: coL�ct� da� on 4/�: a.�d �:•/11/15. '�`�.s deiinca�.on was �e::or•.n�. �ccondi:,g � �he ��oce��ures d�'bed �y the U� �irmy �orpa �f .��.n.gine��-a ia �e I9J7 Weflar_ds ��liaeaao� iv�_.anuafi�nd t�.2010 A�`:idwest ite�on:,uppleice�`v'�etand Lelines�vn AR�aal.�i:e�9�inea�on �e�`�a t�: s'.and�e:.is ard � cr•_'te-�o� deac:ibed i: thes� r,�anuals a�3 cflnfor..ns to �he a;mlic�bic s�aend��s��regul�to�s i�'�u�-co at the �e•'shP c'.el'uestioa was com�le'.e�. i:er ort a:�gcaphics w�e�enar+xi by�aviC;:�:��.tca:(`�l•t1a�d Ecoio�is:)o�.��is day �tTI�.VIS. !L'P 3eL��on re�ort wa8�reFsre3 h;►F:a��voboda,Pue�ideen�of::votnds �lo�aa::.os��-�ces a�3 i�iick"r:2c��be. Cii,�s#: `��endy La;�ton 1'��e,t;t��.e: 300 ;ixth Avenue 1�Tor'�� 3�r.�je:�:i�:�.: 2Q�4-04�i. ��+��:�,f�37t: vPOriO�r� ` � : t ` . , i ' " ,a , ' , : j • • ti.._'._P•.' . . . � x?�c]c Perlc�:abe, 3�0-�aviror:�er.t��iea�sd^,��.:ze��'�etrr-nd L`elincat�r(�'�'#�.2?8; {� , �� ; � J':..� t - ��r::i`dzuc:+3,�'Ptia�:�Ec�so�s: �1::._,��,��_. d. :�_:,��..,� �:�:iin�va'�oa�,f��.aic:er_: 3voboea��co��cal��aaou^ces 4/la/2015 ��ste g��g,��u� 300 Sixth Ave�e Wos16 ProjectN�ber:2014-044 j� O�w�o�i i _ � � 9 P�X�nmdJ o0C i"� I sa-,.�nosa�!l�1�A1��3�. '' YVO-6lOZ ooZ'� ooe oae o L �Q^�O(�7�5� f �.J �� abd is�oN 4IOZ�P!�P�"O 9 a.�n�►,� s��os pug �f.�spunog pn��;a� a�emizo.rdd� � �,�� .. ---— - �..�---.- . — �.. 1 _z.. .zx xaT t.t ��'V' .�V� . . .y: � �•--- £-- �� ^ ��,. .,! 4i��+i',_.;(p�.}'i .. �e��nw•r� y�iS�ww� � .�- + ��; ' � �� I+P+�4�NWaulwcP�ud Y ,;Y� � � ' � _ ,� '��'� _ ` . Ci�� °' � ' � �P�4�Il�d 4 . 1 '� "' x; _ '- . .t , ,r��- 'p i' ��F� 8� "•," °� � �� M9�ry^n;ou,ov�fuw�� . . _ , , � ; . , a �.. .1. .� - . . . . � . 1' ' � ., �,� p--� ��.,� �!P ✓� � ` . 1 � . . .. ' +. ��%%� _ y. , . .�`�. �: , a , -_ _. ,�� •e' xx, � ' * � ',��r " ` ; , �f��s -� y{p�� ;� ��'`',. �� Y . , t�V_'�Ys11 . � �' • r 1�'" .. -d` , � �t16PWW8 1��e�+IxaddV� -• �, y, ;� � 6�B$'� .-, _ , �_ ,•�.., .�� .r �� ,� z / Ts,{ r��,.. F <� ,. .. - ti�o9 P�INlM o7w+1��V1 . �-' �s ,, �� w� __, � �''-�'fStti�" ;t �E' :",.�„i� �� - - � 34od Wdw�S � �n,�� ' i,�;+ ', ,� � �� * �F %r �-r•;-A� �� `'' � . • >+�i �"'.i� �`1, •Y . : . - 'r'��J„ ;:r � . � ! t� .. . � .. ��„� �� '>, X , �.� ' �� ".�� `� i: �1l�'1V'3SL " .�'f��f,'�'� �'�� .. I^?'' � 1i . , � � ' _r '�; ' �- ` ,I � .�" _ , ,: �� , i �I -?� , : �*',.` �� . ,. ,�1 , � , •' r .� i' ♦ �� ` � '� 5' r� ' ,,- . .t:� i . *.. � �, �.�r- r � .r�,�+_ _t r� t .�,� • . `. . ',�� _.�*y / '•��r� �,.. �. { .. �r 4 - l� �\.�.� � � � �k�a..r '�"�+f.�� # � ,�r` �. � , r '��j,.�,i�'` . . ' -; �,fr,,,,.,?�,�,y , _ A...! sr-��s� "�� `_t" { _ •{. t� a, _ ,� ��r .�� ..�--�-- � , __st�l�" _> . $k�c� _. ,�". °� .�t� �'�-.;f �' s - - - .;;I�O�itO. ' � + -:I . . _ �- - . � �, . i �- 1p�p�c� r4 � ' a ,� . �� . � �;r ,� " �y.J.,, � y � �s �t. �V++7M�L � r!� �• ;+i"�" / . ' � �' j 1 t 'i� it J .- 'y /.I �, •�� c�s �'� • !, �7 s.. � . _ . , . ��"� . : : r�,.]; � •' , -� , �r:� �� {T. � .r ��. � ,{'=✓ • �F. �� _ ,�: �r--� ��'�1 �r�� .. .` ti�;��." !..�' ��.� —!� � . If f� � .�� _ �}� �� itJ'�w,f,�`'_':�� ` �U�6ib .�y' 1 �F�I�{��"J�'�� ,; �'�'� r � . , _"�. - . - , ' ,�i , ., _ Y .. . . . , � � � . � . � . . � . . . .,.. . . , .. _ . . .( � - . — . . � ��.„ '�s ' �J ' . ~�{� 'i ^� �. ? r t i'r ► r�� i . . . _��. � � '��y / � . � �.� �y. -�� F .. . i�! � , : � Yj .,: ;-.�. 66� • , � ,�f. f,�y'�, � , � .,r�F;,�:;�.� � � ' � � ��'.�°.��15� . , 1,:. � . . . � .t "wx+ ' .`''��; .', �. __ � .�,�J,�r ,'y r''�F-ri , . ' � ' .:r ' rti - . . � .��_.;'s�'tl� i��r''.,I .r� . . s 71y�' ` �!, �'"`� ��f� ��"'yS �'.� � �;lu _� y�t _ I;}�}�iY«4 f.`1�7�,�;,�� l��/� �Y""'V j� `r,�. -��..�l'w �t`�� . ' , i. . S ��t��;�i�l}�� - ' - , ' . .r � � ._ '�{;�" � '� . . �- ..�': �`�+�'�`'�`�-r,�'dych�,��,. + ..� �~` ��'�l,�c°� , �, �,� �� '� c�i�4��fe�� t�L��}tik�►n�i�ii•?ii��tfs, �,��tfj� • .� � r .:�, �-.} , , �� ;� f . -• �a �'n . ; . � . :. ..�_ _ _ _ . , - -- - _.. _ _ _.._ . , _ — _.__ �_—.—._—�� +�r� ��r �R � �- �r� ■� �r � PC Exhibit E 9,f--� . �� 1 L�.JI -'+� +Cs a � � I �J. 1'�._ , i �a�'L.�.-m d Consu.�f�(n�t ��nc�i�eer� & Surve�rrors `' ' 2638 Shadow Lane,Suite 200•Chaska,MN 5531&1172 Phone(952)448-8838•Fax(952)448-8805 www.bolton-menk.com May 13,2015 City of Orona Attn: Mike Gaffron 2750 Kelley Parkway Orono,MN 55356 RE: Preliminary Plat Application 15-3739 Mooney Lake Preserve Engineering Review#1 Dear Mike: As requested, we have completed a thorough engineering review of the documents subnoitted for the above referenced project. We offer the following observations,comments,and recommendarions for your consideration: eneral 1.1 The Conservation Design Master Report should be revised to include more complete recommendations and direction to address each of the topics outlined in the ordinance. More specifically,the following should be considered for each topic: a. Existin�Draina�e System—Prior to prairie restoration,the site was nsed as cropland,and the Wet�and Delineation Report indicates dra.in tile was installed to regulate the water level of Wetland 6. As cropland,additional drain tile may also have been installed in ti1lable azeas. The report should be revised Eo indicate potential locations of existing tile. b. Stormwater Manat?ement System—The report should be revised to include direction for brealang existing tiles in order to restore natural hydrology. c. Invasive Species—The CDMP should be revised to include a complete VegetaUion Management Plan. The plan should include a list of ali invasive plant species eneountered(i.e.buckthorn, garlic mustard,reed canary grass,creeping charlie,canada thistle,etc.}and recommended procedures and schedule for eradication of listed species. d. Protecti n f i nificant Tree Stands—The CDMP includes proposed Tree Preservation Easement descriptions for various lots and sketch exhibits. However,the report should be revised to include discussions on the location,quality,and value of existing sigtuficant tree stands,recommendations for areas to be presarved,and justification and mitigation of impacts of any such stands to be impacted by development activities. Since the applicant is proposing to place lots in wooded areas over open prairie,the report should include a discussion regarding consideration of prairie preservation versus tree preservation,as well. Also,the pmposed Tree Preservation areas aze diff'icult to discem from the proposed easements and sketches. The Vegetation Manageznent Plan should depict proposed Tree Preservation areas and trees designated foz reznoval to allow far review of the proposed easements. e. Protection of Weilands—The Vegetation Management Plan should include procedures,schedule, and seed mixes for pXotecting and estabiislung buffers axound wetlands. f. Im acts to Ec 1 'cal Communities—The CDMP should be revised to indicate justifications and locations where potential exists to negatively impact ecological communities and where mitigation of impacts wiIl occur. Preliminary Plat Applicatian 15-3739 Mooney Lake Preserve '' Page 2 g. Ecolo�ical Connections—Since the applicant is proposing sigaificat�t prairie and tree preservation areas,the proposed layout should provide strong ecological connections to adjacent properties. However,the CDMP should be revised to indicate where existing connections exist and how these corridors are being maintained with the proposed improvements. h. Views—The CDMP should be revised to indicate which eusting positive views are being maintained,wluch existing positive views are to be impacted,and how the iznpacted views are being mitigated. i. Landmarks—The CDMP should be revised to indicate if e�cisting landmarks(barns,houses,etc.) are to be preserved or reinterpreted. 1.2 The Vegetation Management Plan should inclucie the following: a, Trea preservation and reznoval limits b. Tree replacement locations and species schedule c. Tree removal and replacement calculaxions d. Prairie preservation limits e. Invasive species removal f. Wedand buffer establishment g, Vegetation establishment fox disturbed azeas 1.3 A Preliminary Gzading Plan should be submitted for review. The plan should indicate potential driveway and house pad locations so potential impacts to existing trees and prairie can be reviewed. l.4 The Septic report should be submitted for review auid co�nment. 1,5 Section 2.7 of the Declazation of Covenants,Conditions,Restrictions and Easements indicaies up to 18 significant trees may be removed on Big Woods lots without need for replacement. However,the CDMP indicates only 15 trees may be removed without replacement. The documents should be revised to list the same requirements. Also,the Declaration should be revised to include the following items as exhibits: a. Road Maintenance Plan b. Stormwater Facilities Maintenance Plan c. Vegetation Management Plan,including Invasive Species Control 1.6 A Stormwater Pollution Prevention Plan(SWPPP) will need to be submitted as part of the Final Plans. The SWPPP should include a project narrative,erosion control notes,erosion control installation schedule,erosion control maintenance schedule,pollution prevenrion notes,a�sd location and details of proposed erosion control devices. 1.7 The estimated cost of proposed improvements must be submitted as part of the Final Plat process for determination of the total Letter of Cre�tiit amount. A Letter of Credi.t wriuen to 15096 of cost of imgrovements must be submitted prior to any land disturbing activities. 1.8 The applicant may be ret�uired to obtain Minnehaha Creek Watershed District(MCWD}approval for their Erosion Control,Wetland Protection,Waterbody Crossings and Structures,and Stormwater Management rules. A copy of any approvals or pernvts required should be submitted prior to Final Plat approval. 19 The applicant may be required to obtain Hennepin County approval for access and work in right-of- way on CSAH 6. A copy of any approvals or permits requixed should be submitted prior to Final Plat approval. 1.10 The applicant will be required to obtain a General Construction Permit(NPDES}to discharge stormwater associated with construction aetivity if more thaz► 1 acre is disturbed. A copy of the pemut should be submitted prior to any land disturbing activity. Preliminary Plat Application 15-3739 Mooney Lake Preserve Page 3 Pre�minarv Plat 2.1 The plans should be revised to indicate well locattons. A minimum 50' sepazation between septic drain field sites and proposed well locaiions must be provided. 2,2 Protection fencing should be indicated around proposed a.nd alternate se�tic drain field sites to ensure they are not impacted by construction. 2.3 Outlats E and F wi11 require a road and utilities easement over theiz'entire area. The easement should be gene�'ated using the standard city form and recorded as part of tt►e Final Plat process. 2.4 Horizontal curve data should be indieaxed on the plan for street centerlines to ensure adequate radii are provided. 2.5 The proposed street is to be a private residential road. Thesefore,the plans should be revised to indicate a minimum paved width of 24' for its entirety. The section should consist of 3"bituminous over 8"class 5 aggregate. 2.b The street profile should be revised to indicate pmposed slopes and vertical curve data to ensure profile meets design requirements. 2.7 Due to the proarimity to the proposed pond grading,the ea�isting 18"cmp culvert under the existing driveway should be removed and disposed off-site,instead of abandoned. 2.8 A skimmer structure should be iustalled on the pond outlet to prevent oil and floating debris leaving the basin. 2.9 Riprap should be pmvided on the downsUream end of all culverts to provide energy dissipation of runoff. 2.10 A typical section detail should be provided for proposed private residential roads to ensure compliance witfi design requirements. As additional and updated documents are provided,we will review the application materials and provide a more thorough review as we are able. Please let me know if you have any questions or need additional information. Sincerely, BOLTON&MENK, INC. �o�G��a.� Robert E. Bean, Jr.,P.E. Water Resources Engineer 1��T`T�� W��T �l��i t�'�C7�"�(�►l� �ER��CEg`i►, II��C. ��,�xn�� - Loren Kohnen, Pres. (783) 479-1720 FAX {763) �F79-3090 Mtrowst76�aol.com MFMORANDUM DATE: Ma.y 1, 2415 TO: Melanie C�urtis,Planner FROM: Loren Kohnen,Metro West J.nspections RE: Mooney Lake Preserve Proposed 11 Lot Subdivision I have reviswed the Plat and all the lots septic locations end septic types. At this point, all lots have 2 septic sites and all septic sites meet the setbacks from lot lines, wetiands and lake. Each lot will have to have a revised septic design, when application for a buildi.ng permit is being requested. Thank you, Loren Kohnen RECE(�(ED MaY p � 20�5 ��'+D� +�RONO -� Box 2�8, Loretto, Minnesota 553�7 . _ ,.� „.w:.�,��;e: � �� ,,�..:� _.�� . , - - .., r_. __ -_ _ ..._ , . � .. , , , ,., �.... .. . , .,�.� , . . .. .�..... . _ _,.� ..� , . _..�, - . . ,_ ; _� _ ... . �- ._ ,�,_ - .. . , ' � - � ,, -, � �� . , ,. � �,� � _ .: • �;�` . iv� ` ^�`� 31 iw'•F- . - . -�._ -. �. ._,..3 , tF. �.' tif �a� '� r.'Twll^'.3 � �4� € gtt; pit' .. r �v � i� ' 1 �� ' i . . . �. .i". ` s^ . .�; . ..e?{s fi .. y.` . ..' . .. _ . , � � � � i � A. � ,e � y '� ' 6 , . . ' �� • '• � - � �� ' � . PC Exhrb�t C3 , F, �. :, � - ,� '`�' . , ty,, �a a ,' .•t� � '�`,''�, •.� ' "+�. '�'� a.. ' ��"� a$� �:�: " � - ,� ' . '1 - , "-,, .. ''' `. i�- .: . ti. ;' ''� ._ • � „��,�y�' �..`. .�' s,4 'f �' Ts _ . :, , a . �.. x�� E . ..,.. ... � , 4 , .. ,. � �� - �,, ��• - � ' " '. �t . j � . , � , .� � " _ . � . ,: � 1 }�:. ,s,,,j� �,� w k' � � -r,� - - � �. N_'� � . r.i �1� � •� �, � , � - s F +� -� � � , ( � }� ' , �. , � ,. �. _. _ �.- , , , f. . r !�".-� E'k�:� ... � r•". i "-�� '.�r<� � ..,_•,�►�� . � ..i ,. , -M+;.f �+�."M� ,�,4 ' �.i` ti� . _ - . r .. . . e . . k . - . " - • � t � r � a� }�... a . ' }y ` �.Y�„z.� - � .. '. . ��. j-� ,"�y$ ��v; ,R�.7' -, '�v�: �''"'*'-5;�-� `9�.�+ ��t �, ��i t ,� 1 ��f� �� g.t,.� .�, � .,4•. .Y; 1 .� �. rx �t,,1r�x, �. - "9'.�. ty� .. " �T��` � r.- !' '44 -si' L$�7 'C.. � ��'. �...} � 1 •� - .I� / 11 ,.1. �,r _r- � .M V `-�.e�: � .J��. 4 �.'� �'�.�F. � _c. .� -.� ��5^' ,i .�'. if {�.'!�..1. .h,d i ,'�[r� ¢I' �4 f fi� j�` 1 , , .. � �P `y. . . ,: ' . . . i �... . ��.. � ... .n .,� . �,�"�V ' �<.# ' ., �- • •� . ��r .��`'� •.-�^�' �F.t i i5� J .�L fC �u.�1'_!f-'�z.�a. ,� ��Q:ffii'Y�A1R _ �,� �` �1, . _. _ _ :-. . �a . , ��f _a _«., - .. a�. �.��+K�: ��-.. �c.�.�y� . . �� . , w ,, ,1 # I . ` 1 �il ,. .� ,._ ., � „ � � �y::i�..;.n.�.s.�...,;,:_v_'sE,-,w•'si��#- .r '�'? - :_. . .-�`-. .s ,� °o .�si�:' r:,- , y �� •:=-- ^mfi .-. al''= �.� ..It_ J,: t"C�' � 1 (,h(' ^ R'.- `'ll1 ..... s-� .- .. �1j . ,.$ii .;'. �i �`��..,!.; -..�t V;,4m m+��3u^�^"_.�c-..:.a�-.�c .ar.-�� --�. ,,�° ';�' -ey.-a+T;t i' .-t'r 4.....�.. .�#� � '.��4,•�� '�t . , y n ��` �- ` y � � ` " �� Rrl� `�.�. �"�� ,1' ��5� i#.�...�`�,r� a { �yi,�� *� �� . � y� � ` �6 � �.7� ' P. ,,��.. ^, ' A . . � ..-' .V-... ' . :�'"• r -.��' �'�_` .�, i� �... ;, x�r�' .1 -.'♦�7r � �. -r. , .;tiru � •. ��tx+.��[,, ,.. ._. � ,. ., � � .'{el �j �g..a F� ,... �..s. b.,�. �,-a,;y� .-d" -" F3. � e � � a�..�� iM��a� .� ..r f,rr. r �.;� �I �� ^ k, �� , ��A�#'•,�: ��.. +,pf� _�rt,��. �. , �.v ._ . M .„r� _, .,,, , � � +�+�_ ' ai`� ' ; �A s +'� ��.."R"`.. � � �1'.. t '��,.f .- f,��.. �,,..,�."� � �. �;l�4' Y i�D� '::�F . . .. v t_ - 7`"`a �t a�,� . . �. # E� �� ,` � ��Y'��' ,,, z _:� , , „ ,,� � ., � �, � �� ,�,�. ,, , y •� , , . _ �i!� ��i w� ii��`��i ,i��Sfai �'$ � yk �� ,� fi+.�� E' � � �� . } � s �,; �� `.�'.-M. ,+��f:, i `f ii � :r',-t - � t' �, !r.'sr . �� , , . j. . � . { , . : �j.•. r..� ..•.' � :��t,1��1�2 . �. :,i R.,�'� .<. � -:.. - . I !C�. b, , : ' i , � , , � `, ., � h� i:;� ,�[`-,{� . s. � , _ � � �� - � -� I. x� �„ . , /' �# � �,/:,.�. 1 t; , � � tt��3��* ?�r ;t+ac:f.-�-'�. � I � .,� „ �t' - ��- ,3 'P. � �/.-:y Si�. q f'r, k�i�'.".' � ��,1ai�t�"�"'r,� ,ir:9"�"+iie'.:.J1x �s �� I � . ,y.i�. , . . y��, .,.. ; ,��.E' ''�.4•, . .: a . r ' - 1 : � a.. �+:� � i" ` 4�� ,.. . �.`'�� s �,w�h. ..4 S� .► '��'�`F'� �Y�'A�� '�,, }'�+,�'' '�,� - ` � ,�' � . , � � � 1�'��. !� ��+'wS�°'.• ;�,*��+c.AY3�, } i �.� . ' . .:�� ./�"�',9�.x,� ,�1.. �r. ,�,��• ,`, �� "'`� � '�� * R� r t'`�,r y� .�^. _•••• '�f r 4��.-''a` .;{�, � 3y "e,' _ .3 '�4'Y�� i , - - > - ::. . - ��y �s ,��4+'1``xr . �"',''s`t�i^ ��`� ..��"�':�.�. _.�' <,�;.;�t..� . ��, � . . , ,L;�..:. ," '"'.` e��'`y,.�e �.'Ya � ry, ,.� • � � � �. • � � . . . - � w� _ . .. .+ +� <. ��. �� fiB� �s >--'.,,c +'`s � r �� _ � 'h � � ' ...�-_. , -a. -. . „� '� i :� _ ., � ., . _ ,,, - . . « �� '�" ,� " ; .�,' �� _ ,f. ...� . �, - � � . . �y�� ' . *-..:. �''^r' �. - jr" <It�"'�*'Dl' ;�FC,:;t �+�( ". ;�` 's��`�-`..-..-�' � . . - �� < . •. � , �' + � . � " :. � '�:. � �i ..:`„»» �.: 4b•.��,. ,;r_,_t. _... _ ..";� . , .. . . - h... .�... � . . . ._ � ._ . . �+-�r .�' �' e.� : . ,. ,.. '��:�"' �. _'�- ... ..i y_� '�4. .� � �T" +u'�t � ' �. ... .. .. ,�„ � ... .�.. .'4_'"�_ . . .y�� '. .'.04-."}._ .. �� r .� �� :. 1 r.. �r.irr.�1a��t�1 � � � �_��.. �t � � � _ ; t s ' . . _ __. .. , �y +_ �� =�e . . y " . �, . .��'�Cl�if1' �� 1. +. � '-..-�.�yry . . � .. . . , t - . . ;.., ' - � . � •��,�b.:��y '^ �,L j '�''�' ". �; . . _ �� •► _ . � .�.-. �>, ,��.. , �. .:. r. .. � � �� , . '�'t;�� 1"� ._:.,� ��1�+[)�) . t ' ` .�t - � � *h� � ;� -'� __�,, � .� -. , -w a - � x_ � � � � �� '�� , ., �� ° � },� �l l�;t�d �'i�� •rvt� t:,�� _ �� ._ � !� _ �..__....�.�`�`� , W , �, . �.,•, - . - -� �. _. ��=-�'��+ . , .e , >} _ F�� - .�, �., a , � , �. - ... '� � . `;,.`• ~ ,r�'• ,�.. _�•y'' I ��i � n ' : , � �.. � I ' � � � � �:� xe� �'. {9 \ - ss-'w" � �,� .„ME . �t .• . , _ , . >` . � �. _. � 3 , . � . , , ., � 4 � . �. �. � - ;� , , . t � � � , � � . . .. , ,k=�ir `��. . .,f .. ''`i^�''al- ��. 5�'� .. . �y� � . -�,f�� "�� }a`�a'€�„�s'u,�w, � �!; ��,`� ��... t�. aS.«t.. . f *'i',: ��:, 3�+l►11^ 5 � * ��t �w"�fj•rt .:4I!"�v�} �, r:. � t; "�a �;� t '�„� � � ..� �: .�.." • -• . ,_ ",!W`� .' `�s ; '.. �._� �.r� �� r_ `�'`'# �" �+ l tA �� . ;�=p}{ � "#'"'r ��.� '� ` µ �{ '��d � . j.4 � + ! r , . . . . i . .p ..'. 15. �� { 7�f ��7` � :ti� ,/"y;� .f,� . ��1 ,� �,i�'WI�-"�s� �f=". � ,9�`�-y.� '-� � . t .�� ; ��.,� ' M .;,,,� ,w�.� �-� f `, , a, F � i �! #. r �� ,. 4 ♦ �. ' " �'� �..�», r �3 '�,. �a ._ � ' ay. � � � i� _,�r,; -' ±5ff. • F:. -e_� , � �y ��.� �s_ _ , �,,�j at�w,�; " , ��t , ' �j� '�� . �h �'k_ . 'r ..4 i -.. .. � a . ..._�_ . . - :....� .� ,. � �. `.-+�, �� °t � � �. , a- `h *� �. f .�_, ��' . . '� � _ ` - - � � .,. • e. �ms� ' •r �� •� ,.a�'�@ ..».. ''�y a,� `� z �'-' C° a��'3'_: , ' _ . � ,�� a� : .; l�� ' �s: �t. ' -� ' �=.,. ,� -.- � .` .�r�, � • �; y . d.. �.._ � . , S. ,, e _. _ , .. '-.. u-�, � . . "c , � � . a, li� ki 4�� ... . � p.R y„s�:=-:... � 4'i•4 �"., d .. . a; .. � •F-' �!'l� a, ` , ' i y'' r� j '�,�, .��1 _ �, . � � ' }� -� . ' -.� � ;�..� � . � �". , Y' ,, E�="s. �� ' �✓( . �"�,-,�y,'h,�,=� � } •� ��.,-L � +f �9{ �"�� i 41-d�#��`�av;� '*�4v?� ��:� . < . _ , � _. . . �� . .€��. 'i.. .� . ,:• �.. ,. . � ' � -�.,�. .,.. ^-�... ... � �.x.o-. �`� ..�:.. ' �,' Y. .n w .�. - . ....«� � � < �,, ^$"� . - --�.-, • '_ „�� , y . ..� ,,P.g`'�� ,� _,..; .' -- �. •� �;�" •�i' _ �1�'. �„�� ,� � �.a.,,.. _ fs' �� ; � . ..�, , .!�.�, n� .,.� -� .- .re' ' �^�� '�-. .f� .,� ,_.r, '�*�..:. , - - ,F`g ��"�9� ;,.' .j .. t �� . .,: ., � � . � � . , � . . ,_ .�F- } �.,K' . .-_ ___ .:` �-r y.; . % y�, �_�';�� ±., .*� + a5p �t ,"� .` ' �� _ � _ . p .,� .. i�'_i�' .- .. . � .. i . y \:. l.�,�'-= . �� . .�r ..� �4.+ �' ��L. 4•. t�k."L�� 6::� :;+�t -�" ,""� 3. ��' 'n � �` � � � � -- R { � � .( - , t . .,r.�`a�` � tw� � ��, ��I 4 t:�'„'^K,`y� �:,� •"`ff'�' � � ,.� � � � � -�.�y�,,f'€ `�p..� f*t�'� �i�r�,.,��o;. � ... ..: +. �, ` v - � ,. .. .�F d "'�� ,�'t � � -�.�.��,��s�?�` ti. . . �" � � `, �- 4�.�. yx.....� g�a ',y� `f^;y��b,,, �. ''k"a"t'�'I. :�� . .��. .,M. �~ .aT �� ,��N_ ,� ,ar�''�'�__ .F _ , �` " ) i .M�, �r*" j' Ye'3�`` i,. � e'#�`i '� ;b„' " sy" I �'�.�NR� 5�...iC - '�s.. °� `:� .. �'I ' « �.r.�.�' »��, � _+�* � ��' t� r�,:fr• ,,1 � �'t� I 1 #�'`��TM�w F� t J " ,. • , •a a S r .r� �� ,- • .�� .1.�� . '7�t � ,� 9:, $i�'`'�• � � , "a _�k, � � . . , , , ., : . . .. , . , . (. r .. , �� v, .�. .. . . t. ' _ '_ ,y� a . . � .��y�r'G"�� p� '. �i �!a' j�,�,�-t•� -`»r . . H. . .�'.} ��; �}. � ��s,�: .�� ,�= A'.:�;.-_ � . ...v a . 7� �ii� '��- - � , . . . .. . � � . "L1 i�. .�. `",e&"� °j%S,i�atry^ ,.i_ (.-:: ..�.,-,:..s�F;.y r ., ' - . �T .. . /y . f. .f. . a+f •�� . .� - . ._ k ,gc. , , . . �j .... . . . I . . .,f;, a -... :.- 'af'� � +�-,:, f:�lv.,�y' ..� E7�a., ..` , ,� � {!� '�. �'� ` . _ P d � �1 �� . � . � .. .,"' � � . f . . , � a �., �� ::; . � � � `` - �1 er ��' �,.;� . _. , ;�. � , -_- � � -� , �• t g , � ...y,� �� . :1� -f„ .,s s;��. �',�d '`. � �, .�. .. L��. 1 , •_ . � . . . �. � . - ' . , i. p�,�,,� ;f �a � t � . p.� � K�r:.. :,.' . � y,;� ;,�'� ,�, � •r�:� : ' �,'"�< a .� -... ,� ti. / '� ._ � .j�`_�- .1• - ; �:3y.... . �. ```'' ��) �A�^.t;j&.. . - . ��t.,i� {�,,;�._i 'E��T .. n' � . ��. ,�'^` • ' /�x" ,'�,�f. ...��iry��,.. ., .�., ' rF ,/�'r ' . � 4R .,.+' .3 �t�.. �%-'.�?`,� g- . . . .. .:: a !., .� ., ...� ,_. .Y'�. 's .�§ ... � �t � 1w.�'"' ..>.. .Y�� . � .a�..-. r � +� x . ,.. . e., . .� •� .• ',..� J _ _ '. . � , . � � � ,� 4Sc E , �: ��„ . � �'� �s . . k .+Eg :.t�� "�•�� .,'., ..-._• "� '�.�j�t� . I .� ,.. �,,.{� i5 �A�a��.i t "!�`1 �,��.� .._ _. _ . ._ _- ___ __..rr....w... `'^.r�...s��.i,.�._ . . . �vr . q� Fa�� .� .� . . � . ,1M1��!^.- r��4r . J� by �' ;�Md � . {��3 .,� � ,j�� . . r .q,/ ,,( �4 � . . , s�ltl��,y,�l'_.+..,�+f r � e .1 1,t '�Y� ��a � �.D,t,{ S��k�� 1 �� . �S� ",� '9 - � . .. 3 �` ,� '�� .. . �, , ��,.,�..�., . ` , .. ��pt �. .�•c'��+3. �`� .. � _ AF'a. � "�P �i Z�,. ��' . . . e _. +�d, ��,;4 � •�_ '�•y+ y -, ` � �1a1�. -�( t. r �� :K,� �'.r . �, .., v.�....., �,. i .. �,�F��;• .�. �,`'4. ,�:,�+ . �e' .i`*� �.'� -*. a�,, .-;: _ "..�.: , �*_-"_•� .,:. _. _- .� ..� .::. , - . ..��. . , �- � '� ,�,,.t`' "� �' #f , �' k�,� �. �a � � �;b� t-��`'�,'`�` ' �z-'4t� ✓;� �T'�r„��3��i �� `f� , .: , . � , , ,A ' , • `�" " � '1 , y _ � �, }{ r: H..� �, � !. ; N�:.� - �, ,t�,�'-� "'ti; - -� _ . (y'(`�1�_ !r.�ft��}yl.;nt„��, � � . 3 , -: y• �. . . ��*9'. e'�}kCR�Y 11.,.E e ..F � ..a i, .s � t.. �^' ��., _ s'$11 (� F. �� k . $. ' - ��.� „ �^".,�,.� �"�. ' �'�� '' ` � s� '�' �' �'�` :1 ).Yr�(;ra,•�i.j`�,�,. ` � �G ,� �. "� ua» . �r° , �� ' ' ' � �� , . °s s .. , . , , r, » �� , � , , _� . _ , nr � �F.> � e�* •? - . ks '� ,«M � � �� . .�: �� . �� " .' .x ��r�.� .. ',, ' .� ' �i . +.,�.. ' � . � . � �#4�� i� . ,_ �i#,' + ' tt - ` � -. , . .. � �� , � . � ;,� 4� �� '<i �t t':��,'�''4 ' �`�".'y � . . } y�s � . , ,, : , ..� �� ,� F _ �- . . � • v 4 . , � �r .� .} ., • _ 17 p - , -.,: , , '��tr. -s ' ,,,,." . � •3L J� � �� ', i + .. .; ,.�- . . . . . .. � �.. .. � -�i y �<,� ,., - „�; '° .� - . , ..;� ,`� '� g � t� � < � , � w : "'`r� 4. � • , � . �� .k�.� y . , g�` _ ' * t� to-. ;e`� . .+�€ � � ..:, i� � �" , �j��`p � ' '+'_ _:i - . � '�� _ � . � bt �t '�, . � K ..k; �. �, ' � .., : �� ., c. ,.. t ;.. Ry,;'.•..y, .�r' ��r . - I K,.�,t•. �a . `� � . .. . ��. . - . . - � � �' �y,.P , , a e$p ,,, ... ,�� a*_ t• t:� -':,,'';�. . ,, ,i, ';7�? '" �it;,,�„ �,�Y �'� �P M.t , r� �.. • � �.. E' , �.� C . x ..� 4 i" . . . 4 .y �,�; .; .. .=t" �re '�f J�., «�: �� g' ,r"`s,�" , :. , . .. �� P. . , � �•., ~�._ ° . w ��' ,...'.�t �, 4 : -. k s�P'- .� .. ..� .. �..,t - ��- ,�� + r s -a:-'�'.. . .. . .�.� ., . f' . �:�- ...,..� ... � 1 _.��° *Y}. ~n,� �� .,, �},;:; t } � .�e.'s�� :* . ..�. -. _ ...�� ... ...� , `rt{e� . .., +��._y„� _ . . . ...,� ..� � ;. R'` $� � �' 'i ,.� .P, s �, j. .. .�.� ,, sr�. ♦:�. � . ,. - ., . «a.�^ �- •..,.�'. ' �; � � a i�� . . s..,� , . 4`R.�" ..�., i'lnsr •.,� �S.' *� � r .. { '�+ i w��p"'�. ,� '� .`,,'. ,t. . ;� . .: 't., ��.� � -�3'i-:w, , � �� ., . ,�,....��s �g,�"v"tit'^��`.�t � '�vF{`;* b+�' � :�4 i�� `�� . . , ; . r . .y� �� , � � .. � ,4c,;.., :.i�.� .�. ��:N N.� �. . �� >,�:...�*�* .5.� - 'Z 1� �� ! .,X ,fi � �,9f�� i� ., . . ' ��...„ �� . . . . a.s .. ',� . '� __ . � _ s _ ,, :' .. , . .i . . :h. �'.�.�. ,�,_- �, ,. -"`1',. e.--. a. - _ 'e, ....�•i��ar.».�.�`� .,..�'�t.1"��'��'.....�C��.'1 . „ ,e�_ .0 s�� '• � �^�r:. -., . .� ... �• q+m �. x.p g,"�; . : _ __ _ n�fi=<.,� ,.s . .. .., •�� , ,w� ,', , -. . � �. �� »� �,�� F� ��' .t,r,. _ . . ,. � : �-.� . . � ,., �= '.�" �A�.. :.:. ��,�:. . ��, , .1�. � ' y`,`�. ;" � � ._ '� tiA �l . � +�1r . .. a� . . � � �` ry � . ,, ,�" �y _ .. `N '. �. m.�.y f �"` a.i; ... *ry .�.. .x �� _ '�� d�°". � M -" . .i , .9F. n . ? . . a . � . .x.. _ ...y i ..� �� ...... ., � . �`. :: ,, "d', :�. � <. � � . , ♦ .� �� .;.,�''�,� � '� ."�"�� ' :_ _� , ' "� K �. ;."$ ,,% ` t�''� � :. 4 . �.� a4'1' �. „• *- «�t� s �. ,�.,�sv ' _ _ ' � , . -;, r • �q'v .�.y • kt �s ��, � ��"R �� .^ �... ��- ^e�t *� -w` �.. ��.� . ' - . . - ��O � =. . ,A � � � . '�n, .� #§ �.. . . _" .�t,. �.' �t• �.: . .� .,�..>�.„ .. �"� :.;�� y... � .,,�' � ' ., _ - . . . .. � . � .. . � �� . �� r � � ' �.. �? . .t$ ....5.?. ,' �a� ,,r+. , .. =4 P�'" �-.. _ . . , >. .. . �` . . . , , � � , ,n.: "„ i�.. x "� ' °• a�: a� ..,_ � ,*IP�w+�`, � ��" . ' �y i F . ..t �`'a� _ .' �I� . � ,. . ' .. �`_ cb,,�. . !^° �,::x , '. , .:..�.'3 , . . "i1"4�i7 :r•::3�ita�= .. '� ., .Jk�'y. .. . ��y.. . ' � �{;y,* �.,�` ,�,:, ' t!a y.{ ;e _:, ,iy,y��„a-�aq..� � � 9k 4 �/I. �Ir'/ �� i - Sls. ... ��S'9�€� br. :� .. � ' �y�r� * � �� " � fi.�yw� .. ��,.�,I�+�,��'�'Jd'"'�.[.�� _ ' R ._��. ;4 . ��,�"1`y� ` ,.V�`� �, �{� ��". )# � v �� . :� 9 . . r,y . ��' s ha � .,'�"s.�;l:�_1� .._ �f . ' .�, i1'4- ` ��'�7R l�� { t • �--` .«. _._. ..� ..t� Y � �c. �� . �. _�+ � ,�.a*.�...� '�.j � �Y� . �+ � � Illustrative Concept Plan For: i; , ti -�$ ti , ,� �,; a � �ECEiVED , �� y �*� �- ;.�` z. 4 -�,$a��,"��: �� "�� r�� . • .. $ ,. :_..e... .-�.. � .. ��I �. _ Mc�one IJal�e �`reserve 3 ? 9 AP� z 2 zQ,� : w ..�� .�.- � � . Y # 3 . �. � � __.: CITY OF ORONO - - ` ��y PC Exhibit O-� S a� ! F�.� � � �� P �� u . . � � ��.-. � - � �+ ! v � � _ .. : . . . . . �l . . .,_ _ ... .. �' r � r ` ` ' ' • �y �"'' •f',,,�, -�-„�-r"f""- /�." �� r �' �-•._'4�' - •� � � i�� t� � �EE'' � �{� � � � "`� � t�� ...� -'� �• � j `, . h � _ i � r � . 4 - �" .,:,* ��t_.� � ,.�.`'�.�� -� �_� � - �,�'"" � �� ! r. 'lf�� . ", ,'*_ �r•� �s,;� � • �� -�a .r . �'.�� , /~,� �' � �" r� - �p ,� � � -.� ,�o„�;��'x-�'""� : ��'-'� ~ � �". � � � .1� , �y� � �� ,. .��-�� ,� � ,� �' , �� '�� .-`�,.,�` �,,�.�i�► � r �: ,�'��,�,,•�;�.,��; a---��"^� .�._�'�..:�-.�� - ,.�..�.iil; �. �• � " �a �,� '� ,-� � /t.... ,'�j�`�. I � ':-`' •,�-'Y,�`'` *- ��' � -�f a� "•''��,. �, � '�V r-.. , �� JG !1` � ,,�. �. � �.:� � 1 o-' , _e. �� Y- �W " '�'�.��`'�� •Jr�` �--. �`� �' '�_ �' �i M.: a r �� ' t �' �f''t ?�'�'�. � _ . �....`... ,;� . .'� � '" �.�- ', 'r'-1 _ �-� A _�.- �---�" +': �'�,�,,'�;� �,, �. .� � � •�' . � ��_� . � �� .��.' � ,� y � ,�, � � �. .�_ + r-:�. ."�:, 0 ; • . �'"" r g�'� • `� � �,'�- ��" �,�-� �a�c� r. r, �` �' , :�''�``?�,+ ` '+ C ., `� ,� o,n y'�'. -. t + � �. l '- • � .y �..�rY+r f� ,�� + �? � , � � .z � r ..;� y ,' ty`ui; � �' '`'"� � '': (}��J r ��~ '~ �� __-.�� .•� ��. � 4s,� .,CI'�•,,,d• . *. ' .. �4 � i.a ��" `��I�.. •� � "'�� • i' - ..�� •.•.�'"f 1� �, '� '�.� � � f � � .� � ' ,1,, M � r'� ,r -� ,,, �r.,�p� . .F��` . Zj' r�_ .. '�� ' �:: i,,,r �� ,�7 " � � � -�i �' ri. * ,, ,� '� � .� r J�.. �,w.., .�4� r� r �. y', � . . � �O �,♦� �•. � �.� `• � � / 1 �•y p t �_. ' �U �� '� ' ��M � �� I. 4,�'�..f � �_+� ..•'4�� t� 7� t �•1 4 � , / . J Q �. t'` �1.I� -('��►�` �`� .', , w��'".�. .� � �� :/�I I j !�_��` / . /< <� -, C�A . �T4' � E�... i'l �� ._) r� �� .1,,: ,f�-! . � .4 . ;}: r.t.',��.� \' {�� '%` .�,-��?, `~�� j �, � `: '� '�._i � 6 �'! l ��`'� L.. •l 4>a�4�r -�ii� 1 j �-'� +`^` `5/ `s' , . f'� � � � � � t �� ... �`�'•� / j -`t . ,q/„ t .,pY�'+� - . ��`. �"'j . t', ,y �`-.\�fC^ r. ,• s' • f r /ti `/ ~-•i � ! � r ..:`� r:� //' r �/�,i ��I�" + .,� r, '/ f �. / wyf • . ,�'a � -�!i,J �.�. ,{(1�, "L y,� � ti.. :� � �/ � �j �' ' ) ` • � � .�,.� a ,�.: �} �j' _. � �� .i:�.v :.� �-:��, , ' �y t t C ,�' �t :. ` '�'i �r� : ^-� ,.� } a � .'t�''f-� Z1 , t: '! % r r `.�� , + ' Jn i �<� � , .Ir�� ' ,,,,,�:j� }.� r � ,��'► ��,�f�� I � � � r � ,� �, �„� �` ; _ t� � ^ _ 1p` ..�r �1�'�! � ~� �-. �} ,.� �,�'f�{y-.�w-• � �'� / � �_�r / � � ''�``��.. �W �` ' '' ^s``''� .�: ,F ti Y �{y- i� ,. '�✓�' � � �- �i'-.��.5��a j�y . ' �,`� • � � /'.�//!...� /� +}, � u �y' .h'.,Y �{� � �ti 7 �� ' � �� p ( �� C; .. ��•� y'��'r� ! E ' �_�.�.'�' �� "��yi.� _�" i � , `� ,�•. '�, �� t J _yt� ''::s�.,t�..�;��a �',�,,,,.,��. 'r/ � "�,� � (_� - `..`, ��."`►_J�, _�++�, rt�-�. �- " � r , /�t , / ` r .��._��' 4,,,� �. �,,,; ,,�.. :''"�-� +.., � ( ' � . � :'' `�% �'`�,�--!4_' .� � , s ...,,,,f ' h ��" � � '�r�„�. ,{ �, Y�.... � �t�`''i� '. � ,.._ t -�. _,,,� r� �•�. , �� ,.,�. ,� �� .. ''a,�� "'-' r.--,r,: s�? f..^ ; r ,a �. o,.p� ,. - `- �=,�' 'L-� .V�-� �,+�-' v � : � � •�'. _'i-�i 'a 4�;'`, t�. +�� er>� �'- oe �` o � ' w s ..w.�s- ! RECEiVED APR 2 2 2015 � �� 9 Cmr oF oRONo ' � pc Exnibrt a � 3 Moone,y Lake �reserve Examples of the neighboring praperties'open space, clearing and approximate acreage calculatinns for homes and yard space. RECElVED APR 2 2 2015 � 3 7 3g ��no�oRoNo Hennepin County GIS - Printable Map Page 1 of 1 �,. �.�_ �..�.. , _ .�: *�. ;� �_. _ . . ,., . _ . � �r ., ; � � f Hta?n � � � ` � , ,.,- l� - i a ' � . _ Ii"';�y: . _ - ��g�' ��:fl�� .."� . ^ �_ .� �. . �a` , . - - • a. y , �� ; � � � , � ;�� -R , � � .. + . . �m.'+ �+F. � , A*'�n � �` � •�� $� �� ' .� •�` . � y � ,. ~ '1,�¢� � . • �i ..."� _.� �'t ��4 #' , '. , � . ��'° .{ s �MI�' 2' ' ,. + ,. n Ik, • .q •.:k:� 'u�. � a , � ;�� ' . .. . .r, � •-�' : �• �� , . �� '"'•� � �. I a,� �' �1 � . ' ' * � - .�,,� f :�` � �. � _ J .�� .. �.. . . , � ' . . �,. II r�"r'o ,�� '' ,�°_° a . � M_`. � ,,rr . ._ � ,�. � t � � ,� .� � � � � �� . , al �, y� � - . ��'#; , r, +r_. �. ��•,,..�� ' . ._� � i �;. � "� � �� i i �� - t �` _ . , � . ;,,�, , Parcel �11&23-1�0003 A T�: Twrens Map Scafe:1"�200 R. �+ iD: Prirrt Date:4/15l2015 Qwner Market � � r��: P�er M Re�telb�.her T��: $''�'°°° RECEIVED Parcel 1242 Hunte�Dr Ta�c $26,012.38 �aa�: Mea��e,Mrv sssst 7otal: (Paysble:2015) APR 2 2 2015 �O� Residerttial Lake Shore �le �`�� rnis rr�p;s a�I�ofO�Ofra�varia,s TYpe: sour�ces end is iumished•AS tS`wi�no Hane- Homestead Sals 10/1998 ii�lied.�ng�r�of er�iy�r��'au�r stesd: Date: p�apose,merd�antability,or tl�e axuraay and mmpfeteness of tl1e intormatiort shown. Pi�Cel 6.91 &Cf9S $81@ COPYRIGHT O HENNEPIlV C011NTY 2016 Arsa: 301,19B sq ft Code: � 37�9 t..�.. ./1-�- �'---------- -. m . i � .i� r s. e.�-. .�..�n.. ....nn•i.i.i.i.�. ...e.n. .n �.....-.� Hennepin County GIS-Printabie Map Page 1 of 1 � �, ff� -� �� j � �� ,��- �� .� ►.�,,,�-�� ; �� _.... ,. � . ��t . � .. ,_n, . .. . � .� : � z�_ �- , � � � �� . `�y-— —, � ��'�� '� a � �`.�_.�.� � _�........�..«.�. � -ya�,. :�, , ,�':" -'' . " � r �� ' `� «t''�""� .li= _ s�x �. .� �• ` *.�,.. � . `:�' t , , , . , a � ��r � » � ,,, '�: � �; . � �� , ° .a;' "+G. �� . . � Y"' '� ��-� ,� ^ � , _ � , � . . �, „ , �° �;�`�� ,'�. ��p � _ � .� � ` ;.ir.�� #s..�� . . .ii..�� . C4 _ � �� `'. ,y,�� d . .. , _ w,ib' �� Yr� . '��""�d i�`�`"-'+i!! r° `'�y��1f-+^�^� -y r' ; .� iC. ��€'� +�t ✓ � .��.�q _� •aP di' � ,P'��•� .h� �hy L�S� �� k� t�`� � *'.��; . .� . . . . �Y ~' �. . �...�' yy�'�=� e _ �`'�'�` � ��_` �� " � 'r�.,��, � �. ; - � '�`.-,. ` ; � , k �' , , ,. _ � :�a � .�� ' i ' ��,.� � .,� ti , � : � .� � �,` �• . ' .. , , � „ . . �„ , ,/��; ,.�r �, � : . , , -� �� '4� �* •� .�' # � - ' � �''� �*. .# ,� � �= -�#� � " � , y �' r"' .,r" y +� f r�� e* ~e ,��¢�� r•• � ' . '�� ,t' � '�� • . .. . . , • . ' 'ti ,_., 4 � � ... _. . ... � . � �-. ` ' �.. „�. Z , . ' . "y�. , � . a ir�'�, :.r�� ''k. : ' �+; . � � `� . �k �� ,`� .�°3 � '� �,,, N _�il. �` , �i , , . . , .. . . ` � . : '� *r-' .. '� � i� � � }p , � ... �f"L. q .'�e _... rt �,�`�& �y , . �F . `� �.v*.. � r �9 � �" ) � �;}� t- ' ... � � N��' . a �i . y,+. < » ��v3`�� a. :� ta."� �... �+' _, � ' �' � . '�.,+�" � �� `�S�AC�� fi 4{j� �,t�f a "4' � , VCy xa` Y' � ;�. , � � -- � `�' . , _�e + , , � � » , a • . �4. . �a _ .. .� �a ��y • •. �� .. • � � .. �` - >'�.t a�� }°�`� � 'A _ µ � � � ..� r * ^... � : .� x . ♦ .�,�. F'�?': � A . ,f'�� .� , . . , *:' , k,�..:� ,�r �� : - �-�, ... .. ._ _ ___. _. _._ _ ��1 25-11&23-14-0002 A-T-B: Torrens MeP�e:1"p 100 ft. N !D: PriM Date:3/26/2015 -�-�} � � ��r E KVYeirB E V WeirTnes �� $l,101,000 ��(�� Parcel 126Z Hunber Dr Tax =15,023.66 APR 2 2 2015 Addness: Medfna,MN 55391 Total: (Peyable:201� �O� ass�aentiaE�ake sr,ore �� pp,ppp CITY OF ORONO �TyPe: P11Ce: Thls map fs e campaation of daffi irom vanous saurces and is fur�ished"AS 1S'with no HO�'q6- Homestead Sale 08/1981 �Mstion or warrenqr exp�d or �d' ��. fmplled,iru�uding fitr►ess of any paitiwlar � � Pur�se�merchar�tabTdy,ar the aocureq end oar�pleEeness af ttie lnlorrnetion sitown. Par+cel 4_03 acres �1e W�� ppyR�GHTp HEiVNEPIN COUNT`f 2015 Areet: 175,617 sq ft Code: �-� � 739 l.sa.�..11.�:..L.»._..�:� ..../Tl__�_�_I_�<<i�-c_--�. ------��. .�cn�� niennnnnnn •nnn.��n .�..i.... .....�...... � Hennepin Couaty GIS -Printable Map Page 1 of 1 ��:..� - ��.,�� - - �° � i " —_ _ ., ,-._ _ _ . . .. � �, �- ;tT�",�'*�.:,'��;,��'+�`� `'�" .. '� ; � , �.,�, , . .. �� . � � � �:. . ,. �.:. : .,.. �, f..t ah �y��a4��' S,�'�'{� � e, i .� .. ,� �l q M � r ; � �... ,r y�1 �� ,�,,�e i� aL� R ,�;. ..• � " �� } ....�:+ q�f i ...�t,.� �.. s�'"� . '�� - '�* �£tk.-;;. '—> r��. �!�'," � ;� ;;� � �.„, w. �, r� a � , w �: . �Y ; ��t`��k��* �� . :- ��,�x � r,F.��!"�.,'.—tP> -�#' 1 s"'�i. .. ,� �.. ",q�� ' ,�_ . .. . •N s� Ys�...�'e.Y',S�u�'..�y�.' � ` 7^"�*•^ � .�vp , �_..=*;. ,:y"�' 'T ' � 1 '°r �" ��:. ., "_ �!f �' x ��r�wif� ..c ,�yy .:'�;;�N`2�"'+ � _ "'�"i�': }..J�. ;'�JP�� e� . { � ;+,+ � �.: �.i'�� .. 1 � ^ �+r.. - .. f„,.:. . � °�n�,j5 .�K... - . �+ k' , .�§�. r .. t A� ,� - � � +rr�,. . : ""'4,,,s �..� ' � '� �� .. �"� � •1 � � .. a � ' �,� ,,��`.� . �', ' � �'' � :� , t� ��: �� . ,. � ; � �"�,� 1�� ` �r �r,* d • i ;��r ... i .. �,��. � ,� � �� w�" ��t�"r ��. � � ��. � . � J�'� �� .s' . �4 � �. ► . - �R !" . �. : � ��t �,,.. �, �;"�. _ : . �' .. ;,a'�" r �. � ua . ; 1:.w t �,y'�. . ' � � . { � �.! � �"' ;r... ,: � '�. ' • ' �. ,... � . - .�:� ' �" $,A`lk,;�Y.� �.. t ...,!�: �� ,�� ' � -'� . � ,�, s ^�' � 0� �� $ • h.� ••+� t .� ,� „ � � !�; ��' _ � f� _� Parcel 30-11&22-32-OOOG A-T-B: Abstrad Map Scale: 1"�200 ft. N �D: Print Date:4J15J2015 �j- � � � J C&E S MacmiOan �� 32,589,400 RECEIVED Par+cN 1905Q Co Rd No 6 Tax �40,984_72 Address: Ptymouth,MN 55447 Total: {Payable_2015) A�� 2 2��J P T� Residentiai Lake Shore P� This map is aC'co�mp�o�n��tNroOm verious souroes and is fumfshed•,4S tS"wNh no HOme- Sale ropr+�nmbon or wartaMY a�resead or s�d: Homestead Datie: �mAYed�induding fttriess oi arry perficufar P�P�,rt�errhantiadTitY,or the aoauaoy and oornpletec�ess of tl�e inforrrtatian s�iawn. Par'cel 4.65 eCr88 S�le A�: 2(}2,677 Sq ft COde: ��GiiT O HENNEPIN COUHTY 2015 � � � �� , .. .. • , . ,,. . , . ... ,. ,. .,.. .�....�� .................... .......�.,.. ..,...� .,. _,,.,.. � Hennepin County GIS -Printable Map Page 1 of 1 . �,,�M ,. . � _�.� , ,�- - , , ..:. �„> . �.� �. �. . .�. .,�-� � �-,�� . , � Q ►�.�,�� '� � � ! r. ,� �. .. ., H _.. . ° � _ - -a . . _ , ., ��+,�.,�;�'��`` ' ." -. n,. '�� : `''.� '�'� i ,�., I'�` : �§�*i�-�?�,.��$� �� ' ..iw -'� ..+r �`�" I�'�3 �M� y�. '` ,,,�_ '"'fr5 �.� j�' XF.. � . .. . Y5� ' � z � � �� ,: *•.� °� ��t 'c��b� ��,R� �.u+lW' "r � q �. . '�'„k',' , � . �'..$ �'"IC. o� �}a ,Fcr^".�",��.54��±gp�� ,.��+F+�-s� .�t ' . ' . �..`=+a✓ t f+'° d.t�: ''S� $*' R � .� Y !�t«".o-. 'a :.: agyi�.✓�-.. . . _ . i s ,r� a� �� . � ,:q„+"�4'1 i wk,`��•r `�j''� t'i ... ... . � � sp�`�'# � ��ag��f��.,��r ,�� a � '�, . ., ��, �? " �'�y► e�.��• � ..:¢ • ..�+�^ � . .�'. �*� �� ` �� — _ . � ',.�: ',!'x�, � ��ws'�+� ra ` . � - . �'' , e��. � . e�� .��.. 'd� ��" � , . � . �'�4:_ � i � ��fi 6�„�m✓� . � �c�� t�. �. �� . "f�-...a� - ,if. w��. �s �y,'�. �� - �Trd .. • �, �y � :1 �;�� " �►a�.i ,,r �� ,�� Q� � �,, . . 9, , . �If � +�°`r �.� � � � ,f ,, a- � : ,� �.� �t , � .. _ . �:� � �� .��. � . r"�� . , � � � , --** "�� #� 4 6 � � _. �, � � � � � � , "�� , '�' ,,�� _ ; • . � " . .,�.'. �,�; �.�'� � � � . '� .: � �,, 'e�'�r"` °" " ��-' �� - . _ ��; , , � - '�; � T� e�„�,� ;, �r ,� � �-� �: ..�'°� _ �� ''-� -�t� _ "�"' ��c_ - �� 30-11&22-32-0005 A T-B: Abstrad �ap Scale:1"�20U ft N ��' Print Oate:4/15/2015 Owner Market �. _� ��: Martha Bacan Mecmillan T�I: 31,�o8.soo F�ECEiVE[� Pi�rc6f 19040 Co Rd No$ TaX $16,742.58 qp� 2 2 2015 Address: Plymouth,MN 55447 Tatal: (Payable:2Q15) P''O� Res�deMial t.a�ce shore ��e ClTY OF ORONO rype: p��: m��a��n�,�r a��,��,8 so�rnes end is fumfahed"A313"wHh no H°rne- HomeStead 8ale repre�or warranty e�nsssed ar stead: Date: impied,indud'c�g lftriess af any verticufar P�F�,merchentebiitY,or the aaxraq and oomPleter�ea of Cee irt6ormation shown. PSI�CeI 5.33 acres �1e CppYF2lGHT C�HENNEPIPI COUNTY 2015 Area: 232,335 sq ft Code: � � � 39 Laa.__//—'— L---��:� ---lT"-----''-'-�------.�1.r. ,, nr .�nn,. ...es�i.i......n� .....wr.... ....�.... . .. ........ � tlennepm t;ounry�i� -rr�ntanie Map Yage 1 ot 1 �a, . � �.,_.._ _ ._ o.�.d . , . ► � : �- � � � t�'4tK. :', . _ �. �__ ....:.,, . ,. e.� < �a . .. . . .. .a , i ,�::. y s�� r p � ' ._ . Y .... , * '"y,u� .>' '�� ..� � i� � x . " '�� '�y _ �. _ ... T. �. .4...-... ,r . ,..��7" . .a, ,. ,. Y � a �, . . s " . i ,. X' i .� � • „ �,;�' � ,,�" �� , y -%�; � . . : . __ _ . � : �r-- ,- . r j�r,Y' ,� ..�:.'v�' '' �. ; , �t�� ir" �` � � ,� "� ; 4 , ' 4 1I:X ",�-. ��.. ,� ,.�,:; � '+�'� � :t� . . , h =��' "" � "' . �_ �� .. ��.� � �' �. � f� � � t �` , "` � • , `, '�=-- ..,w„ ';r �`, � ., t ,, `� , �' ' ° '�� i,�;;� .�.�5` r � � . � ,�/ f� .y r Sw� �r j �* +� � �l ,i , � . . * til.- � � � .�n` : ' �� . ,! , � y,� , .'"'� I �`� J .r{� ..y�� d �yp. � � •� � ;K . `I, JC�! � � ��, ' 't �, � .. . . }r � f ' � r�� ,� � •i . I � . � j' , • 4 t "� � �� . • � I .. . °'�. i�� -:9� �� • � i� � -_ . . � 4 .44 'id�s�;• `�"i4��„�, . ;�� +� . � � ' �t< � ,� a` � x, . �. � �� .. . . ' 1 � . ,/ ^ ' .,� Y •.. � tl�. . .. . . . '� •,�",s .,�,. �R :� r� . .� . _ � t f ai eR + ..- ,� � �.�, � ' � � „ . •� V+�� ,p+ A V,.y'u 4- . yi"...v ��.,i , � ��M� �bd .'�t _ A, r" 0 � � - .� y - � � �•� -, ;r • ° . , � � � • ,y'�. •, -> r ;d� �n'"_pw_; . . ' , . R , �� -�� : �. .. i � `�� k, Parcel 3a11&22-32-0002 A-7-B: Abstrad �p Scale: 4�d 9 00 ft. �1 ID: Prirn Qate:3/26/2015 -�- N�� 1lYiliam B Macmillan Trustee �� $r39,too RECEIVE Parcei �s��mh�s�N rax $io,s9s.2o APR 2 2 Z015 Address: Piymouth,MN 55447 Total: (Payabfe:2015) p�� Resider�tial Lake Shore �le ��,� CfTY OF�RON4 Type: Price: Trrs map is a awnpitatio�of data rran various �ouroes and is tumiahed"AS IS`with rq Home- Hon-Homestead Sale 03/2008 ��rnatlon or wamar�qr e�ressed or ftNd: Da�B: implled,indud�g fitr�ess af any particufar 'purNo�e,mecch�mf�biGty,a the accuracy and complebeness of the infonnation shown. Parcel 2.39 acres Sale Area: 104,211 Sq ft �g- 'COPYRIG1i70 HETVNEPIN CAUNFY 20'i5 .� 3 7 39 hlt�'//�is_hennenin.us/Pronertv/nrintldefaiilt_acnx?�=4591��RRFi7C,�l1F►_49R�77� S�F�51 �/�F/�f11 S r�ennepin�aunry�ri� -t�nntauie iv1aP Page 1 of 1 . ..k a,,, _ ., ., , .. , � �. � : ,� ...... .�� .... ,..�, _. _. .�. „ �. , a _ . . -0 < � f� � �;� � ' � �, � � ►ia�,..; � . .. � . . . , . ,.,, , � _.. n , � �- �� a � ;� � `"� : • °� � _ � � - � ,��,� .�' ' "�,,, . �� •, '� _ �:- r,�-' - y`6 i � � �--� �, p* � � ,- , . � �r _r �� n � is • p . "� • • ?, � � s �' b � (� v�" � '� 1�� .-� ' � ��I��" �� ».:. . ��` - � ;� . . � 3 � � � + . �` �. �3�q. � x�i .�' '�" , . -. - .. � ; , . . , �� F � ' ix M A �., y" �,�ya .+„ ' +� .i•:6`;: . � .. � _ :+'i�R9i�� .r'' '.. . . . �. �'t ' k u."5. � � y�_ � .'.�� t s,x�, � }��... Y�"'�,s��"-,�4�#�'i� � ld� .�%� 'a'+�� 4�5"s�T =,�.�P� � q�D j.,�.�'��`.� � aty �� .a�,�••a" t=. � . �' .- t�. �� . - . ,*♦ � j4[ .V��►`� � �. Y � ' .,% ` ., : .; . � �� ' : .��a� �' 'r- ,r.� " • � • �y�, ♦ �.R�� ,�«�� .�.� �. . {� . , .. .-. � � �.,� �/ . ` "M� �r �' ;`i. � �� 3 ; .- �� .��;1 . . f� �.. � .�tl.. .� 1t •• . ,, _ �. . , . . ' � y � y� ,.. , � c�: y �,- k ,'�� k SY� . �. . s{-. �� .!. � r� *�t'v "' �. '! �,�,,_ n ��,; ��,'3�:..q�,.� ; r ! J � ,''�' �`'*f „ Q. � . • : f �� , � . � ,� �,i,�. * , . �. a�• � `*�, �.� '�, 4��. �, ,. . ' ` t ��. y �•' - . �r t � �;' . ' ,4+� . � � . ��? '�`�`� � � i. "�• � �� ''� . s� ,� `i ��"EY 3 . . . * ��.+ �y �� , � . , � �� a �w _. # ' >�'�. . y, 3 yy � �� x '!(�- ` `� e flt �.• ;'�� . �� ' ��' ' . � «T i , �� .�. � �p,.. -.r � . e r. . .. � ,�.�,.. .,� a W ,y d , y, . `4 � ''. �� $Yi # �`, � ��a��., �� rp � :�� s, . � . � , • . ... � `` . . . � � . � i .�'� �. r � *w°�, �� I;* .�, � t,� �.� * , .�y,. � .Y�,; {�� z ,.��• � � '��;• � � * ,� y _�� "'� ` � � `� .,a�`n"� �, `� _ _ w^ _ —- + � �_. . �^ ..�� _'� Pa D� 25-11&23-14-0002 A T-B: 7orrens Map Scsle:1"�100 R � PrirrtDaQe:4H5/2045 -� }- N�s� EKWeirBEVWeirTr+e.s �� sa,lo�,000 RECEIV� Par� 1282 Hunter Dr rax s�s,o2s.ss APR ?