Loading...
HomeMy WebLinkAbout06-15-2015 Planning Commission Packet PUBLIC ATTENDANCE MEETWG DATE 1� ` S�� ❑ COUNCIL � PLANNING COMMISSION ❑ OTHER Assistive Listening Device available upon request. Please complete the following information for City records. PRESENT FOR(from agenda) NAME (please print) ADDRESS NAME OR NUMBER 1.�y�-e �o c���� y'rI a r f ��� � � SU �'� �1�� � / S - 3 7.� ;t � - t�v�c�q 2. � � ^ � ����1 � 3. , - �- ��� �t s� �� 4. � l�s �o . ti( � �lac� �- l 5. � r��'� � ��Z SGi���l vu � .��� 6. �,.a.Q�� �*�-� z z �s Z C rZ 7_ ���-�, �� _/'`�T f 7. O�� �`�v�.��,� ��� �5?_m� �C�,IA�L� � � 8. � � �`�`� ��- �� `11.( -� �s�� ¢f 9.� � `C ��CfJ`�,.... ��C� �/f-'"`�-�r',��„v l� �o._�i��2� G'� �,r�,��iLc !i� �F,��- sr �2 _ 11. � �� s. ��� 12. ` � \ � �3. .-�� o �s��,,C� :���(� �`C� � � �- 14. 1� C.� ,� �`J ' l� -� �V l3 ,� 15. ��'�` �`� . ; � � 'V � , � V:\(LEGAL FORMS�\(FORMShPUBLIC ATTENDANCE.DOC PUBLIC ATTENDANCE MEETING DATE ❑ COUNCIL � PLANNING COMMISSION ❑ OTHER Assistive Listening Device available upon request. Please complete the following information for City records. PRESENT FOR(from agenda) NAME (please print) ADDRESS NAME OR NUMBER 1. � �-T�(..— l Z �d f-� r��,�..,�1 z. .��� �- � ✓�,,�l� S�c�� C� �3 s � 3. '`"��G�T"� � r �"'t" t f�c� � ��e�...;� �..(� �; � � � CQ��"�! ��� � ��-5�¢��.� 4. ��.� � � 5. � � �"(�D��Ct 3�1�� G(0�7�(Z7"U�•cl� � � s. � - vQ� t�.���.�;C�, i�' s s �c�u1��_ �►� � 7. �. , ,� � �, .l ,` � � ��� �. o� J� s. �er w�� �, ,`,��j L `1 �r <<�� '� r- (�� ,0,4�, 'Z s. 9�� ' . ' ��- ����" �� G � 10. �-� t, � , f � 11. � �Z L :� .. � 12. ���� - l•�� e� ���E=°'C;� `�-'�. ��. � i` �' � L�' � `���--��� , - � �� 14. �/ �� ��'� � � �. -__'� �� 15. ^ � - �,�,� �� ,�,�� �-� � � � s� , a � a V:1(LEGAL FORMS�\(FORMS)\PUBLIC ATTENDANCE.DOC . . . PUBLIC ATTENDANCE MEETING DATE ❑ COUNCIL � PLANNING COMMISSION ❑ OTHER Assistive Listening Device available upon request. Please complete the following information for City records. PRESENT FOR(from agenda) NAME (please print) ADDRESS NAME OR NUMBER � � 1. V �' �Gt�- � '�' t�l�-f;I�" 1 'r", �'v C� Z�°�7i � -�� � >`� 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. '!3. 14. 15. V:1(LEGAL FORMS�\(FORMS)\PUBLIC ATTENDANCE.DOC LATE ARRIVING ITEMS PLANNING COMMISSION 6/15/2015 AGENDA City of Orono Planning Commission Meeting for June 15, 2015; 6:30 PM Orono Council Chambers, 2780 Kelley Parkway, Orono, MN 55356 952-249-4600 /www.ci.orono.mn.us Council Representative: Jim Cornick, Jr. 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. ConsentAgenda * 1. Approval of Planning Commission Meeting Minutes of May 18, 2015. Old Business 2. 15-3739 George Stickney of BPS Properties, LLC, 300 Sixth Avenue North, Preliminary Plat (Staff: Mike Gaffron) New Business 3. 15-3716 Dale Gustafson on behalf of Mark & Kristen Anderson, 3850 Watertown Road, Conditional Use Permit (Staff: Melanie Curtis) 4. 15-3733 Sharratt Design Company LLC on behalf of James & Kathlyn Wyman, 1185 Ferndale Road West, Variance (Staff: Melanie Curtis) 5. 15-3737 Richard Brama on behalf of Margaret M. Buschbom Trust, 1150 Homestead Trail & 3020 Sixth Avenue North; Lot Line Rearrangement (Staff: Mike Gaffron) 6. 15-3740 George Funk & Judy Rogosheske, 540 Old Crystal Bay Road South, Preliminary Plat (Staff: Jeremy Barnhart) 7. 15-3744 John Brunello, 190 Orono Orchard Road South, Variances (Staff: Melanie Curtis) 8. 15-3745 Matt Johnson, 1432 Shoreline Drive, Variances (Staff: Jeremy Barnhart) 9. 15-3746 James Hillier & Juli Anderson; 1224 Briar Street, Variances (Staff: Melanie Curtis) 10. 15-3748 Sharratt Design Company LLC on behalf of John & Sherri Thiesse, 3855 Bayside Road, Variances (Staff: Jeremy Barnhart) Sign up for email notifications at www.ci.orono.mn.us —follow links for Stay Connected 8� Email Notifications 11. 15-3749 Homestead Partners 185 8� 225 Old Crystal Bay Road North, Preliminary Plat (Staff: Mike Gaffron) 12. 15-3750 Jeff VonFeldt & Elaine Wyatt, 1990 Shadywood Road, Variances (Staff: Melanie Curtis) 13. 15-3751 Norton Homes, 1105 Brown Road South, Variances (Staff: Melanie Curtis) 14. 15-3743 Irwin Jacobs, 1700 Shoreline Drive, Sketch Plan Review (Staff: Jeremy Barnhart) 15. 15-3752 Estate Development Corporation, 475 Old Crystal Bay Road North, Sketch Plan Review (Staff: Mike Gaffron) Planning Commission Comments 16. Report from Planning Commission representatives on City Council meetings: May 26, 2015 and June 8, 2015. 17. Other issues for discussion. ADJOURNMENT Sign up for email notifications at www.ci.orono.mn.us—follow links for Stay Connected � Email Notifications MINUTES OF THE ORONO PLANNING COMMISSION MEETIl�iG Monday,May 18,2015 6:3U o'clock p.m. Item No: O1 ROLL CALL The Orono Planning Commission me�t on the above-mentioned date with the foilowing members present: Chair Denise Leskinen, Commissioners Kevin Landgraver,Bntce Lemke,Loren Schoenzeit,and John Thiesse. Representing Staf�were Community Development Director Jeremy Barnhart, Senior Planner Michael Gafr'ron,City Planner Melanie Curtis,snd Recorder Jackie Young. City CounciI Member Lizz Levang was present. Chair Leskinen cailed the meeting to order at 6:30 p.m.,followed by the Pledge of Atlegiance. CONSENT AGENDA *1. APPROVAL OF PLANNING CONIlNIISSION MEETING M�NUTES OF APRIL 20,2015 Schcenzeit moved,Thiesse seconded,to approve the mfnutes of the Orono Planning Commission meeting of Apiri120,2015,aa submitted. VOTE: Ayes 5,Naye 0. NEW BUSINESS 2. #15-3735 CHAMBERLAIN CAPITAL,LLC, 10 MYRTLER'OOD ROAD,VARIANCES, 6:33 P.M.—b:38 P.M. Paul Camemn, Chamber(ain Capital,was present. Curtis stated the applicant is proposing to redevelop the property located at 10 Myrtlewood Road with a new single-family hoine. The property is Iocabed in the RR-1 B District tequiring minimums of 2.0 acres and 200 feet of width. 'Tt�e municipal boundary between Orono and Wayzata runs tttrough the property down towards the southern portion of the lot,which results in thc property being divided into twa separate parcels with sepatate PIDs. The Orano portion has 163 feet of width along Myrtlewood and 0.89 acre in area. One acr+e is the�reshold for administrative approval of a non-conforming lot siza in this zome. Therefore,in order to redevelop tho properiy, Iot width and lot area variances are required. The property is an existing lot of record. Because the porCion of the properry within the City of Orono is less tf�n 1.0 acre,the minimum provisions far nonconforming lots of record within the City's Code have not been met, lot area and lot widti�variances are required to construct a new hame on the property. The portion af the property that is located in Wayzata is�ot independently buildahle but does bring the property over the 1.0 acre threshold. Staff finds practical difficulties exist to support redeveIopment of this property,such as the substandard lot area and width,which are not the result of actions by the landowner. Tho now singl�family home is reasona.ble and consistent with the Comprehensive Plan. The setbacks and structural coverage proposed meet the requirements of the zoning code. The owner intends ta connect to city sewer, so the septic system is not an issue. Granting lot area and Iot width variances to redevelop this property are necessary and will not merely serve as a convenience to the applicant. Tt►e collective area of the property dces not meet the intent ofthe administrativc approva.l. Therefore Staff recommends approval. Any and all engineeting comments will be addressed by the applicant at the building permit stage. Page i af 37 MINUTES OF THE ORONO PLANN�NG COMMISSION MEETII�TG Monday,May 18,2015 6:30 o'clock p.m. Leskinen asked whether thc applicant would be connecting to Orono or Wayzata city sewer. Gaffron indicated it would be Orono city sewer,which eventually to the south discharges to the Wayzata system. The property owner would have to pay connection charges to the City of Wayzata once they connect and the properiy has been assessed by Omno for the projec� Paul Cameron,Chamberlain Capital,stabed he has nothing to add at this tiune. Chair L.�skinen opened the public hearing at 6:35 p.m, There were no pub(ic comments regarding this spplication. Chau Leskinen closed the public hearing at 635 p.m. Leskinen stated this application is preriy straight forward and the only thing that prevents this from being administratively approved is the location of the municipal boundary. Landgraver asked if the applicant has to go through a similar process with Wayzata. Curtis statad to her knowledge they do not since they are not proposing to construot anything on that portion of the property. Schcenzeit asked is there are any detached structures planned for the property. Curtis stated there is a provision in the code ti�at roquir�s the side street setback to be met as well as not allowing any structures between tfie road and the home. Curtis stated the proposal is depicted on the survey and the house is located on the northern portion of the lo� Paul Cameron,A.pplicant, stated there will not be any oti�er sfiructures constructed on the property and that they will be removing the one building that is located on the properly Iiaie. I.emke moved,Thi�e seconded,to recommend approval of Applicahon No. 15�735,Panl Cameron/Chamberlain Capital,LLC,10 Myrtlewood Road,granting of lot width and lot area variancee. VC}TE: Ayea 5,Naye 0. 3. #15-3738 KUHL DESIGN BUII.D,ON BEHALF OF JOHN AND CYNDY BOWLSBY, 1025 SPRING HILL ROAD,VARIANCES,b:38 P.M.—7:08 P.M. Dan Murphy,Kuhl Design,was present. Curtis stated the current owners purchased�is property in 2014 and are planning on making some changes to the home. The applicant is requesting variances in order to conslruct an addition to the existing home on�e east,stxuctural modifications to an existing portion of tl�e west side of the home,and construd a lake yard pool witt�in the average lakeshare setback and within the required 100-foot set�ck from Long Lake. A variance to permrt hardcover withiui 75 feet of the ordinance high water Ievel is also requested. Page 2 of 37 NIINUTES OF TAE OR4N�PLANNING CONIlVIISSION MEETING Monday,May 18,2015 6:30 o'cIock p.m. Curtis noted the average lakeshore setback Iine runs through approximately the center of the home. All three of the projects are proposed to oncroach psrtially or wholly ahead of the average lakeshore setback tine. The properly is served by a private septic systenn aad must meet a 100-foot structural setback. The addition to the eastern portzon of the home is proposod to bc s�back 84 faet from the ordinary k�igh water level and laiceward of the 100-foat setback. The addition/modifications to the western partion of the home are ahead of the average lakeshore setback line but will meet the 100-foot setback. The in- ground pool is proposed to be 60 feet from the OHFiL and lakeward of both the 100.foot acjd average lakeshore setbacks and would aiso cansist of hardcover witi�in the 0-75 foot setbac[c. Staff Snds ti�at the location of the e�cisting home which curirently encroaches into tfie 100-foot s�back makes it difficu(t to make modifications or aaditions to the lake side of 13�e home. The existing home is one-story. One story additions are proposed,which lessen the massing when viewed from the lake. Due to t�e elevation change fram the lake level to the home level,the two additions to the home may not be visuaIly apparent when viewed fram the lake. In addition,it dces not appear that the adjacent properly owncrs will be adversely impacted by the two additions to the hom�e. Staff fmds that there are spocial conditions relating to the existing home and property which support granting the requested iake setback and average lakeshore s�tback variances for the additions. There are special conditions that Staff finds relating to the existing home and properiy that support granting the requested lake setback and average lakeshore setback variances for the two home additions. However,the praposed pool will be located within the average lakeshore setback,within the 100.foot strvcture setback,and�lmost entirely within the 75-foot wne where no hardcover or stzuctura is permitted. Staff finds that aiti�ough the visual impacts of tha pool will be minimal from the lake and from adjacent properties,the setbac�C aud hardcover variances would serve merely as a convenience to the owners as there are alternative locations where such an amenity could be located on the property. The granting of variances to permit a pool to be located 60 feet from the OHWL of Long Lake is not consistent with the goals of the Compreheasive Plan,nor would it be in keeping witti the intent of tf�e zaning code. Based on the information provided,it does not appear that the applicant has proven practical difficulties which support the granting of setback and hardcover variances to construct the pool as proposed. The Planning Commission should evaluaxe the practical dii�culty crirteria against#lie raquasted variances and make a recommeIIdatian to the Ciiy Council. Planning Staff recommends approval of the variances to allow construction of the eastern addition and the proposad modif"ications to tho portion of the home an the west. Staff recommends denial of setback aad hardcover variances rela�ing to the pool. Lemke asked if it is an all or nothing application,meaning the pool and the addition. Curtis stated it does not have to ba but that she does not know the appIicant's preferences tegarding a motion fronn the Planning Commission. Thiesse asked if Staff can identify the primary and secondary septic site locadons. Curtis stated the applicant wi,ll need to identify those. Page 3 of 37 NIINUTTS OF THE ORONO PLANNING COMNIISSION MEETIlVG Monday,May 18,2015 6:30 o'clock p.m. Dan Murphy,KuhI Design Builti,pointed out the location of the septic sites on the overhead. Murphy indicated the property ovvners are in the process right now to hook up to City sewer for environmental reasons and that they are just waiting to get an easernent frozn the next door neighbors to go across their property. The lina will need to go across three properties and the subject property owners will also need to lesve a hookup for the neighbor down the Iine. Thiesse asked if that would change the setback requirement. Curtis indicated the setback requirement would then bo 75 feot. The averags lakestiore setback requirement would still apply. Leskinen stated having City sewer would change the setback from an existing septic system and asked if that opens up additional locations for the pool since it wilt not need to be set b$ck from the septic system. Curtis stated it wauld and�at this property has ample space in which to Iocate a poot. Murphy stated as it relate,s to the pool,their goal is to minimize the visual impact of the p4o1 to the neighbors and from the 18ke. If it is located between this house and the neighbor's house to the left,the pool would be extremely visiblo from the(ake. Murphy statsd if that was�o case,they theor�ica�ty would be able to build a retaining wall by the pool. Murphy pointed out there is a tennis courk off in the distance. As it relates to the drainage,the area where they are proposing�e pool is very flat with prairie grass on both sides and is a very environmentally strong drainage system. If ti�e pool is located to the left of the house,the pool bacornes even more visible from the lake. Murphy indicated they have spoken to both neighbors about the pool and that the location they are suggesting is the preferred one since the pool would not be scen by either neighbor. In additio�n, the adjacent properry owners will not be adversely af�ected by the two additions. Murphy stated if they have to set the pool 100 fcet back,the neighbor will see it and that�ey would like to leave the open space laft open,which is another reason they are proposing to loca.te it where tfiey are. Chair Leskinen opened the public hearing at 6:47 p.m. Tlnere were no public comments regarding this applic,�tion. Chair Leskinen closed the public hea�ri�ag at 6:47 p.m. Leskinea stated she is less concerned about the pool th�an about adding hardcover in tho 0-75 foot zone, which the City atxempts to avoid whenever passible. Leskinen stated given the size of the lot, she daes not see justificatian for it and that she is not convinced there is not another location, Lemke stated&om a visibility standpoint, it makes sense to put it in khe location they are proposing but that there are other locations available. Thiesse stazed the pool is on a high point and that it would drain naturally with a lot of green space all around the area. Thiesse stxted the City does not usually allow pools or hardcover in the 75-foot setback which makes it an issue. Page 4 of 37 MINUTES OF THE ORONO PLANNING COMNIISSION MEETING Monday,May 18,�015 5:30 o'clock p.m. Leskinen stated in her view the drainage dces not rise to tha levol af being a practical difficulty,which are the paraineters the Planning Commission has to operate under. Thiesse stated he would have difficult time arguing that. Lemke stated the City would be setting a precedent by allowing the pool in that Location since there are other locations where it could be situated. Lemke indicated he does not have a problem with the home additions. Lar►dgraver indicated he is in agrcemant with what the Planning Commission has stated so f�r. Murphy stated ti�ere is also a use and safery issue that they would like to address. Murphy noted there will be kids and grandchildren ptaying in 1�e paol and that it would be safer to have the pool closer to the home. If the pool is placed anywhere,it has to be behind that 100-foot setback, and thero aro not that many places that are still visible from#he house. Murphy noted there is a garage on the right side of ths house and the master bedroom on tt�e left side of the house. Murphy stated the pool would be basically nonvisible from the house if it has to bc located behind tho l0afoot s�tback. Thiesse stated if they are hooked up to City sewer,they would need to locate it behind the 75-foot setback and not the i 00-foot. Curtis noted they would also need to meet the average lakeshore setback variance. Mvrphy stated they are asking to have the pool where it is proposed because otherwise the house would not have a view of the pool. Murphy stated even�ough it is a big lot, if it is located eLsewhere,it will become very visible to the neighbors and the latce and nonvisible from the house,which creates a safety issue. Schoenzsit noted the Planning Cotnmissian is not here to redesign the application and that the project needs to nneet certain regulations. Leskinen statad the pool does not meet the standards tt�at would allow the Planning Commission to approve the pooL Leskinen stated an argument could perhaps be made for a practical difficulty as it relabes to ifie average Iakeshore setback line,but that in her view it does not moet the practical difficulty standard to approve it in the proposed location. Thiesse asked'cf the Planning Commission wo�ld consider tabling it ta allaw tlxe s}�plicant time to reconsider their options. Lesk.�nen asked if the applicant is interested in tabling the application for poteirtial redesiga rather than the Planning Commission making a motion far donial of the pool. Thiesse stated they could also state a more succinet pra,eNcal diffieulty for the proposed location of the pool. Murphy asked ifthey would be able to split out the pool so they can conti�uue with the additions. Gai�'ron stated in his view they would have that option as long as the applicant agrees to it. Page 5 of 37 NIINUTES OF THE ORONO PLANNING COMMISSION MEETING Mondsty,May 18,2015 b:30 o'clock p.m. Lemke asked what the advantage would be to tabling ti�at portion of the application as opposed to denying it. Leskinen stated the applicants would have an opporiunity to redesign or they could take the motion denying the pool forward to the City Council. I.eskinen asked if it is preferable for Staff to have a recommendation from the Planning Commission if the location of the pool is changed. Curtis stated ttte Cout�cil would have the benefit of the minutes and this discussion. If the applicant elected to make a change in response to tonight's discussion,the City Council could review ti�at. Curtis stated at times the Council wants tho Planning Commission to follow through with their analysis if they recommend specific direction depending on the changes. Lemke asked whether they would need to co�aoe back if the Planning Commission denies tt�e pool and the applicant then relocatas the pool behind the 75-foot setback. Cuitis statod tl�e Planning Commission would need to have some direction in the motion that they are accepting of an average lakeshore setback varianco but not the lake setback variance. Curtis stated at the time the pool is consttucted, if the applicants are able to connect to City sewer,ti�at would be the setfiack that would apply. Leskinen asked when the property will be hoaked up ta City sewer. Murphy stated they are in the process of obtaining the easement signature from tbe neighbor and that they have already met with the City Engineer. Murphy indicated the City knows what the route is going to be provided they can obtain the sigaature for the easement to the left of this property. As soon as that is done,thon it is just a matter of whenever the City can do the work. Schoen2eit stated they could also use that time to look at relocating the pool. Schoenzeit stated typically the City does not let people build in froni of tho s�tback. Murphy stated if there was a logical place for tfie pool,they would have placed it there,but t#�e other locations will impact the neighbors more and havo a graater impact on the environcnent. The proposed �ocation is the most unobtrusive place on the lot and that they made sure they involved the neighbors in the location of the pool. Tfie neighbors have signed a letter stating they are in favor of the proposed Iocation. Murphy stabeci locating the pool to the left or to t�e nig�t is a worst placemont for the pool environmentally. Murphy pointed out the ground to the right of the tennis court has a 1 D to 15 foot drop and that they could build a 10.foot retaining wall up to the same height but tfiat they do not want ta do that since it will have a greaber visual impact. Murphy stated if tt►ey have to put a 10-foot retaining wall in, it wouid completely alter the whole environment of that area and have a much greaLer impact. Murphy stated the goal is to not impact the site. Murphy nated when the house was rebuilt,they pushed the house back ftuther from the lake,which changed the average lakeshare setback In front of�e proposed pool is an old foundation wall of a pravious wall,which is where the average lakeshore setback line vsed to be between the two prope�ties. Page 6 af 37 MINUTES OF THE ORONO PLANNING CONIIVIISSION MEETING Monday,May 18,2015 b:30 o'clock p.m. Leskinan stated based on the discussion of the Planning Commission,they are more concerned about the lakeshore setback than tt�e average lakeshore setback. Murphy stated it would be more detrimental to the lake if it is located in an area other than what they are proposing. Landgaver stated he is not willing to grant a variance to construct the pool in the proposed location since the Planning Commission has been fairly consistent in dsnying applications far pools being closer to the lake tfian permitbed. Landgraver stated the applicant should consider other locations for the pool. Lemke stated in his view it is more for aesthetic pwrposes than for envimnmental purposes. Thiesse stated that is probably an ideal place for tho pool but it is loca�ed within the 75-foot setback. Schoanzeit stated it is hard to justify it in this case and then tell the noxt applicant that he cannot have a pool in front of the?5-faot line. Murphy asked what the main reason is for ti�e 7S-foot setback firom the lake. Schoenzeit stated it relafies to hardcover and drainage to the lake. Schoenzoit indicabed the pool would be cansidered hardcover and no hardcover is allowed in front of the 75-foot line, Murphy stated if they move the pool, it would ba more detrimental to the lake sincc they would nced to coastruct a retaining wall. Schoenzeit stated it would then be outside the 0-75 foot zone. Schoenzeit noted the 0-75 foot m�oa is the re+d zone and no hardcover is allowed in that area consiste�ly throughout the City except when there is a practical difficulty. Thiessa stated stormwater drainage is anothar reason for not allowing hardcover in the 0-75 foot zone. Thiesse indicated someone a long time ago determined that 75 feet is a good number to go with to protect the lake from srormwater runoff and drainage. Murphy stated they wauld be damaging ti�e ruc►off'if they locate the pool on either side of where t�ey sre suggesting it ba located. Thiesse stated that woulci not be the case if they are beyond the 75-foot setback line. Tb,iesso statod in his view tb,ez+e should be adequate green space to allow for adequate drainage if it is located outside of the 0-75 foot zone. Murphy stated they are going to fundamentally be changing the drainage if tt►ey put the pool in a different location. Murphy stated the currant drainage works very wetl on this property and that tbe pool would be located on the high point of the property. If the pool is relocated,it would be located on a low paint on ffie property,which wiIl impact the drainage more. Thiesse stated unfortunxtely there is no good option in this situation, Page 7 of 37 NIINUTES OF THE ORONO PLANNING COD�IlVIISSION MEETIl�TG Monday,May 18,2015 b:30 o'clock p.m. Landgraver pointed out a pool i�not a requirement and that they have not demonstrated a practical difficulty far locating it in the proposed location. Schoenzeit noted future�nginoering of the pool will require it to have betiter or as good af d�sinage as it has now. Schoenzelt moved,Lemke seconded,to�ecommend approval of Applicatlon No. IS-3738,Kuhl Des�gn Build, 10Z5 Spring Hill Road,sllawing the eastern addition and proposed modifications to the home an the west,and to deny the setback and hardcover variances to construct tlte pool in the proposed locatioa. VOTE: Ayes 5,Nays 0. 4. #15-3739 BPS PROPERTIES,LLC,300 SIXTH AVENUE NORTH,PRELIIVIINARY PLAT,7:f18 P.M.—9:12 P.M. George Stickney,BPS Properties,was present Gaf�'ran stated the applicant is proposing subdivision of a portion of this 93-acre parcel in which 11 single-family residential lots will be created, leaving two large outlots undeveloped. Of the 11 lots,nine will be served by new private roads with cul-de-sacs extending northerly from Sixth Avenue North. The remainiag two lots will access directly from Hunter Drive.All lots will be served by individual on-site sewage treatment systems and private w8lls. The properiy contains a larga area of established prairie and for many decades has announced to passersby that this is tt►e boundary to nual Orona. The property extends fluther north into Medina and abuts the City of Medina on the north side. The big waods remnant provides a backdrop that is treasured by some of the area residents in ec}ual measurement to the prairie element,which are two natural elements that are worthy of discussion tonigh� Gaf&on stated the northeast quadrant of the properry abu#s Mooney L,ake and seven of the eleven proposed lots will be lakeshore lots. Mooney Lake is a recreational development[ake classification and its shores abut pmperly in Medina and Plymouth. The developer, in creating this plat called Mooney Lake Preserve,has indicated to Staff�at the two large outlots are to remain undeveloped and functionally are not part of tho dovelopment site. In that respect, it may be important to establish, for the portion of the pmperty that is being developed,what elements are being preserved,how they are being prsserved,why they are being preserved,and what the basis is for these decisions to fully preserve certain elements and not others. Tl�e property is zoned RR 1B,which allows for single-family residential uses with a minimum lot size of two dry buildablo acros. Each proposed lot has two dry buildabie and contiguous acres of land. The average dry buildable is closer to t�►ree acres for each af the propased lots. Roughly over half of the property is located within the Shoreland Overlay District. 1'he ordinary high water level of Mooney Lake is 988.0. Based on that contouz,all lalceshore tots as proposed meet the minimum 20Q-foot wid� re�uirement at the shore and at the la[ce setback line. Each lot appears to have a suitable building site meeting the minimum lake, front, side, and rear setbacks of the RR 1B Dist�ict as well as having two septic sites. Page 8 of 37 NIINUTES OF THE ORONO PLANNING COMMISSION MEETIIVG Monday,May 18,2415 6:30 o'clock p.m. The relationship of t�is property to thc suirounding development is consistent with the existing development in the surrounding neighborhood. Large singlo-family lots surround this site on the north and east. The properties to tho north are within the City of Mediria and the properties to the eest are loc8tad in tha City of Plymouth. To the west and south,tho homos in Orono are generally on 2-plus acie lot�. Gaffron stated tbere is not city sewer available to tt�is property and tttat private wells and septic systems are plartned for this development. Gaffron noted Staff's report co�ains a brief description of each propoeed lot along with the Applicaat's commetrts excergted from the Conservation Design report. There are two proposed private road corridors serving the proposed subdivision. Both are shown to be 54 feet in width. Both praposed roa.ds are shown with a 100-foot diametet cu-da-sac as raquired by the Subdivision Ordinance and the CMP for a locat private road. The standard paved width for the road in Outlots E and F would be 24 f�eet with an 80.faot diameter paved cul-de-sac. Proposed Lots 1 and 2,Block 1,will be accessed offof Sixth Avenue North via a privato road contained within a 50-foot outlot. Lilcewise,a 50-foot private road oudot with cul-ds-sac will provide access to Lots 3 thmugh 7,Block 1,and Lots 1 and 2,Block 2. Lots 1 and 2,Block 3,will have individual driveway access diractly off of Hunter Drive. The total langth of the road in Outlat F is about 1,550 fcet, which excceds the cflde standard maximum length of 1,Ofl0 feet. The dciveway to serve Lot 2,Block 2, adds an additiona1600 feet. The applicazrt has suggesbed that use of the�isting roadbed is desired and tho minimum width far the entire road should be no less than 24 feet. The 30-foot access corridor shown for Lot 2,Block 1,would function as the access to the back lot. For Lot 2,Hlock 2,the access corridar has been widened to allow for flexibility in driveway placement to avoid tree removaL The City will require a road,drainage and utilities easement over the private roads. The CMP also proposes a fuhuo trail along County Road 6. As a rEsult, an easement along the road for trail purposes should be explore�. Development of the prope�ty would be subjact to park dedication fees at approximately$5,550 par new lot. The total fee,excluding the one existing houso,would be approximately$56,000. The property is also subject to the stormwatee and drainsga truak foe far tsn new lots. The City Council is expacted to adopt an ordinance that revises t�e s�ucture sa that the applicant would likely be paying for ten lots at roughly$7,700 per lot for a total stormwater fee of approximabely�77,000. The lots will ba served by privabe on-site septic systems and private weils, Full soil testing and preliminary system dcsigns have been completad for 5-badroom homes. Final design for each site will be completed once tt�e specific house sizes are known. The site contaiu�s a number of wetlands. The applicant should provide the City wi�evidence t$at tho MCWD has approver�the wetland boundaries, and if any of the boundaries chsnge,significant impacts to tha plat layout could result. The MCWD will be involved in estabIishment of mitigation requircments if needed and will also be establishing appropriate wetland buffers for tfie development. The City will require a Conservation and Flowage Essement over each of the wetlands as well as impose standard wetlaad setback requirements. Page 9 of 37 NIINUTES OF THE ORONO PLANNING COMMISSION MEETIl�TG Monday,May 18,2015 6:30 o'clocl�p.m. The deve2oper has submitted a Conservation Design report. The City Engineer has indicated that tf�e report is lacking specific elements and should be amended to include those elements. The applicant has submitted a response to that r�port today but Staff has not had an opportunity to review it thoroughiy. The must critical elemiemt 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 the basis is for those decisions to greserve certain elements and not others. The Planning Commission shauld discuss the following: 1, Has the applicar►t demonstrated via the sttbmitted Conservation Design report and tt►mugh other mathods that there is justifica.tion for the proposed impacts to the Big Woods portion of the P�P�� 2. Are the proposed design and proservation moasures as proposed in the draft covenaat documents adequate to protiect the site environmenta!elements of importance? 3. Ar�there any other cancems that need#o be addt�essed? Staff recommends the a�plicant be advised to address tha items detai2ed in the City Engineer's commonts. In addition,preliminary plat should not move forward until or unless docvmentation is provided conf`trming that tho MCWD has approved the wetIand delineation boundaries. Staff fttrther recommends that specifc driveway corridors for all nine of the easterly lots be shown on the preliminary plat drawing, as each site has firees,wetlands,or topography that may impact or could be impacted by driveway locabions. The Planning Commission should hold tho pubIic hearing and roceive comments frorn the public. Following discussion of this application,tk�e Planning Commission should provide tho spplicant and Staff with direction as to wh�her or how the proposed plat should be revised. Lemkc asked if the con�ect application number far this application is 15-3720. Gaffron indicated k�e sent an e-mail to the Plscuiing Commissioners today noting the correct number of the application is I 5-3739. St�'s report has been changed to c�flect that change. Gaffron stated there were also a couple of ather specific changes to the memo relatmg to the owner of the property not being part of the develapment process but is merely selting the prnperty. Gaffi-on stated outside of that,thcre was not a great deaI of chango to Staffs memo and that a copy of Staff's revisod report has been included in the public packet located outside of the Council chambers. Gai�ron no#ed a significant amount of information regarding this application has been submitted in the last 24 hours. Landgraver asked if there is a precedent for developing or not developing land known as Big Woais from a historicsl perspective. Landgraver noted there are a mumber of very imaportant environmental components with tfiis development and that Staff hes noted the City does not have a lot of tools for preventing tr�removal. Ga�on stated at the time of the development of the Spring Hi1l Golf Course,eve�ything north of the County Road 6 portion af the property was Big Woocis. There were no specific requirements at that time t1�at protected the Big Woods. C3affron stated after a lot of discussion and a year-long assessment of the Page 10 af 37 MINUTES OF THE ORONO PLANNIl�IG COMIVIISSION MEETIl�TG Monday,May 18,2015 6:30 o'clock p.m. entire site,the Environmental Assessment Worksheex allowed that section of the Big Woods to be segmented by fairways. Gat�'ron indicabed that area was a siguficantly larger area of Big Woods than this site. One companant of Big Woods is the fact that the dense canopy and height level of the trees restricts tindergrowth. Gat�'ron stated the Spring HiII developmeni has changed tho nature of the Big Woods sn that area as well as change the wiIdlife in the azea due to the corridors that were created through the Big Woods. Gaffron stated there are schoo�s of thought that feel it is very detrimental to segment Big Woods and that it is something far an enviranmentalist to maJce a rect�mmendation on. Gaffron stated in general,when you look at areas of the City that have been developed,the City has asked developors to preserve wooded areas. Ga$'ron indicated this site is unique because it has wooded ar�as as wetl as an established prairie. Tho prairie on this site was probably Big Woods ar some point in the past but was established as prairie at same point, Gaffron stated the prairie visuaIly has some significance to thc public,and that as someone enters from the west into Orono,it is the first big open field thcy see. Gai�'ron stated other than what is in the Conservation Desi�Analysis process,the City doas not have any specific requirements preventing removal of woods autside of 75 feet of the lake. Gearge Stickney,BPS Properties,stated back in 2007,when he last approached the City,he said the Graham Hill praperty was the last bost property in Orono,but that this development will be even betbar. Stickney stated every atbempt has been made to preserve the tree.s in this area and that his tree preservation plan is more severe than anybody else's. In addition,there is 1,832 feet of lekeshore with only seven lake lots. Sticlmey stated it is li�coly that any other developer would try to sqneeze in a couple more lake lots,but that his livclihood is seLling real estate and making the developments above average. Sticlrney indicated the average laicoshore for each lot is 262 feet and the average dry buildable is 3.06 acres and nat 2-acre lots. Sticlmay stated there will also be an Outlot C,which will be a preserve area. Sticlmey stated in his view it is importent to limit the amount of hard surface on individual Iots,which is the reason for the tree preservation. Stickney indicated the street will be lighted. Sticlmey stated they have performed some soil borings ia the first 800 feet of the road and that thera is four to five and a half inches of gravel. Stickney stated he is hoping to preserve more trees along the roadway and that the lowest width is 9.5 feet,with the averaga being around 2U feet. Srickney stated if the City reqtiires a 24foot roadway, it can be 24 feet wide on tb.e rast of tt►e road. Stickney stated with tha help of Staff,they have found tha oxact place for the cul-de-sac. Stickney poiu�.ted out the locstion of dte cul-de-sa�c on the overhead. Stickney indicated there are five trees in that area that will need to be removed. The cul-de-sac is also 325 feet away from the northern boundary of Medina so it is not visually apparent. As a iresult of the cul-dc-sac,three trees will be lost. There will also be a minimal amount of tree loss associated with constructed of the house. Sticlrney stated he is considering homes that wil!be 9,000 or 10,000 square fa�t. Stickney indicated samebody can wind t�►rough the t�r�cs with a nice circular driveway. Given the layout of ti�e development, Page 11 of�7 NIINUTES OF TI� ORONO PLANNING COMNIISSION MEETING Monday,May 18,2015 6:30 o'clock p.m. the property owner could put in an outbuiIding and not lose a tree. Stickney stated the layout aIlows someone to live iin the woods and not ruin what is tf�ere. Stickney indicatod he did t�se same thing on Lot 7. For t�te fiirst 400 feet,they will lose only three trees. Fn additioa,the covenants will also protect the trees on top of the tree preservation areas. Stickney stated if the house is removed on Lot 6 and a new home is built,they should not lose any trees on tha#lot either and that the new house can be buitt right on the existing hard surface. Stickney indicated he has walked through every proposed lot and that ti�ey are locating the septic sites in the best possible locations. Stickney notsd Lot 5 will only lose four trees. Stickney stated he has never had a project without a net gain of trees. Sticl�ey indicated installing curb and gutter will help reduce the amount of grading and aIso halp prevent significant tree loss. Another component of the drainage will consist of swales. Stickney noted the City Engineer w$s not in atter�dance at the Dosigu Conservation meeting but that ho had indicated he wanted the 15-foot boundaries on each property spelle�out and thc prairie preservation areas identified on Lots 1 and 2. Stickney indicatod tha prairie grass preservation shall be enforced surrounding tt►e wetland on the southerly boundary of the properry and that access will be off of Outlot E from County Road 6. Sticlmey indicated he wants to preserve what exists today and t#iat there is over 200 feet of woods before the setback. By dropping the cul-de-sac,there will ba 100 feet of preservation before Lots 1 and 2. There is also a 150-foot tree cortidor that will continue to grow. Sticicney stated Photograph No. 5 shows a develapment he did in Medina with the access coming in off of Willow Road. The cul-de-sac is locabed in the Big Woods and is not visible on the aerial photograph. Stickney stated they have trees that are witt�in five feet of the road base that are thriving in that development. Stickney aoted this is a 180-foot cul-de-sac that is complebely hidden,which is the intent with this development as weil. Staclmey stated the lots will be covered vv�th strict covenants,restrictions,planned tree replacement and landscaping,which will assist in greserving the wonderful view cor�idor enjoyed by everyone who has driven on County Raad 6. As it relates to Lot 1,the prairie gass preservation shall be enforced surrounding the wotland on�e southerly boundary of the property with access off of Outlot E from County Road 6. Lot 2 will have prairie preservation area over the sautherly 40 feet of this lot. Trees will be ptanted just north of the praservation z�ne to preserve the long existing view this property has protected for the last 50-plus years. Lot 3 wilt have a largc pond on the southern portion of this lot,with pine trces to be planted by the developer to protect the view corridor from County Road 6 over the driveway from Outlot F. Lot 3 also includes part of two manmade ponds and a newly to be created drainage pand. Access is off of Outlot F from County Road 6. Lot 4 wiil havo accass via a private road within Outlot F as well. Lot 5 bas an existing tennis court, a pond, and a portion of ti�e existiung driveway crossing the property. The lot will be accessed by the private road shown as Outlot F. The westeru portions of this lot cantain Mapl�basswood forest. The existing tennis court will be c�emoved in order to sccommodate the proposed stonmwater pond. Page 12 of 37 MnvuTEs oF� ORONO PLANNIlYG COMIVIISSION MEETII�TG Monday,May 18,2015 6:30 o'clock p.m. Lot 6 contains an existing home and will be accessed via the privatc road. Lot 7 will aLso access off of the driveway in Outlot F. Stickqey reiterated that evary effort is being made to preserve as many traes as possible,and in the event a tree nceds to be removed, it wi.11 be repiaced at a 2:1 ratio. Sticlrney indicated Frank Svoboda will address the Conservation Design. Franlc Svoboda, Svobod�Ecological Resources,stated he has been doing wetlxc�d and wildlife work for Mn/Dot and private entities for a signif cant number of years. Svoboda indicated he pecformed the wetland delineation on this particula,r property. Svoboda noted�ere were a couple of areas ti�at turned out to be non-wetland,a pond that was dug by IVfr.Dayton, and some other wettands that had been enhanced by exc�vation at some point in the past. Svohoda pointed out two areas of tfie prairie. Svoboda stated historically those areas had been agricultural land,and in the mid-1980s it was enarolled in conservation preserve for ten years. After the conservation preserve program expired,it was in conventional agriculture for a few years, and then in 2006,those fields were planted by Prairie Restorations to become a native prairie community. Svoboda noted there was a question earlier by one of the Planning Commissions about what constitutes a Big Woods. Svohoda indicated he had one of his staff people out to examine the woods, In addition, Mark Gronberg's firm performed a comprehensive tree survey and documented the diameter the significant trees as wetl as the species. Tho City's NaUu�al Rasources Inventory was also reviewed which was completed by Bonestroo back in 20{16. Svoboda stated these woods were classified as a maplo- basswoad community of good condition. Svoboda indicated he also looked at the Field Guide to Native Flant Communities in Minnesota,which is utilized by the MN Department af Natural Resources. According to that guide,this particular area is in the eastern broadleaf forest and has been classified as a sugar maple forest. Svoboda stated in order to gain some understanding of tt�is forest,he laoked at a 1937 aerial photo, because when he looked at the distribution of the size of the trees and the inventory that was comploted by Merk Gronberg,the#rees ranged in size from 8 to 24 inches. Svoboda stated on some of the lots that will have some impact to the trees,those trees were 8 to 18 inches in diameter,which indicates that ti�ey are fairly young trees. Same of the other trees were 22 to 24 inches in diameter, indicating they were older trees. Svoboda stated in looking at the 1937 aerial phtitograph,he abserved in the vicinity of the Iot to the left of the cul-do-sac a gap in the canopy that showed there was some type of timber management or timber removal at sume point in time,which was fairly comm.on in wooded areas. Svoboda stated another thing he noticed in reviewing the groperty is thst there was not much history of grazing,particularly if the area has been Ieft abandonod. Svoboda nobed there is some feacing around the property but nothing to indicate ihat thare was any hoavy grazing that took place. Svobocla noted tho 8 to 24inch trees seem to be kind of randomly distributed thronghout the wooded area. The Field Guide to Native Plant Ccsmmunities has a description for three differen�t age categories for a maple-basswood forest. Young forests are 0 to 35 years of age,transition forests are 35 to 75 years of age, and mature forests,which are 75 years of age and older. Svoboda stated this forest appears to fall into all�age categories,which is verification of�e fact that there had been some selective tree removal in past years. Page 13 of 37 NIINIJTES OF THE URONO PLANNING CONIlVIISSION MEETING Monday,May 18,2015 6:30 o'clock p.m. Svoboda noted in the Conservation Design report there is a listing of the tree loss by Iot along with the diameter of the trees that are being removed so it is documented. Witf�respect to the wetlands, Svoboda indicated he communicated with the Watershed District this morning. Previous to that the wetland delineation report was submitbed to tt�e Watershed District. The Watershed District came back with some comments regarding ti�e technicaI information that was collected and a rosponse has been provided. Svoboda indicated they will be reviewing the wetland boundaries on May 28. Svoboda statsd with respect to some of the wetlands that were e�avated,they wduld have been a Typo I or Type Il wet�and. Svoboda stated the Y-shape on the overhead is an indication that this nsturaI Type II wetland has beon excavated. The exc8vated spoil was deposited on the site. Svoboda indicated thcrc were a nwrober of areas ti�at were excavated. In addition,there is an opan excavated pond on the site as well which has quite a bit of canary grass. There is also a swale with drain tile that provides watc+r flow into tha excavated pond,which regulates the levei of the pond. Svoboda stated to his lmowledge that is a brief summary of what has been addr�ssed through the wetland delineation process and the Conservation Dcsign procoss. Landgraver asked if he could summarize his assessment an what constitutes a Big Woods. Landgraver indicated he is not sure wh�her Mr, Svoboda is saying they are Big Woods or nat, Svoboda stated ffiis is a remnant of t}�e Big Woods. Svoboda indicated there are some Big Woods communities in the City of Minnetrista and other areas that have very substantial trees in the 75-plus catogory. Svoboda stated there is evidance of some manipulation as far as ti.mber rernoval,which is typical of a Big Woods community. In terms of understory, it is typical of a Big Woods community,with young maple seedlings regenerating. Svoboda indicated the Community will regenerate over time,and as far as invasion of buckthom, it is a cleaner community than most. Mark Gronberg,Gronberg 8t Associates,stated on some of the other subdivisions thax he has worked an in Orono, one of the gaals was to malce the development appear unobtrusive from the road,which is one of the goals with this subdivision. Gronberg stated as someone drives down County Road 6,the prairie will remain as well as the woods. Gronberg noted tfiere wiIl be a 20-foot wide access n�ar the willow trees,but if the City does require a 24-foot wid�,they could add two feet on either side. Gronberg noted most of the engineering comments ate taken care of at the final pLat stage. Gronberg indicated the Minnehaha Creek Watershed District will be approached aft�er praliminary ptat and that they will be taking care of�l of the City Engzneer's comments prior to seeking final plat approval. Lernke asked how much control the applicant would have over the building sites. Stickney stated in his vi�w he would have pretty much total contral and that they will be reviowing the building pIans with City Staff. Sticlmey indicated he has set some guidelines and covenants for construdion. Stickney noted some of the trees ti�at will bc rem�oved are not in that great of shape but that they will be replaced at a 2:1 ratia. Stickney indicated he also we�through the property witfi Rusty Olsfln on the septic sites and that some of�e sites were relocated 'm orc�er to save some trees. Page 14 of 37 NIINUTES OF THE ORONO PLANNING COAZNIISSION MEETING Monday,May 18,ZO15 6:30 o'cEock p.m. Stickney stated any development he has ever presented has been over and above what is required and that the idea is to make this a beautifuI development while preserving as many of the natural feahu�as of�e site as possible. Stackney noted he even we�rt to the extent of saving some of#he pines and willows at the entrance bo the development. Sticlmey stated the mad iz►some areas has 11 inches of asphalt and that the proposed located is a good place for the road. Sticlmey stated another goal is not to put a Iot of trees up in the prairie, Lemke asked what percentage of trees will be removod from the Big Woods canopy. Stickney indicated they would lose 141 trees out of 1,435 trees,with at least 8 perient af those trees nat doing that well. Sticlmey noted there are a number of downed trees and that in his view the trao replacement plan will pr�rve the wooded area as well as help screen the houses. Sticla�ey stated the idea is to�aaake this development as nice as possible and increase tfie tax base of this property to over $300,000. Stickney ststed Orono is a special place for him and that he would not do anything that would be detrimental to it, Thiesse asked whera he is pIanning to put the additional trces if the tree replacement is two for one. Sticlrney stated there are some ec�eas on the site where more trees could be planted. Stickney indicatod there is a 60-foot side boundary on each side lot as well as a 94-foot boundary and a spccial outlot to keep things away and preserved, Stickney indicated he also b.as a no-touch zone where no homas will be constructed. Stickn�y st�ked there are atso open areas on every lot but that he wants to give everyone who pvrchases a lot a head start on 1i�e trees. Thiesse asked if there is covenant control over whether sorneone wants a bigger lot at some poi�in the futtue. Stickney indicated there is. Thiesse noted some of the repiacament trees are listcd as conifers. Thiesse asked if that would be aliowed in the middle of Big Woods. Svoboda stated part of the nature of mapje-besswood forests is thst they generabe a chemical compound and do not like outside competitors. Svoboda stated when you look at the undersbory of a maple- basswood forest,all you will see ara more maple trees comi�ng in. That is a result of the roots exuding a chemical into the soiL Svoboda stated that may not necessatily be a suita.ble environment for conifer trees and that the best rernedy would be to continue to replant maple and basswooci trces to maintain the character and consistency of that community and to continue to progagate the maple and basswood trees. Leskinen stated in the first discussion at the skebch plan phase,there was talk about pulling the cul�o-sac down,whieh has occurred. Leskinen indicated she has walked the entire property and noticed that where the prairie ends and the woods b�gin thera is a farm road or path. Leskinen asked if there is any particular reason why that was not consider+ed for the road tather than the cul�le-sac going into the trces. Leskinen stated tt�ere are somo roal natural opanings in there for those two lots. Thiesse stated it would be the south side of Hlock 2. Page 15 of 37 1VIINUTES OF THE ORONO PLANNING COMMISSION MEETING Monday,May f8,2015 6:30 o'clock p.m. Laskinan stated sho was wondering whether that was ever cansidered in order to eliminate�e big L of a driveway going off the cul-de-sac to accass Lots 1 and 2. Stickney stated back where the road is,there is a tree line that blocks the view of the road coming in. If someone is driving from the west to thc east and looking up, he dces not want them to sce an opening farti�er up here. Stickney st�ted there is great camauflage where the road is cu�rently praposed and thst when more trces are planted along thc road, it wiIl be�e perfect spot Gaffron esked if she is suggesting the road take a left. L�skinen stated she is. Stickney statod he would lose more trees if he did that,and that under his proposal,ne would only lose three trees. Stickney indicated once ha gets up to the flats,there are natural openings for the driveways and that he has ways to wiggle through ttte trees with easa without really losing anything. Stickney stated it might be compromising the view if t�e driveway is gvt somewhere else and that someone will not see the homes ti�e way it is proposed. Sticlrney indicated he did look at that but felt the proposed location was bettor. Leskinen stated her biggest concem is the Block 2 area because there are two big openings where the homes will be located. I,�skinen noted Mr. Stickney has done a tremendous job in preserving as many trees as possible,and asked whether he considered a 5-acre lot rather than two big openings. Sticl�ey stated there is slways tho possibility somebody will purchase two lots, but that what he has opene�up is very acceptable. $tickney noted there is no neighbor to this devolopmeut that has less than a half-acre to six-tenths of open area. Leskinen asked if he will be designating the building pads, Sdckney stated the building pads will need to pass the architectural review and that someone cannot sim�ly go into some of those aroas and knock down the trees. Leskinen sska�if they wilI be doing any r�grading or whether they will be doing existing grade. Stickney stated if a walkout can be worked aut with the trees,they would be allowod to do tha� Stickney indicated Lot 1,Block 2, is a natural walkout,but that someone will nced ta demonstrate that a walkout will work with Lot 2,Block 2, Stickney st�ted in his view it will not be a full walkout lot on Lot 2. Leskinen asked if there will be architectural control ovec future homeowners. Stickney stated there will be and that he will likely be involved in every house that is canstructed. Stickney stated he wants this development done right. Leskinen noted once soaneone owns the property and wants to cut down all their tnees,the City really does not have sn ordinance that prohibits that within 75 feet of the lake. Stickney stated if someone wants to cut down a tree,they will have to replace it with two. Stickney noted tt�e neighbois probably would not Iike someone cutting down the trees. Page 16 of 37 MiNUTES OF THE OR4N0 PLANNING COA�Il�IISSION MEETING Monday,May 18,2015 6:30 o'clock p.m. Chair Leskinen opened the public hearing at 8:I3 p.m. Peter Rechelbachot, 1242 Hunter Drive, stated he has Iived in this area for the past 15 years and that he has gotben to Imow some of the neighbors that share the same woodland. Rschelbacher stated over that pariod of time he discussed the forest and the need to prosorvo and protect it a number of times. Rechelbacher stated one of Doug Dayton°s passions and beliefs was not only preserving the woodland but also restoring the natural prairie. Rechelbacher indicated he and his wi#'e are not personally opposod to having any development fln this site but that they do hava issues with the woodland area. Rechelbacher stated the location of Lo#No.7 is a natural drain area from the upper portion of ti�e m�ddte af the forest down into Mooney Laka. Rechelbacher indicated the location that the applicant is showing a house in is an area where there would be a significant amount of fill that would be required,which would atter ti�e natural drainage of the area. Rechelbacher stabed t�e other concern is the two building sitas being located within the middle of tha woodland,which would basically destray the entire ecosystem of this area. Rechelbacher st�ted the applicatrt mentioned the removal of dead and diseased trees,but that his understanding from an ecological standpoint is that those dead and diseased tr+ees is a natural process that occurs in a forest,and by removing that,they would be removing a lot of the native plants and insects as well as impacting�e birds in the area. Rechelbacher stated there is another area that is closer to the prairie area that could instead be developad. Rechelbacher indicated there is a natural road that was used by�e fanm and there would be minimal impact if the houses were tocated closer to that area. Rechelbacher stated there is prairie in this section does rise considerably and there is an apportunity to plant trees to screen�homes and still preserve the integrity of the property. Rechelbacher nobed the nazne of tf�e deveIopme�is Mooney Lake Preserve and that tt►e deftnition of preserve means to leave it in its natural state. Rechelbacher stated what he is seeing here is more of a perception of leaving it in a natural stabe�nm people's views as they drive down County Road 6. Rechelbacher stated the ott�er concern h�has is that Moonay Lake is Iisted on the state's lakes as an environment for nutrient loading. Last year tlae MPCA finished putting togekher the implementation plan for the TIVIDO. Rechelbacher noted Plymouth,Medina and the City of Orono have a Zegal obGgation to reduce the amount of loadi�ng of phosphorus into the lake. Recholbacher indicated this is the only pmperty that is within 1�►e Orono section and that this would be an opportunity to znake sure that appropriate stormwater runoff solutions are put in place to help protect and preserve Mooney Lake. Jean Bowe,County Road 6,Plymouth, stated es a resident oII Mooney Lake, she would lika tv understand the rules and covenants regarding the view from the lake. Bowe stated a numbor of people have cleared out ti�e trees over the years and that it creates a lat of drainage and erosion issues. Bowe stated she would like to know what Ianguage is included in the covenants regarding tha viow down to the lake. Bowe sta#ed another question sho has relates to the driveways. Bowe noted a lot of the homes have shared driveways. Bowe asked if there h�s been some consideration given to having one main road and then have some sharod driveways instead of having individual driveways. Bowe stated her final question relates to the 11 lots not being bvilt u�on. Bowe asked if there is any legal covenant that says tt►ey will not be bui�t on or if it is somett�ing the developer hopes not to do. Page 17 of 37 NIINUTES OF THE ORONO PLANNII�iG COMMISSION MEETING Moaday,May 18,2015 6:3Q o'cIcek p.m. Marty Schneider, 1235 Hunter Drive,asked if Lot 3 wiIl be accessed off of Hunter. Sticlaney indicated it will be. Schneider asked if it will be a.single access point or two. Stickney indicated it will be two. Schneider stated he would echo the comment made previously that it is nico to say tbat they are looking to pneserve the Big Woods and the prairie,but that if the developer is committed to that as he is to other aspects of the development,perhaps thcre is already a documcnt in the proposal. Schneider stated he has a concem the prairie will be developed at some poin� Christian Lansgard, 1462 Hvnter Drive,stated he wauld echo ti�e comments regarding Mooney Lalca rogarding the nutrient loading of the lake. Lansgard indicated the lake association has spent a lot of time trying to preserve Mooney Lake and that thair goal is to make sure it does not turn out like Holy Lake due to excessive loading. Lonsgard stated he would be interested in hearing what the plans and covenants are for preserving diat. Lansgard stated he would also like the two homes to be relocated out of the woods and more towards the prairie. Caro(yn Ringhoffer,2265 Walnut Grove Lane, stated it is her understanding that Mooney Lake is a shallow lake and that she would like to see a commitment by the developer to convcry that to the buyers. Ringhoffer stated the lake is very fragile and the lake association spends a lot af time attempting to preserve it and improve i� Ringhoffer stated she would hate to see someone come in and have high expectations of using the lake recreationally fnr t�►ings such as waterskiing when that may not be appropriate. Clxair Leskinen closed the pub[ic hearing at 8:25 p.m. Stickney stated his tree replacement plan requires the planting of two trees for every one tree that is removed and that someone wovld not be able to take out 50 trees. Stickney indzcabed there�e also view corridors on every lot. Sticl�ey stabed as it relates to shared driveways,a shared driveway to Lots 1 and 2 would be wider thatt normaI and that he dces not see that two driveways would be injurious to Hunter Drive. Stickney stated they can easily put driveways on Lots l,2, 3,4,and 5 without any tree Ioss. Croating the driveway to Lot 3 will result in the planting of 60 new tirees. As far as preserving the lake, Sticl�ey stated he understands it is only 10 feet deep and poople will not be waterskiing. Stickney stated ha knows it is an environmental lake and that it is a peaceful place,which is why he is trying to limit the impact to the area and protecting es many trees as he can. Stickney stated if he relocates tho homes near the prairie,he would need to widen the driveways and lose more trees. Thiesse noted on Lot 7 the contours do indicatie that is a drainage area. Sticlmey stated they are aware of the drainage but t�at in theu view no one will construct as big of a houso as is depicted on that tot. Stickney indicated he used the size of houses that he did because he did not want anyone from Staff to say that he is proposing to construct little houses. Stiekney stated in his Page 18 of 37 NIINUTES OF THE ORONO PLANNING COMiVYISSION MEETING Mondsy,May 18,2015 6:30 o'clock p.m. view this size house is probably the largest that someone could build. Stickney stated in their view they can build a house on that lat and avoid the drainage areas. Gaffron pointed out 1fie group of cflntours that Comm.issianer Thiesse was referring to. Thiesse noted the drainsge area goes up to the cul-de-sac area. Stickney pointed out the lot is 24(1 feat wide and that there is room to put a house in the area where there arc fewer trees. Stickney stated he does not warrt to jam a house on thc north side of the property. Gaffiron stated�s it relates to the views of the lake,the City's code has a restriction against cutt�ng ofh�aes axid no clear cutting within 75 feet of the lake. Gaffron asked if there is any intent to place additianal restrictions on how much clearing can bc done in the event someone decides to cut down some trees so thay can have a batter view of the lake. 5tickney stated there is an orchard of trees on Lots 3 and 4 and ti�t they will be trying to tr�nsplant them. Stickney staied if somaone wanted to build on Lot 3 and construct 300 to 404 feet back,that will not happen since they will not see the Lako. Sticknoy noted he does have an architectural review committ�oe that will be raviewing each house ptan and that they wilI not let the canopy go and will not tet ti�e yard extend for 250 feet. Leskinen asked him to address thc question about future developmem of the preserve areas. Sticlrney noted his application states that he has no plans to develop the balance of the property anci that he has no interest in daveioping ti�e balance of 1�e property. Sticlrney stated he likes the way the property looks and that Prairie Restoration has been contacted to help with the prairies and forest areas. As part of that,Prairie Restorations will make sure there are no invasive species in the woods and a lot of the trees that are falling dawb will be cleaned up but it will still be environmentally sensitive. Leslcinen asked if the prairie aroa is in some type of conservation area to prevent fvture development. Stickney stated he would repeat what he just said. Thiesse noted the City could require it. Sticlrney stated he is not here tn make enemies and that he is here to make the developmont right. Schceazeit asked if it will be in wriNmg tbat Lot 7 wi11 not have a view of the lake given the propased location of the house Stickney indicated if the person chose to build fu�ther up on the lot,he woWd not have a view of the lake Sehcenzeit st�ted there is a lot of very encouraging diseussion,but that the background tone of the neighbors is that s lot of these comments n�ad to ba in writing describing the parameters of what will be allowed and what will not be allowed. Page 19 of 37 MYNUTES OF THE ORONO PLANNING COMIIIISSION MEETING Monday,May 18,2015 6:30 o'ctock p.m. Stickney stated Example 3 is in his covenant�. In that example,the yard space is 0.57 of an acre and that someone will not come in and ask to clear out an acre or else they will spend�50,000 on trees if thoy do that. Stickney stated that is why there is a strict tree preservation plan,which will protect against that. Lemke asked if the covenant would be a legal document. Stickney stated it is and that it would be filed with the property. Stickney st$ted every homeowner will see it before they purchase the property and it wilt be�led at the time of final plat. Gai�'ron aslced who will be enforcing tt�e covenarxt. Sticlmey indicated he would be along with the homeowners association. Gaffron asked if tt�e homeowners association can changa those covenant�in the future. Stickney stated that is a good thought and that could be added. Sticlrney srated they would be hurting themselves if they did that. Schcenzeit commentad covenants typically fail the second time around. Gaf&on asked if Mr. Stickney would be willing to put additional restrictions around the perimeters of specific lots. Gaf�'ron notod the development of the Lakeview Golf Course does not allow developmettt of any sort to happen within certain conservation areas. Gaffron stated the concern here is that there is a potential for an individual homeowner to do something different than what is in the covena.IIts,and that if the covenants can be changed at wil�without input from the City, one of the ways to avoid that issue is to place a provision in the covenant to prevent that which would give the City so�ane enforcement power. Stickney noted his covenants on Lot 5 prevent building in the existintg tree arca. Stickney atafed he could b�ing to the Council the general builc}ing zones for Lots 1,2, 6,and 7. Gaffron noted he did something similar to that on Graham Hill,and that he is suggesting it might be appropriate in this case. Sticlrney stated he is protecting the trees,which was the intent of the covenant, and that he would need some flexibility 2n the house pads if that provision is included. Stickney noted he has reduced the building areas since he first proposed the sketch plan. Landgraver stgted if the cavenants can be changed by a majority vote of the homeowners at a future date, making it spec�c to eack lot would carry a lot of weight� Stickney stated in the Big Woods area that would mako sense. Landgraver noted the trees will be relevant to some of the properties and the other propeiiy owners may choose to change that Landgraver stated nobody wants the tt�ees cut down,so incorporating it in at the lot level makes a whnle lat of sense. Sticl�ey stated he is all ears and that it sounds like a gooc3 plan. Page 20 of 37 D�IINUTES OF THE ORONO PLANNLNG COMIVIISSION MEETING Monday,May 18,2015 6:30 o'clock p.m. Lemke stated the other concern is with future development of the prairie and that it could be changed by the homeowners association. L,andgraver commented that could be a game changer. Landgraver noted when ti�is development was first presented to the Planning Commission, it was proposed as a preserve and now the Planning Commission is hearing that it is not a preserve and could potentially be phase two of the development Landgraver stated Mr. Sticlrney mvst have a legal reason why h�is being coy about it,but that if this is just stage onc, he would have a concern with tha� 3tickney stated he is right on a lot of points. Stickney stated if that was the case,he would hsve submitted a 30-lot development. Sticicney stated these are more than canforming lots that cvnffiin wetlands. Stickney stated someone could foUow all the City's ordinances and have 18 Lots within the prairie,which woUld not look very nice. Lemke stazed thst could happen at a future date without any legal protection. Sticlrney sffited that is comect. Stick�ey stated he does not want to see the 181ots in the prairie. Stickney statsd ho could also create one more lake lot and easily conform as well as tt�row nine lots in the prairie hut that it would look awful. Stickney indicated he will do some fine-tuning basad on the comments tonight Schoenzeit smted the City has seen so�or�e nice plans but at the presecrt time,from a long-term comfort level,there is a little too much hand waving and the details of the covenants,easements, and restrictions are not part vf the prelinainasy plat discussion,which is a concern. Schoenzeit stated in his view the three lots that are in the Big Woods should come closer to the prairie. Schoenzeit stated in some ways the prairie is thc red herring of this discassion and that a lot of work has gone into saving tt�at, but it is really the Big Woods�at need to be preserved. Lenake noted a prairie is a six-year project and$Big Waods is a 100-year project. T'hiesse stated the one prohlem ho has witf�that sta.tement is that the owner of the property right now is the one who wants the houses up there and the prairie protected. Thiesse noted that is the right of the property owner. Schoenzeit stated it is the City's job to use its clout, influence and regulations to sbeer the dovalopment in the best possible diraction. Thiesse stated he would need to be convinced that the current proposal is not. Leskinen stated this proposal has been improved from�e sketch plan phase but that there is still some work to be done. Leskinen stated the ordinances iun Orono will help protect the view shed for the Iaiceshore lots. Leskinen stated in her view the City Engineer and so farth wiLI have plenty to say about drainage prior to any permits being issued. Lesldnen statsd she is Iess concerned about the layout and that the developer is right in that he could cram anotf�er lot in there but he isn't, L,eskinen stated she is struggling wi�h the Block 2 portion of it since ti�e holes are kind of in the middte of the woods and that will be hard to get back. Leskinen stated she agrees Page 21 of 37 11ZINUTES OF THE ORONO PLANNING COMMISSION MEETING Monday,May 18,2015 6:30 o'clock p.m. with the fact that this is private property and the owner has a right to develop it,but that she wants to be mindful of this natural resounce that exists. Leskinen stsied she wants to be cautious about the next move. Leskinen stated she alsa sincerely believes ti�at George Stickney has z�o intention of developing thc prairie preserve, but tUat if you go forward 25 years or so,that may not be the case. L.eskinen stated she would lovo to see that 1,n some kind of form where it is truly preserved. Leskinen noted in the initial sketch plan discussion she thought it was going to be put into a Land Trust or a canservation trust of some sort. Leskinen noted she has received a number of phone calls and emails from the residents and that she is taking tfiose into account as weil. Leskinen sta.ted she is a staunch supporter of property rights, but at tfie same time tlus is a huge asset to the community,which is something she does not take lightly. Thiesse s�ted the owner of this properly has done a wonderful job of preserving the property for as long as they have but�at he does not want tfl hold them to a higher standard than anybody else in the area. Landgraver stated he is in agreement with Commissioner Leskinen and that the bone of cantention appears to be the two Iots in the middle of the woods. Leadgraver stabed in his view pulling them south would minimize the impact. Landgraver stabed the two for one tree replacement pIan might sound good mathematically but that there is not a covenant that restricts someone from cutting something down. Landgraver stated in his view samething more descriptive, such as allowing someane to remove dead or damaged h�es,woWd be more in line. Landgraver stated the City bends to have pretty stringent requirements on what happens near the lakeshore and that someaae is not able to just go in and build something close to the lake. Landgraver staied in his view the developer has done a good job preserving a number of things,but when the Planning Commission fust considered this devolopment,the prairie was proposed to be in a conservation trust or preserve,which provides a Iot higher consideration than simply somebody's word. Landgraver stated he can take Mr. Stickney's word for it but he is not immortal. Lemke indicated he is 100 peroent in agreement with Commissioner Landgraver and that he wouid like to see that preservation piece in place. I.�mke suggested the Planning Commission perhaps table the applic,arion to allow the applicant to come back with a little more concrete information based on the discussion tonight. Schocnzeit st�ted the developer needs to address what some of the future homsowners would be allowed to do. Leskinen stated the Planning Commission would like to see more speci5cs in the covenants. Lemke indicated he would like to sce something moro than just covenants as it relates to conservation areas. Schcenz�it stated the Big Woods area deserves a higher level of attention. Leskinen staxed she dces not know if the appIicant would be amenable to ifiis,but thst she would like to see the two lots changed. Page 22 of 37 NIINCTTES OF TI� ORONO PLANNING COMIVIISSION MEETING Monday,May 18,2015 6:30 o'clock p.m. Stickney asked how those two lots could be screened if�ey aze relocated. Stickney stabed if he look at the elevations,those two homes would be sticking up like on a movntain. Sticlrney stated in tt►eory that might be a good idea, but if tttey go up there,it will create an eyes�re. Sticlmey noted they would have to go ug a hill and attempt to construct up tbere in the area that he is attempti�ng to preserve. SticImey indicated they wauld need to clear cut all that down and it would be an eyesore and unsellable. Stickney st�ted the reason he is proposing what he is is that it works. Stickney noted every one ofthe lots is over conforming and passes the Conservation Design. Stickney stated he could add a few more lots but that he likes what he is proposing, Stickney stated if he puts in a 1 fl0-foot pad site in that location,he would be clearing out both sides and probably 200 feet of open area where you will see the back side of a 3-story house. St�ckney noted most of the lots are losing very few trees. T'hiesse asked if the Planning Commissioa can request covcnaats on tho prairie areas stating that they are not buildable. Thiesse stated he would like to have something in the record that restricts development of tf�at area. Thiesse noted the prairie area st�rted out as a trust but has since moved to something different. 5choenzeit stated they are going backwards on that aspect of tite proposal but that other aspects are more acceptable. Schoenzeit stated thc prairie is clearly an area where there are now concerns. Thiesse stated it is not a problem currently but it could be a problem down the road. Schoenzeit stated it is the City's responsibility to firm diat up and that now is the best time to do that. Landgraver stated he has a lot of confidence the City CounciI will not approve the plat without having an understanding about what tt�e fuUu1e intent is of that area. Leskinen stated the Plenning Commission should clarify what they would like to see as far as these issues. Thiesse stated he is happy with what he sees but that he wants more answers. Leskinen asked if the applicant would like more clarity on the Planning Commission's direction. Stic}�ey stated he can get that from the notes. Sticlaiey stated there are good reasons for what he has prese�rted and that the City does have the right to say no to whatever somebody else will present. Schoenzeit stated whi[e tf�is application is wide open,the City can define tho most clarity. Schoenzeit noted whoever owns the prairie in the future would have the secne right to develop,which is why the issue needs t�be resolved. Leskinen stated the conservation easements will need to be defined and how th�y will be enforced. Leskinen noteci that would help preserve Mr. Sticlmey's vision for this area as well. Sticlrney stated he tatally understands what the Planning Commission is sayizig but that he is directed by the first pact of his application. Thiesse indicated he likes what has been proposed so far and that the issue is whether th.e prairie or the woods should be preserved. Thiesse noted the owner has decided she does nat waz�t the homes on the Page 23 of 37 MINUTES OF THE ORONO PLANN�NG COA�IlVIISSION MEETING Monday,May 18,2015 6:30 o'clock p.m. prairio. Tbiesse stated he can live with that if the prairie is truly being protected,but right now no one is telling him that the prairie is being protected. Stickney stated he will continue to maintain it and preserve it but that is alI he can tell them. Schoenzeit moved to table Application No. 15-3739,BPS Properties,LLC,300 Sizth Avenue North, with the applicant being t equested to intrndace more formal language in coveaants or easements for t�e nan-bnildable aress; prnvide more elarity on the state of the prairie and how that couid be part of the conservallon plan of this entire prnject; identify specific building wnes within cerEain wood lots,whether it is size or area or location; and to better document the inability of the future property owne�to clenr cut. Stickney aoted there is a conservation design report for the property and that there will be covenants put in place. Stickney indicated he is not sure how he can get around that. Gaffron noted at their conservation design meeting they had a discussion regarding that and that it would be very hard to go forward without answering that question. Gafi'ron indicated one of the options that is �vailable with any normal subdivision is that when creatuag outlots, stipulations would be put in saying that the outlots cannot be developed until they are replatted into lots. Gaffron stated he is not sure whether that accomplishes what ttie ultimate goal is but that it is standard boilerplate language that is included in a development agreement. Gaffron stated that in effect would put the onus on the next application. I.�mke stated there would be no reason to turn it down and it likely would be approved. Stickney commented it is not a slam dunk. "I'hiesse stazed to him this was a slam dunk the way it was but the game has been changed since the prairie area is no longer going to be in a land trust. Stickney stated in his view they are covered�y what Mr.Gaffron has suggested. Gaf�'ron noted that language does not guarantee future preservation of thc prairie area but would require further review by a fvture Council before it is davetoped. Gaffnon stated a developer would not be able to touch it until it goes through the process. Schoenzeit stated that is the cruac of the issue. Schoenzeit stated the property owner has very strong property rights to be able to develop it and that now is�e tim�to preserve those areas,which is the reason why this should be t�bled for additional discussion on that item. Landgraver asked if Mr.Gaffron is saying that it puts another hurdle on the developer before the land can be developed. Ga,�'ron indicabed it would say that someone cannot huild within the 30-acre outlot until it is replatted. Gaf&on stated it essentially pushes firture development of the area into the future and guarantees there will be no buildings on it until it is replatted. Lemke stated there will likely be no reason to tum a future development dowt�. Page 24 of 37 MINUTES OF THE ORONO PLANNIIVG CONIl1'IISSION MEETING Monday,May 18,2015 6:30 o'clock p.m. Gaf&on stated about the only thing the Planning Commission can do at�is point is to include a statement in the finaI plat saying that this is the recommendation for that piece of land. Landgraver stated the other part is who is going to be responsible far that outlot now aad iato the future and what they will be allowed to do with it. Landgraver stated the Planning Commission would like tu see some firm language on that and whetfier it is going to be in a conservation easement or land trust. Leskinen stated a conservation district is with the City and a land trust is with tho state, Gaffron stated given the history of the parcel and the recent discussions,he does not believe the applicant woUld be willing to give an easement of any type over tbe outlots at this paiunt. Stickney stated he cannot at this point, Leskinen notad it was presented in the beginning as a land tirust but#hat she is more concerned with protecting the woods. Leskinen noted a motion was made to table the application. Lemke seconded the motion. VOTE: Ayes 5,Nays 0. (Rece9s taken from 9:12 p.m.to 9:17 p.m.) 5. #15-3731 RENEE WIXON,4505 WEST BRANCII ROAD,SKETCH PLAN REV�W, 9:17 P.M.—9:35 P.M. William and Renee Wixon,Applicants,were present. Gaf�'ron stated this is a sketch plan to create a second 2-aere lot from a parcel that contains 4.71 dry acres, of which 3.90 acres is contiguous and 0.81 acres is separated by a creek and wetlend th.at traverses the property from west to east. The property is located in ti�e RR 1B District,which allows for single-family residential use with a rninimum lot size of 2.4 acres and 20Q feet lot widtt�. The property does not appear to meet the minimum standards for subdivision. City Code requires two acres of dry buildable contiguaus acreage in each lot. The property abuts a crook that enters the site at the northwest corner of tha property,winds its way through the southerly portion of the site,and ttten exits to the east where it enters Forest Lake Bay of Lake Muuietanka. In addition,there is a delineated wetland that extends outside the defined drainage easement.At the point where the crcek separates the dry buiIdable land at the southeast corner of the site,ti�e wetland is approximately 50 feet in width. It would be inconsistent witln pest City practice to allow credit towards the 2-acre contiguous dry buildable requireruent for two areas of lxnd sepa�rated by a 50-foot wetland corridor. Gaffiron stated under a standard subdivision process,each proposed Iot must eontain a minimum of 2.0 acras of contiguous dry buildable Laad. This requirement has ta do with sepde systems and the City has typically not granted variances to the noncontiguous land. The applicants have provided two conceptuallot layouts for consideration. Neither layout meets khe requirement for bath lots containing 2.0 acces of contiguous dry-buildable land. In each layout,tt►e proposed new easterly lot con�ains less than 2.0 acres north of the creek/wetland that traverses the Page 25 of 37 NIINUTES OF THE ORONO PLANNING COMNIISSION MEETING Monday,May 18,ZO15 b:30 o'clock p.m. property from west to east. The easterly two-thirds of the property is within�e Shoreland Overlay District. Layout Option A proposes a fairly rectangular-shaped easterly lot with its west line exactly 30 feet from the existing house on proposed Lot 1. Required septic drain field sett�ack from the wetland baunderies is 50 fcet and required structure setback is 35 feet&om wetIands or the MCWD reyuired buffer plus 10 feet, whichever is greater. Layout Option B has the proposed dividing line angled to place most of the eicisting driveway in Lot 2 and increases Lot Z's contiguous dry buildable to 1.9 acres,while reducing Lot 1's dry buildable to 2.0 acres. Standard perimeter drainage and utility easements will be required along all property boundaries in tt�e plat as well as flowage and conservation easements over portions af the deiineated wetlands falIing outside the existing flowage and conservation easements. The City's Comprehensive Plsn does not show any future trails far West Branch Road so no trail oa.sement is required. The propeity will be subject to the storxnwater and drainage trunk fee. The primary issue for discUssion tonight is that the properiy does not contain 4.0 acres of contiguons dry builda.ble land. Gaffron stated the City simply does not approve variances for the creation of substandaz�d lots,and by definiNon the lack of 2.0 acres of contiguous dry buildable in each lot would result in a nonconformity and would require a variance. Only in PRD/RPLTD planned developmeat situations has the City allowed the creation of lats less than the required minimum dry buiidable acreage. In the opinion of Staff,the property does not have characteristics that maet t�o criteria for a planned development process for the following reasons: 1. The property does not contain the minimum 4.0 acres of contiguous dry buildable land required to meet the provisions for PRD development. 2. The property does not meet the minimum 5.0 acres of dry buildable land require�d to qualify for RPUD development, and in Sta�s view does not appear to meet any one of the following specified criteria in lieu of the 5-acre requirements: a. Unusual physical features of tt�e property itself or of the surrounding neighborhood such that developm�nt as a RPUD will conserve a physical or topographic festure of itx�portance to the neighborhood or community. b. The property is directly adjacent to or across a public street from property wluch has been developed previously as a RPUD or planned residential development and wiil be perceived as and wi11 function as an extension of that previously approved development c. The properiy is located in an area where the proposed development provides a transition between a commercial or industrial area and an existang residential area or an intermediate or principal arterial as defined in the Comprehensive Plan. Page 2fi of 37 MINUTES OF THE ORONO PL�ANNING CONIlVIISSION MEETING Mouday,May 18,ZO15 6:30 o'clock p.m. d. The property contains steep slopes or a substantial numbar of significant trees that could not he preserved through the clustering of buildings or other design techniques not generally allowed by tha existing znning district. 3. Layout Option A results in only I.42 acres of contiguous dry buildable land. While Layout Option B resutts in 1.9 acres contiguous dry buildable, it is a very contrived layou� T.n Staf�s opinion,the property does not appear to meet tbe�xtinimuz�t standards for subdivision. It would be inconsistent with past City practice to allow credit towards the 2-acre contigvous dry buildable requirement for two areas of land separated by a 50-foot wetland corridor. Ga1�'ron noted this is a sketch plan roview and does not require a public hearing. The Planning Commission should provide the developer with an overview of the pertinent City ordinances and how they affect the proposed plat. Thiesse asked if the slopes preclude a septic site. Gaf&on stated no septic testing has been conducted at this point. Gaffron indicated the slopes are somewhat steep and that there are areas that meet the setbacks but that there is a yuestian mark as to whether the septic field could be locateci on a slope. Schoenzeit asked how well thc surrounding properties meot thc roquiroments of the RR-1B District. Gaii'ron pointed out the two-acre lots and the one-acre lots in the area. Gaf�ron nobed there is also a city park close by as well as a 10.acre paroel that has not been developed at this point. Gaffron pointed out t6e MUSA line and noted that this property is outside t�e MUSA and is not eligible for city sewer. Lemke asked if the wetiand deIineation was parformed today whether that wonld change the wexland boundary. Gaf�'mn stated to his lrnowledge the delineation shown on the overhead is fairly recent aad titat tho tnain difference in the delineations goes back 30 years or so to the point where it was before the current methods for defining a w�tland wera in pIace. Gaffron stated the recent delineation suggasts there will be some additional areas that may need to be within a conservation easement. Renee W�on,4505 West Branch Road,stated they were hoging to get some direction fram the Planning Commission on whetr�er this site is developable. Wixon indicated they would like to construct a retirement home on the property and tha#they would like preserve the views as much as possible. Wixan stated Mr.Gronberg put together�e plan and felt that it was probably doable to do two septic systems but no fortnal testing has been done. Wixan stated if the Plazuung Connmission's decision hinges on the availability of septic,they would like the application to be tabled so septic testing can bs done. Schoenzeit aske�if the City has ever made the existing or old lot smaller and the new lot compliant. Gaffron stated the City has not done that and th�t the Code does not allow the creation of substandard lots. Schoenzeit asked what ti�e total dry buildable is for the site. Page 27 of 37 TUNUTES OF THE ORONO PLANNING COMMISSION MEETING Monday,Mxy 18,2015 6:30 o'ciock p.m. Gaffron indicated it is 3.9 acres contiguous dry buildable. Leskinen stated she is not aware of a time whe�n the City has approved or created a nonconforming lot. Leskincn commented it is unforlunate where the wetiand cuts through this site and that tfiey are a tenth of an acre short. Leskinen nated she also is a tenth o£an acre short on her own property from being able to subdivide as weli. � Leskinen stated 1i�e City has not done it in the past,City Code does not allow it,and she would not be in favor of creating a nonconforming lot. Leskinen noted it has nothing to do with the septic but that it is a slippery slope that she wouId prefer the City not go down. Lemke stabed coupled with the fact ti�at thoro might not bc two septic sites and a slope, it would make sense to make a recommendation that it is not a doable thing. Thiesse indicated he concttrs. Leskinen stated she does not want the applicant to incur additiona(expenses in septic site testing only to find out t6at tfie subdivision will not be able to ha{»pen. Leskinen stated in the view of the Planning Commission,this is not a dividable lot Gaffron stated the applicants have the op�on to also bring this as a sketch plan befose the City Council to see if they concur wrth the Planning Commission. William Wixon sta,ted they have approximately on�half acre that is noncontiguous and is located across the wetland. Wixon asked if there is any way to connect or get credit for that approximately ono-half acre,such as by building a bridge, in order to make this two lots. Leskinen stated the contiguous dry buildable is the issue and that there is no w$y to make it contiguous. The Planning Commissian took no formal action on this item. 6. #i5-3734 CHRISTOPHER BOLLIS,200 AND 350 STUBBS BAY R4A.D NORTH, SKETCH PLAN REVIEW,9:35 P.M.—10:05 P.M. Christopher Bollis,Applicant,was pz�esent. Gafl'ran stated the applicant has presented a sketch ptan proposing that a 31-acre piece of property comgrised af two separate tax parcels be divided into seven singlo-family residential lots and one larger parcel to the southwest for potential fuhue developmen� The larger parce�coWd be served by either Stubbs Bay Road to the north or the extension of Kintyre Lane tf�at is proposed to serve the seven new lots would be served by a new private road and cul�e-sac that would be an extension of Kintyre Lane. All lots would be served by on-site sewage treatment systems and private wells. As it relates to the Comprehensive Plan, it is in conformity with the guiding in�is area cansisting of one house per acres. There is sufficient dry buildable for each of the seven lots. The site is locabed in the RR 1B zoaing district. Each proposed lot appears to have 2A dry acres buildable. Some of the lots, based on topography and location of wetlands,might be more difficult than others to aotually locate Page 28 of 37 MII�TUTES OF THE ORONO PLANNING COMNIISSION MEETING Monday,May 18,2015 6:30 o'clock p.m. houses on. Tn general the site is surroundod by single-family reside�tial. There is a large wetland to the east. The applicant's residence accesses from Stubbs Bay Road under a shared driveway system. Staf�s memo outlines each of the individusl lots. Lot 1 consists of 2.25 dry acres and a portior�of a sma11 open pond at the eartreme northeast comer. The lot contains an area of 20 percent slopes with more gadual slopes further east. The lot width is 196 feet at ti�e 50-foot setback,just short of the 200-foot width requirement I.�t 2 contains 0.26 acres of wetland,the larger being along its north boundary, and a portion of s small open pond at the extreme sou�east corner. The lot has a dry buildable area of 2.02 acres. The required 35-foot wetland setback to structures will likely force the building to be in the south half of the lot. Lot 3 as proposed has 2.Qi1 acres of dry buildable plus a 0.16 acre portion of wetland at the very east end. Slopes appear to be in the 5-10 percent range. This lot meets the 200-foot width requirement and there should be no problem moeting all roquired sotbacks. Lot 4 is proposad to have 2.00 acres dry buildable plus 1.3 acres of wotland in the northeast portion. The lot abuts the proposed cul-de-sac with a width of about 60 feet at the front lot line, 150 feet at the 50-foot setback,aztd 207 feet at the proposed line of the house sibe. It appears building setbecks can reasonably be met with a home on this property. Gaffron stated based on sketches an file and air photo review, it appears�e existing septic system drain �ield may be bisected by the proposed lot Line with Lvt 4. It would appear,without the benefit of additional data,that issues with primary and alternate septic sites could be a problem for this lot. Lot 5 contains the eacisting residences addressed as 350 Stubbs Bay Road and has its driveway access to Stubbs Bay Road. Whether this residence will abandon the eacisting driveway and access from the new private road is a poi�for discussion;although,there may not be a strong argument either way. Lot 5 also contains a wetland to the north and east plus a small pond to the nortttwes�t. Dry buildable area is shown as 2.�8 acres with 3.8 additiona.l acres in wetland and pond. Lot 6 is shaped as a nearly equilateial triangle abutting the cul-de-sac at the southeast corner and abutting wotland along its northwest border. Witi�a dry buildable area of 2A0 acres and 0.66 acres of wetland,the shape of the sibe,the low topography,and the wetlands will potientially make it difficult to locata a house and septic systems. Lot 7 has exactIy 2.Otl acres of dry buiidable but a 0.56 acre finger of wetland extending through the lot from the northwest is Iikely to make it difficult to locatie g house and two septic sites. The west+erly two- thirds of the sibe is wooded while tt�e east one-third is open. Ga�'ron pointed out the parcel that is not intended to be developed at this time. Thc portion of the property not being subdivided to creabe building sites should be platted as an outlot unless the applicant intends to raake it a building site. �£platted as an outIot, it will not be buildable until or unless it is related as a lot. If pia�ted as a lo� it will be suhject to septic tesCing as well as tfie stormwater and drainage trunk fee and park dedication fee. While the property abuts Stubbs Bay Road North,the proposed building sites are more than 300 feet from that road and proposed to be accessed via an extension of Kintyre Lane. The City's standard for Page 29 of 37 MiNUTES OF THE ORONO PLANNING COMNQSSION MEETING Monday,May 18,2015 6:30 o'clock p.m. maximum length of a cul-de-sac road is 1,000 feet. Kintyre Lane,as it currently exists, is 900 feet in iength and the proposcd extension of 650 feet would bring it to 1,550 feet. While ti�ere ara a number of private roads in the City extending well beyond 1,000 feet, it has been City policy to establish corridars for possible future development of through roads where the ability exists. The Planning Comm�ssion should discuss whether a corridor should be dedicated from the pzoposed road extending west to Stubbs Bay Road. At the present time the agglicant, Staff,and tlie City Attorney are working witi�the deveioper of Kintyre to estgblish easement rights and responsibilities for the extension of Kintyre Lane to serve this proposed development. Thc Comprehensive Plan shows a firture trail being proposed atong Stubbs Bay Road connectin�from a conceptual trail atong the south side of the Burlington Northem Railroad corridor dow►z to the shore of Stubbs Bay. Whather this trail will ever be complatad is unknown at this time,but a lU-foot easement afong the west boundary for future trail purposes should be e�lored. Creation of a new private road is likely to require stocmwater ponding and/or other stormwater management measures. Given the general slope to the nort�east,it is likely th8t ponding would occur in the area,of one of the four proposed northerly lots. Ponding aroas will require the astablishmant of easements and the ponding areas will not be credited as building area. The anticipated stonatwater and drainage trunk fee is approximately$46,800. The wetland delineation report does require MCWD review and approval to confirm the indicated boundaries. Thc MCWD would ba involved in establishment of any wetland mitigation requirennents if needed and would also be establistting appropriate wetland buffers for the development.The City will require a conservation and flowage easement over each of tha wet(ands as well as impose standard wetland setback requirements. The development will aiso be subject to the City's Conservation Design Orcl'u�►ce. The Planning Commission should d�scuss the following: 1. Should a road corridor for potantial cot�nection to Stubbs Bay Road North be established7 2. Tho applicant is advised to carofully review the buildability of the northerly lots in relation to abi�ity to provide for cvnforming home locations and septic sites. 3. Should the applicant's suggestion of�reducing the width of Lots 1 and 2 to 175 feet be alLowed7 Staff would note that this was only allowe�on Kintyre because it was platted via the PRD process and a suhstantial area of upland was preserved in a conservation easement out which preserved a long natural view from Watertown Road with woodad backdrop that would have otherwiso been lost. Staff quostions whetEier similar conditions exist on this propetty to justify smaller 1ot widths. 4. What is the applicant's intent for the portion af property not being divided? 5. What is the applicanYs intent for the access ta the elcisting houso an Lot 5? Page 30 of 37 NIINUTES OF TI� ORONO PLANNING COMII�SSI�N MEETING Monday,May 18,2415 6:30 o'clock p.m. Gaffron stated the Planning Commission should discuss the proposed sketch plan and grovide dire�tion to the applicant. Leskinen asked if the lot next to Stubbs Bay Road is the applicant's residence. Gaf�'ron pointed out tfte lot that currendy has a house on it as weIl as the applicant's lot. Cluistopher Bol�is,Applicant,3265 Lafayette Ridge Court,stated he owns 350 Stubbs Bay Road btrt that he does nat reside there. Botlis indicated}us parents do live on Lot 2 and have resided there for 41 years with no plans to move at the pressnt time. Leskinen stated the reason she asked sbout whether that was part of the subject property is because she was wondering whether that particular avenue between that home and the barn could perlaaps provids access to Stubbs Bay Road instead of having the connecting cul-da-sacs. Leskinen indicated as she was looking at Exhibit E,she felt there were some ot�er options. Ballis indicated that strip of land is approximatoly 16 feet wide and is basically for a driveway to 200 Stubbs Bay Road. Leskirsen asked if that is tha residenco that is located by the trees. Bollis stated that is correct. Landgraver aslced if the Planning Commission should discuss diroct access to Stubbs Bay Road. Gaffron slat�d an outlot would be cc�nsisl.ent with what the City has done in similar situations where there is an opportunity to mske a through road at some point in fihe future. The majority of those roads have never been connected up to the present time. Leskinen asked if the wooded area is ali dsy buildable or whether it is wetland. Bollis indicated it is largcly upland. Gaffron stated tha low area is ti�e little finger of land. Thiesse stated the problem with the twa cul�e-sacs is they both come from the sam.e spot and cut Stubbs Bay Road off. Thiesse stated the convenience in other similar sit�atians would be far maintenance aad access by emergency vehicles,which does not seem to be the case in this situation. Lemke asiced if that is al1 private property where the existing home is located. Gaf&on indicated there is a strangeZy shaped outlot that serves two homes. Lemke asked if that coutd be the access to the cul-de-sac. Gaffron stated it is a possibility,but to his knowledge it was not platted as a road but rather as a shared driveway. Page 31 of 37 MIlVUTES OF THE ORONO PLANNING COMMISSION MEETING Monday,May 18,Z015 6:30 o'clock p.m. Bollis indicated that is coirect. Bollis stated if they were to plat a corridor out to Sttabbs Bay Road,hc would like to discuss what the purpose of the corridor would be. Bollis stated there is zero inbent for future development of that pam,el,and even if there were a corridor out to Stuhbs Bay, it would not sorve anything if someone were to develop that. Bollis indicated the potential lots off of Stubbs Bay Road would have access off of Stubbs Hay Road. Thiasse stated eliminating the cul�e-sac off of Stubbs Bay Road would simply force the road furtfier down and then require the road to come back up and around. Bollis noted there wonld also be a number of trecs that would be impacted. Thiesse asked if the roadway coming off thc existing cul�ie-sac is pretty steep. Bollis stated thero is a tiny section of the property that has an 1 S percont grade in Lat 2. Bollis stated it would be Less than 1,000 square feet. Bollis stated the homes would be walk-outs and very little grading would be rec�uired. Thiesse asked if the apglicant would be connecting his house to the cul-de-sac. Bollis indicated he would be. Gaffron asked if tha�t potentially eliuninates the cozridor off of Stubbs Bay. Bollis stated in lus view it would stay in ownership bo tb.at piece of property and potefftially not bc usad. Gaffron noted between Lots 4 and 5 the property line goes through thc septic f eld. Bollis indicated it would cut off a corner of tlie septic site. Thiesse notsd a new septic system would li�cely be required if a new home is built Gat�'ron stated they would nead two sites that could be utilizsd for sepdc. Leskinen indicated she is in agreeutcnt with Gaffron rega,rdiung Lots 1 and 2 and to leave the width as is given how the wedand Iimits�e placement of the house. Gaffrnn stated the wetland could perhaps be split between the two lots,which would leave bath lots at 175 fcet. Gaffron stated he does not L�ow,however, if there is a justification to vary on that. Landgcavet asked how the applicant feels about compressing Lots S,6 and 7 into two lots rather than three. Bollis stated the way they have the house pads on the lots currently,they are conforming and it will depend on the septic testing. Leskinen stated it appears to be a reasonable plan but the chain of cul-de-sacs might be a little concerning. Leskinen stated she is nat sure what can be done to resolvc that. Page 32 of 37 • MINUTES OF THE ORONO PLANNING COlYIlVIISSION MEETIlrTG Mflndsy,May 18,2015 6:30 o'clock p.m. Gaffron stated the parcel that would not be develflped likely would be platted as an outlot. If it is not platte�as an outlot but platted as a lot,there would need to be septic testing completed and the lot would be subject to stormwater and drainage trunk foes. Gaffron stated there is not a problem with leaving it as an outlot. The other option would be to combine it wit�the adjoining property. Ga�ron stated from Staff's perspective,what has been presented is in general a good layout,snd if everything tssts fine for saptic,he would not have a problem witi�i�. Bollis stated since they have submitted their sketch plan,the onsite review by the Watershed was completed. Bollis indicated tho wetland on Lot 2 is actually considerably atnaller than what was originally delineated. The first$0 feet of the wet�and was determined to be upland, which helps a lot with building pad and septic. Bollis stated the open ponds are proposed ponds for stormwater management and are not natural wetlands. Thiesse asked about the existing cu(�e-sac and whether it wouJd be made a through road. Gaffron stated it is plattsd as an outlot up to a certain point with a separate tax pam,el at the end. Gaf�ran stated one of the discussion points as this plan progresses is whether one of tt►e cul-de�sacs could disappear. Since it is platted,there would need to be a vacation of that outlot and perhaps be combined with one of tho adjacent lots. T'hiesse stated it could be a nica turnaround halfway there except it could potentially create a traffic problem if someone was coming aver the hiIl,Thiesse asked if there is surmountable curb on the cul-de- sac. Ballis stated there is surmountable curb on tt►e cul-d�sac and that it would be nice to remove that if possible. Bollis noted there is a similar cul-do-sac in Graham Hill appzoximately 1,500 feet in length. Leskinen asked what the total length of the road is. Gaffron indicated it is approximately 1,540 feet from Watertown Road. An audiencs member asked if public comrnent would be allowed. Gat�'ron noted this is a sketch plan reviaw and that the public is not notified and public commen�s are typically not taken,but the Planning Commission has the option of a;ccepting public comments. Chair Leskinen stated she wauld allow public comments. Susan Fleming,3t?0 Stubbs Bay Road, stated they would be very disappointed ir that turned into a road going out to Stubbs Bay Road. Fleming asked whether these homes are going to be walkouts or single- level homes,because they would be loolting directly at three tevel homes if they are walkouts. Flemizxg stated in her view Lot 6 is a real�y flat lot and that she is not sure how they could put a walkout there. Dick Stubbs,400 Stubbs Bay Road,stated they wi11 not want a driveway on the north end since it is really low land that floods out every spring. Gaffiron stated k►e is not sure if there is an answer to define what type of house could go on Lot 6. Page 33 of 37 NIINUTES OF THE � ORONO PLANNING COMIVIISSION MEETING - Monday,May 18,2015 6:30 o'cIock p.m. Bollis stated what is being depictad is a boilerplate housc pad and is not going to be the exact house in that location. Bollis stated Lot 6 could accommodate a walkout birt that it would be up to the builder. Bollis indicated he would Iike to design the homes according to the topography of the lots. Latidgraver stated before the applicant goes before the City Council,he may want to consider some type of Landscaping or screening to minimize the impacts to the noighbors. The Planning Commission took no formal action on this item. 7. #15-3732 CITY QF ORONO,AMEND CITY CODE SECTION 78-1 DEFINITIONS,ADD BARBER SHOPS AND BEAUT'Y SHOP,10:05 P.M.—14:20 P.M. Curtis stated the City was recently approached with a request to operate what was described as a high-end aail salon in an existing building in Navatxe. Barbec shops and beauty shops are pez7mitt�ed uses witfiin the B-1 retail sales business district,the B-3 shopping center dish�ict,and the B-S limited neighborhood business district. Currently there is no definrtion outlining what services are included in a barber shop or beauty shop withiuu the zoning code. Staff is not proposing a change per se but rather to add a definition and perhaps the types of services to be provided so that when a sunilar yuestion cumes up, Staff would be better to answer it. Cwti,s noted it is not unusual for the use to be specifically defined,but that this is an opportunity for�e City to put some parameters on!�e use. Staff has done some preliminary research as a starting poi�for the Planning Commission's review. tn StafFs view,the Plymouth definition encompasses a aumber of the services that would narma,lly be cammon. Staff is not proposing to change any of ifie language regarding the City's massage licenses. Curtis requested the Planning Commission look over the options and provide Staff with some guidance. Thiesse asked if the Planning Commission went with the Plymouth definition as it relates to nonsurgical cosmetic prooedures,whether tattoo replacement and removal wouid be included in that or construed to be incluaed. Curtis stated that is a good question and thst the Plemiing Commission could decide whether it should be included in the definition. Schoenzeit stated if the definition does not specifically exclude that, it likaly stil(would be coverad given the broad languagc in thc Plymouth de5nition. Curtis stated the Plymouth definition is a starting point that the Planning Commission could use. Leskinen opened the public hearing st 10:13 p.m. There were no public comments regarding this applicatian. Chair Leskinen closed the public hearing at 10:13 p.m. Page 34 of 37 , MINiJTES OF THE 4RON0 PLANNING COMMISSION MEETING Monday,May 18,2015 6:30 o'clock p.m. Leskinen stated it is probably not possible to include evety possible scenario and that sometimes broader language is better. Schoenzeit stated if the City wants to exclude something,tt�ey should say tha� Thiesse stated he is not advocating to not allow tattoo removal but that the Planning Commission should ciiscuss that. Leskinen stated what service a person receives at a salon is also changing. Gaffi�on stated it is simple enough in the code to list all the things that are excluded. Leskinen asked if there are any particular services the PIanning Commission would like to exclude. Leskinen stated in her view the Plymouth deSnition covers it very well and that she cannot think of a specific service thst she would like to exclude. Leskinen stated the Coon Rapids'defuution is broader. G�rtis noted the City Attomey recammended#tze City specificalty list the services the City would allow. Leskinen stabed in that case the Plymouth example appcars to be ti�e most thorough and that she does not see anything in particular that should be disallowed. Lemke noted the Coon Rapids' d�nition states certified or licensed msssage therapist by the city. Curtis stated the state licenses the aesthetician and hair people but that the City licenses the massage tt�erapists. Ctirtis noted this definition would not change that process at all. T}�iesse stsied in his view tattoo nemovat would be allowed under tt�e Plymouth definition. Landgraver stated in his view a tattoo parlor is not something that Orono would wa.nt to have but that pecfiaps the City Council could weigh in on whether it should be excluded. Thiesse commented a person may receive better service if the business provides more than one type of service. Schoenzeit stated the City cannot ask a business ta offer multiple services. Gaf�Zon stated he would suggest the Planning Commissioners drive�round some strip malIs in other cities to see if there is something that st�nds out. Thiesse asked if someone from Staff could call Plymouth to see wha.t kind of problems they have had. Gaf�'ran indicated Staff could ca1l. Leskinen asked if StafFwould like a specific recommendation tonigh� Curtis stated that would be ideal,but that if the Planning Commission is not able to make that specific direction,they could table it� Page 35 of 37 NIINUTES OF THE � ORONO PLANNING COMI��SSION MEETIl�TG Monday,May 18,2015 6:30 o'clock p.m. Thiesse stated he likes the Plymouth definition but that he would like Staffto check with Plymouth and also alert the City Council that in the view of the Planning Commission tattoo replacement and removal would be allowed. Thiesse moved,Sehoenzeit seconded,to recommend approval af Application No. 15-3732,City of Orono,Amend City Code Section 78-1 Det4nitlons,Add Barber Shapa and Beauty Shop,by adopting the Plymouth definition,with the understandieg that Staff wi[I check with Plymouth to see if they have had any problem�with their ordins�nce,and with Staff alerting t6e City Conncll that in the view of the Planning Commission tattoo aervices would be aElowed under the nonsargical cosmetic procedures language contained in the Plymouth definition. VOTE: Ayes 5,Nays 0. PLANrTING CO1�aVIISSION COA�IIVIENTS 8. REPORT FROM PLANNING C4MMISSION REPRESENTATIVES ON CITY COUNCII�MEETINGS HELD ON APRIL 27,2015 AND MAY 11,20I5 Thiesse stated he was unabie to attend the April 27 meeting. Gaffron noted the Bessesen rezoning was denied at that meetittg. Curtis stated the appIication deaJing with survey requirements was tabled to have Staff look into thresholds that could be incflrporabed into the ordinance tfiat would not require a survey. Fxception criteria would include properties located outside of the shoreland,within the hardcover Iimi� and a project consisting of 204 square feet or less. Lemke stated he attended the May 11 Council meeting and that the City's annual public hearing for the MS-4 permit was held. The survey requirements were approved on a 4 to 1 vote after a Icngthy discussion with the understanding that lots under two actes woutd be discnssed further. The Brooks application was placed on the Consent Agenda es well as the W Landscapes,Inc., application. In addition,the Spring Hill Golf Course request was approved. The City Council alsa approved a l�.ter to the Metropolitan Council tegarding projected housing growth in the area and the bid for the Watsrtown Road/5tubhs Bay Road project was approved. The Livingston Tower Park improvement pIan was approved. Lemke nated Council Member Levang made a nice statement in response to the flyer that came au� Levang s�ated tt►e Pianning Commissioners work very hard and tt►at she did not appreciate tlae flyer denigrating thom. Mayor McMillan also made some comments about th�flyer. Lcvang read her statement given at the City Council meeting, Levang stated she appreciates the work of the Planning Cammission. 9. OTHER ISSLTES FOR DISCUSSION None Page 36 of 37 • , � MINUTES OF THE ORONO PLANNING COMMISSION MEETING Monday,M�y 18,2015 6:30 o'clock p.m. ADJOURNMENT Landgraver moved,Lemke seconded,to adjourn the Orono Planning Commission meeting at 10:39 p.m. VOTE: Ayes 5,Nays 0. ATTEST: Denise Leskinen,Chair Page 37 of 37 . �jr. � Date Application Received: 4/22/15 Date Applicstion Considered as Complete: S/5/15 120-Dsy Review Period Expires: 9/2/15 To: Chair Leskinen and Planning Commission Members From: Mike Gaffron, Senior Planner Date: June 10,201 S Subject: #IS-3739, George Sticl�eey of BPS Properties,300 Sixth Avenue N-Preliminary Plat- Second Review-Revised Plan Zoning D�istrict: RR-1B,One Family Rural Residenrial District(2 acres/200' width} Property Area: 92.b1 acres total Application Summary: This is the second review of a proposed subdivision for a 93-aere parcel in whioh 11 single-family residential lots will be created, leaving 2 large outlots undeveloped. The applieation was tabled after discussion at the Planning Commission's May meeting. The applicant has now submitted a revised plan that eliminates the westerly lot within the Big Woods area and adds a third lot abutting Hunter Drive. Staff Recommendatlon: 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 heazing and accept public comments. Staff recommends approval subjeet ta conditions as noted in this memo and any additional conditions Planning Commission determines to be appropriate. Zoning District: RR-1B One Faznily Rural Residential District(2 acre/200' width) CMP Land Use Designation: Rural Residential - 1 Unit per 2 Acres Eaisti.ng Property Area: Total Area: 92.b1 Acres Axea Excluding Hunter Drive&CR6 R-O-W: 89.09 Acres Wetland Area: 10.58 Acres Area in Lots: 40.03 Acres Revised Plan: 4l1.44 Acres Area in Outlots: 49.06 Acres Revised Plan: 48.75 Acres Proposed Lot& Outlot Areas Wetland Total Dry Contiguous Dry Total W�et+ {REVISED) (acres) (acres) (acres} Dry(acres) Block 1 Lot 1 0.54 3.50 3.50 4.00 Lot 2 0.39 3.00 3.U0 3.39 Lc�t 3 �2.57 4.3�3 3.90 4�3.9{l �6 �47 Lat 4 0.60 2.90 2.90 3.50 Lot 5 0.99 �2.73 �2.73 3�4 3.72 Lot 6 0.05 2.79 2.79 2.84 Lot 7 0.02 �3.45 �i5 3.45 �3.47 Lot 8 n.'er��-�,e�-� �8 0.05 �3.02 �3.02 �6 3.07 � � � � � Block� 2 Lot 1 �0.07 �.5�5 2.70 �85 2.70 �2.77 Lot 2 �34 0.51 �2.74 �2.74 �3.25 Lot 3 0,27 3.69 3.69 3.96 � ;� . 15-3739 June 10 2015 Aa9e2of4 SUBTOTALS �6.42 �34,42 �34.42 �40.44 Outlot A-Undeveloped ��� Outlot B-�#��� Tennis Court S,�g Z,q� Outlot C-� Undeveloged �814.87 �utlot D-�� Private Road �9 0.75 Outtot E-Private Road �1.73 Outlot F-Private Driveway ��28 � � 8�: Undeveloped Oatlots A&C:44.46 ac. Road&Tennis Ontlots:4.23 xc. OUTLOTS SUBTOTAL 4g.(9 Total Acres gg,�3* *Does not equa!89.49 due to rounding Proposed Overall Density: i 1 lots on 34.42 dry acres=4.32 units per acre Average Dry Acres per Lot: 3.13 dry acres per lot List of Eahibits ExhibitA. Revised Preliminary Plat Drawings dated 6/U15 1 -Overall Prelinnir�ary Plat 2-North Detail 3 - South Detail 4-Preliminary R�ad Plan Exhibit B. Submitted PIan Maiifications Narrative Exhibit C. Submitted Outlot&Lot Acreages Narrative Ezhibit D. Submitted Tree Loss Analysis Exhibit E. Revised Draft Covenants Exhibit F. Revised Covenant E�chibits(Coloz Sketches E�ch.A and Exh.B) Exhibit G. Septic Testing Excerpts for New Lot 3 Block 2 Exhibit H. Notice of Planning Commission Action F�hibit I. Draft Minutes of May 1$ PC Meeting Exhibit.l. Wetland Delineation Approval Status Documents Exhibit K Developer Response to City En�ineez Comments re: Conservation Design Report Exhibit L. Selected Elchibits from May 18 PC Packet Revised Plan Submitted This application was tabled ai�er its initial review and public hearing at the May 18 Planning Commission meeting. Draft minutes of that meeting aze attached, as well as the Notice of Planning Commission Action which advised the applicant to: - introduce more formal covenant or easement I.anguage, depictions and specificity regarding the proposed non-buildable areas within imdividual lots; identify with clarity the specific building zones within each of the wooded lots; and better document the limitations placed on future property owners regazding clearcutting; and - provide more detail regarding the future intent for preservation of the prairie areas. � r � 15-3739 June 10 2015 Page 3 of 4 Key elements of the revisions can be summarized as follows: - The westerly lot in the Big Woods area has been eliminated, also eliminating the need for a driveway and driveway outlot to access it. - A thiurd lot with tested septic sites has been locate,a abutting Hunter Drive, and the originally proposed lots on Hunter have been slightly reshaped. - The cu]-de-sac serving the main grouping of lots has been moved appro�cimately 100' to the south, atlowing more trees to be preserved. - Proposed lot boundazies in the easterly portion of the development have been slightly altered to better accommodate draina.ge and to better preserve significant trees. The draft covenants have been revised such that the number of Significant Trees allowed to be removed from the Big Woods Lots (Lots 5-6-7-8) without requiring 2-£or-1 replacement is reduced from 18 to 15. Additionally, proposed d.riveway locations have been shown on the preliminary plat drawings (highlighted on the north and south detail sheets). It appears that the suggested driveway locarions do not conflict with septic sites or anticipated wetland buffers, with the exception of Lots 2, 5 aud 8. On Lot 5, the proposed driveway is shown in the narrow gap between primary and alternate drainfield sites on a side-slope of 25%. This driveway location likely will require cutlfill on either side which may have negative impacts on the septic system and vice-versa. This driveway location needs to be reconsidered. On Lots 2 and 8, the driveways appeaz to have less than the required 10' separation from the sewage treatment mound locations. Applicant is advised to have his septic designer and surveyor coordinate on reviewing other options for these driveways. The plans indicate proposed grading for building pads on Lots 3-4-5. The applicant should confum that the intent is creation of actual pads that would result in `new existing grades' for measurement of house height and nutnber of staries calculations. It has been confirmed that the MCWD has not approved the boundazies of the we�lands as shown on the preliminary plat drawings (see Ezhibit �. Preliminary plat approval by the City Council should not be granted until the wetland boundaries have been confirmed, as this could have impacts on the snbdivision layout. Although arriving too iate to be included in the May 18 PC packet, the developer's environmental consultant has responded to the City Engineer's comments dated 5/13/15. Please review Eghibit K. Comments regarding the various elements of this preliminary plat appearing in the May 18 staff report continue to apply,but have not been included in this memo for the sake of brevity. items for Comsideration 1. The revised plans {received on June 8) have not been reviewed by the City Engineer as of this writing. A review by the City Engineer will be necessary before the preliminary plat i y ' 15-3739 June 10 2015 Page 4 of 4 undergoes Council review. Additionally, wetland boundaries must be confirmed prior to Council review. 2. The revisions to the plan, especially the removal of one of the Big Woods lots, would appear to be a very positive step. Is this change sufficient to a11ow Plantfing Cornmission to support the application? Are there any additional changes that Planning Comrnission desires? 3. Are there any negative impacts related to adding a lot (Lot 3, Block 2) along Huntet Drive that wi�ll need to be mitigated? Shoutd additional screening of that lot be required, given the probable location of the house in the open field 250' east of Hunter Drive? 4. Are the proposed design and preservation measures as proposed in the draft Covenant Docutnent and its exhibits adequate to protect the site environmental elements of importance? Is the applicant willing to grant to the City conservation ea.sements within individual lots to ailow for a greatex level of protection than simply HOA covenants7 5. Has the applicant adequately addressed the requests for additional information as noted ini the Notice of Planning Commission Action(Ea�hibit I�? 6. Axe there any other concerz�s that need to be addressed? Staff Recommendation 1. Applicant should be advised that further review by the City Engineer may result in additional items needing to be addressed. 2. Applicant should address the potential conflicts between septic sites and dr�iveways prior to Council review. 3. Preliminary plat review by the City Council shouid not move forward untiUunless documentation is provided confirming that the MCWD has approved the wetland delineation boundaries. Planzxzng Commission should re-open 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 any further revisions to the proposed plat may be warranted. - Table for further revxsions and consideraxion(provide applicant direction). -Recommend approval or conditional approval for the preliminary plat. - Recommend denial, stating reasons. - Other �� - r MOONEY LAKE PRESERVE �� PC Exhibit A U � °' PRELIMINARX PLAT FOR � z�� _s � � BPS PR�PERTIES, L L C ��°� � IN GOVERNME�IT LOTS 3 AND 4, Q�Y � A N D T H E N E 1 1 4 O F T H E S W 1/4 O F S E C T I O N 2 5-1 1 8-2 3 � � o�� � HENNEPIN COUNTY, MINNESOTA � y�o I y�—i iI 9AM Ih�M Oah ltl 1 ��� � uaam B I N 8B'38'S7'E 898.10 aen�snsas w re�.. 0 4'7 SClAf/p[R C�w Na 1ROS7 rb R.LB.Na.6T6 ^ c.eer ar e�aen �j � r r N BG'9T08 E 14 2 . ���1."�iw:.`I j,�... 1 I'�' � �y�O N ]67tbZt r J � li LEGAL DESCRlPTION OF PREMI3ES BURVEYEp: H, � � +�Q�T��,� W Z J � That peA W ihe Nathwest Quaroer d the Southeast Ouerier ard of Govemrnent m�3 W Lols 3 and�,Secbo�25,Township 1 t8.92anp�23,lyinp north of�lirn�sixibed �> +- Z W Z ea Dephrdnp�Qse soitMvest camer ot aeid 6xUon 25;Ihence rarffi alonp fie �per e�.arcxenre 7+- E8 n � Z we�t Nne e,erea»sn.a reer,a,enoe ees�edy,deflecting to the�1pM 93 degrees tb occ,�er � � ��a = miruAu a dstance d 2289.7o feet;tfxnce delbetk�9����9ht abrtp�2 depree I {'� �V'� a d t r v e(d�te e n yle 28 de p r e ea 35 mkwiEea,and�n p e c i t dstence 729.8 fe e Q e 1 � � dlstance oT 14293 feeC thence So�Aheasterly ffingonl to s�d curve e dletanCe of " ,�p j � 252.0 tat;tl�enoe dMecting b i�e kR abnp a T deqrte 3a minutlea ourve(delta /� 4 e r g l e 1 4 d e p r e Q s 3 8 m i n u l e s,m d L a n y e�a i�a t�c e 4�3 i s�t)a d l a t e n c e o f 6 7 3.3 Z � feek thenoe soulheaste fir tanpent to sa3d lest�bscr�ed curv�e,e distance a 538.5 fael; — 2.7a- c j Clence deflecting b tlie left elonQ e 3 depree 30 tr�ute ctuve(delte flnple 34 6egreee ,�,�iEN r 60 m'uxRs��nd tanpeM dist�noe 613.8 kct)W Ns inkrso�iion kilh the�ast ine of ��O � seid Se�tfon 23,and sald ifne thers term�aNnp. The north Hrie a(seld Nortltweat Querte� +��N KeeN � ena GovemmeM Lot 3 heve been merked wlth Jutlldat LaMme�irs 4et pursuerk to Order In � ■ � Tortms Ctse No.6t92. � 9 � i�rA K� � � r 6� 1 ��� � a RrcoN � � � , wEruNo O �►d� � a ��� '^' I �y �� � \\ �I w�� I � wt iJ ML f j A�/ I � rp \ �. � _ � �� �'���� " \ '—- - _ — �na.in.�ao-u '1'Lr S 8S'38�T E y28B.�0 -�� �.. - - � � (� enn.Co.rcf.mon. 1 ~ —�— �{`� �L a -fe.e � B 7+ qCRE '4e \ uo. ,gp �J � R'2b .� sywi x � ��_ i pv �le.Hu � 5%71Ac NI(L � �8`3s'oo� ' y - � Cg.f Clfd3 LKl'xY4S J ��74 __ - - 3 � tiCYCEN/G �1�i` �e ti —�._... r � � ' ..� I V •: DBnDtes Iron markerfoun6 �'�*"t-�ri°o Fa` � N°`a, Lw , � � � � 4 oa- � o: DeflWee kon m'arlter eet '�-u:w� � TAl �ms--: E�dstinp contour,from Ororb CKy meps .��sa\ � 3.50 C � �r. � o c t� �% �•� * {:, ��� � � �a � 4 TOTAL AREA■82.81+-ACRES , t�� � ��� � U �' ��� � r: �, TOTAL ARPA EXCItlOING �! �'" ��� _ ! West ikw m c�ovY�a e. ��'� � NUNTER DRIVE d CQ RD�C 6 R O W�88.13+-ACRE3 i i �` � 6action 3411e-22 qnd g �� WETLJWD RREA=16.b8+-ACRES ,'I� p ` � 9�0 2Yit&29 t LM S. ���� � �z DRY AREA+78.55*-ACRES 1�'� �9�` � � $ � ���� � AREA IN LOTS=40.44+-ACF2ES � �K 1e �'�'�o'�''v s �l `w rti E� 6MNrd0oVttet9.e�e.x1� �'�r \ r-� � 8��'S 1�9EC.25118-�3 AREA IN Cll1'LOTS=48.69+.ACRES -- �� y ��� � ,,�g�` W � ZONING*RR-16 f �g � �� � �#o� � DEVELOPER � I`fYnllnadOoVtla13.9w2f � �� a BpS PROPERTIES.�L� � �(�'� s� �� C/O GEORGE.,TILKNCY ' COLDWELL BPI�KER BURHET I , ��4?j �_� � 201 E.LAi�ST. � WAYlATA,MN b6397 200 400 800 �b"�''����'� z � �. �•N es,kw �� aiv�� j I � ( � � I � I I SCaLE IN FEET � I �1 l 1 � � � `' eF mmrr oe ow1 lat 3,a.dlen 4c-tfass � ew m.r a mrt ta e,6.Ubn aat76�1 1 � � � . � --- --- -- -- ---�� ( � � I I �. SW�nR oF R�CEtVED � � ' ' ! ( ; � `8EC 25-11B-23 O �u� as za» `� � � � � ; , S � � � 1 cmr oF oRONo � ' ' � � � � d�. � �N�� � �� � �iJ�V JL • � • • ' ��� v��..� r� i �_�,a i. � � �• � � M .� -_� �,L-� • ��_� . . J� _ . __ o � �.. ._ � . - _ . , .. . . _ , , , n � � ,.�.tiw y � �` •• r�`� . .� « � ���� ° i , - �i' � • • v�� -_`�... � �1,��p� ,��:►j � �����r/�"�'°�'��' � � � ,�,�. J � , I�// � �);11 � � . . � ` � � ��j������.11r'�� `� .�\ /-''�� ` , ` � � �"'�.� i� ��� �..�" .: �� �. - �'f�'.y�`����� � . �i�� ��.�;��� . . �����;��`�':;M ���;� � � . �. ���`�=�- �:v; �. ' � • � : � ,,�:�� �r�;;,R��;�t,,��* ��.� .,- . - , i� �i�� ,t?•=,,'•� .;�� ��.� � � � �: ,:�'•, �. � G,i �_: , � ,,:� � � 1 f�t:`�'����,, r�! t�.�.•:.:-, � _ ,�. �l :; �.;;.. ��►:;d , ��: <•��v���;.��r y� �; �,,F��n� � ��:*.�;t�1�.� �, ��i; :�;►-�:��t�t���,F�1. � .. a, �,. ; ' . ��.�� '1t "� �`� ��� � �, �� � �i i � � `��� ��� ��, ���4 �� _�t��;�;��i /� . '� ��� � �� � �, ��:, �,� ,-,k., �1� \ � ��1� ti. �� �� y �. .�r ' ��\�� �.�' �_. � .'�_��;t��; �-• :� ���,�\�`� � � i �!�i ,/ ;r������'� ` ��� !, , ��?� ..t,► ���,'',�T'".��'il � ��_.i��� ; � l'r.j�C•���{F'�`�,,` • / '� 1�•� � _��,��►�'z���4 ��� -��i!,{����, �J,c���r�� _ . —� � � ��.�����\���c' ' y�,�%�1'� ,��-.+i��r�"�\ ` ���' ';� � ' 3 + / ��ur� �j � �c�,���`� Q, !+ � �,� ` t `��/' ��i�;' L + � � � , � �� �k�,_�y ����� ��!���'"n% ■ �� � � `��� E � �`". �` t.•.�� , �i� �,1• �� � +` �'�n����'�' ��i' � �"'��/�L" �Z�� •, �•�'i� � . t ,. � �. . _ � � � :� }n�rl���� •",4" �' � ��/ �. '; • ���. 1 �'_..# •-����i.i � ,i ��if�llll��'tt ���i► `�� ��..—r - �� �+�� " ' 1�. ���.` / ' , �� \'•��i,�,r��s's�-,��,. * � �' ..� �� � _ . , �F+._ ..�1�:��C. ,!.1.. :�-.nt,r ��f����/''' �a "�.i�# ,�: ','• �4��- �����l.��+�\� • � a �` �'� S:�i E / � '�t '� , y: . - � . . \ � , - .� �� 1 ���.�� �� r.� ': . � .� s � :�� � {. t � . . � 1 � � . � ` r, ' � + . �I ;�`��,�`� .. � � ;� , �/��� � �' �1 �' � � . � �/� ���,� �� r .� �\�'': ,� �)I ;: ���'�� �:,'��»' �� �•_.,� �}� ; �. � � r ` �i�.�•��,'I�. -`• ; �Mr�� ,. �' �" .� �► . r � � 1,,� r / ♦ �� � ��� I �� � �«.T�� ,� ' � ��'� /�� ���� ��� �1r�'��� � ��� lli� �!.`���, �~�'``'��, � �-,�- ,�. � ` a•,��� ., � � .���� \\1.'�'a . ���,��►.�'"+. � � t ����;� ', .� � ,� '► ��. / l��,-:., \\\\ � �► ti /,) �. ��. ��� - � �,; ���._`���_. rr� 1. � I _ . � � ,� i �i t 4�4►`£lt-Zg6�X1r� Lti6ti'£L►'-ZS6�3NOHd "�n SSt tl3iYfN13YN3�ll'NNN � w 9S�SiS NW'3KVl JNO"I 3flRIQ MO�UY['N�' zva-s� T�_ sr�Nv�ariv-i'sao�nans aNrn'sa�i�Na iu�i� ••�•N•,ww�s o�w�a. A01¢.� S3N1'110'10391A3M S1-L9 '.'�NI `S31�11'�OSS�d'$ J2l38NfJ21J 9�-s-s ��•'�"p";P��P°°�"����sM -- �'W3a Aa �� �oa wdae�o�wryo�Zes'unM oe te�a�4a+b�Wv.4� _� � � � � G � � � W V z '� � � � � w ` b - W � a a - � � �� � W __ w `` � �� W 0 ' _ � � � � -4� N Z � U �� Q = � ° � �� J ~ Q � � �� � �.. � r . � � , � �� W v� � L•1 Z O 0 � o � � ��s � � ���M r! � �ydg4� ! } � � I �' o �S�S@ ,p � � NVT7//r,�y/r,�N{I7/' I S�W� JYklf A]li1V,�y�'M.7 4 t L 3.�'i.ZZ.00 F \ / —� -- � � �� \ L 6 l�• � � _ � \ �YQMq1llVWY� . 1, � '� � -� "_` �I l - � ( :-� � ` f O ' n � � � \ // '� ' ���� � � � ' / / �0�� � \ � Q< ,i„� e • / / 9 � � �� .-� � � � � . . � � � , + � a � � � �� � � $ � � -,� � ,-�- � , I � � � I � �� � � � o,� � I��� /--� / �/ �� � 1 o / ' � ��` � \ ` ~ �� / �";" / � . j i l / � � � ,,` � \ \ _'� \ ``� I � ' \��`� �i� ) 1 �\ � � � _.._—� � / // ��> � � � l //// �� � � �i / � � � �/ s� � �O / •I� , , � oQ . t � \ ` ��/� � l � k _ �_� _ _ ( �:` � , � �-� � .j ,�_ � � \ � ���� / i . -���— ___— � / aj ' �--, / � � � ��.����` �=� '� i ��� � � f o \ � �`�:-�-� �� o� � r „J �� _ �~�� I '. , \� _ � � � m � ,� � �/� � f , � ` ' � � � � /`�'� � ' � �` � 1 �I � � i I l// I v� � � � ¢ ��-- /��/�/ w �� � � � � ' \ �� �-=J � ��`� = � � � �� / � 1 p °�` �- / � � � I � �� � � � � `��� - _ � _ _ � � ��- � � \����\\\\ �, — — � \�'-- �� p—`�`�"`�'�_ __ _ —— - ——� ,� � MOQNEY LAKE PRESERVE , � , � , . F , � � PI�ELIMIIdARY R4A� P N �m a ��q�� l zZ� � // � \ .� � �\ i � '�\ \ \\ \ \\ T O T A �~ �� �/,�� ��/ � ' `� \ � 1 � s� � \ � � "�'Q � � �� � � � `� � I�y � \ J � ' 1 .,a �+ � � \ � � � � � � � Il �Fr � � � �� 1 Z �. �, � � �� \�� � \� � � � � � �Np 8 , �� �( � 1 , w � � � � � �� / � � \ � 1 �--- �\ _� _ �� _ \� � � �- �, I . �� I � � I � .�� �..� ; - � _� \ \� —� / \ l �,� � tf �� 1f / ,� a�� - - ----- _—_ _ _–.�--_ �� ��� O T T ,� ���� � � �. v�� � — _ -��„� ---� � � � -- ' �FO�\'T �..,� �' � I 1 1 I I I N�o � '~' ~ `� � \\ � r�nw�s �� b�Ol1R �.�"°''�� / � y 1 } I � a�' .r / ����� L J o rteou sr�t�ow e.ao To � � ` \ � � \ { }p / / � /��! /e� ,�(, / Z� � FAx`I! \ � \ \ � \\ \ i � �r / / lR" �� T � �°°� \ \ \ . M �:/ / �' � -0 � � 1 / \ � � w .urc- 3 �� . _ _ ��/ � \ \� ��� ) ` ' �/•/p �/�( Wz� o� � � � _---._ \' � / ( w�cs j A ' °°�� 41 ` 1 � �� .."—f , \ �� � � '/ ' �� �/�'„� j � 1 / �°�"°� �J� x � ~ a� UTLOT C ��s�\ �—' � 1,-�� �„ � R,,,R � ��- _ � � / / 1 �! � � � r Q � � �,�-i�^ � � � „�� ` I � ��� �' ' � �� � ��—-�i% —-- �� y' � `��,, , � \�`�� ' � i�} )1 � J � � �� / �� i � — � � 3 � \ \ � ��,--- , � � ) � I�I j ~,�� r � � ��.�"� - � / / WETLAND 1 • \ � � � � / � � j � � � / �"t «� g � / � �� � � / �-0 f f� � ���� , �. \ � �� ° ° ��! � , �\ � � � i� � , Y I 1 � �� � � �. � � � � � � \ � � / , � �` �l` � 1 � .�,.� I 1 ` •,. '�` \� � � , � � � � � / � 1 l J � �>; ,� � � � ' � � �� � �� � � � � �1 \�` 1� � 1 �11��� � x�R � \ ��� � i, � � � �— ` � \ . a ` � � \� 1 � � I � w �� � $L� �� �� �� � � �`� `� `�-�� � � ` � � � '� ��� ` ! ���� �'� \ � �- -�-�. � � �'''�� � / R �11 �. � \ \ \ . .� - a � -- - � 7��_ / � �� � � � • �� __ �� � , .� � , ,� � �'�� , � ��� x _ � � �r� �� 1 ~_� � /� . � � /,� i � f����� � ��� ���� �.. � �� - I \1 \ \11�1 1 ��\\\����� � ,� ��� � . . :.::: :: . . . .:::: � _ ::_:::: -: --: :_::---- - � - - ..... .. . _... .�,..� �' �� , ............... .....; .... . .............. .......... ..:. ............. ............. ._:::.-- ��--- - ---��-- . ... . ;,.. ............: ..... ......:: -- -- ::�.. ............:. �--...,............... .. . ..::: --- -- -- . . ... .... .. .... - - - ... .... .... ..... ::.. . ............ ....... 1020 ... ..... .... . . . _ — ... ... .... , , , . ...... .............t ..........,.........--:. �...: - - ._ ......... ...•--.. .. ........ .......,:: ----- - - -- - - - . � -- -•,•••...... .... ......... ...... • •-• - - -- • -•-�------------ ----- • , , .... ... �--- e - -- . . -•--- . - -- - - .. .. -- ... - . . ..- ' � -- - - - � - -- - �------ _.... _._. � -- � ' - - ---- -" �-- �--- - - -- — E - - _��� --::: -__:. . ....... ........ ....... ... -- "_.. : _ :: ..: :-::- : :--- - -: _::: -..•-- .. -�- -- - - 10 --- -- - 20 ......................---..............-----_... - - - --- � - - - - � - -- � - ........ . . . --- - - ..._ _ _. _ ... -- . . ......... ... ...... _ .... _ _ . . � � - --- � . _ . - .... ....................................:..--._._. ,.... - . . — � - ..........--�---=:..............:. ... . .. "_ . 4. .. . .... .. ._ "_ ' " . � .. ...�.. ......1.. '..... - ..._ .... ...: ....... � ' ' . .. ... ._. ... "__ . .. ..........{.. ..� . � __ 1070 ;::.:::::...r•••::::::::�.....::.. --- ---- -- _ .:::: - �=�= - � :: ::::_:_ . . ::::- -_ ..:- , .._ .. - � - -- .._ _ ._.-.--� .. S . , • .•......... ...:. ..... ......... .:............ .... ...... ....... .......................................... ............. .. - ....... ti....... • :: . ..............: ........ --..... :::t ::::::: . ...••••• . . .. . ...r.-•-.. ..:.. .,:: •�-: ..... , .... --•--• - • - ---- - - ... � --- - .. .. ..._..... .—... * ��evr�i�. _ �s:� . -- ._ � ::�+.m:r�.: ---- . ... • -- � . ........... .••---.......•-;--......-••... ..........._.......... , : .......•••-....••------••...........:.. ...... ..... .......... ............ , ...�.��- •�:•_' •r-- •••.. .,... . . ....�--.••••- .,:: , " :::. �. - ...;. ::::: .............•••-•-•........ ......... ...................... ......... - .............. .._........ - �:.. , .;. ... ... . ... .......... ....................................•---....__......._. .: �:::-::• • - . . , ...................�......... •...._.......,.. - - ... .. - ..- -�- ....... ::�:. •;i- ..... � -�--- -- - ...................... .... .. – ........�....----....�._... �- -- .•....... ........•••... .•• ......� . . . , ..�...........�............. . •- - .. ......... .:...... . . ....... .••..... __. • •-••-.:::; � , , .........– -..._..... .. . •--.... .�_....._ _ , •- .. ::T�'r'�„"�„ , . , , ...................... . _ � ..---.......... ._ .. ..:�_:_... :ECEV�7C00:� ---..... k •••-••••.:::_:. . ... ..... ........... .. . i . ........ ..._......_ . . , e.. _ . . _ - . .. . . . . ........ ........... ........ .. ::...__.--- ._... . . ................ ........... .... � . ... ....---.... .. . . ::� r ...•--. . ... � . -. ' •..� _.. ` -'---- �-•................._... ... � ,.. ----'- '--.. . ....... .. ... ........... .... .. ....... .. ......_ ... , r .. Q.. '--------�---'.............................._........._---•••...--- - ... . ._ . ::.: ...�... :::; ....... .......: ........� ...._ ..............� �-�'. - 1010 ...................------......... - -. .. _ ---�- � -- . _..- - ... - '.�oo:.; . ...... - __. . ..._... -_:- . ... - .. --- .. - .. ... - - — - � .. . .. � - ---� -- _ . :. - .... .. - � .. ... - . .:�. - - �-- sa:: — -• - - - --- --� - ... ~~��ti� - - � ' � ....... - , ,...... , . .....,...... ,. ... ,.. ... , .. .._..._ ..., ............ .....:. ..;...... . i .. .,........ , ...... �---•... -................. ......- . .......... - . ... .....,.. .. .' ... ..... -- - - � - -- '.��50.�� W ..�------��- ......_ ... .... ....... .... .-� ..... . . . , . . . -- -- � --- . .•... ........:..:.� �— .� . ...............--�--— • -•• .. ............- ... ...,.�.'_'..... ... --- ...�.........:: ..... , ... .;.::�.:'.�.� ,........ � ....... . ............. ' ..�... - ...... .. �. . ..... ..•-- ' ..... .. .... :: . .... ... . .............. ......... . ..... ...... ::::. :.; . .. . . . ............. . .. .. ..... '�.~._ -- ... . . - --� -�•-•- � .�.�. . - - . .- -- � ...-_.��.. - - - - - ::ELEY.rtOtt - -� �---� �- _�Q�4.. . - . - . . - -�-- - .. ....,_ - - - "'�-�'�'��'. - «��. . ... .. •---- ---- --- .. - - -- -- . - "_'_ �- -- - --' -- .- - � ..... .. - � --. ._ � . ..�." ... .-- . . .. ....--- 'Y�20':' .. . ........ --�s�l�-�:�:�� . _ . .. � •••--+--- ..._}...--- ' �•............. ...••••••,-•::• � ,.. ......; ,.. . . _.. ........ ••••... � '„i' '-"""%'..:: .. . ......... .. .... ��.`... ...-. "-- - - .- " - . . . �." - _...................... . _ ......._"" �..."'.... ' , . :3...: .......... .. ....................-- ....... . ......._ .._ � .._ --- � -- ...... . - - _:�' .. .. - _ ' --•••.........,. -- ..:.. .� , , ...... ..�.. .-•,--.......' , . .. � ^.. .... ............ .:.--... •-•' - - . . ... ..... _ -. . ..... ......... .�.. ....... ...... �--. ...,.... ....... ...... . . ... �R� ... . ... .�. -- - ... --.. - � • - - � _ :aii2lff' - /yy� ..�`.�-�—_ . .. . .._ . .._. � .... ..::;5�"' - - --- - - f �------ � - .. �Q-` . 1 . - �::�=` - "'""".... ;CBRqhlE•" .. ... F ..... . _ ' _ _ " '�!4!v. -"-- •--... - ........ ...... --- � --- - - .. .. . - .. . . .. . E _ o ----.... - - --- ... -- - � ....._ . ..---.. .--- - � �--- --- - . . ..... ......._ _ ...... �--- - • .. .._.... -�::::::-:�:-�- -- '--' ����:,. ----... ..-- -- --- -.. -- _ '- � ... ... ..... .... . � ..... - . .. k ....... ....... . ..... ..... � - .... _ .._ .. ..-- - •- - � . . . . ,_._ ._.. . ....--- ........ _ ........ ,... .... .... ...............,.. ... . .,... .�.. ........ . . ...... ..... .... . .,.......... ...: -• --• ...._. .:•••...– ..... ........:...... .�:: ......::: ' . ::: ..........., . , . . . ............:: . ....-- ---- • - . . , ....:....................... .......:.. � - . . ........... .................. ':::: ... . � - -. .. . ....... , ...... ............•••.... •�----•.:::_ ....... - -- ' ,... . � , � . – �- -��- ........ , - .. �-� - -- ........, � . .......---•...........:........... � --'--.... – - . - _ ........ _ .......... �:: ........... ........... ............ ........ , --- - .. - .... +� ..... . - ... - . .-- ... ���x' b-- -� �-� --- --.. . E ... -a� �0 . . .-- --- .. . . .._ . ... � � :.q:.. - .. :�� . ._ '�•::_:::�:�- � B: _ . . . . � :�: ... - .. . -� .._.. .,... ... , . . . ..... ..........-..... -•-- �----•............,.. ..................,.. ....:::: - - . - ... � _�: .... r . r_ , ...�.... - - .. �� :: .... � :�" .... ... ��� ... ..... .... ...:.. . ....... :::::::> _ ... .... •... �. , . ... .... ............. ...- _ ._.. ...�� �-.:: •- ....:.. . .. .... � .......... . ....: � ...... ••:-::.. . . ..........� ,.. .... . ....... .....�. . ... :.. - ...... ....... ...... -...... ........... , .. ....... .... . . ,.......... � -�, _ ...... . ... ..... . ... � p �. .:.... ......:. �s ...---- ...... . ... .... 9 2 3 q, 5 6 P ."... . ."'."" _ _ -- - s90 �� .............�............ ---��-�- .. ....... ..--- ' .... . .. ..... ..�.... . �...........:................�--------:- - � � --------- � �---�- - 7 8 9 9 0 ... . ... .. .,. ..... ........: ... ...... � ......... .. � .....:.......... .:......�----: � • �------ - � - - .�-� .... . ...... .----�� � , . ;........ ��9� ....... .... ..;: ,.. �,- � -.. . -�---- - - - ............... ..� .. .. _... .... - :;...... g . ..... ...... . ........ ........ . 11 '� 12 9 3 ' -��---........-�--..._......... --.......... ..... .1R4Q.........................................................................:�� --- - �oa - i� .::- ............:........................�-----.......�.- �-� . - - - - ---- . .. _. .... - .. .. � a ..... .............:.----...... . � - � - ---- - , ...... �-�� - - - • ---��-� , . , ; ..-- ... .--��----..:_. . �:: :::�:::::.......:......:. .. :... . . - � ���;aa�,�ae --- - ,......--�--�-----......••• - - __ . . .... --..._.. ... .e�oeQ►1�:.... ._ . . 1030 -_�-:- -�__ --- . - _ =- :::- � a � ��iV�D ,.. ... .---.... .. . ..........�----. .,:... , - . ---�-........ _ ...__....;_ .....:................::. ...::......�::� .-- ------ -..-- __iQ � ............................ ...... . ... . .. . ::.�.::.:.:�.: .... ,�-::�.�- ................................. - --- ........ _... -- -- �- . _ . ,...... .......................... . -- --- - _..... ........__ ._...... .... -�I Q --.- ... :. -.�-..��.. - :.� . .. ...:::. .. ...: ::�_:_ - .. �° �� „-�. "" - ." ""'-l!�:GN!P.r�:::::.".'. :: --- -_'- ' - ._.... ' s.m.Nw.aea» "`�� �V �0�� . .. ................. . .., --:._.. - - --._ _--- _. ... .::: :.'" ._: ..:' -- +c.w.a o.e � .' ��Q. : .._ ' _ -- --. -- 1020 +i ir� , ,................... . .... ........... .. ....--••----•... .. ._..- -••••......••'-..:--:-.' - CEi'YOF ORONO •�--........- � �- - - ...-- . - � ---� .-- �- -- � _ _ � �.� ::: . .-:: ::� ... -- „aa �=• � �a.� ....... .:...... ,•••...... ._ ..• ........_;..... ,........... . . . ..... ......� .. .......... .... .. _� ...........:...•••.. .. .. . ........., --•.�........._.___ ... .::P.Vi11SFfd....... . ........ - � -�- ----. -- �M.ee.�`n��'+e'+�•�.�..�`..i°°�`i� ''rr'-:u,r.,..r«,.' iws.v,,,,, --"--.. �.�CE4�10I6 =-_'... - --- ' ----'.".. '.....'. ::....::..... ...... �«r.m a. . :' us,rww�„�w .�.':::::::.�� ..' -- ' --""' - ^sea..r s--o...e�av�smi•b.a t�omc wr�r __ _ - __ .SIC.�S97.. '�" r ' . . . .. . .....'_ .. a... ......-i- _ ___ __ ' ___... .. ._......_ S�.ee s�aMrn!...rs.ti 1 4. - .i... C�uV«M/'�.C4a) � .... _ ,...... ., ........ ...._ ...... .._. :: . ... .... ...: ::::. ......... � ... ... ,.�. ..: ..�::�:�:::��- : � _ Q�. .:...........:..... ......:...�rcaa.;:•.'-:'-__:=�: ... : . , -- 1010 �e.s.�.a , ...... .....:.� -:.. . . •::•: .... �...... ... . - 5-l0�75 _ ___ .....""' __' '._ _ :�.:� . _ . " ___"' . __ .... .... " A}Ti1MIN � SI+3EFT �M7T1 f,R9 AfVD .............-... . ' _•"' ................. ..."'_ __ �.............. ....'_'__�""" ""'" ___.. . ._._ _ ' "" ""_. .. _ ......._ , g� L�1� ..""" ""...... ___ "'"'�y.. ... •��i•� ...n,..�.•. __ _ ' .".. .. . ._.. ._" ":__"-.' �. .........:. . . i. . - _ .. ...- ..�....._ _..... �a. .�.�... O. _ _ ..._..__ .. - - . . ..... .w. ...---. " '�y-' :a:. ..---o�`ry' _ , L .... .. . ....... . _. ..-"...... �yrww ees. ........ ."""' "" � '"" .0.• .i. . . "' "' _ y 1 MN�O�N wMr. .. . .�. "...... ....0. .�'1' .�'i ... "_ _. ......' '.' . ......._ � . . 1000 . ------. ..---� - ... . .... 0 - 1000 � - '�• r� suw+ou,a,,�.E 50 100 200 ' �q ,t '—`� �� � J � �'T � - � n�n- � ��o,�rl . nnw� r �.� ..�� �IS �y � K::.'�1�=':� .::�C. �� LJ /��► ' +:J� � i � 1 y -�' \ r" � ._' ';�►` .,l� ` '.� • � '�!� . ,��..��w �iii�.s�.rip iw� �1��///���Q�!+M�' ���k '�• � ���!��J����,� � ��' �'' �"; y''�`,��I�'�-�� ` - I* .r l' r,_ 1 �/� �.i/r � I���(� t'�''�,�„��' '�,+► w.. ,.,:-- � �- * ��.,�.=',�..,s�"�/� '!:� ((((�1 ��' +"�3f� � / �^ �+ •�i �' .. �� ,►'� � .� �: ,�, �, �I"s'� .�./�;.,�J � "•� ��;�• .�� � � +w� * ���/ �!;����- �•� ': ��.�',_ ""','� ". �,`�� � ,' �� ��� -:� � ��'`; ,,,r.,,i � �� J ,`��,%`,,., ���. ��` � �,.\ • , � .. ili� ?���� T�-;w..�.. � / �a.;t.''�' `"���.��' I' M!I,�l [ I 4 r,� ��5���,. •'J �� �M� Rt��� � � / � � �•,r,.��-.�'-r- � ��Il�.✓,� .�►\I f ,� ;.� •� ►.'•J' � � v �,�` � � � la �.l,�t� '���1�.. i � �y . ���� ��� ,� � ; .�+': 4 •,: _ ., r • � ,!� �.-,yG-'Y� , • � V �* .lJl rI / k•�('11 .��.�..�+ ...�.��y�� ���..�.R ,,,,. � � ���� ' � - � »' �f���r � �;��C: � �%� ��ir'�r��:f�i�:a�i�sn_ �,vi�� . -�' � � � r, +. -� � .� . , : �,/�. I y. � 3!.� �:�. � ;.� . - .�`;���*� ,, �. � '� �y - -�" �• �;��-�j f � � � � '' ' .+ �i "�+,'�"�{.� ,,;,, �,��, " • � .�!!��:��. ; �:�'�l:�,'�e��,�`- , �.,' � � �- �� �:�.,�..�_ r. � ...�:.� -�,,._-�,,,��.- �-:�.��,��,�, ,�,� .. ���. �:,_,� �.=„c ' -,:-. � , ��. ` , . : �� •''� ,. ;��.��';� �*`•`r . � . ��� _. . s�r'� �� • „ i,�: � � ��;,�,��,.... . �.� �� � �' c�i�� �'i1 � ������ ,,;•-� -%f:��//I/ % / � � � � � :^ � -,.:� �r��r�/ �; •.�.� ��.��;-� � .�'f! . � � �;.rY% '"a-.r.;:=w'� �/ �� �' � .� ��.... _ ,�� �_...�•:.- ��_ � �,/�- � _• ,�: ���� �r• �� � i �� +w„w✓ �s� �� �•� y~ � � .'�'� �1i.�►�,n.'��♦ �--rJF+':�.,r". ' C r _ ,�� ;�� � �;;�i �����',:. ,- � � � j r� , . ,` �.�... .� � -... �r,%:�-� : -��- � .. � .,,"!r ._�` •, '. ���y ir` ���� , � � ♦ �,��' - ' � �� s� � E#�r'� ' I ,� � �� �. +t�� - • ' � �\�� - � � �� �����``1 i � � i . ��.• J� r��,���� � .� . .-��: . - � ��rr� ,�`���� .� .• ..-.-.... i w.�'�: - ���±a� �= /' _� , 1 �. _ +r�: � '� �; i�►��f - � -�� /p '� � . �./; , ,�;� ►� -... : . _ \,lz� � r . �•. � � , � ,_ �/� _ � . � � . . . � .� , �� ; � : \ ! �_ , •,. • � , . � � � ., � � • `� ` - = 7 \ v ����� '� I � �� �� -�� � � � : : = ` � � � �1 - - � i 1 _ .;�, " ! • - • E �'t" �� ' �' �1 i � Y � , 2g� � , \ � Wn� Y � —J� ,o �c, �- �/,�,- _ :� \`._.Y..�._�,. '� a�g < �. o ,� �;a _ , c� ,� \ �.�,.�. � o � � _ \ 1����\ � � i Vi —7�` � ,� �, ., . ��� \ w r. � ,� � �,, ., , , � � MODNEY LAKE PRESERVE ��� � � / /�� � .� � -- SOUTH DETAIL � o T / � � � � '~ � w�� � � � � � � / � � / —� # zW� z / a � / � o� / � 'e�'� �/ _ l � ��j`� a I R , BL ��i / � / I � r / � a W � I ,°"' •� ` �°� : � . + ��:s ro � �' � �,• � ' � � � � � \ /� � w � � �� ,/�/ . � y � �`��. ' + � � $ ,� � 1 � !1 - — soa � �M / / j � '.{t 1 � �` 'rW r � � �r � � . ' �_ ��. �. I � I � I{� �/y / � '' � — ,� SCALE IN FEET ' � `-- ��O U L� � �' ^.' ,-- �~ •/ \ � � I 1 1, �� _ - ��-- — I� , � � � � �C�.� � � � _ �� � � � �` �1 l � � / � �� w.ain.aoo�n�aa � \ \\ `\�J i � � ! � �\�� �a�� \ � ��=� � , �a�"..\ \� � I I � �-�_� �. POSSIBLE HOU.4E SITE �� � � �� � \ � \ � (� � � .—'� I h / � � �� � \ I \ � � � \�\ �\ � / / � r _.� sEanc srre � "�` > � \ J � l � � n R � � /� \ / „�', rP11 DEMor�►M/�[IIIFiE11WUlON AIItA �� � / 1 \� \ �I �� � ` iTE OdIDTC!tl1l2�TION FAlfM6ff /r � � � 4 �� � � + ��/ °`�*�T� � , � €�� � , o ���� � � � I p` � `���� I �\ ``~�' A��' �]S':ii + ! w.rr.raen�r�.ra.ss � ``\ � � �� / � I ` �g ���1 ���� . ( ��� g _��� � � <��� -�--�. s,�,,�� �"'�� - � F"'�si''ZJ°l��C�f� � : � � �'�-� + Il I � � � � R�GL�1'1r�D �� i ; 1_ -- -- �.�.��;�,�.,.� � �u� os zo,5 �� -- -- _— -- -- � � CItY OF ORONO � � � ��[� O i PC Exhibit B ' Mooney Lake Preserve Modifications for New Preliminary Plat Approval - There is no longer Lot 2, Btock 2 in the Big Woods area.There will only be Z Blocks: Lats 1-8,Block 1 and Lots 1-3, Slock 2. - There is now a Lot 3, Block 2 in the Prairie area.This lot is 3.96 acres total, 3.69 of those acres are dry. - Lots 1 &2, Black 3 are now Lots 1 &2, Block 2. - Lot 1, Block 2 was 3.01 acres total, Z.85 dry.This lot has been modified so it is now 2.77 acres total,2.74 of them are dry.To achieve this we moved the easterly line to the west by 37.5'and squared offthe line. - Lot 2, Black 2 was 2.95 acres total,2.b1 dry. This lot has been modified and is now 3.25 acres total,2.74 of them are dry. - Ma�cimum tree removal permitted for any lot within the building setbacks shall be 36 significant trees for home consRvction, driveway, septic site and any outbuilding that is to be completed.This shall be enfarced by the architectural review committee of Mooney Lake Preserve and be of record for the property. - Lot 7, Block 1: The northerly home building side set back line shall be increased to 50' for!ot area drainage reasons and an added privacy buffer and tree protection. Lot 7 has access off of Outlot E angle line extending NE from cul-de-sac,this was changed to save two significant trees. - Lot 3,Block 1 has been reduced to 6.74 acres and Outlot D has been increased to 14.87 acres per the glat - Lot 1,Block 2 has been modified to Lot 8, Block 1.We moved the north lot line, northerly 75'to the boundary of Medina.We squared up the west property line to the east,narrawing the lot - �utlot C,is now Outlot B, and will now continue north to the southern property line of Lat 8,Block 1, as shown on the plat,and will e�end south to the western property line af Outlot E.The western boundary line changed and moved easterly, see plat ��C���,�D 1 JUN os 2a�� C1TY OF ORONO � ti Mooney Lake Preserve Modifications for New Preliminary Plat Approval - Outlot B has increased in size to 1.4U acres. - Outlot F is naw Outlot E. - Outlot E is now Oudot D. - Outlot G is now Outlot F. - Ou�lat H has been removed. - The road and cul-de-sac for Outlot E is now appro�imately 100'shorter with the cul- de-sac now placed to achieve maximum tree preservation. - Lot 8,Block 1 shall enter off of the cul-de-sac on Out�ot E and now the northern boundary extends to the property line, dividing Orono and Medina. Lot 8, Block 1 was reduced in width and moved to the north to preserve the prairie to woods view corridor. - Driveway examples for alt lots are shown on the pla� - New septic sites were created for Lot 3, Block 2. - Building zones created for all Iots are to be a part of the Covenants as a guideline for future home cans�ruction.See Exhibit B to the Covenants. 2 . PC Exhlbit C� Mooney Lake Preserve Qutlot&Lot Acrea,ges A�� ou�r�ot B ;'�f , `�7 This area is for the private recreational enjoyment of all li lot owners on which a tennis court and srnall basketball court shall be built by the developer. Oudot D 0.75 - SO'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 Oudot G going westerly and north-westerly to the Lot 2 baundary.Roadway and cul-de-sac to be built by the developer. Outlot E 1.73 A 50'wide outlot for access to Lots 3,4,5,6,7,8, and also to Oudot C to be built by the develaper.The northerly porCion 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. Uutlot F 0.28 A 30'oudot which serves as access to Lot 2 only from Outlot D. Total: Oudots �Acres �f•�-� R�C��rv�D �-+�N os zoi� c�nr oF oRONo 1 � � Z • Mooney Lake Preserve � Total Acres Acre Lot i, Block 1 4.00 3.50 Prairie grass preservation shall be enforced surrounding the wetland on the southerly boundary af the property.Access is off of Oudot D from County Road 6. Lot 2,Block 2 3.39 3.00 Prairie preservation area over the southerly 4Q'af this lot The developer will plant trees just north of the preservation zane to preserve the long e�usiting view this property has protected for the last 50+ years.Access is off af Ondot D and then Outlot F off of County Road 6. Lot 3,Block 1 b.47 3.90 A water fountain will be installed 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 b aver the driveway from �utlot E Ieading to a future homesite where needed most This lot includes part of two man made ponds and a newly to be created drainage pond.Access is off of Outlot E from County Road 6. Lot 4, Biock 1 3.50 2.90 Pine ttees 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 man made ponds. Access is off of Outlot E from County Road 6. ,� � Mooney Lake Preserve L�.� Total Acres �Acres Lot 5� Block 1 3.72 2.73 A pond far drainage is ta be installed in the south-westerly potion of this lot,appropriate size is to be determined by the engineer.A swimming pool is ta 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 E to home shall incur zero tree loss.Access off of Outlot E from County Raad 6. Lot b,Block 1 2.84 2.79 �cisting hamesite currendy sits on Lot 6.If existing 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 Exhibit A of the Covenants shall be acceptable or any additional plan which shall preserve the same amount of more trees shall be acceptable to the Architectural Review Committee.Access is off of Outlot E from County Road 6. Lot 7,Block 1 � �I� �3.�� Driveway as shown in Exhibit A of the covenants shall be the route af any driveway approach to any future home unless a plan for less tree removal can be accompiished.Access is ofF of Oudot E from County Road 6 and boundary. Lot 8, Block 1 3.07 3.Q2 Tree preservation boundaries are 40' from westerrt boundary line, 75'from northern boundary line and 80'from eastern boundary line except around the eastern side of the cul- de-sac area-- only a 30' set back as shown in Exhibit B of the Covenants.A group of trees to the NW corner of this lot are also preserved per Exhibit A of the Covenants.Access is off of Outlot E from County Road 6. � � C � ARooney Lake Preserve � Total Acres Dr,y Acres Lot 1,Block 2 Z,77 2,7p Prairie grass preservation area over the fi�t 150' frvm the western boundary going east except for septic usage. 34' preservation from the eastern baundary for prairie also. Buffer trees are aiso to be planted by developer. Lot is access from Hunter Drive. Lot 2,Block 2 3.2 5 2.74 Prarie grass preservation over the first 1S0'from the western boundary going east except for septic purposes.Also a 30' easterly boundary shall be in ptace to further preserve the prarie.The developer is to plant trees to protect and preserve the valuable view corridor that's been enjoyed for 50+ years.Access is from Hunter Drive. Lofi 3,Block 2 3.9b 3.69 Prairie grass preservation over the first 15Q'from the western boundary going east except for driveway and septic purposes.Also,a 30' easterly boundary and a 45`southerly boundary shalE be in place ta further preserve the prairie.The developer is to plant Oak trees and Pine trees to protect and preserve the vaulable view conidar that has been enjoyed for over 50 years.Access is from Hunter Drive. Total: Lots 4U.34 Acres 3 Acres3���2 Average Lot Size: 3.b7 Acres Average Dry Buildable Acreage: 3.12 Acres Average Density: 4.03 Acres . Overall Total: �•3b Acres (4.16 Uudots&40.32 Lots} xAll lake lots will enjay well over 2Q0'of fake frontage. *ATl iots 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 wonderful view corridor enjoyed by everyone who has driven by 300 County Road 6 in Orono for over 50 years. Mooney Lake Preserve Significant Tree Removal Big Woods Area b"-10" Diameter 11"-22" Diameter Over 22"Diameter (Young) (35-75 years old) [75+years oid) Raad Outlot E 2 14 3 Lot 5, Block 1 (Home, Septic&Driveway) 4 3 0 Lot 6,Block 1 {Home,Septic&Driveway) 1 7 0 �.ot 7,Block 1 {Home,Septic&Drfveway) 7 18 0 Lot 8,Biock 1 {Home,Septic&Driveway) 3 2a 5 Tot�l 17 70 li Grand Total 98 Total Loss of Significant Trees in o Big Woods{approx. 15.5 acres) Y�430 or approximately 7/o R�CE�VED JUN Q8 2Q15 ClTY OF ORONO � � s - g K v T _ � Mooney Lake Preserve Example of Tree Loss Shawn in E�chibit A (Big Woods Area) Significant Tree Loss{6"ar more in perimeter) � aan ' Road to Outlot E (curb,gutter&slight road adjustment) Sugar Maple 2Z'� 1 White Oak 1�^ � Sugar Maple 18" 1 Sugar Maple �g�� 1 Sugar Maple g° 1 Sugar Maple �g^ 1 1Nhite Oak 24" 1 Sugar Mapte 18" 1 Sugar Maple Zp�� � Linden 1g° 1 Whfte Oak 22�� 1 White Oak ��'� 1 Linden 24" 1 Sugar Maple 20" 1 Linden 20" 1 Linden 24�� 1 Sugar Maple 20" 1 Sugar Maple 12" 1 Elm g„ 1 Black�ak 3g'� � Linden Z6" 1 White Oak z4" 1 Sugar Maple 14" 1 Sugar Maple ZZ" 1 White Oak 14" 1 White Oak 18" 1 Total:: Outlot E Roadway 26 Lot 5, �lock 1 (Septic) White Oak 1g• 1 Sugar Maple 10" 1 White Oak 10" 1 Linden g�� � � White 4ak 10" 1 Linden 12° 1 G�i �O'�� Sugar Maple 12" 1 � Q� � -- � � Total::Lot 5,Black 1 7� �� � G� �3 Lot 6, Block 1 (Septic) Sugar Maple 12" 1 Sugar Maple lb" 1 Sugar Maple 14" 1 Sugar Maple 16" 1 Linden 22" 1 Sugar Maple 16" 1 Lot 6,Block 1 (Driveway) Linden 8" 1 Sugar Maple 14" 1 Lot 1, Block 1 (Home) Total ::Lat 6,Block 1 8 Lot 7,Block 1 (Driveway::protected by Covenants) Sugar Maple 16" 1 Example of Homesite Black Oak 22" 1 Sugar Maple 10" 1 Linden 20" 1 Sugar Maple 3.fi" 1 Uak 14" 1 Sugar Maple 12" 1 Sugar Maple 14" 1 Sugar Maple 14" 1 Sugar Maple 8" 1 Sttgar Maple 18" 1 Sugar Maple 18" 1 Example of Yard Sugar Maple 8" 1 Sugar Maple 8" 1 Sugar Maple 14" 1 Sugar Maple 14" 1 Black Oak 22" 1 Linden 14" 1 Septic Sugar Maple �12" 1 Sugar Maple 10" 1 Sugar Maple 10" 1 Sugar Maple 15" 1 Sugar Maple 8" 1 Sugar Maple 20" 1 Total::Lot 7,Block 1 Z5 t Lot 8,Block 1 Driveway Sugar Maple 8" 1 Home Sugar Maple 20" 1 White Uak 20" 1 Ash 22" 1 Sugar Maple 20" 1 Sugar Maple 24" 1 Sugar Maple 24" 1 Yard Sugar Maple 20" � Sugar Maple 20" 1 Sugar Maple 18" 1 Sugar Maple 26" 1 Sugar Maple 18" 1 Sugar Maple 1Z" 1 Sugar Maple 26" 1 Sugar Maple 20" 1 Sugar Maple 18" 1 Sugaz Maple 18" 1 Sugar Maple 20" 1 Sugar Mapie 24" 1 Sugar Maple 2Q" 1 Sugar Maple 10" 1 Sugar Maple 18" 1 Sugar Maple 12" 1 Sugar Maple 12" 1 Sugar Maple 22" 1 Linden 20" 1 Septic Sugar Maple 16" 1 Sugar Maple 16" 1 Sugaz�Maple 18" 1 Sugar Maple 15" 1 Sugar Maple 12" 1 Sugar Maple 10" 1 Tofial::Lot 8,Block 1 32 Mooney Lake Preserve :: Summary Significant Tree Loss (6"or more in perimeCer) Ondot E Roadway z6 Outlot B p Lot S,Block 1 � Lot 6,Block 1 g Lot 7,Block 1 25 Lot 8,Block 1 32 Total gg , ► PC Exhibit E REC��v�� JUN oa 20�5 G�����ONO TI DECLARA ON OF COVENANTS, CONDITIONS,RESTRICTIONS AND EASEMENTS THIS DECLARATIQN IS EXEMPT FROM THE PROVISIONS OF THE MINNESOTA CONCVION INTEREST OWNERSHIP ACT,MINNESOTA STATUTES CHAPTER 515B, PURSUAI�IT TO MINNESOTA STATUTES SECTION 515B.1-102 (e) (2). This Declaration of Covenants, Conditions, Restrictions and Easements (this "Declaration") is made this day of , 2015, but effective as provided below, by BPS Praperties, LLC ("Developer"), a Minnesota limited liability company, and is based on the following facts: A. Developer is the owner of fee title to real property located in the City of Orono (the "Cit}�'), County of Hennepin (the "Count}�'), and State of Minnesota, legally described on Exhib�t KA" attached to and made a part of this Declaration by this refexence (the "Larger Parcel"). B. The Larger Parcel consists of eleven(11) residential lats (each a"Lot") and seven (7) outlots (each an"Outlot'�. C. Developer wishes to impose upon and subject the portion of the Larger Parcel consisting of all of the Lots and all of the Outlots except for Qutlots A and D (the "Property"), ta certain covenants, conditions, restrictions and easements, for the benefit of the Property and all present and future Owners of any part thereaf. N�W, THEREFORE, in cansideration of the facts stated above, Developer hereby makes this Declaration and submits the Property to the covenants, conditions, restrictions and easements set forth below,hereby declaring that this Declaration sha11 constitute covenants running with the land, and declaring that the Property and each portion thereof shall be owned,used, occupied and conveyed subject to the covenants, condirions,restrictions, easements, charges and liens set forth below, all of which shall be binding upon each Person owning or acquiring any right, title or interest therein, and their respective heirs, personal representatives, successors and assigns. ARTICLE I DEFINITIONS The following words,when used in this Declaration, shall have the following meanings: 1.1 "Association": Mooney Lake Preserve Homeowners Association, a Minnesota nonprofit corporation. .� o� ��� 1.2 "Big Woods Lots": Lots 5, 6, 7, Block 1 d Lot 1, Block 2 the Plat. 1.3 "Committee": the Design Review Cammi of ssociadon exercising the fiznctions and powers described in Article VI below. 1.4 "Common Areas": Outlots B, C, E, F, and G of the Plat, including without limitation any and all reereatianal facilities now or hereafter located on Outlot C of the Plat. 1.5 "Common Expenses": all expenditiu�es made and liabilities incurred by the Association on behalf of the Owners. 1.6 "Developer": BPS Properties, LLC, unless and until it assigns to another Person, by an instrument duly recorded in the office of the Registrar of Titles in and 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 Develaper under this Declaration. 1.7 "Excluded Parcels": Outlots A and D of the Plat. 1.8 "Lot": any of one of the numbered lots in the Plat. 1.9 "Out1oY': any of the lettered outlots in the Plat except for the Excluded Parcels. 2 1.10 "Owner": one or more Persons who or which holds fee htle to a I.,ot; provided, however, tha.t if a Lot is being sold pursuant to a contract for deed, the contract purchaser(s) entitled to possession of the Lot shall be the Owner unless and untii the contract for deed sha11 have been cancelle� or otherwise shall have terminated. If more than ane Person constitutes the Owner of a Lot, all such persons shall decide between or among themselves how to vote in any vote of the Owners of the Lots, and the Owner of each Lot sha11 be entitled to only one vote for each Lot owned by that Owner. 1.11 `�erson": a nahzral individual, coiporation, limited liability company, partnership (whether general, limited or limited liability),trustee,or any other legal entity capable of holding title to real property in the State of Minnesota. 1.12 "Plat": the recorded plat of MOONEY LAKE PRESERVE, Hennepin County, Minnesota. 1.13 "Preservation Easement Areas": those portions of the Property designated either as Tree Preservation Areas or Prairie Preservation Areas and legally described on E�ibit �B" attached to and made a part of this Declaration by this reference. 1.14 "Private Roads": the roadways and other improvements now or hereafter located on Outlots B, E, F and G of the Plat, including without limitation any underground utilities now or hereafter constructed or instalied thereon,therein or thereunder. 1.15 "Private Road Outlots": Outlots B,E, F and G of the Pla� 1.16 "Property": all of the Lots, and a11 of the Ou#lots except for the Excluded Parcels. 1.17 "Replacement Tree": a healthy deciduous or coniferous tree measuring at least four inches in diameter, measured in caliper inches four feet above the ground. 3 1.18 "Significant Tree": a healthy deciduous tree measuring at least six inches in d.iameter, or a healthy coniferot� tree measuring at least four inches in diameter, measured in caliper inches fow feet above the ground. ARTICLE II USE 2.1 Residential Lot Use. Each Lot shall be used solely and�clusively for residential purposes. No building shall be erected, altered, placed or permitted to remain on any Lot except the following, if and to the extent permitted by applicable law and the Committee: a single dwelling house, designed for the accommodation of one family; one or more gara.ges designed to accommodate two (2), thre� (3), or four (4) automobiles, fhe exterior of which shall be constructed of the same material used,or to be used, on the eaterior of the dwelling house; a pool house incident to an in-ground swimming pool on a Lot; a gazebo; and any other building incident to the residential use of the Lot. No above-ground swimming pooi, except stn.all, movable children's wading poals, shall be placed or constructed on any Lot. No sign of any kind shall be placed or keQt on any Lot if such sign is visible from any other Lot, from any of the Common Areas, or from any road ar any other location outside of the Property, except only (i) a sign not exceeding one{1) square foot in area, indicating the address and/or name of the Owner of the Lot, {ii)a "for sale" sign of a size and dimensions not exceeding those customary in the Minneapolis-St. Paul metropolitan area for residential real estate "for sale" signs except as otheiwise approved by the Committee, and (iii) prior to the construction of a dwelling on a Lot and the conveyance of the Lot and dwelling to the initial occupant{s) of the dwelling, signs of which the size, shape, color and message have been approved by the Committee, advertising the Lot far sale, advertising the dwelling as a model home, and/or specifying the name of the�uilder 4 constructing the dwelling. Except as othervvise provided by applicable law, no satellite dish, antenna or similar equipment or apparatus that is visible beyond the boundary of a L.at shall be located or installed on the Lot. 2.2 No Subdivision. So long as any covenant, condition or restriction created by this Declaration remains in effect, no Lot may be subdivided, oombined with �nother Lot or replatted, in a manner which changes the number of Lots in the Property. ,Any replatting or other subdivision or combination of Lots sha11 not, in the absence of an amendment ta this Declaration, affect the relative rights and obligations of Owners with respc:ct to their voting rights, their obligations to pay assessments pursuant to this Decl�ation, or otherwise. 2.3 Maintenance. Each Lot and all improvements thereon shall be maintained by the Owner thereof in good order and repair, in accordance with all applicable laws, ordinances, rules and regulations and any standards established from time to time by the Cominittee. 2.4 Drainfield Protection, Each Lot has or hereafter sha11 have two individual sewage treatment system drainfield sites approved by the City ("Drainfield Sites"), which may be the only two feasible Drainfield Sites on the Lot. The Drainfield Sites identificd by Developer and approved by the City as of the date of this Declaration aze shown on Exhibit KC"atta.ched hereto and made a part hereof by reference. The Owner of a Lot may designate one or two alternative Drai.nfield Sites on the 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 Lot shall be disturbed before, during or after construction and subsequent occupancy of a dwelling on the Lot, regardless whether the Drainfield Site is in use. The existing natural topsoil on each Drainfield Site sha11 remain in place and shall not be subjec# to any traffic wluch will ca�se even slight compaction. To protect Drainfield Sites fmm inadvertent damage or destruction,no Owner sha11 5 pernut any car, truck, or earth moving ec�uipment to enter upon the Lot of any other Owner, and no Owner sha11 construct any driveway, erect any building, or permit earth moving equipment on the Owner's Lot without first: (a) etecti.ng a clearly visible fence prior to commencement of cflnstruction, twenty (20) feet outside the boundary of each of such Owner's Drainfield Sites, along that part or those parts of the Drainfield Site(s) that is between the L3rainfield Site(s) and all areas which are accessible to earth mavi.ng equipxnent; and (b) erecting a clearly visible fence during construction along that patt of the Lot line that is between an adjacent Lot's Drainfield Site(s) and the areas on the Lot which are accessible to earth moving equipment. The covenants and restricdons contained in this Sechon 2.4 shall bind each Owner of a Lot and shall inure to the benefit of and be enforce�ble by the City, the County and the Owner of any other Lot, and their respective legal representatives,heiyrs, successars and assigns. 2.5 Parking. No vehicle shall be parked on any unpaved area on a Lot, nor on any street or road right-of-way adjacent to the Lot or to any other part vf the Property. 2.6 Comman Areas. The Common Areas shall be owned and maintained at all times by the Association. The Private Road Outlots shall be used solely for pedestrian and vehicular ingress and egress as provided in Section 2.8 below. Outlot C shall be used by the Owners for recrearional purposes, subject to such rules as the Assoeiation shall establish from time to time. Outlot H shall be used as a tree preservation and buffer $rea. 2.7 Tree Preservation and Tree Plantin�. Each Owner of a Lot ather than the Big Woods Lots shall replace each Signific�t Tree removed from such Owner's Lot with two (2) Replacement Trees to replace the Significant Tree so removed. Each�wner of a Big Woods Lot 6 sha11 be entitled to remove up to fifteen (15) Significant Trees from such Owner's Big Woods Lot in connection with the construction of a home and/or septic system on the Lot withont being required to replace any of them, but shall replace any removed Significant Tree in excess of fifteen (15) with two (2) Replaceinent Trees. In addition to the faregoing requirements, each Owner sha11 plant the trees required by the Common Boundary Tree Plan for the Owner's Lot as describ� in Section 6.3. No more than thirty six (36) significant trees frorn any lot within the Build.ing Envelope for the home,driveway,septic and/or outbuilding may be removed. 2.8 Access. Vehicular access to Lot 1 shall be solely over and across autlot E. Vehicular access to Lot 2 shall be solely over and across Dutlots E and G. Vehicular access to Lots 3, 4, 5, 6, and 7,Block 1 shall be solely over and across Outlot B and F. Vehicular access to Lot 1, Block 2 shall be solely aver and across Outlots F and B. �ehicular access to Lots 1, 2 and 3, Block 3 shall be directly from Hunter Drive. ARTICLE III EASEMENTS AND SETBACKS 3.1 Utility and Drainage Easements. Easements for installation and maintenance of utilities and drainage facilities have been dedicated as shown on the Plat. Within these easements,no structure, femce,planting or other material sha11 be placed or permitted to retnain which may damage or interfere with the installation antd maintenance of utilities or which may change the direction of flow of water through drainage channels within the area of these easements. The Owner of a Lot sha11 maintain the easement sites on the Lot and all improvements within it,except for those improvements far which a public authority or utility cornpany may be responsible. 7 3.2 Private Road. Developer hereby declares and creates perpetual, non-exclusive appurtenant private road easements: (a) over Outlot E of the Plat for the benefit of and appurtenant to each of Lots 1 and 2; (b} over Outlot G of the Plat for the benefit of and appurtenant to Lot 2; (c) over Outlot F of the Plat for the benefit of and appurtenant to each of Lots 3, 4, 5, 6, 7, Block 1 and Lot 1, Block 2; and (d) over Outlot B of the Plat for the benefit of and appurten�t to Lot 7, Block 1 and Lot 1, Block 2; benefiting each current and future Owner of those Lots, for use by each Oumer and the guests and invitees of such Owner for pedestrian and vehicular ingress and egress, and underground utility purposes, between such Lot and Hennepin County Sta.te Aid Highway No. 6, as shown on the Plat. 3.3 Setbacks. The setback ret�uirements for the dwelling house and any other building on each Lot shall be the setback requ.iretnents of the City, except as otherwise set forth below. 3.4 Citv Access. Developer hereby declares and creates: (a) a perpetual, nan- exclusive easement over the Private Road Outlots for the benefit of the City, far (i) road, drainage and utilities purposes, including the right to construct and maintain the same and the right of ingress and egress of emergency vehicles; and (ii) ingress and egress over the Private Road Oudots for inspectian by the City of any portion of the Property, animal control, snow removal, maintenance, repair and replacement of the Private Roads, and exercise of any rights or remedies granted to the City by this Declaration. 3.5 Preservation Easement. Developer hereby covenants, grants, gifts, quit claims and canveys to each Owner the easement and right to restrict, and Developer, for itself and all future 4wners af Lots, agrees for the benefit of all present and future Owners of Lots to limit and 8 preclude, the use, improvement and development, under the conditions and covenants contained in this Section 3.5, of the Preservation Easement Areas. In fiutherance of such easement, Developer, for itself and a11 future 4wners of each of the Lots, hereby covenants and agtees that, except as expressly permitted by this Section 3.5: (a) no structure shall be constructed, erected or placed upon the Preservation Easement Areas, including without limitation fences, fireplaces, steps, hardcover or roads of any nature whatsoever, or any other structure or improvement inconsistent with the natural state of the Preservation Easement Areas, except that walldng paths that are not made of hardcover sha11 be pennitted with approval of the Committee; (b} no domestic animals shall be kept or allowed to remain within the Preservation Easement Areas; (c) no tree, shrub or other vegetation within the Preservation Easement Areas shall be destroyed, cut or removed except as authorized in writing by the Association and in accordance arith an approved vegetation management plan; (d} no earth, loam, peat, gravel, soil or any other natural maxerial or substance sha11 be moved or removed from the Preservation Easement Areas, nor shall any dredging or excavation of any nature whatsoever in, or any change in the topography of, the Preservation Easement Areas be made without the written consent of the Association; (e) no soil, saud, gravel or other substance or material as landfill sha11 be placed, durnped or stored in, and no waste, trash or garbage shall be dumped or stored in, the Preservation Easement Areas; (� no use of the Preservation Easement Areas shall be made except any uses which will not change or alter the naturai condition of the Preservation Easement Areas, and no use which would tend to change the drain�ge, flood control, water conservation, erosion control, soil conservation, wildlife habitat characteristics and scenic views of the Preservation Easement Areas sha11 be made; and (g} the City and the Association may enter upon the Preservation Easement Areas for the purpose of 9 inspection and enforcement of the covenants contained herein and to cause to be removed from the Preservatian Easement Areas, without any liability, any structure, use, material, substance or unnatural matter inconsistent with the covenants contained in this Section 3.5 and the natural state of the Preservation Easement Areas. Except as expressly set forth in this Section 3.5, the public shall have no interest in the Preservation Easement Areas. Notwithstanding the foregoing provisions of this Section 3.5: (i) the Owner of each of Lots 5 and 6, Block 1 and Lot 1, Block 2; shall be entitled to construct, witlun 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 otherwise complies with the provisions of this Declarafiion and that is appmved by the Committee as having been iocated 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 1,2 and 3, Block 3 shall be entitled to construct, within the portion of the Owner's Lot that is included in the Prairie Preservation Areas, a driveway and/or septic system that otherwise camplies with the provisions of this Declaration. ARTICLE IV NUISANCES; ANIMALS 4.1 Nuisances. No noxious or offensive activities sha11 be carried on upon any Lot, nor shall anything be done thereon which may be or become an annoyance or nuisance to the Owner or occupant of any other Lo�. 4.2 Animals. No azrimals, livestock or pouttry of any kind shall be raised, bred or kept on any Lot, except that dogs, cats, birds and other common household pets may be kept so Iong as: they are not kept, bred or maintained for any commercial purpose; they are maintained in accordance with all applicable laws and ordinances, including without limitation any 1Q limita.tions on the number of any such animals and limitations on the housing and fencing required for such animals; they are housed within the primary residential dwelling or the garage on a Lot, except as otherwise approved by the Committee; and they are not allowed to run at large on the Lot of any Owner other than the owner 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 REFUSE; OUTDOOR STORAGE 5.1 Rubbish, Trash and Garbat�e. No Lot shall be used or maintained as a dumping ground far 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, other Lots and any other portions of the Property. 5.2 Firewood. Firewood may be kept outside a building only if shielded from view, in a manner appmved in writing by the Committee, from roads, easements, other Lots and any other portions of the Property. 