HomeMy WebLinkAbout11-16-2015 Planning Commission Packet PUBLIC ATTENDANCE
MEETING DATE � _ � (�(
❑ COUNCIL
I� PLANNING COMMISSION
❑ OTHER
Assistive Listening Device available upon request.
Please complete the foilowing information for Cit records, �`�"`' ��
y ,������'
�.� +.
PRESENT FOR(from agenda)
NAME (please print) ADDRESS NAME OR NUMBER
�
1. ��� ` �-� e✓ Z v `�- J� 4� ��� �c� �1 � - �i��-
2. - � t v�, S � .
3. I� � ���L � �� ��J��I� ��( � .
.� � - �
4. � � �zS � � . . ��
5. �� �� n(.,�;�'h.�� �>� � u �� � �r�-k� S � - �� 1� - ��-�
a ,
s. � � ��b S �z.���
, � , -
7. � . � � ,��
8.
9.
10.
11.
12.
13.
14.
15.
V:1(LEGAL FORMS)1(FORMS)1PUBLIC ATTENDANCE.DOC
�.� , .u.��....�.. �
i ���0
- _ , i�u...u.u�
• � � ��� � ,
2F /� ��KESH00.�
, � 1
_ J� Stubbs _ "
� Bay - r�
\ .
'',� . �
AGENDA
>'ity of Orono Planning Commission Meeting for
-- _� November 16, 2015; 6:30 PM
�rono Council Chambers, 2780 Kelley Parkway,
, Orono, MN 55356
North ' 952-249-4600/www.ci.orono.mn.us
_ o � -
Arm
��� ���� - �- nsent Agenda
�'� 1. Approval of Planning
- Forest Commission Meeting Minutes of
lake ��, October 19, 2015.
� Business
� - 2. 15-3769 Chris Lappen 8� Kallyn Bialowas,
: �< % �__ 3409 East Lake Street,
`� � Variances (Staff: Mike Gaffron)
. � �' �
� nr Business
�� _ 3. 15-3791 Josephine Carpenter,
480 Russell Avenue,
Comp Plan Amendment
,� (Staff: Mike Gaffron)
West - �
Qr� , � 4. 15-3792 John & Ben Kieffer,
( 2024 Shadywood Road,
�� � , Variances (Staff: Mike Gaffron)
�/� ' 5. 15-3794 Tim & Mary Doubek,
,�r �����"�_'`� 4565 Bayside Road, Variance
�.� " #13-3' (Staff: Melanie Curtis)
�1
...�..�
� 6. 15-3795 Southview Design on behalf of
�°����������ui�ri�ra�uau�u��`�� � � Robert 8 Beth Schnell,
v , •
• � 1130 Old Crystal Bay Road S,
� = Variances
�-^�—�� � ����,.. (Staff: Melanie Curtis)
- ��[
_ .
� __ ---- ---_ __�=-.�.� �,�
, .� � .�.
�`� \� � �1'� i1-16-2015
��c � ���
�� � ,�� PC Meeting
R r�
= � , .,�. Disclaimer.
This drawing is neither a legalty re<orded map nor a
urvey and is not intended to be used as one.This
drawing is a wmpilation of remrds,information,and data
0 1 728 Feet � located in various citY,counN,and state offices,and other
sources affecting the area shown,and is to be used for
reference purposes only.The Ciry af Orano is not
�O Bolton&Menk,Inc-Web GIS 11/13/2015 9:13 AM
res0onsibleforanyinaccuracies herein contained.
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday, October 19, 2015
6:30 o'clock p.m.
ROLL CALL
The Orono Planning Commission met on the above-mentioned date with the following members present:
Acting Chair Kevin Landgraver, Commissioners Bruce Lemke, Christopher McGrann, and Loren
Schoenzeit. Representing Staff were Community Development Director Jeremy Barnhart, Senior Planner
Michael Gaffron, City Plaruler Melanie Curtis, and Recorder Jackie Young. Council Member Walsh was
present.
Acting Chair Landgraver opened the meeting at 6:30 p.m., followed by the Pledge of Allegiance.
CONSENT AGENDA
*1. MINUTES OF THE ORONO PLANNING COMMISSION MEETING OF
SEPTEMBER 21,2015
Lemke moved,McGrann seconded,to approve the minutes of the Orono Planning Commission
meeting of September 21,2015, as submitted. VOTE: Ayes 4,Nays 0.
OLD BUSINESS
2. #15-3780 MICHAEL AND LISA LARSON,3596 SHORELINE DRIVE, CONDITIONAL
USE PERMIT, 6:33 P.M.—7:02 P.M.
Michael and Lisa Larson, Applicants, were present.
Barnhart noted this is a review of an application that was tabled last month. The applicants tonight are
presenting revised plans far the Woofington, which is an indoor dog daycare, dog boarding, and dog
grooming business. The proposed use will operate out of an existing building that is currently vacant
with the exception of a small portion of it that is being used by the owner of the building in conjunction
with his dry-cleaning business.
Page 1 of 44
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday,October 19, 2015
6:30 o'clock p.m.
The applicants are proposing up to 73 dogs maximum, which is a ratio of one dog per 85 square feet. It
will be an upscale dog pet care facility and includes approximately 1,000 square feet of an indoor play
area as well as a couple of smaller outdoor relief areas. The applicants do propose some exterior
improvements to the building, such as awnings,paint, signage and lighting.
At the September Planning Commission meeting, the public expressed some comments and concerns
associated with noise. The applicants have developed some mitigation strategies for dealing with the
noise and will present their proposals this evening.
Barnhart displayed a layout of the building and noted that changes to the plan include relocating the
entrance to the building to the northwest corner away from the intersection of Shoreline and Blaine and
installation of a fence that would screen an outdoor relief area. Other improvements include removal of
the asphalt parking lot located in the front of the building and replacing it with grass, installing awnings
and signage. All signage will need to meet City Code requirements. The parking lot located on the north
side of the building will be repaved and will remain the same size. The sidewalk will also be shifted to
the northwest side of the building.
There are two outdoor relief areas being proposed. One of the outdoor relief areas is in the same location
as originally proposed. The interior layout has been modified based on Planning Commission
recommendation, including relocation of the entrance way. The property owner will retain the garage
space for their cleaning business.
Barnhart noted a number of public comments were received at the prior Planning Commission meeting.
The adjacent residential property owners are worried about noise and its impact on their properties and
the applicants will present their sound mitigation efforts. Since the Planning Commission meeting, Staff
has received a number of phone calls voicing opposition to the project. Barnhart stated he did not receive
anything in writing.
Barnhart displayed an aerial photo�raph of the area. Barnhart noted this building is 129 feet to the nearest
commercial buildin�, 86 feet to the closest residential structure, 225 feet to the other residential structure,
and 112 feet from the neighboring property to the west. Barnhart stated the concern comes down to
whether the applicants are doing enough to mitigate the noise.
Page 2 of 44
,
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday,October 19, 2015
6:30 o'clock p.m.
This project consists of two applications. One application proposes changes to the B-1 zoning district
regulations to permit indoor dog boarding and indoor dog daycare as a conditional use. The Planning
Commission recommended approval of that ordinance but the City Council has tabled that pending
review of additional information. The other application requests a conditional use permit for the
Woofington, which meets the proposed definition of indoor dog boarding and day care.
Barnhart noted the applicants are present tonight and would be able to answer any questions relating to
their operation.
The Planning Commission had no questions for Staff.
Mike Larson stated they have had a lot of discussion regarding their application since first submitting it
and that they received a lot of great feedback from the Planning Commission and the City Council.
Larson stated they have taken that feedback to heart and have made some revisions to their proposal.
Larson stated as it relates to sound mitigation,they have relocated some of the internal rooms and moved
the lobby to the northwest corner, which helps address the concern of noise as well as allows the
entryway to be moved away from Blaine Avenue, which eliminates the concern about traffic on that
street. Larson stated since Shoreline is a heavily traveled thoroughfare, they knew they would have very
ininimal impact on traffic on tbat street, and that they have placed the entrance as close as possible to the
parking lot, which should deter people from parking on Blaine.
Larson stated as it relates to other sound mitigation efforts,the dogs will only be let out in twos and on
leashes so any potential barking can be immediately addressed. The dogs will not be allowed outside
unless they are fully supervised. Larson stated in his view these changes will go a long way in addressing
the concerns of the neighbors about dog barking.
Lisa Larson noted there would be dogs allowed outside after 7 p.m. but only one or two at a time. The
dogs would be supervised at all times.
Michael Larson noted they also have provided some information on other indoor dog facilities in the
Twin Cities and that he hopes the Planning Commissioners have had an opportunity to view those other
Page 3 of 44
t
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday, October 19, 2015
6:30 o'clock p.m.
facilities or consulted with Staf£ Larson stated they have not uncovered any subsequent concerns
associated with those facilities.
Lisa Larson stated it sounds like other communities were concerned about noise but that they have not
received any complaints from the adjoining property owners. Larson stated a person can drive up to the
other facilities at any time of the day and there is no dog barking. Larson stated she hopes some of the
Planning Commissioners have visited those facilities and witnessed that barking was not an issue. Larson
stated in her view it is more a perception of the old-fashioned kennels that were located outdoors and that
this is a different type of facility.
Michael Larson stated he would be happy to answer any questions.
Lemke asked if they are still talking about a 25-pound weight limit.
Lisa Larson indicated they are.
Schoenzeit asked if they have made any changes to their 24/7 staffing plans.
Michael Larson stated they have not for the first year. Larson stated they will move to a 24/7 staffing
plan as the business grows. Larson stated if they reach their projections earlier, they would be happy to
bring in more staf£ Larson stated it comes down to a financial balancing act as to when they reach that
occupancy level.
Schoenzeit asked if there is any interest to tying that to a vacancy number.
Lisa Larson stated once they reach 50 percent occupancy, that would warrant a full-time overnight staff
person, which is anticipated to happen by month 11.
Schoenzeit asked if they are okay with that being a condition of approval.
Lisa and Michael Larson indicated they are okay with that.
Page 4 of 44
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday, October 19, 2015
6:30 dclock p.m.
Landgraver asked what the concern is about the overnight staffing.
Schoenzeit stated if the dogs start barking, it could be a half hour before someone gets there, and if it
happens during the middle of the night,that could be a problem for the neighbors.
Landgraver asked how they anticipate using the two outdoor areas.
Lisa Larson stated the southwest area is for all of the boarding dogs prior to 7 a.m. and after 7 p.m.
During those times no dogs will be let out in the northwest area. The northwest relief area/play space is
for the daycare dogs to be able to be let outside for their relief time.
Landgraver asked what those hours would be for the daycare dogs.
Lisa Larson indicated it would be 7 a.m. to 6 p.m.
Michael Larson stated those times can be modified as well if necessary.
McGrann asked how many dogs they anticipate having outside or what the rotation will be for the number
of dogs in the northwest relief area.
Michael Larson indicated it would be a maximum of ten.
Lisa Larson noted there are 54 suites.
McGrann asked if they are anticipating having dogs out there consistently.
Michael Larson stated they did provide a rotation schedule to the Council and that they are anticipating
dogs being out there every hour and a half and then 45 minutes off.
Landgraver noted the applicants have created this additional nighttime relief area in response to the
concerns of the neighbors.
Page 5 of 44
Y
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday,October 19, 2015
6:30 o'clock p.m.
Lisa Larson stated the suites will also be sheetrocked pods and will be completely insulated with full-
glass doors on the front to help contain the noise within the pod. The indoor play space will also have
thick rubberized flooring to help mitigate the noise.
Acting Chair Landgraver opened the public hearing at 6:50 p.m.
There were no public comments regarding this application.
Actin�Chair Landgraver closed the public hearing at 6:50 p.m.
Schoenzeit stated in his view this is a good use of the space, but the one question he has is why the
signage is not part of this application.
Barnhart stated a conditional use permit gives the City the autharity to issue a permit for the signage on
the property and that Staff has not reviewed it per City Code at this point.
Lemke asked if the only access to the outdoor play area is through the garage door.
Michael Larson stated to the north of the garage door there will be an access door.
Lemke asked if the garage doar is there for a purpose and whether it will be open during the summer.
Michael Larson stated on the days during the summer when it is nice out with a good breeze, they would
like to open the door to bring in some fresh air.
Lemke stated the applicants have done what the Planning Commission requested at the last meeting and
that he likes the improvements and in his view it is a good use of the building.
McGrann asked if the public comments received on the telephone related largely to the noise.
Barnhart stated they primarily related to the potential noise issue. Barnhart noted some of the phone calls
came from people who also spoke at the public hearing.
Page 6 of 44
� ,
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday, October 19,2015
6:30 o'clock p.m.
Landgraver asked how long after the 7 p.m. closing time the dogs would be out in the side yard.
Michael Larson stated the last outs would be somewhere in the 8:00 time frame and would start at 7 a.m.
Landgraver asked if the neighbors can expect there will be no dogs outside from 8 p.m. to 7 a.m.
Michael Larson indicated that is correct.
Landgraver stated it does not sound like any sound will be escaping from the building during those hours
given t17e sound mitigation that will be done. Landgraver asked if the applicants are amenable to some
sort of threshold far occupancy to support an overnight staff person.
Michael Larson stated they have written that into their business plan and that it is something they are in
favor of offering far the ease of mind of their customers.
Landgraver asked what sort of timeline they would like to see incorporated as a threshold.
Michael Larson stated they are projecting 45 percent average occupancy far month 11, and once 50
percent occupancy is reached,that would allow them to have a nighttime staff person.
Schoenzeit stated the Planning Commission would like them to be successful but that they need to know
if there is an agreement on the 50 percent.
Michael Larson indicated they are agreeable to that.
Landgraver suggested they notify the City if it does not happen within the first year.
McGrann noted it is possible to reach 50 percent occupancy at certain times of the year and that he is not
sure how that will be structured since there will be various occupancy rates.
Michael Larson stated they acknowledge that as well and that they have built their financial plan with
certain peak times in mind. Larson indicated they are anticipating a peak time around spring break, a
Page 7 of 44
�
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday,October 19,2015
6:30 o'clock p.m.
peak time around the 4t''of July, and another peak time during the holidays. Larson stated where they fall
in that planning depends on when the facility is opened.
Barnhart stated it could be a consecutive three-month period and that he can incorporate it in Staff's
memo for the Council.
Lemke stated when they board their dog, they always check to see if there is an overnight person, and that
their customers might prefer a facility that offers that.
Michael Larson stated 24/7 staff is becoming more common, and that if they become successful, it will
become a nonissue.
Landgraver asked if the police department would have a 24-hour contact number in the event there are
any issues.
Larson stated they can post that on the building.
Landgraver noted the applicants have relocated the entrance to address the traffic concerns, added a
second play area away from the residential homes, will be making improvements to the exterior and
interior of the building, will be placing limits on the outdoar relief times, and are agreeable to the
threshold on the overnight staffing.
McGrann moved, Schoenzeit seconded,to recommend approval of Application No. 15-3780,
Michael and Lisa Larson,3596 Shoreline Drive, granting of a conditional use permit per the
conditions of Staff,with the recommendation that language be incorporated into Council approval
regarding a three-month rolling 50 percent occupancy rate triggering the need for an overnight
staff person, and to post contact information for after-hour phone calls. VOTE: Ayes 4, Nays 0.
Page 8 of 44
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday, October 19,2015
6:30 o'clock p.m.
NEW BUSINESS
3. #15-3769 CHRIS LAPPEN AND KALLYN BIALOWAS,3409 EAST LAKE STREET,
VARIANCES, 7:02 P.M.—7:40 P.M.
Chris Lappen, Applicant, was present.
Gaffron stated the applicants are requesting variances to construct a 21' x 21' detached garage. Tlle
applicants have 61 percent hardcover on the property currently and would be reducing it to 49 percent.
Currently they are allowed 25 percent. The lot consists of 5,562 square feet in a 2-acre zone. The
proposed garage is located five feet from the east side lot line and will replace a garage that was removed
approximately eight years ago. The proposed garage is being moved further from the creek but will still
be 18.5 feet from the creek where a 75-foot setback is normally required.
Early in the application process there was concern about having to place fill in the floodplain area. Based
on discussions with the Minnehaha Creek Watershed District,the flood elevation is 935' and the
applicants will not need to fill within the floodplain.
The application also involves a setback from the existin�house of 10 feet, which meets the standard. The
applicants could move the garage forward but that would require an additional variance to be less than 10
feet from a structure. Staff is not recommending that. The property is allowed 1500 square feet structural
feet because the lot is less than 10,000 square feet. The property is currently at 1,615 square feet,just
slightly over the limit. The applicants could reduce both dimensions of the garage by a few inches and
meet the 1500 square feet but Staff does not feel that is a big issue. The applicants could make it a single-
stall garage and attach it to the house but that is not what the applicants prefer.
As it relates to the average lakeshore setback variance,the proposed garage is completely beyond the line.
The property is severely limited by the size and shape of the lot,the location and orientation of the
existing house, and the limitations imposed by the creek that is considered as lakeshore for zoning
purposes. In Staff's opinion the proposed garage location would appear to be reasonable for a minimum-
sized detached two-stall garage.
Page 9 of 44
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday, October 19, 2015
6:30 dclock p.m.
The adjacent property owner has expressed concerns in a letter that has been included in the
Commission's packet regarding the impact on her views of the lake. Staff has looked at some ways to
minimize the impact on that neighbor's views. The applicants could decrease the proposed roof pitch
from 6:12 down to 4:12 or 3:12 and/ar reorient the peak from north/south to east/west. The applicants
have revised their plans to a hip roof from a gable roof. Staff would recommend the design of the garage
be revised from what is currently being proposed.
The applicants have provided their practical difficulties documentation and have submitted letters from
two neighboring properties.
Staff would propose the following issues be discussed:
1. Does the Planning Commission find that the property owner proposes to use the property in a
reasonable manner which is not permitted by an official control?
2. Does the Planning Commission find that the variances, if granted, will not alter the essential
character of the neighborhood?
3. Does the Planning Commission find it necessary to impose conditions in arder to mitigate the
impacts created by the granting of the requested variances?
Schoenzeit asked why the garage will not be connected to the house or what would prevent a breezeway
from being constructed.
Gaffron stated the applicants would require a building permit along with the hardcover being increased.
Gaffron noted this is a two-acre zone where a 30-foot setback would be required.
Landgraver noted Staff s report states Staff would recommend that the garage design be modified to
reduce the magnitude of the view encroachment if possible. Landgraver asked what Staff is thinking in
thatregard.
Page 10 of 44
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday, October 19, 2015
6:30 o'clock p.m.
Gaffron stated that is in regards to the peak level. Currently the applicants are proposing a 6:12 pitch. If
the pitch is reduced, it would lower the peak of the roof. Gaffron stated another option would be to
construct a hip roof rather than a gable roof, which would reduce the impact to the neighbor.
Landgraver asked if that could also be changed to a 4:12 ratio.
Gaffron stated it likely can. Gaffron stated currently the peak is running north/south, and depending on
the views of the neighbar across that roof, if it is turned so that it is an east/west roof, some additional
views may be gained. Gaffron stated there are a variety of options that could be explored. Gaffron noted
the neighbor's views are mainly from a second level.
Gaffron pointed out the location of a tree that might be impacted by the project. Gaffron stated the
applicants will also need to ensure that the drainage does not go off to the neighboring property.
Landgraver asked what the impact on the average lakeshore setback would be for the neighbors.
Gaffron stated there would be no impact for the neighbor to the west since the lake is to the southwest.
Landgraver noted under current code there is nothing preventing the applicant from planting arborvitae or
other trees in that area.
Chris Lappen, Applicant, stated they looked at the most practical spot to place the garage and that
attaching the garage to the house would cost more since they would need to put in frost footings and
remodel the inside of the house in that area.
Lappen stated they also attempted to mitigate the hardcover as much as possible and not encroach on the
property line as much as the previous garage did. The driveway currently runs all the way on the east side
from the street to the garage and abuts up to the property line. The new driveway would be a single-car
driveway five feet off the neighbor's property line all the way from the entrance of the driveway to the
garage. Currently there is hardcover all the way up to the tree. That hardcover will be removed and the
driveway will be moved slightly over to the west.
Page 11 of 44
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday, October 19, 2015
6:30 o'clock p.m.
Lappen indicated they have discussed with Staff changing the pitch of the roof and that they are open to
that.
Acting Chair Landgraver opened the public hearing at 7:15 p.m.
Rebecca Holzem, 3407 East Lake Street, stated her property is directly to the east of this site. Holzem
stated there was a structure that had been there for years. Holzem stated at the time she purchased her
property in 1996,the structure was not useable and was sinking into the ground. For 15 years the
structure was not useable unless they wheeled a motorcycle or a lawn mower into a side door. Holzem
stated it came down to the point where she requested the City condemn the garage because it was falling
down and every time it would storm pieces of the garage would end up in her yard. The City did require
removal of the garage. Holzem stated since it was falling or sinking into the ground, it had not been used
for an extensive period of time priar to that.
Holzem stated with regards to the setback, originally the applicants had asked for a 3-foot setback and are
now asking for a 5-foot setback. Holzem stated if the Planning Commission reviews the photographs she
has subinitted, five feet is not much and ten feet would be more optimal. Holzem stated the proposed
garage is more than half of the total footprint of her total house.
Holzem stated with regards to sight views, her lower level has a patio on the southeast corner of the
house, so when she is sitting in her home, she would be looking at a garage. From the upper level, she
would be looking at a garage, and on the side overlooking the property from the dining room/living room
area, she would be looking at a garage roo£ Holzem noted the former garage was only nine feet tall
where this proposed garage is almost 16 feet tall and would complete restrict her views.
Holzem stated in her view it is excessive. The other properties in the neighborhood with similar width
have single-car garages ar no garage at all. Holzem stated her solution would be to attach the garage to
the home and reduce the hardcover footprint, which would allow him to have a single-car garage.
Holzem noted she was only allowed to construct a single-car garage at the time she constructed her house.
Holzem noted there was some discussion about restoring the property to what it previously was, but that
in her view the applicants cannot restore it to a nonfunctioning garage. The applicants have also stated
Page 12 of 44
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday, October 19, 2015
6:30 o'clock p.m.
that there would be no impact to any adjacent properties but there will be a very negative impact to her
property. Holzein stated she would have a dark back yard because the garage will be there in addition to
the trees. Holzem stated in her view there are other alternatives that can be explored instead of a structure
of that size.
Kaylen Whitmare, 3403 East Lake Street, stated she is the eastern most property on the block near
Bayside Road. Whitmore stated she owns a double lot with a two-car detached garage. The next property
over has no garage,then there is a one-car garage, no garage currently on the subject property, a two-car
garage on the double-wide lot, and then two one-car garages, which is appropriate for this size lot.
Whitmore noted the proposed square footage of the garage is half the size of her house.
Whitmore stated she is also worried about the health of the creek and the lake. Even with removing
additional hardscape on the lot, with a double-car garage, the applicants would be 1,200 square feet over
the allowable limit. Whitmore stated she purchased her house on Stubbs Bay and Stubbs Creek thinking
that this was lakeshore living and that she was allowed a 970 square foot house. Whitmore indicated she
traded those things to be on the creek and the lake, and that in her view it is a responsibility as a
homeowner in choosing what they want to live with. Whitmore stated that responsibility needs to be
paramount along this stretch of land since they are the last leg of the creek before it hits the lake.
Whitmore stated to allow that much hardscape on this size lot is not doable from an ecological standpoint.
Whitmore stated as far as the previous garage is concerned,to her knowledge it was built in the 1940s and
was placed that close to the creek far before anybody had any real concerns and codes about what should
be done next to the lake.
Acting Chair Landgraver closed the public hearing at 7:22 p.m.
Curtis displayed an aerial photograph of the area.
Gaffron pointed out the location of the applicants' house and the double-wide lot and the creek bed.
McGrann asked if the garage would be almost to the front of where the hardcover is in the picture.
Page 13 of 44
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday,October 19, 2015
6:30 o'clock p.m.
Gaffron indicated that is correct.
Lemke pointed out the house on the left appears to be closer to the lake.
Schoenzeit asked if these homes are afforded an average lakeshore setback.
Gaffron stated the applicants' house and the house on either side would be considered lakeshore lots. The
homes further east are not lakeshore lots. Gaffron stated the lot to the immediate east would have an
average lakeshore setback argument where the one further east would not.
Schoenzeit asked if the distance from the bay window to the 6-foot line is 13 feet based on the survey.
Gaffron stated the 6-foot line is an old lot line and that one lot is 44 feet wide and one lot is 56 feet wide.
Schoenzeit stated given the issues with the average lakeshore setback for the neighbor, in his view a
single double-deep garage attacl�ed to the house is far more appropriate than locating the detached garage
there. Schoenzeit stated it is his understanding the applicant was not the owner when the old garage was
there and that it was just a slab when he purchased it.
Gaffron indicated that is correct and that the applicant purchased the property last spring.
Lemke asked when the garage was removed.
Gaffron indicated that was done in 2011.
Schoenzeit stated in his view there is the opportunity to construct a single double-deep garage that is
pretty such the same start and finish of the neighbor's house which would not block the view out the
back. Schoenzeit stated if that neighbor has a lakeshore setback, the Planning Commission is obligated to
protect that view.
The Planning Commission viewed some photographs of the property.
Gaffron asked if Commissioner Schoenzeit is suggesting that the applicants remove the bump-out.
Page 14 of 44
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday, October 19,2015
6:30 o'clock p.m.
Schoenzeit indicated he is.
Gaffron noted that would leave approximately a 5-foot setback on one side and almost no setback on the
other side. Gaffron noted one part of the house is right up against the lot line on the west side. Gaffron
stated the result would be having house from one side of the lot to the other.
Schoenzeit stated the advantage is that the garage would not be blocking 3407's view. The disadvantage
is that the garage addition would be right next to the neighbor's new house.
McGrann asked if there are other windows on the side of the house where the double doors come out on
the deck.
Holzem stated there are windows on the other side of the tree, which is her dining room. Holzem noted
the majority of her living space is on the second floor with the exception of a family room. Holzem stated
if you look at her file from when she constructed her house, due to the soil type, she ended up having to
put pilings in and that the Planning Commission might want to recommend soil borings. Holzem noted
some of the pilings had to go down 65 feet.
Schoenzeit stated they would need frost footings to attach the garage to the house.
McGrann stated as he looked at this, he can see a situation where someone would not necessarily have to
attach the garage but that they could perhaps construct a smaller garage without the storage space.
McGrann stated in his view the applicants have some flexibility since there was a garage there before
rather than saying they should take the bay window out. McGrann indicated he would be willing to
explare the option of decreasing the size of the garage versus a double-car garage and that he feels what is
being proposed is far too intrusive relative to the setback.
Landgraver asked whether the prior owner would have been permitted to construct a 16-foot, two-car
garage on the existing slab.
Page 15 of 44
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday, October 19,2015
6:30 o'clock p.m.
Gaffron stated they would have had the ability to replace it in kind if the garage still existed today, which
means no higher or wider. Gaffron stated when the garage came down, the prior owner had a year to
replace it, which they did not, so now the newer owner must start from scratch.
Lemke stated if the garage is moved forward, there would be less damage to the trees as well.
Landgraver stated the Planning Commission is not in a position to redesign the garage, but that it appears
the consensus of the Planning Commission is that changes can be made to the location and size of the
garage. Landgraver stated he does acknowledge the hardcover is being reduced but the neighbors are
opposed to the new garage. Landgraver stated the Planning Commission can approve the application,
deny it, or table the application to give the applicant time to redesign his garage. Landgraver stated he is
hearing from the Planning Commission that the consensus is to deny it as proposed.
Schoenzeit stated the applicants have not exhausted all the options to minimize the impact to the
neighbors.
Lappen stated attaching it to the house is extremely more expensive.
McGrann stated if the applicants and neighbors can reach some agreement,those tend to have much better
reception in general by the Planning Commission. McGrann stated having this large of a garage so much
forward will be an issue the way it is proposed currently and that the applicant could table it to look at
constructing a single-car garage, which might satisfy some of tlle neighbor's concerns.
Lappen stated that is an option as well. Lappen requested his application be tabled so he can redesign it.
Schoenzeit moved, McGrann seconded,to table Application No. 15-3769,Chris Lappen and Kallyn
Bialowas,3409 East Lake Street. VOTE: Ayes 4,Nays 0.
4. #15-3787 DAVID AND LISA WIPSON,2264 SHADYWOOD ROAD,VARIANCES, 7:40
P.M.—8:04 P.M.
David and Lisa Wipson, Applicants, were present.
Page 16 of 44
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday, October 19,2015
6:30 o'clock p.m.
Curtis stated the applicants' home is newly constructed but does not have a basement. Last year the
previous owners received variances in order to permit construction of a small addition to the home to
allow far additional starage space and a two-level shed to provide additional storage as well as a severe
weather shelter. The home addition and shed were not constructed.
The current owners are proposing to construct a detached garage to meet their storage needs as well as to
serve as a storm shelter. The applicants are requesting a structural coverage variance to permit
construction of a two-story detached garage on the property to be served by a new driveway on the rear.
The footprint of the proposed garage results in the same calculable level of structure as the 2014
approvals but includes a larger cantilevered floor on the top level. Due to the location of the proposed
garage, a second driveway access would need to be approved by the City Council.
The new garage is proposed to be 19.25 feet wide and 19 feet deep on the garage level with a 2.5 foot roof
overhang. The lower level is 19 feet wide by 15 feet deep. The additional four feet of depth on the
garage level is proposed to be achieved with a cantilevered floor. The definition of building footprint
does not count the cantilevered floar area because it is greater than four feet above grade. Staff believes
the additional4-foot cantilevered garage floor with a 2.5 foot roof overhang exacerbates the massing
effect of the proposed garage.
Staff finds that the location of the sewer easement, the lack of a basement, and the existing structural level
create practical difficulties far expanding the home or constructing a detached garage. Staff recommends
the Commission consider the current request against the previous approvals, which are still in effect. The
applicant does not wish to add on to the home as was previously contemplated. Limiting current
approvals for an enlarged shed/garage to the total square footage permitted in 2014 may be an appropriate
consideration. Staff further suggests the Commission discuss the effects of the additional visible massing
resulting from the 4-foot cantilever with 2.5 foot roof overhangs.
Schoenzeit asked if the City or state would have any severe weather requirements for the building when
someone constructs a slab on grade home in Orono.
Curtis stated not to her knowledge.
Page 17 of 44
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday, October 19,2015
6:30 dclock p.m.
McGrann asked if there has been any feedback from the neighbors.
Curtis indicated she has not received any.
Curtis displayed elevation views of the house from the front and back. The applicant has significant
screening currently on the property and is proposing additional trees to screen that view.
Landgraver asked where the 4-foot cantilever is proposed to be constructed.
Curtis pointed out the 4-foot cantilever. Curtis stated the previous approval had a 2-foot overhang but
that they are not adding 289 feet in addition to what was approved previously. The previous approval
included square footage added onto the home and a shed. The current applicant is asking to combine that
footprint and construct one building. Curtis indicated the footprint is the bottom footprint reflected in the
calculation. As a result of the changes, the shed got bigger and a larger cantilever is being proposed than
what was previously approved.
Lemke asked if the previous application would be re-approved if there were no changes.
Curtis indicated it would.
David Wipson, Applicant, stated to address the 289 square feet, they are proposing the same combined
square footage but are asking to combined that footage into one project along with the 4-foot cantilever
on the back. Wipson noted the 2-foot cantilever was approved on the garage previously. The 2-foot
overhang that was approved on the garage and accessory building resulted in 72 square feet of overhang
and that his 4-foot cantilever results in 76 square feet.
Wipson stated the issues of the practical difficulties are the same now as they were back when the prior
owner was here. Wipson stated when the home was originally constructed, it did have a basement in it,
but when they went through and applied to rebuild the home, they had to fill that in and lost the basement
at that time. As a result of the basement being eliminated, the storage was lost, the mechanical room was
lost, and a safe haven from severe weather was gone. When the home was rebuilt, there were also issues
Page 18 of 44
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday,October 19,2015
6:30 o'clock p.m.
with a sewer easement, which was incorrectly recarded by about ten feet and limited what the previous
owners were able to do.
Wipson stated if you look at where the property is located, it is fairly unique. Crystal Bay Road basically
wraps around the corner, and when you look at Shadywood Road,the elevation is quite high above what
he is proposing. Wipson stated it is a fairly small garage as opposed to his neighbors on Crystal Bay
Road and that the impact to the neighborhood is very minimal. Wipson stated the view from Crystal Bay
Road is very narrow view due to the vegetation and is very well screened.
Wipson stated as it relates to the massing, the apparent size of the lot is much bigger than the legal lot is
due to being on the corner. Wipson stated there is an additiona120 or so feet of apparent lot width that is
city owned and is the street easement.
Wipson stated many of the issues relate to them not having a safe haven, which was brought to the
forefront in July of this year when the tornado sirens sounded. Wipson indicated they actually had to
leave their home and go to a friend's house. Wipson stated they were aware of that when they purchased
the property but that the storm brought home the fact that they need something to protect their family.
Wipson stated they also were aware that the priar owners had applied for a variance at about the time they
were purchasing the property but that they would prefer to have one large addition rather than two smaller
additions since it would be more functional.
Landgraver asked what the practical difficulty is far the extra two feet of cantilever.
Wipson stated it would be for storage since there is not a lot of extra space in the house and existing
garage. Wipson noted the driveway is also quite short. Wipson stated they experience a lot of challenges
given the lack of storage space.
Lemke asked why Staff recommends dimensional limitations be placed on the overhang.
Page 19 of 44
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday, October 19, 2015
6:30 dclock p.m.
Curtis stated that is to address any perceived massing that would result from the additional overhang and
cantilever area. Curtis noted there was a lot of discussion with the Planning Commission and Council
about the massing with the original approval.
Acting Chair Landgraver opened the public hearing at 7:56 p.m.
There were no public comments regarding this application.
Acting Chair Landgraver closed the public hearing at 7:56 p.m.
McGrann stated the property is noticeably different in terms of the elevation changes. McGrann stated
since the City has not heard any comments from the neighbors in opposition, he would be apt to move
forward with it.
Schoenzeit stated he does not have any problem approving the combined numbers and that this will give
the applicant a far more useable addition.
Lemke indicated he does not have any problem with the proposal.
Landgraver stated currently it appears the drainage goes through the back yard to the lake. Landgraver
asked if the drainage would be shifted down the street.
Curtis stated she cannot answer that at this time but to her knowledge that is not the intent.
Landgraver stated it appears there is a practical difficult associated with lack of starage and that this is
using the property in a reasonable manner. Landgraver noted there are other homes in the area that have
basements but that he is not sure whether the City considers the lack of a safe haven to be a practical
difficulty.
Schoenzeit stated the Ciry has had people say that not having an attached garage in Minnesota is a
problem and the City has been sympathetic to that. Schoenzeit stated on the other hand he does not
remember hearing that the lack of a safe haven is a practical difficulty.
Page 20 of 44
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday, October 19, 2015
6:30 dclock p.m.
McGrann stated in his view this would not set a precedent and that he would be in favor of moving
forward, not because of the fact that the applicants need the storm shelter but because the City has
previously approved the square footage and there is no comment by the neighbors.
Schoenzeit stated since the applicant is commentin�on the need for a storm shelter, he would like to
ensure that the proposed structure meets whatever requirements are necessary in order to be storm shelter
compliant. Schoenzeit suggested a letter from an engineer be submitted showing that the structure is
capable of being a storm shelter.
Lemke asked if that would set a precedent.
Schoenzeit stated if the structure is not heavy-duty enough,that would be a problem since the applicant is
saying he needs this structure in part to act as a storm shelter.
McGrann stated he is worried about setting a precedent, which would then require the applicant to do it.
Lemke asked if the City should look into that.
Schoenzeit asked if City Code or state code requires a storm shelter.
Gaffron stated he is not aware of that.
Barnhart stated there might be some area of refuge in the building code,but that he is not sure if that
applies to single-family homes.
Gaffron stated that issue has not been brought up in previous applications.
Landgraver stated the Planning Commission can approve it as is and the City Council can look at
requiring an engineer certification that the structure is storm proof.
Schoenzeit stated he does not want to start the precedent of requiring one,but if the applicant is saying he
is building one,the City should require him to build it.
Page 21 of 44
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday,October 19,2015
6:30 o'clock p.m.
Wipson indicated the structure will have a concrete foundation around it and a concrete floor on top with
rebar.
Landgraver stated the basic concern is that it does not have a $98 door facing the storm and that the
structure should be sturdy.
Lemke moved,McGrann seconded,to recommend approval of Application No. 15-3787,David and
Lisa Wipson,2264 Shadywood Road,with the condition that a letter from an engineer be submitted
verifying that the structure is of storm structure quality. VOTE: Ayes 4,Nays 0.
5. THE BROADWAY GROUP,LLC,3590 NORTH SHORE DRIVE,VARIANCES, 8:04
P.M.—8:17 P.M.
Gaffron stated the property owner is requesting approval to reconstruct the residence at its existing
location, plus adding a 5' x 37' expansion area and deck on the lake side of the house. The new ho�ne
will be two levels as is the existing home but with a higher roofline. Portions of the existing house do
encroach the east side and front street setbacks. The new home is proposed to continue these
encroachments. Relocating the new home to meet street and side setbacks would result in an
encroachment of the 75-foot lakeshore setback.
Gaffron stated the required side setback is 10 feet, the east side setback of the existing house is 6.1 feet at
the northeast corner, and 6.3 feet at the southeast corner. The east wall of the new home will be 30 feet in
length ar four feet longer and lakeward than the existing wall. The adjacent home is believed to be ten
feet from that side lot line. The required front street setback is 30 feet. The existing home is located 24
feet from the street lot line at the southeast corner and the garage is 21 feet from the street due to the
angled street lot line. The proposed home will retain these setbacks but the gabled front entry and garage
overhang would appear from the plans to extend approximately 2-1/2 feet closer to the street.
The peak height will increase from approximately 16 feet as viewed from the road to nearly 25 feet per
the submitted plans,although the new peak is expected to still be lower than that of the adjacent home,
which is at approximately the same street setback.
Page 22 of 44
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday,October 19, 2015
6:30 o'clock p.m.
Gaffron stated the submitted survey is lacking detail in order to accurately determine whether the average
setback is met based on the proposed five foot lakeward expansion. Past surveys of this property and the
adjacent properties have not show��the 929.4' elevation contour and the current survey does not show that
contour extending past the property boundaries,nor how it may curve inward to the immediate west. The
survey also does not appear to correctly depict the driveay width.
Given the constraints of the buildable area between the 75-foot setback line and the 30-foot front setback
line, replacing the existing house in virtually the same location would appear to be more appropriate. The
Planning Commission should consider whether the front entry overhang as proposed is acceptable at a
distance of approximately 20.5 feet from the street lot line.
Gaffron noted the applicant is not present tonight but that the Planning Commission should discuss the
issues outlined in Staff's report.
Schoenzeit asked if an engineer's letter has bee�� submitted regarding the foundation.
Gaffron indicated it has not.
Schoenzeit asked if approval could be subject to receiving that letter.
Gaffron stated approval could be contingent upon the applicants being able to use the existing foundation.
Gaffron stated it is doubtful they can move it further west since moving it any further west would likely
create a greater encroachment.
Landgraver stated he inferred from the applicant's practical difficulty statement that the foundation is
falling apart.
Acting Chair Landgraver opened the public hearing at 8:13 p.m.
There were no public comments regarding this application.
Page 23 of 44
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday, October 19, 2015
6:30 dclock p.m.
Acting Chair Landgraver closed the public hearing at 8:13 p.m.
Lemke noted there is a support letter in the packet from a neighbor.
Gaffron stated to his knowledge that neighbor lives two or three houses to the east.
The Planning Commission reviewed the issues for consideration outlined in Staff's report and found that
the property owner is proposing to use the property in a reasonable manner and that the variances will not
alter the essential character of the neighborhood.
Gaffron stated he does not want to take this to the Council until an updated survey has been submitted.
Landgraver stated in his view the recommendation for the existing driveway is appropriate and that it
would be difficult to back down the driveway if it is narrowed.
Schoenzeit stated he would recommend a dual approval in the event the foundation is not useable.
Schoenzeit stated the numbers are acceptable but the location should be optimized for the least number of
encroachments.
Schoenzeit moved, McGrann seconded,to recommend approval of Application No. 15-3789,The
Broadway Group,LLC,3590 North Shore Drive, per Staff recommendations, and the additional
dual approval that if the existing foundation is not to be used,that the resulting new location is
optimized for new construction and that this does not go to Council without an updated survey.
VOTE: Ayes 4,Nays 0.
6. #15-3790 CITY OF ORONO, PIN#34-118-23-22-0020, OUTLOT C, EAST WILLOW
WOOD,VACATION,8:17 P.M.—8:28 P.M.
Gaffron stated the City is proposing a vacation of the easement that exists over a piece of privately owned
road outlot. Before a decision on Highway 12 was made, the City had plans to have a backage road
between the commercial and residential properties. That decision was made back in 1990. Once a
Page 24 of 44
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday, October 19, 2015
6:30 o'clock p.m.
decision was made to relocate the bypass,the need for a through road between Willow and Brown was
decreased.
As a condition of the purchase agreement, the City is acquiring land from Clifford Otten for Municipal
Well No. 4 and is required to vacate the easement over Outlot C of East Willow Woods. The easement in
question is located within Outlot C of East Willow Woods, a subdivision plat filed in 1990 which created
two residential lots abutting Dickey Lake Drive and Pine Ridge Lane. It also created two commercial lots
and three outlots.
Staff is recommending vacation of this easement. Letters have been sent to the various utilities and Staff
has not heard anything back. Gaffron stated the utility companies might request the City retain the
easement for utility easements,but for purposes of the road,that is being extinguished. The property
owner's legal access to the property will not be affected by the vacatio�� of the easement in Outlot C and
adjacent or nearby properties will have their access limited by it.
Zoning Code Section 78-9 governs the vacation of streets, alleys and public grounds. In past vacation
requests,the City has determined that vacations may be appropriate when the vacation does not affect
access to or use of any adjoining property. Staff has determined that it does not in this situation. In
addition, the City has not and does not intend to develop, improve, or use the dedicated right-of-way as
road except for utilities and access purposes. Staff finds that the unimproved dedicated right-of-way as it
exists serves no public purpose. It is Staff's opinion that these three conditions have been met.
Staff recommends approval of the vacation.
Lemke asked how much time the City gives the utilities to respond.
Gaffron stated typically the ones that have an interest in it respond fairly quickly. Gaffron stated the
letters just went out last week but that the City typically hears back in two weeks.
Schoenzeit asked if the City could retain the utility easement.
Page 25 of 44
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday, October 19, 2015
6:30 dclock p.m.
Gaffron stated if there are existing utilities, it is his belief the property owner would want to retain that
easement.
Landgraver asked if access to the well is on Pine Ridge.
Gaffron indicated it is.
Landgraver asked if the outlot continues to the right.
Gaffron indicated outlots were created as part of the Sugarwoods subdivision and that there is an outlot
that continues behind the Service 800 Building, the strip mall,the office building, and then the seniar
center. Gaffron stated at this point there does not seem to be any future need far this to be a through road.
Acting Chair Landgraver opened the public hearing at 8:26 p.m.
There were no public comments regarding this application.
Acting Chair Landgraver closed the public hearing at 8:26 p.m.
Lemke stated he would like to retain the utilities easement.
Schoenzeit moved, Lemke seconded,to recommend approval of Application No. 15-3790, City of
Orono,PIN#34-118-23-22-0020,with the recommendation that the utility easement be retained.
VOTE: Ayes 4, Nays 0.
7. #15-3784 CITY OF ORONO TEXT AMENDMENT TO 78-1 DEFINITIONS AND
LAKE YARD LANDSCAPING, RESIDENTIAL LIGHTING, AND LIVING WALLS, 8:28 P.M. -
9:25 P.M.
Barnhart noted the Planning Commission reviewed this text amendment at its September meeting. Staff
has attempted to address these issues in one ordinance but that the Planning Commission may wish to
separate the two.
Page 26 of 44
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday,October 19, 2015
6:30 o'clock p.m.
Barnhart stated the City has a pretty rich history of preservin�lake views from residential property into
the lake area by prohibiting or regulating structures. It is recognized that landscaping can have the same
effect as a structure and there has been some interest expressed by some residents that the City look at
regulating landscaping in the zone near the lake.
The proposed ordinance defines a living wall and establishes the same as a nuisance when placed within
the average lakeshore setback. A living wall must be evergreen plants planted. Evergreen plants include
pine, arborvitae and spruce. Other plants such as lilac, dogwoods, etc., that may provide similar screening
characteristics part of the year are not included as these varieties are not likely to be chosen for nuisance
landscaping. Trees placed by nature,regardless of size,type, and location, are not a living wall and non-
evergreen trees planted are not a living wall. This ordinance only identifies living walls in the required
lake yard. Barnhart noted living walls are frequently used for screening throughout the city.
The definition of a living wall in the ordinance means a combination of three or more evergreen plants
that are six feet or more in height and planted in such a manner that their spacing is equal to the width of
the plant. Barnhart stated evergreens that grow on their own would not be considered a living wall.
Schoenzeit asked what would happen if something meets the nuisance definition.
Barnhart stated the property owner can trim the tree or shrub back to the point where it is no longer six
feet high or widen the width of the plant space or they can remove part of the living wall providing an
opening to the lake. Barnhart stated alternative aggressive solutions would likely be similar to how the
City pursues other nuisance situations.
Schoenzeit asked if it would be considered a living wall if there is a four feet space even though the row
of trees is 100 feet long.
Barnhart stated if there are three or more trees in a row and one is removed every so often,it would no
longer be considered a living wall. Barnhart stated he does recognize that this is not a perfect solution but
that Staff is attempting to balance reasonable landscape goals with the reasonable expectation of
someone's view of the lake.
Page 27 of 44
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday, October 19, 2015
6:30 o'clock p.m.
Schoenzeit stated trimming it back to six feet would be enough to help mitigate it but removing every
third tree would not be.
Barnhart stated when the City is in the process of enforcing the ordinance, some type of guidance has to
be given.
Schoenzeit stated there are hundreds of examples of this in the City and that they need to know what the
intention of the living wall is. Schoenzeit stated in his view taking out every third arborvitae is not going
to mitigate this nuisance.
Barnhart stated a living wall is defined in a specific way in the ardinance and the property owners will be
advised what they need to do to ensure it is not a living wall. Barnhart stated he does recognize there will
always be some visual impacts for property owners who choose to plant a tree in the 0-75 foot zone.
Barnhart stated if the Planning Commission has some specific recommendations for enforcement, those
can be incorporated.
Schoenzeit stated currently there are neighbors feuding over this and that the City has an obligation to fix
things, but if the nuisance enforcement does not have sufficient strength,the City will not solve anything.
Lemke asked if he would have to trim the tree down to six feet if it grows over six feet and is located in
the 0-75 foot zone.
Barnhart stated the height, spacing, and the number of trees in a row defines a living wall and that
trimming the tree down to six feet would be one way to mitigate that. The property owner could also
increase the spacing or reduce the number of trees.
Schoenzeit stated the goal is to create a view by breaking down a living wall, and the nuisance remedy
has to be in maintaining the view that is opened by mitigating the nuisance.
McGrann asked if the City has received any commentary related to non-lakeshore living walls.
Page 28 of 44
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday,October 19,2015
6:30 dclock p.m.
Barnhart stated the more notable complaints are associated with the lakeshore lots but that there have
been some concerns expressed with living walls near an intersection.
McGrann stated it feels like the City is being selective on what views to protect and that they may run into
challenges in the future.
Barnhart stated this is a drastic change to the City's ordinances and that it will be an enforcement
challenge. Barnhart stated due to the City's history of protecting lake views, he is recommending it.
Schoenzeit stated the ordinance should not allow grandfathering in.
Barnhart stated the second component of the ordinance deals with lighting. The most common, non-
regulatory solution is for the property owner to willingly adjust or shield lights so that it does not impact a
neighbor. For situations where that does not occur,the proposed regulatory solution establishes
measurable lighting at the property line as a nuisance and may be corrected through means offered in the
code, including citations and mitigation. Early drafts of the ordinance proposed regulating lighting in the
zoning ordinance only but were discarded because existing lights that shine on nei�hboring properties
would be considered legal non-conforming and allowed to continue in perpetuity.
Staff is proposing the City Code be amended by adding the following. "Fully shielded luminaire�neans a
light fixture constructed and installed in such a manner that all light emitted by the fixture, either directly
from the lamp or a diffusing element, ar indirectly by reflection ar refraction from any part of the fixture,
is projected below the horizontal plane through the fixture's lowest light-emitting part. Light emitting
part, for the purposes of this section, may include bulb, diode, or tube." Lighting that casts light on
adjacent residential property that exceed one foot candle as measured at the property line would not be
allowed.
The ordinance further states, "Any lighting used to illuminate a structure, an off-street parking area, or
other area in any residential zoning district shall be arranged so as to deflect light away from any
adjoining residential property or from any public right-of-way. All li�hting shall be installed in
accordance with the following provisions:
Page 29 of 44
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday, October 19,2015
6:30 o'clock p.m.
1. Lighting adjacent property. Lighting sources shall not be permitted so as to light adjacent
property in excess of the maximum intensity.
2. Maximum intensity. No light source or combination thereof which casts light on a public street
shall exceed one foot-candle as measured from the right-of-way of said street, nor shall any light
source or combination thereof which casts light on adjacent residential property exceed four-
tenths foot candles as measured at the property line.
3. ArchitecturaUhistorical light fixtures that feature globes that are not shielded may be approved by
the City Administrator or designee. In no case shall the light affect adjacent property in excess of
the maximum intensity.
4. Shielding. Outdoor light fixtures, when placed within the lake yard, shall be fully shielded.
The proposed ordinance also alters the existing text regarding glare or heat to mean a specific type of
lighting and offers a definition and general requirements for the use of lighting.
Barnhart noted a 60-watt bulb measured at 15 feet would be a one foot candle, which in some situations
could be the distance from a person's house to the property line. A chart in Staffls report illustrating the
various distances and candle measurements has been included in Staff's report. Barnhart stated he would
advise against making it lower than a one foot candle.
Barnhart stated the enforcement of this code may be challenging and will likely require equipment not
currently owned by the City. Due to the nature of the potential violation, enforcement will most likely be
completed by police officers.
Schoenzeit noted one component in order to be considered a nuisance is it has to be a certain foot candle
across the property line. Schoenzeit asked whether all lights have to be shielded in the lake yard.
Barnhart stated the lighting would be determined at the property line. As it relates to the shielding, that
would be part of the new lighting standards but is not necessarily deemed a nuisance.
Schoenzeit asked if the old lights would be grandfathered.
Page 30 of 44
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday,October 19, 2015
6:30 o'clock p.m.
Barnhart stated they would be. Barnhart noted there are quite a few dock structures and lake
improvements that have lighting and that it will take years before there is a noticeable difference, which is
the reason why Staff went with the nuisance component. Barnhart stated the property owner would be
allowed to replace the bulb if it is part of the lighting fixture and would be considered normal
maintenance. Barnhart stated shielding would only be required in the lake yard and foot candles would be
measured anywhere on the property.
Acting Chair Landgraver opened the public hearing at 8:49 p.m.
Joey Mandel stated he is here tonight representing his parents who live at 3155 North Shore Drive.
Mandel displayed a picture of the lot adjacent to his parents' home. Mandel stated the lot was
unmaintained for six years and was a nuisance. The property to the left is his parents' property. Both
properties are located on Crystal Bay.
Reed Mandel stated the property owner was hauling in a bunch of fill a little bit at a time, which meant
that every two weeks there were heavy construction vehicles and noise.
Joey Mandel stated the construction vehicles left a lot of dust, noise, and rodents. This situation
eventually led his parents to calling into the City and filing a complaint against the property and how it
has been maintained.
Reed Mandel stated as a result of the work, flooding occurred on his parents' property and for the entire
summer the yard was flooded. Mandel stated all the dirt from the hill and debris ran into his parents'
front yard and caused the driveway to always be muddy.
Joey Mandel stated the neighbor also built a very large white fence all the way down the property line but
did not follow regulations. The mud and debris could still go under the fence. The neighbor's latest
effort has been to install a living wall all the way down the property line. The trees are 16 or 18 feet tall
and are evergreen. Mandel stated the trees were just planted a couple of months ago and also affects
another property a lot and a half back from the lake. That property owner cannot see the water anymore
as a result of the living wall.
Page 31 of 44
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday,October 19, 2015
6:30 dclock p.m.
Reed Mandel displayed a picture of the view from the interior of his parents' house. Mandel stated this is
not within the 75 feet jurisdiction but that it is impacting his parents' lives greatly.
Joey Mandel stated the living wall has dramatically changed their views of the lake.
Landgraver asked if they are suggesting that it is not just a hard measurement from the lakeshore and it
should be the average lakeshore setback.
Joey Mandel stated they wanted to convey that he applauds the 75-foot setback as an option and that it is
a good start. Mandel stated what he is suggesting is that even though the 75-foot setback is a great start,
there will always be circumstances that will be drastically violating the intent of the ordinance. Mandel
stated a special mediating committee could be instituted whereby the committee mediates the situation
and determine whether it is a violation of the intent of the statute. Mandel stated the examples shown
here are within the 75-foot guideline but are clearly intended to be hostile and degrading to the other
property owner's enjoyment of their property.
Lemke asked if the residence is located behind the 75-foot line.
Joey Mandel stated it is approximately 75 to 80 feet. Mandel stated as it relates to the view,if his parents
were looking straight out at the lake from the house, that view is not affected,but if they look to the right,
it is impacted.
Schoenzeit stated as proposed it is the fence setback line and not the 75-foot line, which would cover the
view to the right. Schoenzeit stated the City's proposal is more aggressive than the 75-foot line.
Barnhart stated previous versions were at the 75-foot line and that the more recent version reflects the
average lakeshore setback.
Joey Mandel stated the neighbor's home is well away from this wall.
Barnhart displayed an aerial photograph of the property.
Page 32 of 44
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday,October 19, 2015
6:30 o'clock p.m.
Mike Russin, 3175 North Shore Drive, stated the situation with this neighbar started ten years ago and
that he appreciates the City taking a look at this. Russin noted their property is not on the lake but that
they did have a view of the lake when they first purchased the property approximately 20 years ago.
Russin indicated they built a screen porch a number of years ago, and because of the living wall,they
cannot see the lake anymore. Russin stated if that living wall was put in to shield someone from looking
in that neighbor's windows,that is one thing, but the house is far away from the trees and that it is not for
privacy. Russin stated the living wall was put in there because they complained about other things.
Russin stated their general concern with the proposal is having some type of relief valve for special
circumstances, and the reason for that is to deal with the white fence. Russin stated as the fence was
going in, he called the City, and after a couple of conversations, the Ciry told him they were going to take
a pass on enforcing the ordinance. Russin stated the fence is ugly and white, but the biggest issue is, if
you look at the fence,there are gaps because one section is eight feet high and other sections are six,
which leaves a two-foot gap in some areas. Russin stated he also has watched the maintenance guy blow
all the leaves under the living wall into the Mandels' property on a couple of occasions. Russin asked
how they can resolve that situation.
Russin stated the other issue relates to the lighting. Russin stated the general issue with the lighting is the
one-foot candle. Russin noted.4 is the lightness of the moon coming in but that moonlight is natural
light. Russin stated the neighbor has five commercial size lights that are extremely bright.
Russin stated he also has an issue with the Orono Police Department enforcing the lighting code. Russin
stated he has called the police several times about the lights and that they were told to cover their window
with solid material. Russin indicated he did not receive good service from the police department and that
in his view enforcement has to be through some other avenue.
Russin displayed a picture of the lighting. Russin noted they hired a professional photographer to come
out and photograph the lights when there was no moon. The neighbor has had as many as 12 floodlights
on at one time pointed at his house. Russin stated the neighbor's house is located up on the hill and that
the light comes into his house.
Page 33 of 44
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday,October 19,2015
6:30 dclock p.m.
Russin displayed a picture of his inaster bedroom and the reflection of the light on the bedroom door.
Russin pointed out his bedroom has small windows,which prevents even more light from coming in,but
that it is still lit up. In addition,the entire back of their house is lit up by this individual's lights.
Russin stated in one of the court hearings, the judge wrote in her order that this individual would probably
put a cannon on the dock and fire it because the City did not specifically say he could not. Russin stated
in his view, whenever they ask far a relief valve, the neighbor will do something else to circumvent the
City's regulations, which is why he is asking for more detail to be included in the ordinance.
Russin displayed a picture of the Wagner property. Russin indicated originally there were five of these
lights and each one of them has three bulbs. Russin stated they also light up the inside of his house all
night long. Another five lights have since been put in, for a total of 30 bulbs now. Russin stated he is in
favor of beautifying property but that he is not sure why these lights have to stay on until 1:30 at night.
Russin stated if they were for safety, they would stay on all night long. Russin stated he does not care
that these are commercial lights oi1 the property but that they cannot stay on until 1 or 2 in the morning.
Russin stated the only time they vary is because of daytime savings. Russin stated their entire house is lit
up on both sides. Russin noted the lights are 53 feet from the lake and that in his view it is a safety hazard
because someone might mistake them for landing lights since there are so many of them.
Russin stated the neighbor initially started with a flashlight over his head as he walked through the
easement path and that he called it in numerous times but the police questioned how he would know it
was his neighbor. Russin indicated he finally put an aniinal camera on the easement, which stopped the
neighbor from doing that. The neighbor then put a construction light near the garage and focused the
light on his wife while she lay in bed. Russin stated he again called the police several times but nothing
was done. As a result, they secured a mirror in the tree and shined the light back in his house, which
stopped that. After that the neigbbor installed the lights down by the lake.
Russin stated this situation has been going on for ten years and that the ordinance also needs to consider
the time of day the lights are on. Russin stated unnatural light can be harmful. Russin stated they are not
concerned with someone lighting their property with motion detectors for safety, but that he has 141ights
shining on his property and into his house.
Page 34 of 44
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday,October 19,2015
6:30 o'clock p.m.
Russin indicated he has tried to resolve this many, many times with the City but has basically been
ignored. Russin stated it is impossible to draft language to address all scenarios in planning ordinances
but that a relief valve solution will enable the City to address each situation with an objective thought
process. In that way citizens would be encouraged to work out their issues before mediation is put into
effect, which will lessen the ultimate burden placed upon the City. Russin stated that way all residents
will be served rather than the privileged, motivated and/or wealthy families who are able to actively seek
gray zones. Russin stated the situation is very, very unfortunate.
Acting Chair Landgraver closed the public hearing at 9:16 p.m.
Landgraver asked if Staff should bundle these or separate the ordinances.
It was the consensus of the Planning Commission to separate the ordinances.
Landgraver suggested the Planning Commission discuss the living wall component first.
Schoenzeit stated the living wa11 definitions are fair and usable but that his concern would be once it
becomes an ordinance and a nuisance definition is available, once someone brings the nuisance to the
City, mitigation is not part of the ordinance. Schoenzeit asked what the venue or avenue is to discuss the
mitigation. Schoenzeit stated if that is not defined, in his view it is going to be an issue. Schoenzeit
stated you can change the mathematical spacing but it might still be opaque, which will not solve any
problems.
Barnhart stated he does not have a solution to that at this time. Barnhart acknowledged that there are
landscaping, trees, and other natural improvements that do block views of the lake. Barnhart stated
someone can have a row of maple trees 20 feet apart that will block the view just as effectively as a row
of evergreen trees. Barnhart stated how the City mitigates the nuisance is to make sure the improvement
does not meet the definition of a living wall, and that mitigation could include trimming the tree or
removing the tree. Barnhart stated there are a lot of scenarios but that it depends on actual dimensions
and field work.
Page 35 of 44
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday,October 19, 2015
6:30 dclock p.m.
Schoenzeit stated they could also see if nuisance and mitigation brings any satisfaction to the issue; and if
not, it could be brought back before the Planning Commission.
Barnhart stated that is why the City reviews their ordinances annually.
Landgraver stated people who have been impacted by a living wall might become frustrated if it is not
satisfied like they think it will be. Landgraver noted the proposed ordinance is attempting to have a
vertical aud horizontal solution but that perhaps they should simply limit the trees to six feet tall.
Landgraver stated in that case it does not matter how close someone plants them together,but if it is over
six feet tall, it is a nuisance.
Schoenzeit stated if you have two trees at six feet, you should need six feet of open space between the two
trees, which would severely disrupt the living wall.
McGrann stated he would rather see two out of three trees removed.
Schoenzeit stated the blocking factor should not be more than 50 percent.
Barnhart stated he understands the comments made so far. Barnhart indicated he is trying to craft an
ordinance that does not make everything illegal but yet also recognizes that there are some challenges
with certain individuals in how they choose to landscape their yard.
Schoenzeit stated the number of trunks is irrelevant and perhaps they should adjust it to take into account
the blocking factar of the trees. Schoenzeit stated if the living wall is blocking more than 50 percent of
the view, then it should be considered a nuisance.
Landgraver stated he would propose a height limit of six feet tall to help manage it. Landgraver stated it
is likely the City will have to hire someone to measure the trees.
Schoenzeit stated a nuisance is also the number of trunks,but if the stand of trees is mature and full, the
mitigation should be the height. Schoenzeit stated if someone removed every one out of three trees, the
Page 36 of 44
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday,October 19, 2015
6:30 o'clock p.m.
view could still be mostly blocked and unimproved. Schoenzeit stated in his view the mitigation in that
situation is not sufficient, but if they are cut down to six feet,it would be improved.
Barnhart stated with the last version, a number of trees was not listed, and based on past direction, he
started with three trees. Barnhart asked if it is the expectation of the Planning Commission that a group of
three pine trees will get cut down at six feet.
Schoenzeit stated it depends on the blockage.
Barnhart stated that is where it gets fuzzy and that he has to write an ordinance that defines a living wall.
Barnhart indicated there is a fine line between a living wall and trees that block visibility, and that even if
the City does nothing, there will still be people out there that will plant trees based on their own goals
regardless of their relationship with their neighbor. Barnhart stated there are also situations where trees
are planted by nature or where someone stops maintaining them.
Barnhart stated if the intention is to impact their neighbars or someone did not really think about the
impacts,this ardinance will fix that, but if someone is looking for loopholes,they will find a loophole.
Barnhart stated the ordinance is very challenging from an enforcement standpoint and that he would be
cautious about being more aggressive on this type of ordinance. Barnhart stated if they look out in their
neighborhoods,they would likely find a living wall pretty quickly even if it was unintentional. Barnhart
stated he wants to avoid people coming in for a variance related to landscaping.
Schoenzeit stated he would encourage the Planning Commission to go forward with the ardinance even
though not all situations will be resolved.
Lemke stated he has a concern with grandfathering or not grandfathering. Lemke stated he planted trees
along the side of his yard that are now 20 feet tall. Lemke asked if the City is going to require him to cut
them down to six feet.
Schoenzeit stated someone would need to lodge a complaint.
Page 37 of 44
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday, October 19, 2015
6:30 o'clock p.m.
Lemke stated if that happens, he is going to be pretty mad. Lemke asked if the City can retroactively put
an ordinance in.
Barnhart stated in working with the City Attorney, this is the approach they arrived at, which was to come
at it from a nuisance standpoint. Barnhart noted the living wall would need to be located within the
average lakeshore as defined in the ordinance. Barnhart stated if the City receives a complaint and it is
determined to be a living wall, mitigation could include removing one ar more trees.
McGrann stated he agrees with Commissioner Lemke, and that out of 100 times that this has happened,
perhaps only three or four are intentional. McGrann commented they could be opening up Pandora's
Box.
Schoenzeit stated there could also be a number of people who are impacted and are getting no relief.
McGrann asked if he can call the City and say Bruce's trees are a nuisance even though he does not live
next to him.
Barnhart stated anyone could complain as the ordinance is currently written.
Lemke stated in his view the City is asking for trouble if they have an ordinance that is difficult to
enforce. Lemke stated if the ordinance makes a lot of people upset,he is not sure the City should pursue
it.
Landgraver asked if Commissioner Lemke is suggesting grandfathering the trees or whether he is against
the ordinance.
Lemke stated he is suggesting grandfathering the trees. Lemke noted that then raises the question of how
the City would know the trees are grandfathered. Lemke stated he is not sure how the City would
regulate that.
McGrann stated he has no problem moving forward with being more restrictive on living walls but that in
his view the retroactive piece is going to be difficult to determine.
Page 38 of 44
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday, October 19,2015
6:30 dclock p.m.
Schoenzeit stated the rights and rules for fences are very clear and that they should have applied from day
one. Schoenzeit stated someone should not be allowed to organically abuse so►neone's property like this.
Schoenzeit stated even though the trees are beautiful, once the trees take off, they truly can be a nuisance
to the neighbors.
Schoenzeit stated the question is who is able to call in about a nuisance. Schoenzeit stated in his view the
person complaining about the nuisance should be affected by the nuisance rather than living out of state
ar out of the neighborhood. Schoenzeit noted Prior Lake requires the person calling in the complaint
undergoes the same sort of review on his property that he is complaining about. Schoenzeit stated it
should go both ways,which is different from what the City currently does.
Gaffron stated he is not sure whether there is anything in the draft ordinance that says somebody's view
has to actually be blocked in order for it to be considered a nuisance. Gaffron noted there are situations
where someone could have three trees in a row up by their house and they are technically violating the
average fence setback ordinance but not blocking lake views at all.
Gaffron stated the question becomes from what part of the house are those views protected and is
someone allowed to have a 180 degree view from the side of the house. Gaffron asked whether it would
be considered a legitimate blocka�e if the side views are blocked. Gaffron stated there are so many
loopholes that could be found and that the whole idea of limiting vegetation is difficult to deal with.
Landgraver noted some citizens have asked the City to do something about this and that the City Council
directed Staff to take a look at it. Landgraver stated in his view the Planning Commission has a concern
about whether it should be grandfathered or not.
Schoenzeit stated if existing nuisance conditions are grandfathered,this is a waste of time,but at the same
time it is a difficult position to put the City in because there are many residents who are then stuck duking
it out on their own. Schoenzeit commented he is not sure whether the City is throwing a weight or a lift
raft at these situations,but that grandfathering would gut the ordinance.
Lemke and McGrann indicated they disagree with that.
Page 39 of 44
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday,October 19, 2015
6:30 dclock p.m.
Schoenzeit stated simply because the material changes and is not a fence,the abuse can go wild. In
addition, a fence would stay in the same position but a living wall would grow and expand. Schoenzeit
stated the particular walls that are being focused on are the arborvitaes and that perhaps the ordinance
could be more narrowly focused since they are not talking about spruce trees that are 20 feet apart.
Barnhart agreed the majority of the complaints relate to arborvitaes. Barnhart noted the earlier draft had
much closer spacing but it was widened based on Planning Commission feedback. Barnhart stated the
Planning Commission could table the draft ordinance and Staff could review it a little bit more. Barnhart
stated he is not sure what the solution is,but that it appears the main issue is the nuisance and whether the
trees/shrubs should be grandfathered. Another option is the Planning Commission could move forward
with that being a strong concern. Staff could work with the City Attorney on it and present the challenges
ar reasons ar responses to those challenges to the Council.
Landgraver stated he would like to advance it and that there will never be a perfect solution. Landgraver
stated there might be something responsive to the citizens that is enfarceable but that there likely will be
some negative feedback from the residents.
Schoenzeit stated there is value and concerns with the ardinance and that he would suggest Staff ask the
City Council how they would like to resolve it. Schoenzeit stated even if someone is in favor of it, it is
apparent it will have negative connotations and would be difficult to enfarce.
Landgraver stated the Planning Commission has vetted some key issues but that they are getting
diminished returns on the discussion. Landgraver suggested Staff look at the ordinance further based on
tonight's discussion.
Barnhart asked what thoughts the Planning Commission had on the lighting portion of the ardinance.
Landgraver stated in his view one candlelight measurement is too liberal versus the .4.
Barnhart stated originally it was .4 for three minutes or five minutes. At the suggestion of the City
Attorney, the time limit was removed and the higher candle limit was included. Barnhart stated whoever
Page 40 of 44
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday,October 19, 2015
6:30 o'clock p.m.
enforces it would need to be on site for that time period, and if the person flips off the light for one
minute, the time period would start over.
Schoenzeit stated the City could require the light to be off for a certain period of time.
Barnhart noted lighting offers securing and regulating the limit of time or how frequently it needs to be
off is very dangerous and he would not recommend it.
Landgraver stated the typical measurement by the City is the power of the light. Landgraver noted there
was a concern raised by one of the residents about enforcement and having to go through the police
department. Landgraver stated that resident suggested some type of inediation.
Lemke stated he is not sure whether it should be one foot candle or half a candle. Lemke noted he is able
to see his neighbor's light that is around 200 feet away. Lemke stated he would like to see more shielding
not just on lakeshore properties but non-lakeshore properties as well.
Schoenzeit stated clearly new light fixtures should have shielding regardless of whether they are
lakeshore properties or elsewhere.
Barnhart stated the candle measurement would be the distance from the light fixture and would apply at
the property line. Barnhart noted he is not proposing any shielding for lights that are not near the
lakeshore.
McGrann asked if the City's current light ordinance is sufficient to cover other properties.
Barnhart stated the proposed ordinance only talks about glare and heat and that he is not proposing any
level of shielding with this ordinance for non-lakeshore properties. Barnhart indicated that could be a
topic of discussion in the future if the Planning Commission would like to expand that. Barnhart
suggested the Planning Commissioners use the City's light meter to gain some idea of what one foot
candle is. Barnhart stated he is trying to balance the annoyance factor with the nuisance factar.
Lemke asked if existing light fixtures would be grandfathered in.
Page 41 of 44
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday, October 19, 2015
6:30 o'clock p.m.
Barnhart indicated they would be unless they throw more than one foot candle at the property line. In that
situation they would be considered a nuisance and would need to be addressed.
Schoenzeit stated at some point any light can be a disturbance, but if the foot candle is measured at the
property line, it seems reasonable and also fairly straight forward on mitigation.
Barnhart stated the ardinance can always be changed, but that the Planning Commission may want to
explare it further on how it impacts the neighborhood. Barnhart stated it would be difficult for Staff to
enforce the lighting ordinance since Staff is not here in the summertime at night and the police would
need to be involved.
McGrann stated he does not know what the exact lumens should be but that he is comfortable with a
baseline.
Barnhart stated if the Planning Commission likes the language in the text, they can either test the luinens
or forward the ordinance to the City Council. Barnhart stated he would offer the Planning Commission
the opportunity to use the light meter to explare it at their convenience if they so desire.
Schoenzeit stated he would suggest moving the living wall component forward and having the Planning
Commission take a look at the lumens.
Lemke asked whether they could do that as a group.
Barnhart noted the inspection would need to be done individually since it would be considered a public
hearing if they all got together at the same time.
Landgraver requested the Planning Commissioners use the lighting meter on their own to get an idea of
the lumens. Landgraver noted there will also be issues with commercial versus residential.
Schoenzeit moved, McGrann seconded,to recommend on Application No. 15-3784, City of Orono,
Text Amendment to 78-1,Definitions and Lake Yard Landscaping,Residential Lighting, and
Page 42 of 44
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday,October 19, 2015
6:30 dclock p.m.
Living Walls,that the living wall component and the lighting portion of the ordinance be separated,
with the lighting component being tabled and the living wall component proceeding forward to the
City Council,with Staff highlighting the Planning Commission's discussion regarding the pros and
cons of grandfathering living walls. VOTE: Ayes 4,Nays 0.
PLANNING COMMENT COMMENTS
8. REPORT FROM PLANNING COMMISSION REPRESENTATIVES FOR CITY
COUNCIL MEETINGS SCHEDULED ON SEPTEMBER 28,2015,AND OCTOBER 12,2015
Schoenzeit stated he attended a portion of the September 28 Council meeting and that Mediacom gave a
brief presentation. Schoenzeit noted he asked some questions of Mediacom, which they have yet to
answer.
Curtis stated at the October 12 meeting, the BPS Properties application received approva] for final plat
subject to a number of conditions. In addition, the Gustafson, Ridge Creek Custom Homes, Zitzloff,
Balan, and Kator applications were placed on the Consent Agenda.
Gaffron noted there was quite a bit of discussion on the Steadman application regarding the temporary
access road. The application was tabled to allow the applicant to consider eliminating one of the
cul-de-sacs. The Trinity Church application was approved with the message being changed every 60
seconds rather than every eight seconds.
9. OTHER ISSUES FOR DISCUSSION
None
ADJOURNMENT
Schoenzeit moved,Lemke seconded,to adjourn the Orono Planning Commission meeting at 10:04
p.m. VOTE: Ayes 4, Nays 0.
Page 43 of 44
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday,October 19, 2015
6:30 dclock p.m.
ATTEST:
Kevin Landgraver, Acting Chair
Page 44 of 44
�
, �
,,�o ,
� �°�a
- Date Appllcation Recehreel: 07/22/is
Date Application Considercd as Complete:9/2/i5 ,�
�ni�ia�6o-Day Reviaw Period Expires: 1�/Z/i5 �� �
Extensbn Notlftcatbn 10/27/15 to: i/1/l6 '�1 s�o�.�`
To: Chair Leskinen and Planning Commission Members
Jessica Loftus,City Administrator
Frorn: Mike GafFmn,Senior Planner
Date: Navember 12,2015
Subjed: #15-3769, Ch�is Lappen&Kallyn Bialawas, 3409 Eastlake Street,
- Variances—2"�Review
- Public Hearing
Appllcotloit Summary: The applicants are requestirq�variances for average lakeshore set6acly
lake setback,side yard setback,and hardcover,in order to construct a detached garage. Revised
plans have been submitbed�or consideration.
Staf�Reccr»mendat/on: Planning pepartment Staff recommends approval subject to a variety
of conditions.
Zoning Dlstrlct: LR-lA,One-Family Lakeshore Residential District,2�acre/200'
Lot Ar+ea/Width: 5,562 s.f.(0.13 acrei,width at OHWL:56.5'
li�t of�chiblts
Exhibit A. Applicants'Submitted Narrative: Garage Proposal Highlights
Exhibit B. Revised Bui#ding Plans
Exhibit C. Photos Submitted by Applicant
Exhibit D. Submitted Cost Estimates: Detached vs Attached
Exhib�t E, Letter of Support from Ne�hbor a#3415 Eastlalce Stfeet
Exhibit F. Notice of Planning Comtrtission Action and 60-day Fxtension
Exhibit G. Draft Minutes of October 19 PC Meeting
Exhib�t kl. PC Memo&Exhibits dated 10/15/15
Revised Plans
The applicants have revised their plans since this item was tabied at the October Planning
Commission meeting. The revisions include:
- Reduced roof pitch from 5/12 to 4/12 ta reduce peak height;
- Revised ta a hip roof ratherthan gabled rooF,
- Reduced praposed foo#print to 20' x 2d, eliminating lot coverage variar�ce, and allowing
for a s�de setback of 6 feet rather than 5 fieet.
The detached garage as revised wiEl result in 48.996 hardcover where fi196 exists and 25% is
permitted; and 1,485 sf of structure where 1,500 s.f. is pertnitted and 1,085 currenrtly exists;to
be constnuted 5 feet from the side lot line where a 10'setback is nortnally required, 19.5'from
the OHWL where a 75'setback is required,and ahead of the a�erage lakeshore setback.
FILE#15-3789 '► �
November 12,2015 '
Page 2 of 5
REVISED LOT ANALYStS WORKSHEET(Variances noted in bold type}
Lot lot
Are� width Setbacks(feet far Pro xd Detach�Gara e
E�st West ; Qthef La�Ce :
acres) (fe�ta Street Sfai� Side Reac ! OHWL � Av . I.akeshorc
ttequired 2.00 2Q0 50.0 10.0 � 10.0 NA l0A 75�� No Encroachment
ACtu�t 0.13+ � 56.0 NA NA NA NA NA NA NA
proposed 0.13+ 56.0 56.5+ 6.0 3d.0 NA 10.0 i9•5 2b'Encreachment
Structural Coverarte•
Totai Lot Area Total Structural Co�erage
5562 s.f.+ {0.13 acre) Allowed: 1500 s.f.
Proposed: House 1085+sf + Garage 400+sf= 1485+s.f.
Hardcover Ca{cuiations:
Stormwater Total Area Proposed
Overlay Ofstrict En Tier Allowed Hardcover Existing Hardcover Hardcover
Tier
Tier 1 5,562 s.f. 1,390 s.f. (25%) 3,391 s.f. {60.9796) 2,718 s.f. (48.9 96)
APPUCASLE REGULATIONS �
�
�
Va�ance�Sec.7&�23). !
tn revfew/ng applicat+iars fi�r varlance,the PJanninq Commission shall aorlslder the effiect of the
proposed varlance upon the health, sqfiety and welfi�re of the camrrrunhy, exlsti»g and
anticipated troj})c condfG►ons, ►fght orid air, danQer of�iTre, r�sk to the public safety, and the
effect on values of properly►n ihe surrounding area. The Plonnln�Corrrmissio�shali conslder
recommending approva! f+�r vonfances frorri the llter�l provisions of the Zonfng Code In
instances where thelr strut enforoement would cause procticoi dif�rcu/tles beeause of
cir�cumstances unlque to the Indlvidual property unaler cons/derotlon, and shal! recommend
approurr/onty when it fs demonstnrted that such actions wfll be in keepinp wlth the spFrft and
inCent of the Orono Zoning Code. Economic cansiderations alane do not constitute practicat
dlfficulties. Practical difficulties also tnclude but are not limited to inadequate access to direct j
sunlight for solar energy systems.Variances shall be granted for earth-sheltered construction as �
defined in Minn. Stat. § 216C.06, subd. 2,when in harmo�y with this chapter. The boarc!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-farr�iEy dwelling as a two-family dwe�ling.
Accarding to MN §462.537 Subd.6(2)variances shall only be permitted when:
1. The variance is in harmony wfth the general intent and purpose of the Ordinance.
2. The variance is consistent with the comprehensive plan.
� {
t FILE�k15�768
Novrmber 12,2015
Page 3 of 5
3. The appltcant establishes that there are practical difficuities
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 Code 78-123 provides additional parameters within which a variance may be
granted as follows:
4. The special conditions applying ta the structure or{and in question are peculiar to such
property or immediately adjoining properly.
5. 'fhe conditions do not apply generally to othe�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 vf a
substantlaE property right of the applicant.
7. The granting af the proposed variance will not in any way impair health, safety,comfort
or morals, or in any other respect be cantrary to the intent of this chapter.
8. The granting of such variance will not merefy serve as a convenience to the applicant,
but is necessary to allevtate demanstrable difficulty.
(by The board or rnuncil may impose conditions in grantEng of variances.Any condi#ions
impased must be directly related ta and must bear a rough proportianality to the impact
created by the varfance. No variance shall be granted or changed beyond the use permitted in
this chapter in the district where such land is located.
Review of Revised Plans
Hardcover Variar�e
The property clearly has excesses of hardcover which can and sh�uld be removed.A majority of
the hardcover on the site is/will be within 75 feet of the lake.
The hardcaver proposed to be removed resulting in a decrease from 51% to 48.996 includes
paver bricks, toncrete borders, tfie oid ooncrete garage slab, and partions of driVeway. The
proposed hardco�er to remain or be reconstructed ir�cludes the house, deck, steps, the new
garage, a narrowed driveway, and some selected areas of landscaping materials. It would
appear that there are few ways to furthe� reduce hardcover on the site without removfng the
rear deck or attempting ta relocate the garage as an attached structure, which would likely be
only 1 stall at aest if moved forward,would require remodeling the east side of the house, and
m(ght still need a si�e setback �ariance. Applicant has provided estimates showing the oost
difference between the proposed detached garage and an attached garage(see Exhibit D).
Structural Coverage Varlance
The revised proposal for a 20'x20' detached garage no fonger requires a variance to the
Structura!Coverage code section.
Lakeshare Setback Varfance
Reducing tts depth by 1 foot allows the praposed garage to be 19.5 feet from the creekbank and
929.4' lakeshore contour rather than 18.5 feet, ar approximately 9 feet further from the creek
than the prio�garage. Photos 9n City files document an event when the creek had flooded the
rear of the prior garage at an elevation around 932'. The new garage will be located with its
floor at 933.5'and would not be expected to flood.
FILF�15-3788 , +
November 12,2015
Page4of5
Side Setback Variance
Reduction of the garage width by 1 foot will allow it to be 6 feet instead of 5 feet from the east
side lot line. This is much better than the prior garage which was within a few inches of the lot
line. Moving the garage to meet the 10' side setback would result in an unusable driveway
entrance to the garage and require removal of portions of the existing deck. At 20 feet in width,
the garage is as narrow as possible while sti11 remaining functianal far storage of two vehicles.
Average Lakeshore Setback Varlance
The Average Lakeshore Setback variance is necessary because each of the adjacent properties
abut the 9�9.4'OHWL contour for Lake Minnetonka at the creek bank. The aVerage setback line
runs approximately east-west about 5 feet north of the north wali of the proposed garage, so
the entire garage would be an encroachment. The property to the immediate east at 3407
Eastlake Street will have its lower views af Stubbs Bay encroached upon by the proposed
garage.While the new garage wlll encroach lakeward approximately 9 feet less than the garage
that was on the property until 2011, the new garage pe� the revised deslgn will have a peak
height of approximately 13.5 feet,while the old garage had an estimated peak height of 9,5 feet
based on photos in City frles.The revisions are a cfirect result o#the concerns expressed by the
adjacent neighbor regarding views of the lake.
Analysis
This property Is se�erely limited by the slze and shape of the lot,the location and o�ientation of
the existing house, and the limitations imposed by a creek that is considered as lakeshore for
zoning purposes. In stafPs opinion the proposed garage location would appear to be reasonable
for a minimum-sized detached 2-stall garage. Attaching a garage to the east side of the house
could eliminate the average setback variance but would likely require significant remodeling of
the house, could probably only be i o� 1-I/2 stalEs, and stlll would likeiy require a side setback
variance. The differential in costs between the detached garage and attach�ng a garage is
substantial. Moving the �roposed garage forward and closer to the h�use without attaching it
would require a variance to the requirement for a 1d separation between structures. There is
simply not enough room to place a garage any closer to the street than the existing house.
The fact that a 2-stall garage existed on the site for many decades suggests that replacement
with a new garage at a location that is not as non-confertning as that of the old garage may be
reasonable and justEfiecl. The applicants have worked with staff and their surveyor to minimize
the extent of the side setback variance and to reduce hardcover.
Practical DFfRcultles Statement
Applicarrts have completed the Practical Difflculties Documentation Form attached to the
October Planning Cammissfon packet as Exhibit B, and have submitted a new narrative
describing the basis for their submittal.
Malysls(PracticaE Difficulties}
Staff would offer the foilowing with regard to the 12 practical difficulties oonsiderations:
i. Tfie property owner is proposing to use the property in a reasonable manner very
simflar to how it is currently and has historically been used.
2. The plight of the property owner is due to having a small aot in a developed
neighborhood of similariy small lots,and which is physically constrained as to e�ansion
due to required setbacks,conditlons not created by the property owner.
� r
t � FILE�1�3789
November 12,2016
Psge 5 of 3
3. Canstruction as proposed will not a�preciably alte� the character of the neighborhood,
as the new garage replaoes a garage in appraximately the same location that existed
until 2{}ll.
4. Economic considerations are not a factor in this request.
5. Actess to sunlight: NA.
6. Use variance?: NA
7. Use as 2-family dwelling?NA
8. The condition of a smail, constrained lakeshore lot is common in Orono, but compared
to many others, this lot due to its size and the 2-acre zoning standards functianally has
no bufldable area as oompared to other lots which are wider, deeper and have more
flexibility.
9. The property is unique in that very few lots in Orano of this size abut a creek that is
considered as lakesE�ore, but this condition does affect other nearby lots along Eastlake
Street which are subject to the same regulations.
10. The ability to have a garage would appear to be necessary for the preservation and
enjoyment of any substar�tial property right.
11. Granting of the variances would not impair health, safety, comfnrt or morals and
appears#o be generally in keeping with the intent of the Zoning Code.
12. Granting the variances in order to have a minimum sized garage is necessary to afleviate
a demonstrated practica!difficuhy.
Neighbor Comments
An additional neighbor comment was received on November 9 in support of the variance
request�Exhibit E).
Issues for Consldera�on
1. Does the Planning Commission find that that the property owner proposes to use the
property in a reasoneble manner which is not permitted by an afficial control?
2. Does the Planning Commfsslon find that the variances, if granted, will not alter the
essential character of the neighborhaod?
3. Does the Cammission�nd it necessary to impose conditions in arder to mitigate the
impacts created by the granting of the requested variance{s)?
4. Are there any other issues or concerns with this application?
S�ff Recommer�datEan
Applicant has adjusted elements of the garage design to reduce visual impact of the height of
the garage,and minimized to the extent possible the impacts of a de�tached garage at the
proposed locatfon on the neighbor's lake views. 5taff recommends approval subject to:
- Applicants to remove all hardcover items as praposed,including reconstructian of
driveway to meet proposed hardcover percentage of 48.996,
- Grading and d�ainage plan to be carefully implemented to avo�d impact to
neighbaring praperties.
X I
� ,
PC Fachibitq
GARAGE PROPOSAL HIGHLIGHTS:
1. We will be removing the cement pad#hat backs up only 8.5 ft. from the creek, lessen
the hard cove�, and move garage farther away from creek to 18.5ft which ultimately
increases bufFer zone between creek and hardscape and also has a positive impact on
the lake/creek ecology.
2. Current driveway is situated inches off neighboring east lot line which runs down entire
length of lot. The mapte tree is cur�ently under more jeopardy with cement running
mere inches from of tree. New driveway would be 5ft. off lot line, decreasing hard
cover, improving drainage along east side lot line and improving health of maple tree.
3. 2 properties currently have garages that are set back closer to the creek than house
3403 and 3413.The only property besides ours in the neighborhoad without a garage is
a seasonal cottage iess than 1,Q00 sq. ft. at 3405. Every other property ln the
neighborhood has a garage with enough space for each necessary car for the residence.
4. Our proposed garage increases the value of not vnly our house but also a!I the
neighboring properties.The dilapidated garage slab is not only an eye sore but also not
in uniform with the neighborhood.
5. The first visible house/garage entering the neighborhood o#East Lake street is 3403
(Kalen Whitmore} which is an oversized (24xZ4ft) 2-car detached garage that sits back
south of the house line a mere 20ft off the creek and is approximately half the size of
her house. Yet we are proposing a smailer size 2 car-garage built like-kind to her garage
in less of an area than what was previous erected on our Iot.
6. The east neighbor to aur lot has no windows facing west on the first floor of the
property as this is garage space. The "living space"/second leve! windows facing west
and south sit over 15 ft. abo�e the ground {may even be higher} and would not be
blocked by our garage. Based on last meeting it was confirmed I have the legal right to
plant shrubs on my lot line to the east that would block her view to the west& south of
the lake. She likewise has the right and option to cut down her willow tree that would
increase her sunlight and view of the lake if she so wished. Furthermore, she bought her
house with the previously erected garage directly blocking her view to the south a+�d
west for vver 14 years.
7. We are willing to decrease the roof pitch so that the garage does nat stand more than
13.5ft tall and is minlmally constructed to meet the structural hard cover requirement of
our lot.
I �
f PC Exhibit B
� � '�`�� � '',�' �-PA.'�d O���.
- �_� t�
_�---'"� �',/- - ._ - -_ _�_' �
�-" -
...�'" -
'� '-^___.._..^,._....~..._ ........._...._. _.... .... .. _ _....... �~.•�.�``.•..:�
T, ? ��
i r i�
il „•
t '� :
t �,
: �
', !
i �J
I �
�
�
t
t
i
i �
��-._- .._._�
_.. . .... ....-. . . . . ...... -�- . _-�
�,i��_ �w
.. .��r..,L
w V ' � �
i
P.�_.._._.� "... �a ...� _.. _..., �...._...._._ . .._...-...�,�. .�-......�.. . _.. =_._,.. . ._......... � 1
�� .�...i... - ....:,�.�...�-- . . .�.. .�. �..�.. .. .. �_. . ... .�il
�`� �
ti
4 ;
1 ' i
� l i
j
� t �
� � � ,
�
ra p i
F t r
�
F ,
� I
, -
__— ...�_
_ . .. __ - --___.,. ,
. ---- �.
�� _ --�
. �_m�,L-_� _ _
� ; a � � �' �-�va �tr,.�
V
..._.___ �d��� _ ....�....__. � •
�
`�1 _...»w.....»..._...e..... ..r _.,...._..._._......� ....,..,-....._._..._.,._...
� �� ....� --�•- ...._,_,��
t
1 Q N *�
� ? ~ `�
�* N -
` � ::
�` �
, S
jv � .
� � � ao - � �,
�-
� � � �_
a --
E -
� b �
�
� �
� _ �
� 1 1
�� i
�- L�r ��r��.r�.��r� �
�` � �i' ; �
� � ...� u��ti ��.� ..�.r+'n�•�.� ���r . rr� - rr�_�..�iw..
�+w�w•�w�Mi�un.+�Y� . •
�-iaN 3=F" i,�-' -o lr --------
......._......__�._ .. ,
zQ _o,i
� . .
,���R�'. ' �F � � � .: r . ' � • llei ��_�s" .."°�,'•
^'
V ,�r,xti�► : � ��, t �� a �. . ',� � ,�,,,� � �-�;.,; < � � O
4 `j �: z: �-�� �.. � � W r �,
. ,
.
� A i w'� '�� a�� } . � ' c�� ...•�� .� ..� ♦�� n` '^ �►
� �� ' r � �� e -^:. . ' �'' � '*$ `c� '�=��.,,`°. l. �
k I1 �:�. J!i i � ` � +. . �� •`� . �- „ ;y "' ,k...' � : � .r
t � � , , � �� i . � �..,� ��n� � � ..,,�,,F� �_. ..y, '� �!-v � x� .. a �� .�.q� Yd
� !�' ���!u k. ����j�lr �"�! F � . � ':�'�.`�'� "�', w w � k s'� o _
�" � ,� ��„�'.�� 't•Y�' �� a► ,°+�,,�... "Y Y�'4��-- _ : .,,,�' ,,,.
.
� '� �"�'�r .,'i� . • .. � �,�w . .� .. �,����� +^"�"�
� � �
r,' �.. ' �..
*y. . ,� -.";;� �` �T` • r�:• :I �" _ *, _��ys �• �`,�^a!!� .�, ++.
��R q . * 5�}✓=m"` `".'�'w , . - r `_ �a• '� , ,� •
�� �� �1' � �►" '4 ' ,ut J �i�• ��� .A 4: ��
}��; y. �,� .�'� }�...'K 1, M ��,A �/"` �'�Y�yri"!� ; yy � i. .rf- y.-..,v a "k�
.�'�'�ti�`��• � .qt.*'ib��'�.�' .���.� t...,� i �,�y .r:�' ..� y� . .
a�t♦ .. � �'�. ,..s[ � � ^ S � y� . ti �y . T . - .
.
: � �
4 )A .},,
�i .`! .F � L sM.. Y�"�,. ,�t 4 ' � -}! 'R, 1
�r,,� . , . . �h�r.•�,..,��,r, r,� . �,.�•r . 1 . � - ' ;
;� �, '{� _ ,y . . +r�' >< . `" . +�'! �
� ` . �f.-+•,ti.�. !•.•+•�. � ,c .,�' :,:r� , � �:. :� .,�- � `q;
p � . 'x� .M� . : . . �,, , � � � a �� ,�^M�.�'";a ,� � '+ � •..,'$�'`
�;�_ • . . �.. . •_ . � 4:'..1;' .
*� .
6 _� , r i•'.'"', , . #• °""'rr� � �
' �-' � , m ^� a ��. y-
�p� .
� �.�.
�. a�, " . �'_. _ �T .�..
� �f�w'„5':�" -« ` "� b ,���'�� �� :,c% �
� "� -.
, _ _i� �� �., .+ "+�"«'^:' � ' x... �„+r3�"`^ '��
'
k~� Y�� '.... �. .��-.. �p+� w .
�..'� d .Y. . _.. � •"-.. . m"...^i:�.` 3 -
_ i... °h^�.
r.
�.�"` ���� �t��� ��,
�,:r = . ... , � �� ,�, � ; .
,..g:, � s., • .. �. � ru4;�,, i
y _ I�;,
„ � ,. . � -... ; M i �
�
, r .,-� a�^►... ,y �
..ws— '� 1 .. . �
,.
-, �, . . .��. _.
_
, ' , . :<. .. , ,- , ..
�� ....y -� .�
�.. �:�� � _ .' .-:�'»
'�:. ,�.�.. ' � � :� ..... . .�. . ' � �
_� m ..
., ,, .„. ,� ,. 4
..
, ....�: ��� � . .
� .� � . . . .x .
� i �'� .��'�� � � `ID
�'..� ` k:,. h,�q..
k �
I ; .. �
_� �` �� � �� ;
� "sa "� � � — �T ' F,#'�►„� �,�
. _ :
� � ��� � .m. x
+
�r, ,k. y � _. � � �
i !. � .��� r ': � �: . _ - Ar�.
� , �.> -� , +�i_ �,
... �+"��.. � � �c,.� -'���^`rg a�� '.,. .;�,'° '>• .��.� }t ' . �'� y � .
_
, �..
.�
" G +. � .bz+fil� �r � ,�,;�. '�. - �: . �. ��'a.' �,�._w,� .p� .
"� � .��`�,� �. 'a', i . .. .�' i �{� �. �.. �* r3 �y,� ; •
��� - ,. �� ' 'V� �p . •' .��'{ �� , � �,f . �,� �,. � �+'�.sR`, . F# �.��.
� �R .� '� ," �.� �' 1 �A M�, � � t.: �� �
e. .y�: fr � �f f � ' .. � � 1?�� y�� ' f,��' �s x
,.e
� v � ���� � kA ..' � �e��.,� ' �� ����i. �Y� ��,'j�+� ��� ix
.. 'i
� � r
.
�
' :� . .. �y��.
�
�„ . ..� ,. .� . , , t f � ' �� . 4� � ��j .t a � P y
.
r' . . ° � .�.�f�� �x., ,. "S. ' ; ` �t �( �� .��
>.
( ".r ��'� a �.
' ` ! a. �� � �� !.. � . ' ���;. 6• 4 �� �5�.� ���
A" � . v� /� ! .j� 1'. � ;A � � y �{ �? �f . y� .
�y,,M yt. �a � / . � .. A« ! � ' � ' ��R� ��
, •
> � < < �
�' , -� ., �' '"�",u,, '� y � '
r,'. f ��• ,i �-�• �� � �' �, f..'i'� P . � ���[, .
, � �
, , � f
�. . � , 'yy.
.
. � .
.
�. � .� •
{ ' , " � ��4� ' •1,_'� �! Y4 �, 1• � E�s�� . ` c,�� �rs ,,,�� �" � I
: l , ; � , a
� �. ..' . . ' , ., � , �� . ' �
, t
, t � '�� � � �� .
�
, {, ,
`e � .' ,��:`F,�- �- � i�� „ �.., Y 't " - . '�9 .. .. „M ,.. � ' t ,.�.
�. � Vw► +, ,�
`� , �
. �
. . : �
_ , . , _ '�«��, �� 2 � �'�
w � ` � ri� T�"4". �_ . 'i" t �Wi r��,�v � �
• ,_ �V ,: - 4 ���� � � �,�, �, z �� .�
� .�a . �
. � , �
� -� � � ,� �,�, � , .�.
�. �":��� F .,w A�1 .K . �� '�qT J.t ` .
��`'a. 1 �� A�`�j � �
�` ��� '� `;� `�r, 1 ��.� '� .�.�.a {�
�� !��'�r _ � � , /
�•� 4 t{S �'k4 � J ' �i �.
�```�-- �� " �#: � � .�. + ��i .�
',-� �, ,. .�
� k� '� i a .� � ►
-..,��- �": � Y��. E�� j{� * ��_ 4'••�, �
T�„'"' � ' ,� le `C ,.�"� �
"^,-.�� •�i�b x' �'' r � �lr ' i�r
,� � � ��
4:
� �I �`` �
� � •
� ��1�. ��`�.� � t �.�� v{ M .�J��' .. � .. ..
. . - ��,'_ . �. 1� — .,.. :
{ #
�'�
�k;
� ?�
k'
� > � �"�'.
� . �;�
. � ; ,�
r � _..
.� ��:� w��
"' ��t ��,����.�'w��
_ ��, ;�� .� :� :w
� x. � fi :,,. , .
, ¢ �.
� -r "
�' ,� i��,°f� s , - _
2 r` i �`�� i .. .
- 'b• �
� .:�!'.�+�'•. f ',�+ F �
�' � 'A a
?7 . w.' �Y[.�4.. ,
. �. (, z � -��
,;y� !�S^ # �,�.
���,_ X���Y` .�:, 1 �� . � .. , .. ... !I
�� �� � • � � �
� 2� � � .� � `
:.���� ,�^ :�� �- �, �;
�� , ,
�� � � �
� ��� ''"�
, � � � _ s
� � _ � �
, _ .
. �.�.
'�� , �• r I .
ae 4�4.� r„1 I�� I �� d�e, � ,
��
... �„;� � � � � � ' �.
, ,..+..��., � f . .
�.�� ., w �. ro���"�t
, i ��-#�,•k� ,- .
� " "� , .:,� ..
� 's.,.�,Ai.,, � . . �
Y'
... � n . ._....:. . .:. , _. .. , ��-+� " ,.
� . . .. .. . . ... �
s . ,
�.✓
� j� . , , ^
,��° �F':�� ��, ��,` �
..��9 ,��R �� ! v �� +
'` � �»� � a
}� k
y°L
Y
��
�'..
.i
1
} ' � r
;:, :r.�:"",- '.'��
. ;,_.,� 4,��„
��.� , .;���� " �
• l��s �.. j,�_�� .7- �w.�A.. ..q`.
g �.�
1 �4 ��,' _ - '�'�'��
.`_�
�� �s ,�y
�,�'� 1��" i
�i'h,, �,Y„"� . �� ` �G
*, '-���` � �:,.. •�`
.,r � � . .�,. .� * v
r , �e� � `� � � +&"'�'p{4 Y �".���
y �- 1," w� �-� �`,r„� g ��, �
''yJ�'d� . .1T���.,ti eJ'Ts .. ".
�I�' �4' .t �
r .'����t�' `:y�r�• ^4 ' , t.�: � �� '`X�.``� �`'.:�
s. _.�% r n.r...
C`
�++.".. * ,� ti �' � �
4;';- ;�'�.�' -;R * �. ,�
�� e ....�. ��•z .n . ,. F # il,r�,�,o. �,-��43.,.. - �e
y� �
. ,ti..,s � n: .� .. °p.;r,�.* , � p� ��"$'> j�y .
.
• [ • ,
� � �
'Mr +�. 'y��^�f' �' _ - 1` 1' � �. b s. +W
i� t y �'
t�� ~ .y p',p � : �'r � �(;f� � � °si_ .,�r�,�9!.'F" �� _ ti
�„ �^ ��p �7� �� ��� "LA,•'h ��.� � �� � �
1����� �$4�Is,����� 4R �� —ir
�+y-y����"` .��: ` ,� '�.
r��wr�!e
s :� •,.�,k, " �
. , � - - �
-'� � . �:ts�,;�t, .-,,,�. �?I
^' �Q_j�'° R �
"�� � .i f'�P�'�,�t. -'t� " �. Wt' r .� ,
;� , � �e.4M�'� t. . 4 �� "�'.�' .�' ��1
i ���� � � � � ��� Fia �ti
. .
+ +;- Y�
.�, .. �. . � .. r 1�
i
.s '1 �*' +.. R,. �, � ��� �.
., '� �.R.,t ' t �yE .
�j'�� 1` �� �' ���r � ' �' �il�L� � 4�,
flx��"�r �� � ._�t ; ..� �,. 1v�+e .� ,� ,�.N
� �� .
;�Mha Q�•� ��� r� � . � _���r .
A ;
,�^' .. 9 ^3. �.��#. S.ql, ,, '�'t .
••+� �F . ' fi., - �.��,�
, �`��' �',, `' '�. '�� �i � ; ,'�
� Y '�
— uwY b�.� � �;>� F Y
�i. +'��� ;y
� _ ����'" _
3 :� r
- - . . :
�
� �.
�. , .
� ti �
� �'�� �i� t� ��;t�
�� ���} t
�. a ���s� ;e
' ; �°� /� `�w 1�,'a�
' 4 ki .�: w�` f�t, �4' � ���<
tp "" ( j ,�p
.1 , r �: y � ��. 'f:+�' r
! �,� � / � �.� i..
p ��...�+ . ����,! �r
�� I��-���.. .�,� � '�`,�, �-� '"'�, � �,
,.� ^ � , ,,Ay ��'i. .:., �� � ; ,
� ' a'�'�� ��� .
$ F s� , i
�{� r�3+±4,,.� "�� ,�� , �k. _,>.
� � �> "�� j � � .rir: .
r� ,-t +J�
'� y, 1 � �5.,. �J �
� f �
� g�� { ; w.�� � ����� �� �.
s � / �'.�`�'�' r� r'�.
o���f�� I� � �'�; � :,�
��,4 .� , ., +
� f•ti#��
(� 1�i�:.,,�L' �.� -,� � .��•.. . � -
i � i��' �"'
.� ��� i� " � � � f t..� �
;:w:; , ayc'�.w &x �r a§ � � .,x _ ,,.� �
�r � �1 � ,. , �
� ��1��:. � �#�V� _. � . ^a'r ,r,. ,:
4 +s
�tj �aQ'L. :� �_ - � h �,
'� `Pk� � � ah
`n'�`��e. �.,��' - +S ,1,. ,:�r �"y+: �
'R`' �,� ��"r " a - �"y� :.� - � : ,,�� �` ,
. ���,F�'��r ,���.� � � � t �� -
-;,} r�
�
,ti.=... a�.. ., . , , . ,r> v*��Y} ;,•�.y: x.> r� -. _ `:�'P ..1 F, ,
`� . . , . . .' _
... � . � ._ . : .
s� � .
-�.�.z�y �. .. (.;.. �-, , _ - .
.,.::� „ � . _..:.�:._ .... . . -�>,..:;, ,- ..:_... :.�:. ..�:. -. �.
�
i _ :�x¢ 3y .;'�: ±�;;�.
"� R`. ' z`'�" ,�;' <`.'i'.
�
6 .}5'x�� j��i� �i.2,{ � 4
1 � l�.'
�-:: �
- �p �:- d��¢ x�:,.
,
�'s.'.'r �'' �^ �. $
t � *
9�',
,�
. .. ��} a, ... .
'y , �r. . . ik. �-c
"��rn .:.�. ' '� s},`:.-
., •
.' � ,�, R �. � � . � .�,r�V
.., .. .x�_ ,�w� axsa�y;.sF�. .... ; ",r`, �. �f ,�°.. fR�1'. . m� a tt
� �.',. ....
t_. _�w. ' . v, t.nv �'�*4.� "�,�r.. ..;yr,l �' _
; , ..
I �`�� �
' -`�. `� ��€ . ,� _ � . .,,t.,�>. �� �,� ., ,.. . �� y� ' .�'��,
.'- .. ; . ._. ',� .
. ,. .. , :. ; ..
, .� ;hy. ,, ..w
. > , .
� �, �
, . . . .�'� �„.. .�" .
.. .. �y. , ... ' ��'ti ,
�: � _�x� . . ' .. M . .•�!!'.�-�
"� � ��+ '� :x�� �� � h � *T`
.
�g,, _. �t,
`�e • , •
� � °"�� �` � ,. +'�'. s�'�u#� y F6 ^'� � 'Sk'*, - �i.
sy� �' . ��yY ,P"'"" �. {�� � q .� �. ,�4 �t
g�� �.� 1, � � � l��i�.3 .�- � �` f`�� C.� �.
aF��/��r ,k��.�°"�"'�" �i"�'�,' #� � �� . .
- :��'� '� � `� � '..,�f . _ � ; �'"�r'�.rc,�_:,'�Fi 'gi� t -�' . - t, ,�`. ,;d! .� '"{9�
+.,.xN :a> �.. .�� ¢` �' - � 'F
;.:
��.aA�ilac�. a �F' ""x�}�I ` � a�.`i�'�*'',::�s . � ♦ ar��„
`:. „�� "� d%�� , � a�� �
� r r
.t: � R y q . . �
: , x
. .. , n . . �. •
.. ' � 9.a � R ���� : '.,,� �
��7tJ�+*'� N� '^ MMt '�." _ � i ' �' � Po� P` ,. h,. ..�4.
�y T- �' �^� �� 4'�. � _.' a�' ' `� � ���f� � �
3 P �"������ . M1s...: '! � �-. ��,. �� , , . `��3 ���:k
� " 3�xy F Aj� s$ � .� � T4 �" �R i
��� � � �S� ��R . R, .♦ L � � � s✓r h: � �� z �L�r. u . �:a � � s,�
.
r �n�#V � Si F � o"��„
� }k' � �` . �- �fi �: "` � �s,:� } �. �i�
� � �- ���-.� ��: ` '� +�4b ,�'�T '��'.s � ' '�'
. .:t d � � } � K m ��ir- �$`�� ' W''��L
.. �� a ;"��. t • � . k � P �: � f 1#+� 3 . .k3'�4. � �x�J
� � m., ��� � �i � ��? -�
i � r...fj .�„�y:� +F.; . - � ;� .. �,�,��r; �y" �� ,
' �g ` �+�:4 a "' �f ,"� u�'-'�: . ,� ., � r?e {,x( � � �.
r._A. �
" .r' ' 1 � _:..� ^ ;. � ..k � ¢' .. ,,'�-^ �� ��*,���
a
t� .;;�j.� . :. '�: nr+ . . • � xa 4�' �F
�
'4 ����t. �' rt� F�:y �. � � ,_��� �����
�, ,.s , ; � , �.
{�
* ` `,r�. . ����, ; �� 1 �fi"���
4 �,r° � �= ;_ � ��"�;
r ��,;"�+ �
t .� �"i� s � �
�� �^� K y�`�'��� �sr
� F � "�"'a�X�F� � � _t� � '� r.Y�
_ �� � �i.� '�a� �Il�i
�'PP��M ���~ 9:' _ . . '� "�^% ^$.,
:,. .. . ,a. . .
. s,. .r . .. �e-
F ..� ... . , .. . .. , ...:, -
t1. �� t ..±k �
;• w4 r ,���
�' �.�.�. ��1:
� . � �� �. �-' . � .
�' +, , ,:=.� �,i
. , �
• � �� �" � �iy�.
.. ;:
� : ` G
f ' {`
:a �
�.: �� ��..�.,��a. ��` a.
�� _ �_ � �� aa '#
� ,., � `������ ' >s� �� :<.
.
� :� ,.r�,
; ' "'� :r . :: � �'.> �f� ��,:
3 � �
��. �r '.,
' �a.'���M:�� K � / �
._... : � --�- _ �. •
� t �,,��;, � ' ; �,:i .