_ � 2015 Addr+e�s: Medina,MN 55391 Total: (Payabie:2015) CITY OF bRONO �O� Resideatlat Lake Shore �� 7�rPe= Price: ��OOU Thi6 map is a Camp�la6on af dafe lrpn verious souraes and is tumished"AS{S"wilh no HO�� Homestead �� 08H981 i�p��i°��w��°` atead: Date: anY p•rtiouiar P�Pose.mer�hantabqlty,or the aoa�rac.y and oomple6ane�ar fhe inforrnetion stiowr� A�! 1 561a 7�Sq 1t Cpdg• �� IGHTO HENNEPIN COUNTY 2015 �� 39 �� . hthn•//aie hPnnPrin ite/Pmrwrhv/nrint/.2Af�„lt o�....7C`—dCStdSd. 7[GU/1Mf1M d042Z�7 '7e1(�AA n!t[l7nt e . � ��a PC Exhibit G� � ? CERTlFfCATE OF SURVEY FOR W� �� WENDY DAYTON � ��. IN GOVERNMENT LOT 3, SECTlON 25-918-23 ; "��E . y g HENNEPlN COUNTY, MINNESOTA ; i.�Acr � � � �� , � r :�� i . �� . � p No.7A,w mnwmnl�tl � ' , � �- i rnu f un.d�o Y i � ii��iii�i "1 ' ' ��iir �� .` °i �s�iii,�i; �i� '' ,�_�:.�� uiuiuNix�� > > i � �. c,�.�„ � .. , (a � �� i reo n�a , � i u �i s ee�se'or * �.�.� � I Z� Z O r 1 �� r:Yrt�`�� Nowhlne� ! lI� I�� •_-_ � �l � ` �3r1 � 1 I�. �I 1111�i l � _ i �It�� 4t� 1/ 4 Il�� . I 1// i f I� � I 1 l � / . � ��` � i��.�MW��1l --'- -- ------- � O � i 1/,.+ri I�� .�' �a r�i`� '` t ii�k~ \ '� ' ;��`i�iw�it\�'�� : � _ Nf 1 � � ! 1 �11►J � / �� J � �r'1\\ /I � Itf�� .- �1� � �� _�~/ . ri�i�u�� ls � ' {.J�-�� i � �� f/! �� lill� 1�Il� i � � �: ♦ I 5 / in/l E I / + �\ ��i � � /!ll / / 1 \?-�' ,1.�/ � �� /// ! i . �/� i i//i ♦ � �t,� f`��i i� i � ii � �� ^� V �� •__-� t i�j�i f i i�/i �� I j � , i � i�r � � • i . V��"' � i �i iJ/ �� i i/I 1 �� . // ; ti%i �. ./// r I �/ T '^ � ��i I �/ �� I I j r f�� / \ � t � � � ! /�� - ��dj/ �j/ \ i f ��\��J �� /� i� � / i � j i JlJ /'r/\\��`��'��f� �� I ��X��`�`� �- �`� `_ `� �� .i�I�� . LEGAL DESCRIPTION Of PREMJSES � r � ,`�`. �%�^� , ` ` - j � ,-. �� I �` ''i� t � 1 i�iy _ ' -- i � , ,_ -+;�,,, �.x_ ;,;� ,'�� ;-K��r _ ;,� M�C�.N E , � , , _. `�/ LqK�' � � y��r'�` '�� \ , ; f•. i� � i� �%��i�` r� ;��i j_ � i �j/�/� r J ♦�� / �� ,. b � \\ � `-' ..e I �� i i` I . i6 I ��I�� .1'�^y_ `I~l..y �` \� ,�...../... , s� i � /i -� �,wAlBt..�` ^� t ; �y �� _ /` � ��- 1 ,! �� ? i � t��. ��:�� .:�� i i y' y. `L_� �` �� i`I ? 'l/��' � � : l A��1�\ � �� , 1\ �^� ;` -t1�\` ' � %�` \ `\��„``� �l t YVATER i �� \ \ I � � �\ .�-� \��♦ \ 1�� tl�d � � �� \ � �� ;� �� i�-\�I � `��\/' ^��\�\\1 i � �. �\ � � � >>�I � �\ ��♦ 11M� ` � ` �`�� - � � !� I V � ��`\ „Ci. � r � � � v'4i+` _ � i ��-__� �f�� i ! p� � i i � i � �„ .-�� i / G., � �� .''� � , �� : �J� ��i� f��/i -.� �.x1 � f� ��. � � �: 1 �// �,�� ' , - � �`.� -�-. � I � If�r�'\� ' ' ,� I� i�f �i 'i� Y .\ �i' ^y�`��` , � ` `'_- .� ..%i i .� � � ~ � �!�� ,,� �� "�,�i� i __ - � , � � �� ` I� � \� " -� � �`� � . �� i�'�� 1 �\� �\`�4\��\I -��!'s ,..� �J� // �\ � /�� \\ \\ ��: �� .� '�/` � % i \``� � M// — l��Yi l �r,�� Yao��L� � -- ��•�x =l- �� i �'a'�.�� _�/ c- �-*r= 1 � �� f �_� � _- �� .��yv �� .s.o`s��.`_ r �i � .' _ � � 1 a4b \ �.a��\��" ~ c�i / i�i� /f� !\ tl ) � / ' - Lc � I s�� .aer �1��l - -- � � �. i ii K♦f� \�,�y� l�i i > �~ ` _ - ` � �� L ;� ina � - i �� i q, ,!+ i/�� . � � � 1 � � ;' ---------- � -�- - � - � i�d' /I /i i%�!!�.f // � / -� ��/ i �IiM�froMOoVfLot4.S�cZS � 1\\�� `� 7� ,� �i j/�/�/�/� �1 i-� � /1 �!`. ! � � �-= - � ��i +=''~ • i!;��r��lr�� I�i�%Jl� '1 � �l t I �s� �J, � ` ; �� il j� � T `��'�„1 i,� . �� V� 1 ..� / / �� ( 1 `!' �,� �! i .� �� !�y 411� 1 �� 7' ` (l� \M WA7Bt;li � (��y � ! �' �� '��} ��1*� � jW � �� f ``\\`�'�x i` �r �� /1l�I n/ �.�S .�1 `,� � ."f '� �o � o�° � , ` �, � . y � � �// � 1 ,% /� �, � �,J / � �� \� l II ! i � ,� `` �\ U j � ♦ i f rr ./ � / ��-=y- �i�=-� u� r � : � .\ , r �!, �_ �� c., +„� -;-�x"= %� �� ♦ �� .�� _�- I Il�i = �i bf� �i - � `��\� �<<��+t�"' hfll �k �� 5, _ � � � +- 'p� ��y-� : i � �u#lit�4 i/i ' �*4 �_. �� ' \ ��[ S a�,� ,�� ! fl l II / 1 +�\ _ _ K � � ��a,et`�� i�ll/jq,�\,ljll,jl� \\' �:.�`_"� �� _ s�� r iiN.�/�1�11�1��\t .1��-��-'.,�`�� I 1! � �'� �� ' � l�?/!/� \� �� T W � Eryrd�,whLat68�c � �.^.y,e�. ..• �• i� r ., = l �g� �~j /'` }� �� .� I'i� 4 1�1!� '' �� iS� � .h= �� 1 � < �{�l ! � � / � 11 �� i I� � �� Mha�nemm�n�rf,0.c�s " � ,�� i �§] � /! F ' ' ��$�� -- , � , � ��. , � � � f g��y� � This aurvey shows the boundories of �the obove described property, and ; {►�'-`" � the bcotion of on existincj house and shad thereon. 1t does not !. a1_ purport to show any other improvemo�ts or encroochments. ' jP� ' � � � I i o : Iron monument � � Bearings ehown are based upon an ass�med dotum � ' Topoqrophy shown is from Medina City rccords � ; � . N ' Y O� 200 400 �� 800 � ��• ; , SGAL.E IN FEEf i : m � � � � < 0 ��& . � % ~�\� �� \ � •� \�� aF � \` � „� ��. � �� €'� ��—_,.�— --- I �� '�� :� a��-----�� \ ,��* � . ��`g- `-� - � � � \ �\ f� a� � 5 �'�— � ��a "€ `� � � ` \� \ � � / � � .� -� ` �� _ \ \ \ , % � � � 6� •� �� t' I � � \ � � d � � �''� �.. � � --� � ��F�.� $ • ,� �� - �- � \ �� d«� �.�� \ 1• �� ` � � • � °.�� ' ` \ �� !a \ \ � � a � � � fi > � \ �`� � J� � �S � �� w i��j✓„� �i ��. �_ \ �� \ � " I �/�� _��a',� - �^�� :1� # � � � �� 1 � + �/��'� `d �' �'✓� � � '� � �. \ � / / ' � ' a� � / J\� I � / / F � � � � � , p� �� o , �,� �. - � d � � � � � � /��. � � ' � '� ��' � � � l � � � -r.� .��— , � �. � . ,� � � � �� ,�;� �.� s �� `�2� � ��/ � � i �� -� �� o � i --� / i� � � / ,� ��.� � � - . � � � � � � /_ ��s j � �-----'� _ _ { � �� : �� ° �.�,�� •� � � � :� � � � %/� � % � �I �'�'\ � �' � ' � . � � � � ��•� � , '�� "�` � n � � �- � � ( � ! �� l °/ �'� � � � ,� "� � � � \ � � � t � � a - � � .� � � �� \ \ � l l l \ �c � y \ _ d � � � \� 1 � \� •� ,�� ti N � v �. � �� . : /,��—L � _ � —— � �� .� , � �. �. - :� �� `��\ :�� j� .�y .� �-�� _ � � � N� �, ��'� \ �\ � \� \ "� � A L�� \ \ 1 � � � � ��+ � a,�� '' �. �"` � �' '� �1 \ 1� � '�� a 1' � k� � � - �� a �i \ � � /,� / �� J .� •_ �\: � _ � � g �,� � � T� � j y �� Y �i �y V � 4 � / ! '4� �y � � '� —� ��/� � g J w� � �� GY� � � � � J � �� / � �.� �� '� � ^�.�� ,� � / 'F ' � � / �!�' a / �� ` /`�`�� \ ` O � / � ��,' �& � �� a�/ - . � �� jr� � � � ,� � t _ � m• �-� i,�,/,� . �.� � � � � � ffi � � �/�� 3 ' � � . J �✓� �� ^'� �` E � / � ^ f � ' � ' � g /� � �. �a' � // m s � a f s x _ � �' I �� I � � '�� .� _ .� J � � - � � �•o �'� � �� fa � j � � � �.� • x \ F ' y - � r o� � ! ! ' \ � � 3I I I� '� � � a ! � °'�� ' � � 1� j� 1 �` 1� � ,�,,� •"� � �^ _ � � ` � � � - � \11 ��'� �� a� � � a ��1� �� \ 1 } ' �\ � � � �'� � � � . � l ,�= � �� a � � , � � "1 `�1 � , � � 1 1�� ti� � � � e b \ � �`��. � � \ � �� a � �'��`�'� � 1 ` � � �. � � �� i � ��ti � ��.�- �\ � � _ �� ti ` � � � � � � s � �� i �- � � _ '�� i � �` 111 � ��. ��-F- .� � � ' �`,',�� b �� _ � � � �' , �� ,1 �� \ 6 _ � `� � _ � =� r� � �� \ � �� . _ " u�• � � NN ��\ � \ �I GD �.\ �� A � � � �� 's � r o � _ . ��, ``\ \ \ � - $ ° g �O \ ��\ \ \\ � _ \ `\, � �' p� \ - \ \ � �`�$ s � � � �� - �V � �� - � /�� , �._Gy'�y/�� \��\�� --- '� � • / '�' �\ \ � \ �'\\\�\\��'�c-�-�. w� � �� ---` �\\�� *�� r`�.\ �_ n o �DO=��,t7�°Z�tn��m� � \��\�\�� o .��-\, � m �x��A��a�o�m �\\�\�� y a��-�— �� Z $ � � c�'nt�i��'� \ \�\\\�� , �� n --�—Z \� � �� z �� i�. m°� ��~�\ �-- ��' �"�\� � Q � o�ao2m5o�C��y /�,� \ '`� ��—��i�r.,�� \'`� � � �°��3�vZ�� `rIO �-..` ``—�� Q arn0 r��m � m O � `� � \ � r,� �m� DDZ� D� �� \` ~�� \ `�- �` $ �� o m� t� -�`r� 1 11� �� kF � �rn � � ��°'�`"`�`�'�'"�'°�°°,s°°`��°°°,°"°P°rt GRONBERG 8� ASSOCIATES, INC. LIATE BY RfMARKS '"'°s prepar�l try me n�unda�my dNeU wpeMaion � t�»��awsoi�ine s��rM�es�oosd S�`�� CIVIL ENGINE6R3,LAND SURVEYOR3,LAND PLANNERS 445 N.WILLOW DRIVE LONG LAKE,MN 55356 °� PHONE:952-473-4141 FAX:952-473-4435 � �: � o � ,� � �.,�, � _ ° � �� Q y � � oy � � � � � � � � � � � � Q Q, � � n � � `� � � � �� ,� � � d � � � �' � "'' ^ � `" �' CD � � � z A � � � ° °°� c�s � � � o � � w � � � `'� y � � a o � � � � � �� ° � � � a� �1 iu �; � ° � � � o o � �. � � A � �. ��0 � �. o � � coao g '"' '� `° a � � O p �, �' m ►°� � �• �. v 'rJ c►'�n ,�,• � �: � � H z ��-' � � �' � a �' � °' � �r ~' �' � � C� � C n `� � �„ �� • 'd � I y y� E'r � o ►ci � ..� � �' o f� Y � 4 k�! � � � � � � � p �, ,.., � v �, o y t� � A � ,� � � o �. �" � � � � �, � � y � � � � � 0 0 � � � � o b � ° °� � y � �� p '� p` � R � � �j �� w � n, c� a � �, °, �, � � O � O � o . n � � z p p �' � � � � �; v � � �, �v � � � y p � �+ � �a � �p A` O � O � � �.. � � � �o O � O " � ~ � ^' LL O v' � C/� � � C �, p � � n �' � � � a "� ''� CI� � 0C� � � L7 O � � M�+ �` p � '"'�+ �; � ce i-+ � �1 O �-* �: •� � g �` o� � � � c� � � y �. c�i � � � a `g o `c � ,� � � o � rn < � ''�'� � �,�'- E'' � � � i'� � � N � �. � A � ��*, a O � � � C� � � � O � � � � � '� � �' �, in f� U@o p. � � a v � � p � � `� ' � a � '� � �" �' � `� n � �: � ao. � `" ...� � �'' ~ a' q_" �. � `� `C � � o � a� p b �r � � b f�' ' �. '"r+ �y ;p. y f� � � �' � =' �• �y p�, `"`�' p � � � � � 0 � �.. o �. �r � R� � � � .�,�r,' � y a' r � � � � � �land,and declaring th�t the Property and each portion thereof shall be owned,used, occupied and conveyed subject to the covenants,conditions,restrictions, easements, charges and liens set forth below, all of which shall be binding upon each Person owning or acquiring any right, tifle or interest therEin, and their respective heirs,personal representatives, successors and assigns. ARTICLE I DEFINIIZONS The following words, when used in this Declaration, shall have the following meaaings: 1.1 "Association": Mvoney Lake Pieserve Homeownexs Association, a Minnesota nonprofit corporation. 1.2 'Big Woods Lots": Lots 6,7� 8 and 9 of the Plat. 1.3 "Committee": the Design Review Committee of the Association exercising the functions and powers described ia Article VI below. 1.4 "Common Areas": Qudots B, C� E, F, G and H af the Plat, including without limitation any and all recreational facilities now or hereafter lacated on Outlot C of the Plat. 1.5 "Comman Expenses": all expenditures made and liabilities incurred {�y the Association on behalf of the Owners. 1.6 "Develaper": BPS Properties, LI,C, unless and until it assigns ta another Person, by an instrument duly xecorded in the office of the Registrar of Titles in aad for Hennepin County, Minnesota, the rights of Developer under this Declaration, in which case "Developer" shall mean the owner from time to time of the rights of Developer under this Declaration. 1.7 "Excluded Parcels": Outlots A and D of the Plat� 1.8 "I.ot": any of one of the numbered iots in the Pla� 1.9 "Outlot": any of the lettered outlots in the Plat except for the Excluded Parcels. 2 1.10 "Qwnez": one ar more Persons who or which holds fee titie to a Lot; provided, however, that if a Lot is being soid pursuant to a.contract for deed� the contract purchaser(s) entitled to possession of the Lot shall be the Owner unless and until the contract for deed shall havc been caucelled or othezwise shall have terminatecY. If more than one Person constitutes the Owner of a Lot, all such persons shall ctecide between or among themselves how to votc i� any vote of the Qwners of the Lots, and the Owner of each Lot shall be entitled to only ane vote for each Lot owned by that Owner. 1.11 "Person": a natural individuai, carporation,limited liability company,p�e��p (whether general,limitcd or limited liability), hvstee,or any other legai entity capable of holding title to real properly in the State of Minnesota. 1.12 "Plat": die recorded plat of MQONEY LAKE PRFSERVE, Hennepin Covaty, Minnesata. 1.13 "Preservation F�asement Areas": those portions of t}�e Property c3esignated either as Tree Preservation Areas or Prairie Preserva�ion A�as and legaIiy described on Exhibit `B" attached to and made a part of this De�laration by ihis reference. 1.14 `Private Roads": the r�adways aad other improvements now or hereafter iocated on Outlots B, E, F and G of the Plat, including without limitation any uaderground utilities now or hereafter canstn�cted or installed thereon,therein or thereuncler, 1.15 "Private Road OuLtots": Outlots B,E,F and G of the Plat. 1.16 "Property": all of the Lots,and all of the Outlots except for the P.acluded Pazceis, 1.17 "Replacement Tree": a healthy deciduous or coniferous tree measuring at least four inches in diameter, measured in caliper inches faur feet abave the ground. 3 �1.18 "Significant Tre�": a healthy deciduous tree measnring at least six inches in diameter, or a healthy caniferous tree measuring at least four inches iu diameter, measured in caliper uzches foar feet above the ground. ARTICI�E II USE 2.1 Residential Lot Use. Each I.at shall be used solely and exclusively for residential purpases. No building shall be erected, altered, placed or permitted to remain on any Lot except the following, if and to the eatent permitted by applicable law and the Committee: a single dwelling hause, designed for the accommodation of one family; one or mure garages designed to accommodate two (2), three (3}, or four (4) automobiles, the exterior of which shall be constructed of the same material used, or to be used, on the exterior of the dwelli.ng house; a pool house incident to an in-ground swimrming pool on a Lot; a gazebo; and any other building incident to the residential use of the Lot. No above-ground swunming pool, except small, mavable children's wading pools, shall be placed or constructed on any Lot No sign of any kind shall be placed or kept on any Lot if such sign is visible from any other Lot, from any of the Common Areas, or from any road or any other Iocation outside of th�e Property, except only(i) a sign not exceeding one (1) square faot in area, indicating the address and/or name of the Qwner of the Lot, (ii}a "for sale" sign of a size and dimensions not exceed'wg those customary in the Minneapolis-St. Paul metropolitan area for residential real estate "far sale" signs except as otherwise apgroved by the Committee, and (iu) prior to the construction of a dwelling on a Lot and tUe conveyance af the Lot and dwelling to the initial occupant(s) of the dwelling, signs of which the size, shape, calor and message have been approved by the Committee, advertising the Lot for sale, advertising the dwelling as a model home, and/or specifying the name of the builder 4 constructing the dwelling. Eacept as otherwise provided by applicable law, no satcllite dish, antenna or similar equipment or apparatus that is visible beyond the boundary of a I.ot shall be located or insfalled on the Lot. 2.2 o Subdivision. So Iong as any covenant, condition or restriction created by this Declaration remains in effect, no Lot may be subdivided, combined with another I,ot or replatted,in a manriear which changes the number of Lots in tho property. A�Y�latting or other subdivision or combination of Lots shall not,in the absence af an amendmenf to this Declaration, affect #he relative rights and obligations of Owners with respect to their voting rights, theu obligataons ta p$y assessments pursuant to this Declaration, or otherwise. 2.3 Maintenance. Bach Lot aad all improvements thereon shall be maintained by the Owner thereof in good order and repair, in acxardance with all applicable laws, ordinances, niles and regulations and any standards established from ti.me to tim�e by tbe Commi.tte�e. 2•4 Drainfield Protection. Each Lot has or hereafter shall have two individual sewage treatment system drainfield.sites approved by the City {`�rainfield Sites"), which may be the only two feasible Drainfield Sites on the Lo� The Dr�infield Sites identified by Developer and approvcd by the City as of the date of this Declazation are shown on Exhibit��C"attache�bereto and made a part hereof by reference. The Qwner of a Lot may designate one or two alternative Dra,infield Sites on thc Lot, in lieu of one or both of the Drainfield Sites identified by Developer, but only with the approval of the City. Neither of the Drainfield Sites on a L,ot shall be disturbed before, during or after construction and subsequent occnpaacy of a dwelli.ng on the Lot, regardless wbether the Drainfield Site is in use. The ea�isting natural topsaii an ea.ch Dra�n$eld Sita shall remain in place and shall not be subject to any traffic which will cause even slight compactivn. To protect Drainfield Sites from inadvertent damage or destructioa, no Owner shall 5 permit any caz, ttvck, ar ear�h moving equipment to eater upon the Lot of any other Owner, and no Owner shall constnict any driveway,erect any building, or pernut earth moving equipment on the Owner's Lot without firs� (a) erecting a ciearly visibie fence prior to commencement of construction, twenty (20) feet outside the boundary of each of such Owner's Drainfieid Sites, along that part or those parts of the Drainfield Site(s) that is between the Drainfield Sxte(s) and all areas whi.ch are accessible to earth moving equipment; and (b). erecting a clearly visible fence during construction along that part of the I.flt line that is between an adjacent Lot's Drainfield 5ite(s) and the areas on the Lot which are accessible to earth moving equipment. The covenants and restrictions contained in this Section 2.4 shall bind each Owner of a Lot and shall inure to the benefit of and be enforceable by the City,the County and the Owner of any other Lot,at�d their respective legal representatives,heirs, successors and assigns. 2.5 Parkin�. No vehicle shall be parked on any unpaved area on a Lot, nor on aay street or road right-af-way adjacent to the Lot or to any other part of the Property. 2.6 Common Areas. The Common Areas shall be owned and maintained at all times by tha Association. The Private Road Oudots shall be used solely for pedestrian and vehiculaz ingress and egress as pravided in Section 2.8 below. Outlot C shall be used by the Owners for recreational purposes, subject to such rules as the Association shall establish from time to time. Outlot H shall be used as a tree preservation and buffer area. 2.7 T�ee Preservation and Tree Planting. Each Owner of a Lot other than the Big Woods Lots shall replace each Significant Tree removed from such Owner's Lot with two (2) Replacement Trees to replace the Significant Tree so removed. Each Owner of a Big Woods Lot 6 shall be enti�ied to remove up ta eighteen (18) Significant Trees from such Owner's Big Woods Lot in coanection with the construction of a home and/or septic.system on the Lot without being required to replac� any of them, but shall repiace any r�moved Sigaificant Tree in excess of eighteen (1 S) with two (2) Replacement Trees. In addition to the foregoing requirements, each Owner stiall piant the trees required by the Common Bounaary Tree Plan for the Ovvner's Lot as descrified in Section 6.3. 2.8 ccess. Vehicular access to Lot 1 shall be solely aver and across Outlot E. Vehicular access to Lot 2 shall be salely over and across puttots E and G. Vehicular access to Lots 3, 4, S, 5 and 7 shall be solely over and across Outlot F. Vehicular access to I:ots S and 9 shall be solely over and across Outlots F and B. Vehicuiar access to Lots 10 aad I 1 shall be directly from Hunter Drive. ARTICLE III EASEMENTS AND SETBACKS 3.1 Utili d Draina e Easements. Easements for installatian and maintenance of utilities and drainage facilities have been dedicated as shown on the Plat. Within these easemen#s, no structure, fence� planting or other material shall be placed or permitted to remain which may dama$e or interfere with the installation and maintenance of utilities or wluch may chaage the direction of flow of water through drainage channels within the area of these easements. T'he Owner of a Lot shall maintain the easement sites on tbe Lot and all improvements within it, ea�cept for those improvements for wluch a public authority or utility company may be responsible. 3.2 Private Road. Developer hereby declares and creates perpetual, non-eaclusive appurtenant private road easements: (a) over Outlot E of the Plat for the benefit of and 7 appurtenant to each of Lots 1 and 2; (b} over Outlot G of the Plat for the benefit af and appurtenant to I.�t 2; (c) over Outlot F of the Plat for the benefit of and appurtenant to each of Lots 3, 4, 5, b, 7, 8 and 9; and(d) aver Oudot B of the Plat for tbe benefit of and appurtenant to Lots 8 and 9;benefiting each current and future Owner of those Lots,for use by each Owner and the guests and invitees of such Owner for pedestrian and vehicular ingress and egress, and undergmund utility puYposes, between such Lot and Hennepin County State Aid Highway No. 6, as shown on the Plat. 3.3 Setbacks. The setback requirements for the dwellizig house and any other building on each Lot shall be the setback requirements of the City, except as otherwise set forth below. 3.4 Citv Access. Developer hereby declares and creates: (a) a perpetual, non- exclusive easement over the Private Road Outlots for the benefit of the City, for (i} road, drainage and utilities purposes, including the right to construct and maintain the same and the right of ingress and egress of emergency velucles; and (u) ingress and egress over the Private Road Outlots for inspection by the City of any portion of the Property, animal cantrol, snow removal�maintenance, repair and replacement of the Private Roads, and ea�ercise of any rights or remedies granted to thc City by tlus Declaration. 3.5 Preservation Easement. Developer hereby cavenants, grants, gifts, quit claims and conveys to each Owner the easement and right to restrict, and Developer, for itself and all future Owners of Lots, $gxees for the benefit oP all present and futare Owners of Lots to limit and preclude, the use, improvement and development, under the conditions and covenants contained in this Secdon 3.5,of the Preservation Easement Areas. 8 In furtherance of such easement, Developer� for itself and ail futur+e Owners of each of the Lots,hereby covenants and agrees that, except as expressly permitt�d by tlus Section 3.5: (a} no stcucture shall be construct�d, erected or. placed upou the Preservation Eassment Areas, including without ]iri�itation fences, fireplaces, st�ps, hardcoyer or roads of any nature whatsoever, or any other structnre or improvement inconsistent with the natural state of � Preservalion Easement At�eeas, eacept that walking paths tt�at are not made af hardcover shall be permitted with approval of the Cammitt�; (b) no domestic animals shall be kept or allowed to remain within the Preservation Essement Areas; (c} no tree, shrub or other vegetation within the Preservatian Easement Areas shall be destroyed, cut or removed eacept as authorized in wr�ting by the Association and in aceordance with an approved vegetation management pIan; (d) no earth, loam, peat, gravel, soil ar any other natural material or substance shall be moved or removed from the Preservation Easoment Areas, nor shall any dredging or eacavation of any natur+e whatsoever in, or any change in the topography of, the Preservation Easement Areas be made without the w�ritten cansent of the Association; (e)no soil, sand, gravel or other substance or mateaial as ?andfill shall be plac�, dumpai or stored in, and no waste, trash�r garbagc shall be dumped or stored in, the Preservation Easement Areas; {fl no use of the Preservation Easement Areas shall be made except any uses wluch will not change or alter the naturaX condition of the Preservation Easement Areas, and no use which would tend to change the drainage, flood control, water conservatioa, erosion control, sail conservation, wildlife habitat characteristics and scenic views of the Preservation Easement Areas shall be made, and (g) th� Ciry and the Association may enter upon the Preservation Easement Areas for the purpose of inspection and enfarcement of the covenants contained herein and to cause to be remaved from the Preservation Easement Areas, without any liability, any structure, use, material, substance or 9 unnat�ual matter inconsistent with the covenants cantained in this Section 3.5 and the natural state of the Preservation Easement Areas. Except as eapressly set forth in this Section 3.5, the public shall have no interest in the Preservation Easement Areas. Notwithstanding the foregaing provisioris of this Section 3.5: (i) the Owner of each of Lots 5, 6 aud 7 shall be entitled to consttuct, within the portion of the �Owner's Lot that is included in the Tree Preservation Areas, either or both of a septic system and driveway that othe�vise complies with the provisions of this Declaration and that is approved by the Committee as having been located and designed in a manner that causes as little loss of Significant Trees as reasonably is possible; and (ii}the Owner of each of Lots 10 and 11 shall be entided to construct, within the portion of the Owner's Lot that is incIuded in the Prairie Preservation Areas, a driveway that otherwise complies with the provisions of this Declaration. ARTICLE IV N[]ISANCES;AIVIMAL5 4.1 Nuisances. No noxious or offensive activities shall be carried an upon any Lot, nor shall anything be doae thereon which may be or become an annoyance or nuisancs to the Owner or occupant of any otb.er L.at. 4.2 Animals. No ani.mals, livest�k or poultry of any kind shall be raised., bred or kept on any Lot, except that dogs, cats, birds and othar common household peta may be kept so long as: they are not kept, bred or maintained for any cammercial purpose;they are maintaine,ci in accflrdance with all applicable laws and ardinanc�s, including withovt limitation �any limitations on the number of any such animals and limitations on the housing and fencing required for such animals; they are housed withi,n the primary residential dwelling or the garage on a Lot, except as atherwise approved by the Committee; and they are not allowed to nin at 10 large on the Lot of atty Owner other than the oa►ner of the pet, or on any street or road adjoining any of the Lots or any other portion of the Property. ARTICLE V GARBAGE AND REFU$E; 4UTDOOR STORAGE 5:1 Rubbish, Trash and Garbage. No Lot shall be used or maintained as a dumping ground for rubbish. Trash,garbage,rubbish,brush,cuttings and other waste shall be kept only in sanitary containers shielded from view,in a manner approved in writing by the Committee, from roads, easements,ather I,flt� and any other portions of the Property. 5.2 Firewood. Firewood may be kept outside a building only if shielded from ylew, in a manner approved in writing by ttte Cammittee, from roads, easements, other Lots and any other partions of the Property. 5.3 Out oor Sto•a e. No motor vehic�e. watercraft, traiier ar piece of recreational equipment, including but no# limited to camping t�a,ilers, motor ho�s, snawmobiles, motorcycles, motorbikes, boats and cances. shall be permanendy ar temporarily stored on a Lot outside of a garage, dwelling, or area screened from view from mads, easements, other Lots and any other portion of the Properiy, No commercial vehicle, equipm�nt, pacts or machinery shall be permanently or temporarily stored on a Lot outside of a building on the Lot. ARITCLE VI DESIGN REVIEW 6.1 Design Review Committse, No building, structure or other improvement to a Lot shall be erected, placed, altered, expanded or occupied on any Lot, nor shall site grading, landscaping or preparation of a Lot occur, until the building plans and specifications and site plan showing the location of such building or other structure or improvement, or aiteration or 11 expansion thereof, and/or the landscaping plan, have been approved by the Committee. The Committee initially shall be composed solely of George W. Stickney,unless and until Developer designates a different member by written notioe to the Owner of each of the Lots. Thereai�er, whenever Developer ceases to be the Owner of at least three of the Lots, the Committee shall be composed of the Directors of the Association, or thr�e persons designated in writeng by the Dire�tors of the Association. In the event of the death or resignation of any member of the Cammittee, the remaining member ar members shall have fiill authority to act as the Committe� unti.l a substitute Director of the Association, or a substitute person designated in writing by the Directors of the Association, is elected or appointed, as the case may be. The Committee shall meet as frequently as necessary, upan reasonable notice to t�e Owners and �embers of the Committee. All decisions of the Committee shall be by m�jority rule. The Commit�tee shall not unreasonably fail or refuse to approve any application or request by an Owner. 6.2 Obje�tives. The objectives of the Committee s�all include, among others, the fallowing: (a) To promote long-term community quality by encouraging const�niction an the Lots of only single-family homes and related improvements of appropriate architectural style and exterior design; (b) To protect and preserve the character and nature of the Property, including its landscape,pleasing views and natural chazacteristics; (c) To prevent any commercial,business or industrial use of the Lots; (d) To promote the use of only quality exterior materials and finishes, of a calor and applied in a manner that enhance the appeal and compatibility of the residentiat cammunity within the Ptoperry; 12 (e) To promote adequate and rea.sonable devetopment of the Property, .apprapriate.to the type of homes to be constructed thereon; (fl To promote the erection of buiidings appropriately located qn the Lots,to foster and preserve a hazmonious appearance and function and ta preserve the quality of views from other Lots; (g) To enforce compliance with all terins, general and specific standards, and other Use restrictions conteined herein or in any other document duly recorded which affects title to any part of the Ptoperty; (h) To pramote compatibility of alterations made to any dwelling or other improvements on a Lot with the existing dwellings and other unprovements on the other Lots; and. (i) To promote compatibility of iandscaping on Lots in order to achieve a harmonious viewscape from other Lots and to preserve and enhance t]�e sesthetic qualiry of the Property, 6.3 Review Process. Design review by the Committe�shall includ�but not be Iimited to (a)site grading and landscaping plans; {b)location of all buildings and other improvements; (c)height and mass of buildings in relation ta other houses an Lots and the general topography of the Property; (d)location, configuration, length, area aad configuration of driveway access; (e)eztcrior finish materials; and (f} location, composition, size, color and design of any and a]1 fencing. Prior to commencement of construction or site grading on any Lot� the pwner of the Lot shall submit to �e Committee: a site plan of the Lot, showing existing grades, Lot lines, setback Iines, proposed Iocation of each building, and the location, Iength and width of all driveways, fences, sidewalks and patios; a site grading and tree clearing plan, which shall 13 identify all tr�e protection and Drainfield Sites protection measures and all installations of silt fences; two (2) sets af constcuction plans for the building(s), including interior floar plans, renderings of all eaterior elevations, and an identification of the character, quality and colo�and, if available, the manufacturer, of all exterior materiais and finishes; renderings of any proposed fences and/or retaining wall impravements; a tree survey of the Lot to be improved, showing the size, species and location of all Significant Trees on the Lot that are proposed to be removed from or relocated on the Lat, and the size, species and Iocation of all Replacement Trees required by Section 2.7 above; and the size, species and location of at least twelve trees that are requiceci to be plauted along each bounciary of the Lot that is a common boundary with another Lot (the "Common Boundary Tree Plau"}. Replacement Trees may be counted toward the twelve tree requirement of the Common Boundary Tree Plan if planted along a common boundary. If, within twenty-one (21) calendar da.ys after all of said materials have been submitted to it, the Committee or its designated representative neither disapproves such alteration or improvement nor approves the same subject to one or more canditians, and in any event if no suit to enjoin the making of such alterations or improvements has been commenced prior to tb;e completion thereof, such approval{s) will be deemed granted, further evidence thereof will not be required, and this covenant shall be dcemed to have been fully perfarnied as to such construction or site grading• 6.4 Landscapin�. No vegetation on a Lot shall be altered, eacept pursuant to a landscaping plan submitted to and approved by the Committee. Prior to commencement of any grading, tree removal or other landscape alteratioa beyond any such activiry within the approved building area for a dwelling, and in any event not later than the earlier to occur of the date af first occupancy, or n.inety (90) days after completion of consttuction of the dwelli.ng on a I.at, the 14 Owner of the Lot shall submit for review by the Committee two sets of a proposed landscape plan for the Lot, identifying all plantings,maintained yard areas, gardens, areas of proposed non- maintained naturai ground cover, proposed tree clearing, Replacement Trees, and the Common Boundary Tree Plaa for landscape or vjew purposes. If, within twenty-one (21) calendar days after its receipt of the proposed landscape plan complying with the requirements of this Se�tion 6.4, the Committee or its designated representative neither disappmyes such landscape plan nor approves the same subject to one or more condit�ons, approvai of thc lands�ape plan will be deemed granted, f�uthe�r evidence thereof will not be required, and this cavenant s.hall be deemed to have been fully performed as to the landscaping plan so submitted. The Committee, in its review of landscape plans, shall discourage tho removal of any Si�cant Tree on a Lot, unl�„ss such tree is diseascd ar within the site of the approved improvements to be made to the Lot, in which case the Committee may require that each such Significant Tree be replaced on the Lot by two Replacement Trees of a species acceptable to the Committee. The Comtnittee, in reviewing and approving landscape plaras for Lots, shall have as one of its objectives to ensure that thc landscaping on all of the Lots is harmonious with the iandscaping on the other Lots. 6.5 Su_bs�eq,uent Improvements. After initial occupancy of the dwelling constructed on a Lot, no ezterior improvement or construction wh�ich has nat previously been approved pursuant to this Article VI shaIi be commeaced, and no building, other structure or unprovement to a Lot shall be altered on the exterior (excludi.ng normal staining or repainting of a similar color),nor any substantial landscape work done on any Lot,unless the approvala required by this Article VI shall have been obtained. Notwithstanding tEie foregoing, in the event of a casualty to any improvements on a Lot, which improvements were approved pursuant to this Article VI, the 15 Owner of the Lot shall be entitled to i�ebuild those i.mprovements, without ciiange from the original approved plans, without again abtaining appraval by the Committee. 6.6 Other Spec�c Standards. To provide guidance to Owners, Develaper hereby provides the following additional design review standards which �shaU be enforced by the Committee: (a) Materials. The exteriar walls of all buildings on a Lot shall be coastsucted of any of the following materials, of a quality and applied in a manner acceptable to the Committee: brick; stucco; natural atone; cultured stone; cedar shake; cedar siding, redwood siding; or other material approved by the Committee. Consistent application,on all elevations of the proposed dwelling,of corner boazds, window and door trim, shutters, frieze boards and moldings aze encouraged, and rnay be required whenever visible from any other I.ot. All roof vents, plumbing stacks and flashing should closely match the color of surrounding materials. Driveways shall be paved, with asphalt, concrete or pavers. Approval of colars by the Committee shall be in its reasonable discretion. Ezterior colors approved by the Committee may not be changed without the same approval. (b) Individual Sewa�e Treatment Svstems. Individual sewage treatment systems shall be built into the existing contour of the Lot, and Iandscaped to mask the appearance of a "mound." Any access portals vr pipes used to pump out underground holding tanks shall be installed not more than two inches above ground level, and shall be capped in a manner consistent with best industry practices. {c) Landscape Plans. Generally, landscape plans for Lots shall contempiate turf, shrubs, trees and flower gardens, to be maintained by the Owner of the Lo� 16 Landscape plans providing for non-maintained areas may be permitted only in areas of heavy tree caver and the Preservation Easement Areas. Landscape plans which include plantings of native grasses, wildflowers andJor other plantings intended to create a iow- maintenan�e landscape of nat�ual appeaza.nce� may be permitted on a Lot only when the same will be professionally designed, installed and maintained to maturity and where the same are appropriate to�eighboring landscape. ARTICLE VII COMMON EXP'ENSES 7.1 Comman Areas. The costs of maintaining. r+epairing and replacing the Comznon Areas, including without limitation tbe Private Road Outlots and any other improvements an the CammoA Areas, aad the costs incwrred by the Association in otherwise performing its obligations unde;r this Declaration, shall be Common F,apenses. 7.2 Qther Common Fxnenses. The following aiso shall be Convnon F.xpenses: (a) The costs of maintaini.ng, x�epairing and replacing, and pa�ng the cost of electricity uscd by, any and all sfieet lights within t.�e Property, and any sh�et signs on the Property,to the eatent not maintained by thc City or the County; (b} The costs of maintaining, repairing and replacing any subdivision monuments,lighting aad related improvexnents on any of the Common Aieas; (c) Any reaI estate ta�es and special assessments levied against the Common Areas; (d) The costs of ma.intaining all storm water ponds and other storm water management facilities now ar hereafter constructed on the Praperty;and 17 (e) The casts of maintaining and complying with any ecological restoration and management program for the Property proposed by Developer and approved by the City,as the same hereafter may be amended from time to time with the City's approval. ARTICLE VIII ASSFSSMENTS 8.1 Creation of Lien and Personal Obli�ation of Owners. Each Owner. by accepting any deed or other instrument of conveyance to a Lot, whether or not it shall be so expressed in auch deed or other instrument, is deemed to covenant and agree to pay to the Association general annual assessments or chazges, and speGial assessments for capital improvements and other Common Fxpenses which are incurned less fi�equently than annually by the Owners, such assessments to be established and collected as hereinafter provided. All annual and special assessments assessed agai.nst a Lot, together with interest, collection costs and reasonable attoiney's fees, shall be a lien on the Lot, in favor of the Association, from the due date of such assessment until paid in full. Each such assessment, together with interest, collection costs and reasonable attorney's fees, shall also be the personal obligation of the Owner of the Lot as of the due rlate of the assessment, and if more than one person is the Owner af the Lot, each such person shall be jointly and severally liable therefor. Such assessments shal.l lx fixed, established and collected by tt� Association from time to time in the manner provided in this Article. 8.2 Purposes of Assessments. The assessments levied against the Lots shall be used exclusively to promote the recreation, health, safety and welfare of the Qwners, ta improve and maintain the Common Areas, to maintain and repair any amenities located within the Common Areas, and to pay other Common Expenses. 18 8.3 AnnuaI A.ssess�nt. The Association shall fix the ac�unt of annual assessments and the dates and methods of payment. 8.4 Special Assessment for Capital Improvements. Special assessments for the P�'Pose of defraying, ia whole or in part, the cost of any construction, recanstruction, repair or replacement of a capital improvement shall be Ievied only with the assent of th� Owners of a n�jority of the I.ats. 8.5 niform Rate of ssessment. Both annuat and spe�ial assessmcnts shall be fixed at a uniform rate for all Lots, and may be collected on a mont}ity, quarterly or annual basis, as determined from time to time by the Ass�iation. 