HomeMy WebLinkAbout03-21-2005 Planning Commission Packet PUBLIC ATTENDANCE
MEETING DATE
❑ COUNCIL
❑ PLANNING COMMISSION PLEASE FILL OUT THE INFORMATCON REQUESTED
❑ PARK COMMISSION BELOW FOR OUR CITY RECORDS.
❑ OTHER
PRESENT FOR(from agenda)
NAME (please print) ADDRESS NAME OR NUMBER
�. ��� ������� � iso��� �a7s ��r ��;a� c�s- � o ��-
� Z:Z�, l�l C�C t;%'S�"" ��
�� c;- <% �� ` 3 c�'7 �
2.��,���f����"::.� �c� �����.-,�� - r! �.
3. �=f�-� I�� �`�q�sa.,� �9 d � w��.�.�w I� � o s - 3 c� y y
,
., � ,
4. ���/ � ,; ����� ����� �� L - �
,
5. �� a � ��` �� �� L E� �
�y ,� �
6. e V'� C�'�1 ����, L�=" G� l�l�
� w
7.
8.
9.
10.
11.
12.
13.
14.
15.
W:Wdministrative Support\(Fom�s)\PubGc Attendance.wpd �
�
�
MEMORANDUM
Date: March 21, 2005
To: Planning Commission
From: Janice Gundlach, City Planner
RE: Agenda Item # 6 — OS-3089, Theodore & Deborah Rozeboom, 2967
Casco Point Road
Attached is a letter and photographs from the adjacent neighbor to the south. They are
expressing concern over the hot tub, deck and fence located at the southerly property
boundary, which staff is recommending removal or relocation of.
Also, in discussing the applicant's proposal with the Stewarts, it became apparent that
they are also concerned about an addition which may further obstruct their views to the
lake. During my site inspection I neglected to walk over to the hot tub area, but was only
concerned about whether the hot tub and deck met setback, and also the height of the
fence. Had I walked over to this side of the lot my alternate addition location found in
Exhibit L of the memo would not exist. It is clear that any lakeward addition of this
home will negatively impact not only the neighbor to the north but also the neighbor to
the south. Therefore, I would propose to eliminate Exhibit L of the Planning Report and
recommend a 2"a story addition above the existing porch as an alternate proposal. I
believe this would not further restrict existing views to the lake.
I apologize for the overlook and am prepared to answer any questions you may have.
�/�JL'.'J�i�.__�?v`�" �� �`C: .�_ _
� ._ . _
�
� PERRY, PERRY & PERRY
ATTORNGYS AT LAW
• SUITE 270, PARKDALE 1
STG�VART R. PERRY �401 GAMBLE DRNE
SHAWN M. PERRY MINNEAPOLIS, MINNESOTA 55416 LFGAL ASSISTANI':
SHANE C. PCRRY TELEPHONE: (952)546-355J 1EROME L. JAYNES
F,aCSiM�t,E: (9�2)546-3855
e-MA►L: stewaitperry@perryperryperrycom
HAND DELIVERED March 21, 2005
Planning and Zoning Commission
City of Orono
2750 Kelly Parkway
Orono, MN 55323
Dea�•Commission Members:
At 6:00 p.m. today there is a ineeting on a variance requested by Ted and Debbi Rozeboom, our next
door neighbors at 2967 Casco Point Road. We live at 2975 Casco Point Road. I have owned my home
since 1968. The reason I am delivering this letter is because I have a scheduled medical procedure
commencing at 2:45 this afternoon. I do not know when I will be home or what state of clarity I will
be in, but because your meeting commences at 6:00 p.m., and because of inedications I will be
receiving in connection with the procedure, I am not allowed to even drive afterwards, I thought it best
to deliver this letter this morning.
I wish to explain why this is just being delivered today. During tlle week, I spoke with my neighbor,
Ted Rozeboom. He assured me that if I was unhappy with just the removal of the framing around the
hot-tub (the hot-tub is the core of our controversy) he would move the whole hot-tub. Yesterday he
changed his mind. He would only commit to removing the framin� which blocks the view of the lal�e
from the bedrooms on our north side of the house, but would not commit to removing the hot-tub
unless ordered by the Commission to do so. This letter is submitted to object to the present location of �
the hot-tub or any work that would result in our obstruction of the lake view.
Here is the history: before the hot-tub was put in, my wife enjoyed being in the large bedroom where
her elderly parents have stayed with us every year for the past 17 yeai•s during the suminer. They live ,
in Florida and visit us froin 1 to 2 inonths a suinmer, using that bedroom. My wife would sit in the
rocking chair, or lie on the bed, in a rooin we made over just for them, talking to her mother for hours
on end, looking out on the lake. That was their private time together. They are very close. After the
hot-tub was put in, she told rne how she had been depressed, to the poi»t of crying on occasion because
of the obstruction of the lake view.
Abotit two years ago the hot-tub was put in. It is right on the boundary line between the houses, whicll
are close to each other. The hot-tub is 8'9" from our house. The wall around the hot-tub is even closer,
6'2" from our house. (See photos attached) The hot-tub framina, which almost entirely blocks the view
to the lake, encroaches onto our property. (See photos showing boundary stakes) If left unchanged,
this may constitute a cloud upon our title, I have been told.
r M��h 21, Zoos
* Page 2
I just found out about the encroacl-unent when the stakes ordered for a survey by Mr. Rozeboom for
this hearing were placed. We are enclosin�relevant photos taken just tllis morning, with a description
for each as an addendum to this letter.