5.3 Outdoor Stora�e. No motor vehicle, watercraft, trailer or piece of recreational equipment, includi.ng but not limited ta camping trailers, motor homes, snowmobiles, motorcycles, motorbikes, boats and canoes, shall be petmanendy or temporarily stored on a Lot outside of a garage, dwelling, or area screeneci from view from roads, easements, other Lots and any other partion of the Property. ltio commercial vehicle, equipment, parts or machinery shall be permanently or temporarily stored on a Lot outside of a building on the Lot. 11 ARTICLE VI DESIGN REVIEW G.1 Design Review Committee. No building, stnzcture or other improvement to a i,ot shall be erected,placed,altered, expanded or occupied on any I,flt, 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 alteration or expansion thereof, andJor the landscaping plan, have been approved by the Cammittee. The Committee initially shail be camposed solely of George W. Stickney, unless and until Developer designates a different member by written notice to the 4wner of each of the Lots. Thereafter, 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 three persons designated in writing by the Directors of the Association. In the event of the death or resignation of any member o£the Committee, the remaining member or members shall have full authority to act as the Committee until a substitute Director of the Association, ar 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,upon reasonable notice to the Owners and members of the Committee. All decisivns of the Committee shail be by majority rule. The Cammitte�sha11 not unreasonably fail or refuse to approve any applicatian or request by an Owner. 6.2 Objecrives. The objectives of the Committee shall inciude, among others, the following: (a) To promote Iong-term community quality by encouraging construction on the Lots of only single-family homes and related improvements of appropriate azchitectural style and exterior design; 12 (b) To protect and preserve the character and nature of the Property, including its landscape, pieasing views and natural characteristics; (c) To prevent any comtnercial,business or industrial use of the Lots; (d) To promote the use of only quality exterior materials and finishes, of a color and applied in a manner that enhance the appeal and compahbility of the residential community within the Property; (e) To promote adequate and reasonable development of the Property, appropriate to the type of homes to be constructed thereon; (fl To promote the erection of buildings appropriately located on the Lots, to foster and preserve a harmonious ap}�earance and function and to preserve the quality of views from other Lots; (g) To enforce compliance with a11 terms, general and specific standards, and other use restrictions contained herein or in any other document duly recorded which affects title to any part af the Property; (h) To promote oompatibility of alterations made to any dwelling or other improvements on a Lot with the elcisting dwellings and other improvements on the other Lots; and (i} To promote compattbility of landscaping on Lots in order to achieve a harmonious viewscape from other Lots and to preserve and enhance the aesthetic quality of the Property. 6.3 Review Process. Design review by the Committee shall include but not be limited. to (a) site grading and landscaping plans; (b) location of all buildings and other improvements; {c}height and mass of buildings in relation to otber houses on Lots and the general topography 13 of the Pmperty; (d}location, configuration, length, area and configuration of driveway access; (e) exterior finish materials; and {fl Iocation, composition, size, color and design of any and all fencing. Prior to commencement of construction or site grading on any Lot, the Owner of the Lot shall submit to the Committee: a site plan of the I.at, showing existing grades, Lot lines, setback lines, proposed location of each building, and the location, length and width of all driveways, fences, sidewalks and patios; a site grading and trce clearing plan, which shall identify all tree protection and Drainfield Sites protection measures and all installations of silt fences; two (2) sets of construction plans for the building{s), including interior floor plans, renderings of all exterior elevations, and an identification of the character, qua,tity and color and, if available, the manufacturer, of all exterior materials and finishes; renderings of any proposed fences and/or retaining wall improvements; a tree survey of the Lot to be irnproved, showing the size, species and location of all Significant Trees on the Lot that are proposed to be removed from or relocated on the Lot, and the size, species and location of all Replacement Trees raquired by Section 2.7 above; and the size, species and location of at least twelve trees that are required to be planted along each boundary of the Lot that is a common boundary ��vith another Lot (the "Common Boundary Tree Plan'°). Replacement Trces may be counted toward the twelve tree requirement of the Common Boundary Tree Plan if planted along a common boundary. T� within twenty-one (21) calendar days after all of said materials have been submitted to it, the Committee or its designated representa,tive neither disapproves such alteration or improvement nor approves the same subject to one or more conditions, and in any evetrt if no suit to en.join the making of such alterations or improvements has been commenced prior to the completion thereof, such approval(s} will be dcemed granted, further evidence thereof will not be required, 14 and this covenant sha11 be deemed to have been fully performed as to such construction or site ��g- 6.4 Landscapinu. No vegetation on a Lot shall be altered, except pursuant to a landscaping plan submitted to and approveti by the Committee. Prior to commencement of any grading, tree removal or other landscape alteration beyand any such activity within the approved building area for a dwelling, and in any event not Iater than the earlier to occur of the date of first occttpancy, or ninety (90) days after completion of canstruction of the dwelling on a Lot, the 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 nan- maintained natural ground cover, proposed tres clearing, Replacement Trees, and the Common Boundary Tree Plan for landsca�e or view purposes. I� within twenty-one (21) calendar days after its receipt of the proposed landscape plan complying with the requirements of this Section 6.4, the Committee or its designated representative neither disapproves such landscape plan nor approves the same subject to one or more conditions, approval of the landscape plan will be deemed granted, further evidence thereaf will not be required, and this covenant shall be deemed to have been fully perfozmed as to the landscaping plan so submnitted. The Cornmittee, in its review of la�dscape plans, shall discourage the removal of any Significant Tree on a Lot, unless such tree is diseased or within the site of the approved 'unprovements to be made to the Lot, in which case the Committee may requ.ire that each such Significant Tree be replaced on the Lot by two Replacement Trees of a species acceptable to the Committee. The Committee, in reviewing and approving Iandscape plans for Lots, shall have as one of its objectives to ensure that the landscaping on all of the Lots is harmonious with the landscaping on the other Lots. 15 6.5 Subs uent Im rovements. After initial occupancy of the dwelling constructed on a Lot, no exterior improvement or construction which has not previously been approved pursuant to this Article VI sha11 be oommenced, and no building, other structure or improvement to a Lot shall be altered on the exterior (excluding normal staining or repainting of a similar color), nor any substazitial landscape work done on any Lot, unless the approvals required by this Article VI shall have been obtained. Notwithstanding the foregoing, in the event of a casualry to any improvements on a Lot, which improvements were approved pursuant to this Article VI, the Owner of the Lot shall be entitled to rebuild those improvements, without change from the origina� appmved plans, without again obtaining approval by the Committee. 6.6 Other Specific Standards. To provide guidance to Owners, Developer hereby provides the following additional design review standards which shall be enforced by the Carnrnittee: (a) Materials. The exterior wa11s of all buildings on a Lot shall be constxucted of any of the following materials, of a quality and applied in a rnanner acctptable to the Committee: brick; stucco; natural stone; 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 boards, window and door trim, shutters, frieze board.s and moldings are encourage�, and may be required whenever visible from any other Lot. All roof vents, plumbing stacks and flashing should closely match the color of surrounding materials. Driveways sha11 be paved, with asphalt, concrete or pavers. Appraval of colors by the Committee shall be in its reasonable discretion. Exterior colors approved by the Committee may not be changed without the same approval. 16 (b) Individual Sewage Treatment S s� Individual sewage treatment systems shall be built into the existing contour of the Lot, and landscaped to mask the appegrance of a "mound." Any access portals or pipes used to pump out underground holding tanks sha11 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 contemplate turf, shrubs, trees and flower g�dens, to be maintained by the Owner of the Lot. Landscape plans providing for non-maintained areas may be permitted only in areas of heavy tree cover and the Preservation Easement Areas. Landscape plans which include plantings of native grasses, wildflowers and/or other plantings intended to create a low- maintenance landscape of natural appearance, 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 neighboring landscape. ARTICLE VII CUMMON EXPENSES 7.1 Common Areas. 'The costs of maintaining, repairing and replacing the Common Areas, including without limitation the Private Road Oudots and any other improvements on the Common Areas, and the costs incurred by the Association in otherwise performing its obligations under this Declaration, shall be Common Expenses. 7.2 Other Common Expenses. The following also shall be Cammon Expenses: (a) The costs of maintaining, repau-ing and replacing, and paying the cost of electricity used by, any and a11 street lights within the Property, and any street signs on the Property,to the extent not maintained by the City or the County; 17 (b} The costs of maintaining, repairing and replacing any subdivision monuments,lighting and related improvements on any of the Common Areas; (c) Any real estate taxes and special assessments levied against the Common Areas; {d) The costs of maintaining all storm water ponds and other storm water management facilities now or hereafter constructed on the Property; and (e) The costs of mainta,ining 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 ASSESSMENTS 8.1 Creation of Lien and Personal tJbligation of Owners. Each Owner, by accepting any deed or othe�r instrument of conveyance to a Lot, whether or not it sha1l be sa eapressed in such deed or other instrument, is deemed to covenant and agree to pay to the Association general annual assessments or chazges, and special assessments for capital improvements and other Common Expenses which are incurred less frequently than annually by the Owners, such assessments to be established and collected as hereinafter provided. All annual and special assessments assessed against a Lot, together with interest, collection costs and reasonable attorney'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 attomey's fees, shall also be the personal obligarion of the Owner of the Lot as of the due date of the assessment, and if more than one person is the Owner of the Lot, each such person shall be jointly and severally liable therefor. 18 Such assessments shall be fixed, established and collected by the 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 Owners, to ixnprove and mainta,in the Cozntnon Areas, to maintain and repair az�y amenities located within the Common Areas, and to pay other Common Expenses. 8.3 Annual Assessment. The Association shall fix the amount of annual assessments and the dates and methods of payment. 8.4 Special Assessment for Capital Improvements. Special assessments for the purpose of defraying, in whole or in part, the cost of any constntcrion, reconstruction, repair or replacernent of a capital improvement shall be levied only with the assent of the Owners of a majority of the Lats. 8.5 Uniform Rate of Assessment. Both annual and special assessments sha11 be fixed at a uniform rate for all Lots, and may be collected on a monthly, quarterty or annual basis, as deternuned from time to time by the Association. 8.b Effect of Nonpayment of Assessments. Any assessment not paid within thirty (30) days a$er the due date shall bear interest from the due date until paid, at a rate equal to the lesser of the highest rate pemutted by law, or eight percent (8%) per annum. The Association may bring an action at law against an Owner who has not timely paid an assessment for which such Owner is personally obligated {a "Defaulting Ownet"), and/or foreclose the lien against the Lot owned by the Defaulting Owner, to collect any assessment owed by the Defaulting Owner. No Owner may waive or otherwise escape liability for the assessments provided for herein by non-use of the Common Areas or abandonment of a Lot. A suit to recover a money judgment for 19 _ unpaid assessments and expenses hereunder may be maintained without foreclosing or waiving the lien securing the same. 8.7 Lien for Assessments. All sums assessed to a Lot pursuant to this Article VIII, together with interest thereon and other costs as provided herein, shall be secured by a lien thereon in favor of the Association. Such lien sha11 be superior to all other liens and encumbrances on such Lot except only for liens for general and special taxes, and the lien of any first mortgage on a Lot. All other Persons acquiring 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 pmvided herein,whether or not such consent is specifically set forth in the instrument creating such lien. To evidence a lien for sums assessed pursuant to this Article, the Association may prepare a written notice of fien, setting forth the amount of ttie assessment, the due date, the amount remaining unpaid, #he name of the Defaulting Owner and a description of the Lot, and recard the smne in the of�ice of the Registrar of Tifles in and fc�r HEnnepin County, Minnesota. Such lien may be enforced by judicial foreclosure or by foreclosure by advertisement, in the same manner in which mortgages on real property may be fore,closed in Minnesota, and each current and future Owner, by becoming an Owner, hereby grants to the Association a power of sale,to enable the Association to enfarce the lien hereby created by non-judicial pmceedings. In any such foreclosure, the Defaulting Qwner shall be required to pay the costs and expenses of the Association in collecting the assessments and/or enforcing the lien, all of which shalt be secured by the lien being foreclosed. In order to cause the Association to discontinue any foreclosure or any other proceedings to oollect any assessment and/or to enforce any lien granted pursuant to this Declararion, the Defaulting Qwner shall be obligated to pay ali assessments against such Owner's Lot which shall have become due as of the date of such payment, and all costs and 20 expenses incurred by the Association in callecting the assessments and/or enforcing such lien, including reasonable attorney's fees. A release of notice of lien sha11 be executed by the Association in recordable form, and may be recorded at the Defaulting Ownet's expense, upon payment of all sums secured by a lien which has been the subject of a recorded notice of lien. The Associ.ation, upon written request, shall report to any Person with a valid lien on or interest in a Lot, any assessments remaining unpaid for longer than ninety (90) days after the same shall have becorne due. 8.8 Continuin$ Liabilitv. The sale or other transfer of a Lot shall not exdnguish or otherwise impair the assessment lien, nor extinguish or impair the personal obligarion of the selling Owner for any delinquent assessments and interest, costs and expenses, until the same shall have been paid in full. Notwithstanding the foregoing, the persoaal liability of any Owner to pay assessments and any rela#ed interest, costs and expenses sha11 apply only as to any such assessments, interest, costs and expenses which were due when the 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 Lot. 8.9 Governmental Assessments. In the event that the Associarion fails to perform any of its obligations pursuant to this Declaration and such obligations were irnposed by or for the benefit of the City, the County, or any other govemmental or quasi-governmental entiry, such govemmental or quasi-govemmental entity shall be entitled to pay and perform the obligatians of the Association in cannection therewith and to levy, impose, enforce and collect the costs sa paid or incurred by such entity by an equal assessment on each of the Lots, to the fullest extent permitted by law. 21 a ARTICLE IX GENERAL PROVISIONS 9.1 Duration. The covenants, conditions, restrictions and easements in this Declaration shall run with and bind the Pmperty and shall inure to the benefit af and be enforceable by and against the Owner of each Lot, and their respeetive legal representatives, heirs, successors and assigns. The easements created pursuant to this Declaratzon shall be perpetual. Any provision of this Declaration expressly benefiting the City, the County, or any other governmental or quasi-governmental entity, sha11 be perpetual unless and until waived in writing by that entity. All other covenants, conditions, restrictions and reservations created by this Declaration are exempt from the durational limit set forth in Minnesota Statutes Section 500.20, subd. 2a pursuant to clanse(4)of that subdivision, ai�d shall be perpetuai. 9.2 Enforcement. Each Owner (including Developer so long as Developer is the Owner of at least one of the Lots) and the Association shall have the right to enforce, by any proceeding at law or in equity, all easements, covenants, conditions, restrictions and charges now or hereafter imposed by the provisions of this Declaratian, including the ooIlection, for the benefit of the Association, of any Owner's pro rata share of Common Expenses. The City, the County, and any other govenunental or quasi-governmental entity, shall have the right ta enforce by any proceeding at law or in equity a11 easements, covenants, conditions and restrictions created by this Declaration expressly for the benefit of such entity. In view of the purposes of tlus Declaration and the unique characteristics of the Propelty, it is acknowledged that money damages to the Association, any Owner or any other entity in the event of a violation of any of the terms hereof would be an inadequate remedy, due to the ineparable and immeasurable harm done thereby. Accordingly, the Association, each Owner (including Developer, so long as 22 Developer is the Owner of at least one of the Lots) and any other entity shall have the right, in addition to any other remedies available at law or in equity, to apply for and receive from any court of competecrt jurisdiction in the State of Minnesota, equitable relief by way of rest�-aining 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 of this Declaration. If successful, the party seeking enforcement of the terms hereof shall be entitled to recover from the party violating the terms of th�is Declaration reimbursement for all costs and expenses of 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 court order shall not affect any of the other provisions, which shall remain in full force and effect. 9.4 Amendment. This Declaration may be amended by an instrument executed solely by Developer until Deveioper is the Owner of fewer than three (3) of the Lots, a.nd thereafter may be amended by an instrument executed by Owners of at least eight(8) of the Lots; provided, however, that: Section S.5 may not be amended without the 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 Declaration without the written consent of each Owner and lienholder of that part of the Property. 23 IN WITNESS WHEREOF, Developer has caused this Declaration to be duly executed on the day and year first above written. DEVELOPER: BPS Properties, LL,C By. George W. Sticlaiey Its: Chief Manager 24 STATE OF MINNESOTA ) ) ss C�UNTY OF HENNEPIN ) The foregoing instrument was aclrnowledged before me tlus day af , 2015, by George W. Sticlmey, the Chief Manager of BPS Properties, LLC, a Minnesota limited liability company, on behalf of the limited liability company. Notary Public This instrument was drafted by: Moss &Barnett (JLV� A Professional Association 150 South Fifth Street, Suite 1200 Minneapolis, MN 55402 {612) 877-5�00 25 t � CONSENT OF MORTGAGEE Wendy White Dayton, the owner and holder of a reoorded mortgage encumbering some or all of the "Lots" (as defined in the foregoing Declatation of Covenants, Conditions, Restrictions and Easements), hereby consents to said Declaration and agrees that her right, title and interest in and to any and a11 of the Lots shall be subject thereto. Wendy White Dayton STATE OF MINNESOTA ) ) ss COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me ttus day of _, 2Q15,by Wendy White Daytan. Notary Public 26 . EXHIBIT"A" THE LARGER PARCEL The following described real property situated in Hennepin County, Minnesota: Lots 1 through 7, Block 1; Lot 1, Block 2 and Lots 1,2 and 3, B1ock 3, all inclusive, and Outlots A, B,C, D, E, F, and G, MOONEY LAKE PRE5ERVE, according to the recorded plat thereof. 27 EXHIBIT "B' APPROVED DRAINFIELD SITES 28 r EXHIBIT"C" PRESERVATION EASEMENT AREAS The following described real property situated in Hennepin County,Minb.esota.: A. Tree Preservation Areas That part of Lot l, Block 1, Mooney Lake Preserve, according to the recorded plat thereof,lying east of a line pazallel to and fifteen (15) feet westerly of the east line of said Lot 1, and that part of said Lot 1 lying west of a line parallel to and fiftcen{15) feet southeasterly of the northwesterly line of said Lot 1; and That part of Lot 2, Block 1, Mooney Lake Preserve, aacarding to the recorded plat thereof, lying southeasterly of a line parailel to and fifteen(15)£eet northwesterly of the southeasterly line of said Lo#2, and that part of said Lot 2lying northwest of a line parallel to and fifteen{15) feet southeasterly of the northwesterly line of said Lot 2; and That peut 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 northwesterly of the southeasterly line of said Lot 3, and that part of said Lo#3 lying northwesterly of a line para11e1 to and fifteen(15} feet southeasterly of the northwesterly line of said Lot 3; and That part of Lot 5, Block 1, Mooney Lake Preserve, according to the recorded plat thereo� lying westerly of a line described as follows: Commencing at the most southerly comer of said Lot 5; see Bnildmg Envelope Addendum to the CovenantR; and The northerly fifteen(15) feet of Lot 6,Block 1, Mooney Lake Preserve, according to the recorded plat thercof, and that part of said Lot 6 lying northwesterly of a line described as follows: Commencing at the most westerly camer of said Lot 6; thence southeasterly, along the south line of said Lot 6, a distance of feet to the point of beguuung of the line to be described; see Building Envelope Addendum ta the Covenants; and That part of Lot 7, Block 1, Mooney Lake Preserve, according to thc recorded plat thereof, lying west of a line drawn perpendicular to#he north line of said Lot 7 from a point on the north line of said I,flt 7, see Buildmg Envelope Addendum to the Covenants; and the north fifteen(15} feet and the south fifteen (15)feet of that part of said Lot 7lying east of said perpendicular line; a fifly(50}foot side setback from the northerly boundary shall be establishad for horne construction only, and 29 . That part of Lot 8, Block 1, Mooney Lake Preserve, according to the recorded plat thereof, as shown on Buildutg Envelope Addendum to the Covenants and; the westerly forty(40} feet,the northerly seventy-five (75} feet, the easterly eighty(80) feet, except around the eastern side of the cul-de-sac area as shown on Eachibit B of the Covenants, of Lot 8, Block 1,Mooney Lake Preserve, according to the recorded plat thereof; and B. Prairie Preservation Areas That part of Lot l, Block l, Mooney Lake Preserve, according to the recorded plat thereo� lying westerly of the east thirty(30)feet thereof and south of the easterly extension of the south line 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 Those parts of Lots 1, 2 and 3, Block 2,Mooney Lake Preserve, according to the reoorded plat thereof, lying west of a line para11e1 to and one hundred fifty (150) feet east of the west line of said Lots 1 and 2, Block 3, and lying southeasterly of a line paraltel to and thirty{30) feet northwesterly of the most easterly line of said Lots 1, 2 and 3,Block 3; and The southerly farty five(45} feet of said Lot 3, Block 2, Maoney Lake Preserve, according to the recorded plat thereof. 30 South line oi GovY Lot 2, � N 89°3 " E 1432.73 •- �������a�a ` ) ) l Sec.25-11&23 per Torr 'p ,1 � � � , } I ! / ! � � Case No. 165353 and � , � Y=�� � ������� � � -• --�j--`--!-- J ,�� �/�������� j r�7x. � ' � � � � ' �H p,� '� �� � � � �l/ � :� "�^'�•� _--�_ � 1 � .�/�---f�-� / I � � � � �---- � � .f��, , � �.w p ��s,�� � ��� � :�� �� --� � �e- `,� / 169.00 l% �/i�� PC Exhibit F�;I Y . . _ � . � . y � . . � yr . .._ . r" .nw/ "----'�-- � . -� � ----''�— c - - - -w¢ . , . - �h y� .w . .� r. m. � . ` :� / , ' - -- - .?h_ �,,,, , f -� � �7 F ' ` � �� YA . � �' • � � �r� r ,.�w �' .�ro. , . . R ,��^ ' �(Fa �4`1��� A� . . �� y. � '� ����. ..=,t� '"flfl� �_� t��,l�f'.@' -- - � �/~ � r ��' � r �'� ! . , l �`' . �;` w� .. '�\ �� -'� � ' �t'-� a ".�� .�/ �� � �� ��� 'd',.. '� ' � ��'.�-. t � H • ' -•�[,.. ` ' ,� � _ ' • f• '.. ^ _�,/ � i ~ � � � � � eS `' i A a �• � 1 �� � f' / I. � � �� ,.�a�A �P. ��c�s � �A� a . � .- S -*.. -`.s�r!F�. .." ... .... . ��l �_ � - �� �. . . O e 1 � i i'- .�' �`�"'". '.' � �. �,�� .�., �'�' " �'� � / ` „ 3 i� �i '� t . '� � % , ;, ? � ,� �- J,� � ......q .1 s � v,: 1 '• ' �l. A . .., , ` i � ;��.;•;� 4 � �}��� � � � — .,.,.f" � � �� • �- � ' � • � � ��; r ; . , • � ` ,Q,, . ` . : i , . �..._ ,� • _ , .�- y- ��� ` - _ _ :; : /1 , �'"�° ' �� � .� �:" :A ��r��W!�F' .-,.. ,. �/' � �.'� . '�,i..,�:. � � �� �Y • ^,k ; "�'�`' 4�t r'� `� � 1`�, �� _ � � 9� i/ ; �..."� _•��� i��' ��� � #�. ,<�,�N !�• ��y A�� 1� Y .,� i� . . .�' i.� �•A 3`. ���� �� • � ���1�1� '` .� � r �� � ,y\� 1 ���� %� .,., : J / . �� .(� �� ,� � :r� . ` *�:,� � _ , �� , �. �: �_ �. �- , �� � �� � � � ' , , �'�//� tr ' �V � s�C, .a' '�� .. . � � � i / � . S''`.��� . � � '° I � ,� ! �`" � f .,�.. � . t / ..� '4i.K 'w!�I.i.►� ry�e� .` �� S • 0 '� P� ` ,'+,Y�` �� ��;'. P� Rr �7.� �r,�",��1�� arj M �S��*'� � � -��b ��",:"�.� - " �` � � x u J r. I�� �!` � .. r� ;,�. �M y�,yi^,• ''.�. 4'." �:'�� ���„. �y: B .-...ti b � T�.� ����r r R• -* � '/ a - ' .. , � � u E ! i . ' . �; �.s. �. �'� ` � u .� �` � ' ` 1 //� / ;.,,�r � f � � ;,: ,'��'�..i��� ,f�'y�� � �i:. o �.�r a�,: �.� ..�. e `�;,� ` _ - - 1� .5 •Y�' � � �� . • i ' G /°�," // / ,� ;I � �'l ' � ! ; ;,; '�•• `;� �Y � �� . • ,� � / � � ?j�f� , , _ � � �'�,.. ����,k.�"����`�'�� ;•' 8 ' f'' � �"'.' +►� �' -•� `! t _i - o ��- ' . � � �� „ � : / •t ,.e � ', lJ �, [�� l . / t ��c -• w_�f. ; *'„ i � 4` ' '� • 1�, r!� / �. p..{ *+g � y Y �/ � � — ` _ _ , ! " ^. _ . ,.. , ,�j_ . �` � ' •� ��6 �w ♦ �.d �� ' �'° `�� � ' 7 f + s:�i., � � � y� i'; -' � I� /� �E:t - .. �� , ..,. � O•"Us"� � . , • \ , � , i '`tir t • � _ � . . . . . '� .. , ,...} � . � . .� � , � , s - t '�' • wM�n' � �� � �" � . • � . x� ' _ � �. �� �� ,� �„ - . ,�. �N �"'+#»:.��. . � �� '� A.n'�" � �� 5v �. �. � � .* . �'^'� � / -o �� .,�� i�� �����:�tAitQ,.� x• t� ��� ! ' � • �p.�j^��� .��` � � .r *� !' •'�'�`'��-`^ . 6 �` —�'1' . 1 O�S � ,,,/Y � � w� i .�, ..at��.. � � .4�.w'4�� � � . � �a � �.:% , � • � F. f `� f 3. },`:_-4'f� .. _ s 1� � � �; �";t�,� -0 ,�_ . �,,,�• . ,,�" . ,.:�" , e •, -a..� V \ a '4. r� {, '�/' 'i 1'� 'y�• �r - - �,,�-r;.Ip'fi '• "* J � / ; �'�.w �� • `,,�,,. -� .� �, '� , '�'/ �.� .����. �� �a • �, � �f��;� � ,..�' , ,�, .• r ��' ' ` �� � '�-� /f�. �r�.� n�iR aiM' � �� I �'�„ ��. .� ,�{4� ��� (,, ��tiq' ��`' .•f .�• . f /s �� ` � � �t�•/ } -•I '�M ��j fJ - - • � / /'�r�/ � f ��• `' ��... . ..r�`;dw �.ca�a�• •..�x ..�'1 ,�,� �� �R v �!t+ �. .� �4t��,V�YS ��1V R �.'�� *� �"�%�� .� � � �•:i -.f; •r• � � ,"�K�/i / a �` / ..���.. . r `• �,,,,�,' � -�" 1 e� � 5�. � � _ _ - i �- � t�,'��.�!' �a��/� +,�� "? Y"?��/�r �� \ �`y,�'` .� ` ��g�,- � +�w. "_`, � :.7��F ' j � :""'' ��.a" �� `- �: -R!,i..w, '� ;�� '//�`� �/ f . ����'r�:� \• ,�� �:�, "E.�'M . , '�" �/ _ `�n� f . • r�� �,..T'.�,,,�,--i:�", 1 ; �. /r� } , / •y:,.� r_ �„ �� � _�,,,.�. �; �, —� „�� - � � ,`� ' ,� +�, x ,� r �% J�- / i i ` 'Y3 "€'' �` • y'_ _� `"'� � '+ � �' �_ ._" � .�.. � �'` " � lr / , . � ,, ,, � , � .•��,� . _ �- � �� - - �. :, , /f �� + �.",, ' ��� 1.��� - w �� ,4.,�•`.:�,� �-�, �-�-��-�� '�`�. //� �� , _ -- . w � I ..• � ., �" . � . � �• � � r.�n r Y p - -�a.}�41 �'v � -�_._ •., .,�� u � �'-�4 �' � ' � O � � Yµ�a �a�� '�!j� � - �-y 1' / _ �� . � , J �"�._ . �'�.�� �cOY. ' . + , • .. ���j ' l.� �/ - :�� C /� / y a v�v' �a � � . .11� ^ �i Lw6n� �+.ax" 7- ' _ . . ���� •�y��,� �` � '� � - �� NTI�_ _ - j�'�/ /f . / - ,� ��� .�. '`,..,ar�.., �_ ��.1�� ,. .4 ,� '. , „�_ .�?'_ _ '.�'''`�' ��-�e/ i "�.,, ��_' �,,, ,,e,�i. 2 �: /��/�/ �i i ' �-,ro � -�.��. � s? '- , s• 94�+_/ �.� ,�fp�'�" __ �} �� �� �� i,.. / �/ � / i ,� " . � /� �, _ _ _ -`: - �,:� � .�`:� � ,' � �.~•`"�z _-�� .�"�`� _ ���� / � i ":,,' ..-'` _,.. �..�;� ; 4 ..��`, w '►., � �/� , � J /"� -^ ,,j,✓ "� .��\ .y� �MsS--�` '� � � / � � � ( � j �,x_.���� �S _. �""`.���� ��. �_r -��� � '�� RECEIVED �/ �i � _ —. •;_���. _ .� �_ .► , i � � ,� a, _ � � � . � � � - • *- , � i \ / �'C� � -�s • r �� �:�' -- '[ � ;� ��. �, .�}t�'��3$ 2015 �Q-- ` Q� , f '��_�1��'^ lr k�+ �,'' .*r�/ � \ � � �` _ -`�' � � CiTY OF ORONO � ��"�. � r � � � �..� , .� �r� �� �lr- ` i J ' '_ � F J�� -�,.i� �;�� � /,. � � � � , ��� - ���-D�2Y TIG' _� � I � � � j �_' � /�,��''.� -�-.. �;� --- , WETLA D � � —� � , � � -�-� �-_, � � r � � �, � � -��.. ` P PQN -_ � !� � � O�� _� �'�����'nS::;� l � ��` � _ . i � . � ���F'nf�.�r r � .<`��` 1 / ���� � ,�' 1'.�.I �+?f-- l � �'��`� --�"�..�! �� �� � ' � � _� ' �� — `W� k �` � I`� 2� � —�,,, / — -- �. 1 �� � � � � C \_._.�---- ' � "� ,� � .. 379+_ p i '+ 11� � -� � ��� � �---, �'� �� ,�5 � § -� �--�� .._ o ,,��_ � � ; W�TLANp �, ` � \ �. � f�"'`- i `1 j A� �� \�� � \ � \�._...—\\\ � ��j��n. .. � ��_��� �'--����r �( � IYI L 1� i � �� \���------ �\ � �_' �i' \ oa,,��-� � 3.50+- ACRES TOTAL \� ` . ° � �� ` \ �--� � � �- �� y��-`--�.��\� J�� � #-� \ � �� � .90+- A�Df�-l�-£�1VTIG.o v �o � � {�� � I � � � 29.50+- AC R� � �-i -- ...,,�� —— – , p�� �Y.°,. 1 � � ��-'" � � e � 1 \ / �. �.. . ,�p� , � � ��� � � . ' � � � � � � � �-�/%�~�..`,,� � � r�-s�;'•'� � � `) ° PRO�SE�� j � o �\ � �\ � � � \ � �� � ,._---�. ���/ • � � � + p,4D \`�al✓ �`� \ \ \. � � � -- i r.�ast i��q�of�N�- ��, r . �-. � i o �y o � �'� s, \p r � ` - / � \ � � — �-�%�_SE.]J4,�et�2':�1 \ .� � ,;.; � 1 `�SO � \� �\ � rl f��,� ' \ � \ \ � — � ;�\� \� ' �' r r /y�/ j I� 7 �'— J � \ :\� -^J/ �/ ' �— �`` � \ \ �J . IqLL � . / I I � /'� / n i . I I ��/ „ 1 ` � _' `�\yo �2�i ! � � i I �7 ^� ���f O� yd,�, �Z'�S'b lol�.�aJ�o aug]Se3 � � � 2 �� \\=.� \ S � 'S'��`�''�h� as J� � / ��:\ \ S a sai, f � � / � �, � \ �S �,� . � � � � � � ` � / �4 �� ~ � ��- � ��� / ��� � � da { � 1 . . —_� � � o �_� f �"\ �� -) ,(� • • '.� � \ -'� � �� . \ `� � �'1% � � ' � -_._ ` `\��_� � 1 � ;� �_ ������''-- \ �� � . � ' � , � s�3� �.� �) � � � � �_ __�.� � �. >> ba � � 8' 8 , ,,, �._ .�, �+ � _ _�.;_�� -� � . p • � S �y � I _�� � .� �M � �� i � }�i�� �r _,' _.} � ` �+�s- /'� � ��`�� • �' � b� � O� . ' / �������/ � �/� �f � .`~r: �.i �� � . r r� ' '—�____./r/"/j��/f � i��: � ' � S i i ...� 4... /Y n �/ /� 1,'�f�(' �.i'~� .� � , � � ' \ �yy ' t', ti•'• °- /' - � / �,.--� ;I'� R� ,� :}.,, � �e ;:4' � � 'l'b��,'�sy . . .�• � � � �� � .�"� / : ,,�� ; , ",� �.�i'r � _ _ �� � �',��s, i, � M o � � .��/ � %� '� � � % .--�` � � �o '� ' � / � : �. ` � y� Y 1 . �� ; � .,�:'� I ,� , � , \ /: � � � � / � ��' �` � �' � „ 1 � . ` �% �'`' -� � � ,\ ��y °;, ,��1�, � \\�• � �� �V o ��� � a� � i , �- _ ;,�!� � � . � . � ,��\�� .� / ��`� o _ -F�'`�� .� - \, � , ;, � , , � � �o ,� ,. r�•�-'- • i � � � s � - � a � .,���.'�� � ��, � . ,� ��� J � •.� � �y_ l'� � � � � �,. ;� �� ! � ` � � ,��b� � _ � ��^ „ _ - y a, ! e� ,.� / .\,�q� �� ` .•! �\ � \ \I � �5��/�� , t ' . . ��.�.�/ �� � � cn ' g� �I-+p l� ;�' �f�t� �,� � '` � � I ! + :aS�lol�Q'3���y 4i�oN �1�` �``'�� �',y����i� � �` r �� � - �' .' �, �j � � ., . � 'y��_ =�' _ -_ -- _ ��:��"�`'.�//�� `" I - � , ;,.�'�- C�� � � � _ .... � � __�:,:: _ : ,, � � _ �� �,, sQ � � �lNH�3QW r_ i � ,�,� '�`�--- � . _ - - _ ,� / ) � '�-_ ��._-�. � �1� t` ti z�t�� r sd��noa <IZ � �-, f�%�--�� � C�� t�.� ', � �� �—� -'�=`--�--� � � �'� � No �i � _ _ f�� 1�3.�_S�}tf:.�,a fle,� ��-.- ' r� — --��.\� �\� �'s�o8z_ I � � ��- � �"�-.`� / ,� /�=�-, � � \ - •oN�aoo � �ad `�Q 6�. = �• ` ..�,,�y _ '� ; - _ � / , .�-- --�A � o an�nS . Zr ! Z ����'- � -- r ' \ / f i�-- -` \� _ Zl � � ,f '. � Ll. 6Z �N � , � � � / , tl +��'ci // � � �� � `� ��� � I �9 oN �no��o auj�.ea�ti , \ i ''`� %,�' ' � ----_- / � � � , �,gy;i. ��•i� «,/ _ � ,� - � / ' \ :�' i r.* 1 � � ` l�.�..._i�-`.` -� ,, \ � ) 'UU2�. - � '� / _•:�� ,r +. �``'-J � /l _y/ \ \ '• \ i-• � / , � /r f '' � �� " � � �., ,' —- 44-8-ti uo aulf��4S ,� - - .\ \,�; ,i' \`'��l�� `'�\ ' � .xZL"--� -3 � �--� � �� � ��' �,`�' �H ��n £ 6l ,. -r" J � " �- '��=�� �-,-= t/'+05 Z �-�a� I t�t� . ,, � I ; � �, l�l S�?�JH' � .�., � \�.. - \ �� � t r"�� ,`'�°� s� �� � � `� -- -- � � j; �� ,� __ � � �, � � .��.. � �� o ao� �� 0 A.LI� '.��rw�.i�nn�� �.� � ���- _ ; �� . 7 Uz �U A� !�' �`I � / Oa� r,� �x1�N � �_ � w.`" � ` i �� � i\�r. c �` �� 75'�'�t���'��� � � �0�� / ! • ! �� � ,� � �. �raod �:`� ��� 7�. � 4 �` ;`' , �� � ��`? '��fl t.�1Jt '' �c `� I{. � � �� � � t] l3�32� � , �. � -- _ _ _ � � �o � ; _� �� ��r, . � � - .; _ � r �. � ;�-`.., + � �.�' � 6 / ,,C • � .� ' i i a�s� �-�= . ,�;r 7 /' _. 1� � � / _ F'Y �v 1F . � � �� ,� '# . � �• i!, r.. �. . � �- :i ' � %' . t � � . �� � � „� _-_-� � _ .. . _ _ .. ,i .. - i. � .. �"�. . // -� �N3�� % . =_... �� ��:e. � " ----���'` - ' ;, . ����� � N31 ( � - `�'+�T�_��t,�.' .. /`� '�,�.,;�:. � �r i // � ,.�� �4��; � ` -� . - ' '/�-,; . %_� f o� _ �� �� � -- ---=-:�:,- r ,- e�i z�s I �/ ��� ,�'` ' �'����� , �'i � r � f � ! �� 3 fi'Y _ � � ..,\ 1 1 r � ! f l . *x � '" / �, ,�;.� r \`� � `,� �`:��\- .� j� / 4� � � g� � �'�''�� _� � //�• •��'��` �� - ' � �� _ ��� �. � d ! • 1 7i�3!q14X3 �d 1 " ' - - ��� �` ,�� � ',' i �'� � '_' , � � / � i I ���Q - - -_ �-�- , F . � � 4 , v�;�L ,�_. �� '�/ � � � J ill� ( �` • �=+ 'S',�-�'�' l�/ 7� �+ � • � � � � �1��' ''''�` •���L� �� � �'f_ j J - � � � Il - � / 1 � 3H13� ����� ��� ��';- �� �� C! ��{ -�;�'��� , <�;�� � ; i `.t � i % 'I , �; l S=;�:= L� �1 f� £� � � , , ; -j _ ��y ��,j�'� / � i �-�--../ ,�" ,� �t� ��! .-�� �' I 1 � � , ._- � ...�' , , � �� � '�� � , , � r� �� i tt � _ 7.��c'on�ase�sua�o i �ad�as r, _ �� ��"I� ~ � �.L. �.L �.�t.�:.!_i � ��1'. � f��y t 5 S'ti/ � �`' , , , � 'Pu���Ng�l le!�!Pn� �' �__' '` ��;` .r- .. ` � -�--r.:_. .� . , x - , , .. �-T -_� _ ,--•--•-_� ��" �_�� c•,a i: � '. PC Exhibit G� Jaseph Olson D.B.A. Rusty Dison'�•--Soil and Percala�on 'Testing Joseph J. Olson--�1VIPCA I,icensQ #S1U I148I Riverview Rd. NE,Aanover,MN 55341 (7'63) 49&8779 fax (763) 498-8290 May 28,201$ � Mooney Lake Preserac'•., Proposed lot 3,Black 3 � 300 Sixtb.Ave.N, Orona�Hennepin Caaaty This on-site Sewage Treatrnent System is pa�tia�ly des�gned for a�'y�e I,�ive-bedmom�ome in accordance with ths Minnesota Pollution Control Ag�r Cbapcer 7U80 and locai ardinances, Once the housc siu,loc�tion and se}�tic prlmary arid tbturs sites a�o c�►asen this desz�n caQ ba coanplered, 7'hc periaticalfy setur�te;d soffs ar�bcab�d at 16-2b Ittchea(mottled soil).Dae to r�e periodicalty sanu�#ed solls,a Proasurizec�biowid sys�n wtll need to be instaCled tu treet the septic ef�luent. Th�bottom of the trestmem area must be�ocated at least 3'above the sattuated soils. The soils at a depth of 12"heve e�5ercolation rate avcraging 16 MPI. A pusitping cha�b�wii!nced to be instaUed to lift the e�uent ta tfte tneatmsat area Tbe pawer supply and switc6es must be located outside the menho]e ead p�ping chamber in a weathetpropf aiclosilre.A warning device�ust ba instsllbd witls a iigbt�d sa�und dcvict;this is in Cssc qf s pwnp failure. Us�e 7/3Z inch aertorationa on the taterals Keep all havy eqaipQeat ot�of the prppo�ed trtptpieat area�beitzrr and atter constructioa.The trmtmeat area must be fenced off betore caqatrnetion bcgfe�s.'�'bis�esign ig nat valid 8c the System wil[need to be relocrtte�tf faifure to prgtect ffit Yreas.proposed for the�h-5ite Sew+a�!Treatment sysCems occurs. � Na�tirtg otherthan gray wstrr,(taundry,showera,act.)human water dt toilct ttssue shoald be dispased of tnrn che sept�c r�nks.C}arbagt dispasals sr�not recammended.Additiveg must not be�;�ey may eause harmfiti damage to yow septio sys�efn.It is mcanimended t�at you purop tht sepaic tank s every two yesvs. Sincerely, ...�„_ J���.o�, REC�1'V�D ,iUN Q 8 2015 CITY OF ORONO � ! � • � r • ' �'-� r r � ► t �I • � " � � � . ,r' � 4 f � ' � � � *� � ,N���, . ��. � �' � � 7 .s..1=p� � � t � � p 5 � �� �. � � � F M ' � � � .�- �►���'�� .{� � ! � � �-- �; ,��� � � � �;, . � - .����. � � -_ � � • r a � � �i ''� �� � � A ' � • .�r '�$ � f�' � � Y ' � . J � ��• / 1 � vy� � 1� i �y c _. �tr� � I 0� , ` - , 4�f _,/4 i i � i �- ,. � �,��:�� �, _ � �� r � � �� l-�' ' 'v � � ` � 7 ,.. �i►'� � }� - � ',� <<�'�, � �r. �`�► � -�, .� / � ,, `1_ rI � { � � � \ a� � , �,,� � ��S� ?�B LAA+��:d•]�Y . . .. 1 � ti � � � r� � � - '2 � M PC Exhibit H NOTICE OF PLANNING COMMISSION ACTI(3N CITY OF ORONO 2750 Kelley Parkway ZONING FILE: 15-3739 PO Box 66 Crystal Bay, MN 55323 952.249.4620 DATE O�NOTiCE: June 1,2015 TO: BPS Properties LLC attn.George Stickney COPIES: Wendy Dayton 201 East Lake Street 300 Sixth Avenue North Wayzata, MN 55391 Ordno, MN 55391 TYPE OF REQUEST: Preliminary Plat Review DATE QF MEETING: May 18,2015 The Orono Planning Commission reviewed the preliminary plat for an 11-lot subdivision ofthe property located a#300 Sixt�Avenue North,and held a publfc hearing regarding the project. After discussion, Planning Commission voted 5-0 on a motion to#able ti�e applicatfon.Additional information requested Inclucies: 1. Applicant to introduce more formal covenant or easement language, depictfons and specificity regarding the ptoposed non-buildable areas within individual lots. Additionally, identify with clarity the specitic buiEding zones within each of the wooded lots, and better document the fimitations placed on future property owners regarding clearcutting. 2. Applicant to provide more detail regarding the fut�re Intent for preservation of the prairie areas. There was a significant leuef of frustration expressed by the Planning Comrnission that the proposed preservation measures described during the sketch plan review have, w9th the preliminary pla#, been dlluted to become characterized merely as "the developer has no plans to develop the twa large outlots and no interest in developing the two large autlots". We are providing you with a set of the DRAFT minutes of the May 18 meeting. These minutes have not yet been reviewed or approved by the Planning Commission, but are p�ovided in order to assist you in determining what additional information to submit in support of your appfication. If you desire certified copies of the official Planning Commission minutes,they are available from the City Clerk after review and approval by the Planning Cammission. Additional informa�on should be provided no later than lune 4 for Incluslon on the lune 15 agenda. Please contact Senior Planner Mike Gaffran at mQaffron�ci.orono.mn.us or 952.249.4622 if you have any questions. NIINUTES OF THE PC Exhibit I ORONO PLANN�I�TG COMNIISSION MEETING Monday,May 18,2015 \� fi:30 o'clock p.m. � � Landgraver pointed out a pool is not a requirement and that they have not demonstrated a practical �� dif�icuhy for locating it in the proposed location. � Schoenzeit noted future engineering of the pool will require it to have better or as good of drainago as it has now. ScHoenzeit moved,Lemke seconded,to recommend approval ot'Application No. 15-373$,Knhl Design BniId, 1025 Spring Iiill Road,aElowittg the eastern addition and proposed modi5cations to fhe home on the west,and to deny the setback and hardcover vat3ances to construct the pool in the proposed locatioa. VOTE: Ayeas 5,Naye 0. 4. #15-3739 BPS PROPERTTES,LLC,300 SIXTH AVENUE NORTH,PRELIlVIINARy PLAT,7:(18 P.M.—9:12 P.M. George Stickney,BPS Proparries,was presen� Gaf&on stated the applicant is proposing subdivision of a portion of this 93-acre parcel in which 1 I singl�family residential lots will be created, leaving two large outlots undevaloped. Of the 1] lots,nine will be served by new private roads with cul-de-sacs extending northerly from Sixt11 Avenue North, The remaining two lots will access direcfly fram Hunter Drive.A11 lats will be served by individuial on-site sewage treatrnent systems and private wells. The property coafi�ains a large area of astablished prairie and for many decades has announced to passersby that this is the baundary ta rural Orono. The properiy extends fi�uther north into Medina and abuts the City of Medina on the north side. The big woods remnant provides a backdrop that is treasuzed by some of the area residents in equal measurement ta the prairie element,which are two natuxal elements that are worthy of discussion tonight. Gaffron stated the northeast quadran#of the property abuts Mooney Lake and seven of the eleven proposed lots will be Iskeshore lots. Mooney Lake is a recreational development lake classification and its shores abut property in Medina and Plymouth. The developer, in creating this plat called Mooney Lalce Preserve,h�s indicated to Staff that the two large outlots are to remain undevelapad and functionaily are not part of the development site. In that respect, it may be unportant 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 the basis is for these decisions to fully preserva certain elements and not others. 'T�e propeity is zflned RR-IB,which allows for singl�family residential vses with a mi,n�imum lot size of two dry buildable acres. Each proposed lot has two dry buildable and contiguous acres of land. The average dry buildable is closer to t�ree acres for each of the proposed lots. Roughly over half of the properiy is located wit�in the Shoreland Overlay District. The ordinary high water level of Mooney Lake is 988.0. Based on that contour,a111akeshore lots as proposed meet the minimutu 20Q-foot 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,sido,and rear setbacks ofthe RR-1B District as well as having two septic sites. Page 8 of 37 � NIINTJTES OF THE OR�NO PLANNING COD�VIISSION MEETING Monday,May 18,2015 6:30 o'clock p.m. �� The nlationship of this property to the surrounding developmeitt is consistent with the existing � ��� development in the surrounding neighborhood. Large singl�family lots surround this site on the north � snd east. The properties to the north are within d�e City of Medina and the properties to the east are located in the City of Plymouth. To the west and south,t�►e homes in Orono are generally on 2-plus acre lots. Gaffron stated there is aot city sewer available to this property and that private wells and septic systems are planned for this deve�opment. Gaffron noted Staff s report contains a brief description of each proposed lot along with tbe Applica�'s comments excerpted from the Conservation Design report. There are two praposed private toad corridors serving the proposed subdivision. Both are shown to be 50 feet in width. Both proposed roads are shown with a 100-foot dia�oaeter cu-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. Praposed Lots 1 and 2,Block l,wiil be accessed off of Sixth Avenue North via a private road cont�ined within a 50-foot outlot Likewise, a 50-foot private raad outlot with cul-de-sac will provide ac�ess to Lots 3 through 7, Block 1,and Lo�s 1 and 2,Biock 2. Lots 1 $nd 2,Block 3,will have individual driveway access directly off ef H�mter Drive. The totaI lengti�of the rvad in autlot F is about 1,550 feet, which excceds the code staudsrd maximum length of 1,000 faet. The driveway to serve Lot 2,Block 2, adds an additiona1600 feet. The applicant has suggested that use of the existing roadbed is desi.red and the minimum width for the entire road s}ifluld be no less than 2a feet. The 30-foot access corridor shown for Lot 2,Block 1,would function as the access to the back lot. For Lot 2,Block 2,the acr.ess corridor has been widened to allow for flexibility in driveway placement to avoid tTee removaI. The City will require a mad,drainage and utilitias easement over the private roads. The CMP also proposes a future trail along County Road 6. As a result, an easement along tha roa.d for trail purposes should be e�lored. Development of the property would be subject to garlc dedication faes at approximately$5,550 per new lot. The total fee,excluding the one existing house,would be approxi.mately$56,000. The property is also subject to the stormwatex and draina.ge trunk fee for ten new lots. The City Council is expected to adopt an ordinance that revises the structure so that the applicant would likely be paying for ten lots at roughly$7,700 per lot for a total stormwater fee of agproximately$77,000. The lots will be served by private on-site sep�ic 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 lmown. The site contains a number of watlands. The applica�t should provide t�e City witi�evidence that the MCWD has approved tha wetland boundaries, and if any of the boundaries change, significant impacts to the plat layout could result. The MCWD will be involved 'vn establishment of mirigation reqwirements if needed and will also be eshablishing appropriate wetlaud buffers for the development. The Crty will require a Conservation and Flowage Easement over each of the wetlands as well as impose standard wetlat�d setback requirements. Page 9 of 37 � MINUTES OF THE ORONO PLANNING C011�IlVIISSION MEETIlITG Monday,May 18,2U15 , 6:30 o'clock p.m. `�' V The developer has submitted a Conservation I3asign report. 'I1ie Ci En ineer has indicated that the � � �Y g �� report is lacking specific elements and should be amended to include those elements. The applicant has � submitbed a response to that report today but Staff has not had an opportunity to review it thoroughly. The most critical element is the importance of establishing,for the portion of the property that is being developed,what elements are being preserved,how t�ey are being prese�rved,why they are being preserved,and what tha basis is for those decisions to preserve certain eleme�s and not others. The Planning Commission should discuss the following: 1. Has the applicant demonstrated via the submitted Conservation Design report aed through other methods that there is justiScatian for the proposed impacts to tha Big Waods portion of the properiy? 2. A.re the proposed design and praservation measures as pmposed zn the draft covenant documents adequate to protiact the site environmental elemants of importance7 3. Are there any other concems that need to be addressed? Stai�recommends the applicant be advised to address the items detailed in the City Engineer's comments. In addition,preliminary plat should not move forward until or unless docwmentatian is provided confirming that the MCWD has approved ti�e wetland delineation boundaries. Staff further recommends that specific driveway corridors for alI nine of the easberly lots be shown on the preliminary plat drawing, as each site has trees,wetlands, or topography that may impact or could be i�cnpacted by driveway locations. The Planning Commission should hold the public hearing and receive comments from the public. Following discussion of this application,the Planning Commission should pmvide the applicant and Staff with direction as to whether or how the proposed plat should be mvised. Lemke asked if the correct application number for this application is 15-3720. GafFmn indicated he sent an e-mail to the Planning Commissioners today noting the correct number of the application is 15-3739. Sta�s report has been changed to reflact that change. Gai�'ron stated there were also a couple of other specific cbamges to the memo relating ta the owner o�the property not being part of the development procsss but is merely selling the proparty. Gaffron stabed outsida of that,t�ere was not a great deal of change to Stai�s memo and that a copy of StafPs revised report has been included in the public paeket located outside ofthe Council chambers. Gaf�'ron noted a significant amawat of information regarding this application has bean submitted in the last 24 hours. Landgraver asked if there is a precedent for developing or not developing land lrnown as Big Woods from a historical perspective. Landgraver noted there are a nuznber of very important environment$1 components with this development and that Staff has noted the City does not have a lot of tools for preveniang tree reinoval. Ga$ron stated at the time of the development of t�e Spring Hili Golf Course,everytb�ing noRh of the Connty Road 6 portion of the property was Big Woods. There were no specific requirements at that time that protected the Big Woods. Gaffron stated after a lot of discussion and a year-long assessment of the Page 10 of 37 ' NIINUTES OF THE ORONO PLANNING COMIVIISSION MEETING Mooday,May 18,2015 � 6:30 o'clock p.m. �� �� ent�re site,the Environ.mental Assess�men.t Worksheet allowed that section of the Big Woods to be "����'� segmented by fairways. � Gaffron indicated that area was a significantly larger area of Big Woods th�this site. One component of Big Woods is the fact that the dense canopy and height level of the trees restricts undergcowth. Gaffron stated the Spring HiII develapment has changed the nature of tt�e Big Woods in thai area.as well as change ti�e wildlife in the area due to the corridors that were created through the Big Woods. Gafl'ron stated there are schools of t�ought that feel it is very detrimental to segment Big Woods and that it is something for an environmentalist to make a recommendation on. Gaf&oa stated in genera],when you look at areas of the City that have been developed,the City has asked developeis to preserve wooded areas. Gaffron indicabed this sibe is uniqua because it has wooded area.s as well as en established prairie. The px�airie on this sitie was probably Big Woods at some point in the past but was established as prairie at some point. Gaffron statcd the prairie visually has some significance to the public, snd that as someone enters from the west into Orono,it is the first big open field thcy see. Gaffron stated other ti�an what is in 1fie Conservation Design Analysis process,tbe City does not have any specific requirements prevanting removai of woods outside of 75 fcet of the lake. Gearge Stickney,BPS Properries,stated back in 2007,when he Iast approached the City,he said the Graham Hill property was the last best property in Orono,but that this development will be even better. Stickney stated every attempt bias been made to preserve the trees in this area and t�at his tree preservation plan is more severe than anybody else's. In addition,there is 1,832 feet of lakeshore with only seven lake lots. Sticlmey stated it is likely t�at any o�er developer would try to squeeze in a couple more lake lots,but that his livelihood is selling real estate and making the developments above average. Stickney indicated the averag�e]akeshore for each lot is 262 feet and the average dxy buildable is 3.06 a.cres and not 2-acre lots. Sticlmey stated there will also be an�utlot C, which wiil be a preserve area. Stickney stated in his view it is important to limit the amount of hard surface on individual lots,which is the reason for the tree preservation. Sticla�ey indicated the strcet will be lighted. Stickney stated they have performed some soil borings in the f rst 800 feet of the road and that ifiere is fotur to five and a helf inches of graval. Stickney stated he is hoping to preserve more trees along the roadway and that the lowest width is 9.5 feet,with the average bemg around 20 feet. Stickney stated if the City requires a 24-foot roadway, it can}�e 24 feet wide on the rest of the road. Stickney stated with the help of 5taff,they have found the exact place for�e cul-d�sac. Sticl�ey painted out the location of the cul-de-sac on the overhead. Stickney indicated there are�ve trees in that area that wi11 need to be removed. The cul-de-sac is elso 325 feet away from the northem boundary of Madina so it is not visually apparent As a result of the cul-de-sac,three trees will be lost. There will also be a min�imal amount of tree loss associated with constructed of the house. Stickney stated he is con�sidering homes that will be 9,000 or 10,000 square fect. Stickney indicated somebody can wind through thc trees with a nice ciurcular driveway. Given the layout of the development, Page 11 of 37 � MINUTES OF THE ORONO PLANNYNG CUD�I�IISSION MEETING Monday,May 18,2015 6:30 o'clock p.m. .�` the ro owner could ut in au outbuild' � P P�Y p uig and not lose a tree. Stiokney stated tha layout allows �� someone to live i,n the woods and not ruin what is there. � Stickney indicated he did the same thing on Lot 7. For the first 400 feet,they will lose only three treas. In addition,the covenants will aIso protect the trees on top of the tree preservation areas. Stickney stated if the house is removed on Lot 6 and a new home is built,�ey should not lose any trees on that lot either and that the new house can be buih right on the existing hard surface. Stickney indicated he has walked through every proposed lot and that they are locating the septic sites in the best possible locations. Sticlrney noted Lot 5 will on}y lose four trees. Stickney stated he has never had a project without a net gain of trees. Srickney indicated installing curb�nd gutter will help reduce the amount of grading and also heIp prevent significant tree loss. Another component of t�►e drainage will consist af swales. Stickney noted the City Engineer was nat in attendance at the Design Conservation meeting but that he had indicated he wanted the 15-foot boundaries on each property spellad out and tha prairie preservation areas identified on Lots 1 and 2. Sticlrney indicated the prairie grass preservation shall be enforced surrounding the wetland on the southerly boundary of the proparty snd that access wi11 be off of Outlot E from Coutriy Road 6. Stickney indicated he wants to preserve what exists today and that there is ovet 200 feet of woods before the setback. By dropping the cul-de-sac,there will be 100 feet of preservation before Lots 1 and 2. There is also a 150-foot tree corridor that will continue to grow. Sticlrney stated Photograph No. 5 shows a developznent he did in Medina with the access coming in off of Willow Road. The cul-de-sac is located in�e Big Woods and is not visible on the aerial photograph. Stickney st�ed they have trees that are within five feet of the road base that are thriving in that development. Stickney noted this is a 180-foot cul-de-sac that is completely hidden,which is the intent with this development as well. Sticl�ey stabed�e lots will be covered with strict covenants,restrictions,planned tree replacetnent and landsca�ing,which vrill assist in preserving the wanderful view comdor enjoyed by everyone who has driven on Cotimty Road 5. As it relates to Lot 1,the prairie grass pa�s�rvation shall be enf'orced surrounding the wetland on the southerly boundary of tlae property with access off of OutIot E from County Road 6, Lot 2 will have prairie preservation area over the southerly 40 feet of this lo� Treas will be plantsd just north of the preservation zone to preserve the long existing view this praperty b,as protected for 1�e last 50.plus years. Lot 3 will have a lazge pond on the southern portion of this lot, with pine trees to be planted by the developer to prntect the view corridor fram County Road 6 over the driveway from Outlot F. Lat 3 also includes pact of two manmade ponds and a newly to be created drainage pond. Access is off of Outlot F from County Road 6. Lot 4 will have access via a private road wi,thin Ou�ot F as well. Lat S has an existing termis court,a pond,and a portion of the existi�ng d.riveway crossing the properLy, The lot will be accessed by the private road shown as Outlot F. The western portions of this lot contain Maple-basswood forest, The existing tennis court wiIl be removed in order to accommodate the proposed stormwater pond. Page 12 of 37 NIINUTES OF THE ORONO PLANNING COMII�IISSION MEETII�TG J Monday,Mny 18,zais �� 6:3Q o'clock p.m. ` O � Lot 6 contains an existin home and will be accessed via the rivate road. Lot 7 wi ��� 8 p ll also access off of � the driveway in 4udot F. Stickney reiterated that every ef�'ort is being made to preserve as many trees as possible,and in the event a tree neads to be removed, it will be replaced at a 2:1 ratio. Stickney indicated Franlc Svoboda will address the Conservation Design. Frank Svoboda, Svoboda Ecological Resources,stated he has been doing wetland and wildlife work for Mn/Dot and private entities for a significant number of years. Svoboda indicated he performed the wetland delineation on this particular property. Svoboda noted there were a couple of areas that turned out to be non-wetland,a pond that was dug by Mr. Dayton,and some other wetlands that had been anhenced by excavation at some point in the pas�. Svoboda pointed out two sreas of the prairie. Svoboda stated historically those areas had been agricuhural land,and in the mid-1980s it wss enrolled in conservation preserve for ten years. After the conservation preserve program expired,it was in conventional agriculturc for a few years,and thcn in 2006,those fields were planted by Prairie Restorations to become a native prairie community. Svoboda notec�there was a question earlier by one of ti�e Planning Commissions about what constitutes a Big Woods. Svoboda indicated he had one of his staffpeople out to examine the woods. In addition, Mark Gronberg's finn performed a comprehensive tree stuvey and documented the diamater the significant trees as well as the species. The City's Natural Resources Inventory was alsa reviewed which was completed by Bonestroo back in 2006. Svoboda stated these woods were classified as a maplo- basswood community of good condition. Svoboda indicated he also looked at ti�e Field Guide to Native Plant Communities in;1�innesota,which is utilized by the MN Daparhuent of Natural Resources. According to that guide,ti�,is patticular area is in the eastern broadleaf forest and has baen c�assified as a sugar maple foresk Svoboda stated in order to gain some understanding oftlus forest,he looked at a 1937 aerial photo, becaase when he looked at the distribution of the size of the trces and the inventory that was completed by Mark Gronberg,the trees rsnged in size from 8 to 24 inches. Svoboda stated on some of the lots that will have some impact to the trees,those trees were 8 to 18 inches in diameter,which indicates that they are fairly young treas. Some of the other trees were 22 to 24 inches in diameter,indicating they wete older trees. Svoboda stated in looking at the 1937 aeriaJ,photograph,he observed in the vicinsty of the lot to the left of the cul-de-sac a gap in tfie canopy that showed there was some type of timber naanagement or timber removal at some point in time,which was fairly common in wooded areas. Svoboda stated another thing he noticed in reviewing the propeity is that there was not much history of g�razing,particularly if the area has been left abandoned. Svoboda noted there is some fencing around the property but nothing to indicate that t�ez�e was any heavy grazing that took place. Svoboda noted the 8 to 24-inch trees seem to be kind of randomly distribubed thmughout thc wooded area. The Field Guide to Native Plant Communities has a description for three different age categories for a maplo-basswood forest. Young farests are 0 to 35 years of age,transition forests are 35 to 75 years of age, and mature forests,which are 75 years of age snd older. Svoboda statsd this forest appears to fall into all three age categories,which is verification of the fact that there had been some selactive tree removal in past yeazs. Page 13 of 37 NIINUTES OF THE ORONO PLANNIl�IG COA�VIISSION MEETIl�TG Monday,May 18,2015 � 6:30 o'clock p.m. \� ' " .4'� Svoboda noted in the Conservation Design report there is a listing of tt�e tree loss by lot aIang with the �'�� diameter of the trees that are being removed so it is documented. � With respect to the wetlands, Svoboda indicated he communicated witt�the Watershed District this morning. Previous to that the wetla�d delineation report was submitted to the Watershed District The Watershed District came back with some comments regarding ti�e technica]information that was collected and a respoase has been provided. Svoboda indicated they will be reviewing the wefland boundaries on May 28. Svoboda stated with respect to some of the wetlands that were excavated,they would have been a Type I or Type II wetland. Svoboda stated the Y-shape on the overhead is an indication that tt�is natural Type II wetland has beem excavated. The excavated spoil was deposited on the sita. Svoboda indicated there were a number�of areas that were excavated. In addition,there is an open excavated pond on the site as well which has quite a bit of canary grass. There is also a swale with drain tile th$t provides water flow into the excavated pond,which regulates the level of the pond. Svoboda stated to his knowledge that is a brief sunnmary of what has been addressed t�rough the wetland delineation process and the Conservation Design procass. Landgraver askcd if he could summarize his assessment on what constitutes a Big Woods. Landgraver indicated he is not sure whether Mr. Svoboda is saying they are Big Woods or not. Svoboda statad this is a rentaziant of the Big Woods. Svoboda indic�ted there are some Big Woods communities in the City of Minnetrista and other areas that have very substantial trees in the 75-plus category. Svoboda stated there is evidence of some manipulation as far as timber removal,which is tygical of a Hig Woods community. In terms of understory,it is typical of a Big Woods community,with young maple seedliugs regenerating. Svoboda indicated the Community will regenerate over time, and as far as invasion of buckthorn, it is a cleaner community than mos� Mark Gronberg,Gronberg&Associates, stated on some of the other subdivisions that he has worked on in Orono,one of the goals was to make the developr�nent appear unobtrusive from the road,which is one of the goals wit�this subdivision. Crronberg stated as someone drives down Couniy Road b,the prairie will remain as weil as the woods. Gronberg noted there wiIl be a 20-foot wide access near the willow trees,but if the City does require a 24-foot width,they could add two feet on ei�er side. Gronberg noted most of the enginearing comments are taken care of at the final plat stage. Gronberg indicated the Minnehaha Creek Watershed District will be approached after preliminary plat and that they will be taking care of ali of the City Engineer's comnnents prior to seeking final pla#approval. Lomke asked how much control the applicant would have over the building sites. Stickney stated in ius view he would have pretty moch total control and that they will be reviewing the building plans with City Staff. Sticicney indicated he has set sonne guidelines and covenants for construction. Sticlmey noted some of the trces that will be removed are not in that great of shape but t�at they will be replaced at a 2:1 ratio. Stickney indicated he also went through the properry with Rusty Olson on the septic srtes and that some of the sites were relocated in order to save some treas. �age 14 of 37 � NIINVTES OF THE ORONO PLANNII�TG CONIlVIISSiON MEETING Monday,May 1$,2015 6:30 o'clock p.m. �: , ._.. .��� � Shckney stated any develapment he has ever preseuked has be�n over and above what is required and that ��` the idea is to make this a beautiful develapment while preserving as many of the nahual features of the site as possible. Stickney noted he even went to the e�ent of saving some of the pines and willows at the entranc�to the development. Stickney stated the road in some azeas has 11 inches of asphalt and 1i�at tt�e proposed located i�a good place for the road. Sticlmey stated another goal is not to put a lot of trees up in the prairie. Lemke asked what percentage of trees will be removed from the Big Woods canopy. Sticirney indicated they would lose 141 trees out of 1,435 tnees,with at least 8 peroent of�hose trees not doing that weII. Sticlrney noted there are a number of downed trees and that in hi,s view tite tr�e replacement plan will preserve the wooded area as weIl as help screen the houses. Stickney stated the idea is to make this development as nice as possible and increase the tax base of this properiy to over $300,000. Stickney stabed Orono is a special place for hun and that he would not do anything that would be detrimental to it. Thiesse asked where he is planning to put the additional trces i�the tree replacement is two for one. Stickney stated there are some areas on the site where more trees could be planted. Stickney indicatad there is a 60-foot side boundary on each side lot as well as a 90-foot boundary and a speciat outlot to keep things away and preserved. Stickney indicated he also has a no-touch zone where no homes will be constracted. Stickney stated there ara also open areas on every iot but that he wants to give everyone who purchases a lat a head start on tfie trees. Thiesse asked if tfiere is covenant control over whether someone wants a bigger lot at some poim in the future. Stickney indicated there is. Thiesse noted some of the replacement trees are listed as conifers. Thiesse asked if that would be allowed �in the middte of Big Woods. Svoboda stated pazt of the nature of maple-basswood forests is that they generate a chemical compound and do not like outside competitorrs. Svoboda statsd when you look at the understory of a maple- basswood forest, all you will see are tnore maple trees coming in. Tlaat is a result of the roots exud�izig a chemical into the soiI. Svoboda stated that may not necessarily be a suitable environment for conifer trees and that the best remady woald be to continue to replent maple anid basswood trees to maintain the charaotor and consistency of that community and to continue to propegate the maple and basswood trees. I.eskinen stated in the first discussion at the skatch plan phase,there was talk about pulling the cul�ie-sac down,which has occurred. Leskinen indicated she hss walked the e�tire pmperty and noticed that where the pra.irie ends and the woods begin there is a farm road or path. Leskinen asked if there is any particuIar reason why that was not considered:for the road rather than the cul-de-sac going into the trees. Leskiuen stated there are some real natural openings in there for�ose two lots. Thiesse stated it would be the south side of Block 2. Page 15 of 37 1 ) NIINiTTES OF THE ORONO PLANNING COMIVIISSION MEETING Monday,May 18,2015 , b:30 o'clock p.m. �� Lesl�inen stated she was wonde ' whether t�at was ever c ��� ring onsidered m order to elnnmate the big L of a �'`► driveway going off the cul�e-sac to access Lots 1 and 2. � Stickney stated back where the road is,there is a tree line that bIocks ti�e view of the road coming in. If someone is driving from the west to the east and looking up,he dces not want thetn to see an opening farther up h�re. Sticl�ey stated there is great camouflage where the road is currently proposed and that when more trees are planted along the rosd,it will be the perfect spot. GafGon asked if she is suggesting the road taice a left. Leskinen stated she is. Stickney stated he would Iose znore trees if he did that,and that under his proposal,he would only lose three�ees. Sticl�ey indicated once he gets up to the flats,there are natura�openings for the driveways and that he has ways to wiggie through the trees wzth ease without rea11y losing anything. $tickney stated it might be c�mpromising the view if the driveway is put somewhere else and that eomeone will not see t�e homes the way it is proposad. Stic�mey indicabed he did look at that but fett the proposed location was better. Leskinen stated her biggest concern is the Block 2�ea because there are two big openings whare the hames will be lacated. Leskinen noted Mr. Sticlrney has done a tremendous job in preserving as many trees as possible, and asked whether he considered a 5-acre lot rather than two big openir�gs. Sticlrney stated there is always the possibility somebody will purchase two lots,but that what he has opened up is very acceptable. Stickney noted there is no neighbor to this development that has less than a half-acre to six-tenths of open area. Leskinen asked if he will be desiguating the building gads. Sticlaaey stated the building pads will need to pass the architectural review and that someone cannot simply go into some of those areas and knock down the trees. Lesldnen asked if they will be doing arry re-grading or whether they will be doing e�aisting grade. Stickney stated if a walkout can be woriced out witfi the trees,i�ey would be allowed to do that. Stickney indicated Lot 1,Block 2, is a natura.l waikout, bvt that someone will need to demonstrate that a walkout will work with Lot 2,Block 2. Stickney stated in bas view it will not be a full wa.Ikout lot on Lot 2. Leskinen asked if there will be architectiaal control over future homeowners. Stickney stated there will be and tfiat he will likely 6e involved in every house that is constructed. St�ckney stated he walrts this developmePnt done right. Leskinen noted once someone owns the property and wants to cut down all their trees,the City really does not have an ordinance that prohibits that within 75 feet of the lake. Stickney stated if someone wants to cut down a trea,they will have to replace it with two. Sticl�ey�noted the neighbors probabZy would not like someone cutting down the trees. Page i6 of 37 � � maavuTEs oF� ORONO PLANNING CONIlVIISSION MEETIl�TG Monday,May 18,2015 6:30 o'clock p.m. �r Chair L.eskinen opened tt�e public hearing at 8:13 p.nn. ��,�a, �°`�"' Petar Rechelbacher, 1242 Hunter Drive,stated he has lived in this area for the past 15 years and that he has gotteA.to know some of the neighbors that share the same woodland. Rechelbacher stabed over that �eriod of time he discussed the forest and the need to preserve and pratect it a number of times. RacheIbacher stated one of Doug Dayton's passions and beliefs was not only preserving the woodland but also restoring thc natural prairie, Rechelbachar indicated he and his wife are uot personally opposod to h�ving any development on this sibe • but that they do have issues with the woodland area. Rechelbacher stated t�e loca.ti on of Lot No.7 is a natural drain area from the upper portion of the rniddle of the forest down iIIto Mooney Lake. Rechelbacber indicated the location that the applicant is showing a house in is an ax�ea where there would be a significant amount of fill that would be raquired,which would alter the natural drainage of the area. Rachelbacher stated the other concern is the two building sites being located within the middle of the woodland,which would basically destroy the entire ecosystem of this atea. Rechelbacher stated the applicant mentioned the removal of deac�and diseasad trces,but that his understanding from an ecological standpoint is that those dead and diseased trees is a natural process that occurs in a forest, and by removing that,they would be removing a lot of the native ptants and iuisects as well as impacting the birds in the area. Recheibacher stated there is another area that is closer to the prairie area that could instead be daveloped. Rechelbacher indicated there is a natural road that was used by the farm and there would be minimal i�ua�pact i�'the houses were located closer to that area. Rechelbacher stated there is prairie in this section does rise considera.bly and there is an oppartunity to plant trees to screen the homes and still preserve the integrity of the property. Rschelbacher noted the name of the develogment is Moonay Lake Preserve and that the definition of greserve means to leave it in its natural state. Rechelbacher stated what he is seeing�ere is more of a perception of leaving it in a natural state from people's views as they drive down County Roaal 6. Rechelbacher stated the other concern he has is that Mooney Lake is listed on the st�te's lakes as an environment for nutrient loading. Last year the MPCA finishad putting together the implementation plan for the TNIDO. Rechelbacher noted Plymauth,Medina and the City of Orono have a legal obligation to reduce the amount of load'mg of phosphorus into the lake. Rechelbacher indicated this is the only property that is within the Qrono saction and that this would bc an opportunity to make sure that appropriate stormwater runoff soIutions are put in place to help protect and preserve Mooney Lake. Jean Bowe,County Road 6,Plymouth, statad as a resident on Mooney Lake, she would Iike to understand the rules and covenants regarding the view from the lake. Bawe stated a number of people have cleared out the trees over the years and that it creates a lot of clrainage and erosion issues. Bowe stated she wottld fike to�ow what language is included in the covenants regarding the view down to ttze lake. Bowe stated anothe�r question she has relates to the driveways. Bowe noted a lot of the homes have shared driveways. Bowe asked if t�ere has been soxne consideration given to having one main road and then have some shared driveways instead of having individual driveways. Bowe stated her final question relates to the 11 lots not being built upon. Bowe asked if there is any legal covenant that says they will not be built on or if it is something the developer hopes not to do. Page 17 of 37 , . Nmvu�s oF� (?RONO PLANNING CONIlVIISSI4N MEETING Monday,May 18,2015 6:30 o'clock p.m. ti-� �� � Marty Schneider, 1235 Hunter Drive,asked if Lot 3 wi11 be accessed off of Hunter. � �� Stickney indicated it will be. � Schneider asked if it will be a single access ponrt or two. Stickney indicabed it will be two. Schneider stated he would echo the comment made previously that it is nice to say that 1i�ey are looking to preserve the Big Woods and the prairie,but that if the developer is committed to that as he is to other aspects of the developmer�t,perl�aps there is already a document in the proposal. Schneider stat,�d he has a concern the prairie will be devetoped at some point. Christian Lonsgard, 1462 Hunber Drive,staxed he would echo the comments regarding Mooney La.ke regarding the nutrient loading of the lake. Lonsgard indicated ii�e lake association has spent a lot of time trying to preserve Mooney Lake and that their goa2 is to make sure it does not turn out l�ce Holy Lake due to excessive loading. Lonsgard stated he wauld be i�nterestad in hearing what the pians and covenants ere for preserving that. Lonsgard statsd he would also like the two homes to be relocated aut of the woods and more towards the prairie. Carolyn Ringhoffer,2265 Walnut Grove Lane,stated it is her understauding that Mooney Lake is a shaIlow lake and ti�at she would like to see a commitment hy the develo}�er to convey that to the buyers. Ringhoffer statad the lake is very fragile and the lake associadon spends a lot of time attempting to preserve it and improve it. Ringhoffer stated she would hate to see someone come in and have high expectarions of using the lake reoreationally for things such as waterskiing when that may not be aPProPnate. Chair Leskinen closed the pubIic hearing at 8:25 p.m. Stickney stated his tre�replacement plan requires the planting of two trees for every one tree that is remaved and that someone would not be abie to take out 50 trees. Stickney indicated there are also view corridors on every lot. Sticlrney stated as it relates to shared driveways,a shared driveway to Lots 1 and 2 would be wider than normal and tb.at he dces not see that two driveways wauld be injurious to Hunter Drive. Stickney stated they can easily put dziveways on Lots 1,2, 3,4,and 5 without any tree loss. Creating tha driveway to Lot 3 will result in the planting of 60 new trees. As faz as preserving the lake, Sticlmey stated he understands it is only 10 feet deep and people will not be waterskiing. Stickney stated he lmows it is an environt�ental lake and thnt it is a peaceful place,which is why he is trying to limit the impact to the azea and protecting as�many trees as he can. Sticlrney stated if he relocates the homes neat the prairie,he would tteed to widen the driveways and lose more trees. Thiesse noted on Lot 7 the contours do indicate that is a drainage area. Sticlrney stated they are aware of the drainage but that in their view no one will eonstruct as big of a house as is depicteti on that lot. Stickney indicated he used the size of houses that he did becanse he did not want anyone from Staff to say that he is proposing to construct lit#le houses. Stickney stated in his Page i8 of 37 . , � NIINUTES OF THE OR4N0 PLANNING CONIlVIISSION MEETING Monday,May 18,2015 �' 6:30 o'clock p.m. �� �� � view this size house is probably the largest that someone couId build. Stickney stated in their view they '� �` can build a house on ti�at Iot and avoid the drainage areas. Ga.f&on pointed out the group of contours ii�at Commissioner Thiesse was referrizig to. Thiesse nobed the drainage area goes up ta the cul-de-sac area. Sticl�ey poirned�ut the lot is 240 feet wide and that there is room to put a house in ti�e area where there are fewer t�rees. Sticimey stated he does not want to jam a house on the north side of the property. Gaffron stated as it relates ta the views of the lake,the City's code has a restriction against cutting of trees and no clear cutting within 75 feet of the Iaka. G�a�on asked if there is any intent to place additional restrictions on how much clearing can be done in the event someane decides to cut down some traes so they can have a better view of the lake. Sticl�ey stated there is an orchard of tr+ees on Lots 3 and 4 and that they will ba tryiug to transplax�t tt►em. Sticlmey s�tated if soxneone wanted to build on Lat 3 and construct 300 to 404 fee�t back,that will not happen since they will not see the i�ke. Stickney noted he does have an archite�tural review committee that will be reviewing each house plan and that they will not let t�e canopy go and wilI not let the yard e�end for 250 feet. Leskirien asked him to address the question about future development of the preserve areas. Stickney noterI his application states that he has no plans to develop the balance of the properiy and that he has no 'vnterest in developing the halance of the property. Stickney stated he likes the way the property looks and that Prairie Restoration has been contacted to help with the prairies and forest azeas. As part of that,�rairie Restorations will make sure there are no invasive species in the woads and a lot of the treea that are falling down will be cleaned up but it will still be environmemally sen�sitive. Leskinen asked if�e praizie area is in some type af conservation area to prevent future development. Stickney stated he would repeat what he just said. Thiesse noted the City could require i� Stickney steted he is not here to nnalc�enemies and that he is here to make the development right Schoenzeit asked if it will be in writing that Lat 7 will not have a view of the lake given the proposed location of the house Stickney indicated if the person chose to build futther up on the lat, he would not have a view of the lake Schoenzeit stated there is a lot of very encouraging discussion,but that the background tone of the neighbors is that a lot of these comments need to be in writing describing the parameters of what will be allowed and what will not be allowed. Page 14 of 37 , � " MINUTES OF THE ORON4 PLANNING COA�IlVIISSION MEETING Monday,May 18,ZO15 , 6:30 o'clock p.m. !� Stickn stated Exatn le 3 is in his covenants. In that exam le the ard s e is � � �� e3' p p , y pac 0.57 of an acre and that ` a`� someone will aot corr�e in and ask to clear out an acre or else they will spend$SQ,000 on traes if they do � that. Stickney stated that is why there is a strict tree preservation plan,which will protect against that. Lemice asked if the covenant would be a Iegal document. Sticlmey stated it is and that it would be filed with the property. Stickney stated every homeowner will see rt before they pwrchase the properiy and it vrill be filed at the time of final plat. Gaffron aslced who will be enforcing the covenant. Stickney indicated he would bo along with the homeawners association. Gaffran askad if the homeowners association ca�change those covenants in the future. Stickney stated ti�at is a good thought and that could be added. Sticlao;ey statad they would be hurting themselves if ti�ey did tha� Schoenzeit commented covenants typically fail the second time around. Gaffron asked i�£Mr. Stickney woufd be willing to put additaonal restrictions around the perimeters of spacific lots. Gaftron noted the development of the Laksview Golf Course does not allow development of acry sort to happen within certain conservation areas. Gaffron stated the concern here is thst there is a pote�ial for an individual homeowner to do something different than what is in the covenants,and that if the covenants can be changed at will wit�out input from the City, one of the ways to avoid that issue is to place a provision in the covenant to prevent that which would give the City some enforcement power. Stickney noted his covanants on Lot 5 prevent buildi.ng in the existing�ee azea. Stickney stated he could bring to the Cauncil the general building zones for Lots 1,Z, 6, and 7. Gaf�ion noted he did something similar to tha#on Graham Hiil,and that lae is suggesting it might be appropriate in this case. Stickney stated he is protecting the trees,which was the intent of the covena�t, and tt�at he would need some flexibility in the hause pads if that provision is included. Stickney noted he has reduced the building areas since he first proposed the sketch plan. Landgraver sta�ed i�£the covenants can be changed by a majority vote of the homeowners at a future date, making it spacific to ea.ch lat would carry a lot of weight Sticlrney stated in the Big Woods area that would make sense. Landgraver noted the trees will be relevant to some of the properties and the other praperty owners may choose ta change that� Landgraver sta#ed nobody wants the trees cut down, so incorporating it in at the lot level makes a whole lot of sense. Stickney stated he is all ears and that�t sounds like a good plan. Page 20 of 37 , � ' 11�N[JTES OF THE ORONO PLANNING CONIlVIISSION MEETING Monday,May 18,2015 , 6:30 o'clock p.m. �_;� �—�r ,,� Lemke stated the other concern is with future development of the pra.irie and that it could be changed by �y�� the homeowners association. � LandgrAver commented that could be a game changer. Landgraver nated when this development was first presented to the Planning Commission, it was proposed as a preserve and now the Planning Cocu.mission is hearing that it is not a preserve and could poter►tially be phase two of the development. Landgraver stated Mr. Stickney must have a legal reason why he is being coy about it,but that if this is just stage one, he would have a concern with that� Stickney stated he is right on a lat of points. Stickney stated if that was the case, he would have subznitted a 30-lot development. Stickney stated these are more than conforming lot�that contain wetlands. Stick�ney stated someone could follow all the City's ordinances and have 181ots within the prairie,which would not look very nice. Lemke stated that could happen at a future date without any legal pratection. Stickney stated that is cornect, 3tickney stated he does not want to see the 1 S lots in the prairie. Sticltncy stated he could also create one more lake lot and easily conform as well as throw nine lots�in the prairie but that it would look awfuI. Sticlmey indicated he will do some fine-tuning based on the comments tonight. Schcenz�it stated the City has seen some nice plans but at the present time,from a long-term comfort level,there is a little too much hand waving and�e details of the covenants, easements,and restrictions are not part ofthe preliminary plat discussion,which is a concezin. Schoenzeit stated in his view the three lots that are in the Big Woods should come closer to the prairie. Schoe�azeit stated in some ways the prairie is the red herring of this discussion aud thax a (ot of work has gone into saving that,but it is really the Big Woods that need to be presezved. Lemke noted a prairie is a six-year project and a Big Woods is a 100-year project. Thiesse staxed the one problem he has wiith that ststement is that the owner of the property right now is the one who wants the houses up there and the prairie protected. Thiesse noted that is the right of�e properiy owner. Schcenzeit stated it is the City's job to use its clout, influence and regulations to steer the development iz� the best possible direction. Thiesse stated he would need to be convinced that the current proposal is not. Leskinen stated this proposal has been improved from the sketch plan phase but that ti�ere is still some work to be done. Leskinen stated the ordinances in Orono will help protect the view shad for the lakeshore lots. Leskinen stated in her view the City Engineer and so forth wi11 have plenty to say about drainage prior to any permits being issued. Leskinez�stated she is less concerned about the layout and that the developer is right in t�at he could cram another lot in t�ere hut he isn't. Leskinen stated she is struggling with the Block 2 portion of it since the holes are kind of in the middle of the woods and that will be hard to get back. Leskinen stated she agrees Page 21 of 37 , � � Nmv�s oF� ORONO PLANNING CONIlVIISSION MEETING Monday,May 18,2015 6:30 o'clack p.m. � �, _ _ , � ,._ _�._ with the f�ct t�at this is private property and the owner has a right to develop i�,but thst she wants to be � ,�, mi.ndful of this natural resource ti�at exists. Leskinen stated she wants to be cautious about the next move. �d�� Leskinen stated she also sincere}y betieves that George Stickney has no intention of developing the prairie ' preserve,but t3�at if you go forward 25 years or so,that rnay not be the case. L�e,skinen stated she would love ta see that in some kind of form wb.ere it is truly preserved. Leskinen noted in the initial sketch plan discussion she thought it was going to be put into a L.and Trust ar a couservation�-ust of some sort. Leskinen noted she has received a number of phone calls and emails from the residents and that she is taking thase into account as well. Leskinen stated she is a staunch supporber of properiy rights,but at the same time this is a huge asset to the cammunity,which is something she does not take lightly. Thiesse stated t�e owner of this property has done a wonderful job of preserving the property for as Iong as they have but that he does not waut to hold them to a higher standard than anybody else in the area. Landgraver stated he is in agreement with Commissioner Leskinen and that the bone of contention appears to be the two lots in the middle of the woods. Landgravez stated in his view pulling them south would minimize the impact Landgravez�stated tha two for one tree replacement plan might sound good mathematicaliy but that there is not a covenant that restricts someone from cuttixag something down. Landgraver stated in his view sometb�ung nnore descriptive, such as allowing someone to remove dead or damaged trees,would be more in 1ine. Landgraver stated the City tends to have pretty stringent zecjuirements on what happens near ti�e lalceshore and tbat someone is not able to just go in and build something close to the lake. Landgraver stated in his view the developer has done a good job preserving a number of things,but vv�en the Flanning Commission first considered tt2is devolopment,the prairie was proposed#o be in a conservation hvst or preserve,which provides a lot higher consideraiaon than simply somebody's word. Landgraver sta.ted he can take Mr. Stickney's word for it but he is not immortal. Lemice indicated he is 100 percent in agreement with Commissioner Landgraver and that he would like ta see that preservation piece in place. Lemke suggested the Planning Commission perhaps table the applicstion to allow the applicant to come back with a little more concrete iriformation based on the discussion tonight. Schoenzeit stated the developer needs to address what some of the firture homeowners would be allowed to do. Leskinen ststed the Planning Commission would like to sce more specifics in the cavenants. Lemke indicated he wouid like to see something more than just covenants as i�relates to conservation areas. Schoenzeit stated the Big Woods area deserves a higher level of attention. Leskinen stated she does not lmow if the applicant would be amenable to this, but that she would like to see the two lots changed. Page Z2 of 37 • MIl�TUTES OF THE ORONO PLANNING COMII�SSION MEETING Monday,May 18,2015 O 6:30 o'clock p.m. �� � �,��� Stac�ey asked how those two lots could be screened if they are relocated. Sticlmey stated if he look at � �' the elevations,those two homes would be sticking up lxke on a mountain. SHckney stated in theory that might be a good idea,but ifthey go up there, it will create an eyesore. Stickney noted they would have ta go up a b�iIl and attempt to construct up there in the area ti�►at he is attempting to preserve. Stickney indicated they would need to clear cut all that down and it wouid be an eyesore and unsellable. Stickney stated the reason ha is proposing what he is is that it works. Sticl�ey noted every one of the lu�ts is over conforming and passes the Conservation Design. Stickney stated he could�dd a few mare lots but that he likes what he is proposing. Stickney statad if he puts in a 100-foot pad site in that location,he would be clearing out both sides and probably 200 feet of open area where you wili see the back side of a 3-story house. Sticlmey noted most of ttie lots are losing very few trees. Thiesse asked if the Planning Commission can request covenants on tt�e prairie areas stating that they are not buildable. Thiesse staxed he would like to have something in the record that restricts deve3opment of that area. Thiesse noted the prairie area started out as a trust but has since moved to something different. Schoenzeit stated they aze going backwards on that aspect of the proposal but that other aspects are more acceptable. Schoenzeit statsd the prairie is cleatly an azea where there are now coacerns. Thiesse stated it is not a problem cunently but it could be a problem down the road. Schaenzeit stabed it is the City's responsibility to fum t�at up and that now is tlze best time to do ti�at Landgraver stated he has a lot of confidence the City Council will not approve the plat without having an cutderstaading about what the future intent is of that area Leskinen stated the Planning Cornmission should clarify what they would like to see as far as these issues. Thiesse stated he is ha�py with what he sees hut tbat he wants more answers. T�eskinen asked if the applicant would like rnore ciarity on the Planning Commission's direction. Stickney stated he can get that from the notes. Stickney steted there are good reasons for what he has presented and that the City dces have the nigkat to say no to whatever somebody else will present Sehoenzeit stated white this application is wide open,the City can define the most clarity. Schcenzeit noted whoever owns the prairie in the future would have the same right to develop, which is why the issue needs to be resolved. Lsskinen st�.ted the conservation easements will need to be defined and how ti�ey wiLl be enforcad. Leskinen noted that would help preserve:vlr. Stickney's vision for this area as well, Stickney stated he totaIly understands what the Planr�ing Commissian is saying but that he is directed by the first part of his application. Thiesse indicated he likes what has been proposed so far and that the issue is whether the prairie or the woods should be preservad. Thiesse noted the owner has decided she dces not want the homes on the Page 23 of 37 • MII�iUTES OF THE ORONO PLANNIlVG COMMISSIQN MEETIATG Monday,May 18,2015 6:30 o'ciock p.m. �;`; ��prau��e. Tluesse stated he can Lve vv�th 1$at if the praine is truly being protected,but right now no one is �� telling him that the prairie is being protected. � Sticlrney stated he will continue to maintain it and preserve it but that is aIl he can tell them. Schoenzeit moved to table ApplicAtion No. 15-3739,BPS Properties,IJ�C,300 Sizth Avenne North, with the applicant being requested to introduce more formal language in covenanb or eaisements for t6e non-buildabie areas; provide more clarity on the state of the prairie and how that could be part of the conservation plan of thia entire project; identil�specific building zones within certain wood lots,whether it i��iz�or area or location; and to better document the inability of the future property owners to clear cnt. Stickney noted there is a conservation deszgn report for the property and that there will be covenants put in place. Stickney indicated he is not sure how he can get around that. Gaf&on noted at their conservation design meeti.ng t�ey had a discussion regarding tbat ar�d that it would be very hard to go forwazd without answering tbat question. Gaf&on indicated ane of ttie options that is available with any normal subdivision is that when creating outlots, stipulations would ba put in saying that the outlots cannot be developed until they are replatted into lots. Gaffron statsd he is no#sure whether that accomplishes what�e ultimate goal is but that it is standard boilerplate language that is included in a development agreemen� Gaf&on stated that in effect would put the onus on the next application. Lemke stated there would be no reason to turn it down and it likely would be approved. Stickney co�nmented it is not a slam dunk. Thiesse stated to him this was a slam dunk the way it was but the garne has been changed since the prairie area is no longer going to be in a land tcvst. Sticl�ney stated in his view they a,re covered by what Mr. Gaffran k►as suggested. Gaffron noted that language does not guarantiee future preservation of the prairie area but would require fucthez review by a future Council before it is developed. Gaffron stated a developer woald not be able to touch it until it goes through the process. Schcenzeit stated that is the crux of the issue. Schoenzert stated the property owner has very strong property rights to be able to develop it and that now is the time to presetve those areas,which is the reason why this should be tabled for additional discussion on that item. L,ar►d,graver asked if Mr. Gaffmn is saying that it puts another hurdle on the developer before the iand can be developed. . Gaffron indicated it would say that someone cannot build wit�in the 30-acre ou#1ot until it is replatted. Gaffiron stated it essentially pushes future development of the area into the future and guarantees there will be no bvildings on it until it is replatted. Lemke stated there will Iikeiy be no reaso�n.to turn a future deveiapment down. Page 24 of 37 ' MIl�TUTES OF THE 4RON0 PLANNING CONIlVIISSION MEETING Mond.ay,May 18,2015 <� 6:30 o'clock p.m. � ,�►.1 Gai�'ron stated about the oniy thing the Planning Commission can do at this point is to include a statement f'"�► in t�e final plat saying that th�is is ttze recammendation for that piece of land. Landgraver stated the other part is who is going to be responsible for that outlot now and into the future and what they will be allowed to do with it. Landgraver stated the Planning Commission would like to see sor�ae firm language on that and whether it is going to be in a conservation easement or land trust. L,eskinen stated a conservation district is with�e City and a Isnd trust is wit�the staie. Gaf&on stated given the history of the parcel and the recent discussions,he does nat believe the applicant would be willing to give an easement of any type over the outlots at this point. Sticlaney stated he cannot at this point. Leskinen noted it was presented in the beginning as a land tcvst but that she is more concerned with protecting the woods. Leskinen noted a znotion was made to table the application. Lerake seconded the motion. VOTE: Ayes 5,Nays 0. (Rece.�s txken from 9:12 p.m.to 9:17 p.m.) 5. #15�73I RENEE WIXON,4505 WEST BRANCH RUAD,5KETCH PLAN REVIEW, 9:17 P.M.—9:35 P.M. William and Renee Wix,on,Applicants,were preseut. Gai�'ron stated this is a sketch plau to create a second 2-acre lot from a parcel that contains 4.71 dry a.cres, of which 3.9Q acres is contiguous and 0.81 acres is separabed by a creek ar�d wetland that traverses the property from west to east. The property is located in the RR 1B District,which allows for singl�family residential use with a minimum lot size of 2.0 acxes and 200 feet lot width. The property dces not appear to meet the minimum standards for subdivision. City Code requires two acres of dry buildable contiguous acreage in each lot. The property abuts a creek that enters the site at ti�e northwest corner of the property,winds its way through the southerly portion of the srte,and then exits to the east where it enbers Forest Lake Bay of Lake Minnetonka. In addition,there is a delineated wetland that extends outside the defined drainage easement.At the point where the creek separates the dry buildat�Ie land at the southeast corner of the site,the wetiand is approximately 50 feet in width. It would be inconsistent with past City practice to allow credit towards the 2-acre contiguous dry buildable requirement for two areas of land separated by a 50-foot wetland corridor. Gaf�'ron stated under a standard subdivision process,each proposed lot must contain a minimunn of 2.0 acres of contiguous dry buildable land. This requirement has to do with septic systems and the City has typically not granted variances to the noncontiguous land. The applicants have provided two conceptual lot layouts for consideration. Neither layout meets the requirement for both lots containing 2.4 acres of contiguous dry-buildable land. In each layout,the proposed new easterly lot contains less than 2A acres norti�of the creek/wetland that traverses the Page 25 of 37 PC Exhibit J Mike Gaffron From: Melanie Curtis Sent: Tuesday, May 26, 2015 3:48 PM Ta Mike Gaffron Cc: Jeremy Bamhart; 'Rabert Bean' Subject: FW: WCA NOA-300 6th Ave N Attachments: signed joint app form.pdf;2014-0�44 300 6th Ave N Final Report Revised 5-19-15.pdf Melanie Curtis �95Z.249.4fi27 �mcurtis@d.orono.mn.us From: Elizabeth Brown (mailto:EBrownCc�minnehahacreek.org] Sent: Tuesday, May 26, 2015 12:54 PM To: �y.lijewskl@co.henne2n.mn.us; Meyer, Ben (BWSR); Drewry, Kate (DNR); Haworth, Brooke{DNR); 'Stickney, George W; Frank Srroboda; Christine Mattson; Melanfe Curtis;Jenny, Melissa M MVP Cc: daywen2C�gmail.com Subject; WCA NOA - 300 6th Ave N Hello a{I, Please find the attached Notice of Application for wetland boundary&type for the wetlands located at 300 6�'Ave N in the city of Orano.The area of investigation is^'80 acres and thirteen wetiands were delineated on-site,including the fringe of one DNR Public Water, l.ake Mooney. Please provide written comments by June 16, 2015 at 4:30PM. In the coming weeks I would like to schedule a TEP to review the wetland boundaries due to the large area and numerous wetlands that ha�e been delineated.TEP members and Frank, please let me know if you would be abie to attend a June 5th morning meeting on site. Triank you, Beth Brown Permitting Technicia n Minnehaha Creek Watershed Dis`trict ebrown@minnehaha�reek.or� 952-641-4504 �,� `i,, _n�.,,,, MIDIM��NJ1�i1� �RE€IC 1MA7��$!#�p p1�i�R1Cf 1 --.�.". _..__- - -----___._.,. .._ ._ . --- __ .�. .. ._ .__ __-- - --- ._._ __ _ _.___.._._w_--- . ��__ ..._. . ,., P roJett Name andJor Number. SEitN 2014-OA44-0�300 Sl�h qve N�pnp�3ts ��RF���:: �i�6��:��� S��c����:�¢�t� �f appUcant is an entlty Zcompany,�ovemment entky,paKnership,eit.�,an authnrtted santad person must be ldentifled. !f tfir appiicant is using an agent{tonsultant,�wyer�ar other third partyy and has suthorl=ed Rhem to att on thelr behalf,tfie aganrs contad Information must ilso be provided. ! App�icant/i.�ndowner Plame: BPS prope�ties,LLC�eorga St�cE:ney(Wendy Dayton-Property Qwner) wailtn8 Addr�ss: 201 East lake Street,YUayzata,MN 55391 Phones 952�6-3594 E-m�ll Address: psticlm�y�cbbrrrr�cwri Authortud Co�it�not aomp�ete�Fsame ca sbove): �ank Svoboda—Svoboda Eoo{ogkat Reaourtes �la�in�Ad�.�s: 22752 Co Rc)7,Hutthinson,MN 55350 w�o„�: su-3eaano E�retaN�.ddress: hanks�gpsinnovatitons.o�n r ������• ���6� �V45.�-l.�hln LLLC�t�d�L��C+✓iL County: Hartnapfn � Cit1//1'atmship: Onono �►arc�:�Dand/orA�de� �Si,c�,ave North�pi�a Z511823410001 & 1300Q6 dt 4400Q3 &430001? �t o�tpt�°"�secc�°^�7o�ms��ap.�1: q part of the SE %. Scction 25,T 118N, R23 W, City of Orono,Hennepin Coanty,Minnesota �J�s(d�"•��1� �c.aa.�s4zsz t�a�59'SO.:ssaµro)/�o�.-�.�a+�i����:�aa.r��� Attad�a mad�,,�to�:slrt�the locatio�of tNe site ln ralahon Lo loul s�ts,r�oeds,highways. ��'' -'"" �.�.... �' �'�'�►•...e ���� � ' ' "�[�f,��"`'�� �.� � Pr ��;��, .� �.� .. :E$'E�i�� � � . � '��t,r �Jr`�._._.�.� �� ~.� �'� � �� � � � ��� �= �� ,� � � ,�, � � �� ����.g � �,�� ; �� � [� �, sa � '. �� \� "� '....� :� "'�° � � � �".^`;, � ► ��,3:..��',,,,,"�� i.�s`.gr�y� ,� ,,,,, � +BP ��N, � �� ��` ` _ � �i �~YT �y�� y`'' � � � (' wd .� V �� {� ppp � �, �•��+ S� . L�i '�,��f`�.�:+ �� x... -�y�' �� 'r"'j, r.�"� ;}�� r- x ` �� y�a�., � �` - � ,�' _'�r, �� �'' � *�.""�'���, f �� �a z-� -w-� � r `�. .+t���:w ��-a � v` �� _L� --�,��� f��`- t�`,��. -++ � � •���.tr �- �r'- 7 . �J _{. " !s#'�'wi�t..... . ,� .`tq'�°,p'i ni��: �i:^ �� � � -. �� '�w` � � .� r. � �N -�E �h .�� � `4��,.=� �+Y �n,' w�� � ;.,._ �M _ `r� _��J� ��� 3 �Y� '. � � Apptorsln�ate sine�f sRe(aa�es)or�f a linear pro)ect,len�th(Qeetr 8i.Z5 F+Croc ' If you know that�►our propasal w1A requir�an individ�l Rermit#ro�the uS.Mny Wrps of Enginrers,you meut provide the names and addresses of al!property oamers adjacent ta the project site. This inforrt�adon may be provided by attachl�a pst to Your applkation ar by using blodt 2S o�tfie Applitation for DepartmeM of the Mnv permit which tan be obtalned at http://�rww.m�q.usace.armv.mil/Portats/57/docs/rerui��grv/Reaulatorvbocs�ertRform 43�15 2011oct.odf I -- — � ` p � � .� .�n °i �f ai � �i C L � � � � � �� � �N � Y � Z � o �6 � �� Q � � � '� � � �� � � 8 � e a� �e < a � � � B � a� � � � � � � � � 93 � a � ��� � � � '° � � � � �� � � � '� � � ��� � _ 8 � _ � � M � � � � � p � � � � N$ ° � W '$ � � �� � S � �. ,� �� �< � � � � �t � '1' �, � � c � ,� � � � '� � � � � �� � � m .� .!� � � � '� � � � � � �� � ,� � � � � � � � � � � � ,� .� w � .� � � �' � � � � � ��� '� � � o � , � � � � � � � � °'"' g � � � v � .� � � �� � ti � � o � a.lD Q pp E}j C �I�a � C ��y. n �� rv. � � N " .�s . � � 1� {.7 � C � � c w, p � p�wi ~ � � � � �'�i '� �g � � 1? • ,�' N � � � ' � � 37 � � � a � � � " .� � � V � � r� � � � � � � 8 �i � `'�� � � � .� � �I � � w � �i`I� �ti � O � � .� � � �j � � � � � � 9 � � � � � � � � � �s � e � °� �� � � � .s u� �, E � � a '� �� � o' � �� � X���� .�s � �� � � c ` o �`'' � $ �e � � F � � � � j � � � �� ��� � � � � m � �� � ffi � ., '� � m .� io '� � � .� �' ` ��� � �i1�+ � } £ E € .� � � 1 � $ r � � � � � J � � •� � ,'�.. � Q� � � � �� o � � � ��� � �'' � �J � �� .�n � � �'� } � ,� � � � 4�t � � r� � � � 8 � � � �$�x� �' `= s r� � r � �, �. � a � �� �o � � s � � ffi � � E � � g '" �O'' � � �,S �o a � fi'' ti •- Z' o,� �� 'II. ,s� – � .. a ,,� � � � Y s a�g ., d '� � t' .L� � � �.�t eErro a a�� '� � °'W � a: � fi � � �Qn � o � � � � �y � �1 � �1 .� a �p � � �c �� ��@� O r a Gi /7 � u � � +,•i*w p M �� '� '�� � � � � � f- '9 � n C O� � � roQ c � � ' iW � Q G �� � �: �� � � P d� Q � a � � �7- � gi o � � Z�k „ e '� � � � o � y � •� � .� �.� � � � � �_ �d .. '0 � 3 � ~ � �� �s � � � � � � v ui � –Q _ � �y." o.� o '� � � 3 �'� �' .. $ �'s �!� $ 10 .G � � q �, �j p �� � � � y ������ � � � � � � � £p '�'" � .!Q � �W ,a� "� �. �`''� � � � O � C $ S � "� W � � � ��.� �� M � C .rJ �� � � � �I a� �r � � �i����� � (�u C � '� � �'��� � � 10 }..� � 8 13 �, ,�.� 1O e r ��� � `' � � � ��� � � � �""' � °�� � � � �.L' '� � �t � �� �_� � � � � " oE c �. � 8 � � .,Z v ~ F�-� � � �° � � �� ii'i _� '� � z � ffi '++"�' '� :'� �' C[; �i = ,2 � � � GC,' .�s '� �i $ Z' �t'� � �� � c � '''' � m �'�*�J � u"+'w� T� � � � � o � � 3� � � � � �� � C= a e � $ � � � + � �, � � g � �, "� �e � � � � _ x �i � E p Lo � � ,.. •- € 4 > � C � �� � � C�o � �A � �'� �� ��� � �� O � � , � � � " ¢ a � a��i � � � a� � � � � � ��� '� s• � � � � r L � � L�� � � � �� � � ti ��� ��y�¢ S 0 q Z � � a�./ � 1� � � a � � � d.� � � a�� �� S� ? V d � A ` 'i � P U � � � �, � a � Q� �8 �� �� E �S � � � � � � � � � - � � -- „ � �. � � Q { � � � .� � � � ~ N � g � » °u � a.« .'�i � E E � '" ��.r��.r?� ❑� m' r'o ,9P � � � � � . � I � .. �� Q � �� afi � �� � � � � � CSl a.� � �, � � i�� � a � � � � Q � �3. � � � � � -. � � S � � _ � 3 � � � � � � � �g� � � � � � c` � o � c � ao � � �.� � � � � S � � � � � M � �� � � � � � ro � o � � � � � � ! " � � a ro � g �� � ��4� � � � � A � � � � � � � $ � � � � � � C 3 0 � i7i � �' � � S � � � �� � �r� a s � �'� � , s � v � m � � �' � �, � � i � � • C Q i v A � � � j � � � o � S � a � ; K--, � , � � � �� � s r � � � � � � � ..,. ....�� s " � g�� a � ' � s � �� � i � � , � �� � �� � � �� � � � � � � �� � � V� �� � �� � �• � � � � �: � � � � o A � a m � � o� �� ti.. ps, � � � � � � � $ � � — � � � � F o � � � a � � � m � � � � � � � � � �, � 4 '� p � t C� � � 51 � b �G� � 7 N � � �� � ,� � � Gl � ' � � ro � ; v � m � � �' � � �' � �D � � � a �n 5_' s� ., � � � � e � �i C� �� � p�a_, Qi t � � � a � 4w3 o C � v � � � � ; � � � �� � � a � � � o. � � 5, " �,' � � r � � � '� ; � p � °� � 7' � � � C �,.�, � �n � � � � � � o s'a.' � u � � fn .�,. rr� 1 } � � oo � c, �e � �� `Yv � � � � � � � � � � C � c � � �' o � , �m � � � � � zQ o � � g �s � � � i �' � � � � � � ; � g� � � � � r � � � � � �+ � � ` .. N � °� � w I � � Q 3• � � � � � � a �y� �. � s a �° � �' �. o o- � �►� °' � °� d , � � b3 � a � �� � ro� � � � '.�� g ' � � � � � p� � � � Q � _ � � ' � � 2 „ g � ,.,. � � s � � � � � � � � � d ? N � ,gg ' � � � � � a � � � � l�s, O i � m �i � � � � � � w � �, �. �+ » � � ,� .. A c � - ---_. . _ _.. ' Minnesota Wetland Conservation Act Notice ofApp[ica�ion i.ocal Gavemment Unit{LGU} Address Minnehaha Creek Watershed District 15320 Minnetonka B[vd � Minnetonka,MN 55345 1.PROJECT INFORMATION Applicarrt Name Project Name Date of Application BPS Properties,LLC(George 300 6�'Ave N Application Number Sticlmey)&Wendy Dayton 4/20/15 W15-14 (Landowner) (Incomplete) SRl/15 (Complete) T e of A lication check all that a 1 : � Wetlat'�d Boundary or Type ' ❑No-Loss ❑Exemption ❑ Sequencing ❑R���.�t��► ❑ Banking Plan S and descri 'on of ro sed m'ect attach additional sheets as neces BPS Properties,LLC (George Stickney} &Wendy Dayton (landowner)have applied for wetland boundary&type confirmation for the wetlands �ocated at 300 6�'Ave N in the City of Orono,Hennepin County, Minnesota(PID 25l 1823410001,2511823130006,25 1 1 823440003, and 2511823430001).Legal description: Section 25, Township 118N,Range 23W. A wetland delineatian was conducted by Svoboda Ecological Resowrces on I�ovember 3,4,6, and 11, 2014 and Apri14 and 10,2015. A complete delineation report and ti'VCA application were subrnitted to MCWD on May 21,2015. Thirteen wetlands were delineated on site, including the fringe of one DNR Public Water(Lake Mooney). T`wo additional areas were investigated for we#land characteris#ics and determined ta be upland. The subject area is a large property�80 acres in size. The boundaries will be reviewed in the field b the Technical Evaluation Panel. 2.APPLICATION REVIEW AND DECISION Signimg and maiiing of this completed form to the appropriate recipients in accord�ce wi�8420.0255,9ubp.3 provides notice that an application was made to the LGU under the Wetland Conservation Act as specified above. A copy of the applica�on is attached. Comments cazi bc submit�ted to: Name and Title of LGU Contact Person Comments mvst be received by {minimum 15 Beth Brown business-day comment peziod): Permitting Technician 6l16/2015(4:30P1Vn Address(if different than LGi� Dabe,time,and location of decision: 15320 Minnetonka Blvd A decision will be made fo�lowing the review Minnetonka,MN 55345 of the applicstion and completioe of i�e camment riod. Phone Number and�mail Address Decision-maker for tlus application: 952 641-4504 �Staff BWSRForms 7-1-]0 Page l of2 f � ' � ebrown minnehahacreek.o Gove ' Board or Council Signature: ���`� �� Date:_, 5/26/15 3.LLST OF ADDRESSEES SViICD TEP member: Stacey Lijewsla—stacey.lijewsluQa co.hennepi�n.mmus � BWSR TEP member:); Ben Meyer—beu.meyer@state.mn.us ❑ LGU TEP member(if different than LGU Contact): � DNR TEP member:I{s�te Drewry—kate.drewry@state.mn.as � DNR Regiouat Office(if different than DNR TEP member):Brooke Haworth - brooke.haworth@state.mn.us ❑ WD or WMO(if applicable): � Applicant(nodce only}and Landowner(if differen�t):George Sticl�ey(BPS Properties,I.LC)— �tfckney@cbburnetcom,Wendy Dayton(landowner)-daywen2@gmail.cOm MembOrs of the public who requested notice(notice only):Rrank Svoboda(Consultant)— franks@gpsinnovations.com,Chr3stine iVlattson(City of Orono)-cmarison@ci.orono.mn.us,Melanie Curtis(City of Orono)—mcurti�s@ci.orono.mn.us � Corps of Engineers Project Manager(notice only):Meliasa Jenny- metissa.m.jen�ny@ussce.army.mil ❑ BWSR Wetland Ban3c Coordinator wetland bank lan licattions o 4.MAII�ING INFORMATION ➢For a list of BWSR TEP representatives:www.bwsr.state.mn.us/co�act/WCA at��.v�if ➢k'or a list of DNR T'EP representatives:www.bwsr.staie.mn.us/wetlands/wca/DNR TEP contacts.pdf ➢De artment of Natural Resources R iozxal Offices: NW RestiQn: NE Re�on: �entn!Region: �outhern Region: Reg.Env.Assess.Ecol. Reg.Env.Assess.Ecol. Reg.Env.Assess.Ecol_ Reg.Env.Assess_Ecol. Div.Ecol.Resources Div.F•col.Resources Div.Ecol.Resources Div.Ecol.Resources 2115 Birchmont Beach Rd.NE 1201 E.Hwy.2 1200 Waincr Road 261 Hwy. 15 South Bemid'i,MN 56601 C3rand Ra ids,11�AT 55744 St.Paul MN 55106 New Ulm,MN 56073 For a map of DNR Admiuistrative Regions,see:httpJ/files. .state.mn.us/aboutdnr/dnr reAions.pdf ➢For a list of Corps of Project Managers:www.mvp.usace.armv.miVre�ulatory/defaul�asp?�ageid=687 ar send to: ➢ US Army Corps of Engineers 5t.Paul District,ATTN:�P-R 180 Fifth St.East,Suite 700 St Paul,MN 55101-I678 ➢For Wetland Bank Plan applicati.ons,also send a copy ofthe application to: Minnesota Board of Water and Soil Resources Wetland Bank Coordinator 520 Lafayetbe Road North St.Paui,MN 55155 5.ATTACffi1'IENTS In addition to the application,tist any other attachments: � Complete delivaeatiou report ❑ ❑ BWSR Forms 7-1-]0 Page 2 of 2 , i PC Exhlbit K . . . � . r � � emo Ta Mike Gaffron,City of Oraono From: Frank Svoboda C� George Stidcney Dat« 5/152015 R� Response to BoRon and Menk Commerrts dated May 13, 2015 for Mooney Lake Preserve General 1.1 a. E�dsting Drainage System.The car�aker�the property was irrtertiewed during the wetland delineation task(he has been ovoerseeing management of the property for 25 years)and no other drain tile was ident'fiied. b. Stormwater Managemerrt System--me majority of the area containing the lower end pF the drain tile system lies on property that will be mana�ged by others and is not part aF this developmerrt proposaL ManagemeM of that part of the property is beyond the scope of the proposed project. c. Invasive Species—While reed canary grass is present in some of the open areas it by far does not dominate the si6e.Many of the weUand areas within the ptaine component(to be managed by others) have a presence af seeded native species.Eradication of resd canary grass by the use of spraying is not permitted by the owners.Tillage wouki desfroythe planted species.Fire managemerrt is feasible and could be conducted by permit(by athers).Wetfand 6,part of which is developed and part aF which is in the prairie managemerrt outlot cauld be managed by the eniity ever�tualfy selected to serve as custodian of the prairie outbts. Other invasive species such as Canada thistle,creeping charlie, and garlic mustand,if pr+esent would be managed and oontrolled as approprrate by the custodial errtity selecbed to mar�age the prairie outlots_Buckthom pr�esence is minor and insigniFcant in the wooded areas and was not mentioned as a managemer�t ooncem when mee#ing with City stafF. Management of garlic mustard and creeping charlie would be the r�sponsibil'rty of the owners of the lots. PJlanagemerrt recornrnendations+nrould be part of the homeowners brochure prepared and distributed to home buyers. d. Pratectian of Significant Tree Stands—F�densive discussions hsve been held behween the buyer and the seller regarding developmerrt of the property.The seller desires to preserve the prairie in memory of Mr.Dayton who established the prairie community on the formerfarm fields.Also,the selfer requires that site topography and the waoded community be used to sa�en the propaser!homes from the roads and other residents in the area.While the area is a maple-�asswood forest, it is a mixed forest aF three d'�fferent stages induding Young,Transiiion and Mature(described below). It is classified by the MLCCS as 32150B(City of Orono Natural Resources Irner�ory. March 2006}. 1 'Frees to be removed within the proposed bts range in size from S°to 26°with most in the 12"to 20" range.Most of the trees to be r�emoved are sugar mapfe.Signficant discussions between the seller and the buyer occurred regarding the preservation af the wooded area.A balar�ce needecf to be struck between terrain,the wooded area,screening of propased homes from the surrounding aree and street and driv+eway access.The design represents the best oompromise between the restrictions imposed by the terrain and the requirements of the ssller.Covenants of the subdivision guide what tuture homeowners will be permitted to da on their lots. Pat2�qraph 4. h. in the Conservation Design Plan,page 4,inadvertently used incorrect dassification and descriptive information.The corr�ect staferr�e�#should read"The mapl�basswood forest is in good oondition(B)based on the M-34X mod�ers.The forest has a generally undisturbed community structure w�h little to no buckthom present"Examination of a 1937 aerial phoko aFthe area shows the maple-basswood forest as being present with same openings in the canopy.Acoording to the Minnesota Departmen#of Na�ural Resouroe.s Field Guide to Native Plant Communities o�f Minnesota, Eastem Broadleaf Forest Pr�ovince(2005),the forest is classfied as MHs39c Sugar Maple Forest(Big Woods). Based on the aerial photo,this forest is a mucture of "Mature' (trees in excess af 75 ysars of age),the"Transi�on"stage of growth with trees rarging in a�ge beMreen 35-75 years of age and °Young"forest from 0—35 years of age.The�utlot F Roadway and Cul de Sac passes through all stages.The dm�eways to Lots 6,8,and 9 are in the Young stage.Lot 7 is generally in the Young to Transition stages.Lat 8 is in the Transition to Mature stages and Lot 9�in the Young to Trans�tion stages.Lot 5 has no hBe impects. Mapping of the differerrt stands as the comment suggests would be difficuft as the eritire forest is a mixture vf age c*asses suggesting that some timber harve�tir�g has occurred in the past resuRing in the maed age/diameter classes. e. Protedion of W�lands — Seeding of wetland buffers would require eradication of the e�dsting plar�t communities. Most o�f the wetlands are m the outbt prairie ar�s with the exception of the drainage swale and Part of Wetland 1, Wetlands 6, 7, arx! a Pond. Wetland 7 is in the Maple — Basswood For+est and littfe to no vege�tation is cumently preserrt nor would any sunrive under the farest canopy. Maple tr�ees exude an allelopa�thic chemical which inhibits the growt� of a forest floor cover. The upper part of the SUvale is in Lot 11 and half of Wet(and 6 is on the near side of Lots 10 and 11,The remainder of Wetland 6 will be in an outlot managed by a yet to be determined management entify. Wetland 1 in Lot 3 is already surnounded by established plant cover and the Pond in Lat 5 is also surnounded by established cover. Buffers will be put in place protecting the perimeter of all wetlands. f. Impacts to Ecological Communibes —Wetlands will be protected by buffers and no wetfand filling will occur.The maple-basswood forest has been designated for developme�t at fhe request of the setters rather than the created prairie.All possible measures to minim¢e impact to the forest hav�been taicen with the knowledge and approval of the sellers. g. Ecobgical Connections—There will be no accsss to the parce! permi�ed for pedestrian use. Widlife connections to adjoin properties will remain as they are with tlie sxception of the small building footprint for the developed Ids. Lat sizes are typicalty in the 3 acr+e size category and the combined building footprint; driveway and sewer system wdl oocupy a�out 8 pero�rrt{�000 sf) of each lot. The perimeter of the par�el will be protected by a 9d'designatsted undisturi�ed buffer to allow wildl�fe to travel from the su►roundir�C area into and through this parcel. h. Vews—George—any thoughts on this one i. Landmarks — Item 4.k. in the Conservation Design Plan states that there ar�e no significant landmarks. 1.2 Vegetation Management Plan—Discussed above 1.3 Preiiminary Grading Plan—Gronberg 1.4 Septic Report—Olson •Page 2 �' � � � � m �' � � � � � � � Q � �, � Q � � � � N � � i � � a °0 � o � � � � � � � E � � c�u �s � � € � � � � � + E � � � �o a '� g c� � �° � �•, � � C7 E � � 0 � � 2 Q � �t1 Cfl I� oD df �- .r p a � r r � � � a. F- � � � � PC Exhibit L Date Application Recetved: 4/22/15 Date Application Conaidered as Complete: S/S/15 12Q-Day Review Period Ezpires: 9i2/15 To: Chair Leskin�en and Planning Commission Members From: Mike Gaf&on, Senior Planner Date: May 18,2015 (Corrected Memo) Subject: #15-3739,George Sticlrney of BPS Properkies,300 Si�xth Avenue N -Preliminary Plat ---------------------------------------------- -------------- Zoning Distriet: RR-1B, One Famity Rural Residential District{2 acres/200' width) Prnperty Area: 92.61 acres total Applicatlon Summary: This is a proposed subdivision for a 93-acre parcel in which 1 l single-family residential lots will be czeated, Ieaving 2 large ovtlots undeveIoped. Of the 11 lots, 9 wilI be served by ne�w private roads wi� cul-de-sacs e�ctending northerly from Sixth Avenue North; the remaining 2 Iots will access directly from Hunter Drive. All lots wiIl be served by individual on-site sewage treatment systems and private wells. Staff Reconrmendatlori: Planning Commissirna should review the varzety of issues noted within the staff report and City Engineer's zeport as we11 as the submitted documentation. Hold the public hearing and accept public coznments. recommend approval with conditions or table for further information. Parcels Involved: Address &PID Qwnec of Record 300 Siu�th Ave. N. Wendy W. Dayton,300 S'vcth Ave.N.,Wayzata,MN 55391 Zs-1 is-2���-ooa� 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: Rura1 Residential - 1 Unit per 2 Acres Eaisting Property Area: Tota1 Area: 92.61 Acres Area Exclusive of Huntex Drive and CR6 R-O-W: 89.09 Acr�s w��d�: 10.58 Acxes Area in Lots: 40.03 Acres Area in Outlots: 49.06 Acres Proposed Lot& Outlot Areas Wetland Total Dry Contiguous Dry Total Wet+Dry (acres) (acres) (aeres) (acres) Block 1 Lot 1 4.50 3.50 3.54 4.00 Lot 2 0.39 3.00 3.00 3.39 Lot 3 3.23 4.23 4.23 �,q� Lot 4 0.60 2.90 Z.90 3.50 � Lot S 0.99 2.75 2.75 3.74 Lot 6 U.OS 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 0.16 2.85 2.85 3.01 Lot 2 0.34 2.b1 2.61 2.95 SUBTOTALS 6.38 33.65 33.65 44.03 Outlot A-Dndeveloped 30.00 Outlot B-Shared Driveway 0.60 �3utCot C-Tenais Court 0.98 OutEot D-Undeveloped 13.89 Outlot E-Private Road U.75 Outlot F-Private Road 1.84 Outlot G-Back Lot Driveway 0.28 Outlot H-Woodland Buffer 0.72 Total Acres 89.09 Proposed Overatl Density: I 1 lots on 33.65 acres=033 units per acre Average Dry Acres per Lot: 3.06 acres per!ot List of Exhibits ExhibitA. Application Exhibit B. Preliminary Plat Drawings-Mooney Lake Preserve-dated S/5/15 1 -Overall Preliminary Plat 2 -North Deta.il 3 - South Detail 4-Preliminary Road Plan Exhibit C. Conservation Design Report Exhibit D. Wetland Delineation Report Excetpts Exhibit E. City Engineer's Comments 5/13/15 Fachibit F. Septic Inspector Comments Exhibit G. Miscellaneous Exliibits Submitted by Applicant 1 - Site Pho#os 2- Site Plan Example,Lot 6 3 -Examples of Nearby Properiy Tree Clearings 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 Exhabit J. Public Comments Received 1 -Hennepin County Environmental Services 03/11/15 2-Elizabeth and Ken Weir 3/10/15 3 -Eli7abeth and Ken Weir 5/12/15 Exhibit K Conservation Design Code Section Faehibit L. Plat Map&Property Owners List � � , 15-3739 May 18,2015 Page 3 of 9 Baekground The applicant, BPS Properties represented by (ieorge Stickney, proposes to develop a portion of the property witth 11 single family lots, leaving major portions of the site undeveloped. The property contains a large azea of established prairie that is bdghly visible from County Road b 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 appazently treasured by some area residents in equal measure with the prairie element. The northeast quadrant of the properiy abuts Mooney Lake, and 7 of the 11 proposed lots will be lakeshore lots. Mooney Lake is a Recyreational Development lake ciassification and its shores abut property in Medina and Plymouth as well. The developer in creating this plat r,alled Mooney La.ke Preserve has indicated to staff that "the developer has no plans to develop the two lazge outlots and no interest in developing the two lazge outlots. They aze iu�.cluded in the proposed plat only for ease of description and aze not functionally a part of the proposed residentiai 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 aze being preserved; why they aze 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 fox single family rural residential development at a density of 1 unit per 2 acres. The proposed devetopment will be required to conform to the 2.0 acre, 200' width standards of the RR-1 B Zoning District. Con#ormity 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 bui�dable land. The current survey depicts 11 lo�ts 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 mazumum 200' width requirement at the shore and at the lake setback line. Ea.ch lot appears to have a suitable building site meeti.ng the minimum lake, front, side and reaz setbacks of the RR-1B 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 e�cist today. Raised pads that are created must be acknowledged in the development approval stage as creating `new existing grades'. Relationslrip 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 famity 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 aze located in the City of Plymouth. To the west and south, homes in Orono are generally on 2-plus acre lots. . �� � 15-3739 May 1 B,2015 Page 4 of 9 Gene�ral Site Characteristics The property abuts Mooney Lake, a Recreat�onal Deveiopment lake. A contiguous portion of an over 40 acre native Maple-basswood forest exists in the northem portion of the property; the southern portion of the praperty consists of established prairie with scattered wetlands. The plan reflects delineated wetland in 10 distinct basins with two additional created ponds neax iVlooney 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 out�ot; 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 iots. According to the RR-1 B Zoning District standazds 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 principa.l bui�ldang setback from the road (or 100-foot lakeshore structural setback). Stormwater Quality Overlay District hardcover restrictions apply to the lakeshore lots (Hardcover Tier 1, 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 78-1741) which are also wholly or partially within 100� 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 Iot is shown as having 4.0 total acres of which 3.5 is shown t� be dry buildable azea Wetland Z 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' reaz, 100' lake, 30' side and 35' wetland setbacks. A portion of tius property is currently shown to be established prai.rie vegetation. Applicant's Con�ervation Design Report Comments:Prairie grass preservation shall be enjorced surrounding the wetland on the southerly boundary of the property.Access is oJ�' of Outlot E from County Road 6. Lot 2, Block I: This lot is praposed as a lakeshore lot with approxilnately 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 oufilot (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, aud setbacks must also meet 150°/a of the sta�ndard. There aze also azeas of steep slopes on this pro�erty, up to 20% at the steepest. It would be appropriate to show rthe required setbacks on the prel'uninary plat drawings to show where a house might be developed on this Lot. , ., � 15�739 May 18,2015 Page 5 af 9 Applrcant's Conservation Design Report Comments: Prairie preservation area over the southerly 40'of thrs lo� The developer will plant trees just north of the preservation zone to preserve the long exisiting view this property has protected jor the last SD+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.Q OHWL on the landward side of the rimmed pond. Tlus property will shaxe a portion of this nmmed 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 waterfouritain will be installed by the developer in the large pond on the southern portiott of this lot. Pine trees are lo be i�r.stalled by the developer to protect the view carridor from County Road 6 over the driveway from Outlot F leading to a future homesite where needed mos� This Cot incCudes part of two manmade ponds and a newly to be created drainage pond Access is o,f)''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 hame on this property. Applicant's Conservation Design Report Comments:Pine trees are to be installed where beneficial on the south-easterly properly line to preserve the view corridor. Barn is to be removed This lot includes part of two manmade ponds.Access is oJf of Outlot F from County Road d. Lot S, Slock l: Lat 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 e�sting tennis court, a "heart shaped" pond, and a portion of the existing driveway crossing this property. This lot wi.11 be served by the private road shown as Outlot F. It appears building setbacks can reasonably be met with a home on this property. Westem portions of this property contain Maple-basswood forest. the e�sting 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 esi.sting 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 the south-westerly polion of this lot,appropriate size is to be deter»uned by the engineer.A swimming pool is to be removed from this lot and also from Lot 6. This lot includes one large port�on of a man ntade heart shaped pond Drivewuy access from Outlot F to home shall incur zero tree loss.Access o,f,�`'of Outlot Ffrom County Road 6. w �• 15-3739 May 18,2015 Page6of9 Lot 6,Block 1: This lot cuirently contains the existing home. Lot 6 is a lakeshore lot with steep slopes fa.cing the lake. The slope lakeward of the existing home appeazs to have an average slope ranging from 30% to 60% and would be considered as a bluff. There is appro�mately 29Q 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 Design Report Comments:F.xisting homesite currently sits on Lot 6.If existing home stays a new septic is to be built by the developer for this home. The swimming pool is to be removed A driveway pCan as shown in Exhibit A of the Covenants shall be acceptable or any additional plan which shall preserve the same umount of more trees shnll be acceptable to the Architectura!Rev�ew Committe�Access�.s ofr'of Outlot F from County Road 6 Lot 7, Block 1: This is the northernmost lakeshore lot proposed. It is shown to have 337 total acres, and 3.35 acres of that is considered dry,buildable. The slope at the shoreline near tb.e southeast comer of the site is a bluff, but the proposed house szte is much fartner back on the lot and not affected. The Iot 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:�riveway as shown in Exhibit A of the covenants shall be the roate of any driveway approach to any future ho»te unlexs a plan for less tree rer�wval can be accomplished Access is oJ�''ojOutlot 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 a}�pears all of the building setbacks would be met on this property. Much of tlus 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 no,rthern boundary line and 30'from easterre boundary lia�a�A group of trees to the 1VW corner of this lot are also preserved per ExhibitA of the Covenanxs.Access rs 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 1, Block 1 rather than extendi.ng into Lot 2, which will establish the east boundary of Lot 2 as the front lot line. As a back lot, 1 SO% of standard setbacks appiy. 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. Appl�cant's Conservation Design Report Comments: Tree preservaction boundaries are 90'from the southern bnundary, 60'from the western a►cd ea�stern boundaries, and 40' from the northern boundary. A cluster of trees, shown in Exhibit A of the Covenants, is aCso preserved in the SW corner of this la� Access is off of Outlot F from County Road 6 to OutCot B to the lot. �• r 15-3739 May 18,2015 Page 7 of 8 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 22Q feet of frontage on Hunter Drive where it will gain access. It appeazs 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 the ftrst 1 SO'ftom the western boundary going east except for septic usage. 30' preservation from the eastern boundary for prairie al�o. 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 tiunter 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 curxently primarily established prairie vegetation and has a wetland along the reaz {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 ftrst I SO'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 preser�ve the valuable view corridor that's been enjoyed for S0+years.Access is from Hunter Drive. Road Layoat and Standards There are two proposed private road corridors (Outlot E and Uutlot F) serving the proposed subdivision. Both are shown to be 50 £eet 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 requitre significant filling & grading and has potential i.mpact on the septic sites for Lot 5. Total Iength of road a,n Outlot F is about 1550', exceeding the code standard maacimum 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 Black 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 Ci.ty will require a Road, Drainage and Utilities Easernent over the private roads. Standard perimeter d�rainage and utility easements will be required along all property boundaries in the plat as well as Canservation and Flowage Easements over any delineated wetlands and draanageways. � �� 15-3739 May 1 B,2015 Page 8 of 9 Park/Trail EasementlFees or Dedication Needed The CMP indicates that a future trail is proposed along C;ounty 1Zoad 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 �ee of $55,SOQ. Pex 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 wou�d 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. AlI stormwater management shall be subject ta MCWD requirements and approvals. Utility Locations and Availability The properties will be served by private on-site septic systems and private wells. Fuil soil testing and preliminary system designs have been completed for 5-bedxoom homes. Final design for each site will be completed once the specific house sizes aze lrnown. Wetlands on Site and/or Impacted A wetland delineadon report has been submitted to the MCWD for review and approval. Applicant shoutd provide the City with evidence that the MCWD has approved the wetland boundaries - if any of the boundaries change, significant impacts to the plat layaut could result. The MCWD will be involved in establishment of mitigation requirements if needed, and will also be estabiishing 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 Ea�hibit C). The City Engineer has indica.ted that the Report is lacking specific elements and should be amended to include those elements. Perhaps most critical, as noted earlier i.n 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 prese�rved; why they are being preserved; and what is the basis for these decisions to preserve certain elements and nat others. Planning Com.m�ission 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 Coz�servation Design ordinance require somewhat subjective conclusions (see Section 78-1635 - page 4 of the Conservation Design code attached as Exhibit �- **�*�*,�**�**�*****,��***�,� Planning Commission is urged to carefully review the Conservation DesiQn Report(Exhibit C) as well as the Draft Covenants (F.achibit G-6) and the public comments (Exhibits,�. �***���******��*�*******� , „ K 15-3739 May 18,2015 Page 9 of 9 Summary af Issues for Discussion l. 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 pmperty? 2. Are �the proposed design and preservation measures as proposed in the draft Covenant Document (Exhibit G-� adequate to protect the site environmental elements of importance? 3. Are thexe any other concerns that need to be addressed? Staff Recommendation 1. Applicant should be advised to address the i�tems detailed in the City Engineer's comments. 2. Preliminary plat review should not mave foz�ward untiUunless 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 lats be shown on the preliminazy 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 o£the above issues and any conclusions reached by the Planning Commission should provide applicant and staff with clirection as to whether ar how the proposed plat should be revised. Any remaining topics left unaddressed to date should be brought up for discussion. Qptions for action include: -Table fox further revisions and consideration(provide applicant dixection), -Recommend approval or conditional approval for the preliminary pla�. -Recommend denial, stating reasons. - Other . • j � � � � 4 � , � - . . .. i . � - i • � � , . i � � • . . ' • � , * , Y«� ' P � - . . �_ � � �//�"l J� �.�� . .� ,:r� /R�•`.�` i'� p ,,� . 'r . � .�--�- .��- /"�.,._.:� , 11. �. 7 �,',!�!l -+4'- �` :�..�'+�-'�'_���.�.n..�ir crliyy�1� ..a�'.�b.LAiiJ � - ' ���',�/l� � � � �M� � � ��� �.•iT��ir��••♦� r!�'+/"I!'i ����j, �� ee „ t� r,,.... ���, �� . y� 1� � � .�� .•��1 1 R - i���r/�' i�-,r' :�• t( � �M�'•'1��1����• � • - ��".�.:J.�`�'`V�� •�' r �- �� � /� ,,J` '7 ' �^�, 1 r'► `� .f: �. 1��, `� �u����%U, � " ;, ���� � , :������� .Y,�t���i ,�,,f� '1;�-���4�`%� ' +� �. '+��..�`�A�""'•=� '��`�.,`'~,,� �y:: � rr`!. .x: :�-:. �� ' � t�".."'�������� {..;�/ �'�!...�;r�!�"r+�.�._-�����_/�� � ,1 - �wl�--�'�� f�- 1 1.�. ri �, r. ,� r ! `� .�� �''�r°,`S�xt � �� ,�' ' �� � � ���-_ ....r►' �4 :yli P1�: �� ,. ... .. � . , , , . . . . .. . ,. , � � ' - - , _ . . . ,.. . . ... . �-�� . _ r� ..� -= .���,�� �� -� � r � �,y�� .:�� .�.-� �-�i��i� � � _ • �� -1 ,-_�•♦ S�^".-. ` r/:- t7 ���1�y�`��� !'�-: _ �'1��►;�� �' i'� , � �- :� �'.`,,y'�:'�!�;��.,. ..,, �� "1 ,. r -� , r:,.r,��r��, . .-„� ., �� .� �. �r,r� �� '�_. . �� i,1�--���� R� ,.� ;j'�#** ,,, �, �t!-�`: t ��,�`�. Juf ��� ��T`����� � . '=`��/�,.��'/�I.+.,� ��tf .��� `� � -�, �`� � .� \ n� /�' • ����� �. "` � � �/��� *� �� �'. ` � � . '�/q � �\ `'�� -' -... �[` >,:. � �' .� ' •r� �f/ � t�,, ��� �. �=' `a.�;�. ��.`�� i' �%' - �� ;�jr'-�.. 'j����J��/ . i•:.,�� `_:�;� � � . �.` ��, � _ � � ���'-� _.� T'.^,��,,,• M r \ �� �[ � �_� ��-� _ � -.� , / / � �� r f��i���1 �� ,�h��`:.`` �� ;,�Il�f y ! / i/ .►r " /=-'r�� � �r .��� ' ` ,4 �.�.,R / �f�fI� � � .�f r�;.—:.:.y� :. . r_ . - �-����,i, i�4c;R� ���1Ili � _ � ,/���� ����,��.: � — - `` �\'`\�� I� � � � �/ � f, ,'.�"'` a•' �F., . .�, •�\ 1 f i.�/�y�/ . ,-. lr�'.r�, ��,�� '"'�� 'J�� 14ii1'' � � � � l�i ,� ��`°�--��� 1��1T „< � - . � 5 �� ' • ' M':�: '•'•�t �� � f' � � j� f' , �.►_� � �. �' • 7 f. �..�, C ���� � �• �����•c;•.� :.:�1.. _ �•�' ►� �! � - ���\all I I//�� J•r ���-� , ��/� " .� 1 i � �� _ . ., ,,�.,:, �.:J � ,, ._, � �.�� _ �'-:�� ,�� � ��.� \ . �; `���__\ , ` � � ��. � r. _ � . ��R,�t���L.�` �, ;� - . . ,�� � ��_ , � � � - � - � �.,��� - - .. _-�.-� ,.��� .. . .- �� '� � ..�. '��rt��``_ E . • r �-c - `������i�tir►., ���'. • � ,❑ � - �� - �';. y�� � .. .� � �1 hl � ��� � � y 1, n • • ►�' • �' i , . 3 �, R = � . . . . � / i � �; �� � - • • '�",1 . ` ���� �� f` s Date Application Reteived: 01/16/15 Date Applicetion Considered as Complete:45/Z8/15 60-Day Review Period Expires: 07/27/15 To: Chair Leskinen and Planning Commission Members lessica Loftus, City Administratar �rom: Melanie Curtis,Planne � / V Date: 8 June 2015 Subject: #15-3716, Dale Gustafson o/b/o Mark& Kristen Anderson,3850 Watertown Rd CUP Public Hearing ----------------------------------------------------------------------------------- Zoning District: RR-1A One Family Rural Residentfal, 5-acres/300'width Lot Area: 981,842 square feet or 22.5 acrest Lot Width: ±850 feet Applitption Summary: The applicant is requesting approval of an after-the-fact conditional use permit in order to continue to conduct land alterations on the property resulting in an approximate total of 20,000 cubic yards of fill material brought to the property, Staff Recommendation: Planning Department Staff recommends appraval in accordance with the recommendations as outlined on page 4. Pertinent Zoning Ordinance Secticns 58-121. Fiourly restriction for certain operations. 78-916.Granting of Permit. 78-966. Prohibition. 78-9fi7. Exception. 78-968. Permit. List of Exhibits ExhibitA. Application Exhlbfi 8. Proposed Survey Gtading Plan ExhibitC. Aerial Photos—Bing Ekhibit D. Neighbor Comments Exhibit E. Code Excerpts Exhibit F. City Engineer Memo Fxhibit G. Truck Hauling Capacity Illustration Exhlbrt H. MC1ND—Wetland Delineation NOD Exhibit l. Stormwater Management Calculations Exhibitl. Property Owners List Exhibit K. P1at Map l� � " 't FILE#15-3716 8 June 2015 Page 2 af 4 Background In June 2014 the property owners received approval af a conditional use permit(CUP)to import approximately 10,000 cubic yards of fili to the site. This grading was to create both a level paddock for their horses west of the barn and a more gradual slope from the barn to the wetland to ease in planting a crop. During the course of the project the amount of material imported to the site exceeded the approved amount by appraximately 7,000 cubic yards. The property owner has provided a revised plan which addresses the additional fiEl brought to the site and further requests approval in order to import approximately 3,000 cubic yards more to complete the project. Approval of an after-the-fact amended CUP is requested. As a result of the previous phase of this project the adjacent property owner provided comments from a third party engineer on the grading plan that had been (previously}proposed. The neighbors may have additional comments to provide at the public hearing;however the City's engineer has reviewed and provided comments regarding the revised p�an wh9ch we believe addresses the concerns raised by the neighbors. ------------------------------------------------------------------------------------ Condttional Use Permit The applicant has provided a plan which contemplates lessening the degree of the slope from the west side of the barn down to the wetland. Their intent is to plant crops over the newly graded slopes. City Code 5ection 78-965(a)(2) indicates that a CUP is required prior to engaging in activities that elevate or alter the existing natural grade. By code, canditional permitted uses must be reviewed using the criteria found in Section 78-916. The city must find that the proposed use at the proposed location is or will be: (1} Consistent with the community management�lan; (2) Compliant with the zoning code, inciuding any conditions imposed �n specific uses as required by article V,division 3 (i.e. 7&966 thru 78-968)of the City Code; (3) Aciequately served by police,fi�e,roads,and stormwater management; (4) Provided with an adequate water supply and sewage disposal system; (5) Not expected to generate excessive demand for public services at public cost; (6) Campatible with the surrounding area as the area is used both presently and as it is planned to be used in the future; (7) Consistent with the character of the surrounding area, unless a change of character is called for in the community management plan; {8) Compatible with the character of bufldings and site improvements in the surrounding area, unless a change of character is called for in the community management plan; {9) Not expected to substantially impair the use and enjoyment of the property in thg area or have a materiafly adverse impact on the property values in the area when compared to the impairment or impact of generally permitted uses; (10) Provided with screening and buffering adequate to mitigate undesirable �iews and activities likely to disturb surrounding uses; (11) IVot create a nuisance which generates smoke, noise, glare, vibraiion, odors, fumes, tfust,electrical interference,generai unsightliness, or other means; f t FILE#15-3716 8 June 2015 Page 3 of 4 (1Z} Not cause excessive non-residential traffic on residential streets, parking needs that cause a demonstrable inconvenfence to adjoining properties, traffic congestion, or unsafe access; {13) Designed to take into account the natural, scenic, and historic features of the area and to minimize environmental impact; (14) All exterior lighting shall be so directed so as not to cast glare toward or onto the public right-of-way or neighboring residential uses or districts;and (15� Not detrimental to the public health, public safety,or general welfare. Re: Items i & 2. The intent for the proposed grading is consistent witE� the permitted uses for the property and is compliant with the zoning code and comprehensive plan. Re: Items 6, 7, & 8. These criteria relate to whether the proposed improvements are appropriate and in character with the surrounding land and neighborhood. Staff believes the filling and re-grading of the properly, once completed, will have no impact on surrounding lands. The grades, once vegetated,will blend inta the rest of the pasture acreage. Re: Item 9. This standard requires that the proposed grading and imp�ovements must not substant9aily impair the use and enjoymEnt of the property in the area or have an ad�erse impact on the property values in the area when compared to the impairment or impact of generafly permitted uses. The result of the propflsed grading will not change the intended residential use of the property so there should be no change in the use and enjoyment of adjacent properties resulting from the import of�II. However in staff's opinian, the prolonged octivity of importing fill and actively grading the property will have an adverse impact on neighbors, surrounding properties, and users of Watertown Road. Trucks hauling and equipment working on the site will likely result in additional noise, dust, vibratian and traffic on the haul routes and immediate neighbors. To the degree possible, negative impacts should be limited and mitigateci. Re: ltems 10-12 & 15. The criteria discuss mitigation of undesirable views and potential nuisances.The finished grade will be vegetated and crop farmed; it will blend into the property. The project, once comp�eted,should not result in undesirable views requiring mitigatian. The haul routes should be submitted and will be monitored for damage and debris. The applicant wiEl be required to keep debris off of the public roadways.The noise resulting from the trucks hauling and equipment moving the material in and around the site should be minimized to the extent possible. The grading project has been evaluated by and will be monitored by the City Engineer and planning staff so as to minimize nuisances during the project. Re: Item 13. This standard requires that the project be designed to take into account the natural, scenic, and historic features of the area and to minimize environmental impact. A wetland deiineation has been submitted and approved by the Minnehaha Creek Watershed District(MCWD). The materia! removed from the wetlands in the previous phase af ti�e project will be returned and the area vegetated as directed by the MCWD. The overall Iong term affect of the project should result in minimal impacts to the wetland and will have minimal if any additional environmental impacts. The project will continue to be monitored by the MCWD,the City, Hennepin County Environmental Senrices, and the Minnesota Pollution Control Agency to prevent erosion from the site and/or sediment deposition into the wetland area. . r FILE#15-3716 8 June 2015 Page 4 of 4 Issues for Consideration 1. Does the Planning Gommission find that that the property owner proposes to use the property in a reasonable manner which is not permitted by an of�cial control? 2. poes the Planning Commission find that the CUP, if granted, will not alter the essential character of the neighborhood? 3. Qoes the Commisston find it necessary to imp�se conditions in order to mitigate the impacts created by the granting of the requested CUP such as: a_ Dedicated haul routes; b. Limited haul days and times; c. Limit to the days and times for equipment activity within the site; d. Screening; 4. Are there any other issues or concerns with this application? Staff Recommendation Planning Staff recommends approval of the conditional use permit subject to the following conditions: 1. Only clean fill is permitted; the City Engineer shall be allawed to inspect any fill being imported to the site priar to deposition; 2. A haul route shall be submitted ta the City Engineer for approval and inspection prior to commencement of hauling to the site. The property owner shall be responsible for repair to roadways for any adverse impacts; 3. Hauling activity may occur only Manday through Friday between the hours of 7:00 a.m. and 8:00 p.m. as designated in Section 58-121; 4. Equipment activity relating to the gradfng project within the site may occur only Monday through Friday between the hours of 9:00 a.m. and 5 p.m.; 5. The grading activity should ensure the surface overflow is maintained at existing elevations on the south side of the wetland; fi. Upon completion of the project an as-built survey shall be submitted reflecting conformance with the approved plan. The site will be evaluated from an erosfon and sediment control risk perspective prior to release of escrow funds; 7. The property owner shall submit plans and a permit application to address the retaining walls constructed on the site without proper City permits prior to the release af the escrow funds; The applicant and property owner shall comply with the recommendations af the City Engineer and the requirements af the other involved regufatory agencies. An administrative 2oning Permit for Land Alteration will be required and a pre-construction meeting involving ali relevant parties shall be held at least 7 days prior to commencement of grading work following any approvals granted by the City Council. i f City of �rono pC Exhi6itA Land Use & Conditional Use Permit � Appl ication srreer naa.�ss: p,�,pr��# �--v� -Q �/�>O 2T50 Kelley Paricway �� r � �" �1� Orono,W�155356 Dete Reoeived: 1 Main: 852-249-4600 S�' fe�c 952-249-4616 F9e: � � '' IWeikng Ad�: ESCrOw#8�� ` � P.O.Sox 66 F G Crystal Bsy,MN 55323-00a8 Permit Fee t�k�'S H O��' Notes: This appiication form must be completed 'rn fuli. Applicant will be notified within 95 days as to the sta#us of the applica�on. lncompiete applications wili no#be placed on Planning Commisslon Agendas. Job Slte Address; 3850 Watertown Road, Maple Plain, MN 55359 CONTRACTOR/APPLICANT INFl3RMATlON: �a�� Dal Gustafson Phone: 7fi3_544-4215 Fax: " - - Address: 1845 Wiscansin Ave N City: o en a ey ziP: 55427 �� Contact Person: a e 'usta son ContacYs phon , .w.:.�.�:; 763-544-4215 Email dalegus@earthlink.net Ap��icant is: ontractor�► Homeawner (Circle One} ��...�� PROPERTY OWNER IN�ORI�ATION: rvame: _ Mark Anderson & Kristen D Andersan Phone(day): ' Mailing Address: 3850 Watertown Road, Maple a�n, MN Z�p: Email and/or Fax Overall Project Descrlptlon: Grading snd seeding to support farm buildings and paddocks , gratling to ve gric s � an reap , , , Chec3c Box LAND USE APPLICATIONS A lication Fee Escrow A eal of Admtnlstrative Decislon 50 NA Cammerclsl Slte Plan Review $�pp* Com rehensive Plen Amendment ffi10,000 minlmum) $700` $7Qp Easement/RI hi-of Wa RO Vacstlon without Subdivision $700" 70p PID 5 acre minimum er code $200/acre minimum 1 000 ' �10,000(minimum PUD Rezonln 12 Corrldor Onl -Residential �700+ 40 er dweliin unit" 310,000(minimum PUD Fiezonin Hw 12 Corridor Onl -Commerctiat/lndustrial $2QO/acre minimum$875* �10 00o min�num RPUD or PRD without SubdRvision 50/dwellin minimum$600 S10,000 minlmum) Zon(n Amendments tncludln Rezonln $700" $700 Check Box CONDITIONAL USE PERMIT CUP) A iaatton Fee Eacraw Aftet-the-�act CUP Double Fee Amend Existtng CUP ��pp* H�A Commercial/industrial tJse $700' 700 Duplex Credit (per building) $700+ �7g0 X (�radin end Fllifn 1 cu. d.or mone $700i+Permit Fee 700 Gradin and fl!ling-w;tt�in 75'of OHWL.(indudes sea�ralls 8�retaining wails} $700'+Pem►it Fee $700 Greding and�illtng-w�and er�d floodplain �700�+p��Fee $700 Guest House 1 Gueet artme�t �7pp« �p� lnstftutlonaE-Type: �7pQ* $7� Renewal of CUP IF no chan to ori inal lan 50 NA Residential/Residential Accesso Use-T $700; $70fl •plus, Engineer�ng d�Legal#i�vlew Costa I1��f.��f�N!f�J�a..J. �I��..L nn�I t t RE�UtR��SUBMITTALS. A!1 of the fnliowing informa�on must be submitted bp the appiication dead(ine date in ordet for your applica6on ta be processed. .Y '! R ���t��4�-i3'n y�,:�1�'.�r f G�� �y '�„«I y° :�{ "K i . �] �g(�' ��� ,:��� � iw irt .�Z. . rc�.z . �.. d y � _ $ ..i 1 r . . -" '���`} � '�- a. "7 '�( '�� r� '+ r C� ,;�' y:t n � � Land Use&CondFtianal llse Pemtr��Feesf 4 � � �� _ � ' �_rt'��� '�� r . ... " "� :��. � �..�r �� ur. -a e„ �0 ❑ . ,�� ..� 4.:�.,ti. � .r. - _ .. Pr�e liqbon Form `}�, r �_' � [�.��,�� ` -� .- _ `�'$C �1�3C3��M �' ' � _ �c .�: '� �.f�fI�CS f77YJ (�N+I18lS l.l&t � .._f.a.�. , ��' F..`�.'k�� 7. Fk�f�Rir.., - " - . �� -�- :�w ' �r' . CI pro oseti Plans "�"' ''.' _.tt _t-`�lj�.%��:'i !";T!i^�ry: . y� �. ,�`t Q� .-r ry�c- -a� _ . . . - �a ,..+1i . 71� • . IQ u �;`�_ .�;,y�"+ �,H'r_:.�F�'_itS'��_ .i y. ..L.`,o Se #ic S �tem Sit� Evaluation Re o�t :: �k ��-p�� , 5� ;'��.i!����.' :�����a�e���9',��fi�°�U4 �il��' �x �(l�t',- � � ; �: ., . � � � r ��� �� ': � � "* n�� �r:r�a � �a� ,: �, .� �7 Ad acent Pro Qwn�rs'Aaknvwled ement . ,, .•�� ,: ,.._ . ,. . ;. ,� . .. ' ` . � �i �'�?_, , _ �1 ., � ,.• t7 dat� Privs A�Jvjso Fa�rn � �' APPLtCANT ANDlQR 041�I+JER: � Agrea to provide ai! irrformati�n required ar requ�ed by the Ptanning Depat'tment, • �qres#o �ay addi�onai f�s {st�ff fime not covsted In the o�tginal f�e paymstrt} andlof�onsultant expenses incurred in raview of tttis spplir,ation, and • Certify that the ini�rmetion supplied is true ar�d comect to the best df his/h�r knotirviedge. The applFcent and o'wne�' r+ecx�gnixe#ttat they are solely responsi6le fot submti�ng a complete appiicatian being awar� #hat upon fiatiure to da so, the siaff hes �a a(temati+��e but to reje�t it untll i# ds comptete or to recommenti t'��e rec�uas##or denial af the request r+�gardiess ef�ts potsntfa! rr�ertt, • Ackr�awledge the Escrow Agr+eerrtent is completed a�d signed • The C?w�er hereby acknowledges and agr+ees to this ap�Eica�inn and further authvrizes reasonable entry on#o the prop�rty by Gify Staf�, consuli�rits, ag�nts, Commission and Gounctl Members for purposes of �nvestigation and verifrcatidn pf this request • Owner arrd/or Appticant acknowtedy��ey must be present at ali saheduled ne�vi+e�nr meetings of the Planning Commission and Cot�nci�. tf an applicant and/ar avmer is unable to atter�d a scheduled meeting, please make arrengem�ttis to hav� ar� authorized representative attend fn p3aoe of the appGcant/ovmer and advise the City Planrter asstgned to yo�tr p�olect, Owner's Signature: Date: Owner's Signa:fure_ ,r---�► Date: ,,,�,j�� .� � �,� �' /' Appticant's Signature:,�, :� - - Date: __1[E!/��" Appiic:ant's Signature: ` Date: P�dcet cast u,oa�rea: Mar�t►2o94 Paqe 12 of 25 � � PROPOSED GRADING PLAN AND TOPOGRAPHIC DETAIL FOR MARK AND KRISTEN ANDERS�N t � i �� 1 �� �� �� � � i `� �� '` `� % i i i+ \� �� t � y �` �� � � � � \ \� �� � + l-�} � �� \ �� � 1 �� ` �. 89"�'20 W�346�0 ��'� i s� � ,` � \ 1 � �� � \ \\ � � ' �-^�\ � \\ �� \� �� � ���� ��` � ��\�� \ I \� �� \ \ � ` \�`� ��� \� ���\\����` � �� � � ��\�\�� � \ ���,�`` � `��\ �\\ �\ � `�` � _ ` � �� ��� �� �`�P��1 ���� \\ � �� \�� ``�� � '�� `\�� - � �� �♦ ��1 � _ �1 \�\�� \� \ `��\�� \~ ` ��\ �`----` �� - -�'°'�-���,'�.�. ��.� �.'�, `• `, f '��� \�\ `�Y°r+--1 `'~—�.\�. � �� �� \ �� � �� 1 y 1` , � �, ,,�,��. �, �, � �, �. , , l � � � `. � '� — — � �.\ ����` �� � \ � ��� 'ti � � '� 1 � � � � \ \ � �^�� 1���. �.\ � �� �\�` �\ \ � ���� ` ` ��I � ___ `�� �\ ��� \ � � � \ � \ � � ` ---, �` ``:���\��`�\��\�� �� ��\ �� y�\ ��\ `,�� � —r __ __ — � _ ` �. �� � � � � � .� � � � ��� �\��� `� \ � � � � /�. � - �� �. � � ; \ � � �,� �`� eiA«7av /� '// eF -- - _ �. \ �`\ \\`� \\\\ `\\ \ �\\\ � �1` dIVEwAY \ $ / � ~ � \ \ \ � �;• � � � / � � �Y ~/~~ � � �� � `\ � \\\�\; ��\\��� ��\��``���� \� � F / � � �:18L� ` � \�\�\� � \ ; � \ � &�,sq Il / rJ�,/ vFTwu � ` � \ \�� �\ \\ \ \\\\ �`��``\\�\ \\�1 .'Y''C+ � � � � � � ����� � �` \ � / /� % � f '���� ��_„`� ♦ ��\ \�\ \ � 1 \ ti11 ` , t � ` `~ .� � � � l �� .\ � � � � � � � � �� ii'/i i � � � � a `� �� � � l + �` � \� � �� � � / � � �^� �� �� \ti���� ��� �\ � � �� �\ i� , �� � �� f�l� ��f,�� t � �\ �\ �� �.�\ . � �� � \ �� � i ( i i I �_� ti � � � \ ���q.���'� � i � l \���— � j \ \� '� � � �\ �� \� ��� 1 � l , 1 ,� � , '� � � �,�, ��" �` � , ; � I r �� EOOEOFUOI$,oR�80L �"�I"_+.niw \� �i \ \\`'1 '� `� \ \�\�\ �\ \` ,� `� ,+ , i � I 1 � . I �� � `1 �\ � \� � �� \ � 1 � � + j .-"` ' �� � ���` 1,,\` �� ` � 1 � sHtfl I � � � � �\ `\ � `\ 1 ia.o.�zt ; t �� ; , � }� � �� �, , ,� � �, ,1 � � �, , � 7 � �x�,� r � r � `� i � � � 1 � , � � � � � i � � � 1 ' \ 1 � 1` � � � � � � 1 S I I � • 1 � i \ � ` � � � \ � � ti ; ! �i !1 �� � �\ \� 1 t ti i N 89°�6'Z0�'W 1�3.00 ���L �. j�� �\ s1 � }\ �1 �1 ` � y �1 l � � , � A 4 —__-' / � � I `� � � ,�\ 1 Ij'"+y' � �y l _ � � ` �f `� �•�" / ',�ca� �, � � + � I 1 t � � � � � \ / � I I � I I I � `' � 'I l II 4 D� ` �� , �� �"';.� % i i i i�� tii i ' ° f i o� ` 4 � DRIVEw°Y � ` pf ��_-��, / 1 � } 11 � ' t ` 9.4 N '9 t � / J' � i �f � � ti � °'�� 1 ExsT:Nc � + I I i t / ,i �` �! ! '! ( j I I y �� �II � � �BJLDIMG �` / i / ! � f I � � N�-�M+"� o v �� I r � f1 � 1 � I y4 11 1� at2 / ! �\ � �/ I 1 !� ! � � 1 � I � i s� 5 � �� �\ —�,-� � � // r f J ' 1 1 � � � 1 /J tr � � , � ti � ti � ,— — J / ��� r�r! � r t � ��� 1 / \� — _ ,' i r r � r � � f � � �� �� � � � � r � t i � � \ �\ �� �� ~� .= � � � � 1� r 1 j i � � � �� � � � ,<� �� � _.- f ___—_ ^�' ' � �� i tr r [ � ` ` \ \ 1 �.. �� ,.�' — --- .�% � i t �� �� �� � �� �� } ""�� � � �� '' / r il 1 � \ 1 � }� � � —� 1 \ � � � � / � � � � � � `�`\ \� \ \ \\� Y �4 � 1 � � � � � � � � �� �� �"� / �, 1 ; 1 �� �` �� �� � �\ , � ti� `� ��'1 � � � �� � \ �� �� � � 1 \� ��\ \ ti `� � ��\ �� �` �� . \ -� \\ � � ��,;�� �� �� ��� ��\� ������ \� � ti ��k���. � ^�` 1 �� \ � � � \� f �� \� �� i, ��� \��� \����`�� \ \� �`� � � � � . \ e� �� �` � ! J � �\ �\ \ �� � � ��\ \a,'��\�\ � �\ �� � � ' i �o,� `� ` -.,. � � �� , � � lry'�� � � � ` ��. � \ �� � �\�� � I---�are� � ! � ` � � ` � \\ \ �� � � � \_ �` Qt� �` � �\ �\ r�0 yyn �`� � `. . � �. RO�d �. --,�--�,���� , O 4O 8O ')BQ -•---f�—PROPOSED CONTOI,R L1NE � � SCALE IN FEET i��ner�N m.�r:,u,.,,,a�.a r.00n �,� eY ,� ,��.��omb.d,�-,�d:.��,� "s'" GRONBERG $� ASSOCWTES INC. �uu ti�.�.aessi.ba�M om��`� �-•�c CIVL ENOtNEERS.LAN�lE1RVlYOIt��LMA F�LANNERB �}iau ��-++0 446 N.1AlILLOW DRNE LONG LAKE,MN 3�SS6 TMR - +n••� :�. PHONE:962-473-4941 FAX:962-473-4�.15 � n k � � � Y� o� �� � \ OLD CRYSTAL BAY R4AD v - - '� �� �� r i �� — • —=~ ` — "�'�'�,� �_ �__-----\ z ____ \\ r �� —�.._ � � _L � - - ��,j �\`�-�\�\� � \-� ��_7. �_ ` `�, / J -s- , . �� �� I 1 `�•' \ � \ � � � � y � � �t �' .r ao T/ � '1 i n� Pv q �a / � � 1 `:, � \ \ \ � \ a � ! -i-�` o/ � � � ' '_ _ \\ \\ \\ �\ \ � �� �\ \ 1 i �-�'/ � � r f � . � i i � �� ��\ �\ ��\ \\ D `�, �\ \� �� �Y / � � ��r 7•- ��-- -- �\ I ` , � � � � m � . i � -'�2'�� � l � ! ��� \ �` � � 1 � �� �� r � � � i / 1 0�� � 1 1 r ��-� I 1 �1 i � �\ � � � �\ � � � ' � � i � � t � � �\ � � � j � ''b � � �.. t '� .....�..._ . _._. \ \� �\ �l � � /� ` ` � t �� \� ' 1 � t "'� �..._,..__ �j -�,�� _.....___._ __..._.�.___. F 4 r ___..1;...__.1\_...a. � �.ra� ! /, - m--... `__ -j_. ---�1F_1_�.. 1 r � � � ; � \ }t i � I ; 1\ 1 1� ���� /� �� �� � � � �� �� "'y �i �-.y � �� � � � �� � II � 1 �. � 1t -_� � }' � 1 � �+ rf:� � � ��� % a� �� l�� ,� � . 1-� i � �• `�, � � � 1 } �� � � g\ m � � j � .� ', �� / �/ �^ �_� Z 1 i � � � � \� � s, � j , ���1 �1� \� �� � �.b ! � p� � � ,�� r' � , . �\ � �` m ` I � �/\ � __--� � i � i � � � � � 'rb � � � � � 1 � l � � \� \� ,,i � �� -1-_._ '" r � �� � Vf"� `�+y�,,,�� � ' � � � 1 ' � � y �11 �} � 11 �` � %��\\ \ \\ ��� ����� ?6 '�b1 ��'�O � �.. �� �/ � �f � m z f-► ro x �` i i I 1 i I � ,` � � � � � �\�'�, �� �--- �. ti�, � ,- , � , , � �� � x��r�-3 4 r � m � , � , \ � `�. � .� � ,� d x\ ,�� � , r �_� �r a t�J � �-_-�..__�_ � l � � � `�,�y �� �\ � c��' / / 1/ �' � _.�_ I '�d 0 a H �y � ` �- __ � __�-_� __. �.. .t-__-•+�--- ���--� ��•«--� — � ��_"h %�� m� I l � w , t % \\` �... �_� �� �r � / �%`�' �� % �� � ���''��\ I � Zx�x� �n I � ^ � , � �— 1 , � � � ; ��'/�7 �� �� � Y� r� ' !� I t n�,+ d� �o� 47 m � } � k< < �,_ I�'� � � �� �� — i y �L r ��� � � � �'. I ! �- � w� �rd ! � J � `,i� �� � �` ���'� �-_ � � � � � ��\� 1 �� I � Z�i L�zJ� � � i � � ��o�� � � I �� / � � __ � �� -��-- - - -----� � --4'-�',�,' .��d c' �z� �,` � , � i 1 `: � � 1 t .�'�--+ y'�., � �-GQ�+-� �l I � 1., F''` �,� i i� ��� _� �`�•----�"�` i � --.�-� �� � u � �\ � � �� � � � � � � �O� V� � � � L�^ � I � � ~ n Y — — -- --- — ------_ ��$c'��L'�J � I �J/ � � ~ ��'flo'ao•e � y_ ,� ---- '�—� ---�---- �-� r ti , x���t� ,��b�� � I , \\ � �` i i � � � t i �x��d �..,r ; T�-i �- r. m � �°��� , �� /� �; C/1 O `"' �;zd a�.��<« � ° � � �� m.o �� �� r� ��c� ;��� �°� � � � 3,� �-- '�t� O a � �Z ; 3Qao �< � � � ao v � $, � � �S 00 � GQ '. .. 7C � � ��.� ����-.�o�� ; w. � 0 � � � ,� �T A�� cv x � � o R Qy m ae � o . � y � � ��� �tb$4o � ° 'n w 2 Z � � � � � � �,�i yO�c �3 y a�.r 7 (I � �1 � ^I � ���� O Tflo-�� o ��y, � m � � � � � � •�� ���Q �� o � R � � Mm � � � � O1-..1 � � b ,•-c �T � N � ���. N .�.�"S� a �• � � jrj a' � o n ae 8 po � `c o N o O Y' P�`�� � a`� �S o � O � ;1 '�', � > � � O � � � y D � 'p � � n 4• � '�0•-- � � � 7S y ���O � � �G p a�X O C O � � � �1 -w � x �7 rta�rt�S � 00 ��.0 7 a � ` �'rt� O g p� '� �`� '� � � + � � 9;!Q!qx3 ad � 4 � � �� .. , ' ' ,a •,���..�, '� f;,r ,� , -,� �1x�" I _����" '" �'' �, �, �'. W " _ _ ""-+��� .k� '� `�` ,r�' �� ; , a � � _ _ ����- * + ' � r T � ` . r '� � * �E� , � .. �.__ `�.�.r _ ,,. ."84 ' -i. + .� L, :,J�':. . . . - , y : .�" t�y�T yS. ' .._ .•/.� T/ -_ . . � . 4 �' .� �y . � �, f -• _• . r�.,�6� r !t' � r,�` . � �', •.s ' •: ,y ��-,+� . l. ZF� .., ���� �r`A � ,-•�. -.^- � _ �y ���` , �"�` ..... '�1 }�-� !+,':A' *� �•!��.I:'���,� M�-.f.���f�• �^6�I�� �+-�n."'+F.��.�.;,-`,�� ' �`j�.'l•,•-;.'~ � .." :\.. . . �:2. � —sY:.� . �..��'` ,. ' � . . . '��,,,, , , � . � .. , % ., , � , �r=� , _: . . . _ ` } � .� � S .l ��i':t� ` +' •� . ' .; �,�ti�1�}. t /�' • . . •� .� �_� •� . , .. ,4' ,���,_ � � �� 7 =�r_ � ,. '1 .i- '��i�,y,� � •� . .�.s� � ��'''�.�� •�+ .' h ..'T� �4 �.��a5F"I�,,, ' - � � K� :�-. ���Y '_� � • ,�� ' � ` • � '. s ,,_? r�t�'^�'���SS � � - �J.� . ��I�_, .' ' � .' .�; �r� ' ' •t.�_ � `g . th1� '�,- y y� „y. .4 . _ 9c _ y _ � ' �� -� � - '��';;•f� ,f��� ;E� *� , , r�, �.� � ( ��'� � � ,;lti .. , a -�.�. ��i} � k —� • .. �:a.J w 1:`.. . � .��� ;� � � ,��_. '� � t - R � �, r._. . 1 . �� r.� `� �.. •� '. • J , ,,.. . � �e -ti.. _ -"T'� r- �s.. _� . a �'.� _ .-. , .,�....., �„ ., .��. ' . .r• r , �r �� ..5�� � .- � . • �� .��+n . � - . � .._� .'."'r� ► '" - '- i ' .t'i� - _ . �:.�... ,•�°.'�-a�� ��''� j-!� �' � � -4-�. - t 1'ti����/ � ` _��' � - _Y. „-"" �„+ `3 .i f� _ " s , . � nc. �..;. ; _ . _ � �� , ; �,,, '� �-�:•�, .� a �,;, �'� s - �,. ., ---• ;,��.,,�� �, .f---' ��3� ,,,���,� ,� f _� � s ,,- ,,�'','' ''4``r f' � � i=« t �S �� , r . � .. • � , . .. .��. ;� , .�axtr i • ^i'!. . v�'� `� „yr' ' ` `' �� W �� �* . - � . �^• + . , .-. � .. .1�" p �.. �_�, 1+ , -, 3�; " . '� � �a •I' .. ,` a � ���?. . � LP . � .,, � � • � �{ - , „ ... , j ... . ,s ..� y� �' +I ' '.' f `' ' ; �- . �..' ' ��r ' � � .� ; , � � � � �."l/^�?' � ylI'.�„ � ' ! t .. . .\,�' l. bi�„y5 �� d {•5 'R �•�•.,. .y� � •�� � t � ,� � .€1r'Y � , rt�`;' ��, '.'����^•, ' '' � '�,� r ,� ��� � - .� ���, ,';'< °��'.�'��` � ,�w. ,-, , ..�;s-..��'.�^"��.T-7. ^� � `'�+�� . ; �r 1 ,1/y,,-r '�� *- . � � `� :.� ':. `�' �� i' '�' � ,� � . � - ,.� " ,�° ... �` . � � � ,.. � �, }�,�. - � rr...,,. . � �-•-- •,,�* . h p� . �. . ,: . t� ... , ` �� 'l��� . . �♦ _ . . � 4.. '�.. �� . . i,\ . .ry �3 • `�._. "1,� , . r .7. . r ��a �A � ._ _ . .� . ./ � L . . . •�'�'+•. _�'.�.« �."' ��• . � �i�._ �+� ' f ♦ r w.1' !� • �Y � � _. _ � .�� ' , �,�� , • ' tl��. _ 1,�'�} jk . � . _ .` � , - ',,.� . ,. -- �{. .� �--��Y*'��'��'.v'�?��r;�J ' �e.�:`. - • . - �f�� �.y' _ �r � �, ��\'1�.�..r-^['!�!y4�,�;�y�+ - L y.. • r=Y,�� ���[��" . � �' -,� . - �,� `. __ ,,� µ �, _ =k., ' - `` , . h ,�' . �.A ' . . . �•' 3 � � - � �t S�yi — y,I i y-r 1.: . ( ' �� ' . , y'r ex� �.,'Y/ ' . .��Ylr ��r• .�..._' . .' . • ' �" � � . . C .. . . `���' {i l'S ' 1 S 1 , � �„ . ° " ._ � ��+�.s . . .e�. � . ". ' � . � {L ` ' F��..�' ' —' .. 1�� R;� .. _ ll+� i�_ . � ' . • . . -« � '��' _.. � � . - ' `-� �� � 4 �i . ' ... ' �' • � ,. . � ��1 �� ,: ' � �. � ' '1., . .. _' . 4 .. �� . ._ . � ^ . .:� ' l.fl 'r. , ". .+'`4; �vu..� . , .��,. �.�� �'js` �.}� ,. ' � . - � . t�� � . . , . . -.. .M; �' _ � � � . »,;� . , ..� .. , p . '-. � -` -��. > . • . ,�"y�'�'�" � '�R' tia.� .., -._ . �w�r:. ..,. . ._._._ � +-----���+.,•- -1- : _ : 1{- . r"�` • _ -. 44. `Yii ���,�+¢`r '�. �a'i r���..s°G�� d �,q:��.,.. �`1'SS �• . � � . i � �1.� �1� „�at`j.� �,-�.1�v"� ,y 'ti�'J. �� .., � _ _ . , as�,� 'vd „� �..x�.'� �y ".'�S. ,`.: �� 4�}i♦�'S'' J . .�°.� .,j . 3, y 7 . � _"4� s .�'y :�1 ��` ` ���q�~�� � � �, j . �' 'j .r"'.T,� 3 r�' i �.L'� 'vl`. � L y: A -,, fS��� 3 e's�. ♦, iR "' L .ay y .� 1 � �� . � r a�-� �,•�.. r,'.ti ti"`�` "' `t"'y �,; �s.� �,-''4y, . . , ti <e� ._�.� . t �z { .r'.�,�: '�° •� . °�4.'�:�.. ',... t .;�4� ! ,t,-y . . . `.. . . � :S. �,S �a�-- V c r�- . . . . � _ � f R'�� '�, �t, . . : '� . . . � _ y+r'�� .����� . • � . A~��r♦ ��{y�; � . n•;�� . . . # J,"?��.•y �. �• .. � '� e.F'�. ' `h '. ,� ' s �4 '{.^ _- ��. ♦ . ._? w�y�� q' ^ ♦s`� A'�.�:.- � '+• �w• �`.}so��i'yY� ;��"^ �+:�I"� ,. � ; _ `� .��1 €��,��� � . � .... �� �, . , � .; .`� '�'`�~�`►. .. t'�`,� e �t . � ,.4�'"*"�:. '�r " . ° � - , . , . ro w"- � `}�+ R� . ^�L~Y : �--.•�r ' S. " !� �`1 ; � �. . � s � � �-. ...�,. ��, l,; ���t-Y t�y '� O'S"', �`� Nl��� ^ � . � • � • � rJ� ��,+� �•�'�-. •a �s ��` ' �'L��'t , x _ '' + F` ` � ' t� .} , " ` � . ��' 6'� o � � .P i __ '�,+" -S"� '��r • • . >�t� tr,� � d _�,�� ���� - ,. t- 74.. �' �"_ , . r ` .. . ��t�t ��f^ _ � �;' � , � , '�,� �t. • � ��.,- _, .�.'� r��� �' > . ��;~��: `��. '��''"1...� '�� . � ,�.. .'s.�� / . -y �� � �Is.�- �„��,Dp "� � ��•ti � .�� ~-�.~ _.�` �v..�. 1►` . .�� ���� x t =�i � y . •.b � _ � �,� ,'�-� #. 9 ��l . !� .rt .' ^ V � �Y . -.. -i, � � -, 'C"f - : M t'- "'� �' J` . . "' �.r , ` i� }4; � - ' 1 .- ,,,ti . , � . #5�� � � � � .. : �:r ..�� � � A�� � ,. ,_- "_ . . . _ ' � Itdi _��,�. . � _ . . _ ;�4, t• • _ `t f� ' ♦ }, . - < R 1 � Y�..{�.. � _ ! . �'3�= L 1Ax'a 3• ,t � 9� ` y�f � .. �S` . tl'f t . . 3\ � . .��� . . . y�. 1 ���, �4 J,���� �� - ' .i~ L.�� ,t���?,����}�"���.a. v� � y � ' ' � . �� d�ry ..S x 1F�y�A � .,�� .. '.. � ';• �r . . y v"St'P,�' �.. __�'_� � r . f s�s. . r� S' �' �.�i��� _ ` ��� � � �f. ���,-� j�.n��+ y= ;� { � r � �i 5 `_ �� 'r� � �� �• � � o .:.�.,�,�` 1i1�1 � � -s.. y ♦ � - .. �� - .S 1�� � .: � �`� - i� 1``[ r .. �—a�13{r� �V ��`". _� � a� e�, � ..'� ".-.. �6' < '^ �+ � . �. �� �'4. f 4.it ` i � -'� r e ss - "` ��. "' ,¢/ � �`:JJ .�y;�y'. � � 'S,,r;�'7"A ti�.. y �'� �����y '=tr �' - j _ � `~ ; .•y�,�� 4�.,� -` ._S '� ._3Yr � _ _ t` _ ..' � �'?: .*.,� a ...j' . f ��} -v,�. '��+c - �` .t .,!y 1',�r a. I, _ �:�,y�4 .� __ �i,` '�± � � � � .- Y i�:� • .�: � _ � '� f� .'�`��,� ',Y ~ ��� ;r � ,�r-�'s �'t.- . , , , _� -�' - - - �,�. `¢" n. , � :��:'t + _ ' � , ,_ `-�- ..+��`- � :��r'� -t� . ' '.y �7,� � � '�, � i _ � �'� ���r' ,� .. =�: . • e.,,� ` ..; , � . . 1 _�..-�_ -.. •� �..'�4.{ _�'� . \.�}�. rt"+�•�.,,,� ��R'� .. . �i � :.�; '� ��e �? ��� _ �`: �..� ��+- ` .-� y'�'�4��j'Y+` � . � ��'+•�`_ .�� �`�T� � �� �'/r.� i +'. ',�ti '�+. � _ ��� . � �.� �,, i ��"`"��, •� 1 y•�� `'�-!� "�a''- '$�.Y� j�' �':. - � � ,w � � e � '~ � j-�tr +-h.` � � � F� ' � � �"D ,y� . . 1 �~ -i�.� � � � � . '-` . Y � '�.���. v"$` �e�!i*� .�. f�µ `� � � i` N �' . �� � '� 4 �^ I � •' 1 ..��.Y� ,, � � .�� .� ��� � �c, - 't +F `� M'4''� �• � '�JY{��,j � ��� � `.s°Y AiF:."i" #� '9`t z,�; .h �,� . t 4 ..'.� .. d^4-" ������s . ' . . '` F�.:�` 3 � , � , . . . .� �.�'�. .. . �•' . . r , PC Exhibit D ` Melanie Curtis From: David Bade [David.Bade@westwoodps.com] Sent: Tliursday, June 11, 2015 11:58 AM To: Melanie Curtis; robertbeQboltan-Menk.com Cc: 'Heidi Hedberg'(hhhedberg c@gmail.com); Steve Ryan (sryan�briggs.com} {sryan@briggs_com); chris.hedberg�carval.cQm Subject: RE: 3850 Watertown Road - Revised Plan 8 City Engineer Comments Attachments: Hedberg Grading Review-O6-11-15.pdfi Site Pic-06-40-15.docx Melanie/Robert: On behalf of the Hedberg's I have reviewed the Engineering Memo 9dated June9th,2015) and Wetland Wotice of Decision from the Watershed District and afi�er the following comments: 1. It appears that the wetland delineation was completed, but there is no reference to mitigation requirements for wetlands that have been filled as part of the grading opera#ions. (See Wetland Boundary Figure 5a} If this boundary was overlayed with the revised grading plan prepa�ed by Gronberg and Associates there appears to be a sizable area of potential mitigation needed due to filling on the east side. 2. I reviewed the revised grading plan and note that the g�ading has been improved on the south side of the property to provide a high w�ter relief/overflow to the south along the e:cisting drain tile line leading to Watertown Road ROW. While this is a significant improvement to the previous plan, f zm still concerned about the potential•�ooding of the Hedber� s property as shown on the attached sketch plan which shows the proposed changes in grading elevattons. The contours of 998, 1000 and 1002 have been expanded to the north which can provide some additional runoff storage, however the blue contour of 1000 and pink contour of 1002 continue to be shifted west with significant runoff storagz capacity being shifted to the Hedberg' s properiy. (I�does not appear from a cursory review that the additional grading cut to the north will provide the same amount of volume storage as the fil! added on the east.) The swale to Watertown �:oad will help, but in the event of flooding all the ponding will extend onto the Hedberg' s prope�ty up to the poinf at�Nhich it overtops the road at elevation 1a03 +/-. tn addition the grading activities appear to have opened up a groundwater seam in the north hill slc�pe which has added a fair amount o��s�anding water to�he existing lowland/wetland area(see a��ached photo provided b�r Chris Hedberg). This additional groundwater again reduces�he ponding/rfoodi�g caaacity of t�ie ar2a from��he pre-grading condition. Per my original memo dated 11/10/1�I befieve that additional grading ar►d drainage engineering analysis are warranted to protect the Hedberg' s properry from potential 7ooding. Thank you. Lia.��•:ci f�a.�c: E-".�=., ���i:r A.F' k?�:���r;; 91�:EC�O�C�O?EF.C'I10�'.S—CQ:�".!_✓iF-CI�L DEV�La�P;�!��f�!'i' David.Bade@westwoadps.com Direct (952)697-5724 Mafn (952)937-5150 ��'S�WQ+t�{� i e � G7ultE-Dl�ci;vlineo Surveying.:Enginee�ng � 7699 Anagram Drive�Eden Prairie,MN 55344 �.��es�:��coC�s.con (888) 937-5150 From: Melanie Curtis[mailto:MCurtis@ci.oronamn.us] Sent:'Fuesday,June 09,2015 9:52 AM To:Chris Hedberg; Heidi Fiedberg(hhhedber�@�mail.com) Subject:3850 Watertown Road-Revised Plan &City Engineer Comments Chris and F�Eeidi. Please flnd attached the revtsed gradEng plan and other information relating to the CUP app[ication for grading at 3850 Wabertown Road {Mark Anderson). A public hearfng regarding thls applfcatfon wll! be held this Manday,June 15"' at the Orono City Council cfiambers beginning at 6:30 PM. If you have questions or comments relafing to this appfication please prov�de them to me in writing before Manda�s meeting - before noon on Thursday if you would like them induded in the public padcet(sorry for the late notioe, our englneer's flnaf commerrts just r�me in today). Thank you — Melanie Melanie Curtis, Planner Direct 952.249.4627 Planning &Zoning Offlce 952.249.4624 2750 Kelley Parkway, Orono, MN 55356 Email: mcurtis�ci.orono.mn.us Webslte: www.cl.orono.mn.us ...: -t_�:. ,,,. ,".:!i f,c:..�.i.•..:i.., . :.:i'�f;:°i..,. ��s r.:�ssa;;c 2n�Gr.y.'.i.-r�-�-•�+s r�:y cr,<,i:a�n c�n� ::c:: ,-�,��r,q.ir°��tur��;,r�•�' :y F:'vile�.,��;���-;r: r u,.��� 'z �._ .ti�:�.!!t) ,i�',��-� eC; ;i�s��m�;i:.tion, a:�,or d::•c:osGr�ofi:`,��:;��fic���,°:ion,a�.�:;:r i:����hr�'c e;i>> n-:�,!s s:-`-�::v h.e-;::,'._�.�.'���ccr.:;r+s�'i�r.s e-~����!::re rG1'te�.='il'.CF.GG::::. .'CCIO"�C_i:':G:.-E�0_t712,'..it`iU F'.?!Ci:`_�l.:j�f,.�JY uft4-J�',:�!.'�5�. (i 1�0�: �.�V•�."C.C�.?iVt'.G�.�715:iiE'SSZ';�L I�1 @.':('�� r'�:%i$? �,;y;s2'che se.ioEr by�e�ly,-r�i�il,�_nd d.:::��ihis r^;:5s:���:nC ��:�y a�:ccf�r^�s. ;'h�r.k ycu. � _,t, . � -�. � -�.� : i i Qe �T ..'?- 1�3�i � 4 �rx' ��,,: � �.�� �� . ,� �;< ,� i � i: � . ,��� ; .Y , r . it'_j r �."� _ �: ! a- ♦ '. i ', �[�,�', .� .-. r '�� �,'} , � ��� i •'f -.� ' . r. =F t � •,.: t } a`� � i �� . i �� ': ( � ' �`• , , ,� " .,. •. t � � ; r� � � e' +e f�1� i =, ��`i �r,��� ij � �r � ��y�� p� m � � " �` 4 �, ` "' �' . ,,�i'�' :� _ ', � 1� �. � � ��r� �'� �� ��� �, ,y� y � 1� � '�� � '� ��; ` � x�r :�� f . �,; � � � A � �,�4,'��s,. :� ,� _��, , �� �. ,.� f �f �� ��� ti l, + 1 1 �:�� h . �• ! ":���5 '� ' � .�p 1 � F �T;�r ,�'�'� � id - rt�,._. , ,Ii � � � � �� �i� ���I � � .� � � ,K,�. 1 .�r.�,, ,� �' �:"�q; �1 i ��. 5 � ����:,+��' - � jr a :} �' '� �a:� :'�•��1 �• �� � � � � �) i -. «` �F � � .'� �" C'� i ��� 'i+ ��''! x ,.sL'_ , ' r., � ��� , 6/r►/i� � __ r�� � ry PRQPQSED GRADiNG PLAN AND � � TOPOGRAPHIC DETAIL FQR �r��f�S. f�G�� ������+���.�1 ��1�L�:��� ' � � �. � �, , , � �\ �� `� 1 �\ �\ ��� �� � � � �� % i � � � \ �� �, � \ �� 88'09'2 W�b{�i0 \`✓ j . � '\` \ \ ,` ` t i � �\ ���`� . t`��`�\ �.��.� ���. { ,--- 4 .`\�\���` ���`.�\.\\��` �``� h` ` .. � � � � `. � � ���`� �., `����� �\� ����` • � �� --��� \1\���`��„'°�Y'w.�`��`\�`�`�.���\�\����� `�\ �i'�\ ,.. "� � ��. 'w«__�-' \�� � �� �� � \ t � i� . ���'"- `���� `�\;�������`���`�`��`�� �� ��� �� -..� .\ �.� � \ �� ��\ � , \: ` - - �---�..,�T`:`�� �" �``.;\ \ �`,��`�`, ``\ \�'1 ^ .Z� •�..`:\�\` �.��.•� � �� �\` -,�� � I > j�'/ `- ,��\�.�� a�� `�```� �\\ ;� �\__ �;fI I' \1 / ' •�_�J�/'� �,�'`•i�\Z �••`�1��������� ��� 1� L1 t � � ;, � , ''��' �'�4 y - � � � �� � .���. � � �p:�' t� i•'i' � ~�'� 11 � ���.��`��` �\��� � �� ,: � � � �. `�� .; . � �. , . ; � , . `�� �. ,�. . , � '' I; , i.�,.. _ , r.l ' �.. , �,`�'�;,,� ; � �+, :, ` �V` � ���f i.l i �.� \ � .,_ } '� ' �/�'"';� � ' �������� :�,� \`���'. ` \` -' ,�i�' '`�� ; Jf I�f,,�'� .�l � �.'��` Q' �� � ��. �'� :' / .�•/ y `I �♦ � �l � �'t���� � � \ �l/,�� ,`,'t � i �� .��� ����e\�\ �♦� �� i i� ! � � � �."•�� �� , �. � ,� -���. \\�����4` � � � , t : ,�.� � `\ \ ` \ r � ± T,`1 , ` i `,�, •\\` `\\``•`` •\` , ,;•14 �1�.r..maaar..en.a '�"' y ! 1 �� �`�\ � ��� � \�, � ' V � ;� , � . , �� ,� �' �, ����' � l �' ,, `;� �� � � `t ,���-� `�� \� � ` � � S1Ca� � � � �1\ � � r,` �`,` � i „¢ ''� 1'� �_....._;=,_;r._.��� . 1 , � �`� ';�'�� '';'t��t��', '' ,�' 4 ; �m�_� `� {� CAf'���ii�?'.I W j���.l�,� ,f � �1 1 l 1t ,'' 1 �'\ � ' _ il � � 1 �\ ,1 �},�, ' � 1 1 \ �� '. Itfi� : � ' ,� , '� rw'1 ' . t � + �� � � % ' � x � �. ' . + �,, ��� , , �,� � --. ,.�-- , ; ; - �, �..1,,,�...._ �: '�, �'��1 `'���' .,.� r � . , .�.�.t. ,�; � ,,:� ^. -_ r, � ,, � -�.�ti � / � ' ' }�. ; :�''' •'o.z-� 1 1 i {t:,� � �- ��1` ��� ' � � �� 'S�ox� � f ! � � � ,� ;I 1 ;,, � � ` ' ; I �� % ` :�' " i ;+ '� ' �� : ""� ' � i � "�.`. •�� , _�-� , ..-� i� /� . ; � i i `� � �T" i i� r i. , ' �� '� 1 \ / _ � � j J t . :\ '�'� ' �`, ' 1 v ' ' • % / ', , ;'1 � �� � X, .� _ . '� � ��� ; : � ��� _��` . T'1� '��,. � `�, ---�•- ..:�� , � , � ; � ' ` �`�'`•..� � i ' � � , / ; ���r,,•_ ; • �, � \�-.*� �„' ` _ -'� � y': , ;` 1\ ', '�'�I- �[ �}� ''f�� ' / '• � `,� �`. � . r` //�a f._'�` `i ��.r^. \ / '1 •�t 5 �`\ ` ` `\ � ! •�� ; \ \�� .�'�i'�. ` . �� � ;�, `\`\ � T\l , ` I�. ,R~y `. \ / ` � \`\\` `` "y' \{ � y � � �� ,+ ` \ `� ` " � ` �'�. � ♦ \ � `�`` , '�\ �.y��'.. �. �.� ., �� �'�..` ',..)�� \\ �` � �\ .` �\ \� ` 1 � � � � � �`� ,, ���; ��`} `\ `` ``� `` `` ` _' :� ����. ��T�, �, �.� �,� �� �,1 , .�, � � ,, �, �;� , , , � � ..�. Ay \� �� � ,\ _ ' � � I `, ` a_..��1w � ` \�\` ��`� y' ��r��\ � � + �y` �\ -"---"� �� `�� ��`\ '�.. . �\�� r l � �_�^�� `,`' \\ S � ��er� �-�" ' ' .��� i ow� '�•,- ' � � R� � �� � , d � --+�w--o�r o.vw u. � V____,._,10 80 _ t� ' �—�woc�+conf0u:1►E �.....1..�_r���i St;,a1[ 1`, k E:i ��� MM�wR.�IwI�I ,,;::" M���..� M aRONBERd d�ASSOCIATES, INC. a�.e�sis,wo rwrnroq uMo n��s .. �7�1/�_ w� 4M N.IYLLOW 7RNE lONO WCE,IW �6�6 PIiO �N M1I• Melanie Curtis � From: Chris Hedberg [Chris.Hedberg�carval.com] Sent: Thursday, June 11, 2015 12:11 PM To: Melanie Curtis; Heidi Hedberg(hhhedberg@gmail.com) Subject: RE: 3850 Watertown Road - Revised Plan 8 City Engineer Comments Hi Melanie, 7he only comment I have in addi�ion to the points send over by David Bade on our behalf would be wi�h respect to#4 on your list below. i�ot sure how"Equipmen�' is d�fined or will be defined in your recommenda�ion but last summer the noisiest piece of equipment(once the back-up beepers had been disabled)was actually a farm tractor that was used to drag the scraper around. Just want to be sure that would be considered "Equipment" in this instance and therefore be subject to the time restrictions. I do plan to attend the meeting on Monday evening. Thanks again for your help, Chris From: Melanie Curtis [mailto;MCurtis@ci.orono.mn.us] Sent:Wednesday,June 10,201510:02 AM To: Chris Hedberg; Heidi Hedberg(hhhedberg@gmaif.com) Subject: RE:3850 Watertown Road - Revised Plan &City Engineer Comments �ly report is not cbmp� but t•�low are my proposed recommendations to the planning oommission. I wlll also hold a pre�onstruction meeting to set out expectations, �Imellnes, etc. be�ore the hauling begins, (We are trying�� leam from past expe��ienoes...). Wfll you be providing addltlonal writien oomments,do;�ou plan to attend r�londa�s meeting, or bc-�h? Pfanning StafF recommends approval af the conditional use permit subject to the following wnditions: 1. Only clean fill is permitted;the City Engineer shall be allowed to inspect any fill being imported to the site prior to depositlon; 2. A haul route shall be su6mitted to the City Engineer for approval and inspection prio�to cammencement of hauling to the site. The property owner shall be responsible for repair to roadways for any adverse fmpacts; 3. ilauling activity may occur only Monday through Friday between the hours of 7:00 a.m. and 8:00 p.m. as designated in Section 58-121; 4. Equipment activity relating to the grading project within the site may occur only Monday thraugh Friday between the hours of 9:00 a,m. and 5 p.m.; 5. The grading activity should ensure the surface overflow is maintained at existing ele�ations on the south side of the wetland; 6. Upon completion of the project an as-built survey shall be submitted reflecting conformance with the approved plan. The site will be evaluated from an erosion and sediment control risk perspective prior to release of escrow funds; 7. The property owner shafl submit plans and a permit apptication to address the retaining walls constructed on the site without proper City pe�mits prior to the release of the escrow funds; 1 i � Melanie Curtis � $952.249.4627 �mcurtlsCula.oraio.mn.us � From: Chris Hedberg fmailto:Chris.HedbergCcDcarval.coml Sent: Wednesday, June 10, 2015 9:45 AM To: Melanie Curtis; Heidi Hedberg ( h�rg@gmail.com) Subject; RE: 3850 Watertown Road - Revised Plan &City Engineer Comments Thanks for clarifying. I can tell you I'll be very interested in the city's attention to�nd game plan for implementing recommendations 1(a�and 1(b)of Bolton& iVlenk's memo. Watertown Rd is already a crumbling mess around our house and simply driving into our driveway is an obstacle course around potholes—I would hate to think it will geC worse from more hauling wear and tea r. Also—wiil there be discussion around timeline for completion of the project? I.e., not only for how many hours each day can we expect the hauling and grading noise, but for what time period7 Thanks Melanie—we appreciate how you are keeping us in the loop on this! Chris From: Melanie Curtis [mailto:MCurtis@ci.orono.mn.usl Sent:Wednesday,June 10, 2015 8;46 AM To:Chris Hedberg; Heidi Hedberg(hhhedberA@�mail.com) Subject: RE: 3850 Watertown Road-Revised Plan&City Engineer Comments Bo�h.Th�y have report�a total of 17,G00 cubic yares of im�or�ed ma�2rial e;:isang on the site and would like to import 3,000 cubic yards more. They need after-the-fact approval of the 7,000 in excess of the CUP granted last summer, and approval for the addftlonal 3,004. Melanie Melanie Curtls �952.249.4627 �mcurtis@d.orono.mn.us From: Chris Hedberg fmailto:Chris.Hedberg@carval.coml Sent: Tuesday, June 09, 2015 5:11 PM To: Melanie Curtis; Heidi Hedberg (bhh.