8.6 Effect of Nonpavment of Assessments. Any assessment not paid within thirty (30} days after the due date shall bear interest�from the due date until paid, at a rat� equal to the lesser of the highest rate permitted by law, or eight p�ercent (896} per annum, The ,�,Ss�iation �Y b�S � �� at law against an Owner who has not timely paid an assessment for which such Owner is.personally obligated (a "Defaulting Owner"), and/or foreclose the lieu against the Lo# owned by the Defaulting Owner, to collect any assessFn�ent owed by the Defaulting Owner. No Owner may waive or othera+ise escape liability for the assessments pmvided for herein by non-use of ttie Commoa Areas or abandonment of a Lot. A suit to recover a�money judgment for unpaid asscssments and expenses hereunder may be maintained without foreclosing or waiving the lien securing the same. 8.7 Liea for Assessments. All sums assessed to a Lot pursuant to this Article VIII, together with interest th�reon and other costs as provided herein, shall be secured by a lien thereon in favor of the Association. Such lien shall be superior to all other liens aad encumbrances on such Lot eXcept only for liens for geaeral and special taxes, and the lien of any 19 first mortgage on a Lot. All other Pe�sons acqairing a lien on any Lot shall be deemed to have consented that such Person's lien shall be inferior to future liens for assessments as provided herein, whether or nat such consent is specifically set forth in the instrument creating such lien. To evidence a lien for surns assessed pursuant to this Article, the Association may prepare a written notice of lien, setting forth the amount of the assessment, the due date, the amount remaining unpaid, the name of the Defaulting Owner and a description of the Lot, and record t1�e same in the office of the Registrar of Titles in and for Hennepin County, Minnesota. Such lien may be enforced by judicial foreclosure or by foreclosur� by advertisement, in the same manner in which martgages on real property may be foreclosed in Minnesota, and each cuirent and future Owner, by becomi.ng an Owner, hereby grants to the Association a power of sale, to enable the A,ssociation to enforce the lien hereby created by non judici.ai proceedings. �n auy such foreclosure,the Defaulti.ng,Owner sball be required to pay the costs and eapenses�f the Association in collecting the assessments and/or enforcing the lien, all of which shall be secured by the lien being fvreclosed. In order to cause the Association to discontinue any foreclosure or any other proceedings to collect any assessment and/or to enforce any lien granted ptusuant to this Declaration, the Defaulting Owner shatl be abligated to pay all assessments against such Owner's Lot which shall havc become due as of the date of such payment, and all costs and expenses incurred by the A,ssociation in collecting the assessments and/or enforcing such lien, includi.ng reasonable attorney's fees. A release of notice of lien shall be executed by the Association in recordable form, and may be recorded at the Defaulting Owner's expense, upon payment of all sums secured by a lien which has been the suhject of a recarded notice of lien. 20 The Association, upon written request, shall report to any Person with a valid Iien on or intecest in a Lat, any assessments remaining nnpaid far Ionger than ninety (9t1} days after the &ame shall have become due. 8•8 Continuing Liability. The sale or other transfer of a Lot shall not eatinguish or othervvise impair the assessnnent lien, nor eatinguish �r impair the personal obligadon of the sellin$ Uwner for any delinquent assessments and interest, costs and expenses, until the same shall have been paid in full. Notwitb�tandi.ng the foregoing, the personal liability of any Owner to pay assessments and any related interest, costs and expenses shall apply only as to any such ass�ssments,interest, costs and expans�s which were due when tt� Owner became the Owner of the Lot, or which became due thereafter but prior to the date on which the Owner ceased to be the Owner of the Lo� 8.9 Governmental Assessments. In the event that the Association fails ta perform any of its obligations pursuant to this Declaration and such abligations were irnposed by or for the benefit of the City, the County. or any ather governmental or quasi-governm,ental entity, such governmentai or quasi-governmental entity shall be endutd to pay and perform the obligations of the Association in co�ection therewith and to Ievy, impose, enforce aad collect the costs so paid or incwrned by such entity by an equal assessment on each af the Lots, to the fulkst extent permitted by law. ARTICLE IX GENERAL PROVISIONS 9.1 Duration. The covenants, conditions, restrictions and easements in this Declaradon shall nm with and bind the Property and shall inure to the benefit of and be enforceable by and against the Owner of each Lot, and their respective legal representatives, 21 heirs, successors and assigns. The easements created peusuant to this Declaration shall be perpetual. Any pmvision of this Declaration expressly benefiting the City, the County, or any other gavernmental or quasi-governmental entity, shall be perpetual unless and until waived in writing by that entity. .All other covenants, conditions, restrictions and reservaiions created by this Declaration arc exempt from the durational limit set forth in Minnesota Statutes Section 500.2Q, subd. 2a pursuant to clause (4)of that subdivision, and shall be perpetual, 9.2 Enforcement. Eac� Owner (including Developer so Iong as Developer is the Owner of at least one of the Lots) and the Association shall have the right to cnforce,by any proceeding at law or in equity, all easements, covenants,conditions,restrictions and charges now or hereafter imposed by the provisians of this Declaration, including the collection, for the benefit of the Association, of any Owner's pro raia share of Common E�penses. The City, the County. and any other governmental or quasi-governmental entity, shall have the right to enforce by any proceeding at iaw or in equity all easements, covenants, �onditions and restrictions created by this Declaration expressly for the benefit of such entity. In view of the purposes of this 17eclaration and the unique cbaracteristics of the Property, it is ackaowledged that money damages to the Association, any Qwner or any other entity in the event of a violation of any of the terms hereof would be an inadequate remedy, due to the irregazable and immeasurable harm done thereby. Accordingly, the Association, each Owner (including Developer, so lang as Developer is the Owner of at least one of the Lats) aad any other entity shall have the right, in addition to any other remedies available at law ar in equity, to apply for and receive from any caurt of competent jurisdiction in the State of Minnesota, equitable relief by way of restraining order, prohibitory or mandatory injunction, or other relief, to prevent and enjoin a breach of the terms of this Declaration, or by way of specific performance to enforce performance of the terms 22 of this Declaration. If successful, the party seeking enforcement of the terms hereof shall bc entitled to recover from the pariy violating the terms of this Declaration reimbursement for ali costs and expenses af litigation, including reasonable attorney's fees, witness fees, service of process fees, deposition costs, expert witness fees, and any other costs incurred in securing such relief. 9.3 Severabilitv. Invalidation of any provision hereof by judgment or caurt order shall not affe.ct any of the other pmvisions, which shall remain in full force and effect 9.4 Amendment. This Ueclaration may be amended by aa instrument executed salely by Developer until Developer is the Owner of fewer than three (3) of the Lots, and thereafter may be amended by an inst�nYment executed by Owners of at least eight{8} of the Lots;provided, however, that: Section 8.5 may not,be amended without tlxe express written consent of the Owner of each of the Lots; and no part of the Property may be deprived of any easement granted pursuant to this Declarati�n without the wriiten consent of each Owner and lienholder of that part of the Property. IN V'VTINESS WHEREOF,Developer has caused this Declaradon to be duiy execut.�d on the day and year first above written. DEVELOPER: BPS Properties,LLC sy: George W. Stickney Its: Chief Manager 23 STATE OF NIINNF,SOTA ) � ) ss COUNTY OF HENNEPIN ) The foregoing inst�niment was acknowledged before me this day of , 2015, by George W. Stickney, the Chief Managez of°BPS Properties, LLC, a Minnesota Iimited liability company, on behalf of the limited liability company. Notary Public This instrument was drafted by: Moss &Barnett(JI,W} A Professional Association 150 South Fifth Street,Suite 1200 Minneapolis,MN 55402 (612) 877-5000 24 CONSENT OF M4RTGAGEE Wendy White Dayton, the owner and holder.of a recorded mortgage encumbering some or all of the "Lots" {as defined in the foregaing Declaration of Covenants, Conditions, Restcictioas and P,asemen�s}, hereby cvnsents to said Declaration and agrees that her right, tide and interest in and to any and all af the I.ots shall be subject thereto. Wendy White Dayton STATE OF MINNESOTA ) ) ss COUNTY OF F�IN ) The foregoing instrument was ackaowiedged before me this day of . 2415,by Wendy White Dayton. Notary Public 25 EXHIBIT��A" THE LARGER PARCEL The following described real properry situated in Hennepin County,Minnesota: Lots 1 through 11, both inclusive, Block 1, and Outlots A, B, C, D, E, F, G and H, M�ONEY LA,KE,PRESERVE,according to the recorded plat thereof. 26 �C � O d � b �J � � "�w W V r d � � � EX�IT��G"' PRFSERVATION EASEMENT AREAS The following described real property situated in Hennepin County,Minnesota: A. Tree Preservatlon Areas , That part of Lot 1,Block 1, Mooney Lake Preserve,according to the recorded plat thereof,lying east of a line parallel to and fifteen {15)feet westerly of the east line of said Lot 1,and that part of said Lot l lying west of a line parallei to and fifteen(15) feet sautheasteriy of the northwesterly line af said Lot 1; and That part of Lot 2,Block 1�Mooney Lake Preserve, according to the recorded plat thereof,lying southea.sterly of a line parallel to and fifteen(15)feet northwesterly of the southeasterly line af said Lot 2� and that part of said Lot 21yi.ng northwest of a line parallel to and fifteen (1S) feet southeasterly of the northwesterly line of said Lot 2; and That part of Lot 3,Block 1,Mooney Lake Preserve, according to the recvrded plat thereof,lying southeasterly of a line parallei to aad fifteen(15)feet northwesterly of the southeasterly line of said Lot 3, and that part of said Lot 31yi.ng narthwesterly of a line parallel to and fiftecn (15) feet southeasterly of the northwesterly line of said Lot 3; and That part of Lot 5,Block 1,Mooney Lakc Preserve,accarding to the recorded plat thereof,lying westerly of a line described as follows: Commencing at the mpst southerly corner of said Lot 5; [NEED DESCRIPTION OF LIlVE]; and The northerly fifteen (15}feet of Lot 6,Block 1, Mooney Lake Preserve,according to the recorded plat thereof, and that part of said Lot 6lying northwesterly of a line described as followa: Commencing at the most westerly comer of said Lot 6;thence southeasterly, along the south line of said Lot 6, a distance of^feet to the point af beginning of the line to be described; [NEED REST OF DFSCRIPTION UF LINE]; and That part of Lot 7�Block 1,Maoney Lake Preserve, according to the recorded plat thereof,lying west of a line drawn perpendicular to the north line of said Lot 7 from a point on t�e north line of said Lot 7 distant one hundred fifty(150)feet east of the northwest corner of said Lot 7, and the north fifteen(15) feet and the south fifteen (15)feet of that part of said Lot 7lying east of said perpendicular line; and The westerly siaty(60) feet,the northerly forty(40) feet,the easterly thirty (30}feet, and the southerly n.i.nety(90) feet,of Lot 8,Block 1, Mooney Lake Preserve, according to the recorded plat thereof; and ZS The westerly and easterly twenty(2A}feet,the northerly forty(40)feet,and the southerly ninety(90}feet, af Lot 9,Block 1,Mooney Lake Preserve, according to the recorded plat thereof; and The north fifteen(15) feet of Lot 11,Block 1,Mooney Lak�e Pr�serve, according to the recorded plat thereof. B. Prairie Preservatfon Areas That part of Lot 1,Block 1,Moaney Lake Preserve, according to the recorded plat thereof,lyiuig westerly of the east thirty(30)feet thereof and south vf the easterly extension of the south line of I.flt 2,Block 1,Mooney Lake Preserve; aad The southerly thirty(30)feet of Lot 2,Block 1,Mooney Lake Preserve, according to � the r�corded plat thereof; and Those parts of Lots 1Q and 11,Block 1,Mooney Lake Preserve,ac�cording to the recorded plat thereaf, lying west of a line parallel to and one hundred.fifty{1 SO)feet east of the west line of said Lots 10 and 11,and�ying sautheasterly of a line parallel to and thirty(30)feet northwesterly of the most easterly line of said Lots 10 and 11; and The northerly fifteen (15)feet and the southerly forty-five (45}feet of said Lot 11, B1ock 1,Mooney Lake Preserve,according to the recorded plat thereof. 2780522v4 24 , � �� , : .w . ._ PC ExhibitH . _ ,,; . ,,. � � �� f .. . . , � .. ,��1�� ,�.�� ` ' .a , i� �. �i- - � '.+IDya$.. .. . � . # �. {.i�_ .�'� � ' �y� " ��A��t- � � . , « , � . . 4 �- 0 4 . #�p: . �_.,�.....� ..._ w�, � ��t .. ;�* � +'^� a • y,� ��+ � � ��:,. �� . .n�� . .,�IM'" . '�.'�,�•�ji'W" . `i'�. � - . � ,. - • <_ .. .. . . .. �,+F .. ..� ,r .. � , .. . . w .'' �� '� � , , , _^"' � �--� ,�'�� ., � . z �� ' ..[ . . � �„, �� -°�.2, "�w � A 01�'� � � � '� � 1,�"�` �� e '"� � � "� �. � ,� ., � �`"� � �� _ �n y:�z K k�� If't,�`,;��'Fia .� � .:. a �. , .� � * '� q � �,� R�,:��, R � . « . . � . . • . � � . ' , �,� , ��"' "� �j� � � . � �, , *,� , � �- s. I s� �, "`a� , . ; �� ,.� � � � � � ." � iAi� ,�° �t•� � * � � w s� ,. : , ,_ � �'�. , �� _: . y � ; " , Ml� '� - � � ♦w� .. � _.. -� � '.'� �� l�.;:� �,;� �� :)r •,� . .. � . ��. .„ � � ".:�':, �� '�� I- � ! ,. � -' �y " .�y,:�.:,�..:: �.� M * .�r �.� �> ' � II� I. � � y � a. � � « �� ` � �. o� '°,'� '� ,. �` �'' � � � ��_ � . W .+ r �` � � '': . � -�; eR� a ; ��,�"'- ,�: �� t� ` ' ` � � . � � . > , , ' - � � -�.. � �� .... �a�:� ,. �� .. �j;�. � ...'� [±,��r,�' :�,�.`. r. : ..,��. ,�� . .. .� a"'� . � .�.�`:�� " � �� i� ,}� . - , . � ��* ,h � ,� ,�„�;?� , °�. ' • .:1;.. :a � e . Y� ,�,A,`,"' . "�`' �;--. 1' a�� . � ... �;, , ��_. J�` . { � , .s �� . : .�.� � �a.� ,# �� .#.. _�'� .. . � :. �-� 1....,.e �.. �. � �!:�'� ..ep '*� # . , . "v�`` � . � � . � . . � � 4 �� T� , .iw ....e+1e � �� . �� .:. �� . , " �� . � � r "'f .. ,p* 3+4.;_ . . ��.., e .e. . ,. � � ,.�. '�� s .. � .� �� . �.r + �n ., �' �. ��' �4 �:^� � �': :' ��, .... � �. ,� .,.. ig .. . . � ,.�. � '�6 5 �$'� .�:,,�Y.�,�, . .,,, . ,.� ' ,' � '.� r. s= -"-: `� . s `�"�. 'p �;,. . i s.. ��,�r .. . � _ � , � �, �. � � � �.y� �� - ",..iw� � � �� -;fi '�;a ^�r,`�L `�:. : � - . r�.� +� �ts �.i` f ,�, �,� . , ' '. '�'� �,�✓y'R"�, ��a i � �`. � � � � d' ;"� ' �-'� ��- �, � . . . ,..,�r'�i��, ��°f .M�. �y � �ii, �r��. #� � k � � k. �� '�� .. �i; F'-'� , . � - . '��. ' �a. � �' 6 � . . ,..,�A.'. `k: .�.�. aa+� �_ . . r < - ' M .;� . �.. - '�s v, .. . ^ , ..sa� � �. �..,:7 . � � r ,, , , � . a. � .. � ' � � ` s' � ! . ,� �, � � £' > T- , . . . � .� � ; � � � � ' �� "` r . .k f 3 � _ . � . . _ s . ' , y ` ,��,�� .:� . ., �. ��'. .. .. . :.. . ,' �� ; { k � �" i �� ; ^=. [ .�u �4 , .�. Z . � * ,...� z ' w � �� y . ` f X.a. a .R��#��'� �� '�. �Ft r ' � ' ,.�` `�� -�»`✓.. �� :� '�Y�'�" .,;. , � � ' , . �p..� � , .� . � .;. i. , , �, � . • ' fi , ', ' '. a.. r ..�'ti =n' �� .. . " , +� + r �� - �i�""`:� �,i � :+'a r�+q " , i 4 �,y,. T j . e �� ...: � . � �_, ,: � -_ a�� Y,�' i. r�% ' �� + v �� .'.' �� . ' . . .. " � .• x �.. ' y� ' , .. � ,3 . .�,� � �r. �. ��..F: � � ,> , � '}r , .-r ' " . ..« � . � •. , >. - . �. . .� � ti �: . � ; � .w ,� . . � «i' . t�i^� '�ai l��y'�'" #` .,,�� Y� `�n:�.. `�'< � � r -, . .. . .�. . � � 'r� . �- /�� . ,� � - aw� � .. ; .�. . � aa. � �� ''.a �^: t +�- _ " . ' ...... . .,.� a,� ""�, sr �« . � ' � � a � - � »a�c _ _-^�� , .� �- ,,� �y"� � �� '� >� ",�f � - � . �� 4 � . � 44�' ' ...�+. � � ,ar-� ��k ��. i ��' w ;� � � ' � P 4 �. n. ' �. .,. t ', _ P ��`F � ` �,,� k } .�.$� , �� . ;k H e .. t- ,, ,�l1'�` '"�° ; � -� ' � , �. ,��• �.. �,,� ' , � ; �� § '�� - �.:. � � �€a.� , � � . ��a q� t'� �, '� �� qs�l i� �� -� ` �� ;;�, � , ��,�,� y �� #'' "' 4�f ,� '� � # �'£ ^�' � �& r� � . � x '4a�.-i G�� . , . . �. a. �. �y �,�" y � � � , y ' ��t, � :.. , , �, � � - �:, r - .�. . s . � . , , r .• : R , _ '� � �� . � +. � �� .�� e, . "''� �,r -' ` ,�;�-�' n � y ,.�'i �; w� _' s :R � . ,i'�� " �t�4 , - . . �, � .: �.� , �� ` �' ;��I �. _� , s, � � °�. �`� �• � � &' � � �� . , �� ., , _ } .�� , � �.� �. � � - : jy g ;�, '�-�.- a .. A �. t .� .. � ' .9� ` ��'�y }��Y • ' .� �t� a..� � �y �� e'i � . .. � � � �� . , . . , « . ` , .' -�. - �u n . - � ., . , . . , r �.. ' �� a "k �; '�, . �.� - � . -- , ," ,.. .. � . � ve,- ±:� �.b�� 'm. t r;�:�. � ..�- �. ' �.�., W �� '•,....:_, i �' ` � '+G��,."�°�. .. � `e.� � � ' ' ' ..� � x .- .... ... > .. �, - ,. ��- * � ' , �., , .. ..; .. , _t..a�- dc - r . . ..F=:... . t�s.. � � _ - ��, �^ ,. y � � w ` .,:, , �- M� _.� �' � � .a � _�C.-,y.;'.�`� ��4 . ..ln, .,..e ..... r�,. . � �� i f n ..� . ��+ � y� a 'k� _ e � � ` � �'� � -."- ..� ._ � ... ' � t • . �"`�� ' �y�+Y m . -� . : _�.' 3... s � � r q�,.. � � �•r��.r t.�: . w .,, � }� -,._ . . . _. - . ... ��:.. , �" .� � ' �`��,✓�' y�� ,. . C 4 ' �,u. 'tlk�� .. � � ,� `�� ,. .: ,,.. T" `� `� ," �� w> "� s.. �y�;.� .. a, Tcj.�� , w_ .,�.4 .r. ..; �.7c� ��p' ��' S . � x �k . . .. � � � . � �.. s .��e�"�"�` � - ,� �,� � �;y- �' t �ry �° •�, . - E k� � � . �,. k; °s.-" " fL��'"' ��g �'a � . . . .. . . .�9,.vv. ." ��.. � . : � �. ,y i `�w « _ •A �� ..m� y� . � ' e! �"� ..�'a"`�w.. � . � �� .. �aA� 'fi 'd a T _ h ��. _ �,� �. � �: �. � . Y.�- .. . -, � b,� , � _� �" , � ''�. :� �_ � � ��. � . � 4 T . ,; '�� ,,. E , l �.Y , , ,� .'� ..,. . �� .. �� p �,` - . • T '� '� . r � ' � � �` � .. , , .�,� � .. � . .,,,�� '�,..� a � � e rr +� .� � � ,z,t �: ,.. �; � { '�. ,��a� � ; �, �a� , . . , ��. w . . �, ._� <, "{ `*r�,, � � �,� � - �� i.� , a' � "� . �,. �z, � i ,. ;: , , . � � _ F, , s , � . �F " � .. 'f. ��!9� 'e C • a.w.�. , . ' � . _ �p p ��c,c 3�.�� x. � F k �..'n , � '� 'T' � ��: � Y" n.r�q� ,�yp',., ^ . �t�� C� ��r� � ^ `�.; � � . ,M 4F$4t k �'�s � -�.. ".�� {5 t.�� . � r � .� - u *. �, .._ ' - . ��' �.� � .+. %Y.. . � ' �-i6 t �� . . ,T= . � . _ �r H r �... ��w ' �... .: . �. ,� , � ..,. �. r 9h _ A .A, i . � � ' -�" ,:f ti � ,e �:,,: n. �. . � � 4:- -w x .� !� ..�i .p,k�. �.T. .. r � , � � .� � �. „ .'� �� . .. ' . n�` �, w k '.. "1 � . m. i . aw" 1 , q ��K �� ,,,.,� - ' .+�'e� .. ...+ , . . � +' . T . � >: r . . �p �yy� � . .� . -� � ' ' • ��"' �'�` �¢.' ., . . v . � .�� if's�k " �. 3 ' vi.4 . . � _ yt,� , ��p .. �.. ;�, i,i '� � � � � � . � � � � ' �. ... � � . .. � L � � # :.a� �. 9n . , ..n . r-.. . . -A � �. J w' �� ' n. a '.� �T.� . � �n �,.. v . .� .' A�r «�i , �. � �.�� . '�.,�� - . .. ,q'"�.' �� ., �`" ,�T� � _ . .,;j�, �� A _ _ ±�' � , ` ;;- � � .� i,�s� � �` � q�s �, . � � '* _ �'. . � , �+ � . � ' �' ' t ' � . / . �' '► a " ,5� ,xt c �r �� < _ � . ,�{ ", • ,• . �v�r �.-, .. , � .�y � yt , � .�e .w.. r�� y�� # �f � w " it ,Y`� � i a.R � �. �°� ` - .. _ � .� ' P '�� t�� i y. � � , �. .. �. ��. z� � { � x �� " ,� ,, ; �`'�� ;.� , � � "�� "� .`� �,..��' '�� '' •,� � �a • � � � �� _ � � .t - y#.� �, �, � -„ • r ' '� +� . -- . , � � ` ,y,,�� .�, �',� �# , � � � , , � `"� � � � y ' � , w :: ��c . « L-... � �` , .� , �� # �. � ' �,., � p�;- ,.,. r • , .+�,•.�,$ � ,� , � �i,= � 4 ' � . � � , � �y a..� . , y� , ' � .� � � �� '� � �� ; -�-�,.� K--,�, . �� , r�s . ' �' : w �, �,„ � �„ - ,,„� ,�� , �� ,��h � � �.r' � _ ,, , �. _ < . w'�' � � ` - ° F � ' - . ' ,- - * - � � `� . �y � , _ . , �. . � . : �, �' '�� . :��.`G.� i . � , �v;:., � � � " , ��, "'�' �� ' ,:� ,� ." , " � ,�� o-1g, , _ - . . , h �� . ;.�� ¢ �� _ . � �,� '"� ., . . . , �F I d i G T' "�� t � . �-. ��.'�-� ,�� y� � . � " ' ' f� � - � ��i f , �Rl:f'I� � i �' t � � ,. , .4 -F1, - �9, p _ _ `_ � . . � � �� .. � ... �. � x� �.r'e�.., :y,.n:.. . . . . .., ^ � ��x . : -� ' ' _ � � i � �, � , w+� � ,y,' "�'J't)� � �''�� F e,�`�r f�i e� �� „y3� - T „ t r , -� _ �-.� _ . .,.,.. .. ��k_a�-r. . �„r._�. ''�°• .. . .. :_�3....%w.t'u�.. �i...._.s�.�hrM�' . . . . :l�- �.�_ - :._ �..:I �,� �� '!J r � r!• 11�'� -�E-. I�c.� •�:� '�� r- .' .: .. �� ,� �r _ _�_. ,� ..� .e �c* l 1�� , 1 � �� .�13.�..� /�1.��'J 11: ��;� �� - i"�.��.. af r�[ Y.i��.s� �1�j � r '� . i .. _ _ . �. ,,. . ��:- "' � -� �l :��-'f-...!._'�f�;.t,.�:_i.-.,.. .. _._ �.. �a � _." ' :� � �; 1259b � .� � � � � � � 7600 � 77L! � mOD F 2100 6 7�If0 H l5m I tma 7 600 K 1ro L �..L....._ t.._.._.._,. .1_ 1_,. f � � � � �tm -,._..___ •-"-._.. - — ..___,:—��-..«_.yd»�.,_...... � � - ._._._.._..---.,_..___� I � _ . _ � . .. � � 1qIUl �ffM'AVE'WEN aar-sa.'a'. �yi '.T _..�.._� .._.,_.._..�.._.._�...�_..�.�.._.._._.� 17AD �w 1� a -',- ; � � , ..� , i:: ,�-�' � � � ,,..• �°�'� � � - � �'�..�a*..�a+r� ��s� �sti.rorti4ti� ; , Comprehensive Trail System Plan Spp _�—. . � � �'�• . � . � � «�_.. .. _ '��• � .. Q� � . 1 f��Y=i��'�"' _<uww -: ' _ '_.. ' • . . ___ � -mp � f� .. ._ , 1� . . "L . � . � - . .. � - :'.�.r�J �!� ,��I - . . � � MAtY711TA�V0 . � . � _ �• . '- - �i . .- . a - . ♦ _ _ _ � �:��a�..,._...,i ' J i - � �_=�, ,. ,� ,-_ '••,, �'7x� - _ ; ' . ;� -�� —''� = City of Orono �, � .• � ----•,..�xR�..-- ......5�„ - _ _.___,1 ' "�' .= -- . Minnesota 1� . I�SR - ,.�,.� _ _ � 'M �•; --�.�.�;�— _ -.� I «I ' � r . ��..;- �'� _.�� . � : • � ; . � i, `••� a++. . ,� , � _ , _ _ � t _...� � f'� ��' _ . f � e - � �i ' �<e�;. � _�. , 1,. y�f�._ ...��`'k»� - ' � i _.. --'i � � _�t_� u ��'�� I . ' l � � ■-�.. ` `�' _ �..�.�i'A -TA„�,,�N , , ♦ �r,S.�itd . . , . i � . , i �\:E�� ,�. , _ _ _.�. ',' I � _ � � �°° - �"`r�,` .,'T-f-�-.� ��.�.�_ _ _ � - ! � �� \ ' , .� ' ' � � ; . .--. �- - _ , � _--- ---- -+oo /V E�ds�g Separeted Trails 1. ' li� L�"' _ . �'. S . � �, . .�. .'� � a�rs1tir� .. ... '_ _ .._..� �J t + 1 . _ ' � �� . I � L� . � ! lo� - .- PdD_—__''M �Tl'/1'�.. , - '�. -_. 1 � rt�� -G-�_ . ., *aa`I �� '=:� ;-��-- - �-- .".: Future Trells May Be Road �� -� •• „o,R , r� : � � � , - � ' � - ., - -� ShoulderorSepareted} , _ k'� . ".. ,nr , . ., ��i. . , 1 �'_. �:� �orw {�{ 6 .. �I � � �'� '� �' : # �a ( � �,I !� � � . _ t I'/ 7 . r..�{. .. � . �. .':� ' � .,w: ` `�'. � � c . . L�. � . � � . ,. "'.` , � ...t� � * . . ; . j I200- - t -�'i• \ . ' � �'`-~� --- "�-` .7, � �;.., - , ., `j� , ��s�,ft � - ;----.._ ..-- -� .,v i •.R,r f ,.� * .. � i � � :,- *��+»�4 -' � ;" �;+y�r�. �'`.�rA...� ;.- �' ` ' N � . . . ~aa � ,•�-_ � � �� ?�.; i � � � , '� 'L ' • uro` � •-`4,»��!` � � �, " i = i W � `� • . y .,.. � � ,—_.._....- _...- -isoo _ ,-. �; � . .,, 4:' ; i �� `` •' �" r S : '^., � e 1. � � .. �. � �-s u.u+•� . r� .-, cwwea�a :� - . �'� � � � e �_ i� ,. �� s r-• �! `•,. � 0 3000 6000 � -. . __- ---- Scale in feet ` -, ._'P i.�„ �,` K ��_'I � . i . . . . � -� . �I � ' * � � � . . . . � ,J -_ __ rua . j �` '-�1 ' 1 ' � 1 . � � ' - �� j � ♦ � � :,00_ t__ --__ �,"T'L.«+�.y},.�ir�Tl•_=_t� .a, � �� ` �_ � ! � `. �. � ,,,,,vn `4 � °� %�-- ---- -a+ao ' . , �` �� ,� , �� .{,, '� y_ �: atAb' ��y � �. �' i _ ..r, � 1': � . 10 � SNY . � � � A�� 'I !' . . .I O� �O ' ��`^ e�1iM' . � � �' . I ��1 lq r . � � . .. � /'Y_� �.�C. /�� M �- -- � , <� � �`N� ; � _� ; ;� ; �. � �i Bonestroo � � . , �. � '�:__,��- ,ti,xaur � ; ., -=--;,-' � -- �---- � ...___. _,eoo e '{L�`� �+r �i. � _f�� '.� '�i �'� I u I �. i � . � ( , . ,� , � � >� •� �._ _,_ _�� i �eao � .. , ; � ''� '' .L__ �_�_ �`_ I` I i ` �-i- A i--- e � j- —.. �__. I___ i_� MAP 4E�3 �t. P E aero � aao e aom N wo � um � �oo K iao e 1 sus�mmw�.or�v�r.rna.�r�c.,,, ^� •/ m �e s � � ' PC Exhibit J a � nn un a m # Envir ai 5 417 North Fifth Street,Suite 200 612348-3777 REDUCE.REUSE.RECYCLE Minneapclis,Minnesota 55401-3206 612349-8532&612-348-6510 Faxes 6t2-348-5500 Facility lNFO Line www.hennepin.us/environment March 11, 2Q15 City of Orono Michael P. Gaffron, Senior Planner P.O. Bax 66 Crystal Bay, MN 55323 To Whom It May Concern; I thank you for the opportunity to submit commerits conceming the prelirninary development plan that has been submitted for the Wendy Dayton property located in the Cify of Orono at 300 Cou nty Road 6, P I D 2511$2341000'f. My primary concern for this site plan, as it is being submitted, is the resulting impact and fragmentation of the moderate to high quality Maple-basswood forest in the Northwest part of the property. I am hopeful that there might be a difFerent svenario considered that puts lots 6, 8 and 9 outside the edge of the forest and moved into the restored prairie area to the south. Although the prairie, which I will admit I have not seen since Doug Dayton restored it, is an important ecosystem for ground nesting birds and pollinators as weil as many other species of wild(ife, this Maple-basswood forest is a fairly good sized o!d growth remnant of a native ecosystem that is getting disturbingfy more rare by the day in the only region of the world that the 'Big woods' is found. This is a very unique and irreplaceable ecosystem that provides habitat for myriad of the disappearing canopy birds and other wildlife species that depend on it. This particular forest is identified as an ecologicaliy sign�cant naturai area in the Hennepin County Natural Resources Inventory and is also found in the City of Orono's Natural Resources Inventory Report. f would ask you to please consider a discussion that will minimize the impact to this rare ecosystem in your city. Thank you once again for allowing me the opportunit�r to submit my comments conceming this important ecosystem. Sincerely David W Thil! Natural Resources Specialist, Hennepin County 612-348-0124 david.thill�hennepin.us An EquolOpportunity fmpJoyer Reryckd Aaper r PC Exhibit J�� R�GcrvcU � Elizabeth and Ken Weir MAR 10 2Q15 1262, Hunter Drnre M�f�a, MN 55391. CITY OF ORpRO March 10th, 2015 Dear Orono Planning Cammissioner: We live two houses to the North of the Dayton property on Hun#er Drive, and we respect IiArs, Dayton's desire to develop her land. Qur interesi is environmenta!and lies with the proposed development plan that places the greatest burden of natural resource destruction on a significant stand of Big Wo�s �� an otherwise large and open parcel. The Dayton Big Woods are of particular eoological value because the stand is corrtig�ous with a permanerrtly oonserved wood�and to the north, forming a 35-acre quality Big Woods ecology that provfdes specialized habitat for pileated woodpeckers, nOrthem flickers= red-eyed vireos, scar(et tanagers, hawics and owls, among other specialized animat and plant species. fn Orono's natural resource inventory in i#s Minnesota Land Cover Classification Survey, Dayton's woods are classified as moderate to good qualiry. Few people understand the necessity for natural wooclland to forrn an unbroken canopy in order to provide the cool, damp, shaded environment in which specialized bird and pfant life can sunrive. When a woodiand is f�agmen#ed by development, car�opy-opening leads to a dryer, wanner env�ronment and the incursion of jays, crows, rac�oons and parasitic brown-headed cowbirds. The present Sketch Plan for deveiopment of the Dayton proper-ty brings major fragrnentation to the Dayton Big Woods aiong the site's northem border and in the center of tha woods, yyhi�e we recognize the increased vafue of Ftiomes that overlook water bodies, and accept the desire for lots six and seven in tha Big Waods, we respectfully request that the tree removal and grading be as limited as possible o�these sites. Mare significantly, we ask the commissioners ta consider reconfigura#ion of lots ePght and nine, in order to to preserve as much unbroken forest canopy as possible with the conserved parce� to the �� This would.entaii eliminating hoth the proposed access raad in Ou�ot B along the northern border of tf�e Dayton property and the proposed cul-de-sac in the woods, Lots eight end nine can be shifted south and partly �r�ta the created prairie, within the southern border of#he woodland.The natural hill between�ti�ese two sites will block sight and sounds from County Road Six. Access for lots six and seven can then be an ex#ension of the e�sting driveway. For the newly sited lots eight ar�d nine, access would carrre as a driveway off the main drive, Outlot F. Big Woods are an �ncreasingly rare resource in the Western suburbs as noted in Orono's Land Cover and Natura! Resource Classificaiion lnventory. Woodlands are being deared and graded for development. Once deared they are gons forever, in a region of Minnesota vvhere the native land caver, prior to European settlement, was all Big Woods. To attempt to replant and recreate a Big Woods woufd take management and 20p years, that is, permanen#vonservation; to create a prairie takas managemen#and i 0 to 2Q years. The prairie that Mr. Dayton established is bvely and an accamplishment, but it does not have a comparable ecological value to the Big Woods. . • , . The partialiy wooded tots, one and two, to the East of the property are of iower quality, being less mature, previousiy cut trees that are interspersed with non-native evergreens. With reterence to Orono City Codes, we have identified the follawing rele�arit sections: Amang definitions in the Article X11 Conservation Design Ordinance: • Sec.7$-1631.-Purpose aud iateni. Significant tree stand means a gmuping or cluster of coniferous artd/or deciduous trees with contiguous crown cover,occupying SOQ or more square feet of property,wbicg are e��prisecf of deeiduous trees six inches or larger in diameter(db.h.)or co�ferons trees l2 feec or more in height.Additionalty,tf�ose forest or woc�diand remnants identified as high,rnoaera.te or goocf quality in the Orono Naturai Resources Izaventory shatl �e considered as signi�cant tree stands. (The Dayton Maple Basswood Forest confvrnsr to and exceeds this standurrl.) Sec.7&1635.-Bssic Conservafion Design Master pIan reqninements and evalu�tion �riteria: The developer shaIi prepate a Conservation Design Master Plan for deveiopment of t6e praperty, consisting of wntten ar�,d visural document�tion ine�uding maps in an acceptable e�ectronic fflnmat,addressing the foIlowing topics: Among other requireme�ts: �4)Pra�ect�on of�cant tree stands and woodlands that support sceuic a�dlor ecological gos�s,mcind�g mitigation of any suc1�stands to be imp�cted b�cievelopment activities; a�d (6�Justification and mitigation of any gegative impact to ecological communities. "Negative impact" includes any modification to a lawer level of ecoiQgical commurtity quality,as described by the IViinnesota.Land Caver Ciassification System (M-34X Modifiers); (As noted ahove, it is impractical to "mitigate"a maple/hus,rwood Big Woads with replacemertt hardwaod tree saplings. Tfie mitigation would have to be e.�rtensive,rnanaged for invasives and protected from development for a rriinfmum o,f 1 fXI years,that is,perntanentdy, ira orrter tv begilt to replicate the cool,shaded and darrzp ecological specialization of a Big Woads.) Sec.78-1635.- Basic Conservation�1'l��ster Plan r�equirements ant�evalu�ation criter�a. The pianning commission and city council shall evaluate the Conservatian Design Master Plan to determine whether the proposed development: Among other reyuirements: Results in no negative impact to ecoiogical comm�u�ities of Ecological M�nagetnent Categories 1 and 2; results in uo negative modiflcation of any ecalogical communities as described by the Minnesota Land Cover Classificatian Systetn; acad establishes,mainta�ins and improves native eco[ogical communities,including natural and semi-natura[ areas to provide wi(dlife habitat and sugpart natnrai ecological funet�ons (i.e.drainage,fitteriag,buffering,etc.); (By fragmentrztinn and cleartng the crnwn cover of this signifrcant stand af Big N�oods, the development,as proposed,hca.r a major negative impact,on wildlife hnbitrrt and ecological ,functions.) Sec.78-163?.-Perfi�rmance bonos�qui�ments. Within the urban density area,deveiapers have the opportunity to increase the base density by going above and beyond the Basic Canservalion Design Master p�an,requiremeat.By implemeating a combination of devetopment enhancements t�at uot oniy pr�eser�re but improve the natural characteristics of the property or preserve and en�ance existing landmarks,the developer shall become eligible f�r a density bonus.'The exte�t af such density b�onus sha11 be deterrn�ned by the city council. Development eahancements include bat are not necessaziEy limtted to t�e foilowing: Among other requirements: (3}Improvements in ecoiogical grade a#'ex�Sqng cortzmunities; (Impr�verrrent in ecologica!grade of exi.rti�rtg communities, is not met by rhe development sketch p�an,beccause it clears the hean of the specialized ecology of a 1 S-aere signif�cant stand of Big Woods.) (5)Ma.}ar prPservatian or enhancement of existing landmar�cs. (While the landmark of the pTair.ie is preserved, it is entirely at the expense vf the r�re ecologiccxlly significant 1und,ruuk n,f rJce rS-acre Big Woads.) With tttis in mind,we respectfulIy ask that the commissioners evaluate whether the present Sketch Plan,with its destruction of dze continuity of Big Wooc�s ccown-cover,merits the density bonus that the developer seeks.We believe that adjustrnent of site iayout,as we recommend, would merit the ful� density bonus. In surnmary,my husband and 1 accept that the Dayton Big Woocis will be impacted by development,but we request that the Con�u�ission considers preserving the continuity of the �Yt� BaS�oods,ta the greatest extent passibie_We believe that the hurden of development impact can be mo�-e equally shared between both natural resou�es,the open prairie grassland and the quality Big Woods. We rhank you for your consideration. Yours sincerely, n �, • � �� . lizabeth and Ken Weir , PC Exhebit J •y 3 Elizabsth and Ken Weir 1262, Hunter Drive Medina, MN 55391. Mayl2th, 2015 Dear Orono Planning Cammissioner: As neighbors who understand a property owner's wish to develop land, our interest is#o preserve the ecological integrity of Mr. Dayton's 19-acre remnant of Big Waods to the greatest extenf possible, while having it accommodate some development. In Orono's natural resource inventory in the Minnesota Land Cover Classification Survey, Mr. Dayton's woods are classified as high quality. Mr. Dayton cared for and managed his woodland for the many years he lived there. Prior to pionaer times, the land cover of our region was all Big Woods, with its cool, shady and damp understory that supports specialized species af bircts, woodland flowers and amphibians. Mr. Dayton valued his woods and, when we first moved here, he taught me to icientiiy the red- shauldered hawk,the great-horned and barred owls and the pileated woodpeckers that nest in the woods and that depended upon the integrity of an unbroken canopy. He knew the songs of the great crested flycatcher, the wood thrush and#he red-eyed vireo. The prairie that he created out of raw farm Iand is loveiy and an achievement, but it is not native to the area, and it requires ongoing maintenance to prevent it from reverting to woodland. While we appreciate that in the preliminary plat application the praposed cul-de-sac is slightly less intrusive into the woods, and lots eight and nine are droppeci a little further South, the woodland will still be drastically fragmented by the proposed plan, Lots eight ancf nine's driveways parallel, in close succession,the cleared utility easement along the propetty's Northern border and the Northern neighbor's driveway cut. These three cleared linear cuts will effectively eliminate the hoped-for canopy and understory continuity with the woodland to the North. With tree felling far the long, looping driveways, the home sites, the primary sep#ic sites and the signiffcant thinning af woodland understory for lawns, this ecologically valuable component of a woodland remnant will be opened up to sun anc!wind and will become warmer and drier and will no longer support the native woodland bird, plant and amphibian life, which is becoming uncommon in our area thro�gh habitat loss. Mr. Stickney spoke at the previous Planning Commissian meeting af wanting lots to be unseen from the prairie. This is impractical to achieve for six winter months of the year and, by not using more of the prairie along the southern woodland edge, it is forcing an intrusive development of an �ncreasingly rare woodland resource. We note that Mr. Stickney does not include the existing farm track to the immediate South of the woodland in his development boundary. This is unfortunate. If that boundary could be dropped Southwards to include the already cleared and compacted soils of the track, it could serve as a driveway to access lots eight and nine, disturbing less woodland to the North.Also, in my experience, homeowners seek long views; by dropping the houses eight and nine South, and � limiting the size of their lawns, inCreased value would be added to these two sites. The natural hill in the prairie eliminates sight and sound from County Road Six. In summary,we respectfully request that the commission encowrages the applicant to adjust his Southern boundary to the west of the proposed main driveway in order to preserve more canopy and understory continuity wiihin the heart of the Dayton Big VNoods. �JVe thank you for your consideration. yours sincerely, Elizabeth and:�en V,�eir (9Ve include sections from the�rono code that relate to this proposed application.) Among definitions In the Article X11 Conservation Design Ordinance: • 3ec.78-;631. -purpose and intent. "U:grificant tree stand means a grouping�r cluster of coniferous and/or deciduous trees witli contiguous crow:�cover,accupying S��or more square feet of property,which are comprised of deciduous trees six inches or larger in diameter(d.b.h.)or coniferous trees 12 feet or more in height.tidd�tionally,those forest or woodland remnants identified as h�gh,moderate or good quality in the Orono Natural Resources :nventory shall be considered as significant tree stands." (The T�ayton C�lapde Basswood Forest conforms to and exceeds this standard.) L��.�.�r�C"��:�J• �_tgy1C�+✓`�Z.�TwCI'`lii�.Tt'Ixt J1��1�5"i Il�S�u�v��.�s�A�.�.Y��iC��tla.�. �T� ��.�� li'K.7��-+.��11��1 �L..��) �_ �ri':�':�'ir: "The devel�per shall prepare a�onservation�esign Master Flan for development of the property,cons:sting of written and v:sual documentation including maps in an acceptable electronic form.at,addressing the follcwing topics: Among other requirements: �4� }lT'�°.��.I��ti ��.riiU�"iLLi1.�+j.i�L:1•��.:t`,�;,1:��.�£l.�3�.��t.�a13��: l..�7}?_�vi3.��J11�I��1.JL�.t�'RJ.L F..LC`dI�L?�17.�.Cl�!�i) U:,F.:IB�ie'!:lF3.l�.il.��'fii�i.�i�f;��L��'t��"i;��a:�rtl 8�'�i7.�S T_'�J Z�Illi}&��5c±:� �F�'rl�r��I.�j1sx5��Lr,,i s��fi�'�Li�°.:.� and �{)>�Ili:i!i.L1iw�1Jv�'.!;�'M+:�.!�;?�x.Pso��w ~1�9ri�r�i;+�l,r,�j;i�q;,j, .��.,j.,ry:�A. j �r;^�I ,',,�ytSi�i� � i, �''.:." T ,,. �. � ��„_ ... .�----._..:.�;. r.egative impact" includes any modi8cation to a lower level of ecological community quality,as described by the Minnesota Land Cover�lassi.ficat:on Sy�tem(M-34X Modifiers):' (As noted above, it is impractical to "mitigate" a rrtaple/basswood Big Woods with replacement hardwood tree saplings. The mitigation would have to be extensive,managed for invasives and protected from development for a minimum of 100 years, that is,permanently, in order to begin to replicate the coo1,shaded and damp ecodogical specialization of a Big Woodr.) u.'.�.%a�,".�1[D.i.'3.- �Fw^•�•^_ �.�'irS2��J?��lL=t!.�4�IGL ��I.i.�iL�� il � �?.��'�"� +��si�LlQ�`?riEl � �"_�i'�':"�.il:'8i:1 �.� FL YT_'i j?`"c�. "The planning commission and city council shall evaluate the Conservation �esign Master Plan to detezrn�ine whether the proposed development: Among other reauirements: Results in no negative impact to ecological communities of Ecological Management�ategories 1 and 2;results in no negahve modification of any ecological communihes as described by the Ivlinnesota Land Cover Classification �ystem; and establishes,maintains and improves native ecological cornmunities,including natural and semi-natural areas to provide wildlife habitat and support natural ecological functions {i.e.drainage,filtering,buffering,etc.):' (By extensive fragmentation and clearing the crown cover and understory of this significant stand of Big Woods, the development, as proposed,has a major negative rmpact, on wilddife habitat and ecological functions.) Orono, MN Code of Ordinances Page 1 of b � PC Exhibit K ARTICLE XII. - CONSERVATION DESIGN DIVISION 1.