'9.� �ar4� ""'wry. w_,�,�,��a
4—�'"^`°wr...,.... " �,��. '�.+ ����.,.. `4'.-,.. ... �.�
�4.'..,_Wyw .. .' + � `
! � �
�...�. • _ . ,.. . _ .;tt
. �
.
.
--^_. ��-- �y� �'� � . 'aw• �M+' .
y_
n
-�,,. t
�.s _` '...""„'"o,,.+..., �w„„.�.,, „�, �_
_ _"" ��. " �' , � ��'
� . ,� .,. ,.�
--•�,...,„ r.,,. �«,... ,.
-_ .�,. ,-....
�-,.. ,.,,,� --,.. - �
�
�....,.� . �, ,.„„ r -�.�.,,,�, _. . .
... '�
i „..,,,.�, ,� -^� -
« �_ ,�,w„ ���`u.^- .�.,,.... ..,... ��:��*"'�9'i.,��„ . � .
.�
,
�w .
.
:�
^^�.+".•.... ^.a..., -`�"°"`^a.....,,,.� -•. . .-�.ay,,, �t� �w y'
✓w^n'��'r't�•i�lnk .mr.s"�w.�.,���p�'bar'h..���w�u�� .... n� a.+��w+.w_- � „^^mec Y A � 3 4 '�.
a
h�. w
A�p.'^M��. .a�„'"r+NMWfyhv, '". �nk,� � .��"
� . -.`mw,w+���� . � ,.�yi.q,v . .��
. . �4a+ewwy�='^wur.r ._... ....�.,• _'^^�a�..�..,
r ""v"^.�.r �
I+s.-.:_. ,..�.�+�ea ". `_.n'we....,.r.�.nw�. � �..,.+a`�"y ... �....�, '. � ;
�
�- ''+'+,... ':
� �_�+i:� k--'r..-.a. ' 'n�ri .�'^ ���4 . .._ . „v `.. � . �
,�.. .. -« . _ � t .�i
� � -�.�. _ ,_. .,:.. , ,.,.� "'' . �, s
, .; „�... - _�� .. � ,.,, �
_ . -,,....M. .�...k . ., ,,�.. . ,. �- q i
�+*�+."."'�.".-.s.<.,....--.,�. . _ ... `
�.:....�........, . �'�'M^n^NMw.:r Y-� -.�.t,. .�. �. �.."'»'v........ .� .w�: � .... ... ,.3� . ,fi r �� .
/
.. � ._. . :. _�,�.� .-
.�...erm+�.W ..�:. ...i. __..... . '.., ...m. ' . . : .....:.. ... �++n,yyy. :.;...� .:
� 1 ..
� �
....>,�..�,�,. -,. ., . .
..,..., ..Mn.�,"'�,-..s�.-...o �•....... - �:. .�..,_,..,,...�,- . . ,�. -..,.....,,....:,v, - . ....,rr�nww.c. '� i�+:.+, " .
;, .. ,.. . ',.
�.
.,.,,.,,,e.,. .��, Lwp. . .,,.._r,,..-�.,.� "`";�"`_*.'.« ,;ra.e,wy .
_.. ,
.,.....�_o. .,Wo,�.,, �.:,w.,.+��s.r t . t
. ,. "-..w., . " t i I
��,
-�n.x.,,.,,r,,,�,� _.,..
'"��..�...�, . `^"'....��..�.'�.�.,`, „„`-..,.,,. �.`�`." „w,,,,.o,._,.,�;.. ._n�..... ... -.1 S "�^^�.M�..N .a-�a.�,.,�,�r*a.v,wa�.�_�- �' 'K a'';
,�„ _ _
, _. -mw.,»;.�,. . :
� ......_. . . .,�w- w.. -� a.
d
� �- ,.�,�w�- . . ._ ..,.,.� "'--,.«a.,,._.._..,,,,_,,....-.. . . ,.`�+"Buqa.r'a,s.� . 'x``�.
„
- � ._
�"4='+�w��, ..." . . � .t.��'. > � -. . . _ .
:.» y...�
--. ... " r��� _ }�• �'
,, , � ,.,� _ _. , . .�_ �...m,;. .�». l '�;
�.���..,. �..��
���.rt;,P. . Y -
_.� .,.
_` - --.. ,: , .
�
�'' mm :-,..� . ��
-., <- _ �».....,�.. ...._..»:.,..,..-.... �,.'.��� i
, ,. ,
>;
.r ... - � ;- . .—v,�:._. . ��� ,
,_,.. .,.._R�.�.,,� -* ..�'.�A.:,,.,w.,,,,„,�„
_ w. .
, s.,� � �
- .,. .
I
.�� �.: �..-�.;:..:: -,�
,, � .. ��. ,." _ s-+.�„�.r,.;..,.,.., '.,"^-�„��..,,..,-»r^^r»��..,��:k '---�r..�,.�,-n.„,,,-�o�.�-.�""Y�.'sylem+�:[+4"u,++w�,�,x.�.w,�«vras��...�, t d l
,
...,,: w..,.,�. . '- ,.:... ,.- _r.. Y i
�
........ . � , . . . f:
..
r . . . . . . L �:....`�...."�..,,•.o..,,,o�,...w-.,�..,.n«. .. 4, R� � W:.� �
F-,:...�..,,,,wwaw�. ,...�.��+er�.`�',,,e'� �.�a- ,� '�* .....:..........�..;,+�.,.,....,,•, . 'e����� -: � .�� ""wwrrm.nr+. ,.a.�. .a' �r( �2� -
_w
, . . . ..: , :�� """.,'""°'�..'"'sw*+'+4.+�.w.�,..e.:,.. ., °'!;'.^N�r-..m�u 'w'w�` .._.,.�.., ` ;�.��
' f
..-.�, i . ,.. ,._..: '`. n.., .,. � .
..-...,,:�.. �, - � ,_>., « -:.,.. �' W�� � � .
.
i� a.-...r.,..,.._ � ...� �....�,.r,,,..,zi�w.�,.�......,«...�,,,r�ra.�a�..e �'^w..�«.a�.:.�w:,..�...�-xo-, ' .�� . .Yazatp .. �.!. ,x���.
�' �
� .. ... .,. .... ... ...,... .«�..nhti�iM�Yc ��
._ ... .,:: .. �..... ,.w . —•-,.-...+�,.. .v.._.:.�.. - 's� -,,. "" '°`.""c�`4..:.,.«�e.�-��....� � - � :1
-- ..,, ,...em. ,. �. .. "'.:,^.+.�^�.......:..,_ = - �fl'�l
, �_ , ,:: �� n
,..... �.-. ..�.r.. ... . �ta..�,.�. ..o����.' �� ,�, �� � :i�. ;�
4� a��......, .e�- � � �� `� , f '�^ ,� I
���, »n�k r�a� *aMue';?`"`v�Wtx r �-��- d,..e. rr�� �`ti'"�.',�G ,:��r,. �.� � T� ���T����� ,t�.
v, ...r n+a : �_ .::u� ....+. ,� f_ ,T, . � .� ;' �,, "
q;, .� ...=°r�. a. ...,:. �� � � ;�,�,�` -
. w �" "" ' 'a." " � _ ...n.�: ' � ��:� ! ;� 'Y t ,,k'�
>....,.,--�.c _.,,M_.,..,..". ,.,....�::,.�.rr .,�-t,.: .. -. ..�,.�.u _ .::+�....,H�. :''� �-e+iC."..�.�..g•,=.��*"' 6 � '�.� �
_ �
,.
. � ,a _
... � _.
� ..�..,..a....�..»._... n.. . _._.. ,w_.
.
_ -
, m �
__ ..x__ , !i�, '� :�`.
w. ,
_..�, _ .
__
s
_��.._..�..____ __ :a �
... ___ �
.. . . .. . � � . .. .. ._ . . � � : � - ,� �r�+
. � �
. .... . ... ..... _ � . . ��;... . .. . . .�: ,:
� .
.rr.+..' �, -. . .. .
, .,,:..�� . .
. .._..._, _,... . .. .. +t---i � � ' ' • w,�+, s�
... . . _ �,;, .,
, �
. s;
. . ... � . i ` . o
,.
: . .. �� . .. } ♦.�. � �� b ,�� -v ^�
- .. � ��. . ; . �'
, . .. ... !- �� � -� � - �Cet �'��� �3 �` ? .� � �,���
. �
. ", t. � . . � �
Y ,� ��; � �
. �
•�?�t r rt / - s ��y,.. »m� z,a #�� � �� "'
�
:
R .
.. � . : ... , �e4
'' - _ a".�. _
. �
* ' a . .� .. ..
g.p r
„ �
.
♦ �
.
.
_ _ .w
, <
•
.,
.. ..g , .. �: . �
r� �� ���� :.�"
� ��
�`� x � �
�; • . . - . .�,
..�y ,.� .� . ,,.
�:, i
- ,-.�-� . . .
� , r: � ��
� ... i.Vi; -+.��r•�� �o••i�'�4�� .. ,-r"
v ��.�
, :. ;.
• ! s
. ; -' e•� '�' ���5^ , *.t. _��y�jyis�.'
� , .
A ��
'� �+ •'"°�•���'�'�-- �
..�ir�'.,, '`� � ,
�.
, „
;y„_ .s� . � ,:,k /�
..;�
� �r . N w . '' ' .� _ rY " � ' 1t, .
V l
,,;,-��''" �r � ' "»�;,�;�� ��� �.,4� t -
� �
1 F I Q
PC Exhibit D
Darrel13ohnson : Shs�ri Johnsan
Owner Owner
61Z-1,39-1b7Z 'f'f'Le5'� � (,'. 612-804-7819
Bu�de�s Lic.xBC655919 WWW.�SHOmC8I31C.001n jdr.homee.int�ga�ail.com
October 2, 2015
Chris Lappen
3�/09 East Lake Street
Orono,MN
Est�mate
Exca►�ating, l�orrndact�oe� and Flat work $12,SSQ00
Carpeatry,Materiol Qnd Drrnipster $ B,SOO.Oa
Rou,f�ng � �,IZ3.00
Windows& Doors � 1,87S.t110
Siding $ 4,240.U0
Electrical S SS0.00
Dr�veway ARowonce S 1,,SO�UO
Sub Total �34,3�O.1N1
Builder Fee 10?� $ 3,���#.DO
Total �37,77�.D0
20247 Ausrin Stre�t NE �East B�thd,MN 550i I
� a
7 � �
� � �o
� J � ��^yy
� � Q` � � � � � O � � � � � b N O
� � � � �� � � �. � �
o � � .� �� � �� �
� y �
� � � �+ � � � w �
te ^ v � �
~ � � � O � �
� � d0 �
�,, � �. � �; � �
o � � � � �
� � � � �
� y b
� "�� �
a � �
� � � � �
: ; ° c�
� � � y
m
� �
� A
� � `�
. �
�
�
�./1
�
� v � � � � � � � � � �
�� rV rNrN �V� �� � � ��r�
v� c�, t� cn c+� t+� � oe '� � � S'
� .��'io $ $ oo w ,c�'� Ao �„ �
o � � g � � g � ggg ,�
ti g �
� a �
� � � �°
� .i h
� ~ �
�g a O -
C7
9
1� �
�
r Pc �xn�brt�
Mik� �afFron
From: Leff, Jacquoline P<j�queline_le�optum.00m>
��: Monday, November 09,201512:50 PM
To: Mike Gaffron
8ubJect: Varianc;e for 3409 East Lake Street
Importance: High
Dear Mr.Gaffron,
I,along with my husband, Dr.Ste�en Schmit,are the owners of 3415 East Lake Street Orano, MiV.
it has corne to my attention that our direct neighbors at 3409 East Lake Street are seeking a variance to build a garage
and have been work�ng on this project fnr some months.
I aiso understand that the planning commission mee#ing to approve this varEance is now set for November 16,2015. We
will try to attend this meeting,but In the event that we cannat, I wanted to write a letter of support for this project.
Additianal buNdings and features beirtg added to homes can only increase the value af the home and i woutd think the
city would be in favor of this as additiona! revenue for the city can onfy be seen as a positive. What I would hope my clty
council wauld do,is support projects of this kind in order to increase the value of the properties on East Cake Street as
well as Orono, fn general.
The home loca�ted at 3409 East Lake Street ance had a garage,and I'm a bit surprfsed that anyone on the councfl or the
neighbors would ha�e an issue with a replaoement garage. I wander how many people on the council or neighbors have
garages at their horne and appreciate them in the dead of winier. I would think that aliowing our neighbors to build a
garage at their own expense wc>uld be something the council ca�appreciate as human beings,as well as representatroes
of the city and wanting bo Increase the property value of homes in Orano.
I slncerely hope that the neighbo�s and Orono Council approves this variance.
Ifyou have any questions,you may email me or cal!me at#he numbers below.
Best,
Jacqueline Leff Schmft
lacqueline Leff,MA,MBA
Vke President,Te�dino{ogy and Product
Phone: {g52)917-8016
���"Innovatio�,Research&Development
13625 Technology prive—MN051-C210
Eden Prairie,MN 55344
This ermail,including attacbments,may include confidential and/ar
nroprietary information,and may be used only by the person or entity
�which it is addresseti.�f the reader of this�mail is not the intended
recipient or his or her atrt�oz�izec�agent, the reader is hereby noti.fied
tha#any dissemination,distdbution or coPY�B of this e-m.ail is
�
, ,
,PC Exhiblt F
NOTICE 4F PLANIVING CflMMISSION ACTI�N
GTY OF ORONO
2750 Kelley Parkway ZONING FILE: 15-3769
PO Box 66
Crystal Bay,MN 55323
952.Z49.4620 DATE OF NOTICE: �ctober 27, Z015
TO: Chrts Lappen �Kallyn Bialowas COPlES:
3409 Eastlake Street
Orono, MN 55355
T1fPE OF REQUEST: Variances
DATE OF MEETING: October 19,2015
The Oronv Planning Commission voted on a motion to table the variance request to allow applicant to
consider revisions to the proposed detached garage project.
VOTE(Table): 4 FOR 0 AGAINST
Appiicant's next meeting is tentatively scheduled as: Monday,November 16,2015
This is a Planning Commisslon meeting. The meeting begins at 6:30 PM
Applicant is advised to review the variance proposal with City staff to discuss potential plan
modifications. Any revised plans should be submitted to the City by Friday November 6 in�rder to
remain on the November 16 agenda. Note that the Planning Commission does not meet in December.
Review Period Extension.The City is required to take action on varEance appiications within 60 days of
submittal of a oomplete application. Your application was oonsidered to be complete as of September 2,
2015.The current deadiine for City action on your application is November 2, 20i5. Because your
application was tabled by the Planning Commission,it will not be be#ore the Orono Council for final
action prior to November 2. Therefore this notice is your notificatlon that the City is extending the time
period fior City action on appEfcation 15-3769 an additional 60 days per Minn.Stat.§ 15.99,subd.3[f�.
The time pe�iod for actfon on this application is hereby extended to January 1,2016.
If you desire cert;fiec!copies of the offiicial Planning Commisslon minutes,they are avaitable from the
City Clerk after review and approval by the Planning Commissian. If you have questions, please contact
Mike GaHron at mQ ront�cl.orono.mn.us or 952.249.4622.
1
,, r�IINiJTES OF THE PC Exhibit G
' ORONO PLANNING CONIIVIi3SION MEETIl�TG
Mondsy,October 19,�015
6:30 o'clock p.m.
�
NEW BU3INES5 ~`' J1
v��
��
3. #15-3769 CHRIS LAPPEN AND KALLYN BIALOWA5,3409 EAST LAKE STREET,
VARIANCES,7:02 P.M.—7:40 P.M,
Chris Lappan,Applicant,was pr�en�t,
Gat�xron stated the applicants sre requesting varisaces to const�uct a 21'x 21' detached garage. The
applicents have 61 p�cent hardcover oa the properEy�un�ntly and would ba reducing it to 49 percen�
Cuzrently t3�ey are allowed 25 percent. The lot consists of S,Sb2 square feet in a 2-acre zone. T�e
P�P�B�Se is located five feet from t�e east side Iot line and will replace a g�rage that was removed
approximabely ai8ht Years ago. The proposad garage is being moved further fro�m the ci+eek but will still
be 18.5 feet from ti�.a creek where a 75-foot setback is noxmally roq+�ired.
Ea�rly ir�the applicatian process there was concarn about having to pla�e fill in the floodplain area. Based
on discussions with the I�iinnehaha Creek Watarshed District,t�e flood elevation is 935' and the
applicanfs will not need to fiIl w►itb�in the flaodplain.
The agplication also involves a setback fmm the existing house of 10 feet,which meets the atandard, 'The
applicazxts could move the garage forward but that wovld raquu�e an additional vaziance to be less tiian 10
feet from a structure. Staff is not recvmmending that. The properiy is allowed 1500 sgusre feet st�vctural
feet because the lot is less than 10,000 square feet The property is cunrentty at 1,615 square f�et,jvst
slightly over�e limi� The applicams couid reduce both c�imensions of the garag�e by a few inches and
mcet the 1500 square f�eet but$taff do�not f�ael that is a big issue. The applicants cuuld malce it a single-
stell garage and attach it to tha house but that is aot what the applicants prefer.
As it re�aLes to the avexage 2akeshore s�tb�ck variance,the PraPoeed�,�aSe i�completiely beyond the line.
The praperly is severely limited by the si.ze sad shape of t�e lot,the location and arientation of the
existing house,aad the limitations imposed by the creek that ia considered as lelceshore far zoning
purposes. In St�s opinion the praposed garage locatian would appear to be t�easonable for a minimum-
si�ed detached twastall g�rage.
Page 9 of 44
NIINUTES OF THE
ORONO PLANNIl�TG C4NIlVIISSION MEETING
Monday,October 19,2015
6:30 o'clock pam. �
c
T�e adjacent property owner has expressed concams in a letxer that has bean includad in the �
Commission's packet ragarding the impa�t on her views of ti�e lake. Staffhas looked at some ways to ��
�
minimize the impact on that neighbor's views. The applicants could de,�t�ase the proposed roof pitch
fr�m 6:12 down to 4:12 or 3:12 snd/or reorient the peak from norti�lsouth to eest/west. Tbe applicauts
�ave revised their plans to a hip roof from a gable roof. Staf�would reoor�naend the design of t�e g�rage
be revised from what is curncntly being proposed.
The applicants hsve provided their practical dif�culties documentation and have submitbed letters from
two neighboring properties.
Staff would propose the following issues be discussed:
1. Does t�e Planning Commissian fmd that the proparty awner proposes to use tiae p�perty im a
reasonable manner which is not pamitted by an official control?
2. Does the Planning Commission 5nd that the variances,if granted,will nat alter the essential
character of the neighborhood7
3. Dces the Planning Commission find it necessary to impose conditions in order to mitigate�e
impacts creabad by the granting of 1�e requested variances?
Schoenzeit asked why the garage will not be connected to ti�o house or what would grevent a breezeway
from being consbeucted.
Ga�'ron stated the applicsnts would require a building pennit along wit�tha bardcaver being increased.
Gaffron nabed this is a two-acre zone where a 30-foot setback would be requit�ad.
Landgraver noted Staf�a repart states Staff would recommend that the garage design be modified to
reduce the magnitude of the view enczoachmeat if possible. Landgraver asked whax Staff is thinking iun
that regerd.
Page 10 of 44
1
f I ��Oa' 11f1'I
ORONO PLANNING CONIlVIISSION MEETING
Moaday,October 19,2015
6:30 o'clock p.m. ,��
J.
Gaffron stated that is in regar�s to the level. Ct�ren the �'�
P� dY applicants are proposing a 6:12 pitch. If �+�
the pibch is raduced, it wfluld lower t�e peak of the roof Gaffron state�another option ti,,auld be to �
cons�uct a hip roof rather than a gable roof,which would reduce the impact to the neighbor.
T-and8c'a�'er asked if that could aieo be changod to a 4:12 ratio.
Gsffron ststed it likely cau. Gaffiron stabed cun�ently the pesk is running nozth/sonth,and dep�nding on
the views of the neighbor across t�t roof,if it is turned so that it is an eastiwest roo�some additional
viaws may be gained. Gaffroa stated there are a variety of optio�s that could be axplored. Ga�an aobed
the naighbor's views ar�mainly fram a second level.
Gaffraa poi�ed out tha 3ocation Qf a troe that might be imp�cted b3'tlre proJect, Ga#�ron sta�ad the
applicaats will also need to ensure that the drainage does not go off to the neighborin8 ProP�y
Land�'aver asked wh$t the im,pact on�e average lakeshore setback would be fof the neighbozs.
Gaffron stated there wouid be no imp�ct fer the neighbor to the west since f�e lako is to the souti�west.
Landgraver noted under current code there is nothing preventi�o,g the applicsm from planting azborvi.tae ar
other trees in t�at area.
Chris Lapp�,Applicsat,stated t�ey looked at the znost practical spot to plsae the garage and that
attaching the garage to the house would oost more since they would need to put in fr�st footings and
remodel the inside of the house in that area.
�°���Y�o�P��mitigabe the hardcover as much as possible and not encrnach on the
pro�rty line as muah as the previou.y garage did. The driveway cun�ently runs all t�e way on the east side
finm the street to#he garage and abuts up to the pra�erty line. The new driveway would be a singl�
drivew�y five feat off the neighbor's property line all the way fi om the entrance of the driveway to the
8�8'�- ��y�ere is hardcover al1 the vvay up ta the tree. That hardcover will be rennoved and t�e
driveway will be moved slightty ovar to the west.
Page ii of 44
r
MINUTES OF THE
ORONO PLANNING COM1I�II�SION MEETIl�TG
Mondtty,October 19,2015
6:30 o'ctock p.m. ����
,� �
Lappen indicated they have discussed with Staff changing ti�e pitch of t�►e roof and thst they are open to ��
�aiz,�
��' 6
Acting Chair Landgraver openad the public hesring at 7:15 p.m.
Rebecca Holzem,3407 East Lake Str•eet,stabed her properiy is directly to the oast of t�is site. Halzem
stated there was a structure t]�at had been there for years. Holzem stated at ti�e time she ptu�chased her
property in 1996,the structure w�s not useable and was sinking irna the ground. Foz 15 years the
structure was not u�eable unless they wheelad a motorcycle or a lawn mower into a side doar, Holzem
si�bed it came down to the poi�where she requestec�the City condemn t�e garrage because it was falling
down and every time it would storm pxeces of the garage would end up in her yard. The City did require
removal of the garage. Holzem stated since it was falbing or sinking into the ground, it had not been used
for an e�bensive period of time prior to that.
Hol�em stated with regards to the setback,originally the applicants had asked for a 3-foot setback and are
now asking for a 5-foot setback. Holzem atated if the Planning Commission reviews the photographs she
has submitted,five feet is not much and ten feet would be more optimal. �Iolzem stated the proposed
garage is more than half of the total footprint of her totat house.
Holzem stabad wi�regards to sight views,her lower level has a patia on tlie southeast corner of the
house,so when she is sittin.g in her home,she would be looking at a garage. Fram the upper Ievel,she
would be looking at a garage, and on the side overlooking the property firnn the daning roamlliving room
area,she would be looking at a garage roof. Holzem not�ed the former garage was only nine f�aet tall
where this proposed garage is almost 16 f�eet tall end would oomplete restrict her views.
Holzem stabed iun her view it is excessive. The other properties in the neighborhood with similar width
have singlo-car garages or no garage at all. Holzern stabed her solution would be to attach the garage to
the home and reduce the hardcover foatprint,which would allow him ta have a single-car garage.
Hoizexn noted she was only allowed to cons�uct a singl�car garage at the time she construcbed her house.
Holzem noted thete was some discussion about restoring the property to what it pnwiously was,but that
iz�.ha view the spplicants cannot restore it to a nonfunctionic�g garage. The spplicants have also stated
Page 12 of 44
, , NIINUTES OF THE
ORONQ PLANNING COMIVIISSION MEETING
Monday,October 19,2015 ,
6:30 o'clock p.m. �
,�.
"d
that there wauld be no impact to atry sdjaceitt properties but there wil�be a very negative impact to her .,�
,� .
property, Holzem stated she would have a dark back yard because t�e�arage will be ther�in addition to ,
the trees. HoLzsm stated in her view ti�ere are ather alternatives that can be explored instead of a structure
of#hat si�e.
Kaylen Whrtmore,34U3 East Lake S�eet, stated she is the eastern most ProPertY on the block near
Bayside Road• Whitmore stated she owns a dauble lot with a two-car dotached ga�rage. The next property
over hss no garage,then there is a one-csr garage,no garage curre�ly on the subject property, a two-car
garage on the doublo-wide lot, and then two one-car gara.ges,which is appropriste for this size lot,
Whitmore nabed ti�e proposed squa�re gootage of�e gerag�e is half the siz�e of her house.
Whitmore stated she is also worried about the healt�►of the cr�k and the ieke. Even with removing
additional hard�cape on the lat,wit�a double�car garage,the applicants would be 1,200 square fcet over
the allowable iimit. Whitmore stabed sh�purchased her house on Stubbs Bay and Stubbs Creek thinking
ti�at this was lakeshore living and�at she was allawed a 970 square foot house. Wlzitmore indicabed she
tradad those things to be on the areek and the lake,snd that in her view it is a responsibility as a
hom�wner in choosing what they want to live witi�. Whi�ore stated that responsibility needs to be
gazamount along this stretch of land sinc�they at�e the la.st Ieg of tha creek before it hi�the teke,
Wlutmore stated to ellow that much hardsc,spe on this size lot is not doable&am an ecological stendpoiink
Whitrnore s1g#ed as far as the previous garage is concerned,to her knowledge it was built in the 1940s and
was placed that close to the creek far before anybody had any real concerns and codes about whst shOuld
be dona next ta the lake.
Acting Chair L,andgraver ciosed the public hearing at 7:22 p.m.
CtzRis di$played en aerial phatograph of the area.
Gaffmn pointed rnrt the location of the applicants'house and the double-wide lat and ti�e cxeek bed,
McGraan asked if the garage would be ahnost to the fro�r#of where the hatdcover is in fi�e pict�re.
Page 13 of i14
MIN�UTES OF TSE ,
ORONO PLANNING COMNIISSION MEETiNG
Monday,October 19,2015 /'�
6:30 o'ciock p.m. �v
Gaffron indicabed that is correct. � �' ��
�i�'. �
�
Lemke pointed out the house on the left appears to be closer to the lake.
Schoenzeit asked if these homes are afforded aa average lakeshore setback.
Gaffron sta�ed the agplicaats' house and the house on ai�er side would be considered lakeshore lots. The
homes furtber east are not lekeshore lats. Gaffron statied the lat to the immedisxe east wouid have aa
average lakeshor�setback argument where tha one fi�er east would not
Schcenzeit aslced if ti�a distance from the bay window to the 6-foot line is 13 feet based on the survey.
Gaffron stated the 6-foot lina is an old lot line and ti�at one lot is 44 feet wide and one lot is 56 feet wid,o.
Schoenz�it stated given ti�e issues with the averag�e lakeshor�setback for the aeighbor,in his view a
single double�ieep garage attached to the house is far more appropriate than locating tk�e detac�aed garage
there. Schcenzeit stated ft is his understanding t�e applicant was not the owner when the ald gazsge was
ti�ere snd that it was just a slab whan he putchased it.
Gaf&on indicated thsi is correct and that the applicant puzchasad die properiy tast spring.
Lenake asked whan the garage was removed.
Gaffron indicated that w8s done in 2011.
Schoenzeit stated in his view there is the opportunity to construct a siu�gle double-deep garage that is
pretty such the same start and finish of the neighbor's house which would not block the view out the
back. Scb.oenz�eit st�bed if ti�at neighbar has a lakeshare setback,the Pianning Commission is obligated to
protect that view.
The Planning Commissian viewed some photographs of the property.
Gaffron asked if Commissioner Schoenzeit is suggesting that the applicants remove the bump-oirt.
Page 14 of 44
�
' , NIINUTES OF THE
ORONO PLANNING CONIlVIISSION MEETII�IG
Monday,Oetober 19,2015
6:30 o'clock p.m. .,. '�
. �
�
�l`;' .
Schoen�eit indicated he is. �{ :
Ga$ron noted t�at would leave approximately a 5-foot setback on ono side and alinost no setback on the
other sida. Gaffron noted one part of the house is right up against the lot line on the west side. Gaffran
stated the result would be having house fiom one side of the lot to the other.
Schoen��eit s�ted the advantage is thst the garage would not be blocldng 3407's view. The d.isadvantage
is tfiat tha garag�e addition would be right next bo the noighbor's new house.
McGrann asbed if t�ere ere ot�er windowa on the side of the housa where the double doors come out on
tha deck.
Holzem s�ated there are windows on the other side of the tree,which is her dining room. Holzem noted
the majarity of her living space is on the second floor with the excaption of a fatnily room. Holzem stated
if you look at her file from when she constructed he�house, due to the soil type,she ended up having to
P�Pilings in and that the Planning Commiasion might want to recommend soil borings. Holum noted
some of tha pilin�had to go down 65 f�ae�t.
Schoenzeit stabed they would need frost footings to attach the garage to the house,
McGrann stated as he looked at this,he csn see a situation where someone would not necessarily have to
attech the garage but tha#they could perhaps construct a smaller garage wit}�out the storag�e space.
McCrraan st�bed in his view the applicants have some flexibility since there was a garage there before
rather than saying t�►ey should take the hay window oirt. McC�rrann indicatied he would be wil.ling to
eaploz�the op�ion of decreasing the size of t�e garage versus a double�ar garage and tb�t he f�eels a,h�i is
being pmposed is far tno innusive relative to the setback.
Landgra,ver asked wheTher the prior vwner would have beea pernuttod to construct a 16-foot,two-car
garage on the existing slab.
Page i5 of 44
� I
�Es oF�
ORONO PLANNYNG CONIlVIISSION MEETIl�TG '
Monday,October 19,2015
6:30 o'clock p.m.
�
'v'
Gaf&on statod they would hgve had the ability to replace it in kind if the garage still existed today,which �
means no higher or wi�er. Gaf&on stabed when the garag�e came down,the priar owner had a year to ��,,
`�.
replace it,which they did not, so now�e newer owner must start from scratch. ,
Lemke stated if�e garage is moved forward,there would be less damage to the trces as well.
Landgraver stated t�e Planning Commission is not in a position to redesign the garage,but that it appears
the consensus of ti�e Planning Commission is that changes caa be made to the Iocation and size of the
garage. Landgraver state�ha does acknowledge the hardcover is being raduced but the neighbors are
opposed to t�e new garage. I.andgraver stated the Planning Commission can approve the application,
deny it,or table the application to give the applicant time to radesign his�rage. Laadgraver staxed he is
hearing from the Plarming Commission that the consensus is to deny it as proposed.
Schoanzeit stated the applicants have not exhausbed all the options to minimi��e the impact to tha
neighbars.
Lappen stated attsching it to the housa is extremely more expensive.
McGrann stated if the applicants and neighbors can reach sotne agreemont,those tend to hava much better
reception in general}�y the Planning Commission. McGrann statad ha.ving this larg�e of e�age so much
forward will be an issue the way it is groposed cutrently and that the applicant crn��d table it to look at
constructing a siagle-car garage,wluch xnig�t sstisfy somc of the neighbor's concerns.
Lappan stated thgt is an option as well. Lappen requesbed his application ba tabled so he caa radesigu it.
Schoeazeit moved,McGrnnn secouded,to table Applicatian No. 15�769,Chria Lappen and KaIlyn
Bialowas,3409 East Lake Street. VOTE: Ayee 4,Nsys 0.
4. #15-3787 DAVID AND LISA WII'SON,226�4 SHADYWOOD ROAD,VARIANCES,7:40
P.M.—8:04 P.M.
David and Lisa Wipson,Applicaats,were present
Page 16 of 44
� ' ,Q (1� PC Exhibit H
��..
Date Applkadon Received: 07/22/15 �
Date Appllcatbn Considered as Complete:9/?,/35 B
60-Day Revlew Period Expires: 11/?/15 3�r, �'�
G
� SH��'�
To: Chair Leskinen and Piannfng Commission Members
Jessica Loftus,City Administrator
Fr+om: Mike Gaffron,Senior Planner
Dale: October iS, 2p15
Subject: #15-3769, Chris Lappen&iCallyn Bialowas,3409 Eastlake Street,
- Variances
- Public Hearing
Applicartion Sum�rrary: The applicants are requesting variances for average lakeshore setback,
lake setback, side yard setback, hardcover, and structural lot coverage, in order to construct a
21'x21'detached garage. �
They propose to construct a 21'x21` detached garage, resulting in 4996 hart�cover where 61%
exists and 2596 is permttted; and 1,526 sF of structure where 1,5� s.f. is permitted and 1,085
currentiy exists; to be canstructed 5 fieet from the side Eat line where a 10' setback is normaliy
required, 18.5' from the OHWL where a 75' setback is required, and ahead of the average
lakeshore setback.
Staff'Recommendatfon: Planning Department 5#aff recommends approval subject to a variety
of conditions.
Zoning Distric� i.R-lA,One-Family Lakeshore Restdential Distritt,2-acre/200'
Lot Area/Wtdth: 5,56Z s.f. (0.13 acre),width at OHWL•56.5'
Background
The property abuts Stubbs Bay Creek near the outlet to Stubbs Bay, and is considered as a
lakeshore lot for ioning administra#ion parposes. !n 2009 a prior owner had applied for
variances to replace a dilapidated 22'x24.5' detached garage that was on the site. That owner
withdrew the variance application in 2010, and the $arage was remo�d in 2011. The slab
remains. in the interim, the phor owners added certain hardcover items which were not
approved,such as a ste�rdown from the deck, driveway replacement,and areas of pavers near
the rear deck.
The cuRent owners acqutred the property in May 2015 and have requested variances to atlow
construction of a 21'x21' detached garage, in generally the same Iocation as the o}d garage, but
5' from the sfde lot line rather than a few inches as was the old garage, and approxirrsately 8'
further north than the prior structure, but stfil oniy 18.�' ftom the OHWL. The new garage will
mafntain the requir�d 10'setback from the house.
The applicants had initially been advised to ir�ciude with their variance appfication a CUP for fill
within the �lood plain t�ehind the proposed garage, based on prior information that suggested
#he floodpEain elevation was 933.3'. StafPs subsequent c�iscussions with MCWD and a review of
the Federal floodplain maps concluded that the 196 flood elevation is 931.5' at this locatton,and
no CUP for fitling in the floodplain Is required.
FILE#15�3789 , �
Odober 15,E015
Pape 2 of 6
LOT ANALYSIS WORKSHEET(Variances noted in bold type)
lak LoL
Ar�a width Setb�cks(faet}for Pro sed Detached Gara e
East West Uther Lake ,
(acrcs feet) Street Skfc Side Rear bl s. OHWL A .l.skeshore
!�e uirrd 2.00 200 50.0 10.0 10.0 NA 10.0 75•4 No Encroachment
Attua! 0.13+ 56.0 NA NA NA NA NA NA NA
Proposed 0.13+ 56.0 56.5+ 5.0 30.0 NA 10.0 18•5 26'Encroachment
Structural Coverafre:
Total Lot Area 7otal Structural Coverage
5562 s.f.+ (0.�3 acre) Allowed: 1500 s.f.
Proposed: House 1085+sf + Garage 441+sf= 1515+s.f.
Hardcover Calculattans:
Stormwater T�I Area Proposed
Overlay Distritt �n Tier Allowed Hardcover Existing Hanicover Hardcover
Tfer
Tier 1 5,562 s.f. 1,390 s.f. {25 %) 3,391 s.f. (60.9796y 2,759 s.f. (49.6 96)
APPLlCABLE REGULATIONS
Na�ar�(Sec.7&�?3).
!n revlewl�q applioatlons fnr vor�once,!he P/annin�Com►nlssfon shall cnnsfder the effect of the
proposed varlonoe upai ihe health, safety and wei�are of the cor»munity, exlst/ng ond
ontfdpated trof�)c rondfdons, 1lght ar�d air, danger of ffr�e, r�isk to the puWk sajeiy, and the
effiect on vo/ues of property fn the surroundfnp ar�ea. The P/anninp Commisslon sha11 co►islder
recammending approval �fnr variances firom the Ilter+al provisfons of the Zen/ng Code in
instarnces where their strlct en�on�ement would cause practical difficulties because of
circumstances un/que to the indlvldual property under consFderatlon, and shalt rerommend
approva!only when It!s demonstnated that such adlons wili be fn keepinp with the splrit a�d
►ntent of the Orono Zoninp Code. Economic considerations alone do not constitute practical
difficulties. Practical difficulties also i�c{ude but are not limited to inadequate access to direct
sunlight for salar energy systems.Variances shall be granted for earth-sheltered canstruction as
deflned in Minn.Stat. § 216C.OG, subd. 2, when in harmarry with this chapter. The board or the
cauncil may not permlt 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 counctl may
permit as a variance the temporary use of a one-family dwelling as a two-family dwelling.
According to MN§462.537 Subd. 6(2)variances shall only be permitted when:
1. The variance is in harmony with the general intent and purpose of the Ordinance.
2. The variance is consistent with the comprehensive plan.
, ,
� , FILE t�1�r3769
Odober i5,2015
Page 3 of 8
3. The applicant establishes that there are practical difficultles
� a. The properly 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 after the essential character of the locality.
Adtiitionalfy City Code 7&123 provldes additianal parameters within which a variance may be
granted as follows:
1.
4. The special conditions applying to the structure or land in questian are peculiar to such
property or immediately ad]oining 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 of the application ts necessary for the preservatton and enjoyment af a
substantial praperty right of the applica�t.
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 variance will not merely serve as a convenience to the applicant,
but is necessary to alleviate demonstrable difticulty.
{b}The board or council may Impose conditRons in granting of varfances.Any oonditions
imposed must be ciirectly related to and must bear a rough proportionality to the impact
created by the varfance.No variance shall be grartited or changed beyond the use permitted in
this chapter in the district where such land is located.
Flardco�er Variance
The property clearly has excesses of hardoo�er which can and should be removed. The
hardcover proposed to b¢ removed resulting in a dec�ease from 6196 to 44.6% includes paver
bricks, concr�ete borders, the old concrete garage slab,and portions of driveway. The proposed
hardcover to remain or be reoonstructed includes the house, deck, steps, the new garage, a
narrowed driveway, and some selected areas of landscaping materials. It would appear that
there are few ways to further reduce hardcaver on the site without removing the rear deck or
attempting to relocate the garage as an attached structure, which would likely be only 1 stall at
best if moved forward, would require remodeling the east side of the house, and might still
need a side setback variance. A majority of the hardoove�on the site is/will be within 75 feet af
the la ke.
Structural Wverage Variance
The Zoning Code 5ection 78-1403(a)(2) allows up to I,SOQ sf of structural coverage fo�any lot of
area less than 10,000 sf. The structural coverage for the applicants` property inctudes the
existirtg house at 1,Q85 sf and propased garage at 441 sf for a total structurai wverage of 1,516
sf, requiring a slight variance of 16 sf. The proposed garage could be si�runk by a few inches in
each dimension to result in no Variance, but it is afready near a minimum size for functrvnality.
Reducing the size of the existing house wouicf nat be prectical.
LakesFwre Setback Varlance
The proposed garage at 18.5 feet frorn the creekbank and 929.4' iakeshore contour will be
approximately S feet further from the creek than the prior garage. Photos in City files document
� �
FILE#'15-37�9
October 15,2015 �
Page4ofB
an event when the creek had flooded the rear of the prior garage at an elevatfon around 932'.
The new garage will be located with its floor at 933.5'and would not be expected to flood.
Side Setback Vartance
The proposed side setbatk of 5 feet is much better located than the prior garage which was
within a few inches of the lot line. Moving the garage to meet the 10' side setback woufd result
in an unusable driveway entrance to the garage and rEquire removal of portions of the existing
deck. At 21 feet in width, the garage is about as narrow as possible while still remaining
functional far storage of two vehicles.
Ave�age Lakeshore Setback Variance
The Average Lakeshore Setback variance is necessary because each of the adjacent properties
abut the 929.4'OHWL contour for Lake Minnetonka at the creek bank. The average setback line
runs approximately east-west about 5 feet north of the north wal! of the proposed garage, so
the ent9re garage would be an encroachment. The property ta the Immediate east at 3407
Eastlake Street will have its Eower views of Stubbs Bay encroached upon by the proposed
garage. While the new garage will encroach lakeward approxtmately 8 feet less than the garage
that was on the property until 20I1, the new garage as designed will have a peak height of
approximateiy 15.5 feet,while the old garage had an estimated peak height of 9.5 feet based on
photos in City files.The impacts on the neighbor's views of the lake could potentially be reduced
by one or more of the following design revisions:
- Decrease proposed roof pitch from 6/12 to 4/12 or 3/12;a pitch flatter than
3/12 is not recommended, however;
- Re-orient the peak from north-south to east-west;
- Change to a hip roof rather than a gable roaf;
- Reduce the wall height of the garage.
Analysis
This property is severely Ilmited by the size and shape of the lot,the location and orientation of
the existing house, and the limitatlons impos�d by a c�eek that is considered as lakeshore for
zoning purposes. In stafPs opinian the proposed garage location would appear to be reasonable
for a minimum-sized detached 2-stali garage. Attaching a garage to the east slde af the house
could eliminate the average setback variance but would likely require signficant remodeling of
the house, could probabty only be I or 1-1/Z stalls, and still would Itkely require a side setback
varfance. Moving the proposed garage forward and closer to the house would �equi�e a
varEance to the requirement for a id separation between structures. There is slmply not
enough room to place a garage any closer to the street than the existing house.
The fact that a 2-stall garage existed on the site for many decades suggests that replacement
with a new garage at a location that [s not as non-conforming as that of the oid garage may be
reasonable and]ustified. The applicants have worked with staff and their surveyor to minimize
the extent of the side setback variance and to reduce hardcover. The structural coverage
variance is minimal and a �eduction of 15 sf may be feasible but pert�aps unwarranted.
Staff would recommend that the garage design be modified to reduce the magnitude of the
view encroachment if possible. This is a dlscussian Planning Commission should have with the
applicants.
� , FILE�15-3T69
Odober 16,2fl15
Pape 5 oF 8
PracticaJ Difficulties 9tatement
Applicants have completed the Prattical Difflculties Documentation Form attachetf as Exhibit B,
and should be asked fnr additional testimony regarding the application.
Analysis(Practical DNficulties)
Staff would offer the following with regard to the 12 practicai difficulties oonsiderations:
1. The property owner is proposing to use the property in a reasonable manner very
similar to how it is currentiy and has historically been used.
2. The plight of the property owner is due to having a smaal lot in a developed
neighborhood of simtlariy small lots,and wh�ch is physically wnstrained as to expansion
due to required setbacks,conditions not created by the property owner.
3. Constructian as proposed will not appreciably alter the character of the neighborhood,
as the new garage repiaces a garage in approximately the same location that existed
untfl 2011.
4. Economic considerations are nct a factor in this request.
5. Aocess to sunlight: NA.
6. Use varfance?:NA
7. Use as 2-family dwelling?NA
8. The candition of a sma{I, constra(ned laiceshore lot is common in Orono, but compared
to many others, tMis lat due to its size and the 2-acre ioning standards functlonally has
no buildable area as compared to ather lots which are wider, deeper and have more
flexibility.
9. The pr�perty is unique in that very few lots in Orono of this size abut a creek that is
considered as lakeshore, but this condition does affect other nearby lots along Eastlake
Street which are subject to the same regulations.
10. The ability to have a garage would appear to be necessary for the preservation and
enjoyment of any substantial property right.
11. Granting of the rrariances wauld not impair health, safety, oomfort or morals and
appears to be generally in keeping w�th the intent of the Zoning Code.
12. Granting the variances in order to have a minimum sized garage is necessary to alleviate
a demonstrated practical difficulty.
Neighbor Commer�ts
Comments about the application submitted by neigh6oring property owners are included in
Exhibit 1.
Issues for Conslderadon
i. Does the Planning Commission find that that the praperty owner propases to use the
property in a reasonabfe manner which is not permttted by an o�ciai control7
2. Does the Planning Commissian find that the variances, if granted, will not alter the
essential character of the neighbarhood7
3. Does the Commission find it necessary to impose conditians in order to mittgate the
impacts created by the granting of the requested variance{s)?
4. Are there any other issues or concerns with this application�
, � . �
FILE�15�3769
October 15,2075 �
Page 8 a�B
StafF Recommendation
Staff recommends approva!subject to:
- Applicant to adjust efements of garage design ta reduce visual impact of the height
of the garage
- Applicants to remove all hardcover items as proposed, including reconstruction of
drhreway to meet proposed hardcover percentage of 49.596.
- Grading and drainage plan to be cerefully implemented to avoid impact to
neighboring properties.
tist of Exhiblts
Exhibit A. Apppcation
Exhibit B. Practical Difficulties Documentation Form
Exhibit C. Existing&Proposed Survey/Site Plan
Exhibit D. 1976 Survey showing Former Garage Location
Exhiblt E. Proposed PEans and Elevations
ExhihitF. Submitted HardcoverCalculations
Exhibit G. Site Photos
Exhibit H. Plat Map
Exhibit I. Praperty Owners List
Exhibit J. Nelghboring Property Owr�er Comment Letters
, PC ExhibftA
Ci�r oF ORallo
VARIANCE APPLICATI4N
Street Address: Application#
'��,N'O 2750 Kelley Parkway Date Received: -
Orono, MN 55356
Staff: /J��..
Main: 952 249-4600 Fe�. $7�
,a fax: 952-249-4616 Renewal: $350
��, ti'� Mailing Address: After-the-fact; $1,40U Double Fee
G
j�xBSH��� Crystal Bay, MN 55323-006B ES�ro++v Fee: $700 I$2,500
This application form must be completed in fuil. Applicant will be notified wit�in 15 days as to the status of the
application. Incomplete applications will not be placed on Planning Commission Agendas.
PRQPERTY INFORIIAATtON:
Site Address: 3�pq ��.� V��rg S7r t�k4x+� 1�11Y 5�c3�(o
Property Identificat�on Idumber(PIN}: �„p��_��_+3.,a,�
Date Property Acquired (month/ysar): �j �� ❑ Yes, I own the adjacent parcels.
Zoning District: �Q�
APPLICANT INFORMAT(ON: (Complete Iegal names and marita) status r+equir+ed for each interested party)
Name: ysta 3 L� � V p��rrp�;
Phone: ( 5� V4 Altemate Phone: (�,t� o'�t ���y
Complete Address: � 1,�9` 3T_
City, State 8 ZIP 6 �
Email: � .��L,� Fax:
OWNER INFORMATION: (Complete legal names and marital status reguired for each interested party)
Name: t N 3t�k+�o,,,t
Phone Altemate Phone: (�l2 cp�� fi�3�
Complete Address: � - .�� - � -
Ciiy, State&ZIP p Y11f S53SL '
Email: �rN�Jgi�cw�,.�Qp,�-��..con�.. Fax:
DESCRIPTION OF REQUEST:
Describe the request in detail (attach additional sheets if necessary): b� � ���,�
7'3 �C GS'� � c� o� � 5 S ir 1k��lF
� c� i.D B Q c� �JG,4'i � S o
Packet Last Updatad: Jenusry 20t6 _ � � � �� Ct'TY OF ORONO
REQUIRED SUBMITTALS:
All of the following information must be submitted by the appiication deadline date in orcler for your
application to be processed.
�'��' �. T {� .i . ` ���� Y •i ^ r
,'- T�������`; , . . ,
� _
❑ Variance A iication Fee
. : : . ..,_ . . ...
. _ ,. , ; . ,
- N�•. �-y h.T � -� .
_ � . Pre-A ication Form
_ � .,�„ � .�, . . �. a t .
y.
- .��. ".J.� ��.('r; ,<<- �'-1 -
❑ . . ❑�"-- ` Practical Difficulties Form •�
- „ - ,
.f .1• C:
❑ 0 Surve meetin ALL r uirements
'" .• _ p '"S' _ _ ._y� ?1. t y . . .r,t. - ,l
❑ Hardcover Calculations
.._ . . .... ,,.n. ,�-,•
_ �:
❑ L7 Minnehaha Creek Watershed District(MCWD)Pertnit o�
Documentation from MCWD stati no rrnit is re uired
- .'r 4,.' ':�
O; ❑ Data Privac Advi Form
APPLICANT AND10R OWNER:
• Agree to provide all information rec;uired or requested by the Planning Departrnent,{
• Agree to pay additional fees (staff tlme not covered in the original fee payment) glid�orconsultant expenses
incun�ed in review of tfiis application, and
• Certify that the ir�formatlon supplied is trve and oorrect to the best of hisRier knowledge. The applicant and
ovmer recognfze that they are solely r�esponslble for submittfng a complete application being aware
that upon failure to do so� the staff has no alternative but to reJect it urrtil it is complete or to
r�commend the request for denial of the request regardtess of its potentlsl merit
. Acknowledge the Escrow Agreement is completed and signed.
. The Owner hereby acknowiedges ancS agrees to this application and further authorizes reasonable enVy onto
the property by City Staff, consulta�ts, agerrts, Commission and Council Members for purposes of
investigation and verific�tion of this request.
• Appllcant and/or Owner acknowledge they must be present at all scheduled revlew meetings of the
Planning Commission and Co�ncll. 1f an applicarrt and/or ovmer is unable to attand �cheduled meeting,
please make arrangements to have an authorized represer�tative attend in place of the•applicant/owner and
advise ihe City Planner assigned to your project.
Applicant's Signature: � Date: ��Zp��s
Applicant's Signature: Date: �� 2oJ/�'`
Owner's Signature: ` Date: ���1(5
Owner's Signature: Date: ��d'�D/(�
�c��vEa
Packet Last Updsted: Jenuary 2015 ,�U L.2 2 Z 015
��,2 � 3 � �9
C1TY O�ORONO
� � ' PC Exhibit B
PRACTICAL DIFFlCULTIES DOCUMENTATION FORM
This form is a required subm�tal for ALL variance applfcations. An application wilf not be considered
complete or placed on any meeting agendas urrtit this form 3s complete and submitted to the City.
M3nnesota State Statutes Section 4$2.357, Subdivision 6(2) requires that practical difficultfes be demonstrated in
order for a varianoe to be granted. The difficu�ies m�st be unique to the property as variances rvn wrth the land
and nat the land owner. Persona!and economlc srtuations ane nof cons(dered yslinr�acfica/d�cuf�ies. �n order
for an application to be heard by the Planning Commission and City Council practical difficufties having merit must
#�e demonstrated.
HOW DO 1 PROVE A PRACTICAI. DIFFICULTY?
This form has 12 polnts outlining the basis City staff uses to determine if practicai difficulties exist and how the
variance wfll affect the surroundit�g community. To prove practical diffi�ities, address alt the relevant poirrts
lisbed below and answer tt►em as dearly as possible.
Since yau are requesting the code exception, you have the burden oF proving that the variance is justffled.
The information tfie City recsives is vvhat is used in determining a deniad or approva! recommendation. tf you
leave something out It will nat be considered.
P/ease addr�ss each of the twielve prac[icel dlh9culfies criferie as they r�elat+e to the �quest, !f they do nat apply,
write N/A in fhe space provided:
� Cha er�P�� p�et ��p� � �� �e property in a r�easonable manner not pemiitted by the Zoning
p ��
�THc.`r� �S uv �� I.�r� D ��r �6 "�'��Y. Wd '�Ltau�Sr�WG
A .�e.'i�,�►�tr' _��- -ca�T'..t6 ts u��•l��cr• �F �S,S��6 Cc�ntS'tRa�''x� c�F �. �1 r���t
-z..st�- a�6e. � - --
2. "The plight of the landowner is ue ta circ� s nces unique to his property not created by the landowner.°
-t - � ,
'' Ird L S . V S �►6 1 1�'
1
3. "The variance, if granted, will not atter the essential char�cter of the locality."
w �t B ot! 's 'f
t - a
'tl.�r.s'�Rx�P'de-ty �to ��t'�'F�R.�v+a�3 �rtfcter.
4. `Economic considerations alone do not consfitute practical difficultiss if reasonable use for the property e�osts
under the terms of the Zoning Chapter."
6 s e�u�rt � s ' S +�s It?o a3'� t
UiJDtii�--Cut�WSNt �1Z7[f►�+� TI�E G�hR.A�.� lU{1.i,hS�[� �1�acMS�e�3 ��nP�� t►4Art r�7N�t i�=
�"fi�� S-�,1 �p �e�S`l�.
5. "Practical di�cutties indude, but are not limited to, inadequate access to direct sunlight for solar energy
systems. Variances shail be grarrted for earth sheltered construction as defined in Minnesota Stabutes,
Sec�ion 116J,06, Subd. 2, when in harmony with this Chapter.°
� �s��rGS l� bft'-�d 'p�a►t �t►� ew6rA�2�1.12iioCA6 S�.M�
6. "The Board of Appeals and Adjustrnents or the Council may not permit as a variance any use that is not
allowed under this Chapter for property in the zone where the affected person's land is located."
TF!b � rJ[ 1t .S�' �
� fi( �
R�CfIV�D
P�t'�r u�°` ,�""�''z°'S JU L 2 � 2 015
� �s
CI7v�o�oNo � � ��
, � � ,
7. °The Board or Council rnay permit as a variance the temporary use of a on�famiiy dwelling as a twafamily
dwelling.'
KfA
8. "The special conditions applying to the structure or land in question are peculiar to such property or
� immediatety adjoining property.°
�' "�°��c �� 'PEc,ut.cktz 9U� to T�(-� N Mui�-� � t t�s f�7 .7Ns?��.� ��
��YS-•� �/�tt.`l �ThcVD��t�R-b'11in�31�!( irs►(Mi�-�ll S�RUCKtJL.�'11,J11S 'c�NS'tT�9� vN^�
9. "The conditions do not apply generally to ather land or structures in the district in which said land is located."
�� T�7 f�?R�1 'BoC�?�* D� u.cEc1�'�f�X,vl,tY'BF�fuJ�CIV NlE�+t.�yp � �F,�-+G 'R�oo�D
10. "The granting of the application is necessary for the preservation ancf enjoyment of a substantial property right
of the applicant.°
TNB C'�AP.�v Wkc, -ESEE t�5a F�R Tt4-3 1�QA'�6C�tiar-� �-'��llktt�N c» c�uR..
�'t����r or�tz. «.cstas �,OJ►�n.�rr
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."
�TF+S �.c�'�� w�w �c ��e�r l�;N � -r�a �%YLS Leairr"1i.��'-A�
12. 'The grantlng of such variance will not merely serve as a convenience to the applicant, but is nec�ssary to
alleviate demonstrable difficulty."
�-r �c�c, ou� Ve � t' �ci.a�1. 6 r�'�
�n1+k. h«.�1/t Jrt6 i� � Nex�as5r� T� b�i►,� �-y�.d�.� tJNa61z �
Go►�c1�a1�5 �I�kr �� �(ae �� F°�t�-. kN�l. 5��t -�et-+�/a �
Practical DifFcultles Statemerrt
Should you feel the practical difficultles cannot fully be described In the above criteria, describe the practical
difFculties preventing compliance with Zoning Ordinanoe requirements in the following lines (attach additional
sheets if necessary):
�N srr�rts w►�ta B��rzbM.s S��r�e— c.�t�.�y,3rr �-r w�a�
'��tt�'�6 �R-[�K-BiJ�vS ��-D�,1-�� ro � wcTtrlovC ��S�t�fl�` t��!#�S
� S'1 RQ�t i�-���C�i' ��►��lf�C �i�t � l�i�'"7 `Dibls�-�
�i �,
R�C�IVEQ
Packet Last tJpdeted.� January 2015 �}UL 2 2 2015
Page 17 �,`,��O�� � � � ��
CERTIFICATE �F SURVEY FOR
CHRIS LAPPEN
IN LOTS 1 & 2, BLOCK 8, BAYSIDE ADDITIQN TO LAKE MINNETONKA
HENNEPIN COUNTY, MINNES�TA
�...> � � �►
. �
� �
f � .
�coQ�� �� �`. i
� l����"� E A S T �`� L A K E S'�T R E E T ;� �
� ' �� `, ;
�, - - ,
,t�, c•�• c�� �+.a
„�„ � _.N so°ao�oo+� _� _ . -- _,, , ,, -
, ,
_- ,
��EW Y�_' _-�--a�. % � � °� � ' � I `� .�NCRETE
�� � nv°�M��^� �aFc�c � 0 �� DRIVEWAY
�� � --�---._.__._......`�,���SppA_......»......_....._ .L_..._..��� � � '-��
% � CV �-
�.� � � a ._ �����L ... /� �� ��
IIO I ON I��FIE �
�, _ � � � i
OAR�AG�E;OOR 0 T�4 � I��a) � ' t �`—� 8.0 � �/� (pi.t
i
~ � � � �I '� "� '� � CAR�FLOOR l�ui
0 75� 17A ��--- + �/ � ; .,� �� �
�c SETBACK --I
EXISTING "''° `` u�,E=�!_----__„ 1.P�o'�� � � i
� �,...- , ��� ro ae , /
kove� !
HousE ��� EXISTING '�2'�� �'��� � i i EXISTING
i � � � � i
#34�g � u�'t�a�_."`-- �° �� _.__,o,a__ ._._ ' �
/ y �A HOUSE �s � � �
� � �� � ; � HOUSE
� + ��09 � � �"'Y j I /
�' a„�, � (�T d � 1 �� c�l r � ��o�
� --
� /�1/fi � j +� �a.e „,.;,_---�'--•-...__....� ._. '
.�� • A� f '��� .w....' r I
'---� � � ' ! �C
� i 1 � �----.t:.aa Ta
��/ ' f � � .fi�~ / �� ��H� � m.»
i�/ f DECK �` �,� ; z�.o !�' � o �
. ' i �c�� i � � ` . a� �\ �
� �_.___.__.�_ --
� o�.a x��+ ---�-�-- �- ,--PROPOSEO � F ����_ -a3'�''!����
` � �1 I � � - f ��� � ~ � fese3
\\ � � � � i---_�.��.—�a�.�j � \�
� � ` �+� �� GARAGE � ' � ���� -�
c.�za�� �� � � � � n,.,� � � �i � �
� `� '�, , � \`' I� � {0) + \ \` �!'
-� � � 4 1 t . �; � �� w �\ .,��
� 11 � I � � Z�.� � \` '�,/
�� � � � , / CONCRETE 3UB � �" „�
_ �— -- � ti �� �' i i� �,��� , €i .Q ____—
�-__ `'-__ ``$� f `�___�, �,�t�����,ro��.0�°1/'�j i :r ` ---_____----- -_
, �•t`� ��� �'� ��? '� ��.__.,,� ••.,r � j� o
`~---•``�. „� � � � / � .i� �'--#-+-� Q r———----,..�_�i'
��
~ � � -_ � 9�3r'I�1 �� �/ � .p--———---��.�
��'`'—�. -`-_,1'', `�e � '�• «� � ,- _____r- _�,____-_-___�,�-___. «�.�
� , �� � 1 J�!� � _ ��-t-p;,. _
�.._. � �.. ... � � ��- _-���_ —.F -_-c�-�
��=-� \ �� .� � �.� .�� Jr---- -
--���_�._�1-=�` `�� _ � -��'�jr�10�' � � z� �
\ ,-i�..-i
_.._�,�_�1� ���•�\ � 1 �/�.,,��!��/ /m�� o�R t f���--��._---------------
�_ oi
_�\\ ` ��r� S�°��� �� � J�6.�0 ""'_'�
\ CREEK /� LEGAL I�SGR�TtON OF PRE�AISES :
` —� The West 6.00 feet of Lot 1, ond the Eaat 50.00 feet of Lot 2,
'���
Block 8, BAYSIOE ADpITpN TO LAKE MIMyETOM(A.
a = denotes 9ron murker
(9oas): denotes existing spot elevotion, mean aeu level dotum
�: denotas proposed spot elevation, meun sea level dotum
--st7�--: denvtes existing contar line, mem scQ level dotum
-iv+1----: denotes proposed cantour Bne, mean sea level datum
8earings shown are based upon an assumed datum.
This survey intends to show the bvundaries of the above deacribed
property, the Iocation of an existing houae, topography� twin soft
maple tree, d visible "Iwrdcover", ond the proposed location of
o proposed garage, driveway ond grades thereon. It does not
purport to ehow my other impravements or encroachrnents.
GRONBERG AND „a�y «���,� t,�,,,� ,��,��.,�,�� ���
ASS�CIATES, INC. ���:S�'��",�,� �•� �
CON9ULTING ENGINSER$, I,AND °if�
sUav�o�a� srr� PL�xrr�Rs °�..�_,s
� �ow� ��.
�allo��uaE. wn. ss� -� ,s�e
es2-qs-414t Yaric s. cJronber Af�+nesota Uca r�u,�b.r 127ss
18�34a
l`�= l? � �'
�
�
�
�
s
a
�:
�
� ri .t� l � .� xr .� � .� Iv .
�c �, BL4CK 8, BAYSIDE ADDITIQN T� LAKE MINNETONKA ; -
HENNEPIN COUNTY, MINNES4TA -
�
c��,6, c�.�a
�
� ��
� ��
�� �
� �
, � � LAKE S'�TREET ,
� A S T ,
, ��
� � ,
- - - ---_.�_ � �° t�,,, �Q�.4, � c�
--- -- --- `��� �.-'
D.2�,,{ --• � 9����� oo�� ` r. • �� �.1 i�
���' � ' � .
.,.�:`
' ��� j,��'f Y (M� � UNbERGROUND ~ :� �/
/ - ' cAs +.� 1 . : '. ,�'6NCRETE
un�n�a�ou�a���� � ����ouNo� ij ��' DRiVEWAY �—_
� TELE(�OM �: `�.. J .�. I � �
�\ o - ----- .�- -----------------X�.- �50 DO--•-----._................ , r ..........��, N �,, � -�
� o • � TOP oF �,y .i�
�,. .s �.��' (°�°� , ' I T i
N ar a��stic �� / � I r-- �.�
p ��4.4 °s3.°> ``��.5'T`-- `�1 6.� ,,i-� {934.4�
� o �.. N (s� k ( � g ( (933.$)
�' �: w000 '� ! � �'/,r ; �
aoat a+ � S � 4� : GA(9.34.Z)LOOR �T�
75' e �7.0 . '�'- -•'` � // � ''--�
Q1 �G 1 PI'1lif�•.� r+�r.+-�� � � Iti5 •. EXI�TING�
LINE �'��---� n ��Ir1E'�R�+ ;. C�NCRETE I �
���" �DRIVEWAY � �
.�__ � ( I� : TO BE
,,.�- ,.Zx �,`. lEMOVED I � EXISTING
EXISTING �� � � � � �
� I � �
LEARS- 1.0 � 19.0 _I_ ' �
25 n ,�� � ---•-.. . ... � ........�. �
�;o HQUSE ,.z�. , /
po5� I HOUSE
e (
, �34os � � � �'R�E`�'s P� �
� �A� a $ � : .o �pl � �3407
' ^ (�): �
5 1
,! j � �g.8 ... -�."'•'-"'.•""'..Jl.
, � FLOOR tEVEL ---•--- I
�, � (936.4) � concr�� �• � � 28" 16,•
� � � (C) � ' GRAVEL TO �
(��.� :'
t 14.5 ,�pf �/��.r,�.. BE (HE,MOVED i � (p3�l,4) (0.u.3)
1 f� 1.3 � � / ; �; I
� P � 933.5 `�" �. � 7wiN
DECK �' � .�;�5 0_: M� �4�
` � I � z�.o � '; �
1 �a� I . : � ___—
. .. . .
I � � '
. � ,
1 �: � _ � � _..:_�,. ------------------•-� ���` �—- _J
� ��, ,�, ..._...._.._ -PROP�SED � �"' _ � -�34 �
\ y \ A ��. .�. 'ti. b �� � : � �
��...� �
� �
�� � �� � r`-----.._._�---c� rr'y '�.\
/ � :/ E ; �
` I \� c � � GARAGE � ^ � �� ��,. ,-�'J
�,.., ��` i �
1 1 , ��.,i� M �; 933.5 ��� � � W \ . � .,-�'
ti � � .� � �' z�.o � 4 �,\ ���- �..
� � 1 � r..._ . s:o,;_ � � ..-
\ .J/ � .0 CONCRETE SLAB 9 .0 :� � ��- _,_.�--�'.�
� 1 � / �E�BE REMOVED / ��` --—_... ._
�`��. � � \ � � �. -- -�
-Q ` 1 �L33�` _ / KEYS701�" �ER�� � ---—.--�� _.. ._—__ ��..��-
p _�� :� ;S � . TO BE RF�10y�p � � � �.
- \� 1(a�u.�> ( `� "��---'1� ::_:;�::' {F) � .--
` �.— __ °� ,: '-�s��� �- _ _� � _..___
� � � �--�._` � ; � '��_:--:�_"':t� ____--_-__.�—�:`�^—���
� ._� -� :o
~ 1
O �, �- —_` �- �N //- _,——— �- --_ _ ��
` � � \ (��' ;I/ I_� � l r� (�1� ' - -
� �� � �����L f--.'��t �--��,.,j ~�—� �
��� � ��-�"� —�=,�—= __� - —=c���
� 13�!,� �' —�.�..�----- -` �
'�.,� �� � -�'-�,'c'g�5p�'',.Jg3�� �� conrout � �
` ��.'•� �� ,�%i i'� ; ( 1�
-�__ - - __ � ________
� �:f. �- �, ,,�,,,- . . � _____--._
J' �' ,�aa co,,,rouR :
, �
,�...��� // �,_.,_
�� ��°���= �N 90°00� oo+� w � ss.00 --.-- -
'',= y ./,
=.,�,�----.:�-�
C R E E K // LEGAL DESCRiPTION OF PREMISES :
�.�� �,,,_/ The West 6.00 feet of Lot 1, and the East 50.�0 feet of L�
Block 8, BAYSIDE ADDITION TO LAKE MlNNETONKA.
o : denotes iron marker
(908.3) : denotes existing spot elevotion, mean sea level
. � 'F.
, �, .
PC Exhibit D
Plat a� Stu-�rey
for Andre,w Fiei�rhhaa�er
ir� Lots I and 2� Hl,oc}� 8,
H�ysf.de Addition to Lake Minnetonke
Hennepin Coun�p� MinneBota
�.a K� S7RE�T
� �
�b.D'
' �.1.4� � .
} r I� li.f' � /
�x��;,,9 ►Y }� �' ' N
PaA• laou,�, �a' �"� � .�
�v` '•,
� rc,' � ( � ..
ia �
b ''s, � g
0 1.6� •�J' 07.+�R.
5'
M�,��ny :.
-� M �qr'q4t N
s-. i 24 S" �
'�
� ....... .5pt...... ..R:�.�..� ,t
�ertificate o�' Survey:
T hereby r,�rtify thet this ie a true �nd corract xopx�esent,etion of
a stt�►eF nf t�e bvumiari�s� af th� West 6 feet of Lot 1 and the Eaet
50 feat of �.at 2, Block 8, *�Rayeide A�ition to L�ke Minnetonke�}, snd
the loratian vf al1 existing builclings. 't�h�reon. It does not purnart
to shr,w othgr S�provements ar encroaCh�aa�ts.
"c.ale: 1" = ?0� Gor+don R. Coffin •
Dp:te : 11-1'T-76 �', F'o. b064
Land Surva�or end Pianner
o : Iron mgrker Lon�; I.ake, Minx►esota
��� �� ����
���� �
�������4���
0
� —
� , �
w ...__...._._,r._,_-...�.�, ,
a
�
`9 J �'
� � �
v
N y
\
�
i
� �
� ~�
U f � d
� �
-------�,�} - .- � =
�- � �
� � �
o �
� ! �
.__ 4c
i
.. s. .
�
s�
1� � �
V J
- � �(u' ��
' � ��
�
t"
i
O �
Y �
� '�
� �
�1 p,
] T
'v [ ,
W
/ "� �,,,� �
� � � �
a
� �
OC
�
,� �
Q "' ��
� � �c
> � o
� � .�
� � �
� -'
�
„o: � � �
� „�-� °� � .,Z;£ ��o��-r o�
. �"'O.
� � . ._.. ._,. � �
-..,,,,_ ...._._ ...... � '"�
N
.
,
i � �
O
C1 �
�
�
y �
a
..1 _ � � 0
'� � � _(
�t �
. 1 �
� �
x �
r9 N �.
� � � �
' � d
_ ....� 4
� � �
� . � �
_�
�
,, ;/
�--,-
�
�
�
� d
. �
; �
,�c �
`N � i.8 ii Z/
� �
�
11 _
D `n
� �r.t . F
� N �
� � �
� �
�• � �
, .� , ,
• PC Exhibtt I
City of Oro no _ .--
�° o HardcQver Calculat�an 1Norkshe�t
� P��pertY address: 3`!'O
� i�repared by: T. C�YR�J �.Ip�a�Fi��
G.t' �es o .✓c Dat�: 9_ -!s
Stormweter Q�sl(ty Over(ay[}tsbict Ter: {Circle a�ej �r '�sr 2 7iat�3 �ier 4 71sr S
�eP� NG tWRD�
In tha f ng e a itams af e�dstlng hardvaer or�t�e proPert�+,ke�d bY�dter ba Cer�ticate
af SUrvaY{sun�ay must ecoonpany�hls farrr�). Use as meny Ilt�ss as necessery to a.
exls�ng hardcov�sr status�the lxoPertY For iler 1 ptcpertles,i a � ��Alct
spllt at ths 75'setl�dc�ne and c�culafie herdcc�rrer �� �Y �ures by�etEer Which �ro
Key ta sq�ace ioetsge�qpa�j,f4r�po�tlor�.
Surve HardcarerHam�Dssctib�}
1slt�th x Wf�#h
�o . � � Fest
� _ " .
s � . � s.�.�
� s.�.
� � s s.�.
f .r S.F.
F S.F.
G " S.F.
y v c S.F.
� .F.
J �.F.
K ��.
L S.F.
�M SF.
N � �,
� S.
P S.�.
Q .
R _ � 5.�.
S S.F.
T ' 5.�.
U � � �.F.
v S.F.
� - • � .
K S.F.
Y � ' � S.
Z . S.
1 Tata!6c�n Hardcoyer � .F.
E�,�lu S:F.
; S.F.
! .F.
S.F.
S.F�.
2 Total ExducEabte Hardcover S,�.
3 hlet�xistln Hardcover Sttbtract line 2 #rom�te 1 � S.F.
4 Tata!LotArea � ' 5,�.
.. �' S' S.F.
ExisBqg Hardcavar Percentage (�3j f(�� . •
�o.9 T °�
(�'ro��8d Hardbover next page}
�anrsrY�?Qt3
� • .... ._
, ,. ,
City of Orono
�No Hardcaver Calculatian Worksheet
„ Property Ad�'ess: 3��ST L AKE' �'T, (C/yR�J Li!PP�ti�
.
f ,� , Prepered bY: G�t o+v9 f�e G f /!lJ'oc iA T El. �.t� e' 9't/�
� Stormwater Quallty Overisy District Ter: {Circl�one) er i7er 2 Ter 3 Tler 4 Tfer 5
Ste�2• RD�SE CO '
In the fdio�wir�g table,identiiy aU items of propased har'dca�er on ihe P��P�Y,kayed by fdter to
Cert�fic�e af�rvey tsurvey must gxur�pany tfifs fcxm).lnciude aq ex�stinq hardccrver t�ams that are
intanded to rernain,as wdl es�I proposed hardcav�[tems thst wfl!bs added. Use as many�n�s as
necessary to acr.urakely depk�propa6ed hardctiver status af the propeity. Far Tfer 9 prc3per�es,iclentiffy
eny 1'�at�tres by�er whkh �e split�t tl�v 75'se�b�dc tine and calculats hardcoMar square�oo�ha�e
s arate far eadt oti. *o�
Key to }��ovsr Item ED�ribe) Length x Width S e F�at
Surve .
e s F� ' 'z�0'. = ��^
A S.F.
s �z s.F.
� S.F.
� � � � 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-
� S.P.
p S_F.
p S.F.
Q .F.
� S.F.
S 8.P.
T S.F.
� S.F.
� S.F.
W S.F.
X S.F.
Y "
Z S.F.
1 Toial Pro sed Hardcover . . � s'�'
Excfudabk•Hardcov�r Sae C :C�de�oc�8�16�4: � � � � :�
�. .
S.F_
S.F.
• S.�'.
.F.
2) Total Exdudable Hardcaver S.F.
3 Net Pr 6d WBfCICOYQf Subtract ine tram lfie 1 ? S.F.
4 TetaE Lot Atea = $7l —♦ ? S . ���t Si' S.f.
Prnpas�d HardcovKP�eetk�i Ila1�(�3 •� '�'�.60 x
�anaa►y 8,Z013
r . _ _
Ca v�
_:._.._ .
.z rr � ,. ro .� � w, "�i �i
.
� � p� , i, , ���Y�� ��a�,�� ��`� � � ��'�` �
_ �� � '81h�.` ,y., I I � � Ka �
u� �4� - y �` , "4 �� �g�� RI � �
f � , L.. ;
� '. d . t� ` �' mx-�� � C
/� i►�g� . h _ Xr t�' � !J
.� , � �� � � � � ...
� �� �.� ^,� "'-s�1M �, � s� �,�� � n �:. 3 �
,�.'�> T'� �". . , tiy<.v�,;� ��° ��;• � N
. ;* �� �.. ' � ,�: u� 'S,e� �g g z �
,.� � ��� � � �— � O,
�±.. � .�;•.t�{.,'r ! e- �. �� � 00
` t x�.�= 'i.'�;'�it<<" � � � �
� ��, i ,s
,�S{" p,. � _ `, �"�r-' '� '� � ...,,,;':�%� � �- �.�R �`� � p1
D` f � '- � � �',.s a�-t �-� �� I— ['�
F ' ` ' � ,' . � ° ��� Q ay c�'� O�
:f��, t«_.� +s� �� �.� ,�s '. �.��".�1° � �' '�
,;� .°�;,r'.K�, ,` 4 �,� :"a��:, =a+. � � � �[� �
='�y�f. S• �y K�1' ��� �, � i/+ �� � � V r�y
� . � /�
� � j���-l�. \/
* :. $' . .," ," ... . �' �if� �
..., �` .
. , . :" .., . � r
.ti
.'�'�'�# �.
� � � '��� :'•`�+�x [`�
<< -, �� . -.
.. . ; -'. e . �5 � �l
•y �
i„ . ,� s X . ��V r .� '
� T �' � CrI
` 1 � j ,� #^ v:Mra�� � �l�f �� 1�`� �t, �'�� O
�.. �I �.?� y� � .P (�j �
a� . �-
ai. G�
a �� ,
.
� , •
' �� ;r' ��. • - .,
;ae_. '. -.- ., ,., .� " , �
_
ji,
�
�, i� _�_. *��- � � �o
,,r� . ,
� ,.,.
L
; , .a
r.� ,��
�
> k� �� � � i` �� � � �r"�. � � $ � � $ r C �
. .
'�,• ,�-�•�. O
I �
r �
a ��' !+w
�r , . : �{�, .
� � � � � �
<�; I {{�Ili- - , '�`&,» "'I��� ,� �,e...� � �`�"F��- � �;�,'� � � � � r
, �..t�r ,� �� . "S�S���� Y! 19'v
�!� ,',�� r� ;�. �`���.�I°a3; ' ��'�"' ���ti'�- �` � � � MM d �
{� ��f��. ��� R A ��A.� !^ � � � � � � w � � �
4� 1
�+ �f n�..� 2F ���.j�,�� � � � � a � �
t�. �") �tY�+����" "�►/'
Y,
rj I .
. � �
"v
i! .
i, ����
a 'w�f: «,T x�� �
Y ;��a
� > ' a .
.. �. � a_ �-+t' � aG_ ,t"'b ��� . � ,� � �'1�. �., �71F";� �
�'R � Y � ' b
,
; I �
-
� g ��� �. �. ���r � . ���,�`,��- ' �;�r~� �'�� - �, �!�
" a .. ' _2.� y � �F
� ,� . �a � ^�'�'� �x� "`' �, �� !��� �
.H ..,�r�"` iA a..~� 3� i a�� ����� \
,� _,r�'_„��+ � t -_ w� ,,..�.* . .�W m
.�S,�.� :.' �"
�` '� a�` ���,�*'��!�� � t' m
� . �..- i ����s �µr � �..+CA�����._"'� �� y�(e$ €
� � �, � �
� ;��''��� �-#•�,��1F� r��r'�t• �� - � � �
�/"�� �� o-! � � m 4 �g�y s �����Ir� �' �. c � y '.7
v - ,Yq, �4a .k� '.:1� f v�,� F b:; I {� �F �
I N. n
�
.:4 �y .,,��i✓..+�j�j,,:y N � Z' �''
,�' c�i= T
I
�Sf��+i�i 'dti • � ."+ �.'�p�'^.�.�+���.',*' V' I � •�{J
},L ' F �'1'Y +�t�. Y' � � C � � ^
� �° . t: ♦� -« '' e �s � �
O 'q� y. ..�Y KC� FM,`:•`��. � ' � O � �
V . '� ,� � 3�,;.. • . U O � T o u�
.l �• - �„ � '`Y� -�,;'. Y`'r.yt f%
� � ��+� �� "��� � � � s� � � �S
� _
�.� n ����.�,.. �w Mr, a1 \
♦ �� '4^-wn''!�" - � � � � � i � � � tlC
ta �
.,`.
. . r . �� . �t�.
�
_ * .
�� � .. �, . , , .
,. _ �� >
.. . .,.. .. .., . .-.:..,. �-, ��
, . �. �,�A�
�
i
r
. ... ! ... . ..
� �
.
.�y`l: . - �" . ..... . � .
. �:.�� j r ... �r .
.�'. �'1 � . 4
�•
f� � ).4 '� � "�." �' .wr� ��"� '�t r��� T.; . . i.: ��,�'': � _� } °�.
#J.
,,;� _. � r "y45� {,
. ; :�
_� ---
� .`�-_ �-.�...�-_�.. .., -��'�""'��'� , � :��
�.: �'` E� ' t.�".�
.�.�.-
- �..T:���.m.
�,�x�.� � ��,r �. � � N ;� ,�`" � � ��� ��1�
,, . � - ,
:�, • : �,,a.�.�y �, � � �
� , . �,;�� ,�, fi. � ; h�, " a�}I;� �, ';� ,,�' ��>
r ?� � r fi �� ''��, l y':! 1 �i � u��
. , l`''� y�, � �M +.;� �� :� s7�}
� :--y� '?3+7;� ! y r ��, �.
� ��.r 5 ,�� V� � F��� 4
! •* � ,� ` �' � �;���tM =
h � �4.:� « �
� � � P ki ,.- ' z ;f
� "�' � ; _ ` r�` ��'� �?` �y�`
F � _4. l M �1. +�� " � ' i,��. �``ST �Y�
�f � x ,. ' �-''- � �� •. } ��
1 ' �':f�..�..✓ 'p 7�� 4. .'_ _ S .�S q ��.� Y y��'; b VS�
"9� �� x a 1r°$ + �� x� '�� �
`� , , � � , .�� , a"��,��
: _
�
� =:�. �» 4'W��°�, II
� . , ,
. , ,
� -. � .� � � � � �r o - , .
,.,�+� yy , �. y, ,`s
� '. . HA �'W - M£M '"�'$� .i'i � {f� Jk �a6 �
� . i�i _+3� �M� }.- Y" � !', � ��`2 �
�4 '`�� 4 ' .,: y*. �`, X.' �i, r.h � m � �,,..�,�,. ;�� ' M � y, _
� �`�� � ���� Y{ i �4..:1 f�,
,
� " 1�.��
� .!l1LF!'a, � . :l�fF ^k �y�,� .,.y [`b� F�.
�� uE�� f a% � �. •y "Py� SI 4P`
�v t t urt �W41 �yy. .�'�' W. �,. '�".,�F„lFS. . � �''� ... 'd L�f,a ik 3 � I �QI
.+Fk.�.�� �.q . �^�t ��a!e � .�f � ,�+ �.. �,� k���4 r' I I I
s . �,� '��„u.�'�" ,�� j _ . . p �,<�� � ..,�1'��, t �.
"�;��� �'� �1w �+Y'_:r �.�` �r� 7���"T°`�'..,��-
"a't . ��� �'k�t���.�'�",�y ��t �� .�'� y . '. �r� ., � .� �- ,�.��.' 'J��F`� ,9*^a,;
� #T y, �k :� p�� � �,4 � Y � . �� � :
�i ,
. x �
f , +_ �
�
� : .�, �". 'k4. d'� -�'r � . •r�
,
�y .. �. ,e S: � � . .
y ,
, . . .. ,n. �,-.+,
� 5 �� � �� ��
�� , � ..� w� � � �
:�. r' �'a,� h�,x �,� "�`'� � �� rt^
�% �i t �� "' �,
..,
, _ �
...�._.... -... . ... �1 ��c���aen� ' f � „��� . .. �''��i �.
�: . � x x �:�'�y+'y 8 y " � ' � _ .. r.
'��� �::. ..� �, �'� *-t�"� ,.��� *�; . ��-�` �f
.
>�, , ,_ ---__�...�
, _--_ _-- --_�_ �_- __<___�.,.�__.a _ ._..r_ _ _
� � �, ���,*,��� �` �},
� �
�
j '��
:�t � �F� '� ���� ��k�� � , .
� � ,y�
��: '� ,.'� �,c,� 5'`✓.� xf�� � �. ,{, � � ���y k;a t y'P�� .
�., �FC �. }� kSF� ✓ i,✓'7,�"�' � T`!�',�i_'.y��. ��'� . ��x.
♦*
� �� y�� �` i�.t f u ae. . . . . �d . . � �= �� ,�,M
`tiY� •�r,4y`' 'a 7 �.. � Y� u',,: � . r.' - . � � f.,!i�� 1 i
e f asti ��'tV�i,�'�y'�i,¢�.u����� . .� � ��. � � r
i �
� X,
��. . . � �:�.
r.z /�
'� � � , ' � "�.: ` ' ,��r�, .#, .r .... .,. „('" k 4
�6.� � � �t � 1 's � `� �"� . t �`"t . .� l�� f�nrt 1. '� < e .,H.:':1
, .r
.•.NS.KU �. ��s ��t� �'��Y"�,�,'��.;*'' �. '��� ; �., '� � y„+h. .'`,� "�'�'�� sp�la
r � }�: y�1` �� �,�, ,�� �A� 4 .a� �.,`s
k_: .p .� .R� w� r�r �� �J�4 . �� � �.� kas.4� '�+!Y1'� � Y .�1.
�,� 4��` �' t .�x; � . � .� ��t 7� S�� :��M . , �yy �`. � ����„ �
' A '�IJ't �, ' ��`� �k '1� � �' R�v< ��J �,p��'i �+'�-•i
, `�~ , � �,�r� � ` �: � '��`x� °�'" `�- ��.
�, ,�.��ar;p�y„ ..# ��€ �� ,�'�';� �1` , .,�,.�� `>
� . .— _��r _ ' �'. e�.,,*
',� �, �, ' # ;.. � � � •� S �,,: �... �,r: b
a
+� �,"'y� � � � . . . � ..� �I� .ti� � '��� ��,: x _ ,�+�St�+; '�,� �'�.k.�
.�.��9
� •"r '�A. `� �n„J '''c �S} `� �,y4; t "` ��: a �� � '�
� � s �:. �
. P�.`4� ��,t >, , •.r 8 liy} M1 .q. .�ry „� �� .
k"�.� : � � ,�,!
_ :� _ �.��. � n` �� 't�j�# � s;t` `t,�?�. �.'� � � r�,*�Et„ ` �� �'�'na,'
� :
- .n- � � "� �' y �r s. l'.g�t� "�,��+w
.., . ;�� � �'�'�-�?` ,a k� "���' h"��"` F1� �� �
� :.� t`• �i ,:.i:,,, `a h:�n ��� #'k' r�� # .. • �'+�'�� , :<.
.�+�h.f y* � . `.'�+t? ,J ,�I� �' �,.y �� ��� r��:��" 5'� �. �� f .
r .a• � �€� 'hr. � ` '"x-�, �'y� s � �^'�u ,'� �a�.���.
.,�., . `��'�� a;�.r . �� � 4.
�
`���� � .""�} 'x'�+w9�"" j 7�%� { �` ¢ a r n1,7���,
..
�, . ' � x '�" �'a►"""` �."� �.` ''� t ��„'.y�
�� ���*. c�,� i d � Y� t' �° � �' ylk :' i w;�= , � �n7�
��. �{���k' �. � i� "`�.'d�s t�,k^�r w���r +^as .�'�� � � ...� • �'j� c a � ���
�� N S � 1' { • A� � `� ~v� �'� „ i � y�b�� . �'#M S'_
�°�°�� "6` �`� � � °u � � i�t i � "�ar � f "� � �,�r' � ,,••�� °�` ,�,�
':`� "a:�fi l. .� w1.i+� -�i�' ,�, 'r'�+ � ;7... rF:,' ,��- � � : +,�
. y� j � , � '` � �91� ' :� �,�i`. � . .+;�,�" # d i""� � t'
�,', �].,hrA{�.1:.� .R�� � ,.,., Pf d � . A� f; �,* y �`.
: " � -...�.xy�+s.inr te+�n�' � � : � +.� � ":C � �.�� �r L. � ,�x�"r � � �ti #�°�"'wf�" ��r
�" ��'� `�' :'" '�^ F �'� � `. � s� `���' ' � �� �s,'�y� ��„� i� .�-
' N{' *�,; � �., a � p �`.
. . . . . � � � h ,. �a �r, q�0 �4 A. yA'
��I �i . �'Y I� '�'r� 9 (
� ^1 �.F� . �.`.- :�� ' �... V�� . i
`'�,�_ •� •A� �• ,y � . �\"`4 '� p'..7Y�� � 1
g�� �� t...�j ` � 'kY �` ` t.'�� � ;� � '�.
�a la�•. A �, 1 . ' . ,��'I , � .� , t `��� 3Y �r��
..� � �,' �. + . y �.
/ ' a � �� . .-.��. �� �y�y �4
� A +n `� "a� r �� �y z.,�e- � a t�r�y s ,� x�� 3, � �� '
-.=��4 .. � . .'w"' �. ...�u � � k�.�� , . - 'r'"'y�' T� � 4 �7k' `b�. ��d`'' _� �.
"� o}� ��C -.� .. �`�, s T7P
� .,�4 W -s� ;�,: �,`; t �� i,�..
�' 4a. ° r��
� � k; x .
� R � Y'M ;� „`"i.
. �,�m �.7'� < �.
, c.�.�� . r;� ik.
� � Y
f�i R,�w,� @'�5 f -�'�` ��.��y.� �" R�y �ii'.
��� ""�d .,�fy.'S� �',�+F,.� T
� ph
r p ��
� M � ��� _�� � ,
f. _... . ... � ` ����"'� ' '
«
, �, � "� .
�k1'Y , ,� �.�' � r�',✓r�� y�+�y' � � � :y� � � •
r � ' . k dRiv�$.�, r'� — . '� .ii . �r �g ,�y°' ,.���' �x
x�,/ �ta 4:.
i r.�i� '��"' 9 �+�.. S'�.yr'�R7�.#�. . ���+S �,; .y �� 3.i'�r'� n.
. ..
{�.��
>
. - .. pl''� , .
'' i �r . � � �,-..., .�� - 1 ae��"� �' . � . .. . ., .....�, ,.. „ .:� .: .
�.F. fy .�r . . Lw� rr L II� ���M � .�J
�"x� � � ; ' .. ... { �""yT t i�1�.�� .' *: . � �+�.r
, . ' ` f ( �
ry�� ` .iwl.h....7+,.cw..��h�,4.,�.--• :..,el�.q.w._....._-M.. C :� � . ��' 'S'.. ' ' "'�c ny.� ,., hy� .
� �� 'y., : y.
. 4� i , f S IYf� � m'� ��T vix
�'� �� . � . . . " . *�f�.: ry�}.� �� ;: � �� �� � F.w � � .
ly ,,q. X� x .. 4.�� x ���{,,1�...k wn .Y�` ~' �� �::'
�'�^i� Y ' � �' YA. �� : i�. �f!�l�!y „ .:. `fi+' �
. w ' � . L.'�.J� r �. � � '� ,,&'*_ Y �' "h �l« "�+�+y ,� +.I�.
. �� � uS #'��p � t.
�' ti y �
a � �
� Z'% '-�:, - G"�o� fii:.
, 1
;
� . .
, �k�: '# ��.. , -> . ..�c ,�,3, , ��a�;����r}y M�. 1,
.,� . ; .. �� ... , .
,� .
.
..� . .... ,�., � .. . .!
� :
��,� 1
� � . d ` � `�r� ..�" � ' if�`.'$��
� �., ,
_ �. ' �,� .� ��` . ��, .� �r� ^ � _ F .
8, . . i F �eR i- t � ' �I��I I�li� ��M
, I ' r 'E ,��� � ;'+ I�� i �I I
"' � `, � f 1 # � �N,
�` � :.sv c<' . i
. . g. . \ ��r°" ,
. .. . .� . :��.
. � , • ' � '.. � �.�
-rtk" G' �y p,y�, :Y ��� �'i o
� J�m Y ""ej�. .1... ,�� ':"* S'
.�1 � . . � y ';,'� �Y i � �� �!�''� � � $ � .. , 'm
��' � k b `r1 ., '� +1 �� . . . . ' �� .
yII.� .�S,x� a � � � r A y� 4"• �'�( � � ^� �
�� � k µi �h
k�Y'��,� ��; X ��`�X ., A.
�%, . � �...i *,� ; �� z `�f a `+.,_ . ,:�.T �'K ��N# ��"'�, -
� .. � - i �` : '. � N,�ro 4'1.0 6 .
�
3.,
..., ��� �.. t � ,..� . � 7 }1` �a �
- + ..� 4 . �� � ��'�� �� I
� r , � F
X . .,. , .. � x� # ` ��a 'n. .. .. ,=��/'1trHC�. I'� � . 6 .�,.�� �� �..,
>�p: d- . . - a!a ',� . . i � *{ � ���. ��Iy���II I
r
r J; � � , �c �;+ t.. � F�` .�"'- . �.
e % � � � .. '-`. t4+��' L��,t ` �I (
�� ` � �� � t � � � ��t
M� � ';,
�3 � �f
' r� ���
. . . - J� I �1-
vt '
�_ 4�•J � �-���'a+ r 1�� '. ' w, '�'i��",�•� ;�t.
� , � ��
� �
'�C � �:., .. �` � ����: .� t,� 'k:"�'q�i::• �• :�i "' �"'� �,'J��� �� �"'�,'r�
�i' ,., v k � r, .. a. w .. r yF � �
� 1•� �= �. ' Y � 3k �'p� 4 �a� .;'�y ,�F
� s
� ��',�9 ��* ,s'� . �, �'° .�
� .,+ r '� � M �, .. . � �"sa�. « -.0
y�q x �,:� yk r„ �.
�' 4 ` d� ��`t. .y��1',.,, ',�':: �b �"'.e � "'� �.
.1 .Q(X'I�l� �` 1r�^i� �1 :t ��y" ` . � §y ��d.., � � . � . '*�5'
��� +• '-�+ ��� :� � �,,�� t �k � w `t �'
° ,t s,� v'�,;,� � ��q �� �C; � �� �4"�,i
� jt : � :, `� r. �
,; �
. �.�. .
, � �, , .,. � ��,•� ; , .
, _. . - : . : -�__-.�_._�.�. -.,.._..._�-_�.�.,�:.__ __..__ �,:
�� ���� _ ..___.—____�-_�_�:_ _ -- - -
� $ �:�y g,Y �s t �„, ' .
� °� ��" �
�jw�� r { # ' '` ` l
�� �� ,� r tz � '� �. t �y��'k ,
�� � �, �� $ i��y� ���Y x � { ��'� ax' • �'T.., g �`f t� 1�ck$6�„�. f' f ��Veyely�e,'.3y;.
�.G�, Si '�S"� �^. �� fk "�t 'Pr ';i''k 3�' ! 'tt�w�.� }� . 5'`�F a"
y, e � � r � �.5 a�' ^�P^ ' �"�+'�.�� "� �d1 _x .�� '!�''.. '",j� �':
F , a. .: � „� fi�� _ ,� �a ' . .,� � :
__ . .�:, �'5,�����, � ��.««�* ����.
=xb"a�'v2` . � � �ec„p
^t'
� �t
C� �. _. . � r �
:�'
.1'� x ,r a�;. a'R � ��t� �''�P�� ��e
,
,
�^ ',. .� " i� .�� .� � . , � .. r
� &�' M�w :. . , . ' .. . .
�< .4.- 4 a�.�.,. + `�� k,
j a.��� . ' s t A' s: � ,��' ; '1'�C v � ..:
. . n rr . � �
*fi' �y'� �R� t '� �y"� �'"��C� x �� � •.�.;k a �a�: � C t a � ..�;,�`� } y��.
wi--r A � * '" � : { ; �dv,��''y�"s ,r �'4 �;� ,� -.I,
t,� '� �; �,.. ... k � +�F'� ix;'.^�. ��� "f�' . ! "�4 � h� '�,1+ t"��`��� .y..
i�'1 '}� �'. . ,� � . r� ;h" �i R 4,�'�{" �.` �1� , "L � �°'h� ..
4-. �.y ,,�
Y• w�k '�,� ,'k(, , . ty S',q}•� V' �t" e �`"���s� rt jG"�e .,�, .��"� ,� �`'�:' ,'''�+' �r', �:��ja+�, I'�� �+1t,,�
T � A�� ..� � ' � y U '* i K i Hrq y w 44 'i �-,t. "Z+, ? �` t �^ � h � $L� .•S
.j. �w�rt �u .���r � t. �"$ �a � � a�re,�.
'� '° �"� .F q�""" .� i�'� '� `aYd"
Y * ��y. ��
�t � � .l d f '�c"rw'i.� rf � .. � �� '�' t� ' �
;}�,S i ) . �/ �...� + > ' k� �'.,'� . , t�!�'�t}
x_
f S �
�� n:� � . .. f " �� �
y�i �� t _� �� • ."�`���� �,,
4.'s� �� !�k��x �`,�`"� ;�, .P'�' +��' .�.,� � � � � �`
` � `' �a} �` �r �� +�++,�, r� +,,�'��` S �', ,.�.
�' `1ki� '1..+.�.�:�` '^ . a,�"�,k�`.�., y�'`, . ' M� :�t ' .., , �����
����� . ''$ . . r „
- , . � , �. ''�"" +.���..
x Cs + a"��,
� .� �� +
, � `� ��+ �."` ��` ��+� ° ?`��.��4�'� i }� J�4���r*�+�,
,_ �' ��� � � . . � �
. 4 .-.
.
� y
. :
. '� � _ �`��i y',�i�Nl� �:����^�� tt�g�?� �' �m� +1 '�' `l�4�`�, '.. � k���.
..v' -� . . ::� � . . u �*7 q�+.S A.
�'� y �
�„� y��lMM�Y.� ^.�'. �' . �t) ^� �`t?.+"'" �,�'t , . ����J..'�ji'�+� �'�i.
I
� � � a
,«..
� .... . . ..: . a�.:
>�. *z �,
, �
�
.
.
�. � , ` � � � a .
�� �. . , R �z. ' - � . a .��a���.7°""�.� •+ �}�,,� ��,�,�'a� yk�."' � *.'q9;��r � �,�`�"�1� a,�,�'� '
y �.�,A� !�'�' +�t� s d 9 � °Y '"a .1'ffi ,,". ��+ 4.- ,T' t `�F
�.
� ,.�� '� � I1' .� �}
Y5. ,1�.F ! i �' - d t� �� ���"" J> .x`A ,� � �„h ��.
� y ,�' '�'� p +.�,. �. '�h��� • _ 4 d �'
�i, ,��.,r`p� � ,�., i y r _A?"��'„ � j ,+ + '"�!�'y�'' x�; " 3k'� ��� ' ^� ,��
c� � ° 1�6-'.w�� I ^' .. # ���. `�tl yy=�� .c . � dS «,. .�
�r , ��.� . : • . E� p
��,,;� Y I f� � ��: �t� .,� #s y�� �.�yy �:,�f LvC }. r,�,,�
4��"�� N. � , . w'�r� �,- � �{, �i y�k'TF"• ��y� � P �} $J
re4i , . . 1� � � T �at����+'�� x� 'a � ]}�'fi *y`n )�«
1.'i . �. � . � '�� . . ��
r
n.• .' . *• �'
... ', �. �:' t .�.. y' j,J�
. � .,.��',�s . � - . � I� �" x�`' � r� ; %w :�4,�t
. �
� ,..� A , Y _ , . ..
. , . .: . _. » .� ,
i i��. r ,� a Z�, �o Y ,��t . �
f � N
� ��' . . — � . . _ � _ ;�.'1� ��: � � ��' � � � .'i�`�� ��
.� � ," „� ' : ;,
� "j � ' .
. 'l� �^.-sc�'.�`�" '� - �_y .i F� � .:..�� ;. ����� �'"..,• k ,:�,i� .
. :r� �. ,- . .
,
r-��j <:... _ ; � r .�
,�,
�
� ,_ , ,�, ' �� � � � _ � �� � r� �'�
-.�. � �r..,� , �,. � r � � �:,,ti
; , .,
, a � ^ .
: �„ �, :�, _
'� �f +;" .i
...< .
.s.'` � �.�.� .s � � L� Si`� v+� � .� f �.,,� � *+ y .�� i:.
rs, � � . a�. ,�1'-Kk,x, y4.�� ,
, � x�.. 1l�Y,�Y�, imr's'�F . ,a�_ ,�� :�p'��i , "y„'M' vpa +�5�� i � s, .
� 'Y`; -r z qw'� � k�x s 2 �.� J �r '.. �. s I y �e
:'"� �b ��:t "o-"e 1' .f'�a - '1
..s- ' �� ,.� t� � ,+� �';:� "K:t�k t.'��.
r ,k
rr'`. ;
�
8:
r5 .a�. � ,y,.
a '^ :�. o� �,� :.V���a ��y � 1
� e � � �
tf' � �' s,,$r-`� "5'T` ` � ,'�' i
-�;. sa.rp- '� y�+, � ^��' �a
�h � � 7A5.' •�y
,�. d 6 y�� 1 �;� X� r �.
�, ���i�:�$
""?` ', 'f � �' i � ' •i
y > t�� TM I��:o
L'� . �`�v�`, ��,� t ��":s �..'.
�t ��iS9....;c" �
. Hennepin Co�,nty Locate & Notify Map ��hibitH
Provided By: Resident and Real Estate Services Departrnent p�; 7���015
__ �_ - m � - ,�� �. _. ; , ,
—� ^`�y - -.-R- ._. __ 1 . . ..--.,, ! � s
-...�,_ - -- � • . �^;
� � ` + i i
, � c� �
� t� ;�,.�54. . � � -
'•A'r'r.}� r�t,_, ' '•Z�i�� , • �
� •�.+C,a.lj ��t - °. � � r t� -� , i
� ��.t+ 7 r�,.- •,r�.F 1�� � �y. ��
a� ` '�" �_� . �5-�I 17-23-14� ,
'1'�` M =f;-. ��.� � �, :�::� .�� <�.� � '
. •� . ' �.-'i } .,y {` �f. ��rV � .� �
M ,�r� �
.'l.f f�.�µ`L..J...Y7.'._- - � - ' - � I
� f` '�7�
[ , i �'i a '� 5 ' �
k c y
;�"s ;i' �'��� tl �st7t�� ��
-.t. F �'"'!� 1
� 4-:
-.,.�,.••� S.._._,�._ - 4�
EAS i t.;�KE 5�ti RE�� �� - �
'�
�;:�. . - ...,.._..
`� -t-r`. .' � � � .. t . ���� . ' :t
y .. , t � � -23-���4 �
t�:91 _�.�� � , y,,;� , � �
+ .�� `,,�' � ��' �, � z, � �' } �� '�
; `f � ' �.` y'�' � ,^ " �
�.
. Y_• ` . . . . .
} -
.. '.f � .. � ,�i� �.�. i-. � � �.1 e•i•,
. � . . �� , ' . �K�+.
�•r:
--...``w.,_ . . . .�;.. .C� ,*" i ��.
,_� -�.. ) o i, ' •
-,h,,. _ ��. � - . �r - . -
.:i lNs�_At', , '�1': '��s '+fi �f Y�.... . ! �'_ ' �,+,'i�a
Ns : �... �- � -��`�1�������
� �' : �t•'�� •i�i`' o � ,�
�' ,„��. a ti ti'. �s;�
- - . _ �� i.. .`.�' �:'4` . �'� ` -_, .
. 'S¢+ , � _`y �r Y`
� � 3� ': y .;�,.
`� '. � .}- ..• x� '+ �a,
sa =� �.•. . �.
�� s a �` .,k� �e[
,, u, .�
,..i.'�. ,�` .
0�-1;1'�y�^_';3-��. :1 05-1't7-23-41
;
;
Buffer SiZe: 150 feet 0 30 60 12� ft
Map Comments: L1.L�! � � � I
3aos�sTtn�s�-r
ORONO,MN 55356 For mor�qiformation oon4act:
PfD*05-117-23-i3-0036 Fle�nepin County GIS Division
300 8th Street South
��,��� Minneapolis,MN 55487
flIs.lMo�hennepfn.us
��� G� LQ�J
C1T1/�C Astt�l.in � � ! ��
, �, ,
RUN DATE:07iZL2Qi3 HENNEpIN COLJHI7'Y PROPFB'i'Y INN'pRMATION 8X8TEM(rROrERTY OW\'ER8 LIBT} pC Exhibit I
r �
38 OS-117-23 13 0032 38 0�1t7-29 4t 0022
BRYAN CARTER 8c KRISTY BARNBS J H M6RIDSTH&M B MEitIDET�i
3405 FsASTLAKS ST 405 OXPORD RD
BRYAN CARTffit dc KRISTY HARNFS MARYANN&JOHIV MERIDETH
5405 DUPONT AVE S 405 OXFORD RD
IdII�NEAPOLT3 MN 35419 LONG LAK&MN 55356
38 OS-117-23 13 U035
REH60CA LYNA HOLZSM
3407 EASTLAKE 3T
R�HCCA LYNN HOI.ZIIet
3407 EASTLAKH ST
LOPIG I.AKE I�IlV 55356
36 DS-117-23 13 0036
BLENA OV3YAA"NIICOVA
3109 EASTLAKB ST
FsLENA OVSYANNIKOVA
3d09 EASTI.AKE S1'
LO1V(3 I.AKB M[i 55356
38 OS-117-23 13 0037
DIANE M PBRSZ
3465 EA3T[.AI�ST
DIAPIE M PSRBZ
P O BOX 106
LONG LAKE Ml` 55356
38 OS-117-�3 13 0034
T L MADDREY.t S 3ABBS
3435$ASIY.AKH ST
TAMMARA L MADDREY
ST&VEN SABFs3
330 PEAVEY RD
WAYZATA hIN 55391
36 OS-1 17-23 13 0043
MARK W BRHARD/i.4SA N fiRHARD
3444 EAS'fLAKE ST
a�xjc w�tinRn
3444 HASIZAKH ST
i.ONG LAKE Mtr 55356
38 OS-117-23 I3 0044
T&RADKE&M A RADKE
3424 EASTL.AKH ST
THOMAS E Ac MARGARET A RADKE
3424 EASTLAK6 ST
LONa I.AKH NQV 55356
38 OS-117-23 l3 004b
j�+f/,[jj�w RRHARI]$j'�y
38 ADDRL+.S3 UISA33IdNED
MARK}3G'NSI.BY
3464 EAST IAICE ST
LONQ LAKE hQl 35336
38 OS-117-23 13 0052
wMv suLravnx r�.e
34I5 F.ASILAKE ST
AMY SIJLLNAA TR�.a
3415 BASTLAKfi ST
LONG LAKE MN 55356
38 OS-117-23 14 0060
�,'�`��'�"�`�`�'� RECEI1/�D
3403 BAST'LAKE ST
KAYLEN C WF3CI7rSORE
3403 EASTI.AKH ST �U� L G L O��
LONG LAKH MN 55356
CITY O�o�csrun � � � �.�
..
r� � �
.. �
�
H
�
� �
°x �
� �
0
�
� �
0
� �
x �
�
g �
�
�
� �
� o
r� �
� �
� o
� �
� x°
H
�
� �
� `
, ,
, • PC Exhibit J .� �
�46�at�sz IU. 2015
R�c�rvED
AUG 1'�'��f}95
Michael P.Gaiirat CITY OF ORONO
�tv of Orono
�50 Keflev Parkway
�rono,MN 55356
Re: #15-3769 for 3409 East Lake Stree��rona
^�ar Michaet,
t want�to r�r mp conc�rns wit#�the mu�tiple varia�ces bei�g re�}uested hv�s
homeowners c�f 3�49 East Lake Sh�et�n order for#hem�o cons��uct a 21'x 21'?�
15.5'garage on�he grope,r�:.
As the hazneowner ou the easbe�nmvst bt of East Lahe S�f 34t1�3 Fast Lake
Street,on tlte oorner of Ba�de Ro�d and Eas�I.ake�t}�I enjoy pr�marily woaded
creek views to#�e so�th a��of�+ee�wt�od��Pses of�he�lce t�rou�:
the trees,aad my nefghbors�o-the-wes�s�avety�aw�s and landscape, 1 get to enjaY
the sense of being`at#i�e lake"vet�us'Sn the subufhs".
�fVhat enabfes us o��i.s qufet dea,d-�d�t�eet to en�y#�rat s�ense of h#vlag at the
Iake",is that aur block 3sn't crowded with McMaesion-sized homes and garages. A
Z 1'x 21'x 15.5'�ag,e on a SO`wide�ot i�Ys a��ady a�e��scapeci�eooardiae�
the health o�Stubb's Bay and S#�bbs Creek w�th e.g�re runaf� Addrtionally.ths
plan uuts both their praposed garage and their egist�ing concsete patio perilously
�ose to the creek ba�k{�ess�an 12'from the wat�'s edge fin A�when we're at
�Iow water mark�.
At what pof�tt does the c;ouvenienc+�of a gdrage for oae homeo�er�g on a�
already over-�u#it parvei,supersede t�e enjc�y��t and va�e o€��de living For
*.h�ma�oritv t�f homeowners on the bloc�c,on the creek and ot�th�L�ke?
As a recen�hameQvvner in the neighhorhood myself(I gurch��aad renovated my
home in 2010-2011�,I k�ew t�at the�►of�viag��e��de r.am�e at a vrice,fn or�r
bo ensure#3�e c�rrentand f�ture�eal�c��he careek and lak�. in�ev�e�ring zonin�
ordinances and bu�dfng oodPs-prior to pur�hasing my home- I fw�nd�t would be
challen�iag,ff not impossfbi�for�o�f�r;ae to egpand#he fc�otpriut of my less-
�han-1.000-sqa�-€oot home g�vea the reg�atio9as and ordm�n�in plac�to
protect die creelt and lake. Those who c�oose to buy homes a��acent to wet�ands,
creeks,lakes or simiLar fia�le eonsystems must do��owiflg t�at�m�ectin�the
envfronment for a�l so�etl�nes aames at�he e,xpez�se of�nd�iduai w��s and needs.