�berg@gmail.com) Subject: RE: 3850 Watertown Road - Revised Plan &City Engineer Comments Thanks Melanie,we will review. One initiai question. According�o item#1 in the letter from Bolton & Menk,the Applicani is proposing to impor�a large quantity of material to revise si�e grades. Is this being submitted on a re�ro-active basis to cover what they have already done,or are�hey ac�ually proposing to import MORE fill? Tha n ks, Ch ris z J i From: Melanie Curtis [mailto:MCurtis@ci.orono.mn.usl Sent:Tuesday,June 09,2015 9:52 AM To:Chris Hedberg; Heidi Hedberg(hhhedber�@�mail.com) Subject: 3850 Watertown Road- Revised Plan&City Engineer Comments Chris and Heidi. Please find atbched the revfsed grading plan and other information relating to the CUP application for grading at 3850 Watertown Road (Mark Anderson). A public hearing regarcting this application will be held this Monday,June 15�' at the Orono Gty Councll chambers 6egfnning at 6:30 PM. If you have questions or comments relating to this application please prav�de them to me in writing before Monday's meeting - befiore noon on Thursday if you wouid like them included in the public packet(sorry for the late notice, our engineer's ffnal oommenLs just came fn today). Thank you —Melanie Melanle Curtls, Planner Direct 9S2.Z49.4627 Planning &Zoning OfFice 952.249.4620 2750 Kelley Parkway, Orono, MN 55356 Emall: mcurti fcF�cl.orono.mn.us Webslte: www.ci.orono.mn.us 3 PC�chibit� Sec. 58-121.- Hourly restriction for certai�operations. The uses described in this section shall be limited to the times noted and as summarized in table 2: (1) Domestic power equipment. No person shall operate a garden or lawn tractor, power lawn mower, power hedge clipper, chainsaw, mulcher, garden tiller, edger, power device for bug eradication, drill, or other similar domestic power maintenance equipment except between the hours of 7:00 a.m. and 10:00 p.m. on any weekday or between the hours of 5:00 a.m. and B:00 p.m. on weekends and holidays. Snow removal equipment is exempt from this provision. (2) Refuse hauling. No person shall callect or remove garbage or refuse in any residential district except befween the hours of 7:U0 a.m. and 10:00 p.m. on any weekday ar betwee� the hours of 8:00 a.m. and 8:00 p.m. on any weekend or holiday. (3) Construction activities. Wo person shall engage in or permit construction activities involving the use of any electric, diesel or gas-powered machine or other power equipment except between the hours of 7:00 a.m. and 8:00 p.m.weekdays or between the hours of 8:00 a.m. ancf 8:00 p.m. on any weekend or holiday. TABLE 2 HOURLY RESTRICTIONS FOR CERTAIN OPERATTONS Times Allowed Times Allowed Activity on Weekends and on Weekdays Holidays Operate domestic power equipment 7:00 a.m.-1�:00 p.m. 8:�a.m.-8:00 p.rn. Refuse hauling 7:00 a.m.-10:OQ p.m. $:00 a.m.-8:00 p.m. Construction activities 7:00 a.m.— 8:00 p.m. 8:flfl a.m.-8:00 p.m. (Ord.No. 155 2nd series, § 8{9.24(4)),2-14-1997) Sec. 78-91G. -Granting of permit. (a) The planning commission may recommend and the council may grant a condi�onal use permit as the use permit was applied for or in modified form. On the basis of the applicatian and the evidence submitted, the city must find that the proposed use at the proposed location is or will be: (1} Consistenf with the community management plan; (2} Compliant with the zoning code, induding any conditians imposed on specific uses as required by art�cle V, division 3 of the City Code; (3} Adequately served by police, fire, roads, and stormwater management; (4} Provided with an adequate water supply and sewage disposal system; (5) Not expected to generate excessive demand for public senrices at public cflst; Page 1 (6} Compatible with the surrounding area as the area is used both presentiy and as it is planned to be used irt the future; (7) Consistent with the character of the surrounding area, unless a change of character is called for in the community management plan; (8) Compatible with the character of buildings and site improvements in the surrounding area, canless a change of character is called for in the cornmunity management plan; (9j Not expected to substantially impair the use and enjoyment of the property in the area vr have a materially adverse impact on the property values in the area when compared ta the impairment or impact of generally permitted uses; {10) Provided with screening and buffering adequafe to mitigate undesirabte views and activities likely to disturb surrounding uses; {11} Not create a nuisance which generates smoke, noise, glare, vibration, odors, fumes, dust, electrical interterenc�, general unsightliness, or other means; (12} Not cause excessive non-residential traffic on residen#ial streets, parking needs that cause a demonstrable inconvenience to adjoining properties,traffic congestion, or unsafe access; (13} Designed to take into account the natural, scenic, and historic featu�es of the area and to minimize environmental impact; (14) All exteriar lighting shall be so directed so as not to cast glare toward or onto the public right-of- way or neighboring resicfential uses or districts; and (15) Not detrimental to the public health, public safety, or general welfare. (b) A conditional use permit may be granted subject ta such conditions as the council may prescribe. (c) A cQnditional use permit shall remain in effect as long as the conditions imposed by the city council are observed, but nothing in this section shall prevent the ciiy from enacting or amending o#ficial controls to change the status of condifional uses. (d) A certified copy of any conditional use permit shall be filed with the county recorder or registrar of titles. The conditional use permit shatl include the legal description of the property included. (Code 1984, § 14.09(6); Ozd. No. 77 3rd series, § 1, 7-12-2010) DIVISION 3. -REQUIREMENTS FOR SPECIFIC USES Subdivision II.-Land Alteration Sec. 78-966.-Prohibition. (a) It is unlawfu! for any person to perform or have performed the following land alteration activities without a conditional use permit issued by the council: (1) Remove, fill, use for fll, dredge, store or excavate rock, sand, gravel, dirt or simiiar earth rnaterial within the limits of the city. (2) Fill or raclaim any land by depositing such material or by grading of existing Isnd to elevate or alter the existing natural grade. (3} Build, alter or repair any seawall or retaining wall, or otherwise change the grade or shore of lakeshore property. (b) All land alterations invQlving filling and grading shall be pertormed only with clean fill as defined in section 78-1. Granting of such permits is subject 40 other regulations and prohibitions of this Code and other applicable statutes or ordinances of other govemmental bodies. Page 2 (Code 1984, § 10.03(19); Ord. No. 163 2nd series, § l, 12-8-1997) Sec. 78-967.-Exception. (a} The requirements of section 78-966 are not intended to govem the following land alteration activities: (1) Normal and customary grading in the area of an existing or a newly constructed building, or the grading of the driveway serving such building. (2) Any earth movement less than 500 cubic yards which does not adversely impact the e�asting drainage_ (3} Grading, filling or excavating of 50 cubic yards or less within the shore setback zone of all lakes enumerated in article IX of this chapter. (b) Such grading and earth movement shall be subject to appro�al by the building inspec�or at the time of issuance of a building permit, provided that a plan showing proper drainage and protection of adjoining property has been submitted. Where such earth movement is not being perfoRned in canjunction with a building permit, a separate iand alteration permit shall be required. Any unusual land alterations, including earth filling, removal or grading, proposed foy a builder shall be subject to a conditional use permit as provided for in this chapter. The following land alterations shall be considered as unusual land alterations: (1) AI1 excavations for foundations in exoess of 12 feet average depth if any amount of the excess material removed bel�w 12 feet dep#h is to be stockpiled on the site. (2} Any additional fill brought on site in excess of 500 cubic yards, except for fill required to raise grade for adequate frost footing protectian, the intent being that structures shall not be art�cially raised above the preexisting surrounding topography. (3) Grading or alterations that would propose any changes in elevations within five feet of adjacent residential lot lines except for drainage swalss and ditches. (c) The building inspector shall have the authority to refer any requests for Eand alteration permits to the city council for review and approval in instances uvhere the land afteration appears to potentially create negative impacts or be not in keeping with the goals and policies of the community management plan. (Code 1984, § 10.03(21); Ord.No. l63 2nd series, § 2, 12-8-1997; ard.No. 171 2nd series, § 1, 4-4-1998; Ord.No. 133 3rd series, § I, 1-26-2015) Sec.78-96$.-Permit. An application for a conditional use permit sha�� be acxompanied by a drawing made by a registered surveyor or other competent person showing the location of the proposed excavation or storage and shall state the amount of material which is to be removed, exca�ated or stored, filled or graded, and such other information as the council may require. Applications shall be filed with the city administrator and shall be acxompanied by a deposit to be determined by the city, which wi[I be used to offset the oost of procQssing the application. Any unused portian will be refunded to the applicant. (Code 1984, § 10.03(24)) Sec. 78-969.- Permit for riprap. (a} Riprap defined. Riprap is rock placed at water level of a lakeshore to prevent erosion of shoreline by water action. Page 3 (b) Required. The requirements of section 78-966 are not intended to govern the norrnal and customary riprap of lakeshore property. It is unlawful for any person to riprap lakeshore property within the iimits of the city without a permit issued by the city engineer. Any unusual riprap shall be referred by the city engineer to the planning commission and the c:ouncil for action in accordance witfi this chapter. {c) Application for permit. An application for such permit shall be acxompanied by a drawing showing the location of the prQposed riprap and such other information as the city engineer may require. Applica#ions shall be filed with the city administrator and shall be accompanied by a fee in the amount prescribed by the current ci#y fee schedule payable to the city. (Code 1484, § 10.03(22}—{24}) Secs.78-970-78-1000.- Reserved. Page 4 , � � PC Exhibit F '%�\ B�[_.T'�l``�t c� I''�•�: �'f'�� tr�;. , f f`.J�:� � � i � � �on�c;.ifi�g �ngin����� & �urveyo�i�•� '` � 2638 Shadow Lane,Suite 200•Chaska, MN 55318-1'172 Phone(952j 44�8838•Fax(952)44&8805 www.bolton-mertk.00m June 9, 2015 City of Orono Atm: Melanie Curtis 2750 Kelley Parkway Orono,MN 55356 RE: 15-3716—3850 Watertown Road Dear Melanie: As requested,we have completed an engineering revitew of the documents submitted for the above referenced project. We offer the following observations,comments, and recommendations for your consideration: l. The Applicant is proposing to iznport a large quantity of material to revise site grades. Therefore,the City should consider the following: a. The City Engineer should be aIlowed ta inspect any fill being imported to the site prior to it being placed. b. The Applicant should confirm with the City Engineer acceptable hours of truck hauling and pmvide documentation on the haul route to be used. Acceptable hours and haul route should be approved prior to the importing of any riprap or fill. c. The City Engitneer should inspect roadways on haut route prior to and following completion of work to dete�rmine whether adverse impacts have occwrred.The applicant should be responsible for the repair to roadways for any adverse impacts. 2. The Grading Plan has been adequately revised to maintain the existing surface overflow on the south side of the wetland. Caze should be eaercised during construction to ensure the surface overflow is maintained at existing eIevations. 3. In order to coordinate work between the Applicant,Contractor,City,and MCWD,a Pre-Construction meetrng should be held prior to any land disturbing activities. This would help ensure the Applicant and Contractar aze awaze of ail potential issues and work perfonned is within City's expectations. If you have any questions or comments,please contact me to discuss at(952)44$-8838. Sincerely, BOLTON&MENK, INC. �BCd�ttG Ic��a� �� . Robert E. Bean,J'r.,P.E. Water Resources Engineer � � PC Exhibit G �� Pick-up #ruck—short box 4 ..��� �� Holds approximately 1 to 1 '/ cubic yards of fill � -- �� � Pick-up truck— lone box � f ,,;� Holds approximately 2 cubic yards of fill , One ton flat bed truck Holds 3 approximately cubic yards of fill � ,��. � _ , „ Dump truck(10 wheel} �' ,,. ' �, : � Holds approbmately 12 cubic yards of fill � _,�.� � �-���._ - - � s : _ __..� 7 Seml-trailer _..����--"-�,,,�i �„�`;� f�»! Holds approximately 21 cubic yards of fill , � Belly Dump �Fs-�°L Holds approxima#ely 24 cubic yards of fill 4����_�- �'.'�Y'E�' C"'�"Q - - .�.r._Y' __ . . _. . . . Z �.� Co{mb 1C�u�0�c. Vnrd C�lh���� .�inrV � � j PC Exhibit H Minnesota Wetland Conservation Act Notice of Dec�sion Local Government Unit(LGLn Address Minnehaha Creek Watershed District 15320 Minnetonka Blvd Minnetonka,MN 55391 1.PROJECT INFORMATION Applicant Name Project Name Date of Applica�ion Mark Anderson 3850 Watertown Rd Application Number 2/27/15 w15-02 � Attach site locator map T e of Decision: � Wetland Boundary or Type ❑No-Loss ❑Exemption ❑ Sequencing ❑ Replacement Plan ❑Banking Plan Technical Evaluation Panel Findin s and Recommendation(if an : ❑Approve ❑Approve with condirions ❑Deny Summary(or attach}: 2.L�CAL GOVERNMENT U1VIT DECISION Date of Decision: �Appraved ❑Approved with conditions(include below) ❑Denied LGU Findings and Conclusions(attach additionai sheets as necessary): Mark Anderson has applied for a wetland boandary&type determination for the wetland located on the southwest side of the parcel located at 3850 Watertownd Rd in the City of Orono (PID 321 1 823 320005).The bottndary/type determination was requested to identify the extent of an area within a depression that meets wetland criteria.At the time of the delineation,the depressional area had been subject to recent disturbance including scraping,fill,and repair of a drain tile. A wetland delineation was conducted by Svoboda Ecological Resowces on October 25,2014 and Novamber 8,2014.A complete application was received on February 27,2015.�ne wetland was delienated on site. A Technical Evaluation Panel consisting of MCWD,BWSR, and Hennepin County reviewed the boundaries in the field on April 28,2015.The TEP requested updates be made to the boundary and type that were subztutted. Svoboda Ecological Resources submitted final updates on May 26, 2015 that address the changes requested by the TEP.The wefland is typed as a Type 4 deep marsh with surrounding Type 2 wet meadow community. MCWD approves the wetland boundaries and types as documented in the updated delineation report. This decision is valid for five years. BWSR Forms 7-1-10 Page 1 of 3 1 � � 1 For Re lacement Plans usin credits from the State Wetland Bank: Bank Account# Bank Sezvice Area County Credits Approved for Withdrawal(sy. ft. or nearest A 1 acre Replacement Plan Approva! Conditioas. In addition to any conditions specified by the LGU, the approval of a Wetland Replacement Plan is conditional upon the following: ❑�nanciat Assnrance:For project-specific replacement that is not in-arlvance,a financial assurance specified by the LGU must be submitted to the LGU in accordance with MN Rule 8420.0522, Subp. 9 (List atnount and type in LGU Findings). ❑ Deed Recording:For project-specific replacement,evidence must be provided to the LGU tk�at the BWSR "Declaration of Restrictions and Covenants" and "Consent to Replacement Wetland" forms have been filed with the county recorder's office in which the replacement wetland is located. ❑ Credit Withdrawal: For replacement consisting of wetland bank credits,confirmation that BWSR has withdrawn the credits froxn the state wetland bank as specified in the approved replacement plan. Wetlands may not be impacted nntil all applicable conditions have been met! LGU Authorized Si ature: Signing and mailing of this completed form to the appropriate recipients in accvrdance with 8420.0255, Subp. 5 provides notice that a decision was made by the LGU under the Wetland Consetvation Act as specified above. If additional details on the decision exist,they have been provided to the landowner and aze available from the LGU u on re uest. Name Title Beth Brown Permitting Technician Signature Date Phone Number and E-mail � 5/28/15 (952)641-4504 . •-�:�-'�`` `-`� .:"�""y� ebrown@minnehahacreek.org THIS DECTSION ONLY APPLIES TO THE MINNESOTA WETLAND CONSERVATION ACT. Additional approvals or permits from loca9, state, and federal agencies may be required. Check with all appropriate authorities before commencing work in or near wetlands. Applicants proceed at their awn risk if work authorized by this decision is started before the time period for appeal(30 days)has expired. if this decision is reversed or revised under appeal,the appl�cant may be responsible for restoring or replacing al1 wetland impacts. This decision is valid for three years from the date of decision unless a longer period is advised by the TEP and specified in ihis notice of decision. 3.APPEAL OF THIS DECISION Pursuant to NIN Rule 8420.0905,any appeal of this decision can only be commenced by mailing a petition for appeat,including applicable fee,within thirty(30)calendar days of the date of the mailing of this Notice to the fo(Lowi�ng as�dicated: Check one: � Appeal of an LGU staff decision. Send ❑Appeal of LGU governing body decision. petition and$0 fee(if applicable)to: Send petition and$500 fiIing fee to: Minnehaha Creek Watershed District Executive Director 15320 Minnetonka Blvd Minnesota Board of Water and Soil Resources Minnetonka,MN 55391 520 Lafayette Road I�1orth St. Paul, MN 551 SS BWSR Forms 7-1-10 Page 2 of 3 � �� � 4. LIST OF ADDRESSEES � SWCD TEP member: Stacey Lqewsl�—stacey.lijewski@co.hennepin.mn.us � BWSR TEP member:Ben Meyer—ben.meyer@state.mn.us ❑ LGU TEP member{if different than LGU Contact): ❑ DNR TEP member: � D�IR Regional Office{if different than DNR TEP member): Brooke Haworth- brooke.haworth a�,state.mn.us ❑ WD or WMO(if applicable): � Applicant(notice only)and Landowner(if different): Mark Anderson— ms�rk.anderson@chemsolusa.com � Members of the public who requested notice(notice only): Frank Svoboda(Svoboda Ecological Resources)—franks@gpsin�novations.com,Melanie Cartis(City of Orono)—mcurtis@ciorono.mn.us, Christivae Mattson(City of Orono)—cmattsonQci.orono.mn.us � Corps of Engineers Project Manager(notice only):Melissa Jenny— melissa.m.jenny@usace.army.mii ❑ BWSR We#]and Bank Coordinator(wetland bank plan applica#ions only) 5.MAILING INFORMATION ➢For a list of BWSR TEP representatives: www.bwsr.state.mn.us/aboutbwsr/workareas/WCA areas.pdf ➢For a list of DNR TEP representatives: www.bwsr.state.mn.us/wetlands/wca/DNR TEP contacts.pdf ➢De ment ofNatural Resources Re 'onal Offices: NW Region: NE Re�ion: Central Region: �outhem Re 'on: Reg.Env.Assess.EcoL Reg.Env.Assess.Ecol. Reg.Env.Assess. Reg.Env.Asscss.Ecol. Div.Ecol.Resources Div.Ecol.Resources Ecol. Div.Ecol.Resources 2115 Birchmont Beach Rd. 1201 E.Hwy.2 Div.Ecol.Resources 261 Hwy. I S South NE Grand Rapids,MN I204 Warner Road New Ulm,MN 56073 Bemid'i,MN 56601 55744 St.Paul,MN 55106 For a map of DNR Administrative Regions,see:http://files.dnr.state.mn.us/aboutdnr/dnr re¢ions.pdf ➢For a list of Corps of Project Managers:www.mvp.usace.arnny.zniUregulatox;v/default.as�?naueid�87 or send to: US Army Corps of Engineers St.Paul District,ATTN: OP-R 180 Fifth St.East, Suite 700 St.Faul,MN 55101-1678 ➢For WetIand Bank Plan applications, also send a copy of the application to: M'vnneso#a.Board of Water and Soil Resources Wetland Bank Coordinator 52Q Lafayette Road North St.Paul,MN 55155 6.ATTACHMENTS In addition to the site locator map,list any other attachtnents: �Approved wetland boundaries ❑ 0 BWSR Forms 7-1-10 Page 3 of 3 � �� � � .L ~ f T ..f �f .� .., ..y �' y 11. r �.+�a� ' /.. � y' •,/�' { �• ��.�r'i L.�.a.�L+�4��1l��. ��.r+'.,�Frr: .` hr,..�'y+M���+w`..r�.w.�wa,w�raw�.... . .��� y .4 �,, A�V�� `;�R� , � � _ ..�! , ,�~ , ` .y f ,� ,r. �� �� � .�"'.:",.;.,�`i �_� lL��� ����R • , �y -�+ . .. � �,� �.. f'i' ' �� y � � � T`; i ,, �'r): � � ' ��.�� }� :a` ` � ., s„ .i� � � ��f' ,j ,i _ . '�5.'1 _,,,,..' t • r,��.�* �, t���``�:; p�`. c e ; ���; � +�@�.r���g �r. ,,... � ¢'l. . F� �� �.s 1!'�'.'�� z_'`y� f�'�. '�li "'_„'"+���.5 +AY'`fi. �.�,s�' ,�. � i . . V�•...� � �F��++�°'�e'�,,.�'�"^''��,j�i� i �- �� '� ��=' y� .` .'�'t�Y. . r � s 5 t1 sn "C�w. �� 'i+ 11�.^'L��` -.• _ ��'.,;�s,t""� ��,�_ �4 �` -!,�• , a� °-�.�' 1' � �.� ` - ;':�°a � ,� , � _ �=��� � : �''� � �{r;� • .,� ��.=,. " � w"`. ,\ � '� 4 � ,: p a.' � Y �,�4 � « �� if �..�. . .��� ��3`� •.� � . r� `�� v � �'..�'�. �r'x�.•� �M '�':y, ��� :_ . : �_ �,�- s' . .., . ._ ,�� �, � - i.nk. _ _,..:�.._��.._-� � _..-� . � .�.,�, ..� � *.,.;*-�` '`�'.. ,�.�=:�-�� �. ,� -- •"�y� � � w � � �� ��-� , a.+� �M..�f"�. ; �h.7.k� . �` �F. ' � .fiA , �" � x..� f 1 yF�y ;z+ �� .J3(�� ' ', ! s .'�"�' "�' �'C�•_ ... . �... - -�.',,_�..---�"'y� -. �. .. ;,� - , u4e .�T � -� 'y F � ��� .�, � � ,w. R— �j `�."1�'. `r~�►��� • "+� ._� ��o' :���e ��.f+ ' � �`�� � .. � rtp, �'? .s�-. � �� • y'_- � i . � � . �2 ~ .r�,r� • ' g�'.�'�n� <- . , y,�� �j ��y,' � # � y :� --� �. 4 �„� _ •�.��� �.� � , ?Q4 � ��� � -;,�'� �, `�• � - -- ! � '• ' .: ' � • ; .�. � - ' "' . � � ��_� '1 i �♦ • � �tf �r► ,_ , .+• lf. � �>„_.�i.- �._: . . it .�,.. .�.» :I• � `�' a ' s. ^ � �'' / ��♦ /�''f� � a ,^�� ' � E . �� � 'w'�a'a•�,�'. . ' a � ' .�.�,. " � i � 1 �av.,�k t� *.�;:a�,A',`' �. . ' - �, ` ..� � . 4`; - V � , i. `' � 1, � � r� _ `��'" .�r . . .. �o � i .f. � t .�w- •,"'b� :,. Y '• •�. , - �'?t .. ;j. . ,f1�'��`1 '�. . �, r ,.4 �,,;_� �y,¢ ' ��� �.'w..-��_,.�,[ f_�-..'..'..A:'.� F i �' ,``: ` i: .t � S i `� R �9 i �. �i �` l_ j � '�' "�` a � � � � � �C: ... ��. . .�� .�µ. A'�.��: �a --s�r-�-^*�t-=--�-'= � � .�: �.��.�.�>� •.. .'� _ - �,' �� �y o � . '� .�� •'O� � ,�� � , : , �, y •y , y. .s. .�;.� • �� .'�.� �'�. .-_ '.. _'\.��`r,+y ' . . 5 3 #S ' �� A . ' ' 7'4 � `t*M � - `� < ' . . " ' � ��,�1.�.+v 't� i � -• . 't � "� �.�� ... ��A.. ` � • � � ''C.r� � • �• - ' � "R.�,'�w.... 4 ... ^`6��p,� . . `��+.s � ��+ -� .. J ' ' �. t,� .t..._.� � � � • '�P �� .s � � �� � '� '�"i7'+.'��M''rx"_crh--�� � . , _. ' - 'i�-..� �ay�, , t' ''�`t`� ti . +`�i �; � ' " � ` �� {c�a.�,'r-� I� 7..f,!� �\\. ' � ��q. ' _' �Y w :.r�_ `�Y� t .i4�: ���� �l a rf�� �� '� �� � � . �'e�' / � .t�' r, ' .iy;+. �.- ;s��Y •�; ;_.J-- y, ,.�.>. � ��, �a �,'_ �.��M, ,� ,. x- � +, . _ .�` �� . /� `" . �4 ,-+f �) .'...« •� '� � :'S ��,�, ; � �_ � t .•` � �'�+c�� �.��;''! �' J �- � '^ + • .�� '�:, � � �� ��.-� • ! '�! t • �, � ,,,r �' s�Y .._. r y �1 `� � tiy► �'s-Q _ `�a �• c:.,�. ,�� �4 Y'J 'r� .��� k��l� � %/� �- i� !�. '� ��C ...�._ . � `'� .� �" t � �� `` ' ' ''• `�' y, � • �� `�a,�' �i �r Ja ,,,, l:�...:�'r;+�. - ..�;�.--._ �_.-� =' �`� .,,,4�'.. * . �y �., •�— � � _,.�� . ,�.. �r i , .,,;. � %,,: h +�{i-� � . .: ' . , 1 � i � }� � <� � � � '?j,��f a t` w � .� ;��{ a ,. �k � ! � * 1Y . � ' 'y �`�' , `' - � _ �1 .� R..,• . � , �, , ,� , , � ; . . _.�, ;,.�....�,,�r�.�' . . `.,�; .i i � .. . ���� a ..: i �.l{, , � .. . ,_ . . "- � ��`ti . _ ��"�-•��l"k��Y��� ��`< � • .�F. �.�',MV�� ''� _ �. �� , �, St�r,bbs �'a� , . _, � � ,:��''I�, .�y.�9 ; ; : . �:�- , , � �q 'K y , Y �. .� s p� :S-�� .� _ � . ��. a, �' ' _ .���. �: � ;�-� �' ~ ��} '�' �:•'' ,.,,,,,: � � _ . ` � {; � ::'� Q Apprax�mefie Parcel Boundary . . .��- 'i �� 1a �'�� 7 .#. ' - Ti 18N R23 W S32 pverview Figure 1 Overlaid o�n Topographic Map 2014-040 ��rSVOBC7DA a s�s �,7so �,soo 385o watertown�td � E�logical Resource� Feet OToflO,MinlleSUtB M - 'k '* �s.— _.�,-_ ... �r—„.e? ..-... - --- -,,� =aa'"a`�. - �� ~ 9�.;r � �. ,� ��.."'4�'°�y.� K �-���:���. .� ,i � �" '`� `�� ��,_'�Lra. "" .-`� �, � "t,, f ��� � _ �� .�* ��� '`�,�'��.���",�e�),�.. f"�,�,�. 'f�.,'` t��� �s�"` ,� M`�� ,..� +� .,:., - w�t '+. '�`� � � "� . `�1' �.`�.'s , � �� �� h . . � � IV � .�' . . ��.,,, _ � .. f' � . �� , • � 't �. '�`* ,� `"TM " � _.,•.�a ��- - �4` rR,. 'S��,�'. �` , ,�, � _,��_ '' ,°�,�,.� � � `� � " ,�.- . ._'` St.�'�. +�"'_ ..,", �,.�. "�M#'a . � ti . '�• i ;� _ � 4 '' "� �''�� „� "'�,,�-, �,.*.,� *' � �� � ' ,� : .. �:x. 7 ... _.� a � .�,� , � l � - - •,,�, < ,�� .-,.. `.� T, �' ,;.,�._ . �,�� '� i � � � R� � �� � .. � �. ..;` � T, � t. � 'tt �... �, ::� ��y{'� R � � ' �� . +p�,. 'a"' � m .�" -.+lOj _� . �. 7��� • �_ ,. `t . jk� � s.. � .�.st +e����`N���',q�� i. ��� E:. I��r ������ �R�� -.✓<����� ���M`�R • -�\/� y . y�c. � aw-� � .'°'a ' . , ;� .,r;;i� '�' +'..: � ,/�F+" t '4 . �t �'' ,a . ,� " ,p� � .<it�'ra.�� _ _ ..���^,1 �`'��K.�� ,�ii .��a . _ , ; rr- � ,; �,_a , , �4"a � . y fr�� ��. ,,r��'�'�`ti.. y�. �.. �., F ���� - ,�• �� �M4�, � r e�.: _ ,..� �"'Wte.::�, ��.��� . �. ' �r,y� � . �.1`� 7 �-r y rV�,,.y v°' � �-•�,�,. �e�:�&,�';s�..� �. .,• 1e.• , � 4��� � 4~ � � `3'�,�" � ,�y.'�a � � � 3,q�. �, .«��a��`y �3`'�'�.,,� �a��'are,� ,'4y�' ' � �p� "*' ��` � ' � +t - �'%� �-� �,����^ w.��,�'',y�"'���� aLy.��i,,�..; �, yW '�t" �# � �, y.� � ✓� ��' � '4�.`+: .� " d.J r� ,��^w� �'�. �-�" "��, r. "' +t C- t ' \�' 1. �`"T '. '^��� r �,: ' '- y.. y,i ; _ �, ` "�,t` �\*�y,1� � °J� `J.f'` ,, i �^��^ at ?�'� ,< x� ,�,.. .+w;� '�4'a''y`�,� YjiJ � a �y�� � � ':���.� . ',?� ,� 4�'��.,1�. w��. 4 r; .3 � �, �.«� �.. � .'41y!�. `,� "�y, 'wp.,..� w, F ,. � �. �M.. �4� I 4��''��•�I '�' � 'i e ��iV..,. ly, i ' �� ,� ,� ,� I . �' ",�, '� ti�,.: ��' : .�4 .i��;.-,- '�.y a.��� � ^s 4 , 1 4 L` ,, � 'l � , � � _ „ 1�a - .,. R ��C .:.—., �.,'1 .` `*, .�.y� -�, ,� ��.'"� }... �S. j � € �, � : r , ,. 4 � "" ` �} h �r�'� ' '�� `31y� � , � � �� � �'` � h �'��IYR'�+'�"��`T � .� 4` i ���� 8��y � �,�t -��� ���� M y ���a �� .��T� �. � + m�� l �F ,�� �iM.�� ;� X. �� 1Y � �` .'r�.� , _ , , a.� , � ,,. � . � . � �� �� ,'` � , � , ,, . � a , • �� a,�.�- . �.a . . . . : ; • w 4 � ,� _ _ a . � � _ .. xy, v;'. ,� y�� *' r�� ,�. « r r � � 1 VM •y, /',�� � ,C .d.. _� R ��4. � , � ., w�I.. � �A i " � � �'�� ��y�� '���� � „� ` � �� `����y� �:P �i � �n; �������r �� � , - - - ,����' . - ., C '� .�"� �b�:� �`�`• . �,;w,,,,�,,,, �� � .,,V "K�"' p..� . . ,. . _ . .. ,,, �. �� ... �. ,. .. + �. �4 '� T' �..3<...�-, - ,� �..:.,�*r�' , s..�" „ .. r/` �' E'",�Y M, .H. ��.. �' p '6- 4i��� � � - 4 � �"e ii= 4.� �-�F• � Q.y. . � � � `.rF�`�"�.�.� . + �� � . �_��� � �4�.`��,� '" .8.�� r . , . jR „ � a'. � _:.:: �' �,,:r` -«. . �� � e i ..�.A! _' �o'��, Type 2 Wetland - Wet Meadow Y , Type 4 Wetland - Deep Marsh � s ���y,), �. A ',�' � ak.�.'�. ^ � V ���p��. .,�' ..�.� r ;� '��. �. rr'"�' "� Wetland Boundary }��� 2 �,, ,�x a.� �. ` A �� � Sample Pofnt ,,�,,,��..,_; ,�,�. ., �'�'�� ,,�� �` • Silt Fence � „ ,� te "�` �`� ��y��`� �„�'''" *� , ' � ApProximate Parcel Boundary s�a 4� �h?���{', ' "� _, � . _ �` �°�r LiDAR 2ft contours{2011) - .� ' �-' xt'"r" p. �o-� . � <, y� �� '�,F ��,,� � .�. �`� ,��,4. � . �. � m . ` � `!�' , �� , g � �.i C}�5..__� l• � .. '��f��.a•'nA ,+w vb .. �'1 �.. R. .:. . 111tS1V K1.i�h' J.�l vyetland Bounda� Figure 5a Overlaid on 2014 Aerial Photograph i . „.. . _ � . . . . . ,.,. . _ ,. . . . .. 7[114-�4(1 , ' ,� , PC Exhibit I 3 850 Watertown Road �rono, MN Stormwater Management Calculations l�s�is ��w_ � :� ���� ? �� �.,..� _"1 xZ i ��� t' (' .��`�„ r 1+��� � �r��`:�-��N a-„�� �ar SUfVDE ENGINEERING,PLLC. 10830 Nesbitt Avranue South 8loomington,MN 55437-3100 Phone:{952)881-3344 Fax:(952)861-1913 r �� � 3850 Watertown Road 1/6/15 Orono MN MWT Drainaqe Area Total Area to Low Area = 895,990 sf Impervious = 76,065 sf Gravel = 19,840 sf Pasture/grass land = 580,fi35 sf Wooded Area = 87,908 sf Grass Area Soil Type C = 131,542 sf See attached Drainage Area Map for More Details. Drainage area information obtained from Hennepin County 2011 LiDar data and aeria! photography. Existinq Conditions Existing Low Area Elevation Head Area (sq.ft.) Area (acres} Delta V(acre-feet) Volume(acre-feet) 995.8 0 4306 0.0989 0.0000 4.0217 996 0.2 5158 0.1184 0.0217 0.7752 998 2.2 32539 0.7470 0.7969 2.8435 1000 4.2 97056 2.2281 3.6404 5.3295 1002 6.2 136204 3.1268 8.9700 7.7077 1004 8.2 201680 4.6299 16.6777 *See attached Existing Conditions Map for More Detaiis. Existi.ng Conditions based on plan pravided by Gronberg and Associates dated 12-10-14. Stormwater Management Calculations 4 � �' 1 3850 Watertown Road l/6/15 Qrono MI�1 My� Proposed Conditions Proposed Low Area Elevation Head Area(sq.ft.} Area(acres) Defta V(acre-feet) Volume(acre-feet) 995.8 0 4306 0.0989 Q,pppp 0.0217 996 0.2 5158 0.1184 0.0217 0.7533 998 2.2 31348 0.7197 0.7750 2.5273 1000 4,Z 82828 1.9015 3.3023 4.544b 1002 6,2 116069 2.6646 7,g46g 5.4480 1004 8.2 121263 2.7838 13.2949 *See attached Proposed Conditions Map for more details. Proposed Conditions based on proposed grading plan prepared by Gronberg and Associates dated 11-3-14. HvdroCAD Results The low area on the 3850 Watertown Road property was modefed in HydraCAD to de#ermine both the high water level (HWL) and peak dfscharge rates in the existing and proposed conditions. The low area has been modeled in both the existing conditions with and without the original draintile. Invert, size, and location of the original draintile was not availabfe for the modeling process. The original draintile has been assumed to be capable of draining 1/8" of water per 24 hour period (Q.005 in/hr). The proposed conditions have been modeled without a draintile ou�et and with the 6" draintile that was installed to replace the existing draintile line. Both the existing and proposed conditions have an assumed starting elevation of 995.95, the elevation of the installed 6" draintile line. The low area emergency overflow(EOF) is located along Watertown Road and discharges to the south. The assumed EOF is at elevat�on 1003.0.Assumed elevation is from 2011 Hennepin County Lidar information. Existing Conditions Low Area with Draintile Outlet Assumed Oufiflow Rate of 0.005 inmr 10-YR HWL = 999.49 100-YR HWL = 100'E.24 10-YR Discharge = 0.00 cFs 100-YR Discharge =0.00 cFs Low Area without Drainfile Outlet 10-YR HWL = 999.49 Stormwater Management Calculations r � � 3850 Watertown Road 1/6/15 Orono MN MWT 100-YR HWL = 1001.24 10-YR Discharge = O.UO cfs 100-YR Discharge = 0.00 cFs Proposed Conditions Low Area w+th Drainti{e Outlet at elevation 995.95 and Proposed Grading Modiflcations 10-YR HWL = 999.08 100-YR HWL = 1001.12 10-YR Discharge = 0.85 cfs 100-YR Discharge = 1.01 cFs Low Area without Draintile Outlet but with Proposed Grading Modifications 14-YR HW L = 999.63 100-YR HWL = 1001.59 10-YR Discharge = 0.00 cFs 100-YR Discharge = Q.00 cfs Low Area HWL Existing Proposed without Outlst Conditions Conditions 10-YR 959.49 999.fi3 100-YR 1001.24 10Q1.59 Low Area HWL Existing Proposed with �utlet Conditions Conditions 1 Q-YR 999.49 9g9•08 100-YR 1001.24 1001.12 Low Area Existing Proposed Discharge without Conditions Conditions Outlet 10-YR 0.00 cfis 0.00 cfs 100-YR �.00 c�s 0.00 cfs Low Area Existing Proposed Discharge with Conditions Conditions Outlet 10-YR O.00cFs 0.85 cfs 1 d0-YR 0.00 cfs 1.01 cfs *See attac�ed HydroCAD results for more details Stormwater Managernent Calculations 'C�UP " " " � • . �, •�. ' � ti-^��,(. (/Illf���(�� „ 1 � r� r'�'\\\\ 1 \ , � . . 4p , p • ��._ .. f:.. ...�. i^ � .. . ....._:.. _...... � . � ... -, �` . ,. J �� t 0 .�� '+r� { _ � _ ' a. 6f �I.�T . . - � ��' e�j .^� :.`. ��.'��� �� � + � 4 v� � z � a �, , "��• ��= r,. 0 01�. r ,.._ ',�z=• � � � � �� �. �. i �� '{,� �� � �+ � � � I � �,� , , '��� �r,�� � .�._ _�;'� '� � Q ��� .t• : � �, - �� I� � ��s' _ . + t O t .��' 1 ' ''� � ;;°�G �f��11.�3� ris�i����ri� �`��� � ��. t ,�,�, � W . � � ; ,' �--- _ � ;,� .$'��j���1w-���f����������(�f�#�` � j � •r' � � "#r� f�"�r , , ��,� .._. � � � . t ..�.. •. Jj(A r�. .�- x , � r.:,������' � LL� �: �°''"`� ' � _ � Q � ^ , �._. �//// �� � � _ �� z // y � � V Y� �.'� �f .�-�s�' • _ �_ �� : � � � A� ��' �.,r ' �`� �' � � ' �,} '.�`iw ,,,.;{ `�} ���"��� +p �' �r � � .� . , �: ,� �z �p ._. �,s � ) z N t, . ,yn. � 1 �'+ �^s��'�'.._ � �� , r � � , ;7L qv . . . ., x- _ � � � � s �,. � v •I, /� � ,y�.' x�ll�` � ' d ��t�� � � fT���� � � / �+ r �'�^" � �f �'. -,Y�f, ' . P�r'G�1!'t1 � 'd� .�. Y'! Y � z i ���" , ��� t � � i�i�il�l'i� � � � �:�'�� .#`�� - � � s._ ,� a ru � '� 'I I � �±� � r' � ,y � ^ "�, :.,�,. � -_ar , �` ,k � �� �� J , �"�„ �.a�.:. +� �' —`` e�:; f ,�.Yi . � `".a�,� "_�� �� Y>:. E + ti 2 '�=+"�� ��y�--�����" � .. � e �'�_ � �tti �,� C ; ,N� �` + �'VT� Z�' ��� y, y� ,�.. •r,�,. 4 '.s �+,$�*., r t�� �.1�r'sy'rd�.'� _ .. . .� , ��7r' ':s ��'�,. y�, -t � i�', ; �c� .:�* � �,°rww.,:t�y, ..'�;a� x '�`�'t-y�'. � M , � � � �4 � t � '� � W � y . y � •�i ��dk' � . ��{� � .. A w .� , ,� ''�'�c,�;�=;.-��'•'�� gT �'g+��k' L � c.+ �I�y� } y�� � �° ",§r � - _�• p� ,�ft o i i� �4� .y �x f.�� *; �y f::�, �,� _ �w��;�tYC��{ 4" .,`.;.� . �*..�I u�i �i� �'�t� ������ �, �� � AI�: r � �� ��S t� � �� ;���9� - �� �e n -� _� �r .�"�.. � y� � Z � 6g2�� ' �n � � �� I O=i � h �; i�l�.r � � r ��� . :: � .;���.� �-x �`� $� �, .�:�ry � r� ��, _ ��� �� -��� � � � �o � � � .��.r.-M.. �„��-�.��., ���,�.,�,.��, ItfW YlOY31N11�'NOIOMl10�� OCiiL11Q/UV01f SNOMV11�U10�3M001� sa�ui�ua�u�io avu-rnswo� s � oiiallo � a _ so � o� d ab'0�{ NMO1N �Lb'M fl � g � j �.�i:�;��-, ��pu+r�� �- - _, � _ -� � � � i33� �lNI 3��,VJS OOl OS 0 OS 4�� � L�`���� 0 � � .�ti ��� Li 1 � L'6 � .r w.ww � t ��£ ' ZL M l� .88 N � � �r�.r � \ N 0 0 � ��� . � m �� \ �r � ���� %w.v�-irUSe+ 31orH3131 ifaciYilWl1 [4f99 YlW31f�1�71AlaNnovtB 0[[iLnY!olatl 33d70fYFN QIO 143M�6► sNo �_ a �o� � NIlSlX� s����`�� ado � �nnol ��ldn� o5g� �:�y:��:.�-; ������,, ,_____ , �� �=� 9 � 133j NI 3"Y�S GO L OSi 0 QS � ��. � ��a� � � � � 7,'6 at � � � � g'LC � � � ' L6M� Z e68N oww� 3,1NiYB 371 86 + � fA ��� g . ai � � m A f � ( � i � � � 5S 12S 1P 2P Existing no Draintiie Existing with Draintile . 'r- " 1 '1 S ,��S . � gp 4P Proposed without Proposed with Draintile Draintile Subcat Reach � Link Routing Dlagram for 3850 Watertown Road a Prepared by Sunde Engineering,PLLC., Printed 1/6/2096 HydroCADO 10.00 sln 02350 �2013 HydroCAD Soitware Solu6ons LLC 3�o watertoHm Road 3850 Watertown Road Prepared by Sunde Engineering, PLLC. Prirrted 1/6/2015 H droCAD010.00 s/n 02350 0 2d13 H droCAD Software Solutions LLC p Area Listing (all nodes) Area CN Descriptlon {acres) (subcatchment-numbers) 12.079 79 50-75% Grass cover, Falr, HSG C (5S, 10S, 11 S, 12S) 1.822 85 Gravel rosds, HSG B (5S, 10S, 91 S, 12S} 6.985 98 Impervlous {5S, 105, 11 S, 12S) 53.318 69 Pasture/grassland/range, Fair, HSG B (5S, 105, 11 S, 12S) 8.072 60 Woods, Fair,HSG B (5S, 10S, 11 S, 12S) 82.27B 72 TOTAL AREA 3850 Watertown Road 3850 Watertown Road Type I124-hr 90-YR RainfaN=4.25" Prepared by Sunde Engineering, PLLC. Printed 1/6/2015 HvdroCAD�10 DO s/n 02350 �2013 HydroCAD Software Solutions LLC _ _�� Summary for Subcatchment 5S: Runoff = 36.33 cfs � 12.14 hrs, Volume= 2.807 af, Depth= 1.64" Runoff by SCS TR-20 method, UH=SCS,Weighted-CN,Time Span=0.00-72.00 hrs,dt=0.05 hrs Type II 24hr 10-YR Rainfal1=4.25" Area (sfl CN Description * 76,065 98 Impervious 19,840 85 Gravel roads, HSG B 580,635 69 Pasture/grassland/range, Fair, HSG B 87,908 60 Woads, Fair, HSG B 131,542 79 50-75°�6 Grass cover, Fair, HSG C_ _ ___ 895,990 72 Weighted Average 819,925 91.51% Pervlous A�eB 76,U65 8.�49% lmpervious Area Tc Length Slape Velocity Capacity DescnpUon (min} {feet) (fUft) lft/sec) (cfs) 2Q.p Direct Entry,Assumed Summary for Subcatchment 10S: Runoff - 36.33 cfs @ 12.14 hrs, Volume= 2.807 af, Depth= 1.64" Runoff by SCS TR-20 method, UH=SCS,Weighted-CN, Time Span= 0.00-72.00 hrs,dt= 0.05 hrs Type II 24-hr 10-YR Rainfa11=4.25" Area (s� CN Descriptian * 76,065 98 Impervious 19,840 85 Gravel roads, HSG B 580,635 69 Pastur�e/grassland/range, Fair, HSG B 87,908 60 Woods, Fair, HSG B 131 542 79 50-75% Grass cover, Fair, HSG C _ � 895,990 72 Weighted Average 819,925 91.51% Pervious Area 76,065 8.49% Impervious Area Tc Length Slope Velocity Capacity Description min feet ft1Ft ft/sec cfs 2p,0 Direct Entry,Assumed Summary for Subcatchment 115: Runoff = 36.33 cFs � 12.14 hrs, Volume= 2.807 af, Depth= 1.54" Runofi by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span=0.00-72.00 hrs, dt= 0.05 hrs Type I I 24-hr '{0-YR Rair�fall=4.25" 3850 Watertown Road 3850 Watertown Road Type I124-hr 10-YR Rsinfal1=4.25" Prepared by Sunde Engineering, PLLC. Printed 1/6/2015 H roCAD�10.00 s/n 02350 �2013 HydroCAD Software Solutions LLC Pa4e 4 Area s CN Descri tion * 76,065 98 Impervious 19,840 85 Gravel roads, HSG B 580,fi35 69 Pasture/grassiand/range, Fair, HSG B 87,908 60 Woods, Fair, HSG B 131,542 79 5U-75% Grass cover, Fair, HSG C 895,990 72 Weighted Average 819,925 91.51% Pervious Area 76,065 8.49% Impenrious Area Tc Length Slope Velocity Capacity Descrlptfon (min) (feet) tft/ft) {fUsec) (cfs) 2d.0 Direct Entry, Assumed �� ^ Summary for Subcatchment 12S: Runoff - 36.33 cfs @ 12.14 hrs, Volume= 2.807 af, Depth= 1.64" Runoff by SGS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-72.U0 hrs, dt= 0.05 hrs Type II 24-hr 10-YR Rainfall=4.25" Area s C N Dsscn �on " 7fi,065 98 Impervious 19,&40 85 Gravei roads, HSG B 580,635 69 Pasture/grassland/range, Fair, HSG B 87,908 60 Woods, Fair, HSG B 13�,542 79 50-75% Grass cover, Fair, HSG C 895,990 72 Weighted Average " 819,925 91.51°� Pervious Area• 76,065 8.49°� Impenrious Area Tc Length Slope Velocity Capaci#y Description (min) _ (feet) (ft/ft) (ft/sec) (cfs) 20.0 Dlrect Entry�Assumed � Summary for Pond '!P: Existing no Draintile Inflow Anea = 20.569 ac, 8.49°� Irnpervious, Inftaw Depth= 1.64" for 10-YR svent Ir�flow = 36.33 cfs @ 92.14 hrs, Volurne= 2.$07 af Oukflow = 0.00 cfs @ 0.00 hrs, Volume= 0.000 af, Atten= 100%, [.ag= 0.0 min Prlmary = O.OQ cfs Q 0.00 hrs, Volume= 0.000 af Routing by Stor-Ind method, Time Span=0.00-72.00 hrs, dt� 0.05 hrs Starting Elsv=995.95' Surf.Area= 4,920 sf Storage=692 cf Peak Efev= 995.49' �25.15 hrs Surf.Area=80,637 sf Storage= 122,981 cf (122,289 cf abo�e staR} Plug-Flow detention time= (not calculated: initlal storage exceeds outFlow) Center-af-Mass det. time= (not calculated: no outflow) � �� � 3850 Watertown Road 3850 Watertown Road Type 112�4-hr 90-YR Rainfal1=4.25" Prepared by Sunde Engineering, PLLC. Printed 1/6/2015 HydroCAD�10.00 s/n 02350 B 2013 HvdroCAD Software Solutions LLC Paae 5 Volume Invert Avail.Stora9e Storaqe Description #1 995.80' 739,346 cf Custom Stage Data(Prismatic�isted below (Recalc) Elevation Surf.Area Inc.Store Cum.Store (feet) (sq-ft) (cubic feet) {cubio-feet) 995.80 4,306 0 0 996.00 5,125 943 943 998.00 32,539 37,664 38,6Q7 1,000.00 97,056 129,595 168,202 1,002.00 136,204 233,26U 4Q1,462 1,004.00 201,680 337,884 739,346 Device Routin Invert Outlet Devices #1 Primary 1,003.00' 150.0' long x 3.0' breadth EOF-Over Watertown Road Hesd (feet) 0.20 0.40 0.60 0.80 1.00 1.20 1,40 1.6Q 1.80 2.00 2.50 3.00 3.50 4.00 4.50 Coef. (English) 2.44 2.58 2.68 2.67 2.65 2.64 2.64 2.fi8 2.68 2.72 2.89 2.92 2.97 3.07 3.32 Qrimary OutFlow Max=0.00 cfs @ 0.00 hrs HW=995.95' {Free Discharge) L1GEOF-Over Watertown Road{ Controls 0.00 cfs} Summary for Pond 2P: Existing with Draintile Inflow Area = 20.569 ac, 8.49�o Impervious, Inflow Depth = 1.64" for 10-YR event Inflow = 36.33 cfs Q 12.14 hrs, Volume= 2.807 af putflow = 0.01 cfs aQ 24.77 hrs, Volume= 0.045 af, Atten= 100%, Lag= 758.0 min Dlscarded = 0.01 cfs cQ 24.77 hrs, Volume= 0.045 af Primary = 0.00 cfs (a� 0.00 hrs, Voiume= 0.000 af Routing by Stor-Ind method,Time Span=0.00-72.00 hrs, dt= G.US hrs Starting Elev= 995.95' SurF.Area=4,920 sf Storage=692 cf Peak Elev=999.49' Q 24.77 hrs Surf.Area=80,474 sf Storage= 122,575 cf (121,883 cf above start) Plug-Flow detention tim� 2,497.6 min ca�ulated far 0.030 af(196 of inflaw) Center-of-Mass det. time= 1,673.4 min( 2,53�4.2-860.9 ) Volume Invert Avail.Storaqe Storage Description #1 995.80' 739,346 cf Custom Stage Data(P�ismatic)Listed below (Recalc) Elevatlon Surf.Area 1nc.Store Cum.Store (feet) (sq-ft) (cubic-feet) (cubic-feet) 995.80 4,306 0 0 996.00 5,125 943 943 998.00 32,539 37,664 38,607 1,000.40 97,056 129,595 'f 68,202 1,002.00 136,204 233,260 409,462 1,004.00 201,680 337,884 739,346 3854 Watertown Road 3850 Watertown Road Type 1124hr 10-YR Rainfall=4.25" Prepared by Sunde Engineering, PLLC. Prfnted 1/fi/2015 H droCAD�10.00 s/n 02350 8 2013 H droCAD Soflware Solutlons LLC Paae 6 Device Routinq fnvert Outiet Devices #1 Primary 1,003.00' 150.Q' long x 3.0' breadth EOF•Over Watertown Road Head(feet) 0.20 0.40 0.80 0.80 1.00 1.20 1.40 1.60 1.80 2.00 2.50 3.00 3.50 4.00 4.50 Coef. (English) 2.44 2.58 2.68 2.fi7 2.85 2.64 2.64 2.88 2.68 2.72 2.81 2.82 2.97 3.07 3.32 #2 Discarcled 995.80' 0.005 Inlhr E�Itretion over 3urface area Discarded OutFlow Max=0.01 cfs @ 24.77 hrs HW=999.49' (Free Discharge) L2=Exflltrat�on {E��tration Corrtrofs OA1 cfs) Qrlmary OutFlow Max=0.00 cfs Q 0.00 hrs HW=995.95' (Free Discharge} L1=EOF -Over Watertown Road(Controls 0.00 cfs) Summary for Pond 4P: Proposed with Draintile fnflow Area = 20.569 ac, 8.49% Impervious, Inflow Depth = 1.64" far 14-YR event Inflow = 36.33 cFs � 12.14 hrs, Voiume= 2.807 af Outflow = 0.85 cfs @ 20.p2 hrs, Volume= 2.804 af, Atten=9896, Lag= 472.8 min Primary = 0.85 cFs � 20.02 hrs, Volume= 2.804 af Routing by Stor-Ind method,Time Span=O.OU-72.00 hrs, dt=0.45 hrs Starting Eiev= 995.95' Surf.Area=4,920 sf Storage=692 cf Peak Elev= 999.08' @ 20.02 hrs Surf.Area= 59,966 sf Storage= 86,326 cf (85,834 cf above start} Plug-Fbw detention time= 4,907.4 min calculated for 2.788 af(9996 of inflow) Center-of-Mass det. time= 1,095.6 min ( 1,956.5 -860.9 ) Voiume Invert Avail.Storape S#orac�e Description #9 995.80' S87,821 cf Custom Stage Data(Prtsmatic)Listed beiow(Recalc) Elevation Surf.Area Inc.Store Cum.Store (feet) (sq-ft} fcubic-feet) (cubic-feet) 995.80 4,306 0 0 896.OQ 5,125 943 943 998.00 31,348 36,473 37,416 1,000.00 82,828 114,176 151,592 1,002.U4 176,069 198,897 350,489 1,aoa.oa 121,263 237,332 5$7,821 Device Routinq )nvert Outlet Devices #1 Primary 995.95' 6.0" Round Culvert L=239.0' Ke= 0.500 Inlet/Outlet Invert= 995.95'/993.60' S= 0.0102 '/' Cc= Q.900 n=0.012, Flow Area= 0.20 sf #2 Primary 1,003.00' 150.0' long x 3.0' breadttt EOF-Over Watertown Road Head (feet) 0.20 0.40 0.60 0.80 'I.00 1.20 9.40 9.60 1.80 2.00 2.50 3.00 3.50 4.00 4.50 Coef. {English) 2.44 2.58 2.68 2.67 2.65 2.64 2.64 2.68 2.68 2.72 2.81 2.92 2.97 3.07 3.32 , �, � 3850 Watertown Road 3850 Watertown Road Type 1!24-hr 9aYR Rainf�l1=4.25" Prepared by Sunde Engineering, PLLC. Printed 1/6/2015 HydroCAD�10.00 s/n 02350 �2013 HvdroCAD Software Solutions LLC Pape 7 rimary OutFlow Max=0.85 cfs @ 20.02 hrs HW=999.08' (Free D+scharge) 1=Culvert (Barrei Coritrols 0.85 cfs Q 4.33 fps) 2�EOf-Over Watertown Road{Controls a.00 cfs) Summary for Pond 9P: Proposed without Draintile Inflow Area = 20.569 ac, 8.49% Impervious, Inflow Depth = 1.64" for 10-YR event Inflow = 36.33 cfs @ 12.14 hrs, Volume= 2.807 af Outflow = 0.00 cfs @ 0.00 hrs, Volume= 0.000 af, Atten= 100%, tag= 0.0 min Prirnary - O.UO cfs Q 0.00 hrs, Volume= 0.000 af Routing by Stor-Ind method, Time Span= 0.00-72.00 hrs, dt= 0.05 hrs Starting Elev= 995.95' Surf.Area=4,920 sf Storage=692 cf Peak Eiev=999.63' @ 25.15 hrs Surf.Area= 73,395 sf Storage= 122,966 cf (122,275 cf above start) Plug-Flow deterition time= (not calculated: initial storage exceeds outflow) Center-of-Mass det.fime= (not calculated: no outflow) Volume Invert Avail.Storaqe Storaqe Description #1 995.80' 587,821 cf Custom Stage Data (Prfsmetic)Listed below (Recalc) Elevation SurFArea Inc.Store Cum.Store (feet) {sq ft) (cubic feet) (cubic-feet) 995.80 4,306 0 0 996.00 5,125 943 943 998.00 31,348 36,473 37,418 1,000.00 82,828 114,176 151,592 1,002.00 116,069 198,897 350,489 1,OU4.00 921,2fi3 237,332 587,821 Devics Routinq Invert Outlet Devices #1 Primary 1,003.00' 150.0' long x 3.0' breadth Brflad-Crested Rectangular We9r Head (feet) 0.20 0.40 0.60 0.80 1.00 1.20 1.40 1.60 1.80 2.00 2.50 3.00 3.50 4.00 4.50 Coef. (English} 2.44 2.58 2.88 2.67 2.65 2.64 2.64 2.68 2.68 2.72 2.81 2.92 2.97 3.07 3.32 �rimary OutFlow Max=0.00 cfs Q 0.00 hrs HW=995.95' (Frse Discharge) =Broad-Crested Rec#angular Welr( Controls 0.00 cFs) 3850 Watertown Road 3850 Watertown Road Type 1124-hr 100-YR Rainfa11=7.27" Prepared by Sunde Engineering, PLLC. �rirrted 1/6/2075 HydroCADO 10.00 s/n 02350 02013 HvdroCAD Software Solutions LLC Page 8 Summary for Subcatchment 5S: Runoff = 92.31 cfs @ 12.13 hrs, Volume= 6.959 af, Depth= 4,06" Runoff by SC5 TR-2a method, UH=SCS, Weighted-CN, Time Span= 0.00-72.00 hrs, dt=0.05 hrs Type I1 24-hr 'E00-YR Rainfaf1=7.2T' Area s�f CN Description ' 76,065 98 Impervious 19,840 85 Gravel roads, HSG B 580,635 69 Pasture/grassland/range, Fair, HSG 8 87,808 64 Woods, Fair, HSG B 13'I,542 79 50-75% Grass cover, Fair, HSG C 895,990 72 Wefghted Average 819,925 91.51°� Pervious Area 76,d65 8.49% Impervious Area Tc Length Slope Velocity Capacity Description (min) �feet) (ft/ft) (ft/sec) (cfs} 20.0 Direct Entry� Assumed Summary for Subcatchment 10S: Runoff = 92.31 cfs � 12.13 hrs, Volume= 6.959 af, Depth= 4.06" Runoff by SCS TR-2fl method, UH=SCS, Weighted-CN, Tlme Span=O.aa72.00 hrs, dt=0.05 hrs Type II 24-hr 100-YR Rairrf2�11=7.2T' Area !sfl CN Description * 76,065 98 lmpervious 19,840 85 Gravel roads, HSG B 580,635 69 Pasturelgrassland/range, Fair, HSG B 87,908 60 Woods, Fair, HSG B 131,542 79 50-75% Grass cover, Fair, HSG C 895,990 72 Weighted Average 819,925 91.51% Pervious Area 76,065 8.49% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) {ft/ft) (ft/sec} (cfs) 20.0 Direct Entry, Assumed Summary for Subcatchment 11 S: Runoff = 92.31 cfs @ 12.13 hrs, Volume= 6.959 af, Depth= 4.06" Runoff by SCS TR-20 methocf, UH=SCS, Weighted-CN,Time Span= 0.00-72.00 hrs,dt=0.05 hrs Type I1 24-!ir 100-YR Rainfa11=7.27" 3850 Watertown Road 3850 Watertown Road Type 1124-hr 100-YR Rainfal1=7.27" Prepared by Sunde Engineering, PLLC. Printed 1/6/2015 HydroCAD�10.00 s/n 02350 �2013 HydroCAD Sofiware Solutions LLC Page 9 Area (sfl CN Description * 76,065 98 Impervious 19,840 85 Gravel roads, HSG B 580,635 69 Pasturelgrassland/range, Fair, HSG B 87,908 60 Woods, Fair, HSG B 131,542 79 50-75% Grass cover, Fair, HSG C 855,990 72 Weighted A�erage 819,925 91.51% Pervious Area 76,065 8.49°r6 impervlous Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft} {fUsec) (cfs) 20.0 Direct Entry,Assumed Summary for Subcatchment 12S: Runoff - 92.31 cfs Q 12.13 hrs, Volume= 6.959 af, Depth= 4.06' Runoff by SCS TR-20 method, UM=SCS, Weighted-CN, Time Span= 0.00-72.OQ hrs,dt= 0.05 hrs Type II 24hr 100-YR Rainfall=7.27" Area(sfl CN Dsscription * 76,065 98 Impervious 19,$40 85 Gravel roads, HSG B 580,635 68 Pasture/grassland/range, Fair, HSG B 87,908 60 Woods, Fair, HSG B 131,542 79 50-75% Grass cover, Fair, HSG C 895,990 72 Weighted Average 819,925 91.51°10 Pervious Area 76,065 8.49% {mpervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (fUft) (f�lsec) (cfs) 2Q.0 Dlrect Entry,Assurned Summary for Pond 1 P: Existing no Draintile {r�flow Area = 20.569 ac, 8.49�o Impervious, Ir�flow Depth = 4.06" for 100-YR event Ir�ffow = 92.31 cfs � 12.13 hrs, Volume= fi.959 af Outflow - 0.00 cfs (c� 0.00 hrs, Volume= 0.400 af, Atten= 100%, Lag= 0.0 min Primary = 0.00 cfs @ 0.00 hrs, Volume= 4.000 af Routing by Stor-Ind method,Time Span= 0.00-72.00 hrs, dt= 0.05 hrs Starting Elev= 995.95' Surf.Area=4,920 sf Storage=692 cf Peak Elev= 1,001.24' �25.15 hrs Surf.Area= 121,365 sf Storage= 303,832 cf (303,14a cf above start} Plug-Flow detention time= (not calculated: initial storage exceeds outFlow) Center-of-Mass det. time= (not calculated: no outflaw) , � . 3850 Watertown Road 3850 Watertown Road Type 1124-hr 90QYR Rainfa11=7.27" Prepared by Sunde Engineering, PLLC. Printed 1J6/2015 HydroCAD�10.00 s/n 02350 8 2013 HvdroCAD Software Solutions LLC p8�e 10 Volume lnvert Avail.Storaqe Storage Description #1 995.80' 739,34fi cf Custom Stage Data{Prismatic�isted below{Recalc) Efevatian Surf.Area Inc.Store Cum.Store (feet) (sq-ft) (cubic-feet) (cubic�eet) 995.84 4,306 0 0 996.00 5,125 943 943 998.00 32,539 37,664 38,607 1,000.00 97,056 129,595 168,202 1,002.Q0 136,204 233,260 401,462 1,OQ4.00 201,B80 337,884 739,346 Device Routinc� Invert Outlet Devices #1 Primary 1,003.00' 150.0' long x 3.0' breadth EOF - Over Watertawn Road Head(feet) 0.20 0.40 0.B0 0.80 1.00 1,20 1.40 1.60 1.80 2.00 2.50 3.00 3.50 4.00 4.54 Coef. (Engiish} 2.44 2.58 2.68 2.67 2.65 2.64 2.64 2.68 2.68 2.72 2.81 2.92 2.97 3.07 3.32 Primary OutFlow Ma�c-0.00 cfs Q 0.00 hrs HW=995.95' (Free Dlscharge) t-1aEOF -Over Watertown Road(Controls 0.00 cfs) Summary for Pond 2P: Exlsting with Draintile Inflow Area = 20.569 ac, 8.4996 impervious, Inflow Depth = 4.06" for 100-YR eveM Inflaw = 92.31 cfs @ 12.13 hrs, Volume= 6.959 af Outflow = 0.01 cfs Q 24.81 hrs, Volume= 0.069 af, Atten= 100°�, Lag=760.9 min Discarded = 0.01 cfs (c� 24.81 hrs, Volume= O.Q69 af Prlmary = 0.00 cfs Q 0.00 hrs, Volume= 0.000 af Routing by Stor-�nd method,Tlme Span=0.00-72.00 hrs, dr 0.05 hrs Starting Elev=995.95' SurF.Area= 4,920 sf Storage=692 cf Peak Elev= 1,001.24' @ 24.81 hrs Surf.Area= 121,261 sf S#.orage= 303,189 cf (3Q2,497 cf above start) Plug-Flow deterrtion time= 2,392.1 min calculated for 0.053 af(1% of inflow) Center-of-Mass det. time= 1,683.6 min (2,518.2 -834.6) Volume Invert Avail.Storaqe Storacle Descnption #1 995.80' 739,346 cf Custom Stage Data (Prismatic)Llsted below(Recalc) E(evation SurF.Area Inc.Store Cum.Store {feet) (sq-ft) (cubic feet} (cubic-feet) 995.80 4,306 d Q 996.00 5,125 943 943 998.00 32,539 37,664 38,607 1,000.00 97,056 129,595 168,202 1,002.00 136,204 233,260 401,462 1,004.00 201,680 337,$84 739,346 � 4 I 3850 Watertown Road 3850 Watertown Road Type 1l 24-hr 90Q-YR RalnfaU=7.27" Prepared by Sunde Engineering, PLLC. Printed 1/6/2015 HydroCAD�1Q00 s/n 02350 0 2013�droCAD Software Sofutions LLC Pa�e 11 Device Routinq Invert Outlet Devices #1 Primary 1,003.00' 130.0' long x 3.0' breadth EOF -Over Watertown Road Head (feet} 0.20 0.40 0.60 0.80 1.00 1.20 1.40 1.80 1.80 2.00 2.50 3.00 3.50 4.00 4.50 Coef. (English) 2.44 2.58 2.68 2.67 2.65 2.64 2.64 2.68 2.68 2.72 2.81 2.92 2.97 3.07 3.32 #2 Discarded 995.80' 0.005 Inlhr E�Itration over Surface area �scarded OutFlow Max=0.01 cfs � 24.81 hrs HW=1,001.24' (Free Discharge) 2=E�Itration (E�Itration Controls 0.01 cfs) Qrimary OutFlow Max=0.00 cfs � 0.00 hrs HW=995.95' (Free Discharge) z-1=EOF -Over Wstertown Road( Controls 0.00 cfs} Summary far Pond 4P: Proposed with Draintile Inflow Area = 20.569 ac, 8.49°�6 Impervio�.�s, lnfbw Depth = 4.06" for 10U-YR event Inflow = 92.31 cfs @ 12.13 hrs, Volume= 6.959 af Outflow = 1.01 cFs (t� 24.22 hrs, Volume= 4.835 af, Atten= 99%, Lag=725.6 min Primary = 1.01 cfs� 24.22 hrs, Volume= 4.835 af Routing by Stor-Ind method,Time Span=0.00-72.00 hrs, dt= 0.05 hrs Starting Elew 995.95' Surf.Area=4,920 sf Storage=692 cf Peak Elev= 1,001,12' � 24.22 hrs SurF.Area= 101,444 sf Storage=254,765 cf (254,073 cf above start) Plug-Flow deterrtion time= 1,708.0 min calculated for 4.815 af(69% of inflow) Center-of-Mass det.time= 1,599.6 min( 2,434.2-834.6 ) Volume Invert AvaIl.Storaqe Storaqe Description #1 995.$0' S87,821 cf Custom Stage Data (Prismatic)Listed beiow (Recalc) Elevation Surf.Area Inc.Store Cum.Store (fe�t) (sq-ft} (cubic feet) (cubi�f� 995.80 4,306 0 0 998.00 5,125 943 943 998.00 31,348 36,473 37,416 1,000.00 82,828 114,176 151,592 1,002.00 116,069 198,897 350,489 1,004.00 121,263 237,332 587,821 Device Rautinq Invert Outlet Devices #1 Primary 995.95' 6.0" Round Culvert L= 231.0' Ke= 0.500 )nlet/Outlet Invert= 995.95'/993.60' S=0.0102 '/' Cc= 0.900 n=0.012, Flow Area= 0.20 sf #2 Primary 1,003.00' 950.0' Iong x 3.0' breadth EOF-Over Watertown Road Head (feet) 0.20 0.40 0.60 0.80 i.00 1.20 1.40 1.60 1.80 2.00 2.50 3.00 3.50 4.p0 4.50 Coef. (English) 2.44 2.58 2.68 2.67 2.65 2.64 2.64 2.68 2.68 2.72 2.$1 2.92 2.97 3.07 3.32 + •' r 3850 Watertown Road 3850 Watertown Road Type 1124-hr 900-YR Rainfa11=7.27" Prepared by Sunde Engineerir�g, PLLC. Prir�ted 1/6/2015 HydroCAD�3 90.00 s/n 02350 �2013 HvdroCAD Software Solutions LLC Page 12 �nmary OutFiow Max=1.01 cfs @ 24.22 hrs HW=1,00'1.12' (Free Discharge) '1=Culvert (Barrel Controls 1.01 cfs @ 5.15 fps) �EOF-Over Watertown Road( Controls 0.00 cfs) Summary for Pond 9P: Proposed without Draintile Irrffow Area = 20.569 ac, 8.49% Impervious, Inflow Depth = 4.06" for 100-YR event Inflow - 92.31 cfs � 12.13 hrs, Volume= 6.959 af Outflow = 0.00 cfs � 0,00 hrs, Volume= 0.400 af, Atten= 100%, Lag=0.0 min Primary = 0.00 cFs @ 0.00 hrs, Volume= O.D00 af Routing by Stor-Ind method,Time Span= O.aa��.00 n�, dt= 0.05 hrs Starting Elev= 995.95' Surf.Area=4,920 sf Storage=692 cf Peak Elev= 1,001.59' �25.75 hrs Surf.Area= 109,184 sf Storage= 303,833 cf (303,141 cf above start) Plug-Flow detention time= (not ca�ulated: initial storage exceeds outflow) Cerrter-of-Mass det. time= {not calculated: no outflow) Volume Invert Avail.Storaqe Storage Description #1 995.80' 587,821 cf Custom Stage Data(Prismatic}Listed below(Recalc) Elevation SurF.Area Inc.Store Cum.Store feet s ft cubic-feet cubic feet 995.80 4,306 0 0 996.00 5,125 943 943 998,00 31,348 36,473 37,416 1,000.00 $2,828 114,176 151,592 1,d02.00 116,069 i 98,897 350,489 � 1,004.00 121,263 237,332 587,821 Device Routinq Invert Outlet Devices #1 Primary '[,003.00' 150.0' long x 3.0' breadth Broad-Crested Rectangular Weir Head (feet) 0.20 0.40 0.60 0.80 1.00 1.20 1,40 1.60 1.80 2.00 2.50 3.00 3.50 4.00 4.50 Coef. (English) 2.44 2.58 2.68 2.67 2.65 2.64 2.64 2.88 2.68 2.72 2.81 2.92 2.97 3.07 3.32 Qrimary OutFlow Max=0.00 cis �0.00 hrs HW=995.95' (Free Dlscharge) L1=Broad-Crested Rectangular Weir(Controls 0.00 cfs) V � � PC Exhibit J RUN DA7'E:I7JU5/E014 H�NN[i.PriY C(HINTY PRUPERTY INFOBMATtON SYS'I'&M(YROPERTY OWNERS Li� PAG£:A 38 32-118-23 23 0006 38 32-if8-73 3z 0[XIS WILiIAM B/LYNAE M L PE'[ERSON M ANDERSON&.K�AIdDFRSdN 42()ORCHARD PA12K RD 38.50 WA7ERTOWN RD WILLTAM BlLYNAE ki L PETERSON A�EARK ANDFRSON 420 ORCHAND PARK RD KRISTEN D ANDLRSON I.4NG LAKE MN 55356 3850 WA7'ER1'OWN RD MAP[B PLAih MN 55359 38 32-I 18-23 23 0009 38 32-1 l&23 33 9002 ROBLRT J&LARRAIt�E RODEN JAMES F SROOKS 41d1 ORCHARD PARR RD 3785'DVA'[ERTOWN RD ROBERT 7�I.ORRAINB F RODEN ]AMFS F BROOKS 4b0 ORCHARD PARK RD 3785 WA'[ERTOWN RpAD IANG LAKEMN 55356 MAPL.E PLAIN MN 55359 3B 32-I 18•23 24(X11 I 38 32-1 i8-23 33 0004 B A ADAMS&L M ADAMS T H KiNG&M W I�IMG 3745]ACOBS MII.L RD 3855 WA'fERTOWN RD BRADLEY ALl.F.N ADAMS TODD di MICiI&LLE KING LYNN MARIE ADAM5 3IIS5 WATERTOWN RD 3745 JACOBS MILL RD MMLE PLAW MN SS359 ORONO MN 55356 38 32•i(B•23 24 0012 38 32-I18-23 33 Q006 )ECFREY R 8c KARI A AMENT LOREN V H[1TiERF1ELD 3675 JACOBS MiLL RU 3925 WATGRTOWN RD JEFFREY R�KART A AMENI' LOR�'V BU3TERFfEi.DJCO LYNN 3675 JACOBS MiLL RD SWAI�SOW ORONO MN 33336 1A075 DARTMOUTH PATH ROSEMOUNT MN 55068 3R 32-I 15-23 24 0013 38 32-E 1 A-Z9 33 0010 KURT C SCHMID/CAROL M SCHMID BRIAN&1UDI7H BUITERP7ElD 3625 iACOBS MILL RD 38 ADDRFSS UrtASSiCiAIED KURT C SCHMIDJCAROL M SCHMID BRIAN&NDITH BUTTERFiELD l6Q GOI.DENV�R'DR 3935 WATERTOWN RB ORONO MN 35336 OROfJO MN 55359 3R 3Z-I 18-23 31 E1003 38 3b I 1 R-Z9 34 0013 K R KRtEGER�I L KR1EGbR DAVID M CHiJ'IE 355 STUBHS BAY RD N 3765 WATERTOWN RD FREDRICK R KRI£GER DAVIb M CHUSE 35S S7USBS BAY RD N' 37b5 R+ATFR?OV�N CtD 1,()NC;LAKE MN 55356 A4APLE PLAIN MN 55359 3ft 32-IIR-73 31 ODQS REV IS L S'TEI'liF�VSON Jlf 37G0 WA7ERTOWN RD REVIS L S7'Q�HENSON LlI I Si0 FOXRiDGE AD LANG LAKE MN SS356 3R 32-Ii8-23320001 C J HEDBERG&H H HEDBERG TR ,i9A0 WATERTOWN RD CHRIS7'OP[�FR R NE1DI HEDBERG 39�0 WATERTOWN RD MAPI�PLAIN MAI SS359 3R 32-118-23 32 0002 R.1 SCHMIDT dc R A SCHMIDT 34R0 WAIERTOWN RD AiCHARD dt R06ERTA SCHMIDT 3980 WA'fERT'ORTI RD MAPLE RAW MN 55359 3R 32�3�5-23 32 0004 BRlAN Qc]UDITH SU7�ERFIEL.D 3955 WA"fEkTOWN RD BftU1N&Jl7DITH Si1TF�,RF[F1ll 5976 CHL�7'M7'1'RU MOUND MN 55]64 • � � I CERTIF'Y THAT THE FACTS REPRFSEN"fED ARE AN ACCi1RATE AND TRUE REP'RFSENTATION OF INFQRMATION AS]T APPEARS H25 A ON THE RECOitD 7HE AI COIJNTY RESIDENT AND REAL ESTATE SERV[CES DEPARI'ivIENT, DA?'E: BY: Y �h� � . Hennepin County Locate & Notify Map �'CExhibitK Provided By: Resident and Real Estate Services Departrnent Date: 12/5I2014 1 i J�4r O ' . " ssM/����q O 32-118-23-23 32-11$-23- 4 ; - .._.. — - - - __� ' �. . , � ' ; a _., t ,'� �2^118-23-32 � ' - !32•11&23-�1 � I � . '� � i a r�� �� ��.--._.�_... ..........._«..,...��e,�.,,���._.._ ; ,3 - -23-32 32-118-23-�1 � �� ''� , ` �,, `��� . � � _ f,� � �{\ � -__ � ,. __ '\ -118=�?-.�? `�� - -118-23-34 - �� � , -�..�.. � 3 -11$-23-33 > 32-118-23-34 . Buffer Size: 350 feet o �20 240 4so ft Map Comments: � ' ' ' � ' ' ' � 385p WATERTOWN ROAD ORONO For more infortnation contact: MN 55359 He�nepin County GIS Division 300 fith Street South Minneapolis,MN 55487 gis.irrFo�hen nepin.u s � . c�� *�3 Melanie Curtis �� ✓ �� � � From: Mar An [marksworking@gmail.com] Sent: Monday, June 15, 2015 12:15 PM To: Melanie Curtis Cc: Dale Gustafson; Patrick B. Steinhoff; Mark; Frank Svoboda Subject: Re: #15-3716- PC Agenda and Staff Report Attachments: Trapped water area.jpg; Trapped Water pic 2.png; June 2013 Flooded Field due to drain tile failure.jpg; 2013 Flooded Hay field due to drain tile failure.jpg; 2014 Flooded Field due to drain tile failure.jpg; Barn foundation collapsing 2.jpg; Barn foundation collapsing.jpg Melanie, Over the weekend I had a chance to review your documents pertaining to the meeting tonight. There is an error I want to address regarding the statements made by the Hedbergs'engineer. The standing water to the north of the pond Steve Harris built is due to rain water/snow melt accumulating for the last 9 months after the stop work order. This area had the eroded topsoil recovered and placed on the hill which created a shallow depression. I was not allowed to connect this area with the pond area where the drain tile would allow it to drain. Attached are pictures from last fall and a current picture that shows this clearly. The standing water will drain again when we are allowed to complete the project. I also attached pictures showing the reason for the work. The failure of the drain tile caused significant flooding and crop damage the first two years we owned the property. Also, I attached pictures showing the barn foundation collapsing due to the erosion. I will provide photos to all parties interested. Thank you, Mark Mark Anderson I Captain Drake, LLC 601 Carlson Parkway, Suite 400 Minnetonka, MN 55305 PH: 952-484-2545 c FX: 952-745-7521 mark@captdrake.com www.chemsolusa.com www.northcentralco.com www.captdrake.com � IVlelanie Curtis From: Mac [dalegus@earthlink.net] Sent: Monday, June 15, 2015 3:23 PM To: Melanie Curtis Subject: pictures �� 'S P�� P{.. ��� # ����' r � � � `' �" �_ �a �t��1 � �„ r r� � � +'�� � f �L. � � . ,�^ao � v - �., k�. � �� (� #`'^fi��•H e � � rk�,� ti h.,�� y <-'4��r } r',.�..�-� - 7 f � ' 1F�� Y�3�� II �t ,,,, . ' ; , � . .>,... ,� � . ,..�. � �� , . ��._. _ :; �Y,�::... „�... ,� ,. ., d �.. �y, t,,.r .V 4d'�S"`,iy. y� ' ' _ �ri : �,,� �tr�n A. r .m.. . d'. t L t, .t• : yc� 4. «`�..1 '�� "rb °"# � _ , : ,t ', dM? �b ty- ..- t � ��� m • � ��7.� � � f � ' + � b�, •-�- 4 ��, 3 Y u „��tx „yib ��•w '�Sf� f:rx : �. .,y'� ��.a.,� �yati !4.P �„�y, p � � �fak..,a � �e=f...,a ���.'�,'�.�xy t ,�.. `'��`b► ,�:`'! "�1 .y ��A"�'rFr�ic.> ¢b 1'iI �. �! i �. v ! �,(�'J"�4 N . - � /�r �� +,� �r}c ^ y Y�' w��nr . 4 ...b' "�r,�✓ � - ,�„�s �, ,� � e u w tw.r> � a, ,^,�I.�y:v a� � . � �+ �,�q � �'��` � �t �'�+A '�' a H � �� � �.. �'�7'�� r'�'� h'. f r,► .�tw i� t �,- �� s �. �. ,� f^'u � w �m��'�,�t >, x� �r � +�'�.t�'S�^�,� 1 K.,� �f t � � � '� � �.- y{ tR..�r �r�� ++�' .e i `�ji �r P�,`'� .a^,y -#� �, ,� r �t`� ��,�j�"'w °�t.� ��i+ � r ,r»3+ v,.�'�'"`�'v [,/`� ��$bd:d"i;��1��5'' ���'"1�"'� ,� �i, .. .y�Yr�R[ ''�f Jt�yy�'��G +.s,�iE,}, .•,,�,��� t4"µ�hN.�>���(�'S��:/`�. !��m,�,��.�,�Y `iC'�S'� p[ •.�'t� �>^.� ;',y}yy ,4. 4Y.�4 V����� '�L_ .����1'�i�� �,/�����1 fi�!�oa"91�� W.�s ;yr,[ �� .r�& a„�'^� *,f r�•, 4 �W'x,.��. � t� � '�.r�i�.�'�''�m. �: v�v'.� �� +.��, . ,��,�j ,.m�C:r ��'.� �+t �s..?^i -L • d�. t�i s� � ,*�j *���rr .-�i. 1� .�# }` �_ �ir"��� >ra�`j���'�.`,.�,��w ',arY, "aA:,..,7� ��""'�^� �1"# + a�'-�7+"t`">K'�-�,,{L'�',''.�`�,ye? �#' j���'� �;. .a�, �.� n ���:C�. �,y t. �e�Y ���f !1- ��-� '� � -�. �a p+-.'or '"CZi`t y �` �. 4, ,a.,, �.h ' ,o.. �►',,,,tt �s..' sn t4j !'` 7n,� s "L� � .�� - Y, �"�{ ,M,„�,. .t y �'`�J��y r-�,�^,.,,y�,�...-, ,�Y. 1 ., � ,� �r,�e. a„,� -, .. �• 9� . f*. ^r «+!� '^p` : � e, rs.,rs �t � �� 9� i .� K. �. � �,,"t. ''�s'�e'�` r�, �` t� ��`a�'� ,, ��;r '''�l.»���,�,�t�� b ?�Z�a. ✓�� '� '�f��'F;�"� �t� �'�" ���.,'� �;��ri'�*��:"'���'q r ���l��k.r,4 ��r-�'���r.'� . � r�:�,..�� F:- .:.� yya.�" � ...- � % y �i�� '��`�'-��"�u'^"a:' ,�'c zajg,�g�`yAc,�r .�F .�a'f,tS2�f����� ��` *w�n�art=''F' K' � ` ` �'. ` �> #',�*� .,�. t.� b' �' .E� .�s � � �� �'`r" ��` X �. a b,�',� c '� b,t- Af S�e�,�. '�^' b �.: � "� .Ai�-,'�� ?�� :' � �"'��"'-,"�`e'1°^'�„'f��r .r•1 � i`s'`� E� �i,.�„� - � �R ., q �y ,�i��e ����,+wT�x.a•� ��,,�/��► j . �S M;� �,+�����w D; �,. 9��¢.Iq�r ��;��a" !'C`�tST� . �lF..��� Sg�` { ��C'R-�^"` Kuil� .'1 5 ,1�• �,N•r�'�''� y`'"�r.4s � ry`� �/ :�� l 4�'� ,t �� y:.. �9 t .i(:'r�(' �}��IT Y ��+ .'fN �i41 � •y�n \�k T., � Y� �erC'M�, �,. Yflq�Kc ��1'$����� P � .. ,� ^ . �.v'��"r# �' �:.. l:�.m.�� ar ;:s. � r' q .^a vr � w:'�a�.. 'Z�"A.W'��,',,, -r �� '� i, ��i� 'O� I'P � ,� .,y,F t• 1�`Mt' ' A +�e" ^ '°'. �,e �'tr' a� � .�` ..} �i�,� -+.�s... �"�,,,�`.;� � '�,�,►'�, r+�l�.,S � .f:' °e„*. `x �S �' ��. � y �,. s�, . - k � � j� .��'��;. � _ � :.: �/- `;. � .. _: ,AY��.1��x���" "' M }� � 'F � .:� - _d'�S��..71� ...�o .. 1 ��M"��. V � �^s � }� .. ' ��� � '�'�t��� � :�' s �r'R'� �,v ��� � ,w���� � „,�,,,�, .�`a �,�• �� ���,�'q/'�,���`� $ ,�#�,,,��� � Y 'ras 4 4`•�sl ..7✓,w�s}� $�s�y�'�.y � x c"� �� ��,! r����c'r 4�8ry w'a''�+��i�`¢ �� �.��,�'}'p�' 'y!�_ �a�.T ��.. °�µ� '1`"� �a�'��'g L���� •�i��4���.�_r„�� �, ,"`a �c�'` . ;.,","x'„�yL.'M,'�'e�r y� � � ��J � �� �� L '�'�'b"' `,���g � �pC�'�'� ��.� 3?.�,�}..ff'..�"M��� �.,,���4��, �F"� KJ . � ^e JV /_ °r' :: 3 #t ., 7+M H : �'� �. t6� i'f 'J �re� � x��. ' �: - £a�- ` �r� ��^�, �z �w�,� ',�,y,� f � i ' �; �S. ��Tt t ""° �s' �,jr ` ���� �:. r.f�P+'1'�-.�"'g�. 'y� ° ;�w !� � �P� '�`.�;2^' w� yj � � �`+7�x+'�'� .� �`. "�-�'"'x, � �ic._ - �" � r ��'�.���,�r� +yg�,t����,k��,� L�`, ��-�. '�i��. ,, .=:�nl�' ,. ...x �P . �.�.�c'� ..4�a,+...�Si.;''�... ,.d`��w'"�.+f'r�.. �rt.s�lh�'C+.�'+.,'�.gu�`"+'"._,ar',�,t�.. . 1 � Y 1'� � ��f•,`f � k y�����X� s � F� �Y. I� �� � � ��^� ,. q . � ti_"' '� y. - �� � �d � .- � � :� "� ,, �.: � � � � 1 r � �,,...;.,.�� '' �,l, .}� '�.'� ����. 7 y i 4. � N � t �.; F'�'y,,3 d ' ,,�'� c '�'u►� � y�!f� �,�"'" �: + � 1. ,� � �A' � '� . o�l+� ii/" Mr' � . �s � � � ,� �• ,�� k-,� yt�,x �� i� 1 i � � .. t ic�`-s,- '� �a. �'�� v.,� ./._.� i l�': � �. ,., ;.��i -� .��;�I,�;�.���"�►i'• �� �.�,�,l��. . _ `f . �y C t'�� ��.�� �y���� f�� � �' ,�:_yw� !� �'� �+ �.h .. �� ����� � .�nlM�' `� �� + � � �.e�; � � y r f ��'C ;.��q� A . � „f ` i, :/" w'� 'b �� .�N� ��Etr�p �1} � tiI �h -�, �� ���� � { � ~ ��} - iJ �I;�'r�, ^+,�I�f f'.'F �+� � �4+- �` ..�� *�.�a�..� ;g. . ;i. 'f '��+w''��.5.� $,.� ;�, t ... � � r�,t � �_�• s �.. u F��e , � )t° � .���� , ' " rh. � < 1Y � T.�, M . , ; �. � �r F�"�' ��? c �"� n. � � �rt � � f a �• , �. �' +. . . • . ( .�� c' x �1 . r g � l xq'�� �z�:�, �.:a:. r'�'-x � �',`�' "z�. �$ t�l� ' .• �„�� .�.j� , . �`1��� ���,.Y 1.J 4` ,�v:�;,�`, ��s* .fi t l f � • +4, r 'r" '�p .� ����(((� � ! * % ���, '� f��� � � '. ;;�� y M. :3 �j�+� �� � ~f� 1 . i� � .� ��:�r , �' j... p p P .�. ,f` + ;.F )y', ��, _ �F r � �w �,.. � • F • '�61 � `r, . � .,p • Y a1 \y.�« . ►:, N y+�" „�,"r,�� .:�,'� a� � , , . '.'� _.: �: .. �. ; �-�> �a ' '� c�; ;c��"ri � �, '�1 '`� .; �,� �:, ` '� , „ �? -r ` 4 � H �`M . . . i `.j2�1. '\ ��R�' "-&T��y �. „� S . t r • � "o'd°a+� s� �•E �: v�'- ;'�"`` ����n' F � � . `�����f �1�: � � � , . _ �y. . i- �_ � � . 'Y-����2� .4 � ��', � � �'�.� > . . ��" ��C%�'t �.a� �.;Bl., y �) '"�'+ �,,. '��� �w � 1 �'.. �����, �'�' i , 7. �,. :������ �� �„� }: $, A�� � �^ 3 ^� �, ;�� �, ,t �" .r��'+T�� �` F "' s �� . . �Cz 'r�". ,� �.r� r��,;`� � . , . -�a�;. .-w q� . S � �: � �;� d�, -�„' �k �,.�1 � � [[ ��u° 7�� ~ ., �" '�- �� ,. . . . � �� 4 ~�� 1. I����� � (� � �k�P� � �'�' � '.�� �t L3 . , }� � '�3� F ' 1 „, v�;� ' ��..!(r �'� ` ,�� � t'�?i't ,� +, >,� �� , b '�` �.� E' "-.-�� ; '`` • F' ' - � :� A �` � ���� � , „�.,�-� � _ � wt- � �-w�. ���� '":� ' ' �';��.'s ,�, ,' ' � , mld 3 --'!'�' . . C �� �� � �r . �� � . �. � f� ' ar �� � . ��1 _ . °'* .�' {� g . �i� �i� J � -� y, . . `i . S�; . a ��.: ,F� ' �� t� ``�, �F �� . ' ' u� �`€:.. � ° � 4.� � � h-Y.. f �Y„h , ' . , . _ . y . � S{.:/' scX .w . +' '"r' � � r ' � �F � '�.��1> �� . � 3 ..t�� a� ^k.. � � , � . i . . I. yyy;;;��� •^ �i: .. :,i §..:� ,� � �� = �'� . �'��� . � �. , t�.: . � �� � • .1 w+ � • i , � e Y 4 �.+- ♦ D. �"4� 3 ��y, �j � ��.- E�` ' e g"d* `�` d��°`�� ' � �;�, '.r� . . ��� r ' ��. ` . � �,-. :4 ' 3 .T �A . . t� � . . ( �'T} Y � xy �¢ . pn r,�� � �.�� �:� .;� �y �,. .. � e 4r i�4 .Yt t " �^�:�� . 1�,' ..�^ �e`� ; . �c �3 ,�; t.: � . L . : , 1�,- - �,. ` ��,�.i' �"—,.3`if�'... ° . v x� q , k•��; f. , x �.�� �"' � _. .. �� � �_ �;; �.�ra_+_'�"+ .s..a_ ��.-- --- � � �' f', �W�^ ,� : _,." �. _..__ ._ . ' � +� �� .v:9 z���:: ,"'y � — . ���` r �. ,.T.»_ �, 7 � . . Y:r � � . � ���«�I y� � x � - � -� �. ' ��F t� ' i 'f . �744`+ �M � � �, f�: +'�k-� � - A } � ,. ��, ' i .`. �.,�'z��� � .- � '.+'�t v� .;����� `���� ` ,R _ �r S . � �� � .:.�, ;,,. �• � ��•� � ���w j - j ,.+ �r ,#�:.�ti�- t! � � . � �,'i ��y.y` ,�,� ,� .. . �F. ��ti. 1: 4 �� ` . �Y� �iix ,. .�. ✓ '� ��,-'t, � V . }' , . ��� . 4 : �� q �`� � 4�d+ �. . � . � ������.i' `��'.'L r�' .' � . ^ 'Y t �f+q 1�'�'e? i � 'r . r� .�. 4.. ,lii; 1 `r al. � - � � . � - - . , r, �e . � . i E`i_�.a,♦ r.- . .— r.�-+�,•' �+�"� � , y y� A I���. +�5 �,'. .. 1`.ti'ie � ��' � i i n �,� �f *'%� � � ��,� r� �, � � � ' ���� • '�` Y" ` '� '�i' . , z � v a�t�C ,j �z��t.fiX'�. .� ���� �� '4 ..a '``�"`, �`�'��j�'. �?: .�� '�,.,,, ,�� �-.-_�..� '� ; « ` � �� , '��'`3`��-J_ k r, -.�#y , '� ?`,'_.7�.•.� ,�" . �..�. 1�. �`� ��s �a, i ���.�. �� `,� �.�� �� '<' , . � � .. �d . �t'+�li` ff �,' iCi�.�a'r _ . �'.{. � ��'�� s,�,.e .'J,: K�{ ,'��. ✓ RT .`.q�j Y9 _� � $ " �y..�t� -_ ' ,+ y y � . d r�tt'��p�c � � i�P-��",,y .L%L a � -yar ��f .. � �'� �r , � � �r- � �i_ ^�, 5_, �'>.TM � _: '. } • ,��� � !L„' -.A. i' � � :" I A �: '� � ,� •'.�°r��r _ '� �`, e y � '... �.,v e .yj� 1„i { � ��. . ? �S �;� _4 ' '� ' `'�t .r. � s�t �� y. a:yy �iy� ��:.�� k" � 1a..'� '�'oi ti� 1 f �I y �7 ,i �-,,����,y '#r �. y L, � ' • e Ir 5. W ,.� �"'M1! 1 ��� ��` ��1�, �'� , ' ,� M� -�'-`�'.� � '7�:��a ,� ' g^ j j� � � ; .� Y�x"_ i +{i M�.' �� v �}. . t�T' a; �� i '�N ��c � L� . � ��...+ �� ._ � , I s :./ � . �` I ;.��+� � �.� T�� �� �' �� �� � � �� �� ' ��� .y . .� �V� � , �r+� .' �a. a. ' � �,r' � �: q " ��' �q i. , � i� � i � Y�" �l� a�. .. y '�� . �i r�� ��f��'.. '.,.p.' � � -��`. 1 �1 t�' � a,,i'k r a'�,,� Nt� t. ' ,Q. -� )� �� . �' �� � ,. 9' 1 �, � � �'� J !�"� . _.A,+neT �� ),� ��� 4��}� a.�!�r`C t �'� �� �� �� � ��� ��' f �{ � �*� � ! ''�k . .:i� 1 J#. � ti:� (�� f �i q�: sya,.. - � n� i �- t� . .'�.t.% . } ` � ��, �"r � � ,�Sw `� +f t .�� �' � k;:��.��' i 6�.,,_ a �°� r ,'l�7'�/� yi/ �,:,,.jt� � ���� ,, }� , ��7�. , / ^ g . y, ��. �i..� � �#�� r,,�,..''+�, ` �`,�! � �Y��'F..^'��km.3� .��i t ---- �� �� f��'T� � �� ^ � ' � � .'I � ''�' +� � � � � ,�°� . � • �E z�. � �, -�'�" h f ,. �K c� . r r�,3; �� � �, "�. # t�:ES-j' ,� '" � r ;�M� , �.,'�Y l, t �tp�: . y �s.� :� a '�Yr + � t�, `t� .f . . 3 ��v. ��� �!''_ � ���� a'":;;�i �f �� �i�� �� . �.i � . t ''�. t( t �J��, � � p�,; P �•� � �f C �. i . �� � _ . ��:ty_ , t '�9 � 'r 'r�: ��f1 ry� y, X'�'�'�✓ � ►.. � • . ; , e il �''" �t . y.,. � 1 ' . 14. 1 • � ��` -- � ( � �a� ( ti( . ;d°�'i � #� � . �'E� . ,A � .��„ '�;. i* ��� � r: 3� � E I ��`��e ..�/�+"r � li�„ ��, _, .fr,��� ^`"_. . �`.. P� _. . 1�X {3 i� __ .,'�- _ ,��� :1 , __ � I. *�; ay�:. g t� . r � ; ( � L _ � _ "il F f ., ,+.1�'� �, + � . ��rx�.C,, r; �• il{ � . �r' �$_`�' !.� Y�'7l3 1r 1G�� � ! f r, y� s�� , -� t t b r, '�y.�: � �� � � r'� (: J� � � �" - �� �'r� j�:. t` �. 5�,� � Z�rn ' j a . � � +` `i ��'y�"�h'��� 11t� i � s ;� � h'� �� ,1 �e i �` �r ��` "`� SS, '��' �� ��� ' � � � � • �t � Dj� � �t�,J �a�{ `� ���S� �` 1� ��i I� , �j ��.�, ��,. .--�..--,��.'—,f�'� kF'J:.,,�� �i�l�'� �� .,1�;�,�:.w �i�).���Ji�.���'�' 3 .�ti'F `4 ._ 1 �� «� � ^5`� '.i' .. � P �.a t ��;� i 1 i � �r �''� �1;�� ,.4 ��: 1 �t. � ���)� q� �L',� �y�/'��C,i � � 1 �%� r� ,Id } '.� �`�\ � e '{' �,,; #�r�y;J ��sfdf a,'� +�r+� �T�' !!. z �i� ; �� �.' r'3 �� �k �� � rrr r'� �t t�d � �, aA��i XJ� ����r�����'�� �' k �;' �/ . , $� : ;�. ',J' � .��1 i.. :`.+� �'�`�7�t S 4 k.� � + � 3 ;y. � { ..pj� �N� {� �j q �i j;; �'�`-�� , -,� ,� 4 � � k �€ z, _� ` f {, j jJ� ' '! � r' � ` 4 �; � pT��b�'k✓4d��'�''�ty� 1'� �> '� �' � � �, f � � � �i j �.� � . . � . i � ¢ s��� �"��� r A.Y � +��A�Ts �_�'�! ��!j '����� � ���' ��':�,:!� � �'i � �� �� �1 . ,1�� . P '��� � t . 4 L! ��`�y+� � r,�'�� �s. �r„J�,i7�� � l. ��'�� i .� .1 � � � t �} � k.^ . t. � �q iJ F . y.sr�a r,,' � �{4.� ��� ?f 7���rw' �F r����.rt .�� � ��' �� ��'� � , � ` .'�r�� � � �� � � ! � �� �, ����l ,}i�ry'�� �Y'.X-y ;{ �,„� �,:�1A r ' �I+. �f r1 ��� '�:�' "�v �. f ��a,�� J �.��,t�� M�s,� �f �,�� 1�� �� r k'� �}¢f� Yi `./��� . ,c� I ' (.�. �'• � f . ' . , i S P,� � il ��f �`� � �� �j°!'�!f�'������� � { .�"�� ,�,'': � t 1 q, � ? 4 � r r N r � i r" '� ,t���'i � � � �� 7 e��1r � �,1 �`a F � , y � F f K � 1 � C y -� � '��a �1/b �. � e {�.��F i� r. �e�..,� � ��e��E � i'S •a°t 1 �i,�� � r:�jit����;! �j��+�'�� k�',,,� / '��y'�.}�i`A �, .� �!. � s d � � t�� .� � '� 'i.� '4r' r�l ,�".,�' � � *, ! .' • i �:�. s :� ��� r � .� } '�t t. �v���u p �, 1�.�, . _ �; .� ' ."�`y` �i,��4���, �.� g ! �7 +' !�°�''��S , '�,;f ��t � �"h� . � � � � ��.' uSf- x�� f Y� e��� ��: � .'� R�,.- �' ��� x; e �� v �S 3'7. 1 � i!f ro"�� �7 �yf+q'�-t '��� �'^i�, '. � �.I ��. �� � � : � � � �'� i 7 "_ ` 2 � 4 r.J' "Y f�a� ,.}� i. � �= �r ��� � '�..w � .. E s.ti, :. y' .��' 7� f ��•1 .d i ,•7 j �t.a�!`�� ',�i,s q � i � � . �f'k,.., '�'`� 4`� � i .F �,��h�,� �i7" . ' •r� r� r ^C�' � s= ''.�� s � �f {j ����'� � .� ��� � �o} �� � � 1.�� V F ; `, ,�1 },� : � � � ; ,. �� r ° ` �A y�. ,�4 �ji$x ��; � x.'.1 �r,�r , . �;� �s. �.��. �JF��' �, y � . � ,�-� ', � � !; 6'�� 'S�. ��. � .,� '� S ��-',+d 4� �h �' �. `� ''.�,,. -�;' ,. -i� :� . t1 �• ��R i , ''F1'� �` f � �" ��` �' ' n P�. I�� i� . �' Gr�._,l ,,.� �y,„ t3 ! t c�'y i;;? v,..A�i ./� � � �t' ��. P ��� ��, 1-�t f V, � 4 'P� 7 L •> M��� � � bt. i�i� �I � �, � 'b��, f �' ;��4 7�:}kx� } ;.irFs��ry I ' � � `,y� � £� . � ,jx1 t, ' �f� � t .���i �Y` �+�.,� �-^�`�;t ��:,r`�+ f, II �l( t �r � �y ,l �.� J'. 5� �'.:� � x . a i ' N 'S� .^ 'n� � �i�,'�� �, i' � � ��t r .. ' �� t � ,'§ � �'.tir$� 11.. ��L ,iV"$��` M�,� �y. �' ' � ``• `:q. � y,.t j�: 1 � � �S �'� t . l� �`.�.1�' ,�. � ��y�., �t� � � . �. . ' ,p-j `\ ',�.S�� 1''y A ! `.� ( � y ,` �'1 f�Q(� ry..'� �'�.t `� � P�°# ,,;,�� � � � � ' f�;� � �� S � §� � � � ti `'w � � �`a �� � �J �� 11.[ �� y e"' .:-•�°rz i.`•'i `.�� i � '•'k 9 1 e�1 t F;b±� r 1 �.9- i' �?�t •LF � � �J=+}q :I� i ,{ ',•, _ � �.H�L"� �E 1 � . 1 .�i`^�� ^�.� � �:i '�j�t '�'�i 1 a � � . .i �p��'� � r�.. .'� � �II� �'' . ^ ,�, � `� �' �. �,.� .r ����`f` r.F� :� t 1 I� i .�'�. �e� �r y�t� � ..0� �n. ' � { ' .tl r , �� .�. a.. .F 1 �l ` � �� 4 'S� �y� , � �^. �i � ' � �} ry � : * �:�:. � a�° l . t l;��K .t,� .� a ,��1 ryl.'� .'<<7 �`: C , i „r�.r,�y�i:j � � I R�'r,� r i� � ,,�'�+` , �,� �c:;; �'{ �e. ��; ...,', ,, �r. ' , - ' P �{l�ty�'����4;A ��.,. r� y�a � ',�Y t§r S_. � �,'�t�5" ,r "� �I�.�T . � 4 � ��t `�a��i �k -�� 1 � ,, ti�J ��.c� r� J FXi.\-�� � - � I t �,i�.��. e # � ��V r. �`f �:, 3 ;" '�, � ♦y t '`r.�� s � � � �'{ }Y g.1:. V h^+�3 � t\� � �i.j i (' C� �J . l �l� k �..tiJY �1 Ti 4� kt �•' . .t � Y � 1 \ i ���'���;� �� �i . � i 1`.. y t f '�"�a � ��.�i� ,r' � � �y,� � � t 7 � I;ti � � A ��"; � .�1 ,, '1 y,�y ,� � $' � �." � \ �� j �,� \ �S � 4 �'�'*��;`:� , z � ;�< . ���a� �, l''�.a„ ' .�t �} � .r S ��'a !.� .��* .�' I IC' ��I ti ,... , �; � Rk.. �! � t'S�f- � ��y �..��� �j 4. {u ..° �,f��Wy �`�^;�....`ti��,�t '� �y�����4 ,` �l��a'�� :r �� . i'�� �: 'f $� , � � +�rt t �y i ^, � ,�". ���yy � � � �tr �( �i� r �... � . }�"��4 4 ���.'�aM ���d�.,� t. � + `i ��,. �s 1..ie � 1 h � .1{ 1�.h-� �}�y j� �i y+ � ` a �����.� t -v � �! i �Y t���,. l�lf� FM p'1 p G� � � r�i,s4 �� a � , (' � �1... t +�l�, ,��'. A: � 4 . . � T 4� ,�.',�t_ ��,:. '��'.'.�: 1 ^� ! �� � l � � � �j}� i � �':,��d ��,;. .�.� c �, y�' S . ��A t�. y w�q1 } ��� � �9�,;.�♦%�`- � �i ; � � �t M1r �,"��. , � 3 � � *.t { � ��. 6'��� t� � Y� ? '��: � '�'�:� �,� �'' ai � � ; 2 i ! � � ry. � �� Y ti ,'.� < ,:!r � ,, �a '?,�{.S �`�� � 1 1 �� � u, � f'_ n:^. i. � � �i,i ,� ,°�. �t .�n y,� � � '�� � 'a �i'1' �t �J :y` r`: ` t '� ,I � 6h. ' ah�¢` 1, ,j+ i �y� ���� �,-�� 4� �1 ��'11 , v � �1 I � ,�' �y ,�; y� y,S .jb�}ti �t .r z � '� �'K �s 'b4� � �1\ t i� �` 'q h xi p T � �a � �t ''r`{7 ,7 � ° yti ��1i1 �.'- �� � . 'Y63 -,�k y4�9,,�gun,+ � � '�2 ! i �.^'s� � r t 0.�,e ] -r, ' �� �, w y� . ',X"��/ 4 J � '?1 � ��y . ��'��' �.s t t N { �� ` �3� � �. �.'S � k.�� F��' 4 # �' �i��.�C� NGh: �1 ., �y � -t� .f � ��+ H {CK .. .. _�i�,.��i�i 1 �;. �$� ��l�;. f�, .x..�' ;�`-� � C '��k i j t r .F �(¢ �4, r,��i.� � , "�-� A h-t .'�.'� +i�.'^,:.� . . aibS��. t ! .. .. _ . �.S'..x i � .. ....v. Y [M1-.l:.f'�.��t�':h._..�.Y�,�:�4.�iP i:s;�:y �� ,.�"' «:� a �,�` .�: -a �,�y�' r "��, .�, �. ' ��.A �:� ��r �> ��� � � �� � �• . � R � � ] J..'. �* �� �. ' � � :>.4 ,. b. t�?. . _ . �y p � 3�.� � YR. �l� � �:.,� �� , �h. �'�.. 4'�f i t}`{ �� � � �� 1#� .{: . .� �: �� �� . ♦ ., Y . x f �k�. � S���a� � � t ^'i .R�. �� �k ..-�g �� ��. * � � � `.� � ��. <d � � �r F.� ` � � `�� ; � `�� . �� L..., ;fi'�,J - .r 5 �� Y�� . #"�.� ;,�- ` i�C,R+ • t�r�'� „c � "� j^ �yi�?.��'k, „��, . .ali• �'�' i .b h`.� �;� .��� "�w �'.4 � � *iq,.� = a '' p 5tl.r r4 � � y y y'k`" �, Y ",�� f.•y � :'i�i ., �,y.. . �},iM°"i� ' � , Y `p+�� �M� v .« yF� � � l� � �� � � �� , �-" � k..,��. �� ��� ` L)�q �,.�.,^i' ._ z � .. r•,..i� N . . . . g� . ' .,a Y- . �i i '�,'� .�s�',�.t:� _" ` . . ��� . y' �,e . : 3 � _ �. � ,;: � { . - . � E� . ;__ . .. ....* f� gP �� "4^ �I� j 4 y . �,,,,,.,�, .�ir.. ��, �`� � #�i���� !� , �" tz s �' ,�' � . � � _ �i- '� . a` `s . �. e ��r� '�;� ,� �., �,. � & . „q„ t ti g + � �, �;-.� �'�I+ ,�� , 1 �� � = � `� � 4 ' � " '1 } � �► �� K �� � � ., .- `` �� r��� �,; ����4. � • ,;, , �, ������� �'��� — — � _�� � � a ._���� �..W� � � � .a�:� ��� "-� � � ��t ��1� .� � ��� x���, , ae; i '�3'� y,c q, f, � �'�' � ` f d �,c ¢ r 1\1. ' � t �s��ay . � ' ,�r i +#t7/� a� � � r'trr,.•. !`b I�,. 'r *.� 1 �'} ``'yaa� ;,' . ��.a 7 t'-' ! F� '�� J� � q r "�y./ s' �� 1 _,.,�s + � � E`a� t `� �J�� j. � � ��.t ��� � t' �x �y�`� � � �.. .�1� �v��.., g i .`,��Ir .in�; ��i 1�� � �.. ,__ ,�` - e ��'' . r �sc�;t.. _. ' r � � �f_ � -6.,, a� �3'��l L1�P r`j. �A .��r� � 1 a��,'�s� � �� . ; � � � y�� } i � S � �(�% `�i`p�T � y�# �s � ! �n� �ti 5��� �v , 1 � b�� ��' �(�%3,. � `�'S !a'f� �� � ' �" 1', � = '�� r.d � � s ��_� .�,�?�t t�i' , �` t} n -: iM1� ! a �.. f �,�. . ;l� i���z ;r r x "�.: . � r; �� � � i � . �e`�- 1 . � �:�' r" L � a. ' f j {�' � � �� � yf i� T� ,Vp/� !� "} ��ldy(t �^& :,' �� �� �' ��� F �I � �j ¢`� � �� �yfF��' � ��1 x�'� ..� ` s � , � � �r� �{ ,b � y�"- �� �3 `��`� �� � I �`� $ �' � � ��,� ���?��9"� _ � j t dd�� V �a� � � f� +kj�'�" 1' _ ��� � a �� ! ti��A" �., 'P'�`'1�'�47�/ : � . t 1'� 7� o! '�. .- 1 y � . �� f .� ,� SA�Y��i�trr i ,�� �P��xi1�4;,,���_ �.,y.-'Y���5�5'�1��%i�.��l'�:' ,�,�..s. �-, . ,. �i !� � 1 �'�"` �� ��� �� ,��> N Y-� I� �t"n7� ������ i ♦� �, . �� �' , t�r . 4�i�r .`' tiH r 4�"'��j F, A �*�j ..��'IItij4 �f._. ,'a�.�lY� �(.;��� i " � z � . � .. � �� .� � �,a � vF,��� 1 �,�� i I � d �. � � i� �,oy�' . �l i .r ��w''�. � ; `r t�'��ir` ?•� „{•^�''�-`•�i .' �#,�'. , . � � � � � � � ¢�''�,( �� .�"f"r u.;�� �����.�iT g�'"'.r'�j"ti �� ��'"�� .A ��' �' �p�.�`If�� �p��^ p*�' � w' � .. � . t'� � �,. '�s a..��. �v� S.� �� y�'� ,.J � � Qti�E r"�1� 4 (2. �µ,�� y�I . I 1' .y�T,,I y,..�. ��i ('�d�,�t" : x� p; r�"� � ' � h�� l � �M��T ri j �,�fy �h .. �..�� .�/�'17/�'� .� �?6�• , „i� ,� >r _�':f � , ��` ,. ,, �� r �L' : � �de' i k�!t 1� ���} r w'`� F��i "�� S ��t3� ' .�t + , i�', , `� .a� S U 1 �.��y-}�pr�: . ��,y,. vi�^f+rwi"y! '�r �a'3�' � . .t3 qv.� ." b x�y�'� ��t '1� ✓� er,'. ","��,� �.- '°,r. �� � � �'�� p;�%° k'� 'r �_,N� �^'�'v-`'?��' , .' �, ��1 tf� .��..I ':. , t '- �Y J � �a �1#, . � � 1�'..u� -��� YY '��,,b'P �l"�y� i % r.� r ! � �'t 2�� °�`i. �.�'3�� i " r � �,� c ro- 7�'erl p v , �z r � � � �� •: -� �� � �. �i��..�,.�, g � r , � " ,� C�'}i�3,. � -� ,� .m .. ir � ��� � ���-� ���� � �' K._ � S �t ���i� .TS� � � � �, � w�. . . . ,. � �- z� �� i_ ��, y� ,��_ , > � a� �;.' . �}r �`' � , ���� 3 � _ P i � � � �. �.: '� �ii.�Y�� � ' 4� : T ' . A " -�'�"P"' �i a',�l� +�,�`� i `a} �' .+�s i "�`@ ,�e a�F. .� � Y � �i f . r � �. � � S;qZ. , . .`�s l " � �'� � �� �. � � n��.� � �I' ` 4����t , r}�tT�_'�t� ���' .�.� a� `-'�`i t � ,�:�„�,n , � 1. - , .�Cs ' �:;.„. . e . �� �,- � � � �' s; ` �' + � \ r '�.�s` � �°�� ,� �Y'�f� ��- ��� � . y'c��'"sd di�fi �'�'.-�+ y� �°! ��r � � `�� �� �� ����r� 7 r�4_ i�X� (�" � '� � P \'i'��f�' - '��-� . �_ � .F���,�� 1�� � �.��� � ,. ; i� ' ,�� f � .,� �, �. 3C.y}� ' '����, ��3�; '� ± � c �'' xt S . ` �'� � ���' > � ''�4+�br_� 'i, � } •.P. °`r� ,. . � ��k a. _ ���.. 4};� .^ ,�S�r� . {; V . 1 ' �1.`"v�n �.^�'_i�.�..o+���' '� ,� , � f�S� �C- h t1� . � �"� � V . +1 # �_ ' _ .�' .,r �+'� '�'+ .,:2 Y�t M 'I �,'' "`>'�$,� b ��. A ef�` c �',. +'��'lr����, � i� �.. � ,. i � � � '.� � , z ��' _ =�- y� R � '�`�ti�P� • x�4 � � �Q,�Y M41 ` . � . ' , � � e , r �1���,.,�.' Y _i / �,:_ A�� :� �y ,�., t,�, *F q'',;�, ' �. .{, .� ,�`^-�'i__ ~�� ��_�".+�� a`'�, . ��" . 1�^��! .:1�� y� '� .. � ���"9, .�"a 3a yd.•,�� ? . 1` � �$ �� _�y_" 14 `�q�YN�Y ��� �. �� � �' �. J . ��� 7 y���„ �t •Y�,� .- ,�a� �'�, 4�'" �.�, . • :. � , �1t Y� � 1X�e1�,.,��:� "�Z^ i�,' , t i �t c, ^ r N�.� - ��� . � J � ` .�"j '�j � . f P� : �+,i�'Y ��}� �. � \ ��. Y�����Av�e�-''� �k�'� �•;• , �`y�1. .;,pM.� "°;�3� i-., . ^�� ' } :' i � , _ �.� YY� �M.T'f-.�Z(y(�..) . � . b "*.... �`L .. Y-i[� '. �} .. . +��- . �,` ,� ���'f A ?��-- � , y +'�- '�14.� Xg�'�� � �i' V � � 1 '.,�r�^c ��,�.�� a4 n'1i � ... . �.--� ` c,.> t`f t.7'. .r ��e h�`� r � ..�� ' y ..,L l �-� � i :y,��y�1'—�-::+• .'� �q..�.p .��'... a' � y..�� 51i .. +��d�, '� '4� .`�}���'M�,�"�41� _"r �-�'Y �]``.�� �r 4'^ . �t�� ' .:.. ,. . �a Y"J � � l — �"� V�., �' .�� '� �-•�,�K„� ��i i„ a t� '� . . ....:--�. �.:. �� �µ� .�:z '. _ � � t;� .,.� � � ��� ;_ �� � � ' � � ` „ '��' .',��4� �{.��4x j4, . . '^�"� �y' x"� £�#�r. �1 �' -i� . �� �# � �t ��` � +r�, � �. �.. .�) ��9ot ,� - . � . ' �r ��,� �: �;< ��n,..•- . . ..�. �'�4N��..,i irr r��. �' '�p-� � �. .. Ii ���IiIP ,�IF;.��'. � A��t��,.5;: i. �.rr�.. �. � . h .. '. .,. '�`�_���A���� �a';�5�^ � �+ 4:8 ti{ . .� . . , �.. .. >. ... � . . �- ' � A.v^ . . . . ,1 A :'t i � I �� ���� ����, � l,_� .. ,., �. ,. �a�� ���,.. .. _ , . � �i_ � ; . �� �.y' ,. `4 � � ,� ;�, ._ �� ,�-=��'� ��: ,� ,�� � � '�t, ��� � � � _ �-�. . •; ,, _ . �, - � ��-, : , Y- # s � y , . ; , � � �q� � d � � 1 �.r i� � ,�� '� �X�,.s,' ' 34t� � �* � t a " y� s��.� �. � r .. ��r ` '���ti+�� k, t � ..� �'�'� . . . y�, . .a. . � � - � �� � . e v�.« � 4 '� i-+, 'yr � V ;t�.t' � p" �'�"''c� v�Y,�, V�a��{.;"� � � . _ � � i'✓ _ ( � k.. � .�` r i ",� _ .. �, � �' l �A � ,g'1�,�y(�� 1 � �f �t ..(� � '�. . ���`���' t , � (((��� �, �. (.r. ;' �2.. � �.��'��` �+ ' � ���. :��� �,� � _�' W ._ r�"' �' ��1� �" ♦ � � I ! � ��. ,�, � � �, 4 V� a; � „� �; ,, , i �;, f�' �7�.� .�����;��;�.^'�'' .�r �� � �s '�•r\� i � � e�"5 � ; � : � ,, z � p�� � s��' r � 'Qa+ r .y� �i�R2s�.,���tR1�y SP�i "l�1� .� . . r.� �/ \,�� •�\?' � . . k~4� 1���� ����x'�e� }..k,�` ..i. �� - �5 , -. x- J�_ . .`�.�.��'�r ��t ����" y :i � � r. y�`�° . + , .. � 4���'� � , � \ a � c� . +�.�' y , : �� .�� � ' � � �� 1 T�� . + '' , 't � � � 4 Ca" � ' �,�'� � � � ..;, � i ,�', }� �, �g � � ,'y , d .,p�^��� �.35��p�� a - y � . _ �* ), � . � ' �! �. � �,, £'i ��� �^�'°���`.�+"�Fn ti �' 1�� �i�%�'� E �4. �°'f����� '� �..,,i//��� � I���1!` ���f�� 'k''•���'!j'� ���i�+ y ,� � ��F .1 ��,��7' .� �_t ... .. � .. . - � . . ��I"'�,1-�-,� � ..:� .�Y.`��r.: ry?�`'.. "t.. !` .;.d . K }�, L�"� � .. -`' " � i aC+r' �� t,�l. Y�.>K f���r��� 9- �� ,,,_ nr � , � .. �`: r���� , ' � ;o ' y,. � � P `���,gd•.�i�� � y � .2. ' �: 2 ,y+�� ",^�, y � h' �-. r _ c`�A r - '��--�s���, � ,i � _ � � �� �j�� . �,�,;c( lA �� '� �,.; � . � (� YA�r . ri t � � ���. .`�`c-5� ' �, ;���*i -�'`��{ ? - ,`.� �'' � K� "�a�1 `'"'�' i � �,�„� t t !sp � �y� � f, .r.�" ;.> 7 � y r:1� r "�� I � ^' "i�'P3t�+` r f� � a �'����� ,. �. , l �; p ` �3 ,�,�� _:{��y��t�.� .r �� � ° �_:1� , �',; ^ i'',�'r, twA 'siV���l,�� ''^.:. ��� �',��. t , ..v ��y,r..� � -� ��".. �' �. .,�i,' Y/' � � �, � �� .� . J. �, ;: s �, ` ;.? •:+t� ,y'�.i _ ' x 2.�a t���� * ` ' F�___ _ _�,�.�_. �� �.� '�.. ���it.��-�� � � � . /' :. N�-f� Y r�:}��'�, , �,.. _...�.-..�....u__ _ � _ a ,. , 4 '� .r� �, . �' � � ���,� ,X' � i..� z� . � ^r . ,Jj � y� � ... T J � i �F� ;t ��. � ; � ' �y�X . : �r� . , .. r , . , �, r � � ` ��,F�}�,�`,� .a„ �*�.,.. F �� Y�3� .'.»� � � .�, � za� '� . � ,- �� ..: ��, ��y� �„�4d. �?!;.�9..,,.. .. Vf Ac��'a,}°, i R'���'k��h'�x�g, ,a -s'ur�c = _ ��e1� , �hi �y '�,��''/`�`_d �_ N '� .. ..�y,y„� ��, e.-t,'� ,a} .. . .�- � � ` � .. ...' _ ' , � � _ ' � .:,j� �:h., . '�""`�`� i��a d � i���}r,f , �< ; ay r � ,�_ _ — — l�..: [,, �r, y . ., � i � . 3' ,� ." 4'l'.. .k'.^ �'� 7 '.. . .ri�r � '� +pAj 4: ' �.,...,...,.,.�„�.,. � ___ � � rt � �y � 't i k :.. .� , .. ,_ . ��" �f ..J }t ,�` �"_'„' ��, "� . . .F,t; ..:'�. .f �: . '. .. � { � � I h.� ' � �I 'c gC�"---s .. .:s't� x'��' l�, •. `--- a"'��,id�'k�`� ,�i x,p�., � ({"' � N r�.. �.�+ ' - ,- . �� � .t '�r J � �.-i ,�� �� � �'�f.�` +V;Ia���-. F f 4„����' .� 'q'� 1 1��� AF J,._ � Yt � v�k.� '���3 .��} f� � i3ad f����� ti1l� E1y1�-�+:r,,,, � ' � � ,- ' �°Y�.:yl'' j�r� . '��.,. :# � �+'&+�,� . ��:,.. '�r�'�� ��a��'='Y f �''�k, t" SF:h�����,.�'��'k "�`���r5 �vr��.� 'z�*`. - -w,..._ �x !�4,'h A,u �i<�-. � ,'�� .�`,ry� F,'-t-- <e z� sr;�F��f,;y��,.�,r}s,r�` .,r� `�fi�'.i'/° �1�@�fs�. yl�, y ��.�i✓ t�� ,.� j� ��f,�� � � �� a�..'� 'v v' �.;:, � x' �''' � :i� ��. '".�/,'.-/ ' �>���. �,,9 t{*f�.:jf_, r,y�,�j""t `� �"k,{',� �t���'` w�', ��,;.,��. t �S �7 .,��(� i: �,, ' .�'���� i. �t�, � �1��� �d.w� �Si���e�f�' .i. ':.�;r;.: v- �� :l�`�� *�a== ��. ��.�: �,a1'f ��' �;. 1, ��� 4 ���' :.C��ri'Fy� �'u'(y A. Y �y A� `Y�..�! .i`� ��. �.�,.. .l'.4i.:'JY� �F ..�/�� T'. 'r1T..i.�/ r4'' l� - N � � -3 � :�. �( 'yP ',�i d! '�` �« a Y 11,:. C�, � ' 1'i f,�8.'1�.� �! � �«iF-'��.A ��:. 4� E �:i'.-f' ��` .:i?.y 1,'e�...'Y '.„; f��:� Ee�,s?t�� . ��i; �,�:�'i� xr tr �`it en ..l�;i •bw . ',�.i�� ��+h�a: t� ��F<��.:at��� �,+t'M;'' �:=7M. .t'�C1!..v f,: r}-. `�a �C��,�, �.,,,�;,.� r• ( t .��� ri. �>�},,.,4 �ia�-C�t7�� �'�o% 'j���f..�.4..t'�:r�5'� � �Il � �. � �' rt� �a•� 'b .a�,� ��� {�h 'F'',�i '�`� ,> ..R`!: ,� v �t'c� '�. .� �. C�'-a;,�, �t� '�. J ` ;��x;� i•, �' � %� LY �_ R.'r:tti Ss.,t�. , ,e, t �..a � �,, � r ,��� �� „ ��'�� �4'r ta..' �.�..l�`�`�' �k ,. . ,.::�''�'�`" .:t.� �.1:>'.y ��..'4�. ^ ���;f. ,�,.�.a��'I ', v�. .}i ���$ ��� �x.+�a.�,.r �'.y.���=�4�F�ry 'il� �Fj �'��a-. �� 1 �-�' � n r� t ,, nt. _ . P f y.r;'y y '' �. r:t �r�.i'±�. � ro- � � * ,pr�,� `" `t , � !� �� .�!.�'� �gv .x�� -*i�., 4L�i'2 r !'m .t�:�!-'V.tar'�.3� 7�,.����.F�'`w.+��T�i''{[� ++�4S�x '��rt� d�� �.'� � �a "_'v�� `�4F.�il�•-.ir �`'y"� F.���,���'� h�� � t���C�' W� . �„ `�'v�i�P'._ ,y�J,,� �..s,. ,y�F �S� t, `� s ..A'A�t_ `-.���L ' .,.f'1..,t �f�."'�ir"�t �����y y^ ���y. •. S �rL:.N', ,i�'� t�� �.1 ���6 �.i�F.,i 1 - � - YJ°� �y�.a�j• ��H,.,. �r j`�� ;�'! �S:.:1�,�s`o- `t .- ��:i 5`.z.. �i�`��.�ft .�, ^'1,$".��''�^i'�'>,'1 s��i ��,r �� � t�'ik �� . � iJ��� � , �`}, � z ..,�� ,9: .�: h 1"�r �i�: '1' �-� �:x '' �'r.� — !a�.�,; yy , c ���° s ..� - . . . t '��„ r�'��� '. ..�.�L,�,. ��.�� �''+� 6 L {yc��t w ,f '�):; i �a'.avl� �°' * �� "a' *�.{''"> 'S" at"�,� .� , ' y.'� . �`',��rt�*8'�;y�` ��/�`s'�i1'�`� r,t.-t � �. k���..,.i,r ""�`�' f '`±� r a" .�+ 1 I,i=''s}4.' f�x�� s..��',, �R.,tR o¢F;t. , 0'�' ' , "� . ;�r � � � �'r a �'��a� �` (� � �x^'. t •� '`�t?f��� n '� d�r�i �. ,� t;� �,; � � f� ��p' ��f . � A � G. �f6y � ,� wx ��y� y �6' x� � r iy•�y, s.��; 1!�'' ,� � d� i � t y � �i!ii ' w 5 `E�y� � '' ^'--^ ,1 � '.""y",1w���`y#y��''�;.`h fi n +�1.,�{r? /,�� ��:. Y��L �t��� � 1 "�-�, R i Ct ��;�:h ��: i"�Fi�,�� ,.., �' 7j, .� ,�j' ,f t� ,1�'M'��,'�� � . r �. 3 r� r � , Ys`r,�te' r A�,�. � � v�a,l�/ a: tC � ��e� � � ' y' � , y� r, � ����y -� � Cti ��r � !p'i'� arr�S- t 4M��t+'�,r � � �lf .P�.nF"�s..`�',•s a 1�1�! ��,✓ .3 �t . a; � r P''zi1 t' �{�� ���� +-�'"�4„ #.�} i'�.�; .i ��: ', ���-�'� ..S ��,�°��'> J•tr�`, �,� .-.r� �� , s': 11d ��('; , , ! �:' ', . ��� d �� �,A���.n�,F i ��y �� Y� � t '� y� �(,�r�, Y 7w: *� f�1 i ��` - r�. � . �I ' y'rr� t'r�� > �'�'�;"� ,'�'4�v �,�;^ys S P�'.f��`��4�"�'�'���'��� �����' •�" . . � , . � .���� ,r �"e�^'�,c����`�i'�'s".�v� �"�'h�.�.�, t, t�'� •v��n��.►i�"�1.. ;iF.,.4..y. 4:V 4 rY �:di, . � ` d � Date Appllcation ReceFved:04/22/15 Date Application Considered as Complete:04/22/15 60-Day Review Peripd Explres: 08/20/15 To: Chair Leskinen and Pianning Commission Members lessica Loftus,City Administrator From: Melanie Curtis, Planne � Date: 9 June 2015 Subject: #15-3733, Sharratt Design Co. LLC, o/b/o James & Kathlyn Wyman, 1185 Ferndale Rd W ■ Variance • Public Hea�ing Zoning Dlstrtct: LR-lA Single Famfly Lakeshore Residential,2 acres/200' Lot Area: 58,890 square feet(1.35 acre) Lot Width: 129' @ OHWL& 150' @ 75'setback Application Summary: The applicant is requesting approval of a side setback variance in order to const�uct two story addition on the existing home. Stajf Recommendation: Staff recommends denial as noted an pages 3 and 4. Pertinent Zoning Ordinance 5ections 78305 Lot Width,Area and Setback List of Exhibits ExhibitA. Appiication Exhibit B. Practical Difficulties Form Exhibit C. Proposed Survey Exhibit D. Proposed Building Plans Exhibit E. Landscape Plan Exhibit F. Hardcover Calculation Worksheets Exhi6lt G. MCWD—Wetland NOD Exhibit H. 60-day E�ension Exhi6rt 1. Site Photos Exhibitl. Aerial Photos—8ing Exhibir K. Neighbor Corrtments Fxhibit C. Area Map Exhibit M. Properry Owners list Backgrourod The applicant is requesting a side setback variance in order to permft construction of a two-story garage and living space additfon on the east side of the home 15.6 feet from the side lot line w�ere a 30 foot setback is required and a conforming 30.5 foot setback currently exists. 15-3733 9 June 2015 Page 2 of 4 --------------------------------------------------------------------------------------- LOT ANALYSIS WORSHEET Lot Area[Wtdth: LR-lA Required Actual Lot Area 2 acres 1.35 acre Lot Width 20U feet +129 feet @ OHWL/150' @ 75' setback Setbacks: LR-lA Required Existi�g Proposed Lake 75� 72'deck 72'deck 89' house 85'addition Rear 50' +200' No change East Side 30' 30.5' 15.6' Average Eakeshore The entire home and proposed addition are focated behind the average lakeshore setback line, Wetland 3S' S0' No change Structural Coveraae: Lot Area {Home Site) Allowed Existing Proposed 58,890 s.f. 8,833.5 s.f. 3,304 s.f. 3,744 s.f. 15� 5.69'0 6.3% Hardcover Calculations: Stormwater Total Area in Allowed Existing Overiay District Zone Hardcover Hardcover Proposed Hardcover Tier 58,890 s.f. 14,722 s.f. 6,921 s.f. 7,409 s.f. w/in 75'SB Tier 1 (25%) (11.7596) (1z.5%) �2 s,f. (existing pump house) --------------------------------------------------------------------------------------- Side Yard Setback The existing home is situated on the properry with conforming setbacks from all lot fines as well as the wetland and the lake. The applicant has proposed a 16' x 31.5' addition to the east side of the home to add an additional single stall garage with additional storage, an elevator shaft and living space above. The addition is proposed to be set back 15.6 feet from the side lot line where a 30 foot setback is required. Pertinent Authority In reviewing applications fvr variance, the Planning Commission shall consider the effect of the proposed variance upon the heaith, safety and welfare of the community, existing and anticipated traffic conditions, light and air, danger of�re, risk to the public safety, and the effect on values of property in the surrounding area. The Planning Commission shall consider recammending approval for variances from the literal provisions of the Zoning Code in instances where #heir strict 15-3733 9 June 2015 Page 3 of 4 enforcement would cause practical difficulties because of circumstances unique to the individual property under conside�ation, and shall recommend approvaf only when it is demonstrated that such actiohs will be in keeping witt� 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. 2, when in harmony with this chapter. The board or the council may nat permit as a variance any use that is not permitted under this chapter for property in the zone where the afFected person's land is located. The board or council may permit as a variance the temporary use of a one-family dwetling as a two-family dwelling. According to MN §462.537 Subd. fi(2}variances shall only be permitted when: 1. The variance is in harmony with the general intent and purpose of the Ordinance. 2. The variance is consistent with the comprehensive plan. 3. The applicant establishes that there are practical difflculties a. The property owner �roposes to use the property in a reasanable manner not permitted by the official controls; b. There are circumstances unique to the property not created by the landowner, and c. The variance wi�l not alter the essentia! character of the locality. Additionally City Code 78-123 provides additional parameters within which a variance may be granted as fo�lows: 4. The special conditions applying to the structure or land in question are peculiar to such property or immediately adjoining property. 5. The conditions do not apply generalfy to other land or structures in the district in which the land is located. 6. The granting of the application is necessary for the preservation ar�d enjoyment of a substantial property right of the applicant. 7. The granting of the proposed variance will not in any way impair health, safety, comfort ar morals,or in a ny other respect be contrary to the intent of this chapter. 8. The granting of such va�iance will not merely serve as a convenience to the applicant, but is necessary to alleviate demonstrable difficulty. Practtcal Difficufties Statement Applicant has completed the Practical Difficulties Documentation Form attached as Exhibit 8, and should be asked for additional testimany regarding the application. Practical Difflcultles Analysis The existing home is currently conforming. There are alte�nate locations on tt�e property to construct a conforming detached garage or additional attached garage and living space. The Wymans (the property owners) met with the owners on the east side (Brook and Quinn� to discuss potential impacts and mitigatian of impacts resulting from the proposed addition. The currently proposed plan is the result of modifications made to address the neighbors' concerns. Brook and Quinn have submitted written comments relating to the request which stresses the need for a landscape plan to provide privacy and screening. Staff finds that although the visual impacts of the addition can be mitigated for adjacent properties, the setback variance would serve merely as a convenience to the owners as ti�ere are satisfactory 15-3733 9 June 2015 Page 4 of 4 alternative locations where an additional garage could be located on the property. Afthough the property width and area are nonconforming, the granting of a setback variance to permit a two- story addition to be located 15 feet f�om the side lot line where 30 feet is required is not consistent with the goals of the comprehensive pfan nor would it be in keeping with the intent of the Zoning Code. Based on the information provided it does not appear that the appticant has proven practical difficulties which support the granting af setback variance #o construct the addition ion the location proposed; nor has staff identified practical difficulties which support making a conforming setback nonconforming. Issues for Conslderation 1. Does the Planning Commission find that that the owners propose to use the subject property in a reasonable manner which is not permitted by an official control? 2. Does the Planning Cammission find that the variance, if granted, will not alter the essential character of the neighborhood? 3. Does the Commission flnd it necessary to impose conditions in order to mitigate the impacts created by the granting of the requested variance? Vegetative screening frorn the lake or the neighboring property, etc? 4. Are there any other issues or concerns with this application? Staff Recommendation In summary, Planning Staff recommends denial of the setback variance to permit the proposed two s#ory addrtion to be located 15.6 feet from the side lot line where a 30 foot setback is required. ' PC ExhibitA Cr�roF ORONo VARIANCE APPLICATiON 5treef Addr�sss: AppiEcation# �5 '�J?:.�-+ �Q.�' 275U Kelley Parkway Date Received: �iZ. Q Orono, MN 55356 - - Staff : Main: 962-249-4600 Fee: $700 � '' fax: 952-249�616 Renewal: $350 �E+ �'� Mailing Address: After-the-fact: $1,400 Double Fee l,� �,G P.O. Box 66 Escrow Fee: $700/$2,500 k�SH�� Crystal Bay, MN 55323-0066 Thls application form must be completed in full. Applicant wilf be notified within 15 days as to the status of the application. lncomplete applications will not be placed on Planning Commission Agendas. PROPERTY INFORMATlON: Site Address: I � gs� tXno�a- ��, Iz�� �J'CS� �� z� JI�h• �53'jf Property Identification Number(PiN): D� • 117� 2 3•43• B �S Date Property Acquired (month/year): �p�z � d O Yes, I own the adjacent parcels. ZonEng District: _ L�-� � APPL.ICANT INFORMATION: (Complete legal names and marita! status required for e ch interested party) Name: �j{�t� r��� C�i h �d! �M L�G � N4!c•1��c . S�t�rx� Phone: y�, , �-� • � Aiternate Phone: �_Z. 5ib, °�000 Complete Address: G��d S +c c. !9s� City, State 8 ZIP � �G� qi�, � �,�, y a3 � Email: ►�Y�5�►7t,vv�� e S��ra. �le s iqh , C�1 Fax: 52� �67 �f�5 OWNER INFORMATION: (Complete legal names and marital status required for each interested pariy) Nam e: Ja��� �l K�,hcd ,, +N �.�n (� ,�,��I W,'f� Phone $ r 2. 1�.3 � $1�q Alternate Phone: Complete Address: f l�y ��pnd�.I� J�ph� 711�e s Cit�r, State &ZIP . ,� �� ,, �• 5�a q Email: w yt�l'�a 6 �o� � ce " Fax: -- � DESCRIPTIUN OF REQUEST: Describe the request in detail (attach additional shee#s if necessary): .�-, ._���.�y� p �p��1�� Packet Lest Updsted: January 2015 � � � 7 � n.,....„ '7 REQUIRED SUBMiTTALS: All of the following information must be submitted by the application deadline date in order for�your application to be processed. . Wo# : -, , Enclosad, ApPiicable ��• _, : , . . _. . . • _� _ . . ... . ❑ Variance lication Fee � Escrow A reem�ent, sl ned and Fee. ❑ Pre-A lication Form ❑ V�riance lication Far�n ❑ Practicaf Difficulties Form d Certifi�cl Pro e Owne�s List . ❑ Surve meetin ALL re ufrements : �l Pro osed Plans . O , Hardcover Calculations Cl. Se tic S tem Site Evaluat�on Re ❑ 0 Minnehaha Creek Watershed District(MCWD) Permit o� �� �'H'�"� " T'� Documentation from MCWD statin no ermit Is re uired p'���r� -cecce,��r/oyjr � . � Ad'acent Pro 4wr�ers Adcnowl ement yc ce .�1 � Data Privac Advisor Fomi APPLICANT AND/OR OWNER: • Agree to provide all information required or requested by the P�anning Department, • Agree to pay additional fees {staff time not covered in the original fee payment) and/or consultant expenses incurred in review of this application, and • Certify that the irtformation supplied is true and correct to the best of hislher knowledge. Ths applicant and owner recognize that they are salely responslble for submltting a complets applicatlon being aware that upon failure to do so, the staff has no alternative but to reject It untll lt is complete or to recommend the request for denial of the request regardless of its patentia! merlt. • Acknowledge the Escrow Agreement is completed and signed. • The Owner hereby acknowledges and agrees to this application and further authorizes reasonable entry onto the property by City Staff, consultants, agents, Commission and Councll Members for purposes of Investigation and verif'�cation of this request. • Applicant and/or Owner acknowledge they must be present at all scheduled revfew meetings of the Planning Commission and Council. If an applicant and/or owner is unable to attend a scheduied meeting, please make arrangements to have an authorized representative attend in place of the applicant/owner and advise the City Planner assigned to your pro�ect. r AppEicant's Signature: Date: �C, Applicant's Signature: Date: Owner's Signature: Date: �ECEI Owne�s Signature: U-1 Date: y�l�s APR 2 2 2015 CIT1(pF ORONO Packet Lasf Updated.• Jenuary 2015 Page 12 � 3733 , REc�►v�� �uN o:1 zo13 sharra '� ��is'� CI'rY OF ORONO company + � June 01,2015 REVISIONS/ADDENDUM FOR: May 20, 2415 Variance Application Resubm�ittal Items Ms. Melanie Curtis, City Planner City of Orono 2750 Kelley Parkway Orono, Minnesota SS35b Re: Wyman Side Yard Setback Varlance Application#15-3733: Resubmittal Reviaion/Addendum Transmittal Dear Ms. CuRis: On behalf of 7ames and Kathlyn Wyman,please find the following items attached as assembled for a Variance Application Resubmittal Revision/Addendum. 1. Variance Application(page 2b)the following form attached at the end of this letter to supersede any previous versions of this already submitted: g. Proposed Hardcover Revise�,page 26(1 page}. 2. Drawings: attached; to supersede any previous versions of these ldnds already submitted: a. (3) oopies of a scalable certificate of survey, and(1) 8.Sx11, or l lxl7 copy of the survey for reproduction. b. 3 ea.ch 24x36 format: foundation plax�/lower level plan,main level plan, (2) sheets of exterior elevations. Tota1 sheet count: 12 sheets c. 1 each l 1x17 format 'h scale of above drawings: foundation plan/lower level plan,main level plan,(2) sheets of exterior elevations. 4 sheets total. The aforementioned property Owner requested a meeting with our of�ce and the east side adjacent neighbor on May 23`�for fiuther review and discussion of the proposed plans for their property. They are most interested in a mutually agreeable proposal implemented through the following project revisions which are reflected,noted and datad on the resubmitted drawings as above for your consideration and recoxnmendation.The revisions as indicated on the attached drawings are as follows: 4 6 4 S e c o n d S t r e e t • S u i t e 1 0 0 • E x c e 1 s i o r , M N 5 5 3 3 I p h o n e : 9 5 2 . 4 7 0 . 9 '7 5 0 . f a x : 9 5 2 . 4 7 Q . S 4 d '7 website : sharrattdesign . com • email : info@sharrattdesign . com d�rers � company � � Ms. Melanie Curtis City of Orono June O1, 2015 Variance Application: Resubmittal Revisions/Addendum Page 2 of 2 R-1: May 20, 2015: All windows on the east side of the proposed addihon have been removed. R-2: June O1, 2015:The grilling deck has been removed completely, the grill having been relocated to the existing deck. R-3: June O1, 2015:The service door previously located on the east side of the proposed single stalt garage has been removed. , R-4; June O1, 2015: The aiar canditioning oondenser has been located offof the northeast oorner of the proposed garage addition as it is cuaently located on the east side of the existing garage. �t-5: June Q1, 2015: The electric service meter has been located on the east wall of the proposed gazage addition as it is currently located on the east side of the existing garage. R 6: June O1,2015: The north and south slopes of the pmposed adc�itians have been reduced in pitch to a 3.5:12 slope effectively dropping the roof ridge approximately 31.5" off the ridge; an increa.se of 12"from that previously, shown in the May 20�'drawings. R-7: We have also attached a proposed landscape plan that allows a vegetation screen to be planted on the applicant's property acting to provide more visual space to the neighbor's yard while also acting to enhancs views towards the applicant's property from the neighbor's property to the east of the applicant. We feel that these items as listed above further demonstrate the applicant's sensitivity and resolve to the issuea at hand Let us know if there is anything else you need or if you have further questions. Sincerely, � Michaei D. Sharratt Sharratt Design &Company On Behalf of James and Kathy Wyman 4 6 4 S e c o n d S t r e e t • S u i t e 1 0 0 • E x c e 1 s i o r , M N 5 5 3 3 1 p h o n e : 9 5 2 . 4 7 0 . 9 '7 5 0 • f a x : 9 5 2 . 4 7 0 . 8 4 0 7 websita : sharrattdesign . com • email : info@sharrattdesign . com PC Euhibit B s h a t r a ���.i����� t�.��� . � o � pan ,. � MA� � 0 `���� � C1TY OP QRONO ..� Apri121, 2015 Orono City Council and Planning Commission c/o Ms. Meianie Curtis,City Planner City of Oroao 2750 Ke11ey Parkway Qrono, Minnesota 55356 Re: Wyman Side Yard Setback Variance Application Attachment No.3 of 3 Dear Ms. Cwtis: On behalf of James and Kathlyn Wyman,please find be3ow responses relative to the qucstions asked on the City of Orono's "Practical Difficulties Documentation Form." 1. "The property owner proposcs to use the property in a reasonxble manner not perroitted by the 7.oaing Chapter." R�asonable manner: under the present official zoning controls for this property designated as a LR 1 A two acre district, the present lot size is nonconforming at 1.35 acres. The lot width is nonconforming deviating from the district widtl�af 204' #he entire depth from the lakeshore at about 128' north to Ferndale Road W. with the maximum width occurring through the wetlands just off of Ferndale at about 172'. The present hardcover overall is conforming and reanains so under this proposai. 1185 Ferndale Raad West has unique to itself property configurations that inhibit and prevent reasanable use under present day official controls: a. Property Confi tion se�survevl: The property has 5 measurable edges,with a sewer easement running thrvugh th�e middle of the property, artd the narthern half as a designated wetland. This amounts to approximately 58%of the site as unbrxildable, leaving about .57 acres as buildable which includes the area within the 75' laiceshore setback. Property access is accomplished via an easement for the driveway through the adjoining property to the east. Site grade elevations with respect to the 100 year floodplain only allow for a slab on grade foundatian without potential for either a basement or crawl space. h. Continued Use: Despite these challenges, the owner believes the property has been developed ta a reasonable use and simply wishes to redevelop the property to xnaintain it and to make it better thmugh indoor vehicle and lake apparatus skarage vs. outdoor clurier. 2. KThe pltght of the landowner is due to circumstances anique to his property not created by the landowner." Having lived on the property for almost ]1 years, ali site non-conformities were in plsce at the time of purchase in May 2004. 4 S 4 S e c o n d S t r e e t • S u i i e 1 0 U • E x c e 1 s i o r , M N 5 5 3 3 1 p h o n e : 9 5 2 . 4 7 0 . 9 � 5 0 . f a x : 9 5 2 . 4 7 0 . B 4 0 7 w e b s i t e : s h a r r a t t d e s i g n . c a m � e m a i ! : i n f o � s h a r r a t t d e s i g n . c o m � � � � � RECEIVED Ms. Melanie Curtis MAY 2 0 2015 City of 4rono Apri121, 20l 5 CITY OF ORONO Page Two of Three 3. uThe variance, if granted,wfll not alter the essential character af�e locality." The property will undergo additional development with a small2-level addition keeping the charaeter of the existing structure, including a small grilling deck. The pmposed addition will be added ta the east side of the existing home maintaining less than maximum height, and structural cflverage requirements, preserving and improving the essential character of the locality. The existing lakeside decks w�i11 be repaired wiih new guardrails,decking, and structwe as required to the same configuration as presently in place. 4. "Economic considerati�ns alone shall not constitute an undue 6ardship if reasonable use for tbe property exists under#he terms uf the Zoning Chapter." Economic consideratians are not any significant reason for redevelopment and the granting of variances. 5. "Practical difficulties include,bat ia not limited to,inadequate access to direct sunl�ght for solar energy syatems. Variances shall be granted for earth shel#ered construction as deftned in Minnesota Statutes,Section 116J.Ofi,Subd.2,when in harmony witi� this Chapter." This is not a reason for the variance requested. b. KThe Board of Appeals and Adjustments ar the Council may not permit as a variance any use that is not permitted under this Chapter for property in the zone where the affected person's land is located." This re�uest is consistent with the present allowed uses under the ordinance. 7. "The Board or Councll may permlt as a varfiance the temporary use of a one-family dwe�ing as a hvo-fAmily dwelling." This does not apply. S. "The special conditions applying to the atructure or land in question are peculiar to such prnperty ar 'rmmediately adjoining property." The specific conditions of this property are unique to this property,but also share some similar aspects of the adjoining properties,i.e., substantially non-conforming lot widths, road frontages, driveway easements, and nonconforming sizes, etc. Both adjacent properties have side yard setbacks that are substantially less than specified in the ordinance along both side property lines of subject property. T}ie property to the east is approximately 10',and the one to the west is approximately 13'. 9. "The conditions do not apply generally to other land or structures in the district in which said land is located." The exact conditions do nQt apply generaliy to other land and sttvctures in the District. Lot conditions vary greatly and each must be judged on its own unique merits and liabilities of previously ganted and allowed non-conformities created by ever more restrictive land-use controls. 4 b � S e c o n d S t � e e t • S u i t e 1 0 0 . E x e e ] s i o r , M N 5 5 3 3 1 p h o n e : 9 5 2 . 4 7 0 . 9 7 S 0 • f a x : 9 S 2 , 9 7 0 , g 4 p 7 wabsite : sharrattdesign com • email : info@sharrattdesign . cam '�1' "� �"ii �9'"1 � Ms.'Melanie Cuitis City of Orono Apri12 l, 201 S Page Three of Three 1Q. "The granting of the application is necessary for the preservs#ion and enjoyment of a substantial property right of the applicant," Granting of the side yard setback variance requested is necessary to put this specific property to a reasonable use equal to the preservation and enjoyrnent of the present substantial existing and owned property rights and those rights of surrounding property non-conformities. 11."The granting of#be prnposed variance will aat in any way impair health,safety,comfort, morals, or in any other respect be contrary ta t6e intent of the Zoning Code." Granting of the side yard setback variance requested will not impair but improve the owner's and neighborhood's health,safety, comfort,quality of the iake experience life, and improve the City of Orono's housing stock. In no way is this granting cantrary to the intent of the Orono zoning code and of MN State�Statutes. 12."TLe grsnting of suc6 variance will not merely serve as a convenience ta the applicant, bat is necessary to xlleviate demonstrable difficulty." Crranting of the side yard setback variance reyuested has nothing to do with the `mere cflnvenience' to the applicant. As dernonstrated above, the side yard setback variance is require�due to unique physical aspects of the praperty, and the owner's need and desire to recognize the practieal dif6culties of their very non-canforming property characteristics, and find a way to demonstrate a respeciful reasonable use. Other locations on site for this addirion were thoroughly considered; no other practical option is available reasonably without substandal demolition of the entire interior of the existing home. Hardship Statement: Physical and practical difficulties for reuse of this uniyue piece of property exist relative to present day zoning ordinance requirements. This property would not be a permitted subdivision under the current zoning ordinance snd meet all ofits reyuirements, resulting in characteristics that allow difficulties to exist. Combine this with a pmperty configuration,including narrowness, a sewer easetnent, site access via adjaceni property easement, a wetlands designation, and 75' lakeshore setback which generates additional lirnitations for placement of this addition. In summary, it is not passible to avoid a side yard setback variance reyuesi by the nature of this legal nan-conforming lot and its physical characteristics, and redeveIop aspects of the property to a reasonable and similar use that presently exists. Sincerely, �.__T_ Michael D. Sharratt Sharratt Design &Company RECEIVED !Jn Behalf of James and Kathlyn Wyman MAY 2 0 201a Cmr o�oRONo � '�? � �, 7� 4 6 4 5 e c o n d S t r e e t • S u i t e 1 0 0 • E x c e l s i o r , M N 5 5 3 3 l p h o n e : 9 5 2 . 4 7 0 . 9 7 5 0 • f e x : 9 5 2 . 4 7 4 . 8 4 0 7 website : sharrat # design , com • email : info@sharrattdosign . com ,� CERTIFICATE OF SURVEY FOR .��`�o�� JAMES WYMAN _ �0 yg' IN TRACTS B & C, R.L.S. N0. 397, AND OF TRACT A, R.L.S. N0. 522 �,�,� �„�� HENNEPIN C�UNTY, MINNESOTA �������� ��Cs�° o�' � g ��.� � � �g,��� ti� y1�� ��. ���,� ��`� � �� 4� o�� ���N � �s..L�200.16 �=45°U4' 37" �AL �... r�e Rs2�4 4?y ,� �1 �s . . L=too.00 ._ r``� ' , � ;- '•�., ,c(/� ,-' ` L��97p ,`\` �� OF TRACT�Cr... (' �` ,\ \ �� RLS ND.397'••. j 1� `\ ,` � "� ' ,`` �� 5 ; `\ �' ,�` ,,t � � ` `� ��' ��4�\�\ �,, � �` `` � �5,i�" � ��mr+c�r e 03'6� �/v��m e�• ` .t�� �ob ...:g7' � .+t � ' �\\ T M"LY LOft�ER ` `� N .•�innCT G � N0.707 `` � !o / \\ ` � ; � � � ,\ � I �.. �.\\� ...y `\� � � N f�. L J ��� �� � 2 � �� T r r�C�T�� a �^ �'��� � �! � � � „� � � � ��'o� .� � � �� R 1... S N� a�2 ,,�' +��;,, � � - � �a � . �� o- °�' a� � � ,� � � �� ' i \ � i � � � i � i \ � � � / '. o'�' ' i�� -�--�A� �i�� � � ,� ' ,�.- �� � �` �a � , �/� ' � . ./. �� �\ '`� ; ' � ' �1 �iy_-i`� �� �� \\ l�eA-,�/� .,y, r � �s.. \ ��� \�' � ��� J .� � ��+ \ '�// • r�c' '� �____, "'N� \ '� 'm �� B�tx�� • . � \ �i' � ���` ! I \ DRIVEWAY��,�� N� �n.an f' i�� i / � (F} 'b � \ s ��,',�p-i .�°���1 y'� '� �� /'�6�' �•"��� �� '/ c+.+u�.�—t-� � � y..�-.. ',�� /-'f� �..�� /� 1 � /--��� ` �'°"a--� +�iu(�°� •• � \i' �� / / 1 +n,.r \ ` ' �` -_____-a9— �����' i i Ws�� �xl� ''� ������� � EXISTING h� /� / I �� ,,. � ..�r HOUSE �� � /� �� � ,� � � 4 � �� ,`i piies [-3 /� "j' � � i � f� I"5 �, 1 '��„�, ` ,�/ / am " a 31 � � � � osma �� c � �p '��` m+n /� EXlSTING � _--� �anoM� � HOUSE �4� � ` , � , ' � 1 • :�;... n..,,,'"',. ��� �i�es � _ � � �� --- -" \ (�) \ � ! o ;• N /�, \� hb'� ` b �0 BE � SLT FENC� 1 � /� \ (�7tp ''' �M 9y lIEPLACED(C) / � �� (��`� , ���.` ' �' / _// �i Q ,t.�'"� i� PAVER �73' � N '� .��` ��i i PAroO/ \ S�NTBAq( ��� (�a.l O� � �r/ '11 _ � � Iaas1��� �j�---------� i � 1 �/� ��p�,.i ' � � � �' r.Y"- � L �,�,n � t ��, � �r- /��� /�; �+,� �L�� YF' ,,..� � n�.a � �� � � \ / r N '`\ � i^�waae euu�w � /5��+ 'P \ � /� 9ETBACK L►E � �n lov� LEGAL DESCRIP71pN 0� PRE'NISfS : (per Certiticate of Titla No. 123Q26f) %��� \ -,j — EXISTING o ���� �"� �,\ /y 6�[�'F �rp, Par 1: Troct A, Registered Land Survey No. 522, HOUSE � \��l � �� y 1205 '� .' \Xl j � �r � Por 2: Troci B. Registerad Land Survey No. 397, �� j SURVEY /q �� ond � '/� .� /\ j LNE �SZ' � That part of Troct C lying Northeasterly of a line described as ��� beginnmg ot a point on the Northwesterly fine oi said Troct C, �� ,` / `\ r �� '� � \ � �'I' ����-� `•�..92G.4 CONTOUR 131.5 feet Northeosterly os meosured along soid Northwesterly � \ �g'� r, �E ��y�a line from the most Westerly corner oF soid Tract C; thence /�J '•.� \ t � 5 �i i� h / southeosterly in o stroight 5ne to the wdi�ary low water mork '� '} �S"� on Brown's Bay through a point on the traverse line alvng sw��r u� '•• ��g���$ �rRpg Brown's Boy, Loke Minneto�ka as shown on soid Registered Lond .or rAacr c, ~ � Surve No. 337, said � :Ri.s.No.s�� � � y point being 101.0 feet distont, as measured �` /�� ' along said traverse line from the Southwesterly line of said � Tract C, Files of Registrar of Tifles, County of Hemepin. \\ ��� -�� L A KE o : denotes iron morker set � J V � MINNETONKA • : denotes iron marker found ���� TRAVEI6'[�NE �•OF T11ACT C, R.LS.NO.397 (908.3): denotes existing spot elevation, mean sea level datum \ \ --—9 v---: denotes existing contax line, mean seo level dotum \ Ucoiinq, shown ore based upa� a�i assurned duturT�. BROWN�►7 BA 1 This survey intends to show the boundories of the above described RECEIVED (�) property, the locotion of an existing house ond shed, spot elevations, � topogrophy, and all visible "hardcover", ond the proposed locotion of a proposed addtion thereon. It does not purport to show any �r rA� O,l 2�15 � other improvements or encroachments. v1Y . � cmr oF oRowo � REVI510NS I hereby certify t�ot ,��a �a�, „,�;f;��p�, a report PROJECT GRONBERG & ASS�CIATES, INC. �TE ��s was prepored by me, or urrder my �rett superviswn. �rz -is eran�w�s�oe.�ao ond ttat I vn o duly Licensed Land Surveyo. under the 11-1E-14 CIVIL ENGINNERS,LAND SURVSY�RS, LANU PI.ANNSRS �-�e wm.wm rmtqn�.� .. lows ot tht State of Minnesola. �� '-13 ^q'"��� 1"�20' 445 NORTN NlILLOW DRIVE LONG LAKE. � 55356 -�s +b.i��wuscs Sraw�mn[rc r�voem ach�ao�co.c�erw�v m ec�puQn Mark S. Cnxiber Alinnesoto Licanse Ntxnbx 12755 ��M° 952-473-4141 ����o� � �. � e� � s � � � _dba d� . -�-- a �— �r- —__ �� �s- ��� � �.� �-_ +► �l �'e� 4� � �'��` re d b�/�— � � �� � ��� ���9£�,60oz9 $ , �.._. -- M-- - ci (�,/ a�Ebl '� �' r�� 6.� M £ z Z ��F��8�0 9 � +' 1`' ��1 , ��� „8 ,L g S � $�;..,�- _d' �, � 1 � � ��....,. � O �\ �� ��i to�a��=-� '�` -==,�. ^� � � � '1d,� � / � �°1 . O � �r�� � S / r ,` -____ ry^ rf�,QJ �� j // l , _'�_ o � �� �-- __.,____ �� `��� i � � r •• —'�_--��_� � �,��,� �� 1�� � d�,,, ro�`�( '� �l�� � \�� �~~`"�'-�-(p:�s� _��� J`�� � j �'�,� ��S�1 � ~�6-, � ��---_�I . ���' �_� --� ss��`1r`� `—`"�f � t� � rs� �- ^� � r 4 "�--•�, :� �� ��� �o �-- / J �' -- Zf.s�� .\ �O3j� d,%� �s�\,�_ �J / 1 0 �� � ��b d �jb ��_�/ �� ••�i... � 1 �.� Q �� � 1"'�— �•*ce � �i � �`�� � i� �� � ► � � � � /�w� ,��' ,r`'� ' � �/ � N I % � '��' ��' ��'J � ! rb� -�'�,r�� � � � •a�i.�.�� J S'� � s'8� ���o t___ l � r � � � �; p y � �t �� � �-' � � ��;�� .. .. - -��;�- . ..�,�._ .. tio �a► � � �/i � \ °� • -J � � � r�`�S`� r°�, ' r J� .j��, j v� �, ` q�'yJ�� � ��� � ��t,.�.,�2;,,�'7 �J eJ � Fej � N � ��, �a��� � 1��. `� � � 1 O �' � � -hr�J� �� � � � ,.4 \ � \��d �e� /� ! � �-• �,�. � i� � r ���`--�.�\. '�, � � � �� � I � I �� I I �, ��� I � � �" � � � o�b�j�� 1 � ��' ��, �.--' �,.� ` �a�J� �/� � / °� � �bj 1 \ `�'+ °� b��0 ��� ,�' —�� �a �� �.— � _ � � � � : ��r I .r ��� �� 1 ,�� ,,—' � 1 •••� � _ \�'�^-���_(U'L£6�� /� / 1 t� ' � . �'~ � (L'1£8� `'-~�'` `�1��' � + �•� �• �o ���� � � o�t � 1�'�`�-�-— �wvr� --N-- ��1 t �� 9SZZ .� � ,�g�, — �_ , � '� ,.� �'�. ros 6 �J � l��d�M3�S'- J— ;r�''"`- 7 f� SZZO�! 'p� '�� •+ �' - -�-�, � \ ti � ���: �d 1N31y3Sy� ��,r �^ =.r----��_N� . � e� ��'�b �„,��` (s•sae}�� '•. , , �..:� r -� �eas� � �Z� r - =�--- ��� � � r � . �� � f � ��, � `� ;�"� �' Q �f" f , � � � � ,� 1 j > . � N� `� , ��� l �� � ; ! ' N '��•�' r f 1 � `� ! ` r� (� l �'� .,,. � � � ��� � �..� : � . , �'�� � � � � ..;: �� � � � j� .. :. ; � � 1 � .; !� ..,: 1 l - 1 � � � � �,r 1 �r � � 1 �1 � 1 p �� � � r��� � � � �r `�� + r � .-- - � � � o , � - ■ N � , l � sh�rra - PC Exhibit DQ �e�i �.: � E � con�pan� -� � 4N 8emed 9treet phpie�95i/TOy7! � Sui4100 �:yy�K7,� �. E. �. E. e���,��� s��.e.r,.�.m, �ra�r�� .� r�K..i.ou�e�ev��aoe w� rL K.n��a,�a� °��°�` �wr��. �. �X��C��J� �t acr.eLtv..�as�w.R,r�r I ws per.e�ev.-aa�ra�n.,�ps� �„�.�"`' � _ = � �� - - � � r x'�+' � Y ST �� � rrc exw�, �- `�" " �—_ — _ ��'�'� �. 3� a �4, �. � I i.�..tir 1 - �. Iaer,e�we M.n ua+nr� ( _�Q� �I�OI�GT 7iM�! � 1dQG 11.11KIRdfI, I �' �� Ir I. ,�,,,.�.,,�.�� i"1�G�-I'�... «�,,,�.�„� �..� �— — �.�,� � � i �� � .:: • r sroM e+h we�c�c�s I • �tt�e ow+�e�t�stet � • Y'x iv NCt rrs cuAR to►t�r �.ier'x • M"a N'lILMR��C GSlAR ID�D�ea.x ra w� i r+�m vweawn. ��. % �a 10'fl�1.[YA'ICR �. I � � • !0'1tl x li9�p�171�C AIreA I a I'. 1�r MYlfM�AT ,� . N qq1�Q c � � I , L. Cq,'�T�% � iG � �r I�CI1• � -- - � — � � N701lM�X rHLiC� X ` � 1 � '��Q r � � �� � T S S U E D F O R I � � ����. ~ ���� ' ! � � �� � � I � � � �,,.»�.+� � . ��� � � � � � � ���"�� � 1'� � � � �d I� � � . ��.�,��n� ST01�. ��� � MATW WNl1t/1� L%UE DATE v >�� �S I _ ' I � -.41A11 �roMlL� L — — , o9/lvrcp X �' x �I "t"` � � �: L,4UND. � I , – �� DA I ,�, � �' �. � ,� ,, � � _ _ _ �, � E �. �. �DR�"I. * � :_ : I � i . �- _- -�- � w�n�a�oem oan�cnw+ KEY: �srnr� - lIOPDiFU�no�T10N AMDfeN00l11N0 4!7M{: i PROP06ED LOIJ�R FLOOR � � • o os�.eb�tw �YMAN � � � °�""" HOME m I � 4 ' � � ��� 1185 FERNDALE ROAD W$ST WAYZA'fA, MINNESOTA 55391 1 �� , �i eOClt MQt � � �� A Z � ��.������ .�..��.a�..�n�.��.�� �OlYIICMS301!ikdtt�71 OEfIGN�CONPAN Y.LLC , I � da�� eompanY � � � � Salce&wA 9nrrt P P�x:957.7i73s5 LaaWr.MN SS331 I�fo�h�rnabdpe�s �t��� 4 — � ����� ��� lI ws K..�•�..ww u�.u�•� nidc Rr�a�� I ���_ I I M l�R.rLlV.-NORIII r G4ST IS lki.NL#Vr�Olfi�fLI1�ICf! 1 I ��+�b-lp7-W►fA1���MY , I i — — - w`��"--�z-ar"n�""_'*� i �i I I �t7! *- �`�' I 1 �� f I � � .���^°. I I I I I ,�. � �. �,41"ilL1' �M. � ; �. � � 4��� j �.. �►�� ���W.�,�..,� � , i �IVINCx RM.I � ��m,,.,����� �. PI�OF101ED AODfiqi \\ s � ���ACJf(A�C101!M R � ' I I I. I..����. — I�iT�IM �rrn to ae,m �a � ���������� ' I I A�lG+�RECT -- ri «+Mw�7t arMo�l e ca u.c �T�0.MIl,1/Y i N 1+0��!LtY�I�1\lR.W W 1AQ GOt C �;. I � - OON�AaT.11R'�►IM�Mt?OD NIOrI VlVY� I a'!�!`�iY._�1R�'�6}1.100Mt TO M47CN � ` � C/�e���'Si�Ri1R ������� � � ��r��C I \ ��� Q�� � � � �.� �� �;M°'"""�,I I .�:.:.x � CE w q�rn+anee I � : x "`r ' �:— ►a.c�c�cww r�va* "qD�i c�r.c�.oe�c na�a.1Ew """i' x I rtii x�� �ellai W ��o�af�+ors I � I �RAL GONfIlAciat � ��, x I��L_ � � E. �� II ��� i ' . �X __._ � RD r r-�� }�IP� X � � �N.— � � E. - - - = —I I `+=tJ �. � '�"°L' A°'� x I + I S S U E D F O R ��,� ;� . �' ; �.�TG Cbl ,� �- I I PUJDR. M. �3,4T+�i�M. � � � u�. �x►67�. i � ������ � � *�` � ' � '" "°'� � . r I � — 9�'Nf 7*� I i � , �/ r� // __p�e�p� _ �� I�L'E DATE �E� �>�m a � Y I L J/ r /SA�7o6 X I � � E� °�� x I / / �� I � I / �� ( � �AE011! � I I � I ONO/�OI� i l ! arrovtob R U D A , �. � , � -- x , �. �. �. �. M. cL os�r. � � �„�: , :� �. ���, � , . ���,� � / ', ,� �uai +uLL IL _ � f �.�---� � q-'";- nu�ar a nwips� — —— —— -►-- r��r oae,,.,�,aou - - - �e � 1�_ _ � _ _ _ _ _ _ _ _ �• _— _— _' lxO�OS�O�ODITf�Y�MO RLtIDD[��HG O!7Hfi P1¢OP06ED MAIN FLOOR W Y M A N � � darwm�w °�'°� H O M E m � � 4 � � �O� 1185 FERNDALE ROAD WHSi WAYZATA, MINNESOTA 55391 � 1�Ooon N�tt � E� �� A 3 1 �� ��,��..�o�.��. ..���a,�.un�,.�.�,� �OP��inxt tOIS SNARani[n�61GN L CONr�wx,LLC 1 ._ � � 1_ � �==- �� r� /.-=' •^�.. r' C�er..�. ;- n , __ __— -� �. l- , \,\ _ ___ ` _ comp�nY /� �� �-'-:``:_� l I - /� � �' � % � � � ���,�� /� ' � � �'�:�'�.` „ _ � All.s AT 16�QLf�TRICIION fkZ.IC)►i3 fiAlCL16, i'�]J��� L J �� I � �..'J f `��,�`\ ...�_. �8en�d Str�c P400a 952A70.973 QU11�.�OKif{�q���{,R'TLi�801Q�L �,,c�.� .. �� ��—..�- � L— F�9St7i.SlS � iNS.YC10�Abl�I�lE. �CLIOIIiTOTMi �/�'I-� ._ '� l�l ���� . .. __.._-���� •�., E:WWr,F'IIVl5331 hvntldesl� �! �� � llV'`�,. �� p.to� ♦ �— . .....,_. .__ 9RL pt Q11 _ r�r��'�� � � ��-� -�-�-_.:,i� ,,, - _ — �� --- ---._. — __.� , I�� � I II Y i�i�� _. ___ _ -- ._ ._.._ - —, . ..__�..I_ I�MTIICL� � --- - __ '� � - R.PL+Lqll!LLvl1.-0RAD! I� - -- ' � . - - _ �i�1 I II 1_i _ -- I r- _ : Ai R,rl.+1iAN IJVlL�LITlJ� \ II.�� � � �� - � I � A4 Dff.litK-NOItfi1�L�T - - � ' � � � � � .� ncr.aev.-sairw ru�ae� , -- i � _ ; _ � � � I ; ' I ` � % � \ / � � � �_ _ -_ � i � _ _ ,... —__._ .-..- ._-----�—�--� �'' � ...g�� __ _... _ _._. � �U..—�--.�J--' � I�'QDROOR ' '� r_ —� _.� i ,� _ � _ , � _ . _r�� �� ��� � l' � � i �� � , ; 1 � , , � ; � � �; , _ � � ' ! ! ,� ' �� - ---- . � , _ ---� � _ rwa�ct TMrt .� _ _ � � -- � . _.... _�_ -„-- u ,a�„n,,ae � --- _ —, ANcwnlCt ,iva o1�� �r:r I 1 �na� t I __ i _ _ _ ___ uo�'�r�w+uw�ro -- ------ �.or.a� _,.. ___ ._�---._�, � — TI _..,�. � - - � --� ' � ; awtou�w�wn% �.eo�rw.x x iwiws� x � � �O�A!CQIf!l�GtA! oa�Wir.x i PROPO��D PIOR'rH ELEYAtION -- '°°"w'x ��L»r. n� x /' � �— ��u, I S S U E D F O R o i -a u►�- � � Al.�AT Id10C�L11�IGfION NC�JbNii4bCyy, `�` � CAlM4 ib�r��1i001����D4 Df1MOR rpW� � A�401[�Y�DMbL[ �0.Q1�1ID ff4TQ1 � �\ Bllt.RL C�.K _ f-a R°�� ►a� .�ornaq fe�1LLNq�eiea r r,wrr R.a+s F ���c7q �s 6 �.�M ImCil1� - 1:�6UE DA7F. ���j����o`�u.V OD/IBRW i W/JI/�06 )( i Y osrrorseb x 4 � �a,,ov��e D i I a � i _i, � w�cw Roqe ,� �� - � �� � `� `� y/� I `� I CC� P10�0610�DOITION 1NO Y[MOD[uNG O!iHL. 4� Z - c WYMAN �_ -=l .. .. �� � ��,��.�,� ��. H � M E , n�orae�x-a• �`�' + � '� WAYZATAN MINNESOTA 5 341 � ` ��I � eEw i KN9lawanw!Dk71W�l'� ` -- — I I � � I �OrOSED EAST ELEVATION � � rA 4 �� o i t � ,������..�,� e�..mev�nmaas.�u�no�c�r wowruir.uc QOl1lIGHT]I]t 9M�2[AiT Dl]:GM!roYIAMY.LLC . , i Cl�neS � � - , company -� /� � !r i ,/ JI ~� TI �61 Seeo.d&rvt rio�e:fS3A70.97! � a I I �� ` � �'___'_'__' y'_INi`_________ ♦ Scdbel00 Fn:�S3.7675� � � � i t i ��4br.MN 553JI fai��h�mddeaip.oi —�S\�� a�a.wt a+� �1 � � � � � C, � � �.a wr�r ow�nw+cnw►ru►�c �'►�a a.a�, � �T M�lt � �\ *ac+�e, rca�r�+�asn� � � � ��+a��+voow�'.Yo� meu � a ' 47 �L.rL+LdRI!l,lvlL.d1��0/ rwlrr K.an � As PL.1�L.1�41N LlvrL-1r1�llt � � �':� +f J i !1 _J �. � ,� �i � � � A4 mR.RI.�VrN01tlN�WT � � � \ il � � b EM.fLlV..SOIl1N[4.,I�Ipf.J � I � / '� '� i � � �Ii � � � I 1— � � i � li �� , i � ycw�Rme 3� i i � t I � i � 1 , I �� --- \ I / \ , i , ,�� \ I � � � � � � ' \ / � ' ?!,y°I \ / 'i � � �wr Roae ' �'�rr°�iui�rr�,� , e��olnc �a oeatN�, I I i i I I � s�t cau�w��a nR4�� I Dabn+a c�x ( � o�xN4 Nro�.� I aiau.-n�r�oisn, ab�arar�o r� '�'° oorr+wr.x ' � I I I I I ! + mwr.�cr. x Dtl�7Nb 1#Cfi� ' /�lIY I{DPITIQ! � ��� •F�~X — l71ai7�r+�a E'�'^'t1oN w1ae� x � ' � � �� — � �c�rwaeroR PROPOFiED 50llTH ELEvAT(ON ' ; �'"�^ �A�- I � � �k .r , � ��'+� r►�w�. x 01�� I�S U E D F O R 0 ������ z�� �t,�nA� �� ������� osv�.o.A x ovivrre X osiier+ew Or/olr+eb A Piofo�60 ACDITION ANO�EMODLiiNC Of TNL: WYMAN HoME 7185 FERNDALE ROAD WEST WpYZATA, MINNESOTA 55391 �1 A5 ���: n/�NUOOISYIM].IIOf�W�1�4DDII�IOIm�YIIYd/fffi b�a1AR1M@�T�I(�111�Tro�NqlD�I�,11'LG �O�Y�IGNTi�tf 6NA�lAli ou�CXlCOMfANY.LLC � �� Q . �,�.�I�� := � ' � � �A��� E�.�� ►... �� � � �.A ��i� • S■ r.,� +�� .I_ /� � . , `� • . 'I��� f y! � R_ •�~ ��� I \' `�) �� .�'. �� .s w �:�_ -,._ �,. . - .r �1� .� � L � J � � ' �� �, �1 �►' � - � - -- -•� -- �� , _ - '���'►,��� -�. ,.;�;;, , . ...... ,�,...- .� � --. . _ - _ � - _ .. , � •� -�-Y. � • I � w � ► ^' ��' i I �' rj �i ' � �— / i+ . . �: �* ' _ ,.-�'- ,� , _y-� � ,,� , � "�. ,�# _ . .,.... --' 'r �� �� � ��� .�t � '�'�� , .i; -. . ' �� � j l+�. � •-��t''��"� �� � 1 ` y {- � / - ,„.� , � � � . . _. - w � � _�,�-" .a-'.' �r,,r�/` `� • �---li.� � .9��. �'� �t . �� - a.r� n,a � .. � •�. �tF' �� � a 1 - *' ' o, � J=." �1+r�G , ,i �� I �— s.t'Z ' '�� r � :. � �� � � � 'f � ! 1"����t —�<— � : .' � � �� u � ' '-.,�a �►► t"f 1�w��, � ��_..w�"�� F+ rr � . ..� ,.� � .�. t-r� � wi � i; ,.�. �.�ie' �'`T��* � ._— � .� ; -- . , , PC Exhibit F �ity of Oro no ���� Hardcaver C�I�ulation V11o�rkshe�et Property Address: ;� � c //8S FE�P.vQ��.F' .Po,�D Lt�! �Gi�Y�'t�,v . '' =N��` Prepared by: �RaMc���QG f.AJ`1'OCt.t7�-f�� ��te: //—/�y Si Stormwater Quality Qverlay District Ti�r: {Circle one) er� �1er�2 TEer 3 71er 4 �1er� Step 1. EXISTiNG FiARDCOVER ]n the fo!ow�ng a !e ldentify aN items af existing hardcaver on the pr�petty;keyed�y le#ter ta�ertiflcate of SUivey(survey must accampany this foTm). Use as many�liti�s as necessary to aecurately depict exis4ng hardcove��status of the prope�ty. �or TJer 1 praperties,iden#ify any features by letfer whfch are s�lit at the 75' setb�ck line and calculate hardcover s�uare foC�ege separetely fpr eacl� portion, Key to Hardcover Item (Descrlbey Length x Width rota! Surve ,�5 uare F�ef . . Exar�1e.. :� e� ' ' . - ::::. :,;- .. . . ... , ,. .. ,. , A �� ;,�.�.:::.�� ` : ...:� �S:F` 2 SSG S.F.` 8 � S.�. C .. .. - � S.F. � S.F. E r.z s.F. � � oRiu us,r .. _.���.�_,� H r9o�G.tQ r � ._��_ S.�. I e. �i �� S.�. � •• ^' •� • � /? S.F. K GvG�A G�/ — � y2 y �.F. � �_S.F. M � � S.F. N S.F. � •S.F. P � � ��.F. Q �_ S.F. R , ..,�...__ _ S.� S ��' S.F. � ' ��' S.F. � � S.; V �S.F. W , . --- . ._ S,F. X � ' � S.�=. Y � S.P. Z . ___ S.F. �9 Total Existin Hai dcover g,�=, �X_�7cicf'�:'te� �cl�+'�4�. ���" 'lt ,��"�? _ �� . . _ ,-����.� - �� a �E'*t.�r/,�J/C-" ��1�! _.._.�. _. ....�,� 5•F .. ., .. � ....r.:..�!.� �.F. ,____�- t•+ .. '� . �____.__--- ._.—�-,`� c.F� .�. - -._�_.,....... �-_____.s.�� - _-_ _.�...��...__.... 2 Total Excfudable Nardcover ��;��S.�, �._._._.._.___ , �3� IVet Existi� Hardcover [5ubtract line(2}iram line(1)� ,�� :g,�, �4 7otalLotArea ,�„� � �^' . `�� -i`��.f' _..._..._ ..�"3 �' �,. -- ---- . —. _ �._.,...�a.. .....r..�.,,,..,:. ExEsting Hardcover Percenta 7 �+j �+,.; o� �E���I�'.�D - _..__ _..�,_ _ . .�..... � (!'r�posed :-�,.rc1�r vr !��x�'t �����=) APR 2 2 20f 5 �anuary 8,�U13 � CITY OF ORONO ,� 3�7 � � � � N � � �� � _ � �� � 1'�� "� � � � � � � a ,� n �Z � �'4 � � .�,-< x ��c --� r��Q -ooz � r- � � — x � � mvnoon m �, .., � t°,� � `�� , O � � �' � � � � � �� � � �' � ,-t, �. _ �° m � a � � � � �' ,� �' °g. � N�• A � 7a c� m � � � z � , '� �, � � 4 � � p � �D c � c .� � �. _ � � m � � ' 0 � � � � ''�,�' � � 8 a '' � � � �� � '` `� �. "� a ` �' S � ��' � � .� �. � � � � �, �� � � � � a � � � , r � � ` ; , `, ' $ � � y� `� � � � �, � . , . � m � = o � s°�. � : � � � —� � �} � � � .; 3 �� m � � �, � � ��, � � � � .. rt � � $ �° � ` c�' 3 � I � � , � � � �� � � � � � � , �- � ti �, y � �' � g. � � � � ��' m g � � � 1i � t"� ^ � �� �� a � � � �� � �.�. � � � � � � � � : ; . ; . . . -� �� � -- �, �. �� o I' A � � � � � ; � o� � � � � �, � { I a � � � � � ' �1, o � Q � `� �y g, o . - `i a -a � � .� 0� 't7 �.� C,�+ � M � � •1 r � � � �p� � !s. r.� � a � �. � � N � � : � ,� � . � � �� � � ��o�'�..� . � j � � t � ; : a �� ��� � �e .. i � . � � ��a� w � ^� �A :� � � � $ � � '� � � � � � m � �•,� � � �. � �, �` � . ,� ► � ! � � a m � �* � �'! � o . , i a � `� �� � �p � •,, � � a ; 4► „. �=g � � ...,. � `` .o � .� , R_,, k � ,o � � �'$� n�, � c�+ , _ �,�r� ��N ' i � `° � p� {b � x� �. �. L, fA tA Cn t!! fl! � Cn C� fl: Cn;��{G� �� J) C4'CA f� CA(A ffl � � tt iA �' ` '77 T, 'T1''Fi 'Zi 'Y1 '�1 Tt '�7 'fl�F Zi 'R :7'ai?Sj.rS�?I ;ti 'YI T ?7 "1} `�i �7 �1 T �'l�1'Ti ti7 �1'►"i 1'1 'TI �1 `7' �.;� i � } . � - PC Exhibit G Minnesota Wetland Conservation Act Natice of Decision Local Government Unit(LGLn Address Minnehaha Creek Watershed District 15320 Minnetonka Bivd Minnetonka MN 55345 1.PROJEGT INFORMATION Applicant Name Proj ect Name Dai�e of Application Jemes &Kathlyn Wyman 1185 Ferndale Raad W Applicallon Number 4/27/15 Wi5-18 �Attach site locator map T of Decision: � Wedand Boundary or Type ❑No-Loss ❑Exemption ❑ Sequencing ❑Replacement Plan ❑Banlcing Plan Technical Evaluation Panel Findin and Recommendation if an : ❑Approve ❑Approve with conditions ❑Dany Sammary(or attach): 2.LOCAL GOVERNMENT UNIT DECISION Date of Decision: 6/S/20 i 5 �Approved ❑Approved with conditions(inclnde below) ❑Denied LGU Findings and Conciusions(attach additional shaet,s as necsssary): 7ames and Kathlyn Wyrnan applied for a wedand boundary and typa confirmation for ti�a wetlands Iocated at 1185 F�andaEe Road W in the City of Orono.Legal description: SW'/s,Section 2,Township 117N,Range 23W {PID 021 1 72343 0025). A wetland dalineation was conducted by Svoboda Ecological Rcsources on 11/5/14.A complete delineation report was submitted on 4�Z7/15.One wetland area was delineated on site.The wetland was classified as a Type 3 shallow marsh that transitions to a Type a floodpIain forost MCWD reviewed#f�e boundarias in t�e field on 5/28/15.MCWD requeseed an apdate of the wetland boundary,which was submitted on 5/31/15.MCWD was in agreement with the updated boundaries and types of the w�iands on site. MCWD approves t�e updated wetland boundaries and types as documented in the updabed delinee#ion report.This decision is valid for five years.A firture project Iocated on this property rnay requae a permit from the MCWD. SWSRForms 7-1-10 Page 1 of 3 For Re lacement Plans usin credits from the State Wetland Bank: Bank Ac�ount# Bank Service Area County Credits Approved for Withdrawal(sq.ft.or nearest .0 i acre Replacement Plan Approval Conditione. In addition to any conditions specified by the LGU, the approval of a Wetland Replacement Plan is conditional upon the following. ❑FinAnctal Asanrance:For project-specific replacament ti�e#is not in-advance,a financial assurance spe�ified by the LGU muat be submitted to the LGU in accordance with MN Rule 8420.0522,Subp.9 (List emount and type in LGU Findings), ❑Deed Recording:For project specific replacement,evidence must be provided to the L(}U that the BWSR "Declaration �of Restrictions and Cavenants" and "Cansettt bo Replacement Wetland" forcns have been filed wiffi tha county rocorder's office in which the replacament wetland is located, ❑Cred�t Withdrawai:For replacement consisting of wetland bank credifs,confirmation that BWSR has withdrawn the credits from the state wetland barzk as specified in t�e apprt�ved replacement plan. Wetlanda maq not be impacted uatil aIl applicable conditions have been meti I.GU Authorized S' ature: Signing and mailing of this oomplet�ed form to t�e appropriate reeipients m a�ccordance with g420A255, Subp.5 provides notice that a decision was made by the LGU under the Wet�and Conservation Act as speciSed above. If additional dstails on the decision axist,they have been provided to the landowner and ere availabla from the LGU u n uast. Name Title Beth Brown Permiifing Technician Sigt�attue � Date Phone Number and F,-mail � 6/$/15 {95z)6A1-4504 ebrown aQminnehal�xcreek,org THIS DECISION �NLY AFPLIES TO THE MINIIFSOTA WETLAND CONSERVATTON ACT Additional app�ovals or permits from local, sta�e, end federal agencies may be required. Checic with all appro}uiabe authorities before couunencing work in or near wetlands. Applicants proeeed at their own risk if work authori�ed by ti�is decision is started bafore the time period fna�appeal(30 days)has expired.If this decision is reversed or revised under appeal,ti�e applicant may be responsible for restoring or replscing ail w�etland impacts. This decision is valid for three years from the date of decision unless a longer period is advised by the TEP aud s ified in this notice of decision. 3.APPEAL OF TffiS DECISION Pursusnt to MN Rule 8420.0905,any appeaI of this decision cen only be commanced by mailin,g$petmpn for appeal,including applicabIo f�ae,within tfiirty{30)calendar dsys of the date of the tnailing agth�s Nabce to the following es iu�icated: Cheak one: � Appeat of an LQU st�.ff decision. Send ❑Appeal of LGU governing body decision. petition and SO fee{if applecable)to: Send petition and�500 filing fee to: Minnehaha Creek Watershed Distrtct Bxecative Dirxtor 153201VIinnetoaka Bh•d Minnesota Board of Water and So11 Resources Minnetonka,NIlV 553qg S20 Lsfsyette Road North St. Paul,MN SSI55 BWSR Forms 7-1-10 ��2 .,r o 4.LLST OF ADDRESSEES � SWCD TEP member: Sta�cey Lijewski—atacev.��iiew�ro. ��in.ma.ns � BWSR TEP member:Bea Meyer—beamere�slate.mn.u� ❑ LGU TEP membcr(if diffea�ent ti�an LGU Contact}: ❑ DNR TEP member: � DNR Regional Office{if different#han DNR TEP member):Brooke Haworih— brooke.h tahe.me WD or WMO(if applicable): � Applicant(notice only)and Landowncr(if different):James&Kathtyn Wyman— e.'sm a Members of the public who reqnested notice(notice only): Consaltant:Frank SWoboda(SER)— fraeks tio�a.� � Cfiris Mattson(GYty of Orono)—g��ta�.oroea.ma.�s Corps of Engineers Project Managcr(notice only):Melissa Jenny— ueli�,no�.'e rsace.artev,mU BWSR Wetiand Bank Coordin�tor(wetland bank plan applica#ions only) 5.MAILIl�TG INk'ORMATION D For a list of BWSR TEP representatives:www bwsr.siate rnn.us/sbnutbv�rlw�erkar�e�s�C,� a�eas ndf ➢For e list of DNR TEP representatives:www.bwsr_stat�mn uslwetLg+�ds/�vc�DN� '�p �� D De a�ment of Natucal Resource.s Re 'onal Offices: NW Rceian: Re 'on: Cantral.��g: �hern R�: Reg.Env.Assrss.Ecol. Reg.Env.Assess.Ecol. Reg.F,nv.Assess. Reg.Env.Assess.Ecoi_ Div.Ecol.Resoarces Div.Eeol.R�aurces Eeol. Div,Ecol.Rzsources 2115 Birehmo�Beach Rd 120I B.Hwy.2 Div.Ecol.Resourccs 261 Hwy. 25 South NB Crrand Rapids,MN I200 Warnar Road New U3m,MN 5b073 Bemid'" MN 56601 55744 St.Paui MN 55106 For a map of DNR Administ3rative Regions,see:htt�:/lfilcs.dnr.sMt�e.mn.usl�uWn;J��ions ndf ➢For a list of Corps of Projc�t Managers;�vwvr.mv».:usace�.�y.tniU�gat�y .� ���g� or s�nd to: US Army Cor�s of Engina�rs SL Paul DistriEt,ATT?�i: OP-R I80 Fifth St.East, Suibe 7Q4 St Paul,MN 551Q1-16�8 ➢For Wetlsrx�Bank Plan applications,also send a copy of the application to: Minncsots Board of Water and Soil Resources Wetland Bank Coordina�or 520 L�af�yette Road North St Paul,MN 55155 6.ATTACAMENTS In addition to the site loca#or map,list any other attachments: �Approved wetland boundaries ❑ ❑ BWSR Forms 7-1-Ifl Page 3 _r., �.�Q^ � �f�•,���'� ����` .. �� P� ��..w y ��� ���`��.• � ,�,� �,� ,�t ;, ; "� �,� ��J r�� x �i ��l,. �1��� �af"T • • �e '7 ,,.� . Fy���, �� , � � � � �� �,,�_��;F,, � . • �,�,�{� � � k�: �> _ ��`�ac° �"' �'' �.��� ,!� �. �. � � ���� .r ���t , i � a. � ���<��"" f �� •�,,�+��► �'. ..��°;e�,,��,�. ., �r t �,����S�o- ��„ �� �s J���,/ h/ �C.�m;,.'�',Ai " .P +r � �-,e+� � 'd'��,""�.�+ �y °� '�,� ,��s+�"� >r,� ��� sr� ;� ,,r+�' a�'�" A.�+'.i� .�}����� � ,/�- � * � . .��, �+1, /` � '{`��j!�.' �"'•� A . 4M �`/��tC4oj, R:?�.rC'�.A� �.;F x�V �'!� ��� �� �v ° . p � � "�� yi°� 1.+ f �t , ,� ;, � � y d"-. _�' � 'r�.; ,�rt. � ���p ,�'r�'+',,I�`•* �, ., �f` _,�,��d y�,�i!'rE' ...�,, ,_�+�.+#� _�'ti ,_� „r "�,,� se � ,r� !�� �"�`�/' .� � � .",�! 'a .`"��� ;�a i s ��,��It` �r: �F „a ' �`� � �� � ar �a6.�. w�� �� _ � q � � �M` ".�" � ' � a� i . �'f— ,A 'rw � .� � f . '�� .r- .� ��� .rp. '+�,�k. '� ♦ +� . ,q � �'�',�.- ,},: ���, y� . ��, .� �� � �,,*� a�,�,�� �r.� ,.t .s r���t � � `,�� '� " . . � `� � * � � r,�r�� ��. � � �� �" �"�,�' .'� • ,� F � � �' e��' ! .,�. 'x. ,� �. s�'.;� � ��, ��`-��.,��� � '' ��� �r �� ¢, �r� � f >��,� R►��' ' � � ���• � x � � �'� -`+, � �" �., �, ��,.��, �,�; �i` �,,� �'�. �,r� ' �� 4 � ,� '� �i ' ,�.. ' �, F�' . ` ' � � `. I �� �� � � ��� �� '� ` �C G ' ��`r ,,.�,b,�'��� � '�_ ,� � �I� I I� II I I �^ .� � ' �� � � ���I 1i� � I I � �w 'vs�'�+����� �- � . 1 �.'�i"�,s � �,�'�,�. � ` ..�'��.�a� ��' . . ��+". �� � .� � , . _ �,�: „�� � „ x' ^ �,� �.��`� s�'',�r � �� '�r ,s��"�', , � ,, � ���, � � �� � . Y f � {,�` �I'.�„ > � �%� �if ��y '# ��. .tl�✓ .*, t•�* M ;� ,r . - � ��`'�� �;;:,�� ��-x. s � � h=�� . 1 ♦ ' if •. . ,4 ' .�, . � � _ .�� �� ,� ,+'�. _ . ,��il��:,+ - s .�'��,F;r �.� � '��'���d/� �+� -� 1 �, . � ..� +�����, 4 � �jy °� .� � *�• ''/ �� "s�,,A�",r'" I� ����' ' ,�.�r `,,��"- _` r�►"'�'���, rJ.hn�. � 5 ' �e � ,�f .�.�' .e . . �� �`�`����ff M.r ��� � �:�'' .g ,�.�y�►. . � r Fi,I�''�{.s�` `,' ,�,«`,�� •��' ^''/�� �F`"+'�"''� <� �,��: �� aP',� i�'.� � � ,� � J�'Il.• , f.�}� �' �� ,w�..'�,;,,�;.r��g} � �'`:.�t . �'"�:A* •�;�j_ •�r'.-` ,^.. �'R`�F' ���� ��"��j�..�/� ��/`��/r �'��'��,, � . � � �`�„� � - �+���� .���.��'' .f :� . e",t+A� ��������� � ��'�. '�`"�. ,��t".,n. ��''� � �s ,�ty�A"�.A�# �"i�"!�M� .� °`� �` � `/ r»`' 4 ��'x• � ^° ,'" =f�,���`; .'�4'C' 4 ,c�� �` ,�; "Y�-�` � • - .t�i ..��C����` �' -'�.�"�. 8 `, � ,o . wt� ��}r +�,('� '¢ M� ��,P���j� 'e¢!� � r 1 � .T.r �,a(#� �/�' �#�� °k�' f � �'Ja`��.e'E I� �� �r �?g��' �3�`���`� �;�'F•?'� I��. "'d��','fv iP,�`.���� { w��`� � ,f `;'��� �a ��,�'` K �,"`�A'��,�{��,� �_ �� ,�, �;,..d9i./��d ` �. S� 'R �y�� �� � ���� �f���..� 'r'"�,�y,^'f:� t�'x,* , y y�'����.s. ' �'�" �:.. �q��'�, �- .._: ��' "� '�`*'��� '� x`b:�°�� a� ��. � t, �„��e". �t, .� �"�... � �� �j �,,� � �.1/°A�!��� ��'�" ,s .� �"��Yr� a ° r�w�' �IR`�,�Ff�(:�d'�"r�'s_ , �� ���`'�' ad � $ri ,0� ..�rt, �`'� �v �'�i4 �' � �+I.;,�p� �,.8/K � t � ,�� � � �t,r'r$ �M ��41������ k�' ���./�",��,I��` f� � �y� �'� ,� ��,p� � '��� .� .. �t f' . ��� ��'�.:� f,.�€ra '�"� . hl!1"-.''�i ¢1 �.. � ..� ��Cl��,'P'EP� s �f �' •�'.� e �,�. ./'��. � � � 3 If ' � . ! 1 4 � ,�� •. �. . :��.: �..,A� .Av :.�,/�� � , e �r I i ,f�! �, �/ �t Ap'f`�%q, r��"�'y'��,�����,�s'T� ��.�` . . .. �. . J1 � +'� f{ h��C'tf!?��': 4 /�+/� �� !�� ��'"�r �a�" ,,�r � � r� �y r€ �;�` ,,d�"' �,✓��j .j�,'�" �.-�',,� ��`� .� ;�� �";�>� �', �,�ai �' +����r „✓ �<.�Sy!" � � ; . . , ,� � e�� +���r '�f e.�� g ;+'�'�`� `• � .rx' s.� " . �'`..;��` "� ti'$` f �' � � .d � *,�wd�'' ���`..�..�4���ai�- .=� .���;f' '`�:",� �!F .;,.�,/.�rt p '�T ,� `/'�- � f : _, ,yX' �' . ���a � :1'�tp,�.���/�/I�' ;' �l /�: ^� f�./�."' ( ��/ F � � �(6 �.� �'(� ����' .�»��� � '�ji'i� �. �Y�f�� /.1.., f fY�� � � �i�' " ���,,4 ' w � 4, � �,,�` �' ,>"� t^ f ��;F',,�j�: � �I , , �, /� w.a�:._..___ �',s�=/y,��� . . ��.rf��,,�,,��'�,�. . . � � s Jr r �� . ./.. w . , ` � �� �� ,�r,!� � .;F '�j�f` �y � Sample Po�nt � � ���'�`, , �� �', � fr��f .�- � �; � < ��. r � �i�, ��',���. �. ,�.�.. r f /i:.n�'� r.. i Approximate Wetland Boundary � ° / f�����0 �i' `` � � ,� � �/<_f,,..�/ . �E-�F� F/i, /Q �i� ! o`f.'+ � . r � , � Approximate Parcel Boundary � ``%i`�1'`r'`��;�.� ' �` . � �f. ,�.� � . . � � � Soils � ' � :� ,_�_ ��'� ��, ���':;�',�,;-• � t � _ . HS/C�fIC ca: c��� �' ,�J�''' r �f�R� �i r'��f,�fi .' - Not rated or not avadable ;,��,,��-,� � ,. . ti f��A�,,fi�.r�.� s Predominantly hydric �%��"',�/``� .' t . . . .. m,^f.��f",>Y J� ! �/���f"�'_ .• . '" / �. . � "i'117N R23W SU2 wetland Boundary and Soils Figure 6 Overlaid on 2014 Aenal Photo i nn� w n�� �� y .�, r `' ,S� ' . . � . ;, ;..�, / : . . y .- : � j, � . � ' � - �: � - , , `, 'a�� � � z � ,�,� - ~t s' ...��, ''�� * 't`-� , t �< . ,"i ',� ; '� .ty � "r' , '� , ,a � �O � �' t . � �'�- .-r..-- : •,. , - ; ,,J;"..; � � -r: � W � , ( ,.. � Yi '� : ' '��` `t :V .� �t°� � � �'' : - � ' . � �.'���� :� :' � • ��' � . �� � � " ' ���, . . .��,:: .. ..�� 4 t ; ''`�� ''t. �, ,� � � � �' .. :� �'' � � ��r.> � • �'.."_� �. , ; � � j�, � t� � :. � t� ; --;`�•y{ t � �� p i , r � '1.� � y.`s . I ,�.� �f,. ,w^j �. y" � - r� t��'s� .►�; ~ti. �'� , ..1:+ .1 �.�..� Y .� ��r� ` ! � � '� /�r � :1 �- � •��a� ' �. '� O 'I ��..i'a� , �.� ' - � , .,� .,� - �;�-+�Y�. �`J �� ..1. ' ,i 16, 6 . b !�` � `u a .+ ) ' . '1r.. .I . � '�' �� ' .:�3y�r.y.+� �••� J;-- �• '+�� _ .�t i ('1. ��•� � 1� -p �_��. � . `• -a� -M. + • � �. - � -'�.�..'. ..� �..� e " '�'�„^-.,� '', � � t '�, , '�" ��, „'�,,• �`�' � . . .- •-',�«.�� ' ♦il '��.M• • t . � ...� . �• �. �_• �� F O ." _- r�' ��� La' f ' �"„�.,, '. . � +� j�r' :�Y, � � . ;� . .. , . t�7i �i -� r•;,-„ - � . �t •�j � �� . �' � '� � 1.� •`,•i': ���•� ��� `` � .\ ,,t �; � O �-� .� f � �\ ' � � ti ", '� �, � 'i 7�. � ��c , .y.(,,,,,,,,� G' Z � � , - r f � • ��' *��.1 - �.• * "{. � b � f�+ � � � • � ''�� 'l ' �{ ` ��.t ' ' �� . s.. ' . y o � � �� - _ � � ,, ..y �� `ag y � '�� • `,` , ,� •.Y� . (J� `.' �, �f .•: 1��• �,, . � . �=y": J/•'''��;f tv Q 'U � � ' : , � •ir.`P� "♦ . ` � �� � ' . � � • �. ��.:�.f�►;. 0 �� � =A`�.' � � 9 � , � ' � • �. � .• �� ? - � w- � �`�1 ' t 1' �.�ir�� � ..r, r� �� �� �'�'�� �'.`•�r. � 1 N+. =r �. � . i �_ . � I = 1:"C _ • !} �J t,.' � A ; �.�- ♦ ���y . . '4r�t _����• �,l ^. • � .�- W � r, n .` � •�� ' _ . � � � .Y... •�� ri.� ._ `- ♦l� �� • 1 '��� `'� ` r�, �r I•�.`'1' .`��;:�, ��'�....y 6 � -.,t�' ,! � � � � . �.� .��.. . ' ���� � � '�' •Q1�' I �Q ' � � '' .r�. � '� �s'� � ��' �..♦ 1„V c,�� • 1►�- � , y� •�:" �,, . ,�` ,, . `�'r. !. z `+ r� r: � �' "s i � � `�'`�i� 114 � ,* �v�' Y-.A � D �.�.,_�.... ( ,�,_ '. � N{ �� t r�h�r_� � q.+ t ' � ���. O r�• � ,� '� '' 1 -�„�-.�+ . �i - �.i+.-�.-. •-.�.-.-. +. ..T. � . "' - + � 'r i s y t f i . 1' �3��:i .y. . 's� 1 . '�..,,' � .. ..a �> ; . . . •�-5',. � , � .�' i . . ., ,� _. -----------. --�{��t1�i�.�� .w �.,���a.._ _��_ 1�j� 1 , .,. : � , ���/j'� ^;� ",;.`r�,'� .��' i*' . . � rt�rt'fi i��1�cY �.... �1,,,,,,,.jy,,,,,�Y • � �� � �r, :p+��;. ,: , 1� • � � .. _ ' • ' �� , �,•�� ��i'�+ '� ... t - L,� 1 `� . •; 1 ' . � • � •�y � � �y ;'.i ! �''� � V� �'. , � �.; • ..y �, O �!� � . ` �• r� ' c —. ' ' • t r� �� �-,a� '��' ^' Ir• • � " � �• •�..tif � '` ,�'�Y i � .,�"•� � -.. ��:L ,� . ��• �' ... � + � -�.. . � � ,. � � . d , . '� .� 1 . .� - - ' ��� . . � " - : � �, •� r. �-�-. p ... � . - � - . • n a. . - f t,,,_ � � j ,1. 5� � �p � `�- f�� . � �. ♦. `i Y • �r-� r►f' � S-F: a!'":C �—. r , i •�� 'h. t ., '� �� �i G�. �D � . 1 rf��• �- � ` �•„_"� � �`. e . ! + • . t �' � O � - • y T t�r�{ , . �' t i; � � � � �"► �/'� . '�--F� ,�,, PC Exhibit H �Oj VO C ITY OF ORONO .1 � i y'�, Street Address: Malling Address: Telephone(952}249-0G00 �,�, G1, 2750 Kelley Parkway P.O.Box 66 Fax (952J 249-4616 l.q S�. Orono,MN 5535b Crystal Bay,MN 55323 f www.d.orono.mn.us kESHC14' 4 lune 20i5 Michael Sharratt Sharratt Design Company, LLC 464 seco�d street, sre ioo Excelsbr, MN 55331 SU67ECT: Zor�ing Application #15-3733 On April 22,2015 your variance appiication for the property at 1185 Ferndale Road W was considered to be complete.Your appfication was removed from the May Planning Commission agenda at your request and is planned for a public hearing at tf�e June 15�'Planning Commission meeCing. Therefore,the application will not be before the Council for action until the July 13�'meeting. The current deadline for City action on your application based on the appliption completion date is June 21, 2015. Based on the date far flnal Councif review and approval the City Is extending the time period for City action on applicatian#15-3733 under Mlnn.5tat. § 15.99,subd.3(f}. Please note the time perlod for action on tfiis application is hereby extended until August 20,20Z5. Your appficatfon is scheduled to be before the Pfanning Commiss[on for their initial review on tune 15tn Please contad me at 952.249,46Z7 or mcurtls�ci.orono.mn.us if you have questions on this matter.The City Council agenda and staff report wiil be mailedJemailed to you at the end of this week. Sincerely, . CITY OF ORONO Melanie Curtis Pfanner � � 's --., _ �, � f•- •.� - -- c.� (j �� �` _ � ..� t � y n. � � ; , � : �� : �' ��� � ` � � ' �� �r,r � k o • ��k � i I, *��i� i '� ^�.�`' � .: � � � � d � � � �t� �.��.. � � �'�'< �i��� ; ` , � .� .� �� � � � � i o� . \ � - - y r ii� � : •• �� a�k.g � ��: �� � �,� � � �� � , � � . p I � y—; yi . � � � �' •\ti, •,1 � �'� � � �•,t.. 1:: ., 1 ,., I � � ,� `,� � � �``. "����� � � �, � � �` � � s:�, � � + ` i I ' � � i i � �' �' + ' + i�; �ry - 4 � I i ' � � � ` ' i ' � � = 4 . ; � � � � i F"�. ( � � � f � j . . � I � i' � i � �!_!. -i�_��-.r T.w--��-- � �,�.,€. � � P `�, �'�" + : ��- .. _ , ; ; , , I , #x ,Y 3� � �, _ ' ��. _� _ ,, t ,, , �� -�, {,.�. � . - r ! �:�� ,,�x, � � I� � ., i �. ' ,: ��,.. W�x, �� �;� ,.��,t ' _ � ��� _ � � ,, .. ��,., � ` � �4� _,.�_.. � �,; �.�� _'.�� ,� .� �,�. _� ��y g� .,� �,�+ C . .�uy • �� �i�� T Y� J .:r.. R� f ��:_�,! d r..+rn�sr.�{ . Y .. k � i � ti.�r� }�'�'�'R?��� .��. rw.+_..+w.:.,, �„4 ,.� � , 4 M1 . . }�'�-�r�-��r,l. ,.;f. #. .. ''ti ''� .,(Y,, j,f r�" ' -i 1 ...,..�..ry��, ` ,.� '�r�} ` -y��� r�. .�,�,�.��jT•t��/� '/�.� �....�,,.� • f ���.`.a �e,`�"''� ti.. � k 2� �.. � .f !{`1 �"'f��s.yy;J_ '�j,� .--s..—... ,4 �• '��'�'� $ . g 'h r_i �; ��,t �•��t'`lk�kfi a,�'� ' }� .'t'. - a ,,i� `� �, '@. � ` �}, r,' `j. . , 1 f- �f'. �tra .�'�` �° .-L. 4 ,J"�,� 4'. �e„(.`4 �t.�� ' '951� '- i ��s � `�j � Y`�j'... � ��+�� .. �1Y� _ ! ;1 r f�,"�= j c:��*s���.y`�:�s«� �� �,� � � '`Ft'��'U. ' ���/.,,{`i[� , � tf i a` � �� L �'',� ��,;-'r� �} X�����r f.k"{�4�-�,r'� ,� �_ `; '�[ ,,-''�r! .*��± a =.;�r-��'.y8-�<��'�ite ,�.�-'1 ;.� f �'�=��C:. � � � � _�"' '�� .- ..` �+RT�'� �'L'��`���, �J•� E ,� i '` fti'Ji�''� `�`'� k�,.. ����'�'�'�-.�• t'�'; '�i" - F :� - � .� ' _t:a �` ' d, l �, �^�.H r►, ,� ,?� w �. ���Lr, ---�- �»� � � ��� ���� �� �«e *�.; #� ..�> � * �. r�te � �°'�° "�#'� t 1 .V � -� . , ,�"� , it -c : i :. p��t � t.;r � e�. �,F-�� �.� � r "''`.� ' : T ..,�q �' r � tx k � 1 � `-�R xr �Ety�/�., ��'�S �''� + Yp�4 � K�., �, �" � , - ,�Y ,,g �. t i ' :$ �y�� j�f�h } .����.:�A.. �� � ��.f�� � J ���; �!r �fq— ��„� '� Ge�, � _ . � _ . y'r r .. . •r .„ � � _4 � � �_, }, , r� �.�, ��� .�} �pY�`�'�.� � � , � , �A h�� yea ,,�, - � ( 1 q� �-�( r / . `' f�t� Y F �•, rY' S ��}#�e� �M f � Y � J� .. M !�� Ti q,♦ . . � �]� �,s T'%��. � � f. -r y, � �-l� � �. IS a��� � �. �� ��r �"� � '�� 9 �, '.wl\�, �. � �" YF�x .1.a "r� ��F�� e$t ti�}+��� ��,�� �^^�. ( �'i �.;� ''�.ir �'"1 +1� �'�� 1��: q • .i� '�, � �� y'i'f�wr r • a t � �- s � �n� '�- �.Y X�.. s .�-'� �,� ,. .,.� y r y , � } ;'� ���� � � �� �,t� i R.�� �� � ,'� ��`j. 1 . d�q 4 '����,�''� ,�'�� M �� � ������y� '- �� � y��r'�'�'�" -#�.t���.� G � ��` 1 �E. �!���!}�`t�"'�`�r.� .i j .} ��r :T*��.1.'�,�.!..I� .�,'�i,���4,:,� � �.�. ���i��� . . �t 'G� -.i �'b., �"� ,.s t! �,�- ``�?�.�S.rr +:�:�'y °'�'� *� ,� �, k�� 1 �,,, j�� e i � 1,cJ� ;��� k �`'� `' ��T , s,^,:�'t 1 ,�., '��, -4 ��'1 � ` � � t } { Y.,t , �, _ ,� ���r��;, e # �� rar�"��t F�'.r'`�.�I�U4 '� r '.�l'i�� �� �`::.ti.-d �� '{�l�r � M11 �� i� "�� �•r1� _ � , . � . ' : * 'Y .'" r'�+t�,t f•��i��'� , `� -.( ' .�t: '��� .S ���� �7��ti � t�'� � ��j�� , . �a :`�+! , y� , . j� �' .. !. �h .� . :• wl{'.���r'�-: ) i ..� yf'�� , . � �� `�^� �t , "T,�1� y'�,!1 'I�'',.%�.. A. j�-. �'y ' ;w.st .� ' Y'�.^.��..�,� �'4�Q j� ^w � ..�' I�'� � � �i�` r``„R �'������y .���f��. IrF ,2.�� .,'� - ,...0 �(,e .j� �� �� � r�� .i�. I q� �:�"��f ''� �: ..�.,, J ��} YtafY,� . } . �..y'�`-y'r„ ���S atlF. Y�_1;�, �.y� f f^ �1�1'�''R. :"������'�' � �� i � �i�" � e,r. 4i��p , d}.1���w�.: ���� . ' �'' • ('`� _ r. "« 1„;.. M1 e y" "�Y� �u. �. �Y nj ;3 ?`,� t_: i'"Y . 4 ... Y�l�. �. }', ') 7 t3` 1 t� ' _ •� �:=:.:91�• ,.9 .1�_ 1 ..,,...�..�.� ,� ��. _,� __ � - , � : - .. } . , K "� '� -.y - ` � . .. i � ;�ti � �4?'.�' i --- v�i.if� ' .�.__3 • �'v _ �i"i �;« ` a t �+ . k� ,� � , �,a � f�w �/I yt; - �t � k !"'.;:.` - .:a' , y , ��. ��� , . , � -� M .� � t'�- � jy+.»: �.�'� � , , S�� , �1"."� �i.L.�, ;� � t f � � { � � i � � �. ��� • #; � ^ , - � • . � 1�w` �y.} ^ i��''r. �'; ii �i •' � �...�' . ' L �:�e< �. . t rewr /� r�d + � y� R � a ; _: ; #" , ��-- �, // rF;,����. ``�:� . �� � �-I.�� ,�.� J; � , . � .. . , , _ a � . - i , .� . , , - � , , ,�� , � �� ._..�,.�. / a $ � ?� �Fj►.'_.�'. �rs .�'� �Y.' 'n" ..�. � ,! � - � x t � � � ."��„ , .r e`; � '' .: ', ! �T i f .s . .. .:± - �.� ��.. � �. � . �t it j�� � � ��i rt� �� •�T.i.. � .. . r., � � � r a �� . �' � ,�_ I '�. RS �:�-. �..z f I � .��� . � �.`t � � j ' �t ��� . � ���� �} . � , �: . ��_ . -t.. �I i ..: , _ _... � : f� . t � i f ... �7 r' � . �� ,� I , � a � ;� � � . :.''. i�li I• f _ . _- . . �« _ � � . � """' .u�'i:a, � -i d... `�: � � • , �i �;�, �:aq=;y,• • F .i • ay ti ��PL`�'i 1 f , Y - .:. � ' . ., � -� ���.� � �1 � .... . .. i, . �,���- _ . Kf1,;�� !'fw ` YL�'�.�i��,t 1�4.,.r! - ( . r. � i . y �� " .�. 'S W 1R a��. _' � � � ���R'�■y�,� �r .�f' �, � �� ��. �;�.:L�1�..r.,�" = i� hA�` � / [ (! ;Jr. � , � ��� y' I 1`__� � , ,� � p .! � tIA .:*yr'� � f f����9� ("� }���_ �i � •�1�I �jy�� .� �e {F �` W �.�` •� '•� � 4 ��R�"Y' �y�Yae � I.� r � '� '-_� J " . . �Y• " f'� � � i -^.� I,�, [( sl � Y� � �t~ ��� t ,�� �N� ` �r�1 •�i J 1.4+. �~�-yti��"� f ,� .. 1 TC � a� �q�. �"�%•, ',ft, � � '� s:�'�Y '�i /� k � �� ��'J._'k� �i .. , "'' � � ' � � � � ' •i '�-� � -- � r , �� � '`� � ` ,._,� 1._� : , f'�� ''r!� �''�.t�J �K` f - �S' ; �,:_ �5 a ��. . . ._ � , r �.y��, g'-�' J �f 'r t�'' '►���„ ,� l / � . ., , 1 ,..`- ! '- �J ' � �", k , fSl..� . . . .. .. .. '��.}'�� __ � i' . �� -'' -.r. .' ��� � a 'k` ,� �- � � k .M = :,� , _�1���i�i� � . . � �v �� �y. �x-��-�E <,","� � w � . —t� � — � ��x� t . 2a.�aR IIa`y�';'� ✓: t . -..,,�. . . {•` �� f . y .I�•. `w' � y '7i f J?�1 c s �.� A _ � � ,�� � y . ,�� .� ;��.� ��5; '��, ��:,' .°�,` �y a'. � � • ..v � , ,� i 'r N T �t i � 1 _� .a�.t ,•. . , t.� " �._ � ii`�yr,F w },,i��},� ti �. _ '/ �i��✓ �!� ��� ��_ - �-• �: / �.c-SY r-I 'i ,'y�:. is;�� . ��4 t � ti�3s��h. �. . �'''���,y .�. 1,�+/�'_`-4�^+9��"k` � .t� r �'.:4 - V � ��.,"� -�".r�� � '.� _ �'':`_ " �.3, �, �fc�P�'�'�r�.' =-YY� �, 1 : � ` �� • �fr. << . �'� /"` �:;ro. �.... �r " ' a .: r' �i 1 !it }� , . -� ' � i y _ , _ � � } '��t , .� ' , � ��� `�d'�jr •'�"y4. y1�Y�1�.y',•,�4f • � +� ' � � . . � .�} .���u �� 1�� � ,- , � '� - � tY� � [� ��S� � . w y . ��y,�, 4FZs}�ts i,� h } � s�. .�k r ,.� �;y . . ��V•,� 1 �i'r` �x i .pS �fl� �"..� u . . '4 C�-.ti�r+ '� ��`*£ 3�� :! a 1` �. �- '°f.:_ 3 . . .. � �. : �+ , i ;�4r,��,.'��, n�t'� �'"��� �_.. .. . .. � -. '��Z. 'S� ���•C��������� •��-.,� � �- . - � � j ' *�,;i-'j���,/����� �^aF ��� :� ,� a c1 �•e �_ ti�. + •� '",�'�:� ! .�. .p k��a s '�.n x� �' � ...� ��d ; a i'f,4L'y�a4 _. .y,,s h. ��► �1:- . `�' � . . S ��:'�. C ir' -��� ��. 4,��,. �''4' ��a, y.. '"`S�,t � 1 ' -p _ ';a +. �`� - a � �'` y..�� - ` ��.'a=�' �'��'��t k �' �:..w +w ��''�'�,. �� ��� ?1 r� ,�,t��►,��.YA� ,�~� '.'�,."'� - -' . ��t.1 4'- .c �e'�4.. ¢ I �„����� �.� y.;sw�=r ,+;: .i z � y.1•i J •. , i; � �* �1 �T ,"� � 4] - � _ . ' �rt 'v:.� ,"1. ..2::"t r'"",+ . -^n-�l.,n'�,T � �r�=,�';.� `-. �. .,� . � ��.- � `7�,7!��,]Cr �4 ,��' :_� ���, . �=. 'J � ' � �ia�1',,{i. ` � :;�i.�..�lt +�ii ,� ,�j � ; . {�''1�f� ��� ',��;��h':;.:I�'�{„T �t.-,..1��-`C' � �� -3 � ` � . '' �y {� , �i X a, 'r.:�. i�.i� .. � , /"+�r.`��`t_ -.t'6��i�11qY� 'F� z ]�t1T 1�1 � �'r,i���x�:' . `' '� . . . �" � `%�� ` � �L�:VT !r� r'k�i� -� '�. �tC �� �^11�'a i. , ��' ��'R� +s ��� .; ���� 'y� w" r 1F ,�"'���� `" � � �� .�k�����'�� '�'$���+� 3� ;*.�., '� � . .'�,.. �� � � � � `.`i+` _ a l -'L(' �`�� .�, t) .r�' 1�2�.. i��.� �} ��,. �'«" j� _�. ,..a � ' �' y �:st t � �: � "s- .'C ?�;s _ �.1= �' _ � J-'�� -r�� ryi �� . �" � r , � .���,�,.�1�,.�. �.. .� ���r"a�� -� ,-, . .�.�„ ��..�'.� � .t- . s �y i�� � ti:�.. � r ..�. �V�' _ � +��,'�� y�_ 3 " � "��.-i-�""'�1 3 ,.a'�` .�, i°�'�i < �,s 'r:_� .,�Y�1 � � y� i �pt ' ... .�.$ � � 1� ;��� .� ��..���'�k'� .r �,�'� <��_� 5''.'� ��}1 d �, r� I G .T� �C��4 `�- + �� ;i :1Qr. •j�.� �` •.: >ul.� � ,ak�!�' i, ,�" . �� �,t"..y. '� . � !�A � ,��' `� . ��:.i I 'i e� �'r�' - 3. �f y� r71� ����',t � `\�», 'i Ye _ � yne�� . , : . ,. .. -. .� . �. � s . k � ' , ..Y _ _ , ,, „ F„ 'r1'�°T tiC _� ` .>.�g� t i�� ..i3`i.+ ..'!k��" : " _ ' � � ;.1,'� l���y�tC 2��� _, , ' _ B� EF ��r,. +l''.: �#7E i'���� " ' _°,a'w _ r�:� �'�,? �°1�� ��' '�_ � -i�$ ���. '"�ri' .� � • 1. ''�,., `� � '� x H r ' ''' �� i �a. ,��. _ ,� • , � . �,� �� r� ��. ; , � . >" i . . . t �� 7 � . - t,Y ' t�f, �� �.�,� ��+"+�"' � t S 6 ry�l. 'F I ��)_ 4«, st h � �. �.- . .t .� .��'t ., iT.^� !�� y�� .-Y, S f t 7 i ' �_. .� � i�� f,L �f R (�t�� 3�9, -al .i$� J+�G* f� /l r^_ t y Y � ���F 4� �3�'�� � � �, 1'��_ � ;+Y� _ .�f ` ^l y 1 � :�.r��,,...���.,�-� 14 yt���.p+ ' , � � k "^�Y`]/iX y' P'"�\ 'i'����t,a � � t�` �� �L.� �ti. . _ _'� , . � " +J t.._ �. �--- � � - i \ � r r � •. " d `��tT►"��� .� ` .�t .� �' }�"rsi.' ���'��� 1�+L ;, � � ► 1�jt �,r � i .�;, �,. �� y��� �`�, c ��, �Y. ,t �,,�a�y+f; ,�R:,�.., � + ~ *�.tF,�� . k� . ._ •. a� . w+. af. .�" •` �rj;��4.'"�� �.s_'. . 9�.�,`-���� •��l�ti• �� , �� .��� ��.�� � _ �• `.:� .'+it`Ar..�E { � . � "_' �M .� ' '` ..� 4 `'�`. w � � !�'� ..� �: ..1. - r', ' � �.` � +":'� . . j `'��•�'.p"`"' . ' % <i.�. . , � �.+ - , �, rt � � , , .. _ . . � -. � . . , � • 's. . . ,.�� ��4. ,,,� i S.' � . .1 . � _ . . Y � r _ , ti�C'7j'1{,�v.� .. . �j � �.� �.' ' . � . . �. ' ..'„'.+,, 1w}'�i ��� � � . f . +,� ! + ..F a j ' ' �: . .;l� �` ' . � �-� •� a � , � �., , �i . . .�.�;� � � y- tii �;. � ��� _- � . -� .F . s � _ �s4 j �+, �� . <: '`�"^4',P��� -.: r �. �r ��� � +,t. �� f �,��� •�^ ` �`J,.1... �y`}` ... �� N� �"� ,.»� �����• ' , v#��, �"�,�C �"�^� , � �f� �' �t; �� � �� 'I -� � � _�'� , � j�� __ -y,�r. ,., �,� v 'r.:� ��r`. t� .? �r+ � 4�..'� _ +r� ..'. � �� t,t^ � �' �1 � A �R►y�� - ..-!•: ��'`��4M.,�\�: �.. . , e ''��. �L i+� `.� .��,. Y�,�^.`!� �� ,. ' r� y� S� '� I �' .�- � �.� w ,� -. a• � � ' i�' , : �� �. H �•tir ` .� i . '�k{ ��_� ���.1l� �..� �y�t �' ' �' J'I�� . + �{ � C�af�'���'� � , 4� � t� �',Z ! �w"� ..�n'` . �4y���i� :�-• _ _.'t,��/frrrr ���'s4 T`i�w �� ..y. � • .� � ar,� � . ���r`, ' �# E7 �� y •� ��` �. � ,i,�i,�r:.'��- '� .Fi9,m � r�����! ' ' � �Y �.. �r - r`�},'v i�y �+vw � ��� �,�_ `. � �1j," � '�M.�. � � ',.... � , 4. }/ `1✓ r '�..�'iLY�� 1..1� � . J ! ��,. !'1i �flrY.,..' �.g �111L! �} ' ' p?.�l � �� n'.., ui� y t�" � i v '/X, rM , � � t '-�,� ��.e V- �� � +. ' "} �'�,� � Y�. t i +.����#� �1 .'#S�✓� i, ri. � r. . ' .. �r .� I .� � � ' `�� � � ` , � a ,� '1Y{a+�" - �°"" _ `�''' '}• � �+ �1'� j'+' `� � �.1 ~"- ' �,'". � �y'1 , +� { ` �y �♦y '�. `�:h ,�--��y'�w~� ♦��� . l♦ �� �T ` N J •'� _ � �x � �} . ��t 1a ��� .. • _ _ ' �:j , •`� � r• � �•• t.'�.,j�' ��+ ` ��Y� .d � ��+ ,,,�"" . '��t` ' `t b1`�s - - ��� � ..�+ � .�„ .�� � �'"�a ` �dY � Z� �.. i L•� ^I��,,,�, r N��� . � �� ���L� �`'r' ���-'�� i`�@.P h �I�fi'�. y`:;��`{[.'A, •�.�r,+� �e�*i �� �� � - � ���� � ,�+} '1� ,�i_�,rl��� k'` , 1�e � {� -.� i _ , .��` �� � .�. :,� �- y p= �` �y''*',° `�� ' ` � ,��F : � ���1�� r .. �h„ .. 4 " lyr t:! *����!I� • ` ' 4 ! ♦ j{ 'S�� ..� ��i Facin North � � � z � � � � F a c i n !Ne st � �` � �Yr y r , ` t `.', 4.�. • �� � # y- ... �, ' .)' • `' � �� "� _ � , � J������` � ' �� . � � � �► ,,�' 4 �. r y� '. �� � �M r a' y .4 .r �Y,,'� � `�� i���' -,�; r.'ri '`4�` ' : ,�� •r.� * :i '.t.�� . � ,� '�, %� � T,. � _ 2 :� � ,; '�5r -- L��;:�, ';�y ' ' �''> y�� ' ,- �:i . .. :� � ^t�` ��ir� ! '{i'' �.��' �.F o . <:�. ` �v.., i. � + � ��_t� .�'.t �'� ' ' -�". `� . � ' � fG•..'J� ' r�'� •• _ � �;� ��' y R��Y����r- a i,' � �� },�. . - , _�' � t, f _ . � � ,. ' � ' ,� ! � �r1�_ � ' �� {� . �0 k .`� �) r ��_ - ♦� �t��;�i .,., � �E'. �.��:.� ♦S��F �. F.�� .�. y. f� ,'�� �� �� � � � �'�P�. +e� � � ��3 1� 1,��, +� _ � .-t. ` 'te�� . \; ;{ f"1�.� . .- , . •„�C� r t�,� ' , , , , - , • '� v f � ::� � � 'r�" . .� '�3 . --. • •. ��..� "� ��t,.�� r � - � �, . ,."r -� . , - � r� '" .a,�- , . �� �: �, . f�. ='1� . �'*r � . � �� � � '�,,,� ' . :�.���L r�, Z.4 �r^+!� �.w i� 1�:�� . 2;. -� _� . � �, # �, ` � ,��� �•,, �T �r . — '�� g.� i� ,'���'} . '- �•+.. �j' _ ).� � , z �`�' S�� Z- ��. ,+�',# r�J'+�y��,_ ! -'-�� ��rk � K�'�`�.���� �:�� .��� .I ' � i � f f���:�' ,* ,�a t.Y� - i - ��t�. �rj� rJ�.� � �� L�- �� t �J. •,a � •� , . � , ' :_,!t _ �s - � « e. . .�� �� ..�� �. �,+ 1. ' , -,�T:` ti , ���i t ' . � �� ' _ �' � � '"� � �� - � °�Eh�� + r �� ..r►h- �5'T7��'�� + ���.f. «..��1 �ji'��l'. �' :i ,� �- - ,�. -�.1k= � �_ '� ;,�, ,•. �': • • •;.� � -'� 1/t'�' f���� ��a !_. ♦ ' � �� .��:w-}� . � .,+a • ,� , �?,�.,y,r.`j+�t �,� ,�a,+��^'.}. _r .� :����,���.'', � � .�r. Ai`� ' z,p. : .�a`" .�l' �,, a '"F1 jY!Y.F „�a•..��j � � i .. + � .�f." = M � :- ��. � :�� yj' � + .F 'fi�ii' ! �,1eY, � .. � ' ',. �"� t' -z ? . 4 i �i y _ ,� ��. �-', i�.� / +�' ' '�, �:� '':••+') '-w 7'+' �/i . .; s�� :iFi � �-+ (' +�q�.,' ,+� ���.� � 4 � 4 /�}" j ,�.�V'�N 'a""•j. �^�� ,..` . .. .'S,`R. . . r �'�' �a�./ , �'4. e_ .i t �- �' • `fr',4�� o t` . `�'� . 'e�� V. � �dv �,e, - 7 '!v� "�f� ', � '1`2 ! � � , a!` `�'„ ,. . .� y �` ��• i �' ��' ws,'`� �, ;l' .� `ti `'-.c , � -Y`.T '�'��� � " .���f�.r�C..'�r �.�. �I��'%t !- t sr' i x .' . a �* ? �Y fr%� '.pg. ..IF� � 4i � � �,. 1 1}� �s� �s ""s� v�'� E a ~ _ �R' ��` ��/{y� �,"�� s �� `f'4i q.!L�w, ��"'y . j '.4 �i f +al.. ..i �,� L� . `•`� ."�;. 'ti' ''�' ' '� -"� . . . . _ , . _ :. , y �, . � . . � ,1� „ .A < . ,�r,uE i� ' ,g1���� t � . <,�� ��, ,�C`ti. . . .,,, + _ r �y�. � � 4;�, i1� �',•�.� .d..'' .1 ��.j�t;� _ i. t�l� ti ' � �4 �!�i,.�r yr� ,,,t `��9 ._ �.��ij _ . � � �?� - . �� . , ... . ` . -�:s� _��i',�. .��iF�� !�' `_ . �► _ _ __1°. ..~` :�'�+�si � � � � �j \i r ` �\J4.- r�� '� � ,. K. !r° ,. �.`� 1..--�a—r- .. �� �� t,y.� .,p«;r! `� ,�y� � `` '`I�� � �. ., �_�:�����` �� � i�- � �: 1 r s'l� j..•> r�,f�. �-�`.��3`�'�_'� ; S�i,����1 .+, ��`• `�-' - r- �1 . �r �' �-/'.� ., { f� �l i � 1��,t •�'��� -_.:,..,`h,�.,�." i ,��. �I_.M1�/�� �_' �r`,' �4�;,�,1� •yl� ,-� � � �\ t }� ��` " . i��,� . •C��'1"r �• �A�f. .i� ,1.X���k_ + .;;i '.�"1 1 , . � •'+..-� � :r}�, ... =.a Z r ���'� •- t , r ,�1..� �..�' 1+�. :�� •s +!� �'��y Y;�, a , t, y� -" .� . . . �.�� �. ±-, `.� .,;��!Y�:-+� : # .�` ' �i �+ T`'.' '�'��. S- �"�� :.� - t�' `�� ti'� .,,� .fw',. �. _ '-� i� +'` �� ' .' �+� ` ` �4�. a �r`�� •�'' 4 �.' ;��* �.:�,<�. : _ _` ��v- t"�. ��, y � � �'•• i r s+-r" • � . .,�ly�`������������ A •',�� 4� . � ' �" __ ^ � '1 �� �'r'f 4 �� , . � ' I I• � '�. <.. s 'w . 3�I � tr �-45_ �� ,. Ci�. � � 4 _ , � ,�' � • . 'f r� q� ■+r •� i���,�-�`�, ,. i ' ;� 'io`'F r <'1 . . „, r�xa . -`Y'' ;"�li". «�� I „ .� ...Y ��➢.. � _*�„� �t -;r� 'Q��'—�f�-..,,I r _ .- �, `�""�i� •�. ..��! ✓-s+ "^,i � � �� �� .� �� ���� '►� � . _, , "� �w:�p' .�� . :�y y�4 '/w� : �►� !r°i..'���M�4.'� .t� '�` _`.. . �����.'i�1' --� - R � �- v ��'� .. ' +�� :. . ,. �t!ti +s ret .,,,�. ` �"t. �f� 14 � . �i�( ,t � -.,r �A� �"'r �1 '4 r� ��' ��,� "C �. .�;,. .. ' - � �., ' y S � •r.' � ,. . . ¢.' • �•, �L�hr_ •� .�' v�.��� . • , ,, . � ,. ,� . ,�.. � ., ,_ ' �. r I ,� 's���" �.��. ��� .�. � ._! 1 l�y�. _ �� i a.a +��. ' �+., �''•" 1 ;�',7V�,'� 1 n '..� !�! � 1� :.i � '�1�� i � , „� ,�` [ �y� �.r._ '►1 . �' �I `��`� j �•,t�� -`. �� , ..,�,, � I„` } ', '� '' �=s;, � •�/' ,�. . �' : f`� ,�: '+'. �� - ,tj -�� .�-� 1 �,� .'� � �""',_ �•� . . - . [ - , � ,ry�1 _ ``� �'. '� ` .,.r�' ti+.:'+�;'� „t� ��..y�.� �, . „ . � _ . � . ' yt ��'. A � �F �� + -. � � - ���.r�,...+ -yr �� . . .� ' ; � �� �` � �„ � . � � .�/ t �I ~ 1 '�.` ':A;- '�3•1�. r' � � ,�r� �, M ,r�.r� ' Wt��� .�`'.. . .. �,,W .y�l1 �, � _4 •� N 4 � t .� �'��'`!-� � •• _ 7 ',�a _ . ps i � {�' . � � -7. ��`�4 f:\`. �� �. . _. ^J1 � _ .� �� 1�;w •.�.+ ��• ��t .�' "��►3_. , �r ' !Y - i�� + , . , . . ��:. . - , no � u i � � � S . � Facin East g �.: .-; ��"`'"- - � � ,�- �--:�r--� � �,. � 1�. �,,r,e,�}�Y . �� �� `..- ..�"` �s,^;,.'.,. �-�,.y, �_ R i Z j � lY���S�_ y``\ ' ���� �gy��' ��„k�d ',i .V `. �I ` , `4� j •' ..Y,� ` 4.S'� M�5�; '�t 'Y'�`�• rr, �"�ti � T-�� � . . .;��� •��I�.��}�� re�'� ��f �^ - . . ''� ' � ' . � •: �� ` �, za.' 4 .r. !�- ' 4 �,� ,.� j ''i��"�t�i� . �r� ��t-s-�� 1„ _" 1 � ,L ;! � � �Q. J �� �" ��. '� _ '� ' '�- , ' +.1� ��� ` ' ��r`"1�*�' . ,�: + .►�,��I ",�'a' �»' , .�.�R� ' `�t" :A . , � • . 1q,4k : �r("'��� 'x `� � .r1:+�i-' . ty .it s-. t - .�'i c..,� ,',�� _. E �_��F- ". � Y,��Y~ � �,�`1 , ` �� ra., _ �,� . � ► �'i'�� • :y`� ,14. •G4`�,�Fti - �`� r r '7"� ��ti�. .���y�-y �� 5 � '�``� �-'��.a '� � �_ ���'@' � i r`�� ._ x ��r , . " , . '� �� ` i,��.w, �t .ti ,,,,.� �, �, �+ '�j YPfl ``$�'�'.''��'��Y k�r.,» � � j 1��' ; y �„ J ,''�,.4..•!L . •�i � �1 4. ,� ,. i� � ;��i�i�'g; ��� k� "'.�`�, _ ;�" • - - . '�'"�1�'''`,, • � a,,.. .t, �.s� . ?y,` �� a� -�. � : �t ��., -``_� '�.�,� � k..•+ . �.�,r. =i.��. .. � `�t�,�.� -�� _- �.� �: � _`sS. �''�': h � ...a.� ''�-�'",�� �r•-; .-�-- i,w.�,i?�� �. �i ..,� �""�;� a„� - 'fy �.�a.x, � ��.,� �' ay.�� � . � . ' i., ' > '�+ �:.,- :--^.. �^'•'� ��, ♦ .�Yy �,` - t - �� -.: �,,.. , : � . . .• . . <. `t. i � � _� rX fi. �g ,. �'+ [ {� ...- ,.� :r -�C , �„ ;r�� �- . , � �.8 y `. . s�* , . a c t'�"i.*.`�'�17►{ " �� ''tis. . . . • r . �� ;.�� Y "� • 4 �� ee.. ; � e��' .,�'�.� � p��� . � � '. +C ���µ �. � _e '. _ .�� ` . ..:. .- ',. . '� � �: . . �,, . 'i,.i . • ._ '�►� ,i � � �' �' 1�_��r++� .`�+� i�� `y - ., � .�j� '�. ��G�" ,n�t ` 'i ., sy�`�r '�'• r ����' t ���!'��� ��ti � r � �� '` ��` � , , ,1;-- � �4"'�i` ;�- f;. , � � � � _ , , - .}" a �" � , � . , " , + Y �_ � �, �� ��, H i t��� �",.r�/ _ �t .-�'+�j-,,�,k �;'�' �- •;�^^�►��.y"�i`�,^�� . , =�j ,i _ , . �rs`F ,.���� �f/ - _�� � �'"t�' �,�� . �+ :il�"..; ► ,• ....e . - �� :�yl1��� rf � � ��c» �--,� �=�h �f,,�„Aii•�'���'�`+ ��, "',� ,� •.;, ' � y � - ��s - � -� .. r�''i "�� •`��F - .�^ V . `, �... -. �: � _ . . - � "�. �c�,M�'' ,�� L � �.l � . � ` . .�iC�_! . .. i ..k�. . I , .� � .�—'�..����.�'i4. � �i� �� . � � *a�� ` ��r _ x!; r� , l �,y,c�'� �!"�,�E.�r s� r� � '�`-_ ,1 �.y 'I j ' . , . - .. ,: �= r .r . �1F ���`, �+r_' t� � - '�r:� � � , Y i � F..`�. .,ti �.��,'-� . Q�` �p tt ♦;�.�� �� s �� � - 1, , • � . i . L f �?: t � • ^:'"� ;"..�,..�; y � �3 ��, �'��. _ ,.L� ;a `,y�� i�;R,� Y+ �y� � � '� � V i � 1 .Ft ^��J ' }�j'`,��`� �.�S�� �, r``�`f ' ��rf•'•�q l ��� �- �'�� ,.t � � �` 1 ' 9 �� � 1.� ' f i. .i • �J"�,'t � � �1• '� e � , •'f': . 1_.�1 ��.�{'�.. �T�„i+ �f" tl �k . . . . 1� ./� • Y! ' F �' . J I ` a�• �� ' '. . . � ' ; �•� � • ry �wM� . rR'" , '' � .I �,p R`� �I� ���5, �'6�1 :�?v 1 a �t �rl."' �:. '�i' ' . ,`� '.-� � \`�_ �. ' �iti�ky.. i'":�fi,�., . �' t'1C�y�, _ � _�__ �ii �:.���'�..�-rY� , Melanie Curtis PC ExhibitK� From: Rob Srook[rb�ook�emsinetcam] Sent: Tuesday, June 09, 2015 8:55 AM To: Melanie Curtis Subject: Fwd: Scan Attachments: 20150808142635549.pdf;ATT00001.htm To: Melanie Curtis, City a£Orono Subject: Proposed Addition by Wyman's 1185 Ferndale Road West-Vaziance Application From Robert Brook& Shem Quinn Property Owners at 1165 Ferndale Road West Based upon the revision's the Wyman's have made ( see attached), including the Landscape Plan, to the proposed addition and applicatian for a side yard variance we aze not opposed to the project. We believe the adjustments the Wyman's have made from the initial variance application express a collabozative approach between the two property owners. Moreover, in addztion to its normal review process, we respectfulty request the City makes as a requirement af the project the attached Landscape Plan which, as we understand it,tlte Wyman's have included in their revised application. The Landscape plan is an integral component of the project and address privacy cflncerns between the two properties. Thank you for the oppartunity to provide our input inta the process for the Wyrnan's side yard variance application. Please do not hesitate to contact us if you have any questions. Thank you. Robert Bmak& Sherri Quinn 1165 Ferndale Road West,Orono, MN 55391 Rob Brook Begin forwarded message: From: "Lacoise Coleman" <lcoleman(a�emsinet.com> To: "Rob Brook" <rbrookn,emsinet.com> Subject: Scan i _�� a.... ...... �� _.�_ �.,,�. :�,,,_ �� � M/N ��II��� MYIAy - �� N• I�\���11�� i .►.ww � .r ti�a.�araia�aO��Gr � ..- w�La� M R.ILPMMLLqL�rr!! �' M iR.YWI'�IIRN�t�1�1 � _ �,�,� Y�,� � wr...K.�a..�areo _ -'�"' ,� .:�. as:- �.e�.r � I ��. �. � � "' _'. . _` � � �Yw4 � Rtlbp►1Q�T1 � I i_`—rj--��; �...� .�as��. I I ' I1 � f �� � 1_ � AIO�i M ��NORIM lLbAT10N �3i�lL42�l�ow �;isv-irii •oow�►� �V+ _.t�_ �1SSUED FOR � �.'� 1 • � d� � a.�w y 1 r - _ �e�,n� L f � �,r . �'1II�.,.�.....� ^ I 3 �. ^� �.c.� ��': �� i�� � ; : .� ' �,,,� � . r�t' `~.,Yr aew O I .,r C J. `-k^-. _ ` �y 1 a� � _•N u'�'i�l-�.-� wJ .. ., t . +.,�.�....�� ^�` a Pi.., ��./� l.�111i. �,A wM�y��wn��.��u�rtn�Ntw ..:��-' �:_ . �t� WYMAN _ ;:,=- ---� i ,�,� � . H � M E ' ' � ::�:�;��tK�.�oo:;�;.; � , � �:s..:��..:�:.��.-��-- -� , � � � � � i - � � � A4 u ori .~'�: � � �, � �a S d r.w �K{f �lOf�7lNI7t Yl�[AI � SlfM a1Q�i7�Q7i111 i�l� � � oH �t���M � � uwaat � tl ilOd Q3RS61 r =i• M �V ��� w�yqYI�Y��� �������}}�Q�� M�W1�M �1� � � 'I �OiC.�.���� 'V � � I � � 1 � ;,� � i._.__LL_—�J k — � �10I�I�w! ��I�IIW�MIMM rr �C� � � �1� ' ,,�i-...�r.�:�i'....^��:. � ' IYY�Rw�Y� r 111/Y1H '� � �:�-������:-� � � � '���4w � ' y �� '.� + t�._ � ......0 � p - � . � o 4 �,��::.1-^�.: � I � f �.,��. ,r �� "� � I �' Ew.',_' �'� �.:;,�- ����� a �NII�MitlON"'/d■Yid ri wtir I �os+rvwiwvw-�r�a w •••pm>www++�+i..� � L 1w�ro-TSM1nH�ro7�vv a+ ..r+.,¢wr �liwr.seKnwoAws�lw i +7�r�a �a01ImN1� �� J....._......__'X�...........�_�..! , ��41r'T�� IilOY�'� —� If/Y1'11�i ��nw�A ii:il�..•. f � ► d`e� � ...v••r� I � � «.7... �,�....� I ..+r�r.Nn �--� ( � e � r w.n.�tauiw�araMrw y �a.r�.rrsw ia.nanw I ` � M DRL1W�tlR�1�WT � M LRlivrfOYMfWMOf/ I ..�a...,r. F,GYFK'A^_If� �� aN r ; _— � _ __ �wn 1 l � � � ���C � � � I','r` _ __�_� Yw��iTii a �L 4 � l7�1�1'7!/W �,a�mr �'.w am�• aae.w.'�i.i�.�C 1 [� �� ��:L�.� --- l"t�G�-.'�'L. ���. `�sTw i�.i i � �� .�.a.w.w.� • iww. : i !� � I����� �mow�eiee �' r� � �w'.'��r� �C 'I� S" y �M j1 � �� �1 9UED PO 1 ' '" --------�- � C � �, ..... �, . il - l r�� �a°'��. --�-r-T-- - - ia� � i � I � �' � , � � �x.«-',: �� ' E. , � err.....,�„. �. � � ,�� � , �d•• STOR ' r • r � � 'i i� -� .�r ''� C �"�'- � �� F �_ � j �a �.1+re "' '.`_t l L,4tl�D" € � � '' ` _ . , , � � ; , , �� L � � � � i - ' -----' � ' i i � ____----^ � i ; i I i � i -��___------•--___--� .._........,�..,..._.....,.. � �� ` WYMAN �,,� , � �..�. , Ho � E �1� i , w�r 1 , Q w- tiATiAt�Mi1�1t���OT� //N7 � l` �• .� � ' ;� ---- A 2 � 1 `+ , . ._..r... ...,...�..�. ��„ - � � � 1 B d -.�-- �' �1 � ` "'-Q 4 uKc �LCC1N111N'1l3V]lYM r � Ii � { 2tlM 6Y0f t'Ivo/11Mt�tit �� O ' � . � I � l 1l O � I w rr �irS +�r�wr p � ' NdL1ixM � �----------------- -------- ----------------.�--, r ' � ' � C� _ _. . ; , . __. �' -- -------- , � •� ___s.f j ' 1.. l i i °' � �aa � r �.�i' 'C --�J� �� � r'�..,.+ '3 �: ; �i 1 �. �J L_� � '� � � ' '�"r9 � � � � � ,X ; i � ;'; I � � , � ; � � i .�. � ;��� % : � 't 1 1 AM %� � 1 1 1 � , `— ,'' � �t r � ,y�'C I�� ��. � � � b � � � ����x 'G� `�— � ; - :' � j�J- t """ _ � .. , . . , , � • , � � ,. �� ,r � �� • . . -.... � �._�. - - �-- --� - � � 1 i � � � I --- -;-_-� i ;�'......_._.. ,` , r----, ,,,,,,.� ---- NO3 aflA58I ' � i�� i � rIw�.wr�i"�o� ii . 3�F� N�'�3 - w�rr i � '�"'r i i +1�� ii •. l��ior-ra..-,...+.,t sv `� !n � ..�. � i I i • �s ��.s��w � � � � .•u.r�e i , � � �� .,.�iinw. °y" 1 � r 1 i � �.,j..��•yi MMI s��w�aa ��` � i 1 I r _,—^ �AYyYI*�Y�G�/YVY��� ���1r � A ��� � `�� � :a:: � � � �,�..�.,,,.:�.,.,�, ; �,�::, l ; ; ; �����y��. � 7�i�� � i i . � � ��ew�vma�nwLa � y'w `\\. � i a � � _.��.��.� 1 ; ;,�; ; .�.�..�a�.. b� : , .�.._ . . � ; � � ; _ d_ .�, � � � . , --- - ----- - �. , � ..e.��!tl�7.� �., � ... wfdr�iil+ i . � j ���wYt,,��riYYYrD�Y�s�� ,-- � R� 1 � i 1 '��r�e�y�y�y��• , I �� �?�mR�T�b�Wtb�YYm �_^ ' I � ��q��yry �� �f'MYa'iM�cMp�fcyDo0o11M�+1 �I �Ir � 1_'___ _ _ _ , NwvMe����w I yyyI��� �IY� Il � i�I1We�lYbrVwwsernsn�ir � i � 1 ( II�iAY1b�y�Ypwwu�Ll�e naarvwr�w�nan�++a �► �...vr..o..�� »q.wtai�.w�aa w � I aw+r�r�n wru�r� n aoway�t'1 a�o�ti� p � J sstti rtr�a�w'O , I rwr��w� ��w�r { I��s�����> .�P :_ - . �. _ � _� � ;��..,� .���.s _.�► - -. �..+ `- •-+ .i� �• ._. � ' . � ' _ + '•' - H =::s_ 'r�' ' -'�� � �► . / �+ �► �� �y� ,� -•/r� �. �t _ � � iiPl � -►• ��::r� 1 r� r" .+ l •� � I i� f� � �► � (�9'/'�-r► � + ►c� � � �L(i a . _ 1' 'S '1" - � ; �.. .�.. �,,i � ��,� � ,.< r - ' _. t •� _ —�!i� � . �� rr ..�i�',�r= � • �� ` ' � � � � � `� Y j �i]� � �t.� � � % �1 �� � .,W;._���+ � :� 1� �,� f � � ,. ��- �• .� , r � ��' ..,�. • , , * � � � $ T 1 >� �¢ �a I '�1' / , ��tY �.+;.�i�- _� r��/' '�. � / i ' .�� • l i i �� �I. �� �� r � '" Y �- _ • 1 , �� r. '� � �/ .:� "�' r �� j •r�► �sr y \���� K ���i�`,T�� ��/ ��\����, �� �►�.�'+,-�'''���I�t�lf ..� . ► :. � � �� J � '�4! ' � � '' �� - � �.P�` s►� �� �.> � �_ , �, Ri ` / t � '�►' �\ -1' ;..� �'�...- � ���/ ) ` !:� � � .� ��rr' Vti ' � •r< - � '��I!'•'! ' D � ~'� /`�a `-�►+ � �.� � - 1 .:. Hennepin County Locate & Notify Map PC���bitL Provided By: Resident and Real Estate Services Departrnent Date 4115120 t 5 W � Z W' � W Q Z � � .d `W W � w Q � y,1 � �) Q2-1'Iwl-23-�9 02- -23-4Z "�' u ,,,, � �- . �; ' �`� �' � as; `r f: '�, 'a, �� ,��: � .� ; � _� , � �-.. �'��� � •` J ., � t -117- 1 , }'ti �2-1 � 23-42 , - ,-_ ,,` t ,au c•r � �� G16� 4 '� ,� _ w � � "' 1 ` t � t+a �` � ,� �� f. a �;� � �Z'���7'�� '�� tir, 02-117-23-34 �` /' �.._.__.y---._...--' �p� ini ,, 02-117-23-34 (�2-117-23-43 Buffer Size: 150 feet o s0 120 240 � Map Comments: � ' ' ' � � ' + � 1185 FERNDALE ROAD WEST ORONO For more inforrnation contact: MN 55391 Henr�pin Courrty GIS Division RECEIVED M,�e�s',��8, gis.info�hennepl n.u s APR 2 2 2Q1�i �'1)� � 1�IT1/�r ����..�. � � / � � , PC �xhibit M RUN DATE:M/I5/2A15 HENNSPlN COUKI'Y PROPBRTY lNFORMA110IV SYS7'EM(PROPER7'P OWNF.RS LiSI') PAG&I 38 02-117-23 34 0002 FMILY A 7'UT7LE ET AL TRUSTEE 1225 SHORFl.[NE DR EMILY A S'tAPLES 1225 SHORELINE DR WAl'ZATA MN SS391 38 02•!!7-23 42 0006 NATURE CONSERVANlCY 3R ADDRESS UNASSiCIN5C1 NA7VRL�CONSPRVANCY ��oi reivex�cw�r w s�zoo M1NNF,APOLIS MN SS<IS 38 02-117-23 42 OOI3 HENNEPIN Cp REG101dAL RR ALrIH 38 AbDR�SS UNASSIGNF� HENNEP[N COUNTY REGIONAL RAILROAD AVI�lORITY 70!4TH AVE S SUfiE 400 MINfYFAPOLIS MN 53415 38 02-1]7-23 43 0015 1 M JACKLEY Bc M H lACKi.Ey 1205 SHORELII�DR JAY&MARY JACICI,EY i 205 SH(NtELINE DR WAY'lATA MN SS341 38 02-117-23 43 OQ]S KATHLYN R WYMAN 1185 FERNDALE RD W IUTHLYN R WYMAN I I RS FERNI?AlE RD V1+ WAYLATA MN 55391 38 Q2-I 17-23 43 OQ26 ROSIItT BROOK&SHAR�1 QU1A(N !I 6S F&FUIDAlb RD W ROBERT BROOK&SIiABON QUif�IrT I 165 FERM)ALE RD R' WAY7ATA bIIJ 3539J 1 CERTf}�Y 7�{AT TE�FAGTS RLPRSSII�PC�AItE AN ACCURATE ANID TRUE REPRBSENTATlON QF AIFORMATIOPi AS IT APPEARS 15 D ON TKS RF,COItDS OF't'F� ?�F�'IN CpUNIy RPSIDENC ANp[tEp,I,ESTATE SERV[CFS DEC'AR'1'MEN7'. DATE: gy; RECEIVE� APR 2.�. 20i5 CITY OF ORONO � � � � � .�/ .,,c, c�;' �` '�' � � a� z � �,n �� � � ��? � .s " w � '� : �• � �� � "-; � �w � « t � � �� � ���� 4 V � �� � nn , w TOy � � � , • _ V w�T � W �jr � � � m }�* � �} — . � ` � w� W � W �� 1 � �/ # � � � �V� Ct C � pp � '��f 7 C r.. � C � .:, � t! m �� !I C, �yk° ;a � � '� o � � .-� �, �s �,/'� .. � �� ,�o Q,� E� � � ��� `f � � � � Y� � �'� �,�'� . � c � ;� � �� �� � t �: t;� �:. - � � � t�m � � � ..� � �� " �- o �7 � � � ��O 6 �j « a ,:., � � �� �Q � � � i G m �� . , �s� �- Q m �,,� � � � � � �. E� � �i � �E � � o � � � a � .�..�' � �o � �.,� �.r�' a� �•- � u Qar ��um w a«,u { 3 `0 � a � � a� � �a ca � C �,� � �' ') � ""' � � �° 0 � �r a /" •- °'� g� � w � � � C' ''`' t Q► x`D �' ��v � � ,,.. '� ,.. an � ,:c�`, � �i� �x � a�i � �,$ � c.)� ;� �- a� � p� s',, c� 2 � � G G6 C �« w'""�..1 .' 1 � �y . � �� � �� , `� -.�_ � a � v 1'� �Q • r' � �"+� � n� 1'' � � t� « .� � �n` .�E.� m � C.' ',� a � \�' a ,� � � �' ` � `� . :�. � „^ '> �Y � S n Q = C � � � � �O ? � � i N � �� � Q ' �� �� a � � Date Application Received: 4R2/15 Date Application Consldered xs Complete: 4/22/15 120-Day Review Period E:pires: 8R0/1S To: Chair Leskinen and Planning Commission Members From: Mike Gaffron, Senior Planner Date: June 9, 20I5 Subject: #15-3737, Richard C. Brama o/b/o Mazgaret M. Buschbom Trust 1150 Homestead Trail & 3020 Sixth Avenue North - Subdivision: Lot Line Rearrangement -Public Heazing Zoning District: RR-1B, One Family Rural Residential District(2 acres/200' width} Property Area: Existing: nciudin County Road Right-0f-way): 1150 Homestead Trail: I82,941 s.£ 4.20 acres 3020 Sixth Avenue N.: 32,886 s.f. 0.75 acres 4.95 acres Total Proposed: Excludin County Road Right-of-way): 1150 Homestead Trail (North Lot): 95,766 s.f. 2.20 acres 1150 Homestead Trail (South Lot): 107,713 s.f. 2.47 acres 4.67 acres Application Summary: This is a subdivision for a lot line reanangement resulting in an approximate equalization of acreage between two existing tax parcels, each of which had or has an existing residence. The result is two confornung buildable lots. Staff Recommendation: Staff recommends approval of the lot line rearrangement as proposed. List of E�hibits Exhibit A. Application Exhibit B. Existing Surveys Ezhibit C. Survey-Proposed Lot Line Rearrangement Ezhibit D. Sketch Exhibit E. Aerial Photo Exhibit F. Septic Approvals Summary Ezhibrt G. Hardcover Calculati�ns Fxhibit H. City Engineer Comment Letter Exhibit I. PIat Map&Property Owners List Pertinent Zoning Ordinance Section Sec. 78-420.Area, height, lot width and yard requirements (a)Height.No structure or building in the RR-1B district shall exceed 2'/z stories and shall not exceed 30 feet in height except as provided in section 78-1366. b Lots. The followin minimum re uirements shall be observed: Lot Area Lot Width Front Yazd Side Yard Adjacent to Another Reaz Yard Side Yard Adjacent (acre) {feet) (feet) Lot(feet) (feet) to Street(feet) 2 200 50 30 50 50 15-3737 June 9,2015 Page 2 of 2 S�IIlBI'S' The applicant owns both subject properties. The southerly property at 3020 Sixth Avenue North is approxi.mately 3/4 acre in area and previously contained an existiu�g residence which was demolished in 1997. The northerly property at 1150 Homestead Trail contains an existing house on just over 4 acres. The applicant's intent is to rouglily equalize the acreages of these two parcels. The result will be that the southerly lot becomes conforming to the 2-acre, 200' width standards, and will contain the existing residence; and the northerly parcel becomes a new conforming vacant buildable Iot. Each resulting lot will conform to the 200' width requirement; technically, the southerly lot becomes a comer lot; its short side along CR6 becomes the front, which just meets the 200' width minzmum. While the setbacks for the detached gatage and shed on the southerly lot are not affected by the lot line rearrangement, these structures becorne legally nonconforming because they will now be located between the front line and the principal structure. No Park or Stormwater Fees Due. With the southerly parcel expanding to envelop the existing residence, and the northerly parcel shrinking but becoming individually buildable, it would be consistent with past City pracrice that this lot line rearrangement does not result in new lots; the `before' condition is two building sites, and the `after' candition is two building sites. Therefore, no park fees and no stormwater trunk fees will be due. Road Ri t-of-Way and Access. Sixth Avenue North and Homestead Tra.il aze both Hennepin County roads. The properties are both `metes and bounds', i.e. they have never been platted, hence their existing legal descriptions go to the center of the County roads. The applicant's surveyor has indicated on the survey the proposed legal descriptions which exclude the County Road rights-of-way as platted by Hennepin County in the past. Driveway access to the existing residence will not change. Prior to construction of a new home on the northerly lot, a Hennepin County driveway access permit will be required. On-Site Sewage Treatment. Both lots have been tested and approved for primary and alternate septic sites. The existing system serving the existing house at 1150 Homestead has been deemed non�ompliant, so that system will need to be replaced. Wetlands, Hazdcover. There aze no wetlands within the property boundaries. A wetland does exist on the adjacent properry to the northwest of the site, but does not impact any antacipated future site improvements. The properties are within the designated Stoxmwater Quality Overlay District, Tier 3, which allows up to 35% hardcover. Hardcover calculations have been provided indicating the southerly lot with the existing residence will be at less than 20% hardcover. The northerly lot has sufficient area to easily stay within the 35% limit. Hardcover is not an issue. Easements. Applicant's surveyor has described perimeter drainage and utility easements proposed to be granted. Such easements do not curtently exist as these properties were never platted. City Engineer has recommended that the D&U easement aiong the north boundary of the north parcel be expanded to 10 feet, as this is abutting Baker Pazk. Combination of Parcels. New deeds must be created for botli properties reflecting the new legal descriptions. Sta�'Recommendation Each resulting lot contains suf�icient area to allow for single family hornes that meet all setback requirements of the RR-1B distt�ict. Staff recommends approval. The property owner has pzovided new proposed legal descriptions for each property. As part of this approval the applicant will be required to file new deeds based on the new legal descriptions. StafF will work with the property owrxer and the City Attorney to ensure that the necessary doctunents are prepazed and filed. Planning Commission should hold the public hearing regarding the lot line rearrangement and make a recommendation to the City Council. � PC Exhibit A City of Qrano � . Subd�v�sion Appl�ca�ion j ,<< �:; , . , ; ... ,.r ::... � ._.. .:. , f , Y 1.:i,�esPa���� r ,�A?' �'•`-�: ,�'., v " *�` f .�`+.t�����.:`�����.������"�::,�.�:���� .���n. >.�. ��-; ��. 5freet Addtess:'_~ qpp�tcatlon# � �N 2750 Kelfey Perk�ray 17ate ReasEvad: � � Orotw,{�i+i 55358 . • Sttfl: � Msin, 952-2g9-4SoD � �� f�c 852-248-481$ � N�pIcQtlon Pes: i Me!!!ng Add�ess: Eeorqw#dc� j • P,O.Ba�c 86. � i ' Sa MN b5323-0086 ' H��: j , PROP�'tTY MFORAAATIOIV: j S3taArldress9s' ='1I5b F4�+w�,Es+�!`.4r+ +�'�.. o�'{��s.�o ..rN..7 i`5'�a'fo�� I Property identlif�fi�n Numbere(PINs): e':$tl'6 t 3L 3 Z a a e 1 � L'S 1 L g_Z!3 2 4ov ,L, • � (Aftech le�al i�e�Crfptlan to applicetfon If not/ncludsd on the survey� � ' � � • Date Properqr:Aoq�red.