What is equally disiliptive to the enjoyment of our property is the late-nijht/wee-hours e�trenlely loud
music from the hot-tub. We have no air conditioning. The in-law�s sleep with an open window. Their
sleep has been seriously disrupted. My wife and I sleep upstairs on the opposite side of the house. The
music has been so loud on occasion, and I again am talking about late hours, that even if we are in the
closed den watching television, tlle nnisic fi�om the hot-tub interferes, to say ilothing of its loudness
into our bedrooin when we try to sleep with open doors.
I just recently for the first time told Mr. Rozeboom about this. He asked why we did not tell him
before. We were trying to be Qood neighbors. But now, becatise ��e are afi•aid we once a��ain are going
to be even more interfered with in our view of the lake. For that reason, and because of the brolcen
commitment that Mr. Rozeboom would move the location of the hot-tub if we insisted, we are makin�
this forinal complaint to his petition for a variance.
Therefore, I am delivering this letter to object:
1) to the continued presence of the hot-tub in its present location, or any location that
interferes with our view of the lake.
2) to any encroachment onto our land by the framin� around the hot-tub.
3) to the location and height of the hot-tub, in violation of setback ordinances.
4) to Mr. Rozeboom's rather vague description(to me) of what he is trying to do accomplish
with a variance. His description nlay not be that vague. I just have trouble visualizing what he
was trying to describe. He told me he does not want to build out towards the lake, but just to
change windows so he can have a year-round room. We have no objection to that, unless,
once again,these new plans in any way interfere with our view of the lake.
I would be glad to answer any questions. Sorry I cannot be there today. I would much rather be at the
council meeting that to undergo the procedure I will be undergoing.
Very truly yaiirs,
� � r;,;,
�l .�- ' � -�-�.�,,..-r
��tew�rC"R. Perr}�',
SRP/pY
cc: Ted and Debbi Rozeboom, with enclosures
Enc. Photos (See addendum for eYplanations)
,
' Legend of Photos
Perry House
2975 Casco Point Road
Re: Ted and Debbi Rozeboom variance request
2967 Casco Point Road
No. 1 Our house on left and hot-tub between houses, viewedrom street. Surveyoi's
stake of property line can be seen to right of hot-tub.
No. 2 Closer vie�v of l�o��ses, hot-t�ib, s��tveyor's stal<e (h� I��Iaple tree).
No. 3 View fi•om street to lake. Stewart is standing at la�eside stalce. (Clothes
line shows property line.)
No. 4 View from lakeside stake to street side stake (Stewai-t can barely be seen
standing in the opening between the wall and the hot-tub.)
No. 5 Stewart standing by hot-tub wall. Wall post meastu�es 9 feet high. Our house
to post is 6'2". (Hot-tub wall is about 6" over the property line, as surveyed, and
coilstitutes a cloud on the Pei7•y title.)
No. 6 View of bedroom windows fi�om lakeside hot-tub post. (Middle bedroom on
right. Far bedroom window has screen removed.)
No. 7 View of lake from far bedroom window
No. 8 View of lake from middle bedrooni far window.
No. 9 View of lake from middle bedrooin window, closest to lake.
No. 10 View of lake from outside of house at bedroom, view an�les to lake.
No. 11 View of bedroom widows fi•om lakeside of the hot-tub.
No. 12 View from saine location as No. 11, only turned to face the lalce. This is the
view that the hot-tub blocks.
�
�
� ��PVA+t . �i
e a �a�s \ (�p �
��•��'�+ti�R�;�� '�a '� e`r�„���; ev
`� ^Mti �4,�dT.,`� � .. � �r�r 1'�� i.
�"�»cl 1 4�1��k^�k�MV.Y''�,��1����a`1`�
a9�:?N�� �� ��`..��tid`A`a� `� ����ik�:
,. a � ^,'s"t
� '�lar��xt1�.�K��i`t�'�,�,��ti'M.�Yka��^ �1�, � ..i. _
Y�-e Y�
.y, `•.. t �4.i;� �.��� ,F* `a �'�'h�h .°°l `�.1;� .':},��ti� .
..'�i �'��� 4,$Aq► � +���,�>a c��4t3�t+ ,.��`�P." �,.��� ���� � ; *�,:�
i �� a ��A. � .4 •,��j� .1 , �1�
+ �:'�;,; � /a • , :�i ��;,, * ��azr,,<
ni�?�c�6. r� ¢�' ��i���"'��i �;,,
._ . `r K�`�..1 M���''A.� f�q}�<j 2�`i.
(� ��;��.���arx e�f�����y„ yx�
� 4�
.. . ���, '� y i�� p�,.�"�s1�A:..
. r.,� . ._a.s �.:v°f°yz k�..
` ..
� Q�Y.
� .��y°'���'�.P..��� '
� V?a�,,
1 .Y�� �'RM>4
N � a'' �����
� ��,��;a�����.
� ,�
F �, o
J�
�I Ir '�
� I.