, , �
Q rt a mra�lv uersonat no�e.f don't vrant to look tQvirarci t�e lake and fiad mvself
5�na at a mammom Qarage rather ihan look�ng at nate�re. And v�ith a 15.5'height?
��'s taller than mv home.thr�ee houses avvay fram the prnpased garage;and also
taller than ti�e home two bouses away from#�e praposed g3raue. This or000ser�
proiect is out of scale with the�e�stin�home on�tte parcet and out of scaie with the
character of the block.
Th e�arage proposed woald sit on a Iot af appro�natetp 5,200 square feet On that
1��even withoutt�e pmposed 44l�quare-faot gara�e.the current hardscaue
[roughlv�ir�duder-• -
- The ho�e(Apprcuci�nately 1+515 sq.feet}
- The at#ached�ck(APPrn�atei�'200 sq.feet�
• �conct�te dr�rdv �Approxinc�aGe�Y 1�eq-feet)
- The bm�-up concre�e slab(#ef�nver#'ram razeci gara�g+e1 wlith added
decl�g acttng as a patio for t�e homec�vvt3�.rs�Ap�roximat�iy 540 sc�.feet�
- lmpermeable rubber membrane i�eneat�landscapin�fn front Vard and
around the verimeter of the lwme(A�rozimatety 500 sq,feet}
- Imverm�ble ooncrete bloc��anting bed borders('�'j
- lmpermeabie pavez�and pea g-avel svn-v�g the attached deck(?)
Basically,the otily permea6le s�rface on d�e p�pertv is the sma�l set�fon of land
west of the old,broke�-up concrete gerage slabJsout�of the deck�o the creek;and
-�e 12 €eet�m the dd bi-okea-up concret��a�ge slab ta the�eek. Rough
guess—aPP���3'����f�►P��IY�F���S4�are-feet to
manage the rtmoff finr 5,1�sqnare f�eet o€lanci. Ua a parcel this small,w!�this
much existing hardscape,adfac�eat to Stubbs Cree�and ns�more t�an f�ur or flve
houses away from the bay,�pnoving#hese variaac�.s would be neg�#geat at best,
�'d be willing�v onnsider a�uch smaller,shorter gara,ge,spaced withfn the standard
side vard setbacks and situated in svch a way d�t�t doesn't on the quality af"lake
ilfe"for their neighbors. In rewiewing such a revised vroDosat fn t�e fim�re.I woul�
urge that t�e Cf�y foIlow hardscape ordinanc�s as dc�sely as possiblQ,bY i�tstructin�
t�e owners to remove as muc��ng bardscape as ae�ssary t�v mf#�ga#e#he
�ddf�danal hardscape of the added�rag�e,in an effort t;o minimize storm water
runoi�and avofd furf�er cafnt�romtsi�tg the hea�th of the Minnehaha Creek
Watershed DL�ctand I.a�e iKfrm�
Sincerelv,
���vlen Whrtm+are
�403 East Lake Street
�rono,MN 55356 612-281.-7257
i � �
. � � RECEI SA�:•IIf7�L� �
f b
REBECCA L. H�LZEM AUG� �°���cv�.�
3407 East Lake Street �
Orono,MN 55356 Ci-N pF ORONO
Phone: 612.8010.7140 �r��y. .,,,�
�;'�� •���''''���J
August 10, 2015 ��
CITY �,F' �.;�..:;�
Attentton: Mfc�ae� P.Gaffron
City of Orono
2750 Keffey Perkway
Orono� MN 55356
RE: Larai Use Application and Proposed Zonin,g Amendmertts -- #15�3769 -- 3409 East Lake Street
Deer Mr.Gsffron.
Following a detallec!r�eview of the property survejr and the proposed�arage plans on fi�e yvitt�the Gtity of Orona
for the above referetxaed land use applicaUon and propoeed zoning amendments, !would like bo submtt the
followtng comments for consideratlon.
� The Survey on flte is dated lune 08,2009. Since that date,the fprmer owners of the property made
multiple chat�es to the pr�op�erty thus making thls survey obsotete, Ctmn�es that were made indude
but are not Ilmibed to the tollowing:
o The roof,toge#her wlth tf�e wafis of tfie garage that is re�erenced fn the survey and which exfsted
in 2009 has since been remaved. Wowever,the broken-up conc�+ete slab on whic�#he garege
stood rvas left in place and wooden deddng Mas s�nce been eoc�tructed on the ma�ortty af the
siab.
o A new d�lveway was lttstatled which ts wider tha�both t?�e orlglnal drfveway and the drive
proposed In the 2009 survey and plan. {See your flles for date permft was pullecl.)
o A paved patlo area was installed alon�the e�at aide of the dedc to connect to tha new drtvewey.
o P�grave�was dumped in a large area between the a!d�arage slab and the new drtveway.
o The steps and pavers along the south slde of the deck were removed and replaced by
conttnuous steps that run the er�ttre lengtt�of the deck.
o In Ifeu ot lan�cape fabric, rubber membrane used to wst�proof tha basemeret of the house
was placed around the perimeter of the house and oovered witfi decorative rock.
a The same rubber membrane was also plaved over a signiftcant portlon of the front yard when
#he lavm vras tumed into a flower garden.
o Concrete landscaptng b)a�cs were ir�sialled to create a boar+der around the north and e�
Perin'�et,ers of tihe property es well as other ar�s on the property to define pfanting beds.
Page i of 2
� ., ♦
As t�te 2009 survey on file is inoorre�,my as�umpbion is that the hardoover calculations by khe new
homeowners and those refiected on tt�e public hearing notice serrt by the Clty cfi Orono are atsa
Inc;orrecK.
1 have multiple cwncems regarclir�the c�onstruction of the propose!d gardge as 1 am most directly affected by
the construction of thls building. My concems are as follows:
1. The propo�eal plan infiinges on the setback from my property by seven feet(plan reflects a 3'setback
where 10'Is required.)
2. The sire, helght and proPased Plac�ment of the garage will sig�ficaMiy affect the natural Iight#p my
back yard and side yard. The sod and most of the plar�ts wilt be negatively affected by the reduced sun
e�osure. A great number of plarrts wlthin the plarrting be�along the property line and on the west
side of rrry home will not thrlve witfi Ifttle to no sunitght caused by the stnkture.
3. Due to the overall s�ze and height of the structure,si�t Ilnes from both the intertor and exterfor of my
home wfll be slgnlficarrtly bfodced, Instead af looidng at take views from the dlning room and living
room ar�as within my home, I will be Iovking at a gsrage roaF. Instead of looking at greenscapes when I
am in my back yard, I will be looking at the side of a garage, a mere three i�eet from my property Iine.
4. The constructlon of tfie proposed gara�e v�All damage the root system of the twtn maple tree that sits at
the comer of the building site thus Jeopardizing the overall health ar�d po�Ible demise of the tree.
I do not begrucig�e anyone a garage especially In Mlnnesata's harsh cllmate as well as the need tio store outdoor-
use items. However,the slze of the structure that is prq�d is extremeiy exc�sive as ft telates to the size o�
the lot and the amount of allowed hardscape.
Ten years ago when 1 tore down my o!d house and buttt the existlrsg structure,it was hammered into me that
Orono is concemed witl�the Iritegrity af the lakes and the surroundireg lands. I was not aliowed to retain any
existtng hardscape on the property when I buitt my new home and had to strictly adhere the 10'side setbadcs
and maint�in as much foota�e from the creelc as possible.
My suggestlon wou[d be:
• Reduce the sl�of the propos�d strudure by haff and er�sur�e that a minimum l0'setbadc is adhered to
vs the 3'requested set�ck.
• Move the structure as far to the north as or close to the home as po�sible to presenre the Integrity of the
creek and a!I nelghbors'lake and r�ature views.
+ Reduce the height of the structure so as to not blodc any[ake vlews or natural Iight Into my home.
Respeclfulty,
��Q.C,Q'-Q_��
Rebecca L Hotzem
Photo Attachments:
Page 2 of 2
�
u
m
.G
�
N
H
GJ
"�
N
� b
� �- , �. . �, . . � _";>�,�.-r�
� �� r. ��d.� ti�`��1'`a���.
� ;'' a� �' .
"1 t,(; �?'.
v� ``� t • .r
w . , ��. r t ' � '"
� ��� _� ;t �� � �R�
����� w � , . �' 'f. �'���'�
�` h� ,.: �� „i
� �� ''��:y '�, ; +�l, p,��.
" ��
�� � �
� a r.- � � � � r:,.
�'� �, # � i �� : � �� r . t
a ,�
� ,�:.�j��.R�t?K ;�i 1n Y# �ji. �U'� `i , �i� �}' � �'t
���tr
p �� ,'���r �„�,�,�s. ;�° ���
����; �
"� ;,; � `` ^-
:4� ,� a ,� �
. r
�
E . . � , ,y��, , -�., L '`,,.
t��Y� )��t �3' .�f�^ �. Y . � �. .'S,
a.:�i.���� �,� . . �'w �e� ` �����'��
�` . ��
`�� � pf.`�. �a...� � �. '�''"f�
� w�
.." t,� r ��:l^ .'i _ y. �e �
�-�.� .pj y�r" � _'" ^ � .'Y
` � �jF•,/ ..
1 � ��'� � F , �
7'�� *`'` �,:"�,J � �J'��'. .�1 A..
_ �* .,��.,� �sti
t�.�W. + �.�'�. 4 �.
�': ��, l�', .:�
.• �k' eP�`"
X �'�
Y'.
.
4
.
e '(6
� �;a
�.
d ' �Y _
. ✓
L W
� ,� .
� ��� _
• �I y� �.. yr•* +•. ��'''
` s,,� � �=..
: r , �� �
�:. ��v,& •�'� s.
F C � �..
. � w�`{��`.� I •�
* d''t ��
� �.
� ,� �" ,
. ,., ` � �, M.� >�.
,„ � ��,
�. .��::�►°
} . �� ��.�,, � „ - Y�:,,��.
, _ ,. ,
�> �' +;. � _ - 4 !�
,� � ,r� :j* � ,� +x Yf.`•�. � '��`•�M� `*��•��';1�'����7v.
� �+ 4 �' •�7 ..
, ,�fi� �:# ;- r . _
�
. e;�.*, a,�."'"' �x �;.
�-
,. �� � �� ��o� r a, i k g;�_ ""�:..
�,x', u� ,�, a ^� �.
�'��, � � �
�"'���?" �
� +�5,<�`�"�`'�`� c- e �,y "",� � �,�
� . , x'` �'r+.+�, ..
ti
� �d� �� . . ..
�s. ''��' � � '"• . . _ ; � � .. .
: �•r.. 4 �i�w .
� � � � i
g� u
f� h ` �
;$ � ..r �. "'CJIf ' K .
Y °�Y,` t ; ...n- � �..,''� ., . . S riµ.:'. . �.
Z 9�K
� ## . �� .rt� ��j' ,. . . ":�1 . � �£�`��.
� "
F .
.. ��� ''i 3,y
}4 ��
, � �
' �� � � � '
� _
r ',fi'�a
� �„y.,?�. .
Fi;
;-x� LL �� �'� x g� ��� ��`*- � ��
�����` *�'F. _ .; ' { ��
�. y ,.�
ti
:.. y g,'✓�sr��" "r"�'<
.��� ,.fe��r,7'. s '; �' a a+�' � �.,,� � .:�
�" �'-,.�'�`' +.r�r.�r..♦i 111��..., � - . °„M`+'. '"R .';�'.� '
���i�Mw� �, �.�M��1� � ��rr ' �
� �►' � 4 ++ � ^«�
� ����� 4 , �� - � -� -
...._ �:, :� �: �,,/ �� ...,.. . r �
,f f+y. ' .T' � �
'�3. � ��� ;r ��. :
, . . . ''R�} _ t � � �: � . . . .
fM'
1
e
� • . " � . � '
.,� �,r.a:
.; �...,p
s'. ,�P
ra .
: ••f �� _,
t,�< � ;�;
�•.;; .
,z 6�� , ��� ,�;�;
�,'r j .� �� . ��
' i �; ,�'
r._„� , _. .: --a-- � - -
. , s,. a :._ , ,. '
l`� i
:
a .
:r , :.. ,.
�t� � + r '!. '
�.' ��..�. .. -� .
4 t � ��
��� �„ _ a y�'. o
.�,
� "�q. ''. rYr 1 . '�,a„ r�'
�� -
,.
i .
x .� �
; .; , .
_ . : ., .
s � ,
�� '�+ ! ,�i; � �
r" +�l e ,� , ��.t
��' r�+
� �� f
� 4� y �.i ` ���'��}�•,f , . .
.'7_ 45� �£�F '�'��,i�3� f �
_ r«w.. ' �•� R ,R���i
.�� #,��",�� �' ,+.y �
� �l�`^�s��"w .
g�. � . +w.qp` t? .. �� .
��4 ,R� . � �ti�_ � }'` � c �p.: +.��� . .
.i,
+�'.j ..t, . �, � — . , 1+.;4 �k y�. >
��� I _ p p �,,,s,a�}. k.�"�,;� �, �
�.! � � >
•'.�C•'i; ✓ry. Y , �� ,a � � �,,,
,� �'`'1 r $ �# ,,,�,.
� „/'P/` _ � : i s" t ♦,y •;� .
�� ,.n�: 9 - i � ', ��� �+ ` �'a
ryr.� _ �� � � N � 1�i' . ,
•'� +2�'" � . �. � ,� � � .p ! i.� �,
'�vC; � `+ � �, �: �� l �':�a` ��? �� �y��k � 5Y f
..
..
.
t r . � F w .` . r .�� -t
�'�'x ' r '' ,� -' "� '� � ,`
,, � .�"�. � . .. � �� � t � �� ;�,�� 4 �1 Y � : �� �� ,4�
. . � .
.r : ..: : � _ . - . . �' �, 1. #.�" • � �+� w '�.. "� �„� .iy.
.�, � , �
���,: y ,�� $�"��i�� � 4,. + �;,�`,r x ^ ;��i,.,.
�� � ' -� ""` ''1 i�s ��,� � ��'
� ,� , �,. `�
r �
s" . �*
I. ��".� t` ��`���y �8�4 �_ � qb
� ��� � � .��� � .
. � � p 7 , ,� ���
i Yi ki
..:j � � � �t ?'.Z .� ,
t �,�-� _�, ��i =q.! ��*..
t ' ' -"� -
1 . ' �;
� 1 �+. fi
j � ' �:
. t.. ( .t:.l .. .. _ .�._,d"�,x:,
J
� �
?:,, ., * �, _ �y� � ... � . # . �'fp£r
�.aF4, ' x.m�.� :s� �'" ,.
'�' _ ! :.,'�' ,�� J4 ��`; W�^. a , q'
,� `"� "y' k>4:
'��'� :x � �� �
� �
�* , . +` j�'=,i � � �
�" � � � ��
.� �., an�ye�`�e �� '3'�
' ��� � ���$��� �
v �, ;.
� '�
i y�, `s r �, m �' �+ <
��� � ��;�-� ► � � r,,
�. ���� f���A �. ''d �ni.. x� ��'„���� 't
�� �: �� �,
. . . ,
, , .
-
�
, � .
,:..
.F.
, .
. • rt , , � ,�;.� - . ': . � _
'�s � � ,.#: �
�,�� ��x�j����?����; �' *.+� 'e'.
�,,� :.;..�4f� rw A' x���� � :�.� 'a:�, �:, i
:. r� :� � : t . .�t�:.K�` n„� Rt�t �
� .i L ;�> � '� •�` �Miw� • .-i
:
,. � �
� .• ,., _ �_ �„�°s-.
��� f. r ,- ,r,,;� � ��. .�...� .�,;..
�*.4 .✓k
��+�� �����S�'p 1 `r1;, ,�11
� + �Y»Y. � ,r,�r�* *spT ,1.1�p _
;�
_�� ';.`� :� F-..
��� ��,'� '•*fiN,
� ' i � • � . • �'� '� V�.,�,.r� :�.>..,
r:;�•
� . .��wr'....+.,.�..""+..��.
a,� � �x
q+5
f N�4 . .. .��.�
����
awy��-
3s� q y
. . �������.
'J+'
-� , . . *y���.. µ *'o-;� `��.• ` ��.
, . +~ ��.;v�` � ^�.}�`��� '�il�� i ,r. •
+..:. ��*!� �� 6�1 j t`
�.'�t�`�t'v�il � 4 ` < � i * �,_
�k � "" ;� , ��� a 7
, �. , ,��� � , 4 . 1
��s �,,�,,,,.
�: �� � , �4 �
�� K � X
�'4 �+riF ka.�f d � ` m -�x.'�k��.`.
� . �. . �4�. 5,.����' e ; i �r,,�. . `.
e .. �.. � ,�i � .c'�� . R3' ��, a"�' . � . - '�'+'
.x�. . . � : .. ��'�+� �"Y��., 4 ��y:� �,?'�a �c�'�Yt •wq/2P� i;,�= .�'.��'`�"�'•.
,r��
�:t .�3�: .J� ..��. '�-f � y 5:� .� M3
5
�� �
;� 1 �` � 4 - _ �"� "� ' ,
� �i � 5 �,� ,,,rr�,.:
�, �� ,� � -
. u
� . u • � vu� � S ;�, �;�► �
. •. #�G ,�",�t,� �� ��r� t�,R 4c�'.k f� ir ,�.. .�"�'�: :�.. �"�. ,�,-��.
; .
�*S ,,
.�. � .�. , .� . � �
... .., � � � �. . :� ..
�7�.�� , .. . � . i ., . .f-
' _�'+� :!. � �. Y�'�. �3 . .. '. � �",
� � � -. h' � ' �'. .i;;'.
� : i"
tt� fi a i{^@�.S�t . . �.,$.
+.y„,..''�`�� '"���+1'� �,w '''�. . . �. _ . . .
F
y. 4i W
1Y1� �.!��, ���� � ;�"'� � � .� 'E_ i1Yfi1'�+�� �
f�_ R%` ,.q. .
`,�`,%' . �,�� =� �, -,s� ; .s�"
. � �.:
�r� ,�, �� �,. � - � ��, >
� - ' � ��
�*� �,� .„ �� °� � � , �, �?,�.• � �
,..
�
, ,� �,; :�,� �� . ' �t
�'� #+Jh 9•� �s�1M����� • s. "�' ♦ '.
74 , M � k` •
�ai,l.V��� �7..e.f., �,.� � -�"�: �,a,�' �" ,�!�� �3 ,.
� � t�� �. A � . t
, y. t � z�` <� ���i V� '��`�r� �
ti�Mw��.� �.� �'� + .� � � � �I
�'� � � *s ��: �� � '"' �- �� �.�',' +�� �
� j �.
1�."� �Y ' � X � V } _�..�� Y���S��A.� � �
XY �, t �� � � � �� �Y y �.I;�;i
\� i i � �v� � 4�i��� ��� �
q� � ' �"r�. ' M�- •k �' ,' . .��:
� � '"IA-.' � .�� !`�,��F,;� ♦
� � }cy#
. .
M1�`" �����,y. �. +j. , -� .,.� �����I�+ :�
r ��r�F�l.�'yn' " j � {Y � � � �'
'"' :"� + f � '„ �1� + �" � ��'�
, ,
,� s � � � � ,
� ;. � t ;-�� "� : �_�����*���.� ..r"r,�'� '�
r+�� .. . + ����, `' .� �`.r'.� � � �'�
F�Y �.
K� �rr .�:'. � � �� . 1_
� "�.1 'i�. t� �� ; yi''� �Y ��1�1 � / ���
�,'°�`'�.a, .� � ;�,� �"�r •s �'��,
��rr`�. � . r�� �' 'y� 3 � � � ���•t�� ,� �
� � "��� � �, � — , f � '
� � ,
� r
, �, ,
, � , x� � �� � �x �� �',� �
,.• • •
. _ ,
�
� �
' . . . -yF �� �� � . . �j[r�; �,i�G
�
..�
�� Y.f� �:. �,� :.. -., �: ry .�� 1 � � � b � A �
. r
_ �
T
. . >i� e$:� � �d . �S � �
• I� ��' � €.s ��j .X .��F �..
p •� ' .. a .`. . •L� �::. n. FY,.�' •P �� F
• .
�' �4 , �.,. � f � �'�,_ � 4• #',� y .�y�M����W'�ay ..
i " " � yi
. s, Y�
,
�
,� �,...: x s ��Y �y
o-1 ' �u I '1�� �,`', �r
� �7 , � �, � ,�� ` M � ''1', .i� '���~+�o .. il
*� ��'�,, s!�'..��� �� �; ,�s�,��# '�_ '�'� ���' �.-�+F ,:�<� �����e. ..� � . .� :� .
'� ,} �`:�'.�� � �n: �_: t, � �� 'p,� �• �: r�µ € ::F� +;rit /�. �� ...r.,�.
J.�."t� r �` • �s i"` #*✓..w. ��p++� ..�-s
� :�_'+� f � • �. r - � � �Ypa .a'f�, � � t � �, . � .
..� � yr'`� � � �"� �� � � :` �*,� K ; �, �`* :1. ,1
jp� , .
Y"` � �' � , � '� ?� � 1`� �'" � ��
, � . _,,,r`.: , ,�.� . . _ .._ _. � .:.i '< � pl �
.a , ,
. . . (., - . - ,
� ..�E �prR . . . �r:� , .� � :� „(w � �, °� ,�}� Rt�
,x ,'
..
. �. ,
.
;.. � 4 �.� . : r , � C.. �
.
� .
fq ��0:, �
n, ��""� �� ^ - ��� (.` �... .� �
S I� e� t. (
�� _ - . � . l:.�. .3�� ���'.�f � � '�� .�M� �`
r� �,. :.,. �, � � ; i ' m�`�.�, "
� . t � "� t1' ��� `F.r x.p y►� � r.x -N�s.y ��+":
.i� _ 4 � ,���' '� �„�"�Y �� ,w.�;�, . ��; �
;- '` �� � ''� `" � �rh � �� � �E: * �
x,,,�`,. ..�� ,.�s _ ,, :�,x� �e , -t ��� �� .+� ,�,�." ,
, 4
'� v: �. . , . ' � ��► `r °'` �+� - `�
� �� ..� MY � ���
u��-� � � �p8� �f . f�y' J ��'` ` � +,"
{ G"� •�4 � - _ S �at +��.,� �:�' �r::.
� � r rS{��}.��"'�� .Y 1-�+�. L�d` R
A �
3'�' / b �1$ � ��'.
L .Ir � _ •.!� �:� k''
� . .�F�ff j .MJ ���� �pl�'.
�� �� � " �' w t,..�4�" �. ��� r,.�
� �-'�r. . �-• .- _. i;��`,n � '".
, �# . �;._ .�� �, .:;i
� .: `. .t�Z+ � � � l
saE'n' ti, �
+ .,ri��' ��•��1� � ' '� -
,c� ' � ,,.c�aE<�r� # "'!lf�.. `„..;�,
� � ��aAS�`i, ..�..�Y, ._.R
� �, �` #���, � �.w�
, �� � j
.. M��i� � �,'
� r,��'
-• =�;i,,.+r�ar.��s.:X- 'I
` ���t�'�+`_ "'`` » .
y�E.+�o►1ts-. r.�
��
. �„� �
� ��;s .i��F
• � ��
4�Jf r ��
I�i'�•� -1Y'Mti9;�
� {�"�M�+.r !�
�+' Y� , t'A!� �3
!t- +}; 't
� .'t�.1� t:�
Q
� I!
. '� _ ;+r? .�.�..�
� �
: §i�� •
i� ��/f4�'+'� �. � ...
t lOr7 t'.
• ' .+�l�1'61�r �,
• :da�.t�+�ta a�
� «
. �y t
_s.
r}� � �
;y. �
Date Application Receiveti: 10/12/15 .�O A,�
Date Appllcation Considered as Complet�: 10/12/15 �w
60-Day Review Period Ezpires: 12/11/15
To: Chair Lesldnen and Planning Commission Members ��. ��'
Jessica Loftus, City Administrator �xFSHoa�'G
From: Mike Gaffron, Senior Plan,ner
Date: November 12,2015
Subject: IS-3791, 3osephine Carpenter,480 Russell Avenue
-Comprehensive Plan Amendment-MUSA Boundary
-Public Hearing
ZaninB District: KK-IB,One Family Rural Residential,2 acres/200'
Lot Area: 78,548 s.f(1.80 acres)
Lot Width: 160' + Tota1(Variable)
Applicatlon Summary: The applicant is requesting an amendment of the 2008-2034
Orono Comprehensive Plan (aka Community Management Plan or CMP) to add the
property ta the defined Metropolitan Urban Service A,rea {MUSA) in order to make the
property eligible for installation of sanitary sewer.
Staf)''Recvmmendation: Planni.ng Department Staff recommends app�roval.
List of Ezhibits
Exhibit A. ,Application
Exhibit B. Septic Site Evaluator Letter
Exhibit C. Site Survey and Location Map
Exhibit D. Exis�bing MUSA-CMP Map 4G2
Eichibit E. A,irphotos
Exhibit F. Topography and Site Issues Sketch
Exhibit G. Municipat Sewer System As-Built
Exhibit H. Septic System Data&History
1 --Resolution No. 1176 (August 1980}
2- 1999 Sewer Request and Approval Documentation
3 —Inspection Reports&Inventory Sheet
4 -2p10 City Letter ta Owner
Exhibit I. Excerpt from 2008-2030 CMP re Amendment Process
Exhibit 3. Property Owners List
Backgraund
The property at 480 Russell Avenue contains an e�sting residence with a septic system that is
non-compliaut (too near seasonal water table) and is in the process of being sald by the current
owner who has lived there for many decades. The owner is requesting an amendment of the
Community Management Plan (CMP) to incorporate the property into the Metropolitan Urban
Service Area (M(JSA) to allow it to be connected to the municipal sewer. An amendment of the
CMP requires City approval as well as Met Council approval. This amendment is anticipated to
meet the critena for a minor amendment that will abbreviate the Met Council review process,
#15-3791 MUSA Amendment
November 12,2015
Page 2
Process
The public hearing is the first step in the process for comple�ting a Comprehensive Plan
amendment to revise the MUSA. Once Planning Commi.ssion has completed the Public Hearing
and recommended approval, a Resolution will be presented to the City Council for conditional
adoption of the amendment subject to Met Council approval. The proposed amendment will be
submitted to Met Council on their standard forms with supporting information. Once Met
Council has approved the amendment, the City can formally adopt it by resolution. After the
amendment takes ef�ect, canstruction of the sewer connec�ion line and the assessment for it are
topics primarily dealt with by the Cauncil with no further Planniag Commission action required.
Basis for Amendment
The primary intent of this amendment is to make it possible for the property at 480 Russell
Avenue to be atlowed to connect to the municipal sewer. The existing house was built in 1939
according to County records. The property does not have sites available for aonstruction of a
replacement septic system.
This property was initially anticipated to be included within the 198U Minnetonka Blui�s
municipal sewer service project area,. At the time the project was being designed, properties on
the fringe of the project area were given the choice of"opting out" of the pro}ect, based on their
potential ability to use septic systems on a permanent basis. The owners of the property at 480
Russell Avenue requested to not be 'sncluded in the project based on the 1.8-acre size of the
property, unless they we;re granted 2 sewer unats. Due to the 2-acre zoning, the City Council
determined to not provide sewer to the property and it was not assessed for sewer. See
Resolution No. 1176 (Eahibit H-1).
In 1999 the properry owner requested that the property be allowed to connect to the municipal
sewer, as it was detezmined by the City inspector to have a non-compliant septic system (too
close to the seasonally saturated soil zone based on actual borings at the system location) and no
options for replacement due to topography issues. At that time the City had an agreement with
Met Councii (dating to 1996) that would allow up to 50 sewer connections for properties
adjacent to City sewer lines but nat in the MUSA. The City Council on October 11, 1999
granted approval �or the connection, subject to the City Engineer approving the design for the
connection and all costs ta be paid by the pmperty owner.
The owner did not proceed vv�th the connection. The system was again inspected in 2002, 2004
and 2006, each inspection noting that the system must be brought into compliance or connected
to sewer no later than December 31, 2010 — the date chosen by the City Council for all
non-Shoreland non-compliant systems to be upgra.ded. On May 10, 2010 City Inspector Willie
Gibbs sent a letter correctly advising the owner that the option for connecting to sewer was no
langer available due to current Met Council policies, which had cl�anged siutce the 1999
approval. The owner was advised to have a septic system designed for the property.
The owner proceeded to hire a site evaluator who determined that the property has only limited
space for a replacement septic system due to fill soils, steep slopes, and compacted and
excavated soils. The only system that could be installed would be limited to a 2-bedroom
design and would be a Type IV system (experimental system not allowed by Orono Code). See
Eghibit B. The site evaluator recommended that connection to sewer would be the best solution
for the property, canfirming the conclusions City staf�had reached in 1999.
#15-3791 M[TSA Amendment
November 12,2415
Page 3
Eahibit F is a topograpluc map of the property depicting site limitations for septic systems. The
few areas that are not affected by wetland location, steep slopes, or disturbed soils aze not
sufficieirt to allow for installaxion of a canforming system. Also attached is a copy of the City's
septic system records far this property(Ezhibits H-3), a map of the current MUSA bou.ndary
indicating the site lacation(Exhibit D).
5ewer Connection Details & Connection Charge
The existing municipal sewer system e�ctends tQ within a few feet of the southwesterly corner of
the property — see Sewer As-built map, Exhibit G. The owner will be required to hire a
contractor to make the connection to the sewer. A Sewer Connectian Charge of$14,510 (2U15
Fee Schedule)would be required to be paid to the City at tb.e time of connection.
Staff Recommendatiton
Review the proposed amendment to the Mi3SA boundary, and hold the public hearing on the
proposed amendment. Staff recommends approval of the proposed MLTSA amendment.
Options for Action
1. Recommend approval.
2. Recommend denial, stating reasons.
3. Table for further information.
4. Other.
PC Exhibit A
City of Orono
Land Use & Conditional Use Permit
Application
O Strosf Address:
2750 Keiley Parkway APF���On# s= '�
� O Orono,MN 55356 Date Received: t 2 /
Mein: 952-249-4800 ���
fax: 952-245-461fi Fee:
Meidng Add,ess: Escxow#8�
P.O.Box 6fi a
�`�t� �4~� Crysta�eay,Mrr�5323-ooee permit Fee ` '
x'ESH Q4' Nlotes: ,r.
This appNea�on farm must be completed in fu��, qpp�fcant will be notifled within 15 days as to�he status of the
appiication. Incomplete appllcations wili not be placed on Planning Commissien�endas.
Job Site Address:
�ONTRACTOR/APR IC T i FOR�VAATION: �,,,.-- �
Mame: �
'�Phone:
�Address:l�`
✓Contact Person: C� = �1.C� ZIP: �
� ContacYs phone number �
,�fmail .Cc�pficant is: Contractor omeown� (Cfrcle One)
PROPERTY OWNER 1NF RMATION:
Name:
Phone(day):
Mailing Address:
Emall and/or Fax Z��'� 0.,
Overall Project Description; �S
Check Box LAND USE APPLICATION3
eal of Admintstrative Decisian '�' t����F� Escrow
Commerci�d Site Plsn Rev�w �� �
Comprohensive plan Amendment �7�� � 510,000(minimum)
Easement/Ri ht-of Wa ROW Vaaation withouf Subdivision ?� * $700
PID 5 acre minimum cade 700� $700
PUD Rezonln Hw 12 Corridor Onl —Residentia! $2��acr+e minimum 1,000' $10,000 mEnimum)
PUD Razonin H 12 Corridor Onl —CommerciaUlndustrial $���+�0 r dweliin un*t' $10,000(minimum)
RPUD or PRD,without Subdivision $200/acre minimum$875 $10,000(mtnimurn}
Zonln Amendmerrts includin 4tezonin ������in mEnimum$600 $10,000{minimum
$700
Check Box CONDITiONAL U3E PERMIT CUP
Af#er-the-Fact CUP lic$tion Fee Escrow
Amond Exisqng CUP Double Fee
Commercial!Industrla!Use $���* N/A
Du lex Credit(per buUding) $���R $700
Gradin and Flltin 501 cu. d,or more s���� $700
Grading and�illing—within 75'of p}{WL(includes seawalls&retainin walls ���R+Permrt Fee $700
Gradfn and fillin g � $70Q"+Permit Fee $700
9 g—wetland and floodplain
Gueat House/Guest rtment $700*+Permit Fee $7qp
instftutional—7ype: ���t $700
Renewal of CUP,!F no chan e to ori inat lan $700* $700
Residentia!/Res€dentFal Accesso Use_ e. $350 Nq
$T�* �700
'ptus.�ngineerin9&L�gal Review Costs
Packef Last Updeted.- August 2015 -"�' i � I�1�
p�1�CITY OF ORONO � •/ � � �
REQUIRED SUBMfTTALS:
A(1 of the folbwing information must be submitted by the application deadline date in order for your application to be
processed.
ti`3 -a =r � `.
�, �
„`a''" s - c ,. � t i �" '°7it�.ti✓ . � rp� T� 'i -,y�i� �a ��. � °-t . -� xw�. y� -.:-
. �i .._;' � S .
� .�: � � .. Y ,r, .i'� �w�4'ra >.�,f � x t a; y� ' �Wz.>r a3 l � �p��t . t
� � Land �.�..- •. -. .._,t� ` r _� ;c . .� ��� ,
Use&Conditional tJse Permit Fees �L '��
, ,�_: :; . ��_ �� _ . - _
'` _ . � ,:i � r , F
� Pre-A lication Forrn f' �" `
a�^; :�.�' �,� . .,,� .;�:. . � . , ,-. :.
� � Ceitified Pro e j. f "� �� '� - • y`, ',
� Owners List ""
I .,❑.1 �r'�` .❑. s�. r �:, ^v'.� �.,.."^ s �+�. ac� .r- � a,
Pro sed Plans � '
;:y _ ,\ ' �, . . . � . �. . .
q'�•� .: .'.�� " - . .. , .
-+,T +❑ � , s"..';���,�u^. ����." '.`t'� �',iv�4':�y�=, ti+./ ..i w;
Se tic S stem Site �valuation Re ort ��' '�`�
,� _ .
��r {}"` ¢s�,�� t�.�} �.
t
rr -.;^ «�3�Fi,. 5' � �;� �j c.. �.��3 �f�'x?ic � s,b.
' . - '. .,., ' "�.. - `�� '� dY' � ��J1
❑ � .' ' _ - �`' ���' ,� 2._ 4
Ad'acent Pro ert Owners'Acknowled ement
k ,��' Y � �^�. f
.T� a. '`.� t:�w.f.
� � �Data Privac ,Advis Form y '�"'
APPUCANT ANb/OR OWNER:
• Agree to provide all informa�on required or requested by the Planning Department,
• �qree to pay additional fses (staff time not covered in the orlginal fee payment) and/or consultant expenses
incurred in revfew of this applicatfon,and
• Certify that the iriformadon supplied is true and correct to the best of his/her knowledge. The applfcant and
owner recognize that they are solely responsible for submltting a complete appllcation befng aware
that upon failure to do so,the staff has no alternative but to reJect it until it Is complete or to recommend
the request for denial of the requast regardleas of Its potentlal merft,
• Ackrrowledge the Escrow Agreement is completed and signed.
� The(hmer hereby acknowlec}ges and agrees to this applicatiort and further authorizes reasonable entry onto
the property by City Staff,consultants,agents,Commission and Council Members for purposes of investigatbn
and verification of this request.
• Owner and/or Appticant acknowledge they must be present at ail scheduled revlew meetings of the
Planning Commission and Council. tf an appficant and/or owner is unable to attend a scheduied meeting,
please make arrangements to have an autho�ized represerrtahve attend in p�ace of the applicanUowner and
advlse the Cit�r Planner assigned to your project.
Owner's Signature� � �
-�-+� Date: t
Owner's Slgnature: Date:
Applicant's Signature.� Date:
Applicant's Signature; � � `
Date;
packer ta�t u�r8d: a�usr 2or5 REC E!V E D
Paye 12
ac� � z � .-��
# 3 7 91 CITY OF ORONa
PC Exhibit B
sP rEsrinr� iNc.
Steven B.5chirmers —951 Katydid Lane NE—St.Michael,MN 55376
Cert.No fi27 — State License#394 — Phone 763-497-3566 — Fax 763-497-5011
www.sptestin�.wastewater�Dcomcast.r.e:— schirmersu✓astewa:.er.cor
November 4, 2013
Nicki Carpenter
480 Russel Ave.
�rono, Mn
This site has an existing on-site sewage treatment system which has been
classified as non-compliant by others.
An evaluation of the site found that there is very limited space for placing a new
system due to �II soii, steep slopes, compacted & excavated soils. The only area
for a system is south of the ho�se &wil� only support a 2 bedroom home with a
Type IV system.
Sanitary sewer is Iocated in the street & if hookup is possible, is the best solution
for this property,
Thank You
Steven B. Schirmers
f �'fl� �i .La�� ��n..►w..e r.��a M.�.a�r�.,.+�,w
�p wpr�MF�II W�+�bY�MN/�IMN NI W i�Y�'1�M A�Mi o i i�7 IV�M�MI IYV IT�D+
IYM VMw.f'� �IV�p'�V�I��!1^1 N1��1�W NA yl �• a 14b a 9 YV Cl{I N�7�i r i r11„i
q{i�ItOIM�c11va��Nb11v11sYA1�ls ��w�{oi iwJ C'111wP s��pP b i����������yl MP N�°t elwll'{i Aq
�����3� 'lt1 4FW1 7�qq�f M r11/1�MdR M MM W 4 M�AI���1 7A/1�W eel��0 0}�
P^W�f ORS�tl MI�IM�Y'1Q aM�M174���IMer 1M�1 1 Wl Y�Ya lwllh6�R M MrD�6
vY'1lOOli�us�
�A�P�iwi'�Iwr�l'�7�D M��H'LO[+l�RV Y17MR�.A��It Y Ol M 1�1a P4 �C M4
'mR'LY1Tri�pqoNaALLa4v Pr��0 N r'MP�tl Wt wo wIILL N Da�MY�M 1��W ql�YI P��K r y w Id�V YM i q���
LOW/�oilltl/iLLOM/l
iutm���OAi�Iw�on�v1t71avw/�iMLL 'Ml�a1 M►W M el
WInOMI�A+'JiWMIiORID�IY�IMYU iW f!`IOL�PW+MI ar4'1 P iM��YI WW 4�M�W4� YOL 1Md�M TK RC'MMrP+M
lMICLLrJIoaYowYfILLiMLLAlOm/d011 . �N�1Y1 iM I�+�u� �MI i� w PH 1W 4'��W� M.•1�1 rP P rll N.MY M�e
� lrtM�/�q q f 1�1 Pr F rll Y4�11 NI���.q���� �Y'LIl 9M 1 t M+M P W
w+�e 007-L'�s vliit.�(S � u �7�qw!lr 11+M M�IP tD!41��IMOK 4MWII T y 701 N���y�ysp�N 7e MpM�O�N itlM�yl
+��u V w+.s+.....�e R�rw•+��w w�L�wo �i �•'n"�°ia i•w..wve.r roo.w.w u�..o�.�'mc oi�w�s•rrw w�n w u.e au
r+•�•�_••r��r.r a�a+��rnn..V*.� - �iS ���i W iM���1 N W OK M n�1R�t ln�w�ri r7�n w�aw
�YI 4F�r V�aWr WI�1 MMN�Y 1�.r�T7y W{Y(2 m .� W�Y i Wl Pq M�m�MH�I W 7�4 m!Y P��M!le�Y kM1�11 PP�P Flr i+P RW�Ooi
wr�ti 7�1 IF�P y RMM�N WI N�0�•Y 4 IWd s A iM4 q7R N w+qM^[i�M�Y Yl�qAYl
�MM N WI�!NIY tm r� �aaMi�� 71�O�3D A�i �at'Me YIM Y aol�1m AL Jlw1^ _�� p� t+R P��AM�NMf M�4WM M VM MI►+��yMl�Ml Ar/�'W P M��1*•
IOIY00 AI�'1 771M M ai W�M �1 C� 'O '" M M�Tri�«1 a/P 1 7 d�V iLOP YN�TM19i• WR Y4M�M�/A/y_'11�p i/d FYI�;y
�W7 s IN��P.N�YII'�1�'J Y`r/N'p!a1
'b iN1LL n aM�Y I^�41 rit7t1"oM�0 PY M�re!s h�M�N�.I.�e1 F�9
C� �� . aw'aMM�P YRa M NW Iw CR�UI►t Ml lr iq�I�K�h u MM o�iw CLLL N+M+�WrO
�f � � �I1'W VCC Y��17�f 1�1 IP l��M We!V VM I�M�Y�F�MI Ivl OP M rf lo!M Y�1�M
7�{�9�1 M Q i/11P�P��Vlrf W M rA11�M-Pili VM N L'LLZ ww�I�+Y��
a � ,� � �d�yl � 1rM1�4��Y tAY MM 9�'K Mel�t M1 fP P MI!�tit w� 0 1�� �#s pn�o 1�
GV'O Pv�T�+M MI 1 M�4 c�l1 PI�P uRw 1N1 r+ W I�M il Y��r N Mfv6
� ��C• .�.�c�v�+�'j d +w■o�r+�r-+.�s�++wMr.n�.qw�n.a.a.s�v+n�+a
��j+' ,�'�(d�"/ 4� \ �, "'4"^��M w���a iw+�w:s3r�o ow om p�i�'c~r��iw v"w��m.c��w ww i�
� �i' c,� } �w���.i ma�in.w�.a°�.�i�osr Kd w:e w��`iv�N w�M wwiww���a�' +�yi
� � Cj •}� � �P� \ C� � YY/1Y M�N�/�1 Ie1 1P M q �#^�M W!�II k Ml�N'a�ee 1a�B dMPe
q •wr.r�v�r�+rN+M�o!+�rs+��r�wrrrs��r_w w c wn��w s a
(� f`• � #� • Y 'Wa7
� '+ ,����:�r,�~� /� � �►.�`�� \ '_ " �M�W✓�9M1'YNt MM W7e0'i {M'P 4 MpM W) MW MWr�f rA
� , � � y � �
I � s�,� a,*► / �ti \ � c
,: �� � �:
1 �] � �C'� `��A �� � L
� ,p5. �t�'/ .�� —__;�' �'�, �
� ��/ " *' c'
, � � ` y�` � ` p � ci
;'] ���/ ��" \ s�"�� ��- ,1 xaetr�- v+s tK1� -.�.�w�nn
ppp 'a�f vole wv rMc
( ♦ ` � U1
�J I � �/ `\ �� ���� 1 ` O Y�sol- 'w ss� �
Lj u� ,,�� �� �� � � �x�0irr- -��+�i m= .�°•w
�y{`j .� 1
���� � � p �� •�(.. � ��1 `\\ � y � .i � \ .}�
� J + �` x
a� �,�(a• �2 � V•�
� , � S, . •-
�� � � � '� \ `� m.nw.srr� -
N 47
,cy L7. U L.....r.��a.o .�
38i `'�� s' � � \ ���� +Yw�amrru�n�q p
�,�n� 77.�ssn�r : � , , � �.�.�, �
, ..r.,Y,���. �' a � �
7yCOyOON
��) r �s a n xwum N� _s im — — — : � ..._. T .. _ �
jjY $� �1 � �;���`�-r�a��yM � — — , —
�I� a� t C�7 � C , �
�R� �.� � Y, \
�!C
� (.7 �nt 7Is VnU 4 Wl.A arl am
�
� a
�!� t� ��f/['R 9M 11Q1�IC!� ,�`'� !I 117!LL 1�41�IW i+l �
���# w�'���� 8� � . Kv��a tims __ �acamv�imn�mai-.�� �
r�� (�+�o�naan— — — � .'— -- — — Q� -- _. _ .- — — — --_. _ ""` � � n
� �� I .�_i�n un
� �8 ` `'"t� •n,��'S , . +k m
y v �+r e ���� + 0 '] � �
g �� - O � � ����J1i��v�nJ � l�
� `�' v1 p 1�I1%V�y'�7 lT� C7�77)M70[ �� 4►
� �� �
� lR'tN� 1�.1L,CCaOQ _���-� � l]'ii Nf 3'M.s
�---rasnaroenVwain�mww�n--�� � �
�
-,. Hennepin County Locate & Notify Map
Provided By: Resident and Real �state Services Department Date: 10/12/2015
�'`"�`"�.
�:��
:�:� l �'',,
02-1'17-23-Z� ' ,�' '
'3`3Z-1 i 7���3-13
,l
� \
'
\
�^���
.�
f
I' � � .
, ,.,_ -` ��
��,......,�____.,...�_ , _
._.- `�" � ' �.
�r- .. - �;{ --.-�....�,,;
r
- . �,
f � � i..
� 02-9t1-23-31 �f' �-9_+7-Z3-�?L2
�� t � ,�'--_ , - - f
� , ,�' , �I
� � '`�`''""_ �.�; ; �
� ! , t
� � �� :
. � �
��.}� r �i 1. �. 'f�L I — ......_.,...A.,.,.,.�..s._....�.a...:„ � i. 'r�
� � �„,� � �. � —•��y��..�
02-117-Z3-31 � ;': '�__ '� � I . ,,e�1�7',-�3-4:�.
� _` .,�_ ��„� ,
. .. �� �,,. ,� f
y i
. R �a il / l
r+ r�, a �,r
. .. /��,,. �,.�:� � y'' ,%
. . M1 ,/ � .,``..v:'�d 1��, f��r
_r�'�� � � ��
` , � p"
�,, � 1 ���� ,.�
�'
,/ �./"` ' �
„�1�=11�-34 �, -, '
� �'" 0�-;i�7-%s�'�3-;
� �� �
,��-
.-�
'� 02-917-23-34 Q2-'!17-23-43
Buffer Size: 350 feet o �20 24a 4so �
Map Comments: � � � � � � � � I
480 RUSSEE.LAVENUE
ORONO For more information contact:
MN 55391 Hennepin County GIS Division
RECElVED �0 6th Street Sauth
Minneapolis,MN 55487
a�, '�n ,���� gis.ir�fa�hennepin.us
� � � � � ia
CI'T1(OF ORONC?
- — - -- — — _ �
� r,� .,� --- ----- - ---
..�� ,:�� ��
.,,� „
.. ' - :,� ,
�� q-.- _ � . �
t � ,- �
� o` \ '[• � � �� a•���■..�1��,�� wlf���`�` �' \ - �-1 �� .��
r����' 'I _��I�V �. �� ����� i1�rr• rl,�`��7f� �r .
�a� _- -__ il ,+�1�_��� ti� t��'►�`1 r� +�:��� `� r''��� �L���'��1��! �
�� � ' � �'_ �'7� �' �'i'` 1I" tl.�����' �►'{l,�l��l� _ .._:��I - - � � �
,�� �-�—� ' ,�,� � ����:r�i��ii���+,�..�. _~� �����._ � � � ' � � � ' �
�.�� � i� ��� ♦ i .• � -!f
,, • '-�� ��+ ���I .. .�r�1 _ �► ♦ , ..,., � ►i �
,� ,_�. > - ��, �- �.+Ql�'!�! �. �, ���i� ,/��1���./{��!�
`,I� ` --�: . , � '• -,������:.:e��� �` ! �, i� �'i" - ;;':r�- i���%�� .�� • . •
� ,� � � . � - t���� ��. .� '� �'L��\�
� _, ,t,��_ . , �'�� r ���', �/�cl i���,y�- �
�� �� `,����� `�; :r �'" ��■ r �==!�' - - " ��1� _�1�,
.��� �il��:�:.,-��� ;�;��� �� ��r��.: . • . .
�, �� �.►.. __��.. , -
�, _ ' '�� ��� _ .- J . --- .�: -� __����!!:�j��.
+� �� � .� ' . ' �.f. . ... . _� � _ �. .^. .`.� -._ .1!_./-_ � ��1 ' � r
,1��1■�, ��� � �.j,,►.... -�j�� /1/_�.lr.�. . .. �! � � ' y► '•:,'.,,-=
-- - -- _' _ �.
•'�� �,�..,�:��a ��1�.' 11 � � , �� . �1!!..
� � � �.C�� � 1 � `�. �el�s'�, �._ `. � ��fl«r...y. `�:� ,�
, � � ,� � `��7����5_ _-I - ♦�• .�� ,. . . �- :.i� I
� *� r' �� \� �III r,`� ���`- �f='1 -=''!I� :7 ~ .� '�` , ,�• :�
�M1.. ���,��,, 1�11�:���.,�,..1.�_ • � - ► �• =-�..�-.► .,� :� --„. _
, .���»���_1�1. - - ��� � � -� ��•.� �
:4 �� �I b�'j' � '�' � � .,�' ■•..-�� - --... - �1 �.� �� �--�. l` • - -�.
�! .. � ��R ■■ .� —.� �•- .�.;.�.�-
�,�'�■�'� '���� �1 �I�\ I, 11���,�����/������..!i��,� �.�'� .�t��M) ♦���►
p� �; ' i:���� � ���' • tar �r�� �rf iNN ��r �trrI �.` �,�' a+ �' _ � ,� � _ ��:
I • �� �� �/'•,--.�:-• ■N�!"'�1!'��'I �.
:•�.Lf ..�1 _..,;��..;,..��,:„i,�.. ,
,�, � _,.. � ....:... . ,. , .. _ ,�:
�:";' :
�.�..��-: r►����- � �, r ;�. - ...� �_�.,_,�,,, ��.� _ ,.._
�� I���f�'s�l � � Ir' ��:�'•�:HI�f::� �`�'}\� �s"`��1 I ��'��.- _ r , ► « _ - r' -
�. r�r 'r f�`�
E -- ��� r� „s. '�ij�,�`I,�� .i�j�''��� '7 � �; t��� R!� ;;�� + � •.. .
%i `��i� '��r'��`,, ; ;,.r■ �'� ■��� .�^�„�,.r_:_%= .:-,
� ,,,, i'��1�T�.: 1.■ �• :' • �`,_ �
� ;�. - ,;.� �. �:....��. _ ��: _ r �..�:��:�-
�. � ' ��� �!�/�� i �E���i���� �-�� i � � � � • • - � • � • �
� � ,�,�` t
��:::..i ,� ' , �' "" ■l,��ri��l �,��;— `` �� . �r,k _. .
:,. �,-, -_ . . .� ._�.,��.�._� . �.r��. _ _ . .
1�����rw �`�er r •�• t + ��I�' i ^ ` �. i. . � :«,: .�. _ ,
� � �� � .:_� ��,� .
����� ,�� '<<� �i�, � �' r ����1 • �r�r,' ♦
�� - =• �' ►. �� �r�/' �'' • . .
� �,=���1. �=,�11��. , •; i y ��.�� ;.: ���
fi r"������� ! + ,��!`'�t .•. =- ���
/ �- tI `
�/ `.�.` � i . I � � .
.�� r� j�'\' �"n� t� � '�, � �� ' - -
�.,� *�* f�c �� �yw■ ' �+'���� _ _ Ir/� ♦�♦ • �:1„ � � �
���
, �����_a. �4�'t- \ .l, *(����� �' ����:} ' .i� ♦ ♦ 1 1 • r. � �
,•, ���f,.:- �r � s�'ss ��R; �,."�. -
i; ����.��, tt ti 1��i'�/Ji,�;= :� �r� '� r�,:��i:� :.✓ ���
11�1 i%_-� ,_�.�- �� �, �- - _;� ♦��♦ _ . ���
r ..►_ ,.�(:.`. '-
. ,, ,-,, '_
e {.�' , •i�'i�l� i � ;l.
.i� • �
!—��. '� �I�', _ _- --- — `-T _,_/ ` --
��.��-- l� •' �. L. � �� '�•v.•
r
�'� � '►��':s r s
,� `�.'- i I .; -- a ' 1�, '� `
,- � � �� r _ � ( � ��
�' � " ___ __ __ �J f
.111 ' ..._ _- i..
.. � ���J��� j '�. �
'���/^'�t. -�� I�ly������.ly� - •������
'rr�,ll7✓�I'Si-�.�:j��t ��� 1i ���
� ( ,.''.� ' .`� .. ;•-� �� 1 f11 . 111
�.�■ � :tl' 1= �►�� � «{ E � �� ��
�� ���;_.� ■�f,.< �, - � - _ - �
. .. ��, ,�r� �:a—��� � - - - -
,��'-�, � �►••��' ;��, , - �- _
/'_ -,.�Ay:��t � . �I�,�����a F���■,� s
, -- ..;�,;:�=a.��.r ,; ■r a + _: '� ;, ; _ --_. �
� �� a �=�.� :. �-�� ' .��- '��f� � � i
►'r 4 �� �r. •J
i �= �` �i I� �i+....;•,,,, < �.
�, � ��- ,..,�I�tr,� ,,�,��, 4 '�'`;
�
•♦ � ` +'� �� ��� /'" � �- ! 1 - : t i �
. � �14.
••� i� , �I ...� �� Y5 �� I.
-I,+,' �� r� � � __ ��;4 y � `..
'' ''` r �1� � ��
t� �� �
Y.1 1 ��, .( y
� . •'' ��, 'Y ] � ,
:�11 11 111 �1 11 -11 � y
.♦ � '.�. • f •".
.7 _ _ '•, ��,�
� k � ~ ', d ��� ^ ' <, . � , ' _
: "'► i . i , �. }r.. •§�.
� .�
� .
�'��t X'° �» � vf ��4� �' .."r,�' '°� ^���'"� '�yw' ��� �� � 1
.� ; .i A _
W ` �kr 1C Ly. '• ..�. _ �rt,�' • � � �. '.[� * .. . � t� >�' '�y « .. ..
��'f . _,t�, 1 ' L'c t '';�' � _ . , q*�� �� . .
V . �.;.,ry `�r' .. �a��' 8i . , �>.+�" �O..Y` �, �q , .+y
a �p'� ``�r *++. . , ' . T�,..,��� �� r r.
- �,b � ��. , , .� ,�`'�= •= �,
'-�, _ , °�aS _ .a� _• t ' �, � "�" . ��' O '�
:y� �aJ. y�c�'g ' zr�./.4k��'` �' �•� t�.� 1 � � _ ' •. � ���.< �.;� "��" r'�.� �nt.� '� d0
�
T . `
� � '4 _
. <.� . m ' .- u ` * c 'K,�
.. . • , ' .'• � . ' • • � a' �µ��. Y� .1�� ` . `� f.�
� . . �, ..... . '� �. .{ '��
� , i. . �
�^ ,
„. � !- � � �,3M�• .1� � � � e$ . �[ � � . ^"1.,..
. # . #
s�'. � �n a
.
`�
V iK " �
k .�
�
'
�. „ . _ .�� � - '��� M�'�'�` j�''`.�
�fi�u .,,,• �'
�' , .�.
�;. ' _ ; � e $., '`: �:� . �. ` � k .k . ��I� S, .
,._ � •" ,�, � t . . � � s.:
• `
�� ; � �, ., . �; � ,� �.� , ,
� � �. . �' ' � ' � �
� .
✓
f� � .r ..� , �X� � �r,s
. .. ��� �a 4� e��M ,�`"°y;�N� ..... . j.�.. � � . . ,�"� �r�� �� �V� � �
� a �_ � �,, � , k �'+k." '��°�y4, .t'
. •
. .
` = ^�+Ne• ��4: ..�� . �,.
_ . „/
., ,
., _ �
,,.��. � � _. ,
� . � ' ' j�'c �,� ` .�s o- .i ._ ..
, �
a ,
-, - �', . . . "
m - �• � ' � ' , � , , e ��y;
Fz _, ��„ �r, .a � , � ��'t
F . . 4
��,f .�a p ., �„ r��`. ,�!�'.6 .. . � ,. . �.�Iti.
_,�
-� " _
��. � � � .. )X ��.. «�& h � -i
r
� . , . . , � , +w
a � t A Y
f . j y��. f m , .� .
. � � � � ' � ��' . f �� . ��'
:„ . '
��f� ..' . ' ��r. �,.. � tl r� � �1
# 1 � k� �.�.� b.. . m�. . . *N+.�'..• _
��'��F^_. :=�,r ;� � �� �, - ' ��, �`
- F .,�_ � �� � ,
n�' y ,4�, ..
'��� _ g�` ��� .�`� . , �, � .
� � J,,.+� �•s�„s.-�. 9 i� t �,'- �4
- .
�
� ! � ,�" '" " - � t
�.� �
,} f� ,.« . ..--� ..� � ,., .. i.
, .;� ,
, . �.
� �'�i»•Xa,r i< ,. , ' . � . � .. '� ... �';,.
�a. �� �� � i_ -., �:»a r��� s� ` .. • . ��. `��,� ' �'�,� .
v �� � �,
;.�',,�`' ,� j�/�'. � _ ' .�`��s t� , . �
.
4
, , .
�
�y� ..� . . L'�� � � �' cr
- : , , . . ,�
_ ,
.
t, �� } ' ` � �`� .�`�+�5 �; �
��� ' �
` � �r . � , r; � ,.-�� �_�, •,�. � ��� �
. . ��` ' <<� �Syt . '4: � ����lL� �
�� � *��f . '�9� � �• v}..,. �. � �a€�8�� M
� " � '> . � � ,7 �
. __ . � , � ����r�� o
1► �;����'a 3
Y - . '� .� V� � � -������ �
a ' . - a�="'�f'% ?' +l �.. - ^ b ����§ w �
}� � r� CQ
,
. . . _ " . .r , w_ � . { r� Y
: � � � � �7 �JIY�yp{ So
.t. . . . . . . " ♦'j`. ,...Y�.�`F .��. ��� :1. .. � � C C � Ci
3 !3!�
' � ' ., _ i�F4 f' �
..�,.:,..- ,�.. 14, w..�1M4�a.wr..�w-+.� �
� . _ ._ i .. � . . -- „Jcx� w.. �� . a4.� �Y �... �`�r� " . ����� � A
Hennepin County GIS - Printable Map Page 1 of 1
— — � 8 � " f
� . s1 , ,.4,,,_. �_ �
� ��, �_ �. . �-� , . . _
� - .. , � , .. ,w,�: .r... � • . - ,
. . : , �,,� ,�;.
w
� : t�"���;M�, Y cy`x,.�"�..tii T rl`3��y �, ' � . •.N, � :�.�.�.w-�-�- M
^�• �'�S 7 �R� 6 �,�R1� � . � � ." � :�.
�,.',.y+ f��L7 .y��,O 'M�i���e �+P `��, ':ll.��l.. ��' �,..
� L �' -r`�� ��' -s ~ d`h�3� �r � ��.:,t . � � �+..+
�y� °'���/' � !". `s �' �
r �". ��
�`�� '1� ti,y���. p�„�� _ ' _ _4 `.n:. '�I
�� '�•� Y�; . � ,�,�` -,- �'�! �
{`� � + �r
1� -- •� ' i + y'��� M''��. �i� ' \� \� . .. ,
.6',�.. ' '� "�,' ♦�� Y �-�'�� � tl ..� �'{�a�1�.. 'ti �� " .�
r r.t;, "j�s, �=3 4�`� . '�/+ . �a. �. - ' . �
p l ' '�C,r,� _�P��• �w, .`7 . � � ��f � - . • � l t(
��y�� � ` w.�7�:,��'4 S � � � ^ t-a � � �-. #~i
o$ �T 9 �� '3 ` r�r Iyn �y�.+�>.
�� � ` \� i.� � . _ '" � L i M-� �►''� "L �'' (
� �� t'-; a �_ . ;.. e[,t^' � � �ca.. .....# ,.
' .- � � �� t`'�1_ '�T x� xir'�-��'�'��h'�� •'�,''y`�4J1`r (
���.���=�""�'.c" � Y y �.. ,� [,��.,y�J� � T �r' ►� ,�'.'S i-: L;� {
'Z�A �'_ �.�'+A�<� ..r M1'.weS_ ��r�.'•� � ,` � �TJ�� �r`�.?:..��F.a�r��1�.�..x �,yrC��J�!��,ji,_k•r I
6
�,.� '� ' . ~' r ,r �`�„�. � N ' '� �p��r S - `'''M 4'- t �. •{` �S� �' .
.' .' , `
�. . 4 * � " � � ` • ,� .
,. - . � .
e' � '
s • `� �
.
� ,. ..�. a}�,4 : 1 `.. +rr�„ � - ,,., . "� � - �� �ti� �'S• � -
.
I � � � 3�� �w + � 4� ��i Y.
.
" i
s._ . -
r���,t9 A:�' ' ,;�+.. i +' '.�, a e �' F,. ":�, y• � r-� -.e�• ��� - j �_�b��,�9'
� '
�.`y�'!�''�•'+.`s�'F��,���^ 5 � .� .. .. . „� �� } � ,i i�,• f T � .S.i.{.A'�1�ytl..._y_A
- !� Y. ` 1 Y � h� �! +i'f � �e� �_y�.�yi Tr .):�l9 Y.aa'�� f. 1""�y/
'C�p.s , y� � � � S � +ti �t ' �'rt' � �',` � s '~ 4 r� 6--i�� y+ �,,?�S'�:"��!.�,�,.4
1 f 7� F: � tij.��. �'t "'�
r �: ,��1.. fi .�.}, . .!l� �r � . ��� r�-�.A� �r`a tij �r. i �'1
_ r` 't ��'� � 'e � '�• �};Fsa y
ts„a .'a^�°t �' �'', ;`',�'�'[S� -4'_ P�11�'� .r���_ �}�µ.-�+y >'��,"`i,��.".�<.�e:l
v+ ,.�` �f
_�r4�,t� � ����.. .� ��a '�y 1i��r�6A '� ��.�.�.� y�.^�'�,�yZ,'!�- � ����' /r'1'�'�.� i'Y�; ti}'
i � ��� �7 $ ;y.�
� . . � .. �n,... t ���� <_�r. .�".,. R'�'e;� � .�L '�+�fl�Tr"�,('���� t �J ��1t L�• U+ ('. JiZ�{a_�
.�. */'. 4 � �'
+ �� re<;�'n"_ � �, � ?-#�' � . � yw 4. ~.a.ka ° � tS�,y; �I
�y�+� � .�'�,�,� ;^ •�.�� r�, S . �5� �"'.�. .yr(��•� z S ... �� � i ` ri�
b
"#.. . ►1-�. j .. �A..d"'&" `..�'�� Y' \•w o � �y, ► is� r ,���' �*'.�j xd
��, 1�� .
� ��t�:i �Jti . �� ` t' "� � l�s.� �1 s°" •i
• �.s a.A. .� .r ,�4'QFr �.,-�r� �'' ' �j_��� '' �" .�e � � `y, yL.. _ •t '�-�'4" -��` y� �� .t f�.p.
'�. s .
,� . �..,...�
...- f' .. r ' , �`.�. ��j + °:- �'�' "Fa'� r �"$�} + ' i,.. '!�
_ °� � '�_ ��, nr� '� �f' � ��i q ti u `•'��'r�y„ . ,� �i�
. a.� _
� w -�:w... *rw. ��- ,� ' :� � „ ` �a .'�'F i� i 4} ��� �7�'�ti;'�+.3--. .,i
:�{r� .�. :� 'n+�� 'r�. �>� *r y �:� � a� j� �.
• • .
.
�p -�..� . _ ��r . . �� •
,,
x = .
, ,
a ' ;
.7t �_ . 'f# .y, 4 : .� � � '-,�,J'
„ > .�
.� _��, _ . �-� � � ,,' �
` _ T M ; � `��;: ` i
, ' .` �� ' �t�"�� �� :� �, .',." :�:r� 4Y +
� ' S,�''-� ���
��`w � � fi,� � r�.��* t. '�..�' '�'[� ��, . . r-,�4*"_L �`:� �.-�s ,.. .i� ,�'
+ � ..ti �• � � .10, ` • -�i. �"r '� �' .. •. �, ��'i�.-�
��, v r' .7 '* �y_.. ._ �, �� � `-+ ' �.,� 4 .c.�r ' ..� ���r���
..
..
9E+ . .
i t �' "i.` .F �,.�, t�' ''' ,�i. ,� ,aj 1'.�r ,,�.G
}-h};- ,-'��,' . • � ., �, .:� 1, . ��`� '� ♦ -,s rY'
°c LL' `y _ `.^y4' �4 '. ,tp�.. �., "5.
r T �''_ � ^• ��� - �`'e � � ya r �" �` r� �� - �
���_ . ��,�� 1 =�� � m� j� �, • �� 'y.s*��, 7t �� :�.y '�� � �?
� ' • ' sr�• , �' '�w -�.• �._ ;�„ �.;.�
,`'_�"�K ��� ��� . ��fwi � 5�5 y ��t 'r-�,' "� " ti.�' �'�
��1 i— �t�I� i f �_ p^ ,�� �� ��.. .�°4 �9��.� •�
�9�:-t. �+ -- �nJM����Jr��. _ .�r�i .� �,� r� . .•e, :�,6, . �.�`.. "�n'� 1 �� s' ..�. F
��I 02-117-23-31-0003 A-T-B: Both � �ap Sca1e:1"�700 ft. N
ID: 1 Print Date:6/172015 ��3-
C?wnsr J B Carpenter Etal Trustee �� �
Nams: Total: ��000
Paf+cel 480 Russell Ave TAX �5,700.78 �
Addreas: Orono,MN 55391 Total: (Payable:2015) �
i �
Property Residential �� I
TYps� Prlce: �Tt,is map ie a c�rt�Natf«,of a�trrns,var�ous
HOme- Sal@ �eources and is tumiar►ed•nS Is with no �
Homestead ��ente�tion or warranty e�ressed or �
sbBad: DSte: imPfied ixluding Afiess of arry psrtfculsr �
� ,�P���U�e i onnatlon ehow�i. � �
Parcei 1.81 acres Sale i
; Area: 78.628 Sq 1t �e' f COPYRIGHT O HENNEPIN COUNIY 2015 k
�-- • �' ...�.,� " � 1��MW�Wa��
http://�is.henneDin.uslPronertv/nrint/default.asnx?C--45fi3R4_45527776�2_4979717 d1 d1 Sd ��i�r�nz c
,.... -�- �.,� �`.�i �� ' �# � "�' y� ..E� , =.. .. ._- . ...� ..�..._�.'W .:.=`.�;;,£�.._�.. �..yN„.�
�.,+,._' .. .�ar.." ♦x- ��a T"_. \ , 7 '� � -.. $ • �` S _ . .
�! y
' _ ' �"�• '� ,�' r °�'Md I�.x. ^ . qy t.. ' Z r'�4.�' �! �� +I w ;�::...
.
N° � 'hl'�!Y •�' • " ,a rt ♦ `•'.,y "' ii: # ��.. ,- .._
� T
Y .�
a ,, . �,..+� t+ 4 i��T� ' ' `.� � � .; �- � :S # - . .. z.
. ..� � .
• � ♦ " �k t �
J�..r -,� . •�-+� �-(�.,,W+ . . � .. «-�. :�., �``�x.�� .. � i�+`� �4r��' ',�1 �,,�*..� ��,� . ' , - r- - ` _ , - ra
. ' ap
- � t, � � r
p,,�� �•� ' +�+r-�,r� •�'qr �, � t
�� � _
�^7 � , . � rt.�. � �a • .
'�,.'t ` �• � .. � ��,1 '��. } * r��: ���{�� �����.. �.r . ""'.t� ,���i,.��ti '' � ' .. ��z,`�, � .�.. +, � F
_ .
, .
�
. •
.. .. � .. ., . : .
a � . + ` . � �
t ♦ .,... .+�. 3 a.�.-���+-ti f a ���l b�., _ .. ��,.. '. ,�� �` . . . , ,._ - .R a.�.�
� ,^, � F
; , .-�,- �.�. , ,-.�, t . �� . .r .. � .-
. .
' �° "�'�!���, ��- *... � i:: � � �„"'�`»�il., � � YiCl_ ,'• . �, �� �.�;,�. .t� �,� ,,,- .
s a _ w #�. `
. .- � _ . ,� , .
' r '��7 .,,,,,. �°�a 4i 1♦ �'��l.z t` L4� r'�f , � `,�-� ��� k -�r „t �- � x�i, . „��M , .
-
t� .
� . ,
��
. _ , - i Z �r
4 • ♦ . y a
4•y ..'4,t� � R• . i..t��` ��.s� �i . � il� ,*� ' •♦ ' 1.a •�� .. f�� �•Rr � y K _
•5Y �,
y .,. x . . . :R�
q� �
't: t .d'.:s�. !�:��4. r ��,`,T i ' `"w'.. •,�Y+.. . -�r•' , � - � " � ' - �y �j,�^ .
� ..�v�,� • � . ` . �+ . . � _ _ � .
F, �
�y�f.- .! •� + \ '�.. '�i .� � . Z„ � _.� .�. �� .�r X �`^ �.�
,y.,. • ' � �� *
. - i _ .
�� . —. �; �• -T�tK�! °:�,. - �.� ` ' - � '4•�,�'� %�- �" -~!•_ r� •
, . ..
�4� ' �� • • _ --
� ` � �
". ye, ,...�• .. � . � , � �p, � r: { t .`� ii�'' s .
- 'r"� `������,�! _ ��* , ..'�# .�� TI[I d .�i r„� �,�� -�f�� �.. ��� ��L.��� '�
» , . . , �
� ��'.�r - �� - '`y. „�.�.�` ���., . . ..-��+}f� r _ { '. _ , ..w�. .. ��j '�: � � � . ,
_
" .. ` .�; + �, • ��p j
,
�r� � ,- � ^ . .; 4� w' Y 1 +/ ..�� .?'.
P ��
� 4� l
, � F* b �� t � 'i � � # � �_ �W f.. 4���.e r N . �}i ^�Tt t y� ^"'1
. � . ,
.� , ��. �R..� '`�t7 . Sl� I+h � �.��` .
ro S � _� � ��. ��''x°��*°,���1�+ � ' � � '� �.. � �� '�����' �.� 'L .
�'w�. � `� ��`�� , � � S �'� °�"•= � s^�����.� Y- ti# y �rt"�-i � ` ��r .• .
# , � _. • �; `• _ ,� 3!�,�- '�g.� 1tl1 .. ^ � .fi . �`' . �„� -� � , � .-�'
.,.. r*a� `� ��'' . '�y ._� ..t—��. � �'.y" � � '�r ' j a, • ,�{
,�. '�, .� -�r, � *''�.# � ���� r, . '4 i't`�+, ,.s; . ,� '�F
-,, .
+# �'� �=' _ � .^..�` �> . ..
.. ` R} � . . ♦ � �"'
:,►�t i-" `, • � ' ' .: t -�
.. � .� . �.4'..� :s . , - 'a _. ". � � .. , 4 •
a •
' - :.o^ .r ' �.� -aI' � * - .s. +i �. � y * �d
_ �j*'�`� %�.�+ ���4� ~�s�� -� •�~� •���" ���'��` �"� �v,•� `+,' _
� . � . --��� ' '�� =;�rF`�, �.� ;��_ ~ ` '. - i,, '�
�,±� ,.� ''-'�„��o - :: a �
�,� �w, � � t _ - ` �'s s� -.:_ � � '�`��� ,�,>
- . �� �`,T: y •�# � -_ti ",.����
,
. �� a. r'1 : _ , - • � �+ '� ` �.
�� ,., ' R`9 ,i`�_Y �, ��'��^�' �',�S � �. _ •.
�
,
� :. � \ rt. : _ ..v._ .
�. . _ t_ �s` � . . �j�' ... ,�.._ L � '�'` -��� t -e� .
l� •
. � ; 'T �'' � �.` � ;
' ��• �� - ' 'w. �rr' � �'r � w' ,� l
� '` . " - ,�` �� ' : ��` �--��� :'a �.� ;S� -
� i �� -- �„�a�.
,�� � �� � '��;• " �tr f: S57 .ti �'� +y �_' Y` � r�
�(.}. i ���� \ ��„� �y,;�
��+ �. - ,i"�' _ .'f ',-�`� ' _ ��ri��F - '�� _ � :r E, _ � i✓,y� � !�Mt ���;w.� .�. .
'�. � I� � i �r '�1�` � �` ����� �� ¢' �ti`a� •
_ -
� _ .
4- - �:, a� _ .. ,
• ��+. . � +� •
. ,S_� � - , . � .
'_ �;+C��e. ' a �. A! _ . �Aw � ��y��LS'�` $ � l � � � ,.. -
a+�
, „ '
. �
,
. ,� �����'� � � - • �;���� -
. , _ � . .. _
.
� - - w - -
�. �� ♦. .� , � �-�a ,ti, . .� P��.�s . _ '� r t`, ts �I.. � .Iy y?+. � _ a�'__.��il'JYYL y_ . . .a. .,...�
, ���,�;�
`�,�' �I' �� � � +�'� '\-_r�� � �Y "-!�'?�_ -- ._,a � __ -'� IPF'i�Rl-!u} -�;_aL..SY�.nI�� _-�' .*.._ �a ..•"."r' i:r�rJ} I!
y�_.��_ ..�... •iJ4_.. _.. ��_. '.5' • ��'ra�� � 3�.• � . b
��,1�V;y�'�rmy��ts+�tt3aarrt�C/6�a�x IXl'F? e i�.^4n �
LL
�' `
�
�x
W _
U `� �'J
a ��o ,.r
0
� '� �
. y
�
. f i � t���
� J , ' �
t � C
I ,i •
1. ti� ', f;..� y / ' �
- � . ��r _ � . Y � N�
� �� �*� ` ' , " •
, � .•�` , ��� , � � , -. : " � • � •f}f ' �'
. �` i ` � , ��'�Cj � ••�� ��.� l /i�� ''O� ,�' ' �� �
~ _ � ~"P��:1 4 ` ! J ■ ' , �` ' �• O I +
` • � � �
` ,� �h � �..� � 1 �
` `� ,,,, '�.} u � y ` ` � . � - - ,. i .. r' y • _ r, �
�. � y • �^" r ... __ .
.� .� � r _ .,. � � �.. ... ^, ..wi^M_`���� '"--�� �_., _ ' � "' _^ \ �
' �" - , ... ^ ., ... _ ,_ .. � ^ -� ' � �- _:�Q���� Y ' � . - � .. �
\ ' � ,,.. � �, �'� .. ,� _ .. .'_ _ �.. • ` ,'+ , � �
^~ �, / � � ' - . 1 ' �
r � � '" � � `• � �. ' � t, {
o' �
l ' ' f � , s ,• ` - • '
, t ' , .�..-� . ... "� �. ' �
, , ti � � �
' y ; �6 . � j � ' t . N 3
�
4 i ' � � � � ��� / I �
's• � �; , ; � � ' f 0'L'b ' ! � � a
. '� . � ,� ; t _ . ' r , � _ � � � . � Y� �
;� ; � � � . . o • - � - �
. . .. , , � j
.. . � „ _ I ' � ` • , � . t '` . � � ��� �
` � ' � � ^ �
. .. S` . � 'l .. . � �' � � �� ����
. . ,� , a��„� �
t ` •� ~ � 1 �� �'�� �
i����
1 ' E � '� t � i � �$'s���� �
t ,� � t � ' o ,r
r � ������� �
' �F+�i� �
:r.-� m � �a����� �
� E ; j � if"fl� + � l � + � � ` 1 � � � � � � � d� �'� 7 • '. �._ �' �'� I�1 � } i � t � _ j ! j fi [.� (.� '[.;�, � a �fi. r
E } ' �' -�,a�j° , . � . r t t ' ; ' + ,i ���i i �; ��il:�. j_ � �.�.� �� :1��.���� :• :�.
� o I I t+ i ` � � > �! �.
� { •, + .� 1 , l' ` � * �`
� � � � � 1 j E i �� ,� ��, ��' •�f }. ti .1 •�t 7 , �! �� �. ,'• •
� � .Q I � � i E I i I � I t �� � .� r.. , �03 ~�� "f f s.i i '� ' . � �I � � �� :(. .� .� '�`:. .��� �•F
� � � t i iili� 3� � � � 'I. � °'� �. • �,� �-��t � � � '� f; i .I � •; i � , � t{�! � ,,,�� �' �.'�'f� �' � ��'�. :j=r. '�:
� � . � �— :i� + �� � ; � � � i ► .� � � , � •+��� � �. � � ,,
� � �i � . ) �! ( Eil ' � �r''
� � � R IL{ � •� � ! � i � �.� � � j � + �� `t• ��
WN � � '} �: �� '1 [ � ; i � � E�.� :'! � "�'� �`'' '?-' {
a .E � � , ':� - �� �� • ' �r ,� � � s`i• '� ,:_ �
s . . \ �3 ^ t � Y �,:�
i '� � � t ; � � �� � � � � � � �-- •-�• � �.� .. � _�� #� • t���..��. � � .I E I �l.i �., 1...� .; _
� � � � �, f. > � �'��+ . �'~ �^�� ��' �—.�' x .� .� � �,�.<.� �� � { i ��. .�;i :�� '� -�;•I�.
� � 1 I � � � 3 ��p � •} .r�•F.. �-�� � } 7� �� :i�,�`ti: •�
��� i I � s • � � '� •� i• ^"-' o
, � � � f► � � � � �. ;�, . �: � . , :�; !.!a�_ �� I � ���. , . ��.! �� .�� :,. ::w�.
, � � � ; �� ,� ; � _ . . ,��� . � . . - . � � ° s ti�� '�si �f. .�- ;' �
� j �� ! ! ;. � • t ' � �t s j r ; ;., � -� ,�..w�
I� � � :� I , � i l E � t '� . � . . . .� � � �� �� �i G�F. }f .�_ � r '��� � � " ` ..: :',��.. �F
t ! t � :� � t• ' ..
� E i �� f� 1(i 3 � � I � ! ! � , . •a�» T . . . .. . � �.' �,� � � � •1. � i:-� ���;'��t•• ; �l:�r:.�.�•�1�9 �� •--�s �Y
� � F ' � I�� I r ' <�. !� �'; ' '�:l'�, `'f1 �{;,, ��..
� � � � � � i ��� I i 1 :i E � - , 1• ;: ry t' � �r � �'�.j.'.a l,�� r�+�-��:� .�' '�„�,��; .;
i E � i � , ' x � •7� �� �`l..�.� i.�• '. �! i:�•t" r�p .q' ..�
�' �i � � S , �� � �� ��� ! � ; Y ',. ���'- . � �,.,,k� ��� i� "�Y-�i�r�: i. ��i.'.��,! 1 �V �'' ��. �t �
j t��4 � f � � 1 � � � i ( �� � M � , � +�1 .'f; . , LH l , . fj '� I;� f� f� l � '�( 'F�. :��
_ � � � � S f � � t I ' � � t' 1 i �- f �r h
� � j I � ` ► . t1 ; I �. ; � �. ' . :Y
� � + �.��, �r '11Yy • � t•`
' ; ��i �l � ' � �f� � f � �� � � � % '"7 . � �`YS: _� A14SN3�i�.� � :;';:� `�i �. ' ;, f ;�; : r a.' � �� �. i �: .��� :j.. .�..
j � i. �; � , � { i i.i 1 . .` " . ',� '�, "f.j: F ;;# , ilr .� �� - � ' � t ��:}: � '.t 4
E. � � + � � �T i" . . .. � �� '.�,�'
� � � t � � � � •t�'� 1
' ty� ��: { i : � : '�� . �� . �g�� . � � .�. i { �,.
��` �•t� � i � il � � � 1 iil � � r � i y��r:� , . � . �14 +� �'� : . �� 1jtf'� �� 1 =F ' 1 { �_ � I i� � +.� :� � `i.:,.� `
j � e � � � ��.1 � � � � � ' .� f•��'� i.� . � � �7 i i �,� t, ; !1.'�+� r;�. � ���:k. y�� :�' �a
i � f � � � I`� �� � � I ! � ,Y".,}rY'-.. �. i-r , -_^'�°: .�, �' Y•� �i � i �� � '� i i t'i, "-� }: .1:[; ,�jt- �.,'. •'d;� .i
j i� � � a � ' � � � �� i r' L .�... .! t i � e E � � i++'I {� .1 ��� c� *_ .
� j k� ;�� # � � � +'!�1•' �.j ``. �.:_•i �^ _ : • + � ; � 1 I , ,,}�� y, .: rr�;
�� �� � �i • f '� � -nn � .�:f : � �� �', . .. �4M '� t .! :f � s [ � � li � �,f ! '.�.F����; ts' � i ' 'y, ,�':)����f;�? � ���'r•
i � 1 t � 1 E r . , 'J � '� . ' � � i � � r '` ��r- �.-.
.� r.�_ t.
� � '. � � . . • � . E'.�� ^y ^� .� • . . . 'a ,'.h:.
� r �� � � i � � � ��.., : � ►;, , .;1 f, �'�: � i`•� �1 '�. �. `; � #�,�; .j (: •�'. -,d'', :�'.`�j��" ,e�" ,�
.�. � � .� [ }-. , ,.c� .) ,��;F-�r. ,,.
+ � � �! ` �� E � � 't.iF. i i �� { i-�:.I• ��t :f i">' ;,�:.• ..w
! � � � t '��1 i �.� �� ! i - �.�r � . �f i a � ;• ��,� 1 �'i_ ��.• � �;�1: •��'�: •� t'' ,{r�,,l
; �� `I��;. �1 � ' � � ! � � �, , . . . . �� ;�, . c. i . �_� � :.�� ` ;�` (��� I�.����, �� ��,��; �:� i�. �3:
� i . . . � � , . � i '.�1,�► , ,.���}��i� ;��f• �° Y.3, — �.: ��-
i � i - . . � '• . ' . ' ' �, .'����� ��! •�� '� �` ,� „�' " ~.' :
( � � � � �•I �� � � „ � . � .. � . � . ' . � • ... . •!' ;. :;, °.,� .r ��:• .� :"� �
�� � �. � � � . • , • . . � � . . ' ( 't:; : . , �;�. .,, ��
�, I � � � � � '�� �•.. . . � ,�. r :` .+I�� 1�'F•�� ��'�+�i ���:;�, .��� �� ,�.� �:': •�' �� ` /!
�.f � � �� ,_ �: , . � . .. ►:. '�' '��' ���- � ' y �'�' .� � `.��• �r ;y , .t.
� ' � ( 1 � • • • . •i .� �•� ��� •� .f�> i'� •�.�i-t�j. ��•: .�� r �:
1 �� ! �-,�-.;... , . �i E� � i� . �. t �'��:: �,;� .,�
�. [ �� � �,�r,W'" . . •• , , . •. , • f i �"€,;, t �;'.��•i �..1:��!s f:s�:;� 'r'''�.. ! ,, .; '�' ..x
-� ; �3 � � � , t kf F { :� • �-i!6 . ; • , '. . . . . � i . -.� . , . �. � . �, ;, ' ��: :�i
' E �� '�� ' i� � � lli. �"� i � .i1 �.a . . ' � � �� ; �it � :1'�. =.�.f•�'�•� f��.��1a:�'�'� °'t.f. _f� �`�`' ��r' r
' � �' �'� ` ' `�;ll � � a � � ! � ' ,. •� .. . '. '. . . . . ` � € , �a� �� �., �+ Yi� t `. ' �; , `., ° '���" _� �
�� i� ' i I ' ' � � �f � € � � , �- . :.; � '.'.` .��- ��' `� '�' t,�° ?' � `. ;`
�� � I�i � �;E '� E�� f � � � ';e� .�,�� . . � ,� � t1;.�.��'�!►. .� ��r����{_�; ..��:�.�:j�i: ' ;� ,#.";' y#.t � ���- ,.;
I i � � . .;r. � i. 'I .�. �� f •,} ,,;�
, � . . . j
r . � I � � � , � � �r • ' . . , J t • _ .,(�� 'F. ' � � . ; �.: ''.�..i. :� `.• t.
.� '�
1 � � � 1 � � ' � f ' . ' � _ ' ! ,� �:' � f 1 r•7 1 �� ' 1( ` i f •`' ' •+ r � �.
E ` �� f� ' � +� �� f �. � �� � � I � . �� � �!' i + �' t � ' `. iil .� � ! .I � �- - �.... ` .::r.
� � I 1 r i F - . . . �. ��' � t ( ' ' k '#� �,�.. � fi' j- �, '
E 1 �� ��j f �� � � ' • . • ,• �11.� ��a � �• �'�l;,�'�• € fi�;� �' !i i•�.v.�� .r
i � � �# ; � f � � , . .� .� r. �t � ,�; �• � ,. ��.,
i ��i �# �F ��� ' �•� f i j . . . ` . • � �.• . '� 1�.� �_�� '�•f• f.i + � �.. •r fl;F j• p{.�3 �' q. .icY �« �' -
�� � ' 1 i i , , ' Y• �'�f ' . � .� j t � � � �� �� ��� f .�, ]�t•��'3' - � �h ,•,� stl i
l � � i � � # � �! + � i � ' � i � f� u: , � ' �i�" .�. '�•�� aI� ; ';.� # •,• �FEi � it• �i: " ��° , 'v
� � ( + � � , t � '� } ��. t, t !. � ,�.
� 1 � l� �i �� � si ��! fi ,. .'� r, ' • � �" �i'�'� �1:� ��. �� � " �;�. .; '� � �;•
; �I �� . ..� � � ; i i� i� ' �� ����, �} �°I ,�P�. �� .�:�:.
� E : � � E � i �� � f � � � � E ��l . _ �:. . . .�� �:�. �� '' r�t��l � �� ���lf � ��� � r: :� �,' �:� ��: ;
r. , , . ., . � , s� � �� .t �:; f '��.��.,,1. ;
f I � � �f ��� I i � �i� , ' � .. �` . ��. �,,�►�`��I. -!. ;�;�; � � �r � �I� �� :� ,: .�_ � � ;:�: :.> '
� 3E �1 # � � E IiE �.l � � jE �, Q. ,�' � �'� i ;'� ' � il' � �� �� •t � •�' � ��..`!:�''��` ""�
��i � ; ' {( ' I�� f � ' � N�� °e � .'� . � . , � �., � � .�� � � �a � , �f , .� �� �� f �.�.� ��,�. '
� � .' � ��.: :�
� � ` . • ,.ar•�. ��. � ' � �� � � � �' � ' � � � F : ,' (.t,�.�:';� .
1 � � � 1 ; I � � Ej � � �'+ � . .4i�r.'w . � �� � ' r li ! � •i �.y :.
�� , � � , � � { . , . . . � �. � j � � � I � -`: �{'
.� .i � , I �fi � � y. . . ..� . �• f•,�E !' `; -j � � ,( ,�..-. r' �.
�•� � � � � � ' t�•, � �� � +♦ i,�'' � �� � �. . ..� �I:,�
� y�f f '�•� >>,
f ,� ; �., t�� �, .;�. �, .. ,��� � �g �� .J � 1 � ��I�;� ; �I t r j � �, ,�� h.�. ,
' ' \ 4// • �• � '! 1 •i � 5r! �l�i}.: l.;
f.� f � � f ��� ; � � i ! �..,�� ' ti �• �. ,� �,,� � . �: ,..�� �i �r�� ` ; ,. ,��,.
�i � � � � f � �� € � ��' i�� ' ' •.. �� ` ��?f� �• j� ,� '�����. �' �,� �,� ,� .� - '�. .4*�..
(.� �� f I � t j � � � } � � ;� � i i•� , { �y i f '' � I� j'f t:�`�'� .+� �;`.,���.;'.
4 �.� � f ' j. ? � s;� �� :1 �. � '�`
1 ! � � � t � � � ' ��� � _ .+ { . , � f � �.; � � � .�it .� � c c;.
i� � � t ,= � iI1� �: � �� � =�� I � � ' � � ,:1} i��( �� � . ��.
j � ! i y � I I � ` � �� ' ! {) I . � ' • �3i� 1 F' t !. .� � . .r '�•,,�:
[ �� 1 ! I � 1 I i l � .. �i . � . � .� • � i I ?�i�.
� j � � � � ; � ; kl � ; j '��# �; E ; �,;� . '� ' - � �r.� ! �' �� }t� s� i• ��i.� � i�i. � (.' �� '� ;�.P� �. �+� '.�. � ` '.�.�.
i � � � i.� � .� i � �� i � � � E 'i i• ;• , � , f �1?. •� '4i�� � � { �il �� �j i �1 f � € �. �-� � '�.• ;��j1.
i ; l ! � ► il � �� � t�i / � s3f� E1 � �. � E � ��'�i •►�I � r� � � ,�.} �.. t`
I � � '� � f � I I � + �� , � �. ".,
� � ' �. . . ' i �'' 1 :�. � � ,. f ;1' � ;,:,'
� ,-s . : r. �i �. :� � � .r��.•.�• ;..���'
�:��� � •i" i �.+ i + y� � � +� .i'�#.', .! � .j �• : • , }•.' "'.
f , �t :�.t`' i
�i }'I � �� � �7�� ! �. E � f �� �� _.�'.�.' .,. �• i. ,'� 1 } � � � ¢ 4 E f' # � r�. � •� � �
,� � E .� � � ;.tlr � v' ' ' � .� ���.�lj ��€ � � t �.�� R � �� ��{ � 1 , � �
i � ��j � � r 1� � � �:; � � ���� �/�, \ �� i � . F� �� -�•j ; ( � �� i � ;.� � �; � #. f
, t ��M-�., � ;ip . ; � . , �'�•: � •� 1 i 1 � � • i � 1 ! � �� .i. t :�•1 ;.. '�i
� ! !� � ; ' # �—',`NQ� � '; � � ( ' � ( .i,� ' _ ,� � �
� �• � � i � ' � � ' � ''� • � ' '� � � '� , �� �• F '�' ` �•.''
.� � � �� �N� K .` � . � � � �I � �� !
� i � �� .; �� _ . 1 '� � . . 1 � �. �. � �t� � ...,
� �;; ��� .� . i .� � � �' .� �,.�- i�
� f. I .� t f� `- ��� '' . -� : . ,. . . ��j � �. , ;: ;� :,:�.
; I � i .� -ts. , , :�, ,�. :�� . . � _.._._��� � � � � �- r , .�: .,.:� ,: �: .�. �� . ;..
� � � � � � 1 � ( `�: . , �. ^.� � ,' _ .3 � 4 � r �.• •� �' � � � ,�,�' .� ��' .
�e � �� � � � i
[ � 1 � '� ' �•�. .., � � .M ��.; �, N. .� � ! �,1 �. G � .; �� �. i. ,�I ���: "'
'f 1� 1 z•. ����y . . .� •I i •� �•► ��•� •.�' , ;�
, € !�i 4 � � � ; ; � , { � � � � �;:�' _� �z. �, • � ,��- . : . � :��� � � � � � �� i� } , �,, .t ,' �. ��' ; ��,�.7 1. :��_?'
# � � ; ! I � ' � �., j ' � .� n� . .. . : ..;---I," '�� ,�`� �.��.� i �� I�,. , ��: ,, >. , �
� iz. , � � � , I E � � � ' t �; `� ,1 4 f • . . !_ ` �!. E { � �.�! ��' r t��� f: ����.� �'�� � �• .��, '; .
. j -� ., -, • �i A � '� f j.} i .� ,.,:
� �i � � � � ! �� F j � � • 1.• � . .• ,� r.. ' i i.� �� � ''�� � .�� � �J.�i'��� �. �- ' .
� �• � � � �� ��i ,.��. � F. � � �' 1 .! '�'�'�•.i �, � �,� ..
�� � � � ;� � f ,�� j i + ! :��� � •� � �: � �; � :�. ��.t � � ��.i,t�fi� _ ��i.� �{ .; ��,�r, .�, .*. .,: ;��, .:�� :;w
a � �'� � 11IJ " 3 `' . I .� , i i� { k �•j.
� { � 3 � t { i � � 33 j � �� � � � i � i• :�^• �� . . " ���� �.� �. -�.1�f) ��� � � �•'j_�k:� �. .i' ��i�. �; �� � „�a.. 'S.,,.�,•
� � ; t 1'� i: F � � � i i 1 �. �� �� '�s.}�' . ��+..�ww.. .•, .{ r S� ��`� ,�! '{�` Sli.; '�. 'j:Y-'}e.
�� { I �_ 1 � �,� f � � : .� !� s. ,,i:�@ :.f'•�� ; - . ,�. 3 ,���'�, �.�.�� F `�,i�I.'�`• •��• � 'T�� �� ,i.:s"
� � � [ i � f f ���
1 r 1 1 � � ' 1 •�*• `s_ ' _.,r�.:.. ,� � 1� {•.• ����,f t ��i� 1` 3 �• ,€' �� .i �'x':4.
� ��'•� � � � � � � � t i ° i� ' r. , , _ ' { �• � �fi•� � �. f � ` '�'1,yt � `{ +d.�..
! .j � J . : :s � _; } � i �.� :.{` 'I. y � r• ,� ''y.,� .:
� ��' ; � � � � t�i . _. � . , ,:. . , . . ` ��•� �:� �t 4.�.�. i•E j . ;�..], ,F ,��' .� �s,+„��.
, .� I , ., � � ,�,• . . • T •• f��� { '� � �' �'� .� I #(`•� �t .}_ '��•� ��.. ��� , �� - .�,.
� 1 1 �� � � ,�,.. • �'�.j ' �• •f 1'��� fl.�`Fi r�•'' I� ��• � �'��:�� �'" .
� � �` ! ,� . , �, , .;�. :�. �,�;.. ,�;.
� . �. , :,� . . ...: y. ,.. �� ��� i �� (�fi�' � ���:. ��
. E ti �4 �� . ' �` �� ti, ', ,: .�: .,:
... s, ,,, �t � ' ?. -.:•
. . . � . . T , .� . . . �..: _ ''� + •f' •.�^4• •�'` '.9... ,`�� ; . , .
! .. . . .._ , k ti..• ..4,. :;�'. :�a• . '.' , r•/�1� �. .. :•� `�• +ti� %';�' '�
f 1 . ,�j, :r _ .r•.. 1M� �.�. ..y.''�� i �:�r
�• { v. . `'� �., . .T'.7�, / •:v r,� 'i1.'T`�...
,� ��1. f . � � � ` h
-`� �,J„! .�:n�'}' :� �1t�•`-.�. " ' . �' "r ':, �^.y.• ��:�:: r.��� �
? ' `•C.ya { .r�'t. '�"•,�d. ��'���' :l,;f�� ir �-'•��.
:`!. `,�.' � ,�� • _� . �� �:•': : ;: �_ 'r. •► �r •�
' r '' y •w r: .a �t ;r�. � .s�r .. , •. .. }.� '� . {.ra �. � ; :,� �f' '�•
';C.tF: jz: 'a ,�, .n. �.` - �!� � .��. / '\f � ��. .�}'.. .R � •, , i ' . :
. � �s• w- . .�4 � .�+i w ,x •.�;j : �yY'.��y . t' .. "r .., •e� .r �i i�AiwA.Uy�`�.. t 1
•�� ' ' � _ . ,<: ' . .. �b�:, ����1�
' ' . �.+. ; , . ' *'�" ,�.1 '�c. .. . .�. •. , . • ' , ' .. � _ • . . '� .y: �'�,�'?��'¢ri�t'}:i.�:;;1
�1 ~ • ^ .'1/ t. .}�.�• ,}��'��,ra9,
;.r-. • . �.. ��:, . . ' '�� _ .�� '~ . . .. ,. . • .' :`. '
- � ' . • . � ( ?. + t5. • � • • , • . ' ! . '.v-.. � . .:n•� . , 'e'�%�.'A. 1,'�S.
" .'�! ., .�.' �t 1'.��., '��•A� 'l� ''�'•'0' 1'..'�' ;;.'A�, .�,•f.�•..
. .� � . . • • t. t, �' , . ' _ • . ^• . � �t` . . . , '' ., .�'�b+.,{,•:,j,�4"..��w}%,jSI ��,:n'�'� '�'h
. • . •yf. x • ', w•. '1 .�. . yy. • . - . i .`' � .. •J' . , . i�.. '1i^i :� 'q,+�_.;�;�ii;�'.Y��i;`�j4+-•
. . � r. .�tii f• , • . � . � . � J��,.:.. . . . .. �1 h�. - , '�„ .� ,:�. �. ;.:�•:.s. 'C:r "r,•ti'".rlr�
. . . . . ,., . . �� ,:.:+,-:, .`•�i►' �"��a:w,3
� � .
• „
k;_,�-.- �- `' PC Exhibit H — f
.� �. , �i� �►f o�,allo
'�_ �
f �
RESOLUTION OF THE CtTY COUNCIL
A NO. 1176
� _ � � _..�_.._.
DETERMINING TgAT SANITARY SEWE�R
WILL NOT BE piZOErTDt r `Fn THE
PROPERTY AT 480 RUSSLLL AVENUE
WI�REAS, the Ci.ty of Orono is a municipal corporation organized
and existing under the laws of the State of Minnesota; and
WHEREAS, Sewer Project 80-1 was initiated by the City to solve
existing on-site sewage. treatment problems in the Minnetonka Sluffs-West
Ferndale area, near which the property at 480 Russell Avenue is located;
and .
WHERBAS, the property located at 480 Russell Avenue contai.ns
approximately 1.8 acres of dry land according to alI infos-zaation available
to the City; and
WSEREAS, it is likely that future on-site sewage treatsnent
problems at 480 Russell Avenue can be solved through the use of on-site
sewaqe treatment syatems, and there�ore the praperty ha,s been considered
for inclusion in the 80-1. project only at the owner's request; and
WHEREAS, the owner o# said property has indicated a preference
for eitrier two sewer services to provide for one existing and one future
building site, o� no services at all; and
WHEREAS, under current zoning regulations the property at
480 Rusaell Avenue cou].d nat be divided to create an additional building
site,
THEREFQRE� SE IT RESOLVED, by the City Council o� the City of .
Oroao, that the property at 480 Russell Avenue will not be served by th�e
80-1 sewer project. No sewer service stub wil.1 be provided to the prop�rt�
and this property may not hook up to the public sanitary $ewer in the futw
Therefore there is no benefit to the property from the construction of the
sewer. Future on-site sewage treatment problems on the property will be
solved through repair, reconstruction or replacement of the existing on-
site gystem.
Adopted by the City Council of the City o O�.ron on the 11
day of Au ust , 1980.
�
11 am . Van Neet, Mayor
AT ES :
:+'� a er enson, C ty A n strator -
f
� PAGE 1 QF��
'� :
� ORONO CtTY COUNClL MEETING Pc Exnab�t� � �,
MINUTES FOR OCTOBER 11, 1999
(*#8) #2524 W. DUNCAN MACMILLAN, '170011820 FOX STREET-CONDITIONAL
USE PERMIT-RESOLUTIQN NO.4365
Sansevere moved, Flint seconded, to approve Resolution No. 4365 Granting a
Conditiona! Use Permit per Municipal Zoning Code Section 10.03,
Subdivisions 19-21, File #2424, 1820 Fox Street. VOTE: Ayes 4, Nays 0.
{#9) #2547 PAUL PHILLIPS, 2140 SIXTH AVENUE NORTH, FINAL PLAT OF
PHILLIPS WOODLAND TERRACE THIRD ADDITION
Peterson moved, Flint seconded, to table Item #2541, 2140 Sixth Avenue
North, Final
Plat of Phillips Woodland Terrace Thlyd Addition, untit October 25, 1999.
VOTE:
Ayes 4, Nays 0.
ENGINEER REPORT
('�#10) REQUEST FOR SANITARY SEWER - 480 RUSSELL AVENUE �
Sansevere moved, Flint seconded� to approve use of one sewer unit for
connection of 480 Russell Avenue to sanitary sewer with the property owner
responsible for all costs associated with hookup, including the connection fee
for the Minnetonka Bluffs sewer project, and Cify Engineer plan approval
required. VOTE: Ayes 4, Nays 0.
{*#11) REQUEST FOR SANITARY SEWER - 925 BROWN ROAD NORTH
Sansevere moved, Flint seconded, to approve use of one sewer unit for
connection of 925 Brown Road North to sanitary sewer with the property
owner responsible for all costs associated with hookup, including the
connection fee for the North Long Lalce sewer project, and City Engineer plan
approval required. VOTE: Ayes 4, Nays 0.
(*#12) AWARD CONTRACT FQR WELL #1 REPAIRS
Sansevere moved, Flint seconded, to award tl�e contract for well number 7
repair to Alberg Water Services, Elk River, Minnesota, for a totaf base bid of
$29�765. VOTE: Ayes 4, Nays 0.
{*#13) REQUEST FOR PAYMENT #2 - EDGEWOOD HfLLS SANITARY SEWER
PROJECT
Page 6
. � ` �'
REQUEST FOR COUNCIL ACTION
DATE: October 11, 1999
ITEM NO.:
Departrnent Approval: Administrator Reviewed: Agenda Section:
Name Gregory A. Gappa Euginecr's Report
Title Dircctar Qf Public Services
Item Description: Request for Sanitary Sewer 480 Russell Avernie
We have received a request from the pmperty owner at 480 Russell Avenue for connection to
sanitary sewer. This property is located adjacent to the northeast cor�r of the Minnetonka.Bluffs
sewer project. There is an existing sewer in Russell Avenue at the southwest corner of the
property. This pro�rty is an existing developed lot with a noncompliant scptic system. There
are no septic sites available on the properiy� as the hause is located on a hill surrounded by st�ep
slopes. This property meets the criteria for uso of one of the 50 sewer units available from the
199b MiJSA expansions comprehensiv� plan amendment.
The 1999 connection charge for hookup to the Minnetonka Bluffs sewer proj�t is $10,930. There
aze two possible options available for sewer connection. One option would be for connection to
the property at the southeast corner, and installation of a sewer service through the southern
portion of the praperty. The other option woutd be to extend the sewer north on R�ussell Avenue
to the property Iine. This would require extension of an 8" sewer Iine and a manhole at the end
af the public sewer. We are recommending that City Engineer approval be required fo� sewe=
connection plans and that construction iaspection be required for any work in the publie right of
way. The property owner will be responsible for all costs associated with the sewer connection.
COUNCIL ACTION REQUESTED:
Motion to approve use of ozbe sewer unit for connectian of 480 Russell Avenue to san�itary sewer
with the property owner responsible for all costs associated with hookup, including the
connection fee foz the Minnetonka Bluffs sewer project, and City Engineer plan approval
required.
� t.�
� - ���.
��1 � �,\ � � �
1 . 1 �- q:.--.- -;,�
_l ��__i
� • � __� , ,�� �
, �-
a ' � ►��, �-
�R � . � i ��I;���? - !
�"" P�' ' � � � � �r-��
1i�� I,f. ' �, :� � .'� r!��<!
� �^� ' , ' � �~r `
� _,���.� 'I��:�> • ;��.
- ' --�' �
. � ' ,; �� L��L�J�_�_ � _ _ _._ _� 1
__ , ���� �
� � ," � �� ff� f �i ,
. � r,
• �'� •r!_��;liit��.'��►. _ ,; ��; , �
� t ,..:;--- ,
r.t, ! ��{J '`��r=���' � I
_ _ . - -�. -� � � ..
�
� ♦',���'� �'.
��.
.�� ••,•`��4 � • • •
•�� . . 1
���
�
/ �� .�.
� � � �,�- .
♦`� �1►� ,•�- . •
� �•.
�
� ` :�~_ ���� - - ---_' �J ' • ` .
�,, �: r
� � � x
.. � .- r -
�
� � �� �� __ - .
� ��� ` � -..��.r.
� t� ���� �
-•► •..� � 1�.�
. t�t�l� - �-
_�`��.
1 +
,
� • .
� l � � � �
�
a
`4 ' 1
� ,� , _;= ��►� .
-G'=■-�► f
� �;, ; ��' 1
---�i- � ��s
.� -- -- ,•-
. ,
�
. �
�` � •
.
ti�
�► .
• �� ♦
\
� � . \
� .
. •
, ( � .�, , y �'�
r � �
4 � � ��\ �►; , �� �.� '�
� '
, � �� ��
� � `,�`� , ',� `�,, \, ,. •
�i:-, r ;� , �, ���
,;� � ^ � ` � '� � `' • �\ !�
� �
i �r �� + � , �+� � • �
� � � • ,� � �
`, 1'' '" , �'' �t,`� � ` ',
� �
! � 61 � ,\ • � � ` , �
'1' � 1 . r � `` ��
� 1 � 1 �� `'� '� � / � � �' ���' r �
'{, ` 1 �, � � `
�,��� �j��'d. , �, �� � _� - ��r„ �
'� ,,, � ,�,�, ,, � � ' ', `` `,s'
�`1 + , t' � �� � _ � � 1/
� `��} \ .1, r .� I.�• �_'� •y+�I �, ,
�' • `, � � .'a' � .t, • ' �..:� "'��� ♦ \ \
. _
.� . �
� ��� �, \• " _ �,... . . , �"'���!{..+�T�w�w` '`�
,.. .... .•
. � _
1 i.��� .. � � r.. , ��
,,� ' �r ,.���rtit�/rtf ....wwfY�,� rt
�
,� ` ♦ 1 � '� /������ � ��;'� `� ► ) ' ,�
\ , �' t�► � � '� � �r�i;;�r!*• � '
� _ � _ .. . 1 �
�'l , \� �ti. , �+ !�;�,
, , , .., u , , ,. :., ���,,..:,r � �
�� t , '� � �1'� iy '��`,� � �A'�►�� .="� �
� �� :, ; •.���:�s��.�.i."�'•1� •",��� Wt w ♦/��_�`��� �
�� t1 ��r ,� ���_� � �.' t_wrl�`r �/1�� `Sri'yi ����iwM1K��' , ��
� � , ��11� ~`I.P ��rw.,��l�.�,"�«,� � � \
` ` � ► .i� ��, � ,-.� .r,�, r � y� �ve�� � ry / r
.� ' �/ ,� , � .,`. ., ,. �` ' � �!' ( �,ti
�i � ` � � � �� "' � !� �, ���
'i �
�� � � ���� r,.,..'�, '� � y� � `
� ' �-,,�.�.�-�� _�
� 1'1 ' �i N At'�, 1��;.•�• 'r�',,.,, � ,..� �� �
� � i � ! 1 �, � �� �� ��r,�►J� �� '
` � t r ' r ', , � - , ' '. I �r � ��� �
� ' , 1 ;�,' '` r' 1� 1�1 . � l:4 � . ;� •���� �`•�v �v � `\�
. � � � �\ 1��'1 � ''. ; ' . ���
� ,, ��I �� ` : � ,. ,,r �.� / .�� �' , � , ��
� � � �,�� �. ��,: ,.:-,� � ► �,��� . �r � ti
� � �,� , !.�' ; , ;, , ; .� �� . ,�� �..,, � ��� �� � r +O►
� , �,,� � � � � �,� '� ' 1 � �`� �� ,�
,'��i� � � �, . � � .l� �
�►``� .�.r� , ��, ::. �, 1 � , � ��
� �. ! �� � � � +
r�► �
� .i ��� � • � � � . � , ,'r� • � � ' � `
• ► r �� � ► � , ,� �
1 y �� � � +, � _ t,
, I�►r• r � � . , r �,.�
,.., ����� , w `'�
�� � , � �� �
TW i , f
r .