(month/year): � ❑Abstract � �Toirens(Rle�se check one) � Preser�usa pf pFapefty: �Resldendal;number of UNts, 1. � t7 Ot{�er(speaity) . I Zctning Dlstrlct: . . � � � i . , . . . ... _ # � �.. ^yy:• . : 7 A/���r�,q�'`�'T �Complete legal names and maritaf status requlr+eci for eaoh�ir�ereated pattX) � :Aiame(s): :'- �+ - A , � , ��tione mome}: �' �+.r'a� t s-r- o�,r..,—_ „ �r,on��cen}: 4�a- c s�-o�e.a � Address:. "�`���." .:t...�v a.�1C:. ..i9�.+�« �Si �..s A�!�w�r4 I�t...l t�S',.�i� q ` � ' � EmaG: Fax. � ' � - . . . . _. . . � . a PROPERTY OWNER 2 IN1�fJRM�li70N:{Cornp�ete legal names and�sa�itai stetua required for each Irrtei�sted P8�l+) Nama(s): ; ;- . . . �� s T ��� � ' e� �e+. 's - ' � *�� ; Phone(Flom6�. ,fistL'- g - HK�;,�' PhOfle (Cel1)C__�t�R-'$�y`9 �'r , :.Addi�s:- '2i'.LQ� � , ~e/= . . . .��5` :S''i.,�_P1.'���►',�a,�.,.iG+�' Sur4,E +'�DD VK��.�s.�► la a�l�s ltitrr �'S'KbZ' � ErpaA: ��rr.�. a,s�'_�.,.. l'ai e.�..A e6..���-.ca.f� Fex: � � ,• . . . . � , 4�. FJCI.,Sj1yG{:Al3�;;USE: - ' � � ••'�lu�,ier of Tax Parcels: . . ,�: ; : . . ., , . � Development Size: � . fs �Acres Dry I.arid �• ' i Aaes Wet Land i ��o Acres TOTAL,etl percel8 ; .PROPO��D.LAND USE:� . - � , Lat Line Rearrs[ttgement(NO�iew Bt�idtng Sites) � �Lat Line Renr,tnngernent(New 8ulldtng Sites) `. �Nurnber�of Rull�iing Sibes: •.E�dating.Uriits: t ; - � � New Untts: _� Hauiw�ur�'r t 1 ��a s��„�, ; Total Unita; ., 1 Propospd�ross Derslty .l . : EInRa par x•�. acres � Mtnlmum Lot 5fz�; � 5quare fest dry buildabfe iand j .Proposed Uae(chedc�,E'�Re$Idontlal.� � . O dther(specxfy} . . 3 i Minlmam Maberlal Requlred for Complete Pre15n)nary MtNmurri Materfat Rst{u rsd f�r a Con�plste F�nal Plat Plat Appil�t(on App{icaif on � 1.Payritetn ot fiees 1.Payrnent of fees � 2.Completed�ppllcation form. • 2.Signed Certtflcatg af Survey or rttylar capiea of fwnial p{at, f 3.Prellminary p(at information an CerHficat�ot Survey. 8.Gurreat tiUa cornmltment ar cer{lficate of tltle, r 4.CertHled Property Owners List �- 4.�asements,covenants,eta � 6.A Nst of any other per�sot�s you wish notl�ied vf this b.Devalopers f�graernent � aPP��t�. 6.lstfer of C�dit Subdivfaipn Aedcet Lnat Updated: Jg�upry 2074 � 1 Peqe'18 of 2B j � 1 � APPLlCA710N FEES:(Planning&Zonin�Coord�rator t�[X]thase whfch apply) � [Icatlon Base Fees: Coat To#al Sketch Pian Rsview Class i II&Ifi • • • � � 3� • 5ubdtvision A Ifcation Class 1&1 or Lot Lfr�e Rearren emenf 70p* da Prelimina Plat Revlew Ius�30/lot Ciass II&afi non-residentiel � ' $85 •Final Plat Review � • � . • $7�0« . Rsnearoai of Subdivision ApAroval{Class I, II &II! or Lot l.lne Rearrangemen� $350* Na Chsn e.1'room Ori ina[A rovai � A_ c�tion_Es�row Class 1 U &III and Lat Lins Rearra ement No Fubtic lm rovements � ,$Z 50Q�=: �' � A ticatlon Escrow Glass I, 11 &111 and I..ot Une Rearra ement with PubfTc.lm rov�menbs $aa;�n0„ � Paric Fees to be determ(ned r Section 82-227 • qs�n,�,� � � � "plua,Engineering&-Legal Review � � eaia[lm rovement�ees: � .�dCast Tota! � Pro sed Frivate Rvsd s ��0/11 _foot„ .,. ., .. -�,��. :. - . ,. « � .,� <.t 5Q.f r Pra vsed P�pli .�. ads $�0 .ea t , ..; , q , .�... -'. �950*+ . R� ues���'ur I to Aoce '...ri rfvate Road � $950", � R uest for C[ to malntain unim roved. ublic rvad " �� � Pro Sanite Sewer Ma1n�xtsnsiori� lus$2S/stub 2 5•+ - � Pro Watermein Extension lus$25/stub ' �275"� � . Pro sed S�orm Sewer S st�m excludin culverts ' �260* ; On-site S stam Sfte Evaluation Fieview a licable bo nrral subdivisian $80/ r lot - • � } ��' �` ' '*pfaa;• gtnesring&Lsg�i Revlew � Flexible�l fldation��Fees fMts�ill�neouB Fees � • � --� --:... � � . . � - . . , fi'�-'�•f`a: tY�wi�q•v.) �...i� �� ..".• r�i� �0�� � M ' '�700" ' Variance .•.� _�- • �.�� :.•�.� - . . �.. � �.r.« ,.-�:, - , ;.3 -.: * • � � Vacatioit vf l�ublic Road 8•. 'r bene''fitih � ��'OD mini rrt �a x�.,*�»•:.�.�. �V$n�-, � . �Easemer�l/scation Assocfated wfth s 5ubdivfsfon $�ppR � . . . s Ea�ement Creatlon with Sub.divlsion A licadon �-�� ��'r: No fee = �iro�uv fer Vaca�oris�nd`Eas�m�tits,. " s�. � - . � �700 � - - ' ... '!�R 'A 19 w�i �.. s �9•� dw�lfkt �h1C� o���� .�. �,�..� ..,r; �. .r•� .;�,,,•.�; . ' ai o�A��nkll�tr�fiv�-C��c�io�i � � ' � • •, '- "r� � �+-•:` .��0 , � . . . . �= �•� ,.. ,�.. . . :. . �.. _.n y t i.��?�e+�•��•yr.L . �y� . s.;.,�,�. r .. . •� ;- +������Iri�er��g:8c•;�.egal Revl�w - in.. » - P i rr _ +=�rje :�Lc v`. 'a•..r' .b�if i' -� ' � Tatal � �At'tllount '" '�' $2"5D� $ D�OQO / Other ' TQTAL DU� t � � �• �:•• i. APPLiCANT ANR/0R OWNER: :;. , • ABree to prov3de al!irrtormatton requir�d or sequ�sted'by the'Ptanning Departmbrit' � s Agree to pay additionsi fees(sfaft'tima not covered in tha origind fee payment)andlor c�nsu�tant axpenaes Inaurred In revlew � of this app{Ecation,and ;.;` . Certity that the tr�matlon suppiled Is trus and correc� to the bsst of hiamer Knowl�dgs. The� applicant and oHin,e, r E recoenlxe that they�,re.solely responstble for submtttlna a comple�e appllcatlon belqg awara that uqon fa�ilurs to do ! so, the sts#f bes nar�ttbFn�tt�°b�t�tori`e��ct'it t�ht1�'�t'�s complete or to recommend the request for den)al bi ttre ° raq�est ra�anlless of!ta potenllal merft � . � • Tha Owne,r hereby acknowledges and agraes to thEs ap p_��cetbn end further authorizes reasonabfe entry or�to the property by � City Staff, aonsultants, agettts, Comrimlaslon and``Cbtlricll Members tor purp�aes of Irnestipatfon-srid ver�icatlon�af this requsst. • •� � . - � • Applicartt ans�lar Owner acknowtedge they must be prssent at alf acheduled revle�ir moetings'nf th-e Pla'nnir�g � Commisslon�and-�Counctl. If an appilcant and/or ownsr is uneb4e to ettsnd a schedul� meettng, please ma�Ce � arrengemen�s.ta heve an autharized representetive at�end in plaoe of the appOca�nt/ouaner end advise the Clry Planner + assigned ta� �our pro act.� . . - . , t Property Owner�l $fgna Date: '�/Pl��� k Property Owrier 2 Signature: � Date: 6ubdlvtelon PecJtet Lsst Updafed: J9ltuery 2014 Pege i4�26 #15-3737 1150 Homestead Trail & 3020 Si�ath Avenue North Contact Information: Applicant: Richard Brama 215 Watker Ave. S. Wayzata,MN 55391 bramarichard ail.com Phone (H} 952-233-0125 Phone (C) 952-233-0125 Owner(Trast Representat[ve): Tim Skelly 220 South Sixth St. Suite 300 Minneapolis, MN 55402 Tim.S kelly�a�claoonnect.com Phone (H& C) 612-889-4435 Surveyor: David Pembertan Sathre -Bergquist, Inc. 150 South Broaciway Wayzata,MN 55391 nembertonn,sathre.com Phone 952-475-6000 Septic Site Evaluator/Designer: Tristan Ende 24910 Territorial Road Rogers, MN 55374 Infola�endeseptic;com Phone: 763-428-4489 DESCRIPTION OF PROPERTY SURVEYED Par�el 1: All that part of the Northwest Quarter of the Southwest Quarter of Section 28,Township 118 North, Range 23 West of the 5th Principal Meridian, lying north of the center Ilne of County Road No, 6,except that part lying south of the north 648.00 feet thereof,a�d except the West lOZ2.70 feet thereof,Hennepin County, Minnesota. AND Parcel 2: The east 208 feet of that part of Northwest Quarter of Southwest Quarter lying south of the north 648 feet thereof and north of the center line of County Road fYo.6. PROPOSED DE5CRIPTIONS OF PROPERTtES Proposed Parcel 1:Alf that part af the Northwest Quarter of the Southwest Quarter of Section 28,Township 118 North, Range 23 West of the 5th Principal Meridian, lying north of the center line of County Road No.6,except that part lying south of the north 422.00 feet thereof,and lying east of the west Z022.70 feet thereof,Hennepin County, Minnesota.SubJect to H.C.H.No.201, Plat 53. Proposed Parcel 2: l�hat part of the north 648.00 feet of the Northwest Quarter of the Southwest Quarter lying south of the north 422.00 feet and lying easterly of the west 1022.70 feet thereof and the east 208 feet of that part of Northwest Quarter of Southwest Quarter lying south of the north 648.00 feet thereof subject to H.C.FE. No. 201, Plat 53.and C.S.A.H. No.6,Plat 5. PROPOSED DRAINAGE AND UTiLITY EASEMENT DESCKIPTIONS OF PROPOSED PARCEL 1 A dralnage and utility easements over, under and across that part of the Northwest Quarter of the Southwest Quarter of Section 28,Township 118 North, Range 23 West of the 5th Principal Meridian,lying north of the center Ilne of CounYy Road No.6,except that part lying south of the north 422.00 feet thereof,and lying east of the west 1022.70 feet thereof,Hennepin County, Minnesota.Subject to H.C.H.No.201, Plat 53.described as follows: Lying lO.OQ feet westerty of and adjoining the westeriy rlght-of-way of Hen�epin County Wighway No.201, Pl�t 53, (aka: Homestead Trall)and being 5.00 feet wide and adjoining the northerly,westerly and sautherty boundary lines thereof. PROPOSED DRAINAGE AI�D UTILITY EA EM ESCRIPTIONS OF PROPOSED PARCEt 2 That part of the north 648.00 feet of the Northwest Quarter of the Sauthwest Quarter lying south of the north 422.00 feet and lying easterly of the west 1022.70 feet thereof and the east 208 feet of that part of Northwest Quarter of Southwest Quarter lying south of the north 648.00 feet thereof subject to H.C.H. No.201, Plat 53.and C.S.A.H.No.6, Plat 5.destribed as follvws: Lying 10.00 feet westerly of and adjoining the westerly right-of-way of Hennepin Couniy Highway No.201,Pkat 53,(aka:Homestead Trall},10 feet northerly of and adjoining the northerfy right-of-way of Hennep9n County State Aid Highway No.6,Plat 5(aka:6th Avenue North)and being 5.00 feet wide and adjoining the northerly, westerly and the southerly boundary which is not abutting 6th Avenue North thereof. RECElVED APR 2 2 2�1,ri � � � �� • CI�'Y OF ORONO .. � ' " :�' _ � PC Exhibit B� /l Sfl F-br�.�S�,4�.�+eA-t L- . Certificate of Survey for Floyd �. Buschbom in the Sautnwest i/l� of Section 28-11�i-23 �t:�� , �/OP2.7P' _. ... _ -- 283.S ' - — — — i �'W�r� � rorntr of' {--Nst�I+ /inp a�SW%i � • 3' Srcfion �8-//8-I3 e{$te�bn Z8-//g-23 � � _._�.r� �ir� o�SN/� � "'� of S��fion zB-//9-�3 T I-� ••�- �•- io2z.7' . .. . ... . 6 � E'arf lrx e{NWy a{�SW� � � `' of Src�:on ZB-/le4-2.���., ° '� I 1 JY o f � � I hereb�► eertif'y tt�it this ig a � t1�u�; �nd correct re�res�ntation ( of a survey o£ thp botmdaries qP�..ax_ 4.,z e�.-Pa ; of that par� of the hor'th b48 � faet of the Northwest quarter ! of the Southwest quartar 1;�-in� � Eest of the �nlest 1022.'7 feet � o thereaf� Sectior_ 28, Township � � � f 1.18 Aaorth, Ftan�e 23 West of the I b 5th f'rincipal l�ieridia�, ana Lhe location�of' a1i existing lra3.ld- i in�s thereon. It doos not pur- � part to shoM o�her improvements � or encroe�chments. � r.is.z � � � s � � f � � 4; r � f q �� � I M� � • �.d'� �•± .... • lt;�_��. � � 93' 3 � Gordon Fi. Coffin Reg. . 6�6k os�9� � . ; '"Alvin R. t'tehder Re�. 30.�.3�95 N � z � � ' i�nd Surwayors and PLanners 3 "' � o � Long i.ake, N,ir�esota z' , ZE :« :�: �{ �H - /o�Y' '_ _ .-..'_,-� ZBeZ-p� --� � S�a�E: �r� = ��� �NIS ITEI� ��S �E�N -� D�t$ : 7-25-79 o, ` : Ix'on r,�rker ����0�����D a - . • � . ` �� . . �pyp���i��+t ��&,,:l�f.� �'NIS ITE� NAS BEE� . - __ - H�1CR��F-��E.�-_ - - - -__ _-- _ _ _ � , r _____ _ - _T____ I f � O � 4 •a ��ncrtn ;:n� ar .,�.• ,Y.v�3 ¢. 1 ' ar r.q! �w.� o�:er t:9 -��6 73 � I -24—-j - - -20B� - - - - -� •�% �� u � -y � Q�' �°� ��Jr ��' a ' ti � � ,, n � �' a �° � � q ,���' \`��v �(,�'-v �� ` � 1� � � 3t�` � ��(� � � � 4 � � ! � i �x,sf.nq - W,;� G�x ��, �a.s � f�o�s� _ � �.'" rw.J t�n9 �� .� Z`c '� _ ,i � qa�.�y! �D����� 30P 1Z.7 I 1 • t�! , o v ; 0 r T � �. ��[(' L � C � � J 4 �t � ',,�v � � i � � .� ' •� ?O Q _ .I. � �'h �' � � � � � � p i (, `� 1 }�: � n �o \ v � -� � , -� 4 ,� ` �� -za- : ., --'J' � 6 ''1� � /VO. ? l ._ �/ a �a --.—.._.----_._. 1 o C p , • —' _ . ,,. ! k'o�d .Nc 6 � ('at�n�r � _ �Fnl�/l,nr ,�t . �� :r'._: _ ',., c . :. _,:•�. . ;;-�� _" _ M � - -'�L-��. .ri .+ ,. +-. _ . . .... -_ •_ , .- J' . , .`,^::N;* - '..._.V+. .,: . •. : w . ;_ ''' . . ' ; : __ . �. -.�� (Jli � •� � -... .. . .. ! _ . .YJ•• .. .' .. . . .`.,. 1�� �. .. • , _f, • .,i:��.' ::... t�l' . .,�'_. ; _ 1 .g -- � - . . —. 7 -• _ __ . _. _• -� -- . . . . _ . , _ . - . - -- :,,�� _ . . .C' ��;: P 3 . . • . �' , .__' - . . -. . � � . � a � :J'... � . . 1�' - 7� � _� .. V,v _ . . .. �_ � -: -- �iL;• � „L, �.� � _, � �1..' .. ... . ,�t ._... O . ��•.j'- _ .• _ ., . .i_: :'� . �._ :. • -.t .��u, �.�.,,�.�-c__ df--�- Ph''4. V �._.,,w�.0 p�xir�.y, �p� ,.,n�.ny,��„ .qN i!V 1; .,SI p!r I l.rl �[�na.�., ���i >u�pi SC�inpng:i � W�'�+su:e�.pw �..rer�a����•w.11uyi��yr�aa<_-� � _' � �a����w��.++uwm�6�u.ou'ae.a pau.,c� 1vJ '�J(--� L ••��nnn.,wlJ4�.��{�s�l9i�O NII%IMUJ��.t.a,p �h. � x .�a� .uu v p.v.wq n�Pwp....«pw�.p�r u.,�„ . _ .._. . . .. .... _ . � W ...�I�U..��V.v..1.A.1�J�1�.�4y����I I.aw.�u.�.:. '. U �•a�n .. . , e „ ,. r , . �� � _ yp `+.. �t� S ➢. ., y a x� 'di •��s�1 ` t � ��I .?1 #. � t �j„t � � � � �, au Y � � e r - ts, f � � ^°`�� � .. rn � � �. � � < ' �� , � , s` 9 !f�'�� '�k , f � , � / 1 I ' ♦ �,r,c �� 5 � �� � �! .� � - ' . . �€'�i� � �� �` � �x � _ 5-i �� .$' '� � �� . I ! � . - �� a , � i , 'i oa�.�,..�P, �.,i '1-��, � �� �� z� ..$� ��'� � , �,�''-di i �4 � -x�- � ' � �` ±s t z "" �• �� '^ .. .. �� �w � x2 y�� M��, �� �' � �,� �� ,`� '��� pv�!� ~. �q} ;�a �- ��,y � �' i -i I,�i �+. �. , ' x %,. � �} � -�t � ,` „ rr; �; ; � � �,1'�,�'+�� ' +�*�� � �} ,� � I 1�. � ��� ��.�� . ,,#. �� � � "*µ:`N � 'F � 'i� .ti/' . . . �'� �a�e. �C f , , -, � *� .: �.� �! '"c. 15��.,.. . ,- '� '�`�" ;�c'� �;�e � "s' ixk. 4 �� . r�, $•c. aF� _ �+�^ YE� '� i�� v � �� �� .. � p �?�' M �„ R 3. �yn _ '� s$ � � s ^��," � � �. �ai,q ,� 1& `� t� , �� � � ��. ;ti�r�i� 'c.. . . ;� � *� ; + � ;.. . _ tl eY �., Y� �' � � , � y- �' � ,T' ;x. �r� �, i� "�E�- �' � J' c 4:.. > "� �.�,� �;� � A.J� '�"y6''�"`. . �`� ;� ,� '� ., : , . � a �� .r. , � ? . , �„ . .n.,. . �; .�, ' .�'. �r i ��� 4. , � : ,� t '� , . ' y y ` +,� �� _ - ����}Hi .a �t A � +s � r � � + � , . �{ g� a,; � :yF �i y'. .•. . . � , y,..�� .. _ � . :� �or ,. . . �, 4 r � , � ` ` _ � � � � r �� r_ , ����-� . ���N� a , � � . � �. �- � � s ; ��� R , � # �s'� � � � r� �' �� , , ., , .� . . . , ..t� > .,a. � � �' �f' # � �" ,� � � � �� li ll .,,r`� � � �a � �m� � �� �' � :�� � �� �» �� ;; +�� t, T; ;. w' �, . �- �f ��� : ��� ' _ ` I�I�i � r� , p , �` � gr," �, ...;�; y � r ��, . � t�-�,,,; �r�„��r � `� '�, f a� �<a� +i. �� �,��� , � _ � � � �. - � �� �� � �� A �. � � �� .� � � �,�� F�, --�1 ;� , i �� � � :� = . � . ; ; ' � } a :i( � '.' �" i,�� . i s� I 'd -� � .�. '� � '�V'�„i ° 4�!'Y� �: ��, � �� �� i*�� 5 5. ,., .d� �{ 7�s "� � '�. � ,� _ . i.# . y:�., � . i. -. .,� - J '�r: - .r;. ��i � � .,i�_ t� �kr;� .. � 7 - ;4�y , � ��3«� r-�75:07.16,� � � � i },/p �a� � �� + tij � , ��. }#'� � Y�y �`� , S}IWII r�;l� 7Y� 4' ,�: ��: ` ,x- w m �F y �§ � �, 4 peapg23 �;��iii ' �` M1� t. y�`� � ',' `�„ ' b � . .. � �� � . �r � �;�, - � "� ,* � . . : pua�a7 ' � � � ' � � � , � .!' � .. � . ..'. ti �' , `t, . i. . . • .. � ' � t�y... 'i,. ~ �' - ,-'� ` t'��� .. �� e.'.1 .�. ' .y�.Ga� �.�'S �� �+".. �yOHB3ar�� � ��l ti' :# '� _ � ,?� ,* � � ���^, . �� ,� � _. F < ti . •� ' ,# �, ¢.. �� :�< 0 � 1 i ^ � `?� _ k _. _ �. _ � ��: �. F � P � � � ;.� } +^ � , . . .�- :+ . ' � �` ��f_ �, � :.. " �y r. x ����ct � ,� . � . d ` _ . . . �p y.. � . , y . .. . , . O�O� , �: . . �:z � . � ,� � � � � ;_ - ; �, . � � ''�'� ,� � � _ Q,,� � . _ � � . .�;r a�.�����_ � a. ' ._ � ��.i ����. � .d ,�,�?�"+.�,.�. � a '�r� ; �x ag ,� :t�� �'�,�,r��}'�',�a'i,.. r � .a � ^ q� n '" . � � ._ --R–.�i" � . ��.i�.. . � ' ..._�.... —.._ _ . .__ � — . �:' ., � �� I , � . , PC Exhibit D Minnesota VUetland Conservat�on Act Not�c:e of Decis�on Local Government Unit(LGi� Address Minnehaha Creek Watershed District I5320 Minnetonka Blvd Minnetonka,MN 55391 1.PRQJEG�INgORM,4TION Applicant Name Projec#Name Date of Application George R�nk 540 OId Crysta!Bay Rd S- Application Number Urono 8/14/Z014 W14-36 9/8/2014 (Compkte) �Atffich site locator map of Decisian: � Wetland Boundary or Type ❑No-Loss ❑Exe on �p�i ❑ Sequcncing ❑Repla�cement Plan ❑Banlang Plan Ter,hnical Evalaation Panel Findin and Recommendation if an : ❑Approve ❑A,pProve with conditions ❑Deny Summary{or attach): 2.LQCAL GOVEF�'VMENT UNIT DECISION Date of Decision: �Approvod ❑A,pproved with conditions(include below) ❑Denied LGU Findings and ConcIusions(attach additional shee#s as necessary); George Funk has applied for y�ettancl boundary&type approval fior the wetlands locatad at 540 Old Crystal Bay Rd S in the City of Orono{PID 04I 1723420023}. A wetland delineation was conducted by Svoboda F.,cologica�Services on August 3rd�2014.'Iwvo watlands ware delineated on site. Wetlsnd 1 was classified as a�►pe ] Floodpla�n Forest,Wetiand 2 was classified es a Type 1/2 Flooc�plain Forest/Wet Meadow. MCWD and BWSR staffmet on-aite on September 22,2014 to review the wetland boundaries, MCWD and BWSR s4aff were in agreement tf�at Area A did not meet wetland criberia. MCWD snd BWSR staff were in agreement with the delienatsd boundaries of Wetland 1.During review of WetIand 2,it wss noted thst there woere ateas included in the wetland boundary th$t were dominatec! by upland vegatatian and were higher in elevation than areas t�$t met alI three wetland criteria,'I'he boundary was revised to not include t�e areas that did not meet all three wetland criteria,The delincator was also esked to call out the ditch on the delienation map, During review it was nobed that there was ar�area mapped es a wetland on the updated DNR NWI layar that was not delienated on site.MCWD asked the delineator to return to the s�te and submit datesheets for that area.'Tl�e area met wetland eriberia arid tharefore,was detineated.A memo BWSR Forms 7-]-l0 „-- , dascribing this area(Wetland 3)is attached.The wetlend wss classified as a Type 2 Fresh(wet) Meadow.MCWb is in agreement with the wetland boundary. MCWD approves the wetland baundaries as delineated in the field and documented in the updated dclineation map(Figure 5 attached).MCWD epproves the wexland types as documented in the delineated report and memo.This decision is valid for five years. A future project located on thia property may require a permit from the MCWD. Por Re lacement Plans usin credits from the State Wetland Bank: Bank Account# Bank Service Area County Credits Approved for Withdrawal(sq.ft. or nearest .O1 acre Replacement Plan Approvai Condftions. In addition to any conditions specified by the LGU, the approval of a��tlansi Replacement Plan is conditionat upon the following: ❑Financial Aesnraa�ce:For project specific replacement that is not in-advanca,a fmanciel assurance specified by the LGU must be sabmitted to the LGU in accordance with MN Rule$420.0522, Subp.9 (List amount and type in LGU Findings). ❑Deed Recording:For project specific replacement,evidonce must be provided to the LGU that the BWSR "Declaration of Restrictions and Covenants" and "Consarrt to Replacemant Wetland" fonne have been filed with the county recorder's office in which tlie r�placement wetland is located. ❑Credit Withdrawal:For replacement consisting of wetla�ad bank cz�edits,oonfirmation t�at BWSR has withdrawn t.�a cradits from the state wetland bank as spacified in the spproved replacement plan. Wetlands may not be impacted until all applicabie conditione have been met! LGU Au#horized Si ature: Signing and mailing of this completed form to the appropriate recipients in accordance wit�8420A255, Subp. 5 provides notice tha#a decision was made by the LGU under the Wstland Conservation Act as specified above. If additional details on the deciaion exist,they have been pmvided to the landowner and are available from�the LC�U u on re uest. Name Title Courtney Hall DisMct Technician Sign re Date Phone Number and E-mail r�/3 (952)473-2855 � challQminnehai�acreekorg THIS DEC�SIO�I ONL APPLIES TO TfiE NANNES�TA WETLAND CONSERVATION ACT Additional approvals or permits from local, state, and federal agencies may be required. Check with all appropriate authorities before commencing work in or near watl$nds. Applicants proceed at their own risk if work authorized by this decision is starbed before the time period for appeal(30 days)has expired.If this decision is reversed or revised under sppeaI,the applicant may be responsible for restoring or replacing all wetland impacts. This dacision is valid for three years from the date of decision uniess a ionger period is advised by the TEP and specif ed in this notice of decision. 3.APPEAL OF THIS DECISION pursuant to MN RuIe 8420.0905,any appeal of this decision caa only be commenced by mailing a petition for appesI,including applicable fee,within thirty(30)calendar days of the date of the mailing of this Notice to the foliowing as indicated: Check one: BWSR Forms 7-1-10 Page 2 � Appeai of an LGU staff decision. Sand ❑Appeal of L,GU governing body dccision. petition and$0 fee(if applicable)to: Send petition and�540 filing fee to: Minnehaha Creek Watershed District Executive Dir�ctor 15320 Minnetonka Blvd Minneso#a Board of Water and Soil Resources Mianetonka,MN 55391 524 Lafayette Road North St.Paul, N!N 55155 4.LIST OF ADDRESSEES � SWCD TEP memher: Stacey Lijewski—stacey.tijewskl�co.hennepin.mn.us � BWSR TEP raember:Ben Meyer—ben.QaeyerQstate.mn.us ❑ LGU TEP member(if different than LGU Co�act}: ❑ DNR TEP member: � DNR Regional Office(if different than DNR TEP member):Brooke Haworth- brooke.haworthQsfate.mn.as ❑ WD or WMO{if applicable): � Applicant(notice only)and Landowner(if differetrt): George Funk—geocfanl��naiLcom � Members of the public who requested notica(notice only): Consalt�nt;Frank Svoboda{Svoboda Ecologicat Resources)—franks�sinnovations.com,ChrlsHne Mattson—cmattson@c4.orono.mn.ue � Carps of Engineers Project Manager(notice only):Melissa Jenny-- Melisaa.m.f ennyQu,gace.army.mit ❑ BWSR Wetland Bank Coordinator(wetland bank plan applications only) 5.MAILING INFORMATION DFor a list of BWSR TEP representatives: www�bwsr state mn us/aboutbwsrlworkareasJWCA areas�f ➢For a list of DNR TEP representatives: www.bwsr.state.mn.us/wetlandsiwca/DNR TEP coat+�cts pdf ➢Ue artment ofNatural Resources Re ional Offices: N�V Re�ion: NE�R g'�gg: Central Region: �uWern Region• Reg.Env.Assess.Ecol. Reg.Env.Assess.Ecol, Reg.Ea�v.Assess. Reg.Env.Assess.Ecal. Div.Ecal.Resources Div.Ecol.Rosourcas Bcol. Div.Ecol.Resources 2115 Birchmont Beach Rd. 1201 E,Hwy.2 D'zY.Ecol.Resources 261 Hwy. ]5 South NE (irand Rapids,MN 1200 Warner R�d New Ulm,MN 56073 Benaid'i MN 56601 55744 St Paul MN 55106 For a map of DNR.Administrative Regions,see:httn•//files dnr state mn us/eboutdnr/dnr reg�ions pdf ➢For a list of Corps of Projact Man$gers: vwrw.mw.usace.arn�y.miliregulatory/dcfeult asp?pagei�68? or sand to: US Army Corps of En�gineers St.Paul District,ATTN: OP-R 180 Fifth St East, Suite 700 S� Paul,MN 55101-1678 ➢For Wetiand Bank Plan applications,also send a copy af�e epplication to: Minnesota Board of Water and Soil Resources Wetland Bank Coord'mator 520 Lafayette Road North St Paul,MN 55155 BWSRForms 7-1-10 Page 3 �1 _ � ❑��� � �°� �. � �: n � "'r O� A � � W Vr � � Q d '-y�' � c�o � �y �-.. o � � � o �o � a �, � � C'�' N C. � � a � y � � � � � � � z y . y � b a 0 � t� • , _ .�,;.�_m.., .;-- , -— �� — � . ., ��, � ' � � - r ,�. � � �� ��� �� �° � � �� ° �nik� �� ,� ,,, w � yi� �u �"° t� . . ��.� u 4 .� , "� . .p��� � i _ . , A 'd^` x .,� �; . ' - �,f " a� � ,�,� ' .�� .HI ; '° ;a�,,, ,�< xt; ��� fi:`� � � ' ��€��, ��-` . Y 1l ="��/� � �_ � .. 1 � " t . t!� ��:�� ? :' ,,���+!}i1U �Y.^"5'eqM ���, ` ��� � � ��'��� `���', �.1� t' r "� . , $,y� t �.,�'u f..�yrsg,�. ,r 'ro��� � � ��g �-*��-c... �. . � a „,�.�.. � n�� , } � �� 'F� � � � .F � �� �. �,S �.�.a' � '�'�t � . . s r . . �,� : � ; �,� ���4;,�.'�J� �..; l � i � �-�� ' � p �A Y � Y g.. . s $` x Y` '"��Y '�o-�� i } ' y� �*.x.f ' 't,:in `�c„re t� I , P �. 1. 'M ..�s..'�' � r�. �. .. � ; A`3 .. ,qp.d" �=' `t Y . 1� �v�� . . � •y ` �' - � � � ' � _ . .� r ?•�,rT.., �. - t x ��� . ,� . �'� .. �,� � � � `R ,i��' �t...��. �� '� ��� �� �� � �n _� i � 4..,.. ,�� � ,� , : <. .,_a` �: *y,. , ., . ; ;.... � �' �. ` �.., ..�. . � .. �. : .t :�� r :.� +�+. w s. . �.�'Y.,gk ff e !I' x '' �3� '�� � � i m l�� � �2�� �t � � �1.1 i � . . � � ; ���' �3' ,�' ,�� �,,�� �+ �^s�``�f '�� � v+` •< �� ��, �_ ti �' , � �'py �',`'. `�*a r�� �•�> � y -y; : 'r�r � d? .a ��c� �'�,�i�� ` �'�� t ��'� �' .,�'�.'�-�i'�'� '� �;;, . � �'+,��s � � � �x: $,�'� 'l ,l �.`:1� '►�� � 1 1�'��� � : � � r I ! ' � ��, a � � # �,, , � ` * � �— � � � '� — _ +� _�. � � � ,�' ,� , ' ,;� �`�_��� — � ��° -;,� ♦ :" � ,. � ,�{ �-- � �s� ,, ;i �, ,�'�' .z ` �� 'w�' �_•� �i� . ,. . : � :. .�. � �"•� 'i . _�; � .. 's'� , k ��` �� ,� �' ��r ' '�` � � �k�•�� 4 ik �f.5:+-�. . € � �� i` ' .�' .. . .,.. �c�:`Y i� �� �a�Fx �- �t�P `�k . . . .. � ��� �� � . . . , � .. � 4 � n�:�� .. ����� � � � - A� .. - . � ; . , �sy.X� � ; �!� I� � . *: � � �. :,F. , � . ?�a;�:. � g'�.' e.r',k�'w�� �, ' . ' �. �'`q� �*:, �� '�"'! .,y'.^...4 � . �►_ �y;�_ :''� et � fi. _ 'R w . ..�va � . "�� .* L� ' ?.. pc^�._:,. }��`�� i�is � � '���f�A� �`�rll�ll�1�, �� �� �l�''�� ; � . `r+ �� � ��7111'�1.� � 1.:` �.� �� �. � , , _. ,, �� .�� > .,+ � , R � ,.� �� � . � " � � � ��` �v . t "�p � - � . � "p�F� �i � �' �, � ,- ,_. � ' �`� `� s� r � e � �� �"�, �r r a "� �}a�"�` I^ �;lK. �� �' . �r�y �.,+»,.� � ���*��� .��'�t^�;°;�4� �. S �5,, � : ���� �k 4 �'k� E ���, �'s 'L� � '��, �� �"'�- � � �'�� x J, �- ` `� �"�"�� sYx,j��, . . g µ M y� � � f��{ .'11'�d�� ��'''�f y��f q'�.�� � +� "Y � .,p�" �. ^`�.T.w��J . . .: �, .V� ` :� >�', C�- '{ �� �i� _ ' � �a ,���•.: . .. � . �� �� F . • �� �" `�� f�«� ,i . ' � ��„` '�`i�n,�.,, � � • _ . : '• � " �kY + � ��'t . y �k t.�9� ..:� � �• • ♦ �• 1 : ��.,. �:.-. '. � ,1� ,ti. �.,�::�, �?' :..,._ . � �� e � - �.��� `��°c �- �� •� �_ :• � � F �' ;.���,k� 4� , �� ' i 1 1 . , • • . 1 1 i 1 1 1 . ' � • - : . . 1 ' i � . 1 � 1 • : • � ' � � • � :� ' 1 • • C : ' � � • � � . • i • • � m � Ta Courtrtey Hall Fro� Frank Sv�oboda CC: David Remucal Dabsa 12J3/2014 R�: 2014-016 540 Old Crystal Bay Road Wetland 3 Wet�and 3 is not fdentlfied by the original NWI nar by the HCiM(Figur�es 2a and 2b)but Is ident�ied by the 2014 NWI DNR update as PE��A1A.The area is a shsqow depression dominabed by herbaoeaas piants.We v,rould agree with the NWI Cowardin dassif+ca�on(Eg�ers and Reed Class€fication—Wet tuleadow; C9rcutar 39 Type 2),Vegetatbn ln the temporarily inunc4ated we�and was dominated by�d canaryg rass(Pha�arls arurrdinacea FACW),Transition tio upfands is maticed by loss of reed canary�rass as weu as by slope and increased woody vegetatlon,nofiab�y buckthom(Rhamnus ca(irartkae FAC). Transect SP 3-1 was taken from the w�tem boundary of Wetland 3.The sof�s at sample point 5P 3-1 VUet oons�ted of dark layers of laams grading into Gay belvw, tncluding redox ooncer�t�at�ans and deple�ons in lower layers- Hydr6c indir�or Al2{fhick Derk SurFace)was present at this sampEe point The soits at sample paint SP 3-1 Up c�or�sisbed of several tayees of dark loam witfi a lighf�cfay below. Hydric spb was r�ak indicated at tfiis polnt At sample point SP 3-1 Wet hydrology secondary indicators D2 (Geomorphic Positan) and D5 (FAGNeutra!Test)were present. Wetiand hydrology was not Indicated at sample point SP 3-1 Up with only one secondaty indicator, D5 (FAC-Neutral Test), present. � WETLAND DETERMlNATION DATA FORAA-Midwest Reglon Projec�/Site 540 Old Crystal Bey Rd S CttylCounty: Orono/Hsnnepin Serr�l{ng uate: 10-2b-14 AppGcant/Owner: C3eorge Funk Stste: MN Sampling PoIM: SP 3-1 Up investlgator(s): FJS, DR �ectbn,Touvnship,Range: T117N R23W SO4 l.andform(1�illslope,terraoe,eta): stope i_oc,�al reAef{ooncave,conve�none): conca�e Sbpe(96): 2-3 Lat: Lonp: Detum: NAp83 Sofl Map Unit Name Hame.!-Gler�coe,�pr�siorr�l,comp!ex,0 io 3 perceni�lopea WY1 Ciassffication: none Are dfineUrJhydrolopic condfduns of the site typl�i for thss tEme of the yea►? N (If no,expiain i�remarlcs) Are vegetatf�on ,aoil ,or hydrofogy significanUy disturbed? Ar�"normat dreumstances' Are vegetaUon ,soil ,or hydrology natureily problematic7 present? 1'es SUMMARY OF FINDINGS (If needed,explain any answers in�emartcs.) Hydrnphytic vegetation preseM? Y }�ydric soU preaent7 N Is the sampled ares within a wetiarn N Wetland hydrology prosent7 N f yes,optional wetlend sfte ID: Remarlcs:(E�lain allemetive prncedures here or!n a seperate report.) The PRISM C�nate Group(MtpJ/prlem.nacee.o�g/compa�isons/drought.php}drougM iruiex for the pedad August!,20t4 M Odober 3i,2014 indicetes that the period recehred 50 to 70 peraent average pnedpRadon for the proJect area. VEGETATION -- Use scien��c names of plants. Absolute Dominen ind[cator pominance Test Workaheet j�ee Stratum (Plot size: 30' ) °rb Cover t Speciea Staus Number of baninent Spedes � Fra�cJnus penpsylvanics 50 Y FACW that are OBL.FACW,or FAC: 3 (A) 2 Tatal Numbar of Daminant g Specaes Across atl Strata: 3 (B) 4 Peroent of Dominarrt Spec#es 5 that are OBL,FACW,or FAC: 100.00% (A/B} 50 =Totaf Cover Saolir�n/ hru atreh (Plot size: 15' ) Prevslsnce index Worksheef 1 Rhemnus cafhadica 40 Y FAC Total%Cover oE 2 OBL species 0 x 1 = 0 3 FACW speaes 50 x 2= 100 4 FAC speaes 60 x 3= 180 5 FACU spedes 0 x 4= 0 40 =Total Cover UPL species 0 x 5= 0 Herb sVatum (Plot size: 5' ) Column totels 110 (A) 280 (B) 1 ,qyfaris petloleta 20 Y FAC Prevalence Index=BIA= 2.55 2 3 Hydrop�tytic Vegetatlon tndlcators: 4 Rapid fiest for hydrophydc vegetation g X Dominance test is>50% g X Prevelence index{s 53.0' 7 Morphogicat adaptatlons•(provide 8 suppordng data in Remerks or on a g separate sheet) 1p Problemat(c hydrophytic vegetaibn" 20 =Tatal Cover (axplafn) Woor,�vine s�tum (Plot size: 30' ) •��{flra of hydr{c soB and wetland hydrolopyr must ba � presenl,►mleae�stur6ed or proWemetic 2 y mp c 0 =Tota!Cover �►egetation present7 Y Remarka:(Include photo numbsrs here or on a separate sheet) I 1C �mv f'nmc nf Fn�ineei'S Midwest Region SOIL 8amplfng�oirr� SP 31 Up Proftla Deacription: (Dascrlbe to the dspth needed to document the Indlcator or canflrm the absence of Indlcators.) pepth Nfat' Redox eatures (tnches) Calor(moiet) 96 Color(moiat) % Type• Loc"' Texture Remarks 0-7 10YR 3H 10Q �� 7-10 10Yl�3/1 95 5GY 7/1 5 D PL/�A bam redox fn soft masses 10-16 10YR 3/1 10C }oam 16-26 1QYR 3/1 95 7.5YR 8/3 5 C PL loam 2B-34 10YR 3/1 50 10YR 5/2 50 D M clay(oam 'Type:C=Concendation, D=Depletlon,RM=Reduced Matroc,MS=Mesked Sand Gralns. '"Location: PL=Pore Lining,M=Metrix HydNc Sall Indlcabors: Irtdlcatars for Probiematic Hydric Sails: Histlsol(A1) Sandy Gfeyed Matrix{S4) Coast Prairie Redox(A16)(LRR K.L,R) �Hfstic Epipedon(A2) Sandy Redox{S5) Dark Sur#ace(S7) (LRR K,L) Bladc Histic{A3) Sfripped Mafix(S6) 5 cm Nlucky Peai or Peat{S3)(LRR K,L,R} !'Hydrogen 5ulflde(A4) Loemy Mudcy Mineral(F1) �Iron-Mangenese Masses(F12)(LRR K,L,R) Stratifled Layers(A5) �oemy Gleyed Matmt(F2) �Very Shal{ow Dar}c Surfac�{fF12) �2 an Muck(A10) Depleted Matrix(F3) �Other(e�lain In remerka) �Depleted Below Dark Surface(A11) Redox Derk Surface(F8) �Thk�c Dark SurFace(Al2) Depleted Dark 3urface(F7) •Indicatora of hydrophytic vegetatfon and waitand i Sandy Mudcy Mineral(S1) �Redwc Depr�essions(F8) hydrology must be preseRt,unleas dfslurbad or ^5 cxn Mudcy Peat or Peat(S3) � problematic Restrictfve l.ayer{ff obsarved): T�: Hydric sofl present? N DePth(irx�es): ema . HYDROLOGY Wetland Hydrofogy lndicatws: Primarv lndic�tors(minimum of o�e ia reaulred�check all that e��lv} Secondary Indicators(mirtirnum Qf��U�►�d) Swface Water(A1) Aquatic Feuna(B13) Surface SoU Cracks(B6) High Water Yable(A2) 7rue Aqustfc Plents(614} �Dreineee Patteme(B10) �����A3� Ftydrogen Su!fide Qdor{C4) �Dry-Seeson Wabsr Tatsla(C2) yyster Mnrks(g1) Oxidized Rhizospherer on Lh�ing Roots�Crayfsh Buirows(C8) 5ediment Depoata{B2) (C3) �Setu�stion Visib(e on Aerlal Imagery(C9) p�pepo��g3) !Prosence of Reduced 1ron(C4) �Stur�ted or Streesed Plerrte(D1) Aigal Met or Crust(B4) Recent Iron Reduction in Tllled Soils �Geomorphic Posi�on(D2) Iron Daposits(B5) (C6) TC'FAC-�Veutral Test(D5) Inundation V'�ble on Aeria!lmagery(B� 7hEn Muck SurFace(C� Sparsely Vegetated Concave SurEace(B8) Gauge or Well Data(D9) WaterStatned Leaves(B9) Other(E�laln�Remarks) ervationa: Surfaoe water pr+esent7 Yeg No X Depth(inches): Wet�and Weter table present? Yes No ��Depth(inches): hydroloBY Saturation present? Yes Mo �-Depfh(fnchea): present? N (indudes c�pillary fringe) Describe rec�rded data(stream gauge,monitoring w�eil,aeriai phatos,previous inspedbns),if avalable: e . ' _ �tiJ...���n�'!�� WETI.AND DETERMINATION DA7A FORM -Mtdwest Region Pro�ec.t/Site 540 O!d Crystal Bay Rd S City/Cour�ty: Orono/Hennepin SampAng Date: 10-25-14 Appilcant/Owner. George Funk State: MN Sampling Po�M: SP 3-1 Wet Imie.sUgator(s): FJS, DR �ction,Tpv�rttship.Rer�e: T117N R23W SO4 Landform(hillslope,terrace,etc.): depresaion Local relief(concave,corne�c,none): c�r�cave Slo�e{9b): 0 Let� Long: Datum: NAD83 Sal Map Urtit Na�e Hemel-Glencoe,depressional,oompisx,0 to 3 percent a{opea VWI C�asstflcatbn: none(PFM1A in updafie) Are c�irnatidhydrologic conditions of the site typtcel for this fime of the yea�'T N (If no,e�lain In remerks) Are vegetation ,soil .or hydrology significanUy disturbed7 Are"normal ar�cumstances" qre vegetatlon ,sdi ,or hydroloBy naturally probtematic7 present? Yes SURIIMARY OF FfNQINGS (N needed,expiain sny ar�swers in r+emarks.} Fiydrophytic vegetation present? Y Hydric soil present� Y !s the sampfed area withln a wetlan� Y WeUend hydrobgy preserrt? Y f yes,optonai wetlend sfte ID: ftemarks:(F�taln alternative prooedures here or in s aeparate report.) Tha PRISM Clhnate Group(httpJ/prism.nacae.orp/comparisone/drought.php)drouQht index for the pe�iod August 1,2014 to October 31,2014 irxltcales that the period reaeMad 50 to 7Q per+oent average precipiietion for the project area. VEGETATION—Use scientii7c names of plsnts. Absofute Dominan Indicator pominanca Test Worksheet 7tee S'tretum (Plot si�e: 30' } 96 Cover t Speoies Staus Number af DomfnaM Spedes 1 Fraxlrtus pennsy/venFCB 10 Y FACW lhat are OBL,FACW,or FAC: 2 (A) 2 Total Number of I}ominant g Specfes Across all Strete: 2 (B) 4 Percent of Dominarrt Spedes 5 that are OBL,FACW,or FAC: 100.00% (R!B) 10 =Total Cover Sa�Iina/Shrub sVau (Plot size: 15' ) Prevalence tndex Worksheet � Totei%Cover of: 2 OBL species 4 x 1 = 0 3 FACW spec�es 100 x Z= 200 q FAC spectes 0 x 3= 0 5 FACU spedes 10 x 4= 40 0 =Tota1 Cover UPL species Q x 5= 0 H�b stretum (Plot size: 5' ) Column totats 11 D {A) 240 (B) 1 phalarts erundlnaoea 90 Y �ACW Prevalence index=B/A= 2.i B 2 Cirsium anrense 10 N FACU g Ftydrophytic Vegetation Indlcators: q Rapid test for hydrophytic vegetatlor� g X Dom{nance test is>50% g X P-evabnce index is s3.0' 7 Morphogicai adaptations•(provide g supportir�data in Remnrtcs or on e g separate aheet) 10 Prob�emat�c hydrophytic vegatstion* t00 =Total Caver (exPlaln) Woody vine stC�iu� (Plot size: 30' ) 'kidlcetora a hydric solt and w�dland hydrolooy mst bs � preeer�t,unsess dro�rbed or pm6�matlo 2 rop c 0 =Tatal Cover vegetation present7 Y Remarics:{Indude photo numbers here or on a separate aheet) .... • ----^--_- -i r__:__...... Mirlu►Acf Rovinn SOf� SamplEng Poin� SP 3-1 Wet proflle Deacrlption: (Descrlbe to ths depth nesded to document the Indicator or confirm the absence of ind{cetors.j p� Matrix Redox Features (lnches) Calor(mofst} 96 Color(motst) % Type* Loc" Textyre Remarks 0-10 10YR 2/1 100 losm 1Q-13 10YR 211 90 10YR 7/4 10 C PL Gay Ioam 13-30 10YR?11 100 loam Gay 3p�6 10YR 4�2 9d 10YR 7!"v 5 C PL clay 3p..3g 5GY 7l1 5 D PL clay •Type:C=Co�trstlan,O=Deple�on,RM=Reduced Mstrlx,MS=Masked Sand Gralns_ "Loca6on:PL=Pore l.ining,M=Matm: Hydrtc 8oil Ir�dicators: Indicators for Prablematic Hydrfc Soits: Hls�sol(A1) Sendy Gleyed MaUbc(S4) Coast Prairie Redox(A16)(LfiR K,L.R} �}iistic Epipedor.(A2) �Ssndy Redox(S5) ~Dar',c Surface(S7}(LRR K,L) ~Blacic HiBtic(A3) �Strfpped Matrix(SB) �5 cm Mudcy Peat or Peat(S3)�LRR K,L,R) ~Hydrogen Sulfide{A4) �Loamy Mucky Minersl(F1 j �Irvn-Manganese Masaes(F12)(LRR K,L,R} �Strali�ecf Layers(A5j �Loamy Gleyed Matrbc(F2) Very Shallow Derk Surtace(TF12) 2 cm Muck(A10} !Deple2ed Metrbc(F3) _Other(e�cplain in remerks) Deple:ed Below Daric SuNace(A1'I) Redox qark Surtaoe(F6) X Thick Dark 5urtace(Al2) Depieted Dark Surfaoe(F7) �Indlcators oi hydrophytic vegetation and weltend Sandy Mucky Mineral(S1) Redox Depresalons(FS) hydroloBY must be present,unfess disturbed or 5 cm Mucky Peat or Peat(S3j problematic RestHctive i.ayer�if observed): Ty�: Hydtic aoll present? Y Depth(inches}: Reme : High �M in first 10"but sancf particles are present to the naked eye that aren't masked HYDROL�GY Wetland Hydrofogy tndicators: Primarv tr�i�ors(mi imum of one is uired:chedc ell t��. Seco arv Indi tors(m[nfmum oi Surtaoe Water(A1) Aquatic Fauna(813) Surtace 3ofl Cracka(B6) Nigh Water TaWe{A2) !"T►ue Aqustic Pla�ts B14} breinage Pettems(B10) Hydrosen Su!fide Odar(C1) Dry-Season WaterTabla(C2) Saturatbn(A3) —�����P��on Ltving Roote �Creyfish Burraws(C8) Water Merks(Bt) Sedlment Deposlts(B2) (C31 a SaturaBon Vlslble on Aerial Imaqery(OB) Drift Dspcsits(B3) _Presence of Reduced Ir�on(C4) �StuMad orStressed PIaMs(D1) Alpal Met or Crust(B4) Recent!ron Reducfion in'fllled Solls �f3eomorphic Posttlon(D2) Iron Depos►s(65) (C8) �FAC-Neutral Tast(D6) InundaGon Visible on Aerial Imayery{B7j ThI�Muck Surface(C� Sparaely Vegeteted Conc;ave Surface(B8) —Oaupe or Wel!Dsts(D6) Water-Steined Leaves(B9) Other(Explain in Remarks) ie(d bserva ons: SurFaoe water preseM? Yes No X pepth(Inc,hes): Wetland Water table preseM? Yes No ! (�De�(inches): hydrology Setura6on present7 Yes No !C�Depth(Inches): preseat? Y (Inaludes«�piNary fringe) pescc�e recorded data(stream gauge,monEbring well,aeriel photos,prevtous inspections}, if avalieble: ema . ...� ..._...-_..,. ..�c....�..eo� Midwest Re�iion — _ . _;.�� ,. , . - . . , , , „ . - • � ��. �� " ` R`' ' a '"''yl�'�-...�`� ''r�, ar r�--�.--`--•--�'�'"_�'"�a' '�s , � - �'-�� '. .$T .:3�.__:k. n _� a � "'�,,.-----.�- ._' ai�, F � ;` �.Y k _,—_�.. . <w..��a .r . _ .� y � ` �, �.' 0 � d.n = . �r � • � i ��� .,�"�. 1 .�. 1 I � � � : � � �• .- ����� � � ' '�y/yp��,..1 � � Ir' ..:5 • ' _ � • h .! • frl�y'�"1 .- .�? ' � .� �,�� .� - - � . , y J�•� � :';�L q � � -�•-� y�- sra•s<.��.. ' ..i�_ .. � """':i i m,.�'r' i'7.+,:��•�.• �f^` ,. � �,� r� «� ')� ��• � ���~ ♦ � � V � �� � • • . ',i «� _ � �j�1 R� � *r ",.„,!�.i _.-._ .. 1' , ' � �r'. .,,�I i.i.: 1, � �, � �/ .�.. � . : �� •: 'I i! # �2,'f� , . �'� -� r• �� f • �•f• �.�� • f � ��'• - ' � �I�. • � �' ! U . . .� �//' �� ��. � •. *�• � � - d . � w�•* � �6 ���1 • ' `�� � ��` ��'• ::/ �,�... ,` • ? •.\ ,✓'' . � ` w ! •�.� '4 �. �.' � • wb � * � . , � � �;• ]�`� • • . � , � ��. .y.. '���,� • .�� � � �� '• ► � � ►+� ' �� f w�'"n°��'�• _�_',. f t � - �:� �"i,^_��' ��r , ���� #-� i ��Y ����i { �1* '� a - w �1tt . 7!!ll��a1.�."Y _, .. . _ v �_'� • a F; " • ' -' ��µ �OtB, • ''�,� . � y � . � +` ' @ j �'p,{�a� - , �iI r w i ;a a (� �r+� ! � � � ; � 1� '+�9�' /� t FR� � n r ♦ '\ ? 'P �L �` � :w y . ' �, w )j � «�' '-r' ` i+ �j � �' . �� �.�•. � �Jf� � . a i .��'� M '� !: i �I, �� ,m� �f ••r� '' ��1- �f � �' ..t� r ,�'�•-� "' _. , f'.. � ,�t 'µ r ..:.,�. + . '� � I� .�fYa • r � ' ' : 4�� �a��, ��ts... � � � .. �' `��- r • 4 w.' �. i y�' � _, �l �� 4.��� .�: f' ' � �.�'1 ' '�� i rr ,,., y, � , � �yR s' i[�,� � . '�-e<c u .�-...� �S..tmva. T'.' ..f. .._ .._-� �-f -y_ i . �[ - �� � Y�'' �� + ' � 3��r t [ s ♦ �. �a. ��,r` n� � + w Ilr� �r^` �f,, F •r'•`c �� - �����r � .�1��' t `/ , ,t�-��� . �'�,: � ` �� �,� d � ' •~ t R �� '� �a �+ �• i . :� 'r.�,.'r �11�a a , s � �� . . ,� _.: �_ � �-,..� �. • `'..4�l.:* ♦ ,�y.����ar•K.�.{=�.i ��;^e �t :�> '��� . . ��� ' � �• .• . ' Ii „ • .O+�T ° P I�. � `l" � .�Arii 4 _ . s� f ' `7 � � ���./�'�+c��� _�' �i� 4 r.... �'�1 � ,h� J�,♦. •� j• a . . .. � � •F��� i''��'% — . .' ,,I}� IY /y K �,,.. - ,r' ? i � , ` r - - • � ' � � ! � � e .� _ ._ -�. . � �� - .+ i;� � _ . „ _ ^� �,. ;., � .!� �. �_ � ]''�' �i� � . ' ; . �'�T Q .�! �M'�'t-_YI�,Ys, ;...,,,is�-a1�E.�.c4�,�pe_�S� . . '�• ," � � r.� ° � w��i " , � �y `�`�'''i p� +,+' 'Y ,� � �?� + � `'._r�����- _M���,�� ��-�. ' .i ' -�'-:k V�, � . �;'{ �:- '� '� 4 � �, ��:j+ *� � x� .,.'3��t� � � ///---``��� 1� � \ �1k� �r � • \'.I r�� �� S}! +f � .� � ��.. Y � Li _ � �_ �� �i r�� . ..,. ���� . �!+.Y�, . �� y � � �...�-. `��._ '} ,��rh .� �•� R�,.a�i�"•f_ ��� ` � � ; .. . .. �,�� ` ' '1.;�„ .n.,� � .. ;� k �._ � t .�_,,,����'�: � ... ... •. i1 ~ . ; . � .. . � k ! � �� . �' �. • +� • � �r''q�p�_ ,� i :� .__..... !O', ' � N' _ ��T_�...� {.. - . .� e.}t �...� �waC, i' �.. - � � � *. 7!i i . � ,. , � �� ,. .� I��y_�� . � ., .� �}^ � . �H,,�;�� .� ] 7 h�,� ,fr�{,s t .� ;:' +wr *l i ' � . A\R� � �� � �f+rf,I�� � .. � , a 4 .. �l M •� � ' � ! . � � . � �"l 1 . �' �� � � :" . . ' ... '�- . ;:� . . ` " � • , ... 4x�vetl �a . . ��, . , .� �,._. .� ; � . }�, . � , �. �� ... ..ykr. s L,`: .�w4 �.'d .... � * - -� * l�L. + � 1 ��'� �.� .. � ,,,; •W.y ". �� � �'t;� f " + �� �4� f� , 3..'�_ �N+ � �► • 1 �.,� a�• "'^`�� �. . � . _ „'� ...' .t FyA ... _ � � µ '�~* f�.as •.♦ � `�` "` ��e.., �,. i� 1� �, �y. t���� '�� a �. es ' '� '�"'�. �- " .- ' 'y' y� I 6 „1� �91 , � . . t, i . � � � � _ �� , ,�`_,4f��� .� ,�,..,.. �. - . _ .�,. , .s ,�a-; �- ' . , + `` �� � . 4'�'..? n,L��, •.� +.. -��r � - _.. `������y'�p +� r � w`�� !; � r�Y �� �� � " ji�� �� ,V __...... `ci(� _. ,.b�. .�-, yM1w:_���.n�.�4�.....�.. {'.-- -.—n{$+'•� ��;, a�� �`., � : i i �,.� .�. � 1x� �� m . t.r �' . `1 � � '� � -�_....�..� •+'�S• y� {`{ ��t .{�� ��1'; ! ''" ��]] � �t��. � •� � .. � . �; a, _ �� •.t. -� � i i{M , . -'+� vv,-•� �.�.. _.. ... � t .„..�, .t�� a -s��� �,f♦ �w�w� °a. ��'�,�.�t�1` �i � � . i _. � . ` �e .. �jt�i/ ,i •. :y. • . y., , i , _ wa�� '�`! � . !� � f * . � � �. ' . , - ��: �' _._ -� •� '� ' ~I � ^ �i• � J �� �.. .� � • � � ��:b•;�,:• � �.". . r,�>� _ ximate Parcel Bounda <�s��a � �� n� �• ,��..�;, � :..- �.�'. , !� ., , T11'1N R23W SO4 Overview Figure 1 Overlaid an 2012 Aerial Photo 2014-016 ��rSV�60DA , o s�s ,,�so 3.soo 540 old crystal say x� _ n-'-"---- PC Exhibit E City of Orono- Conservation Design Plan for 540 Old Cryst�l Bay Rd S 1.Development Steps The purpose and intent of this conservation design is to meet the goals of the City's Environmental Protection and Natural Resource Management as specified in the Coxnmunity Management Plan (CMP}. In general, these goals pertain to water quality, wetland protection, and preservation and the enhancement of the"rural 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 desctibes the intent of the conservation design as to reinforce and establish eoologica.� connections throughout the City and preserve and improve the aesthetic views of Orono. Subcategories that are listed within the Enviro�unental Protection section of the CMP help to detail more specific individual goals and guidelines which can be related to the overall goais listed above. Pertinent to this project,the subcategaries emphasize development densities, which require no less than two acres per one home. This regulation 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 groundwater, and surrounding lakes and other 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. Goals as specified for Environmental Yrotection and Natural Resource Management as specified in the Commvnity Management Plan pertain to water quality and wetland protection and preservation and enhancement of the "rural character"of the City. The address at 540 Old Crystal Bay Roa.d S is proposed to be split into two separate lots. The larger 4.77 acre southern lot with the current house will remain the same while the northern 2.08 acre lot will be devetoped. To preser�te the open,rural character,this lot will a11 be at least 2 acres in size. Specifically the proposed lot size is 2.08 acres total and 2.01 acres Dry. The undeveloped tot's future house will be situated such that there will be negligible effect on the existing h�ees. The Iot's potential building pad and future septic sites are located in areas with no significant trees. Wetland impacts will be avoided altogether and buffers around them will be implemented. On site sewer systems are propased and these will be located primarily in open azeas that aze currently manicured lawn or dominated by Reed Canary Grass. The existing landscape of the site is a mix of varying landscapes. One existing house which will remain onsite is centrally located within parcel No. 2,with a front and backyard of manicured lawn and omamental trees also in the central and west central portion of the property. The rema.ining ground is a combination of wetlands, planted white pine and silver maple tree stands, and open grassy areas with portions of undesirable and invasive vegetation. The residence proposed on the lot adjacent to the roadway will be partially screene�i by trees and be blocked from the south by the stand of silver maple trees. R�CEtiI�D MAY 2� z015 cmr oF oRo�o Within the wetland communities on site, the dominant vegetarion is reed canary grass.No rare, threatened or endangered plants are known to exist or are likely to exist. Additionally,none were observed during the site visit or are mapped on the Hennepin County Natural Resources Map. 2. Rural Oasis Study The subject parcel is adjacent to a documented comdor in the Rura1 Oasis Study and Old Cryst�l Bay Road borders the west edge of the parcels.The view of the approximateIy 0.15 mile stretch is an even mix of dense and sparse tree lines along the roadway as well as open areas, as seen in photos No. 1-6. The area of the subject property bordering Old Crystal Bay road along the southwest and northwest is vegetated, with most of the properiy's view obshvcted by the woody plant growth(photo No. 1, 5, and 6). There appears to be primarily positive views from OId Crystal Bay Road, with the vegetation obscuring many negative views. However, some houses are located nearby, with some clearly visib�e to the west of Old Crystal Bay Road (photo no. 6).Additionally, power lines and the occasional road sign and mailboxes can be seen.Please see the Photo Log at the end of this checklist. 3.Natural Resource Inventory a. After reviewing the MLCCS data on Map 3A-4 of the Orono Environmental Protection Plan it appears that Artificial SurFaces and Associated Areas(10000), forests(30000}, and Herbaceaus Vegetation(60000}areas are present on the proposed lots of 540 Old Crysta] Bay Road. b.A tree survey was not required as part of this Conservarion Design. Invasive species, significant stands of trees, and species identification were documented on the Preliminary Plat/Certificate of Survey(attached). c. A wetland delineation and report was completed tor the subject parcels. Three wetlands were identified in the delineation process and are listed as Type 2,PEVIC, fresh(wet)meadow(two) and Floodplain Forest, Type 1 L. This report was reviewed and approved by the MCWD. The report was dated September 8, 2014 and is available from Svoboda Ecological Resources(SER) upon req�est. A subsequent memo updating the report was issued on December 3, 2014 and is also available from SER d. The topography of the subject parcel was completed by Gronberg and Associates and is depicted on the attached survey map. In general,the property is highest in the west central part of the property{existing house), decreasing in elevations to the north, east, and south to the three delineated wetlands. e. Parcel no. 2 is partially located within a conceptual greenway corridor, as illustrated on Map 3A-5 from the Environmental Protection Plan. The baundaries of the comdor primarily include the planted white pines located south of the existing house. No raze plant commu,nities were observe�i on site and were not identified on Map 3A-5. The entireties of the parcels have been highly altered. The disturbed state of the parcels would imply that there is no need for management and protection of plant communities onsite, as the vast majority are low quality, non-native, or invasive species. 4. Conserva�ion Design Master Plan a. As mentioned in section 3(d),based on the topography, stormwater runoff flows from the west central portion of the property to the north, east, and south property edges into the three wetlands. Based on aerial photos reviewed,no land use changes to agricultural wete visible, maldng it unlikely any tiling systems are in place. b. The existing drainage patterns have primarily been maintained. Surface water runoff will contanue to flow from the west central portion of the property to the north, east, and south wetlands. Contours within the northern proposed parcel No. 1 will likely be manipulated to accommodate a future proposed residence,but will not significantly re-direct su.rface water or affect the wetland or its fiznctions. c. Tnvasive species were evaluated on May 20, 2015, and include common buckthorn,rced canary grass, ground ivy and garlic m�astard. Grouped locations can be found on tbe attached map. Buckthorn seedlings, saplings and trees run intermittently around the perimeter of the parcel and is the primary understory vegetation in the southem white pine tree stand. Dense areas of reed canary grass are present in both of the wetlands. Ground ivy is loosely scattered throughout the entirety of the parcel. Garlic mustard is also widespread, however the densest patch is the dominant vegetation in approximately 50% of the proposed northern parcel within the subject property. Attached is a vegetation management plan for the invasive species present onsite. d. Tkie trees existing on the subject parcel appear to range from poor to good health. There are, however, some trees that have died or are dying but do not appear to be diseased, Dead trees will be removed from parcel No. 1 if they are within the proposed grading area. Although only preliminary 1ot deveiopment plans are drafted,the primary building pad on parcel '_Vo. l will be located within the upland area that is cunently daminated by Rced Canary Grass and Garfic mustard. Herbicide andJor mechanical removal will be used during construction to reduce the population of these invasive species. Additionally,the landowner/buyer will be encouraged to continue long-term vegetative management activities of these species. e. 'Tk�ree areas within the project boundary meet the criteria for significant tree stands. These include woodlands located in the west central portion and east property line of the properiy. On average the significant trees in both areas are approximately 10 inches in diarneter, but sizes vary from 5-38 inches in diameter. These areas are both dominated by White Pine and Silver Maple. Please see Paragraphs 4d which address the Tree Protection Plan. f. Neither o£the three wetlands delineated onsite will be impacted during construction and develapment activities. Additionally, a 20 foot wetland buffer will be placed around each wetland{as illustrated on the attached preliminary plat). Around each wetland buffer will be an additional 15 foot building or structure setback. These will raaintain the wetlands' quality and functionality, specifically providing additional surface water treatment. g. The site has a mix of artificially planted conifer and hardwood species with manicured lawn, same mowed trails and smal�, isolated wetland areas dominated by reed canary grass. h. Defining maintenance of ecological connections does not apply to this project because we cannot define anything that would prompt a change to the maintenance connections. i. The e�cisting house and associated buildings will be left in place,which will assist with minimizing the negarive views as defined in the Orono City Code. j. As noted in 4(i), the existing houses and associated buildings will remain in place. 5. Denstty Bonuses For Urban Density Development The applicant is not requesting any density bonuses in association with this project. 6. Performance Bonus Requirements The applicant is not planning any development enhancements and is therefore not requesting any performance bonuses in association with this project. 7. Preservation Requirements Please see Paragraph 4c. 8. Bnyer Education A handout or brochure will be prepared and provided to the lot buyers informing them of the Conservation Design requirements pertaining to the property. Individual buyers may wish to implement the recommendations pertaining to conservation and natural resource management as presented in the City's Comprehensive Plan and Natural Resource Invenfiory in their individual concepts for the lots. �� $��� � � -. — � — — — — - — -- __ > > �- � � _ _ T _ � � � 1 ' 1 � � � � � ����L�����������L Q��0 � I 1 1 � �� �. � �� �� � �� � �� �. � � I � 5----------^---------- — � � — :� _T_ � _._ � -------------��-_.----•- t -------------- --------------- --� � � I ' \ �� 1}� �� ��r ` \ I t �� i i � � � �\ 1� `^ I I I I ti t ��i � � � � ; � i � � r +� `� I I � \ I � 1 ' < <o� i I� A `o�, � � i y .� i � `•Ci� � � � 5 � I L� �� �1 , I I I `I �I� 7� ' � \ � �� � I t7 's r°� , �. �1 I 1 �II L' � � { 1 t I � �•�` f , 1 � � � �o i l � tn � I 'L � ' � ��� �� 4T' i r'----__ �� sr� ✓ �' ..S_eesr ffnc�+sm sm i � � � � � �� �r!a �4 i �.-�--- �_-� a .1 i `� � � 14������i•o� / I J� /� � / / i �� � � ` r._--- � �� �� ;� ' } ��r '_ I �__ t^r-- -`-J L r-�--t`�--- �-----� - ' T-r-\ -- -� - �r-- �---�'-�---Zr-�. � x I � � . � • � � f r � e.2 �������� `� �� i i i ,�_��------- �-�---�- --- - ---1�---� s9.� _ ---- ; � O K __ � �!� • � � � 1 ` __;'_-------F--'•�e.ao ` -�---� �-- � --L----- ---` j S j 9 1 �� •L _�_ !>�, �'� E7� .��� 1. 1 }�e � � \ x ���' �"'{�^',_"1'_' 1 '��" - ` �� t } � ' 06 � � ���< r ��l .ao �� •'' I �; ; ( � ° ` `: �� �,4, � ��_'_ � __� .t�J �t s g � � �', � � � � � � ] � ��7BA`p.( `� ��. '"-)�� ����� ' � „�Q`� �B •�\ fl — \]0 �, � {"� � \ � � tl� �" � GS �• ` , � '( _ Y LNE � r � n: �a � . m.o2 - ' � � --- -�-- i n a---- �---------'-- �� ` } � , � ?�` --- -----�.- �-- -�..- t-.---- `�- �°_ ,,,�� ��� ��• 1 � � �• � ��' ��� �� • � �,a�`�� �_,\\ =-c�~�\ �\ `� ����t� �� \� \'��s��` �° � '� r� � _ 1 � ' ' , � � _ � � -'�� i�; � � C�� �- �� \��y�,�� � , \ � \ �� � � \ �� \�� ' � � �, � � � _ . -- '� � 1 -- �. __..- , ��� { , -, �- � �s �,' �� . � � � � ��, . � �� � � � ` ;s ,� �>. 4;. / �CCC r -----�a--=� � \`'K � \ � \ �\4.�0�� \\ ":,\� ;��� t. 'e '+� zL +��^ � � 2• b� � 1 � �'i _ . � � � \ � � ` I 4 � I � '� �,_`/ ��� m,�"e�,� \ `�•� � ��� � \ `� �, �\ ��a ■ � � " � ! � � ; � ��_ b > � e., � : �;—�= - —� �� � 1 � ��r � • � e� w � , �� �� � ��� a� � 1 ��,� .. � ;`�/ �, ,� � ',. • ,. ; ��� � �, 'J..y 1� � �� �� \\' �\�\\ �\\,\ \ 1R��� � �� ���� R _N � � � �, ' �� �� u�° ,# � 1-�--�---- ; '_�""I^f � � • %� � �� � 4 ` �� `� lY"""M' � ���+E \� \\ \� ,� 'r�, � � ,, , �' � . f • 1 - 1 81� � � °� � 4 � , t� ° :.� � :u ( �� f . r ; e� �� �. , � t \a �\ '£ �' a!`�e�;�� .sa �i .f-;�. a 8 �� � 1 � _ _ ` � ,..Y"1 1• -� �'' •i S[.� � � -0f saro��ss°�n�. ' � -� � � s°n•4zeos�e,w r � �_' � � R� \ �� � �ES�'\us�� � / � t '� ��� �_ _ �� - 1�Ei —� � �� ' ���9.ya s•. � '� _ r .�.�\501"J4'01•w zoe.� � __�� .+��t��+/ �t � . � g qa� � _�__ - ' - ._._�- l ----- --+-� N00 54 E 7.00� _ - �� 3 �` �~�L / ��. � A � � �, ` } \ � � ,.,t _ :(H.C.H.N0.201�-� � b � _�^ � j / � ' ;- *- I p� �.� —'��t''�~!;-" — �-4,e�sr iNe or nie nwi/��swi�a aF a[c.ss f � �i� -- ,._. 1� � � �.1- S I � ; P �� �� � �e me---�e— ��` ,'"'��TC�7 RM'l/NC 0�M.E,II Np, Q '� � \"_���--'MESIERLY R/W�p�N.CJ7.Np_ u.�GR.ND. j 701,PLAT 7],POt GII.Np. S �y � �� I �577C20 } S � a �� � � � �� P �� � � R i f �� g � � I �� � � � � � S� y y 5 3 � 7 E�,, � � t�6 ��R� �� � � S�Li, p �� ` V �6L ��,�� �� R ��� � � � ���� ���� � t� r� � � ��� �� � �� � � � � �� ;� :r— � � f�g�� � � �' ��� �,��� `��� � � � ��� ,�� �� � � � � � �� �. � � �r � � �� � � r� � � ; , � � $ g u ! � � N� � �� �' � � �� � �� � � g s- � = ER gy � �§ ��' �� � "�� �� �� � � � �� � a � (n �� � � �� '�' g �Q1C' '� ■R■R pg � �; r $$ � � wr n ��� � � � � � w � � � x ���� F � �`�� •'1 �� 7� ■ 7 y� �� �! �� _ >f1 O�I �..-�.� �� P P i�� � � � � �� �� ��S�S� � qa �{ � rZ,� P �R� r�� � � �� �? �� �'�� �� � a � q � � �� � . M � Q. � �m ��� � � � NQ R�� ��� �' �� ��:� � � � �R � � g � � � 4' � p A �� � �I�f � t�Tt ��� � � � �R�� ��� ��R X R � ��, �� � � � .A A � � � � ��r � � � i � ��I !�� �� � i� � � �� � G�Y� $`k � a�� � �� � T 'n , � � j �� � � � E �1f � r� � � � B� � ��� #�# � � � � �, m "� � � � � � � ',; �,�, � R�$ � � ��� ��'� �� � �� e� E� � �� � � � � � � �� � R � �n l, ��� � �r �t a �, � � � �s �i tm t �t �t�' �� —� , � � e � � � �� ��� :� �� � ! R� � �� � w� + � � z �� ' � E *�� � � � � ��� �x � E � � � �� �, ;�#� , �� � n ! x �" � � �� � e � � ---_- � t � � ��� �r� ;" !'� R j� � �� � � � i � � � 3 � (;>i��.,_z_�:< � �g =�� ,��� �� � � � "� g � � � 9 � Z O ��s �g_ � �R �" �� �� � � ��" � �� R NZ �� ' v --- -- � � � � � �� _ ;� � � � � Op �8� o��'�oeE�� .od„sn.6 C - � �------� � - g � � � �' � : R R >� ��� � �� ��� � �£T�� � R� � �� � � � � � � � � � ���� ��������� . g� l��,� � ��'�' �� � � �� � � � � � � � � � ����- � �A �a� ��4�� u � � � ; � 4 �� �� � � r �� � �� �� � �c � � � � � � � ��� r��� k� ����� � � �� � � � � � � � � � �� ,. �° �R � � � � � � • ��� r � � � � � � � � � a � ,� �� �gr �t� �;�� : � � 1� � � � �g � � � •o e � eA �m #eoedeod �p �.�� ���P � ��� � � � �p �� r � � R Rp � � �, S �i �� �� ��� �� C �p�� A� �� ���� � i� E� ` R If � � � � � � �� ��������7� $ ���R ���� �R ��1�g � d` e k� � � � � a � o � � �� m � � � �� � ��� � � � � � T � � � � � � � ��� $ � �'� �t � � �� � � � � rr �� �� m �� ��g, ��R � ��a� � � � � � � � � o {� ���(� � � ���� � N �� r � f � � � � �� � � r (/! i ! d �i q � q �� � � � � � 1 II � „ . �� ��� ��� �y� p(c1�,� � w r � a m p � � I I f ! I I I �{� � Q� � �6 � 6A� �i i�� � ' �g � � i 4 - � � � 71�R :��l I � ��� ��� g tz��� $ � e � III � � IIIII � � � � �� sa � R ' � �� � �� �� � _ ��R g�� ��'�g "� g `� � � � � �� � � ������� � 8 �� - � � �� �t� �- t � � ��� � � � �R�� ��� E� �R� � � � e � w �� � � .. � � � �" r � � � � s � � �� � � � _ � � � � � � � �� � � � � � v Q : � � � � � te��e � - -- �05 'r"go. t Q2 U � fi� N� � � Z ; '� _ �. �- � � ze•ose � � . � � � !, � Y � � � � ` � z o � ��(1 'i '•,' ' � zs•cre y �- (Cl�i � NMOlS3N W � � !� Q 6�.� . � O 1� a � 3.OZ.ON SZ'98� O O a' � a- � .. _ P � � � c� c� yy �. '`{ tr� � Q, � � � � Z q 55 � Z '6 6£'!6Z Z9'SLI � N 81� �'t � n lD -- -- �- __ • � N ��� 5l 'n'' -- -- '` � 3.OZ.ON 2S'0$£ � �,�,Ff, 162• r„ ; 86'602 3.0£ I.ON 60'b6l � 8!'9R{ ��� �* � �. �`f:• n,��O ' Q , o � E'•, t �.,��t.P� � � N o�N 4 - � ��� V G' r� � `� � �0 � . . . . .............................sr9......�......^........................... ` cs•uz M.s+.os ' �� � . .. .. .. . e �o�u ���5 I � N� , �.� '. o . io•sr9 � � � : Q . 7 n.01.OS �SS ,,,IO'S6 '�' � s� M 7 °0 10'SZI N `� 4 W M � � 4�,_!,.. , Vf � _Q ���� �;M N� (`IS M �N � N " O� �- � . ,, N ��� � �t N t 3.OI.ON £SS '9Y .` � £I'W6 � � ' ��:� M � �4 �: ~ �o � , M �u' ;'.� �£ 7 , � < � -. �, . . 4Z � r ��k ' '� y: ` '� ' � � " ��--_.� PC Exhiblt ' - ,� ' ��, �,� . `' � �� �Y^u � �-`�-�, ' � E �; , i�Ant..: _ , z _ _� r,,r,,,9. . _ ; � ... .) . �� J•, �7T'� � . . .~ �_� � � . � , ,��}C ' ���� ��.'.- r. . ��.- ^_„F w_ k .� f "�.��t �.. . { . .�,..�, � .�$ +•'� -.:x" �'~ - , . ♦7�+'� � ...�t , ',� � �. � .. ���. �r '� ^ � � r ��0. s 4�� pr ,'�,'��+,,� ` , Y � ����� �+ 1 •.,�.. ' ,��� �`,_. 1 � � "�,p ♦k!1��� �'� j ...^�'�, ,�, . �•�`� �� , �;1�� r � "� � �. I ♦►17��5 � .�� .\♦ � •.�.,. �� r�. ' 1�'R�1 ill�'�1� I � � � e� ♦��*1�#'� ; � " ..� � ♦�t R� Y�""� + ��. � ♦1 l��� � � �: ���, I ♦ �Y�► �"� � f ��� •s ..i►�1�, �i' ♦1.1��!+��'� . � �i" • � � �CQ� �'f�lE . � ��v�, fQ� 'r �It��1b'�1F r ��:�; '+k`��1►�'�t� '� � jy,, ,� '�`�'Alr#!'�♦ ` �r • +.�►ti. , . 2 �, ,;W' 1rr, � -.� . �t f. �.� � y��.. !i �I 9 ���y 4'�Cv /1� � �\ ��4 f S `/ hy�3. _ � }• 1ti1 �"�,�4 * � `,� � f�,�, � ,a�` � ,��4� '�'�� +�� � ;'x,;-�,� �1 `�`�'`��, , .� �Ir � � �� . �. � •,+�t� '��� k , y . '1 1► �,�- � � •'*�1�,t ��� _ ,' 1 *�1'�+� � € . '°' , � r �� i�'� _ 7� k� �` �.b; ` ��, �".'�°,�,� 1 .� t �'k, � i ,°'�s. .;� �, _ �� `.'��`;'� .���. ,�,, �' .. '4' =�i. ���'`•.�'" �� �, � ' '�. � �� k ���`��t � • �h lW�O,'a.� y'. .ti�' �y�.�� �t �+ � '�'� ' ��� �`: �- • � "'�-,�,"""" _'�`` ����, � K�" ���,1�`A '` �,'�� ,. �'""tia..� �`� � _ �.��¢.,. .�-+' '�,,.�b�, �;,�.� \ +. ,��� .� � .� �„ i.,+ � .� �c .� � �:.,�, `� �w„� � (..G. ' ��` . '� `�L !:. '� .� �'� �'. �� _ #` .. 1 1 . �-.� $.� '"}„ �„ W� � i:: � � �;r � 1 y ' ��. " - .t� �. ..'�,''S �ti r. �-'�10r.,„ �� '' \ f� ` � , £`" °�, *y��-.�+` a`- ''; , ;�'���. �,. � ' '�-�T +'� { ��� + � . r� w, 4'r _ _ y , ��J",. e�, .. .. ' ' : . , � sixrN A�E_ �v�,,�y�,��� t�, , . G - , � _ � �: �_,�..�: _ _ _�.__ e _ �,a,�-� 4�N O s� �fi .��. OMdYwer `� SHO�'` .. ThI.d�..iq i.n�tliet�Iqdfy nmrdeA m�e nor• �urveY�nd k not k�d Lo M�wd�c maThY dmdn�b�aneytYtlan d�eaoN4ln�bmNtlw4�M d�h . band In wrlou.cty,w^W.ud�h olfs..�olha wvca�RettlrR Me na Hewn,and k Eo be u�W la rN�maa pwpmx pdy.Tlu qrydDiono Y eat - nsponsble far am/Mra�ntl�SrNn oeenM�6 OboltonAMenk,lnc-WabGIS 6/il/20159�03AM , • PC Exhibit F ' METRQ �EST IIYSPECTIOIY SERYICES, IlYlC. ` I.aren Kohnen, Pres. (763) �79-1720 FAX (763} �7g-3090 Mtrowst76�ao1.com MIII�IORANDUM AATE: May I, 2015 TO: Melanie Ctirtis,Planner FRQM: Laren Kohnen,Metro West Inspections RE: Review of Septic Ix�o for Lot Split at 1 I50 Homestea.d Trail, Orono,MN (parcels 1 & 2) I have reviewed the Septic information pmvided, along with the site pians. The setbacks for moa�nds-no prvble:m. T'he con�our of sites-no probiem. Than�you, Loren Koltnen aECErv�� MAY 042Q15 �ITY�F ORONO S�x 248; I..oretto, Mlnnesota 55357 � ' PC Exhibit� ,���, City of Orono '� _ Hardcover Calculation Worksheet �' �= t �4; Property Address: 1150 Homestead Lane,O�onon,Minnestoa ��'� �w Prepared By: Sathre-Bergquist, Inc. Date: 5/14/2015 Stormwater Quality Dverlay District Tier:(Cfrcle One� Tier 1 Tier 2 '�er 3 Tier 4 Tier 5 Step 2:PROPOSED HARDCOVER Proposed Parcel 2 of Lot L1ne R�arrangement In the following table, identffy all items of existing hardcover on the property,keyed by letter to Certificate of Survey(survey must accompany this form).Use as many lines as necessary#o accurately depict existing hardcover status of the property.For Tler 1 properties,Identify any features by letter whlch are split at the 75'setback line and calculate F�ardtover square footage separatefy for each portion. Key to Survey Hardcover Item(Describe Length x Width Tota!(S uare Feet) {Example) �Garage) �za�X 30�) (72Q S.F.) A DrivewaY Misc 8,578 S.F. g House Misc 2,877 S.F. � Gara e Misc 1,770 5.F. � Garage 22.2x32.2 718 S.F. E Front Wafkway Misc 387 S.F. F Rear Brick Patio Misc b7 S.F. G Rear Stairs/Walk 43x4.5+/- 146 S.F. H Rear WalkwaY Misc 175 S.F. I � S.F. K S.F. � S.F. M S.F. N S.F. p S.F. P S.F. Q S.F. R S.F. S S.F. T S.F. U S.F. � S.f. W S.F. x S.F. Y S.F. Z S.F. S.F. {1)Total Existing Hardcover i4,768 S.F. Excludable Hardcover(See C' Code 5ec 78-1684): 5.F. S.f. S.F. S.F. S.F. (2)TotaE Exctudabfe Hardcover 100 S.F. (3)Net Exlsting Hardcover[Subtract line�2)from line�1)j 14,f68 S.F. 4}Total Lot Area 107,713 S.F. Proposed Hardtover Percentege[{3)+(4)j 13.62% % {Proposed Hardcovernextpage) This is an informotion pocket regarding Nordcover.Every effort has bepn mode to Insure the accurocy of the informatiRECE1VED contrained hereln;however,lf any lnfnrmation is no[consistenr wlth City Code,the Code provisions w!!!prevoll. �,q��+� � � �a�� f_lN�1C r1{3flAifl . PC Exfiibit H Mike Gaffron From: Robert Bean �bobbe�bolton-menk.com] Sent: Monday, May 1't, 2015 11;�9 AM To: Mike Gaffron Cc: Melanie CurGs; David P. Martini; Brian Simmons; Christine Mattson SubJect: 15-3737- 1150 Homestead Trail Mike, I have completed review of the documents submitted for the Lot Line Rearrangement application for 1150 Homestead Trail. Following are my comments for City consideration: 1. 5ince proposed Parcel 1 abuts Three River Park District property on the north,the Drainage and Utility Easement along the north properly line shouid be increased to 10'wide in order to provide adequate easement. 2. Homestead Trail is a county road [H.C.H.241). Since a future access will be required for Parcel 1, plans should be submitted to Hennepin County for review and comment. ff you have any questions or comments, please contact me to discuss. Thanks, Robert E. Bean,Jr, P.E. LEED Green Assoc. Water Resources Engineer �'J'liOCt �i r!�Q!?F'y !!':C. ConwfUng Engtneers&Surveyors 2638 Shadow Lane,Suite 200 Chaska, MN 55318 P:(952}4.48-8838,ext 2892 F:(952��L48-8805 email: bvbbe@bolton-menk.com www.bolton-menk.com This email has been scanned by the Symantec Email Security.claud service. For more infarmation please visit http://www.svmanteccloud.com i .. Hennepin County Locate & No�ify Map �C �xh�bitl Provided By: Resident and Real Estate Services Departrnent Date: 4/20/2Q15 �: � � i j Z$-�1$-z3-z3 28-118-23-24 .�'� `�;� ' � �,. � `� * , , � t , 1 � _ _ _�� _ __ _..._... .__ �..��. 28-11�8�fic � 32 � '� 28-118-23-31 �� � � � � ° I i ; � , ` � ' ' � � I � i I ,--�-�---------� l ; z8-11g-23-32 '�, { ���_ _� ;.`. � 28•118-23-3i '\ -- t � -_. � � I � � `' r ..� � `y._. — a ., 2$-118-23-33 28-11�8-33-34 �� - e�a �a�' . c 28`�:�I$-23-33��. � . r� 28-198-23-34 � Buffer Size: 350 feet a �20 2ao 480 ft Map Comments: � ' ' ' � ' ' ' � 3020 6TH AVENUE NORTH OROPIO,MN 55356 For more iMomiation contad: PID's 2&118-23-32-0001 8-0002 RECEIVED Hannepin County GIS Division 300 6th Street South Minneapolis,MN 55487 �PR ,� � ?Q15 gis.info�hennepin.us r � � � �� t�:� ':I7Y c�F QRQNO ... �,;4' �asy res�� �.aoeis � ♦ � Bend along 1Fne bo i � A,�/'ERY� 51b0� Use Avery Tempiate 5f 60� j Feed Paper expose Po�Up EdgeTM j 38 28-1 I8-23 31 0001 38 26-118-23 32 0014 I STONEGATE FARM INC CHRlSZ'OPFt�R 8c HEATHER ICOSEK 6851 FLYING CLOUD PR 3060 C0 RD NO 6 EpEN PRAIRIE MN 55344 QRONO MN 33356 38 28-118-23 31 0004 38 28-i I B-23 32 00]3 1AMES T SWANSON MELODIE LYNN MARTIN 2995 JAMES TOWN RD 3050 SIXTH AVE N LONG LAKE MN 55356 LONG LAKE MN 55356 38 28-116-23 3]0405 38 25-11 B-23 32 0016 MICHAEL J�]O ELLEN WAHLlG CHRIS'fOPHER&HEATHER KQSEK 29451AMESTOWN ROA D S 3060 CO RD NO 6 LONG LAKE MN 55356 ORONO MN 55356 3$ 28-1]8-23 31 0008 SO 28-11&23 23 0005 LORRAINE M NIICHEL KATHRYN K&TODD 7 MONGER NO 4 JAMESTOWN ROAD !272 HOMESTEAD TR LONG LAKE MN 55356 LONG LAKE MN 55356 38 28-11$-23 32 0001 80 28-I 18-23 23 0006 MARGARE7'M BUSCHBOM DONALD&LINDA PEARSON I 1 SO HOMESTEAD TR 1242 HOMESTEAD TR LONG LAKE MN SS356 LONG LAKE MN 55356 38 28-118-23 32 0002 80 28-118-23 24 p001 MARGARET M BUSCHBOM STONEGATE FARM INC 1]50 HOMESTEAD TR CJO PROPER'CY RESO[1RCES CORP LONG LAKE MN 55356 6851 FLYING CLOUD DR EDEN PRAIRIE MN 5534d 36 28-118-23 32 0007 SO 29-11&23 l 10002 BENEDICT E&DfiNISE E YOUNG THREE RNERS PARK DISTRILT 3105 6TN AVE NO 3000 XENIUM LA N LONG LAKE MN 55356 PLYMOUTH MN 5544] 38 28-118-23 32 0008 LUCAS P KEItANEN 3045 SIXTH AVE iV LONG LAKE MN 55356 38 28-i 18-23 32 0009 BRENT 8c ANGELA MCKEE 3025 SIX'fH A VE N LONG LAKE MN 55356 RE�L j��� 38 28-1 I 8-23 32 0013 +�P!{ 2 L L�'� THREE RIVERS pARK D[STRiC'C 3000 XENIUM LA N �� � � �� n PLYMOUTH MN SS44] ���RO�O �tiquettes faciles�peler ; � Repliez a la hechure afin de; www.avery.com i Utiliset(e eaharit OVFRY�S1Af1� 1 .�ns� _�_.��--'-_-�--�..__ ..__.. � - --- - � , � Date Application Recelved:04/22/35 Date Application Considered as Compiete: a5/20/15 120-Day Review Period Expires: 09/17/2015 To: Chair Leskinen, Planning Commission Members Jessica loftus,City Administrator From: Jeremy Barnhart,Community Development Directar Date: June 15, 2015 Subject: #15-3740, George Funk and Judy Rogosheske,540 Old Crystal Bay Road South Preliminary Plat Public Hearing Zoning District: RR-1B One Family Rura! Residential District(2 acreJ200'width) Existing l,ot Areas: 6.85t acres total Applicativn Summary: This application contemplates prelimfnary plat approval to create one new,2.01 acre dry buildable I�t from the origina!6.85±acres. 1. Lot 1 is proposed ta contain �.08 acres total; 2.01acres dry, buildable and 0.07 acres wetland. 2. Lot 2 is proposed to contain 4.77 acres total;4.37 acres dry, buildable and 0.4 acres wetland. Bath of the lots would be served by private septic systems and private wells. Access will be via private drives off of Old Crystal bay Road. Stoff Recommendation: Staff recammends the planning commission review atl of the issues identified within the report and provide direction to the applicant. Staff recommends approval with canditions (see page 4). list of Exhfbits Fxhibit A. Application Fxhibit 8. Proposed Preliminary Plat Survey Exhibit C. Aerial Photps Exhibit D. Wetland Dellneation lteport Ekhibit E. Conservation Design Plan Exhibit F. 2008-2030 CM P Map 4E-3:Comprehensive Trail System Plan Fxhibit G. Appiicant photos showing visual separation between lot i and the garage. PRELIMIMARY PLAT REVfEW Conformity wtth 2010-2030 Oronc Community Management Plan The proposed subdivision is in conformity with the guiding of this area for single family rural residential development at a maximum density of 1 unit per 2 acres. The prflposed development generally conforms to the 2.0 acre dry-buildable, 200' width standards of the RR-1B Zoning District. , + #15-3740 June 15,2015 Page 2 of 4 Relat(onship to Surrounding Development The proposed single-family development with 2-plus acre lot sizes is consistent with existing development in the surrounding neighborhood.The surrounding properties vary in size from Y to 5+��res. Conformity wkh Zoning District Lot Requirements The property is located in the RR-1B, One Family Rural Residential District, which allows for single famify rural residential uses with a minimum lot size of two dry buildable acres. Both lots meet the minimum requirement of 2.0 acres of dry buildable land. General Site Charaderistics The site to be platted is currently a fi.85+ acre property containing a single family home, two accessory st�uctures,0.5 acres af wetland,and woaded areas scattered through the property. A wetland delineation has been conducted and appraved by the Minnehaha Creek Watershed District (MCWQ); the delineated wetlands are shown on the survey. Lat Layout and Lot Standards The property is east of Old Crystal Bay Road South. According to the RR-iB Zoning District standards, all of the lots must contain 2.0 dry acres and meet a 200' width requirement at the road frontage and at the 50' principal building setbacks. Septic testing has been conducted and the site evaivation has been approved by the City, although the alternate site for lot 1 is shown within the required setback. Based on conversations with the applicant, the site will be adjusted, and shown on future plans. The proposed lots lay out as foilows: Prvposed Lot 1: �roposed Lot 1 will have 2.01± acres dry land and a a.07 acre portion of the we#land straddling the property line to the lot to the north. This lot is proposed to have 232t feet of frontage along Old Crystal Bay Road South. There is a sufficient buildable envelope available, and all of the required RR-1B district lot line setbacks can be met, with the exception of the 20 foot setback for on-site septic systems, for the a�ternative site. The septic system serving the existing house {proposed to be located on lot 2} will be used to serve the proposed �ot 1. Access to this lot is proposed approximately 100 feet north of the northern horseshoe entrance. Proposed Lot 2: Lot 2 has 783t feet in width along Old Crystal Bay Road South and contains 4.37t dry acres in area. There are two wetlands on the property, a 0.36 acre wetland along the southern portion of the property,and a smaller wetland straddling the eastern boundary. The existing home will remain as will the horseshoe drive. The existing garage will remain, and as praposed will be located 15 feet from the proposed north property line, within the required 30 foot setback. All other required RR-1B setbacks can reasonably be met. The property [ine will need to be adjusted to created the necessary 30 foat setback,or a variance granted. Rural Oasis,Conservation Design&Woodland Impacts The Rural Oasis Study and Conservation Design Master Planning process has been formulated to help determine on a case-by-case basis what natural values should be preserved. Being over 5 acres, this project triggers the need for the developer to conduct and submit a conservation design plan. #15-3740 June 15,2615 Page 3 of 4 The property has areas of existing woods throughout the property.Tree preservation easements could be considered. Wetiands on Site and/or Impacted According to the submitted survey there are three wetlands on the property; one wetland straddling the narth lot line, artother straddling the east property line, and the larger one in the southern quarter of the property. The wetland delineations have been approved by the MCWD. The required 35' setback is shown on lot 1, it should also be shown on tot 2. Flowage and Conservation Easement5 over all wetlands and buffers designated on the site will be required. Road Improvements and/or Easements Needed The Cify requires standard perimeter, drainage ar�d utility easements around all property boundaries in the plat as well as Conservation and Flowage Easements over the delineated wetEands and wetland buffers. Additionaify, the Planning Commission may recommend conservation easements o�er wooded areas or other features may be deemed necessary following a conservation design analysis. Stormwater and Drainage Improvements The development is subject to the Stormwate� and Drainage Trunk Fee of $3,840 per acre x 2 acres = $7,680.00. There are no streets proposed with this plat, therefore no need to add additional stormwater retention. Park/Trall Easernent/Fees or Dedication Needed The 2008-2030 CMP Comprehensi�e Trai)System Map{Exhibit F) indicates that a future traii is planned on Old Crystal Bay Road South. The Planning Commission should discuss the merits of an easement for trail purposes adjacent to Oid Crystal Bay Road South. This will also be provided to the Park Comrr�ission for consideration at their July 6th meeting. The Park Fee is determined as 8% of the fair market value of the land being subdivided, or a maximum af $5,550 per residential dwelling unit. The Hennepin County Assessor has indicated that 8% of the raw land value will exceed the maximum fee. Therefore, fo�this property, staff has determined that as there will only be one new dwelling site,the Park Fee will be$5,550. Utility Locations and Availabili#y �he subject property is not located within the Metropolitan Urban Service Area (MUSA}; sewer service is not available to these properties. The properties are proposed to be served by septic systems and private wells. All septic systems must be located 20'from all property boundaries, 20' from structures, hardcover and the delineated edge of wetlands. The alternative septic system for lot one is shown 12 feet from the north property line. Private wells shall be setback 3'#rom structures and 50'from septic systems. Issues for Discussion Conservation Desian: A conservation desfgn report has been submitted, attached as Exhibit E. The Conservation Design Master plan includes three significant tree stands, primarily consisting of White Pine and Silver Maple. The plan includes an evaluation of the invasive species on the property. The praperty intends to address the long term management of the invasive species through herbicide and mechanical removal, as well as buyer initiated management. Additionally, the P(anning Commisslan should identify areas which should be reviewed, protected or preserved as part of the plat if appropriate. Lot line between lots 1 and 2. The property boundary between the two lots created conflict with the location of the existing garage. Garages aver 1000 s.f. must be setback 30 feet from the side properly line. �15-3740 Jun815,20'!5 Page 4 of 4 (Garages 750-999 s.f) may be setback 13 feet from the property line). As drafted, the lot would create a nonconformfng situation, a bad practice in subdivision, as it creates challenges down the line for any changes to the structure. The options identified to mitigate this concern are to adjust the line to create the 30 foot separation, madify the size of the existing structure, or request a variance. Based on the information provided, staff finds it difficuft to satisfy the Practical Difficulties standard, especialty the "not created by the property owner'. The app�icant requests Planning Commission feedback on this issue, and has provided pictures of the area(Exhibit G). Staff Recommendation Staff recommends the Planning Commission walk through the knawn issues identified within the staff report and discuss with the applicant the available aptians. Those issues include: 1. Proposed separation between the garage and the northern property line 2. Preservation of trees and natural amenities 3. Trail along Qld Crystal Bay Road PC Exhibit A City of �rono Subdivision Application sa�er aadre�� �,pi��,# p z�5o Kaiey Pa�y � N� Orono,MN 55356 ��� —r?�-/ �. st�r Main: 452-249-460Q y + � fa�c 952-249�461fi APdK��Fee 7� ��tSSHOF�'`` �b�81�1/!9��IBSS: E,80fDMl�$i S �`�D � P.�.Bwc 86 C stal Ba MN 55323-0066 � RROPERTY lNFORMATlON: Site Address: C �t� � q� Sdu � Property Ide�cation Number(PIN}: - - - (Attadt legal descrfpt/on to sp�tkahian If r►ot fricluded on tlte sunrey) Date Property Acquired(monttVyear):/(/d v „(��3 ❑Abstrad �Torrens(Please chedc one) Present use of property: j�Residerrtial; number of Units � Zoni�g District_ � Q�1� ef(��l+) APPLICAIYT INFORMATION:(Complete legal names and m rital us required for e ch interested party) Name(s): C - � ,� � �� Phone(home): - - 3 Phone(ce11): 9�2 -Z 2./- '�O �S Address: C. �,! � rve� S EmaiL- ��C'�LC'�c�k�.�.�rl � c a M Fax: OWNER INFORMATION:(Complete legal names and marital status required for each interested party) Name{s): Phone(home): Phone(cel�: Address: Email: Fax: EXlST1NG LAND USE: N�nber of Tax Paroels: Devetopment Size: Acres pry l_and Acres Wet Land e Acres TOtAL,a!I psrcels PROPOSED LAND USE: ❑Division for 7ax Purposes �CSubclivision for New 8uilding Sites Number of 6uilding Sites: Existing Units: � New Units: f,�,_ Total Units: Proposed Gross Density Units per Z acres Minimum Lot Size: Square feet dry buikdabls iand Proposed Use{chedc�Residential ❑Ot�er(speGfy) Mfnlmam Msterlef Required for Canplete Prsliminary Mfnfmum MeExlal Requlred tor a ComplsDe F)nal Plat Plat Application Appllcatlon 1. Payment of fees 1. Payment of fees 2. Cornpleted appfication form. 2. Sigraed cerrtifificaabe of Survey or mylar oopfes of famal 3. Preliminary plat information on Certificate of Survey. plat 4. Certifred Properiy Ownera list 3. Tide opiaion. 5. A list of any other persons you wish nat�iad of this 4. Easemer�,covenants,etc. a Gcation 5. Deve[opers Agreement 6. Letter ofi Credit p Sub�vision Padcet Last Updated: Mareh 2015 P�ry�� APR 2 2 2015 �� �; '� � � c�t�r oF oRONo APPLiCATION FEES:{Planning&Zoning Coordinator to[X]those which appy) fcatfon B�e Fees: cost rotai Sketch Plan Review Class I, II 8�Ifl $�pt Subdivision lication Class I$� I or Lot Line Reanan emerrt $7pq• Prefimina Plat Review lua$30llot Class III 8�all non-residentfa $$�pt Final Plat Review �7�. Renewal of S�bdivision Approvaf{Class I, I!8111 or Lot Line Rearrangement) �3,50• No Chan !rom Ori inel A rovel A lication Escxow Class!, (1$Elf and Lot Line Rearran emen No Pubilc Im rovemeMs $2,SOQ ,S A lication Escrow Class i II&III and Lot Line Rearra ment wlth Pub�ic Im rovernents $�0,000 Park Fees to be determined r Sectlon 82-22 As incumed ;ptus,Engincer�ng&Legal Heview S 'sl Im rovement Fees• Cost To#al Pro sed Private Roads, lus$.50/lineal foot $g5p•+ Pro osed Public Roads, lus$.50/lineal foot �g�p+�. Re uest for Cit to Acce t Existin Private Road �gsp* Re uest for Cit to maintain unim roved ublic road $�� Pro ed Sanita Sewer Main Extension, lus$25/stub �7g�+ Pro ed Watermain Extension, lus�25/stub $275'+ Pr sed Storm Sewer S stem exciudin cuhrerts $230+ On-site S stem Site Evaluation Review a licable to rural subd�vision 60/ er lot x$BO 'plus,Englneering&Legal Revlew FlexiWc Ilcetlon Fees/Mlscellaneous Faes Cost 7vtal Variance $700` Vacatian of Pub�c Road 100 er benefitin 700 minimum er a I Varies Easement Vacation Assaciated with a Subdivision $200' Easement Creation with Subdivision A lication No fee Escrow t'ar Vacatiorts and Easements 700 PRD A lication wfth Subdivisipn $35/dwellin unit �5 A eal of Administrative Decision �gp 'plus,En�l�ering&Le�al Revlew Total Escrow Amourrt $2 500 / $10,000 ! Other T�TAL vIJE APPLICAN7 AND1�R OYYNER: . Agree to provide all information required or r�eqvested by the Plenning Departrnerrt • Agree to pay adc3itional f�es (staff time not covered in the origirtal fae paymerrt)and/or�nsuttaM expenses incuRed in review of this appliCabon,and • Certity that the informatEon supplied Is true and correct to #he best of his/her knowledge. Tt�e applicant and owtwr necognl�e that thsy are solely responslble fo�submltting a complefe appllcatlon beln�awar�e that upon fatlure to do so,the staff has no alternative but to re)ect it untll lt ts carnpiete or W recommend the request br denlel of the request regardtsss of Ita potentlal merlt. • The Owner hereby adcnowledges and agrees to this appltcatio�and further authorizes reasonable entry onto the property by City Staff, oonsultanffi, agerrts,Commission and Counal Members for purposes of investlgation e�verification of this request. • APPIFcaM andlbr Owner ecknowbdge they must be pre�eM at all scheduled r�vlew meetings o! tt�s Plannlnq Commtsalon and CounCll. If an applicant and/or owner is unable to attend a scheduled meeUng, please make arrangemeMs to hav�e an authortized representative attend in placs of the applicaM/owner and adv[se the City Planne� assi ned tp your proj Owner's Signature: bate: ���2 r � S Owner's Signature: Date: ApplicaM's Signature: Date: � ^��— r( �.. ApplicanYs Signature: Date: „�F_r,EIVED Subd'n+i�Pac{cet Last Updated: March 2015 Page 12 of28 APR 2,2 2015 :�.� `� � Ia � C�IN C�F ORONO �eoo a �.�oo e � c izoo —�• .._ _.._,._.,�„�=_.- .1._ �_ _ .��D_v 3.� __E ..�—���..,,.�, z+oo Y_ � , 2�. ..H,._. 160o I izoo � � K � � PC Exhibit F � ��� �a1At,7SiAtl SDff}i'AVB1ljE�1 �c.,,, --r:�1,.�. _ ,r�._.,�..�.....�Z,�._.�_ .. ��.. r.��..r .�-..�-.±...�,._.._�..,�-1200 1 ( p�� � �'�-6� ' � � � ' ��� l u�r�1 P,w�" . f ;,� ,` ; �� � � �_ � -- � �:.���- '�� , ; I Cornprehensive Trail S stem Plan � - �_ —_. _ _� � �.� { � � � Y j,r ,� _ . --- • cu,wa, ---. u � —° �- - •\- ,- -: � _ _! , .�#`t_, * _, "�� , - l't � L� —soo 4 - - - - 4VAYIJITA 84VD. _ 9 - �a,�. �t.- - 2 _ - � _ __ .. � __ o ^ - _� �'n="_..� „_. ' .. ,�._ ,� - --� w�,�;� -- � I� T.�u ; ,..._� ���..��� , �_�.- -� ., ` 2 City of �rono .� ... ..__ - . '_ �Z' . ..i4:���1...� _—__ _ ,`�---�' . � �i��-~^ 1 f t �," � i B.NS.R ._ r • I'AMp►�YF _— _ •'� - � K+:�— _ __ Minnesota � j i :�. i. '. , ' —� � _ ._ � : � ,.. . _ � � �.�..�..�� _.... � , ,i .�„� 3 � _ -- �` i '��•.,'�•,� � ,� _ _ ! � Rt�. � � , j. � . -- �_ • i �'�, "t � c `� r' �•�• �'�°'�q�,f ' •'` '' 3 0 —� � � - , ��,� . i � �.. �., _ 'F f �� i YI i � ��`�""""�.� �L- - _ .��';�.���._:�_..� .._....., --- tr^ .,` . � ^�'.:_,� 0 �F -- ��� �' �� �..�. � we re` 4 �1 ' ( i� ., r '�� , % � � !i_ , _ r -•/ �.-r.. I 4 I ;. " ' � ' i �- - �_- _ �00 � �—�----�� '=---f—� ��� . . _ —c_ - . .. -��—_ ,.� . 1 _ _ . ! _w_ � • , � _ _ . _ � I '� � ''� 1- � L , : a _ ._ ._... �, . � . - � 1 .� � -,0° /�� Existing Separated Trails � I. � ; � e;!� �� � � � � L ��j 5 1 � t.' . r ��` + � � �� �/ / i..�.,_ l `, , � _. � � - � � eoo — ''�'e�nio++tdao =� ' '�� -�'-�';. -, - � I. � *�" -;' . � s ", . ; �� ' ',� -- __ _� �a. -- ' ' - . 4.�_ . --- , Future Trails (May Be Road ���. --�. � ', � � -. '�, � -�- - , r,,,�','; �°;a° i i -80° Shoulder or Separated) _ ` 4 � `"� � 6 1 � '^ ' � ��'• � w.xn�r't �.. _ � aJ{ •--_.- ;� .��� . � �.'. � e�r . ., � �nr�rr, � ' -'� :.` � j t uce � ± � i.� , .. 6 SZ00 - _-- - �---- • � f� r� � � . , . -.f 1 'i� . ' � � � �• i, -•` . -•-` - "��! ` --- - � ---- ' .� r' � ------ ----- t ' _ •y i._ S_ t .. ;�t _ l ._�_'__� �' � ? �� � �1200 � � � ! . •` •_ ..� S�Bn/ 1 � � 7 � � • ..`'. , . • , � , �,' �yy � � '�..`.` � -\' ' . ���, L ' . �' i ,• •,'� `�`� ; 7 ��- -., _ ..: _ 4 � � � , - � w � '"�� � '`, _ _ � %'�• � - _Y__ i +� _ ' I ,'�•'�. ••c�^ ': ~� ' ._ __ -I600 � �� /� •� �"' i I B � � - _ ' t�73?4t �'� '`''�., y ; L�tt�ONk6TA�A t 17 � r`, ` -� ` '9A) ����• Z�IM'/ -" � �` "'•'�„�„ 1 2000- � � _ ' �•�� 's�1 �' `"s. � 8 �-. .. i _ _ �-- < <` a, __ — �`'•� � � 3000 6d00 i.,_,._ .�.,��..�i; ;,,�.,�` � c. �--- � .- - `_ _ ; i-- __--- —�000 9 � - --- . .� . , � _. . ; Scale in feet . I � - �,,.�'- ,' . • �,. .I; � � 1 , I I -=�, l� B 2400- �-•---��---�-� . .�� _ � , . _ _t�l,�.�i....�w..��..� .I! �w T ' -._-._ l��� �i :,:� �"t 4wref7F 1 ,I' /-�--------- ar.�rx sr��Ip' • i�' �� . ' �T'` � aAr � I .��. I -2400 .ci�xa � � '� -,� i � -_T,._..:- � 30 � 3�+r ' l^ cwaKti � • � , i ,�� . �i .� � �. -"" l :� stir i" { ' / •i � '' � `• �'��Q Ih / �" I�-'- ' -' BTwND i � ' .. � � �- � .- :�, <<�M1 ti,�, y:� .__ _ �.' : _�_ ,_ . ,' ; �o � Bonestroo ,_ ; :� � �-` :n. --� 7�NKABAY \ � � �� �_\ �_�_ .._.._�- ' .� �� ` � � � �'— -2800 ! ;i ;t . �• ` JY 'r ; �` t I ' �'� , �,..� � �: � ♦'� . � , -��-�i .,� �. li i 'j :` �' � t_ �' — ' %. -,` j' �� �! . ���,.� .,.�,���,...��..�, �.,�,� ' 11 3200-�---- �--- �••� °L�'...r- ' %. 1r. ► �•,. ,� __�-j--- I _ I 1 _ ' MAP 4 E-3 � � � 8 � t•� ` Iti E � F � G 2000 H 160Q � I - - � — �-3Z00 _ I 1200 � gap K 400 � 0 Kh1b9l17ppgppplCw�p py�Updy�175pYAFs�fiJ.yrp /Q7�1p � � Pc Exnibit G� George Funk 54� �Id Crysfial Bay Rd South 55356 952-475-3594 6/8/2015 The fo�lowing are views of the garage and the difference between a 15 foot distance and a 30 foot distance to the proposed lot line. The red box is the marker. The shots are from a distance of 60 feet behind or north of the garage, from the east , west and directly behind the garage, This may help give a sense o� the visual distances represen#ed. RECEIVED ���1 p� 2015 cmr o�oRONo . . � ���� � .. � �" ��� � �,', , �"n'. '�,' - :�� ,";x x� ` �� � ,� � �„� r ;.: �., �„�' 2' '"" '# �, j a�� F,.. 3.: i. �,. , � s�a { ..*�� �r�'� �„ � � � ` v' . ,� f' �' '`!!' � �'+ ' _ "*�'°�"� " a 1k` 3� ���` . , . , �• . , . T • _ �" � �'"� � _ T" , , - „ .,. . 4 � . , ., �, . �.,�� " ��r .__ ` 4 � .. ., � �, �. ,- - ,. � ���+a � .�, �. .+� • '�» � �;� �. ,��,- .,• . _�►Ir�^ .�'"� �, a; , � ..� � ' � . e.T � , 'jr �� "� � � � � h . � �� ���•.� r. �,,. .S�l .„,�/� s� � ��� �„ . .. V4 1 . '--� d�'.'"�:` � � � +#�, �.* �!"�p y, � � ,.: . :.� �t�}� � � . . V ,.�.. �, �"M,. . "�,.�'"'�` W„i,- . { s . ., a a , 2. _ � .�,y�� � �'r r' '�`.' ' . � - � . ....i i ' �'�i� ' �, �� , ��f� � - ► . � - � � � � � " t �*� 1R '• � � r'. :y . r,7� ,Y _�z;� , a , �, . s • �. ,� , . �„ � . , r • �- . - . � c. � ».�" �,"' � �•' ' �. �'.e� s� � �� ,� �. . � 9„ . , ,� 7 ,��t- , , „" ,�, , . f' r �. , �� ;� .. ^�' e «« ~*�'-�s � � ` � � ,� � ��,» � �`a � ;n .�. , �� ' ` � � � �* , . a'°; 1# w �"=`y� � ,�L " � . - , . :.1� x �, ,i"� ��_ . � �� , � �1 ,,� a .�- ' � . �°: ��� � �"'t � � �� a, ' � ' � � . . • � �� =a•t fi �x �- - • �-�' �� _ _ ; ' < � - r '��7'�. + 'e t' F f �'r.�'�f+ � `�y '�� � . ..... fi� �� � - � � � . . . �y>v s . . # +�+ y'�� ., . • ��� �+�,.� aF � ,�.� - .. ��1 .• , � ` 'Sa1 aFt....' . . i1 +r' a ..y ... -., � �t s � , :* ,g � t �. i �. � R, �� . ��, . �Vt"" "'h�'�" � sE�2�� �. � "ti �a�,l�M� tR . ;, {... ,, ,� :.. .��`) , . , k '� � ( � .r� � ��� * �S��,�a.�'t �� � � .s� .��. � ,M�)a. �y�' j •-r.� . � . ' ��"J'�I +:.d�.:. 'j j �.�t `�� �V "RJw'",,,,y�R+r-. •��, _�� � $� �� .i., � �"a��y If'f yw e �¢. • � a 'T' �i► ► . yry�,, �S� { � '� , ..y5 ""`. a� � 1 i�����.! j � 9�,�� ��` > . . , � �. � . > ,.. ,. x , . ' � 1 °l �' .rs� .' �, rw,�.�' '�S ,� _ �- �� � . v .�y . +.. � t ... �,�E y � . , �� �,s� . ., n � � - ' _ • p . . , ; r�� �-� " • �'�` w � � � `� �� ,.� `16���� � *'� � . °�' `'r s "�" l 1'°�'' � . a� '+�'� . +�M� '�� a�- . . ,„,yx � s_y �.� '�, � l�'� �.���"`�a� �-. . 'ti, a �;,��.�r 1 � � �,� � < '''�P" '�: , � � ` .. .`' M4 .�Y`., 6 .. '� .F':JiL •� � � �.�P. . r � . P^+J�-^ar � � 4 � j � � � � t � P 4 �� ;, � �y�,�,� � ��q� . .. 5� p��ak ..{ a • � , . �.�; z a ,;'�'1 �� :-l' .,� - � -+� 4� � � � -x- ti � 4, �� � i �� �� ...� s�� �� � �; � t``�`�'a x ' �."� � ;?" ��,'` �.'• ��. �- � .. . , , : # , �'� �. � � _�'� ' �a�° ".' � ?"w ��, _. , , � : �. . . y . .. . � ro � r � ..'� h*, - ' �. ' �ry�� . �n�. . � . � .. r, � `�-� s ;; � �.� � � *.. �R .�-� �� � � ��$� 5��'' & .,�'� e J } r� -'�` �9 � ' t +� ,. - . . ��x� , Y��` �. .� '_ r��� a �_ -�('x . 4�1�,.y,�,. >�, . � � _ . # �R� a f " ' �hK 3 �;" . , , v� !f � �� .. aK � �� . �� ����F � �� �� � . � �1 __� t �, ,� �s�.;. ; � �. ' . . , , � .���� f � ' 4, , . ' ,.6.., _� �:�� . a j, ' ���� � ��,. i� � � � � • "� :," ,�*"�• ,�►• � " � � �� �'� �� � � � x� �� ��� � ,.w: . .�" � - '�'�r .�.�,� , `��� .�: r�i �.� �' • �`• : � �a� "" ' � � � � �. ,� .�' '". Y: ���� - �:Y �►,�<�� '� � ':.�:: yit� - '� � • ,�'"�° '.� _��, . .- . ,. . ' '� J .�� . j: .aM'.+ r ' � . .... : �•t. � . ... ���� � y. ��1�� y*�. �. i.�� � ' � . ar . „ � 9. , r �:� , : � , ., r . « � .� - . ,,,. ,� .'s.. ` { �r�' e � ..:�,,� w, ' ^, �-�,�., y. � . !�'�" �'r:�� � r a� ' ��t��. , * ;. `f� __. � _+ � t .. ��_. � ... .. Y i ��. . . . N��� . . �". ' ��. V '.r �Z� SLf� � �. ... y�� i 1 �,<';�x . � ��� . . 3'• $ Pr�� .I�'�~� �+a �-il�y ���� �� ' � ._. ,. �� .�M '9ueT� ����'^ t�,. }�� r- 4 a �� y� � 7N "pa# Y.� ..y�°. ..��+� . .�j� g�'��� ..�'. . . Ae .,0y� . K�+1� � '� .r., , � .'���� ck� `� I � _� ' � � ' �' W �' � ��� �� �'� �. �� _ ��� *L+� �',s �' „aM . ,F . � ' �-�n�_ � . � ��.. �� ,.. , . , . :� �'�, � � �: ..� � �� � �' � �£� �� � � s �" ��� r � � _ �" � -�';���g''. - �:. s +�" „'"t, � '` FI �= �'" �'� 1 '� �d' { ~k ,�a.��a� t"�` ���`"_ ° � �—�r. �, �•" '� �.`�� r�� � � , t � '� , • � „ � g $ , . � ���� . �a _ + � � •- `_.€ �j �+`��wR ..d��n.�. ,i "� �} �� ��e.„ � �t� � � , �, �'� � ,t���"it`. � �-:,� ,�r.:' _. � . �`._.,., �t �' .� _ ''�d„�.M" ____ ._ �'i��.1� -.is+P.' �,a�' i€a'�ii,�.�.`_ t'+� t � � . � �,�A�' ; ,•r _ ,r.� > . _ , _� r� , � � � � � � r ;��� _ � ` � ,� �F �* � �� �, °�,. �, �,� } �r � . ;� �" � . .e � . . � �' ' � . ` r�,. � �, _,� , r� `, V �,: � ��±���A � 4 , > Mi� <rr�_ . � , � : .« : �' ,., � � ,:: , � . � , i x _ � � x.,: .. . 4� � ¢�#"�' �.st , , _ ^� 5- N a, '/� '� � ;�,,,.� �` ,y,.aL s#1 �s � . a � = w t r�4� � a� �, ��►� � ar p'"� y� � ��F S�s � " � �' �- �, . � � �.: a`�� �y���� .: �,�-� � , . # `�'ya,�.- .._. �� . �a, � � .��;� ' ' �'���,'" �v"�� � � ��„� r ^ ��'F+� � �I' � �� . � "j�. " � ♦ k ' � r� . � � � r� � � IY' a� � '�'��&�� �t[����, " , . .. ff „ +a � -.� , � ��n �� �� � h��j' ft,�� AI�'P ' . . ��yy� . y �~.��t .; 4 ` . - . ' -' :�.; .s,. � � . !M� . t$��:.:. �}��}�t,l , '� ^ w..:.4�1 r� .. . � �� � . �.,: ,,., � ,� , . ��� . ±���,�": 4,r� . „ . w �' �: , ,,. � �,�; . .=���- � .�� "��*� � . ...: �'' .��'' � �.�� ��. �,�„�w,,,,�� #'�� �` �, �- �, � ,.- � , , , ` . � � � �, � . ��� �►' �. ' . ��,'pT+ , � �`_�� 'a��,. � � S:� 5 �.a�'� �y,,. �t� #A*F� •v�y„� � � . �� � �� ,�� �^ � '�!_.: � ` � . ''*'+�,� � ��'.,����, ��- ` � ;� � ��� :.-� .: � � _ ,;y �, r�f •, . v , y t � -�— �,. « * �.°i . .� r a,� � . . a � �, ,� , a- , . � � � . � , .,��r, «� �� �,- � °,. � : �, � ""`�.-� � ��"°�"�� � '� r�� �'. � e � t�, �`"� "%J' .�� �-`y.� f �#.��' �� . . . . 4 �t �.'�� . S !� � y�y' � • �• ad1 y • � � ,� . 1,„ .��J�+ .�� .: . ���'s y^" k�� � • � - y;:T � � �A g��qC_��i F .. . y , ; � ' � s ��� . �; •y .: ,r ,� , ,,i;e � ������ �.,, °.� � m�'� ,'��� � �T .� �� �a � � .+� .,,� ,��.,�,� �4�""�. � y� ,�, � ��,� � „� •� ��sr .� ¢ .F' .. 'v,��. . -� ��3`�°F� � .� �s ..�.5 • � ., '. � ,+ � .rt. ������a 3'r �� � a� �y � , ' ���,.., . . �' ... � :..t ..��`� r,� �,., . _t �,+'� .:, . � �' �A i�yy�,. . :� ' . .�R•� ;t��� ' v� t • z � ` � �� � zr t� a � • . � �° „' � `'�'> t ' � "i., �p a�t ti, �..�--�'A ' ,�" v� F„ � i' "'k "�° �.i,. �.. � �' �.. ��� I � � -� `^a :� � i'"�� � Y} a �` �� .. .� *�'S. � . �ir �°..��� �' � S ^�, �� +..°� �. . �„F :.l� . ..&� e��F. n �� � {�` +�. + _ : � _ _ ... w a µ . d , . , ; � s .�, - g � . � � ; , , �- � �_ � .. ' , ,� .� _ t : . i�` •:. `` d.� . . �, ,� .... . .. �� �` __ ,.- ' � � +y��'r�": � ' �� W ` ' �. �'� t�� # �r,,!', , ir" . . �\��,:� F ' s„�., ,�' `�} ���a � ,� r.'r p<� , "a�`�a�S; �� � `�,� � �� i �s a-,� � ���f �`�"k � �`,�'�� � �' ,'�` � " ��+ ` ' , :�^; �"i '��� �4 ` - w� . '"" , ,� ` � �,,� � � �� �g, �, :, � �� -, - = 4 - , . .. ,� .< « r n; x•�c� ..� `�: ""'��' , . . { . .� �; � �y � ��� ;�" ,�, � � r ; � � , J �x.i,�" }�„ ` #.� ��4� � v ,"" � ' �?�`�„'�*�1���d� �:Aq`� r •r �t t� , ` �, "� '- . � .�°' �' :�'; �' -� �'� x. '�� „��sis�„��,�„�.'�-;r _ 'r ����„� �t ;' ,�� � '"a'. '�-,�; M1c---�` = •,r" � ��� � ��` � m.�.�f.''�� � '� ` . �.,,� � '- � ^�� � ` �^. , .�s �+ �� � � �� �'�"'�:�.i . =',�'1 ..,h�9 6,�,.��' ...� � � � �.,�" "g„�„1 � ��. � ":* � t�R:: w.�� � ��� �:a�:� . � �',;p{ � �� iR,Rr`Yrvic..._ ' '+�"� �'•� 8$ � y. x � , ,, -t� � • - -. ..'p' ���� .W ',� 7e � <:�i e�r`; > .a � „ �.., � �`' " . , ,., � . � . . ,�. , `� '� � � � �: . � �° � _ . . �. . , a � 't ' � L�� +�� �+C • ,., � - '� " "9". ,�, "�d e^-'��, _, i�`"��" ''�"," ���s °�`$�t ' - _ . =.�.�a\ ���.�;,,n �,�,, E �"� �« � ` � �` ��"� �� �a �� . � `"� F.. •' .. �:r : * •" � .�k ��� � ,.,."s �e�, ►$76 'y,+e ��+�+"��'` . !'��.-� �,��.;,�w`,� �� �,��„�";#jk�� �` r� :�� .',s �"`�. �',+�4�. �'# „� � �$#� xi\•�- ����g��� '"'�'` � � �, � . � - � � • . w�p _ ,� ���' , rt'�"^�' ."" � �� '� ,,•.. . 4.�,r�; �- � ��,» _ � , s� 5 , �,..� - � �, � � �� -._ .� - +�, � �.+" . �r{� �a .'� ���,� �x '4� . J�Y. 1A• '..�.. ."�� ... '� . AI.:�. , C 4 ..� " R� � -•« � .a. J � ; � �� ' !� � �•t N � i� * �f, ��''�� t �X � - 1' � ' '` � � _.iC�'4�+� �� F� -,r.;. 1` t`4'�� i � � . . . .,. � .. , . v "�< . r„�` �, s �,"�, ,� ` � , H � ._ r � � -f � � � �" �`�.� ` �""�� c � � ' '"' r � * �. .,� � ,�, .' �^ �� r �, • .�. . , • .� �� . � �- �4 , ' ' ` . �, � � , ; , . . , . �_� < . � r� �� � � ,s."'�` ,� � . i� a �, , *� � �t " .'� �` ,- � , .� : �. "' . , �. . , . ^� � �� ' �� �: ,�.,t •� + .�+� � - , '�,;, 9' ,t- _ ; ,< :. �. �,�, . a,� _ . . . �� " . t . rLy,, s ' L '�.� 4 " a �i'!e° .. � `.:C: . ��,� ., f �� �Y� w - + . . . . ,� �}�.k''itT� �� '.� .,..�� �fi,q R �A' . . .. �� . � � . 9 i *� ��� . . � , . � � � '� �� . � � � � � � . .,_, _. r� � r �Ss" � , . � ` ` ��' �'�� �S � ` . . � , , � t1� � �� �•j( A `= c. � � � << <, Y �. _ ''� +�••, r � � . � � a _ �[`t"..,�/,�`' c . � . .,K .-. ,J. _'° � , a � +r" .,Y� 'i �"" �, � �� , � � ��� � .�'� � a e� � �� ��� "'*,�. � ...�.; ��w "�' `` a a r.. �' T . '� r�.,; ����v i� y �� i� �� �,,,, * � � •r'� . .,,� „� +��,,,�� � .�'�+� '�.�� M �;1 +�'"y'# ' � +� " '� ��" ,�.`'T.�� r�^, �"��.;.t �n��� ti.> �,` . , , . . . .. -'� -� . , , ,. , .� a. ' �� �T� ,i. ." � , r��, ,, ��' ` �„. � � ' � , '.ar...�'�.�: e - �' �. ..'y�i _. .�.�� �a 'i ~ �'�,; .. � ' ��y...�►.��� _ . �,�,�y,,� , �...., �.� .. ,»r — ~°— • .�r '.r » - � S'L'�,,� - �, „ ` _ � �r:'� �''„ • - .� �..,� .t � � -'-� � "�'��^►r "'�t �r -- � �� #,d � � � � f e ,s. _ — � — �."' � � ' � � X � �� . � � ��.} �� � � � .� � � � 1 .A TM � � � � � � � ♦ k k�� � q # {� �� ,� � . � � � � � ' �` z � � �'+i � � + �,��. t ,... , ... � � �� � ^ � ` � z, � , ��� N , � , . .� � , � yt ;� � ��� � ! i ' �:� ,� .►� . ,� . ,� �! .� � . .� �, , . . yy �, y Y �w .. �� .� �:y; 1�4 2 t.;i ��' `� � f . . "ir �` �° �� � � � � � � � `�►��� ! ��� r ��'' ' � .�� � _ : � . , � . . . '�" •�y- _ ,� � ��' � '� ,� � ;�` � ��� - � �,,,� - . . . �, .� ,. . ��.. � � �. ' . F '° ' � � '.���^-�t� � . . �' � ,� ;„� �t t�. � 'k . .,4.` � w• � . ,. � . " '_; � .-r .� � � � . � _.. . ... y�,. , ��� a��' � ` t. .-f. � . � � . � �, . ��'O'�g�"C��, e r _I i �'�, . h ,, �+�a. 4 � �T c ,. ,, .. .. , � ._ , . .� ., . r.-,. , u ....a . v` . . .r, .t`: y.....�.y � "� �'� ,.�_ + �..7!�" ��. • � , 'r� .,.,'� r '`� p����•� ' .. �'' �"",�+� w, ��,��~ ,;,�r�.' �'.M , � . � - i � F�* -�'4 �lik "�`` �� � . ' '�"st, 3'�' -,,+k�f j:-� '. - .� •-, k Y�,�,r.. �, ' �' �:: r �.y . . . '���,�z * � �.r -- ya ���" "+ �`- � �^'��IG ', �y,y� .wr �"`_ ` �S�'�',j )H` .. V1c� . . �p.., `,rt�:. :r�°` �^Yi e►^'�'re - `�i i.e"�,ir �. . . • i! '� A �,. R a� �� y . ,� �rM �.. rlYr , +�dl�„� , � v . . � � '� '� � ' - } �1� r r ,� ��!►"�F ��" � _:w -�*1�"`� "�P ��1r rrti .y ���� �ar . .. ,� ;�. - .- s �.i 1 ` ' � �' � � 1 � �„ y<..1^ '` wFF q� .. � �d:� � [ t � � ' � ' JY. ,�., t�'i`t. �li� � ��• �t. � �x . . qa'4 ,, ' ., •S�,' ,- ��`:� ..� ,y';: 4 r . r . .. .,,� �#� � 3�.�. .. . , . '� � • �y . �':'�1. ,�°� ,,�."�] ,. s '"""";;"�' �' '��- +. ��.. �'�" �N" ` "". '.t �` r!'�„ * '�"�• �,�"'' °}yti' �� . � '" �' `. �� 'w ,.��dFd ` � � , . � � , , � ' , F ' r't�* �.'. ' ,' '-� . .... �r ; • ^. _ � �$'� , ' � r� ,'^"" �rF'�' �" 5 , a .. �n �„, . � ��F!,r s ,�Iw"i*�'�""''�' 'ir<. �'"� "'�p► ` � b:� -� "�.�° ,^, ��� _ � ""`�t� +�R � re�*.�',� .sts �i�;. ,s". ..,s. � ; . ��_..,N. ,��' .;�"�r, r.. --+� � " .�:� � R ' • + �'�R , x .. .. �� _ � + � ^�" � , . . . , ..,. a . . �. �.,.�y r .. . . .. . � � t. ,. � -r,.- 1Y 3' � :- ��i� . . #1 +W� +1i�" ,W'-� " *� S°r� � � ���. ����°y�l, �'' V'� . .. :. .�rt .• � � � �� � ' . i � . .• •.x µ ' � l '�.. � ,�... � +�!I�+v:— f. �, . � '��e � � �.4 * . �'�� y � '�` � 7 � w,.�'��ro*�'� r�'.�. � w. ,vro"�'�.a,� .l�,.�+` ��, ° �"�."-e. �'� �'�'F��� `� - J, .«"" t i e� , '!' , a � �� �h s�-y�� � wr �,�.#'� �..�d „ � '�r �" N •�'� �•1r . ~� �,. � ��= ,Y�,,, rT� r� ':I � s� �s�E � � ���'^'�:u:��r.yb,���{ ''.,`` �¢�+.'.i , � .. . � i y E �1 �'1 �F' �J 4 "'°0 Sp $ . ��' ^ ..v � ..w.ug • F " . �," `v.� .. . ' F � '" �'��A+k� ��� ��"._ � �,� "kq � r�; ,.'�.�.. ``s .� Y� � ...,,;` � � i '� `�,�*y: �� a� '��s� s ;� �,. • � j�..`r °" � � � .a �,i{. d .t �`�`9,,.av '�.�'� � �'� �� �` ,. . � ,. , . Q * ��a� �� �. . �' ��^ � . ,K. . � x� z �;� �r, ��� ; ` . f� �-� �� - . ,� �� .a� � ' . ' , �! e. ._�1r "' ¢;:� ' . r . i — d,;_ F ..,� +:> � � . �,�,a : � . ' �y 1. . .�.. .y .: . .� as ut . +A. � + . 7s r h 1� � $ wi I , '` p� s"':. �' . . �e.. ♦ . . y� �� s�- a� � a . .: ,I. , . . .. � �: 1 1 .0 . . a,t�y Y; �. .�y Y� ; � �. ,. _ # � � { *A n x �?,�. � t"�r". "�#+� '1.mh. . _�.n .. i1". ,�re. ' r r ,�� � �� ., �" '��Y �� � ' ' � y i �� -� � � ,�; ;� s �.:: ��� �� � � ,� � � �. r"`� ��� � , — «� " ,� � � E� �, � �� � _ � �` � 0 � . . . , , . y�,� � _ f � . � ,� - „ � ' fF ,� t i�, . `!,rr - �,. r �, � ".1t r ^ � ' ' . F . . � ,�, . ; ...:� �� an° � ' � # , a:� :y . � �S� " � . �°'.. ,:.� �� p �'�'�w�, 1 �., '� �.� , , � �� ;--. .. .. . . . . .- . � ., ,» �� � � ��� �� .: . ,. . . �, � o.. + 'i .� ,. �,�,`y�F, � �� f .+��` .rk'� ... . . ' Pe r * � , ��_ a `'� � .s:x aC.,:., , �' . �� ,.. .�y .. ::. . � c �� �lfm. ...��' ,. ��� ��'� � . � � . . � ��� ��, � � � . �7 �,.* ,r , ,,,��,,. ,� � � , ^� � #�� � � w �i y_ _ , . , �F� .� o-,� ,� < u �� � �. ,.;aa � +�°".� � . ' . , �v+�'�.*d �l . ,r� a�} �� �r 5���� �c �tflR � .. , � �. y� ��: ."" .r -��' — . .� . .. ' � � .. . ', �j �I( ' '` 11� � �w �:. � .. . ..,.��"' �. � � w�y �'x ,,.. .. r� .� ,� � r� �.,,�, ,... ... a::. ( _ �av _. �pw ,. . ,r ., , , , . , ., ..,. . . ti+r .� ..� � ,F.F �" ��: q � . . r , _� , • ag �.. �1C 5"� b' f� ,: „ . . , -,�s � . _ > �w,+ �x s '�` � ,�,,s ''�;� .. .. , 1 � # `Y�•'�. .: wFbdj�j .. e .. � y� ., . �� ! , ,� . . . .' .� � q� �' tr � o...e►, : .:*� ' > a . � , f, .. . ',���'� � � y . $ V '�k . , �� r Ir5 "��`-." '!' — . I' '� * ,y W : "T,,v �� � �r �'� ' y,—��� 16 f""���� �� � w .� w* �s� Sv� '�� F , _ . �, .,, w , � �,� �,� �� , - ' �� . � � "� w. ,, i � � ��� `� � � � � , � . s .� _ .x , ' gpg +f ��� ��� � 4� �. . R �y�t...� , � � � ^ a �tl. ,_ . ..._. _,;� . , m �� �«tii .�� � � � tvy"�� � `°" ,.:� � r . S /'. c� �r. � .. � .�., ��.y1 � ♦ . -y �e,n� r ._ � _ �'Y�'�� Y �� + . � ^ �` �i" - �q ��`;Si1� _ �� � � � - � r Y �M �+ � t*j. '�r*.-�,i .. ��. �,.. K�°'' � J�y,.t� ��x�. r�'�� . �.. .t`4r�y;, 4S' �.���« s �` _ � t ;, . , , 4 µ .' � � _ �y . '� .,�.A� ,: 1�. _..'''l,'C''.i� �,rtl�. .. .y . Jr�e, ��/¢tiM , ,�.�.�,"1� .yf�. * _T '� .-.i� _���Y �;�� t',�' . + .,+c � �p, ,E� �f'�"` �, .� �'''l� �.��"` 'yY+�� - :.� . . � �� � . . ..�,�. '�. � „�. � '_ � ,,__,,��rr ��,�sti 4"�Sa.' '� •.. .�. �... 1�' �' M�I /;. '"��"k+� "�� �{I• Y •��' " Ll`,�E��� �� . �.$' 4� � ��. " ' � . . ., �} � ��� "�. �'a o� �-�1 , .r.�P'" i � � .�*'� � , � ' �'�' a. ,�t . "'%�„gt �� '.X_ '�. � � � L,t P "�, :�'.r3lr�s'�r,yjr'.�`9f � !�, �E,. E.• '� �' �.dyi� ��'"� .'t�`��.�l" , �. • �� .: '�,, '� . �.-�. "�r :y"°,� ti .r,r �y,�yy� 1„*' - � ' ,�` �. -.'�t � . .: ., . .: r �yi;,j�. ' � J (u' . • • � y �.. ' - .. _ �1°,� �,�,' '� '°�r"" - , ,�. " "' � � { , we�� . .3au � •.�h � , « .�! �e � ��. �i,, .v . 'd' :'j .. �. - , •f , i n _ . � ,�.,, , fi .r ° , ty . ;. s+r.� �� � '�, � .o �' ' . ; �w�- . � � '• _ ;., .."�;` "�.... -,�� . �� �:; � �«y � ;.ar'A' ',;,� � ,�. �j:'� ',,� t• �r. .. A F�,-- •a��,., , - . � . � � ' � '�a' �; .,; . y � � :. � - . r . }�, _ #� „ '"� . 'a.��' +�� .. �w��� �'��:,,`a-� � �� se w� � . . ' � :., �}w� �� � .�`� . . ; - � e � � �a " a` .,��r a� � �, „ R' •`,�` • ,.�:yt � � ��`_ .. �'6,`'✓"�e�+ r..�rr y �r,: � • . � �� ���' F� •� �� � .� .. . . . .. . . . re a " � ,�y� ��+ � �..���4� "'_, j�" .1. �'ca` 1 �P `y� 4" a +. � ..�"�` �` `� ��F ��r �,1r'_ ' ' , � �. . P: L �. " . ,- . . • ,. , s � . ,� � �� ; vt f�a._.. .a,..y a'�./. . .. � .t � � . . .. . .� ., .�� , . . .,.y . ,`._. i.11_f�+ s. � s:.E � :.. . . . , . ^ ' � .d . 4 . '� .��r� . ,•s.� .. -�' �� _y . x , . ,_�: . . . -�.: .. �{ .!' �q 1 .:6; 4� �� � . �. :. M.. �. .. j �C wa,.� r�'i',�n:., t� -. ..� 4 . l.rc `+� ��r� f�!"� ' t ���?' . �y.., � �'' 'R ,, � ,� 'y �� '�� .1� .� x y", ,� ,�Y�Ry: r }�'1,��w1� P�,+��+y' �� ��5�,�,.{,�'�!�?-,�' � • ,.� �`r'`�; .+4. � . �w " �, . ... � - t�.,�5.". f,>, ,� •.y � ,�t}�e.E�, av��.�i,����J' .�, R.f:��R�}., .,;� f � . � �. ,�,��'Md '� .a �rc . A " wa. s" F - . y-.w . . .- 1tS '' 4�(�� t '�x: +tw� i'3� . r� � r�...r C y�yr :•'p' . i�i�� �, „� , . . `.� r . .»�`p' ,. Z � ,. � "� � �.�,� ';� �T .v `i'x' � �. -S 2 ,,.. , � �-..+ . : . "Y' .. .r� c �, .. "'.`` � 4°°ro . `' •c. y '3 . ` l . -. : .- �,i ,. ,.� � - � i i M k ,G2 ,.R ..� .. q y � �' s � y � y �y r .. .r ,• �a •g . y,,, l '.. . , t ... r^� .yj�. �.\ , '�� ��SP ,*F . ,' � •.'�� r. . riw r. +1�"r. '�:A � Y ) v�� � YY 4 M �1 � w �,,.�. 3-`$..,�. h , -.. ..;,..'�.. � ���;� _ .r„�t°� 4 �. 4 �} ;a,ti, ��� .n�'�}.. `�$ < . � ':- ",,� �! .. _ � � ` . . - - . „ < ,"�`c o- '�' ie t°�� •w, t,. ��. . . ..''r ��� "' f.� r�_ r`�,� .��, � *`� 'n ., �w'� ��� i .,. .. _ - ..„ i .., t„ �r ' ` ".�'�* �a' �,�...!� � S �� ,aXr.'� ��': ,,.-r�':. �n. _,:� 3n � �ti �p ��,.� 1.�," . � �,�1,P� .1 � Y � ,A .`i � a"'w w,�� +� �...>'"�r`,•�.�'"� ��:w....:e- �« "�` � . ,;�r��• �..� Fy ,'!kr �,�if"+ p;�.,l-a* �=a ,� , . .� ,.' -".i .. ., �-a��:�; �. �.,, ' ..�... ...� .. �""' Yy}� �, � t. ... ,,,y��a r _ .- r « �. - � �,... . ,.. � •,4 :, . � � � �: � � . R . . ..� "a .,�• y,,� �.e � :''��-�e <,,; a ^`�; `�` . � . � � ., .# a rf'i � .t.:� s*, `,�� .# F�'F 5. �, .-a �w :,. 3, . . . Y . .*+'�f'�. .: . -,i1.. w. 2 • r �" �,yy � . ,:. P � �� L f m%- �q� rr k .�t ....0 � , r_�t IG�b `� � , e� y � � �. .if� �,r .. � . . �f . `� .t � I ;"��t ', � y�' �"` � F`$`��� �' 4 � � �.� .,,e .� ,. ' � ..`s:.q . .. " .�, ' ` � '�' � � � ' � �s T > 1 +: .w� ; . ��,t w � � , . ��"`�. �' .� f : `_ ,,,;. . .�,,,"� :'�/^, � Y� € ;� �' 4 J5 :t �r � �� x � �t , . .+,<' r r t �'�G� � a ������' +� �-�� �tr �' �� �4 ; �� � ;(r��� ��:� ���.� 4r- �it:.�i� �r� y � i ���Y ti:�:_���. �#-.`�; .� � � ,[ � ' � ;�� . �`�'„ i44'h�' ..r�a�„ a�'�' "�'�,� �s� '� +�q�+r'� ��� �;•� r. , - ,�ir,� : ,���' .7.- � � e` '�Y� �,►. i� �4� : .r� 1 t� + `�r�4,., . " ' '� �. ' , �a - , 'ks �y °+„ 4� �`'- _ , � • r. ^� ±.� 1, '� :� > � f�� ,r,�"µ ` '�'1`' ��, �r i f �. `r ir t�t �^,� �-�` ���,v �, � t� � i. ��.,. ^�v �1� �., � •��,;� ..` � '°��.� '+���' �. '�� .�4+ -i . , • . .. . : r - < ' � � _�� ,� ` . .. �j. � �„�_ �#� � �; � $� .. ,� a,�,��;aC'� rt ! ���� � `�� � `� " � A � _ , � �1 � ` ,,,..,q, Y.W. I � l t' � ��d �i � . �/"' h� �I tC. - , . ' i t_ y� _ � ; T I� 1/ 1�f �t� �,� ,� , - :��;�, R� ;t�. ,, � . x.� � t� . . - y¢ �y , —�� �� �- a . ,'�., �,. � , -9 ._' �R � � t . � i� ��.� � j k, �i� �� � � � ,�� 4 �� � " ��-�` . . : i� �: � I s: , i , 9'�Y�� t,f , � _ . 'S �, .. 3 ` ,ro�� C. .• � �:. M � C.n � N� � . " r . . --•;c ��` , ..� •,�' ` � � �,� '�'' . � �E�o- � «� � „ � , «� + . � � , �_ > , ,. ' �a"�"`e `��� n� ,:;. `.�:� _ , _ ; a � �"�p� �,i`� '�� ,;� �r—��•''` _ .:i� '•'� ..` ,.. .' �, �. �. � : ^ �_ � �^ �h���� ,. � � N+�r� Y.,�,.., ��,<� .�•� ^ .s �""a � � , ,�.,.. .. . - ,. . � ' " �4, „+$` �,,:,'. .v �. 1� . � . r� �, , ,�^ µ� r�j,�;� _ �t�l'� � ti,r N ,'. .. . . �; „�_ ,. �(, �� :� .�. >. t, 2,... , . -� �� - ' �, � �. �^" �,�q � r � �� �� ,��` '�� �4 t .°�.��` _ ,r�. � "I^ _����• ^� ��^�y.t E�±�,�� $'M' A i+ e { � � �e��j� � �4�r .. �� � . !. . f � _., � � lf�� �,,�. .,1{ ,�, �. �. �'a • s ..`�... ,�� '` '� -�►"' .! �: �� � r s� s. �w�„_ �»�•��� � .� =x�♦ �"' .a . � � . i� � �t �:�� M .� �� ' • � � � �.�.k.5�y 4 �+� ; a� �3� ��� � 4f _ g , ,� � ,,,,��,,,. � ,,�_ �r� _.: . �� �'���1F` - � . a . . , , � . �.. " .w.'� � ,,,�; •�i, ��'^, y r ,. r� :C;nh.��.'4 s�r ,r�. � ` . .� . � r. � � „ � F l F f� � - �� �. ' _..-� � . � , �: . " '�� . �.,� ' .•'"�� 4 y . �, . ,� �[ : ,� �li '�� � •,�.� �y y.,��r { 1 �w 4 T�`'� '.r ,�. t`,�+ �'' «, .r 1" � :' �'�A1a ' �..'Y� "�'c . k"L t e x�2� mc �, i,% I . . - � r `« �^." � „�W� '�� ���� ��: � , r`�d _ ' i {j � � . p�f/ :#" '�� i� y��.R t � . � � �'•'. (' +A'�"� . ' :, ��Yi I f �' � _ . �„ a ,�� ,. � � , �':`� �'a s �,T e« �-�.-"*i...� .., �,� .�_ t. �•'K,e,,,r ,�„dy�yi.++,,,,G�ikl.J� � . ' , " � �r ;� � �a r �` � � �+'_ � �. , • �►` '4., rY,ly_. , • _ �a , , � �- � �, �. •• �'�' � �� '�.�,,�-� '� � ��_ � � . ' , _;., .. � �a.� . �." �.� �� '# �� � . �t � '"�'f�,t4y., w` � � .�t+�� •� ' . P ° , � r , �� • , . � , p��� , , . , , * . . , :r s. 4 a �a` x'.� tn~ � 4� �` * + � �4 W - . •t �� � ��r�`�� . . . �' . r ,�,� � f,.,* ��t '�}��� � � . �•�^';'�. r a � �� . .. + . - � � j� " _ � _'�' n �S'� . "j t �} F�.� rf: � � � �p � * � .. � y .., a � Y,a d .� . a r ' �. .r � �1, � ~M � . . � i�` .;,�}�M ,p� �� �, � .' i � .p� �` '��"us°,� . .�C�.. - .... .v�.�,'�fi'...�. .�►,� �"'6�d � at, . v� r �� �, �` ,� :�: „ > ,. .� � r �. �� ��� -� ' � . .�r' � ,► . � �� , ,�� �°'�_, �, . � � � • . a"'�'r- ,.. , . ..}. . ''Ill � � *;* „�,� �,,.yrr.� •° «-��� ' " ,.•i.� i(o� "i'� a �, � j`'� �. «. . � ' , . ,,;� _ � .. , � - �, � ,. _.,r . , . .. � . •. y { �y..� . . .�' ` ... � - � . 3.,�} c�. � �x Y� 5.. �*�P� ���' . �� � v rz. . = f s t�' ��� ^ j}e` 1�;' r r �� x .. .. � _ �l�ib ` ,ry� _� , .,pi '�.. t� ' T��s r�- .� ��� , . . . � � �! � ' . ' - �.: .� �' � � � I f�I I�� # I' A ` .,`,� �� Wp• . i °�- ��. .s 'm�` ���i� ,�z. `'N: t�' , „� . � - , _ , . , � ' �;s � �5���, tl� _��, , �" � g � � � �� � .. �� �ti �"r ��5� �* . , , � �. _ , � . .. , � �: ''� .��- _�t`� ' , . � � .__. ,_„r - ; � ..> �a ���„-.. '���`M�t _ �• '� .'� �""�-t �"r�: � 1�,. 'R^'!►"�►R' �t�e�a�'�•,' y "�" � a A '�.�t��t�`�-'. . . S.i " �. �+re"��� *s�. � x � « �j���„ ��+ } +�"" � Ae��' � , � �ti , ��.,+�+M�.,�� � ,:�`�,�v� ��s.�► �~������ ,��p �� , �� � • , . . . , � . +�r � , - *z;,.� �_ � �.,�R ��-4����� . � ���,. ��'r� 'it�� i�: +�!�S�' .* ..,....� TM � � µ: �'. , • t , V_ . y _ . Y..- '. . '- . �i1� .. Y. y • �3 r. � � ''�ie�, �"� 4 +��,�' �.� f y . . . � t� s. i. { � / � �� �nf � � y �`� ' � �� _ .. � � � . �� � � µ����� �� � � �H � � . � �� �"�� � �� ► ���.�,�"� � :_ . . = � . . ,�� . .� � �> . - � ` y � ',,i �j�`'" �' �°. }r ; °M , �r ° � f ��„ !�4� �'" �"�, ' � ., M- , �� �`` •�, t ��.,�� � �, ' � � �.'. � � � �v "�.+ � . � �� � . . � � , , . « , ��, f+��; . '.�+�. � �� . �f` x�� �;" a �9� � . � � � w . � . `a ��, �e « � � � � . _ ,, ., _. - , � �� ��.� �� � _ i',�. �� . �ris �� .F , * t � � . . "�I' ��� � . � � � ' . 't�� ��}�. � � � � w : .,� . ,� , , r , + �� _ � � - . . , ' '� �� �,'y��.�`� -� �.,� •��; ��+► ��; � er..;� ���� ,� � �, � � t ��� �§�� �.��� � �L , � � � � «� b �"�` ' c� ' . ' � "`� ;"G"�1�,,, �� �� � � � � � � F A . (;� � �� �.. . �� . . �y� � 4rJbu`e�,;(,w ��,.�.,t ��. �.'� .���� � � s`�� � . . � ��V . :, .. � ` . , .'_ . r . . �s , �� � ,� * +�+-�t � �� t :�� �. A. �`! r,��y �+s y ���� ,"� �y•�4�.r�T�.�� V � * a►. r,� � � - � .� '� * 1 � . � . �q �� a, �������•�1 :ti. � ��� ,. �. � ..,�� .. � t e . �{... v.'t _..� �� � � � � ', � �� !�.'. �� I � A y '� � Q ;� �.. }* �� .4 R..r i f � �,` ,w� «aM��� -�' � "�1 ♦ ' ��� �1 r 'i 1i�.1r t �ti� * ;t'�::� 1 �#' '4� i- ♦•!`��� e r`�":� � ' � ig�t.f t z�� 1iTi .. . g'�� � *t� �,..` .. "*es. ; �... s � , aw �r . � � ���+'���M� �"�! ., +�, �� . p , ��� ���j�� ` , . #� •� ` . ,; ��i � � . � ,. � .� �:�y...r � '� ,, ''� . • �" f"�r .,.,. ,t 'r�t�' 'rQ R.} . F . � . �+�� ��` `� �y � y�� R ��,r -.'e (� �. °��+is � < . ,t��� �� � �, + ` . , , -. P� ��r � •:`+T` � '�6' �> �� � i��.. " . . �, ' ' , � ��, � .. �� �f��� �*"h ��s.� L �;. r;�` . �J �*• . , „�; � # F �;.a'� ;.��' �A, � , �,�y r � r .•�t _ . " ' . . F���� . r. A� € �,`' ��� - } � .. „. ,.. ;h y'� �� _ •t _ ., " . � �. ,.. _ _ .� -. r ' � � , , � � ."".3'$. � ..,q �� '� M,., i���v� �F ri*',�- a� �, `�'`' y,�„� •: - � ' � �y ,, , �,.� . :r .. . . �, •. ���w�� ,1 ' . . s .. . � . :,��,'�"� ���..,��k����. � .� - ���+a .�� � ���j�Q �'y���Mg ����"#L , ��� , � -• ,. ';,:�� ` s,,�••f t' ���_ �. r,� '� � � " ., . �,:� ,, �a �. , . � � _ �� , . � � x r mc^.� � " •F �3� . . � . y� , .�,^ ��,. . 's�,�'� ,0�.+ �,,� i. . � ; . , - , . � � .. `� + +-. .- � € +� . . - . �. � � . ��„ .. �" .� 1d - ( .. . . "� �:r��. �5 , w x� �... ..�.w +*°� ' � -.. �� ���iG` ww � �a r� � �, �;� ����"" : a.:;. `� iv:- � < �'{d" ,°�� ��, _ ��� " , . �, � � •�� i .._ l, �. � . � . $ �� �x;. '' `' ,9 � �� �� ~�� �f . . , .:: - { � 3 .�'-fie ���' - i: ' `" d r� «.. ... � . . � �,< t�. +#�' � r.' .� .9� ��.s � { �� „ . � a � �;,' "�.,,�q� � � . � .. �� �,� �.;..�.r^x^r �� a�l �� �= 1..�` a �F �,_.sy. � y, ' .,,� . ���. i .Y'. . � � �� }"t � � ' . a�.����v � 3' "W.,r� , . �� .ra��.. 1`�,' ,,. ��. r . k , _ r ��, • �� t � z" r ; � - vr� ic 7'� � '� .. � + .� ^y�. ., �` J'i1 ��` ., ' ' .�. `a�9,a�*°` �i�; x"+: �a� �w�,�`. a"�r . '+�'� �,, ._ � „ bt � . t�� � , , . r �.. _ � V .. �1 1�, ,� . � •,s,+7�� ;�. � x„�* �� "�`�� „�,�+�-�-"` 7yk,.: +.� . � , !.�. r`� yry�'i� • � ,, � .. r ' ��. � _ . e� �.v�l�. .. � �"� ..!' � z �� '� •5. � _ �, ,.��4 �, ��P► -� �4 q' r�{S . F' �F' ���,, � e�• a s fi� � ` ,, i���� ��� ' ��. �s? �3 � , �,.. �.� � ~ �,.,� �� .A� ���"' . ,." .� . '. 'q,_.f"�.l .�s�1!�, � �'�^i��9 ,..�yL�'�.-a�ie}A�'�,r.� - ��• ' i�.` ..ra , ^ „. , � "'.� ` '� r, °1 ��. A' " ...� ,,;,� �"' � �t�_ . � ;R" .,� .. ,,. . � . . . . , . p� _ ¢ . _ .. -' ` '#�.�(_q �.� - �..,~�b �...�. �R � .�� i.� .. •. `�4 �i'�'�" 't": f` ��� - `�� . ^ ' �y t�N � . �.�: ir^' ' �� j . .e • •�9. � Y �a' (11.° � <� . ^a s��s? . �, ..�n ~ � y� • 1�� .��y;+� � i�. , + �. !s'.:>S .l�' . t��.Fa\R ���� �J, �. 1���� .. ' _� ' �, .� �' � � *,�w, ,� .=4 ,�, s ,,.+.� e *�� x...t,� � �� �.: _. . . r.: .. . � �' � �.��4�� o•�k � .. r � . � f�, ,.�M �.y�+st� ..;, .. �,�1R�'.i . .�.� .., _ ^r,� '�_..��" ' �+r.��t*`+�' �''!!.� �:;:, '.��� � . •i �'1'a."�.�. ' Y �^��� _ , � . r _.. . � . �.; '�� :.. " j `� - ., , ;; ";;= ��" n` p�.� °Y� ir� .t . �R i * �` � � ` . #� 'n � � � 'IE". �1�'1. � r • 4 �'., . , �{ �. • +�,, *y - . I ..,4�'S' �.,.� ,:_ t � ti�"'+! �" \� ?.. � m`€ {.t�,�` , � �4e'� ,c +w' ;� �,�, � '� '"� x C � ��, , _ , k w - � . , i �„. �,. .� -_ .s'_. �.�... .., tl 'P .f °� ,"•, . � �'.A rr "�� y.. ♦ � �. ,�fs� -�`...a. � �� �. � 4 x II etW y . � . ... , . , .� . ..,.�, � J�� . 5�.. �'�6--' . t F , ,. 'yt • , , �� " - . �^ skti.- r � . E .- � ��. . ��_,� ' _�.�• . �._ �. � "�,' La . • > � :. � � , . . .: . , , _ � r' i�1'. � , . �. , - . . iI . � � � ��_�tr` ' � �r.- 's..,�+• �� �.`y'��„ ,�,, ':1� . , : �- . _• , � , � ' � � '�. 'P. �..sa ��� .." ' � ,.�,� � � � � � ���C����y4�� ..f�1� �ii...� ,., _• , .. �-' ,s.. '#1� ,�'7�3". - . ,\, .i Q;tl� �5�,���� �,r�, � q�' y...LL' .>,,� +�„� `�2� • �.. . .. ' 'i 2 . , ���'��c . -- � � � � ♦ � � • � .�r�' ' � � �. � '�" •r.� �e i � �'�i�k'!`7 �n� . � .t s:,ry t, � �..�it` � ` �#^k+•- p�� ` � � , + . �,� � m^+y"'S°��'t _ � ` s3 1p ��� �'#. 1 - 4, & � r_ .��- . � �. _ • ' t \t'�„ .� ' �S".�'��.., _. � � � . R . x� ��,,,,�f �' .-4 '.'`si..- +' r '� � 4 � .� . ., . �j# . .. + '.�.t+� � �.k . .�ady�r . . '�r��'� `'�e��„'ar`�r- . .,'i:�,� '*i t�:''�G"'��'",a':�--.`"i.•L... . . t.._... . .. 'y.. . 1 .' �_ �.{� . .. � _ , +s'�. ' Date Appfication Received: OS/20/15 Da#e Application Considered as Complete: 05/2A/15 60-Day Revlew Period Expires: 07/i9/15 To: Chair Leskinen and Planning Commission Memb�rs Jessica Loftus, City Administrator From: Melanie Curtis, Planner V Date: 10 June 2015 SubJect: #15-3744,John Brunello, 190 Orono Orchard Road S Variances Public Hearing ----------------------------------------------------------------------------------- 2oning District: RR-16,One Family Rural Residential, 2-acres/200' width Lot Area: 67,235 square feet{1.5 acre) Lot Wtdth: 120 feet @ the 50' setback Appticailon Summary: The applicant is requesting Iot area, lot width and side street setback variances to allow construction of a new residence to be situated 30.5 feet from the side street lot line where a 50 foot setback is required. Lot area and lot width variances are also requested. Staff Recommendation: Planning Department Staff recommends approval of the variances. Pertlnent Zoning Ordinance Sections Sec. 78-420.Area, height, !ot width and yard requirements. �Ist of Exhibits Exhibit A. Application Exhibit B. Practical Difficulties Form Exhibit C. Proposed Survey Exhibit D. Praposed Plans and Elevations Exhibit E. Code Excerpts Exhibit F. Aerial Photo Fxhibir G. Srte Pfiotos Exhibit H. Property Owners List Fachibit l. Plat Map Background The subject pfoperty is a corner lot located within the RR-16, rural residential district which requires a minimum of 2 acres. The applicant is proposing to construct a new single family home on the property and is requesting lot area, lot width, and side street setback variances in order to do so. The property is 67,235 square feet or 1.5 acres in area and has 1�0 feet in width when measured at the front building setback where z.0 acres in area and 200 feet in width are required.The applicant is proposing a side street setback of 30.5 feet from the Waadhill Avenue side street where a 50-foot setback is required. All other setbacks will be met. The Cit�s Engineer has re�iewed the plans and identified the propased driveway does not meet th� required 100 foot setback#rom the corner and should be redesigned; a complete in depth engineering re�iew will be c�nducted at the time of the building permit. FILE#15-3744 10 June 2015 Page 2 of 4 ------------------------------------------------------------------------------------ LOT ANALYSIS WORSHEET Lot ArealWidth: RR-16 Lot Area Lot Width Required 87,120 s.f. (2 acres) 200' Actual 67,253 s.f. (1.5 acre) 120' Setbacks: RR-iB Required Praposed Front 50' S0' Rear 50' +50' Side Street 50' 30.5' � North Side 30' 3Q' Wetland 35' 40' Structurat Covera�e: Total Lot Area Total Structural Coverage 67,253 s.f. (1.5 acres) Allowed: 10,�87 s.f. (15%� Proposed: 3,585 s.f. (5.39'0) Hardcover• The property is not within the Stormwater Quality Overlay District or within the Shoreland Overlay District therefore, hardcover restrictions do not apply. ------------------------------------------------------------------------------------ Lot Area/Lot Width Variances Zoning Code Section 78-72 provides options for the redevelopment of lots which do not meet the minimum area ar width requirements for the re5pective zaning district. Substandard properties, like the subject lot, are able ta be redeveloped without variances if specific standards are met;such as: 1. It is at least one acre in size, and the average width of the lot is at ieast 100 feet; 2. It is served by public sanitary sewer; and 3. It otherwise meets the requirements of this chapter or other applicable Code provisions. The applicant has requested a side street setback variance and, in doing so asserts that the property cannot conform to #3 above. Therefore, lot area and width variances are required in order to redevelop the property. Setback Varlances The properry is a corner lot with 50-foot setback requirements from Orono Orchard Road and Woodhill Avenue. A 30-foot side setback is required from the north side lot line. The side street properly line is 30 feet from the edge of the paved, traveled roadway,therefore, the proposed hame will be at least fi0 feet from the road. Normally,the edge of pavement is 12-20 feet from the edge of the right of way. The substandard width of the lot combined with the required 50- anci 30-foot setbacks result in an approximate 40' x60' building envelope. The sloping topography,wetland and likely associated poor soils further limit locations for the house. . Pertinent Authority En reviewing applications for variance, the Planning Commission shall consider the effect of the FILE#15�744 10 Ju�e 2015 Page 3 of 4 proposed variance upon the health, safety and welfare of the community, existing and anticipated traffic conditions, light and air, danger of fire, risk to the public safety, and the effect on values of property in the surrounding area. The Planning Commission shall consider recommending approval for variances from the literal provisions of the Zoning Code in instances where their strict enforcement would cause practica) difficulties because of circumstances unique to the individual property under consideration, and shall recommend approval only wfien it is demonstrated that such actions will be in keeping with the spirit and intent of the �rono 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. Va�iances shall be granted for earth-sheltered construction as defined in Minn. Stat. § 216C.06, subd. 2, when in harmony with this chapter. The board or the council rr�ay not permit as a variance any use that is not permitted under this chapter for property in the zone where the affected persfln's land is located.Tl�e board or council may permit as a variance the temporary use of a one-family dweNing as a two-family dweiling. According to MN §462.537 Subd.6{2)variances shaEl only be permitted when: 1. The variance is in harmony with the general intent and pur{�ose of the Ordinance. 2. The variance is consistent with the comprehensive plan. 3. The applicant establishes that there are practical difficulties a. The property owner proposes to use the property in a reasonable manner nQt 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 Cade 78-123 provides additional parameters within which a variance may be granted as foilows: 4. The special conditions applying ta the structure or land in question are peculiar to such property or immediately adjoining property. 5. The conditions do not apply generally to other land ar structures in the district in which the land is located. 6. The granting of the application is necessary for the preservation and enjoyment of a substantial property right o#the applicant. 7. The granting of the proposed variance will nat in any way impair health, 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 Dlfficulttes Statement The applicant has completed the Practical Difficulties Documentation Form attached as Exhibit B, and should be asked for additional testimony regarding the application. Practical Difficulties Analysis The existing home is a one-level rambler with a tuck-under garage and is situated as ckose as 13.5 feet from the front(Orano Orchard} and 22-to 26-feet from the side street(Woodhill Ave). The proposed two-story home will be set back further from both roadways than the existing hame on the praperty; the attached garage will front on Orono Orchard. Both streets have wider than normal boulevard areas which offer greater separation between the home and the traveled portion of the roadway which results in the appearance of a greater setback and mQre open space. The new home and driveway will most certainly result in remo�al of trees and FILE#95-3744 10 June 2415 Page 4 of 4 vegetation on the property. The applicant has discussed with staff the9r desire to establish and enhance the existing vegetative screening on the properry. With the guldance of the Public Works Director the screening enhancements could possibly extend into the boulevard areas. At a minimum staff would suggest a landscape plan be provided for the Woodhill Avenue side of the property to mitigate for the proposed setback encroachment. Staff fincis practical difficulties exist to support redevelopment of this property, such as the substandard lot area and width which are not the result of actiflns by the landowner. The applicant is propasing to construct a new single family home which is reasonabfe and consistent with the comprehensive plan; the topography and wetland location drive the building site to the western portion of the property, where street setbacks have greater impact on building siting. The structural coverage proposed and all other applicable zoning requirements of the Zoning code have been met. The praposa) does not appear ta result in reduction of open space between homes nor does it appea�to be out of character with the neig�borhood; it appears to be consistent with the goals of the comprehensive plan; and does not appear•to adversely impact adjacent properties. Issues for Consideratlon 1. Does the Planning Commission find that that the property owner proposes to use the subject property in a reasanable manner which is not permitted by an official control? Are the proposed setbacks reasonable? 2. Does the Planning Commission find that the variances, if granted, will not alter the essential character of the neighborhood? 3. Does the Commission find it necessary to impose conditions in order to mitigate the impacts created by the granting of the requested variances? 4. Are there any other issues or concerns with this applicatlon? Staff Recommendation Planning Staff recommends approval of the requested lot area, lot width, side street setback variances in order to redevelop the subject property. The City Engineer will conduct a detailed revfew of the appiication at the building permit stage however, recommends that the existing driveway location be redesigned to meet the code or a demonstrable difficulty be identified by the applicant for the Engineer to consider. In light of concerns by the City Engineer, should the Planning Commission support the building setback variance as proposed, staff suggests the applicant appropriatefy re�lse the site plan prior to placement on the Council agenda. A detailed landscape plan should be provided priar to the City Council's review of the application to assure adequate screening is provided and that the character of the finished praperty will be consistent with the neighborhood, PC Exhibft A RECEIVED CITY OF C�R�NO MAY 2 Q_�015 VARIANCE APPLICATIC�N cmro�oRONo Street Address: Application# ,"J f-`j' � '�.�0 2750 Kelley Pa�lcway Date Received: Orono, MN 5535fi `,�� Staff: p � Main_ 952-248-4800 Fee: F$7Q0 � �„ fax: 952-249-4616 Renewal: $350 .4. ��, Gti MafGng Address: After-the-fact: $1,400 Double:fee l�xESH��� P.O. Box 66 Escrow Fee: $700/$2,500 Crystal Bay, MN 55323-0066 This appiicatlon form must be compieted in full. Appficant will be notifled within 15 days as to the s#atus of the appllcation. Incomplete applicatlons will not be placed on Planning Commission Agendas. PROPERTY 1NFORM TION: ' Site Address: t (� (��,..5� OSZC�.IA�� �fl ��ta�j IN�f.� Property identification Number(PIN): Date Property Acquired month/year}: �'.�—t5 ❑ Yes, I own the adjacent parcels. Zaning District: �� —�� APPLICANT INFORMATION: (Complete legal names and marital status required for each interested party) Name: �,,,��-.��j�.�g�g� �r� Phone: ��2?,�Z` ���.,� �" Alternate Phone: Complete Address: City, State&ZIP � Email: ,,, �����,�t)� c��� Fax: S�� � �J..� �-I��Gon @c� • ,� � OWNER INFORMATION: (Complete legal names and marital status required for each interested party) Name: ��r�7--� �'n�0 _ Phone � � �2_ 2�,_��b c�., Altemate Phone: ��� � Complete A�c�ess: t City, State &ZIP Email: �`�CzunZ`lo � A4-la�. �C�uw,,� Fax: DESCRiPTION OF REQUEST: Describe fhe request in detail (attach additional sheets if necessary): � C $ �'r1I Pt►i�d O� Si e �T re vi� ,SGt�a ck.f. GI�rV fll� ilv C toF1'�i.b ry( 1- Tlti�v�' �c�+a� Y�lid sCr �C� ' y jY�el� � Q� t @� �QSdNQ , .Sf�GG) S fi✓/�f (/b l��A �G. S� .� s �k �cc�u4// �c.t.rls a��^ rrr.� Ye v�i•cd se�6ac%r. :� IS !.v v+cr r� � c�s n� er.,caol u/d be C'o,c,rdcn„�ed, �.v I'r +ri�v .e.�t�'�tw /'�-�/1� �u r �ur i.0 t�. Ca,e.�'/u � � 4 d d ,� �. . e►'C�ar eXi'�' w ruc � ,tle`cr�.� �ac I'`�aVrd �4u �'�d�k/c� 4 .�J�4� �K h�r' � b c p/4ced o.v s�' a.csd cx��.rc o� /o� -�'rc /�i�i��f�u.r Gvc ,derd �6 e..ucw��.1�'fea�x� �t�er Co,v(�rhr.:�J .Se�bqckf. Padcet Last Updeted: Jenuary 2016 P�, i 1 .. � �"R n n .✓ir REQUIRED SUBMITTALS: All of the following information must be submitted by the application deadline date i� order for your application to be processed. Enclosed 'p cable � .: t �_�. ` . . . .-. >'- . . �.. _ , i O Variance A lication Fee Ci . fscrowA raeeri�ent,si r�ed artd`�'ee - ❑ Pre-A lication Form t� W�riance licr�tion Form ❑ Practical Difficulties Form � Ce►�#Ified Pro fl�vners List " ❑ O Surve meetin ALL re uirements ' , C3 Pro o,sed Plans O Hardcover Calculations �] Cl . Se tic� m Si�e Evah��tbon Re � _ ❑ O Minnehaha Creek Watershed District(MCWD) Permit or f Documentation from MCWD statin no ermit is re uired �3 A�'acent Pro Ov�mers Acktaavvlsd ement : � ❑ Data Privac Adviso Form APPLICANT ANDJOR OWNER: ' • Agree to provide all Irtiformation required or requested by the Planning Depar#ment, • Agree to pay additional fees {staff time not covered in the original fee payment) a�il/or consultant expenses incurred in review of this application, and • Certlfy that the information supplied is true and correct to the best of his/her knawledge. The applicant and owner recognize that they are solely responslbls for submitting a complete application being aware that upon failure to do so, the staff has no alternative but to reject It untll tt is complete or to recommend #he rec�uest for denial of the request regardless of its potential merit. • Acknowledge the Escrow Agreement is campleted and signed. • The Owner hereby acknowledges and agrees to this application and turther authonzes reasonable entry onto the property by City Staff, consultants, agents, Commission and Council Members for purposes of investlgation and verification of this request. • Appllcant and/or Qwner acknowledge they must be preserrt at all scheduled review meetings of the Ptanning Commission and Council. If an applicant and/or owner is unable to attend a scheduled meeting, please make arrangements to have an authorizet! representative attend m place of the applicanUowner and advlse the City Pianner assigned to your project. . Applicarrt's Signature: � Date: �r r�/'���`S� Applicant's Signature: � Date: � Owner's Signature: Date: � r��a6�� Owner's Signature: Date: ��CEIV�D MAY 2 0 �015 �t'�Y OF ORONO Pacicef Lest Updated� January 2015 Page 12 "!7"' � � L.i � PC Exhibit B PRACTICAL DIFFICULTIES DOCUMENTATION FORM This form ts a required submittal for ALL variance applications. An application will not be considered oomplete or placed on any meeting agendas until this form is complete and submitted to the City. Minnesota State Statutes Section 462.357, Subdivision 6(2) requires that practical difficulties be demonstrated in order for a varianoe to be granted. The d�culties must be unique to the property as variances run with the land and not the land owner. Personal and economic situations are not considered valid practical d�culties. In order for an applfcation to be heard by the Planning Commisslon and City Council practical difficulties having merit mvst be demonstrafed. HOW DO I PROVE A PRACTICAL DIFFICULTY? This form has 12 points outlining the basis City staff uses to determine if practical difficultfes exist and how the varEance will affect the suRounding community. To prove practical difficutties, acfdress all the relevant points Ilsted bebw and answer them as dearly as possible. Since you are requestirtig the oode exception, you have thv burden aF proving that the varlance is justlfled. The information the City receivas Is what is used in determining a denia! or approval recommendation. If you ieave something out it will not be considered. Please address each of the twehre practicat difficuJties criteria as fhey relate to the requesi, ff they do not apply, wrrte N/A in the space provided: 1. "The property owner�proposes to use the property in a reasonable manner not permitted by the Zoning Chapter." �/A � M 2. "The plight of the landowner is due to circumstances unique to his property not created by the tandowner.° ���� .. 3. "The variancs, if granted, will not atter the essential character of the locality.' � 4. "Eoonomic considerations alane do not constitute practical difficulties if reasonab[e use.for the property exists under the terms of the Zoning Chapter." ��� 5. "Practical difficulties include, but are no# limited to, inadequate access to dlrect sunflght far solar energy systems. Variances shall be granted for earth sheltered construction as defined in Mlnnesota Statutes, Section 196J.06, Subd. 2, when in harmony with this Chapter.'n j,� / " 6. "The Board of Appeals and Adjustments or tfie Council may not permit as a variance any use that is nat allowed un�i��is Chapter for property in the zone where the affected person's land is located.° /V �t�cE�v�o Pacicet tast Updafed: January 2015 p�e 'B MAY 2 Q �01� � � � l� 1� ��o�oRonro �S 7 °The Board or Cauncil may permit as a variance the temporary use of a one-family dwelling as a finro-family dweliing." „ll� /Y( 8. "The special conditions applying to the structure or land in question are peculiar to such property or immediately adjoining property.""� 7 S 9. "The conditions do not apply generally to other land or structures in the district in which said land is located.° V�5 r 10. "The granting of the application is necessary for the preservation and enjoyment of a substantial property right of the applicant." ��5 11. "The granting of the proposed vanance vwill not in any way impair health, safety, comfort, morals, or in any other respect be contrary to the intent of the Zoning Code•" �t p . �., 12. "The granting of such variance will not merely serve as a convenience to the appEicant, but is necessary to alleviate demonstrable difficulty." �e� Practical Difficulties Statement Should you feel the practical difFiculties cannot fully be described in ihe above cxiteria, describe the practical dPfficulties preventing compliance with Zoning Ordinance requirements in the following lines (attach additional sheets if necessary): �V JCC�'' �o� t S �J QY rower �ha+V G�tJttC�.tl�- �d-�S' QtiJl� at�SU ha.f' � Su 6S�t�ut��l W e�' ��R1d O�V_t-he �'o • - —� �eca,�s� o� -��o �c ,�,d��-�o�S -�c a Iloc� �.iv '; '.0 ,s7"1�c i � v o 1Uarv�ow � �ccv n+o�a�'c re�eU�clv��e,v�- o� q ,t/c w ��vse � ,u �h c s-��c. �{�V'f"tN�' �Uc ►^z i S ,(I��cl- Co�v�irlvy�l,�,,, aS Cv�el� ��� �Uew .�ruc �'irC (�,souA� b� Clc�'ti��/y l�uv�. r'aNf'or�i;�,� �o �tkrc�ti� .burl�i.u5 se�'�ac'�f"�c'". ��CE'1VI�ty PeCket Last Updated: Jsnuary 2095 P� 17 MdY �� Z��� � .� :� � l� I� C����dRONO , PC Exhlbit C . i : � �A ;...`: � . :�`:.:"i RECEiVE� .. � � , ' � _----- ,� - ,_> > � MAY 202015 �J \ � `r� � / � � _ ��' / ��r'✓ �� � ' ; 1 }-----J--! �� � ---,_,—� ��;��.�� �. CITY��bRON Y � ✓ vcT i-u 4-��-_-_-/ r� /� ✓ � _ rw r r e j«w /i ��`^ �i ��aeo--�- ���� S89°51'02"W 539.00 Y �\ � � � � �� � ✓nf� / r �_.._ ' � ,�-, , � � � . �:� �Y� ,�� r� ��T� f � J �� , � �� �+ � � 1 .�,�o� \� 1 � ` � ��C�---� � � � 1 1 p^ � f J� \---._ _,�- � \ �_ j �� I � � �� , �, !,W f� . �. .. � � � . � � �.�o � � � ! �1 '��.; .. .-a- r ��s g ;, � O �� � � r '�.:_ ��,\ , y � � � r I-: E- '� � <� � �. � � � � r � r �: . .,� +.k `,` ,. # � � � � i 1� t . , � ; ` � �� g ;- \� � �/' � / f` � . 1 '''�,R ,- � _ -' y,��'^ \ � , p ) �-� � / / � � � 1 3 ,�,. � ��*�, \ � g �., � � ; ___� '' � ` '� - -''' ' ; '�, . . � \ � � 7 F MAMAGE Z / / � \ , `\ .v�.� � 1 � ? � � � + ��. , �� �� I , � � c \� I r � � _ � � � ' � �',-.. `, \ 4.. 1 �_..� � r \ �� ;ti' �a � � \ � "`�' \aa ! �. r � � � ` 1 - __ _ j �\ �,��� �',,� �t,l{' � � 1, ' � � 1 T b �� ,. ��+�:'a� . �� l � 1 I � �°'� � �� .�.�. , � �,�.�'Is`�� A - ` ,�'" 1 � \ 1 �, \� ,�A�p$?���\ �.vr nx,x;---��., � , \ � � �� �\ �' '��J �- i � \ � } � -��r--.� �� ti� 589'02'30"E�498.1I no�vi•nxa �~ � . _ � i � _� � �L i ` ��`'— `'. � '_� � ) f � .�+°"-` � � F= / ;.s e � �i / �.�[,� `�.1 ��� �__�J ' rJ � _ \��J � n i / ``./ . .. ~�'� .�..._�� � f5N1.SfRV7CE , � � ` � _ � v _ ' _ ._. _ - o � \ --� �_ $ \ � ^ i . - - - - - - - - . � T. - _ � � , � ; 4 " � J — fi - - . - - - - - - �,;�,:..� — � �n�s _ _ -�- - - - ,, 7---- ,� �—�--< <.� L� WOOD�.L AVENUE ou� ; < � � 8�NOPE PFR�7Tv AEOOR0�,0 PIAN�j ; � y� � '�"" -$-.—< < < ' < � i hP i _ / . /7" \ i �J / .1 / � \ ! \ 8�74/YQ5 iTWIQR i � E � E � �— \ ` /� \ I �` T �.� _ �_ � � � ^� ... . �IW r ID21T15 �. _ _._ _ � _. _ �� .'._ _" —� � —.". �� � �� � � _� _� \ /� � I � 1_-�....�, �� � r, l-.. i i � s f'l I cez� h 1 /\ � r1 -� ` �—.vU � � � � � �... � �- L, v � v � .. �! i � Ld 46,oRONO tNtCllARfn,rcoNiaQ w the mmded pFm IlwrmC 1lenwqln Cmufy.Mlooe`W� a.,;�,,�� SURVEY LEGEND i l N4 AMrs:t90 tlano Qdrd Rwd�Qaw�11N 37391 • O GAST IRON!10^1WEXT � A/L W:T 081TWWOUS 2) lMi7wal�f�:h»P�Pnq'4P�bksMZmXlMmouidttlleF�p�a�d�ere�ondp��4�adlKmrldrnoeMeaMwflaoB�wMen �r�rrrstiM�4�ar ■ CA�CH BAS�h' 1: CAESLE TV PeGEST,V. —crv—CABLE TV nvaSedyxMareMamuliw�..wdlXmrl3�mwwnEoodYqMMne�bw�tiWuLd�F����IpaieaN�,aca�pMet�d[�vnbcl% r"�"'���a�°�� 4 FLnkmEnOSECTbN Q] ELECtqICiPANSFORNkF . w. COYCREIE OXtl oe�l aw.ce nom M w.s.t�o s.s Flona Ek.t1�orrpM...bnw�o wuio ii:m 4.ioe�ev�oY�h ool�eqw.d fr 4Me ae.n.l isr Pbod lmuo+r.w�e e1y, ha cnrE vuvE �+ E+.Ec7a�c YAMnar � concaEl£ �uw��rys�No,2AT7C0]pGE,elkqf.rdwd9q�m6alIW1. 20 10 0 10 ZO �10 < Guv WIRE 41 ELECiMt uETER .- �Mo-�-CONTOUR EXIS7rtuC U" MYDRANT 0 �wCT�R �C�;�:�.�COHtIXJR PROPOSCD 3) laa�i NM I�If�: fkoaE7p3 4�.-I.SM m BCAIF NI FEET p �y���p�p [WW1 TOfy O RIRVEY MONWENT 5Ei &�" CAS YRLYE —m—pqpN i�[ 41 61leDwatlw�:BM�rianmbneAe.MlUDO'fGeadNOS�q1�lJ�11336l�1WELLMND'Iarfilrb6saM�limaCf�0.l75fatilqVD29} e 1 t �St • 4l?vEr�WEN7�dMD GwRO RM� —ac—E�EG��C UOERGRarc S) lr�Ml��li�:76�asrst7m�6rWeW�euProPRU��'19[OdPmyYadRe�dm11PQ�Q0'��ti'm�t�PdrdMuc63011. � ��� MifC SF. .... SUVVEY COtlTROI PW7T E8 HAND Hp.E —x—x—VFNCE 6 Mfc }1! S.F. -�. � �1 L1CNT POLE � SaL BORNG —�—FIHEFt DYT1C INDCRGRqmO Pria;wlsaamar�-weec:sorsa(Rmd1 e iro�aradi 9kaS 7EG s.P. r '. } _ _ .. � ^1. vcwfq vDLE rREe cor��FcaaA —C16—cAs uwEad+ouNo ��� D 9�(py�Rdyp�{i L�StIT 7� $,F. ,,,� . � � SANiTARY M�NMOIE TRCE pEG01101b —a� OVptH[Ap USILITY E �� � ya �, � `� , �• Q SWtTARV CLEANOUf m TELEVH�YAXHOIE 11fIH+f1liMfMM RAILRpAp TRACKS Ri 76110t � S.F. _ � . ��_�.'�..• � 1 r 5�[:N m TELEPX9NE PEDESTAL —>—SMNTARY 4EMEA �Idl6l sa�4 F . % . - � > . . _ . : —o �u � FIMdw�lYTlc Em�pl ToW � � SF• �j�" � . � QtOlHO ELEV�TION iRhFFiC 9CHf1 �-""'-STORN SEMER IYd00MM CadeSeC7i '� �_�5�• � f —it�—TElEPMONE WDE:RIXtOIM� O T � $TpRM pp1UN � UTttTY MRNKLE nre.dee�eues���ato�u�.+dsevropmr�'M.rnw,amrkeu�.en•aya�.wceaaebs�..�...ae.eb�r�td,iftl�f�e�qil[ E � 100 S.F. ^r' ,i. t�, Y � ST�RM YANMOIE �1 UTIIITY PEDESTAL —u��—UTIUTY LNOERp20UN0 �wMaddw��P�'�bsA�'ClxVmndtl�lta��ktfRbeoMddfionfr7adiqM�lahF�k�6�a�os�ahicti�6r1►��e TMidFadwYblaHYdCaRf 1W SF. ',,S � , ," y ._ � M d YAftD LKi�T � NEIL —I—M�TEFNAM Net VHrdmwr5u64x3IiM{7Jfmmlina �kS if. �'C i�. �'* `���- 67 UIr1b:We 4�e io+w We be�uf ulititie m�e mne�ad MoDaV df'�'b we To�N lat Maa �A ..-s�'` "" ;�-�T.a�• � .ri�.ee a+r.Tiue sr Le.seedoua Weee,aan�e�^�+R�r�r p s.F. L `. �'�••.J,:� . . -..- .�,..��.n..n�en..r.ena�a.ao�.rsw.o�e,uramo.am�.n�...»�y�ae�uoa.t�ssi�.os�o.�v.awe��<..me e.avc z i e _� , e�aa.or e��ia beforc..y aw..rier dta prm m or.ev ain db.edeie ll�.yw w�trce b��.r o mXY Oepba sre o�e ail a M.r ui ron.:, PreYuwA Mwdmwhrt�'w tl�Nl�ll � . �dv�ue�671/4540002. -_._ _ ..__ ... ___ . ,l.n caEw N0. n o�7e � UBE lMx�IAR�Ki COPYIN0.qS7RIBlJTION.ANDpR COM7EYMICE OF I fw�hY�MY tlrt tlls wvaY,q+�a nport we V�P�d EY fIM Or TNP.117-RGE.23-SEG02 RLE N4 u„� .. �n.r,o,s eema�..m.wa...,...a i�oR►an«+�oF nws�ooucr re alwcr�v�e�reo vwrnour �mr a� a�.�t�.a�,r uo...e und s.+�.ra �.�a°� FiENNEPIN C'�OUN7Y C@�Cat@ Of SUNBy �ooas.00s �,,, snn�-ee�auisr.r�c.ro E�ss marTar�unaiaz�alon. us�wrtNour ud.m.�s uw sm. �; �, � aRo.�Cr arr: � f�y��H0�7A7pp�CONg7�7UfEgµyyC{�7�,V�7EUSE/NDgF1ALLTFffR�Y SATHRE-BERGQUIST, INC. un�raFr s��usr.u+c.oF�u nEs�or�me�.rv. °�tl H"1Qi d�'. +ao sourH eRo�ownr wnvrwtti�.ex����smoo O RON O, PREPAREO FOf2: � ar�qtm SATF1t&BEFtCiQLMST.INC.REBERVES TFE RIGHT TO FIOLD ANY RLE4TMIATE d � �«�P,�,Y,�„���„�oR�s�,.� �`" MINNESOTA John Bn.inello a,� ���,��. �a��� �.�.►�+� pt�� � �.� �,�,s .,,� . G � dy��� 1 � ��1"T�q'RIMr �I�P� 1���7 P����:�./(a� \� -�7�y/�7�v�7 oiWlloYllY� Atr�ILr7Q070� Al1��Yqfp'1� l�L�l,laJl�.�.Al�l�� � i� ���� � a �.,.,..,," '� �,�, 6a�� ��� � � •••• ••� ������ � aa�aAr�tmm � � Q �. o ? N o�c �� ' �� � O �� V �' O W Q � �� L� � o CU � �c � I � << r—�r—rr—�r—� 1�. � � � � � i ii ii i � � ��� � �� �� i iiL��l� ii i � �� i u u u i u- �\;_JL_ll_JL__J i _ ��---------- � � � � �---------- � � � � �� � �i a � - -- � ;� �: � _�_ � � �____ � I... _. r_._____'1 ' t'� . - I I I Q I �� � �...-_. 1 � I � I N c � �— I � ° I �---- �-------� - - ' � �a i---- _ E___. R � _.-- _ � I � �1� - � � � , _, � _ _ -- 00 ° . � � �� � �� T �----� , :. ��� f --- � � ',- � - �� - � � ��i`-- i � i � p � � ; L --- ! t ------ - � � r =- - � �" � ' -------- � i,� -: . , --- -- -- � � , �i � � �� � ----_- I O �t- �-�;i �� � ( � ��-� � ��` � � � �� - � � � ,� , ;. � i _ , � ��i� r____��__� , � { lPJ _'_--.__ ��_____�._____ ________ ___-___� 1 1 � (--•---, � I I� �, .L� -- � � � I I I I i I I �� $#- ' � ,I�i I I � - � ------- -- � �I� � � � I I I I I I I- -- ---- O � I I �Y I I I I � � � - �i n' � � � I I • I I I I .�. - °' '�G II � ��__�_--- I I I I I I I I� � � � ,I�, I II ��� I I II !�, I I I I f � �i� I I I I I I I � - ---- I � � II II II � �i � � I I 1 I t I � � � I I l I I I — 1 �;� I � � I I 1 I r-' ' �I . ___ � I � � I - I I I �- � I l � i I - I I I �..... . � � !. � � -------� 1 I ---J � �� � j I r------- I r-- ---- r"� ' r I I I • - I l I I I I , � I� I I I � I � � �� "'r I � a I � � � II il ° � I I I ' ' I I i : i i i�fi i � � �� j i ii i i i i � �, i � �� i i � ' i i i �.. i i i � � i : �I ii ii __ � ii ii i ii i i i�i p �—� i i �� ii i i ii �� � i � � i i i i �� ��� i i � � � � i i i Z �� � , � i I � � I I I O 1 I I � I I I I I � ! I � j i i , L____I ---------`--------------,� � � �-___-__ 1 i �� � i ^*V !�.-�. � � (�,j G � � � � � � a � U � Q � r � z � Q � Q .o,a ,�o-,c� - - -- - � � .o-sr _ _. �� O �l. r__---____--.--..-.�___� r � --------------------------L------------------�----------- L�.1 I -_ _"'_' _ I - --T --�_ i � I I � � i--------' I 1 � � I I I � I I i � I � I I � I I I � � I I I � I � I � � I 1 I � I 1 I � � I I I � I I I j � I � I S�y� � I 1 I i i i i '�a i � i i i i i i � i i i i i �6 r --------------� � � � � I � � LLJ � I I I � I I I � I I j � Q I I � I I I iP � i i i �� � i i i i � i � �i i � i i i i i i i i i i i i i i i � i i i i i � i i � i i i i i i i i i �L� i � I I � I I I � � I I I � I I � �rJ iI I ' � I I i � I I I I � I I i - `� � 1 I � �I I � I ----� i I I I I I I ---- I I ! I � I � - ---- � � � I � I 1 I � I I I I � I - I ! I � I I I I � I _ I I � � � I r � _____�________J � _ I I I � I I I __ �-_-`._-._-a I � L_J � I r----------------� I I � � � i i � � � � i---------------__---------i r—� � � i i � i i i � � � � o � � � i � � i i � , � � � � � � , � � � g � � � , � ^ � � � � � � � , � � � � � � �� � � ------� � � � � � � I I f � I � I � �� I I I � I i I I�� I ! I � � �--i I i I I� I � I � �---�- --.. I I I �1 I I r � L--� I I I I �I I I I � � � I � I 1 � � � I I � r�� � j j I �j I ------- I I I I I � I I I � �---� I I � I I I I��' -� I � I I I�� O j 1 I I k � I I j I � � � � g � � � � � � � i � � i i , � , i i � i i i � i i i �€ i i i i ; � ' i i i i i i � i i i i i i i i i i O f I I I i i i � i � ' i i i i i i � i i � �--------- ------1 ------ -----� �---------------------------------� I I �--- .. ------------------------------------------------------ ----__� �,6G - ----_-------- � � "' z � � � W � C.? f" W >- tL'' � � y '� � r O � s �, � t „ax - .o,6c � - � R � .o-,ra .a,w � � ,�az �- a,�r r.,zr — .�,c ,o�.� � -- -- i i � ii � I r--- -n----n-----n----� � � I II II II f � � I II fl II l � � I II II II I } � K Z � j � I II �I II I �� � � � � I I I �I a I I I � � I i I �I� � I I i Q � � I fl fi II I � � I II II {! I � I II II II I ` �\ I II 11 (! I ♦ � L____LJ____LJ__--LI____J 4 `\ \\ � a �� `--_--______�______—__ � � � � ��__________'—_—___—__ � � ----` � �� � � -- � �� ---- �_ . . $ ;--------- � ---- � _ __ . _ ---, , � � ; � � � � � ��, ; �� � � � � � � � _ � � � L--------- , � � , � ------ � � � � �--------- . , � � -��-- --- - � R � � � --- � � � � � � � � � 4 i � � � � O I r--�r-- � I I L_________ �`....,_.__ .._. — --- --_._ . __.__ ..____ ._—�------- - lY,6C ' pC E�chlbit E Sec. 18-136.-Residential driveways,approaches and turnaround. (a) One driveway approach shall be allowed from up to two single residential parcels of land ta the same road, pro�ided that appropriate easements exist between parties sharing the driveway and driveway approach. Parcels having frontage on more than nne pubfic road shall be allowed a driveway approach to one public road. (b} Residentiaf driveway approach shall not exceed 20 feet in width at the intersected right-o#-way line. (c} Tt�e total width of driveway approaches to up to two single parcels of land from a single road shall not exoeed 20 feet. (d) A curb cut shall not exceed the width of the driveway approach at the pro�erty(ine by more than ten feet. (e) No portion of a driveway approach, except the curb return, shall be constructed within 100 feet of a corner. (fl For residences constructed after July 25, 1986, the driveway approach and that part vf the driveway and turnarounds which drain to the road shall be paved with bituminous concrebe blacktop or equivalent paving. Where it has been determined by the city's public service direCtor that driveway and/or driveway approach existing on July 25, 1986, is causing a maintenance problem an t#�e road, including but not limibed to the washing of dirt and gravel into the road, the public services director shall order that the property owner pave such portion flf the driveway and/or driveway approach as is neoessary to remove the maintenance problem. Portland cement concrete will only be allowed from the driveway up to the public right-of-way. This requirement shall not be construed to reduce paving otherwise required by perFarmance standards in chapter 78 or required as a condition to the granting of a conditional use permit, lot division, subdivision or as designated in the approved site plan, (g) Driveway tumarounds shal! be required on all driveways or driveway approaches entering onto a state nighway, county road or collector roadway as determined in the comprehensive plan, and on all entranoes to public rflads wifhin t�e city where deemed necessary by the public services director, based on traffic counts, sight distances, street grades and other relevant factors. If a driveway tumaround is required by the public services director, such requirement shall be stated on any permit issued by him pursuant to this article. (Code 1984, §§ 6.05(9), 6.06(9)) Sec. 78-420. -Area,helght, lat width and yard requirements. {a) Height No structure or building in the RR-1 B district shall exceed 2%stories and shall not excsed 30 feet in he9ght except as provided in section 78-1366. {b) Lots.The following minimum requirements shaEi be observed: Side Yard Lot Lot Front Side Rear Adjacent Area Width Yard Yard Yard (acres) (feet) {feet) (feet) to Street (feet) (feet) 2 zoo so 30 5a so � , , {Code 1984, § 10.28(5); Ord.No. 18 3rd series, § 3, 9-27-2004} Page 1 Sec. 78-1605.-Wetland buffer areas and setbacks. (a) This subsection establishes autharity far wetland buffer areas around protected wetlands. Buffer areas are necessary and beneficial to maintain the �ealth of wetiands. Buffer areas protect the edge of wetlands from erosion whi�e filtering sediment, chemicals an� other nutrients frflm runoff that drains into wetlands. Buffer areas can improve the biological diversity and health of a weUand environment while reducang the adverse im�acts of human activities. (b) All wetlands within the City of Orono are within the Minnehaha Creek Watershed District (MCWD}, which has rules and regulations for the establishment and maintenance of wetland buffers. In an effort to avoid overlapping or conflicting regulations, the city defers jurisdicction for the establishment and maintenance of wetland buffers to the Minnehaha Creek Watershed District. I# application of MCWD buffer regulations is in conflict with city regulations, the more restrictive requirements shall apply. (c) In order to provide for a minimum level of wetland proEection where Minnehaha Creek Watershed District buffer rules do nat provide for adequate separation between wetlands and buildings or ather structures or surtacgs, the City Shall require setbacks from the delineated ecige of a protected wetland as fofiows: Minimum distance setback from delineated edge of wetland to any building(principal or accessory)or other structure, hardcover, septic systems or wells: �Where no formal buffer exists and where MCWD does not require a 35 feet buffer Where a formal buffer exists or 35 feet or established buffer width plus 10 feet,whichever is where MCWD buffer is required greater Areas within the required setbacK area subject to filling, grading or excavation as part of a construction project shafl be revegetated immediately upon completion of such earthwork. Setbacks must be verified with wetland delineation information. The determination of whether a Level 1 defineation or Level 2 delineation is required shall be at the discretion of the planning director. Level 2 delineation information shall be provided on a certified certificate of survey. The requirement for delineation shalE be applied in cases where the wetland exists within 150 feet of the proposed project. (d} The City of Orono has established wetland proteCtion strategies in the Orono Surtace Water Management Plan (SWMP) (January 2011). A protection classification has been assigned to each wetland in Orono based on the stormwater susceptibility and functional assessment for each wetland. The city has also established additional protection requirements for each classification. The four protection cEassifications are described as follows: , � Additional Protection Protection Susceptibility Description Requirements �Classification Rating (B= Bounce-Change in water level due to runoff Page 2 event) � (P = Phosphorusf � B: Maintain bounce at or Highly susceptible to both quantity and quality below existing conditions Highly Preserve impacts from runoff; have the highe�t degree P: Limit loadings to �I " ; Susceptible of protection � predevelopment loading (0.14 Lbs/Ac/Yr) B: Maintain bounce at or �below existing conditions Moderately susceptible to quantity and quality plus 0.5 foot Moderately impacts; protection is less stringent than "Manage 1" P: Limit laadings to Susceptible Preserve, provides protection to maintain their , predevelopment characteristics loadings times 2 (0.28 Lbs/Ac/Yry B: Maintain b�unce at or Less stringent protectlon than Manage 1 below existing conditions Slightly plus 1.0 foot "Manage 2" wetlands; maintenance of characteristics is Susceptible P: Limit concentration to desirable predevelopment concentrations(200 ppb) I � Wetlands are significantly degraded (e.g., cultivated or canary grass monotype)or lack of B: No quantity Least requirement "Manage 3" wetland characteristics; not typically impacted Susceptible P: Limit concentration to by runoff;no quantity and only limited quality 225 ppb treatment of runoff is required The protection ciassiricanon for each wetiand wm be touna on the 'vlletland Management Classification Map & List" which is hereby adopted by reference, a copy of which shall be kept on file in the office of the city clerk and shall be available for public review during all normal office hours. The Minnehaha Creek Watershed District required buffer area widths are based on the four protection classifications. (Ord.No. 28 3rd series, § 1, 8-22-2005; Orc1.No. 103 3rd series, § 2, 5-28-2013) Page 3 i .,_,,...,..,.,..._..,.., .. ,,,,.,_.�... � , ---- __ _. _ ___ --. _ i I'��� . SIu:fI:.+4 5�.=19a� ���'�uari'9�°;I�i7� iuu�.uwaJln�.�•1 W� We�...�Wl�ee.ir �� � � �pun.cw�.wr�.ww�sr�rw�ul�n'�Nrs• '�; L .... �.� r.,...,;da.�.ar..w..�m...���...�,.� � I l.�+dtfT ..._ ii ..r� ..t ,tiUrr���.�l��l•����.• �-h��`r�4 � � u� �. �_�n,.ry�l��l,..• rl�� r; ..�uu.yw•y..:.. _ ..��u i1�,�..-:M i�...i rp.�e���ax. a.lunnl�i� , � , - . .� �. x . ..., ., . _ ' . . wiw���li�.il " ° ..'. '�� . ' h� � '$;.j .'�'._ �, U I Y y M:� 'a� _ �-��� , .W� �^ +Y.-�`.� ,. �...�.. .. ! �, F � . � , � _ e t � a .� i �' �- �-�.,x. .:� . , �'�� . , » . ,- �1� �� " � '�� �`'E, � �� .., �€.. .'�� �� . .� > � '"� �� . - , '� � tr'bL�-Si z � �,� rv� , " � ,,x' ���� ��� � ��` _.� i;; � ,. � ,.a ;�� .�.s j��s.�. � �� , ;,��,�- i , ���" � ; �� _ � x;` ��� �;,.' � r�° � ,� � � , Y. - ,�, � , � , � �'._. q ,�?' .k t k! s,� .. ��1;j�"� P ( .' �,e '" �g. _y. ��� �" .,� '` ��+,;� , ? ,,'� ,�, •�x � ���p � s � •,r � .� � �I . . � �'.; k. �qy�,� s j{'� �.� :dv �5� il '�.'� �LM{ % v £ �'��+� `• - ,kY:.'t.o Y� � . � y ...yls� :� � �a'"�.' = i'. � ' 4 4',�,,.� e.�r.F, '��. ; .. .'�' p4 ., J�( 4 ' e . �w.� � � ^-1 � � . = Y ^l.. I" �.# � _ � . � � . :�� � , � = s } � � ti� � . ���—- � � ��� . � � ���� � �ti � —. � _ �: � �� �,� ��� ��- � ��, � � jK��F � '� K aw �l .T�, i .t # �G� �� +�A''�l'' r � ' µ . ; I � �3�5 � ro fS 6� `4� � �pi� �da�� �.� � d �. 2 r � k-� _ ..�, � .\.� , t J a�� Si Y� � �' �� � .� z.�a ��. A ,�� �l.�e�`. `#�.� *� [f �� ' ' t ,s• y.,T�. *{ r�_� � A�^� . � -;#� '� _ . : ��nd-r�r���c���n�i' �� : , . I �� ;: " :.�"''�....`� ,��.: ���' „ _... , ., ...•�. z='���� �" �M �. `` . a,. `- F � ., �� �. ' � ,'� ;`.3� : y� ,��'� � j �• � { „ �' �pC.�„ '.yi�W. ili �'����'� 5��b� . � � . � ��' �� � � � , �, - � x I `� � �. � 'y�` ���� " �i � . � QS'!" M'�.Trc�' F�1 � � '.� k�.d I }:Fr��� �� �F�^ �i� �� ' . � � �e��J �; . i�: , �. tt: � .. �� �M�' � "+� � � + . .� # , ���t ���` e� . � ti� _ , .. �. � I _ � ' -, � , ,'. .�+ ..." "c"'" '� � � 4 � � �t�` . � ,� � a:�. . ; � i ��� � � � � �� '� � � � ���yR 'p ` ��p"a ' � � �,�5. � ..a . � �,'�. � r: . �, ,� � s � - �. , . � +.:. '. n - , � � '" y, •. 4 � � x > ..V , �i � :." � ., �, � � ,,� ' . . - ,�� , , �:, : ._.. �. . �� � � .r w r �;}}}� � �� � � ,� - w�,'� ��o�� � � �� 4 rt n � � •, � �i.��" f � � T, � �,� „� � �.s'd r `.. ._'+. .. y�.F t!t t}C.'1 i,i�4a��ti,� � �j �" ,iR+ �.s fa �iy� �* � 1�� �� `� -�. yi�w�l�l�r �� � � � '� � �. �* � ',,�,� }�4�'��y y "� � � W,,� s �r,� �.: . peoW�e� ,,� • �; � �. :��, i >�� '`-��,Q � . , � _, . puaxa� � ' `� ,�� ` � � � I . � . . _ t �, , . � . � �, : � - �� �� � �� j , � �� - ���n.; �., ,„.�. � �v�'Q� syo►+s �.�� 4.F ,�, �,,� �� ,� . �., , � • r ' t.. � .. . •. �.�y� p�� :?. 6. , , �..s„�r ,4 . , �/ Y � F�_ k u ` �'d i Y#� �'�'�'� . n( py.� � i i��` �{ x v* p � .,rbt •b . �'��?'tY � � zYT.� -�� � '7� .R". •. R k'�. F � ��t .k � a 1��4 � 1 1�� t�_ � O � } ' . �•Y q �I� I d x{ � � . I � y � V �� ��� -0 �r � _ X� � �� �-- �,r ��� � � � � ' � _ - � � .. , . � -,. * _ , .�, . � . I �s , �' . ,rw t 1,�"�':� ,'`+,�� t, L _,._ . �-'. , , : � ____ __.._.—_ ._. _ . °� �a. t . ►� � O � � :`e U '��r�'#�.a''�iti� ��' '- r�i �� ' . � . . . ���� }�. � �"� � � � � �'�� ,�' _ .,� . � � _ ��s � , � � �� �. . t� • { •���/`i,.' �. � �i a�'�4 tr�i ���"� i�' . - . . . � a''' `P��'+ rr��iy� �„�`�� . _ �� a�� ���` ��� .. ' �: ;f� ."�'�i t�.`� ' ._ 4 .,.;- � . `�`�� , •` ' � . � �. ��� ., � � ��, t,. , , .. . . • i � � ' 6��� �-�-�..:�. ' �� � ��,t :;��� ';,r - � t_:i � •„ :k„ � � .� ':��� ' . t � :�,1. i r �s �,¢�� * J • �i� ''� i �� �" t . . . �r �.�q � a � �r; �,a�,s,��`�yk� .. .." - � � .''`c r� � a t '*�r� ti�- - �ar ��+fl,� "' �,r�. ,� � ,,.s ,s ' (����'�• ���L � � '�'i r � , _9�� (` �"1��� 4_'A��'a�i-�,i�,;,�,+y ,�'�„',?� � �� 1 �X f� 1� ;.', •r ��*,. M� . �"'",��'��'� ''`` `N��.. ��;. . � . l.� ,����" ������#« �.�� . a , , , 4 r� r �. ,� { ` �.E ' � ., d...' .'�dt+�y �r.',yf-�r' - "� . .. . .: -. " �'.�d r� �� -.L�':. �i l� � '�.. ' �� , ' / . . 1� `� i,;b�,��+t. ..l��t��fi��• �'�` .�� . , � � �v _� ����''�.. n� ��� - _ _c� . �� t.,y y,� r '�? " `f{�- .. . .� � � ''4 \�"' Si L�u'�� � • �'t K'�.��.�[�����+N + `�,. � '�`� ,y� , i� � .} ti � ; t� �I � � . �.•i, _. . -, ��,• . �,� � � �; � ,�,;.;-f' ,T F ���� � .� •.L _;3: — � r� w� � � I � ` . . f I ���A �5� � + . �l � I �\ � � �' .1. -'T �`���������Y .� "�g i sp �,� }-�p� .",,s . �7��:i� 1 ,��� .`��� .r `t. �f � tla�, 'I . . _ .. .. y � ����4,�,�.eHtr; :N���. l�i' � �`.. . �„a. �� +.�_"wlT �.�';"' f_iY�,� �' _ .?'1''a 'L� rriy � j� �� . � � �� �M �a��`'`-,r- �f'�`��"��,;�� t;;'3'�� t _ :�: � t ���, �a�°�1��.� •�a.�� 1f� � �ti i 3 i,y,� 1 ~ •i . - � �' ""`°��t' ~�1.-• `::,, - - �' �: - � � s'��r 1 d � � .• i 't"^ .._ ti�.��.� �i�{�� . +k .. y, t�, ��r,� .Y;.. � ; .��.3,,, `{r �� .,,r � y�j_ � � .� . - ���,....,� yw ,r,�s �i r .��b�..A� ` ,� � � a4� A r ,� �� ' `� t , � � � ��a fi R F �s,�+ .r��y;-�" �,+ '�� .�aw '�-f��.;'r�R� #<�'.� w �;v,-g� � �r f v 'r � `�, •,�,����3",�� _ .�t�� ,",,�+� �._�� �..'4r � .�"'��� � _ + y Y+ �.�.� -.��. �k a Js � �" �!•�'•`�F yi��♦.�,!` � � �' � .°�6ti �- � � �.'E� 8 ��y� +�x �;�` � ,: �4� �'s . 1 �t=, s���s 1 i � , �$� ,J t "� �,��'#�I 1 �' ": . - R���r.. �._.*•h,� �:�y+�� - i . f .�+*�� :+'� d���Y��t� �'~ .t�"+� � , ' . a,.�?4 '�1«`�, �. . �`:.�It+ , �= ��� "C ,,� .+� ^r°� . �{�, s ��. �: �,,� . . �y��� ��.e, � ���� 'lp,� � t.�` �f '��^ \.� , ,ae. ^�. 'k av�...� `i ,,.i:' 5 ,�.�t,i �p � �"��j.i ',,i. t.,4t <"�-.;�.'? 7fa�� > . � � ,i � a �l���������f� j�}F�t� �1 ��`� 4 a•1 � _ �j{�. fi.: �-#,�''�� ' � � �t�'� �� . ��c� '.�, 5,.},>,.,g r{`� �"3:...yR.1��a.�...,f � �y �, �J '�"ta�, �.i:,. Mr '� �� �,-.�j�� _ . �� � 1�'I..�� ru � �� �.~ t � » �.. _ . , .r a, � � � `,.�,' �`��t` � �.- -�r,� �}* r .� r � �# 'Y .�, �.. a f �j r . .= � ��f� � .J # r� '�y d. ' . . � � �r k� ` � ,r. c �,� . . ~, "A-+�6,�,��g;�r' " < ,5r ry�a. r1 r �, �'.,ar.,.. M J� �`a�,��'z � �:.'�,��,a .�«� � �+_.::.u, {F �FY � `*eY g,i .� .L ��� « � �"x � �` t [`.�_1 P�� �k"i.'� r��.;` � � �f3x 'i--� i 0.�'�. �x?1 � �- � ,,,. !lPsc� L`n e 4� � *' , °`'i . tl"� � � •,� � � '� -, i ' �-,5�. � Y ��s � �. . d � 4 �� �� � �4 , � ��' 1 *'� :1,: � �ur Y �'�(��p����a' } q �� ` 1 »,•.;..��'. i� ��4* �����.jG.o- ��L .n ,. `�'���. Y , l'.� S .;,' . � � �.. � �..� } � ,.�� ��:� �'Q�r:" ..� n� �#1{� *l� �� � ; �. • x � � '{ .. by� .� � ,.y� �{ r ' r t0 ) I `+S , .,IF �: �E y� � ,. y.,4e�. .�� if-'!.'� � ��,•,1d;�lbd� � .f''i . . C�e`.i y,a ,Ftl,� �.��y , h - # y}� .! .. �'-" .{ . . �-, , � '�' _G'i,l �.�'_�st.�•a�C.l e"..s�t"`.i�" it'�.'y'�� +�'� .y. �# k ,� - ¢.Y���_'�'r ,,'d " ^ • a a �`' . _ � , , 'r� A•.:.,i aY-.�n*� ��y5 ��4<'_ �.'�y. � �':Ft, ..4 }� � �:.�, S y�, x���n � � � .. �. , ,. -.„ � �� T k .��� � - - b`�"�;� t �s Cp'�'''s'^�x�,�'� ' ' ' . , '"� .'_ L„�,� • �' . �}'�,��r ,•, ti �.��w� ;;r�.� ' . �fj�s��a~ •.�, ��"�';,. �J ,�,� ��''` a�. „� �. ��� +,�','�'"y,x.� � - � �ri� ,,At w• � Y� . j . .7� f �� �� Y ��` a 1 �; �' •.: [ � � � 'r°� s . �� ���� jf � � °_�lc�e. .�,� r�`�f1� "� '� ?�� f � y � ,%. f�x ��' A iT .. S . � .£ �� ���, 5��" . KT '. ? .4 .�' .� . ,+�Y,* i �s S 6 i... �. � �, �y���� �.,'�7 F`��.y � �Y ,w,'Ra., , ,�}J I`-�- .. � �� �f��. r ��; a. '. � ,} � .» � ��' ' j,. � �`a- `i � "� � ��1 i ih � s ,� . �. t � � �s +�•f+��-Y A�!7- ..jk n .. � ..�,��4 ^ .�, "�����... "µ.'�, � � �c�i�'�� ;'�;�+,�?:�,n� r .. ; r fi)�' � '4 ��� �,'. ' T • § � �' r" ���►�'.�''�.- r ' �.�'��`:.>�/��i�!a��,��,,, "4:�;'.�'� , °� t,�J� ..; t � ��;,r ., „� < � , j.- � f ^w� �{t y,�'--°9 .tM.. . St + rlQ .. ,.. �� Cr � ` '.{ ` r 1��" -+S.S� y `;� �� , ���- ,�� F,,•p�< ��y. 7 ,r a� ,4 �"}; ��X � '?*� "�: f ¢� " � ` �N � '� • . . . ,. . .. . �M.� ,. „ '��.�iu� `��4 �-.;� ;�`�',�� ' ��'Y'_` �+ 1;`d. , � 1•�'� ��__ __ , _ �� -wca '■ T � �^. ` .. Y PA �� z'f�"�'.�`"'�j��f(; r� �:" �t�j�a � �'�� ' r �'+�► ''',�,s'-'{ i r �q ¢ +�'�� �,, :� �� y� ;s ' ` ;.� �'��� �-, ! . . �I' f i.- �,iL�f �� r�'�i,� . � � /'�t . n � ,� : 1�� Ks � "�,� �+'�' '� I �ai.I ,�' � '� � � � { '"�� `+. . '-�' '� ����x �t i���-r �• ' `��j{ -� � � � i ,i��{� �.,f i t �,e�. yy � � � t � � a �h �7'f./. ...r"^f .p?%' c,��� �y�.,�' '*"`r � .� { .�.y`".1F+., �'��... �.;. ,� - s� ��'�r � .��� .19� + � �f"'t �t �. S� L ','F' • .'��i. .' . . 1��+ � , -lC..�,..`.�7' #h. � ra. . ��, . �!r i � , � �^ ' + !� ,t��sfa. �r t,,! I �, � ��n i� ��"�}'�ftl",u,e��1 ! � �:• td- . ��(a N� �.�L.�°. `� � � . .{z4�... 1 � f��t#�.4�'L���l-�({{VVV,,,�22���/// 4'C -�3.y�Yy1.'��r�'��� �r+�£��h'.Yy, 1a � ��nt♦ ��T�., ..� ' ' ��� � . � '�, +• xrl I ..^}�l� 1 fl���'+"I ,��+'�b�"s-yl� ` Y J � � � . ��lr' '� }� 1:�( � ��•j� ..F. 7r [�� ���.;� ' � _ � ,� � !r a� r�;Y,i.J� ..y„� ���i . '�9 .a . � < �r i. '� I r�a``''''``{�'�`'�3"" ��ft_�;, , � � �-'�'nt. ,, i �f '�., �� �. } �� � � � � ! . ���` ��j � , � r , . ., � ; `� ��^ - A t � d I ^'� ' � ft `�, ti.:. ��,*-: � •l.*d '•9° ' �' �'[�~r:M� a'ST: �"5` Y ,� F..., � �����; �-� '�!'b'. r.• � � �a 3 �:.%��`A��'a S � �i. ` i ' `j � � r� 1��} Y�i. ?��u.�"':�i��.`���x�b��, � �� �� �. � ,. � r���i�.?� l�}ti� '��'���i.u '�'� � K4.� y ,�' ' '� .,}�� Y �ss-�_�� ` 5 =z w .�� n, .� �,. ;r���yf..4 r ,�y,.'. �v++ .. .il� � �,s....; �rLi��� �`���y�.�p�:} h ���F 'nM1_ . :`'. ^.. �� :3„� ST _ . ��. s y . �3 ,. �•� � (� �.:� . `M �u .. ^ +{' r �� 4 r � ' ���.+I� �r� _ .rti.� ,�+��� � '�.,,�}�..' " tir p,. ;r: '_ � `� . M�4 �� � ;s� �r� ��r� � �z,'.�''� . ��' N� �� �. �[ , , „ , , � •nA , � " �';� � ' ? , �, "��` ' §ywr•t (�r i'��'`^ar. ♦�� . a ., , . �f .b _�'� ,. r �r `�'��� � t`�T�':ti-1 � ��.• _"� � �.._ _ , ��1� y�.G .��'l��f • �:.�{ !'^ S 4''•� sy..,. � � - Y Y� .Il '•e p.y� /� •� � Q� � r ��.�` . ��� i�r�" .; �'� ?, u �e t . VY r..�'! . .�,����Y c . .� � - -0F1'��'}�., .��;',�r'+l. 2',,��+�'��.1t '{� jT } t' ,� �4_4 . �• ��.'` �'����� .� .�� _ �7M �} ii`r'� ��•5� � �:�. � ,� `�o- y�Y�a.ti..� .y;t, .` .-Y /`.. N „� '�" � at ��?'.�'�' • �J a !^. � ��' �.�„� E�_ -�i� ..��` �,«�r{��`�?yyy'3 r+r ' y .:. 4;,^ �'�' �' i �'i T1l-' �iz:=�'`� y 1'� F' '+�K �t��t�X�-{tji:`'� � _ '1�4 ''�t� '��!�r' �..�X;ti �p•�;r� t_ v` ' ,� +1"� ��,�,,, ,,Y' ';-r' �. , �', � F� }++� ir 1 � p 1 �. 1 �.A� 4• t , � � N.�,Y,� ,?� M1�(� �'� .r..--'�ti e.�s k..r,�r.+ y ' � }1�r' Y 7 1 � �,}�+�� � 7����,fa .t5f�� i T^ � !'�-,��e � _. � . '"� � ��G�,� �,� ;i.�`i 'rT��. �� -� ��� ♦, - • t1'irk'-,�:{ �a�'�� �t`,' �`. 1'_.�,�r .t. - - '�# •j� •.1 ^� � . v, '� � o •-; ` !h' .�, e�� � .��• ' Jt,.�S? -^�'�i'r''�,*=":$i�-f'�i't!R°',y`'jey�...�=. a..���.+..��x �.:-= . �Ji_ ';.R� .�,r � . �p � 5�- i . •�i �i. `. 1• �''gy� r a.��,y Y � ( r'fi✓J;� �. �`i� /.y �!'�.v�r, �� ����,' !1 �:f`�*,i�����fA� ,;X,� 'S, f1 �j �rt'��t �l� ������.:� �"��yy�.Fy�A�-r�r'��i.�q�k� ��.�� '�6^ `y��j, � "•ti. "$:�` �`shw.�l'L +�h�f�Q7 i s��.X'�L _��e M F 'V < <1!�� '� � �a��',. .tA. s'S4��F% r�T ���2 l{ .� �i�M� . .L ... �_.���Y,4 � ��' �' � � -,t' �� f s'• + �•f `�a'«"`'�` S � - . .�.� � o � iT a , . � E � � P� t s -.' �t. e �� c (, ' � '�` d, �*, � � y.t �'1 c i r`�iA. � ' �39�+� � .{ ty�i� � . ,� :� t: '�- ��� �"4`� ""' ' • �i�G y°� l -�S�Z lt��, 1�, a '•^ c.. • .. . +�� � s.'r a . i. } . ��. �_ fi t� :'�r '� �'�'f f...z�yr �i. �f �'� ���.. �.�;� �CW i'y�i 7.�.1+ � � '� .� ' `".� �. ... - � � E� ' .d:s •" � .�i���.' .�� j i.r..} 1 _'�, ��1^".'i��.',. t� �'�y�,.+� - �. 4.1 v . m ( �r -. r �.tL, '� r ..��r� � ��F� ,�^Lly,� ��1 —���s� .A V1�.�,�},K �k.�� ��'1 � i� --tr, � •w r. � � y�' }. +..� ��;J��;. a� t �� r �•m E,� %� -.,L�,� ., � ���'�` � �.. i � �t :4:-r.°'�; i,' .ti" '�'� � �.� ��(� ', �� {#� J{ � �:'�...+�. �Z�� ,�'*a�• i o� �.� t � s if �.�,�y� r' ', f ,`'N�: . �� ..� 1Y^t5 i�f in�'�r.,�ji �."�r ,4 1 r� � ��, � K ',� �a e + 1 i y..�;;• t -�- j � � . :., > � ti `� I i^r1 � "Y '�"'� ��Y ui..:5�.�'e��t��•'� �"te LFe ��: ,c'.r,' t� �M�'k � .��y � "�rt.�,C�,It�'Vt' t� ,.���' g +€�.>„ "r'� )` ,���. r� 1 � � } T ��, � t .� � `" t, � � 5 �,� � �` 1'r.4 ! ` ,•'1. L �C,`-�. .���7-.-F�f� �„�• �°� t�'".'°"ai s �t�rxtL`�:!- �'�tt� ��^1'!� " �. �•.hidl '�' ���'��F y�,�,�« x,. ' ., � �1�� � ��i�,. �S _ , � ,��"r��" �`�i���.,�.+f ' ';��rj� a, +1:=—� a=�';`t':.r�C.��' �v:� f'S"�jC.+��%s�`F3y,'t'",i .. �, _ •�: ,�, ,�r, `'� ..kr �i �Y � �fi�„ '�"�{�` �-(j•� _ ��,+ypr-�K���.�� �5.�_...•.�,,,.��•.�•`•�1 ..IS I� d h A'!F. T r- ~�. i y'�' :� ����_S• `• �', ` ,���` ���_y��� k ��_ -�•�+,.� M t I'� �!/"�� 4`'����.Y' '' -�,_,_,�1e�T�t`�, c � •-r'� _. -�Sc , ,r 1 ' '�e `�� d •k � ,q� ,,� `�P° :� +,�::��+y#s����� !' r�.+.{ i ���1� '�'7' �'�'..yS�k-4� �'y..i - J'���+ _ _ .'# �7 P`�t ar'r�it`��� ,�. .M�F�q+i�.t..���_�i�J�(�& '�t ��SI, �,"'f fi� +w..�: �� �� ,"�i � Y,��k �` � V� "��+. ! _ �� ^ ��.r , i s+}j �h�'�5.�'��4} � S.�1�';:_ �.� -= '���� .`,� j�� �� < Ft�'���!� � �� �E�'} ~ 1 {.Y �. Y �� % l. G1.y�'�` 0."s �, -tr:d. �K� '� }-+�,�4 I�� � iw: �`^ y �'����� 0+a. �� � ,�� i:t j � ,�'!s' : ,`"�' xCi".'?J'�� .,�� LY c�1 _ � t . . -.. t.��" .�� �,� t�. !.; =�,,� ti� �'�` r? ���+-, �`?r`_ .'-" �;. 1 �..7�' ��pc.{� + �",�� ti �s � �{ �}J` °�Cd ��• J! � , �i:*I v s . �' � � ���t`���' '`'"� �� ° � `� ' � � ��'��.� R't. "' � • �t �-y � - - � '.�.! �rr�.c�'���`J' �i _ Yu� c �,Y, �' p� y ��'� - , �� '�#'�� �j}�r '� � '� � t� �' �i u' ���, �K' �� ,��t T_k��. � . � +� � � �'� � — i� v���z'�.�ii{•.+1'2'�� ~:;�d��+�t'�A�tt '�:. _a�� ;rs�', �.�� ��-.a.ad'4�.� ,ytn��'Y`L/�.'. o �, �> t ,p ` ��� ` �. 4a9E � ,t � �. � ' q�,,.�h�� �c � r�x � �_�I'f. `� ' ;�, ,� .:'� _ { . � . . � ��.�s ,t;., k�... "F'�Y� .... �.�� ""',,,1� � •w �/�!��. � � 'r �`�` . ✓� �. �L I �,� r '��rt a� �.y�ij� �.. I G.�j�l i ,«� 1 „r. 4 �.� ti,••• �+.._zy n`.�1h�.'(t�,�' r•� �'`t '" �.�',�r". {�w;a�� � 1� f • 4� ��� 4 j�. � .-"`y�.`� y��aim�e.�� A/ I,r✓`f.t�t�f-L�'4 `�„7.7" �"� ,t' �, :� �! } h '� `� '� �� �y���-1lf l.11�lJ ��� ��� �=��' "���_•,' `. { :� ,���, � ,' ' ?.�: � �', +i...�rt t_�e�V �[ P�e, 't �i;;�_ .��.n�= " �'.,.' '*,-. � r r�� V � �`��,�i" �t � * �;� ' �' � , ��'�1J!l�l:f,.�; '"� ,'E� �;� _,; - � � j��_.��,� ��r • $, �� ,,;�- � � � �p '� �, +.a� � .� Si E t�� ��/ . �I ,� �1 k" I! t t�,11'^ �,'�,`1� � I ...p �� i Y ��I ��I�iy�y�,S ,g t s� � . .��, SY i'�� .� . � . . � ��4"s Y�i'_ ';-, 1� � 1 ` t��lf}�i r�,�"�• � n���� � � $ f r #g � "Y .t,�. ��'i't;,: i.'.' '3,�'� ��y '",j �` ��� � ���r 0- � • r"$ . �# '�..�1 �� '�� 'y+de' �- a ilf�. � � ;' • ar�: `-'�# '� „ ,•'9 , � � ,�c. a-;, ` : ��. � �l �'++: " F ' �a „ '� . , .�� «� k� V £ `J �s � ����r .LL,�:'�.,rr�� y -,. '�...fiw„1' :�}y W�, ;�.�.`�.� :,E.. L.....,r, �y . e � . . !`t � � ," > Rs�� -- °� `,.-�� . ��x,.a J��5 � L �y� t'� ! I � � � f� � . i�� jj� J(.� '�.\� i �q"S . �. � � i � � ��. , il , f ... ..:�.�•1', ,y� ,. t �a, �',' i . � `� s � � �:�,'Y,M. '�:,�{�'l . �� � ;.., �t. ! �� P -• �-+' � �x,q ._.'F+.¢�, ��6��.y Ss�,.. � r� �� � }. �� ie , � „ � �I =-" (��`4� } e'F 1�-';`�,����'+lE� - _ � .�*... . A� �. 1 , �� �,� � , � .�� :�, �: � .*'ti � .� "",� g�''����� �};� !C_('`�� „ .}pR" ��`; � `�� r �` � + • 1� '�� _� � �A�r� �. p�(�.`�r, �,�°'�a�•"4•�'%ti '"'�cr� ''�'"""",. `'44-S" ,Z. ."��, ; ! � ��' j� �+"• :� �fi k' �"�+� ��% r �s i� .. .�"'� ""�� ,_ 1 1�, '�C:.� i �� � .<�' i c� .,IZ{�-w..�.;�� ,,;,.'S` �-i �'c� i�` ,; ��1'' t{�t. , r .. �x ��,��-���`'..� �' '� �����t ;'6�5' r �1�j �; :r ► L. � %��..�� �� `�� �41r t, "2�. '� .` ' "- . %�d��o ''_ :.ir,� ti �rer,E 'Y { �'�er. ` x t� ' i�pi ' `,�. `� ,�,� ����� J. C` °` �t' � � 0� . � T 4 � :�:a *4r �' S ��� '"`'r�Y h�.l;�a : " , ' ..� .t._,�Ltp ����� �'���'�' .� 1 ��i�� 3 iF- iy ��" �, p � �f � , � %��{ �� d�! � � ' r. .��� fi ; �i u ' !4 �4 � 1. � t y y� t ,y* :'�4� ���{ �� i�; a�; I �� 'ti�+.,,��` •#^��,� a,� , � 1� , . . _i y�e� +, � �• r; ,r. i� , -��'x •1 _ _ , . . .4'... n it ^.7� �t ' , i��.'�� •� +�- �J� � Y ' i � ,r� �� �,+� '�`;''���,�Y's'k '��,�t�'" � , „ � rk*�r�: "�• '�a� ' t � 4 ' x,i ..a..,���'�._ �,",�,-�z� " � ��.,� .. t � ,�n��• _ � �� � • , �- � ��, 4 �� y, ,��, ;�., • ��� '. , y ? , i , . � �i: ,fi , �, `� .4 f,5�,�` �t-�''>tr+b.. �Y , ' , = ' s. -r ���'S�`0�;� �n�`��_S7�v "y � : 4ii. � � . ��� _ ` �s t� ,� ���fi� � 'f�'x y J l a� � "` � � ��t-�3�',s,.r ; r �!S'`� �y'-'' _ , , � , � - s + -� a�` r i� ,�x .� `�'7.����fht1`'�t '' �'� +,� :'�.' �5 �t�'� .«y� t��t i Wr i ���� i5 -�'r��<' 7! t4� '�T , ` �' ..krJf'' y�tl��� t 'ti i. 1r ��: ,�: � � � ���It . � � �,� �� ,, �s �„�I ��, . s y p -'���ry a �� � ��� j �}- y� � � /� --�'S� � � , " . y�<y . ���"�1 �x y ..� ��Ci.:.�,���j. s Yy6t"',�Yi� � �:�F` S-0th .;S }+-R N f1�'�Y,� .. �N..� °�+1 � ' ' ' �. ; i . -L,�::�r � ��,`R�t"ll ,'1.� . b a:' � '4 1 �! �� � y �.,�' � ��'_ � �*�. �`�'t�� t�+� � ��y'�(' s��� 1�� <� Y, l . . ^,p�„t s�„ �6 �. �� �� ,. ,'�i� ,� �. - i� Sn..�,. v-rt�.���� i� .��iY�d.�-�A .�r �.:;r» . , f a� ��.r���y' ir ��, �� ,., �,� �.�k � a .. . �. t . r `� r ,r' � � #Y� �t r "15 r?.�y ����'",.'" J L�t tf �� � � , � �•-��''�t'S �°`��t(���. ♦ :. +'� � i;:�t .�sr� t� .Qcf t •r� �S.�t+ .'4.:: �efa ., e � rt����, �` �; . . . . ���.� �5s'� . � u` p . s�i ♦�Y�.*y'Y .�,.sf tt�. �, pi„d„� .. !:' � _ r �' +.�i€ ,. .e �� 'f, ' �r f$:r�'^ �„_`,.- e, ,- . a� - ,,l ',j��i �. : S; ` �:^n,f '4e4�j a �� : c��+�v � ��� '. S �� r �.�x� � �; 'tp"v.M ��i t '` ;1.x i . .. . =.', � � i���¢ &.l%��� rv,.; „^ ,� �-t�i� t � S' .',;� -.`� �. CS "�� ��.r,`� � � � .. .. '1 . � �"� »..c• ,'�`4`'�. -+.��,�,e, � � . ' ��/��� .�, � _ , 1'� �7,. ,4 ... r �.� „ e: . 1„m, �L , �L•�t . �',��-., ;' �� � � ��,: �i�.��."�' ,� � ��f �, �� y� i" �h� xt i#a . . .'� .. . � ' �� i� r. ,��•��� '�*� +, �.� +0�'` �`,�'yrt'� '� � r��+'�n � '���v.,, �y`.�� �- . ; - S � �� , r � �� � ,y �� � g F � ' ..�. t `�� � �3 � 'j ' T ,�j �Y � 3 s} ' . ' '� i"' �. �(*+���g ,�, �s` M"� f.a kssas� � .f ry �..,;.-. ."��'. � ����.�,.,� i�"f�'fr"d'�..' �az I'^ ,y �`�� � .. r �- � .� � . , - �� . '•1 l.S�`'t'�r',� '��1�Gm �'y'v{'��' '3�� �k r�.� °�` , , , . ri,y_�:'�tz�� ^�ty, .�P.r�����. ,t��.,�ji �:�„w." . _.,,e ,�/ , �' r r ��, � � � �L �«� ,L�E,-:�� 'w� �. � f� ? �r� '� '`�'iS � "�� 3 s-`°� 'L,t �'t 1 2�k .���" `aM'n� ,�'i^y�' � �. r r � "S ^,��� .h . •� '' ;, �,�,�'�+i pn.,{,+��� �"y� " � . i ����� �.:.: •;� }`, # �r`r� �� ���R�,.� yry���' �#;'. � �•�' , .. .�. � �i � ".'M,��� .� � � '� �� � , � ,. r �' � �� . �r . .e � ,�� ����„�� � � ;� F ��, � t _ - �tT� J' 1�i.. �� .. ��y. � �� �i` q�, � II�1.. ti 'I ?l, _s' � ��i, �^. �i � ,4 f ' `�� X �. `���1 � ., s�f ; �'� � ,, � .r .�,.. , 1�" y { }f�I', �r' ��� t ` . , . 1' �x� r w ' , . .: W�L�f�i ::.r�,n.; ,. .. . . .,,. ..: ,+ 5 � . , .. � r�. ,�� �'*�"4.G� � �'`a1,' � . �, �� ,�; r� �. � , ,� � r f +.J � ,J }Y � :y �r/�'7� '-1 x' � . t "��� �1.� {�'�R � � - � i ;,� � _ . '*�' �-' .:��� . �l S . . � i_ _§_ �Y�.V! =.rr• �'�wl�' . t ._ � . .t . . �;r� �'P�i'q?{�iT ��?Ytiyr .i .':�� �_��_ . V��� f�' s r ��z'1-.���- �- �s••. [�',��5� � �1 ;�� `'� . .{. -. � ? `��y{� '�.�. ���...� �.[s; 1f�f� JJ1+���.' , _ .l�����',l e. r`�r a�io • ,.L ..a'�kaas� ./k,y�� I� > ' `"��! .�+.i'���' � f � �f 1+'t�_ �..��1 � �1'�.m� � ,t -�ri jd� . 9'1� ,'y ��'r� ' ;f-tq �t;y. �ys�d . < �� ,Y�!° �� � M'�' +"!'�'r1�.." •'+ •�S, +l �, E . �,e, ��,` �y •' �-, 4 R' �• �"�•' ��� ,�r {�'9`�'F R�f. � ' s "tiX..9V'^"" r� h�`. .i �/K. ,}�'-� �� . �+ ��J �1 ! 1 5 �,�. . r' � � ^� t`�Y 1''i ,��.�?H,�+. ` .t;� ' '� i'' .^� j�� '�.��- r��.� �i t '.f"`.a�.� >d�,�.,•.� � �„�e ��1 1 �" :i�.� v�"�'a4��..� �� . . \ . • t . �; �-, yy..Y ,�� y' sIJ � � - k W �-+ r f�' ��� 4.:��- . �� i. . � ..t, �'.�?2!�#�++� r};�`b"�w�!Y'�jj �'�+y�ti .:.'3 �� ' -�..Y,;4�i,,,.. ...hs��-1='�'t' t .. . '�. .• � .�• ^••hr ,'Tt •'.�` � 'X, ` . - T¢� `4�. . l�_�"�; .���\� �.��f t F ��� � ad, �{�t.-i�} ::,�� aY. . ,, � � +y _ MH � p`�� _ ..�f7'1.�'':"�.n"'s"� �. � �r. '' t.r� {. �!,� .�.: ��.N !�. {f'�a�c�� I�r`�����I° �;��� �rr."��S i f '�,^Jc�-. ��� r� 'i i � �q�lt�r� � �� '�il+�+�"�,-��'` y�'�''�" �h.C.''� '�-�."r i.�. y� r{`' �.- ����F��� r+�.f_.a!1'b,r��.'�,�jr�f't�•;�M �'d�: "'.�' -i.J., - r�� � tll C�;J''a '"'er-s- -.���'.'.�t�' � n'�"' ,'q. �FF S i��" �P '�"� .; � .�*Y� ,Y,,,_i�'?h4r�)'�• _� , c E`',��{�!w �,.t` �� ��C'..:� � �,� �' �,, ��.�3�-4-= -�+ \ �`�'�.� •IY- ' ��ti r s .��Ab ��,� y,.'�rG�. �� r.�s.'+.r'� ^' '�{�{,'X;�� �' ''/�".�L� r-.�f�..T:. t ��,.`4� �.�' i ary.``�.,� „�, f',� �.z�•^� � �, +#�t� �f a..w K�'1-'�j �r� 6 . �;y.� ��� .� �r����il+.� ;��' . � 1 �y��a.��r 'Y"j`"�'�1 .� �, �'� ".. .� , � ��:�. . � .l ,7- `;Y ,y �;,; � •• •,�' ° r, , ; =. �R .:� ..�0 '�i'�,� �,; .,r jr. 4 , ,I� t _ .. {� y ���� p� � .d�{+V "' -�-_.�,. �.5 � �1..� j`�,:�_'f`5�'v� ���j'�y'�°'g.4.o: L � .'Fa;��� ."f e. Y�� �,�yt�s�' t. `j��y �L` �i�t� � ' �:� �17*.n�. 1•.7qs :�f2 �s� .-x :�.,. . ,� .�,�.�'L -.��.,p'�..y� ._.1��""`a�. - � �?"S�'•.�[`��� -�" _ � �- c.�7; �4 .`i�f"�` t r.M,.l`' �i �7{ �{ 4�•rf ����'a� -:"-N''�f t � • ���r �y, n �l � >_ , i y� ,� ..h � - � �. '� - -�"7` �}�'"✓. - # ��1 f"-� r,, .R. . .t y�''i� c .i:n�; �' q�`����'�^' � �t�i S��S'��� �.�.��.-j�. ���. �.... ,�d��':lA . _ _`�.'�'*',�y.• ��a. �x �'\t�, GY. �.�.4�j r ,�' - . ['+r- �� i •� � �.4 !.1.�u �f,�� ►' .'E.'..r�Y.3�� �-.� � �'? � .,�� :� - „�::� � :,� '!�. ��`�,•,�i r-t • p �'•�f;. s ,k:� ": . ., _, � �..�.te� ii 1•:'�ir.?a^ �, �� _ t .. !�I" .i• ���.=��� '�• .l• ' {i-x �•_ h ' �i t sr r i�i!;�-r r X�i!% ° �p .�- ��� �' � •�5r'- 'Sii a`Y � i.'C ;e .,e"i��,..'- , x �1'•,.:� �y a �V �' �.1:� � -�S .�� i t'ky, '.�' .,( . � l�' � �'. �i�K�` �tiK .'� �"'t.. -� °"1 ?C�j- 1;;S ti 'W 1;� 7 - t' -�c r��: -. �y�♦ � 5 �!"` . �,��.., �1�!9� ¢., � .;7,� ' a�,,� � r.�. �. r.. sy r<. �-et"7�.'.' J ��]�}ti ' 1`,�#'4�,,v�;� :�E� -r�. C� '��1�t,t r. �� 1� - � ii;,(t� '.r� vi�`� ��"" l . j ` t'L.�'/��1� ,,j�� . � � �. �«ri�'�"' " ' i.��IdIY� ":R:�'j<r 'f.. x `tt� #' a .�� . .� ��+. F:..��`� Y;l � ,y.�� � +K��',.��- •�' �-.� . �:i�'tt_. ,i�; � '-1` 7`._ i�Ptr '.�� .�.. .s�'•� !"���. f'7s� i q .i!Ar'1�- � ' � �' �Y�} � lj� C � � ����..,�""�t�� �. �1 F5�';�. `�h� _r� .��'' a�y��-1��; r� }(�.��• 7„�.i�-.��'���'�'4f"d"'r .��'���'�+�.1.f..1� .+�.ti� ? �•1i {!� r. �r..h�l` _K:� ��� � ���_� � r"~�.r. .�y,��� ,,.'� tF�. _ � .�',;�, , _ !�?t` �ft , � �• ;� ��j��,�=� •t"r��`.4� � �i`��•Y i �.li t,. :� � :��K ,,_t. ��M.. 7, ��. ,� } { 5� h ���=�,�•+e�Cf��AO + �. .�f'r°--�� �;�_'~ $j:.=�.y��'�+�- ��l�` �'. 1;r'.1 r+�{.1`' 'C'��I¢f�` ` � .1 } �'� P ; ��-i-�'�`' `�p��' _ ���.� ' _ ��'} '��G�' �� �. � - �� i r�r-.�[�( �c C ` .-�.1 '� :����i�, ! �? !. ..� ., �:.� '' � .f', n� t =�� yi: f� ��� t �' '1 S S � ..q i� � �'br� '• � .� .� � -;i .,_,. F.���1'. ' 1 ..�. � � .,� .h ��C h.�:.i -. . �`K Yr'• l y�.,� J ( 'l t '� J �t• .� t c: f�jy, ::�.�'���ris'J_"�'4�.. �� J� ����T� � �i�,T A r_�' a• I� � ' .��a� ���� ,�,�.,;' r�..�-�°S �� '3 �1 '�. •r'tt'i �";+�'� .�t �._.a�'��.�C �""� ,.�.f �'Y �. _ ,�;.� � y(,�.���'Q'M ��1� ,�,-_ � �'� -,' Z V�rr� j ,�•. ���s..► _�R'+5�d *di. ��.� k �-'+� ,� .�'`�.�r'`_� �r ,� .•� .� .,,LV_� •� � �x,,�:.1�}'� �s� �t`` 'r � ' �'1 kti �f��,�,���/ ` - �u �� 'r 4 �+�4.t. ;� � �`'�'°� ������ - �� .�1;VY -r: ���f � �"'"� �L q� ..-1 �.--� �y ,n' c,)` T� 1.� .�Y��.� +�:' iv�j�_. y� 4�t- xi '"...' ±'i ��,>�, .G. �@� -.�,t: �.r" . i- �'. '.r -.'".�.; ,� +�...;�y,- ;?.'� ��}��,;� - �.�`}m.'s'��r M'F_ r ,.�,�.'�„��� .a�.��ar'*,�r ��F �,fr�" �t.T'�•. �'��.�. � ;�`;;+ `v,�.."' , �'r�-K� � .,� ti.� ���.5�,-;=;,,,,�-.'�r„� """��� � •y�s �y ,� ,�p� -"��`,� K-:�{.�_�r� � 1 ., .:Zu, `r-•I!�'� �1 �„�� �;:?'� ."� ':�15'�•- �S�' '�"= '4`Y+ . ~Sir� ,�+a..i�4�4Y::.. '� -�"��-°+m`�+. �<., ._ � �.► /�;����x ��r. - I � � .� •''� �' . ��:� ;�� .�sb;'. . . Y-.�t �. ss w-� • , • t ' .r •1 � : �, � � r .��-• ,� 6 Y ,�ti�+'} � a ew s�-- � b-�-. � `t�, .� �. �;s�+ ��`•ra4 !r�.. .,} � k w: �:. _�_ , :��. �<�v �r'�.+a=i Yfr �/ �'Y .� � :1s .. � � +; ^i� � L;���t '..� ,_: z, � . � :+ -w . �._- ��. ..-S - �,y�F ; � . , ,; ti - � �• �ar a� � t � �'� 1', ' T, F,` '^..� �, '�,� . ' x �1: ��,`� `v .�-`[e�4� F f.: _ . � ���* �n �+��� R .. �iSr�� a��f � , TF�it,�+�,�."�1` ��� �!y i� ���k '� :� ,.,� �,4� ,; • ti�. ;,a�����r h n s .,Y 7-� ,� � 4; �i.�' , . J�� ,�i � �: � + j�Y � ._• � �j� ��' �:Y�:-._s 1t �••��,w'_, .� �r y� � S!r t� 'r�� �Y��,}" '`�a -+� ~� '�\:i..�y`-l� ����'/;,1R++�1. �-•i`� ���� - � a•��r :Yr=}�,i.+i, ��-� �,i� : ' . - y� . ���:i� ''-ir•. � �-� �' yy,f^f ''.' .E.' ' � •' �- �� ar•r. �"�k �.�v - � � .� �! -�ti� ;�.) .����,� : t �r�'h,.. 1.b���•.J?��,� .�' rr �Y I` __ �'r. ti� •.�-h:+zv.��::'.. °'�, i�/ �^T . �� ' ; �'� �..�+j���cr s ' �".'�a�r'�.�r �jf'l.�^r`' p,7.� �l'ys`�y�� L.l� M/� �`r�„� ...:g" �y �•S i F�l _ �`► � , _ � t `5"�'`� "��.�d'.-� 2^�7 ;' � � �: , ` . .1• � : _ � n�}�, 4. �: . ., r r' y; t�° ..x';�--'�:.� `� ,,,� ,• =t:�r``'�l� `�. r �;-� � ^,4 �,!' ��!��,„;�,�'��� =✓�, y`'t' ''..�`` �` ' ' - • � -"�� � �•. I �.w i-h.�" 1 .ti i 1, � �Y'���r f+�"'`r"'�l u����. �'` �~ e+��i�, n`� �°� "' �ar a.• �,F;�'-� i ..=�-y,.. E ♦ i.�. �'��C.. '+�� .!��(' " ! Y� �.a.r.;-!' !�s�' r�.'�r.� �£�'-X'e,r '�'�'�.x�i,��.ly,�. -'�� , r,. u...,, -c. �`� y . : ..''���„ ��,���vt..: `j' �� �t�1�y�:... ,� t,,,.'.dN, �� "^_•I ,��, , _ ,�$�,.�rs� �'?�'Q"�' c '�'�e� ��y���5Y^'y�: 'h��e�e ��.. '�( ` :� � i P. � � �L,¢ i!(. i�i�ii� •�e . °y,:,.. .My4Y�'F��t� y� ��� 'F 2 �Gs' �e �� ,. .�. d'� ��•.F.r% 1 Q� �� '�`�rC-'A . ',1.� �'f1 � i �C'"1:' . a-^F"•L}.:. �s�7�i��� t•• a{� w�r �A�r�'.� y �y�{ a � rr ��1 j 'r?-'1 �f �. �• _'7 ! _ t.i ' Zi �' i:{� � ! t 3!i � .�t .�'i��- �i:� ��i'!� it t��.�.�. � '� � i;� i`'a i •�`r „���i:��r ��jxi�.sM ����.�� �ii. Ir�,r.�� "i" Y� �:4 . �"'� �' i'r1�'1.� ��.!���!� �1"e .�°�if"F` •;iM. .r�r �� '.�3Fj ��. �- � !� `"� '� ..-'.�4`' ,��:� ; �+ 'i�� . � yY�t,�i�� . �� �� ,�i l,y M ..� .�• • � ��3�,� : � ! -'1 . �w<T� • "�'-�Y .. � -� � . �j � ��� + �'�'f . . .'� i. i{w v� ���°• '� .g..r„l, ,�..��. + "`� �'�+�. (. 1 . 1� ,{ai 3� `�L�.,.,t(F' �;���r�X�� A. �. . ���r .j '�fi'M�'`F ?�f�` � ''j"�l7. ��- •'�'+��y t3 }.�t L. �11�� . fy ��s{� 1 . t,� 7 : ` . � j_ .A� �y�t'�-� �`-,�� �t-->� 1� yf'�,�' . e�� ;Y' � � . :1y . .,- � • •C. .►�` �.�'J9: �l ♦,�t_;.�ti y - '��'`�-,.�, �t 1 � �' .�i: �S� 'T • �'�ti `�� � �-7 r �, 5� ,f�. 'i � 'l J�:i�� �I �a� � � :. � .�'� ,,,�Y;�.' �'' �tl� l�-:}:� e t'.. �`�,,,�' `. r J. �. �' C. ^� `�_N..��45. r'r_ ��Y.-�, ^K�.. � �l� .>� �,j_ ..��,,,� y,�;�T'- 1� � ��i'���('."��'i�.���,'��� ���t�� ��L �_ r �t��f�('�J. -''t"t S�� ��+T� .��" J f,�l.•�,Jr�•:}�~•.� ��t ;4r ��`• ��• r�,•, � ���� �`r���" ��}. � �.z � r1 �v ��:��J` � 6 �,i.�� .�t�p ���:b (x.,��ki - � �a.�}�... _5. ; . _ ���' �.� � F '} ;�.t` t ��1 {p, r^,��i��,�,YY 4k�. � ;,".;��� �,y�f � �f= r�_ i . ��..}�'. �f '! ,:+� �" ��� ,J.,{'� 1�� J�� � -'` �i�,� `�",:,� j {�. r. � �� ; � ���r� ���� �, � {.��i= e I;�n�r� J Z.,� - - t `' ��' "r� �nr�y r ^,r � �.� ';. , ,!' t r ;��{'>� -�' S� ' y{ �'„ :-.s� , {'.�v - . r ,>.,,..a• ,�` :M;,;„1 �i/ •�Q���.� r1.d� r��' �e�t ��J �l�}•j�� '� �.r, � f i. �,. ,�,: �'•`� :i:�� - ► � � ��•�. �� ti�y.A•.���..:.�� �Y�n 't� � �.4,�ti-�:`�� �. ;�1�+"" �o ,.{��te�+C�4�d,.�^'�rf � L l�/��•4 K�r `'�. 1:� l� ' 'r ;R� �7 ��' . 0•���_�:•, .+��� '�' ` r rj�� � "� 5 '• �;'''� ,�.� � s./�i� ,ti� �`�:1 r'�:1�<i tl ,y'� . � i. .� ��''• �w'4��_"'�-�'� b� -.�.t�l�" �--� �. �.,�`^�+��1-i-p�.��i �� �#`�.���4�.1�, '�'��� }1�`,���, �i��f �.;u�r',�r, r4 _ A,- ��,, �, '�Y-��`, �. �•x �' [;�Ar;�`,�;, .7!`+�,'j.+��„ �,. �-R �.`. . ae Z ,y�1+��{'�1.,�'4�� !Y rL i .�' ,� ;,1. '��„��« -� .. � r�,a �, {� � 1�y S�..SR` °p?ky +m� ���,y � is�. +,�c•yt �t.�, Q."Y, ��'a��T.��-�•�.�TyI�"'r _y �� , : .\N� :f. '�� �`Z;�. •� `1�'S7 � .�', �34. j"1 r �- -`'F� -�P,_��Z r. _ '..�t�� , �'f"w�*";. .�,i'�:F't..�' � �,. �. � ��_ . �6��79 �� • '�'.�,f.�+�� ,:�,''S' � 5 ` ! �. '�'f�` < '. , �r � �L�['.� t �. ;_ i'� '��� '`` ��-�r � _�r �•��-• •_.e,_�r. „F` ��j�. )ji"� � `a��h•, �' t� +r 1` ar' �• � � �'�1.�: ���y,y7'+��, •��'�`a '� �_.,.st ..,�.- I Xt.,�,�,y, � � � y"y �'i� "ti�'�r , .�.1 "��t..+�• ,- �� �,,�. _ 'P � �r }'�, _ d�`��`� � �(.- 4�� � ... �y� ,- ,�,;�.J• .'r. �- �i�•. �,s L � �'�. _ - �-r"'..� ��'."'."�" ��Ld��J��i�F���S"�+�. �a..'�� t i__ ._-� � ���� t�' �'-'� . �� � . PC Exhibit H RUN pATE:05/19/2015 H6NNEPIN COVNTY PROPER'[Y 1NFORMATION SYSfEM(PROP�'JtTY OWNFRS LIST) PAGE:I 38 02-1l7-23 21 0007 MICHAEL D WOOD I230 WOODHIi.I.AVE JUDY D&MICHAEL D WOOD 1230 WOODHILLAVE WAYZATA MTt SS391 38 D2-117-23 21 OD04 Wil,L1AM W�.NADINE M MCGUIRE 190 pRONO ORCHAIID RD S VVii,l.IAM W&NADINE M MCGUIRE 3i5 WOODHILLRD ORONO MN 55391 38 02-]17-23 21 0010 IOSEPH M ROKKE Ef'AL 180 ORONO ORCHARD RD S ]OSL�PH M ROKK6 166 ORONO ORCHARD RD WAYZATAMN 3539t 38 02-517-23 21 0039 R K JOHNSON�.E IOHNSON 145 SM1TH AVE R[CENMORE JOFINSpN EIAUISE JOHNSON 14S SMITH AVE ORONO MN 55391 38 02-I 17-23 22 0003 VILLAGE OF ORONO 263 ORONO ORCFIARD 3tD 5 C1TY OF ORpNO P O BOX 66 CRY3TAL BAY MN 55323 38 02-11 T-23 24 0001 JANE E DFI.ANEY [315 WOODHILLAVE JANE E DELANEY 1315 WOODHILL AVE WAYZATA MN 55391 36 02-117-23 24 00p3 WiLL1AM.@ NADINE MCGUIRE 280 ORONO ORCHARD RD S WILLIAM MCGUIRE 315 WOODH]LL RD WAYZATA MN 55391 38 02-117-23 240012 W W MCOUIRE 8 N M MCGUIRE 1245 WOODHILL AVE WTLLIAM&NADINE MCGUIRE 3 i S WOODHILL!tD WAYZATA MN 35391 R�cEEv�o MAI� 2 0 2D1� C['�Y OF ORONO [CERTIFY 7T]AT'IHE FACT3 REPRESENTED ARE AN ACC[iRATE AND TRUE REPRESENfAT10N OF�FORMA'I'ION AS Tf APPEARS THIS DATE ON THE RECO E HENNEPIN COUN RES M REAL ESTATE SERVICE$DBPARTMENT. DA7E: � �� gy; � 31 � �� ADJACENT PROPERTY OWNERS'ACKNOWLEDGEMENT FORM �� - ,� � " i {we) l �, t`} of t�I 7 �0 O Q'YL l � �_�'- `—�UVC� [print name(s)] [print address] have reviewed the p ns for the proposed improvement or proposed use of the property located at C�: aiso refert�ed to as Land Use Application (do. f (we) understand that in executing this acknowledgement, I {we) am (are) not asked to declare approval or disapprovaf of the proper#y or use bu# merely to co�rm for the City Council that I {we) am (are) aware of the improvem ,t plans and that the proppsed neighbor's project or use requires Council approval. �'7' f ^' RECEIVED Pro y Owrier Date ,f�;y �� 1 2015 ( �.���or�o Property Owner Date If you have any irtiformation that may assist the City in the review of this Land Use Appllcation, please submit your comments to the Building �Zoning Office at least �0 days prior to the scheduled meeting date. x,�...,�,�,�*.t.t..