�� 4�.� '''y�t�� ! �� - �) .' - � a ��.,��r � �.: �_ � �I
�� i � ; ��� �� " � '��,,�'" ��� ti f,, � °�;.
"+ , �k �,� � �, ��.
.
,
.
�� � �' `����`���.. �
� - � „ _
,. , , . , �i y ��
� ' - ���v���7"��'�� .�a. �
i . . '��4' \���, j ' _
r
�W
� � � � i��zr � �
, � '�� s� �i�, �'y�F'��� �, �i
�'y��` ��� }.�' �,rF ��%�• � � "_ ,
1.� `s'� i�. ' �w�j�w./.." � � ��./���k�'� ��rt A� ti . : �, ..E 1.... 51
�
: _
.
. � ' .!� I't' _..ar�-'.�s'..�Y�.� . �.' ��� ��, �'' +� � �'��(p .
1
. _ . !� � :4.�� �; ��! , .? .
� _ �
;, ,� - . -�• � i�T�
� � ak`
. +�� '� �b �,o. �1�W� i,yy,a._,'i:� / ��"� ,� '� r ���Y
' °I•� • .,�1��v .,"�e: .�qrr�n":. �'d�Af ,� r��: ` � ,��,!-`,
.r
Y� . , "�, o ��.'�'.`�''�.-q�r" •�`�t . al~, �a: �.
I��, . e � ��i:�s� 1►.-�.�r ���� ��� x �;
•�a, ��',lIA+��' �'..�' x�,"�4` ;�r � m�6���l���
1 Z,rl. .i(16.. ���"�4A�,� .: ��i:M�p4 + ,!!� �, �'g�, y .�.�,,��.
I 7. ..�5„3�4a �b�'�s$ �'i�`i. . � �� ..t_\
� �� ae� �,a R t � �'' ,'a,,,�',.
� • - ,� � �,�` .i,�.K.�,e�..•
4 � 7 t
�' • ] f�y ��9�'�� IF .r ^I r�'Y
�� � a I ^2 i J'� • �.' .:f.
'�� ��� ). i'. e _�
4 , ����� ' 't�' ��4,��`�'�-'-
i. � ��' � r -.�,
� �� ,��,P =� �
{�c .� '�+a���„�
�� �� ���� ,� � �
,, ,�
, r ��E�� �.
� � �
� � t ,
�'� "��.����� � y;� .,� , r �� � _
� , A� : ':� `��-�� �� ��, �'j►
`� �f, � ��� `'���'.�-s�� a�•. �
; � ;: ►:�'��, ' ` Yc
, s.. - ,. .' .,�rt.. <� ii,
� 7�'' '���. � r k`�r r.
-,.�i�_�� �fr6l�s Y^'-
� �. ��n a�: �'V_. , ii so.
�.�?'v ��. _ a{�q ',,�
i P' �� r
i�a �.'°i�F�,�'��'��i
,� � � r�'�`�!��`.
� yi��J,,s+�yk��! 4 �c` �.��A '
Y ii
�r 1�'� '" *f �.e"+ j
.� '����� �2i n
.
�� . . `. �� ' . : . � � . ���� �.
�. 1
]� , � i ���� . �'a �.i�e��,Mta� ,� p��
is�, , " _ . � , '`'� i� i '_� �' . 1* gM�
, . „
� � � f � � 1 1� � , /yy. ��tQ ��i;, •�i ���'.`+s i�4` � �"�+ �'�.� + "� �'��'�-,�.>I.
��':.`l�", , ��A ° ;: ��;�' �.51, �A !� F��• L!��' y ..,� _��,�-� �;�� _,E�i y. i,� �i�'`,.
r.. ��� ` , ��r '.::" . �1�� �� ^. w �, „
'-�� ' �. �. : ' � r_.. l� a 1dUt,(+'�� _, � . Ar'^ . k� ,T 'N
� r . . � �!� � 'e ��' �;� �M��t"��'��0�N�a?<,x' � , ��� '��y��s� Xq��.�� `
. a. �- :,.
,a,' ��� }�"�' 1a aF;� 4 r
�� � y � .,r ;V t. h. s '�f' :�,:� �� , s��, ..� �y��' ri+�:
`' �.jt 9 r .Y �t ,1�} � �,\.��y.�f�.
�,�., : ^{Y S: J
'.'l i��Y.� � Z .� ,.h '.t ' ..._. '� ��, . Y.• >4 .�..'K Y .(r..
ti
;�. i S � t•�� �`� �\ 'tV ��`T1yy����
'�'� �'!.`i , �. �, �b'. 7� � -�? � ��� / � . . ���x�... ��3a'° �fl ^�7' ::i��Q' a
♦. � �r. r '�� ' •'- � - �� � � -.�
� � r 1 � .� .� • � '
1* "�
� " � / I ♦ �� s � . ` �� �' 1
0" �t ��S 1"� ��, ��� �.����t,.�.-�. �:.� ....yy � ..t�� ,
1' ,t r�� � `�, .��iti >h i�e ~�� - '`' � �F�� '�
� _
�,.�'y_;. � �� - wer� �'
�i,� �. � : . :r y;� , �;
�i{�' �, +��}� �`}, ' �.'/,I�f � � .� � ,� � � .. .� .. ' .4
/� . ,` �: \ ,.. � ' '� �� �� � .