; .
TO: Grreg Gappa,Public Services Director
FROM: Chris Pence,On Site Systems Manager
DATE: September 23, I999
SUBJECT: Septic Review for 480 Russell Ave.
The existing septic system on 480 Russell Ave. is a nan-comp�iant septic system and needs to be
repaired by 12/31/20U2. The septic sytem failed due to a lack of a state required ttu�ee foot
separation between the ordinary lugh water table and the bottom of the draiafield.
A site inspection was conducted to determine if there,$re any reasonable sites available for a
septic system. There does not appear ta be any availabie sites for a standazd septic system. The
maJ or reason is siope. The slope of the land is too high and is not conducive for a septic system.
The slape is over 6%, which is the maximum slopc that city code will a11ow.
Staff recommends allowing thi.s property to connect to the city sewer system.because there aze no
sites due to excessive slope. If more definitive information is needed,the property owner will
need to hize a state licezised site evaluator to test the soils at tlus site.
l-�-.
PC Exhibit H — 3
,•:�
`���'' j ����.
�`r f 7� �
�o d`
/ ��
; ������:.= � a CITY of 4R41�Ta
;� ,:,:�:���:�. � a .
;� 4,. .. .<<� .
'� �;,. �'�� � ��/ Mun�cipal O,ff ces
i1 '4. :f�,; �:
.����'�•�.7::"-f,�`�.�y -�! Street Address: Maifin� Address:
` .:�,�. ,.
:. �'�8�0 ...:-,� 2750 Ke11ey Parkway P.O. Boz 66
���= Orono, MN 5535& Grystal8ay, Nii+l 55323•D066
�—_._�-
To: The Current Owner of Address �-�� � �� S5� ((�
City Ordinar�ce requires that ansite sewage treatment systems in Oron,o bc
inspected on a periodic basis. The onsite,sewage treatment system at th� above
address has been inspected and the following is known about the system. A
sketch of the known components of the system is available for most properties at
the Orono City Hall.
Imminent Public Health Threat
Yes �
1Yo
If yes,please contact the Onsite Systems Manager at 952-249-4626 within 10
days of reeeipt of this notice. The septic systcm must be brought into compliance
within 90 days. Failure to do so will result in referral to the City Attorney far
legal action.
System Identifi s Non-Compiiant
Yes
lYo
Tf yes, system must be brouaht into compliance by:
December 31,2007 .
December 31,ZO1Q � v�' —
4ther
Septic Tank�Pump aat Needed -
Yes �/
Na
The Ci#y recommends the septic tank(s) andlor lift tank be serviced�a.nd pumped
out every three years. City records indicate the tank(s} were last pumped out on
� , The tank(s}should be cleaned through the marzhole and
not through the inspectian pipes, this allows for proper cleaning.
Comments:
�,
'���.�.,�, � � .
Inspector: ���-'� Date of Ins eation - O� .
!
T�Iephone (9�2} 2w9-�64t� � �'ax {9�?) 249-46�b
-i �
� • �\` �
.����C� O��� .
+� ��t4��;� � � CI�`�' of tDRQii�TT�
,,.��a.r��
, .
ji�,� �4� k.. �r�° M�nkipal OfficRs •
.� , !�r
�... ,-,., G
�l ����;`.'��� Street Itddrosa: �15a-�49-y6o O
� ��'y M�litn� Addross:
�C'�g0 2750 Kelley Parkway P.O. Box 66
Orono, MN 55356 Crystal Bay, MN 55323-0066
To Current Ov�►ner: Address: ��d �Us SC�� �
City Ordinance 199 r�quires that each existing on-site sewage treaQnent systotn in Orono be inspected every two years.
The on-site sewage tr�ent system at thc above address has been inspected end appears to fall into#he categories checked below.
SYSTEM CONFORNIITY (l.-3): �
1 "CODE SYSTFaM"An 7STS whirlti meets aU tbe location,design and cons�uctioa standerds of the currea�t Orono Municipat Code.
2 "COMPLIAIVT SYSTEM" An LSTS which does not mect aD the lxadon,design and aons�uction stand�da of the cu�rsut Qrono
Muaicipn!Code but does moet the t�ree foot ae�m�aaon,requimment or two�oot requiremeat for syetems instaIIed 1996 ar eaifier,and
whirh is not faliug or an immineut tbreat to public heal�or esfety,
� 3 �"NON-COMPLIANT SYSTEM" A probibitied LSTS;an IS'I�Loca�d wnhin a dasigttnted 100-year flood ptsin,a�y TSTS which inay
`��or mny aot moet all tha locafioa,design,or oonstcuction stsn�rds of the eucreut Orono Municipnl Code and which is fa73ng for any
rssson;end eny LSTS with lees than three feet of unssduated saii or sand betrwan the distribution device and the limittng so�chatacteristics,
TANK CONDITIQN l5-7�: b
Tank inspxtion indicates:
�Pumpout not needed at this time.
Septic tanks must be pumped o�3this year (city eode recomaiends tanks tn be purnped out once evcry 3 years.
Tenk was last pumped �0 0 L. _�,
Make sure se tic t�nks a um throu manh le aad not throu h white ins 'on i . This allo for the ro r
cleaning. Keeo water aoftoer and iron filter dischar¢e out of aeqtic svstem ta�roiong tife of draintield , Ask oumoer to test
starm float to verifv alarm is still workin¢fn vour houae. The aiarm warns ownor that septa�e is about to backuo into basement
7 Inspection risers missing-tanks could not be inspected, Inspection risers(4"dia.pipe)must be insta.aled in each tank, If
tenks have not been pumped out within the last thre�years,they should be pumped oui now.
DRAINF LD CONDITIOIv�10�: �
8 Drainfiald is dry,no surfacing evidr,nt
Some evidence of surfacing,not critical yet.
10 Drainfietd is saturated and visibly discharging untreated ef�luent to the surface. Contact the City Inspector
immediabely.Repaits must be coznplebed within 90 days.
COMMENT : �°`���"�� rJ �S �o� (d r.- �:a�.-r- � �..v��— �e.
— �c$�^`�� b—f \ti 1-2�.0 , .r�.,� ScPa�;� -���5 Sv�c�r 2�05-
°\Z�—D� 1�"`�c�•�—
Datc of Inspection Matt Soltcrman- 5eptic System Irispettor
Notc, :n the event that this inspection re�ort :s ❑sed m satisFy the re�quirements for a mortga�e or other vansfer of propertm�. tx advised that this report does
nut guAr:mla or certif�• thal ur� e�isting s)^stem n•i!f con:inue to function proporl�•, hut is mere(}• an opinion nf tkte ndequac�.� o1'the s��sum un�3rr curront
c�mditiuns based on thc availabtc inl'ormetion.
Q r yi�
N � i� eY . � • �a iOq�
�"� � 0. � ' � � d 4
� � � � � 0 � G�
Y � Y �' � .0 V �
� � O a � (! '�
��� � � � g� � � � � � ��
, � � � � S O � � '4a b c .. ��
� °��•�' � pJ � � ti ;�' �, � � 'fr'� � � � � '� c
� ��:� > � � � � � � � ,�' � $
� � � � �.� M ,� $ ..
� � � � �
� u � �er .
> t� o �.�. !� '7 u'�
� �y � �s � y� .��•a ; V � � �
�
� �i � u .�7 " O� 'f"" � e4 Q � � ,� � y�
A
� � � �' � � � � �� ° � a � � � � �
� � '� � „ o " �'v� o � a � N � �
� � � � � � $ �
o ~ o b �5 "" � � o�
0 � � �'� `p
0 0 � � $ � ��� � � � .� � �,
O � q � � C tJ � (�r ! � d � a
� .� ��
�.
�o �� ..� �4 � .�s � r4' S (��ss s �� � � L
� �h q � M V y, � _p�J� O Q M � � � ��
� � � � � ^�4' V
� � ��7 •• � u � 0� �� M � � p � �O
� C ~ r • � G � � � � u � � � �
+��� " .� � M � �'� � a � � � f , p a
s
�,o g�s � � � � � � � � � .a �c; �; � � �
� � .� � � �'
�i o pw'- Q�' b .o � �j � ... t,.!S a• " `� •� J�
p °�� �+' L' o` � � � � . o °�'i. !� o�+ vE '� �
V � � � � O � C .� a ,� � •"�
� � ^ � � � � � � � � � � ��
��' a. � � �
. � > � n � � • �: p � �4 ' �o � c� '� � .� '�w
.5 '� � 3 �`� '� �� � � .. � ��i � � � 1 �o
, � � " ' $ � �'� _ �!w ti ~,f'�� d •. •w •+ � �+ � �
. � a .. � g� � ��.� � O � � .,, �0 � � .� i � 3
.
, � � � y � `'u v� � � � . a e� � °0.� � �: � � �
o � � � � �yy �.� � � .� � � � � a ��
� . � ' �� 4 � � � � LL �,� W (1�y •�^. O V � � � � o �
' Qy�1 a, v e �+ .. 3 � ,� �I � up o. q a � " � �' � � o .$3
� �+1 •� �7 W ��a� �,1.' y � � � � u �+ 0 � u Q � q � � u
o g��
.��+�.: � u a O ,� � `.� v a � a � « � � � >, , / � � �
� �.��� N �' ii ro F � � .� p � «. y� •a V ''a u ' 1 �..
� ������ ^ v � C,� W � "� � �� q � T� � `� y � Yu � � u � v v� % 4 " ,��
� � � � q � <3... ,'�_ � a. Z. � o � 3 w u " � � �
Q � � N � O QuSOo � �a� aa -� � .5
� � � �° o � �
u �+ `k� .� M � •� �
5 .y V = !� va �" � �,`�'"„ A vi A
v
• � V Q '� N � �,;,��v1 p r � � � -✓ �� •C
0 �+ u V 0 ouo
�"+ �? � V � o.E�
�o� �
o :. o
+ �;� � CITY of �RONU
.:_��:����
`. '��*�'�~r `�. 6�
A�� %r.'� .�/�.-.';.
�`' .� �,Y;'t =�., � MU�1Cl�8I ��CCS
/��'� �'`,� Zi
`�� ;, �r Street Ad�'ess: lilaillna �ddrou:
�'���0$' 2150 Kelley Parkway P:a. eaa s6
Orono, MN�55356 Crystal Bey, MN 55323•0066
Owne=: , r 1 �h Q�/'� Address: 480 Russel]. Aw.
Permit #'s: 2475 Dates: 7/20/70 Contractore: Sullivan
(This is [�} an existing system [ � new construction) .
3YSTEM COMPLIANCE (1-3) : 3
1 Code System: Meets or exceeds current City standarda in all respects relating to design,
construction, and location. Appears to be operating properly.
2 Compliant System: Does .not meet all current City standarda for new construction, but in
mo�t respecta appears to be designed, located, and constructed in accordance with previous
codes and is functioning properly.
� 13on-Compliant System: System may or may not meet current, City atandards for deaiqn,
constzuction, or location, but ia failing to properly treat and dispose of the current
input; and any system with iesa than three feet of vertical separation between the bottom of
the drainfield and the saturated soil level.
(Ths saturatsd eoil l�rel is ] or is not [ ] identified uildor this soptic syetam. If the
saturated soil l�v�l i■ not idon fiad, this classiticatioi� is subj�et to rrvi�ion.)
TANK CONDITION (5-9) : 10 .
5 Pumpout npt needed at �this time.
6 Solids accumulation in tanks indicates they should be pumped out this year.
? System is discharging to the surface. Tanks must be pumped aut within 98 hours.
8 Inspection risers miasinq-tanka could not be inapected. If tanks have not been p�ped out
within three years, they should be pumped out and risers installed now.
9 Inspection pi.pe is iocated over tank baffle-can not measure solids accumulation. If tanks
have not been pumped out within three years, they should be ptunped out now,
`�� One or more tanks are cesspools, which means the septic system is aon-compliant.
(Tha taaks ara [ ] or ase not �] vater tiqht or the condition is [ ] unknor�n. If tha taaks
are rtoE confirmed to be watertiq , thie alaasification ie subjoot to revisiou.)
DRA213FIELD CONDITION (11-14) : 11
ll � Drainfield is dry, no surfacing evident.
�Y Some evidence of surfacing, nat critical yet. Repai= is not reqtiired at this time.
13 Drainfield is saturated and visibly discharginq untreated effluent to the surface. Contact
the Ci.ty Inspector iaunediately. Repair muat be completed within 90 days.
�14 D�ainfield. extent and condition unlmowa, �
POTENTIAL FOR SYSTEM FAILURE: {s�stem aae aad condition, soiis, etc.) : m�dium
CON4�IENTS: In order to confirm that your septic system c►eets Minnesota standards, sofl bo=inqs
were performed to verify a 3 foot ssparation between the drainfield and the seasonal water table.
The separation is 1.2 feet and the system is nor,-compliant. Repair or replacement of the septic
system is required �by 12/31/2008.
11-a� - 9;� � .
Date of Inspection � � c System Inspe to
Note: In the event that this inspection report is used to satisfy the requirements for a
transfer of property, this report does not guarantee that an existing system will continue to
function properly, but indicates the operation of the system under current conditions.
Tekphone (6I2) 473-735'1 • FAX 4T3�S10
CITY o� oRo�o � °� =
Municipel offices � O
Poat Office Box 66
Crystel Bay, MN 55323-0066 � � OI�i—SITS SgWAGB '1'RRATD�iT'
IIZSPECTION RBPOItT
G~
��EB�IO�'�
�er= � Addrese:
Permit #`�az �Datea• Contractorg•
City ordinarxe rxaber 100 requiras thet rach on-site sewege treatment systee ih Orono be inspected on a reQular basi9.
The on-sfte sewag� treatnent syatem at the above sddress has been i�pected at� eppears to faLl into the eeteyory
checked betow.
(This is ,� an existir�g systen [ ] nesr construction)
SYSTEM COHFORMITY (1-3): a
1 ��CODE SYSTEM■-A system whTch neete ell the lor.ation, design, ard construction stardards of the curreM City
Codes, and which is operetiny aetisfactorily by treating and diapoairig of the entire current seirage input
r�ithout dischar9ing arry pollutants into grand or aurf�ee wate�s.
"CONFORMING SVSTEM°-A sys tem which does not meet all the loeation, design, and ca�struction stsnderds of tho
cur�ent City Cocks but was installed accordinp io the eode 1n effect et the tlme of instailatfon, and wF�ich
is opereting satis�actorily by treating and disposf� of the entire current sewege i�wt without dischargir�
ar�ypo llutante into grotnd or surface waters.
3 ��NOM-COIIFORMING SYSTEM"-A prohibited system; a system loeated within a desig�ated 100-year floodplain; �ny
syetem which nay or r�sy rwt nret elt th� locetion, deslgn, and conetruetion standerds of the current City
Codes end which is feiliny for any reason; and any ayst�n M1th tess than 3 feet of unsaturated soil or sr�d
between the distrtbution device and the liaiting soi[ charecteristics.
tThe llnitinp soil char�cteriatic [ ] hea or p�hea not been identified et this time. ]f the limiting soil
char�cteristic has not been identifi�d, this cTassiflcetion mey be s�ject to revision.)
TANK CONDITION (5-10):
7�rdc lnspection indicates:
l5� Punpout not needed �t this time.
6 SoL�ds accumulation in tenks indicates they shoutd be qnqd out this yea� to help prevent future probtems,
7 Solids ace�rulation in tanks is at s critical tevel. 7anka should be pumped out es soon as possible.
8 Syatdn 1s discharging to the surfece. 7anks ioust be p�i�ed out within 48 hours to etimtnate surface discharqe.
9 Inspection risers �issing-tanks could not be irffipected, Inspec#ion risera (4■ die. pipe) must be ;nstalled �n e�ch
tenk et next purQout. lf tanka have not been pu�ped out within the last three yeers, they shou�d ber purped
out now.
10 tn6pection pipe is loceted directty over tsnk beffle (does not givs accurate neasurament of solids accunutetl�t).
lf taNcs have nat been qwiped out within the Last three yesra, they should 3�e p�xrped out rww.
DR/1INF1EL0 �UNDITION C11- 4�:
Dr�t{�fietd inspection indicates:
n11 Drainfield ia dry, no surfaciny evident.
i� Some evidence of surfacinp, not criticat yet.
13 Dreinfield is satur�ted �d visibly discharging �treated effluent to the surface. Contact the City Inspcctor
imeediately. Repeirs sKest be completed within 90 days.
14 Drainfield extent and conditi� unknoan.
LI G SITE FACT slo etback tc. :
POTfNTIAt fOR SYSTEM FAILURE (decerids,on soil,s water table etc.):
COMMENTSs .
Date o Inspection e ic Syatem Inspeatar
Mote: In the event thet thfs inspection report is used to satisfy the require�asnts for a mortga�e ar other transfer of
property, be edvised thet this repor# doea not gusrentae or cert�fy that en existing system will continue to functian
�operly 6ut 9e merely an apinion of 'the adequacy of the system �u�der current conditions based an the availabte
nfarmet{on.
Thia report must be kept on the pr�ises reith the system locetion and punping records.
WHITE COPY/Insp�etors Flle YELLOW COPY/HorrMowner
O�t the North Sbore o f
ON-SITE SEWAGE TREATMENT LakeMmnetonka
INSPECTION REPORT � POST OFFICE BOX 66
1335 S. Brown Rd.
� � � Crystal Bay, MN 56323
473-7357
OWNER �r ADDRESS �
PERMIT NO.'S. ��~l�'' DATES � � CONTRACTORS��
City Ordnence No.210 requiroc tAat each ar►�aite�ey�p treatmarit syctem in Orono be inapecbed on a regular 6a�is.Ths onif oe sewage
tsroatment system at the above adcirsw hes been inipected and aq�en to fdl into the eatepory checked hsloti,�,.
iTriis F� � sn existin9 svrtern ❑ new ooncvuetion)
� � M�sto or exned�current Gty etsndard�1n e!I re�pects relating to dealg�.oornuuctior►,and location.qppears to be operating
prop�rFy,
`{� Does noi meet all currsnt Cty standords for naw constructlon {1978 Code) but in rnoct re�Qects appean to be deaigned,
K� 2 loceted, and oonstructed ganerally in accordanc�with previoui codes.System appean to be functioning properly;no mejor
�PDTed�n9 of the systsm i�requfnd st this tkne.
� 3 Doet not mest eurront City�tandsr� in ms�y ncpecta re)eting to de�ign,constructio�,or locetion.Appears to be operati�p
edaquemly at thic iime,but hae a reletiveiy hig}►poLentiat for future prablems.No major uppradinp of sys�em is required at
this time.
� 4 Syroem may or mey not msat current City etendards for de�ign,oonmuctio�ot loration,but is failirg m properly treat and
d�sPwe of the currant input,and'a endx�geriny a water supply,or i�a source of polfution to aurfecB or groundwaters,or is
croatinp s mfety h�a►d,or ir othervWee creatinp a public nuqsnce.Please aontect ths City In�pector to di�cus9 synem�epair/
repleeemsnt prooedurea, If drainflsld rapleaamnt u nec�ssry,aoil casti�g w111 usually be required,and a design and�{u plan
murt be submitted for review.Your controctor musc ohrtain a parmit beforo work is started.
SYSTEM CONDITiON ( � (��d i�ems mey roquire your actlon)
T�nk irxpection ind�eama: C7 lnspection pipe i�locatnd dirsctFy over tank 6affle.(Does not
� ❑ Pumpout not�eeded at tfih time, yive aocunte meewremerr[of solida accumulation,l If tanks
�5olidc accumulatlo� h� tanks indlcatea they should be pump. haw nat heen pumped out within the lest th►ee yea�,they
sd out this ypr to help prevsnt future probiams. � should be pumpsd out now.
� 9ofldi accumulation in tanks k at a critical level. Tanks Drei d in�pectiort indlcates:
d�ould ba pumpad out as won ae pa�lble, �rein�ield I:dry,no wrFacirg evident.
❑ 5y�tsm ic di�charginp ta �urfea. Tanlw mu�t 6e pumped SortN svidenee of�urfacing,not criticel yet
w1Min 48 houn to elimineta:urfac�discharye, ❑ Droin�ield fs saturated �nd visibly d'arhargln9 untr�ted
� InepectTon riten misstrg--tenks could not be inspaatad, affluant to the eurfaea. Th1: cond'itio� may require replace-
Intpection rieers (4" dia, pipe)muat be 9r�Nsd in each tank msnt or edditlons to drelnfield. Contsct the Clty lnepeetar
et naxt pumpout If tank� have not besn pumped out Wkhin immedletely.Rapain must be complated yvithin 90 deys.
th�lact thres yean,thsy ahould be pumped out now. ❑ Drair►field axtent and oondttion unknown,
SITE CHARACTERlSTiCS:
Limiting Site Factoro Potenti�for Syrtem Fa[lure Slta CeppWltties for
❑ �o� (depen�on�oil types,water Future Expensio�
� �01� table,end syste►n cond[tion) �p���
❑ Hlgh water ta61e 4Low �Fair
❑ LOt Iize �EhMedlum ❑Poor
❑ Lake,wsiland,or strsam Cl Hiph ❑ Inadequete
� ��°�^�� ❑Systern i�causing vistble
surfece discFiarge.
COMMENf TS� •^
___�'1�f'lC�3I,
�"`"�"�!
Dete of IncpeMion Septic System Inspector
Note: 1 n the event that this inspection report is ueed to satiafy the reyuirementa for a mortgage or other transfer of property,6e edvised that
thi= report doet not guerantse or certify that an existlny�yaer�wilf oontinue tn funetlon properly,but is merely an opinlon of the adaquacy
of the syste�st under current oonditions baoed o�the svaileble infortnetion.
Thia report must be kept on the premise9 with rystem location and pumpinQ recprd�,
WFiiTE C�PY/Inspector's File GOtD COPY/Homeowner
On tbe North Shore of
Lake Mrnnetonka
ON-51TE SEWAGE TREATMENT
INSRECTIQN REPORT a POST OFFICE BOX 66
� . � � 1335 S. Brown Rd.
Crystal Bay, MN 55323
473 7357
OWNER �J,�..��-m-!'��� ADDR�SS �L �{�L:��1.� n 1 �
PERM[T NO,'S, c�'f�� �d''�•' DATES ����-=--�-Q CONTRACTORS -�s4��� 11�4
City Ordinance No. 210 requires thet sach on�site sevrage lreetment rystem in Orono he intpeCted o�a regular ba9is.The onsita cewage
treatment system et the above address has been inepected and appeers to fall into the category checked below.
(This Ss �an existing systarn O new corisiructlor►j
� � Meets or exceeds curreM City stendarda in all respecta relatin�to deeign,coratruction,anci loeetlon.Appears to ba operatinp
P�PBhY•
� 2 Doea not meet all currsrtt City stendards for new c�natructlon (1978 Code1 but in mott reepects eppeara to be designad,
loeated, and constructed generally ln accordence with previous cades.Syst�n pppeen to be functioning properly;no major
upgrading of the�rstem is required at thi�time.
� �oea not meet current City atenderda in.many respects releting to design,oonatruction,or locatian.Appeari to be operating
3 adequately et this time, but hea a rslatively hiph potential for future problems. No major upgrsding of system is required at
thi�time.
� 4 System may or mey not meet curtent City standards for design,conctruction or IocNtion,but is failing to properly treat and
dlspbea of the airrant input,end �s endanyennp a weter'supply,or is a source of pollution to surfece or groundweters,or is
creating e�efety fiazard,or ie otherwiee creating e public nuisanca PIlase contact the City Inspector to discuss system repair/
replacement procedure�, If dreinfield replacement is neceseary,�oil testinp will uauelly be requirad,and e design end site pdan
must be su6mitted for revEew.Your cantrector must abtein e permlt 6eford work is etarted.
SYSTEM CONDITION ( � �hecked itema may requiro your action)
Tank lncpectlon indicates• ❑ Inepection pipe fs locsted directly over tank 6effle.(Does not
�Pumpout not nee�ded et thi:tlme. pivs aocurata m�serement of solids accumulation,) If tsnk�
0 Soiids aocumutatlon in tenka lndicates they ahould hs pump� hsve not been pumped out within ti�e last three ye�rs,they
ed out this year to help prevsnt future problems. • sfioutd bs pumped out now.
❑ 5oli� accumr�lation �n tenks is at a eritl�l levsl, Tank� 4rai�efd in�pecdon mdecates ��Q��
�hQuld be Pumped oui m soon ac possible. Dremfiekd ie dry,no eurfecing evident. U1
❑ 5yst�m is d�cehsrymg to �urFaoe. Tanks must be pumped Some evidence of aurfseinq,not eriticel ye..
wnhin 48 hours to elim�nsta curfaoe d"recharge, ❑ Draiqfleld a aaturetad and visibly disct►eryinp untreated
❑ tnspecuon risen mi�inp—tanks oould not 6e ir�ected, effluent m the :urfaoe. This cand�tion msy require rep�ace-
lnapaction risen 14"dis.pipe� must be irmtelled in each tank ment or add"rtiona to dreinfeld. Contact ths Cety Inspector
at next pumpout. If tanka heYe not been pumped out within immed�etely Repain muct bs cornpleted within 80 deys.
tha last ihree yeers,they�hould be purnped out now, ❑ Drainheld axtant and cond'+tion unknown.
S1TE CHARACTERISTICS:
Limiting Site Fecsors Potentiaf for System FaiEuro Sfte Capabilitie9 for
�S1oPB (depends on so�!types,water future Expansron
d ��I �le,and system cor�dlt�onl ❑ Adequete
� High weter te61e .�.Lbw Fair
�( Lot p�ze �Medium �Poor
❑ Lake,wetland,or ttroam ❑ Hrgh ❑ Inedequate
❑ Drsinage ❑5ystem fs ceusfng visibls
6ur#aw dischavee.
COMMENTS:
• ���._
Date of Inspection pt�c ctbr
(Vote: ln the event that this inspection report ls used to setfsfy tF�e �quirementa for a mortgege or other transfeF of prope�,ba edvised that
tfiis report doaa not guarantee or certify that an exfsbnp system wilf continue to funct�on pro�le�ly,but ls meraty an op�nion of the adequacy
of the system under current conditFons bnsed on th�avalleble mformet�on.
This report must be kept on the premises with system location and pump�ng records,
WHlTE COPY/I�spector's Fife GOLQ COPY/Homeowner
.
SEPTIC SYSTEM INVENT4RY
site Addr�s: 480 Russell Ave P�U: 0211723310003
Owner Name: Josephlne B.Carpenter
Owner Addrosa: PO 8ox 859 Wayzata MN 55391
8uilding Type: resfdence Installer:
Date of Permlt: 7!20l10 Sullivan
Sy�bem T�►ps: standard tnench eRs nealyned for: 4
In Musa7: No Shoreland?:
5EPTIC COMPLIANCE 1NSPECTION
Raport Date:
Compllarrt �p�:
Non-Compllarrt?: Report In Street Fite�:
SPECIAL NOTES s�°A��� 4� Russell Ave
03/i6/09 2Q09 Septic Mainffinance Report Letter Sent �
SEPTIC TANKS
Material: Capaciiy: Tank Filtar:
DRAINFIELD
Treatment Area: Soi!Boring: no DF Ht above INt
WELL DATA
Setbacks-Well-Tanks: Well-DF: Report in Fila7: pep�;
INSPECTION RECORD PUMPQUT REC�RD
Date Descriotion Date G lons
6/6/79 0o surfadng 05/12/87 5p0
7 2287 no surtaang 06J19/91 $pp
5/3/91 no surfaang-baffle missing,pump tank p7nq/95 �ppp
4 l22194 no surfadng 09J10/98 gpp
91/2/98 non�ompliant-ropelr by 12/3t/2008 p��p�/pp gpp
10l01/02 nan-compliant,r�eplace by 12/31/2�10 �p123/p2 �pp
09123l04 Non-oompf�erit,pump tanks 08/14/08
12/01l06 Non-oompliant,pump tanks
3/27/2009
3:36:55 PM
_ � -�.
O
�.
\.
� . ��
_,_,r� ---��
�
� ' -�--- �- '
� -� �
��, � /
��
��
�
�
� G
� PC Exhibit H -��
. � O�
o��� o
� �4��.: � �ifi�o� o�allo
'�, �r, ���=� �, M�� o,�
�� � G
�.�. �• Street Add�e:s:
Y r O,� Ma�pj Addrest:
M� 2750 lf�elley ParkwaY P.O. Box 66
Orono, NN 5535fi Crystal Bey, MN 55323•006fi
Jasephine B. Carpenter
PO Box 659
Wayzata MN 55391
Dear Ms. Carpenter.
I am writing this letter in response to yaur phone call from severaf weeks ago regarding 480
Russet!Avenue in Orono. I apoiagize for the ladc of timeliness of this letter but it is very difficuft
at this time of year to get enough "quiet" time,to get letters out. Yau had rnentioned over the
telept�one that you spoice to someone other than me a few years ago. Yau had spoken with
Greg Gappa, the Public Works Dlrector at the time. Mr. Gappa is no longer with the cfty.
You mentioned that you had talked to htm abo�t the possibility of hooking into municipai sewer.
I can no longer offer the possibiiity of hooking up to municipal setvice. At the time you spoke
with Mr. Gappa, the Met Counal (They re�ulate the metro sewer system} was allowing certain
properties that were on the edge of the serviceable area to be hooked up ff desired. They are
no longer aflowing us to do t#�is. They are actually resisting the c'�ty to hook up properties to
municipal sewer in areas that are in the serviceable area.
To update the property at 480 Rusself you need to start with a septic system designer. You
may find names in the yellow pages or a name way be gfven to you from whom ever has been
servicing the septic tanks. Once the design is done, you then pidc an installer and the instaUer
applies for the permit to put the septic system in.
I hope this answers your basic questions and if you need any further assistance please feel
free to call.
Sincerely,
f�-�..•������
Willie Gibbs
Building Inspector
T�elephane(952)249-q60p • Faz(952)?A9-4616
www.ci.orono.mn.us
. �
PC Exhibit I
CMP Part 5.Plan Im lementation
PERIODIC REVIEW The Community Management Plan is intended to be
reviewed by the Planning Commission and City Council,and updated if necessary,
on an annusl basis.
PLAN AMENDMENT After formal adoption of this CMP by the City Council,
there shall be no amendments made to the plan content except by the following
Procedur�:
Amendment iniiiation may be by direction of City Cvuncil,official action of
any City Commission,recommendation of the City Administrator,or formal
application by any eitizen or properiy owne,r.
Amendment review shsll in all cases be referred to the planning
Commiesion wluch body ma,y in turn request review by any other City
Commission and/or City staff.Any amendment dealing with parks,recreation
or housing density shall be referred also to the Park Commission if one is
active for official recommendation before action by the Planning
Commission.
Public Hearing-no amendment shall be made in the CMP unless or until
the Planning Commission has held a Public Hearing thereQn, following
� posted and published notice of the Hearing in the official newspaper at Ieast
10 days prior to the Hearing.
Recommendation-Following t3�e Public flearing,the Planning Commission
shall make a written recommendation to the Council regarding the proposed
amendment
Final Amendment - Upon receipt of the Planning Commission's
recommendation, the City Council may or may not ohoose to amend the
CMI'• Any amendment made sha1l be by Resolution of a majority of the
Council members.All amendments shall be frnwarded to all jurisdictions and
agencies receiving the original CMP and shall be subject to Metropolitan
Council review and comment.
,
1
Chy of Orono Com�muaity Management Plan�008-2030 Page S-3
�y�L�be{s .. _, i a� � �enda�onq�R�+t� i� � M
Use Ave ?�mptate 5'160� �� ! �P��oP-�p��a'�" �'
�. � .�: ��ibit J
38 OZ-117-23 t3 OOQ7 3B 02-117-23 31 0048
WOODHILL.COUIVTRY CLtJB TIiOMAS C GIEL
200 WQODHILL RD 1225 DICKE?NSON ST
WAYZATA MN SS393 ORONO MN 55341
38 02-tl7-23 13 0006 38 d2-117-23 3i 0053
WILI.IAM W�NADINE MCGUlRE WILL[AM MCGUIRE
315 WOODHILL RD 315 WOODH[iL RD
wnYZATA M3� 55341 WAYZATA MN 55391
36 02-117-23 31 0002 38 02-117-23 42 0001
W W MCQUIIiE dc N M MCC3UIRE TIIvIOTHY W KNUTSON
315 WOODHILL RD 538 RUSSELL AVE
WAYZATA MK 55391 WAY7ATA Mh 55391
38 02-117-23 3l 0003 38 02-117-23 42 0006
JOSEPHINE B CARPEN'IF.R NATURE CONSERVANCY
PO BOX 559 1101 It[YER PKWY W 57'E 200
WAYZATA MN 55391 MINNF,APQLIS MN 554LS
38 02-]17-73 3l 0027 38 �2-]17-23 42 OOIi
}i&7 DEVELAPMENT PRTNRSHP CITY OF ORONO
1p01 TWELVEOAK$CTR DR P O HOX 66
S'IE 1015 CRYSTAL BAY hII�l 55323
WAYZATA Mh 55341
38 02-117-23 3l 0028 38 02-117-23 42 OOt2
THOMAS P LASQLE WOODHILL COUNTRY CLUB
539 KEENE AVE 200 WOODHILL RD
WAYZATA MN 53391 WAYZATA MN 55391
3$ 02-117-73 31 0040 38 02-117-23 42 0013
LINDA A 8c LEE A WOTIPKA k�NNNEPIN COUNTY
I205 DICKENSON ST REGIONAL RAILROAD AUTHOR{7'Y
WAYZATA MN 55391 7014TH AVE 5 5U1TE 400
MINNP,APULIS MN 55415
38 U2-117-23 31t�4i 38 02-1I7-23 43 0026
ERIN ELIZABETI3 LINDEEN ROBERT BROOK&SHARON QUII+1N
MARIAH RAICHE 1165 FERNDALE RD W
559 RUSSELl.AVE WAYZATA MN 5534I
WAYZATA MN 55391
38 02-117-23 3l OU42
DONALD E 8c 70ANNE K DAV iDSON
568 KEE3VE AVE
WAYZATA MN 35341
RECL��11�D
38 02-117-2i 31 0047 ,
KAPLAAI STRANC3I5&KAPLAN PA Q
5500 WEL.iS FARGO CINTER � ��*' ,�t�
9MiNNEAPOLiS MN 55402 � �� � �
C�����
�f����lT�----,_ !� e�•de �Yz A 1a11iKhlue aflD dE` WM1W.a11�ry.COR1
�
��♦O
Date Applicatlon Raceived: 10/20/15
aate Applkation Considered as Compiete:l0/20/15 a
60-Day Re+►lew Perbd Expires: iZ/19/15 �'e� � '� G��
t�kFSH04�
To: Chair Leskinen and Planning Commission Members
Jessica Loftus,City Administrator
From: Mike Gaffron,Senior Planner
Date: November 12, 2015
Subjett: #15-3792,John& Ben KiefFer,2024 Shadywood Road
- Variances
- Publit Hearing
App!loartion Summary: The applicants are requesting variances for side yard setback,
hardcover and structural fo#coverage in order to replace the existing detached garage with an
attached garage and living space above It.
Staff Recn�rimendatfon: Staff recommends approval of the side setback variances. If Planntng
Commission determines that the practical difficulties test is met and the hardcover and
structural coverage increases justify granting variances based on safety and the fivability of the
property,then a recommendation for approval would be in ocder.
�oning Distric#: LR-1C, One Family Lakeshare Residential,0.50 acre/100'
Lat Area/Width: 0.21 acre, 38'wide at OHWL,41'wide at Street
List of Exhibits
Exhlb�t A. Applicatfon
ExhibEt B. Letter of Request&Practicai Difficulties Documentation Form
Exhibit C. Extsting&Proposed Suroey/5ite Plan
Exhibit D. Propased Ptans and EEevations
Exh(bft E. Approved 1987 Survey/Site Plan& Resolutian [�o.2168
Exhib�t F. Photos
Exhib�#G. Submitted Hardtover Calculations
Exhibit H. Plat Map
Exhlbft I. Prope.rty Owners List
Exhibit J. Adjacent Owners Acknowledgement Forms
Background
The applicants are recent purchasers of this residence and propose to remove the detached 1.5-
stall garage and construct an attathed 2-stail garage with additianal livfng space and storage
above. The praposed garage acidition is centered on the property and existing hause to rrtinimlze
the degree of side setback variance required. Due to the narrow width of the iot(38'at�lake,41'
at the street)and configuration of the extsting house,a side entry with overhang approximately 4
feet from the north lot 11ne is proposed, plus an egress window weA on the south side also being
4.4 feet irom the side lot line. The proposal results in an lncrease in structuraf coverage from
1,713 s.f. (18.59�) ta 1,87.2 s.f. (13.596) where 1500 s.f. is allowed. Hardcover will increase from
31.9%to 35.296 where only 25%is allawed.
� � � � w ti � n
� � a � ° �, � � b � ,�, � g x '° o � '� � � � b
.
> >• � � � � � � ' d � � 8 ' � � � � � �
a+ c w � a `� Q � � — — .r c� � � �. a
� r* �* o � � 3 � '" � s � c '^ � � ZC �. en a
o ;� ~* � o � � S � � �. �: � �,, � 0 � � I+ D 01 � r� � �
� � � .1� � � � 4 a T N � �' �� yl �
$' � o �' � � °� � _. � v�
� � � ^ � � a� 3' � .� o r �o = � od
� � � a � ' � 4o � � � �° � �� � °; � �
� 'a, � � S =a -� � +e
� � � � n � a ti t ,w � ra 3 � 3. � o 0 0 o Q � � '�O
`°' °� °- o~ ,;,• •�• ~ � � � � a O .°'i y � N � � � <" � _ �
� � � � a � � � � � � � � � � I+ I+ I�h I+ � �,,, t� � +�.
n � ,c—* �4 � �' Z. �� � � ti d v m � -1 j
p3 �° n� Q � �' ~ ; �.� i0 � ° N' o � � �
C � y�—� ;9 `"� � � � � a. � p w 0 � � rn � oWo o'u`'o owo o�u'o r, �' ; a
oi o m 4 `Cj` 4 '* � n V � a °' -� � A �► .ta o '� � e�
� �. . � � t � � � Q � �e �n � � � � � N o � � �
N � Q j � uf0i 4 tn '* �.'N"� = Fa 1-� F-+ C I+ !+ I+ I+ „"� �, a
� � � 3. � b ro � � � a � �:, �. � w `� � � �
e�D � Q ^ �n � � � � � � tn� !-� � N A m �
7 py ry C � � q , � � :� ti, �, � x � A
� � � fe �' � F-�' 1-+ �I Q e��r g �
� � � N � � � � � A a+'o ' � N � u�, w a' �A ,,�� wp � � ti
� � oa � q � � a �, � '' � � � � �� �� �+ � '� � �
,
� A � o '" � h � � `'� � 3 °1 '� dR " �
C
� � � y � � n � � �� � ~ � � m �
:� a � � a � � x � �
� _ � a � � w �
� � a � '"� w to o+ o �
� d o � � a ,,. '� �• � � v' �' a �, coo
N � � S� o e� � ic � I+ N � �' �
� a7l �• $ h � ► � ro � �
� $ � CD
� � s
� c�n � � 3• ' °�'`* � � � g � � �..
tp ''� c � �q s � � C � L^. W �
� m �j �
�"'�„ � � � � ,�7' '��. � � � � � � � N n � A O a � Z
Q O fnD C ? ~ � � � � ;* d (♦ � fyQ O � � 71
�
o�i � rt trtn b � � �Q � � � ``� ^ d
W ��m
� $ � � � ,� � � m �
N � � fD N�
� � � d �� � C � m j
,-. � a '� O �e �° ee �". ,* o „�'. � � N f-+ f+ V � �o "'o�
� � O Iq0 `� '�+ o t�ri VNi + �' oi cn►�
� � � 4 4 �,, 7 � A � � � .
FILE�15-3792
November!2,2075
Page 3 of 5
council may not permit as a variance any use that is not permitted under this chapter for
property in the zane where the affected person's land is �oca#ed. The board or council rnay
permit as a variance the temporary use of a one-family dweNing as a two-family dwelling.
According to MN§462.537 Subd. 6(2}variances shall only be permitted w4�en:
1. The variance is in harmorry with the general intent and purpose of the Ordinance.
2. The variance is consistent with the comprehensi�e plan.
3. The applicant establishes that there are practical di�culties
a. �he property owne� proposes to use the property in a reasonable manner not
permitted by the ofFicial controls;
k�. There are circutt�stances unique to the property not createc! by the landowner;
and
c. The variance will not alter the essential character of the locality.
Additionally Clty Code 7&123 provldes additional parameters within which a variance may be
grantecf as follows:
4. The special conditions applying to the structure or land In question are pecuiiar to such
properry or lmmediately adjoining properly.
5. The conditions da not apply generally to other land or structures in the district in which
the land is located.
6. 7he granting of the application is necessary for the preservation and enjoyment af a
substantial property right of the applicant.
7. me granting of the proposed variance wiU not in any way impair health, safety, comfort
ar morals,or in any other respect be contrary to the Intent of this chapter.
8. The granting of such variance wiA not merely serve as a convenience to the applicant, but
is necessary to alleviate demonstrable difficulty.
(b} The board ar council may impose conditions in granting af variances. Any conditions
imposed must be directly related to and must bear a rough proportfonality to the impact
created by the variance. No variance shall be granted or changed beyond the use permitted in
this chapter in the district where such land is located.
Hardcover Variance:
This property was the subject of variances to allow a teardown/rebuild in 1987.The appro�al at
that time limited the property to 2138 s.f. hardcover including the 0-75' and 75-250' zones. The
property currently contains 2,95fi s.f. or 31.9 96 of hardcover overall, the majority of which is
outside the 0-75' zone. The difference in what was approved in 1987 and what exists today is
primarily En the bituminous par[c�ng area north of the garage, which appa�entty was added at
some point since 1987. The existing 16'x24' (388 s.f) detached garage is seroed by a short
driveway, forcing the owner to back out into trafFic on Shadywood Road. The addltional paved
area existing along the north side of the garage provides for additional parking. Attaching a
garage as proposed and rernoving the detached garage will result in an overafl increase in
hardco�er on the property of 308 s.f. H�wever, the proposed dri�eway shown on the survey is
being minimized to the greatest extent possible (11'wide as proposedj while providing for an 80
s.f. backup apron which is entirely appropriate given the poor sight distance and undesirability of
backing onta Shadywood. The proposed site plan wiH allow for greater safety for the property
owners.
Structural Coverage Variance:
Structural coverage is praposed to increase by 98 s.f., from approximately 1713 s.f. to 18Z1 s.f.,
or from 18.5% to 19.5%. 'i'he property at less than 10,000 s.f. in area is allowed 1500 s.f. of
FILE#15-3792 �
November 1Z,2015
Pape A aF 5
structural cflverage. The increase is primarily in the expansion from a 16' x 24' detached i+stall
garage to an attached 2-stalf garage. The proposed garage at 21' x 22' is relatively small and
would not appear to be excessi�e.
Side Setback Variances
The narrow width of the lot is a practical difficulty for addition af a garage meeting the 10' side
setbacks. Applicants have limited the proposed garage width to 21 feet and centered it on the
house, requiring setbacks of 9.2 feet on the north side and 9.6 feet an the south side. They are
proposing a sidewafk along and abutting the north lot line, with a slight slope towarci the south
and draining to the street. Care will be needed in wnstruction to ensu�e this sidewalk does not
drain to the neighboring properly. A new entry door on the north side with a concrete stoop and
a 10' x 3.3' overhang is proposed, the overhang being an encroachment on the side yard
requirement, but desirable for th� entry door. On the south side, a window well needed for
basement egress will extend to within 4.2 feet of the lot Eine, also requiring a varfance.
Analysis
The increase in hardcover as a result of attaching the garage is a direct result of the additional
length of drfveway needed to serve it. The alternative would be to construct a new 2-stall
detached front-loading garage at least 30 feet from the street lot line, which could reduce or
eliminate the need for an increase in hardcover. A minima[ backup apron cauld be constructed
under such a configuration. The need for additional hardcover must be weighed against the
increased livability and desirability of an attached garage.
The Increase in structural coverage is relatively minimal. This is a small house as compared to
many others in the neighborhood, and whether an attached or detached garage is added, the
cha�acter of the neighborhood would not change. The properry to the immediate south has a
detached garage; that to the immediate north has an attached garage. The increased
functionality of a 2-stall garage vs the existing 1-stail with storage is relatively apparent. The
additional li�ing space above the garage wiN make the house more Ifvable, which would not be
the case if a detached garege is constructetl.
The slde setback variances for the garage are minimal and with such a narrow lot, unavaidable
unfess a very narrow and less functional garage is constructed. The side setback variances for the
entry overhang and the window well are also a functlan of the extremeiy narrow lot, and only
become an issue if roof runoff and drainage are not properly dealt with.
Practical Dlfficulties Statement
Applicant has completed the Practical Difficulties Documentation Form attached as Exhibit C, and
should be asked for additional testimony regarding the appfication.
Practical Olfffcultles Analysls
StafFwouCd of�erthe following with regard to the 12 practical difficulties considerations:
1. The properly owne� is proposing to use the property in a reasonable manner but the
magnitude of the request is not permltted by the Zoning Code.
2. The piight of the property owner is due to having purchased a house with an extremely
small and narrow lot; while the landowner did not create the small �ot situation,
information dn the limitations on the lot imposed by the code is readily avallable.
3. Expansion of the house by attaching a garage with living space above and removal of the
detached garage is not anticipated to alter the character of#he neighborhood.
4. Economic considerations are not a factor in this request.
� FILE�'{53792
Novembet 12,2015
Pgge 5 of 5
5. Access to sunlight: NA.
6. Use variance?: NA
7. Use as 2-family dwelling?NA
8. The condition of ha�ing a detached garage on a lakeshore property is becoming less
common as the lakeshore re-develaps, but many such situation stll� exist in Orono on
similarly situated lots.
9. The codes regarding hardcover and structural coverage and the condition of being a
smalf lot are not uncommon on Shadywood Road, and therefore the conditions are
applicable to many other lats in the area.
10. Having an attached garage, while desirable, is not necessary for the preservation and
enjoyment of any substantial property right.
11. Granting of the variances would nat necessarlly impair health, safety, comfort or morals
and might improve safety for the hameowner while not being in line with the intent of
the Zoning Code in limiting structural massing and hardco�er on small lakesho�e
properties.
12. Whether having an attached garage is merely a convenience as opposed ta soh►ing a
practical difficulty is left to the P{anning Commission and Council to consider.
Issues for Consideration
1. Does#he Planning Commission find that that the property owner proposes to use the
property in a reasonabie manner which is not permitted by an offlcial control?
2. Does the Planning Commission find that the varia�ces, if granted, will not alter the
essentfal character of the neighborhood?
3. tf the Planning Commissian concludes that the �ariances as requested or in some
other manner ar configuration are justified, what conditions might be Imposed to
mitfgate the impacts created by the granting of the variances?
4. Are there any ather issues or concerns with this application7
Staff Recommendation
Staff recommends approval of the side setback variances. If Pianning Commission determines
that the practical difficulties test is met and the requested variances for hardco�er and structural
caverage increases are jus#ified based on safety and the fivabElity of the property, then a
recammendation for approval would be in order.
� , PC Exhi�it A
REC�_
CITY OF ORONO oc� z o 20��
VARIANCE APPLiCATION ��0��°NO
Street Addrsss: Application# /S-- .�79�
�..��' 2750 Kelley Parkway Date Received: jD -o�D--/S
y
Q Orono, MN 55356
$rdff
} Main: 952-249-�4600 Fee: $700 5 7
y � �'�, fax: 952-249-4616 Renewal: $350�
� Mailing Add�ss:
``� G After-the-fact: $1 400 Double Fee
`�k�SH��� CrySta�Bay, MN 55323-0066 �s��'�►'Fee: $700/�2,500 -
�sa�a�
This appfication form must be comp{eted in f�fi. Appiresnt wi�! be notifi�d within 15 d�ys�s to the status o#'#he
applic�tion. incomplete applications wilf not be placed on Planning Commission Agendas.
PROPERTY INFORMATION: e
Site Address: 202.`� ��nSQO � �Cj �tr�
Property Iden#ifrcation Number(PIN); � _�� �'� � pV�` " �—
Date Property Acquired (monthtyear): O ��Lo� � Yes, I own the adjacent parcels.
Zoning District: (� -��,.
APPLICAN�INFORMATION: (Comple legal names ancf marital status required for each interested party)
Name: o�n. �C �'
Phone: �'L �- �-�Q Alternate Phone: (Q�'L_(�'�-�_��
Camplete Address: 'Z�i, �, ti,,aoo
City, State & ZI P Q{b,�� M�} 30��
Email: - c�,�. ,�G�e s,, , t�nn Fax: N1A�
OWNER INFORMATIQN: {Complete legal names and marital status required for each interested party)
Name: 0�1 0�_
Phone Alternate Phone: ��� '
Complete Address:
City, State 8� ZIP
Email: ��x:
DESCRIPTION OF REQUEST:
Describe the request in detail (attach additional sheets i#necessary): �a3� Stc� ��
t'� ac ��,v.tl ac�'U CR� •� v°Y 1Mc�� isN���-r� ` 1Z`
c. wr l n � '`JS 1. � ,�! 1 °1 4. t
�5 nr, w.J. t s� r�� -
,� `� � a i r M.
st,1c t W � ••
� ��` t�. �' ��r�a ►t �1,• � -�Fn'"r S' .k� � n.�
� � � �
h��++�►a t Ai+v'M+ s� , 1+�► . � .tr vt
� 1 MA� � • 7 S jbJ� .1114. IY t'�. �11A'K , `.�j�j Mrl�� `�
'�- 1 h�at�uL 1 t�.l tc/'t sf t(t..r a� wkl u►� t�.w.� �}.�' ,��}.�q� �•� �i�1' �w.t ,—
Padcet Last Updated.• January 2DJ5 ��' � � � � �
. �
REQUIRED SUBMITTAl.S:
All of the following information must be submitted by the application deadline date in order for your
appficatfon to be processed.
Not
E��os��d �Pjlc�file ,
0 Variance lication Fee
scrow A rreem�nt, i n�d and�
� ❑ Pre-A lication Form
[] Vananc�A Hc�bon�ocm
❑ Practical Difficulties Form '
t1 d Pro Ownars t
❑ Surve meetin ALL re uirements
�1 F os� Pt�ns
C7 Hardcover Calculations
e S tem �1te Ewa4u�ion I�e
� id Minnehaha Creeic Watershed District (MCWO} Permit or �
Documentation from MCWD statin no ermit is r uired
A a Pro Owm�rs A �rn+ant
❑ Data Privac Advis Form
APPLICANT ANDIOR OWNER:
• Agree to provide all information required or requested by the Planning Departmerrt,
• Agree to pay additional fees (staff time not covered in the original fee payment} and/or consultarrt expenses
incurred in review of this application, and
• Certify that the information supplied is true and correct to the best of his/fier knowledge. 7he applicant and
owner recognize that they are soiely responslble for submitting a complete application being aware
that upon fallure to do so, the staff has no alternative but to reject it untll it is complete or to
recommend the request for denial of the request regardless of its potential merit.
• Acknowledge the Escrow Agreement is campleted and signed.
� The 4wner hereby acknawledges and agrees to this application ar�d further authorizes reasonable entry onto
the property by City Stafl, wnsultants, agents, Commission and Council Members for purposes of
investigation and verification of this request.
� Applicant and/or Owner acknowledge they must be present at all scheduled review meetings of the
Alanning Commission and Council. If an applicant and/or awner is unable to aitend a scheduled meeting,
please make arrangements to have an authorized representative attend in place of the applicanUowner and
advise the City Planner assigned to you�project.
Appllcant's Signature: Date: ��2��t S
Applicant's Signature: Date: °�`2-L1 V�`
Owner's Signature: Date: ��'L7-l+j
Owner's Signature: Date: `1 1�-11�"
�C�-�VED
Packet Last Updated: Jer►uary 2015
P�ge f2 ocr 2 o za��
# 3 7 9 2 �����o
PC Exhlbit B
Practical Diffi�ulties Statement- Variance Application- Ben & John Kieffer
We currently have a one-car detached garage, which opens up onto a busy Shadywood Road.
Our proposed plan allows far a two-car garage to be built thereby removing this safety hazard
for us,traffic, and pedestrians/bicyclists. The propased plan includes the smallest practicable
two-car garage as an acknowledgment of the restrictions we face so we are not asking far more
variance than what is absolutely r�eeded. We also centered the garage on the Iflt to allow for
maximum side setbacks. In addition,the proposed attached garage would eliminate difficulties
that arise face in winter months.
R�CE�VED
OCT 2 0 `ti���
# 3 ? �2 � ���oNo
PRACTICQL DIFFICULTIES DOCUMENTATION FCJRM
This form is a required submittal for ALL variance applicatfons. An application will not be considered
complete 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 practicat difficulties be demonstrated in
order for a variance to be granted. The difficufties must be unique to the property as variances run with the lancf
and not the land owner. Personal and economic sifuations are not oonsidered valid practica!diRiculfies. In o�er
for an application to be heard by the Planning Commission and City Council practical difficulties having merit must
be demonstrated.
HOW DO I PROVE A PRACTICAL DIF�ICULTY?
This forrn has 12 points outlining the basis City staff uses to determine if practical difficulties exist and how the
variance will affect the surrounding community. To prove practical difficufties, address alf the releva� poirrts
(isted below and answer them as cleariy as possible.
Since you are requesting the code exception, you have the barden of proving that the variance is Justlfled.
The information the City �eives is what is used in deterrnining a denfal or approval recommendation. If you
leave something out it will not be considered.
P/ease sddress each of fhe twelve practical di(flcutties c�te�ia as they relate to the r�equest, if they do not apply,
wrrfe IV/A in the space provided:
1. "The property owner proposes to use the property in a reasonable manner not permitted by the Zoning
Chapter•" Nr� _
ti
2. "The plight of t landowner is due to circurnstances unique to his property not created by the�andowner."
3. "Th variance, if nte will not Iter the essential character of the ocality."
� 1`l:W S��1�, `� Ml1(V iC t Ct�.�J.c�� GOMN�W�. W 1�SA1�A�10✓
� !� a► �n W � W1/� �a w �t .w�
S c+a .
4. "Econom considerations alone do not constitute practical difficulties if reasonable use for the property exists
under the terms of t e Zoning Chapter."
5. "Practical difficulties 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 Minnesota Statutes,
Section�1f�d6, Subd. 2, when in harmony with this Chapter."
1
6. "The Board of Appeals end Adjustments or the Council may not permit as a variance any use that is not
allowed un�g�tXiis Chapter for property in the zone where the affected person's land is loca#ed."
j� �'�
R�,CEIVED
PaCket Last Updated Januery 2045
�'s OCT 2 0 �{�15
# 37 9z «���o�
7 'The Board or Council may permit as a variance the temporary use of a one-family dwelling' as a two-family
dwelling." �l� . ....--
8. "The special conditions applying to the structure ar land in question are peculiar to such property or
immediately adjoining property.' Ai`�
9. "The conditions do not apply generally to other land or shuctures in the dis#rict in which said land is located."
N��� ,..._
10. "The grarrting af the applicatfon is necessary for the preserVation and enjoyment of a substantial property right
af the applicant." Al`A
�f
11. "The granting of the praposed variance will not in any way impair health, safety, comfort, morals, or in any
other r spect be cont ry to the inte t of the Zon'�n g Code."
��e� �,n�•�►� w� b�►l\ f1�1 �� rc+v�,wl1� �+. ar�
N�/v� dn, k. uJo u o
12. "The granting of such varfance will not merely serve as a convenience to the applicant, but is necessary to
alleviate demonstra e difficutty"
See. 9�t�� -��� �b•.�e,..
Practical Difficult}es Statemsnt
Should you feel the practical difficulties cannot fully be described in the above criteria, describe the practical
difficuities preventing compliance with Zoning Ordinanoe requirements in the following lines (attach additional
sheets if necessary):
S'��wu..�k' avk�.w.A►��.
�
R�CEIVED
Packet Last Updeted.• Januery 2075 Or+T � fl �{���
Pape 17 ir t u
# 3 7 92 ���4��
U
�
A
tx
W �
a �
� �
�.y�• 4.
." �
� �4-
�:
.Q ��` N
w � o �► p , , o�
�' a .� Ag�'� �' �.- CV �,
w N � �:� y�� ��� �,,�<;.,. � �
� �� .- m
O :�°'� " _ �:�•:�� I�
� ' - y �
� ��l �
� � • .
�-�;., .;�.�A�-- '�.,�-; � �^o
��F 1 `i ,'� k ', �/ � 1`
E� � -�g' �����' � '� , ���,��y.� ��� h
�/' �"� '` •� ',�, �' '�I �
//� ' . :. . R ��7,''. � �� ��•
/� '�/ ;� /�``�� .,��,`.7�' , , ��`` �jO
/ � �'�� `�',K y � � \
/ y� �'� i ` +rK� ''� �.L "� i°
� •� . �.'� � . i� � ry��! � � {L'7 Q ,��
i�� ���• I �/ �� ,�i(I ` �'� � 'A ����I �� �
' /���i�, . ,/�,�`, ,� `��� ����x � f � s O
. .'/�, � .'��//;�'�;� `�,, �`�' �` �a!
, �� ;;i ,�� .Ii �� fA��� �, �� Q�
.' � ' .'�� , • r,
i I r � I ��. �` ,'�'r ��
i
�
' _�,�. �,`„,�//, iI, I, , ! ' �+,,X ,'/ �
� ���,1 �;' � ; � � �I�X �� �/ M �, ��y �
;� i � � � t �
� � � << � a i�� � !
, ' / ��� �' � i �1 � i � fl � �i
/ � `�r � � 1 '� i ' � �� W
! ,��, i�1� ` 11��i 1i w � �1
R � j
i i � � � � . O L�
; �� � � c,X � , � �n � �
� �' ► � � �
. -� �� .
, _.
� ` � ,.
,�b _ �4.e ,
,'
.�o �
��\ .-�i� r',
c `
�a � � � } ;
`"� .,'�, � x �� �� ` c+r '`
�J � 'F� ^� •
a�d ��Y�
i � o �~~ �`� �
� �' X�
� � � �`
♦
o. �
�� � �
e � � �� �
i' a `
� � � , \� ��
i . ��
"'-----------•----- --- / � �'�'4� ''� `\� ° �� �
.'�� ! �
,. ,r� i
._ ----------- -- --'' " �
---- --- g � ..�
� � i
�� ..
�_�,_,�-----� ' ��, . _. � � �1 +� �
" 09�' Ap1 '0�`�� R a� Q 0l�
------ 3 .sf.s�.ao s� � D i�
�,Qo ,
. �� � � �� SgAp.�" ,, � �
o �� � � _,�
� � � ������ � � �.-_ �
� � � � �� �� .� �� � � ��
� � �� ���„ �" ' �''� � �
� � . � �
# �� � �� g.� � � p
� �a �,l � �� � . � �. � �
.. � �� .�. ���, � �
� 6 y� � � �
� , � � , � i �
� � � � �� � '� �� '�'� � �
� �� � � �� � � ; I I
� � � ,
� � � e � � �
� �� - 9 � � ,� � � � � � � �
W � � ���� � E �� d ; " r I
�h �� � �, � �� a� • � � f
� �� � �
� �� r ■' � �
�� �
� �i ba �. '� � � �� � $ 1 �
� ��� � �� �� „� . � �
���F,� �� � r� � � � �
�MMy ' al� �� � r W �
�� A � � � � �
� ������R� ^� � � � �b��� �� � !
r� �'.: . � � � y �
t7 � l3�..�.,r�"i� � ����� �� � � � '� �� � � � �
� 1 �1�" � �� ��� � � �s � �� � � ,; ►
� � .� � � � � �
� �. , � �
���� � � s � a� � a �
� . . . � ���� � � � � � � � �
� � . � �. . � �
� .� � � � �� � � �
� � �
� �
� �� .
� � � � �� � � a ��� ���.�b �a� ��, �
� �
� C
� �
�
� o ,
� � �
� � �
� �
�
� � ��� ti� �
� �� � �°" � �
� � �� � ,9�. �,.
, s�� � �
� ; . �,�,/-� e�'__ ,�° � S•'IP �
� � ` fp' s V ► e
� ��, .,�g,y��,, � Re� �� �. �
�N. ,
.,J� , '��i�� ' ; � � lt
/, / ,• q��j ,�b, ., !r
/ ��,a � �i.I
. �
' � i
.
v �' ,� /�, W
r •' �, � � /
.1 i i � � .�!'� \
� �� .
. �� �i x �' � �� C
1 'p' �� ' O'f
1 ' � � � Ow�
�� '� i
' � ,- �, •
4S .'
/ �` � ���/' , � f� '�' �� �� t
i � i� i `
� ' �
�\;� 0��� �'j, �i 7( , l/ � ' O !r a
�'� �� p,�'� � .x �� � \
� �,t �o, / i g
��C, A� �' � � \ �
�K i 1�
.f � � a �
/ • 9�� X -' x '� �'�
. -
� - ' �`�
,
'���� .°���/ x ^ �
. �- � . n
�X ����� ���`$/'' �6 U
� K tr '�
4 `,�� � G � � �
e i � 6 •� � � � �
� ` O r ;
� o � �
�
� 6 � � � � � v
�� i � �
� o�( � 3 � �� Q+ .
� t O � �
°� .+o�n, � � � .
N %� � ?�
�� � � �
v� � '. � x
4 0 . ^ a
CT�1�-� n � _
'�C�QlN , "� , _ - n �� �
a ,
;
G � \� ��
�
.`� Z ^ � � � /� � �
px ' ^ '� � � a.
,' a ,�, � O
a'� _ ��� . � ' '-
� cC
� ,- O
va /���, ���, °'• C�+�.��
. ,`� �� ��� �
� X
. .
' �, � r
, � �
� � �� X�t _
� `o �`, o � �,8 ,
��
� � w
X p �
� � �
� p , �3\ ^ � .
� � ,� �
/R � N �
� wO ��'�� d 6 . � �
I �E � a O� �P � �'
� � 5 k � �
� ' .
m , + �
� ' �� � ``
� ��
� Q � � .�
.8 � �
s '� `
� - �, _� L�8a4�� �
09� � a=� o o ,� ; �� �
3 w���6�zo S . ,,� �; R
�, � � D, N
� � � � �
a� A '� /
o SH . �
�b � � �, ,�'� i..r'� x �
r
�'� � � � , '� -- �� �
� � � � � X
�o � � �
� �
� � � � � � :�
�
M
0 � O � � �� � .
C1� t�•� �
i .� � � � � X �
4,� Vl '�' •� � W� „� h �—
( „ o � � �3 a �I �
� � '�o� .� ., •� �.: C�
� . �
.�� ,� '•�
'� � � �(6xd.T �. �
.�� �
the above� legal description. The ��._'�-� \� , \� �. � � �� „ �
�u own, which is a legai matter. ... _ �� � , .-. , �'� ;� � •�
�lt with competent Iega1 counsel ----�-- �� , . '� . ��za�
' s3s.s _-- -- -. � '�. ..,• .o� �, �
s of record, such as easements, that __ • . �\ �
_p � , ,�'e{%�"�• ��,�,- � ,114 �� '�
�1p0?tA11t. ��� 944.1__ - -1 � 94ki ,�3�k�i �� 933.� �ta���� �o �
the corners of the pmperty. - 946.8 - �' �'�, 9 ,��939.7 �'� ;g `Y-� 82A7�
some indication of the to1�ST�PhY ----- _�+�.a ,-�� - � � �- , . ,"� e'oat ;`, �, r a �
�
.i_ �s � �
- - � .`C� '.� � � :
provided on this survey. Use that 11�ng -'" ,- .- •�,�s , � �� �- Hous� + ' � � �.
LLlei �P when �iti�g other O�P/ 847_9 ����'/�'Ys� \ �(044.3�+y����l.s ��B`', \ �
cJ' � G �� � + �' y \� ��'���' `v,q� "Z' � �.+�
E� �y9 � , - xs�s.� ,�- ',0 5e,a- • .�°�, +: . `�-�, �
! - �
� � � - �°`'n.�'""'�,,�`. � � � ,`
f �.2� ,�0� ' � s,e. �; •��� - . � -
;e Number 9235, set,unless 5 1Q. p� " � - ,-,� ° . '! � �� ' � r" \�
�, we. - � �/ '� ,
� s,�.o ��.'2 Q�� „ °' � ,-' �.s ' . e�s� ��
, z � � �- � d �, �
! 7 `�► ,�9�8.4 x�4�.a 3 o y 1.pe�� (� - . �.
� 0• '
, ,,�,
i ,�.-_�,, � , 9a�3 e�l;t►g 3 �,+.,. �.'�. �p1.b,�� �` ��$', 4 ,
s prepared by me or under my � I , �d° �,B'-,' � ,�d� �� °+a�' s4'`��� 1`� � , ,?'�
r and Professiona1 Surveyor under ! � 9'� f ��5' °� s , � �
I �a� �. °� ,,,' �
r�; y ' � ' v O ,,
i ''1`,,� a .!
I _ ' 'f(947.4 _��Add/t � �.
rker � ; ,
� 9� ��� . 7r .
` � � 947. ��, � � p sa, � � �j �� �yi � 954.6
�U � . '�`'� . - �° wa,,p< '� � _-f� dpv+
9235 , �s���� �' �dP� � ��
; �- xs+a.� ~ �'
` ��-� �947.2
� o � � .�9+�-� , 1� ,� ' � q,�y+ ��_-Q�°P� �e�1��9
� � ��s.a �0 4s.t �; ) ��� O - -- - ----- -
r +o � \ -�f e e+a ,A�� � - e� 9''a` , �5
N �. �'�' �d .,. , e.: 1 �. E
� � E _ _ - '
� +��. � 1�= � n0� ,�, I •Q_ �'t- ,°•,o., � �
y � f�� 0 '}4' k� ���� • � " � ��� �
� ��OQ �,, ` +r"�' 9�5'r'�;.`'� � / �`�. � �i
M!r1 xo�.a �.�, �911��,-. `.-.��-� ' ,,p,g k,` -a�
�
��� •4 '� 8 ���'�� 'ne � � �`' 0+6.3 �:
944.O�C , '��,�,�.2{�r ��� ��a� � 1�� ,�,p/
� , .�r,r ,,�• +•�, � k�' �1
` �:� _�� '�
1 � ''�° ,.�:�P�"` ` -'= X�'"i�9��',
� -- � .p6
D�c�.►� �� �}°'-.�,,o�, ,e� , .y.-s ' S6,.�, '
O. • � r V /
M•,� , t„ ' �. F�� � 5 .
�lQ 'i b 1'M1�_ '��
��v� ,� -�e ��`' / � � . �Q�'
� .. �W 0 �.:_c ��, � �K �� r�,P
_� � / '�,
X�+.� �i �� :
.
a ~~ � GRAPHIC SCALE
t C��" . � 1
.,.-_ -- __- ��.
.
� S'`�'' °,�,° � o ,0 20 40
� ,
\ �''1�� �,,h� �
�� � s , ��M�N�S \
X��.2 � � QRI� � � � �
� �, R�CE�t/ED
\ OCT 2 0 �015
� \
�' # 3 7 92 ���°�°
d � � � �
PC Exhibit D
-�'_.=_1-
,,
_�,_-- .
� � �r =- -
I .�_ � ,� ..� ;:�� � G -- -
I � �I '� � � , I � l. 'T _
� � L i _ �-; ; T- �=�� � � �, ,
- � ' � �; � f , + ; . , ,, _
'��- - - ,- , , i � - - - _
, � , ; ;, -� - �, , �
� � r-----, �
- .-�_ E _ � � - - � - -
--� ' ' ' I - —
� i '
� �� ;-� ;1 �-`— i - 'I�-i IJI: r _. ; — �-• _ _-
��
3-0 - � { (�' `�,I ; . _ �_� �I � i ;-�, _
� I L _. . ..
� I �il �--�- � :
1 � -, , i�_ . �I k
- : I ' � �_�i_� -�_[� i i�_� ; _III � " _ �.� � �� ' 1 _ �_) i i -_
-. �� � i ` .I. ' � iT '' ` .� ���� j� � � � �
Q _ __..__._. �r... _-_._-_�__�_�.--- - ---
_..
. � :-J�� _ ___� � - _ :::.
._._. _.._._ i ' �
._... __ _._.
i � _�_
� , � . =.=
._ ,- 4_�._ _.. •�•' .
1
��.g� 21�_��, ;�_9��
4'-0" 24'-6"
PROP�SED WEST ELEVATION
8.13.2015
RECEtVED
OCT 2 Q��Q15
# 3 7 92 «���
-------- -__--- — - -- - -- -
----- -- -- --=- -_--------- --- --- - ---
_
�- -------- ." ——— ------ - - - -----
-------- --------- ------------- ----___ _ -- ---- .-. .. --- -- - ------- -
_ _ _
_.___.------- - __ _, r
----.___..._ _—__-- ---- -- ---- — - -
_ �
-------- -----------__Y r.___---__ -- --- ----- --- -- ----- -- — - --- — —
----------- --- -- —______ --- _---=-=_ - . -----
�,._.. .
-- ---- -- ----_= - --------. . �_— ._.�_._---------------------- - - ---
. �_.
.
------ _. _. �_ --____------------- _-- �= r.--, .
� ��� �i � �. s� �,, i� , . , i �_ ;., i , L - ----- j� i;�-'- _. _;_ j...
� 1; �� � '� �� i a � '; , ; �; f'
,, �� :.��.'' � � , � � , � . � � � �EXISTING HOUSE r �� � i,�, i _ �ri
�NEVJ ADDITTON, � , � �I��� ",; ` �� ��i� ,_ . . , •�� ,; ",A ,� i . '
,i� �,..d - I i i �7 � .�; -� ; );il", -I� li �� r-, �� i ��i I
� . J '���1
Ili '�'I 'I 11 � ��� � � 1 fl �� - �! ' - � Y
1 r , �i [ +, � , � � -- 'li �1 � � i� ii�
, J.'`Tl l,II'i ' L '� � . �.1� . .. f� . t �� �1i�7-. �i . ' - Tr ���+� iii.� i ,�i �__tl - r._. ,��J,%
I 'I�i ' � I I�' �3' j�_. � _ '3 J�� .x�`� i i�n�� �. ��1. � � ^r i i L _'.Ir
-'-----------------------------------_____--"..________ - . . ... . . . __ �����
_..
- -------------------- ------------------- ----- -- --�"=:�:=:�:_ __. :__� _EXISTIr3G HOUSE..---------- --.____-_ __ �=-' �.;,� ---_._.____
u'�°" ---- ------ an�o• ------- �s'-
PROPOSED SOUTH ELEVATtON
8.13.2015
R�CEIVEa �
ocr 20 �0��
# 3 7 9� � ����No �
-- ---^.__- �------------------ --------- ------ _--- -----------.._ _
-�_----- :__::�='=__=------ _ _ �
_ � �_� _
_-_--���---_
_�--_--_---=--_ - ---.� =_----=NEW ADDITION =
. _ - -
i , ,� � � � � : � , � �r �1�
"f� f! ` � ; ;". ' � ' � ,i � �� n .. .� ;:
!� ' � �i r .i�XISTING HOUSB. '�'4!,; � !. � � i i '� '1 1� !4'.'�) ' f—n I M�� ' I�f ' �I.�� — �f I I 1!�
I 7 .I! . , �T � �
! � :�i� � �,,. t i ili�f ii 4 f- � li i � ' �i � i0-0'r� `± � li L }i�.
' f'� � � ' - �Y � 1��. � �,�� ".r. y . . �}, II, ' � � � I•` ' � _ ,�I` ' �
� �i' r� ; I i � .� .� •�� � II �' i ,� � il t(�
I I '!, � __ _.. ..4 . �.I� � I Ir 1� �!I �I . j I�I } �!i i� ' l� I�_'7 � i �I. �' i i i i ; �_ �� f,i rJ J. 7 i �. �.1
.�� �. c li . .YI�- .i. .r�J—__� �� _ •I_'`� .i � �� 'j�� � �ii i�lt.� �.!��i �I i�i I�� � �y. ' ( r �J.
"""' ' ..
. , _. '_'"""..' -
_ .. _ ._ ... _ . '_ ""' � ' '_'__'_"""_' " ' r� .__. _...,__,..___._.__. .'" ..... ... .. ..
... � .... � �.._...__.___..._..� '-"'_..
._.W _ �. . .__ . . . ..
_.. .. - .. ..
"' '__________.."'.__ _ ____ __''__ """' "_'�",.._ ___�'__"'___. i _______""'__,_, �_ ......_' _"'..."' "'""'_'_' """"._. ... ..,._...."" —
-----__-_--•- ---- --- _ _ ---------- L �I --------------_ _ ------------------_ ____--- ---•---_ ---___-•-----
-- ---��--� --- - 4� �-0�.
_�:�— _ ,o��-- --- -- _ �._ - - a`.u-______ —.1
PROPOSED NORTH EI,FVATION
8.13.20]5
R�CEI�/�p
# ,37 9 0� z � ��,5
2 �
���Q
N�"
ll'-0"
r�u• i�ax�
.. �. mnmwnruic ..
� __ .aorts ._ .� : �' ... .
...; .:. .. . . ' . .
mtnio�nYnR.IY
_ ,• �._ �'� ._• , _' ' .. . .' _
... .. ` l
b
�lIPiTV
��.. .�.:. ':.;:. . _ .�___. _..."'__"_ . . '_':._: :._....'_'. _ � �.
� ' "
�F. �
'' .._,_,... "_"'__._. __. ... __" ".....
r'
(
.5'"
� y�
. Rl'
� ��eµr aoow
� � • b1 1
�
� a _._. C '
� {
I Y � ....._...
r�__ a
� T-11' S.1%' 7'-0' )'-IWk•
4 "_" ..........�lt"....;�.�.r..y .. . "7.. �
I M�v Y..t��wtlr.• �• ;
'+�°�r� i
^p ,
!
0
.l 14• �
- � w■ � � '
3 '+ a. § i
■ ''
i � 4�
H
� i it . qvw�oa �
a x�
� ~ x
...."""""........................
....... ...................�""""
...................fbM................�:......
........................""""""" ... � ..a��... � ���� ' i
� '------....
..�4e�.
:mn �
J�� � .1,��; _'_� a�
, i�. ��.
� r' ,
_ , _.
„
w ��� ��,' � �
�#i • .� , . ... (
� N k � ' ...._ �
I __�"y
f '.__._,�'� :
X-P I I___..6 �
r-e• __ .._. . a.
i �K' h'
E7iISTING MAIN FIAOR LAYOUT' 1
4 � � � ti
,
� � � �
,3
,..�
rx �ra� r_s�
?TEW PROPOSEb MAIN FLOOR LAYOITT-C
N�,.w�4 sn�,ti soita- �—�
n��w�n.seowpe:tt��a- ..:...........
R�C�IVED
OCT 207015
# 3 � 9� ���o
DI'-6'
31'-`
I'-144` ..�M.
". . �rraueix .'.. �_ .: 1 : .... ...
�_ - p�p.. . .... ... � � aesmtlUlllllD6Z �.. �
.... .._.__._.. .,. '"""' ..
� ......... ..�.. . .
1' O /'�
L/
1
�� T
3 gi
I
i
�f O �"�"r�...
C 0 p azmwc.m.oaw
'i O "_'�`
�.��.
o �' ._.r. .,...�_ .
� y�y�wanr
L I M�• I �� ....
�
� �evsmaoa1q ��
s�-�x� r.iu• ine•
EX[STING�i4}4�1 FLOOR LAYOUi' ' ° � * _
� ' � v !
� I r� �
F v�c �
1 q
"'""..... ._
%fTl1D9IMJ114 .... 1[
SC.
'�
I
y w,r.
— i
u�-r �` re3r•
2i�r
as•
:YEW PROPOSED UPPER FLOOR LAYOU7
New Wall�&hownlu 9elid- ���
Ikma Wills S4aav�A�Hatded. ._..:._-'---'
R�CE�VED
OCT 2 Q �'��'��
� � � �2 Clt'YVF'OR��ar'
_ , � _ _,.. ��, , ._,
. � � ,�� � � t ,. ,�.�
�� ` 4���,�{�y`
. ,��gy�
",,�aM+ ,�vn fi" �c�,'p�`ry�,�'e��}+�'!"
-. �. -: .'-..-..,�� ..�:. .. � ... � �*�k '�°����`�,
_ r . �.: �.� i'. :.x: � -
� ' '.r�.~ :'� �� ..r� � � � �'V d R �� � F� Q ���.� ��-....,u w:� '�'4 ..'+v ��.,_� #-. . _
� � ;
W , - .ii 0 ��t.ci.ci R tl O.q O+f i�+t 1A�.i�eV v i►A ' O - � ;� •{f}
� � , i� � ��#��� �0 q 11 i� LL d1 � •� rl N q ' .
,� ,q� � �W bi0 'r+„�r'„M O R q � va���a do.R 4f p , p o � � ^ �:
pfs� �� b.� aq t�� ooN.�� �y , � a
� RlN� 01 �fp . O v - .E_
j�j a a q � .,:.:�
� i+� ���p � A�o���� ' �p�sQ��pdy�o p � _
a a� �� M ��►1 p a i�M1� 0 p R b� h � 0 �0 W "
,� � � d y�i'"�a�''i m o� p'�+ b �i,y�ai N�w m p D+�+ "'� � . i
�,4 » ,�,� mmNy��N ��O 1rNt7 �� OtAm a � v �
•rl
L�,,,� a =i4$a.-� c °°�w � wo �,.� s � Ob'�SN � � d
O '0 a � �'+' v � �.�w m �+�+N +�,� +'�-+ b a u° a °"
� n ��� �am�o�B� amM� �� oa° � uo .,w � � �
Z Z _ ^w ; ow Nw"' n �,� mo �u� � c��..� ak � ae�,vm � � v � �
a a a a k � � a v �
O � v~ �'�aa � a�x � � o � va+; .[1Oi� a,a�w,ncm .i �v�i
tt �o � p �r��+, V 9G p� b ti �, �► � i'� �P.-1 m W
� oo � � o�a ��� � a ���s a p� p.°.� w. °� s m''�� � o+ u
x.z � � ��v' G �,.� -°� .:�o �°�-+�° md �, yp � �� a ,� � u � ,� , �,,t.
w ao � w� o� ►�i ,�JC �� a��+�° a.c a o �a 4�C o,d q,�N '4 p r�-7 '.r . �
Ow :° �� a k,c ,�, b�-+ ..--o b �+'' �,,o". '�"� a��� ��� � A e� ,n �
� N o W W O 'O N �1 m y� �G d'i p� '"r� }1 Ry V �f q � pq �
�„� o � � � �a'� 4�°�,�`" >�.��" � • pv,wiOaA .. m � m a � �0 � o -
`- 0 ��N� �o.-�i =° oa�" p�w�''"�' �V� � . e+ooa�i� o � c ° � � .-� ' :
�F � 0
� � +N O n,,,.� Q�'...,i y.� , �p4� N �'� q � N tl r"� v� � '1 � .r .
�.. z o a o�+ oo�.+� .�, b N.,� . .�bm�+
� �ho� �b �' � aN pac � ��� _ op,� roaM..� a pR � � � . � ..,1
p � � R ��
� ��++ ��7�� h o� � �'�+'�a��a �Vs� � � ci m 6•�� �� d� m ~ � �� a � .`-° ,
•� � �i Ti�, � �� r' �ROm'O� N �� b0� ^�.,0 N �r.. �p�p Qrl � � p 01��1 . i
� 'a a a •,.� •i a o� N .a� m w a�� . at ,�+�
� m o�+ °0 c ..a mw ?�m o`.c�'! n pp',�+'�R1 ���+�b o p • � .m1 . ...
��+�; � aeo o ���+ a�� ,�� � �. a ►+pr'� . � p �A � �, �
� oo � >,,,�',� � ro,° No �, �� �+�iw �ar ���a �io.a++� � O � tr = ' � :
* .i �
�: r � .-G � . - v�: ��� � d � Ma� q� o � ��pid � a��.e*+�im � +►'� , � _ � � �
.� .aba� a � o �i f='
�: � o �o . � ,� . a+n�+ q �+ � „
��' ' - . - oo. � a� �� c°�A� �+ �v � � � � °' �o� woN� � : � �. p,N ��.; � , : r, z .�r�
, •� . " y p�W - ~+�1 i+ D+a�+� �.'"!A � ' q�R� N',�'A y�oi0 it '"• �, �rl t `,^ x ` yz s�.�.-
.
, � "�. .-, �'T' *e-•'Y`�"*�,;,'s i �s p;� � �,b, ii O p 10�-i O O ri�M�1 tl �'.M �d� "��N q N� F.'� �° . � ^ a� � -'•`� � � ;� � ��
�^ ` y� .��t� s o ,,,� : y ti Q �1 H if M ►i � O ' � �. O � O : IC � ' ll a .; � s, .
� ?,�. �.> � �� v"4C:�� "t . �• r" p ' 4 �IOOf �1 $ �1q �d.� NAK3: � �lt� Na j � � ` .r� � a,,s� � �� '
d � , t ;r,t . i� y� : 6r e,r.rC�". O.4 ++ �yt 1� � 0,�.O p a J� r ;,: � ; iy� � • ,r, ,;�-,
Q
� -�'�W°' a���' � .Y�' y�� Q i1?��X ia ii G �!� y � � ��'�I ��"'� _ w t + > ,�y}� � � � .
;�% ' }1�t��r � 0� �S'N/ f Y. /'. W � � f� ♦ '�y M I"1 1 y� ��` �'f", a� 'rtf I �'�� .
�: �.c't � , y � � �, 0� ' 3� Q 1r" M 31 11 Id 17 �rl �! !i � .. `j � ��� r r'�:' �d {�r,,,, . : p �F-,. � `�4'� �:, ��.:�:�
:.� ; � • , �u0000a� o..� o.� o =,.�a a ss-ao . �;,, � � ° yT zr, µ �
�R �` 1r ,y � O � �7 i.���t�y� y,� _ ■ h�i�� M GD 4 a M{l .:�°(:�ri m L7.��'10 A =JO.� �• 1�0 "j�� ri �aN� ��wi(i�. i�r�t�yy�lhr:�.+ � �'��
�����' � ,�.1~ ��:d "A .�IE f G,�`?i��Or 'iti �n .�� . � +� � �i .M.�. � . . e'f! y.� �f [�}71.�>,}Z� 4 �� �.�
� ..�.�� t.�j 4� ! \ �^ t '.�-Y. 'J� �/'I�{� � �� � M ►1'_ �i�. t\l�.'` J�� .y� N ;(�_ `� ���� � �,9;
� � T1�:. i e(�� � �/ M?... v�` 4 Iy~ �j � .x . r "���2.1_'"� ..i`�Y'�',T � �t'�,
'��,�, ir - .�.r .w'v '4�,`l..�. _ +'.M.'�"' F ;t"',`w�,-�v:. Ifl� I���,RlA f3� rJ.' �j �..Li;`'.���: �g`- y....!Sniy,�_ -{:tr �`5.- -I �'
._;*+�'c ` . l . �� ..'�,r� ,�, ,�'; - ��" � �1 �;'�hp ':ti; t� ; r .�..:a�-r� 'ry {} O V 0+1 'J O O S ;a�; ;G�p a� y*."v�''$'4,�'�,.i..•�u, ..'�i;�1y ( 'yr�: . '
� ,a .�. -�.:' .,y ^.R �_.�'� _x1G..:'� ,'.. L� O O ._�z_ �j�..�-• a i�r..:,.L � �� LI A.+� N �t':j,'�r�'." "; � 1..�,•;''4'T_ a.:.yfFtif,`� ..1 h'"�,.,,.a:��' -
�*y t T�. �`.i�:�'r -c� 'x'�' �'�.,, i - ,.r-rr�. �."�'� .-�-�. ,.,e"t i3,N 00 �A d���E"� ,,�} ,S} ,��,* f,+�+t,>s �.. �,.r�.,,
p� 4 ti� ,=r�. `i e k s.�..�" :r ,� .,'4y: +�,s�. ; �:�a.? �.. :E.: :�_ �
� .S'_ � ;�,;�}' ,'�`. �: �z,.. �c'_��.k- ��:.i�•k�,,e, _�z- F`a�' �.`.:. �-�'�k�-•.. dr: ..4}� 'I.� r ,�u. �4=;
k ".� r -,ft..- 'Y" i7�� -'4+-4 '��''�t,�.:�!' ��':, .'1�: ��' .���- :k .r , �...7� -' dt+.�s�.r .,♦ i +�:= �`'
�a r - . T:� . �,y�.., a� a p"
i •.�� .9:r ��r� ,,�� 'y�, s.a�- 1. _t�.t- � .� y4 �'*".� �1,.' � s �.;3� ;.f:�l ��"°+ '",. •:+,� .3{�.1+p. � �gv , '`'?� �
Ri' .+1� .�. y�_�"l,. ..:�$ �, - r:y �„ ..�C:� .�,9` ",t.. 7{'. �f. 4'.±. ,,y .),:.*.���+1., �� 'r-;`."'ypR �, - �♦ nw'.�:p�
� _t�_- ^;/, :y. +� -..! ��, .�:t� �y� ..;$te.'y \,i'c!• .�+�hC:� "�+:J�ld-'}• .n 'r 's'
�"` i-�: - {;.�F,.�'.,: '..j 't'•a+.C��.. .K.c� �.�:' .�: �1��' '"',T.�'� , 'i?7,� :)_f''�'. "A}'' �.,�„ y�, r..� .'L.'":�
�' ��w ,.�7�: . .Ii�'.r �rx ...;� YSo,�r `�;� ! �����. 'f .�rt .�. �<Y. -.,y!!��- ; y� � �,.�`-
•` .�'. ';"r ,�- '."rf ..n 3'-..YS.. 't�-,2'.�P++Y�s.- r�°4- .T. �:I �b" .,i��'c.,':S ve'.. .�r.� ..'s �`s .. s✓ ��+� ,r�r k` -
j�,, �, '-�:�` .}�t �a < <. � �' i�. 3 r,:��;,.�•�r'+ ,e.r�' xhh,��: ;� �i� +;�i�' «1 �s+..s� �x �: � �'
��` ..l ..q '4�"�i a..'�L�."S��i� -...�alV.:.'�l� . ..cFs;. .NIy.' _}� #� Y '�`j�,.�� i',y�,. 'Y�.r:�4i.�1�.. ."t�'D 'b .4... ,7t ��' -.� S'-1.'�'Ca. �Yi �.`.Ja { .,,fi� x.L��ur
.� ` a
,�t }� ^.�i,�: '"."�" �= �'`,� .'E'"' ,��,� .�c -�r!F.ld7..... L`,��. �,-'{•:�� `� r �,�+ :Aq,�,p��,..
� � ��, ' a..� �y�_ � ..�.ir ...�.� -�:+ �� �
2,. �- 1'"
� 7'�:5its.:.L_ a
�' ;yx, .a ' ..._ _"_. � ��
� ..§ � �y� F�� " "�.NF" . ' i�i 8 Y�
4_ed . �.�„a'.`8���� �S . . . f� � ..
r � s'�:� .�� �� , �� i�•
.
" - F:. ' .
_ _ . �9, - . ��.*,- � �+ '� , � �*Y� �.c. . k
��
,.
� �, a
� �
.E : M`
Y. �< � �
-.. �,.
� .� ���� �" �� i� a� � ��� �,y ,
+ �� <
a'
:... , 4,:�.. ,� , � ` � . � .�.: . . ,.., . � d!D _3'_ {'��� {,��14 kt•'f`"f���
�,
� � . ' � ��;.. .; ��� ..: ` �_', � i . 4 ,r.
�� �F��.�'3 ''�,'�;" _ 4l�M rY�� �,e
. � .. K�. �SZ �
. . . . . ' . .. ,. r' . . . _ i f wa�`Y �. t.� . .. �
_ - -
., ,, A
,i �'a
= ' . ` � �,< �.,:,�� �- .`�� �, ,, � �'��.� ����
� . � . , g �
� ��_ � ,�:: �w ��� �. .��'�,, ������ �. - � _ .-�. .. . ,-� �;.�` ��� ��� '„���y .�*�b^' ��� �. � � � `,�"s';
r a � ,����; t:�« � +� _,�:,
��.�q ..,� �j�.S.�< �- . ` a Y e " � i #e' L�y.
v�
.. vp. 1 � '... 1.�j`�`� a#�`.yk'" � �
.
-
. r
�:"'�' . ;� � �� •,r•" E-t✓ .'� 4 �" < i, � '�+a.� s : ' � *� , i t
' ' ..
'� .
.M .
. . . ,: -.r,. ' '� r.. �
..r`,.:�� ,.� ..�z, ,i e, �, ""�. `� . . ,
a>
.
aMn`,._ .. �_. z :.
u:�
�.. . �- ...� -� .- �.
� _ . .�._. . . . . _ . .. . ;. ��� ..��.
'�i _ 'l}'�}. ..a,." �.vl ��'" 1t l�{ 'x'ff - .�niR.i -w,E'c. iF ti "r� .",g.e 't,f;,�.:.�..,,.�.r,v�, :�i`:,`� ""SV'`�'.�;J_, -.y�-�`.�. „3'": �>-«�• Yr.:!r -:v
����� .. ,� .. . . ,,.- . .. .�., - 4 fo��,��.
.��.rr..� -i ..,�� r?- � qr_ � ..�� .."�'i, F.. a-'> . � ro�. , ,r. •� -�.,,?R� _ �j- r.�:,•5'�'`�: "�s� W�,
:;� k�:� t ''.n:''�.� �.:z.0 `� i�t.��' ;r �.!` "�-� -h' �ai", �.`J' .� �.. "�(.da� ;.z'' �ti: x `.�� K t Vc��.i { "
y, .,.;� ,�'r{ a 11�i•:�r 4,-s 'N L•, �}�i. - § � F _ :�� �a � � 4 � �,,�y .Y �.
��i�lo r h �. i - rl.�-. �,}g�"�i(,r^., �i' 1� y.3.1`.K'q.n.-��` ,�. a _J_ �.`k-�..�-i �.i` yq ; _��"�.'; � '��'C
�y, �T�� .� r�,mi.�' :��i� -I+u,.+ .�a � :�iF � ',��.a �.S �:' c��^<Y� .i�`�'�, �.Qt"}'.
�i r ._� .pC 1j .'�. -��s���ff��; �tit� 'i� ��- ?�r��:1 4 t�=e,g �� 4 . . ra 4 �;�, r T �� ..,7i `�w' r...,�w �'" y �r
i)� ..�".1"..� �•Y� �•� _��:,'1�+lm.��'*�."l ,+rs.iT�:�ti� '� .�•. :!A'r�'t:s'�'._�° '4���• ��. T.,iy, f '�:� ,t,"':� ?h-'.K l.r�:�, "`�"d„'-4 �,�. ,y �.
'���S �y� ''� � � 1�;,��'} � " .t'. '.�" 'i :.�-�.ct� .iSty s'i - ` ,t� � � > e. 'S..rq �'�'W '"t »�,,��'';,`�d°�� S 4, t
� . -}y� �}`
a��� '+S ?�.��' '9. k' :��`"_ �,.�'�..�Cii�r ���L.ya��"I-7.,., i r.n�'�d .�.lk wa�� "�S j��:'�: .} �y'Jt..L;. �:� � ?p'Rti�� t_� 4- ..- � .��d � �. _
�.�!..' '�L`,'• ti}et:��>. �,�r�, � ��y` IX�!f � - '� r,/' sk•. +.� .S. -!'�yr+,n.� ~d ` -t- �� i�.� -»x�. 4'�4; .. � . � �++i�r�-?���-_��=a�i. - -
,
���'' �'~��'7 ,� .Y v�F 3 r� -�'�i i 5� N� �� � y ..c .,i�'°�,t 'C".•�"'tz � �'i'`�" "" �t .z' }� d`
�i.�� r � ��n 1'IF Al,ts,:s TE�^�.r � �.1§cS. x �'i4 ~�..+1P� st�, l- ,��i�i�'`1�r".�' .�:al .�'".sN✓i 1e' yy�� N-4��,.: �� ,.1� y,�,.�, ' .�-�„� ?r
.� .�� . .,�'��^��> :p�F''�1+• �1.��,y»k�Y' i1?`/�t�-4- ,,, �' � .k'.J''L' �1i�'� � ��t,� ;�.;} >V.�� ¢e,� } '.'P'i�P O• � "t z :'���`�'" 'i
�w + � ��..�a� �f'1 ff d :3.�3�� 3�'..€ '�:.;+: �� ���i 'r + ? + ���� � 'r.���t �",�..k� _..r D��' -.'s • ,,,a'�'1Y � ;�y_��,�. .R'e>�'�' - �` ��+°'""�.:
��3f�.yri' ��t �: F+�.� µ .3 . �',G� , -�.�....: .. --' '''�" .ti.��,,,i .,�.<:r�' '1 .. - IM�� �.;.c p • �c'��' .�d-ty�..-�'s�,.: �`?A.?
�� ���� �a:A � ; a w a�a`p'p a1 eF.O� '11 i1 O Ed • F� '►t�F�t7 , F+W f� '�b'Cf M b! ,`� a y' ; �'a� � {, :'���" '` °'
,; , ����; � �� m .• w x�o � rr M w �+�r�r�- s .. �S o t� -- w o� �e o a -- � o K -- a +� [� p ,�-� � �?� ��` � =
s � �'� ,��; �a �:, �,0� M o o •-. �� --:. �r� o � - .; �a - , �:� w . �e. �e ♦ .:� �: rt.
�::.. �„_�� f, ,
a r KM N� r1 er Ky t�A ° . a !t M �tr !t� ;; s'�a � - � a c .� � ,�.+ �.:;
`�µ�€r° �.. �' a tw p h'' . p I+�+t o `C �C � ¢ ,y M! • a F+ � "� °`A a y Ai a b� t tt. y t�'C ts y�'�*t
+' � ,�; � �``��� CJ� p � � p� A M w!"'' 1�. d' t! �E-• • '.l" A p K : .+ -F+i�'y �w Or p :. «J' � .'� ' , .
� � :.[ - �,k', .: A � p,l+WNt+hftp,A : �'�'f�.M . O �!t N�j ` :i1�� y 1+' �tA : O � • Lli.� '-s �°� ` h rr �s�
�,; L„ ,� l� �p � A i! IC A � O i= N • ro p a '',p O a C� F+� -' F�� -�. p .t �t -*� ;
` , g ri �O M n. �j O'� R��p XHA }, . F+� � O p a ?. µ �.., �4 �� � ' O�Q,b ,. A
� ,r''' a ; " 4d • Q . � A � �'o, p ?C p �' 1+ f! 11� M 0� � a . • �f M H�y '' s.,; ,�'� �
_ .. s� o � ���� °' a1° �° ao � �e �� o �Y.a � o �� - woN.+� �.o ° o ��' `
`M srr� � �. . �,°' a rt�c =�� � w p RMOgO' Maa " ~� � �+ . ��� r�,.�'� .+� . �
° +` } � �'�� F' p��,00pA �'Krt� rto � �A � F,� � o.na 5',ycp ¢�* M. '�.��;
'�: �'�ap f° of,,a�a� x� m �.� , �r„ y�� � �'o _ M �rA� . ��w� ��� /�► � .,:�
. ; a d � r� rr f,, - ►+E,., h f6 „�,.�O N r� ; � � H tJ o a � �q p t.1 �b ;
, . ; � �µp ,. � F,� �Q'a�9o��'d f''� . ra p � � � p � � � � �M A m �� :
' b�OC A '' A'�'. �E �pr � CfA7� A I+� " �AOd'ftM �� � �� OI+ � � � a Mn � � � ' . y ;
s �,;' � fty � a �- �Sy 10Q'¢�S� � m ' � O PiwF+. � LL • K R L�dW d M r � .f : :
, ' W�G � � ' r�0 � 0 cr W � A p ^'�3Ma p b„p• � �pp A � a $ '
O a� O F+. !s A'1r+.�C !7 Aa � w� O M o1►t art � �f � a•a �wd y p 2 _, s
,: �,a ��^� �,m �aaaar°1as� a � �'� x�� ��* o � m `� o ,. `4 � 0 � Z �. � ,
�W�}M N fi AqAA M A .� W� � O � ' M� � � `=�� � a� � �
, : -: ME � �a o �woo�a �rio � �'p, A4'ti ►< pa,, Ort p � p, O � ,
�� p � � � � p A rt� p Ma b a ��r��0� a�"�w �� K p Ka � p� � N � i
~rt�rt �:� W � a p � p � 1 F+F+ � p. � �p C o+ _ � ,i
A� {� ~� 'CJ M� �''O �'rt .. � O rt�i w N p' }'' � � � � _ ,� �"'' � m i �'.-`
� � � � �� � p� MK � �� p rt5' �W��� � p � � � A� r.W p � �
, �� µR� b rt i� A � rt� ,q q w � Q � �r i�r 4 a r,f Q �e ♦ � s �
O ��''m tt M � �''S'K r0 �M :'0 Oa �E+ F�,,,� K � m � � 7 Ar �' �� �F-�
r�51'�'C tt O n � A p G � q, C fI b'fr W O m el F+ p � �[* O
! cC W'Cl �i�'R p C <p 0 1 Pi o1 10 0�� i�' �a'� Or �i.'�A y O n � �
. A MO �' Rp aW� �Mw�t � E,,, aA w F,,� A��• ►t p � � � � m �„� � O � n ,/
r.�' O x R �' � �a
�� a �af+a'� etrrt`qo° �b � r'°�h �'�"�-' m � ax ao� �� r' �;
. � � ~'�'�'' � M Co Anp �Art� `r� 0 ►ta �a `q� °° 4 w� � V
. rt� � 1�p'� � A �a ��"'�'F�+� Au p �0 p b ►�i�� �� d g W cp►a R7 �
t� Mp� . a� ~a�h p ��A p O � A � � � p �� � � a ra� O � �.
0
'�'',�;� a K "�° w° a��.00 art p � r°,,� "� � t° • ��*� ��'~ g
� . ,� r' Y. :S �' �, o n �� M �o � �' W ►w+1 ��a � M �n t� �'� � 'o N A � �r<'
. , b � W , � M� dr R• O "�",�'Jr p�C rt�„� MO Frt+�4p � ��µR7 1+ � t� }
t. �- ' .� p� p a� R�A�C �O w a ' p a -� �a # i� ;s M� �.� p 0� A pl p p � !.;{
i-+ M A I� l e,q A q
� 'j *'`'. O q� O N N i+�AF+ M � ' CtO OA ?r! Q C ~ 5�"p m � e F�p+.�
� �- 01 A : < O M • p �tt8 O � �� /� t� rth ' Kp Z! • d dM �
}a x':� : ri Y, !� i 7'!f : ,- {� N�n M ny Ap : K w . _ yi O t f r O A p t+� �: !Y 1+ A w _ '.' ..
� � ,:.. ; W�'C A f F+A�N O ff f 1'f� 1 '.7r f i . A A � 1i�W F+ CI � 1 � M A 67 IC 1+ � ' +' ,e:� c'r
� f. .-'Sfi ., . .. ,k' ..v .�..a,�.-. . �� ,.a� - , ,�rar a�.r . . . . . _ ... ., � . . . . .s �.. , .. .�X'Ys.. ._�..• . . .- .�G�r,'�,;�� �1
� �
� - , . , _: ,�":.r ,�»�
"r� s��§ � �.���'�'«
rt 'S '� .s..} r N' . F �s�:�' . .;�.T ..r � .' +�. .,3�y, i�y. '; .- �.., -_ >• �-. .'. :�.... :� ..-. '"Y��� Y; . . 'r. [. � �;#
. .. Y^ ..� ,� ," � •+�, Y_ c"'�'S
,'f •:.,
.<� * •.{ i� �' M rC ^= M r � �-- '� O � i-1 f� O� ` � I�i � t�7'�d��t� 0 M v r{ �. O S►4! ,'-, � ''T ` ±�;
-t •. � : .�. M � � " �i � 11 .� i1 ; � 10 ^ . xt O " � y �p� � f,�j a�o r A p !' j
�'+1 _ , M f! U�� p' �t�! `: dR O� rp p a! p �!W��.�i M e�l m . � � i0 . �}`.
*��� q � b � �j � p .txi �w �o � � b � . ` p,� �„� aro ��,�+� N.-1 , a� � 3 }�":`
a � � 'M� � !",r.
� �� Nw� axo� ,�� °1 "��'� a,� �,� o .,°,�'" �,'�a � ra .. c g;:;,
.o►r'+ � r! � �•'� �+� p � , <,c.
� � �ri� �� q � - d � V O �'� � p O O�'�p Q�� d a � M�y � ,:;.,f,
OF R7� q � .:
$, p qSf IOm p � p'�7� � � �.1 �� r;,
� � o�°+ � ° �� N �wa ao� p �;� � ro'�d'y� mm � rn ��+ o� �`•�
�� �� �m ��, "�� � �y�' � a �, *�'+�'� q0° w� oa �� .°,�M� �
� � p� �op x � m �, tr,� ��+� u +' b � oa� ma�� �+ m � d �, ,�.;
w a xa .� a� �o �w
� z �w ��+�+ v � a�i x o� x'��' m� �m .°�*' ��� �� a�+. � ow �
' ''� O om � al q m o � m � q � � � � UWAwb R� dtb ,"�1,��3V�
� � +�'�e ,� w° � �o� � �o+ �.a� °' �s � +�i � a� � m� � oa�+'� aam
� � a y� � �� k� � �� '-�.r� �� �� ��' � o�� m ��,� ��vo
h � ia � �°, ��., �a� � � m � a o°°�ro� ,�+� �a � � wa a �A a �b m
,�..,.. �= _ � .�.� 4 = � � O� q �'�A N t'�� � � il 0 ��,p ��� � (�j ',��. �WO d �+� ��.p{ �w « r:
� p � •-1.-I � R.� a0 A �y ns Ot � b q ftii �'a++rr
� N � � '� �� m p,m ='i� nsfl,''�b k m p' �w'� m� o si m � Q ,� a � m"'
� o o .. +�_ � +'�°, g o °�� a� b x ,,,i °w+� a s+a,°_� o +►.� � �o �:
�,: � �r �'� �0 p�e� � � � � '^ J�C �� o�► ,F�'S� (7 w m O � Q� � � fC�j m i��.1'd
� 0 � � t'. M N i�� V �l '� .7 � i��+ri fA O CD W 0 ��ro fp'r'+�� �}( � 41 b�41 rl '4."N
5 Z m "� m �.� +�a o � � +++i A m M p,:o � � .°� a s p "��.► � +� o °i�, . z
� .� �� a� ro�+ � +� w '� .�i '��+ a o a °0 at ta b '�'�a a°w � '° '°�, � . rc
o V'� a � y) �� '�o � y � �X+ C Rd'. G� pk �Ip IO�C "b'D � OmWW s . ,,,
,Ni � w � N W � a a is ii � � ; �► CI R p �r,,,� . b�'�'1� O� � y� „�.4 :
��' m � [[ V b� ? � � p�3e"''� �1 �+O b . a r►.c2 v N .,,��„� ��-1..,��-i�Ai H�..� p Q � �v 4i � �..
4'
� �''' � ��'� �p i m'��► Q ��t,�, t�e�E a V �s rC o� �0'i �'�'� y '4��� .. , �
O .G iRV O W�V ' 01 � t1►� H p �NO.K � � H �11Q�
e �" •� �j;+i) � � Cr U� � a � � �a _ �'
= r��,� ao ++ � ar �a � � � eoa�i� � q . '� �+ ��� �.0 a :. u � � .�
�-�� � � � �„�,o c ��.� . �� o,� o+� o ; o� a �� � � piQpm�f � QApx � amm
m. < �. W ri� � m � Q J�Q � p m,r1 . �� �0� d :_ L'i t'i�:.� �p y�'� �tA'�� op'd � , O a � fl ' � r #'��7- «
e ' _ m • a�s b � N
a°:� ` a� _ �'aa+ a - o � < ��.� . N � o am o � � � o� v �� : � �•�`_ �
�:P`, , o �' x �+' „ � o� � a+ o +e••'ae ; 0 4.++�s•�N b.�'o c d •. a,b .
� ,,};--, <.� �.b� : [. b� ` sa� �i ' �ip+' .. � � �•°1a • a� � � �"� "'o �,y� a �,10 � ,� aw•o `' ,� , � �p
.r : � q� ir' , k f! �1 . . 41� :_ f�1 i� ��0 N if�r�l 43 , y w � �.
��-� �\ ����►':�'� 't� � � � ' x1 ' • �' : 9Q p.td ='� yy • O y O Q q W a� , � � . :� �•�;;� .
� ��. � , 4H.; sr 7 �y�:� tA �. O i7 �.�1 O ^ O • • •�O+1 �r Fi'C,q �f .. 1( � .�i�J2 J7 O i�� L7 {�.0 d ' dl �� �
,
� �,{��� 4 �- �C+O st q � W Y.e.4� t!.-1�-1 Q�.i N i�•�i �t7 ii � ;z` ��„�
v � .� .. rs � �,� iqo � 1aas+ ab4e�nbm � a �� 4
� �t�ti u,�r,,, � S '..o f• i1 d "' _ H''� ,; �,� s,i -_* .t
='r ,k� r+,�" � c � -^r � y ` �� G � b 71+i » }c � r�.
< r_' ht.v. ��? O r'�., •O� �L•=`t ''w k �•'�' �f � ��� �_ f �+1+1 b � �y�' ?1 c �'7„ ���
< �N �* r ,� _ � � r ''y..' � � t
�,,y:'F•�-�� • -.�f j]14� . , j t iy ��.-�< s '�"i''s` r�T..•f`,j F.. 'L } F.r .t. �r ,��s ����1 V �. � � x� r..�i-,,'1� .. .
�
� ^:.
. .,
.
.
.� - 'k � . ..., . f � _ .., ,?.: k Jr'., �r.t .� ;. � y "Y , �y �
�.+:R�'-;�`-. � _ .�.� t . :+ � ; . ' :..�: �-�.? �.-. i .. '' • �}`' � -'� a�, a�� .nl.y`"S s'.�+;} ...
. .,. ��.. ' � -�. .
.. . .. . �•r ,v- r+. � ,t ��.
!" .��.>r f �'.. � -r � - >. . y�; se. 'C<;
�t' :-- .,60' �- �pr.- �•r �•, . �, - -`4 . � �.. � ��3r-' a,:� �f�� - �td^�r . :.r :t . . - . "+�
p� .�. . � . �p.r�• ,y, •�,. � ..�` r�• ,:. .y.}►"�+rytr ..7 ,. 6. p.�, �.r �7 � 'a `. ',3, .� F�`. �
I` _ •� '�: ",�! ,.;t..�;l � � �J�.fn ,� /�i"� �$ 7"Y:�� .rz. k' :�.�� � :�. r.�:.Y.: r D-:�y L r. .�t� ,� � S:`.�'' � .Gy;�/ ?�� ... ''��
r , . ��.+ � , "
!'� i��,;: _a`�r': `a.. .�.. �.,., f' y ..".. ._ i.�.r y '�-t�y.{ '..4 r _ i�r. y� f!�y�.h `MC �R"��� .