�..,.,�,.,�.���*......�«..*.,�....«...««..+.�«...*,r.�*.�.�«�«�.,w,�,�..**,.*� *.«�...«*..,�-,�,,.«.�,r ADJACENT PROPERTY OWNERS' ACKNOWLEDGEMENT FORM I (we) of (print name(s)j [print addressJ have reviewed the plans for the proposed improvement or proposed use af the property located at alsa referred to as Land Use Application No. I (we} understand that in executing thls acknowledgement, I {we) am (are) not asked to declare approval or disapproval of the property or use hut merely to cor�firm for the City Coundl that I (we) am (are) aware of the improvement plans and that the proposed neighbor's project or use requires Council approval. Property Owner Date Property Owner Date if you have any information that may assist the City in the review of this Land Use Application, please submit your oornments to the Buildfng �Zoning Office at ieast 10 days prior to the scheduled meeting date. Padcet Last Updeted: Januery 2015 Page 95 .. i�ennepin County Locate & Notify IVlap PCExh�bitl Provided By: Resident and Real Estate Services Oepartment Date: 5/192015 a�: �+� nn c�� � \ D -117-�3-Z1 �'�' . � a� �� ,��'�y' �. `� ' •---- _ -- ___ _—... .. . . ' ��> 1 �, '` � ��7 I � m � � � 02�i7-2 -Z1 , ,. �; � - �_ — �. . � , , ; ---��. __�___... �� � �-. �_ .. ,-� ,, _:� 02-117- 3-24 � , a� � � �' � � f'�l 02-117-23-24 c+� ,r' R) Buffer Size: 150 feet o 6� 120 240 ft Map Comments: � ' ' ' � ' ' ' � 190 ORONO ORCHARD ROAD SOUTH ORONO For more infirtnation corrtad: MN 55391 H�nepin Courrty GIS Divisfon oz.,,,_2�-Z,-0oos RECEIVED 300 Bth StreEt South Ninneapolis,MN 554$7 MAY 2 Q 2�15 gis.irdo�hennepin.us CITY OF OR�NO .�. �, � I! �1 � , Hennepin County Locate & Notify Map Provided By: Resident and Real Estate Services Departrnent Date: 5/19/2015 ; 35-118-2�-3� 35-118-23-34 35-118-23-43 . , , .. - - '`;� .� . , �,'. w �s,•.�r�`:j: . � '�.s'�•'.p°�.�'.,.�. . • 02-i 17-23-21 02-917-33- " g " p 02-117-23-12 A 4 1 a .� � � . � 1 �•OL!1$$ .,y:_.".'>'� _ .._... .�.�.__ '-� r` �- �, 0�-117 23-22 p�d�tl17;2 - � � 02-117-23-12 � u ty . --•_••-� . . ._ . � 02-l17-23-23 02-1��-�3-24 , 02-1'!7-23-13 02-117-23-23 . ` 02-117-�3-24 02-917-23-:,93 ; _ � 02-117-23-32 ' �� 02-117-23-31 02-117-23-42 ; Buffer Size: 150 feet o �20 240 4ao flt Map Comments: I � � i I i i i 1 S9;f URONCI dRCI�IA#tp I�OAO SOUTH ORCN10 For more iniormation contact: MN 55391 RECEIVED Hennepin Courrty GIS Division D2-�17-?3-7�-40�19 300 6th Street South Minneapois,MN 55487 MAY 2 0 2015 9is.info�hennepin.us cirY oF oRONo � ,� � � � . � r� - � �� � � �� �� ��� JANIE DELANEY 1315 WOODHILL AVENUE WAYZATA, MN 55391 TEL 952.473.4666 E-MAIL: JANIE@JANIEINC.COM June 15,2015 To:Planning Commission and Staffconcerning 190 Orono Orchard Road land use application#'15-3744 I am asking for further study and discussion on the proposed land use application#15-3744 for John Brunello, 190 Orono Orchard Road before an approval for the following reasons: Proposed Driveway Concerns • Neither my house or driveway at 1315 Woodhill Avenue appear on any of the plans.Will the planning commission lay a schematic over the topographical view in the packet so we can get a visual that will include 1315 Woodhill Avenue house and driveway?It appears the proposed 20'(?) double driveway is just across Woodhill and just to the right of my single driveway.Also, the proposed driveway is within the radius of the curve. Note that the city engineer is recommending that the driveway be moved to comply with Sec. 18-136 (e)No portion of a driveway approach, except the curb return, shall be construction within 100 feet of a corner. • I am asking staff to consider issues that may impact the neighborhood and neighborhood's safety. - The speed and amount of traffic rounding those corners particularly on weekends or when there is an event at Woodhill and members and guests are using the back entrance. It can be quite busy and traffic is unlike other similar roads given the club entrance. - Cars headed north on Orono Orchard Road and turning east onto Woodhill continually cut the corner. Less now that the weeds/grass have filled in and there is a visual,but every spring there are tread marks 3-4 feet over the curb. I have lived here close to 30 years and I have learned to be overly cautious with a driveway so close to the corner. I believe there is concern for a proposed second driveway in the same situation. - Since there are no elevation plans, another concern is the height of the driveway.Will the traffic coming and going from the new house have an impact on headlights shining onto the 1315 Woodhill Avenue residence. Right now there is a good amount of buffer growth,but there is NONE in the fall and winter and into the spring. - The proposed three car garage in front of the house and large driveway appears to be a lot of hardcover with little room for green space and extremely close to the lot line. Staff recommendation for approval should not consider city easements as reason for granting variance Staff is recommending approval of the variances based on a good 30 feet of city easement on the north side of Woodhill Avenue and easement on Orono Orchard Road those easements make the 190 property"appear"to have more green space. Some staff and planning commission members likely would not have been around at the time of the widening of Woodhill Avenue. At the time the road was widened,Woodhill Avenue moved toward the south and used most of the city easement from south side of the road. My northeast lot line is 3-4 feet from the road and 190 Orono Orchard Road south lot line is 30 feet from the road. At the time,the former residents at 1230 Woodhill came to every meeting with representation and did not want their walnut trees disturbed. My assumption is that in light of possible litigation,the city just approved the road and took little from the north side and the majority from the south side of Woodhill.We were never given a straight answer as to how or why that decision was made.They even moved the utility poles at an additional expense. Page 1 of 2 JANIE DELANEY June 15,2015 What happens if I decide to build a house or sell?There is no easement left for homeowners or prospective buyers in similar situations to depend on an easement that would grant a variance based on a large city easement and appearance of greater green space. In my opinion, it appears that the 190 property gains favor twice. Faux second story Mr. Brunello said this is just a facade. Could this potentially become a three-story home during this process? Side Street decks,porches,etc. Since they are not considered in the footprint,can additional decks be added to any of the sides of the proposed house? Stakes What do the current stakes represent on the property? Variance or lot lines?There is little or no visual staking to determine the impact of the house, driveway and variances involved. In closing,I am in favor of a house being built on the property to replace the abandoned and neglected home. It has been there falling apart far too long. However,I hope the city and staff ensure it is an appropriate dwelling that fits the site and is fair and agreeable to the neighborhood. I think there is more information and discussion needed before any approval moves forward. Respectfully submitted, Janie Delaney 1315 Woodhill Avenue Wayzata,MN 55391 Page 2 of 2 ��,�• ��1 (i1� t � 1 Melanie Curtis '�-�5 �3� � From: Melanie Curtis Sent: Monday, June 15, 2015 2:04 PM To: Planning Commission; Planning Commission Alternates Cc: Mike Gaffron; Jeremy Barnhart Subject: Item 7#15-3744 -2 neighbor comments Attachments: Letter to PC 6_15_15.pdf Importance: High Hello, Planning Commissioners: Please see the attached letter from Janie Delaney regarding item #7 (190 Orono Orchard Rd) on tonighYs agenda. Additionally I have pasted below an email from Marsha Rokke at 180 Orono Orchard Rd regarding the same application. Mrs. Rokke left a lengthy voice message for me as she and her husband are unable to attend the public hearing. I am awaiting Mrs. Rokke's permission to play the voice mail during tonighYs public hearing. See you tonight— Melanie SEE BELOW: From: Marsha rokke <rokkemn(a�aol.com> Subject: Re: talked to the builder Date: June 12, 2015 at 10:29:00 AM CDT To: Janie Delaney<janie(a�e,janieinc.com> We are supportive of a new home there, but NOT of that much of a variance. We tried to change flight reservations to get home earlier, but it won't work out. Sent from my iPhone i R� � l�� �7 � ^ �� f. �- �� � ssza � �x\ � <.� II � � _ I 1 i � '�--_� i � /� � � � n � � �� r � ��\ \ /� / ���� �� II I _�J6� // ���� \�" I �/ �-----I---J-- ` \—' �br��,!����� .,��-�: � � ��� � — � ,-\ �' ✓ � � � �o,,�'°''�a i/ ��_� �� —�——eeo—� "� S89°51'02"W 539.00 � �/ I � r � r�\\ ! �1 � �����✓ \ � � „,��Ir�� ����� � � � � _� � � �, � I / �-ti\ {� �� {}-� uss.o \ / *fT i- � �i � ' �� � /n �\ � / I O / ^9�p` ".; \ i� J I \ Sa-—_ �� \ a � I I I^ + \ i BNLDINy SEiBACK LINE + \�\ ��. ��� � . . � ' 6 I I_ . �""___ ___ - \\� \---� � � � CJ q � � IW I 5�� � � � I `°` � �s,` �,�-I � � � �� � �� �;vosee -v�--j_� � �V � I � o ^ o � � � � � �� � \_ � � � � i � �.B�,�o � � e.s� � u-9 � . -r �� . � _ � �• � / / �/ � �-�:+ . ,� A�I °� - - A i-e i � � '-' �i � ,� � � �� i'-1 �q .' "Se� ;�se��-_:A � V`� � 3 � z � , 1� � �� ,� , ,� � �.a � r, :- �� `� ' �� _ � '�'` a F- � --_O �� � � �. �� ,�, �.,� �� ��� �°6 �, _---.=��'�� w��-,�� �, ���� � WETLAND � C) I / _'_\ I . .:�.7� '��, '�BUIDi SETB�CK NE T� � \ �\ I � ` TYPE - MANAGE 1 Z �/ � � / T�' R� � r o If �; � �11 ��"*l.\�._"�, £ , \ I � \� . / � I � '� - ,, s ,3 � ;> 1 � ,� at �=2 I � / � �� / .� �d V ". � � ' V�. A � � � / � 4 \ \ � . �C L � 3� �__.-- - �-�i�__wqih__l� \ WEi I-6 � � t�T E1Ev 5-5-I5 �\ \�\ 1\ •\ . � ¢!\\\ ��K ' 968.5 �.ri.. � \ \9 I � __'---- � � C�B � � � �� � ' � � � � � � � �. c�, � �v>a� � o i "�4 I '� \ I �� � ` �� �� ,�Sy���� �,. i.,� / � �"� � _� � � �� wer i-� � \ � �9`T°RE`�9,Tr � �rrm`v ix Pumr=�\-�A � � � , � � � s� � � � � '��p'90`��,� �_� a�i � � �? � � . 1 R� s�„ � � � � � ��' 3��� � � � S89°02'30"Ei 498.11 - �\ � \� �\� � �.� �, � � � ��__� �se-�—�-�� �_y ., � rro ia i/s'wHce \ i _ , _��� _\ \ \ 1956.5 L� � \ � I` 1 � � ��o �_ '-�� / � --�� .. I � � �-!_J � � \1 S� �-—--/.. / �� \ �� � 'i I ^ ��_�5!� � 'SAN.$ERVICE I � �� \ � - � tl 8"HDPE PER CITY RECORDED PLAN�/ ��� �� � y \ �I - - - - - - - - - - - - - - - � �v- ___ I ____-',_.._...__._ < - - -I - _ - - BI7WINW5 I �� - i---=-- - �� %---_ �,-- i-- � . �� --- � I W�OD�IILL AVENUE - - - - - - - - - - - - - - —� - - - - M 0 PN NNL 5 < < � 5&0 ��\\ T—G�-�-- < <—f-� --� < < < < `_'� / � // / \\ / \, BITl1MIN0U5 BITUMINW$ / i � \ � � \ � � — T _ � _ � _ � _ _ _ � � _ GNO IF Z03]l25 � � _ � _ _ _ �_ _ _ � _ � _ _ _� _ �_ _ _ �_ � � _ � \ n i � r� iTni_> > ^ , � � �� > � sss.3 �v �/ . � �J / \ i—�LJ V I I �J t \ � �% LJ L� V � I DESCRIPI'IOIVOFPROPERTYSURVEYED Le�48,OROVO ORCH.4RDS,attading lo We recorded plat Nereof,Hennepin County,Mmnuola ST,�m,�en NorEs SURVEY LEGEND 1) Site Address:190 Orono O`chard Road,Oro�ro,�35391 N�R�a OO CAST IRON IAONUMENT � //C UNIT O BITUNINOUS 2) Flood Zooe In(ormatloa:This prope�y appears to lie in Zone X(Areas ou�side the 1-percrn�mnual chmtt Iloodplain,artres of 1%ennual chantt shcel iloa'�ooding where d+���+a�m��r�^�^M � CATCH BASIN m CABLE TV PEOESTPL — —CABLE TV erege dep[hs are less�han(foo4 areas of 1%annual chauce srteam flooding whert the c000-ibuting dni�uye area is less then 1 square mile,orareu prometed fran�he 1% °�0S"`m�"'�0°��'s'Oe�'� 4 Fl.4RED END SECTION m ELECiRIC TRANSFORAIER CONCRETE CURB aVnual chantt Flood by levees.No Base Flood Eleva�ions or deplhs are sMwn within this mne.Ineure�e purchase is nol required in lhex zanes.1 per Flood Insunnce Rate Map, DC GATE VALVE m ELECTftIC MANMOLE / CONGRETE CommunityPmelTo.27053C0306E,eff tivedaceofSeptember2,20P1. 20 10 0 70 20 40 WV WIRE m ELECTRIC METER ' ��o-�CONTOUR EXISTING TS ITYDRANT � GAS METER ���CONTOUR PROPOSED 3) Pareel Neo[nforwtioo: Gmss:67,253 sq.R.-1.541 ecres I{� m S�� Hrdmrer Inm D�salbe U x Width ToW Spuan h� SCALE IN FEET — O SURVEY MONUTAENT SET m GAS VALVE —ORAM TILE 4) SireElev�tbu:ElevalionsarebasedonMN/DOTGeode[icSiationName:11376(ELWELLAINDT)whichhavaoelevationof.960.175feet(NGVD29). Etqm e) (W e (24'x3U (T105.F.) • SURVEY MONUMENT FOUND GUARO RAIL % —ELECTRIC UNDERGROUNO p Hqg� MX lR S.F. e SURVEY CONTROI POINT m MANO HOLE —FENCE 5) Zoniog[n(ofmoNon:The currenl Zoning for the subjM pmperty is RR-IB(One Family Rurel Residrntial)per the City of Omno's mning map dared March 2011. g Mu �48 S.i. .� � - . A [f LIGMT POLE 0 SOIL BORING —io—fIBER OPTIC UNDERGROUND Principal$trvccure Se[backs-Front 50 ftt1(Road) C Flont Porrh J[29•5' 766 S.f. 1 � A.� y, Q � POWER POLE TREE CONIFERWS —�U GAS UNDERGROUND D BaCkCwefEdPad1 14k1T 238 S.F. V TREE DECIDUOUS — —o�ERHEAD UiILITY $ide:50f 1 � �'� _ � � SANITARYMANHOIE Reaz:30feet E Dedt 14k12' I� $.F. M✓'��~ C O SANIiARY CLEANOUT m TELEPHONE MANHOLE H1+444HiFH++H-F RAILROA�TRACKS F Drivew MX 2,896 S.F. , y � �.;e�_�4� � � SIGN m TELEPNIXJE PEDESTAL —SANITARY SEWER Neight:z�fed S.F. � ��` '� �"-' GROUNO EIEVATION �TRAFFIC SICNAL —��—STORM SEWER 1 TOUI Pro o5ed HardcDVer �1 � —m—TEIEPHONE UNDERGRouND NardcoverTier:E�emp� �' STORM DRAIN � UTI�ITY MANHOLE FxdudaWeNrdm�ar�SeeQtyCode5ac7F O ���R'^-" ' - , ��' 7 � —�—UTILITY UNDERGROUND Please nore�M1a�che general resvictiovs for the subJec�propetty may have beeu amended through a ciry process.R'e coWd be waware of such emendmenn dthey are not in a E �� , iW S.F. �, �. , y � STORM MANHOLE m UTIUTY PEDESTAL recorded documen�pro��ded�o�s We recommend tha�e zon�ag lener M obuvred fmm'he Zoniug A�imsvamr for 0e cwrm�resmc�ons fm�hu sne 2 To[al Eadudable Hardmver � S.F. g yi % —I—wniEkMniH � CJ YPRO LIGHT � WELL 3 NetPro edNardcover SubtraUline 2 fmmline i filtl S.F. C i�.-...r�-.��:-;: ,.���'��''A"�-- A �' b) Utllitle:we have slawn the location of unlnies on ihe surve ed rt b bserved evidence onl There ma be�mde�g�ound unliUes rncumberin �e sub«t ny�ve 4 TOWI IDt Area 67E3 S.F. A �.''�'i j�" ^ Y P�Pe Y Y� Y� Y B J P�Pe �, ML[I_.: ,y i:nr� P re.Plnse vote 1he1 we Mve not pleced o Gopher Stale Ooe Cell Por Nis survry.Therx may or may not be uvde�goimA utlliva in the mapped ame,Neretore fatrame ��gd��p«������ 9.dgg6 % E 7.�y� c utiou muat be exe�cise before any excavation tekes plece ou or uear this site.Before digging,you are mryired by law ro oorify Gopher S�sre One Call at least 48 hours in ad�avice e�b51/4540002. FlELO GREw No. er ow� n�nsroN USE(INCLUDING COPVING,DISTRIBUTION,AND/OR CONVEVANCE OF I hereby ceNfy that Mis survey,plan or report was prepared by me a TWP.117-RGE23-SEC.02 FILE NO. wcE i JML s+9noi5 naaea pmwsea conaitions Imormsuon INFORMATION)OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT under my direct upervision d that I am a duly Llcensed Land Surveya �.�Eas S�ti�F HENNEPIN COUNTY r ♦ DRAwN 2 JM� &i52oi5 RevkeaO�W�dm'e�Y��^ SATHRE-BERGQUIST,INC:sEXPRESSWRITfENAUTHORIZATION. USEWITHOUT underihelawso theStateo 'nnesola. CP.�IIICCjIP. O UN@y 40995-005 _� P SATHRE-BERGQUIST� INC. PROJECTCI7Y: DBP SAID AUTHORIZATION CONSTITUTES AN ILl.EG171MATE USE AND SHALL THEREBY W N cnec�o INDEMNIFV SATHRE-BERG�UIST,INC.OF ALL RESPONSIBILITY. Dated ffiis 11ih�a of May.20 5. w♦f� 150 SOUTH BROADWAV WAYZATA,MN.55391 (952)476-6000 ORONO, PREPARED FOR: � SATHRE-BERG�UIST,INC.RESERVES 7HE RIGHT TO HOLD ANY ILLEGITIMATE . Q oeP USERORPARTYLEGALLYRESPONSIBLEFORDAMAGESORLOSSESRESULTING ��' MINNESOTA John Brunello � DATE FROM ILLEGITIMATE USE. DavW B.Pemberton.PLS Minnewta License No.40344 �'ea� p��`� pemberton@sathre.com asnins Date Applfcatlon Received: Q4/22/15 Date Applkatlon Considered as Complete:05/20/15 60-Day Review Perlod Expires: 07/19/15 To: Chair Leskinen and Planning Commission Members Jessica l.�ftus,City Administrator From: Jeremy Barnhart, Community Development Director Date: lune 15, 2015 Subject: #15-3745, Matt Johnson and Gordon James Constructian, 1432 Shoreline Drive, Variances Public Hearing ----------------------------------------------------------------------------------- Zoning Dlstrlct: LR-1A,One Family Lakeshore Residential,2-acres/2�' Lot Area: 0.3 acres(13,388 square feet) Lot Width: t107 feet at OHWL&t105 feet at 50-foot setback Application Summary: The applicant is requesting variances in order to remodel the existing home by gutting the interior, expanding the second floor to cover the 1n floor footprint, shifting the bay window and adding a fireplace cantitever. The exterior changes are located within the side yard setback(30')and within the required 75'setback from Tanager Lake. Staff Recommendation: Planning Staff recommends approval of the variances as proposed. List of Exhi�'rts Exhibit A. Application Exhibit B. Practical Difficulties Documentation Form Exhibit C. Proposed Survey/Site Plan Exhibit D. Proposed Plans and Efe�ations Exhibit E. 5ite Photos -Staff Exhibit F. Aerial Photos Exhibit G. City Code Sections Exhibit H. Property Owners List Pertinent Zoning Ordinance Sections • Sec. 78-1217.-Classification of public waters. • Sec. 78-1279.-Placement of structures on lots. FILE#15-3745 15 June 2015 Page 2 of 4 Background The subject property is located on the west side of Shoreline Drive,on Tanager Lake. 7anager Lake is a recreational development lake for setback purposes;the home was built in the 1920's, prior to the adoption of the Shoreland Rules.Properties served by City sewer must provide a 75- foot setback requirement from the OWHL. Avera�shore. The average lakeshore setback line appears to run through the northwestern corner of the house, in an area not being changed. All changes proposed are located landward of the average setback. *Note:The a�erage lakeshore setback line is staffs estimate, based on aerial photos. Prior to placement on the City Council agenda the applicant should provide clarification as to the location of the average lakeshore setback line on the survey. LOT ANALYSIS WORSHEET lot Area/�dth• LR-1A Lot Area lot Width Required 87,120 s.f. (2 acres) 200' Actual 13,388 s.f. (0.30 acres) t105' @ OHWL&±105'@ 75'SB Setbacks• LR-lA ' Required Proposed Rear 50' No Change 50t' North Side 30' No Change 24.9±' South Side 30' No substantial change 21.9±' Existing= 26.8' Lakeshore ! 75' (sewered lot) i South Addition=43.5' � Average Lakeshore (estimated} All proposed projects will be located landward of the average lakeshore setback line Structural Covera�e: The property is less than 2.0 acres,therefore structural coverage is limited to 15%. The limit for the lot is 2,008 sq ft,the applicant proposes 1,721 square feet. Hardcover Calculations: Stormwater Overlay Total Area ln Allowed District Zone Hardcover ����ng Hardcover Proposed Hardcover Tier Tier 1 13,3$$s.f. 3,347 s.f. 2,985 s.f. 3,055 s.f. (2s%) (22.30%} ` (22.82%) ------------------------------------------------------------------------------------ Lake Setback Variance The existing structure was originally placed on site in the 192ps, and added onto in 1990. The proposed expansion of the second floor will be located to cover the 1�` floor footprint, shifting the bay window and adding a fireplace cantilever. The exterior changes are located within the side yard setback (30'), and within the required 75' setback from Tanager Lake. The two adjacent properties are residential, the residence to the north is 177 feet; the residence to the FILE#'15-3745 15 June 2015 Page 3 of 4 south is 25 feet. The majority of the improvements are proposed on the south half of the 5tructure. The proposal will add another half story above the existing two story structure, converting the exis#ing shed roof with a gable. Side Yard Setback Variance The building is currently located 21.9 feet from the south property line. (The house on this lot is 5.3 feet from their north properly line). The proposed construction will not reduce the setback at grade, though a portion of the second floor and corresponding roof wfll be closer that it is currently. Pertinent Authoriiy In reviewing applications for variance, 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 a9r, danger of fire, risk to the public safety,and the effect on values of property in the surrounding area. The Planning Commission shall consider �ecommending appraval for variances from the literal provisions of the Zoning Code in instances where their strict enforcement wouEd cause practical difFiculties because of circumstances unique to the individual property under consideration, and shall recommend approval only when it is demonstrated that such actions will be in keeping with the spirit and intent of the Orono Zoning Code. Ec�nomic considerations afone 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 de�ned in Minn. Stat. § 216C.06, subd. 2, when in harrnony 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 zone where the afFected person's land is located.The board or council may permit as a variance the temporary use of a one-family dwelling as a two-family dwelling. According to MIV§462.537 Subd. 6(2)variances shall only be permitted when: 1. The variance is in harmony with the general intent and purpose of the Ordinance. 2. The variance is consistent with the comprehensive plan. 3. 7he applicant establishes that there are practical difficulties a. The property owner proposes to use the property in a reasonable manner not permitted by the official corotrols; b. There are circumstances unique to the property not created by the landowner; and c. The variance wiEl not alter the essential character of the locality. Additionalfy City Code 78-123 provides additional parameters within which a variance may be granted as follows: 4. The special conditions applying to the structure or lanc! in question are peculiar to such property or immediatety adjoining�property. 5. The conditions do not apply generalty to other land or structures in the district in which the fand is located. 6. The granting of the application is necessary for the preservation and enjoyment af a substantial property right of the applicant. 7. The granting of the proposed variance will not in any way impair health, safety, comfort or morals, or in any other respect be contrary to the intent of this chapter. F�LE#1�3745 15 June 2015 Page 4 of 4 8. The granting of such variance will not merely serve as a convenience to the applicant, but is necessary to alleviate demonstrable difficulty, Practical Dtfficultles Statement Applicant has completed the Practical Difficulties Documentation Form attached as Exhibit B, and should be asked for additianaf testimony regarding the application. Practical Difficultles Analysls Staff finds that the focation of the existing home which currently encroaches into the 75-foot setback and the side yard setbacks makes it difficult to make modifications or additions to the home. The structure is roughly centered o� the properry, (sides and front and rear}, The age and construction of the existing structure make full use and enjoyment challenging. According to the applicant, the improvements are not proposed to merely enhance the views to the lake, but also to add insulation and bring ceiling heights and hallway widths to code. These impro�ements cannot be made within the currently building envelope, and the size of the lot and its width limit any expansion. The proposed side yard setback will not be decreased at grade, and the subject property provides 97%of the separation between the two buildings. Staff finds that there are special conditfons relating to the existing home and property which support granting the requested lake setback and side yard setback variances for the additions. 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 officia) control? 2, Does the Planning Commission find that the variances, if granted, wil! not alter the essential character of the neighborhood? 3. Does the Commission find it necessary to impose conditions in order to mitigate the impacts created by the granting of the requested variances? 4. Are there any other issues or concerns with this application? StafF Recomrr�endation The Planning Commission should evaluate the practical difficulty criteria against the requested variances and make a recommendatian to the City Council. Planning Staff recommends approval of the variances to allow construction of the addition as proposed PC Exhibit A CITY QF ORONO VARIANCE APPLICATION StreetAddr�ss: Appiication# �.�'3� .S �,Q,�� 2750 Keliey Parlcway Date Received: �-aD-f� Otono, MN 55356 Staff: �' � Main: 952-249-4B00 Fee: $700 .� s fax: 952-249-4616 Renewal: $350 '��, ti'� Malling Address: After-the-fact: � 00 Double Fee l��ESH�4'�G P•p• Bax 66 Escrow Fee• 70p 2 500 Crystal Bay, MN 55323-0066 Thls application form must be completed in full. A.pplicant will be notified within 15 days as to the status of ths application. [ncomplete applications will not be placed on Planning Comrnisslon Agendas. PROPERTY IN�ORMATION: Site Address: . /613 Z 4�I�11n� ��' /�1""d� Property Identification Number(PIN): ��1'�-L3 -Z�-�I�/'� Date Proper#y Acquired (month/year): �- ❑ Yes, ! own the adjacent parcels. Zoning District: � - � APPLICANT tNFORMATION: (Complete legal names and mantal status requirea for each �nterested party) Name: r� Phone: . . Alternate Phone: /2 . P�_ �Z[�-� Compfete Address: „s- t � O O City, State & ZIP Email: ( .. � Fax: 763, 1-f'7�_ �1 OWNER INFOR�10 • (Complete legal names a�ci marita! status required for each interested party) Name: . n�n Phone v Altemate Phone: � Complete Address: �3 Z. dr,G ' ,�' � � City, State &ZIP �'p r . Email: - - - � Fax: . , _ . DESCRIPTION OF REQUEST: Describe the request in detaii (attach additional sheets if necessary): Q,ljw��tel" t t �v,�(?n� , ' ' 4�. £ v -T Ot� T � .e � 'f" � c r r�-• RECEIVED MA�� ? 0 .Z015 Packet Last Upciated.• Januery 20i5 � � � � � C O�ORONO mr PC Exhibit B PRACTICAL DIFFiCULTIES DOCUMENTATION FORAA This form Is a requlred submittal for ALl. vartance applications. An application w�l not be canskfe�ed oomplete or ptaced on any meeting agendas unill this form is c�mpleRe and submitted fo the City. Mirtriesota State Statutes Section 462.357, Subdivision 8(2)req�ires #hat practtca!d'iff'�cultles be demo�strated in order for a vsrfance ta be granted. The difflculties must be unique to the property as veriance�s run wiih tt�e Iand and not the Iand owner. Person�l and scorlomlc siluatlans are not consldered va11d p�raactical dilflcu�tles. !n order for an apptication to be heard by tfi�e Pianning Commissfon and Ctty Co�ncti practical d�fficulties hayir��merit must be demonstrate�. HOW p0 I PROVE A PRACTICAL DIFFlCULTY'? Th(s form has 12 points outllning the besis Gty staff uses to determine if �ractical diffrculties ex�t and how the w�iance will affect the surrour�ding cammunity. To prove practicsl dlfticult�es, addness ap the releva»t ppints listed below and answer them as cleeriy as�oss�ble. Sinoe you a�: reques#ing the code excepticm, you have the burden of proving that the vsrlance fs justlfled. The 1�ormation the City receives � wttat is used in determining a denial o� appmv�l recommendation, If you leave something out it wNl not b�conside�d, P/easae eddress sach of the twelve prectkal di/tkultJes c�iteN�as tl�ey rolete b the requesf, ff they da not eppdy, write N/A in the space provided: 9. "The proper#y owner proposes #o use the �roperty in e reasonable manner not permitted by the Zoning Chapter." r' rs c�t�RcD �c! P�usr�alf.�rv'� " f'rcv � 5 �S �, 1 �fo/V Bt �'rluS'� 7'rf,V'T 1f Sf' rvc�}rZA 2. "The pllgt�t of the landowner i&due!o circumstances unk�ue to h�property nat created by the iandovme .° �u1'�-'r''r'� Si7C t�uflN/rv 75' G�4kE S�TQ�n�� �ifi�s A 75' L�t,t�5�7' B�P� � 1� S�o� 3. "The variance, ff granted, wUI noi alter the essential character of t e iocality." e �4 �bva C t5 L'a�vs�S7'r�n+`T W1T Q I°Ro c127'G �e � o�u 4. "Ecflnomic consjderetions alone do not cansRitats pracllcat diff'�culties ff�easonable use ior ihe property exists und t�e#erms of the Zonirag Chapter." 5. "Prac#ical diHicultfes include, bui are not IimNed to, inadeqt��te acoess to direct sunlighf tar solar energy systerr�s. Varianoes shaU be granted for eaKh sheltered construc#ian as defrned in Minnesota Stetutes, Section 1�6J.06, Subd.2,wt�en in harmony with this Chapte�.` "'�a . -----�-_-. �_, �_. 6. "The Board of Appeals and Adjustments or the Gnunci! may nat permit as a variance any use that is not all d under thfs Chapter fw property in the zone where the affected person's land is located,' RECE(VEp MAY 2 0 20�� Paskat tasf UpdeMd: Jartuary 2D15 � � � � � Psge 1B Cl7y OF ORONn s� �' 4(n y `' � � �� �p N � d � � V � {�'� '� CT �C., ',� � �� C L� a � p •° � e � � —1 � � r t'� � � � ��," �� �' �� �.�{ � ��,j �� +o` � � � C' � D ti � fi�� �� -s � � cD 7� � � _ � � v � � � . � �t� �� � "'� �+� �. �t C' � � � .a,� `� „� � � � � � � . � ,��, � � � � o' < � A+ � ro ••�_•, A � �� � e:� �� '� N� � � � • �1. h- � � g� �' �co �ta �� o '� at �' � -�1 -� � N � � ••�'m ro �� o � � o � su a � �. � �n � UI � dl `w � �. � y �n 1 G � w rt �Q � � � y1 1 — -1 � � V1 g� m �ac � � � � �'� � c � � '�1} a � � A ��3 '_ �� m �� 'D � � � �. � R ' � � a < o -�, m � 2�.,V` � �M .t � �. � o,� � �. c 1� �. »� � � � � � � � "i �1 � ` � � �� � � O � �� .M � � � �' � � �� x �•#�a � � v. � � a� � '� � C — � r � }` � �` V� � r h �' N�° t�et �° a � � c�o � Q �` '� �" = � V� ''- � , � �' � g '� "' Q, � � � '� „„ � U� a o a �` � �' � �� � �f � � � m � �l �` � � � �" � � = � � � � � � � � L� �. O� � 'a .��~ qN� -•. c�o h a:. �. � � � � Q � �� � �� � � w Q � � $ � � � ?b � �_ � o � Z' -� �� � � 0► �c � m � � �3 � � ^' � ,� -� �- r+ � �. � � y� �, o� � o � � � � �' z `-1 '' � �. ,n � a � � -, == '� ? .� �° � s � �, � '� m � �°� `D � � � c �' cz �. �'� c B-. "� � t��1 � � � � m � �� �' �` � c a �$ � � � � a � � � � � ��t � �` s � � � � `�' '� Z � � � '� � � 3 cr -- m � ` , ' 2 O '' e�- .��, � Cw �'" � �'� c � � ?o o' � � c�'e W f�' �� � c�h R � � � .� m . � m �. o, � o. V :� � �' � � "� � � �o R p � � � � � m � �� � o , Q� � � m � � � � � t � � � � O �.. o .b c�� � � � p � � R a, `� � v � � � � � � m �, `� � � � o � � ` � 3 � �,� y � Cc� N � �` �r�• c � c�' � ? p c � � a n' Q ^ � � ., w1 �n �, � uo m _� � � a o � � ? � �`� � t' � g, �' �' o � � � �' 'a� �+ o � � �r � m o. i � �m w � 2 � ^1 is' �`s � S'i y � --A3t R�j � �' ~ �. � ' Q � � a � a � � °' - 't a � �'� � m � �� g A � � v n � fi � �, �. �. � � a� v m �+ � p � � . • G � - � � � 3Z O � . � . ' //� / / /� ' � � I .'.'.'.'. ��.'.'.'. . .'.�.'.',. . . . .. . . . ,. � PROPEB'I'YDESCRIPIION \ ../ / / � � ( ,•.. •'•.•••.,.'.'. . .. . PR,s!A:A strlp a2'Iand o Gova�at Lot l,Soatioe¢11,T 117, �� r_, / � / � x .'.I.'�.'.".'.'..'.'...'.' �„�.� � ' Maidiaq�MrlPo!'Ladhavmga�mifo�mwid9�af60.00�bamded�em�antbybe�hmeofL�e r �4Y,_„_. /�/ j%� 4 .�.�.'.,�-:.:-�.. ..-"-�.......:.:.....�.� I � �,�,or����a��.:Qr�.aw�ai..�,cpe�al.rn��xmor.�ae.oa6o .. Jg 44— / g• a , � � l .r�beu.suom lo P�sas.ea teu soa�mk�me.�ea.lmQ.�ne \ \ / h� / � �� �' •.. . . . . . ..... . . . . . ��B�fivm 6e me�der ao�ner�'the 1�B eomm�of Gw��t Lot 1,Secum I1, � p... . . t�oe Nath6T de�ee�IS� Mimaemlra;thmce Sou�67 \ � � 9� � ,�,..'.'.'.'.'.'. . .. . . I � I H+st 14.3 feetmaae�'lw m�e�eafLaloe ( �k�s�Y �3 �� . .. . . . . .f.'.'.'.".".. . . .. � � de�ees48�autaWen207.27&atmoroQbplothe�asofMudQlLaodLalm ro � � � �/� �3�� �h/�� �� p� c _ .. . .. . .�.-.�.� '.�.-.�.�.�.� . . . . . `'' bo'md�ofwia6oroo�etipbe�.li�p�.udwit6.ne60raet,aahalysro��am�naoa�t�S.o�ewtLe \ � �� '�j1� \b+. O • � 4+ �r une ar.uo.�de.c�mc�ham wla.bove aaa�vea,aip�e p�tiC�r�i.oa e�, � ��`� .'Qj CV. . . . . . .. . . . . . • -- • � 1 � ' �b the jJnited Stris Ga�a��3iuvey thc+eo�(PcpaRy raw�md�oa mcYuded n t4e eaoaad) � � � � ��� '�p'� ''• ,�� �.N��..... . .... . . . . ..... � . .�. I # , / � � '� a p :•� - . . . . . .. ; . . 1 I 0.'.'.".'.',".'.'.'.'.". I Pace1B:71eSou�r37.03�at�'Lat B2orJc1, P�� g � � � 6 xg",�' � p ' �- . • I . . �, �ag�Y�1.�oca�o6 b the neca�dod � w ,�,�- S � ,n �.r.•r.. l � �c�� / , r7 .a. . ��. . . . .�: :�.�.�.�.-.�- :•�. .:�- I � `� °° `\ � 9 3g� �� � .�J... . . . . . . . . . . � 1 � � � "' e \ 1e Woods � � �' �s� sew�a� y9 U (l � 'i ��� ��. .. . . : � 1 � xo'TF.s: PC Exhtbit C s3s.4 a � f � �"� � �'S�'� \ � 7s' setbock � � �y Fro(eoae j _ � �..•, '..•,....... .�..�. _�-. .'. } 1.)sim�a�:7p28horolueDrive,omno,MN � � �- .. .. . . . ..,. . . . , I � �, � � From OWM �. •.. . � �t� x9� . y? � 2)C}or I.�d Ama:13�8d i/-Aaae(Ghsldod so OHW) � 1 �� (.�t} __ ��-v�. , . . . .y. � � � 35.. . . .,•.• • • ... ... . . . ..:. ...:.�.• r � �� so � } � � .•.��.�.�.�.•.�.��yy:. �� � ��r-_,� . . . • . . .. �--• . -. . ` �� 3 � � /932.� Woods .q •- ��-• •a••-.• � � -�.�._..�.'. . �. .. -.• - • •' • )r��erzo�ao�t��en�.cc�eyisix-iw-om Pamecay 50' Front •�.���.•, \ . . . . ... . . . . of Oimo's F�9Iwl�hae Ra.ida�tid-2 AcYa IP I " \ ; Yord Setbock — .. .� � �`'��� ``�� '.'.'.'.�.'. .'.'.'.'.'. .'.'. . .'... � l I �°�08�p�etedMu�,2011. 1Leietb�theo�Lt.ndfloor�p.m��ao�faraidmmiog �g3`Y � \ �j^�5 \ � ' . .' � . r � ,',',',',','_-_-,•.•• • • • } folloa�a:Lat A�w:Z Aas,'Lot Wid�:2Mk Ptio�Yad Sabart ieeK S�e Yad 9a�b�at 30&e�Rec Y+d Y�. " " 2a � , .� ��_6-� ._•..�•,•..,••.•..t• • . . � � � , . ,,,, . , , , . .�,;,.'.: . . ... .:.:.:. y seb�cicJOtbeCBhoceneEld�t(mex)3oieett � 1 � xg 1 \ � 3 . . .. .. _..h,. � � �.. .. .. . .. .. . � .. . � � �'r � 'Y � S ��I . . . ... .. .. .. .'f'. . .�. ' ' " I P1ea�e ao��t ttie �� � � , - �• . . . . .'.'..�. �:' � ` .:.:.:.....:.:.:...:..... .� . . . . . � I � wo�a�eo��c�� ���ed��b4.we � � .'.�-. . . . .. ',, '.'.� � ��. � . , . . i�•.�.�.'.' ( -n 1 1 �� � , \ �— . . . :�. . .,._..�.'. . . . . . ,d, � . .. . .. . . . . . . . .. . . :,:. iee�mmam.t.�mneQbeabuinoas�tbezad�A�eor�eamm►�e.aiebao��.mB. \ d- , �l o, ;\ ,,- �,a ��� . . .y. . . . .. . . . .�::.:: .���r: :.�.�.�.:.:.............. �.�'`� �,.,.� I � `�' � 28,g��_�J 1� ��g 38 937.0 , Bitc,mjrrQll, � CO l • ''1. . . . : nmltis.tiowaarc�owniam �".'.'.'. . ..-- cD �g. • • • • • •• •..S. ... . . �is�s �vp�eaam�eewermlr• '[beomle.cer.L�Raere�iatiemaoelaaemor l a .'.,.�'.�riVe.w�y..".'.'.'.'.'.'.'.. . . F�� . . ... . . . . . . . . . . . . . .'. I ' �oa.n�WtlibnbeQmvco�encm�.vodc. xa,�ee.abeLil�r�po�leraayaa.na�.eea // '� � ` $tOQ 0 rl�e . , . .. . . . w�5" o . . . . . . .. ... ..�. '. .' . . . i �outafhuLulmetoe�[rAylocalemdPra�erne�YadaQmdogm'l�oe. %' � ° � � N��S,�� t �� � �' �-��������� ���������-� � � � . . . . . . .. �,�.� � � � r I v�� 3� B S�ory oce\ Sq� .�,� ' � . .. . . . ... .. .:.:.:.:.� . . . .. . . ��•tE�_.�.'.'......':.-..... .. . . .� ' � �l'r�Aov�rm��a,�i�T��o��sm��..�QWuq o�.sn;aaa�+�se�vamr o x' � � � g.. . . . .. � ... . .. . . . .'� • G�r � y . � i �__ 2.�1. Qa�j Fti. �� �. Wall . .. .. . 4 ' ��'��cn�ea�-i�-�3. � • �-y�•. . . .. . .'. . . . '�.�. . . . . . . .. . . ..•. � �.�% `� � �ess• . r;\� �k�`� e� � .. .�.. '.'.'. .. . . . . p.'.'.'.�.'.'.'.'.'.. . . . . .. . . 1 � / .� ` P�d��4O . 2�� a55 ' ���,�.,�y,� .:.:.:.:. .:.:.�k.:� . . . . . - . . . . .. ���;.�,:,:_�� �:�[o�tm�a.�rx.lopegn�a,cto.oaommoaa�po�iveda�, /� , �1 � / � F°�n 19hi. \ . .. . .�'. '.'��'�.'. .'. . . . . .. . .'.; i �l nv oe�e�w��e.�urea m�or.e�ma��,xa..�b. / � 2 --- , , /� � 0 �P / t Ne 7�9 + � �.•_.: . , . . . . - .'.. _.�.' . 1 , � � � ' � �� � � �^ � 't''�� \ ��. M �'"�' '� �` �w�m��.r.�aar�awm� ' _ / i � i . o�'� �g3 36.9 �1� '- N� . . . .. . .^�:.'. .� R""°�. g} �� / � `'p Deck, 938.2 � tS7� . . . . . . . .' "`.+.'r+.'.'.'.�.�.�.:. � ]l Beoc�c i.elmAr�etoml�waemslevatlm=9zs.slFeat � (NGVD 1929)Per M'mxL�ha 4ak W�mc E t 1 f r/ �,�g ,'1 -` l 'u� a� g�'{� � � �.�!' J • a ��>. .:.:.:.:.'.' ...:.:. .:.:.:.:.:.:.:.:.'.'.. � S�websi� mc I ! I f �/ /1 F�� —� k � ' ClJ -.. . . . .. .. I t � I / �� 939.7 � xg�'" �/ ,�,�(n . . ..'.'. ..'.'.'.'.'.'�.......................... � l�P7aee�oee+h�twebevenote3o�n�edoetcrp�t�'mi„�uvey � � o � � j , ' �,, �3 � �_ / 5 `��� � �� .:����:=:�-�.�.-:�:�:�:�:�: ��:�:�:�: :�:�:=:=:�:�:�: ` N — f .a �� _��+,� ,�e'�"� � 939.4 � / "'o ,��- . . -. . . � ! / � �� . ..�.�.-.�.-.�.�.-.��' �.�.�.'.�.�.'.'.�.�.�. C� � � l ! 'J!" ( � �y 72�j \` - /—'�'—t--'OHU p� . . .. . .. . . . .. .;;.. ., .. . . .. . .:. � �� 1 � � ` `z ti � � ` f�60���� � J� yb.k ti � � 'JP�.I�'2:';50Ll�:;::.;. ,'.::;:::.:.�...._.._..'.". ^ v �� � 93�L� � �-.✓�'934.5 � '� � � �C x93� o�� .. � � � � �l-- �5� � °' ' - .��. . .. . ... . . R ,� ECEIVED � � � � � - � , �wf . . �.�.-.�.- . . . . .... . . . � � cp � y f\ � �53.8'6' \\ • �� ` �. �/ �� •.•.•:-:-:•:•:•;-:•:•:•:-:•:.l•'.;•:•:•:•:•:•;.;.:.'.". n, � 'n � � �9 ..l�t'"� \ � .� .�gg , �� `ij� o �• • • • . •• -. . . . . . . . . .. ... . .:.:. .�r o � m z9 oN ...� bA � � i ', �.�' �-� �3 ;, o.4a� � ���:=:�:::::::::::::::::::: . . .. .. MaY � o za�� � " � n I , � , ►, \� \ ��:-.�.�.�.�.�.�.�.-.�.�.� ������ �.-.�.�.�. . . .. .. � o � `,`, �� �b.. ,� ` � � �03 , . . . . . . . .....:.:.:.:t . ......._....:.:.: ClTY OF QRONO � J � � I ' 'J�,� � :.. , 93�2 �. •s N6 e 1.''•'•'•'•'•'•'•'•�.'•'.'.'.'.,�..'.'.'.'.'.'.'.'. � � � I, \�-- � °Vy • . . . . . . ...... . .... . .. . 3 w � � ,` e, ~i/' / �1�5 � °� x°��k� H �'' . . . . . SURVEY LEGEND � ` 1 1 �� x°'S� �0\P �','.',',',',',',',-_•_•.•_•'..•.�:•;•'•'•'• •' �O CAS�RON 1fONUEMT � �/c uwr �e:�enaNaa l� ■ GiCN 8�9N � CAHE Tv vE7ESTAL —rn,—�GwE rV � \ � � 4 FLWED nn sDcna m ¢ECttuc:�vAN5sON1ve �culE `` �--�����— ~�3�~ � � OUY�riE� 4 aECiPoCYE7EA �Cdt�lE ' •FND IP I/2" SOLID LEAN 5. 'Q „�N+r � ��t ��w�i,Tw�rs v�vo�.� 1 O RDI PpE 5E7 m (iA9 VA1VE ���.j� �O (Z'C� . ww q�Fouw � �w�o�e —�—�,Po�c u�on+anou+o � 2a �o o �0 2o ao � �T� � �:.«�� _._,_� � �� row4x ra.� ' rna wr+vFxas —�—r�pa arrrc u�omcrtou+o 8sefnpa e�e hased m ths Hwmeptn Cnrriy , � sn.�ruer v,vw+ae f3 �oeaowus —•�—ws u�+arario CCQ�'�SyB6MI1(NAD E3-1�B8Af.� T =�N � 7F1.EP/IONE YAMIOLE Lwu OVERXEAO UTWTY •�77.� �1rm f1EYAT1011 R' 7pEPHONE PE�EST/� —SMIITARY�MER SCALE IN FEET H NE _�� � o ��, o u�x,r�E �. �o�w ac.� � srow�we�aF � ur�r vexsrw —a—�c�m+awE uarnaiou+o 9 �uRncavov rrtx 1 �7�7 s�uerwer s�wt�t c�v�±i0r� —'"`—urim'um[f�are —�' $D 9LT FENCE (�72!)PROPO.�ELEVA7101i ��—MAiEWIMN JOB#:42708-001 REVISIONS �ERB B�R� CERTIFICATE OF SURVEY t hereby cartl tt►at th�s ��an or report wa$prepared by rr�o�under rny dtrect s� FIEI.D CREW: �2-�s a�a,s� � F� and fhat I am duly Lice i.and Surveyor under the laws of the State of M�nesota. DRAWN BY: usono�s ►�co� �' � SATHRE-BERGQU IST, INC. PR�P�D FOR ���27 of Febru zo�s. CiiECKED BY• ;, w' { �� 1����A�AY WAYZATA,MN•55391 ��a��e000 MATT JO H N SON � �,��� . (SV►D QNF�B P4�� 1432 SHORELINE DRNE David B.Pember0�n,PLS Minngsota License No. aA�' CITY OF ORONO,MINMESOTA pe�g���.ppm —R---_ _�—_— E„6 A 4 a ��� ��" � ��C��� ������ ������ ��� ������y�.y���€ � �� �� ��� y <b��� � �A ���I� � '��� � °� �'� � #��R ����� ha��� ����� �3 ��� �� � � � � � � a� ����� ����� ��� E � � ��� �� ���� �� �� �sba5 a��g� �� ��� ��� 9 � � ��� ";�t ���� ���e` �R �� 3!�A �� � � A A y � 9i � �'� ���p =��� �� ���R ��� � � � �� ���� ���� a���� �y§�� �� ��f ��� � � g g! C �� � �� � �� ����� � s�� �� A $ g �' d � � � � � �� .�,c.ae �wR• ,e,�c.w I 1 I II I € �-!'.�'-F`` �".5 C'� , � r F �� ' � I � �' � � � � :� `��� - g � �-�� � "- �4 . �� 'f --..-- ,;.�"� `�. ti -� � t. � � . �n � � � �m �� y ��L � .4�l;. �� I I � ' y �~ ~~ ' � � Q IF'.- ;`~ '�, � - I___ � � rn � �F��'� �,� . • I � r � : i� �� i D '� �� F`� ' � ., .. . .� I�:�. • � I o �. � z � �•. ..•��.��;�.' . .' I � �. F � „ � �� . :,�•�' � �wK• � • :`:i•.i',.; ..:, . i -- I � � I -- t �� i �. � ' � �� ' . 1 �• ,�( a wslm�on/eroxn �� � ���� r � j::: � '�. � — �.;. �¢ ;��;. ��., : i i� '.I°=E! �� ; .r � �F ��' .�'.�I�;� �� ae+vaW1' �+cr � �� 11 !I •�i" �� a' 1 '�. .�� .�i', �4 '� ��� � �£ �� .: .;i.;p.; t � e I �i ;f�$ �t� ,;�;'' �9 I •� b �� '�+ �� F r . �� � . - � . .1 . .. .��... . �:.�' . . ; ��; �� s.r i ' . arm��w�own": � rn I � �� � . i:if � ,�. f I F � � ��I `-f � . ' . .1�� _ rn � �r�'—..ZL. t v rn I � � , < , ; D I r �� ��J ' � --- -� � - I ( �� _ � �� . ;�� � � - -� - �. � g q �^ .. J-� . �r :_. � '", ` =~ 'y"r�� � �� . ti�.�_. ����_ J ���' .{�..�''' �� �. .�.�' � .1 ��"�r.-���. � .'• � J._ `y-}... � ��l:J;� �� .I � ... �� � i � � , 1 �1 ..� • I. -I��.�. i ., ,.�, 3 � �a; ��•,". � , .<< I 1 ��:�,� � � � I ' ,'�'► '�,�: ,.�� � '., r�. `'� �� :�.-a � � �. ��.�� ��.���, I � ,�,nu.e,r � � ��a. � � ,.naxdw- � � ,r,vx,.�. � p� _ �,re,,,� �� � ~ CUSTOM D�SICN FOR� �`����� ; �' � ,�w��„� JOHNSON RESIDfNCE a�si�nr „�c n � .,�.�'�m:L..� �. OaM/M�Tl�ael�e�oeN�i � � � �'�°'� MINNETONKA„MN «f���,�.�,�:,�,�w� �n F,w��x�,`"�f"."� � �� � .�r v < �� ����� ������ ������ ������ ��� � ������`{`�"�� � - y#� ����j �3` �� �]€ � ��nyQ� ���' , a�o � w � �� 3"P� ��`���j ����$L ����3� �� ����R� � � � f � � ��� ����� ���� ��� � ��� E�� � �� , ��� �� €�,a� �b��� $����� � �� �'� �i � a � � ! �i� 3 ����F� �� �°� �� � ai�� ��� ���� ����� '����§� �� ��& ��� € � � � ��� ����� $���� ��8�8� � ��i �}� � � v � �� � �� �� �� ���� � ���� � � �$� � � �� a � zr� � � €� ...naac.-0lr r.moR.wt rw�cxNr I . I i i � i � � . ':." �� �. . :..,..'..�. y ,-I i � i-; . r � � � J ~� �� �1 J ^ ' ' � � ��- y �� y .. 4�, .���� 1 .�• � � � �. _ ���� �''�r.�J� ���^ F`� �..�: �-f�,��." � �` '�'�..r-� �-+� �: . � ., � r � �`� � �~ �� rn � - . a-; �� i� � ; � ` �;��� ' �. —� � —`, ; �-. * � ��� � _ y�� � av � �: �- � f : �=.�,� � -��., �,� . — �- rn I , , � ti , •. rn r- �� ,�; �'' � i a � N_ _ �� 7� O } . ` . � -' � .Z -�-� - �_. ,Lr-��� � -"i " _ �, �.. ._4'i ��'� � { !--I-� � �f . �..N 1.-r- �,,.{^ � , �i `, , s�}7� . � ��F�'; '� � "1 � - 4t^: � �j� � ...1-l� �y-��t' ,�'�,.�,"�. r--t� � �� I��. .. � �--L_ �--C'� ,t;� } ' 7..,''�j.y��.-E-('' �-�'+� ' i -� 4 � I ..� is'� .. � 1 1 I F I �p� � /�waqc MR►i�Y_ MMIIIf� '_� . . ' � � / � I 1 I 1 f I � I I ( ��.,.�� I ( I_:a.. I I I .. � •'I`I. , � . � .. I';I., '. � I � �'I '• �,. .���� •' I � ;.:, ., �r.. . � � :. � � .� ::: �� ��: . ���� � � :��-. � - I � . : . : . i°,i:� :�.i,._r . �. i ' :s�.. �_ � � �� ,. : :.. � �:�...�_..�� ,, . � � � I � t.r��: . . .., .r... : b 4rn � I ,� -� .II ! ... . � ' �"' w.m.ra��cxu G I rrn .:..� _,, ,. i;:�•i. . � .: . i t;i °�t `. < � { � i _ � � � � � � ::i.�. , � . ���- o � z 1•�.,. .._,_ . .: . :� � � �-��- �. � � ��. � �.:I :: , � . , , . ,��.. ;. � � � �. : i�. :� � :f 3 ' .�.' .. � .. _ f � ` i x ❑ ..� x I I � i � �� I I i , urimv�l' ��oc:�• ORIRVI!�R AlUE DMC � z `��,�� CUSTON4 DESIGN F4R._. `�`� � � > �` � �:�.��- JOHNSQN RESIDENCE �s�c+N rr+e � � � �'�,,.�'�" _ on��MA rraNr�a wapu�— �p OFACE(15217�677DI I�(��� �'�'�.°..,'�"�. MI�INfTONKA,MAl 6��:�,�,.��""a' ,�" ."�m"�"Y' w,�,."9 NW'InWOl.3NNIW � � �r,�s hsa� � � ta�ty►c(ccd xw I uearfa ksal�o *,��„�'��o DNf JNl11S�Qpqui�0 s'+�.°br o 3�N3aIS3b NQSNHO� �'S"''�" � � �I�'�"� �. -��o� N�is�a wolsn� �� � � � �� �� �� .,� :,�-- F e - �,�,.r .� � �. � `� g� ,--------- ,,� , �- � � � � � , �� � � �; �� � �� �� aa � �� �i � �I i t � i � .xa,� � � --------� � � - .:,.>.�..�_ _ i 4 �-------- p � � h �� O � � � __ `,� U7�.aR�l_ f � � � �l .1 c .}�CI pq (`� Oi 70A• � ` ^ �or� I $ W � I a � V �- � - -- --, �. � � � � , . � I i��� 'b' n rr � � �� � � �, � � :� � � � - �5 h � y r b — y.p � � Q � j{ � i o p � � � � O f {�. o .� „� � i =_ �� � b �� _ i '. �. .' � i� � � � � �--- ,:.�� ----z--�.:- ,� �� .�a .�.� .�..a ac p� am r---���, uwa �i � w�rn � g ��> i Q �p � R fl / � � � r -- ti � � u—==, iirii � i � � � � �� �.� � � � iiiiti � � i i i i � �� �� � r �' iiiiii .�a � wr i i i . �� � rr" I d L� � �ny I I I I"K r——JL_ � �i y . , � ff� x i � 4� I �6 j�, � � � I � —_— � � � �� �J � � � _ i i i � g i J ��.. � i � ��a � � i i^ i i i .�, �� � ci i � I I I L � I I III �� p �I I 1-- I��� i��' III � i' `.�.�r � � I = I� II II �� rl (� ��i� ���� ��` II� � �s �.___�_� II I ` �\ 'j� i�i� �b m { ���� � * I I�E �� e j � '� -. �� � �I�� �� i -� - ' ��� �I r--------� ui �s � � � �� � �$ e � �� �rtg � � �e � �� '� , � 'j'j � ��� I I s1 � � � �� �8 � �� � 2��� �B �� 6 1� � ��\ ��� ��� �i r i ��r. i, � �� �� �� � ���� �� � � �� � � �� � �� ��.� �� � #� � � �i �j�s� �� �'���� 9f� 4� �� ��� �---- -- - ---� � � ����g��g �� ��� �s� ���� ���� �� AK -- � � �� �II�� � g� y� � p�G ��� �e� � � �g� �� ����� ���� ��Q�� �$�� � �� ������ ��. � ���� � °� ����e �r � ��� . �� �� �� z � � � ��������a�3 �� � �� � �� � �� � � a� �� I � �� B � � �� ��� .����� ��� ���� �� _ _�_�._ _ � ��� g�a� � a���� ������ ����� ��� � �€���i����� � � � �F <a -� �� �� �d�i R� � � ���� _ ��� �a���� ������ �� ��� � � � � � �y���� �� � ��� �ag�a�� a ������� � � � "1� � > t�� �"��� �g���>� � +� �$�3S 3 � ��� e�� i��� ��ga € � � a� �.�� R �04 ,e �� � �g�,�� � E � �w��� �� � �g�� � � ��� ��� g$��� A��i� •����� �� �j����� € a _ oe �rav r�ek• M• �g� ����i ���v� ��,i�� ��e� � � �� ���� � � - .R: " - ' N �� � �i� �� � k��� � �€�� �� � �� � � � � � �� i� ���,�\o � � � �� � � � � �� � � €� � � � ; � � � � � Y � �� �V' S'N Y• � � � � C� E �� rairarvwrc 7 �� ��� � . � �� � e e � �— wer xs` � Y � � � � I �� I S � * �----- ----- � , ` � $ � �(1!� 1 p � V y I �` � �% � Q� � ; � � � ���: �� �� � . � � � ���, :�� A �r I r+�s v . �__�a, , 'll r r----- QI � 71f � I � x � ! �� � � E a _�_-----------�----- "� � '� c f � �� �� � I I �� ------------------- � � Q I � ! f I � � I � I � I � e 1 L--------------�----- � uva• a r-- --------------------------'--------� j � � �� �..- __.� n4 � �--- i � � i � � r --►------------- --�t------------- � i ---- i � � � ) $ � r � I P� � y ri - / � F � m � 4 � r -� �`a' ma' � p1 _ _ � �_ �----sv----va=--- n � �� � ��� . O � Y� � � � R a i � r------- --- - . . -------- � � I --------- ^ I T� � !�T M V � � I x i i i � � i r � �--------------------1 i i i i i i i i i i � � I � I � � j I 1 � I � � I � � I � � I � � I � � I I � � � --------------- � � � I � I I I I 1 j I I I � � I I I I I l 1 �..------...-------� ------ L---- -..— --------- -------------_-� � oaxw+�r. muE o,�e x ��� CU570M DESICN FOR�. ��� ��.�� �_ �" � o ,��.�� J4HNSON RESIDENCE o�sr�re ,Mc �� � _ ����� `�/����y� ,,,1 ZO �er.�,._�� On�HA�IT1wtNNDNr�i� a""���o�.Yn M�4�IL 1 l/��1�l1�IYM'� OMCP(!$7����F��7K7701 � i FIML•wb�h.ledn eew ��p� W,� NW`V�IN013NNMf ��� cou�[ksd xvi I w[t�c hsd a�up ?�,� ���INq N�liWt1 Yly1N+0 — —3um�Q� � � ~ '~` H��s�° 3�N3aIS321 NOSNHpf ��"��� � �� ����; � � , �$'�"�r.� -�o� ��s�a wo.�sn� �---� ���, � �� �� --- _ -- __ ..`-- ✓ �� ��€€ ����g �� �� �� e ��� �a ��� € �e,��� ��� � � �� ��� �� �'���R�� a�j�� �� � ��� �� ��� � ���� o�`$�� ����� @��� ��� ��� �` ��� �� r�� ��� ��� I� � � � �� ����� ���� ���� ���� � � � , • �� 1 I �� �� ��x �� ��� p� � �� � � �� � s ���� ����� �E� R � � �o� ; I � x� ��� ������ � ��r�: �$��� � x ���t � _� �,� a�a��� ���€� ����� ��� �� � ��� � � �� � � � � � ��-.� �l � � Q �_ �� � �� �� z ° + -=� . X o � � y U ' O � � � � i i � � = I .l� � L � � � � . � � � � � � �� s m� � �� xi � � � �I � .��� f � .� x �: � � � A� .rx I O d � � � � � I � ' � I � �.. � I � , II , � � � ,�,� , � , r � � , . � , �- �, �, �-- + �.� . � ��,. ��. � �. � ���, , � . �" � . " „� , , ' , � �;. � � y � � � Z � � I � �7 � �� � o I � �� � � � p � �� �� � € � � � ��o � �D��� � � u9 �o��� � � � 8 ��' �' �� �� �� £ �'��� �� � _ ��� ������� �$ �� _ �� �a� �� �� � ����:� �� �� ����::� '� �` �� : - ; ' ' � i i � II � I � i I I 10M1CUaII .7Fi1tlralV .A��Y01WI LyYwIi1I ����+g MN`V)11�013MV1W ��:� � oorcy►t(csd xvi I m[cnt Kssl a�o +w s�� � ..,.�eflNa aNMld Ir11YN0 —• M �a �� �N� N9rs�a � 3�N3QIS32! NOSNHO( ~°'���"� c��'�'��,� -�o� N��s3a wo�sn� �'�� � � � �� �� �� ���� � ���3 � �� �� � ��� � �� o� p� �� ���� �� �� � � �� ��i� � �� �� . � � � � ----------------, �� �����< �Y� a��� ���� �� � � ������`�� ��� ���� ��� Q �� �; ��x �� :�F � � l4���� ������ ��Y �_i�` � � �� �� � # � t� � �� A� � ��� �y�� ����� ����p� � ��g � � �� o �I g� �����Y ��r� 'pg � � ��Qggyy �x�� J 8�� @���'� ��1���3 ��tl�� 4��� S�� li. - � 0� � � ----- ' � ----- a r � 9 ; z - � � � � ' i � � ; ; m i � ; !___--- ____E a (� ;------ ,= ; � � ; � a a ' � � � ; � °" '------ � � �' x � �� I z p ' � � � II � ;� � S I � • � � � � � � �, � W � I ` n � i v � L___Y�_J ��� � � J tl Q � � ��� � Wc i u� � �� ti� ' � ' z i� � , � � � I � � � -� � X � � I I� �- - , � � � w � W � � C� a `�� w �y..� '::�.�' ��':���II�II,�I� � �.`�i� , ", �� � t, . 1 � , < . .� � , _;. , < •:ti Sk�-• I . . . .• ' � . ' , � � � ��� , �� :A�: .� , � '�: _ � ` � ...- � J . •- _-. `- , •" • : . +; 4 r c � . . ' �.,.� , � ,,. �,.' , _ � . ��,.s• r , ' �;[�'��� f � �`�' � �„ �� � '� �9�'_'" :+ , y�'�i• ��� � ��,� � �a - - . ` � �, �-' :�{;: : z�,c - , a . ' t+ % �� x �, �' �' ' , t � . 3 . .. rv �• �,�4�'i#y.� �� Y . ' T''�@A � , � " � � , � .: � �/+� 't..: �` � . ��r;.�' i` .�� �1 '�F", � � s.� c� .� .�'' '^ * ;,j _ ^ '��M1�4.� ��_. � �: ��•;:� �{ �,. � � 7 ` � � r��� 1 �,a,. . . �" __�� ,�. . . _ �r :., � ... ,j �� • � � „ � < �o � ' � i�Y' a �'-" h�"'::.;. � . . � .. - - r �. '`"'���'',. . i � s� - � ;}� ��: 4 ��. �L-�'�� , �` �- v �q,C 4 � � � i �t t.'� it� . . ' . � ��4 ' .::d -,� '�n . . . .a � ...., . . . ti, �. �- '� ��.� .,.r� ���i� ����,�� . � r �, �. �:` . .. . ... •'; a . » s.' _. , . .w .. ,,,_'• .. :� ,.: ,� r . . . r _ . : M��{ .. . . d � ki� , � . � � i „ �r � . � , ... , ., � . �� . �. �� .. ... '�y-, . {��r� -..... ._. „� � � �, � r,. r'^,�< " � �� �A,?*. �, -,,� , ,�,,, _ --.n ' :� �s ' . `c t � � �,.__ � :� ���•�'�i�i:' r _ ��a- "�.+ �° �� � � • • ,� � � , . - � � , � . F . . . . -4.:��..,,ma+ , � � � �.,�; �{° �� r�;!���`� , , � � � d'� t $€< at 9 �e. �„�'._S, •},.. 3 ; � �• p � �< o- �. - .. . _,.. � , -.. . + � � i , 'w_ � � � ._.��....� — � ��--- � ��� �. _ � . � �.�..` � � �" � -- _ ;� _ _ •;� �`�, `� ' � }' �� � � :� �` ! � 't. .t: �� ,r�;. �- - � ; �,s� � � ;'�t:.. � ,A � ., '�', .�, :'�*. 5 � �"�= .. ,�,...'"t�` ,. • A• � - � �! �,� r 4rt_ � r:,:� �c ;�,- . . �.,. �� ��I .�+a� +R_ � . : �s-.�"��♦. y 1 • �� ?, c�—�'.1 _v.✓`• . .�.� F �'� � '���� •�. ..�. ��x�� � 4� ' � k�if., •� �� . �k �E V- j �. 1 1 � �. ,1 ��•, � _ Y �� �_ �''' _ � �-�r�, - � —'J � , . , . . > , � y� . � ... ' +,� . '• � �' � - '�•w+■e.�lir!� � # ..}- • _T._.t/'++' � � �� 1 �.� ��' _ �. - '. T- � D� +� - , . , � .�._ .w, . :. :.„ e'�: ,� , . .y , ' p. ' , i .' t _ "' ' �.,9� � A _ �.. . - � �' .. ... .. _ 4 . 1,��k. . •" ��- . - � s � . Y �� � •'��� , . ��� J L,� ' �: Tf -- . , ��� �, ; .� � ,ry"'p�� � �t ��_ � y � .��� � �� 3�`,"^h ' } -� j^ y � ti �f r � t � .r-�� F�' '�4. ��' y .� 'S. ,. if :# � �� a ' � � . +': �{5�.' ��� � ��, i I . / m � ` ,�� t--�J � t _ ... ,_,� � �x.,� ,. � .��.:- . , �� �,� �' .�� ��Y ,��'�A� t � ,� � �, - •� . � . > x � ; . "_: � . � . . . r, , ; , �� �' �'�'� +�a� . � �,s _ ` , �� �, t ;y o ��¢`'�_ - �s _ ttt ,� � �'' _r ;,• �,f � `ti� ��"�"" _'� . ��� �°'. _, � , t, =� � . r + � �.���� ';tiY4�� - � _ � '� , F�L,c ! ' . a'' 1 ��� � �s.R - « s¢t h' � � ������4 �le� S.�"F-� b1 •'� r .:�* t� `,� ` � �� : . • ,+ k ,, . �-�'V5,'' � �• ( �' 1' � � ;� � '�� r i � '"���,t.�'��K', t, 1 : . { I: �l � . �� ; �°x� � — � 1 I����i r '��" � �S�` . ii I � �.r . �f�� '+ I • .�: y II � Y �, � . ## � r �II ![ � � "j '� � ��d *1M 'r. at ' , �� � r�A $• 9,.a � �, �}'.. � � ��� �p �k� � ��, - ;'.� � , .�/��A,._ ; � , �"as -. '• ' � - +� � � , .r�� . � t� ••�-- ,�4~ >$.:. � '� � � ,�.r ..� i. . �'�� f.��.� � ��� � '�' �at � � �� � . �� , � y • S,� ��i��,�w.,�_� MI � �� # - , RR �• r� # ''� �_�� 4 � • E,.,. r � 1 v� � �:�, - - �aM4-, ' . . '' f �; ' �y" • � : . } r , � � f"{ � , \ �•. . ,�,— �C�i . � �; . S r -�..a� �' 1 � :1.. ��.' �¢¢ �aR °�.".'k +,��, 3 ,'s �, i��I � � � � ik.����,- 'ro'�' � ..� � j� ��1''= ' t . `I�i i� n: �. '�^'x x �"'^�' �g �` j -� ,�a s �' ; � , � ��� ,,,: P, ' (' , � tt ''^ > `� �y��,�. f� ♦ 1 r � . , . �,_. ,. _ , i j � , a ,t ' �'' ,t� + s: ,; �,4' t� r � :, '.r . j ,� � 4 r,��, � � � "�` � '� �� ��� � . � ,' � , ' 'r _ k ._�,,.-. _ � �� - � � �" � ��� ' #i���. ,r,; .:. ;:;, :"` �' ,{ ��r t. . �„�, .� - ��. � � r;°�� . �' "i�C`�!�. r� -,��- _ �: �x ns� ,� - ,,�,�,.: ' ,•,c=d�!'•��i , . ;__,.ar� ��Ml�i�l i �'��,' • �,�/ t. ��`At� � �33 :.': '.+�� . ..._.� . ���"*. �-'. � :� :-.r r- • =.^-«. ,' ',� ' '�-- ,... . ,� "�`-•�l.=r � i = •t.s,.s vw. .`�j_ :::�+ � 'v' ' .� M ��r, -. ��t' S � i' . � � -.`,.�+:`'y'' `� • s � ? ,t^ .e..' I Q � ',��� � �,' ' , . :i. �',�° � �:: �'t;�, �ti: �r�� _�� � _ �- � ,' �:t I ,�t �, ; "� � i�� Y , i� . .� ,�II , � � � .,�„� � ,4 • s .;'" � +N,. T�: •�.: ._ _ � � � � � r .�.� � R » .'.sr' f .a�� � • �� « �x, ',.. � s�",�'� t � � � � � :` +r i �'� ir ��` • � 1 � �' 'j I'IH�, � � � `� �" «y y ��. �`,�� • . u"i 'y�,��i � 4� w � �# }� :��� �� �'��r� �� ����" � ����`� � .ax��... �y,a���. 7a 11' +�. � . '��� . _ . ,� t � . �'� ## ,.���a�"� '+, �.. . . "�asM�.. � }�. ' `-.,x�,a`��. ' T +� . � � - `*�s. .x r•� ... ,4�, . +1.� ' �� � .�' ," .w�, � ;�, ;�� � �� t =;. , , �;� :;� ,� ��� � �. . �} .��.�� `� �� _ ` � 9� , '��'� � .,����{r, �� x x � �� ��;� °+'�., :» � �1; ;�.'�r .��� x�t �i� `:'�� e�. � - . ��, �,.. � � *�i ' �r� r '�.'� �. �;�_,� ;,.. � � � '� ! � +�ry; � � : .+qi ► ' � � � � ,. , ,��"s� 's. � # � '�� .� � .'1 �'/�i�# �� � _ , t f , � �. ��. e� �.S �'�r�� § � "" ; �i�!.� �� ¢�, � �� � � � �",�„``''� n� n r�.� , .� - �.� � � t�.�< � �,,,,� r� , . , s - � , �: ; � ; k <= � y�y � „ �, � :::�' _ � � ' ��r • �y � ���.,` � � ,,,„ , , ... . , � � .� .. � . � ,�+ E �,��;� r y � g� �� ' a � �' � 1��� # � �V-�Y�' - .. �',�e � '� �. . � � �;� A � .y���t '� 5�""4' � ,: � ) ��" � . . � � lf`� � h S i � - , ,� �rt�� � � � _ �� � ��� ,�� � �- ���" #'�a� � � ��'4``� �` � � :+�'' t'� a F»�. � .�,�y�x,� ��' ��'� �' �; �+ � �, «� � s : ,«,a � � �,.*� �j�',�"X" �I. s � � -��� � � �� 5�: � . . �".�s� ��� �* � � .. . � . . �� �, � y �'.-F s y � � '� ,�: j iw,, s . . � � . . . . .' � 'a' r � . � ..f '� . . . . �: , . r a ,, ; a � . . � . � . r� . � . „� "'�`� '�'� �- � � � ��.�� " �4 � �or�.T�'��' �f '��}� .� •g �[.�.]� .` '.�.,� �'+ �.y ; # .��i����'p,�Al�'�� . y w . . v ..: � . � ,« ,�'�,� A ' ' :_� f����. a��,' .7�. 'A ��r µ a n a s-� -r .. �€ _ ��`Y�..�' � �� � 5'�i ..�"� ��. # � h �;::� 'f � . '�4 � „ ���. � � a f !-_' � � �.�s`�.� a. . � � , � . .. . . �I� ,,' ��s. � +� �. '«w ,.r"'^� * �. . . .� . . '� '1�. � �t � . . � . � �..�9�Y��+� �� ., ' w�( ��, ` • • � � t + � . ... , .�.� ' .� ' . .._... �' ' ' , . � �.;��: � N i ��-�"�a 1 .�.� z'•. ., �. -- � -- _.. .._ ._ -- i ; � } rs ►# ��� � � �"� ' �� , �� +;. .� A� f I ��" \ G��' . �. 1 � �p e• s �� �'CESHOQ'�' '� .,i: t:� �� �� a � *�"'u�t y� k , ��' � .' 0. 4t. ;� �, �` � s ,�� legend � i+-�,�� e,5��� i���� r i��i�i t Ih-.� u,�f �'� �F...6�,� � � �� �t * . , '"� � Ra�iroad , � .t � "�� ,�� rity l.imits � � .. � � . � ��� � �� � �, f'arcels(3 1•2€}1S} �.` ��z a T 4�;�*��' � � z��, k �C d.` Y`� � � � � "• ����4 - ;� � � �"� � � � : � � � i �� I �� J � , ' j� � : �s , : � �, � r ��. - s � �. x �. , 4 '�' ,��� , '� �4,� t • �� ` r n �s �� ��' � �. �. ��.. y . �'� �. 4,5. t �.5� �1�� � � ._. ,. .. �� ..j � � _ ��, `; ' �'y t�'"� � � �.� , � �i. � � � ���R� � � „�M 1 � :' �� i •r�- a `� " �`,:0: ,� �I��'����' ' ;� r z; �`?�� ,� � ' :, � . . . o �� $�. 4 � DiJwnei � , ___ _ __-__ _ r I - .. _ , ,1� K . ^e��'.11.-a.u,r�i�lr�.-nii�. .�� 1 +�.1 nb...�la��.,.. rM1.� � U 91(eet � I rr � n�-n 'e ro. � v: iddli. � �.ti � ry..w�i .M♦ .tl or.� �-� � ' � A r.�r.-I 4a�w-,r�n� .n r �� � i��. �eu.v� .� i. .����ru�e�.a.nn� - .I I _ . .. .,....M�� ._,w�..� �. !J EO�'Lvn K Mer.l,�rt VYeG G�5 nf 1 1/.0 14 4 14 AM .F,� .. ... �rono, MN Code of Ordinances Page 1 of 2 , PC Exhibit G Sec.78-1217.-Clauification of public waters. The puhlic waters of[he tiry have been classified 6elow consistertt with tfie Criteria found in Minnesota Regulations,part 6120330Q,end the protetted waters!nverttory map tor the county: OHWL Protected (feet� waters Inventory I.D.# (1) Natura!£nvironment(NE)lakes Lake Classen 974.5 I 162-P j Dickey lake 985.5 161-W French lake(South Basin only) 930.0 14o-P Lydiard l.�ke 970.9 159-P Lake Katrina — 154-P I WoEsfeld Lake(Medina) — � 157-P (2) � Rea�eationol Development(RD)lakes i Long Lake 944.3 160-P Mooney Lake 988.0 134-P Ta nager Lake 929.4 141-P Hadley Lake(Plymouth) 961.4 109-P (3) General Development(GD)lakes Forest Lake 929.4 139-P Lake Minnetonka 929.4 133-P (4) Trtbutorystreams � From To Tributary Name Sec. I TWP I R Sec. TWp R a. Long Lake Creek 35(Basin 160P) 11 S 23 10(Basin 141 P) 117 23 b. "Wolsfeld"Creek 27(City Limit) 118 23 26(Basin 160P} 118 23 c. I Tributary to Wolsfeld Creek 26(City Limit) 118 23 27 118 23 from Holy Name Lake d. Ditkeys l.ake Creek 27(Basin 161 P) 118 23 34(Basin 160P) 118 23 e. Stubbs Bay Cfeek I 32(Basin 162P) 118 23 5(Basin 133P) 117 23 � f. Palnter's Creek 3Q(Basin 154P) 118 23 �.(City Limit) I 178 23 (Ord.No.101 2r.d series,4 1{70.56(7)),2-241992;Ord.No.127 2nd series,§5,7-11•?994) Sec.7&1279.-Placement of s[ructures on lots. When more than one setback appifes to a s;te,structures and fadllties must be�acated to meet all setbacks.Structures shall be located as follows: (1) Structure ond on-slte sewerage system setbacks(!n feet)from ordlnory hlgh woter/evel: about:blank 6/11/2015 Orono, MN Code of Ordinances Pa�e 2 of,2 Setbacks I �I __ __ . .._.,. __ _ Sewage Public water Structure � 7reatment � Classification Unsewered ', Sewered System ' ' NE I 150 150 150 � i RD I 100 75 i 75 i GD 75 � 75 I 75 Tributary 100 � 75 ; 75 (2) Addrb'onal structure serbacks.The follow;ng add'tlor,al structure sethacks apply,regard:ess of the class�fi�a#ion of tne water body: Setbackfrom: Setback pn feet) Top of bluff �g Unplatted cemetery � �g j I _Right_of-way line of federal,state or county highway and local public and prlvate roads � _ �Q� � * EzCept for detached garages on lakeshore lots as regulated in sectlon 78-1435 and except for struc[ures subf ect to less restrittive side yard adjacent w street setbacks as regulated;n tf�e varlous zoning distric�. {3) 81uJJlmpactzones.Structures and accessoryfacilities,except stairways,landings and lock boxes,must not be placed within 61uffi impatt mnes. {4) Uses without water�orientrd needs.Uses without water-oriented needs must be located on lots or parcels without publ�c waters f;�ontage,or,:f located or.lots or parcels wlth publlc waters hontage,must eitf�er be set 6ack double the normal ordinary high water level setback or be subscantially streened from viewfrom the water byvegetatlon or Wpogrephy,assuming summer,leaf-on conditions. (5) Fences,docks�retolning waJh.No fence shail be placed within the shore setbadc zone.PorOons of dock located landward of the OHWL shall be considered as a landing,subJect ko the regulatlons for landings per secilon 7&12E2.Retaining wa?Is shall not be placed wlthln the shore setback zone. (b� Average lokeshore setbacJc.No prindpa{or accessory structure shall be located closer to the lakeshore than the average distance from th.e shoreilne of existing residence buildings on adjacent lots;except thatth]s does not apply to stafrways,liRs,lar.dings,lockboxes,flagpoles and pump houses. Further,tfie average lakeshore setbacK shal�apply onlyto classifled lakes and shall not applyto trlbu[artes.The average lakeshore setbadc'ine shall be a str�aight line connecting the mast lakeward protruslons oithe resider.ce buildings or rhe immediately adjacert;akeshore;ots. a. In Instances where the average lakeshore setbatk can not be met,adm?nistrative approval may be grar�ted at the discretipr,of the planning director provided no lake v'.ews of an adJacent lakeshore lot are obstr�cted and adjacent neighbo�s provide written approval. (�rd.No.?D1 2nd series,§1{10,56(1fi)(C)),2-24-1992;ord.No.ti 1 3rd sertes,§1,5-242D04;O!d.No.106 3rd sertes,�28,Fr10-2013) about:blank �I� t/��15 _, Hennepin County Locate & Notify Map pCExhibitH Provided By: Resident and Real Estate Services Department Date: 5/19/20'i5 �, + �� ,1 �1$� � 1-117-23-22 r.n---- 11-117-23-21 ,�..-�"� �-�� !13) � �� . 11� 4 � �� , � �,o� ; , iis µ',� � ' 1t�} ��� ( i� � ��^1 ' ,� ��, '11-1 t7-23-?3 � J�� 11-1 T-23-21 , ,, �,, � - � , .- '� 4 ♦ - ��' � i��'j � �� 11-117-23-22 11�-117-23-21 Buffer Size: i 50 feet o 30 60 12o ft Map Comments: � ' ` ' � ' ' ' � 1432 SHQRELINE DRNE oRonio,MN 55391 RECEIVED For more infomietion oonted: PIDAt 11-117-23-22-0014 Hennepin Courtty GIS Dfvlslon 300 Bth Street South ��Y ;? � �n?� Minneapolis,MN 55487 gis.info�hen nepin.us cmr oF oauNo � � � � � . . . RNV DATE:OS/l�/2015 HENNF.Pu11 COUNTY pROPERTY I�TFORMATION SYBTEM(PROPERTY OR7�'ER$LIS1� PAGE:1 38 11-117-23 22 0004 EOF INVES'i'MENI'S LLC ' 1440 SHOREI.lNB DR EAF INVESTMEN'CS LLC 10 SOUTH STH ST�110 MII�AVEAPOIdS MN SS402 38 I 1-117-23 22 0005 EOF WVESTMEN7'S LLC 1442 SHORFLINb DR EOF 1NVES'i'MEN75 LLC 10 SOiTCH STH ST#110 �fIIQTiHAPOLI3 MN 55402 36 11-117-Z3 22 0010 BOF INV8377vi}?NTS I.[.0 38 ADDRSSS UNAS3IC3NHD flOF IN VESTMENfS LLC IOSTHSTS#110 MII�hTBAPOLi3 MN 55402 38 l 1-117-23 22 0014 L fi&J L BORN 7RUSTfiE3 I432 SHORES.TNE DR JOYCfi L SORN 10036 NfiW'I�ON AVE S pI43 HTAOMWGTON MN 55431 38 !1-117-23 2Z 0015 S D FELDS}TON 8c A G FELI)9HON 1420 SHORELINE DR S DAVID F6IASHON MD ARCE[6L.LE GEORGIOU MD 1420 9iORfi1.TN&DR WAYZATA MN 55391 38 11-117-23 22 0017 EOF INVSS7'!�Tf3 LLC 1444 SHORII,INH DR HOF INVESTMFiN7'S LLC i05TH9T3#1t0 MINNEAPOLiS MN 55402 I CERTIFY THAT THE FACTS REPRESPd�TED ARE AN qCCURpTE AND TRUE REPRFiSENTATION OF INFORMATION AS IT APPEARS THIS DATE ON 7H&RECORDS OF THE FIENNEPIN COUN'I'Y RESIDBN'f AND REAL ESTATE SERVTCfiS DEPARTMENT. DATB: � \� i� HY: � G— R�CEIVED MAY 2 020i5 C17�1'OF ORONO � 371� 5 Date Applitation Received: 05/20/i5 Date Application Consfdereci as Complete: 05/20/15 6d-Day Revlew Peri�Ezpires: W/19/15 To: Chair Leskinen and Planning Commission Members Jessica Loftus,City Administrator From: Melanie Curtis, Planne Date: 9 June 2015 `� SubJect: #15-3746,James Hillier, 1224 Briar Street Variances Public Hearing ----------------------------------------------------------------------------------- Zoning Distritt:RR-16, One Family Rural Residential, 2-acres/200'width Lot Area: 10,5p0 square feet(0.24 acre) Lot INidth: 75 feet Appllcatlon Summary: The app(icant is requesting rear and side setback variances to allow canstruction of a new residence to be situated 31.5 feet from the rear lot line where a 50 foot setback is required; 13.2 feet from the south side lot line and 10.3 feet from the north side lot fine where 30-#oot setbacks are required. lot area and lot width variances are also requested. Staff Recommendation: Planning Department Staff recommends approval of the variances. Pertinent Zoning Ordinance Sections Sec. 78-420.Area,height, Iot width and yord requirements. List of Exhibits Exhi6rt A. Application Exhibit 8. Practical Dift'iculties Form Exhr'bir C. Proposed Survey Fxhibit D. Buildable Envelope Exhibit Exhibit E. Proposed Plans and Elevations Exhibit F. Submitted Hardcover Calculations Fxhfhlt G. Aerial Photas Exhibrt H. Site Photos Fxhfbrt 1. Property Owners List Fxhibitl. Plat Map Background The subject property is approximately 1/4 acre in area and is located within the RR-1B, rural residential district which requires a minimum of 2 acres. The applicant is prflposing to construct a new single family home on the property and is requesting Iot area, lot width, rear yard and side yard setback variances in order to do so. The properly is 10,500 square feet or 0.24 acre in area and is 75 feet in width where �.0 acres in area and 200 feet in width are required. The home is praposed to meet the front yard setback at 57 feet. The applicant is proposing setbacks of 31.5 feet from the rear lot line where a 50 foot setback is required; and 13.2 feet fram the south side !4t fine and 10.3 feet from the north side lot line where 30-foot setbacks are required. FILE#15-3746 9 June 2015 Page 2 of 4 The City's Engineer has re�iewed the plans and faund no insurmountable issues with the proposal; an in depth review will be conducted at the time af the buiiding permft. ------------------------------------------------------------------------------------ LOT ANALYSIS WtJRSHEET Lot Area/Width: RR-1B Lot Area Lot Width Required 87,120 s.f. (2 acres) 200' Actual 10,500 s.f. (0.24 acre) 75' Setbacks: RR-1B Required Proposed I Front 50' S7.6' Rear 50' 31.5' North Side 30' 10.3' South Side 30' 13.2' Structural Covera�e: Total Lot Area 7otal Strurtural Coverage 10,500 s.f. (0.24 acre) Allowed: 1,575 s.f. (15%) Proposed: 1,477 s.f. (14�) Hardcover Calcutations: Stormwater Overlay District Total Area in Zone Allowed Hardcover Proposed Hardcaver Tier Tier 2 10,500 s.f. 3,150 s.f. 2,399 s.f. (30 9b) (22.896) ------------------------------------------------------------------------------------ Lot Area/Lot�dth Variances Zoning Code Section 78-72 provides options for the redevelopment of lots which do not meet the minimum area or width requirements for the respective zoning district. Substandard properties within the Shoreland Overlay District, like the subject lot, are able to be redeveloped without variances if specific standards are met; such as: 1. All setback requirements can be met; 2. A Type 1 sewage treatment system consistent with Minnesota Rules, chapter 7080, can be installed or the lot is connected to a public sewer;and 3. The impervious surFace coverage meets afl hardcover location and square footage restrictions af this chapter and the total square footage of hardcover does not exceed 25 percent of the entire lot area. 4. All other zoning district standards can be met. The applicant's property cannot conform to # 1 above therefore, lot area and width variances are required in order ta redevelop the property. Because the property is not subject to Section 78-72 the Tier 2 hardcover limitations can be applied. Setback Variances The small lot size and the 50- and 3D-foot required setbacks within the RR-B district result in a 15' x 40' buildable envelope. Setback variances are necessary in order to build a reasonably FILE#15-37,46 9 June 2015 Page 3 M 4 sized home on the property. The new home will be set at a similar setback from the road as existing allowing for an open frant yard area. The proposed setback of 31.5 feet from the rear for the garage portion of the hame still affords adequate open space between the proposed home and the neighboring home to the east. Pertinent Authority In reviewing applications for variance, the Planning Commission shall consider the effect of the praposed va�iance upon the health, safety and welfare of the community, existing and anticipated traffic conditions, light and air, danger of fire, risk to the public safety,and the effect on values of property in the surrounding area. The Planning Commission shall consider recommending approval far variances ftom the literal provisions of the Zoning Code in instances where their strict enforcement would cause practical difficulties because of circumstances unique to the indivldual property under consideration, and shall recammend appro�al only when it is demonstrated that such actions wiil be in keeping with ttte spirit and intent of the Orono Zoning Code. Economic considerations alone do not canstitute practical difficulties. Practical difficulties also include but are not limited to inadequate access to direct sunlight fot solar energy systems. Variances shall be granted for earth-sheltered construction as defined in Minn. Stat. § 216C.06, subd. 2, when in harmony with this chapter. The board or the cot�ncfl may not permit as a variance any use that is not permitted under this chapter for property in the zone where the afFected person's land is located.The board or council may permit as a variance the temporary use of a one-family dwelling as a two-family dwelling. According to MN �452.537 Subd. 6(2�variances shall only be permitted when: 1. The variance is in harmony with the general intent and purpose of the Ordinance. 2. The variance is consistent with the comprehensive plan. 3. The applicant establishes that the�e are practical difficulties a. The property owner proposes tn use the property in a reasonable manner not permitted by tF�e official controls; b. There are circumstances unique to the property not created by the Eandowner; and c. The variance will not alter the essential character of the locality. Additionally City Code 78-123 provides additional parameters within which a variance may be granted as follows; 4. The special conditions applying to the structure or Iand in question are peculiar to such property or immediately adjoining property. 5. The conditions do not apply ger�erally to other land or structures in the district in which the land is located. 6. 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 will nat in any way impair health,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 Documentation Form attached as Exhibit B, and should be asked for additional testimany regarding the application. FILE#15-3746 9 June 2015 Page 4 of 4 Practical Difficultles Analysis Staff finds practical difficulties exist to s�pport redevelopment of this property, such as the substandard lot area and width are not the result of actions by the landowner; the appiicant is proposing to construct a new single family home which is reasonable and consistent with the comprehensive plan. The hardcover and structural coverage proposed meet the requirements of the Zoning code. Granting rear and side setback variances in addition to the lot area and lot width variances to rede�elop this property wifl not merely serve as a convenience to the applicant. The proposed home and setbacks appear to be consistent with the goals of the comprehensive plan; fit the character of the neighborhaod; and do not appear to adversely impact adjacent properties. Issues for Consideration 1. Does the Planning Commission find that that the property owner proposes to use the subject property in a reasonabfe manner which is not permitted by an official control? Are the proposed setbacks reasonable? 2. Does the Planning Commission find that the variances, if granted, will not alter the essential character of the neighborhaod? 3. Does the Commission find it necessary ta impose conditions in order ta mitigate the impacts created by the granting of the requested variances? 4. Are the�e any other issues or concerns with this application? Staff Recommendation Planning Staff recommends approval of the requested lot area, lot width, side setback and rear setback variances in orderto redevelop the subject property. PC Exhibit A Ci�r oF ORoNo VARlANCE APPLICATION Street Address: Application# Jr-3/~ � '�,Q�O 2750 Kelley Parkway Date Received: S�d-/S^ Orono, MN 55356 Staff: Main: 952-249�600 Fee: $700 ,�, �, fax: 952-249-4616 Renewal: $35Q '��, Gti MailrngAddress: After-the-fact: $1,400 Double Fee t,� �4�, P.O. 8ox 66 Escrow Fee: $700/$2,500 x�SK� Crystal Bay, MN 55323-0066 This application form must be compfeted in full. Applicant will be notified within 15 days as to the status of the applica�on. Incomplete applicattons will not be placed on Planning Comrnission Agend�s. PROPERTY INFORMATION: Site Address: f,2� �- � R+f�R ST , 0�2 0�o , �� ,�39 k Property Identification Number(PIN): /��/� _ 2 .. _ c�d Date Property Acquired (monthtyear}: (P ❑ Yes, I own #he adjacent parcels. Zoning District: �R l � APPLICANT INFORMATION: {Complete iega! names and marital status�equired far each interested party) Name: �' �it� .T�.,..L� �N�sZSot� V�kr►�Q�Q.e��' Phone: �ti �. - ��q _ �4.y.. R+ Alternate one: (�,�� 9�(�, — (a,_,c��. Complete Address: � ?_a...�- �R��R �T. �tZoN a �lt� �3�' / City, State 8�ZIP � Email: ��m . �, � �- 1. Co m Fax: N � #� OWNER INFORMATION; (Comp e legal names and marital status required for each interested party) Name: �m�s �, �u��R, Phone � �- g�9 _ ��-y- Alternate Phone: Complete Address: a R� �Q, ST' � City, State &ZIP bN o �� Email: V�vn - +t��-ct^ � r�e..`�1.v��1.. c a n-. Fax: � DESCRlPTION OF REQUEST: � Describe the request in detail (attach additional sheets if necessary): S tDt 22� S�-'�- �R--- t��--3� SE� �Q. �- i i (�e� S��tck..._ � � T �o i _ �1t�.�,t's'. - - - -- ��E� a Packst Last Updated.' Januery 2015 f.,:' �-" � � 7 � � C1TY OF ORO NO ^--- .. REQUfRED SUBMITTALS: A!I of the following information must be submitted by the applicatfon deadline date in order for your application to be processed. ' „ ;. �� -•� :; =,, f .:: ,� .� :� � _� � t ����� � •�,+�� . . �.. C: ! � � V{ -,f Y..�r .F t �`M L,�.�.(4� .*l.. . �.. � ❑ Varlance A lication Fee t7 �s w re�et��r�t,:s �d'�r�d�s� ❑ Pre-A lication Form , , a� - . -��r`1�t� . 1 �tic���rar� ,, ; ,_y. � ; ❑ Practical Difficulties Form ���ed Pr� byVne;rs�sf . . . ❑ Surve meetin ALL re uirements + _- . . . , , :,. " : , t7 firo - d iar�s �.;., .. ' .` .. " ❑ Hardcover Calculations . _.. . . . . � 8r�` �'�'��tlu�ti�ir�fr� O Minnehaha Creek Watershed District(MCWD) Permit or Documentation from MCWD statin no ermit is re uired � . �# a�ent°P, ert' wrvei� �tl�d �etat , . ❑ Data Privac Adviso Form APPLICANT AND/OR OWNER: • Agree to provide all information required or requested by the Planning Department, • Agree to pay additional fees (staff time not covered in the original fee payment) and/or consultant expenses incurred in review of this application, and • Certify that the inforrnation supplied is true and conect to the best of his/her knowledge. The appUcant and owner recagnize that they are solely responsible for submitting a complete appfication being aware that upon fallure to do so, the staff has no alternative but to reject it untll it is complete or to recammend the request for denial of the request re�ardless of its potential merit. • Acknowledge the Escrow Agreement is completed and signed. • The Owner hereby acknowledges and agrees to this application and further autharizes reasonabie errtry onto the property by City Staff, consultants, agents, Commission and Council Members for purposes of investigation and verification of this request. . Applicant andlor Owner acknowledge they must be present at all schedufed revfew meetings of the Planning Commission and Councll. If an applicant and/or owner is unable to attend a scheduled meeting, please make arrangements to have an authorized representative attend in place of the appiicant/owner and advise the City Pla�ner assigned to your ject. ApplicanYs Signature: Date: ,� J Applicant's Signature: Date: �3 /� Owner's Signature: Date: � � �� Owner's Signature: Date: RECEIVED Packef Lasf Updsted: January 201 b M AY 2 Q ZO i 5 Pa� 'Z � 37 � b �,*� �!� CITY OF ORONO PC Exhibit 8 PRACTICAL D1FFICULTIES DOCUMENTATI�N FORM This form is a required submittal for ALL variance appficatians. An application will not be considered compJete or placsd on any meeting agendas until this form is complete and submitted to the City. Minnesota State Stafutes Sectlon 462,357, Subdivlslon 6(2) requires that practical difficulties be demonstrated in order for a varianoe to be granted_ The difficultfes must be unique to the praperty as variancss run with the land and not the land owner. Personal and economic situafions are Rof considered valid practical dif�cultles. fn order for an application to be heard by the Planning Commission and City Councfl practical dlfficulties having merit must be demonsbrated. HOW DO I PROVE A PRACTICAI., DIFFICULTY? This form has 12 points outlining the basis City staff uses to determine if practical dif�culties exist and how the varianc:e will affect the surrounding community. To prove prac�cal difficulties, address alE the relevant points listed below ar�d answer them as clearly as possible. Since you are requesting the code excepUon, you have the burden ef proving that the variance is Justified. The irtfoRnation the Clty receives is what is used in determining a denial or approval recommendation. tf you leave something out it will not be considered. Please address each of the twelve practical diffkulties crrterfa as they relate to fhe request, if they do nof appty, write N/A in the space provided: 1. "The property owRer proposes to use the property in a reasonable manner not permitted by the Zaning Chapter." �,.,oT 1 s .C,_ s� �eQ_.Es 2. "The plight of the landowner is due to circumstances unique to his property not created by the lan owner.° � �N l s R.o s r t�lt� � v..�L� � S�K �, -o < ee�,s . 3. "The variance, if granted, will not alter the essential character of the locality." S P� ( To u�� t�7� �K 6 C.E � r ►tie� '"T�1-�-r o �Q Li �'t=� O 4. "Economic considerations alone do not constitute practical difficulties if reasonable use for the property exists uncfer the terms of the Zoning Chapter." , / �� fV ._. � - 5. °Practical difficulties include, but are not Ilmited to, inadequate access to dlrect sunligfit for solar energy systems. Variances shaU be granted for earth sheltered constructlon as deffned in Minnesota Statutes, Section 116J.Q6, Subd. 2, when in harmony with this Chapter.° �/ /v 6. "The Board of Appeals and Adjustments or the Council may not permit as a variance any use that is not ailowed uncler this Cf�apter for property in the zone where the affected person's land is iocated.° RECEIVED MAY 2 0 2�15 Pscket Lasf Llpda[ed: January 2015 �,;s �� Page 16 � ./ � � � �i N��R�O i,r X-- 7. The Board or Council may permit as a variance the temporary use of a one-famEly dwelling as a two-family dwelling." 8. "The special conditions appiying to the stn�cture or land in question are pecutiar to such property or immediately adjoining property." 9. "The conditions do not apply generally to other d or structures in the district in which said land is iocated." 14. °The granting of the application is necessary for the preservation and enjoyment of a substantial property right of the appficant.° S ��P�-R-.-r lS D wNER..-S t�.t im� q�, 11. "The granting of the proposed variance will not in any way impair health, safety, comfort, morals, or in any other respect be contrary to the intent of the Zoning Code.' w 1,., 12. "The granting of such variance will not merefy serve as a convenfence to the applicant, but is necessary to alleviate demonstrable difficulty." �S Practical Difficultlss Statement Should you feel the pracfical difFiculties cannot fully be described in the above criteria, describe the practical difficulties preverrting compliance with Zoning Ordinance requirements in the following lines (attach additional sheets if necessary}: O� ,�R-S LdT t S -� �,�,CR� s ��� r�N e�s -� � 5�-�--���k R�CEIVED MAY 2 p.��15 Packef Lasf Updafed.- January 2015 r'Y #`ti. Pege �� � � � � � CI'TYOF�RONO ..: ;� ,.: � � .�►.t.�. �� In�i .L .� Z ,�. IN LCJTS 16 8c 1 "7, BLOCK � 2, MAXWELL'� HENNEPIN CaUNTY, � � -: 5o N � : �:� (952.5) ,_�_.__��'< � � ti-� MMN�OiOLE "^" �_�.s_.___..._._,_��`.�.__s � t / EXISTlNG �t——--—.—. / HOUSE �� I �tz�2 � I � / �61 w �) o � f °• � �!i � �' -----.S 89° 18' 4?t'' E � . 'PROPOSED WALL 40. " I � cH} 1 0�- -F. (�) --I- ' / `� ! LOT CORI�Eft /. W •' ��"R3 FALLS N F�A10E '� i� E� �- .r. �'�' /r-. W c� � a ��� 5 . '� ";: �'; ''�. : •-• '• `� : �: . � . ; ••. . � , o � ; .ti�; o �,z ; � � � . 5 21A � �'" '31.5'-� I� � PROPOSED � `–� �q �,s � 'N / / � � °� � DRNEWAY /-' � tB� N �.� ;_10 : � / � � -----� --�.�_ � W W D / � ��-�-�................ •---- ���� _,.__ , � � ��s � � �j � � � / .. � � : PROPOSED a5 � � S n� � : � � � - �� ��, '��•t , a,� (A) HOUSE � 96 r� H� � ,�� � w� �1224 � � .•+ .; O F; (� �C` � n E�� HOUSE �� / e� • • � ' • • . , � • �� � �. �tovE� o . ... •,� - �� ; : � ----....�. .'::-:.._ ._,._�s�......................... .� D z,.� �----� -- o o �9 .� � z �'•�• % c�: �- � � � ; � F�BLACKTOP ,� � ;� / .� �: � � WOOD ;T� ROADWAY <� �� ¢ .� p (esa� _�„ m FOUI�d SPIKE 0.3••-.. �, � p (sat.e) :. � � x SOl1TH OF LOT COR. � .._..... N 09j��4Z�� �Y -- — g � 40.0� ��-fi / / y�..�s+�.�� A r —�' ��{ n / f i i� �'� i � � � .�~ �—��� � � f-.. IN L4TS 16 8c 17, BLCJCK 2, MAXWELL' S AI '��k�, ;, ..., HENNEPIN CaUNT�, MIN 50 ''"': �«-� � '�`!' (952.5) ———.__ � .� I �'"'! � , � :.. / ISTIfJG �"�._�.`—.,� ��"_.�. / ����, H��2 I �'`� • �':, � b �I A ---.....S CJ 9� � 8 r 4� E '� _ , PROPOSED WALL N I � �� -�. � :� ,� ��> � 40.00-- .;. f ,, LOT CORNER /� W �/ i�� E— .� FAlLS N F�p10E W = � . �����. � �N�E 56 ,� :o "'' � �'.' s�-j :• << : o --' ' �; �,� LN} �--�' ' -- --. � �, ; ._ • o � . � 5 2�.0 -'=3f:s'o�-- � �I � � / PROPOSED '' �� �, �' N � Ln � � / DRIVEWAY /-� N `` o ;to : : / � .__ _._, • � i --- --- -= ' w W .. �.__ __._� / / � • ---.. �� � ...-----�� "�, ` // --- ------ t4s � 'S.S / / � � r� ---- E _ / � r � � r'• � � • �- / ��.ti �t". / A � .,6 � � F—� � ' / w p .�aT � � � � f� n S NG HOU g,Z� ' � '�t ': � ' 7 BE R �`"' . � O �"••.� ��• �C� ' 'n---- ---- ��� � _ � : � --- ---'-- f� C • !'�T � ..----- --•--� �- //-----------•--•---------- - � o Q Z _�,; -•••'..�._ 57.8 D 21 � � Q /9a2.2 •�"� � - �� W'Ell � ,BLACKTOP �� i� E�- �� � (n ROADWAY ��� �� �' � Ex�s�� / � ��� : � SHED KLO�.COR. / -- ..... �'a r ,� (�e�.9) ��(se2o .� N 89�Y�42 w � _� � j / 140.0�-v----� - fi - � ,� .� ;••- _ -- - I � �•,� � / , '••� -'- I . J / r� __ 1 �.. � / � I � _ » � RECENED MAY 2 0 Z01,fi �/��:;`;.,\ CRY OF ORONO ��� , -j� ��`, ,. � ��� , . ��� � �- '���� \�\� :,;. ,i/ �'�� �' � � �� � ----------T--- - i j ! � T Ti ' � �� � � �___T__: � ii ��� � � E � ' ' i � I � , � � ; ( I ( ; � -I i � � �+-� ', � � i �-�--- , j - ------ % \`�`. I i ! -------- i ��` i I ' _ --- __ e � � � �� � 1 , i I � ! I i �� i �� 1 � � ; � . , . , �--� I , ; : , f _ ��T,� � � I �-r-n�-r-j�;�j=^��� ; � - +--�—� i L_ k � _1 I �' E I i!�L�J r�..r`.t-','�!J i . :�LU! � ( u � ____1 i `��'; i Il�i��I�I � 1 i � i, 1 ; j�.�'_J_ _J`�!.���, (-�i i�--1 r'�I�-^-'�,i'-�f;�'�I�' !�' -�I� i�:��jl���i�` 'i�j`�U�I---i;` �� I ' r^�� -:'r� .� - I�.�I'�_J L__,��:-J L-J�-f L�, � � , Hi lier Residence Elevations 5-18-15 ��vs. � � A1 SCALE: 1/8" = 1'=0" 1570 s.f, footprint °� id� � � � � m !, Ir--- i I + i I � i � �, ,\ II � I I / /� \�,� � '� i , , / �.� �_� i --- :. ,. , � ,,. -- , � � i � ' ' � I .- - � � t � nk � �.�'��._.�Y� �`�� -� --- L� � � �� �� � � � �� �J � I � _ 1 _ - _ _ - _ - _ n _ _ _ _ � , Hillier Residence Elevations 5- 18- 15 °�--`�& D�T A1 SCALE: 1/8" = 1'=0" 1570 s.f. #ootprint ' ` ' r �/ �� .� ' /� ���� � / �� � - .. i' �''�� �'.� \ •. ;�=" . � \\�\ / %:;�. ,`.,��. i � � ' ' � I � � � ;� ! � � � � � � - � � - � _______.._______--- i �--� ! � � � 1 I �J --���-� � � k � , i � _ i �- - ---------___--------------_'. E , Hillier Residence Elevations 5-18- 15 �:�c�vs.°�Tm A1 SCALE: 1/8" = 1'=0" 1570 s.f. footprint [ �� Vr i � � � � ! � ' � , ��. ; /' /'���. � % `\. — - , i � � �� � � � � � � ' , , � �,�� , � � �� � � � , ., � � , i ; , � � � I I I i , " — ; ��-j � I j II T I ' i�J ! U I � i---� � � �_i _ � - --- � I � � 1 , Hiilier Residence Elevations 5-18-15 °��►& °�T _ Ai SCALE: 1/8" = 1'=0° 1570 s.f. faotprint � � }uiad}oo� •�•s p��� �p= { _ „g/� �31b'�S lb' � 5 � -6 �-5 up�d �ana� ui�W a�uapisa� �ail(!N � - , � 1-�a '3i�ls�a -�---�---- � - __ .o-,o� 'F ' �� " -�-bt �--�� �I i� � I � i i� � � ° , i � � ' �z-,5� � � ; , ' ; � `;' � i a, Ij � ' �^' I i� I ' °D i � ;�+ j -- �o � ' I � � i w i � o o I � � O e Ii' N rN ,, cCl I � o'-� ' � - � - W ; i � ; - � � i � .�, � dn j� ; � f � f� o WIO 'k � � � � �� � i �0 i � I � � I � � � i I I I !I ^' . � j j � N � � - ._ `� `�► '�. _ , � � �__ � - - - ���. x _� �� � � ,.<<-,g � �,Z/� �-.o� uz/< <<-,s � �� a I, �- ._.�C____- _____.p� '�� ..�._" � , 8'-8n 6'-4" �3,_4,� _'� _ �� � ---� -- ___-- ------ ! R 4 � � Z � O I ; I � � O , g Z6 ' t Q � � z "_� O i � ( i �n'^ j� I s - O i CD� - n Zt j I � � i � za A �I I �� 2 � i �] Q� � �I �; �; i ze � � { - I � �� , ��.. N! � 13'-4" I , ', *---------- —;F ! `o �—. _ ! >>'-o" ' I Hil ier Residence U er �evel 5- 6- 15 °� �' �T - , � A1 SCALE: 1/8" = t'=0" 1500 s.f. footprint � PC Exhibit F �ity of Orono ,- �o���� Hardcove� Calculafion Vt�oxksheefi (y. ��7 ��-o�erry a�a�ress: �2 2 � ,�,��,�R .rr�F�r r � , __ l 7"'4'I+2 t�J iS//C t/ER,� �'+,x,��*�. - Prepa�eci by: �Ra+n/d ER G 1.�l..f�'[�C'r,��"`�'/', �,s.��. Date: �.-/O -/S Siormwater Qua[lty Overiay District Tier: �Circle Qne} T+�r� ier Tier 3 7'fer 4 7lsr 5 Sta�� 9: EX1S71NG HARDCOVER !n the following table identify ail iteirs of existing hardcwer on t�e prop�erty,�ceyed by letter to Certificate of St►;vey(survey mus# accompany this form). Use as many liries as necessary ko accurat�ely depJct exlsting hardcovei�status of the propeity. For Tier '1 properties, identffy any fea�ures by letfer which are split at the 75' setback line and calcuiate nardcovar square footage separately for each portion, Key to Hardcover ltem {Describe) L.ength x Width , Total Surve S uare F�et Exarr� le eF,B e� � � � _ ���:�d. -. .. . �;S:F: A � S.�.`. S ? S.F.� c -� v 3 s.F. D v S.F. E �y � S.F. � ' S.F. �= ,s'1'o oP i S,F'. W � S.F. 1 i � 5.F. � J S.F. K S.F. L S.F. M � S.F. N S.F. O �S.F. P - &.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. �1LTota! Existing Hardcover S.F. 'E��.cc[eic3:a t�e �.a�'�Ic�d�te�'�'����� �'oc��'������..''�_�s" . _ � . — - _ .$ F —__.. ____ � �� _� $.�. „ �S.F, � S.F. � � a S.F, �2 7otal Excludable Nardoover � p S.F. ' S3� lVet Existinc�Fiardcover [Subtract lir.e (2)from line ('1�L� S.F. q�Total Lot w�ea _,� _� _ S.F. Existiny Hardcover Percentaye i(3)T (4) I 2�+ gS °lo R�C�IVE�roposed Harct�over next �a.ge} �.��,y�zoj.� MAY 2 0 .2015 _.�.A�^��..� � 3 ? 4 b City of Orono �o�,o Hardcover Cai.c�tation Vllor.kshee#� ,, PropertyAddress: ll2y ��/�jR :ST�C6'T �5?'.4�+�.Fr �/«iER� ��`�x�Ho Prepared by: Date: GR arv',C�6A.�' f A 1'1'A���t�'J'�. �"- /} -�,� Stormwater Quality Overlay District Tier: (Circle one} Tter 1 �,�g�Tier 3 �ier 4 Tter 5 � ,.,.._._..._... . ._ Step 2•, -R�POS�D_W}�b�V�R In the foNowing table, identify all.items of proposed hardcover on t}ie property., keyed by .letter ta Certificafe of Surve�r (survey must accompany this form). Include all existing harrlcover items that are intend�d to�remaii�, as well as all proposed hardcover iteins that will be added, Use as.many ilnes as necessary to accurately depict propqsed hardcover status of the property. �or Tier 1 p.roper#ies, identify any features by Ietter which are split at the 75' setback fine and calculate hardcover square footage se aratel for each rtion. Key to yardcover Item{Describe} Length x Wjdth �otal Surve S uare Feet -� I�: '�"a` �: . ' , . - 2,4''x a0'. .��A S F;' +4 ,� : S.F... $ S.F. � S.F. D C S.F. E �� �i " 5.F. F� S.F, G /e i� S.F. N S.F. � S.F. � S.F. K S.F. � S.F, M S.F. N S.F. 0 � S.F. P S.F. Q ' S.F. R S.F. S S.F. T S.F. � ' S.F. V S.F. w S.F. X . . S.F. Y S,F. Z S.F. 1 Total Pro osed Hardcover S.F. _�C�tii�I��.I����ii�o��r• e��t 'ode��,�,ZB='1.�84°.;:� . ' � S.F. S.F. S.F, ' S.F. . . S:F. 2 Total Excludable Hardcover ' ' S.F. 3 Net Pro�osed.Hardcover Subtract.line 2 from line 1 �,F, 4 Total Lot Area � S,F, Proposed Hardcover Percentage [(3)+(4)] Z,§'� y°2% I�LC�tVED Ti�Is!s an lnformatlon pecket reQarding Nardcover. Every effoR hes been made to lnsuro tho accuracy ofdM lnMrmation cortteined herein;however,!l any Infomtatlon is not conslsteirt wlfh provlsions of the Cfty Code,tha Code provlsiona wr7f prevall. MdY � � ���� Page 9 of 9 � 3 � 4 b � � CITIf O� �RC�N;7 __ _._—_—� ._—_ � . .� ;_ , . _ --.-- . , _ _ __ � �� .i � � '�' � "° �~� � ��� s��, � - � � �ti � �oNo ; - h `�"'° '4 m`� �� � ��� � � ` l . ,��" �� �"+► �rR '�; . • �` .� ' ��' "`,� �� . � s } � `� � . ; , . . � � .�. � .. s,1Ar. d,�� 5..�. �F ��7i1'EJHD I ,. , t ' ' . .. � �.� ,.. . y �. .., R � � ''�` ., � � . . «�bF� �`. � � �,n� ,i � �V�I. �.����.� d n, :t, �� � � �s �.� �� �� � '�, � i �d �` i � .,, � Legend -'�, � * .„ � � a�»'" �s: �.F . c.. i� I �V�;� Rai rcac! � ,` :` "`�„ '�� � -a '" : , '� CltyLlmds * , ,� � i . � s , �, � , f ,,., . � ��, (� Parcels{3-t-?D 151 � � � `" a '` �. � ��� � � � �� �> �� �� r��� � . �` ' ' 'r d ' +� � - 3.� �� � �� � � x 4 �, ��� � �� ��� ,� , � w,� : #' � `� �^ �.� {�d° r � I + . ., �� � , ��. � ��� ,. „.� � � � ����- -�` , � � �� ••d,, � ` ,.,, ,_ � +. ��.�, � �� �� ` r " � �� ���"� ��;Y� ._ '� y � v : . . �' a� �. � .� ,: � , - � a '`�, �F, �� �° � � ����������� � , � , � ,' , �.,� � � a � �`�� ��, �s� �� �� � �� �II " � � �- � � � ; _ . . � N �� �� � � ,�. �. ,.., � � � _ �` � � _ ,. , µ � . : I � � r��,, � � _.,� .� ���+o�� ��: .s � � �"',:, . - � ' �-'�a .:"N116�w��.:.+aIM� i '�� , ',{ y� �,�- h'�f�� � -_-''„�. � � f ��. ^ I rs �;� t ,�� �'�� , �,t� - � ��`� �� "i, ',:�� '� � �,> „,w �, , $ � , , , .- > ' � � � f' . : . � � . a � *� � . T ��, �� � , � � w. � � e � ; � � . �. � � .: .. r � � :,,�, �,,. � ... ' �� i.�^p gs a. �� � ..y �', t� ��, �`. ��� » � r� „` �. , #.. .,�A . . � . '� � � �:fi� a: ��, ., . . . , ��i i - t .. . . y� . �. � c, , .. 'i",,_ .�.. .. . �� r . �" ' ` ,d W x ���bR% �. . . y x �H' ��r pa . ..,.....,>.,.. .yp.e.�w.n. ��„ + �� � "` '� w �f , �. _ s�.wr..�.<.r . * . . �� . - ' . A. � � . .. . . ., � ��'" R.- � �� ���� '�: 1 . . . . �� �, ` � ' �i1�l���TC���� ��/,� � fle, , ��� � . � ,. , ,. . �, ;. . � _ ; ._� a�� m � ,� � Y - � �; � .� * � . � ° �I �.� �'��� �,��: A �. .r 4µ ;s �� ��� � � . _t� ia�, `� � ��� - x .. - �°w. . � °�,;: � 15-3745 z{i, ;:� ' � � , � �r „� �. . � , v. _. , I �— � ,. � 1 . �°� � : � +� a � I � �,�� � . ��� � `,�,`. '� yq. �'� , , �. R, /� . , : > � L..�.�.u.u,.,,... ..... . `l�k�:A.,.� � �r[�.� ,.. � ' , .: .KS!r � a ...i b�,..,. � • 9.r1�Y11t�' {J I .. ._.. . .., .. . . /['�' .. . . . . ...._'___""'__ �... . ��..h�w.y r,i.r�l�r.�..le����•M:xrh�i�n�lr�ri��♦ J( .0 r � n�r m11�A tr b�..w�s��w�l� '�+ �" �il�r���M1�i.ti�lY+���.�1�r��1�M i��1.��n11{r.i ar.i Mi � ` u eo�t�i ,�:n�,. � . .., i�^'�T,N..Nu.,�i.'��wne�.�.f�e.i.zm�... I ... . . . �. �.v�n•�•rRn.i.�i�'��.11r..•�i nM ranwi..•.1�,� � .;H.'tran h Mr y� n�. W.b��it f.:I ir7;)15�nl nn^ �•rviv—..n�pn. n.r. 'lu ayu�;xwu��.na � .��M w f f s S � n s 1( ,�_r„� �. --,� , r �- y�" .. 1 ,F.' � �� r LLI ,.�:" �11� � � ��. � � � ' I y �°��k. : �} � ��+� ' ..� �♦ � t+-7 f� a�b �� � ��: f� },}� 'e . � . r. h :� �? _ . s �� 1 .. .i .�,wT.` .� ' 1� � � t, , . �`,�•,,�, . , f � �_ `� , �, *��-„s,� . -_.. �'�'�`„�,' �r e � [�D,V�i.'t'.,�YS �.,�.��,� }�', Sa:,� f�',c�,, � � , � 7}C.,=x1 ��. '��K ,� K}}` .�i � ; �t �.,�,�� _x �•.. Z.•+� r 4�':,,',+• '- � �..r . .. y"tii"k' .YS�N.S. �is%•'�(r`'i�f i�?+., ',r��e�i �� ,��, r 1 '� .,. .�k;y'a ' f� � . i - . `" �+R 't '� . ;.� � = ^� . ' ►� � ;�fs ja .�a F ±- r.�' .. �, .. r �� � .. .� ... t,� ns? F �,3 s:.:_ '1i•',� ...,�_ '�L ly. .`y,:r�- , '1`��., ,� �. . . ' ti�"l t p��.i�`d v.z��* .� �� .��� �. « �. . �. ,r ���„5. .#.�' r�>� �4.,�. _ . ., _ . . � . _ - �., � . , �. . , _.. . . . y �,' � _ _ � y s �: � . �,—,t. , . . �._. �__� . , . , '` . .-- - _- � , ��{�' � =?�''� . _ • - r �.�, .w �v i„ �.� . . . -. . . ��. . �y x • N r T' .� !yr' : ..f - � ' Y�K�, �i� y, - ��' • � ' . ' � i ..�� � ".. � K,-^x � A . . J ., . � i� ,,;�,�� 1 1 �' ��' :- �Y °� , r, %'�" , . ``�,� ,.� 7 -- `"". , ;. .� , � . . x Y��� _. . ) '. . ,���J ` Y�.; ...� ' ;y. � C'_l . . �`.. ��� 'l"''��."1� „)"'�:, c'p�+�.t� � s �� ~�� s, ����� �.� }�' ,"��' ' � �s,` �� ¢,�'�' � ;,t= � �� - .�1� { ' _ , . ; . a 4�.��r � y _,r �,� �, � � x , . . •:. � . _, • �-. , � , ��� � - .. .�- � , � v � w�l , . C I ♦ . �1y � ' ��`,� ; _� �., � j� �, : �` � �+t �r`� �, E ,: , � �.. � k �a � �� � , �. �' . � * �� ;�'� ���.,.. � `.a* �k�� ,�'��q � '.I � . r � 3 � �� ���� ,-.�--�M;� y:r + '� ( , � �.�"� � .. �j�� ,, ��r ����� t j 1 ��' ` �y � ' �, � �,�y�.1 {«-� f • . ,, ; , -"�rT, � . < . �� ..v�t�'���:� � 1�. ' � . 5 ; � �� � ( � ,�'' �.1r :'- -'1,�� .���k ��., �� .. , 1��`� .. �a , . i r . . .� _ J' t� y� �� , � CeS . .. 1 � [ � �c'ti r <'�T���.t�5';,�' �. �w c ` ,__ ��� �� �i A��,, �,�, 4 ���q, � }���, - �( ' } t --'' - z ���n,:� j ti, r "� v "`�' � � ,z��� .� � � ' .;" . �F r R.��'t r-� � r. „' !J' y� 4 -+� 4f e� '� 5. ��S .��. �. r� t,�' �.���tr k . ,� '.�t`�y�,�e� . t „ 'y� . � L �� ,�.� . .�} �t' ,y� ..�',:y--"'�.`t �R� �,� �r ? ,:�+Y•jF"� }� r,}• ���r�:.� '� �� ,i � � _ .; ' • .. G e. � . K��,��4;� t R _ •• '� . . ' -' � ' !� � �� t • a�S.T•9jy , -� • u a'*l. r �21 "Rji �' �t `,�.� �'x..� . k� .� � _ - � .�`�x i�'c„'" �'' � , _ . _ y, � '� ;;#R��� '�3`fi �L ,� ,.,� � � `� � , ti ` � � � ,,. : 4 � •r ,�i�� J,r„�t=��i � �" � 3r+ '"' , I` �}� t � � �� � ti� ��' . ,, �Rt �„ wY,}.�� m�� � Y9n �:'k� , r i k�� r�.�_�_ �_ ��' a � �+I ��i. � ` S� '� ..���. +� �Q.+wy, �. ��,4 .� 5!���!^. ' r t '` ^� � 'Lr ���Ji ' � . , re< ,.�. � � a . ' ` � .ff .�.. ���'. ,� �9Y�- �. . f � i . r ., ' �� . „t � . � . ,� y� `" o{r' �'�C rr s x � � _ ' f�}� ,i • , :.���l�.>,3�,'�k i) y.z.. 'il+j`i � � . i � .` S '�r � � ..+� ` �h .{Y ' sh �k t R +-'2� �- L ��4•�'s > ��vi7� 'a� N'� ,J -;, � 5 � .� , �'� � �Y '1, 1 3 ' ' 't,��'a�i �,ty�r.�;t�-7�,,.,�5��� r,,��Ta�T � y- �' ti � . Z_ �. `� } i . .:�� ; �� .'i_ S> y f +��y�.+� -c �; '" ;- v .��` �_`: '�§�y�'``�x� �.r� �r�' . . �� ,_ i � ��' �. • �� . ' � �t " � ���:.r : . a.. � r a u�.. - ? t}�.�' r 7{i ..��"'� ��L,�,d'} .J^^ ..f �i t ,�r � _� r 2-� � �°�,°�� t � .�� 3; � �k t�' , ,�7� � .f � . r 1 '�,.� � .; � 1 '(�. ' r r ��::.'. . . . �'ql �"' �h ' .� �I �:�! ` � ' , - -, f d � '.' ir�'' ..��.:, �"� �U �,y� 1! , . � � �� ��..I' �'' � �. � -- f � �� �n�y' � � ` -, -, � ~ ' , � ��������� �4x r;:. '* f� x ����s ��.� a �� �� �M_X� a«�.e� ,� � �' � , J ,� , r ' qx��7�":� � � ' . ,f^,��,.� ',', !� ~,t �i�. r�' � p _� _ �.' ti }} �� �.:�� ;`S j � ' " � �r..r�� � ,� � �-�j ! �� ' :.i ",te.xi.,�.- - � I 1. :r ��z �+`.f._ �. . ��. e Is ! P ,#,. � :� ��� � - ' u i. .1 � I.`' �`; + 1 �+ �'� ` �, I III 1 ,' i � � ,� Y ��� ,"�-�R' 'h�� �YJi,� � � �'� � , f n. f �t ' 'q �* .i� � �� q' ;�� e�� �� �a�- � ; .,�.-- t' "`� � • �'�-4� ; � ii _ '�.� � y*}, ' i�t"`y,, � Ky` � ���r� , ; ta: � y }.q+ + s �,� ti�r �� J.: i :' ��,}. ), r� .. :. � o .d�t� �� 1 , ��.� �., t t' � 'i ���i -;�... r _'.7'r, i��1UR� t� i� �' �`�� � ( �,. I I 41~ � Y� u } ` ,� �='ti 4 .*s''-'�,. � 'a+ ,a�s. ����,��.c'M 1 _ .. y`N` '�.- 4� f�r',. .` � ..i� _ fi'.3;+�" � 4`� :1 ,o �' . . � � ._ � �S li 1 � � �..`� . ,i . . �..v rt . . .� - t :.. ' 1 � 'Ni ' I , :, 1 `F ` .. (� c f� s ;' ,�4• �i; '�1���_�''r�• .� �_ '.� -. , �� ,yLp� ' r ' .', r. � s.;�,�g ��_ � ,+._� .� 1 -- , _ _ t�•�:--� " .d�'' � .. �J� y H � . !`�.�.:*►�'y. . �F° 'S_* .��3�1./'il T,� '�r p P!����f Y�;'� { �f, r�. �I� I V,, ?���.� ��� �� �� � �- � - - � Y . � � �, � 5 �' ..:. .. y ��.{ l �J� �,���' -• �. . .E �r�. . � t ����� �*a+l.e �� �'p t:�i+ :.' � �. �, � "sc�`� } 71=�" y M 4� � � . . °�u �Yv ti•'�� � �k�,s .�� �1 �� 7 .v:S _`�4� S. k��x.ki '+ - 1 �� -+" _ a� ,,,� • � yS�."�` '.. �„ a�� I ��w .ri.h .� J '� ��'�'�{� (��. ♦�i �� 1�� I.Iy�I ���"�� : .Y.Y_' ��i�. �.. � •s. .ti �_� � 1''�!Y� ., >'.� �., '�(1..= X� � �;1, ��, � yF:: �+k'-. y : 4��„ �. �� � -.. r � ` �� t� . '�A �, .�'S C� � y�. I :.h���.:. ,' ��s 1 �;g� d �. � X y � � .��t � .r"; � p�. � `��i,��.1�e �3 � 4� �� ' ` 1 � a` k ,� <,�.�y,,+c�,,.�N'� ".;�+ '. �r � � ,�� �� � a,�� ?sF`,>.'~ .=�Y II � � F�7`�y: • ' �� � �s.� ������`� �t � �� � I �;�e �� �;�� � �� t ! ' i t���.�� �" « ��s '-.� ' �X � , i � j „ � ..*� '�:.r� - €_ i �: r - . � 'i �I� �. �°'�:�., ,� 'f � - • � ytlr ��I �� �1 *LF-� '�'��� ���` '��s�� . Y_, '! ���- � J - .. :_ � . ra q .�; � �� � � *t'`' � . Vi� , 1 r . ' �"�, _ ,�7,a�' . v � �� � `�p.. ,� ,C�+t'..�,'"'. s lf;� �,�_ �����I:i���^M� �' r«.;.i <'�'��r p..�k�k.T�.. .. 4,+� � „4�p t� �.��• y l la � ; � �- �\1�,,`t`t - .t.v �� _� r.+ ��f . ..� .��`� i �>,v ��a_ �� �51 *�~ r . r � �� ,�� -��i ��� . � r� °"'U�4'�t'�' �,, ��i+ � � �� f���� �� ='a�� . � -�j��y.i�a_= ic � ��� .`�,�,I .f_.� � ;��a� L. ��•�'• � ,�.li' ��� �y,,z�i�''7e� �'..� �� � ' '�' , ��"� ir� + kx��..w �'t�-''���•.'� � r � � 'd"`�i k�i+��� � � � �- 7 ` � � � � ���- � �. �^�� l-� . t 1 t'�'t:Y` ( A}=�s"n��"'i�' • f,��, . � � _.y- �-tt,��4 �u-; ��,Lf � � �`rv r f �. §¢� 'f�\ �l. x '�` .�� $``fl,3`'i�"�`�� '`'-� � .. ,� a� .-''v.. � � x '�''"L��... h ` 1 1s.f�r��: ��.;�`j � � ` �,"+�y. �r�;f���.� !� • . •.,1 1 ..rl i � � \.. ayt.: .a• � - � �J��'i► ��?��4�h�l - �k f��'��� ,� N F A�� r .�� - � �. f �� : ,; t 0�i�4' �� ���.. � �` -3i y�„�Y'''����� .'t� �+° , . ?: ,�"3-,F^�} �� �r � � `�*` .'t�r��y t��- .i 1 �`f �� 1 �- �t� '-, � 'i �. ,��yyy, '�1�.,�_t i .�� , .i __ .;a. �. � r � � r ' l! -r� '•�yr - . � .,.�w.s�.ss�°J�F.... ��fi ,�.,"Yw y� i,��.��'R� 1 �� � '' I �i .•� �—"�--' �:��� � 1 �T� «�,�&.ti.. s�., - . w� 1 �' � � '�� .e�- _:� _. _ ,.rt� . : � . ; , ��.. _ $ � �;. � , � - �.:t.{��r� , .�� . ., , ��, -.� _ ) �,;. , �,,� 5'� i ..,'� "7�� r� ��$. �'.�t �. .�� ks �N��p:` .i��y:2►1�• ' � .. Y. ' _..� .� k� � �f... 'y�y':f,�.,�il � �= �y . 3 � .F�j ��' $ yr° . �� J> ..� . �1 1 . 'j ��� ��'y�� v � � �,1�� 1'f `�I � + � ` � `i��f �� � � f�I'�'.i..� r$� �� �.5 � . ��.,,, �.�� '.'1 � � �� � .� . ' �r a�� ,+ , i' � .Ys �r � �� 6q��� rz�m.���r /. '�,r+r_ '4.. ��r�)11v.+�€3,° r .� � �ry•ft �'�! � �� �-;a. `,� -5f �� L �� -i, 1y,�,���� 4f_z�t�in � .k r k ti% �� � •�*e i' ����M' cw.ie.! �✓� € !G.i.i � ���' f { il f i� .a � t � _ ; .. : �� ' 1M'�y r n i �.,,�. ,�t �ro fl �n �f� .��y _ � � L�:-, � k �f , t .+ .ar+l,{?. ��f` '� _ I �I �' �'�,'� II q ti� _t.�j� � ' r _y� Y e � ��•�. (� ��' l, � �V'^� � �` ,... � �� l.� Yn ' ^�, f.,}y� 1 Y17. -�1L. � I Tn,, .•I ���� .w•� �3�v��?' _ �'b�� .y���1� ���� � '��.� ui' � t:�'��.�� +�".'�#� a-����J4�� f� � if�i���° 4�aJ��M �,jia � � h Y t'L � � /! '� � � �`'H.f„ . • .� ,�,. :;%,p.�ye- .±. -• �1 '9F'��°,�. "�,b'a � �Vn ?�k . • � -�i; `n a,� 4� I :y .I I �i r,.��1 ,� ty,�� ��t. _ . _ � a � � .,�� .�- . y _e ���"^� .�. .. A�,r�� T li A4. _ ..+�r�aC ,S`�:�m t �rt � �� �`- �L� t�, j �. I � \�'� ,��f'"���� �� g � � � ��+ ,:. � , i e y t c�'�� �?��}'�4� f .j��}w� 116,C1t �. � � .i� •� "R }r'f �' rh. + 1 � � �--- �/ �, tic i _ s � r"s t �#�. �t .,�r���t �' �' ..F~ �p`'�� � 'a=� `t`� ! ��`�j a�ry.�U;". �� .-.a""' �'`.� i•,eF'i� r�•�d� �'.,� ^3I aF�-G �,'����(:�t` ` �h_ { '�` .� ��d' h�'-`'i-� ��+� a,j { i' .r� �1,(p.��� I Y.p�� ;.+ � t `�,�,4� } .'��{� � ..�� ir Y # n F� � �_**r�.'��K�R,..1 � ,�Y6:=t� ,��r'�� '� �� �R �y ;.`F'�77k � .ar" d;. � �'',��e v,e'.'%�((ryry/� � , _ , �� H^ '•���� �S'hF-..tB'.ii, y�� �� .i �� .�, �aN v� �y� ,r�� _ _ � 'a�.� � � �� . .r6�. �,r�,.Y`' ,� ��+3_ .�4.� ��Fw� 11.^0l�. . . . .. _ t.. � I [�i �J. l'� ', �.. � . , �[t ' ' Z,,,"� y: 5}- �,`�! ",�`� ? � ''� „�� ,k; ��k �,,� - �I ��sa "M.A.i,f5, , :' ,': `�����. ,� �,T; m � � . ti1`" � , . ��-�� . � � 4i` �'�r .��, r� � f.,�P... �'�p +s� '+c� i�'.q��r�;{' � { ':+� � ��.f l,y�+ ��f'�r � ` a�'' �rot r , -�R� � �" .< ,�.�' � , _ � � „y , � `� �J.,,� � ' ' ' .` .- :,� .. � ' /�� �ti,�'' ��� _,�� ,�q� �` n ._-r r �� . �.,� •� �+��^ a k � 1 ti �� `.'t•:e.R, tr l'� ��d,�..f+�j �t ..,. v�•` � "f` �.M,�`'� � '�i�t. y�. ' �'t'�`..=.`�'' �L.��..1 _ }�"�" , .,�- �:�5 �'�^,�� � �f t �. .=:, w` �' ��' � ��.� , � �� z �'"�_�`� 4,� •,! .:f Fs'' ' �, �';� 4 � k`i� a`! " 5�.�� �' �, r_ _ �. '� ea,i l� '"t�.. '� �� ��4ti�t�;'f�A i .�� � -���'a,��t y. •�+t � �.�?;�� ���'f' !.��.'�,�f`�"��'�ti � :,+�j ,�'?�Kx ✓��i1�. �/'�.,i,.� ��..a,�' +� ' ' rt� � ���,b,��1 �• ..�' ` ��.r'C,'f 1��� ,1 �y,;��.. "�•�`��� { ���i c���Y'7 � "tjli f���•'w` A��,6•' �/1�pty *-'`�.iVi ��X��;r� ��t��''�'r ��, rsf�iR� `R�: �` '�2- '�.�' �i `°�� •�: o+ '�'{� F'Mt J r.:� � ' �' �'�'K `:�,''''�zia "'v��;��-, � ���}�t. '" L�-,-'N.• '� � ;�c� � - ,'.�,p§� z� ''y -� .•- tisj ..,, e,�. ��� a '��`' �k i`•��J�fb�"`� •t � .A� `��w,- ``� �A r-: .l a�•,�J: f.� °} �AM'"• p� �1 .�� ,J-.�� ••'�•,- �r�'#? i r y' �. -"` Fyw i��� �:����� .�`<.I ;�'l�,.'"`+i�;;'k, 3^* .'�W'� ',:"�,'�'kw �.•� � � ��� �,' ��A�t,. �'" �::,Y`i ,.a�� �c•�!{'�-. f..ti. i•�'}n�, • "r= �,1�+'�� a. �'4 �'��.��, k���,�r''`.' k �:� �.� _ ' � ,_� :�� �A�+,�.+�,y, o-�;+�"�.;�1�,ar��M' S�"� _.p '� � '� ,`� �_�,.T:pp ..�-� f:.�:� �,� _'• "'�'�+,� � . � - , .,. .- ;r� � . �. t �i14 ,.i, ` ' t �. ,.: 7 y� •``fi • �}�. ��`�i��'�'" .+a y.�j #_�._ .r ��jt�.. ' `���- -!u 4 �k.`�.{�r�4 :`;� r �' ,`�� .. `� i i f �i`K�' �� �� ��"�, �R _ 'y 1�� ; ;: .s � F ' Y��'7 �" ! � , i ` � ,��,x � v� fi;� � ,� �� ;� .- ' . � �'►�^_ �•, ` _ " � [ , '� �} � . � � �.'�41:- 1 �,a y, .lk . � %^r� . . •. . ,�� 3 t � '�t -�.� . - i. �'� ,,y �f.a..� , ..� ' � _.�!'. t ���t.�,f �"�}y{�''L'�y��� ti�! � 'r��,�„j�� '� �. :� �"`���y�'�.<:fi ,-r. ,,Rt�'' ry � .�_1 �. ' .•.�. . 't�. . _ �� 4 : ,I '��:, � � � .� � � �f'" , a .� � ,� f_ . r°���v ;. , � :,�.� :; ��� ,�; .,�� �'2 � 1 .� � �, � i ..� - y�c�� . an� +6� �*1 .. 7 ,� � . .. a,�.t, ���N J ..,. �.y � 6 ., T��1�. ��'iS��Nk��'4 � .. J y�y •�' � s�' Gt-,� -'�� %' � •� �� . , �' k � ,��.� ,F''?�,. �;� '*f+' �+y �;t � �. ,h��� r� � ,. '.h° �t 'k .i } ; ��i Y.� � q °t'� T'�� ..' ' r._, �i', A,,, r -a 4��: �r � y;,l ��:; "� � � !? �"�a ! S.r �� � ��k��� � �, �'v ���L�;�� ,qr'+ r'� � 'i xk �.y,:,j ' `�,I "'��i ti� y1�.� ���j�e 1 � ��y:' ,`,..� . �«q•�'�":�' �r �.�� t� :.Y � �� co � ' ,r ���°�t}f ,fy� � = �`� j ,1� `k, wk` �� ��'%�.�' �p {: t� i L i'r�y �, o- h t ,. � '�, i �y �'� v, T_ _ �5 � �.�� �ca��,� � "t �:,./}�e .;�'�';�;, i�. :h�.��c•.�''+,; r ti ..� w�; -�j,���� '� 1.`3•,� �' }� i s ��,4 f r r � . •, ,w, r xt� y&d r'�'S � `a�� /J�..�t3 � �.�, i V�� � „Y � F ��s�'rl k � ,��1PS -�}�� � �t -� i . a ,ry�._ . . : !y,y,�� , . � ' �+ � k � �'�.�-. . . t. .r�t._ ����:+6�:���l��� �1'}'�f �.` i" � ..��L� -�� 1. yt� . , - . ��.,?'� "�i, F4, �. �� r., '. r -`{�� . '�"• , .- .'..,.�1 yi� ,y P > '+ .�'` � �" � - �: � h :,.�� R ��s i 'Y ,� 4'�•r! ,;�ii � Sir-r� � � ' �+. ��° �> . ; � , , , � ., � � ., •. � � � . �� J 1 t� . .: � 4• A. ' ' -. 7�y, .�:s ►�-' ' �M+ . . � � �F� ��• � ,�� S .wi~ � L� � .. -�'� k 11.�ly �4 y +r� , . - �c. . �' t� 4 ' .. ... . . � �,�.-.1. .y`�. ` , d � 1�� i2`.� � . . a .` � .t� � ; ��7�yL� � �� `#1.rv��. ,r .,_ � �py� � ��. �*, . .» , . • { tt.1S�,Cr� i !. n ?`�f. `YC�c: .y��� �ryt .s'`���� `. � 3I i :.� �� 1'�.. ♦ ! } �. ,���5�, 'ra t a�!-�t ;' _+,}��Y�f. i�� � �, .� �b} � r . �� � f:"i�� ��r! 17 -t �, gy, �y�.'„` J �,7 � y,{, � ,d5, ,"J �r .I'_��;�. L_ '� t �• �S. �,� . ' .. i• .;�k . ` �t;��r;�y; � i�;� ��.� '': �,� "� ���: . �f =: ,. �.��_ ��,_ . . �,.��,�_'?���. '� . . � �:' �_ _' ' :� .'�e r. t��. � , I� `� i �.� _�_� �' ��`.�.,,,, �a''��' �_. .f�T �afrT�.'�r,..-I �t4Yv� A� �v � � � i i!�`t�r, . i �Y -�-- .�, {j,' ` i 4� �� ,��# a���. � � a.' , li! , �J ��i i �g�� ,`,r,l� � � � 'tT,,�> �� �, ,:.�y �E ,� `''41 y t� :��� t . � T A�6 '+-.�.? � � � � �1 �" � / . /�t � It... 1.4�'a1 ��y - . . ' {1' . . , , . � � y1 5' r (l'S' .j�},'.,�� i� � . . 3 r�; �..-a�;+-- �` . 1 .i���I�' C ,. I � t�,- � �, f...���,n'�.6'��"l,�. � .k f�� "�' '�r a� `.1f . _ � � '* � �� t i i `4 ��� k'�y�k �}j 'c 7.�~ ,�. ���. ,� ��y � ._ � �.,_ � J �• .u.�.b,..=�+s'+ +T �. 'i i 1 � i � � ' '� �ra. "'r� � 4! �.��, � `ti���;��i b.���cF�.P r . �.. . . 'ri.1��"-'Z*��;�` �.T,�+�4�#'�}�� r ; �a: 'i, �i �I�i� I .r . � �_ 1hu"'��, e�,i;t�+s-' 17�.a�r���� �7,^�r a= �` �•�^` ..S.I'�� �t 3 ' +. _ (�'- "T'.J 4.�trr'Y�.J ��J: r d�°4: ( ��,, �1 :t. ��, �i � � i � �i5� _� ; '-"� �,:;� �1.��:�� c.-,�'..�+,' �t'� c ��.F:,=�t �s ,�,.. .,�ti': �� •1 � �1:�' - � .. �I� . e�tfi` :'� ��, � ... . }� .� -�r• t'" :; •�^�„ � J '.�< �'.�, ��'�;�' d� � �,,z, -"-•.. �y +�r . �{ I__—�.`�,�i , � �•',��.-:�ti���" �s:��' 1;,�^f�-,.I �'']"{ �,�%�N x��� � � `f"` �.���Y C' �'�'�w-'�- :�`��l" �;, �,�+'��.f�TM� �'�� ��'}, , I� � I�� i �, ��'"�°�^�';�� �K�__ F�+� ,,�;a�.�t�;,��"� .,, �: �,• �a. ,' �',���,y���t';`�� 1��:: '� 1 � (,,• � :J j � ;� L;' q�,� �,,� �'r� .M :." . -3: � r - � ��,.'���:.�fj;.'JrC'k:#, ��, �. :`�� ���►�'_'� , i '', I, ,� �, � � '�r�' 4;�r�� � w�;`��, < � ,y� 7 ����y�r:I'C r ",�� I � � i i � J 'r . '�+n�� � .. ��` ,�`.*• ,s...`�:�a � y�"';��'��t��'�S�sS' s;��� `�j�, ��r� � I ?� I'II�I:. ��'���� /•��� �`'� K ry��;; .�V`. n � , �'r�� "�r �y�\ +'�� i I � II II I�I a .`'� � �R� 4�h�•� . • I + a ' � 3� � �y, * .�r � ;�' � il� I i , III Ij �;� R `� ��. r--„ '`R'_ �{i�,'ti•�e'...> :�, � �#�� s .���ar���+"�,`t� �=1�r �h-: �� - f�. y 1 , �.�� , il �� ,� I ��! I�`/ r�� '' v ( I ,�.' y� � ��. yI'�. " ��,3 . , ...�1 � - . -.. �.� . ��'�\ I��� � �yy1� '1. . � I . /�-1 � ��i.1`�'��M"�'l�� .i'R�{iq �..��-�' r� c`- . r� -�,�; -_ �� �y��- `''�,•,n- _ ;l � f �; ."►� i � �I '�„�"` x,..'�..f��a �' s .,. �; i �^+°� ��:� �„� r�� ,1r�"�iw�� ���"�fi 4=r-..?�.r'' i _ p .+.�� `'���, � } . � •��� � " l . ��_,-.si p�t'`'�t= .ar, v Y,r' '�` - 3. _ +� ��, � . � � - � � �l• �� r•5'-� .+.��;: .��. � .:+� r� �..:r �.,.�/ a ''�'��':� ,#� V.,�t' F n#lj.:J wt' ��, . •.'t 3' ,�1�, ''h`�1`i7+.3� �����1y,..:�;,'` ,�..J,�l_�' `l�np`,�\+�.+�""�+^ � v�� 4 ''t ' �t?�s �,,,�� '��µ., gP `:vr� y -'Y�?t:�� 'i, � ��. ._��,ti -��_ . ����r� af� fi �:i � ;*.' i_ �'�l.�''.� "��J17.���+. 'f.� _ �r . ��r. �K'�t � µ i T'� r s� . �-•,..� r� .� ,F-. �.`,,,_ id'� ,�4 Y .a'f i .'1`'�, ,, ..�r���,yT •c.�';� }y .�' r �`` `g �.�1�, `1 1 � * � ■d ,'�" �(,� �t,fi � r{ y,t� c :� r:� �! �Yt~ r � .a r. - _-�;.7E'�-'+5'`+, ` X�!"�d'Pb. ,./"' .- :,,J ' :1'"_�• q��- y -. s � ,� '+,� `bl ♦�� � � FM,',� "w.�� � 1��, -.t n ,Y '�v.����ti �'- �r �r��'`.''.i _ =-ti' 1+;..! �'i*'�r� '�j, d • ^ 4a�r�I' 3 s � 'r-�c-1'"�� '`0''t^'� ' s���� �i-� "r "''s� i'' �^'�}' t� ..��!" t4�..` � t �� " J ..,,r. �. � - y y _ �^`�� r.:. �/�' `a1< �T _ ,. �, .�.� �--fv $_..,,,.,ay, � �`z...rt ,��s+.s��� 'l� '.* "�i'�-t�. z ' . �,,3�- � 4-'_^ e -- ' - �i�.����d' j 9£t+� '�=s '��'�'. '.yys c, ''sT,.`+..- V.,'-�,a„`a.R.x i,; 1 Ar.�:�� f�(+h' - :l'��_ ,I.3�'�als� p Ky r' -r, - _ ��� � � �,� ���4 � " _ "�:,'3.,r `"�r- " w.,.: �a�,,. ; . : _� . , . " �'" ., � � �' �t E� - � r -. � �.�; a ,rC` �$ .,,�t ., A ,� ' z,�• . �, �_ q��.. { � ':�k 1 t'' 1`r'1 ' . '. Y'� . + .' I�. rf T J � . a 'i� �"*r'." �a.�N ' '-znT� `� ' ;�4 "�'� �:,.f.` ♦.i._�:,� i4,}�•.I , _ �Is.�� ' �'�'".�} . � Y.�'.�,<:_ ��j `'^ 7 . .�LQ�r . 'X. �Y � Rw1.C'�i ti :� +�ta°.ti� , , �p .� �[ ';�7�'�`"' �I,Y..-_ �%:a3�'. �..+I�,. . - .,�a t �w� �.�i�.���..��'^'"r. ti`9�� �� 7'�'�r�a,{FM.I T��':�7#i R J K'"���� "4,t �u� '£ i�7v.Y'�4-�/���sr,s. - •,�T. �'=5��/��,,J�j r:-;�� ��7�^: � ���l.b. - �`r+' �x jT_ts�rF._ � �r� ��r'' �� k L�t � .�i`�^� `;,r-� , �s�Y�s,S a r� C" 'c � � ;�`� .t � !' !'j�'':�.. �� : ��`+' �_ }I� � � " ,c,1 at� � r :.!':r.-•'�'� ."°".^-'- ., r r �� , � ? . ' , � � . �:. "s� � '. ' s4 ",g . 5�-�`.� a _ �,�a:' �y �. r 7 .�� ` r — �v �T' ��lFa'+t ` '�= 7.��. �.� ''i '. , C ¢ t �T,!,-1. � r � s� .� e .l �14y.r���r, - �� �. {i. �� �F�lr�'��r;��'�� t "h�' .��5�- ; 7�� • _ ..�C.IE['�ry�s ' AC��wy . ?4�'M7. �� �yk�r�� �r��"�j��;t�� '�"' 'f."�+' �. }�Y� .�i... - : �i � �}���i . '�/� k'��' ��; ,� ,r�, � " �.o-. .,s/`- �,�' - ' j,�; � :��- � ►�,y�rt� > - '�.�.i i�,j.�,�,LSI,"� �.L t _ '4.` =� f�/' I!. .-. �• d,�, �2 �::�Y .�`. � �,+. S;� � 4,Y� �-:..�E �:: .� t�� '`t �' . -#.. _ r Jl f �-v;)."'a `"'-�.J!•a-i ��v� �` �f f,'�.f 4s y� `! ;�,�"� j Fd�'��,,f,��F,r`�,t"� d Y :�''� �".� �r 13�-'�' L ,7 � L � � � -�:.. `r �J� ��y -�r 't,y�rv`,t'�v- ,y�� ^ir, ��i -�.� �+.�`" � �2t�� v'�rw� . _�,[ �r i� tr �i �. .t� -.r� T �"r�°!�.t':�.;f � S'r f�Jt �A' � �� �,,:���-r '��. � "��. '� d"'�`9"`�� -rf '� "'._,�.i.��i'�}��'�i; ��. �� '�7��. " `S c �" ��y + �- r .r� ,� rr��c�S,+T� �c.t� � 'S<.._� � ,�s '�-'���'�t�t'�: } a.•• � �. ,�� .� .�� ��j `�C � �+�.� �. � .� �L� ��, '� `�. r �M''I' �!i t l. - .� i• �,F�.�. `R�$t��-. ��¢ .� ����J�.�..�����i. » ., � r l. �� . � �f � • �j C ' �-a��i.'1��a„ '��,_ '�� �t���� �.y ! '�,�,���+ 4�•, �;;i �ti'�°•.7?Q�e.�!� }+� ;��, `�<�,,.wt���',: i,� S .��:-ti��- F r � . �- .ij+a�;l;' , ;�' s- � 't P J R ''�, ' � '� ��j',�,�� l� :�e � ,�` �( u,�' '� ,•'-"}2 � ' '� -<�„"�' � `. j � �. ♦ }' � T �• -1' � y� b � �'• �, "��^` i t`-.'!f�'�.A� '� _� � .���}".�..�`-� �� �' � 8�. ' N c3w''_'�l r5� ¢�'��,�( tip � � . : �, �, 1�� 7 ,� . .. """ S .A.��r. , L�rw•-..�� �� � � � . �Y�.���.-` '' �r N�y:��l.�` '���f. ��"'." � w���' k '� 'i.1,��5���� W"+��.yi�A�'...r��'���. `�V n�� ,.�'�f~��` ��•J �'�'~l� 3.npp�' L 4� r�-.7 >.� ,i�'� .�ti���-"�r� ,:.' r-'�y' +���'.w� . SS.b�Y�� ji��..is�"'�i,i'`'�rw+`�j•" r��`,;;'._;� `", �;� �' �j^' ��' � r: w ... . r��{-, . s,�.f.� � r .�. 1� .I =s '�'C�,�,i - '�' �r 1 .-�t�.�.�' `.` .-�_ .; C� :��- a - r �,q"�; _h� ��y_J 'r •y:��iy�; ;." e'.'!� ��� '�� � ;C'Y�ti�° fj"� µ �T'��,�� ���I �.'s.• i �v'��-�fr�`:"''i���.y9�$��+. �.t �1.� . � � Y •..� •i ,.,{ rr af� ,� _Y���iA �_�� �r .t�. , �y,;(� t�.ii.�)�- .y, �t ��t._�''•{��.,.:.� +S. � . � '"1� �Y •1 it:� �Y �1"- .Y�.f�'f : �}� �� ��• ; � '�'�i i t� 6 � ` � TQf 'Y'�K . , �� �i '.,r �{�{p�' •� p, � { ..�-• � A �' �{,��E'�t.` t�} � +'-� 4, ti� b�y` . - .. -- • . �«'�,}';.�� t � �� f.' .:�T� ,r ti� Rtt .t'-.� -7 fe�T ��.5°� -�wrw".a,� } .}{'2,.�7� , ,s... , , r k" y,�f. �3 : , - 444ppp��- '1 fi,r «' .. � . ; . = .�'� c ' $ ���'''}}}{{{,,, 7. � .i /�' ��►�'� � C �•y���I��J� ' ` � r'� S f . � ��f �'t+..� -r�w+���!'. . y�t,t r �••�¢ .��{..'f I� i n ��'� Yd�� �f=. � �+VJL w �'�'��fx�w�Y�ii� ���:�f„�t Fti .._�, � , 7a1 �.♦... ,.'• � t �� • ..-�u �� .r� t •C�� _ 4e. _. a i � (' r : •- � , - .. :. �' / l�,�, a � � �{�r�L� � �M 1 Y ��� �y���:' fd ed` `v� i �.. _.., a v �" 1 '{- + �f ��'. ' '_''�. O o �����.t� � `r (•:�r} . �fy1L�`'�'1� " '.s Y,Ci ° .rl .�it}`�.� �� f; (f � d � !/� �♦p��,� ` � ,a: � ;� ��F � � r d � � YY`�� �� r i y - '�� y ',�°h �".�# .� `� . `+k • t a( fl� 1i1 r •�'°'� '7+'l3+'�i►-."ar � `� -/� 'y�; ��`y� ' .! �y ±1�,, .l? V ��"�R _ ;�r�;q � , _, 1 t' 1 �", �Ik �''f �. �`� j'i�s�rf .l�`�;� r+g'� �� .'at�-+'�• tl"� � ��� �� ':t t�t� �1c� :�` �. � ������-; �` ; ��-� �. � { ��;� j .�. � �.. � , . .�. '��"�.,� �� _ :,'� . / - y ' �,: " .�' ,;� :�/'��, .''�• .'F''''"m �= �' � � : +�.-. M "r_ j'! ', ' r � �.� :� , '�- �y)',F;�S'� r��€� :'1.. ���I•�'�..i �'�'� r s-'i;)� �x+��y _ �"i.' .P L..lL r r 1 � �. . A � f' � �~� 'A , � _ �,J ' � ,,;,.�, �' ! ys�` ,�,�:f�,M:�,� , - �� ; . . ; � � ,�. � _ �__ . . •' s�� � , . : ... � _ , � .. ,. _ '.'�'�' � ,+�V . ' !�... ' � .� � . �'' � y"'� i1 �5� � ,. -�i . . .. , . . . *t 1 �' `' ' • �� �x)� ��► •� �t .. , � .�� + �_.:v ' • , . ,; x �.`-.'..Y 7� �c i,,�y� ,, {. .� y....�+�� . .� , �,,�;,.�,���� ,,� . i.r ,'� :, � ''�: ;c�'4°A:�- . . �� . ��14---- .. � ' e`. '� I r `" _�.. ._ ',�.+f•` � -�i � �t3� � � $ p� "` ` f �.� - r -,,��-°.. ,gw� —. . � , n i •, � . . . )� .\ _ �� ���7. j '�" ' � • 'Y'� *' 'J�. � � y � �Y�. C � '�� 'Z `.. ' - -j�_� � � , a i._ . `. e� � f�� t� ,ll .s � 1 � �-a � �,ti��_ ,� ��cr� F- �, �- �r �� �0•,', �, r��r „," '' :�.(1 �,, � � �� ,'. ' � ���� ��` � �r � ' :Y. ��,I�Lt y � � `� :i3: `';� ���� ` •y r 1.#: ��� '�� a �M ��t�� S�t1 .�� �f �1Lt��f:�� s~'.���� --._. �i' ,,�, �l � � ` '�� .�„`,+ -i7�,�'." '� r Y.a.� �.!�s.. � � � .�• . k_ VL� i i��� "�' + �����%���,�� ! . �� �x.,'.., �y,r �� l y+�� ��-�,�' 'y"� f y-�:f Y �� � �' , . (, , a�/ S �. .1 • 1 '.« �I '/� l � �(?� � � _��� , �Y� f/ �i''h.r� J��1 �+ :, �.'�7�I,y�,�,U� 1"��'�, �r/�. /:'. f^` ��� s.p� .;;,i, r X .'�1. !f� ;, �'`,{` �'<�.�[� fj-� r' u� ., l�4 �i'�I���t:`*7���$ :� •I!' ���� �L�, ��..����.. 1.i j j�y 'S' w�ty�� ,�;�. � Ib' `1 ��'K 4'�..'�� '�A8 �. g� 0� .. h'� '�� � �. . �� ,��� ." �- �';y��.����!'`/ � . — � .:�"r ��`�y�,. �' t �l'� +���'�A� �.���Y • ��. • j�f�`.�•�� - a • ' "'��C_ , . r��/: � �t+�� '�J�,�._�L�-,fii�1y�i �43 �.. ��q J. �� a ;y- �y', � :>�,,�' � R��Tv,� ��s��,l� �� �ti�r T�ti - � � �� �, ,��� � 1 � {..i ��`�;yt� �tr�Yr..'��`,�.��t�.� � �ir � �f; �;�#1y�y�.4��� , ��' � � ��(r�' � �.�"5 ♦ :�"' -/f'�:� � j-"ti` � �'� r ,..,.ka �t�^�q`7r,.,�� , �' ?L � :`��.:r ..::,�„�.. �^��t�yc rC � i�� r.L J' .+ t' r!1j �•��1' ' "� �`i�',t:� t,� � 1r ' Y� �� fJ��1�;l�•},}.��+.y� ..�r�i++_ rt r ( p.. �, f ,:,�`' , r,.. . .. ��[�. .�h�,' C.r� c,� '�S� '7�r �°�� � .L '��l' �� i �y'.` "u� , 1 ,1+f } � f �F�r � „ ' ,�' � .:,r t °a k � �,"a..� • ^�;'. �( ���na�� �:� t * . •- f 1 � F �.�.�.._, .�,� �'€�«; �,: .T"~� ;� � , �, -� 7 � 1' ��. , ,,• ti 1 '!'dn -t, � -;��'� SM1�"x, t _.a�. w - j a n. `�� i: t �"--� e y; , r t- ' � �� � °1i,7r�}.�` ' '1��.. � d (���� ..!-�gr�, �� ' � .� r '�` t�Y '�k, r�:. �} �� }' ''�, � a.4�r. §r "�i�i;''�� i '� F..G �; i h � ?''� �, 7� , � . <',� � � , �� f �' ' ~Y' �' ' �-�- �,,` . :A -- �� `� � � r_ � '' .�, C �it- } ��' � �. � "t', � � -�1�,4.✓, �1;� , � :�.� �:�� ��r'�.fS �=� t � -.T +v'�.��i�.`,� �� ,{�.a ��4 h ;�a� . � +� µ"'�, y1'� :�^, r �r, ,,�.�:�� � +�� � f t i �y��j' : � •2 �L'�.`. "�i � t' t; �� �"' :,'� x `�� !�� ��� � �'�`'���'���' � • .���yr ��� � ��� �• �.� , :rY ��K �.� . ;� # � �- `,� � ,� ' �,� � �. . , , .:' 'Pr�_� 0 •% � a. _ 'F�tiS r.. � �� �f: �i'� �c J "/ ��' '� 1 . " '.� .�. .%� *i ,�� �- ��t�"` �,,2'.��s :t'J�, � .��r:. r�-� ,1 •��'' . u � ,� � �4 � � , . f , e T' �r s .•�: '' `::� . � �#z � - _f __ a �.I,, _ ���"�+�-'� `�a'�t � .J< ~ ? . � j ,�y��-a; �`�k :1.�= �j�yr � ,er2� ° � y'� �_ x . .* '�}` .o+�+: � +.� R. • h �� .I� ! � f . T?![� ` 1 �l��w.�'T �Y;3� ` oYP � '�' �� � �� i '\ -!� J .d�i Y. „�f� }Z~ • �T� ��.r. .. , �+t"'�;�f � 1 .. r ���s;�^ �(. ��ttt y ���. .-�i � r :�� ti + ` ---� �� .� ��} ,�-l4-��.r 1-�' -.: ,� �!�`: � - w �1� 2• � ,t ��9�'. r ����' - ��i$'"��� - Jlt ya�,�• _y{• .• . t� � � �,,�,��"'�r, fs' :>: �. . . i ( . . :f .� 0;�',•I��T.1�.. ::,1�r�LiY:''t �r r` "� `. 1•` �t ".,!.�dt� �r'ff� `i1..:'' �I��idd '�� ' _ � k. _ .. .R � �� t��, � ��A� � '��y�"� !�"�i. �=3��. �! ��r sNr _�' .y�Z�-'`St,�.�+�.�'Y.1� r�tl _— , j . L�1y�j7 �y-.�_���[J?�'�. � I� �� . � � �`*� .:; .. � "� ���,�--c�' � -��� 3! j}��� � ;'� r1�� ��' +�t`�->7 '� �--.� ! � "S�-�*�^x� �PJ +J f �'1 tiy �;' '�Y� � � .�.� +w.^�++e*�w.. � , � i`�' t�s i e'����'��`�: �� y,. `, -',yi-� t� 1 t,a�"',�'! �� ��; � r � * �^ ��� Y �� ,��� � y�. ��r��' � . �� ;� 3.�'� r �,t,.,.��1 t�: + .r,4' +7 , .�.._ „ ��,` f ' ���-� ��#�-.�. ���•�.�l�,r�i� ,�: , ; .. ;�L�.t�..� . fx'+�t�- ; �r•\ .,� . . ..,W._...,,,..... .M,� ,�� � t� ���. i! ,1� � � ;� � t �� ,"r� �� i Y� �k, � J � .� � .. � . . . ��� ,r r '� �,-.� iw ��'� -rR �'1 ."''i � :. � �� r s.� 1>�~ r.�r1� (r.. {i � 7��^ �� �' �� ,J a�.,�, �� LI / ,� �� �..k+ i' t `s.� y �� , � : . � � � ' � � ��, r <+'S.�{�L �w.,{ � � W�.'. �� '� � � i_ r _ �, �,. \�!��i ' ` � r.. � J �� ,�f}; � � ��' � �/ 1 � + ���_��r�':r11� ,L��� ti�'� ��, �. `� j ,� .� �� .. . �. . 3.r%�f; f�yr�I�'. 'c� _� � f ��5,F�i �'� I� '1 � �" � �i,y� �{r.t k . � 4.lyy � ` �.-t" � ; -;'�`4°''iM1 ' �a 1�� K� :�. ��.. J!+� � �, �ua+� _! -M r .Y_' e . -�,���.`a �L' �raT, �h`��' , � ,t\ ��'.��s Lx w.��'�5"t +. t .� r• rr% � �. 1 L �r� i .�s �;1d .1. r � � .�� ��{� R j/+' .� �/' J �v��j.��'C �_ •d, �.a �yl B h,s ��r�,g�y�g � �'� ��.' � .� �:. f �, + ��, _�_ �i H� ra , tf. {�, �.Y'� � � � �.��� '1. ��' w � ��cm.: il � � � � , � � � t� *ytC�"y 1� t� y ��r e� ,�'� ��s �r. � ',� .L ,-�� ' _ ��4 � ,, �'� t`� "!Y�J +4. i' Y � ��`` � , .Fr� �. .. „ � ,`•�t; �ti :.�� '� A. a,y:��` �v�,.��` a��'F� �:_ ��{'a. 4 i . -. � t , . . ' ` .� � r,� t .,� ���4 � ��• i �r _ � 4.�,�`�"t�ti,�- �,a�+�. � r� � � t��� �`'''' �t a • » , . � t '��` , I �: •, � ��a• . , �� ...� �," - - i" -- _ . .- . t� �� � l"�`'r.,�n^Tk �.x�� I��' �' '�'�1 � y �t: , . , , j ,• � , �' � " ��"' . -�-.,.s..� '� :w� � � �� "71 f'. � ��� �, r{,,, �r J"r+' _r' �� �� �r�J,�- {`,� 't� !�'�c� �� �g` �,�� :�� _� �_��- - - . _y t�`«' ,( � , ' r •� � ' . ... � � � '` _ _ ' , _ . � �� , f • .� �. �. T, h_f ��*��'*�� ��,y ��. 4 �.t�',o_1�r .:...._a-„i -aea„- _..,.. ��..�a.;...�. +� � "�' i - ' --.� �-=- s� r,`��� � � � � � `��' � ii= --.-- ; , , , f � �� �� �.r�,a �.� _ �'�:�u ���;�r��,� '�� ;i'' :' � �.��4 � � . . s ,, , „� _ _ _ _ .�. .- , f'� Jr � . .f 4 ����� � `� �4 �`�,��` � � u � ��t�o�•' ��;�i �-�� �a�;. '','I� �I.:'��•� ` :94 .,� �h � `t � t {� •��:�" �� ".�� �+� ��' _ j '/y� �q x�. �.�, y ;�};._j� � ��� �"'� t. •y,� � , wb ti },r ± � �j Y��s, � ,�r�.' �`� . .,, ,. , . �� ' * ' � '� : � ` ' ' , , � .��_ �3�'='( F� „� � � i:. � �� i � �t � y �+ „� '� � , � , : „ ,� ; . � . �� � �� •� a, � �;,� ' '"`-� .. �� ;. � � .�...��� .y. . . � . ..,.�, � _ _.._. � � r I� . .. " � �1� � ...a'.. ,�, HUN bATE:05/18RAlS HIIQl�'EPIN COUNTY PROPERTY IIVp'pRMAY'iON 3Y$7'EM(PROPER7Y OWNERB LI$'1� PAGE:1 38 l0-1 1 7-23 24 00.30 T fi FRANK 8c B L FRANK iz33 sxinR sr PC Exhibit I THOMAS�BARBARA FRANIC 1233 BR1AR ST WAYZATA MIC 55391 38 10.117-23 24 0031 S&R CARISON 1185 ARBpR 3T 9TEPAb'N C dc RAR'DI d CARL50N 1185 ARBOR ST WAYZATA MN 55391 38 10-117?3 31 0032 F�B pE7ERSON 1262 ARBpR 3T F P PETERSON P 0 BOJi 164 CRY3TAi,BAY q�IIG 55323 38 lQi 17-23 31 0039 L PHAR30N-CASHIN�S CASHIN 2250 BR1AR 9T LAURYE A PEAR.40N�ASHCN 3EAN P CA$HIIQ 1250 BRIAR ST WAY7ATA MN 55391 36 1a117-23 31 0070 CHAUNCEY H SANDC�REN'IRUSTEE 121 S ARBOR SI' Cf�ALJAIC:&Y f�S�1IQDGREPI 1215 ARBOA ST WAYZATA MN 55391 38 10-217-23 3I 0071 J M K KENIv'EN&L 5 KENNHN 1223 ARBOR ST ]AMCB�t LBONARI?K�]dNHN 1223 ARHOR ST WAYZATA!�fN 55391 38 1a117-23 31 0074 JAMBS F}�I.r.� 1224 BRIAR ST ' JAM$S P Ei1I.I�R 1224 BRIAR ST WAYZATA MN 53391 38 14117-23 31 0075 K N17"LHfiit(i dc L NPI"LHffita 1212 BRIAR ST KTsVII�I NITZBERG LAURffi NI'IZBERG 1212 BRIAR ST WAYZATA MN 55391 38 10.117-23 31 0093 M d�!MC CLII.LAND 2170 MINNETONKA AVE hIICHAII.P MC CLII.LAND 2170 N[iNNEI'O1VKA AVE N POHOX4S CRYSTALBAYMN 35323 ��`C��VED 36 10-I!7-23 31 01Q5 Io�MI�.p� l�AY ? � ZQ15 1245 ARBOR ST ]OHN M[CHAEL PIKE . 9943 OJCBOROU(}H CIR � BI.00MINGfON NAi 55137 �� i., � � � � � CITY OF ORONO I CERTIFY THAT Tk1E FACTS REPRE§ENTED ARE AN ACCURATE AND TRUE REPRESENTATION OF iNFORMATION AS IT APPEARS T S DATE ON Tt� CORDS�F THE HENNEP CO RESIDENT AND REAL ESTATE SERVICES DEPARTMENT. DATE: IrC � sY: G� RECEIVEO MAY � �.��15 _ ��x � � 7 4 � ��n oF oRONo } t ;. ,. . 3M1t �f�,�� .. . . �f:', �Y? � �O �7�"."'���C ADJACENT PRaPERTY OWir1ERS'ACKNOWLEDGEMENT F ` � ORM � VRC�� LdT � � ��) , n of � ��'� � ��Q�. S�' � (Z.c N t� F..+� IV [print name(s)j�� [print address] � � have reviewed #he plans for the praposed improvement or praposed use of the property Iocated at �2a ���- � also refemed to as Larui Use Application No. I (we) understand that in executing this acknowledgement, I (we) am {are) nat asked to declare approval or disapprovai of the property or use but merely to canfirm for the Clry Councfl that 1 {we) am (are} aware of the improvement p�ans and that the proposed nelghbor's proJe�t or use reQuires Counclt approval. e Property Owner � Date � Property Owner �s Date If you have any informafion tl�at may assist the City in the revlew of thls E.and Use AppEicatinn, please submit your comments to the Building&Zoning Offics at Isast 10 days prior to the scheduled meetirrg date. �,��.,...*.�+�+«�..«,t.�.*...*..*.,�.,r.*�..,�+*=*t...,..,k.,..�.....,.+,�..�,�..�*,�,t,.+�,�*..,r.w.*„�x�.....�»...y�`� �30 �ff'�1tk*RRtlrtft Cc�►�Jr#�Z w c�n ADJACENT PROPERTY OWNERS'aCKNOWLEDGEM�NT FORM �KQ�-O e��pp�� O v�N�.2,. '� ���) � of /� /.� �R�h� .-�`�T� �oN c� � 1.�� (print name(s)] [print address] h�� reviewed the plans for the proposed improvement or proposed use of the property focated at ��_���-�fi',Tatso referred#o as Land Use Appiication No. 1 (we) understand that in executing this acknowledgement, 1 (we) am (arej not asked to dedare approval or disapproval ot the property or use but merely to confirm far the City Council ihat I (we) am (are) aware of the Improvement plans and thai the proposed neighbar's project or use r�equires Councii approval. ° Property t7wr�er o Date � F�operty Owner � Date If yau have any information#hat may asstst the C�ty in ti�e review of this Land Use Appilcat�an, pfease submlf your comment�to the Buflding$�Zoning Offrce ai least 1U days prior ta the scheduled meeting date. l����tVED Padcet Last Updated.� Jarw�ry 2U15 P�°�s � � � j, b MAY 2 (l �if i� L# �-___. �.,`..�.�- -_� c;rnraF oRONo �4.3:'� . . .. �2` , • t'y ADJACENT PROPERTY OWNERS'ACKNOWLEDGEMENT�ORM E, I (we)�c�.�j, � r n �P�t v►�,.. o of �ZZ .¢ [Pt'int�ame(s)] [print address) have reviewed the plarts for the proposed improvement or proposed use of the property located af / � � �-ST also referred fo as Land Use Application No. I (we) understand that in executing this acknowledgement, I (we) am (are} not asked to declare approvaf or disapprovaJ of the property or use but rnereiy #o cor�firm for the City Counci! that I (we} am (are) aware of the improvement plans and that the proposed �eighbor's proJect or use requires Council approval. � / Ol P rty Owner � Da#e s���o/ � Property wn r ,� Date ff y�u harre any information that may assist the Gity fn the review of this Land Use Appl�cation, piease submit your comments to the Buiiding 8 Zening 4fT'ice at least 10 days prior ta the scheduled meeting date. f4fR#tR�'#'kflf#0'RYi!lafYrt!MH�R*rFMYrfr!*#tfi#i!k*NRH MrNhFfrlN tn�M*4H'N►�kR**aF*!M*fFRMr VrkMt4lr�'�t�tt►M1YiMf+�4ih+Yf RttRfN*ki��t�t�F#�tlr#f}�#Mi! ADJACEWT PROPERTY OWNERS' ACKNOWLEDGEMENT FQRM Q 1 (+nre) 6, of [print name{s)] [print address} have reviewed the plans for the proposed improvement or prqposed use of the property located at ���'3e.�f4� ST' aJso referred to as l.and Use Appl�Cation No. 1 (we) understand that in executing this acknowledgement, I (we) am (a►e) not asked to dedare approval or dfsapproval of the property or use but merety ta corifirm for the City Council that f (we) am {are) aware of the improvement plans and that ihe proposed neighbar's�roject or use requires Council approval. � Praperky�wnar • Date a Property Owner o �ate Ff you ftave any ir�fprrnatiori that may assist the City in the revlew of thls Land Use Application, piease submit your camments to tt�e 8uilding&Zoning O�'�ce at lesst '!0 days prior to the scheduled meeting date. ' ��CCE�V�4 Padcertas�u�d ,ia,►�,eryaorb Peg�Y5 ��� �n ���� ._: ... _..�,.T,,.._ _.� . _ _ , . -_ ._. _ _. � � � � � ;'ciN o��� �,;:-, .4', ! , ��� " �!'' • �^ �� �� ��� /�JAC�NT PRQPERTY OWNERS'ACKNOWLEDGEMENT FORM �,p.��rtiY � � (we) L-��� o �{ i .��4� [print name(s}] [pri�t address� have reviewed the plans far the proposed i�nprovement or proposed use of the praperty located at /2�-�f�3tLA�31' also referred to as Land Use Application No. I (we) understand that in executing this acknowiedgement, I {we} am (are) ►iot asked to declare approval w disap�ro�ai of he property or use but mereiy to confirm for #he City Councll that i (we) am (are) aware of the i vement I ns and that e proposed neighbnr's project or use requires Council approval. c ` � �� � �Y Da#e „�, Pro�erty Owner �, Date if y�ou have any irrfo�mafion that may assist the City in the review of this Land Use Appi�cation, please submit your comments to the Buiiding 8 Zoning Off�ce at least 1U days prior to the sche�uled mes#ing date. �nM4Nitiw t4i�iriYfikiiFlRtl4!*IrkM!!R#t7iiR��R7e'kf�YiYiMMk4�kY t�!lyr44f#M��►k+Ff i!f*fF�NMMiWtMNt*f�frti4K V kl�1rVM'K�MrfY}4fi'�MM�Y4*'h►At?ffHrkMytf! AD.iACENT PROPERTY OWNERS'ACKNQWLEDGEMENT FORM • � �ws� � � ot a �3 �<� ��— [print name(s j [print address] have reviewed the plans for the proposed improvemeM or proposed use o# tMe property located at ��� �+2,Mz.. S,L also referred#o as L.and Use Application No. I {we) understancf ihat in executing this acknowledgement, I (we} am (are} not asked to declare approval or disapproval of the property or use but merely ta coMirm for the Ciry Council that 1 (we) am (are) aware of the impro�ement pfans and tha#the proposed neighbor's project or use requires Council approval. 1 s S`�V17�-l S $ Property Owner a Date �, Property Owner E� Date �f you have any iriformatEc�i that may assist the City fn the review of this Land Use Application, please s�bmit your oomrnents to the Building &Zoning Office at least 10 days prior#o the scheduled rneeEing date. R�CElVED Par,ket l.aat(lpde�ed Janu�ry 2015 � � ''��°15 � � b MAY 2 0 2�f� CITY OF ORONo ADJACEtdT PROPERTY OWNERS' ACKNOWLEDGEMEN7'FORM o � (we) �"� 1�e�'"e✓�� ° of �Zlv1 --�v.�L7�/ jprint name(s)J (print address] have reviewed the plans for the proposed lmprovement or proposed use of the property located at L�.�.�BaA.�9- also referred to as Land Use Application No. 1 (we) urxierstand that ln executing #his acknowledgement, I {we) am (are) not asked to declare app�oval or disapproval of the property or use but merely to confrrm for the City Council that t (we) am {are} aware c►f the improvement plans and that the praposed neighbar's project or use raqUires Council approval. � /!7�� � Property Qwne� o Date � Property Owner � Date If you have any informa�on that rnay assist the City ln the rsview of this Land Use AppiicaUan, please submif your commerrts#o the Suifding 8�Zoning Offlce at least 10 days prior to the schedvled meeting cfa#e. trefrr wt�rfYw�w+}ar ts+tv+llMytNy*kwt►►+R+w4lwrll�ptt*vri+retart+westrf�e!l4Hyrfws+vM+►tNtH�tf Attw.t►►wsrM�4ttvrf►M�Mslr�4+iMsin►rre�kw�rxs+rr ADJACEN7 PROP�RTY OWNER&' ACKNOWLEDGEAAENT FQRM ,. �' � �'^re� 1"Y�- � � of 1 ��� `��rint name(s)] (A� t address] h�v8 reviewed the plang for the propc>sed Improvemerzt or proposed use of ;he property located �t /� �S also referred to as�and Use Applic�tion No. I (we} untierstar�d that in executing thls ack�owledgement, ( (we) am (are) nat asked to dectare appr�val or disapproval of the prope �r use but mereiy ia confirm for the City Cou�cii that I (we) am (are} ��e Qf the improvame pI the proposed n�ighbor's pro}ect or uek requires Ca,nc��a Ppruval. 0 o � �� Property QHmer Date � � Property Owner Oate !f you have any ir�formation that may assist the City'tra the review of this Lan�}Use Applicati�n, please submit yaur camments ta the Building 8 Zoning Office at least 10 days prior to the scheduled meet�ng date. �t�CEIVED �r ce�r u�r�a� ,.��.�y zos5 P��5 n�r � o zo2� � � � � b c�N oF o --._._....., RONO i ADJACENT PRQP�RTY OWNERS'ACKNOWLEDGEMENT FORM o ; � � . �I cCI�.) 1�v�c� /�� i (we) �'1� • of o�� /� 1 �t'�� - � . jprint name(s)� (prin#�ddress] have re,y�'ewed the plans far the proposed improvement or proposed use of the p�pperty locafed at /�`� �tS�A-R S`1-' atso rQf�to as Land l�s�AppHcatiqn No. 1 (we) urxierstand that in executing this acknowledgement, I (we) am (are) not ask$d to dedare approva! or disapproval of the property or use but merely to confirm for the City Cauncli #hat 1 (we) am (are} avvarg o� th� im�ovement plans and ttrat the proposed neighbo�'s project or use requi�es Council approval. C � S�- � r s P perty Owne � Date T 5 i? 1 S � perty Owner �, Date !f y�ou hava any ir�formation that may assist ilie City in the review of this Land Use Application, please submtt ypus camments to the Buiiding 8 Zoning Office at least 10 «,� days prior tc�the scheduiet! meeiing date. t,rr.rr yrr.*w++r*r+rsR�a+►+re+w+�a�wRwr+a*efrr,r,rw+tyarar�rw,r+et�+f�r.errt,►frwr�rrM*sesri�r*s�twr *+**+�,t++�+�,rw*rs�**r►sr ADJACENT PROPSRTY 01NNER3'ACKNOWLfDGEMENT FORM �(J�TzBEi�(, � � cWe�..�..,vq� r- �-�,e�Fn,,. ���Qf �z f a ,B'�i�i� s�` '(print name(s}] ��� (print address] h ve reviewed the pfans for the proposed improvement or proposed use o# the property tocated at ��� �Ra�.ST alsa referred to as Land Use Application No. I {we) understand that in exeeudng th�s ackrrowfedgement> I (we) am (are} not asked io declare approvaE or disapprova! of the property or use b f tnerely to con�irm fcr the City Council that I {we) am (a�e� aware of the fmprovem p nd t sed neighbor's project or use rec:u�es CouncU approval. � 5� i � S� s prpperty Owner Dabe . Q.t.u.crC� �"��-�� s �Y a++��� G Date tf you have any information that may assist the City in the review of#his Land Use Application, please submit your cflmments to tMe Building&Zor�ing OfFice at ieast 10 days prior ta the scheduled meeting date. C�NED Padcet Lesf Updefed Ja�t�ary 2p15 MAY ? 0 :2�t5 Pa�e?5 � � � � � cmr oF oRoNo � PC Exh'rbi!3 �. Hennepin County Lacate & Notify Ma� Provided By: Resident and Real Estate Services Department Date 5/1 S/2015 (31} {Z�� 10-117-23-24 � _ � __ , �„1� f� f �.. I ._ 4� ____. ____. _ t �'�10-117-23-?1 ��' 7�� �� I } � � � Gf1 - � {�d' ��� ! u' �'�t� �4 ' 1 � ( , j '� .:� i�6-117-1�3-3't ;� � � _ ; . � � _____ . ! _ � (102} _------. t�l {�) (42� 1, ti� (�ay (�} .� (�) t0-117-23•31 (37} - Buffer Size: 150 feet o 3o so �2a� Map Comments: � ' ► � � ' ' ' � 1224 BRIAR STREET ORONO,MN 55391 �t�CE1VED H��ore information contsd: P[Dal�10-117-2�31-0074 pin Count GIS Division 300 Bth Street South MAY ? � ?l��•� Minneapolis, MN 55487, � gis.irtfo�hennepin.u$ CITY OF OROt�C� F� � � � L ��� [3 Daee Application Recelved: 05/20/15 Date Applicatlon Considered as Complete:06/i/15 6aDay Review Period Expires: 08/1/15 To: Chair Leskinen and Planning Commission Members Jessica Loftus, City Administrator From: Jeremy 6arnhart, Community Development Director �ate: June 15, 2�15 Subject: #15-37481ohn and Sherri Thiesse, 3855 Bayside Road, Variances Pubfic Hearing ----------------------------------------------------------------------------------- Zoning District: LR-IA,One Family Lakeshore Residential,2-acres/200' Lot Area: 0.2 acres(8,907 square feet) Lot Width: ±37 feet at OHWL&42±feet�t 75-foot setback Applicatlon Summary: The applicant is requesting variances in order to allow redevelopment of the property;tearing down the existing one story structure with a detached garage and building a new two story structure with attached garage. The !ot is substandard due to size and width, and the house as praposed encroaches into the average lakeshore, side yard, and street front yard. 5taff Recommendatlon: Planning Staff recommends approval of the variances to allow redevelopment of the property as proposed. List of Exhibits Exhibit A. Appllcation Exhibit B. Practical Difficulties Documentation Form Exhihit C. Existing&Proposed SurveyJSite Plan Exhibit D. Proposed Plans and Elevations Exhibit E. Site Photos -Staff Exhibit F. Aerial Photos Exhibit G. Submitted Hardcover Calculations Exhibit H. Graphlc of Average Lakeshore Setback impact Exhibit I. City Code Sections Exhibit 1. Prvperly Owners List Exhibit K. Property Owners acknowledgment form. Pert€nent Zaning Ordfnance Sections * Sec.78-1217.-Classification of public waters. � Sec.78-1279.-Placement of structures on fots. � Sec.78-1680.- Hardcover restriction zones. FILE#'!5-3748 15 June 2Q15 Page 2 of 4 Background The subject property is located on the north shore of Stubbs Bay of Lake Minnetonka,which is a general develapment lake for setback purposes. Properties served by City sewer have a requlred 75-foot setback requfrement from the OWHL{929.4'};The house was constructed in 1958, before the establishment of the lot size criteria outlined in the cur�ent code. The existing structure is setback from the water 83 feet, and from the north and south p�operty lines 10.3 and 10.2 feet, respectively. The average lakeshore line clips the existing structure,a small portion of the house and the deck encroach into the setback area. The existing detached garage sits 6.5 feet from the street front line, and 10.8 and 6.9 from the north and south side property fines. LOTANALY515 WORSNEET lot Area/Width: LR-lA Lot Area Lot Width Required 87,120 s.f. {2 acres) 200' Actual 8,965.81 s.f. (0.2 acres) t36' @ OHWL&t43'@ 75'SB Setbacks: LR-lA Required Proposed Rear 50' 11.97' North Side 30' 7.00' South Side 30' ±10.27' Lakeshore 75' (sewered lot) 89' The house corner is clipped to avoid the average lakeshore, Average Lakeshore 58.5 sf of the deck encroaches into the average �akeshore ! setback line 9'. Structural CoveraAe: Since the lot is less that 10,000 sqft,the maximum structural coverage is 1,500 sqft. The applicant proposes 2010.53 sq ft of structura!coverage, an increase of 1 sq foot over currerrt conditions. Hardcover Calculatfons: Stormwater Total Area in Allowed Existing � Proposed Overlay District , Zone Hardcover Hardcover ; Hardcover Tier ; , � Tier 1(25%) 8965.81 s.f. 2,241 s.f. (25%) 3,475 s.f. (38.7%) i 3,107 s.f. (34.6690) With the proposed improvements,the hardcover will decrease by 358 s.f. ------------------------------------------------------------------------------------ Average Lakeshore Setback Varlances The average lakeshore setback line clips the edge of the existing home, with approximately 72 sq feet lakeward of the setback line. The proposed project will be clipped by the line in approximately the same area. The project attempts to mitigate the encroachment by trading house encroachment for approximately 58 s.f of deck on each of the top two floo�s. The neighboring property most subJect to impact is the property to the south, this structure is 90 feet away. FILE#15-3748 15 June 2015 Page 3 af 4 Hardcover Variance The existing improvements exceed allowable limits for both the structure and hardcover. The proposed impravements reduce the hardcover by over 350 s.f., and increase the structural coverage by a marginal amount. Side yard setbacks. Maintaining the required 30' sfde yard setbacks renders the property unbuifdable. The p�oposed improvements center the garage on the lot, and mflve the living portion of the house marginafly closer(2 inches)to the north neighbor. Pertlnent Authority fn reviewing applications for variance, 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 ta the public safety, and the effect on values of properry in the surrou�ding area. The Planning Commission shall consider recommending approval for varfances from the literal provisions 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 approval only when it is demonstrated that such actions will be in keeping wfth the spirit and intent af 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 shal! be granted for earth-sheltered construction as defined in Minn. Stat. § 216C.Ofi, subd. 2, when in harmony with this chapter. The board or the council may not permit as a variance any use that is not permftted under this chapter for property in the zone where the affected person's land is located.The board or council may peRnit 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 wlth the general intent and purpose of the Ordinance. 2. The variance is consistent with the comprehensive plan. 3. The applicant establishes that there are practical difFiculties a. The property owner proposes to use the property in a reasonable manner not permitted by the official controls; b. 7here are circumstances unique to the property not created by the landowner; and c. The variance will not alter the essentiaf character of the locality. Additionally City Code 78-123 provides additional parameters within which a variance may be granted as follows: 4. The special conditions applying to the structure or land in question are peculiar to such property or immediatefy adjoining property. 5. The conditions do not apply generally to other land or structures in the distrfct in which the land is iocated. 6. 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 wi!! nat in any way impair health, 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. FILE#15-3748 15 June 2015 Page 4 of 4 Practical DifficuFties Statement Applicant has completed #he Practical Difficulties Documentation Form attached as Exhibit B, and should be asked for additiona!testimony regarding the application. Practical Dlfficulties Analysis The lot size and area are preexisting conditions, not changed by the applicant. As noted previously, the side yard setbacks overlap; respecting the setbacks woufd not allow any construction, or enlargement of the existing structure. Staff finds that the proposed improvements are consistent with the character of the neighborhood, and the applicant has made an attempt to mitigate or minimize negative impacts to the adjoining properties, Further, it does not appear that the adjacent property owners will be adversely impacteci by the redevelopment of the property. Staff finds that there are special conditions relating to the existing home and property which support granting the requested average lakeshore, side yard, lot size and Iot area variances. Issues for Conside�ation 1. Does the Planning Commission flnd that that the second level deck negatively impact views from the property owner to the south? 2. D�es the Planning Commission find that the variances, if granted, wi(! no# alter the essential character of the neighborhood? 3. Does the Commission �nd it necessary to impose conditions in order 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 evafuate the practical difficulty criteria against the requested varia�ces and make a recommendation to the City Council. Planning Staff recommends approval of the variances to allaw the redeveloprrtent of the property for a new two story residential structure with attached garage. PC F�chibit A Ci�r oF ORONo VARiANCE APPLICA�ON st►�eet Address: App�ication� /.�-3 7 d' �O.�O 2750 KClley Psrkw�Y Date ReCBived; .'S-02 _ / Orono, MN 55356 �n� StafF: ii' t Main: 952-249-4600 Fee: �700 ,a fax: 952-249-4618 Renewal: $350 'y�, � �'� M�rTinQ Addross: G After-the-fact: _a1,400 Double Fee t�k�ESHo�� Crys#aB/B y, MN 55323-0066 Escrow Fee: $700/S2,5fl0 This applicatlon torm must be campleted In tuil. Applicant wIN be naMied within 15 days as to the status of the application. Incomplete applications wll! not be placed on Plannine Commission Agendas. PROPERTY INFORMATION: s�te�►aa�ss: 38s� s,�'c�L �• OrvHv M N Property Ident�ication Number( ): — 1 — 23 — 3 --0 00 Date Property Acquired morrth/year): Yes. I ovv�the adjaoent parcels. Zor�ing District: �,�• � A APPLICANT INF4RMATION: (Complete legal names and marital status required for each irrterested party} Name: Sh��r-v�l f � . — ' � 1�. Phone: q$� Altemate Phone: Z, � _ pp Complete Address: SQ.{�p h St'Nt t'r Sl,t,i f'L /b 0 City, State&ZIP c,,(dr � I�j �33 Email: 1'1�1Sharr4tt'�sl-,ewrst--H-d�SiGth Gonn Fax: aJ� �t0 — OWNER INFORMATION: (Complete legal names and marital status required for each fnterested pa ) Name: L�vt $. � She.r-ri . rthi t. er ffu�b4v�d � W i c. ��e i0 2 (p Altemate Phone: Complete Address: 3 �, ' G ; CitY, State 8 z�P OIroK, N Email: �'f'G�teC�'G � S1^Fc_nr�t�..1���A .Gow, Fax: 3 —2�-2 . DESCRIPTIDN OF REQUE3T: Describe the request in detail (attach additional sheets ff r�ecessary}: SC� d''1'ChG H-F�p , R SF�D �xs�c.�r u� r�y zora MAY 2 (1 ZQ 15 Pege 1 f � I� � � � CITY OF ORONO REQUlRED SUBMITTALS: All af the following (nformation must be submitted by the appiication deadfine date In order for your application to be processed. �vr,f'-'� . 7�` i Y�. r .�� ._��, f /y .��F , .:�: �,� "1•" � --.- ..'-. - s � - .-.. - -. -; a+rw�?''�' .+..�.��n��.y♦ . C�{��r�6�:{�t(yl��i-�� },�4r �'�f 1�'�'f`�, � t..�"SY�. 4 �14��F<JY���i ���}:, ` �_. r• 'Vr 'ri'� '\ .:�T'� ��;3 ��'.� _ - ,a. .--:.. -`T-� ❑ Variance Iicstion Fee 'I' f ' . �y� .f� �.. . . � .❑ Pre IiCation FOrm r .� . . .�., .�. _ . - � S7 - ,;_ ���. � ,,., ❑ Praccfical Difficuldes Form <, , �,:- _ - - �i-' �.y�,. �. ..�.c' '�S -.F`:- r,i� .:'k.tc' =�,`..y.". . �.❑. _ h',.. O Surve meetin ALL re uiremerrts '� :,.- �.. . `❑ '�D� : � , >: .�_ _ :�r,. - , , . .,: S;..,�a.. Hardoover C�Iculations z •,:.. .�• � ❑ Minnehaha Creek Watershed District (MCWD) Permit or y Documentation from MCWD statin no ermit is re uired .>,. _- _. ..:, ,,, 0 Data Priva Adviso Form APPLlCANT AND/OR OWNER: • F�ree ta provide ail Information requlred or requested by the PlanNng Departmerrt, + Aeree to pay addFtional fees (staff time noi covered in the originai fee payment) and/or consultant expenses incurred in revlew of this appiicc�tion,and • CertEfy that the informatEon supplted fs true and correct to the bes#of hfs/her knowiedge. The appllcant and owner recognlze that they are solely r+asponsfbl�for aubmltting a complete appllcat)on befng aware that upon faliure to do so, the ataif has no altemative but to reject it until it Is complete or to recommend the requsat for denfal of the requsst regardless of Its pob��tlai merlt. • Acknowledge the EscxowAgreement is completed arx!signed. • The Owr�e�herebY acknowledges and agrees to this appf�aUon and further authorizes reasanable entry orrto the property by Cit�r Staff, coresultarrts, agents, Commfssion and Council Mernbers for purposes of invesdgation and verification of this request. • Appllcant andlor Owner acknowledge they must be present at all schedule� revlew meetings af the Planning Commisslon and Council. If an appBcant and/or owner is unable to attend a scheduled meetir�g, please make arrangements ta have an authorized representative attend in place of the applicanUowne�and advise the Cfty Planner assigned to your p ojed. Appl(carrt's Signature: Date: � 2p �'' ApplicanYs Signature: Date: Owner's Signature: Date: �� Zp / Owr►er's Signature� Date: RECEIVED Packet Laat Upaleted: Jar►uary 241b M AY 7� ,��� Peye 12 /i � Z � 4 8 crN oF oRONo .�� :Vfs. Melxnie Curtis City of�rono May 20, 2015 Page Two 11. The property is serviced by a private vvell placed appro3c�imately 15 years ago. The old we11 was abandoned when the new well was placed. The new well was commissioned by Stodola, The property is serviced by the City's sanitary sewer system. The septic system was abandoned when the City service was connected. We trust with these statements and related attachments that all of the Variance Application requirements have been met with the exception of�the Adjacent Property Owners' Ac�owledgement Form. Let us know if there is anything else you need or if you have further questions. Sincerely, r i f Michael D. Sharratt �hazratt Design& Company On Behalf of John& Sherri Thiesse RECElV�L',� MAY 2 p.�015 � � � � 8 c�nr oF o�oNo 4 6 4 S e c o n d S t r e e t • S u i t e 1 0 0 • E x c e 1 s i o r , M N 5 5 3 3 1 p h o n e : 9 5 2 . 4 7 0 . 9 7 5 0 • f a x : 9 5 2 . 4 7 0 , S 4 0 7 website : sharrattdesign . com • email : info@sharrattdesign . com Bharra �•�� cotnpany � ` May 20, 2015 '_VIs. �Ielanie Curtis, City Planner City of Orono 2750 Kelley Parkway Crystal Bay,Minnesota 55323 Re: Thiesse Variance Application Tranamittal Dear Ms. Curtis: On behalf of John and Sherri Thiesse, please find the following items attached as assembled for a Variance Application. 1. A check payable to the City of Orono, in the amount of$3,200.00. This includes the $7U0.00 Variance Application fee and the$2,500.00 escmw requirement. {t check). 2. Land Use Applicativn Escrow Agreement,with attached property legal description. {2 pages). 3. Pre-Application Vieeting Form. �1 page). 4. City of Orono Variance Application. {2 pages including the attachment). 5. Practicai Difficulties Documentation form-see attached letter covering the items on that form. (5 pages including the letter). 6. Certified property owners list—Will be forthcoming as soon as possible yet today. 7. Existing/Proposed Hardcover. (2 pages}. 8. Adjacent Property Owner's Acknowledgement Form-This is to be completed, could we get this to you as soon as possible?(0 pages). 4. Data Privacy Advisory. (1 page). 10. Drawings: a. (3)copies of swrvey—existing&proposed. b. 3 each 24x36 format: site plan, 1�`floor plan, 2"d floor plan,walkout level, and(4) sheets of exterior elevations. c. 1 each l 1x17 farmat '/z scale of above drawings: site plan, lst floor plan, 2"d floor plan, wallcout level, and (4) sheets of e�erior elevations. E�ECEIVED t�AX 2�1 �Q1� ��� 464 Second Street � 5uite 100 • Excelsior , i�iN 5533 I p h o n e : 9 5 2 . 4 7 D . 9 7 5 0 • f a x : 9 5 2 . 4 7 0 . 8 4 0 7 website : sharrattdesign . com • email : info@sh. arrattdesign . com � � ? JRS� �� .: -�.,•:.� .i; .� - �, . .� { �, r, .i � . �' �r.:.`..:r...? ti , . y �. 1. r ` ` r h 1' `_.: r �.• ` I. . �' ` .� m i '` ` " + t� ' �� f�� � y":' #t . .. . ' . . � �r � � � � F j Y �. y t', � `C1 fl �ii{ ��r" � yI� < 4.� t �,, �y's ♦ "`'�.° ''�• � � �' . j � � r� + � +Fi �'I ��� � !, ``, �� ' "'"'�1`' .'�,'1.,Qf. {J ; . � � .] � r i., . � ;� . ^� x> �� �j 5� a � `�� �'� �� �� �� � ' � ,+ 4 . . �f 1� ~ � �1 .�� � � �} � � �'- r .�y ' .� . -+ � � . 1�'i � ( .� n ' ,�.. p� f� � � �,.. � ,h"7!1 � �y. .' 4' r'�'-.� Y�', �'� � �4� � � � :I � � ' i ti . � x� �,i '' ,�i. 7 �r �' � .`, � ,_ , ' �� � .r � �� .�,. , � . . �� . � ." 1 f T �� ' � V �W _C , y . �� y' .d 1�Q{ `t } ' w � �� ' 14.�� � � � •` Y � .��Y�1 •�� � 1 �t .� .� - . .i ,. � Y •,• �,f � iQ � � . . ��� � � �•^� . ' � A ., �L � �f '� ��� ..� ��+ P� � '� ' �� , ;.�� . �� � ... � ` .�� �� e �'Y i r , 'Y_ 4� � e. � `; . � � �� '1 '�� � r� [ �4, A1�� F ��q � . �e '���� 4, t � � �' w �� . � S? �� �' �� �� .. � �• �'� �►+' r' � ' r. * � �j . . . . �,5 T `�ai � .n .� ��• � - � e.. ��.�� �� � � T. ` � F t � C�f � y,ry }�� �" +n', aQ ° � a� ' - - . � . �, ;u �* �' ., �t++ , • _ . , S, a,- `,s �, , C� ' "�'.�' �.: �' �j u0,:,� � - x � �. .' ti ..,� < t c�, F � h F��. ��� � jY � ����� . � ` �{ H . , :t�:� rc r �' } �� �� � Y ��.� �� � . . '�' .. I .r � / � �„Y �i ' � .F {� i f'ui�I+ . _ . ; s � . �y .� �~. '.,�7' xw��1: Q� � �' � � yi� - � �? . . -i; _: �Y , ,�; r �= `t;' �' 1 ,�.. �r��. �: ' � �� � zy $ �� iA,a •��,. . � < ; � ). °� �' F� � �: E� rznl .�[ ��' � �� eq �.r� � •!+� ¢� . � ` I:a ��� , w � Q. '�•�.�� �� } ,�w .i�� � .�� � .. , �� �_ , .t. ,,� � ��T + ..�... � . �r1� .� �.� + i�. ' �,� ..4r. .. �'.<� �•1 t,..;� '4 � y{�= .' ��/ ;F��'• t � .,..L � .�• . �.fy'�'r�. . ..Q �.' . . .. '+y�4�f � S � . .V W� `v � �� �<�J �j f",g . • ��1�j y •,' - ..� { � , . � �'� � ` e�yj � .� „ � • � •� '' • -�a' �� �. � �., '� •:S�• ' . -F„� � j � i l+�, �`�.jwG� � , ��^ � w.�I (.��.y�. .e ��y, - .. ��, d. .,� �,. , y.. .. �+ �- � " q. i ,�r � � � .j,� 'r �� a_�'� '. �� .�, , .��i, '�� *'�� .� ;p'. . . ' , � Wy�.. � t � ' l : �i n�ye���. •++ � '� � . - � . ~4e'1, _'� . �. , � .���' ' t 1. .��'4 7 j ��� w � � �.,� � �� . . ; : . F_j�{wrrr._�.. : , t _ . . � . _ .. , 9i '1. . �. �? , i,; , �a , : . ;. � � �1 � r,y .� .H� . .{ '. ' #z., *� �,y ''�' �- � � �.�"7 } � � �. . . .L� �. .Y '� � .'� Y .� �� � � ��. :�.M �.� p, .. � � � . � . — � � �f��l � ' .-� � �� ��{ . � � � � ��i � � .i �. � nF , � ! � �/} � - �' .1 �• p�ry. !I. R .� 'iI', . .� � � .: ��`�i'e',' �-, � � `� � "` .�. � �J I . ' '.. �Q: `, . � . t f'r' �M . . �.�� ��� �.� '�_ .y„� , , _*� f � �> . . r w - . �' �•°� _ �; r� 1�. .� ; o `'� �� �, � � ; . . ' � . � , �t �,,°�'«�°, � . +.. '" �. . . o� , <�a .� . � . , . � .'��" .� +� ora , _ � e�^ � . ; . - � . . . , . �i�,_ c., � ,< . ; � -� �",��s( �;�� ;' ��0' �j,� ; � ,u . . - . .: - � . � . . .�� �Jn � ( l r .,ry�� � .� AS � �: �,. . � �. � � . ' 4� {;�,i' .� �. w. � �:� .�.►.i ��" '� � �. - � y,� + ' ^ ,p�,� �" t�} � ; +�++ "�.:q �,. *; s�.• •� �, w �•} � . . , . , � . '.. _`. � � ., '` s,� d3 (� ` .« ,� � ,�;-�� i�:. x. . . � . � � . . � � .�, �:� �] -, �, . �� � . .. . � �, � +��'j. A� yy�r� yy �. , r .� ..'e yi } �� !�f { � � :�. '�n]!: �: 'hy1��, �F.4,�''�� � j„ � }� '' :Qifi ��, .. � - S� � +' I •' '' � *`M, .�r N ,` S' ���C` �.�� :�i '�M., �� + ��� �t .' il l, p. . �: � , . . • . ' . .. .`•� . - . � I s: �' �w�. (� ,�. �j-�,•. .l�}.�'�. ,1'�.�� . Vl�'. . . .. . �M A, �. � t �� ... ,�{y,.�' �I' Ri ,M� .�.{�{� , . ��.� � I ,� . �. 'w _ .iK ...'M�,a �j � .. ��� � � �� �'� � � r� � � . � 'iQwf � R4 �- ��� �� �� . �41�'.�� d� • . . r '' • t . �. ' � .. ,. ,�� (A � �� C�! � ,� } � � � r�i. � ��� .�, �«.� a .�a . "� . , . ; Q � a '� �� � � � _ . �,� r � ,� � ,.,� :�. s ': .�: .r�`� .� , . � ; ,,_ ; :;o E � ,� , � � �,'� � � �q � s; . . .� t , f � r . !i � j"si f+�� " ` �� , ' . _ � ,. ., _ tl' ',d3, � , , , • . �r r� . , � - r � S , .' t . . .. :�T ,. ;� � . . � .. � . . . � . � :i< . .. �� ._. - � . . _.. . .- . . . �.. .. . . . . • . . . . . . .��._. . .... .. �. ." . . . , � . . . '�. .. :. .� .;.� � . . �. .. .a�. �.. . . !_. . . ... . . " � ___ �.��.� � . . . . � � � • � ' , . • r . .. .•7. - 1 . • � � � • � • ., . � � � �� �.. } ` L, , , . y } - �., . ,', . �� �. , A 1}. � � �' `I+� ' . '��" � . �f•� *� .. . . . -� :.. VR . .. � . . , �� [j��� �''�} � .. 1 � . . - . � . .���.]]. ' � �, { � � , . . S ■ '� ��' \'R � .. . . ,�h!„ Vv �� '�1, �.;� y` � � .y� � - m,. � A � � � ��`, � � }� •� • 4 n � . � �� y�i� {A+ R ,T� , � � . 4R � � �..y11��'.� .. � �w.�. "':� �� � ��� -����� p �] . �+ p � � :� -� ��,� . . ��,��o.. ' - � r �` � ,•�'" � �, � , .. '�,. � � � ;� i� � k�t A, � �r, �� � �'�s •c� ' :. . �+' �` � � � ••• 1� �CI ESi 4 ►,,, � �' �p CS G i"�9 . � �. , � � . . �,. o .� � �_ ,� �.� .� � �.�s � �-. '�. . � �: ro "� � �, � : . • � �, - � � . . m � � � � � � ��� �,r. : � � l � � .�.� .'�. � �" � - �� �� . ' , a � �n *�- h � _- � t�' . . � y �. . . . � :o � � . . , � •� � �j .� � �, 3�°r,. f� .� ,,0�, �' �, 4`, b .w .� A ��'" h . � r • . . � � �._ .tf• � . �� ,� "F � �'e-yr��. (�, ,� • � - � M► 'e�+ • � �` �' ��,, � (� �, � �„'. �p , , ''F � �7 � '. � .�',,�, �! .� 'ii '� '�:� , �M'�.. ,��� �, � � FL ��f >. . ' + . .+ . '�: ' �T` - � U7 � „�' . � ��� �,, , � �' ,`�y �• � � . ' � , � # '1D •_ • � � ,' �„�'�. �' � � � �"'� �, !'"t � � C r� � ' C3 � �� • • • • �, '.�,,� �°� c � c� _�'�r., � _ � �C' � � � o ���"•��,� . . . , �� • � a�. �, .. ::. � . , e� ,� � . w: � . ,�,,�, . � w �. , m . �. � � � � � � � � �� � � , . ,� �.: . "� �� �,� �, � � n ,� �0� �� �:� � - . . . . b . R . �• .�. r�y . - �� '� . ._ r'�.. P+d . �� �t3 ^ .� � .� � .. . ,r . . � . ,� i . . .. - .a�.�'+ � .�'+ �,-fl+ �"� '� . (Q K� 0 ' �yd .� `��....�y` y .. ; . . �` �- � . (� �i- ;� .� .� .�_ 4 `1�' �.� .� .�-� }y� j3 t4. �� � R� ,.P+• � I .. ' . �. , �� • ���.� �.� � �' �F �� � . �� ,. � � w+ � � �.. ��. � .. �! - . Q . . , i� '. �� ..a G}'� ._ . � , .. �! t��. .Mq► _ ,(� �►. ' . . ' � . . . � . . .� ' _�, �c o �p �' � s� `"�'' � ��`� �. �" . � �" :v,. �,, . �' �: ,° ` �' � 'Ry ,�i �� � 'sM � ►4��y � > Qp f+. � '.�r �n «� � . , . � , .Q r�. , ��' ,y!�� •� . tY �.. r+� �t�Y^,3r , .�. Q �(. �. � � , . a , , . .. • f-0� ��F @ .�'• . '� � 4 :!� R�., ,��.'� _ . ��"' � . . . . ' , � . p- , . ' � .r�� - �i. . � .. i. � . . , . , �� ;� `� �.,��,.:° � �� ",. � � :� � �; �' �► � �''�. �� , � +� �� - � �j � ,.A. °,� �, � .c�, �y � . � p � � 4� y3. � � � �, � ►TI V � v � � r+ FS � . . _ , ':� � '^~ � � �`�` � � �' � � .�, , � ��• �.,, � ` � � � - � � �� .� � � � �_ � ' �, _ � . ; �• , � ,�'_'� .� �, _r � , �' � g .` � '� �,,� �' � �. � . . � .. �� � �`� , _ .. . � � � .� . , . �� . . ,.�',�� c► .�, t� �" �' � o; �' ao '�.d c4� � � €� � -� ��, �. � . , , �y� �`�, � '� y � ��y„ �� � . q' �f �� �, � !�' �°� i , . . . � �'..�� .� �R ��, .�' Fii.�.Fl ..• .}� F•t ,�. �� � !� � � . .�' �. � '�� � ►� �: i . . ' � �� . ' -. � .. � � . , � . �• . . � '1, . . ' �'�1� _.. � . �' ��y� V - � _��. � � '� �, r., .�' � . � , . � � . . � , ' , 'ij� �. � � F�++ ��` •N �y y� .� '� � � � �� � ��'�.� t l ... Et�S "' � .p�,. �" ��{, �':� . � �` ,: �`` � w, '�. � " dl. .*� •'r � -� �.. .�r'� -;NJ.� �' �11Ny � � �� . ✓ ' � .j1��• C ' r � � � . , . yr �� � . . .� Wr-� �,� ��, ,. f- ' �p � � . � � $ • _ .. . w � � Yv �p . Po Vt �". '�' � � � �:�"�. h, � iK "` ! � � { ` • ,. , �c..> � � � . :!D v. � i�t !D °' � � � � � � � � ' � ry N �' *�'.�I� � • ��f�� "� � � '' ', �. �"h � � 4 � � � � � � , � � �, '� � ' � f�. "' � ` ` � �i m x � � t � � � ,� � �'� , ,. � . � `. �. � `�� .� . ,� -�+.� �`a; ���� , . . _ � ,. 'r-+. " _'. . . . .• ,' �..��i� ��� . . � � - ' �. .'..'� �,� ,.�.. . . �;. . � . " . �`� , . � . � � Q'� , � '� . �' � �- . °�' r�' � � `� � �G �. '�' ��p' �S- - .� �` .' �'� �' �" - i�, " � '� .U4 _ •,:, � � ,,,�„�. . � � Y" � "' � � . ' �i �' - � � �r ,� �` �j �o , C� � � ;,�m w' � �. �,. �'. .� - s" � �: �w`�.'p' "", � . � � � . � t�' ��" .- ,� �t w � � � ' '� � €� ,� � � � . �i► � '{ `'�` .�' €� ""1 . _ ,. �. � �� �S'' � � �. a p.� � s- � � '�y.,� ' �" ... . � � � �'� � , �" `.`"�`1L , � •', : ,. � �,� �;� {, � w � _ � �. �, � � . . � � � . +� . .C�, . . .: . . . . - , - .. , , _ . . . . , . . . : . � r �, ./ .i; � � - . .,, - i. , �, .. . , � . .. . ��� . . . . ' �, � . , : �r� � � : . ;`� ;'i• . .. '• . , : , . � � �:t. ' � . � � . ., - � . • • . . . 'r, . � . • • , .s ' . .. ' . . . . . . . . • ., . � . . ,. . . ., , . , . _ . . . .�. �. : . .. .. : .� . . �.� �.,�"_.• . � ., 4 ', �` ,' w . ,�� ,� • � � � . ,��` ,' , a .� s. r '.t�' t -c' .. , �. . . . , �� "". .,� °� � �, � ' f ' •. '� �-�" � , .. r � n #" ' ' r'•E•,;,� , ' � ' �- _. �n.� "i� y9 ,� � e� Q'` . ' c� � . . '. � '� . y�T ^ � ,j .. ��.{,y��Ly �' •�. {� r � �Ori V . � Q y- ,.� �a¢ � o .� �� ;� �y�J.� �, _ .� � � . .� .� � .f�j `� .�- ' � � •� , ��.i$ �:..I� � .�'�.`V'� Q�' 4i . _ . �.�. �+ . .� • +� ' �� .. �'� � ^ � } � �V ,y�YJ � � . . . ' T� � � 1 � ,��� �.. � �� 2 �Qj. (� ,� , � f � �. . ��. � i/y 4�i . .�. � T�a ' _ . . •t. . . � .' ��' �� � =� a � ,� �.� � sa�� ��:�. � � ,� ��, � � c, � � : � � � ' , '� . °�:. . � � �, �. .��o �t . . - � :� � ,� � �' � .�" � � ` � +� '`y �' . . . �'` �' . �, ,g} , � . ? � �. • . �, �. , . � a3 0^' � ''t,� �y 9[> ' s' � ..� �. � 'r-' � �' •� "'' � • .� . . � , � �, � � ,� � � �'� � � � � � � � , . �; � ,. " � � .� �Yi�} �'� .. ^� � .� � � i� +7. Q' � R� � .� � 3� ' r ,�� ` 'O' N''+,,, . .; . . iy^ , . �,w� � �'• A/. ,� .. p1 . ���. �j � t ` ` r. .` y.I+� .wk�•�i � .� , , �.�• ��, �M :.� �`r �� '� � �{� �r +� , � � . � 7."� ,�r q� i �+r.'F� � •��.. f!� G�,+.�. 1.+, °r p` .� . '• . ,. �� �' .� �: r �. ` '�- ¢���� �..� � :� �' p � ��* ~ � ' �i' . � < �� � � ^' � 7 , .�� � r� • �' S.� �� :w+��"+i�t � �� Y� � � , . . � .• .. .. .� .. r. � �� �� .��• � � > �. �� .� ,ke �.` c '�' '(4�� Y . ' � ',� �+ �'�..� +'� � '� ,` �v , �,�� �� �. � �':� � ~ � ,� . • � .� t��# ' .. ' ' . '"►' , •� � � �� ,�.�" �� i �' � �• p ` ,Q ��•,� �-���� �'� �r .,+ !� . •' .� „�` . .ti G+ A'' a� ��" ad �� tt� � 03 � ., w+ . � . . ,�. � - ��� a . � � ,,.., �� ,,� , , ` , s �, . ;. a� 7: .�.,°�' - �t� �*� '�,,.,,�' .� � :; � ,. .,,� , .. �� .� +'� .�e�. � o '� � � . �� O .� � � . � •\� •�- � �• �. `� � f/JR 1 (�t � ` �.�� ' �•` � 'A . . w ,¢�� � �+ � .. � � (� : :� �I `t . ' ti� . � �.� � � .� '�,'�' p� ,+��` r"�' "�'�-'� .. �.,.�w ���ry '_ 7�- ��, �.r. r f��' I� �q 'A ai; . • . . .. _. � • � � �� a►.7' .. ��... _ �� � � �.�� �w� y� �� .9�:' t� . � � '. . . .. a�l � . � . . . .. . . . . � , iY ... . . � . . - �� � . � �, :� �' � 4: .�� �, � �' ,�' �, ?� ;� , � � �. r .� A. ,; . . . ��5 � "� '� � i . � � w. ,� � �. � a , �,, , - � f� €3,� : &� � � � � � '� y Q :'►.��:.i:t �' ' , '� �� � � . .. ,� �. �,�+ �':�T� , , � � . , : .� �..�` � � D''� ,�' i�� .� _ `'' '� ; V1 �. ' � .� c��, f �r '¢ � � � � � �C � ^'�:�� . � � 9 . , • ;� �i P , '� �•.+°'S e�i • � 'r� .� � �" �.� � � �, � e� . . . +' �q � '� •.ry+q� '�T�} � ,��• ,� � , . ' � . : . . . . . _ .� . � � � .:� �� �i�� �^ .� .� � ��� � �, � �,•r 3��.. � �:;� � � . .��v�...� . �. . . _ �j �. . . � . . . - ��Rr QI �j • �� �,y,# .� � � ��j' � .:.�' , . �. ��.y'•� µ �. :t{��� � ,- . ' � .. �6�� , . . . Q ,�� � ,� � �a �'' a �,w �° +Q� � .- � �. � .','+,�' `*� U.'�,,� �..� ��' ` � � �" `' " . . , . ,' . ' `� . •� . , + C�' {i � y� �.�i• .!'� � ^ J � ` �� ...r .L+ � . a� '� . : � � � � � � '�. � . ' � � .� �' � . `� �..�' � .o . ' � � •' . , , � � c � q �' �„ �r� _ . `'" � `� �;,, �� ,�� �r' .�' . �. '" � � . . . ; CA�'�" �S , �,� '�'� �,� �'� a3 •� ` ti� .f r` � ' :� �, ,w . � ` � � � �'� � �/�'1y � � � �', � .�� `��,�f. . �j�( . , ; t ' . ��� Q �(..� Q � 7�e�[ :Y •'� ���� •'� � � � .�; My ��' ��� k1' +� T�fl �.� �. W . .. . , � � .. � . • � �Y I �� W � ._ �� A� � 1 . ��� ,q . • , � - � '� � ' •�� ��' • �� ' � ` � . � � � � � ,� . � � � � :� . � � . .� ,�, ,� � � r� '�. �. , �ra. a � . � . . � ...ti �. g> x� q�. :�f� � �. �, � . .q � Q � � •� . , c .� �- � ^ `` � `�-+. .. .:'� ,.:.' �" .' �,�+ � .�i �t" . �` (�.3�. �j .;� '� � � � 1 ,� � �' "' ..J� c,�9' � � ^ '� � � +� � � � . . �T � i� O '�, `.�' , cra .a � '.. � '� . � . . � . . a, °' �_ Q,`' � ,'� - � '�.'� `� .•• . � - ' ;�; �o ..,� . � . � � �. � � �; � .�. . ,.� � . � ; ,� � .� �,� � . � . - . . . : � . .� � , . . . . .. . . , . .. , . ., . , , . . : : . . . . ,. . . . : , � ,, , . . . .: : . : . . � � ; , . _ ''` . � ' ' � sa. �. ��i......_. _._�. . ,._!_. . ,. ' . �. . - . , . . ' . : . . . . j . .{ ' ', ... ; . . . , PC F�chibit C ; X RECEIVED , ��� oz zo�� �, \ ' / �� Pro erf Su�-ve e4 � �/ �° �' .Y CIlY OF ORONQ � i � � � . �� Lo-fi 63 . AUDITOR ' S SUBDIVISIDN NUMBER 203 . � ,� ,� r - � I�ennepin County, Minnesota; 0 30 60 �J� � ' � � EXCEPT that h � � pert thereof contained within , , � HENNEPIN CCUNTY STATE AID �IIGNWAY N0. $4 , ; � sca 'e 1n Leet � .' �. � � P� � ,�' ,��� V � ��' PLAT 91 , !�ennep ' n County , M i nnestoa, accord �' ng � � �� , . ,�� ,'� . �1' o�'''�37.97FI.NGVC+'29 to the recorde� p j at there�f. �. / / � ^ �\ O �i� /\ �� ��\ � •WELL � �(\O� • \ \ \\ \ Y / \ \ / �\ \Y\/ \� \� � � � \� / � �`� , ,-< 26 � �✓ �� �. � � �P ' � tia'�`-'�� ,��•;' 8a . 16�� \�'� � � _ � � .. . . . .�...._. ... .... . . .... .... . ..' o '\ �'i b��.. 'o. � ''•` O �\ �` Lorar LewM EcV. a11.7o Ft \ � AQ O�.o' � � • �A°6�;' �'�-�p0.' !,°�'� e °�"� o \ /� �� � i � � � �� �; �� �. � ��'�`'.���;. � � � � . � �� ��5 0� .:�.`?� ::e.: � � � . � �,�� .; . , ''o: � �,/ \\/ �/ � ,' �1;a� .:. �'' • o. 110,g 7 i� GRAVEL �D'�°�•�o,!'o.e. � f�, •���� S6 a � �/ .. ... O - uT�uTY �� �••�'� �L G � . � T ' ��\✓, I 6"� '2 PaF �'�o' � ' �i �� GPR�' � .� �Q'�0 2 B2 � �\ ..� � CRAVEL 2• G �'. 6 S ii I 2,qS- � �� K.�`� l9�` �'�0�ep �Q E �'°'"w'• ' � � , f �• 0 3S1 g � � o .i ' %♦ �' 2 ��3855 3 �, � . • � � o � py •wELL 6�33 � [�EXISTING ONE STORY Fa�� `jp • ' r w 0�' � aana,mo,k�Top of Mallhead 14� �yse�°� �n FRAME H(,U:iE �,D'°0� 'v� Q1,� � � � flev.-D38.04 FL NCVD'29 �0 >_tj.9 �iJ FM Floor E�v.=838.71 Ft. � �6.8 , ' n � I p i LAvN EIN.- BJ1.97 ft. � o0 1 o1V .� � iz.�y I 1` � � �Y � � � \ ir� �' (�`� 'F. 1 • i � � t g�t p0 / ° (� _ �z'� O o.�,y �j �3�� Q�( Z � � � �Y � �. � Denates iron Monument Found �� • �OS 'r� 0 10�.2 ,. ��/ . Q �1 Q Deno;es Iron Monume�t Set � iO 512��4��� ��. O p • ,�.� ,6•ati,F,�p `p�a� `� LakeMinnetanka � Ceno:es Concrete N �p 3�•. ,r„g, 6 "REQR°` o t,�^. / � �p�Jz Denotes Ground Elevation Q. �� • f `3,�� W/^� � � . � , � ��,� , q�, �.y3, I Ncw ,szs � ��- ?'-, o ,F �-�� �a � To_ o H.�, _ 1�� z ' ��x�~ � (Stubbs Bay) 1 hereby certtfy +hat ihfa Dion, survey, or report � " vas prepare0 Dy me or unCar my dlroci supervision � and �hat I om a euly Licenaetl Land Surveyor �nder � �—� ' the laws of the Stote of Alimesota. � �� ' _' I �� ' ' � Prfnt Name: Dean DuSheck I I I � , ' ` ,S i � I , 8S I pote 1/31/2015 license • 16679 � � d Elevations AddeO Morch 12, 20I5 � ~� ���� • � Q � . • � , - � - i _ __ �_ - 362. 70 ;� N - -. __-__ _-. - - - - ._ `-,; _- � -._ - - - __.- - _ N89�25'35"w South /ine of NE% of of SlYj of �✓!Y'/ of Sec. 5. T1>7, R2.� CERTIFICATE OF SURVEY John 8 Shem Thiesse 3855 Bayside Road RECE�VED C� X �UN 0�1 2015 , � ' cmr oF oRONo � \� �1 Property Surveyed � � � � � . � Lot 63 , AUDITOR ' S SUBDIVISION NlJNBER 20� . � c ' � Hennepin County, Minnesota; , 0 30 60 G-J � ' � � EXCEPT th h � � at� part thereo-F conta i ned w i +h ; r � • �, ' scaie in feet • ,� ., HENNEPIN COUNTY S7ATE AID HIGHWAY N0. 84 , I � PQ � ,�' ,��� ' PLAT 91 , Hennep i n County, M i nnestoa, acccrd i ng �, / / � K'PYi� � �� , � � , � �,�^m;,_97���:� to the recorded � i at thereof. v, � � o , , , G _ i� � ��^�� •riELL � O�.i � : � . i� \ � � �` � i �` �/ � \\� � � / � �� � �` Z � • � �'�< `�6 8 �`� � �J \�•� \ �� k, � p. A� , o . � � ' . - . o �7 , / � � V �� V O t�•� \\� / / Larr L�d��v.=9JT.70 FC .. . . . . ... .. ... .... .. .... .... . .. \ � QA ^ � / � � ' �Q ��;� � e,�r��b4',.;.' 1�� �\ �� � / \ � . � . ;��y,•,���. .ti'�'� '�:�' `.;. . ��� � � � � . . .. .���. J � �. �i�/ ... '���'���.n.•"`,:m:' •; �2,00 � +\ \/ \/ O i� 'YE�,^'^ '�� •^•!,�' ��• (Y� (� ��� S ` �� �{. � i� U7ILITY n• •n`• �^ : V�(�n`�•� .' � � �O JO� s�o � � .. ... Q 6� i 2 POLE �� ".i••'��,'� �c:.'•�^^�� PROPSED �� ��O 26'82�S�.. J w���� i 2,9S� � ."�.•. GARAGE �p S � •Q� E �r • 1i `�V � c' �3855 4 3 � �,°, �� \\�� � � �y�♦ 14�'Op •1YELL •�•�n,��QO �11�1, � PROPOSED 2—STORY o _�.1Q�4' � .. \ 0 p,- ••� ; C�j FRAME NOUSE 0 � � Bsichmark�Tov or rrn.oa IQ,� "' 1Q�77� 6,8 , /2��'� o I Q� � �+w.-sx.oa�.Naw'ze ��� 44•�3 O� r C i o � : . •p0 ' � ,�, � � ' IT A9 µ' ' � � � ,:•es � `^� � , . . ,r � ��,1 �, ,2 ASH � � ��� a y � ��� o � �3x, � 0 4p i ' �r� ��1p�S •• •• ,•�,� �: ��4��( z w"wic � Denotes 'ron Monument Fo�nd � � " 2 O ,.-�,H �� • � Q � ,r�sx 0 Denotes lron Monument Set a � S72o�5•0� o ��h � Lake Minnetonka � DenoteS COf1CfBf@ N i Q �9�?��� ��•� O '�.� �e•�ai nac�a� �O/p� � J x�e�)Oenotes Ground Elevation � i F , ' � 6'j•Op O�<b/^i• � i NGVD 7929 r-� �� _� , �e \��,3��� o ' ,a• `� �(�, '�� O ic•�,w � � r— z � � (Stubbs Bay� 1 her9Dy cartlfy thaT ihis daR twrvey. or reDari � • 4��v wo9 praDm'eC by me or unCer my Oirect wpe�vialon / i and that 1 am o tluly Licenaed Land S�r�:eyor under � --�- — � ' � tM lOv6 O� Th0 StOte Of 61inM50}p, � �� `—� " ' ' Deon Dusheck I � ' Print NOmej . , . � I i �� �'S�.B�+ _._'� �ate �/31/2015 License • �6679 � � _��,- ; ��—— - —-- --_J - o I Elevations Added IAarCh 12, 2015 I ' ' I L!") _ i _ 362. 70 �' I — --- � — — — ------ — �'-,��� N89'25'35„w _—_ _ --_ _— South /ine of NE% of of S!N/ of NKn/ of Sec. 5. T»7, R2,� CERTIFICATE OF SURVEY Jahn 8� Sherri Thiesse 3855 Bayside Road . PC Exhibit D� , � IL . , ly , � � , .. ,� � - f�. , . � + �i�- ' . =;--=- -- '��. ... , . + i �`"`` � , - � ' � 4 . � � � f I ��- ,� - - - � _ " � # . 2_l�i�.-��.Y•� -.� �1�. � � . . , -- --., _..��, �Lis�s_�'�yf?r � � `,�;� _ ` y/jt. _ �•�,rt.�__� . � _ - � . . � �- 1 � � � :,., - , - � � _ __ � -�� _ :� �t..� �t�!_I�J4•,F.�e__--�-- . � �_;� . , --,.�:. __ _ .,.: ! . � r . � � � . �, �— `> � . z. . ��.�'� . - .$.�F- � �J s�!►�. � ],� � �j� !� �'� re� �...._ _...._.._-- . � � ,. k . ~ .� .'� ; . . . ' � � '7. � _ . . • `i� �'i' � '��'-^-:: �^:---'—�. -� i� �_._.;,,T - � - _ . -r ._� � ,_ _ � _. .:. � _ `l�t ' Z. �_.r...+ML..�!�. .... : ' -. _,, � � . . . � •-I�..-���.�s.l�.�.l'�-�`�-!"'f" �� � �`..n �__ _ ._. . _.. � . - . ---;.i�e,►_�-�.... �v . ---..___..__�.__..�_._w__ � � � �a � � � �-- -6.�.�._:f�'s.._..__._.__.__�_.__.. ., --- _ _ ��._-__ ____ __...�_ __-----_----�.�._ .�. �,ivl.�o�e,�� �!'�Y.?�c..._��_ s _—_.....�`y�-�'..%�%. '�!��- -- - a - ��j-- - - _ � . - -- �_—_._.. ___....�..__.��f.. - -,.__� ��#-� - --.._. �Q�__+_--- _.-.---__.__^�--��--.�-...�.��-�r.�.�,� V ; _ ____._._.---_.____ . � . � s ��- �Q1�_ _ ---- —-- - ---._-__ .-- �-- .__._._..-- . . --------- ----- -- - .-�-. _---...____ .._._ .. ._ ---� -. --_. __..____._µ._.. __..._._.___--_-----.�.._-----.___.._�.�._...�,_ -- - --------.___. ... �ECE�v�� MAY 2 p ���� �I� 7 '� !. � Gf TY OF nRr°�nir, 5 �� � -•-.. . , ` � . -. • �s. . _ � �L i! 1�'��'� ^ � . � �,.��" � , a :, � /1�lD��'�i�Jf' ro�F � . , l,�,�3�"s . • . - . ek , � - � .. o�,�.r t�w..rs��;�,�..._. a f: . • -- -� � I � . . . x - ' � - . . . . . . : .:.... . ,_ . � . :. . . u?t`��# � I��r!#�Ff�;4� _. . . . . �� , _ �y� _ , . . . . . 9 �'.. . _ . _. .__.. - . --.___.___--_..----- ------ - -..._ . _.__._..__._ . - . _ _ _.. __. - -- .. � . .��K -�4�- " . . _ ��.�-�.�_...___---_.._ _ . . , ; � � .�• ,- , - � � �' ' � �� � . . : � - , � ` . r _ . .. � . 1 -: - . �131�� 74t�* _ . 's '_ , .�.. : � , J h' .�. °� � -- =-- —,.� _ _.__._ .� - �:,��- �' r t ' �.': '�� r D!� :TF+i�!�s �....�F -, , ... . . __ . . . . � = - . . ,.._ . . ... � . _ .. . . . • ,-. . . . , . . --- - , : . � . . - , ��- . . . - ' • • • . •nif� �� ��rr . . . • .. . ... ^� 1 .. y , . � . ' . . �' ' . + .. 4 . _ .. '^ : - . ..{.�" /.t . • I ��� , � � ^5• � � • � . • ... . ' �_� ... , _ ,¢ 'y' � _ .�. ' - - � '' ._ . � � . / .. -. � . • y � ��__ '����...�__���_ _._"_.__ .. ...... . { . .. '.' .. " . 1� . - � • .., '. .... . ' . . � .�. . .. " �: "p. � .. 9. �)y .._ f.� ,- � • G .__'_._ � . . �� 'I �V��VT �� .. ` .. .�...,.r.. .� - r ...� ...'...�. .... ...... .�._......__ . ...._ S, y. . . .�.IpC '_ ',' _• . _ � � . + , .. �.�-I .. . , .. . . � � -:. . . ..�t�?�f.. � �u � .' _ �l.L� �'�� � ��''�t- _. _. '. . . � - . � -� . _��.�_�s �v��_. _--_---�----� � � Y p:i :�� ♦. �� r`_,1�!- .��•_.__-_-.- - --- ---- -�—-_.-_ -- --- - - __.---__._..._ _ � -�- ;. ��..�...�`'..��-.--.�1�..I.r.����_`__l.�L�----•---._.._.. T______._�'���...����__-..�� —�'---•-.. . /��i� ��-� ----------.�—__-____ .---___.--___�..C?��.._.._...._ ?�.t..�...1.....:....__. � RECEIVED MAY 2 0 Z��" � �� �� �mt oF oRONo � � L� � c > � � � � 1 W c� c U c`' t . W >— ? � � t "'__ t � - `� . ' , � ' � � � � — rc M � � . ` �,�� � � s . . � � y� f � � � G �.� � ✓ ti. r .. � � � � � � • ' � .. , ` �� � V yI-�rw ' � � : u . { � � � � � ,, � � � � � � ` � � ` I � � . _ � 1 - :� � �► � , � ;� I � _�1a . I � o ' � � l� I J �'' �` ' ' �° S , r � _ � �! , r � �. ; ' s �� � � � - , . _ __._. ,. r.. 1 � � � � 1 � � ) 1 � 1 � ��- � , � ' . � � ` �+ � . 1 � ��� � ' � ` � j .�.� � , �� I � � � � � � N � � 0 � � !� � i � rl� � C Q � � � . . '� . W ;� z ''�' � � � � W c � U " � >- � LL �` � � � , � � � �� � � � r Y � � e i � + � . ti , � �� l � � J � . `� � � � , � � .. ' ' ` � 0 r � . 1 � , . � -� c� a , . : � � � , 3 � i . f r R } s. � � 1 Y I � �► �� I . � J I ' _ , } � 4 � � � - _ , ,�. � 3 � o ! � v► � . _ , 1 ; � . � � � �, � 1 � � +� , � j 1 � � • � . . � . � � � �' , � m . . , } , . . ,.. : � � � ' � o , � � 3 � . �.. o a �� � � � � � 3 � � � �� o � � � � � W � Q > c�s c� W � U �" W �' O L' � � a, � � M� � � � � � � � , . , . � � �. 1 , t� � o �._ � �; � , . � �� � �� � � � � :� " f (� � - � z �- � �, � � ' i � a� �' + � ► . , ��� � � o � r � � _ � � � � � � � . r. 1 -�- � o v� � r , '� t � � i ` , � 1 � { � n . , � :T � � � � � � ' � Q � . . . • � � � . � I �. �' � � ' I ' a 3 � � J � e � � � � � � � � � l � y � . � � � , � � � � �� i 1 � � � + � . .-.-� � � � r i • _ �, � � ` � �� �� V VI � _ ! 3 + � � �% � ' \� � �� �' �� � . � � � . l� �' . � � F . 1 ,� . \ . ` � r , , . - � p �� ---�- ��' - • . � � . � � �� : . � � � � :" ' � � `� 3 M s h �� � � . � � � � A � � � .a � . 0 � � � ,.._. , _ �__~``�``_ �` `'.� t ; W � t � ''�•A41.� (� C�! !1 1 i ��...� ��'y i .Qr � � f �; . . � r 3� � � � � , `' ��. � w ' r �° � �, ; ; Q �_ � � .� f �?J��--#��•--���-���... .� i C � : f` • � ---- !—�..f...._.. �' r �i `''� � 11� � .�.,�..._. � � � o ! "� I i. � a � � j � � � � a � � � � ' ; � � � � . . � ; � �` � �� ; I ` ' M - � � � � + : - -._�—� �..__ ...._�--�.. _._ _ .'_-fG.- .�-_..�- i ----�: ..r.__.. � _� i � • � � ,� — � -�---� _ _��--�`"��__:�j : � �� ��`; ; �.� � ( _ � - ` �' 1!� i i '� (�� �' �� �. ; � I � '�; � � f � � , } � ; �4 i .� . I: I � i� � . � tr.o � � �., _ ,.:�,_�� � ; � �� ,; � W . , � � ���� � v `+ ;� ��` �.--s-� .L`. ..�., . { w �� +c, ;�` , � : �u � � :o► �'1 �_ ; � � � � I � � ..^_� � ! � � , ; � `�: ���- � � , ; f , � � � � . � a,� �: � #� �� , ; �; . �; � � . ' �. �-N -�: t �� f � , � , „ ! •� �j : ' � � • ��,`• � j i i � , V� . � �, � ,� � � :_ � � � -i �f r� '. . ;,� � {..� � � i ' } t. � � �{``:. i Xi � � � q � '` '. ---.._..._.. i � ...v. ., .. ._ ,�,_.,, _ �! � " .�f Z ``' �i ; . � �„ 4.�L'. � ' ' � i �� `� . � �r � .�i ��� � +� � a �� �1 e` � ' " � , � ` v� 3 . , � � , xr, � _,,,._.... ---..____._�- __r _�.—�r-- pt � * �f i `` 4 y�� y� s �i � �� � � ��`� � ��,,r � �W �. _ � � ,�. ; � � � '� '� - +i�i ;� f , , ' � � '�p �-- - --3-� � � # i i � . � � ,,,,,r, ;� ' i ; ` * . , ; ,. ` ' , , ' , � •r' � ., ' Z � Z I � ` ; -' ; ; f �� , �` ' . � �-� � �.�. � - � . �' � .� � � � ; � , ; �' ��1 �i. ' n ; �'; ' 1 ' � tC. � ; �.�� � t �► e� � �+: . � . . �� . . Y �.�, :,l .�' ' i. .1-'�l •I� � � . �� �� �.. � Ay : �T ; � , `1 ��. _ , �, j � ; � I � �� • _ ..) ' � �� . ( y -- - � � ' \ 1, _ �i �' , �� �r(�� `�'�i � \ + �i ',,. � � � � ' � �i � !� � � A �� � +-� � t:.. , .,� , � �f �, .� }a � ;. l�.�' i .� �--) � , __ �� : �.;� , .; ' ; � � �. �� � � ' I " � .; l�►:�,P' ' ; � �( � � � ;. ,�- �. - � ; - .,�� � i . � I „ + � � � x� � -; . � _;� � ,t« : t � ,� i � � t - �� ". . �c ; , � �; �� # � , ; a. I t� �. i� • �4 3 i `� ' ` } 1 � a; ' � � �� ' + �" � 1{ { f � , . , ' ,� ! � 3 t ; i � ' ?�' j .� ��` { ` .� � t�-- _ � � � a � .1......��. . , . . i � � � 3 � , � , f � - - - -- _--�-- {"�" ;� � ` ;. � �l �i ; i �, _` _ '`� .� . I "� � � �- � ` � � a� l � �{ , � � ' f � j � ' 1 s — �� ; o� ; , ; . . : � i . , ; � ; � - -:; ' ; j � ;,� � ; . -,� - ; � # � Mi� � � '; � ! 3 1 ! � ! � f, f .. I � �. � ' t : � � I � , ,`; �;. �t � �� ,. :� � , � ' i , ; � �' E i . : � N _ _, � �' � � ll� � ; ' `.1 � � l � . ' Q .\ ' f}I'� � � `s l NI � � 1 • .... ' , ��. � �a' • t � I I B� ��'�� l � � > > � � ;-� ; ��� � � ' _, � � a � �, E o fi , F=+ � `� � i � �` ' . �� I � 1�—; ! _ ...- � ,I i ; .__,_ . . �.. . .,. _ � . . --- .: -,. . ,�---,._......_ ..�._.--- ��w--..__.�__. .. � . , � ._.. ._.. .. ...--•'--:,:.�.�.�:_�....-.� � ' � �( -. . " � ' � � . , r �__. ' f � ' ' _��li': h i _ . .�l.ee�- � � _ . �.� � .. . r-. �� ,�r ,, ��� _ + _ ..a." � � , � . � - .- � w � I�' ; - �.,�A�,a.�"� �..�.�_.. �� � � I ' � �' R �: � � � � – �}�N .�` — �r� -. y� ' -�� � � � �1 .� �R"�' .�-�.��G.. liLr� '� ���.�� � T �r 1 .:t�. ..,' � �. _ _ ' � 7.Y���.+ 1 — i� �'�.. � .�_ ', ^ � . ..' z (i {. �. � _..._ '� �. e s �-� . �` ' . ' . . '�' 4 � t � .. � ' ':: ,:; i - .� - �-Z-- � ��- . , -� . 3 ��"�"� �Y. ; ' - � (a) Y�I� Y r � � � �� . �- ,h�� p � � �i. _ ,�r � : _.__ � �� �,q,4-�1.� �- . . _ --- �'i� I 'i . . ���-� �,� ��A�• �, . �l..i��.,._ �1 . .. . �, .. . � � _� ,: ; � ��,,, i �• ° � �°'�' , , . _ � .� �L�o�i.: _ . i Fb�I F — � : O. . . '' ' - '•- . � . ..__.- .... . _��__ . . . . � ...r.. _ . �' . . ' � ' CL � _� � , , '7�)r I�u �� }i � lt-�I f�_d S.LGe=�.��' ____.._. .� �._.... _ _ ____�...�._....�._.. _..-------- -__ _ �__ � �_��_._...,_...__ � . _�_._,, .�.._..__.__ '� � �_�__W�'_L_--.9__ ._��.�- �'-L-_-_�►_�.-�_.___.___.__..._._...___------ T �p • _ .---- . �� � ._.� _....--- -- .__----- -� �"'�' � � - _ _..�.._....- - �---_----- ._ .. --- --.�.......__------ � . a y y --- �- - , f�� — I f— D� . _�'.`_.�P_Q i/ �►�7�r_._.!��Lr f�� �__.._ � _�.,.�.—L.�.,.'�_.-...._,"__ � .�� __....—. .__u.�-_.-._..._....._.. . , --�---�f.----f-..____- -(�:--..�._-----_._..�,4+-_�_._..�.�__----�-f�uf�.l�s'�'�"_.�.�._.P_�_._..._lt lt-��t..Lt._.�r111.�J!—�.,..�____-� - -- --------- • ._... � .l..�s _.�. _. . ___._. . �__�.�.__..._._._._.._�__._. ...�._. ....__.�_...___----..___�.�__._,.._�__ ._...._....--------_.______.._..___._.__....�---_..._�----�_..._._.___.._______.__.___f��v _ ?�+ �___ _ ---- � RECEIVED MAY 2 0 z015 '!'S" � � � � 'L�ITY t�F f1Rn�rn 0 � �� Q � _ W �. : .t� c" , � ; .� � � 1 ; . � � f � � , i �r i 7 '• ; � � � � i - � a � •� � : N � .{ � o ;� ` � , � � � 1 ,� j I ; � _ N � � � g � � � E "'. i � � ' � �� � � � � 4 �y ;' r �� 1 . o� a o o. �, 1 '' . ,� �o �� � . r � ; � ��, .� N ; I � f . � f ; .. � ; •� . . � � i � � " � � .. �t . . �---� � � � � � ; . + , r _ { � F f N` � ��„ •.-i • � � 3 � i � � � 1. ', � �I � ! ! d' I . � � � � � . ; � i . - � � � � • � i�� i �'g� �y < . ! � � I �'i . � ' � �"� { ��, � i ! ���' � �C 4 � ��� � i � '� � � � t `. _�.� - � .�� . .j !�'_� Ll: � -.� � . s , .,� � , ,� r I r1 � � � � �,,���� � �l; i � . ' , �afs � � � � � � - � � � � � ' � � o , � , � X l � _ �'� i � � j ��� •' � � � ,. �.. . ' `' �� . � �� ` - ��: ' � ' ! . , ` � �o� � I � � � � �� . � � � ; 4 � � � , ' E ,� , �, i . , � : �x ,� � � � } � �� � �► + ' �� . . N � i � . � � . �. � '' � �� � .. �. � � � � � ' ; � � � � � � , ; r . m -- .�� � � �� I _ , .' .. �. I r �, • . � ,� � � �. � i ( . , . ' � 1 � � a ':,,. , � � ,,� !�� ` � � ' � � ' � � � � i ! � , � y'^',,�1_' r;� � �. � ;� h'! ; . . : � M j w J c . � , j I ' O � w` •. ' .� '0 � � � � r� � i t ��r � � . . . ! _ �.,, � � � ; � -� + ' ��'+'bJ ' ( _� � .` � '� �� i 0+ � � � ' I a � 5 i � ' ` 1 11�7� � _J � i , 1 , . �:�� 1 � V♦ - � . . .+ . . . , .. _. .. I �F �„� , , ti « . • , '��� �n '� � � 11'� . ,- � � . . � , °� ���+r . .�,."r�. .4_ � � .. ... �� - � .s�.`. . i�L�t. ������� R� ��'.. �� 'f_' � .. �. � � �;. � _riYsa �r �R� -�,.;�r��:, . � '��. y .1 . � . � �� *-' f���+Ef.C�` � . �. G+?/M•�° �.•:a�«.. � . .. . .k••- � '�-.: i � i �_ � y�• �'.r. � . . .. . . r� - G .�: ` � � �t � •;•� � �* � . . ,a� . �� �_� _� �� ...� . , .`'�' ,Y ,��i, �� .;�4 . . � , . �.F �F �. ���� p . ��,. k . 4 • .` • Y. '1.+. k � $ � � r i1 I � p �r{� F y. y�,,x. �`�M � �� � ¢ F � - �- � p �� �.:.� M'_ �,'_.• i, i�'� � .�?.��R'� • . � ,� ,. $ � —_.r� `��' �� `x�, ` �t�.. � � ,r � ,' .. , ti �:" ` - 1 � ' ".� s �� g�r ,,y' - • +w � ���• �:. �'+���,�+� ,} �+ y/ � . ..i��t. �,.. ' ��'"� �'a^ �+1�" ,P � '��`,.� � J�' + �s'�� t , t � s ;��� � � � . ..� ` -� � � : .P° r3 ' ,� r��� . �,,; . , r � :- �a�W� �� � :€. �� r . .. .r_ ` � :� 1 ..tt,.' ro4 r� '��j�M �� �,;� `� ' �� Lr t�. k � e' id. . . ��' +rll �.:a. •t. t� � . �� � �' r ,°w��- ` t::�s�.. _ f �.�� �. . . � ,���� , , x,.�. .� ;'� . t � � � .`��. - - � @ y . ,r �� � x� �- �� , . � . • • � - � _ � . . , . ,. �._ �-_ . „ ;, , � , � � ;� . -.. , �.. �� ' . �� :�t ��,:�s� � �,= x . ' r '� . '��� ( ��� �' � ix* `�►� ..,�� ��,r� ��.ry �, *,.� , . i ♦. . r #�� i.'� � ".._"a _ . �� :. � ' ' ' .y��. . ' �-V� ..� . }'� � � -i .t � �`5 . � �.;� . ,.�'� �! .�. -# �-.f � � . sry�' � ' �. � 3 �'' . ��y',�_ �Y�p ; '��� ���' M � � ��' . a . � '�i' � � . ., t- �, i , � ; }' . . . f�'. � . � ' 4 � . ,.� / ' i � i,#•,���. � � . " . �`�� �',� � � - ' i,�fc��' ���.s ;� _ �� t .+R,.• �`. A f � ' '`+Y � .� '.i �f *� ��. 1 k�"f:$w � ' .. ��� ti„+•,� . " � � . ���� '�y . i el 1 � . �i• `�3 ro N;:'� '�-a`�'Y .¢ Y Y'�"h�k Y..u3iE `� � �� � }� II �,}�;� 4� �� .l�j - '; a ,* � ��� "�' • �'� <, ��� � A���'*� �.,,. �+�,� � � � � , � � '� ,��t �, 'u � '� > Y ��..h ,� �. _ ,af� � l � ���s � °4� {, � � ,�. "�, ,`} , _ ���', r,� ` N� I ' I �t' .i ��.'�. �E �' ` k. �j .r � � � � �� � � .� - � �_ - 4 , + .- �.. ,...9 ` a r ' `�� � / � F � �+_,` , '� ♦t S ��s t � ;��. �� - _ .;`a �d ,�� �� �. � �. �t �. ,.�,� �i ` � 4 s�.�__ :.., �...� ��1 N" '" ��,; tI ` �. �l���a rt_.�,. � �- Y. .e � . - 1�.� � � ���� ,- ,� '"� �,�! �, fi °i •, '• ���:, �� ? .< ��. ��. ! � '' ; ,�`��'�+�,� ��+ ,,. � _ �y,,,,,,.5., �, ,,�,. �. � . : . �: �,, �e � ; ; � t a,#. .x _3� "�'� , t""`� r" � r.'�r: . .�,�� . - ; ��• * �,� r� �� ��' �':� � ,1�1 � }�'vs ' �'. .�. `���., �� "+ �� � ��• ' i�� �:, i: .��4.,y. _,�l�1 � _��''�`° � � `�_ '�' �� � �,; j, �,� .r`- , ���- A'� � � ��' ' � � �;�`f� �'�� �4 +� � , � ',� � �•�� �V. �, � �` , !�+''� 3 � -�� - �-_ -'�- ` i ��L`:,► �"4-" �� _-.s , 1� c'e # F ry� � t� �;.y�,•z' ._�.,,_-r-�: �.} :� 5*,��, - 'f .-_ � � r.,p,-a�.,.,._� .�`'� .t— .n..r�-�r.$.r, '�'� �". �s.'�sh. '� ` _` -- . .... _ �r � � � '� � 'i :.rl,. '.�y `�,.n�._ •T_' . ? x - .�,..,* Y '.tT ^ _ .'..�._ . -J _ I . *,�.` - . ,re�'� �%,"+�;,�,.2 � �.�� ��; ^ ��ja `�� , • � � ,y �� •'H y. y} t 'J ,� ^ra � � �— .1 � , � 'T'.� a?� � , �� . f�.. �`_. ..�4 �� �? # � , ,._ . . .... .. �.. .� .. -. � .t� . �4.-. _Y�_ � � ��1 Lf 1 �,�i� � '�r�u � � r- ;�, . 't�r' �,;M �p' r tJ' .�� .. �';,�E t� 7 ��, � �� 1 � - � � ����� � ' � +���•�1 ',F` ' ' ��' . :i o� ��..i `•w ' . ,�,°,J� r �` y .,- �,•'�i.� � , jy;. � � �,1� td � ���1, � �' ..Y. �S �� ,� y� Ji,.. .w. 'F� � � � . {r .r. , � '�. s � ,+ .. � ",� � � _ "� �, �k: '�� � i«�a. - 'x "' e r�s r�.-�- ./ wT�,� � . «" ,,}. '�a �i .. ������~� ' ,..,,,. •T� . • •�'� .y*�"'�+` ��, � � ce � . � ��'•� � '� � �¢��, .�+ � ' �+_ � � _�i ��-� ' a' . . • �����,�i, � ..��j„I�' � � � 't' • 2 t ��,;�#��4 hF -�� j ��a � tia��, '� � .�:. . ; . . , I ^ ; .'�.y(�j��,�� �d e'�. ., ,, '.,y .. � ' �� ►��`f ,�^:., -_ - ��" � �� re ' �. � s'. �i �y �r' '_ �� \. -7 � +� .�,, _ a .r.. '*►� �,." �; . i �� � �,� . - ti�� �� �� � � '� °`'� ��' --- �-�.+�" � �. '�i,� �.-�. "�.. ' � �' , ��—�''�"�. . _ , , � . .��� Yy:+e,y�nf« � � ( � ¢ a.gp..Mn �i rti�_ � � � ';3`"��,�� ' � f � � , c., - __= � ° _ ;, �� R �' .�� � . i�i ��4 I� � ' }, ,Jt� �p� 'I�rt '� ii � �t ��i, ,� �I . �' � a _ Y a 6 � �i �, �. , ;� � � � , �f ��' `R �, ��� ^� � . �� �: + : �Y 4 : y . �� . !. Et.'yk �� y`�{ . .: T ' ` + l i i • ��� #, f^ � S. . + �.y � T � - � � � ,..* . �,� "/`tY`{ �•- � �t �3+ .i. �'T's ,� ���� "P �� . t w �,#: �- � � , , _ .r ._ r , � ��' . � j ��w � " a � �. � ,� ' r �:� + r � f£a� '� � ,� ,��,��A �,��• ,4'` a �' � �. SVK�►�2' � N�� �. `��,'�:.�� . t :"� � d�� � . 1� >.f.. '�� � �'" � .a. � ., .:, ; , _ .,_' _ ^ '� �i� � . � i f �' - • � r� s �� '.: ` -� + �' , # , 'i � � � ..` Y �+.` • � �' $ �; � � � �� ,:�*�_ �.��. e � -, _ � T � �;, �LL. t a t � a� � .�. t-. a - - . '. � �- r 4 x M �• ` ���� `#'__� __ ���� � � . . . ;:_' � : � y� I t�s �g p �,� � a �. fi =� i s ��i ,���' -� �+I •�-' � - ��, _ x�y�.�' �a� .�drt � � k�_ �A aE#i��. � �f � � � , �. r .-t •�+�,�,�, .,�,.:, b � y� r `� }i F t 'u� `A �.a. ° �: � �:�` ,� ' �C"�` f .rf �� � +� .�:: � ,'�'� �i;, ''is � ��. '� +�.`���#`� � . � �"' j ���� �'r.� �;$1�' � ; ��.�s �'�, k�Mw. y i��f � . . ,� Y" 1 � l .. 14 s d ���z�, ...ar ;;stZ� Y h� *.'�.��� ��, t���. ti�,l�"��i� `,�":;. � y,�... ��� �' � '�'' r .� �' � . � ���, *.� ;� �:, � ^' :Y y �. � -R"� � - � �� 9 A��,�- � �* ' :�i'' j �"� f �� .' - � �4'=-` i .L s' ��`x �` �, y p � ; !. d�� "��, � �±��`� � • � � � �x } T . �4a ��..� �. � � . �. . ,a'.ie�'..� _ ti � , � � � � " a � F �d.�`�. ;: ; .: •. j ifi � � . � s �;� � :4; 'a , 2. . . . ; �S �, , >� � Y � �`� �I. � . _ - , ., . . . , . . .� , .,�: _ � . Hennepin County GIS-Printable Map Page 1 of 1 PC Exltlbit F }-, - - � � • ' � _ ., , . _... o,.. , � �,. 1 e � . ----_ - , r . �r.t - • . - -- —",,� s . � ,' � `y�� � '����3�,�: y ; �j � . .,.� � si., y �t •s.v • • �w „� . � - " � �.� - r � . !f�. - , ' r.K. .rr�. .� '• ..%' � ��,R � �. .�� � t ~l .. � . . _ �.. .'�' '� . -�� -. ; ,. . :k . k'd"�� i .� ' 4'"� •. J J 1. � ����y .T �•'� 1� ' �.�;� *.;i�.� .� r 4 .�;� ` .�- . ,, r �. . } 1 �''� '`� M1 � � •' �. . _��� ' , �. + ��.�1._ tt:;�.' ' ��;., r. ',`"►�`�„ � , ,'� -14� �� '� ' � �r�� � � 0 :�t` , .�e�/ 1 �.a� • � , . . '�1�w ,�� � W�' h_ a Y- � s�.s.'. � .�+. � a, � � sti-. - � r' �A�^ � " � ~ +A,��'a'1,�'- a, � ��. , , � '� �!�T, f ':�' . . �A1 r� .',�'_ , ' +'� #�' ��� , ,ti - y � .. �. .�;� " V� �.:� . __,. `, . �. �A' I . .... , � - �� .. ' �� �.� s . � ,�, � 4 � , �'� ��. ;Y• �, ✓���` �, � �8� , . -.- t � , ♦` v. f' # /` � a'+.� .�*��_�' �t• M .�.. ��_ �� . -,; �� �' ;���^�� '��+' ..m*. �' •'����;�� �'�:` . +`,y,� , ' �!i�,� �,..� �, _.`L• t� :a' c•� . .a �� ,+*t�' i � � . • _3 � �, r � � �,;„/ �`�� A�.S� L� -4�A� ,i. :y .�� ��� .. 4^„'; .�' y; .r �����t_�� � � ,,F' - ' �t , , ' §, t: �i '�!i .. � _i �;� ��� i' �• S•� �r+����j���� 1" �` �� y�'�r. . 4 �, � _� ��y i � ��;�,, , ' � �p. '�`K�►. �� ���,,,,'+. � ' +-� , �, ' ;t,,,.� r!+ ;� r�/ r` 4�„ � + ` « �. �"�� �� /Tj.'lJ + ~ M1+ � g K, +� �w �, *�';,:'h�� ., 1 � 1. %'I� �� � � 3.�� ,�Z . :+t� j : .. . , w• � +if, . �� . ..„�,. r 4t���i • i '� . +� r ` . �� : .:- � •��,�t'i'.�2,'•}r r S�- .4 - ,.�_ _ � � - K+ ��i �' T .�,* . 'q` 1.� �.�.r�,;� .,T � . �'�vC4�v��:�C .aK � _- � � �{) /,.:�5 :�.� � e ,�, ,r �_� .:/. . � �^l �� :� 1�'� ,� *�x� .t i'�x �� '* .\- ��' � �.� � �� ^''�ix$"°� i �' � ';.'' � +,r�•���*,��Tj�, •���Y�:' `�... �•.� �.� �ti,�}�, ^�t"`:.,,� � ;' ,y'j . � �' _ � + .T�.,��`'""":', � .�' •,-,�E . � �fi,�`: ,��.. ,�� _ - .'� 's , � � Parcel 05-117-23-23-0007 A-T�B: Abstrad � Map Scale: 1"�50 ft. N � , ID: I Prtnt Date:5/262015 ����- i ��r J B Thiesse&S A Thfesse ��et $486,000 r Name: Total: Parcel 3855 Bayside Rd Tax $5,724.34 Address: Orono,MN 55356 Total: (Payable:2015) P�� Residential Lake Shore P��� $548,000 i YP 'Thls map fs a compftabon of daCa irom various H�� f-lomestead $8� 092005 ��8�^d��mished"AS�S^vvith no Stead: Date: represerrtation or warranty e�reased or implied,induding fitriess of any particular Other—See Certificate p��°'"�'�'���'h',or the aax,racy and Parosl 0.2 eCres Sale �P��the inbm�atlon shown. Of Real Estate Vaiue ' A�+eS: 8,907 Sq ft COde: �CN� (COPYRIGHT O NENNEPIN COUNTY 2015 � �, Think Greer� http://gis.hennepin.us/Properiy/print/default.aspx?C=451050.63089999975,4980188.1172Q... 5/26/2015 • PC Exhibit G City of Orono RFC���/ED �n�o Hardcover Ca(culation Worksheet '�r'�' Q;� 2Qr� , Property Address: ,3g S� ,Bt1�►`.s i�� ,�,,�-� �'n'oF oRoNo Prepared by: �o �c.