. { �M1 � ,4 � /I, .;` ' �, r � =�;,`=�
��.'E ;�, � �j' , , y, . ; o
� � I , � ,� aY���� � i �� � .RTd ti' ' ;yti:
. ,. ,
J ' • i �r:� ,,p �:-n .., r..' tao:f ,
., .. - t F a� b, �.�.
,.4' � �°II 'l . ���' . ►. �4 � ..
5 �
i , 1'` . '� � i >�....NS � �� ' ,.+>
;� �� � -. '` �, � � . �� � ( I � ��..i �,""'�' ` r�f'
` '
,\- ;,
,�' .
/il .„� .r^i t .1 ` .... � ` � .:�t�` �,t, '�.
�� , � ,a �i�,�'�!
��;: , ���"""�=�
s.� .,n . �wYw1�i`
Y` '„��.
g +;�.
,,. ,�„
�
{ �
�� .x� a•�
� t .
k .,
; �,J"f? .-�' `:�
t p J e .� } �
�
+ f :F� A
`���t�
��`1yyy ��(
.<Wx,��c'.�,1i�e;�Cry�..iJ� . �',F�,y�'.�
� fik
,�" i � i
� � �
T ��
;i i 'F �� t ^,{
�� 1 , � {�
�$���3 5�T{Ri��.^ t �i "N�j,��;
� � ��r �� r� � � 4� �,��� /'�'�
a �*��� k� t �� �� �
�u �
t � � 'ir . °s�}"� P��r� �" �� t ���u'��'
{�..;p4�.. �,t rJ ';'-7 i;�;M1.s��..�'�C�.,`.N. b��� :f r �� . �`,
�'N ���
�+
� q 4y
� Z � y� �i '��J�; � tl
y � d � � �' x�� �Y
rx� i � S � � p p �e����j ' " �,•
� �� � t t'.�� t �i
��°7'� �� �" � � t� ��� �� F
y'� � '�'���;a, '�� .a
i -�
� 1`.,r�� �� � � '�' � -
fi . +� n �. i r . ' '
f �`"� y �� y� t d �t ��.� a '. .
��y�. ��{�,p��� }�. �r � �. ,� � � r r� � � � . .
7d
`i +� �*�''f° i�4 5 � t � '.M' . .. � �
q� f$ F ��
t �� 1 �
'�l F t } C ! � � .
_I.� �'11{�; Sa! l �, i € # . . ., tl .
�,,�a+�� � �� ` � �+ f� �4�.�
���� rkf d s t,� i�� �� � ��' T~-''""� "�..��r
�5'���.�'.`�k� ` ± Y `�
' ��� `� �`e: W;� �F �._..�.;'"'i_'. �,.
, � � Yi 'T�.\ � �
� �
� � :
����'�s� ,� � '� — �
r� �� � ����� � ����� � � � ,
r� � i>. Y}�� �p� I '"� �� ���
�,•^� Y `�� ���� � - .. `�_ `;k
., . .. . .-...�M' ,� . � rS��� . � .. .. �
r �
����'V � .. � ,�1\ � .
t
� ..�� l.e�:�3\ � .{� ����
' � ,1���:� �'n.+
4
'� �
� t :+1 � �1 _
��y } �
���•x' �l�cr 1 4 h
�'
j ��^ # ffYO Sa � � 2 � �� t ,?.
� 4�R� � �� � - s ; R
.
� y;�" ��i J��r��� �� l � ���rr �� ��,"j �r� � ,,t �F n��
, . , y n f . .P§ b� � d -�¢�``� #�" �, 1�{ lk �F
�
_. .
.:"___. ._� x
� .i ���� y `��,�,y �.� �r� � �{. �.�� "..�.T ?I a�`'�
, ,
. .-... u: .. ' - g �!, q°"
' �°`?t a� ��P + [�� a �„
+` a � y ��.�v �y t. ��J�, ��., h
.� r i � ,���� �"t�
:, h
.
,,
.-..,4� . . .,.�.. �, z��,:. .. x. • �i a , ita ,�iw,. ° .` ' ���*,
..3. _ . .::,, ,,..,-, � : � ..
, .. . �,_+��.�. _. . .. . � ,. . E��� `'x.
..;w�.-s� i �� � - -.�
� �'
�r4 i�4e :,3w��''t� i�1 ,'4'SP � "`:�af:. 't ?a,k";n
"F�.
va.�.w.;��a
. ������'^/����'� i^/�. �� � � �
�
�
r� � �
.n � �� J�-�'� v ����y�� _ �. � �
,
,
. .
..�. �F . (
� ,�„�d: �� t �
� �—
'' � y�''4 H`�,x„,t � h fp��� � !
�� ��',;. �� a �u��� ,.
`� ` ��{
i � � , / � �' %
_ f��� � i � �,' f.�
� ,��`�'
7 �
M'; � 1rtY'. ' �"'-r' .I+'� Yh .
d �,' ��� f �� � l / � ye �
��a
� + � �I
"... �r��i y '�`. �r��+ � ,�.��r+�,a�, ..�, ,� ; ,� � � /
___ _ . .. f ,��i4� 'e� �\:� �� � � � k�b �� .: '
� � -- � . �`"1{� f � �7�
pii
� # ��i7inoux. . � �� } ��° , .. � � � �1 � �� ,��.
i' � �: .�j��; �t11111��1ii11��'�, � �� ; '�`�� i r , ��
, ,
( , ... i � �;. , � ,p���
.