�� . :'. �h:�i. i) � 'L . ...`h ' a.' n .• .�� • �tl' * }ry,.'�My".�.k .��! '��.*7' �j• �I
�' � �� � '� ' :,-`�i�+�'^.� �t'" i. .,� s.}�:' 3� 5 �, � +r7 ,=:r'_�1-.sJ',g�.'3" k r �`:f ��'�.'„ .ha_,;1� d�-�`'x�' '3. .,�'� :'t�l' �+� ,,�� �t �-y
r ;
. � .f� /I�,�te ...� .. . ,.. .5�. ,c.v � .. ��a?S.. �v �,,a.'�k ,# �- +�,- � "�,�r',;.� � ,�. ry�� S� .. . '�
..� '; � .�.;��^ ik, t -R?R�'�,�� �{i'.�'`w:"R'• -.�:.,�7�' ��'.����. ..,G,y�'F_i ..:h ..�,.. .r.��„E"f7a��� '.:�� :�����, ��.k'17 Y�.,i`� �Titl, .
..kr �.. �r,. :'/�, " a�r'.����.. �� .yf- .�3.- �:-I��S�rr-f'�. �"..� .,u ,.:.�'j`"_i�' e .K'� � ...TY:�. -;w��r,�.`�� yt�:.r�y'�4,'Vf�.i�.�• � ���
�'.'� �'�.;,� � v �:,�" ,'7� s''��'`.s r r,.,,�,:'e` i. 5 '�w `�, � ,�,t F. � t� _7�' . �,.i
:•,� ��`: �.5"� .::��`� -�a •±1'C "E; � t� �,�'�`�;,.x- �d"�s�a°�,"� �S:r S�.S�'�'`'^�?+<Ri� ���ft,'iv '4fi�'' i� �4t�•�'v��3 s,�. ���^� .. ..
,
.� _ •
. '
z��t � i�.. ,�t;;3«��;a��s..r� .�rk'„r. h■^ . . . _ ��•� �.a� . �' .�':k: ..da. �'_ ....��,�.���'�'`���a �-�;-, � ;�
'} �- i�",�` �,e�t kI ,g .'� f� a s�>n„ ._,,,i„� „. q "�
� .+��t. - ^"� ,�w i � 6�^l�j.������ ..:���t�f�i p . '�':" ., ..
r _ n..
n, � � � � .P ,. . .�� -�,.� � ' :_ �" �' `.i! �F. . ,. � ..«� .
� � 4
.
r .
, '�. #..� . �, ��" x�. . -' '�
Vt �
�e ys�. , 9 :y� ��*,, s. ., , v. _. d. .�1
# 1ji� 1 �S IF �w.7`� '-�t . �� ., . . .. M§$`' � ,�._ � � R �
�i�� x � ��� �F �`FprFA ^ �, 0. y�.�z+� ue. � ;y' .d � � , � �
.., f•- �r. s :'9 *r`�' �r� �,� t � `^. _ � > �"i i '�� td... . �
�" � s , ,- a ���� �#�3�:�^ � �.� x'���'��� � _i '� �. `� .7�` .
<'� ._ �- - - .. � - ' �. . . �� , . � ' ^��'' - .;f��'� `�� ' � �� �� .
.... _. _. . � � .. .. .. , � ._ �� . _ _ �� ° .
� ^ � ��� � ,� � •. . � �� .,�rr j�x �s,r.- . � . �
i �a d �,,y�,�
��
t� �.0: fr`�.�.u'��}'� � i�k. VT" '..�.�rv.' " n* �.k £& �l 3-�= a` h�� � ,y� � s.9F�± � .'�' �. �".t f'-�f'S'
�� -�77 � ` tt� � ' �'"�W �� �;i�� * S, �:�M �^ .'L u....^>..
t � � �
_��� � y� �� �� g�,.'�� �� �r` k" �s:.� �, ,�- ��r;
'�� �'�' t4v- .� ""�t�� iS. �� �� .+'
�' ���j� `,#,� � ,"»�F�. �ri'^"� �` '��
� +
�s y ,�'� .��i�r� .€ '+� �«�'��" � i:a`
«� f� � � ,'�.'` '��.�.r ',buu � . � g �.
�'x . �_ � � �� � ����y�"�I��� �
v` '�C �. .. , '���- �� ��,»��'� a s �'� ��3
�� '�� � s G�`� .� !
�s�r��"�;���� .� • � -�� �� �+�. ';� �° t, i"-
,."�.�k�
� '���� �����y .c t� ���,,��' r ��'"• 4 '�w'��
� , ,�..
'_ 6�= ;� ��.� Z t /:« ' .. �� ' ,i.e.
� ' ..♦ • � �-��C� �"', . ' , .
h ���3
� � � � c�t o� ����a _ �
�h +. ,,�. 3'
:�R�3 Y4
- � �4�..!x:. �e,� ,v'y„+C�•
.. _ �}i�.. TA'�,i�.t.. � ..� .y,�f } .
. , � ,�����•k, J �� y��' RESOWTiON OF THE Ct7Y COUNC(I.
'�'` � ,�s.,�,. ;: p - � NO. ,_,yl fi8
�t' � � r �:; ...
,a�,{�' ,, .
, i� �L A �.
�J_: �� �^ Y ' O G
y d NS
+Y�M S�+r L,r 4 '�: =
� ' ` � �� : S. Tbe City Council finds tha� the conditions existinq on this :
�' :i fi�� �>�'prop�rty are pecnliar to it and do not spply qenera2ly to other
� ; � , ,����� pro�erty iln thia sotiing diatrictf thati qranting the vaziance nould not
. �A,,�, advarsaly affect txaffic conditions, iight, air nor poae a �ixe hasard
� ,� �+� �, or other 8ang+�r to neighborinq propertys wauld not nezQly sarve aa a
:�, ��+����;�`�' convanieace to the eppiicant, but is necessary to alieviate a demoa- �
" � �� �Y�-^�r�`�'�.��,strable hardahi.p or difficulty� is aecessary to presexve tt snbatanti�+I '
- � �»�,�
+`� ; �,;�,� :# property zight of the applicantf and xouic] be in keepiaq vith the
x. �,�,�.{ ' ;;,spirit and inteat oE the. Zoninq Coc7e and Comprehensive Plan of the
� ��, < �� City.
�
� , ' ���`N ti�'d�•,��s,;._� , (:OACIASIOBS. O�tDEit 7�IiD CO�I'i'IO�1t8 :
s. r �,� � �(;�,� . ., , :.. "
;A �' � �- 'f1�yM .T. n . '�� ^ :. �, ,
" � '� =i����' ^ Saeed upan the above findiaqn, the Orono City Council herebp
=` �k.grahts=a variance to the Mtuiiaiga►1 Zoninq Code Section 1�.25, Snbdivisioa 6
' �r ���(8}. .to�.xscoastruct, his reelBQnc�e by relocatinq th� •xisting structure and �-
F''"' :,� .;�cot►�trncEiaq additions both upward aad QestWarB from it, on a lot o� area :
� ,L ��:;0:�1'�acre;.Mhere 8.50 acre �n aren is �sormal ly required, of vidth 40' where '': �
"� , ,� ����lot �dth of 100' is nozmally required, and with side setbacks on eitbar
�u #���•i�idi�``of' 7• xhere i0' side aetbncks axe normally reqairedt �d a variauce to -
��. S�rtion lO.Z2. Subdl.vision 2 to allow 30.8i hazdcover ia the 75-250' -
�Y � �akeshore setback zone xhere only 25� hardcover is normally allowed, �
-�- „�� t :snb j�ct.to tht fol lo�ring conditions: '}
..'�' � . . � . .
; *.���y�;��r 1.� .]lpplicaut sball move hia house as propoaed to be centered on ths _� !
`�. �{'��.�.�, � ' lot� rith a 7' setback on either side. �
,��. ,.,� ,� f j ., . . .^ . . _ ., .
` ���°z�„ ,2.�' The front (or east) wn].I of the houae sh�11 not extead gast the �
�" °��: ` av�raq• house setback Iine defined by line A-C on Sxhibit •79�'
"` '� � attached.
� * `� �� �`,. � .� � '�
� n��. , �, _.. s;;. . � ,
;� �< . '�s,:�� �- 3. � �'hs proposed aecond story deck shall ext�nd np furthQr eastvarc�
,;� �. ' � ` ;"� �:than tbQ •averaqe seco�d-story deck setback line' defined by line 8-D '
•v�= t r�. ' oa BxhS.hit 1� attached.
m"1 .�� t ✓r`: 4r .:� . . . ,
�, ,x ...,. -, '
� � '� �4. • Aay propoaed ground level deck ahall extend no furth�r eastMard '�
y ��r^'t �":.than the 75' laaceshore setback line or the 'average ground leval deck t�•
.- :' �, . ,., .
•'�'`�"��' °`''' setback line' defined aa Iine B-E on Exhibit A attaahed vhichever is -
� �'� �....; • .
r 7/�,,� ; : mare reotrictive.
. ; N�\T��-. �Y 4� . �. � . . . .� . ..,
<�`=�•- ��'° `��;�'�'� 5 ��.HArdcover on the property in the ?5-250' lakeshqxe setback zone
� Y'a"�./���'�''�y`.� :', shall not exaeed 30.8� (1,943 s.f.) as follawa:
� � �H. �y
-.. :' I�' _.R r�� i .:.1 " . .. . .� . � .`.
X� ; r t �SF�`. ' * ",,� '*, ,'..8ouse �aad a�7, decks I,200 s.f. • r f
ti�. � :' °��+ Sxisting qaraqe 390 s.f.
�i�� tR(`v � c�r,.
� �a"�`;,��.,,^��., Drive+►ay 40 s.f. - ,
'� ��;� ,�=ry;, z Cancrete walls , 313 s.f. .,
�.m4 � F � �9 .a t� � t�F,.. _ . ��rw��Rr����. "
Ft � F`�`u��"t �'�", sx : � 1,.943 a.f. . _ . �:..
: ,� ,�^ �;�.'.:'r",';,fi�•, N � ' . r;
>
't„ tr �� � �� �1�t* s -�?� �-i„_ ' page 3 Of S . � -
; � �•:, +,.;?i�,, t�`+. 3 _ ��:
� } * ,w-. ..oe.5 .X+�li�+.� ��,3 x*' .t . . , .. .
��: �,.: - .. ... � - . �"
"'�' - ��,�' � � ��a��,a �� ��""
s �zs'w
,w� � '3" ,4� .'y� 3� ..�.`���' .
�6; .T�.«"5�
F '
.
. . • �
�w�" . .... �._ � .y. .
r. �
��. � ,�+�' � .
ta��.•..> � . .. . ,. .,... �,. � �.i�,��:.�,a�a�X;,�,�.,
.: � €�i.=�@„ '��,#, �' �t f '�' . , .'"" ' -,-. .+r� r`_.� . . :a ,.e �' S�
_�.,� sd -�.',;`; s�,• "��.} o ��.��',�,�����,�� w,�i�� ''+ X "�` a�"�`'�, 3':
_ . <<
r i-x"- .'c' ,_,7�`.
��p," yy '�`�'�" �, # . i� ���.�-
�. :.: ,'��� -..p �.
�� � j�
�,y � d� #"
fy xg',`,: +r ,. �" k�a . �'�$�' f
..R.},' k��. �y '��.��,.�" 'p'4j, �' �
d.a.�M :',.'�, i
r.- •
����r.Iw � c� ! � .
i-`�1 1 ^Y�` ✓�:. ...f��:yd•
�r • �'" .7•'..�.�t��_x� ..�` . .o , t,»•.
r cr �'?: ✓ r�,_ • ' ,
�d. ;.;_ ,
� r° � ws�,�,
; i �, �: �.� ��'' �it�7 of �RONO
;.. r;�. �,, �7
�� r�y� ' � RESOLUTlON OF THE CITY COUNCIL
�, ; .f f,r
y,. ;: ryp. 2268
; : .� �.�r M • • • o ,
ft
j �- '�y"'�-' �
�tY �1 � �
� +, �
� �1 ��Xyt�#%i�r-'i�?''� -
� � ��� ..s
�'�51�i;: b. �' Hardcover in the 0-75' setback zone sha12 not excee+d 6,9� (195 :
��;�����-s.l.) Mhich consigta of the exiating shed and ad jacent �t�ps.
� .:-,�,, ,., 1lppliaant !.s advised �hat tha shed ia consi8ered a aon-confcrminq
� ,,. ��y x V� struoture and ia sub ject to the pc�xtinent ordi�ances.
y � '� ~ :�� � '.'. .ti f . _..-,...� - .
� �`" ,�'�. �7•�'.:1►pplicunt is aQvised tha� no additioaal iature�hardcover xfli be �
�`� �,�`� :'*���'i=,��apprvvad on the property, bnt miqht be approved only in con�aaction .
� ,���,t �.;: Mith concurreat removals of exiotiag hardcover rfaulting ia no s�et �
�"�� j "° ��; i�crease.:in hardcover.
�
` �,�'� ,
1 rr:'� �+., ' .�'--r. ., . '
, ���^�,�:,,r � 8. � Authorfties granted by thia variaaca rua Mith tha property not '
,m r <�,����.,_:' ritfl thQ applicant, but are pezinissive caly and mnat be ez�rci�ed by `
� ,.��� �,�:°: appl3cation far a buildinq permit within one pear of the date o� ..
° ° ,� .� _ Cotu�cll approval, or t2�is variance Nill e ire on that data (Ma Z1,
��r , � ��a. �;�1988).� � ]'
, � , . _ _
u '. r��'itr�� ''' . . � . � . . .
y ,�., . �� ..�. -:... . . ��a......' .�� � �. .:
� ":��'�''�''� 4. ��' Violwtion of oz non-compliance Nith any of the teraus and ' �
�,� ryrv �� �.: , ,; oonditioas af thie variance ehall conetituta a violatioA of the so�ting :
ti°�� '�` `�„��} �.; code� shall antooaaticallp terminate any authoritp granted harein, a�uQ ..; ;
�x� �r�, ��`� sha],1 ba puniahable as a n�,iademeanor.
� . r� ,� �'
,.: �� y � ' g h�'t �.� i -,_ ' . .. .� .� .. _ ;
' � (a �' T, ti s� ,s'�"�� 10.�' Tlte-tu�dersigned a�plicant lsas read, understood and hereb a , �
Y 9ree�
'' � ` ' '�� to,tha terms oS this resolutioa and oss behalf of hi�uself, hts heirs. .;
�`'rv r `--# F �'�� ,��'i����;'succeasors and aasiqns, hereby aqrees to the recordinq af thfs .
�r x y: u�rl• reso3,ntioa ia thn chain of titZe af the property.
- } � �s � , - �• �- ,'
;_ 'r�}�*;_. �y,=�/ ,` � Adopted hy the Orono City Councfl oa this llth day of Mt�.y, 1987. `
r A f T: T::� ,.
�
�� � ''"s���'� � , r .�. �,;�, • , � �
;, �, �`� . ,
_, �r :: � � �
M • 4 � y 3a n, City C erk Jame R. Gra , Mayor
�` �i�.�,''� ' ���'",e,7,.":iz � .
� � f�9'_p ., .: �.,.�,.�.r����i/�^� ♦
y operty �e s .,.
. Y .� '�,' ��, ♦ �
>` �,.y .
ti�.. d1'- � �k-rrs''�: _ • � ..
�:.
��c.r�t y�'4'a �. �;, . . ...
y� 1
, r ;� f � r,
r
} �Y Z.�rt��P �s� ��. . , ..
q '.�, �.� .� � � . . .
.'� � `
� .� 4
S ����i°fy+Z, L�`�,'„ t ...
.ri ��d
`r:.: ti� ��?I _ , .
y+y_K���l .+v� � . . . ..
<s '�� � t�-�' y ', Paqe � of 5
;,
�� �
,,a«i_S'� .X'�"-,�'�r"`�::� 'n _ . ... . r .._._ .. .
r
r
�. �,�}�,��� �,� :
, � , ,�
� �, _ .r,
�.� .� � nd �r°'r,... _�`. �• �.'' , _.
.. . � -• �..., . . .
b -' , ���,. .,� w .-� - .. ,
� ; f�f �'� _r� �, -�' �,�? n �� � � s��,• •
� .: "� i�
„�-� ,d}. � ,s _�f"��` � �"# � 3 '< 7� � s;� #r��'•
i � ,� �� �
a. �. .� .. :T' .. a �' .�'# �.s:,, '" � .�. S?�a�� x`�f': � �.�
• ; , , . .. t� .. „w��+ . � '�.*
. �x
. ' ',_ �.. .,�.. � ,w"' �t°t �x7
�, _ . ,r�,• .
�� -�x
a.� ,� ' „' ���.,� ,' �a� ,�#' A�;� � �r
� �
� *�
� , .. � ..� , s � -
f
' � Su � b � 3 .
�x"` ^ .,�. � � .� ,�y ���a^':: �_� �L tl�3� Y� � � � � >y.
h
u
�
� s � �3.
n _�'sr
: 3�'�, �
;t�� � k", JS �.4.ua S X�ft'y
a
a +
� ' .a. � {� e"� .a
'x�� k.'q�s b .�.�'ii.�5 �..' 'y, •
� „
" , .� .� , . .. d . .
_ , �-.,�.�>��� ....... --
. ..,�,. � �.,__. ..
�; ..., - ' -�.�..r' �-�si:.. . �.r..u_� .Y�...��._...�.�... .
..'....�.�.`.iS.aM.t3 .f.-. < . ..._ _� . . .r..r._..�. �...�......i. ...
1
y j�„�T' � . :� �r . ... . � T.� . , l ';. , . . . .
r
3 :i �'.s i�, . �� .
3 frf 1 �-� �'. ie'�a fJ� r �� z a� �3 a . . :' t�t � � � 0 � �''�` ., ..� d (r ��.
.�..y�; H � �.# A' ' >�. d .�;'� �k �,. „�� . C
� �s.��`{ =�i �i� ,�.�-� � �: .,�, . ,o s.z e _P� .,, � 's � ,� < 1 ' c = a
o �� `� �` r;y'., ... �*",..� .
k- :� .� h � ��' � �y►.�''�'' i t` -�. }2 ��.'• t
� „.. t, •. �~ ,�`'-.+,.,,' r �a =,+ � �� -'�`y �
k �� .t�t � � �f ��r� ,'��..a'� s '',� s .TM .�`" i a.r�. - '4 6�. � . , .� . � . ` � � .
t � ,�*�.h l � t' yw ..�"'°,aF 'Y?�`y �� _ '.�'.,,�rL Y :�'*!r; '` �S � is�t,. aF�s. t�aa � ._ ,•r .e Y .,�P' c
�`",,. :+,� �� x � � '�vf '-.y�.. t'r' , . �.�...'.,�.. .. ,:f Y���`r '�",".�+.. ,.^ .� ,,� �� •�TK� ';�' , 5, -
"."� "� .{ ���� t � � � �i�L��"�� �� ii���r :•� i .'' } ��W�' � �A 1 t.�y ,�. a, �`� r.;`
t� � ,Ni.• �+�.` 1 �"A �j� : 't. U -.. � .�;. f �' Yc,•.4. s��:•'
. �a i �'� �,i1 p'''; l: l.�'A f' r_ . �,'�a M Ii. � �-� �'�� r'� �� O �r � y p� - .� ,�'� �
�' �t �'� �� �f' s i�s ` � _ "ir '� � f� � � � Z '��'�
.' `
� ` � ,� `�i`� v+�' >; �„7 r��,, K.� � .' �i. �.. � .�q' �1 .�5 _ t' _ �y . b '� ��='� l+`� � .45;
�� t,�► � ��-� �� �, Yi '..�Q M M i:'' C .'s , ,� : a �' M �. ;-0 ��r . N o � � .;.i�
� r
; 'Y� y s § ? � '" ;,i �f' � .. :c. '� r N_� ■ - W < .,c:' ,�G.;i
r i � � * � .` t ry3 � �4 1'A� .. �q.� . .:a ._ � � . � s.' .� s y.'
, x yL !'�.��p1°r � `��'� '�s�f.�.[+'9..� - r�� K Q� '.�(' h �i, �^••k� ' �+'.i x �Q � ����F- � �o�� O �� -
� . � "�1�d�,,�',�}'ti .; �',�`'�._x ,� „�'-l�yF'�-��;`-_A s � �`h'.� � `.5r' - �,��.�!�;'� p p+..F.�'. � �'`y. .: *� Y+.
' R �` y;� ' . .-' r a`+'�i- ; � F.+/p�� �N yj� �.�r,:� .�R+lt���.FyA: .� ���A/�' Y'`„�� � i � 1 ;u �>.ri °
$ f��' �� ,�� 1{ r..s ' i �'41 .� p � �S �, ��k< :�"�' ,� r,:. -,•7.�' a i�r �� .� t��• y` r �x . ..
. _ � rs.,:'`s �Qr►1 �: _ , �. a�� �.¢ a .� y.,,'- _ xv ���,� � �e r n MF.. �' :w
. t �. r. � a Q •'� t4 �i"� {� r ' �* . ;� e+. .''_,,� � -.,��'°� ;�����
, �� � _ � � K . � a� ��S � . � " - �� � ,� � �
p'�. .: ' � �� S. � Y� • � .� •l � . � S .� ��R1 •%��. �ad
S.' � �
l' � � a _ V V V �j� R� ��'(� 4 - - t � _x. � � y �c � .,
, E t +. R R _ _ °., ., � Q M ........ �'q >s=� " �
� a�� � _ � - ���� �'��� i � - �`t .��� �r�.,
I � � � ) � � �
� ��a � � M � — ■ r e �ra'. ��
�E . ��s � � ' r� � � . T . _ .. f `i Q�6� Q� � � e ..`-�' � r
� p , ;; >> '4 � �,� a o -�: _ �4`$ ��,�a : �' ` ;; . }w �, - �. �
� �• _ ^c c r'' , , ` , . 3 � ��*� : , � � ,,
. . � � n . t� . p `' r- r
, ,^ _ �
-„�xs � -A , � p% � � . �:J ��M .'Z � '� - ,�: ��,�.°" _�
� 'C a a � 0 O O ' �" �
�. M � . �C ..� , � � �„ .;, ��
�t���`� �q N , • li � O 7J � ..O � � T . � : .
a �»��° f/! � �p Q
.�d, O H l0 �i'� H L,y �a F"M Z � za�,''�^� � :�"�
''�'' A �A +K ZS� n �'C O A a � `"»• r , �s,.^.:,,, ' �k,'.'
+ � a0a � � �1 � � � . �
; -,� . ;. „�° �� °�' � . � � ° �g � � �
a
.,�•>� . , "' • },,d e rt 3 � � �
, a � e � � �� �
', � � � � � �
:��': . ' , � � wrt�. � O ,
; , . � aap �. �yo �
; 'Y ` . • ' - . � °a' ��i� ,°� aw ��! �K ;.
: � � - x
' > � �,a ,:� �
I , �"�''rt�K � � �� �m '�r
� , . 1!• f0 �11 dl W ��(.,l ;�F��; �`��
'1,.
.� �
' . i '-.. i .. .. � . , �,. ,�6
( 1T'S.� j . . ' ' � . • .. " . - . . - _ � �'4'` . .. ~���r
(�� � � x• �� �'. . . ` �l `{ . ti ���l,�r� ,�.
,f •'Y � � . . � � ' .�� ��' ¢ � .r ' � , ��� .:�� v �.^ '�
i
i � '
`�k i v � .. , ` t r:_. . ,. .. t � ,F• :, � .�..
� �� 1Y`
Z r- «- �. . j t •r . : r "e�y 1 5� C.
's �• f l^.�° . , . . , T� _ �� - � s , '� �` , � � _ �y '
.. . . . . . .`.`. . , �a' �. { 'f ... r . . ? K .3 Y. +' .��
_ __.. _ _ ._ . ..
_ .,., .:._: ,
. _L- —__ -------_ - -- . . __..__ ___ - - -- -------
v . .: e
,. ,, ., �« �, a I{
ji`.t. ;,�i�;a:r ��.� ~t 3 ..;5 {�-�a ^11'� � ,.�Tj�� w '�.;, r:�� ��.�fi�:� ���'A4.'uF .t.i F'J.'j�td"�:,:^1M'q �:.3'� �%i5'u��' :�tif.� Y�a` ie,' p �+� ;
.�.� "'a L f� ,'X ,a'Sr� s �n .`: 4 y.��� :2`' :.�F.t� �'Xl. � '�'d,�.�� .�x4f' y�x��� �
#'�" r.t`"'.: j�,;�` ���r,�'1. -Y/'r :�' ' � �`' `5 r, .,,�.�r .-s'.�^,� 9�'� i,�a :"$����1;:�,��+� v�. � :;� . ' �,�3{1� ��,�, :#sati
� i r S .rt � ` a av' ,..4 h`,. ��'„yw£'. . . q �� �.:7 w G... fi YL�-. 7'
� ',
+1..f ���/�\ ,�'� i � _�i t�M., ,. i.t .. . . Y� ' �` �„ ��, ,�> 2a� �, �J�� ��,y�i�. 'i + y_ "� t vi. .� a r
� ,� ;� ..\Jv "�R��� .y.� ��/�/.�/����� /yj } r 'a� i �F��.; .i �'C �'?�, .��' t4 �x u� .sfP
'F �'a ` � � . • l : dr' "�� -� � -3� � �R.�� �! � s H-�
�'� "�'� ���✓O Q� —_ "��5.•�ZVG � _( �Tr1 l '�.� } �`N�r''��f�p', .+�P�1�''1�:'"��l�;- 1;,� [ �4 �J �i ��
� �¢�. (�` - �y '�" ' �,
..,� , .- .-..
,.. ;
� y .p.:_.r �,.�...w ..; Y � � F� .t � v �k .. � f � i
'� ,��� '" � �'1(.�m�Q ,���� . �� ' t i.,. '4���'�'+-���`"yY tS�� .� �r�y� z^."�j;�'�y'�+� �
_�� ... � - :�:_� ., .. �. .. . :. , �'� . l� � ,'� 1t� . � ,�.
� ,'� .. �� f :, �" ;�c4' `�'`� �; .�. ,� s
.
. �
��. . " �..t. ;:� , . `�., ' `-` ' - . S� �'t 7!�'-� �" '.�• •v
.. , b �
� r��� �y�
� b.� q � � �� x . � � - _ . , ' _ 4 w 1. y �' G" � a'T�.� ."�C) ` ..��,
i ,�• yf A� � �.;;+� i� ���. . . . . � _ � •�`.� ,'�'�. �4'*, .�. h�_ :;3 ,ta� R��
� ��Ir1.i�`Yi �y}: � . * ; �_�. • �.) �if ^. �y � r . ����
� . l� /fl.Q K _ . .. . . ' ' . �L ��. �f: I Y ,�YJ•� ,� I'�L �Y-� {w'� � ,ip��i
i� - � �. � T �i x i.�� ��fE'� T�7.� �' .� r s�
.� s . �.R �� e w � 1 .r`,^k4;�� ' k i f. ,�� �
�` =��.;,�r� � � e�. e . , - `•.� �� .�4; �'.y�.�..� ,.�i., i� �"'` y b, - ,•dpt*�
! . ' - t� � � � ,� ��.`�� �� 1`;
� �` _ t '�!'i O d,� '� �. . . . �'�, � , 2�i0� .a � �� a ,�
y� �: c .' y �.�"�
77,! ; J�' l.+f � yr �h,'.. . . . �.�n � � �( 4�^ � Y � ����p �,Y3
� '� \\1 �..Y. ��� . � � _ • t•t�s" .irF'�" ' Fl,� +�...} t r. ,yi �f`F; "
� iW. �3 r i' . i` .�,. . � :: _aa� ."N y# '�. ,� � �a ��,� a��,^`
..�. : , � . , � � � ,� -: ��,,� � � � ���
� , , � ' .,. - .� � " , r"�i+ ����r.`�. g`+s�'ri' a s ��z �.
�� .� � �ti% � . � . - . . ��. �� f �' �' +
� "�k .:'. ., . . . � . , . .. . , t f � � "y7y�,�"•, , �+t' ���� -' _ £'�
`� � �� � y?':}�',�,i7��..�OWI , • . �; , ..� ./ 'y ��kar� ��7 . ,,. t . w:.���
� :��1 a.�'F. �r- . � � . � ��. rt h� : � 'D �y.�r,.i!r'P4rt` ��c � �� i � ' .
��.���.r.`�.�'S� =�j�1,itM �71�}l�iCL�'S' •.S'L � Q r"_' ,,: `1 �. 7• Vy � :,��1-wM�►��.4kr � A�.����"��" �
� T`� ��!�.�r .� .� . . � .' . � ` "� , a � t.; f r _ ^ � �,�' . M.>f�''. � r s�4a'';`� i x h
�n�A�d..�O�i..�a.+�J'"'�y� Q�^^- '� . , ` • . <1 `�V 3 .�+. � 5�,. }` "�e��Jp ` '�i�i�. f ' y,� ����� .
.�i y- r-. �.r,.,x-' y� ' . . . ..e p;:a�� '! �,��'� n`� '�� �„�, � ���y,�,"^�.�y���`} t Y� .
s�•��,�y ,7f7 -7all�'7-'QN Oa'`� — . r X ' , R �
� . �. : �
� � �� °�� �
� r 1'YV!'!'� �i� n .•t ,?f K , a,� y h2� f�.,.�.1 � d � � 1
�E�+�.+� �y ::. �^�' " ' � � i ':y '- �"" t` �•'� S�'� �Z�� �' �'°e`�k x�a�* -++ '� �
�,'�� , , } -� Ct—S :�cs�id vn►�ixa � -- . " . ,� � ��v+-.�Y ` �: :�,� - 'x<�� �� `t� �� ' �'� ���.� _ #
. ..� . . �`
�` � +; '"��. :laN��4 ,�,v�rs a�Z— _^ :� ,� 4 A �� �-', �� �� �`� A�.
vQ - �� � >
„r . '� . . . . , , ..'� , , � �' ,�� �,�. � ��
�� � � �
'�t .�r`�h . : .. . • . :. � �, . � �5 . . .. ` ,.�. •. a�:� ''s+" �Jty '�;.
��S;�,d '�[iv�1�G�J,olil`f,�Vbel:3s�p(� � .- . . . y; � {� . }�'i,,� ''' ':�t�"',.' ��
.,y� t .s ��ri 71 y"��r����� }F'� £„ i' �. .\,� ..
� .. • c �t7' e
,�`!'„�� . j ��++ ' . _.�..��5�...�YV��y�� ' .. • � �,4 n�.� �4 ' S "rir �T`�'F4 ., -�r h,ri�"t C 't• '�w., `
�F �M j�.���.\_ . - �/ , .. .. . �� ' i "f 3 ) {� �' � 1 � � `4�r3 �Ct '� � �
",�,�. ",g' ^!C/"S'S'I�rfti✓JdJ �tY�[ti[��7'd ��(i' ; ! - � '`' c^'��'",;,:� � ::,.� �`,�,�"��`�i����iy �i� � � ` � �
� �� 'L''i�' . t '� �'� � °-�� p , ' ' - � � " '�.�s'��� ri,'y �•�?t+ �3� t.sJk,� >I �C� _ .i �' �,.
�� '•M `„ . ."L �„��yS d � 1 . . t � t ?�i,y,�� . „ _ � �lt�'�'� � E"' � X s i ' � t,
` ,�� e ��`�.��^� �,. a . - , _ , . �,�y�"zr s ., � '"fi�'y� .j ,�s`� t �t� i '°
� 1 {'y:�.,.1" _,;�'i� '�,-' ` . . . � � . � . _ _ � ,r -•s� s*� ."�a �'77' _ ...�{ �- : � t- " ':��'�
+�, ;��f,- -�? ���' 1 r _.. ,K.a' 'f ` rT �: 4 � �'_
y�t`!y"�"�.�� �y .5�;�'��„ �,��:� } . ;. � •. .♦. t � �� d f.,e,�'�. '�� .a` 'i k.s� +f k :t. �� '�„^�„` x
�/�r'� a !�':� .J:i,nsr a t 1 i ' �. .'� , :,�t M1 �i��'..:.;,t�� � -j,.. ��- � - .�F t.� f ;r:.s�� �„��p-�,�' ,.
� .� ,.,ry., �.�f. t,c . , . . . . �n : .r }^y�;y�j�2 .. .. �,a. �'S �' �
I,�.t��,��{y'/..���^ 7,�{��//i �+��A� �.ry�/ {.� r: � .. ) .7+' �;li>�i`�^� A }2.; Y �: :��� ..q � t�4 � N `b,
'�_� �y P �Iy�Sy i`��\1 � LY`6� l QN"—r���Y ����,'�� FW: ����.t�'�:,,{�,,,1� t t :� ��.���� ,p,: �{�;� r ���� Y �
�� 4 �1 ��>t � ���� ,..r 1' ' r�` * -� �+Zj r a�,.�, :s wa'"'�� .*.. ' .lt�„� ��;�� '`"� ,s.�,� R.�, *��.
-+�� ��''�� ,� �.#'vr�+�� _. .�i'� . .. • - •- . . . , . . .. . ,.y 1 ._a:.'yk���� �.t. i',�. � .y v�
,+ .'r-- . _ . .Kt K .��� �.:,�",. .
� ���' ��'# e � ' �. . r. <i,..,. .. -.` .F�, ��.�. vJ`a.'��.�'a3y1: �x �.'ta•. � 'Ge� �� ��?.�«�. ,�,..
8 �.
�.s,���� ,r� /�,.�,� �.�.y +� �► 1�
� ,�� .�vllr+�"7`�'aYl Yf�+�i'�•` G. '+�/�� •� • MF� �.Y:J / '�:�� tl� �� � �
1i" ,e.� l���+. .�'. � Y.��•'t�i�.�r' �:�Rr ,.�•, �� . � .c:. � '� � M A�e:.� �r:,a+�� �,r.K'��' .r r� z ��� � c����� �' �"�.�,,sa� .� �, � �'w�.
�. .. ; , .
� ' +; : ; ° ,. < f�.� : �
�� '� �r�w, ...,..� . . . .:.: . .. ,. ..-. • .r� �rr� � ,.�s� � Q�' � �� a! � ,r���F•/ ty{�:Ru.� r't� �•+ _1" •�.c �Y.���� � � ai� ,
�.
��"�' 'K� wy?� .y Ii.I� Y�'��.7►.►••�-(a, �,✓7�, •"�� r_ „ � cv��f �1�t3 � 1�;,,h.a,"t�} t �`�' ,.� r ` .r � �'w >.
.� .�^ ':> ) ���� .r a s�* _3 �"� �,'fLc � � .: � . ,,i. ��� i� �.�,¢,.�.�
�y.� ,�j.,�}_ �{f t ' �,Z"r`��.r°F� � - .�.+r�+-...�.-�„.��r� � :,,4.r '�'� ► ,-�y ww+ 7 4�"�l a _
'�'�, k �'QY6 �'�. �����r z � � F tt i'�w�"7Y, �V..,.�►' -s .s. ... . t ..,y, �`�a`� .�i, �.��..� .
.> ..�. �., . .., .
. -. -� . . , r..
� q • y�'x ,�,,��,�.y
,
� �� �S„`�t+_ � � .$:'.- �� �, :�NH� �I�+ '9Tr �, � �!�' � s�•"� t �¢ �!:+ti. "��.*ii
,. . � ,1 -^ _
'. ` , . .. ,.'�_ � �
� '�4 :.N�l3. l�r:�_....... �.���i,'d��.�.'t,La2..�.'�.: ..•�••:^v�,�:5d.;.� .�'?-,r�_Tx: ; �;�'c�� .�'� .t,.i„�rFslc`��r�,�i�±':�X"[.�l'�att1}��YP`�C , .. ' �, >.,� 1 �-'��i��"w ����
�
�¢..;� .; . .. .. 4'�3' . . . _ __ . � � ,�i �ae "�'ic.
� �
,.
*_� ��` ..- ,. .�.
>:.�� +:s ._ ..-.. � . '��.. ��. .
. -�.� : ,'�� ..... .
� �V ��._
� . . ..
�� ' �� °�
��. q
�� , �r ,or��D,�.,,
�Q .`��' . • a rD y
e y
4�� ,� '��h ¢��
' ��{ Q~• GJy �y o o R�
(v � � ~ Aot '� ti
.
�, c r �
� � `�' '<Pv t�,`'¢ `°`,4.��'�.e i Q c`
� Q � ti � �
� -�� , �, •Jc F��,'� a� �c,� �D �
� Q • ' 4' O pF�, . o t' �`� , Z`
� V
`G ''��.�� �t. � `ly'���?Q'y`y C,.'�
� �c � � � .D� � �
�od�' t' 7�. . . . Q'`,h1Qy ¢,C �p '� p��1�o
� ��Z��4 C--'�� � � ,__:' .__ . .... .___..., �'�`b,x•�a�����`� ;
• ,,•�'=��= �r _� � _ . : . �,�����rb o,
c� .,�=�' � ! '� •`'� o �',�
2 � _ � . ... . _ i . . . ' � � �
�— ` . g ��- _ � i ��' "._..: . .; .: ,,. ; - .� • �Q`�
,�� • ;, �a ;_i .r ; .
� � o U°'R. �' � � .. ' .. ., _ = � '
� � � � �\ �� �;, ' �� ' � � `' '�..[: `
o , `p ; ..... : . . . ..
. �.)� ; �.i.i � - . _. . �_�-;.�r; � .
� i - �--- . .. • .•t. . 1 �
� • - ' S +..: J
' � �'. .�,; � � r ...�' . . ° Li! ''4f
`� l, �i ; 1 , �
� . � N � { ���; ' ' ... , � • • ' ; `•Y �:: �
� ' j• � � t:._ r..: i �.. � ,_; ,"s
�� ;` Q �� , ... - � �!1•r,j � '
�Q� ' �. : .. ... ' .. i :, : �,._ -
U, ry-\/+. i ; � �� ;_', �.. . .�� ; ,, `! 4 �'
"CJ � O Q 4 i�� �� :.�; �,� _. -' . ' �_ �,- ;� �
�. � �� � y �� ` Q' � `�', e ; � ` �: � . - _ � ;`� CZ � Q,�v
Yy C� -, \ 'e � .... ..; '.� ;..1 �.� ;. -� i O
� Q � �' � �+, �-
��� a . . C� 3 Q 1� �..�.... �� 'J � j .. w�'e�'
_ � � � �_ o .,.;.._._....�_-_:._., _ -_....._.� .�;�� y��,c�w
. . � i �` N •
V / w
e ,+_- Q
0
1 _'_ - -� ' .
► +
,
. ,.
: � .3�
.
� :��
� __�:..�� . M . �
-� � ,
. .�; .� � �
� n= � � o
c� �c;a ; ' � d' .
�_ r�'�� �' I N�
�, � •� ir' 4I •, � 2,3 l
D',... ..i. y i N
�, � sZ: � � 4 ;. +►
� N..c.. i ;�'" t':, ; � .� '� 4"
� -•, �: " ,., t � �` .; .. (
ih-- � �;� �"' �=, � , ;; ��.
� s_i = �•',ii. �i i O �
i-- :�y` :: G'� � ` �
�" — >�. �::, s:� � : . Q,�,��;
�?`�� . ;U � � �� � . . �✓ °� .
�. `
, __. � '•� � •
►..�.__ _.. - . -.
o � ���, �`
� ., t � � �`. �c� �
v ; � � �. � �� Q�
�f, � �. � O , � y .
�
� ; � �, , `� �° �``���
`. P 4.
u '� � �� ''` Gj�l�,v �,,�o��,��,e
_� M � � � � ���.����,��,�.�
� ': � 1 � �. �`�ti`���,
�l o��«.
M � ��� �
�� c>
.,. _
.� ` ��,y � � , .
� � — c�
� ,; �
' d- 4 N 0
� Na
� � , � �+ �
d�� _.,
�c�.
�. '�'�'35,8� ` l
� �•� � ' `fl ' ;
�. . � , ,
� ' sx� 3 __ ' .
.S� �--�
�
� �.-. _
�� � � .:'., �=8,af,�,tcy�
14n t�r�Vca kt/q�
. V ��
OOD
"ti,�'
` ��
RDAD
. �����,
. .�?P
�
�
ti
. -�--�-- _- - _..-----._.��._�__,__�_�_ _.._____.»_„__
---�-,-r..r:��..
4�m�E ,� �i�i��-�,-.''�'Y M��--+-�nw?rmv�a. ���w�,a, � �..� .� g .. _ �s�w,!,` .,, ,.�` "M1 .� 6' 6:6"..:-;.'��-��.fr.�'4�ii
aro.., t � ,"� ,� i r r �,� *y �
a�� ��''"�s°�^+����`�i^�s:� �g.����Y�esJt' f=�� � ��+, �a,�,��„yr.�, �`'�.�.��� .
*w,.:��. �'w� ,.7.�+ # �,��ry�, 'S�'-�.xi�9 �..» �I v�� ... -1
• _• : +.�
� Y
�,,�,�� �� , .: �:. ��t.� �a.��:�«��.��.. ��%; ��,r: ,�� �„'�'�� � r � PC ExhibitF
F�. -�� �3 � i y�w � . , '�".� � . �..� �w��f ,
�'^� �Si$ �� _ . �y? 1 f �+ �h� �' r ��7- �,
���y f �.. s� ,.3� � .c . a_�, � , ,� - +r i�'� �rr
�^%p.�9b . - �aflra*� :«^� 3 � �fj ' . `��,� � k•,� '
j ,��.t.s . .'_� ��� ���i. � .1 `& �..�F+';:i(�/� . . r �•� i�:- 4 ,'j�ti t � ,.
3. �,, �-•� n # � + �
�# � �+'V� � ���s � '�.���„� c1��r tifi��� �"��� �''�'� "3"ti"�:��4 ,��' � � �� �
, P . � �Y� �, *� ` �Y i.1�rc;} � �`�y, `
�, « , .�x s �., � .:. � -
,
..�. �w..�� dk�.��..� �4�`� .��. � �,.�� �� , d..� , -
� .
� _m, �. � ` -� �i � .. ; „�. ,, . ;
.F+p.„.a.�. ,.$ � .. �.'S5 � , ��- . �! ,a .
,, . . �. . , � , �#
,.:d `�'��:'-'u`x � t�. , r c. .�����+�^�6..� :, , ;��„S��"�= ��• /y , �j
� �"" � �t
fi '°'iY'"�� �� 4 .5 ;,�9 #;��e"Y" 1 f r.a. . :. . 'a s� r"-.# w �r.s � .4 s�`.
� ��`�'+� � >, r ,i�.,, 8r"�M�� ��q - ,Na�sR.°' �/ y� � �'�� `�f.,
� .
a '
<; .�`w��'"y„_ ,s:�„�n,���.`4� t.f�.. ��'.�� �-,.l r .. 3�'�..,;: :� �'+, .�h3 �. i �.P"� � -r ��.�`s t.�
� � :� .
. �q "r^5�.�,.�7�':' #,,, +�-`^ ` �Y ie� -n.�Y .r ;�t.�}��k 1(`
���e"'Yx�sL.R�.����i1r���f*� .. `�"��.�i�,,'yy��s� ,yq�q .• �,t��t .�� i .sF*:,:"- � �,�'tt ���..
' . � � .: �' � k '� �
* ' . r_. 4 #� �i:+.,i y j ' r �,�. , 6;�Elr µ " ..
,� "'i"P;�' �.. �.�a�"�.j'�. �'t�`� � � i� R � r�f�� .� �y �'� �.,,y�!;_�� 4�
-x E"' �, ,� ` .�M v'A }"� w�.,, w" t -t�i} {� �+.1ys � , y � •
�p.,,,� � � � j��'''` � � ��p�_ � � "�.�d�`''� ��i � ��� - � �� �� ��` '' •�
l'n'"fr!';F ����/ f. 1��4 �� _ rl�� t+. �� � k 4 ;�� � �.��a A � ` � ����• �J� ����
�` -:�� `�`',`' � ° F�" .� , �� ►� , r, �"' ��`�,.1�' �' ��i,t�
t�_ ,,,c , �y�� � : � % 4 ,' ;�) �� . � ,� gy
,}.,. 'a 4�,. t4" ���� �' � \4{�t °n aS�ck�"��iw��� VC �, �*'�"r4;'.� - ��}S. �� �L ° �{ Y^�'!�(;jy�*'
�^ k��.5� � ,. ,W y� . i t r � ' - ` ! 3C
'' �L• �" `a' � '���,� , ,.'� � �' s� ��� � ,-{ �, / �4,R y.l,�`� F j*'
'r"� r� � '�'�. ,t J��� , {� �"'a�vd"��`'R�F�7 '. �'§�a t�� .
a
a .
«`+4• i -,. ��� �_ � '_ � ',i;q�eC �y A � ... � ��._, r .A*���i���'��
1 � i� f�`., ,�3� �ri.
~ � .
� w �
4 � ��� ��. .� � ..-} *y• �q� �i � f. �i a �-f g s:� � � S
h%��� - J� I �� � �� �` �' 7•S" .�..,f, ;�1ye.�, .. . �*�{r+i �.'� s�:y�`y��` -.. '�'�`,e{y •a.r�M� ��`f
r ' � � `+,
`��..'�'" I` .� �.�x,. � � . �. � _y�i.. � t .i,�. {. *.. s. ��� '� 4 i x.., ..
i 1� .� t }�,.d r���� �s.y. � i-: � ' ��,:"M `f !�{,(�*' �� lr ��i R��
� jE ,� -��'��'��y� ��9 ��� �5, "'1 ��„ �� ���. , : .��4+�.«'��j�t_��B 'r � ����
� i ���+'L , � '�w,��t `°N' � • ' r�,,.� � ' ,� •'� ti �•��� �-
}�� f �+�� �� r;^.�' � � 1. . �a� `• . .. ' . .. �t'
� �.���,i�, *t F.� _ ''r . ' i. �'t ,...7' ��4 , �fr � '�.�p, w�X y,�� yjf��Y%
� �3���. ;.:� � ir. N �'°', ,.^ �'� � r! t . . �''^qqqY�( f��' d4�.t 'i
�~t - l� �lr�"�'��'.{ � ,'�;":� �y, *;�'�. ?��-�i�.1 �j�� +);. .a . . � G'Aa*; � �'FS s`.
��t'��`• "i�`� ' �{ �� � ", �G .�. .. � � ! i , ..��, j . ...� .� . �'y� �
# ry� a�- ti ti"�"t,�v�
� ��� ' �� �� g � , , �'�''b�. �� ' �� 'fr , R ^T { �* l °�..
� �j'"r � ��� ' � , t w'�,'"� F�r sl� f, "� . � t. 'K„ w '� .y aap"
A ��f ;�. ,, f ,�. ��;,. ,, -�,�...� , �. _ . �r �����,",�',�,�`,
�,P� �,,, `+ l . � �� � .. .�``C, `''g .,. y.°�' , . ..�{�Ji''�' �:f 1,Y i���. . a ," .
� �s`p..r ,?}5�7 '4.� �t .` �S �� 1. . .f^��1..Y x .-� , , ' ,...
•, l i � '�
'a�i^C ��, �lR,�. ; ;"�: , M1 ��`.� �`��� ,4. � *, . , ,� Y+'4,�R�a�,a �I'�,.i a���. t{''�
� ��...a ► �Y?' " a r'i t�(�a•'1 1 ���� t i"+'�1����� � � �`•��
:.: �� ;:"���`�� i,.,� ,. :A . � { "'1. 'a � ��,' �,1�'� " a+, .,�`-�t •;��.. �',.�. r
. � �^
f�u-.,.- � � � �;� �r;�' � µt � t`� �Y t � r�� ,c � ,YI
., ,
�+��- 3 �f.�.�4 ��A� 4 #� � 1� � �`I� � -v.� �� `�}n . C'
db,,.
s
.:� ��*��y„���� t�s��!` . .' �aLS �l .� � r� ��.1��� �'��]
� - +�+�" r *� , �� #� { .
Y^L�`���c`y�"�� ;��� j�� � �';R'!� �� +��I�\, � ;v r `+ f� #6 j"`��^j 0���}",~. � �s�"e�°•
��� ��' ' .t. �yc'^'��'� ° ° ' .1 ��' _' _ - ��>� � ,�"•• S� �` �)�` ��_. •�r
{ - .. , � 6. � � . �1.,..� ,�� `� .4 �. �+r�
� > ,5 � t,, . ra e i �, vo�' • . ` r.
� .
�!��„+�^ti�`a ,Kt' �I�' �> - - .�` L�: �4� ; l��.. -�. •` �Fi�. ... �+�.,��«y"'st
�s1,� Y �W� �.f 1��g �5,� �.� +� ��' �s� � :/� 1 i f ff r/ y �� 5�
1 �,.LY't # `t4's€f � �S'�— i ,r'' � �.��' _��.. , , {b,�,��i,� - �, '
q � .�, •1 N r � •�t,.�,L t' '` • . T,$
�i. l , �� �� 4 `p . �_� �c��� �� .�.
� , . - � ._,��
' f� � i . � .' �, �t {('��'�}�, � y,,�r, .� k � .y � �'3+ "p��..
�i��r�`'������' � "". 'r' +. w�'`'L� ,� ��f".7�eC'. �*� . y,`
���wv�e �' f• �� �i� >„iP ,a� i�n
� � /�
' � 9. } #� . . .. 3, . � �ti
►
4 �, � r _ � .. • �� {,,���'f�`.` r�` f� �{ �:
�f�,+�j� �7-! . .w. �« ~ �5:','�.� .T e i r l. i. r ���rr.. �'��+ _ ,r t.s41%.�
-- ... �r �,J��f�y1�•�"" .� *.�,,,. � ,��1, 'r�r� � } �'�- t "("''�_����.-?`. .��'� ,"'� ����r
� � ' ���1��t.'". % ��" s F , � .i,.'�� ...
� � . . 3`. ,4 � 4�:.
� � � •�j�l�l.Af+l • y 1 �,�}+{j '� , � .� � i.� ,M ♦ 3 ,� � ..
,,. � y � �� � } y, . ��;+�l � � � .��1 a �'^�,�*� Y ��'�
• y �i� q. .� � �"' � . � � �n ,�,�
���.+� r { }` ��.��r� " 1 � - ,��� �, ,,, � "Y':j �,'� •`"
}�,� �1:. =1�r` '�t ', 4+t� .'. *■�,�Iw�' yy�}a{.4 y�+�, �" 1'�4� "�� � .r N� �t�
+y� � � i � �j. } 4�,* L pF� Y♦�� ,J��(['4:�4tr,{� .
1 � r+ r' � � � �'�`` ft�.., �� S�rrx.�' rM � �aF 5�,"P �' 4 � �����
.. ��%` �" � � � ���r .��� �a��s�s��.�i` ���' �+„�A�*t�����.'��/� ������� 1� r `�,��.
... �#� ��:. y�"� � 7 ► f � 5 k!L ' L.a .,. � �
�� . . . � e.�i l f.?s P.Q l'� �v k}d. �`��,�..'lr.��e �, � A* 1- `� �t i
,, .��4�' `' . . �y-t,„��y����rr. S � ly.X�`� ��t� �'.������[ i i��.;4�r,`'.� ;$`'��� �1.���*:4
�'"� ��`�� ,\�� � �� � �w r,� � �, �
�� .. . � � �� , (\*P '� �Y� , .P t� '�= y� `w
u,T�� 4 '� ' 1��� '�'' ^ ►� -�a• ��a:�� � � k 6���-
�y� _ _.�.� � �'� !.:� �� � �,.. �f � � � . , ..
� i `� ��y : �L�.� ! .,";� e*! � ��� �� �i ►�
�� . -�� ,- tt .� t� '� ffi�i� � ��,'��` +w :��r'��
� * }��.�` �� �-�- , .,�@�z�.�k.�!}aR`€��#++� ��•, ''Y'18-'L, i'#t � 7 ,�^'„r , � �j �
�.;� . /g� ! ^Fe�.�" r v; , fT°� F� ���`,ir��"k � :\ .��" ° I �� ' � +/ �µ+ !�M
. i '� ��,� k ,K ,�,.�� s,n. +,�:� �.. 4*�.� ��'(�►,'a .,�a , � . �
�. �,� ���, � ca �y,A� ..^ �.,�, 1'? '�W�,��td� A t -"F •.` r�i";,.�. ��1t`'='F��r;?� r'` ''` . : � -
� �� ,��('� �����,'��'"�'�`�'�'�'�F `�['•t�"."� x����k `Y�;��r�� ��� �'�^' 1k ��� �L�1,���r�'r� �`i`� , . , �'`
'� ,• � �, �r�- s�r : �i ,.ii r F ���,r�4, �o �s.� �..� `Y��"? _ :t��}��4jK ��, '�� '"r,��i..�4 ,{ � �T��f, r .... ,Yr
�'fi i' �� � �'��`}���:'4'� :� .. 4. � �i I • T'�"1 r�p�� !I t•' flL�ld�f��rD
,}�'�' ,� wr� R i����� i�7 � ���r ! �." • �}a ���1"rr'; ti;i.F�����_�f s��'1i .. .. , ,��>
f ,.J y . , y4 C�� �' �.
=w,;�♦}�.� � ..7. 1 � i t' ! . y rJ"r� #"k^w���,"t'let y �' e � � ;�yR 1^r
� � ,.�,xF��l'�1 : �. � . . . .. 1:' �. _ •w �! � �.r-` ..•'�'i�� ..�._V.��IY
t�`^ 'i#
�������� Aerial view of property ���Y�;�
i`�.��`>"'_� '.„ :_. , , •.�►r, _ -_ '.. .. _`.::!"��.�:�a t_..:. +_ 1k' .. ��_ , '_ _ .'`
�
,
�
+�'� _ .,. ,
��'�� ����+ `"
�����«�a" �* s ,yi�
' ' �y .e��,
q��rt � r #� F - .
a"yS�j{
�u�r �t "l��nt ��/�r^
� ,
. a.`�
/ �
1= ��
�!� t4�� S�r
� 4.*: �� "_;.
�
5� ,
� �1�
� �:.
. . a r . . ...N.
5 ..£. .M M �� ,
A �
'�.'� y � ":q�.��I� �L q ' ..�
� �} v, ..
�'A .1iA✓e R w♦
�'^ ���� � .. ... 5,. $ ���.
if �
t ,.
.,��� �y . vb.,.i .. p ..
"`' �• � ' � �����'� ^a, +
� � .
� ,
. ,
-- — - _
.
. � � .
�` . . 7. _ � ,� "L Aw.
� ��
.��.s� �+. . ' '�
{' - � ��34n Y b 4
I
�� 1 � �
r �' .
- ".: ''�. `!
�
. . . .xY. �T:w+x_ �^ ..
view of front
RECEIVED
OCT 2 0 �015
# 3 7 �� ��...�:�..�,
. _ . ,,:.w � _ +. �:.
- �
,:
—��_�" J
� §' {�. � � � ,.1+
a�'' ' Y�
.w.
�;~ ��� ry�.
� ,� '� � ' ,�..« - � . ��,
, � � ,
�(; � i�`
;�
� '� �ir i .� e _.
�- �� � �i itl�� � � ��� �ti' � -��, �, �-
E�:� I I ��t�
+r ;;,'� �
�
-� _ '
�;;: -�
;4�� � � �` �f�
r�p i 'I
f;u �• ��
: _ �, .
I���, .. :+�t` . . -
�y , . _
� ti�,
,� �� ��� � - f��" ,�y � �
6 �:, 4�"�d.. `a ,`«:.�
� "
? ,�� «c�� ��H��Y•��.Y�r
� - " . � #. ry ` a� _ ,t`�1(h��'t:.�y
,'y . ��x' , � �-� ,� , � , ty
' ��.ftr r r ' ' •�S rd' i>�x . #. �:.
, y'_ . . . J t�'' } a M1,+ i 4 rt f -r, r� ,.���
�•t ' � 5/'��� r �.?,f i��' 4� ' .. Y `,�1.�„��t
I����++��M$� , ,i A���4�+�� ' '� •�
,.��} �.1�.�� d s { ��� j���jjj�/�* r/�.�. i� .. � A � R��
� l�a�.��}� � � frl`r `'i ;��+�'r�'. °•;i,w.����frs� ,����{�f���;.r�: V�'� ��`��U"� a��"i� R�CEIVED
� � � , . � �; g �: :�
, "�, .�',�,,r � �. � �« , f � ti
� � Pi �#i!JY+' 'yL N' � ,�:`e i 1.� �� t r" '* �� .�.� Sw�t' OL� � O �U l+1
4�� I t°'�j� 1f ,bTt:"y' ,.t 1 �� � : y�f��,r� �an
i f t"� � � �j � t �,� � � �f � q „�/� �
?';{. :.G4f.,. ��:.`?_�railt �' ./.�_.'•''�h 1l1'' , -:i.n�. -?,r��,. t_.�.' � '�� :'=��7JN.<+:
side setback view � � � �� � ����N� �
� '-° _
�T� ""' ','*�t
..,,,,�.;,; a�, .a�., ��: -,�
� ~�` a , • / ,•�
���:,,�..� ,�' ,�
,° `� � `� �'�
.-----�-�--__. •' I '
.� � •-
..�.. � 'k� '�+�e" a
.�
i
.r,.�«..wtx+.w.�s,��...+wa.....W..�,.. s'". .
- .�:.,,a�..
��,.i
- " �
.�s%ti�.��-�. � .,-�..
�. _...«,�.�,..—.T..�.-- ;+ #f� `� �w�"' �� �J- �.,�„�:
...�.........4....,�..•,�.........,,. �- :
- - �� �.r �
`� s
� �r
6 -t '&Y �
Standing in drive,looking South
i�CEfVEG
OCT 2 0 �U15
� � � �� �y(�Q�tONO
.� �
�
M `�a' , •
� r '��
, • r: ,n�� f�' j' � :
iNi
f �
w �:�L"I S a !L'�" i3°� ' Y�.
nM-„y�,. ' �q v jt. :"yl
.v..���• � � �_ . . ..
' �.
��: . . , �`�+t.,��.�.
�...""�'...--�..�_..._
ia
" � 1 �
- �� - ��.��:�.�
� �
,...,� .�.�:
�� A ,�.�
�� ° �� " ��
,�-w—""'"" � �R -� �� ��
� � � �� �. �� � r
_�:��^, . ���� a�' ",��� . �
�.r��r��� ,
,, ,� . �E <
.. �J t '���t t j.�.l::
Standing in drive,looking at Shadywood
with bikers approaching
R�CL11��D
# 37 9� o� 2 � �0,5
����
J f..
,� .�
.� .
`� -_ � �
.: �� �,� �;y,,.
""� � - ,..�
_`�,,� .'�� �
r v�' . � i �r1� - . +��.
. tiw ��' �� �•
�M�.,,��
�
'�^'�a.�....,..�-.�. n.... ..
�4�r�r.^---�......�.._..
. .. a��..... � _.
_.. .. ���,. �
^"�'� �����"�� °� i�,W,,.."r���` �,��-rm.,.
w .,
r�,�„�,,,,..�..�"�"�.+�' --""' ���' ,•� �''�"�b .
m
_ ��� �
� ��� �
n��~_.�..r". + �^5 �� ���� �� u�'� Y
d' v':.t-a-� 7��,.��r.� � .
a �F.1;�'� �' �
Standing in drive,looking at Shadywood
with vehicle approaching
t�€cE�vE�
pCT Z 0 �015
# 3 � 9� ����o
e�.� `a�;�4, ..� ' �
a •� • ,•
. . # �. �
` i� ,ii. + �'�l '' . . - ..
� �� .�`� J_ �= � � �'` �� . -- " . r �
�. w� -�..�:.'�� ~P��'���• ..."�:i.. .. ` _.�',t�r:�,zt:..
:• :y� 'k����� �� `����.� ,` ¢ ^. �,,. .
, �.��,* ��, ��
��� .,, �; ' �, �.;� �- �
,t l, ';����i�;,r ��1��Ai��4 - •
: ;,,, , . . —�:..��_ ,
— — �-— �., �..� �y+ , . —
.� � ..�-* .� - _�..�...�r�,r'���'....'"�C ' F„#I�."��o„-
„,
; �.: � . , . , ..
.
... . :a �-�,}�, a.y. '• �� �� �`,
A �.�r'
� ,,.���� ' � � . �„ €� `��'' � .��+
� ��F v x . '� ,
a �� � ��F`�6��.� ,�Ir��� "* .
�,.x +: r
`�} ,�, :.,..� �� 3R j v'���. � j .
i.' "[ ...iz '�,�� Y���i. «�e�i x P .�.,rp.
t:, � '
q, � �
..., � , +�,,,�'� .. �b' .�h.. `Y�.s... � 1
. �.'f ��:�"M t . �f� .F' ..
r d�` § ,��'-'�` � >�"� �,�;��r~ �,x:. .
.,d", v.. �+a � '� �` t Y� ��,�w.
���� ir�`. �, -,. :�}y��' � r�Ka •'�
°;..•.}�;�3i,�,.'�*� 7:s�a. �`° {r'��SI.�.. t�� i�.� �
�• . . � ♦ . . ��F._•t���.. 11r''i'� � ,='�ep�.;��p�'.'...�,. �♦i� , r��� �.
Detail of underground portion of boathouse
RECEIVED .
QCT � 0 't�015
� � � �� ���NO
r,.,.-----..., City of Orono Pc Exh;bit C3
' �°�'Q� Hardcover Calculation Worksheet
�� ` � Property Address: 2024 Shadywood Lane {our survey 150416j
�� ' ' �;'� Prepared by: James H. Parker P.E. & P,L.S. No. 9235 Date: 10/6J2015
`'kas,ao�t
Stormwater Quality Overlay District Tier: (Circle one) Tier 1 Tier 2 Tier 3 Tier 4 Tier 5
5tep �: EXISTING HARDCOVER
In the following table identify all items of existing hardcaver vn the praperty, keyed by letter to
Certificate of Survey(survey must accompany this form). Use as many lines as necessary to
accuratel de ict existin hardcover status af the ro erty.
ey to
Survey Hardcover ltem tDescribe) Length x Width Total (Square Feet)
(Example Gara e . (24'x 30') (72C1) S.F.
A House 994 S.F.
B Gara e 388 S.F.
C ec 224 S.F.
D Bitummous Drive 847 S.F.
E Conc Walk West o House 283 S.F.
F Boat House 206 S.F.
G Conc Steps Next to 8oat House 50 S.F.
H Ret.Walls near t e a e 64 S.F.
! Ret.Wa c ose to road 15 S.F.
1
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 5.F.
x .F.
Y S.F.
S.F.
1 Total Existin Hardcover 3 071 S,F.
Excludable Hardco�er See Cit Code Sec 78-1684
Ret.Walls 15 S.F.
Decks with 1/4" spacing(Width neecls to be verified} 100 S.F.
S.F.
S.F.
S.F.
2 Total Excludable Hardcover 115 S.F.
3 Net Existin Hardcover 2 956 S.F.
4 Total Lot Area 9 267 S.F.
Existing Hardco�er Percentage[(3}/(4)] 31.90�0
�- dstne�,� ���-r��k�re': �►`= 4��� 2 s�� ��nn� S',"x Z�,�„
� t �tiS s �- s� � � � �� Nvt,�
���� t�� � RECEtVED
� .3 ? gz a� �,��,�
����o
�.1�V�41VC.� �'�R VEYING & ENGINEERIN� CD.
1 hereby certify that this report was prepared by me or under my direct supervision attd
that I am a licensed professional engineer and a professional land surveyor under the
laws of the State of Minneso#a.
��,�,�, �e. ���,
James H. Parker P.E. & P.L.S. No. 9235
Step 2: �iiaPa5ED HARbC�7VER
In the foilowing table identify all items of existing hardcover on the praperty, keyed by fetter to
Certificate of Survey (survey must accompany this form). Use as many lines as necessary to
accuratel depict exis#ing hardcover status of the ro erty.
ey to
Survey Hardcover Item (Describe) Length x Width Total (Square Feet)
(Exarnple) Gara e (24'x 30') (720) S.F.
A Propose House 1,456 S.F.
B Existing Reck 224 S.F.
� S.F.
D Proposed Dec 24 S.F.
E Proposed Drive 1212 S.F.
F Boat House 206 S.F.
G Concrete steps near the lake 5 S.F.
H Retaining Wa s 54 S.F.
I Proposed Walk 12g S,F,
� S.F.
K S.F.
� S.F.
M S.F.
N S.�.
� S.F.
P S.F.
a S.
R S.F.
S S.F.
T S.F.
U S.F.
� S.F.
w S.F.
X S.F.
Y S.F.
1 Total Pro osed Hardcover 3 364 S.F.
fxcludable Hardcover See Cit Code Se�78-168�1
Retaining Walls 0 S.F,
Decks with 1/4" spacing{Width needs to be verified) 100 S.F.
S.F.
S.F.
.F.
2 Total Excludable Hardcover 100 S.F.
3 Net Pro osed Hardcover Subtract line 2 from line 1 3 264 S.F.
4 To#al Lot Area 9 267 S.F.
Proposed liardcaver Percentage [(3)/{4}] 35.223�
� {�_ �' ts3�'(t1(�1W(,p �J� ���rl ,�.�,�l� [�, t' �R)Jt1A� S�1j�1C Z3�14
WU� aUj.F
�> �K�'�W� ��TS� �� � ,M R�CEiYED
# 3 7 �2 o�r � o r�i�
�
t�mr o���o
� ~ . Hennepin County Locate & Notify Map pC �xhibitH
Provided By: Resident and Real Estate Servioes Department Date: 8/2Qrzu�v
, � �'t� _.a'� ,
'� �
,` ,�
`•� ,`,
�_
', aa
,,, ,�
1�-1t7-23-24 '� `� 17-11�'-23-t3
t -
c�,
� ��
'��
,�
am
�,, �
� t 7=117-23:3'1-�`_ � - � - . 1�-11�33-42
. _ --- . - . �
; . . ;,.
- '- ; .�� ..�''�
, ���
�� _
� �
��,.
. y�� � !P� {
- � • �
. .. . ��-���-����t ' £ � � __t��1�-23-��
�� r _ -
__.___ _------ I F .� yJ , ��
I � � `� ._ c++�
� ' T J J�
� I � , J
tm
1 : ` �
I � p�� .
t
� � � � I�
1 � �� , .
�� j � .,,�
1 � , � .
� —j--�--1�=1`�:�-33=3�1 � ..... .---�--fi----� ` .1'�+117-23-�'2�c+�
I � � ' ' � � '
I � a� r�i aa� " s� �a � � ' � � t� ' ` / .
Buffer Size: 150 feet o so 120 2ao�t
Map Comments: � �a � � � � � �
2024 SHADYVYVOD ROAD
ORONO For more e�formation contad:
MN 55391 Hennepin County GIS Division
�cE�D �6th�t so��,
Minneapotis,11AN 55487
O� � � ���r 9is.info�hennepin.us
J
GTM���� � �? �� ;�
���
�� ��
� ;�,�>ppp°° A�y�o ;W y � bo�"o �o�aWe �t��m i�'ry o�'o �U.+$�� � t�.�.+i �
� ����� ��v.'�.. >��.: QT�y �yS9 � � ��=� N��� ���l�� � v��:�
s��rW a��� a��� ��brN ad� ;, -►�m� -� a �'N ���a� �� �
x �e W �W ' L�W ' d ��, o �, .�� '
� � x��p u� � `" ��'0� x� � � �'W �
� w �dw w �» X �� �,+ y x� ��_ � � N.,
� w0 �$ wSit$ w ,�O�g �� $ UC,ro7� � ud�� u"'i�Coi �v��m+� r�:v °°...
'�� ''r-' _7�f�y ,�On Q - 0� '°� � =op °° -i �a � O"
� � l7� �
� Z �� � �
p �r n
r
n
---�
$� '�i
�� � �
�� W '
� � =�
� ;
•o ��
�
.r .�
� �,
__.�
� � �
�
� 7! „ N � � �
� � � � '�
�� � �
, �.
v+ O � ;
�� �� . �=
'� Q�
PC F�chibit J
ADJACENT PROPERTY OWNERS' ACKNOWLEDGEMENT FORM
t (we} r of �.n 1�P �� trro��l �
print nan (s) [prirrt dress]
have re iewed the pl ns for the proposed improvement or proposed use of the property located at
ti8 S�td w•�d also re#erred to as Land Use Application No.
I (we) understand that in executing this ackn�wiedgement, I (we) am (are) not asked to declare approval or
disapproval of the property or use but merely to co�firm for the City Council that I (we) am (are) aware of the
improvement plans and that the proposed neighbors project or use requires Council approval.
� 9�d- zo�5
y Owner --��
.
r. 2� �� /5
roperty Owner Date
ff you have any information that may assist the Ciry in the review of this Land Use
App�ication, please submit your commen#s to the Building 8�Zoning Office at least 10
days prior to the scheciuled meeting date.
tr1.r�**wfaf f f r!f tiw irr►�frRfr�►k�tkfVJr+F,F►xtrw�flwwwRe:�yr#yr::t�rfNrtl�lrf/�+FMrw�:W 4wr:rf wi�f:efiiir�ttr.try4�MrM�M,raf wwfsff*:tf�11#N�'HnyirfnFyrtfw•
ADJACENT PROPERTY OWNERS' ACKNOWLEDGEMENT FORM
� (we}5'S�� ��16'V�y �"i�,o�of ?.t?3Z. �tiw� W(kJ� �(,
[print name(s)] [print a dress]
h��y vi�� the plan� for the proposed improvement or praposed use of the property iocated at
�/a1k.w(Qi�also referred to as Land Use Application No.
I (we) understand that in executing this acknowledgement, I (we) am (are) not asked to declare approval or
disapproval of the property or use but me�ely to confirm for the City Council that I (we) am (are) aware of the
improvement plans and that the proposed neighbor's project or use requires Cauncil spproval.
. O
Prope y er ate
��?�vv1 a 12v 11 �
Property Owner Date
If you have any information that may assist the City'rn the review of this Land Use
Application, plsase submit your comments to the Building &Zoning Office at least 10
days prior to the scheduled meeting date.
R�CEfVED
Padcet Lest Updefed: January 2015 n q
P9ge l5 �lrl G O L��S
# 3 7 g �����
�
Date Application Received: 10/21/15 O
Date Application Considered as Complete: 11/04/15 � �O
60-Day Review Period Expires: Ol/03/16
(
� �
y � �
To: Chair Leskinen and Planning Commission Members `�� �1
Jessica Loftus, City Administrator �kfSH���
From: Melanie Curtis, Planner �'Y1GG
Date: 12 November 2015
Subject: #15-3794,Tim & Mary Doubek, 4565 Bayside Rd,
Variance
Public Hearing
Application Summary: The applicants are requesting approval of a setback variance to allow
construction of a new pole building between the front, street lot line and the principal
structure.
Staff Recommendation: Planning Department Staff recommends approval.
List of Exhibits
ExhibitA. Application
Exhibit 8. Practical Difficulties Documentation Form
Exhibit C. Proposed Survey
Exhibit D. Proposed Plans and Elevations
Exhibit E. Aerial Photo
Exhibit F. Property Owners List
Exhibit G. Plat Map
Background
The applicants are the new owners of the property and are in the process of constructing the
residence.This home is situated toward the rear of the "L" shaped property to take advantage
of a lake view to the south. The applicants propose construction of a new, 2,400 square foot
pole building for the storage of a horse trailer and an RV streetward of the principal structure. A
2,400 square foot accessory structure is defined as an Oversized Accessory Structure (OAS).
2,600 square feet is the maximum individual footprint for the applicant's property size (7 acres);
the applicant is not proposing the maximum size building. A setback variance is required in
order to construct the pole barn between the principal structure and the front, street lot line.
FILE#15-3794 '
12 Nov 15
Page 2 of 4
LOT ANALY515 WORKSHEET
Sections 58-50(2) 78-420,78-1404, 78-1434. 78-1435& 78-1605-Setbacks:
RR-16 Required Proposed
Front 50' 142'
Rear 50' 440'
East Side 30' 100'
West Side 30' 105'
Wetland 40'(30' buffer+10') 80'
Septic System Treatment Area 20' 20'
House Location 50' +350'from front/street lot line
Section 78-420- Lot Area/Width:
RR-16 Lot Area Lot Width
Required 87,120 s.f. (2.0 acres) 200'
Actual 308,653 s.f. (7.09 acre) 278'
Section 78-1403-Structural Covera�e:
The property exceeds 2.00 acres in area therefore lot coverage limitations are not applicable.
Applicable Regulations:
Setback Variance (Code Section 78-1434&78-14351
According to City Code Section 78-1434 an OAS must meet principal structure setbacks for the
appropriate district. Additionally City Code Section 78-1435 states: no detached garage or
other accessory building shall be located nearer to the front or street lot line than the principal
building on that lot. The subject property is over 600 feet deep; the home under construction is
located approximately 330 feet from the street. The applicant is proposing to construct the pole
building in a clearing of trees, streetward of the home so as not to impact the existing views of
the lake to the south. The pole shed will be screened from Bayside Road by the existing trees
and other vegetation. The pole shed will also be screened by trees from both adjacent
properties.
Governing Regulation:Variance (Section 78-123)
In reviewing applications for variance, the Planning Commission shall consider the effect of the
proposed variance upon the health, safety and welfare of rhe 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 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. 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,
FILE#15-3794
12 Nov 15
Page 3 of 4
subd. 2, when in harmony with this chapter. The board or the council may not permit as a
variance any use that is not permitted under this chapter for property in the 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(2)variances shall only be permitted when:
1. The variance is in harmony with the general intent and purpose of the Ordinance. The
proposed variance will be in harmony with the intent of the Zoning Code as the
proposed structure will be screened from view by the vegetation that exists between
the proposed structure and Bayside Road.
2. The variance is consistent with the comprehensive plan. The variance would allow for
the preservation of trees and septic system treatment areas in other locations on the
property.
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; The construction of a pole barn in the
proposed location is reasonable on this heavily wooded, 7 acre residential
property.
b. There are circumstances unique to the property not created by the landowner;
The shape of this lot,the existing tree stands combined with the location of the
home on the property result in a unique circumstance allowing for a 2,400
square foot pole building to be almost completely screened from view off the
property; and
c. The variance will not alter the essential character of the locality. The pole barn
will be screened adequately year round and will not be visually discernable
when viewed from off of the property. This condition is met.
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 immediately adjoining property. The property exceeds the minimum 2.0
acre requirement and contains a large number of mature trees for screening. The pole
barn will be adequately situated between mature trees, wetlands and the alternate
septic site.
5. The conditions do not apply generally to other land or structures in the district in which
the land is located.The property is unique in its"L"configuration,size,existing mature
trees and wetlands.
6. The granting of the application is necessary for the preservation and enjoyment of a
substantial property right of the applicant.The applicant has stated that this is so.
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.The pole barn
in the proposed location will not impair the health, safety, comfort or morals of the
public.
8. The granting of such variance will not merely serve as a convenience to the applicant,
but is necessary to alleviate demonstrable difficulty.The applicant has stated this is so.
The Commission may recommend or Council may impose conditions in granting of variances.
Any conditions imposed must be directly related to and must bear a rough proportionality to the
impact created by the variance. No variance shall be granted or changed beyond the use
FILE#15-3794
12 Nov 15
Page 4 of 4
permitted in this chapter in the district where such land is located.
Septic System Status
A permit was issued in October 2015 for installation of a new septic system associated with the
new home construction.
Practical Difficulties Statement
Applicant has completed the Practical Difficulties Documentation Form attached as Exhibit B,and
should be asked for additional testimony regarding the application.
Practical Difficulties Analysis
Staff finds due to the lot size and shape; the existing mature trees; septic treatment locations;
topography; and the location of the home toward the rear of the property there is practical
difficulty to support allowing the new pole building to be constructed in the proposed location.
Issues for Consideration
1. Does the Planning Commission find that that the property owner proposes to use the
property in a reasonable manner which is not permitted by an official control?
2. Does the Planning Commission find that the variance(s), 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 variance(s)?
4. Are there any other issues or concerns with this application?
Planning Staff Recommendation
Planning Staff recommends approval of the setback variance to allow a new pole building (OAS)
to be constructed in the proposed location. The applicants should be required to recording an
OAS covenant against the property.
• PC Exhibit A
�C�
�`i1TY t3� C����O OCT ��r120�5
�AF�A��� �R�'�.I�ATlC��N cr�r oF o�oNo
��: �� 1�5 - 3�? 4,�
�'�''�,;,,�,�� 2�5t�Ke�ey P�kw�Y [�e Rs�wed;
Or�,�1559�8
�#f:
Nli9lii�: 5��2-�24�4ti00 Fe� $�#!p—
�► '' faz �i-2�-46'lg ��; �p
�� � �'� ��� A'�`-�-fi1� i1,40Q Ii�u,�e Fea
t,�r ��,�, P.O.l3c�x�B Eacr�w Fee: �7YtG/�,2�500
CrYs�i 8aat,.�M 553�O�d68
��c��onm�t be��r!�r�. ��t w�t#��w� ���rs a���e�s a��hs
,a�p�i�s. �ncon�le�e a�1�io�s�n�b�e p��ed on�ng c��r�a� A�.
P��fi't't''Y 1t�1TURM�1T�t:
Si��►�s: 4',''`� B��de i�0a�! Ort�t4. AAN ;�RS�
#`'�pe�qt'���V�b�{P ; t�-'k 1?=��f-0(�.
���4�����?: 1�.� D Yes,1 t�wh�te�d,�e�t�arrc�eis.
Z,onin��s� �t�i-1�
APP'L��11T�iFfi�R�IAA"�#�}Id: tCon�le�e leg� t�rrl�s�nd mari#si si�tus req�t�fior eac��er�est�ci P�rly)
��r,�; Tim �3ot� • Husband [�i�t E�t�k - Vl/rte
P�e: 7"�tn'S�!! 'f�aDrtB_�f t 2�i�1 3�J7� Alte�ina�Ph+�ne: J� �., `
. 1_ '" "' ' �� �A ��� �
I���g�
. .
f.ti�Y► �&:�I P �den P�t'��; lutl�i 5�3+��` _
Et�4: _ t��O�t��c�+�n'��i.��r+ �ax:
...+
SZ ' �'1�+ ' 2i���
a��t?�AA7'i�+l: (�t8 3e�#��p"�t3 t.�rftat�a�us tnquired fbr �u�i�d���i� G�'t�t.
Name; �t�'r� �- �#u�tnd M Do�b9k-V1f�i:
P�s T�m'��t1 Ptu�ne. �f,i 2}8Q1.3Q?� F�l�r+e:
Co�Add�ss: 7tJ�� Ac�Gi
__
��,��Z�P �den ��. M�t 5534�7' _
�rna�; t,�rube�c��1.+p�i� . �a� .
L�E�lP'`f'�t�N�'i�t��`�`:
E�e�st�e��er#t�s#'ih�il�a�ch a�lic�r�sfieexs#n+�sary):
E3trik� �.4�' x 6t�' P�e 8�in�n��ir�fro�+�f it�e Pr�m S#��e
���: ���� ,��t � 37 9�4
;� ,.,.�..:..
•, . ,�, �
� �' b' __ ��., <:�;ti� ;s: - ;,,;;;: A �
� � .w� 'ti.•Z r.�,'. ;'�A'� � �
� � f f i • � •
i",�' � C
� ., � g � � a.�_' a. -. ❑ ����r� a ❑ �.,�,,; �
� � a " _ ::� :�:�: - ��`;�`:; �
� V//`� � �/� $�� ��� g � � �a d�o ]w '��� "�' ;��;;��� o �
� � ,„''• 'y � �+
� � Y� � � � a •lri •:iN `Jl,.:;�
,,� �+:s�'- � 5t N
� �'[ � � � ��+ �� C �`� A � a ,,. ": ':: _ '� '::' ;-;;�::.
s ...� ��.�: `_: � � �
:;r.
,.,, :��: _;::. . _ �;:`;r;;
�, � � � � � � ,� � ;� o ':�: �� '�;: ;:;:,� m
.. � � .� � d � '�`,� � �
, .. � � � �� m 3T � c� � E] � Q' U,,�t Q � ❑����� Q�� EI —
�, . .. � �� � .�r � � � � '�� _ `� �
� � ti;i.:
� � n� � � �� � :°;�; r�, �
�t � � � � g � ,-� - � �" - � �
� � � � �iN � t�, �� � :, v � _ , .. � : . �,.� ,� , :�;- , � ..
a ..r � -�.� � �; � y � '�1 � a,� 7p � ^�i � , ``,:�`;':'� 3
'� . �� �� d7 � T3 � A � c
�.1 g t! � � � � ,� � '� � "%;fi;'.};, 3
C7 �, � � :�;...,,..�; �
. � ° g � � �� .�� . � 4 `; $ �
� � 3 � � �� � i�.-r:�;:;:�.
g � s. � � � � � c .,� � :�. � �� �� �.:���.:� �
^ � � � � ; :: .
-� � ,, -���Y��.:.�� �
� '� � a � ��C � �� � � G ��f '1'i I ',��,;::;; �
, �t � � �"' �� � � � � � �;`�' � �� '�.';';;;':
�3 �° '�r �� � � � :;;�: r -�n �"' ��:� =;�� �
�. � � � � � .� :-f -n :.;;';�,':;��:
, � � �' n - � .g �:r;'-,��>.� �
`-' • 3 � � �' �' g � _ `� c ,�.' ��::::�::`
� � � �, Cr � �. `+ '- ''�.`-••��''. �'
� � � �� ��; • "�'� •:c-.:,��;;
��y��YYY � O ��ft• ,� `4K� r f�.., �
� � � � � � � � � • '�^ •t•f�t:,:..�.
�' -� �� 3 �a� ���;: `; :.,� ....,; �
� � � r.::���.
'� � :'� ��: �;�: �';;::;r_�::.
/��.[ � C � � ' �Y:- �
� � . � :�: �ti:�:.�.:�:
v O -1 �^ � � � 4`� }.•• r'� �
�sf.1 i� .Y:� �i:�j .`�i: .;::j.;:�:i
1`\.r y�
�Y . � ��y�' V �' S:li' `:�: :!1:. I•.�:�� 5.'r,.ji. �
.r� � � V./ /ti <.. ��� �i:': .;���.
� � � � �7 �1 � � <J �~�•� ^y ��.I :�A: :'.S'�,.'.�.��.
1� � � a � � � .'v`�i '�:1 ^�;�• i; �.':.� f�::<:�•.
� �� � ��.;. :�.. �: :� _.,.. ,: �y�
� e � � � � �. ��; •..7' ;t; h:'_ i;; '�;"�r,:-,,-: V
•'r m IiM 4 �. .r+ 'e'!. ''Y' -!{ (:�li ^:• _.�
� �� Q � �: .- , %.$;y j:C�.;-,'-
� P �0 ,�f. �1 „ ��4 7;�Y;: '�f,` .:� �f�h�n .�
�- � � 3' � � •';i �iry -`•. 'i�: � ���} .qr�`:-�i,',•
{Z [[]] � :!r.• i.'S: 't�5.. �:y. %.l'!;::ii.: �
� � g ��' �.
��� J:Li �i,- ..w. . :;,r:=�.�.+,:
3 � -.� . v�- •�• .;; _.• ..,. �
a � i�w '-�r",' ;:� ,::i ?�i=: , �'i�:;;::: Q
� � "i. :�::.�,'•:
"rti i;. O (:�7 •i.^ �/� }�:� �L�I :ti S�:i:�. Yr�i
� �"".: ^� ^.:'. . .... '.��2.ii::::
O �,,, G C' � �,�„ � q; -;y� .,�?i j.�: :�'.� _�',, ;;'�. .r'c.*�Y*��: �
� '<.;_,
� " .. ,;M1: '... ` ii.::
� Q �:.�: sr,`y ',' -_:, °:c "�'.��;•,
• a c� � � �, � � � � � - :�� ;�:. �: �:::. ::, �,�,.:;:<;-�: �
t t..� -+ , .;�;: ��:;' ,.., -a�:;ih
N �.;, a,,; �;.:.� ;:->' � ;,,", _ . .
�. � r. i:Y _ ;�q:'{i:y;'
'� � N �' �`` g � �.� � �� Qs �'•' '�•>s. '�'� '7: '�r i '^�J: r;�>?;�s'= �
� '�. `� � � a .m � !� �.t:�' C'Y ii::. ':�i:. :•:� :r•,_:r�.:,.
, � �� +1 � � (� ?t� .M� fi'�i: .�;if (t.; ,:���:•'.��;: �r
� 1n '� � �J` � �wy � ��: _:,:: .,,�' .k.� ..;. :;,'�;:.;, p
�/ 3 � e '� �z;. _, •,•�e:; frr:�•� .
� � �: '�- j�:: �r��` :::. . ��.�:; �-
1 � � � � �:�:. :,: �:� :,�::�:..:�.
� :;;�? �;,::. }:.; •..;. :i� � `•;,r;;':.,.
W � � � �� � ,:f: rsY ��;f: :�:� :�-. .,,:,;��y �,
... :: -�; �.� •:�S �;�: <<��
,c ;•• v'4:' [.'r'I`,
tii;: :.Z;' �.. �ry:: � �:ti',;`;;:;'
V � ���, :. e1�::: �'iA ;:)• '"f� �
� � � � � .'.i� :.i.: i.; i.:; .:'+•, Y',`�'.? -
� � •��` •;� t��'r,1y':.i::' F
� � � � ,'t+.: .'i:• ci�:
"7
� �.� � �T � � � �
� � � � � �
� - �''
� Q � � � t`�
�� � � � � � �1
�. � � �
� � � � � o �
� �` � � .� � � _
N � � � � � o
� � � � � z
�O � .V�, � � N O
�
�o � � — � � r
� � � � � V �� �
� � �
'S �' � � g � � �. o
� � �
� � � � � c M
� x� � _ Q
� � � � � U � ,,� �
� � � � � � � � � �
Lr � .� � '� � n► m
�. . � � � 5 � �
� � � �
� � '� � "� . �
'�x '� �
rn � _ �
�� o � � � � s �
y. a.. v !�'1 �
�j � � � $ � � ,� �
� �. Q � � � � T �� � -� �
.. �., $ �� � � � '�
a � � �
� � � � � � � � � � � � ` �
� � � � � �. � � � �
� � � � � �� .�� � �
� �� W � � a � � � �
� .� � � � � = � �� � � �,
� $ } � .� � �
� � � � � �
� Q � � �— � �- � � § �
�r� }' Y CV C7 +� �A m �L � � - � �
. � � �
� � E
PC Exhibit B
PRACTICAL DIFFICULTIES DOCUME[VTATION FORM
This form is a required submitffiI for A�L variance ap��cations, An appiiqbon will nat be considered
complete or placed on any meeting agendas until this fomi is oomplete and submitted to the City.
MEnnesota Stat�e Stafirtes gec�ipn 462.357, Subdivision 6(2) requires that prac�lcal difficufties be demonstrated in
o�der for a variance to be grantecf. The dlff�culties must be unique fio the property as vartances rurt with the land
and not the lar�d owner. Per�onaJ end economic situstions ere not consldered valid p�ckcal dif�iculfles. In order
for an appiication to be heard by the Ptanning Cflmmission and Clty Council practical difficulties having merit must
be demonstrated.
HOW DO I PROVE A PRACTICAL DlFFICULTY?
This fam has 12 poitits outlining the basis City s#aff uses to debennine if practicel d'rfficulties exist snd how the
variance will aRect the surrounding cornmunity. To prove prac�icai difficxafdes, adciress all the releva� paiMs
listed below and enswer them as dearly as posslble.
Sinoe you are requesting the code exospfion, you have the bunien of proving that the variance Is ju�tiRed.
The informaban the City r,eoelves is what ls used fi detem�ining a denial or approval rec�ommenda�on. If you
leave something out it wil}not be considered.
Please addriess each af the twehre pradics/difhcul�tes cr�ferla as they reJafe to�he request, Jf fhey do not aAP�Y.
wrrte N/A irr�he spaoe prnvided:
1. 'The property owner propases to use the properly in a reasonabie manner not permitted by the Zoning
Chapter.' �
.. �
2. "The plight of the landowner is due to circumstances unique to his properly not createci by the IandoHmer."
"�� GdT � rS �� �CE �L� IFT �_ B/¢�IC ef �,OT �Il�S
�t�C/r,�.�ct -tt� Q,��y � � �f _,�p���' �s iT✓rf�ZF �I�
3. 'Ths varisnce, if granted,will not aiter the essential char�ter of the locality."
''�i�r'at.0 �� t,�`SvQ¢�c.r � "T� ck, LLG �
.��� .4�j �T fs4s+�,��s"�_,,�Ca u�, y� _
4. `Economic considerations alone do not cor�sti�ate practic�l difficulties if reasonable use for the property exists
under the terms of the Zoning Chapter."
�t,�—�a��t'e�+ � �' �''� '�i�e�" �,�gs -�► 1�b4Tt
l� �Rr�y r�t,Q���. C�� ��� �G'�c� �'��c �
5. "Practical d[fficuifies incfude, but ane not Ilmited to, inadequate access to dir+ect sunlight for solar energy
systsms. Varia� shail be granted far earth sheltered construction as defined in Mfnrtesota Statutes,
Sectlon 116J.06,Subd. 2,when in harma�y with this Chapter."
6. "The Board of Appeals and Adjustmer�ts or ihe Coundl may nat permit as a variance any use that is not
allowed under thls Chapter for property in the zor�e where the affected person's iand is located.'
R�C�NED
��r�u�: ,a�rsors OGT��`;1 2Q15
��s � � � ��
C11'Y OF ORONO
7. "The Boend or Council may permit as a variance the temporary use of a one-family dwelling as a two-fami�r
dweliing." � l�
I
8. 'The speciaE oonditior�.s spplying to the stru�re or �and in questian are peculiar ta such properly or
imr►�Iateiy adjaining property.' �!�
9. "The conditions do not apply generaHy to other land or structures in the distrid in which sa�d fand is locc�ted'
��g'� � �'��_�iQT�L'S ���tr� /� � �.trr.�
Q,e��►u.� !�F' -7fl�s i�M1�7rrC�
.
'f 0. "The granting of the application is necessary for the preservation and enjoyment of a substantial property right
of the applicant"
?F� �.�g�,��w t.e_ � 1'�'er�pwr;� �+� C�r �.�-�T
oF �.� e.c�r,�r�� �'lma�r.r�rLS �.�.� ,�:�1Ci� , .
11. "'rthe granting of the proposed variance wili nat in any way impair heatth, safety� comfort, mora�s, or in any
other res be contrary to the interrt of the Zo ng Code.'
r �
12. "The grantittg of suc#� varisnce wilt not mer�ely serve as a convenisnce to the app{lcant, but is neoessary to
slleviate monstrable difficuity."
�'� . G�i$�
p'� ,
Pracdcal Di(flcuttles Statement
Should you feel the practical dif�cuities cannot fully be desc�ibed in the above criterie, desc�ibe the practical
dlfficul�es preverrting compliance wfth Zoning Ordinance rerauinements in the following lines (attsch additional
sheets if necessary):
�� -t�' �rr��N�c-c. r`3�r�� Ha� _� 5-�.�-J
, t«�-� �2� t��S � l.oT 2 , ��r���� #'_ Jt�,
v���.�► ..,.�a� ����.4� �r•G��l�-a�c� t�o�s� wAs , Ti���
��
--�;"� ���y� �'S�• 't� � �-' _-rta� 1�4R.
l� �''fµE t�'C ;��,�,� 't'�a. 91�t.���'� �'CL� �F�'R �'1�'1'k<
�'s t'��J � �=tKA.lrS '� 4CTE�G...�'t71E 1 . 1N'�'i"44 'G��4E -t-s A�JI. "'Cb
.
TiF�C �Ro�+�T o�' '�r�F' ls�'C �V 1��t W �4Pp�+r'�r` 'To 8�� ,_
4��'il r�'P S�l r� k�� uw�v �Cr E�5 `7b 'CH�
���f ��s S�E��r�► 7��'�f -� t�-T�o,� ,—
R�C�IVED
�rc�v��r: ,��rs OCT ��1 2015
��„ # 3 9
���o� 7 �
r � — - ._ � � _... � �
�w��r"S 89�45r 42r� E
`AGy(SOP �� --• - Z 7 8.9�..... � �
1014.8 1015.0 . � �.
�io��.e __��.__.__--- -._�—�_.._��—�^�_..__,_ �o��.e ��z' {ia�s.Q} .
.�t'��._^...^ ,,� ——�`_.___ .— f1V 401 � �(1013.
-s'--—_._.�.._.——— 165.00 .'�.� �� � � '�Q�8�
(1009.2)��� �
o . .. ....:............_ --� ��, , , r_ o �, p
i——— ---——+�.•.-== ,�. ��w —� —— ——,� �- ' �G
� � -' � � �rr p
� �.��.. �, �° �� = i' �� �.--� . � Q � -�
` �'� �
I /�' , _ � � �N I
� �
I �,P� _ .- �� �
o�. ► ` � ;/
( � �`— / �,o,4.�j— ----f--
� / , lafLDING I �
� � (to�a�) � ;N / / �rBACK r /
� ^ `�` � �t' :� �i ES � ,
� I .. / 3 `�'' � ,�` ' --__ t ,
1 ' (� � � c,e,�.4, 3o I� ,
� ( ' ,y 1�`' �/ � � �
. � � '', � 1� i / � . �M,rr
� ' � � I � + � PRQ SED TR� �
1 � /� � /� �� /�}8-� PRO TION FF�tCE � � N �
..� � . � / _� o �
'� �101 Z6) �; �
o / 3 (�p .�? \ ! ' � � o
.. _ � � I �
I 3�.� �� � � � / �� � � � ,
� :��►� � � � � ...._...... � , _�02� 0
r I /i� �1 ,- o PROPOSED •-----•Q� -- f- ... I � O .�
� �,�� / � � 1 BUfLDING � � � j �� ,
� � � � � �
, 1019.33 `-
� / ........���............... PROP05ED �
�,,�......... .. - -••-- • ao _ DRfVEWAY f� O
! ��r �ce� Q �
� � oR soc�cc � �o (
c,o,4.�� � c,o,�.5� 1 ���---------� � tz� �-� 30 � cn
1 � i r I �' � � �
� 30 � � � 1 1�iQ ti � ..�' \
� AL j�'ERNATE ~`
/ � `~
� �� �
� SF�TPTIC �`
' --, � I �,a„� Sy�rE � I J � 1`—� ,o? ��
r � � � � � �x�ac J I 0 \
I D � i ____
� 0 0 � �� E� �,0,9.�, � � ..... S 8��5-� 5 E�,
� � 1 I � S� � � � ' �
I` 1 � j � c,�� ,.,� � --�-�-—__ � � ;��_____.—� �
I L��T'£ST —� /� �J , �._�`�._---�—
{ � _ /' -- --
I 1 ,j � � ----� �.�' '"__ o ___��� ��\ �•
1 � �� �
i � i ,�$��-__ � ,
/ / `r ,cz�.�. � �r..��` _� __�
�,a�a� ; �� ; ` � � � J a4� � D
"c�f '�" ��1�,Z$I ��� �� ,
jl � ��' oti� � � p �� ��
i i ,�`�\� j � oti �°�s �'` ��� 0 �
� i � �, 1 � 1
..�.............� - -----. ....... . .. ... . \
.f...............�� �"' Q I 1 DRII�E�VAY�� `
I � �- o � "�' � `,o�'�'��� ., � � 7.09- ACRES TOTA 1
I�� � I j !��"� ""` .83± ACRES DRY \
..........6�__ ^ 3 1 � �� � ��;�, ,�z� � .26± ACRES WET 1
�ea�=� j ! :��,�,,o� �
�,o,�.�� ..f--'��'~� I 1 j � - Ta PF,�{OPOSED � �� i
, �-��• 1��� \ I � � � � 1 � ��'-,_.HI�U SE T 4565 -'' / —— ��z7� ���..����28�--�
� i / r��\ 1 i 1 � 1 1 1 � \ � {S'�E,, DE A��.� �' -� �.
��./ � � � � awa�i � ��a�ss wEu -p�1 ..._�.
�. /'_ \ \ ` \ ` \ \ \ �._.. , .,'. / -� ` �
�y ��d°��� i \ � \ � \\\ \ � \ � PAT10 i —1026----��
�— - �-'"T' � � � \ \ \ \ 1°ry �,, 8��' i� ��
\ \ � �� J ��r \
� " rad�'�� \��� \ ����� \ � ' e_��. - �----- -1024 TaT�°'� �
� 1Q�' � HOLE""'H � �
� (997.0 r�� \ \�\ � \� � 0 \ \ � \� \� �� '�--. � (1022.9) � � \�-
p \ \� � \ \ \ � � � \ \ � :E .... ., � r- 1�22�'--� \
� =-�_'\�� `� \ � � � \ \ � � � T%!i � �� \ �
� � � � \ \ \ � � \ \ � � ��� - .�--- --;i`: D_::._ ,�/ �� � -
,�..,,,�••` \ \ � � � � � � :; � r�
Z � � \ \� :�\ �����\ \ �� \ \ l���! 1p �`--;:._ �,�� /��-1020--�`\ �� x� �-soaa.o
� iAeK \ \ \ \ ! ! O i
`. _
- - � �;• . � \ \ � � \ ��0�i�s� � � i�OPdSED S�7 �
_ � � �i✓ � ��\ \ � ���� ��, � �� �� -�� AND Tf�E PRO—/�'IOZ��� ���
_ �,:� \� ��� \ � �\\ � !Q � � � �`;; TECT101V FENCE� / \ ,
��
�� � p � \ � ��q�, , � � \ �� �� �'' � � \ PRIMARY
-�"� �'����,\ \ � \\ j��`'r��\ \�� �� �� �a=� a� m �� ��SEPTIC
—� (� � � � � �?\ \�\ \\ \ \ p�;�� 10��� � \ � �SITE PROPOSE
�� 30� � � �\\ \\\������ \!�`� \ \ \\ �� ��� �_ wres�� ROCK 8�� \ \\ � � � RaC4CX BE
� �\ \ � \ � � � \ \ \ \ "�� ��� � \ \ EXTENSlC
� ,� �c�r � \ � � \ ��i9�?� � � \� � � � .,,, `; �, � � �\\ '� y},I�
� � �,o \\�� \ \�\� � \ \� \ �� ����\� �� ��\ ` �� ��� 1020�� F � �
i
� r� � �\ � �9 \ � � � \ � \ \ �'' � �� � ��� _v—G
•-�� �� ��� \ � \ � \ � \ \�� ?'t• � � � /
�� � �,, � � � \ \ � �;� � ^ � !� � \ ^
:, �� � ��\�"'����\ \ �����-�\��\\� �� � �� � u'� c
� � � � � ��� \ � 7 �/
��� �� � � � � � � � � � � �� � � � �
`:. ,� �� ,� � � � � � � � � � � � � ��\ � � �� � \ 1
g
.'` J. `9,�, `.�:���;�. � � �. `, �.`� � � �. �, , �n � ! �, �
. ��
CERTIFICATE OF SURVEY FOR v
�� �
ALEXANDER DESIGN GRaUP �� �
OF LOT 2, HLOCK 1, HAYSIDE BERRY FARM f,W,.,� 3
HENNEPIN COUNTY, MINNESOTA d� �
���
�> � �
CO. RD. NO. 84 (HAYSIDE ROAD} � ;�
.� � � N
n �,..�""'�- -S 89"45'42" E 278.9 8-----�� � Q �� � w
i ___- "
. �_�_�� W� r1.�J
��q�_�_____.�.�rn� "A �� �__�� rf<� �w.1 �'1��0� V �
.A / _ W =
r
�-- --- - + '4P. � -�-'�r- a� x� �� � fl ��y �
� � /^f � M n
i i "• ' �"� � , i W� ° � �'"� �d x
,-
r � � �¢ ` --- ,,,.o- --y�- � � PROPOSED �+�
C'3
� � i ���f�� � �'� �. � � � ��OUSE
. . �
i � ��--- �»,�„ ,
� i ' j( �;� �� �,�� � � �, :
, �q
�� � � ��ae�e_ ¢ N ��,,,a„ � :.
-�
� ` � I � �
� -'�� +i �� 1 � � z _�o�''O
� � � ��i� ! � � q � J / Q � H
to � � � � �� � / � ��►' �t. W
� ; „� � °"""" ;Q o HOUSE.DETAIL
O
c�», ` 4 ce.�o � , �..�_----� �.�►� � w I� �• - sa S C A L E �
� 3 0 � I j + �4 � i yy� �
I � � �TE y� J'-_-__� � !
� ' i
r—, 1, ; r ti„a / � � � I , , '�, '�. ��„� ��.� �—,o,�.___�; �
i j 0 0� �D E�+ D / '� ___ ~` • `�� �'�m�s �"'' 1 �i I
� � E
I � � I r�I�� -- S $�'5�7� E�� �� �� �ti � -�' ,-_�406.26-- � �/I i o.
I t i I �L��! ��-N-- / ------ � � � - iuoo � �f ���
I j� i r �� ___-� - _�=,�`\�:\-- �\-\—T - 1 -- - �`-�� �� g�:
Ii� � � � �-�a- � ' �----�� \ 0 � �a� � � ~ �� �/� I i�� � PROPOSED EiEVAiIONS : (��ry) $��
�,•n �� � � � i � . r �- - � -� � c-� � � ^.- ' _�r r , i i � 9
� � I �f � i� 0 �� ��� �� �� \� � �� ' � � ��! j� y �) caroqe - ioz�s _E�,
� � �` } V .� l 0 � � � � � � � , . � i Il I � :
0 � ♦ � \� i. • / / 1 t� � 2) To 01 faaidation �ose.a
� � / � � I I / 1W \ \ \ \.� / f � � 1 r ! c�! D �� ����
� - i ,.,��*�i � � � � �� �e t����_ �`__� i�k i �� � � 3) Fi�t fbar - +� _���
�J��� I ! �.09- ACI�'.+ TOT � \ \ � 1 ( � i �`_ ��� i I � � �
� E 32 A�RE$ �Y \ � \ \ 1 f � -, / / I/ / �) 4) BCSMItent = 19.9 �
_..-.� 1 �`. � � ' •_ ,�s ♦ • ACRES YfEi' 1 � \ 1 1 r I f ��✓ ��i � / I ��ds
� ` . � 1 I � `^6-:.�" ` y �,`\ � � � 1 i � ' � ' f i !�=_= � ��/� �,,u'`�N
�, �� �- �
^"�.wo� � 1 --� �l i /
� � I i'y. \ � �t�1 �� } i � � ``��' /i "�i� ��_�-t -� ,j }4 1 � ( � J` / '� I f 1� /�`) i�i�/V i ! � ���
���
� r � �� 11 1 \ \ � ' �-�i 1 1 I � i � J / � ili /� i� i / I ;
/ i �
N �' ��!r��\��� ������ �� � � � ` � - ~- � I I � � � ! / i�ii/i ��%i� � 1� a
� 1 r i � 1 i i il � S
` r . \��� . � . � \ � .. ``�� / ' � � i � rii�//�' � �� � D ' ' �
�� . � � -- --�au. � � � 1 � / !r u, i i
� f'"'� �� \ � \ \ � . - � / I � //// � �J � / / �� � LEGAL DESCRIPTION OF PREM(SES :
r, � � \♦ � � _ i' . � I I ! 1 / / i !r"/
� L=. � � � . � � � � '.. � ��. �-- t r r � � f � ���� i�i i> > � � x .'
r4. ��� \ � � �\ \ \ \ \ t ' �?:/ -10R1-�-��, � / � ! � � /// / //� / /� / �� Lai 2. Blodc 1. BAYSDE �RRY FAFti�f �
a ��'� � � � � � � � � � � .'' � `� � I �t !�//�� �� I / i i i �
� � . \ ♦ � � � � � �� °.. :. �! � ��, � � /� / /// �/ �/ / / / /r/ T
z � ...� � � � � � �� \ \�\-......t�. .-- � . ---- i ��l�� � �i � i/i i i i i t �
_�' \ � �\\\� �\\� � � ' _ ��}�- -'� `-��'�� �� M1 �i� • ��� ���������/1 � ���/ ! � �� j J %�� / W o dratea hon marker �
\\ \\\\\�����,b$�!�` \ �..'! __ ��' � � ``�--�'" �i�i���������/ r ������`�� ���/� ��� ` � � (�.S): denote� atistEnq apot elevotion. mean sea level datvn ��
- \ \ � � �nAeTo--i' � i i O +P / ! / �
� � \�.� �' � r t�np� � � �'� / � �,/� //�/ / � / / / / / 1 denatea o d
' � � � � � \ rr � �♦ ���`' 1Q'�' � � `���i i.P/� ,�"'/ 1 J J / � � / / / � Pr P� sPot sNvction. mwn sea bvd dctum
. - � \ � \ � \ � � � � � ARMARY---' /. r/ // � �/ �� / r �
� --'� \ \ �\ ��� \� \ � �� � � ��_�p � �// /�d / 1/! i i /
I - ♦� � � \� � � �� � � �,, ' \ `F� --� � �/ i /� �'/� / I/ l �1 �/ / � / / �I � --917•--: denota existlrp conlo:r ine. mam sea lavel datun, vtd �j ��
� '. , srfE i i i/ i � � /I / /
`\� �� � � �� � ` ` � � ''!"� 'o-'■'Z�. �� �� '�:� i i i `,� ! �/��J / � �� � � l � �j ver H.nn.ph Cou,ty mo�w � e a
� '�a0. � ♦ ���� �'• � � � �i / i�.i i�[ !J/ 1 ! �/ J � � d
� � �� ♦ \ ��♦ �� � � � � � � ♦ 1 �at�n / // ///}t� /ll I / {
♦ \ � � � � � � ` ` � � ♦ / / / /�/// / 1 I I 1 �/ / / � /� dwwtee oa�d contow Bns. meon ssa level datun �I
� '� ���\ \ � ♦♦ \ \ ♦ � � � � � ! / / / ! �� Dr�P
�� �� ♦ \ � � � \ i / / / // l J! � J / / i I v1
1 � �� � ♦•�� � ���� � ���� �� � � �` ���� � �� � � � � /l�� ��� � 1 1 f !j 1 � � � f � � � I !