� Date: � / Stormwater Quality Overiay Distrfct Tier. {Circle o Tler 1 Tler 2 Tier 3 Tler 4 Tier -----,.,--�-�-----..�.-,..�.�...� Step 1: EXlSTING HARDCOYER i, �l�' � /Tt�7S �'��.�t2� Y.�.�►���, w� �"�.SJ��'1� In the followin tab)e Ident �� `�� � � F � ,.J'� 9 �Y�L�ems of e�I�tirtg�Hgra�eover.oa.tlae.pro " ���� Survey(survey must ecscompany this farm). Use as many lines as neoessary to acxi.srately depict existing hardcover status of the properiy. Fvr Tier 9 properties, iden#ify any features by letter whic�ar�split at the 75' setback Iine and calculate hardcover sqv�re foata�e separately for each portion. Sunre� Ha���'�(�crlbe) Lenyth x Wldth Totat S uare Fest E�a e 6ara e • . . � . .� 24'.x 30 � . . 72(?5.F. A �" .�i�✓�' Z�,33 /•25 S.F, B / �/C C'�1�UG. 1��' ,e oY� ,eIES 2• Z2 S.F. G ,2/!/ �', ��"i�� 1/.�-�v'I ' S.F. � � � ' �7t .Cta S-F- E �m�tl �e�1o�✓ �'. .o S.F. � " 3a2_5 S.F. G Tri�l S�EW./ ��' �2 !� 3.F. H �' � ES z . � S,F. � �t � S.F. I J � S.F. � � � S.F. M S.F. H S.F. � S.F. p S.�. � Q S.F. i R S.F. S S.F. T S.F. � , S.F. V S.F. W S,F. � X B.F. Y S.F. Z S.F. S.F. '1 Total E�dstin Nar�cflvet . S.F'. E�ccludable Hardcovar See Ci Gode Sec 78-1884; � ' � � B.F. S.F. 5.�, S.F. � S,F. 2 To�l F�ccludable Herrfoover S.F, 3 Net Eads4 Hardcover Subtrsct line 2 from iine 1 $ F. 4 Total Lot Area S.F. i Ex)sttnp Hard+eover Pemnta�e [(S)+(4I� .�g. ?.,� y� (Proposed Herclt:over neut Page) Pscket taar tlpdet�d ,J�nuby 201s 7riita fa en lnifovrn�e6�a►Pscd�et ne�r�i�g Hardaowr: Cwery etl brt has been mads fo k�s�r�p dhe acan�tcy�of the IrdFumsb►a�oat4lb�ed hev�s/n; ho�wev�',ff eny i►d bnnat�fon fs nof oo►tslatsnt vs�ltl►]�rpvfafarfs C�ths CJty Cot�e,tf►e Code pravfalons wll!pruoalJ. Pepe 25 RECEtVED City of Orono j�� p��� 2015 o Hardcover Calculation Warksheet Property Address: 3��C �,�,�����,. _���� CITY OF ORONO � �G : �� ��' �:ec� '/�� Date: � � �.. Stormwater Quallty Overiay Distrid Tier. {Ctrcle one} Tl�r 1 Tier 2 Tler 3 Tiar 4 Tier 5 Step 2: PRQPOSED HARDCOVER !n tl�e foUowfnp table,icfentify ail Items of propased hardcover on the praperty,keyed by letter to Certif`icate of Sunrey (survey must accompany this form). Inclucie ai!existlng habcover items tF►at are intended to remafn,as wdl as all proposed hardcover items that will be added. Use as many fines as necessary ta acc��rately deplet proposed herdcovsr status M tha property. For Tier 1 properties, identtfy eny fieatures by letter which are spNt at the 75`setback line end calculate hardcover s uare foota e se rete for each on. Key to HaNc�over Ite�n{Doscribo � Total Surv� � ength x Width S uaro�eet m a � . . . . . . . .. :x . . . $.f. A � S " �1�3 S.F. B v�/ </ � A �'� .c� S.F. C ���b S.F. � ' "/Ift Y' �'S S.F. � /(/ L l,[� ' ^ S/ ,c' / S.F. F �'�'�C'��:7Z D / .G27 .Ot� bo S.F. � S.F. H S.F. � S.F. J K S.F. � � S.F. M S.F. N S.F. 0 S.F. P S.F. Q S,F, � S.F. S . S.�. T S.F. ' S.F. U S.F. V W � S.�. x S.�. �, S.F. � 3.F. � 3.F'. 1 Total osed Hardcover S.F, �xdudabls H�rdo�v+er 8ee C Cod�s S��78-1�Q84. ' • � S.F. � 5.�. , S.F. S.F. S.F. 2 Tota!Faadudable Handcov�er S.F. 3 Net Pro d Har�fcover ubtract line 2 from line 1 S�, � 4 Tatet Lot Area •8 S.F. ! Propo�sd Hand�cowr Perantape I(�)+(4?l -�� 7,..� y6 T� Peakst teat L1�pd�s�N Jsnuery 20f6 Th1s le an frda►ma0b�n pec�fcet►eA�ertfm6!iA►a�Co►ror. E�y efi6art haa bsen made to l�we�he aopera�y of fhe 1.i1o►matirn oonta/ned hsrob�; ha+vs�rer,!f any bidravrr�a6fon!s not cons3s[+Qnt wlfh prnvlmllans of the[Y[y Gbde,Eh�Cods prtMafonr w9d proVeNl. �� �o %rAJN �o %v!!S �o �o %3N .�o au�/ U��� M„S£,SZo6BN QL 'Z9£ � -_ W � z • �._�_—��^ i — S8•�'-,, � � � ��--( � � i — St� , W �� p WJll!_� � i i — u�j�' _ - o . �--------1—� ; , �e8 s4Q��S) � .- �' %b� . . i � `oC ��� __ �„"..� • ' �i o ���£�-, a /ti2 , �� A � w � oo . . � �0 •�/° �'9 �.. � 3 ';� o iv c�auuiW a�e� � �,��o�' �.�� �,A� � o .ri ��oF,b o i�, -� � y` ' ° 0•SQ�21S .. i� ��.-0 /c„ �n,.0 O �s,2� � � ?a''`� �;�� �'� a'oi- .��, �,•_, , � �xF� .._ . ���Yn�' o o K.s� � o�'�° �r.•.7 0 �r :, , . � �� `'`• o �' • . ..� � ::' � � 14� 00•89 . .,�, t �. /� v tn'�ta-�r+t � O I U • � 'i�1[•�s�•,W3 mq�itii r {7'9't (J Qi.al�N'JA W9C0�'^'6 I ��� w`� - �, rqP, 3StIOH 31'YV2J� �J (pY�°) �c��j vqV�n►v dol-w�rn�+a � �� Dl,� k'e Aa01S �NO `JNLLSDC3� �`�'�g 713n• a � .,` , \ �j��$�QD 2 r �� I `�`. . •,a,.�`� �N 1S p'89 O��a�s,r. f��°l ���'S� �i3lvrn • `sb—?� i � . �� /`� �2Q � Q•� '.� ��� CV '. . . � � 3lOd i � �� o( 0� � � � !ti •�'�;:�; uivin ' �\\ � � 9S ' � w ;v�. .a,'.o. �anrt� �. . .� .. . � �` 8'lJt-��� . w .�,•'•..:. _. :.�. �°��.. ��' �` /�y �� � � .``:";� � '.:. '���.�.�q��L�� .�e._ �, �\` � ` �� �o�, ' Y -(y'7`'����a,-;�� '• �� ` �. �� � �� y �� �°��o`���°:..��.�;��.�o�Q���' ,���o'�`'� . • \� \/ V OL•iL6 '^�p M^r,a.n, y / . ' °�-�:�:. ' -�'l, ,-�Qn 'L . • ' �` � ticr Ai � �''- . .,..•,01[ / V 1 .. . .... ... . . . ... ...... . . . . ... `�` �� � � �1•�\ QB��` ��.- �,,� .�� .� �\ � / � \ 'g� ,�� , � . . C) ,� \ � \ � � � . � . � \ �, ,' . O� ` \ ` � � `� ii�n ~ `. >� � � . ' / � � � / i }oe�a � , , . u� +� � d PaP�ooe� ay� o+ ���`=�`��"° �� . , � . ,. ., , ,, O� . euu � w •�C+uno� u � deuueH � L6 ld�d �� �9� �' '� � . - � � . , , , O � ,,` ., �,, MHJIH OIb 31d1S J�1N�0� NId�NN3H , • 1 r � �.�uoo �.oa�ay� ���d �nW+ 1d�JX� � �� � � r�� � � �. .' � o� :p+oseuu �W ��C+uno� u i deuuaH � � ' � • ,a , \ � � N .NO I S I�I a8f1S S ,2��1 I�fld ` �9 �o� . � • � � pe a�r.�n,s- �f��ado�d � �� � �� �. _._ _.--- �.. . . . .. --_._._ ._._.. ... __ - -- .._— „._.�-- ��.,. � ... . ..� .i t i �.n..� ._-- .au = v-.n ' ' ;wti�.w.�� r,i�w r.,u��, Wd[G.:'�[L�ZEOt!C! 1�14d�i1�wl'��'+W'8 uo11�9 7� � • iyG��e�1.W l�u.__ :�. 'a���� �..�. . ..'� � ��� .�.aAl��.iry� i1�1���I W uu�lruda.::r�i lwr�� ��i�•T(� �, � ��i��..,:r f''l,i:µi�l IMi��ulu.� �li�i��wr.�-. ti x •���u.a`_.Mwr.u��u�ly��.�l.���.:�.��i 61���-�1� •1 .. .. —_. __ W _--_ �.�...�,H, , ; ,�- .�r.. � d � � ia ,,1 ,` � a�; � '�; �.����.� � � � � ��� �� . I ��' �� � *��� ���'� ' E f . .; � � �!� �`� � � �. I �� . ! ;�, � . ' F � � M �w._�. �� � • � ��' �•�i�"�� ,�,, ,. � .. � . ; �P �° �.'j+ /- : a�► ��—.' '"p ' :y " � 4 �� e.x��.. � �;... � i � � �� � F �+ � I ! ���- {±�` �� ��r� :•�'„ r � , "� �` ,.' 'i �,� ���1► � �' - f... - . � t -_l _'j �:,. _ �n�,y� a1 , � � y 1• t f + �, ,� ; .� t t 4 ... � { ty ':�! ��}��A3 {`, +�� �� ���. (S.OZ-: F1 s��r�red [] . ��•� > _ �« ` +� s}iuu')�S�s� � f,, t'�/�r, � +�,� ��%` � ♦" r�� r� ` peo��ie� -���r� a � �,� , -i� .�; ,r��,t. f,�-� ; �,"r�s, �: '' .� �, � "��`, � �1U���� �-�; �: .��s� �.,., �'� , �� �, i � � �L �„���.., � �� � . �;: ���� �� � r -"�.� � ����'� i � ���rs� ��N+ Y♦...� ,+ . � ,�� - .�.,:, fi � � �y k > ' f �s I � �� �' �A'� � r�.' �* " �5 �'.. ��� - � "^ �r,a�y i }y � t �a � `,�.aOHP�i,yy,�� � •�� �i' � �I fi•' x ;•~ � ����+, r" r ' i . .. pi '`y � tii- � �1� °,� .������, � t .� e ' $ ����� "� .,-,4, "� /�d .. . 3QlS .�.. ,.. - , 8`; � " � .>; . �� , ���. � � 4 �� r�..,� r ��' • i �� - 0 � � � -� �-�.� : t,: , . ` _ -�� � ���� �� � � �� I �;�i �� ''�` ��. ��,���. •�t` ,"' � , �� ���p � , � „"� � x + , , ; r . � ��` � �� � �� > _ . . � . 3w�.. � " ���". �, r_ ..,�, .. - � . —� -� _•_ �,;�.� ..�,fi��' �°3�� ... � .��--� � � ��� �� — .. ._ _ - s�F_. Orono, MN Code of Ordinances Pa�e 1 of 2 PC Exhibit 1 Sec.78-12t7.-Classiflcatlon of public waters. The publlc waters af the city have been classifled below conslstent with the criteria found In Ninnesota Reguletlons,part fi120.330D,and the protected waters inverttory mep for the county: OHWL Protected (feet) Waters Inventory I.D.# i�l NotaroJ fnvironment(NQ lakes Lake Classen 474.5 162-P DiCkey Lake 985.5 161-W French Lake(South Basin ony) 930.0 140-p Lydiard Lake 970.9 159-P Lake Kdtrina — 154P Wolsfeld Lake(Medina) — 157-P (2) RecreaHona!Development{RD)lakes Long Lake 944.3 160-P Mooney Lake 988.0 134P Tanager Lake 929.4 141-P Hadley Lake(Plymouth} 961.4 109-P (3) Generol Development(GD)lokes Forest Lake g29,4 �3�p Lake Minnetonka 92g,4 133-p (4) Tr16utorystrepms. � I From To I Tributary Name 5ec. 7WP I R Sec. TWP R � , a, Long Lake Creek 35(Basin 160P) 118 i 73 10(Basin 141 P) 117 Z3 b. "Wo[sfeld"Creek 27(City Limit) 118 23 i 25(Basin 160P) 118 23 � c. I Tributary to Wolsfeld Creek 26(City Limit} 118 23 27 118 23 from Holy Name Lake I d. � Dtckeys Lake Creek 27(Basin 1b1 P) 11 B � 23 �4(Basin t 60P) 118 23 e. I Stubbs Bay Creek 32(8asfn 162P) 11 B 23 � 5(Basin 133P) 117 23 f. Painter's Creek �Q(Basin 154P) 118 23 31 (City Limit) 118 23 (ord.No,101 2nd series,5 1(10.Sfi(7)),2-241992;Ord.No.727 2nd scries,4 5,7-11-1994) Sec.7&�279.-Placement of structures on lots. When more than one setback applies to a site,structures and fadlfties must be bcated to meet all se�adcs.Structures shall be lotsted as folbws: (11 Strvccure and ar-sitesewemgesystem setbocks pnJetpfrom adlnoryhigh waterlewJ.• Setbacks Sewage Public Water Structure Treatment �out:bl� 6/10/2015 Urono, 1VL�1 C;ode ot Urdinances Page 2 of 2 � Classlflcatlon Unsewered Sewered System NE 150 150 150 RD + 700 � � GD ]5 � 7� 7rlbutary 100 75 � (� Additionol siruRun seC�ockx.The following additiona!swcture setbacks appy,regardless of the dassiticadon of tfie water tody. 5etback from: ���k � (in feet) Top of biuff � Unpiatted cemetery 5,� Rfght-of-way Ifne of federal,sta[e or counry hlghway and local public and private roads �Q* * Except for deteched gareges an lakeshore lots as regulated In sectlon 78-7435 and except for strudures subject to less restric:ive side yard adJaceM ta street setbacla as regulated in the varlous zoning distrfc;s. (3) Blt�`lmpdRzona.Strucwres ard accessary facllitles,except stairways,landngs and lock boxes,must not 6e pl�ced withln 61uff impact zones. {4) lhes without waterorien2ed needs.Uses wlthout water-0riented needs must be located on lots or parcels without public waters frontege,or,If located on lots or parceis wlch publlc wa[ers frontage,m ust either be set beck double the normal ordinary hi�water level setbeck or 6e substantially sveened from vlew.'rom the water by vegetation or topography,assuming summer,leaf-on condltions. (5} Fr�ces,docla,retoinirtg wnps,No fence shall he placed wi[hin the shore setback zone.Pottions of dock lowted landward of the OHWL sfiall be considered as a landing,subjed w the regulations for landings per section 7&1282.Retaining walis shall not be placed wRhin the sllor!setback zone. (6) Averoge lakeshore setback.No prindpal or accessory structure shall be iocated doser to the lakeshae than the average distance from the shoreline of existing resldente bufldings on adjacent lots;except that this does not apply to stairways,lifts,landings,bckboxes,flagpoles and pump houses.Further,the average lakeshore setback shall apply only to tlassified lakes and shall not appfy to trl6utarles.T}x everage lakeshore setbatk line shal6e a straight line cannec[ing the most lakeward protrusions of the resldence bulldings on tfie Immediately adjacent lakeshore lo�. a. In instarxes where the average lakeshore set6ack can not 6e met,administrative approval mey be gronted at the discre�on of the planning dlrector provided no lake vlews of en edJacent lakeshore lot are obstructed and adJacent nelghbors provide written approval. (Ord.No.101 2nd series,§1(10.56(15)(��,2•24149Z;Ord.No.11 3rd serles,5 1,524-2004;OI'd.No.106 3rd series,§28,6-10•2013) Sec 7&1 G90.-Hardcover restriction zones. Wlthln 75 fee;of the ordlnary hlgh wa[er level(OHWU of any lake or tributary,end withl�any bluff or shore impact zone,no hardt0�er shall be plated,located or wnatruc[ed excepi for driveways,s[airways,IlTts,landings ahd lockboxes as regulated 6y the shoreland overley dlstrltL (Ord.No.94 3rd series,§11,9-242012) Sec.78-1700.-Specific der reguladons. Per the offidal starmwaier quallty overiay dlstrict map,axh properry In the stormwater quality protecGon averlay district is asslgned to e protection tier based on Its relathre disiance to recelving waters.This protettlontler dlctates the spetlflc protection measures that must be ImplemeMed. (1� Tier 1 parcels.Hardcover shall not exceed 75 percent of the gross lot aree. (2} Tier 2 parcels.Hardcover shall not exteed 30 perceM of the gross bt area. (3� 7Ter 3 porcels.Herdcover shall not exceed 35 percent of the gross bt area. (4) Ae,r4 parcels.Hardcover sha0 not exteed 50 percent of the gross bot area. (Sy Tier 5 partels.Hardcover shall not exCeed 85 percent of the gross lot area. {Ord.No.943rd series,3 11,9-24-2012) about:blank 6/10/2015 , PC Exh�bR J . Hennepin County Locate & Notify Map Provided By: Resident and Real Estate Services Department Date: 5/20f2015 �` i'= .,.-'`��_ ���° 05-117•23- -�.` .;.�_ '�1 `, �, - -� . i' �� (38) �.-� _ �r. c,�Q �'. ,`'_;�? 2- � �` F'� t�p - .. � ��� �' '�.f 1247 r � � � 4 � �� '' �\,+�.� 'f! ��0 � l� �� " � � ..-" �, �8� ,� � - �,...__._._ _._.._� _ 'i '' ~`�.. OS-1 i7-23-�3 jf �,/ __ --� ti�) �-d..'`-- � ~� �f..-- ��) 05-917-23-23 (13) Buffer Size: 150 feet o 3o so 120 ft Map Comments: I � � � 1 � � ,L 1 3855 BAYSIDE ROAD -.'�,o��•�,i. �.� ORONO,MN 55356 For more infonnation contact: PID#Or117-23-23-0007 Hennepin County GIS Division 30Q 6th Street South Minneapolis,MN 55487 gis.ir�fo�hen nepin.us cr�oFOR;:�r�c� � 3748 r RUN DATE:U5/26/2�15 HENNF,pIN COUNTY PROPERTY IMFORMATION SY97'EM(PROPEItTY OWNERg LISi'� PAGE:1 38 OS-117-23 23 OOOb M J BHRd dc D R BHR(3 3845 BAYSIDE Rb MARKJBERG DAWN R BERG • 3845 BAYSIDE RD LONO LAKE MN 55356 38 OS-117-23 23 0007 )B THIESSE 8c S A TFIIFLSSE 3855 BAYSIDE RD JOHN B&SHBRRI A THIF,SSE 3845 BAYSIDE RD LONO LAKH MN 55356 38 OS-117-23 23 0008 DAVID A&c KAREN R DIANIS 77L9 3665 BAYSIDE R17 DAVID dc ICpRgAi DIAHI$ OCEAN HOUSS 410 NORTH 579 NS PI.ANTATION RD STtJART FL 34996 38 OS-117-23 23 OOIO DAViD A Bc KAREN R DIANLS TIZS 3865 BAYSIDH RD DAVID&KAREN DIANIS OCHAN HOUSS 410 NORTH 579 NH PLANTATION RD STUART FL 34996 38 OS-117-23 23 0035 MARK L&KARSNA S CASEY 38 ADDRSS5 UNASSl(3NED MARK L&KABENA S CASEY 255 LANDMARK DR LON(i LAKH MTT 55356 38 OS-1 17-23 23 0038 X A THALHUB&R/D J THAI.HUBER 3 B50 HAYSIDS RD XOCHII,L A'IHALHIJBER DAViD J THALHUHEEt 3850 BAYSTDE RD LONG LAKE MN 55356 I CER7TFX THAT"I}IE FACTS RfiPRESBNTgp pRE pN ACCt]Rp'I'E,qND TRL1E R�,,pi�s�.},TiON OF INFpRMATtON AS Tf APPEARS THIS DAT6 OTJ T'HE[LE�p S OF TF�'i I�NNSPIN COIJNTy fiNT pND RE,4I,gSTATE SERVICES DEPARTMfiNT. DATE: � �� ,S ITY: G'- �������� <<;ti! �,� "/?� r '"i t �. �_4 J c�N oF oRo�vo � � � � 5 � r PC Exh➢bitK! RECEIVED � ,.fl�:'d Q�1 2Q15 ADJACENT PROPERTY OWNER8'ACKNOWl.EDGEMENT FORM ` CITY OF ORONO �(we) � ve�-�i C�t�1 ���f� �j Mr�l [P�►rt�e(8)] [prtrit ad ressJ L " ��� SS�S�p have revi d the p�ans far the prop�sed Improvemen# or proposed use of the proparty located st .38�S S/D�.�t abo referred to as Land Use Applk�tbn No. I (we) undenstand that in executin� this acknowladgement, I (we) am (arc) not asked to declar+e approval or disapprovaf of the property or use but merely to coMirm for the C9ty Councll that I (we} am (are) aware of the improvement plana and that the proposed neighbor's pro�ct or use requires CouncA approval. '� >r.�-._ _ � � Z - Property Owner Date r ,��,_t�`�Z� �`Z,.`�--�-- -��- 2� 1S Prop�rty Owner D�{� 1f y�nu have any informaHon that may asslst the City fn th+e revlew of this I..and Use Applica�on,please submR your comments to the Building�ZonMg Office at least�a tiays priar to the scheduled maeting date. �MMltwfh►wleMti itMii�i�+�Rttrft}lfirlrrp�#�ikM �}tr�4fNwHrN*�wMtGMt ADJACENT PROPERTY OWNERS'ACKN�WLEDC3EMENT FO�H � c�� /�1lprrl� � i�awh �r�._af 5 � sr�e � [print name(s)] [print� dress] e reviev�d�� f�h�e p ns for the proposed improvement or proposed use ofi' the property loca,ter� at 8v5�H`15.�,_�Iso refer�ed ta as�and Use Appl�catio� Nv. I (we) understand that fn exec;u�np this acknowiedgemerrt, 1 (we) am (are� not asked to declare approvai ar dlsapprova) di the property or use but mereEy to confirm f� the City Council thst i (we) am (are) aware of the improvement plans and tltat the propnsed nelghbar's projeot or uae requlres Cottncfl aPprcv�l. Property Owner D�te � �� Property Owner a� If you have$ny infamatfon that may essist the City in the revlew of this Lend Use AppEicatfon, please subr�#your cortimeMs to the Building &Zoning Office at least i 0 days pcior to the scheduled meetinp dste. t�r t�t t�danea.� .t�we►y 2ops Page 15 � RECEIVED � ao�ac�nrr wRo¢�Rrir aw�v�s��crtNawt.�ncE�t�vr For� �11�V 01 2015 q� CITY OF ORONO 1(Wq9� L�avr d i. fl d I�tra ��v,iC�of_3,�j�`K'jrl� �O�i.d�.r, I�rIMp i'y+�l/. (Print name{s�J [ nt addTess� have r�kiawed the plauis for the proposed knpr�ment ar pr+apos� use vf the pr�npe�ty loc�tad at ����r d��aa�.also roferred tn as l.and Use App�k�iibrt No. IS��at g 1(w�e) underatand ihat IR executing ti�is acknawlac�eimeM, I (we) �m (are)not ask�ed ta dedare �pProvsi o� disapprvwal �f fihe prop�r�or �se but mel�ely ia ca�'�ttm7 f�r 1he C#y Council that I (we}am (are) awane aF the im nt plans and t the propo�ed neighborg qro�ct nr usa nequ�nes C.aunWi apprav�. t � w Date . . Property Uwner L}ate �yvu haive any lnfo�rnalbn fhat may asalst tl�a Clty in the revie�w af thEs l.and Ues A�ppltca#ion, pleaee submit y�a�oamments to the Bu�ding�Zatfng Of�ioe at[�st 7U d�qrs prior to the s�hech�eci meettng date. �.... �,a.�..,��,.,....��►,�.�,. ADJ/kCEhtT pROAERTY f„NNERS'ACKNOWL,E�EMENT FOI� l �we) of [pri�t name{s?] [pr�nt addres�� have r+eviewed the plar�a for �e proposed frnprovem�nt ar pr�pp�aserJ use af tha property (ocatesi at _,.._�. alsn referred ta as l.erid llse Applic�tion No. t {w�e) understartd �et in eoc�utlrlg th� acla�oriAed�emerrt, i (we) a� (ars) not�tslced ta dedare appro�ral ot dfsapprovel af ti�e P�P�Y vr use but merely to ccxrFlrm for lhe Cit�r �ouncil th� I (we) am {at+e) Rware of the improrv�rr�ent plans and that the ptOposed nefghbo�s projeat or use reqaires Counci� eppraval. praperty Owner bate Properiy Qvmer Date If you have any infarmallon 9iat may assist the C�y in the r�vievr af this Land lJs� App�caHon� �le�se submtt y�aur oornments to the BuNding&2or�n�Of�ice at[eaet 10 deys Rrior to the schedul�d meetir� date. Peokart..rL�t,�a• Jw,u�ry2ots Feg�i5 ---� - - --- - . � �� -� � ��- ��`�g Jeremy Barnhart -�-� ���� From: Jeff Strandberg� Sent: Saturday, June 13, 2015 8:22 Nnn To: Jeremy Barnhart Cc: Carolyn Strandberg Subject: 3855 Bayside Rd Dear Mr ]eremy Barnhart Community Development Director City of Orono, Minnesota Dear Mr Barnhart: My wife Carolyn ` and I own 3895 Bayside Road and we support the proposed new construction at 3855 Baysiae Road by ]ohn and Sherri Thiesse. Sincerely, -7eff Strandberg 1 � .. Jeremy Barnhart From: Karen Dianis� Sent: Friday, June 12, 2015 4:56 PM To: Jeremy Barnhart Cc: John Thiesse Subject: Thiesse properry To the City of Orono: We own the property 3865 Bayside Road, which is adjacent to the Thiesse family. We do not have any objections to the improvement of their property. David and Karen Dianis 579 NE Plantation Road 410 N. , Florida 34995 •Cell No. i Jeremy Barnhart From: Dutch Thalh�p�i� ' � � Sent: Friday, June 12, 2015 4:11�M To: Jeremy Barnhart Subject: Thiesse Project Jeremy- We are the Thalhuber's and we live at 3850 Bayside Road.Just wanted to let you know that the Thiesse's have presented their plans to construct a new house at 3855 Bayside Road-we reviewed the plans and happily approve of the project. Have a great weekend- Dutch Thalhuber � � „ a� s � 1 ,� � • Jeremy Barnhart From: Jeremy Barnhart Sent: Monday, June 15, 2015 2:59 PM To: Jeremy Barnhart Cc: Planning Commission Alternates; Planning Commission Subject: FW: 3855 Bayside Road Commissioners and alternates, Attached is a fourth letter in support I've received since the packet was finalized. See you tonight. Jeremy Barnhart, AICP Community Development Director Direct 952.249.4626 Planning &Zoning Office 952.249.4620 2750 Kelley Parkway, Orono, MN 55356 Website: www.ci.orono.mn.us From: Mark Berg Sent: Friday, June 12, 2015 9:49 AM To: ]eremy Barnhart Subject: 3855 Bayside Road We are Mark and Dawn Berg and we own the property at 3845 Bayside Road. We are fully aware of the Thiesse's intent to rebuild on the property next door to us, and fully support their endeavor. Should you have any questions, feel free to phone me at Thanks. i �r'1.r' Date Applicafion Received: 5/20/15 Date Application Considered es Complete: 6/3/15 120-Day Review Period Expirea: 10/1/15 To: Chaiz Leskinen and Planning Commission Members From: Mike Gaffron, Senior Planner Date: 7une 10,2015 Subject: #15-3749,Homestead Partners, 185-225 OId Crystal Say Road North-Preliminary Plat- Public Hearing Zoning District: RR-1B,One Fatxxily Rwal Residential Distriet(2 acres/200' width) Property Area: 15.41 acres{15.0'7 ac. dry,034 ac.wetland} Appllcation Sunvnary: This is a proposed subdivision involviu�►g two t�parcels to create a new private road and 6 new 2-acre building lots. AIl lots will be served by individua� on-site sewage treatment systems and private wells. Sta�Recommendc�ion: Planning Commission should review the staff report and City Engineer's report as well as the submitted documentation. Hold the public hearing and accept gublic comments. Recommend approval with conditions or table for further in.formation. Parcels Involved: Address&PID Owner of Record 185 OCB Rd N 33-118-23 31 0007 Shezry Underdahl 225 OCB Rd N 33-1 i$-23 34 0001 Lillian Stubbs Estate Zoning Distriet: RR-1B One Family Rura1 Residential District(2 acre/200' width} CMP Land Use Designation: Rura1 Residential- 1 Unit per 2 Acres Ezisting Property Area: 15.41 ac. (Wetland-0.33 ac. Dry- 15.08 ac.) Proposed Lot& Outlot Areas R'etland Tota!Dry Total Wet+Dry ; (acres) (acres) (acres) Lot 1 0.0 2.01 2.01 Lot 2 0.0 2.05 2.05 I.ot 3 0.0 2.00 2.OQ Lot 4 0.17 2,02 2.19 i Lot 5 0.13 2.67 2.80 Lot 6 O.Q3 2.73 2.76 Outtot A-Prirvate Road O.W 1.6{i 1.60 Totel Acres 0.33 � 15A8 15.41 List of Ea.hibits ExhibitA. Application and Nartative Exhibit B. Preliminary Plat Drawings 1 -Preliminary Site Plan 2-ALTA Survey 3 -Preliminary Plat 4-Prelimir�ary Grading&Erosion Control Plan 'r.fi� 1&3748 June 10,2015 Page 2 oF 6 5-Preliminary Street PIan 6-Tree Stuvey Map 7-Tree Survey List 8-Landscape Plan Exhibit C. Conservation Design Report Exhibit D. Wetland Del'vneation Report Excerpts Exhibit E. City Engineer's Comments 6/9/15 Exhibit F. Area Plat Map-Roads Layout Exhibit G. Site Airphotos F�chibit H. Piat Map&Property Owners List Exhibit I. Public Comments Received Background The property consists of two adjacent 'tax patcels, each with existing residence structures which will be removed. The southerly parcel (185 Old Crystal Bay Rd. N.) is the former locatio�a of the Stubbs Bay Movers enterprise, which had used the site for many decades for operating the family building�moving business. A number of outbuildings exist on that property and will also be removed. The applicants propose to develop the properry with 6 single fatnily lots which will be served by a private road to be named Lillian Lane in honor of Lilliatz Stubbs(see Exhibit n. Confornnity with the Orono 2030 Community Management Plan The proposed 6-lot subdivision is in conformity with the guiding of this area for single family rural residential development at a density of 1 unit per 2 acres. 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 2.4 acres of eontiguous dry buildable land. The survey depicts 6 lots each meeting the minimum azea requirement. All lots meet the 2Q0-foot width requirement with the exception of Lot 6. Lot 6 is long and narrow, having in excess of 600 feet of frantage along the private road but just over 150 feet in width at OCB Rd. {the short side o£ a comer lot is technically defined as the front). This does not impact the buildability of Lot 6. Lots 1 and 6 are corner lots with their defined front yards abutting Old Crystal Bay Road. The applicant has depzcted both lots as having their front yards as the frontage abutting the private road. Given the layout of the subdivision, it would be appropriate to specifically and formally define the yards for setback putposes for Lots 1 and 6 as those proposed on the preliminary plat. The north and south yazds will be considered as front and rear yards; the side yards abutting OCB Rd. will be considered as side street yazds; and the yards abutting the west boundaries will be considered as side yards. The property is not within either the Shoreland Overlay District or the Water Quality Overlay District, and is not subjeet to hardcover regulations. Each lot appears to have a suitable building site meeting the minimum front, side, side street and rear setbacks of the RR-J B District. 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 r , 15-3749 June 10,2015 Page 3 oi 6 ackaowledged in the development approval stage as creating `new existing grades'. Relationship to Surrounding Development The proposed single-family development is consistent with existing development in the surrounding neighborhood. Similar single farnily lots with 2-plus acre lot sizes surround this site on the north, south and east. Across Old Crystal Bay Road to the east are similar single family homesites. General Site Characteristics The property is mostly open, with a small wooded area surmunding the wetland at the west border, and wooded area surrounding the existing house site on proposed Lot 1. The land generally slopes downhill from east to west. Having been used for storage and staging of buildang movit�g equipment and materials for many years, the central portion of the southerly parcel is expected to contain areas of compacted �oils. Two fairly small wetlands exist within the property, each carrying a Manage 3 (lawer quality) classification. A more detailed description of the site characteristics can be found in the Conservation Design Report(Ezhibit C). Lot Layont and Lot Standards All 6 lots will be accessed via a private road contauied vv�thin a SU-toot outlot and ending in a cul-de-sac. All lots are proposed to be served with private wells and sept�c systems. Septic testing has been conducted and the test reports and site layouts have been reviewed by City staf� Following is a brief review of each proposed lot: Lot 1: Lot 1 contains 2.01 acres in #otal area and sits relatively high in the topography with no wetlands. The lot contains two existing houses - one located in the northwest quadrant of the lot (225 OCB Rd) and ane located in the southeast comer of the lot {I85 OCB Rd). Both will be removed, and a new home is expected to be constructed at the northwest location. The tested sewage Lreatrnent mound sites are centrally located with:in the lort, reducing the flexibility for house placement due to setback requirernents. It may be of value to the developer to woxk with his ISTS designer to determine whether there aze additional possible mound sites to increase the house placement options. The driveway Iacation proposed does not meet the required 100' separation from the intersection of Lillian Lane and OCB Road - this is not a critical issue but should be considered i�n final site planning. The site plan proposes a "look-out" basement - applicants should consider whether initial site grading should incorporate a building pad to establish new existing grades for this lot- there may be pros and cons to doing so. Lot 2: Lot 2 conta,ins 2.05 acres and no wetlands. Sewage treatment mound sites are located in the NW comer of the properiy and leave substantial flexibility for final house placement meeting all reqwired setbacks. The site plan suggests a wallcout style house placed on the west-facing slope in the east half of the property. Lot 3: Lot 3 is proposed at 2.00 acres and contains no wetlands. Sewage breatment mound sites are in the rear half of the property, lea�ving a fair amaunt of flexibility for house placement. The site plan indicates a walkout house located centrally on the site. Lot 4: Lot 4 contains a 0.17 acre wetland and 2.02 acres of dry buildable land. Lot width as measured in a straight line abutting the 50' front setback is 202', jnst meeting the width requirement. The location of the wetland in the southwest quadrant of the lot, the required r y 15�3749 June 1Q,20t5 Page 4 of 6 MCWD wetland buffer, and the City's 35' wetland setback lunit flexibility for house placement, as do the sewage treatment mound sites located in the north half of the lot. Topography is somewhat flat, so creation of a walkout as proposed may be questionable. Lot S: Lot 5 contains 2.67 dry acres and 0.13 acres of wetland. The lot is long and narrow, with sewage treatment mound sites at the far west end, with the potential house site further east nearer the wetland. The wetland is at the east end of the lot and is a Manage 3 classification - agplicants are showing a 20' buffer and 25' buffer setback {Orono code would requare a 35' setback from the wetland boundary). The proposed house site would appear to be suitable for a walkout, although other sites further west on the lot are fairiy fla.t. Lat 6: Lot 6 contains 2.76 acres of which 0.03 acre is a small strip of wetland #2, at the very west end of the lot. Sewage treatment mound sites aze Iocated at the very eastern end of the site where the ground has not been disturbed by decades of truck traffic. The propose�i house site is depicted as a walkout but there is minimal slope at that site so a walkout would likely require establishing new grades. The potential to move the house east or west exists. Ro�d Layout and Standards There proposed private road serving the subdivision is centrally located and approximately 970 feet in length, meering the City's 1000' maximum length limit for cul-de-sac roads. The road design has been reviewed by the City Engineer and found to be acceptable. It has been past City practice to provide corridors for future connections between private road systems vvk�ere feasible in Orono's rural area. The reasoning is that if private roads become public in the future, City maintenance will more efficient and cost-effective with through roads as compared to multiple cul-de-sacs. A second benefit is the ability to have se�ondary emergency accesses to property shauld thez�e be blockage from downed trees, etc. to that end, Exhibit F is provitded to show tlie existing road corridor layout this area of central Orono. Two existing private road systems aim directly or indirectly toward the applicant's property, and those were done so with the expectation that connecting corridors might be established when this property develops. The applicants have not provided such a corridor, and while there may be some desire on the City's part to establish a connection to the west or south, there is no code mandate that this occur. Staff is prepared to discuss the pros and cans of such conn.ections. It appears that ia order to make such connection(s)the applicant would lose one lot. Road Improvements and/or Easements Needed T'he City will require a Road, Drainage and Utilities Easement over the private road. Standard perimeter dra.inage 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 dra.inageways. Park/Trail Easement/Fees or Dedication Needed Thexe is an existing city hike/bike trail on the east side of Old Crystai Bay Road, and it is anticipated that no trail is required on the west side. Although the Park Coxnmission has not reviewed the proposed plat,it is anticipated that no land for parks is required. . � 15-3749 June 10,2015 Peqe 5 of 8 The City Code requires dedication of 8%of the land as public pazk, or payment of the equivalent value in cash. Assuming the City Council finds no need for a public park at this site, payment of the standard Park Dedication fee for 4 new building lots would be appropriate, as the site contains two e�sting homes on fwo tax parcels. The cutrent fee ranges from a minimum of $3,250 and a maximum of $5,550 per lot, for a potential total fee of$13,t}00 to $22,000. The subdivi�sion proposal should be reviewed by the Pazk Commission. Stormwater and Drainage Improvements The property will be subject to the Stormwater and Drainage Trunk Fee for 6 new 2-acre lots at $7,680 per lot Total fee would be $46,080. The preliminary plat indicates minimal stormwater management facilities will be required, and the stormwater management has been approved by the City Engineer (see Eghibit E for additional comments regarding stormwater mana.gement). All stormwater management shall be subject to MCWD requirements and approvals. Utility Locations and Availability The praperties will be served by private on-site septic systems and private wells. Fu11 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 and approved by the MCWD. No wetlands are proposed to filled or impacted. The MCWD will also establishing appropriate wetland buffers for the development. The Ciry 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 has submitted a Conservation Design Report and Master Plan (please review E�hibit C). In general, the development will maintain the ruraJ. character cozisistent with the surrounding neighborhood, Wetlands and drainage patterns will be maintained, and long views into the site will not be significantly disrupted. A vegetation management plan spells out a variety of actions to be taken with regard to wetland buffer areas, buckthom, and reed canary grass. The suggested Master Plan management guidelines will be incorporated in to the development agreement and covenants to assure adherence. City Engineer Comments The City Engineer has provided general and detailed con�unents which the developer is advised to review and address as the preliminary and final plat move forward. Summary of Issues for Discussion 1. Planning Commission should discuss the potential for making �road corridor connections to tb�e west or south. 2. Developer should be made aware that City determinations of building height and number of stories {limited to 30 feet and 2-1/2 stories)rely on the use of�xisting grades. It would be of benefit to the developer to confer with staf� regazding the potenhal benefits of establishing new existing grades on certain lots by creating build'zng pads during the site improvements grading process. � ` 15-3749 June 10,2015 Page 6 of 6 3. Planning Commission should review the Conservation Design materials artd determine whether there are any potential concerns. 4. Are there any other concerns tbat need to be addressed? Staff Recommendation Staf�recommends approval, subject to the following: 1. Applicant should be advised to address the items detailed in the City Engineer's comments. 2. Final approval.s should include clear documentation of the re-oriented yard requirements for Lots 1 and 6. 3. If Planning Commission desires to have the developer provide for future road connections, that will have an impact on the development layout aud may require tabling. Planning Commission should hold the Public Hearing and receive comments from the public. Options for action include: - Recommend approval or conditional approval for the preliminary plat. - Table for revisions or further information(provide applicant direction}. -Recommend denial, statin$reasons. - Other � , PC ExhibitA � Ci�y of Orono Subd�vision Application �.�I�Bj�N�W W�Or: {'l+��$�n iR r N . � 2750 KaRey Perkway . Q Orono.1�IN 5d358 Qate Recaiwed: � Statf: Maht: 85'l 299-4600 � fa�c 952 24a46�8 NN�fcaOon Feec " . �A�� EsCtC4�r��_ P.O.Bax 68 MN 563�23-00� �: PROPERFY INPO��M�TION: aa� �� S#e Address: s�",� /�� �J. Property Identiflcatian Number(PIN): ��'-//�- " 3--,�i-,0007 : �3- /,�-��, - ,� _�..� (Attech Iega1 desar�ptlan b app�ca�an lf not lndrxled c�tthe survey) � � Daie Property Acqu�rad{monfhlyear): �P,v►dw•r� �,qt�stract i]Torrens{Please cheak tine} Pr�esent use of p►'aPertY: G��dentisf;number of Units r �{'�i�/ �o oc:�?jz •�vya, l,��- �Other�spedfy)/�1ovu*9��r �s�•��-���a+�9dhc�"�..� Zortir�g Distrtat: ' • APPLICANT INFORMAT ON:{ �ete sgaf names and marital status requlred for�ch Infeces#ed party) Nam�s}; e Phone(hvrrnel:w • ,� - oZ Phone ceH): �,5"7� �:?34-. �-c��,t� Address:✓�`ds S v�v � .�g -- Ema�: ' rtP�° , , ��. � H?t�� G���J�'' ��i��rs'. co�s, OWNER INFORMATiOM:�Com ate legal names and marital status requtred fo ch interested party) i Wame(a}: r Pltone(horriej: e{cell): Co! $.�.; I1.,�9', Address: �5' C,G'.�°r< syc� Emaii: b �0171 Fax: /� F.XtSTING LAND L18L�: �, Number of Tax P�cels: Developrner�i 3lze: ,0 Acr�s Dry Land � Acres W8t Land �Ls .,._ Acros TOTAI.,aq paroels PROPOSED LAND USE: 0 Dlvislon for Ta�c Purposes o subdtvls�an�or Naw sull�ing S�tes Nurr�ber of BuH�r�g S�tes: F�dstir�Ur�its: � Mew Un� Tobal t,fnits: Proposed Oross Densiry Ce lfifts per /S acres Minlmum Lot Size: .�- A�c. ����y bW�e band Pro�ased Usa(check)�4Reslden�al O other{s�,eGrv3 ARlnlmum Matertel RQqutrec!Tar Complete Preltminary MFnirnum Materi�l Requtrod fpr a Corpp[ste pnal plat PIaE A�ipRcaflon Appl(cadon t. Payment of fees �, {���yt��g 2. Cornpteted appHcafbn�o�m. 2. Slgned cerNflc�tte of Survey or mylar coples af for�ma! 3. Pre�rr�ary plat fif+ormatlon on Cettlftc�ete of Survay. plat. 4. Celtltted Prnperty Owners�at 3. T{tfe o{�trt[on. 5. A qst of at�y other peraons y�ou.wtsh not�ed of ihfs 4. Esse�nertts,cover�enfs�eE� �� 6. Developens Agreernent 6. t..etter of Credit s�a�on Paacet��t�a�: �d,zo�a � �" � MAY 2 0 2015 + � � � � -I cmr o�oRorvo N D � � � � � • • � � � � • • �p � �', $ � � v..ti a�'i �.� �b ���� � cmim� � n "� `� ��„ D 'a -o a� o, tn cn � 3p�� � ��� � � � m �m « � '" � v � �-o ' a' ra r�- � � -, anz� � mtn ocog' c � � V1 cA � �� �. m� e`"y�� �r $$' S co v� $ �' � �. ' � o � o �D o � {Q � C� O f�� m � .. r. � N Q � C! � � � � �� a ao ., m � o � � �o � cuD � 3 � "' ' -- � oo cc � nasu --� m ....a a m cp w v, � � � �' � c{ � omo �������`�a` � o d� °^ � �-�@* ,��.. '�� � y � �s �ao. � � ms � ;� mm °��—' '�o m*a 8. � �� ��e � '� .��i, m � a � ��' � nm � _ � N � � -, -, � $ -� � � m �, � � � a°r �t m � � p �s �g r` � t� � e Q m � hC� O o Rt m � °�' � �� �Q � �� �,�� ��55 � C � �� �� � � � � � � m �� o �' � O� � Q. � mn � � � � Q� �� ��� �� i�'� P rn � � � � � m � m � � o b� ? `t' � � ot � �g �� �-o a � � �.r� o e Q �ec � cn � � �' a, �' � � m �cg � ^' �°' c� ryaa � �, m p� �d' �^�' �mm� `� �',��gi b �7� t» r°, y� r� � r..ti, � a '�- � � t—y — _.� g � (� a�°e � �; Q'�"� �, a �C�o� �' � m� �' � cv � o `. � � g � "' � � � a3i � c7 � � �� �'..7 � �Qi m �l'� y �� � C' � G � g s. 01 � X G? G � �� � Oe �! 01 C �� � _� � � � .p � 5.� V� @ � 7 � � 7 7 �y� � = ^ �� Ofi0 p��f � N •��� �,� � ••� � � kM ti b9 � j � ' � W X � � � O C7� � 1� Sk� O fla �S� �O � � � �0 �'� �� O � � � r�p �+ � � � � � �g M � � � � � �, � � �� O p � ,,,.�C � �„ m � •;e p ;_. ga Cn � p, � m �' m � a •, � �m � m s � �'a g e � � } c$ ci � � �c N � "' �. �;, � � r- �n o u� � ff � � , a� . � � � o � toso :- � �.... g � �' � �" n m c g'� °' Q � �,� -� S, g' � c = c � �, � � r.. r � � � d � � � m � ca �3� 3� � �. ' � � � �' �. �r� � v � � � = m �. N .� � � � rt � � .+ � �p a� N � � � � � � � ��� �� �� a � � `' � S �' �! m � �?'� S • �m � � � em � � � .i c� � � 0 0 7' � � � � � � d � � r' ? .+ � '� � � �� :;. �� � C � � � �- � � 'T�:�� � v d �m m �'� a�' �'$� m � Q � � .7I w � � 43 ' � � � '~ � � �' m fb � m �m =. m Q� � w 3 p � O � Gi ?. � � SC �� � � � � '9C m b � � � �� � � �! a7r ��, � � C C' � � .."' �► ���$ $'�j 3 � � C _ .� �' .a � ° � " . y � � ry , °p � �5' � �' oa � � o `eca � � `'� � � �� � ��� � 3 � � m � � 3 � d � m � � � `� m�� g� • m � � � � $ � �. � a� � m � � a � .. m „ p ��°' �3� °=m'� � a�o o �o d�w .i a�o � � 3 �� � � oc� W � c' � c�' c� � �° � $ ,N �' �ior� c�rrc°�nC7 Re � oN w:'iao. �a p, � p Q1 (� � � .��� �� � � 3 � p� '"' m� * }� � � � + Qw. m � �� » d' ,*'Op Q �t � � � � `� �- �S � ai�a � � � p a � ,� ' -■� �� � '� -i � ,� m 17 ' . �.. W`� �� o — � ti --� � zO � � -, co a� �� ��'� � � � � �' � p � � � cr a a � .._— ��: � , � ' APPLICATION FEES:{Planning&Zoning Coordinator to[Xj those whic�ap�ly) Ilcation Base Fess: Sketch Pia�Review Class I 1!a�II C�t Tota! Subdivialon A Ilcation Class�&!or Lot�ine Rearran �t �360• tPrellmi Plat Review ltts$30Aot CIeSS I!I&all��t-regidentiel .� ����. Flnsf Plat Review � � � �� Renewal of Subdivision Approwal{G�ass I, II&ilf or Lot Ur�e Reaman8ement) �g�p* No Chan a from Ort Inai roval * A icat�On Escroar Class 1 tl�1!I and Lof Line Rearrar� ement ho Public rovemonts $�2 p '% f�atlon �scraw Ctass 1 II$Ifl and Lot Une Rea ent wfth Publlc lm r�►errrants �iO,U�o � Parlc Fees to be determined Section 82 22 qg��� & eciaT Im rcvement Feas: '"��u$, EngMeerina $Leg�!Re�r�eW - -Pro osed Private Roeds, lus$.b0/Il�eal fooi e� � �o* Total Pro sed Pubiic�toadst lus$.6Wlineal foot . � R uest for Cli � Exlstin Prlvate Road �g�+ uest for C to maintal�unim oved Wtc road ��50 Pro os�Sanita Sewsr Mafn Extenston !us S26/stub $276�+ Pro osed Watermain�xtenston, lus$2&/stc�b �27��, ��k ro osed Storm Sewer S !em excludtn cx�l�erts �2�* �-�:�tOn�slta S tem Site Evatuetfon Rev�ew a Ilt�ble ta rural subdivlsfon $60/ r lot � x$80 �n Flexible Elcallon Fees/Mfscollanepus fiees '���us� �ngineerin� 8�Legal Review Variance E�t Total Vacation of Public Road$100 er bene�ttl ro e $700 minfmum r g��� F_asement Vacation Associated with a Subdiv�sion ��: �asement Creatlon w�h Subdfviabn A lication �i� Escrow for Vacatlons and Easemerns ��� PRD A Ifcat�on with Subdtvision 35/dweltin urdt �� i of Administrative Decislon . �� � *pfus, Engineer�ng $C.egal Revlaw ..,:..;-:���-:T�.:: - Total Escrvw Amount �2 500`�1 $10 00��:�/ Other � �.�� TOTAL DUE �=��•�;:.:-:�}s•::. APPLICANT AND/OR OINNER; • +4�roe 10 provide aA Informatlon requlred or requested by fhe Planning Departrrrent • Agree to pay adc�tlorral fees {staff tlme not oovered In the orf�biai fes payment)andlor consuitant e�c�enses fncurred in revlew of thts app�c�for�,and � • Certify that t�e 1M��lon suppAed fs true and correct to ihe bes# of�er knowledge. Tita applfcant and owner r�ecognlze th�tFiey aro sololy respcnsible�or spbmkting a c�mplate sppl�cafion bafn�dwara th�t�upon taflur�to do so,the a#aff has no atternative but t�re�ct It unNf!t Es compJete or to recammend the raquest for clsniai of the requas!regardless af tts potorittal motft. • The Owr�er hereby advwyWedges ar�agrees bo th{a aPplica�on ar�d turther auffwrizes reasanable entry onto ttte property b!'C�Y Sfa�f, cansultanls,aC�,Comtn�slon ahd Coundi Members for purposes of lnve r ��t stiga�tbn and verit�cail�of t81a • AppNcant and/or awner adcnowl�dge they must be presen! a! ai! scNedukd revFaw meetings af the Plannleg Cammtsslon and Coarn�l. }f an appk�nt and/or owner is unaWe to at#end a sc�eduled meet�ng. �lease make arrangernents to have an authorizsd ►�tp�esentative atbend Tn place of the appiicant/oymer anCi advise the Ci Planner assi�ned to r projeot. tY �0 Owhe�s Slgnature: Date: — F p Ormer's Signatttne: Date: � / ApprcanYs Stgnatune: `f� /�t� •�• Date:��'G��.� T ApplicenYs Sfgnature: D�te: RECEIVED Subdtvisioo Padcet i�at Updaled: Mardi 2018 �i2 MAY 2 0 2015 � � c�iv oF oRONo � � �9 \ � ��.t�►+I�T'�} �� Mayor and City Council Members May 19,2a15 Pianning Commission Members c/o Ms. Me[anie Curtis Plannfng&Zoning Coordinator City of�rono,MN 55356 Re: Preliminary Plat Submittal Application for Crystal Say Estates Dear Ms. Curtis: Homestead Partners is pleased to submit the preliminary plat application for the sites currently owned by the Stubbs Family and the Underdahl family. T'he plat is named above and the road name honors a key member of the Stubbs Family. We believe the naming does not create a conflict to the current city naming process. In ou�packet are all items required of the submittal checklists, including septic system designs,survey and plat drawings,wetland delineation reports,TEP panel and watershed concurrence, drainage designs, Surrounding property owner Ifsts,Title Work. We will be in attendance at all future meeting5 and believe that the work our consultants have perf'ormed to date wlll allow for the project to receive approvals and proceed to construction yet this year. Based on our preliminary review meeting,we#htnk that the submitted road design benefits the community in the Iong run. Lillian Lane ties into Crystal Bay Road at a high point with good sight lines for traffic now and in the future. The ability to connect to Wear Lane through Lot 5 takes away the best building sfte location for proposed Lot 5. Environmental benefits occur with rernovals of the existing structures and improved Water Quality. The technfcal solution is best described in detai! by our des�gn engineers, but+n summary,enhancements occur through t�e grassy ditch sections alongside Lillian Lane to a sump manhole inlet at lot 4/5 prior to discharge to secondary sedimentation basins, prior to�overflow into wetland#1 on Lot 5. Trees are preserved on half wooded Lots 1 and 4,with perimeter trees on Lots 2,3,5 and 6 remaining. The site is apen in the area of all road building and home sites proposed. The rebuild for Lot i is in the same area as the existing home structure. Idew trees are proposed at the property entrance and flanking driveways to each lot along Lilllan I..ane. l.arge flowering shrubs are propased along Crystal Bay road for partial screening and vlsual interest. We intend to submit a final plat shortly after planning commission approval to aliaw forthe development agreements and plat to be approved by the Councif in time for construction this season in time to pave and install utilities before October 31�`.We look forward to yaur recommendation af approval upon your review a commission deliberation. Sincerely, Qonald lensen Land Qevelo�ment Coordlnator Cc: Matt Hanish HP, Nate Herman—S9 R�CEIVE� MAY 2 0 2015 Homestead Partners LLC � 525 15`h Ave S.Hopkins, M 55 43 E 952-949-3630 � ClTY OF ORONO � � � � r f Crystal Bay Estates o�no,��a� Project# 37865-0OS Date May 20,20i5 Pregared for. Homestead Partners,I.� Pi'epsred by: S�t�11'�-$�gC�1llS�, IIIC. 525 lSth Ave.S. Hapldns, 150 Brosdway Ave.3_ MN 55343 Wayzata,MN 55391 Contact: Donald Jensen Comtact: David Pembertam tel: 952-294-2126 tel: 952-476-6000 BLOCK 1 GROSS AREA WETLAND AREA NET AREA Lot 1 87,497 s.f. 2.01 acres 0 s.f: 87,497 s.f. 2.01 acres Lot 2 89,359 s.f. 2.05 acres 0 s.f. 89,359 s.f 2.05 acres Lot 3 87,337 s.f. 2AU acres 0 s.f. 87,337 s.f. 2.b0 acr�s Lot 4 95,362 s.f. 2,19 acres 7,271 a.f. 88,091 s.f. 2.02 acres Lot 5 Z22,047 s.f. 2.80 acrce 5,832 s.f. 11b,215 s.f. 2.67 acres Lot b 119,449 s.f. 2.75 acres 1,166 s.f. 118,783 s.f. 2.73 acres Total 601,550 s.f. 13.81 acres 14,269 s.f. 587,281 s.f. 13.48 acres R/W GROSS AREA WETLAND AREA 1�'ET ARLA 69,694 s.f. 1.60 acres 0 s.f, 69,694 s.f. 1.60 acres TOTAL GROSS AR�A WETLAND AREA NET AREA 671,244 s.f. 15.41 acres i4,269 s.f. b56,475 s.f. 15.08 acres RECE�vE� MAY 2 0 2015 � � � �� r ��1 1 V��R�ND � � OANEu PC Exhibit B „ 0��: �'kNs Fergc U.-f. p�$ L9nn Schrie ?95 qd Crysml Fa_,,tn Xi 265 qd Gyalai 8ay Rd P1p�31182337LOt, ;�� ao�.�553s� SYM80L LEGEND -•Fi c %D J.,11823310D11 i . o .�i . . '�e r, � - „ ..., i � lOf t1f � ,.'� ...�..---�—.. -�� .. Cr. �GNRlETlAOCYOI�► ' .. � � C: .^ . .. �.'� ��` PMfBlOIldJ1YL/E • . - �5 ... , . - . . AiD DIMNYI6lMDUfLT'6M6CiI1! ��� '� � . .. � _ �c �� , ,,,-'.� I -" �_, l,, '-• •i '_ ' •- � �raFw�r __ _ .�� 1, - _ " '--��' ' -- f�raPM�`��°) .. I O� '��j ..� I RMeoeorcTqMwpnA�v —� ''.���, � ' • . .. � � . � - .. . � I �i __ -. W�rW11ti.oG it� 'lYi'r � •-� �L� 4j � ` sawasuctuneuea m � _ - }�2 � wra �; _- ---'-" � oryN...n.�e�.rp.n+.o� �� � -, _ �'rn j � we,i one.K es.sis ra.�o.o� ; ,� :' ,,�..� - '�+� - + .�� ave�ar-or �a ' �r .cw`- �; cJ , c�� •Y�,��` �crae�maww� � DryIN..-e0.�os�.� /`. ,'- 1ao.o �... = LC a - ---_- - tir t.�J Q� � sa�eowro►aAna� 1 � � I . � ` r• ••--•• - , _.� � ,r�:e� {� .... C�. , ' secwuncfrouw�r � � ouw � ioo.a` g' 91� I � sc�nxc e , _ � .. .»� a ,_ .4. Yreruw�TcR MOMIFFm _--` ` �i' �:�'� �P\ �� �G s� _`; s:+3 ay'�O� �. % � �_ ac.o �-: �s I Lp _ 'y��f {?� w�mcnacnoaa�r� ---— - O ,�`� O W�S ~ ��.� i�a<�, :.. •;+`� e r ! ' ,� .aar�r�na.�rr� �a . -:s �� 2r� V`,,�p� c�c� � +wwr _ ` — — — _ � �:��, r�¢ . , - ,vncrnoircnawrea.n —— 'Y� ' �� ' ' �_ - , - -_ 13 � ��,'c �� d`.. �', , '.�'_�_ .�cr-_ .-- ,� � �' � �� i _,ti.'xR9 �i= ~ waoor�su�er '�'N��t#}�,� �0 �r�.�'•,��y',' � ! da�e7.�s N�oO� � C�i t Q �' orra aeaa � oa»n .�nx�o "T �` , Pard 11n..o�f ,; Gm�r e;.+Y7 r R.01�e) , unm Par �p, � ..� i.w,�ns .a+an � � w.11.e.�n.sor � - Pamlln.�.Ow n�e�v� ! L � . .. - � - . � ; � ;3, '�, Ma�rs �r� .�T_1� DryNa�67.a7EfWpp�e) WMrdArw�Od .y,` :�" �" D�YAn11�67p7d(2.01� 711��nd� ♦ �oworxsNa o��N��� �, �- , , , . : ,. , I � , i1MM6Ed '� • `. • � , . - � - _ . � ' ! i! ' � _ I __ --- L_ I �.. � __ - - � � � U � � ^�. . _. _ h ( � I _ - . ...� .�,. , '_ i S77E OA7A e - ` ��= � � -' .. '_' - .. ,._.. ' � '$ ' _ . ..� _. ... , �, --'._ _ _.-. ..._.-� .��' _ �, _ � .. - ' . _. �'- + � --. � . _.. � 1 �,...,� .. ._. ' "'+-�-.-.._. ...._.-.--'� . _._ __ ._..,�-.,.� -._,. . ' �' _ '- _ � � W mYV[7fi1'?LOFT i _ . $ _ E . �, , ��_ . � _ t,i,�.�t/W �, ..-.--- _ _ g _ __ , . ��....<e°'�' t _ . � , . _ _ �.._.�.,. g L� _- __---- _ __ '-�, -— • � e�c��rt , - - _ t' - ____ --_ - __ - - � . � � - - ...._ � _ . .._ e - g _ ' • _ —__-�-- --- - .^ -- ___ - _ _ .�-- o __ 1-. _ � ��.r.,,. ____---- u � - . ' - __$ � Fvsa-eo Fr - _ - _ - __ , � - � _ --- _ „ svae.soFr --_ -- - -- ._t�t � - -'— - - s �w eoFr � � �► \��_ - _- �wuc c:os�run►i-e000 Fr c�o.a�a.w�al2eo.`e� ----�-_.;,._ �� c `� ` ' wacuav�zrsFr a��u...srsr �_ "too-a,_• . , wUu,a llwa-453+r �n�o f � ��aW� � �a ' -- �YMea6716.S/1d(7.�1� �� �i �1 yM, � . . _ --'- ��� ~ PREPARED FpR � _.. �� l.._ ._.. �O� ��� MItl1K1!lOIK '�_" �'"'_ '!V r ,t ii:X� � . _ y,.. _. ... . � m W � 1�aflm! ii � L�!� _ �� oMUN11f��" _= ,�'.K�;a .. � . 't '��,�'. I 4° — _ — ._ ... . .���taa_l000 � _�4: I.Q� _ �'_ � � �! v+&t� . . - 'C� ' �rondn�na�ol� ��X';I�t (� � ,��' eEva.orcn ,er�e.uo � � 7' affi�ew nwruc aoum YYtlrd�vs��t.1a6�f �+ti 1 t��� �.._.) �� '..� �ar�uru,Ma eeaw � I-�"r�'`-_ J wETLAND� �Et '°�', ara..=„a,estlRn� �'. ��:--.-. �- �,:,._ ,. � - -- ,_ '�Y' uANAc�s s -- �oH�asc� -- _ , ��ouc�)�otns --_ .. a�oo�w�ownw.wa�aw,00r .� _. . ..� .. --�-- . _. . ._ . . ' .-..- •. - ---__. ____. _ ;am�cre. R^. �' � _._._ _ ._::�._._..__. , . > � JA90N Y16�ERW OlF �E �' ,PFIdE:�J If3YN7 7:1 0%t'ER: OMiER: � B/l� Wnston 8 Ykrsd --- Scctt C�Cwd 9xYey 1�0 1Vwf LdM N. 155 Wear Lane N. OWNEk Orano.Nv 55356 o�^o.�sss�s ��_��e; Pm 3 31 7 82 33 40015 PREPARED BY PN 3311�23540013 Unasaiqned A6Erres Aano.MN SSJ56 �R: PID 3711E2331(i018 � Mntllrcw 3 CcMine HNFng f ib0 Wear Lune N. . Orono,Wt 55156 � I!D WufH W�qW1Y� PIO S1�7H23310011 WAYlALlwa�OTIlf67Yt WE�LANO S�.RVICES PRaVIAED 8�SV0800A �a�� ECOI C)GICA�RESOURCES STORMWAFER RA1E CON'1ROL R£UUtFt�AAENT; ��� , -���._. � �'"x��7iO10� A�OW AN AVERAGE 4F ?.4tX1 SF OF IMPEftV�OU$ i � i,r ,�a "�:k,� I ;.;;"._n�;: .. 5URi ACE I�ER LGT � � � .aw+�wn.E.oau �.� ' � k �_, V F:.•.�Y"�.,. SHEET INDIX TABLE j` i . '�� ~��'' � ��= I �� ;I � i �'I i y�'E "��_•`' C sh�t D�ip�on � � � ` zl � � ; " ,�d' �', j j ;,,.,_�t��ti.�-., '� i�d ��.�.-�a p SP Preiminary Slte Plen i j � ` � � Y� .:M��w' `;"a.�i ?t �'I� I � w.e.-ca w Ys o z6 ao too RECEIVED � ANB SuIVEy : N � ri. � � I .t F�- t a16np-7D' t I I s�r �� � GP Preliminery Gradina$Eraefon Contrd Plen � �i O � �•n • '� ,f • � ,P,s•},��� Y r+.n�.p,w�o;yaevr� f •..�{ �a- wrr.4at..trromry e�xFN�r ST Prelimine Street Plen&Pro(ae � �' ..,r��� " � w�+a�o� MAY 2 0 2415 ,� T�su�,�„ � :i s :� � � g �F �,.�„�...��:. � ��_. ;' c �, � v � Nt � EXI817i6 URITES SFidM7�ARE 8i101MN N AN APPRmCW7E WAY OI�V.THE � Lendeceping Plaris � � � A : �,��;�' "e� ,R �.0 � ������ u A i.��m...qro.�..aoe.own r.�wo.uo��w �����,����,,,��,�,,,���..n cm�aF oRONo � � i; L ; �:..���.,� B c � �� p ���..� vrarrFe a�or�cor�cero waec.r���To eE ru�r���Fae n,nn � A►D ALL DMY10�AItlBN6 OUT OF H8 iM11RE TD EXACRY LOCATE AtO PFFSENVE AM' �� �I� ;�•� � '°l' � rI 11R ADD ALL DaBTNG IJTLRE& I DfiAW WO NAYE NQ BY DATE REVI810N6 l�E(NCLUdNA CDPYNO.DISTR�lJT10N.A��OR CONVEYANCE OF f F16tE9Y CER7tY TMAT 7NI6 PUW OR BPECIFIG710M WAS CITY PROJEC7 NO. � rrorawno+�aF n+re moou�r o s�r v�ri�sr�n mrHair vr�a�r�n sr uE«+u�oe+w or�cT at�e�w No nwT r � ��� P REL I M I�11ARY SITE PLAN �,� DRAWN eM -- - ---- -----------------�8�T#tE8ERG0UBT.MIC.'s FJ�(iE88 Wf�T7EN M7TMORIZATION. 11HE WrtF10Uf AM A DULY REGISTEIi�PMOFW&OW�t BJ6�A UNDER THE �i ` ,�, - -- --- ----------------_ �0����8„���R.�,,,��,�,��� WMS hEBTATE Mw►�ti .� �, SATHRE-BERGQUIST. INC. a�a�er - - ---- ------------------.�w�r s�,r��oa,mT,i�c.o�,u�a�.,TM. -- ���,NC.�BTFiERICfTT1DHOLDM1YLLEfpIWA7E '�� � ,�e«,��„r„w„ti,r�,.,.�,�,.,.� oRONo CRl'STAL BAY' E:tiT.ATES SP � ---- -- -- -----------------us�x ar�P�mv�avir nes�owe�wre o�wor�oR�aeeEa r��wo : "� ' , �6 __ �_ ___ _________________�or���. �oRMHtMAN.PE ��� �IyFRa ��� MiNNESOTA HOMESTEAD PARTNERS, LLC. Gp r t ! � / � � i —`` '�. \ � � Q I I I r � / �'��� � � �—_._ '. 1 1 I 1 I � . � � Q I � I I I j //i'~�, � ! � ��� �'� `- 4 i f 4 � � � � � � � � I I I If( ' 1 I i� i =" l� �, \ _ >, 3 � � � � r I � � + \�\\ 1� { � �� /� �, \ r`� � �\ � � � 'c-� �� V ��W� �2 ' ��i 8 / 1 � 1 ti �'�� � I i I 1` �-"`� �' '•`'•� y � � C� � �' �'� b q �� � ' g s� � � � � � � t., r � � r � � � . ,— � \ � � �� � �� � �,�� e = , � N� ���� � � ��� � � / I � M / . l \ \ � \ 1I ��1 � yyy �� a �$��� ���� 3� � ��� � � 1� \��`` /�/ 1 � I � \ ( � � � ' 1 _ � � I � , I � I I I I ^ � � � I \"�--1 /� M 4� � � � ��• �� 1 j ,I �� \•, f`' ' ��� � �,�'s� I � "s � � � � ; l 1� � � ��\ -. � ► � \ �'�;�:� ,s + ' �, J � , , � , �. � � ` ,. � � .g�. ! , , Il � lil Illlf m � . . � � �(;i \ a o � � .� _� � 7 � ) � �n�v�� , \� `� ` `�-----�� � 1 I L� �I �] � � iY i v v •. � , -�� � � m i ��i� � � nii'irt»�\ni+�ini� i.}'� -� � �" � i g; � �� � ��,y �:� m c \ / --� Y-x`I �_�-� � �i rtt � i ���.a v T�•i�c-�-r-r�"_��.�S? � F� � � L�. ��,�g n�'"t"' 7 ` � c�C � ! ���C_�r r � 0 � � �� � ¢ �� � � i � ' � �� � . - ..�-� :�� a � � � a \��-r— � ` ` ��i�- � ` , — �.� .� � l�' � ,, � � 3's�#����� ���� � ' � � � � ; • / 4L'80S .00�91o00N ', ^��-� � � ����W,� g �y �W � � f � � e � � <<.���113�� � ��. � � S � � r.+ � ,� 8 \ 8, _ �� _ r , it � i�" ��� � � meae�A�e+{ w� eo d a� � d - �A�� ' �w • . " • .. �y ,��� � � � J O �� � � i . -• ri'GL I i r � p;.. �y �,-'' �_. ^ � g � f i ` �C a j -' �� t „� .t07� '�'� •� < _ C �g�..� �� � y��'�r ��� / .af �,,w/��~ �' 1 _~ `� � T,�,pi, � � na` a ; x�ng �R � '1 a �-7 �,� �:'�/ �r �'J�LF- Z L �� 6�P i3 i � �I`�I a - 0 �� \��. 1 o S �'��R;k ��/j �.�^ ,.�°a°�r'�.' � _-- � ��� � ., � � b' ��3 � �� ' zS ; j d � �' za ��, , `,� � o i+g z E � / :� �' .-�- �J � - � ��W� is3 � Q�� `�' � i _.��'. o r / , � - s .; . _>�,� ic , ,� � �°° 3�� ¢ '� �i , � � � � � _ s �, � o �/ !/ ��`_ - --- tl /� � � -,�z �`. \` , ��„ ti � �������„� � b ��x�� � 8 -` ���.� ,g.• / 1..-_-� ' c` �-�' .s - � � $1 � .� -_ � l a� ,� s _ �� � ��` .� ��� � � navs�po.0 t�30op. �+9 � C "��� ■ � � � ,� � \ � ` . _ _-_.. � � �� ,� �_ .. � __�� rJ /rf / /' /� 'a ( \ �`�. ._ �� � _ � � O C � �, ;r ; s , ;` � ,� . �. ( �_�_�_�} ����. � ,;�� � � ; � ' ' ' �'" ".ti 4 �' . � � �'� F /j�� � . , / /� s�..T '� g � ;� . � \Y / r� I � �� � �� �� � J ; ..� ♦ �� ��. � � +`+nu.� �� � ,�/ / 4 � �•� � �/��'a` ,. ' �� ,�I'' ��'1., y'y-i '-�� � __ si� � c��� .�- \�`� �� �� ` � ,,,, � � �� � ��. '' i�••-.� �� l_1 ��_. � � �� � = i' ' -�� �!� I Z � .i� �-� \ / �` �� �. . f �, �._ � ��� � �g � � _ �t r/I �,///I 7 1j / �,G I I ._�70F_.,�� „ _- s` �p�y� .`,` 6� p I Y y�� NI� I � � 1 \ � � � i V� �1� ,'�`�a��C,s� i � i� � ' ' ` i' ~\, �� ' � 1 �� :an o / /�� � � � '� �� • y � � � _ � �_ 1 7 � � � j o � i � �� � � �� °� ,c( � G��� "'� _ ` = , �''�u-- , ' �\ � '� I �� � 3 `�=-k I t,� `1" �_ ° --f��i':•�„�`�.�.� � � ._ �L ,...^ �` , � f $ \ �r� } __ f.� � y � ,! - � � :i�-�- '� .., � � �- 1�l � v � :����'��%-r t "' �" �� .�` � , ` � - ___.-'°�o-�'4; � }��, I "^� R I % m 4 ��.��r ��_�2�f.���� �� . � � — � "� �l � -�.�-- z � w � � r�� '�� - . � ~f �• �- � ��� l. - -a --c.<�o� � s+u� �;. � `�/,, 'i-� . _-ace.-. , i..�j � �� ' �' i �y�� r� ,� +'x'' �/. � � � , !�,\ t''� ~ � --— `� � '��-�0�6- � ' �I � ^ � �� � g ��>� '� �% " ( ¢ —�� w �'3' '�i - --' � t �'� \ � � .E�� � � ��� (� g � � — '-=� ���..o�-- � ,– � �, r..-� 1 � '�� � � �. � �'y� � a 8� � s �� � � / /// � �' ' . � � I ���� � • � � �y � � .� ,� � �8� '`�g Y°t�' /,��'r�1 � ` �� i: j , '�'''y�/ ��� � �� A F � �+ t cf{ � � � b nr� " ► �� l � ^y1 ' r � �°t � ` �. � � a��� 7 � .v�'�� Q 3 a" ,.-4t�""'- �� N ��;` �� �� ?' ���i r, �� �� �� � � � � � �'�s� � � � � ���� +yf s,� I '� � � �� � � \ � M) I Y_ � 1 �__ � � � C� � � �� � � } � � �� � � � �M'� '� ���' �i �) 1 �,�1. _('- � 8 � 4 / u � #n � ` '��� �� `} � I� 1\� y.� ;.� ��10°„�. y� ��� ��F- ` � � � � ���� � � � j ��s,� �� � �� M���' ` � �,� `� � . \ � ' —' �� � �' `.� � �� �ag� � �� ����� a� � ��_i� p \,� � o \ � \ � ; �. 1�` W I _ y � � ,� � 4��� � z � � � C +� y. � a � g �� a$ � ' ?1 �\ � /�°° `�.,. `'�.�-.,` \ � ...r-,--1»:��, ;� \� � � � # � � � � ! � � �' � T� �' �� � / ',' �� ' 'xa ,;� � I '� $ � y � ���� � � $ � s ���� �� � \ `� � 1 � � ,'. � �.. ,` � � �1,� ' r �i ! ., [{ � � g " � �� � � � �, '� �\y �/ \ 1 � � �\ ' � �e �` � � �a�,. ;��b i (i} 9 i � � ��E� ~ � � � � �aa� ;-;- 1 � y � � . . � \ � , ��� ,-� � g � � x� � � ,.ri � ti s � ;� a ��� � : � �' �{ � ti ��'' � � � �i;� ^} � I C>� �a g � ��� � � �$ ; :�� � ��� � �� J 1 � \�� ' � '� \ \� I �zti�'�� C�r �I � �' � � � � �R`� � - �' � �� � -� '��'� ^ ~. 1� \� i'�/ �� `�� �� ` �� �� �4 �� � �� m �y ��� � m � ��� � � / ( � � - �� �� `�� �_ *47i� I i? . � a� �� ����� ,� � � � ��� � � i-- � ,�,�� , � ,- ' �� --� ��__i �� � � �� �$ � s � �� � g� � €��� �$ �.. �� � � � ! :'g�� r'"'°°`� �-' /�' +�z�^- -.,``�� _Y —� % i. I + \ 8� a ��� ��i �� n 9 �� �R ��� � � ` ► �� ��'� ,- �L ~ _�__=.�.��' �, �� � a ��.� �. .� �� �� � ��.� � � — � � Ys� � /� '��r~ 1�' �, � �I ,� �! �� �.. s .a ��@• � �� I� g .° �i�• � � ,y,�� - _ v� / '� � �� ~---._�-,arrbb� � I � � i � � � 1 Y�' .jP'°` � �i��' / � ' ' � ~~~��_--.'°°°_=�'''jl• � it�'��( � . rt��� � ��'� � i��� � ��' �� r . .� � �� �� �-�_-- - - � -R�BA �� ; ;. `� � �a � � r a =� �� �� � ' ,.� � , _ '�� l J � 9 A e � �. � � A � � � �. � �� , - _,"�'� � //' ���/ >-�� �� �� _����, ~x, �� � � � �� ���� �� � � � ��" a��� � � � ' �+� ,� �� ,. � --� •�� �v°6 ... ��1 � �� � �'� � ���� ��#� -18l5 (� /� �l5 .�-`�~'rv ` � � �b�\ � i n � �~ 3 ^. b� �s �F 3 ^. a� : � . �1 1 .g � '� � _�� �ar/ �// ��� � �� -- Y'��� \\� \`� �`c-�-� •� \ ` // F� _ �� � J f^ >� __ _' - g z` �J /i bl � 1� ,ro � � ` N �`� �.t_ � � � �� / !aae'' ,� ��Y i � �a.� } 1 \ � '.+ / 2 I' �/(�_ yy� � �� J a/ / f �.I� 1 0��J l 1 \ ¢�• L^�\`�`�/^� � � �/ // ��,�v�' � �/ �� ' 1 { �� l \1 ,. `� �� `�\ k •� � � � � � � � � �` �\ --�� C> �� � �'_ � �� � �� .,�-'""�� � � ;�--� ��f� `R 1�e1 ` �� 11 �� � ��` ; � ���� .� �a � ID �� -` ' �/ s a� � � ` � �� � ,a � 1 �� ! � ,•'i � � x �� � ��� � � "� .� ''�r� � f � ' � ` \ �t� P � � `-- } 1 a � � � 6 . ,, �� ���� (� i� �`� G y� ��� ` ti 1 � � � � � �� � �} " -_� ". !: 'y . V, � � ��. / � � ��� � ��� . ���� ��� � x,� � �,,—� A' � � � � ',� + n�� ;,� � � �� � �� � � ��� � a� � .^. /� _ ( � � � � � � � . � ,. �— ,.g � o ..�: . :�� �� � \ � , ,� - � � �� o �� � � � ��$� -� � i �S,c o ��- � �� ,, - � � � � � . . � � 7 � � - � �. g�. , , , � ���, `-_"� �- =+9e-' i ���: �i: �'' -� ?�3� ! ' � 1 � � 44 C � 1 �.� 1 �I�� ¢�' � � � ��� ° �������� ��__ 'os ;�,,,�.�Y..��.�- �;�� b� � a � I '� � � � � 1 ''� � '`� �3 a 11 � �� � ,�~ o -- ' a � � 1 !R � � � _ �.�B� �._y� � � ;��' .■ � '� �� � ► �'„�%��. � �` �� � �� � �^ y • - -- � u - �F� � �-,�_ � e�_ ! � I ;�ro � � J!v � � ��ag'� �3��c� ��8 v � � � �•. �-�. ° � a � -- ���� � �-�c� 'LO£ ,£S�I£ N~ 7� � � �'S n ii � � � � �..'-•'.—� +` ! ♦f�-1\ I� "l�1_J I I � , �' � '{ � � � � .e � '�� �i� �j� N�g H ���a xZ � '2�_ �^ � , 1 �.i .�-��..,� :'r_� �c�..�v ���.i�,j � / I � . 1 ! rl� � ' � �� ���°� i' � � �t�� � � f y� C�_ ! r � crox eu s/.Ms su j�n�M4-- ``�� � � #� � �� .] a B �^ �� � � � l rT � � � �� . I � _ __- �' � �� �� � � `� '-`� � � ���� � �• � zz � � a ��� �\ �,` � % ! /� /�i ` �. ' � , ,�-/. � �s ��s F �� 8e�� ���� �� ; .�� � � � -- '�_� � �� `� i ( r � � �' ' i i �'�~ � � � ��� ��� �� �'8 � '�� ���„ e ��� t .E � 1 � I } I i J J I I � � �� ��, � � � , , � � �� � ���� � E � � � �� / f1 � � /� / � � / /: �� � i �.. � L� �� a"'a2d �� $� � � � � \ / / / � ^ J / / �' �°� «� � $$ ��� �a � [�B y ��� � � 1� �/ ��/���/� ��/� �:/ � � ��a ��� � �� ��n u �^ �� � � � �n `, , � i ';;;�j ; __��;- - -�.: � � N ��° �� � �� � �� .. �a�� �i � ���� �'� a � ` i � �� , � �� _, � � � � �� �z� �� �� �� � ��� - � � , � �� ��-- � � �: � .E � �� s � - � r ) (���1 ! /��' `� l� �� 1 �� �� � � � � �� ��� � 3 ; �� � � l� � � � / � / � � �e �j`�tl ��� ��! � y • �� � 1J ' I ' � I � ; '/ /� � �"'� �6: � '°�M yG �� ! $�y � I II� , � � N !A ���'�i� i �a � ���14 �� � � � (r � 1��\ } ��' � gp�y� gp�� ^ � � � � � � � a � I I I+I 1 ,.` \1 � � L l� 6� n M r I�i C'o Y � , .���� ��F! SATHRE-BERGQUfST�INC. Prelimina P�at o f C stal B a E state s � , E �Y �`Y Y ��"• •``� K aaiea ar nE�/s�,;-��Q �.�t�.v►�.. 3o a 3o eo �o ; a�C R T�JQ�E.�3 � � 3� . 1�l'll CO{NTY CLIL I �� ; � "' ' ' rr.'�' ��C.A�7'R K MLY1 a SCAL$M FfiEf' ' ' ' � � � ���s�°ni�� �e�or aarrr sN`wi nr��r�hc 6e�ly�qrem�c ue.wr nm � I I' . /�I A I �)r- � 1"�r1!�-F/1 i�'I «. a srW-�`\ �, '� t �� � I,� TarMip I1&�wa�e�� .�aea ee� i v.L J"'�I �\� I""�V 1J I I I'iJ I `{ ar�nr�a�aczi so.r es a�.:��s9.e�ooa.� �.' : , ie�e�l'aa�A'��A'�+ ,4•, �� _-� l--�ue a ni x�i � 1 ' _ �-w urE aF i�a c i�s�asa a ns K�s�aEs av nrt�/a a nc an�a ar aiss '�. �anw uR av�-wV+or a�as�.a�oe�-� � r.� I. a�e,u tr.�e, ns�WwGs.wd V�n.mr�xrs wxa sHowr+n�us: • � � ' - - N89'13'!I" 1322.52 � ,. , , ', i{ „le°I ' � . � I ' �� '=,� �:���- - - -- - i `,- - ,- �+�--�o s`ss.es ` -.;-`- - �� - --- -- ��`-�.�. --c,� �-� - -�`su.e� ` _ - " °° � +11 ``' � I�i .' . - - �\ . , .I - . ��.''•�'� � ,�- ���- .,'' � I �J � . . `���" - ' ` --• c�.: ,��t�o6.�) � � . .__ ! _ - '7. ,z � �-J I � G � -�4: � �,.\\ . � � - '" I I ' ��M�r�i• . I k.'' . -r� ..� ' ry .. M- � I � . 1 ` r � .L�J ".I 1 +Y .. , � \ .. J � y� - uyM. H�air�m�r� ?.:,�. _ - - . - y. • � �r�� �. L�J � ��►adi�i.cRYY� - �\ 1 ��a � ' .. _ I � . .�- ��: �, - I':�� �'. \/ / \` o I I o ' . =a� . � _1 � �_ __ � �i . I �tl 87�P.0�W � . . n . . .� ��� _ �• n ��-�' � ,4 � '_, ,-. � , . . .. $ � I I �. 2 � - ' I 1 i� � ' `�' I �/�^• �c�l �V �� ,. �„�Sh�IT , .� \ � � IN- '� %ri llE�TE IEI/�ff 7ME 9�1/I OF� .0� � . . � . ��iYi . .� �I. � /�' �� ' Beby S Poq i w�idllv�e � 1an.uie�aWewiee � . -... . ..-._ ,. , Iol' � � '�, � ' .-�:• ...-.� �� . �. ' . ` _ ^ - .. . - � - ' . . .' - ' 10 ke�wdih r�d ' " K llen _ � _ _ _ � - .�� � �' � " c� _ _ ,-�- � �- .� �� �� c� �..� .�� .� �J . ��� , � . ` +-.�=�: .�i�� �Li . :�� � � � _ . . . I , � 1�. l.� '-._. . _ ad iac bl lioea�e1et Mhew's i�di�,a imrn a�me pYt. C �,� � �' �.s`;,P,r ..,_ ` ,' '� ��� �_��-%w.uE av nE�r/a a nE wiVa as se.�' -{1- _ - •-- - � ' .-; , . _ t � '_•.; �.oT1 _.v. , a-' < "`� �'lL���& .�+.r '�1 ti g (3�os:l��3'bClx.00+e1 x 1 I � _ I � � O�s:Qi�ar�2Dt� � oi[ _�� � � - �io ' . .- -� ` s ' vonarvi..-� << ,. - : , -►ana�. r r.. • _ l �`r � � .�/� ���, rvir■dkr o�. I I _ . �: � wdLd�.or I � ^�_ -7 ; � l�l .. - - ' �\� �. ,. �.Vy� . ��l�. �'b�7s . .a'f'�.�eiY�erp.aoaa! � I I . . � �I�O�9S��4�DS'~_ ,.OYIY��A�7M{9d7�A' .�1 b.aa♦�t1 � l� - -- C \ ��.lA ',SYT ::�M + � � � / ,/� � . . �. : . 'y r_r �� �T-^'s A7�� w� .• .�-Y' � � � K l 1 �� . �� 1 ,/�� `t .�x�.'� .,,:� r;.���_ _�� � r..a7� �!y" �f� f � � ����y � r�;� _ ..� A, wh-� /� �� 1r.�.,+r' i � �1_ _ /--' _..r. • t� . �,^�_ brt76• �fj� ,t�l�� 'y'��'r �{�- � o.. , '1,`-,,�.1� 11 �_���, I� $G7 L O s:' � '*�r T �-•]� • � � �1 308.3Q t �'�j� !JE' A f��°�.� .�+N�..._� "�/�. IO�ry30' ! � m � r �"i a 'x�c: ''�' r . . \ / 4 ��'kvsH �6[C��.7'YnY06•_�^� .X-.t';�'r"nfSe� � �`�j"�, •r �� , ~ �ti�Y�7�� - _ . ►'�M "_ - - f !� `�. .x�a 4- M � � � -.,- --.�.� �. � <C � •��:' �s- - �, �- , r,r �� z.�ar� pt , , - � g� .�.- -i . -+�W��- - •:fl',��w��'r R"°°�°° �- � �1'��_1y0�� F�-4tlK .r ;�+Pifi[�+� _ �_� � 2 .�. � � y .�, ti)i L � �_ r ... , �:a: i Z -7 w t � , � � 11r . �- �3�+L � . ,+�/g� �,��` �x•,�, �'a+'--- ,* . ..yy3�/� '�r . 6+2Q�'� � ���'t-"� � � ��� -'�? � G_ c � �+" `�� Yj �� -�xr �e�. _ -= e 1 �,lQ_. � ��! �� � � " ' �. - �- . - ` _ : �_ :�� c�°n`�'„a.�°".w�'°� �� °r!���4�" c"�1 aa'�ros . , ' � . . � _ . - _�� , _ _�'�'.� ' �� PREPARED 8Y PRERARED FOR � ;� .w..�eti.. e,ss,�r _ _ ' � _ : _ - - . . . .- �n .. 5 �.M.,;,�.,,.�a / , d _ . . . �-- . � = �y l� i� �� � ` .a f�rt , , �� � � : �./ ' ti � �� � ..._._:..' � r¢. F L�J •1.. . \J • yY,M�9%���' � �8� ���- (A'vi:118.8{9/�275iC) . '�1 ffi h�� - � � wA'/uLIMl�OI1�'JmYf M�iMr.� � _ '�.... r � �� � '��° 3 �' �� arM"�.�-+�a:i+anw � �� ��J ��� ���. `�r rn �.Ms y A � ' r�x:iuw.nma w�:t�»�m - � iu y7 I I i_ WMfIWT'IY��QKe�aPF. _ . � ' '� _ �t.lw•'t�M l '� NEjRS� BMt��7lfEx1M -l_'� � - - j- - - -.� _. �.� - ��. � �{ - p7�p� �� . � _ _ _ __ __ _ _ _ C --..1821� _ _ -p^� _-��^'_ x-4. _�..•�� Ma-sv._ � � �t_'T��'T_'^'•�i-F� � . . • ,. . �� \ . ._ .S88'1 23"E 24.86 , . --- � . � � t.._� . . _.. -S lMC W M NI/4�LIE gl/4 OF 11E 9l1�4 Q!CA , . . : � .• . . . . �y I r_ �_ ` --_ . - -- ,,, � 3r1.1 i . l{� I/� { ` AAr- A f1n1A!^ Tf It�)r1 } '�. . A nT1lT'I/"�I�'I ` � � � �\Vl_,L.IIV\7 l . �-;�l IVIL_nLVYY � � f� ll \V „';'" /"��.liJl I� l�J1�V �'O�°'��,`�,"��,"' � �J � `1 �w...��� ` sw�"1 . , ' 1�'11 OCIMIY f111 ` �f� � I, . � i � �d tlw baudty Yw Mr I . � .� . . ' � �I����0a1181�TE�/4 ■�J heMskb�don. _I ue8cntri�on oi±txoreatv sutvs�- ` . \ - ' � � daM uc aF nc ays ff���nrr.at�i►- r . � . , ��u nr.w��LS r.� � (PerSAeduleAd�6Che�n 1"ab(:�nsm) SURVtYRETORT-PARL411 � � 1BIBMOWrtrCl� �-4Y 1'reN 1(F'e Schadulad A of'I9tk Oo�No.1�-29W I} 7Yk mq�d iepat w�n pqrod wNh tYe baidil of�Cm�uosi 16r Title lo�e ixred h�Coeom Horoe&:1{d�s YIHR LI.0�c i�+q ymt fbr 7Ye 9oM6 S 1/J wcs uClb Sarb 16�af�s Nathert 1M ofde 5uetLwaR IM of Sa�Um 33.Taw�p I 16 NaIY,Aan�e 73,W'n of i6e 91� q�M�pp�y Co�apap.Fik Na HB-2V6NL Arod Apnl9.]DIS. Pdslpl MaidYn.aa�adoi b ihe U.S.Ga�7mst S*yey Iha�eof,locued 101{mrplo Counry.MtmnA�. BLOCK 1 G��B AREA WBTLAIVD ARBA NE7'AREA r�.od t(rt sae�auea�orr�r�[ro.Ha-�61u} �l we�me+wi�Nar�ra�ro sd�r e or��e�a rm�c�.w� [.a I 87A97 �.L 201 rxea 0 s.E 87,497 s.E 2.01 � TI�Nane oee�Fonm(xlal orme so�rrae Qrr+csEl v�ot,he saal�.sx vanrr(s�vwl ors.�tian 7Li�me m�7'owrhi�f f)ne 1�m�ad a) 6en on.y�a..na�t.re na a.vr�y� �us p f sa�'�.on+��i'3��o ca.�a*�.. e� u�oo.9-s,�qea n ae c.y.w ay ao.e[�ow n�,�a ow�a«dm eKr se e,ue�y�s rm�.o�e or w�s�...r.,e.. l�7 89359 9.f. 2.03 sera 0 s.f. 89959 a.t 205 uxea e) hrm m�o-A parum of de yropciy oomlu wetlui.tit!m�y ee nbjsc n teear.rste.er leal«piued ne,r7�ne ro.e or Lat 3 87.337 j.f. ZOD �e�o 0 sf. 67337 s.f. 200 aua ��„��,�,���yn.b, Irt 4 95�362 �.f. 2.19 actss 7Z'11 �,{ 8a,09t sf. 2@ uces �� !Ir AY�nrk rrnd�:m oa C.�I�Ro�d\,o�aw.Mx ssls6 2) obra�.dm�cov�eoa mad Yerem pQ Wd�r•ch s(bn.0 imi�ed�ofi�ama ac�tioa a�a memn aed�a wvia�det [.d 5 122A�7 s.£ 280 ac�e� s,�32 y.f. I 16.21 S s.f. 26/ acra htcd X I BS OW Cry�Y1 Bsy Ro�d N.,O�mo�Nl�55376 .� N'e haw�hwn Ib ri�aof�vq of Old C�1 B�y Rud V.�at�e at�alY V�o!ihe aiu.Ns htre erwyad k a�ri�lwafsrq�N� ������������y�����������ry��� t.ot6 119 i.t 2.75 acres It66 xt II 783 af. 273 .ciec z) PM.r z..e hwe�n..:Tka.pap.tim.ppsr ro lie in Taue x c�omide�h.,�paoeY.nw.l cmx Moapld...roa or tx..mud �a„�p h,w�v���w��+n ore!a�r's ris44of+.y mJd 6e odwm.a a ne nae or kv,rian�buea Todl 661550 Lf. t3.8} acve� ;4:269 s.f. 387,261 s.f. 13.48.eree amee,hea aow nooa�g wAae wa�pe aep�..R Is.,e.a�4w..naR or�x.mr�s mwn 800diae.ame tie oonuilwafo�anioe�e ,4m.aeamlriwc w.br.n h mYg be�s Wima ror hi�Lv+y wmo��'�6 b+��w�r� rs�a�laa qun�sp�e miM.ar mu pio�ened fiom t6e t7:ro�W rbrce ilood M la�aes No Bae Flood F]evWon or dep�c ve dawn r9ihM w moe.�y puawe Y ra ny�hee r use:ooec/aer Flood�•,•••••••w�e�ap,cn�;p•e.�el Mo.77osxro3o�E atPoaiYe are er R/w GRO38 AR6A WIs71.AND AR6�i fYE'[AREA S�pla�bw7,70M. SIJg�Y RFJ'OA7-PARCF.L: 69,694 e.f. 1.60 �cres 0 s.t 69.644 S•f. �.6D acre: 3) !w1 A►n WherWor, To m�wd nport�u prapnad r�6�6eaeEt of■Cc��for TMk 1m��ro iwed 6rCaRro Home Bwidm 77tlq LLC r��tar Pred 1: Nx ?14122�q.R-3_'MO c�a Pred 2: Na: 4I3.3M17�q.M1- 9A90 aam 9revut Tftle O.tiwy Cm�pny.FYe Na HB-]9641.d�Red M�7 9.m�s. 'I'OTAL GROSS ARBA R�T�.I�ND ARF.A NET AREA wa: o p.n.-u.aoo,un. w�r u,63s y.n.- o.�s r.�a 67 t244 xP. 15.41 acm I4�69 �.f. 65b97s af. I s-�B acres A/W: 5.795�a Il�0.133 KTes R/W: 10.92610.0.- 0.251�eces I l We rot tlw followinj w�i6�rda b ScLedule B of Po�Yaem atme�ad lltle Cammiue�t Oroa:233,917 q.lL-S.I73 aans C�os:138,9±7 q.R-10.716 aao .� i.n,�o.�.i.e...a i�.R m�.�y�.ee LEGEPlD 4) BIM F7e.atlw:Ek+st��e b�rocl w MFN70T Omd�aic Smia�TMm:2T ll AF sfiieh Yo�e daruiao a1:10)9.�"B Pod(W�vDBR)Cwwm b) la.m au.9-SuDjx1 ro 03d aynd Bq Potl NaN u 4id o.t d v�vdel a�ar ie medy 731ks wae a I�a�wn�� wt pam�oed Lm�a�d.t.obWsdlkw Miroewu DNR o�Oaob�25.2033 aod tfdd hY. ay Ibn m 10-A portian of Oe p+apae(y eow's waflr�k aiie6 mry be wdyen w Gedn�l.W�+.a bal rap�ia�. 'ILe�iEM b me a � GQr POM rOM�ENT �WMLA7E WA �6c r7WM0Yt � wn r.ve.ot n�avea,he an�moiy elmtnanae.na brYdin�g.m6.ct nyi�emeou fio.+he in:m. ���•'�a`Tpoa�ada 2� ab.s�+�.r.o��me.naea�,mn pe+�rme�vv�y..a�c(e.e m uefw ai���4wmeM.,ndnr�w�a� o w�ver rar�rr xr ---•r�cwraut oesiwa �_. Pewro�n R�urMow al Wc Arve dar�n�he ti`Mof-way of Old C)yml Bry Rad N.avo�is�b Pv+of�Ae du.We bnro��„qeE B u a ryM-ofwray�hat O mwr[��oo�x�d��ET!ML -a-�-1B�CE 0�auvR 6) tMlrtla:We h�Mc�horvn 11e lontim Matlitiu oa 4s W+veyod P�W�Y bY��'���Y.T��Y��R�� maen�]3�et 6am the cmfelfse at the rw�ded�o.d T1k h pa ie hi�k Pcstioe d peovfling 6(&et of d4Mo-of�w'+f m 4 eod� uwv[Y aa11n1aL MMT -w�"--oYeYFi1D U1L1iY C--_�Fx veArEL �+�+se+��a�r�r�•�•�••�ad r�aae,n��r.�na�a.c.o�r suk o.e�n�w„�y.�m.r o.�y �e�Nov�+a�+p«�.�w��r e.�r�w�►�s��••y�m�.mN.�ea m�moe or br.ied�e..�e �� sm+r eEaEx �"]wnu�e rol be urdegatid utllBlm ie Ae e�pKd ue�.Yidpfore exutms aution maN be�arift bdae my unv�tim Ivew pYce m a mv Ibix�e. Beto�e di�,yo�rr nquu�d by fnv to oairy Gq+her 9We 0.e Gu t Imit aR har�In adYrioe�t 4S�Rs�-0oRi �a dam�¢�i�stim daAmt ae�i�Kwly beee�7iad�r►4ewq vav���e b+�ee�P��b�� swRwrc aFN101rt ���� 0 rcR�uro Nf�EA R/dl�dD Q'CIIOI 011E111i0��BWC � WMMM 1f�Rw��:71e wql�d dd'natim wae yrdormed by S�roboda EooW�xd Ae�oWem 616e hll of Ll11.Sdhm�BapWt fooYed�Ye S7'�Our ORWu �U[ �� �. -1 MIL71U1T101 9ti91 wal�d hp oa A4y 0.I013, s1Olr rW�01t iGL�Cl�i � , __ , �_—,. , - , r -•�� , ' � , �, . � , . � ` . �•� � � t . I • � 1 1 �u�T� ` �1 A . . _..»�. � O _ ' s� ' :,� _ � -. � , .,0�'9�" `� � , r � � ,. i _J__i_1__ ! __L `• , �� .. ; .� ���\ - p'�- � � � . -� � ' � - �.r:�, . ,. _ , ` �M� , � , ,.,, = --�--� � . �.�.�.�,�,P'_' � 4' ,,__ �vn� � . , � � � . / • _ i � ti __ s-t s , � oma�eu�.�sv.�t7.x r,� -, aa \. aa4ro�=OY ; � � '� ; � � � � � � � � � � _ ---- ��, - SYMBOL LEGEND �n � � . ��' ��� \ `�' �� \:- . 4, .. '*� _✓�'� � 1, _ - - mca�wo.d..or. . 5��� `� .-. �� �.\ � G�� � � �` �' ' c��•..�.ar�Kvrrn��i , � .. _ _ •�; ;.�, IaosKoa.ara.ra.��.� �� �` �-� . ` '�. " " �ti � .b=" � . ' � � .. - ' ' . . ` � PanOArM�Od � '- � � ��, , \ t �` � .i� .. �'� �. , �\ � , " � �+�WM'aMA/a�=7��1 . 1 _ �. ` _ 'i _ . _ r� .�.�7 . �. . ._ i LO'Tli! C�'AM���.1 W�f{2.Q2�C) � /�� � •. , Y•' ' • . �IIIOMY�E7lhOI�OUIONIY { �. 'Yi � Ll7 Q �.rfi . •� . � PAIKalOUIaRY , . lli U� ti . . -,�`y ��"i�r �` hr ���_a �k��.r ��woFiuounnrw�rw . .. •' _ , - � - . �. � .� _�� __ �._ � �9� �i. . - �`��- _S�T, a , ' � I _. y} wa�tr.anawr •u;�c:,a;d ` �/ 6 � t j� \ . ` . .- I nt a � r �� I .. _ .. - ^� - / � ,,'n -V5r 4 � Q «� " J- . . W� r: � � � �'1 �'A. , RMI[Deo�lof1M1lMp -<j' , I � _ } �-,int � �� -. —-. _ -� � � _ w .,; . � .�r__; : � 1�Y— 'r, ,h amr�ncn�ausd � � .� � . - , �L ,i, . � .�"` .]� -- � �a�. �•. �,�� _ra .: ...`'� . . h � _ � � i r I f �p, � � .� . 1 -��. �oT� '�, --.__.-. . �t . t. ._ '�' �: � w�eaw�o�aowwMua ' ���`��d� ' .'S7�'A'• :\` ` r ,- n,y�D �� �' `� ^�� �,�3�,.s. nr�.[�'r 7Ciao1 lfrt, � . . �`. _. . Y' �' � y�` t y / � _ `y�, � � =rna 4•e�>u♦ � G�+',sa!7,�m,7�:J•c�. '- - .�f,. a.� .� .�� n�or�� � �t`\�{, \`� � � �� YJn�.V a-6 t' �'a�n A.d1*0 s� I aalf.ea0o 1Dd1TION 0 :. '�n .°. 'N��.� � `�'''`t. � o � -.:.� � !sYMe�:+}7�[�fl7owcl 1'� ' wsaa•a4n.-kd � NllawwciFa/NDM �7 diMOYNSIM w ' �A,` '/, ' /`. i OiYRrw•/f�Bli�2C1�e:� W[TINo6irl�t�plR�Bff • _. �r s- � .�.. .. MANKaE p#1 . ���� ��. $� a. . . +Mi�� .. _..� I rnE c�sr�w,nM u7� .. , ; f ti'��t t :� ' � . �� _..r ,�:t �°ry - 'i:� . — —— � � - -. � , _. �' _ . . _ ..�' — �diCOrtrneminiLlTrBICE — � � - -�. `. , A1 f 1� . — -�-- i ., �. � �. � - . ( . . " -- • � ` ' �� '- 1�.-Lx--�� �^\ " � , � _ i, -� .. _. _ - � � � . � tPI1CP1107iCf10MPlIIL1G : . ' ,- .:� ..�.. . . \ _. � _� • ,� � NH7• � . � . . - �l . . _.- laf� -_ . . . � .!\ . . .�� � ,. �- � : . -- ' - .. _ . - . _. � _ . � / 'Y l" 1' ��: . `� . .��,. ��''��� -7y s� .\ .<r � : �e�;� � -'{_ � - - .._. _.� � ��y _ � � .. .��,��- � '� � :t- �_¢� N; '..�# _ I w°°°��� �.. ,� .� y`�C S _ -�.�:4 _ � � , - �1/1.l!�►�-- - :�. '( Y - , �- - _ -- � ^]., � � . _ '� � �� _ �.:�� / �' _. �.. y ��\�. .� � ..ti�--`�`.m�r► ', ; � � � g � _ ( c � `�ari -C_ -- �° . � - -�-', �a� F i ' -.-.._._ �.�' � � , V .`" ;� -_ - . _ - �� _ � ` w --�. - � � � . �� -- /�b:, _ _,_ -. _ . - � _ . - _�_ ,..,. � _ �' m�� -. � _� '� � '� � - ` ,. , - � f _ �- .- - � � \ "afi - ''- -:-`... . � . ._$�_.� - _ .. - . _ . . . - _ . .: �� � , . \ , ' � . . . - -' - . . �.'�'. . _ - ' � � ' -� ---- .. �� . . , . � �, �.-.�. ' � � - `� - _ ? � dos1�71Rm� �-------'� �. � _ ��t .. __ ... .. _ � �` � (rie, .�. .. _ -!� -T �^ -� ,'\ Pad AnR�M6 d r_--�i.�� - � � " . '� _ -. ' � `�l � (7� � . •� _ �� ' " a \ WWrWNM�4lSt� . ' 4� �� _ .. . . . , �,.� k�elr-�-F! - '� \OryAlM�118.E71/�� � ,�°,.�P t _ #�, . ��m, 't � ._ � - -�^ '- ` - . . ' � V \ „� I � -- i1 ` I � _.�- b �0� l - �$' �'�"o �� � _, _ ;. � . -�` -. ' . uc �+ _ \ �l' � 1 � �r��w N - _ , . .1�__�.. � ' p� . y s,b.�a��. , �< �-. __ � ' wie . ' , � 'hNt�` 1 � :�,: � _ �,�t ..:$ . �c' lG�oa..�!ow�s.�;7l��c; - . �. � `- � l . 6�'_ - - '- - ��_'. 3 1'_`__._�_._�_�__, „ l - .. � - ' . �\ _ __ ' ` _ . pun11 A 9 G s' ' I � I�� :I � '., 50 ]6 U 78 6D 100 _ _ . `T. --' . __ _;"`_-a . l I.. _ _���_ 1 . � r � .. - _ _ , hrwt:•�e.rn�a i:.r i � ' :, . �1 l 1 1 r ��4'G M..q.al W� wnpm ti•e�-,•en,� i', � I � _ /�r` , �_' ��- E-- � - VYE7LAND�2 . rr� 'r, . '„_ _ ; +w� eGLE 11!r�7 R+ ww�cf� � r$ � ' �� � �_,,� t�q'p��., � I� _ _ � , --.._,.,_.—,�. _. __ -�'�--�.�- --�-� - - 1 �`. -- �_..__,._>. .- �„�._ .,.,., -'�-. . ' ` - " ' . _ � ,-� i � f , ... .i —_ -g _ _._ � ! � , _. —_ �� _—.._ .— -- -l �, OEIiE1ViL NOTES: DE81Ii�1 DATA: .... •. n-_,�... +. merui s�T r��s a►aww a+rw+.�s r�px�n er nf crtr oF o�owo aa ar�cr�er nf ex�r�. �1.5'BITUMINOU3 YVEAR COUR9E-1�IWDOT SPWE62IOB(29Bo SPECIFICATION) i AT9RbRARYS�MENTBA&NWBTBEEXGVMEDAT7IEBEOMNNCiOFORADN60PHiA7101�18TOPROVDE srr�reEcnae �����m /`3"BI'TIJMIN0U8BA9ECOURSE-MNIDO'TSPNMV8230B(23603PECIF7GI�710N) ro�+ow,Rr s�ow�w��e oFre+na+ouRuci coHsrnucran. �s svw�xioe w�a ca�p�.,oar axq �. BEGN LiRAdMG.NSTALL PEf�ORA7�Ii6ER PPE IN SW ME#(T BASIN VYFBI POND ORIIDNO 6 CdYNElE fi SPNYYB2DOB d1lE COUR9E pM DOT Z1B�I ��6'CLASS 6 AGGREGATE BA.4E,MMID�T 3198' TEN�ORARY ORAwMC1E FPE BHALL BE USED FOR 11�I7ERYEOV�TE ORANYI(�DIRNCi TT1E CONSTRUC7Kl�1 P9ilODAB !'CL 6 M►GRE(L1TE bARE(YN DOT M]� y..� .. r�c�.ss�av,�w o�ern�� ����ereic @ ozlev,t+or�wovor)R�a+tll �j � (iEOFABRIC,NNIDOT TVPE V.IAIRAFI 90ZISY NON-WO'VEN I. NBPECT BH�EIVT[lA8�M.8iLT�AID ROCK�1TRAN['.E BH�1 AFT@t ALL RANFALL EVENTB AS�8V TFE �-'' ��� � r�o�e PEwwr. r a�a.�c���oor��s+ouor� 6. REMWE PEiiFORATED RIBER PPE NHRI�Fl7RATiDN BAEMI J1W SfORN BEINER H�8�k71 MBTALLED MD bTABII� APPROI/m SVB('aRA�E 8. 8ff 8��NOTES�OA�M1G NFLL7ian�o�s�i�cTl�77�0 M9 P�CTI�. C��TqN: �. TE OMDINO DpVTRACTOFt�REBP'OW66LE FOR ALL STOFW WATHi MlPEC►lONB AIX'AND�TO THE IP(',A S70�A1 �7i CROWN WA7HtPERMfT.THIBNClU0E8BOTHW�4YM16PECilONBA1�WBPECT10N8D01EAFfHiAOSRIUNfVHif.ACOPY NPAV9�MTWO7H 7YPlCALBTREETSECTION OF 1FE NSPECTION RWORT NUBi BE 91AILED TD TFE ENCR.iEBi MD DEVELOPEii ON A WEB�V 8118{B. 7 ACXiREd17E 9�OlADER !. THE CONTHIiC7'OR 8F{4LL PLACE AND LNNTAN AN EFFECTIVE BI.T COMTRO�DEVICE N.ET PROf�,'TION 8F1ALL� 4:1 OITCH SLOPE r�av�w�u f�sron��w,s em+Esr�mtfn. x Tra�cw.oircH o�n+ & ALL RETNNN6 WN18 MIILL RECU�€A SiiN1CTlNtAL b�ION,A BUlDNO Pf30ff i A FN�L WSPEGTION q�ORf. S TYPIGL OITCH YYD1H t 4:1 TD t 4:�TO 10. A 7',2'CRUBFI�ROCK OJIRAI�ICE BERM BFIALL BE PIACED AT TiE 8(TE @ITAANC4 TO R@UGE BlT PBJC�AFD MATCH �:1 4:1 — ^' .. --. _'-_ I:1 4:1 MATCFI MlIiQE E7tO810N ON TO 7FE 87FiEETB.7}E ROCK BERM6 6lNLL BE l}f MI�TH OF TYE EMRANCE AfD 2�T HIOH WSTALL CtLVERTB FOR EACF{ORNENYIY WITH fiOYE OOI�TRUCTION . .25. wrtH 4:1 BLOVEB. VARIES 8' �..�3'I 8' i I 12 12' I2'� 8' �3'I 8` VAFIIFB 11. 7FE IpHiRACCTOR BFMLL YMlTAN POBrtNE pRAlY�GE AWAY FllOY 7►f B7AffT AREAB THROUGF{OIJT Cd�TpUTTqN, .. , 12 T}E CONTRAC7GR NNLL ATTEYPT TO PREVENT 80LL IMTEFalILB F110Y LEAVNO 7}E BfIE BY PJiOlSldl MD'VB��F w�s rnr�dcNo.►+�srwl ee�sror�e�rort txyu�Nc oF srte�r.ea�vum iwn vrrmr F�cx�s nwT STORMWATER RA'FE GONTROL REQUIREMENTS �N^'"u"""°Rn'"°'E°s°'�µ"'E'au°"°TME"�cn°"°�s°Rw��- ALLOW AN AVERAt3E OF 9,404 SF OF IMPERVlOUS �� 1000 1000 t000 1ot0 loto �a oasn�ururrEs s�awH�aia�M rw�re w�r a�r.ne�on�u oeTawrf-r►F SURFACE PER LOT. Ew�cr�ra+oF urv u.v�u�nic trrurEs ee�ca�ewax�o woac.r��To ee Fuur r�or�Fott urv�wo uL awa�e u�wo arr oF�aa F�ur�To ex�cttr�oc���wo rn��wr ro�o TC�YY7A AIJ.OOBTriO IIRJTIEB. 6LD:6.0 oN-er�e�s 990 �� � 9Y0 990 �Cu � 990 100D �.�� 1000 �.Rr rr�-rtr wa wu ee unu�o�t�u nraws wre e�etar o��TtoN iun Paov�e��exr�. /� ilLOPE BTABQIU.710N-SLT FBJCE YVILL BE N6TALIED ALONG DOWN C�UDB�If(3RAADNO LMRB MD YYOOOfl6t BIAtAQ r 6 CY CL.7 0 LY CL3 YVI.I BE UTIJZEP ON ALL BI.OP£8 3:1 OII CC,�A7Hl TD ARWIDE AOGOUAtE BLGFE BTAB�IZ/�TION. L EIOROLLS•BIOROU9 YY0.1 BE INSTALLm ALONICi T?£STREET DfTCN TO PI�VENf�MENT FROM REAL1Ni0 7TE r----j _'�, INFdTRA710N fi48W AND ULTI►NTELY D04MNSTREMt WETLMOB. -- -,'.- .= 4.STR�T SYV�3-STFtffi BW�JO Wll BE DOwE A MIWIAIIM OF ONCE PER YYEHC OR MOfE Ff�QuHlTLY TO CONinC� � 980 _. -�-..-. IXIBTAI�D M�A�VB�CLETRAC7C�lG. 3eG'.•i'Nt:r � � � .._...`'�,..--"" B9O 6.PF10BPf10R0U8 FREE FERTLRER-PFiOBPFpROU6 FREE FHfTLQER YYLL AL90 861X��ON SRE '• �$.�7d�, R . �TAL 6AY ESTATE PROJ6CT NOT� �� � � � �a o s'091f' 1.TFE Fi0U8E TYPE$AI�Pl/1CSEM Alq P1l01'06m DRIVEWAYB ARE POR R1U87RATNE PIl1P06Eb plY.A DETALED � �. � 970 B7� _ � p�p ygp � CER'TFIGlE OF BURVEY VMILL HE P(i�1RED FOR EACF1 LOT.COUFOfGrNQ 70 TFE T}1E QiY SEi6qCK f�-0U�EAffS. �'�. y b " � 2 7REE CLEARINO YY�L 8E REAIJf�FOR 7HE ROAD AI�D STOFMNA7ER iW�MC��BlT WNSTIi(1C710N.74�tE ME 7REE5 .. BF101NN A[REo.TW1T LWSTRIITE TRffB TFi�T MAV BE REMOV�FOR T}£PROPOSC-0 HOISE M�ORNENMY 00�67RULTi� S.A MpA111E?IT IB PHOPO�O A!O A Yq11�ENT EA4EMEN7 WILL BE OHfA��ED. � �EO 970 ' 97'0 -MSO O.uo t� �3D MOo 1�00 -D«W 0+00 '�nn '..6D ORANAJ6 W1ME N0. 9Y DAIE �NSIONS U8E(��IAING COPYI�Q D187RBU71064 MH.YOR CONVEYAHCE OF I FER�Y CERfFY THAT TNIB PLAI.OR SP6pF�CATION WA8 CRY PfiQ1ECT NO. e+� ,'r°'�"nor�oF n�s va°°ucT s s�wc�`"�rt°"errE°""'"a'r "'�'vr�°ar`E°R`x�e""'°re�`r a�wa°""'a°TM"T' .�"` _ P RE L IM I NARY G RAD I NG AN D Fsieesoos �� v ������Y���� �� ����jY������� � SATHRE-BERGQUiST 1NC. EROSION CONTROL PLAN N�, - -- --- --- -------- - ��„����,.,�.�,��,�►a�,� � ,���� �,� - GP a�ac�er - -- - -,ws.aFv a�n�e�ca,isr.�rc.oF u��ro�nv. /� �+-; � - s�na��rmouiar.nac.�s��ecarr ro Ma.o�wr r�rx�� . iso eamH eiaw+oMar rwnwrn.�n�et w���ne000 OR�NO � _ -_ _ -------____ ��P,�,,,��Y�������,.� /�;c- '�'� _ ' � w � CRYSTAL BAY ESTATES --�-------------�-- �FROMLLEGYiMATEUBE. NATWWRFEft�W►iPE -. -- --- ---_--'-----_ � o �a� ��ys� '.,, 'Lr,�' MlNNESOTA HOMESTEAD PARTNERS LLC. (�p � � 8s Ca - >, __ . _.. . � � r { .. . ' .,_—._ � • o r �.. . _... �� j -��1 � o I � ___, . -- - " V R I �. � _ cro..:eu,s�.rao�.�� + PudMs�6d ��'.'�—�'- ' � ; ' ,'# ;;^ - wy�e�.an.ran+.� .�� � � ^ - — _ __ _ .�' IldT• � � �� '�- Cr�zl6.S77dR.1i� ' '�o f � PadA�a=Od , . i$ TF1094.3� � . i MW/vdAn��T?�� „ 100.V � 'L�� ti' i j r------+ � - � OryArr=E6,108t�� � �. "'� '� � I � 8F1� � .. I / . 100.Q �� � � ' � , � � 1 � ^� � �OT � �.+ g g I - ���:1 �p, e1 `�O�v $ \ ` �'4i 9�P^:u�� of,ano�i, i �+�o: � - ,, SYMBOLLEGEND , . i � t� �`�9 � / ' � a i.i� N _[,_iv nm t�O�iT . �_._. � * � \ V � rr-�s ,` b � ��j� -*�i�. ��. `ro. '� �6 ` _ k:,-,:;��g•,�.._,-,..-.1-� ,�, '� f � . . � G wwx�o�ie�rxeaianr � ".� ' `+°�� � �' "':'� �l awor:e�a R.00«f � � c�o.�:a;,�i��zw.q _ � w�rra.oua�m u� -- �% �.,._...t� • r. � � �. Pomlur.or 'f .'' . . vona�r..=oe I rnrrMo¢uoururre�rts --r+•��s ``•� � ,3 ." . �� � �y` ti MfeYd/wa=Dd i WdiidArr�Od � � . .. I �' '�' �siwa �sr r,410 ��� �oN �+7'Ara��l7,32EdR�+� i 1 ^ , D�VAroa=57��6/�({2m�o) � � nAlmobbeecror�nwv r �j, 'N�E fLA�iID*1 � ' ' —�' ; ��` � M1VM�6E J 1°'1 f ' �` ( ' q�l+ . , '.... - ' � � s�aw�nucnwe u� � � 1 -w ; I i w� � '._'�'� a � �a. � �,���...�^ I � - ' _r �..�..�.- -� '� � B�-�•-.._ i � I aa�.�a�enaraMwi � x ,a'� �� -, _ � I �-- �"'"-..... � fi �*�j „d+, �s �',,,�'— "."'�..,,� ___ _ . -- - -. _�,., �-�4 i1F.+ �,�,._-�-...,�...�.. .t�.�..r,,.,`'�-..... i. ! _i � .oa.o�r�a�ac�sww (� • � e , � _ l� ~� _�,,,,�`� �. ..�+,.. � _ tiil,11A _,,,,,,,,,.�... t I r�� v.y�.:. . -- � �-., f � �eiarw�u�a�o� • MlB�a�rt �` . -"'�,:tiL �� �r .�-��.... �.'4�'�.��"' I �, ��•�'y� , ��"� ..�g, �. ! M�l7IAlbt�rvaaort •.zyu..:. � �4...,ti � ` — . . � � r �... '�— � .:.•r""`,w�� ' - ", _ � ! � w�mwenu�aw rtt rr� ---— - ""ti� .i.._ :..,..-�...-_��_.« - . . '+� �'"�.`,� - r / � - _ �y � � rontowetMrcYawaaT�e� -�— ,. \ ��w� '� � � w�r� . _ % �_ '~ aerte r�vrecnwE rsu�w _._. � omr:taz,ottal2eo�1 - � � �y, � , � wooweeiw�aeT F'oatlAn��516M ;�. .. . 1 i �d� �/ YYri.,d N...s.s31�t 8t @ i'' „�nw � � i URmPOIE � atc�r dY�w.��s.QnrR-eew9 &�' TC� � _�/ � awMxa�'ws ---�---iur,,�'�_-"L,. - „ � mffsw� `---- o S �Q g $ p wM.°wae�.. : � � c�suo.4. '_ ! n��anu� - .. . i�-:�nc 'M.P o ~� Oi au.YMi� �s� 3�'�.'t �; G�o�:17Y.W9d(LTb�e) .. �'y . ��� � � � .__. —. — ' S� 's L i PortlAra�=DM ^ l 'i� i � � :na�: W�IYrtlAtM�1.1BDd i ^mn�� � �� WETLAPID#� � .v'-_2t_�� pry/ur-��e.�r�z.n.o� � � -_ . � .___�- _ MAIAGE J ' I � R - � � 6D 2S D 2b 60 700 �j j��Y'�'E S i A�� __ __ . . _ _ __. _--$ -- - __ ___ �. __ �--- —--- id. � . .... '_ — .. �n�..,ro. ' - I; � 8C/U..ENF$T ,� L I L L I A N LA N E ,� 1.S BITUMiNOUS WEAR COURSE-AINlDOT 3PWEB2408(2380 SPEqFICAT1pN) em�1 �3'BITUMINOU3 BA8E COURSE-MWDOT 9PNWB230B(2980 SPECFICA710N) 8 R� , ��'�8"CL/1SS 5 AG aCY�GATE BASE,MPYDf)T913B' LVC:109.11' �g:i�=-�"`�OEOFABRIC.MNlDOT TYPE V,MIRAFI SOWC 80L3Y NOI�WOVEN 106D WI6TtiS+ao.oD ' 7050 �:�F,'� kB(iH Pf ELEV:70A.�B �� t L Y .�. `��`� 11PPROVED SU6CaRADE �ao.00 1'YPN:AL STREET SECTION 1010 1040 t4:1T0 t4:1Tn LMC156.l9' "�'� MATCH 4:1 �:1 _ --•--�r: - _ _ t:1 4:1 MATCH LVC:6Y.12 �Ow ri BiA:B�AM YARIE3 B' 3'I B' I2j 12 ' 12 I2'1 B' 3'� C VARIE8 1030 �+rr arw�.�+ �.ow rr aEw+ooa.�e 103D �#cN vr nEv:�aot.a rh sr�+75.00 PV18TA.9+4L.00 �� DBKiW DA7A K:1 W.00 �� 6Tqg7 gECIpPt M'� �s�raswEnRco� oor2x� 1020 °'G! R 10Z0 e'cx e wOOr�a a�EE(6:�o�or ta��) �� � 3 at�c�oe F�er�e te oz�sr.�+a+-wove�)Me.4+.e) �� c�z.�we>a���m�ounae 1010 � 1010 �pp6y��� J%CROYv�. N PAVBABiIT YVD7f1 .�,�sx r��a+ouorn 4:1 Df1'f]f BLOPE 1000 .�'4'r% 1000 S TwK'/LL orrpi wlDTfi D6ULL Cl1V9iT8 FOR 6MJi DRNENM�Y IMTH fqME CAMBTRUCiION � 6 STORMWATER RATE CONTROL REQUIREMENTS � § � � .s ' � � 1 8 ' � � o ' � .� ` � ; = o ' �o :S S S � `g : � � � I�I g ' � 8 � � �' �' :` . 8 � '� ALLOW AN AVERAGE OF 9,400 SF OF IMPERVIOUS SURFACE PER LOT. r�crsraaci urames sriowN�srwwN N�w�rq�ooaN�re vwr anLr.n��rae�oere�r�n�oacr 1M00 W60 WOD E`60 BsDD 7a5p 7�00 6r50 Br00 5�5U 6�00 f+60 4WU 9+60 SWO 2�6D 2W0 1�30 1+00 0+50 D�DO -0�50 LOCATIONOFANYAlDALLE)OSTNOlfTGlilEBBffOfiECA1�BiCN0VY0RK.ifAO1�8TOBEFU4LYRE$pplIBBLEFOR ANY A!ID ALL WNkCa'EB ARI3MIG OUf OF MS FAll1RE TO E%ACTLY LOGTE AIa PRESHtVE ANY ANO ALL FIOBTRiO UTLREB. ort�wwo w�►E NO. Br DATE REVISIOIVS UBE(�LUDIMo Cowuui.o�srneund�,�v�VOa WN�EYANCE� ��r�r 7HAT THS R/w oa��AnON wtiS aa s Crtr PawECT No. FlE No. � ��o�,�o►+�o�,��oo�T R���,�w�►� �"r�°"`""E°R�"�'"'°"��r�'°",,''o T""'� s `"� P RELI M I NARY STRE ET PLAN ,,,e�.00� owewN sr -- -- --- -------------------s�n��ai�,iNc.ti o�rsEea vwtrtra+umiaaizwnoN. usE wrrriarr Na�o�ar nEa�s�o r�o�o�uwert n� � �. Nrw -- — ---- -----------------sNo�urHo��oa+snnrresiw�crrr�u�u��►nar�un+�eev UWS THESTATE �sorti m�' � SATHRE-BERGQUIST, INC. ��� -- -- -- �^���TM�-�����^�-��� o l506W�MMOADWAY WAYlATA,M1.66]91�178�000 oRorvo, CRYSTAL BAY ESTATES --��-------------�����„��«,�T.��.�STMER�,��,���� i� � e ST � -- -- --- --------------�--��o�w�YREEPONS�EFOROIIi�SAQE80RLOB8E8RE.6ULTINO �,,,�A��w.P� �� w ,�r`� MINNESOTA HOMESTEAD PARTNERS� LLC. cT __ __ ___' ______________..��_ ER6 P�r �J 1 6 oN°:oS��--f I_r ua Na.��7�_---- -- , � ,� � , , '� `i `� ` � ; . ,, �{ y , � . � I I1 �1 I , \ \ 1 , � � . � � , � / � � ' : � f� � i � � I i ! �� t F . 1 I�1 � � 1 '.' �� _ �3+�++ER. � � l NGllb FO LO���k � 1 ; ', 11 1 ' �NNE�� _ o � � � ti� Sth � ..^I LCI C N:o5::35f kd ��� � I � �l ' � � �R«w1N�556356��.� cu �n��33'J��2 �T Ci m j 1 � �.. DID 3371 t_J370011 . � � \ \ G ` i on � � �$�"' , � : ,. � . g , -` o rm r. „ 7� ��, � �p Q s..� _ . , � - --�-- — • .. ....-- _ c,�9 s a � � V1,� : T•'� �p[ .-.a/��� ` � ��e— ' __ ; .. �'""°�' `�.i'�f'^'^_. ?7i5 5. v �r � 1e ' ,5 �� w ` �A - - ' ,.r_ i •.{�1-.��•_ "y'���� ��/� rt PIC_Sfl8?35�0^_EC . O� '_.1._t � � � \ t . .. t� f.' F � . LJ..� � a'�..�/�i/� O'Y � �' O M ._ `_L �_ _ `, f. , �r. .'�, . S� __ �-���� 1310�C�.a6�d�r+ar�0� . _ • ' '. _. — � � � � , ' C� , - . • ) �� � ' . { '.. � , � ' . � � -— � '' � A ` �� � l s, . � . . . ,.�. ` � ����, . . . _ - _ Px Pm=4/. ���� � ^�� ,7 � � � . . , - r� - _ _- - W.�,r..-� :�� . �: � -- �.F�k, . .j �, 0"' -- i �\ �y �' _ OqMM=QlAY'1tf �. _ . �' 1 .. \� j'-',- . � 1� ��. � � � -Sp"� � �� t . � - ��� � �p=`�_1 '- a. - Q+�-Om�:Y6,87�d(219`�ql �� '.Y . . • ' . � � �� - ~�\ `� ��}a,«. -�,�" - � � Pard17��Od "L � � ���` �. - � 4 y - - -� � � -�-'- � - �fi 7JS..! . s�s... �,,`.'. . ��,. Ibe4=7.Y7C� \ � � . � �700.t- � � LC !� ' n,.�,._ �`` .. � �dq �EE.1�i dR.02� � � `� � _ . --� �' _ 'I - ` L010�k i � � . � �.+�� .... - � . OQ � ' � - � � ' \� \ a I � 0�5� �}�' � � � . . I @FI72iB I �. � �•` R rtit._ �^,, i ,�•~•1 $ g b' .r I � �_ f� � ' � \�OA O \ �'• �� �� 1� . OS3 � �� f 1 �I.�e- .a . .. � ,. , �L �O � ' \ 1 .., �. . e,�' v . �' i� � �� . � �-� - . 7 - - --t - - �d�-1 'K O r T �@ a" r "(tl�` "_ �1� �0 N�. �gl�-�• "��i ,i ,��� L __ t I � •��a '�� .��- '. "y � _ � _ — A; � . , { o p � �` s� tic,�c� °� r,:,�•,�x . n 1 D72 . Q �'t ��. '�...,. i. .. ..� --b - . . �l __. ... _. �� . � ... _ , � ..�� .. . ; . .-.,. _ . ._. � �� m 1';�� „ . ' 1\, . .. �R�,x ._. 1 .._..�._::_...`--•- --�. .. _ '7?c � . r . £i�, � — --. >y. ♦���. .. 4-, ��� `� -- __._ I �- �._ ' ` ' �- -� , . �i • � ' • . �or� �, - .,_ , ,� ,�., ,, p .-�� ti, o�a..m wa.o�«) ; c�ow�e;,4e�.r 1 .� _ ._ ,Q, ,. ""Tg ..,Q � '°•`v' r�ada...�� � �,d��� 1 _ -_ __ �' �LA� O , , � . .o,� r ( � _ _ _ � �u.. . _ _ �� hr.�rw� \ \`' � � � � � , '� WrUrd Od I .� rQi .tiw_�`. �� � � prylV��l7.�T6d � �t 'i D�pIVr`Q7.4WMR.07�q 1 -- j � - ;� ��� D�t '� ' ,, .� f y�"'� ' � � i � _ � •g ! � .. � _ , , � ` � �'S , , _ � � i : - � ` � �� ; - - __ _ , , �,., . - . - - .. - � � � , . , . � � � _ � . , . _ , ��. � _ _ - �►; . � _ i , . �' � , - r � - .� •- . _, .. � � _- ' � -- _ ��. , • , - - - . . � - . � �� • ��~ � , ' �. �,' ,�_ " � .,,:...���: �,,,_ � __ _ � _ - -;.� �r.—� _.._ .� � _. _ ,�„ � _- . _ . .. . �.�._ . - - :- � . � �- .. - 'w.�, _- . . �ti i�.i ---�_ . _ _ _ .,�'� - - � _ `� _. ` ' '. � �• . , _ - �, ►. ��°( � �'� \ - � �- - � - � ,... ' ` \ ', '�I�fO�WM \� � ."q+�..,_. �,. ..:� +�-��"�_ ..�_ _��� - .:�:. .. - _ i� . ' - ._ . • � �-^ - _ - � C:W.7ER: �r Y � � • ` w .�w� �-- � ' � "`- 1��... .._ � � MfM �W • . �"`a _ ` t -' C�i .. i , _ �* .-. � . ` �.n Cce �� � .. , . � � _ ��' �� � � _ � ��`�.� �+.a. _ .. _��� - .--..- - . . . �1 --����"�. � � 1 �:I 8��� ', _ : �-. i -Y_ .^... r.Y-� ' �.•"� �� f.J�,_ . .._. � �� . . �. .,� _ '�- . . .a..�.i. .^ ' `' . - � Ce o. V 5 55 �� - - � i _ I -_ _ �` �' i _ , _ -. ,�, �� .\ • - - . "w,.t; �. :__.�..._.�•.-, � N'�i ss�Isl3�oo01 �- " idi j - \� LOT 6`.. � /' �/ '� '• � r_._-- :�,� `-\ �� ` ��,.. .- �,�� Otwt 17Z.OL7 d Gt��': . ,�j �}� .�. . �+ � � � ��i �J . ' � :s t ` �� \ POiW Aro��6/5�f �� �OO.P. � i / . �.. ^ � - f ` � - . '_--. - romecrrnw .' -' \ YYMrtl Ats�6.e3'I�f � i nusttw . � , i . �� � \OryArr.��5A11Np.06� �I �i C� Q.. � � / i�M.op+ 'H � � --'-' i -'- - _� � _._ . � b �[y��y / • �1e�M{ ��� ~ ' � 1 ' �, O� �Ob �� � � � �. . . y 6FlITA.�1.; �i . . � � � � - a I i _ � � b I � �Ma� ' a'D - �'+�T. zf, �. - -�� , . 4' - : i ..•t"��ai�^._' �� -+�J � - - ,.'._ �___' �� � LE.':y,i ,+y o.`o�■�.. sr u C� � �Ponu A'�id�o d� � . , .�',1 �,.. �a 1. �. •- _�- a'�--- --------aT--�- � � C� e ���YdETlJ41i�� g . - - _ _-- _ - - - - _ __---m ._� �_:'__:, 'u�'__� wau.na�ve.-tAee.r � ti ,�`1 � j .� i, ' � ' arw..-�ie,�ra.Ts.o� , � , � � f-- , 1� w�w�oe a ,�_� ��--"- - - ' - ` - . �. ..d^ • .. � �_ . . , OwNEP: - �....._.. ..._ _.. - .:.:. ... . _ . _ ,. _ . , _+., . \ ��,' . . . .._ . . , .. . �, �_ Gthra Rencw�na �.- , �, -- ._,. -__'.1� . _. ._� .d. ._,��f. .. i,�i3--'., _ ..i Z� 7�,'�_ ' ' ' r. '_ . }..t0 Notrto.n RE. � � ' � Q _ . i _ „ '..''� � ' �� `� .. Ormo.19'SSSS6 \ . . ' � , ��. � , .l VID 3Sti923I30001 \'� � os'r4N: �� '' --.._._... Scott d�Card BuYsy � � M�stan R 114rld �70 Ylear Lane N. - 155 wear Lof.e N. � . -OtiMER '�Orono.M.1 5535E Wono.Mu SS366 ' , 5cott Bancry �DD lS11B13J��.KY15 VIG J311823310013 � ��d��6 . �� 1 01qJEF: pD 33118233�OOIG ' ,� � '�atMn 8 Cardne HMI+q . i - , 760 Mfear�ane N. � Orafo.NN 55356 � - PIO i1118433�lI4 R �06 Q6 D EO � 100 200 (� �� � ;M 1,'A'��i� .�• BCALE N FEET t::}_1. =FR'Ji;:FS PaC1L'IDe r,a`+ �RF� =+�� DRAWINO N11ME N0. 6Y OI�7E PEHISIOI�E I fBtEBY CERTffY TiMT 7Ff18 PLAN OR BPECFlCA710N WAS CRY PRO�CE NO. fLE NO. iJBE O�U0�10 COW�ifi.DISTR�UIl01V�AMD/OIi COWVEYAd10E OF TE-37l�6a06 MFORYATION)OP THE P0.0bUCT Ib b7RICTLY PFiOF�R�WI7}{q!i PR�AFED 6Y hE Qi UlDER W OFECT SImERVI�ON AND TH�T I etyp` or�wvwrur een�-e�oauisr.nac.yo�r3mewramo+�un+or�¢�nar. usewrrr{arr NAADULYRE('iIST6iEDPROF�&ON�LENCiMEERlWG9IT£ . �� TREE SURVEY aree6.uos � ������+.��R.M����TM� u�������T� �l � SATHRE-B�RGQUIST. INC , , �� — ���TM���T.��^���. � � 1B08WIHlROAdWAY WAYIAL�Ml537Y7(i6�470�000 ORONo, C.RYS'I,AL B.�ti �;S�I'ATES TS1 s�rrr�.�eoa,�ar,urc.�vEs,rf►�r To nao�wr uec�mu�� R� w . � ����Y���+�B���TM� ��i� �� �yR� °�. ,�� MINNESOTA HOMESTEAD PARTNERS, LLC �,,,s _ 6�� .�' TS2 , _ . T��i Sp�la .OW .co+id`:an Enmatlnch�r7�ndlnches Re�wredl�u�x� Y6 kae'de� 7.S�i-.od 7� ^. a ..�-_� .i: r�.iae.. ;-.. � 7�, Rrh,V�r 15.�Fs�r p : �:c'a.:-+p' :1�'urod. . . . ;�. i7 baede� 11.L bwE il 1: Lim.s�,�+�nn 7::s 75 23! N1.V�sr SS 6ecd �� ':aRr.ruY' Il.f ist. � 9! lore'O�r i.0 Prr i �_ .a� s�• t?-��- _ 1 i5 7S /w4,b;�or i.�C'ccd � D '.'r.`f,i!�r 3F.i�feh 3. 99 iMr,wd 16.0 f.-r t� . . i-:"'a•n-. ._.- i15 2� A��.�ne•. '5fiocd �4 4 5�c��.-.�[ 2:.:3=:d b Sm lea�.tY• 1C.0 s�qr 10 :f�. R:w 7�' "i*f•• 75 2W As�,Free' 2556ecd ti: _ ssh��nt T!2ac6 75 L�1 bse�der 6.!•a:� iS .., ._:',t�� ::2'�=:1 735 191 Ya�elder 1:a5 Gxd ]D5 ! 3v=e!ae- 6.i Sxd 65 Sproe,�INEt 736ead 75 _ E:^�.S'Ct.'.v. E'F��' 63 3� Mh.L�en Xr.Oyr 7b 147 .• :•:u� ::I3__! �OS 7� An:{:ec: 6CGaod i i �i�e� B�G-ad i! L:t .. .MAite 7S Fm. t= �: 1:�.�ir :;I 4• ]05 :S2 An,tar' GO Rcod i SP�. - ... 1:•�Si� f 1 se• 35 :91 4s4.re[' !C Qo:d M F ��h.�-af+ {.?axd tS -:'! SpQ,rhR� POh!r t 20C E:•�3r• ,:?h' �lf 25E Ar.pw. &66acd ■ Vh.P.�n 9�Gacd 9 176 A+h.i,cen 39ABood fY _.. i_=�3�. C1i• ab 2S5 A�i.a�e' 6b600d ib 1: fu!l9benr. 9.:h" s 1:7 �aaeldn 7A600d > :C3 i�,3:�'�' .."�' �76 14� A�h.Yn' 7.S�od 75 .2 lcntde. fC9Bw� 16 im bie:dcr 9.iFalr 9S �3 l:�.is' ._.:�h• 34 :9B 4s�.Yes" E06aod 1 J iMi,{reai 6.L 0�od � 10 3m��•drr 63 Fwr f5 � � . 1i {oielde� 75 Gaod YS- t1D mc�id.r 7.PfNr � 7DC F-�.e,.:�'i^. :: l )0 IB Ash,ir�en AC600d ! a '�_ -'-+.�-r.a' }Ea':cg !6 3CJ nn.�ret'. i3Good a5 ..e :5 +W,pean 7.COxd 7 111 Bm,,SW��fr� ]D.O�W !11 �E F-S:�"�• =:s��• Jt :6 �fT.i�ean 6_i`8md 6 111 9m,Sber]a++ 9Asai� Y 2D: _•�:�::� ..:sa.. 7F 3@ Am•V„' L■.06oad 19 4h.�n�+� 6a Gsad f 118 laa�+der ]25 fa°� � ::f �,. „ per 350 fa�r 1� " �:� •.•�q 6:a:'� { !i3 An.Fu' llACbod tf :8 :1nAm�rinr ]35��'r ]93 11t bse�de• 120Gov[ t2 �,_ e..s ;,••� 7'3_': S 3G Am.Fe�• 65 fiootl 6S 3 Cowltler 6.0�s'r i 115 Spruu.whY� 13.0 Fafr 13 yp :�� :;� ,;3::Y • 3� luh,jnr ES faod bf 7: E�M Ams'+un 11.0 Fafr •1 116 30NR.wi�'tc li0 Fs� L �. °�f,•.'t� :i'r.:i Y� }� N�.i'�r G:Cood f 2: aN.�rsen 75600d 74 117 loaelde� 6.0itr i ... :^t -sti ab�6oW 3f 3m Asti,rrr 2.'.�Wcd It '• 4A,�em.. . 63 baoo SS 118 BwtNde: ESirr 6S ::F =�-� i�q 56 i�i4 {S 30 ArR,P��• 6.:Gvad i 73 Vh.ifeen HS6aoG lf 119 Bu►�-dt• 6AvX• . " 7� Wttemu: 7A isi. 7 ]p �pfica:0er 73 Gaod 7} u� i_�.�-.�t� 3£BctC If 9� A�h.�r�e�^ 15.7 Fa!r M 's.5 �iR,'!D. . �S D F��. 5 ]21 bRNOr EA=L. �f t,..��� d�G'tv 6 BID Ish.p�t� 9S F�r �y � 2."i =r (t�: l.9bect � 931 Aih.prr 7.SGood Tf ]f Mh.F-fsn -!��xd M 122 bu!Oe• H.o Gaoa i� ��T . :t•,�L'. t L 6cc.d l 3:t �pY�' 65 ficod i$ 2� ifi.peE� :1:.Qcx �I 173 Bo,.ide• ]OS�rr 7V5 :.! :e.�!�' 6.5h�. sS D9 11fh.V[c- 7.5�a� T�� � 4�e+..xf 1t.:i�• L{ Ib1 iaal'�d�: ]10frr L4 ::c :15����" iJ3 Ssat WS 314 As-.iror BSEaod i! L" :Y�,�=s� 1356xc ]�6� fiS !!n.iCrrla� ]7DFi; I2 X :a5-�e�a' V..F�• f4 1]6 !m�'dtr 6DFr. - :r,,�ti�+ ::�OwD '::S 33 �th.irer 606cad t � �. 1q,f'��n ]LS 6aw �Gf 3l As�.ir�e� 60Gaod E 5: :�rt 5 x'r L7 aeed •S 1Y! inae:Gr 7D Frr 1 y7 �'-i S:o�:Jr 15 Fi• 9S� Ia em.5'bC�ia- 75 FiK 7S -' �rn�7�n 7G.b 8DW :Oi ?_7 A7h.i^��^ 1l0 Good t� 33 �n S_:�`►. {.:.F�"• A 179 Jn.3�berir 19.0 fal: � -_ a�n.fv�n 'r P frae � 31 As!�.YN' 40 Good f 3: Fn S'::e'r L'S�ivmi ssS .- �n,S�oenr ]5.0 frs *� • �ti��' 6 D 8aca i 35 �sh,jnr 7S Good 7S� .�_ 6-.Aeiile, 33Uhn PS As".F�e' 9A9ood � 35 LRS-.rr� 1756md �7♦� � �m.S'nrK 310Fi� 1{ - YE 3rs.3`err xC�i* 7� :.a asn c•ns� ?Cfaoo . 3 R7 An.4rr 65Good 6S . uhieeen 75F�r 75 �7 �f4 e* -=3:_. a t! Jn S:cc� 77.5!e'• 171 �� Aeeaw�be H 0 ia'. g �� D� �r.b V�r 6A Qood � IA 3n S:.edr.. 7 G�s`: 7 �,. ::t F����t�a ... .._ .� DB lc:�,dr 75.0 Bood l6 ` 13� Irba:nUe 110 ■ al ..� asn.�en .�,' !t 9]I Asi.i:er 65800d iE K b;.u,xr 19.C.s- m 1/¢ ArOo�rbe QAFrr O K 9uc.m�• •l.:FYr f0. ]36 6m.Sner.� GOBcad i :t�� aX ��aa ... ... M23 ya I1ri.F�.' 7.5Bood 7t Hytella� :f��c'� 1Y �. Ash.�TM S.O400d ! �31 a�n��tn .5;:: 'i 826 k��ru• 17.OFalr U L' :lrlf::a'�r :^3���. JS Ili Om,2o nOfin �� =' trti;v�+ .:5::: e� K�rrte- 9Aiood � " tr��'N•� 1.5CiEee /7b� 119 �m�ltlf! LDsi. � i37 f:�ti�• .::�' ]O 3.! Ash.i��' 6SOood �s� 3: L.�.�r: `3.5.cxc a�'F 1p AsR i'��n 6i F�r i5 "' °ys=ne-. /:�c:; ! ?7S Aa.�Qse- 9A Goad Y LS c.g_Lza� �i.:�i� 1► 141 Adi.i'rm fYDfa'r J -- cf�.tn�r :.]::; 7 !31 At'l V�t• LS CiooA A3 ya�/'��� 9S QC:d 9f� ]12 lCxe:OC• 313 f�� Uf -• Aa�c.�r�en .:!h' Slfi' 33L �u�{�ee: 4.5 CboO l� =i1 •n _- _ [i 3� Aa'� �ae•. 7Saood 7b -0? •r./-�e� :..�1.s: 7Q6. ]p to�e�de• 19Dsa;r il � �� � o {6 =.R.,j�ta� 4C E:tc 4 1M Crt.MneYc.� �..OEcaa 10 -' �s'�i'�+^ - 7f 3� At!+`r�e' I�D600d 10 ii ZcsNOt:� 7:'�.� 7 16 !fne..a[k lOfivod 4 �J�' tri{��� . " 7 331 Ash j�a�- 125 600E a7S Y �t:N• SSix� SS 7,� A��;y 3.SHeo! i5 �0 l�^.i7�� ._•__ 7 eTs° 6i7t�!d�r 19.Sia:r y� �.rs�•�a+ 6.Damo k }q Y�e.rsC 6.0600d 6 291 �ff.��*. _:s.• 3S � Ash�-er 7.!6cea 7i �� 2�2 Cn��,�i b�sa :_- i !3' 6oa��eer YOH:. w S: .i�..i�ta 6.S Gxa R� 1M ►'x'ed 6.Ofi�oa 6 :.i� L��rr�;.Lup� _.�.._ :L iTe Asn, �e' 150Cbtb S3 :m,yee�e 65 fit»tl 6i� U9 ►i�e.�ed 5.0600d 5 . f 6 S� itR���� A9600d S 150 K�.v� l0@nod �. 2�d :�'.{7�n ' ' _ 7 3� :!•K ]6,^.6tad y6 i� :II.;:ts: ]0.D 600d � 151 fL!�.S.be:Ir. I1S 6cod L+S " Ltt,t�f�' ' ' ' E 30 Afh Kee• li0 Good O St >r.�y�i 19.SF�ir OS' 152 R�+..-ed S.50ood 3S -== Sc�f'�6i� :3"' 12 3C #�ewdtc 1).Ofood A. 2L7 Fs+ ��sa^, .'F 5::: i5 34 � S' tc>re.- 75Gmd -'i' LS3 b�.L.xen 60Gaod 1 A�'+/:se' 16Dfioad SE lc�c�x� 7D600d T SSt Sa0a9Rt ]0.06oad 30 .ak -r.j��•. '.15::: �� 36 Ax+,Ce�• 756eod !S K YJJT�dt• EAHcOd i ::f !:f:f• ..=h' ."i. 3N A(iT.MyY lS.00md IS� 1!6 N�.[ra�n 65Gcyf i5 s� =¢S f�ee, a.o 600d i sss Aah,a�•�•n 7s 6coe 7s :t: q:�.:�.� ..3 h�- n rs rm.Am�ri:ar 6a 5ood � ir.��as� 656xtl iS' 157 Aah{ieen l2.0GcoC S3 251 Asn,�n�n ;:4• f !16 Ailt.�.'�r�� l.OPa:r t p ur../^e: lD Gmd i y� 4n./�een ILS GaaC itS 252 Aa+.��en 5.:i::. ! SO Ac�.erae• 110 food II � WL{'ee� 6.S Wmd 6.4 1!9 biccitler DAFu 27 -' 't���~�ti ••• •.� �r} 3e /u�.Vsr 1QD Good y Si 3ca.x� BD islr � 2W Vn.lrcen �A Gootl � ::c .n,�ra- 1_'::: ! 3i �sn.�ar LS.O Ceod 4� 7S in.�ze� 6nGoad 11 � � SS ct+E-ai, .::�f• it !� Av�.6Te^ 11.OGood tl !E ;c..i'n� StDN�* S . i'yan t.Sfood !E 75fi :n.���-. }sa::: F! 34 A�.paa• lSGood JS IQ E�Amenon !.0�� • 6'� ir.4se� 13.Sicod 11f� 1B A�h�/nen 3l.0l1c 7! �7 ';Far� :5::: t )4 Asti.P�r. 11.OIH� u •� Ln..i-ee.: L'Lmmd MF 161 AtA,�, liGir� ]S '-- �.r,=ta' eF H:ec il 39 AC.F�e' l5Good !b � :¢._�; ��� •a � ,�,.,�N� �s� 73 : '�'{�e-, 1'.6res � � �.fne- V`� •, TOTALCAL. INCHES 3922.5 ?� ��. �ee� 7.c 8md 74 .i= :.f•..iei-. '9 itvE ! 3S Ash er 17.0 bood ly � . . .. IBfi Acn.��n Is.OGooA 1,� :c; .�:F`�', E55zce i_' iZ BwNtla' t10Alr� II " ;�;.;:;� �� :� "' "�'�"°" �060°° � ._. -r,5�+' 6D6oc9 � � Art,pee- ]lAOmd u REMOVED CAL INCHES 39Q.5 ` 1! Asb.r�esn 7AGoad 7 +3 :tly4�s� 9DGcad • la AU:..��een 63Good 65 _ao : ��r. LSDx� /3 � At�,Pn•. 7AAfood f4 7J Se.[Ta1 7DDGaod 1C. f70 IVA.i:un IS.OGaod t1 �i: ::�:{��•. :.DSncv 71 � A.hpar l5600d SS •"• '���� u�" °6 in e•�,.poM aor�r. s =;£ '��.���- -�o�� � � s��tl�� nswe „� SAVEDCAL. INCHES 3532.� �t =�F=•� a=� • �n 4h,�•�an �� ,� =�F =�•�.�•�•• b°�° � � A�i,p�e' �'-��� $ REMOVAL PERCENTAGE 10.096 .. atRt�•, ��axe �� in a+n.�..� e.oeood L =4� °j'•.{��- EC6ovtl ■ � kn,ree- zoc�� � 76 :it./��n 7A600d 7 SM Hltt.nn ]RD6oad !0 :33 �»,���' EF irc� iS 3� Aan pee+ I�Ofood 1Ar 76 Rtl�,i.-ee'� i.GGood M SA Ash.i�a�n s.DCaeae � -!1 �sn.iR�� 638ras if 361 E�kberbn )A6nod r C Vn.�ie.: S.CGaad k 178 Aq6PN� 7.00auoJ 7 r� '�S(ti�, 6t6rz�c if 3� Rcaude• 7.�tiir J C =c��-+e� E.t�Ocod M Sn Arh,l�n 7.SGood 7! 271 .f;���� �56mr[ 7S � hypr.ia�e: X:Fa�r u �II :d�}�e� a.s ra•r es� »e /aA.��een 9.5 Fair YS 272 +r..,)�t1 tc 5ne8 1f 3P \4pk.d'.�.r 37.0 Fair tf 0� {Gil:dC" :l.uFl: � lA �1.�AlII ��aOOd � •�� Aih.{'f�1 7:(K•y 14 � M�pi�.ii�•Qr t7.5 6COd 31 S Y �:a��da' S.L��F4, v IO e 9.0 Fi ! ��' Ar++:r�+ :C�S:ctl TI � Ac�.�' ll�Bo�d yt 15 lwe:os� nf.LN!r 34 -� � - • • tE CW,�.na• 7LFs'r 7 161 9'iM.whtN 3.OFiood b :_i At�Fe�� i.Dieotl f 3A tw�.der ]6.Gh�i 16 f62 Ash.ireen 315Good lli tsA=v�� l5ieo0 !t yry E'm.ACe�f�n 19.GF►ir U C icKe:de" 3AL Fil' J4 1i3 �ah.[nan 8.S800d 11 4sR,i7+n 72D��Ir ]S . 3T2 E��n:S�M�lan 16G Fair M 8E :m��2e: SL fY.-' D I.M Rne,wkte 3AOood M �,c 4�fi i�in i D ir.e 4A Crsaappe �.G Fr:� 1B G ?.�,�r.er.a�. 1I,.Fr�r :i :'� c.N+re�^. !9 6:�rJ • !M Mn �iC �n, aeT 9.0 fa:' ! 1W Rx...h,9e 1.0 GooC 4 . ./'ee' 23.5 hir _ IiS. �'- � 586 /4A.�n�n 7-0he• 7 =- -�''i�c�� �Sta��, 'S Y_ �0[�.N' �LL'Ft': �� IW A[I�/SNn E.S�OOd 65 �1 ���.�,�-• �ry�.e S �'6 �7, 19Q{ ft ssl�..l�ei :+�F•:�• � li8 Aah.�nen f].G6ofd 12 =E: i-. =��•�+ ?93nof T 99 l.,Rte�^,.t 6.Cii�r 6 i1B pm.Imenon 7.SFYr 7S -- iN�,g�1 :16R'�* 11 91 4�h�."-e.^. 7.0 6aod � 190 bh.i�een 7.]5cou � �:R i'*�n ]LD�iwC 9 � S:.�c:x' t.'r Fa'• .R �f 45^.{Tf^ �D G9GC � o►uwr+c wu� No. er o�� aEv�s usE t��rb c�rrwa,o�srneur�.�wioR cw�vEr�oF i�r c�rfr naT iwe s�uw ort ar�irwrtori wrs cm rno.�cr No. TRE E S U RVEY �� TB-9T9E6006 INFORMATION)OF TlQS PFtOOUCT IS STMCfLY PROl�rtED WTfOlff PREPARFD 9Y ME OR UADHt W 011ECf BIPFAVISpN A!D 1F111T I �y1d e�Np' _ DRAWN 81' �I_ ShT}�iE-9EROOUIBT.INC.1 FXPRESB WRIfTBI AUTHORQATIOl1. l�E WIINOU� AM A IX1LY�PROFFBb10NAl ENGIIEER II�DER 7FE t ' - -��+�«+�s�+�������� �� ��*���� � � SATHRE-BERGQUIST. INC. CRYSTAL BAY F.STATES TS2 a�er - i�neurMrr snn�.�HoauBr.�c.oF ui�o�m. i�L� �� , t�sotmi e�ao�ow��w�nwra�w.�e��tre-0000 O RON O, s��-e�oqu�sT.iNc.�vEs rr��rtrlo ria��wr uec�r�te � �- « e a �+ _ `►s�"°aP""r`�„`�R�°"s�`EF°"°"a"°Ee°R"o�"�""'�+ � � HOMESTEAD PARTNERS, LLC TSZ n�� _ -- - - ��_�earuEc�rrti+�usE �R r�. uo.►b. `t798Z �`'fR$ .t�'"� MINNESATA (S) MP MAPLE TREE (6) HL HONEYLOCUST TREE (4) LN LINDEN TREE (8) CR CRABAPPLE TREE (27) LQ LI LAC TREE a , {24) SHRUB �s9l� owNeK. !}m 5<r.::ic ao��� �b5�d Gz,a�6=;.�� DCISTING TREES SHOWN ON THiS PLAN MAY BE ���'a�5�5o REPOSIT'IONED PRIOR TO FINAL PLAT TO MEET CITY �S�.��j' PIG 3311ffi3370�1 i �_�� REQUIREMENTS. �o� ..--- _ __.—.__ _ _ ___ �. � �. � � . ::_ - ��,_ � � . . --�..._.�._.__..�_ _ ___._ _ , � C k t. � - _ , -_ � ��_ �,.� � ��,_��.� ��•� : � � , � - , -- . . o.�,.:�dtz-oe.�l �. {,_ ; t.: � , *` � � ..-• Pxd�rd�=ytl - ?�!. _ �.�y^::.^ �? " �; �i �_ -- DryArq�l7A91d{2A1�W , � r' �yh,�(�"�.. I WT♦ . , � - W,�' x �� ' . . : £ '�'f:�.l�:�. _�._. � )... rSJI "'�.::1 . p��pa��.�Q,�y.w :... , � ,. . , ' ,., g }.., _ '�' � vo�a�n.-or . W�ErNIVe��7�10�( ._..___ . ._ � o�rNw-ea�aera.az.�> /' _; � ��.-o i �nQrr�t � � � �� �,„� . y . . . `. � ! ,-1�.Lc----� t 4a I•,w6 . ,,o;. �� � j- . �x� �� � -_� ���.� Q ! �� �p� � � '� � ' ,�j;» � : ._ �� C � - - -}��,,�'V •. �,o;`�: ,- �j� �o�� o��-- Q� � �_�n.�,' _ c�:- - '�'�.. .:d., • o�a '� �.;< .. , .——__ / . . . . �i_;4.J � �l •� ;� ��;�T_ _�1' .; ..___� _ .. � �' ' C���. _.�� � . .. _—� ",o:t - .._..—"�_i _. �- . _ . 1 0720I—_ �'.�'�- g.�� . ' --... .. ... �v .. '�L^ � , r(�?- .�' . �'gR� �.ro ,f�. y-., .. . . .. .. -. . _.....r.x_...?� _--��-- - -�- ., _ +�'JI� . - - � + . — . ,j`� _._._--t,;t,r7;;"�....� .Q ; a, T't . . �( . ��' . 1 �.. .- ,.,'\ Ci i L'- «ir' OT: V i � O �� r . LL� { {� ` �wr,�,�,�,3. . •�° ,s, � _ . �i�� c�o..��.�a ct.00.�1 . , i c�c..:e:+w'Td a.ot+o) i � � Pad An��o d � r 4 �D�f110 I!�1�� '�� ' /' A �� YYOIYndIYw=o� ` � WMrdArr.od i �� w.ws .vr.�ee ��� � '�i �:.� �rYAn��87,�l6N{200�) I D�pMe'l7�dq..0lac) - � ►'. �� ���: +�w�.a v � ♦r.�:.t ... _ (/� r . . , ., � r_: �w�orNa�we.av.-''„r � � _. ry�!,�}` '��'�",,. �� : . . -,�IiETL.AND�1 •a°+ �Vt�%',.`+'� , i ' : �s= ��, "�"`�' . � � � ���� -- f���; �� ; � ���` ���� --_ -:� �p � , _+_ � -� � �� .«�' ' ��_���aG- '�= ���i 'r-- - �- ;•�e-�-� -� ..�_, ._ '.��__. �p � � ' i . . - - � --- __ _.- � , : �' � . . �+� � - . . .��,. � --�' --�., - __�'c� �H � _ - � :.... �- -�_�,�-�-,.o� _ � �`. -...:�`�,� 'I1J�� �� ' . _� ., ;�a e wc, ., � �-�' 4-. -. � - - - �,Ati� �r�� ,,w�......,.- :.--..�,�.,�,��,` !� _ �� " -� -.. � � $ :�E�., U _,�.�.�:•='� _ � L . - �8� _,.,�_�;5. __ . - - 'i�i i��i�'��-� _- _ --`�'"�''i.� �-.--.. � �! , ., s ,yI •�-.� • � � . y ` - . .. � . ��i� � evsreeowea - ' �o`a \ . ��"a`,-+�,.�. �`�.�._ �`� — I y�r_, � . ' �{' '_ . _ _ ��i1��_ f�..:..,_�'i... G+.La. , �.• JW11..�._ •� `^ --- --�— .. ....,.-r.... _ � �i� 1 V) � . . . , .- . . �, _ - .. . ,��».,,W; . i.�c.Ga�� � i ea�ke.x. ,�.5" � �.v".-y� A ...�,+w't=�-� e�WN ���� � ���:� �� .^'��' r.�._..i -w•..ri— _ - �� C�• .� ' �� � �n Coe � i' �j !��� _ _ . �� . � `� � �'�EJ r��� . � cnc,MN t5356 �. - ' � -r.a•. - K. _ '. ' % � . •'� .- '�"•'0r � � �1J 3311E23<30006 , ,f H�� �.� ....,, � a.���ir�.eO+� _T_'�/"` ;' s3 b� ,. \ ..- ��� ,��,��� ;���j/r- � � L — , i. t �, _ .-_..�._ . - �• �� " ; �. �N�..=s�.eaiw _� •m..a._�. /� I � '� �J� `�' . : , � °un"o � � ; G` .• I An���7t4Q71�f �c � x~�4 �1 � >�. u aY R.Ba ) �� �p_ �q----� � 9+o MiMs � � �;' '—�-=� . �i � _ . ' _ t R � �'� p MR� �i o�� �i � �OF 1010.0 i �� � �. _ � _ , �v� aaaws� l�E� ' �i;_":. ,00.s�. o� °o� � c�„o.aw.�a�s.o> ��iy'� ��� '1 t � �c v �, � r+ww a..-o r ,� ' .. ..� wrrb aw•r.�ee a + �. ; �. --+R'''_ �� � � ��� WETLAND� � � �-_ 1. _�ao-a __' o,�,N..-�vam.ra.rr.c) : . . Q IAA1U1(iE a � `'i _ - _ i _ . .� � .. ,, . OW:ER, - ._.:l 'L ��� �- �_. . . .� - t . �-- �. `�{3-" - - - i - . _. - `- —�..._ - ' .. i:�- ,. .. as��.. ' _ -- . � , u.wa a.n�c.,,a _ _ ---- --i�-- 3020 Waterlovr R<. � V Orr.-c.MN 5575E �p: "' (� r:�33tt823�30L'0' � . p�FR: Soott k Caw Bake� Nn�ton A Vkrso� ��� � }70 Mmr Lonc N. . /5`N'ear larre N. 01MNER: �Orono,MN 55356 Omno.MN 55y5E �icoit Bakry P1D 33118233s00t5 PID�311825310013 lmw�iQn�d Addr�a 9 '76 0 ?b EIO 100 Orvno,MN 55356 E�� OMNER: PID 3J11823340D16 , I � � 4'.�1Ur«k CoroPne HeAnq "i i 6'i 160 Nmr Lona N. MJII.E N F$T Oronc.Ac!55356 FIC 7$ll8^<33�00'�4 ORAYVlNO NAME NO. HY OATE REVIBIOMB tlBE(RICLUOINO COPYIAY3.Dt87RBllT1011.MQ'OR CONVEYAI�E OF I!�'CERTFY THAT TMS PLMI OR 9PECFIGTIDN NUS CRY PR0.IECT NO. F�.E ND. �s-a�eesoos �oraM�oF n��s raooucr e srnicnr r�ert�wirHour rr�ru�er�ore uNor�t w orscr��v�w�ue�r i � eu�` ow�wN ar - -s�n�e�oouisr.Nc.y�sa wnmr��urrriat¢��. usE wrt►iour ��ou�r�re�n r�a�;K�:�t uwot� �` • LAN DSCAPE PLAN �� w� — ������eN+�+�+���o�*� �°���*����►�^� � � SATNRE-BERGQUIST. INC. ��a,. — .���,,��,�..�.�,���„Y. �� �eosouniartonaw►rw�r�r�,�.ss�t p�l��a000 o�ut�o �Rl'STAI. BA�' ESTATLS LP er,n�auisr.ac.�xvEs n�e�aart ro r�o�iwr�arrwre � w , � "�+ _ us�t at:v,�rm��v��e wwc�s aR�s r�su�n�+o •. 1�' o,,,� �,,.,�,,,�,,,�„�, ,a„T,v,r,R P�. *i��,qe „� MiNNESQTA HQMESTEAD PARTNERS, LLC 6 — �.: ��._ �-,9az LP � �' � � � � , � . � ' f . r � � � � � t f � .;, i ! �� F,y����+ � ...►�j� �. � �,.� � � ' { . ' � � � 0 • 1 . � � • . r� �� % — � . � ��, .► e � �rr � � � �� � �`,' ; �1.� " � ,, � j jl 'y',R� �,, . � 1 � ' i • I •�"�(f ? 1 ` %%^�+� � ,� � ,� � , �� ..- � � ' . 1 r.;_ � �, . ►;. � .► <<' �. �+'�� .,. +� �� =^/� ^,�'�w1 �- 11� ��: /rB�r�"J4: ': ,�.' ' 1*; ,4 � r!:!��'� 1+L� ��y,, �4Ty`_�1 ��� ty i i�+R��4 J'a? � ) � �I�7�� �a ��S*•j^��it��,�.. I� �� �, ,J '�1'i`�"A �' i�. �� , � ,r,;. ,�� ,, ,�.�� ` ' 1 � �,�, "'�"�''�,'�'�'a` ';.k��: 1. , ���:�1� � ., ��t�,� , � � � �„�:�'�� �s; �;� '�`��s ' ' ;��1�. 1�+�� i "`� �1s;� � �: 'y!;,'�!* ,�j4i::�i l � I � �j�',,; ��,;�� �Mx/�.y.,;r•..�. ,, /\\�j, r ,,� •:.'�, '.,` ���,' �' i � ��.�,�� / `o ,/ ��;� � J�� � �t � � _ (I r ;/ �\ � � a � 71 � � / \',i y t I�i '� � 1,}T , �� � � t�ia �� .�:s �� ;�/ `'� e���'� - � 1 P ( � 1 ,� � � ,� � �`�`''�- r ` '`" '' � �'�������r�� :��' � 1,� . � 1 � r� �� ;r . � 4 ,�� � � r , - , � �, � 'j �, � , � ,, • �� � �f � � � �J�pl7Yrt11��`l�lf�:�!'t127t�`)7���'A�11f�rr��fi 11'rrttr�•�r/ ltr.sr�rr:�rr•. ��- t:��r:�'��i���??r.lil�rl{.;��lJ,ttllTtt,Fx,;� �L���V►�L.�� �{'�V�f�C,.L:� � � �:� �� � i� �.:� � :., ��� i • 185-225 tJld Crystal Bay Road Urono, MN Conservation Design Report Prepared,for: Homesteaa Partnere By: Svoboda Ecological Resources Project Number 2015-013 May 26,20l 5 The contents�d format of this report are considered intellcctual property and are subject to copyright restrictions and may not be reproduced without the ezpress permission of Svoboda Ecological Resources Table of Contents CONSERVATION DESIGN DEVELOPMENT STEPS.........................................................................1 RURAI.,OASIS STUDY................................................».......................................................................2 NAT[JRAL RESOURCE IlVVENTORY..............»..............................................................»...................2 CONSERVATION DESIGN MASTER PLAN.........................................................................................3 DESINTY 8r PERF�RMANCE BONUSES.............................................................................................5 PRESERVATION REQUIREMENTS&BUYER EDUCATION..............»..........................................5 VEGETATION MANGEMENT PLAN PURPOSE...................................................................»............6 METHODS........................................................................»...................»....................................................6 CONTROL OF EXISTING BUCK'I'HORN................................»..........................................................7 CONTROL OF EXISTING REED CANARY GR.�SS...........................................................................9 CONTROL OF EXISTING CREEPING CHARLIE.................................................».........................10 SPECIES RECOMMENDA'I'IONS FOR PLANTING ...........................»...........................................il CERTIFICATION................................».....................................,.»..........................................................12 LITERATUREREFERENCED.......................................».......»............................................................13 FIGURES: Tree Stands Invasives ATTACHMENTS: Attachment A- Seed Mvc U7 Attachment B-Southem Mesic Maple-Basswood Forest Attachment C-Seed Mix for Wetland 2 Attachment D-Seed Suppliers Attachment E—Common Buckthorn 1 � Conservation Design 1. Development Steps The purpose and intent of this conservation design is to meet the goals of the City of Orono's Environmental Protection and Natural Resource Management as specified in the Community Management Plan (CMP). In general, these goals pertain to water quality, wedand protection, and preservation and the enhancement of the "niral 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 City of Orono's Zoning Code further describes the intent of the conservatian design as to reinforce and establish ecological connections throughout the City and preserve and improve the aesthetic views of Orono. Subcategories that are listed within the Environmental Protection sacrion of the CMP help to detail more specific individual goals and guidelines which can be related #o the overall goals listed above. Pertinent to this project, the subcategories emphasize development densities, which require no less than two acres per one home. This regulation is enforced in order to rnai.ntain the historic identity and chazacter of Orono. Low density developments will assist with the preservation of open spaces and, from a sewer and water systems standpoint, will protect groundwater, and surrounding lakes and other surface waters. It is also emphasized that the priniary method of sewage treatment and disposal within the rural area will be indavidual on-site systems. Goals as specified for Environmental Protection and Natural Resource Management as specified in the Community Management Plan pertain to water qualiTy and wetland protection and preservation and enhancement of the "rural character" of the City. Six (6) lots are proposed for the 15 acre site. To preserve the open, rural chazacter,these lots will all be at least 2 acres in size. Specifically the proposed sizes will range from 2.01 acres to 2.80 acres in size. Homes will be situated such that there will be negligibie effect on the existing trees with an even greater emphasis on avoiding the high quality maples and oaks onsite,and three lots' potential building pads are located in areas with no significant trees. Three lots (1, 2, and 6) will be on areas with the existing home and buildings, which are pmposed to be removed. Wetland irnpacts will be avoided altogether and buffers around them will be implemented. On site sewer systems are proposed and these will be located primarily in open areas. The exasting landscape of the site is typical of a former rural farmstead consisting of a house, former machinery buildings which are shawing signs of age, a large lawn and connecting spaces between the buildings, and a fallow agricultural field. The trees consist of common buckthom, green as3�, and boxelder,with a few maples and pines. The residences praposed on the lots adjacent to the roadway will be partially screened by the proposed lilac trees as per the current landscape plan. The other two homes will be in the middle and toward the rear of the ]5 acre site. The mlling hilis and existing trees will provide a buffer to these homes. Svoboda Ecological Resources 1 185-225 Old Crystal Bay Road Project No.:2015-013 Homestead Partnets The dominant vegetation in the wetland community of the property is reed canary grass, No rare, threatened or endangered plants are known to exist or are likely to exist due to the previous agricultural activity associated with the property. 2. Rur�l Uasis Study . The subject parcel is adjacent to a documented corridor in the Rural Oasis Study and Old Crystal Bay Road borders the east edge of the parcels. The view of ti�e appro�cimately 0.1 mile stretch is lazgely obstructed by a line of conifemus and deciduous trees on the adjacent properties, as seen in photos 1-6. The area listed as Lot 1 possesses a dense grouping of deciduous trees along Old Crystal Bay Road, while the only large open area along Old Crystal Bay Road is alang Lot 6, with no woody vegetation obstructing views from the road(Photo 4). In general,there appears to be almost entirely positive views from Old Crystal Bay Road, with the vegetation obscuring any negative viewe. Although houses are located nearby, only brief glimpses are available, requiring a precise angle to see them (Photo 3). Additionally, power �es and the occasional road sign and mailboxes can be seen. The only openiy visible residence present is the existing house located at185 Old Crysta,l Bay Road (Photo 8}. However, the landscape pI� proposes a combination of lilac and crebapple trees planted along the Old Crystal Bay Road border of both Lots 1 and b to increase the positive views along this stretch of OId Crystal Bay Road North. Please see the Photo Log at the end of this checklist. 3. Natural Resource Inventory a. After reviewi.ng the NII,CCS data on Map 3A-4 of the Qrono Environmental Protection P1an it appears that Artificial Surfaces and Associated Areas (100p0), forests (30000), a.nd Herbace�us Vegetation (60000) areas are present on the proposed lots on 185 and 225 Old Crystal Bay Road. More specifically, the site is listed with areas of altered/non- native deciduous woodland (42130}, altered/non-native mixed woodland(42110),planted or maintained short grasses on upland soils (23211},upland soils- cropland(24110), an�d short grasses and mixed trees with 51-75% impervious cover(13144). b. A tree survey was compieted by Sathre-Bergquist, Inc, where coniferous (>3 inches in diameter) and deciduous trees (>6 inches in diameter) and stands of trees were identified to species, size and iocation. See the attached survey map &om Sathre-Berquist, Inc. that depicts the above attributes. c. A wetland delinea.rion and report was completed for the subject parcels. Two wetlands were identified in tius report and are listed as Type 2, PEMC, fresh (wet) meadow and PFOIA, Type 1L, Floodplain Forest. This report was reviewed and approved by the MCWD. The report was dateti October 22, 2014 and amended by a memo to MCWD dated May 5, 2015. T'he report and memo are available from Svoboda Ecological Resources(SER)upon request. d The topography of the subject parcel was completed by Sathre-Berquist, Inc, and is depicted on the attached survey map. Svoboda Ecfllogical Resources 2 185-225 Old Crystal Say Road Project No.:2015-013 Hamestcad Partners � The subject parcels were not identified as conceptual greenway corridors on Map 3A-5 and have abundant open space in the form of planted and maintained short grasses. No rare plant communities were observed on site and were not identified on Map 3A-5. A portion of the northern subject parcel (I.ots 1-4) was former cropland and there are remnants of a former agricultural field. The entireties of the parcels have been highly altered. The disturbed state of the pazcels would indicate that there is no nead for management and protection of plant communities onsite, as the vast m$jority are low quality,non-native,or invasive species. 4. Conservatian Design li�aster Plan a The topography of the site is small rolling hills, with elevations decreasing from the eastern edge of the property to the west, with stormwater runof�' draining into two depressional wetlands. Wetland 2 is located on the south central portivn of the property and collects surface water runoff from the southeast quadrant of the parcels. Wefland 1, located in the far west-central segment of the project area, coliects the remainder of the water from the property. Although tbe northem parcel was previously agricultural land, it was cropped as a hay field making it unlikely that drainage tile is in place. There are no visual indicators of drain tile effects to the fallow agricultural fields from the historic aerial photographs. b. The existing drainage patterns have primarily been maintained. Site drainage will continue to flow from the eastern edge of the property to the west, with the majority draining to Wetland 1. Stormwater runoff from Lillian Lane is collected in an adjacent vegetated ditch that provides filtration (per NPDES Construction Stormwater permit requirements) prior to discharging into Wetland l. The primary surface water discharge point for the site is two proposed 18" CMP culverts and emergency overflow located northwest of Wetland 1. The lowest proposed culvert invert elevation will be set at 982.0', which is the existing normal water level of Wetland 1. G Invasive species were evaluated on May 20, 201 S, and include common buckthorn, reed canary grass, and ground ivy. Grouped locations can be found on the attached map. Buckthorn seedlings, saplings and trees run along the entire boundaries of both parcels withi.n the project area. The lone exception to this is along the drive�way to 185 Old Crystal Bay Road North, wk�ich does not possess any woody vegetation. Two dense �pulations of buckthorn aze located in the northeast comer and the central west portions of the property. Dense areas of reed canary grass are present in isolated populations in four small areas. Most noticeable are reed canary grass populations within Wetlands 1 and 2 and near the border of lots 1 and 2. Ground ivy is loosely scaltered throughout the entirety of the parcels. Attached is a vegetation management plan for the invasive species observed onsite. d The trees existing on the subject parcel appear to be in fair to good health. Nearly a11 trees rated as fair in health are boxelder while the vast majority of all other sigmificant trees surveyed onsite are in good health. There are,however, some 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 are subject to rlisease are slated for removal. As shown on the landscape plan, 31 trees are slated for removal for the construction of Svoboda Ecologicai Resources 3 185-225 Old Crystal Bay Road Project No.:2015-013 Homestead Partners Li�lian Lane and development of a wetland buffer around Wedand 1. As with the rest of the site, only enough trees are being removed to put in the minimum width road and the wetland bu�'ers. These 31 trees will total 390 inches in diameter of removed trees, or 10% of the total 3922.5 total inches in diameter of trees on site. Additionally, the removal of trees for the wetland buffer will assist in creating a higher qua,lity wetlatid, while the trees removed will be of Iess desirable nature, including boxelder, green ash, and buckthorn. The tables below list the current trees planned for removal as well as trees that will be planted. ` _����� t �: Y �Rer»ava� <_:, Ma !e 8 Green Ash 26 Hone locust 6 Boxelder 1 Linden 4 Si(ver Ma le 1 Crabapple 8 Sugar Ma le 2 lilac 27 81ack Ash 1 c �'� � ?.'� Although only preliminary lot development plans are in place, only widely spaced trees which are undesirable in nature, including green ash, American elm, and box eldez are present on most Iots, but will be avoided to the extent possible. Lot 1 is the only lot located almost entirely within a wooded area. However, possible building pad for this Iot is listed overlaying a current house foundation. Additionally, the dominant vegetation in this area are the less valuable boxelder and green ash trees. The trees impacted will be replaced at the required ratio and will abide by any Qrono city code regarding tree replacement. � Twa areas within the project boundary meet the criteria for siguficant tree stands. 1'hese include woodlands located in the central west portion and northeast corner of the P�.l�t ���'Y �, both listed on the Hennepin County Natural Resources Map as Altered/non-native deciduous woodlands. On average the significant trees in both areas are approximately 10 inches in diameter, but sizes vary from 5-38 inches in diameter. These areas are both dominated by green ash and boxelder. As listed on the Hennepin County NattuaI Resources Map, appro�cimately S00 square feet of a moderate quality Mapl�basswood forest is shown to extend onto the northwest corner of the project boundary. However, after further investigation only a small number of significant ash trees were present within this mapped area. These ash trees did not have a contiguous crown cover and therefore were not considered a significant tree stand. Please see Paragraphs 4d which address the Tree Protecrion Plan. f. Neither of the twa wettands delineated onsite will be impacted during construction and development activities. Additionally, a 15 foot vegetated wetland buffer will be placed around Wedand 1 and a 20 foot vegetated wetland buffer will be deveioped ar�u�nd Wetland 2. 25 foot structure setbacks are also praposed from each wetland buffer. These will maintain the wetlands' quality and functionaiity, specifically providing additional surface water treatment, Svoboda Bcological Resources 4 185-225 Old Crystal gay Road Projcct No.:2015-013 Homestead Partners g. The site has a few scattered native high quality tree species but these are not the daminant vegetation. Only one MLCCS area within the subject parcels, an altered non- native deciduous forest,is listed with a M 34X modifier. Specifically, it is categorized as NA {native species present in an altered / non-native plant community). The remaining MLCCS areas are listed as cropland, planted or maintained short grasses, and an altered non-native mixed fores� h. Defining maintenance of ecological connections does not apply to ttus project because we cannot define anything that would prompt a change to rnaintenance connections. i. The existing houses and associated buildings will be removed, which will assist with the negative views as defined in the Orono City Code. Lilac bushes will be planted as perimeter vegetation in Lots l and 6 to add positive views from Old Crystal Bay Road. j. As noted in 4{j), the existing houses and associated buildings will be remaved. 5. Density Bonuses For Urban Density Development The applicant is not requesting any density bonuses in association with this project. 6. Performance Bonus Requirements The applicant is not planning any development enhancements and is therefore not requesting any performance bonuses in association with this project. 7. Preservation Requirements Please see Paragraph 4c. 8. Buyer Education A handout or brochure will be prepared and provided to ihe lot buyers infornung them of the Conservation Design requirements pertaining to the property. Individual buyers may wish to implement the recommendations pertaining to conservation and natural resource management as presented in the City's Comprehensive Plan and Natural Resource Inventory in their individual concepts for the lots. Svoboda Ecological Resources 5 185-225 Old Crystal Bay Road Project No.:2015-013 Homestead Pa�tners Vegetation Management Plan PUR.POSE The invasive species located on this site include common buckthom (Rhamnus cathartica), reed canary grass (Phalaris arandinacea), and creeping charlie (Glechoma hederacea). These species are considered invasive terrestrial plants by the Minnesota Department of Natural Resources and should to be managed accordingly. The vegetation management plan is to focus on controlling invasive species within the buffer areas anly. Therefore, the following vegetation management plan describes effective methods to remove the diffezent invasive plant species along with the re- establishment of native vegetation within ti�e wetland buffer areas. In addition, SER recomrnends that these highly aggressive invasive plant species located within the wet�ands and upland also be controlled as circumstances present thernselves such as part of an overall site landscaping plan. Removal of the buckthorn masses may result in large areas of denadat�on so buckthorn removaI is not recommended on a large scale unless it is part of an overall proj ect wide revegetation effort. Pursuant to Orono Municipal Code, Chapter 78, Article XII, Section 78-1632, "The Conservation Design Master Planning requireinents of this article apply to aIl proposed residential subdivisions or multi-unit residential developments greater than five acres in total area or guided for urban density (greater than one ur►it per two acres)". The Vegetation Management Plan has been created as one of the conservation strategies usea within the Conservatian Design Master Plan to improve the sites' ecological assets, The developer is responsible for initiating the vegetation management plan immediately af�er development plans have been established. Selective vegetation management will initially begin within the area of construction and then be applied concurrently with the construction to the remainder of the area as appropriate. The vegetation management will continue annually until the invasive vegetation is eradicated. See the Schedule of Activities sections below for a description of the timeline involved with the vegetation management activities. METHODS The wetland buffer areas will require aggressive management to be preserved in a natural condition with predominant�y native, non-invasive plant species. Management will include the control of existing non-native and invasive vegetation, the encouragement of native species, and future monitoring of the site to discover any newly established invasive plants.Native species that are dominant fall iato the Northern Wet Meadow/Carr classification according to the Minnesota DNR EcologicaI Classification System (Dunevitz and Lane, 2004). However, the proposed wedand buffer and buffer setback in Wetiand 1 is variably wooded. Common buckthom and reed canary grass {see below) occurs at both wetland sites and are considered to be invasive within this community type. We have provided control recornmeizdations for bo�the buckthorn and reed canary grass observed in the wetland and bu�'er areas along with the other invasive species found on site. A list of desirable native species that are known to occur within #he Svoboda Ecological Rcsources 6 185-225 Old Crysta]Bay Road Projcct No.:2015-013 Homestead partners Northem Wet Meadow/Carr camnnnunity according to Dunevitz and Lane (2004) and in Restoring and Managing Native Wetland and Upland Vegetation (R Jacobson, ZQ(}6) is also provided(Attachment B). The removal and annual control of invasives in the buffer areas will be either self performed by the developer or contracted out at the developer's expense. This will also be the case for the installation of the nafiive vegetation. After the initial remediation of the buffer area is complete, Svoboda Ecological Resources {SER) (or another contractor chosen by the developer) will monitor the buffer area and submit annual reports to the city o�Orono describing the progression of the management area if desired by regulatory personnel. The developer will retain SER as a consultant(or other contractor of their choice) for the purpose of monitoring the vegetation management activities within the buffer area for the time period of three years, where the chosen contractor will visit the site twice per year. The developer wall request notification by the city of Orono before an on-site inspection is conducted by the city (or its designated authority). The developer's inspection contractor will report the progress of the monitoring activities to the developer after each site visit and will also discuss any issues with the city of Orono at the time of the scheduled on-site inspection. CONTROL OF E�ISTING BUCKTHORN Cominon buckthorn (Rhamnus cathartica) is established tb�roughout the buffer areas as well as throughout the parcel borders and adj acent parcels within the area (Figure B). Seed carried by birds has helped introduce this species tk�roughout the region. Buckthorn generally does well in moderately shady forestec� areas. Buckthom can usually be found throughout the Twin Cities in fragmented woods or city lots and invades fust from forest edges and slowly moves inwards. Buckthorn has becn successful at establishing itself in these woods due to its long growing season, rapid growth rate, and copious fnut production. This establishment of buckthorn has multiple ecological detriments such as out competing native plants, disrupting the forest structure, and reducin.g plant species diversity. These detriments have lead to major efforts to prevent the spread of buckthorn and restore the forests to an ecologically productive and functional state. Proper znanagement and yearly follow-ups will be necessary for this site due to the seed bank left behind by buckdiorn which can regenerate for up to b years after removal has taken place. To eradicate the existing buckthorn, cut the plants and treat the stumps with herbicide such as Roundup (or its counterpart in wet areas, Rodeo). Application should be full- strength. When cutting the larger buckthorn,place flags near the stump so that stumps are not missed when the chemical treatment is applied. Herbicide treatment needs to occur within two hours of cutting to be effective. If cutting is to take place in the winter, flag buckthorn so that similazly appearing native plants such as black cherry are not mistaken as buckthorn. One application of glyphosate {Roundup or Rodeo) on the outer growth rings of a freshly cut stump in August or Svoboda Ecological Resourccs 7 185-225 Old Crystal Bay Road Project No.:2015-013 Homestead Partaers September has proven to be effective, though other treatrnents are known to work as we11 (Converse 2003). Applications during the autumn or winter are also proven to be successful. Do not apply glyphosate or other chemicals during the spring because this is considered tlie spring-flush growth period in which sap is running and the plant is using stored energy. Therefore, the chemicals that are applied in the spring will not make their way down to the buckthorn's roots. Glyphosate is a nonselective herbicide that will kill non-target plants if it comes into contact with them. Managers should exercise caution during application, and not spray sv heaviIy that herbicide drips off the target species. For areas that are adjacent to wet�ands on site, chemical treatments must be labeled for aquatic use such as Rodeo. Basal bark application of Garlon 4� (University of Minnesota Extension Service 1999) is another option for a chemical application. To prevent dense re-infestations we advise careful monitoring of the site every 1-2 years. Upon the discovery of newly established plants it is recommended that the newly emerged plants bc pulled out of the ground, including the roots, immediately. There are specialized weed pullers to facilitate pulling larger plants. Pulling is the preferred option when there are localized infestations of sma11 plants; thoraugh monitoring should ensure early detection of newly emerged seedlings. During the buckthorn removal process it is important that soil disturbance is kept to a minimum and that already established native graund cover spe�ies are kept intact. By reducing tius disturbance, rejuvenation of native plant species wiIl increase and soil erosion will be kept to a minimum. On some sites,planting mRy not be required. Instead of planting, wait 2-3 years watclzing for natives to return from roots or se.ed. If a herb layer does not return after 1-2 years,lay down a layer of mulch with wood chips or leaves to assist with na.tive germination. Under-story clear-cutting is not suggested and should be avoided as an option for buckthorn removal. This activity encourages herbaceous invaders such as garlic mustard (Alliaria petiolata) and giant knotweed (Polygonum sachalinense)to take root in these disturbed areas. If the removal of buckthorn results in an extensive denudation of the area,the option for allowing the buckthorn to remain exists at the discretion of the City. See Attachment E which briefly describes buckthorn and the need for eradication. SCHEDULE OF ACTIVITIES FOR BUCKTHORN Year l Removal and Chemical App�ication: Flag buckthorn(if necessary). Cttt buckthom throughout the buffer areas. Treat stumps with chosen herbicide and corresponding methodology specific to the herbicide. Plandng (OpdonaI): Augment with native slarubs (3-4 different species, 2 to 3 per cluster ar dispersed), trees, and herbaceovs plants. Add mulch around each newly installed plant — about 1 foot radius. Protect young shrubs from browsing deer, rabbits, etc, using protective structures. Planting should occur in laxe spring or early swmmer to Svoboda Ecologicai Resources 8 185-225 Old Crystal Bay Road Project No.:20I5-013 Homestead Partners ensure successful establishment. On some sites, planting may not be required. Instead, wait 2-3 yeazs to watch for natives to return from dormant roots or se.ed. Year 2 Monitor new plantings and maintain protective structures. Ch�k area for buckthorn infestations as well as other invasive species such as tartarian honeysuckle {Lonicera tartarica) and burdock (Arctium minus}. Spot treat invasive vegetation that emerges with recommended herbicide described in the procedure for Year 1. Year 3 Verify that the azea is still dominated or becoming dominated by native species. Repeat procedure described for Year 2 for ezadicating invasive vegetation. If native species have not become established and a planting did not take place in Year One, then year Three is when a seeding/planting should take place. See attachments for appropziate seed mixes and seed rates. CONTROL OF EXISTING REED CANARY GRASS Reed canary grass is present within the buffer areas along both wetlands as well (Figure B}. Reed canary grass forms dense and highiy productive monocultures in a way similar to broad leaf cattail and piuple loostrife. By producing these large monoculture areas,the biological diversity is then essentially homogenizing to that of one habitat structure. Reed canary grass grows from seed, stem fragments, and rhizomes. Within one growing season, the rhizomes in the soil produce a dense mass which will out compete the native plants already roated in the soil. Reed canary grass is a facultative wetland species meaning that it can grow under a variety of hydrologic conditions. The grass tends to be found in moist or wet soils and can tolerate water conditions ranging from high water levels to drought like conditions. Reed canary grass is a persistent and tenacious Eurasian plant species that has been planted throughout the U.S since the 1800's. At the time, the grass was known for its large forage yields and erosion control abilities but as time�vent on other characteristics of the plant were recognized. Some of those characteristics include its prolific seed dispersal, robust vegetative growth, and dense network of underground rhizomes with thousands of dormant buds (Wisconsin Reed Canary Grass Management Working Group, 2009). Similar to buckthom, the seed bank can last for up to 6 years meaning that follow up management will need to take place following the eradication of the invasive plant species. Reed canary grass is one of the first wetland plants to emerge in the spring and therefore is capable of shading out other native plants that emerge later. To eliminate reed canary grass, it is necessary to replant immediaiely with plant species that can out compete any residual plants or seeds, and retard erosion (Rhodes and Block, 2002). A list of the seed mixture for wetland buffer A can be found in Attachment C. The recommended way to eradicate the reed canary grass for this location is by using glyghosate. The best sequence for eradicating severe infestations of reed canary grass is Svoboda Ecological Resources 9 185-225 01d Crystal Bay Road Project No.:2015-013 Homcstead Partners to apply the glyphvsate in the fall followed by a prescribed burn during the winter or early spring to burn off 13�e dead thatch. Then spray again in the sprfng to kill the seedlings germinating from the seed-bank (Jacobson, 20(}6). 'The timing of these activities is extremely important for this method work effectively.' Another controi method is to mow the reed canary grass in late June a.nd follow up with a late August or early September treatrnent with glyphosate by promoting active leaf grovvth. qlso if a fall application of glyphosate is chosen, then no mowing should be conducted after July 15. It is important that these time periods are followed for a successful eradication of the reed canary grass. SCAEDULE OF ACTIVITIES FOR REED CANARY GRASS Year I Fall Appiicatlon of Glyphosate (Rodeo,Roundup}: A fa11 application of glyphosate will kill aff nearly 100% of the existing reed canary grass. Make sure that the plant is still physiologically active before spraying. Year 2 L�te Winter/Early Spring Burn: This bum should take place 30�+ days afte�c the fall application of the glyphosate. Spring Application of Glypi�osate: This spring application will kill the grasses seed bank as it begins to grow. Reed canary grass is one of the fust plants to emerge and ane of the last plants to go dormant in the fall thus making it an easy target for herbicides. Spring Seeding: After the glyphosate application has taken place in the spri.ng the �88�� seed mix should be planted (Attachment C). This planting should not take place until 14 days after the application has taken place. Year 3 Verify that the area is still dominated or becoming dominated by nadve species. If reed canary grass still persists, another spring application followed by a fa11 application may be needed. The early and late glyphosate application can a.Iso be effective,providing 99% control in the first year(Paveglio &Kilbride 1996). CONTROL OF EXISTING CREEPING CHARLIE Eradication of creeping charlie is not propased at this time as it occurs ontside the buffer areas of the wetlands. The areas where creeping charlie was found are areas likely to be affected by grading for future lot development. Such areas are covered with sod or seeded once construction activities have ceased. Svoboda Ecological Resourccs 10 185-225 OId Crystal Bay Road Project No.:2015-013 Homestead Partncrs SPECIES RECOIVIMENDATIONS FQR PLANTING Attachment A contains the Minnesota state seed mix, Woodland Edge, South and West (36-211)that SER recommends to be used in the bare areas that will likely be created as a result of buckthom removat {Wetland Buffers 1 and 2). See Restoring and Managing Native Wetland and Upland Vegetation(R.Jacobson, 2006}, for more information on this seed mia. Attachment B contains a list of possible species to be added in the buffer management area that exists within the Northern Wet Meadow/Carr classification accordi.ng to the Minnesota DNR Ecological Classification System (Dunevitz and Lane, 2004). This list, however, is not a seed mix. It only pmvides examples of species that could be planted within this type of community. Attachment C contains a suggested se,ed mix for the Wetland 1 Buffer which is cuirently dominated by reed canary grass. Attachment D contains a list of seed suppliers as well as native vegetation consultants for central Minnesota recommended by the Depariment of Natural Resources. Attachment E gives a brief description of Common Buckthorn Svoboda Ecological Resources 11 185-225 Old Crystal Bay Road Project No.:2Q15-013 Homestead Partners CERTIFICATIQN Frank Svoboda and David Kublman completed the Vegetation Management Plan on this day,May 23,201 S. The plan was reviewed by Franklin Svoboda, President of Svoboda Ecological Resources. Client: Homestead Par�ers Project Name: 185-225 Old Crystal Bay Road Project No.: 2015-013 Locatioa: Orono,Minnesota �-°�.°�-.- d� President, Svoboda Ecological Resources Svoboda Ecological Resources 12 185-225 Old Crystal Bay Road Project No.:2015-013 Homcstead Partners REFERENCES Converse, C. 1484. Element Stewardship Absiract for Rhamnus cathartica, Rhamnus frangula (syn. Frangula alnus). The Invasive Species Initiative. The Nature Conservancy. Last updated 2004. Accessed May 17, 2005. <http://tncweeds.ucdavis.edu/esadocs/documnts/franaln.httnl> Delaware River Invasive Plant Partnership - Invasive Plant Fact Sheet - Reed canary- grass -h ://www. aflora.or RIPP.htrnl -Authors: Ann F. Rhoads and Timothy A. Block-Apri12002. Dunevitz, H. and C. Lane. 2004. Species Lists for Terrestrial and Palustrine Native Plant Communities in East-Central Minnesota. A joint project of Minnesota Department of Natural Resources,Great River Greening, and Ecological Strategies, LLC. Paveglio, F.L. & K.M. Kiibride. 1996. Integrated management techniques show promise for control for reed canary grass (Phalaris arundinacea) in seasonal wetlands (Washington).Restoration and Management Notes 14(1}:79-80. R Jacobson. 2006. Restoring and Managing Native Wetland and Upland Vegetatian. A joint project of Minnesota Depariment of Transportation and Minnesota Board of Water and Soil Resources. University of Minnesota Extension Service. 1999. Thisde Control. Yard and Garden Brief. h ://www.extension.umn.edu/ ardand arden/ briefs/h525thistle.hrinl University of Minnesota Extension Service. 1999. Buckthorn Control. Peter Dzuik, Script Writer. MN Dept. of Ag. Bullerin Buckthorn and Its Control: Hennepin Parks;U of MN Dept. of Forest Resources. htta•//www.extension.urnn.edu/info- u/environmentlBD516.htm1 Wisconsin Reed Canary Grass Management Working Grou}�. 2009. Reed Canary Grass (phalaris arundinacea) Management Guide: Recommendations for Landowners anci Restoration Professionals Svoboda Ecological Resources 13 185-225 Old Crystaf Bay Road Project No,:2015-013 Homestead Partncrs � � � � � •�y � • +�, ', .� � ' � ' � • (8) �AP� MAPLE TREE �� , , � � , t •, ``, .� �+ , ` ,' ,' �, `' �' `� ` . � ' � 1 : � �' ' ` ' `; ,'� ; {6) HL HONEYLOCUST TREE s , 1 � . ,�;� __ ., 1' � ; '� ; � ,� ' i 1 '.,\':r. �. ,�,,,,' _ _ -__ - - � � � I, 1 _" `,� ',,� `` . _ --< � '` (4) L�i LINDEN TREE .� �, ; j � ��, �� t, �,� , _ / /• ' ' ' 1 �, -, ; ' � I ` �� � 1 l �� \t.,` `, ' �` � `,' ' (8) �R� CRABAPPLE TREE � � _ � �, , �, �', �� ; ,. ��; ; � �; , ; � � ; ; '� �� ''� `� � � '" (27) � '�,, ; , , , _ , : � , LlLAC TREE , + ' ; , : � . �. ..__ i � . ` - _}--. , � ', ;�;� � . ; � --- �, � ; ` ; � ; 1 1 \ �, ,, �; ,� � . . �.,' `�, '�; '; � � ,�; �'� � % (24) SHRUB i��� : . ,; �'�:�;�, ; ; � `�:��.-. � ��� , � � ; � � �` � � ; ��F �� "�� �"ae•"",,,�•�� ` _,. � _ � ��, � � � ` ( � DQ3TIN0 TREEB SHONM ON THS PLAN MAY BE � � � � �� '; , s ';,', ` �e m7,wri� R i * t i��. � REPO�BR101VED PRIOR TO FN7AL PLAT TO AAEEf C1TY 1,4��: , e,_ . J s '�? '��' REOUIRB�ENTB. 4 v i` �•` t `I+L �� ��` ��`-�x �i ` . ''i � . . �.` �. m°{'Z'�r'3 f .� � ' R�, . ` � e�t �t '1 � �t�- , i �. • ►,`� ; •". � � � re� �i _ ;_. _,, _ , s � _.,__ - - " - - ' ' �, � • � � �e�w ..M.�..�a�� I . .1�. -,i1 � f4--1 rs.�f�- . �1 ^ � L:'.. �� � -�---�•, .�.� + .e.._ � � ; �p� 'F �,. i , � �.`�., '� �< ` - ' � r'Ii'r�ir � � _ � __�� __'.+M I! e i Fr.l• .� ����. �;,� �r O� �/�.� 1� ,�� �1�� '•�=I ,�.t`�'� `�� ,t - _ 1� ' �,+ }�� �" IWIMN� � `�l� ,, '�'J i ' ~ r I� ; , _. `, � � _ '�` . �S� ,u .M��1 ` 'L '/,��t ,� �l � 't.ta.e.'�'..' ; r �`,�� ��` ,� `r �"� I,�` ' � ���� ti �' ` � ,�� `' `` � . ----�-- . \ ' #` `�L \�` ���i R 'ti � a`w'-.` �` ��' e``. ' :l . �'. 1_. I' a� 1� �`RR- 7 f � I�r• � j 1 'v� -` ~ . _�... ' � ``� � �y y r�,4 , � �� ,\� �I� + ,�.. � ► � � W�MYt.�Ii� �L,. ' • .�• -li�' �..:' /,J ' •�.._ '„��_,�jw�r.wa�rp�r •�� :--- . --' � ` �+''.,..w - w,eiaw.l i� '_ .� . i `•' ` �. �� t. � �� t f ti� �`O''__ ' ,�J_'- 'k ..,, ' _ .d`. ' __ � �` „ `�_--�� i ��' ( _ --� � � ,� ;, , _ �� � � , � ' -- '; �;; ' - --� ��- - � �- ` 1 ��. r �. . �� .yv.Y ,��. 'r . L, "-�.� �'�—��_-�---•~ ` �„ `` " ' '/{+ �.� �r w g�°' . -wr-'1 �' > � ' i _ �� �,� ` '9,� ` ',`I' �1�_• .v`, - ^, � � � ` ' ' .... . i_.M. '� -Z-�_ --r;- -.�._ ` , t , . - �,�r��,.I+.�..n :�-- �_'� _.�, � . _ 1 - "- �� ' ` -. '=�..,�4�ti,•,� ;�, `I ' � A�..hFni�leAr � t �� '�`w---- ----'� `'� ���� '--- - i � ' �, .`\` : .���^_ *.' �� !�� ! �� - .�- / .� ' ``+`� •"' ��. , � I`•�►, __ . - . , ' �, , i � � ; '� ` � ` � 1 ' ', �' ♦` 1 � � � wrt r � • ; ` ', ' _..._... .... ' � � �i ____. . � �'�+� � � .�.T_i ' L �. _._'. . � � �� � � . / '�'� 1 T�� _ ' �11 i -- - -( �:�; --.. _ � , a �-�r""1 j - '. .� .. . t...• _e . -----r -- , ,er�"- ++eiln-- : �:.� �`' ��.' .+�, �� � � , -� _ ,' � • �, ,• -. i r ��, �` � � �� � �� �� � ; � '` � ',-, -- . , - .. ` ; � � ,� hY.. �, :`.. , � , - � , : , � :� '"�' - � � _ .;..r,�... , ... _ ._ __ ._ ,� ° � ,� _ : � __,; .__ -- ; ; � , ,-. """:' � � ��,, r� �;� 1'� �� -_. __. % __ .;:'�.;� � � � ;�;._-�'� ��� ,.�,..; '��: __ �{__ �r . . . ,. " � � ...R �a:� ,� ,, , , ; , ��` ', . , '� .11 --, ; �` . , �, . �'' `.,,�ia�iw�leF+ `yi f `_ rtf�� , nc. - _ �'r�..i�� � - �� ' � ;'� I '�� `� � r ! , `` `, n"'�i s. i � � 4 < < . �.. . . i � i i i � . . � � � ___._.__..._�j�sar,"��in"ti '"w.r��wn�nmras uwwiwr wi�"�rr���re�r'�swi� � �► � LAN09Cd1PB NLAN ru`e r. ---- rowmn.n,a.ea�nnn..riuiw.wcnu.�erru.wr �s ��ur.a sn. � $ATHRE-BER�IIIST.INC. �i --� � t�i��'niien�m'��"wwua�w� irr�n�r�wwrwnawr��.�w ORONO, C�YSTALHAYEBTATF..4 �p -- —-.�_.—__�_______._. �.+w�.�.r���se��amo�anr � .� MwA�HOTA MOMESTEAD PARTNERB,�LC � r. ..�. , � � ��_� . . -�.�:'�' --- -- .-t ,�, �°- �� • ... ,��: -, 'y ' ,��y+��.� � .�_ - .T _ ""` �..ur� '"i'i �•�� " w�� � �r - .r.�-,_.������� , ��a -- � _ - - � ' `�� , ).. ��.. . _.._ �w .������r�1�� wi� ���� _� � ` �- \ 1 �c• - =�- � _ �J+ y� . � �r' !b -v��lyi+l��� r.,,;i�: ♦ ;I ■.� '_���� ��e`� r e. - .{ . ���r.�� _ -- ,. "�-- �' _� •- � . , � ','�� ��� � ' •J �„'.!,���y � ` _ `�, s�,�;�.y�,..- - 1�` � !�'� �I�. -r__�`. �!�. - _ ..i--e.rr '� �' �-,ti,� ��` ��"{�ir'� •, �� i � ^.�_ � ��4'a�'S4� �.� � � � � � ' ' � � . "�K4'. �c�y� �,`'� �.� ��!""'��� �'/•�•- �1 �:x_�`,7,-,.r����'y�,�_r" �-�'� 1�� •-..... �, �:,�'���''-,�=I"l-' ''I' ' 1 ��%[` •� .��_����� '�-'�'�-4 _ __ ` .,r�yy^k�'�f� �' `� �•�•� �.����7��`,'1�� � , � 'x'���.i��k�� ` �Sxl , -•. ��,... , ..w, ; ��i, 1 �r --� '�•lr;.. �-- J tt��t�'•' •�'�; �► ,;!'� — .�"':— � ��.-�;,:� t ��':�, � � ,•;�-�� ,1�'�► 5 —tiy�' ��� �*�� . `1!T'•��� 1 "'.l�i a�.... _ - -�_ _..- ��. �:.__._, � - _ �-���:�. �� ��. t y.. ��.,.,_.�r.i� - ' �- - -�•+rt�.;_--_.,ti,.. ,r , , �. �; ��r's:�r.�►#�� - — - �.�,� -•- .- Cfi11+`�11��ie 3r.;4.i,°--� •' ` �`y� , '�� ` �`��i� ih _�_.1"'"""'-.�[t�` yRr^,�,�'„'t�,�.. tRr�i.�.tWti.�r�er.'.,��►'�.��'"��. '.�.�� 1 � �I �� ` �.�.- -•._ ., � 'r ` . ` �1.;. .'/ Y� • 4�� , ��:. ..`i --..r� '`.r�..r ....- .I� �L.� 4 �t ��,�� • / �, /r � �� ���� ' �� M• ��j :� �p'� � i � � ��• �e4r, �� ( ; ���' �' .- �;. �-� .� �, �,,� ,� F .c�_�_:i►" ,. �' �� r� 1 � '�� � __ � __ ����� __ IIIi � ti��.��"r „ _ ,,,...��.� - �f►TI'.3►�I',�y�►� �� ` 'j `,: � � ,y.�_. . '� . . ' �1�- ' , • �`. ,_' ' .. . � .• V i . • •':Li_. .' - r.. �!!1-.�._. .. ._ r.. � `. ;. I , _.. '- �"_Y�'. �,+.' . . .�.. • , . .c _ a .� ...� - �. --- j,� ;, _ `. -i.� - ^ _ ��^-'�:r,,.i �� � � � � � � P'1` � n � � CD � � � C�ER 3:Seed 8 Seed Mixes Mixture U7(Nadve Savanna d,Woodland Edpe) Common Narr� Botanical Namo Seedsloz. SeedsfR4 96 ot Mix � Bluestem,big Andropogon gerardl 10,OD0 4.4 8.0 � Oats or wa�ter wheat' Avena sativ�or Trlticum aestivum 800 1.7 38.0 t� Wood chess,halry �r�mua purgans 7.600 4.2 10.0 � 1MId-rye,Canada Etymus canadeqsis 5,2pp 1.7 8.Q �j BoVfe-bntsh grass Erymus hysblx 7,600 1.7 4.0 '� Wheat-qtass,slender Efymua trachy�aulus 6,900 3.8 10.0 � 1M1Nd-rye,VirglnFa Elymus vlrgfnicus 4,200 2.3 10A � Rye-g�ass,amual' Lolium Ifalkw�r 20,OOU 11.0 10.0 Switch grass Pankum viigatum 14,000 0.8 1,p Hyssop,fragrant giant Agastache foenkulum 90,000 1.0 p.p Aster,smooth-blue Asferlaevis 55�006 0.3 O.i Asoer,larye-leaved AatgrmacrophyHus 27,000 U.7 0.1 Milkvet�,Canada Asbagalus cenedensfs 17,000 D.4 0.4 7i�trefoll,ahowy Desrr►odfum cenedense 5,500 0.1 0.4 5unflower,earty Heltopsis hepantl►oides 8,300 0.9 0.4 g Berqamot,wlld hRw�erda l'istulosa 70,000 DA 0.1 o B�ack-eyed Susan's Rud6eckia h(Re 92,OOD 1.0 0.2 Golden-plow,wYd Rudbet�da laCiniata 14,000 0,2 p,2 Aster,upland-whiQe S�dagp Ata►+nicoldea 84,000 0.4 0.1 Goldenrod�stiff Solldago riglds 41,OOQ 0.5 0.2 vervain,blue ver6ene hestata 93,OOo a.s a.t Americ�n vetch Vicfa smericana 10�000 0.1 0.1 AlexandeY's,heart-leaved Zlrla aptera 12,000 0.1 02 Alexander's,golden Zizla aur+se 11,000 0,1 0,2 Total: 100.0 Recommended Rate: 13.0(PLS Ibslacre) *Note: Oats are used in s rin 8,summer and wiMer wheat in the fall. Summaries Mbc Seeds Per Squaro Foot Miu Seeds Per Square Yard MBc Seeds Per Acre 37 331 1,604,208 '�.by wt.GressQs %by wL Cover Crop %by wt.Forbs 49.0 48.0 3.0 K by S�ed Count(3raa:es °�6 by Sead Count Cowr Cro X by So�d Count Forbs 51.0 35.0 14.0 R,taaobaon. WeN�and RestoreYon 8 Afu�agerror+t Page 35 d 70 � !"r !rt � � � � � r� � � t�00Z�+�f P�EIq�d �^ai�8E:�ue o�dmeg Z� Sem�rJ nniy te�y,�pae 2IAIQ a�os�w,ry��yi;o lao[wd�utoC y 9£ z gl _ .. . -.--__..�_ ..._ . _ ___- _._ _.._ _. ._ __ _ � aaPla xog _.,�;. �� _ . Ob 'g S - _ ._._�..._._.._____.----_-« ___._.....__ ,- --- _ _ ._. .. . ��4 anlH� moW13�'4�L1�� '�l�M� ouoruT..4i�n _ dss _ vunEtrtjaina _. --- ._� _._.. pt _.. .�g ___.__ _.._ __...___.�_._.._._._.�,,..._..._.__ __. _ snup�nj. �.Z :Z� ._- --... ._ _^ .... _ �.-- - � _ _ _ �°Pu��►�I1< , _ _.,. .. . _... ... _...._. L8 : _ _- - -- —--....�___._ .._ __ -- -- _. ' - :£ :6Z 'N��J« 4�f'1i� • _"�iurinj'D,fsuuad;` ._._ _._ _..__. _.._ . _.... . __...._ __. ._.___.�_.____._.___.._. . . .�...____._.._._____.__,...__ . � � ._._ __ -- - -06 :S ,8I _ . snu�zuid 4 �f [H' _'." �--- ��-•---�_ . __._�.. .... _ _ . 09 i S _._..._z._ ..._ __�__.__._ .__.____---- . - ,.,___-.---- --- _____..____�.. ,_ Z£ , y8�� . .. � ue8ra - "snuFxri,r,� ___.. .._._ _ __._.._. __ �aa�raaw`e' --- __.. .. _ ----. _..__ ..._.___. ..__._:_ � ---�, .._ ._ ... ., :OOZ __._. "I i buvouawn � . __�"srewlll ;b 'OS . ._- -�,. ._ .. _. ______.. _ .. ._ _..._. '�4�f�H .� - ---n�a���oo .._ .� ...... .. ,.._-.' . . ...__,. .�.�._ � �.�.._ ....�. i :IS£ '6 :6£ u�a,�qs ------.. _ ._.._ - _ _ _ . .._.�....__. ._ . _ _ • 'OZb ..�;5_ ._._.-.b8_.__ _ _____ a I�y1i � j - .ti�� _..._ .__ _ ___.__._._ ._ . ; . spja�. ..-_..�,.___ ._______ , __.. . ,_..._. . __._ ._._, ;�.w�o�q�na��g. _ _._..___ ._..._ s'�ur117 � s ; , . - �� ... , __.. � �,. � ; . . , • ._..__ .__. _._._...---_.....�_ '9Sb 9 ;9[ _. .�..Y__.._.__ _ '____.____._ _.._. . _ . _ 4�03I s:utia,� 1 '?I�'8ae�; ' .. 'v�ff_.. ,.----- . . � , � `S6L SI ' -_. £s ._.._._ ..___ __,______._. .�___._ _.._.�°n�sseg� � ,7' _ ;.. .� nuv�r�at�in n.l� . _.. , ' __,.._�.__,_.._...._ -,_. ...__ ._ _.._ � OOMTI / r-Tl - - .-- .. .. . � _ . _ _ .... ._ 1 ' ' . �� ���xxl����'W:.�_.._.�. ___.... . : DIIUtJt1�!!A, �2s� � 1 ; , � , _ _ _.. ._.._ . � _..____ ,_.�.___..._.�..._�_..__.�. " ��D�s �S s�� . .,.. �dBlR18$ZIS':__r.._w.__...__.r._._.,. . _. .�_--.._ ..4 . -"'-- .__ .I�... ._�._..,�._ .__._.�._M�. .._...__ . --�—."_ .._..� _ .._..--'... _ _ " _ ���, .. ....... s . ,_,..,_.._..._�.._.«.._..._�....---�..��....._.._.w_�..._.�. � , � , ! ._....�--r.._..�._.,_.,_._. ,_ -_. .,_.___, '^ i �;��y. ���' £ ;i E E . .. .._._ . __... . - - ,-,_ ._ _.,.. _. ___._._.. _.__.____. ���i�lH; . , ....- _ __ ._,. _ . ____-.....�._,_ : £ �_....___.,_._.._._..._.._._____� ._._.. ..___ � . ... :aaxy�C.�o�a u 6 :6 ,Cuayo xoe�g. , _ ___. ... __ _ _.. o u v.r8i 6... £.,_ ,_ _._._1•_-_—__.__.__.. __.__�_.___._.._,.._._—_. �_.._._,__,��� . aas `" �£ __._—___._. -- ._. _ _._ . , iapla xogt --: _._. .__.,__ ._.... _.__.___. _ • ---_..__.._. ____... ,6 ,£ ____. __.._....�..�_....___..._..._.._...._._._... � _... ._ � , ._....____—.__....._ ; �+1 s,ruiud £ -_ __w_ _____ .._ _ .._ _. . ---- -_._....__. _ _._._..' ._.__.r.. ��uq/�►� ..I, . - -- __ - - __. . . ZZ z ._._..._-- .._------._.._._._._....__.__.- � 'II ��•�p ..�,___�..-----...._.__ . _ . 1""�i ...._ ............._ .. ...�..�..�.__._..._... ...,,. D�III1�3tt ._ .._.., . . �lln __ ...__ _ ..._ _...__._._ ''Q�1�1i iuv,�j�truuad -. ,. . _ .__._.___..,_._._. .___ '�SI _ ____.- ---___,.�___-----�--- ' ._..... .... . _ . . . :£ S : ���t__ _.___..�. _.._. ...__ _+ _... �_ - . snu�� ._ .._ _ _ 9i _ __.. __. __.___. ---- � • - - - � . _.., � ;Z 'g .. .__...._._____ _____.._..._._ __:._...._.__..___. ,_._.. ....___. .__ ._...:__.. S71D1uapt.r,io . . . . S�a�. ..�. . . . ._. _ . _--- ---_... _. �ao m�:: — _ --- .. S� ;Si � ; _ __ --____.__.._.�........ . .. ._.._..._�__.._ _ ___ .. ._,._�.._ . . . _,..._._. . xyoty�; � �_. ._. ._ _ _.. _.__,_:., . _..__.;. _..__._ :__._,. . au��aaaqM� -. .. � , .__ °W ... .. _.. .nd.�naar� 'ZS ,b �EI _�_..._�__._ ._ , .,�. � .�_ snafar� _.__._.._. ._.__ ..__._..___.._..___ --..._. r +'�+9�Us �snura ____ .. .._ . __ __._._ . i �I��mw2y�tg? � x, � •stuuo�pfai, -_ i o -- - _� _ . ..__.-- -- � . ZL y gi : __._.._�..___._..._.__._. " •x(•Sue�; " , ---_ ..---- --_... __ .._.._. . ,. --__ _... . _ _ .! .. �X�IH . ___...�. �. __..._._- -- . __ _._. ._. _ .._ . _. __ _. Y ,- . _ ..... .. __..._._. .___ �I�Y�I ; f � � .� 96 .__.._�. _�._._ ... a. v�8:u �snu1xvi,� 9 ^9[ ' • ___.__.___.._. ._ __,_. __.._.____. __. • oo.n _.. _....�_ .__ . _ P �I 'qaoX'}I�'I[!I'1t)i ' ; armiai$irA _. . .. ., � �sD: ___ _._._.. ._ _----� - � �ZSZ -ZI IZ .._. ____ . ___ � ___ :�_.--...._ __..�. __ _ ' .. ___ ' w�a�uauro. _ - _ _ .._ . _ _. ZbL '6 . . . .__._ ._._ _ __ --- --._.--__. "I nui�r.iawn - -•-. _. Zi£ 8 G£ ----•___ . _._. t ... tu�a�S.wd�s � . . _ . . .__ _..__._.� - _,_._ ._ _; __ ___ . --- -- , t �es ----_._._ _ _-—----_._..._.�.. �itm�r . .- :.._ . __.__...._�._ D.�Q�.,' �� __ ._ __ ._.__. _ _ __.....__.. �P��Ruots� . . .. .... _ . ._ . . I6tii IZ ,"" �� .__._ _ __. .__._.--_--- --� - _...._._...._ _ . . [L __�_. __.._ _.._..-------_ ..._ _. ._ �4� .iana .__.. .._ Poomseag - __. __ _ _ _._._ .:_ .. __.. __ .__...._._.�_ � � {1065 6S OOi — --.._.__._ - ---- ..,. _�. .__�___.---. ' _ � `nuoorrautn ��nTIEL ��datu�e8ng___ __.._... _._.w.�. . __�� _ ,_ ... _....._ _ _.��..' . . ;.._ , _�__._ ..___.,. ; � w�uny��n _ _ _ . . . ... .�_ -__�___..___ _ _..____ .�:_._._.___._..�_.-•------_._.� _...______.. '._. ns ' .._.__ _.__._: .�... �`, �►�n4V s��mS a�esN w►+�aw ' _„�,,,_{1°OT<�eaaiy�fdoiis� � � ] '�°�iY tats�dsqnS �o�� �+4�in6: � �df� ...�.,�_, _ ��f�ta$A sa�ed� .uef��: . _ — �i(30ffM6SYB-3"id+fW;�i1t tJlf3H.tht)S _ � ._ �_ __..,__ �. �: S� - — — — • _� y._. . ," ' 6£SHI�I lsa.�o,�poo,essgg��dey�aisay�uaaq;nos :sse� s�osauuiyti�.qua�-�s8g io3 sasrZ sa��ads,ynmiuuco��ae[d a�!3�i�ij 'Native Plant Community Species Lists for East-central Minnesota Class: Southern Mesic 11�p1e-Basswood Forest MHs39 :Quercus �macrocarpa Michz. Suraak ' �3(_^3 9� ;Populus'�.�l�tremutoides � � Michx. � Qnakingaspen � � 3; 3! 9} � �_ t , 3 ti � � � , , "-------.__._....r� ' � : �..—�..�_......_._ � ` - •....�..__._._.!__._�� _Shrubs_.`=___._.._;��sbali � ' �L. Prickly gooseberry � �� 9'7=. 4 388! Ribes _ .� r.. �.�_.�.._....�. � -�—___�_____._. :Sam6ucus _� �racemasa � � _ L. Red-betried Elder —T— 53a 6t 318� :Prunus _ _ M'virginiana � L. �Chokecherry i 1 53, 3! 159! !Zanthoxylum _ :americanum _�� ; Mi1L i-- Prickty ash ����L_ 39�a_3� _ 117i !Cornus �.! �:alternifolia � ' L.f. Pa dogwood ! 3 �_3� 96� ;Ribes ___^ :missourie,ue _ � - Nutt. Missouri goos i � 13 5� 65';' :Srap�lea .��_:trifolia L. Bladdemut $ 71 56i ,.._��__� � :Dirca jpalustNs� _� j �L. Leatherwood ' � 8 2 16� ;Prunus__ .-.--— _�arnericana ; Marsh. � Wild lum ` 8A � 16M ;Sarabucus ;canaaTensis �� L. CommonElder 5� 3 i5i :Ribes� � � samericanwn Mill, Wild black currant 3E 3; 9� �Vburnum s rafinesquianum ' � Schultes Downy arnow-wood � 3 3 9i °Viburnwn_�_____.,����o ...-..—_�� L. Natmyberry 3, 3 9� �Cornus '.racemosa Lam. 1 Gray dogwood i I 3 1 3 !Vines � ' , , . � � ; �Panhenocissus��Espp• .� � j Virginia cre —j-- 58 6 348� ;Men um �canadense ` L. ' Canadamoonseed 32 4 128� _�`?e1-'=`._----- -._.__l�_� ._.i_-- _ _..� �Vitis i rtpuria l ' Michz�1_ i Wild grepe ` 13 3 394 'Smilax.--___�-��hispida�� +—_v�__-rt Torr. I ��Green-briar �— 13i 3� 39� ICelastrus ;scandens L. Climbingbitt�e[sweet 8 3 24� :Forba � � ` ? ' � � iLaportea �canadensis (L.)Wodd. k Wood-netNe ! ! 7 17 1258� 'Hydrophyllum--•�virgenianum --Y 1 L. �Virginia waterEeaf � 89� 13i 1157� ,Ei�roRium� jalbidum ; Nutt � Whitetrout-li 29p 27 783 �.Asarum__�_�_:canadense � ' �L. � Wild ginger 4 1 672! � � ; �(Michz.) i 1 I i i ;Osmorhiza�� �cJaytonif � � �Clarke � Clayton'ssweetcicely ���, �_�497� Galnan aparine � � �L. � �Cleavers ��82 5� 410� Ytota_._.._..---- ,�4 __._.._._� __.,._____.� ! -�- � - — violet i ! 7b 5�--- 380 �Dicentra 'cuculla�ia ' .)Bernh. ` Dutchman's-breeches i 5 ?'i 350� :5anguinarin �cmtadensis � L. Bloodroot ' 3 252� ^Caufo h llu�n thalictroides .)Miclu. Blue cohosh 63 252 iTkalictn�m _ 'dioicum L. Early rneadow-rue 63 252 ��4nemone aacutiloba � � (D.C.Lawson Sh lobed h atica 34 7 238 A joint projcct of the Mmn�DNR and('mat River Greening Sample size:38 roleves 53 r�bt,�d.ren�y zaoa 400Z�anua f P�qs�[qnd s��►�[y gg:�ms oldmsS 6� 8m�n�rJ bn�2[7�u�J P�2INQ Wosn¢u�NI�R33o�Ioud 1�of y ,..._._ ^_ _ _..`_�'ll _.`��_._.______....._._ _�__�___�._._._ ---- i £ E ' i �oaraxeas K�et9 Pugt. ---------.-_--____._ ;.._..�--.._ _.__-,_f_---- []Bj�= i"'--_"---- -____t. _ 'D�p�I�D�� .._..__. _... . � . iE �£I -r---------- �6£ '-r"-- 1 _ cn{ae°'C^s°qSt ._----� ---'��" _y • , . �� S: �6£ !£ y,£[ �'�__ --- ._.._...._ 'lt ",_ I__.s.___._s:n"_ � _,.__.__.._ __ ' > �'�P�4��I! -__�__.�'�`..�`� n4 �s; �s?ya.c0; `__ ril � + �ox�.�q�w naa-om ,.�_ �P[ITM�'►�')! -____�'.Y'.,:______.___._-----n.�qni;. ,,._��� ,� " � '8� _.._ E.-______Y_________f__—_.__,;.�__. 1'a I .LS �. t .'I , ____._ Y �_,��� �mull?W�ui�owQ! ----r-- �� _..._..__�_._.�____._ �vJJ��I f�P.'�.� - Fb1latFl�Y�v i !8ti ; -T � � ' ----�E�'-_.._.._.,-_wii� u"_ �ool-0st ----�-_._..;_ 11. d� :8b -�---�--�----�-..��. -' anae - ot '�Q{'ua.L ---..�---F s?J�ltsi8uoji_.._._ nzi ours , :8� ~,9' r 8�^-I---_-_-�---__._..__-- -__ __ _._.umiue�a8 pjiM�'-----�------ -�- -��. ._,�_._._----;-....__._;._ Wna�naq;n�an`�'�.r�iy��< ig� iE _�91 .,.�., �9 � ...__ �1 MI _._�ntrurner;- --- ` tumuni I 3 ���I9�oueSau�j-�_____ .�.�_.. _--•-- - - aJ; ;gs��...�z ;6Z � � ^� __.. I i ��g�� -r.�. . _.._.D�$81�'i __... .. ..�.n�.. . 7ffl ----� ; ��[�u38U1ppOH _ t" .,Ii=._" _' � - _.__�__ 1 .S'. ;£9 _ ,£ :IZ��� �'P�9 F�bW3-�q.L' � � � ___ �'rrvrreula�;� �iunilju� �9 Y��----��----- �`___._i,..�__. -- saan8a;i4M�__._.�.�__....__.w.�,..._����y� -_.._.__ __..i __��`°�c�___ ,wnllnJ b9 IZ :Z£ �� '.���_ �`ian�o�-aoure�r _"�"`- ��r;J.�.._..._.,..Y�__..i_._._._ a'vapnu'r�" iuna�� 'ZL j£ -�� -� �aas-s,uowo�oS Hi� ��qsu�d��Pll�AA)�� " '"`-- � •��'_._. -_-- �Jr�' ;�L �� "•L£�i ' ' ' ° 9 �i ? sua�sarind;��ritnrrnio8�'joa; t...._.�.�..._-•----;i[�----.-i_..�i._..�._� A"43�a[-'ta°P??Ii -------�,.�.._..._._.._._.._._..r__�__._--- �LL L �� -----: i "13 ,,,au,aqn; ��u�, ; � , ; , ��Mo���! - ..��i�.^ �98![�SI _"`�.-- -,-.__.u'riuo�pun�8i _,__._.,...utnr... ` rr�i; iG8� -:£ ; -�-- � ! ('�n1�il'11)� s i . �� i� � i reas-s,aouwloS wa?�� �31a�Ag �allgAA) �� �...._._._.._._.__. < _____ .__� `� '£ 'z£ � _ -- ' " ��1�9�� u�nt'°uo8,t�od, �ZOI �,£----�£'t""---�----- --- � � "�O.L�'P[l? . - � -; ajneua�f Y".__�__.___._.. ' � ' ...�.�'.,,� �[o!A' --T-----�--- 9: uox�r�a�� �b0i tb !9Z �- j `_", ;oa-am-uano�p�73 `��' . __-�._.__ � -__. __--._i�,----. _...__. ..�oi,�; ;bi i ;8-�'f-�...�..£ ; s�i B �H('��� • _..._�...____�,:.._.__..__sua�n uq, tbi I : 3 P09�I Pu"�I --' --;----.-_..�_ + . . 18£ �£ ' ; P�,�Bal�. �_...__._. mrm.ixtaum�_._._,auowau�+; �9i i '.__:��.___�..�6Z_��. _ -�---�----- -_ .._� ' --- , � - �dds•_.._._.� j9ZI�iE �;Zq ';-----T -------_____--- 4uo,n�uoH�"� ; �'�Q��.� ; ___ srsu i-._._ D . ._�1?di ��� -�-r-- - ��, Fuaajoldti�: iZST {6I =8 ; ����' auo[nai�8�� � _ �-_ ��soJdaJ;._..�.---- Diu�[iyd'. '"`.—� ---=-----,-------:-- �3�- i �3�2I ----�--- : :6Si +£ i£S S E �► n �-uf-��aff ' � � :� Wn�auiaJiy;.�-'_.__ uoiuiau�� ;__.._.__ 'S9I �--��ss-_�__�....____;..� __._ _ � �ou�S •.1 -----i---rr �ll�.y�,���___��_,,, :89T � b -=-.._.�� �uoittaae-poob -„,-�-_._.._� „�;---iiilof9���^�-------� _ s��' '�� .�.��� o�lo,jan�um�il"`_ - auoriiaud+ `•�LI£�.��zb _ i xoi4 l�H� '{,t»i�AA�P�� "T��n�i •dss���__.A��un�iip '_..- --.._ _._: [._._.._..._ _ �S I � l�s-s,00wo�osas�aso�ag� ' xol�ld� �.,__.�_.._.,.,..__--,_.�__.� -- i$6T fE 99 , ---- - _.... _.._.._�_ --- - i �.; 3�Q �v' i ;' nso�+ o ' .��__.__ `;bS I __`--t�_._.,, __ X�I PI►M� ;' ,�roP____r..�_._,..__..,f_____— � � I�SS; tWZ ___d •�_ ��y��as,iaaueqaua�PsuB�; snu$e ��o� '��IIY' �_ ; Y1I�8'�I�'�"�� .�—sl�pmmo-�-'.�,i--__—__.-oirn�pa�nl; -._.__. _na�.rr,�; :. ' ; i ,�. ._,,__„ � �0� +� ,� -----t---------- - u ,��oaWtpO•�f ; '��� �1 S� !�£Z -- 6----. ' o Sez r -T------.--�.-_.�_..__; _.__�..�1��. _ .. . ___08 0 �i _' � ' --�--._____.._._� �i j i� zasmq�� � vtaualnnuo�' �___au�mpuv�, '£_._....._�'6L �rI � � --- --c-- 'O�''aC��Y�I)� � , 3L£Z �.��._._�_.._._____—_-_ u Raq mO[le�i; ____'.`� �S�- -- - � ._ __. --•--... _._. .. ' _` - -- ��._..� �DAD�p11D./S't__----...___DLfpj77A�]� - 6£sHNi �saao,�poo�sssg-aidsy�i a�say�u.iaq�nos :ssel� �;osauuiy�i�lQa�-�ss�io3 s�s�-�sataads�nmr.utuo��ugid a�uBHi �Native Plant Community Species Lists for East-central Minnesota Class: Southern Mesic Maple-Basswood Fvrest MHs39 �Claytonfa ;virginica � ; L. i �Virginia spring-beauty 8f 4� �32 ;Aralta inudicaulis ^^j, � L. � IW'ild sarsaparilla � _�_SS 41 32� �Aralia - _---•---1 racemosa____._ � � 1 ��erican ikenard �� � 11 r�J______�22� ;.4ster �_ icordtfolius _! � ]L. , Heart-leaved aster 11 2 22i i�Prenaxthes-+-_ lalba _—� _�_� ! �� Whiterattlesnako-root _ � ; lls 2� 22; —r.______t_ !Rudbeckia .�..,._.�Flaciniata�� t � L. Goldenglow __ '- 8�_....__... 2� I69 �..��.______' fRanuncutus ��'�fdus � J ! �Michz. ���.cspid buttercop � � 5� 3��IS�' :Cyprtpedium^ T�calceolus L. jYellow lad -sli 5( 3j 15i �Galium �concinmrm �.,�,^ j �T.&G. � Elegantbedstraw ^� -�— 5 3� 15� _..__._......._.�__._....____:.__.____.___... _ `� __.___ .__,. sEupatorium --E'r�°su'-n-- ---�--._'��_ Houtt_i_!_^__ �mmanseakeroot _� ..._. ''E �3a __lsi sHacketia �_�;��_ ! Stickseed ! ' S� �_ 14! --- � - - ;Urtica �dloica �ssp. gracrlis IL. �(Ait.)Selander Stingingnettle � 5� _2 10� Cerallorhiza :ppadensis ! �L. � �Columbine � � 5� . 2� 10� � 4��� _._...._.�v..__�.._ ` 1 - -- Coralroot E 3� 3f 9� Sicyos------~{angulatus �__��___� L. Bur-cucumbea # � 3! 3� 9� `HeJianthus M ihirsutus - � ; Raf. Woodland sunflower � � 3f 3� 9� �Sanicula �y ;canadensis ! ; I,. Canadian black snakeroot 3`� 3� 9� • ----•-�---�-;--- ;Geum.� - _��ulep tcum �var. `strictum Jacq. {Ait.)Fern. - Yellowavens 1 3� _ 3{� 9j �Maianthemum 'canadense Desf. Caaada mayflower I 3� 3i 9I ;�._..._.______�i_ ;Allium _ i y(�tricoccum �var. jburrt�ckii �Aiton i-Ianes. $urdick's leek ` ' 3a 3� 9E �Uvularra M"T isessik�a _� � L. Pale bellwort 3 3� �_._�9� : � - # I (M�-� i 1 � i ! �Desmodium _�_;g1uWeosum � i �Willd.)Wood � �Pointe�-leavedtick-trefoil 3� 3s 9� ;Campmiulu_ l americana F + --- �L._ �� Tall bellflower � 3�� 9� -o�r� ��o�. � i ; i wooa-�o�� � s�_ 3i ---�——; �. Monotropa � tun�ora kL. i � Indianpipe j � 3( l� 3; . : : � iGrassea,Rushes and Sed�es i ; ( _ .� � _ ( .__�____.._..., ._..___ .__._�. —�— Muhl.ex �� j I I , � � �Carex �___��pedra+culata ' t Willd. Long-stalkad sedge ; 3� 61 222� � ; i {Wahlenb.) ° � � � {Carex�T _;radiata � Small Stellate sedge � 34! 4E 136� �CareY _ ____._.._._.�ensylvareica �_�j 1.am. � __ Pennsylvaniasedgc I 2 _ 4� 116! iCare�c _ _ 1 blanda Dewey � Charming sedge 32i� 3� 96; i Carex ;�rengelti ��_ ' Spreng. Sprengel's sedge 11 t 4�_ 44� :Carex Shirtifotia ! _�_ Mack ' _ Hairy-leavedsedge F 13{ 3 ` 39 ;Carex � ;albursirta���_ ` She1d. White bear-sedge i��_ 13 3 39� _...�..__._.______�._:___..�._.� 'sSlymus��_!--'hystrtx � �L. Bottlebrush i 11! 31 33{ A joiet project of tbe f�iimneeota bNR and Cmat River Ctteening Sample siu:38 rclaves ' � Publiqhed January 2004 woz�r�q� �f�8£�aZdwsS 9S 8c�taatrJ�n�y y�J P�2INIQ�umy�aiA3�ixfad uaoC y £----'1 --�--.E.__.�..._._ - iea s,puorl .,,i .....,_ aI. �£ t j ""'�q aoivaio�� -• -- - �----�� D�v11uD?; snrnv :£ __..._�£......_. .�. ..�._,_„_._._ �_..._ ._._. �[�fi�ILT�� i _� ,..r .. � ..._.._._..._. �� __.._ �n�.. - . _ ;£� ., . , --..--�----...�.,__ sseiSanl4�,�{���I�.,.,� t-'_ ..�:..�..._._,.,__._,.... __ .__ ' ._... _ ,....., .. --� ye.��,��. ��jxs,cauoq a$ue�e.L; �'"�� ' _�_ ,�sua7rzcd" vo.. ..._ . .,.____ _. � - ._._... £ .._,.._._�. ._._._._..�... Z ----- - - -- - _ Z i9i --_,... ....._....._ .-_...__...� . � _.__ � uo a __.... ---_� __ -- -�.__......_,_._�� R P�Puomwo�r �--..�. _......_.._ . .. • -�_�..r..._. ._...,...._._._�........,. - D18�J1f � �' •£ '� '• �� 1170�[�IK� lQ� ' �.._`._,..,►_ �......,�� _.... � _ ._.uL/(�S3 �... iU/R�bkDtU� � : , .._.u,.�. ' Il0 _�_. _.� __..,_, _ _... _ � .:.... ��, � J I..:, .. __-�.,- -� .' '.�..� _ .._..�e:.�:. �� _.. 1 S/p!�!(IDI( _ • : , _ t , � _.._ ��...:�: � "I' � _. __ u� � ' - �-,�,....w...,,_._........ _.: a�, n � '� � � v..,.�.. ..,..,..<,.._� .. .. _ . � . _ . _ ���[d ioAi oQ'Ba�(IS aA�98AIIj�I;OX� £ i £ �3 afu!ul S,��L�I, .nsa �� a(� .nr)� . ____- ___ , . � � � £ l _ _ __. _ _.___ � £ ----- -. . .. __._ ___ . ._. _ _ .. ._�_ . _---._ ura3-rappe[q aItBe��{ - ._ ._ ___ __ .._.. .__. ... _ ___. , s� . '�H�.,� _ ... ... 6 £ £ __ ..__...._ __. . : . s,yr$n-� ��tdolsd . __ _.., _._ .__... �3`�PPB19�f91nH .___._ _.__._ . ., _ _..� ..._-_--_. _ . ._.... ,� ..._ _ ____ __._ _ $�"I) _...__.... ..__._ _____ ,.. _ ._._ ;6 £ � �3�--����;.____._.. _. .__ _.._ :_. __ _.. ' " �a141n9 ��dots.[j. ��,.. ._._..__._.--- .� ._._..�_ .___., . _ ,_.. • 6--. £.. .� .£ �Ta�J'�J'S) �Py 1 TY� 8 ...._ __ .__. , gnu� ym_ . .o. _...__ , __�_....._ ._.. ' --� --� -_ _ _ �3-u�ws0 uouoy�i�P[i!A� �Pp.L�"I) rr��una ris�iad; .� . . 8L :f. _ 9Z ._._ .__.__ - ._. -_ _-...___. ._ I s/ia�drnrpnq� nra�ita�jnyy - _.. _._ ura3"a�l�Y1i -�.._. ___. .. . ._ __ . _ ..__ _ .._ .._ .. S£T £ iSy .._ . __ ..._ ._ �3_�� ____ . _. . �_ � `.. _ . _._. �Apa .... �ubipy� .� . ___._ Z 94I _ z' . . -- -: - . _ _.. _.._ __... - _ _ .. '£S .-_._..._ _. _.. ._._.._..._. ' �a2i�"�� ewrosn8rm len, _..._�_._.....__,..__ __.... �uraf'x?lI� . "umr�.CyRy ��a��i��. ... _. _ _ �._ .,_ _._. _. _.__. _.. _ ._ ._. : _ --._ _ __--__.__.. 'MS('ti ____ __._______... ---_-___.�_..__ = urnwvEu�Brtn; �n�y�;{pog ._ __ __- - _ _..... ... . __._.-- _._ ._ _._. . , f , . __.ea��.u.�a3 pus sa�a,�. .6'._ £._ __£ . a�Ci pjrm�tuh►oQ; . ._.... . _...___ _ _ . :_.__. __._ .�._.w,_. _ ____ W �_' £... a�iPes s,�o�q�qiH �aK►aQ' . _ .__.-- - _ _ '__ __. .._ ,_.._._. _._.._.__.._____ � ��'�y�tiy £ __. , _ _._ . - ' o8p�s po.uaa�rn3� __._� __ .___ ._ ._ - --�. _.__�__._� � _. _._... -'.� _ ._. �6 �£ � ----_�.......__ � rr1a� . _ ,._ ._ . _. _.--....-_ ..____._._.___�__.__.__ Pa [� �J' ._ "nrn.�aitoJda s-a.rn � _._ � s � _ --_ ...... ` _ ._ _ . _ .. ..._._.. .____ � mam�{a� . . _ ... _ .6 E E .____._ _ _ , . � .. _ _ ,_...____�.____.__._ __.._ _._._.. ___.__ _ _...___.... a8pas-eae�oaH: _ ___. �vunl�ron.�8 � �___..,.___ ra,roJ ._ _.__._.._ .__.._.- 7��S, � .6 E £ __..._...._ _. _ ..__.,.___ _.__._..�___. --- - __ ssa,t8-a�u m��oy�..' — _--__ --. sr�a�sa w$ .._ ._... IJ� xa.tb� ... . __. ._.___ ... . OI Z S _.._ __.. __ __.._ _ �--- - -- .._.. , ___� .__�__�. _ . �I�►I1i` � agpos sr(ae�aQ� - f • �� .__ � _.._ zn� ... .. .._ _V..__ ST S.. � , ._.. _ ._ .-�---�----- – '_. — _.. _ . .__ --_.�.._... ._ a8pos s,��ad _. _..____ __..____ __�._-- .._ nun�ta�"a ��. 1���� stsd• _�.. Si .� _. s _ _. . _ __. _ amo ._ _ ---.__ _ _..._ , - -- • _ _. ,.__ � .._.._._. H' a8pastaPPe[g' �taji8g� ag - . _ . _ ...._ .� � xa+rrJ . _._ _.... _. .._ _ . �. SI £ ., _..._ __.. . .. pn� - _ .. S ._ a8pas snon8iqtud__„_ _._ . � rPl°� '� rra� .. _ ._ . ._ 1• 1 S dJi/[t1��[f , . ...._�,,y.,�_,,. _.. .. _.._ � pt123$, l""."./: �1BA bj� SI E __ ._.__ _ __ _._ .. .__. . .._ ...__ ty� .... ... _ .S . �,....... ._....... -- _.._ � � �D anasa3 8u�ppoH _ __ _ ._...... .__.._ _ � _... D� •, . �. .,.__. .�.,� � ; , •naaua��r. ' nlall!�tlla.iqns .._ . .. ���a�. Si.._.__. •£..____.� , '���� � -•_ _ ..._._ s ___ . es�.i8-avu. � _.._ _ Paimi3-�I Ig� _ _ . �'To!ZI�y3iwS) __.___.,. _.___ __ --- '' asowa�nl -_ _ . _. �Z _ _£ ...._. ... _ ° . _ . .... _. . srsd z,fip g _ .. . .. ... __ ���Qys__ . ____ _ __.__ PaP��. - -•- -._ , _.. •nna�g . . _. _ __._ ....: ` �u�ara urru�,[�a,ty�nfg _ __ ___._ __._. _...... _ ___.._ , {'4�4�5). 6£sHi�I ;saao3 pooa�ssag-a�dsy��Isay�u.tau;noS :ssel� B�osaau[y�IBuua�-;sEg io�s;siZ satoads�tunLatuo�3aEid a��gx� 1Native Plant Community Species Lists for East-central Minnesota Class: Sonthern Mesic Maple-Basswood Forest MRs39 , �. ` ��erl Re�';��e^c�►�t-:'�. ^� " �� �+ � . _. ,. �_ __ . . . 4 . ,. .�� . ,� ��. �.3..�, s.�, ��:: ��; . . � . - �.-,�,.P-......., .,�. .; �� } - �,, - ,.__ � �. .r�,.w '�`r+�t.c�., �;t, , �.���r.,� . .�_ ._ .v: .m . .. - " � _ ������- �: . ..,,.- . _ _ .. ..-..._�,-.�,..'-n..�,�...,.._.�..-.,,cr . . _ _ i�et�l.rl*r< �(Ni!'#4�'1 ,_. �� . :a. ,a.. "*""'"�'"".f� - :� ., i ,.. �. ....: . ' .::� . �•: a�.-.`�. �- n . � _ -.�.,m... �.. .�s* T �-_ .. .. _=..�t�-.� � . .. .,� w^*�v�-.. :.:-� .,- . ,--.-� ,....... .� .' ,. �g� " „ , .. ,t.•x -_�'` � �_�s. �3��,� .'�.� �`.�..�v�, ���,;- .� �`.�^.. �;� �3srt».� � �.�s;.. .. :E..._...... _ > -....�.._.,,. . .- - - _. ..__ - . ..W., �.'� ,e�",�'� ""„`�.. irnT .w�e�:*,•,.r�r nw�sn � .._,........ �_. . _.._... ���"e��_ ',....... '�`�s:1� � : _�_ .. �. ,,, �� _..�. :� �,�� w , _N �, _. _ . ____ � _ _.v :_ ,.. _ _.___. .. �.... ._ __ -� .___ . e . _ . �Sa ihe report Specres Lisrs for Terresata!and Palurtrine Nattve Plant Comnwnities in Ea.rt�enrral Minnesota for iestractions 6or using these species 3ists �Rarity Smtns: Stato-lisud raze species. E-Endangered,T-"ihreabensd,SC-Special Conce�n �Freqoeacy: Number of releve plots in ahicL speciee occura divided by tntal mimber of televe plota,mnlhiplied by 100 4Abundauce: Average parcent cova of speciea ivithin the comm�mity. Ct is most appropriate to intcrp�et each value as a cover cla+s similm w thoae vsed for oniginal data co�lection(see te:t of report for more dctaila) slndc�t of Cmnmonness: Proqueacy muhiplied by Abvadancc A joim prnject of the Mmn�vota DNR and Cmat River(3reening _ Sample srzc.38 rekves �7 Pub}ished January 2004 V � � � � � V � � � � �APT�R 3: 5eed 8�Seed Mixes Mixture U8(BWSR Nativo M�stc Prai�io) Common Ner� Botanical Namg S�edsloz. Seeds/it� %of M)x � Bluestem,big Rndrapogon gera�di 10,000 3.3 6.00 o Oats' Avena sativa 800 1.8 40.00 �a Wild rye,Canadian Elymus canadensis 5,200 2.3 8.p0 q �` Wheat grass,slender Elymus trachycaulus 8,900 3.8 90.00 �v Rye grass,annual' Lolium italicum 20,000 11.0 10.00 � Switch grass Panfcum vlrpatum i4,000 0.8 1.00 Blu�tem,Ifttle Schlzachyrium scoparium 15,000 8.3 10.00 Indian grass Saghasfrum nutans 12,000 8.6 10.00 Aster,smooth-blue Asterlaevis 55,OOD 0.3 0.10 Milkvetch,Canada Ash�galuscanadensis 't7,000 0.7 0.80 Prairie clover,purple Dalea purpw�eum 18,000 0.7 0.70 Tidc-trefoil.showy Desmodium canadense 5,500 0.2 0.70 �' Sunflower,early Heliopsis helianfhoides fi,300 �2 0.70 � Bergamot,wild Mona►da fistuloss 70,000 0.8 0.20 Black�yed Susan's Rudbeckia hi�ta 92,000 7.0 0.20 Goldervnd,stlif Solidago�ig'rda 41,000 1.1 0.50 Vervain,hoary Verbena stricta 28,000 0.8 D.50 Alexander"s,golden Zlzia aures 11,000 0.4 0.80 Totai: 100.0 Recommended Rate: 15.0 PLS lbsJecre Summaries M�Seeds Per Squarc Foot Mix Seeds Per Square Yard Idli�c Seeds Per Acre 44 397 1,820,144 96 by wt.Grasses %by wt.Covar Crop %by wt.Forbs 45.0 SO.Q 5.0 %by Seed Count Grasses Yo by Ssed Count Cowr Crop °K by Seed Count Forbs 55.0 30.0 15.0 R Jecobson. WeUend Reakrefbn d MeneqemarN Pepe 36 0!70 A � � a� � � � � � � � � � � � � � • m � p r, �. 0 �(a� [[77 mp�7�j] �Q�p R(/J p(p� � W3 �� � � N�G N� � N� Bj �jv�EVOL O O�� jjW �� NN�O� ���Nrt �N�1�� -__..... Z ' � � � �� �'- �y$ ���� v$� �� �� w�� g�v�a� � �N ��m�� ��;�^'� Z �� �+ � ��D �w !� ��. w�� 3 � � .�'Ya� �,�- �m - � g �'�� ��� �;�, ���a ����� `�� ' �� ;�Z�� ��i �mi�� ��� � � a N,� � �� � � z�� �, a �� c' � w�� -�' � .� �' � � �� � � � 3 wm � � $ � �� �Z� � w � � � 3 ro��. N�� o Q1 m n + � $ � � � 7� � N � n S� � Q � �° � � m �4 �j � w �� m � � � 3 � � a � � � x x x �y Z a � �' � u � Y .� R O k x x � � Sn � a � � � p a � �0� �g �� ;� �� � D $ 3 0 � Q �� ���m z�� J ���. ��� � � � .$ � � � � .�' ���� �� � �� � �� � 8 sm; ; �m� ��Y � � � � � �� �a� � � �� � m� � ���Q �i ��� m � � � i �` �� � � � �_ � qp� a 3 � �� �� �� � � ��dn $5 � 1R� �� � ��� � a � �� g�m � - �°1 �� �� ��� ��� a� ���� Z �-' � 0l_�5 �� �$ ���� �� � � � a �a� �.. ��� � �- � ��� s . � �a � ��� � ��� o � q� � m_�� �� ��7 �� ��� 3�' � a � �� �� � �m � � _ � a �� o� N U - h N ��N � � � a �g �� �� � � � � � = e - ; � �� ���� � � � � � � ��� � � �� m� .� - �� �� �'� � � ��� � � �� �� � ��� � � � � � �€$E�'� �8 � � �� ��� �. ��� �' � � p�C� �' C � � � � � Eg� ���° �'�''4 ;�'� ��� � ��� L ���� ��� �m� - � � � � � �� 8�� � ��� � � � U C � m � �ros�s�� � � � � i�i� ��m �� �� ��Q` �¢�a C [1 � C � �� q 9 E� � �A � G i .� b � � � �g� m Q� a �' a�8 a �i� �m � ��m #� a � � � � « � Z�� x x F x � + W C � � g � ��� X x J � � � � C� w � � 4 �� x .� � � ' x '� � � � � c� � � �� G � � E E m � � � o � � o w'� � �e� c� � � ��� $ � � u� u� � � t �� �3q�in�� �` c ��� � � ! ls`a c<� d��g � � � m� � �z � � ° 2 � oao �f�H .4�c � c��mdLL � � � � � � (7� � r� m �a6 � �j3�� c E���. m .� c�i� a x�� 3 �� � LZ� � �N @�l�� �m c o c a, � – $b`�� �����.'� •.�j �N �����. ��Ri��� �� �o�� ��>�� c4 -�� �S@d ������ � z ° �ymro m``�`�._ o°°.� �gb }� �3�a"r � � � � o °� o�4�v � ��'� }�' � s � — . N �Nx^C or�i�m `m i.a�bo c��v�i�n�� C��o � '� � c���� m���� €-�`� ��°�� r a = vl io �tAmf�� m � � - � � � ; z � � � � 4��{��� n'm� ��"� �$,�� � m� '�m�� c+�am ����i ��Qg�� gi',�'�",'y� �as�-'d, ��°��� � �� O`$ � $ w W'� �m w� V O Zi�o � �. �'�� o � ���g� � a2 �� �� �pii� ro��m N� �� ��3� � ��� 0 �m� � � �v� � A�m��a � � � � � �+ �� .� m � 6i v .�i3ufm s �n � R a� � � ovic� �� a$ rb `�� �imm �3�� Z � w?,'�i �a � � rba$ o m V �F j ��• �� oai � if� � �ZA� �o� �Z��e �� cdi,�n� ��i� ��N �. ��Z�� �t�. ��� ��"' �� � _ � ..[[ �j 7 �1 � m n ��V�Z� �QC � (j1C � f]i A� � � m O O ��ZZ� Z< m � m Y.G� � � � � �j• v_. N � 3 N Oo o � oi �m Q � � � � � O . � � � � � Z � �b � �i � �m � g . � Z � � � � � g � � � c� o � � � m � 2 � � � � 3 ' � � � � a. �` a � � � c �' c �x x �r 7 � A � F � � Z x ;�� a Z � � 3 rn —° �.� � a x K x x a 2 � � � �0�Q,`pSq �a+ er t!� w tB m o r (/� � "'� R Q n�� �.o o D 3 �.�� � � �� �� �'�, � �� �� c � �� �,� �� �� � �.� �� � � � am �� �� � � �� � � � 8$f� � � �1� a a G 7.1f O � ��` �7y � � � �p�, y P � �� J J � , m � C ��� �� ��3 � a���g � ' �� ��� �' �� �a�" '�' � 3 �3 ani m m � � �� � � � m a y—� � � d � $ � � �Q � � �� 3� �� �� �� ���"� � s �� >; m a� 8 � � � � ���� � � � � a � �o � �� � � � �� �� m � � �$ ���- �� a � R s � �� o$ U QI - Netfve PkM�krseries and Neth�e Vepetation Coneuranta for CEN7RAL MRJNESOTA Pape 4 of 5 4/51Z612 � Natives plt�nt nats�rte�and netive vepet+�on cona��itantie inr CLNTRA� p11NNE3�7#� s n.r �+^�+ M�fc s�,rubs nida nlals and trses Produ�s g�ryic� vs Garder►a Mhrbapolls,MN 654p6 �����De deeJBr►, 812-599-7312 ���d�o►�eutirq aa wel as ecobpfcN rea`.oretion end rrblrMerrorlce for rsaidental, camtr��ciel end P�bRC land Netual ReKoratiab kic. Presarfbed burnirg;exotic� 2013 Wa4rit Aver�NVY D�e+a BripMon.IiAN 56112 O0^trd (861)836�/82 Phons {851)8�-8087 Fex 8275 P�penkopf Road � � X x a4uatic.shore- �erv�loe�s��for�nd d�Aladon MeDk PkM,MN SS359 Isnd and soms wedend�etorayo�,aq�tic (812)703-7581 uplerW P�nts. Ierdscepe des!pn,Ws11arM w�had�b and dsYr�tlon and rodonfbn Wa�rrn0• w�aaa�owrg. n�aws r�r�,�a.w�aiaw� " ��� �►�►�r 3s9e wea Mcn sassc neres and 1�A�nnsavols.MN 66490 812-a22-02�9 �a� Amerlcan iries F��� x X k�stlon ot�tl�ve sead; 117�5 JaMs Avenue NW p�salbed Mr�andele�MN 55:i02 burihip;exotic speqes oorM+'ck rstal (612)810-8,942 cell �1' (320}2�46318 Plbrx�IFax (320)883�817 P►q�e/F�c C�eenFn�se PM+serY Inc. x x YVide aebt�lor�of Conat�t'rip saryioe�de�p�lp��, �szea��o stred soum o.are efwubs and retaa arw w►,dead,►,u,ssry Hesungs.A�NI 3SO�i (861)438-2771 Pfnrx 'retive (851)�38�8�8 Fex wAdllowera and Orasees.al polted Local psnel� AACL4 10850 EcF�o Avarrie X o�lpin 1Ndllowsr� souroe berkMsd eead�y�� Lardsla,MN 55W8 851-21�-2337 �and eedpe rtreN ordx and retel nu,aery � �� x x x ���ootYPe MCIA cartMed vandor,iead d�Nrp, P.O.Booc 3Z7 PrincMon.AM155971 Gra9s seedaard P�e�afbed bum���: (783)3B9r1342 Piwre kedin�natNe oonhok otMr land mannpsment C/&9)3�-�3�8 Faz �m�� �vloes�sl nurs�y eeveral��atfve trees ard�. � 1325 ScsnfC Dfive X ahubs ard hees ��Y Seuk Repids,MN 58379 (920)262-8318 Plwre C.i20)252-8318 PfwnelFax Ftes. Sandatrom Lend M�emant and iru�ladan of rretlrs &1�Ce Sandsborn � dent 888 Burke Ave comm�tles irxdudinp wetland and RaseviAe,MN 35113 �°°hO��;iMaefve (85'I)249�970 �����C rneYrienence d rethre piantinps Mimeeo�a DepertmeM of NeWral Rs�a�oes �n - �a 8� A a � � � o E� � � �� � � � � � ��.� � � �� � � g � � � � .� W A��.�� �g.� �� � � � � O�� �� ��� fOL � � � � � ��g� � �� m �m � p � w� � � K u� a�s .� � � 4 'Q� y �t� � �E c � � � ffi � � �� ' � c�� � � � � �a a�� � a � ��� �_ � A �� � � � � � � � t � ���� �� �� .�� g� � � � 16 � �a Aa g 1� �.��o � v2 mKo � � �,a„ '� ��� �'m �� �a � N i �� M � �� K X % X X 1C F � � O � � + � u w uf C �`c Z ,A � c x Z + P x � ia a J � L a ,a � L V C� � (/ �C K X K U � � � � � � � � Z Cl. � o a � � � � E E [] z A � q � 9 �j Zy N Np � n m N g C Q �y C] � N n � C >,5� Uf C � Q l�l IlS N » Z� � Z� � •� � � '� x �i � � � irS a ti a_ z �o z � � � a � ��� �� �r.� � �Z � � U E Z � Gu�f��� �v°o�ieS'X � ����� �R�� c c���o� � E 'a�$ ���N$� c"�� � ��� �,�.-� O m _ � °���� � o�m 7'4 �Y �t�''�� ���H � � ���? aP � t�� �'d � � � X�� � � W� �1�-• V�,nJ�c T: �A t py = O � `'�t�De Y�v � "' a < � �j � � p�,N� � � > � m $ '��" '�u� �� ` R� ' N ' �� ' ���� ���� :� � �e �o =d � � _ a��r�9�"a m����� wm m$3... 'a�� `�J' y��� evg� ��a�C t- 'r 3 ."r' �°> 3ainm � � m E � � �n �o m� a a � m c 0 � � � .�� v �i � b�� � u � � Z � � c�o cg E � m C � tl C � O � � � a ���� m m c � ,, � � � a (p � � �e UJ c Z �� � Z g i � g• � i a ''� a ' � t' ;� � ` � � � s � � .`- � � � � � � j 4 c`3 � j� � > � a � � � z � �r � � ���� � � .� �' -�, z m � m`a� � =o W � �N 0 N 0 3�°�m � �� � m � o � - � $ � � P'� � � � � � � � � i �, � r€ � � � ���1 �' .