�t
� , ' � , '�1�1I1I1 � �a��� � ' �
s ,
- , , t `--�; �� �.
� ��,i��� ,
� ;��� � � ,']��y- '»iEiii�ii��iii �� � •
I � �
I 4Tu`n`¢�o�.a f
�l � , �� ������i��ri���, , � � �a � ����� ,
<.,4 � :��+� � � �•: �� i:,4�� `�� :;;,_ , � �
, �..._,�� � �;�, � p .�
i ,I I ii;I' ` i,' t`t ,` t`�,,\ � F`' � �; r'i ���i, t — ..�� ��:x r' :
- ` i_I, i G t�
i I 1 °' Y�. • \ - -
�� Fr,� � � � �� � �� �� 4 ��; ., �� L � '� r '�`. f=d
� � ,- ; � ��
i
� � a��i,. " � ,
<� , .,
�����_��� - ����1� ���� �� ���'������,� � ��� ����� �� ���� .�� � ���
Yo • i 'a ■ r �, w � a +� �' ,�✓i� . ' . � �� ��'�-'�
A�Mj,�1�'j9 ����������I�������p�A��������'��������q `'�_�,, -�`, . i'
��'� � � � � � � � � � A � � � � 1 � A, � � � � � � �' � ` � ' -�,,�!.
� � ,� _ � ��% ;.
������������ ��������������'������������'� ����R�R�'��� � �� �5 . � ' ,�,:�� '-, fi� � ,> �
� '�- _ � � �� `�
11 � � � � 1 � � � � A � � � � � � �� ,, ,, �'' . :,�; �.,, ,,��`'`
d { � �
� r 4 , - w�. .'..14 � �n�:� .'�' , . ,
��q�d�����# ������������������������������������
� � � � � �. � m .,w�►�= � ,. �` � ;� , ��
����iiii�� i � � � � i ���� ��e� � ����� � ��` �. � . � .._
� � � � � � rw � m � � � � � � �� � � � �� , .
,� ,� h��
������������� ����������������������'�������`����,�: �� � '� ; �r ' -:� � — �— -T— r �, z: .���
� � pw � � � � � �"� � � � �,� � � � �`�,ii E - r . � � � ..� .�'�i��,' ��
�' � � � � � � � � � � � � , �� ` , _ ._� � �_ � ,
�����;���,���� q�.�lq��•y���e,�,..�����������„�,����'��� 4
� �. ,� ' `
,� � , . . �, ���� , � � v.� , � �. ��:
;`, , �, '
; . � t ,�:.
� . �'{I� �t�; � � .
a ��
�� � � ' � � � � �r,� ��"� �
, � �_-�-..�..,._�
" �^ -a ' � i
J'' , 'I , ..1 ,. . � . , �
�
� � ���� 'I 1-a. P �t`.C�� ri � ��� .
� �'���h�, I.tl" i;..
..� a -��.. � .: ��, ��{�u`'��..
� ^�"r '�`� f;
� �' —._;'�,� �:..�,.. l��tr'���� � ��1�y
�.�� � . . c�d�'+�` '��r+�. ,r,r
� L� :: ��� �� � �. *r
, - . 'M- .,"r-`�- '�. �� ��,� ' .
. -� ._ \ \. '�. �J--�..Y h `�
\_.:� �
'S �, ���
�a�y� �� ,i, N/�
'�f Frp��Y. j . �s .,p��, <„!�r. `�:;�
�'X��+S;'�7� '�- �'.., �41� ��}�� �,fi x ;„`��`R�.�ta�+�1.
� 1� 1� �j+ •i �� �v 1� /�i�� �a _ -^c^r,��6 h . ;r'h ��
}��a�€� �!� �t{ 1�� �� �F -
�� �t �4y`.._ t J�/ :. h !i b
���". ��� �tl r��t Y�,y . I�
5��+ qu.r._..v,� � �� �r� � . .
,I�, Y i...a y�� .� . .
E��: � D�'e"-�cF'!ii"e$' �NA��� � r w e � j Z� i r f �� ��'�' �� . � .. � /a, 7
w �a Yf�. h'. �,'` "4 +���� �� 8 �� i�. ,_�' �
#, t b E a s,
� � 1�,�, N`ti � v. !� t �Yk�P. � a�i� � F}y� ?3% �T��
:;, '� ! �- � , . � �4.t�c M�i�,yt<jI(�'•l� i�� ��
� ' k Y"��{���pK�ffi��"�f�.����� y� # �b
x ��,.p�,'"!.!'� �' �$n�.�?�;y�`��I�t,.1. '��k��
�. ' . �9 n►'^,A� z...