- GENERALLY Sec.78-1631,-Purpose and intent. The City of Orono as a result of the Rural Oasis Study conducted in 2005 finds that there is an �ntrinsic link between the natural systems and fihe valued scenic character that exist throughout the community. The requiremer�ts of this conservation design ordinance are meant to preserve and enhance this ecological/aesthetic character by requiring:{1) protecCion and enhancement of drainageways and water quality; (2) protection and enhancement of ecological comm�nities; (3} reinforcement and establishment of ecological connections thraughout the city; (4) augmentation and preservation of viewsheds including corridor enclosure and bufFering; (5) preservation and improvement of views; and (6)preservation or reinterpretation of locai landmarks. (Ord. No. 67 3rd series, § 1, 1-11-2010) Sec. 78-1632. -Applicability. The Conservation Design Master Planning requirements of this article apply to all proposed residentiaf subdivisions or multi-unit residential developments greater than five acres in total area or guided for urban density(greater than one unit per two acres). (Ord. No. 67 3rd series, � 1, 1-11-2010) Sec. 78-9 633. - Definitions. The following words,terms and phrases, when used in this article, shall have the meanings ascribed to them in this s�ction, exceptwhere the context clearly indicates a different meaning: Conservation design means a two-phased approach to design and development that maintains or improves ecologicaf assets, provides infrastructure that works with the land, and incorporates people's instinctEve desire to experience nature. Sorne conservation design strategies include: identifying and avoiding sensiti�e natural features, planning roads along contours,allowing lots to border natural open space, integrating ecological stormwater management, using smaller lots,and educating developer and buyers about the ecological values of t�e fandscape.�he first phase entails an inventory and analysis of the potential deve[opment site's natura!features,existing land uses, and wetland delineation. The second phase entails analyzing the design implications of the findings from the initial phase,alternative stormwater design, and a conceptual design for road and lot layouts. Minnesota Land Cover Classifrcation System {MLCCS) means the Minnesota Land Cover Classification System (ML.CCS)displays data on natural/semi-natural and cultural cover types at the highest level of classification.The next four leveis of classification each reveal further specifications such as plant types, soil hydroiogy, hardcover and plant species. Using MLCCS data is the first step in producing a natural resource inventory of a development site. Orono Natura!Resource Inventory means an efement of the Orono Community Management Plan that displays the ecological connections within and beyond the City of Orono. Corridor enclosure means the nature, appearante and relative degrees of screening pravided by about:blank 5/15/2015 Qrono,MN Code of Ordinances Page 2 of 6 . roadside vegetation. Corridor enclosure types include: Open enclosure: Long views beyond the right-of-way, no real sense of torridor enclosure. Edged entlosure: Solid wall of vegetation along roadside,views focused along corridor. Tunneled enclosure:Vegetation begins to completely enclose roadway.above and sides, creating a "small scale" roadway experience. Varied enclosure: Enclosure thanges rapidiy along corridor, short stretches of open, edged,and tunneled corridor. View analysis means the protess of determining whether a view is positNe or negative. Positive views:Views of natural areas,water bodies,established parks,wetlands, rural and historic land uses. Negative views:Views of structures, particularly multi-famify residential, institutional, and commercial and industrial uses.Views of power fines,telephone poles and other utility infrastructu re. Landmark preservation and enhancemeni means preserving and maintaining distinct cultural features, landmarks and unique points of locaf character, both natural and man-made,to maintain a familiar sense of place in the community. Eco/ogical Management Categories: Leve11: �cological "off-limits" areas, including wetlands and required bufFers, historic drainage. Ceve/2: Ecological opportunities, including existing degraded drainageways and existing degraded eCosystem remnants. tevel3:Etological possjbilities:Areas suitable for stormwater treatment. Note:These Ecological Management Categaries are not�ntended to directly correlate with MLCCS M-34X Natural Community Quality Modifiers. Significant tree stand means a grouping or cluster of coniferous and/or dec9duous trees with contiguous crown cover, occupying 500 or more square feet of property,whith are comprised of deciduous trees six inches or larger in diameter(d.b.h.) or coniferous trees 12 feet or more in height. Additionally,those forest or woodland remnants identified as high, moderate or good quality in the Orono Natural Resources Inventory shall be considered as significant tree stands. (Ord. No. 67 3rd series, § 1, 1-11-2010; Ord. No. 943rd series, § 9, 9-24-2412) DIVISION 2. - BASIC APPLICATION AND PLAN REQUIREMENTS Sec. 78-1634. -Application requirements and procedures. The developer sha11 follow the steps outlined below as part of the develapment review process: (�) about:blank 5/15/2015 Qrono, MN Code of Ordinances Page 3 of b ' Review and respond to the Goals and Policies for Environmenta[ Protection and Natural Resource Management as established in the Orono Community Management Plan and the recommendations contained within the Orono Natural Resources Inventory.The intent is to establish the property's ecological connect9ons both within Orono and as part of the regional ecological system. (2) If the properry exists adjacent to a documented corridor in the Rural Oasis Study, review and respond to the existing aesthetic and ecologica{ analysis. (3) If the property is not adjacent to a documented corridor in the Rura! Oasis Study, developer shall have a qualified tonsultant prepare a similar analysis and submit it to the city for review. This analysis sha{l in�lude the documentation of views, corridor enclosure, and landmarks through a plan analysis and photographs. Developer shall be charged a standard fee established in the city fee schedule to cover the expenses of the city in hiring a consultant to review the ecological site analysis submitted by the developer. (4} Additionally, submit a natural resources inventory of the site, intluding all of the foflowing elements: a. Review of the MLCCS data pertinent to the site. b. 7ree survey, including all significant individual trees greater than six feet diameter,and stands of trees, identifying tree species and size. c. Wetland inventory, including delineation reports. d. Topographic survey indicating existing drainage pattems. e. Analysis of the site based on the findings and recommendations of the Orono Natural Resources Inventorywith regards to: • Conceptual greenways and open space corridors; • Existence of rare plant communities; � Potential need fo�proactive management and protection. (Ord. No. 67 3rd series, § 1, 1-11-2010} Sec. 78-1635. - Basic Conservation Design Master Plan requirements and eva4uation criteria. The developer shall prepare a Conservation Design Master Plan for devefopment of the property, consisting of written and visual documentation including maps in an acceptable electronic farmat, addressing the following topics: {1) Consideration of the existing drainage system; (2) Establishment of a stormwater management system, using multi-cell treatment principles, and defining proposed methocis of stormwater phosphorus reduction; (3) Removal of invasive species and diseasEd trees; (4) Protection of significant tree stands and woodlands that support scenic and/or ecological goals, including mitigation of any such stands to be impacted loy development activities; (5) Protectian of existingwetlands, including augmentation of buffers, mitigation of impacts, and enhancement of degraded systems; (6) about:blank 5/15/2015 Orono, N1N Code of Ordinances Page 4 of 6 Justification and mitigation of any negative �mpact to ecologicai communities. "Negative impact" includes any modification to a lower level of ecological community quality, as described bythe Minnesota Land Cover Classification System (!VI-34X Modifiers); (7) Maintenance of ecological connections through site design, as shown on the Orono Natural Resource Inventory; (8) Maintenance and protection of existing positive views, and mitigation of any existing or proposed negative views using approprlate measures such as site layout, screening, building design and coloration, etc.; and (9) Preservation or reinterpretation of existing landmarks. The planning commission and city council shall evaluate the Conservation Design Master Plan to determine whether the proposed development: (1) Preserves existing drainage patterns and enhances stormwater callection and conveyance by applying an ecologically-based multi-cell stormwater management system that improves ecosystems by reducing re[iance on manmade infrastructure, reducing downstream runoff of contaminants, and enhancing ecological connections; (2) fncfudes a program for the removal of invasive species and diseased trees; protects signifitant tree stands and woodlands that support scenic and/or ecological goals; and includes mitigation of any such stands that will be impacted by development activities; (3) Protects existing wetlands by implementing new buffers or augmenting existing buffers; mitigates identified wetland impacts; and enhances degraded wetland systems; (4) Results in no negative impact to ecologicai communities of Ecological Management Categories 1 and 2; results in no negative modification of any ecological communities as described bythe Minnesota Land Cover Classification System;and establishes, maintains and improves native ecological cammunities including natural and semi-natural areas to provide wildlife habitat and suppart natural ecological functions(i.e. drainage,filtering, buffering, etc.); (5} Establishes or maintains ecoiogical �onnections through site design, as shown on the Orono Natural Resource lnventary that will enhance stormwater collection and conveyance, prflmote ecological and wildlife corridors, and provide recreational opportunities for residents; (6) Preserves and where appropriate augments or improves roadway corridor enclosure to promote community aesthetics associated with the city's rural character; preserves open rural views and other aesthetic elements of the landscape; and mitigates the negative visual impacts of development; (7) Preserves, maintains, or reinterprets existing landmarks and unique points of local character, and preserves distinct cultural features that will maintain a familiar sense of place in the community. (�rd. Na. 67 3rd series, § 1, 1-11-2010) DIVISION 3.- DENSITY BONUS STANDARDS 5ec. 78-1636.- Density bonuses for urban density development. For residential development in Orono's defined urban area (zoning districts allowing densities in excess of one unit per two acres, and including properties identified in the Orono Community Management Plan for conversion to urban density)within the ranges of the guided density a density bonus may be allowed if the city council finds that the perfarmance bonus requirements of this about:blanlc 5/15/2015 Orono, MN Code of�rdinances Page 5 of 6 . division have been met.The city council shall determine the extent of density bonus awarded for such properties. Example: Properties guided in the Community Management Plan for a density range of two—four units per acre have a base density of two units per acre; while the high end of the density range is not guaranteed,the city council at its discretion may allow development at a final density of up to four units per acre through the performa�nce bonus process. (Ord. No. 67 3rd series, § 1, 1-11-2010) Sec. 78-1637. - Performance bonus requirements. Within the urban density area, developers have the opportunity to increase the base density by going above and beyond the Basic Conservation Design Master Plan requirement. By impfementing a combinatian of development enhancements that not on{y preserve but improve the natural characteristics of the properly or preserve and enhance existing landmarks,the developer shall become e[igible for a density�onus.The extent of such density bonus shall be determined by the city council. Development enhancements include but are not necessarily limited to the following: (1) Reforestation beyond existing woodland limits; (2) Water quality improvements; (3) lmprovements in ecological grade of existing communities; (4) Upgrading of edge buffering to maximum, or tunneled, character; and {5) Major preservation or enhancement of existing{andmarks. (Ord. No. 67 3rd series, § 1, 1-11-20'[0} D[VISION 4. - LONG-TERM PRESERVATION Sec. 78-'I638. - Preservation requirements. 7he developer shall establish and implement measures that will ensure the preservation and maintenance of those elements ofithe deve{apment that are determined ta require long-term or permanent protection firom development or misuse. Such measures may include but are not limited to: conservation easements; deed restrictions; private covenants;transfer of ownership to agencies such as the Minnesota Land Trust or the Nature Conservancy, or to the city via dedication, etc. {Ord. No. 67 3rci series, § 1, 1-11-2410} Sec. 78-1 fi39. - Buyer education. The developer shall establish covenants documenting the elements of the development to be protected and how they are to be protected, and shall establish a defined program for education of the initial purchasers of lots within the development as to the limitations that affect future use of the property. (Ord. No. 67 3rd series, § 1, 1-11-2010) D1VISlON 5.- RE50URCE5 Set. 78-1640. - Resources. The primary references for facilitating the conservation design process include the following: • Orono Rural Oasis Study(DSU, 2005). about:blank 5/15/20I 5 Orono, MN Code of Ordinances Page b of 6 • 2008-2030 City of Orono Community Management Pian, Chapter 3A—Environmental Protection Plan (City of Orono, 2009). • Orono Natural Resources Inventory(HenneQin County Department of Environmental Services/Bonestroo Natural Resources Group, 200b). • Minnesota Land Cover Classification System (MLCCS). (ard. No. 67 3rd series, § 1, 1-11-201 d) Secs. 78-1641-78-1669. - Reserved. about:blank 5/15/2015 � �� . Hennepin �ounty Locate & f�otify Map �C �x��b�« Provided By: Resident and Real Estate Services Department Uace. 411512015 25-118-23-21 25-118-23-12 25-118-23-11 �fl-�18-22-22 n�oar��y � 25-.1.18-23-24 25-118-23-13 25- 1 -23-14 3D-41�$-22 23 __ _ -_:, _ -''- � 'l. �-,� -.»__ � � � � u- _ �� , � � �� „ . .. ' �-� 1�-� �8 23-�3 ?.5-1 i a .�.3-41; 3fl-i 18-22-32 25-11 -2 �'�� / .` � ; _- _ . � ; � ; = I A 25-918- -�� - +-11 -22-32 i .��.�. ..�_�� 25-118��3-�2 2�-h 1$t��.�41 �-,' '� `�—�. �, k--"`� � � ' -�.. �—' � 3 s4' � .. -�� .,.,�-�� ' -_ .� '�� .,, � �� 25-118-23- 4 `�-� -�' ., �.. 30-1 �8-2 - 3 25-118- �`'�� '� ` `'t�,�° %3-1� � �-�,,,, � �..� I; "�....�;�- , ', I .�; �� #3 -_�.4..- -�._ I,��r �`�-`� � .�_ 3b-118��,� 3b-118-23�12-� 35��11.$�23-11 31-118-22-22, ; 36-118-23-21 3�6-118-23-12 36-118-23-11 3:'1-11�8-�22-22 3�6-1�'8-2�3�2�4 3�b-9'.1�8 2�-1�3 Buffer Size: 350 feet 0 245 490 980 ft Map Comments: � ► � � I � � � I soo sar�nvE N VW4Y7ATA,MN 55391 For more Information oontad: MU�TIPLE PIDs RECEI!/EQ Hennepin Cour�ty GIS Divislon 300 6th Street 5outh Minneapolis,MN 55487 APR � � �a�J 9(s•Info�hennepin.us CITY OF OROF10 � � � � � tasy Peel�'Labels 1 ♦ � Bend abng lir�to i �-� Use Avery�Template 5160� j Feed Paper +�� e��pop�p��e*M � 1/[�� A�RY� 5�6p� �.:_� 40 30-Ii�-22 33 0029 FERNDALE TETZRACE LLC 4125 NAP]HR CT N E ST MICHAEL MN 55376 40 30-I18-22 33 0031 FItEDERICK S KpURY 754 FA[RFIELD CIR MINNETONKA MN 55305 40 30-118-22 33 0032 FERNDALB TBRRACE LLC 4125 NAPIER G7 N E ST MICHAEL MN 5537b 40 30-1 t 8-22 33 0033 FERNDALE TERRACE LLC 4I25 NAPIER CT N E ST MICHAEL MN 55376 80 25-li8-23 13 0003 CHARLES&NDITH CROSBY 1252 HUNTER DR WAYZATA MTV 55391 80 25-1 i&23 l3 0004 PEf'ER M RECHELBACHER I242 HLINTER DR WAYZATA MN 55391 80 25-118-23 13 0005 CHARLES&NDITH CRaSBY I252 HUNTER DR WAYZATA MN 55391 80 25-11 B-23 13 pU06 WENDY WfIITE DAYTON 300 CO RD NO 6 WAYZATA MN 55391 SO 25-I18-23 14 0003 PETER M RECHELBACHER 1242 HUNTER DR WAYZATA MN 55391 SO 25-118-23 24 0004 �3��EIO��t� MARTY B SCHNEIDER 1176 WAYZATA HLVD W APR� 2.2 20 a 5 LONG LAKE MN 55356 � � � � � ClTY OF ORONO �tiquettes faciles� peler � � Repllez a la hachure afin de' , Utilicn�{a nsl��r:+A\/CbV�C�cA� � Sens de _ _ � YV1NW.eV@I'KCORt Use Avery�Template 5460� � Feed Paper � ��,P-�p dgeT�, 1 � AVERY� s�6o� 38 25-118-23 31 0004 38 25-118-23 43 001 I 38 25-118-23 44 0013 � CHRISTOPHER R/iCELLY W PERRY ADAM N H�FFARBER WAYNE B&MARY H MCKEEVER 1125 HUNTER DR KOUR7NEY T HOFFARBER PO BOX 3258 WAYZATA MN 55391 290 HOLLANDER RD CAREFREE AZ 85377 WAYZATA MN 55391 38 25-118-Z3 31 0005 38 25-118-23 43 0012 38 25-118-23 44 0014 SCO1T A WETZEL BYRaN&IILL PAYNE R G JBPPSON&L L BRADLEY TERISA J WETZEL 280 HOLLANDER RD 250 HOLLANDER RD 500 HUNTER PASS WAYZATA MN 5539] ORONO MN SS391 WAYZATA MN 55391 38 2S-118-23 31 0008 38 25-12 5-23 43 0013 35 25-I 18-23 44 0015 MARK ALLEN&ROBIN ALI.HN IAMES R PADDON ]OESPH HECTOR PERRA 425 HUNTER PASS 260 HOLLANDER RD 2Q0 HOLLANDER RD WAYZATA MN 55391 WAYZATA MN 55391 WAYZATA MN 5539i 38 25-1!8-23 31 OQIO 38 25-118-23 43 062! 38 26-118-23 44 0006 SPRING HILI,GOLF CLUB IiILDUR P HQLLANDER 725 CO RD NO 6 1776 DUPONT AVE S SPRING H[LL GOLF CLUB 725 CO RD NO 6 WAYZATA MN 55391 MPLS MN 55403 WAYZATA MN 55392 3A 25-118-23 34 0003 38 25-118-23 43 0027 40 3a118-22 32 OQOS RICHARD J&MARY E TIIGON R G JEPPSON&L L BRADLEY MARTHA B STIMPSON 445 SPRING H1LL RD 250HOLLANDER RD 19040 COUNTY RD 6 WAYZATA MN 55391 ORONO MN 55391 PLYMpUTTi tv(N 55447 38 25-I 18-23 4i 0001 38 25-]18-23 44 0002 40 30-115-22 32 0006 WENDY WHITE DAYTON ST EDWARD THE WNFESSOR IOHN C MACMiLLAN 300 CO RD NO 6 EPISCOPAL CHURCH AT"]"N BOB TITB[LER WAYZATA MN 5539] 865 FERNDALE RD N BC?X 5628 WAYZATA MN 55341 MPLS MN 55440 38 25-I 18-23 43 OU01 38 25-118-23 44 OOD3 40 30-118-22 33 0007 WENDY WHlTE DAYTON WENDy WHITE DAYTON C M JR FAMILY 1983 7RUST 300 CO RD NO 6 300 CO RD NO 6 Cl0 WAYCROSS INC WAYZATA MN 55391 WAYZATA MN 5539t PO BOX 5628 MPLS MN 55440 36 25-11 R-23 43 0008 38 25-118-23 44 0004 40 30-118-22 33 0017 DOUGLAS J MOECHNIG HELDUR P HOLLANDER C M JR 1983 TRUST 345 SPRING HILL RD 1766 DUPONT AVE S C/O WAYCROSSE INC WAY2ATA MN SS391 MPf,S MN 55403 PO BOX 5628 MINNEAPOLIS MN 55440 38 25-11 B-23 43 0009 38 25-11 B-23 44 00(1 40 30-11&22 33 0027 WALTER W&NANCY D ERICKSON DAVID A BURNS FER!YDALE TERRACE LLC 335 HOLLANDER RD 205 HOLLAi�fDER RD 4125 NAPIER CT N E WAYZA?A MN 5539t WAYZATA MN 55391 ST MICHAEL MN 55376 38 25-i]K-23 43 00!0 38 25-11$-23 44 0p12 40 30-118-22 33 0028 ]AMES D&JOYCE V SiDMAN D L BRISCOE&P L BRISCOE FERNDALE TERRqCE LLC 310 HOLLANDER RD 99 GTH AVE N 4125 NAPIER CT N E WAYZATA MN 55391 WAYZATA MN 53391 ST MICHAEL MN 55376 �tiquettes faciles� peler � � � i Sens de Repliez�la hachure afln de; www.ave com Utilitez le gabarit AVERIf�5160 � .�,__,,,___. 1'EVQIiI�IP FAFfnrd PrvL11nTM � . .,,,,, ..,. ry.__.. ! Date Applicntlon Recelved: 4/6/2015 Item No: 5 Date Application Considered as Complete: 4/6R015 60-Day Review Period Expires: NA To: Chair Leskinen and Planning Commission Members Fram: Mike Gaffron, Senior Planne��'�—' Da�e: May 13, 2015 Subject: #15-3731 Renee Wixon, 4505 West Branch Road- Sketch Plan Review Zoning District: R.R-1B, One Family Rwal Residential District(2 acres/200' width) Property Area: 9.53 acres (4,71 ac, dzy, 4.$2 ac. wetland) Application Summary: This is a sketch plan for subdivision to create a second 2-acre lot from this parcel which contains 4.71 dry acres, of which 3.90 acres is contiguous and 0.81 acres is separated by a creek and wetland that firaverses the property from west to east. Staff Recommendation: The property does not appear to meet the minimum standards for subdivision. It would be inconsistent with past city practice to allow credit towards the 2-acre contiguous dry buildable requirement for two azeas of land separated by a 50-foot wetland corridor. List of Ea�hibits F.�chibit A. Application Exhibit B. Surveys - Proposed Layouts A and B Exhibit C. Aerial Photos Exhibit D. Conservation Design Ordinance Exhibit E. Existing Flowage & Conservation Easement Conformity with the Orono 2030 Community Management Plan Update The proposed 2-lot subdivision appeazs ta be in general conform.ity with the guiding of this area for single family rural residentiat development at a density of 1 unit per 2 acres. The proposed development will be required to conform to the 2.0 acre, 200' width standards of the RR-1B Zoning District. Conformity with Zoning District Lot Requirements The property is in the RR-1B, Rural Residential District, which allows for single family residential use with a minimum lot size of 2A acres and 200' lot width. Under a standard subdivision process, each praposed lot must contait� a minimum of 2.0 acres af contiguous dry buildable land. The pertinent defmition of lot area per Sec. 82-2 of the Orano Subdivision code is as follows: .:si C*e� ?:il:tt7't�,!PT"s� i'i=Cti� ��LIIZSCiIa.i E:?� 3'+?C(33I'��. �'^W= ?ai.� i:':('i�8�:.'.'^ �'.f: �'� �:s��^.t'if.'oAQ �c . .'.��'. A.E: i'3Ei'�i a.��.i°F'�r ��.^,i: 9L.'T�Jf'.� a�.�.3�Yt�i'.ii'S' .S.�IIt:r� 2$�^�i FLti' I7i�'.v'!, C^viat:li;i: �. � T^'F�.l.!'t7�'i C:� �`s�v }irL�....0 0! W�L�.�:'.�!:: �.#� i fti 9 �? '^,,��.. :.'fV 1 Cii7�e `��"FI�� :��C �*' p�^ Ti,s i"�S �o .hl��' 1.� L�i� P L.�.._ t � .q lit�).�lL�. C._�U. ��✓�.��.. :"i.g��i�9—�._�,c+?„ s�s:��:CT:.jRi' O:' i:".1�:�iri�3i �S''sl"s�t�t::.� �ie?'",BC� T�.�"'Fs£ s�f�l�t' �'!L� Os�i�sEi'� i1�1.2 �:rJ��i'�izFi�E��t`.7.;y'£��IF�+'.�7r:'�_�:'£+'P,��.� :.�' Lti�i�JrFJ��:��C:i��iT?:��:�ST1�c.�f3:'f��i>;:�: (g=:��r-L��,��l �"�r�zi i.'"e::" �E"t+_.,�A��ili�tic��i-:, .. _ .. ..�-f&I'�'�C�:°�_. The appli.cants have pxovided two conceptuallot layouts far consideration. Neither layout meets the requirement for both lots containing 2.0 acres of conriguous dry-buildable land. In each 15-3731 ' � � May 13,2015 Page 2 of 5 layout, the proposed new easterly lot contains less than 2.0 acres north of the creek/wetland that traverses the property from west to east. The easterly 2/3 of the property is within the Shoreland Overlay District. Relationship to Surrounding Development The proposed single-family use is consistent with existing development in the surrounding neighborhood. Lazge single family lots surround this site on the east, west and south. Across West Branch Road to the narth aze two smaller developed lots in the range of 1 acre each, which abut the Lakeview golf course property that is being subdivided with average lot sizes exceeding 2 acres. General Site Characteristics The property abuts a creek that enters the site at the northwest corner ot the property, winds its way through the southerly portion of the site, then exits to the east where it soQn enters Forest Lake Bay of Lake Minnetonka.. The survey reflects delineated wetland that extends outside the defined drainage easement which was dedicated when the property was uutially platted as Gary Lindgren Addition in 1982. This is not surprising, as the current method for defining wetland boundazies was not yet established in 1982. The creek separa�es the dry buildable Iand at the southeast corner of the site from the remaining property. At this point the wetland is delineated at approximately 50 feet in width. It would be inconsistent with past City practice to a11ow the land south of tUe creek to be considered as contiguous with the land north of the creek. The property also contai�s areas of steep slopes exceeding 2Q%. Other than directly around the house,the upland areas of the site are wooded. Lot Layout and Lot Standards The properry includes a single-family home consiructed iun 1.9iS6. In each layout version, the existing house will remain on Lot 1 and a new home would be proposed £urther east on I,ot 2. Both lots would be accessed via West Branch Road (CR151) and it is likely that due to topographic constraints, both lots would share the existing driveway access in either Layout A or B, requiring in exther case an easement between property owners. Both lots would be served with private wells and septic systems. Septic testing has not yet been conducted to determine whether primary and alternate sites exist and how this would affect home placement. Layout Option A proposes a fairly rectangular-sha�ed easterly lot with its west l�ine exactly 30 feet from the existing house on proposed Lot 1. Required septic drainf eld setback from the we�Iand boundaries is 50 feet; and required structure setback is 35' from wetlands, or MCWD required buffer plus 10 feet, whichever is greater. The individual lots lay out as follows: Lot 1: This lot contains the existiaag residence and the proposed boundary with Lot 2leaves exactly the 30' minimum required setback to the house. There is an exi.sting mound system just west of the house, and an alternate drainfield site would have to be tested. According to City records the existing well is to the northeast of the gazage and would have to be verified as meeting required lot line setbacks. The survey indicates that pxoposed Lot 1 contains 6.39 aeres in total of wh�ich 2.48 acres is dry (all contiguous) and 3.91 acxes is wetland. A majority of the existing � ' 15-3731 May 13,2015 Page 3 of 5 driveway serving proposed Lot 1 is within Lot l, but an easement for shared driveway will still be required. Lot 2: This lot is shown as having 3.14 acres in total, comprised ot 1.�2 dry acres north of the wetland, 0.81 dry acres south of the wetland, and 0.91 acres of wetland. The lot has exactly 200' of frontage abutting CR151, but the entire frontage is wetland, hence the need foz shazed driveway access. A portion of the existing driveway loop is within Lot 2. It appears a house can be located on this property meeting the required lot line and wetland setbacics; it rema.ins to be seen where septic systems can be located. Layout Option B has the propased dividing Iine angled to place most ot the existing driveway in Lot 2, and increases Lat 2's contiguous dry buildable to 1.9 acres, while reducing Lot 1's dry buildable to 2.0 acres. The same general comments noted for Layout A would apply to each lot. Road Improvemeats aud/ar Easements Needed Standard perimeter drainage and urility easements will be required along ali property boundaries in the plat as well as Flowage and Conservation Easements over portions of the delineated wetlands falling outside the existing F&C Easemen� The MCWD will likely require the establishment of wetland buffers and a covenant for them. While it is unlikely that Hennepin County will require changes to CR151, applicants will likely have to obtain a Hennepin County access permit for the change in use from one unit to two units. Park/Trail Easement/Fees ar Dedication Needed The Orono Comprehensive Plan shows no future brails proposed �or West Branch Road, so no trail easement request should be ant�cipated. When the existing parcel was platted in i 981 no park fee was required as the property encompassing Lot 1, Block 1, Gary Lindgren Adclition already had an existing house. The current subdivision to crea.te a new lot would be subject to the Park Dedication Fee for 1 new lot{currently$5,550 per lot). Stormwater and Drainage Improvements The property will be subject to the Stormwater and Drainage Trunk Fee, which is in the process of being revised. Applicant should expect a Stormwater Trunk Fee for one 2-acre lot at $3,840 per acre or 57,680 total. Utility Locations and Availability The properties would be served by private on-site septic systems and private wells. Full soil testing and system design would be requixed for each new lot. Wetlands on Site and/or Impacted A wetland delineation report has been submitted and is reflected on the survey work submitted. The MCWD would be involved in establishment of mitigation requirements if needed, and would also be establishing appropriate wet�and buffers for the development. The City will require a Conservation and Flowage Easement over those portions of the delineated wetlands falling outside the existing F&C Easement, as well as impose standard wetland setback requirements. 15-3731 � . May 13,2015 Page 4 of 5 Woodland Impacts & Conaervation Design The applicant is advised that this subdivision would be subject to the City's Conservation Design Ordinance. The property will be reviewed in terms of the Rura1 Oasis goals and policies which have been appmved by the City Council and are supported within this ordinance; attached in its entirety as Eghibit D. The preliminary plat application would be required to include a complete conservatian desigt�ana.iysis of the entire site for review. Issues for Discussion 1. The prim.a�ry issue for discussion is that the property does not contain 4.0 acres of contiguous dry buildable land. The City simply does not approve variances for the creation of substandaxd lots, and by definition the lack of 2.0 acres of contiguous dry buildable in ea.ch lot would result in a nonconfornuty and would require a variance. Only in PRDJRPUD planned development situations has the city allowed the crea.tion of lots less than the required mini�mum dry buildable acreage. In the opinion of staff the property does not have characteristics that meet the cztiteria for a planned development process in that: - The property does not contain the minimum 4A acres of contiguous dry buildable land required to meet the provisions for PRD development in Section 78-602. - The praperty does not meet the minimum 5.0 acres of dry buildable land required in 78-626 to qua,tify for RPUD development, and in staf�s view does not appear to meet any one of the following specified criteria in lieu of the 5-acre requirement: a. Unusual physical features of the property itself or of the surrounding neighborhood such that development as a RPUD will conserve a physical or topographic feature of importance to the neighborhood or community. b. The properry is directly adjacent to or across a public street from property which has been developed previously as a RPUD or planned residential development and will be perceived as and will function as an extension of that previously approved development. c. The property is located in an area where the proposed development provides a transition between a commercial or industrial area and an existing residential area or on an intermediate or principal arterial as defined in the comprehensive plan. d. The property contains steep slopes or a substantial number af significant trees that could be preserved through the clustering of buildings ar other design techniques not generally allowed by the existing zoning district. The most reeent request for credit for non-contiguous dry buildable land was a sketch plan in 2049 for subdivision of a property on Wakefield Road that would result in a lot with 1.7 acres of contiguous dry buildable land. The Ciiy Council advised the applicant that they were not in favor of the subdivision. 2. Layout Option A results in only 1.42 acres of contiguous dry buildable Iand. While Layout Option B results in 1.9 acres contiguous dry buildable, it is a very contrived layout at best. � ' 15-3731 Mey 13,2015 Page 5 of 5 Staff Recommendation The property does not appeaz to meet the �mmum standards tor subdivision. It would be inconsistent with past city practice to allow credit towards the 2-acre contiguous dry buildable requirement far twa areas of�and sepazated by a 50-foot wetland carridor. Snmmary The goal of this review is to provide the developer with an overview of the perkinent City ordinances and how they affect the proposed plat, and to discuss the strengths and weal�esses of the proposal. The above memo reveals a numbex of items for consideration with the proposed plat and should provide direction to the developer regarding the plat. During the sketch plan review, the developer should advise whether any of the issues noted present particulax problems, sa that those issues can be discussed and the potential for approval or denial of variances to code standards ean be addressed by the Planning Cominission. Planning Commission shauld review each topic and identify any issues to which the developer should pay special attention. Similazly, if Planning Commission concludes that the Iand cannot be subdivided, the applicant should be made aware of that. ' PC Exhibit A City of �rono Subdivision Application Str�eei Address: Appfication# �f '? �� .,nNO 2T50 Kefley Parkway �w.� Drono�MN 55356 Dete Received: 0 a Mairr: 952-249-4&40 S�: y� �y fax: 952-249-4816 �°Wplication Fee: ��' t'� sKo��'� Ma111ng Address: Es<'.row#&S P.O.Bax 66 --- stal Ba ,MN 55323-U066 NO�� PROPERTY INFORMATlON: Site Address:_ 4505 West Branch Road Property Identifica#ion Number(PiN): 0711723210014 (Attach lega!de�ription fo epplication Jf»ot inc/uded on the sunrey) Date Property Acquired (month/year): Jen 20i4 �;I Abstract ❑Torrens(Please check one) Present use of property: �Residential; number of Units ❑Other{speafyj Zoning District: RR-1 B AP�LICANT INFQRMATION: {Complete legal names and marital sta#us required for each interested party) Name(s): Renee V.Wixon Phone(home):763-543-1878 Ph�e(cell): 763�58-7997 Address: 2375 E.Med�ine Leke Blvd. Email: RVWixon@gmall.oam F�: �q OWNER INFORMATIOIV: (Complete legal names and marital status required for each interested party) Name(s}: Renee V Wixon Revocable Trust Phone(home):763-543-1878 php��ce11�; 763-458-7997 � q��; 2375 E Medicine l.ake Blvd.,Plymouth,MN 55441 Email: ��xonQgmail.com Fax: NA DCISTINO LAND USE: Numbe�of Tsx Paroels: 1 Deveiopment Size: 4.71+ Acres Dry Land 4.82 Acres Wet Land 9. 3 ACres TOTAL, all parcels PROPOSED lAND USE: ❑Division for Tax Purposes Cd Subdivision for New Building Sites Number of Building Sites: Exls�ng Units: � I�ew U�its: �^ ��C��6ED Total Units: 2 Proposed Gross Density Z UNts per 9•5 acres APR - � 2015 M(nimum Lot Size: Square feet dry buiidable Iand Proposed Use{check)L�9 Residential ClIY OF 4RbN0 ❑Other(specifY) AAlnimum Material Requlred for Complete P►ellminary Mlnimum Material Required for a Complete Final Plat Plat Appllcation Applicatlon 1. Payment of fees 1. Payment of fees 2. Completed application form. 2. Slgned certificate of Survey or mylar coples of formal 3. Preliminary plat informa6on on Certificate of Survey, plat. 4. Certified Property Owners Ifst 3. Titie opinion. 5. A list of any othe�persons you wish not�ed of thls 4. E�sements,covenants,etc. application 5. Developers Agreement 6. Letter of Credit Subdlvisfon Padcet t.ast Updated: January 2094 Page 11 of 28 '� � � ' � 3 APPLiCATION FEES:(Planning 8,Zonirog Coordinator to[X]those which apply) lication Base Fees: Cost Total Sketch Plan Review Ciass I II &III $�0,, Subdivision A lication Class I&I or Lot Llne Rearran ement $7pp« Prelimina Plat Review, lus$30Aot Class lll &ali non-reskiential $850'" Fina! Plat Revfew $700* Renewal oi Subdivisian Approval (Ciass I, II &III or Lot Line Rearrangement) �35p* No Chan e from Ori inai roval A lication Escrow Ciass I, II & II!and Lot Line Rearra ement No Publlc!m vemsnts $2,500 A lication Escrow Class I, II&!I!and Lot�ine Rearra ement with Publlc Improvements $10,000 Park Fees to be deterrnined er Sectfon 82-227 �j��d S eclal Im rovement Fees• "P�us, Engfneering 8 Legal Review Pro sed Private Roads, ius$.50Aineal foot Cast Total Pro osed Publlc Roads, lus$.50/linea!foot $650*+ $950 + Re uest for Cit to Acce t Existin Private Road $950* R uest for C' to maintain unim roved ublic road $�� Pro osed Sanita Sewer Main Extension, tus$251stub $275*+ Pro sed Watermafn Extension lus$25/stub $275•+ Pro osed Storm Sewer S stem exdudin culverts $250` On-site S tem, Site Evaluation Revfew a licable to rural subdivision $60/ er lot X$gp *plus, Engineering 8�Legal Review Flexible A Ncation Fees/�Iliscellaneous Fees Cost Total Variance $��* Vacation oi Publlc Road$100 er benefitin ro $7�0 minimum er a I Varies Easement Vacation Associated with a Subdivision $200* Easement Creation with Subdivision licatlon No fee Escrow for Vacatlons and Easements $700 PRD A lication with Subdivfsion $35/dwellin unit x$35 A al of Administrative Decision � `plus, Engfneering 8 Legal Review EscrowAmount $2,500 / $10,000 / Other Total TOTAt, DUE APPLIGANT AND/OR OWNER: • Agree 6o proWde afl information required or requested by the Planning Departrnent • Agree to pay additional fees (staff time not covered in the original fee payment)and/or consultant expenses Incurred In review of this applica�on,and • Certify thet the information supplled is true and correct to the best of hisfier knowledge. Tha appficarrt end owner recognize that they aro solely responstbla for submittin9 a complete applkation befng aware that upon fallure to do so,the atafl has no altamative but to ro�ct It until It ts compfete or to recommend the requeat for denlal of the request regardless of Its potentlal merit. • The Owner hereby adcnowledges end agrees to this application and further authorizes reasonabls entry onto the property by Clty Staff, c�nsultants, agents, Commisslon and Council Members fw purposes of investfgation and veriflcation of thls r�equest. • Appllcant and/or Owner acknowlsdge they muat be prosent et all acheduled revfew meetings of the planning Commisslon and CouncU. If an applicant and/or owner is unable to attend a scheduled meeting, please maice arrangemenis to have an authorized represeritatfve attend (n place of the applicant/awner and advise the City Planne� assigned to your project Owner's Signature: �...< � �/•�^-� Date: March 31 2015 Owner's Signature: Date: ApplicanYs Signature: � �y"� Date: March 31.2015 Applicant's Signature: k"�;'��aFe�� Date: Subdlvlslon Padcet Last Updat�: Januery 2014 A�R ` � Z��5 Page 12 of 26 ClTY OF ORONO � ,"; "7 Z ' PC Exhibit B" { CERTIFICATE OF SURVEY AND Z�� y6z � SKETCH PLAN FOR o� RENEE WIXSON g�� F LOT 1, BL4CK 1, GARY LINDGREN ADDITION �� HENNEPIN COUNTY, MINNESOTA �o� � � .,___ _ . -_ -., ` - _ �� ' � � � � -•, - --� �� W�J w � : ) \ ,W�ST �2ANCH b�OAD C� ROAD No. 151) Z Z� � ��I='-� '-__,�- ~'"I ' ~s 8s"' •E 67 ,.-�;----------------------r----- —— ___... �>� � �- �- / '�"�'"` �,�-��~ ..L_�-�--sJ -------- -�-�+�;,p,-===-�- ---- -�_-:°°`-====-- �a � ` I / /1-1� /"��~ / D�1NFJ►TEp7' `i �ia�af ��. `''• ��-__ --- ��i'/i L�j7�_=s._�EA��iENf__ -� �1`VV�LAP�p H +�'� �e1'`�h.� g_�;� DRAINAOE I ~I � , � ��.`_��- .-..�f�__��_�,,r 1 /i- �� `_ ..q�p� EASEMEN7 " � '-'=-' �;��- '�� ---+�` ;� r i -!__ -- � �•'�—_-_...�� +�y � i , %�--�/ � TEp "�!`....`"�.� ��\ � /�'%�� i-' - ^ 7��1-��v��\�� ,y�l� j / 'r"i'�^ N"ETLM'l0....:- d / /i. � - � �� T � X ! ��,.�--�, I I f-�ippi��. � 1 / %% � �'1,_ 4- ��\'``��\�\�� I 'i 1 � ' � �-� -~ie.�e'7� ,p, � � l � � l < < �/'~ � E`: ��'"�� \� y�� ' � ' � /�_ � js my�EJ x `�`��"'�1� i � �r � l�� l i 'y ;�~ i �� `��\\\��''�� i ; LEOALDE8CWPTIONOFPREMI9E3 / � t�. � � � � ;', �`� � 1 f �r ��`/ i �,/ � � � �� i �� `��\ � f Loi 7,Block 1,(iARY UNDC3FtEN ADDIT]ON � I i j r) r 1 � / P �� / n�1 � �� --i_� � �� `��\\!\'� �`J! I - � �shovm are baced on a�rrned da1um I �� %_ _�w/ / !� % �/% �/! � �` � � 1 � �1 � p�, � � I I 1 I !�' / ��/�f/ ' i ��rf ll /�` j �� i +��'- � j ! i, ly�,� Thh survey ahovrs ttle boutdiAss of tNe above deaai�ed propdiy /r I ' � �f � ar,d n,��etior,of e�,e�r,e nouse.drwwwy ana wsnar�ds.es f I ! � � .� � / f i 1 1 ! � ��- �� I I � °�i Y �I delkleefed by oThers,thefeon. It does not purport b Yhow OIIIRr � �,'�_,� �N � ; J I I f I + I 1 j , � � � � � 1 � j / /t �" � ��a enaoadrr�e.Topo b iram Herwiapi�C�ouniy � f i i ,$�� J i I { � j �� I � 4►' �� 1 1 � � 1 i � � � LiDAR fiopo inforrnpdort. �� N I� I •' �ro� ! 1 1 �t 1�`��\� ��-, -� � ,y--t-l� I p� / : E�dstlrg oontour � `° � � ±�_.; #+\ j '\ \ `.\\� � +�.�--;�� / ; /,�;�j� �� mi �asnNczoNru�: r�,e \s' `r I ��a,ri �+ 1\ \� \ `��"'Cf�- � ! � / �� ;�i / '�� W �� t' � � " '/ ,J i , I I 'i,�\ ai l\\ �\ � ��`\ ```_��I"°�- .�-__�� i!I � i I c� � � �1'��' ��\ �� -»...� \� �� `-w�_ � r �// �/ i� � =�7 T li°��__� �'b.�'a'�,,_��..''-- �+�,�"�-.`.` �\�`+a-��.�`-t_."�`/�� 1� � i C�`� �� Z � i �+f�� '_� ��j��T� ``ir�`~!'--�t_��,�� ,/ .M� i � � I ` '� 1"`,� + ��.r�._�� , /�''i , � �� i '�i �.�� _�� g�r i � ! �� . I ��+¢- r % I � ' � � / ��c I i � �./. I \\J ~~��~y�: \��''�l � µ �'I ��E � j � C� �E as -1` � -� y�� i�4 � ` � •• ,-A„�� ""f�� ,, 'i � �� ,;. `�� ; "'� � ,a ,r x� ^�!'��i i I �� 50 100 200 �a�'� i ' i / �_� L � ' to � � � � '`��:~i � ,k-_.....-a`� 70♦ �� ......, N�y�'�'�J?�'/�i I / /� � � 1 �/ J ' � I � i ��i DRRINAGE £ABEMBNT -�. .,._ ....-- �� i \ g�� /' �i�� /� � i��-- SCAL.E IN FEE7 _I$� a ' / � `\\�� I � / `` '` j1��",l� I �/�� ' I�i� i�i _ ��\ � � � _.'..11 ,.�T� /� �� ~' � „S ,��j� �� I f ! � � .r � i / i� i vi ,� � \ � � � \�� (`� ' �� ,J� / i�� i��%� / \ � \ �� r'tl� `---- 1 � �r� / /� �'�� / � � aa�+aorrw. ' I -.\ \ � i �•------------'-----\ ----_�_•-="�'\-- � / �--��-�'� � � � \ 1� l� `--i �� 'J7 i / �iJ� ,-� �� .'I �� 1 �� 1 \�� a�w � �i�� Y,.,� /� � �/��=/�� hl � �� 1.� � �_�� Y �- / i �*+��` -„' � � � "'i \\\ \ '7� �-� ___- ¢-`---,_"-'=��fJG_`--7is'- �r� rr�/ �� .- � � ♦\\ 1�, \\ `- �°jr �r�-`---�� -- -'--� \\�\ ---�— �� ` `��\`�N�9°4g�1p�k( 6�9,0�,��,�i,� � -_ � �� . \�\\��\ \ �.\ - �� / �i ��/ �� '/�� `�� f^,t- r�n � A � 15�0$4 � � `� -� � Pc Exhibiit B- 2 CERTIFICATE 4F SURVEY AND Z�� SKETCH PLAN FQR �� RENEE WIXSON ��g� OF L�T '1, BLOCK 1, GARY LINDGREN ADDITIQN °�� LL HENNEPIN COUNTY, MINNESOTA ap� � �-� ____ ,. �__ _ �� - _ �� , -,� �, , -__ -,, ��_ �r m � � � : ) .' 'W�ST �ANCH�OAD (CO�l�L TY ROAD No. 151) Z � � — _� � � _�� _ =--'_=^ -_' ---��5�89° � 0"E 67 ��~---- ___-- --__-_---_�--__ -__- �� ` _ � � �. �yc -�,.�'----1,� y'- - -------- -a-+��'�'�,-=c�--�,-- -�� =--==-_-=' C7 �� i�,._ �'"~- nw�oe�wo r�� 'C�o��.