{ � ���� � \ � � � � � � ♦ �}� �6 �,� � ��i �/ L� � � � / � / /� I g1,6 0�� � p sf �� Baarinqa atqwn ore ba�d iq�an a� csaxneQ datun. �
� . i\L� ��,� � � � � � � �`C� P� \ ~�\ �� �� j / / � �%%/�/�!�" I � �g88��o�o � S S � I � I i � [
. � I �� ��3.����Z�C t,-���- ---�--'t �----Y--f-I-+hl 1 � � � L � � 1 � This e�rve inter�de to ahow the baundQia of the above deeabed
i � �, o . � � � . . . � .''�: v i�*i5�T--i�+�itri��-��-� � r
� . � �•� ���♦ �� � � �� � � � � � \ � / / / � �// / / � I I t � \ � � `�� Pr°perty' �� R
i� � y � ♦ �\\\ �� � � � � 1 \ / / / / 1 / � i I ! I I I 1 t \ � �►+� bcatpiorn oi m exietmq houae. to be rwnoved. apot ekvati«w v�d topographY. �
� ����\�\��\��������♦���;��\���� �\� ; �� /� j j j/�,�1�/��j/`� � f � � I I' I I � t � I1 \o�� \�� \�� I 4hwea It d�oes�no��tf to a�tww�any o�th��:nprov�wnw�te��e�oa hmmts�e ��� �
� � ���\ \i �\ ��� ���� �� .��`� � \� t_ � \ i / / ��i/i��1��� � �� j � � � � j I � � � � � �� �� � ���� �p
.�W� �- �4 �- ----3--- ---�1� i. .-/---+ 1 � -��1� � 1-� -�--��'
� �� �� � � �� � � � 1 1 i f � � ����ee; j i � I I� � � I , � • � \ --^ � � � 0
i `�`�----__________ N 89°49'43" W �' 687.94 ..—_..--'''J' i
I �* '� a� �
�s-0o+e
0 '
�-.
�
L
K
W
V .
0. •
�50�6d�36Wf1N N�Jt834 9ce«�a�•a�+•w•«,.on�ao.+wao
� 3D 6 J.��FtS u,00 sdu�p�nqu+rr�
u�"r9 �► X u0"��g X n0'��'b �t�lOLLdl�l�634�Nb011fl� �e-�r�aas�
�ts�o«rooQ trBZ-sRr�c - .�uX sBa�P!!nff ,
5�ozi���e �.vo (tte,-��.)��9wntv�r�d �
�a �rt�van►w�
�.oH��bw �or ���°�d :
'�AW3�3f� �.t9 NMdbO �INVI�!1J3(�O�e) +KG Pl�Vwl ZE9
�
� �
� � �.
�
� �'�`�.
� � o
r--�---� h•' '���.
,�r ���
� '1iG���
i' �.�,�
�
m,� �
,. .�,��.
.� � �,�
- � ���s
s �,�
i,' ���
J
� Z ���
� �'� m
�4 G
nc
��'�
i�. � `� �
r; . �
�, . .�
� . "`��
��, . -�
�'��' � . . �
- _.._. • �.-�
.� �
• �
� ¢ 'O
�_ � ,�
(3 �'' ��
. � Q°. �
. . +t�
4��-- � .
� :. . .
R,� .. �
,�t____._�._...
��'
� ;
<
, u.i
�,�
�„
t
,
` u�J
:�
�
;t____.._
,�
a '
r
� _.._._ :.
�
.�
�►�o��d��ewnN N��s�a �e�c�.w.��'��
� �Q z �3►� �,0-�9 � x �,0-�09 X ��o-�o� �.��
�Nousl�?S�saa'JNta,�f16 y��ro�c-aoo ,v�-sawte •anX cBu�Pll�+
�zoz,���a �jv� U,�-��}:��awn��a�ro�a
� .wwww'p��wr+
�.oH��bw �or °��°�°�d
�q�w3�13C ��a w+�+vaa �wvN 1,?3rozld •M+a�aeQ
� 3
.�•
� �
��
� �
ttl��
e��,�
a
.� ��
��.� �
�... -.`��--�..
� � ��.
,o-, � ��`�
, �� �
s
, -`� _ _ _ _ _ '_ _ �.��
- - - - - - - - - - - - � ���
E - � , . �
s f � � / i � I � �M�
x
Z F � }� ` � � !� i � I � C� d� .
� � i ���:
� �t �I� '. � �
E
� � .�.
� � � � i � � � � \ � ; , = �.
r � y 1 � � � � � � �
i I
� � / � �100d Q1�H2l3/+0 — — -` � I -�, '� "�
��f. �rbZ E �� �
� ( � O � � �• .�
� ' � 1 � �
� i I
� � � n I �
� I } � � � 4 s
� � �,� � � .
� � � �
i g �
I �� �`' 3X � �3 I . .
0 � c�l ��� c� �3+� � `� . .
� �
�
• � �".� al �� �'c �°' � � _ �' �' '�
� i _ � � �g� �� o�� � - o �' .:,
N � � I �� x ��.� m �� �� �� ��
� � x� � �a�z� �� ��� � � .� � `�
N� I � �. �
� � �3 , o o , � :
� a ���-.
� � �� � o � � . �
F , � , ,
� � -
� . , .
� �
� ' � � � �
� � f �� 1 �
� z
_ I �� I
I � u.� � . -
a
� � � � cs�o � � �
i I N I
_... ._._ ._. _ _ -- - -- - - - - - - - - - - - Z
�o-A� „o-,o� �o-�o� „o-A�
a .. .
�
. � - .�ti:.��4..�... � } PIYS'"O1�:C•+i'I�[1 �i�.:qo}i ��� ���rt�9auqoHi�
W m..�.,,.,;..+`._.'�„`����,..,_��x.,.,��.,., �
L .4a�i,.`��I�iP���-,.,.i��f.rr. �..�IL�IN�...w..�ii
� .i�.��n�y:�.rl'1-u� �.Iu�.�,.1�i�nYw.!.1041�:ni .vJjTi� .
L .�. . u.wut«u�.il+uuv�auv.�.�uoaew �.
x �i�i..a.i��.���.yuiWP..u.�Wuupu�.��.��
W �..,..�ww..,.��ti.a.....�u�.,�,is.�..�:..�.
u�tall I �
a �" _. `� � i . ..'�'��'." £'il�'s��.Y � �h ,f �� � �� a`l�{. .
B`rr� y��q� � �' ��� r���a"i : ;` .,'� ' .-�" . 'tPl
1 � ,� �`�� �u "'?, � "�1d'"`,� ��ia.�� y�,.`,+.�r �' t ��!�' '� ,�.s� ���,� : �t Te� � ��
iFr''�"� ° ,� �'�.;*� "�' ,s�y "��� ��""�•y'�„"g:'� �� ' y .�,� � . °����.s . r,�y� ��:.....
��..k�4. .� � -AaK �KR, � �i'.,s'" `^,�t�:.� t �w Y!�
#p� a Fy {��,� qy�,� : dr" M L e-► , �,y
s"'. �� '� "s-� «', � �ki 1,
, �, r` �+ � �`' � `..� ~. Ya� + . `�^���N��''�":'t ��ad.R'��".t�� 3" y- �� a ���x.: �Tr
�ii M. � ' s'�1'.. .q�� 'y�MaK.,, � _�#. �'•�����.y J _ �� � ,��+�a. �
"s'' i,� :F. �w. •.a w��: p �� '��"�y,> w�� "r
��r �;� "r��� ���:� �i. r.. ,a�; ��; #` � � +.s. k �Y je� +�a" � �' ' ��� + l�
;���i� #a g�.� �' � � � '.�.r�`' ��� _Y �' � ��s�� .,"�.� A� � < _ �. �` �
'`.� . , <r ;. t� ^ s.,. �,^� : +t
. ,
_ ; ' , .
�
. a
',:�e' � ";� ., �„ S�(a .: _�-� � .. �#�: '"� � -� � .
t'- nA :'+� `� �� `� n � < i� '� ° „'::t ' � � + �r; �' s � �� �,.
�:� ,�, � � �." � �x �s ,�. m,„ �� e�;� ,� .»§-� �'
, ���w *,� � �m'������� � �� '����p .�t `-, �`�}'�''k ~y`,�� >o,'�,.
'T� "&� � '� �� ���s . � _ � ` �' �� ���� � �� i� .. . �
� .�r.
.� �.�.
.� A��r�r :�s. �.'�:. ' ! . . . , '' t�c, � i� ,:�� � � ...�r
, '
�,' �
��,aa t : ,'v" � ' ��. .�.. .� � �'�� �; •�'-y- '�.�.',�m�,
t ' ' , � »
+ r .: +' � " . x4 e*.�
,�
�
�f i��i�� �+' . *� � � ��i R�� ` � . . ' � � v �
�
e ` �
„.
. . ,
� 'no-��'.4...: 34+' �' � . «. �,. ' £,'.'. �� ' � . ��i
„
� a �� x'' t
, a
� � �a
R ( � ��� V.
���� � r��f ��`x'+ M `�-a _ T .;� , �• a � ��
<s "��`�� ..�a " � � � .,�q,,' � .:�'";'w ' � *� ,�, "•�+.
' ' .� q � , �,� ��.� �" ��+.§ . �.,,� � ', . ,�� � ��, �+� �
�,.y�,� _•
�. ,a�t , s -:� � ..t ��i e+l�`k i a a�.. . � . t � • " � .
4.,n ;;a+�.'3." $ Y?-� l , , � + c.§ �� . � �, '�-M�*Y.
3h. "'��A� •� . � �� �`, � y � �� r<5�rr ����- � �, . �. � �.in.
� � � -r '�', � � �_. � � � �� �r_ .y - �,��4�:.° . �
s� i' t; *e�:' r.-� � ':�+ e. +,� r �- T . n. j
. ' �
'� � �`t� �'d���,�.1�`�•n6 � 4. / a � �� �" .�k�-a 'r �'^� #
� [ "
�� � _'� 4 '�e � � .� �A�� ,
R . �^' �x4 �1 Y 'R'd ..A
T��, �«� T� :.:N..y.; �� ��� *h #-��� �f `�#� ..�' . ♦ _� `{..-..: k,�
. . �' . . . . . tl' �� .. ~'� . }�x p�".i=
r
.
�
y =
� }�, r . S � �' �1� .. � � � . . . _ ++ � � ��"° "��� .*�«'�,
! ' Mn_�, ��� .�' � � .. . F�=.� ~ ,�� � q�.:� s��..
' � � " .t' 8�+' M �, �� �"
� x �
�.
� � � - . , —"°'�,}�'� �•} .�
,, .w
t , ���� ` �-
. a '�►�'��i _ t �,, -�, , o� a
i��� + � � -� � :�� �;:, '`�+` � �� �`' ° �•d' ��'� # �, "� 'r� {
,
,x * � •
• k � , . +.�'�" � � . "4j � -'' .�, " 4�„ , .c .
. « � , -�,4 ,� �,
� � �
sp�ud N s��r� *�' �, �, ,�����'� . :- +"'�" �� : ,��`'
f, , � ,� . . . Jt�.. o. � �.� ,�., 4' .�
{SiUL�.'9)53��rJ ❑ ���:��� ���, ��t, �'�. '�" - � _�
S��W11 Rlt'1 � ' .n " f , _�* .� �,4< � " - � �, � '9 r .
� ! �` ��� t y �5 ���, �
.. .
, ., .
� � �
i �: � , h . y 'Su,A�' �.
, �.
ne+U�rBt! �` �� . �4 ♦ ",�'� ;� °e�? �S+ . ' � . s
pua8a� �d i" � `b� 3�� f=`` �,.� ,� � `' � +�%
� '� ;� �
,� , . .
, , ;,. - '
�e ,e t i i .. ,� �l s a i � �`,�
� v . � ,,.� ., .. . .. .� . � t.�. � .
y�pNS ,y ' � , "t�'. `�' . ' � ,�. �''� � � '
� , .,.
� .
.
� `�.� � � .� ,,�,�,;� . �,, � � # .
;
,�y t s •. �- __.. , � ,, � �, r�..
�~ A� ��_� "*.k"+ "'�~ ` ` ,a .� -
1 n. ,t�, w: , ..:r.._.�.__ ,..,..,..�...
\ .' `�� ~.., __
\O'Y � `'� ��7Z`�S� � * .... .,..,.., c.. � ,_.,, �„A..�. . ._ -....,. .awm... . . .. ....-... ,`" '...,
� ,e,.....�� ,
�.O �......_.,�^»��...w.. .w•.r..�. v .,.. . .. � .,'�� Q I�-�'ti» — � . .
iQ�l°�Ql S.li�7$ �*., *�
, .
�s .-:�.. �_ �. �o ro, ,ro�� ��`' 3 •" � .m �",� ;�� `�< ��a �'�` ��
� ,
,�
,.
,- :
:_�,. _ ,..at . .
� � _
. �.�� _ ..�i...� .. �..� ��_ "�_ -�_ �.. :� . .�.,..� _. • � �..�__ _+- , =° .�r�.J
� RUN DATLr:I1l44IZ016 HENNEPIN COUN'1'Y PROP$RTY I1ITFORMAI'[ON 3YSTEM(PIiOPERTY OWIVL3tS L[S'I'� PC �����F
36 OCr117-23210003 38 31-118-43340014
30SEPH J HAUS PAII�TERS CRSIIC DEVEL
4485 SAY3IDE RD 38 ADDRES9 ifA[ASSICNED
IOSfiPH J HAliS PAINTERS CREHK HOr�k'iORr\ERS
4465 BAYSID$RD GO LORI MCGUtRfi
MAPLE PLAIN MN 55359 �5 LUCE LINE RiDpE
ORONO MN 55359
38 06-117-2.3 2!0004
MARK SOUERS/SH&LLEY SOUERS
4495 BAYSIDE RD
MAitIC F&9!�_�1 SOLTERS
4495$AYSiDE RD
ORONO MN 55359
3$ 06-il7-2321 0009
T I DOUBfiK&M M DOUBEK
4555 BAYSIDE RD
TIMO?HY 1�MARY M DOUBEK
17046 VALLEY RD
HD&N PRAIItIE tulM 55347
38 0�117-23 21 0010
T 7 Dai,BEK&1d M DOUBEK
4565 BAYSIDB RD
TIMOTFIY J 8c MARY M DOUBEK
170A6 VALLEY RD
EDHN PRAIRIE trp+t 55347
38 06-117-23 22 0009
ER1C P SIMS
�S BAYSIDE RD
&R!C P SIMS
4645 BAYSIdE RD
MAPLE PT.AIN S1RV 55359
38 0�I 17-23 22 0026
ERVIh A WACHIvIAN JR
100$AYSII3E TR
ERVII+1 A WACHMAN JR
2135 SALEM GT
LONG LAKE MA[ 55356
38 O(rl 17-23 24 0001
BRADLEYIPASS
215 NORTH ARM LA
BRADLSY pA$S
2536 18TH AVE 3
hSPL3 MN 55404
38 31-118-23 33 0009
PAIIVTERS CREEK HOM&OWI�RS
38 ADDRESS lf�+IASSIGNED
PA[NT5RS CREEK HOMEOWNER$
GO LORI:�1CGIJIRE
25 LUCE LINE RIDG&
ORONO MN 53339
38 31-1 l 5-23 34 0063
JOHN R HENDRICK30N ET AL
25 WCE L[IvE RIDG�:
LORI MOGGIRE
25 LUCE LINE RIDGE
MAPLE PLATN y[N 55359
38 31-138-23340011 RECEtVED
J�P LEINTZ
30 LUCE LII�iE RIDaE
JOSEPH R&PATRICIA A LEINTZ lln�! ���.Pj n��
30 LUCE LdNE RID(;E 11u L�J
MAPLE PI.AiN MSd 55359
3 ��m��oNo
# 7 9�
,
I CERTIFY THAT THE FACTS REPRESENTED ARE AN ACCURATE AND TRUE REPRESENTAT101�'OF INFORMATION
AS TT APPEARS TH1S DATE ON THE R�,f's0 OF Ii IN COUNTY RESIDEN7'AND REAL ESTATE SERVICES DEPARTMENT.
DATE: � t'`t^ � I h BY:
R�C�NED
NOV' ���Z015
� � � �� cmro��oNo
� � pC �xhibit G
, . , Hennepin County Locate & Notify Map
: Provided By: Resident and Real Estate Services Deparlment Date: 11/4/2015
r� '�-
M
'-� M '+1'" `
rl
i
�
-''�
31 11$-23-33 31-11'B�'L3� m►
, � ; �,
� °� �
� __r. _ �`
_ ,
,,. _ ��...� ,
_ ,
; � �
� � � � � �
, _
_
,
� � � �
. __ � _.__�..._� __._.._ ..�._ ____�.._.�.�_ . �,
r--- T , _._-- �. �
'' ' u�- � �����-z, �
06 1 1 T-23-22 j �
� �
t ` ' ; �
,
r'
:ll 9 !� � �
�
. .ro.-••,.�.�a....»iw..._. �
�_��
��+ � /
pal 06�-�17-,T.�^29 =
06-117',-23-22
I
___, i
� �._ �_ _ l�
� ,
. ;
��.
-._.
:
:
_, .._.._ _ __ _�-
, __ _
„ J i�l
rYty !J�7 .
Q6-117-23-22 06-117-23- 1 �'
1
Buffer Size: 15p feet 0 60 120 240 ft
Map Comments: I � � � I � � � t
1Fr117-23-21-0009 80010
For more iMormation coMad:
RECEIVED Hennepin County GIS Divisio�
300 6th Sfreet South
�O� p� 2�I� Minneapolis,MN 55487
. gis.info�hennepin.us
Q1TY OF 4R�N� '� � 7 �� 1
�
� j
Date Application Received: 10/21/15 O
Date Application Considered as Complete:10/30/15 � �O
60-Day Review Period Expires: 12/29/15
� �
To: Chair Leskinen and Planning Commission Members `°� �,
Jessica Loftus, City Administrator q'�ESHO��
From: Melanie Curtis, Planner �'Y1GG
Date: 10 November 2015
Subject: #15-3795, Southview Design o/b/o Robert & Beth Schnell,
1130 Old Crystal Bay Rd S
Variances
Public Hearing
Application Summary: The applicant is requesting variances in order to construct deck
additions and an in-ground pool on the lake side of the home completely lakeward of the
average lakeshore setback; 33 feet from the wetland where a 35' setback is required; and 60
feet from the OHWL where both a 75' hardcover setback and 150' structural setback are
required.
Staff Recommendation: Planning Department Staff recommends denial of the variances as
requested.
List of Exhibits
ExhibitA. Application
Exhibit e. Practical Difficulties Documentation Form
Exhibit C. Existing/Proposed Survey
Exhibit D. Proposed Site Plan
Exhibit E. Proposed Plans and Elevation Views
Exhibit F. Site Photos
Exhibit G. Existing Elevation Views
Exhibit H. Survey- 1100 Old Crystal Bay Rd S
Exhibit l. Submitted Hardcover Calculations
ExhibitJ. MCWD NOD
Exhibit K. Aerial Photos
Exhibit L. Septic System Information
Exhibit M. Property Owners List
Exhibit N. Plat Map
Background
The subject property is located on the western shore of the south basin of French Lake which is
classified by the MN Department of Natural Resources (DNR) as a natural environment lake.
This lake is subject to a 150 setback from the OWHL(930'). The home was built in
approximately 1989, prior to the adoption of the Shoreland Rules.
The current owners purchased the property in 2014 and have now applied for variances in order
� `
FILE#15-3795
10 Nov 15
Page 2 of 6
to allow construction of decks, a pergola; and an in-ground pool on the lake side of the home
requiring: an average lakeshore setback variance; a wetland setback variance; a lake setback
variance from French Lake; and a hardcover variance for hardcover within 75-feet of the OHWL.
The average lakeshore setback line is based on the distance between the house to the north and
the lake which is approximately 150 feet. This setback measurement results in the entire home
being situated lakeward of the average lakeshore setback line. The deck additions are proposed
to be situated as close as 53 feet to the OHWL, therefore also lakeward of the average lakeshore
setback line and 150-foot structural setback; and the pool and pool decking/surround is
proposed to be 34 feet from the wetland and 60 feet from the OWHL; and therefore lakeward of
both the 150-foot and average lakeshore setbacks.
LOT ANALY515 WORKSHEET
Sections 78-420,78-1279&78-1605 -Setbacks:
RR-16 Required Existing Proposed
Rear/Street 50' +700' No Change
North Side 30' ±300' No Change
South Side Street 50' +900' No Change
Wetland 35' 37' existing retaining wall 54' proposed deck& pergola
60' existing deck 34' pool & pool deck
±40' house (at closest point) ±59' proposed deck& pergola
Lakeshore 150' ±g0' existing deck ±60' pool and pool deck
Average South Deck=48' lakeward of the average setback line
Lakeshore Pool = 55' lakeward of the average setback line
Section 78-420-Lot Area/Width:
RR-16 Lot Area Lot Width
Required 87,120 s.f. (2 acres) 200'
The property is awkwardly shaped. There is
Actual 696,204 s.f. (15.9 acre) approximately±1,280' in width measured in a
straight line at the OHWL and ±890' at the 150'
setback.
Section 78-1403-Structural Covera�e:
The property exceeds 2.0 acres therefore structural coverage/massing limitations do not apply.
Section 78-1680 and 78-1700-Hardcover Calculations:
Stormwater
Total Area in Allowed Existing
Overlay District Zone Hardcover Hardcover Proposed Hardcover
Tier
Tier 1 696,204 s.f. 174,051 s.f. 26,581 s.f. 28,627 s.f.
(25 %) (3.82%) (4.11%)
*Note:The hardcover is not calculated for hardcover improvements specifically within the 75-
FILE#15-3795
10 Nov 15
Page 3 of 6
foot setback and is based only on the hardcover calculation sheets provided. Prior to placement
on the City Council agenda the applicant should provide clarification as to the amount of
hardcover existing and proposed within the 75-foot setback.
Applicable Regulations:
Average Lakeshore Setback Variance (Code Section 78-1279)
The existing home and all the proposed improvements are shown to be lakeward of the average
lakeshore setback line therefore requiring an average lakeshore setback variance. The one
neighboring lakeshore home is over 700 feet away and is separated visually by vegetation and/or
topographic differences. The proposed improvements are designed to have minimal visual impact
from the lake.
150-Foot Lake Setback Variance (Code Section 78-1279)
The existing home encroaches entirely within the 150-foot lake setback. The applicant's proposal
includes modifying and expanding an existing deck on the lake side of the home to create a more
functional transition from the driveway area to the eastern lake side of the home; the deck and
pergola addition will be lakeward of the average lakeshore setback and as close as 60 feet to the
lake. A pool is proposed to be constructed lakeward of the home,approximately 60 feet from the
OHWL and ahead of the average lakeshore setback, and partially within the 75-foot zone where
no hardcover is permitted.
Wetland Setback Variance (Code Section 78-1605)
The proposal results in a two-foot encroachment into the required 35-foot wetland setback.
The wetland delineation has been approved by the MCWD (exhibit J), however the applicant
should assure that the entire delineated wetland boundary should be shown on the survey
where it relates to the house and project areas for accurate setback determination.
0-75-Foot Hardcover Variance (Code Sections 78-1680&78-1700)
The portion ofthe application subject to a hardcovervariance is an approximately 170 square foot
portion of the deck on the east side of the home and an approximate 350 square foot portion of
pool and pool deck.The pool deck, pool, and deck are not permissible hardcover encroachments
within this zone.
Governing Regulation:Variance (Section 78-123)
In reviewing applications for variance, the Planning Commission shall consider the effect of the
proposed variance upon the hea/th, safety and welfare of the community, existing and
anticipated traffic conditions, light and air, danger of fire, risk to the public safety, and rhe effect
on values of property in the surrounding area. The Planning Commission shall consider
recommending approva!for variances from the literal provisions of the Zoning Code in instances
where their strict enforcement would cause practica/difficulties because of circumsrances 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. 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 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
FILE#15-3795
10 Nov 15
Page 4 of 6
use of a one-family dwelling as a two-family dwelling.
According to MN §462.537 Subd. 6(2)variances shall only be permitted when:
1. The variance is in harmony with the general intent and purpose of the Ordinance.
Granting a variance to allow an in-ground pool to be constructed within 75-feet of the
OHWL would be inconsistent with the majority of the large lot properties in Orono and
may alter the essential character of the locality.
2. The variance is consistent with the comprehensive plan. Granting of the proposed
hardcover and wetland setback variances would be contrary to the intent of the
Comprehensive Plan and Zoning Code which prohibits structures and hardcover within
75 feet of lakes and within 35 feet of wetlands.
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;
the nonconforming location of the existing home which was not created by the
owner; and
c. The variance will not alter the essential character of the locality. Granting the
requested hardcover and wetland setback variances to allow a pool,decks with
pergola and pool patio to encroach as much as±30 feet into the wetland setback
and as close as ±60 feet to the OHWL may 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 or immediately adjoining property. The home was constructed prior to the
City's adoption of the Shoreland Regulations which prohibited hardcover within 75 feet
of the lake and prior to the establishment of the Natural Environment structural
setback of 150-feet for French Lake. At the time of the home's construction a structure
was permitted to be constructed up to 26 feet from the wetland edge. This is similar
for all pre-existing homes on the properties abutting the south basin of French Lake.
5. The conditions do not apply generally to other land or structures in the district in which
the land is located. The subject home and other properties abutting the south basin of
French Lake predate the City's adoption of the Shoreland Regulations which
established the 150-feet lake setback and 75-foot hardcover prohibition.
6. The granting of the application is necessary for the preservation and enjoyment of a
substantial property right of the applicant.Granting average lakeshore setback and lake
setback variances to allow deck additions and pool construction within the 150-foot
lake setback is reasonable and necessary to preserve the property rights of the owner
and supported by the nonconforming location of the home on the property. However,
there are sufficient alternate locations to on the property to construct a conforming in-
ground pool;the granting of the variance to permit an in-ground pool to be constructed
within the wetland setback and the 75-foot hardcover setback is not necessary for the
preservation and enjoyment of a substantial property right of the owners.
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. It is staff's
opinion that this criteria is met.
FILE#15-3795
10 Nov 15
Page 5 of 6
8. The granting of such variance will not merely serve as a convenience to the applicant,
but is necessary to alleviate demonstrable difficulty. The applicant has demonstrated
practical difficulties which support granting some level of variance to permit the
construction of the lake side decks lakeward of the 150-foot lake setback and average
lakeshore setback line; however, they have not established sufficient practical
difficulties which support the granting of the requested hardcover and wetland setback
variances for the pool, patio, and decks within 75-feet of the OHWL.
The Commission may recommend or Council may impose conditions in granting of variances.
Any conditions imposed must be directly related to and must bear a rough proportionality to the
impact created by the variance. No variance shall be granted or changed beyond the use
permitted in this chapter in the district where such land is located.
Septic System Status
A new septic system was installed in 2014, however this system encroaches into the 35-foot
wetland setback. A staff-issued variance was granted at that time. Additional modifications to
the existing system including moving one or both of the septic tanks may be necessary if the
variances relating to the pool are granted.
Practical Difficulties Statement
Applicant has completed the Practical Difficulties Documentation Form attached as Exhibit B, and
should be asked for additional testimony regarding the application.
Practical Difficulties Analysis
Staff finds that the location of the home on the property (which currently encroaches entirely
lakeward the 150-foot setback and average lakeshore setback) results in the inability of the
owners to make structural or hardcover changes on the lake side creating a practical difficulty.
The property is large although awkwardly shaped, the home is approximately 18 feet higher than
the lake/wetland level, and the home, existing trees, and other vegetation offer separation and
potentially screening from any visual impacts resulting from the location of the home. The open
water area of French Lake is situated more to the north and east of the subject project area.The
proposed deck additions provide access from the driveway to the lake side.the proposed pergola
will offer some relief from the sun on the south and west sides of the deck areas. Staff finds that
there are special conditions relating to the existing home and property which support granting
the requested lake setback and average lakeshore setback variances for the some or all of the
deck improvements.
The proposed pool will be located within the 35-foot wetland setback; 75-foot lake setback
(hardcover);the average lakeshore setback;and within the 150-foot structure setback. Staff finds
that although the visual impacts of the pool will be minimal from the lake and from adjacent
properties, the setback and hardcover variances would serve merely as a convenience to the
owners as there are satisfactory 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 OWHL
of French Lake is not consistent with the goals of the comprehensive plan nor would it be in
keeping with the intent of the Zoning Code. Based on the information provided it does not appear
FILE#15-3795
10 Nov 15
Page 6 of 6
that the applicant has proven practical difficulties which support the granting of setback and
hardcover variances to construct the pool in the location proposed. Most recently, the City
Council denied a variance for a pool within 75 feet of the lake on Long Lake.
Public Comments
No comments from the public have been received as of the drafting of the staff memo.
Issues for Consideration
1. Does the Planning Commission find that that the property owner proposes to use the
property in a reasonable manner which is not permitted by an official control?
2. Does the Planning Commission find that the variance(s), 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 variance(s)?
4. Are there any other issues or concerns with this application?
Planning Staff Recommendation
The Planning Commission should evaluate the practical difficulty criteria against the requested
variances and make a recommendation to the City Council. Planning Staff recommends approval
of the variances to allow modifications to/construction of the decks and pergola. Staff
recommends denial of wetland setback and hardcover variances relating to the pool, retaining
walls, and pool patio.
� ' Pc �Xn��ra
Ci�r oF OR�No
VAR�ANCE APPLlCA►TION
^ srr�aaor,�: a�n�o�� ^„ 5 - 3 `7'R s
�,�.l.�/� 275p Kaley Patkway Dab Reaeived: �;_�
1./ Orarto�MN 653$6
�: Nr c
Mstn: 832�2�48-4600 FQ�: � C.� �' 3 jf�
�,�. G�� 1��8a�� 8 AfEeMlte�sot ,�140 �—!e Fe�
t,t �� P.O.Booc E�6 E�crow Fee: ;rDO! �50 � d e.�t. 33
FSHO C�p�y,MN 85323-Q066
Thls�pUcatlon tcrm mus#t�e oompleted�fu�. Apptlaar�t w�1 be noti�sd vKifhln 15 days as to ltie atatus of�e
appfic�on. Incomplete applfca#Iot�s wil!�be placed on Piannlnp Commbsbn AQendas.
PROPER'i'Y 1NROI2MATION:
3ke Address: �..
Prrspert�r tdent�#a�tbn Number(PIN): -- —2 �
IIane Praperty ncqufred(mar�hryea�): G7 Yes, t own the aajac�r�t�roels.
Za'iin9 Distrk�
APPUCAWT iNFORMATION: tComp�s�e leg�!�tarn�s and te1 siaWs requjreq tot'each�tDoresbed ppFty)
Nane: :TI M
Phane: U5!.��5.�r 13 Altemab�Phone: .
Complste AddresB: 2 L
C�Y.-B`tate�ZIP i
Emaii. T.h3i-iMSOhI[���,V1�7N DCStt�l • C dM.,_ �c» 1
OWNER IN TION: (Comptete M�qal nemes and E ststus reqt�red tvr e�ch iriter+asted pa��Ejr)
t�me: br.,.. �ha.• e,r SclrK�I t S'c.�i.�.�t
Plao�a t • Altemate Pt,o : �,. .
Ce�tpt�s Address: t
Cify.St�e 8�ZIP
Eme�: �_��L���11AJ4rIL► �M Fa�c: �
DE$CRlPTtON O�REQLlEST:
Deecr�e t�e request in deta�{etbe�ch additional shaets if Reoesaary):
N [.t..v E �v
�aar,..�xc�.e.a: ,�r�6 RECEI�/ED
�!,
Q�';�.� �Q15
���oRONo # 3 ? ��
REQUIRED SUBMCfTA�3:
A!1 of the fF�l{owtng irtformation must be submitbed bY the apP�tion dea�ine da�e in order for your
appUca�on t�be processed. .
.. � . ..�. y. i S r� .v -�Mr�-r'v • . �. , c ,� ��.�-..
. .r... � _� � . . . -�.d.. i?e i a , .�..
Endo"s+es� �°►P� '` �� w�
p O Variance t�n Fee
:p. .� a '�: �°
� � � � O, :..�f Y�fence�Form� ;���,�<��*1 �.
_p J D Prsc�ic$!Di�Cx�ltles Form _
."'. :.D . ;j a ;�: d`.P _ , :�.� �x �;..x +�-- :*�
.,i F
N ALL U}f�IR611�8
Pro �, ,; � ��� �
.., - :� ��; Y
p O Hardc�+ret Ca�culations
, - .. ..tic• :8ifQ --�,: , : �. , _ -�-
.p' . � �Minnehsha�rodc Wete�ahed OI�tAot(MCWD)Psrmk or'`j
Do�cumeMa�on irom MCWD no fa
-`p., ~.ti� •Z ,f14i- �{y�. ' . ,sHs•...� .
•' D � �:-� � pMa qdybp Folm
APPLICANT ANDIOR 01NNER:
• l�ree to pro�vide a6lntormafion rec�dred or reque�tad by 1he Piaru�itt0 Deperbne��
. Agrae to pey addltio�d fees(at�df�me not ooverod in the ariph�d fee PaYmeM}sndJar oonsultant expsnses
hyaxred in rsvie�►of itds mpp�fCatlon,end
. CeN(y thet the iMon�ta�ton suppNed is true a�d oomed b b1e best of!�lher�dDs. Ttw applica�a�td
awn�r rsoognhos th�tt thsy ars solsly rrsponsibfe for submlttlng a compfsle applie�tion belr�swari
tf� upon faQw+e � do so� �ho shif hes no altemeidw but bo raject it untll it.is aomp[ati� or bo
�o�eoenmsnd ti�e raQu�at Tor ebnlet of d�nquett r+��aMlsss of Its�sl merit.
. A�tta Esc�r A�reart�erit la mmpl�tied and.e3gned.
• The�hs�sby acknowbdgea snd sAraas to tWs e�c�dor►and R�ttlet en�tlw�reae0�able er►try Ont�
the Property by Clty Stedf c�r�nts� �ersts, C.orrKni�sion and Couttdl Men�bers for purpos�es a�
lmrestl�atic�n and veciNcation ot!Me request. .
. Appth�mt s�ruUcr �rner�ckno�rledg�they must ba pns�nt at all sohadtrl�d raview meattrtps M tfie
Pla�ning Cotn�nhasbn and Cvunail. If an ep�tt o�ownsr i�unaWe b atte�d e�eduEsd me�tinQ.
pleess madc�arrs�ngen�er�so have en auth re tatMe ettend in phce ot!��t►own�r and
adv�se tl�e Clty Platmer�10 '
Applfoe�s 3igt�atune: � Dat9: /Z> �
App�canYs Signadaro: Date:
owner's�I±�nah�+�e: Dete: �p �Z a/��
o,�r$s��.: � o�: 1 o I ao (��—
�r.��: A���S R�CEIVED
�- .
�CT z''-.i 20��
,
��oRo�o , 37 �� .:
#
QA2ll�PRNACY VISORY
In accordance with Mlnnesota $tate Statute 13.04 Rights of SubJects of Data, St�bd. 2, "Ter�nessen wam9ng',we
would like to inform you tMat your request for a permit or license frorn the Clty of Orona�any of i#s departfnents
rnay r�equ�ire you to fumish certrt�in prNate or cflnfldential Infortnation.
You are rrotified thet:
1• The ir�formation yrou fumish wlll be used to de�ermine ycwr quali�ca�on for the perm�or lict�xtse
neqtlested•
2. You may refrise to supply data,but refusel may require th�t the Ciiy deny the permit or IfcBnse.
3. The informat�on may be shar�ed wtth other local,state or tederal agencies Lo the extent neoess�ry
t�i proc�se tMe permit or lioer�e.
4. If y�nur nequested permit or license requires Cour�al acfion � approve, some ir�#orr��tk�n may
beaome pubi�.
5. Yc�u heve certain ri8hts under Minnesota State �tatube 13.d4 (se� fallow�ng page) to review
private dats on yourseff.
6. Your full name Is required to prooess this applica#ion or permit.
��� I�l-
First Middle Last
234� � a
�d�
� � nar� �t2-o ,c.�st�� �45I�
City Sffite Zip � Phorte
I understan y ri as e
Si�nature
R�C�IVED
OC� �.i 2415
c�n oF oRorao
Pedlat Lsst UFidatee�: At�rst 2a15
Page 13
� � � ��
VarMr�os App�For:
Bob�Balh Sohnell�lian�enj
1100 dd Cry�bta!eyr Rotd
Oranc,MN�1
1'Yn Jutxmo�-Sou�Misw Desipn(Appll�r�t1
Metes and Bounds
The fo!lowing is the County Auditor's descrlption of this tax parc�l.tt may not
be the legal deszripUon•an the most recent aonv�eyance document reoording
awnership. Plea'se refer to the legal descriptlon af this property on thr publlc
reoord when preparing leg�l documents for reoarding
-- �
P1D:09-117-23-140007 � `;�„ , -�,�::�. ,
Munittpalky:oFtoNo ��� � Y��_ '
:�:� �_, '��rr��::�� �
Addition Name:COLWELL ADDN _
��.:
lot• - - -__,__ _ --
Bfock:dQi �--"`
aa�sss
LOTS I AND 3 EXC�PT THAT pAR�OF LOT 3 WHICH I.IES Nl.WY AND WtY OF � ����
FQL DESC UIVE BEG AT A P'!'ON N UNE O�lOT 3 DlST 136.2 FT ELY FROM M���
NW COR OF LOT 3 TH SWLY TO AAI ANGf.E PT ON W4Y LIN�CF I.OT 3 DEST
302.76 FT SLY FROM SAID N1N CQR AS MEAS AWNG SAID W!Y UNE TH SLY pH°�'&
�r�erno 66i-2Q3,1�i�
ALONG SA1D WLY LINE�IST 16Z.6�4 Ff TD AN A1VC�LE PT!N SAID WLY UNE rw,rErno 70�otea I
TH SLY TQ THE PT OF CUttVATURE ON SLY UNE OF SAtD LOT 3 AND Sal� �"'�"iO '���� �
UNE THERE TERNEINATING 1 � �j�f� �
JG&SF=C$
d11d00f L,iVi1Q
�OIIIIIIYfCIYI��I�YId91W9�
Prahe�tor►�i Plrr�ntno �
�p.. y
� r� �
� � i
cana�Pawis �
� Cusloln Servioes
WESSfTE ,
1YwWa�pn.0en1�
�c�iv�o � .�, p
•rou ,
�,af�:�; N x a�: ��.
ocz���.i zoi�
����N� # 37 95 �
. � .PRACTICAL DlFFICULTIES D�CUMENTATION FORM PC�xhibitB
BETH & BOB SCHNELL
1130 OLD CRYSTAL BAY ROAD
ORONO, MN 55391
1. "The property owner proposes to use the property in a reasonable manner
not permitted by the Zoning Chapter."
The focus of the improvements is to extend the living areas of the
home to the outside areas. The locations of the proposed improvements are
being proposed in a common location that is typical for these types of
outdoor living options.
2. "The plEght of the landowner !s due to circurrtstances unique to his '• .,�. � ��
property not created by the landowner:' i�s��
The owners of#he property have purchased their new home in the �''-�'xf � ���
���ts�t+��►::.s .
past year. The current homes building location was se{ected by the prior ����:�•�+��
owner�s) of the praperty, and approved by the City of Orono. During the �' � �
planning of current owners dream backyard, concer�ts of the restrictive AUURE3�
setbacks had been realized. The current location.of the home is limiting the �P�����
options to provide a reasonable use of space far a typical living area at the Mendoffi Helghts
Mhr�sota 56120
back side of their home. The setbacks that are in place per the city codes
limit the opportunities ta provEde potential structures such as a poo! and '
retaining wall in the ideal space that functions with the rest of the hame's �"�`O �1'�'s0°o
r+w�0 763-422-0188
entertaining areas_ s�,,,,�rao a52.Bg1_2296
FAx 851-4b6-f T34
3. "The variance, if granted,will not alter the essential character of the
locality." oucdoor u�,a
The conceptual plans tha# are in place will not alter the character of �ommercta�&Res�d�r,t�at
: Protessional Plannirro
the neighborhood or impact the neighboring views. The proposed ;% ���s�p�
improvements wil! benefit all by cleaning up the current kower yard areas : waterscapes
with new landscaping and the additian of the proposed pool, pergola, artd 1r�tton
; F�rdscapes
retaining walls while alsa improving the home's architectural presentation. ��pg�,�
New plantings will have rnany native planting a�ptions that will provide custom servioes
seasonal interests as well as wildiife apportunities for food and cover. The , '""
�:��.�s�::
lower property areas shown on the plan will not ttave sod installed but `; www.southviewdesign.com
instead a no mow or grow low fescue grass seed. This will pro�ide a more ` '�"�---
natural presentatian #hat minimizes any rr�owing for the iower yard areas.
Also,the improvetf hardscape areas around the poo) will have a water
management plan that wi11 allow for any run off water to be coilected and RECE�VED
stored underground vs. running off. OC'� �:1 2Q15
4. "Econamic conslderations alone do not constitute practical difficulties if �'ypF p�pNO
reasonable use for the properly exists under the terms of the Zorting
Chapter."
NA
� � � �� .
TF BUIt.OERS
^r.u�«T_ ARI• 1 PI a����� i
CV�[(ifeen M E Al a E R �sirisx�er►�r..�.. �
• .PRACTICAL DIFFICULTIES DOCUMENTATION FORM
BETH & BC3B SCHNELL
1130 OLD CRYSTAL BAY ROAD
ORONO, MN 55391
5. "Practical difficulties include, but are not limited to, inadequate access to
direct s�nlight for solar energy systems. Variances shall be granted for earth
sheltered construction as defned in M�nnesota Statutes,Section 116J.06,
Subd.2,when in harmony with this Chapter."
NA
6. "The Board of Appeals and Adjustments or the Council may not permit as a �N � �• �
variance any use that is nat allowet� uncfer tfiis Chapter for property in the y�
zone where the affected person's land is located." ^ °� ���
:trir'�'f�fpl�t„�
NA � ,q��rr:•�•�r
7'. "The Board or Councll may�ermit as a variance the temporary use of�
one-famiiy dwelling as a two-family dwelling," 2���ot w,�Rd
NA Mer�dota He�gt►ts
hAfnneeoffi 65120
8. "The special conditions appfying to the structure or land in question are
peculiar tc�such property or Immediately adjoining property." ? ��O ��-��0°°
; Nw�o �ss-a2z-o�se
The special conditions of the.home iimit the space that can be used i gw� �-aa�-22es
by the conservative setbacks that are in place. The concerns with the ' F"`'� ��-�'��
�---._..________________ _.
location of these setbacks prevent any typical ou#door living opportunities ;
since these setbacks impede on the home itself. � o�,cdoor�N�r�
� Commerdal&Residential
# Profeselon8l Plaming
9. �The condttlons do not apply generally to other land or structures in the F G
district in which said tand is located," ; w�te�
The conditions of the setbaclts that are in place with this property are ; ����°n
uni ue to this lake and ra ert . Qther nei hborin � ���'�
q p p Y g g properties tha# are on a c�oncrete Pavers
different lake do not have as restrictive fake setbacks as the conditions we ; �stom serv;oes
are facing today. Ttte current lacation of the lake is not necessarily in the �'-� �-` -"
`,:;-SI�E
cfose proximity of the area of the proposed work. There are more wetland � www.sauthWewcieslgn.com
areas around the property and the area of the proposed work. The Client's ` ��--------.
Builder has been working wi#h the Wetland setback fine during this process
and we are hopeful that the Wetland delineation line will show that aur
impact on the Wetlan.d is not in question. R� *��v��}
10. "The grantfng of the application is necessary for tfi�e preservatlon and �� 2�� Z01�
enjoyment of a substantial property right of the applicant." CITYOF pRONQ
w° The proposed plan thai we are looking for approval is a much smai{er
footprint than the original vision the property owners had first hoped
for. Please see the first concept drawing#hat is not up far approval. �
� � ��
� � ICPI
�- �s�.,,�� ,
Pa�.E�,_ NARI' assodA�oN
EVHi(�pf1 M E M!E A ����aT�
w�w�r�r���nw�.
. � .PRACTICAL DIFFlCULTIES D�CUMENTATION FORM
BETH & BOB SCHNELL
1130 OLD CRYSTAL BAY RQAD
ORONO, MN 55391
� The proposed plan for approval is a much smalier footprint that
features a 14'x35' pool. This is a very srnall pool for a home vf this
size.
� The location of the poal and surrounding outdoor living spaces make
sense for iocations o#the connected interior living areas. The interior
kitchen, bathrooms, and (iving room areas are all adjacent to the
featured area, which make the proposed location logicai.
� There is a current deck and catwalk afong the garage and sun room.
These areas will stay very close to the same footprint that is in place. �.�V� ��
The deck area has a modification to allow for a space that wil!offer � .��� y�,
enough raom for a dining table vs. the current deck only has room for ;;,n�ejt��
a few chairs. �«�►�
There is a proposed pergola for the catwalk that will help saften the
side of the garage architecture and also tie in with the proposed
pergola over the deck area. Currentfy there is a small pergola over ��ta Knob ad
Mendara He�phts
parts af fihe existing deck. M�n�esota �t2a
� The focation of the proposed paol is at the proper 10' distance frorn
the proposed decic per the building codes. �srM�o e��-2o�-�000
� The elevation of the pool, deck, and retaining walls are set to keep < r+w�r�o 7s3�a22-o�es
the new areas close to ti�e upper deck elevations and easier to access = $'"'""ET"o g�-��-�es
� FAx $51-4bb-1734
from inside the home. ;___�_ „____ ___
� The proposed landscape plan features new plantings to help soften �
the look of the new pool and retaining wall but also brings in j Oubdoor Living
Commerdal 8 Resider�ial
additiona! apportunities for native plantings near the lower retaining ! Profess�ona�ptanning
waEls. i Graer�sce�s
': water�capss
i Irrlpatlan
�1. "The granting of the proposed variance will not in any way impalr health, i H��
safety, comfort, morals, or in any othe�respect be contrary to the intent of ; �crete��rera
the Zoning Code." � �"���^^�
;�__ ._.__..._ _._
The proposed plan is safe and typical for outdoor living areas found � e.Ers�-s�
an this type of property. Typica! 8uilding permits wili be needed to assure f �w.southviewdesign.com
that safety and integrity is provided with this proposed construction project.
12. "The granting of such variance wtli not merely serve as a convenience to
the applicant, but is necessaryto alleviate demonstrable diff'iculty." �C������
The location of the home and the location of the key interior living
areas that will need access to_the proposed outdoor living space all make ��' �� � � f �
sense for anyone wanting to live and invest�in a space at hand. Placing the �Ty pF p��;;;�,
proposed areas anywhere else on the property may do harm to the property
value and wouid be a difficuit investment from any property awner's
perspective. The props�sed location makes sense and is found in ma�� � � � ��
� ` �� ICPI �����
_�.o.z�,.. NARI' �o��
EV�n M E M S E R ,�r„��,�����
..PRACTICAL DIFFICULTIES DOCUMENTATIDN FORM
BETH & BOB SCHNELL
1130 OLD CRYSTAL BAY ROAD
ORONO, MN 55391
typical living and property applications. The proposed improvements are a
lifestyle we see with this type af property owne�r and fits wi#hin the value and
standards af any property owner with such means.
PRACTICAL DIFFICULTIES STATEMENT
Should you feel the practical difficulties cannot fully be desctibed in the
above criteria, describe the practicai difticulties preventing comptiance with
Zoning Ordinance requirements in the foilowing lines (attach additional �, �
sheets if necessary):
���,
�.=�itD7tl's�t�3A'a�'"''
The variance request is asking for the approval of the proposed landscaping �_ � �!+��
and outdoor fiving plan at hand. The restrictive setbacks for this property are �
unique to this property as ihe location of the home is pushed back to the
setback lines that are found w9th the property. These restrictive setbacks are �����b Rd
�ot found on nearby neighboring lake properties, and are limiting the ��Hei�rts
Mlnnesota 55'!20
opportunity for adding a small proposed living addition. The iocation o#the
new areas are being proposed in the typical areas you would find such
�nsr�o 651-203-3000
installation practices for the convenience of tying the outdoor and interior ,,,��,�o ���-0��
living areas together. sw�rRo ss2-eet-22ss
FNc 851-4b5-1734
The proposed plan is only showing approximately 550 sf of the new areas
that exceed the 75' set back area. Currently these a�eas have existing ouwoort�wng
retaining walls, de�k, and catwalks at the back af the home. The � �m��&Restdernlal
! Professional Planntng
improvements for the above mentioned areas are compac# in s+ze and � o�e��
reasonable for what ather typical areas could look like. The need for a ; Wflterece�s
catwalk at the side of the garage for access to the proposed is pushing the ' ��ation
� Hardscapes
living area towards the wetland. There is also a setback that needs to be in ; ��pfl„�
play to keep the pool and deck areas at the safe distance from each other. � ���services
� ,r;:-.'�` . .._.___ �,_.__
The proposal also includes new landscaping that will F►elp soften the new � www,southvfewdesfgn,�rn
arEas and intraduce native planting options, Saving as many of the key trees �� ^� ���''�`�^
at the back af the home will be a key initiative. Additiona! drainage
improvements will be in�luded in the proposed project to limit and reduce
the run off from the new impervious areas. ������
The proposed steps from the pool area connert the lower yard walkout areas ��,�,�� �o��
of the home and are similar to steps you would find for lake properties to ����
access a potential dock area.
# 3 ? 95
..� �`�. ICPI �B���Rs
E�._ NARr ,��+�
M!MlE0. �������y�_
� `7�'a�-.� ,� l- `
� `•,,
� o�� �tn�..�0 � T � �
/ 4 `
a
_.,,., �/��•��,
�� � � �.
� �
� �
—��S�S ,Q�I �' � _ ���i� /�i
i i �
pLgS ,�'?i,�� �� ��
�n +� +4,�,►� .��"/ / /� ��
Vti�'�� � � ���// �� /� /, �
`�Ibr1�0 a���'y �� .-�' �,;�� ,, �� ,,,
�° � , . � � ,� -
�.�' i i � �� . /
i � ��
� i� �� �i �� � / �.
i
i-'J //i/ /�� /�� /''� / ��/
i/ /�� �/ !/ �/ /� /.
/� ./'�+ /� /� /� // �/
/�
r'��/ �/�/ '/� / / /� /� '.
i /
/ / / ����� �/ .��
-� / / � /
// � � //'r� /��f� /// ����/� �///�//' //
' ' / � .
� �
�� ���/ -��+I'�i /� �-'� � / // // //
i
.� / � ,� / , / /
/"f'' �� ��� ��'� ���' -�-'��. ,��f/ ��/ �// /�/
! �j��,/ /� /.�,� � //�� ��" ,,,i / �
/ /// � /� ...��/ �r-� ',�p� � ,// /
i i�/���/ .-� ..��� � i ��� /, /�
i i j� / i � �� .—--_.' /
���. � �i � fl / , ..-----' � �i
/i� . / i � ( � / �
� / l � ..._ � �� /
�j •� � / /�/ /�� / � �----� ''�`� �`� '� ��//
z � ! � / �' � •� / I `\� �'f / /
� �_� / � // _"` \�i- �
o I �� �►"'�. i'� � � r .-� � � ,� /—� '�
� � � ��,� • � � � � ,�/ �d
�� � � �� ���
m � � � N
' / / ��^ (� . � �--.•''�
1 , ..► ► I � � ,� �
�'
� j / / i o � / .' �"'.�
�+ � / � / � � �.�
� r � I � � � `� �
� �� � f I � � ° -• ` �
t \�1t` � .
� �- i�` � 4 ��� +
� '� � `�'� o! \ �w a
, � � \ �� �
' � ` i4 � �f/� � �-..�.-- ��
` `�` 1� ; ��'4c� � �, ��� ��J �
� � o• �
1` � ` � [�� �
������ \ \�7 �
,
��t � 1 �� � � �'".�_`_�
�\\\��1 � � {Q?� � �\\
� a� / �
��\ � \ �� �? / a
�� ���` ` �� �w) � r �Nu.�s�
�� � �,
\��+' � .` � �
\�.\--� � �� �
\� \ ��� ,, � � s ) \ � / �
\\\\\ ��� 0 � � � {� �/
\�\` � �� / ,�1
�` \ °Z � !
/
�+\\ ��� ��` �..� �
�\ \ ��
���\ ����\ �� ���//� � x j �j
�� � �� � � � � / �
� � \ � c�
� � ` r 1 1 l ti'�
\ � � \ � � ` � � �
� � ��� ��� � � � �
� � � �� � � �
� \ � � Z � / �
�\ � � � ,� �,
� \ �� � �,,� � �� �
� � `� � v �a.� �
\ \ � � \ � �� �
�� � � \, � �
� �� � \\ \ �� � c�
�� � \��\\\ \�
, � �� \\� �r
\ � �
` � �
- \ �
2
CERTIFICATE OF SURVEY FOR
S4UTHVIEW DESIGN Z��
� ; IN LOTS 1 AND 3, BLOCK 1, COLWELL ADDiT�ON W��
a 1 � � W �
�-- �'' "�''�'"",',° -�: --� HENNEPlN CQUNTY, MINNESOTA ��� �
�o� —_ � .. _.. he�.r�s•w,
�/1� $�� ! �"saiwra r�t nuT �' .C��-- �� O �
a ��a 1 `�*� e�.er �
�� � '� � \\ \ �
OV � � ���� � ��� �
\'���`/y� � �1e� . \� � ��� �
� � w
'���N,�rB ��\ �\ ��\����`� W � S
� �
� L0� r �����\ s� E�� `� ,` ���������'����\ Z � �ii
� � ���v���,�'`�� s� ,,� ' "'� ��� ���� � � O =
/ 3 f � t��� � ���` � 1 � � ������ ��'� �
� �� � 1 � � �� �����,�,,�� C7
i ���'`. aenNo`' ' • � ~`7 ' . \� 1�� 1`�`� � ����
� � � t(�}.a�n-�r� ' ' � � "� � 1 � � � �����
� ���� f � � � ���
, �\ �� � � i ! M �
8'�S'�,." 8 `� .�1 ' �t ' � � Ir �1�t°) �+ �`�`\�a
; �;' ���;� ��}�' g�: � l� ` r� � `��\�� � �
� `,`�
i .�'' �. ,_ —��:' f `/ �" � \ �e � F �
` � /' iii�i� �i�� � /� �) ` � � Q� � �\\�\\
/, � /�i�i�/���$ �` 1i � \ � \�\\�\��
` �p ' i i��ii�i / /�..� . `\
�T_�. _ / i����i�iii ' �1P � � � � '` _ � � � � \ �`,
/ [/ �d�.1d 30 � � ����� �� �° j / %�' 4aerNlo ! � \ \ \��\\�\
e
�` C0 & -��� � " 5�' i 1 �> �n �` �_ ; � �� � � \`�\���a\
� I �� �`3 � '� '�� g � � r i '_`_i � °""` �����1
j o� c3• �' s�i / ! � 09 �� � �` .nm \ l \\,
,�.� � �r,��, � � �� �� �` ��,�
� C�� � �ge�� < � � ��—�--�� ro� �' �� t� 'Y'�'i��1�+�
� �� l 4 '�f ��� 8��R�,fJ� \��` ��C � � ' W �r\ �`� \ ��1
�✓ -J�tI� � �
`� � ! `� I ' � � 1� �
� � � ' � � , I
� /�' �� i� � ��+ � � i� ��f ��
1 � �4� � /� ���, ! �' � � �/ � � ..
i � / ! ��' � � �.
� /�,^' � � i ' ��'�'_�� � �1 ��" •�� ,, �, �� `
I � � S � �e'�/ �„ '�`�� � � � ,i �� � /I I E ��
I � � 3�� � j'/ ,,r'"'1 ��_=^s[�-� � j%��/����L� ���
I � � � � / �� ��___ i % � /.if .���
! �� � / // i i i� � �/�i' #
,`� / �� j ���� �i�� �J� __ `����i��j�l�i� i; � �
�Pf� QiBYML�YLlEOFWf3 � ' �i � / �� /,�����'� �;�/ �•� �i i i��i�' ��'�
N �� /� � i� �� �� f� i�� i��! i� f � b h
���iQ���� ,� �.' /��/ '�/'�i�i I l���i��=�.��% �yf
-�C7�� J�* / I i �� i� % i� i��^ �� i��'��ii'/ / ��liF
'� S�4� �� (./ ��-' �����������a��•���,. �/��'•' ,i a
� / � �� �� .� �� �� � � ,
l.E(iAL0�T10NOFPRB116�'8: 1 ` j� ` /�i�/�i ��� �� �i� �i� ��� � /
Lo41 ard 9,Bloek 1,COlINBLADdT10N��to� VNi�of.E7CCEPT / ` h �� �� i�� ���� i�/ ��' �� i��' //
�alpntdsYdlAt9YRIiMifesroA�ferlysdw�lydfhe dwCllbidlne: / .���--�^—.".��—� ��� ��� i��� �� /� ��� ��/� /�
B�k�ig d a poYd m 1w north iw ad pfd Lat 3,a dtxa�o(168.10 wdxy ! r � i i / / �� �i � i i
4unlhsnortl�MatL•alNrdsBldLnt3�fiaiwaoufNw�lyba� poFlonflr -----)�-------� �� V ,,� i� � � i i ���� � IP
w.reny w,.o�we�a.m.��r ao�ra,.n w�ewiy r�.:'�'�,u.�..��, -r— , ,, , �• • � • , • ,$ 9►°- ,�!f' o ETAI L
am�uradabrgaald�p�1y 6rttlw�toasalMAy�loegeaW�Mry�� --_—gB9'34�6'W ���,��.����a��� � i��/��'��� i� i i�� � �w�q��
d 16261 fa�t b an my�pdr�t in wid�ly Ne:tlrn�s sotAierly b Mr
pdr t
on tl�e saOr�edery In�d�Wd Ld 9 and e�d Yr VMnlrrtYiWhp. �� � � ����„ f�/� i i �� �� _�-+� � .7V
Thisauwyahow�heband�risdts�baredwaVsAp�ap�y.wdMala�llwiof� ~ �^-��' �� — ��� x` ��/���/ ii �i�i��� S�
�np hdr0.N�ed a�d �
N� drA�wnY tlrnon 1Tie dndl�Mo�s � �� ����� i � � �
dfwk�ro�wrtwrba��inpo��aidd�ck Rdoeanot���ellprf� ��� ������ � �7'��`�� �/� �!���
• : Yon�l���d �� �///��//�� %^``�i/�i
o :Ifon��larMt /� i� i �� i ��C
� : EtdNnpmnlarirM �� i� �� �
�: Pio{towdaaMarina �' �.�� i� �� i�N ���
9�rigc NaWn o 6aetl upan�n wlunled dWm / � �� �� ��� �
16-03 /� /� �� �
i �
��
. Q � ,`'��.�,+ 1*��°��.�, �'�� a"r. w,
?• � "°" '�''� � '� � "��'�,���'s��+�`��y"�'...
� � � ,} s r �
'^��,i't �„ +� '�,y'ir,�. �'�+. �i�,��4�� r- ��}^7r��X�x
;�: = r.�.�='i 4�.�; �-�l.,+;• � 'w ��C�k���� ° "s<� :t'y�'a�,
� � �,�' �ht� ��� 7# �'' af w . ",S' �
�Y �Kt"p ��t,�����,g� �� `�° - ���:��`;: '� �.;:
` U ��;''a�A `4.�F' �T������aa' ,YY � 1.� ��'.. ��l��S�` ..k
r �, �� �
0. ,y �' , :��r: � .c�,,��,`'a' �. m�� �� �� �'`l�,- �:.�.� .
� "' � ,�'� �1' �`X �,`�" t, �,,+�y,�G�,C�''_'',k� 3' _�"�.�.+ G � .`
d ��r„'•.� . �h '�.���-c�.���-•y`aGt zdY�tief�,rt y � �t Fw:..."l.`.a� ,�7XtYt� �� 'F �i
�S� � � % .�? �u' a. �'"a�������;ay� �s��`y�'�'x`�`' .N���a,
_�". 'l�ir.�t�,����y �c�-' 'f t��� * �y�v �E�y},',n�,�.��'�",t++4�:•., ��:5�?o-f�p' N' �')�5.� �r�ri i- '�r�;y . .
'6���' � n )Y'7 '�,� ,-��tA k": �e �' ?> � ;"5I C
; �r,��y�.��.. �`'- �� yi y���,�+ �,��� ���ey. � ?��"'h�' y �Y� k 4�`Y �r.r'�+w.�j?� 3�< -'�' �
v Zfr,d*�� , � �. Y � '�-�, ��>g f?t'2+`17�. .N;. -4 �, `S`�. °'._.�r v�-,
r. tit 3i*��} a '&i:�'�` . x `��'�S• � . r' e� �, � .
�� #Y��y'�1, ��t�+;T� � �!r.�p-�.?�y, e 'l�,U': r �-'�'� Y"t3 {�` �,t�e4. ��.$� �€ a y �' �Y/'��R hJxs�$'�i`,p`�`�'e �a .
r'ir 1 i+T.-� ° 4 $,����� :� ��'� .r7'�q�'�� � '�` � ',"'�" �j v � � .�.& f .rs}4 T: tS . '�•..
L .-�. � ��-� �
� .1"` ''M1. t.�'� .� ik s ;{,'^,� $ .�` '4`' �.t` "�! .h`��F. v. '�.�°� �,.�,-K -t t14ry r�, � .y� `� .
' f �. 'd x " y'� e �'a a•;y- ,�t� z y�,�,/L, � 1 i'�'���.VT�� En
/ �J � ;�t`'3 v`� b�-�� rF��; f{ nT zSi���'.�+. 'a�F'�„1 �sL'�`S: ,.,�* S ,�C. r �1' }.
� \'4',l I�I��+��� �ty,�'���M•V� �,�,�� ;�������yx�'�� '��� 1p{_f�1✓S,L�,M'�i� � Y � �t'.
��� '�'Y M�p. ��+.����; rt +� 'ti,'�x�e c'��T�"'� �' �' N'•+��d�}` ^��� � a:. { i�.: ����,..
� , `$ ` ,� . '�a.' g�..� "y v �,�r' , ,�s,.q.y" � '� 4 �:. ` .
.E`�,�`�h` + ����� ��•���`�;� '�'���{�K s �',���,�'�i "'=w°�'r }�yY�✓�"���,, '�r,�¢`;,y�',�,`^s' �,�r'�` e '� �
�'�} ..''��.���17������A� . ;-l�:k,�,,�� i�Y;=,6��I,'��«��' .f 4� '$,-�'� � t�.-+ri 3a t .�,�u'�i� . �SA P� �"_.....
� 4,L�,,,. ,y�� � � c.6.'�+ , 3 �,��li�,��f''���ry�`�2"��" ;�,�.! ''F^i� � ,.e7�.� j. . - �,� sy�s." �"�-
[�}�� ;�,,����~.. '��"�'� .t��h r ��� t � '� ���.� .dt�yt,vv� �76���, :,y' �v+�'_.. �E.�
�,�� J � � � r .�
e � e d ,.a'' �c �LS` 9 V'
�Y.tlJ Y� ^�;` ��x \itA.. �'�ic"�`n' _ �,�p ,,.::p�,'�CE.n'n.: � .k A �'t'�'<<.
� `bT f 'Y. 3P' �:ti� Y. ��; tA f�+• t '�� . •__,. �,
,/;J i� � 'w'�. -. _ F� r . . � � � �4 ��Y .. •'t`I �'r i f �� ,h vl' �. 1�� S �."tl' J4
• � a
1 � �� , '�`� �► �
�� �� �� � � �� ti.?+ .. `�����������r�T r��, ,.$.,' E�„��. ��,� ��-y���.�t � °--�,* ,�`a;�`.; t
�� �� � � �° f rt4�7��WnMt ,zF�';�* �"µ�'' '��7.W�� y.��."r 1'�s`b�'.�. .�Y���'',�''�"'`��,. .. .a� � I
, 0 �� ,.,�,'tiiltr .R4���•''..'4:fw�xt_,�'r'iFst� � ��'.1^y t'a_',i7� � 2 �Y` j � .� , ��
�` � y,..:: ��•� V•r,� 7�'7 � WQ:i +, f � r� � i�": i r `` t --� � �
�� � �.�! . � �!' 4 a��h Q•'�ji+Kr��!f 1�_ � "i. � t .f �.' '�v.+�� ��, ����� x°,. �
,��� � � .C. `'��vbh�, x4�,��. 'r,� '�. � .. ,. . x��f.�Yi�+ f� �
X � r�^ }�s `�,� k aL ' .r ;, �,• r�'� Ayy'� �%v. �`� ka
� �,.. �, a'�� �� -�(�.y�{'' � ti5 Y+tF� ���x�K �; j� ��@�t � �}j� `��iL,�� o .. ��
y��; '*.` �
I,.L _ �S'� ,r"ia7�`l, `;°G 1 "����iX��'7R_"4 k y�¢. fiv'r.�t4 y. '�'t� �av.!�'A, C � ., r a ��'�`4 .
"cf"� � �� ��.'}'L7��"!6.;.�. '•'�i'Ant'St r_' C y ���r�',:. � ,rs'p�� � ;"�{�F,ft �6 .
y f� �� �� `r`q�i'• � � rk1' M ,y �
{ �� �y � j, �''� �t� �� �
'+yY'l��at�. �4:.J.,� f�'+ . �7 ������ :?���'�`'^ ti' ��'A�'�.: f Z �,rt,.' r1 wq �„�' °
' �S" . �, �r i" � '�'af s� .✓y ��` ��t"�`�... �M`,l�t� �'� � t°l�`�" '`� _r�'�ai�,,���.
� � ,� Y .
� �3 `�''dc ���#,��� • jt �,� � � ��S}r�, e'�'�:� � r�.i��.L+�+.�' c � �..,. St;�r' r r .w� ?.��'i���Y4 �:.
� . ~` '1�'� 1 {' �v' �'�`� 1��,l.��•� }1�,' �✓J ;..k �+�.� �" ��,�'t� � �
'i `lV�i r- � �' o-.k",� ��� �i� ��<, ;.+��� r� �'��'' �r � �a�q��y.,y!t'� ryS`...��� ..'�•�r ,y
.
� � � � _..• � ' *� v •^ • r� �£; ��,., �i ��Sy�" � ' ''�'y, �o.y.
;� . +'
7 � 71�� ?�+d�: �,- '�.� `v ��rr . '�`:� . r.49 � � ,W ��.�` r�t �a�n
� r ;�+di, ; �' . � o��[. y ��x�r:i""s �C':y,�t���'�°'�' 'p. r;'� ��`�,j ~ ��y+�c';
�� � � ii�zv t �� i '��, .� 3.°k., �r� ,���`�,N a�:�7'_.5`e ' `�'�.�'�ly< ,' T �'� W,+
� � �. ' �tt�.'G .�°'4 �SB�...� +.}}�M .�'r�.° �� �'' �' Y�`,�Y,�r� ^,�5.!!� � e�,.��``':,
. � y� "��
~ w� � ' a-, .. �c '4''h h��^tl,�. ^ ���tf.� +ar i, B �� a s.� . � , �
! � I .. F �� � � �t' a.'ifo�;�.;i,�,.•; �r �.� � �t .�'`f � � �i.�f? s � "MP' : i't r�,��k �i . .`�-r �'a'`r+t..
a�z ���
i ' <;� ti o ,7^� 7e' ,4 � � � r _ �A'�v. ..h.�?r pc 5.
L ; �� � .� � �, '�' F��' �. ya '"� � a�•�,� c �
` �;� g"`��Fi�r�� . yy�* �� �y ���`$;:�Y'1� ��'�},��',� "�"�,� ��,�"4` ' �'�'� �-ii..�i' 3 "`i"i,'�'P
� .. s;' L - - �Sy q" �,cc� w r� s .�-'t r., �.> � a't7 '� Y. �c.4 �,"� , �:
_ ''�+ i'-��,�'� ���' i:t f�,: t�:'�*�- '`� � , �'* ,yt ' "q � �'�t�-� y,�� �'�,.�� r�"-.a�.. 1
(,� '�14 �'Y +c� 4 b C�'-kY ?:.r ao r�G i .�56'�r' ,1 "� v,,.Rw y�` '
� � { # � - f 7 � .� _ �:�s CNn��si✓`[, y.: '�,' ,�.i �'W„p, �`. '�l ���7i"� �4'��� y� '�^F a�i a���� �',,,,� .
3 � } � E ..� P � j�. �, w15 � . i:=� �t �'�'��.� r�x° J,�.�•_^'�. ,{`w.�.� r�;�� ��,4 �'�P,� �',�w�-.A�,�};h
4 � . ��a,"�.- � � '�� ''1�� '��'' � �}��k �� `�+� �1�"y,Y L.. +'t.� � ���t
� � „"",Y'.,.. ��.. . �,1, �����-.� i� ������ �y,.`��s '*� ti� „�� ` S �� �'�i �:Y�x i
�� �. �...t.E.,.,. i.,u, , �.yl!"�� :r+ ic!�: �' ''��[. :� c'�,.�.��a. 'k; y �^ �� <; ':�
� �p� � '�+
� 3 �.�- ��� �44*M��..�a�.b�,`�_.�f ��,VYj1� .���qt, �?i2 a jF A ��-_�r� ��,�,�� },�. ���.++� ^' ^���� �;,(,�`�4'��' �i+*r;y.
:' { � ` .� j*M � _ � ���`�r ������ A� , � � ' r �� 3
�t�.�. � ,y. r.+- �i�-�.tk k�J �^y,� +'7[. �. �. � � �}.�
. t p«. .,; �a....� i Z �.he Y ?�. ,'a� 'i�" ' �'� t� �7'. •1i W �1
� � �r �.f r!(y� � n '� y`'
�.- ` „� '�aifG, wS..s�..+ ...... ' ' - � � ,� q. `{�'� � 1'_�.« �"r� �4 yi'�J}i }�'���!Syae����'� 1 ry� ��� 3t� ...�: ��& 1 �5�,..
� . { k 8 ; ...... r !• .,�ia�t� Y �. _`� o�`a n '�L�'`�� ��� �,-'6'rv t�P 'r:l�t� 9 i� x ..��;;, .�t"
"'�f� �,'�V. '� � 4� �Yi4 , �� ,L'' s , y
��.y � y� p E � � t � � i.k ro . .� ��'++� �� `�O@ •! ^y�, I��'�` � - �Ai� fi�` '' X.ta�}� "t�� `4� t� 4-,`.. '�-^� '�'..� �y! �'`/.�� fi'.
...i.��..r-T'!-�:.-:ir...-►..e f y� R"�,_ � ��1,��wa �4`�i��qi��. �.�-Y ��,. y �"�- �'�'R �n,,, .t �f;• �' �i<� �� Ty�� .?'•F, Mi.`.
.! U`r-if � :� S' ;y 4 . . . +r y ._ ,
{.� ^a a t * � k �.` � �� � � 'i � ! L .L�\ �� S�K +.�s�L�� .� ' ��� § r� +Y+.
+-+-s.;,.�.1-+h+-..«,+....-..+.«}�.^ �w':^' _ �.� � •� 1� '"�'c-�- ��r7`9 vr�� `F �t ' .r L 9�d�•.-;.r� • � '�n4.� � ���y`�S
x� + Yr � �' �' �' n z ��"+``hq�` ,� "�' � �'s,-^4
+w`�.��M.'.....`:" .....] ,'""'� ���^".�`^'�.?.."'°'�`,"" � r / .�+:. . .. ,' ��� -- Y�}�r�.�3 tyY .�� ��y e?r�.� '"� �.�!' �-: r d. Q����t zi �.�°_tV
4 � .�4�� a�t`� a�'",A`.� '� �°``',� � �`.�'�?�,� '.���'-`�' 't� "�+:;''`E ,j� 4�. •
� � � .._. _ ,.,....`,�� ��,.. r�} -.:,-�a . ?y; ���.s` .._�.\\ �,y� �''.'f���},� h.•' }M�'• r��,X.k �' ��; ,�c� ��=:�`^` . .��� '� ,-,� � � v,nt�_:
�aM�.. � .w�fiw.�+-.»,*.mn+�d.:� �� � � � �. .� : N t .S$ � ..y ���#'
�' > � ' . . J. �1?.� "^f ��,Y� .Ls' � ,�. 1 � � ��
t . ` � .. : '� �'.. ' ., � ", �t ti .. „ . � .
�31 C #� �� ���� . � t
. � m��� �:.�,,.m,....„.«,.�. �,. r .t/Y _ � . :'.o'�� .�<. '��, d. f Yy v:w� � ��` ..,q ��.
Y y l Ye N ,µ,yk .� p..�y�
� � �...f i - . � I�.aY � �^��1��:� fY �ia ¢� ��4� , � #
�� r � � ;� . '" r,cr„ '` "�1"c I� ,�'f''-�� ' '.l. '' r�,� �� z�
�, p � � .�i E \ �,��y�. �(� '" �lic��'��i�.. ;'i'Y+F�.�Ci,::..L?� j�. -Y ��r�Y'�r .������+��4."b�'1:,.'t }�..
� � J ;� 4w/ '` ~ %�s . i:l�,�+��'�'y+�F �r. .•�,e'�y�ra��1",.by�'"'.4+ 3+�'� ���`T"N,�,!�n�, � A'� � tSr..T��.��3 r, .�n _,l��� ,5 ..
} � T� ��{[ r � b �� Y��^,t1+lb�'�J 4� �„�., +�.�:�y`b�L� ��.�.'� �� O'i�r�('�',.,to a��4&iy�.+.]� ��
F 1 �.'.._R � � � ' 4+1 ;,'2� i • T
� *-4 r - :'"%� '�#�. h ���., �"�� � t�1"�' a i� �'"� ,�'�^�.�r '�'a�"'+����a� "�i 1ip + 9�,�s�.�� ��p
k' -� � � ti H S + � �^t �h'+"��r �, ���� ' � �'S���'�: f�`?�j� as'> �x.�,.
.. f t aA` � "�a�- 3 �i�� ; � 'l�.y�'�'J,` �- "
��. ; '+ `,k�� .;� .�i.F7�'+�k�1;� ,ud7'' ,�,;� F'�� Y� .� ���,�R�+.{�<''�'j."�j r `.°y�.:,'�7.�,+2g',�y.'.t��'��.�''t.���,,�,
� ;�j � k x _ K� . i � Y�t� 's�S � � £�'".:� ��,�fF „ t,',,,{",`,��c� ti,i,.�.�ai +, c� a,.i
ti,"_ � I,h=�,. �,�,<� t �'� �a,�r�.' [" '�" ,r"�+ � ��` g �#�r �� 'ti�� si"'
. i..'��� � tii� � �"A��,.:i. .,< . .. � i.�Y � "e�4`"r� � . 1i".� ."1�. .
` 4. � � �.y� ,� k r . � 4 r� y�* r,ss
� �'�t :1 � ';c` �ha1`i ti����""-.ti. .� ' '^t ! ' ,�`f� �Y�'w .2 .��g � '� .� � itwq,;d��
,�"*:���i ��,,� y� '�_,.�- �,, r�' 'T �� R���,�
` j �F ¢ �Y�'" �. ,..!��+ ,4'�� � `�`e+� �: � .. x�,�'p"� `*9r���;'.�"�3�N;A`�` Nt� ��{
Sk. p .-i+�,��-�6.. f a+�� e i' ��v������ ,,�' ��i 1}ti Y� j�',!��r:
�:1e fi i.�, y�x�� � � .�t'Yj���� ,��-�''�*�,y4��f'd '�'_ �. .,..,�. '+.r�za�k.,��7 "�J. `�F'��'!e �1���R�"�a�fi'+,.3�ni.
.�Q � .�` � .4'n ,N Nq'� u ,. d q'AAn'�'a � �S � ���
i\ � i ? � � � `�� ,�, 4�� t ��;� -r�$� .�����!`.z �- t�x,r;yF'�'p `i s "'}'
� �_ +ik�� � � � �,�}� 32�` ,.«., ^+�'i4 h�' 4� , �`"t� y�=��"� ' �£`. a'�`` wr�
/�r � it i' '� _r�'` ;f w� ,y� x ��K'' ��'1�� > rt
I �(/� rt�� :'w O� . y ` ��,y�,1L�1�S s��, . �'�R�l ol 1'e a� :�t��{'�L�i � '4 S "i„��P�� �� F � .
■i k A � �� � � �;'sshr�:° � t, ��l . � ,y, ^t;�p �,*�"�;� "��?�':''y" .� � � � 'F T�� �r� Se s"''� �'� ,�p��
. ,d,� y� :E`£ . � �, ,�, �y,, , +
�F�` - ± �1�''r� . ,� ��_ � �'� ��i�����c.r}' ��;.�'�'�x x,�.,,,`�1� � ��11-�+;�."�+'°` T�{�"��y'�g �y�{Z{;����?s�U��*�1'v`c.,.�r .
'�.� � `.4 � :.� `� �7����+�-�y� �+^ �,"�9 ���t� o+��(y��.~����C�.t +�L '� a���4y�7�'a':�#4 }{��'����`�"�. '4�' y�i�r t'�`}' .
� �." � '�1. � �'. - � � ;J Y�S � ,�C .�'{.�2'�(y<k i �7'R- "' . ^'.'�l�t�-y.��[,�' �}P,,�I� .L�"`.��y(':iJ� ��'�.,.�.� 1., �
E I ��� - �r i � � r �s ���,�`�t�3,Z.��}� ,k.;�� *�� g �T� "�i��fi'�.�r `a`'�'' ,�k �.��,x�X•''�
�a ` � r r � i¢'` � +� �,;`Fy' F`�r`'�v�s�Y ,�` k�^• �4.�„���a� �4r���;'.,�t" �e,�*1�' `'S�
t . } ,. '� �• f' � �• �4y`�,'t"�FF� }'i�'tr �r'���...��.� ��, y �.�1 ?F.;�•Si.���.r'� ��"_}�"i�:'�^�S
`i. � � �F �� -i�""�'���> �� � r ��AY��.�� 3'"`�'�i« �"�a'i k �' � � � ,
rr ': � � � �+c�^ � : y�r.�„+ +� Y{� ��f ���i�,*C �i � �t t �-��'M� ��.
'�= d, t r � Y
iy 3� � � ��' �� �A� s'"- . � �;'� ��, �f�e''�}� ''' ..�` '�ti�� � ��r �`���±�����"'l/4,1� 11��
i � �
� ; � . < ! � < � . ..+' N r 1,�' .�. p°`'+ . �i�i�,�r�n �,��,,�"'fi�;�.; ��."�.• �'r�y;�'�i` .�`" �+�,r
p 'f �s #. � �t '�f. i+lp ��'�� ��:�•�-�)x7"`,�'�-1�.,i �i}'4 ���:4•.r
� # � • " ''__ -"___ e y .
+� ( �: � F 4'�1_'f y^ • ��{,i���+� },'�i `� '" •i�'� (<.Y K ,��' v�s+=l+e } j��'���.�,71`
. ( .- �'.:� ..�� . .;,t�, _ • � x / � S r "?��i`}y"�� +'F ^'Ci.T� § 4�S .,1�,�l�. �+
� .
� � � ' ^a / ' � �a:� 5 �.�,�th a,e`��`'' �' �' �' ��,^�` �,.,� .
1-1.,5,� � .. _ _ ; �
i �1" i ✓ � �� ' _ � �["`;�¢� "� ^}� .rg'.P�.{,�ax' -w�'�r :� �`. � r` ,� �,��,
�cL�,`�111��ti�" ���`1� ry� ,. �r � .� t e�;�e ^"� ar�'1^�.l�+j1�,y�1+�.r".�R}'�y",,���yy''a}�i.�S� �a � t7� �{`�...v'p� �f-y�.
� ��Y y�,(� J�� �+• .�'. ,. . �'.� u G . - ��g�J, Y.,y f �`_' �^�a r�`• Z� �T�B.�y�� yw �, �
r.a? '7r2.�.'(! '� / - ,_,�,�71ct e ' ' �,�,y Yr_!'L��. �4��� ��"��T�1 � p �crX,.` g't�'�4•'O}�1 '�s' .
,�Q// 'b'� ��•'' *o �a F .. !� '6 ,��� �k5 r'.4 t"�].'�t' � l� X � t' '' _ �
_ib 1.q � C.'QCj'� ��d," �,.e .i �.j'`YY+�1}S,"A +la��'g�f(x� �•ya'ry y
;C t . .' � ""'�9 �:�lati ,�e� `" �, �,y.y�� w: � �}, �a �3 °{;"��tl h�£'%�,�
4� `t� �e.. ,, �;, �$« ;�� �`�' �':. ���'� `'.��4 ��� �
�-.; � ,��fy� �,. �...�, � � *�xya�����r������� tY����F;���. R., o
-}� � ,� �' �_ F��•� �16� >[.�� � " o � i� .
v '� ,, � �tii r� lF..� s',�r � �" ' ;r y - �a
�.I, v%�\'t� .��st�3��Yr {�'� Y*-� ,����s,. 7 �c�"�a;rz` j �;4' �
� � � ." _ _ ,• �' .^��.� �'�, "r`�,�
d � : ��, � '��`�<� � �, a
-•x, i+ ` � � ' ,. �� `a� ` ' r �. �;� ` �.� x ,�, ��
,��, � r t'
� s= . ; ',, �� , r r w �`�, Y�' • $'-,,.
�� t'� � � ����,�p°�'� .� ��
G ' fC�' �:" ''�` �T }'" +: �� R� ,� ,�`. N � '�rryw af a_c
� p� . �. s . :A'- t , n� 4S� �.R, � .�A�rL�?' .y '6�.'t�j.is.��' i �Saj Y'� ,R. ��,
� ��" +� t�
s f
�� � 4� � -,�_�c-_ � x S;� Qt:..i.'� ((� •S� �W�'�c ���-v`'�� ���i`h° r<�t 4�M
d � �� �)'�� 11 Q 7C� �". �1Jar ;'t�.�j"teC 44 4 � ��B"�3�. ��I� �
�j� !� x y
�{/ � LL`, � a�Y'. ad .. y�N�9,`E ,��r.,j ��!�'!K�.�fr�.+�-,��, t��v
t ' . � �� �`�°'Ft.�}T�°�fC+-'S�?\ � �d,�F".'�����.'N..�S�'"Y�-y.�"
v n. �� �.: +�» e �
,� �� �s � � Ewn.� w
�� , q:.-�
� \ 'N�� ��� ��,��. y��'�j` G'�.� • � a�,��.Ft3t „1� 4 �
�+ /� - -7k A .�,..` �� .i�' '�f'�y v 4 `'�f' i ��.
�rL�S��,,; h �. �
1
� � � � ;+y t'`�r �r, �.;,�� ,�t.
.� ,�v�'4+1�',������:�s %� `� �, '� � " °:c."r �
�,� �� y � .�.,,
-:���x
/� '� '..i:. . � �:,���'S� K Y' ��.[<�°�. t� :�'.��1'ii��+.i�r�.r�.}'� �
vA � ��.��4�,kr�,+s;�'°1� t � �..lx���.�Li�`ri r.�
,��C� � � 4� '��y'm�"YS��'a����4K��.��a.3�ss. �Z �
� G�jv ,,-,`�'n ��`',7'*�#r. S"f �x ''' S.�rr "`f r�'�F,' �
/y �yy a t`'°°"�F ,n:� W�s �e���� a � d�'�'-+�v.`�.�« �
, � ��3� / <�; ^� ,�`..,�� '�'a r�.r�'�� �� �+�.: � �� �'.�5.''� ���.• ., O
" .y �� � L ,�� �'ac �'.>'� c�J '�' ���,� �,� # �+
� S 5' �, y��,�
. � ,�y\•3 ' 'j\�y .�A�''�����'�r� '��� `(�����,��..��']�. ��' /r+
� � .J...' �, IJ'� � ! r.�Y �1��/� .,� ba�� N�t+ ������a}r^j �' A- ��f.,�i. ��u" � S�y �
�A,yk �. ��'' '� .,�,�w�p' I r�. t �? �� . ,y,�o,'S��.3h f � *�+��;'t;t � i.,+7 �a
X •;, qc s�y�„�r;.,. [��i�,�' .i s•. L� ,� y k �sR.,.�r 4..� 'SYri f���C�( `��4,��:,�. �"'4���.�srt � � .
��i,� ''KS #'i� �V `,y�.s �K�r��{}�� �T.n���,,.!'�A�i'�'i�t'r� t^'Y�'l'V� � �i��i*' „!b�
�-�''�. ,�p��Y7,+f,..••'•�1������+T ,, ' t�.~ J�J�}��~:��' �.�' i�'.����, t`� ��1 �,,��� "!7�S"���k'a �'�.
�����.9Y f�1 ��1�
�.x�•. A '��►l,�Y�'4r�'}�.�� ''�� ' +l C �� ���:µ.�s'�z;.;{_ T� ,.,�*���:.�#v,�,•�`:r+'+��t���l '`�t'�'?��~+� �
�x�ff;�� �f�.e� "4�9[�y. �1"e3 i a. � 'J� : I '`y��� r Y�,� rasY,k�,Y�y`�.y•`�} .(�� ,�! i` ��,k.�•S• ry e ee �w�l ti
•• .����h ;.Z �� � � v�� . ' "Yi 'tM�"'��. . 1.� Tqn!'RR„� X"'�1���'"��(�''+L���li.�`•,�fi�
Q y'L. , * � �y;h...Y�'��`,��� '_"•'�!u .e:l . � 'y,:hs s �5�..+�r�l � 1y'.�X��yA°C a F}4�`. t�;r'S�.Yl,� 1 � 7i� i-�S
��9�i: �C4.,`i K'- �.. >*C,:� ,c�°i' � i n,.. _ y��,� ;�'�Z � � � 7�'�q1yd 5. �x �f K {f ur� ' s. �p+� S4 �R
,,Y � .� �!'�;�^�.�'r��+.:�`'' ��i: �1`4Y'���{��,'y�'f� ,C's.T _ ������ . l� vis '-��f ��- ?'u7�y�j�� � T .a`��F
N4',�r��!'a "b.�3». �w �.,m a '5,;:.':�'�' =��n'kw� yf, u�Y�y���t,i�-, .,^�„a�.w.�,.,� :�p���L.,),.A' ���.#�, �,ti�;;t�C��.�ttr"�,,.- .. h -"'r +� �"�t- 5�.,. : �a
4' �y� ;�A . '7 . � X , T''.4�i uj.'T 'h�-• � ,'�{ ��A� � F.c,Y`°'.t Y ��3rt iX L� F �l:•�
keS T � �'1"'L�_., „'.Gt �a� �;'��:�"n� s �� �ei .�.�t �``l'� ��. ��� . l�- �4F K� nw}� � 1�•�
��a �, �
t8��:f�7' n� � �.:%I ��°.a'� a�. �,3.r'' .�;{,t s,�" 1i�`-�1d� !" 5 � r��; . ;fi�'�*f t.y� .K�. a�..�+.�1."'� ?'''�. �':�,
,r�^S��''�!�� � t'r�� �: ,.�` �'ir�kP�t X �y��� xi:, k� ��r F) �`�5'f+�.��1�,1!'r c.A4�����'l�l�� :}l�� '�'t-,�4 .i Z 4� 4�T k ,�y'� „�
������'�••�� j -�'���c. $�.J�•��� ����,.y �. ��i' �.� ���� '..t� � �°�'�::,yl�r ���� }` , ,�� -+�.:`�`s.-� `�vc!+� �..<��� e�+, .
� �` r� z . -,;, � ; � r'
! �,�h � ,s`'r2� `��6c"fii'�.,t �„ 'ti � t..,� .�:, •�_3.st�' 1 S �.5� �" af �.�.w}q_.,.Y>''4w� y`c��y.�•?
�$ � �� ` ryMc`..S ,"S.•. �j���' . ,��y..�t„��'1�t� �Y �}_. �'�2!,en c4�'w � t � 'P�'- »4�r
�`�H��y.�- �y����JI�i(�;.� h�'�.n�s�_55,�,; A.� � �9�►.yti.����, ��C,y�"btl zi � �(n ...� ���♦^Qy��.�y.�'��� �� f4�;� s.�.�.��,�i..•-�s �,ya"'Tf't:'~��Y.i
��'�^?..�t'�.i3;•i�Tt.�Y'..,^:'t�i\Y�.R�!�'3R�.]r'�.�.�f�R.'.•`�'-��u����t.;_RiE��'3�.^L�- . .. l:k'"' ro�JA�.tiAr.[�i�.�'. �.��`� �l ...'� �iH�,����.••?_ �.1��F.a��1;
`�
�
�r••�'••�° �,�,�"�a,,,� t6£SS NW`ON0�10 �10�A1�91Y15Aa�Q10 0£it
upnilu��IaqM[ WW�WW��MM�IYW ��MN �
�xflISHa* ""'r'�w ���
M�UNl�OS '°°'�`� - sr/cr/6 �.ra N� I �-
�C1 �d��SQN`��f
.-.� =. �� MOUfa►N�llb7l► :�� 773NH�S1!l380�I '8 H138 �=°i
NOSNHOI'WIl�15�1M5�fl0
.�
�,�.:..�
�
�.
'��U>�N���n
.Gj�o�� - o�N�a p�p��..
���� .-_ �'
�j��, _ _...�.-- - , ��.. � SZ.�9 ��G
, �
r �� � ��8�'SZ��9
,�..��. N
�-�'� _
�� � �.��
/� "`��C�° ��—=�_ � _�-� _
� '�;�� "��
.���
"� � ... _ : #��':�y° ` .
. � �� � �� ,
t ",.4- �y� ` �.,. �. � � -� .
� ,.�t• z . ��:��� :-� � �` .,,
�,.��,.o �,�, -�..,-�,.��, � � ���
�---�—�- ,.
� .--------� ,�:
.,.,..o..,..� ������' '+, � � ��'r�l M �,,,� �� =� �
.� o. , (�.�r �1 ...ri �� • , '.
�� @� i , .� ����J .� -,�L� L� ��+u+.sca�Y�� � � _r� S��- ��>"l�``-" wq..a.n..�
Ll.� —'J i
� z � 1 i � """', +�' "�,
�^ i �' , '•. � i � O O
�y`� ,...�,__ ���� ; y _�� � � _. � i� i „� ti,,
-��, �? ..,._.. i' �"p �'M'�` + �.i � li'� ��* bJ � s .t ""o�a
� � �'� � . t ,� . I � i��
.
�• �; +' ♦ tiY. ,�,p�,� I'k � � } ' � � �lJ � t�'� f T � if� __ :y T�� 1
,
t � .
f ! ;�� _ , ' i. • ,� V
,. . . ._..__ ,
�� , . . . a.
. y � �a v��w-f u__.. --- ---� � :�--• ��-----wi[iiwf i��id�►d
)� '- i' f
�,,_ (�
� � t '�„o°°"v �u,..�a•xr t
� � (pF.� r
/:'' � i� �� !
� �� ,� �,� - ..�P,,;� .
r ,,. � - ..,+a.•�P;•�,� i
6 '7
i /�i r� , � F��{ ' ly„l� •�w��a l�.wc !
+ � � �f � wa uo r��a��.. �
1�T, r � � �� - .
�I\f/ �J �
1�
,�' $ � �
� �° �
.
�y � �
, .�, ----. ._— - ---- ._. . - - . . i
..,.R,�i..A �_�� � I
JI
1,11 �
4 j
I
t ��-tj�y + �
� �
w ;
% da � i ,�
,
�' '� . � � r
_
:-� . ,. .
, , . , � -___
� �;� :, � _
w "'
�` ��� r�'
` '_<1 . � f y __. .
�" � _ ,
� i
��I j .
� J
:��� I � ,
�� i ! � ,
.,..o�,�, ..��{�.��
� �__�_f �� ! �
�� tr--�_��k- _ ,_ - � ,
�_��� J�rv�'l�,ji�'7 .r� !
� +��'`" �.�=.., -
�
.� ,
�
� � ����� v ���
.� .
�
�
W
U
a
r�` .
�'��
- ,..:., ,.�.�.�,�«.,.�� ,.�,�...�•,,••neet.�,�,r.:_:�.,.r�...�.�,. W,�,.w....`.�,«..v,.,,_.,._:.�.�..,._..-----�..
�
, ._ .�.�.+.�.�.��. ` . ...
,...' . ,..« ee,....,�e-��+w.r.,.+.r.,...r-w....n.d�.» .....A.�+�.- w.w::.x-»��.n��..�.�,.,..,..�� �..<+'..��."a...'�`.,w.��,...r.r��_.�..
» n i• �- - �,'�` -� M -
w --,.�.__.. . �.� - ...�,�. ...�-.�� .•--"r,-d «w....��.�....,.. ...j
. 't§ ' 'I i � - - _ '� � q�• �� ��,�.. �. .. :�"� �
��� k. ,� -�. . _ " S �: .. J . �iw.�.A��+n. �n, �"�
Sr ��,F,��.�.�i.'� � w�.�_ ; . .. � .. �� .�.�,��.Y _ �.zaY�1ifC __ .. ..
�yM ' � .:u�T '��' : 1 .�._ ' LJ••'�� ����d! _ 4 9 , .�.�. �
�
� f - -- �
,,, s .r'��'°.' � ' .�.
�} ' � ' "'4`a��►. �..� � Y ' ' r � �.N � �.'�
,. , _
- .
,�. � � � ,.__. ����--_�:---�•--�-> I
, , t � ; � � � � � • _ - �.�.�»„-.,+�'
� �.�.' . , - —_ _- _ -
•�`�'�N�i'` � � r� !�+ # }� �` � -
��>
�� ��.��'."+���p,� �;�, r.+�,� ( ��'�;; _
. �
, :
. `� ..+�y�.�'�'� k �.,�w « �� �,-, i
, . ' . .
'v'YW � � ,� . ' � .....,� �_r... ��,,
i s '� R ; � .�. � � ! `� _� _ �i�
�!�, '€2��� � r � _" �` . _
� "� �,��,1�,,.�*. �# r" . . . .. � -T" ".t""t�1�-�` ��7 +_lyP�,
.
.
i x��,���� .. ,�
�� E � � � � � _
, � a ..'
`��.�` -
-�° ��� a�'i `� 1 � I fi `r '� _
,��;, �8..""_ l�W � � •,'I 1 r � fi �, � SI
. `, �� 1bf�4' � + � h� � � � �4� _
� ,`�� j�! .w,. '. �.�.
� _ . ,�` x�l� ',�; �� , �-_ '��',�',
�� , ,.�i. �_ " ' �:.._ }r ��. f' ;�y��` y .
;,
.
� . r � � �i�"�er %��"'
� .
.
� . y _s �t
.,
.
�� - r'CP, x �,e�ya w'•' "� ` ,
� �e� � � �dt'� y�:� # � �
'4,� °. ,i '�1^* 3. _ ,�t �," ,. ,� y :� �:
;E-_.,. � , ��.;� �1ti:; + ----i,'�;�, �, � '��c, � .��•� � .�•,
��.,��� -'_ �~�M..f. ' r x�,.{ r , !
.��. ,` .� . ��'
. ���. '���'��. ,��. ...
, �� ,_ ..-.r.-�
�'tr�
� . ��"r<.,
°"►y'c�
'� +.,`.
� �� A� .a* �.L •A
_ _r��� �Q� �Y r�,"� �T- w+'�� i��". �t �-, °i
�\ r i 's� �' 1�� �.', i`�" 1
�L� yC "e R.�ilt I,r�4 �,�''v¢i!�,�l��� � A �.a.t�ra��s,���, ',p��,
� �' 7{ �� � � •��� '��' � .
�.�1 q, ��yJA� p• � «��� •k'�.�' d `���� '� � 't . r..
l� j �,f�
� _ � d� 4 Y . E �. � R'S.♦ + 4 �f� �,�.
V i� .:I ' Ke it� h* �'k1 �4 _ �,. � _�f }
��� �� �f� � 4 r ' � ( � �j,,� �yR' ,��� y y , +R�,y'�S f I;
�� � ,��Y?�'1��'" r.��� �.� ,-_�', vti°�.,"��� �� �pi.�.�� y{��p ��f {�� �t��f
4� '
, _ �� ,,.�� #„ '�m � _rA��� ��r�`�"��f4_?y.�r,.a`���7 i� `��g;�'",�a'��ti���Ti
_ s '
" `'�+, ,i'"0 � { N`� . 'R ���� 1� , t d" tiI♦ •1
� ��'a '�; .�`�i^��1' 3 � �1 �
-.�" .�. � �� �
���,(� ` c'.4''- /
�,7�''' ti�
. d't.• �4*'�41�:
, .��. �i'�'s_"y.L!�.
�� ~'�•
�- ...,.�.
.�, __
� '�'r �
�'`�r �\
.
\
��
�.
� �� � ��-�..
= i �.
,�: �} -'�"' +;•. 4''�i.'/a-'✓ ��
. �/�a
R •'�,/ �`i 1� �.:�' ���`a� '�
j �� 5� � "'t��� � ,{e ��`'� ��,•�,"r�� � ,` "�t' �`•�.
�*�`•i'��-i`1�3 ra�=1� F � s„�r�,�.�� -�� .� f �``..
!. .I� „t�#^"!!',b�F. .f.f .r'� y ' ' t.o'- +,� �r •. s �
� , ,p
+
a -�`+ ,��`�y�,y',.�. ...r ,.�{ _ #.� .� rt4�� � . �.�' �'"4i}}} w �
k ��'.��+! .� Y.�� � �f��•♦ "i .. A Y '� � '��'��
x M _ � ..'�
�,'� � .'�1' rs: i'�` '°F � '� *r-, i �� e
� � :
.�Y4� � .l+. "y.'� •��iy+i,.a s�' � •«�f'$'a �.' #-=1``'a, �'+�'r"� • �,� s��.� ��'� �.�.Y�-�+. . ,.-\
' a � U a� �y�
ir
.til 'ir s .`�*?'1 �_$ � r ��-,►s�"'"j,�_�.. aff... -�` F y; .a` �:.a ���?.'��{.�..y�
� �
,
. � '�i . �.. � , . � ., �+,'$ � .
' - . 'f� ' .� e1 " � �af
. �,
, �,� i
. � ,` �{' �„ �
i ;a,t.�r
;� x:� -�. r�is` ;. <.. .^ .� �� y ...'' �� � _ `��5/ #.,s�. . ^ I.�j��lr�'������� # R'jA.r 1 #e")��°`¢ � �`�l�• t��`��S �\�
� '7�- '�
S � y 1�
F�p , }�� � ' y� ..� j� ,`�.' �,��1
, � � * e .?�
� F�.:: �'" ���-+��.�-.,� ,. .. �"�,� X ; ,. w.���'� -. . ,� �+::�.y . -,' -•,�
.
�.. ,_� � eh ' s ,.s. '� -.�r ,y .�� ,�� �,�. # �, _�
..- � , »+ ;:R �:�"".
;. « .
_ pr,
4 a t �.�.. � , ,.,w '3ays'3'c�{'�,g' M .� '"`l� �` �`'`
� ss� �#*
r � �.:� .�, � .i iy�».,-,,4 �, -j�, �� .y ,-, -
1 �
��d� �� �'+�,-`� 3�^.' . Y ..y�j,r 1 �'.i.a�` .+ �+'`'�,'.,�� �?�. ��.
4 1 � �,y r P .i �+' �' .w:
. .
^ � ' 1�_y�,
� `
L �� .Y^«�!^"' ,y ... �,a�e.� � �N .ti, ....
'V � ' ty T., : � � . f � � * . .
��]' 4 �`��. a�. � ..� y ��P. ��
�',..�x ..� ' J.. r i
ta�- _ ,--� .: . ' ^..� � ��
_�-,+-,.1 v.,.. _�� � . .: i� ..
,ti. ,. _
;. _ � � '"-4:r".��y,�.�r�,� • ';
F � ` k_�-s._--_�+ ". �+� `, �.�.°t�' .{r,•�'�S�'"� ti, ,�,�, •
; j," � �'� I' , k' � -°t''�' h- '``P .� *' �
� � � �;y'}j' _ . S�
Y; 1 i 4 �j. ��� � .,,���'��o� �'�
--~.`-- - +- ��y,� ��
�... - '' ,I� ��� ���.`��
� ! ''� ���- ��.` '�
� � - ,'�$� �
' .� �lS� 'I . $
�.� � � �r �' ..kY _
yl '^i}�Mk
� ' �p�t ' " 4
y '� ,W� + 1.Y�
i 4� � � � � ,
, , ,�;.
i �'k.���� y,�i�1,�; �
.�'r�*�I� �„�
.3..1 ��/.
: � � � T{ �
_ � ` Yr_•
S
'-�'����"
'Z ������ .
�
�
. - ,
�
����/ �
� + �
� ��� ��
�,�.�. �:.'� !_-.
+I•��h�
� �••
� ��
y�< � �t4� �n�-. � i --�,'
�4�� �'�5��, i a �".�1 ���•���� + ., • � , � i
6
-ft�I�`°f'� +R 3F _1 �. 1 � '1 - ' t
r _� �
t+w Iw r} s � � � ;: .. f
�A F�"�}9{rrl+ `�V� � 5 _ . '
� • .��? ` M��� � I�'. f�,t '��/ � ,� � ' �s+�..�.o '��?�
r t ` . �...._. �
'��p,M,�i� '� � �� .w.c?�' . {"x���.J��ir. _�,.� "�...y•.......-'" . - . , � � � �h,,. i 4. ,�^
�-; ..,:�t`�"��'`�' ''�`''" ; Y#_}� � ��F�����.�*,�}� ....r t ��t„4+'��-������`���!!! �j''N� �� � , "[
1,� ` .. �s'' � :.6. 5�..
f,��` ' �1 . t4�,,f� r�:'` 'r ;� ..s:. ��{[y ����/ S�t,,.�.� „� . ��.
y �. . e',l� 74�yy,i• �y� s r�.. �`t 0
. ��4-J'L"�`'� '�.�`t�,J�'�:i�� ! [�_- ��;� �.�-,'�,��1 -�r� .�;��A'�. �.
��V ;�R
4��n v r'� `'i '�.."�*' �� _ r �'� '���� Y`•hY r.�
�7 w} � ����� � � �-�1 � � ��
� ` � , , . —� --_ �,� �_ �� _ ��� .V,.�a"� �w
��T �{� � ¢ �_ — —�— ,� ` ;� �,.� ,� � �,_
c�'� �, . � y��� ,�?�,� � i �� t �� �� i �
w �t �^� s . w� �,,xt"`� ;:���{��•,:
� �"` ti'F � ',,�`� 4w ,� �. , � ��• ���.}.,r y l�tl�u�r �
35 '� .t t 3I
. � ,k.. M � �L` � . ��` � ' S
.. M C l �.�." ��.
. ,•� �� � •�♦ •..t� f
�'f: R . �Yl'�'�t.
. �� -e� .,�. _ .-� "`�",.i. -'":t�.��
� �. i�� �' �" M ��,
.._r ..�..'
ti
�
`�� ��
�-�''��" �/ �.
ti
�^„''--�`l��� f
� 1,._-----,_l�,� ,�,f
, ��^�,��—__ '— �
_��--`""� �
, .� . ., �, . , _
�,,. , ._ " k. � .
- �-� � ��, _. � .� � �� .�. r_,� � .�.
� ���� M ; 'e� � .. '" �
� '��,� # , ����+�'`` .�� K �
, � . ._ i��f����� !'��b kv•' .,�r. y,; �. .
�i ^7 8`,� ., t �ttaa '.i:. � � +`� � �� t . �
� t lx;,. l "e � �� +�:d � ��ry f',�r '{,: �w �� ': .�\': �, vR.:�.... _
e.���'.�41 �,�Y4����a��i r'�1",�.�`� "�'` +.' .,�+ y �. �`r��rf����i•`�;+ �. v,l�j� �+5.,, ��" � . r ,. 'ti.. ' ' - _ '
�»:t ,� `"�''$��r ai�(:������+�'�, �a��r k *5~`� �„�[���{ ,, s , �a�f�•c.�.' •� �"4 a ��-�'#�-.��7"Z'4,�� ~ '� � � ... -
�`'� � ii. � ",.�j���� 1' l �� t ik�� �.+�., y! {A � w +F�� ,. „i.' i � �.�f
v��j,'�(i'�z�r�a�a,.�,, �s � .•'lto-'►- a�,�.�t� ������5,��» r. ,v"n.s�.�t�'� S k " ,�? � $`��� ��;-��t� .'` . ��f � � ""
�-�.� ,�}-�"`���' a �..� ,�„ ,�e(.. e!� ��^"��CB� yc�t,, � '�`*tiYnM�'" �.w� `�y'��i�,� 9 ��r ,ry .. �{ � ��� } t 1' } ���
r�y. � 3 +�"�' � �'y.�,. ,j�
..:�9 ��L'.�"'� , ."� �` ��` ' r"'�r� 5��•`��� � �`}�., �,�-"`�`.N�+�i.�i .�.L`'t�.�q 4°���i5.� �� ,J :� �'3y> '~���yt.'�k�
`� �; rt�2E s'e��+t� ��1 }�-t�Y' .`-,��.*�`B"^`°s{k�F"a�'-#s�''�' +� e�q�'���7'����1� 't ' `h t��,5,.
R ♦ :�'t. 1 � ,+'�` N J+ I L '` ..� i� R
'n J n mt .�. � r ` J� �� � �„��"" h�..,}:' "� x ,. as ,���+;,�.– y�3-r ti'.. t g i j j �� ' ;.s } �(j_� 1�l�
Y� 'a Pi�}*y�"w ro{� ✓.. �. , y .a'f�,,aw S +�5.�'s'sa�f .�i.r � — o-�:�� � r.l�_:.
. �� � ,'p�,ry,"�a....- �±Y� :� o .. ar4 .st�r�-yry�f.. A ,; � `�, '�'i�i�- �:v �s �`� � '. 1
t�`a�g � ,{, +tk �' S-T �, 1��" , c. kl
� '� ��C r� Y� ,� .,�a a ��' �wu."�v.� j . ,M* � +�5� •�4'',��q .k� . ��''1..`y
,��` ,- }�_#,�� ��
� t-
!� � .!.'r �!� � ` A XY����1.: �1Y,� �..�_.i�� '�e f� � i��r�q.
�. 7'��! uy �`' fi 'r. �,�'i;���a c �n �t��'r`.� .. Y;,�9 r, �
�� N�r,�h �}r�.�
�
� ��
�
�
�.L.i�
�
�'�� �� ' w��"-- --,�
.;i.' '•h.� _
1 '
��i.� � .=y.+��%` j r - , + }r 1 J ' - �i
.�� r'� t • } � �i� � ; ..- ' I; I
� �� �� � �� �
., :, y ,
:;+ �i ,j"��°y � � ' �..��. I�.,.,.c' ,A � ----_�'— �,•L . `�
�r" x �ti.C-,'� i wl -�!,:t�^t ,.y� �-..� - � ,y-, �f y-��
p"u�,� tiu � � -�"_, � L�y�,� '�.
Y�' " _ =`"'�,^-,-.r_. - -
, _' _.. .� _- � �
_ . � _ �
...��. i ' �',� _ . u `� . '
. �
��
,
!� Y �� :t+ � �'a
�-� • �r..: �. �;, '.•-�'� �` � •
a• - .'�.
. ....--� ._� ... �
� ... ._� ,_�
y ,
�`r� � � �(���� ��1���� __- �,`�-"",�°w ,� "»�� �`''�+�����"", �d�.�
,
:.
. ,�,, ,
{ .�. , � . +� . �-... _, .ww� ..: ,� ,,,�i4' .'',. `�y�
. ; .--
,, „ .
.k . . T... ... ...,.._ 'r,a. '
t. �` ..s _ �. �.. __r�"""� y.rx . � ��,,.,rp _ . . „�"""�,""�,•,�,., r > ��; .� � �,- .�R^.l . .�+�*�
��i �•
' `� �'3.a , . ._. - _ .