. ' � ''_ � �� ��, ,I
1 "e� �,ii ' �ty.��;�t'�) ��
�� � �a���t 1
',`{, S 1'�� I
i��` � Li
'r' ��• i� � �. . % . ��7��,:
`�y�`� , 4�� �� } , � � ����a �
t. a1Y�' j� Sl�3 % � �� 'V
Si,. t{.: � � � . ,..� .�y
.1 ,, �w�` . ��� '1 ^�����if�sy
� .��.�`�
� �i�,' �' �� n��„�..,,,��� �w� ,. ,i .�
� ,`� • ��d�� �.. � �.
t ''���
'�,+ , � �� ��k '�ia+e6�'~°'..k F �1. ...!�ia'��
, .: � " '" '- a" � �:.•'.:` � -. � ..,. -.r
.� ..' : . - .� ,. .� ..�
i1, � , . . r., : � �
� ���� � ,. � 1
y'.... . ,.:
�
, . � , � -
� ,
7 � �
�� �
,��A� � . ., � r<S.:.y,.
.��S� 1� f ��,� / � � ,4 � � � �
1�� �.� � .. �� . •1. i
(R � � � . . .. .
i� a ;';�
�?'��"h+�' "'"���v �-^r`" �1'� ' �n�A`�+� � ' �o-
� s �.._ `_ �• `�i't�y*�»q,��a"°� 4`. ,��K�'n.�;
�'�� � � ����'' �� �� t ���� '
� ,s� � �'' 4 G�� � �
� �!ii �� � �������E,�' '� � � ��' � s t ,,'��,, ��t�
f t ���� ,�u 1� � 11 "'!�!s?r �k �� � i����\c'�����, ti e I�`'� `y.� ¢ A".
, .,, ,.
�1.
`, t.s b ,, , _.....� �f .. .i� ,.�� .�...
(�� �. ...��'..:
j�.
1-:�..._.: .
.�:,1�.� . . .
k
� F
'�.,� ���....
� �
° � MV�1
�� .��i y�, �
` �_ ,�\ .�
t N4�•L�'t��l 1�Se �:...� �-e,� �w�-��i :
�4 t.
- � � ,��. ��� �� ��Ct l �� { ���� f
� _. ,
���� Y .-�._.� �/- � r� l�� 1 � 7� � �
.
,,.,
i , .:.....�:� .� .Y� t � '
.� - i ........` .
,
� J.���--�� 'nc;:.
y ., �;.
.�,
,�
,,
����
p������� .:..:, r
�
, , .,
�A�'�+r N , ,:�, . �
. l�f�� .. ��,.�+. , ' . k`�4"i''��S'^'��+.t
, .,.4� ..
�h�. �.
� MF f ' .y.... � � .�p t ' i.y",�c . y
���.;{ ` .�` `�` �C �� "''t'�,�'��' �ut
1 4t 1 ' i
a �p
'" M
.
,.. bJ�y°, }
'
,
.. r.y � .
. ; ,
�
' ii� �. , , . .. ,,�� .!i ,L`
�. � .. t �.. �
..r..�.. r � �J �' •
�I g'T�'�:� ' \, 5 ' ' t�� � . �.s•
� �-- �' y���..,�y_ :� �t�.'i. , ���j}'. �,•� �ll� �,��
� �;w;.�
�A•� �, �
�: ; � �,�,. �� ��.��������� ��r�.�- * ��.
� .. : , :
� .
,�.. ...., � .,� �*� ..� ��� .>/�` � � � °r;�'�' �� " '���� ��
H
� -�. `„f., �� ,�r,� ���� ..�t!N�lRl�+g ` ' ���
:�
�.
�:.. � � �n'� ���f'+� -����i�� x>
� �
�' �\ �xhY 1,}� �k{y3.�A
;i .^3, � eN�r�' w ��'M � �,����
#��� � ` A� � ��I � t� � �` M.�..
� • � � ' ,:,r�.. . .. w . . i M
� ��, .�4 il� t . a �' ,�.�.� .w,� � e,�
, . �.� " �'''°i.. S ����G;• '
�� �'+ ���, ,�,°"'e��
_ .,, :_-.
w� ��� * � � � ..�f
, �.� ,�1�+�} I� �,���' , � ��:,�,��4�` ,.,
3 1 � ���{{\j�`\1�/��, � �T� . �lo-���'����� ��y�
'..� T .l��l�',;���\�,�� � �� . .�.g��Q! .�r��� � � .'; II�
$ �,� i]. � �� �'�� '� �� -
�!fli 4 i
��Zn`a �4 R �i'4��,����1•��.• �� ,� �� :� ��P.;a4 �*! ��R� I (
.�
� �ef��` ��p�+R\�a �� '� ` � � ( ���� ' �
� 6 � J' t! `4P � '����� .YM '� f
hH E�� ��� .. .��is��A'.���\'��+�p\,'.� . . .1.}tl'%,.":�
F� � ���, �� �,,.,� 9 �,� ��`, t �'�
, . .
... . �. , �.��� .
.. � k�' 4 .'�
� ,,. , .�. ..
",r . �...ril._. 1° ��`_
. !.,��-.,..
..��
UJ/Ll/GVUJ ➢1U17 11.'!Y 1't�6 DJL'lOLJLVV IIVLl' A1ViV1\U ��vvi.
v�3/21 t 2FJ05 09:16 16124f�11629 t5(aL f ll; i+au�c i�� � ^u�
' �F05-3085 S
. �
Mnrc1��1,3005 �
°�� � Pnge I of I
. J��'
ate ApplicaEion Recelved: 1-].$�05
pate.A,pplication Considered as Complete: 2-7 05
60-Dny'Review�'eriod E�pirese 4--6-05
�'o: Chair Rahn�nd PXa�1,z►ll�g Commissia�N,[e�oabez�s .