��t���� ��. �� �'; ..r ���x� tt � ������`�Y� �. Rhamnus cafhartica L. ��� . '� °� '""� = DESCRIPTION: Cvmmon buckthom is a = i � � ��� ' '�� � shrub or small tree in the buckthom family (Rhamnaceae)that can grow to 22 feet in height with a 10-inch wide trunk. The crown shape of ma#ure plants is spraading and irregular. The grey to brown bark is rough textured when mature and may be confused with that of plum trees. The inner bark is yellow and the heartwood is pink to orange. Twigs are often tipped with a spine. In spring, dense clusters of 2 to 6, yeHow-green, 4-petaled flowers emerge from stems near the bases of leaf stalks. Small black fruits about 1/4 inch in cross-section and containing 3-4 seeds,fi�rm in the fall, Leaves are broadly oval, rounded or �--��. •:�} pointed at the tip, with 3-4 pairs of up curved veins, and have jagged, `;;;��r� toothed margins. Leaves appear dark, glossy green on the upper surFace "�`'� T and stay green late into fall, after most other deciduous feaves have fa(len. �'� � � ���� ECOLOGlCAL THREAT: Exotic buckthoms tend to form dense, even,aged thickets, crowding and shading out native shrubs and herbs, often completely eradicating them. Dense buckthom seedlings prevent native tree and shrub regeneration. !n fire�adapted ecosystems such as savannas and prairies, the fack af vegetation under buckthom prohibits fires. Buckthom control is also of interest#o small grain producers;the shrub is an aitemate host of the crown rust of oats, which affects oat yield and quafity. � �s DISTRIBUTION IN THE UNlTED STATES: Common budcthom _;' �' has become naturalized from Nava Scotia to Saskatchewan, south to Missouri, and east ta New England. �".� `�`� ^�7 HABITAT IN THE UNITED STATES: Common buckthom prefers �� �.,�` ..� l i g h t l y s h a d e d c o n d i t i o n s. A n i n v a der marn ly o f open oa k woods, '�°" deadfall openings in woodlands, and woods edges, i#may also be found in prairies and open fields. it is tolerant of many soil types, well drained sand, clay, poorly drained calcareous, neutral or alkaline,wet or dry. CURRENT MANAGEMENT APPROACHES: This plant is listed as an invasive and noxious weed by the U. S. federaf govemment. Mechanical, physical and chemical methods are used to control common buckthorn and glossy buckthom (Rhamnus franguls}, also an invasive exotic plant. Prescribed fire is another method proposed for controlling buckthom seedlings in fi�e-adapted natural areas. Careful application of herbicides such as, triclopyr herbicide eifectively controls common buckthorn. References: h lan a_ h�r��/wwyv.nos aov/plants/alien,(, � � 0 P'� 0 r 0 � L 7 Z N : �� � 0 00 a r c c ��:' � .` aa �. � i;f,.��+t�� li�Y' r . ,s��.- N �i «;r . �- 1� . �: a . .�' ,7 ` a `h° a, �.. x , a �;. _ . , a �'i {�� V .1 if�, ' . Y.'.^ ,}` Q e`.. �. . . O ;�, F � � _ a v { �i -s � � : . a , . � .., ,: � N = O . y W O y� � �' � y e. � t �7 7 i.+ � ;�� :,� � � 'o � ,; � � ' .,��� � —-- o � ._ -- � ,t � ,. ' o - � ��R� � �. o a,; '"�' �� � .` ��. . � ��� ,"' u �''�''' � �,�. ,� , �' ' ,� o � � r�� a F -�a. ' � � � � � `�' � a } ., ` ��„� m a t.:� ;,i �p � ; m �,C..�. .s d �' N . �'� ; V �' �: � � . � r '� 'C U A' �R" O � �. ,�" 'r�f 3 0 , �'I�,. � I �., ° ,, a+ 3 '> a, ti. ._ .. ,. , �. � �� .� : � : �-� ,q. .. -. ... , f ��a v _.r_� � �-: �;- .. --�.. Q ,, - ..< . N ___. �_�..ui � O a � � a ---t f �' ,;�, � r-���:. ���-�- ��� � f '.' �'�'�: .,ry _ F -* �.,, y., ..�3 '� Y �3M v. a �.�� �.� � � t ...., � ��.. � a ?r �w r ��» , ,�.`.t �4. ��. `.� �si R. ..�.� id���"'� .► +$�'�'..�' e. .�, u� � � ,�, �;r A •P y'.�' {' :r. ,�`�j i Br� i,. �����y � .� � f ' � � ; F`�. y...: '9 'C' • ,Xy :�'��: _ '.$'..:. �yF,':_ ';�S- . . dr+� _ - �"' -'e� w ,A'. a— � �� � "��. .s,. _., , ,. i ���' `�� �*� l 1 � � , � �� � � ��� . .. _ ... �`�1u+�1� '�.�ra�.��:.��.'�..�.�..�=e .#�� ' �� a�• =Nµ r�� R�; �. , � ,� . , . ._. r. �.# �- �_ _ ,,. � oA :� � - . � � . �, - _ � � _. . „�� , .. �� ,�.�- � �:h �; ` ,r � , �, � Photo 3:View of adjacently east property from subject property �y� � ?�! q, �`� � 14� ��i�i�ir'.� , �'� ; � ��� �. � k� �&�a��,�� � �. � � .., � � � ( �"'��w���, � '� ' �'`; �' �`��„ �� , ,�» � � . , r . ... _.., :. ,. _ �.. �a;a�r� , � ��� w,. t �� �� s +�r f»: °�'.": ._a..- - � �� i . . � � ~e'�a �;� �' �«�:?� w .:,;. q � � ,w..x., '� .�'<.�� � '� .. �,_;. .,� �. , .,._ - ._ .... ,.r e._. -_ -.. .,_: ��r� ��'.i R z�'' � :t 9 N4M1I,''' Photo 4.Alternate view of adjacently east property from subject property �.�+ . c.,_ M��/a �r^` � p � i• � � 1'� - ���,- ����' .tr /. r�i �a�a.::� , '8<�.�. �� � � �C�'��,�„�,._� ;fi�'� �- �- �� �`, -�` .z. � t �� i���.i„n��. � "ti�„� xy . � , � .. .� `�:- � � . . � Y:;s� k... f*� :4 d �� Photo 5:View of Old Crystal 8ay Road corridor from north edge of subject praperty facing n orth `��`'_,� �� �.'�����VV..1 �- .� .4� � M _�. r" ! �.� ' a . A -,,,. � - , � , �=� � �� �, .,., LL �. '��� � � � . �`� ���: - "�`.�� ,,,- � ,�r�:.,�, �_ ' �`..�= �,�.�„�;�- �- "�'�' ....,,,,� Photo 6:View of wooded northeast corner of subject property � �.�� �I������ ��ee � � � � y I���r � i,� � �i f ��� I r I �' �i �� � N�i i� � � '��;; �t,�, ��; � . o m�;` 3'"' r.. �� �� �� ���� � o � 0 °D o C � f x � ��� � � � i� •�� �* � ��t,l 6� '� � ,�.• '��"� C �' , � � r �� „��. �x� ' � � f!=�=i t{. � ''�:' � � � I � . � � � ; ��' !� � r� �.'i O �y �-.� : � O ^G � 1 .� 3 •,. o 0 3 ' 6 � N � - 'r•`��- -' O � .�t N ? 8 � :, N �: 3 0 � , � �' � � � o " � � _ �. o � S ': �p � . ,�'. � �; I ;��''� � ;I � � , . ; , . . . . . ,. ..._'.. „ � .i i� ' . .... .. ... .. �. ,.,� .� . ��'"� r ' ' � '�����"-,y.. r. `��N '���8„'+:�..�'i.tir+..., .r_ ��rW, �`r� _� ? �'��t4 ��r� i�' � � . �,. � . � . � � , , . -� . , * . r =�. ����` ��� � F 3 3 � ���C � ts � � �� .�����'�MI. � � � � � �i , � � _` .' ,�. ` .:. � �'� 1 �s'a� ' � „ .�n. .. ...: � s' .�..� �. u �, . - . . , �, a. - . ._.. - ,� � . r.'_ ...:, ., ' . Photo 9:View of Wetland p], , �. :.>1 � � ,�, . ,�a �1 ,� �' � .5 �� ," � � „>���,� � �'� .,,� � ,�► �. � ' •,� �� �� ��� � �` *.` , ��I' � �� y rw+��`, ��P_. Photo 10:�ew of subject property from southwest comer facing northeast ���;,�,� " - ��.-'�-�•� � --r� �'� LJ.3':Y7,t���?j 4�°Yt-"v �"'-�-� ��t �4.,;... ,��� ��'^�';�"�'4.. t�' : �v°'��- if,�.� .s�, ��� �{��f'g ..`. i.��.:��';�5,,,,.Y? .� .. `1 w � , � � t � ,� I ��� � �4 � # � }A �:. �i � �� �y #�.�r�� . �?,� �w :. �'�. . , � � � "�� �'����� iS L�^ ���' ^��:�: x" s .er � �•�i �:` �' "�J� . . , �.�� � ���r k F� ,. c�s . R�.+�. ., � ��a w ��r`� ,> : • .."},.,,,�- �. '�, , s. . � ..�;���'-� �� t���-� �`„��,�, t "��: �a�, t ;,i� � �'�'1' � �• : , �r?t:°�,�, - ;� k� � �{� �'.e�"� � '.�. �.t .At�4. . ��. i _ .. � ., '' +- ''� � � _.� �.�.� . .. - ��?"��v;�., s• `� f .;w, -� � :� w s� .. �. �...�`« `�#0�.. ... �,�`�; �/�.. r� �� �� � . �� � � � :ea � #�� ,�y� °at . „s ,# . . � r i� �� .. ;Y sf'`. . �� „�, �. `�'-,`t' ,�� �,� . ., . .tt , ',�r�t� ''�� ��`��� 1 ��Y s � t _._�.' �' ,�1'«'a�..�..it � ,�{j,�µi ,�I��£ k�t 4 % x��+� � ��f� ��Y'�� }�k .�.' l ��` �,.i�`'I � w0 � �'..� 5����f �a � } f� },i�t ���. . ��� + �� }.. . 9 � � s +�w�,` ,A ,� � .;S�yn' •f .i' � �� Y i �; �.� k �;t�` '� _ � �r � !�M'� �� • �•� • d � �LL�( y �"+b� �q � w ^�{ ♦ 'v ;.k��. � 111 . ."%h �[ y �'�r�A'I�f S��{4�1.'��ti �"�+�.�� � 9.. tv:'�� � ..le ` , �k ��X , ti�1t�.��i��� ���(�r,i'��,'.st^�r�•'� .ar� •"� ����,i fza� � ��� .�$� � ';�r� ����� �a�.� .� 1 f�II 1 1 1 i,i�d �� �" ` ,X�'��+ ttl. '1 ���^i r,�a t i� � �� .�4', �'��it .� ��r � H M.,P.,.�� ti^,�.�4�-a �� • ��'�.' iy `4r!�, , i' 41y�"" ',µ* f� �yli r t � Y«r��,.�N) �r5�f� '�` ��'..S e�� �#^�' ��+ #_� ~��� �kl. �'�'� � n,R..� � �e vyy,. ',�"y, �,r� �� ..��i� .�.� ��.. �� x I�at 4�#,�5�� �►ti'a3�� � ��C�'��� � "d�'p!k .��. .� �, ,.�� -��y $� , �• ,rov '±�'�a „ � �F � � , � S � �;�t��t�'�i�+' , � ttis �+�' �+3��� tt-��f����"��thr`� y �;i "�[G,i�'' �'' r'Q S 4' ' . I 1'p �� �, ��}j���,��� �� t� ��' �s '������ r '; t Yy, r e . �t^ ,r J� .-�,� l�j i 1�''/' 9-t'� � 3 ( '"'�` k�� �} i P � - � y . � (�� �y . • r Y.f� ...:a�� j'4 ?.�..i � �^'._'1�L1�C�? ..�..ylj F+'� ? .��S i r.�i°�^����������:� �. 'r�'�i . �. -$ K`6a.f. Photo 11:View of Wetland#2 and surrounding farested area � �_ � ' ... f _, . � � � . • .,.. � 40l � � � � .v �� +S � w � M � '� , . s a�"''�„� L i�.. t� � w � ��� x},il�'� "�"�� .y _ �,�^„?^�t "�`}",`� �-01!!V � � � t � �, �k a A � � �- �•�� ��;V{ � � _ � � �x� ������ .,w• I :ar,:�Y '� � " � a ,�r. .a� , �:,'* , �� s� '�° ce: � -►+:� :+;r t �' +w o� '"' : �::i� �� - � ... ,+�°`:=-r �?'�9►. � ,� � � �LL �:• ~,-� � � �.. � �. .�, '� � ` `; '� �. ��i�a.�'1 a��' .� - !'!'1 s .9e i i B' � ?i�.'�I R� ��1'�.1i�'.`. ,M ' � ,a, � � r � . a m . '� �►: ♦ � �.�s r� \ � '� �, _ , 'ti . V � • � � r ? .L I � � �� �.� ��'`�"J:�({ . �•�� � '�•..�� � �a'� !�� �w,♦ a s.'t►d r`. +f„ � I � � � - *� ::,���» ,:,, � ��`.�,�' �� I�z .rl � � ��:L - c, 1� i� ,� . , ':� : �, _i,�, �, �„ -,,, i!�fj� , �4.'%�� 'r r�..>� � � �.� - # ;�` P'� � � i{�,1.��-'�.' ��•-,r _� a'� "� �j _; `�•...���;f,��,' • R�,. ��'��i�`.,. ��''��� - -- �, � � � 7 ., 1 �r �r� ,� � r"r � � � �� `'' ,��`� 1l� � _�y� �I,,�ti�,,\ �,1 � /����.'-�- ''� ,4 � � �`�;,._ �_-+�. -�5, � ����.X�„;ur,�_ ` _— �,,=` ,+:-`,• ,� � �- ���� ' � � ' .,.,,• � � �,-_ ���_��.`��- �� 1y�.,�_--�v�<` -���Ir � _ , _ � -�T-� ' ' _ � ,-' .� �� _ , . .._ . ... _, _: - . _"„�,,,o•�� '�'� �v"`'� ��.� .��--`���, �_�..�,,� ;, �. `''""�r�,� ,,�s J,s�r-�.u..�-�- _ ` ` �� t- _ _ ,;,,r \r� �''�� � _�y,� . . , . ... �. k - ' - ` - . . . _ . .. ... . _ -:�, � _ �.� • . i _�tiy►� , y����- � _- - _ � '� _. _ " - - _ - �...,,�_,�.,� �� jj �.. � ��rfr_:�!.�i'�r :,G►.�' � _'�� �� . � € ��\ `;�� .... �'� �. \ _-� . y;�,;�-', .�='6 .� �-,��.�� :r„� o:- , ,,,r �,��' ! '.� k, i � ��� �•� [� `'� � J 18 S Old Crystal B a Rd Y 4rono, Henne in Coun l���T p tY� Wet�and Classification, Identification, and Delineation Report Prepared for.• Lillian Stubbs By: Svoboda Ecological Resources Project Number 2014-030-03 October 21,2014 The conterrts�d format of tbis report ere oonsidered'urtelledual pmperty and art subject to copyright rastrictions attd mey not be reproduccd without the express permission of Svobada Ecological Resourc�s. RECEtVED MAY 2 0 2015 CiTY OF ORONO Table of Contents �ssr�icr..........................................................................................................._....................................i INTRODUCTION...».............»...........».......»........»........................».»....................................»...........»...1 METHODS»..»...................».............................».....»..........»............»»........................»...........................1 RESiII,TS..»....»................................................».............................................»...................................».....2 DISCiJSSION..........».......................».».......».»...».......»...............»...............»....................»...........»..»...4 RECOM1VViENDATION5...........................................................».».......».....»...................».....»...........»...4 CERTIF'ICATION»................................»,.....................................�...............».....»..................................5 DATASOURCES......»................»...............».....»...».............................»...».....................»...».................6 LITERATUREREFERENCED...................»................»..............�.....................................................»...7 FIGURES: Figure 1: Site Location Overlaid on Topogi�a�phic Map Figure 2a: National Wetland Inventory Figure 2b:Hennepin Coumy Wetland Inventory Figure 2c:2014 DNR NWI Update Figure 3: Web Soil Survey-Hennepin County Figure 4: Public waters Inventory Figure 5: Approximate Wetland Boundary and Sample Poiut Location Figure 6: Approximate Wetland Boundary and Soils TECHNICAL D�CUMENTS: Photo Log Field Data Sheets Plant Indicator Status Sail Serie.s Data RECEIVED MAY 2 Q 2015 CITY OF ORONO ABSTRACT Sboboda Ecological Resources (SER) visited the above �+efenenced property on 10/9/14 to exami»e the site for the pnesence of areas meeting wetland crrteria. The study par�cel is located in the city of Orono, MN irr Her�riepin County (Figure 1). Tivo wetland boundaries were delineated at this site. 7ivo sample transects were established (one each) aiong the northeasbem boundary of the wetland area on the northwest end of the properiy and one along the northwestem side of the wetland on the south side of the property in order to characterize the soil, vegetatioq and existing hydrology within the wedand-to- upland transition zone.One other ares was examined for the presence of wetland indicatots and the area was determined to be non-wetland. INTRODUCTI�N The subject parcel at 185 Uld Crystal Bay Rd is approlcimately 9.8 acres in size. The parcel is dominated by a rolling topography,with a mix of woodlands and open grassy areas. The east half of the property is dominsted by open parking space, industrial structures and equipment associated with a house maving enterprise where tl�e domestic%ommercial structure is present. The surrounding land use is primarily widely to closely-spaced single family homes to the south and east and widely-spaced homes interspersed with wetlands to the northwest.The identified wetlands were classified accarding 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 contains field data sheets, plant indicator status infoimation, soil survey information, and wetland definition infomiation. METHUDS The methods used to delineate the subject parcel are as descrbed in the 1987 US Army Corps of Engineers Wetlands Delineation Manual and the 2010 Midwest Regional Supplement Manual. In the 1987 Manual,the methods used wete described under the `�outine"methads for sites less than 5 acres. This methodology i,s followed in order to assess whether the three parameters of a we�land are met for areas on the subject parcel. The three parameters required under normal circumstances in order to delineate a wetland are described in the Technical Documents section. The Midwest Regional Supplement Wetland Delineation Manual is also being utiiized to increase the accuracy of our wetland boundaries. This addendum to the original 87 Manual was created to address the mamy regional differences that affect wetlands and the detineation methods used throughout the country. The following explanations are passages from that document. "This Regional Supplement is pert of a natianwide effo�t to address regional wetland characteristics and improve the accuracy and e$icieacy of wetland-delineation prnce�lures.Regional differences in climate,geology,soils,hydrology plant and animal communities, and other facbors are impartant to the ide.ntification and functioning of wet�ands. Thesa differ�ces cannot be considered adequately in a single national manual, The development of this supplement foilows National Academy of Sciences recommendations to incresse the regional sensitivity of wetland-delineation methods (National Research Council 1995}.The intent of this supplement is to bring the Corps Manual up to date with current lmowledge aad practice in the region and not to change Svobodn Ecological Reaoiaoes 185 Qld Gtiyatal Bay Roed 2014030-03 1 ����yby wetland boundaries." "...This Regiona[Supplement is designed for tise with the c�t�nt version of tbe Corps Manual (Environmental J,aboratory 198'n and a11 subsoquent versions. Where diffem.nces in the twa documents occur, this Regional Supplement takes precedmice over the Corps Manual for applications in the Midvrrest Ragion» National Wetland Inventory (NVVI) maps (Figure 2a), Hennepin County Wetland Inventory {HCWI) maps (Figure 2b), 2014 DNR NWI Update maps (Figure 2c), Web Soil Survey of Hennepin County map(Figure 3),Minnesota Public Waters Inventory maps (Figure 4), and 2012 aerial photographs were reviewed priar to the site visit to identify areas thax may be wetlands. Areas illustrating evidence of wetland conditions were examined in greater detail during t�e field suivey. Vcgetation, soils and hydrology were examined(as outlined in the 1987 Manual} and used to characterize v�,etland types and determine wetland boundaries. Sample transects were established in representative wetland-to-upland transition zones in order to .characterize the vegetation, soils, and hydrology of the site. 1}ansects consist of a representative upland sample point and represent8tive wettand sample point. Information obtained at the sample points can be found on the field data sheets located in the Technical Docurnents section. Wetland bouadsries were marked at the site by pink "Wetland Delineation" pin flags. The wetland boundary is considered to be the topographicaliy highest extent of the wetland basin; areas betow the staked boundary met the#hree required wetland criteria while areas above were lacking in oae or more of these criteria. Wetlands were classified in accordance with methods described by Cowardin et a]. (1979) and used in the NWI (e.g. PEMB, PSS1C, etc.), completed by the U.S. Fish and Wildlife Ser+rice..The Circulaz 39 and Eggers and Reed classification systems are also given. The indicator status of plants, as described in the Technical Documents sectiom, was determined using the National Wetiand Plant List(Lichvar, et al.2014. htfi:/fwetland nlant�usac�armv►ntU}, RESULTS The National We�land Inventory does not indicate any vvetlands in tfie survey atea (Figure 2a), The HCWI indicates the presence of one probable wetland in the survey area(Figure 2b) on the far western end of the parcel. The DNR NWI npdate in 2014, Iike the originat NWI slso dces not indicaie any wetlands in the survey area(Figure 2c). The Web Soil Survey of Hennepin County (Figure 3) identifies four soil map unrts present on the subject property. They are as follows: Hamel-Glencoe, depressional, complex;Angus loam, morainic; Shorewood silty clay loam; and Lester loam, morainic, eroded. The Hamel-Glencoe soil is predominantly hydric while the remaining types are predominatrtly nonhydric. Soil series descriptions are provided in the Technical Documeirts section. The Minnesota Departrnent of Natural Resources, State Protected Waters Map (Puhlic Waters Inventory) indicates no public waters within the study area(Figure 4). Site Visit SER ecologists examined the subject property for areas meeting jurisdictional we#land criteria during the site visi� Two area meeting the jurisdictional criteria of a wetland were flagged on 10/06/14 and boundaries were determined and delineated. Field data was collected on 10/09/14. The approximate wetland boundaries are outlined in yellow (Figures 5 and 6). Additionally one ott�er area, on the west side of the properiy, was examined for wetland indicators. s.�o�aa��� 2014030-03 185 Old C}ya1a1 Bay Roed 2 L�7liars Sdibbs AccuAnulated precipitation since 4/O1/2014, as recorded at MSP and reported by the USDA National Agricultural Statistics Service in cooperation with the Minnesota Department of Agricuit�e reports that for the week ended October 12, 2014, was 7.16"above normal. Precipitation for the period 10/06/14 to 10/12/14 was reported ta be 0.58" below normal and for the preceding 4 weeks was 0.51" below normal. The 2014 DNR NWI update does not identify the wefland on the west side of the property. The HCWI indicates the presence of a probable wetland in the area. The wetland is a wet meadow dominated by emergent herbaceous vegetation on one side and surrounded by woodland. We would classify this wetland as PEMIA in the NWI Cowardin classification system (Eggers and Reed Classification—Wet Meadow; Circular 39 Type 2). Vegetation in the seasonally inundated wetland was dominated by reed cmnarygrass (Phalaris arundir,ucea FACV�. Transition to uplands is marked by slope and increased woody vegetation. Transect SP 1-1 was taken from the northeastern boundary of the wetland. The soils at sample point SP 1-1 Wet consisted of a dark loam layer at the surface with clay loams benealfi. Hydric indicators F6 (Redox Dark Sutface} and F8 (Redox Depressions) were present. The soils at samplc point SP 1-1 Up consisted of a dark loam at the surface with lighter�olored sandy loam layers below. No hydric indicators were pzesen#at this sample point. At sample point SP 1=1 Wet secondary hydrology indicators D2 (Geomorphic Fosition) and DS (FAC- Neutral Test) were present. Wedand hydrology was not indicated at sample poi� SP 1-1 Up with only one secondary indicator, DS (FAC-Neutral Test). WetIand 2 is also not indicated by the NWI, nor is it by the HCWI. The wetland is a dcpressional wet meadow lying in t�he lowest part of th�e parcel along the southern boundary. We wauld classify this wetland as PEM1A in the NWI Cowardin classification system (Eggers and Reed Classification —Wet Meadow; Circular 39 Type 2). Vegetation in the seasonally inundated wetland was dominated by reed canatygrass (Phalaris arundinacea FACV1�. Ti�ansition to uplands is marked by slope and loss of reed canarygrass. Transect SP 2-1 was taken from the northwestern boundary of the wetland.The soils at sample point SP 2-1 Wet consisted of dark laam clays at the surFace and a depleted clay matrix below�Iydric indicators �6(Redox Dark Surface) acid Al2 (T'hick Dark Surface)were presem. The soils at sample point SP 2-1 Up consisted of loam layers.No hydric indicatars were present at this sarnple point. At sample point SP 2-1 Wet secondary hydrology indicators D2 (Geomorphic Position) and DS (FAC Neutral)were present. Wetland hydrology was nat indicated at sample point SP 2-1 Up. A third area,labeled Area A,was examined to deteimine if it met wetland requirements. The area is just south and slightly upslope of Wetland 1, There were some wetland species present, a s�all amount of reed canarygrass mixed in with the bluegrass. However, at sample point SP A, the soil consisted of a lighter-colored loam and w�s not found to be hyc�ric. Wctland hydrology was nat indicated,either. Detailed soils, vegeta�ion, and hydrology data for the delineated jurisdictional wetlands are provided in the data sheets of the Technical Documents section. svotoas Ecologica!Re�o�u�es 2014030-03 3 185 Old C�ystal Bay Rosd LiDian Stubbs DISCUSSIUN SER completed all on-site delineations based on the tlu�ee rec�vired technical criteria as oudined by the 1987 ManuaI: the pr�sence of hydric soils, a predominance of hydrophytic vegetation, and indicators of wetland hydrology in each basin.The wetland boundary was flagged on 10/06/14 and field data were collected on 10/09/14. SER personnel examined the subject properties for areas meetung jurisdictional wetland criteria during the site visit and delinea,ted the edgcs of two wetlands as being jurisdicti.onal wetlands (Figures 5 and 6). One potential wetland area (Area A) was exa.mined and determined to lack the required wetiand indicatozs. Detailed soils, vegetation and hydrology data is provided in the data shects of the Technica] Documents section.A set of figiues is provided in the Figures section. RECUMMENDATIONS Activities that impact or could potentia.lIy impact wet�ands are regulated at sevetal levels of government. In Minnesota, the two primary jurisdic#ions are covered at the state and federal levels by the provisions of the following legislative acfiions. �• State jurisdiction by the Wetland Conservation Act of 1991 (WCA)administered by the WCA Local Governmental Unit(LGI�. 2• Federal jurisdiction by the Clean Water Act of 1972 and subsequcnt amendments,yVetland protection is implemerrted by the Corps of Engineers{Corps)with permit certification issued by the Environmernal Protection Agency. While the wetland boundaries that SER has delineated are not official untiI approved by a WCA approved locaI govemment unit(LGU), SER advises the property owner/developer to refi�ain from any filling, draining, or excavatmg,or any impact to the area SER has delineated as vyctland.No grad'mg or filling in wetland basins should commence until all necessary permits have been obtained. �olation of wetland regulations may result in substantial civil and criminal pecxalties. Local ordinances may regulate wetland modificadons such as bn�sh and tree removaI and burning in addition to grading and filling. Depending on the location of the property, buffers around the wetland may also be protect�d. Any activities in the pro�mity of the wetland should be cleared with appropriate WCA regulatory agencies. It is also advisable to have the wetland boundary surveyed by a licensed land suzveyor. Since the pin flags used along the boundary can be vandalized or inadvertently knocked over, a GPS survey of the flags will assure the permanence of the boundary. The client should also be aware that approved wetlar�d boundaries are typically valid for five years from the date of approval. To avoid project delays associated with wetlend regulations, it is essential that you acquire necessary permits from all jwrisdictional agencies before initiating ac�ivities. A WCA Sequencing form, a WCA and Army Corps of Engineers Replacement Plan Applicadon form, and a DNR permit application are among the materials that you may be required to submit if irnpacts are proposed for the delineated wetlands.By initiating the pernnit process as soon as passible,potential costly delays to the project may be avoided. svotioae Ficologicst� 2014-030-03 183 Old(}ypal Bay Raad 4 L�sa�n� CERTIFICATION Frank Svoboda complctcd the flagging of the wetland boundaries on 14/06/2014 and David Remucal collected sample data on IO/09/2014. This delineation was performed accarding to the procedures described by the US Army Corps of Engineers in the �987 Wetlands Delineation Manual and the 2010 Midwest Region Supplemeat Wetland Delineation Manual. The delineation meets the standards and a criterion described in these manuals and confomns to the applicable standards and regulations in force at the time the delineation was completed. Report and graphics were prepared by David Remucal (Wetland Eco3ogist)on this day 10/21/l4.The delineation report was reviewed by Frank Svoboda,President of Svoboda Ecological Resources. Client: Lillian Stubbs Project Name: 185 Old Crystal Bay Rd Project No.: 2014-030 Locat�on: Orono,MN � ' David Remucal,�Wetland Ecologist ��-�- d- �--�-.. President, Svoboda Ecological Resources October 21, 2014 Date svoboaa Eooaogical xs�o�acea 1 as ofa c�yam►Bay xnma 2014-030-03 5 L�lian 3tubbs , , DATA SDURCES Minnesota Dcpartment of Natural Resources,Public Waters Inventory Basin Delineations,Published 7/31/2008 aad retrieved frora http://deli.dnr.state.mn,us United States Fish and Wildlife Service Natianal Wetland Inventory Map.Retricved from hripJ/www.fws.gov/wetlands/Data/Mapper.html on 5/28/12. 2d12 Aerial Color Photos.Publicly Distributed by MN Geo W1vIS Service. Topographic 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.gov/app/I�omePage.Mm s,robode Fr,ologic�ll xraoiaces 2U14-03Q03 6 185 Old CYyatal$ay Roed L�lian Stubbs LITERATURE REFERENCED Cowardin,L.M., V.Cartcr,F.C.Golet,and R.T.LaRoe. 1979. Class�cation of Wetlands and Deepwater Habitats of the United States. U.S.Fish and Wildlife Service,FWS/OBS-79/31. 1Q3pp. Eggers, Steve D, and Donald M.Reed 2011. Wetland Plants and Plant Communities of�nnesota rnrd �sconsirr, Third Edition.US Artny Corps of Fa�gineers, St.Paul I?istrict. 478pp,tmclassified. Environmentai Laboratory. 1987. 1987 U.S.Army Corps ofEngineers�etlands Delirteation Manual. Technical Report Y 87-1,US Army Engineer Waterways Experiment Station,Vicksbuig,Mississippi. Gleason,H.A. and A.C.Cronquist. 1991.Manual of Yascular P�ants ofNortheustern United States rntd Adjacent Canada.New York Botsnical Garden,Bronx. 910pp. Lichvar,R.W.,M. Butterwick,N.C.MeIvin,and W.N.Kirchner. 2014. The National Wetland Plant List:2014 Update of Wetland Ratings. Phytoneuron 2014-41: 1-42.htt ;/iwetiand lants.usace.arm .miU Shaw, S.P.,and C.G�Fredine. 1956. Wetla�ds of the United States. U.S. Fish and Wildlife Service, Circular 39. 67pp. U.S.Army Corps of Engineers.August 2010.Regional Supplement to the Corps of Engineers Wetland Delinearion Manual: Midwest Region(Version 2.0). ERDC/EL TR-10-16.Vicksbutg,MS: US Army Engineer Research and Development Center. S�°b°da F�o2°gical Res°urces 185 Old Ciystal Bay Road 2014-030-03 '� L�71ian Stubba �; -, �`�y�� �r .��,@yr�_g a�y ' . -� . '�#� - � A,'�;:� �_g' :i�k �„�'`v , � i�.�T,yC«a � ����"� �..,��t, 'f,�x�1����#�^}��� �� a�; 3: y��y .t :f ,� ���� q4 .���.✓�fN Y� p� 4. �ak`�.J�k�3*�� �J4� � f�:�r' �' . i'`���� tt ,- , „ ... � !�'�• .�y� �4 f-'�.����.. _ � :"'Y�� �'��V`.� t �4 i � � �'�� _ 3.'� ����r . � . � � } g y� �� � �� :.e,.� r� � , �#� � � � _ �� y�'��1`: �'"����fr��` . . $ � � �����`�.;e_� �"" r� .�� •x� sx+fi '�"° ���'"°` �.." �. �y +^ � s: v��' �e �♦ �" +f Io' �- Rjt, '���vy � � !� ��t'1��w � ;l+1,"���r.�t � ��"`���� �` 5,��,�}�'",�'���w��,G� 1� �.x "'� ' �,� � } t �� 3 , ♦ + � �it�,' �.-^ 'F � K�� ! � fi :..x{ # �`P��. .�'" ':a €�-:-`mi.a,�.> yr �a'`�'r�.�.-�' y r���1 .nx, rx `A: :�! -S �'�4�� �•"�^s�'. .,J",t;`�' "�� . ; � �! a�;, s-�k���,,�!i� �; +�p ,t�' ,. M1 S ,�`�-a1�� ✓"� �d�", �� � a(��j t 3"�. ,� . � :.� . � �.:Y. .'� y •r _ �- .�..::,r � . �: :. �, �"* i:b,.r ;p. �� ;` �` at� '�t r c�;y 1� �,„k����x. � �r. V " 2`" :"""a`'TM t":�� .�:,1�.• s °'ti' r"r '� � � y y� - ,� '� �,� � �' h�'"k �ir` ` !�y� �,a� �a��n�`€ �^. _� '.�. «�ar"'�""� '�s'��w,w; .'+s � '" „�. o-� y#����r � y �� ��y t�.is � ##_ �� ;Y � �C�y}� t{ �.o� v Ef+� a �,,� -Y t i y� ys r.�av� �^� �'.�' '�� r:;r - �,� �� '� }�,,1���:1T��11 3. ��:�R 1 r�'�� i1� /.,S�i.�h' .YT�-:F��IM�G`�"�I��{"`�� . _ !�.. �5�,. � .�� .�� �� #�{�� � .S � �`�� �t*i." e. �� � _ � ,rf�s, . " ' ' , '7 3�. i � t �1 � • <� :. � �,� . �1 � ,�� -. ��'' �� _ �^ ��� t � > ,u. �.. ,�,,�t�� � ,� �,,,�J",�+'.��E''r�Mq" '' . -`j��� �„ �,# � ��,� .<�F,,,.��, ��,-�" 1.`� ��$ �, �����t1"i+k���-� r�t�`'t1t.��;',�:`���'�`"fi�"ti�t34i�t�; '"!ki"!� ��" # �I,Mw' , r • �, �^ ` _` ���, 4 �' �`��',��"`" �� r� ' � � � � � �E'. 4�E , �,' 6'�..t1�'��1� C� � "" -� � ��y� „a.� �4.�,� <�� :�'' �. y�'' � r�, �'� � ,fg �� #; „�� .� ?r� ��.�} I ���� ^.�a �,} i , u i .��� 'r r '� ' � +.�� l r , ,� ,n� � " � ?� ` �`"� j. � ( � a � �,+�"``'�° �` �y ,,p: 6 . -w�,'; ' '� . . �_ F,r..y. � ;a,�a* xr _ ""'��� ,.��.t�F�r+.'i�.�!��+���,yt„ y�?r z�, ,+ �y�"' �'�yr x"*".,� P���„���*�r�" �'�'s ��'.„y p�/"4 . " ,. ! � . , � � " ,� p� �'� ;;,� f =�,..Y ",-* .,z�:�"�'i '� e�''s _ �1 l ',L i �. t♦ L ���. I I e• 1 F't �� � � . Y"�F � ,.�r ` � � f# >y ��r '�.. s . a� v � 1 � 1.. } .:4 L � : 1 ':' � s �' ,3°� '9�"� x�,r s�: . , �x't�'aC i "+r s .w .,� 1 , � � ,y ,r� .. y, ,�� : ,� _. �_: ,� k r b M y�.�.,- y"''d� �k�� � �� .�a�.a�'' *„`„fr, .��. ,a.r _y�„� +'t � �.•,� -� . ,�'y �^� .- ,#. ..� �'� wk� ! ,�,+� r `�. ' �„ ,�a r . _ ��r _ *" i a^.,v.�'apP,a,t�,��,�.,a.sa��wH.� a'.o' �, ,� �t t x ;�F a X ,c�, "'�' �.}r'#,r+r'",a�a,.p . � .� -. f �,, f�A ,� �r:�> �y 9 �..,+�.,,�. '� � �`'y : ./ . F i 1 � �s�.c .AM .J7��}��Y�~ yL._Y !b ,�4 w .� � 3 ^,aP f ?r� ! �` T�a *s"�Al �Fas"� 4�'.l��. � �� r �,�r9 '*�a ..� * ` ��'�� _�. ,�",��f ,, ,r �. r, a� ,,r�-�. , . r .. - �rr - . - '� *r .� �g� T'.%,. F '".' � "'°. . � ` rr� { .� 1'4r'� �ti�'`,�€�s . � � a���`.. E,� +' d y �$.�+r�t.�`��k a�� ,. �. .,,� ,ef��:��.x �$f���'�",�,,,. ��.+�,�� '�, Ljj�� ��� 'r'�.' .t � r.r �/ � - - � r � �� �r � -,�g.���y 'F{�y.��al^ � � •T'�� �����}��`.:�������{��x$�Sµ4��f�^� 3��.'� ��1�����, .TY� � �� ' - D^ v� Fa� ��q(�'� �S(� d',�� �.k � �.k �R� � yl:^?i�.rl`�'�� ..�J�j,f'.�r��'�-#" ��rh.� �� Cf 8` ..y' ./' . *.w ?,�y'y. I ♦♦ � � ' � � ' . # f. " �i. 6,� ��F' ..� .��� _ �.. �;� �",. . ,' �. � r_ r f, .�a F � ', . . . . ' . � ,��,., �.'� ��r �t,• ,. , _ . �y r" �a�"�r ., �: `'�` I /� "'� � . .. � � � �t r �,. �. I � �".t�t°����{' 1 I 7 '�1!+ f( i y� �1 �1 ( t 1, �` j i k,t�(� t I � _` � "�"'`y'r � .: {., �j;«� � '",y �; r {' �s J.� �t � rr /y��f� �+ � �" �`yJS"iYk"'" � . . � � . ,�tr�,1z :'� �'. . "`..'_ P�'"+"r�/?�."7 a � 6.'��.` �.w.k�2, c. i �, ■ . '� • : 1 � � ..> " y yr y. � � ���f` tr �fl�k*.�. �,�F.:'��i't'�F.��,3�� 'ge,���,�` _-`'�",��•.�,"��' �� � � � �� � ��� �'tt � � ��k� x �Y. I j��r� �y� I -�• • s � 4� ��` #�iY����'�' P z��`"_..�"�'"�"�� � .�°.:�{i!'y����.�' '�'�'!�"� .._'re-� � -�� �;����.�� �f�����.t�;x�s��l�•�;�x��f=����.•t�.tR3�?°����.;��_c c,��, . � ' ' ,,�*� :,,� ' 11 1 � . ` ' , I 1 i 1 I 1 � . � 1 1 ' ' i � : . .i 1 ' � � � � � �` � � A I I I � � 1 � s •_ - •' M � 1 1 , � � . . �. � � � . . THE TECHNICAL AUCUMENTATION SECTION Field Data Sheets � �a . Minnesota Wetland Consen�ation Act Not�ce of Decisfon Local Government Unit(LGU) Address Minnehaha Creek Watershed District 1�32� Minnetonka Blvd ' Minnetonka,NIN 55345 1.PROJECT INFORMATION Applicant Name Pmject Neme Date of Application Lillian Stubbs Estate-Daun 185 Old Crystal Bay Rd N- Application Number Mooney Ornno 10/22l2014 W14-53 �Attach site Iocator map of Decision: i �WetIand Boundary or'I`ype ❑No-Loss ❑Exemption ❑ Sequencing ❑Replacement Plan ❑Banking Plan Technical Evaluation Panel Findin s and Recommendation if an : ❑Approve ❑Appravc with conditions � Deny Summary(or attach}: � ; , ! .�� 2.LOCAL GO`'ERNMENT UNIT DECISrON Date of Decision: �Approved ❑Approved with conditions(include below) ❑Denied LGU Findings and Conclusions(attach additional sheets as necessary): � Daun Mooney(Lillian Stubbs Estate)has applied for a wetland boundary&type approva!for the { wetlands located 185 Old Crystsl Bay Rd N in the City of Orono.Legal description:N'/a SE'/a SW'/+ j Sec#ian 33,T118N,R23W(PID 3311823340001). A wetland delineation was conducted by Svoboda Ecological Resources on October 9,2014.A complete delineation c+eport was submitted on October 22,2014.Two wetiand areas were delineated � on site.Wetland 1 and 2 were ciassified as Type 2 fi�esh,wet meadows.The Districi issuod a waiver � on the 60-day decision period far this application on November 1 l,2014 due to the termina.tion of the � g�bwing season,The waiver was received by the applicant on Novcmber 18,2014. � , i MCWD and Ben Meyer ofBWSR reviewed the boundaries in the fieid on November 14,2014 and � April 30,2015.MCWD and BWSR dotermined that the boundary of Wetland 1 shauld be extended � end Wetland 1 should be classifed as a Type l floadplain forest,white Wetland 2 shonld be cIassified ; as a Type 1 seasonal[y-flooded basin.$ER submitbed updated data on Jun�a 2,2015. � � MCWD appmves the wetland boundaries and types as indicafied in the technical memo.This decision ' is valid for five years,A future project iocated on this property may require a permit from the MCWD. � DVI/SR Forms 7-1-10 � of 3 Page 1 i � I Far Rc laccment Plans usi credits from the State Wetland Bank: Bank Account# Bank Service Area Caunty Credits Approved for Withdrawal(sq.ft.or nearest .Ol acre Replacement Pl�n Approval Conditlons In addition to any conditians specified by the LC3U, the approval of a Wetland Replacemerrt Plan is conditional upon the following: ❑FinanciAl Assurance:For project-specifcc replacement that is not in-advance,a 5nanciai assurance specifted by the LGU must be submltbed to the LGU in acco��dance with 1vW Rule 8420A522,Subp. 9 (List amoutrt and type in I.GU Findings). ❑Deed Reoording:For project-specific replacement,evidence must be provided to the LGU that the BWSR"Declaration of Restrictions and Covenants" and "Conserrt to Repiacement Wetland" fornis have been filed with the county recordea•'s office in wfuc�►the replacement wetla�d is located. ❑G�edit Withdrawal:For replacernent consisting of wetland bank cradits,confirmation that BWSR has withdrawn t�e credits from the state wattand bank as specified in the approved replacemeni plan. Wet#ands may not be impActed until aII appllcable condidoas have been met! LGU Authorized Si tare: Signing and mailing of this completed form to the appropriate recipienis in accordance with 8420.0255, Subp.5 provides nodce that a decisian was made by the LGU under the Wetland Conservation Act as specified above. If additional details on the decision exist,they have been grovided to the iandowner and are available from the LOU u n uest. Name Title Beth$rown Permitting Techniciaa Signatwe Date Phane Number and E-mail ` ��v`-'� 6r��zois {952)641-4504 ebrown aaminaehahacreek,org THIS AECISION ONLY APPLTES �THE MINNESOTA WETLAND CONSERVATION ACT. Additional approvals or perniits from locai, state, and foderal agencies may be rstiuired. Check with alI approp�iate authorifies btfore commencing work in or near wetlands. Applicants proceed at their own risk if work sut�orized by this decision is started before the time period for appeal(30 days)has expi�d.if this decision is reversed or revised under appesl,the applicent tnay be responsiblo�or restoring or replacing all wetland impacts. This decision is valid for three years from the date of decision unless a ionger p�sod is sdvised by the TEP and specified in this notice of decision. 3.APPEAL OF THI$DECISION Pursuan#to MN Rule 8420.0905,any appeal of this dec4sian can only be commenced by ma�'iing a petition for appe�l,incIuding applicable fee,within thirty(30)calendar deys of the date of the mailing of this Notice to the foilowing as indicated: Check one: � Appeal of an LGU staff decision. Send ❑Appeal af LGU governing body decision. petition and SO fee(if applicable)to: Send petition and$500 ftling fee to: Minnehahs Creek Watershed District Fxecutive D'vector 15320 iVlieactonka Blvd Minnesota Board of Wat+cr and SoiS Resources Minnetonicn,MN SS345 520 Lafayette Road North St.Paul,MN 55155 B WSR Porms 7-1-10 Pago 2 of 3 . „ , 4.LIST OF ADDRFSSFFS � SWCD TEP member:St�cey lijewski—stncey.11jewakfQco.hennepin.mn.us � BWSR TEP member:Ben Meyer—ben.meyer�,sfiate.mn.ua ❑ LGU TEP member(if differe�t than LGU Contact): ❑ DNR TEP member. � DNR Regional�ce(if differ�ent than DNR TF.P member):Brooke Haworth - bmoke.haworth�etate.mn.ns ❑ WD or WMO(if applicable): � Applicant(notice only)and Landowner(if different}:Daun Mooney-Mooney812@cs.com � Members of the public who requested notiae(notice only}: Consuitanr N'rank Svoboda(Svoboda Ecologics�l Resources}ilranlcs�gpsinnovations.wm,City:CLristine IVIAttson cmattson�ci.orono.mn.us � Corps of Eng,ineers Project Manager(natice only):Melissa Jenny— melissa.m.jenny(a3us�cs.army.mil , ❑ BWBR Watland Bauk Coorainator(wetland bank plan appIications only) ' 1 I 5.MA.IL7NG INFORMATION I ➢For a list of BWSR'�P representetives: www.bwsr.state.mn.us/aboutbwsrlworkareas/WCA a �,pdf i ➢For a list of DNR TEP representatives:www.bwsr.sfate.mn.uslwetlands/wce/D�jr ,�TEP contacts,�df � D D rtment of Natural Resources Re ional Offices: � NW Reg�: NE Ra,gion: Cea�tral Region: �Qt�thern Re '�n: ' Reg.Env.Assess.Ecol. Reg.Env.Assess_Eco3. Reg.Env.Assess. Reg.Env.Assesa.Ecoi. � Div.Ecol.Resources Div.Ecol.Rcsourcas E�1. Div.Eco1.Resources 2115 BirGhmont Beach Rd. 1201 E.Hwy.2 Div.Ecol.Resources 26l Hwy. 15 South NE Graad Rapids,MN 1200 V✓acner Roed New Utm,MN 56073 Bemid'i MN 56501 55744 S�Pau NiN 551fl6 For a map of DNR Administrative Regions,see:httpJ/files.dcu•.state.mn.us/aboutdnr/dnr re 'ons pdf D For a list of Corps of Project Managers:www.mvn,�sacc.azmy.milfregula#ory/default asp'�oes�eid=68? or send to: US Army Corps of Engineers St,Paul District,ATIN:OP-R 180 Fifth St.East,Suite 700 St Paul,MN 55101-1b78 ➢For WetIand Bank Plan applications,also send a copy of the application to: Minnesota Board of Waber and Soil Resources Wctland Bank Coordinator S20 Lafayette Road North SL Psul,MN 55155 6.ATTACHMENTS in addition to the site locator map,list any other attachments: J�Technical Memo from Svohoda Ecological Resources ❑ BWSR Forms 7-1-LO page 3 of 3 � � I PC Exhibit E =�� ����"'�i�.i �- �'� � i� � , 16`��� . �onsu�f�in� ��g�neer;� � 5ur'����rs "� ' 2638 Shadow Lane,Sulte 200•Chaska, MN 5531&1'i 72 Phone(952)44&8838•fax{952)448-8805 www.boltori�7tenk.com 7une 9,2015 City of Orono Attn: Mike Gaffron 2750 Kelley Parkway Orono,MN 55356 RE: Prelirninary Plat Applicat�on 15-3749 Crystal Bay Estates Engineering Review#1 Dear Mike: As requested,we have completed an engzneering review of the documents submitted for the above referenced project. We offer the following observarions,comments, and recommendations for your consideration: 1 A GENERAL: 1.1 5tormwater management for the proposed site rneets City requirements. Proposed peak runoff rates wil3 be restricted to less than existing peak runoff rates. However,if tlie proposed design is significantly revised duri�ng the Final Plat approval process,a Final Stormwater Management Plan s�ouId be submitted with the Fi.nal Construction Plans. 1.2 The Wedand Delinearion Report pravided oniy covers 185 Qld Crystal Bay Road. A report should also be provided for 225 Old Crystal Bay Road. If no wetlands are present on this portion of the prop�sed develogment, a statemez�t of no wetlands on site should be provided. 1.3 The Vegetation Management Plan should be revised to indicate removaI of buckthom over the entire site. Atthough this may result in large areas of denudation,this would help restore the site's ability to maintain native plant diversity and forest structure. Areas of denudation should then be restored with naGive plantings and new trees as necessary. 1.4 Proposed well Iocations should be shown on the Fizial Plans. Wells must be setback 50 feet minimum from septic systems. 1.5 Project notes on the Preliminary Gzading Plan indicate a monument is proposed and an easement will be obiained. The plans should be revised to indicate manument and easement locations. 1.6 Work within public right-of-way m�st be coordinated with the Public Works Departmen� Contractor must provide a minimum 48 hour notice prior to at�y work being performed. Notes should be revised accordingly. L'7 Final Plans should include a Removals/Demolition Plan. At a minimum,the plan should ad�ress removal of tb.e following existing items: a BuiIdings b. Driveways (including connections to Old Crystal Bay Road and re-grading of ditch) c. Driveway culvert d. Septic systems e. 3anitary Cleanouts f. Wells (if wells are not to be preserved and reused,wells should be capped and sealed per State requirements} g. Fences � ,. . PreIiminary PIat Application 15-3749 CrystaI Bay Estates • Page 2 1.8 The applicant wiIl be required to obta�in Minnehaha Creek Watershed Diskrict(MCWD) approval and permitting for their Erosion Coatrol, Wetland Protection,and Waterbody Crossings and Structures Rules. A copy of any approvals or permits required should be submitted prior to Fivai Plat approval. Since the development is proposing less than 20%impernious surface,no starmwater management permitting from MCWD should be required. 19 The appiicant will be required to obtain a General Construction Permit(NPDLS)to discharge stormwater associated with construction activity since more than 1 acre will be disturbed. A copy of the permit should be submitted priar to any land disturbing activity. 1.10 The applicant will be required to submit a Maintenazice Agreement for all stormwater management structures and facilities. The agreement should define maintenance responsibilities following completion of praject, specify types and frequencies of inspecdon and maintenance actavities,and designate who will conduct inspection and maintenance activities. 2.0 PRELIMINARY STTE PLAN: 2.1 The plan should be revised to indicate updated Drainage and Utility easements as necessary. 3.0 PRELIMINARY PLAT: 3.1 The Drainage and Utility easernents should be revi�sed as follows: a. Easement on the northwest corner of Wedand#1 should be revised to cover the drainage way from the outlets to off-site. b. Easement should be provided to cover the drainage way between Wetland#2 and Wetland #1. 3.2 A Flowage and Conservation easement should be provided over Wetlands#1 and#2. 3.3 The Conservation Design Master Plan does not provide any recommendations for tree preservation. However,the Applicant should consider placing conservaUon easements over the tree siands located along property lines to ensure preservation of eusting views and maintain natural site screening. These tree stands wi11 also provide bird habitat and protect privacy of the site. Tree stands could be augmented with additional trees after buckihorn removal. 3.-1 LilIisn Lane should be proposed as a private road and placed in an outlot accordingjy. The outlot will require a road and utilities easement over its entine azea. The easement should be generated using the standard citty form and recorded as part of the Final Plat process. 4.0 PRELIMINARY GRADING PLAN: 4.1 A Stormwater Polludon Prevention Plan(SWPPP)maeting NPDES requirements will need to be submitted as part of tb.e Fina1 PIans. The SWPPP should include a project narrative,erosion co:ntrol notes,erosion control installation schedule,erosion control maintenance schedule, polIution prevention notes,location and details of proposed erosion control devices,training doceunentation, and chain of responsibility. The SWPPP should a]so indicate perimeter erosion control measures and protection fencing wilI be installe.cl by Contractor and inspected by City prior to any demoiition or land disturbance.Contractor must provide 24 hour notice prior to inspection. 4.2 Protection fencing should be indicated azound trees proposed for preservation and directly adjacent to proposed gra.ding. 4.3 General notes indicate a temporary sediment basin will be used during construction. The SVVPPP should include line work,notes,and details as necessary to define locarion,sequencing,design, and zemoval of basin. . , � Preliminary Plat Application 15-3749 Crystal Bay Estates Page 3 4.4 Double siltfenca must be provided adjacent to wetlands where grading is proposed within 50' of the wetland. 4.5 The proposed grading azound the forebay for Wetland#1 should be better defined. The plan should indicate proposed contours anc�spot elevations. Additional tree�moval may be necessary to construct farebay. 4.6 The berm to be constructed around the north side of Wetland#1 should be revised to pmvide an 8' wide top to allow for access to the out�ets. Additional tree clearing will be necessary to p�rovide access route from cul-de-sac,and the L.audscape Plan should be revised accordingly. 4.7 Proposed grading should be revised to provide a dafined swale from Wedand#2 to Wedand#1. Swale should have a minimum 4' wide bottom and be contained within a Drainage and U�ili�ty easement. The swale should connect to the forebay for Wetland#1. 4.8 AlI culverts should b.ave trashguards installed on both the downstream and upstream ends. 4,9 The applicant should consider replacing the proposed inlet and storm sewer fzom the end of Lillian Lane to the Wetland#1 forebay with a swale. The swale should be permanently armored with turf reinforcement mat. Otherwise,an emergency surface overflow should be provided to the forebay to provide a route for runoff if the inlet becomes clogged. 4.10 Potential house pads indicated may not fit actual topography or allow for house styles clesired. Since house pads will not be created with mass grading of the site, a naffative addressing potential housc layouts should be provided. Nairative should include discussions on topography,desired house styles,building heights,orientation on lot,tree removal,well locations,and septic system locations. 5.0 PRELIMINARY STREBT PLAN; 5.1 The pmposed street section,alignment, and profile designs meet City standards. 5.2 The cul-d�sac radius should be reviewed by the Fire Chief to ensure adequate space for tuming of fire department vehicles. 5.3 Notes should be revised to indicate driveway cuIverts znust be 15"diameter. 6.0 PRELIIvIINARY LANDSCAPE PL,AN; 6.1 Trea caIculations should be shown on the Landscape Plan. One shade tree should be pmvided far every 40' of road frontage and be located arithin five feet of the right-of-way. In order to restore areas denuded during buckthorn removal or grading near Wetland#1,the Ciry should consider allowing placement of reyuired street trees in these areas. 6.2 The Final Landscape Plau should include the following: a. Location and sequencing of buckthorn and r�ed canary grass removal (should correspond with Vegetation Management Plan). b. Location and sequencing of turf establishment(including areas of demolition). c. Location of erosion controI blauket/turf reinforcement mat_ b.3 Trees proposed for removal should be indicated on the Landscape Plan so the extent of tree clearing can be�eld verified during consiruction. 6.4 Soil under e�cisting paved surfaces to be re-established with vegetation should be decornpacted priar to xe-vegetahon. Preliminary Plat Application 15-3749 Crystal Bay Estates Page 4 Please let me know if you have any questions or need additional information. Sincerely, BOLTON&MENK, IlVC. S8C6'V�s7�� /e�. (/ Robert E. Bean,h., P.E. Water Resources Engiuneer ' , i;,�J� ', , ;,, • � , • � _ � �' � �� - � .� _ � + V � + ` �� , a - � _ : ,,. � i r .� 1 1 . _ f__ — i � � - '�Z � I� _ ��. i�� � j ��_ ,� '; , � � Y/�►,� �,� i� �_.. � ►I� . ��1 -- � y ���� f� ; ! �ll��� 1�� ;� � ; I i I I I I 1 i 1 1� I I � ' � � � .'_�'- ..._ � . `��'� , , , - � �1� ■_ � � � '� e`' i i�: � ��� I� � �: � , � � � � �-, �� �� � ������ �� , � rlj�a � � -� , �.� � P � ��r► - ��� � ►♦ ♦ : `. � ♦ ♦ • : � . .� :L � ► �..._ � i � � � � � `' ; � * I_ � , ;��'��� �� � �i 1 � r _ � �,� „� �� � +� ��� � . _. __ __ � �.�...��.. �� �.r�► ���� r � � ����� - -�_'I - -���..� � �1111l �111111 � � � � � � - � ������������ i � � � � � , �� ��� � � ��� . . � r ������ ■ ��� � r� �� �� Il,il�,� ��(��1 �� � `�! ,' � � � /i��A �. I '�-� � � r/' . ��� � �� ��r� --- � !i _ 1 �r �� � 1;� ��� � ���� - � �S � .�, r�1 \ , •� '1 � ' ��► �_ � r ■�L.. � _ � � �� - � _ �/ _ ■ � _ �� : _ ri ��� � - ��� - r � �t� .. _ ___ _ r__ __� _,���.. �� �. - , ; � � � „. i� ■ � ; _ � : � �I� ` i •� �r J � . � � ■�� �1I r ■ .�-� � � � , � ■ ,.� � , �� ��•� *� r�� ■•► �r � � ��, �r� � � � � � � � � � � _ �� .• � . ; �� �■ � . 1 ��w r � ► � . � �i � ♦ ■ ■ l � ��'/�� � ■t� �` _ .�.,� ���� ■.I���� /�����. � ,,� i�f�� , , �,�,�■ � ��� _ � � ■ I � ■��' �rr. ! ■ � � � , �rI � �� �' ,!4� - � �,f ... ��II a��ii�iL� I ���, �.. r��i�/� ` ! ! ; I �1 �' �f� �� ' � �� ����� � �r■� ■I� .�■r�� �I� � ._.�...,�'...�� __ r�..�ii�._� , . _ ��•_ ■ ..'��� 1 1 '_ i � � ,.� �. � 1�� r � � � . � . �i�1�.: ar�. 1'' __ ,r. � � � ♦ �.�_�.. ♦ �„ f �. . '. . � .��... .,w�'�x;}�� •al'^' . . . �T,�.1�i; '�7�.-a, .7.�. "�"_ _ — . ' « , .. _ • ' ' • + . - .. . , ; � �� � �. " `��� c � -: :' Y. y, - ,.�`� _ ,,�+ � ,',� - , _ :,.� . • r,� —_ � �--�-a- . , - - — PC ExhibFt G- � � , .. . . , _ d . � - , . _ - - , y�� . .. � : �ti; y� r� .: �'r -,,,, '- ` � ' �� � � :. . �� , . , .'.�Ir � � -n.-r. '��� �' ��i+� .'- , `� � , '�a� � - - ,. '" _ / �- - .•w F � :# •' • '� �; -. :a a _ .s, ��� +►. � . ^.,;rz ~�•�, - i ,�- ` k <t i- -t' c � � 4�k.� t �y e`�_,� a �� � .'t.,.,{ ��� �r �i:_ S�tY��• in .�►' . I i, �(� x�'- a[M .v . . , a .+%'��. _. r.-ti ��:' .r:•wi , ' � :t::�':,.., t{'' _ -'��:' �,r1� ti�� , „ . 1��f� � � .., � , .. .- \'� � , . - � ''� ' '_ ti � ... -. . h �';'a .c`•� ��}s�, �, , . . - � y�� . ,> t ~ � ' i._.: •:�• ��• � � R� V,,y .� • . �y � � ' �r. .. .. � . . , \ . _ � ' '. } � . , yM " ; . . � . . '�y� � **�� � �i. a E. a`' ��«l,: . . . • w .: �/ �� . . . r a � .. . • . .. .. . . � �.�' . � `•�„ �M � .. w ' �. �.�, y,i r .�. ' �. • ..� '. = .; .� �S� �k;� •• � ` ;:,' � Ai.y ��. ,�- .. .,..� .: .^ - -. _ . � � � . r �, r . � a� ;;+<,�� } a\' . � . .� �� . . •� :.. � ' .; � . �� 1 � _ ' R '., � . <. - � �y , . � • •�, •, . J-a . � % _ r ..- . � , . _ � . . . � . ' ' ' ' �? • '�„ � ' . ".' Zw� I ` . . .. ` .'n . , �. • • �, .. . , . , .. , ..� • ,� . ' �.._ ,�. . - ` ` ...... . ��. �`+�. � _ �. . ' s ' y'� _ �.'�� 1� �'�' - � _ , ' • " � � , . . � _� >f• � r a ; . � � . , ;_, . — _ t . � � . „. ,� � ��. , r. . . ,. . _ \, •�. •. �; ,;�. 1. � , '» . �,�, .1 , . sc� �. �..�. -� - �\�kfSHOp' _,. ., . . . , . , a.-"'-' , ., �.. .. ��. . , 'A _ . .' I'` \,' ' ,M- _ _ ,..�. y t �; ^!' ..�* `.. . .. ,.,� f` f'�. . . . � t ` '- -- . ' : ; ' ''. .. �.,�.. � _ � r �,t . . �� '.. "."�.- ' , " � s . 4 , ,� • . . .a _._ . .� - �+ � _ : � � . . �. . . . �. � , , . ,* ,�;�,w J^� .. �� . � _ . . � ,�.� . �, �- ,; �,�4. �:' �, � �L. , ' �"' -- _ `� : �r - Y Le6end . / �� � »- `� , �y � •,� r�r.�. $ . � i:If�. . �� "'�� 'y� 1.�p$�� r�C`l�*. .�!�k'� ,;a� _ `'�` � �a: 'r�� �!'°� '�, �'-�' `;r„ —�.`. 'a t`�"#�. � '??,r .. f28flro8d ' s � f ��„�� ', �� .�; ��.�[� r � 1ys�' -'W' .��, '� � �AS�., �� ,� Wa .! �� �°,' �' . *, .. . , � � . � , � 8 - : . , 5 �y�{.. Sa � $ s,i : �'.k 1`jM A, i `=_ �~»�!� � �, €� + . C�UII■W , . +�,, } . � J '4. � r�`'�4� � �""'��+"' � t-. . '� � �„ +4 -,�1 '� � . - � �F �„�, y, �. � 1 I� ` � � I� �,� .�� .��:� . -. ,. .,, . �.� �,y .� . _ � � . �, r , o ►��e��.,.z > r ' ' -.,� ''�C�� ' '. � ` r Farce o15 • > , , . a� ''`�c�, ��` . '� . �,,�,�,� ' +�'y • . . . � , �� �. � la ' �C's ;�; �: ;* 1"� - . q�� � � Leke.4 8�P011d8 .��A . * +� .HJ :..: ?° �, .� � � � �° ��, �+ '.� �` � I��,,x `�s� '_.`�� ;r• + .• � ' �'�' , , . , � � � � �< � �'� � � .���� ti a + � `0 ,'� ,� �+�� -�" x � � r" � �� � _ * _ • .. � w "'��. ,� ,� ,�i-�' ,.+�:,: � �•:�t �. y �, ,�, `�; ► a�� ,R , , . _ e"' «.#' Y.*� ' • ' . `' ' " + �. � .� �'' . , y$;.'#��.�.. y� ac��i;. :' �,r"w �i�►� •_,.. =°*�. *k. �• ` y .s�, � ° y � a ' � , _ � ` . 9 • .. 9� �'�`ti ,� ''... � :l, � �9,; �,`' � ,t� r • � <, �_.. �'� : ' �y , t� _ � r. , �_� .. . ,,�� 'M , m � , �C` - . _t .. .a ��� . „ j f .. t��a--.��,� a+SR ••�. ,°.• {� r • ` '��_G; �.,a - Silver View D >q : : .� �• . M �.. . � � . ... � �. a i_,'1 " � •� .,_. ' ", . �"3 �.� �jy . � � �� . �, . . ti. ,� ,� .. �� �„ .�i ''�., � .. - ��—�_. ' �� ��.' � �• � '�F,� - - - .. ti, ,x,. � �r � ri - ,t y �, ,_ .Y,y,,.`�.:,�,�"�"!Y . :# .. . � � , `. ` .. _ - - r�' iditiCx .. ., �. [� a�•.r� �y��.. , . +�� � �. a'� � -�... . �i. . . ��' r ` ; ,, y � ' � . -� . ' 1, � � � ' ` � . f� �ta.� ._ ' ' J ; -i-, . ; .i `�,' . . �� .' 4 t. ..�. y-' . ..c q- . . . . . �� � �' , • - . • ,,,�Y ,y � -� ^ �IM, .:"4. « > F.� '�'!� f�- f. � .w- ���lT ..� �R ++�„�y�y'"� f �4.. �~ - ;l.. • � �y�' '.`� +{, '' .'s � '+ i . , . �i��x _i �.`r � �! � � � � �yflli� ♦ ' 1 .,+ .. ' : �'., . Jt`•e .. �•� f . p. j _ ✓ - l4[.. N.. \ .. �V,..• ' � aPi'4 �l � t.k ���� �1n., ��' 1 t ti �F s�i , '��f� � . . �. R�� . . .. . . . s {Z ��.��r _ '� S� i� �,.�.y 1r ��� t ��:. M1 €�'u i �3. z � c�y - '_ �• �, � . � . J . . . .•. : ., . � • . .- . . ' '" ' .� �� � � .. Y ...� ° ,�+ ♦ + r ^ � r � ,q •• 'r.� � •���tj� � °�As' 4 S � � .,7� )., \ y�� :. ,f . s.Y .., , .. � 6. r ' �•� t ' � - . ' ' .� a � . ;� �� ` • � � � : °"� +;r ' �" �a. _. . �a.. ' . , !" �,• r; #' TM"M . � `e, `.• � , ��.� �. . ' � �� � . , s ���.f '�.••f ��'._..:.."� . �,--'---^��+--- __ �_ _ -�.,����,.�.�`.,� , `�'�" r;�'�j`�� � Q ��� �.. t ��Y'',. '..r ,,l �.� �.. r � ! � ir. � s� �* �r- _ . . � 7�, � � � :r � # , . • �+. ...� .� i.(; �4 M . � Y �{• a tn, s y� �,-,-r,..,�..� {M�_��.r.� • -�.,� .�s.-G�e�.�'^�-- �: ✓,..�E1t ,s.: . t-i` _ � , i . RS { �J R. �. �.'.�� �, Z�, p,� � ,,.f � � 8 1 .a. .+r���. '".�; �.< '� . �, � �f�lr . ���� y �•M�� . . _ ���� . � ' ,' � ,..a. �4 1' ���"�,s:f �� � �� �-�,<< � ��� ' � .. �. _' •t,�r:^ J �'l� .. �i�.'.� . �a 'i, . � `i . . +i•� . r� it " � . ..�,� �f - I�.. .�=.r '.''�� � _'�y, "�'M� �.P.� . ,,� � .�:'1." .�, t�i� . .` r ,t� ,�g;w �, � {'�� �p1�: ���, I���.�i� �r:. f �' .. � G - •� 7i�e �',Y'�' f: ..._ _ � � � . .�'_...f� � . r_- . s r.�'y�`.�"�"Nxw •'� w �: _ r' . r j 1 '�' 1 '$�� } .T ' �y� .� � .. � • .: ; +Ly'.�. �,,:.. ,' . �,.,:."" . ri� t� :�!�+ `O. �s.. �,_ .� x: .sX7 � Y r � +�:'t+' •t� '� d � ���A� .S" �•K K ��•} . Q�' � ..�� r j�- 'r S -..- . t :�r� -�► �: Fd� : 1C, _7 Y;� _ � r` . ,yi% v �4. �. �• . i ' . . ., si� ' . '._ � . ', .► ' ' � ��' ' '�`� '� � .��'f# �..� = I '• - . _ � . �;L.� , .� : + 'w.v •.'"`r '� ,. � J . . �'- �,: ��; , �t� � _ ,. • ' �, r ' - : � . E fi w. ,� �"Y � � G. _ ,a - ♦� �`.+� � � . - . �� �t � - . , . . � � :�e� �` . - . . ; �'��r�`"` �. �,r ... ��.!✓ ,_.1� ,. ,� �- � � a , t �;�.�' ����� . � .� �A ' � . �. . �.h 1' �f l. �. • . �'�y~`. � � ��- "�` y . y� ,{!4 f'. ry' . ' ' . .� .,^ , _ ,+� •r� e.,�;,j'r�" `k �'j. . s��-','-fi` }� ..t'� ',��.�' : .r o 4 � . ��� � .�. .� x + �� �";�A �.. �. ., . t�y. . � , ; �: , Cr,t - '' �€ /' . � ;a . '•,�^i',F� , .. i,,,', .�t; - � ♦ , ,. . . ,� • .. , � � • -� - • - . r. _ x, : . s �. �. '4 1 i p ' i ' �.. � .. . •,� 9y1 ? .,w'.V. ��,�'s._ �" "t,�'� r`# - __ ''3'^'�j�r_ _ _ � � � �� ' . , � .i�. `'q ` �. �. ,. 4 ,r:, „ , , � T y= }���� - t I . . . , . '� _ - __ . � `'� � . -�.. •. • I' ,..'� . . ' � .. 1 � +1�: !.•. , . , � . K ', y !�.', -1�� ; � �� .� . -. .• ��' . -i� r.'� _ �r' �~��. . . -i.�-- . -. � w �. - ' ' ,'�.-., '� � -t�", � �j � . �, „ . .•�r.l�� . � � � � � � . . . . .., +.� ,: - .. r { _ .. 5. ' '"'��� "�� �a� 1 �� '�l. ` ' '� � 1 �«. �. � . .a:"rp� : ��,,,,?�� '���-� v A"��' �. . ' i�i., � .�-. .. .. '� , •�� . ' , . . _ ---�"'y ri ''�.v _ �tR. 7s , a "�� � r�{'`�. �-� 'a;^ ,� + 7,."� � � � '�' r �, � _ ��� � �y !�i "� ;f.• �� � k+�� k� y � .'_ ,'� ---. ..�'}. . -- � ��: 0 � ���" :�. �i�� ,. . '�w 1 � �- �f.� �." � �u , �.+'� `-fiti ��. �;[ ' �+�"�, 4 k �.`� .� 3'k�, ,� ,,,�rd i�� -r r �+►� 4 g ` " „ 't .j� . .r. ���:, � � ti-. �� '� � �. ...y .! \' � . �...+Ay� �'.. �,�� �; ..? - - ' � * .b 4, , � y� � {',i��'1�.;� � -.r• V,Y� -.. � �i .'�� . ' � � ��.s -��,�'�• . �.��� ♦,,.��' � • - � ���aea.• '�.� � � � �., "�`1}�,f'r�'F{�.3 � � �� �Y � 4 i r - � .. .'1 h.'Y � �` � 'FR � � e, ' '�+ry� +f� S�+Y/��.. 1 T4 ` aI 1'�4.µ V. �.i� 1�� • � . rf, � � ����.. .. � �� �"� x '� '4� 4 ^ `� ' �y„" . '-� .� . �'.�': � .;k, l�.}� `N a ♦����, � �� . . � R'�. f . . , ',w ,� y � . , , . .� � .�y.. hb �� � � , y ds� . �.' � �j r- t � � r .1 . . - _- ti"= "'* . . , ..�. �i . '....` "�i� : ,l ~ ..}�+. 4� � ��l� }��e. �\ . . .. , .. .y � � � i�� , ' � . . . " �'�Ik .*• • ., .it . t�,,y '��.' ��. .�,:,� . _ �� � 1�r a ' �� '�'� �;:,�> . � "�ry . .. ��a � .� �� . �a+ ��".:" �'1� }� 1` i . ' y � { , . _ , .v' .,t � k . i � ' � . _ � �f.t•�f��' . . ��� a�, f.� i �` � �' i` 1?_T Y, . + , a . �r, �. .,, . . y � . �. � �> . , � . . , ` �"S'- .r . • , � ..� � Copper Ytew Qr y� ��A: i... r_� �y� Vr'. � e � '� , • '{'� n . � ' �.y � .. . ri �,,��~ �"�: •�At r�' =,,,. �..��;4 ,�y� Q: , • �a�y ; �` . M � ti. ; .� �, �� . -. _ . i� -w yh� R' � ' "'J� ° 'a, . � !! R � .+, �'� _''S'+�t -• � T �. T%` :,'+f► �' � .Q _ . �� �.� .. - " .t„ ��' `. , � � r ',�� ♦ � � ' } t �� l '���T � ..��'`�� l r f.�� W� « . r �� �,��`v�Y ��,�t� ;`" .�E•' r � . _« r, f '4 I ,I :�,�� ����.��.,��� '�` ti �2' .N � �r:-p . . � .. �•��} 7; 4, ,� �,�'�1���.�i� �y� _ .�`�' !; � � �.. - '.C�__ �� '_ . a. . �.. '__ " '' ri�t•i ... _ . � .� v-�vcY`e.��. ��i� �1',' ` ��l1 - _ �-�___ � __ �_ ,. ��� — TM,,.���.�n�...�w�,��. o la Feet ..rwy..�k.w Ina�wam b.isea:om.nu h�rry 6 a Oe�Dwtlon dneenik MVaw�tlon,ad AIY bc�Id h Wrb1s tlq'.wontY.iM ftau aqlpe�,aq afhr OBoltonSMenklnc•wetrGLS 6/12/20158:29AM �MActln�nrr�aAa�.�mdsdb�rw4 �f�ti Wr9eM onIY.7M OtY d O�ono 6�et rat�a�btelx airy i�rxades dsMn mr�Nd. � � z a t � W � . >. ,, � C) 1;,1� i �itrt��i�r} �a � ]'yy-r"" � �• � 1� � •� y�s M, _. .+�X�r�, _ . _.. a .,� , -. e"�'�'�'�f� . .; ��;�„ �, � , �,M" '�;, �, .. ���� . _ ; �+'�.�'�� �" { ~ � � �' � • �:;}�„ � �� � t 1' 1 � t' 1'. . -,iiir� `7 ' � � ; ` a� l� i., �" �. � f7 1 l � �.'rN '��'� . � '( . �� '`�;. ;.y . . , , � � �y, ` , :� z �� � r �' c, �"' ;�r � ,. . y , . �� 3 ,j� � . . , ;n,; � r,r I � '~l-" �� � � . . . � � ,C` �.{.� ��-i►YV ��1' '� _ - :` '•� . ,.' � . . � �-f,. . . .•ti..•.�. n ; -L �� ... "_�'� ---� '�' ' - .� x: t� � : . . • . -> ., . ` . � � ... „ . � . . "�^.. � �. . 1 � ' - • _:,,ti � ;�1., ,,,�y�y *. ,� �'' �� . m-�. •'l�� a �f si � �y�`�., `..�^ . � ' � � � � . , - ' �t y#,� ,.�' �1.. t. 3&+ . {4 ; ` ` +, ' � a.'. � [ �� ..�I � " � t �a�t�. . � #,,,�� , .�;. _ �� `�` X J Sti - �� �^` �� ��:. �. .. N �� i _ y' ' �1 '����� s �. , '� �i M�F �k ,y« "�` �(��y,����.` i��� ��� , � i , ��T.'�'"� ',�:: � .,� s�"'L; , .� ,, �R+�`^7 rr n,�'s�,: ,'rt �,°�+�;�4.'� k �•+� E '� SY±1���+'i ��' r' '�?�a' � �, �'' -y, 4 / '.�n:.�-. �,,� � t �r �� a, 'b '.w,�,' 1�a y i'e• ' "�,�'M1 i �. ' . � . ''� e' � ..�'"`����w� `n �' � . £"��.�..:. .. .G�1� ;.� c,11� •I��'"► �•'�p'��'�� �,'��. ��� . � ' , , � +1�` n . ' . t �' ��� .J � * xl.� �_.. , .r , , '�,{n. .. �� d�+l �F���q�i������i'L..� �. �_ � . `a � .' `� . ,« _ � + . �p y.. � � � 4, y p ,e ' � ' h ._.... .�a.. r � .. � ' �y, •� r�'3�+-... , i^ � �,4Y' e'll�� � ;� f . - " � • y � �,� . �_.:�,.� -_ .,s _ '' � { r�t�.+ � ' ' ,� , � -- ._.�.�_...,,�;,,i�, e'�" ;i+��;_ '� �� ,, �_ a �-� � -Y1 '� . . ���� � x.�.. *Gq�1M��iY.�"�..��•�`r - . �. J..z��, _ �r} �{ � � �. . ' i►�li , _.. . . . . ;... :.. r - ._� . �"" Ar � � ,.,�+r ,:�C� C���' . :: •.�►',��r' r t�, � y�, .y��,- � _--....:,-Y _ - _ _ • �c�+`.�t � ' � ��.., � R ' � ��' ._. � ,�� ; ,c,.� � - . � . � ♦'_y:}'., .� � , . - , $�: �� • .. ' - j t���"� —�. • ,E�.S�� • � .''_ _�_�s� i ., Y - �'T . . �� "��L � �r . l �r T � '�'�. � � � �. _ �.;. �",r�'L�'• .�, . _ � A �J,� C+ � �.�..�...,�.� � .. . _. . � � , ' , .z.. � •-�'r /,! �S! , t� .:e • �i' -�a�`rt.y. � .. �� �� 7 � # e;. �.- , . � ...r-d�' � . - _ . .' � ��' s -.. f�'� , _ . ..r.b..�,` �_ , _�,,e"_ ���'� ' ��rt e�,�,�� .�` �'���;',�. ," . - �w'.'" �,� - E . . . , . r.�.��. ,... - � , •.� � �r+ . , - +�Alr.� f� ._. — } � 4� , ,�' : ..�' �.. ..- . . . - �*. . .�'��. ; ry. .�s►' � `-� � � � � -� �a� . -�� . �� . . , �:� . ,� , s , : - ,, � � -� � �,, �.r : � +�,: ,�� �� •�' �� � � `?' �� � .. ,;,.. . . , ,�.. � + � " ",�.�, ,r,� . r . - , . � x.$ .,i i.. � .,. ' ,�f� • . ., • , . .� � „ _ . �, ��`e� � 5. r3:�.i •. c .�".. . 1�. � � {� �,.� ¢� ��'t .-r 'r�. ���, �`�*'.'� -'4�. ',�,,,f''1 � ''�� �'"`�� —(� ;� �.. �,� f�_ ! � ',�� � .�M�+"r' _ r " � !f �^1 �-�:' �� ' i � . .. .. � . -�p-�f . , , � �,,. ; / � , � � „ i. .' . � � � , . '� . . ;...v � �:� �,�� ��• . ;!"� � ... _--,� - `. ... '..��,, ' . -.r.,' �.b" ��rt �"�,w�.l''�=,z�� , . - .. , - � �� • � � , � . . - , ... � '� - ' ` ��� +�� . - 1 '�! -�� � • . . ' � � �a �4 � �' ��„'E" '�� i � .. ����� . . � � �.-�lE.--�� � ..� .. . ,����,�',r! t� ♦ � �� �,�: `� ��, � '*�,�s � .«., ':�r - ,� _ � , '� � f . .� �,�„� '� ♦ ,�, ''„w- �i"- _t.�, �::• `'�- - ' � r .. "'�t � _ � t. , . � ��`�t� _ � . a�.�.�. � - . ,� - _ : �. : _�, i �- , ,r,� ,r,r, 4;'�..,� *''�' �t ,M �� �•'t�:1'�. , f� ��yp ` �� � �'i� � `'-� �-°� - ;` , , ' +*'^��,' �,,�-L, . �f�`-A� �.��`''�" • ,,�! 4 � 'd�' � nh �y .�p ,'• yi � C' t t+r �� .�r ��. � � iY � � �� '�It, �. - _� �^ to- d...��� .�4 i .♦ �: ./ �'���•�}�r�;��!����s �1'�#���� ,���y�.•F .� j��A - �F''�7��,�., _r ,{tki�"_ . �, ri� ��r'"t �.F - . . �� �' t�1S . *�� .�...;�" '�� . _ f "� � ti. -_ , : ,. _ . .. ,� . �., ` ' . - .. � . ,. ��. .. ` �t . �' `�' . �; ar�'+', ,�� T'R. �^ , . _ `' - . ;! . . y y� . '_ .. ��. t .� � �, l��a �.__, �. . 4 +g��.. � ��� _« „ «� _� dr, ��' � . . ' ' ic'�- ' . ., ,� 'f�ti.� �� . [ ' . � .. �_ ... t+"�.�,- .�r +t1R"'*":.... - r �+T k ;,�� ,. �.'.�V�� _ . � �Y� . ' d�� M. � . '--''iMLi�'( ._.J� `, �1.' - �►..' ���__ . ^:'�...�` _ _ .i. 1'.' -_. . . ..� �.— .. +: � .. �r ��t �� � -. - � _ � �'� �`'� E . . '� ." � " .. " �� •: � � ��nr�s,;;,i� - . __ . . .� _ _._ _ � � J�!4l4Y3 �d _ , �. PC Exhrbit H :.. Hennepin County Locate & Notify Map Provided By: Resident and Real Estate Services Departrnent Date: 5/15/2015 33-1�18-23-23 _� 33-118-23=24 ` 33-t 18-23-13 ,� , 33-�18-23-32 33-118-23-31 � p a ( __.. .._. 33-118 • -42 �-�.�.� . _...--�--�'"- . , �. ;' / � ' � �� �.. �v,..i��t - � ._�.__._, I 33 1j7F►23-�3 � 33-1 18-23-31 ` ; 33-11�- -42 , ( � ,�._-__d.,.__.,':-- _�_..� i _ , , � I ( ��� ��--��---„_„�,-.�,,...���. � ' � t � / i� !' � - y__ , , t � . 3 -118-�3�� � t8-23.-�4 _�.._.��' ".� �� . �------- - � � y ----___ __. --------- -- ..; ' � .,: � ._� ��. - _� '. ,� �; ' - � { R I 3 -118-23-33 . 33-118-23-34 ! 33-t 18-23-43 .- - �-- � --__.__ - --_. 04-117-23-22 i :�; �e • •� " a 04-117-23-12 (1!�=1-17-23-21 i Buffer Size: 350 feet 0 120 240 48o ft Map Comments: � � � ' � + ' � � 33-t1B-23 31-OOG7 8 33-'18-23-34-0401 RECEIVED For more informetion corrtaG: Hennepin County GIS Division 300 6th Street Soulh MAY 2 0 2015 Minneapolis,MN 55487 g is.info�hennepin.us CITY QF ORONO � � � � � � r RUN DATE:OS/l5,/J013 HENNEP[3V COUN'iY PRpPERTY�YFOAMATION SYSfEM(PROPERTY OWNERS LFS7) PAGE:1 38 33-118-23 310007 38 33-118-23 34 0009 36 33-][8-23 43 0017 SHERRY L UNDERDAHL K L]OFIN90N 8c S B JOHN30N JEFFREY&fiLIZABETH PEI'ERSON 225 OLD CRYSTAL BAY RD N 2545 WEAR C[R 2�00 COPPER VIEW DR SHERRY L UNDERDAHL KLEIN L 8e SUSAN B JOkNSON JEFFREY 7 PETERSON 4100 RANCHY[EW LA N 2845 WFr\R CiR Z700 COPPER VIEW DR PLYMOUTH MN 55446 LUNG LAKE IvIIJ 35336 LONG LAKE MN 55356 36 33-t 18-23 31 OOl1 38 33-ll8-23 34 OOl2 38 33-1:8-23 43 0019 LYNN D SCHW[E WEAR ENTERPRlSES PARTNERSHIP C S O KURTH&M R KURTH 26S OLD CRYSTAL eAY RD N 38 ADDRESS UNASSIGNEU 2755 COPpER VIEW DR LYNN D SCHV�7E WEAR ENTERPRISES PARTNER3EIIP CASSANDRA S O KL'RTH 265 OLD CRYSTAL BAY RD N GO WII,LIAtif W WEAR MICHAEL R KURTH LANG LAKE MN 55356 PO BOX 24i 2755 COPPER VIEW DR IANG LAKE MN 55356 LONG LAFCE MN 33336 38 33-1IS-23310012 38 33-118-23340013 NORWEST BANK MN NA'IRUSTEE 1 B WINSTON dt C R WERSAL 245 O�CRYSTAL 6AY RD N I55 WEAR LA N THOMAS C ALDRICH RE0043943 J B WINSTON�C R WERSAL 9G WELLS FARGO BANK MN N A l55 W£AR LA N 6TH!MARQUETTE MAC N9305098 LpNG LAKE M1J 55356 MINNEAPOLfS MN 55479 38 33-I18-23 32 0004 36 33-118-23 34 0014 BARRY JUDGE C M HPLLING&M 7 HELLING 195 CRYSTAL CREEK Rll !60 WSAR LA N HARRY JUDCE CAROG[NE 8c 1+4ATTHfiW HSLLENG 195 CRYSTAL CREEK RD l60 WEAR LA N LONG L.AKE MN 55336 LANG LAKE MN 55356 38 3�118-23 32 0005 38 33-118-23 34 OOIS CITY OF ORONO C SERKEY&5 G BERKEY TRST 373 OLD CRYSTAL BAY Rp N 170 WEAR LA N CI7Y OF ORONO SCOTT G BERKEY P O BOX 6b CAROL BERKEY CRYSTAL BAY MN 55373 170 WEAR LA N LONG LAKE MN 55356 38 33-]18-23 33 IX101 3S 33-(18-23 34 DOIb DEBRA A RENCKENS 3COTT G BER[tEY 3020 WATERTOWN RD 38 ADDRESS UNASSIGNED DEBRA A RBNCKEN3 SCATT G BERKEY 307A WATERTOWN RD l70 WEAR LA N ORONO MN 53356 LpNG LAKE NN 55356 38 33-118-23 34 0001 38 33-t 18-23 42 0002 C.fr.1.]AN L STUHBS P T COUGHLIN&C J COUGHLIN ISS OLD CRYSTAL BAY RD N 2790 SILVER VIEW DR LILLIAN 1.STUBBS PATRICK T COUGHLIN I85 OLD CRYSTAL BAY RD N 2790 SILVBR VIEW DR [ANG LAKE MN 55356 LONa LAKE MN 55356 38 33-1 l B-23 34 0005 38 33-:18-23 42 0010 M P&G M SIEVERT CItAlO I BRANDENBURG ETAL 85 WEAR LA N 2775 SILVER VIEW DR MICHAEL P&GAYLE M SIEVERT CRAIG J BRANDENBURG SS WEAR LA N 2775 SILVER VIEW RD IANG LAKE MN 55356 LANG LAKE MN 5535b 38 33-]I&73 34 OOQ7 38 33-I:8-23 42 0016 T M KALMAN�E R KALMAN C W WHfTNEY&B i WHITN�Y 29D0 WEAR CIR 38 ADDRESS UNASSIGNED TODD M&ELISSA R KALMAN BARBARA 1 WH[TNEY 2900 WF�ARC[R COURTNEY W WHITNEY i.ONG LAKE lVII�1 55356 2715 SILVER V(EW DR F.pNG LAKE MN 55356 38 33-1(8-23 34 OOD8 38 33-i:8-23 43 D006 N J 6UGSTER�M V HliGS]'ER LEANN 1 COE RECEIVED 2850 R'EAR CIR 160 OLA CRYSTAL BAY RD N MCHOLASJEUGSTER LEANNJCOE MARIAH V EUQSTER 760 OLD CRYSTAL BAY RD N 2850 WEAR QR LONG LAKE MN 55356 MAY 2 0 2015 LONG LAKE MN 55356 � �i � ,�C� c��v oF oaoNo � � .. PC Exhibit I Prom: Wersal, Catherine R mailto: rw cbburn�t.com Sent:Wednesday, June 10, 2015 11:47 AM To: Meianie Curtis Cc: 'Stubbs, Lauren and Larry'; mQoney812Ca�a.com Subject: Development of 185 and 225 Old Crystal eay Road Melanie,I just wanted to sha�e with you,and for you to pass on as appropriate,that the Stubbs family is thrilled and honored that the buyer of their property would like to name the road Lillian Lane after their deceased mother. Nice and thoughtful gesture on the part of the buyer. Thank yau. t��;r i:���?''i;�'Z'� �:, �1�1�►'S,��G J'�fl.�.� �01 ��st L�.F� Strre�i ViJc�zata, �+�i�� 553�J1 952-�476-5�:��3 Direct 612-597-6367 C�II ��?-�i73-3932 Fa;: ��m�il: cnvar��l�cbi�urnet.com ►_Neb�iti3: 4F_�M:Y.Cutherin���e�sal.com Date Application Receiv�ed: 05/20/15 Date Application Consldered as Complete: 05/29/15 60-Dar Review Period Expires: 07/28/15 To: Chair Leskinen and Planning Commission Members Jessica Laftus, City Administrator From: Melanie Curtis, Planne Date: 11 June 2015 Subject: #15-3750,Jeff VonFefdt&Elaine Wyatt, 1990 Shadywood Rd Variances Public Hearing ----------------------------------------------------------------------------------- Zoning District: LR-1C, One Family Lakeshore Residential,0.5 acre/100' Lot Area: 7,265 square feet(0.16 acre) Lot Width: 52'at the OHWE&53'at the 75' setback Appllcation Summary: The applicants are requesting a side setback variance to allow changes to accommodate a 2"d story addition over the existing home within the 10-foot setback; a rear setback variance to accommodate the $ame second story addition within the 30-foot rear yard; and a lake setback variance to permit the 2"d story addition within the 75-foot setback from the OHWL. Staff Recammendatlon: Pianning Department Staff recommends a partial approval as outlined on page 4. Pertinent Zoning Ordinance Sections Sec. 78-350. -Area, height, lot width and yord requirements. Sec. 78-1279. -Placement of structures on lots. List of Exhibits Exhi6it A. Application Exhibit 8. Practical Difficulties Form Exhibit C. Proposed Survey Exhibit D. Proposed Plans& Elevations Exhibit E. Submitted Hardcover Calculations Exhihit F. Building Envelope Illustratlon Fxhibit G. Code Excerpts Exhibit H. Aerial Photos Exhib;t!. Site Photos-Applicant ExhrbitJ. PropertyOwners List Exhibit K. Plat Map Background The subject property is located in the LR-1C zoning district which dictates a 10-foot side setback and a 30-foot rear setback, in addition to the 7S-foot lake and average lakeshore setbacks. The applicants are requesting a lake setback, side setback and rear setback variances to allow a second story a�dition over the home. A portion of the home is situated ahead of the average lakeshore setback. The property exceeds the structural coverage level of 1,500 square feet (by FILE#14-3750 , 10 Jun 2015 Page 2 of 4 690 square feet} as allowed per Section 78-1403 for lots less than 10,000 square feet in area; minor subtractions to the structure are proposed. The home is located on the property with nonconforming setbacks on all but a portion of the south side lot setback; within the setbacks �s an approximate 30'x30'paraltelogram-shaped legal building envelope (see Exhibit G). ------------------------------------------------------------------------------------ LOT ANALYSIS WORSHEET Lot Area/Width• LR-1C Lot Area Lot Widtfi Required 21,780 s.f. (0.5 acre) 100' 52'at the OHWL Actual 7,265 s.f. (0.16 acre) 53'at the 75' setback Setbacks: LR-1C Required Existing Proposed Rear 30' +1.2' No Change North Side 10' 1.8'garage No Change 6' house South Side 10' 10' No Change Lakeshore 75� 48' house No Change 43'deck 54'for 2"d story addition Average Lakeshore W�th the adjustments to the home as proposed, this setbeck appears to have been met. Structural Coverase: The submitted hardcover calculations and survey should be adjusted to accurately represent the proposed changes for an accurate accounting. Total !ot Area Total 5tructural Coverage 7,265 s.f. (0.16 acre) Allowed: 1,500 s.f. (20%)* Existing: 2,190 s.f. (3U%) Proposed: 2,158 s.f. (29%) *Ref:City Code Section 78-1403 Hardcover Calculations: Stormwater Total Area in Allowed Existing Proposed Overlay District Zone Hardcover Hardcover Hardcover Ter Tier 1 7,265 s.f. 1,816 s.f. 3,500 s.f. 3,484 s.f. (z� %) (4s.i��y (47.96`Y} ------------------------------------------------------------------------------------ Setbatk Variances The applicant is proposing to construct a second story over the existing home set back 6 feet where 10 #eet is required on the north side; approximately 54 #eet from the lake where a 75- foot setback is required and 4$ feet currently exRsts; 26 feet from the rear where a 30 foot setbacic is required. They have proposed to make changes to the existing first floor lake side to remove the structure from the average lakeshore setback and construct the addition above,yet stepped back from the lake 6 feet. There is a partial 30 #oot deep 2"d story over the central portion of the existing home currently;the proposal suggests the 2"d story will be enlarged by 18 feet,for a total of 48 feet. The majority of the additions to the 2nd stary are toward the rear; a 4 FILE#143750 10 Jun 2015 Page 3 of 4 foot bump out is proposed on the lake side. Structural Coverage Currently at 2,190 square feet, the property exceeds the 1,5D0 square foot structural coverage allowance fflr lots smaller than 1D,000 square feet by 690 square feet. The applicant is proposing to make small structural changes to the home to remove the home from the average lakeshore setback resulting in a reduction of 32 square feet. The survey and hardcover calculations should be updated as appropriate to accurately represent the hardcover and structural coverage changes an the property as proposed on the submitted building plans. Pertinent Authority - In reviewing applications far variance, the Planning Commission shall consider the effect of the proposed variance upon the health, safety and welfare of the community, existing and anticipatecf traffic conditions, light and air, danger of fire, risk to the public safety, and the effect on vatues of property in the surrounding area. The Planning Commissian shall consider recommending approval for variances from the literal provisions of the Zoning Code in instances where their strict enforcement would cause practical difficulties because of c€rcumstances unique to the individual property under consideration, and shall recommend approval only when it is demonstrated that suct� 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 syrtems. Variances shafl be granted for earth-sheltered construction as defined in Minn. Stat. § Z16C.06, subd. 2, when in harrr�ony with this chapter. The board or the council may not permit as a variance any use tF�at is nat permitted under this chapter for property in the zone where the affected person's land is located.The board or council may permit as a variance the temporary use of a one-family dwelling as a two-farnily dwelling. Accord'+ng to MN §462.537 5ubd. 6(2)variances shall only be permitted when: 1. The variance is in harmony with the general intent and purpose of the Ordinance. 2. The variance is consistent with the comprehensive plan. 3. The applicant establishes that there are practical difficulties a. The property owner proposes to use the property 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 Cade 78-123 provides additional parameters within which a variance may be granted as follows: 4. The special conditions applying to the structure or land in question are peculiar to such property or immediate4y adjoining property. 5. The conditions do not apply generally to other land or structures in the district in which the land is located. 6. The granting af the application is necessary for the preservation and enjoyment of a substantial property right of the applicant. 7. The gran#ing of the proposed variance will not in any way impair health,safety, comfort or morals,or in any other respect be contrary to the intent of this chapter. S. The granting of such variance will not merely serve as a convenience to the applicant, but is necessary to alleviate demonstrable difficulty. FILE#14-3750 10 Jun 2015 Page 4 af 4 Practicaf Difficulties Statement Applicant has compieted the Practical Difticulties Documentation Form attached as Exhibit B, and should be asked for additional testimony regarding the appfication. Prartical Difficulties Analysis The property is substandard with respect to area and width; this is best illustrated by the building envelope exhibit (Exhibit G). A large portion of the existing home on the property is Iocated within one of the required setback areas. The applicant's proposal contemplates additions that are sensitive to the average lakeshore setback requirement; they are proposing changes to the existing structure which remove the home from the average lakeshore setback. There is a minimum of 20#eet between the applicanYs home and the one-story home on the property on the north side; and there is a 20 foot separation from the hame on the south which may ease the sense of crowding. Granting side, rear and lake setback variances to permit the 2"a s#ory addition may be reasonable as the proposal does not appear to be out of character with the surrounding area. However, although the applicant has designed a 2"d story to mimic the proposed positi�e proposed changes to the lakeside first floor, they have not pravided a practical difficulty which supports additional structure within the 75-foot setback, primarily the seco�d level bump out. Staff would not support the additional lakeward additions. Issues for Consideration 1. Does the Planning Commission find that that the property owner proposes to use the subject property in a reasonable manner which is not permitted by an official control? Are the hardcover and structural coverage levels proposed reasonable? 2. Does the Planning Commission find that the variances, if granted, will alter the essential character Qf the neighborhood? 3. If the Planning Commission finds practical difficulties exist to support granting of the requested variances, would it be necessary to impose conditions in order to mitigate impacts created by the granting of the requested variances? 4. Are there any other issues or concerns with this application? Staff Re�ammendation Planning Staff recommends as follaws: � Approval �f side, rear and lake setback variances allowing for the construction of the proposed second story improvements to the home located: 0 6 feet from the side where 10 feet is required; 0 58 feet from the OHWL where a 75-foot setback is required (consistent with the most{akeward portion of the existing second story); and 0 2G feet from the rear where a 30 foot setback is required. • Staff �nds no practical difficulties exist which support the additional structural encroachments toward the kake anc! therefore recommends denial of the portion of the requested lake setback variance to allow further structural encraachments within the 75 foot setback. The plans should be modified accordingly. Additionally, the additfons must confarm to the standard height and massing requirements of the zoning code. PC ExhibitA REGEfVED �1AY 2 0 2015 CITY OF ORONO cmro�oRONo VARIANCE APPLICATION �� ShBet Addr�ss: Application# �5 " ��S� O 2750 KeNey Parkway Date Received: 1���� r� Orono,MN 55356 S Main: 952-249-4600 Fee: $7Q0 a fax: 952-249-4616 e��: ��, ' ti'� Malling Address: _ �, ct: $t,400 Do 1e Fee t'�ESHo�� Crystal Bay, MN 55323-00B6 �scrow F • ?00 2,500 This application fom� must be compieted in full. Appficant will be notified within 15 days as to the status of the appltcation. lncompEete applications w[!I not be placed on Planning Commission Agendas. PROPERTY lNFORMATION: Site Address: �9q� Sk a�Vw oo � ,Loac� Property Identi�cation Number(PIN): ' Date Property Acquir ont ear � � t ❑ Yes, I own the adjacent parcels. Zonir�g District: � APPLICANT INFORMATfON: (Complete lega!names and marital status required#or each interested �arty) Name: G� h -}- E ���1n� U.�J.�'�"� Phone: Z io 3- b 3q � S��k 3 Altetnate Phone: q5� - 43 3� -'t V�tS Comp}ete Address: � q q p S h a�.t,, nd �oa c� City, State 8 ZIP _�ro H o � M t� SS 3 Q� Emai1: 1�A�_Tc.\d'�' ��n � ciVsn.a�t • Lw. Fax: .� � � 'f�l� � OWNER INF�MATION: {Comp�ete legal names and marital status required for each interested party) Name: a,M,� Phone Altemate Phone: Complete Address: City, State 8�ZIP EmaiL Fax: DESCR1PT10N OF REQUEST: Describe the cequest in detail (attach additfona! sheets if necessary): W� Y'4. V` .�GS� ��.s a A i C, i a � � t 1 Y� �' � � � a- 1 �� � � 4 } •` t � �� ' � s t-- f--Gt .�- �- r. r, _ , �-I�,c �o ��- �{ o�c�-• _ _ .. - - #� � 7 �r� REQUIRED SUBMITTALS: All of the fotlowing information must be submitted by the application deadline da#e in order for your application to be pracessed. .: N,o� , : � ; . �d'� ,� �i{iiQ�7� . � ,' .yx , � �;l ' . �`' ! C \ ... . . ., '�� .. ..�.i..'.. � ' . --:.-'�. �..'� '' ..:. ..'-. .� .. . .. . . . . . .. . . �. .. ... . . .. .. ..' :�:. � Varianoe A lication Fee . " ` . �> " :.: � �ccov�r : : r�ed a�l� ;, . :. ;:.; ,. . ,. . �7 ❑ Pre- licatian Form , � . " ' V�rianc+� ` , . . . ;. _; . , t�vn F�tri1. ': . - `.. � . . ... . ❑ Practical Dlfficulties Form . . , ,. . , . , �'fiiet#P ' _ , , � � :. . ❑ Surve meetin ALL re uiremerrts .. _ . �l�>; �:' - � i�sed.�Pl: . . . . ., „ . :.; .. ❑ Hardcover Calculations - - . �� s � �Y�. ��. � .;. . � �� � �. , ..� ❑ � ❑ . ,,, . . . . Minnehaha Creek Watershed District(MCWD) Permit or pocumentation from MCWD staan no ermit is re uired P � ❑ Data Priva Adviso Form APPUCANT AND/OR OWNER: • Agree to provide all information required or requested by the Planning Departrnent, • Agree to pay add�onal fees (staff time not covered in the origtnal fee payment) and/or consuftant expenses incumed in revlew of this applicatlon, and � Certify thet the ir�formation supplied is true and wrred to the best of his/her knowledge. The epplicant and owner recognize that they are solely responsible for submftting a complete application being aware that upon fallure to do so, the staff has no aftemetive but to reject it untll ft is complste or to recommsnd the request for denlal of the requeat r+e-gardless of its potentfal merlt. • Adcnowledge the Escrow Agreemerrt Is completed and signed. • The OMrrier hereby acknow{edges and agrees to this application and further authorizes reasonable errtry onto the property by City Staff, consuFtants, agents, Commission and Counai Members far purposes of investigation and verificatlon of this request. • Appticant ancUor Owner acknowledge they must be preserrt at all scheduled review meetings of the Planning Commisslon and Council. If an app�icant and/or owner is unable#o attend a scheduled meeting, please make arrangemerrts to have an authorized representative attend in place of the applicanUo�and advise the City Planner assigned to your projed. Applicarrt's Signature: Date: _ S / � q � I �j ApplicanYs Signature: Date: � 1 f `� l �S r � •-••— Owner's Signature: o Date: � � q f �j Owner's Signate�re: Date: � J � 1 �j , �ECElVED Padcef Last Updated: January 2p15 MAY 2 0 .2015 ?aye 12 � � cmr oF oRONo � ��1 ll PC Exhibit 6 PR,4CTICAL DIFFICULTIES DOCUMENTATION FORM 7his fortn ts a requlred submitt�l for ALL variance applicatfons. An application wil{ noi be considered complete or placed an any meeting agendas uritil this form is complete and submitted #o the City. Minnesota State Statutes Sectlon 462.357, Subdivision 6(2) requires that practicai difficul�es be demor�strated ln order for a variance to be granted. 7he dlfficulties must be unlque to the property as�ariances run with the land and not the land owner. Persona/arra►ec�nnomlc s�uetions ate not considered valwd p�sdrea!diffrcultfes. In order for an application to be heard by the Planning Commission and City Council practical d'rf�icultles having mertt must be demonstrated. HOW DO I PROVE A PRACTIGAL DIFFICUI.TY� This foim has 9 Z points outiining the basis City staif uses to determine ff practical difficulties e�tist and how the �ariance wfll affect the surrourlding communRy. To prove practical dffflcuRies, address all the relevarrt poirrts listed below and answer them as cfearly as possible. Since you are request)ng the code exoeption, you have the burden of proving that tho varlance i�justliled. The informatfon the City receives Is what is used In determining a denla! or approval recommendatEon. If you leave something out it wiit not t�e considered. P/ease add�ss each of fhe twe/ve practical dlfl9culties criteria ss fhey re/ate b the r�equest, if they do not apply, wn7e N/A M the apace provldeaL' 1. "The property owner proposes to use the property in a reasonable marmer not permitted by the Zoning Chapter.° 'T'Lt.e. �v rre n�— o r�' � �rp,o c�s.�cr tJ�.e «►-.e ��r vtR� ��----- r�;n. �d� . 2. "The plight of the landowner is due to circumstance�unique to�i is property not creat d by the landowner." �^ r ► � (ti'�'- p f" a ; a Tc�C�= c w I Irt tiq r-�i r bu i I d 1 r -r-�e es,r-�-�n p►=�r► %.� �6Gy o rd ,� u�bu..� 3. "The vatiance, if gr�G d, II not�� essential chara c ker of the loc�lity." ; 11 Co � S; 4. "Economic considerations alone do not constitute practical difficulGes if reasonable use for the prnperty exists under the terms of the Zoning Chapter," �Q�'t �"r'P IL.�.C�_Y1s�tnrLLG Ce Vl c') l�V'w '�,�e/y� 5. "Praciical difficulties indude, but are not limited to, inadequate access t� direct sunNght for solar energy systems. Variances shall be granted for earth sheltered construction as defined in Minnesota Statutes, Section 116J.06, Subd.2,when in harmorry with thi Chapter.° �,��,�. zs ,�d �s� �� « , �.h �;,��+ s �� Ir�tiF � �, -- 6. "The Board of Appeals and Adjustments or the Councii may not permit as a variance any use that is not allow�ed under this Chapter for p�operty I the zone�1 ere the affe�ted person's land Is located." (� i t � 1 u�..�t C i 1'1 �`h i �a h RECElVED PaCket Lest Updated: ,lenuary 2d 15 MAY 2 0 Z�1� �,6 CITY OF ORONO � 3 � 5 n 7. "The Board or Council may perrnit as a variance the temporary use af a orae-family dwelling as a two-famtly dw�eltfng.° a�. F /{—�01 i�) . 8. "The special conditions applying to the structure or land in question are peculiar to such property or immediatefy adjoining operty.' ,� c c� s-t �t//c• " I-_ �• t� o u�r �- ;j K � , , 9. "The condf�ons do not apply generalty to other land or structures In the distrir�in which said iartd is located,a 10. "TFie granting of the application is necessary for 1he prsservation and en)oymerrt of a substantial property right of 1he applicant." 19. "The granting of the proposed variance will not In any way impair health, safety, comfort, morals, or in any other respect be contra to the intent of the Zoning Code.' •. � '/ � �" e � � 1 12. 'The granUng of such �ariance will not merely senie as a convenlenoe to the appllpnt, but Is necessaty to alle�iate demonstrable difficufty.' Practical DifficuFtles Statement ShouEd you feel the practical difficuttles cannot fully be described in the above criteria, describe the pracfical difficulties preventing comp5ance wfth Zoning Ordfnance requirements In the following ilnes (attach additiona! sheets if necessary): ►- � � i c r,�i�h ` f� `�--l�.4 -1$ a- 141�� s�.�-►�� � ��� �► �n f�-� _s�v�� �.�.�b�.,�. . w�. a �s �; J -� �� a b � � 6�1'�d mh �► _ S'a a �- �- � o. o r1� T.�v��'E' h r 1 c'��t.�-C Y"r 6 r��;Yo �0 I?�-� • y ....� RECEIVED MAY 2 0 2015 Pecke!Lest Updated.• Januery 2016 CITY 4F ORONO Paye i7 � � � �� PC Exhiblt C {NTS) � , �, � � L O i � � -� N > EXISTING � , — - \ > HOUSE — � #1978 6? - � � 1 � M ���°`' I � b o� _ `�� o��`gf ' ` U�� M , � 1 ti �iZ� � s \ c��' �o p �, � '��� � 9��9 g��✓6 ��p� f�� � v8��.�7' W - - 140 D` �, � � � , q� 0' � " ` 9 R1 � y.� g.5g. ° ' � Q�yS' �'�k� .� .'.1 � .�.� .�y,93��� 1`l�9��1 � �d- W N . • ' + � ��. � � �' C]tn ,�; �G , ( n � � p`f- 22.5 S��O �,1� �-�D��' � �� --�ag }� FD lI2"IP TPD,�O�`� ¢ "� c[� W O� \.1 1 �' `�% GAr�AGE s3.o � ;� `,.,yZ��` �`o (� �9 ,�;� �GFE=937.2 , o� : � -�� o � �� � N g.a EX1�T�NG ,�, �,-� : �,� s � �, � � f �► N � HousE � � �� � ,�� \'�� ��� 2 �� 2 z2.5 �= a #' 990 �y� ��, ���` �g��,r � � � ���,� �� � �N �. i�C, 'S. � � g�'2 � J: a- "� 9.8 �C�. � � �� '� t _ \\CJ \d � : C �° FFE=938.7 � � d� \ -�' r-1'� � �O � 1 / ,�� _ O � 9��0� 26.5 \\ \ K o0?�'9�22 �1� �p�\�� ``j Z � 1� � � oE �1 i� � ; � � Q U . :� aRNE M oNc WazK Pa rio � �s.a � ol , vc�,-�' \ N --�1 � � . � � 'i 9��0 0 936� 00 y�1N� �'"�` �^ �/'�93,22 g��2� \� \� �.J � �.{ � t--- X9�6� 935• 9�5• F I ,�� � � � �\` � z _ � � � 9 6 9� 9�6 9.� ` � S� 1 0�� � 1 � � O `` � �' J � o i 6� S 88°58'E — , � 134.74— '�1, / GR�� �v�IN 9�26 , � Q �. � � � VJ 93 3 �52 3 � , n_ �� W �� 9��1 � g3 GARAGE £XISTI G �� (�-� � yOUS '• �V � � 0 2� 40 60 LEGAL DESCRlPTION: o LOT 40, SHADY—INC10D, 8 �`` HENNEPIN CO., I�N. a SCALE IN FEET EXiSTING HARDCOVER ���� ADDRESS-1990 SHF�DYWOOD RD g�'�� = EXISTING SPOT ELEVATfON. a �� ' � HOUSE = 2150 SF PID#17-1 17-23-24-0027 ��N� �4 r�Ali O X(998•0) = PROPOSED SPOT Ek.EVATION _ - "-;-- DECK = 2fi0 SF � � W o � .� SHED — � 4Q SF LOT AREA = 7265 SF/ 0.17 AC � �,�•��'� = DIRECTION SURFACE DRAINAGE DRfVE = 47� SF �' ~ FF'E = MAW FLOOR EL£VATION WKPTIO = 580 SF SURVEY iS SUBJEC� TO CHANGE P � � ��"'W � OHt = OVERHEAD U7ILITY L1NE TOTAL = 3500 SF / 48.2� TITLE OR EASEMEN� lNFORMATfON ER � � ��� Q �, G�E = GARAGE FLOOR ELEVATION � � ���� � � � � � � � � ; . " RECEIVED � z � � W W � mW¢ � � � MA 0 2015 � � � �m� � � � � Y2 � . � , _ - PC E�chibit D expand 2nd f � level over this � � i clip cornere of ex{ating area home to comp2y avith � 1 a°�'��' ,�-- T_ Jeff Vonfeld� , Elaine UUyatt R cc�- - � � ; ,- ! �_, i ' ' � � , •R" ' ' �� ' '� ' '�' 1990 Shadywood Road ���� ,,, M 2 . � � 1 / 'N'�!""- 7 - �---��--- � ' ' -�. � Wayzata / Orono MN � °��� '"O � � � . , ; »� ��� � sr�� � � \ ��a�:.�it / � � � ,�.�•_ � �� � , � � expand 2nd � j j ��N i \ / ��v,TM � � � level over this Proposed Renovation Project � ► �' � ' ` � area � i1 , WYR� + ■ A�41 y I � � wwwir � I4 , �w.ii --� St INDEX I � ` � ' PAGE 1 TITLE ADDRESS PROPOSED FIAOR PLANS,PROPOSED RENDERINGS I ' � r�� . , °r i i � i � "�' � � �x i �o�, ; PAGE 2 EXIS'CING FLO�R PLAN$,EXISTJNG T�ENDERINGS I ��� � I TM��n � PAGE 3,4,� CONTRASTlNG ELEVATIONS I I I "� .�,. ... �..r.,.. � i ♦ ��. i � � ' \ I ��� � . . � I �Q • � �a � wn+� � I �" Ft � I ' ~^� �� ' �"s ;` � � e and 2nd s=,----�, ,�,,,�..,,..,. �1� �$ � .�.- +� �lM .n�� _�w . � � �����1.-�g. `1 3 .$�Y -:�'� t 14rL1 � ` level over this � � w.� � �;: �• F\_ � \ � ! area -�=-" �" ; - �� _`� �'�: � =3 i I � . � �, � , ; `�`��" � - _ �� - -�� - ;��' �� ��� r ��. i ! . , i i �. -,� , � ��:�� i I i � � � ♦`I — p i _ r � \ 7 � '�r. �{2� i:'r.S'�' � �=h1L.-.��,`�+�..�,,,1-¢� �{r�4 � .aar � � iwrt � � � // i _ _ —_u � ;`S�ti+..; ,y,_�• � 9!4`s 1'-0" , � v i ( -- � -�.'._� ,'*; , papo 1 I r-- ----� j / ^\\ f � ' j ', I� � a��, �. ilill�I�'� I po ' � �i � �i �\ i + -.�_-- _,� _ �, �I ,. — _�-- i � � i � u . a'.r ,� ;.-- _ I � 1rt F1oor � / ♦ � + �.!`� _(— �{ `�{�� �v�� �r� „�., - � + � Q I ! � / 1 { , ti_ �"� -- ---- scetle:i/8• 1'-0' I�� f 2na Floor 't' - �T� ��__� ``v, ,�;.�` --�-- — _ � C� ----�------- '.. �`V� 'Lr ��_ .._---_�-- �a f ^ _ _ _�I ,•{3 � ` ,� -' � 0 eca:e:l/8"�1'-0' � �i 1 Z � � a..i I I � U � �}O. , � 1 x P. � " _. � I � I . ,+�,���_ _ ;}�� -�;r, �;�-•,,� �.�`,�x^��"?^' -'' �� _ e .Y� ' ; �� � . ` � F �.�-3�`."��'.-`���*`.�,�. �4,i� ?�- �:r-' T.-s...r• - �� .— ..�cx�_ � ,,�3_tr.. ;� �+_ I �� Q� �..��"`� r _._��J'a: 'q+� ,�t �" � --�_'.. y +'r r�,j=. _�":.e� {� I _I I �...�`•�y„��l..r„v..� T„ "_' _ '.++�.a�.... '�, ,.4 __g7r . :.,'ijr. Y�: - r F L �'_'_ __`--.�„ -,_�-� '['t'S.'.�'! r�.�," J�y .t'� .„w- "'F_ . - . _ j .� � ' � ' � � � L;;`� .y_ -. �•-,� �_ ; - � _ -- , , ' 1 t," � , ��] _ ? � `�� _-�i��� , �� �;s3 .� r� � 'i�- - �~ � — - ~/� � . - - f-__ - .3 �t f 4�� t'{., _ ._�� , I._!�j.�; �i� , ._._ (� _ W �� � „ _ � _ � _, _ _. _ � _ � .�-� .__ ..._._ - � � 1 ' r .f - . _ =� _ � �S• `,^��- t � _ _ - � - ��]., f �w, ';..�Iz .R'I r.��*;�y�' k -:-� �' ____ - �Y.� .r.. `�+�`-•A r a�.. �'C�. �•'k1 _ - �-- ' -_ - ik '� �.�f . � .._.� =�--J—�-'-�-.-� _ _ l.�-1' _ _- � ��. .� �� �y..—� .•�_' � � ef"' �w�'�'x:t�.-_u..__ � �� . _ _T'--�---��" �ti'�� •wa` � .t�... � -,� ��:�9•(,� V � `;`_ '-'-_ —� �'+:�'• .�i� _}�_.' ��+ ^J�"'� _ _ f� ;..-�_--�. ;''� ' �.s� `.� • _ _. _— 'aa� �'+ 07 I -F _ — .���i��,�f.�} _ Y;�. 's:< �.AL__— - �-�'��� i._ - �3„�` — �� c� 3 . . j�, _ Fi'. ���.i��ti-'xC�«. , _ - _ s� — _.--�. . �-�=��" �-r`-=— -- �'~ - .� . i..r . !`i� . � - - . � . . ��.: ' . - ��-'� . . =�'�+ �. f _:. �' -=i� - '��� �.�.�•�:�!_ -- `—____.�.r"�-,3-:'�=- �: i � �� f� ,. l-=-- y�`, �;'^ - _ - - - - - :-+ I :---a�----�- _—_ -_— -- - _.— ?r'� r��' r: ���� � � _ _ = ,�.-� - _ -= - — -`_ �:-�-� _ _ � -d � I s•J ___ _' ".! � r-_ - a -- ____'� 1 „i , -.yy�- - �t �. _" _ i _ . ., ,�.'1C:� - ���' -_ ---�F� �— i . R'r . , � _�._ r _. __r--�,� �y==--. __ ,.� ,, � � I:. I ��' �� _ '�=- Y�' `'�� ' : �_:�= -—� _�"�� '�-- �`� ! � g o _.. I �,.' - - �.. ,_ C a ' _ �--.���� • n-"! �� a ,'1'� ;� _--_ —� --•-�—_=1�' �h �: - -�=^-__ —_ - - -� _ a '` _ y.-_I ��_ ' _ .�`�.1 � O . . ,, _ _ �. ] _�- �. �+ � : � �- � - _ .._ _ __i: ;.r- �� _ ._. � --- - - �-- -�- -- `�'1 i • - ,,,,_ " �a,* � � .-� � �:, z� —..-_- - - r_ . - ;_ ...4-�. .���� _�a. K_ : --=--=-� �► ..--._.._.. __ �'a� ,� �� I � '� ` � I ���" -•�' ��— Ir '- _ --�����''� .•x�` ----=-._-� - F—!r. � "-xrra�Y'%:� - �— • �s.�; �',s,�.r ,� -_ o�a r.., """ �3�1�,r :� --- k��- �� � `�� -� •---_.�. � I -�----- --- . . ;, :�— — � �� _ �� _ �--- - ' 1�' _ _.__ -�--�-- �.' _ _T _ _._ --- --- __- ---;�--- � f �_ � � � • � � , � � �.H � _ �.. .... MI� ___" . . .. �__... _- _ .____'..... ._--.- A�1 C« . _�_. m____ __ __ _ , _ __ __— — ___ --- --. . _ _ _ __ �. __ _ —, -�� ,� , r � ;;,��; ��l.l' � � .�: . � � ��� � + � � � -� �,� ; , ��.. � f�� , �! � �� j I ----� 1 �1 :� '�iI i i � � ��GJ, 1 I _ — � �� iRy� ��;.�' i �s�g � a= -;� I � � _ _. , � i ,-� ;: ��;� � ,i� i � m � � i � ,s�Q � ;i�!'�`l;� ' - ; � � — �' --� I �,`�i;`��i[rF�i��`f �° � ---J — ;'�� _�_._ T— 7�—� i { I��' }�I� ' " �' i�Iti`I'� u , � b , - — li1',�I�� � 1'�;t�. ��F� 41,�141;� ( fI ���' �'�,�. -'-;� I I I � � ���: i �������„�� � 1 �� �'�� '��� I�� �l. �I I -ryf�� �� �' '� ��� if� ' �II .'rl. I�� �'�� ��' _. �,��: � ;I I ' �: i. i' j `� i;:.`II , }. �J� I I' {�I I' � ,���j'� iI ' �`I�.!�� 1, - 3� `�� ! {�� i�'�',I�,��i ��� `�I! �I i' fi��� ;t''l��'�iil:i���� ; ' �I��'�r;�:.r. +'��. w„ i;.,f.l I � ,;(;�i'�+1,',r; � �'�' ��VI y�jfl�li�i�%//i•,i, �: � ��: y � ��I�/,i'r' i�, �_I'i�.��� � � �J�,�i,- r-------�_.._.___...--� �'�titl�ti'�I1�. ��,�jl � � . - ' / � � � � � � rl—_"'_'_.—'_—__ I 1 1 — _------- ------- I f I � ' _ -r-----i �--------._�..------__la I I I I I II I yei�6 � � t t a I LL___..r, I ::a� : $ I I f, 1, � I I 1 { '�' I I + +^ � � � ! �� 's��;---1 -- � BHlax E I Ii�'1•�1��� ;i �`� y $ I II S I - � ;;s�� �^--- J ' ;'�r'1'ili�� lil � � �------__------�- - ----� i -� i i , � (;i • � � � ;a'r 1 �g';� ��`��1 . `,. 1 I }'�� I ���� 1�.� - ,� � �\+� \ r', ��:°_ � ( ,�, 1`��,1,,`` �<< . i i �' p � 1���ll` ,'�`�`3'�r L-- ---�— ----7,.�---------� � 1 � G'� � ��, � � n i ,� \ i ,.r . � It,t`i�, � ,� \ �-� ,�;���� ,� ,� '1�;����1 �.���, , i ,' � � , �,. � 1 , ,, „� � p, , i � , }f , Il�� -;�;�'�'S'�''� I'1 I I �� =�. �I 4 �� �C..__._. . ___..._. --'—'-'--------\y � � fl���'-,�. �_�' �,�g;��l�4 J��_? � ���y;", �''�!� "(�;I il�i !iI � fI� C_i�� i�fi��l���•':iU I � � ' I ' { 'NI I � �-;�� I �y-rt?.�`d i � I � I'��� — �� ���5'� I� l '�,'•W��I,r: �,i i i �_-—�_-- � ' '��r� I `� }";�r�',1�; � `�_.�._i �� �� 4� yi� �f ' �,��+_�� � =...�j r�� 1`'�•�i�{:K I.� � -I� ��-:-_, � 1 �.,.,; I� i -.,�� :fa � �.�i , ;,�� Gi ,- �� 1�, ; � �I;-- -� :,:��, , i�,��-= ��, � � ��:, y ; t; k:�:, , � - ,-- G�,::� � ,, �t�� �� _ - �+���� ;� �, � ;I,;��� ''��� !i71<. �r_ i y� ;�1` f�,'� I��f.;;; r j' I I�;�,:; ��_ �!! 4r 1�1��, _ � �� 1 ;� � i � ��; _-� i �� ��� , ?�. �' � {� � '� �t �� � — r�!;:,---„—�:i, �:�. a � � � l� l��<<`�,��� ,�,�1�j',�,,ti, � ;� t �i1 a�F.=:�,-�1 I ,. � .' �i '� ,;�����,<< ��� . .�t ,I I��I�d,._.��l ` t,--;'� � � ; '�` �� ��;, �������y�,� M-{ �i ��;I� �'��.��; F� .:,a i ( r � „< < �11`��'� `1 �,i � V�I �� � —if� , �� � � �' i I' �(( � �l, {f ;, �)�:; li , , I ; � 4 �► � �_, ; r� �, �;—� i,, ��-: � �i 4���J �� . �� � �I� � I ���. , � .t s�.; � i� � �� I�� ��� ����.�� � ��;"�rii � � � � �� � � �� ;f��� [I �',�:�'' .i (; ! � ` I(1�+I . �� I � ~ ! I I I�� �r� � �r r i� � I11�t �`� ►� � l��f���� � ��t�1� +�'��� ��, �1��, �� � � � �� � � �: �i� �� i � j�� 1�f�1 _'�� ��}�� � ��e��c � � � ; � �� ���ji}Ii��, ''����I � �� �{! ��� � '11��.��� �.; 1 I �(� �� � ���,,��I �. � � i i � i i ' ' � �� �� ��,,� �` � ��z�..'. ��,, �;,;�,k, �_ t1;,��� � �. , ;� �_ t �� I � � ti-.� ��,���;� � �I ' '��� {f, '`� � •�,�i —' ; i '�!� '� �� i�:'i � �'. � � �''0� .��f+ �i�',i,l�� li�' `7' ,� � � ( I)� 77 ��' , ' �r ,; ri-j/� � , j �...___ _ � y l l '' � � I '�''1 Irl���` ����� ij;� rlr,��s � , { ��f�F�� 1 �} I � � �r� ��� �" �i � �s� 1���` !'If ",�Ili i �:l1li Jr��lr/!�//,;�/,� a � � "� ,� I f� �Ic°' �� I��� i ��i�������1 fn/�/i%��'��'�" � � �� � ��� �' t�;,��r�,,l„';',ri-��' ' �y'����i,W ��� l��;;��r�r,� 1 j � � � ��J� i��, '� iii � '�=. ,1 j I� � (,��, �� I � 1 11 �� I'J ���',4�i�.i�I'€�,�1 �� i i� � ,��; ��, �, � �t,►� � � � �k,. � � � � :� ����� ��� �� ; � � ,�; ,ii:�i � ,�, � � �,����_��� - �I��T: 1 l �� �'��rn.�r��E� � cy � 3 � � m � g J�ff Vonfeldt and Elaine Wyatt Home Renovatian $ 3 � ��E� � O rn i;;; � '3 T� � 1990 Shadywood Rnad,Wayrata MN S539I . + � � � WOODCRAFT � � C �.:� q ; CRy 0f Oronn Pmnk �0,�C l. N � ueaaN sinin iMc. '� ��1 CSt / -_-__ � -�:�� ____ .�����=`K���"�� '�I��/r ' _ - _� :��z '� ���.. ��.r-=i'�"'j.t{.` . :���=�i�-' __ =�- Y��=—� 't-�" �":'—�=��`' -' �ri- ��� �:--�=- � 3xa ;':�:�����.... � `�=�.�.: - ���_�=�,_- _�-��� =-- �i�- _ _ _ ��11'.� ,���-��_-�--_�-��� .-�`_ i. �: __ _ ' �,���; , . , �---,� � .'� ,��'.' _�� '�i rr�;�i�; � �'�.• ti. r�ti i �� ^ ~;��� ������ _ ''.�;±,,,�%'���I���I�I, 1 J .�n. - .s'r��i�1 Z s �.' ----�� ;�:;��1;��� ��r� ; ,., _._.--�= �---_:,,`.,.�i =�;.. �,�' � ���_.;—�, , ��,- -I� ;JE�_ I ��_ �s •�i3 3.��• � � � �—�I '� �.� �.�' ��Yf��:� �1 �.r �'i�S•��Z'•�S,i'L��•�'• � - ��`��.!iL-�+�;� rl� � =�-_r� . ' '_:c `++w+•ti•,�� �l SS'«'.�Y�� �~' ��� a i _�- =c -� �H,� ^� I�{�■ � —� _ ..:. =s�==v�=- � � �~:�� ~ ••�����'�i �/ ~ i - -'~i i� =��i� ` .�— �-- � _ � ��� _ , ��w, �' 'i - ;,_ �---- -- s� ,�: ,�11'�/ // �/�;11 'I �� � I , ' ' �_, `-� ����� � � �, .._�f r_� ��,�r�,«� �. 1 —1��� � I� _ ON � �� � �� ' -_�� ` I � I I � +� r _ _ �� � — I�� � I t��!�'�' �H�i � I. �.'�-�1���\f/'�I�Illi. �_ � -- - � '- _.. 4` � .__"��` {�����j���lf -- __ --- _ -- ���- ,, !�� }!" • � i���� � . ' � _ ���, x��-yj/ --s.�—s��-- s��- _��-�+4-L��.'.'�= : '�.�� ��ti�"�� �-Q - �_ � '_ � __ �J = - _ t' _ =�- ��f ■■ . ` ' _� - ' � �_=___� _� ..___ -�ra - -� - - ` 11■ � < < `_� �� • _ _ ■■ - � — ■■ • ' I � ��� �� ; �,,�' �` �I; .. • - _ � I��' �'; ��.�i�i�ll�i �IIIlI r�Hu -�. ., I�Illl _ _ _ _���=i �_ _ � : -'l�'i�:��,�;�'ulll,� ---=- _ - _=-z�=�- _ ��'�� __==' ��-��,._ cnu� �--_ - - -- - -_ - --_r �-=_��+ --- -- - -- ��'- - - _ � ��� _ � � � �� r.�.� ��,,;�� � 1 I �� �� ,� �,, =��� „I-,,�—� _� �� (I�I � „ < !�� ,�� ,.: �� , � i, � ��- ��._ � ��� , II�II�.I�� �� ii r�i��i4 � �iii"i'iiiu'ii�i�\r • .ii�� �nN i� i��rr,���irnuli i�r�� _ — � /inu� a�� n�ru�'��i ��ii i�n"s�� , �;.I�������� � ., , I',���:c�� � �.i�,�r��\ ,. - - ��f�j� _������ � - .._ _. _ �. : . . . �. . _ -__�_z -_� - - -__=� ==-- = - �� �� �- - , -- -- -= ^ �-=��_=- U i f i —=_-- __=�_= �. -�=R-== =-_`_� _ -_ - _- _ `'`?'�.Illltlly '�(�I I _ .�� _ == �==_ �_ - �- -_ = -=_ __ - - _ ��4�I� II{�I -Y=�-���_'�=�-- ___ ----��. -_-_. -_�__�.�=_�==--=- - — -- - -_ -_ �iri�1_I! •,�_ -_��—__ - --==- -_� _ �_ =-- - �:_ _ - __ - —=_-- ��-�=-=__= ____ ________ __. — t ��,, . i�i -��.�s �—. . . ! ,^. ..._-v --.__. . .:.-- .::�.�a��..�d. --.— :—-� ...__..-- — uuad aic i!�h��� i�i�-�-� -�- . ` �� .].dY.iJGi.�i�M .. � . � .hCS:N1C r�lrlv eu i �.. i � � - � •TI M'f LPun.rrrcicpgfl l.�r: �. < , ��_-'�_�-`' � uoq�:�oua atuo � -'� � �---- � ��� IL---=-..'i _.� : , . Zl H i � 17e�{M aurel� P� �PI�3u�l133a!'i1 . _! � �°� � ', �� �� � W �' z �� W U � N I� � W o O � LL � - �� �d , ' W � o ''�:::�'� o r� `r F- x� h � (� � ! ' " u ,. F� � �� I , ��$ i ; �� � � -� _� ,.. ;.� ' f��:� : � ;;�� ,� � �� �_' � A ��".�� � _ " �,��,� ;'. i �,J�w - ,� , �.,'• ;���``�., _ � �r � } � � z I I �J' ���j�/�/' ��� � ��f � � � T �� \ ���� � �\ ! ���. � x i I � \ / I I �� 1 i � �•Y'' i I II � � I � 4 I �� I'�II � �� W � '�'� �� . .i... � ��' � �Y� ,��,. ���k ��� '� � �� �; �.� !' �+�--,, u � ' r. � �II'' ( ��� ��� ( 4 ,_ I , �- I �.������.- +'�' ..,..."� i � :��,, I I �I . Otl�][J1Q7�OPf�PYOi „ �, � . ____________�— � '' �.� � �CM . �Ii '� i �i I . : I `'.�i 1 { '. �I,, '. � �"n','' 9 ���i���i��ll I I I � , I� I I i� � � � z 0 U A �I� { � `� 4 ` z 67 O '��" ..:I � ZQ I�� � � �� � �.��.� ,�'��If ` � �,i _ � �� � � ' �: ��� � � � �� � ��. . � ��� � l� � � ' � :L I �' ��� �� + � r. � � / �� ' II O� ~�w �) �o� � �,' , °� ' �es�co-, � � p� ,� . � � �` '� �' WU� y ' � � ' {,h I � � • �� �: Jt �� ,� i �� � � . �� ( � �::� �� ��..: .� � ��� . - � ! h'... � - ____ _ .• r,�°�t ' �� _ " � �,. ��,,,� ,. -. . �, � - :. � .', ! � � �a --- -----�---- 'Ifi63i8(1OI1214�7VIQY._ '_ .---. y U q O o�r z r � � � m � w � � _ _ _ _ __ __ _ - , _. -- �� -- -_-- _ _ .__.. P - ----- --------- -------- ---- BIDEYARD88L --- --------- -------- -----•--- �. �� � U - � ro � - ,,� u���;�" p � , .� �;lf � L u 1 ��� ; � - �'��� � � � ; � �� 4y � � � � il' 7 � � 4,� _ n .; ��y � r !; � � � � — (; ' ��: �'� � �-,r 1 � I � A � �� � i � "+� �� � � �,Y .i I �.�. l� — � li, l � .,.. o � � w m ——— 1 ... F.,?. __—_ iAll ____ _.--. _�__ — — � ^^yI .gm.FY�RA AHL — _ i � ��i `�'" _ ii �� �'i ' ��� � !� .__ -- �! � , , � � � ,� „ u � . _ - ---- ---- ....... ' _: I � � 31DEYARD 9BL � I ' N " " � — GJ ----- ----- i I � � � � � � � , � � ��.�.N: � � �� ��� �� e � '� � � :i '�. � � � , ��� � ! � ,; � � �', ,, -� ,� '!I, � � � � .,r. " � �r,����, '�; � A 4i, � L � � u ^ I f' � � ,�:; � , . � � � -:, {: � � �� �-'�� �=�� �_. �. . � � � - � �, ------ ------ I ' — ----- SIDRYARD3BL � ------ 3 � � � N m .O � O C � v - -- - - --- ---_ _ --. ___� _ __ ---- -�-- - -� ------ 4 Jeff Vonfeldt and Elaine Wyatt Home Renovation � � � ��� � � � � l�ao�ono�r«mnFtosa,Waysata LQN 55391 PI'O CGt �� wooncxnr�r ��; � a § ��� � PC Exhibit E City of Orono ��vo Hardcover Calcufation Worksheet ,, ` Property Address: 19 � G� /� s rc � =no Prepared by� Date: � ,9 f 5 Stom�water Quality Ov+erlay District Tier. (Circle one) er 1 Tier 2 Tier 3 Tier 4 Tter 5 Step 1: EXISTING HARDCOVER In th+e followi�g table identify all items of existing hardcover on the property, keyed by fetter to Cert�cate of Survey(survey must acxAmpany this form). Use as many lines as necessary to accurately depict existing hardcover status of the property. For Tier 1 properties, identify any features by let[er which are split at the 75' setbadc line and calculate hardcover square footage separateJy.far each portion. Key to Hardcover Item(Descrlbe) Length x Width Total Surve S uar+e Feet a te Gera C4'x 3 20 S.F. A Q 2 v S.�'. B 2 S.F. C p S.F. E .W ,� c�!- D S.F. D S.F. F G S.F. H S.F. � S.F. � S.F. K S.F. � S.F. M S.F. N S.F. 0 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. S.F. 1 Total ExIsU Hardcover D(� S.F. bccludebig Hard�over See Ct C�de Scc 78-1�664: S.F, S.F. S.F. S.F. S.f. 2 Tota!E�ccludable Hardcover S� 3 Net Existin Hardcover Subtract line 2 irom line 1 av S.�. 4 Total Lot Area "1 b S,F. F�cisting Hardcove►Percentage L(3�T(4)] +t1 � 1 Yo (Proposed Nardcaver next page) PacketLastUpda[eol.• Jenuery20i6 RECEIVEb 7]r!s Is an b�fo�maflon peckef reparding Harri�oyer. Every elfort has been made to insune pth�e a.,v�c�u�acy ol the lnforrnetbn co►Nained herelrr, however,ll eny irtformation is not consfsAent wdh pruvlslons of fhe CrTy Co��e�?a��'QT�.....,wN!p�ved. Pa�e 25 � � � �O cmr o�oRo�o City of Orono ��vo Hardcover Calc�ulation Worksheet �' Property Address: l C�q� �h&c�y Wudc� �pa� � =H s Prepared bY� '' Date; � � ' Stomiwater Quality O�erlay District Tier: (Circle one) er 1 Tier 2 Tier 3 Tier 4 Tier 5 Step 2: PROPOSED HARDCOVER in the following table, identify al!items of proposed hardcover on the propetty, keyed by letter to Cert�cate of Survey (survey must accomparry this fartn). InGude all existing hardcover items that are intended to remain,as well as all proposed hardcover items that will be added. Use as many lines as necessary to accurately depict proposed hardcover status of the property. For Tier 1 propertiea,identify arry features by letter which are split at the 75'setback line and calculate hardcover s uare foota e se aratel for each ortiai. Key to Hardcover ltem(Deacribe) Le�gth x Width T°�� Surve (Square Feet Q Ga e 24'x 3� 20$.F A � r s.F. 8 � 'I S.F, C p S.�. � a � S.F. F S.F. G S.F. H S.F. � S.F. � S.F. K S.F. � S.F. M S.F. N S.F. � S.F. P S.F. Q S.F. R S.F. S S.F. T S.F. � S.F. V S.F. w S.�. X S.F. Y S.F. Z S.F, S.F. 1 Total Pro osed Hardcover S.F. Excludable}IardCavsr �ee C" Code Ses 7&1684: S.F. S.F. S.F. S.F. S.F. Z Totai Excludable Hardcover S.F. 3 Net Pro osed Nardcover Subtrad line 2 from�ine 1 � S.F. 4 Tokal Lot P;rea 2 S.F. Proposed Hardcover Percerrtage I{S)+(4)] �)�, p� � "1 1 PackefLastUpdeted: January2015 RECEI�ED Thts is an inlorrnetion packet roqardin�Hardcov�er. Every efiat Irss been ma q cy ot d�e infwrnatlpn crontabred he�ein; howeu�.v,d�any infomiatlon!s not consrsteM w�➢`h provisions of the City Coda,p'fle�p�►P►�veil. a�M u ccnr oF oRon,o � � � F� � PC Exhibit F (NTS) � ;_ _.- � � � , \ � � � � .° > ,` EXISTING � - ' � \ � __ �� HOUSE - � � ~ %�h �� . #1978 6�- ' � . � � M � /�J! — "'a, q�o in VJ���N � '-- �� 1 b o�n ��9 , ` V U� T g � � � � • ili � �zcrro �� !o ' � � � „y�>- Q 1 a� - N A/ B8�15' W - 0 . '\ � q�a� �g359 3�.6 9,��� I��� � - 140 0a -- � _�-� 9 w rn . g,�c�• °'35� g��' . .a - •�.�' • 'y,933��� �`i.g�'� � �,d-W N tn o�- •5,�` . O f� � 6 0 . ` � � � o �n � � '� �. r 5 P� - - a'��`' cc �� ��g8} FD '/2"IP TPD�p 4 "� c0 W O� � ° ' G R G - " c�; ' ; 2� �� � ,, �Z�� � � �1 � �� E� �. �, ` ti�'`,` ;��,- �' � o� I ��o�` p 11� � �' c�n t � -� � � �,��,i,;:F_ `��r �'�� j �� \1y�,.L �" � < �`y ��y� �� � . • �: ; ; Y r t � '�V /` 1 r l;' :���. -� u� �W� ggh� / 3� ��via `� � ��N� � � ��� .g'S. g3� _ , �, �� � � �t� �``N� \'O � � . 't�- _. . . � � � r �,+ � � I �J � '� •:� L \< �,� g32� . Z� `� O\`�Jt i � � i'� � � 9��ONC � pp�+(�� .'1 R +!� S \� �� �(t�i� AL K PA TIO " S• , � f"' 11�\ r�' � N � �r O � � _ O�1�� 1��. � \,f� \ � 1� ' `t 9�6` � ' ��9�y2 g���� �� \� � � �1 � X 9 36 1 9� ' , 9�5 9 0 9�5 8 r-� ,� x 1 � � 9 9,� 9�6 gX � � `�� 933� •' � � \\ � � � ` � O � `�+ o � � ` GRILL 9tJ'tIN Q.�26 O o � S 8 8 5 8 E -- � 134.74- - _ 1 � Q � O � 1 3�� � 9�6 g � rn ��52� J � � W 9��� � g GARAGE EXIST! G \` � � � Q HOUS ` � � 0 20 4� 60 LEGAL DESCRIPTiQN: o LOT 40, SHADY-WOOD, "- SCALE IN FEET HENNEPIN CO., �N. � EXISTING HARDC�VER �� �,� = EXlSTING SPOT ELEVATION. ADDRESS- 9990 SHADYWOOD RD ���� . HOUSE = 2150 SF PID# 17-1 17-23--24-0027 3��� 4- X(998.0) = pROPOSED SPOT ELEVATION ��- �t DECK = 2C0 SF � � }� � � - SHED = � 40 SF LOT AREA = 7265 SF/ 0.17 AC a �,�•••'' -- DiRECTiON SURFACE DRAINAGE DR�VE = 470 SF m s�� � . Q �FE = MAIN FLOOR ELEVATION WKPT14 = 580 SF SURVEY IS SUBJECT T4 CHANGE PER `� `� ��" � OHL = OVERHEAD UTILlTY LINE TOTAL = 35�0 SF / 48.2� TITLE OR EA�SEMENT INFQRMATION � � ��'� � GFC = GARAGE FLOOR ELEVATION � � � o N � � � c' . RE`iGl Y�Q U r — � ,� �, � � J7 � MAY2Q2015 � � � � � � � � PC Exhibit G� Sec. 78-350.-Area, height, lot width and yard requtrements. Sa) Height. No structure or building in the LR-1C district shall exceed 2�4 sto�ies and shall not exceed 30 feet in height except as provided in section 78-1366 {b) Lots.The following minimum requirements shall be observed: i Lot Area Lot Width Front Yard Side Yard Rear Yard Side Yard Adjacent �(acre) (feet) (feet) '{feet) �(feet) to 5treet feet} �0.5 �100 30 10 30 15 (Code 1984,§10.25(6);Ord. No. 18 3rd series, §3, 9-27-2004J Sec. 78-1279.-Placement of structures on lots. When more than one setback applies to a site, structures and facilities must be located to meet all setbacks.Structures shall be located as follows: (1) Structure and on-site sewerage system setbacks(in feet)from ordinary high water level: Setbacks Sewage Public Water Structure Treatment Classification Unsewered Sewered System NE 150 150 150 RD 100 75 , 75 � GD 75 7� 75 Tributary 100 75 75 , (2) Additional structure setbacks. The following additional structure setbacks apply, regardless of the classification of the water body: Setback from: Setback (in feet) Top of bluff 30 Unplatted cemetery 50 , Right-of-way line of federal,state or county highway anci local public and private roads 30* * Except for detached garages on�lakeshore lots as regulated in section 78-1435 and except for structures subject #o less restrictive side yard adjacent ta street setbacks as regulated in the various zoning districts. (3) Bluff impact zones. Structures and atcessory facifities, except stairways, landings and lock boxes, must not be placed within bluff impact zones. (4) Uses without water-oriented needs. Uses without water-oriented needs must be located on lots or parcels without public waters frontage, or, if located on lots or parcels with public waters frontage, must either be set back double the narmal ordinary high water level setback � Z or be substantially screened from �iew from the water by vegetatian or topography, assuming summer, leaf-on conditions. {5) Fences, docks, retaining walls. No fence shall be placed within the shore setback zone. Portions of dock located landward of the OHWl. shall be considered as a landing, subject to the regulations for landings per section 78-1282. Retaining walls shall not be placed within the shore setback zone. l6� Average lakeshore setbadc. No princ�{��l or accessor� structure shalt be {ocated ciaser to the iakestwre than tt� av�ra�;�e ttistance fratn the shoreline of exlstrng res�dence buifdings on �d�at�ent lots; except that this does not apply to st�irways, I�fts, landirigs, lockbpxes, Ytagpgles and pump houses. Furth�er, the average kak�shFore set�ck shall app}y only to classified takes �nd sh�rEl not appfy to #nbutanes The average lakeshare setb�ck Gne sh�ll be a stra►�ht tir� cannecting th� most lakewaM protrus+cx�s of t�e resid�rue buiidmgs an the immcdiately ad}acent lafceshor� k�ts. a. In instances where the average lakeshore setback can not be met,administrative approval may be granted at the discretion of the planning director provided no lake views of an adjacent lakeshore lot are obstructed and adjacent neighbors provide written appro�al. (Ord. No. 1012nd series, §1(10.56(16)(CJ),2-24-1992;Ord. No. 113rd serles, §1, 5-24-2004;Ord. No. 106 3rd series,�28, 6-10-20I3) Sec. 7&1403.-Lot coverage and massing standards. In all zoning districts other than the I—Industrial district, all lots that have a gross acreage af less than two acres shall comply with the following massing standards for structures: (a) Maximum total footprints allowed. (1) On lots equal to or greater than 10,000 square#eet in area, the total combined footprints of alf principal and accessory structures shall not exceed 15 percent of the gross lot area. (2) On lats of less than 10,000 square feet in area, the tQtal combined footprints of all principal and accessory structures shall not exceed 1,500 square feet. (b) Calculation of massing. The following shall be included in the calculation ofthe total combined footprints by structures: (1) All roofed structures more than six feet above grade Eevel. (2) Tennis courts, patios, decks, and all similar open structures when partially or fully enclosed by fences, railings or walls which extend more than six feet above grade level (if any portion of such structures extends more than six feet above grade level, the entire structure shall count toward lat coverage). (Code 1984, §1Q.03(14J(Cf;Ord. Np. 215 2nd series, §1, 3-11-2002; Ord. Na.99 3rd series, §1, 1-28- 2Q13J .q�r ��` � iq _, _ _ ; � }��� 4 ' � - t ��� .. � ! � � _�i.� � .w,� t� �i�, � `''r' ' 4 ��^,1 ._ I '� a�e � � - � 'Y ° i f = s !`i�• - ` , ..t'/�4'-. 4.��_s .�.4� , _ � ;_ —���� " e ` � �r� � �� r ��� l �' '� r a�Q ,� , . -:` a ,�_..._- ��f' .-�s.� ( _sy„ ,.•LL'r, �. � � ',� -; �; ��.. � �--�� `R/; `y .���s'� -, . '� ',, 5t .. ::� ,�.i.•+�-''"W ,�, r-..,�,{y;1 � (� ' � t' S S ' �� � ,� '� .,. . '��' '�� �. . ��A� '�� • i.:f , ��K rp ��;• • �. b` . �i,' . . �.� �r ! �.. . ,� :�o _ � '� .. � /t��:fi� � � ti ����' i� - . �,�• �. � p'"-'- .� , � .�,.� ,.ti °� �� '�", • I; * � r y�� ' "`' 1 - c� �I�1 i, �� .�1� ,� , �r r ` Jr � � y�, x�.. ,., - 1_��_ ,�.� ' .i�'. r�.. . ' .�=� , �::"" „�' S1� �s`� . 4T t�.;_,``�. '',-� '-' - : ., , , f f. �r { }k��:. � �Y •. . } � . '� -;+r'_"� , :y __ � �! _ _ w i� �..-� : '�-- ' �>" �_f ' L r 1 � t ' ,N, , �,_..e.,i7�"�'��q ' �,i ��'.�^� ��; ti'o�; r �i4t, � � ` , �� �� - '�� . J�ry `� J • ,� ;�� ��� V � �, '� '� I j��i7, ..�.`"' � 1�, r' ��v s � ' - ; , . _ - ; �( �' r Yy�r��,�l,f a 1,��. ',"� � '! � �A•�-'� ,� y f j l�r �T � _ .r''"�� �� -, i � "�� Fv_1' •.. �.�r � -Ti� � � r � - _ . ' � ��T.�:1 ' .., , �,,,�+���.� �1` . . .. � r ' i� Ih., . � ��..� -�� .. a., � ' ` 'c =....-�_-- � _�i; _ �� . , � � � + � � � . �,�^1. . L.a�-- � 1 A+�� y��_. ���i ��� � ' i���� . . t. '� � '`1 �'�'�[�'�4 " � . - ' .•, '�V - .� .,J . � . :.": a. � • � , �',' ,�� r ,1i 4, iV�� , ,,,j�:w ^�,p .r:�� �; • �.. ��,�'—'. �. � ' ,�� ,:',r�. , s _ ��„r'�- �r$ -� t . . , � n ` + � �� `55��+. ��� t��p���-r �. �� i i r � .l ti� •�, � �= - ,,_ �,: _ �, �", ` ,;� , . . .' �,�' ` � •� 1, � , . ��`'"' . ., ��� �,.��'� � :� _ '�t,=�- ��'� ; +; � . �, -.�' ►�---, . !�r ;,'* k# �, ,� y+ 'c *'=°' t�' �`'� • .:��i1t' � �• �� _1 . .{���'•.7 I�, ��+ .. _, "'►" �� '1 �_�j '.��" �''r. M'#��'4�•e6• . ... d �* �J ' . i �a t -n `S � � �+► . IY�yYM1. � , I �P��[ ��� R 4 ` t � �� � -.y' :`�i�' : s' . � 1•.s✓ .-}t.�tr . . . � tr. , �'� . � TS � t.T�+�� � .' Yhr� �� /��\�1r j ���^l +� * ) ' �` �� �� ��� '7 � J } � �l.�, . i�Y ����� +* ��-' .. -�� �..a� i \ ) R J� �� '1 . '� - ��O-� -. � � Fac � n Narth � g � g � x ... Faci n VVest � ,�:. �,� � _ . ._ _� � '� �'► • o � _ '" ,� :��ti.. �:�==-'�'•�� 1 � . ;�:r .-�,� `_..-,-�'' �'�[� I ���.t s `.{ y� , , t '� F � T � �=� .—+l ' - - a�� 44s 1.��- `� ..t ' � .�� � �� , 5 \. . Y>` '� 1 � i' �1 � +�'� ` s�� �,v-� ��'�� � �: `� . --'"s"` i .r ;1s�'•' �i «r. � � ., .. 51 � { V � � ,` �.- �, .�,.- �'��a .� �1� _ - �,-- �- � �� �� ���. � #. .� : ,�;�� xa � 19 � : 4. ►-� :.� ..� � ' �� , �`r� ,_- ..� , xF � i�_._ t`_"` - �� _ +-#"�< �,.-',�, � � ,, v t . . '� -� '`�� V� � .t' /��n �_ ����� � :,� j�� y, .(/ � . �V• �� ��t j! '� .,j��,�'" � �� ��/ � .�`t `,�E .. Fs � : ♦ ��*� �1 � •P ��,`� � _ , � . + � iair� � l ���� ��. �t �y x.� i Y; . � ,+:t�+�r ,�� ��. • t t �. - � �'�.,�` - �' s-=�:V�. , . . 'r� � � :�•/ •" `'� �4� � , , •_ .�' �"'.i�,�.,:_"t�T�7,��,i #a�:, �t . •k,`� �' „ � �;'t rN — � �1"i►� /�11�v�.rN- ,• r .i ". ;� ��nr'�t-�', ` `" � _ , ` `. - � �' . .« r � � ..f;, � .�r. . , _ __ •_ � �,.. � � ,.. `�`'° x �'� ��r ♦ . �.�.. �. `_' . . . l ,I._r�r � �' �' , �,.�"�ry � ` (v,►� d� �RRIR � �,` y� .� �'�`` '�' ,�� •.��,�� �� : ,S .� , a'f,- �;..� 1: J. ` ' '�-"� �''�. ., `� ' r.' ►�',`.sr �ei'�.�J:,v f.a °,... _ �, lt s �� e,t�'�i"� �"` �• � � . � � . ,. �� � +� � ��. � i. -- <• 'ti - (11�. ,,�.. � ' � r.m� t� ,, �� �44 �� . - ��� ' -'�°' _ ° '� �.' .�� ' �"F��'t,�"'� /�er� �. ��-. � , t� � s .. �^ ., ��� '}._ �, � �,. .,i +�'1'1. '� - . � � �•� ��' - . s�'• !,r'�` -� [1 S �j . : a •+ �y..��3 �,} ,�f. � s� � ��s��. ��,� ., ; ^ � � s � ! ..✓''\ ,� ��� �- � �;`�� 1 ��1,�. 6 � .�� •c+ ' � .'C- r-! t�� �E�: . ��: - � s .� .� � �'g'. ,�"a � ���' ..' ,{ •�r'�,����� [�_ f� :�. , t . . . . . - � . ..� ,_ � � . _ , . � �, . a � �.�.. . . , � „ _�-�,, .�, �;_. .. _ `_�t�l,� �,�`` • ``'� �,� - : y - � � _ -_ . � _ � :.. _,_ �4 — � �� . ' \ �,'~t' { , . . .♦ . _r �. . + '^ �4 ���' �' n� ' � n � � w � ' a . e i �, _� �' • .. � ..• ` tr • x c : .... -' � . `+ � ,T`� ' a : .,. y T rt ; F �.,�r�'�e.� 1� t.,�. �y. � � - � � ' O j� , 1'1 � }���p�+ � - -; „ . �:� � ..V I����t{��' ..A� f� t�ks�.,�'�' •t,�nr"Y �''��.��7^�� *� ,t -a � -��, �� ��. r. s� u� ,i rt� '•i �`l�i � t � 1'g'� 4.'�� y". h,. � � J � \. � � � �.� �� �� �- -1 � � � . r' r �� ,�►��- ��,�'s. ��:� • r y� 4~` - '� r�� ��. '� h�1+ f .. . � I � �/,�, ( J� �)' i A � 'i�� -�.'7� y� �+ i :krt'°' �i. . ���� yr !r r:l_ � tif..� ✓.' .�('p�j C-.�� +e{ �'' �� � . . -�� ��1,�_+ ��� "'�:' ' `'� � {0 z��`\ �"y�, . � �A� �\`1 - � t�''-F♦ �,�p i t. 5Ys"yAs-,+eT, r� ' ��� . .'�� � , �,��`� lil a r ro tL 'j � �a '--r'�:3"'.'� � 3 ` �' �9' �'��. 1;�.'a . � ,��y,�` , ,r.4i� �• .;..--.v�_ da..a�.�i �:Y. r _� - `` � ,�.. r �, ,,� � �'" �l� � ��1 .'y -,� �+�'�� .sf� .. �L ` i��`"��'� ^�d t Z� �' �� .�� y ���' '�` r�y�f� F°� � s� � f , � _ `.�' � � ��[}, � r,�+ � . ' `� �..M l `� �I'.R� •�.�y���� '�'��`" � � n •yj]� ��� — �• V�9&rt ' � � Z •� f_,4.L1 ��� ,�� �'j�. �Y. �y{ 1��Y�j�• I��rt J y� ' !�� �+�.♦ !� L.��� �L t i '/ �s�Z-`(d��t! � M��' : . ,t � �.� ^ 'f�*� a !�' — y' j + � a�• ��t3:- '���i�i�i �'".�'��r 3{t t�+��. ��,� .;` ' � '�� £��P 1��'� ��• �� �� 41 + � ^'' .� � *; .. . } ,� � ,. �y j � t!� 31 �f 1r 4'��,,)3� .\. �. p� �s4,�..-e � .', , ., ,s �.�_ �.� �,� ��1 7 S .r `r ' .t, _ � �'" i �.,, , •- � ` �,`, , �-. .�s .�-r��fc�. �.A+�=��4�� ,f, .E ��t�'sS�'"���.*{, ry��i,,�j��"$j� . ��, � �` '� �� , 'id'�r' �� , �'ni�:t .*'�7S` `�.�����.� '�'��/�� �.;�������`:��� _�' �� .� \�` �►�` ` '� � • . . ' �; T ,���i�S�'1���'.1:',�1<��C_���.X yh�n� \'` V�1 �1- � ��, ,j��.*�11 ` ��#'ft�5� "G;�'`���e i��j.���t�.yr,S � � :;�� � • `�$� '�r � ,_ �, ,� � �,�� � �..._,�� ��{r,`,..,. 1� �. y��� y 'i ,k. . �''-y � � � y,�,. + ' i �; �,4�. �r L/l�sei.�.�4�-Ty .\• _ ��fy^'�'�C4a.t - .�.Y • �•.o�' "[ �� �_� �°��, t��y��t'pa 33�ar��l, :'.��1�. , ,( ' , . � � , L�".n 1y � . : �., ,�� \ t�;. ,�...: "�'R 51�'3 � t�` y:� ��e �'.�:t'� �: � r�i{ :�fr�5� ay.y. S�__�}c�j� �� � .��� •. �� . � -� - � ?`�.�t �.��-'`��'' l: � ���• 'f � �" , � �� �c:_ l 1��:..l _ J'�2�,.� c ,���. { .��:��! '� �� ;.�, � `"' `�:�\ �__ y ��` `,+�'"' � t+:�t�� 1 T • M� _ .._ � ' �,Y:� -i' .,e,'- } �j .�9s�� .' T. `,r , �� ' _ _ � ��ya� {�' Y+ 'i' y� �I� '� '� �'' � �k� _ .��` _'1.Jkd� �� . l: .Y2j�1L`J� �"c'yi 1' � "���;,,A�f'+L C-(� ,� � � t t '�- fi i�-u:` ,*fd.++� a, '�: � , � t'4��`�,� r t _ ,�,�T, , ,��.C�c�j{;�a Y: � � !� _ �1� 4 ` ' � �,�i_ 4 _r .:�'�� 7,�� -f h��'." yr�j'.t{�. ���-�' f; ,, `>; y•'�i• ,r` - �r, a �G' '�r�,�, j�f '�P ,a . ; � , .` • , . i; ; �. M � .�.,,,f � e� I't,}�7 ,. I `.. 1.. h�r 4�,� t�..... � -s .; �,�'�""�-�L.j�'.� 'lj 'r 1 t5 ' �i� x� �� � .,�,, � � 1 �L � u t�`'`�+,��*,= ;;s �y aA� � .a _ r- +,� ' .-v �:x � .' �� t, . - ,^Y� �....�e+itwn-�.'��,.. I ���..�lr �-�h .�l7�"r� Y {{ � , ' � 9 � , p � , .,,j,— ,. � ..�� .r� . -� � ,.... '�"}:f�'��- ' � ;zaa,,rJ 1� 'f . + �} � �4: . t� `�* +`" � r'i �� 't _I 1 _- ' �k t'i � .s'� .�� �• �' � �^ .`^�r ��:. . � f ., � C. . � , . � , . . . �� r� 1�Cil��'e"-�-�. � �t� '.�r.'��� .n�a 3. ..� , �. t ` -.��� _.. ' ..�F. --�_O� . ���-�.. 'i. J . __ - . � _. _ _ .._ a n0 � UI � � � S . � Fa � i n East � � � _ .� � _ . . .� �.��..� .�w �� � .. .�, c�; � ; ��_ `��, �, s- ..'i.� .`�+; ,� • : ,�., s,`�,C .4:� ��� � . „r � � ,�.:�,r.,� y� �#., �, ;. " .;. i. '` . ' '3',� � �e �+. r. � '+� ��, t � ' {� � �"`� !_F s .� . . : � �t � 1� �� " . j� . . t, _ `��`'���� �r�'a ��'�� �' ~ �j '1� J �� ., � ' i:�"' +f ' 7 4 .� J l��' •'� � -,'��' '�-- �,�_ . � �• +.r„` jl � 'r r e.•.�'!'��s�, , � .p r� ti a,' �•- . �' ;' f_ r, , : ;�i``�- ��►� �• M K• f � E ,F,�"w:.�.;,� ����. ; , f � �:� .ti. � . : � ;��� ,. . �' 'F i+R��111.�t �� `� �, .,�, � w+�.I� �� ,1" ��_..� 's�,�1+��:'� � �5 i ' �r . . ♦ 'r- � .•� ��'�� 4'l�.�s `�.. , � ft � - '-+._ � I • Nr�r=.t ���• .l .� _. ` 1 I+q . � •�{ e• �� . . • r� }��;, . .' _ �� r,y. y.�` ,I.. f^i� �, . � .r'�� ' � �-:,. , _� � � ',��, ������ '�-' ,�.• . �;. � + " �.::y"' . — ' '�k — ' Pa� �pjT pY� —`,�S_ �� � ��r�_ a...�j , �'� ..,y_. �' � '� _ . - ^.��� �-- . 1{ r ' - _ �� � -_'� '1 �� ► -�'1 f��:.�� . 'r _ �. ��. � • ,;. ,r + -.�:a- �--�� .� -_ ,�►► _ � �� . � �- �_-�_�� -,!t� ��4 I l * L ,F �.��'�:�i� � --'+yT' �r' r f , -�',�t �4 y i.w�� . f ��- t i�'�Iy.�".- . r� _�,�. � '�;� ..��r���.��...-- s�.-�i ._ _� + i _ �' ��` .. r . .�x''-aw�-_..� "'�,' - �.:.; '`,. , 4- t p '"d�,�,- ��: ► �.''_,,� .' � ; I ' �'`•;r:a�t .� � 51 ' �• . ���� ', ��• ''�• � " �� �'�`�.�•�"� � ,,.; . �1!'�IL(�j .1T'v,�"ait -i {c. _ �+� T . � �} �„ )�,.?�'.�- ��....r+"' �� _ • �„+q ,.s-- � l�� - _ '� . � �� .��..�. �'_ � j/y+ � � - �� � �. °M �fi „�i.3���y!! r-`�� l� _�.i ...>- r gv '�+ _,_ ,; _ -. , � ti f � _�' , :�, "` �_...•-� �'�`��..s �- :� ,-- :"� ,l�►'�' 1 ��.. �� -` �� �� � - ���� .� " _. t,. -`'�i ,' �. � 1� �. _ ,.-�-- �t ,�� � �:. . _- �g —�_� _ ' .- : �- � -�'�'J ` �� � � � r ` �� +w� .s-�" •^` r- *�i, •.�.4 � " . , •�:t a - � _ �/, F•/ ,t j�.�a-'}r • �'�f., `�'3 A'r:�t: t . ' ' ..,�. . ♦ . .�r yf t ���!�} � �y ` .�• `��4 `, l+ \' ' �� �t � � l��y��+��+ �rk��zz�����y""�ap�si!-1,, i� '� "t�f� . �y t; + ,f �r. M ,��} S .� �k r��+; ��t" �"a '�, rr - ��� - ��:1 � � < e - ?y�V • �� ��k.'t�'s.t�$t�t.�<< ��h '� ~�,1t ��� �� � r i •�y _ ���''I.�.'���,.+' S.r�:;^'��iti , ��j: . ., 1 �� ' � � , 3,� .,.�_ .� �� j ���(, ��� �� I+��� j�i �. •- t ;�� - " ' ��,� ',�,� � ti.,,.�i. r'�+: -- -- •�z�-� .. ._. _'��� �± .1�:q �t:-- r,/ ."�F���1r�}�'.i:f►1�'� �� - . . ...cti . � � - � �,...`{ �,�y �.1 / � r� '♦ t�., "�:r��. r r � , _ - ���� j . � ; �. �' : , _ : :� .� , � ,� ,, . : . . . ,. �� ;� .� - .� . � � ; - .,, � � � , . .� � � � _._ . -.,..�sa , , �, . �, . r I� .. . � .., ` � ; �, .,� ,t � r � _ s, ,- � - � ,� - { - __ � � � .. � • �� ��-� �F,.�,_ . � . r� t � �� ._, f�•ti .� � ��� '� � ,��- ; ��I� �� �� - + . �,...,�. r 'rY �''r t `. �I`�—���°' f : - � ' } a�^� :i �d: - rni 'w�- �ii� l r .. �S. � 'i rt � �F .: n�� � ° �"' s r�,� � � - - �' . + � ���- '� !; . � � :; , � �;:� i� c� a ., � • . .. , ,t: .,:r.,, ,. . _. ; -�. ,�. .. » . e . . . - -- - r d {; ��r;� 1 - ,f'��� , `�. �. , _ � ;�* = ':�4`4ti� ,�l�� f � � �4 �t '� � s ' , . c' .. , � --' " '��'4���, a a�', � 'F'" a\��. `�` �e s 4�` ,d;y,F`�. �'�;�v R�9! r . , � J 4 a '� �'` '+�.�, '� � '�y�, . . � � � � f a ,�b� � p, ,g���� w.�•; , , �d a�,�� a � a� . f�r�1��(p � i,�"��~` � `���Y a�/%sr..M:�Sr tr � r�4��f �i�-. s'fp.'�k.� � � s�.Y��, { r�F;� �``i l4�",v i��`;���' � ��1� +� . ` s� ���� i,,. ''� :f . - �� 1'+ +� n � f � �`�f' �a��I! �� 1��Q'�`,,� ,� '� ,. � .a it� 4i 3s j ta: + av �'�' ��1` °. °' `, s � f���"'l�`�, ti�� �t�V� � �.i�d � "!v`p J' n- ��sr � itR�. q c y i'�+ �yifj�:� `�• /1 `� ��/ ,i 1i�,,,� t \ �C., ' �ti " "� ' � r. •. a.�,ytW� `r � :.Rt:� � j Xi 5},' i�e...e� --��.� ,ft•�r� �1��J�{�'�V�. . . � � ��;��.i.r�i�e,�L,�wLyy_ye b'.� h�,� w�• �. r � e��a�b�� .���8�'� i�'.��. 4r�'�:� � � ��e�� � -' ,�y .. s 7e e " 9�i1��• f i k1\ � 1 qyn a�.£. 'r��°' �i ,>'�.� � ..*:�r ��e,a� r�. N...�` "�`.•'fi ' � � Y �Y� � .���..� J ������1;;�� j.i9 . 1�"`.5y>�d Cy�.. .���Ry� �+� ! �• d �� ���''t}u� �r �i��.�•i��`3�b��'�� �+wi � f�,r . t s a, r ,.� � � s�i�+ . y �� '3� i a� r s � -�4 e . � � ��d. �iy ,rg4'.. NI b�..y• 1` N 6�� 1� '�L � , 'i�'� �� 4�r ��v IQ ■ t ��i i !?r� .e! `�N o c �! II 1 1'• !� .d � . •��.` ��/�"�C�►�*`i�'4� 'r:, ��'/� �i' f'r��� II 1v� .r.. v� �y � �i�t/V � th1 � �Qt.t1�•; �v 7 n .,. r �� �0� i.. �. } _�_;�°r�N `i1�a4��.w��iSi�''Q-"/.' � 'a;�et,U��,�.4 !,?�f�� :.��'� �II�D���t Y ty. �� 'r � iL � �:.3+ �� .f�,�.�,,,ri r 9: .i� � �' f � ��>PL4 1' � t . ,:''• w, /. i ir > > .f� a�'i �r `� . `G:�'I'"r . . i- .c��� ..�.a"t'�.�, �1►�.�(C„o,�p��r��,�fJ1Y�.�C �,�r� ;��{�niC�,+� h� 1�a{ ��n `�,t�q�� .':,, s �'"; � �7j) j'- �x�. ���y 'A- �:S .'-�, i6e� 'Y t ry�#�,� w�`• ,d � '� ���'tii?�'J .[.v,e:rifbGM�' f � ��� �� Y rsy!!�1 r,�a,, y __ �✓ . `�N�� . r.l�O H:t+ 3!''t ! yEY�I tff. t ' 0'Gt4 ���G.' .�,. �& � t � .._- ,{�Ey�• � �►" �G�-r �'i� ��• °ri'.�P�y$��•s8�4�dTi:�li•rr� r.� ti't }�. ( f?� �,,:�1;� � �I=. .�� . � .f . �e�'.�j � � 4 w �r l. �1 t�5 t� p.(a1� .,5� e � ♦ ��yyy'� •��.� r r•�l F '�r�ia .�. .��`�rlb��,//l1.//I'�� / Y+l�j�p•;�V�._�� .7���`„�j:y �♦..�`�y,�,V+. 1���,�Y.�� :<,�fiy•�'�s� � � �1'`. !li:;-- � e^:.1 ��� r -.'�'a*��iPi v�r..f�✓/J/C�= .- ��+"6'"�;��� \ � ��t � "'' �."'crr:�j �y y. 'f�,�. ��: �!'f,� . �� Sa��~fwrlihi%� -� �� D R."� o- � �h� �4f '�E..� il �J'/�L �h i• � '�ry/Gas�j.r����.�i�`�,���,+I-' �- � �' ! ti i d� � �' �r,;�;� � � i� �� , /� ,yi re� �`� � ����'�,��,'��'��+��', '�t= �'��k�q•'� r.,�,i' - i t�... ����r� �y'a�A�I �' ' 6/yyy� t ���$�S\�6*� . t i �� J �`l�P�++�`e ,�N`i ,Q �s � .4� . +A1`Il������ w•��� ��/ ��yiCi ! � - a t a� vt! l."t� � ,� ,, � ,ar�, ,�" /:,dy��` 1�",I� p ,�y,��. 1�ek�4 � ��.��l`��`„`S.�t,�ry, ����,� y���` �'i �7` 3'� '`"!: ����� ���� 9 � ?1/ if�1�,��I�[ i( :'�f•�Lk�h'4�'�,`�� �"��r'+�di R�LA�it�: ,-.�.,�� �-• • � c��ti�•.,�.. ��, ,.�. � f��i��� ��4 � ��,�-.�i � �ti�,��'�•��.'�y?y���.r�. . � � �g: � ► � � ,. . f e �.., � .FS� /� � �a' � ��� y�t.��.�&,�,�,�'l,.�C� �1��. �,�l�t �,�di @/;l� �� .J`:r� r t . ,. �,; yf ''a't.A i�'��7�`l Vjr f�� -' n ./a�i �9���;. .� � r��.�i��U��d;��4,ri64����FS a°��'ry�4��«M;-.,"� s r� i, i �a./ � \ f': 1 �'�'' 1 '� �,. ` v. �. • � � , „ -nrf r ` `�����'��� �1�)�, f,;�• J, � 1��� � �� G s i �� ?�`!� � l �it 1til} ��� � {� � A' ���J�i}��J ..�� � •��� '�;���,�;�\n 1�` �•� 1;�� .u" rr: a .�',��i' ; ��r -.a� q�a���\\:. ,�����pi !�"'��" � ., .�g4 �4`�� ',�'e�~��� , •!�':.,,r"� ��� � �SB q,`l,.:+�*"l�R ♦ ��tf- � !O� e� � �,,�" ' �� ���p`h�i,`� ,�d �j.. :�,� ?, e:'�<r �,"-�. �.,�` _ '�,�.�_�l�,.A��� 1�.��#,a{ �� If►` j +�.�3\�. 1 i� a �,'� —.. , ,.,, : `T i`R,y � eir.Y� Y� t P- C �j t ��. 7� G .���� � \� 1� ���7 1��� /i�y.� '.c� . �� i`' �i.. _ O ik' J/ / e�� '$''�'s' .�+ ��S � " � .�. �,a. S�� ��.� �!t « S '�° i '�1.. e�r r �n.y►�' �:_�•, �S".-� .,.�.�. •!y+� ��1� �`; �{ r.t�i�Gi �%.S t� ��'`a s�f/: $ .�>+. dS ;r�' �i• .e+ ,�. s-;`.. � . � � ,. ��► .+r� �a"i \��\r 9�.i�5e rS _�+���� •�teaY,: . �r�t'M_ �� s 4 �'�''��•�:� �T: � :� . ��' , ���� . x•a C'",t O" '�"�w���, �1�1 a�~�, � ��i ~�� ,�. .,,..,, y� ' ,'� ���r. ,1� � � �� �� �, � • N � . s �- - �'�Si r' A Pa ^'�i �Tr �- • � �'�,�re.�"^�.�,''�•\y�, e� '•. ;,�� i�.• �i°`�V � -{... :�,,,,,. s� ,�..�,: - -��as.d - ,y. ,.`:Y ;�. r � � .,�,jr .>••-�- ��� ��.��1 T: �^� f ���'{ !) } /�-. ..S �`� i` � ,.�. `'>�'i t ��� �. �! _.,�r�►-o��'�v, s '• �' �� � _ +�:ri.b,a'.', • �,�A+'s�'� r��'� - '�� �' � ,g' ��� -"•"� - -- • �t�c - , '� �, - — - , _ _ � 4`. �*''" " ` ����r _- ,A—�.� �°. �s . . . � r� l�:�y;�� .��.ry��rf �`���`.. ,`1 4�. � `w� �o�,. �� �\�i�. ,Aw' •� ; �. �� ���i�i�, ' i` e,".�* - �1��a i �r - . .._ �. �A`��` .:. _� �ij� �. ��}'+� &,.:' .��.i�w R- `aY-�?��� �I��'���y�k �ry� � I ��� ri '�"` :.s'dMh��'+� �- _- ,. � . , - ', : ,�- ��.'�:. a � "�i-.�-.�: r'���=, . , . . .. . d , _ « I �V� 3. ` � ' .' .. . .-..�.� : � ' ' ��� � _ t` :'. •.' �, � ,y - y. , ,. " � � _ �_... _ � . �; _ :J — � ;�, , �".,. ac , _. �_ _ • - - - : a�—.,_ •_: - . .�� __ _ ., i_ _ . � _ „ .,,.,,.,.,;,r - � - tl�� ,. — -'� - . . , - ,. , , . ,:6.� �� ..,.. _._�a . �. . ,, _ _ . , a., , � . .:,. �. - �- �. rr � ��• _ �. . .r - �. a � �� �"��y�w�^. ,;�a _ `as.��: imk #► °`�r.+ �a.dC ���-;�Y.' �xe'. ����r � � . _ ---.. N �- ,:.� .� „�^-^y ... . i � . ... _ . �.` _,. _._ � ..,, x . .. a� - �w. ^m�. '..... .. .. �_'���. �r.�� .� ' :-,•• r.. ` :.�'" z.� " ..��y�,...��: . .. _ a., 1'.+ ... „ . ,.. '.. � ;,..� ?• Y , i'.:wa la.. 4 ," `y;. -�.✓ . ��. , �,�,�,�� JK ���� �� 3' a : , . ._.. .+"i Yw� � i `},�� �`.J �`. � • v M� ` ', „e. * �* ... . `�V�' �� � ."s.�ry�. _ '�� ,��il,a"� ,�- i� _ .. �. Y � � ` rr { �� �. . + r �'�,,�� � �`��,� ,;> ��� $,� „ ,,. �A F� 4;� _ _ .a,, � �.` x rn i�x�,, ' E �} Y��i.� � � �,�.'� y� a:r; � ���� .,�5* z7 I �t•i�4i�1 ��'.� � 4 ,�,•.�� _�#. ._...,�...w�+. (�TrF�' ��s��� � _ m}, � i � � �:---� � �� �� �� � ��,,� � � # q,� ;� '•�� :� �""#,. �, � ym"�," i �`�' "` ""�p�� '" J �,y �� _ ^4�;td`�w. y , •�y ,.. � :` n i . :.' ip � . �,�^�:: J x� . t.• _ . , s ��•�.,.�... . .. .,r. ��.r. .Fe .x-e_ . "s'i _ .., .u . ..�.. -n. . � ..:.�r. � '� �.-� r;�. . ;:. . :. - ; .t,� �;- ;��. ...� . .. � ^ �,. ... , ,��. �,. . �, ,. i - " � -.w- , w a . . _ , ��� . ,� : ..b ..:m -�. .�_„` _�..... '`� - :�m.�.`,,. � >� ,c ;.n �.x%�WI"-�,� b k• e $ ^ . � .. F'., , � �y � .�... `�` t ��� ��S'4; �: m. �+� h+qMd r;riZ.����� 1<r y ��'s.�A48 �l��/�S a1.�� ' tu � h � � � �, +� �';�' ��� �� 4"'"" �r ,+'��'�` � �:u�• r�� s"� +., w .r' ��\x.��rot c I. �=-'k�` s ,� � ¢ �' i � -'3k °�;v�" _. _ �+ 1�. �I �. � f •. I ;� I , . � t � �� .. _ - ,. �: _ �, . � �� � - "'"- �ra �' ,�r �a � �� y� re�� � , _�f;; s`�' . ���, � . !+��.��� � '�`7 q1� � ��5 �t".. t.`.�t. ♦ �YiCt,.lii� I ,�y,41 ��vp EY. � P ���lE�1 • ' �y+ y�lr�� � ' � - - '� �!D't'��ip 1;\ +1 .�/'{�`�:rh rj�`�'Z 1�►`.� '_�*. ', . :sui7.,� . .::Y-'',�� ���7'I�� ��ti�S' � 7/� ����� ��� ��. i� . .. � 5a�.k�,gY�' , �����.S�NI���!I��d1?,.�� 11�� ` \ ��/lj� }�� ' ���1�t,�� �� .� � _ � _ ,�r�f11 �,�,r '��Ma��0a.3'� i'' • '� � �.1�; ` ' u��\ _ '�e7R► ,�,,.. ..�t�� ;.r'�� � '� � .'�p�y� f �{, `.,,+"5. .�,.� < < �j,��11,,' x ���,a !., 's'��y � __�4��I�� -_ _�� ���i� �`��,„� ��-' ����j�/ i � ��'=�!�. ,,��{ � � �1 � �' ?'�` '�Y% !V �k � . ' "" -�"�a; +-"��.�-� aa �e'�� / v e ! ✓ ' j�1 �-.�y `S��,,� " - L'� t q} °i;.�.�,� �t�► �'�^�a.. / �S. �p ♦�. : v,-,_�y� ."y �' �-_r ��'§� �4� �� ��il : �,� � � Y�_'r-�'��'��.n. ',��,i��_ � �'��'✓i ��,��t� ��y�r L �a 6 `�• •�v1�..7�"``�*+'7i'-'''Q'�_'a'#�v!>: ����z�pc_�. ��J�;► `� {;�✓,r2�r �!;�y . 9��✓ � ;�w�.,�+r�� -,r.l ;��.r,A�t�. �S �r+ ".l'� '� - ��h �� �+d.+' ,V jr�t,��"r�y�: ,�aa.y.'�d���y � 1�,� ��'r!'12���� x �-����y�, ��. .p f �� `l� �� 1 t �el�+' '�1� �i��' °�� ��-`a.'4�b',�, _.�l_�J7��� �, �4�"6t�p� �,d��.\Rd+r.� �. �� ._-.�l .�'� s t ���..�: . i�..!�► a�s.-�s_5 ,..�s,:��9f ..tJ�#F �G�°i��f�,,•.C�,,i.."� . ..u.. 1 Y';.�±. ,`�,.� �� i'e�t$!;�.�. :,� .• �� � t' �` ..l., .: '`�`,�',� i,. \' •'{ •� :�� ; ,t ,c ,,- � �} i r ti�, "' ' `�= � l ��--�:ti,, ' • � r � -, �� Ia _ r'-�rt *� _\` � T>:� �..,f �� % # :►.�;_ � . �i.. �f'� , r ��� , , � '��� � � � � ��� • ��Y �aK f � �� �. Q . _I - 1i�y�`� r .7,,.t,�- �{ � y � �j,,�J'K� 1'+r`�7��. j .7�y y f�"' : ,.�.. . ' : f ' �� +�'� a„�a l _ i ' � 1 ?S Y' � .. k w-�'fw 4L�J ���� JrJ ,;� J � 'i� � � i���i�'� �*��y,y1nt �' y .y s t r[y. t�.,J�� '�y�1 T ,��y„d,,,��� . ���' .���~ � � .:� �s ������`f�,i�, ,k�� ,�,;`�'s. -w � k -iT�it��h�� �r��5 TY��i'' '�'�� ' _ f+,s.:•�f �'��>, '.. ''' � r � %��� 'f � �z$i�`'�. . s�v. cI } .��� � / � `� , �h ^-�. ��� � E:r6i+ i{ .y``" t��:>lYCi � �cL. ,..rra�� �. ,.� / �;'^. �.,P, �- .� .f� �' ��� p^. Y�t� 'E ,� '?,1 ��ti,rt ��°�,n.�, l��s�7 � _ � t � ���,„�����/��/� .s. _ +�' - �_ ��►-1 F �'�• �'' g �� 4� �' ` ��� r __.. A' . _� - ^i� " ';r ��. ri �sr�:, �� �' -+�i .,'T� .~�f _- --- - . � • I!!� _ � �„ '_ ,. "�.,r,�'�� ��` �" � � ���k��,.� ��+y �f, ' L ��' �7 •" il; .������.., X � ,e � t.: �. � x�s .�-e 7"^�:.yi��y�'�"c• 8'**'tw ���'" � !%• --- _ -" '-- ``` -+-� -, a Y�' �'w �r �,� r G ;'"'�, �', ��,_ v,�.�.. � .. ...� - . _ .. - .' .- _ ' , % .. . _'�z-,S � gr .�s .. • .% .�. � . `+ !'�i . � �r�"'� y r���.yi,S�. I.� �. .. �.; _, ''^-,•- . _ ` -_ _ . -"' .R _ c.. 1C,r�%.� �t.�' �w '� V �� .� �: � r. ��;: . '-' _ ; " ., �„� �.., .._x� . _ .i"'- 1�1 .,t5t - �, � - ^ � 6. ���� �`��� � � °� r:i ., � �r � � ` ---_ .. �'� �. � ��� �, �� r'� ���` �.�,� � r � ' � '- �_� Y -,_ ,� y�iyY�.Y�-�� � •3� �� r +i '�V` � , �w'�.: �: ' .k � .y��a��rt _� i �� . °� � �� ` �-3 L' . . , � � � . �`+6� � " -z . .Y,�� � � 3"yt_'� �:� r� a.,� f_ - _ . - 5'�"�� ��4•� �i�w�Y��,� �',l{ .' � " Gl} �j'' - i ryy� ♦ ' 1�'t i->4f '.. .. 3. � - -4 . T ^I.�.�s.. ' -:��`5� .� a''�R ti�� ���� -..3>r_3+� "�. ��, ��` " '� -Sc' �� �� � �, ^ ' � , . . :. � • , . ,� r _ «�: r ��^ � �`r .a `� ,,: .i-,-`.+�� '`•:��:�� .,,t. � . . ... �, . �, . ,. _ � ,�'�. �< �'7`�a 7�'; �1� _'�� . -• ,{ . � �... �F } I § ..�- � � ,��.. : J !F� �f�4 .{L.`,� .i ��y`�p���}y a:��y-.. �- � E � �*� . IT . '�r� ,^s , � � "� ���!`� � ' � � ` ,^ ` I .�.1F�+� �,�r� .`.� ".�- " �' � � II � � � � �,�� ��j i; '���"� �� , _ �� ; ;�, . � �� �`��Jv�''t� ` .,r, ,��,.,��. ��.L.� `�. -- _ . �- �� . I ,� 3 t�� h�� �� ,'+�_y3 �L � �� .: � ,�,�� � 4 r �� • :�� ; ��� �ti� , t�� ' ' •. :'� ��'���'7= " ti1,�� .,. .. � ^ i`� i � }�i .�' '� �.'��� fE;�.� �' �"��- •'�, �e't' �'4 I_ y,,,.r .,' ., . � : . y � - ' � _ � • : _.�1'e'a:. ' 3 ti'��� i: -3y. � � � _ � � -..�.� � �� � '� � a �,� � F ����w _ � , _ .--� . � t � - - -.- ` � '� � - y.� ir�� � ��� . ,� � ��,� � y�� � � � �An�• � i �� ��r�'�"�"� �� ��+ ,���y�b:����,. _. _ _ ¢t . � � - , '"'��� t �.' �"::[•' �. .,�� � � +• �,, ,��,�'� '�'�j, � . -._. �� ._ • . .., � . .,.,,,� �i �.�ra�r iiiiii�uiiii.�� + `? � � ' r� . . ,�� - � �._'. »..., �� �F. ';�, ..�i�n��e.��n.u...• � �-Fs.. ..... ! ...�. ... � - � � 1� � 1 � .'„ ���y .._ .._ . -- �, ..t-.., 4 �.-... � ��nr...�.,...... f�,�'�t _' - ... -:g �_,,,_ !�u � :. .`��� ' '",`"X_ � — �•. ' ,i�...�...........�...n�. J� � t a4j,�1 '�� .. : ,1■ M •e������• ��� ±,, �,,� . � � � ... i �... �� . I b, �+ �°i ����� y I�r �+.w � , M { '� _ . �c. _,� ,_ _�:�,'�r�,�awi.cZ'.�M1!!^�;,>. �^'� .: . ..;,�� � - . ■.. �.:�:'J �� �`��`�} s��' �^► y���� ' v�', � i���o.� nm...n.n � •�-': _` _�' —�!:�� ��ik"�..' -... ".ti� �:'f_� ���ii _ t �.. _ ,.7� ,� ` �f � ��. t .: �j _ - _� _ ' 4���+�r� � .<.. � - . i:i::a�ei:::::::'::�.7,r•''r � �'� �.. y� ;€ ' f � ,'� -�„� , _ ` � '� �>' .:::::.�........... ...:: ' '�fi �j • _ .. '*��� �'�„e•�:E'�.�.,Y;sr�y's". �- � �... ..._.� •-. _ ..n..:.:::��:.,:,.�� - �1„t .. . . .� #�� sl � ;,�+ �" -y �. ' " - • .,.. �� -- ' ' ---- •-- •n � -' ' �� { r♦ . ,r.�. ...:... ' ._�_ �r' N "y,:. � .�� _ _ �'�� �,i ---�.s.:.s �� � .... � r' �,..�.,. .-�•�� � . .- .. _..._:.—':a ... ,._ . '��xi�.. �y rr��� �i `�1� ��•~ i �p1`. n . ,. . r e '����Ra��.• .��. ��� � � ���.... . .� - �_ � ', . .�.... . , � _i - --- -•-� .r ' 1 . ` ... ' ' � ,t� - -�` _ _ . - 'r-�"`_`4..�' - '�- __ �_L ` i „� ,, ''.. , ��:�?�; _.._. � �-'` b � `� +"S �'�� t F`° .-` " .t �t�{�t' y�. +«�'�!�'� .rc'-. „ � ►!.. .-� ..4 .����.... _�. � . Z * r �� � � . � _ � ... , � _ 3 � �.� .ss�- � ''� " ` �.... _ �`�` `,w�� ,�I -- � [r�� �a€.�� �'�� ...�_ ' . -- .. - ., - _ � - - ' r 4� � 1� � '�y ..'� % .. ���� - _ •• x.. ::- �i! � • e'�,� �•- - � � � ��� , , ; -- _ . ....__ _ ..i^ � — `r ..... .� �+ YE"'•;. , e . t 4 , � �. � ..- ' .. , k����� ,�� ,. .. . � _' �-•." .�.<i.� � . ��-�.•_v'I� ��_ �.�"'�+,. - _���� �� . � f-''�;x � �' �4«"'� � �3} _ �6 'r 1�i»�:�'..�li"..:,,�`r. �r-. �"i • 'y'���.��.. _ - -` _� �� TI��� F='�. �'f --�• '..� `�. + -�- ., N�„�. ,r,,,- � `"� �` � ":9; � - �� , r„���: i PC Exhibit J AUN DATE:OS/19I1O1S HENNEPIIV COUNTY PROPER7Y INFORMATION SYBTEM(P[tOPEATY OWNERS I,IFI') PAGE:1 ]7 17-117-Z3 31 0049 RESTAURANT$NO LIMIT QdC 3745 SUNSET DR RESPAURANTS NO LIMIT INC 3746 SiTN3ET DR SPRINC3 PARK MN 55384 38 17-117-23 24 OOd4 RHONDA VIGNESS 1966 SHADYR+OOD RD RHONDA VI(�t�SS 2966 SHADYWOpD RD WAYZATA MN 55391 36 2 7-I 17-23 24 0025 MICIiAEI.MISCHRE 1972 SHADYWOOD RD MICHASI.HIISCHI� 1972 SfIADYR+00D RD WAYZ.ATA MN 55391 38 17-117-23 24(IOZ6 B PSIHRS�L M JAMES 1978 SHADYWOOD RD BRL�N PETP.RS LYIaIE MARIE JAMES 1978 SHADYWOOD RD WAYZATA MN 55391 38 17-117-23 24 0027 JEFFREY VONPELDT�.E M WYATT 1990 SHAAYWOOD RD IFI�FREY J Y0IVFBLDT SLAII�M WYATT 1990 SHADYWOOD RD WAYZA,TA MN 55391 38 17-117-23 24 0028 JANSI'&SOLTAU TRU3TSE 1998 SAADYWOOD RD JANET E SULTAU 1998 SHADYWOOD RD WAYZATA MN 55391 38 17-117-23 31 0001 R B KIRCHNFsR 2000 SHADYWOOD RD ROOER H KIRCFIIdBR 2000 3HADYWOOD RD WAYZATA IrIN 55391 38 17-117-23 3l ODOZ R W Ik C M KOZICKY 2016 SFiADYWOOD RD xccxexn w xoz�c�cv 201b SHADYWOOD RD WAYZATA MN 55391 REGElVED MAY 2 0 2015 crnr oF oRONo I CERIIFY iHAT THE FACTS REPRE3EN'1'ED ARE pN ACCURATE AND TRUE REPR&SENTATION dF INFORMATION AS IT APPEARS THIS DATE ON Tf�RF.CpRDS OF Tf�HENNEPIN CpLJN'Iy EN'f AND REAL FSl'AT'E SERVIC&S DBPARTMEtJ?. DATE: � � `• Hy; G � � � � l 1 � • RECE1!!ED MAY 2 0 2015 ADJ CENT PROPERTY�WNERS'ACKNOWL�DGEMENT FORM ��/�� ����✓ �ITY OF ORONO I(we) � i,�r►�J of /9'��� B oa�/1�iaG/ [print name(s)] [p ' address] have revie ed the pla s for the proposed improvement or proposed use of the property located at also referred to as t..and-Use Application No, I (we) understand that in executing this acknowledgement, I (we} am (are) not asked to declare approval or disapproval of the roperty or use but merely to conf�rm for the City Council that I (we) am (are) aware of the improvement pl s a d that the proposed neighbor's project or use requires Council approval. ' �''r %:� /,3' Property Owner Date � aa�,S� erty er Date If you have any information that may assist the City in the review of tt�is Land Use Application,please submit your comments to the Suilding&Zoning Office at least 10 days prior to the scheduled meeting date. . �....*.,k..«.�.,r....,�k�.**.-,...,�.�..,►.«.,....,.�«��.....�,.*,�.�,P,..�..�..�*,.,��..�.*..,......**�.,`«.,..«.«..'�:�i �*,...«..f..�«... *,.. RECEIVlED MAY 2 0 2015 ct7v o�oRONo ADJACENT PROPERTY OWNERS' ACKNOINL.EDGEMENT FORM , ��, �Sf��K � S 1�.�� of l �q s S��1Z� [print name(s)] [print address] have revi d the plans for the proposed improvemerrt or proposed use of the properky located at 9� z �referred to as Land Use Appficatlon Na. I (we) understand that in executing this ecknowledgement, I (we} am (are) not asked to deGare approval or disapprova! of the property or use but merely to cor�firm for the City Council that 1 (we) am {are) aware of the improvemerrt plans and th�t the proposed neighbor's proJed or use requires Counal approval. �i�� o S �`� / Prcrperty Owner /�k� � Date Property Owner Date If you have any information that may assist the City ir�the review of this Lartd Use Applfcation, please submit your commerrts to the Building &Zoning Office at{eas 0 days prior to the scheduled meeting date. � � �� � PC Exhibit K _ Hennepin County Locate & Notify Ma� Provided By: Resident and Real Estate Services Department Date: 5/19/2015 ��) -�------„'.. - -23-24 (24y ;- � -� -� (2�� � .� �� �: ---------� ',. � , �� ; (26) �, � , 1'� I' '� ' � t27t '� ''�,, t 7-117-Z�+-24 I ��' � �� --- � ,, . , �, t�1 f,, '�', ,`` _ `,, .� rY . -�" •--'� _,;-� i 7-117-2 3-31 . (2} �») {45) (12} 17-117-23-31 (13� Buffer Size: 150 feet o 3o so 120�t Map Comments: L i a � I � � � I 1yg0 SHA�JYWU�Q ROAD ORONO.MN!�535• For more informafion contact: R�r�r ')-117-'1.3-2r-�77 RECEIVED Hennepin County GIS Divisfon 300 6th Street South Minneapotis, MN 55487 ��v � �I �Q��� gis.into�hennepin.us cin oF oRorvo � 37 � p Date Applicatlon Received: 05/20/15 Date Appliwtion Considered es Complete: 05/2a/15 fi0-Day Review Peryod Expires: 07/19/15 To: Chair Leskinen and Planning Commission Members Jessica Loftus,City Admini5trator From: Melanie Curtis, Planner Date: 9 June 2015 Subject: #25-3751, Norton Homes,LLC,1105 Brown Road S Variances Public Hearing Zoning Dlstrict: RR-18, One Family Rural Residential, 2-acres/200'width Lot Area: 26,172 square feet{0.64 acre) lot Width: 100 feet Application Summary: The applicant is requesting side setback variances to allow construction of a new residence to be situated 15 feet from the south side lot line and 19 feet from the north side lot line where 30-foflt setbacks are required. Lot area and lot width va�iances are also requested. Stafj'Recommendatfon: Planning Department Staff recommends approval of the variances. Pertinent Zoning Ordinance Sectians Sec. 78-420.Area, height, lot wfdth ond yard requirements. Llst of Exhiblts Exhi6itA. Application Exhibit 8. Practical Difficulties Form Fxhibit C Proposed Survey F�chi6it D. Proposed Plans and Elevations Exhi6ir E. Submitted Hardcover Calculations Exhibit F. Aerial Photas Fxhibit G. Property Owners List Exhlblt H. Plat Map Background T�e subject property is just over 3h acre in area and is �ocated within the RR-1B, rural residential district which requires a minimum of 2 acres; it is served by City sewer. The applicant is proposing to construct a new single family home on the property and is requesting lot area, lot width, and side yard setback variances in order to do so. The northern driveway and curb cut will be eliminated. The property is 26,172 square feet or 0.6 acre in area and has l0U feet in width where 2.0 acres in area and 200 feet in width are required.The home is proposed to meet the front and rear yard setbacks. 7he City Engineer has preliminarily reviewed the proposal and will conduct an in depth review at the time of the building permit. ------------------------------------------------------------------------------------ FILE#15-3751 9 June 2015 Pege 2 of 4 LOT ANALYSIS WORSHEE'f Lot Area/Width: RR-1B Lot Area Lot Width Required s7,1zo s.f. (z acres) 200' Actual 26,172 s.f. (0.24 acre) 100' Setbacks: RR-1B Required Proposed F�o nt 50` 110' Rear 50' +80' North Side 30' 19' South Side 30' 15' Structural CoveraAe: Total Lot Area Total Structurai Coverage 26,172 s.f. {0.6 acre) Allowed: 3,925 s.f. (15%} Propased: 2,841 s.f. (10.9%) Hardcover Calculations: Stormwate r Uverlay pistrict Total Area in Zone Allowed Nardcover Proposed Hardcover Tier Tier 3 26,172 s.f. 9,160 s.f. 5,319 s.f. (35%) (�0.5%) ------------------------------------------------------------------------------------ Lot Area/Lot Width Variances Zoning Code Section 78-72 provides options for the redevelopment of lots which do not meet the minimum area or width requirements far the respective zoning district. Substandard properties within the Shoreland Overlay District, like the subject lot,are able to be redeveloped without variances if specific standards are met;such as: 1. All setback requirements can be met; 2. A Type 1 sewage treatment system consistent with Minnesota Rules, chapter 7080, can be instaEled or the lot is connected to a public sewer; and 3. The impervious surface coverage meets all hardcover 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. 4. All other zoning district standards can be met. The applicant has requested side yard setback variances and, in doing so asserts that the property cannot conform to #1 above. 7herefore, lot area and width variances are required in order to redevelop the property. Because the property is not subject to Section 78-72, the Tier 3 hardcover limitation5 can�e applied. Setback Variances The lot width and the 30-foot required setbacks within the RR-B district result in a 40' x ±130' buildable en�elope. 5ide setback variances are requested fram both sides in order allow for a wider footprint which the builder feels woufd be more in character with the other homes in#he surround'+ng area. The new home will be set at a similar setback fr4m the road as the existing FILE�15-3751 9 June 2015 Page 3 of 4 structure, allowing for an open front yard area. Pertinent Authority In reviewing applications for variance, 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 property in the surrounding area. The Planning Cammission shall consider recommending approval for variances from the literal provisions of the Zoning Code in instances where thei� strict enforcement wauld cause practical difficulties because of circumstances unique to the indi�idual property under consideration, and shall recommend approval only when it is demonstrated that such actions will be in keeping with the spirit and intent af the Orono Zoning Code. Economic considerations alone do not constitute p�actical difficulties. Practical difficulties also include but are not limited to inadequate access to direct sunlight for solar energy rystems. Variances shall be granted far earth-sheltered construction as defined in Minn, Stat. § 216C.06, subd. 2, when in harmony with this chapter. 7he board or the council may not permit as a variance any use that is not permitted under this chapter for property in the zone where the affected person's land is located.The board 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(Z)variances shall only be permitted when: 1. The variance is in harmony with the ge�eral intent and purpose of the Ordinance. 2. The variance is consistent with the comprehensi�e plan. 3. The applicant establishes that there are pracCical difficulties a. The property owner proposes to use the property in a reasonable manner not permitted by the official controls; b. There are circumstances unique ta the property not created by the landowner; and c. The variance wilt not alter the essential character of the locality. Additionally City Code 78-123 provides additional parameters within which a variance may be granted as follows: 4. The special conditions applying to the structure or land in question are peculiar to such property ar immediately adjoining property. 5. The conditions 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 far the preservation and enjoyment of a substantial property right of the applicant. 7. The granting of the proposed variance will not in any way impair health, safety, comfort or morals, or in any other respect be contrary to the intent of this chapter. 8, The granting of such �ariance will not merely serve as a conven+ence to the applicant, but is necessary to alleviate demonstrable dEfficulty. Practical Difficultles Statemerrt Applicant has completed the Practical Difficulties Documentation Form attached as Exhibit B, and should be asked for additional testimony regarcling the application. Practical Difficulties Analysts Staff finds practical difficulties exist to support granting lot area and lot width variances aflowing for redevelopment of this property. The substandard lot area and width are not the result of actions by the landowner; and the applicant is proposing to construct a new single family home FILE#1 rr3751 9 June 2015 Page 4 of 4 which is reasonable and consistent with the comprehensive plan. According to Zoning Code Section 78-72, the property could be redeveloped withaut lot area and width variances but for the applicant's request for side yard setback variances. The hardcover and structural coverage proposed meet the requirements of the Zoning code. The request for 15 foot and 19 foot side setbacks in additi�n to the lot area and lot width variances to redevelop this property appears to be reasonable however; the setback variances appear to be based primarily on aesthetic reasons. The applicant should demonstrate practical difficulty to support the side yard setback variaRces, the width of the structure of the adjacent parcels vary between 66 feet to 40 feet, based on aerial photos. The proposed home and setbacks appear to be consistent with the goals of the comprehensive plan and do not appear to adversely impact adjacent properties. The Planning Commissian should discuss the practical difficulty analysis provided by the applicant and make a recommendation on the application, speciflcally relating to the side setback variances. Essues fo�Conslderatlon 1. Does the Planning Commission find that that the property owner proposes to use the subject praperty in a reasona6le manner which is not permltted by an afficial control? Are the proposed setbacks reasonable? 2. Does the PEanning Commission find that the variances, if granted, will not alter the essential characte�of the neighborhood? 3. Does the Commission find it necessary to impose conditions in order 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 Planning Staff recommends approval of the requested 1ot area and lot width variances. The Planning Cammission should open the public hearing, hear testimony and make a recommendation regarding the side yard setback request. PC Exhibit A CITY OF C�R{JNO VARIANCE A,PPLICATION Str-estAddress: Applicatian# �5` 3 7S/ �Q�O 2750 Kefley Parkway Date Received: _,�'. ,�.p_��r,-_ Orono, MN 55356 � Staff Main: 952-249-4600 Fee: $700 ,� T�„ fax: 952-249-4616 Renewal: $350 y�, � v G� Mailing Acidr�ss: After-the-fact: $1,4Q0 Double Fee t P.O. Box 66 Escrow Fee: $7U0/$2,500 qk�5N04� Crystal Say, MN 55323-0466 This application form must be completed in full. Applicant will be notified within 15 days as to the status of the application. Incomplebe applications will not be placed on Planning Commission Agendas. PROPERTY INFORMATION: Site Address: Q� � Property ldentification Number(PIN): /0- j/ _ y, _Z _Q pa Date Property Acquired (month/year): ❑ Yes, I own the adjacent parcels. Zoning District: (�Q,- f�j '�'���3 APPLECANT 1NFORMATION: (Complete legal names and marital status required for each interested party} Name: 0 5 - Phone: _ ^ Alternate Phone: Complete Address: /�2/� S/S7}� �V6 N/, 57T' D, City, State &ZI P p� o� '-` Email: Jo1+ni �^1a�7a�t tF�►�t�s e�. Fax: 7b3 -5s�- 4��99 OWNER INFORMATION: (Complete legal names and marital status required for each interested party) Name: S�I�tE Phone Alternate Phone: � — Complete Address: City, State 8�ZIP EmaiL Fax: DESCRIPTION OF REQUEST: Describe the request in detail {attach additional sheets if necessary): 5t� q�-�r�c rt�p , - - R tVED MAY � 0 2015 Packet Last Updated: January 2015 Page 71 C1N OF 4RON0 � � � � � REQUIRED SUBMITTALS: All of the following information must be submifted by the application deadline date in order for your application to be processed. Not Encloser! Applicable �' ❑ Variance A lication Fee �' ❑ Escrow A teement, si ned and Fee � ❑ Pre-A lication Form � ❑ Variance lication Form � � Practacal Difficulties Form ❑ Certified Pro ert Owners List � ❑ Surve meetin ALL re uirements " ❑ Pro osed Plans ❑ Hardcover Calculations � �Q Se tic S stem Site Evaluation Re ort � �$ Minnehaha Creek Watershed District (MCWD)Permit or Documentation from MCWD statin no ermit is re uired C7 Ad�acent Pro rt Owners Acknowled ement ❑ Data Privac Advisor Form APPL[CANT AND/OR OWNER: o Agree to provide a!I information required or requested by the Planning Department, • Agree to pay additiona! fees (staff time not covered in the original fee payment) and/or consultant expenses ir�currerf in review af this application,and • Certify that the information supp(ied is true and corcect to the 6est of his/her knowledge. The applicant and owner recognlze that they are solely responsible for submitting a complete appflcation being aware that upon fallure to do so, the staff has no aitemative but to reJect it unti! it is complete or to recommend the request for denial of the request regardiess of Its potential merit. • Acknowlecfge the Escrow Agreement is completed and signed. • The Owner hereby acknowledges and agrees t�this application anct further authorizes reasonable entry onto the property by City Staff, consultants, agerrts, Commission and Councii Members for purposes of investigation and verification of this request. Q Appllcant andlor Owner acknowledge they must be present at aIJ scheduled review meetings of the Planning Commisslon and Council. If an applicant and/or owner is unable to attend a scheduled meeting, pEease ma[ce arrangements to have an authorized representative attend in place of the applicantlowner and advise the City Planner assigned to your project. Applicant's Signature: Date: �"-z,0 — (� Applicant's Signature: Date: Owner's Signature: Date: Owner's Signature: Date: REC�IVED Packet Last Updated: January 2015 MAY 2 0 20�� Page 12 CtTY OF ORONO � � � � � City of Orano Variance Application Applicant: No�ton Homes Property Address: 1105 Brown Rd 5, Orono Description of Request: Norton Homes is requesting a change in the side setback requirement far the property located at 1105 Brown Road South to be changed from 3Q' and 30'to 15' and 15'. The property is zone � acre residential. The actual property size is 26,172 sf or 0.6 acres. RECEIVED MAY 20 Z015 C�N oF oRONo � � /� � �, PC Exhibit B City of Orono Practical Difficulties Documentation Form Appficant: Norton Homes Property Add�ess: 1105 Brown Rd S, Orono 1. n/a 2. n/a 3. The plan is to build a single family home that will be consistenC in quality and character with others in the surrounding area. 4. Given the current setback requirements it would i�e difficult to construct a practical home consistent with others in surrounding areas. 5. n/a fi. n/a 7. n/a 8. n/a 9. Land is currently zoned 2-acre residentia! but property is�.6 acres. Qther hauses in the area have setbacks that are less than the current requirement of 30'. 10. n/a 11.There will be no negative impact tv the area in regards to health, safety,comfort, morals ar in any other manner. 12. Given the actual lot size/dimensions the current 30' side setbacks requirement is onerous and not consistent with others in the immediate area. RECEIVED MAY 2 0 2015 CITY OF ORONO �� � � � � -. ��b QOS� QC Exhibit C � Surv e o r 's Ce r t2 i c a t e Houee _ ��,�.�. v � Sldswdk � 51sq.R. i� Driveway = 2,427sq.ft. SU R VEY FOR :Norton Homes L O T SQ. FOO TA GE = 26 � 72 DES�RIBED AS : , 8eginningata pointonthe eastflne afGav�mmentl.�t6,sectian lo,Township 117, Range 23, 1MPER V. HS�. SQ. F00 TAGE = 2, 841 = 10. 9� Hennepin caunty,Minnesofa,distarrt 625.z�eet south of tt�e northeast carnerthereof;thence wester�y �isting Home ��I/�PEIQ V DRI VE WA Y �c S/W SQ. F00 TA GE = 2, 4 7'8 =9. s� 330.74 feettoa point216.69 feetnortheasterlyatrightanglesfromthecente►IineofCountyRoadNo. , c�=9ss.2 87; khence saulheast�riy para!!�f with sald cent�r iine 123.22 feet;then�easterly 258.72 f�et ta said i ; east line of Govemment�ot�;thenc�northerly 100feetto the pointof beginning,exc.ept road.(From ��-----------------------�s�•�. 1 MPER VIOUS CO VERA GE = 2�. 5� NennepinCounty) ; �`-�--r---�--------'� � ' i i i G�rage i � 1 i' � i � 945.Bi� __�9 •3 � 1 I /� � / �' i i �r-- �./� �� 1 `\ �, ��/� �O �� ------------ � I FND IP $j t � Q � O� FND LR� � � � � 2����-SBS����"_�_----`` � � �w � �e� � �secw 9 i / �947. • � ��� \ �1. 1 24'Y�P 953.4 � � 4 8� 952.0 � \ 33 4 p � ��952. p � � 14'Uap \� J M�e9 S \ �} I x � 1.3 / �� • '� �c 2 ar 947.� � � � . I � I �'^ r � . 1 4 8� � 38.00 0 � 41 • �ry�p � • � � +� �11 ,� s� yl � 8„M � 95� - - `� � �� �98t.a es�.s � i � 1 e' �-� 4.'0� - T � � - lc 1 s�a.� � � O�� � e' � . �� �1 � 10. rs 95 � / � O ,A � 948� 9�1 . 2-S� n 96 � � I � � �t J �� � � f 4�� \ , � � 10.00 9•P� ,'- � �I4�°�dar � � O� O � / � �att I � �O � ���`�s ���Ine ! �- 98�2. I o abz.a , I , � � � � � �/� 947.3 / � ,j�9Ck �7 � � � y�� 35'NMow � �� f,C�-vt� /� 852��r t� �� \� 61.a ' 949.8 � 0 � � + t� tS�o � � � 13.50 .� �� � 1. �•��] �O� % � � 7'11�`I�'rr�' _ `y�'q� �..i � � � �,.z g o 9s2 5.8x � �� �'� .� Nea�sw � � ss2. o � � z�.s ,s a 7�14 � � N N � / ��.p T � m � 948.4 /�' �� i ' � / J ssz.3 � 29.50 � I � j / j ���g �e�t s• + Zr, � � � 33 ! ( a� I • si�4•� �ai� 9� � � ��J^� � PROPOSED ELEVAl10NS i �P �` --- „ �_` � \ FND IP � � - ____��,'�L � � �� 9�e,i°� Top af Foundation =953.4 � ;EX�St�,e H�„� � ; Garage Floor =953.4 �� � ros-as�.� � ` �, Basement Floor =944.7 � � � � Aprox. Sewer Service =Verify � Proposed Elev. _ � � Existing Elev. _ Drainage Directions = � Denotes Offset Stake = • • • I HEREBY CERTIFY THAT THIS IS A TRUE AHD C012RECT REPRESENTATION '� Na BENCHMARK� � � OF Ti-IE BOUNDARIES OF THE ABQVE DESCRIBED PROPER�fY AS SURVEYED NHI15R-049 L A N D F O R M BY ME OR UNDER MY DIRECT SUPERVI510N AND DOES NOT PURPORT TO �: RECElVED � � SHOW IMPROVEMENTS OR ENCROACHMENTS, EXCEPT AS SHOYVN. From Siteto Finish � � . MIN. SETBACK REQUIREMENTS HEDLUND 5_ 20 ,5 �� MAY 2 0 2015 � � � � DAiE--�- /----/---- D. UNDGREN, LA SURVEYOR � Fl� Front -50 HOUse Side -30 ��on�� 861�405 880o MINNES07A LICENSE NUMBER 14376 Norton-15 Rear -so Garage Sld@-30 � ���R�ND SCALEc 1 k�ch = 30 feet PC Exh�bit D PLAN NUMBER FLOOR COVERlNG 21563 = - SQUARE FOOTAGE -- u� _ __ - -- MAlN FLOOR o � - — N Z � O - = WOOD FLOOR: 1924 SQ FT F � y o � w -- -- _ CARPET: 216 SQ FT a (24 YDS) B _ � TILE: 114 S�F7 �"�' ��� $ i eo�p - - ..._. - s����S �Q tiI - UPPER FLOOR ��" ' m - -_ — - a� .�w ��� � ��,o z���== �s�� - - - WO�D FLOOl� 000 SQ FT �'�� ��iG m q n — LJ � � CARPET: 1128 SQ FT a����8 � — (126 YDS) �i� =a o 0 TILE: 360 SQ Ff �o��`z_� �� � I.OWER FLOOR 'r"� o UNFINISHED �Z IN ION V VL1Ll.� WOC10 FLOOR 000 SQ FT �O wnu�nar =o.ost CqRPET: 0�SQ FT Z �zoN ���V,� ioN �i�~= �—o ���N� _o o� {�,�5, o� w wo�ws� :o:� �o TILE: 000 SQ FT m c coP� �.Y n�N ,aiZc EcTu2� �� :9A� �, 0 � MiLLWORK CABINETS ELECTRICAL HEATING COtJNTER TOPS CARPET N/TELE T � �, � w �' � a o 0 0 �-r � 0 � z � � a � w� p�� w� @ U � m �I�E1Y1� I����a7 �, _ �°i � �OPY RIGH7 NOT! .F u� EXACT LOCATION pF FURNpCEpJR gl�pLIES,FLt�S qL�STAIRWAY M1D RAI.NG BALUSTERS TO HAVE ����FOR WALCS OVER IdM HIOFi ri� ("� WINPOW UNITS TO FIqyE TEhp@�p(�qgg ALL BEYOND pE51GN ARCWTECTURE pl,q►Ig qRE COPYRIGHT � n MJO TRUNK LNJES MAY VARY.ADJUST)d�1T8 WILL A MAXIMlH�1 OF 4"OPENNp BE7WEE{�g/LLUSTERS USE 2X MATERIAL FOR WT'ER�pR WALLS tp y�/� BE MADE IN FELp TO PRflVIDE THE BEST qIR /WD GARAOE WALL3 'WIHDOWS W 6TAIRWAYS ��T�•T���P�5 M�ELEVAT1pN5 �J �W,/ � FLOW AND STRF�R�E TAUNK LINES w�TM�TIN WUS H/MA R/LL NSTALLED 34'TO 38" OF i}ESE p�J�N&MAY NOT BE a�1/�N TO OR USEp BY � ���T�T��� U3E MII�RAL FlBER(Ft�(�LN88 INSUU1TION) 'WMDOWS WI7H M17 RADIUB OF EXT,pppR� � ON ALL EXTERbR WALLS. � ANY OTH6i P62S9N OR COMPANY WITHOUT � /� � '4VIN�NIS LESS TWW 18`OFF FLOOR ALL DIA�NSION AND 5t]UARE FOOT SIZES IARGER THAN B SQFf,OF Gl.ASS 4VRIi7EN PER7�Mg810N. � � � ARE FROM THE WTSIDE EClGE�HOUSE ALL LOAD BEARYJG YYWD0IN ANb DOOR •WIN�OWS OVEFt TUBS AND IN SI101MER6 rt F,. µ��r'�W��• HEADER5 Y111GL 8E 2-9(10 UNLESS NOTED SMOKE pETECTORS REQUIRED N+I ALL BEDROOlAS ?�� �,,, VRl1LTED CEILMIOS AND ONE PSt FLOOR HARD N�RE P�LTHOlK3F!EVERY EFFORT HAS BEEN M/�pE M( bEiECT�S WffH BATTERY BACFC l�. ALL F�ADER ANd MNCRO=LAM BEAM SIZES ARE DESIC,NfNG AND PREPARIN(i OF THESE PLhN6 � O � NOT ENOlNEEREp AND SHOULp BE VE►tF�Ep A11 EXTERIOR WALLS lFSS THqN 4'0'LOrG BY LUMBER SUPPLI6i cM`E AbJUSTb1EN TS OR CpRFiEC77p►�g�y gE��g�q�. � � �����TMp,����h,i�r CORE FLL BLOCKS 6'D"O.C.FOR SAtm SOIL R IS 7FtE RESPONSIBILI7Y pF THE Cpry'IRACTpq�gUILDEW OM�MFR 4'0'O.C.FOft CtAY SOIlr4A1Y WALL I�ER 10'0" ROOFING IdA�S W L.EWGTH NO CQRE FILL REQ'D. PROVIDE WATER RESISTANT OYpSUM gpq}Zp T��I����'��s'p����CT�� AROUND TU85 6 SHOWERS,INSTALL PER ��VAT�s�T�C��11C770N S7ART. LOC.AL BU�DING CODE8. _ NO WARq/WT�S ARE E7(pRE3S�OR IMp1,lED 1NCU/OING ����P,,����8�„�°�. SHEET 1 oF C RECEI!/ED � '� "�" � � I�a�` � 0 2�1� ss�-0• PLAN NUMBER za • 48'-0" ,��-� 14,_0,. 14,�. 21563 T-0" T " 6'-8" 7'-90�• qc6POSTs.se'DUt 8'-9' 8'-9' ---- � CONCRETE PER FTG. �� __--_� O N TO46'6ELAW GRAbE 1 � N Z 'i-zxior�-`��--i-zzioRiM�� i i �a��� i u' °b � -- ;�___-� 1_BD4Z_: :__ , � � � � ` • � � b � i ' ;�� _«__^�__«___i ! � �I 4 o p � � !° � � B STU68 18'O.C. 1 ,' i �� ` 1 � o � � 1 ' � 8"POl1RED CONIC. 1 � �W m W � � �V 4) � o ' o � . � � WALL.�7'F9GH � _ F� �o W � o N Z5 -a � , � � 20X8 FOOTIN6 � � � o a = _p � • � � I r-_��_ __•.��� O �z �S� d( 9'-0'POURED � ; � � �q„ � � ; ; ; a�l > LL � � WALLS i ' ` cnfe�T i � � �s=zz�oA" i <�g����3 0 � ' 1 b � t I I DROF'VFD I I w ao •.� � � I � � 6042 � � DROP FOUMDATION AT ��°��p r�� � - ----- �---------- --- '3-TJOB �D�9 `--' - - - �_ �THISPONTASREO'D �+mr j���% ` DROPFOUNDATIONAT I •. •. . �. •• �:���eec:�a�e�y .. .. , n ' o THIS AOIM AS REQ'D_J ' �2X6 S7UD818'O.C.V- - ^ I --- 1fADER DROPPED 1 u�I•.__�������___ , _ : � ������ ��� N 8'POURED CONC. g� . i � I WAtL 42'HI6H I � �I� WALL.4Y FNOH ' j �<��_ ��°J O � _ 20XB FOOTINO � �` {0 2W(8 FOOTING � I 1� � , � �o� �.x�ai� � I C,� �5'��f � �I t � I t7 I p�� C � � p e{ ' j � ��� C � I POURED C9NC � � i� iC� L�-Y�� ' i � n � �'yr�_; WAIl 20 XB FOOT11J0 < W CARPET � � N .�.� Q Z 1 � �_��__, . 3�-4" 8'-1 " bt 4'-0" � N07E:4'ROqC UNDER SLAB � 8'POUftED CONC Q � WALL 2D X8 FOOTIN6 �- � � � � . WITH 8 MflL POIY OYER i � O • -----------�----__..__- i ' uw BFAMs tr a��w c�s�oc r��ce � ' • Z � 2fl R0.IZWXSD71MHX187N•b 1 i � /r7— — /r7/r7 ^ — � �� 4'-B" 3'-1l' 3' " 18�_�. . 1 v O�� N I :/ / / / / ' W � j..! �I ' � m O ,., �p � 4 zxs sruos is�o.c. ". i u� � y B'POURED Cp1JC � x� � i � i� &2Xi0 kDR 4X4 TREA7ED PLA1E � � A1.L 20 7(8 FOO7ING � �I m 'RE 2 � � _PB4PP�Q-�----�20XB FOO7WG . � § � O ------�--- � � • . . � 2$ �-2%70� �P - I � � . .. • . -- ---��- -- -- - I � caai _ 9H�. r- -� , ; ' — — —16'0"/r , �-zX H1 i� � � �M�� �i*e, � i C/a � _us � � L�J v` i . � I � � io�pour��cowc ---i _ � � . � � W w � w�u.�so xa Foorur3 � . - ' ' ��._ $ ; • � �" r � i � i � i 2xe sNos�s•o.c, o C CAL � , i � � Q a o , � Uca rnea�o��� � $ � ' // /� � � o 0 � � • � a ! iq i � /� ' i .__, � �zoxe Foorwo � � < i • � Z �' i e�Poueeo cokc �/ VA w�u��FCOO�nNG ' �y� i � E e ; " i m O I � WALL 2iD XB FOOTN�p/ � Y i , � � I Jr 1 `---- ---_� S�POUREDCONC � i ^ � wnu so xe FoonNo O � ; � �_ ��,o HOR � . . � � : � Q ~ w , r 7- - , ,0'Pa,l�CONC � . � Z Z 0 � � � w�zoxaFoonn�c i ----• ,7.i w � .a � i i 3�60 ' ' �r � ' .� � 1 R9APEIED � � , _��__�__-�-_ _^� • � � U � m ' ' r ' ^ �i � ' 10'POUREb COWC /� 1 ' � � � � // ���///�// 1 ; � o q � � wnu zo xe r-oonNc I ��/ B"POURED CONC / � � � .� '�j , PouReo coric _ _/_!_Ll_L1_C� 1, i � ' 11_L _ _ nu so ne FooTr+c � � 0D �. � , _lw�uso�FooTn�c : � i _���__�__i_ - - ,�`f' � , , � � �i. � � � � � �L1 LJ L � � - 16DDOdR •---�----^ ^-----^--_ ' • � �..__ m i --_^�....___���..- �..____..�----_�� � _� 6 �_ � --- ---- ------..___ --- ' o � •� � 22'-1 � � � U ^ � 3'-10" 4�-a• 9'-0" POURED � �-+ ~ ,.� �r-o° �r-o• ��� r-s° e�-r ���� WALLS b� � � �,_Q�� �Bn 14'-8` 15'-6" 14e{p [.�Q.�� Qa 29'$ 68'-0" 69'-0" �-0� LOWER FLOOR PLAN 1/4" = 1'-0" SHEET 2 oF h � COPYRIGHTBEYpNDDE5IGNARCHITEC7URE ��� SQ �T FINISH v tVED � � ,� � � MAY 2 0 2015 PLAN NUMBER B8�-0�� 21563 0-0" 48'-0" '!7'-B" 14�_p^ �6��. � 4'-B" 4'-4" 8'-6' 7'-0" 7'-0" 6'-8` g'-1U• N � z 4'�" 4'-0' 0 w °D v� z-�3a•x e�n•4.v.�. a �h W 11FADER DROPPED a, �wc 3s� �wu a•s u+a 388fr3 n�unn en� s�s & o o °`f� W Q - .� SET TOP OF WINDOWS � o �W �j�� O Ci fn � m 7'�'OFF ROOR � u� � 41 o Q 2QV — �WN d � � �� N� � ��;�w0� �o b aN � WOOD � �a ivo b oZmm >F�(<��Q{lw [XYR� � QJ <Q � . C�J �gF Z O mp � � N O m � �N � Z 2 S �_�F p? ��ya•x�>>ir�.v.�. , 8� ��g � EW DO�R r-e•a� �� 8� HEAbERDROPPED_I----8,� �iiFADER DROPPEDv.L. � �tl1� � o � 3048 -------- ---�---- f 3686-3 ��ks' �Z� � � �iC:�:�i . •�■ _ `� > � �Q Z 77 X t�'DRYWALL� 14. BET T� Nppyy3 � �� ���j$ � �j NOTE"ALL IN7'ERIOR `� soFFlr �. � r-s�F�}-------------; o s<��_���o � � DOOR THIS FLOOR � PAN�S ^ O� � �C o� i� �� � � rD g•-0"FSIGH W 2 i i a'v cns� e'RA�ED �' i 2-0' -'�a z c�x � � , , r i���(��x C�iINC3 , rCEIIk�G ��� v� bo _ i� -'-'----'-- ""� i � (*—i�--- -- , � 7 ; � cp , b � °�� - � � � e�w:rM ormv�u e� � "" c� '$11$R�---- ' BN9 ' ' ' � ""_—__"""'_""'_"'_""'i � s n� ; � 1 ' ¢ 4 i"""'`"__""""—"—""""_' > � - � � �I^ ! �T RooM �! o z n � � ��� SI{�k j SRAIS� J �I'� j WOOD � �iQ �� m 2S z� � � 7Ast.E � '�y� � j - a� � Q!. :B�i � 1 �. � � R0750 GHS L0C3 4 HRtEPLACE4�D x Z Z � i I �-------------------------------� ~ � 3 0 3-zxe '�' ; �---e�ra�a��bkrwxi e�A�?---------+, O�� s_____ _______— _�}C�TE_ALL INTERIQR � 1-HOUR METAL ���P i i1��� C E DOORS THIS FLQOR i ,�. W O o rIREDOOR fl T1LE uo '���� � B�-O°HIGH �� �C� N� �- � io 2 � �� p,mnp I CEILING7 �m, �xo � '� O � m BENCFbLOCKEHS 2-7 9/4'X 11 7/8`L.Vl. !� "'_"""""_"""'___"""�� li � � � • MEAOER FLUSFI _—� i • �_ � BA_ B T-0" rc v � 'u Q � � � � m 9'-0"CASED 2i � PED ewK � [+l O nFz a�i��i�wN�oat � Bv - � a�wa q �� c� 2� 6A �� m O Q o a u, � S'-0' v ,� 3'�" 3,_2,� w000 � � � a ❑ o a � ��. � W� � x m � � z a m n g ��p,� � �m � < i�a � woOD B'-1 U" 6'-10' � � � Wnu Frau.r�c �� �S �, 2fl 0 � � _ �� �•co►�.�oort �� cuwEa rRuss o ,�, � � UD �-------------------------� C70 DE316MBYSUPPLIER 1� � CARPEf � � � � a' FIBFRAESM i-----�.�.�..�..e ' „ � ir---- .�.__ _ 3Q o � o �o — Z � o i 24 9" I s��co��c � 9 _ — — — I ��� I P6tCODEREQUIRH�1ENi5 y � eo � �- � r�Eurrxv o 3'-0" • �i ' �tr soe us b U U m i � , • EDG�OF--; (II � � ; -- m -------... F�u�a � I z ' � ; ��� i � 2-2X10HEADER { €� � • -------------- ----------------- --•-----� 1 „ � � i j � III i-�ce o� a� � i ' � : � 2ass-s ! ; ;•�.�EAM i � � i �T zs• v `� � Z_� � � ; 1 � ' . �� � I �I a III � ` ------------- � �� �u 2-2X HEADEi� �I) ' I� I ; � 1 � ` i 5�0 �� -- --CT?7fiiEtiFri FL'tibli ; � � ! 5� Ilf-tl-EFnnER : III i I� � ' cu�ar�ss " ; PorzC �'ussesn�aovE ' � --------------- ------------------------------- I I O� t 4x4 j i� i � DE916N eY SUPPLIER '�' &?X6 -- -- ( � � t0 ���ppp,�...� � 0S.1 � � PO$T ��� �d I ■ l�C�EL'�C�_�lC�Ls'ae':�t�E� i � •� Tr � � B'X e'C+ARAGE DOOR Y^ �.�.a I _ '____=_____^' `-� � i iB'%B' GARAGE � /vi i� 2-1 3/�'X 71 7/B'L.v1. 2-1 3!4"X 1 i�J8'L.V.L i 8"SQUARE PILLAR + i HEqpeRnrtpppen kF'��� 25'-14" � � w N07E:BEARING FOR � � _ �' Q �, I I 3'-10° 4'-4" 3'-8" 3'�" g b C E I L I N G H G T. �' O U ROOF TRUSSES NEEDS „ I I sr��� 1 �-o• r-s�� T�-3- r-a• T-o" aa-o• �'-0' THIS FLODR � � � TO BE AT HEADERS � � A,� 22'-0" 14'-6" 15�" I ���1�'I d�TQ��-- I 36'� 2s�-s° UNLESS NOTED � L__—_.--.��_____________�«--J EB�-O� .��-0. ���� FRAM/NG NOTF: ALLOW 4'AT ALL MAIN FLOOR PLAN 1/4" = 1'-0" °o°�nuNGSFpD�w SHEET 3 0� 6 �COPYRIGHT BEYOND DESIGN ARCFyTECTURE 3 7/�'CASING 9 530 sq ft 1VED �� � ,7 „ � �IAY 2 0 20 i 5 G ,� > `a N � Q �, a,�n��a�i��,c� � � a3iaa�n a�ai�ae mna+s alaaren riv 31da 2i3a11f19 d0 SNOILV�o7 OPN sw3waf�Slr3W m 19V�8NOI1Y21341SNOJOl3Li NW ONO2i0 31tJa 1N31YJ �isa � � z � SNO{SI/132i aaHlowvoNiwwl-cvaru�nals �S 411�2� NN��ZIg s06 L 31b'0 1N311� •\�� iL oi ano na�naisrroa ivniav afu Ni /� Z � AtlHS6303N39AVWS1NiW1Sf11'Qtl3WOS II J' r Y 11t11�L.LLS1 N�� �� �OlaCJ O SLOZ-BI-S aieissodsr���van�ovsv �,,j. dN 03�Y7d N33B 3AYH 51.�3f90 Yld�O T,�T �7 �7 � \ I v 31.NQ aNalw�ol aNv su�waanev3w��v .g��� S�J��l�H 1�101,��1�1 �'�, �� i 69Z�169-Z�9 � �'b W W _ � � � .a-�Sb � � ,A•�Ql .Q��BE � !'� .OL-�L6 .�,bb .Ol-�Ll � _ � F y3 „L-�9 .e-.9 .9-�q .�.4 �,9-�4 .6-.9 ,�4-�9 ° Z O Z �a��� ■ �§ � � � �� � � � W �y N �r�$� � U � x 3-{ �. aaavaHmu-z �� � � � �a���' aao+r�H oi.xz-z -��i— '� �M 3� i """" "_"'_ 1 r p0./61Y �1 MMNSf8f11 �y I &78811H1�OOH N i� x � I{ 1 � � �; �fl Y C 1 b �� � l W � 1� 1 W N � � � ��g y� N� '� �ON l\1 S� I I �4 � +1 I I I� a� ?W 1 � ^a� � � 7� I� N N I! � c711 �m 'i � im Q w x�� � y� ri� N3N11 �' � �I�� ia � > i3 � J � _� �Y � � Q �` li�� ' � y I � �c}� 1 � � �Y� � p � � O .. Q N N „E-�E «Z-�ti -� „�S ��8-�9 � � � = s 1 a _ � = o � N N �: � � --- _------ "� Aaa Nsann N�P � 1 I rn � m w � � ;ti —�� �? � No� ` .t p � W S � ' � W �I� W b ���i ♦ � N y Q � � � p *- o� �v�r- ��� ��`��I a�i', F t�n N d� ` i7 � _ oa�ii xF nm� � �g'�m p JI~ � r w O a a � '"'a N� �_ � o � r �Q� n� r�� <� Wz �W J � � in N E �w '� o o w0"�G Q z q m �� N a � i90 �Z � X� � � � U � , N z � �� nlva N� � � � � � m � � I . " � _ � ' .Ol-.B : S� I. e�o� T�u � S-5 • � „ � � � ti � ------------------ '� � 42 a oi a d' U3ddOM0 '—""'�' "�'_'""` o M30YdN OIXL-L 4 Q ""'" "'_ ' N N O � ""'__"__ ^""""�""N"""_'_• M } � �• ' S�i � N[ i LL. � � r� '' o .a �1 � T�� „ -� .0-.b uc-�L � o � c� W � � � w � � � �! �� ,.(,�j �,,, a3n�Hs � d � - a �f O ` �V �,J� 9YX BE �� § � Li, � N �� � � � � N� _ � � �� m � a� r j i� ;� ; s :.a- Q� � � � i � � •--- - .__ _^ :)0.4d lY ; ' OD.161V�""Q–'_�" }4V N B996fNi1dOOH � 9�9BrI1LL dOOH j Z XI�4ltiZ SE4Z �ddOLO mdd0!!0 6�i�0YG � 2HOV3N OL72'Z ii�QV�H Ol7(SQ l9pYd10 LXL'Z O ���� � � � z"�zc� o xa u.���M A l-.4 .8-� .4' .Dt-,B �0-� YB-,E .8-� „9-.� .9- .Z-.bL „5-,5 „5-.11 „9-, .,8-.4 .0-.D L „0-,L£ „0-,L .Q-.Bb 0 � � � N � Q � oa�iaana:a�aeoinoHss�araoi�r 31V4 a3011f18 a.cn��a;za��.�� N do ar�ou+r�m oNv slrawanevaw m TY'SNOLL1R13O38NO:1O131� Nw�NOaO 31do 1PI31'1� Q � Q Z � SNOISI/�3�! aaFuoanv�iwvadivan�nals OS Qb�O�I NMO�I$S06b u�(31�'aQ � � Ol 3f10 NO��'�H��NOJ lV(11�/3H1 NI 31`dQ 1N311� •'�,� tL l.bV863'J3N 38 AYY4 SWiNlSfifO✓3W06 r��,�,� 0 Z � SLOZ'86-5 '�eieaodsa�z�var�vs+r � ��H��LL'��C� � I� � u0� N aaa�nd N�e anvN s�areo z�nr io c� iT �T �T a 31da sNouv�m aNv s�awaanrr�w i�v � ►7'3�Qi7. 1�1�1,a�� �'R{�, � �T1afg 88ZY-L65-Z49 �,,�-� W W � � � � � o �� � � � g � Z w �$ �� � �� � � `'�=� � �� g �� � �� � � i ' � � � � � r � � �� � � � t•� � Q LL Z � �� �.� � W � � I � `r'r I , � r I � I I II II I � � � , ' �) � � j O m� � ,, �� 11 4� �� � �� � O i I Ii l Z � l i i � �I � � O � , �° II I F a� � � � � � � �� I �� r w J I Z � +' o 1 I� �� � � , ii �i . � � ~ � �� p � �� � ,� W o � � � � ..1 � a� LL� I�.... �� W � � I �� Q � � W S � � � � I -- oC �. � � � � � � � �� �� �� ...._----� ~� �� i � a J � - �� � m� � � � � � -------.; N � 'L Q ------- N � � � � I � t � � � �LL � � s ~� � � � ---------� �� � � �� �� � � � � < r � � �p � � I �a �} � �� �� °� � � y� �� g� � PLAN NUMBER 21563 � o N - ASPW1L78H�No�Es N O � ASPF4�iT 81�1O�E8 - Sk'X 10"LP. � � � —_. � _� — F�Bona�os a � w - a ALIJMINUAtSOFF1T -- AUX11N111i8pFFIT � o AI�FA8C[4 -� r FASCIA �� � 9'-0' � 3'.Q- I��I G LP.71�7 � �w ��¢ �wi u °'"a°s F s W o W AL COF�IERB �a� w O O �O _—__.. � ...�z� m Z ��� p�iw > W LAP SIOMG oE -- ASPW�LT SHINOLES z m m � a vi�m IdEfAL COHMERB -- ����� � �W� --LP SMART SDE ��� ��� w�G 81DNp 6'LP_TRIM -- A!A FASUM BOFFl7 �<� W�� iS � B0/11tD3 9'-0' � co`� �iz �r ��� _ �.r� LP SM4R'f SIDE RALING 9B'HtGH 81DIN0 LAP&DIHG � O � A7AX 1•8PA8M�—� hETAL OOPf�ERS�� NETAL CORMEFt3 � � VHtIFY SiYLE Q►AATFRIAL .�.—_ �� GfiADE(VARIES) �� is ►x � z O LEFT ELEVATI4N 1/4" = 1'-0" m o � COPYRIGFR BEYOND DESIGN ARCHITECTURE � O T � J 5� � �5 � � ---- W -� __ W � F - �.�_ Q ABPFWl.T3FUNGLES - - - _ ABPNALT6FlIGLES O a p OI Q - _- ...__... �J F�-1 --_ . -- -- _._._ !�j .z ALUtaiUM 80fFlT O Q AND FASCIA � s� � -m a�-0• Q I METALCORNERS � Z H F�� W LP SYURT 91bE ' LP SMARi SDE Z � W W � lAP BDING u1P BtPNG U U W � � AUIMIHUA180FFIt � AND FP3CIA � � � B'L.P.TRR1 � � � METALCORNER3 - �-T� BpARp3 N � �BOARDS � J � i,�. � � LP SFMiri SDE -- � � lAP 61DMIG — � ,� C> LP BMART SAE v LAP SIDIMG � Q -� � C�tADE(VARIEB) �� U GRADE{VARIES� � RIGHT ELEVATION 1/4" = 1'-0" �' � COPYRIGIiT BEYOND�ESIGN ARCHRECTURE SHEET 6 oF ( IVED ,�; � � � � MAY 2 0 201� City of Orono PC Exhibit E ��� Hardcover Calculation Worksheet Property Address: ���� �Q�N Q� 5 . ��`' sMo`� Prepared by: �o � Date: � �� _ s-2o-r�S Starmwater Quality Overlay Dis#rict Tier. (Circle one ier 1 Tier 2 Tier 3 Tier 4 Tier 5 Step 1: EXISTING HARDCtJVER In the following table identify all items of existing hardcover on the property, keyed by letter to Certificate of Survey{survey must accompany this form}. Use as many lines as necessary to accurately depict existing hardcover status of the property. For Tier 1 properties, identify any features by letter which are s�lit at the 75' setback line and calculate hardcover square footage separately for each portion, Surve� Hardcover Item (Deschbe) Length x Wldth Total S uare Feet Exam le Ga e 24'x 30' 20�F A p 2'I'T X S.F. B X Q! S.F. � x 3 Z S.F. � t3 x 2 3 S.F. E � S.F. G S.F. H S.F. � S.F. � S.F. K S.F. � S.F. M S.F. N S.F. � S.F. P S.F. Q S.F_ R S.F. S S.F. � S.F. u S.F. v S.F. W S.F. X S.F. Y S.F. Z S.F. S.�. 1 Total Existin Hardcover � S.F. F.�cc.iudable Watrdcover See C �ode Sea 7i-16&� : S.F. S.F. S.F. S.F. S.F. 2 Tatal Excludabfe Hardoover S.F. 3 Net E�dstin Hardcover Subtract line 2 ftom line 1 O S.F, 4 Total Lot Area S.F, Existing Hardcover Percer�tage [(S}T{4)] S.Q o� (Proposed tiardcover next page) PacketLast!lpdated: January2015 RECEIVED Thls!s ar�lnformatlon pecket re�ga�ding Nsafcover. Every efl`orf has bean made b insure t�acc�acy of the infomte�ort confeined her+�In; howevsr,if a�ry Infonrlatlon is not consistent wlth pre►�isiorrs of the Gity Coaffe,fhg�p� pr+evaiJ. I�RI-�"�t7T:T"' Fage 25 � � � � � cmr o�oRONo City of Orono �+on�o Hardcover Calculation iNorksheet �� Property Address: ���J ���� � � � F Prepared by: Da#e: •�a�1 t�z9e�✓ 5-21�-lS Stormwater Quality Overlay District Tier: (Circfe one) ter 1 Tier 2 Tier 3 Tier 4 Tier 5 Step 2: PROPOSED HARDCOVER In the following table, identify all items of proposed hardcover on the property,keyed by letter to Certificate of Sutvey (survey must accompany this form). lnclude all existing hardcover items that are intended to remain, as well as a!I proposed hardcover items that will be added. EJse as many iines as necessary to accurately depict proposed hardcover status of the property. For Tier 1 pro�erties, identify any features by letter which are split at the 75' setback line and calculate hardcover s uare foota e se aratel ior each ortion. Key to Hardcover Etem (Describe} Length x Wldth Totai Surve S uare Feet Exam le (Gara e 24'x 30' 20 S.F. A i�M V S.F. B S.F. C J�./�G6 S.F. D y0 (o S.F. E S.F. F � � S.F. G ' S.F. H S.F. � S.F. � S.F. K S.F. � S.F. M S.F. N S.F. , � S.F. , P S.F, Q S.F. � R S.F. � S S.F. T S.F. � S.F. V S.F. W S.F. X S.�. Y S.F. Z S.F. 1 Total Pro osed Hardcover �S 1 S.F. Excludable Fiardcover Sse CEt Code Sec 78-1684 : S.F. S.F. S.F. S.F. S.F. 2 Totsl Excludable Hardcover S.F. 3 Net Pro osed Hardcover Subtract line 2 from line 1 S.F, ' 4 Total LotArea � 1 S.F. ' Proposed Hardcover Percentage [(3)�(4)] zp,J? % PacketLastUpdated.- January20l5 RECEIVED This is an lnformatlon packet regardirlg Ha�cover. Every effon has been merle to insure the accuracy a/the infonnetion contained herein; however,If any lr�formation is not consistent wRh provisions of the City Code,the��Qsl���ll prevait. Page 26 cmr o�oRONo � �'j '� � '� � _ --- -_._ ..�..._._. ,.. I - _ _ -- — -- _ 1�' n..�.�...,.�u•�rN:WuwnJn.:u��.��n� � 19c< < :1CZIiit9 SPl4'nM'��.,'�uvyyY�i��.ic,g;l� � a P..r.s:�::��ur�.�ru�P earw u�..��uw�..::ru� ��� �..,�.m� �w .yunr.. ,.ajai.x� �� :ae�34: 0 ;_ :u.vumu,.q�. ,..,a.�un�.aqdc.....m«.�p . �( 141 ..•�e�r+��w9c1���I��Llln�aiYI1��M�t . . , W .�e..�,n..�.��1������:�A�.7�i•�.�ll�:u.��uwwM��11 . . ... . . � yY1�e�C � R�FY ;���t�'i� ��� • . � ' }��� .*� '� '� � �f'r__�}r ��'�._. Li. � �;� -,�, t��...,„ °�.e � � � + " �' �� � ��`�c�. � � �wl� '� , �� � �y� ' e f , a z� ta � - .s- �1 e �. "�' � �`'' p,� ../ ,. . . �,` i� A i y� ! � � ,tl'� . . ��� A} �� . ;� � +^� '� t �/�,�' �.. ' TSL£-Si �s� ' � ;�� � ` � y , •,s�P,� '��`,�-�.�� y� � '�i� '�a. � ' ; �. . °' � "� ��,. � � �����a� � �-�a ��'���= ~`"� "�._;� .y:. " �' � ,� � � �� ,� R �' ���� . - ��, �a - ,�; �,. , �'�_' _� * `' Y$ P�' �;jb` ��. �.� �� v�% �� 1��•� � �� � "� �F � A`' � � � +�� �I J` �1.. ' _+ '-� ~t� "S� � n� � �L '�� P �, * y `M�. �� '�•`��_ r � . i � � 9 R' � . .."� �' �, � �: _ :»� '�� �' �t � x.. . , ��, a"� �'. � '�`� �t �` �' � y � �. �a � �., �q "��"�• _ , _ � , : . � , �, ., R. � �_ ,u. -:; �#��. � . �'�� �' � �; ,. �rt : � �.,� . . ` ,� ��� t ,�i� . <.. y _ � . • °�: . '° ,� � Y �:� r�� � '�.� �'�� /I I � � .�. �� � � •�� �,���,��� �. �� ��..,� ;. � , � ,,�« " �i � �;�^,�A '.� �, ?�' , ,, I � ' ���:;�, .;.• �* �`�,�*�°` .� � •�� ,���, k .� � � � �'�. � ,� ��,� "`"°� � f' '�'+ '� �t� ": �''�:� � ,}��`,� �' '�'� + ��" c � s , . ' � L e- � ' ,� �`Y,. !�L . F)�,� � e�`d.. ,ys � '�p p s...y�. ,.. ��' M � � T .'^�'y� t+. s� ;�� •. `�� � � + � � � �• ,. � a b � '� � � �h�T�F ' � 3,9�� f�.t� .. ����.� � A t ',st, � .�� .�5.��.yf�.k�� `.� �4 � ��� � ���� I 'fi i . ;E � �'' `#'� s - . �' '�: y M 1 y� ` �. ���. „�� �� � �y.,. � �� �/ �Y�� e' y.. rt? �"«.l�. F d d �p(� j• °,p .t� /,�� }. � �� ' �"�� ' � fMl '� \ t �' lt ,��. � �� y�b� �s ,EY �Y. '� '��x� _ f� , , r{ �!r ?�'� � � µ.•♦' �,�� # ^� � F'�,, �' .a;., � � + �}' �1��.��++! -4 � �A "� ' ..�A 1�"L . y tn . q'f. 1�/ �1L�;�;}�tf '�• �r��� � .�� ..�ii st 'f' �+r. � yq � �� . r t � -r� Y, �• .�ah. � . 14 lF.� � � � � i .l �. i ��� ' � �� , � f ,S. t,�� :�yy. . . r � ,�' ' ��3�"!1+ t+� i� t x y (� "'y �°� :,� ',�� �e�w �� � �.,, � � . s� ..: .- � �.. iS q It 4� f 'S. • r� } t {� � � ..�... _�,. �_ ' `�� . : ... � � �'�'�, r� r, , ,.r j . ,. � -, � �l'_ . � . �� � ^ w .s ` r Y� �';r ' � � t�, r } ,: I�.Oi'i•E}��'.2r�d � �q �{� �"� ��i�i���t'�,�+� ° , � � Tr. ..� � ��,Y ,�.' Y� i #y,,��� S, �,d S�.Wf j/il�,J ��� 'd'��4ti.� '"���7��I"��� 1s F^"' � � 'J i�i��� �f� 6 E � � � � ��.. 4a� r ��, : ., peoipe� ! �' �, s�'i�' %'��{�yE r .���� Vy � .�.'�� � "'1'�t 4 }�� �� =1 T,�t�� �,"jKf� J �� t — "�M 'xd .� ,,.. � � ., �1U�7�0'� ��t�� �T.•��'ll�_: 1Wr�.���1 ri�i�:� . .;�t . ���� � ti ����5" �� �,t�� `� ��sc�'' � k r•',�'.�`�l nf��til. ��"�i�"�I;`��„�r�iy� <, ' s. F � _ �� !` '���`� �'� � � /_ 'i`:.� 1��� '� � .l�'��!_yt�q,;.i��fi-���„ , d i'� 4 �y¢r,.o x`..r r ,a- � s �. 3 L r , s �,�' �y ;-a !i, �,�yOHf3arY ��� :�/ �'ai �, 1�.���1 �� �`�yi'� ���� '�•� �'� � 'ag�,i �' ` � � �Y'•�J ) � �i f f fS�(f'�t r^�t ��;� �- ''����d��i_,� g. � � ,�' �1 '�y �Y !,�'l.:d/� � �iJ•f ,j'��y,.�r,f�,r,►��� � !�' a � a�ji' , �fe. .�S�''( '°f� °i'�;;r..rs++'�.�t��. ... :��,r� :. ��5ry.,'. � � � �� J � � I j . „ �x r '.� .r��`r�}t �� � ' s�* a . . � - �.. �f / � - i • �� �� ` . � , • � + `; f � �� d ,�r rp <� � , ;. ��� *��`��� ` -'��I,�,t�t�„� �� 4 �p � . � ,-'� , . , ,,,j f r�,� �E ` y�° > . * '�at t�����1�� �� '" �� �� s ��� � - , ' � __ _ . � ,�� .i;,Ef. _ �.. �:, �.�.:� ' ',„1�,,;+ - � -� o ' ` PC Exhibit G RUN DATE:OS/1]lI01 S HENIVElIN COUNT'Y PiIOPERTY INFORMATION SVSTEM(PROPERTY OWNERS LIST'} PAGE:1 38 10-117-23 11 0002 38 10.117-23 24 0032 HENNEPIN CO REGfONAL RR AUI'H TROY WEISS 38 ADDRESS UNASSiGNED 1120 WILLOW DR S i�NNF.PIId COLJN7Y TROY WEI3S RFs(}IONAL RAILROAD AUTHORITY 1120 WILLOW DR S 701 47H AVE S SUT!'E 400 WAYZATA MN 55391 M1QNNEAPOLIS NIN 55415 38 14117-23 13 0001 38 10-117-23 24 0033 PAT��+A��'�T A F DAHLOF�R C DAHLOF 1000 9ROWN RD S 1130 WILLOW DR S PATRICIA A ABHOTT ANGELA F bAHIAF 408 PARKERS LAKE RD#I 12 ROSS C DAFII,OF WAYZATA MN 55391 1130 WIiJ.OW DR S WAYZATA MN 55391 38 10.117-23 24 0002 38 IO-I I7-23 24 0036 BRIC B TIMKO/ALIQA M TAfKO C D VELIE&B J VE[.IE 1043 BROWN RD S 2120 CARRiAGE LA ERIC dc ALICIA TIMKO CHARLES DECKER VELtfi 1045 BROWN RD S 2720 CARRIAdE I,A WAYZATA MN 55391 WAYZATA M1V 33391 38 10-117-23 24 0003 R HERRhTT 8c C BERRETT 1065 BROWN RD S ROBPRT&CLAIRE BERRET"I' 1085 B$OWN RD S WAYZATA MN 55391 38 I 0-117-23 24 0004 RANDEL CHRISTSNSOAIET AL ]IDS BROWN RD S RANDBL CHRISTSNSON CONSTANCE CHRf3TENSON 413 7'EEtRITORIAL ST E WA'PER7'OWA1 MN 55388 38 10-117-23 24 0005 TIMOTHY D COOLEY ]IISBROWNRDS TiMOTHY D COOL6Y !115 BROWN RD S WAYZATA MN i5391 38 10-117-23 24 OOD6 D A GLEW dc P S GLEW 1133 BROWN RI3 S DLJANE A&PATRICIA 5 aLEW 1135 BROWN RD S WAYZATA MN 55391 38 10-117-23 24 0007 MATT BRACIfEN 1150 WILLAW DR S MATT BRACKEN 1150 WII.LOW DR S ORONO hIId 55391 38 I 0-117-Z3 24 0008 KARA H O'BRIBN 1140 WII,LOW I}R S KARA H OBRIEN ��40 WILLOw DR S WAYZATA MN 55391 aa �a»�-zszaooi� RECEIVED ISFANDYAR QAZ[dc ARSLA gpBA 'i'°`�`L°W°RS MAY 2 0 2015 ISFANDYAR QAZI dt AR4LA SABA 11 l0 WII.LOW DR S � � � � � wnYzr,Ta n�nv 55391 C1TY OF ORONO I CERTIFY THAT THE FACTS REPRESENTED ARE AN ACCURATE AND TRUE REPRESENTATION OF INFORMATION AS I'f APPEARS S DATE ON 7'HE CORDS OF 7'HE H IN UNTX RESIDENT AND REAL ESTATE SERVICES DBPARTMENT. DATE: � �� �� gy_ � G_ � • � F'C Exhib�t H , Hennepin County Locate & Notify Map Provided By: Resident and Real Estate Services Department patE 5/11/2015 a 10-117-23-21 1fl-117-�3-12 n, � c� � ``� 10-117-23-24 10-117-23-73 �� ��.E �;'� � 4z1- � C�: �—._.,..._ _ /. / i / ^ �, '� ��,"_ ���� �.�...r_.�,} � . ��� � t t ; �'�� �,"�' � i . I �..�.. .��.___..........,..._...�� :;� j �' j } \ j� _ e _I ! • � � fi7) ����'• ,. � !.. ; � f . �a���-23-Zai1, . �__-�:-._ _ _ - ` - f Tat��-ia-�s � 1.