-"��y"��p°1 0 �`�w`a, , ar� �''g.. �'"`-__.__- --�r-1 _ ��.� I�_ y URRYFAS�fT.i` 1`^"�\ / ?-� ti`'��ih�w ..-i, DRAINAOE � � � ) �I --__\.—_\ _1� t o�b• EABEYEN7 _ 1 i� � i� .,,L��FL�� '� ✓ �� 1 ci.��c`'�s�_� ____ I / i : ,� `�( � ` _ �-- qg�� '--/ �%�i�il7EpyyETLA�jQ-"-"�'�-._,,/ ��l`\\` /�,�\/�ji- 4 ,R�l�a�at�\��"�AT/C,, � � � � �/ �•�n`* „� y � M /� j`-� � I Y�e:+T�, r � /�ti � (��y � \��.�:��. , � � � � �. / / �"_�-_ � � � � � I , c-�,. -„� , �� l l � , � l 1 � , ��, � � ��,'�� ti•�1� i �aeon,a„e' r �� ti � � � J � A . � *ti ,� .�. 1 � i Wsv � J �\�/ �.� � / � � ! � � � �� \� I /' � / r; �_ � � � 1 /� � � � t� ' l�� '\\ �` �"4��. �`�\'�� 1 i LEC3Al.DE3CRIPTION OF PREMISE3 ,: ; I ,� ; , _� � ,� � ; /; , ,�.� � ; � . � � . � �.;;;;;.\ . ZT 14 LOt t.Block 1.C�liRY LJNDOREN ADDITION • � �I � -__ S� ! � / ��,,�"''"�,,.u�u' � ~ -0 � � � \ � \�{�3 \�/ � 1 ,� � /1°�� J' r �� ' " ! \l� i \ � 1 ' j � f`1 1 �6s ahown w based on ae�rrbd daWm � ' 1� ' j �$,�i�% � ' � I %l ��•~�� t �� ' � �+��- 3��+'� ! 1 i) 1 j � and Ihe I�ocadon oF en boulMori�e of U�e ebove d�ed property � I r' � j 3'! � J � f 1 1f �� f^� '9 �� I! �� / IT� ('"� eodpin8 FKn�se.driveM'aY ard wetler�,es I �'�� .Y ! � 1 i 1 f I � �/ � � I � i� r� �� I „ f ` � ' I y \ I� / a e l h,e a�a n y a h e r..n,.r.o n. n a o e e r w�p w v o n w c h o w a n y o t h e r i ' � �'�ii� 1 + � , � t ; � t `+�� l �-} , � ', � � r /� �jt ^ �. uoaRaorov�o na�.roPo�tram►ierneA�Ca++ty � � � +� t t � � �� -~ r �-y-;- . \ � j�� I . �/ l t ` �� `�\�\ ``!�� 1�� i;��i11/ i�' � � : Ext�finy�r . ` t� � Y�_�� \ 7 \\ � �\��. �_ f�'"�� /�% !'��i/ ! � �! DCISTINGZONING: RR7B '.~� r\I ��,� �'+ i� 1l �\`\`\`�_� a/' ��r �� /�J� � `� � W w ��\ ' a` \ \ \ ��`��`�\_ �'`_ �_-� � j/f/ �i i 't I � �,� ��\��.� �\ �\��\`� au- ��_� �i ��, �i I I I��__i �b4w�7a��'��' ��:��- \�� "'a-�_�1�_� --- � �� l il � � �r � � T I �p"'re.F�-�°0etrb �� + ` / °O � �e a. »�• �T`-t-----`' � i � � b Z I l � Qi.� � �c._..... � f �f � � / I P �C� I i .'` � ��'� �` + �l-� T�--�� /` /i/� � I I� � � � i` \ ��s / / �/� I � �9e I I � •i � J i � _ �� , f __� � �/��" ��, T/ � N � � I '�.' \�� ya�d'�,�� ! � '! /:%!i �R � �� f� ~�� C� ' E��-1`-�sF�� bh:hr �1 f� �� .E�'`�� i �� f /:� bT� � � �`''�.I : � � 1 i .k� ' i a � �� B. ti � i�` �. � `�-�� ` � �� `�{' J? � �� / � �� 2� �� > ��`�\! - �� .._...,��N��'` �{" ��' I I � .., ! __�'._.. f�� / � �� $ k � I i , � DR/(INAOE EABEYENT .�- _:. "'�"...~ e� ��i �� ,i��-- SCALE IN FEET a � i �� !� \ a'� Y/' wy~ � � /i / � ' / � \ ` i J � '~ i i ` \ ��\ � I � � �\ \ .�` ' �j /' / /�i�/� �� I I f � '�..! .i rJ? / �/ � i i y�� I4� /1 : � i [' i \� \�� t `�`�-_~-- 1 `� ��' / ~ � ��'��f�� - 1� � � •� \ � +r----�_._'._.______,__ � � i� / ��- � 6� �� /' 1� \ \ � I ` T__��__��__ � �� - .L ` ' � � � � \ r. 1�4 �__� . 1J7 � / J�; - �- � ' :�� I l �� g Nd%f `�i / /i�, ''.-- .��i - �� ♦�� _�Lb � .!�� / ��9��-~'i�f- ��•x 1' _~ �� `� -- �---=-- �� -- -- - -- -------- -��_=--�-�-- -- �, ��k � � - -��j�----�x,-, ��-r��:�1' � ��+�♦ � � , _�_, `��\ � \ �. \ N�48'10��16��•',',''j •' - '' � �;;\\1 \\ \ �` �� /�� . / r �/ �/ �/ �-� � . .. i � � \i\ \ ��i�i�,i � i �� '�'3.� �. � B � , 16-OG4 # �3 7 3�1 Ding Meps Page i of 1- �. F '�r �•�'r��lir.� 41 �i fq� t� i• R�"=.�.�'' •.y • 1 'a � '# " ' . •V•�z•;s..� r� �•� �.��.�� .- e t` , .. , �w — ,_ ._ �. . � 1 t '1 fi�:�`�.7 -�.�r' ��+".t,�",-4 y ��.n 1� S+s �� .�� ' `�' i•.:ti.,I �_��„f :� _ . .. ,, �'. 7Y9� '151 . ` � ' ,' __. � . � . �_ . • . _ _ . . ' � � . .. �__ �". • � ' . ' ,�, "'e�" � -: _ _ _--_ - ,__. ' - _ - �' j f � f 1 � ' �i � � _ - ; . . ��'x �'�," _ ' �.,• � ` � > _ sso. �'�4 ,� � �-t —j� - '� ` � � ... ,y•,. �� . _- . J 7 _: � _ - ., . . ,:��_ „ J ��' � �_ ' M�'� __: ' �.d�. . �.-�. � f I 7 ; � �,a �� I-.� f�I • �r .. - ,k� �a}" •, _� §� � _,.,._.,�. _ '�. . �.� _ ' ,- � � ��si .� 9�w ,.I pt is l��yr`� � , .-e� e I I.�-.�.`_' _ .�.+:� _ � �i,r�r§►` ,z��'��- . � . + . �.. .. w ' ' . . . . � ° }'1. .�s� }��,7R".1e a�...�+i6�; . �� ,.. i �.�� ...�V�+!��*._.� ^ t.+z...�.«;' . - ' �' I � . o ., . i' t*��dj.•�"�.pt��r . � e. , a `I ,� « �, 4 I �L�.. M ', . . • , �a pY'�� .�r .�-t,�/��k( ��{sa� "�.�. �`j ++�� t' .: � .. , . ' +.r.:�.��-" • , �. d � �,�"G�y � ��9`� !�9$�; ��' ,� � . ..,�.�� Y ' " ' '� �t�� . �ti � �� ! . +f'�� 4� , , ,� ' .. .. . . � F �� q tf�.r�'s �� a�r�� {y$„ ,� �,t�R ��•` � �� ,1 � .f.t ' l ?lj�' fA 4�.x.� :+ili�fyt k� .�1'r'C� �« r t y J � „•� .ei� „ • , � . � �� ' . ' �t+�' t - `i�E ��- � ra'! •a.r^F' y�:y .."!'��^ �� '•..! i t,.:�� # � t • �' . Y Y�lt_Li ��q� � .`'i'd�:` .''7" �..�s �� 9 � �• �+�.�.'t��l ��q,. y � �'1'-�� ,r:;� •�. r � 4 ��_.�`�at.t ��„��§ �. . � �� yk ° �'.A'� *;�/�� •'#a�yY��p. � n*,, . �• �j,..�4° �`y�p�rf. .. �^ S . .?» �� (' �•�"" i .�} 7.� ' , :�� t� ,1� : - +CT��"� ��f� �'` ��i�+ *..P t „')" 1 k:' �a. .. a � W,. �+! ; .��_ _ '� •'r��"" >r ti+R' ° ��':��* ��' f �' ,� '� ,�, : l � �S� �„� : �'�^,» _ �..`. a. �. , 4� t ,�, ,r,�:: ,,�,,;�� . � r ..s'a'. �.'ti1'� ' . i l.� . �` f.� } r, �1� " . { 4. .. c"4;1�v{.y��' `'e� p 1J s t�td i sy •�i - ` l�, � • . � � �!,�'"`�5+3# '• ..t'r' I. ��,� � r �� S�i} + - . � � a f . . ��!�� ;, ,,' ? w �: , ,�•� � ,- �' y - - - . �' r r- , r � y t�av{� .��^k y�` _ i �r,- � ,,,� � V a�� a`9� sT.� ` Y : ,� . , .� �Y ,� ;,�w 3 , ,,� � ��r � ��.,�.. � .. � �t�r� ?^' 'i J� ., .�� - . ,� ��,.,r °f .,,�'"' __ . � , �. � �,. r `r�`_ .. _� � ;ti ` . ��.� � " . . ��',e'� t" s .�, �:. �.� - .n�.°�',.>y. �t {Y�`�y� "�'' �.:.��.� � ,-: �'>�. �I tY� • � l• 1 �'"'� `'�� eI � . A� !� ' � �� :#�.�I� � ,� e. f��^" ..�,:}��j �'�`�'�,� . � . . . `� � ,�c � a,.� { �{�N:Fa �'.: • «��e� 4,} �� '�a �. a�„. `� •"f a�r� �.� *+�r .,��"• -� t€'.1�`�� r f. ,. ��+�}8.� r� ,v. '�'��t��d,4+�i� � .. . ._ ;��1+�y,� a a' �,.r ,�.��! �.i� � .� ' '�}� }� �I�. t�� J&'�.;�, . •' t ,� � �"`E�,� 4 O.r ��'c`I'� * � t l�r .��'��.�+�e�' ��ll�+ it ��.}�� ,�� +M. -`� ,:rsk` *`a "4€;.. 1�. � 1�,( '.e' . Tir" t � � �J�'�N'!7 .. 1 ��. '�p*�'t }7 �� '�`�i :'�• - ! :� � �� . a4 � ��,�f� �Ct� _ '?t .�,u� LL:^s'4y r �� ;2'`-��^ `,��-aL�' S �:• Yi tMa..� '.�' .r }� �,��+�,"�tv•.��;Vi�� l �f� .K t:��'`,>..:. ��i� �a �.��'fi"i� � ��' �� t Sj',�i�1,,iJp5 �,� .ay '��.,s i�' � � �- .��Y�;_:� ! w�.^4r � ��t v`R �1�� t .S�'�:� � �• -y4"� . '"`' +i 4, 79 �'- �' �� .a^ }�_� �y Y:S, � .o t,.ri� . +S.Y .P� - . ��' �' : � �� t . ' ,'�� 9s � �-a �J- t : .. �! • �q�� (� r � '-t�3 * �i � .�'''s'`�,,�,.'�,�,!�4�'':�.-�4 ,� Stpj�2"�.'�„� t ��y !,' :hi" ��''` ��r I�!y �p...OP+� t°-y'` ��.I f� �r'� i.r �r��'�'e%t��j.�j�� + � �a rr.�. �Fi+'� . r� .,�>. ,� � � � �.�,� �.'':y!I .0 � � � �yP r � -• �4� ��aC � '►!•'—++� c r. ,t�+� :yf s.'. � �R1,_ .w�� ,f 1� r'. '�'��Sy `l� w {s a., F t.. .. . . � � , : • � . � c•l� r � 2 � =�+' �t ` 5 ,-r' ' i 1 y�� J t. �� . � .� n��f � ��r �rJ . . i �"� �� -e �' .+� vt �s.3�..��r:.�r��.i�rt�t,,,,ti�4� �! _ � J fi�... �i�i y y �?� S �'- ct ` '�' ; S '=; • Y t , i� 9.:�r i '1. '� �Lc.'C'�(,r+ �,^+ "' R �� Ys�t;�:�� . �""�- �,.�. ��.;;;'��„�I'�. r,. .�'1" ��5+ � 3 �..�,� $ ��' -. ��..• � y�, .�"r'�x. d�,# � pF,,;3+ �l� � -7� i,ti r;?�' . �:�y'ry�yi( �r��.r' Y T t � .��r'� ii�r . � ��> �� Y'°'"NF' j� t�'�'':y�. j"+.; 9u.+��+„�'�',S ttt'r!�!�f'�.�„ .�:-w y+ � -n.'��' s S r�, r'7L `a��ryp[� �T ar ,p : ` r y„+.��r�:'.•y�A,..,`,.�•:'�i,'' ..s. � _ -,- . ,r �'}�••�„ t v. a -r N r.. Y F • * � - 1 d .,_ �� iJ `�" � , �' ' `Y `S'`+ `��5� . }`?' Ky'.. • � _ t {t ..t� a#' � W�ti.. r,�,•��R�•}'� };�� . X V., �'t f '�iti„ ��' ,f, s .` .1�Cti.. .�! j y . �`.+.... 'n'`�fY��-• � ��-�� r ��,,� ..ti T•c. 'D� .�� eC.v. .r.+. �i . �" ..xi" �,��,'.� "l. . 1 .� . ._ °� 't � } "� d A�Z �� r 1 ti' :s+. . r .K,.+�'� �' r � �, .r� i��.[y"�a��4' r T �'�l i y,�-.St'�tir i;.�.� � a� _., t � . , �.. ��+��'. . ` . �. - : .lil. y�.�L� ! r�S" .. z- � . � � � i 1 '.. v . . � ti� ' 'a" t" ., ,' k �.;. s .y d ' .f-r �'��,t.�� ' � .Y},r,' t '•f , _, . i�y ,� � ��,� ��z��_ �� :,� a '` � .�ry,i �*ltvi�� F� y� . - a=�:•��ir � �f. # p � . $ °�� " ��K�t `i= �E Y' •"�i; °♦ '+� � Pz�� ' �( �. �1'7�� ~ ...��'" f��` �t } t�. *�� }�• .A A ',}M �."4� "�� t��l� '�� .� '" � F4F� � ��.r. y,%� � . � 1 �f , .', .�, � �•�� r. j.,r 7= � r.y! § � i t ,... �S€ t �� _ J �R ,*.+� 1 ''�� j !y� �"� � �� ` � y� , „e5;��i'�'��y . �° �r/y" ��.. �tt'n�� ; �y � p>� �.�CMr . ,�t�/ �.� �� _�, ,,,, � ; :� � � � �, -�� -�.� . 'a �i �� .�,,�,!^''�k�•a a,y iX�1 �j�'!, '� �1r� � f` , � C+° �� Q��'.S'fiP � �d I� � t � :�'E� �c^i ,,t�y[�"� » .`�t� .y� rr,�._ a�,c:n�t,� e� 4s�'jy6t �.st` i . l�wr,�.- � y r � ('� ., . . '.s�.�� , .ra.3��:�f� �. .r£t�F1 . .4�'*x..Zi��. a � ,� ..�! - :d° !J. , ^�� e��!'A+i ....� ., �� _ �tw�J�i�rpp r � � Mtp://gis.boltoo-menk.comlSilverlightViewerlWMl/BingMaps.html 5/13 � � n ; _ ----- _._- I ................�..�..,.,.,.,H,�z_` ,. . ..,,1 ,_ � a „�:; I .,,,�...,��, u„�..��n„�nK,..,.;ro�� ,vr • t. <r��:aan „��..w a r�a u� N ��. „a,,.w�u..�.....y�,,.u. ,u � ��.,.:.y,G a✓�n�.•.wn;-,�.in:o,�.. ..+aex, -�9a�_9C i� 0 ' Pw��J��.ulu � ar..�u��rFYw��e�1��"n��l� � � ��.... .:...�.��.cDnuu.��a•.��ir�..��- . �e.�a�r4�4.�:�.��1�J�1��V�C_�.Ivw�.U:�.l `-_-.__-- ' L~ �rin�_ ,�'�" A R .., ^.,�,..,, t �� ` �'8 ��`; ��'��.,�"�'�x I W �;� UB��. � '� ��'�` � i U �1� � � . � � . . � , - " r �s � d � � �! � ��i�;�+r�`fi� ;ul�- `p=,•� � � P.i� iY. 4 �. �'4 � �� . { � ' « - � . ,R � 4:~ � ` 3 � tf * �.. �. I : �- .. �� p #} '� ' .. " `. ` y� '4 1 v � ' . '. ;: 4 �� ,F - .~�� . `� � _.��.��" yf��.,'��"'4i('�� " �� ^+ ,,{� �{� "'':"5� '! t�'; i �#`1t'li y� S , . � `.� M'.�:"� i�,f1rit .! ��.��st •��j� f�t. + .. - _S . 7 � ��,° �� •e��a . �'*�'r`.+��. '�.Fr`�r, ." �� . -.� 1 "..ri�r.� � J ��,�., {� f� �i ,+r •�,.,,'!'r��a�� r�•`'4�:r:f.� + '� �` • � ` �_ �.-`r � fii1�' +I�j,�.�L�• �'r,�� '4. .�1ilr..•,.� �� r , ;. I{ �� —��,;, " ��'� r.:r;��,��*�r��",� 1.:��• f�'r—�� .;.,, . . r f •r- „H,e��" ,..;. ''"� � �,•P"t ''�,g!+�'� ��..�„�' ,. -� � �,_ + • t y � �j �� i. ..� jr A(y yy , ,_f nt `� //��+.1 + y'�.R. ��i��elir��q�:}+�� +,('�"$�l''i�� Ml"f��•J'�!r 'i:'. fThf�. I 4 � � 7(,r �.�' ,!?�_ � 1�.�5'��('�J 1'!�K ♦ y , 7', �' �'� , r � � � P. ' �'`�� ,` ��",� ' . '!.1� �,+,tc � �, � . . } ' �. � ' 4 . '�. � '�"i, .�. t. ' �ri�.( 1�� .i �\ j ` K , # ' . ��D�I�[ ..�♦ � . . . ..: � '� r � „ � '',� W1. � '. � . .. �, 1 �. ' �• . . ' . . � ir�. . .' . ' i t . � .,' .�,�V.. � I� I I •m I� .' �{.,t • �' .. r �. ./� � �. `� � ��. ' t Y }�F�s r��.� � � �� ✓� •�Y S� r� . 1� � . x ,, � ,-��. � ,k � .R . 1 � ,�� /y ., ..� ' .. � ��.♦ �' . � F � � �� { t �P "r a� f ' ` [ ?; . ,: :. �1� � � .�� ' ` �` � �4� . . } , � s,,� .�a� tr � � � _ . ,,. -� '� >�. '¢ ; iw► ' • _(r . f. �� :. . �� , ��Y #� �,�" �+- 4 _ i. � l:-:. �, f �K., e S-' '�' �� _i ,..- ',�, ...," �. .: �,,. ��,�,� , �` w.. �1 ,�• , ^ ••{ .. � • �I . �ti_ . :�t ��.�.i=.�t{w� �r�°� F�': i 9 r }. � � I � ,. , K � � _ w� � � � � t � � �'`f,'.1 r --� —"��"a rP f a�y 'pt � S . ��,�{.• �� • (�,P� �� p �. r . �t` "° .: � .4 .,�� '^sh t N�'�I ��' ,'_ �► spun�g eaxel = ,i '` � �=..1i,r '�� '� .�.,'�� ' "�a,� • t� � tS►QZ-I.-£3�taa�e� �� - y C ` � `•'�`f �' •�:.:. ;f �I . � S �"'' � � s�,wri Al?� � ' "s r ! . r 1e�� " '�.�� } �.x .�`- ' f pea�ce� # , �r . (' 7� � r,ii ,;�. ' �` `1'�"�' � pua�a� — . —----- —�� :� a wi � � ,��,,,;+� '� ,:.. ar«._::�::c.. ._...,.....�.� �rv• .. � r�:.... ,r,,��. ,�_ `�'• � ' ,. ` r�,. :_��" -� _— _ _ Otl N�Nb'2i8'1S3M- ayoHs �r� ,- � o — _ �` ' ' �Y �.� ��1_„�.-...�_.:�_�..�...�...—..._......� �. �� , :>�1 � '�� . ��,�., r��. ��=�r�� .Z I� f �.' .b�#.,� t� �:4� ,-��'. . . ; � i�. . . i 'r'�1 '-'R �r . �V ��S . �. . y�� `. � , t . U� �� 4�� } J , •��P , � i Yt�{:'� Ji�t:�, Cj y�ii`t. � Y . � � 'k°� y�� 1 � _ � . a 7. .^ ` y f . , > . '� - •�i"it.�_ � � � �� '" +4�s`a t —�,.:.�.� �� ,; � _'_.. �'_ . 1�f . _, _._._' ' j. r e . . .. .- _ - `` Oxono,MN Code of Ordinances �` ' r K ' • PC Exhibit D ARTtCLE Xfi. - CONSERVATION DESfGN DIVISION 1. -GENERA�LY Sec. 78-1631. - Purpose and intent. The City af Orono as a result of the Rural Oasis Study conducted in 2005 finds that there is an intrinsi�link between the natural systems and the valued scenic character that exist throughout the community.7he requirements of this conservation design ardinance are meant to preserve and enhance th9s ecological/aesthetic character by requiring: (1} protection and enhancement of clrainageways and water quality; (2) protection and enhancement of ecological communities; (3) reinforcement and esta(olishment of ecological connections throughout the city; (4) augmentation and preservation of viewsheds including corridor enclasure and buffering; (5} preservat+on and improvement of views; anci (6)preservation or reinterpretation of local landmarks. (Ord. No. 67 3rd series, § 1, 1-11-2010) Sec. 78-1632.-Applicability. The Conservatic�n Design Master Plann�ng requirements of this article apply to all proposed residentia{ subdivisions or m�alt�-unit residential developments greaterthan five acres in total area or guided for urban density{greater than one unit per two acres). (Ord. No.67 3rd series, § 1, 1-11-2010) Sec. 78-1633.- Definitions. The following words, terms and phrases,when used in this article, shall have the meanings ascribeci to them in this section, except where the context clearly indicates a different meaning: Canservation design means a two-phased approach to design and development that maintains or improves ecological assets, provides infrastructure that works with the land, and incorporates people's instinctive desire to experience nature. Some conservation design strategies include: identifying and avoiding sensitive natural features, planning roads along contours, alfowing iots to border natural open space, integrating ecological stormwater management, using smaller lots, and educating developer and buyers about the ecological values of the landscape.The first phase entails an inventory and analysis of the potential development site's natural features,existing land uses, and wetland delineation.The second phase entails analyzing the design im�li�ations of the findings from the initiaE phase, alternative stormwater design, and a conceptual design for road and lot layouts. M/nnesota Land CoverClass�cation System(MLCCS)means the Minnesota Land Cover Classifitation System (MLCCS)displays data on naturaVsemi-natural and cultura! covertypes at the highest level of classification.The next four fe�els of classification each reveal further specifications such as plant types, soil hydrology, hardcover and plant species. Using MLCCS data is the fErst step in praciucing a natural resource inventary of a development site. Orono Natura/Resource/nventorymeans an element of the Orono Community Management Plan that displays the ecological connections within and beyond the City of Orono. Corridorendosure means the nature, appearance and relative degrees of screening provided by about:blank 5/13/2015 Orono,MN Code of Ordinances Page 2 of 6 roadside vegetation. Corridor enclosure types include: Open enc%sure:Long views beyond the right-of-way, no real sense of corridor enclosure. Edged endosure:5olid wall of vegetatio� along roadside,views focused along�orridor. Tunne%d endosure:Vegetation begins to completely enclose roadway, above and sides,creating a "small stale" roadway experience. 1/aried enClosure:Entlosure changes rapidiy along corridor, short stretches of open, edged, and tunneled corridor, Viewanalysismeans the process of determining whether a view is positive or negative. Positive�iews�Views of natural areas,water bodies, estabfished parks,wetlands, rura{ and historic land uses. Negative views:Views of structures, particularly multi-family residential, institutional, and commercial and industriaf uses.Views of power lines,telephone poles and other utility infrastructure. Landmarkpreservation and enhancementmeans preserving and maintaining distinrt cultural features, landmarks and unique points of local character, both natural and man-made,to maintain a familiar sense of place in the tommunity. Eco/agica/Management Categories• Leve/ 1:Ecological "off-limits" areas, including wetlands and required buffers, historic drainage. [eve/2:Ecological apportunities, including existing degraded drainageways and existing degraded ecosystem remnants. Leve/3:Ecofagical possibilities:Areas suitable for stormwater treatment. Note:These Ecalogical Management Categories are not intended to directly correlate with MLCCS M-34X Natural CommunEty Quality Modifiers. Significant tree stand means a grouping or cluster of coniferous and/or deciduous trees with contiguous crown cover, occupying 500 or more square feet of property,which are comprised of deciduous trees six inches or larger in diameter(d.b.h.)or coniferous trees 12 feet or more in height. Additionally,those forest or woodland remnants identified as high, moderate or good quality In the Orono Natural Resources Inventory shall be tonsidered as significant tree stands. (Ord. No.fi7 3rd series, § 1, 1-11-2010; Ord. No. 94 3rd series, � 9, 9-24-2012} pIVfSION 2. - BASIC APPLICATI�N AND PLAN REQUIREMENTS Sec. 78-�634. -Application requirements and procedures. The developer shall follow the steps outlined below as part of the development review process: (�) about:blank 5/13/2015 Orono, MN Code of Ordinar►ces Page 3 of 6 Review and respand to the Goals and Policies for Environmentai Protection and NaturaE Resource Management as established in the Orono Community Management Plan and Che recommendations contained within the Orono Natural Resources Irtventory.The intent is to establish the property's ecolflgltal connections both within �rono and as part of the regional ecological system. (2) If the property exists adjacent to a documented corridor in the Rural Oasis Study, review and respond to the existing aesthetic and ecalagical analysis. (3} If the property is not adjacent to a documented carridor in the Rural Oasis Study, developer shaH have a qualified consultant prepare a similar analysis and submit it to the city for review. This analysis shalf include the documentation of views, corridor enciosure, and landmarks through a plan analysis and photographs. Developer shal{ be charged a stanciard fee estabfished in the city fee schedule to cover the expenses of the city in hiring a consultant to review the ecological site analysis submitted by the developer. (4) Additionally, submit a natural resources inventory of the site, including al] of the following elements: a. Review of the MLCCS data pertinent to the site. b. Tree survey, incfuding all significant individual trees greater than six feet diameter, and stands of trees, identifying tree species and size. c. Wetland inventory, including delineation reparts. d. Topagraphic survey indicating existing drainage patterns. e. Analysis af the site based on the findings and recommendations of the Orono Natural Resources Inventorywi#h regards to: • Conceptual greenways and open space corridors; • Existence of rare plant communities; � Potential need for proactive management and protection. (Ord. No. 67 3rd series, § 1, 1-11-2010) Sec. 78-'1635.-Basic Conservation Design Master Plan requirements and evaluation criteria. The developer shal) prepare a Conservation Design Master Plan for development of the property, consisting of written and visual documentation including maps in an acceptable electronic format, addressing the following topics; (1) Consideration of the existing drainage system; (2) Establishment of a stormwater management system, using multi-cell treatment principles, and defining proposed methods of stot'mwater phosphorus reduction; (3) Removal of invasive species and diseased trees; (4) Pratection of significant tree stands and woodlands that support 5cenic and/or ecological goals, including mitigation of any such stands to be impacted by development activities; (5) Protection of existing wefilands, including augmentation of buffers, mitigation of impacts, and enhancement of degraded systems; (6) e�..,,,+•h��„t� 5/13/2015 Orono,MN Code of Ordinances Page 4 of 6 Justification and mitigation of any negative impact to ecological communities. "Negative impact" incfudes any madification to a lower level of ecalogical community quality, as described by the Minnesota Land Cover Classification System(M-34X Modifiers); (7) Maintenance of ecological connections thraugh site design, as shown on the Orono Natural Resource Inventory; (8) Maintenance and protection of existing positive views, and mitigation af any existing or proposed negative views using appropriate measures such as site layout, screening, building design and coloration, etc.; and (9) Preservation or reinterpretation of existing landmarks. The planning commisslon and city council shall evaluate the Conservation Design Master Plan to determine whether the proposed development: (1) Preserves existing drainage patterns anci enhances stormwater collection and conveyance by applying an ecfllogically-based multi-cell stormwater management system that improves ecosystems by reducing reliance an manmade infrastrutture, reducing downstream runaffof contaminants, and enhancing ecological connections; (2) Includes a program for t�e removal ofi invasive species and diseased trees; protects significant tree stands and woodlands that support scenic and/or ecological goals; and includes mitigation of any such stands that will be impacted by development activities; (3) Protects existing wetlands by implementing new buffers or augmenting existing buffers; mitigates identified wetland impacts; and enhances degraded wetland systems; (4) Results in no negative impact to ecological communitles of Ecological Management Categories 1 and 2; results in no negative modification of any etological communities as described by the Minnesota Land Cover Classification System; and establishes, maintains and improves native ecologicaf communities including naturaE and semi-natural areas to provide wildfife habitat and suppart natural ecofogical functians (i.e. drainage,filtering, buffering, etc.); (5) Establishes or maintains ecological connections through site design, as shown on the Orono Naturai Resource Inventory that will enhance stormwater collection and conveyance, promote ecological and wildlife corridors, and provide recreational opportunities for residents; (6} Preserves and where appropriate augments or improves roadway corridor enclosure to promote community aesthetics associated with the city's rural character; preserves open rural views and otfier aesthetic elements of the landscape; and mitigates the negative visual impacts of development; (7) Preserves, maintains, or reinterprets existing landmarks and unique points of local character, and preserves distinct cultural features that will maintain a familiar sense of place in the tommunity. (Ord. No. 67 3rd series, � 1, 1-11-2010) DIVISION 3. - DENSITY BONUS STANDARDS Sec.78-1636. - Dens�ty banuses for urban density development. For residential development in Orono's de�ined urban area (zoning districts allowing densaties in excess of one unit per two acres, and incluciing properties identified in the Orono Community Management Pian for conversion to urban density}within the ranges of the gUided density a density bonus may be allowed if the city council finds that the performance bonus requirements of this ��ut�hlank 5/13/2015 drono, MN Code of Ordinances Page 5 of 6 division have been met.The city council shall determine the extent of density bonus awarded far such properties. Example: Properties guided in the Community Management Plan for a density range of two—four units per acre have a base density of two units per acre;while the high end of the density range is not guaranteed,the city touncil at its discretion may allow development at a final de�sity of up to faur units per acre through the performance bonus process. (Ord. No. 67 3rd series, � 1, 1-11-2010) Sec. 78-'t637. - Performance bonus requiremen#s. Within the urban density area,developers have the opportunity to increase the base density by going above and beyond the Basic Conservation Design Master Plan requirement. By implementing a �ombination of development enhancements that not only preserve but improve the natural characteristics of the prflperty or preserve and enhance existing landmarks, the developer shall become eligible for a density bonus.The extent of such density bonus shall be determined by the city council. Development enhancements include but are not necessarily limited to the following: (1} Reforestation beyand existing woodland iimits; (2} Water quality improvements; (3) Improvement5 in ecological grade of existing communities; (4) Upgrading of ecige buffering to maximum, or tunneled, character, and (5) Major preservation or enhancement of existing landmarks. (Ord. No. 67 3rd series, � 1, 1-11-2010) DIVISION 4. - LONG-TERM PRESERVATION Set. 7$-1638. - Preservation requirements. The developer shall establish and implement measures that will ensure the preservation and maintenance of those elements of the development that are determined to require lor�g-term or permanent protection from development or misuse. Such measures may include but are not limited to: canservation easements; deed restrictions; private covenants;transfer of ownership to agencies such as the Minnesota l.and Trust ar the Nature Conservancy, ar to the city via dedication, etc. {Ord. No. 67 3rd series, § 1, 1-11-2010} Sec. 78-1639. - Buyer education. The developer shall establish covenants documenting the elements of the development to be protected and howthey are to be protected, and shalf establish a defined program far education of the initial purchasers of lots within the development as to the limitations that affect future use of the property. (Ord. No, 67 3rd series, � 1, 1-11-2Q14) DIVISION 5. - RESOURCES SeC.78-1640. - Resources. The primary references for facilitating the conservation design process include the following: � Orono Rural Oasis Study(DSU, 2005). about:blank 5I13/2015 Orono, MN Code of Ordinances Page 6 of 6 • 2008-2030 City of Orono Community Management Plan, Chapter 3A—Enviro�mental Protection Plan{City of�rano, 2009}. • Orono Natural Resources Inventory(Hennepin County Department of Environmental Services/Bonestroo Natural Resources Group, 2006). • Min�resota Land Cover Classification System (MLCCS). (Ord. No. 673rd series, § 1, 1-11-2010) Secs. 78-1641-78-1669.- Reserved. about:blank 5/13/2015 ' �'R.� t'� v� '1 -'ttn ;�i1 i��[t �r p:'_ i ... � ,. �� iE �� °,� i '�''+� �il � `� `� C° '�sC r N et��?�. + ;� E � � a �.�: �r,� „� 1�"tie �� ' ,�i, '� �s f�f.x w ti�. � ' J P �.P` z� �a 5 x rr ¢�4�f s,�, ��'»• �� _ �t t .«t� t� r�a r �*.�, �no � ��"k �� r�(+ 1�.� �� .! �. h�. yp�,.i�Y� ,p�.� :c*�� p f�l. ..• �, ,�,', �:' ;'�}�.. � ;;' ExhibEt E < +� *� .� f:�. � � �"� ,� �'��,�� ,�� - �,.t ' F *5` � . . .. x�, Ty LLv �i�., "` ;. ,. . � � r �� (/� �n,�- � : - . .� � � q 3..�L � 2 { �ik �. 5 `{ F' 4 4;L �St' " ( ,,r ,p� - C": Yf� Tsi":#i � i( __�x�i .} .�!, t I� � �4�" . ''a�{iL;�,�j`N.� r; `�: "��i�'S,» �� *.S�' . . , �� -� ♦''� ,y� .�� .'�F . � r: ^ o r ,� �'Sy�.. �"� . .• , . ' _, . . � � � � � .. ' 1 '� � �, .�- 4 . 4 4,� 1 . . . , � - . - . . '4„��3 �,�,: � '� rs�- . . � - �� , � "' " . ' ..�AK -,�. � � �� 4 a-� F 1'� . . � µ�'�Y " QU7:'T CLAIM �r �, � � �,, y , • FI.OSvAGE AI�D CONSERVATIDN EASi:�fE(3T � - •. ' 4 ` :, `. ,r � �� • . AND WAIVER _OF D11AlAGES . � � � � `�; .. � . . . . . � - 4.a"f r'i - ��..} . - - .. . .. _ . , � • . . .. . � . . _ y '�r �� '� ' . •:�. .. , �' .� �� . . � - � .. �� •.. i ��-4� �, ��_:.. . _ THIS TNDENTURE, made and entered into this `��day. of� ' � �', r : }+�;'�� ; ` , '. � 19 , b and between � h�C ( �,�cy.� 1�:�.h -�ti �.: ��j�L't,,rr',Ca�:'� _. � Y • r+Y 3 4 �• ' .-- ,. , , : • . . �; Nj � 1 � . . . . . . . � h��z l�it< < �,:, l/lk�%l '� /�r14:iC�:�('�r'1r:� /rt. �_..,,riC�U t rc• � x �� , t.w ---��.. - . . . � 4heirs, assigns, successors (hereinafter. colxectively referred ta as ` f� � s� : � , �} .. . ,, � � � . . n n , - the `Grant.or(s)) an d t he Ci ty o f Orono, i'ts successors an d .a ss i g n s, a : . : � ;' municipal,_.corporation under the .laws of the State Of r�innesota _ (hereinafter ;., �„ ��:�:<` referred to as the Grantee) . - . �:'� � . , � �.� � ' � , WITIvESSETH, Grantor(s) , for and in consideration of the sum o£ � ' ' ; f �. .,� One Dollar L$1.d0) and c:.he� valuable consideration, hereby quit clain '�: *�4 , to Grante,e the� right to restrict and Grantor{s) agree to limit and • �'� � �,;. preclude the use, improvement and development, under th� conditions and ,':"„'�. covenarits rerein cantained, the fo.11owing desczibed L�nd in . the County �s.� ��; .of Her►nepin.,and, State of Minnesota: . . ' ,/ / �f "�/ . ,� Y � L . , l.�'.V.l�' r�v `l�l�.l� �'J`�� '�� [I`L ��{ i //✓J_C'�'��N I��I/�C�. . � � ( (iii�f�/'ta C. �sT`r"�r a"'��S ij-`. � . ' r � �t...,-�. . . . . . . ./. "N�� 1:1 �: x �� ' ' �'ek'.i� ��: • ° �� .�-. r `.t. i� d `'+�k� . . � � S�.r M,'i �+ 1.3�'` '��.. � ,� �i N . .. ,j � ��.�ad. �7I�;. ta . - � .� - . :'a^�'. ti �t° ''�q`a r�. , ... ' . Y � ��8 r . .�. � w as foJ.laws. . ` �' w.r ��fi,i�' . ' , , - . ,.;:. :�a . 1'. Grantor(s} hereby covenant anc3 agree(s) : . .. '. •'`� 'S : �SK.�� A �;� . .` ,.; � `�� " �� A. No structure shall be construct��; erected, or placed upon, `-, `�; �� '"�' � � xbave; �or beneath the Land inc2.uding without .limitation, . fences, , �, �A»� ��'i �: ��,. .� fi=eplaces, . steps, hardcover or roads of any nature whatsoever;, '� ` � � i' M� � � or an other structure or im rovement inconsistent with .ths ` �`� ��`��t'��- ' ,natural state of the :Land, except for docics or pa.ers across „ t �_� ; ,;��;� 4 said wet2ands to the , open water oE French Lake. �. . , � ::� , ry� . � � ; :�?. �:��` �_�> ' �• ' B. No trees, shrubs or ottier vegetiation shall be destroyed, 53�� cut or removed from the Land, except as authorized by written .. . ;�- ` "^ �'� � consent of Grantee. , ``;': r-�v�`i�. . . .� � � " � . _ - .. . � �� - � . . ,. . °,��r� . � ,�. ..•_ . ... . ... . . . {�.t•�.�. . C. � No-earth, laam, peat, gravel, soil or any�other natural _, s c � material or substance shall be moved or removed`.from the Land . :_' ' �arid there shall be no dredging or excavation of any nature �`.ki ��, , • whatsoever or any .change of the tapography o£, the I.and without " ' '� � ; written consent of Grantee. . � z . � '��.r5 •: • . • � D. . No soil, sand, gravel or other substancc or mateXial as '" ,. -landfili shall be placed, dumped or stored upon thc Land and ' tio:waste,_ trash or garbaqc shall he pl.ac�d, dumped or stor�:d ' �'� �-: -� .- ;.,:.'c,rr ..►,r. t ,• . �y��`y' 't h� � r,yry.;te :a. "�"".. .•' .' ... . �. . . . � . .,� ,. . . . �. .., -..�:. ... . ., ��. .. . . . . _ . . . . - . . _, .. t . ' . . . -.,. . . _ . .. . �� -' . . . .. . � i�h � �s+` 4 , .� . .. � �. , _„ � � � � . �.� �,;, , +.' _ < � � b`� �,,,, t .�X4��(* ..i� '�'-��.M� � � ,'!` ,-� ��, fa � `�`"^.� . ��;. A . i "�t �„� ;�. .,� � ,:, ,� � .. � , °' �� ,. • � dwry � y� Y�� ti„ � '�:.�. y� �.. .�' x'� ai � e �I �p� �� '�� f �a� �,� '-,�'�- "�"' '4z�.:� �. � p "�.,,�.� y..t i.'�� ' "�'y',r� ;¢�. � ^ � r'. �S,'� �P�"�� , �. '� � �e s '' , `' �i � '��r�._. � � �.a �L ae l y�. ��%r 6 "��s� .'� w . .� �.. . . - �„�r � -. :- ' 4s��°'�"'�+-� • „ . . ."� '+ t�,�",,,,��"�� ""r 4'�'` '+�� ..'�. f.'x��' �`,v . . .� � # ��-.: �., �i�`��u.`�� ' � + t � � ,�P-� �'. i,.. S �*t r t :.�= ��r+. £�'�.-s` } �.�Y �c --� � 7 rs� ;�� 3�.'� +;, y; �� , �.. ,F �j �e't v s � m � , 'r�.a '+s�'� ,,. _. A'i�.��,�"�` � " - , '. 'T .? ,i t �� 'E�>>t..�'��•.� '�,..��y� t�:-. �;: r l' c � ?�i�r �t� " . � . � . ::5., t.,,� .c .. i x t .� Y . . . . �jtr( �7- �+ ��se , . - _ . . � : . . �� , . .. . '_ . . . . • . . s%:�;c � •y .... _ . • . � . '. � ' _ . �_ � - � .E. �'No use shall be made of the Land except, uses, . if' any, � '��,'� . which will.: not. change .or.alter the natural, condition,of..the . ,.;�; ,':' I.and, and no use which would tend to change the �drainage; flood''`� '�`:'' �,� r` control, water conser�ation, erosion control �.' :`� � _ - xish and wildlife habitat characteristics shall�be made�4fathen� + t$ - Land: az the water situated thezeon. � . . r;�; r�' , � • F: Grantee may en�er upon the Land for the purpases of � '�R • . ' �� inspection and enforcement of the covenants contained hercin �� ',+� and to cause to be removed from the Land without any_ lxability , �>� �� - �r: .= ' _ , any structures, uses, materials, substances, or unnatural . ';� ' rr'-- 'matter inconsistent with the covenants contained Yierein and. � � � � . �the natural st�te of the Land. � �`�'� ��. � . . . ' ' � � � . . ~::� �.�, - � z: - Grantor{s) hereby quit claim to Grantee, a perpetua1 f3.owage� ` �� 1�,,,+� `- easement and ri ht .and g p P �:�- ,�,� 9 priviJ.e e �o tres ass with water over and u on ^-�� , � �r any. or all of the Land. � ,�; �, � . , . -� ��':� .�� ' , �= . . �� 4�� , ' 3. . Grantor (s) herein do hereby remiss, release;. acquit and i�:� ; � forever, discharge, forever, the Grantee and any and. al].` of its officers �` � � r`.. x�- �� sind employees :of aad from any and alI c3.aims, demanfls or. causes of �-5' Ix action of any kind or nature whatsoever which may arise or..accrue by �� -� � }�� ', virtue af any flowage or trespass with water within terms of these. � � a �� , : � . � � ;w agreemen;.s. ,W y � • ' a`.�� ,; • , In addition. to any other remedy the Gra*��ee may, have, the ,. 'M`" �� : covenants and restrictions contained herein may be enforced by �� ' ;� injunction. . ,� �. ��``''�" `'' ' _ . , . . � ,.�, Y y�{. _''�'�,,' ��, Grantor(s) do not intend that the public shauZd have any interest' �" ° , -;� ;.:in the a3�ove` iand by virtue of this indenture or otherwise, except. as' ��,. � -• hereS.nabove set forth. ' ,,�, '; . � . ��'� � + , .AI1 the provisions hereof shall run with the land and shall' � �� ` '�.�.,: extend:�to.:and bind the heirs, successors, representatives, grar.tees �'�" �`. . or assi ns g of the respective partzes h�reta. � '�" � _ � � . � .. � •; � ,� -� , ,�� . . . , • d �%' � ; �'i..: i. �. ,`: . +:' �� .. . � � _ffF If `Y% /.. ;� / _�`_ , `i ,� � .r�. . . . . r � ..�,i, . � - �,, STATE �OF `MINIIESOTA) �` �� '�. � � ~ :.�� ) S S. �.1._ .i� � t � � 1....._.._.._ : x COUNTY OF HEt7NEPIN) ; � . ;.�- � � `-,`�—�; �; " _� _ iw /)/Jj��'•1(.C!> ,c4 �-f � . � r �"";'� � .y On this �� 'day of ��.rr.,E_t. , 19 , befor � m a ` ��""�'1 , � ._ .�� , ► Nota P�iblic' �; within and far said: County and State, personally appeared � , J ' � 7 - �� F=' � . �b� :I +J '" �� ►� 1, l�N;. • known to -me to be . the ' �� 1 . �_�, person(s) . descxibed �n:'`&ttvr � �+,„ asid who xecuted the foregoing instrument, and acknowledged that they " � `" �-'� �.;exe c u t�d sai d ins�rument as their own free act and 8e2d: .'� a �_; . � • . ; ounrv� �.. • ;` �' � LINDGRLTI i y ' , . ' . � � , . , � � WOTARY PU?��IC^MIl1HESOTA ;.i.' �.� ' ` ' ' fi.' ME�u�Ea� N COUNTY�' _, •.: . � ' Notary Public r m�::�on�pr�vrx��:ir,i9a� 4: +r State Deec3 _Tax Due Hereon: Exempt - �� . � .. . . . � . �� . . � � Thls�lnse.rw�eat-vi�.dz�ft��6y: � � '�. �i.' . ' . . . . . . .- - - � : POYHI�,�..IU�TR. 6C1ffJOA1tC9� RAVl7J1N�� D01'7.:-1,td.. 1.. .. . . . � . . ' , , " ' � � . V: .� ;11�1'l' _ ..a i•.a� �. .�'T� � .. , _� — Date Application Received: 4/22/15 Item No: 6 Date Application Considered as Complete: 4/22/15 60-Day Review Period Eapires: NA To: Chair Leskinen and Planning Commission Members From: Mike Gaffron, Senior Planne%6� °�� Date: May 14, 2015 Subject: #�5-3734, Christopher Bollis, 200/350 Stubbs Bay Rd N - Sketch Plan Review Zoning District: RR-1B, One Family Rural Residential District(2 acres1200' width) Property Area: 31.01 acres total (24.53 ac. dry, 6.48 ac.wetland) Application Summary: This is a sketch plan for a 31-acre property comprised of Z parcels propased to be divided into 7 singte-family residential lots and one lazger parcel for potential future development. A.1171ots would be served by a new private road and cul-de-sac that would be an extension of Kintyre Lane (also private). As proposed, the lazger parcel could be served by either Stubbs Bay Road North or Kintyre Lane. All lots would be served by on-site sewage treatment systems and private wells. Staff Recommendation: While no formal action is required, this memo will serve as a faundation £or the �'lanning Cammission's discussion with the applicant to bring to light potentiai issues for discussion and issues to be addressed when the format Preliminary Plat application is submitted. List of Exhibits Exhibit A. Application&Applicant's Notes Exhibit B. Praposed Subdivision Sketch Plan Exhibit C Sketch Plan with Airphoto Background Exhibit D. Area Plat Map with Topography Exhibit E. Bing Airphoto Exhibit F. Wetland Delineation Report Excerpts Exhibit G. Omno Trails Map Exhibit H. Conservation Design Ordinance Exhibit I. Orono Private Roads Data.Tabte Conformity with the Orono 2030 Commanity Management Plan Update The proposed 7-lot subdivision appears to be in conformity with the guiding of this area for single family rural residential development at a density of 1 unit per 2 acxes Conformity with Zoning District Lot Requirements The properties aze in the RR-1B, Rura1 Residential District, which allows for single family residential uses with a minimum lot size of 2 dry builda.ble acres. Under a standazd subdivision process, each proposed lot would have to contain the minunum of 2.0 acres of dry buildable land. The current survey depicts lots each including at least 2.0 dry acres. . The proposed development will be required to conform to the 2.0 acre, 200' width standazds of the RR-1B Zoning District, unless development via PRD is justified, wluch wouid potentially allow for rel�ation of the lot width standazd for certain lots (see Applicants Notes). 