�Zon Moarse, Caty Adminis�ator
�rn�n; Jan.ice Crundiac'h,City PIanuex� •
Dszte: Ntarch X7,2005
I
Subf ect: 05�3085, 7titlie K,r.es�,n�s on behalf of Jul Ann In.c. and Bu�ldi,�xg Ov�nner Aleck
Overso��, 34�5 Sl��oxeliu�e D�ive, Comiucrcial Site P1,azt Review, Public
Hearing
7,oAi.eg District: B-1,�ctail Sales Busiuess District(z0,000 s.f.m.inim�)
' Lqt,�ix•ea� 0,953 acres (41,521 s.f.)
Lot"V�adtti: .1 BS feet(100' requiied)
I � �
Aypl�ea�an Suau�cQry; Appliea�,t zequests a colnmereial ait� plan review iu order to obtain
an�occupancy and/o�r buildiug pernv,t for prope�ty located at 3�55 Shoreline Dx�ve, 'The .
applicants are propasing to eonvett a�. exiating Uack�side lower 1eve1 vacaz►.t space into a
beau� sho /salon wlii,ch is a ertz���ed use imder�1ie B�1 zonin district.
JStaff Reeotnr►tendation: Staff recommends that t�e Planning Con�niission diecuss the
ingress and egress agxsem�nt and the shated pazkizlg agraement submitted b��ie applicazxts
in maldn a recommendation to the Czty Cauncil on this use.
At tl�.e Febzuauy Plamz�ag Cor�ission nleeting this applicatiaxt was tabled to a1Xow the
applicam�s to worl� ou a more a❑ce�table pazk7ng a�,�arigemez�t t�tat waLtild not req,ui�re
� y�a�.ces aild ta cv'tlfirn�whether legal access exists to tlte z'eax o�'L'b�e bullding.
Lxst o���k��6its
�xhi1ait A-$xisting Tngress �Egress Agreenlent
Ex]1iUit B Proposed Parking 5`pace Lioense Agreenae;at
Exln'bit C�PC Action Natic�dated 2-2�-OS
�xhibit;D-PC Re�att dated Z-17-�5
g,xisting It�gress &�gress Agreemei�t
1V�r.Ke�veuy, tlle adjoiuiug propax�y owxiex to the eas� he,s subnzi�tad a copy of his T'itle and
ez� assoeiated docwt��,e�ut wk�le�a coz��m,a t11�t access to the lower 1ev�1 of the �pp�icant's satc
does exist. The Iar�guage of c�ocuzae��t�1176G35,�otcd on ihe Title,�ernzits this i�tgress aud
egress o�y fot�t1�a "awne��atxd teuants (�tt��ot t1�e b�si�}ess in�itees)". The la�nguage o�tk�c
pxoposed Parki�o�g S�aoe Lice�se Ag�.'eotR�,e�,t, at�ched as ExhiUit B, �aRtS the Yig11t to use a
Jinaited Xu�ber af pa�l�ix�.g spaces to Tu1 Aaua's, but d.oes not appear to gra�.� access over tlae •
Kev.veny�p�.'op�rtY to 7u1 Ann's bu8i�eas invitees, Wl�i��,wouJ,d sae�n, to bc a critictil.iTiissing
�lemeuY. StnfP is cancerued tliat tllis docutnent wil�nof 1�e recoz'cied agai��,st the chai�l,of title
o�, eitller p�ape�ty and i,ts p/ern,�axaence i,s also a ao�.ce�x�,_
�,�o���° '-' 2'� /'�x f�c�, lQ6cQKr.�.� �o� r�-� �re�'Ja�r �ac� ,f/'C�cS� /�1�Ee�++��i
� �l�p� }�O %�tG:�U�� !l1g7Y,C�S 9� �J�L.3$ da[�' ��/¢�h.S �45/deSS Pstv��S .� 'f°������
�cc r• �r.ee.�,�:z� wil/ �r/locr) ��m 9�d .e.,�r�c�- ���-���-�. .�wfl/ n�ra�� ���
�oi-,tie��s �v.eGe.ss�ff � �t.s� �� �'�r �e�s .�e��ia� S�s �vra���✓. ,
��o� �� ...., i � . ....��. ..�.....,,. .. ._.,.._....��. .,.�._ . . ., ..r_��. r. c.
MRR-21-2805 12�@�..� L�...�fcIG MPLS 76357i1266 P.0�2
' �engln�ers �
ca N�eJoe aa.e��+r � '
520i E.River Road,Suife 308
MfnneBpOtis,MN 5542I-1027
Phone:763.57l.2300
Fax:763.571.II68
Mar�h 18, 2045
Alexander D�esigz�Group _
401 East Lake S�reet �
Wayzata,MN 55391 �
Attn: Kathy Alexander
Re; Structvral foundation review .
353�Zv�Pjace _
Wayzata,MN .
UEI Project No.205.QZ69
'To Whorn It Ma�✓Concern:
The purpose af t�uis letter is to report the findaings of a structural engineering review o� fk�e
existing faundation at the above address.