. . � �_�_ �r � � :�. � ,�
�-_ ��� . . - �___ ��_ , A4 � ; ,���`
� _ �.. �. � :
. - _ .y.
_ _ �
,�,
*, ..� � , .��. �.�.--� _�� : � .� � .�; ;,�,�
.�.
i .:r ,.L '` sJ, .3 f n ' e���y'��ri'' .t.€ � M,, ��;'~'-� '!+
``; ,��. . �,''�.' �k t'i f �a. � "'F'�r f-x� ��' �'��'�r A! ��- ,�
� ���� .. � ��� ��'�i°• ����� � �,'��y��'�<.
13�,(.'Yt�lE. . — _ -"��4 � T "'t'��„ N���+ "i
�# •�- �?����.` i` xi ! .v.
'r�` . _ e'�'^ r , M w�•���•+:r�, � �
. ,
. l
��y . _ _ . Y'�- ��� .. �
4 S � �,� ; `p` ��y�'�"� �k��
'iy>'&'''F�`, _ _' i -� a ,�'3-� .r'f'. .�.� 7"�Y
: _
_ - ,fF.� .Y 'n''r �. "-a'!�� , .1M�� a �` {���.�fg
+'
� '�
�,
- , ..
. . :
.
� .�_, x�l �r ����,K ,�. �a{ #�'� i�
4 Y --"' � - �.i jA /;'►�-� s f _ �,�,. L r .y�� p�
.r _�'�'' �r��J ��` ���.r .`T' r'_` ,a#.t ' V���, '".. i.�
--� �"i a" '��I
����$ .f '�.�� �}eY.�°.f��� ���•�� `F�-� � ♦
.,�.�° 1 ��r "i
, �F''S�y a����M��f?* �':°L.>',�+�t N• r' '�' � ' .+�'''* :��., " ..��.
''/'��+:ltT�y,"�}'p.,� �' �r�ll���II'i'F+ Y �Y� ��� �- r1� .. ��t ��.
,.�.A '��J� �f��' ��1.� �.I-Y��, i • � �'• �T�,` ... �k��� � � .�„^'`
��� f � � +�'"� "�� �° �+G �1
�P " r yr e '�. '4` �"'4^4� '
'Fti' �i'� a vt� { ��M1y �* '���. ',� s ; -^.���I
,�r}.�`*" • ���.'"r►>.e„� �' ^L ��� � �� �'���� - ��k,.... ��{"�,
�� �j .p r���'� ��!'�(� ,,� �! '+�.� i 9�rt' ,�,�r��`_ x � �� =�.,�� y� �,; ;� i
;� ��1 ��` pr � �, _.,,y. s ���M ii�t �r;s' �w +t��A.i � :i
» . ._`�: ^�. �� �,
. . ..._t « �r'.i� ��:: ,r� '��.. .r� . _.. �
, � �.. � , .. , , _ _�___
, �.�z� � .
'rr~ ,��� r �'� � � �' . ` # ' ," *
" - ° '�n, �
' ="'�� � �'� �� + �� i r � P t r` *�
-
,u? ,� �,�-"`` �,,� � � �+.� ���� � ..�+� � ,�!! .� � r �" �. -
t���`'��N'F rf �� �1 .,I . N,` �4.Y ""� ��" F ;� �.;v'
+. � J y,�i . . ... u�.
�i . �.'�y� �� � �-r `R�,� f .1 � ,a t� . . . .. . .-' _
.� �- '�
.� :ij Tr�'4�w !,.,a� i�, i . F x .-._�
iri
, y
i
. � I _
-. ����x, ., , �.
i � � �. ►�:
„"k,f.�,�P�,_ tr� ��s' . �i� .+ +�.�,,,� �-' .
� .
-.�. ..Q � ��� � - -+� ,�<�.a x'St�1 ; 7' .. .-
�
-
$ � •K i( ' ,, �tir Y t.,'3
'� ' " �
� 1*� � ��' { ���C� , y�.���y��� �t. � ' t�1 5��:�Sfd.'tiL:SI � I-�w � j� �� ��i' `��� � .
. g
-� .� _�"r , . . L� _ __
� y . � � �t ��i��.
c
� y
..�:.Ny �. �� ♦ � `�C � • +` � f •.1 r � kA
f +. .
� � ��
N }�f y� �R •�
y � t`t !a� -...���yyy .'T'i �, 1�/�, : n:'" h� � ��
3SE d ��• ��_-� ���d . 'Y�' ` .�.!'�,.5 ¢ t
"'�'�w +T��,. ..� "*S��- .[ ��r � _— � { 'Y�.S.F �,x�.;�_1✓-� ♦ .
.t �! '�d ` � �,�� �� - ;r r}y�'�'� "i:�6 �.,��.�` r
t,� ��` � {��l"�r��1
;��`�l ����•t � ;_o f�-t'�...�F � � �""� �� � •��' �N�.�',� ��y j':��� .�r.+��l�r�t�.
�� °�`'S` 3�-�.�1�'� � `N`�- � o I r'' i � kb� >� l "�` �� �'il ^F" rt:. i
�° .� '�s�� )��%` �t�= �:<' r I�t� � ; x �I�i{ '� 917� F- r ''"� � :71` ,,,�"r �. ��r3'a"a t����F�
°,�,�` 1'r't�- . �`C; r :.� f �f� �, y.. � �, � ,� �a ���* f * :J°�"',� r �:C ry� j�'��r C " .
�`��n;yN._ �-. ',,1;�'� � `.�.��"�� r, ti .:}'� �, �1� =f .�` "�1� 2�ip��.4K �°'"'• ��
„�7 �'• � � `�F`4,,�-�:�;•,�,cE�=rr: � -` � ;�:'!�� ��`j`�'�,p,�'�`'�t,•�r���►-�p`-
� � �e� J� !�.
� ; .v. _ ..�.�, v's' . �r u�la"i� ���i ..+).- '#'���+y 1" 'ri'P (,+,��}''��, ,J.
��,::-_ , ' ti ., �
� �t � ��t.�1l��'��r''� .Y, � i ��t"�. ,;' *�.��..�a.��� , x�'a��"T�'��'s{
r( qE,�i 1Lfxr k�NN �... ' v-.�t{.�`i '[�I��'� � +�,�,!�r1<• y..,��F`'�� '?`j~i+'_��
T���Jkyi4�5"�'�IIF���f/�� .t fi �� c� � ' P`��� r . �.+'��r�'0.��vt„J 9 SR r��,il ��1. .'iy.. �f�j�iS
����.�!� ,r.�7Y1, -��e ��J",�: �'� �'�+'���� �dsa!,y,�� � �jl.; �L��y���
'�y'1� L '��,`��G k�-�",L:i"I, "'• �-i Si,r��¢` ��1. I� 2'�" 7'�L�+�'s'�•'•�-}�
•� „t.`".�J �s== !; ` W�r:y 4� ` f j .��,y�, � ^Y" S�Ar 1rr'<r� ��?�,`i��
��s���t.y�`iyf'. � .?�� 1 '�'���� A��n� ¢ r�'.' �tr+.r.
���J� � �i1 • y � �.� �'il .F�:�'t�'t ��:: '��
M
J a,�., i �->�- � s 1a� �"�;� ,..�,
'. ,•Y r i.a''r L �.�� #l� M ��'� �. �,� �Y� �
' ♦��A� ir` �i. ,.1'�•r��'�''yy.i�1�� � f•Y iie���,Ar �.`
� i � � +1'r� rtl� '�-1Y�'y�Mq, ^n•q,i _
��.�.�1 N14!J� `� t�!/ �y.#�.,' �,µ'JL���'i.r 1
��, ���f�"{�� 7a�yY� ��y.�.}'
J �`-�y� ��}.�
.I�'\.'J`��)�-. � .yv`� � � ��L
. :1 � 1��� �g�1M���
�1� �w.� l4.�`'��'i�.
.'` �:�+���
� ��� �
�
�
�
�.-iJ
ptio�bS�E��r
— _`� �-- — �! +; �'
f_.--. '' �� -- f
i
� � i
- ,� � �q }�� �
�'�—�� --� F
�,�,� � � - � , >:� �r� �',
( ' _�--
1` � ' I � ...- - � � y+ + ,
� � �y
I y� I + § ' � �-'� � �. ��+ �l !#�� '� � ��»'� '�`
� .'�e.I J, .,
ti�i �i � �� �� � -^`"�`-47 �
} � ��� � � �1 �� ��<
. ��� ��I�� 5 ' +�°� _ . - .t
--..
i'�1 ��i � �' ."`.� . �""`
_ ,
i .- -- _. ...�, -
-- ,
_�� . _ �
, , —� ,� � � _- `r' w ., ,.� ..
, _ _ . y�._ _
� .� �. � - � - j. �� � .�� `�w.. __ ____ M/"� tt-
. >�Y� f ,
' r
� - „ _ �_ _ -,. _ -
�,�'"`._- �. ,,� 4 '�__ _ _,-_
._ . . a.� � -_ � .
t � , � �.
: _ r..—_�_. �. ,�,� � ' -
., r.--- .—:-_ . .
. -:,-.,__ n• ,-..._4,�
� r-�- .�.. .. '""-�--.._ -
_ .��^^-� �``�"R'` �" �_ 'j �
� �..,,
4 - �. z' "-',"""`'^*„�.�,,.,� � � __c�� r�u �ib� w^^
, � . - � _. : „�, ' ' �
.�� .
_ . � ... -` . ._ " .. ` ` ...".o �i,. .
, � T �w .� ',�..y��` �Y _ _
✓'✓� - '�' ��y i+ „_ � �a.
T ^ .>� � .' } 5�
` � ' y . �� ��' ��' ���
�,� ��."'^p�.�+N����.K� .+�` , _ �Is�`� ` I� -*�t�
'} ..+— (�.
�..._ ,r:..,.^"� .. -^��`Y___.. �. � �.1' � ��i,: � � ��M�.7��;4� � ��.��
�..�--.;;_ . ` � � .r ar _
, ,M1 "'--P.,�'—..���„` �-� ��� "�", >�`x�rt'�`�� ,�� y«r•.
. _�- a
�
_--.�"� . - „ �- ���f��,,��.�d" .r a�' 's :.r"`M e'� p�� +. t
' ..�'°" ` � ,"`t;5�'� �"!""'�"`„�,�"`g� } 'y! ���'�.�j�.�..��� .; w
. n ,
.. . , . �
,.. ,;- '., ,' � � . ��-� �,� - ,�,50�. .
_.-�""
, t _ _ .
�N
� � .
, � .� ..�s'� �� ,�°'-r� < •' �.� ��` _ ��-� S •;�.1:+1
1
'�' ; - ;: �,;..».r� � . .--aa.�y4� <+�.�,�w'�..., r . - f" �p„ t.� " f �w:I
. ..�.. . � � __ f - . .i
} . .., . y . . - J*' � S1'�•
,.� .
y�: .� . „��,..�+w"".r��"'� .. ,°. � .,'~�i+� '� +� '" �t � - .: � �t: li�
� "` '-'�"' rf ` ",�'�e..�"`�" ''ds�*�*' I� . •:j �A,' �" 1,t� }�'y��
� ' ' _,,,,' � ' w a .,f '�` `� i'•��� � '�:. �� �t .�'��_
t , f �fn� __..."`"-- � °' n� ' ,� Y pF���, _�,�'" 'r� ���/",c�'� -�,;} k'j'�t.�s �e�w�� .
^� ~ '��.� ,q�w. 7�.�- �•��'��C��"�+`�T�ti'y+i ,y -�",
. ,;.
� e
•,� ;,r�"� , . � � r. �_'�;, �t,,
'A+ - .' `� �,,,- '. `'. i�' �,� �
� ..» r * �' , +Y >" s - `,,� � �
'�g ,r .-
_ .� � �" � � �� � � ��. }�
�s',5 C'.' ,FSc� l a 5x !w uW.�".,�e"" ._- � ."e. C �.�� '�'"�y'JF ��p",q:,��.+,,..a� +
* � r .
��a__. .=r� �;.�.�ii"..��.''� .�«.�.���_���..�
;, �- - - - ,�; � . ,. -���"=�
• ,.�, ��,, .
�� ��s�.;
, ,. . � .... . ��, � k
- �. �Y_ :.,:��,.., ,.._ .
, � .
,, _ _, . �. ;-. , y�
.
^i. '_" l. . �r ,., .. . �Y �� sU� �}4I. � _
14 ��
{�Y :��h�'' Y f+�'�r � ,
� a
�
. ,�� �� �� . a
y�� �.
S� T SJ•
, . , <.p' - ,,,�..� - � r .
'�x
,
� .
-� , . .�. . ..+ �
. t. r� ..�e�- .� .. .
.. -"� - ' r '� ,,, .,m�,a;�p�-"'�°' _. '=�r�.r�+t � '�,d�'�.�..., ,k,.
Y,.' _. �- f„� �. ^! r .� s
�. ' - , .p .. , � ,:. s
,,. .
#. V .- • �E.: ;' „:,. d �.�
.
�-' r��+ �� �"+i'y '�'..�'S
_ � r,..���t �,I �'I � �� ����4�� +�' �� � # :w+
.
� ,
wr a
'� i
/'�� 7�• �
' ( ' I .i ) d� � � �[.7k_. ��+
' . ! f 1 � � :��
� r� f �
� wR{'. +� ++q�� �r, '3'�
" kj' � ���`�4,r�,► ` ��� 'k.+r�'�""'� '����L;,'�"` �'' ��,yT L` � .ti «#F✓ ,
' , r.lgy .F��'. � ` T4! ��.'r • yfi� J�, �� ,`��'�o�I` ,�� �' ��`'
■ • � � .rJ� �.��T � '��� !'Y,.� ��. ,y� ..�IF' 4 �k. �
/ 'i;t . }��"g�^_'; t. .ri �.. �+ fY,p� ~9 �i rl ` .+a..�, �1d
- / L�: .- :�.� ����,.,.�,* �� � i t � � 4 .' al . �'4 � . - � �. � ¢ r� • rS. t."'_t
t� r. ' ��� � 4 ae ��
t:� i� � r '� '�r#:
- � e;�� ���q� �;�. �,�1"� .3 ��.1�'l 1��ta� ;��%+ititi5r�i+7',�.�5�:� � # ��,'�a,,'� ¢ :..F
, . ..� 'E�C� 4 ++ r K��,- ' i .;�.�'r a � �a�,''. � � '�.�..��°��vt. �, �..
' �— - � - wn! i ' a'c�.+ f.# -''�i „C'�'t � f� ti � �.:r „t�y.
� �,.�,��'�j��,} �L��1. ��,y �l�RRyi �.�• �'��j:�'4.v.�. �'� �"s-r��a�„� wF�.' � 3
,� :' :. � `1�L"- � � i' �,.r
.� ��fi�� + � ..���;�.74 a l�.wt i��' ,�+. hs'" �+sA g",b , �r.�•'�j � '`� � � .
� � w�.'� � r �', : � -'� -'L �.�c,�� � =�•• �- .rta; '�rr:. si��t �:�.� ' � _ * •*",;
. -.
.. _. .M �',� .._ ' . M r
� Y.
�,�� � ��,��r �;' �
� ' ~i,#� �°I�•���� �r4 t� { ar, "Q�}��i'1'"`9 � � � a;��'"��e '•�6�i/��Z�`r�y�}�✓`+�'Y���� � �-.+�
1 � �i� {�'�''Y �.1 f Y},`� �.4 ,B. �� •�j��I� �' ffi� �._�'�r'Il . �y.;wV �,,.N��y
;��� ��� x i�, z�•°`� ����.��' ��.5 �> '�j. �'r► J����:r A`�`� � �„t.��, �`��a
f g� -
��*4r��� .• �� ��, .�� � �,�Ct���f��. �: : -��.4��
� � �. 4`' `:��
i�r;' `� uy �"d.`X �� i�'�"-" .v?�r�'r"'s+,t�.�'�`�F*^,�y�y',. r' �� .�f.
_. ��;l' � �+►�'f i�� �cT' ������ "� . � +ir �� .
„�r,c,� ..±� P?F� ;r'���r'1,tT. `� �n ;�S�R. A-d�'.����` , ��'' �'"<�'..
_ 1 t � � '+t'` �4��y .f„�" y�
S h ,"�. yP � >r �- l �a rn*(
�� 3 ��N�`G �' ��� i��. M�y���� , .�.-,;i
� C.Si'M�:' y..�"'r �� �1��'W� r,��,#~�5�i...
i�r ,��°"Y �PS�Y 5v�����-_�fi� ��1 .�r
�����
�fc f� •+k����z ' •��`� .
�t�.:, - ���, � '�#��.��-� ��
er-.. �:. ��'`�a�i„' • ;�,��
��GSi ��a 4� ,
� 1r ��
�b c.��'s��c� -
C1�
a4
r
�
�
�
�
W
� - - - f
_,
(� �'Y' iS.�.." �,'�� �_�l'-'��'�.- '�:JFos'y ,.�° '��� �� `'T(.. '��_ '""•i.� � .f ; - k�:'fz."�' ..;i� Y_ 6 ��- � �i`,�'+�
`
,.
t.. � �, F r� �
a }���''� �•�� ' ' '�y , ' � ��: � �:�"x�'t: 4��A`` � H/f �-*�,�� ��! S'� i{. �� , r" `� r��� �f��, s�'� ��i
- �, P t�' �°.c � ��+, ��`��d ry''�",,� :,�;;`~� k•GL�4 ` '� ,�+, `�� rct-�i-s� :'Sia � -
,.
. ¢�� :�� �" . �_: .'g -`` .ti4Fv 1', - - .�Yc�',
_ �� �. . V�'� l.
}�y _ * .r. .: ;�'�s?, r �# ,�„'" , ''•. (,, ' � � �K'-i �- � , ia+.;.f'a�.^�i"'_,�'r, . .1...�7c�`Y-S� : .�
' � 7 5 `� . - r:�' . �x l^y
k'�� r�' . .3� '�' � �-. �-v ! T"',. 'Nr� _ c :,�.,,'� .r�. �i�''�1 ���
;xi'�,�« ' 'd . �6�as+� . � ,m•.''�' -� �` - ��« x .r— �.
�^���' xa 1 �..�t �'- + T�.: � - � ' , �q � r9:
� , i�l� .f�*��"4,I '`�`^.`� :� � �•,�, ^. !s �"�� �`• '?� -� .. � _�.
� _ xt�� �� . r.� �� }r � " � ''_
t �r �•�' �w'� ��� v' ', yti
���,�+9 i��� � �. if� i'����L�� '� I�ti . - A wk�j�' r�`•'c'� 3 _ ;t''��, �
� �' ; ' x �'� .} � L^+{, ,t s� �_ \y E� ,rt'�
Y"�:;tj '�'i��#' �� � . `SK. �� 9•. r, rcf �'�y; � 'iJ�� �� fg:y' t` . - r,'ti:��,�,; �j
— ":tk � <��K d �:`;�;'�F'y.., � a J e`�..ic'i :. }� t,�,4.a .���,.��.,d_i...�� �+ �`��e�+����.s ,�,�� ` �,� - ���r`-,�'c_�,,,
, ; . -_ , � � ,�r �,
i r�`',���.yC,V.� . 5 � .. . �... � . .� .} .�' •.�1 . 1�yy, F,+n,�gp�� . � � � �� ..�� .T^S�. .�
'Sq�t��_i�•,.��: a �. ^t.�r+�, � ��..xa!J ,�':. jT�' � . � ~�f���.iC v,�' �JY:A7,S'��
. .
�� �
=! . �. � . �. . ...l��q� � � � 't�' . .� ��r.
*`(t�' �' � � • � �` � �.X': ,...?N i ���_�\J. 4;'�� .V� . � _ Y������
y�T x �,1. Y- y� ._LtiS ��Yi—_S j� � �:� �y�� 1j. ,� 'I"� L. `�:'
s
.. �� , ;. �-' - ��►- * ; : p.� � � .a�- '�
, , .
,.�,^�- � � , : , ; ,.-x. � � ' :�,� �. "'�s� 7.. `'� ,
a a. 1 1. 'F,� �' Y� �j..�J '. - ` Yi.`S' ^_ ��}�' l,-.. � ..i -
4 N.�r� . .::�� � . � �. lar� � �;"";Y�. �� � ,���' r �„ �� �� �w __ �. �
1N''�.� d y i :� al _ �y ��: k,.� _ �t_ � '",��E" ii �_ •.� r
.,�?. �� �"� � �r a � { �_..,� �_` _� y �
� ���^r � � ��a,Y W��� ��# �.�,�pn ,�i,�i. : Y ts��T . � .�, � '�
•
r. � . i�?.'„` !. {�� ^IF�lt+,�' ��� .��. _1 � t{'_ �`.
. �
.
� �:.. ����''(y���' r a� £'- (�.: �t`?,��4: '1t;. , j. �- �� - - �
, er }{�f + �" ;! �i��,��. tT x� l � 9'..
'�ir�? � `iC'�4.t.Y� "' -.i{�.� � -.��° � '�1. - < yyi.
, `.� � � �` "`. . �"n,�.4" j" a �. a t �� . _;, �'. y. - . a? ± � r .
e� +�-�r+ �� y �z :"�� im �-�� r. q. �'�,7�: 4 !;��- ' . � '� � 9 � `~� �� •�,Y.
� ��� Y �y' #s } � �' { �/� y,l,�,a"�� - �-7T��,..E,... � �v '� �.- �'' Z :.h � �'�-#� 'a� !
:j�y� .,;��S.O�r � �, � �"� � 4ria +� .�.. �.� 1 a �y, ' ;� •-�Y'r' , I� i �� �:.�' . 4
' '�. sti^' �� �5'S�� ,.. .yR. f�y,'� �`��^`'� A�� �� ' t'�„ '�• q� � H ,, ,�`
. � ( _.ra ° , t . � w 6 t , �.� _ .. �"`�'".� � ���,{�� a . ,.rF"_ �'ly .�.,. `i,� 4
� - � fi��
�� ��� , ,I.
�y. x - „�;,� �. ,��':�;� . • �-:s: f � '�`s. -�;`p � �-�14 ,� - �� ,, � n� �..a�f�`�'
t'-�� '°i 'r''l ` �.as � �f � i s��� �t�'{�`� �"�T�' �.�� � _�°��� �1 ,4'�` ���f
., �i<a` .���,I t. Y';i i l y' «Pl�_. �,}' 4.,// :J�trv���.`l `S'��4 � irr � � .� - �� �.� ,ti �' .,� �� - r� �
�,����#�.`�',c�Y� '� ��/ �` -,�,� ��' �;�,� - � ^�� ��,, � ��� ' ,� . ,�
Y�� � .s� ,i� ��...�'' '-�, � F� '�.��s�i�;"�,3�) �`�� ,,;'� — ,t�',a'' ti 't d W
:t r�'�� .� ';
,.e,�:..f� �,'�� �} �,i i a:.a���, "":��+.'I �(- nJ+a. a� Zl'' � 7� ._ r. � i� r.� $-
�k� '.�`'� � ,tli �p�7��i11��4.. . � : '� ���� �: `"�t�+�33� � .;.� c .. �� ..I
� ��R
! ,� i 1
� '�V• /, v �i•�-�f � ,L ���'�J}�. �M ti
`o �� .�r�Pf}l11��'.! � �/� ;� �r- F.� .�, #'� �, r ��'f,' .. ���`�'
� ��I� � Y '� ' �. _. �''�,�:�� 1 � �, _ t
+ i�,.: � *� 3 Y� `'L' � ,. ��4c
„ , �
��S . if r i �/`� T.�/ ;;r, �`Pc �,xL�r s > ti�, J � '�
r � 11� �.r+.,• � �+s , �.:Y. .r43it;.f� y c �-4r �� � q,+PrS 4 �+Yi �,u �, n �,i a.. }.
_ '��: �'r !.... '.�: .�r��. . �' �'•// / o.N_ . ^ �..f. �s3�? =^�v^ +c. E" b , - '�,�' `'S` y!" • . - . v � e
. . ��i , a ,I� .il :(/�,•'l� ��t a� ,r-� Y;.�Yu� ,�� ..��1y � ,aP- + �t, � i(��
� � ��.— �,, �,_� � ` �,�} �, �,� a �. � � k,,
� ' - + '�,;! yyye�� F� J.:� '', ;;,t,ti,��., ,. , �•� ��. :i:' A Si" ,,Yw"� . x' 'e�e;+
�.y g ��� A� � ' . '� a. Y
h, t � f .�'�.:��+T" �J ;� �F� �,} j'� y�jy��,� e: �� .�,� �� .�,, ' �t f...�di 4 -� 'i. �_ J/��. ��''�` ��,�'tr�
'�'�.,/ w ��.�t,. � 3 'fy . �� 'ar `"'.��� �£ Tr� ri.�i9 7* _� � t - .�'a`�� � "_`�
� -� - . � ,- ii��" ..J �o.r..+= ' J;� ,�.�� _Y.�s,� � ^W �. i , .. / .��• I .�,
,�7'� �. �1 '� .
� �b'1.� f �t ��r .�: � - ��1�.� .�1 �i V c ��+ 3r3n� � ¢o ,� i I � `� ����.�� 'tri / � �`��.
r. �y� '��� � `�'��.� +3"' �.. .�^'� { .,� }5+�1 f/ '?�:t�-s�+?°:'�
.' .
< <
� , s, -. ,�.:.,.,.., _ .
. .
M,.
. , ,, k
; ,= � ,� �, f*s :.� »� �,, t.X 1
. , i
�
� � .. � T� ',j; 'd. ` p ����� �� t .�= �,y�.t. -Yl/ �� ; �,7
fr
.
. . � �.V� /k � � .1�� ] +�'..
�
,
`e YM� I� .>.�N.�.' :�'-Y�.Yv �� r7L:;p fF �'� � �. Y ��� � � I�_.#���J �^i��*5'i
' 3 �r �!1*f`�* - �j 4' + .,�a A s H� I
� . .. - '%-,� i �I�`s ' . �r.' � � �11 f � t,Nd>.
�� , l�-- � .� - s�� �� I . � � � i`{i. t ���` ��
'�. l �► -=' . ' t 'r�
� � � - � �'� f� -: "; " +�s�r
� �� .�. ���-_ �� a._ �I�.��� -. :�.� r-��,
� .
. �• - - -- - - -...;,�.�� ...__,p. � � .� '
1 � � �"
t •! ,� �� }� '� � . l�lr , , , ��
..� ' 1 1 L .l. ..� C � . !' t �/1,�t, f � ,1,
; �� , �. y ,�� � q� �:; , i. : �y y � f�' ; !i �
1 5 � §� ',•�. � r u . y� � �� }��+ .�t t�. '�:
•^r� \ M1 ` � .t , ��V� _ � �i � , f, �, . V �f �� � y_� � .
t, ��t , � i. ��� ��' � 'r� �U ^5��r��5i�� s � 'i ����i_
�� y d ��r.+ � � � .S � ir§ � �' J � s y t�;.r�- 'q + � �.. � � ,�, z •�`
.��'.� . .,� 7 7' S �y� �, � . 1 �< . # N'�`..• �.. ��1 r�,'-
���E� �� �, � ; p 1§." . p� ?t�- .� ,u .,j`Y� x �'`K' ,�a.�.'.:rn� � i � r'�.,`�f� d `
:i�� � 1+�'� �. °v���.. .k:9 y � ; � �1.� ,-a _ .. x $�-+` i y"� r�.y "r" � � t,�,}y W rzc' -
U R,tiw',�.:.--_ 8 . � ' '� 4 if ��� 5���'l�t�'t� 1�,��i"`y�y��,�+i:xA���.+��� 3<.,��;���i°�-��}� � ��`'y'„'Lid� ���
,��. ' �l` , `. ` .... � � ' +� � ,�'.� , "-^SY �:i�:i_'^{'':Y�sa. •;.r+s4' .'�fH��v� .. . _ _ _-. .� . � ' ..
Y'` _ yr' F+r� �h 5 i� � , ., . . �r ___--- �
��i �r;N� - �� . . , . � . ��� ,,��y�++��f �
:% , '+�r � �l � ;��`�• , . � _.�� ... _�.:...'t
/ � �I�,�• '�e_�� �t i�• ��
� f ' � �( -,�..„ t t ( `'`�,`` '`� `�. •---------------
��J _� d`y���--f.� � � � }f.�c�, ��' i..,�y _ "�+-�,1�'`\ ' ` , _ • i
/ � ''f/lrtI•`���J `�. �� ..��_��` ' _ �., f
��` /� ' ..�� .'bti1_�__ 11,�ti• i�S.. '.. . �•�n . . '
x
.:
� .;`�/ � �(, � � �'"--�-,..___ '"""� `'".��R�
r . �r : .�� � ,• -,._,`�w '-�-`,,, •,,�.� —
__w . . ,.. - .
.
a _ _
,'}� f/ ,,1, ' .. ����. � '_' _ _. �I � .
f � J�. � ' � . y ~ �_ 4 .. ��„w�I7',! ,
_ r�� ,�V ,.�y,' �� .n �'---� . —�-"1 _ _ i��. -a3 i� I
�. � � F^' . � k. r- -� . � � ' �.t�-"�_� _ . .� .,If 'I��" I� t
►-. t �; �! --�^- ___J-- �� �� r�I�i,�'`s
� . � Jf .+,..,�. "� .�t�+�'. sr� �� �; J � �,. �--^'�� _ %���' ' i r�.
�c ,+ ��.1'� �.�',-�� ' [a. � -"�'�'�"�:-Y 1{�r' .�
�.-:�M�' . `� ~� ���� - y44 t�. , 11 �i - - %�
— �''�-p �'�,�;_ li , :=�--: - QrtBr
�Y�� ��'�R�'w�.� j , : y`{'�'�f� �y4��
�y�- ��
�+` s� _
, ? l J �) ���'1� i �i r�e�v�j� � i
�i ' .�° "��(/~ �4,-a>.�?_ -��'1a �. 7 _�:' �_ ' I
"�' .- i ,:=r-r•-�4,� y � t ' _ - � -''•!
� �.��%�. :�,��i(•�« 'y` �k..�.. �i I , . �� %i.�i - /., � ., r-;�� .t i ...-
r'� ,. - _ -- 'S' � ti�. � � ; -s�l yy � � / r � � �:��
t ♦ �II{. �} °{! 1 . � (.♦ .�✓ J • /.`- `i.. � � �t.
����C,�". 1 .�_��r��";=.T:j �� �z �f�i���.,,,. �T�,7'.j ,:- � - T w�.:: .#,� ��5�,,,•+�
��,.a `�'h �„h�" r� : �`� � �����'�' �� . i^��� ,"`�f �Du`�; t,..e. 'yL���
��` .> �r � .r �� .:� . . - ,` '"�r'
�..s �^�.'�,2�fi1_v+..�� - ,�1 +��`� z�,-" yta: ��+ �. _ e�` ,�. �,/, - - n,�-..�.
,
3 i p��. � i ' � � s ` 1� '� 4,�tli». �� 3'�(� �y.:� �!• '.� yt �i ,�°�':
� . ,y� 3�'i�`„"{�, � �^c'' � F�.'��� ,� ,�1 +��+�,,.�,y� .�t �f�^'' . ' .i �� i y'��
� '�` ��c �J.�>'1' iSs:�y� R_?'.'• �?���� �-�rii � ,.�t... �( .
M�,�3 � � .r :"6 r- ":,:d/`Y � < $
' .Fi J����s� _���� �`�:: i yv�.r�� _ �g.r ';�.. _ - v�
�g �- .,7.: _ , �•;/,..,�.,,: :.��,,;„n,���
}
) '� �i. a� r , , '. -::. 4n , ♦. �! s .
/�� . . .7,��4',�
f s
A .
��`-i" �,�. � �. .. ._.. :.�. .- .. � . 4:�.. 1 .-..,.m ._. a �•.� ���.�r• d.' t y`� - ;� . � �
�,�Nru,,�- .��; �;� � �� ..' „�„'••wri::e..u. �. .. }�..h�.{;.:` �y'��`y����i".� "�a�r� i��..
�1 .r �` .�s � �.. �• � � �< A��
t f— � ,m , , j. ;,, ., � �,� ��
.. .
.
. , :a _
w �
.
� , . , � , - e
{, � .. , -
.
�",�', ,,� ' �
, t _ _
� ;� � � +�
�.';�k R .� . � � �
r�.+_.,+# Rr�.�;+',� - {� �. -s..
c 'NA' i r
1�':I`L� ��_ . ___. :�.4` y��'_ 'eX - ..1..
N�
�`
�
,�ti � ,,. ,, , �._.,� ,�.�.� f: � .,,;� �,;� ,- .�. _ :.X ,-.�,... � wqr ti�p -- :.� �.
,�� ��. ,� �, r�t ' a I , � l F`;
ei � �, �, ��.�' �, � (� �" , � � .
.
_ r ti �
,
�� �.. t h t� ,�jk ^ �' .,.'u �'�!n 2.�1`+� -} e'� q .`��y � F� a � � .
. ! t a
lk . °�,�. ��. .A M�i�✓� Si+�' '� . �'�` '!ti� 'g 1 � ��� ¢d
� .> � � ":� : . F � . , , ..
�*� �'.�: `� �r,� �'p'.�,��;+",� ; �._ ; ► �. �* .—
' � ; w 'fl;4+a }�tl f M'S ' ' `� * Y� r.,
� ,� ,.� K1S P� �� �-..� �,. e .� . •�t�'J�k ' �)
`�i 1.� f �sr�� kf�fl. ,� .. _. - r �.Gt"' +Si�,2 4
� M1.,�.r }';r�fc��+,f�.;n �Z�':s�:G:� �_�'r ��'�"'°"'�,1'' �v
; �,�`�'�. �,- ' ";�, : ���,���� '� '� ��- t r'�
_-. .,� � .�
'33 .}
����i4 'Rf'�� 'I I ry .y.M ., '. .,l'���� '" � ,' *� � � 4�
�rR`;����`���;k:�� =�p"•,;� u��p�""a �,� - r .es? r- i�'��""�;"t�;� p� �,��� ,��>- �^ �
� ., . ,
: . .
;'���� � ° �3r � .` ~ s'�`��� � '< >,r' � Y �-�. ,• �, �
r�{ ��.� . . �y, �wA b��'.`e,� � �' n s��T f�. {,("�y..
� - f ,r� �%:
� � ��; ,� 4 ;,, P ;,;;y � t
�`'� ` " " 1 "�� E,'
s .�.i�'3 ' h};� ���' J� � .L"rr. .R ��
.
��
w �
������'� � � � � s �. .j� � '
t �"t�'�'��'Y'�.�' ti � ' =�'. � .!'..�,�� �.` i .. . ^�.. �� �'r�`'�'� ��-� c3.�_1a �.d '�
� �' se17�x,,�r �fi?'; � _ �, � y,... � '� t+;'� a �J'�,�,;� �,. ��� � �
�; "�e 'C' ,s' � ;�. '�`�+� 7:-� .� '.�a�t,+ ,��' , F e ,�, �,
z • : ,. , �
' r y .r,,H+ � t ��L,P' �1 �.T' ti q�=a.;�� : • "4`� u,�����s� u"��,» � .
( s 'L �'•� ' ' , r k 1" �pr<'' .� t�#
� °� �,� �,Trv,�`.3 .. -, £� a,. ,.' ... -'�iIF�'.� r r i.�y u�t,"�� �*+k� ,kr ,
, F• [ �:
I: ,f.�� ��`_ l. '- :. ' . . x+�:: 'i.._�r''.f}{' � f. :,� !$� ."'�' �° fia
, '�.�� .
�
M1 `
� �� , � �
'+'��p���� � � '�Y �'., ,� '��'��r� z��j;i�i� � 1-1'". " � �iw.�,��uf ���'
Y
.. ; . ; .
s - , . � �.�,✓
��4�� .�.y� . � ': . � y,. -x . s��i il'�iy-�''+�,..s�".�__-
. , � �+
ft• �K��� � ,' f'I`� .���• � � � .�'�,��- =-.-p � � //
�,' �` +'L�•� � '� "�h��b'��y+fr���i ,� � j �y��` . - - - - �,�i( ''�! .
.
. � �y�
� - �. ��'�16��.s�l 7J�.'�S�".. - _ ,�° ��< :�! i�',`, f �cs.
'' _
�' � �. +�'�� �f' �'.� ��i �M . N�"P 3 .,�'�''� ����
s`"�^ :. �r- f ' • ?°ti'4 �'��` �� rM i
�z < � �� i ` � +p� �4qn `� •��'r,�y! � 1
. ai . . �;�x �' - c- ,�. .r r�. .qa"'_v .5?% -i�
'-����- �p.� �^' r ` f"�,. ':`--�� 'i,r�.ri � � � ) : ✓.�' ./?� , � .
'/L�'�,r� -��`�'�,��,k. ,�s. . _...;�'+'�� a�.� J ' �-."y "L i��;� �' '. � k,�a, '•>' � � / �
a^� 1 �,+' -1 y G�- � /'��J
� 'J`�
'f -�••t�'�. . g �� ��a ��ry�' �',
5�s 1�..�'u.��;_-. . �° x^.�-;a����3 _�!'' � "�, _ � 1 . �;� � � � �
y .
_ .
;. . . .�
i , � � ti ^ ;fi 1 „� � �.�-�' �.r
q�•,.ty.= , ` ...���i;�d 9r�j�r�j,��i' , 7 l ..���:,� ' �'� # I J -
k''. a �� r�u �l , �� ��' f / �J'4 , � �'` 'f ��"J' ./'�
;� ' � •
� �''�r p iE'}�h��, ��� t r I r �� � -� ` , �� �'`� �,l
��' �� i .,� � i _v'�rTx} � (� � d t�� � '��� ��
� i �u,�p�, / t
LT - r -
- - �a '
l+�!h��� . - i
-_ ����� 1�. �I �_ L, �% � / � __+� �-�^-
""'�; i ,F,�' , �', i�� "f, :..��'�'�
�I�� �1A �.."yp i� r��(E�r,� �� � � �_ �� � ,n� - _ �
u ��' _-= -' ' � f:� t �F / � fI �. -- ; — ..
� y � , � ' � - — _ _
.
� - • � / -
� � _ - � �'�r rrlE � 1 f „�a< —.�.-,�i �
:
� � r 1� t f ` / f + � _ - _ --�."�"�-..:""��-_--' .
�e• � � � �� 1 t- ' i� ' - ��. ����r'.�` .. - � .
�� :�+�
{' � r. , . _ . .. .. ,. . .
� --- --
� �E � / Q �
�:-,-�.: ����, � � _� �:.� .��•:�
_ _.- . -- .• � ''
i� , ..
"�.�r� �I�''°k���� � . �%w:;t � l . �, . � ....
q
} _ � ti..- ,. ' - , ��� �'�� ,�� 0
. � �-
�. � � _ r
��� ., �.
, �.��� _"_.
_ - - �µye _.� `
s,_ . _ f
.. '�"""_ h .
. r �,
. • �. • /
: �
i /
1
.
' � � . . . �„�?�� ':'s...._ ,:... . .. � : ��1�r.':. � .� . . _I�' � ..
I. .a+� , ' � ���,. . _�, � . ��`._�� .—n ���i . .,� ����. � � �'�'1 4� .�� � '�i�y+y♦ �
, 4 ., #�i' ..'p �, N�� t r�r-. .< . , � ,�R,a 7� . �� �.1r�1, � � �
_ '. `C �Rg p_i s .l'�.+'1�! ��r - � . �. ♦ I..� �.. �-
,' :� � '3"t� � t.i � � 1 r
. ' :
�t z �. .....Z ` . • ..- � t� .. . ,.
+) :_'� �. ��...
.�- 4�'�� '- _vr.: t� /S� . s . � . �'�+{ t��, ., f. P `
M ._
. .
4 .L`�� JiJ. 3' �'�•!:_ � ��. . . .�, �,'!I�� .
.- J' Y�a» ' . � �:} Y..w�-:.. �"N�� :r • .h �.. ^^�.. {'.. J.�J� v� ' � �'�,��Jr'
. r
. �
'y� . .�4� , ., . �� . � ,�A � _..; ' y-y+�,.-::.�j � �5� 1f�I.�..
f � yFl� � • ! .. . -� yP "y y ° .' �
,� �� �. � � ., i s z �, r -� �,���,•-Z�J'F.'�":x y� �� 'r ff n, � .�
� i,, �� �� x- .:�a ��
c {�•
3 �� Y9 .! ��
•i��.�. `i�/� `�i �� �� 1 • f '1 ,�'rr~ yf ��GyZ L �M �l� 1 t 4,�- ��+6�"w's��!e'� lj*$ � �s^� S "
� �. ��.,i f !'!� • y T� a hb. � ' � "t rT' � ;,.;M ��[�>§-y�1�r��,r. " - '.,�t . '
. ,! ,,,���YYY,,,
.X;�� y7.• ` • t� � r h�. a..; 1�'"' . #..�f 'S`-,k�' � '.�� a1�.4��a X � A�� V��'
I._.!`l� �1��� �� � ... ��v� ��.`YI� �' . �i •i ��� ..�� ;�� �� ���1 •:� � _
.t � '� ., y . \.l�� �:l ��! - �t., t i � - _� � 4 .�
,
_,
Jw.S. � y{ �3�ir k � ♦, � . ���rr i�t rx t, _e ' f � '1 ' ;� iF � f`�.,�.,!� .� �y � i�
• ,,.. � � •
y �p, .{ )
�.
�:. f . 4rCl 4} i G� 1t '+ •.Y. 4 .J!�,+ 1 3ti. g �y 4.��,�y,
ya,e�' '4'''" .w� . '4.;r � 7 y.S���� � %I•. � �3- ' � Oi� � �'* � r��-' }., 1
' ,,., ..._.;.,.. ._ ..
.. . a . .,�
.�`1 �, � ...J + �'}���.- x'L-i i:� ���'31 r �u J � ��R- �� ! Y� .� ry�.�� �� I.ii t�T�i��� Y� `' �
a �` t �f;� 1 � f
, w . - � �� �.-. � 'f #
� f� +.�.'.S t'° ar- �E � �. : �._ � , ,t�.
. � zf '� -i, I' � i�• ! '` t-
ti �• �'Y'�'�va� � � �:��� r7�' Y�' �� ��. T�?� =c:.4 � � A. ,� i .(...' h�����y ...»f * �,�* �;: '� 1+�{ � � 'aE, R
ry� ^ � ,t
� � r c�,�,,�
.y � . ...+�7:* `, t�k j a� �,�t 7 y � �� .,1�'.� ,�, s � �'.�'t. '? ;�L.. �'7. �f� '��}i��5 _.�:-*" �y. �� �'��,.`� �
�* '.A ,�r ��Y , 5 _��� t � �1
-,�a 1" � ;s� � �„s:K'L �{Y�i���+��,� YR,�-c `•�� .��..Y �♦ -i�. +�!�, '- '
1 Y '�� �- -4'
. _
� . .
ri �n � 3�� �.� .-��-., e�s +�?�4��g" �{ . _ ^ -" s-_ •� rt"" x
_'„� � ,r�-�}�1�,�1R �-�:� ,rt��.� t t:Y tr ;i;:+� 1, .-.Yri: ,t ��p �t �ak, �M;4y n f •1;
, +' '.1 :.s#{ -F•1 T�y�`�.� *O�h�.�..��t Y.� s r� hl •I � • Y.- �S ���� ..... -- . _.4 �Y �� :N' ���� �" d i t .
.'.
�
.
' d.. r. .� -1
v -'- � � f.'t .�w.� o�,,r►: ,+ { :3" �. �,i.,,,,, i ��.4�i _ �, ,.
� � �:�� :. � . p ,�� ��4h�1� ,�t ? n}.v`V4�i�V'''� �� wl. � �t.^ i 'T.` 4 Y' i V-p �"�• �� t -.' �' .,�.� ��
� q ., a �
� ��� � ";i r^'�f �,�1�'��'i`•'' � _ ��. _ F� *'#� �.. ti._ jr.-�€'yw�� �A.��°� i`�-
.
.
. ' a i;yl���k'�... . , ,-- �a �' �� � �' r� ,�i;::' .a �J� r� �t• ,i_� �:^.:+}.� � ��
. .,,e _. � �,. ` .t� .� ,,,� - , :� � � . 4 r. �
� _ ,.�.. � .
�.� � �i'�i «nr s 1�"� 1�t1 �_#-�= ait:,e, w'� ' � ��i �! -.• � �M' � . f � -
;� y °r�' S,1Mr �,�'�.t�� ` .�~G`r �'�.' .^f..' ` .� N... . sS.,, .,: . ..,+=_ ..``" ..'•. '
.
� ,` <w t Y -� �. ,� ,. - . f t N ya
�.e.- a ��� .+r. »}f,�-.� ���� �}T,,�„ �"� •� ,:t'� 2'c.�;.�'' •� , ..1�; � �w�.. �c�,• y' � .Y�^F7�' `�iq,.ar+'�'i ��p:. 5.,�.
�
� u �. r �.- , "q�''�, _ . `: `}', i-� �3.:��, � �_/�� ' - . ' _yP �� ti. .
. nr ' . �'.�`� �..
�... ,- .. .1' ♦ -'��. Ac� w'. �,�'.'1 ,i �C'. +'!`Iy ���e' -�E� � ���� r� !�. s. � �. �.la:', ' s��•. fv:� '� ,,,�
' .
- 4 ' :� '.. - �, rSF ` y�� `_ _ — ��
, . . �
, .: ; ��r y y,. ,;t�; i?� r ' ��:a a- •�.1,� ,.� ,. - . r' i��.:
:
_ }.. .
�..• �.� .�.. , Z .- (: .� ... ._F.�'`�`� .{...r t/ly., :t.... ; ... ..LL�'� �' ,�w � .n,�yht, -tr
-r �,..�. :��.�'.�'��vv.rf .;�•i. �•_:i„ .•..f. .rr�•�y'-_, .+�".,t�N►r�i.,�:�! _ •.o 'E ..1.��j'� 'x-L ';.T '�..
� � i
" • � t:^ � ���F ���`, �1}�'..y{� � "�2�:1' �•.� ��.� �+� � �'�`�.;'+� '' �` '�if' t .�} R., �#-,�,.
� ���t =Al.,�.'4..��'a��� .t �' ....�a���.` �� S�� �'� �"� L��S�. r � p'��'7 .! a�F' � �
'�'' 'r ! .r .,A;�t,�, � t�14��;�ti�;�y�r�'�=t. $� ,,.t .r'�'�` �+► ,}i-. '�Fy�� ���' ��� � IFi'7 ��'�n?-�T'Y,``�fi�
s'''} ��r •'1' + !�♦ ��t. � w,`~ ��n�s�� -�` - i�:,1J/ r � �.. �'� !{ �^1•�:"l�� � �y
� �. .a�."� .1 -'t �i -L. . ��� • J�•ty + ��i `,e� `` �a� �.`• �yti:� � �a r 'i"��`' °_ 'y, �
e _
��h, yg " } �' �.r !�'1 l • l•^�s •i�� r'-ii: - � rG� � _ � r�a
, •{ .. p � , 'a-�� �'' �
�`�:^a � '' • � � �.. +R #' + �C �# ��+,�t, .• � t{�� tce.��� � � ."
j y� a�y' � L, I�`y . r,��l L }�-, ��,�l`��G� . r,,ai� �5�. ^a'- � ;��ti�,4 s. K. dI �, '
s � �
� t . �.;. � _ s� ���� I�A��� y .w.xri�y l�� � ) r ti� c-.
. :
. . • _
� 7 _,� Ys
,��•,� ,. ; ,�. ..,� :,w ; ��k ��.. + w��� ,,;�.,���K- , ^� ;� _
`� r ; � :y: �` '°�' ;.� v.• s, ^��
'i' �- _� .�. ', r � �+6?' �y�. ti �) *{'�'....- �! j
. �. -.,. ,M ,r„�.'� �-�,� �'` '�;!w�jj,',* i9''t (� '�.�• �
� . .1` =4' , j !-t.� . Y 'i '`' l �' '���¢'''��y,�t� �`�'.I�l�i•' '�: ,�:.� µ -'� 4�
� `�- 1 .a r k �d'a"�TS. � �i t.� :,I Z- L. i" _ R[
^ ii • � �-.�� �+.. tr � ��- ' '4 w '''�'v -.�.Y� ��i'Y •t�► e�s��- r� � {. £. .
�f i j � }- t �_.�t ��,�������� � ` _♦ �' �. � r � L t
s a ..� �'+ „r� `1 ` t'1a.:F s J � a _ � .r �, ` Y ���i:r�. � >.�.+ ����� � �-
r' ' v ..�j4' �,.;.' ;�s` �-�' "t l v Y,.,�j'� ` s��,..�t rr f,' '•;l~ �:,.� �r c` s�F��r . : .
.ay ti+��4� � � � 1 j£� .A �s�..�1 �l r3., _* � r ' �.� k - ��I,�j�'U t���9`'a.����M ��'t� �-.,
� 'J� ��,,. 1+ � .` •• . MiLl�y �sc.'i i �~� � .�� ,�:
.� � �d�tr �i + � � 1�;�•. # r.�y t�� l�� • r 7
" - y�.� ��'�� J�4 � � �q'� '�,i`x -a �� �� s J '�'i ''�"'t7s5{� :`�.' X� %� -�"' �ti �� ;r..
.�. i _ �`- �. .ir' � . : �'ti ,, : � �R i rc � .- �� . �i�1* t.
J �' '1 ",, ,'���.��,� ��',i, 6 '�� ,y� ,� ;�p 'rt» � ��jl K '�',,r��,.r��,��:y,'� ,�i}y�,tr
�
_ . ,
.
.1 �� � -1 - L '� :�. �� ' °' � y� � '' , � �;} � ` "��-'.
_ '� . �.~.1I�r�� � .l��_ , ,j/ '��- � '[' ; -� .
:. �' f.- �r' 4�' 4��
� ��r Z �� ,��� �-�.YYX:' t y(�,., �•" ��' ��' �.�yi�'.r.."�r�;�� ����. z.1,� �. 1
, � ,� :� �'y� :. _,, � .
_ � 5 ��j, �t��'---.�..y#��yh � �,�+..•+r.1�' �i'�i.r y'�Ar/`� "�t �' � �' "�,�.-
� �µ a
' t µ q � ;x\ f �y. �!' { �f{},f1�`�IRi1 .V ` � � q� � �",�'� �.§
' ',5� � �✓�'. �5�n•S11' ��,�' � • {� �. �� " '' .
� '� t . �a.
� ; {s � k� �j� '. i5. ��1.�: ��l 'i ;.
- .�;y�`4 � �'`tii��v '':y � '9 .M 'v.. r"'i
'.� i�: , .st.� ���-t'�,.�, �e A t ,1�? K �: ♦ t,_,�r,, a'..
'� ' ' � .�
1•��,
- -r t � v� .r , ��- -# •; r-_...__ -_ . -- . ._._—_— �-c�p � �l/'.. � .�, ��
�C s<y� � ��x s.E' r„ '� '.�� �i'"/;a��'t � ' � � .... ' .� 9; '�'� r �•
� „ , .
_,���c •.,y � �.., � .1� � . , ` �: ��
� f '�'. � 1 f / � ! Q �,
�
~}. • � � � ' 1 �a � �� y,��• , �i r-f,,, �
•. , . t
ri � t .A v:� � ,�, k � �. . `'ry't � �; � �r �',:� r � . '�. .
�* .� :�.:c J � � j� ��..q p �' t ' .
� �„ � ' ,+� ,1,,�l � .. y�_ `�s+ xz"'ti:� t�-_--,. _ --. � � ��}`/.� �'i'9�
.� .�•."Y^,�,��.7� d�t'.'��_� '.l� _ -1R � �F '�a� 1+1+M
�. � �� .'41q.'�af�yl�• �l} ,. �M" �j: - k7- 1
� � ' �,.�f,�r � -��L�'� f T r?;�f, $��.`,,F.,$r��� �y� ;\
h .� ,�r S.�r � ~ � - :
�','�+�i ;+ t�i"i il'V,e•���>9a { L{�S e;�r' -�� 1'\ � �'' .�� D� ;ti��+k` k�i'-,. ."�
,�� ' "� ��.,�r�ir � �:i�,��-�'.. rr '� � S J.�� �` � ��. , � r' :;
+3, "� �� '1''R-M��, 6� ��,,wi",y�j�.-�"�•�__Et:.� r•ti� 7+ ,, � �' ^'�}a,' e�� y� �
q�y JZ'a�
,i z y�}, w1�+r� •w P4 ,,�✓� �f i�l�� F�_ '�.`,.: ., �:A�s-�'°4 .��
� _ 4! aF� � .r ,�` � y f .
`� "` ��� d�a��� y�`'§�. „�-,4: u �� �3�`�`�}� ,t� ��' ��+.
- srj =
iy� °' � �� "!4*'.� r� '� s� f ' � '� ,;� � ''�? �!'�
'� £� '7 t�,� � c �` � y r �� i; J� c'� �j � �
.� ;t� �,;,;;�,'`'k�-a�'f��y,,_�Vn••, ��ir� � _ �k ���;'' ^'�
, �r
F i• " �{'3��-�''-*-: �� j",�� ;},Y� �ry'�' � � �� .�'�-�, $��� ' � .
3..e . � r�F � �`�. ��-r r '' �� �j ,'�;s.�t t,�7 ,�'1'��t I�r SG �dk.. r %_"'�' x�_ .,{{�� A v.+ � 5' ?."''" a _
. .� ++'�i�',sY, �+ 7 a '�_�`: 'W`1...r,y�'Fk�yf�..�� � � � e,�p �.�a� x��_� S,a �� "�� `.v� ��'� {
t'i R. � �'`t ( `-r,. {.�lr-2� Y.swr� , .� 1 ... �Nt . �,.,i� e.t � v 2 � a
ti� � '�`���� ���v�,�, � ;��' -X� tn�� ���,���''�; �r''�� "'*i� � '.t�''� ,L ��.*� �`
.. 'f � ��� r.f������y.��'�i et:'}' e ..��}o E s� � .�t ri �' �y • .f` :.
�'�'�� . . s -�.r.� �3y`� � �y��"'��L��+;i 'n� d �� .., .�� ������� � '� k ��� LT
� . f f�{,'� .Z�' '�� t1�'l .i Y� + �� �r; `k a- II � k�
1
—• t � �t �� «��r� �`.��`� � �,r�„k ���, .: � �� �� k ,.+M�,�,,,,,� � ' , ii
�.�. �. r _ '�.rwr . . .
�'`.. "'�7.. ..- +�� t� . ��..irsr f ',t4 t'. " ,� e� � � . � �t
'r� � t�' t , � � � V .
�� `� �,: *4 � $ a Ilf ������ �'�����r0.y,{.`f '�i+v t � �,. lMG ,� �' � , +, f�
;��#•. � k�+� �,�' A f�� � `� N1,•i ����>� ,�T ,5;.�f\`�p �'f. qL ..tfr ���1 � e3�y�,"� �. ;� TY;�' �j' .
w
�- . hy:
f'�. ,� ��F'i ..jp t�t�� � L.�a ' Jix f.Y:7' �w+•�',� ��� "k��,���r �' .�'� '�*�.!,f'.""M I�,�y�
.. ':� '� _ ��' If�� # ��` �..
+ a� � �'�,y»d/ ��»� � �.� �
�`z' +i'r +,,, ,•�# � .l�_� .�.i�� � ' ' �,o-L!r✓ � �.a "'��� ..� 'I ':�'� �;�. A€
�, . 4� 7' �+ , f �.t�t�'�L'� � _ R.�'+�+��y,�� a 4.'�P� ' ry 1 r �'..r '�`�i +��'`�i��'°#��.
.r
. . .
c ;� . ` � r� a� i ; 1 x y.� ~ �a i� � ! � �, a��- �
,. .� . �e
,
9 '.,�. -> S . .. µ�,�+ : 1�'� � ` ' ,
' .. ' , y F,�, '� 2 r - t �. # �, ��r .. -a)' t°s,,; ��l�
� <
� '� "� i.�tf � �{' ��_ � y4 � .S�` � �+k � k�/
�.. �i-" ` �. �,- �' ' � y ;�.c �- 1�#
, `
.. .... .�'� _
.
.- , .` �. tt- i t. , '�.y : { ,* � �;���,
, _ _
�
.s , . �� .7f� � . ,�_,.. 1 1 .�- -
{� �. "� " �*�A`� t } ��-� �`,,. ��":
, u � _ ���> ..r+��n , .. `..r�}:.:'r;J�� .s' f �� :i' �ri h�� f -.,L ..`�: '".
w. �+1�.�, 'y�, y�,�y�� ;�" ;�^ (�'-• . � il �tl { �q�'�� � f ra" ,�l �r�. . ��� '� �ri.�� ��� ��`����
• � '.-� ` ��f" ��� .(/!r�t �,�"� �-i��T�y�s� '�I� f. .�,: , .t1� �'1° � �^�,�� +�. .'a ..� ..tt�
n l'C dka,,��* � !. i# u � . $ ,�.` �"' '�Y�. �qIR�� , t+P •4.�
,�. .. So'��.�• 1�".� �� � ..W� l h �'t •� � :'a' ._`�'4`A=0.�J *
b �� �i.� }
� J� #�' w ��. `''y S ��' '� '�� -'�, '�rt�r: t -� '� >E��
�� ��f��; :r� a �`z � -� t n � .i:.
�� • � � `�,,��y+ > ;c ` � �":` � ,r-L ,,, t'� �,�C � :
�T ,.+�G'i""iF "`� �� * '`'� � + r� ` ''` ` - �
�'� '� � �, ,� �t_ 1� � � ' fi ���il'.�r ! � ���r4 �� �1L ,/ y
s'. - �" ''��� � o��"� .�`' a--+ `��""y�' � _ `�
rR:- �� .�#� +� �.` �..�',. '4a�- 1 ��r-�''� � �, �'���
� _�'�'r�.,�e��. ` � '+��'�sn-� w,�,�''-'�s�, �r.�'s�i. �..t�.k+N ., r�l��+f1
' :p�� A.�� .�i sp� �� �ae,r�i.�"�� s 4�
,... ..� i ...� `y 3 h� `� fbY�ay��g��M"�'��a�VN��k�����,/���
7 s
�' �:� ,._�� � _� ��_#�N� ' �� t�
�t �" "�-�4. -i..'F vF� S � ��"�G'`�+` �S
.� �e � ,. � •t�'��1'�i�' tn �iy r{.�
f `,�-� ���.�^ ,��r :� ti �
�i�, ��, �, c�� ����� '�i.
� � x�. : "�• � a��`a 4}'3� �i� �s-- 3��-� �`.;y�+
_ �i �J"'���.�� +�5.a �. �� 1 t.+�sr�`._ s•,.���
, - - . � . �,. .: �. r �� � h �t �+�� �...x..�i.6�.t1'
_. ...:. �,. �* � � ���< r r . _ :y a'L j,
.� ' � ._ .. .. � _ � � � �. 4 y ��
,I r
� �
�s-� .. _ . __ _ .,� _ �¢ _��� � . t �� ���"���_�i ",.���.,�,` , �,,.��,��..
.�!��y ;� �+.P�� }'�r�� .. - .. , . . �..j � ..'""" _ .�i �irr
L„ +il� 4Ya+�w4-:� ��! ,.� �..,''�-�jf. '- .�{ i.���f C�+Hlf1�'.1'7�} . ' � �. y�' . •}�
--� �� ' .� i . t t. a� e . • { {'�
- � �.� � =� , ��� �..; - -
- 7..'�-`t,- �}•.�a,1sr �y .,n,,, 'y�;� .�. P �R_... '��j%�.� �� �i r �ti`� ,+ °a.e�•. ��P , ��Y '.
:;Zs"s �h�ti ��a ,t��"�i 9 � ' s �,� � ��'�. 1 a -� L �t
.-.;2 ,y�.;.r S r . t i s.,,� /1�' ��. +�:�s'!J3��` - _ �_�� ,
�` � :e� Lf7 � � �
-`.�" �.���<►�':.i { �+` p t�,' ` �� � �� �� l,,,�,q�, y�1�'{ �,1A�'y � _ �,.�.�
r{� w, S i s ti . 7 y� }.
}-�c��`�a,�"�r � ".�.�.r'�l' 'Z.f...�� }N, I, '\i�.� � �S �:'' l 'r'�F... a.'!"�'� ' r � ' `� �,.(
"` A �'� �r l�i �.� s.� 1 �� � f � �` - Y.� ���� L �_ ��R �, '"` f
��k � � i �'v =^;t� i:. � � r a
°•=��'.�.� r+.` 1 � 5�, � S, ' � �;' I� r � 4�,'r �Z ��'� .. d • '.� ' 2�� a�C�F ; � ,�I
�.d:� 1• �:� P � _�i.-� , ,� � #� ,t. ''��'�, , s•� ��.�r,�-� ��i
�4��� �.. �yr..4 -_`�,� r� '�d. 1 ' � � `: � � .� � ' �� � '1�R1.y.a� � ,..� c ,� ,.� �. . ���,rj�.jY9
+ `��V � �'� .��.�1�'t ��.,'l,A. q-� i I. - ��, �{ '`.... .'� � ; ��f��.�f.���°Y.`.,a 3 �^.�, f r {-�� ���yy7�}�j!
� ,ra� f'- �.•��} � Z> r }� I�. d� • � d'' �:flr� FR�` y/ '� o. , ,I��t. ���y;� oi
'�'S^+4� i-�- ?r �.I'+f ..Z "� � � { 31�`� � r �+ y;tr y s '-tj.ae,f�,4�/ . �(it��S�l.•
"�` � ,.L•.: �r. . .�. .., y� 1,�4�+1.. Y�. i� L'' �� .`
:� � � ��: y �1 y._ .�.��'K'
,(M�r •-�n�.-��r��i't'�. ti��s .�.,.1 y'� 1 �I i��.,��. H �t .� y�1�'r "�'�,�/�ly.`/Zl..��7• i � F 'r�Y
����.yti �. j�� . � Ai'q�� . �_ _ -- � � �I.�I�� �y� � <f �� "rl.� j�Y. d�'� f ♦
�� . ��'� '.. , r� +F,'� � a�•�� ^`_ ,�}i.y�YP ,,.� � � � 'S'�1- :�,� ��' + � . :y� '
r "�. ' : 1� � i = -=��,*?�� ��r��� . ^ ¢!1T - �, _, %�
���` �� �'- '� �c► �,y•. . - i ,r i "t`: . ���� J � � d �v�n� �'�
� _,,,, �- � 5 ' � �!"r;� -x,l� o� t� �i� ���i7r� � s z`- '�" �, ..'r. 1� l^. � n� 5.�t��'t
,'y.'.,,�,'.='4ri.�4��r"c���-'� - �- ," � . s� u� ,.r�t't '�:"� �'�� � �,.; * ._ � '_� r��=���r����„��'7 ,��
.� �.►� . . � '' +�a a5,1 1 ^+t, r i'�
.
_ ,
. . .
aT .rx'��� �',. � . '�` ,l�t�,� ,�N P,;��_$}r�' . �{��- �,=,�... � ��� - * �R�"����', ��
'� y.a .:�.�,�w.1 �. I' M.� , - � ' f.d Cr ,,.r�'��'�"�J6�i"r - :? t: �k�3jr ar "'
-'l ���.-£ �, lYM �' S1.� = I J ���� � Y".1� 1l \•� � ���l <
� .k �� }'��..� .� {1�y �z. ����� ,,..pp�� �_ .,,p, - , � `.
Kd'�,."��j�' f � . � ��a� ���� .� �"�� ��� � � .�.`°":,3.� "S�..I� ���Y� ���'�- ��;y'�'.y, �'L�.��''�.�'*�� �t':
w�� "d� f.� 'tr ��„ � � 1 . ...�. Je"� `.t =1(' r .' ' . e =.��� .'�i
T [y�4y, _ ..}r a - ,.y�".-�__�' 'f 1 i y..� r �t.
'�.-rr��.�e�`'. : ���"�J��� `aF` .. ���� �r��.r'�'.. ? �" : �'-`s�►1-`�h.� 4 . ^�. �.
+ „ . , R /
�- '9��.� �i�-L"C!' r �'}��� 1 Ki'.. �J ��r,t} /`.•�i � ��7 l
7/ �' t.� • �-�`!�� - 't� � � � � � � � .
1 ? � j,� { �. - y'!ti �� 'f+'�`.^�`�"'�� � �' �y
��r :��� -_ ;e�a_, r ��. -; , ��,,..,�.,��,� „� .� ,�
<�'`�,�f�-:`�.�+- ��J ` �' � S :•.��`�!�-"'�`°�'�-..� •'r• �'�' ;;� 'a �� `'�
i:.` �a� r �'
.s .. .,r"r + �. � .�- .. �� ¢ @ h.�i, '� .� �.r�. e�._., � .!� � �
�� � � h lu.
�aY'�� + , '�'r�� �:�---� ''�� .� ,,' .��"` ,- . <�� �
�i4�' . � � ' .'��+�� � .n.'��`�+.� f r t': ,-�e"' r
��.+rr�:��+�l� .�,1.`.�:' ' . r.. . �� r vr ._rStt,a *n',` �!' ... e,��,.�+�� r
s, �`�,,'�,,�'�� .��3" �.— ,�, � , � a�i'�,y���,.l.-�.ta � ' ��, A �„ �,
K �� ��. � �,� �� ,�� � # �.
� yr ♦•.'c .a" 5� i' � 'i` ;��". "'+ ° �
I�cr��: ,'— �' "�.g� -- - ��..itr C` x� !� `'.
J 4 'f'( !�'w _ . '�`". :�yp' y ..L,_
rr .,�} - ;;.
',� ,h- �� { ���`.�:�c-»• � � ' - . � ,J, 't
�'` 7 ?lr '�= i�iC ��t: � � " �l
. �
Y
! .� . : . ,�t..i _ �
������� rl �at h '. .
� 1� � � ,►, � ,.�����' 1,�.
������y,.1..`^K-���'s"� .K� .�'. ^� �� ' ,,�;v �A, y` �3r. �' _ . _ 2
,
���°���``��- '�'.�;� .�,�� ,�y"-�s � �
f�.��x ��.�t. � � �'�.k�: f r � t II�VI �{� � ��{ ��'r�C�rf� ,s,� - �s' -� .
a
f -�E�; �
%�. 4�C: �y5 �'3'_ � r�R- i.t -i{..��,� , ����~�.7�'s ��. 1 iyCr
I^�F��_�~��`�;�,p���t :��'ty.� � � F`.r�...-i .r,A.,, � ._,
---.f��.,,, .r"��pcdp'",,T�a��St� r ��~�,��r�lf7o " v.�.
f�.- .,.{ ���rk ' �G.Gdm11� ?„G��
r � STt- - ` ��t�h".S4rr ��.:
. • - �� �'.���M
� � � ��v��� . � � �_ � r •
J
:`�p-��+�",'.�16�1.�:a�'�FCLC � ~ T `�++,����!��w. .� �
" �i
F��� ��i.� -�`'.���?� r����
i. l�y��r� _ '$- �,-`.--�i.� �' �+�-, -
Lh .: .� , , [� �L �#1 ...
N��� A .��3.� '. F��� f 'd�v� �. �
�: 1 Y=, �`��`,d�.[ "'���ti- S�1 ''�': �iS _ �"i
_ � � t�i
- � .,. w.. � � _
r a �� a:, r , .ar r' .5.�,1, '
� A
f•"�
Xy�t�Y� �. - 4 �� ..�
�J� �i�4_. i t�:�`�._ . . . . . fi�E.� :.'�•�V: f�..�':zi��. _. . . . .. ... .�� . IA�.�.�,
��
1r-�—�
p,��� ----- -
�`� ���.� '' ��� � `� ° �+,x .� . '�"����'� .�i
� ��, �� �� ���� � �, � �s
� _
.�� ����a�' � ';�p��'',��'��i���l'� �`� ' r mf+��,,� r
� , .. . . . ��` �� '�.: iy`t���i4li'I •i u'{�5�9
x . :.-. i. .. a�e' J �•�• '��'f 11`Ju�.1�ii�il,���i :��� - nl^.T.:X
,,, ' i • If' .7� i ��� � .�II 'i il'I.� . , i. b';•'w a$��.,� ✓ ..
. �„� �"3+',P * 1
� 'a
�� � } 4f: ���... ��. �' ;.ar� i� � � ,.��i! •°y + +�� i.��� � �il��i�j'����II � , -0 j� �r k J
?' ,"� '�� r�'.m�..
� � w °i iii F
, �* , � *1� j� r�l� ti 4���� � �� ���y�11�1��1 b �o
.��,� !�;} L. n i i II � f 1 r' ,"'�� •��
�� ' � ��" ��Sq�[� }'r^�� ��d i�i���,� r J � • _ , /',
y,. u 9'[' �
� rtr...;= .y��.-� '*�v� ✓L'`�l�.Y�''e�-,�" '� ' u`,i�'i���i��l��� � +I i1 � , "+�'.�"�,:,�
vf � `v�:� Il .l' .�` �i � ',uti�4d I i . . - :�
� ,�' �` ,$ .�6 } ,�� i_.- � 1 I��7��d��i���i�!. �s�� T?' �!�',�"
,� 'ck� . 4�t'� '� ���� :�� , � ..,� . .. , . i ��/ � :f.. �d+ ��
�,�i��p����,..sY��'t��.� .' � �" �� � �. .i� � � � �F fij��` �� f� �,�� �`�e:�+ ,,`�,
�,� 4F,t;��'�,,-a i4 �r :�a�.�� i=•rp�'•t,�r k ", R� , �ir�hF d "l�,� {� ���;k�� ¢i i . # _i��--�`.�rt
� � , .
.l� P�' s •ri }' _ ' �Wt r� ,,,§'f` 3'r' -�� 5 �� 1��. A � ��� s'k�
. ,� �
. �,�{
' ,,� � '�1�3 �y 5' ��'�� ' � ,; �'?i` � � '•�'-.:�� '`:u� , .1 , ,.'`•�'• � {, S �.
f . � .. m k Y M � �� ��M�'� �� �., s ; �
Za' :p�;�}yi 'l� �u� ��{%-r%� �e', ��� eF r.. ,�� ��'l.i �.. � il . � �' t ,�, ,�.'
'�1o,nr;r.a � F �%'� 'r irr � p''�'" /' ��••atc�� �� � �4�r,
� zq ���' �,
! � � 4'. `�Y �i'. r!. -_ �^ ' S-=-�.. �!1 y�,: y�'M�?��i� f ,+�L, `.. .� S m. - �'� d 7a '"i� �'�,;.
�y�'. ,�'$�,2 ,� �' '� .� tT�, x`�,. •:_ ry ..
;a° � _ y ' � i4'�� _6. . .sr,� � � ` � � ?��� �,��:��,���:,a
, - . �
_�r-�� ����. .]Y�}�.� �� ,'� �, , ��" _ ,�� '�� Fi: � � i�i � r � `� ���
� � � � � �-_� o a.=_ s �� � $������ i� � * ., �.. �'� � '$..
,' _ S 1 1+I I I `_ , + `+ ` ", ' x N,Nv... , ; .v ^ a�- '.
�� � � �
�� , �
'� ,��'�.�,`�� ii����i{i� _� _ — _� ,: '' t y�;�"� �� .sz �'— s.' x,� y�� ���il,���k.� ��� �" v�..'.� �
, � � � an � ,.
. ,
_ �� +,�� I �: ,. � -�� . � 1,,4 , � __ r r
� ; ���i�u i��p il�l�� � � �+�'� rn��'}r ��j ��; � ': . . - � #� � "�`:,
_ , � �I��I II��I�II,� � . ,� , �; � ' s�I � } r r,v� € �':'�r`���' �s . � ��""�.;�. �
�'�a. ` �, i I' �i� i.��� = � �. . � �� .�/. �y _��t'' -� � !.�a '� ti� ~,a . �."`x,ir- .. t
��,������ II �,.�i I � ..� � . �� �..� yp y - -
�. . � � ...il..��,����� { �' a <rcQ �r S�: � �fr� i � �1��. r ''���`.�,� i i `�L�":�. �1 ti.��"' 1G
`'wrp�p �' i. I��!� I'���� �� � r '3�� 4,�-i. � ,� �� .t�'.�d:�� � 1� ''� �� � � �-a� �
�vX,���'.'�i �I�II il�l�l��l- � � ;-t �� ',;r `+�:('"`" M�,;� 1 R f` � �� ��� C�" �i�,..�
.. }
w
��`-��. �4 il��ill il,;�l�'��,� .�; ��` *y� �4F "wr�y�t !Y. —- - Vk`� .y�T �. �I'yS��u e�
Y •� Ili dl li� �'d ��d� ��.�:� �' � 5 `"'p�: . 'w •'i, � I r �tr r �t
� h������,III�.�L �� 1 s,s6� r� � r� � '..e,t �',w i� j _ i � „�� '�
�r�, . . -�s�1 n a� .H. q - ''��"� ,+�=��,�t r. ;�!!�' F I !�l�. ��-��,��s:;�, � �
�' .. � .�,� ,-��.`�,1 "4" ��1
�� i ri �Sp�' ttrt��•, r ,,, .�� . _ . +m'r�r`��.,�e� �: ��. -'-. � � f'_._.:•. . =ii "d 4� S re. .��,� �. .
. i �� , �.i - � .�c'`.ti . _ .. , . k ?� 4
:ii 1f�,^�u��1�� � � `�� }�1�,��f, ,'�� . �c_ *? �;,�J:�"' f, 1 � 'SG�� ����� .:��'�
� ii k.:�w..:.,W. ��� L i- r ' .� ._ . .�«"�.*j �� .�5�-d �ld.� �� N�''; �.
� '
A_ ---- y �R p
�l��i '�I i �I.ill. ' � ��� s � � y�� s„ .. _ ,� ,. �. i_I _ A ��k k te��"X ���`'��,
(I+i,� t � �tr < a.w '4�� .. � �.. �.�4F� ��t rY' ' 7fifj I . �%t. �+ ea � S.. -��
��' 1����1� � 4}fJ
A� �' ���'k�iJ '�I ' 'T�- � �j
�"� a "� 'S��Y�� �:.ti y�i � � � '� * ,��`j �� '�a` ` �t
1 ;;a'��s � y i� �i �. ti R�� t ��r '�' yt.� i f Y � � �= a� = �m,^`�'`��;
�III I i�I�� I�I I: �....L � e �1" f � 73t��y " . � Il. t �t . �- 1�IX ""3' �e ,17
1� I
���'�"� ��li������lli��l�l��, �e_ � — � I ..3' ����d �� ..I � ;� 1 �� i � . , v���+�" �, •�" -� ,�
t ���i�u�� ������ � �, � ' ^` t�� � a�'� �F � � -+1' , �'a...
I/1'�a� �Il�l�idll I�' �..��� �- �� . .� . t � �
1 ':� � �,2 ' t}> �,'�
��l�•y I�����GII � t� �,�;��, �'}e=�ya' ',��.��y� �.� � � r:��I � '� ���, r i.A�
flll I I k y �7� t '4 Ti�"�'>' ( F�, k � �'k�� F�,�
1 �i� ��lllli� �� � , � "`` ',+. Y ` f
'� �.�i�I� �" _ ` I 1 � .aw ''�,.� � � k Y� �'' � . I . •." _ � �"� �C-�
I I �Y'__ '� +�
�i't+�}v�,.4: ;1� tin• _ ���'',�'- " '� '� . � � f ` . �- Ca� �"�.
�u� •
:7+t��1'a,, � �,�r .� .Y,' � •� ., �'� � � �� 1 { `�� n ;,��;:...,.
,�j ���yt;b � �:1 t-j*' r`; �` �%_r �. ' 'c,� ' ;� � � � +c +;t �^ hr ��.�
��-Jr,� � � . , , - � '�rst 1 . � . ' ,� � �c �s���
�CA� 'r�lrt� �+,�i �"a Ir �� � F��y,�.*s� . ' 1 � �� 1 + '� 'i ��'� ,a�"` :r�"'''E�
�
.� y � 7+�.. � i J � � y .- y '" +�r
�' ,� .� . .� 't• �°� �I ! > �
,'�� �! � � _ 7�.- yt,� 'X LC �.�n"�� �.'".'hrf�+. . . f f .1 � .�I 1 j {` �. � �� �' �';K
" ,Y , -� �1���# ������'' ^ . '� :� ,(� .� 4 .,* '�b��P����
� � . �:-_� -+°�r�" S 3F" �F'�����y � � 1�� {� � �!� � , i y',�ji `,p���.��'z���'
.r r ,� jl ��'p y�f�M`,��n�� '�t�pJ , � �� � � �� � t f�r .s� � 1� �**y47,,t��`�
( � t ' f.� � `'� ��T� ,�, Y���'���'' �Y, .. ' "I' t� :'F� � �i� ' � � �°.1�*.:P��.2 �'
_- "_ .X��.� { . � j �tQ�y�} k�' �. .�1 �" . �� �-i:,C� �"`
! 7 f 1 � �f:*� ;�°""k�.,� �,.« ��Ja.'���_� � .f: � .�: �yi �.���r�����.�i��
� r�i��r- �` � � ;�:�<�s� �'�°' � "-��� _ � :���� � _:r_�E �+ ' _ ,� -�,�;.' �:�'-.�
~���C� �.<�' r/L�• � r ��� � � ���,rw f �.,,�, i I 1'I f ;�"'q
�� _ '�l( ��y,, � _`.. � - � , _ ��� ; :� .� '� I
�le+ < < ��yvj�}'�', � �nll � - tp`�f.` � . I
it,
c� r .r .
7Y� '' i t
1 . �^ra.
�-�
� - .
.`
: r ' .
r
. '1
�: } � � �r�� A ; t •:' tt �� ��f+: , ,' { - r Aa����
t �t�s �,`-� ��� �[,{ r�j `�� r '� -.k � �T �.
i� ' • � �'t"`� i 'r.' p. ._' l�f`�-
` � �~'• Ti, � � � «�r'�"` 'r � ,�,++�` ����:
, _� •`: � '!. �� n°f p�'" y.�*� �, la:�� ' ,�`� -�+� �{ =�
lf •"� _7ce�'�Yr ��''c-g ,� w` `#� 1 .
• '.'°F.• _ �� .1h�1k�� ._l;�`'� � '� � . � ."��.� , :
\ �r y� ;. P� J' �... ' �+�. .
��. z �,?#.y i .i: �� t' �
�'' _ c� „k.
Y tl��y�_
J� 'l�'T y� 1 /'�,�� "�
F"i � �r,�' a °`.� �'�, ro�" ,?t
-- � i� �,�{y � , �,,j
�. " . �. � 1_� _ �� �:• � � 4�,� q �.,p.� � _rg '��4 ..,`��(
`lr � + ' !'�. �� �;i ( �.�.y ,,y� I ` � +." -��� �ti6 .�r�.
� _ .. . � ' . :� j�" a r . �-i .(� 6. i � ,' �. .
�}.1�1! �, � � �� ".��.�i�H r�s� �
� I y
�' '���. �-ii. ; - �'� 4�, s s�#., ' � hi
.. - i} c '-�' "� ��, ; � �' .��� � .1 �j+ ���
. ' .
--' ' �i � ��' r .��!+ I 7 �' 'p..�:. � :
,
� �� � .. . r:.. ,1 . .� .� .�� 'ir;' L �. .. �
- - � � �1.�;.{ a. ' :t+ � . �. �1. �.�
. `F�� ; a � _ -s,tr; A T' ,,� f ��:. ��� j� --
�9
�' ,� -�., ��$ -,� i _� , �:;; , �,�,
r,�a, ,. .�� �,..��� � ;,i� � .� �' �Q� , .�� p P� �► � � ''- "��:
. �`� ,,+� ��� � -.�.� yi���,
�r, , �'6� �' _ '�r� t���E��� .t- �-� �( ���,«� ,� : ,�i � �'� � ,���';�,,�dj;�-,.
,� }
_+4��� � �. '���ss :� - i1 C�� f { �' II` � !i�*+,� G�E•" J' ,v ����!w.
a� y' , tt-: � 1 '�� /� I �ah�'��.,,4� ,�Y ;y.,
.f. �.' Kr •rT7t. '�� . i��� � t ��� �_ �i��� }. If � ; 1 �t �i� .3.
�"1'�f .�'- �j� t�{y � : ' .1 a* 1J�1 � - l. ,�.'� I r ( � ���^ A; �LF
� J\ �_ /��i �{6 N!;y � .�l � -�f�1 1� ] � 11 I�� � I-'itt
�lT . {� tT• ��J i} ]
', J_-i� � � +-� +1�. - ..��i..,o � � �'_y�L � 1r : ' 3 '�
,49 ��`k �. a....� •_: -�.,� ,.T. � � � ., .e� ..
. . _
.� : .� � • 3� 6 �L ,4, �,�
.
M f�=,
;. -�i z �, -_ _ . �i y
:
� � . . � .� : •:� .,,,''� .,� � " - - - - - -
�1`. ..'�l. �, -.''��'��'?`� ����• L'.�r'_;` _��1170_ _ � ��� .� � k
� :,,
1 : .J . x . . *� � � � �� . — '
�,. . 2�.�'-r- ;,' ��v��y,�. �+ ��.L t L s�; ]
' ,
�'�9 " ' i i9�1 � . [. . ���£ F� � 'i � _ Y,� �1 --- �- . . .- . ,�r�.,
� i +�a'�l' .�; r �• 4�r � ,�"'�,�4�,�� � .� . �v �sr�-v . �K � '-c:
1,. � '�ii:. . -�.�+, ' . : �i�l a �p �y ., �it. .` � $�(' Nv^�F F,•'�� � .g-�" �� ,ry l
.. y �j
' - TT - -- - b f 4, .:� � � Y +i
-t1'. � 1+yY.t' ���t�',V f � . V`"'Y -. �� T � -� �1 � (
��,. �" -� � , s, s ''''�," "+�'����f;�'.���'�,1� �
•► �,� L: ��� ':�� «' ����.'�' �':� �. r �
.� E'� ' �� P - a �� 1
'�.�,� �-y � . : j .. „�. i�;:; �f� � ''.�r" ,.iy '�y+' +f �..u_. --5�� �''��' � .
� £.: .t ,�� �" ,iN� '�L+;��'~'�L�`,° �� �t �1'� '' . ,.�.:' F
�rir?t,�• �s�r ,�_�� � "'� i,p' ��1 '.�,C yl;k ��ti �" -" ,
� � {-. �r� � ti 1� _ '��r�. ` • :��' 1� ' �y� � �
� � - R i�. � .. ' r .�2 ����(�'� uy�` #� W r � � :
.•.1�i� - E-' � � ,� J� T+•;.��.' 'i �r ,�` 'h.�.'.�i � ��s.+ +, ' I I� . '
� ��� ��,�, J) ���i�� `fi'�&_Q —a h ��F r'g�{5�s a` 1 i � ',�
_�, � �^. "� 157.{;. `�A. 'Ls \ 1 - ,��7''ti�'�a.; � �' �
,� � tiy� �� ' ?- f ; �r� x�'x� t,, I j;
-y,, `- �y���. ., k . y..�'J`' *� . iy(���+}�`n�i '+�'`��}y. � I p r.-r�E
:A ' � y�, �.�Y:JI�y k}�' _f ' � ��t S '+r �Y . .'� �r �,.` i. �y�_I' "tY�.^ 'i"` y I I � ■� . 1
. n �. �` �' i� � �+,ss` .{ !�-'��K �" ;� 2 rT } �I��.
" � w_.�t .. . . .. �t
�7�r,,� .k � tr!\�in �>1 � �,�"n�� `S1��. a. '; �t��'Y t'� ' � f � �{
�y• �' .�'_:r4� ���9i._•, �� ��.1 .'� .pF i+4���+ ��� ' ,y: � '� . �•t f 3� . �
qI s . � »��;e�r�-t� � - � 5 .. . -�, �.
��` -:,� � ��'� . - .�+�' �r � t' � � ■�
� r � ,� � �• .c' a�, `'�,i:K.�PS� '� ��'����� _Sq. �' �- _ �
,y,� , �H Jti :• ' �..,�. � �'�1 :t �5 � I
�n�'� � �,�~��r�l i.��. .�, ; �i �� r `�' �� I �, , ( P
� n��i-:s� ' t .� ' .. � . . � . 1' ;Y,�� �•�, � . �- .
_,�'}'� r ; �, � t �-!�° ..,�t�^' , K,,,,� ;ss��, t ',�cp � � , ; �
� ... � - � �•� � � ��� J
.���i,� �� I�� i.,,s, f� � --� `' .r t♦ '"� Y �' r�?c.�' .--r--r•--�-�..... � - . � � .
r�.�;r� ; ,,.�� r �, :«�� '� ° � F ���'�- {,��{,�,-,z�. ;��s� d _� � ; �_. . ' , ,
� =� �_- - �'� �_� ���'s. ��i..� �- - - �'�v_�"'�.f-'���°_'�"`r.'�. ' � i". ;_ � i � _. _ ..�. _ ., _.__._. __ ',.;
�„� l
w
�
_ - -, � . - -
� �
. . 1 '��� . h•Y 1� � .�_
.. F... .
Mr x - .
r �i"t",'[ �'a:y.a
f ti ` $,�� �r� :�
y; �� S.5 �-�' .' �°l' d�� 'o J
, ,/ y
. L /� • �, w t ty)t�• 4.{-; /. ;�';�.
. � ��j �r�� Yy 1 A�, �'d! 'ty�t� � �., �'1�� �:
t �' �__ '. � ,,r € ,�;�� r�d.�► ��` � - a
-- :,.-..,,�. � � ��p M1a� �� ��'a �+. ,, , z
�. . - .
,. .,
�,��Y,.. �t 'F�� a r �1 �t y�
.s .-. ,�' ' ��'�' +l ht . � 4 f'� � _ '��FI
' .:.' .�: ; :�... .. �t � + •,� � `� lf .�����' ` .' r s ,.� - j�
��4��� �� ��� ;�? ��r,�� ji� t�h � :h �
, . .
T . . ,
t ,� ��, � . t ; �, �.� -�-{�'-�-�, ��,; - , 'r`.�,�
.
_ . K
.
,. . ��,�, 7) . � '� E' � ' +i*�,I"e Q .��d7' e��dz� �� � - % �� ►'�+� �'
1 -
;� .. .,1 � � ,�. �,' 'r..-„ � � 4 ,�._. ,. ' ,��� � �r ' ��� f,
��
;��t � � i ' ' i . S _ � ri r� {. {•+'
�� ���t . `��. � . . 1,. ' ��M.�`- �r�v �vr�, . a7 ��:%� _
� �•yta•i � ' V. . y 2'-` ��,�.�'" �'-+-'+"�. � � _ = .I '� . � .
�'.,� ,. . . .r -
��}��T+��A ... ), �•',s 'C • � .r 4r� , t � s. ; ,��. �...Fy,.,> �rll��' �� ,r ti �y.. �
"�'2a e �`� y� 9 .t.+�.. 4ri , .. i` qq � .,�' }if" .
;,'1"'�..4" '��� � t , f T .ra� '�Ls:.�''1.�` '�`. � �,., ���Y ��;y�l.�' ��,;'', �:
,r�, �i �...� ' �' ��� . A�}��.* �� "^ �a. 7tw `, - 1 3, ��Hh rf�j ,� .
fk -.- '�e� -� - , tx� ,wn ���
4 - . . •.rt d. �" �.,(�f r ;, .��.�
��'��'. ' . ys- �' ��' . � r#�--a::% J�F�1� . d �#�i a� yh�. �' '°
, � �
i�e�..l � � .. .�.� t�� y. :j hS � v� 'j �i .t[�j .. �� .� .�.'�.' '�
�_� 1'�ic.IF� Fl 1 k s- ��w�" :j`"c„„�f�ld+. �S'�i P�1� �`�"S�r. Y�� � } -p I
-✓ :•;ri.`y�.��� . � �i��,• �� �- •� ,� _.�'�> >q� +�" r �'d`,�y�.b'?t�� (t _�� � ����li�. .
� 1 ��y�a,,A..��. .�, � . r r .�S L ��," � 1'+f��. ''��FF� S �'• }
4���' _ �3A_ .. . '��� ���1 �,. ,� , �a'� .`%� �,� �f�,. ��"� l��ik � , :�, �..�1 g,f+ /p.�;.�
- � .� �C E�'z " .:,�:,, • s' ,� �,�n� ,��,.R
"-y _ d:..`� y�{,'��'1�' k .�4 p .-t���4`4}�,+ +.4�f � �I r{�,.h � r'"�'�y u l� t�`_�
-- ._ ^,�i''p�� y�:�.,y��,-,, ���`��a�1��� �' k � /+�f, ��� �� �1,*�a�� �s -
...� _ ,y ��"'` � ���`�' � ��57�7 ' � +� F� -�
�r� .G ' - � � ~ ��'�� t.
. � , • 4.�*�'r' +� .f e1 i � ? � '�.
,
_ : -
:. .�. ' ` ' . . r��+ �..... y�4�;,� ��LL� � '�. _ }..i .�{�-�y�� �•� �� Jw*y�i� 5� 4
, �, .
_�. . . . � i.� ..
t: � h � ' � �
� � � r, `,��i s'` 3-' �+ ' ,y `� - •2.', s.. �'r � r'L� �i` � h t'a :&
�� -._:� .. -. -ih.� 1 .1�.4 �� .Y���+5�)-1 � � �• �, �'�
f�j �•�. ��'�t f��� ;� �}� �� �'��' �i i a�'' � 4,"�� "-�i'�wt�s��"��' �Y�
' � i` { f fi . ', s t . �` '.y��
�i°�r;,..�,y�.. .� _k a , .1���,} - y,pf• �1`�'.d�5J<`a- a .'""�. it�r= �,�. ��` i'�'�G��,'j ...t ��/ � ? .
!'R � -J:: �.t . �a:t4 � • � r 4. ��F Yr ��'S nr � �,�.+ ���= � � ti 3`.? ��.�
, �'�� �. y� � . r t .p�-�-
' t ��� ¢,''i * y.l?�9'' q, � ,j-{ `j'�`'i �'�„+� J r,�� . ,v6�.` � '�.�� E v �'u`���� ��
,..��� , � ' �.P r �'�� "r,��'1� ��y�-,� ��`" 1t,„`'v k`�� "��` r Vr 1 �.,'.- � ��.r�. 4'� �•'^�i�.,.�`
- ���A, �' e ' �,;_�'�1',� r �'Y"a1�� ` ��� � '�,.1 a - � � �i ♦ 5?t'`A7�'.,�p.°y.� �_;j�'i 1
'a G �,�j,' �'�u�' -� �..- � F.�1 - .{ d ��.: pt'�,y ?• i r +i4J{�
M':
sE^'rl"'1 : •�, '� ,�..�, �. r•� i �y �''a���Y'e; '"�. F i� �,t.J�..� .A +. : s,�..1�.«� ~..�°,�j y+�*!.�-.. � � t- h�S 1
�t "{"_'! � ' C �! !S ��� EA+ � ..It 7 V �'. �`'y . 4. ��.
� "�� �� -, ��;�4�. �� �# ,.. �'+�� �,�q E ' .l* i +� i k�' .y�r. �+.�t�it r, .i.l
.t nw.i.��:. ' •ri'+�a�'.,� �''�1. 'e;�,r ,� � •�',{ �� j » • .�� r 1.�,.* �'.�'Qf, 3 . �.t .
;..s `'ki;lF} �}q�.1 Sj'e.� "f�� :�� �'� I . �� �+ ��� � w � -�f'`. ' ,�,,.
� � �,�� �5� a t�. { 7 � n � 1 ?*' � . � �. . �1.� f�R �.., 2.F.T� .� �� i.
.h; 1 1 , �c .ts� ti n �; r."t � ��t �„ i 4�, F y���L u` .���' _'�L`..�•. ,.t �
,t;�� � ��J `jt .Ni; ���4. �a�- ,;• 1_. . . '�� �A,�.�..,r .I � � �' Y�Y r1� .� � *'R'.a9+,�t�
, . ' � �`ia 1� �nL���
+ �.�� >�. � h '.�_�- �a� a �
'� ',� 4y�*' ' I_.. t 4 .y� � .w� t..k 4�,y f �t �'.fr;,�! , � ��� ' 'f H. ' �fi i. �.� �_: ' �
r 1�s� r -T.` �e .. a �� e ♦ ' h y � '1�� �_r
�������.��� �,�-� ��'. ;,�,s,� . �..�"�n�i,'r ,-d� � .,�-� . �, s.� r ?' � .,� ,`�'
�i � �' .�r �" ..� .'f@!�{ -�.?., u� Yk 'w� ��` ty 1��+ . ���,,. ' � ��';
'. � ;�r �,r �-�l'� �-al . �'-y � - ��'c.i��s ,'�� _-�,f�. .. "LJ� y
1 . ., t�+ �;�� �� �h`�i-"t�i�: �^' �{ 1:4 r .,�'qc'C s F�v?-� .'��`� �
. ' }.'�}',' �`*' `�y7 K' +`i � ti '"`• .�
,. i �i"�.�+.+,�'�. y�--°'���k9lrij — , .7Q,,��'�f �: i 2 �.�y` F l��i �'�
�
' 1 � �3. tii� -� •, 1 �'r+iy � . � f�(f't �'~ { � .� yrJ{Ly �V
'���. 'i'�� f"� �`=.�'l.��.. - `' ���-�r'-'`�,'s --� -- ,�.�,,,._� . ��. ,�j ��, 5.�.�'. r�, .,�,r,t-tk�r aF,;l
_� �� i ��t ' � � �'t..-.4'>t�~!. L �^f t7'yr }4 �i . . � �. `� ��t r ' r' ��� �.y ,j,`•. ��S��2;i
_ �, I S' , t"? ..�. ,'� �� r � i<< �
�� �� I ��� I . � :;��F y.,,,7 J� t��y ,V�� �_._— N` J ��t ;��1� .�1`µ S'I:�'� ti�
- �� 1_:I ,���j,� ��:��� �' �S .��A4�f �-rr�� :.; �� � ,A � ,�+ ti ,�'�,,�. }�;''''��_:I
... .} �ra.y ^ F h1��� i;9�i �'�K �+a ; I Y�i t Z���� ��S rR� ��3s r��
', -. . ,: .r'1 ' , ,•b {�7 �.�°'G'E.�,# .� ` . � ,I
:..�..�..:_... : �.: w . : . . F'� " ,3 .I
f t
r,s � l } t �•� � �
'i,��a �, -� �y � � �.�, � f '�"'�„�',� � ,f -i,.:'� � �..,?�i�'L�` `� f�Y,-i'''ts� ai
��� ��1. +� ., _ �p �� y r 3� �v�
_ �S�_ ,� Y�[., G� Y 1`_T y 1�$�� -�F�i��=KS. r�w�
� . .6' t r . .+'"'L. �7�«l�s� v.+��= ..v... . i . . . '. ,,7K�y'��SGi�.3Y�M�iiaFXT�
c�
�
a
�
� �%����� .f
a
. __ _ _
�.,, � I � � I ----,�
�I Y ' � �r'l�l �
�
. a yr .���� ,t -_ . � � +�'i- �+,..�, � — , �
�r S`.�' ;" � _._"�._., ' � �""—' `'i� ! ;l � I I I
�''� � yr� �'�"'�,�"?�/'�,-",� •.---��� --.. �4 4+,. a '"4, �'_^'s � ' �+
.
,,, x�� ,--..-.`� �1��+'����.' � � �it� !,
� "---
�K+,a'�,,� �� :, ,*�� �,,�d, ��� � �� r
.
, ,n
-i�+"� r �;;� g � - "� Y� ���`"^� �
a. � ��� ��S 1 �
„ , i i .
f _ :� t -� �,, � � x��,��,,�„# , µ���r��"�".�� ����. , ! � �_�i l.__ � ...��.,
� `� I'. �Ys �:� -��w� 'r,� t� +A �' ry� i' '�+�4. .. g�4 . � �� '
. . .�`j�� tko- a�}y.;�a ,.,,� �,�,'„�$ Pn '�,tfp ,v.'" .;���i; S� .�r",s. f� '�f}.f3*�u' ��( � .
-• , ,�
. �_ �� �}�'�v�� `�- �, �"` .. ��',����i..d4 s ,�._ � �.,r,i � r� �'�{�, ._. , . _
� � � ,�+�
�� � ��+�,t ,;� � ,�'�� � y�'* _ �2
� � ��'^ '.ir�� i � 3} # "'�' �,+* `�,. � -�'�`''�.'' ,"� °�.�-
�+i rp �'".Aa4 i�r �'���y' "3 �.�y�t ,., � �Y` �..{ �3� a, �r {^,��' t ' �;���""+* �: �
„M�� � •,$ � .�._ '� �. `,"��',' 4.��w��at�,� t.Y�� �.. .." � 'T..' y�"���``�'{9��'+�`
�{'��� �a� � # r± � � �`
1�' "#�S� y+�a.,Y'� b`_." �t t <.. �`+�'��' `�1" r �..fia �'t.'�. � ,..�s� t��*.'" /
� s,. ,�y' �,'*� � , a�#i '� .�'`�,s-e�„-r r t �'"�
�u ��' ~� ��'���"� �u� � ��'k��a�����pT
���' � ,ar � �. r � _ � ' �� �„��'E�R�„ i
. � C�.�+, � �t�+t a-r �", K0.
��������`-4 � :� 'r -i��t�»' <�''� �`f�����y� ��"_' tA�t'�
Y' _ �,�'*'' � P'P ��id` I �'�.."�.t"�i r.
;�' ^+���" #.. �< �y �:.hyi �f
, �. > � 1
s ��
.,� �.
_�
� \���------ .---`--_, _ .�.f,,:.
\
�
��. i�il �r+ I h�:�:��s���„ �,� '�`'��;, �'"i:
a ��
k � ,�;
ti v �q
���y '�'�'^�,1 s+tky���tr�Y �
�'.i� `.�.�* ..y�'�i R'�f.�.°!y' . _ I:
„�, s r •
��.� x{ ,''{ _ �--�..� }I �z
�� l ��IC_" � 1" � ��� - � �d'�! f�'��T+'�,��k>F
� 4 p I .�2 ���"'.� ��#'�t z.
4 I � .'; y' « "w.....
-,_y- ,`i � �t � ''� ,?
- ' s��
_ �
� � �
��_r �,�'�
� �"�_
r_iw`'�
�':t
�,., _
�t, '� �.," ` _
� ,. ;,,�� '��e
s ,�_
�.
_ � e �_ � - ,���, r.,� �
;� u.3� � __ 1��
� � � �,, '�'�,
,;, '±' J � �.x� k • -
� ' �� k�'� ti+
� �. � '�r �b�':� � ._�,,,,E _� i � ���'� �
1
y t��I !� I yyyj � � I�'
���1!�'.: �,.��! I r�.
_ �
2�s��LS� '�
�?
�
�
� � �
�.��'�7� � �
_r._ _ .. . _
_ _ _, _
� _.__.� . .
_ -- — �� i
� _��-�,- -_.. ' ,; r�,
� Yt�+� ��� �"�~ �- ' �� •
�� *� ,
11 �� � ��,`� { �'a x � ,
r �' '�"" �,h��M ��,�,� k,a �
II` �,,,.�`,'��.��� I "� ,,....
-�-,- r#'� _���' —
r
��.,�`�.��-'.'.°a,' �rr
,.�;
_ .. -�_ � �� ..�'� � .'.'.._..-�� �y�1K'r'�n�d
' Z'"�..."``.'T�`�'. >�,� '� �1� r?+��a:7
^�'r _ .:rs/��^�:
- �T�,f°k.p",-�� : _
.�� �� �q_.,�
.w'� 5
_ ..���_j; .<'�, �
. . . ��� � ..r,y. .
_,.,.- �
...--- • .��
. .*.
�,:� . �: .s. :+r '�,e-. .
� .. _,;,�„m. p„; . w ..h _ __..__.
��" * ` I �
#
�f il���� {
tiww' � '�i - �1fi h I
� y.
;,
� ....,
,: _ n .,_ -���_. .� „ ,. �.'
� �� ��,�� . 4 � .�-- �n .�. �'�� .�; -
.,
..� ,�:. �:
,r +�r.a.' ti. `�. ., �' �, y� � i '�� t�
� , �� �+ ,,1 j:y t `r a� ;r�~ �i_� � ,i` �+ .� �:'�y _
,s �,
.
�
'd.'7� �G�����Y�` ~ ` ,� . ,_� �a � Y 1�,
s; � _�`�., ^ _. �' _.._'_ __'._
� ,� , . . -•:'�� ja _— -'—'-_- - -
,�,
r ��,e �,�"��.� �. .��..•., (4" ,� �y,j ;. �� - _ -
„ ,�. . � ..� .
a �.,... N'.,��,��f�,��J�.��w+�� ��:�>.si�� 4 �� �"-�..�. '..� �&c�. - . - -
. �
$ys .i� � . �
7n ti1'��� �. . - a r',iT Y .'�' �� ... # � � -:� . .i.�=
,"�'��lj�� Ip. _f a�� I" 1 � .a" �rY.. � !p;'.��a'4,,� . . � '
��� �.?�.��v �.m„'�'����i"r�� �Y i�'��� v1 +..�v'r �^,'�..Y�af'�+r �.°� "i�f.} pCKe-,�}
. '��-;Y��at"Y'� �� G. �S. ri -,� y�}" � +�. 'kC.a Y".1'"�y ,� i r'�',y,t ' �� j'�'{�.C�''�""�i-�-
. ,y �.t �' �:7.1rti f_ i �,a� �a��, ,.a-f4 'f+1t f'd`'�� � 4 x -a�.s�.�4 `�,`�r
1r��?' ti` �+` . `� �..t i � ..°f` 'hi .J��i' at �ti"�-
��", i1;:� �r..�� �. �. ,�4i ; "e�v'� ��s ��� . ,�����ae
{ '�•
` �Q '-f� ���s , t.ti .�g �v ��..sC�� .'�. '�t" t�s - �4 ' �l,sw�'�'+'
� �x! � �'Z ,�t I ,� ,r, � .� s� [
y'rii� rl �'••�.' ."-'t�—: �����+� �. "� � �- r ri'1J � yr�_Y�T�,r'{-'
� ?;_2:: ., rr ����' l•,n. ii i� j. fj e
_ f�,ti c" � � t �,��K 'i41 �� �+l`� �'�
� ';��� r�� �::-� � `` �3��� ? teti
�;�'� ~ �.. • '�� �
� � 'YJ
�
��-�� . _
�
�
�
�J
1i��!�� �/
__ . _ -- _.__.
... . __ �
� � —�.����
. �
� ,——_ __—__ .._.
� -,�ti
� f°'n,�
�---� ��,.��J - �l
,� -._....��� - � �� ���`._�x'--�-- �
� '�. : �,! �
`} �------L-�-�-=-- 1
�
� �
� ��
S ;
�, .� .�.. �:
� �.-� ,-.
�� °��,��*�t:
� �.a�� � •� �"�'�.,r��.,
� pa��7 , ;
~.� 8t.�1����Y`�� •�'L���
t�
I� �` ���.�/ s+ Z—^ll
�_ _ ♦
' 1 �.yyy�t� t �i(�,�;9 :y� 4 .. �..� �'.q � '�� r
`` � l �r l�y�xV� y Y V rY7� `f..' ry1{g_,,.�, !�PR� .•t
- w. ,�: *\4 Y F��� ,�') . �y �1 3 j A' i j"`�
--�� �4 �� ��� � *.<4 � '�f• 1�,+;�:. � •Sa� 3
f�
` " �.1r.>s#�t`,,,y�'i.: .j.� ��`�.� j#�'"�` S'�''�...rn nA""�,��t-' J.
�+, � r y�
� � .f' Y •�. . 'l�7 �.'��y}� ' AL �
� fy..� _.1'.1�.+. .r. �...',r.T a}�..�A�+ir
'Y< ,. '7 � .��►� y..
.4� i :.. � � .
' �x a�,� �+ _,,,� .
y d
�aw,aV �VCCUJ
� _ — — w T _ � .
���
1
I
� �
�� �
N� ��
�.� � �
�� �
� N N�
-�-
���=y�= �\^1���_ =_ti�'=^��_�`������tiii=l�i\i'LY- _ �����=� ��� -�M•,` �
�, �`__ �_ ���_�������1�{'rs r��� ��_ ��_��� � �K��
�~ , � `~` ~�+�y '���'^' `'_�� � �__����������������
�. /�/ i�.�r _"'--^- ' -- - �-- `�� --`-----f�.O��� _ �
i'i��%I 1 - -� r - �'_ �x- ,` � �a�y��i� ---��
/ �II' - ` + �� ��� '�� ��%- ==- -- '• �-�.� �,71 �� _ � �
1 � !I � � � � _
I
� � 11�^ ` ����/� i i '/��i�� = M1\��. `:�;\;��:� ` �
' i\1`\` ``` �� 1rfR 'i ��� �.��r � � � _ .� �` � M������,t
---' `�, � � ;;i�(,,%'� ;��';�'7`�,�'" - ;���; .�'� --- �
. �� �,� \ . � � , ,/ ;� ,.- � �- �'-''�_: ,,� _ �`
� �� �M �� ���' � � ���' ' � �� � �`\` `.�� W
;�,�, . , , :, .�..-.. � ___ f
:: , , . . .. ;. � ,�_----_--_-_. .�::,.., �::, �
� , , , �, �'.� � ,. , , � -- '�� -- �
� �. .1 r\ � 1 __ �_ �\�:::\�: :�. `+or
� ` 1,� � ! ` `� 11� 11 � 1 I I,/ �' '�� `\```�`�� �=
+ 1 i� 1 � I 1 � 1 1 1� ` `�\```�` �
N :�. , /,, ', , � , , , •- ----�;'= .
� '/ , , , � . , � • ,, -.�..,� -:
r `�� ' j • .��V�l � �,��► `` � � � .` ��`� ��
N � 1 /�r�i�� `f�.\ \ � � ! _._ � , ;�` '`
� � / � � � i ���',� �. � � �� . ..
� � �i J \``````�,� `` �
� 1 1 1 1 1� �1 1�� � 1 I \
� , � � ,� , ,�� , , ,.�� �'�-.'•:�:-�� �
;;� -; ; �;;,G,, ;� ;�jr; ; , ; � �;E� �;:� �., .�; ;, ;;= . �
. - •
, , ,- � ,,�� ,��; , - �•- �. ��� �
; ; � ; � . ,, � , -• '� �'�'. �':`' � � '
„ - -� � f � � ' ' �
, , .- , , � , � :; ,.._._..
, , / , - ,�, , .. , , ,' '��. .
;�;'� ,� _ ;. '=�;� �. - ; , , ' '� ' I ; � - .,�'(/��. ' � ���- ` 1
/ / / i I (/�/yy�y��f��^i� � �� 1 \ �\/ �`�\ �j � \\`
� � �/ �I��� � /� '/\. J/�/l� \� 11f1 ; f �, � ```,`, ♦� `` �` � •
� � / i�i/ "\ ' �'7�� �� �,� � 1� � r` � • `` ` .