15-3734 � � May 14,2015 Page 2 of 5 Relationship to Surrounding Development The proposed single-family development with 2-plus acre lot sizes is cflnsistent with existing development in the surrounding neighborhood. Rural-scale single family lots surround this site on all sides. General Site Chacacteristics The portion of the properties to be developed for new single-family lots is somewhat remote from surrounding public raads. The properry slopes downward generally frorn a high point at the southwest to a large we�Iand complex to the northeast and east. A srnaller wetland to the northwest will also impact development of the site. The wetlands have been delineated an.d aze depicted on the sketch plan - MCWD confirmation of the wetland boundaries is apparently pending. The portion of the properties encompassed by the wetland to the east is within the Shoreland Overlay District, while the uplauds are outside that District. The area being developed is for the most part open field, with a larger wooded area encompassing most of the "firture development"pazcel in the west portion of the site. Lot Layout and Lat Standards The property consists of two sepazate parcels totaling 31 acres. "l�he northerly parcel, 350 Stubbs Bay Rd.N., contains an existi.ng single fa,mily residence which accesses from Stubbs Bay Rd and will be conta.ined within proposed Lot 5. An existing older residence structure on the southerly parcel would be removed, as it is within the proposed private road conidor just north of the existing Kintyre road cul-de-sac. All lots are proposed to be served with private wells and septic systems. Septic testing has not yet been conducted. According to the RR-1B Zoning District standards all of the lots must contain 2.0 dry, buildable acres and meet a 200' width requirement at the road frontage as well as at the 50-foot principal building setback from the road. The individual lots lay out as follows: Lot 1� This lot is shown as having 2.25 dry acres and a portion of a small open pond at the extreme I�,� corner. The lot contains an area of 2Q% + slopes with more gradual slopes further east. As depicted, the lot width is 196' at the S4' front setback, just short of the 200' width requirement. The lot narrows slightly to 149' at the rear. Wetland 2 is shown to be located entirely within this proposed lot. Lot 2: Tl�is lot contains 0.26 acres of wetland, the larger being along its north boundary, and a portion of a sma11 open pond at the extreme SE corner. the lot has a dry buildable area of 2.02 acres. A portion of the lot neaz the anticipated building site has slapes in the 20%range. The required 35' wetland setback to structures will likely force the building to be in the south half of the lot. Lot 3: The lat as proposed contains 2.00 acres of dry buildable plus a 0.1 b acre portion of wetland at the very eas� end. Slopes appear to be in the 5-10% range. Thi.s lot rneets the 200' width requirement and there should be no problem meeting all required setbacks. � ' 15-3734 May 14,2015 Page 3 of 5 Lot 4• This Iot is proposed with 2.00 acres dry buildable plus 1.3 acres of wetland in the northeast portion. The lot abuts the proposed cul-de-sac with a width of about 60' at the front lot line, l 50' at the 50' setback, and 207' at the proposed line of the house site. This is not unusual for a cul-de-sac situation in the rural area. It appears building setbacks can reasona.bly be met with a horne on this ProPen3'• Lot 5. Lot S contains the existing residence addressed as 350 Stubbs Bay Road, and has its driveway access to Stubbs Bay Road. Whether this residence will abandon the existing driveway and access from the new private road is a point for di�scussion, although there may not be a strong argument either way. The applicant resides in this home. Lot 5 cantains wetlxnd to the north and east plus a small pond to the northwest. Dry buildable are is shown as 2.b8 acres with 3.8 additional acres in wetland and pond. Based on sketches on file and airphoto review, it appears the existing septic system dxa.infield znay be bisected by the proposed lot line with Lot 4. It would appear wi#hout the benefit of additional data that issues with primary and altemate septic sites could be a problem for this lot. Lot 6: Lot 6 is shaped as a nearly equilateral triangle, abutting the cul-de-sac at the southeast corner and abutting wetland along its northwest border. With a dry buildable area of 2.00 acres and Q.66 acres of wetland, the shape of the site, the low topography, and the wetlancis will potentially make it difficult to locate a house and septic systems. Lot 7: Lot 7 has exactly 2.00 acres of dry buildable, but a 0.56 acre finger of wetland extending through the lot from the northwest is likely to make it difficult to locate a house and two septic sites. The westerly 2/3 of the site is wooded while the east 1/3 is open. Staff would suggest that a careful review by the applicant and his consultants should be had regarding whether Lots S-G-7 should be reorganized into two lots rather than three. As atways,the devil is in the details. The portion of the property not being subdivided to create buildi.ng sites should be platted as an autlot unless the applicant intends to make it a building site. If platted as an outlot, it wiil not be buildable until or unless it is replatted as a Lat. If platted as a Lot, it must be septic tested now and will now be subject to tkae Starmwater & Drainage Trunk Fee and Park Dedication Fee. If applicant wishes to have it combined with the residence pazcel at 220 Stubbs Bay Road North, such combination would have to be a condition of plat approval to avoid the Stormwater and Park fees. Road Layaut and Standards While the property abuts Stubbs Bay Road North, the proposed building sites are more than. 300 £eet from that road, and proposed ta be accessed via an extension af Kintyre Lane. The City's standard for maximum length of a cul-de-sac road is 1004 feet. Kintyre lane as it currently exists is 90Q feet in length, and the proposed extension of 650 feet would bring it to 1550 feet. While 15-3734 � ' May 14,2015 Page 4 of 5 there are a number of private roads in the City extending well beyond 1 UUU feet, it has been City policy to establish corridors for possible future development of "through roads" where that ability exists. A question fot discussion is whet�ier a corridor should be dedicated from the proposed road, extending west to Stubbs Bay Road Additionally, it is noteworthy that the applicant, staff and City Attorney are working with the developer of Kintyre to establish easement rights and responsibilities for the extension of Kintyre Lane to serve this proposed development. The sketch plan shows a proposed road corridor width of 50 feet which meets code. The standard minimum paved width for a road serving more than 7 units would be 28', and this would be a rural section (shoulders and ditches} except where curbing is necessary to manage stormwater. The minimum paved diameter for a cul-de-sac i.s 8Q feet. Street design and grading infozmation is required at the time of preliminary plat for City Engineer and Fire Marshal review. Road Improvements andJor Easements Needed The City will require a Road, Drainage and Utilities Easement over the private road, which should be platted as an outlot and designed and built to City private mad standards. Standard perimeter drainage and utility easements will be required along all property boundaries in the plat as well as Conservation and Flowage Easements over any delineated wetlands and drainageways. Park/Trail Easement/Fees or Dedication Needed The CMP indicates tb.a.t a future trail is proposed along Stubbs Bay Road, connecting form a conceptual trail along the south side of the Burlingtan Northern railroad corridor down to the shore of Stubbs Bay. Whethex ttus trail will ever be completed is unknown; a 10' easement along the west boundary for future trail purposes should be explored. Additionally, as 6 new building sites are being proposed, payment of the standard Park Dedication fee for 6 new building lots would be appropriate; the current fee is $5,550 per lot or a total of$33,300. The subdivision proposai should be reviewed by the Pazk Commission once a preliminary plat application is filed. Stormwater and Drainage Improvements & F'ees Creation of a new private road is likely to require stormwater ponding and/or other stormwater management measures. Given the general slope to the northeast, it is likely that ponding would occur in the area of one of the 4 proposed northerly lots. Ponding areas will require the establishment of easements and the ponding areas will not be creditable as dry buildable area. The property will be subject to the Stormwater and Drainage Trunk Fee. Anticipated final Council action on revisions to the Trunk Fee would result in a fee of 6 lots @ $768Q/lot = $46,080. Utility Locations and Availability The properties would be served by private on-site septic systems and private welis. Full soil testing and system design will be required for each new Iot. Wetlands on Site and/or Impacted � ' 15-3734 May 14,2015 Page 5 of 5 The wetland delineataion report does require MCWD review and approval to confirm the indicated boundaries. The MCWD would be involved in establishment of any wetland mitigation requirements if needed, and wauld also be establishing appropriate wetland buffers for the developmen� The City will require a Conservation and Flowage Easement over each of the wetlands as well as impose standard wetland setback requirements. Woodland Impacts & Conservation Design The developer is advised that this subdivision will be subject to the City's Consezvation Design Ordinance. The property will be reviewed in terms of the Rural Oasis goals and policies which have been approved by the City Council and are supported within this ordinance; attached in its entirety as Eahibit H. The preliminary plat application should include a complete conservation design analysis of the entire site for review. Isaues for Discussion 1. Should a raad conidor for potential connection to Stubbs Bay Road North be established7 2. The applicant is advised to carefully review the buildability of the northerly lots in relation to ability to provide for confarming home locations and septic sites. 3. Should the applicant's suggestion of reducing the width of Lots 1 and 2 to 175' be allowed? Staff would note that this was only allowed on Kintyre because it was platted via the PRD process and a substantial area of upland was preserved in a conservation outlot which pzeserved a long natural view from Watertowwn. Road with wooded backdrop, that would have been otherwise lost. Staff questions whether similaz conditions exist in this praperty to justify smal�er lot widths. This should be discussed. 4. What is applicant's intent for the portion of property not being divided? 5. What is applicant's intent for the access to the existing house on Lot 5? Summary 'The goal of this review is to provide the developer with an overview of the pertinent City ordinances and how they affect the proposed plat, and to discuss the strengths and weaknesses of the proposal. The above memo reveals a number of items far consideration with the proposed plat and should provide direction to the developer regarding the plat. During the sketch plan review, the developer should advise whether any of the issues noted present particular problems, so that those issues can be discussed and the potential far approval or denial of variances to code standards can be addressed by the Planning Commission, Planning Commission should review each topic and identify any issues to which the developer should pay special attention. . , �� PC Exhibit A City of t�rono a��- z 2 �0�� Subdivision Appjication �� SbnetAddrass: �� r"'�O 275U Ketley ParlcHray ^` •. prono,MN 55356 D�abe iZ�►�ed: �" --1 - r� r�- ft- S181F: Main: 952-249�600 ��. , ta�c 952-249�t676 ��= �' �j ��sHOtf' ne��r„9 a��: Esaow�� - P.O.Bo�c 68 Ba .MN 55323-0086 N�= PR�PERTY INFORMATION: Site Address:�0 St�bbs Bay Rd & �5� �fi�bbs Bay�_ Property Ident�cadon Number(PIN}: 32-148-23-42-0003 & _ 32-118-23-42-0006 (Attach legal descriptfon to application Jf not induded on the surveYl Date Property Acquired{montFi/year): 9 49f) R ��14 _ 1�1 Ab�tract 0 Torrens(Please check one} Present use of property: �[Residential; number of Units_ 2 ❑ Other(sP��Y) Zoning District: RR-1 B 2 ACreS APPLICANT INFORMATlON: (Complete legal names and marital sfiatus required for each interesbed party) Name(s): ChriStopl�er W. Bol1iS Phone(home): Phone(cgll): 612- 6-9124 Address: Email: F�: OWNER INFORMATION: (Complete Ie�a!names and marital status required 4`or each interested party) Name(s): S@@ AttaChme�t A Phone(home}: Phone(cell): Address: Email: Fax: EXfSTING LAND USE; Number of Tax ParYxls: 2 Development Size: /�S pry� Acxes Wet Land 31.09 Acxes TOTAL, all parcels PROP05ED U1ND USE; ❑Division for Tax Purposes �[SubdNision for New Building Sites Number of Building Sites: Existing Units: New Units: 5 Total Units: 7 � Pmposed Gross Density � Units per 3-2 acres Minimum Lot Size: ��—r�Square feet dry buildable�ancf Propoaed Use(chedc)ji�Resideritiaf ❑Ott�er(specity} Minlmum Maberfal Required for Complete Prellminary Minim�n Material Requirsd for a Complete Flnal Plat Plat Appllcat�on Application 1. Paymer�t of fees 1. Paymerrt pf�es 2. CompleLed application form- 2. Signed�r.ate of 5unrey or mylar c�opies of formal 3. Pr+eliminary plat information on Certif�cabe of Surv�y. p�. 4. Cerfifred Property Owrters list 3. T�le opiMon_ 5. A tist af any other persor�s you vyish notified of this 4. Easements,covenarrts,etc. application 5. p��q�� 8. �etber of Credit Subdirieion Packet Last updated: March 2015 jI Pa�re 11 o�f 26 '� � �4 APPLICATlON FEES: (Planning&Zoning Coorclinabor to[X]thase which apply) A lication Base Fees: Cost Total X Sketch Plan Review Cfass l, Il 8 Ifl $350* 350 Subd9vision lication Class 1 &1 w Lot Line Rearran ment $70d* Prslimina Plst Review, lus$3011ot Class III&all non�+esidential �8�p• Final Plat Review $700• Renewal of Subdivision Approval(Class I, tl 8 I!I or Lot Line Rearrangement) $350' No Chan e from Ori tnal roval lication Escrow Class I, !I &III and Lot Line Rearra ement No PuWlc lm emer�s $2 500 A lication Escrow Class 1 II & IIl and Lot Line Rearran ent wlth P�eblic 1m rovemer�te $10,000 Park Fees to be determined r Section 82-227 As incurred *pfus, Engineering 8�Legal Review S cial Im rovement Fees: Cost Total Pro d Private Roads, lus$.50llineal foot $6�p�+ Pro ed Public Roads, lus$.50/linesl foot $85p*+ R uest for C to Accs Existin Private Road a9�p* R uest for Ci to maintain unim roved ublic road $�5 Pro osed Sanita Sewer Main Exterision, us$25/stub $275*+ Pro sed Watermain Extension, lus$25/stub $27g*+ Pro Stomn Sewer S stem excludin culverts $z�p* On-site S stem, Site Evaluation Review a licable to rurel subdivision $60/ r lot x$60 *plus, Engineering�Legal Review Ffexible lication Fees/AAiscellaneous Fees Cost Total Variance $70p* Vacafion of Public Road$100 benefitin ro ;700 minimum r I Varies Easement Vacation Associated with a Subdivision $2pp* Easement Creation with Subdivision lication No fee Escrow for Vacations and Easements $70p PRD lication with Subdivision, $35/dwellin unit X$3� A al of Administrative Decision $$p *pius�Engineering 8�Legal Revfew Total Escrow Amount $2 500 / $10,040 / Other TQTAL DUE 3r�Q APPLiCANT AND/OR OWNER: • Agree bo provide aA iriformation required or requested by the Planrting Departmerrt • Agree to pay additional fees (stafF time not cavere� in the original fee payment) and/or oonsultarrt expenses incumed in review of this app6cation,and • Certify that the infom�ation supplied is true and corr�ect to the best of hisfier kno�wled�. The applicarn and o�wner recognize ti�at thay are solely responsible tvr submlt�ing a complete applicatlon beiag awar,e that upon f�llure to do so,the staff has no albemative bat to reject it until it is completa ar to recommend the request for den�l of t1�e request re�ardl�s of Its potantial merit. • The Owner her+eby adcnowtedges and agr�ees bo this application and furtl�er autho�zes r�sonable entry onto the property by City Staff, oonsultarrts, a�ents, Cornmission and Councll Members for purposes of investigation amd verifica6on of this request. • Applfcarrt andlor Owner aclo�owledge ttwy must be pr+aserrt at all scheduled re�view mee6ngs of tt�e Planning Commission and Counci#. If an applicarrt andlor owner is unable to attend s scheduled meeting, please make arrangemer�ts M have an autliorized representative attend in ptaoe of the applicantlawner and advise the City Planner assignad to your Owner's Signature: �(� Date: Y• Z�� r 5 owner's Signature� , � CEIVED Date: -'L�` �-S �1PplicanYs Signatu Date: �"z/ • /� Applicant's Signature: R 2�� ?O�� pafe: Subdivision Pedaet Lasi Updabed: Merah 2095 Cm(OF ORONO � � � � f, Peq�a 12 of 26 (.� ATTACHMENT A 200 Stubbs Bay Rd Owner Information: ChristopherJohnson Bollis,Gail Marion Bollis(Husband and Wife) 220 Stubbs Bay Rd,Orono, MN 5535b 952-473-5284 �ailCa�Qeneralstoreafminnetonka.com chris@aeneralstoreofminnetonka.com 350 Stubbs Bay Rd Owner Informatlon: Christopher Wartman Bollis, Rachel Athena Bollis(Husband and Wife) 3265 Lafayette Ridge Ct,Orono, MN 55391 612-986-9124 bombollisCu�gmail.com RECE�v�D APR 2 2 2015 � � ^� �� CI1Y OF ORONO � 7 LOT CONCEPT PLAN 032515 Possible change: �ots 1&2 could be 175'width vs. 200'. This change would be consistent with the neighboring Kintyre ii development.This allows for a better build pad for lot 2(moving the build pad away from a wetland)without moving the proposed road farther to the west,where it would interfere with the existing woods. This would also allow for a shorter overall road length. 1 � Z � � � O � } R�c��vEo APR 2 2 2015 � � � � � � Cf7Y OF ORONO _ , i �-------------------{ � PC fxhibit B—� --------------� �------------------L------------------ i � � -------- I � ' - _ _ - . - _ � I II - ' - - - . . . , � � ZONING DIS7RICT 3TANDARDS I . . , . . . _ 1 j � PREPARED BY PREPARED FOR ��+►+�}m�te� �. euNwua��ar�a.n,tms.F. + � - - • • • - • - • ` a �corn��ar wDn��mo Fr. � .uya.��a a.ww'.. � I � • • w�oe�zwo mwr.�ca..r 4. tllONiYAf�8E7BACK.EBFT. ' ' ' ' • ' • F..ewasm na�e�o...� I �-------------------------- --- � ,K,�,.,...,..�.. 4 �Y�rtoeere�ac.�oR. 1' _ ' . - . . . �„��•�,�..� e. sIDE rMo�eimwc►t�o.�Fr.W�ab c�e.) ` _ . 7. MI�i1UY F�AH YNiD 8E7�11C1( w I I � '�� (IIRt86)�5p RT, ---- e.ra�xrw srnuc�u��rr:sa eraara oa ao Fr. � �---- -----------� � � � �� ' 4�wce�o�+awo�rw��u�.��a � � � � \•/ �� ' • • RR-1B: 89YJGLE FAMILYLOTS I � ' / � I 1�1� �'•�/� • PLAN DE31CaN DATA � � +••r ` � � '�' ••` "� �FANILYlf0�11 � � / . 1. �A►RMLATMEA.67.tYp8F. � �+� `� t �., ` . . : . 2 PNOPOS�LOT 1ND7H.70C FT_ ------------�--) � � } � i PROPOB��H:w LON6PM 7 � fi. STAG4TMIPJ1ftK1BFf.98 � j 876 7 . 119.28� � f� � e, coswion�so�oFert..aeFr. --------------� . ,2p - • - - �. c�osenrtn�A�.a�Fr. -c w Fr. I I ' /'��y \ ` `~� �'� " / / � _ . . _ a now w�onie. I I �y ~ I i • - �+� � �� ' j � \ . . . . . a nar�n�sconc�ra�Toriwr,s►wrr�o I i �Y�� \ l � e�e��ort w�rs�v�zo n�R81C. � - � � _ . 'rao_ _w o _� foo �o ��py,8�wwa�W�[iw�io a�K I ' � �� i 4 � , BCME'N FBT �TCPOGRAPMY ARE ALL APAROOfYATE fll4Y. I �� -- �� i ` . � � lis�'° � � eo 88,028 � I �� . ~\ �� 'b� - _ � � fi0 i � L � ` � I , � �7` 1 I ; �--{ ! 87� ��1 I 1 - 1 '� i . � / � l��,g � 3 � � 1 ��—`! 87,220 I I ,� / , �. � , � � I � � J , I � % ,k1 �r 'R _ �. _ � � J I � � I � �� • � I I � l � ��i � I j 'J ; � 2 — ao � / IL; !_ I I I �� 87325 I I � _��^+ I I / ,_ � i i ( � ' � � � ; 2 �r�;�j � � �� , � i i 1' � ss,221 i J � _ _ _ — � - � � I � _�__^___`T__�__ I ' --� ', I I ' � ' � i i r ( I �. i i ' � F i � ' _r �— � j � 1 � -- — � ��' _ _ �� --- I � � 1 / I � i � �_ ''�i �_ �j � I ! i � � i 1 � � � j � � � � I �� , 3 � — —� i � _ �` ' I — _— I � j � I, I I , � , ` — — � I �------------ � 1 ` I i I � I I I \ ^.,y i 4 I � 1 � � � i . I . � , ; DRI.WINO Wd1E N0. 8�' MTE REVIBIONS ��Up��NQ.D��.��Y�NCE OF I H�Y(�RfIFY TMAT THD RAN qi BPECp1U71p1 YNA9 oaKYVt 01�7� IFIPOitl�lAT101�OF THB PRDDUCT 6 6TRICTLY AROIi�I�1NfhiWf PREPAf�O 8Y►�E OR UNDER MY DIFECT SIJP�Vl81�1 AI�p TW1T 1 t�tb 8� CRY PRO.IECT Np, o�w�va�' s�TMr�noau�T.Mc.ti�a+t�sswwr�nwrnaqvax�, uaewitHour AMADLILYREf;l87lRlDpRpFEg81p/KE�GryEgtUf�E1�7F� ?� 9�f 7 LOT CONCEPT PLAN 032515 �� swo wniarazwrnw ca�strnrrEa�r+uEomwTe usE nno a wl n�eer UW8 OF TI�BTATE OF MTMESQU� � o – �«�� - — ��+��,HC.OFALLRE�ON&�LrtY. " a SATHRE-BERGQUtST, lNC. '°"'-0°' sn,,,R�-e�r..�.�s�v�s,►e u�a�r�o r,«D,wr t�cxrra��e C'! �0°� ugHtOltpMTylECL1LLYRE8P�lLE�Rp�y/�p{��p�a�� ..,, b 1EO�UTHBHOApyyAY WAY7ATq,MN.669B1�pE.eppp ORONO, BOLLIS PROPERTY �� 0""`�"�""�"�' "`�°'P�' � MINNESOTA CHRIS AND GAIL BOILIS o..�.,4 �.: �,�. "�FR, .L�'� - C1 ' i- -----�- - - - .--- - ---- - ----- -- - - - -- ----- J� y Aa i Ae � .h a� aM. �t W .Y � �. i �a i s .k a a � r i. �. r r �4 v� .4 � i �4 � .� a � � �a i i ► i � d. Wt ii , ` � � �� .�.� ��.�. �� ....�. ', w! • W i � � i �Y �L _� �� ..... _�� '_� i �! ` a4 i + i � i A � / `' -- �� . � '�\ A � i i \ ' ` J �. � .. ,. .. •-� rouo.tR.r � 281,3�2 totai ` � �P� � �� , 116,569 - u land � " ` ' ' J � � � � .� .. + �. �, � . - --� � �. 115,8�,total � � i_ ,� . ,, _ 7,207 - u� and � � , . �� , � . � .�-�. - _ . , ,, . _�- . . .� . .. � � � � ---�-��". -� � -�� , _ �- �'� ��,� � � � � .� � � ,� . .. �. �� ,�'� �. � �� ` . �. �, -- -- --r- -- --;•--- -- - --- - ---- - .�.- -�� _ ._ � � -�� ' � �_ ._ +V � W . , ,�� , V� � da iY t{ � � �` � 143,981�total � �. + � ' ` �-- .� � ! `` � so $7,474 - upland ` , '�� __ ' \ + � �! _5a � - . � 1 � � � � ' ' r �-- � I 1 „ �t � % � � , , . 1 . !r � � �-... . � 111,63p ; � j -�. $7,120 - �pland; ; g , 3 � , ti � � �� . N � � � j r� L 1 � '''� '� 94 373 total .. ; L�` , i' � ' � � --_ 87,273 - upland � '' { r � ' 1 I O _` ,. \ � � � . ' �� ` '/ � -�_ / '� 'r �``�, °"• / f � ' � � � � ` � \ ' ! �� ! � � 2 \ 50 '�1 1 � 99,530 tota� , � i � '— ._____ 88,031 - upland � � � — � --- , ` � ., -� __ ��, �� ' ` � ` I ' 1 r �� .o ' 98,221 total " �� _ 98,221 - uplana� � . . � . _ . . . .,� � L . .. . . . .. . . . _ ,----� ,� ;: � �� / f� � � _.,_-- _ f -------- � � _ L07 2 / k �� j � / � .�_ a __._... ��._,...,:T-,,.�,a.,.K,�, .�, . _ _,� - = ___ . _ �. . .... .. �� .,,,� _ ._ � a - - Y .� o _." '� � ".� w ' � � ,.. •� P $ .x ' � �&�- �� Q� �4f . � ��`� � ��'�;. � � 1 . � � � .� n� �b �I < W� �� S�"S��'�m� ; ��- � ��?�� WA � � �F, ��, � I t �� [y. .. . . K �. .-lp a w ,�t �� T �t: � � - I . '� .. ��"��E��. ..�.� � �� .Y� ..�t* Yy,p� . . r �.1; I : ' ��,� , � � � �� . ��. x w^' � =� '"" � � � ., ; , w ,;.' � - g "' �. "� � � .�„ . > �, #� • "� , , . ,, „ , � � , ,' ,. . ... : A . � .�� ,,... �` � � ,w�,,e.� , . . . � � ' a � �� , ��- � - �.,a�; ; � � - , � w . � , . , � � .� �� ; � MS•yy .�� ...ilr � ,� ,. . -�.w � .. yi2 � , s'F � ,�r � i , �^!!" �►,�r_—s� _ �� " ' M 4 � , I I ��,;� �� . � • �� ' ;� � M �' � i « ' � �*`� Y s,h. '� +� ta., �,�, �t : � � � � - ��' .� � � 9 1 � I y �: ♦ a � �. - �� Y �" *,:..� �r � , �. . � m$ 'v.�� . <. a� g �'+is, :k: �' . . . I i:' . 1� . . �. .. '.a: . c I F ` � �' .�� . _ ' ' � � ' � w�� 1 .a �4 +t' '" , �� : . . .�� _� . ' I � � 4 � ` ay�i '� ��s � � �� A *', � � � � � a �b �� r+" � ,�a' � i � � � �� t.._'- 4:x,�➢ �#�� f,� . � .� ' "� 4 � . i r - � � �� ', � . ��` i � •:,� �-�,� � ~� . � �, . , � � �� LL � � �� . � �� . '� �,� ,r � �� ;, � �° �� '",� � �:,;y � � ,, �� , �" '� � . i �� ►�3�� .�;��. N' � • �_, � � � �- � x '� 1 1 � � , �' �^ � �� "�� ,. �� . � • � �� . . , w a 1 �� .�� . �'" �� , _ _ ��—`�� , r� �� . °� �° � � f �*'� _ ��- :� ` ,,�,A �r.,��,�; � � �r � • „ � _ g',. ,4"".�+�`� ;� .'� '°�":�i '�ya t. , � �� ,� +� r � r � x"� �� . .�.- ��5,� �� J� ,� �� , � !6 . - � + . $ a �>.. �+� � d � '� � ��, T � �� ',`y, :3 . s � t .-�� ty� r. �, �� .� .^ ' ., � . A� � � �: . . , = .. , . ',� _aY��':� + ;.�' ��."°'.'v.. � � ,.. " ��.. :.t. $,-� �r! � .� .�p,��. "= � � � �` _ �� ^, .._ �. � � � . �� a '' _ �i ` ' ' w„ �� .,. �:� � k# '+a . �� . ' �T � .:�,k'. +��...� P� .. w va � �� 3 'x.._ � " � v_.. �. � 1 t �. �� a.,�., _------...,,� . a L �r.� `, ; �� ,,�.q: � • .� �� t �� --�.. ,� ��\ � ,, ,�` , �. ; � �� .� �� r_ � �: � �r �-� � � � �� - � � _. _ . _ . ,� , .._ _ . .. � �.� �� , ; __ ;' { � `� ' � � '�� 6� �g � .t * ` I � , r 1 . . � _ —1�� a � �� . � � ' _..:i---�°' , � � M �<�Q�` � � i _ � �I�' �� S f ' ' ..�.. � � � , y��.- • , • / I m ��aj 1 � . � 1 �...1 ' � �.. .. "�..� � / � ; p< �. � w 1� .� " � . �'� � � � :i � y7 � t a r e 9� m i$ ._�LL � � � f. i ! �� q'�' ,{ , .. . �" _, � �' � �"h M�l'� � � . � .. � , � �'i ; � � . s �;` (d�,.. x.. � � �.�� , ,� i � 4g�p "� � � @� � �. A �R � . .�r '� � � i.. il �P � �7 A �,� .•��,. r .� ..... .`,��+ "� �� .a.. � J� � �� . .� �. � �� y,� ,.'�1I" � �y'�^�"�q, I � ` � tl � ��,.� �,�.�� •� � � ,v,� ,,, � �°^ ��i � �, �� '� - ,+�r� � _ t �� r � �"�°,"�,� � �, i� ''*�. �nw< ; `r" Y �,� � � �'�� , �� r , ,� �+►, � r��;`" � • � � yk �y _ , .�y , �. � - "�+Y� .+r'",Y. . '!��'a# .i 1 � ;S�i Mi ��, aw�� .�,� � � {� � � . .� .., +W� �+. � . �F 0• � w �• ' y{ t 9� . f w � . � „. ..„ . �,. ' i . .. sry.+ '1 >.- � �� -.. " p .i. - '� �r.� �j ��{( �r! _�y,y �O� � '3'�' �'� � � "�' ..�� .�.�'��`il * dt '�"� � ��Nf'+" ��'� ' � '. " vC':1E a �i� �' .� .� ,�.�e. � .. ..,._ �� "!�...v , ,- . a� � � . . r � . ... • � .. . '�'` ,r`' . .,R , �' `� � �� ." ,,,� � �s ,��r � ' � � ,a'" ��. '` .,. - , „�^ � ;��• � �" ,�" ��.�*r�"�� 't ��'� ' �',n ,� � ; �� ° � ( '�' �'+ ' _' ""- ��d'' � �" �� ' ' - " ' ,.+ � � . •. +� �� r. a A"y �a-: . ! .� �r .. � � .:# a �5' �0.�� .. + .+� .' .. i . � �t� .-�n°�-,� r�, - . 'w r ,�' . . ;.,.,. , s', .� ''� �� ' E � �'11�` � �� ;^�,} � ��M 9 .. � ' � k:.� n ..: ,� �„rl�! ... . , . � n�',� W-�"� 1"'1�S .....�'� ��.,� �� --�#�� .v � . _...j .. ...�� e. -- ...�..� '�� il �'�� 6, �' ��k, .... �':n,. .. y � � :' �,r �' ::. ,1'4��, � � , � ��.^ � '� ' � .�� ^ "` �'� .:� �+�: , ,,�� ,� �,� � :� �� r - �' � � �= b' �"� `� ��`;��, � � ?�• � -- - � � � ��, . _. � �� , ti�. _ � �� : � � � � �i iY K ; 'I ' �� :1 �s F $ ,` !'; � �—r� � � ,! z0 3 8 � � � # � �� '1' umiz i ffi ' m �� D o �I o � � � ',; � � � �� , � .. � � � � � �. 1 8 _� � � �� I � p � � � � y � � � O O I � r � � �� N O � �� p`iP�?i+YN� � PP.IP10�tyN;- � � Z �� E W O m . � � � � � �s�� tn 7�'0 �v ��<� � ��g�§`o � �� q� z ��<� � � � �� °�� D �� ' m �� ','�R� ..�8 ��4 �-Q� � �g �� IA �� i� t� m }t �+ �� 8 � M�� I L�� q �i � ? n � � � n so � , , , . . - � . . . � . . � �, �. � �, - _:-_ _, .: � n . ._ .. ' �. . - .- --"' :_ ' . � - - . • � �. .. . ' . - � . -". n . . , - . ..... � _ ---- . !� � � , ` �,�►� � �.-• -- . - -_ . _ . - . --. _-� __ . . , . _ N . � _� ' ` . . . . � -• _" ""' .. ... p � ' _� �� ' a ' � . " ' ' - - -- --- - . � - a • � _ . � � ,... - � .. . .�i �� , . � � . .. � .._-'-� -V -- -'-'- ` J " � - ' � � � - .. . .�'-:.- _.. - � rr�" � - ' . � ,'� � . • - . 7✓ '. . - '" ' • --•'--... . . ' . � F ' . � -- ' .. . . , --- � -- � . --.. _ , - -, . _ � - - •- -� _. :, _ _ '� ' _ - - - •- , , � ��..' ... , . , � - , / �'5Tu e�S _ �. �7�'1- __ _ - _ :_:, - .-- - - - -- __.- . . --- - N, • , ._._.,. - -- � e�.N' . . . „ . , � ... A . ; ' .,� �_' . $; - . ' ' ' -- . �°' -. : o ,�q -.�.. ---- -�-•-- . • - _ .. ,� � � , -- � :�'.._: N -.-- ------- - . . _. � �, . - .. ._ _ ' Q.. _ ; -- -- -- • . • r- �� ::_- . � - -- . - -� � � - -_._.: � - � .r._ - - _ _. -� . - _..--. .- - -- . _ � _ , . - . _ - - :�_ _ -� � � . _ - - � -- .L�- - , . . : . ..-� _ - � _-:-:- - - - ,� 'p : � :- � _ � •- -..._- ::� - � " _ . � - _..:_.__ ---- � . - _-- . ,`_- , � - - __ � . �� , . -, - ,. __. --.- --- ----� - , .. � � - � ,'�� . . _.._--.. � .;�, . �,- _ �`� � , _ � '' :� � � - -.- _ ��', �. , :;��:`�;, . ; . . . - - ' � :;;`;;� "- . , G? , . �� , _. - `, � ' � � �� , � , � - .. � - . , �, - _ .� � � - . .' _.- ' -_ - - ., �-- `�.,,' _ � ' . . . - '• -"___ . ' b� ' �5` /^� ' - � .,..I, �.� .,.. . �/ . � �•�, ' C: - ��'� •1 " ,__ .-' ' ' • ..1 . '.-- . -�%.. . _ _ � , � �r. ' ;.��'' ��a�� ❑� ��4 ` v��s�a� � � n � � 3 �� a � C � - $' a �,;1 �� w 3 a � � ^� � � � g 3 � r" g a �4 �� x �� . � 3.��o� v �r,� o g� rY ��a c�i �$� k 7 Q :+ a PC Exhibit E b.�. ,! ; . � , : . � , . � _ ,� _.. - - �-,� , ., _ . �J. . . . � , � --. . r.tt�:�.��+�bdbor,-n,�,�.a� � ,,. � ` X�I .. � . • �9� r . e `PI7'�,� ��I�.l2�,Et;%Yvl� , � }�2 �' '�:; � � �'f Ot�3'!?� a� �>" J � „`� � �_ e�_ _� -- � .,�,� ;s �� L� 6� l6� F�� I� li�p itr,:�u��es��s�� i�ieb S��Q�".��F�: ._ .-m, .�, �• �': ��r; • -`�� ' _� LP� • � `�+et.y• T�ortS� r • . , -- ��: ,, .�;,,.�,�, „ -�,� fi;i ,. - � a ,� « ,.,�- _ �° ._ �.__.t,..__,__.- -- -.�,t�,. _,h_�. .4"" �•_� , �I� _ _•�i' d�'� '�+w� �`1��, � �� ,�'��;' "¢: � � �� , : �..; � �,,( 3� � : �.�., .�'�a+ �Fy�,��: �� ).. �'' . .+1�.,�. '" , .- `_ � . � �„�`_ . ._. ,�_��:�,4 +�Mf:4'�a... y r'�-� �t"'�.f�`1F e.�lM,r, 15'� � . ��- � -� .� _ .�:. rk �'- ' a.. fi . , . � �' ,.. ,,� c. :r ` x` + , � �ry g `�'c�� .;. �' . � 5 '.. � � .,;'!' ,,,s�� .. � �. �t t � � �' *� �.�,��°�. I �� .� ,a'. .:. .i t ' J ... �� \ ... .. . � H�._ ` 1 �♦ f�� _ �. ,. . .. ��V.� ° . `. . 'p► +.`�' 'r,. �� -_' .i! bw•. ' r (Y ry d .. ♦,1 ;. � , h _ . � � . . �� x '-•+: : ::� $ '.�, 'x ` M'" '�L v�, . 's► � � t e .,� �, :I ynit�y�a L * g *. ' s . ... .. . ;�-- , : r#,;�.-. i�..� + 'u ..� I � .. .� ---•... 'i� t"'�":: . ��' � 4- s. .. �.,.,,� '�+ �'� . . . _�� ,-'�� "�� 4 . P' ��r C . < ' ,.��( �� -� �'!"��F ��,�.�'".;��+` . . ' � , . , ^...•a -�: y _ �� '��$t,. :• ; w y ��. ��;��,g�'� '*• ,�,�� ' �1 ' . ��"." � , 1 l j � ^. �,� � � _c:r ��°f' �� ' ��'�t C;;r �'"��•�"x�'" - s�,� � ' c�## yy ,yp� Y � , , � ,�} f ;ro '� �..�iyS!'� `.�"�fF.�- �, � . �i`�. � .. ;.!�...; y!r w:�,� - �+++�� `1�a1s„'.��-��' 'i� ��4� �..� 1 '�N •;, ' . .�e . . � ,.� �' � . ,..�� .�.� , ��e F'' �� .a ��`.�� 6 �i A�.. � � �� .r`� �..,�. . . ��. a.. � r'�' .`�y •x�.� -�, + .�f, - ��y. �` ` •'-.:.y'� =� �!• � t 9 , µ..� . { � � � �,.. �,� � +� ` � � , �k: ,� �a-~--_-_�,i��'��' �' '7�°�"„" ,k ;,. � .� '� .�,� �..-,� .� ¢; �t , 'p ` �- ' ' ` � , - � � , �a `. , ....:. . ! �+ i .4�f ' . �s` ��us.='"�`' - 1:.._ � . . . ' ..� � . . � .. . . '�«; � y �t, � ��• a . �� • �,, , " �' .+ tl ': r ' � ..�r: �� .�' .s �� `� A� � � . . � . � . �... ' . . �r � !-,^ ' . � �.:'�� . � ..��. . ,; s` ,1F=,.` �, _ . � �,y, +r •�t'S t �r��'q�,� �5�� Y. .: ' �e. . _ ` � } „ � .. .. ^ . , . . ` ' �!� � �.., _ � , .. � r.. f: w� + ,�,3 ,l�..:.z . , r� y�Wy , b + ' ' _�, , . i-,• .r �'" 'F�- ,� �' ,��' r..�R.;�` .fi ', ... : �(+i.F;�} ' �1f♦ „ w��S Y` . � .d��`: � � ;#:.�. �� ¢b `1 5��:,jA " �t" ��r�• '�'A k�"�� '�� : � i ` `� ,��y;� . �' . d '� � ' "'-Y.� � � � '�`'�', t. ; •� �� :'- . . �*�'" � . #�� - � . �� ,� o �`.�`. y a. ... � - � - � � �� . ' t , �' � , �K� T. � - � � ,?�,'m ^ "+� � . � . � � ��.`'� t�+R�i lL' �� ;,�;: . . ,, � �. � �.�` � .s � z� * �� ' + � ' ; .r. '� ��'� ,7y{. �' �-� � `*�_ ` Q .i' k. , - :.� ' .- ._. � - � . ...P i ` ., q k s . ; ♦ ; _ . �. � .�"', ' � �3 ��¢ i y� . , r �.. "' . �y�x� ` . . . 1 . ' 4. . � ,. . � y= �,a .� . �,Y �:� _ ., . �, . �'' - � � � � �y A'�.'� �F� � . R .... � . . ,Y . � >� � . . . � �" ..R' ..� a . y `T'� } .. �� .! : � .��., . �.s ':4 . ,,�A�,'f � F I + �R.! �i a' �t. a . � -- r. "1 � . '. . _, ,,,�� " , . .�� ,_." c. N^ ' . ' �. . � ._ . ...,�. . ++��a a.� •'a,„."" .. �•y�,,:�...4 � '�„.'��;� �'`�°' .'��'1` . ,M, . 'r°r•�„ . • # , s;��.. � � � �' r `: „�.„� 1t' � �; , ,.�1' r ;�ai:� �Sa ,�,� � Sy� �:�. . �� , �� '4, �, 'a�;� . � �'g�, � �a i 1 � � t ' ��`�. �� «S . k `�=n. ..�, 5 � �fly � �', . ,, . � . � � .. _' �. � .. ; s • ._ _ • � . '�`� ',. _"" a*' �: M �. ' , ai:# � • �"'kv,' ��'' ��" +' � � � � �+�G �. �h '��, x��?' _ � Yy ,� , � � � � , �? � •. ��.. .,�� t .�.r- '6:�_ .. `. � � a� � .... � ,:.�'4r ��f; " � �s.,M� �y' +} � �'�q', *'`+r1.'�t y.._ - r 3 3 � .�,y��, � � { i�' ' � �� e P � Y �Y� .. :, . ^c . e w . - ; , _ � � _.� , �,�. ` '�,►�;� . ,,, , � , t. � -� ��V _ . �� . ,� -� . - -� � �� _ ��.. � y� - . . +. . . ,W... , � _ � „ � �> . � -� �,� � _ , , *� . . .. ., . .- ,}� 1 .�a�� q .i :. � . l. � � . ^ . , .. . � -. � � D �E .. '�-�1Y �" .�'l�+ ._ . " . W�1 . . a -ili�"�Y ''� . ' w >, 4 . . �. ., �i�_ - '�SF;�.. . � ..� ��{, � �.v. 1 .a ' � � " ..,. ��n• . .. " � � ,. �, `"�� r� . � . �.. �>.. �. �` M` � � : � + � m . i. ' , 6 � .,y��-. � , t. � w� �'•1S "� �r��A- .aw 'v'S r j . . ��. ' .^* �" , ,+�-.,;.. �7� �� . �� .:�.. ._.�� ,>'�"�' � �"�,. . ' � . ;.,.. . � . . . ..,i�pro , ,� . .. '�4 . " . :.,.,_ .,. . . . :� `�. «t. . � ,.�... �. ,�� ' � �� „�;. ��. �� '�` � � �._ • ��_ � - -f. ��"i'� ;!� � v..� ° .., . _ . . �... ��,`...� . . a � �,,, �� , ' ,-. � ^ ' . ,� , � - - . � �'.�`�'" �� .. � . *`�' .. r� . f r� r �y 4 ��_ �, R1 , . , � • . - i�� . �-� & l. �. . " �-y f�f .✓ 's �_ �" � . .- _ .. � _ - - • . � • s�q�i' � . � . . . �� a,.' .� � . �� ` � s. . �.', � + „ #s� �.� r � ��. � . - . . _ �, �.+��II+Ij"�`� .�^. IC: AY ` • ;��}�_ r • F�� . _, �. ' , . i �� . . z . �._ � � }� �'� � ,#. , �i �_., �.� , . �. y � �� ,,,,,,. x � t�� .'�w.�'��'�`'^'a;. . . � : , � , � �.. , , / - _ ,�r�, � �y _ ..� . �% �i �'�..��' �µ�y .�.� } . ��'r'';,'"f,� � � t�, *� �+4•,� ,y �.��"�.� 1T,.�'-� . � �� »' ( . Y ,� � '.. , �j} � . �T.� .. . . � ' .. .. .. ! �',�+}fY ��r '��A �'. 1�4.. . w_4" � ..�" 4_. �. . . ' � �� T`�� •a;� �� '�4. y 4 �(.. '1� � ' a i �r.r�{ �Y S " �� a': .� .,��:� T�` �i�� '� .�F.. i � : . . t �* .r �. , i-.. +,? �. � �.. ' . ` �.� ' }a►n '.�'...�"Yry- i'z.#.�.: . ..' �� .,, s� E.. �'> „ '� +,3. ti � � �_ � ` � � a�. � �� '. 'c d- +�.� }.'� k'� . '� - y �9�. /w".. s 5 +�. .'� 'i 1`�`.a . g�"�P.� , , e - K . �v . �,"� W�, - � , . i. _ .. ° . �� r a a � � �, � .. � _,,, ..:,__, .y�4� ��` �`., �� ,.`. »� , ._ , , . a, . , , -:� '�:=~'' '' '�� y - _., ,,- � z - y . � - .�' -z' �, ., " =�. . �� " `'�-°�"�' ,i`�, `'� ��.. •� t�. �� •- �,,;,,�: , . ,�* vn+ •�._` r .. �� _ ,;� . "!3 -. , � � ,��*�, � '�, . ._ �#"�+ '��• �� ".r�_, . - �' �p� , -1 �' . , _ _ ., _ , ,� � � � , � �' r `T � '"'�► ; , '� ._ � , �� 4 " � r ' _ K � � /I � , ` t� � ��"� �.��: ` �iti. . /. w` . �`b'. .'§. � ('! r� ��i ��• _ �. . � 'Ti .._ ,. . i .! ; - f �, "'�i'r'a' "Mtisl�_ � ��. � 1 � .. �y-. � ,h . _ �... __ ��K� ' � '` ' � :� T -r . . � . . � � _ �.;�_ � , _ . ,. r y , � f� _ �. ,, "*' t , �r J� 9 �'�a�:.a, ��.'�..�"�-3_+s: '.11. . . _�a�i�`"�it ..E_-- `�•�.. , '� �""� '��!��t�+��P�3+lo�i�! �a,Gr';�",z1�lr ��"'t�ii�;'f�l�7�'¢��.�'��lr_�1?�:�.:�.li+=` '��'�°� ��M�,,C y y a , . _ h ' ' A � - .� r_:„._,__ �:,:.,�v.:, , _ 7� , .° a4 . [ ��.1Z546 � .� � li : I � � : . � ' � : � � ' i • � � � 7, 1 i, ;t- � i ;� ... r ! 1 �, � � : � - � . �� • � • � . � � � , "'' .�.i T`� a � . � �`�� ,y , :� � " � �� t�,'� ,}��~{ ! i I � � / � � � ��` �� .� '�� ;; ��. � �, �� _� .. ; �..7. , --�.� �`�,,�� ,� ��: 1 ' � a.��1��. •�r��, / �•� � - '�t�R'�ti � };� ,ii`,�- ��N;. ,, ,�� ,yl /'�" '��` ' ' �� ' , r� .�•:.. . �:` �...:� �� i� -� ^ /� .� ;- 4,Y��.rv� f4� V. � y1� .i ., �,,-/F�44 �,J�, F��. J� r��i�i�� fi�'• ,;';� %^ {# +��'��'��i�. 1 �� ,'y+. ��.f�� '?'t��ty:. � / / � � .,�, R,�rr �a �l� e, „\1 � •� ;. G�r �� ►•�f�r� �. I;' 1 � •fs„��1. s�j,. s�� .+,;�� .♦ 1 c M• �. ' � 'i!y��.)1V;: !i`�'=.y`1 � l ��=� � �{� h�;I !�r��r - .. / i ��/�^�� '+r � ..c- � � ^,i / � �►' r % !' � '►- �; M :� � /, �-�``,: f. � l � ,. . . � � � '"�, . � � . . � r �:' � / \:�j ' � i.,� lz � 1 . � 1 / 1 � " . � � f / �/ � � � /l ��` ►�l -<< ,i�� ,t��, =�� - � � _�.. / '��'�� ;' � !t ' � ' � � I - I I �' � , �,� ;f a; � - r, i �� '� � � � ' 1 ' � t '' 1 � \�' �, ,';� ' � ' ��I M � �I � � Y � ,� ,� � ,..� _ �, ��;` _�7 �'N�� .�actrr��V�l��c�+� � 4>�1`�cttir�t�i�`�,'c.s_ r� �;. � 'utrnlurt�.71#i�Y�G'i�tr!c.ir;Tf iat�. .�;, ., _ , ._ . ��C�.�f�C.�aC`��L ��.��iC:�� . , • ,:. �� ,:�� i i� �� .; �� :��. .�,� 200 & 350 Stubbs Bay Road Orono Hennepin County, l�'IN Wetland Classification, Identification, and Delineation Report Prepared for.• Chris Boll is By: 3voboda F�cological Resources Project Number 2014-037 October 28,2014 The conteirts and format of this report are considered intellectual property and are subject to copyright restrictions and may not be reproduced without the exp�+ess permission of 3voboda Ecological Resources. Tabie of Contents ABSTRACT................................».....»......................................................................................_................1 INTRODUCTION.............».....................................................................».................................................1 METHODS............................»....................................................................................................................1 RESIJI.TS....................................................................................................................................................2 DISCUSSIQN..........................................................................»............».».....,...........................................6 RECONIlVIENDATIONS.........................................................................................................».................6 CERTIFICATIUN.................................................................».»...................................._................,...,.....S DATASOURCES.......................................................................................................................................9 LITERATITRE REFERENCED.............».......................................................»......................................10 FIGURES: Figure 1: Srte Location Overlaid on Topographic Map Figure 2a: National Wetland Inventory Figure 2b: Hennepin County Wetland Inventory Figure 2c: 2014 DNR NWi Update Figure 3: Web Soil Survey-Hennepin County Figure 4: Public Waters Inventory Figure 5: Approximate Wetland Boundaiy and Sample Point Location Figure 6: Approximate Wetland Boundary and Soils TECHIVICAL DOCUMENTS: Fhoto Log Fie1d Data Sheets Plant Indicator Status Soil Series Data ABSTRACT Svoboda Ecological Resources (SER) visited the above referenced property on October 9 and October 1 S, 2014 to examine the site for dhe presence of areas meeting wetland criteria. T'he study parcel is located in Orono, M11; Hennepin County (Figure 1). Three wetland boundaries was flagged and one area was sampled at thrs site. Sample transects were estabdished along the boundary at vegetation trarrsition points in order to characterize the soil, vegetation, and existing hydrology within the wetland-to-upland transition zone. INTRODUCTION The subject parcels, 200 and 350 Stubbs Bay Road, are approximately 30.29 acres in size in total. and are dominated by various cover types including hardwood farest, lowland forest, emergent wetland, vacant grassland, and two separate residential stcuctures with accompanying outbuildings. The topography of the site slapes generally eastward towards a large wefland complex. The sturounding land use is mostly undeveloped semi-ntral land in the City of Orono with scattered single family homes. US Highway 12 and a majar rail corridor lie just ot the north of the site. The identified wetlands were classified a�ccording to the Cowardin et al., the Circular 39 and the Eggers and Reed classification systems and marked with pink "Wetland Delineation" pin flags. The Technical Documents section of this report cantains field data sheets, plant indicator status information,soil survey informatian, and wetland definitiou information. METxons The methods used to delineate the subject parcel are as descn`bed in the 1987 US Army Gozps of Engineers Wetlands Delineation Manual and the 2010 Midwest Regional Supplement Manual. In the 1987 Manual, the methods used were described under the"routine" methods for sites greater than 5 acres. This methodology is followed in order to assess whether the three parameters of a wetland are met for areas on the subject parcel. The three parameters required under nornial circumstances in order to delineate a wetland are described in the Technical Documents section. The Midwest Regional Supplement Wetland Delineation Manual is also being utilized to increase �e accuracy of our wetland boundaries. This addendum to the original 87 Manual was created to address the many regional differences that affect wetl�ds and the de�aneation methods used throughout the country. The following explanations are passages from that document. "This Regional Supplomcnt is part of a nationwidt cffort to addrtss ie�ional wetland charactcristics and improve thc accuracy and efficiency of wetland- delineation procsdures. Regional differences in climate, geoiogy, soils, hydrology plsnt and animal communitics,and other factors src importan{to the identification and functioning of wetlands. These di�'erences cac�not be considered adequately in a single national m�u91. The development of this supplement follows Nation.al Acadezny of Sciences recommendations to inerease the regional sensitivity of wetland-delineation methods {National Research Svoboda Ecologieal Resources 300&350 Stubbs Bay Road Project Number:2014-037-03 � pronQ Council 1995}.The intent of tlus supplement is to bring the Cflrps Manual up W date with current knowledge and practice in thc rcgian and not to change wetland boundaries." "...This Regional Supplement is designed for use with the cunrent version of the Corps Manual (Environmental Laboratory 198'n and ell subsequent vetsions. Where differcnces in thc two d�umems occur, tkus Rcgional Supplemeirt takes praxdence over the Corps Manual for epplications in the Midwest Region." National Wetland Inventory (NVVI) maps (Figure 2a) Hennepin County Wetland Inventory (HCVVn maps {Figure 2b), 2014 DNR NWI Update maps (Figure 2c}, Web Soil Survey of Hennepin Couaty map(Figure 3),Minnesota Public Waters Inventory maps (Figure 4), and 2012 aerial photographs were reviewed prior to the site visit to identafy areas that may be wetlands. Areas illushrating evidence of wetland conditions were examined in greater detail during the field survey. Vegetation, soils and hydrology were examined {as outlined in the 1987 Manual) aad used to, characterize wetland types and deteimine wetland boundaries. Sarr�ple transects were established in representative wetland-to-upland transition zones in order to characterize the vegetation, soils, and hydrology of the site. Transects consist of a representative upland sample point and representative wetland sample point. Information obtained at the sample points can be found on the field data sheets located in the Technical Documents section. Wetland boundaries were maxked at the site by pink "Wetland Delineation" pin flags. The wetland boundary is considered to be the topographically highest extent of the wedand basin; areas below the staked boundary anet i�e three required wetland criteria while areas above were lacldng in one ar more of these criteria Wetlands were classified in accordance wrth methods described by Cowardin et al. (1979} and used in the NWI (e.g. PEMB, PSS1C, etc.), connpleted by the U.S. Fish and Witdlife Service. The Circular 39 aad Eggers and Reed classification systems are also given. The indicator status of plants, as described in the Technical Documents section, was determine� using the National Wetland Plant List (Lichvar, et al. 2014. _. )• RESULTS The National Wetland Tnventory indicates the presence of one large wetland complex along the northern and eastern edge of the survey area. The wetland is categorized by the NWI as PF�/EMCd (Pigure 2a). The HCWI indicates probable and potential wetlands in the same location(Figure 2b). The DNR NWI update in 2014 indicates genefially similar wetland types but generally does not map the wetlands on the 200 Stubbs Bay Road parcel(Figure 2c). The Web Soil Survey of Hennepin County (Figtu�e 3) identifies six soil m�p u.nits within the study area. They are Lester loarn, Muskego, Blue Earth, and Houghton, ponded, Cordova loam, Hamel-Glencoe, Angus loam, and LeSueur loam. The Muskego, Blue Earth and Houghton complex is considered hydric, rhe Cordova and the Hamel-Glencoe soils are predomi.nantly hydric and the Lester loam, Angus loam and LeSueur loam are considered predaminautly non- hydric. Soil series descriptions aze provided in the Technical Documents section. The Muznesota Deparlrnent of Natural Resources, State Protected Waters Map (Public Water Inventory)ind,icates na public waters or wetiands within the study area(Figure 4). Svoboda Ecological Resour�es 300&350 Stubbs Bay Road Project Number:2014037-03 2 Orono Site Visit SER ecologists exarnined �e subject property for azeas meeting jurisdictional wetland