� . J �f� � �/ t�l 1 f, ! � ) e � �` t 1•rJ f�: Ceo) � �r: n� � J�40��117-23-24 �+�. ��i` � ' � " �''�r� 1 U-117-23-t 3` 10-117-23-31 � . ,� 10-117-23-42 ro� Buffer Size: 15Q feet o 60 120 2ao ft Map Comments: � ' ' � � � � � � ��os eRovuN Raw souni ORONO,MN 55391 For more information contad: Pi�1a���-2�24°°°4 RECEIVED Henr�pin CountyGlS Division 300 Bth Street South Minneapolis,MN 55487 �pY � Q ?Q��, gis.inFo�hennepin.us cinr o�o�oNo � 3 � � � Date Applicat�on Received: 5119/15 Date Applic�tion Considered as Complete: 5/19/15 60-Day Review Perlod Ezpires: NA To: Chair Leskinen and Planning Commission Members From: Jeremy Barnhart, Community Deveiopment Director Date: June 1 S, 2015 Subject: #15-3743, L-vvin Jacobs, 1700 Shoreline Drive- Sketch Plan Review Zoning District: LR-lA, One Family Lakeshore Residential District{2 acres/20U' width) Property Area: 29.38 acres total (21.$2 ac. dry, 7.56 ac.wetland) Application Summary: This is a sketch plan for a 29-acre property comprised of 1 parcel proposed to be divided into 4 single-family residential lots. The new lots will be created on the portion of the property north of the home, and accessed by an extension of Heritage lane, from the west. S'taff Recommendation: While no formal action is required, this memo will serve as a foundation for the Planning Commission's discussion with the applicant to bring to light potential issues for discussion and issues to be addressed when the formal Preliminary Plat application is submitted. List of Exhibits Exhibit A. Application Exhibit B. Proposed Subdivision Sketch Plan Exhibit C. GIS Airphoto Exhibit D. Excerpt from Fox Hill Plat Conformity with the 4rono 2034 Community Management Plan Update The proposed 4-lot subdivision appears to be in conformity with the guiding of this area for single family nu�al residential development at a density of 1 unit per 2 acres. Conformity with Zoning District Lot Requirements The properties are in the LR-lA, Lakeshore Residential District, which allows for single family residential uses with a minimum lot size of 2 dry buildable acres. The sketch suggests this requirement will be me� Relationship to Surrounding Development The proposed single-family develapment with 2-plus acre lot sizes is consistent with existing development in the surrounding neighborhood. Rural-scale single family Iots surround this site to the north (across the regional trail) and to the east. Tbas project adjoins the Fox Hill neighborhood, with lots azound the 1 acre size. General5ite Characteristics The property slopes downward generally from a high point in the middle toward Tanager Lake to the N/NE, and to the wetland in the south. The wetlands have not yet been delineated; this will need to occur, approved by MCWD and shown on the preliminary plat. The north half of the site 15-3734 June 15,2015 Page 2 of 4 is heavily wooded. There are two defined bluffs on the property, one on lot 3, and the other primarily on lot 4. Fina1 home locations have not been determined, but are shown for discussion purposes. This portion of the property is hea.vily vegetated. Lot Layout and Lot Standards The property totals 29.38 acres. The existing home and its accessory structures and buildings will be contained within Iot 4. All lots are pr�oposed to be served with private wells and City sewer, at Heritage Lane. All lots �e Iakeshore lots,with lake frontage on Tanager Lake. According to the LR-lA Zoning Dishict standards all of the lots must contain 2.Q dry, buildable acres and meet a 200' width requirement at the lake 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 3.23 dry acres and a portion of a tinear wetland adjacent to the Hennepin Co Regional trail. As depicted, the lot width is 350 feet at the Iake, approximately 360 at the 50' front setback. Lot 2: This lot is 2.17 acres dry, with 220 feet of width at the lake, and approximately 20Q feet at the 50' building setback line. The lot widens at the street. A portion of the lot near the anticipated building site has slopes in the 23%range. The building is proposed to be located nearer the lake. The high point of this lot is at the south properiy line, falling towazd the wetland to the north, and to the lake in the east. Lot 3: The lot as proposed contains 3.42 acres of dry buildable plus a small portion of wetland at the very east end, near the lake. There are two bluff areas within the lot, potentially impacting building siting. Slopes near the building site aze in the 26%range. This 1ot meets the 240' width requirement and there should be no problem meet�ng aI1 required setba.cks Lot 4: This lot is proposod with 13.00 acres dry buildable plus 7.14 acres of wetland in the southern third. The lot contains the exiting house and accessory structures and abuts Shoreline Drive, and Lake Tvlinnetonka beyond. Access will be via Shoreline Drive. The tot exceeds requirements for lot size and frontage. Ro�d Layout and Standards Lots 1-3 will be accessed via an extension of Heritage Lane, ftom the west. Heritage Lane was originally platted as a public road in 1965. With the extension, Heritage Lane will be about 1600 feet. The City's standard for maximum length of a cul-de-sac road is 1000 feet� While there are a number of roads in the City extending well beyond 1000 fcet,the Planning Comxnission shauJd review the proposed length of the cul-de-sac and identify feasible opportunities for connection. A question for discussion is whether a corridor should be preserved far a possible extension from Heritage Lane to the south. � 1 r3734 June 15,2015 Page 3 of 4 The unimproved portion of Heritage Lane is heavily vegetated, contains significant slopes and a wetland. There are no other options to access the northern portion of the subject area via Heritage Lane. These environmental concerns will need to be worked through as part of development of tlie preliminary plat. The sketch plan shows a proposed road corridor width of 50 feet which meets code. The road width proposed at 28' is consistent with code requirements for a public road serving less than 10 units, and this would be a rural section{shoulders and ditches) except where curbing is ne�essary to manage stormwater. The minimum paved diameter for a cul-de-sac is 80 feet, the plans show a 90' diarneter. Street design and grading information is raquired at the time of preliminary plat for City Engineer and Fire Marshal review. Easements Needed The extension of Heritage Lane is a public mad. Standard perimeter drainage and utility easements wi11 be required along all property boundaxies in the plat as well as Conservation and Flowage Easeznents over any delineated wetlands and drainageways. Park/Trail EasementlFees or Dedication Needed The CMP does not prescribe any trails in the area of this development. 3 new building sites are being proposed, payment of the standard Park Dedication fee for 3 new building lots would be appropriate; the current fee is $5,550 per lot or a total of$16,65d. The subdivision proposal should be reviewed by the Park Commission once a preliminary plat application is filed. Stormwater and Drai.nage Improvements & Fees Creation of a new private mad is likely to require stormwater ponding andlor other stormwater management measures. Given the gener�l 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 credita.ble as dry buildable area, The property wi11 be subject to the Stormwater and Drainage Trunk Fee. Staff anticipates a fee for 3, two acre lots @$3,840/acre=$23,040. Utility Locations and Availability The properties would be served by private wells and municipal sanitary sewer. Wetlanda on Site and/or Impacted The wetland delineation 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 needad, and would 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 is adviseci that this subdivision will be subject to the Ci#y's Corvservation Design Ordinance. The property will be reviewed in terms of the Ruxa1 4asis goals and policies which have been approved by the City Council and are supported within this ordinance. The preliminary plat applicati�n should include a complete conservation design analysis of the entire 15-3734 June 15,2015 Pege 4 of 4 site for review. Issues for Discussion 1. Length of cul-de-sac, alternatives 2. Conservation Design, impact to wooded areas Sammary 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 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 particular problems, so that those issues can be discussed and the potential for 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 ExhibitA City of �Jrono Subdivision Application Sheet Addross: Appficatlon�! --- � 2750 Kelley Parkway �N� Orono,MN 55356 �����= Stsff: hAain: 952-249-46d0 �� �' ta�c 952-248-4616 ApPlkaHon Kee: �+ sxo�� MallingAddress: Escrow#8 S --- P.d.Box 88 C tal Ba .MN 55323-0066 N°tes: PROPERTY INFORMATil7N: Site Address: OL� �' .� .�it. ,�,� �j, Property Identification Number(PIN}: Ud/ (Aftach legal descriptlon ta applicadon t/rmf i»ciudsd on the survey) Date Property Acquir�I(monthlyear): ❑Abstract $LTorrens(Please check one) Preserrt use af property: �i Residentfal; number of Units a-- ❑Othe�(speclfy) Z�ine District: - APPLICANT INFORMATION:(Com�fete lbg`a[.�1ame�a� ra i�'tal� req�or each interested party) Name{s): wi L. AGt]�p S Phone(home)_�/�-337�/�D1J Phone(cell): Address:l7l� ��,�,�Q i' � ,�i-L,,' �p , rryto�l��J 'I?�>1! � �'��S- Email: Fax: OWNER INFORMATION:(Complete legalt�ames and marital status required for each interested party) Name(s): � :ac.o S Phone(home): (0/1 -�3�'/� ) Phone{ce{f): Address: Iflvv 5r�+¢.../..rve,�/'ar�:�� oxc,,,,.�� EmaN: F�; ' EXISTIHG 11WD USE: Number of Tax Parcels: / Devebpment Size: �� Acxes Dry Land Acres Wet Land •� �3 S' Acres TOTAL,all parcels PROPOSED U►Nd USE: O afvision for Tax Purposes �Subdiviston for New Hu�lding Sites I Number of Builc�ng Sltes: ExR�t1g Unfts: �dew Units: 3 Totel Units: Proposed Gross Density Unfts per aaes Minimum Lot Size: Square feet dry bulldable land Proposed Use(check)0 Resicfentla 0 Other(specify} Minlmum Materlal Requlr�ed for Complete Prellminary Minimum Materlai Required for a Complate Flnal Plat Plat Appllcatlon Appllcadon 1. Payment af fees 1. Peyment of Eees 2. Completed appfication form. 2. Signed oerttficste pf Survey or my[ar cop�es of forrnat 3. Prel(minary plaf informatlon on CerUficate of Survey. plat 4. Certifled Propsrty Owners�ist 3. Title opinlon. 5. A list of erry other pereons you wish natfied of this 4. Easements,oovenants,etc. ap lication 5. Developers Agreement RECEIVE 8. Letter of Credit Subdlvlston Padcet Last Updated: March 2015 MAY Z � 20!5 Psge 11 i _ . , _ _,__ _,__ --�. �._,-._---r_ � ��i�������R01�t0 ti�. � � � �. . . � . .. . .. _ -. , .. . • . . - ._ . - , . .. . , ��,�� . ..� .. - ��� � : " �� + . . . APPLICATlON FEES: (Planning&Zoning Coordinator to[X]those which apply) A ifcation Base Fees: Cost Total � Sketch Plan Review Class I Il&111 $350�' 3 Subdivision A lication Class I 8 I or Lot l.ine Rearra ement $700" Prefimina PEat Review, Ius$3011ot Class II!&al!non-residential $g�p* Final Plat Review $70�� Renewal of Subdivision Approval(Class I, II 8 Ip or Lot Line Rearrangement) $350* No Change from Orl tnal A roval licatbn Escrow Class I II&fll and Lot Line Rearcan ement No PublEc tm rovements $2,500 lication Escrow Class I, II& Ilf and Lot Line Rearran ement with Public Im roverr�nts $10,000 Park Fees to be determined er Section 82-227 As incurred *plus, Engineertng 8 Legal Review S ial lmprovement Fees: Cast Total Pro osed Private Roads, lus$.50/linea!foot $650i+ Pro osed Public Roads, lus$.50/linea!foot �g�p*t R uest far C to Acce t Existin Prfvate Road $g�* Re uest for Ci ta maintaln unim roved ubllc road $225 P ed Sanita Sewer Main Extensian, lus$25/stub $275•+ P ed Watermain Extension plus$25/stub $275•+ Pro osed Storm Sewer S stem excludin culverts $260* On-sfte S stem Site Evaluatlon Review a IEcable to n�ral subdivision $64/ er lat x$80 *ptus, Engineering 8�Legal Review F'lexible A lication Fees/Miscellaneous Fees Cost Total Variance �7�# Vacatlon of Public Road$100 er benefitin ro $700 minimum er a 1 Varies Easemant Vacation Associated with a Subdlvision $200* Easemenf Creatfon with Subdivfs(on A lication IVo fee Esaow for Vacations and Easements $700 PRD A licatbn with Subdivision $35/dwellEn unit x$35 A eal of Adminlstrative Decision $�p `plus, Engineering �Legal Revfew Tota[ Esaow Amount $2,500 / $10 000 / Other TOTAL DEIE �C APPUCANT ANDIOR OWNElt: • Agree to pr�ovide aIl Information required or requested by the Ptannirig Department � . Agree to pay additlonal fees(staff tlme not co�ered in the original fes payment) andlor consultant expenses inanred in revfew of this applicatlon,and • Certify that the lnforma6on suppl�ed is true and corred to the best oi hisJher knowledge. The applicarrt and owner recognfze tliat they are so[ely responsible for submttting a complete appfication being aware that upon fallure to do so,the staff has no aiternattve but to roject[t untl[lt is complete or to recommend tlw reques#for denlal of the request regardless of Its potentfal meri� • The Owner hereby acknowledges and agrees to this applk�ipn and further authorizes reasonable entry anto the property by Ciiy Slaff, consultants, agents,Commission and Counclf Members for purposes of investtgatlon and veri#iqdon of this requesL • Appltcant andlor Owner acknowledge they must be present at ap scheduled review meetings of the Plannin9 Commission and Council. lf an applieant ancl/or owner fs unable to attend a scheduled meedng, ptease make arrangements to have arya� represer►tative atter�d in place of the appl�andowner and advise the City Planner ess ned to your proj X Owne�s Signature: Date: Owners Signature: Date: �l Applicant's Signature: Date: Applicar�t's Signatu Date: Subdivision Padcet Last Updated: MarCh 2015 �G Q Pege I2 � �--,_.-.-r ._ _. _ _.... .. _.. .. ,._.... r-- .. . .__._ :..,. ..._.. .. ,._. , .. . . _.. ..._ ..... - , , „_,.. >:~ : �. " + -��1`�t�P:OR'c�i�n . SKETCH PLAN FOF� � lR1NIN JACO�S / � liV G4V'�' LOTS 1 AND 2, SECTI4N 1 �-117-23 � / HE�NEPIN C4UNTY, M!lVNESOTA I • � RECEIVED ��� � ,, . JUN - 8 2015 � O�P�/.� � . , ,�� ��' �,� CltY O�ORON� � �.���� ��' � ���� �'�" TANAGER ��� �,,, � LAKE //�/i �� � ��// �,� � P .� � (FORMEFtLYROUNDW(E) //�i'` /� � � 3� h � / i i '� s ���P� ..�- � e2e.�c�.orrroureu►� /�� r-�� / � � ..�j� �� : � . - � �� _ : y._�� , � o . .— , N 1--�- � _��T�' � � � . ��,.�. / / � ` �� ` : ---�-�;�� 1 \ � f � �r�� , ;� � � � 1 �" � � � � 1 MIFBTLl� F 4S' / � � Q���.Q� ,� h ` J ' ° � ii��` - � � � �� ��Y� � �� � � / J •�+�-P� S � -- l-� � i �/ ;g42*'A / \ ' ���_�=��" '� \ / � I �\�� ��� \ / � :�.�� ��._ I � / \`���.��_—_� \ O a�n.r,� I / � � � � BUCICTOP WA _ \ I • � EXISi1NQ HOLL9E � In�ao �y��, � z� —iew'.� / �¢M � • � �� � 7' _� �:,�si` -._ � - �-��1 , � � � � �� � �� �� — �---� • } �,_:._� I -� �__� � � 1 , � � zo �� � ,�� * I ��� , S�� $ � � a+-P� I� � I •ap+-P 13 ( _ I _ : � 'oar I � I . ! ` I f � LEGAL OESCRIVi'ION OF PREMrSES: . O a ( That pa�7 of Govemment Wts 1 entl Z Semon 10.TowmNP 117 NorBi,Rarge 23 Y�fest of 2 \ I tlie 5th Prkdpel Meridian�is daecTbed Eo vd:9epinnMg et a poY�t 8 d�ekq weat Of Ihe meender poal in tl�e SouMeaM mmer of seid La!2 M saW Sadbn 10:11+ern.e nmrxng noM 2�cheins mae or kss,m uis afioro oF Rand Leke,awbtled(now wwHn � p � � � as Tanager Lekek GienCe ebng and around tlx weaterly erW rartierty sFare d eeitl Ldas o, : lo the meendd comer in tha North ehore d eald I�Im erd 6ehveen ScNo�v 70 and 17 if � � � ceid Townelwp and Range;7ienx norfi on tlie aecfon pns belween setd 3actlone 10 end � , ! 71 Eo tie soutl�My Ilne of the right-0f ivay o(the Mhfneror*s L�aneh af Ihe(ingt Narthem - t�ilwa�i(rar knox�as the Hennepin Cour�ly Regional Raikoad Mrihpfry�Ihence soulhwesferry � °� abng saM muM�ery line of saW righFdaey ro we point d intersecSon of�said aa�erly m ,�i ine d the seld dphFol�vey wlm the Nbat ine af asid Lo1 1;tienoa h,mMp and mm�ing in a straipht line in e eouthmsbrly dnectlon�4E feel,more or less,b e point whifi is � � 296.8 faet eeet of R�e Wes[Rne ot seid Lot 2,end a!Ihe mms time 3d1 feet sdRh of the ' North fine of mid Lat Z 4�ena sauth on e Ik�e perel�el wim arxt d�4nt 236.8 ket eeet � � bom Ihe Wnt Ilne aF aeitl LM 2,1016 feet,more or lecs.to fie shoro oI Wx Nimafonka: �'. ` tAe�eE arsMry alonp fie eald EMre O}881d 1.eke NKfMEtONce iD lhe plece d hepirmin9- EVOtOF WETLJJtl) � `I ALSO Oiel pert of Lot 2,Block 1.M1LLST'ON whkh Res w�esteAy ot fie fas . 0 �� � + pr�Cpnmenekg at Ihe eoutliweet torttet M mid Let tl+erE mAh alanp�Uu�weat ine� d aeW bt a dstence d 340A0 feet b C�a poM d bagYring aF the Iins bd�daa�xibed; � I tl�e�tCe norllxeefalY,dellecHnO A9ht 45 Aegrem e d16MnOB d M/S0 feeC hence northMY. m deflecling leR AS Aog�bes e dlatence of 188.50 Teafi tl�e�ce noRnhdaly,dewecting Idl�5 � � dngeee a dklanee of 4l!SO teE1 to xntd raal�kis.erM eyid I'Me��ndng. o I 0 0 m :EenoEpg Irvi maher I ' :defl0�s Juddel Lendmark O � .demd�arfeN^8�°PoC�DhY.hom Gty of Omno m�s VVERANns SfNfE � �_ BY OfH� I Bearkg�slwwtt eee bned'upan an aseisnad dattmi. � � � � TMe euvey atowa Ma Dounderlea W Me ebove dearaSUed proper�r, � � � andthelovtlandsermal�xmtlnp4ddMgathe�on.Rdwenet ; ..�.. .�._..���p��.-..-�.•-•-•----� AUT�to diorr anY otlier irtR�nfnfk v mcoed�mere � ��i7Q � Danohs pon6r kiaua pesl0on �� . "' I ��� — � t .tit `'� � E�� , ��� - OREL-IN B _� i - � —— —— �--�.�° --'—--— `f_�•` "' w � �F�+�i F� ' (� n sCN.E n t�r � ' 878.4 COHTOUR 11NE S� � N07E: LOTS TO BE SLRYED BY INfHVQ)U/1L Y4E1l5 � ""°�'n gE'"ER LAKE M I N N ETO N KA � R v� �0 16NE IherebycarHythdtldsqen,apedfiafon,ortapol �S5 GR�NBERG & ASSOCIATES, INC. OATE 6Y REMMKB vms Pand by me x under rtry dnU suparvidon and$iat I em a duly tlaeruee tane suvayaruder 1'Le0' CML ENGINEERS�lAND SURVEYOR3�LAND PLANNERS 6btE REVIS� Ihe Iswa of Ms SMe MMinn�wpi. —� �.wz�n 445 N.WILLOW DRNE LONG LAKE,MN 5535b �„� - „S ,,,,,,,,��,,,,,,��,i �.� �,. PHONE:952d73�941 FAX:952-�73-4435 � . m SKETCH PLAN F�R �� z�� � � �RwiN �Acags ��� N N�RTH DETAIL a�`� � 5 _ O�z � / THORITY �._.� _ —1-— — - v��o , HENN. C�. REGIONAL R.R. A��� � —�-- _ a�w � �'� �-_ �� ,�_ r �_ � y�J - ,__. "'�l f �`^ �Q � `� o�- � -� � - _�^"'r7�`�"` � �/�� � � --� �� —�� �J H s�°,o�as•E�es+- ��o N ~�C����� � �� � Z�3 ui � � .=� ~�1 � ��� �-� � _^ ..� O�� O �� '\� �� �- _�\� `�' ��! ~� � `` ��� Q / `~ ^ � � � �\ `^~~'� � 1 � J � -- - � ]D /� I \ I f � 1 8.58+- ES T � � , \� / 3.23+•� � \ �. \/ / � � � � r � \ � � r �—~-!�_ ,�— � / a� � � �� / � � . � f c / / � � ��� �.;� �' :. � ^ . �. \� � '�.,, / � � �� �- : \ .. � � �i��` �/ i � ��� �� � — — .. � � L���� — — � i �� / � 75+• \ / �' � —� �\ . �� /� � �— ��" ~ �� ~���� � � -- -'� -~�- �1 � —���..--�i�� �// ,� � / ---' �/ / ��'- � , � �—� — —==--- �� s�� f � � � �—��� � � �' / �- �� =� T -_ � , � ,� % � r � ''�-�=�Y� . / '4N � � � 1 � �� / - --- � '4G �'� ' f � � � � ��----=-- � �� I . fi,Q � ��� . ���f � ,� J� / . � � i�� � ����/' \ I `_~� � r �g7 l � �'� ��� .�! � / 1- �\ \ �. f •�� % � �-/� —�f ' � � � I 1 ��F ��� � �. f �...� �� ��,� � ) fl� 1 � , � ' ��� . � J ' ! —�' —��i � �l /� � 1 �r � "��� � � - 1--- l I � � �� ' � �:���R �` � ir ,���ii��r � � �� F ���� � � /1 a��s �; \��� ///�/ � / / � ��'�� ,+� — �..f` �j/�-- \� \ / /� � � � � ���� ; / � r. : � / \\ , / / �- � // ""��/ �/ � ��J/ �/ � ��� b � -�.��f=�/����� �rJ �� // � `\\ � / � � ���% 1�� � � , 9 � r� �r- �L�� �� ,�1lli �ti �� � � � '/ r� ��� \ ��1�11 1 l �� — � � ���1 ��� � \�� \����\ � ,����1 � � � Z� �� � � ` °� ,, _ _ , � � . . � \��� R�CEIVED \ o �o �o0 200 "� JUN — 8 z015 ����"'-� � � SCALE IN FEET � � � \\ SKETCH PLAN FOR � ti�� , � �J 7'ANqG - r 1 � 111f1� �i��� , _ ��� _ �- ��ER IRWIN JAC�BS l� ll '� � �- � � , r ��� � � � , �� SDUTH DETAlL -., �� �ti �1 i I ��� j 1 � � �\ r RECEfVED � ��_���, �� � � \��\� � ~~-- � 1�\ � �. \\ ��� � � � �Y JUN - 8 201� �j�/ �i� � ������, � � � ��j /�///// � ����\��_��� _% � I � GlTY OF oRONO _=%� � �/ � � �\�\ ����-� -� l-==- I 1 -," / � � ��-�.--�� ` -�- / / / � ��� `� � � �� '� \� ��j /� ��\�����.-��,„�`��...��� ,�.-� f��� � �� �/ `� ' ���`��`�������- �- `� 1 \� / �j% � �� \\����a��\ � T' �� �� 1 : � //i% �� � \\,,�\\.�\�\\\�.�� = � �—'P \\. // / � ��_.�� �\�_i \ �/ � °�� • / � �NE'W�Y '../� ~�� ��'�-.. ���r��E+ � otrsry�p�uSE �(� `�'� ti�ac qGj .�'�/ / �_ \� / \ � '��. � ��� /� � q \\� _, _ _�_�-- _�� __ � � �o � . _ ,,,. -� --- � �,�„ °°'�^� // �,/ � � 1 "�` ��-- —` _ ,�=� �---� 1 . � ��� � � ! � � `� t � r � � � �� � � �~ C� � � � � � t� 20.14t-A��4RY� � J �—� 13.00+-AC� I �� � � I� ,0 1 � _ _\ l� � 1 � 1 1�1 g - - � 11 � � � � � `1 1 N ,m + -�------�- - _ N � � � -- ,� � _� � � . � . \ . a��� 0 � , � � s H m � 8���NfE({yp? • 1 1 I �1� � �88.0 . . ... �ans) anass.n aaraa woasr asans+o�w�er.ta ' ���� t�"� — �-'=.o `�—-—- �--`- -� — + .. .�� —�_ � � dlYPE _ . . -.- -4=_=� -N@.-'FS-PI.��5-4—-—-—-—.—_—SffO�N� � ` . �' �_j�— �_ �. _ -- `�� � w .. MlNNETONKA ° �o �� zoo LAKE . � �..�o Nnk1R UryE R l 10 ' " ��°���"a��"��°^,•P°�°^.°�� �+a GRONBERG & C T , INC. DATE 9Y REMARKS waa prepwed by ma ar urder my dra�i wpamfl�n and NM{�m a dAy L'Rnnsed L�rd Swsyw unAer __ C�e laws o�me sm�M eixnneaaa. ���' C1VIL ENGINEER3�LAND SURVEYORS�LAND PLANNERS +�z�+a 448 N.WILLOW DRNE LONG LAKE,AAN 55356 - o�rE - - s ,�.,,.ucc�„uMsa+ t7 ;�,,, PHONE:45Z-473�141 FAX:952-473-4435 N i �• � � . � _.� � , :'# � .r W� f' � . � ,:.p`t, , ��'��,`x' �,� 'y 'S , �.�� h� �� ,,.�'i i °5� '6� � �y ..�.•. .N'-"�i Y brJ.'�t� # � . i.: . � �. f ��'� ✓ �Y ^ & � ��'. n� .. . � ',�R� '�.f • +� µ�� },�,. '.:� C'�?��+'.�..A� �"'��u m,��5 fi � y ♦ . _ �t`. • a r-' �-Y .� >� E � �"' a��,� T�y y .,�+� w� . . .. . . � - , a'�i, .- ��?,,.. _:c 4 . � �`''.#�r' �y t � �: � � � � �' ° �� �«° "���� -,�' � ,� x .���� y,. r � .. '� } .. � � i � ��. �vr k �� . _: , •� � . � •� � � t� �,� �;�;� , � . � .� ,�•�� � -� ;� �, . . . ..�°"'. r �`���.11� R � ��.. ��*y' �} �xy��S �# . � . . . .. :*.. '- �� � � ��.._�� � �-"�`„� �"#�. �y'� n t �" � �' � � �i p+� �` �' N�: ,��� . +�:" . �u�����r� �' � "` � ,� . .. �' � � ,. - � � ,'� . � � } - �. � �' � • � �� ,��� W..e1 x ,�,5„ � �.�,b .Y 4�. ti� _ _ . . .. �. • 'T, T },�� � ..P �� ����! �fF��� ��x rp� � )� '�F� � II�� ����.�R � ry � #"'�+ ��� .. ! � ,� 1hS r { x � �.�j 4W i t`xz"',�� �. r., 3 ��" � }i � F{L�'�� ; ��'` '° �,. . '�-�H''p'.4 � � � � �.� �. k� �-i+ ♦ . �'�a `�� ' .w _.... . � ,:� , � .. . .. ,' $. .i . .. � p � � � � ` F �� � � , � ; i' : . � � \ .l''. `��'�' � y r �„�, ��.'-8� +� . . y ,F t ��, . ^�. .,i�+ 1_:. � t� ., ..,F. �1.�� � '� � � • �� � . .. � � � A y �.r' a� - . �*.c #�, . 5 _�'$ ' � .?6y ` I e-� .� A/. 1 j v: �n � �. � y� (.. ,�" � �' _A. -�i iF . F M� "`� +4P"� ,� �r ' a � �� } ' � :�!�r � '� �'��. � _ ���� � �'y � .� t y .� �� �� ��`L. � ,. ; ��i�. � �I.p��nl F�II. .;�. 4 �''+�1�r � 4 � t� �' I ��I�� �a ' ' , .� .. , � S .`:x �� s v ' . ' • a . ; .. c+� � � ,� " , g.-'� � ^,�� "" T �x. �+'�r � a�s � � } '��� � �F � '" � �`• � � ��`���"� �`��� ,� � �� '. -,� s '� �a ��` �a�* �� �� ;� Ft � � _ .,,, � ., 1�' � ' - � '� • � �� � � y;:.��r c� � d � �'� . 3'.< YYJ° � :ibA. � � ������� - � � i���'" � `� � „ a " �is-. w ��w �� ,� � �; ��� � -�� � , , . �� ,{ y �. � ' 4g,,✓� � y Ko9j ^✓S �. ,i � ,:p� ���9KV 1^ r . . � i � �'a� .. Y � �,..�ll�_z# .�, 'W+i�. : •�'�� �„. 174'i�a Yp � �� �.X � r�� �'K' � . a �p. . : C! � �[' � Ig. � � � �" Z � � � _ .. `j� y� :, �!'',��''�`.' � � � '�i� y�� � 'E F� �' ` ""� � �' � ,� �.'���; _ . : v �_ � e ' � .,.�' <>Q � '" � � : ^ '� i .,�� �' ' �* � _ ' �, *'� • '� '" " a" �. �.iX ¶ i .L.�. _. �' < . , � , , ps • � Ya �a�"�2 s�« �'! �v- . . . _ �„ . ;,:�� �. �_ €. � � '�w �t M�� ��,-� �� '�n �x _ . ;�w . '„ � � �� .. a^- �t����L���a'� ,� �'4� �+ M �#'` .Iy y. ,�' ".,� ,�+?n �T'�,�, 4��-�� ''�y� �, ��y�y � �k. � �', ; � ..1x,1 � �"�3',OM � ��� S: �s.�k',, T�•�'�'��'�,,,y� F t��� q 4 .�. a . . • , I t � .� �i'�.. i Y��' ..� } ���Y.i�� � `.� yd��P" �i� �.' t:. « 33R< � � � " y��- ��, � 1 ��' '. �� . � .� �RS""Y � -� �"� � ��� }�s����� ., �' ��^� �, .,.�y; #` 6♦a �,� ��l�� �,# •� ��{���i � 8 , ���. �' � "+l�'{�. % �,.w� y. Y.n . < ai `: ,�.F �. . . ^vy.w y,. '� . R� � 'A� �J� � �, �.� E ����� � - ���� ���� .,J�'.. .y � • iP '��' �,� _ � °� M.,�r �yjk,..,�._� �.� �' � P�''�. ` .. , �,. L ���� -� .. � ` . „ � V ,.« • �F � ,��,..i �p :., r�.wiw'' � ar+�P��-e��^ -iw�+ * � i ��� .:r�'I ( � . (4r x �� °�� t pes" ! a; �� "�i ��'„ "�F'� .• ��. �t�� . �_:.� � #.• r.. �l.i`� � a',' � g�'y a�`T�' g"� ;k M t p t , t��*v> ,. d' ' � � ; �` . ,y�r * �. z",ldP: �+�e '�� .�,, .1� �'�«�� � � �- + 3- �.t'�., �! t l �& "�� �� ,� , _. , . ,. : - _ .. . . . . _ � - +�(L �1' �-•-•'y,� e33 ±,.'�:.' 7t��`'�}��•y, .. ,tn,v .��±_��. �. ;.s�w;�,..'�lr��..a .�..i i� .'�YM' ,k,4.,.� ,; -s. �+k-n� a _ y�'"r.r,��y � .�;�. �= �By,, `�, Ar, ';k _`i'�'fiim :� '��i��'� 1`� � .f.+ a. ('tl � , L'-°�,. , !�.� {��i ti �."u�: �q', �:'r"t` k+ .ff' ����ls. � ,'� �� kr,"� �.� v . _ 1 . ,. �_ � 'j y+ $ . . �;. � ',.;;iS 4 Y�����. .•t•� s. :�i'It�y.`i� ' .p�`�` '.,. t ��' ��Td� '�� ,)� 4'� r t'��''�.� i�1 'v' ! re?-31 e�,M• � , ��,i� P�- +r it .r+ I . ,a ♦ 1 .k� t •.F." ��!-� �;-� 5�,�• ,r jv:l� �!1�� ! �j'�x'_ � +, T ..�, � n�. ii: ��. a "�.� 7� : a �{1r '�T „�. � !. , ,� �' 1 1��'Y�.tii,.,:. ,w1 1 "1!� �Js' $� [�y�. 4 � ��d �K�4. q ,ittilt�'. IL�j� > ..l } ..�1'., .s.?,. r�.. ��' ,� ,' ��. i � *� ..x.ya. :•n. .r� .�r. ��.�� ��. ,t� �, � �*r,. �.�t.�,'iLTP.',�i. F�. �i'z X�f Fr .b� Mt. . � •f T � � _ t �s � . . : - : , v „ . R �� _ �, y . - . _. . � � .' R , .> .. . . ',. �.� . " 4. �ry" .. „ ` (' � .R���- r �'xN +�}.k R�' � �. ,�• �.,�. ` " � Q 4 ...c�d�, �l.�r +�,� .� �I.� � �ht'���.f��c� , ' _ 5 "`'�.�" _ , , > '-t..r 'F` 4. ..� �` ,•-t-l'° ,,,q� a' i{S1 �,n..4.t: l� .i y� - � .. _ . . �.�. -�� �• � � - -., .. .. . r. .. .. �, _. . .. ' � , r r A � J S� '�"�� 3 ���✓if '�` .�j.� - yij %�,,� .4.:. .�.i� �„ � .-.. ' ` ' '� r� ��r�,;".• +� : ��'���, ..�� X`+�i `� . �1 _ t t e�,, � ' ,��•,. "{i 1' . 'rd L � �•� �,? - h '' �w ��..', 4 �'" , r r H'�#r�:-i'"� t"a'" ' r+� � ir�t� � �, �, ,� y, _ . . . , , y � �j .. } � . .3'.�/. .+�� �i;• r•. '1 � ' _ ",�, t :4'. ,r�" `�"� I i."'r,t ti 1, ,.lt'' • '�'.-. ? i dw ` i - �Pn '� �C �`s� :'..J��M---�K yV,� � �.'�,..,. .„y� .':. �.,�}�, .�„y -a �•!o. � y• � '�� '�� �� �.�`' " "i,!'�*�'i AT 71�za'' y�A �i .� � �. Y �t„ ;I'�, � h�l. ` r,+� .Ys. , � I , �e ��"' l�,����a�' , y�' t ..f `.. ,V '�Jy.��+x ';'� ' �' '�7�� �.,�, •:S .. 4�I��=� =°�'�� �y� "�*�� _ � ��,t �1,1 „�n„ Z y}i �v: �� r}i�, � ���� 6���,.�C: ., , •, ., . �7 . „ , . .��. �..,(� �.. , i �,f , �r ' ' � � . ���. . F� _. _ � Fw.� , a.�^'�. ' ��••» L7,J ��I.� 4.� ��,.+�i""i'L�y+y��'.��'t�''t.�•'�. ..�p�'� ''��lr.�Liw+'s �4,r� �-�Q��.�� �`i,�"~� r�,. ... . - "�� ��.i{.� i i �_ '��'�r1' $�_.�'�r � �� �.��' 1�:�" � ''r�` ,`y'�'' ,,-°� r 'as ��='�r'1R;'�� rt,'��:-'1 4�,.?.,T.+'�.� .a`.� .aa.a...�y..F . I.�y ♦�1,3 . .`!� .. j ��X� p! xui.� .P. � . �� j�/( �. ��� y+ ,p}�/[�j/(� S i.�C��', y•E.f'�}'fV1 ��1 U /�t� r' J � ','� i•! 3��:'S+• 'V .�..1 t.. ,'1 ' c_ F ♦� - � � 'b�'.a.+ ~b'�. !' a �V , r�IRf R-� .0 . 4 a , T .,ri `�� � � S�.I Y '�-. �f !'� •.l.f ��..�{a-1 j?Y...�"'., � -�i . 'k' -t' ,r� ��`L; r�, ���j J ). �x p� `z 1y.��.�7.. 'X,b*st Tti..~ !2+ �1�.� ',-, [-,,.- .� � F` .� �'-__�. A I��+!�� ,� 7,,. _..i�,. s�.•.�['L����t t tl`��f��rk� �.��}'.._� � �,�w�- j F, i + '"a,t {]r'... �C..�"` '���'�'.:.��I i�,'�T'���'�Tr, ,•�' + �`,'�,' y�I��� �V�*��A� �.,A , , ^�� ' '�,� ' �'��+ J '��•:� I4 � - �w.�'�i. ��, ..�. � ,� .?� rd�.. �e Ar ^si:`.'A; �'fi,y+�t�^.�l10' `�' �y'-L .�i. �_ .�' ../� I . .1*;� a � t �r �!'�. .. , ��.��� ',� , ,.., � . ��� �; ��~ �- E� � , � l+,�t:.Zt2tt.'..tir';: ;*s,n�} �i i�� r�,(,'�.��� -'fi•s-"t`— ��i.-�a � . r ,,, k�•�: �}�. �. ��`�`' - 1"� _ � �'` ae,r^:`� # �{r ',�y�-.�,�j . t ��ir �.:,��,r,r,,��,,.sJ�sl,��lI�A�,�,�r; �:. 1 �.�.- �� } M �: �. I . �a f. �► a@ .tl -�,l �e ,� � �,��;t 'l�; �ii,t,�J"'`� .•�.�"..����wA � -`i.ki„tt'a��ij��j�.�,Y��,`t' ♦.•��14'y�� t.,,,:�� ..�. ,�' �x. �r 7�R ,r} lt" ,�.I L } '5,.:��u�-,+U- !� H)1�,i` '13"��� .1 r^,T"t. I�' . t.. � -',�n 1 I n� " .J �. . j_ � � �� r I� �, _ � u� � A a. � � j� t .< �0..`k 6r'�� dt��'.f�'` f�.�� �s t,���-�y/`�ti':a .�t�. _ .�� � ..,��;,p,. � ���'� , �� , pl f �� � �1�"„ �'� n-1. 'w� w�•�. �.{�1ti i r;•��,�. � '�Fr.` ��` 5`t)r��'�;:i►�� ;•Y* �i$�+ �..a,}.�G ��i•�•'•�.:q � _ '�,�.. y� �.�:�: � �.�� t' T i � . .'t1�• �,'� _ {m •�Ca `t��rA� "'�Ir th. •t `�� .'� � ),,M ; a' . y+I .G• ' - � ' 7 � A� � .�'{�,�'•� ♦F' y� /�A q, _ti ,�,�t;' �;'� � ..'F: ai �-�flZs..f� ��- q � , ` . Xi1:'� � 'V. �' C! i'�'7eT y�f��i.�.° I �,,�,�" x ,�a�' '�� �� M'~ ��� '��r � `r. � ''`�- �f �� i y - -`M`i;+�"�' :.��� 'S'�: ��, •v �.R��r w�t�.:'', _ .c�,�"�,�'��-�E r -�' Fa� .�-�w �# H,. ��.� � , . �y �y, - , t � ,��.}' t .f'�. .� � i ..�,.,iy .�w - �' .; t�'!!• .`h' ,';i�,�'"+ "' a �;' .Ji��. �j�'1'c„�i'�.- �N' �� �' r '. ' M �f � µ�i' ! ��P Y^.i� .� .h.�r •t�q .�����Ir q.i• r tii-+'�'i 1•��. � '�t Xs�.�����?¢T� �1�� �b.�'�' . i 1'��. s n,.,.� -.1� .. ��**�y' y �}�`:. � � n • x�R�` t �q'� ,j nn.� �<�-+'� '-�; �- � �� '�� �� ;i � „ � . =, { 3 ���- � .� , , . �.�� p�f � '+Cd'� � 4�rr� ;Y �n -+,a? �f. ' ty, � • • . . h .. ,�� y -�#j �r.�L•� '" - .� .Cr' - ,.�, n �r�,�':,� �, f'"": �,�`� 3 w �! r , . � Cj,A�61�-s�.,� TC ��� }( l..r���•L., y.Si 'i� �� .� ���. - `. '+' � � �. ..�� ���� �'�i - � +�.!_i.e��e ��f'er er.�«+f��� ry Yxh'( s4� � ., y - � Y •'Y _1 �� . ��,��, �,.,�'.�.ti��14.:�� �. ��;f�_ �, .�`. #' 1.� . -FI� �'..:���� ,��-�1! ��° ,..'��{,.r. � � �..e . � �a �.i�+�,��`r f��i,;��I-_i��i � � lf � .� _ �t,..,. �'. ` '�k. �. .r.,_ ,ik"i� - r ;�'i ��. �" ti �i, ���el er t� � `�J �x. z!� , "' ,;i � ,, . . . �,� �- ��� .;,. ,x�:� . - �. _ . ...�' • " , yG'�.` �-+� . i p3e'�+4 ' .�M � S������� '; 4 ,.. ,.;. .(','[.��t} .� �* t��`,y�^ �N-' _ . '�,. . �.� � � __ . jJl o i , ... '•s�"'���f 1"+r '� 44,• �` #�_�+'� � � r ,�� _. � . ,.: ' • ( � �.7 . �� t•' ��� �� . � � .!- �t f 1�� '� ,.. y . . . _ . �_ -� , _ � � IiA �; 'y.�►� ':4tr # 1r' "�� r� T'" ~t���{:?,' y� . � .4 . . �J'� F�'�� ���r�N�d♦ f.�� � � �y,c,� 6 � rd �y�`'{�� ?. �f� t:, .� • : _ - � � �..� �4 ...:���k�';�o. ` �. .. . .�+. �'r:.�-� ,.. � � I3��� t��4 _ ��/ . � ,.� , ` ��.'�i�'P�.�tF''�r � °+' ��e� � .. .e� .... , y�►�:.. ��.1�. ` " ' '�• \° , � .,f '3 } � •r� � ,,� . y � ..� • � ' ���-•. .. ,1'► • �,, .,�.., �S �.�� .,,, �, . ' - + ,+ �,"" .� `�, '� _ � �.� �`��� r*.�i-:: .;'��' �`,"�� l ""� '�. t . , �,: i '( .t .��. ��. ' '1,T.�' t•.. ��r f..�'� .. . � - a , �� �'�� ..� ;*t5��..'� i�i�.a 9•�� .��� `V � , j�, .�,(�� �y1,� .L.�t_� . ,��� .,. �.. ' � �. ��'� ��. M .5+� � .y ���yt��'. . ' � �� � � T � , � .. �' . � I ��. �'r - . , q �� } � �� 5i � �� � 1 j�.!k-[„ .� ,�! J (.I�'t � ' �; L 1 Gl� ��� J-Y � 9:�' �,� , � J �b. . �[� ,� r .. '� � 'n ,�'�.:'.r1 ���j. �,xi L �.��' ,t •' Ir . � �{,�� +F{1 �'L1� r �l4.�t 'F « • �,M1 .t ^^� . , j` � . I� �"y/ � ,n ,1 , . �ti7��'� .+ ,�t.1 �t� � j �♦ �- f �,: :A`• �t � �{� °'� �� .`��.,,1�:� � . , . t .r . `r . _ ' ' • a' ��. "? .� ' �}�, ; .'` i .`• �.ry , •': ,I� .s�� ,1 �t; T� � .. ':,. t, • r . `MS�� ; �J� Sl.i (' �ti � As ��� • f` � .$• �� �J ..� , � 'i. , d�i �r �����}''�^-�� ^� y .�` �4�' e .,�� Q . �'. � �.w; ` . �� . �j j� ,7�h. 1 —� .r ( 5il�..I '� � . YP;� 4f ' , �• ' , �'�� �� i � �r 6� �� � •.� „. '�`� - ��t �`7�r +y.. j r i - t - �"j. � � � �1'i' ��ri "' ~ _ ''( i} � s � r'� f � w j �; r t�rk 5 � _ I�-�� _ . �� y♦ }�`'�,M 7�P�, I � t�.��i, �°t^��.:y., I�y{4 � ., �� . .�. 1 y1a�� � ,. : �1 � �j �i . � --r�, � � �w . s•ja ,, �� . . ' � • .� .. � '' ..., l'� �s "/'�'' � , R . �++! ��� . _ � :. '�-.,; f k {�� + - � t� . ��« _� r}", �, ..c �Mi`� � y�s, . ,t 1 �. � Ye,�Y � ? ,:y+ '` � "I `t. `a ,�� }�'+ -� , r � . .•. � . � ���Q'�'! -: , _ � �.� '� �r.��� ��,, `�� ,�j �,}'L �h 1S- , . - . . . .._ � �- , _ .. . . f . . �. � _.� ..� '. �it'� . , - , � �. � � � �+s:y �. •" (� r� � ��� '''� ...- .w � : �:�r � .', ` . . r .�r .+ � . t � '� ,'. . ' ��.� � ,' . .� 4 . .�, . � �ry� , ._� . -.. - ' '�l�"� l.` ♦�fi r'k���' 1 i1+ t,� � a a4 � r � � �� � _ !� � . J, ^. si�r R� �, + -� � � �. �' � � �i 'y "ir �-;. � ,-� �Y �' S h 'A� :.,: . tt },� ' d� ^'�� " �y'{�/ . 5. •� r� ���' r� �' ' � �� �^ ,�`'' � .. . ' j 1��,�1 � 11* • +"� 4�;; ^ti.♦ �R y � . � '*�- ..'� ;, �' � ,� �� �7T� .+(�'�+Y� �.' ny�� }r�' #� ..� 1: � /� � . 7 y�� .'K�l j� _ l . . .. �t �3 �. p-.I y ',�. ' .. * . �' ,� `� � ���� �y�. . .. i��S""+� . . _��r T.,(� .G,` .�,. � _ ; � 4�k� �.� _ t��.�, ti' 7'"�d c }Nh,� v �� .f?; . ,_ :- � ..� .-� \ . .'. - - t T i1 ` . ` � ,� . '`; � '� '1�- �:1 �t r • ��� � .., . _ : � � -��, vrz �' `, � �� , .. ' �. 1j��� '� � .�, . .�3 . _' f� �n't _ �p�y t . . . _ .� e i t�C A `"Y u,�- 'i�;�{i�"� �L _ � , .. . . i F1 '1 '1 1. .. 1 �. . ''� �a�''� .. �~F S �l�� . . �.. . F � � �� �.I � _'._ ,. �. 4�--�ur�'�'. ' .y _,JC -�h M ',� '�, .I . _ _j yt � i. 4 � .. . �.-.. _. �. , "� � ,, _ ' + ^ ` ' ► �. i'st``;r �i a � �- �„`�l� -.� {� �� ��� � �' p� � „� t•� ' .� •�. � _ # f+''�N s e„��fi '� �t ����A� }i� . � ,�. � __ .. .., _ _ • 1 <. . ;. A�- r••-: tx ;�e i � . . � ia. f!'�,, .ti,. � ��h °^ :� a4� .yK._:�� � ..y� r.. ., �w � ,; ^„ ; 'i1�- ,;:f _ il!�'i« ,{' 4' l- -�� �ti.� '1y 'r 1 .�i!:� .f �IJ`�ai � .� ��� r �, u^ . � fl► �.. - � k+ � _. ��!.r� r ��4�. �. �. . . � ..?4 +.. �" � �,�I1,�� � T d � '�'.,'i11 i� L�S: �! ��� �p `.�",d'-t ; `M P-�r� - •� a �v : . :'• _ �• d .'' t ' �` '1 -y y� _-�� `. i� ♦'��� y L � r '' „ ��i x u p 4� ';�'# ♦��M .�1 �' •� �4'�` '��y «�. . i �� � , � . r' ' _ � k KK'�1 1 �_� � ��Y��`^�',�i iJt . _ , : , s � fk ��� , I '> ` Y d �SJ s �� � �=J �rk,. . C� A '� } �7 rr. � � - �.._ . .�. t_-. . . . �.M, '� .. �.�, . � a�' j ' � �~ .i ',1 � .� � � .� � ,� +�"���'� ��: � �► r � �': � �� � .+'_ �'..+` �, �+ .� � �'�� � f �.� � � +� � �O� t"L7�^ �1 �j(}/s�r � 4ti=� r P' * � �}�� �:�w�,'' , ,,�'��- � � � . � '�G�r �4't*�'�^•""��. ���. �' ••r���� � ��45'���� �"''��r e�� �,, }.��1 +� ,`•-� i :, �� ��. .i�'� !� � :�� y�.,�� .ti . .. � "U � °X � � t=� a r .. - �� � �' ' ♦� .- �����?ww ,�. t- , . .'f'�.��r.�, . . � ° . . , a'�f . .�.}°E:li � :4�7 t.�, Rii. ri f�1�%r ' � L 'Z. ,� ... � ,�,A.M"'""'�"'�n�, �� '`..� . f f.� � . � �J �'� � �M 1 4."` . ;t� i"� -'['�^i '�`'. ' , ' • ' .: . �` (� � �r� �� . i r � } . v� -{ �� [ .. . � . -., -+a�,_ � � ' -a* '�• �- c . ,. r �� e '`'.s �_'SI.+ ��•�N� � � i ��, `�►� �1����� .i �• fo 1 ,�t,� ,#�a._ � `+ 4f�X1•�?��7 'J� F� � j1� . �� `� � • �.y�� . . • a. 1 ���� T�� /�a '� � t Ia' i y.1i:� �y ;�J I • .� �'t�.���r,5 + �A y��r� �I l\. ♦ � � � ��' _+, `�-T'� � ,� � -� ��- �iRQf� 'k•.�' t-�����} !,�� �7� ���Cti�r��'��,'��k� �^« � . `1i � �! '-•t.r ��• ' '�..� � _�,�� �� �• �v.�j,-`l'��/i�. ,�y . ���. �� .��� [-. '�c`.r?� � .��k�.�.�r�. .��_��''`," � � r 7.� . _ '��, .,K �',,�, l�-ti- : � ,�'�t+�� .i � ,� , �,+1'�wt� ���''•««••,,,� ,_ , ,'�� '1"ry�� �` }��,M"G:Y,��L• r"�,* � .. l - _ . � .^. �i:. �• . `��r �+�1 1 :., �, .. > �` 'af � .. , y.r1. �; . /��.�. - �� �,"�^'„r >, �r.,,1 �r� a:,,�an� .. , . . . . � . . . � y' f '' , �: r (1 .JQ ��.�j � � : . ,�� ' .... .'g4� �+� �_ _��''.C�' ti _� ' r ., .�_. _ . � _ „_. _�. ' .., _�... �.y ���_�.:� _ _.� L'�. �7+ �. � r"" f� �ti3► t..t•r�n�__I�.�,i._ ,!�_�+�_ t��f:����, Date Application Received: 5/28/1S Dste Application Considered as Complete: S/28/15 60-Day Review Period Expires: NA To: Chair Leskinen and Planning Commission Members From: Mike Gaffron, Senior Planner Date: June 9, 2015 Subject: #15-3752, Estate Dev. Corp. -Tom Gonyea, 475 Old Crystal Bay Rd N - Sketch Plan Review Zoning District: RR-1B,One Family Rura1 Residential District(2 acres/20Q' width) Property Area: 17.16 acres total (12.72 ac. dry, 4.44 ac. wetland) AppCication Summary: This is a slcetch plan for a 17-acre property comprised of 3 tax parcels proposed to be developed into 51 single-family residential lots. Ail Iots would be served by a new private road system and would be served with municipal sewer and water. Sta,fj" Recommendati'on: While no formal action is required, this memo will serve as a foundation for the Planning Commission's discussion with the applicant to bring to light potential issues for discussion and issues to be addressed when the formal Preliminary Plat application is submitted. List of Eachibits Exhibit A. Applica,tion& Site Plan Data Summary Exhibit B. Sketch Plan: a. Sheet 1 - Cover Sheet b. Sheet 2 -Existing Conditions Survey c. Sheet 3 - Site Plan Exhibit C. Sketch P1an with Airphoto Background Exhibit D. Axea Plat Map with Topography Exhihit E. Bing Airphoto Exhibit F. Comprehensive Plan Excerpts: (1) Table 3B-5: Highway 12 Areas Guided or Proposed for Multi-Family Residentaal Uses (2) Map 3B-7:Highway 12 Areas Guided or Proposed for Multi-Fami}y Residential Uses Exhibit G. Orono Trai.ls Map Exhibit H. RPUD District Standards Exhibit I. Cozaservation Design Ordinance Background The properiy under review is at the southwest quadrant of Wayzata Boulevard and Old Crystal Bay Road North, bounded on t.he south by Highway 12 and on the west by tkte Dumas apple orchard. The site is open and quite flat, containing a wetland in the southwest portion of the property that wi�ll have a significant impact on site layout The property is zoned RR-1 B, One Family Rural Residential, b�rt since 2Q00 has been guided in the Orono Community Management Plan {CMP) for residential use at higher densities. The 2000 CMP allowed for a mix of single- and multi-family uses at a density of 2-4 units per acre; this was modified in#he 2008-2030 CMP to all.ow for a greater unit density of up to 7-10 units per acre, in pa.rt to satisfy Metropolitan � 1 r3752 June 9,2015 Pape 2 of 9 Council density requirements and in part to acknowledge the u.nuique location of the site between two highway csrridors and directly across from the Orono Industrial Pazk. The property is located within the MUSA and is intended to be served with public sanitary sewer and water. Conformity with the Orono 2030 Community Management Plan Update The proposed 51-lot subdivision would result in a final net development density of 4.0 units per dry builda.ble acre. While this is less than the guided Medium-High Density of 7-10 wnits per acre, it is similaz in scope to the twinhame/2-story townhome segment of nearby Stonebay, which is developed at a net density of 4.6 units per dry buildable acre. Whether the City desires to achieve the guided density can be a point of discussion for Planning Commission and Council to ponder. It is unlikely the minimum guided density could be achieved without developing multi-family dwellings. The CMP does not specify that multi-family dwellings are requized to be devetoped at this site. Confarmity with Zoning District Lot Requirements The property is currently zoned RR-1B, Rural Residential District, which allows for single family residential uses with a minimum lot size of 2 dry buildable acres. The guiding of the properiy for higher density dictates that a rezoning will be required at the time of development of higher-density housing. The applicants have suggested that PRD Planned Residential Development may be an appropriate zone for their �intended development. Staff would note that RPUD, which contains a variety of standazds for development such as that proposed, would be more appropriate, as PRD contains virtually no standards and relies on the standards of the underlying zoning district. In relation to the RPUD standards, there are speci��c guidelines ror detached single family development in Zoning Code Section 78-626{8) - see Exhibit H. Those standards were not written to accommodate the type of small, narrow Iot single family development proposed; however, the concept of a planned unit development process is to allow flexibility in design. Section 78-626(16)provides for flexibility in RPUD standards, as follows: (16) Flezibility. The vniqueness of each RPUD requires that specifications and standards far streets, utilities, public facilities and subdivisions may be subject to modification from the city ordinances ordinarily goveming them. The city council may therefore approve streets, utilities, public facilities and land subdivisions which are not in compliance with usual specifications or ordinance requirements, if it finds that strict adherence to such standards ar requirements is not required to meet the intent of this section or to protect the health, safety or welfare of the residents of the RPUD,the surrounding area or the city as a whole. This proposed development concept will require a significant departure (flexibility) from the RPUD district lot standards for i�ndi�vi.dual homesites. The table below ideatifies specific standards which would requixe flexibility: RPUD District Minimum Proposed Flea�ibility S�R Standard Lot Standarda Re uired? Minimum lot size: 15,000 square feet 5,634 syuare feet yes Minimum lot width at setback line: 90 feet 45 feet ye9 Minimum lot de 125 feet Varies-all 125' + No Minimum front setback (to private road 25 feet i 1 feet 1,� outlot : 15-3752 June 9,20�5 Page 3 af 9 Minimum rear or side setback to 50 feet 50 feet No Wa zata Blvd W and OCB Rd; Minimum side setback to rivate road: 25 feet 1 I feet yes Minzmum side ard setback: 10 feet 5 feet yeg Minimum rear yard setback: Lesser of 40' or L,esser of 40' or No 20% of lot de th 20°/a of lot de th Wetland building setback: Greater of 35 feet or Greater of 35 feet ar No MCWD buffer lus 10 feet MCWD buffer lus 10 feet Buildin height: Maximum of 30 feet (Not defined No All dwelling unzts, including maaufactured homes, shall have a depth of at least 20 feet for at least 50 pezcent of their width. AIl dwelling units, includic�g manufactured homes, shall have a width of at least No 20 feet for at least 50 ercent of their de th. Relationship to Surrounding Development The proposed single-family development is not similar in character to surrounding development. To the immediate east across Old Crystal Bay Road is the Orono Industrial Paz�k; to the immediate south is the Highway 12 and Burlington Northem Railroad corridor; to the immediate west is the Dumas Orchard which is similarly guided for future Medium-High Density Residential use at 7-10 units per acre; and to the imtnediate north across Wayzata Boulevazd is the Orono Schools Campus. Property across the intersection to the northeast is guided and developed for office uses. Given the commercial, industrial, institutional and transportation uses that surround the site on three sides, the proposed medium density (3-7 units per acre) residen#ial use would appear as a potentially appropriate fit for this site as a transition to the 2-acre zoning located south of the Highway 12/Railroad corridor. General Site Characteristics The site is generally open, a majority of it being former cropland, with a few mature trees located at the southeast and northeast corners where single family homes once stood. The property is very flat v►�th shallow wetlands in the southwest quadrant of the property. The wetlands have been deli.neated and are depicted on the sketch plan. The properry is located just autside the Shoreland Overlay District. Soils on the site include Glencoe silty clay loam, Dundas silt loam, and Le Sueur loam, all of which eachibit high water tables and make development with basements undesi.rable unless fill is added. Lot Layout and Lot Standards The pmperty consists of three sepazate parcels totaling 12.7 dry buildable acres, proposed to be subdivided to create 51 single family lots. The layout of the site is_dictated by a number of factors, including: - location of wetlands; - collector or arterial roadways on three sides; - the need to locate road access points directly across from those serving the Orono Industrial Park - provision for future road e�ensions to Dwnas praperty The applicants have worked wzth staff to create a concept plan that takes into accour�t these factors. The result is a site layout with two road entrances onto Old Crystal Bay Road and none onto Wayzata Boulevazd. This is in part due to the expectation that there should be just one curb cut onto Wayzata Boulevazd (CSAH 112) to serve this property and the Dumas property, and 15-3752 June 9,2015 Pege 4 of 9 that curb cut is likely to be further west than the west boundary of the property to maintain appropriate sepazation from the OCB/Wayzata Blvd intersection. Twenty-four of the 51 lots have a rear yard (in one case, Lot 21, a side yazd) abutting either OCB Rd. or Wayzata Boulevard. Landscapinglberming is proposed in the reaz yards of these lots to provide for buffering of the residences fram these main roads. The extent and nature of such buffering should be a point of discussion; establishing an appropriate balance between maintaining views into the site while providing screening and separation for the homes from busy roadways should be the goal. Of concem is the minimal extent of rear yard areas that will be available for these lots - while the homes are placed to meet the 50' setback requirement from the major roads, in many cases the usable rear yards would be functionally only ZO'-30' in depth. The typical footprint of homes proposed £or this development is depicted as 35 �eet in width and 75 feet in length. With proposed side setbacks of 5 feet, individual homes will be separated from each other by 10 feet. While a majority of the lots are just 45 feet in width, a small number are wider due to the site layout. A 10-foot separation between homes will require that a comprehensive development drain�e plan be established and adhered to; with the site being relatively flat, drainage between homes can become an issue if not properly designed. For many of the proposed lots, the front yazd setbacks are proposed at just 11 feet, rather than the 25-foot setback required. Applicants have noted to staff that with a 28' paved road width,the 50' right-of-vaay allows for a boulevard width of 11 feet, and when added to the 11' setback, yields a 22' separation between garage doors and the traveled street for vehicle parking. Staff does not believe this is adequaxe. Front setbacks should be measured from the edge of the right-of-way (or front property line) not the curb. This ensures visibiliTy along the road should large vehicles be parked in the driveway. It also ensures that vehicles will not overlap into area used for snow storage. Under the proposed 11-foot setback a large vehicle has the potential to overlap into the right-of-way. Staff would recommend that a revised plan incorporate a 25' front yard setback measured from the edge of right-of-way and/or sidewalk eascmcnt. This will have a significant impact on the potential depth dimension of proposed homes. Site Grading Because the site is so flat, the assumption is that in order to make drainage function adequately and direct stormwater to ponding areas, a significant amount of fill will have to be brought to the site. This wi1l also have an impact on the style of homes - absent further information it is asswned that the homes to be constructed will not have basements. The developer should advise whether they intend to bring in fill to �reate the ability for walkouts, as this could have a significant impact on the chazacter of the site. Road Layoat and Standards An initial question for discussion is whether the road system serving the proposed development should be public or private. The CMP Transportation Plan in Urban Transportation Policies states: 1. Lacal streets in the urban area will be owned and maintained by the City. Because the land use and stteet use density of the urban neighborhoods is relatively high, the City will provide public street access to all urban properties. City responsibility for proper ma.intenance levels wi11 ensure passable, a11-weather streets available at a11 times for emergency vehicles and for generai public ingress and egress. 15-3752 June 9,2015 Page 5 of 9 Due to the number of units to be served both initial�y and potentially in the fixture, and given the density of the proposed development, it would follow that the road system should be public. However, given that recent urban-density developments have been directed by the Council to be served by private raads (i.e. Oliver Hill} the applicants have been advised to prepare as if the road system will be private. The proposed road Ia.yout consists o£a horse-shoe configuration with two access points onto Old Crystal Bay Road, each located directly across from the existing road/driveway accesses of the Orono Industrial Park. The two westerly ends terminate at the boundary with the Dumas property, the izxtention being to provide access for the future development of the Dumas properry. Temporary cul-de-sacs would be constructed which could be removed at such time the roads axe extended. It has long been City policy to establish corridors for possible future development of "through roads"and access to adjacent developabie property where that ability exists. It may be of benefit to ask the developer to prepare a potential concept for how the Dumas property might develop to gai.n a sense of how the proposed road locatians would tie in. The proposed road is 28' in paved width located within a SO' platted corridor, meeting the City's standard for a private road system; for a public road, the minimum paved width would be 32'. Establislung parking bump-outs as shown on the sketch plan, and/or restricting parking to just one side of the street,might allaw for relaxation of width standards. The City's standard for maximum length of a cul-de-sac road is 1000 feet. The establishment of two road entrances off Old Crystal Bay Road avoids excessive cul-de-sac Iength for this development. Once the Duxnas pmperty develops, extension of the roads would be e�ected to include an added access onto Wayzata Boulevard from the Dumas site, potentially eliminating any future eoncerns regarding excessive cul-de-sac leng,�;thh. In the current plan, curb and gutter would likely be required in order to manage stormwater runoff and minimize the need for swales and ditches. The minimum paved diameter for a cul-de- sac is 80 feet. Street design and gxadang information is required at the time of preliminary plat for City Engineer and Fire Marshal review. Additionally, the City Engineer would review the development plans to determine whether there is a need to develop turn lanes on Old Crystal Bay Road. The lot layout avoids the use of shared driveways, which have been a point of contention with the Stonebay project in a siznilar density development. Our experience with shazed driveways in Stonebay is that they require a certain level of cooperation between neighbors to avoid problems; the esta.blishment of individual driveways for the proposed devetopment is seen as a positive measure. Road Improvements and/or Easements Needed Due to the density proposed, staff would conclude and recommend that the roadway system be publicly owned and maintained. However, if the road is deemed to be private, 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 road standards. Standard perimeter dra,inage and utility easements azound all property boundazies as well as conservation and flawage easements over the delineated wetlands will be required. With 5' side setbacks and only 10' between residence buildings, the standard 5' perimeter easement width may have to be decreased. 95-3752 June 9,2015 Page 6 af 9 Parks, Trails, Sidewalks The CMP does not indicate any future trails along Wayzata Boulevazd, and a City trail already exists along the east side of Old Crystal Bay Road. Staff is recommending that a trail be constructed within the applicant's property connecting as a minimum from the northerly road access to the southwest corner of Wayzata Boulevard and OId Crystai Bay Road, where the trail on the east side of Old Crystal Bay Road can be easily accessed. The applicants have not proposed an interior sidewalk system- Planning Commission should discuss what kind of trail or sidewalk system they'd like to see within the property and connections to the trails existing outside the property boundaries. RPUD standards require that 10% of the development site be provided as a private recreation area or open space to serve the residents of the development. The site as designed would appea,r to not have sufficient open space available to meet this objective. Staff recommends that the site should include some type of common space; however, as currently designed a11 land inciuding wetland is either within a road right-of-way or within private lots. Staff would suggest that the applicant consider unplementation of a small neighborhood pazk with playground equipment that possible abuts the wetland. The Planning Commission should speak more specifically to what type of common space they'd like to see within the development, bearing in mind the number of units it would serve. A wetland, comprising approximately 4.4 acres exists �iz� the west half of the property. The current subdivision layout has 19 of 51 lots abutting and extending into the wetlands, providing a visual and natural amenity. The Planning Commission may want to discuss i�this is the best use of the wetland or if a trail, or some common space, could be included ne� to the 35' wetland buffer in an effort to create a more user-friendly recreation space. This might necessitate the wetlands beizig platted within an outlot in order to allow for use of common space. Pack Dedication In addition to the creation of a private recreation area to serve the development residents, the City Code requires dedica.tion of 8% of the land as public park, or payment of the equivalent value in cash. Assuming the City Council finds no need for a public pazk at this site,payment of the standard Pazk Dedication fee for 51 new building iots would be appropriate; the current fee is ranges from a minimum of$3,250 and a ma�cimum of$5,550 per lot, for a potential total fee of $165,750 to $283,050. The subdivision proposal should be reviewed by the Park Commission once a preliminary plat application is ftled. Stormwater and Drainage Improvements & Feea Creation of a new road, homes, driveways and other impervious surfaces will require stormwater management measures. Given the flat nature of the site, creation of stormwate�r conveyance and storage systems will be critical to success of the development. Ponding a�teas will require the establisl�ment of easements and the ponding areas will not be credita.ble as dry buildable area. The property is not within the Stormwater Overlay District, but if developed as RPUD is subject to a maximutn hardcover per lot of 50%. Based on the current layout, many of the individual lots will have hardcover in the 45-50% range when including a 35'x75' house footprint and a 20'wide driveway. Stormwater management will be subject to City and MCWD review and approval. 15-3752 June 9,2015 Page 7 of 9 The property will be subject to the Stormwater and Dxainage Trunk Fee. Recent Council action to revise the Tnuik Fee provisions would result in a fee (for development at 4.0 units per acre or less) of $6,930 per acre, based on non-wetland acreage, for an estimated Trunk Fee of 12.72 acres x $6,93U/acre=$88,150. Utility Locations/Availabilily/Assessments/Connection Fees Municipal sewer and water utilities aze available at the intersection of Old Crystal Bay Road and Wayza.ta Boulevard to serve development at this site. The properiy has not been previously assessed for sewer and water, so as-yet-undetermined sewer and water connection charges ("local SAC and WAC") should be anticipated by the developer. Pending City Engineer review, it is anticipated that service to this property will be independent of any future service needed to serve properties further west. Water system looping and capacity for fire protectian aze some of the factors that need to be addressed by the City Engineer. It is assumed that all utilities will be underground and located wi�thin the right-of-way. Wetlands on Site and/or Impacted The property contains 3 areas that have been delineated as wetland. Two of the 3 aze proposed for preservation, while a 3`d, smaller depression delineated as wetland is proposed to be filled and mitigated on site. The MCWD would be involved in establishment of any wetland mitigation requirements, and would also establish appropriate wetland buffers for the development. The plan as presented indicates vaziable buffer widths which would be subject to MCWD approval. The City will require a minimu.m structure setback of 35' from the wetland boundary, pius 10' additional where the 35' setback would be less than 10' from a MCWD required buffer. The City will require a Conservation and Flowage Easement over each of the wetlands. Tree andlor Woodland Impacts The site is extremely flat and open; however, the developer is encouraged to preserve existing vegetation to the extent possible. The Planning Commission shonld discuss the nature of the proposed berming and vegetative screening alang the north, south, and easterri lot boundaries in an efFort to reduce any negative impacts, such as noise,that result from heavy levels of traffic. Conservatiou Design The developer is advised that this subdivision will be subject to the City's Conservation 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; aYtached in its entirety as Eahibit I. The preliminary piat application should include a complete conservation design analysis of the entire site for review. Archaeological Site Proa�imity Staff is unaware of any archaeological sites within the properry; the applican# shouid contact the State Historic Preservation Office (SHPO)to confirm. � 15-3752 June 9,2015 Page 8 of 9 Summary of Issues for Consideration Staff suggests that the primary focus for consideration and discussion by the Planning Commission should include the following topics: 1. In order to achieve the density of 7-10 units per acre for which this property is guided (i.e. a total of 89 dwelling units) it is likely that multi-family attached dwelling units would be required. Is the Pla.nniiig Commission comforta.ble with the density of the proposed 51-unit single-family development? Should the City be striving for more density or less density at this location? Is the single-family concept right for this azea? Does it match the City's goa.ls in terms of housing type and density7 Is there a significant difference in visual impact from off-site of a row of minimally-separated single family homes vs groups of attached townhomes (such as in Stonebay}vs larger condo/apartrtient buildings? Will the City benefit from a development, such as this? Should the entire property be developed in this manner, or should this site incorporaxe more than one style of houses? Whether the City desires to achieve the guided density should be a point of discussion for both Planning Commission and Council. 2. Due to the nutnber of units to be served both initially and potentially in the future, and given the density of the proposed development, it would follow that the road system should be public. Planning Commission should discuss the merits of this being a public or privat� road, 3. The general design and orientation of dwelling units proposed and the minimal lot sizes and setbacks as campazed to the RPUD standards would indicate the need for a significant level of development flexibility with this concept. 4. The minimal setbacks proposed result in extrernely sma11 yards, front, side and rear. This creates a scale of single family deta.ched development not currently existing in Qrono. The Planning Comrnission should discuss this issue and determine what unpacts result with the close setbacks, both visually and functionally. Is this intended to be a family- oriented neighborhood, or geared to empty-nesters? 5. Many of the lots propose a building pad that almost maxes out the buildable area of the lot once the perimeter berms are in place. Many of the lots abutting the wetland in the rear would have only minimal back yard as the building bumps up to witlun 20 feet of the wetland buffer. A result of these two factors is the future owner's inability to construct an addition or even a deck in some cases, as well as providing minimal reaz yards for outdoor enjoyment. 6. Planning Commission shauld consider whether a revised plan incorporating a full 25' front yard setback measured from the edge of right-of-way should be required. 7. Should the City allow the property to be developed without developing at least a`�ision" of hov�the Dumas piece to the west might be inciuded? If the Dumas properiy develops a townhouse use, are there possibilities �or negative transitions through this proposed development7 8. Should the wetland be trea,ted as an amenity to be shared with the entire development?As proposed, only lots abutting (extending into) the wet�and will have the we#1and as an amenity. Planning Comm�issi�n shouJd discuss whether this development should be requirerl to create the RPUD standard 1 Q%private recreation space. 15-3752 Ju�e 9,2015 Page 9 of 9 9. With development at a density somewhat new to the City; to protect the aesthetics of the existing rural development, and also to protect future owners of these properties, would specific exterior finishes for the buildings help lessen the density impacts? 10. Staff recommends that a trail be constructed within the applicant's property connecting as a minimum from the northerly road access to the southwest corner of Wayzata Boulevard and Old Crystal Bay Road. Should this density of development include sidewalks along the interior streets? 1 l. To what extent will developer be altering grades to deal with stormwater management, high water tables and development with basements7 12. The extent and nature of perimeter visual and noise buffering should be a paint o£ discussion. 13. Are there any othex�ssues or concems with this application? Sketch Plan Review Parameters 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 "Si.unmary of Issues for Consideration" reveals a number of issues with the proposed plat and should provide direction to the applicants regazding the plat. Planning Commission should review each topic and identify any issues to which the developer should pay special attention. As a sketch plan review, any comments or suggestions to the applicants are non-binding btrt will be extremely helpful as the applicants move forward. Because the concept technically is a departure from the CMP density guidelines for development of the site, this sketch plan w�ill also be presented to the City Council for comment. ' ' PC Exhibit A City of t)rono Subdivision �ppli����an S(r�etAddFsss: �1pplicaHbn# � - � �ND o�K n��y r�e���ved ,� �-- _�5' s�: ;. � :,:. :: - Main: 952-248-4800 s� � fax: 852-249-4616 A�p�G�Sti��TeB' �r sMo Mellfng,4d�ir+ess' L�tpw�.�$ -• P.O.Box 68 . . _ C t 9e ,MN 55323-0088 ��' PROPERTY LNFORMAT ON: � Site Address: Z 5� �L� G��s7�' 8�'� �'�• . Pro�erty Identification Number(PIN}: 3 0��I 402. �. 44G� (Aitach legral descrlpdon fo application if notlrtduded an fhe survey� Date PropertyAcquired (month/year): 17 Abstract O Torrens (Please ch�ck one) Preseirrt use of property: ❑ Residentfal; number of Units 1$�f SP�Y)�. Zoning Diatrict:�fD D�'N� 12Y APPLICAN�`1hi�ORNik't'IONc Com lete legal names and m rital stetus r ired fo each i�erested party) Name(s): g �V�L.O�A?GJ' ��� aJ'�'� 0��E+'�" Phone{home): 2� Phane(cell): 2- D-� Address: D L- � V't Errzail: cs /i/�. C.a','41 Faic: ...-"".- 4V11NER I FORMATIO ; (Complete le I ry�rnes ��a�I status required for each interested party) Name(s}: C .L Phone(horrie}: 'r' PE�one(oell�: �-� '' AddresS:.. 1�. � 1� n.f Emad: . N I Co ! .Ca�^- Fax: EXlSTING LM1D USE: 3 Numl�er of Tax Parcels: Development Size: � � Acxes Dry Land , Acres Wet Land Acres TOTA�L,at1 perceis PROPOSED LAND USE: O Diviston tor Tax Purposes �Subdivisiqn for.Nsw 6uilding Sltes y� Number.of Building&it�es: F_xisting:Units: � + �p.� N�Uni#s: W� � Total`Units: uN � Proposed Gtass D�slty �� Units�per � �'��' acres Mfnimum Lot Slze: 5Ce Square feet cNy bulldable tand Proposed Use{chedc)p Residential C]Other(sFedfY) Ininary Ml�imum IiAaterial Requlred for a Complete Finaf Ptat ! � ApPflcatbn � 1. Payment af fees state Develvp�ment Corpo�ration �U�y, 2. S�t ed certlfic:ate of Surrrey or mytar capies afiformal ��n�8 1 3. �tle ppfiion. R�CElVEU if this 4. E�9ements�coven�n'te,etc. f -,. 5,, Dev�lopers,Agreerrient . . � . ' `6.` Ls�ter o�Credik. _ ` '��e 20�raBwilevard plwaie s1E-8sU.-0B66 j , '�n��.�r ss�a ��.�, � � , Paga ir � 3 � 5 �o��eNQ � D D � � • • • • • � � � � D � � g g co m y � n,Pc�� � � a� � �� D � _ ". � -o � � � � � m � ��� n`° 'g o�i `cu � � � � ' bmmm �" ; ,�—� O � vv �o � r� � �o z7D � �vr� cn r � vrti a'�i v� u� �m � ,�t� oav .`��' � m � � �' wa°�i � � � � 33 � ��o � � o � � � � � n � � � °� � a3 � � �� � ��Fi' � �.a � � �� � m cu ,,,� m., " a � � � � �� w = Q � — „�',� � ra co a� m ^ ca �". � 6;' � �oa� Am �� v D � 3 �35� �' eo mv, �° � � � v, v� m � � m � �� c � � O � > > -► �+ � � o � �� � a .. -• m a x � � � o -« �o �_ � m m .+ .-� cn � � m � • �. v a� � � � Fn 7 � � m � �gv, � � v � � '.* - 0 3 � Na � �. -�, �. �.a � � o a 3 � m �. '0 Q Z c � � � c ... d C o � �, .. �o � m n. Q -1 0 :.�' C C) < � _ ,,,, (/� � U1 $ � -�j;� �' � � � o �. � � � � $ ro � 'nso. � �•< � mA3�. � m � � rt � "' m � � c - � o � � C� C7 � �• a a � m cS, � D �7 � m �, m aa 8' � , 9;. su r.; ,.« g � � m '� " � � �p .d co �p VJ � •�.� n � 5�. c�'i �a`e � Q� 5 � � �' � v � S� n� " � fn � � .« .. � � � �. � � g . � < ro :-: � o � � d m -., Z C > > - ' � � m a � � � f � 5. �mm � `v � `� 3 � � � � �" °� �sos ,� � � rn - �, '�S' u, �. � a . +,,: :.� m � 3 W 3D � o� �, � ��', • '� �r � sm m � d m � �0 � � � °1 � . � f� � � u, Q .. � � � � °i o�., � � t7C� �. � � C7 S � �. � ' � � � �, � mwa� o � � � : � m � � � � ..; � � a�. � � . � ' � o > > � o ��C v � � y� •-: �,. m c �. � c c� S�i'... � oe �r' m � � an � a. �o � �, �� � � "at w .� �. � � a �' $ a � o � cx ! — � � _ � �,� � s� (j� �; — i � � � Q� m�� Q Q C O j 7 � H• � � � ] � 7 � � � � � � �� � Q � m a 3 :� a u, � � c' m a. �� �. . � � co � � � .,_rJ, � _ ; 3� � �.sx+ Q° ? � vm �.c �':�a. � a � �' 3 � � g, .. � < � c':coa -D .� � ato� o�on >o — = ar'a � " .. O Q� o Q an �ii � � � �' � a � -, �. � � � —m .. t,� � w �i � �' � .�,...,� � -� Q - � — g Q � �D � 2' �-� o aa m � � »� �.,�.� .`�"�i� .0 d — C C � N'� �.. � r � �,� � � � �`� 1.'�y.OT•� m � S '. � � � tll. � � :�" � � �� N � � _ � � � � �a �'a, "`� n � -., r � ai� -, . < a.� A g "� N � � Q° _� � 'b p ^• n C � � � � �D a " m � � � � °b � 3,� � �. � �' S p � � En3 V X7X1 — � � o c o .y � -� � -' g`�. �' n� a. � g o ,_ � " � n �� �� �ag � g � ° � - a� m � o � � ca � �. � � �� �j°Og � � � . � � � " ' -+ � ai � � � °1 � °Q. � '-�,.. � � � j ' p? � m cn 3 ca � � p� - m n 'v�.� � � _ � � ' W m � Q.� � m "' "bZ �, r► '"oah � -� a � a co �b � Oi 0 � � � �Dw .�� �� � � � �: c �� y ~ r : � z � o? � m or m a� c n o � �Y� �. � �. .� z o � D �D fD fD � m ? �.� � '�� � � �'y -: � y C � � v � a b � -+ — �" � � ' �� tiy , c g � .��— � ._ � o � � ,� � � o� . � � m .. .�r � o, � �,�' 3a �Q � . � ` .� � ,� � 3 � � � � �. 1' � � e '< � � � a ° � � � � � � � a�� � � `. � O � � �1 � � � ' : � m � '' c. � �� ..m .m � :� s_ ', .'; � 3 3 �', mc � � � � � � < � m � m �'� c. �—°, 3 �� � � � C ° y .r . _ � � , � � � � m p 4 � . � v; $ � � � `° � � °' „ �'�: , ; _ ' , ' •. '` -• 3 �t�+ ',tnZ� ` m �q n.� � �� X ;:� p � v � � � � 'r a 4R EA 69 Hf{�6p y} . � D� �f EA EA.�d!�ff � � � � j„r � � � ' � NNNNLDLDCI �! -' N ' C�J'`VO� V W �#o c� .f� � + s v+ v .iUrnarcnn f�' o °"' a � oc0 _ S' ,��.a ��. � � �r. t�, � � � �� oc� cr} cn000 � �'o oo .. . ,. � n�e �. ��,� � . � �►+ � o + + + t, � � c� � ' .. � m � � � �� � 3 � m n �' "� ��a 76�' a r�p A � � o 0 o c � o � � c - � �� �� } � � � � � O -, m aa �n�c m o � 3 � � � 5�i � m .� MP{.IiGAtivn�Es:tPpnn�ny 6 7.cNr,g Coond'.1.eor ip�Ll th,osa�rhmh.pa�Y) pptlon$au FM►: . . . �aMt PNen ! 1! 'J!I ' n fl le�s 1 Y 1' np �v1ew Nt 8 . �. _ I: f�evi�w Na�rql'c+18ub4hr�bn Apprvra!(�I�re I.N it III 6r ot Line Reanxnpemealc) No !rom I t II ld Lfie Raeura � � a m►d ia� rweaw s�a, F�aes d a�etl r S,eetfon$2 /�1r�yum�d. _ plw� �pinwrG+D�,lsyrl vlaer �F� flt Fi��1 . .. . .. . . , . S . _,. P� .. . , � .+ . ... . .� : �. .. �..;.' . . .. :_. ... : � ..��...._. �.. .� � ...+ iof E7ii�8 uest b: n Wdrn fia: San7� Bewmr Me1n E�densl6 s •+ fko �Iamtain S�e� f . ee�Sewr18 �ccl S+ to N►i! lot X�ED . � . _ t � . � W. d.: f � � �-. n Aetadi�8 vilEh a iem GNqoeti Subd "Np tor a ., _. _ IrisitiV�Ve If�n _ . ' �p crF. _ .. .nq . . � ! + f4prN b vrorles!�k+�`omnMa+iavulib ar nqu�eid t+Y 11w.Plariniro Dep�onwM • AfIPM�ppX 1d0Wa�ql leee h1sA Ymu not apvrt�d ln tl�o mipihpl iMi pqy�+wit}sndlw oaaulMrtt�paws Ineun�0/n ar4w dAfb�F�,� t Cerb�A pmk 1�a A+�es�ol�*PRD�1���e i�tsA��a�A�t d htaml���p�pep� Tiw�p�o1 s�d aYrfM�t �Nadth�ry pn4i4hM�#�PO�►i�N!.tvi�8n0 eea�hpdpe►�pp�atlon.6�n0 wtir�ltqt upon tqdhin�o tla.�)+.UM��nb�ilbnd�rr iro�4�'�Raotlt i11s ovq�IN�e7r M'�nn�nd ur raouqtlloc tl�a1rl olthn »�I��dA�t a!IM fo�i�l��l iowtlt. • s The Q�ater3M►�GY I�kAGwLdpp atM�Iqreei 1o�A16 aG6�.ind�'aFptqtl�ot�pGAAM4�n1y dMo�e p�p�1Q' . �eai,wMukc�a�t►.com�ske�s�a Lwna�M«nb.os t�arv�+r.pas.a�,veeaa�n,,r�a�e�on m a�fs � �4R�+KallRr Qwmr�ali�a.rMd�#n�r mwt e����qt�AE se�uW�d►#rM�w n�6b�4�f qK� 6p�n(Rbrr�nd�io1l N:pn s�lnt mdla owh�c N.unqek b�pnd a sd�rMAad rApp��B,PMw+� npk9 a�p��tb . in a�hqlaed�bativi rtlend In Dt�de of U�s appbar�aMr�n0 M►�e�he G'ly Pkn+er 4d 1a. . ..., O�n�ri&aneture:' �� ,�,,,�,......,.. RDete� . •� �' U►mw's$ip�e: � � p� �AP��:�.,�' � �; t7o�ca: "" �..'��_. APPilo�►a's�Dn�tur: — : Ceri�� � , ,. -- &.m.dbrR!�fh'plUlaW ibON}d:.1AeM�tns L�lipr L? RECEIVED MAY 2 8 201� � � � � � CCI'Y o�bRONo ; SITE PLAN DATA: I PROPERTY DA7A: WETLAND DATA: , TOTAI SKETCH PLAN AREA = 17.20 AC {PER COUNTY) WETLAND 1 & 2 = 135,279 SF (3.106 AC) " PID�S INCLUDED IN SITE AREA � 33 1 1 823240001 � 0.35 AC WETLAPID 3 = 9,796 SF (fl.225 AC) � 3311823240002 � 15.37 AC {WETIAND 3 - PROPOSED TO REMOVED dt Mfi'lGAT£D) � 3311823240003 = 1.48 AC IuIINNEHAHA CREEK WATERSHED BUFFER REQUIREMENTS: D(ISTfNG lAND USE = MEDIUM-HIGH �ENSITY RESIDEN7IAL (7-10 UPA) MC�ND CLASS{FICATIdN OF WERAND 1 AND 2. � MANAGE 2 PROPOSED LAND USE = MEDIUM DENSfTY RESIDENTIAL {3-7 UPA) MANAGE 2 BASE BUFFER YJIDTH = 30' MANAGE 2 MkNIMUM APPLJED BUFFER WITH = 24' (PER W{CWO) CURRENT ZONING = RR-1B (ONE FAMILY RURAL RESIDENTIAL-2 ACRES) • APPU£D BUFFER WlDTH = THE REQUIRED AVERAGE BUFFER WIDTH FOR PROPOSED ZONING = PRD-PLANNED RESIDEfYTIAL DEVELOPMENT PROJECT AND EQUALS THE BASE BUFFER WIDTH MINUS REDUCTIOt�S FOR BENEFICIAL SL4PES OR S01� CONDITIONS}. TOTAL. PROPOSED SINGtE FAMILY UNITS = 51 • FQR EVERY 59G DECREASE IN AVERAGE BUFFER FROM 207� THE BASE BUFFER Wit�TF4 MAY BE REDUCED BY 2 FEET. • L.OT DATA: • BUFFER WIOTH MAY VARY (BE AVERAGED) AS LONG AS MfN. WIDTH IS 5Q� MINIi�IUl+R LOT AREA � 5,634 SF OF APPLIED BUFFER WIDTH OR MAX. WIDTH IS 200R OF APPLIED BUFFER MINIMUA+S LOT WIDTH a 4$� WIDTH OR LESS. MINIUAUM FRON7 BLDG SETBACK TO PRNATE DRNE OUTLOT = 11�• CITY 0� ORONO WETLANU SETBACK REQUIRE,MENTS: MININUM BLDG SEFBACK TO WAY7ATA BdUE.EVARD WEST = 50� y�r�UWp BUILDING SETBACK = 35' FROM WETLAND EDGE OR 10' FRdM MINIMUM BLDG SETBACK TO OLD CRYSTAL BAY ROAD = 50' PROPOSED WETLAND BUFFER. MINIMUM BLDG SIDE YARD TO PRlVA7E DRIVE = 1 1� MINIMUM BLDG SIDE YARD TYPICAL (GARAGE /WD HOME) = 5' . MINIMUM REAR BLDG SEFBACK 40� OR 20:G aF LOT DEPTH PROPOSED MIN. APPLIED BUFFER WIDTN (AVERAGED} = 26' (PER MCWD) .Y1MiCHEVER IS LESS = SEE PtAN PROPOSED MIN. BUFFER WID�Fi = �5' WETLANO BUILDING SETBACK = 35' TO PROPOSED MAX. BUFFER WIDTH � �2� WETUWO EDGE OR 10' Td BUFFER WElL/WD. 1 & 2 PERIMEfER LENGTH = 2,156 LF pEStG[�pATq; RE4UIRED AVERAGE BUFFER WIDTH (WETLAND 1 dt 2) = 26' MINiMUM PRiVATE ROAD WIDTH = 28' 8-B REQUIE�ED BUFFER AREA (WETLAND 1 & 2} � 56,063 SF MiNIMUM ORIvEWAY LENGTH s 22' PRIVATE DR1VE QU7LOT WIDTH = 5d' PROP05ED BUFFEFt AREA (WETLAND 1 dc 2) � 56,535 SF (1.298 AC) TEMPORARY CU�-DE-SAC RADIUS - 40' PROPOSED AVERAGE BllFFER WIDTH (WETLAND 1 & 2) = 33.73� PARKING PROVIDE PER LOT (2 GARAGE+ 2 ORIVEWAY}. = 204 STALLS (4/LO'� �STIMATEE3 DENSITY CALCUkATIONI:_ ADDITtONA� AARKING PROVIOED � 55 STALLS TOTAL SfTE AR£A = 17.20 AC TOTAL PROPOSED UNiTS = �1 NON-BUILOABLE AREA (WETLAND + BUFFER) = 4.404 AC NET BUILDABI:E AREA = 12,796 AC ESTIMATED NET BUILDABLE a 3.98 UPA � PC�xhibit B OLD �'� �STAL BA � �IJAD ��ESIDE�TIAL l�E �.�L�P1��ENT o�oNo, �r��vNEsa�A � ; — � DEVEL�PER � I ��� ���..����_,.� ��o< < y R„ ���R��� y y��� ESTATEDEVELOPMENTCORPORATION '� I '� � �/`s 15250 WAYZATA BOULEVARY7 -- ------------------_-- - --' � " ' �.�' J o, � , ! SUITE 101 --------_.._..-----._..-------._ � WAYZATA,MN SS391 � �`• � PH:612-990-0666 � - I � CONTACT:TOM(30NYEA � � j �„ ' �,,," `•"•`•,• EM:tomQ,lardmn.com � j n � '• '• " � � � � '�; i �c oc�ion �oNo �..,e; � CONSULTANT --- � � �� I � I _�`� „ i " �___ � � , ALLIANT ENGINEER[NG,INC. N iz '� „ i � , � � 233 PARK AVENUE SOUTH » '---{ � .�; " �`� SUiTE 300 M � 31 " �s i � I �r E� MINNEAPOLIS,MN 55415 �n '6 " '� u ti . `�r p� PH:612-758-3080 N ;— � U ' � �t.►►. � ! 4 � a i e i FX:6I2-758-3099 N —1� ` ` \ � � � �, �, „ ENGINEER � � � i \i i u T MARK RAUSCH 1 �S I Ya.re11 � L , •_> o �-^�� LICENSE NO. 43480 i � ��� , 1 � L� �T `ti � EM:mreusch(a�alliant-inc.com , f, o ; ;' . I � � � � � SURVEYOR N � � `J + i e � sn,rm o ` `, '1 ` ` N DENNIS B.OLMSTEAD � ; ` +_ ' ^ LICEDISE NO. 18425 .� lAINNETONKA B o ^, `� ,� ° h �q � Laka M��„aeo�ka £sM:dolmstead(r�alliant-inc.com a � .. �d e.r �a��. � � � . LANDSCAPE ARCHITECT i t{ _.—.._..._. � � _ , „ . VICINITY MAP � � - --r-_ NOTTOSCALE MARKKRONBECK a i ; „� LICENSE NO. 26222 � � __' a i /� ' EM:mS¢anbeck(r�alliuit-ioc.com 4f O I � � 1 1 � , Sl �- ' SHEET INDEX v, i / ; —_J � -------- - - � � � NO. SHEETTITLE � N ; �,».,�� �_ � ` ----- ---------------------------�--------- -—•- -�--�-_—__�_'a.`=�_.� � i COVER SliEE1' N �-- --------T��---`---- 2 EXiSTING COAfDITIONS SURVEY X I 3 S1TE PLAN E I : a �'"� i � i _ - a .�:� �:`' :.��, ',}.:,<•': - s o �s iso aoo . �,,,� +���y-.�=,�ri��c z:', 0 } . � � G^�'� p` SCAI,E [N FEET ' . � _z ���Y�T�'�T'��K �ROJECTTGM DA"CL �93uE DATF 1$UE arecv�not+.acwu�rw�s ota�orm �a *sis crrvs��%a�rN. E D c ��BY���µ� �- LD RYSTAI., BAY RUAD 233 Park Ave S,Ste 300 ���������T� oiuwc w, sx.�s crnan�rrnu. AM A DULY L[CFl7f� 1 NNnneapolls,MN 55415 e�uonu.tr+cnresR ur+oryc ►xe�cTNa aso�n o c 6t2.756.30fl0 wwN �u1V50FT1�6TA750F iasso wa�zaz�Bou�v� �'" $�,�tol 612.756.3099cnx ���� �,,,�����, SKETCHPLAN COVERSHEET WAYZATA,MN 66391 A L L 1 A N T www.alllant-Inc.com SUBNIITTAL SHEET 1 of 3 PEIONE(81�980-0886 sNaiNSFriKw �a+serro. ar a.s u+dSZ�� - SIOL 'La u^P 6Mp•n�nsLSlObI\suoi;ipuo� 6ui}s�xa\Fan�ns\LSIOtil�1lOZ� X awou 6u�Mo�a � o � ���� ," � � $ � � � � - � ���� � � � � � i �d�g m i;o_a s �i ' �a`�� `� CS']i5 IO �'� ►/I AW 31iL!0 Y/I 35 3W1 � �S � �uwa 3u eo Hinos�e � $�� b �0 a -poci unv�rvavd 3nn � fC'0353� �� � � �� � � �y � �� � � j�� fIl:w��u�o tIV as 7�u N � � i � }H �' tt Ti$!0 1/1 MN 3M1!0 JO i/1 3 3Hi j0 31l1 5-'+ � � a K Sj �s � '' _�� � � i Y/1 34�iL d0 L/1 3 3i1 � � � ��'� $ ` i 10"1!DL 5 3X1�0 3NIl'N-�� 1 . �� � 0 14 0 �oaenvw` @6 �e �,�___—;r____________��LT_��__�___ i.t __�_.._____���f ____I_____� O —__.__ r —�� M1C iM.M./�^___��__ ��L_'________•�.�•—•____�_�,�..wL——_ �'! r ii �" -.,; �--�--� � � � e O r � .a ,a ����m�.b...�,���. ; a � a ' � a Z��N.(M S/7 w, �.k o n.; t - z � � � c7 i �t •iFeL Cln atnL�g�Ma, � S i S l r q �d: tlW JOOM I[i1 4 Wl�� � ! t � � y�y%�� w i* �� L. � � �� ^ ——�-"—+ — , I — �r' 1`` 4� �� � W � , �� 9 8BS M.L0�11.8BA� � }�' �.! :3009 g I X � � �I� m ���$ � ��`� . ti wwi"s� �x x�c ix![ _ +e� 4 � ��x � t � xi �X x �y � �^ �� Q. � � ; ' � � � q �R ' � R � ? A ` 9 2 o� � * �, Q o � ' � �i���:.I � � � '�� � � � � � � � � � �F_`� 5t i���a ao � � � � ^ � [� ys t� ` W � 1G� �.t�$ �-_. � � � gJ� �.� � � � x . p � q � �7:.��q` '�' r � QS �'�V `,*-e , ■ i p� �J � '. 5 ?7N-X it � YF 1 �`,`,� . � tl � � ._.�., f1 + #'yy R t -. . �'it ��o �."af-, m�` � xO / � ;`�.R 6� � " x x x % r #8���" Z= ❑ �z� � �4 ti ,4� �ti �; �y ��,�' J , ;� d � � . .x _ � atE �R ; �, � � e I: o n a � , x ,� . br __ r ag �;�.�-�-"� �o� . � J i�� ,..�€ ,���• � ` �, � _ : � � �� � ��� ��� � � - ag y= ��-, �� ��+� �`�� �I���o� � � �� �r�� , � ��° � _ - � J: � 9 � _ �i5� � , � a �T l � �� �� ��� .`;� . y ,�� a ,. ��.� `-��� 4 O O � ; �$1 I , { ,t , � �� � N � � W , Y �.. �` �/'/��H...-... . � ` . �+ 1 `/� l �� �_ �.�� .' � X� �' �� �� -. � �� Vf * f y� qqq � � } .��� ...' ��_.- - iF�'' � 1 � ... ' ... � , ` i�i.. � x f . I � � °"�� r J� � ., f �� �' / .,. 1- y �d �-* d .��X,, ; * � , �tl ax���l�a'�� �ar - , � . � , � � �; � � - .. _�vn„o � + �p � xl .� . ..._ . � �_� d� 7� r � � x�� . �� �_�� � r �&A � � _. � �' - � :� � +:�e ` ��-;�.,--� �-�--_-- ----_-.- . _���� " ..t' � � l�f,:�� � p-pQ M 1M�KM� I } ���( p�� p /1 �I \Ip._,iX ��� y/� -.'� i � l '.. 7!�qk'�����- ��H ,� _ _, �.��'!� �Y __ ��.�'K X ...__��/. '�� � ''���q �C B�i.',B:R� �� R. � . -� -�- - � , � �� r � - � "� `x '° �- � : �.. � x �' �.� �' - a / ' �� o �� ,� ,�i �&` � X x � �Q` e � � /�' �� �s . � i � �m� � q & s. � x . n/ j '� A'i� -'.�'� �.- / 1 �� R.. 9, ��G � x � (� ; � / ;� it �� �-'�� ^pII � ; I � • g � a ; � ; � � a _ -- -- I � � � I ' . ,� � � , � �. � �°� � o � � i � �' �" ,R _ � x ,� R � \ � �-.-�--- F B � a � � � o � � �� �� � cr �~ . x i � , " " i ' , x r' � � � a � �.. A � \5 � � �`. � ���= � '��� $.. �c�il�y� � 3 Y �E � � � f � i � �i-� � ' � z b�bl a J �� w� � � p � y 8 j e + R R � '.� a �� � ��:�? � ; �� > g e � � � . s�� � l � � �R . .X s z � �$ ...� � � , � \ f� � � s �• ���c� �� � $ $� � a � �� � � ; i j � " � `� � ;� � �'� � �'� , ', � .._�` '�•3',=� � a��a�O�oQ��C o�e � � g X , �h�4 j- 1' 6K '� � e � � /� ,� �(` X � . x��.�.1� ��c. �+ � d � � � ■ � � �.. i , „ �, a �, �� : _ ., , ap � � � � _ � � ` ri--� I � % � s � y � �I ' � s,�x� 1� x �� � � � �b Q L_J I . ,(1 � ��C. ...._.. � � � � �.�' � �� � � �� � .?� � � � «_ �; � � , g � r $ � ', � � � ° �l�� ' � L�� J x � �'�� ��, a id � �� 8 - . � rt� � �1, i " � 5� � t` � '� '4` � � X _. �_ � - �T �aa�s��� � i fr� � x A �� • � � � ,x G �i �x � � � ; ...�' R -l; �s� �� �� S � � x � 1 � �� ��� � � � k � 1�.��-p. _ ��� 7�; � r � � ia r , � i ��, ` ,�� s ; � � o � . � � � i��' � �� ��.3 � (�■( ry (/f ^ ` > �f(� � 1 E x -- 3 . L1- aE E� � � I � p ;� ��� "J X f � yl �i`��"� I I � � � � , x "'-�'- \.,'� _/ '- � �"\ ���� � �'! 1 . � +� � f� � � � ' � ° �' '°� � � s � � •- ��� �� �� �� �j i�g,3 � y , �x � � 1�,� r� ( Y \ x � i I �G+ � x �` ' 11 � __ i__ Be���Y sF�a �� �g 8 � � �� b NmN � ° i � I � �'f . ., ..11 � , $ _ ��E# @� � � 'E � f � � �W � I� } � � i .l x '� 1 " � {� -_ � ���� � �, � ° � "� � ° � ` � j, � �a; � •-= .�' A���� � �� � !:.: ��-, .�' . � �r'Z � � I� � .� W � ,. . �� � �� g o �� � � � � ix - a -- ` � � �o� j� �� f �' '��c � � � � � �. �� ..�`� � $ � I_ �� �� �� � �� $ � i� �� a r� � � ° - i ' \ `� i I ` o :� r b ;G: __ �� �a� �8 �� � � ; a � � � � � ;� � �� � ��� `'x� �,� � � � ��i # .� � __' i@���� °� ��� �� � � II ' � ' � y e �b �" W p ' f� /� I 4 � � , x A R , �� � �f \' 3 �_� �l��Y p� b ��, � � � . , � � x � : � ; f I x �'`\� . � � � f" �` ' 8 �i � � a � � a e �° O d ���9 � , / � s� � � � R� � g.'—,� e �\ , � � � � �� �� ��' ,� t���� �� s,� �� � r �i x �/ /, � � x �� " X"- ,; X � J` =r� °� �, � ��,�' � �a � _ � � � � ja �� r��� J ` ,� i ,�/ � � � ` � _ � s � � @� �,?,� e i�r � � � � � , ,x � � i�� xx � ---.,� � _.a=. \X `� ~ �� o " ,.�. �� x; '����E �� � �e � g � b � � I`� W � ` � a /; � �' �� � � R - r � � �� � 4 e o X %�._����--� � `"— : �' � z'�� � � � a �. p � � �i�� � � �� �� %��. �s� S s � $ � ° ��� � � E '° d � � � � RC ,p� n � �`�? � �� � , � � :��\ ,� _ � � � � �� � g< k E�'_�>� � ��� ��� ��� � �a � i � 91� �L.��.'� $; �� � '-c�. °' � �i y � + -- � � ' � \ �`+� �•{$ � � 3 � y � � F y� � �� ' � �� 'f �� '�� e .' 3 �.1� � � � °a �� ,i4 � �� d ������s i � €�� a1Fk �+�� s � e e� � � } + ��a�, � � -� �� � �' + X t e x � X :11�f _Y I ;, d� - 1 �� 1 3 �.� � � x �� � � x X , j BDf ;.� L �4 J x ' � " � � � � a E���. �i \l� d< -�.1 � . F ��� o �°` & • `�� � �� + x � j k � X � � � ��� � Z� � � � �_ '� � � � � � � �I � �1 � �) � ' � � a� ,E ; 6,, /� � � � � x � �'', k x �g a = P � �� �� ,i. : � '��I_� � �t� � � �� ` ; � � x `' � � . � � ��;� �*�'� � � I� ; � 3 �� a' � _� � � � x � R g � - � 9 �^_��� � �.. �qE � ' S°(�; p �r� t x �� �. ; � � � � � Q� 1 � � ����� ����Ei �, ---sA--------+-�-{ ' �r. R � �� " � �; � � � x �: R � � ��za ���_' y. v � � i. (1)� 3 Ri 1 B i 6 r. � ' e 9 s }� � � a g � � $ EA�� Mt' =y �� 8�Z i8►��`�a , �,X ii xg � �# " ,� � � � � � " � �i ,� iI}�i x � � � �z��; ���a�s �� A ' jjj R3 �f� � � T J�alNj 1� � � a � e � f 'ic g ! R � q 0 iI� '�r x� � R �-��- ��j� Ix � . � Un� �9i� �F x� 3 x yt � 0 j � st yq ." +-Y � ��� ;� Z � �b s� -�� ' �� �n�...�i�#� . L! 8 \♦ 0 CI Y %! � g ^ [ .�x � � �i � �� � ���I�� ��� �� F '.�' .a $I��� k O� � X -"_�I / x � _ � n a a� 4 � i R x i °�, ':�b �� .�_.�. -� � R a '�_a . ��' �,_ II _ � , �. �;� `.,ea - n�\ .."% � � �', � � � � '=�3 �L al'� � y�-ja .. g�� �a as�•�i��;y�o�#�y ��4� � � �" ° �' � � � ' ' �� � ��E�� � g�{i.�� . , $� � I _" � /� : X � � � � � �\_„ � x � �g a � r A���� � � �� �ti: � � �t � ` io i y �r �- � , . ° � I. � � �1 �:i .-- a .��._xQx $� si� �� � ,'� �� � � R_9 .i i�p " �� d ;b: � ��Em . � . , ' -� • � • :�x � L �R _ -$Pu �k ^ F� J 1l16 � ��'��� � � I .. . .__ �� .� - g�' _ _ � ___ . �I q. �; . � . . ..-�i-, i Y,._..__ _ _ - . _,.� . �._- '-�- � -ti�. . -- . .-__ _ .. _ _ � � � �� �� �i. 8 a � .#Y� � � _ - _. _ -. ._ � �,s�ss�va:_ u�ux3aa�.u��-��, _ a���� ������ �� � ��. � , �e � ^� � y �� ia° � �' .. •�/r� j' '� - J �� � � ��r�� � Eg��S ' � - , .: i � s$ � S'��� '"h '� , . i �` (��/7�� . _ -..��`i�`.��_ . �� _ � Y ����� %�� �1� ...� . ._ . . ... � �`P._: .�� �e .j .;,� . f � - ,• , �� -� � x��a� _�*���� I �e �W� ��:����� �f� i. .�t� �. _0. . �e 8 � -,- � � - -- -� �e _ g � ae �� � ����� � � ����� d ���� '` — -- -- - �� � �� �' � ���� e� � � $� � a� e� � �d � s�x- a�=x�ie �� �o ���� /o�@ �� � ��� �E �� � �� � W��^� � �� �'g � , ��.__ _��, a �� � �� � ����e � =a����a � ; , , __ _. , _ �— �---� . . � . .�----�---.--. ._ __ SITE PLAN D _ . __ _ _ , - --- -- - ----� �XISTING PEC3� � P —_ . . .. � �RAMP. _ _ .- - ------ --�._ . . _.___ _. � OLD CRYSTAL BAYROAD NORTH� � UBL/C �� ` " � " -- -- y �ERIY DATA: .. .. .. TO7AL S1SEfCH PLAN ARFA - 17.1A AC(PER CAUNTI� . .. ..- . PID'S INCWOED IN SITE/�A - 33 1 1 8 2 3 2400�7 � 0-35 AC . . . _" _ .. .. . . . .. . _ _.. .. . . . _ ._ . _ ...... . .., . ..... . . - i � - J311b232�0005 - 15 o�AC �' . . __.. .� ' _ . •.� �' ' , . . . �. .- .__ ....�_ _. .�. . .. .. _ _ _.._ _ .. .. _ . . .,-, �_ .. EXISfING LAND USE- MEDlllll-HCH DENSItt RESIDFNTUL'(7-10 UPAJ . ., �....-:� __ ... ' . F .. . . . � _,... .. . . . _..._ .. - . ._._ . � ' . -:— _ — ' —• — .._' PROPOSEO UHD USE - MED�W OFNSRY RFSpEMIQ (3 7 UPA) LAN SCAPIN /BERMI G DSCAP G/BER ING ' LANDSGAPE E MtNG cu��rr zo'nNc �RR-16(ONE GWLY qURAL RESIpENT1AL-2 ACRES) ; �;� o . _ o � ' o DSCAPE/BERM rnoaosEo zora+c - vao-auw��u�sovm+�oEve�oa►orr 0 � O O B B -�. � B B . � - � , TOTAL PROPOSED SINQLE FAMLY UNTS -51 f ' . o � ' .. . �•� f�--�1 . � i �; '��._, . " SO L07 MTk p' II � �. �l� UIHIYUY LOT AREA S,6J4 5F , :� � . . I , \ � . . � ' MINIANM LO'�NIDTM = �.S' Q O ..I . n� ..m N �..' ' O. � N v 1 � '. ' �I . .! MfNIMUM fROM BLDG SEfB�CK 7D PRNATE ORNE OIJ�LOT - I1' � � . .I . ,: . pp �..� r'I �"I � . �N I�. U1� \ . MINIIIUY 6LDG SE�9AqC TO WA1'LATA BOULEVARO N'ESf - 60' � � � � ^ ,� � � ''I ,� 1'l1 :I �• �/ , I MINI4UY BIOG SET9V'.1( TO OlD CRYS�K 9AY ROAp • 50' MININV4 9LOG SIDE 1'ARO TO PRNATE DPoYE • I1' \ � MINIYUY 9l,OC S�E YMO TYPICA(G�F/i0E AND MqIE) • 5' � I 7 r N � � � �••� ,� � � �` .. - � G• M / /� 1tlN1YUM REAR B:DC SETBICK{0'oa zmc oF tur o�rN i - � . I � I WHIQIEVER IS 1E53 � SEE PIAN �� i , � � � ��I. - ... - _.�. - . . . ... .. - -.. . '. , ✓ .� J� WETIAND BUiLdNG SETBACK . 35'TO � ; . _ _ � \ I _ 837 LF �p . I 10 ro����7t� � - .� `� - - CV i DESIGN DATA � ' / � � 5' SlDEWALK�AR�Xt�t' . �v �����._.�, _ , — m � _ . . �nr�++uw rrtiw,� rtcao r�ron, - ze' e-e . � . _1__J---L. - — � N FqMNUIt DRNEWAY LENG7Fi • 22' .� . .. � � ,~ . 1 ... .. . . - PRNATE DFtlVE OlRL07 MIOTH - 30' � , ' ST LLS 13 \ � ' ' ---� ._ �Powwr cu�.-oe-src rraaus = �o• • ` PARKiNC PROVICE PER LOT(2 C1iUfiEi 2 o�,n - 20.n�s c•i�� ''b � 00 r �` ��'' ��I O e-� � �oariowa aunuNc vewixe � ss sr�us � Q1 �'�-�����^ - C { 1V N M Ill �"'� WETLAAID DATA: � '�tT � 1- JWM 1 y� � � �' I r e"n � i SfZE 9's2��._: - � ! � � � � � � wEniwn � a z � iss.s� sF{3.,00,�c) ��� . ' .., �� d' �_ i � f � I Q. wErtJwD 3 =9,�98 SF(0.215�vC) � 'i M !V � �.�� �/ + � \ (WEttAND S- PROPOSED TD NEMOVED k MffIGATfD) T-� i : . � � . , . . . � • . i : : � ^ � � I � . . . . .� •�• • . • ,� �� '�� . � YiNNEFfAFIA CREEK WA'ER'-�1m BUFFER REOU9�Ni5: .��I. 5Q � �.. . . �� � �� • , . - .. ._..... .� � � � `�� . ~��``` AfCriO G1A551FlGTqN OF WcRMO 1 AND 2 - YM7AGE � � ' � • . ` ,� \ a �'"71 STALLSi 1 MNdAGE 2 BASE BUFFER YIIORi � 30� � �. r-1 N N-S ET �--1 �. i _ � �� \ ' i' . N PARl �LEL ,. .� . .•,, � � ' ' ''`� � • i � :��Eu e�wvi��a�R""rquTMrtF.n� Zv�c�aur�inon� ron '�� , N PAK lN �. � . �O ' � •'\\� I o � I '` ��.rf • � SIZE 9'x20� raaeer�ra ouKs n+e L ca+su�.wo.N�iMus neoucnoNs Fon �. � E OR � �� " ,I M � I - •. .y) � - . ./' �� . ...� .. \ (!A' BENEFlCNL 51DPE3 OR SOI ) '� TALu � L _I JI*♦M � • FOR EVEAY S1i DECREASE N AVE�RAGE BUFFER FROM 2tb[TV£BiISE BUFfFR I �_ ' � � • YfDiN)1AY BE REDUCED BY 2 FEEf. ..� ` �• . �, � ��. 1 BUFFER WIDTH MAY VAftY(BE AVERACED)AS LONC AS MIN. Wldf}i IS SOX �� i � . �� � , j - / - Q - --- _ . _ '.' \ \ �� � � OF APPUE� BUFFER 1P1DiH OR W%.M7CTH!S 20WC OF APGUW 81�'FER �� � {I� � •�• ' ' '. • .� �. / 7 � WUTH OR LESS. J � J I._/ !' F� � K' i % . `•�, ,� : � \ ; ,. E ,Q m � � M , , � .'.'.'. .' ' ' l � � , i �y+ wEruwo e�u idHo sE�inec��rrs os�wErw�n�e��.°R �o' rRou J � � � � � ry �� `m �f1 / ct 2p � �• - - . . ','`� �� � ' n �� � � L . m /' • • • • - ' �� ,� � � rP"ao�v�� ww. e�w�an�iEa vnon� (A4ERACED) _ 28� (PER MCW�I � � . _ � r • • • , ' .. � � � PROPOSEO MA%. BUfFER WDTH = 32' � : M 1. � • - � \- � � � wEn,w� � k 2 PEAfME!ER I-ENGTH - 2.156 LF N . �.,�. -�� (Y7 _ I ' �.�`��� / � � REOURtED AVFRAOE BUF?"EA M1DTH (WEfIIWD 1 h 2) - 28' � � L� _ � �. . ����-. , REWIRED BUFFIIt PREA (WETUN6 7 k 2) = SB,D83 S� o� � • � r— 'j • - - • - - , - - • \ '���, `'\ / � 1 VRt1POSED B�FFER ARF1. �w�rwro � a 2} _ as.sas sF(i.r�e�c) ; , ,, : s n _ � N ���r��� . . . _ . . _ . �\_. \ 4 PROPOSEO AVEFAGE BVFFEIt 1MDTH (MET!/ND i �x) - sa.�s � ! N M � � > � i ESTIIAATED �n GLCULAnON: f 41 i _i . � . -~ �.' •'�. N-STRE �orK s�,v�n - ,�.zo�c , • i y ; ` p0 � �-i �r� WM i - •'• •�• • "� . . . . .�.�.� � � :��� PAR E�I � roµa��E��s►En�wu .eu�pe) - �ia�c � ' " ' ('`}. 5 , ' ' . . . . . . . . . • 1 - NET BULOABLE AREI � 12�98 AC I M � � _ . . . . . . . . _ . . �'P KfNG � / �•� {�T �S(9}� I ES111N7ID NET&ALd�B�E a.es c� g � ' ._ � . . . . . . . . . . .' - • • � l i 45' o - N � - I � � .c� . . . t=� . . . .1 . :. ' \ -_. - ;� �.-; i . i_ i Q i ;. o . . L � . . .� . - -�� � ' �r��� — — . � . . L � � _ - : 1 �__� . . . : . . M� . . b � ,r �, . . . . . � , . . . . . • _ — — . ` . . . . �-- , ih!. - �- Y . . . . - - �:� � � �°a - �� _ . _ . - .. o I I � - - I I � � 50'R TEMP. 50'R TEMP. � ,r.cw�rMo�e•.�r � � CUL-DE-SAC CUL-D�-5AC � I 0 ^ eix � R R a�nc i I n, o m. ± � !EE 517C RNi rt � iN'IG�L 7DE YMD SE�Y�C14 a • � °L J o °'"�" r °'"'o'" LEGEND' �°`'�°`� „��.,��.,�o� �" i�• r r rr �a wr orrrn�n�cHcvrr�s�s �r �w rn�w�m a n�!'�e{' r -a�c/�ea�,tw� �Exis ro x � �ea�c AmHr mac or cwut � .,.� ,ti �,� BOUW�ttf UNE � NEnI� o c c�qr§rK e�i�r���� ii , .... ' , ' . .^� . -- —.... LOT UNE tvnrx E H � _ f , c�.e � . � , _ . „ra�r.LL e�enac�w� � wen�wo eu�vt AL LOT D Al �w Tl(PIC ET L � uoe��wis�R�ir,�r �f'['�. �''� i�a . - ,._ ,\, ��,•��,1,"l��` ..__ WEfIAND/BUFFER SETBACIt UNE l�. • NOT TO SCALE w7x o�nm�rx aro �( � _ ; (,>�'^`� ----- MIEIUND UMITS I � /�OmOw1L PMKDIC(IN MDI�qN 70 0 25 SQ 100 � � ------- _. DRNtWAY ANO G�W�GE PARKINC) �� 'o �•rnawri�� . ... . - WETIAND BUFFER � ��� TYPICAL ROAD SECTION - — —— � �N ��T - SYYN = SfORMWATER FMNMGEYEM (PONU.MFRTRATpN OR FlLTRATtON) ror ro aorc I�Y��,�r,��. ��,�.�"M DA� �� °"� �E ULD CRYSTAL BAY R�AD L'B."fF[G'RON.ORiL•1'OBTVAS �BIONHfi f4R M20.15 tl'IYHUW7["1'AL E D lp9ApEO8Y1.tEORIRORMY 3 C 233 Par[C Ave S,Ste 300 ���+�+�T+�T� wu�ro: nx sao-is anw�+trc�� M1nne7p0115,MN 55415 e����e�i�ra�R cmuec ��� '«u�s� neurnw�snus� 612.758.3080�uw ►m�vu 152b0 WAYZATA BCIUI.EVARD 612.758.3099 r+nc SKETCH PLAN SiTE PLAN 9l11TE101 ►1,uKp�t�C�{,}f QA/QCRF,YIEW WAYZATA,MN G5991 A L L 1 A N T www.ali�ant-tnc.com T�7�� SHEET 3 of 3 PHONS(elE?890�0866 Ex��Niittirt• o�� uc��ao. sr o�n SUD1111TTAL T � �i" _ . _ ... �Y� .� I,� .. � _ ��� _ _� -y� -;-�•- .�---�.:� ,.- �- �W. , _ ��� �; � � ,�„ � . . a � ,. � � . ._ ,�� y e � . � . at•� _ �.- ""'�,�.."' #�� ;,�;�,�*' ._ . . �p � �� ;^�.ww..,���-+�s � .�� �� � - - -� - � � " �y� _.. ' . . . . _. �'��, �{r.�,�'. � / Y1� � R� . ' � w�.. ., m ... M Y ... vl :. ... , �S Nk� n . � r' � # � � .r, �. ._ �. _ .. ,,�"" �.'4 . �- . .2 �. ..�...+. .r�r....- - � « � �.,..w�..�..nas.�. ,w,:'. ---+-�sr,V'4r�:ura. .,lt- ..�'v4�Y`.,. ..y ���Y. �� � �"��'j ,. . ' +��+�.�.b,,.. ' �k++�.� . . J .}� �,,�'' ti .i t _ r, �: J"���v� ,,j . . — — - -- ` - - , .` ,� ��.'!i.'"'�: �+!" '�. _ � _ I: , v���ra �v►� v�sT �� > . �- -- � - � -- _ ,� . _. ._. . . �-- ._._ - � x;: . «.w . � . �: . . y ,.�, t �� ,,_. _ .a ,�.... �.. _ � . : ,._.. - ,� ��t--�.----� . � , . . � . �r�.:�- . . .. � .�""` _, , . . —y-�, • �"+ �'-• • � • �-�.� ��' �' � � '��"�"��,_�'�,•°^'r " - ___, , . . !� � � ... . ��� .� - - - �. ., 4' T��: �f _ M�...�•- � �x�,,,,___� .�..�,- ,�.�...:.� ` ` ��'f• � , . � , , „ , � „ � �, }�, ,� . ' ' : ��4�, , � """' ' - �:. . ; �� I . __ ,__—� '�� � `ti, y�iLf;��� � , .. . � ���""� ,� � ,, �- �� 1 21 ! � '�, ;.� , � �_._____—� � ..h_i ��. 1 t�;."e, r � ' _, �� � 29 28 2� 25 2�"'J ° __ r . :� � � ; � , - • , - _N � � 22 �`°°� ' 20 + �� . �� t �� . �� �� ; ` � ''����,� � — .�-.rt��-'� r" �'� 1 e� �.—.� - } �_ � - 4, .� �```� .�� 23 r ,; ''��►�rrt, sa�.a� '. � �"�.�*-4§.,,� �� �, ,' �`�1. �,r„'�''r�d"'� '�'r'"Y ��, � ��' �,�" Y`'=�'+�, }' .�� Z4 , �' � j$ � L � � �, �- _ . .r �t�i�i�:-"'�'.� ��.. � '�'� _� `;�` #Y ;1` _ � ::� 7 r ��"� �► '�,;,�. � �� ' ,. :: _ _ , r ' \ ?� � ., � 1 ��`�.'`�,. �,�'.��'�a � �r �� ' �3 �ti , � _ � ,__�• i � •k ���:" r�:�. .�� � ,Y ��° � 1 �2 - - 1 16 � � r• .,� '�� , I 34 �� '� .� �y r � �`�4. *�, '} � 30 31 ,, . , �,�'" �.� .� . . � , . , �. . '� � �� , 35 � � � ;,,' 15 �,°'�"" ,,s 1 -. �. �., r . ,- ` 36 —___.i �_ 37 38 � � °,�' '�� �_ ��;K — - -- �r �\ s ��- �;.�"����r ' t�rmw t� �- �. �� �. � . �- �� 14 �.. ���' , . ��. �'-'`._ _ �nar�e cs�t � � . � �; � . w` - ' Are . � *� �,A . � � � ...-�,� � 1 � � .,� � ��. . . �-� ,����, �� �+►..� � 39 !� '– " - � J � � � ,�� � . r _ 1'. – �n �r:f � . « . : • t � �Y . �, �' .�� ( � � . . '' \` �'��� I (� � _ � ._:.�y� �°`� .!F`r x..r � ���� : .i. ,���. � ('_' , � �''1-- �rti -I ' 4 � f�,..: �!' , : `�,,' • � • ' . I� �3 � � � « " � � ..r�;<.�� jK' . .,, . .. ',�.�� �."'``�. � �. � -� i � —.�" r Y b°,r "."�.:-' _ �'+ . .Y� 4) � � a.. ,"5 � SM 'T t «, . F a��;;;:� � Q ��. 7 �; �' � Q..�� �.`�. . �" � . , ,." •' ` ' �-���}��'� i r� .. G'� �2 �' � �,p :'��`. �; , , � Ma: � , 1 �':Y {C L �� r_ � � . � � - y G I ,7 l I� .�. "'�k+,�. . , � � 5 � 4 �� , c' * ! , �.� t �}� I -�---..•� ,` . � �' f� a =' ''` ' � ` � `, t " v� `° t '1r I�1 /� � � 0 " •, i ' '�' " '^�' � � y7' � �a r��, � �� 4 �1. . � 1 wr .�" "`� .� �- � -`? � '�` • . f �,,y t` S 10 � � ' � .:'�"�.�~ � _ k+�'° . i.�, � _�� � � r �.� �,�� �, ^. / . ; ��.;,�� ,� ` 7 � ;;" �` �� *►� _,�,,� ,� �'� � ��:+ ,�x " • \ • �- _ _ I_ ;��; 9 m `{ �� � � � , �. - •� � � '�� � � , ��„� • `�` � ��_ 40 .j `a � � �' � . . "pi� . :� �,+� . E .. .� � . . s,�;. ` . • � i � � - -- - i ►t , �.. � 'Y' .. :� . C • . +''�;r���r` \ . � � , �� f �.I . , � �.� �� . J 41 ��, .i t �i � ° c�o ���� '� ,- �y �i . i � � r a . � �• � �� c • �f' ,� . '; i '] f � '.? � Q �. . '� . � . _ . � . . ' . .. � .. . �L . . .. : .�iw��+a. . � �> � .. v \ S' a' � ,:� !_.�._. _ ,� , : . ___ -. �, «� � . ... . - o , a� w._ s, . . � ::' � ' .',� . ,,��r'�,. _ .� � _ . �"� �i �7_�t� '- . . T'C . ... . .� ; � � , _ — � S � ��j" � 1 r„ ,� j JI� 1 � (� _ � v� ' �r �#' .. �'` . '�. \ `t ii ..� �. :i.._ .l ` %/' �� . ''�'�` , .�' ` '^�;. + ��i'� - �j'... __._ ( . . h� .. ., � � .} � �' .7� � , '�� l , ' I���i`��'��w���~�N�� �w��1. � � _.. � �. .. �.i d �� L ' F . )• ��. �� � ¢ +� _ f '"�'�+ -� .� ✓.�S�w„t _dT�^ � . � ��} 1 � - ��',�� �`„�I� . � r� � +� ,'� '�l �� • � '�_ .+ ' ' 44 `I � �. , ; . , . , � � � � "�y � �i` .. ' ��, _� ,r" �� ; � . � �a � ;� :,. � � � +!� ��t� � 1; K'� t .' • _ � rj• � �' � F= � 4;� � .;�tii� ;� `:; . � . ' 45 ��`�p ,/f � - �� �, r � � -"�` � ,•:- :'' `�y ,%` ,��. � �` , � : . ,��y� � . , ',}� r^..: � _ - � — I�q ,� � t .. 4•�.!_'y f ' � ^ _� `�. i ! 4 i .., `Y r� ' ' 1 " _ '� f �� � . .� ,� 'r` ��' ,�'.� '������,�. '�, � � '( � 46 � � -�-.� j� .'?il�•_��i ; ,� '�r i.:�.�'�~r.�'�: �� �'• . � '' � 47 � '/ - �,' •�_„r m_ _ ,. � . . �a •�; ; �, } ' �• — ' '; �. . .,� � . �� r �� 48 � +� I 4 ., �' , � ='� �, .�:r�. �; ` � �.� �'� � 49 r �_ � ' ' �r`!� .,'�` - � 'r'. `� _ � ' _ . �; : � ,� r�.- ` \ r � _ , .� '�-e:.� - '� >•�� � �` r3L ' �; ' y �, —". ; �-T'`,J. �� � �4 ' �,� ` ,;_ ,,..+r�� 3 � 4' � * " , ,� � �` rJ� � '. � f `-,/ � �� ��,' � � � . . : � r; � k, ;��� .� ... 4, , � ,. ! , t : , ��., • }�.�. � 1 Z '''' �`l.. �• �4€ , . ' : " '` ���� �1 1 - �__I .�=--. • .► , ��e� ���.. :,.' e� t �..,,, ',."""�s �r r , '��p e r ,i., m,"`. i ._�__-:✓�"' �" ����aP��'� � �� , '.� *;� 'm;;+ . , . . , -.. . � " t �� � -a,�+�,�y'^=:' �y,_�� _ , _ w„� , , `; . $e ..:. *^ �„ } ' .. 'e�4.5��y i'a�"�r.�'I4 YVvM..��.a.: u � 't - .. . � �✓.� �.V +y� .,. ��f 7°l°t'}: .r.. ., ..Sr _ . . �.�'�� ..,v. . . _.. _ , .-•�--w....�. ...�......e .......��.a.�.�...�. . __ ,... � . � �' / I � '� �� �� � .F� •!w • � . _.. � ..� �w_ a /� • �♦ yi ' � � � � A'� m . `�;��` "�^ l � ,' °� .� ,ti;�j •.�,•s . ,- », _ � . � �,. , �. „ . k „, , , _ .,, ,. , „ , , y � , � .. �,,.'. Y � • - , #�. .„y ., � `��"x , . . .. , y . � �'� � �* '����`� �'�+�'� �''��'� ���� " ��t � � � +w�.-R;�... '.. .._ ,.,e�S ..,_ .A,,:ie.-'wd�.ar�. �}":- ye„�� - �y.r. .'� .. ..._. . s+vnei.. [ .. '!A.� � wx . • . ._... . . .. . .. ... . � � � � . . � .. . ..... ... .. :Y-..w.�.�+��--�..�.......-�..�..._--�+i�V...�. � � .. . . . .... .. —..�.,..... �,.. , .w,+r.... ....-�..w.� HIGHWAY 212 � . _ .�: �+ �. ... .�_ _____. _._�� _ _.� _�_�.____-- .,_ _:-..,�.�:.��--��;�_ �. .._�� —�------ -- .. _ ___ _ Q rt � E � C' CONCEPT SITE PLAN p " RECEfVED � '��wA�TA�,,� 41d Crystal Bay Road, Orono surr�ioi ALL{ANT w�xznT�,n�r�cssei MAY 2 8 2015 PHONE(81�990-0888 iMJiMI�Y.iwl C17Y OF ORONO � ,"'� '7 � � o . ' :;1��� . �---� ---.... .._. _�._.-_. ,r �; 'I, � �t� �- ���'- . . , � �_� _ ._ ._...---. .--- . . , �� , . • � . ---: . - --- . ----------��---� _ .- _ _._ :_. ' • " a �•� , _- - --- �-�- - .... ' ►�, � /' .... •.� � �O Jx ., 4 . , . . : � - N��� � - ---� � , , • , _ � . . - . . J . �' ' . , ..... , , , � r • • - ' --- , . ,. . .. � . . � _ .. __. ..... .. �' - ... _ . _... .....__ •- .� , . � ----• --� ._-- 't'-�� - - _ .._ .. - . .$ , ... _. ' - -- --• �: - ..... -- ----... _ ._. - - _. . - - - -- . ._ -. nr aaAda_7d�s.ct�a v�o _ - . -- ..._._. ._...._._... __. __ . .___. -- - - � --- � , - - _ � ;4,,- .- -. . ,- , , . . . � - �` - -. � � � - m . _ - .. , � __ Q: , �� . . - . � � � � ��;`: - : ._... . ' -_.. ,w �� - _ ,. � �','2 :•..:�_ - - -= . - , - ... ---•- � :�; , .. .. ... �i'''� H - _ .. .. ' � ' � < .._ .. , _ tt . ' - � ------ --• . � ��� � --- -• - _ .. __ -•- �� �' ������i ; _.._.... _ - . _. • _ _ E� �a s� _ - -_ .....- .. '''• ���&g�e � ; _ i_... - - . -.�.. .. • . • - --- --.-.... --- /'�f � . n��"��� 3 •-- - ---- . . ._.. - -- _._ '-- \f J _ . ;e e F!� - -- • -- - - l./ :a i F c - ..""' - ' . ' _.. " . �� �f � --- - - ---------- ---- -- --- .. .. - ' �'�} : o s��$�!!� � .._... --- , `�� � _ ! - . ��•l.1•':'.� E -' '�'-� �.'.�.'.:.. - --. --- - _ �� - '-•• _ .. L =_e s �p a -- -- - -- � , ' _ _ . ' . - " . ' ��� • �a_ p3 ' . - ' E " " _ � , ... • • ' i v _ . - ' . . - y .. , _ � - . � , _ .. • - • -- _.. - _ �1 ._ � ' � ,_. .. ` "" ."' ' ,'���•" . � ... Q - a e���� � . _. . . , , , ..__. -- �' . .- � ----- - - • - � . . _.- . � . . - , �. .. . - _-- . ,. . . ^��•-•�•-: w � L K W � � ;�..�,_. � �„d,;� z : . y4fl��`_!�.,fiFi �.�K. �Y�r1t�t�� �itr,'::jN;:{ ' , .: ._� � _ �?'1 �' . t -1 � '� ',� �� _ • -_ -"� �' i , . .. ' :���i°� �f � � tl '� � j , .-•a{� �- � ''"'� r f � '� �'c� � y •i.T $+ .` � . . . E ' , . • . � - . �'� �, '. , '�' ' '�S Z i Frd � ��� r � �� �� � �. � � t,�� ��,; .,�� ��,.;•€'��?i ' � �� ��rS'-.y �t� � �V�'A ���.Y�. • _ �1" t �#r e "`�� .. .. . . �9'" :.+1. Jwlr�� y�#:..�'/��.y�a'� �f,. IP� � ' r�1 �' , _ f� � + . ��L kr.e I �'��. .�' ' ��V ' vr� *} —P.'� , f� 7_ y — `�L:.:y �� _ .. ... i� il4Ye�. ' ��� � ��° �� �'� �-- - __'�.`«�- -- °#�," .F.� A���►* , t�� �r_ . r=-=� " � ,�� : �� �. y � _: . _ . n ,. � � �� � _ _ . _ ...,..�. , +_-_' � ` '��' ,� ����. .b �- �� � - •-- . � r,�; �, 1 ' ..� yl..� j�� . . _ � .� , _. , . .. .,. - .. . ��f„F� . � t, , � - . .. . _ . ._ / _,,i, , � 1... - - � � ' i I �.� - \... _.' f �l; _��-`- - ` � .. v. . ..�^ . . f q� . , � • -, " �S•A . .� . _ . .-...... . �� .. ..' . � i,�, , _�-:- ,».. �. _.. . . - .. .:�- 1.� - ;��...� �� �`_ .. �...,�,_. . -�� r,<, � w- ;i.�'""�r:.,,,,, .�i�. .:. „ , _. �'. �a,r� ".i.� �%�'`>F '°`�y �� � r � , � ... 1 � .'� r T' • . ��' ' . . ` ..s, ..,. � r-. . � « � .. :""�... , . -. . p,� ", )'v ' •_ Sl . � ��� ���� �'� .. 4 ' � , !i . �j� . � � tl tfl. �"1L �• ` �j .�.� � '%' ... ��:'�,�'2' �z� �. . � --It, �. a � ;� � . . �� �� 't �{ .'� r�� ��s � ��� � � . .� ��+ �' ��.,,` �,� A�� t � �t .Y� u'���`� � �` „ s3�`�e ., � � �� � � �� , � . . .. . , � , _p�� y �� �q� � 1. � . - . . .rew� ,�� , .�y,i�� ' �. i G !� � ?t �� � � � � , �� _ 9 �: i ' � — , _ : , � ���' � �� . , + +a° � �i �. � : �� �" � i - '°"�' � ��y� � �4�� Sy ... � .. - ,.�.. �.�� � . � •t� ''`#• `� ..c, . 'Ms' � �� ����"A�' � '���! •rt� � � :��,,, ��z ��,:,� yq;.; , ����:�� ��.; Y' "� ; ��� ? � ,+ - ,3��; �� �!�' w•' �,�,y' ��,�" �+� � , �'� � ar�` �i-��^�',��1�� � o: �" ��t.t�jr.g+ �:�r`�"1��.�� k� '..`,^u ''�.� ^�`�1 "� ,�r � a, ; � y f� +rv.=aa',�k �t.r ��+,,. .. � �t.�M � �. , � �1 ,�� ;•�,,,.� � .. . . �� �'������#� ..� � ... . r � - .��j ��f` . �n°.�rF .. . 4 � �� � ��� �� � i� �� . . . � . �.:�' _ �..t€ -.�. ��� •JI"�. �+��' ' � 1 � � ^ a . : � 9e i � � •� � ' �,� •.� t°_ ; � � ��� � .; �'� ,'����e .. -�" ,.•- � _ �':" .. - �:� �� ..,.�.� u ` „�, . . � �,t� � �.. „.*,. ._.; . , • + � , �. ���` � i a� �� 1,sfa�"'" a . ,�r ,S ` M �r . .V� ��y„ ' �* : f� � �J ; ;� ,� 1 1 _ _.�:,..:.. ,,,, � _ �.���,,�. .�. %�' ��;�c � r�; o; � ,�� ( , � �'���� "� � f' � � � �� � �z� � �• � � . . . . , - d � s� � ,.. . E � �� �r � �'�' ,":,' � � �� ��." � � i ��� � ��'` ';�'� �� =��:i. � � '�� � �,�"�� � ;+� .�Il� :i,�$,.� � � � �� � � � � , . ��.r i� ,�,� ��, :���. ��� , y �f �`�` �. y � i � . . . ,,�... �:>. � �. .,. � : �� } � � ' '` �� '� ��� �F� ' . � , "� � � \ : d ,.� _ ��° �,�. ,. � a � � � � ; � � � � �5�� ,s . y . '��: .�. > . �j . . �� ,r .� � . ...'��11i» ���p� . � °^� � E � �. b � �' � �' . ; . �,# g �-� ti�: _ � .. . � . Nx }� • Y . �a`. ? r."',1���^` "7���`�. � s M... M -#a � '+u'.. � �� . � � �' ' 7 � , : i. i _s , _ .. . ('_ , ` +( 1 glk �. . �..;,...^� _ s . --.�;�� � ..,.�.�w� Y. � .At.,.' a.,', w , . .. ._... ,.�y 1 !1 Lw�.���t y, ,•-1��� �::. t �� >:- � � ���v� .•� ��"�$' �' ivaA,, � '!er_. � ._. .. G... - � --- .......��. :Jlu, �4- . �� ��� •�'�i� . �:�a � '�; C:r .. ��I.._+:1. � �:!p�_ s�.:1'�'�.1�'.... , , C. ._.__.__.__ . _ . ... �o�� �OOy e3Fh]Ak� �A+�': �1P'-� aA )�? Tl(l �; � r �. �,� �.,, . ��� '�-�"°�,�I�.1 .d ; ,. ,. ... _ ,; , ��,,. .��.;����:,a� . ,:,�,, ;��;�.:. X � — _ � ,�;�� -:� �_ PC Exhibit F� � CMP Part 3B. Land Use Plan Ta�#e 3B-5: �aghway L2 Aroas Guide�d ar Praposoid Tor Mal�-Fa�y Res�dc��Uses* ParceI Group 1 50-acre site located north of Old Highway 12(Wayzata Blvd) between Willow Drive and Old C staI Ba Road Backgrnunti,Site CharacterLcflcs Planned Dwelopment Parameters Carrent Development Status 1988 GMP Amendment#2 guided 1. An cast-west servicc road{Kelley As of January 20Q9 Kelley this arca for a combincd Parkway)has becn developed to conncct Parkway has been complded and coinmercial and townhome OId Crystal Bay Road and Wil3ow opened. deveSopmcnt. Drive.This will allow for one tier of North of Kel1 develo mcnt of Munici al facilities were developablc lots between Kellcy �Y� P P Parkway and H'ighway 12,such lots to 157 units of MFR is underwa�, developed at the west end of the ��e access to Kcllcy but not to ��f�IIg a 57 unit condominium parecl in 1991,at which rime the Highway d2. building and 100 rambler and mitial segment of Kelley Parkway two-story townhome units in was developed. 2. The portion of the property between groups of 2 and 3 units. Potential develo ment o tions far ���'"ay 12 and Kelley Parkway may be p P devcloped with one tier of commercial South of Kelley,5 commercial the remainder of the site wcre �es,to includc professional officc as P�'cels of 2-5 acres each havo gcnerated by the City in 1998, well as limited service uscs,and retail �PZatted•A mxdical-dental accounting for extensive wetlands �����,to the office use. °��h����pleted,a and an e�cisting Highway 12 second medical office and a . stormwater pond. The site is very I 3. The property north of thc scrvice road bank/office combination have flat,with high water tablc soils, may be developed for a mix of single been approved but consnuction P��IY�'�'��- family and multi-family us�s at Medium not yct commenccd,and a third. Density(3-7 units per dry buildable office site remains vacant acre). Additional Development Factors,Parcel Grnup 1 A stormwater pond serving the cntire 54-acre development site has bxn developed along Highway 12. Parcel Group 2 102 acres locsted between Wayzata Boulevard and the new l�ghway 12/ BN Railw� corridor abnttin and west of Old C stsI Ba Road. Current Development Statns: East 18 acres is vacant. West 84 acres cantains worlcing apple orchard;a former sanitary landfill site;and 2 single fa,mily homes. Parcel Group 2�as been e�cpanded to include the property at 3245 Wayzata BouJevard. Backgmund,Site Characteristics The wcsterly 29-acre property at 3245 Wayzata Property includes 6 separatc tax pazcels currently zoned Boulevazd is comprised of two tax pareels containing for single family ru�ral development at a density of 1 unit a single-family residence and a closed sanitary per 2 acres. 1`Tew Highway 12 corridor abuts the south side landfiIl. 'Tfie property contains approximately 5 of'this property group, developable acres, with an additional 10 acres Grass area: 102 ac± encumbcred with the former landfill,plus 14 acres of Wetlands an sitc: 34 ac± wetland.The property is being ro-guided in this CI� Unusable landfill area: 14 ac± to allow for lugh density multi-family residential Net available for dcvclopmeitt: 58 ae± devclopment. Easterly portion is relatively flat with high-watertable soils and interspersed wetland pockets. Central portian has 5%- 15%slopes,dropping a total of 50'down to major wctland � p-M� •x-- .:�_�,,, basin. Soils are better suited for use of septic systems,b p�oned Reside�al Development Parameters: slopes may be a factor for individual sites. This area is Easter�y�3 acres; Med—High Density more wooded and eontains appie orchard. 403 Uaits Q 7.62 units/ac ..•�� Q� The easterl acrca e of this ro e u was "..�..�- «..�..,A,...,.- ,�....-:�.��<:,�.«y.�.--��—�-�"a" Y g � P rtY S� P Westerly l9 scres: �ii Density incorporated into the�VILTSA with the 2000 Comp Plan 50 Units @ 10.00 units/ac update. City of Orono Community Management Plan 2008-2030 Page 3B-33 CMP Part 3B. Land Use Plan AdcHtional Development Factors,Parcel Group Z This parceI graup has a number of factors which make it unattractivc for 2-acrc tural residential developmetrt as curretttly zoned,including: - Location between two highway corridors is not conducive to rural development. - I.ocation across from Industrial Pazk is not conducive to rural development, - East portian abuts one of the busiest interscctions in Qrono. - Muc�of site is pooriy s¢ited for development with septic systetns due to soils and topogtaphy. Municipal sevver and water are relarively avaiiable as compated to most other areas of the City. Group 2 has direct aeeess to arterial and collector road system, and is relatively ncar urban s�viccs as compared to most other areas of the City. Furthermore, the Group is sepaiated fivm existing rural neighborhoods by the Orono Schoola, by existing wetlands,by the e7cisting railroad and freeway corridor. Because of thesc scparations, dcvelopmcnt at higha dcnsities wiil have minimal impact on adjacent or nearby naaI character neighborhoods. Developmern of this Group wi11 be required to adhere to the principles of Conservation Design. Additional Reqaired Development Parameters for Westerly 29 Acres In addition to the permitted, conditional and accessory uses allowed within the RR-1B zoning district, this amendment allows for residential devel�pment of t�e portion of Parcel Group 2 Imown as "3245 Wayzsta Bonleverd" at a dansity of 10-15 dwolling units per nct dry buildablc acte (i.c. cxclusivc of wetlands and rcquired wetland bnf�'rers). Tho following paramtters shall bc adhcrai to for any nsidential developme� oP 3245 Wayzata Boulcvard at a d�sity grcatcr than 0.5 units per nct dry buildablc acrc af Zand: 1. All dwclling imits shall be contained within a total footpri��ca of no greater than 42,000 square feet to be �portioncd betwecn two buildings rather t1�an one btulding to red�tce the massing and visual impacts of such development. Such residential buildings shatl not exceed two(2}stoties in height. 2. The resident�al buiiding shall maintain a low-prafile and be designed in a residential archite�tural style that blends with the natural surroundings of the site. 3. The developnnent shall be subject to the PUD development process, and shall be rezoned to RPUD Residential Planned Unit Develapment. The entirety nf the properiy shall be so developed as a single PUD Px'oJ ect. 4. Tb.e development shall be se,rved with municipai sewer and water. 5. The develop�ment shall adhere to ail regulations of the City with respect to wetland pratection. 6. The development shall adhere to the principals of Conservation Design as established through the Orono Rura1 Oasis visioning pracess. 7. Site development shall be designed and constructed in such a manner that projects a nu�al character as viewed from Way7ata Boulevard and Highway 12. 8. Site vchicular access shall be via a single connection to Wayzata Boulevard. Parcel Group 3 9 acres east of Willow Drive between Glendale Drive aad new Hwy 12 ' Background,Slte Characteristics This acreage is the northerly portion of a group of properties reguided in the 2000-2020 CMP to allow far development of urban dcnsity singlc family homes.Thc southcrly portion of the original group remains wned 2-acre riu�al residential developmeat,to be rezoned to RPUD at a density of 2-3 usuts per acre as dcvclopment occurs. Thc northerly 9 acres is reguided via this Up�atc to allow for multi-family residcntial usc. Municipal sewer is potentialiy available via cannections to either the Hackberry neighbvrhood system or the Fire Station extension, both of which dischazge to thc Long Lake scwcr systcm. Thc area is traversed by a small creek, and zs characterized by gently sloping uplands. The location between two areas of denser development make this is an appropriate location for higher density residential uses. - �.���� City of Ornno Community Management Plan 200&2030 Page 3B-34 CMP Part 3B. Land Use Plan heretofore planned for single family development at rural densities. All identified properties are located relatively high in ihe Lake Minnetonka watershec3, allowing ample opportunity for effective stormwater management. MEDIUM-HIGH DENSITY RESIDENTIAL- 7 to 10 L'NTTS PER ACRE This higher density will be reserved for properties deemed by the City Council to be so uniquely situated that residential development at a density exceeding 7 units per acre will ha�ve no negative impacts on the surrounding land uses, �Such praperties must b�ave nnunicipal sewer and water available. Other factors tl3at will be taken into consideration in detPrminin� the appropriate locations for this density will inciude pro�caimity to axid the nced for other urban�utilities and services in relation to the proposed use; transportation system impacts and site access; and the ability of tlxe proposed use to �aeet City housing goals. Sites proposed for f.his density will be analyzed and revievved on an individual basis. Properties proposed for this density shall be outside the Shoreland Overlay Distric� The initial areas targeted for inclusion into this land use designation are along Highway 12, near the more intense commercial and industrial land uses west of Long Lake. HIGH DENSITY RESIDEN"TIAL— 10 to 15 L'NITS PER ACRE This land use designation is reserved for specific sites, which based on their proximity to services and transportation corridors are deemed appropriate for bagher d.ensity pro,}ects. VII3�D USE--4 to 15 UNTTS PER ACRE The Mixed Use Residential and Commercial designation is intended far established commercial areas on higher classificafion transportation routes to introduce an element of higher density residential. 'I'�►is residential component will serve to augment the commercial uses with a near-by customer base and to provide an efficient use of land. The properties targeted for Mixed Use classification are in the N avarre azea, including a number of commer�cially zoned properties abutting Shadywood Road, �nd additiona] coinmercial and residential pmperties abutting Shoreline Drive, as shown on :Via}� 3B-66. This Mixed Use designation is intended to allow for the possibility of higher density multi-family residential development such as senior assisted living, townhomes, condominiums or apartinent buildings. Under the Mixed Li se desigmatian, properties curre�n.dy zoned for residential use are not intended to be converted to commercial pmperty, but exi�ting cammer�cial property could be converted to higher�ensity residential use or mixed residential-commercial uses in the same buildings. The City may also consider new zoning standards to regulate potenhat mixed-use projects. Properties identified far urban densities of 3-7 units/acre, 7-10 units/acre, or 10- 15 wnits per acre, along Highway 12, are detailed in Map 3B-7 and t�e following tables which identify required development parameters. Gyty of Ornno Community Management Plan?,008-2030 Page 3E-32 - , -:,- — -- —a���__— -- _ _ _ - —— -� -- "—.. .— . .-�. �, �� r �—. .�.���_�,:�y «..�� -... ;_�. _ y`- �-.�.__��r �� '�=st__r�= Y ^�—�S � �-_.._ v—z-�_� /�� • F ■ � '• �y f _ _ _�� /^'�^��� 'f' � � � k , � '�"',�'�'" �� �' ��� �` < �-:.. � � ■ ,�, .� g.�'� / r 4�,, ��1 C � • ��r� � �, ► � :�, • ,�� ��", � .� �� r � .� ■ %,� �I�.,F� �� �� � �, . �' ... ♦ � s. � .. �'''��ass .:��:, � ,c,��.� �t� ''�,��I � , , . � -� • ; ;.. ._ � � � : . ,:::--- . �� �� - Ml'��� IC * �L-�� ��/�✓ °��f,�' ���� i / ,} � I� d i.� :IA." �-�7F�l��'�;r ��j� I � ` V .,rr."/.. ����,�/!Y� ��—�' �Ftq��r�,g���fi��r��.F` : ���t d��.:. ���� (�.,T ,1 �. ���:.`� :. �S � �`� � �' � 1���� !''d� �`;�'. ��� �. �,G €d` �� �..� 4• ,d R �r ��. ��. . � �1 ..��� �. '.� ���, �.. � .,�• �� /• �r�.. � `:.: .�_ , : �.�,�,���; �� ��� ,►�,.r� ,_.,� :����: �, *.� _ �/+� ��/,`,,. . ,�s r, a y� �� M�" _ �„� �:+K,�e�.,�!�i�'�r.�,,J,,e,a�I,11I,�M � /#'��,�J .�'; ' ��/"_/.J�fIN!� II �' � ��i `� \� � �. . +� �,� �- ti• .r r� i�`f.=' �: F% � ^� �� /. � .��� k����`9' ��1 � ���r` '`�'�"'� ' .� '� , � Mr-.t ',�""a.� Q"!- iyi �,lo�.�,�, i��f�.,,�,`�`�i. '� — _ �' �'. .ti' � � - . , .:� -'s� ':�. .� t�� `'r.�'t�'.�,�,���w,,�3,,� ,�� � � , �'� ��, ��� I .� � �,�i _ _ M�,�� ' ` � ;�'. I -- „ :y" ��'� . � •\ \Ni � . '— . e[��N_�i� '"�� �li� ���� f / ♦ 1 e �..��,�'.O . .''a� 1. `� . �� �►• „ - r�. . . �ry�� ..���. �� '•"d, ..,.�"`�,�a . 1i a �a �1�/ +�, �'� #�� � I f �� v�• '���, � i�' Q"!I° 1��� i ♦ ,.7. �( .�� ��I (' �. �j l '� I�F.� i/ �� �. II� � `' �- — _ �`i� �-��`� I _. i��, '' "' ..;: :r��r't ` �.:� ��-- — � � � / �ti - . , ��1i z. _ . . - � 'rN',p (i'�' �� � � �•� ' ,�,r �`�'�—�/�:1 ' ��'� i:_ .._ R � .I'��i��,,�+'' :!� ' / � / `;�y � a. � `: ' ����1�1 , � �,�,� � - • � �� �"��IYA^" ��!� I� �? N�_ "%ii��� �11� �r � �L� ��� • 1!/ ��� •�,I� i f_. r il� �r���,�,�� ;�� '� f � �� ':,�° � �. r��� +A�r�itl/ G� �:.�i� � ■��.�� ■��a�' _ ��' ` � , � i � �`'� �1�i�1 �i��. '�-'� • ' � � ,�_ � . � ;�� .C� � � � _ ��~ �/7r'%� t' �.K... `.. ♦�F'� � I w■�� .y � �% k�,.�i'��..� '� �, �•i�� - � ��� � t: ���� ,t�` � � �: !� � y� h�`` ,F�i�'i ��. : �� �' �� �� �' ����� ���� `� � �„� ��`'¢ � �� 4 r.;�,�rl �" .��I � � �` �� � �� �,.; �; ; �? -.�`, _ � "�. `.'�.s ���"''�. ��f��l % ,�E�if__l��`-�� �■���� ,'�: .�.'/�: r� � ��,�',�e.��«�;� '`r.` ..����i�`L J � , ' � ��f I �� \.� % .:� ►L��: 4� _ .ti ai�,-�i�r?!y�� �'�' `���'1 ' �,,I(,Z` ,'�l�T�'� 1�, �� � �� � `' '� � �� L�'`�,�r. , %` � `j' �'� �C' � ._._., '� � V r�!!l ��,,�t ��r 'r ���s�� ;�, �. ., /����.�, �,!1�` R ��� � c �� �e�` +� 4. r �� — � ���►��r ��' ������� '°� � r-� .��� ^�/ � •'�► �� �. �. '��l�!� / ,� .�!!�,,.�, cs �,� , ,.�.. :rr.�: �•�`� �`' ���►�, �� ����;,�;►���� `� ��,. �.� �1���`�� ���1��i��- s ■�. ;�` �„�!"'.,i�A"�•"�► � � �=a, .��' � � � ��� �/ r._� . � -. �� ..,,t� _ _��" ,.;� ,�,� �� �� .�E.�'.�_ -'!;> , ""' ti � .� � �• ----�-�-- �, .�' �, _ � �_..` � � . _'��. ` — � . � • �� • • � " � � — • — ' —• � — — • � — ���� �,""` �: - - - • f ! ! • • • � - s- - �: - � • j � - • • i � � • � • � ' � . ' - • - � • � _ I � • • . .� : � � � • � • • . � � � � • - � - _ �,. •._ ` � �'�,,. : , � - • • _ — ' - . • • - •• • . � • • • ' � r ' - • - � - • � - - • • I IVFt� � - � • � i,:. .. . . . . . . . .. .. . .. : . ... • • • � � - • - � � • � ' - i • � � „ `� � - `� •• • _ • �t • •�. - 1 1 �1� � r � � � M°° � "°° e � c � o y� E ieoo f rm c moo � uro t um � eoo r �ao � o veo f----^---��---. ._..1,._� .1-7�--.—-.1�._n �.1��,.�_ � ._,.�.,..�� „ � � � I ! - + �. - . . . .�p ��LtMa SPRMk ..E� �� ..�. �� ____.,�..�.._.r�_.---�-ua . � t .__�°�` :_, - �.„��` ro :�� � � � ..,: . :-� '�-�,..�..,� ;�... .�.....tK�...,� � , Comprehensive Trail System Plan • � -I. � . - •I ,,��� , ` '�� , s � � , � � � ��� �;�►a�l �. �_ : ' .. '. eao -— i . : -i�• _i - — t ' � �s�i� --�1 ` '1..... . -;..J -�oo ♦ • ��'. _ � . : i� � �I _:t . :, •rr .�`�r 3 �,. r �� d ..T�� N�1vL�T�_VDc. -- � � � c \ _.� ' . = 1�- „ ._ -; , . ,..-._. !- v .,.� _ .� � . .-_'� City of Orono � ;�' ` '_� � •:r -;� `:� �; : __ , , __ Minnesota � - : - . __--., 1 _ � I . ��Ip_... . � -��Yira�".'. � - � .. �� `�� . �� — �-- 1 -�oo r. .� . �. Y ; L eJLSIL - _ - 'r ,-', , , r ' � , ` I F � �� i iI I �2 i' � t� •t•, �� ".. ..� ,. � 1.` -l. � � ' 1. �ti � � ] o - # 1I k �' � C-T � J� �i _-�--�� ,_y._ .1 0 � � ' �� � � •�I .�.._.r..�_ _�..�::�.._.. , '��� � '.� I I :I- . YA 7A �� � , ' T � _ f-" + i: l � , � � '._.... - - �, _� � *�a � ' -� . , ._ � � ,�^ �;� �+`-= ,�Y -.-�—`� � , �, �``�, - �-,� �- - _ � -- --�—; ; � -- --- -,� /�� Existing Seperated Trails � � � ..Q. ' r - � - �� �� � �,.._i `. ar �+7�, .� �� - ! s� � ! ' . � � � �r 5 � - '� �.� .. 1 � � , � - .� -.. ! � t ' � •� �_ � � ,� : ._. ��: _ � �''a,�;;` �---`,,,�,F.;fF �+�; FutureTralls(MeyBeRoad ,M bwdA+Aam_ -��F ` _� _�_ ' ` r �. 4i --em ShoulderorSeparabed) .F ; �.� � � �-- i �y . -;� ���.� � , ':. '� � . �. �I�. � � "- a /� _ 6 '.M� s � K ,�,'� ' WHML ,�� � � :.�1� ��` �y( �J�-� � �! 6 .. ,n...k S , ��i •� ; _ . '�*,.. �}f ,� :. v, .-�� �� -�-; � � ... 1 cara i���- � • � . •� -.S ' � �s � j �+r...� � �".��.� �`, i - �.fE `"'� � ,s i`---- ------ -� r �i �a r � - . :, i i 1,� �. �_•� r r'�\ ,�'" �•j'.�, �\�� •� � 1}, v'� � ' i N ' '.�..!,�� F `` E� , ' • „ . � � _ ��.,y- j*.•P . ` I 4� r � �i p r �.�r f w � 1�ao ��:�� . F. �. f r r1 Y � `�-� . � � '•' _ '_— � .___' _]ero T .f• ti I.` }�� ��� � i. 4� x L i . .:� 1,� a:�r r r. �-r i. �+s, ',��*5. � � � '�' ` ;tt. `> , 'z ` � $ � ka ;��1 � �� ,. �. . ` ^ , . - .. . -r, ��J r ���- ' � � 1 i �E , ` �(., . r.inc � � ' i' .�.,�� Y Y ��, ��� .. L_. tArs�aY�u � ' � � ,[ ; 3,. ' �aur�`F �'��,se� w i i� i�� t •%+•• I'� �` �i,+�,t 'r ti•'� 1 J 0 3000 6000 m°° ,rY'V' � � t�` r _ `� �. t --- � � � ; i?'" `�_ r r "�� "I, c ' � y t ' �- � -aoo. Scale In feet - � �.- ��-`� �• �. } � �Y ��' �: i , � — . ,,,� i-' t E , `. � r� " ,�.. � , .I a ` 'S i � - - �,�' d . ��I � s., � -��:;. ,-.� i �.t� .,�`' r .��� � ,}f z�_ w ___ �` _ ._ W�. .^L ��.` . . �. _ 4{ ik� �I � � - �-^� ^� \ LN�fO� --1' �f_ ,I. .. . J'. -�/00 , lFW[ .. •� ��`�k+c,e,�,��� ,. _�� �i'. KY ��4 �,�•�,�"'' ^��/..r,� /. '.�' ___.- '__"-- �� � �� �. � �, �1 ♦�Ti ��Y 4.� 1 ..% lo Q � '° >'� ��`'` � # � � .= "° ;' �Bonestrao �_ ; i ` � .� \`�, � �. t. --— �s.� .'' � ___� i t •.l �.::..y�,��m�.�a�r t �t Yt,-� -� � __ -aa � i =�' . �. �,:- .�1: L' ,. �i �' ``'_ r i '� :' � u � r l�y�i ` �,. '��' I �` J 1 <;,� �,/`.'�/ . * . ' i' '� •`. .' ;� _._, ._..� I � n �- ��` ` ' ' ��, ' �_ L. i-- 1-- �-�� MAP 4E-3 , . , � � -- i__ �� �` �..<..' _ �,�.. i �- i i i �-- -�__. i c'� 'm° � wm ■ �oao Z'•.. ' '- ' �P ! � F roo 6 am M lioo t ]mo �'� . � � K � � � 'LMlNLC10liC�TM4�iM�lY�i1/A � � a � L� Orono, MN Code of Ordinances Page 1 of 10 DIVISION 11.-RPiJD RESIDENTIAL PLANNED UNiT DEVELQPMENT DISTRIC? pC Exhibit H FOOTNOTE(5}: _.�7�_ Cross reference--Planned unit developmerrt,§76-10Q1 et seq. Sec.78-621.-Purpose. The purpose of the resldentlal planned unit development(RPUD)district is to provide a dlstrlct which will allow for the implementation of certain residentia!housing goafs establlshed in the 2000-2020 Orono[ommunity Management Plan("CMP" or"comprehensive plan`�.The RPUD district is established to accommodate the densitfes and types of residential development contemplated in the CMP by incorporating the principles of the planned unit development concept.The RPUD district will encourage the foflowing: (1) Flexibility in land development and redevelopment in order to utilize new techniques of bullding design,construction and land development; (2) Provfsion of housing to meet fifecycle,and affordable and moderate cost housing needs; (3) Energy conservatlon through the use of more e�cient building designs and sitings and the clustering of buildings and land uses; (4) Preservatlon of deslrable site characteristics and open space and protectlon of sensitive environmental features, including steep slopes,paor soils and trees; (5) High quallry of design and design compatible with surrounding land uses,Includfng both existing and planned; (b) Sensitive development in transitional areas located between different land uses and along significant corridors wfthln the city;and (7) Development which is conslstent wlth the comprehensive plan. (Ord.No.202 2nd series,§1(1),2-26-2001) Sec.78-622.-Exceptions. Thfs sectlon shaff not apply to any residential PUD or PRD which has rece�ved prelfminary or flnal approval by the city council priorto the effective date of the ordinance from whlch this dlvislon is derived,unless such application is requested by the property owner and approved by the city councll. (Ord. No.202 2nd series,§1(9),2-26-2001) Sec.78-623.-Permitted uses. within the RPUD distric�t,no strudure or land shall be used except for one or more of the following uses; (1) One-familydetached dwellings. {2) Publlcly owned parics and playgrounds. {3) Municipal buildings. (4) Multifamiy attached dwellings onlywhen consistent within the areas ofthe city desPgnated as urban area in the comprehens�ve plan. {Code 1484,§ 10.20(2);Ord.No.202�nd series§1(2),2-26-2Q01) State Law reference�—State mandated permitted uses,Minn.StaL�462.357,subd.7. Sec,78-624.-Canditional uses. Within the RPUD district,no land or structure shall be used for the following uses except by condltiona[use permit: (1} Public service structures.Public service structures,including but not limited to electric transmisslon I(nes,bulldings,such as telephone exchange s[aUons,booster or pressure regulating stations,wells,and plumbing stations,elevated tanks,IiR stations and electrical power substations,provided no bullding shall be iocated within 50 feet from any IQt Iine of an abutting lot in an R dfstrict.Prlor ta granting such permit it shall be found that the archrtectural design of service structures is compatib{e to the neighborhood in which it is to be located and thus wtll promote the general welfare. Public service structures that have been approved by the city at required public hearings for public Improvement projects shall not require a conditionaf use permit,but such structures shall be subJect to all other appropriate standards set forth In this section;amendments to approved plans fnvolv�ng design and/or placement of these structures wlll require written notice by the city to all affected property owners 14 days prior to the adopt(on of the amended plans bythe council. Personal wireless services and commerclal broadcas[fng antennas and towers shall nok be conslcfered public serrrice about:blank 6/11/2015 Orono, MN Code of Ordina.nces Page 2 of 1� structures. Uses allowed by conditional use permit shall be reviewed for compliance with the PUD master development plan and with the applicable conditianal use permit standards of this d9vision.Uses allowed 'oy cond�Uonal use permit shall also be subject to site and buildEng plan review pursuant to this divislon. (2} Assisred living foc!!ltles.Assisted living facilities as defined in this chapter,subject to the general conditions and multifamily-specific conditions applicable to uses in the RPUD distrlct. (Ord.No.202 2nd serles,§1(3),2-26-2001;Ord. No.75 3rd series,§ 1,7-12-201U) 5ec.78-625.-Accessory uses. Within any RPUD distrtct,the onty permltted accessory uses and structures are the following: (1) Private garages and parking space. (2) Private swimming pools,fennls tourts,and paddocks. (3) Home occupations,as defined in this chapter.All home occupations shall comp[ywith the provisions of section 78-1376. and the Ilcensing provisfons ef section�5-76.when applicable. (4) Signs,as regulated in this chapter. (5) Buildings temporarily located for purposes of constructing on the premises for a period not to exceed t€me necessary for such constructfng. (6) Gardening and other horticuttural uses,including aviaries and decorative landscape features. (7) Communication reception/transmisslon devlces as foilows; a. Accessory antennas,which shall be limited to radio and televislon recelving antennas,satellite dishes,NROs,and amateur shortwave radfo transmltting and receiving antennas,Accessory antennas that are accessory to the principai use of property are permitted accessory uses in all zoning dlstrfcts,provided they meet the following conditions: 1. Height.A ground-mounted accessory antenna shall not exceed 20 feet in height from ground level. 2. Yards.Accessory an[ennas shall not he focated within the required front yard setback,comer side yard setback or side yard setback abutting a street. 3. Roofs. If vegetation or obstructions interfere with satelllte slgnals at a locatfon In any allowable placement area, the accessory antenna may be placed on the roof of any authorized structure on the premfses. 4. Locatiort.Accessory antennas shall not be located within a required yard or setback area or wlthln drainage or utility easements.Antenna towers shall be set back from adfacent property Ilnes a horizontal distance no less than the maxlmum he(ght of the antenna, 5. Burlding permits.A building permit shall be requlred for the Installation of any accessory antenna requirfng a conditional use permlt.Builcling permit applications shall be accompanied by a site plan and structural component data for the accessory antenna,lncluding details of anchoring.The building official must approve the plans before Installatlon. 6. Lightning protection. Each accessory antenna shall be grounded to protect against natural Ilghtning strtkes in conformance with the NatianaE Electrical Code as adopted bythe clty. 7. Electricalcode.Accessory antenna electrical equipment and connections shall be deslgned and installed in conformance with the National Electrical Code as adopted bythe clty. 8. Colodconient Accessory antennas shall be of a neutral color and shall not be used as signage. b. Amateur shortwave radlo antennas and towers which do not meet the conditions for accessory antennas may be allowed with a conditional use permit in all zoning dlstrlcts, provlded they meet the fallowing conditions: 1. Nelght When an amateur shortwave radio antenna is mounted on an antenna tower,the total height of the antenna and tower shai!not exceed 65 feet. 2. Yards.Amateur shortwave radlo antennas and towers shall not be located within a front corner sfde or side yard. 3. Setbocla.Amateur shortwave radlo antennas and towers shall not be located within any required setback area and shall be located no less than the height of the antenna and town from the properry Ilne. {8) Privately owned buildings to be used for recreational or social purposes,or for use as storage areas for maintenance equlpment or rubblsh. (9) Other uses that are customarily incidental to,and subordinate to,the allowed permitted and condltlonal uses in this distritt. (Code 1984,g 10.20(4);Ord.No.�61 2nd series,�6,6-7-1997;�rd.No.202 2nd series,§1 {4),2-2b-2001;Ord.No.221 2nd serles,§ 3,9-�3-2002;Ord.No.106 3rd series,§12,6-10-2013) Sec.7&626.-Development standards. abaut:blank 6/11/2415 Orono, MN Code of Ordinances Page 3 of 10 Within the RPUD district all devefopment shall be in compliance with the fallowing: {1) Minimum area;shorelond dlstrlct!lmJta[fon. Each site proposed for rezoning to RPUD shall have a mfnfmum area of five acres,excluding areas within a designated wetland,floodplain or shoreland dlstrict or rlght-of-way,unless the council finds the existence of one of the followfng: 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 property is directly adjacentto or across a public street from property+nfiich has been developed previousfy as a RPUD or planned residential development and will be percelved as and wfll function as an extension of that previouslyapproved deVelopment. c. The properly is located in an area where the proposed development provides a transition between a commerclal or Industrial area and an existing residential area or on an intermediate or principal arterlal as defined in the comprehensive plan. d. The property contains steep slopes or a substantlal number af significant trees that could be preserved through the clustering of buildings or other design techniques not generally allowed by the existing zoning district. No property located withln 250 feet of the ordinary high water level(OHWL)of a protected lake or tributary as defined in article IX of this chapter shaff be rezoned to RPUD. However,for a properry that is partially focated less than 250 feet from the OHWL and partfalfy located more than 256 feet from the OHWL,the portion located more than 25D feet from the OHWL may be rezoned to RPUD at the discretion of the city councfl when all other requirements are met. (2) Uses. Each property rezoned to RPUD shall only be used for the use or uses for which the site Is des[gnated in the comprehensive plan,except that the city may permit rezon�ng to RPUD on a slte deslgnateo for commercial use if the city councii flnds that such use Is in the best interests ofthe city and is consistent with the requirements of this division.If a comm�rcial site is to be rezoned to RPUD,the clry may forward a copy of the request to the rnetropolitan council for review. (3) Sewer avarlability.A site proposed to be rezoned to RPUD with proposed density greater than one unit per two acres must be in the metropolitan urban services area(MUSA)and must be serviced by municlpal sewer. (4) Density. Each deve[opment In the RPUD district shall have a densitywithin the range specified In the comprehensive plan for the specific site.If the site is not designated in the comprehensl�e plan for residential use,the appropriate denslty shall be determfned by the city based upon the cfty council's finding that such density is consistent with the intent of this division and of the comprehensive plan.Developments wlth proposed densities in excess of the densities contemplated in the comprehensive plan sha�l be aHowed onty on properties which are currentty zoned and guided for commercial use, in order to maintain the character and Integrlty of the areas zoned and guided for residential use. (5) lncentives.The city may utilize incentives to encourage the constructlon of proJects whlch are consistent with the cfty's housing goals.Incentives may lnclude modifitation of density(only for properties currently zoned and guided for commercial use)and floor area ratio requirements for developments pro�fdfng 1lfecycle housing and affordable and moderate cost housing. Incentives far affordable and moderate cost housing may be approved by the city onty after the developer and city have errtered into an agreement to ensure that the low and moderate cost units remain available to persons of!ow and moderate income for at least 20 years. {6) Floor area ratio.F1oor area ratlos{FARs)shafl be Ilmlted per the following table: Comprehensive Plan Designatlon Maximum Floor Area Ratio* Low or medium density residential (up to 50 and including 6.0 units per 0.5 acre) High density residentlal{fn excess of 6.0 units per acre} 1.0 *FAR=Total Bullding Floor Area/Total Lot Area Individual lots within a development 1n the RPUD dfstrlct may exceed these standards as long as the average meets these standards. {7) pevelopmenfstandards for ottoched and mult famlly dwellJng struccures.Each site rezoned to RPUD and developed for attached or multlple�family dwelling uses shall be subject to the following standards: a. about:blank 6/11/2015 Orono, MN Code of Qrdinances Page 4 of 10 Setbacla and separation of uses.Within the RPUD district the setback for al!attached and multifamlly dwellfng bulldings and their accessory buildings from any bordering or abutting street line shall be 35 feet for lor�l streets and 50 feet from railroad lines or collector or arterlal streets,as designated in the comprehensive plan,except that in no case shall the setback be less than the height of the building,The setback for afl buildings from exterior RPUD site lot lines not abutting a public street shall be 35 feet,except that In no case shall the setback be less than the helght of the building.Building setbacks from internal public streets shall be determined by the city based on characterfstics of the specific RPUD site.Parking lots and driving lanes shall be set back at least 20 feet from all exterior lot lines of a RPUD site.The setback for parking structures,including decks and ramps,shall be 35 feet from local streets and 50 feet from all other street classifications,except that in no case shal]the setback be less than the height of the structure.Parking struc[ure setbacks from external lot lines shall be 50 feet or the height of the structure,whichever is greater,when adjacent to residential properties;35 feet,when adjacent to nonresidentlal properties.Parking strudure setbacks from Intemal public or private streets shall be determined bythe city based on characterlst(cs of the speciflc RPUD site.Where industrial uses abut devefoped or platted single-famlly lots outs(de the RPUD site, greater exterior building and parkfng setbacks may be required in order to provide effective screening.The city council shall make a determination rega�ding the adequacy of screening proposed bythe appllcant.Screening may Include the use of natural topography or earth berming,existing and proposed plantings and other features,such as roadways and wetlands,which provide separatfon of uses.Property rezoned to RPUD shall be considered a resldential district for purposes of determining building and parking setback requirements on adJacent high denslty residential,commercial and industrlal property outside the RPUD. b. Nerght limitations. For properties guided for residential use in the comprehensive plan,a building height limit of 30 feet shaff appfy.For properties currently zoned or guided in the comprehensive plan for commercial use,height may exceed 30 feet but shall not exceed three stories(not including underground parking level)and shall malntaln a residential character by incorporatfng pltched or hipped roof structure.No mansard or flat roofed multiple-family building wllf be allowed. c. Outside storage limitarions. Bullding materials,recreational vehicles,boats,Rv's,snowmobiles,and other items of personal property sha11 not be stored outside withln any site used for attached or multifamlly uses. (8} Development stondords for single family de[ached dwellings in the RPUD drstrict Each RPUD site developed for sfngle-famlly detached dwellings at medium density(I.e„densities ranging from one unit per acre to slx units per acre)shall be subject to the following standards: a. Permitted Iocatlons:In areas of the city where smaller single-family detached dwelling lots will allowfor clustering to preserve significant natural features,or in areas where a mixture of higher density attached dweflings and I�wer density detached single-famlly dwellings will result in a development that does not exceed the o�erall guided density. b. Minimum SFR lot size:15,000 square feet. c. Minimum lot width at the setback Nne:90 feet. d. Minimum lot depth:125 feet e. Minimum front yard setback:25 feet on internal streets within the RPUD site.On exterior or through streets a setback of 35 feet must be provlded on local streets and a 50-foot setback on collector or arterial streets,as defined in the comprehensive plan. f, Mlnlmum slde yard setba[k:ten feet along Enterior lot lines;15 feet on lot lines along the exterior of the RPUD site, Side yards abutting streets must meetthe minlmum front yard setbacks as noted In subsectlon(8)e of this sedion. Structures ln slde yards abuttfng another residential zoning district shall meet the side yard setback requirement of the adjacent zoning district, g. Rear yard setback:minimum of 40 feet or 20 percent of the depth of the lot,whichever is less. h, Bullding height;maxlmum of 30 feet I. All dwelling units,including manufac[ured homes,shall have a depth of at feast 20 feet for at least 50 percent af their width.All dwelling units,including manufactured homes,shall have a width of at least 20 feet for at least 50 percent oftheir depth. j. Afl dwellings shall have a permanent foundation in conformance with the state building code. k. Accessory struttures shall tonform to the setbacics estafolEshed for principal structures,except as follows: 1. All accessory structures located more than ten feet from a principal structure may be Iocated a minimum of ten feet from a rear or slde lot line when that Ifne does not abut a street rlght-of-way. 2. No accessory structure shall be located closer to the front lot line than the principal stn�cture,regardEess ofthe prfnclpal structure setback. No accessory structure shall occupy more than 30 percent of the sfde or rear yard In which it is located,nor exceed 'E,000 square feet In area,nor exceed 12 feet in height. about:blank 6/11/2015 Orono, MN Code of Ordinances Page 5 of 10 m. Off-street parking shal!be provided for at least two vehicles for each single-family dwelling.A suitab[e location for a garage measuring at least 20 feet by 24 feet without a variance shall be provided and Indlcated as such on a survey or site plan to be submitted when applying for a bullding permit to construct a new dwelling or alter an exisUng ga rage. (9) More than one buildinga!lowed. More than one building may 6e pEaced on one platted or recorded lot ln a RPUD site. (9 0) Single housrngtype permitted.Any RPUD development which involves a single housing type shall be permitted,provfded that It Is otherwise consistent with the objectives of this divfsion and the comprehenslve plan. (11) Priva[e recreational area. Each RPUD development shall provide a minimum often percent ofthe gross proJect area in private recreational uses for project residents.Such area shall he for active or passive recreational uses suited to the needs of the residents of the projett,incfuding swimming pooEs,trails,nature areas,picnic areas,tot lots and saunas. Private recreational area requirements are in addition to the standard park dedication requirements. (12y Ownershlp.All property to be incEuded within a RPUD development shall be under unified ownership or control,or subject to such legal restrfctlons or covenants as may be necessary to ensure compliance with the appro�ed master development plan and final site and building pfan. (13) Signoge. 5igns shall be restrlcted to those which are permitted in a sign plan approved by the city and shall be regulated by permanent covenants. (14) Larrdscaping screening and 6uJ�ering. a. iandscape p1a�n requirements. �andscape plans shall be prepared by a landscape architect or other qualifled person acceptable to the clty,drawn to the scale of not less than one inch equals 50 feet and shall show the following; 1, Boundary lines ofthe properry wfth accurate dlmenslons; 2. Locations of existing and proposed bufldings,parkfng lots,roads,tralls and other Improvements; 3. Proposed grading plan with two-foot contour intervals; 4. Locatfon,approxlmate size and common name of existingtrees and shrubs; 5. A planting schedule containing symbols,quantitles,common and botanical names,size of plant materials,root condltlon and special planting instructions; 6. Plarrting detalls Illustrating proposed Iocations of all new plant material; 7, Locations and detalls of other landscape features,lncluding berms,fences and planter boxes; B. Details of restoration of disturbed areas,Includfng areas to be sodded and seeded; 9. Location and details of irrigation systems;and 10. Detalls and cross sections of all required screening. b, Minrmum landscaping requlrements, 1. All open areas of a lot which are not used or Improved for requlred parking areas,drives,trails or storage shall be landscaped with a combination of deciduous and coniferous species,including overstory trees,understory trees, shrubs,flowers and groundcover materlals.The plan for landscaping sfiall include ground cover,bushes, shrubbery,trees,sculpture,foundations,dec�rative walks or other similar site design features or materiais in a quantity having a minlmum val�e in conformance with the following table: Minimum Tree and Shrub Requirerraents Vegetution Type Sfze Quantity Oversiory deciduous 2.5-inch bb(Caliper) One tree per 1,OOQ gross square feet of building trees footprint area or one tree per 40 lineal feet of site perimeter,whichever is greater. Coniferous trees 6-foot height bb Minimum of 30 percent of required overstory trees must be coniferous Understory shrubs 3-gal. potted or 18-inch One shrub per 300 gross square feet of buifding footprint area or one shrub per 3Q lineal feet of site perimeter,whichever is greater. about:blank 6I11/2015 Orono, MN Code af Ordinances Page 6 of 10 Ornamental deciduous 1.5-inch bb(Caliper) Not required; but two ornarnental deciduous trees trees may be substituted for one required overstory deciduous tree{maximum substitution equals 25 percent of required overstory deciduous trees} Credits for existing trees:The city council shali have sole discretion whether credit shall be granted for existing healthy trees ln instances where healthy plant materials of acceptable species exist on a site prior ta its development,the application of the standards in subsection(14)b of thls sectlon may be adJusted by the clty to allow credlt for such material,provided that such adjustment is consistent with the intent of this divlslon. 2. A reasonable attempt shall be made to preserve as many existing trees as Is practicable and to incorporate them into the site plan. 3. All new overstory trees shalf be balled and burlapped or moved from the growing site by tree spade. Deciduous trees shall have a minimum caliper of 2S4 inches.Confferous trees shall be a minimum of slx feet In helght Qrnamental trees shaEl have a minimum caliper of 1 Y4 inches. 4. All site areas not covered by buildings,sidewalks,parking lots,drhreways,tralls,patios,or slmflar hardcover shalf be co�ered wlth sod or an equlvalent ground cover approved by the city.This requiremer�t shaEl not applyto site areas retained in a natural state. 5. In order to provide for adequate maintenance of landscaped areas,an underground sprin�Cler system shall be provfded as part of each new development,except one-and two-family dwellings and additions to existing structures which do not at least eq�al the�loor area of the existing structure.A sprinkler system shall be provided for al1 fandscaped areas,except areas to be preserved in a natural state. 6. Not more than 50 percent of the required number of trees shafl be composed of one species.The city shall malntaln a 11st of prohlbited species,whEch shall not be used for landscaping. c. Interior parking Iot londscoping. 1. All parking lots containing over 1a0 stalls shall be designed to incorporate unpaved,landscaped islands in numberand dfinenslon as requlred bythe clty.All landscape Islands shall conkain a minimum of 180 square feet. Islands which are necessary to promote the safe and e�cierrt flow oftraffic shall not be subject to the 100-stall standard and shall be required bythe citywhen warranted. 2, Parking fot landscape areas,[ncluding landscape islands,shall be reasona[�[y distributed throughout the parking lot area so as to break up expanses of paved areas. Parking lot landscape areas shall be provlded with deciduous shade trees,ornamental or evergreen trees,plus ground cover,mulch and/or shrubbery as determined appropriate hy the planning commission.Parking lot landscape trees shall be provlded at the rate of one tree for each 15 surface parking spaces provided,or major fraction thereof.Parking lot landscaping shall be contained in planting beds bordered by a raised concrete curb or equfvalent approved byihe planning commisslon. d. Mninrenance oflandscaping.7he owner,tenant and thefr respective agents shall be joirrtiy and severally responslble for the maintenance of all landscaping in a condition presenting a healthy,neat and orderly appearance and free from refuse and debris,Plants and ground coverwhich are requfred by an approved slte or Eandscape plan,and which have dfed,shall be replaced wfthfn three months of notification by the city.However,tfie time for compliance may be extended up to nine moMhs by the tity in order to allowfor seasona!or weather condltfons. e. Retoining walJs. Retalnfng walls exceedfng four feet In helght,and staged walls which tumulatively exceed 16 feet fn height or invofve more than four tiers,must be constructed in accordance wlth plans prepared by a registered engfneer or landscape architect. f. Londscaping performance securiryrequrred.When screening,landscaping or other slmllar improvements to properiy are requlred by thfs dlvlsion,a letter of credlt shafl be supplied by the owne�in an amount equal to at least 11"z tlmes the value of such screening,landscaping or other improvements.The letter af credlt shall be conditioned upan reimbursement of all expenses Incurred bythe clryfor engineering,legal,contracting or otherfees in connection with making or completing such improvements.The letter of credit shall be provlded prlor to the issuance of any building permlt and shall be valld for a perlod of time equal to two full growing seasons after the date of instaHation of the landscaping.The city may atcept some other form of security In fieu of a letter of credit In an amount and under such condltlons that the city may determine to be appropriate.If construction of the proJect is not completed within the ahout:hlank 6/11/2015 Orono, MN Code of Ordinances Page 7 of 10 time prescribed by bullding permits and other approvals,the city may,at its optfon,complete the work requlred at the expense of the owner and the surety.The ciry may allow an extended period of time for completion of all landscaping ifthe delay is due to conditians which are reasonably beyond the control ofthe developer.Extensions, wh9ch may not exceed nine months,may be granted due to seasonal or weather condit�ons,When an extension Is granted,the city shall requlre such additional security as it deems appropriate. g. Screening and buffering. 1. 7he folfowing uses shall be screened or buffered�n accordance with the requirements ofthis sectfon: f. Princlpal buildings and structures and any building or structure accessory thereto used for residential uses at a density of greaterthan four units per acre shalf be buffered from residential lots located in any R district. ii. Off-street parking facllltles corrtaining six or more spaces shall be buffered from streets located within 50 feet.Parking facilities shall be buffered with landscape zones. I�I. Loading docks shall be screened from all lot lines and public roads. iv. Trash storage facllltles shall be streened from all lot lines and public roads. v. Access roads serving multlfamlly bufldings shall be screened as necessaryto ef?minate the Impact ofvehicle headllghts shfningtoward adjacerrtresidential neighborhoods. 2. Required screening or bufferfng may be achieved with fences,walls,earth berms,hedges,ar other landscape materials.All walfs and fences shall be architecturally harmonlous wfth the princlpal building.Earth berms shall not exceed a slope of 3;1.The screen shall be designed to empfoy materials which provfde an effective visual barrler during all seasons. 3. All regulred screening or buffering shall be located on the lot occupled by the use,building,faciiity or structure to be screened.No screening or buffering shall be located on any public right-of-way or within eight feet of the traveled portlon of any street or highway. 4. Screening or buffertng requ(red by subsection(14)of this section shall be of a height needed to accomplish the goals of subsection(14}�f this section.Screening methods Incorporating roofs over storage,trash or mechanfcai facilities to screen from hlgher adJacent properties or buildings may be required.Helght of plantings required under subsection(14)of this section shalE be measured at the tlrrre of lnstallation. (15) Architeciurol standards. a. It Is not the Intent of the cityto restr�ct design freedom unduly when reviewfng proJect architedure in connection with a site and building plan. However,it is In the best interest of the city to promote high standards of archltectural desfgn and compatibility with surrounding structures and neighborhoods.Archltectural pfans shall be prepared by an architect or other quafified persons acceptable to the city and shall show the following for all structures other than single-familydetached dwellings: 1, Elevations ofall s(des ofthe bullding. 2. Type and color of exterior building materials. 3. A typical floor p1an. 4. Dlmenslons of all structures. 5. The locatfon oftrash and recycling containers and of heating,ventilation ancf air condltloning equipment. b. Unadorned prestressed concrete panels,concrete block and unfinished metal shall not be permitted as exterior materials for resldentlal principal and accessory buildings.This restriction shall apply to alf principal structures and to afl accessory buildings.The city may,at Its dlscretlon,allow architecturally enhanced block or concrete panels. c. Accessory bufldings shall be architecturally compatible with princlpal struct�ares. d. All rooftop or ground-mounted mechanical equipment and exterior trash and recyclfng storage areas shall be fully enclosed or screened so as to be not visible with materials compatible with the principal struccure. e. Underground utilities shall be provlded for all new and substantially renovated structures(the term"substantially renovated"shalf inean when the renovations exteed 30 percent of the prerenovatlon value of the st�udure). (16} Rexi6illry.The unlqueness of each RPUD requires that specifications and standards for streets,utilities,pubfic facilities and subdivisions may be subject to modification from the c(ty ordlnances ordlnarlly governing them.The city councll may therefore apprave streets,Wlftles,public facilities and land suhdivisions which are not in compllance with usual speclflcatl�ns or ordfnance requirements,if it finds that strict adherence to such standards or requirements is not required to meet the intent of this sectfon orta protect the health,safety or weffare of the resldents of the RPUD,the surrounding area or the cfty as a whole. (t� Traj�Sc studies.The ctry may requlre a traffit anelysis to be prepared by a registered traffic englneer approved by the city to assess potential traffic impacts on loca!streets.If impacts on servlce levels of roadways and intersections are anticipated,the project wlll be approved only contingent upon a traffic management plan that adequately mitigates tf�ose about:blank 6/11/201 S Orono, MN Code of Ordinances Page 8 of 10 impacts.The plan may lnclude travel demand management strategies,use of transit facilities or other approprlate measures to reduce trafflc generation,and necessary improvements to road systems.The developer shall have the responsibliftyto install all necessary road system fmprovements. (18) Bt�llding permits. No building or other permit shall be Issued for any work on property Included within a proposed or approved RPUD development,nor shall any work occur unless such work is in compliance with the proposed or approved RPUD development. (19) Genera!regulotions opplrcability.The requirements contained in this d1vEs(on pertaining to general regulations for residential districts and performance standards shall apply to a RPUD development as deemed appropriate by the city. (20) Llghringstandards.All RPUD developments shall be subject to the general performance standards for lighting in this chapter. (21) Tralls.When any portion of the project is within 1,000 feet of a public trail system,pedestrian access shall be provided to the trail system by means of a public trail constructed at the developer's expense.Where public rights-of-way are available,at the clty's discret(on the trail may utilize the publlc right-of-way.Trails shall be of bitum[nous construction,or such other material as may be approved by the city and shall be not iess than elgtit feet in width. (Ord. No.202 2nd series,�1(5),z-z6-2001;Ord. No.94 3rd series,g 2,9-24-2012) Sec.7&627,-Review of applicaLlon;procedures. (a} Concepi plan review.In orderto receive guidance�n the design of a RPUD prlor to submission of a formal application,an applicant may submlt a concept plan for review and comment by the pianning commission and city councll.Submissian of a concept plan is optional but is highly recommended for large RPUDs.In order for the review to be of most help to the applicant,the concept plan should contain such specfflc lnformatlon as is suggested bythe clty.Generally,this information should Inciude the following: (1) Approximate building,road and trail locations; (2) Height,bulk and square footage of buildings; (3) Type and square footage of specific land uses; (4) Number of dwelling units; (5) Generalized grading plan showfng areas to be cut,fiiled and preserved;and {6) Staging and timing of the deveiopmenL The commerrts of the planning commission and city council shall address the consistency of the concept plan wlth this section.The comments of the planning commission anci city councfl shall be for guidance only and,if positive,shall not be considered bindfng upon the planning commission or city council regarding approval of the formaf f2PUD application when submitted. (b) Master developmem p/on and rezoning.Approval of a rezoning to RPUD and approval of a master development plan shall be subJectto the procedures outlined in this chapte�for a zoning map amendment.The master development plan sha{f contain the followi ng: (1) Bullding location,height,bulk and square footage; (2) Type and square footage of speciflc land uses; {3) Number of dwelling units; (4� Detailed street and utility locations and sizes; (5) Parking layout; (fi} Drainage plan,including location and size of pipes and water storage areas; p) Grading plan and drainage plan,including two-foot contours; (B) Cseneralized landscape plan; (9) Generaiized plan for uniform signs and Ilghting; (10} Plan for timing and phasing of the development; {�l) Co�enants or other restrlctlons proposed forthe regulation of the development; (9 2) Renderings or elevations of all sldes of buildings to be constructed in the first phase of the development; (13) Traif plan;and (14) Lighting p1an. Approval of the master development plan shell lndlcate approval of the listed ltems ln subsections(bx1}—(b)(14)of this section and shall occur in conjunctfon wlth rezoning af the property to RPUD.After rezoning the property to RPUD,nothing shall be constructed on the RPUD site except in conformance with the approved plans and this section.The procedure for notification of and public hearing on the master development plan shafl be the same as required for a zoning map amendment bythis chapter. (c) �hn�rt•hlank 6/11/201 S Orono, MN Code of Ordinances Page 9 of 10 Development agreementffrnancialguaraniee. Following the approval of the master development plan but prior to fnal plan approval,the applicant shall enter fnto an agreement with the city relating to the terms of the RPUD development,and shall also protide such financial guarantees as the city requires or deems necessary.5uch agreement may take the form of: (1) A deveiopment contrac�; (2) A site improvement performance agreemen�;andlor (3) Another form of binding instrument as may be required bythe ciry. (d) Fina!site a�d bufJding plan.Approval of a final site and building plan for the entire RPUD or for specific parts of the RPUD shall be subject tn the procedures outlined in thfs division.The final site and building plan shall corrta2n Information as required by the city,including the following: (1) Detatled utility,street,grading and dralnage plans; (2) DetaiEed building elevations and floor plans; (3) Detailed landscaping,sign and lighting plans;and (4) Detailed trall plan. (e) Substanilal compliance.The flnal site and buiiding pian shall be in substantfal compEiance wlth the approved master development plan.Substantial compliance shall mean: (1) Buildings,parking areas,roads and tralls are in substantiallythe same iocation as previously approved; (�) The number of residential Inring units has not increased or decreased from that approved in the master development pla n; (3) The gross floor area of any indfvldual buflding has not been increased from that approved In the master development plan; (4) There has been no fncrease fn the number of s[orles in any building; (5) Open space has not been decreased or altered to change its origlnal deslgn or Intended use;and (6) All speciai conditions required on the master development plan by the city have been incorporated Into the flnal site and buflding plan. Approval of a final site and bullding�lan shall slgnify approval of afl plans necessary prlor to appllcation for a building permit, subject to conformance with any conditions on the approval and subject to other necessary approvafs by the city. (� Slmultaneous review.Appilcants may combine the final site and building plan review with the master development plan review by submitting all information required for both stages simultaneausly. (� Barsls fo�Qppioval,•condltlons. In evaluating a site and building plan,the planning commission and city council shall base their recommendations and actions regarding approval of a RPUD on a consfderation of the following: (1) Compatffoility of the proposed plan with this section and consistency wlth the goals,policies,and abJectives of the comprehenstve plan and surface water management plan; (2) Preservatfon of the site fn fLs natural state to the greatest extent practicable by minimizing tree and soil removal and designing grade changes to be in keeping with the general character and appearance of neEghborfng properties; (3) Creation of compatible relationships between buildings and apen spaces both on the site and adjacent to It, lncorparating natural site features and wlth existing and future buildings having a visual re[ationship to the development, giving special attention to: a. M irrternal sense of order for the bulldings and uses on the site and provision of a desirable environment for otcupants,visitors and the general community. b, The amaunt and lo[abon of open space and landscaping. c. Materlals,textures,colors and detalJs of construction as an expression of the design concept and the compatiblllty of the same with the adjacent and neighboring structures and uses;and vehicular and pedestrfan clrculatlon,incfuding walkways,Interlor drfves and parking in terms of location and number access points to the public streets,width of interior drives and access points,general interior circulation,separation of pedestrian and vehfcular trafflc and arrangement and amourrt of parking. (4) Promotion of energy conservation through desfgn,location,orlentation and elevation of structures,the use and location of glass In structures and the use of landscape materlals and site grading; (5) Protectlon of adjacent and nelghboring propertles through reasonable provislons for surface water drainage,sound and sight buffers,preservation of views,light and air and those aspects of design not adequately covered by ather regulations whlch may have substantfal effects on nelghbortng land uses;and (6) Such other factars as the planning commissfon or cfty councll deem relevant, The planning commission and ciry council may attach such cond'ttions to their actions as they shall determine necessary or convenient to better accompllsh the purposes of thfs section. about:blank 6/l l/2015 Orono,MN Code of Ordinances Page 10 of 10 (Ord. No.202 2nd series,§1(6),2-26-2001) Sec.78-626.-Term of appr��al. {a} if applicatlon has not been made for a final site and building plan approval pursuant to the approved master development plan for all or a part of the properry within a RPUD by December 31 of the year following the date on which the RPUD zoning map amendment became efFective or,if within that period no extenslon of time has been granted,the city council may rezone the property to the original zoning classification at the time of the RPUD application orto a zoning classlflcatlon consistent wfth the comprehensive plan designatlon for the property,in the absence of a rezoning,the approved master development plan shall remain tt�e legal control governing development of the property included within the RPUQ. (b) if construction on the property included within an approved final site and building plan has not started by December 39 of the year following the date on which such final site and building pian was approved or,if building consVuc[ion In a phase of a RPUD approved to be bullt in phases has not started within this period,or,ff wlthin that period no extension of the time has been granted,the city council may rezone the property to the original zoning classification at the time of the RPUD applfcatlon or to a zoning classlflcation consistent with the comprehensive plan designation for the property.In the absence af rezoning, the approved masier development plan and final site and building plan shall remain the legal control governing development of the property Included wlthln the RPUD. (Ord. No.202 2nd series,g 1(7),2-26-2Q01) Sec.78-6�9.-Amendments. Major amendments to an approved master cfevelopment plan may be approved by the city council after review bythe planning commissian.The notlflcation and public hearing procedure for such amendment shalf be the same as for approval of the original RPUD.A major amendment is any amendment which: (1} Substantiafly alters the IocaUon of bulldings,parking areas or roads; (2} Increases or decreases the number of residential dwelling units; (3} fncreases the gross floor area of any individual buildin� (4} lncreases the number of stories of any bullding; {5} Decreases the amount of open space or alters It in such a way as to change its original design or InLended use;or (6} Creates noncompliance with any special condition attached to the approval of the master development plan. Any other amendment may be made thraugh review and approval by a simple majority vote of the cauncil, (Ord. No.202 2nd serles,§1(8),2-26-2001} 5ecs.78-630-78-640.-Reserved. about:blank 6/11/2015 Orono, MN Code of Ordinances Page 1 of 6 PC Exhibit I ARTICLE XII. -CONSERVATION DESIGN DIVIS[ON 1. - GENERALLY Sec. 78-1631.-Purpose and intent. The City of Orono as a result of the Rural Oasis 5tudy conducted in 2005 finds that there is an intrinsic link between the natural systems and the valued scenic characterthat exist throughoutthe community.The requirements of this conservation design ordinance are meant to preserve and enhance this ecological/aesthetic character by requiring: (1) protection and enhancement of drainageways and water quality; (2) protection and enhancement of ecological communities; (3) reinforcement and es[ablishment of ecological con�ections throughout 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 loca[ landmarks. (Ord. No. 67 3rd series, § 1, 1-11-2010) Sec. 78-1632. -Applicability. 7he Conservation Design Master Planning requirements of this article apply to all proposed residential 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. 78-1633. - Definitions. The following words, terms and phrases,when used in this articEe, 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 approaci� 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 tonservation design strategies include: ident�fying and avoiding sensitive natural features, planning roads along contaurs, allowing lots to border naturaf open space, integrating ecological stormwater management, using smaller lots, and educating developer and buyers about the ecological values of ti�e landscape.The first phase entails an inventory and analysis of the potential development site's natural features, existing land uses, and wetland delineation. The secand phase entails analyzing the design implications of the findings from the initial phase, alternative stormwater design, ancf a conceptual design for road and !ot layouts. Mrnnesota Land Cover Classifrcation System (MLCCS) means the Minnesota Land Cover Classification System (MLCCS) displays data on natural/semi-naturai and cultural covertypes atthe highest level of classificaCion.The next four levels of classification each reveal further specificatians such as plant types, soil hydrology, hardco�er and plant species. Using MLCCS data is the first step in producing a natural resource inventory of a development site. Orono Natura!Resource lnventory means an element of the Orono Community Management P[an that displays the ecologicai connections within and beyond the City of Orono. Corridor enclosure means the nature, appearance and relative degrees of screening provided by about:blank 6/11I2015 Orono, MN Code of Ordinances Page 2 of 6 roadside vegetation. Corridor enclosure types include: Open endosure: Long views beyond the right-of-way, no real sense of corridor enclosure. Edged enclosure: Solid wal{ af vegetation along roadside,views focused along corricfor. Tunneled enc/osure:Vegetation begins to completely enclose roadway, above and sides, creating a "smal! scale" roadway experience. Varied enclosure: Enclosure changes rapidly along corridor, short stretches of open, edged,and tunneled corridor. View analysis means 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, particularly multi-fami[y residential, institutional, and commercial and industrial uses.Views of power lines,telephone poles and other utility i nfrastructu re. Landmark preservation and enhancement means preserving and maintaining distinct cultural features, iandmarks and unique points of locai character, both natural and man-made,to maintain a familiar sense of place in the community. Ecologica!Management Categories: Leve19: Ecological "off-limits" areas, including wetlands and required buffers, historic drainage. tevel2: Ecofogical opportunities, including existing degraded drainageways and existing degraded ecosystem remnants. Leve/3: Ecofogical possibilities:Areas suitable for stormwater treatment. Note: These Ecofogical Management Categories are not intended to directly corre[ate with MLCCS M-34X Natural Cammunity Quality Modifiers. Signifrcant tree stand means a grouping or cluster af coniferous and/or deciduous trees with cont�guous 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 considered as significant tree stands. (Ord. No. 67 3rd series, § 1, 1-11-2010; Ord. No. 9�4 3rd series, § 9, 9-24-2012) DIV1510N 2. - BASIC APPLICATION AND PLAN REQUIREMENTS Sec. 78-1634. -Application requirements and procedures. The developer shall follow the steps outlined below as part of the development review process: (�) about:blank 6/11/2015 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 Plan and the recommendations contained within the �rona Natural Resources Inventory. The intent is ta establlsh the property's ecological connections both within Orono and as part of the regional ecologica] system. (2) If the property exists adjacent to a dacumented corridor in the Rural Oasis Study, review and respond ta the existing aesthetic and ecologicaf analysi5. (3) If the property is not adjacent to a documented �orr'tclar in the Rural 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, corridar 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 subrnitted by the developer. (4) Additionally, submit a natural resources inventory of the site, including all of the following elements: a. Review of the MLCCS data pertinent to the slte. b. Tree survey, including all significant individual�trees greaterthan six feet diameter,and stands of trees, identifying tree species and size. c. Wetland inventory, Incl�ding delineation reports. d. Topographic survey indicating existing drainage patterns. e. Analysis of the site based on the Fndings and recommendations of the Orono Natural Resources Inventory with regards to: • Conteptual greenways and open space corridors; • Existence of rare plant communities; • Potential need for proactive managementand protection. (Ord. No. 67 3rd series, � 1, 1-11-2010) Sec. 78-1635. - Basic Conservation Design Master Plan requirements and evafuation criteria. The developer shall prepare a Conservation Design Master Plan for development of the properry, 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-celE treatment principles, and defining proposed methods of stormwater phosphorus reduction; (3) Removal of invasive species and diseased trees; (4) Protection of sign�cant tree stands and woodlands that support scenic and/or ecological goals, including m9tigation of any such stands to be impacked by development activities; (5} Protection of existing wetlands, including augmentation of buffers, mitigation of impacts, and enhancement of degraded systems; (6} about:blank 6/11/2015 Orono, MN Code of Ordinances Page 4 of 6 )ustification and mitigation of any negative impart to ecofogical communities. "NegatNe impact" incf�des any modificatian to a fower level af ecological community quality, as described by the Minnesota I..and Cover Cfassification System (M-34X Modifiers); (� Maintenance of ecologicaf connections through site design,as shown on the Orono Natural Resource fnventQry; (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, buflding design and coioration, etc.; and (9) Preservation or reinterpretation of existing landmarks. The planning commission and city council shall evaluate the Conservation Design Master Pfan to determine whether the proposed development: (1) Preserves ex�sting drainage pattems and enhances stormwater collection and conveyance by applying an ecologically-based multi-cell stormwater management system that improves ecosystems by reducing reliance on manmade infrastructure, reducing downstream runoff of contaminants, and enhancing ecological connections; (2) Incfudes a program forthe removal of invasive species and diseased trees; protects significant tree stands and woodlands that support scenic and/or ecological goals; and includes mitigation of any such sfiands 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 cammunities of Ecologica! Management Categories 1 and 2; results 9n no negative modification of any ecological communities as described by the Minnesota Land Cover Classification System; and establishes, maintains and improves native ecological communities including natural and semi-natural areas ta provide wildlife habitat and support rtatural ecological functions (i.e.drainage,filtering, buffering, etc.); (5) Establishes or maintains ecological connections through site design, as shown on the Orono Naturaf Resource Inventory that will enhance stormwater collection and conveyance, promote ecological and wildlife corrldors, 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 apen rural views and other aesthetic efements of the landscape; and mitigates the negative visual impacts of development; (� Preserves, maintains, or reinterprets existing landmarks and unique points of local character, and preserves distinct cultural features that will rrtaintain a familiar sense of place in the community. (Ord. No. 67 3rd series, § 1, 1-11-2010) DIVISION 3. - DEN5ITY BONUS ST'ANDARDS Sec. 78-1636. - Density bonuses for urban density de�elopment. For residential development in Orono's defined urban area (zoning districts allowing densities in excess of one unit per two acres, and including properties identi�ed in the Orono Community Management Plan for conversion to urban density)within the ranges of the guided density a density Ioonus may be allowed if the city council finds that the performance bonus requirements of this about:blank 6/11/2415 Orono,MN Code of Ordinances Page 5 of 6 division have been met.The city council shali determine the extent of density bonus awarded for such properties. Example: Properties guided in the Community Management Pfan for a density range of two—four units per acre have a base density of two units per acre;whi{e the high end of the density range is not guaranteed, the city council at its discretion may allaw development at a final density of up to four units per acre through the performance bonus process. (Ord. No. 67 3rd series, � 1, 1-11-2014) 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 implementing a combination of development enhancements that not only preserve but improve the natural character�stics of the property or preserve and enhance existing landmarks,the developer shall become el�gible for a density bonus.The extent of such density bonus shall be determined by the city council. Development enhancements include but are nat necessarily limited to the following: (1) Reforestation beyond existingwoodland limits; (2) Water quality improvements; (3) Improvements in ecological grade of existing communities; (4) Upgrading of edge buffering to maximum, ortunneled, character; and (5) Major preservation or enhancement of existing landmarks. (Ord. No. 67 3rd series, § 1, 1-11-2010) DfVISION 4. - LOiVG-TERM PRESERVATION Sec. 78-1638. - Preservation requirements. The developer shall estab[ish and implement measures that will ensure the preservation and maintenance of those elements of the development that are determined to require long-term or permanent �rotection from 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. 673rd series, § 1, 1-11-2410) Sec. 78-1639.- Buyer education. The developer shall establish covenants documenting the elements of the development to be protected and how they are to be pratected, and shall establish a defined program for educatEon of the initial purchasers of lots within the devefopment as to the limitations that affect future use of the property. (Ord. No. 67 3rd series, � 1, 1-11-2010) DIVI510N 5. - RE50URCE5 Sec. 78-1640.- Resources. The primary references for facilitating the conservation design process include the following: • Orono Rural Oasis Study(DSU, 2005). about:blank 6/11/2015 Orono, MN Code of Ordinances Page 6 of 6 • 2008-2030 City of Orono Community Manag�ment Plan, Chapter 3A—Environfnental Protection Plan (City of Orono, 2009). • Orano Natural Resources Inventory(Hennepin County Department of Enviranmental Services/Banestroo Natural Resources Group, 2006). • Minnesota Lantf Cover Classificatian System (MLCCS). (Ord. No. 67 3rd series, g 1, 1-11-2010) Secs. 78-1641-78-1669.- Reserved. about:blank 6/11I2Q15 � � � � � � � � � � � � � � � � � � � • • • • --.�. i �� CliftonLarsonAllen �� � ' CLAconnect.com O � , � � - - • - � � " ` � t.: � �3 � • .� • � �hA�-� "� �� r �� 5 � �� ; � �, � ��� ��� � � �,��� ��� � ��. ��.�.,§�` frz�,��,�.�,M.+�i�;���x �✓,'%`r,. �� :. _ + � � • 8. r . � . " ��.4�'�'" R. .. . 1/ I � i" � � � � � � � � � � � � � � � � � � � A enda g � _ � � • Re uired Communications a • Audit Results • Financial Results • Other Items CliftonLarsonAllen 2 ' � � � � � � � � � � � � _ � � � � � �;:.. Re uired Communications �� q �� � �� � • Audit provides reasonable, but not absolute assurance �� • Accounting policies — No new policies adopted in 2014 • Significant accounting estimates — Useful lives of capital assets — Valuation of investments — Postemployment benefits • Received full cooperation from management CliftonLarsonAllen 3 � � � � r � � � � � � � � � � � � � � �:, a Audit Results y �i � � � � � � • Unmodified ( i .e. "clean" ) opinion on the financial statements • Internal controls — exceptions noted — Preparation of financial statements — Segregation of duties • Minnesota legal compliance — one exception noted related to the prompt payment of bills CliftonLarsonAllen 4 � � � � � � � � � � � � � � � � � � � a Financial Results ° General Fund - Unreserved/Unassigned Fund Balance 4.5 _.-----_________-- 4.0 3.5 3.0 � c 0 2.5 .� � 2.0 „i+': � 1.5 �"; 1.0 � rt. 0.5 ����; 0.0 2010 2011 2012 2013 2014 ■Generai Fund-Unreserved ■General Fund-Unassigned CliftonLarsonAllen 5 � � � � � � � � � � � � � � � � � � � ;.� � Financial Results Continued �� � � ° � �� General Fund - Revenue = 4.5 ; _ . � 4 � __ __ 3.5 _ _ _ _ c 3 _ 0 ,_ �� 2.5 c �i K/1 Z _ ____ 1.5 ____ 1 --- ---. 0.5 _--_ 0 -- _ _ , __. __._. __ 2010 2011 2012 2013 2014 ■Property Taxes ■Licenses and Perrnits ■Intergovernmental ■User Fees All Otl�er Revenues CtiftonLarsonAllen 6 � � � � � � � � � � � � � � � � � � � a� Financial Results Continued � � � � �� �� General Fund - Expenditures �' �"J 5.0 4.5 4.0 3.S .� 3.0 : c 0 •� 2.5 �. � 2.0 1.5 _ __ _ --- -- --- 1.0 0.5 0.0 __._ _ 2010 2011 2012 2013 2014 ■General Government ■Street ■Public Safety ■Public Works Recreation &Parks ■Other Expenditures CliftonLarsonAllen � r � � � � � � � � � � � � � � � � � � �� # ., « Fin n i I Results Continued �` a c a ( ) �� � � Governmental Fund - Fund Balance � 9 . ���� 8 _�' _.- 7 . 6 c 5 0 — ._ .E 4 �— . . . � � ' 3 ' 2 1 .��0 . , ___._ _ __ 2010 2011 2012 2013 2014 ■Other Govt Funds-Reserved ■Other Govt Funds-Unreserved ■Other Govt Funds-Restricted ■Other Govt Funds-Assigned CliftonLarsonAllen 8 � � � � � � � � � � � � � � � � � � � � � Financial Results Continued � � ) 0 � �� Governmental Funds - Revenue � 1 I_._ _.___ _ .__. _. _._ _.__ __ _ _ _ _ _ 09 ___ _ _ _ __- ------ __ __._ ___ __ - __ 0.8 0.7 �. 0.6 c � 0.5 :� � 0.4 � 0.3 0.2 ._-- 0.1 __ 0 �._._ � , _ 2010 2011 2012 2013 2014 ■Property Taxes ■Licenses and Permits ■Intergovernmental ■User Fees All Other Revenues CliftonLarsonAllen 9 � � � � � � � � � � � � � � � � � � � a Financial Results Continued ��� � � � Other Governmental Funds - Expenditures V 4.0 -__ ---- __... _-- -------_..^ ___ _ 3.5 1------------------- _ ___------- � 3.0 -------- -------- ---— ---_ ____ _.. _- ______.. ___- — � � 2.5 �- _____..__ � c � o �._ — 2.0— • _ ---------- ---- --__ _ _ _ --- __ _---- E ' � , � 1.5 -? _ —_______---__._ _------- --- � � } �.,� 1.0 I_ __--- ---- - . ___-- ----- � ------- __-- -- ..____ -----..,. _ _-- � 0.5 _- --- __..__ ___ OA f � � � , � � , 2010 2011 2012 2013 2014 ■General Government ■Street ■Public Safety ■Capital Outlay Debt Service ■Other Expenditures CliftonLarsonAllen 1� r � � � � � � � � � � � � � � � � � � � Financial Results Continued c � � � Enterprise Funds- Unrestricted (Spendable) Net Position ` �:� $4,500,0 00 $4,000,0 00 $3,500,000 $3,000,000 $2,500,0 00 $2,000,000 $1,500,000 $1,000,000 $500,000 $0 2010 2011 2012 2013 2014 Fiscal Year t Water Fund —�—Sewer Fund �Storm Water Fund —�—Recycling —;-�Cable Televsion CliftonLarsonAllen 11 � � � � � � � � � � � � � � � � � � � Financial Results Continued i � ) �-. Enterprise Funds- Operating Income (Loss) $150,000 $50,000 -$50,000 -$150,000 2010 2011 2012 2013 2014 Fiscal Year +Water Fund t Sewer Fund —�Storm Water Fund �—Recycling —�Cable Television CliftonLarsonAllen 12 � � � � � � � � � � � � � � � � � � � �� ':�u�: _ _ _ _ _ _ _ _ a c � Financial Results (Continued ) �l ,� Future Debt Service ' $2,500,000 --- ---.—__..-------------------------------------------- -- _ _ _----_ ___ ___ _ __-- --- -I �I $2,000,0 00 $1 ,500,000 i I 1 � $1 ,000,000 i I $500,000 I i � � � $0 2014 actual 2015 projected 2016 projected 2017 projected 2018 projected 2019 projected CliftonLarsonAllen 13 � � � � � � � � � � � � � � � � � � � � «� Financial Results Continued �° � � _ � �� .�, �� Tax Rate Comparison �� (Per League of Minnesota Cities Tax Data) 6o.oio i � so.oio { __ ___ _ � ao.oi � 30.0°� ; 2o.oio ! so.oro o.o°i : Orono Statewide City Region 11 Metro Cities Long Lake Medina Wayzata Spring Park Average Average Pop. 5,000- 9,999 ■2014 Property Tax Rate CliftonLarsonAllen 14 � � � � � � � � � � � � � � � � � � � n_ S: Other Items ` �� �: ��, • GASB No. 68 �� — Effective 2015 — Government entities will be required to report a net pension liability for their allocation of the state-administered pension plans (PERA, etc.) — Current "draft" PERA report shows City of Orono (iability at $1.43 million for general employee pension and $2.6 million for police and fire pension • GFOA Certificate of Achievement for Excellence in Financial Reporting received for 2013 CliftonLarsonAllen 15 � � � � � � � � � � � � � � � � � � � � <v Questions and Feedback ���� � � �n �� I �'» Thank ou . v Michelle Hoffman, Manager Ph. 612/397-3269 michelle.hoffman�claconnect.com CliftonLarsonAllen 16