�,/ I �/ I ��` • ;���� �� 1��\1�1�\�;\ ��,1` �� 1, \ , •r' 1 • \\ ` � r���
,
, , �;;,,;- _ - ,,., , � ,,,,� .,., � , � ,, `�� � c� � � G
s� , � , ,, ,�, _ _ �-� � , �, � . , ,� ��. '�. , ,�. ' � �
, , , „ � � � � , , �� v a
�� � t ;�� _'-� � ,� ��, � 4� � � '� '�. . .
; f , �� ���; , ,.�., �,, .�. � � :, . , �N � ..�
.,�--, , , ;,, ;, � _ \ �, . ,�,\�,�,�, �,� ���.��', �' '� � ' �'� .
� � � ��`t �' � ��`�� � � � ` , `� � �` � � �
����i •� i � t � � .� _ '� • \ � � �� �� � ` �,� `� � \ , � r � 1�
� � � � � � �♦
•' / � � � � �`� ,` -�- � ,� ,�,��,� , , ` ,���`` , � `�``�`�`'��� i
�� I � � � � ��\� �`, ` ,\`,�, �.y
' ' �� ` ' ' `�� -_���:a '�` �' '� ',��'°���`T' ���� ` -__�-= = 1
, . � , . . , --�,
. , . . . , . . . . . . .
,�, , .:' ___ , . . . , �'�.,,.
`��, �,�� � � \ ` � � �`�\ �\`� � ` ��`\ \ \ --_ "�
i `� � �. ��`�`��\\` \ ��, �\� � \`,` I {r�
\` `. � ` \ �, ,� �� � `.��.`, , 1
� R� ��,�` \. ��..,\ ` \,1`�.`1�,' �` �``, �\�``,`,�`,�•� �\�._ `" � 1
i�' �`� ��`�` \`, ```� �� \�, + �� ���i`��� �`�� ,.��.� `�`��`. � ` "-- -- ��.�i "����
i �� �� � }� ' � ` � � � � � �
i � � 1 y � � � + � � �� `��,� ' - -'�-'
� � � � � � � � � 1 i - - -----' .....m...r
� � � � } � � � ! ; ' i � � `�.'- �� -� �
�� � � ; ; ,! , - ; ,-.- -. ---- C/� ---
��
�� ;,• ;, � ,: ,:;:�;,.�, ,:�'.�,. � `\. _ -=-_ _ . - AS7 I.�IE OF � ..; C�
'� ► ', i�' � ,% ; ;��%;�,� �,','� �' � " _--- -' '^ T �'}'� �
, , , , , , ,J;;� -/ - ', - ' OT8 �
- � � , , � `� ,� � :�� / __ ---=_=-= - ��� "� �
`, � , , , , � � ,� �� ,
� , , , , „� � , _
, � „ , ,,, , , %Q - �
, ��. , , ,,, ,t , ; , -""�- - - 1�'
�I L `�� � �.�`���.t1 i i � '-- - �/ J/ �:' �r78 �
:!" ,``` ��`�������� ' � , � / '.` �
���' _ �'.� � \ � � ' ��;%��%. _ -'��~ �
��I [.. � `�^ , �� ,```�,��� ,`�,�� �,.,`, __ ��,''��� . ,
:r I!!°� '- '• ♦ �� � � � �� ' �� � �i%�� .
�' . , , �`�, � � _ i � i r �, '� I
� `1 ���.��.� �i �' 'i 1
�'/ �.i�_;'y�, . �`\ ��,,``` 1 ` 1�`�,�1 ������`�\ "_' 4 .�'�'' �,'/i���� � �/'' �
� �'' `'► � y�1 t 1 1l `� ♦ � � � � / I I� �,�� �� � �
1 1 � l 11 � � �
/ 1 j , �� �� � �� / I ��i
� ,f�' � + j �i , ��� a � , � M � /�i �i i �f � � k
� ' it � �� ` � `� _ � � . , � � � � �
� �i �� ` ,��� ��� �` -_�_�"- � ' ��� ' // � �� � � � i � ► �
I I, , � j t j�� � � �1 ` � � /�' '�� ��/��/j I 1 �i' � M �(�
� 1 � 1� � 1 \1 \` ���_� i i 1 I I I' I � F y �
� �� ► s , ',� �` '--------'" ��,//'�' � ' % 'i � , � �
�, �+ • ' � 1�� �� 1�� \ ,����',`���� ,' -__-�� �/��i' ' i����� i� � � ►
� N � � \ � � �� �. � �" �.i' � � � ".r�
t � � � � -��r�� ''' '^' + �'� � 5
, � � ,� /�` �� � \ ``� '^�"'--_`"'�- '- y�y'�" ���' ' ~~� ���\`��
i � � � � �`�• ,_- � �^ ' ► ► V
� ' ' ` ,� �� `�,, \ ,` `__�-i � _r ' � i� ' ` �
� � � � � \ .�- �� , � �
�I � y � -��_�__"' �� • � ` 1 ` � M ��..,,��
i � � �-__"_..'__`.' '.f.��- � R � �
� R � �'�-�-'� � � .
' , , ' F �� , • , " ► �� �
� � ' � � � � � � ' �
Y � � � � � ! y � , � � 1 �
' • V -
► ' � � ' + � � � � r
• � � �e�.� , �
► � ► ► ► _ __ -•�ai►� ,
� • , ' • * , , � - `t` ' � �1
� ~ ► � , R , � • � , ' � - ' •' ��� �
�� � � ' , � �� -��'r �_�� \` ` �
�� ! , ► � , � � ' • � /%•'•- -_-_-_ ` � ,` ` •� `,`1� �
� � �\ f
� � • 1 ' � � ► � ,'•'// ���i%y�' _ �~\`• ,� `�,� ,+1 � �
��,` � � � � �
� l r � , i�i���� �''%� "� ,` ��1��� � � �
► � � � 1 i i,��'/ :i , `,�� , t i 1 1�� � I ' �
, � i I i �/ r i�I�+/I�, 1 1 I � �i �� i
� • ' � � �` ' „� �� j, ����/ � I' t i i r i'�� i
f� � / 1 f �� �
� 1 � ��� � � � ! I f ��f �I � ,
, , ' • � r�; ; � rr' , ; � , � ;� ', ' '�
. � � � r + � G , , ;�jl�
, � � � ' � � � �(� � � � i 1 ��I�i � 1
� 1 / r 1
, ' � f � l 1 � 1'1 1 �, � i 1 I � �+1 I �
k � 4 V / ill � s
• • � � � ,�1,�,�I 1 1;t�`` 1 `� �, 1 � � �1 � t
� � � �� ��` � � � ��' 1 r � � � � � �
� � �1 � `\`,\` I / 1 1 �� I l` �
� � � � � 1 �,� ♦ ���1 _ , ' / j 1 � � j (
. + ' ! � , �� ,•\���`�� . /� i 1 � i 1 � � � �
� ► � ` ��♦ . \�`;��� _// � l ' � ' ! 1 1 �Y�
/ � . � � � � � � �
' ` ` \``� ` `� / O , , I ' ' ' � �
� � � � :��;� � � .—. i � r �
� � � �� • � \\�� .��,•`�`. i�� ��l� � �
, , � \� r�` - ___ '• . r �
► � ) ', ` .� - �/r I
� • � I I I � 1
' � � + , > > ���\`` „ �,�/� % � � '
� ♦ � � �`_`�,�� � '' � I I
� / � � � , , � � � • � ' ,` `� `�''��J 1
� � 1 ' `` �!� _ ' '
, ' , • ' � ` � ~�� , �
� � ' ' � 1 ' + .\` �`�
�
� � , , � �� � , �
/ � � , � � � � � + , ' � � � J
� �
� ' � � � �
1 � ' � , � � � ► D � ' � • � , F � �
� , • � � M ' �
� '
� ' � � �
� � � r � � � � � � + �
� ! � ' ' . � � ' �
� � . I , , � , ' � � � ' � .
� ► s � � � � � � � � � �
� � f�
� . m
► � , � �
' � . , � • � � � ' ' 1C
� � � � � � ' i � ?
► �� , � r � " � � � � � � � � �
+ � .
� ► � � " � � � � � � . 2
1 � � � � � � r � � � ' � �
.�� . _ � � � � � . � � ' ► .
� ' .
PC Exhibit 1
�ity of Oro no
�.allo ��,��'����J'�,''� �:,�'c,+,����ci�'���'! ��C�.��'n��
� � �r PrQ erty Address: � . , , � � ,,�,.
� T`"z � /�>n �t�' �r,.�'� ��:s t!°r �crr.l` ��- � =-�=Y�zr«s��':r� �`'�.��"�:��r:
`"��f�����?w Pr�pared by: },, , Date: p
�'r'i:����r:d '_.r''K'..�M�'��l J�1+��+,,� �a�,F� �! C"A��I� ,�.;�
�
�
Ston�nwater Quality Ove�lay D(strlct Tler: tClrcte one) �7t�� Tier� Tier 3 Tter� 7]er 5
�,......-..:.o......�....,_�.
� Step 9:{��ti,S�TING HARDC4V�
ln the toliowing ta�1e aentiiy afI i#ems af ex[sting hai'dcaver on the property.keyed by�etter to�rqficate
; o�S�.irvey(survey must accompany tfiis form). Use as many llnss as necessary to accurakely d�pict
�x:sting hardcover status offhe praperty. F'ar Tter 1 praperties,identify anyfa�tares bylet#srwhich are
s�lit at t�e 75' setback Itne and calculate hardcov�square fc�cyttage sSparatsty fQr each port�qn..
Keq:o �dc4ver ltec►�{4escrihej Lepgth x WidEh � ���al
Surve S u�r�F�et
Exarn e era � �x,D � ,�Q .F
A i:' :.��� S S.F.
8 �!,� � r�t-� S.F.
C .�� :.;�, ,,, �,,s,_�..� , . �r O� S.F,
� p ,� ' /,�,�,�;:� �"?� S.�.
E �`��4 t' "'' c�''�' S.F.
( � +��.s� ,i•'��.:,^' ,lYCr�fr v ' $.F.
� �
Aas�.,f� E,., ;��; ,,:,.� �s "�' S.F_
I H -"�;,r,.�r._ .rFe.�. -, . �►�g,rs S.F.
1 �' r .:�'��.. '� S.F.
,� r.`: •�-. �4 fr'' 'a�" Jr.t'.
K -.x y�+,, ,�� f•�'-.�t Q t_ S.F.
L .-xr fi ;.`. �,.�:�: ��+ S.F.
M t+.,r�'� ^.,c���,. �- '�''�` S.F.
N ;�'a•,'1`:.,i •+� 5.�.
C` .#: a�-- S-�
p -,-- .�"c t;�." .�a,#: «.,�.. �� S.F�
fl �7'C l �,, ��C �1,. _. I'L'�, .... f S�.
f� r - � .�j.l',
S r-�,,,�::�`.::;_�•..; �� �' �r.
'T �i�.. � � n �;°.e.�- -�: ,S.="c'E:., $F
�..
L! i"`.�>� r ��l,��,� ��,. t".:�, S.h'.
V S.F�
W .—..�-„F
X � S F.
Y S.F.
Z S.F.
T�Totai Exisfin�a Hardcaver ,��,�1 A.r�:�,�,
E��Jtitcl.�t�"Ie Ha£ci�:ovet 5�e'��t� �GQ�e,�a�.7 ,"I�+ �� �
'� �
� .�.t� � �:�.:t�z�=s�'�'f� �-','ca � �,,;�; ��,.�� ,�� ��.,.� ��.��.�.,,�.�._. �,:�r„�' �'
( ��o-. 4_S.�,.
� ^F.�
� � F. �
�Y ti ^�
S:1-.
2 Tgta� �xciudabf� Hardcover ` a.F.
(3) �Iet.ExisGn�Hardcover I�ubtract line(2)irom fine(1�L �,r„r ,:,���.F.
.j4�Total Lot Ai�ea ",�a,��.F.
Exfstinr�Hardcover Percentage t(3}+�4�] � ,� �"�� %
. {Proposed Harc�ca�r�r next��ge)
�artva,�y 8,2vt3
�, _
C�y of Orono
, �o,�o. H�.���l�ct�vem �:�������ion Work����c�f:
��1 � � Praperty Address: ;� .�- �
� �� + J /l.�D D G� CI°.`•'1':'.el��..��-'`?' .{E.t=�' .:. (.1��'�"i�i:f�E"_�7./ ��I f��'','
•`a��,yH�.•" Prepared by: Date:
fr+6Yi����e�il:�r �'e?'c a�fi i C'�e?f,�,?'�"�.},,, '�'' /;4••L�2-/.S
stormwwatter Qualit�r ovs�lay�ssiric�rrer: (c;rde one) .i�er��',�TEc�? T��: 3 Tier a� :�ie�6
Sts�2:�R4�P�7 :ix.l�aD�C►_��
...�-
Ir�fhe fo�cwing tabie,iden#ifiy all ifems af propo�ed hardcover on the property, keyed hy letter 1�
Certifcate of Survey(survey must aa�mpany this fo�m).include�ii axisting herdcaver'�tems tt�at are
intended to rernain, as v,rell as ali propased hardcover items that wilt be added. Use as many ltnes as
necessary to scaarately depict proposed hardoover status of the property. For Tier t properties,ider�#ify
ar.y featur�s by letter wtiich ar�split a�t the 7�'s�tback line and caiculata ha�lccver square footage
se rate for each artion.
Surve Hardcs�ver I�em (Desci�e) Ler.gth r.�dth T°�����
EXa�fI le G 4'x 30' S.F.
� /� ,�p•,a ►: �'r'L."' �u.�.
� �•; •s" , � .SJ^ .�'F.
C r - � �f� R� ^.� ,� % u 'Y S F.
p < <�« . S F.
E � � i � $F.
F .i�f, ftsl�:.c; ,f,;�,;,�. ; �"'�� S F.
G r �: ;.• �i'•',/<:.�" .�• ;:.. S F.
� ''�:+r� .�., C� t' 9 �'u�-
� — .
_ �_::.�i^ F '"`�."F-f °:e�' •'L�1 �" ��"'"r'— .S.F
� rE�,,: ... .;��: .r: S.F.
' K s .v .f � �r<�.-� . � ;� 3.F.
r
j. %rf``r •�,�► �°Il•'' �9 S.F.
M r'i'i,;.'k'�= v� t..e°" ^ap S.F.
N �.��r, ' ,�< <r .., v S.F.
O •. ,��- &.F.
P �'�1�''�r..�. .;..r.':�. .� ?.•� S.F,
�`.wr� j.i::�i�Y� �: � �!_ _ ^y: :,r �./'�1 �7.F.
R �`.�::s---,::w:r�s :� '' -� ,fi�,.,;_,• �`-:'�•:w�Y:»�l =��. �.F.
S i°:S-='�_ - �� �'11� Iri'i t cG d -'"��j:,. .�J.��
�.
�,,. � w .-�
T '�'• i,;.`ti ..� .;- �' :c'r"' r• ;: S F
" 5.�.
U :.�',��•�.,A '�r-�:..:.IIl+: ..!;� �i' +�Y'/"'F:/Sj` -�..�M,,,y„�.
�
V �'� :-�. ,�' � r" � �n. ,�'''�•` '<�r ��." �.�.
W S.F.
X S.F.
�Y � �.F'.
Z �.�.
1 7o#al Pro as�d Harc#�over ��M'�f� yS F.
F�cc{adab:e Hardco�er Sea Ci Cocis Ssc 78-'�68�� :
� ��.`'.���,- :,, ��r�r:.€� �' /� `. S F.
_F.
- S f.
S.F.
S.F.
2 Totaf Exdudable Har+ddcover � S_F.
3 Net Pr'p sed H�rdcover 5ubtract llne 2 from ii�e 1 �,��'. si?�' S.F.
4 Tota!Lot Area 0"'�'�'.!��' S F•
Proposad Wardcover Peccen�age [(3}+���� ., �r, :�� �G
.7�.n+rary�zo�
____ _-__ __ --_--�__ -- ----___--------- -_ _
� ' PC Exhib"st J
Minnesota Wetland Consenration Act
Notice of Decision
Local Govemment Unit(LGL�} Address
Mi_nnehaha Creek Watershed District �5320 Minnetonka Blvd
Minnetonka,MN 55345
1. PROJECT L'�TFORMATION
Applicant Name Project Name Date of Applicati
Spotted Dog LLC(Bob Schnell) 1130 Old Crystal Bay Rd S Application on
10/23/14 Number
(Incomplete) WI455
10/19/15
(Compiete)
�Attach site locator map
T of Decision:
�Wetland Boundary or Type ❑No-Loss ❑Exernption ❑ Sequencing
❑Replacement Plan ❑Banking Plan
Technical Evaluation Panel Findin s and Recommendation if an :
❑Approve ❑Approve with conditions ❑Deny
S�maty(or attach):
Z. LQCAL GOVERNMENT i.TNIT DECISION
Date of D�cision: 1 i/9/15
�Approved ❑Approved with conditions(include belaw) ❑Denied
LGU Findings and Conclusions(altach additional sheets as necessary):
BWSR Forms 7-1-1d Page 1
of 3
Spotted Dog LLC (Bob Schnell)applied for wetland boundary&type confirmation for the
wetlands located on a portion of the property at 1130 Old Crystal Bay Rd in the City of
Orono,Hennepin County,Minnesota(PID 901 I723140Q07).Legal description: Section 09,
Township 117N,Range 23W.
A wetland delineation was conducted by Svoboda Ecological Resources on 10/9/14.A
complete delineation report and WCA application were subraitted to MCWD on 10/19/15.
One partial wetland boundary was delineated on site and classified as a Type 3, shallow
marsh. T'he wetland overlaps with French Marsh(South),a DNR Public Water.
MCWD reviewed the boundaries in the field on 11/3/15. MCWD was in agreement with the
boundaries of the wetlands on site.
MCWD approves the wetland boundaries and types as delineated in the field and documented in the
delineatian report. This decision is valid for five years.A future project located on this property may
require a permit from the MCWU.
For R lacement Plans usin credits from the State Wetland Bank:
Bank Account# Bank Service Area County Credits Approved for
Withdrawal(sq. 8. or nearest
.O 1 acre
Replacement Plan Approval Conditions. In addition to any conditions specified by the LGU, the
approval of a Wetland Replacement Plan is conditional upon the following:
❑Finxncial Assurxnce:For project-specific replacement that is not in-advance,a financial assurance
specified by the LGU must be subnnitted to the LGL`in accordance with MN Rule 8420A522, Subp. 9
(List amount and type in LGU Findizxgs).
❑Dee�Recording: For project-specific replacement,evidence must be provided to the LGU that the
BWSR "Declaration of Restrictions and Covenants" and "Consent to Repiacement Wetland" forms
have been filed with the county recorder's office in which the replacement wetland is located.
❑Credit Withdrswal: For replacement consisting of wetland bank credits,confirmation that BWSR
has withdrawn the credits from the state wetland bank as specified in the spproved replacement plan.
Wetlands may not be impacted until all applicable conditiona have been met!
LGU Authorized Si ture:
Signing and mailing af this completed fortn to the appropziate recipierrts in accordance with 8420.0255,
Subp. 5 provides notice thal a decision was made by the LGU under the Wetland Conservation Act as
specified above, If additional details on the decision exast,they have been provided to the landowner
and are available fram the LGU u on r st.
Name Tide
Beth Brown Permitting Technician
Signature Date Phone Number and E-mail
tr':, , � 11/9/15 (952)641-4504
, �..:.;i<e..� :;=.,r1�
� ! � ebrown�minneh�hacreek.org
'I'HIS DECISION ONLY APPLIES TO TI� MIN�BSOTA WETLAND CONSERVATION ACT.
Additional approvals or permits from Eocal, state, and federal agencies may be required. Check with all
appropriate authorities before commencing work in or neaz wetlands.
BWSR Forms 7-1-10 Page 2
of 3
Applicants proceed at their own risk if work authorizsd by this decision is staz�ted before the time period
for appeal{30 days)has expired. If this decision is reversed or revised under appeal,the applicant may be
responsible for restorixag or reptacing all 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 this notice of decision.
3.APPEAL OF THIS DECISION
Pursusnt to�iN Rule 8420.0905,any appeal of this decision can only be commenced by mailing a petition
for appeai,incluc3ing applicable fee,within thirty(30)calendar days of the date of the mailing of this Notice
ta the following as indicated:
Check one:
� Appeal of an LGU staff decision. Send ❑Appeal of LGU governing body decision.
petition and$0 fee(i�applicable)to: Send petition and�500 filing fee to:
Minnehaha Crcek Wste�hed District Executive Director
15320 Mlnmetonka Blvd Minnesota Board of Water and Soil Resources
Minnetonka,MN 55345 520 Lafayette Road I�Torth
St. Paul,MN 5 515 5
4. LIST OF A.DDRESSEES
..
� SWCD TEP member:Stncey L�j�ws1d—stacey.lijewel�hennepin.as
� B WSR TEP member:Ben Meyer—ben.meyer�tate.mn.us
; ❑ LGU TEP member(if different than LGU Contact):
� DNR TEP member: Kate Drewry—kate.drewiry@state.mn.us
� DNR Regional Offcce(if different than DNR TEP member):Leslfe Parris-
';. leslie.parnis@state.mn.us
; ❑ WD or WMO(if a�plicable):
� Applicant(notice only}and Landowner(if differerrt}: Bob Schnell(Spotted Dog LLG�— �
bschnell@centerxgency.com '
� Members of t�e public who requested notice(nofiice only): Frank Svoboda(Svaboda Ecological '
Resoarces)—franl�@gQsinnovationaoom,Rick Carlson(Water Street Homes)—
rick@waterstreethomes.com,Christiae Mattsoa(City of Orono}—cmattson@ci.orono.mn.us
� Coips of Engineers Pro,ject Manager(notice only): Melissa Jenny—
melissn.�an.jenny a�usace.army.mil
❑ BWSR Wetland Bank Coordinator{wetland bank plan applications only)
5. MAII.ING Lti'FORMATION
➢For a Iist o�BWSR TEP representatives:www.bwsr.state.mn.us/aboutbwsr/workareas/WCA areas.pdf
➢For a li�st of DI�TR TEP representatives: www.bwsr.state.inn.us/wetlands/wca/DNR TEP contacts.p�f
➢De ent of Natural Resources Re 'onal Offices:
NW R�¢ion: NE Re i�on: Cemrat Rer�ion: Southern Re¢ion:
Rag.Env.Assess.Ecot. Reg.Env.Assess,Ecol. Reg.Env.Assess. Reg.Env.Assess.Ecol.
Div.Ecol.Resources Div.Ecol.Resources Ecol. Div.Ecol.Resources
2115 Birchmont Beach Rd. 1201 E.Hwy.2 Div.Ecol.Resourcas 261 Hwy. 15 South
NE Grand Rapids,lVL'�T 1200 Watner Road New L1m,:VIN 56073
Bemid'i,Mh Sb601 55744 S�t.Paul,MN 551{16
For a map of DNR.Administrative Regions,see:http://files.dnr.state.mn.ns/aboutdnr/dnr re�ions.pdf
➢For a list of Corps of Project Managers:www.mvp.usace.army.miUre tory/default.asp7p,�geid--687
or send ta:
BWSR Fvrms?-1-10 Page 3
of 3
LTS Army Corps of Engineers
S�Paul District,A'I"I'N:OP-R
1 SO Fifth St East, Suite 700
St.Pattl,MN 55101-1678
➢For Wetlsnd Bank Plan applications, also send a copy of the application to:
Minnesota Baard of Water and Soil Resources
Wefland Bank Coordinator
520 Lafayette Road North
St.Paul,MN 55155
6.ATTACHMENTS
In addition to the site locator map,list any other attachments:
�Approved wetland boandaries
❑
❑
BWSR Fortns 7-I-10 Page 4
of 3
..�
Y
.�
�
._
ti� �-��--- , �_- , - . ,�
. ���� «„ :�� �
_
. -
� . F�a �, � ;.�� ` { ., .
t� ._ �`�. . � � � �. ���
..,
a . �� , „�_ �.�. �::�� ,�
. . , � ,t�"� ,. _ , a ��
,
- - � -� ,, . �
, ,
- , ��: �• -
�s�. �
. � ` M1 ,. # , �' ;*.
., �' �;�� r_ .� ,.�'r�`�, aA �,� tidvl� ��e� � � a" S
� �����r ' N.+; ` ".
, ..�r ��.� �� • # ��;�.. ��[��,��.
' ,",r' y:.. ,' . �-.i ��. �1� �}. -� �q� �
,�
"� ..�`Y -Ae�,., *` ` � „� ��
_ .. . - - �y;; y ' .
� t"
��• '� '`�' ��' �'�
���� ' �g ' �
�°� � �� r_ �,.4 ` I'�'�� �:�
- .
_ .. , * `.. • " :s
� ' � F ..,. �... mR. R � ..,'. :.
b�� � 1� '�?.:
�. �Y x �� � $w� s� 3��
`�"" � i� �, _ �- t � { k..� �� �� 1a Ka�a� �r�ua.
't.�-, . ��� �. � �, - � '`�� �.�"��
� ♦t"� 4�1,+�' 4 �.' ' s,� r „r: '•�►��` . ��r Y� v.. � . �'�,
� �" ��• ,Q � Z�"
e ` c" - . ... . , , ' _
.:
,...
�'�` ����.� '�k'�,��.„."L r :-S . Y� wf "Er. t Y � +h. � 1� t�'6"'��'�:.�..
�.,;.��� �t '4.�k�� `l{ ; . . . v.y.. .. . �.. ,•, ,� . � ,,('__r • . ,
A, �y� . . . #� . � p� ,
�
r
a
w � �
� �
v� �.1�• - . ' yy y,k
�
w
- .• a
. .. . ._ � �tl4
, ��
[� � }� !
P''. �« -� '�S j .' � .. ,- . . �j'` .
; >,tf[3 0+'fdil'�I�.I�pt y�, ���4 �:.��" V'� ��,
� . ''�,..� .�'tli �f � � �- � ��� y< . . � � ��1
i i• I 'R+�;;4 ,+r
�, �%� ` � �'A r s . o� f�41 '� ' - .
, . +
, � , _ �
_ .
. �. . .
y �. t..'t 4 AA. "L�' 'A 1 �,��. .T. '�i::, 't �� �',� ",
� �: � 'fS` ^ + �. c ,��- ^�a .. � ,.„ � ` �+ ���s ,h u*MC
s r.` � � �
.. .. w '� ` .
� r .. �i y� � ,�.... . t '^�':�� � -� � � _ . ,. `'�' 'r A1g. �5� ` � �4�
,
� . �
.,
� 'a � ,. ' -"''Li i . � sa_b ., a .. . �. t`� " � w,.
��4 ` �� �� �° +,��v-��°' ...�_. � • � , ' t � ��"' "' � � ��F, -b�A
,� _ ' � 1; ,.+�, w- w' w 6� F�.` �, � �4 ��� '� �'���. �...
• .,�.` �d�� '�'� .�; t yF, � �'• � av'.�; „ ,� � . �� !�� �'� .
i . ��. i�` �� A 1..�.. 'A.� ... 'i. K '}�" j� a
a�
. � '� '�.�. .ia.... 1d�,'��fi';�'S 7, �� .4� �^, re�'�'LY'�•� �Y �4� a��
�. �� � � �
��. - ia,!^+-., t ��-�4 t .. �, ,* �.� ,� �� * .,�`» . r z� �F ,a��M.r -�,�,�' ,b'
.. ` .
.=. .-� �..� � 'z T-..: �� ._� � -y '''u` r � a�� ...r�} ..-a � • ��
. -,.-, � �w'��a: +.1."i.:�,`� � a� �� ��r. . . ,
+e_ ^��y t""4:� b ' 4 � . . ��Y� f `�.i � . r'A'. .�.� i .:,
` ' +�
� r ' � .- S "�`� � 4.+,.*'y L" L V . t" 3 w"ja,� �-a�M 'a P!t iF �'
.
. ♦
��ti' �: '. ��.. � ,y.-!µy` ,•.,.,.�'�;a„�t„, . �„„i. vo�i`'k`Ae s w`��'` ���'� `� . � � y� F,. �
�: �" �
�,i a. ,.. � •. 'a' ..� . . '
�� M1s �'�S� � ,t � ., t .�; � 'S�,+K&,,,+ , , �,"x"A�.1 'YRI�$. -�' F - . . ` . i.�,,.F , ,�4�.
� ; � �...a r t�,.. � �4„ csr' . 5:�..��_ ;� w.',A.,.✓,4C..k,�". �y �� . h►`',. ` '. .
v �
, . • . � _
_ _ " _ .
. . . 4.
� �..'i. � ..-'"� �.���4."��'�.i F.�. = �z-. �,. . �e�.;�'�"t 2.�. �,"-�"."3.�. 4v��'1' �T':�``�A��� ,.. 3+-�' s; ,�" g1�
� ��,� ,
� -, '�° " .,^ � T� - . �*
�-r�k ' ",. '`+•'� �' .�`�1�-'4' �•-.1��-.:�....z�. �-•.a r� ���..� �"�#'
�" -;: � s.r�. � *��•*rt a..: +.-,. . . , . �'+ .:.r +�-� +�E� �� ` ''�.�iF
� `�� ti� .� w :'. �a 9�� a�— . � �— ;�� h � � v � ti�
. .. _ r
�
� �. _. � � '=`} u = _, , � t- # ,.
�, , - �k
i ,la,�t 3.�1 .. , '4 "��fw..i a. �.,C.a,'". t , a .. �� �� �� + �� ti � .s �t.'"� . .� d �� y ,* �
. » ��. V Y ♦ �:'� t��,.x ..`..
• +.��"a -�ta�. �� ..� ,�L� :.�� �^. er,W, - -.: � f� . -�S."' �. ; a,,•
°'�...�`y ����> �- �!:,���.�,e ..� �'r,� �^ �'l ` . , . .��'�"k �t` �x't �.�.�,,.5�..:a�¢ ,� -4,��k...� • .�� #z n�. "� ;� ����!.�..
,
" d � -K
� . e i
`"t,� .
. .„ � � m�
x
` Y.,�. � �-']..Xti♦ 1±.��. �w• ,:�"+* 1L �';i` t5.--.y��. . ��� ., � .:r'....� �,w" .�'t- r.�. ,. ..�.�. .s ..' . . -. �Mg �, �'"
_ . � .. :., ., . . � �: W .
, > ��:-' �' `t��` `�':1i. ' t �:+��' .�i..�^-z`++:;.,�`: °� ,��,,r•�.`�, �� '�+�'� � '�` " ; `�*� � .�4a,'`�` �`��4��
m ,
., � -
',y�,:.., ..��.. � . . •<: . ♦. 3 4 �J'..v.,3';s ;'7'+ �'-•:.'!"`" Yc.ry., *�, 1 ,.:e :�.y'*. ' � p'���c�!,- .A. M �ii
' ..o* �` ,�,� >.^,`^ ��� ti.a'"�1.�1 t t-. .q .•. �.�,�i���- .-� .li,�+A�, ,�.� ,z.;,.�r.a �:t C_�' r �7,.. �r4. , , , .,�' !1*"...k. .
�
� ,�,, :: tir°�'g,+.� � ..��t.+y� ;_�+a���..' .�A"�"'�iai'n..1��S�>�.,°�, °-..�� �'�� �' �y,c,..F� '',, n '��.• ' ��� �' t.:�, '*:,1�� � ��, ��:,i'��,I+� ,:�,
� T
�� . . ���a s�' �� ., .E - .• t yy.re*k�`� . � �1
� , + .
� s ,
,_ � ...,�. ...� 'C �,�2,; • r��. R .
. - � �,�-� �-.__ w - � _ , '�J .
_
t 'a'q`. ,"'" �''' *. �. .�';-� ..,+�-- .-'�� ��t �,.,*• `,u 4�i �.��ir `• ' �. ,"• 4 �.
�� -w � t..-.. �t�� ,,,�.��ia''' �ri� . �.'� .� .
-" ' '+.< �.+.."„-.....t..�y .w +�y"2`'. �M".;M . . 1
�� .. .. ,� `-. .. �. . ` d,,
� 7 ``�ti`�i 4S�i+ �T �' " . S��*''� .�a��,r� ..•`� ���'tfi� �'` �•+'~^4�.�, `°,��` $.
�
. .r � �� '.� ��II�
�
r ..
' ` S� �r 'i'�.�„ ,' 4`; �' �y� �a..�.� '�rq„ � �. �t �""��.`'►�"' '�*^ . �
._ ... ..,-�� -5�+�� - � . ,������ ��4�i"f•����� �M Kp «i` �� ZY.. \-� � ",� .
y � • *�.
»t X � '�
,. e �'.
,.
,` �/. -,a,.�.- _ �'•�.��t�+�1�'•�, ,, a`..,. � *-� ti`•`�[",` ��••�-'�'�-��.�� �+r ��,.C'•"�7$�'. :ti r�'�-, �,��..,,,t, �`, y��Yb �� ..
�(p • -�+� '�5«... �.;'1�� �y" „�,� . .",�..` ' t�e' .+�:;�ya �"�.�`° 4 r c"t.y �, aR . �.�,�.,�.'J . '-..'q� _ ~.,'�,Y`, � • �5..; ,� y4k.
. _ � ;
• '-r-�.. � . n . a .
� - ,� � r'4.ti. .- _... "�'�� ,' .""'� ���a,,.� �r' � r �♦ �::4 -ti �.. 'ti 4 :*, � ��
�� r� ��`. �, • ..� i�y,...t .'', ,.,��_,`•r' � '� a::����,,,���.t.. ��,�-� �'�i''�4y.� '1 �"S�` ' _ 1�` y�'�l � . ,:Ly,�'t 'Ir';�'+;Y%�"�
. ,� „_�., , .
- ,.� '>K y"q's .�._. .. - . „�i'v` ,y,,�.yC ��' '�'� � t �,�` . . �,"""T
. �,�,
�. • �.. .. .. "°�'. ..
_ .. , -.
� . ,�, � .: `; �,... ,. . {� .i- � ' . '� .� ��a�;5 w'"� _t,, `v _ 4ry � r �"ti'��g�i� i..
a
_ , , �
� 4 �S �`�
. . . . .
.,.�. ,�. ' ' . . , _ . . . . -
� ' t.y N g.' .t. � ' " " - ' '
{_ R � ,��'�t Mx. .,� ,..�[_ ,i J� . ',�Y q�` A.,�i',�i..
��-a _ , ,� ,�. ti . �� ,� . , . . ".. k.
�
�..
.
.`.
.
, - . . ,. -. :. 3R t . .. �y,
.
.
, ..
,;.;
, . . . �a; �.��. �i�,":� �� .: `� � . �. ,�., . >�"._ ._�_ . k« , �Y��`A
�� �
' . _
z
�(-. �. �; i " � :3. .. .... •r, ..'S .. . -�:,� . .,� �� � . - . . . , . . . ��? _ . . .. �vw�
. �.
�: "it �.� .- _ _ .. � � ' � _ . � ", . ., ' T��� �� t �, - "�`'",� ����"
. .� :
.
. , �
�
. 4 ��:, , . :.- . �, �, . . .-•� . . , . . . , c,� . a . w..� �� �'�
�` ,�� � � � - y}.;�'°� �ww��� D �,
. , � � ,g
6� 5 t�I ?� a - . . . � . . �, '` t ��T�--.s.Ta.y , , `.i
.
,..� � �• !" '� 'K y �t,.�-, 1' y"�" � ' {'� ' Ta '��d }` � 4 � � ��,�
,���' ...' �< w$�. ��" f"-�y � _ . � . "'i �. P�?� !'. ! � Jr+a'� $ , °�., ' F � � . �.
.1� 'a �� �, � .-.:i.a - X',��;.� �r�� `� 2.y,�� �y��� °� v.!*�� �� J� £-�� 4 '0. '+''r ���� �. . •5
y ,
..
•� •
�
�' ? - 'f-- . . `. . .
, '<� Y � °'.' , .. ; � ... �. .,
�. � F _,y �`� . ro� �' , ' "�'"�W+�i � ° -_ Yk,' _ �'� '
...__�,.�-... _ �A n a, �yy" � ..;fi* . ., '�;
� i
, '� , . �
���.. ,#' �4»� '„t' � '' ,%•. k, i•,�Jn
.. . 'a �•�` � f �� .
. .-_ .+. . ., :
. ' ' - - �
� .l' + ^'� a � � '> �4 'rA"�k' 'r,,.�- � � ��,y4 ., -,.
y ,, . .,„ l �; `o-
. , � �. „�
. +e . ,. � t ' �.,��. r�r�' r r'"� . a,:�. g&::'g. .�r'`f r�` tl�'�
�� . :.� ` " .: ti ' �•'-�—�,�y--#..�� �. .�� ..M.•• �r .�.:�._r%y'� �j� �'� '� � . , �t' '�s•`" sy �y r..` ��, _ ��.�.'.--ti '
,
, � T"'� '`,'.
� E_ 't
, .
:. �
.. . �t��� .�� ...,::�� . '. - . . �� '.,..�'. . ' '.' ,�'` .... . -� . . �'� t *�,^ - ' ' - .
. " a ��
�.�� .., �� �M1 ..
,
:'.� "� , .. ' ,� ' --1.,� � . � .� ��•.� # � `,M.,..`.� .
e
^
. . .
..�.. :� .,. , . .,. ��:.,�s/� � .
ti � - f' '°� ,s`,�" •
.
�- _
, , '
. ,_. � r�a , .�.-- `�tr� .,� .._.. x ,,, ;r � . . . +k � -'-'"� > .
.. � ,:.
.,�Y�-� � ... �t�. ` �.,� �.'-.. �.�.w ': �� � �J� .
,�..
« .. , r
'�,"��`� � ,, � '� � _ �,�' ,� `� a` �' '"� h[�; +� ' ;; �
, ` �
.
5 • � y� . � :- ¢� �_k. � k �
• M t� ^� r ,�� y � ��^ 7+ �i� 4 �V 4 � . . `,1
� -�' . �i
. k _
. - � r .
. ,. - .
.
�, r �„ �
r �1 `
s�
�. .. . � -
,
_ . . �.+4- , s •.. .
.
�A , �
'� ;,f..l,� .'',� ` � �se '� �.. � r i� ' � . .� � k
_ .: . �- ,.. , :.
{�
� ' ; ',
� . ,
. .
,. . ; '
.
� �� JI�
�
. .,,. e .c.",+�y:+. .,. . „n= �' .�. ,� , �. �; :.�. . .:,y.,
` .- ' �'�� ' �3 .c�`�� F � � .� wE�x:..�� � � � �,_ ' _ ° _ . , .�t �
' .,{
� -.. , � ^ � '. q . ' � �L �� ' _ '
�� � 1 � _ -� �;*y . _ �M . . + � .
` �
. � a..�� � .�
, �
, �� ... * •i _ 4 _ _
,
. 4
L
a
. d. ii�;r� �W � .. '�„ �' �� ','�(�'�A
�' , . F ' '... .`d .a.. � ���.
+'"'-y" �4 :_"� . . ,M �5 t i..�F `���'Ga.�� - 1µ . .
f`�.�� 1,, �j�„�.. � ,�� �� � .1J� � 'd-,:��w�,,� �,. . . .'
!� ` � �q �
���,�, x "'" `.��' : � �. -;
,��. � �� ;'"�� ,' '�� �.; � . .,�
� .,
, ,
� `:
_� �
* � .
,.
. Y
� ��;.�s,�c �:�,, f�.- : - � f - , ..
,� `'n� � � _ . . � _ b', �� ,rr � t,'� e� ��.7
�' .
rv... ,� �.�� .. d' � 8 .. .
�y. . .���-� ! '�#�+' � fii -' . .,�� �,"il.+'F ` j -
, ,v eV� ^ � �, . m�} �" . +�: '�..:+.,.�t." .n.,. � .,� � :�..�.. .
�
: F„ M � „
� ' . �{„ ,t�_ ,.�"' .
. "..� � ..e i .. C ��rXP .. � ' � � , �k 1�. �/
�
.
� � ° j���.. `�, � ...
�„ . _ .. •_
.� , - , �r �
f . : � � �., , •�, ' . �� " a�.. � , ...
_ ,, , , .
, �, � ,,'
�
t 4.y, c. ,
-0''s. ''°'�1 4..Ff'.� �, �r .]6. ,,y�,n � y :1 ��y.,, # � � 4 _ �_��
� � k" I�»• ���jl� f iL .��'� � �M�� . `'b 4I y.'3 ',�p�+�� ,�� �S
� ��'�d" �' rT�j �Ai" '�t��� � � � . ' •j �., . � � 1
,?�ri � �� '� t' *�E,.. .e. .��;,,� r, «a t,
« ,�' ��t� 'ix. ,��� f�':."j a'�t� � .,y �!n �.y � ''At
• „� � * ����,a.� ;�',. '� � ,�r � .�. :
`'� „:'�C'"e r„w 1. / ~ '_S+�V''�4 � - 1 j� • �w�' .� 'i" ��'r' t� ..
r' "� � �.. fit � � `� '�_ �';
:
;..�� � y . .1i �,.� :�„ , ,y � �i4"- $ 4 t ''ti.... �,� .. d
+' �..� '� dt� `!� . . � ,. .wF� F y f�� _ " .d �i�� . .
�. � A f ry , x ��, 5 � .0
'., ' ' fi ry SqY,[� . • . ,y�� •6 j'�a.� .. �- _ " �� �A
„
�� .> . ., •. .. a:•.� ..
, $ �
_�.y . y
' ,� 1 ' �' . ,./ , ,�,..� ',
„m^�, _� � �'.� . :
. w,:
.' * '�."�' '. ` ' , m�," „ - '�� �t "�
' ' � �
, � , r , � ., -. .�
r
,., � �
. x ._ ' +�; ,� ,r�� ,i,� ��;�� ;v � , ,,. � a . . ,v • .�+,� a :.9` "�� '�'r - � � �� ;�
� r ` . - :..
��€; �`.. , ';� s»$I * '. �'`� ,� � .
_ : ,
, � � �� "
.. ';� .+�' : ,��*. � 4�'. � w 'w' /F"'' ��i •,.V� � •Y '(, ��'-,�*'!
y . ,. �
, .. ._
,. .
. , :� „ ... t-r. '- � .. .' _ ,.. �„, F+€� `��
� �
. , , . , �
, . � L.
r� , .,, , � . >, . .
,; d „� �. . . . . =l , ,� , �,,� , 'l� `,
„ s ..,ei
�` , ,,n .
... . /�
� �.w�`„�.., z'�`r` :�4.+'P� !` �"'ti�;.x`�". . �- ''Y.. �':$ �� � `C
. v,�� .:„ 3 �yz
. � ` .
�� �s cati ..• � . , :
.
�' �
. y .,., ,�. .. �� _ �19�� . ... 4 .
�.
�
� �`d�
,. ; e'.��'•J"'��:��• }, ; .. . ,r�"'�` .�. , ��
� �� ' . aw w . Y�F '�^' ,V a " ' - I � . -'
F r, ^ ,`�,� "�rx k:. 1 ���5 �.� y,..a .. +'d4 _ ��yg�' -:}' �,
�,y"., ��- vt- ,.�` .i"". � I
..�# i. i��� � � . .e�c �"�"v�s.4+ a�.^ �1� ��`. +ex.a�
• ��-- r' _� ,.
�s;` � \ ras,.. y,�y `°�.�. �+. � 3.� � �✓ �, ��k, "'3' "�i
� ,
. .i�. * - ���tiry" .....i � 'v.�._' �, -�- i �y, tR �.s��'�" . ',�,�,� � ,� �.��� 5� I� I� �: 'Tf
, '�
s .
... - ^ -_ .. .
�' �,�� ` ' ....'�'" ., ` .. �•� f�� { ; i.} $„ `ie+� _ �ill ;;��� �� I� � n �:: � 1 :
.: I f ' _ .. � r�.� �,.. ,a,'+y�., �� '
., �„ , . , '�.� �"�.{y,�,n'k J :.....Y .t i;�• ,✓?.�,•'.�-y� j3 w T'�i �� � 'Y� „.� ��._.� ,�y,. ��if 1, '^-.3.,_ ♦' !C. .;E �f� :Ayi�w�.
i. e
- . .. � '� r.. � .
. �
.�� . -, . . - �i� .
� . �;�..�... �ti.:.:::� � .; .� i,.+i. �t,'��1. . :'-'�.� . ��`k'�� ���'zi�r, ._ �� * �,�'^M� �'�w.; �r��� J.�1. ..� .t� .. 3� v�i
y
7; �� s_, , .�� � �s.., �.�' �
r »
, .,. �y;�� ., �^. r'd'� ,. 'i.g R x r. 1 .� ,+�y r'�`� - ".�.
- "
. e
$•, a :'�d' . 4 i�.�� 4"� `w. - •r'"� �a.�: '.• ��'_ ,, ..�� �:�,,� r - ` �
.. . �,:.: s. �. � k r 3���
�
� ..*
_, <. ,. �
p . ,� ,
t�� '"w' b'� � '+' ��'i t �� ���a--�r i �� �, . i - A1� � `;�f4. �O �(w
„ � ,• , .� � �,r �.x : Y "� 3.
_
� �.. _ �- .,, t� -' ,, .
„
� - r
„�-
. ,., ��
�
_ _ � , .. -. .. �. i.. „ � , �a . � •. +.
� .�
� .. . _.
�
^.: . rlr� �, ^�!� .`•f lt . 'F .. � . , � . �
t g � �
•, t f� l -"Y.lv, ; '..�� Mr .. . � a4/
` y . �v �� � , � � ,�.y � � . .�;� � ' S•Q� .
_ '�; �.
� � �� .�. ;. �, .� � ; � � � �+csr
; i � y�'.°� .. `.��� � �" " ;��q¢� '�t ^ wF ,� � _- � ,�� �8/i
� `�'� '� �' 14� 6;v �0., �' Y�� !. � .� � �
�', , `�> ,� c.� Q� �y��� �'. . ��P . .�,
r ,;. ,� , • 'w c , , �y ' w ,� � '+
^�t� �� �� �..;�� � � u.� .�. �_
# � � <-` ,,�,����#� .�'4!�r ,v • s� - _ ,�y' -+-- g' �
i'�` � Y �' �•`�."-- " � �4Y?� • � �': , �x � ���,' • ' 15 2�Qf3tlV 'rr a �'
{ ` � �� ;� ., 1 ..s�y l• 1 S l�OBtl�a _
� �.
, x u �.
� .��
, � y�
, . o
, -
�` ,� ,. �+�'a , � s �'F'�!� ��� "� � •�,, q - , e+e. �
. ,
• � . .
_ .
. � .
, . . . •
.
r�
,, . . 'ih
�:� u ♦ . � � -. . . � .
. #sy . .; . � • � .. ��� e•'� �•
�p' �. .�, .n '".A` . � � Z �-. tlf�j. � ��,T:
't c. f �� �y` '�Q �`',+ ,��
,��' � �. �� .-'F '�St,� =,'' 'y.��,�/ .. ° � 2° '+� `Y "` y'""- ! L� ' , ' , -�, -�� w a � I
�� �� .. �� �` A.�•'{ ,. . �.. r , � : . v�1 ]. .�' i 1
,
_
�' � r �' .i�h , ,�L�+ � �"'� ,,•, f - I
,
�
Y _
.. ,i J
.
, . i y . � :.. .� , _ _ 1z �.
� .b� ,. � - � � . 4 .. � � � �.� x �
� � � y , . �•-"� �' . . , - - 1 avi a --- �F -
� " . 'if^ r . , �''-^ , _ . !AR
' . ,�t . � 1 't �,Y �"�er-�.- � , , _ � � �iR
� "s. ti `a• . . ' �7f4 '�.�.. '�,y'
..
�� �M� � •
n, . �. " ,v ' r �_ - ��
� - .- � , � _, .
m ",� /. . ,;_ �,,., ���.��k ' - -fl
,.. ,.•
, ,
�
• i •+9�
�, . .�; ^� ��; '�' 1 ' . .� _ • , r,��, }� � _ �� ���
� � 1 i
.
i '.i� � _ � � y�` °��` .� a.� t 1` �{ R� - �
.�, -�ti_... .��� i�T ��� r,'. v��`�. . . . . - . . _�s• . �r; .��; - . .
�
�'i;i. -�I� �t'�,• � -. �7� . . e .r+�y;x .r � -,,. i � :y�a ' � -
��� .� � • . . •� t � s K'.: �- .1;, �
•r � ^ :,C �' �j�^ �v-.�Es�.: '�ti - ,�i�
a��s �`"�� -^�. �� �. � �. . at� }_? ".,,h'i h�' ' . . �� .. �M
� `;!`� � ' ' M s' 1 kluy, cr r � ', �'�'�t� .'sc4' c� ;� '
�� � �'S�X` _ [I�] • - _ . _ -._1 � r_��l�������y�,�`-s�;�?r� . .�; :¢"� ;. 'F`^ '"F# 'Zr. t�� ..
i�
�r ' �..• �}.,}i S, , �,.4L�.,� f„����*`�' 4, ,l ��� J�r � , .
.. ' 4{�;w i "1..- ��a, ���� � .e. ,-�
" p' � ,'� . 't ��i�� *.1 .;. , . ' " _ .
` ��, � , i. .y'�.� . . - ,• c 7- ��,., . - t�', I" V' _ . _
;�°,�'a�> - T( °. ,( . �.. �* ��� tiy ,,�+' + � �m°
` " r�' ` Y� • � �� _ '"" � •' � 4 � �<...7' ;s, �
"�3���� �� --t- . .. � '� �_ � ��� � " �,.
s; a
, -
_F , ,
°� ", - �� ' y .
., � � � ' , ' • _ , `: r�. 'ro�� ;��
S�..��.���' . � ���g R ,r•y ... . � , �_ �r:��•..` � �f
� � �`��''� � .' � ��� �$ -- ��I, ' � • � �� � - ^ `�I��'`���
,, - � • .� ;',;# t�C � - Y� ;,,
:
:
f{'r , . .� ..f�. i. � �� _ �y •
y � 1 . - ' . ' _._ ,.
�. .
� �tr _�`�
F �,.�� - . , , _ J� '.'+y .
, i . �
��� y,�'� � .. . � � . � . . �� " II � L ��
1 �, r . r�', ' . '..�+ $ g_. - � :. ,,
`'1 � . . ' . . . . _ �'�� �,� . . .. � �'1„��Ay, .. ' _. �
,u +�.+�' t ' : '^ .� � r ' . �� �� �7� ! .�.!"L � ,� .
�+.�W�� •t �,ti �' " �i�. -f L+.� . �r� .. � ~ ��,. �.rr��
��M � t��' ����4�� RI I ^�• ..� . . . ' '�iJ � � • r
�.. . , �^ ' - ..
. _
.
, .
y -
.
'� M��+...,i' ' '•. ..,_•;.. , .,.. .` ��_� j� ry,��� w1 ._ .
,}. . .. . .. � . . '
.
•
; �r! . , �,� �; ,- . . . : "� . 1�
, ��.,.. .� :.': . . , �
C�py' ..,, .. �. .. ,�. - • . � . � M ,y��;'.
.�1� .�. . . . . . . � ; . .t ' � K..'; �Y /.�.
• i . . � '. .S _ . �'�' �.
�' i �.{ � � ` ♦ . 1'- .,. �y, .".. r:r' . ♦ ;� 'p / `�� *
.� * 4�?jr . . 1� _ � �t'. A��F�' � �' '�.. � \�i . � ' .J (` �� i'" �
: i �4. �t>,°� '��F�' { ��� �
`' ' r. � - ��� . ��r.` . I �� ��;.
'1� � ._ / i ' ��" yi�_i : , - 4; .��
�,. I , �,�{ �,j 1� ;,,K,l.y�i?; +, ;�' .�i� .` � * '� y`
� .. W ��}j }4 '
�� . . � . - � r_ � I` �;f, (,, 'Si ' � JQ� r`
`.. � l� '1' � ° ,�IL� �.. ��
I ,��,..w'. �. ::����' � �- � r y� ��+�,5 �, ;', � ++.L"�l��y�i`,1Cs� ��.:«.�� . . .t yO�ai-�
� , " s� -vf. .F ,, ,�.F� „�;• # �,� � :�.��s:� - �
�.., ..� ����r�' � :,;���,� �� � # "'��_. �' "�r � . }�� t ����~4� , ,..�,�, . . �.� . . - � � •
-a �•+ �� ���������,�i` �tB��Rt y '�f, .�,, �•r'��'sii{t ,� � � f-r.•_s� �i , � -». i.. ` . .
_ �1"� {
�y ir • 770�V, � ^b.. �*.. _ St+���y, V '�� �_ x,,,�„ '..� .. ,
�
,
��,�w�'�_,�;,;,;�<#j v., �� : �� � , �., . - • �
'K'`y 'I�'` `yF ':�}� �,���, .,i� r �� " � ' �., �
�'r " F;._wA �, +. � � ��. r. �,
,'.",�,+ Y'1 ..47 y, a �'' .,t! ,�^�_ � �"..l�l� ��. � �* � . - . �- �....
b ��/6t'� r� i%.�` . t�� "N� e}, ?°` .�.,l� ! ry��y � . + .�„ JR ,f v � .gy!`' i� !�,�.
..�, '4` "W4 . 'j,. . w�.y__ a�i. ..4 V ._`4r 1_�w K .i� xt .x�a:. 1 ��F� ,!�.�. 1 _ . . J�r ''� ��J�y.y�{'1'q 'y�AT" i���. /I.
� a' C1 �i � ` .. t j• ,,.
'K 1=� .t`�_ . -i :i.� ' y s�"$'' `" -, 3 y�•� . ... �, a .+`�r�.
"�� + P� l ,�'aa .�p ^ .� t'� :t" .,' �+ r, �a, 'S . �y. � .. ,4+. �`
. �g;y �Y
� �'� j*�-r��h '��'4.'�... �dTy„, r �:�.,..,�.�r. ���.... ,r�:'¢Ca.+: Lt .?b'.#�, .!f.� .yµ.�; _ '"'� ".`A� � r -'j. ,.d.���- s'
,�'k�..�.r �ia`� ' . ... l• �� �. ��ls...^Sc �''# T", ;', r Mi�.;fr .� �1 " i� df
�.. 'o � .4 „�ar t o� .. g r;.�- � z.,a: .. - , r��t..� �! �'-
� 5�`.f� �'��y��,� , . . ` �'My..i� k F:� �t c;,�,�y �k. `'4.�.' •�. y..�r .�!. r� ��'r:: ic1�,P-t er�.
�'..•"'_ � . � � sa` r, *r � �h� �,.,"�-�� n�`r+ � � "� �'.i�..s �h1� '��z �i �.. ,�, . v1 l.;� .W+ �,;�.
_ .' . �I,..,..r•I .!' Aw� .. . . `� (4 L,."i�'� .ia,;�� sta^.,a _r� � .� ..y,� "� .�'�'.," �:, A��4. t.�, �:
.. . , �,� - ,,,..: .� }� � ..•,�N ,,;.q+_ �,� q'„�•.
..,--_. _�,.� .� . � ���1;� ' . .� .
'�+�,. rt �5`� t„ a„ t" �l;"'�}��."`t,�r�� r` p�. . �', Q�l�.-'K}.'.�' '�.. „ '" tM�,�y� ""' �":
'' ��r� 3'�+`.. c f` � f:• �i �l,:i �.d�;`��'�°y�'ay,�,�., er�' . � - �_�:• '�^ a.-�. .�. '��' a ;.``� <";P�'�
. . � � � • �� �, tf ��. 's�a a,K�k ` t•'w!^�� � `�•�,.. .,. �: ��..T; s�^T',.'..}� � r.�ti.,
�
��� '•l.y;�, ,. '.R 4 � ,r.: �. ��F:.�� t '�. s. _ �,. .� _ r � . ...+�:.� .
.
! ,�,a� e ��+ ���*�, r.'t �t �. _ � �� r� �, +�'�,` �:..� 9, r�' Fa"•'c'{�� �',
5 .. .
...- . . ... . ��.��� i�� .;� - `�,. '�"� �'''' :i�� .: � � ', L� �, .:�� y� �k{.y�,. '
,.� v + . .. � .�.�q� _ L ,fS"•���� �""`w'+. '
> -�
.�:�i� �t132: � '�� ar �'��`:�j' � .1 1.�, t�� ,.�p��..'f..�cg p F "�� ry _� .! ��`S'����� �t��3 .t:� ,r:
. . .,,. ..� . .� �
, �,
� �.
-.:. ,. Y.. _. _- : . -�`l �1: �"^l.. . ,� .�' �� � .!� YR.1�~�+T x ��S ..,� �. ,+ }'�v f� .>'�,+a ,:;-.� fi :%'�,�`.,
ti u .,. S. .#�
�;�` .,�s+ � . � :-1 .. � ,a�����u, , � �;` , �. .�•.
-'P x,i� T�i-��f���r.Y,'�`a,��R `...j�,5_.-��µ'��:�,y�� y.� +Nk�:��i��.+.,�"��.�r. ,�;.N * '^'''� �• WJ��..� :.`. .�� +�`. .`.
s. Y s�,, r�.� � . � � �� �+ .. �V�. `� .. �
r v r 8 '�, i �; � . � r� " ,.� .
! r: a � ° -C� ,.�,. ��"'1� r�10�`s��'�q,�'I� y 7 . !�'�^ . . �S.a:' : z a •. ., '
��``.�t� '4•��� ��'� K �J� �..!�r �. ��1 �7��� � 9 yY.��: � MA �. {:'µ .�.. � � � �..2�t�e� +�! f#�M
�4 �,�} i� - _ ��^'� i � ,''� � �+K�'M, +��.. , , � �:.� . .�..
� ��..it+; r �i'�: `•k �' _��.� �, " � .L.�. '��'J A'� . n e .' ♦�`�irf ��,eN t, 1 j'w. . :� T .1 J. �l
��' ,� . i.z,f'i+ "'^,;. �y - ,.r,+ fi�?; A '� �.. ��t �' 1:: :k_.� ra .t� a 7�:'a �. ; ��.
:(. *��j_ r. . `.�. '�: r �� d �a� ��.: �.:.} �.'�lu4kt—..1.` P���� 4. ` � f 5�b r� t;, .
^� �.� i� ��- ` . ...* ,�� �� .31 �.� t r�,r w.t+,7,,�. 'x5 �< � �,i`^�i'�_'`�i� '.�.. :�l.�,��,. !���° + 3�, . ' . $' �{c.� t�' � �4� '.�,;'
��' �. }.�_' ��,� �. , c4�`^i .1 @+t : i'�'� �F;' �. 1. 1 'Y'.�" i x.� ���� {i .. . 1:
.�f a : c� �� . �'�i `:� '�#s
��'f �F.�. - �.+r , ,��� ' . �.7,- `l �•^' �'� '`� .r�d ?tdxk. i�. . ..'"'y ,� 'r :i'.., _;''' „ �n.�: ': . 1 it^�'%,}`,e
�hki_. ..�y'4ti' �.�' -'� _t /�, �'� ��� j',��'R.r. "`7�,4 '�� .!�'ayt{��- `�.t.,_��:.-� + +r �„� � r� ..Y .�t�. '9iaa !i � .:,� f . �4a
�,,�, j,�,� , y*��, r������ �1 'l� `Xr a�
�' � r ;�r� s ��: ��`r"'i'��� i. ��,,_• , t �2� c,�,• k 'ti �r;�kutir x i ��r `� .�..S � :� �„
}j�t��`'t> �, 'a.'"g4 � ;�� *'e 3 i•.� „�,;� k `�, �,�.• ,�, �� .y� t ,. ,xr
�tx .y..st"T"�'�; � ��. �V � -r . ; �^ r. .y„ ,+��� �{�" ��". .a ..�"2�`�w-ti �� �.��'"`�+,�-r".� +���1� I ,. :.,r
I��� °�:�'��� "� ��',�y�ci 'i+!•� � �.. ... -.:i �� fi ' `� .�' � �:a �;.ii'q�"�..r ��`(�"fi�..���.. .�i`^._y�r .�{� .S?.?" .,� t: ,,�
,�q,. �.�^:�,�1 �t 13�v�� _ :' . +�` ,V y'.,�,'•4y+ k k .a. `^��. !I„u � �� ' . l
M
+ ,Ci*' ' ?,�,� }`!.'R' �- .��. . �'4 ��"'�r "....�-'i .. ����'p� Y.' . t ,�r �et`�+�S+J `�,"a '� � �i., � �•
�r'f,���4 �� -�1: �,L�:,., _ � • � '� �'�".a�7�i .o.. `y��..ls"r� �x. ��s t _ ,� �_� � � f i, ti •�`.
_ . � � e '. �Z �'C � �'�, �t,•. � � . .� � . � �r C',� _ �� •�� '�`-ia . '�
� �r . �{ ` �. !'�.. „f. a .��� �: o_ � :. �.i �r . ,K� ` �d.
�, �, �� T� �� ;' „ o+� • ��' �k �:i ' . tix ,�k � ,'J' 'Y 1, M��,p -t
,.
q ..' �.; �i� u�..� , .� �
-�. • � . '' A ♦ �
�r a K .. - . �. � -�' '�. ., + , � !ry a ,�y � ,,` y�t ti,�
c.- � �+ _ • : - o �� ,�. . ' { ,�;�+s � � '-�
, {� • � ' , � Y f. . My � ' t � ��i •_ � i ;�4 ��-. �
- t� - � � � 1.= 'q, -w t Q"
� , ;' _ 4 'I �� � _� , �,�, ' �;. ;.,�,, f�.� �- f �,';�;,,�"�i,�
. , .
•- -
. �
.
,. �+( � � ' - .�« • �:+, �«�. r; a i s a y� + i ,� � �� s:���'? ���
.. . . �'+�
,�,. .k � .. ,- .�- . . _ � "' �.. ti�r r� `
� , �.
-� , .:.,.. �. �
,•.
�
,
-
. . Et - �, � S
y � »� ` ��`r ��� , �' � ��, � � t. ,``t`
' - �j1v �* �. �'�, f r �.► d a�� •� A;.,_ �� �1� ���.` r �o ' O�
` .
.
,. � .
,� . . .. . T.,. � �. 7F ':•�, 'k� ,. ' �k - +�. �J .+.
, �
g� 1 ` . � ' � � ..�� . :,.. , ..,.• �Yy'�� .. � � �.i� p��, '. +� a ��'�� `F��
'. L �� '". • >�' ' �. . � � •.i .-x � i � '� � 1� �. ' .'�,frw ' ' ���^';
;.� ' w ` �� _.. � � � �.�� ,,k� �� ��� �T" �,"rr'r f .. ���'�i d�'..;
, ! ,�- .� L � , . ,, ' . �
..w:4�- , �.7. , , � < �`'
�«..'A+�. ��_ .�,�,� . � r �,�:,;f� :p,� '��. . . ',.� .`'�II f-y:� ��
.� �.� .� , ��j� � � Ma
�A.�j• . . �, � � {y�� -�'�,•o �
�� � y �, �R.. + ��.i � �� t 'P� S�' � :' J
. `. �.� . „� .. ' • . , � ,•�.. yA ,� •e�,t +.. �r�� � -i' �r �
.. - � �. �. '��� y.�• � . � �P A'tF, . w�:+T r
_v �� �. � lL"I !K i,. � •.y'���'� � �ikta' - .l� . a � .. :.;.
�. , r�: r . . . .��• � Y�� �' t•1 �
� .�" • +�,,��'�j� ' . _. � '.��r,�, ?�'�'j s� , . � .f -
_
. . ' j-�,�is-� ��., � ,li �,t � 5u e.1�
.
�
., L„ {�,
- A � _ _ _ ;� x: �' �,i,�� .« ��. � � �� �,
� � . =;��.' � - . ., _..» � :� ,�g;.� : }. ��� '� � ,� ., �+� ��'
. . 1� �.�� �,.�F� +'s� .�. �L � .ir ^� t'., �.._ , } �` y
•\• r ..f��� + f� ' 'R � ..t+ y�,._ 4 [�Y� �� ,` . 1 . ,�, N ' A •Y' ,i
-�:' ' , .�'�'` .� ✓ : �Y'�� st.:�►a� � # �K .�.
� ..,, �' " G.,� . ri� �' ,� �,. ^�.
N'.�S %� e •.,i"' u'� t �h�(y���T.;M�j, i�; i � ���. `(.* [1 �� I�.
`rf 1 'fyra. 1�� N .4T5-1 .'fb \�� ��J ��1i/� .. '_ �-
. �� � '^�Y� t�� :.1 y ., i J��'�!.'1 v�Idp .3 � l �
��"�� ) , ...»... J'.� �� v�. . . z. ��r �ltyl r�., ,.�,'+� 1 '.1' ',
. _
_
c .
�d w ,r,� _ ;' "' i s �� ' . eS
,
. _. ` '
• - -. ' .� ,�� �.r.,' .. - ,. .:.,,#• � ,� �^ ��r�., �� q :��{ ¢� .f ��f Y� ((��O . �.
' 6 r' .
. r �.•
, . . "� ._ . . . :
. . „ .. � . . , , . ,,: . . .• :�;- ; i .
.. .
�
r ' PC Exhibtt L
�'„"�i�'.;`:I.'��
��� ��. , �:,7 26?Ot�!
� ' "� ` c��r o�o
� ' ' R�:o
� : � F
• a
� � �C
� /�' � 1�. �� , f
;b,�} ' l }� �� � .
C, � � -�—�, �
� � �
� , ��
� .
� . �
• � *, 3�*.
� 1 �, ,} � *�� F ' • .
a' � 4� �. � � 3"' .. � -
;�-- �-� ` .��,� ;
i
\ • �ti; •
X X
• , � � q$ r s t
r � �r •F f�' .
\ / � .
� ' .
3 �- '
, , � � ��
� : �d �
� L '' � ,---� �
r �
I ?� � �t,� � . /` c
� ' .: � � � ` .`� �,�--�/ �\
�� �,. �
� � ct' � �. '� .. • � � � �
� � 'k$ � � 1 �� / � �
�� a ' � �
� \� /
�
. � �
� � .. a. /
r
� : � ��� � �_ _ _ /
� ,
�
. �� ���.
� �� .� �' � �
� � � �� � �
� Y � � •�
�
_ ���' � �' � � a -� � � � ��—� ' �-'�s-
o � —�
� � S�` +�'' � .
w � A � . �
� � � . �� .
4 N. ' �
�, ` � ��r�.� �
. �.. O . . '
. � �
RUN DA'C�:H/19r2o13 HENNEPIN COUATY PEOPEATY 1N}�ORMATIBN 3Y$TEM(PROPERTY OW3VLRS LISI) PC��h+brt M
38 09-117-23 13 0004
LARRY L 8 SANpRA H BER(�R
1150 OLD CRYSTAL SAY RD 5
J.ARRY L&SANDRA H H$RGER
1130 OLD CRY3TAL 8AY RD$
WAY2ATA Mt� 5539i
38 09-u7-23 i3 0007 RECEIVED
WII.LIAM BtC�LEY
1200 OLD CRYSTAL BAY I�iy S
��'"���°�Y ocr 2 7 20�5
2200 OLD CRYSfAI.HAY RD S
WAYZATA MN 55391
CITY OF oRONO
38 04-117-23 l3 0009
K H HODDER&J B HODDHR
2640 NOR'CH SHORE DR
KENI'H 8c JUDCPH B HODDER
2640 NORTH SF[ORE DR
WAYZATA MN 35391
38 09-�17-23]400D1
R J GUMhTT&P H aRAHqM
t 100 OI.D CRYSTAL BAY RD S
ROBERT QUMMTlFRAMCES dRAH/W1
PO BOX 85
CRYbTAL BAY MN SS323
38 09-117-23 14 0007
SPOT'fED DO(3 LLC
1130 OLD CRYSTAL BAY RD S
SPOTI'ED DOG LLC
f 9d�$WAYZATA BLVD#300
WAYZATA MN 55391
38 09-117-23 24 0001
THREE RNERS PARK D�5'CRILT
2865 NdRTH SHORB DR
THREE RNERS PARFC DI3TRiGT
3000 J�IYIUM LA N
PLYMOUTH IvW 55441
38 09-l17-23 42 0001
JAMES F VAN RIEMSDYK
2655 NORTH SHORE DR
JAMES F VAN RIEA43DYK
�655 NORTH SHORE Dft
WAYZATA MN 55391
38 09-]17-23 42 0002
S JfiROMF.@ 7 D JSROME TRSTES
2605 NORTH SHORE DR
JOHN D&SANDR,A K JEROME
2605 NORTH SHORE DR
WAYZATA MT! 55391
38 09-lI7-23 42 0007
J A WALKER Si S S WALKER
38 ADDRfiSS UNASSIGATEB
JAME9 A&SHARON S WALKfiR
2685 NORTH SHORE DR
ORONO MN 55391
# 3795
I CER'fIFY?HAT THE FACTS REPRESENTED ARE AN ACCCRATE AND TRUE REpRESENTATION OF INFORMATION
AS ff APPEAR THT A�ON OF THE UNTY RESIDENT AND REqI,ESTATE SERVICES DEPARTMENT.
DATE: � I' HY:
REC�IVE�
OG`#�.. i � ,� ,
d�oF c�.;� ..
# 37 95
� PC ExhiWr N
. � Hennepin Coun#y Locate & Notify Map
; Provided By: Resident and Real Estate Services Department Date: 10/19/2015
m 09-117-23-T2 p�.-q17,-23-19
i
. --- --�lECEt ED
� OCi27 015
CtTY OF O NO
, t i
09-117,.-�-�!3. - . 09-117-23-14
i�, ���-- _ 9 !4�
,%- , � � \ ,,\
�� t� �
,�.
,�
� - ��,
- 1 1�I
Q9-1S � -13 � • 9-1 7-23-14
� ,� J, 1
1 � / ; ,�-
�' '
� f,.
��
f /,.
-_..__,___�� � _;•
_. � �� ;
�
;
�f 09-117-23 �� t�K�39-117-23-4'f
� � o'
r
;
—�-- _.`r
09-917-23-42
09-117-23-41
09-117-23-43 09•117-23-4�
Buffer Size: 150 feet 0 120 240 480 ft
Map Comments: l � � � � � , � I
23 119 21 22 0055
RECEIVED Formore intormation cor�tact:
Hennepfn County GIS Div(sion
300 6th Street So�
O('�'/` j �`j� , Minneapolis,MN 55467
,
gis.i 'n.
aTlr�� C;:: � ��� ��
�o�o
To: Chair Leskinen and Planning Commission Members
,� �
Jessica Loftus, City Administrator ti� �
L~
tqkESHn��
From: Jeremy Barnhart, Community Development Director
Date: November 16, 2015
Subject: #15-3759, City of Orono,
Text Amendment:Vacation Rentals
Public Hearing
Application Summary: The rental of private property for vacationers may impact existing
neighborhoods due to increases in traffic, noise, and activity during irregular hours.
Staff Recommendation: Staff requests review of issues and direction prior to proceeding.
List of Exhibits
Draft Ordinance
Background
The use of property for short term rentals appears to have been growing over the past several
years, in part due to the proliferation of AirBnB,VRBO, and Home-away websites, where
travelers can search for homes based on local amenities, including Lake Minnetonka. Identified
concerns with the rental of rooms or houses in residential areas include absentee owners, loud
parties,traffic, parking, overcrowding, and safety of renters.
The City has received some complaints; vacationers host events at late hours that conflict with
neighbors not on vacation; renters park in the street or have parties that spill off of the
property, depositing trash and similar items in the yard. When this issue was originally raised,
staff identified 8 homes in the city listed on the VRBO website. A notice was sent to these
owners, posted on the website, and the city newsletter reminding owners to "be a good
neighbor".
The City does not have a rental ordinance, a mechanism to inspect property annually to verify
life safety requirements of the building code are met,therefore,the safety of vacationers in
private homes is not verifiable.
The attached first draft is intended to initiate discussion of the issues and possible solutions.
Staff suggests regulating this issue through a business licensing process, where a license is
required annually. The Planning Commission is asked to review the ordinance, and identify
other concerns not addressed. With Planning Commission direction, staff will prepare
appropriate changes, to be reviewed at a future meeting.
_ �
2. The owner shall ensure that the�roperty coinplv with all applicable codes
regardin�fire buildingLand safetv.
3. Short term rentals mav be�ermitted at the owner's principal place of residence
only Verification may include voter registration or driver's license.
4. The owner shallprovide a twentv- four (24)hour emergencv contact that will be
available to respond to issues at the short term rental propertv wrthm sixtv(60)
minutes to complaints regardin�the condition operation or conduct of occupants
of a rental unit.
5. The short term rental pro�ertv must have a visible house number easilv seen from
the street day or night.
6. The short term rental propertv shall be used onlv for overni�ht lod�in�
accommodations The�mav not be used for parties (wedding bachelor/
bachelorette) conferences or similar events.
7. All advertisin for the short term rental shall include the Citv issued license
number.
8. The�rimarY overnight and daytime occupant of a short term rental unit must be
an adult ei�hteen 18 years of a��or older This adult must provide a telephone
number to the owner and shall be accessible to the owner bv telephone at all
times.
9. The owner shall require all occupants to a�ee to a minimuin stav of three 3
consecutive ni�s_
10. The owner shall limit overni h�t occupancv in a short-term rental unit to not
exceed two 2 over the a e�of 5 persons per bedroom.
11. Two off streetparkin�spaces shall be provided at minimum. The maximum
number of vehicles allowed at a short-term rental t�roperty shall be limited to the
number of available off street parkin� spaces.
12. The owner of a short-term rental property shall provide sufficient trash collection
containers and service to meet the demand of the occupants.
13. The owner must be a natural person and not anv tvpe of corporation or
partnership The owner's name must be on the deed to the propertv.
14. The Citv may conduct an in�ection of the short term rental propertv as deemed
necessarv or prudent includin��without limitation based upon anv complaints or
violations that occur or prior to a renewal of a permit.
15. The owner will be required to provide the city and anv �uests with the name
and telephone number of a contact person who can be at the propertv in 60
minutes The contact person can be the owner.
(c) License period Licenses shall expire December 31 of each year.
SECTION 3. EFFECTIVE DATE: This ordinance shall take effect immediately
upon its passage and publication.
ADOPTED this day of , 2015 on a vote of_ayes and_
nays by the City Council of Orono, Minnesota.
ATTEST:
Page2of3
Diane Tiegs, City Clerk Lili Tod McMillan, Mayor
Ordinance published in The Laker and The Pio�ieer newspapers the week of , 2015.
Page 3 of 3
�o�o
To: Chair Leskinen and Planning Commission Members
Jessica Loftus, City Administrator 2-� �
�
!�'�ESHn��
From: Jeremy Barnhart, Community Development Director
Date: November 16, 2015
Subject: #15-3784, City of Orono,
Text Amendment: Lighting
Public Hearing
Application Summary: The draft ordinance defines fully shielded luminaire and glare, and
establishes lighting as a nuisance, and provides lighting requirements.
Staff Recommendation: Staff recommends approval of the ordinance as drafted.
List of Exhibits
Draft Ordinance
Planning Commission packet dated October 19, 2015
Background
Note: The Planning Commission and City Council recently identified the review of dark skies
regulations for possible implementation as its second highest priority. Should this item be
tabled in favor of incorporating it into a more comprehensive lighting ordinance?
This draft ordinance was originally developed to solve two issues, impacts of lighting on
neighboring properties, and the placement of landscaping blocking views of the lake. At its
meeting on October 19,the Planning Commission directed staff to prepare two ordinances,one
to address living walls, and the second to address lighting issues. The Commission tabled action
on the lighting issue to allow additional time for research and investigation.The living walls was
forwarded to the City Council for review and consideration.
To facilitate research and investigation,the light meter was made available to Commissioners.
Analysis
Concern: The biggest challenge with a regulatory approach is to differentiate between "visible
light" and "nuisance light". Living in a city, neighbors' light will be visible, and may even appear
bright. At what level is light a nuisance?
Solution: The proposed regulatory solution establishes measurable(1.0 fc)lighting at the principle
' structure as a nuisance and may be corrected through means offered in the code, including
citations. The proposed ordinance also alters the existing text regarding"Glare or Heat"to a more
specific "Lighting", and offers a definition and general requirements for the use of lighting. The
ordinance also requires light fixtures in the lake yard to be fully shielded, which is a new defined
FILE#15-3785
16 November 2015
Page 2 of 2
term.
Existing lighting is a permitted, non-conforming improvement, and therefore, grandfathered,
unless it falls within the definition of a nuisance. New lighting would need to meet the
requirements of the city code.
A full moon on a cloudless night is approximately .03 foot candles, based on internet studies,
though that measure can vary based on several factors, including elevation and time of the year.
The standard for variance (1.0 fc) is purposely higher than the design standard for new fixtures.
We recognize that existing lights provide light higher than 0.4 foot candles at the property line,
but those lights would be allowed to remain as a permitted non-conforming improvement.
Staff performed a real world test from a single light source in a residential neighborhood on a
clear night with a crescent moon 2% illuminated. Results are tabled below. Topography,
vegetation and competing light sources prevented full measurements.
60w clear 75w Excel
Distance bulb side 60w 150w energy
from ' frosted flood
source �lear door enclosure light street
enclosure sconce light
@S feet 0.34
@ 10 feet 1.73 0.9 12.5 0.46
@15 feet 0.2 0.4 0.34
@20 feet 0.22
@25 feet 0.22 3.3
@30 feet 0.12 0.13
@50 feet 0.07 .03-.06
@60 feet 0.02
All measurements are taken in footcandles. Areas in gray would be in violation of the ordinance.
Items in blue would be in violation of proposed nuisance language.
Enforcement: The enforcement of this code may be challenging,and will likely require equipment
not currently owned by the city. Due to the nature of the potential violation, enforcement will
most likely be completed by Police officers.
Issues for Consideration
1. The Planning Commission and City Council recently identified Dark skies regulations
as the second highest priority. Should this item be tabled in favor of incorporating it
into a more comprehensive lighting ordinance?
2. Does the lighting limit proposed (1.0 fc) appropriately define a nuisance situation?
Should the nuisance level be brighter?
3. Are there any other issues or concerns with this proposed ordinance?
.f 4�
- .
ORDINANCE NO. , THIRD SERIES
CITY OF ORONO
HENNEPIN COUNTY, MINNESOTA
AN ORDINANCE AMENDING THE ORONO MUNICIPAL CODE
BY AMENDING SECTIONS 78-1, 70-4, and 78-1573
REGARDING LNING WALLS IN THE LAKE YARD AND LIGHTING IN
RESIDENTIAL ZONING DISTRICTS
THE CITY COUNCIL OF ORONO ORDAINS:
SECTION 1. Section 78-1 Definitions of the City of Orono Municipal Code is
hereby amended by adding the following text:
"Fully shielded luminaire means a luminaire constructed and installed in such a manner that all
light emitted bv the luminaire, either directly from the lamp or a diffusin� element, ar indirectly
by reflection or refraction from an�part of the luminaire, is projected below the horizontal plane
through the luminaire's lowest li�ht-emittin�part."
"Glare means the sensation produced by one or more luminaires within the visual field that are
sufficientiv �reater than the luminance to which the eyes are adapted, which causes annovance,
discomfort, or loss in visual perfonnance and visibility..
SECTION 2. Section 70-4 Public Nuisance of the City of Orono Municipal Code is
hereby amended by adding the following text"
(a) It is unlawful for any person to maintain a public nuisance by his act or failure to perform a
legal duty. For purposes of this section, a public nuisance shall be defined as any of the
following:
(1) Maintaining or permitting a condition which unreasonably annoys, injures or
endangers the safety, health, morals, comfort or repose of any considerable number of
members of the public, includin�, but not limited to:
a. Lighting which casts light on adjacent residential property that exceed one (1.0 foot
candles (Tneter readin�) as measured at the adjacent principle buildin�.
(2) Interfering with, obstructing or rendering dangerous for passage any street, public
right-of-way or waters used by the public; or
a. Li tin�that is aimed ar directed to create Glare within any street.
(3) Any other act or omission declared by law to be a public nuisance.
(b) It is unlawful for any person to permit real property under his control to be used to
maintain a public nuisance, ar let the property to another knowing it is to be so used.
Page 1 of 2
. _ _f
SECTION 3. Division 6 Performance standards, Section 78-1583 Glare or heat of
the City of Orono Municipal Code is hereby amended by adding the following text
Sec. 78-1573. —r''�r� �r "��*Lighting.
�) General provision. Any lightin�used to illuminate a structure, an off-street parkin�area,
or other area in any residential zoning district shall be arran�ed so as to deflect li ng t away
from anv adjoining residential propertv or from any public ri�ht-of-wav. All lighting shall be
installed in accordance with the followin�provisions:
�1)Li h��ad,�acent propertv. Li�hting sources shall not be permitted so as to li��ht
adjacent property in excess of the maximum intensity.
�2)Maximum Intensitv. No light source or combination thereof which casts li�ht on a
public street shall exceed one foot-candle (meter readin�) as measured from the ri >h�, t-of-
way of said street nor shall any li�ht source or combination thereof which casts li ng t on
adjacent residential propertv exceed four-tenths (0.4) foot candles (meter readin�
measured at the�ropert_ lY ine•
(3)Architectural/historical li�ht fixtures. Architectural/historical light fixtures that
feature globes that are not shielded inav be approved by the Citv Adininistrator or
designee. In no case shall the li�ht affect adjacent propertv in excess of the maximum
intensity.
(4)Location. The light source of an outdoor light fixture shall be set back a minimum of
ten feet from a street ri�ht-of-wav. Outdoor light fixtures, when placed within the lake
yard, shall be fully shielded.
SECTION 4. EFFECTIVE DATE: This ordinance shall take effect immediately upon
its passage and publication.
ADOPTED this day of , 2015 on a vote of_ayes and_
nays by the City Council of Orono, Minnesota.
ATTEST:
Diane Tiegs, City Clerk Lili Tod McMillan, Mayor
Ordinance published in The Laker and The Pioneer newspapers the week o f� , 201 S.
Page 2 of 2
�°�'o�
To: Chair Leskinen and Planning Commission Members
,I
Jessica Loftus, City Administrator yF �
�
`qkFS Hn��
From: Jeremy Barnhart, Community Development Director
Date: October 19, 2015
Subject: #15-3784, City of Orono,
Text Amendment: Lighting and Living Walls
Public Hearing
Application Summary: The draft ordinance proposes new language, defining glare and living
walls, establishing the same as nuisances, and provides lighting requirements.
Staff Recommendation: Planning Department Staff recommends approval of the ordinance as
d rafted.
List of Exhibits
Draft Ordinance
Planning Commission packet dated September 21, 2015
Foot candle comparison chart
Background
City Council has directed staff to review city ordinances in response to a number of complaints
regarding lighting so placed to negatively impact the enjoyment of neighboring residential
properties, and the use of landscaping that has the same impact on lake views as structures.
A regulatory response is proposed as part of a single ordinance. The Planning Commission may
separate both solutions to allow for additional review time as appropriate.
On September 21, the Planning Commission reviewed a draft of the ordinance; comments
included:
Define length of the living wall. The proposed ordinance identifies "a combination of
three or more evergreen plants that are 6ft or more in height and planted in such a manner that
their spacing is equal to the width of the plant."
Living walls in the lake yard versus the average lake shore setback. The draft ordinance
proposes the lake yard.
Analysis
Li�htin�
Concern: As stated previously, our unique neighborhoods have evolved creatively over time, and
do not have uniform setbacks, nor do they have a uniform orientation or separation from each
other. The consequence is that the living areas of a home are often adjacent to the more private
areas of neighboring homes. Front or side security lights may be in line with neighboring
FILE#15-3784 •
19 October 2015
Page 2 of 3
bedrooms, etc.
Solution: The most common, non-regulatory solution is for the property owner to willingly adjust
or shield lights so that does not impact a neighbor. For situations where that does not occur,the
proposed regulatory solution establishes measurable (1.0 fc) lighting at the property line as a
nuisance and may be corrected through means offered in the code, including citations and
mitigation. The proposed ordinance also alters the existing text regarding "Glare or Heat" to a
more specific "Lighting", and offers a definition and general requirements for the use of lighting.
The ordinance also requires light fixtures in the lake yard to be fully shielded, which is a new
defined term. A full moon on a cloudless night is approximately .03 foot candles, based on
internet studies,though that measure can vary based on several factors, including elevation. The
standard for variance (1.0 fc) is purposely higher than the design standard for new fixtures. We
recognize that existing lights provide light higher than 0.4 foot candles at the property line, but
those lights would be allowed to remain as a permitted non-conforming improvement.
Staff performed a real world test from a single fight source in a residential neighborhood on a
clear night with a crescent moon 2% illuminated. Results are tabled below. Topography,
vegetation and competing light sources prevented full measurements.
60w clear
bulb,
Distance clear 60w frosted 150w flood Excel energy
from source enclosure enclosure light street light
@5 feet 0.34
@10 feet 1.73 0.9 12.5 0.46
@15 feet 0.4 0.34
@20 feet 0.22
@25 feet 0.22 3.3
@30 feet 0.12 0.13
@50 feet 0.07 0.06
All measurements are taken in footcandles
Previous versions of the ordinance included a time limit. Upon further analysis,the time limit was
removed, due to behavior modifications (a neighbor could simply turn off the light once every 2
hours or 2 minutes) and the expense of an officer or staff staying on the site for an extended
period of time to verify that the light(s) never turned off.
Options considered: Early drafts of the ordinance proposed regulating lighting in the zoning
ordinance only, but were discarded because existing lights that shine on neighboring properties
would be considered legal non-conforming,and allowed to continue in perpetuity. The city should
be cautious about over regulating lights, recognizing that lights are very important features,often
directly linked to safety and security.
Enforcement: The enforcement of this code may be challenging,and will likely require equipment
not currently owned by the city. Due to the nature of the potential violation, enforcement will
most likely be completed by Police officers.
- FILE#15-3784
19 October 2015
Page 3 of 3
Livin�walls.
Concern: The City of Orono has placed great importance on the lake views enjoyed from homes
on lake shore properties, initiating the Average Lake Shore setback for structures in late 1974. No
new structures may be placed within the Average Lake Shore, and any variances requested are
scrutinized carefully. Other than removals,the code is silent on landscaping in these same areas,
though they can have the same screening impact.
Of secondary concern is a hesitation to over-regulate landscaping. Most cities do not regulate
landscaping, so the public will plant trees and bushes with no expectation of specific rules. The
City should anticipate higher than normal education and enforcement costs related to living wall
administration.
Solution: The proposed ordinance defines a living wall and establishes the same as a nuisance
when placed within the average lake shore setback. A living wall must be ever�reen plants
lap nted. Evergreen plants include pine, arborvitae, and spruce. Other plants (lilac, dogwoods,
etc.) may provide similar screening characteristics part of the year are purposefully not included,
as these varieties are not likely to be chosen for 'nuisance landscaping'. Trees placed by nature,
regardless of size, type, and location, are not a living wall, and non-evergreen trees planted are
not a living wall. This ordinance only identifies living walls in the required lake yard. Living walls
(or landscaping meeting that definition) are frequently used for screening throughout the city.
Issues for Consideration
1. Should living walls be regulated,and if so,should the regulation apply to the average lake
shore or lake yard setback?
2. Does the lighting limit proposed (1.0 fc) appropriately define a nuisance situation?
3. Are there any other issues or concerns with this proposed ordinance?
ORDINANCE NO. _, THIRD SERIES
CITY OF ORONO
HENNEPIN COUNTY, MINNESOTA
AN ORDINANCE AMENDING THE ORONO MUNICIPAL CODE
BY AMENDING SECTIONS 78-1, 70-4, and 78-1573
REGARDING LNING WALLS IN THE LAKE YARD AND LIGHTING IN
RESIDENTIAL ZONING DISTRICTS
THE CITY COUNCIL OF ORONO ORDAINS:
SECTION 1. Section 78-1 Definitions of the City of Orono Municipal Code is
hereby amended by adding the following text:
"Fully shielded luminaire means a li�ht fiXture constructed and installed in such a inanner that
all li�ht emitted bv the fixture, either directly from the lamp or a diffusin� element, or indirectly
by reflection or refraction from an�part of the fixture, is projected below the horizontal plane
throu�h the fixture's lowest light-emittin�part. Li�ht emittingpart, for the purposes of this
section, mav include bulb, diode, or tube."
"Glare means the sensation produced by one or more luminaires within the visual field that are
sufficientl��reater than the luminance to which the eves are adapted, which causes annovance,
discomfort, or loss in visual performance and visibilit�
"Living Wall means a combination of three or more evergreen plants that are 6ft or more in
hei ng t and planted in such a manner that their spacing�is equal to the width of the plant."
SECTION 2. Section 70-4 Public Nuisance of the City of Orono Municipal Code is
hereby amended by adding the following text"
(a) It is unlawful far any person to maintain a public nuisance by his act or failure to perform a
legal duty. For purposes of this section, a public nuisance shall be defined as any of the
following:
(1) Maintaining ar permitting a condition which unreasonably annoys, injures or
endangers the safety, health, morals, comfort or repose of any considerable number of
members of the public, includin�, but not limited to:
a. Lighting which casts li�ht on adjacent residential property that exceed one (1.0) foot
candle (meter reading) as measured at the property line. Publicly owned or controlled
li�ht fixtures are exempt from this,provision.
b. The maintenance of a livin�wall within the average lake share setback as it applies
to fences;
Page 1 of 3
(2) Interfering with, obstructing or rendering dangerous for passage any street, public
right-of-way or waters used by the public; or
a. Li�htingthat is aimed or directed to create glare within any street.
(3) Any other act or omission declared by law to be a public nuisance.
(b) It is unlawful for any person to permit real property under his control to be used to
inaintain a public nuisance, or let the property to another knowing it is to be so used.
SECTION 3. Division 6 Performance standards, Section 78-1583 Glare or heat of
the City of Orono Municipal Code is hereby amended by striking and adding the following
text:
Sec. 78-1573.—r''�--� �-- '���+ Lightin�.
a;ro,.+oa ., ,F�,,,, A .7:�*,-;..*� �,,.1 ,,,,l,l;�. �+,-oo*�
�a) General provision. An ��lighting used to illuminate a structure, an off-street parking area'
or other area in any residential zonin� district shall be arran�ed so as to deflect li ng t away
from any adjoinin�residential propertv or from any public right-of-way. All li�htin� shall be
installed in accordance with the followin�provisions:
�1)Li�hting adLacent propertv. Li ting sources shall not be permitted so as to li��ht
adjacent propert_y in excess of the maximum intensity.
(2)Maximum Intensitv. No li�ht source or combination thereof which casts li ng t on a
public street shall exceed one foot-candle (meter reading) as measured from the ri hg t-of-
wav of said street nor shall anv li�ht source or combination thereof which casts li�ht on
adjacent residential property exceed four-tenths (0.4) foot candles (meter reading) as
ineasured at the propert, lv ine•
�3)Architectural/historical li�fixtures. Architectural/historical li�ht fixtures that
feature �lobes that are not shielded mav be a�proved bv the Citv Administrator or
designee. In no case shall the light affect adjacent property in excess of the maximum
intensity.
(4)Shieldin�. Outdoor light fixtures, when placed within the lake yard, shall be fullv
shielded.
SECTION 4. EFFECTIVE DATE: This ordinance shall take effect immediately upon
its passage and publication.
ADOPTED this day of , 2015 on a vote of_ayes and_
nays by the City Council of Orono, Minnesota.
Page 2 of 3
,
ATTEST:
Diane Tiegs, City Clerk Lili Tod McMillan, Mayor
Ordinance published in The Laker and The Pioneer newspapers the week of , 201 S.
Page 3 of 3
�
,
��'VO
To: Chair Leskinen and Planning Commission Members
Jessica Loftus, City Administrator y� �
G
`qk�5kin��
From: Jeremy Barnhart, Community Development Director
Date: September 21, 2015
Subject: #15-3784, City of Orono,
Text Amendment: Lighting and Living Walls
Public Hearing
Application Summary: The draft ordinance proposes new language, defining glare and living
walls, establishing the same as nuisances, and provides lighting requirements.
Staff Recommendation: Planning Department Staff recommends approval of the ordinance as
drafted.
List of Exhibits
Draft Ordinance
Light pollution health impacts
Background
City Council has directed staff to review city ordinances in response to a number of complaints
regarding lighting so placed to negatively impact the enjoyment of residential properties, and
the use of landscaping that has the same impact on lake views as structures.
Analysis
Li htin
Concern: In some situations, residential lighting can extend into adjacent properties negatively
impacting these adjacent homes. In standard suburban neighborhoods, houses are often a
uniform distance apart, and often share a front setback. In Orono, our unique neighborhoods
have evolved more creatively over time, and do not have uniform setbacks, nor do they have a
uniform orientation or separation from each other. The consequence is that the living areas of a
home are often adjacent to the more private areas of neighboring homes. Front security lights
may be in line with neighboring bedrooms, etc.
Solution: The most common, non-regulatory solution is for the property owner to adjust or shield
lights so that does not impact a neighbor. For situations where that does not occur,the proposed
regulatory solution establishes measurable (0.4 fc) lighting at the property line as a nuisance and
may be corrected through means offered in the code, including citations and mitigation. The
proposed ordinance also alters the existing text regarding Glare or Heat to a more specific
Lighting, and offers a definition and general requirements for the use of lighting. The ordinance
also requires light fixtures in the lake yard to be fully shielded,which is a new defined term. A full
moon on a cloudless night is approximately .03 foot candles, based on internet studies.
Options considered: Early drafts of the ordinance proposed regulated lighting in the zoning district
.�
FILE#15-3784 L •
21 September 2015
Page 2 of 2
only, but were discarded because existing lights that shine on neighboring property would be
considered legal non-conforming,and allowed to continue in perpetuity. Staffwas cautious about
over regulating lights, recognizing that lights are very important features, directly linked to safety
and security. Unfortunately, it is also recognized that lighting can annoy neighbors.
Livin�walls.
Concern: The City of Orono has placed great importance on the view of the lake from homes on
shore properties, initiating the Average Lake Shore setback for structures in late 1974. No new
structures may be placed within the required lake yard (75 feet for Lake Minnetonka) and any
expansion of existing structures requires a variance, which are scrutinized carefully. Other than
removals, the code is silent on landscaping in these same areas, though they can have the same
negative impact.
Solution: The proposed ordinance defines a living wall and establishes the same as a nuisance
when placed within the required lake yard. A living wall must be ever�reen plants lap nted.
Evergreen plants include pine, arborvitae, and spruce. Other plants (lilac, dogwoods, etc.) may
provide the same screening characteristics part of the year, are purposefully not included, as
these varieties are not likely to be chosen for screening only part of the year. Trees placed by
nature, regardless of type and location, are not a living wall, and non-evergreen trees planted are
not a living wall. This ordinance only identifies living walls in the required lake yard. Living walls
(or landscaping meeting that definition) are frequently used for screening throughout the city.
Options considered: The regulation of landscaping in residential areas is a slippery slope. The cost
of resources necessary to permit, review, and enforce landscaping requirements in residential
areas are greater than the benefits offered. Most cities do not regulate landscaping in residential
areas, so the education time and effort requirements would be extraordinary. Early drafts of the
ordinance had living walls in the lake shore regulations, but were discarded for the same reasons
lighting was, living walls already planted would be grandfathered and allowed to continue, to be
maintained and replaced, in perpetuity.
Issues for Consideration
1. Does the Planning Commission feel that the problems identified by the report require a
regulatory solution?
2. Does the Planning Commission feel that the solution proposed solves the problem in
an effective manner?
3. Are there any other issues or concerns with this proposed ordinance?
ORDINANCE NO. _, THIRD SERIES
CITY OF ORONO
HENNEPIN COUNTY, MINNESOTA
AN ORDINANCE AMENDING THE ORONO MUNICIPAL CODE
BY AMENDING SECTIONS 78-1, 70-4, and 78-1573
REGARDING LNING WALLS IN THE LAKE YARD AND LIGHTING IN
RESIDENTIAL ZONING DISTRICTS
THE CITY COUNCIL OF ORONO ORDAINS:
SECTION 1. Section 78-1 Definitions of the City of Orono Municipal Code is
hereby amended by adding the following text:
"Fully shielded luminaire means a luminaire constructed aild installed in such a manner that all
light emitted by the luminaire, either directiv from the lam� or a diffusin� element, or indirectly
by reflection or refraction from an�part of the luminaire, is projected below the horizontal plane
through the luminaire's lowest light-einittingpart."
"Glare means the sensation produced by one or more luminaires within the visual field that are
sufficientlY greater than the luminance to which the eyes are adapted, which causes annovance,
discomfort, ar loss in visual performance and visibilit�
"Livin�Wall means a combination of evergreen plants that are 6ft in hei ng t and planted in such
a manner that their spacin�s equal to the width of the plant."
SECTION 2. Section 70-4 Public Nuisance of the City of Orono Municipal Code is
hereby amended by adding the following text"
(a) It is unlawful for any person to maintain a public nuisance by his act or failure to perform a
legal duty. For purposes of this section, a public nuisance shall be defined as any of the
following:
(1) Maintaining or permitting a condition which unreasonably annoys, injures or
endangers the safety, health, morals, comfort or repose of any considerable number of
members of the public,includin�,but not limited to:
a. Lighting which casts li�ht on adjacent residential property that exceed four-tenths
(0.4) foot candles (meter reading) as measured at the propertv line for a period lon�er
than 2 hours.
b. The maintenance of a livin�wall within a required lake vard;
(2) Interfering with, obstructing or rendering dangerous for passage any street,public
right-of-way or waters used by the public; or
a. Li��that is aimed or directed to create �lare within any street.
Page 1 of 3
�
(3) Any other act or omission declared by law to be a public nuisance.
(b) It is unlawful for any person to permit real property under his control to be used to
maintain a public nuisance, or let the property to another knowing it is to be so used.
SECTION 3. Division 6 Performance standards, Section 78-1583 Glare or heat of
the City of Orono Municipal Code is hereby amended by adding the following text
Sec. 78-1573.—r''�--� �-- '���*Li�hting.
.a;,-o„�o,l ., .�,..�, D ,7;��,-:..�� .,.,a ,.,,1,1;�. �+roo+�
(a) General provision. Any li ting used to illuminate a structure, an off-street parkin�area,
or other area in any district in any residential zonin�;district shall be arran�ed so as to deflect
light away from an ��ad�oinin�residential property or from any public right-of-wa�All
lightin�shall be installed in accordance with the followin�provisions:
(1)Lightin�d'a� cent pro�ertv. Li ting sources shall not be permitted so as to li�ht
adjacent propertv in excess of the maximum intensitv.
(2)Architectural/historical light fxtures. Architectural/historical light fixtures that
feature �lobes that are not shielded ma��proved bv the City Administrator or
designee. In no case shall the light affect adjacent property ii1 excess of the maximuin
intensity.
(3) Maximi�m h�te�zsitv. No li�llt soucce or combination tliereof which casts li h�
public street shall exceed one foot-candle(meter reading) as measured from the ri�h�f-of-
wa�of said street nor sllall an�i�l�t source or coinbination thereof whicl� casts li 7h�, t on
adiacent residential pi-o�erty exceed four-tenths (0.4) foot candles (�neter readin�) as
ineasured at the propertv line.
(4) Locatio�i. The li�:ht source of an outdoor li�ht fixture shall be set back a miniinuln of
ten feet froin a street right-of-way. Outdoor li�;ht fixtures, when placed within tlie lake
vard, shall be fully shielded.
SECTION 4. EFFECTIVE DATE: This ordinance shall take effect immediately upon
its passage and publication.
ADOPTED this day of , 2015 on a vote of_ayes and_
nays by the City Council of Orono, Minnesota.
ATTEST:
Page2of3
Diane Tiegs, City Clerk Lili Tod McMillan, Mayor
Ordinance published in The Laker and The Pioneer newspapers the week of , 2015.
Page 3 of 3
�
�
—�W
: �'m Z
�
�� �
r�� �
�h � .� �
at.�• .� N C C '
�.r� �� y� � �� 'L7
�O�� � �
ti d 4
�� � � �
m � y �
o R
�� C
} � � � �
� TN �
� �
� � _ �
� � �
� � � �
.� �t
� � � � � � y" � � `�'' '^ q O d � c�6 � y, .�
ej � W � � � ",'� � w � � o o .,, ..• �w ... � �
� � � � ° x � � � ° � "" ,N ,,c `� S
� � � °' � � � � � � � � �� � � � . � � � ;� � � ,� �.
� ��j � �" � � � .o � �, c :� � � � � � �, � .�" ,;� � +" � r, � �
+�Li o - � ° � � ,� i� � � � • � a� 4 � � �� b � .� � � ,�
�� °��` � ,� � �j � � � •s . � � r°, � �y� �'' S 3 � � A �
.,,,.� � � �a .a� � � " :q �` � � � p �° .�d � � � � �° � o
,..� �, � � � � � �� � +� � � � ° � '� o - � 3 �
.,� � ' ,Q � � �' o � � � � � � � w � � p
� a� � � � � S � � � �
� +� �,, � � o �t a, � � � � a � � � 0 q� �7 � � �
ar�q/ � � � � � � � `� � � � � � -� � � p� � � p '�'J' � O �' � �
•� � � a � � .� � � � � � .� � +� � � � � � � � +��' �
� � � � � � � � �, � � � �� �' � .� w � � � o � �},
� ,� y u� A � Y � •� � � � � p ,�, � p 'G � •�'
� � .� � � . � � �� •5 � ,�' � , z
4� +�3 � p � � � �, � � � � �` � ,� � o � � � � vo .a $ " ' ° � �� �' `� a � �
�,
� � .� � � a � � � � � 1 � � � � • � �. b � g � � �
c� � � � � � � 5 o �� � �
�
� � � � � a � � � � � � i � � p a ,� � . � - � � .T�' w � ?. .� v '�
� +�. O � � � � � �i ""+ � � � 8, � � A •d�"i � L�' � � �' �
'"" � .� n ,� � �' � � � � �, � � `� � o � � � � � � �-� .� '� .� � �
'� �' ' � �a � � � � � " � o � � g� � F�
�� � „ � �,s. � � � ,�r � � � � � � o � ,d u '$ g
�i�••� � • .� �a .� � � . � $ � � � � � � � a S a�
V� ow a � � � � � R� � � �y ,� „ !3 '� .� �
" •� �C � � 0/ � o "m °D � $o � a � � S g �' �` �t ,� � }{�,� $
.C�y � H �� � ,� � f0 ��I �++ �'a � � � � � � .QQ Q$ N'� �y 8 � a� � � � T �
� .� �` S � D` +� ^ � � Q � .-�ti W N E3 � � '� d1 � U
� � � � � • � � y � � � � � � �
�r� � � � � � � � � � � � � � �. .� � � � � � �
� o a x � g � � � ,� � �' � � � . � .� � ' .� �' � a � � �� .� �,
� � w - . .� � �
> � .� � � x '� o � . -� + �. s � �. � � . � �, � � �c �8 � � . � � .
� •� y o .^ y' � � . oo � �` .� � � � . � � �d �' �' `� i� .+� � � � .�
w � �,.Ly o � � � � � � � � o � ,� '� .� � •� � � '� � � $ ,#��y, c�.°� � � �h'y' 16 r'` � � � �^y�o+'
� •� �,y � � � � �7 � y � � � � � � �" .fA � � '� �' "• p � QI � � V .
q N � ., v ti .
G1 � � � � � � ,� � �-�i � � ,-vi � p f7 � .� � �' � � � � �
� w � � � � � � � .� � � � � � � � � � ° � � � .� � � � � � � � � � . � � �
�% M � z � � .� • �g� � �
�' � � � 3 F � � � � � � � � a� � �
But there's sozncthir,g much more traub�ing than wasted mo
grow#z�S body of biol.ogical� �Y about losing the night.�, �
circadian rhYttur�s of humens and o��t����S inesses with the "
slcep pattans to DNA repair. �g havoc an eveiyt�ing&�om
5tudies have shoum that mghtkime light e�o�s�u�e is a rIsk factar far some cancers,
� diabe�Ces,heart disease and obesixy.As scientists oont3nuc to gathcr evidence,the
American Medical A�ation has alz'e,adY reoomm�ded that dties reducc li�t
pollution and that PeoPle avoid staring at el�ctrom.c sc�e�s after dark
I,EDs are af particular cot��.Cidrs aroimd the warld are oonvertfng from traditional
Y�w sodium vaPox'iamps,which cast their Iight in a nanrow range,to broad�pectnun
r,�n�eera;gt,ts.�.,o�an�et�s t�insmuoa i6s,000�s in re�,t year8,stas�,�
��t��'8Y use bY 60 pao�t and netcinB�8 million in cnergy savir�gs amrually,
'�P�Iem is that these bright lamps increase skygiow bY emitting more b�e light
than the older ted�ziolog5'•TheY a.Lso oould have uninteRded effe�ts on wildlife.Artificiat
lig!'rts ran disruPt navi�tion,mating and feedin8 among the many nocturn�Y�S
ttxat share our cities.
A Univcis,ity of Bristol study pubi3shed this month showed that c�rtain moths c�n't
i�erfoxm evasive maneuvers a�inst lx�ator3'bats unda�LEDs And ttoei�t research in
xew Z�saland shaws that some insects are 48 peroent more attracted to the new T.EDs
���Y were to the old-fashfoned lights.T�e��wotry t'tyax wiciespread use of
the new technalogy will create a"white-light ni�Y'that inten�fies hght Pollution's
pressure on ecosyspe�,
The psyc�►ologic�l loss is less tnessurablc
Wh�ihe 1994 Nort�idg�earthq,uake hrt Los An$e1es,some area res3dents ac�ually
called 911 to reeport a strange cloud hnvering overtuad—it was the
nebuious and ahax+�rich center of our galaxy, M�Y WaY,the
�t�PP��s wh�n peoFle�ow up without stars?Do tt�ey lose t�tir oonnection to the
cos�z2as that o�ancestors tradted so�uY��t after night?
Eric Betz is art editor for.tSstrvrtorrty rrr�gazi�He wrote this articie fnr the Los Art,g�les
TYmes.
�o�o
To: Chair Leskinen and Planning Commission Members y�, �
Jessica Loftus, City Administrator `�kESH���G
From: Jeremy Barnhart, Community Development Director
Date: November 9, 2015
Subject: Planning Commission Liaison Schedules
--------------------------------------------------------------------------------------
Attached is a proposed schedule for Planning Commission member attendance at Council
Meetings in 2016.
The Planning Commission is asked to approve by motion the schedule for Planning Commission
member attendance at Council Meetings in 2016.
~ � 16 November,2015
Page 2 of 2
Meeting Date Representative
January 11 Bruce Lemke
January 25 Denise Leskinen
February 8 Christopher McGrann
February 22 Loren Schoenzeit
March 14 Jon Schwingler
March 28 John Thiesse
April 11 Kevin Landgraver
April 25 Bruce Lemke
May 9 Denise Leskinen
May 23 Christopher McGrann
June 13 Loren Schoenzeit
June 27 Jon Schwingler
July 11 John Thiesse
July 25 Kevin Landgraver
August 8 Bruce Lemke
August 22 Denise Leskinen
September 12 Christopher McGrann
September 26 Loren Schoenzeit
October 10 Jon Schwingler
October 24 John Thiesse
November 14 Kevin Landgraver
November 28 Bruce Lemke
December 12 Denise Leskinen