criteria during the site visit. One area meeting the jurisdictional criteria of a wetland was flagged, and the boundary determined and delineated. The approximate wetland boundary is outlined in yellow (Figures 5 and 6}. Acciunzulated precipitation since 4/01/2014, as recorded at MSP and reported by the USDA Na�ional Agricultival Statistics Service in cooperation with the Minnesota Department of Agricu�ture reports that for the week ended October 19, 2Q 14, was 6.63" above normal. Fre�ipitation for the period 10/13/14 to 10/19/14 was repocted to be 0.53"below normal and for the preceding 4 weeks was 0.65"below normal. The construction of a driveway through a large wetland area divided one potential basin into twa. Therefore, this wetland investigation determined the presence of three wetland basins within the site boundary. Each basin is described below accarding ta the findings at each sample point. Basin 1 The majority of the first wetland basin on thia parcel is claasified as a PF01B, Type 1L, floodplain forest wetland located south of the driveway and stretching southeast through a shallow ra.vine. East of sample t�ansect 1-1 there is a portion of tbe wetland basin classified as pEMC, Type 2, fresh {wet) meadow. East of s�mple transect 1-2 there is a portion of the wetland basin classified as a PEMF, Type 3/4, shallow/deep marsh. The wetland vegetation was dominated by reed canary grass (Phalaris arundinacea FACV� in the herb stratum for sample points 1-1 WET. Sample point 1-2 WET was dominated by sandbar willow (Sadix interior OBL) in the shrub stratum with Canada goldenrod {Solidago Canadensis FACi� and Field horsetail (Equisetum arvense FAC) in the herb stratum. T'be transition to upland can be mazked by the change in vegetadon commimity. The further upslope the more upland species, such as Kentucky bluegrass (Poa pratensis FAC), bucktharn {Rhamnus cathartica FAC), prickly ash (Zanthoxylum umericanum FACU), smooth brome (Bromus inermi,s FACU} and Canada goldenrod (Solidago Canadensis FACLI) become dominant as evidenced in upland sarnples 1-1 UP, and 1-2 UP. The upland forested a,reas exhibited a dominance of eastezn cottonwood (Populus deltoides FAC}, green ash (Fraxinus pennsylvanica FACW}and silver maple{Acer saccharinum FACV�. The soils at sample point 1-1 WET consisted of muck far 2 inches of depth where it changes to a clay with depletions until 15 inches of depth, then changed to a sandy clsy with concentrations. Sample point 1-1 WET had hydric indicator Al2 ('Thick Dark Surface) and F7 (Depleted Dark Surface). The web soil survey indicates the soil series as Hamel-Glencoe. The soils at sample point 1-2 WET consisted of clay for 24 inches of depth with depletions pzesent. Sample point 1-2 WET had hydric indicator F7 {Depleted Dark Surface). The web soil survey indicates the soil series as Hamel-Glencoe. The soils at sample point 1-1 UP consisted of clay for 22 inches of ciepth, then switching to sandy clay with a depleted matrix from 22-30 inches. The web soil survey indicates the soil series as Lester Ioam. The soils at sample point 1-2 UP consisted of clay for 24 inches of depth Svoboda Ec�logical Reso�es 300&350 Siubbs Bay Road Pmject Number:20t 4-037-03 3 p�� with concentrations and depletions between 14-20 inches. The web soil survey indicates the soil series as Hamel-Glencoe. Hydric indicator Al2 (Thick Dark Surface} was present at sample locations 1-1 UP. Wetland hydrology was present at sample point 1-1 VVET as signified by primary indicator A3 (Saturation) as well as secondary hydrology indicators C2 (Dry-Season Water Table), D2 (Geomorphic Position) ansi DS (FAC-Neutral Test). Wetland hydrology was present at sample point 1-2 WE'T as signified by primary indicator A3 (Saturation) as well as secondary hydrology indicators C2 {Dry-Season Water Table) and D2 (Geomorphic Posirion}. At sample points 1-1 UP and 1-2, UP no hydrology indicators were presern as the samples were located upslope, approxunately 1-2 feet higher in elevation than the twa wetland samples. Basin 2 The majarity of the second wetland basin on this parcel is classified as a PEMC, Type 2, freah (wet) meadow wetland located north, east azid south of the residence driveway. East af sample transects 2-2 and 2-3 there is a portion of the wetland basin classified as PFO1C, Type 1L, floodplain forest. The wetland vegetation was dominated by reed canary grass (Phalaris arundinacea FAC`U� in the herb stratum for all sample points and green ash {Fraxinus pennsylvanica FACV� in the ahrub stratum in sample point 2-3 WET. The transition to u}�land can be marked by the change in vegetation community. The further upslope the mrnre upland species, such as Kentucky biuegrass {Poa pratensis FAC) and Canada goldenrod (Solidago canadensis FAC[�become prevaient. The soils at sample point 2-1 WET consisted of clay for 22 inches of depth where it changes to a sandy clay with concentrations and depletians. The web eoil survey indicates the soii series as Glencoe loam. The soils at sarnple point 2-2 WET consisted of clay for 3Q inches of depth with concentrations present belaw 12 inches and a depleted matrix present below 20 inches. The web soil survey indicates the soil series as Muskego, Blue Earth, and Houghton soils. The soils at sample point 2-3 WET consisted of clay for 28 inches of depth where it changes to a sandy ciay with a depleted matriac and concentrations. The web soil survey indicates the soil series as Cordova loazn. Hydrie inclicator Al2 (Thick Dark Surface) was present at all three wetland sample Iocations. The soils at sample point 2-1 UP consisted of clay for 24 inches of depth with coneentrations at 12-24 inches. The web soil suuvey indicates the soil series as Lester loam. The soils at sample point 2-2 UP coxisisted of clay for 36 inches of depth with concentrations present below 12 inches and a depleted matrix bel.ow 30 inches. The web soil survey indicates the soil series as LeSueur loam. The soils at sample point 2-3 UP consisted of clay for 38 inches af depth with a depleted matrix with concentrations &om 30-3$ inches. The web soil survey indicates the soil series as Cordova loam. Hydric indicator Al2 (Thick Dark Surface) was present at all three upland sample locations. Wetland hydrology was present at sample points 2-1 WET, 2-2, WET and 2-3 WET as signified by secondary hydrology indicators D2 (Geomorphic Position) and DS (FAC-Neutral Test} with the addition af prunary indicator A3 (Saturation} at sample point 2-1 WET. At sarnple points 2- 1 UP, 2-2, UP and 2-3 UP no hydrology indicators were present as they were Iocated upslope approximately two feet higher in elevation than the three wetland samples. Svoboda Ecolo�cal Resources 300&350 5tubbs Bay Road Project Number:2014037-03 q Omno Transect 2-3 was established along the edge of what the property owner describes as a former field mad. This field road segment is bordered on either side by upland (on the vvest side by a former farm field/hay meadow and on the east side by a wooded area populated by grcen ash, boaeider and buckthvrn among o#her species. The field road exlu`bits wetland characteristics while the two para11e1 adjoining areas do not. The reason for this change in condition is unclear. Basin 3 The third wetland basin on this parcei is classified as a PEMB, Type 2, fresh (wet) meadow wetland located in a depressional swale. The wetland vegetation was dominated by reed canary grass (Phadaris arundinacea FACVV�. The hansition to upland can be marked by the change in vegetation community. The further upslope the more upland species, such as smooth brome (Bromus inermis FACIn, and Kentucky bluegrass(Poa pratensis FAC)become prevalent. The soils at sample point 3-1 WET consisted of clay for 30 inches of depth. The web soil survey indicates the soils series as LeSueur loam. Hydric indic�tor Al2 {Thick Dark Surface) was present. Sails were moist but not saturated at the time of sampling. The soils at sample point 3-1 UP consisted of 36 inches of clay with concen�ations below 20 inches and a depleted xnatrix below 28 inches. The web soil survey indicates the soils series as Le Sueur Ioatn. Hydric indicator Al2 (Thick Dark Surface)was presen�. Wetland hydrology was present at sample poiunt 3-1 WET as evidenced by secondary hydrology indicators D2 (Geomorphic Position) and DS (FAC-Neutral Test). At sample point 3-1 UP no hydrology indicators were present as it was located upslope approxiznately two feet lugher in elevation than the wetland sample 3-1 WET. Area A Area A is an isolated area lying at the edge of the vacaxrt field and is characterized by a sfight depression in the landscape.Area A has not been flagged subject to review by the LGU. Vegetation at sample point A-1 Wet was dominated by reed canary grass (100 percent) with a canopy presence of silver maple (20 percent). A-1 Up vegetation consisted primarily of Kentucky bluegrass (50 percent} and smooth brome(20 percent). The soils at sample point A-1 UP consisted of clay for 16 inches of depth with sandy clay containi.ng concentrations in a depleted matrix between 1 Cr24 iunches. The web soil survey indicates the soil series as Lester loain for sample poiat A-1 UP. The soils at sample point A-1 WET consisted of clay for 20 inches of depth where it changes to a sandy clay with concentrations. Sample point A-1 WET had hydric indicator Al2 ('Thick Dark Surface). The web soil survey indicates the soil series as Lester loam. Hydric indicator Al2 ('Thick Dark Surface)was present at sample location A-1 UP. Wetland hydrology was present at sample point A-1 WET as signified by secondary hydrology indicators D2 (Geomorphic Position) and DS (FAC-Neutral Test). At sample point A-1 UP no hydrology indicators were present as the sample was located upslope, approximately 1-2 feet higher ix�.elevarion than the wetland sample. Svobod$Ecolagical Resowces 300&350 Stubbs Bay Road Project Namb�2(}I4037-Q3 $ prpm Detailed soils, vegetation, and hydrology data for the delineated jurisdictional wetlands are provided in the data sheets of the Technical Documents section. DISCUSSION A previous wetland delineation was completed for the 200 Stubbs Bay Road parcel by SER on 9/26/2005 (copy available upon request}. It was reviewed by the Minnehaha Creeic Watershed District and a wetland type and boundary approval was issued by MCWD on July 5, 2006. Area A was examined in the prior delineation and determined to be non-wetland as was much of the azea along the eastern adge of the former field/meadow(Area B sample goint). Application of the 2010 Midwest Regional Supplement methodology provides a different result in the wetland boundazy in some instances. Vegetation at A.rea A was markedly d,ifferent in 2014 than what occurred in 2005.No reed canary grass was noted in the 2005 survey whereas in 2014 it occupied 100 percent of the area sam�led. According to the report figures and documentation the sampled areas wea�e likely nearly the same as the location in 2005 was described as a"low area". The"low area"is quite small and easily identifiable. SER compieted all on-site delineations based on the three requirad technical �riteria as outlined by the 19$7 Manual: the presence of hydric soils, a predominance of hydrophytic vegetation, and indicators of wetland hydrology in each basin. The wetland boundary was flagged on 10/{}9/14 and field data was collected an 10/15/l4. SER personnel examined the subject properry for areas meeting jurisdictional wetland criteria during the site visit and delineated the edges of the intermittently inundated depressivn as being jurzsdictional wefland. (Figures 5 and 6). Detailed soils, vegetation and hydrology data are provided in the data sheets of the Technical Documents section. A set of figures is provided in the Figures section. RECOMMENDATIONS Activities that impact or could potentially inapact wetlands are regulated at several levels of goverrunent. In Minnesota, the two primaiy jurisdictions are covered at the state and federal levels by the provi�sions of the foliowing legislative actions. ➢ State jwo.sdiction by the Wetland Conservation Act of 1991 (WCA)administered by the WCA Local Governmental Unit(LGU}. ➢ Federal juri.sdiction by the Clean Water Act of 1972 and subsequent amendments. VVetland protecdon is innplemented by tl�e Corps of Engineeis (Corps)with peimit certification issued by the Environmental Protection Agency. While the wetland boundaries that SER has delineated are not official until approved by a WCA approved local government unit (LGLT}, SER advises the pmperty owner/developer to refrain from any filling, draining, or excavating, or any ixnpact to the area SER has delineated as Svoboda Ecological Resources 300&35Q 5tubbs Bay Road Project Number:2014-037-Q3 6 Orono wetland. No grading or filling in wetiand basuis should commence until all necessary permits have been abtained. Violation of wetland regulations may result iun substantial civil and criminal pena.lries. Local ordi.nances may regulate wetland modifications such as brush and tree removal and buming in addition to grading and filliz�g. Depending on the location of the property,buffers around the wetland may also be protec#ed. Any activities in the proximity of the wetland should be cleared with appmpriate WCA regulatory agencies. It is atso advisable to have the wetland boundary surveyed by a licensed land surveyor. Since the pin IIags used along the boundary can be vandaiized or ivadvertently knocked over, a GPS survey of the flags wi11 assure the permanence of the boundary. The client should aiso be aware that according to current BWSR and COE wetland ruJ.es and regulations approved wetland boundaries are typically valid for five years from the date of approval. To avoid project delays associated with wetland regulations, it is essentiai that you acquue necessary permits from all jurisdictional agencies before initiating activities. A WCA Sequencing form, a WCA and Army Corps of Engineers Replacement Plan Application form, and a D�TR pemut application are among the naaterials that you may be required to submit if impacts are proposed for the delineated wetlands. By initiating the permit process as soon as possible,potential costly delays to the project may be avoided. Svoboda Ecological Resources 300&350 Stubbs Bay Road Project Numb�:2014-037-03 � Orono cERT�F�cAT�aN Fra,nk Svobc�da completed the flagging of the wetland boundary on 10/09/20I4 and Nick McCabe collected sample data on 10/15/2014. This delineation was performed according to the procedw�es described by the U� Army Corps of Enginee� in the 1987 Wet�ands Delineation Manual and the 2010 Midwest Region Supplement Wetland Delineafion Manual. The delineation meets the standards a�d a criterion described in these manuals and conforrns to the applicable standards and regulations in for+ce at the time the delineation was completed. Report and graphics were prepared by David Remuc�l(Wetland Ecologist) on this day 10/16/14. The delineation report was prepared by Frank Svoboda, President of Svoboda Ecological Resources and Nick McCabe. Ctient: Chris Bollis Project Name: 200 and 350 Stubbs Bay Road Project No.: 2014-037-03 Lceation: Orvno MN �;�� -�'-�. Nick McCabe, Senior Environmental Scientist/Certified Wetland Delineator(WDCP#1218) � David Remucal,Wetland Ecologist �.a...��:.-_- d� �� Franklin Svoboda,President, Svoboda Ecological Resources 10/27/2014 Date Svoboda Ecological Reaources 300 dt 350 Stubbs Bay Roed project Number: 2014037-03 g Orono DATA S�URCES Minnesota DepaRment of Natural Resources,Public Waters Inventory Basin Delineations, Published 7/3]/2008 and retrieved from http://deli.dnr.state.mn.us United States Fish and Wildlife Service National Wetland inventory Map. Retrieved from http://www.fws.gov/wedands/Data/Mapper.html on{}6/19/12. 2010 Aerial Color Photos.Publicly Distributed by MN Geo WMS Service. Topograpluc maps obtained via the National Geographic Society's USA Topo service through ESRI. Web Soil Survey for Hennepin County, MN.Retrieved from http://websoilsurvey.nres.usda.gav/app/HomePage.htm Svoboda Ecological Resoarces 340&350 Stubbs Bay Road Project Number.2014-037-fl3 9 p�� LITERATURE REFERENCED Cowardin, L.M.,V. Carter, F.C, Golet,and R.T. LaRoe. 1979. Class�cation of Wetlands and DeepwaterHabitats of the Uniteal States.U.S. Fish and Wildlife Service, FWS/OBS-79/31. 103pp. Eggers, Steve D. and Donald M. Reed. 1997. Wetland Plants and Plant Communities af Minnesota and Wisconsin. US Army Corps of Engineers, St. Paul District. 263pp,tmclassified. Environmental Laboratory. 1987. I987 U.S, Army Corps of Engineers Wetlands Delineation Manual. Technical Report Y-87-1,US Army Engineer Waterways Experiment Sta.tion, Vicksburg,Mississippi. Gleason,H.A. and A.C. Cranquist. 1991.Manual of Vascular Plants ofNortheastern United States and Adjacent Canada.New York Botanical Garden,Bronx. 91 Qpp. Sabine,B. J. 1499. National List ofPlant Species that Dccur in Wetlaruis:Region 3—North Central(Indiana, Illinois, Iowa,Michigan, M�nnesota,Missouri, Wi�cottsin). Resource Management Grroup, Inc. 77pp. Shaw, S.P., and C.G. Fredine. 1956. Wetlands of the United States. U.S. Fish aa�d Wildlife Service, Circulaz 39. 67pp. U.S. Army Corps of Engineers. August 2010. Regional Supplement to the Corps of Engineers Wetland Delineation Maz�.uaJ: Midwest Region(Version 2,0). ERDC/EL TR-10-16. Vicksburg, MS: US Army Engineer Research and Development Center. Svoboda Ecotoacal Reso� 300�350 Stnbbs Bay Road Project Number. 2Q14-037-03 ]� Orono � � � � W , . ,. i ... , _.. _ , ' '� � _...� _ ..• i ♦ , ��/;� '' � ,. �f ._r � � � y• �/�p��/.y+�w..i �[tF� ' - li1� ��Iliw��w^�.��r��r � sM4ie�F�R`R��y��M.r�r�.�r��r� � �.rrl►�.� ..�� • r a.r�� . LMti��/ ..� � 1 �7Q� .. �� alc+wa��s�r.www� . •� �, , - 1�� ,{' ' � �.�� L � : � . .. j � . .._ f �, _ •,� . • Wl�' . `' • �,4 '"" . j�ti��. •�••� :�,.. +4 . . ,.�•� • . ', 1 � � � ��:• ' �.� . ,.� ., �. .,�' y�. ., �... ,f^.. �h �.� � '� ��.+`.rw.�, _ � � 'w.. , ' � � � • � ,�' •�' '.'�,11�'i�� .s. =�-�lEsi�.t� � , r-• :�.,�,,..,,�,,.�.��„ — =- �.��'=� �'t1 l'i"t 1i� �.1;:� . � ,r _}� �� ; , ` ; t " ��ir �'!. � 'T� � � ! � � /'1�, ' '�4 y • � ,F+1`4 , ' - � tii •� . • � ' • � .. e'YF !�y J.�w •� ' ,�'i,,�'�•j�! ' +^ •�. �ti • �i '«� � - f � ._ • �97`��►"'' •- • .,. • + � �, � Y� .. � 1 \ � �.,,; . , �\� y,� � '� :',i I1�.•' ��,y�..�•'! �� ~{�y�� I ..�' ��; _ �_ w , *-�.-�..�.�.�-. „w t ,,,. . V #1d� 3 i/INF�O�� .!�. � :� .. ...y.. �� . +,' !, . .��.. i, y� � _�..r.� w� " .._ "^r , . , �ss�s-: ..� ,., �,f ��a888'la ' . '' �• ��'^�!�''f"-�:..«.-......1� .•. �. � - � .f--�__. .. s70 .,� �._�.. ,,a_.. ..w� ... 1 • � •..,, �`�,+ .. y. ti n. .�.. �,. .�� ' �� .. .R � � +� �^ � x-. • ..� . ,� ��' � � �-, " , � ��i, • :_ � �� 4 .. • ' ' .' • « �" •�� ". p� y:.� �80 �� =;� • *�- _._ �-»�,�`-� "�` �. �. O ' ""`�+' .� � R �� ..�� . �^ � „ � f- ` � ! k.• ; '+�,,. � •y� ! '� i �� M J. .... . c v � �'t L• {�r►.,' ��•Y� 4..., �,� �s � • • f{�'� �V +_ i ' .., � `• � �. .' �` .w. wA � t "M. � , 1 � � �� ! � � 1 � •� � �'� a _ �`` : 1{ lf r � � . SF'•� • �[ �r Y `� � e � . '��'f. � �, e � �� ly�� . � � d h~,~ �` �' *�'• •� . • � ,' 4 ` . � � � s�6� �� t � , . � �! T � > �'-� ' „� �"� t � 's' � +' :,•, f r� ;,�; � �� -� ... � .� . ., ..� �. : � � � . . . �� : - ,� . , . . � . _ � � ..,.�.��._�._ __. � .-. .,� . _� . .�-r '� .- . . . � ..� ; . , ��:.f �� . ; �- _ �� , : .. ..:. -� - � � �,.. ti . � . . -.� . . � , � '✓ t , ... �' `` • , _ ..:w • ( ' * w .. . ��j�� '�Vr V . � ��_� � � ��' � � � � 'k. � . . 1ti . • > • � • r � ? s • � �� • ' . � ' .' "� ` i T_ . ,.. �a�i, .:�;...:�� ay�. ` � .., . 1 . i .�• • • � �}` ..� • _ , '� r'.. ' � �1. \ ' t� } 4.�� ' .w,~�! _ .M • �' } •� � ..ih .,.� , •4M' ..w-�.M' s $' p;�� + � Q �.. �� • -� y„�,d•��" .. 1� ♦ . .' -� �' -i tt� � `. ii . �.. `' � -. ,." �- - ._.��, '`;`,+� �-F� -�y`�` ; �. �• ;,'`. �'jr� ' t •� � �*t 2 * 't • ,� '��i+•"ti7;r _ �( �' t ' 4/ �� '�, a , •� ' s:� �,,• ; �� "y��jt�, " .n�� •�� ~ � � Y ! , �!v . �d'• - - ' . � ..� '�+ •! ' , . � ��'• jt �! , ♦..• h '- r *� �n--= -..,....�....t.��.�. � ...�_ �;.•w'.--. � { ��.�►��r:' W �.��.d,. e� ...,..r.._..... • � 4. . .1: , J *,`1' '� ' ,f _"" �, __ ; , n •} .�- _:• � a� - ��, - . . , ._. . . ...; �/ 4. • � ,'�r I Y '�� `w�i.��s.� �, ; h f .•• !�.r ' �.M',►"r f •. {�,� . � l�i�A��f • • .� .� ( ' , . � ! • t-' t��t. '�• � � ^�a,,.r.:• _,'�'({+,„ ..� . + �' � � y � R^ 4 y �� :� � � �� *�.` �a �'3'��i��4!'�� tJQ� �i, :*�R :e ` 'r. i'�-;!v; . • ... . � �•41� � � �� -ur �.� .� '` . _ �} Y� ' ' ` •,� w�".�t `��y �` ' � ApProximate Parcel Soundary ; ' ��.y�i Y T-. J��'� � , +� � #;. ��y „« T118N R23W S32 Overview Figure 1 ov��a�Zal a a�i Pno� 2014-037 �SVOBODA p g75 1,750 3,5ooe 00&350 Stubb�yo� '� E�nloEica!Itesourr,es �-_+.:�, � � r y,,�- �-�- � t �.. � , , - � '-z' � "�'�-. : "�41�� r�`,''- a� �S. � � � � u � ,� �"�.��.� ��'� �'` ��3,�m ��,� �.. �` I I+�� 4 I�VI r• '� �, . . �� ' "� � t4� �: H � � , � 4 � �� £� , r-, t �' y(� i� � �'� ��.,' �A M►� `� , � . , n ...,, . , , _. . ` ��1 .� �� '{ � �. �� e :l�. *�. - - k:l I .,,r . � � �'y� .n. -.1' y.4r . • '1� Jr.. . .r � . y . .l � � � . ,�; `�.' .., +,, � . ,._: .,.. .. , :.,; � .� � .. �i...��i��r �*� � � � '�'. �p� �� ' �,.: . . t ` 4 ��"'"r ,�Y � � , ti �. , � . ., .-� �� . r + � �:- . '.. .' .F... r �. ",.3:. w a � �� ,;.. ` .. , " �:.� 'a:i� . , .. „_ _._.._ ,. � t � `.�. �: ,.� ^I`� ... y ' � � ..._. k..�� '''��.�'�' '�� .}... t', .�; F 9 �.. � �� r1ii� ��' . 'A. �i �` "�� .,� ;}.;, ��,',' • F � °� .y r i (� C�� .. •�. .�. s =e�ft< . . { x ...� ��sr� w...�.�.� . � � ;Ma# � .------•:..-f-� _ x '.j ++A.. �� Y'�.� , ~�� i J� ..!�� +�`S` .r.+ �µ� ��a� �r`• /}�� i�i�. � �� y�" ��['�£ .' 1 � ' . {1� �� ' '!�! ��'��r •�- � �� i.�� "r ��:f�' � �� '. .{, �� _ � �� Y ��'�e �. .� �� 1�" -�y'+� . i" > ,� { � . �r.m - �t� 4� A'•� .�� 'E I .�p,°�E ' . .. , " �� , , -�. . ,�., �,,.,� . _ __ __ti `, � : �. .,, : � 1 c' � �tr�,�r � `�;�'"�'r`� �.' „. '�'`r,, ' ' , �''�� , � r � '��.s„� � 4 ��'��'i � : ' r_ .a.3 .� ' .�. � � y +�♦�� • ��Y� ' • � :+ AtiX��' . 1r � � "�;� ." '«'' � ��.ti. :.Rii�•+ : ,� � � P $ . r,,�. .-•�. • • •. • . �� ` .,y� u ' k. �� ;�� , w�- £ 3� �P} � i .`� �. ;t .-�.. � •Z}` r� . � '��; r�g � �� •. Y . t � \:'-1�yI �§ . . ��}1��_ ,, ��, �� ' �`.�- E. .�. . �°� � I � x a, � '' s 't . 4 . d ' . d .. ' -i> �"� � # ,�I r 9 �r��y��yr�� ..' <� , � "' ' .{ � ��Y�.^'_� '�� , wn�Aw. - +��, �t � � L �A�� .� �:�� r �L� . _s �It` .I -' �� tl . *�� . ' ,- . . . -t � �� ' �' i '' �,r �'� �� , . . ♦ ; ,�''4C*. ,�� rt . . . ' � � ; , -�._ .�..�e�.�,.� �- .. -_ _.. _,_ _ _� ��I�r� !I �� j. .s.�+..sa 4� �.. 7 ' � ' 4�p��.. �� i�� k��`:�.'a� � ' �y? � ^�� y�' i� ,�.., y, " �,..�,saa°,�^�2 Ii� ..� .gh� � - _ e ��f-`�w� � `� � ' � + r�''��'� �. ,� � �"� ��'�� '�.�., � '. � � � � ,��r`,.. �.�" . h,.: � i' , i ., � 't h�+.igx.�:.-..�.�;. �� .��i,: . a ,_ . ' � '� ,� � ' w `.,�, , ,� a M"� . .,~� �- ;.* � .�e ` f�'� '��, ,* �� "d�"�� - - , . y � �;y� --+. .. W., . ' '. � ; , ... .. Y�. .;� ' .� ._._... ,. .�_ i • �'�' .:, s �. .+ , ^ e ' .f- q , „�, ,. w .s r�. �}-t. ; ' rt� J~ � ' .t�� Approx�mate ParcF11�oundary � e.. �� 5 "'� �. �� ,,.� '~� � 4�...��,_ � y � f . .< <—__:;-. . . r _....._.,......J.�,� 'iiitslv �sW �31 �ational Wetland Inventory �'igure 2a Overlaid on 2012 Aorial Pboto �i�SVt?B4DA aala-os7 �-�. 0 175 350 lpp 200� 350 Stubbs Bay Rd N ., Ecc.og.ca' R,�s�::�ces � Feet C?rono,MN ,. -- - __ _ _ __ . z r ,. � � � � , �, �� • a . � T ��`"' , . � r , . . . , f v : � � '� > + , r ry b '�' >, „-- , � • �` � � ;. , � . �;4 • � � v � �� , , _ .. � , ,. �r;�� . ." ;. �. , . , � 's� � .. � , c � � o � � •-�•* � _ •- . , - , -� .. - ,. . .� y .. '� / �;' ,+' ��},�{-r� �.., '�e�_ ,y� �� y;6,�C�) x « . "�: � 1��1 � � � 1 � • , . . , _ . ' e' . ,l .. I1��y �� % �'� V 4 .e. ..} � l � y— _ �. w.4.., w� , . , ^.�,,' . 5 . .. ._.__ . �Ii�n�� ,,t � .I�1 N � ." � ' \� "�.L� ti ; �ry *��e ,p+f�" .p, • v' � �r^ f.y . ' � �_ .. - wX � � . . . � � ' � ` 1 /� � '„� 'y� (({ _ � �' W ][ � � � / .. , - *� _ � � '4��'' p q,�. � � G Vl - �-7 1 � +.�w�r r.�_, ,*, s� �r a. . 8��x ,�'��. �'."'� _ � a � Q ,� ,,: � �' . � � �v �.'�� '.�' ��, � � 0 h d,i•�4+5 ~�� _� �*^ � . �, ,t �: * �,. '.i �'� '�' � r+ �j Kl � ��•' ti`� ''��X � � �� : . . ��4f w �� ,�,it�_,� �.1, ,,,�;,�, � � �� .. � E F�I �p . �T �'_,;t�r' �"�r ^=�� r ,r� , ��' �, ayT f ��t�++��-Yx� Mrt* }w �! --.^.t' � •Q � Q a+ ,- .. ,� � a � �i �� ...'�.�. .. . .�� } � .�,� *� T �� f ,+ " • � �:��,�. ,�.... �i ..,ti,., ' _ � Q � plL , � � s a / ��. •�' a O �'' ►x��' e� •�, ' � ; ."'' � • • • f <"Is' � �"f �' �. .,ti_ I� �' , �� „x f ��k t w�1 O "` ` r` � � �� '` . a t • � O . ; - i ~ ( . � � . j "� �:•�_ t — � � ..-�", *�'�� f.. _ r ♦ � N'� �Y# , �:.- - - i� •- ,' ._ � ... ,p�3?.. - .. - - � ` , , .. .. � ,. �.. , y r _ � 3 r �� ... ��•�. �� t i r � . M. .. � � a � » ' � �:.} . � i� �,<..1�-aF'*`. 7 e _ ,�y_�. � �• . ' 3 .. *�` _ �� •N � � ;, �. s , . � _ ��! 4"-i s� � i. P .�.a :; '*� sr ��it�' . . .... '� . .,:�� `. .,� : y " 4 {t t aX. . � �*-�'. f d` f . •�`+ �� *_ ..R�� .�;j�w . �'-�� _ �'� . ,��`` ` � � N . ., s"_ y�4 � , . i � . . �q1I � e� N . �✓ t �� ' _ .. y4� 1 .�i ��.. � �_ � � i 4: . . .i`' ' . # e. �'` /.� _ *�':a' �t-�� . � O .�- 4r,'.i.��...'..-t' � « �,r.�.. C"- _ �ru�scf sdtt.oft+� � �� N � ,�� '�.�. 1,�, . " ,,°.' � � - '4� c� ,�c�T,�",,."'r��, �' � ,k �� #��A.� „1.'_��.�J •. -- � �,�,� <ro4. e.r �a �'�yd ta ; f'�� r ��'"�` b �,�r' .. I � .� Yt �� '� '✓ �` r f aj r� �� .- y ;., i �! �`M�4 7� ^� ��'�}: ^"�yM'f�u�'�+ ✓ �. _�I. . � "',� ' .> 1 � `�y Z P � �.� .. � • . + � . . � „�/ y�yJ��{. � 4�� '� . f., .. ,. #- .•' i�_ sr. ,. �R� ��F�*„':: ,� : _ "�,., � *" °'�"� '� N » . �, ~ t ist. Y n^�� mr v �; n �� I �'' � 4� y �- � � .. . . . � - ' ' � � �� , ��.. ��- � . ��: �.,,,, � �. . , � 4 . � � a . •.� , a � '� �,� � . .r � m �� ; �:�. '"" � ' : �.. ",� U r . � o , . .` �y . u�r . . . .. ' • .`, } t. y �4 � ,�.i E•`.� � }� v� W i' .,. . r a� 'T � i ��, �. � !.. . . ,: . , �'. y�+ �T r { .r . .. A; ..r,'+!' .f . � � '� ' �.. �A��*A i , � ,+h � � ��. �.� eS I� _ � �� .. , M .� �'?. "" /. � '`,�� -,A, •� �� ' -i' r, r• � �� '�,�� t':� � - 2 +� �� ►� •�•». • ,� .`�` � i �,� °N '!�y ��'`. f �t f �„ ,� a'�nrc��. r/�,"t'S� x^' 0 . , ,r * I, .►1 •t,�, �`G �a '�,�� _� �. �t'c� ,.,�'w-4 �R�y �3 � F � :a�b� ��. � . '. ' � � ; .�,' � - �, � � . ,pit ,a � .:• ' . M �... �r��ls. �� ,�.� � �� 9� � . r : � . �. �, � • ' .:,- °i � �� y .. k ��.� , [� 1 .,j� :. .;� � . � � ».t .. , ... . � .. �, � , ��. �*r�'„�`',iC. ��:t. �,,;,.��. . . . . �-�� ,. •� :� ; • � A �. � �y �: � � '� -. • •.. ya. w . ,� '{.�.. ;�- �+A� _ .�: ,�i, „� <. t +��` � - �,t'� . W. �' 1�1 ,� • ' , ta � - -�r ��_ ��. `� '.y� � � �'"' � � a�' "�' �'� � � �J... _ �� . � � � m ' o"< �_!}> ��: »a � � . �� v9` ' � • �+� f" y�.� � { „ e� yi. ��e s ° x •�� :��'• -{� � -�aA�'�..'p' r �i� �` �is a ✓L ` '. ..''rl b ] , ,. � � � � ..� �_� � � �� # � �� ' _ _ ��,Y4 �� ,,, . .. - � ��.� � �9C . � _ � -� _ v _ - '� ` ' �' '� �`�,�;. 3 � �" �• �:'�� ,� �. �'_��-'``�''� .. , i . 4,:��.��.:z ..� �•�;,,.� �p u ,.y"'"`s'.'- - "r + � ia'„ ��:�;�-� �+[ � "n �+. ��•� �? �"° a��, - t e *rt _ � �a �� , �r� �� $3:•�� " �'�� :�, �� &�m ,.$ ��. �,� .� };��, V .G f , � :� lhlr.t )y�� h. � Y Y. �Q" .�. � �. 1�w M a�A°c� Y:�` .H ��✓ � ;�fr .�Y ¢ bi �np '� a f 3t, ,L. -�{.�,��`�,,`4 �S� � -_ .. �� , �� "F' r k `!-" . w� ��•qb- '�'.-a "2'fp, �. 5�"s'�x�, � �� y Zi.wY - .. 1J' �1 f .. ��'�ti w �« 9Ra L ` �, �� '',� �_' i ' � �*w'. '..� �.a�ICi y. . '"y� ,�' � !� �, � F�~ . F q*,�. �� I � „, , � M a�� .1. �h� � I �.. � ' � � � '�'�j� _� �T r� .:�.� ��*y ;, .:r ; `��.�, �t �;�,,`��' .""�� PEM1C l� • *, y dr' , � �Y �•� 4 r�« �! M �� '� .. , i �. � � � � t� � . , , �,�.w;a. , ; N �. . � - g , . .. � - a. , , - ; - +� �` — - - --- � �� . : , ��fi ��4`' Y��' � �� i ,o�,� �`, � i . ,-' ,r�� `, �.° 4�= r �� •._ �- � �� ; ` �� PEM1A wr��=k. .. �� ;,' --� � �''� _ "�� ... � :�, :� ::�,., . ;� s: �� . { 1 N- � �§ .\ �� .` �� , _ PF01A { , �,, �" -. �'�� 'A � ��.., -� PEM1A�� r. � : �. ' � , �". ,. , - •• ` � ��y P .,�,� Y' ,. PUtsF "" �y�,74ii �" , 'CRfl7 "��a �, 1 ¢ � * ��.C�R ��, 3ryr,ro�.�rl� r. . �.. --�-°''+Y��'l�.. �j• _" 1 .. - ! �r �.Y � 4� �! Y ��.�W.�. 'i ' r. ,!"1�'�.. �� *a 3 � � +�' r�"� ' ��x� '` . . * �p '�� ,'� � k ? 4 � • + �' � r..w ` �s x �F+r�. ,� G� .:,,� ��`` �Y' • � � � ~*�4• y . . r , , t • � . .� y i � � '�" � � � ♦5�:,. ' • �� 4 �'� .s �, ,.c, ra �� .. � �:�� , �f " � �€' .�'„ , " d4 ' � 1 � � .� . :'i.�w�. �'��f� ";� �, : ,' .a� � �`,�►w� -.{°« ' ,�*� "� ` . ''1r ��. �. yy � l�r,,��,� .�� e„�.. ..+►�'„.': .,, �N .�Y � � � � - �«`- y n . , �r � 'y � .,�"' ��'" �� ''�,�e�,' � � ��` �.�`" _ �� J +W �t {,�� .r . . �'b��* F � ��h�` '�!R" . � 't a °�� }� ,`w�w r,r �. � ' � '!� a � t �"�� . �� )t r., , -.�. ��.�� _ • �� .� ��,�� , � � , � _ ; �s .�r, F. .. . � b ' � � _� � � � � � �" s k �. z - , • _ ,. . .��. ��d.. ,.__.._.,..: !�s -. . � � )�,�. _ =_s n .r.__._+--.3.w.�..._.,._�.ii.r'�.' t• . rt�. ..i �.,t� ..� '�. y j.. •� . - � -- � ,. ._r..� � `� t_�'� ,�""� � ��4 " x-'f PEM1Cd �� r�. ' �°y��e.�x'�}� � �` " f��' ��,..; ,�,4 Y��,, ; "�;,T' '!�.r,a��w. '� „��' "��°�� w � � ,,, . .Y .lr" ° �4�^d-ye+t .� .�p��p� .� '�, Ya� r ':,.�!; � »*f�..�:ttE* �. �.1 . � . �, '� � ��f�� k 1� � ;��' , '� C�'�' �f•s . , i ;� �(� . ..;� �` I k'1k� L �a�'. t .r�� *. �� WlAFtV. � ��y� � i � � / � ' �4 �� , . . . , � �. S . :.i'� . . � '��.' ra. .� irs E'. ..,, �� _ . r. �� . � � _ ° •�5 , My... .. v+S'' , �� i �. dF� �. �, �� m• �,�", � a,� r ,� •��— � � '� $ v �'� "� f a � � �;1� � . .. r .. .. ;�`��''�'�� } •�`� � '�"� � �� . �� s'" ' � Approximate Parcel Boundary � +" - . . � ""`q�`. , ��1 ,'��%i� � '��'�..�. �� ; , `�� r �' "' Y`, � �R��:�� 2014 DNR NWI Update �_ � - L��' ..�__ � r.;�� '1�11iSN K2,:iW ��2 2014 DNR N�VI Update F�gwr'e 2c Overlaid on 2012 Aerial Photo 2014-037 ��A 0 175 350 �pp z00&350 Stubbs Bay Rd N , - E�c:�:ca R�sa_•:� Feet �rono,MN M - .-�� ,�.� ' �t t` �,i..; a��. .'�` _ .'' ' . �� r �. . - -y _ F�.�� , ,tr ti r ' eL. � et! �� .� `�er �� f .'�P��r�' ; y�YR* d�I�r� y �-♦ ,f�'�fi�j S �� /'��` �'� - �� M -,Y �.Y G.. „d�'• .��,.fit ��f' •=>r��j, � i n ? .. �i�i .� r '°� ^"'�•`� �r. .Jl�,' . . .. fi .�. 1; a� �t �'Ys�r . ` �� ,�r f� � '44�. �� r � �M1 '�� '�'��r��z�.s'+C " �j�' • ��t�� t, . , .�� ->;�1 f, "s i�t �j�Y•,' � .f� • �,y E�� 9,J��; y� '°j, �;��.%', ' • �_�,d iY� . ' ,. �.". �" r� -i'��.j.-�j . � ,��+ _.�l�. fi ' - =y w�,�i�•� � :..�a r � A #� . " . •`�`� ��_' ' r p �'d`y�,.��.1� � �� br f ��`s i - �'. "�+%„� 'f � � : �� `'�: •d, .;; ri' :<,r • •.Jr, = �� °� �i.J� � {I.1 .�'4e�� k °"" _ • ^a �'�"�°r �1 y -. ,f 2P� /��,� �•. , • 6- �i� ! i y,� �: G7��• '`+�� ,.}'�.� .,�;-_]�� -r.�,.�F p . . . , f��ti' i � y ., �-/' a a :e � . �.. � : `. "':� f9d�• _ r. .;.,�.` . �, 't♦ '� �,,"s�S,.'��' '�'P• f 'f r •_ . '�� 1 �S s��! . q _ ��,.�v� A�f � M-}�l. �y .. C4��r." '�' ..� '�";�y�;.� '�.i ,�j`�-��, `. ' � ��:e,� �v �-!c, �.' �! > �r'-''` '�� y-.�,`4�, ��,. ��..�"J�G";y��f �'„�,. •�f'_ '�"' �/ �; :� j �y � � �� .��*�}��!i�,��. �� xl:.' � � �'k'�p ,'.�: i' R�;�r&p• !.. '�{.`p, �.Ja!f�� 1 `�> >..�F'<' � �� ° �°' "r ��°��°��'�� ,:, ��a��a� ,�.�. ' � � ' • f �',r�" .h K t � ��♦� , ��A� ., ��v �� s � r �/y'- ip ♦ +��%��¢ '�,�4 .+ . `,P'��,�,. -,r, ��S r �n'�''l:.,r. �r xf�'�r�' '�'� '"k''rn�1W� Y'�',�.r r g�� .�,�sx�i+ 4 � ,�,ey �f,.. °�,tt��4, �:I ,I.f,.,,,. ...�.'��./ s �a r '� � xrF'i - --':, ��",e�,.,�p;�.. ,,�e s w�t� �. , �� .r':� �,'i ��=,�� '.,�i.�.� .�=� � � g,.�:� � +�`,�� ' � " �,°�,�°i .C� �{ � � ` ( t y t y: �� ' �Y t d , � ` ��,t� I , � ��' , , _ ��,•�4.�-��'`�Yf"' ! •�. .xf .�� ' .:. ��/ �� . / `�" h;.;� . o, r r-t+",t ,I c �.^.�X�'.t. � .�A`t': � ' � � ?..i`-. , �-�' • � � � r.l. �N''�y f , ;, 'P .. r'/f�t" � '" 'A��.+!t . �� .} lr. ��' . ,�� ',.. y a.��' _ .f .�.�¢`!'rE°S��. I=-�' e,'��rl ..i� � ,C„y_ �,Fy�e�� .f ;�,,.�✓ ,.'� -_ � , '{ 'i:� , �':�/,.� r,,..� _ .R�iA� �,,� � //' ,+�r ,,1� f f 'g ,�. j �, . 1 g 4 :R-�;�'�+'"P�? ♦i,�`r�.4��C,��E'�.I � �, � � �...,�� A��.e fi. �..�'�/0' ��7 '�; .�,� ' "� �'' �� 'L �Q s.r�ro °' � Y�I �$�,. ��e �h �.'� " ' , +i��?''�,r'�+"' �"",L'��{�.,t,P`.:' t��l��.ialC.i[.,c��'�� "i`�`.�a� �� ;G'.�°�,r�✓�.i.tis a w.��'-r � si�F•� ,�'� •+r� r!'r�•',r/,!"`� f� ,�$'¢ '� xi'�1 .4 ��/!'fy 7 �,6` J . . /.�,y -r..,,R.y.y� . �� +j/r�. �{.. � ' �•'. / ~ � � ' I JI. ;�[ � �P4 ��'��!`�,�, �3a��/f .,p ��4$ +f. ' s , . -t` �Ir ��'.�. i /�yNtg�.v.e<. +��>y t�// Y l..��{��['- , �� n` ' �/c+ 'k' , �,�,�Y"� j �� JfC-:ff,e< < . iA° L�.� i rA, r (�y A , � ,� �"'�j�'dr�,` .4w r;�`�s,y �£:_'v. ��,� � ' f �tis[ d�T.. �r��y � � � v �� :�-� s _� � -.� ,w; �i ; ,:r �; ..��i��` �t4 ; t r � � � a�"`T J��,j'i i �, r r�f ..(?f � ;/�� °" � +.� - � ��-� � � Fj� . r,`/'" '� r °� f"�, e+��' �.;�" ,z�,�x� r � � .�y,�. � F:��,f •� � rr�f ; i i��:,r'''�'a��.t'.R 'et�,c A s ' �''� f 5 t�s . �< , �': , �:.4�ib' �^�'��'4 Y R l �, f � _.fs�, o.' �,+ ,,� t� � ��y�� • (%d�`/{��r� �l�-06�� -,s, a��ff�� fi -�# r r{f �r� .�J! �� k � ��j� 'R z i�,Y `.. rPf�F''��:: S�t* 4�,:< F,f'S.'�y '��.t��. . °, ..%' l i'Y� �.`:.csrr�✓,'f �.: � x�.• l�y. .l� d rz��r f�,�y� � {.��9��,� :�� •�'� y:�� f ?� 'Z� ~.�7'*=g'�� ' � k s ... `� �y.' yr/ J e 5 � ' t4� :r � r � ' J � . . �5 �. �a � �[t'F `�� y�p�;� �� F- ...�;� _F ,��.- Y r „-'S"_��k w.� '� �' �� ' *�`.}'►,(�,.�,'�� '�'X .1 �',A'�►r " �. ''1 !. ,( : .f..e�n � x,f i . .: ..: ` .'m` .� �f'' �'' .. .�' � F:�`:•.��.L.:. ! �f �* h � ' ° .�� .�. �' ' +�:t��l � p� ' �11l�i9' r4 �''�` .. rr ' .�,fi < �r r -- ''fv�' �, -a;� R Y��*�, ",�r .y ( �� ,�s�r' ' f . �•' � ;� �F,�a �c . h �� r r, „ Xr ,� 9 i . ,�, h' ��u� :•'�� l / f�si � ' .;�, ��. .` "�` ;�.� ..'' . .s+ „ / , ��E r��r � :�' ' .�. �. J' i ��y� � . ,� ' � .`��./�! � ;, . �� ' �� . s', al �, : �_ a rv 2',«,r' J f;_ f`. ( �'' � t �r' '{�� ly��,.�,?t.s �.,aq�y� F,�r�'/�,�r�,,� ^ �-r . � � .��. �iC�s�.��'�� .'��+'` Y��' �,� � `' . �,r'� .. � .- 5 � ��,st.�F..�,`y�"`h;�,,X�+`''�w�w�'�.k��,^,'/ �f� —�% i i;.-��`�i 'r /� �;, ��' �`.' ��a / _�'�r� �. s�J4'�°"'i�'�`r��Fr�3)��',, _�� r ..f .�,��,a' � :"!, . ' . '8�, '�" �l +`r� .-,,��`'g• �! `rf, t �'�:�+'j � �.� � s �t' J tf �� :.xl .� ��..; [". �'"" �f !� `� l��,�Y� � ��f� ;+ r ff '�•l�" '� �•� � g"i� y� ; 1 � ' � r ,��i� 5`f ��,� ��, y�" ,��,�;� ��x )�'�sx„ .�r ,r.�f'',.� .,.• ��= .JS� 6 �r w.l { 3 �.y ✓ f`� �F,r.�� .' JQ' ' ^.iG� K� �� ,C�! '� G��'rF d, -.. f` ��` � f. , f,f�::. � •.��'• �`�r� ��l.��' .p�.. r':� �i�•. t. �rr�f ,.�f� '� �r . S.� " ,E�`v,e �,'�q+h+t�K�f/� F.�_..- .....��...`.� -_�_ ' f �A .f � 'd�r ,Y'�f,� � i�tr' /i Y', � .'� .F�.B'{/ / �y �% l �� {�' { � ! ..} t��., r/ y d.} �f...� ��' �b • �� t ;�,,,f � �� , .J., �s.� �,,►.� '- ,, ,�-* ,�:' �� = Approximate Pamel Boundary. 4. / q', .�� . s�3 - :L+,. i.r .�' �,Y . .. ��`` ¢'�j' �� r .+',_ ��, ��K.x ��`'y� � ��.� ' SOIIS ,y'' h , ,� '4�,,��` �'� �..�,.� e. �r�S�,d�r w�'�,�. � .Y 1 t��' �,,�� . , �; < �'�,�� r r.�` r�,3'r,� . ' �tly � �'lydflC '! � �qr 1M.`i` � �,� .. / � � + �<��. : r� )� �` ��y. � P �� j �''�r� �' �'�h"�� f, '"F Predominandy hydric ��'� ,r . r � �.� "•'�' a ir,;�- �,/r �rfi,�, r !.�,r�' �:', i l � '� PredominanUy nonhydric z � r`��{C +" 'ti° , ;. ,.0 '`.<;"a' ,.�"��, � � � s "�'e� g�s�' v�� ,�,-,f ?�*r>- Y �C„::: � �'.. T11�SN K23W S32 Hennepin Coun SOII Sili'Ve� Figure � Overlaid on 2012�erial Photo 2014037 �) 060DA 0 175 350 �� 200 8�350 Stubbs Bay Rd N �'��E°D1Og�C°��fO1�� Feet Orono,MN N �.j�� f . ��..°^,'{,""a k'.L '��,..��.�.r3V7r:.:' i ,��' s-..` F�, p,�"_'r'—; , i } �r "� �. 4; yy \ 1 . �} �� `� �#'"- �.A�� 1f�t� `i ,��(T�4.' �� - •� � '�a�" , .� � � a st.>��=al F - � ' < M�r", � ' '"�:=�'`� '.� ��' � ��' '�"`+�.. � �' ��`'��' ,J►, � � } ia .;'� � ii • �ti* ''�^ �� A�,YP�.f� . r�� .L ��'�j� . . ��_ , , ; 1 � ,� . . - �F y�..� • ..I - . � �°, _�xa +� �.,,+ �� 7,. , . �, r�, .. q�'." M.` ti�i� a:,� e,�a4i _ . -y1�.`y,� C, `f�.r _ �} �. �. 1. r t � �� Y � h�4y'�r 1 � '�'�• ., . j.: '\ � t, �Iy_,�� a� .- :i :1� !., .♦ .«�+ � �:`S,Y`! '� � �'��'�*� _ .y � r.�� '4+ I�� 1 � ,,y' � � �A ,�� + ��. ,�� 'N �ti r �5, ,4tS� /:. � � �y �. � A s �� M. 1 . / ! . .��1�r,�!�..'.' .� _�: � ;;y�. { ��. ` ..v.. � �iT. a yI� � � � j�� yi� + �� :� `,`.M.�r ,,��,�w1 ' M , , j'�' � `' ,��tl4.ti i;�." , •�,.�' �� _ t. . ��:�' �� ._� ,�,�a ' Z.* � „� "5i7�� 'k~ � 1 .�;.fi �� 1; : �F .a.g +�r�'f w�.. ,.�.�..a . — : ''� i.e'.��v�`� , �P'��•x' �.�! ,, � �.. ^4��' @ . +) ��. t,.� � �� '!- ' �� 4� �.w. �A * � `,� � �k, , � +i' ��"'� �,�� a�4, � � "3 � } ,� .Y `R �. � '�"` ,�� .. �'� • --�.r� -�� .'� . ; n�� ..i y�r � �g .e� S ."�• .r. . ,. � � N �� -I I�� i� 6, �.�� 3� � � ' �i� �; ' �.s��; I{y ,� � t • � . �� #� �� , � . , � t � �, , . � ♦ q..,�� ! . . � � ,l �+ �6 Y 1 �. s a �'r ...e v" s �� 1 � � � � ��R s� �� i � ,��=�.,y A,�at� �,� -ane ,. . , , f.. , ,. , .,.� �^ � ,� �,, w�t . ,,. � y,�,', �'� ' � �:.a1: � � � � , r , . f �. . � � ��b^�. - �.-.�_.� - - . w�. . ,M �;. � -,�'�E� -. � � � . � { � � ,�"�"��'�� . �:. �t�.: ; q�! �� , •K �g� �. or�. �� . LL..",'y"F .. �.. �' k, • R�. �' � I � �r. �k �t .. '( � ..# V�� " /Y� A�. j %� � y� . ..� � �*.. � a PB .. ,�¢ '��t�� ` � ' Y ��w +� .. }_� • 1-� �� '.�, ' �.�. / A� ' �I'� .'i� s ye' � a '¢� �y�+�i � �x� y � i _} r . _u`.� ' . ( ,, ($ ,{ yy�.�. _* �.� 'IT p,f A,*� °�` * • �se / f T�r+ . iy' s¢ s i+�Mb�� ` ,' -. e� LLt` . � i�� ' „ k�� ^"� �i e Y+�...iA A� �w ��` � �� ,�µ�y�t ... � .r e . �' .��` �'"!1ii`Ml. .�1�. �`.`y!R,.` . ♦�:.� �' � �� .S 1��+ r '� ` �� r�4+1��1 �4` � � p� �* �• � , � � F� ; ' .�. . ,� . � , � �, , � � » .. +: :r ; .w?�' � . , ♦ • � t ° � , - ---..::».:._ _ � �W�' , � . .y �..�...i._._. ---_ , . %ti � � z. _�w. • '_'Lr►aa ., , , r..=. ya �.�- z_„�►`�..--___._ ,... � ,. . ;; . . � , -� �.., , �. .. �.. .�,�3�. ,JY�,I. %� , r\_'i� .. _ � . ,,+ p� � y _ - �� , � �"� a, �� r. �� ,,,� �v+ � '� �M; t, � �. �,' •�; � C• �- �- �w� �.� "`, ' ' ��y �� e��^ �:, w_. F . � � . :� • ,� '�' 'L4 \' •\, 5, N,, '�,py '� �+t t��1�"i . ` M.L�F'^"'-v�t` �' � �_�+a '�Y..� .�� !9'II� •. } �� .r I ,,,5�ky�'�'w' "r , � .. '�. Ff �.��' -�y, �a. #,., .r ; �' a� �� ... , d "�t;� '�' �.. �a' . .. '6`��.___�� # , . �. � � �'. �' . Y V �` II '�... -_ �'ry �` Y � Y r�I.. . ��, .. � . '� '�' k �i ��" .. '-f"`-v ' Yf�* � �,` �t' , h r.� ;"�'a° .. � �' . _ .+. �' . tyP�� _ .c�� . ,., ' '�� . . -�- �� -�� .�^ �. � . �„ � , �. �,� r p �' .,+:� r � �j Approximat� Parcel E3oundar}r .- �`'; �� . �,��' . � ��,, . � .�, 4 � � � . 1112S1V lt131N J32 � . , . Public Waters Inventory Figure 4 �verlaid on 2012 Aeris]Photo 2(}14-037 �!�� 0 17s 350 �oa 200 &350 Stubbs Bay Rd N � Feet Orono,MN � � - - ,_. . �-. � , . ' ?- ,�'w, l,.,�t=:p#S e ,�� - {!- -y� I.M"� �. � ,�_ . 1y�'1 \\ ,'��i. � �• ,�4� +y,�,M, 4 9f i 'i' � ! ( t,'�r `"�`��,� ,`�y�;;�'R°` . �,.,+t� '}�� i �'� �' �,. ` � .a, ;tic� g=S�t •' �-,�`�t �ti- $� �, ��f .�.: �»,. . 1�1 k� y .� , � . .. y,' 1 �1 \ � p � � ��y'v •i� (r,. ��,�y�, '��y ., ��, � �' '�'�" , ��'4 �#�;,� f `��y +�i� �' , � 3'v�•�� ...�` !� .,. 4+ _ ' �If. ,., � ` Iw�,,s �i� �� ' rG� a` . '� T. � -a . ��c!^ '^y , ,. �.'.. x. fF ia . - ..4+ r/�,'' - . ' `+�� . �� .. , +w- ,._��"��t�: �. -• �.y- i y�y"k .. ' .'•.)'.�: a��I�w�rl► ?.` ^ °t. 'yF e.-� �. :k- �� '�' "%...�, . ,� - '4#�•� � �. �'�`, ,, - � � �� .�'s� ' •� �:. . '' :': � d ' , '•' � • �t ' � �P � � 'r�'� gx � � '' w i �� `� "� '�`a1r.�_� �e 1k�t. ��_ -yyi.'�e, � { . �, •_ . � , �, . . • . . :K�T" � ,. ,�as �,, f g � � �� _ � �, w , �` ` ` * � �� ,� , �� '& ` � � , .. � �s _._.. . .�_ l�.. "�' �. 1 ti � �i �•a� ��'w� i--. '�R.:' . . �'� 1 � .♦♦♦ :,; y e \ .. 4y � i. �_, �I�` .{.. .` . ' ��t .� � i+'� �A. . i_��1'�'...y �" i � :�, `.'v; � � .,. ��' t` �,,,�,�`�r� � �_'•* � w . . , , . � �. ��,, i��"s�,=. r '' -_- f � � _��t�' _ � �� .� ��,3;�� .1h��. _3._ . . _.. '�a_.�t.•� i'� ~ ' �" �� '• . ' . . . _ q�°4 . .- , .� i . _ ,� � � _ �' I } � I�`'� � � +. ' `�;x '�'Q� �.�' ��' ;# �,. : -�°� e � � �. ,�, , � �"'s �, p, , . .�-r:*,: a 'C ' - -•v'r-- t ��ty ��`� �� t �'''�� #11�, �-�� '� ��` F - � . . � „ . . ., � .. w _ . - � . , .. �� '4�� +T+„ , s�!�}' a� '. � , . - ,. � � , � � 'Q:. ,� '�� *��,,� �.� � . �r,.,,�ti� •� ,� ta�' `'# � �; � , _ ��,� ' �``'rtr � r� � �� s� �°< ��: 1 '`,�� iP�� `t ^ ;� �' ,��x �� k � r�� y.�. � r , 4 � � �`y ."` . _ - , '- '�' �"iuc..�.i��.�'. �_-' K+E P�.�� a...a4t .� ��" {''+ .��i �� " _ � �r � v � �� , � A +��uA �� „ '��b * ' � .V t\ I �: . ��,: x� ''��` � '�r� � � �..r.l � ,�� f��f�°� �� "^�'�� , `� . � � � �� 'rv : �� a �� # +..�a ::r ��, -- - � �# . - �'r.`'dl� � � � " '�w � ��H� ' �_ ' ` r�� , . �� '��N"�.�,.�; #�� p t � �;�:. �`�� }i�� `��ik , � _ �;, �' x;, � "�r . �«4"��`, �°�,,.. > „ +� � . . +� � . . �ttY,. . '� ..��' � pn,.�ie`. . � �";'��,Ax•� �. � �� '3 ��E �� • �� i�..,... � �� .. , '"+ #,. . ,� `t; h=�,.�� 1 � � ��" } e � . * �'. ,�,;� 4 � N� *#' . �.�, '� * - - F � �+�'�`� � � } j ��:: ��t4,�� I�' ,�, _ _�_ �� f * Y r p R ,��. '` _�- p a� , s . . :- .,,o.�, , , � �R � t � . �+:. �R b ,Y � f♦ �- Jj ` ��#q A r , f � ..Jr t.� . C h: � jZ� �' �f4 �tr e:.�nY ,I� " ' S�'��^' �� . •4 �•1 �.. � � . � '..` �k ' ' � � . ��, , l ' . �',� � � _ , , , � � �.d� . � � � � ' .�� c : f.� ` ` ' � !r l s t�.e � R: �„ � i " '<�`�4 �5*"; "4. l r , � � - � � �;' �� i df _ �."��. y� ' � , �„�_x� �f Sample Poin# - � ,�< e �, ` # ,� �i�- � � �a �: � s.., W8tl8fid SUbS@CtiORS �. a �, ; �sAj � � '`� "� �,�� +��h � � Approximate Wetland Boundary �x � � 5 �'� � $ 1� , t�. I°' � ` �u� �"R C1 �' 7' � =4�`�,, � � 't '��,,��, �� .�ApPro�dmate Parcel Boundary �� 4�� .;• �� ,�. ;��;°�"��. � � � . ,�_ ,"�.i ��i 1�N �w S3z Approximate Wetland Boundaries �g�'e 5 overlaia on 201 a Aerial Pnoto 2014-037 ��A 0 175 350 700 20a& 350 Stubbs Bay Rd N � Feet Orono,MN �,�3"_�;. �vr^! �. �R ' tE-,#}" .f��Ai � ��%�;_�_ ��' .y i,. .:� , ,. 'T i � .��.� � �♦ ��t�;'r'`-�e�,�e '�', �� •r f d r�i±s�i��i;�� , � � y�"- �� x.c�A''`a"^c.�' . � .c•,�r< .•!• ty.. a. �f' . nl ti .�� r � .s' }'�" _ • � � � ' C/ ? �+'y ".�rj f� y �� l� '�i •a•, � 4 t'� ' . .c„ �- .� '�<t�^- ' � -, �d� `�'1 + �-r �! � � � J . � 's- ��• `� � r �, �,�. � 1 � �� '�1 f ��, . . • "��.isi's'41r�•�. . �' � '.� ;�`° ' sj �r�. ">..r t_ � 1 �5 ' 'ra f� ` �+';-,...,. � 1 4 � ��` . e� �; � � i �. �� •,f ' ,�►j' = '.�/ . t / � �.:� *„ _ p-� , , ', -��N �/+. �j:�/ ��,. f.l,�.Y� �Y`` Sd.A .� f "a .. .:� . +`!� F�,SP'/�ti - -+��.y �'_�� .��•.f'�a, ��' � ' :i'. �,��'. .+�,�;s� ��' '*�. f.. ,... , - . ��, a��'` +r� y,.� r � . .; , �. `. �'��' �4�, � �t$� '�' _ f� k�r�. _ . • � ; ,.. .�� '' ma` +:� ��(£ � .r�n,r(t.f • , � ti r •4�! • % ��<. � 1�d .�'�;^.� ¢,�3`��''} }y�,� `4f .!if, ,�� ,Ssf� � ��. , p , � � r � ��'�ar, •`, � .y�.'.,.��..'�'Y'�� , �� +„�,,�, •'� _ �_ F. ID��,.� � •'�� f�, �y��. .� r�r'.:�ac.. _ � .'�. 1 '_i �+.�• k r'r`�:ff'�ilr.+P�I" ��/,�+'�„ � 'i;� 1}'L� � '��,: a. ��. '�; � „V.''•. . ' �r —_-.dF.�—�:�a�.Z.I_ kr.�� „{w.-. �� j ; .-� 4,`� y � � ..� � i � � � 1 � 'i �� (� � a�� i '; 7 , � ` .'� . � '��. � . �I'�%t ��q 9 `�: ` �J -..t" i' „� ` _.� - *,�� F �,q. ;.. ;.� �,� � 'J'E , 'A''' .":i/",� ��,��""'� �!��'�c��.�� "k ,►dr �.F+. ��'�S"e?�� r .�, . � ��r,l.� :r�� f j^;:� ' `'1 . . n7��,yI� a� � �� ^�rj'a� ` . t � �. `..� � �/!��71, ,�/ �. (' r . � � ��f � ^ f, � *� �! �'�i.*��g .l.ti� �s #��p � /�j � . f j, , - I6+��rl�' � ! J �� . -.-J.;.s . i ,.� d'' ' �t' �� ,;•� .�,•,��.t.r e�?� s,s., � rt -.:br. i; "S ,'"..+ca .41 � . �.• r . � � `�-: � ��.�. It \ �F R! ,�f f+�'rF -1 N �4 !. '4�J ��'�r�i { �, 1 l ` ,y � , ' y i,. . ..,1 �"r�t w .. �. �t.,: ' � — , � , � - i ��f -`'"� - , .` . � - _ __ ___ ��''i�� `' � , .�..--��`�e�r � .�� ,'.'x�� '` ��'�`''!�!' `�t"';�►'�`,�'``.`�'.'� � - .� ' � :; , �; ��, �;. � �:� �;IVl l.. !� � . , A r � � . , 4 ,�F�'y✓ 3'��'� A �, `��{'�� ,��'.b... �~��:F�� n A� e .-v�" � ..�.e� �n��/�� l. . . � � • t %�Y ' ,F�' �,.�r1� r � , � � � vgy,` yM�r ,;X.,,-'� t.! °/ a ! ,i � t"` � _f��,� ��.� , - °��.y'n'tM, ;� � � 1�R' '' � y r, F.�: r r E .r i ��,�, p ' t� Y:ft'� `/ �e ;:�`' } �� i ti -<��6a�s .r �'��,��+}�6�, ♦r � �5' r" �.. � �/ �rq'�',� � ' -- .: `�� ( �,I'./' �, �� ' #s�f.�l l., �'3'�'. ..1°�.� ( !' .Sf f�. . . ' � ,'.' .'!"/�'�i�f'N� ��,Y,'' .. � '.a �x �,�. # ;; .,x .e d'r �. A^,,pf /r!.',�• !'t` ,��' � •� .t�ii .t,�' ~�� l t"'�t '�' 0�►�/Gi E'.:c t�� 1 �� !�y'-. �I '�� r. __ h'"� !r• µF M 5�1 !� � r t�;�`f i f�f'.',�r�' � e...l� .f f •:,��f,/` ��t` � �� /�, �� I2�� . :._ - i,.��I y' y�i �;-� , ,�. ro� ��1 �� . l �� f � ��+�� •� ___` �A_ !.n l� ... ..�"r d 'r9' jK i�y�, A ��t� ;:,.,� � .'p '�i i�" • � �� ' � Sample Pofnt ;� ' � ��£'�� ,.�^�-�, "�� , �� ,�,�. � �� ,,. < ; ,� , ,,; �' Wetland Su6sections "" t�:.`7�'ba �"V ��,��;��,��,�.• �. , � ''�"� APProximate Wetland Boundary ".� �,� a f�g�' (,�,C`�. . �¢% '�' Approximate Par�cel Boundary r ! • °�s� -=. � �� `� , �`��e� ; Y r� ��r-' � ' � � . x�� ,F"�;�I,�?�`� � ��` SOI�$ �i a'�,;. , � ,��.� ; . ; "d �� ,; �. t"*r °.�: Nydric ' ,� ' . � .� ,��, , .. � - . , �` F��f x� �'�°�� Predominantly hydric a �� a 'y�pA>} .'-+�. , ,i'µ`. ,, a`�'�; �;;�� ,�� `,.,�.,.,,� Predominantly nonhydric ��,�4'�:,`� � i , , , . _ _ ; . . �:��. __�._ _ _ Tll 8N R23W S32 Wetland Boundaries and So�ls Figure 6 4verlaid on 2412 Aerial Photo 2014-037 � SVOBODA 0 175 350 700 20a 8z 350 Stubbs Bay Rd N ��Ecdogkai Resouras Feet Qt011�,1V� N A I10o -�.._.._..-��,�e.s•�--�-��-C._ � D �.�_E� � F � G � M �I00 � IIW � e� K �00 � D � .. , _..'_�`, .,_." . .. _ �. � I I � � � � `A�. . 1'LTMR• SIXII�AV�IEM i 'a�s �..�._..�� ..« .�-.�..�_�..�..� � .�.. { 17D0 � I' RO ' , ,�, .-�..�. � �..� .,-.. . � _�- ��. � . � �� . � , � � � � . . ; _ ' � � , i.�• 1� � � �- _ '�.��.��.,;;��-�"�"'� '#�-�,�� 1 Comprehensive Trail System Plan _� `�� • . u� . :.: '�'-- � �. °°° -r--7- �I��. - .._.- a..w �. _.._ �, ,�.I.. . . . . .. . � ,r�'. �� i. �f�T�� _ - - �-. :"v _:�.-ti'-1.�- � -�N I '� ;��. f>I . ' ��i. 7h �.., � � . � . - \, ':--' .�Le R� ��'^- � �-• . : �� - i . � � . ..,. :.:. . _. .�, __. ' � � ' � �./ � . I _ ,�,: ,,,� -- ,. 4 '�`'` .� � . _, , - Z ity of Oron .� _� � � �. u .. L�____ � �` .- Minnesota ;-,� _ - . R R. �. �� _ _ .� -"��:-��-� - - -,.. � �I t ' �_' y� 1• � •� � _ �,` �.: � -+ � ,. , � �` - �'f� . i � ' �`,°°. ° �'. • , ; s I fi�1.. � ,�� `�t ' ` . ` �_' - � �,., , . � - T ,�� „ r. • . , � -ti^-��:�.-, __ '..��s..._.._._..__—__,.,�.: a � i i,'�..' j " _ . '" � - ' { . _ . � � MA TA 1 ..!. I �� r �+��l� , �. . ; � , . _ _' .. - . i..-� �� . , �_ �' , � : , � . . _ _.. , ; . . �:.. . ' i ' I ' � - . :4� . �� .' ' : � , �- ' �'k3 �,�'�t ' _— � x ; � : � _ _ -1 •--�—•-- -- � ` ._` _'0D �v Epsting Separeted Trails , � � � t � 5� . 9�,� ��1 i�_ �� ., t I S � ._` t,� ��• 4 _. i = � ;� L.�.._J � � ��_ �.. � 1� ' � 1�c*�' ,�., ��' l s � ' Y.- .^� �; _ � ,�:: .�.�e�#^ � �►M. Future Trails{May Be Raad ��+�9�—� . T �`^^ ---�. �j:'� '�b1�'_ � r �- ; �� „�• , i{ y , � a � � ,a,� �''�'- - -- -eoo ShOUlder Or S6pafatEd) �:1 � 1 '�. �,, �' �Ly M� '� 6 ��. 1 � , . .. . _ _ � � \' / �a t� � �r � 1� �'� �� v` ; ' ) ``� 1 `�� , ��_�� , � 6 nao � ::... �. t �� ,.;, t�, '; �" �. . ��,''`�``�- , ;; i- il } s .� � 1�1 �,\ ��r.,,,.c ` �..' ir ��`� } ,C , _..__ _. -� N � � M � . .,�� ,�►� ... 'r i � ��..�, .�jv�� ._� _ :�J �,. . :1 -�y` •�.x �r�l � � uoo , � ' 4 �''I[ ':��]y/f '. � ' , � `o] '' � �V E \ .Y,M � �l - ' A �) �,' ��C � .-� ��-f ' . u�Yo ;� �.�� .x� �� }.'. � ^i�� xl� �:. '!��'�.. . � ...� ` � . .� f.-.� .,w,- y .:.` F� —__ -If00 e �,�Y t 1 1;�,�f t: f ar � R� " ,� � f Lr 5,,,,� � ' � � 3 � 4 L twmwas� r� t � '. � �'? k C':� '� .s.r �' i + �f � + v .x _ ' 1 8 � �Y; ±�� .�� s"" ,� . e r� '.,� �'` � r .: 1..s iT 1 I 0 3000 6000 I y: �.�,� ,r � J��'"�':.,�1, ' _• `! ,. ! ` ,�.} y - �,,,, �.: � --- '� Scale In feet n;;;;u-/• i' �,1 i S'' � 9 y �_ - T �_M� rl � l �_ �L� � iti �1 � { i' 1 y,�S l.,�t. �� 't � j t• ! 9 I '� ..l� ! -� � . � Y♦ � . ��-t+ � 21pp- �_ ' ..._�"��w��, 'l._.,i_ _ ".� `'r -:'S'. � � .'j�� ; �� i�_�.,� �- � . � ,�� k �, ♦ wwe�+u :�' i ., . . --_. .-- -NW +A I � 1 �r i '' �.� '-.'�� , � O +.�s a,� Y � . I .. . �Y i t-� ". I x_ u W* !vr�� o�ews�'�� ! -� f �� s • h� �•�.�uJix! M i:J"� �J ;! I 'o .O� s�'a. 9� ,�,- '-T.� � - �r� �`..�i��-,� _- - ` ��` ` ,' ,�-� � � �Bonestraa . � r � � � � � - � � � �` �=�� --- ��_ � ; `,� , � ..-- , ;�,�,.�.. -�—t � � � � . � � ---- -�. , s� ,,,� . ; � � 4 � '-4 ` . „ r � =�� `�`� `, � . �,�` ' t,� �.1`� �:� �,-• � - y : � �- - .��, r ��- '�• �r' -1-- -IL -.._.._ ...._._. 1 n I �I I ' ... : �� - 1..— _ ._ : ,,,, , „e, , , ---�-- , _ _ __ �_,a„ MAP 4E-3 � ' ,� , Z'�� . . � E 7/00 F 21M 6 2000 N IQ00 � lmll 7 �p K �pp I � ° �.��w+..+.�..+d+... , � O' .� � Orono, MN Code of Ordinances . PC Exhibit H ARTICL�XIL - CONSERVATION DE51GN DIVISION 1, - GENERALLY Sec. 78-1631. - Purpose and intent. The City of Orono as a result of the Rural Oasis Study conducted in 2005 f nds that there is an intrinsic link between the natural systems and the valued scenic character that exist throughout the community.The requirements of this conservation design ordinance are meant to preserve and enhance this ecologicalJaesthetic character by requiring: (1) protection and enhancement of drainageways and water quality; (2) protection ancf enhancement of ecoiogical communities; (3) reinforcement and establishment of ecological connections throughout the city; (4) augmentation and preservatlon of viewsheds Including corridor enclosure and buffering; (5) pres�!vation and improvement of views; and (6) preservation or reinterpretation of local landma�-ks. (Ord. No. 67 3rd series, � 1, 1-11-�010) Sec. 78-1632. -App[icability. The Conservation Design Master Planning requirements of this article apply to all proposed residential subdivisions or multi-unit residential developments greater than�ve acres in total area or guided for urban density(greater than one unit per two acres). (Ord, No. 67 3rd series, § 1, 1-11-2010) Sec. 78-1633. - Definitions. The foElowing words,terms and phrases,w�en used in this article, shall have the meanings ascribed to them in this section, except where the context clearly indicates a different meaning: Conservation design means a two-phased approach to design and development that maintains or improves ecological assets, provides infrastructure that works with the land, and incorporates people's instinctive desire to experience nature. Some conservation design strategies include: identifying and avoiding sensitive natural features, planhing roads along contours, allowing fots to border natural �pen space, integrating ecological stormwater management, using smailer lots, and educating developer and buyers about the ecological values of the landscape.The first phase entails an inventory and analysis of the potential development site's natural features, existing land uses, and wetland delineation.The second phase entaifs analyzing the design implications of the findings from the initial phase, alterhative stormwater design, and a conceptual design for road and lot layouts. Minnesota Land CaverClassification System(MLCCS)means the Minnesota E.and Cover Classification System (MLCCS) displays data on natural/semi-natural and cultural cover types at the highest level of classifrcatian,The next four levels of classification each reveal further specifications such as plant types, soil hydrology, hardcover and plant species. Using MLCCS data is the first step in producing a natural resource inventory of a development site. Orono Natura/Resource Inventorymeans an element of the Orono Communitjr Management P[an that displays the ecological connections within ant� beyond the City of Orono. Corridorendosure means the nature, appearance and relative degrees of screening provided by about:blank 5/13/2015 Orono, MN Code of Ordinances Page 2 of 6 roadside vegetation. Corridor enclosure types include: Open enclosure:Long views beyond the right-of-way, no real sense of corridor enclQsure. Edged endosure:Solid wall of vegetation along roadside,views focused along corridor. Tunne%d endosure:Vegetation begins to completely enclose roadway, above and sides, creating a "small scale" roadway experience. 1/aried enclosure:Enclosure changes rapidly along corridor, short stretches of open, edged, and tunne[ed corridor. Viewana/ysismeans the process of determining whether a view is positive or negative. Positive views�views of natural areas, water bodies, established parks,wetlands, rural and historic land uses. Negative views'Views of structures, particularfy multi-family residential, institutional, and commercial and 9ndustrfal uses.Views of power lines,telephone poles and other utility infrastructure. Landmarkpreservation and enhancementmeans preserving and maintaining distinct culturaf features, landmarks and unique points of locai character, both natural and man-made, to maintain a familiar sense of place in the community. Eco%gica/Management Catego�ies• Leve/ 1:Ecological "aff-limits" areas, including wetlands and required buffers, historic drainage. Level2.•Ecological opportunities, including existing degraded drainageways and existing degraded ecosystem remnants. Level3.•Ecological possibilities:Areas suitable for stormwater treatment. Note: These Ecological Management Categories are not intended to direcCly correlate with MLCCS M-34X Natural Community Quality Modifiers. Significant tree stand means a grouping or cluster of coniferous and/or deciduous trees with contiguous crown cover, occupying 500 or mare square feet of property, which are comprised of deciduous trees six inches or larger in diameter{d.b.h.} or coniferous trees 12 feet or more in height. Additionally,those forest or woodland remnants identified as high, moderate or good quality in the Orono Natural Resources Inventory shall be considered as significant tree stands. (Ord. No. 67 3rd series,� 1, 1-11-2010; Ord. No. 94 3rd series, § 9, 9-Z42012) DIVISION 2. - BASIC APPLICATION AND PLAN REQUIREMENTS Sec. 78-1634. -Application requirements and pracedures. The developer shal{fol{ow the steps outlined below as part of the development review process: {1} about:blank 5/13/2015 Orono, MN Code of Ordinances Page 3 of 6 Review and respond to the Goals and Palicies for Environmental Protection and Natural Resource Management as established in the Orono Community Management Pfan and fihe recommendations contained within the Orono Natural Resources Inventory.The intent is to establish the property's ecolagical connections both within Orono and as part of the regional ecological system. (2) If the properly exists adjacent to a documented corridor in the Rural Oasis Sttjdy, review and respond to the existing aesthetic and etological analysis. (3) If the property is not adjacent to a dotumented corridor in the Rura! Oasis Study, developer shall have a qualified consultant prepare a similar analysis and submit it to the city for review. This analysis shall include the documentation of views, corridor enclosu re, and landmarks through a plan analysis and photographs. Developer shall be charged a standard fee estabfished in the city fee schedule to cover the expenses of the city in hiring a �onsultant to review the ecological sifie analysis submitted by the developer. (4) Additionally, submit a natural resources inventory of the site, including all of the following elements: a. Review of the M LCCS ciata pertinent to the site. b, Tree survey, including al! significant individual trees greater than six feet diameter,and stands of trees, identifying tree species and size. c. Wetland inventory, including deEineation reports. d. Topographic survey indicating existing drainage patterns. e. Analysis of the site basecf on the findings and recommendations of the Orono Natural Resources Inventory with regards to: • Conceptual greenways and open space corridors; � Existence of rare plant communities; • Potential need for proactive management and protection. (Ord. No. 673rd series, � 1, 1-11-2010} Sec. 78-1635. - Basic Conservation Design MasCer Plan requirements and evaluation criteria. The developer shall prepare a Conservation Design Master Plan far development of the property, consisting ofi written and visual documentation including maps in an acceptable electronic format, addressing the following topics: (1) Consideration of the existing drainage system; (2) Establishment af a stormwater management system, using multi-cell treatment principles, and defining proposed methods of stormwater phosphorus reduction; (3) Removal of invasive species and diseased trees; (4) Protection of signiflcant tree stands and woodlands that support scenic and/or ecologlcal goals, including mitigation of any such stands to be impacted by development activities; (5) Protection of existing wetlands, including augmentation of buffers, mitigation of impacts, and enhancement of degraded systems; (6) aboirt:blank SI13/2015 Orono,MN Code af Ordinances Page 4 of 6 Justification and mitigation of any negative impact to ecological communities. "iVegative impact" includes any modification to a lower level of ecological community quality, as described by the Minnesota Land Cover Classlfi�ation System (M-34X Modifiers); (� Maintenance of ecological connedions through site design, as shown on the Orono Natural Resource Inventury; (8) Maintenance and protection of existing positive views,and mitigation of any existing or proposed negative views using appropriate measures such as site layout, screening, bullding design and colaration, etc.; and (9) Preservatian or reinterpretation of existing landmarks. The planning commission and city council shall evaluate the Conservation Design Master Plan to detet'mine whether the proposed development: (1) Preserves existing drainage patterns and enhances stormwater collection and conveyance by applying an ecologically-based multl-cell stormwater management system that imprQves ecosystems by reducing reliance on manmade infrastructure, reducing downstream runoff of contaminants, and enhancing ecological connections; (2) Includes a program �for the removal of invasive species and dlseased trees; protects significant tree stands and woodlands that support scenic and/or ecological goals; and includes mitigation of any such stands that will be impacted by development activities; (3) Protects existing wetlands by implementing new buffers or augmenting existing buffers; mitigates identified wetland impacts; and enhances degraded wetland systems; (4) Results in no negative impact to ecological communities of Ecalogical Management Categories 1 and 2; results in no negative modification of a�y ecoiogical communities as described by the Minnesota Land Cover Classification System; and establishes, maintains and improves native ecological communities including natural and semi-naturaf areas to provide wild[ife habitat and support natural ecological functions(i.e. drainage,filtering, buffering, etc,); {5) Establishes or maintains ecologicaf connections through site design, as shown on the Orono Natura! Resource Inventory that will enhance stormwater collection and conveyance, promote ecological and wildlife corridors,and provide recreational opportunities far residents; (6) Preserves and where appropriate augments or improves roadway corridor enclosure to promote community aesthetics associated with the c9ty's rural character; preserves open rural views and other aesthetic elements of the landscape; and mitigates the negative visual impacts of development; (7} Preserves, maintains, or reinterprets existing landmarks and unique points of local character, and preserves distinct cultural features that will maintain a fami{iar sense of place in the community. (Ord. No. 673rd series, § 1, 1-11-2010} DIVISION 3. - DENSITY BONUS STANDARDS Sec. 78-1636. - Density bonuses for urban density development. For residential development in Orono's defined urban area (zoning districts allowing densities in excess of one unit per two acres, and including properties identified in the Orono Community Management Plan for conversion ta urban density)within the ranges of the guided density a density bonus may be allowed if the city council finds that the perfarmance bonus requirernents of this about:blank 5/13/2015 Orono, MN Code of Ordinances Page 5 of b division have been met. The city council shall determine the extent of density bonus awarded for such properties. Example: Properties guided in the Communfty Management Plan for a density range of two—four units per acre have a base density of twa units per acre;while the high end of the density range is not guaranteed,the city council at its discretion may allow de�elopment at a final density of up to four units per acre through the performance bonus process. {Ord. No. 573rd series, § 1, 1-11-2010) Sec. 78-1637.- Performance bonus requirements. Within the urban density area, developers have the opportunity to increase the base density by going above and beyond the Basic Canservation Design Master Plan requi�ement. By implementing a combination of development enhancements that not only preserve but improve the natural characteristics of the property or preserve and enhance existing fandmarks, the deueloper shall become eligible for a density bonus.The extent of such density bonus shail be determined by the city council. Development enhancements include but are not necessarily limited to the following: (1) Reforestation beyond existing woodland limits; (2} Water quality improvements; (3) Improvements in ecological grade of existing cammunities; (4) Upgrading of edge buffering to maximum, ar tunneled, character; and (5) Major preservation or enhancement of existing landmarks. (Ord. Na.67 3rd series, § 1, 1-11-2010) DIVISION 4. - LONG-TERM PRESERVATION Se�. 78-1638. - Preservation requirements. The developer shall establish and implement measures that wil! ensure the preservation and maintenance of those elements of the development that are determined to require long-term or permanent protection from development or misuse. Such measures may include but are not limited to: conservation easements; deed restricCions; private covenants; transfer of ownership to agencies suc� as the Minnesota Land Trust or the Nature Conservancy, or to the city via dedication, etc. (Ord. No. 67 3rd series, § 1, 1-11-2010) Sec. 78-1639. - Buyer education. The developer shall establish covenants documenting the �lements of the developrnent to be protected and how they are to be protected, and shall establish a defined program for education of the initial purchasers of kots within the development as to the limitations that affect future use of the property. (Ord. No. 67 3rd series,§ 1, 1-11-2010) DIVISION 5. - RESOURCES Sec. 78-1 fi44. - Resources. The primary references for facilitating the conservation design process include the following: • Orono Rural Oasis Study(DSU, 2005). about:blank 5/13/2015 Orono, MN Code of Ordinances Page 6 of 6 • 2008-2030 City of Orono Cammunity Management Plan, Chapter 3A—Environmental Protection Plan (City of prono.2009). • Orono Natural Resources Inventory(Hennepin County Department of Environmental Services/Sonestroo Natural Resources Group, 2006). • Minnesota Land Cover Classification System(ML.CCS). (Ord. Na. 67 3rd series, � 1, 1-11-2010} Secs. 78-1641-78-1669. - Reserved. about:blank 5/13/2015 Oro�o Privs�te l�oad� a� af 4ctobcr 2014 MpG ��a1-t� City Cul-de-sac? Road in Ultimate Homes Sewer �ngth Length Outlot City Road Easemeat? Approx #o[ Served Paved or E=Dead End Road Name Water in Feet in Miles Gravel � � °r�?� (Henn.Co.Doc.No.) Bu�ilt Served per 100 ? (1) Lin.Ft. i-Abingdon Way 1550 0.29 P Cul-de-sac Outlot 1984 9 0.58 2-Bay Ridge Road S 950 0.18 P Partial �-S 1959 8 d.84 3-Bayside Pri W of Tonkawa 1400 0.27 G DE E��t 1950s 5 0.36 4-Bayside Trail 1100 0.21 P Cul�e-sac outiot 2013 7 O.b3 5-Boulder Drive S-W 450 0.09 P Loop CO1�O° 2004 14 3.11 6-Bracketts Point Rd ea� S 550 0.10 P Cul-de-sac �tlot 2008 3 0.55 7-Bridgewater Drive S-W 675 0.13 P Loop Common 2006 17 2.52 8-Brown Rd N�'Romestead� S I650 0.31 P DE �-S 1969 6 Q.36 9-Carriage Lane 400 O.Q8 P Cul-de-sac Outlot 1999 5 1.25 10-Cascade Lane S-W 550 0.10 P Thru Common 2045 19 3.45 11 -Christine Drive 800 0_15 P Cul�e-sac Outlot 1989 8 1.0{i 12- Cobblestane Court S-W 500 0.09 P DE �a�an 2007 4 0.8 13- Colin Drive 1350 0.2b p Cul-de-sac Outlot 1979 4 0.30 14-Copper View Drive 250 0.05 P Cul�e-sac Outlot 199G 3 1.20 15-Countryside Drive W. 1550 0.29 P Cul-de-sac Oudot 1994 14 0.90 16- Countryside Dr'rve(E) 1300 0.25 P Cul-de-sac Outlot 1983 11 0.85 17-Creek Ridge Pass S-W 800 0.1 S P Cul-de-sac �utlot 2007 8 1.00 18-Creekwood Trail 1000 0.19 P Cul-de-sac Outlot 1989 7 Q.70 19- Cristofori Circle 1000 0.19 P Cul-de-sac Outlot 1993 4 0.40 20-Crystal Creek Road 1450 0.27 P Cul-de-sac Outlot 1997 12 0.83 n 21 -Deborah Drive 20Q0 0.38 P Thru �1ot 1980 9 0.45 � 22-Deet Run Trait 1200 0.23 P Cul-de-sa.c ��t 1994 9 0.75 � 23 -Deer Run Trail East 750 0.14 P Cul-de-sac ��t 2000 8 1.07 24-Devin Lane 1250 0.24 P Cul-de-sac ��t 1978 9 0.72 25-Dickey Lake Drive 230Q 0.44 P Thru outlot 1983 15 0.65 26-Edgewood Hills Road S 700 0.13 P DE E�t 1964 6 0.86 27-Ferndale N Unnamed S 2400 0.45 P Loop M�P�e 1950 10 Q.42 28-Ferndale N Unnamed N 1700 0.32 P Undev Cul Multiple 19SOs 19 1.12 29-"Foa Run" 1300 0.25 G Undev Cul RLS 1968 5 038 30-Foa St Ext W 1500 0.28 P Cul�ie-sac ��t 1930s? 10 0.67 31 -Foa St(MacMillan etc.) 1900 0.36 P Undev Cul Multiple 1930s S 0.42 32-French Creek Dr/Cir 3300 0.63 P Cul-de-sac Outlot 1985 17 0.52 &Thru 33-French Lake Road 1350 0.26 P Undev Cul Outlot 1980 6 0.44 34- Gander Road 450 0.(}9 P Cul-de-sac Outlot 1979 3 0.67 35-Golden View Drive 1100 0.21 P Cul-de-sac Outlot 1987 10 0.91 36-Graham Hill Road 1500 0.28 P Cul�e-sac Outlot 2007 13 0.87 37-Green Trees Road 500 0.09 P Cul-de-sac Outlot 1981 6 1.20 38-Hartwood Pri Rd 1000 0.19 P DE ��t 1976 7 0.70 39-Hallander Road 220Q 0.42 P Thru Outlot 1979 17 Q.77 40-Hunt Farm Road 1600 030 P Cul-de-sac Outlot 1987 10 Q.63 4l -Iiunter Pass 750 Q.14 P Cul-de-sac Outlot 1997 4 0.53 42-Jacobs Mill Road 1200 0.23 P Cul-de-sac Outlot 200{1 6 0.50 43-Jamestown Road S 1700 0.32 P Cul-de-sac Outlot 1977 11 0.65 44-Kintyre Lane 875 0.17 P Cul-de-sac Outivt 2011. 6 4.69 45-Knoll Manor Road 450 0.09 P Cul-de-sac Outlot 1987 4 0.89 4b-Kokes6 Farm Road 975 0.18 P C�1-de-sac Outlot 2001 4 0.41 47-Landmark Drive S 200 0.04 P Cul-d�sac Outlot 1993 5 2.50 48-Little Orchard Way S 75Q 0.14 P C�1-de-sac Outlot 1998 7 0.93 49-Livingston Court S-W 400 0.08 P DE outlot 1999 10 2.SU 50-Longview Circle 950 Q.18 P Cul-de-sac Outlot 1978 8 Q.$4 51 -Luce Line Ridge 900 0.17 P G�1-de-sac putlot 1985 9 1.00 52-Lyman Ave Pri 800 0.15 PIG Undev.Cul Multiple 1970s 6 Q.75 53 -Milistan Road 600 0.11 P DE Outlot 1979 3 0.50 54-North Arm Dr W Pri 800 0.15 P/G DE Multiple 1968 5 0.63 SS-North Farm Road S 900 0.17 P Cul-de-sac Outlot 1978 9 1.00 56-North Stream Road 550 0.10 P Cul-de-sac C?utlot 1986 S 0.91 57-Northgate Road S-W 550 Q.10 P Cul-de-sac Outlot 1984 7 1.27 58-Oliver Hill S 300 0.06 P Cul-de-sac Dutlot (2014) 7 2.33 59-Oronfl Oaks Drive 1750 d.33 P Cul�e-sac Outlot 1979 9 O.SI. btl-Uaford Road S 1100 0.21 P Cul-de-sac Outlot 1.979 10 0.91 61 -Pence I.�ne S-W 150 0.03 P DE Multiple 1970s 3 2.00 62-Philligs Drive SOU Q.09 P Z'� Outlot 1986 2 0.40 63 -Pine Ridge Lane 20Q 0.04 P DE Outlot 1983 1 0.50 b4-Pine View Drive 400 0.08 P Cul-de-sac Outlot 2014 4 1.00 65-Rainey Road 750 0.14 P Cul-de-sac Outlot 1959 6 0.80 66-Ridgewood Circle S(Pt) 700 0.13 P Cul-de-sac Outlot 198Q 3 0.43 67-RuAnn Road S(Pc) 75Q 0.14 P C�1{ie-sac outlot 1983 4 0.53 68-Salem Conrt S-W 600 0.11 P Cul-de-sac Outlot 1982 7 1.17 69-Sandstone Lane S-W 600 0.11 P �op ��o�► 2003 14 2.33 78- Sandstone Circle S-W 6d0 0.11 P Thru Common 2003 28 4.67 71-Shadowood/CozFarm Rd 1704 0.32 P Cul-de-sac Outlot 1991 13 0.76 72 - Silvcr Meadow Drive 950 0.18 P Cul-de-sac Outlot 1988 3 032 73-Silver View Drive 1200 0.23 P Cul-de-sac Outlot 1988 '7 Q.5$ 74-Somerset Lane 1250 0.24 P Cul-de-sac Outlot 1995 9 0.72 75-Spencer Add Unnained S�) 1350 0.26 P DE putlot 4 Q,3Q 76-Spring Hill Rd Pri 1100 0.21 P/G Cul-de-sac Muhiple 6 0.55 77-Stonebay Drive S-W SSO 0.10 P Thru C�on 2003 4 0.73 78-Stronghold Pri Rd 1050 0.20 P Cul-de-sac Outlot 1983 3 0.29 79-Sugarwood Drive �W 2800 0.53 P Thru Outlot 1989 25 0.89 80-Sussex Cirele 150 0.03 P Cul-d�sac Outlot 1990 3 2.00 81 - Sussex Lane SQO 0.09 P Cul-de-sac ouflot 199Q 4 0.80 8Z- Sussex Road 2050 0.39 P Thru Outlot 1990 10 0.49 83-Tanglewood Road 1200 d.23 G Undev Cul Outlot 1978 6 0.50 $4-Thoronghbred Lane 1400 0.27 P Cul-de-sa.c Outlot 1995 11 0.79 85-Truffnla Trail 1000 0.19 P Cul-de-sac Outlot 1994 8 0.80 86-Wakefield Road 1400 0.27 P Cul-de-sac Outlot 1981 8 0.57 87-Walters Port Lane S-W 800 0.15 P DE Easemt 1960 6 0.75 88-Wear Lane(Sonth) 400 0.08 P G�1-de-sac �utlot 1985 4 1.00 84-West Farm Road pa�S 1240 0.23 P C�1-de-sac putlot 1978 12 1.00 9�-White Oak Circle 1600 0.30 P Cul-de-sac RLS 1977 11 0.69 91 -Willvw Hill Drive 550 0.10 P Cul-de-sac Outlot 2013 3 0.55 92-Willow View Drive S-W 2600 0.49 P Thru Outlot 200{) 25 0.96 93-Wotverton Place 13U0 0.25 P Cul-de-sac Outiot 199{) 5 0.38 94-Woodhaven Drive 1 I00 Q.21 G Cul-de-sac Outlot 1977 8 0.73 95-Woodhill Avenue Pri SSQ 0.10 P Cul-de-sac Outlot 1988 4 0.73 96-Woodhill Road 1500 Q.28 P Cul-de-sac Outlot 1988 4 0.27 97-Wyndmere Road 900 0.17 P Cul-de-sac Outlot 1980 5 0.56 Trrta� 97 Pr�vat4 Ros�s ��,173 19.54 783 0.76 Un.fcet �� (1) Private roads exist within a variety of defined corridors inclnding: Outlots; RLS Tracts;Private Easements; `Commons' lots or outlots; and s combination of these. "Homes Served per l0U Linesl Feet of Road"gives a relative idea of the potential costs/benefits of maintaining one road vs another, Higher number means more homes served per foot of road maintenance. Examples: An urban neighborhood with 100' wide lots each side of the roa.d would have 2.0 homes served per �00' of road. A rural neighborhood with 200' wide lots each side of the road would have 1.0 homes served per 100' of road. A rural neighborhood with 300' wide lots each side of the road would have 0.67 horne served per 100' of road. 1► 783 residences served by 103,175 ft. of private road= 1321in. ft. af road per horne ► Average number of homes served per 1001ineal feet of private road in Orono is 0.76 Average length of private road: 977 feet (calculation excludes 11 "through"private roads totaling 19,1541.£) 97-11 = 86 dead-end or cul-de-sac roads. 103,175 — 19,150= 84,025 84,025 / 86=977 feet Percentage of Orono residences served by private roads: 23% # of existing/approvcd Dwelling Units served by private roads: 783 # of existing/approved Dwelling Units as of Summer 2014: Approx 33354 783 /3350=23% Uroeo Pri�xte Road Statis�S�a�ary- October Z014 Number of Private Roads 97 Tatal Length of Private Roads 103,175' (19.5 miles) Average Length of Private Roads(Excludes Through Roads) 977 feet (0.18 mile) Number of Private Roads Exceeding 1000'Length Max. 37/97=38% {Exctudes Through Roads) Average Width of Private Road Outlots or Tracts 50' Total Acreage of Private Road Right-of-ways 118 Acres Approx. Number of Private Roads that are Paved 90/97—93% Range in Paved Width 14`-28' Number of actual developed Cul-de-sacs (includes cul�e-sacs and loops} 68 Number of private roads containing municipal sewer or water lines 29/97=30% Date Application Recelved: NA Item No: 7 Date Application Considered as Complete: NA 60-Day Review Period Expires: NA To: Chair Leskinen and Planning Commission Ntembers Jessica Loftus, City Administrator From: Melanie Curtis, Planner �/1 V Date: 14 May 2fl15 Subject: #15-3732, City of Orono Amend City Code Sectian 7$-1 Definitians RE: Barber Shops and Beauty Shops Public Hearing Application Summary: Amend City Zoning Code Section 78-1 pefin9tion to add a defnition of "Barber Shops and Beauty Shops". Applicable Zoning Ordinance Sectlons: • Sec. 78-643. -Permitted uses. (B-1 district) • Sec.78-704. -Permitted uses. {B-3 district} � Sec.78-763.- Permitted uses. tB-5 district) List of Exhiblts ExhrbitA. City Code 5ections: B-1; B-3; and B-5 Summary Recently a business owner approached the City with a request to operate what they described as a high end nail salon in an existing building in Navarre. "Barber Shops" and "Beauty Shops" are permitted uses within the B-1 Retail Saies Business District, the B-3 Shopping Center District, and B-5 Limited Neighbarhood Business District; however, currently there is no cfefinition outlining what services are included in a Barber Shop or Beauty Shop within the zoning code. Since the Code's inception the definition of the types af services provided in such establishments has likely expanded significantly; it would be appropriate to better define the parameters of the use at this time. Staff has done some preliminary research as a starting point far the Planning Commission's review, discussion and cr�ation of a definition ta include in the Code. Not having a definition of a particular use can be prob(ematic, although not unusual. While researching other cities' codes it was apparent that Orono is not the only City that permits yet doesn't specifically define barber shaps and beauty shops. Additionally there are many different names for beauty shop in other cities' codes: barbershop, beauty parlor, salon, cosmetology salon, salon spa, personal service establishment, etc. Since we are not proposing an amendment to the individual Districts at this time, staff felt that Planning Commission should consider a simple amendment to add the definition under the currently used term Barber Shops and Beauty Shops. Planning Commission shoufd consider the definitions below. The City Attorney advised that describing the permitted activities within the use (hair cutting and styling, manicures and pedicures, facials,etc) is clearer than defining the business itself. Staff felt that the definition of #15-3732 � T ' - 14 May 2015 Page 2 of 3 Personal Service Establishments found in Plymouth's code could be further modified but might be a good place to start. 1. Plvmouth A commercial establishment offering cosmetology services which may include hair cutting, toloring, ar styling, make-up application or consuitation, manicures, and pedicures, and/or which may offer therapeutic massage anck body and/or facial treatments such as body packs or wraps, exfoliation, celluiite or heat treatmen#s, body toning, waxing, tanning, aromatherapy, cleansing or medical facials, non-surgical face lifts and other non-surgical cosmetic procedures, electrical toning and electrolysis. Hydrntherapy and steam or sauna facilities, nutrition and weight management, and exercise instruction may be provided in conjunction with such therapeutic massage and body and/or facial treatments. 2. Coon Rapids A place where, for a fee, personal care and appearance services are provided to individuals on the premises. Such uses traditionally include beauty parlors, barber shops, nail salons, day spas and tanning salons, tattoo and body piercing parlors and therapeutic massage establishments when operated by a certified, licensed (by the City) massage therapist. 3. Merriam-Webster An establishment or department where hairdressing, facials, and manicures are done — called also beauty parlor,beauty salon 4. Dictionarv.com An establishment far the hairdressing, manicuring, or other cosmetic treatment of women. 5. wki ia A beauty salon or beauty parlor (beauty parlour) (or sometimes beauty shop) is an establishment dealing with cosmetic treatments for men and women. Other variations of this type of business include hair salons and spas. There is a distinction between a beauty salon and a hair salon and although many small businesses do offer both sets of treatments; beauty salons provide more generalized services related to skin health, facial aesthetic,foot care, nail manicures, aromatherapy, —even meditation,oxygen therapy, mud baths, and many other services. Note, the City Code currently regulates massage therapy in Title IV, Chapter 31 which governs massage therapy centers. This amendment is not an attempt to addre5s, revise or redefine the existing language or regulations regarding massage therapy centers which reads as follows: Sec.31-2. -Deffnitions. Excepr as otherwise provided or clearly rmplied by cantext, alI terms shall be give» their commonly accepted definitions. For the purpQse of thrs chnpter, the fo!lawing definitions shall apply unJess the conrext clearly indicafes or requires a different meoning, - � °i o � � o � fD � n, s� °��' e7Do � � � n �, �0 � b O b � n y 4 � O 'O ^* � m �� 3 ° a � a, ro � o � � a o� � '+ � ° �o a � � 3 � o` � ° -°a ° � � a �. a� � fl o, � c � p � � � �`^ � p � � � n � ry j n a �• � �c � 3 � � o- q. `a ;c � �, � <' � �,n � � � �q j m � � � � � � `^� � �' '° m � h � � �n� e� r��o `o � � a� p o O p p" � n � � a � �'' N ' � � Q �• q 4 '��+ v � � a ° o� � =� �' a a �' � � � � `� ...� b h p � � O � � ? O � � C � Q � � �, � � � � �Q `h f0 = C �„ r0 � � O ' .+� C �'w`� �. Q a `�+C � C. ? q Q n + � �n O � �1 � � ri Ll, O tn O � � y � .� � C 3 tp � �-► `~ ^`r � '� � � Q � an a Q � �q n Q �o � � � O � � � � t0 a Q tn � tp � � e'y 'Y ,� . � Q � � o� a �w � � � � � q ° � fO � c ,c � a a `D � n a `" 4 q � � ^. ; � � '* `n' '= � � � � � c � � �. � .� ro � `c y ° � ,' � �c a, a � `0 �, o � `�° y � n� a � O � �O �, C p � � � j �� Vt o7 C '1, � K "'f �C � � a y � ti, �1 ? � � fD O � Q ro tn � +� 'i Q � � e1p' � O � �y h 'O CO � a � � rt � ry � � � �i � � � � q � � � a � o � m � o �. �- �. ;c a n� o � ,K �c � �p b u� � Q � rp Q 4 b' a cp p � � � L� 4 � t�^n o `C�` n � ; + � p� N� � � Q � � � c�; � �..��,,' ``+, Q �D 4 p 4 fp '� sr Q f0 � � h Cl� fD (0 �- �i � �C' �• C 3 � n �,�y :� � � q � Q. �D rp q q � � �. .� � � �, � '^� Q � ° �. �. c 3 ' ti°, vs � °a 4 `° c � y � '^ � � n �p� � �`^ j •-r � n � � Q � a � tp ro u�i a � �' Q t�ND 1 a � � � 4 cn oi 'o �p.�p O 0 .ro �" �'* O � b � ? .7� ��Q �' fb � � t0 �+, �s ,C.' • ,�,r �D .,�^ ,[D.f ,.,� a O k .� � � ti � � � � � � jr 0 p � C. 7 �0 `� �C �l 4 � m r► 3 Q c o ro ` ... "* c c 3 a a ~ ,�-�• `�+° � � � � � n � .� p �- . LL �a • a � Q � � �� N (D r-� Q �' V1 . 1 fD � �D ln L� Q. �D `C �h m 3r�k J � n' � w`� Y' � � °,�w � w c�+ n� � � PC Exhibit A Sec. 78-643.- Permitted uses. Within any B-1 retaif sales business district, no structure or land shall be used except#or one of the following uses or uses deemed similar by the council: (1) Retail and service businesses. The following neighborhood retail sales and service businesses supplying oommodities or perfarming a service primarily for residents in the surrounding neighborhood: a. Arts and school supplies store. b. Banks and insurance companies. c. Barbershops and beauty shops. d. Bicycle sales and repair. e. Books, magazines, record shop. f. Drugs, candy, ice cream, soft drinks, cosmetics and other usual drugstore merchandise. g. Dry cleaning and laundry pickup stations, including incidental pressing and repair. h. Garden supplies, florist shop. i. GiR or antique shops. j. Hardware store, paint store. k. Hobby shops, camera and photographic suppiy stores. 1. Jewelry shops and repair. m. Laundromats. n. Locksmith. o. Music, radio, N, appliance sales and repair stores. p. Newsstands. q. Office supply store, of�ice machine store. r. Pet shop. s. Pipe and tobacxo shops. t. Plumbing, electrical, heating, housewares,fumiture, carpet store. u. Postal substation. v. Real estate sales. w. Retail food of al!varieties and home supplies. x. Sewing center and yard goods. y. Sporting goods store. z. Tailor shaps. aa. Temporary sales, such as Christmas tree lots. bb. Travel bureau. cc. Variety store. dd. Wearing apparel store, shoestore. ee. Off-sale liquor store. Page 1 ff. Home and garden equipment rental. gg. Massage therapy centers. (2) Municipal buildings. Municipal buildings where the use conducted is customarily considered to be an office use. {Code 1984, § 10.40(3}; Ord.No. 152 2nd series, § 1, 10-28-1996; Ord.No. 72 3rd series, § 1, b- 2b-2010) Set. 78-704. -Permitted uses. Within the B-3 shopping center business district, no structure or land shall be used except for one of the following uses or uses deemed similar by the council: (1) Retail and service businesses. The following neighborhood retail sales and service businesses supplying oommodities or pertorming a service primarify for residents in the surrounding neighborhood: a. Arts and school supplies store. b. Banks and insurance companies. c. Barbershops and beauty shops. d. Bicycle saies and rapair. e. Books, magazines, reoord shop. f. Drugs, candy, ice cream, soft drinks, cosmetics and other usual drugstore merchandise. g. Dry cleaning and laundry pickup stations, including incidental pressing and repair. h. Garden supplies, florist shop. i. Gift ar antique shops. j. Hardware store, paint store. k. Hobby shops, camera and photographic supply stores. I. Jewelry shops and repair. m. Laundromats. n. Locksmith. o. Music, radio, N, appliance sa(es and repair stores. p. Newss�ands. q. Office supply store, office machine store. r. Pet shop. s. Pipe and tobacco shops. t Plumbing, electrical, heating, housewares,furniture, carpet store. u. Postal substation. v. Real estate sales. w. Retail food of aA varieties and home supplies. x_ Sewing center and yarc!goods. y. Sporting goods store. Page 2 z. Tailor shops. aa. Temporary sales, such as Christmas tree lots. bb. Travel bureau. cc. Variety store. dd. Wearing apparel store, shoestore. ee. Off-sale liquor store. ff. Home and garden equipment rental. gg. Massage therapy centers. (2} Municipal buildings. Municipal bui(dings where the use conducted is customarily considered to be an office use. (Code 1984, §§ 10.40(3}, 10.42(4); Ord. No. 152 2nd series, § 1, 10-28-1996; �rd.No. 72 3rd series, § 2, 6-26-2010) Sec.78-763.-Permitted uses. Wthin any B-5 business district, no structure or land shall be used except for one of the following uses or uses deemed similar by the oouncil: (9) Municipal buildings. (2) Offic$s. {3) Clinics. (4) Art and school supply store. (5) Book and magazine store. (6) Office supply store. (7) Banks, loan company, insurance oompany, real estate office. (8} Barbershop. beaufy shop. (9} Camera and photograph supply store. (10) Locksmith. (11) Hobbyshop. (12) Gift store. (13) Glassware and pottery. {14) Antique store. (15) Jewelry store. (16} Watch repair. (17) Library. (18} Museum. (19) Record shop. (20) Music store. (21) Tobacco shop. Page 3 (22) Galleries. (23) Pet shop. (24) Massage therapy centers. (Code 1984, § 10.44(3); Ord. No. 72 3rd series, § 3, 6-26-2010) Page 4