�SSIGNMENT �
Ulteig Engineers has been retained to provide a structural engineezing review of the
E.xisting foundation at the residence Located at 3534 Ivy Place in Wayzata, MN, for the
zebuild c�E the superstructure as directed by Kath� Alexander of Alexander Design Group.
B.�CYCGROUNU
'1"h�e owmers of th� single-family home wish to rebuild the existing house to include n
second story. The proposed house �ayaut would also include an addition on the backside
with new cCtncrete foo6ngs and foundaEivn walls doweled to the existing. 'The hoxne
owner has xequested a stxuctuza� engineering review oE adding � secand level to t�e �
existing structure. '
enu�o�oaruNm�Nw�oY�R
hiRR-21-2065 12�07 ULTEIG h1PLS 7635?11168 P.04
� Ambe Ltd„ Struc6ural roofing review
� Ufteig Project No.205,a291
March 18,2005
Pag�3 •
b, The existing concrece block foundakion should be verified ta have or reinfarced
as follows:
i. For grade X sandy soiIs: 8" block-#4 vertical bars�40" o,c. or �5 vertical
bars�0 48" o.c., 12"block-��4 venc�al bars C�48" ac. � �
ii. For grade II sandy cla�y soils: 8" block - �4 vertical bars � 24" ac. or �S
�vertical bars�40" o.c., 12"block-�4 vertical bars�46"o.c.
iii. For grade III Clay soits: S" blcxk - �5 vertical bars� 32" a.e. or #6 vertical
6azs @ 40" o,c. or�7 vertical bars C�48" o.c., 12" block - �4 verfical bazs� '
32"a.c.or#5 verfilcal bars�48"o,c, ��
xv, The zeinEoccement shou3d be grade 60 and plared 3" £�com the inszde�ace
o�the walt and the gzout shou�d have a miz�i.mum compressive strength of
2,5D0 psi at 28 days.
��4�ES5I0 AL QPIMON
3. The existing foundation and footirigs will be structurally adequate to support th�
proposed addition praviding the sail bearing capacity and Eooting size(s) are
vez�i�bied and the foundation walls are reinforced as recommended above.
t
GENER.A►L
4. The informadon, observ�ations, and opinioz�s stated in this report are based on an
inspection made by Neil Groon a�nd information provided by Alexarrder Design
Group. The inspe�tion tonsisted oE a visual walk-through abserving exposed
elements and those accessible without the removal of finished matexi�ls. '
� 5, The observations and opinions expressed in this report were based on ouz
proEessional engineering judgmer►t and professional practice, as well as the vi6ual
izispection.
6. No other engineering was perforrned�r requested for this projert.
7. All work campleted shall be in accordance with standard industry practices and the �
requirements of the code.
�
February 22-Planning Commission
-#OS-3074 -Wambold, 1379 Park Drive-VAR/CUP Retaining walls, HC,ATF -(Melanie)APPR 4-1
-#OS-3070-Jerry Boldenow, 70 North Shore Dr. W. -CUP: Guest Apt. (Melanie)APPR 5-0
-#OS-3078 -Christensen, 3560 Ivy Place -VAR Lakeshore setback(Melanie)APPR 4-1
-#OS-3083 -City of Orono-CMP Amendment(MUSA, 2 areas) (Greg/Mike)APPR 5-0
-#OS-3084 -Jim Olsen,4360 Bayside -VAR(Setback)(Janice)APPR 5-0 Addn must meet 77' to fdn
-#OS-3085 -JulAnn Hair Fashions, 3455 Shoreline-Comml Site Plan(Janice)Table 5-0
-#OS-3086 -Philip Ordway, 1145 Sixth Avenue North-VAR(Bluff setback) (Mike)Table 5-0
-#OS-3087 - Scott Schneider/Freese,2914 Casco Pt Rd-VAR(Avg lkshr,HC) (Janice)APPR 5-0 at 27.34°/a
-#OS-3088 -Michael Kuruvilla, 850 Wayzata Blvd-CUP (Day Care)(Melanie)APPR 5-0
February 28-Council
* -EXTEND WETLAND MORATORILTM(Expires 2-23-OS)Appr 5-0
* -#2587 -Kris Rudd,4575 Wayzata Blvd. -Final Road Plat Approval -Resolution(Mike)Appr 5-0
-#04-3052 -Vogstrom, 2618 Casco Pt Rd-VAR-Resolution(Melanie)Appr 3-2
-#OS-3072 -Orono Schools, 685 OCBay Rd.N. -VAR/CUP Monument sign-Resolution(Melanie)Table 5-0
* -#OS-3079 -Thomas, 1385 Orono Lane-VAR -0-75'HC-Resolution-(Janice)Appr 5-0
-#OS-3080-Interspace West-2060 Wayz. Blvd. PUD(Mike&Janice)Table 5-0
-#OS-3081 -ZB Constr., Inc.,26xx Kelley Pkwy-RPUD(Stonebay Lofts) (Mike)Appr 5-0
* -#OS-3083 -City of Orono -CMP Amendment(MUSA, 2 areas) (Greg/Mike)Appr 5-0
-#OS-3084 -Jim Olsen,4360 Bayside-VAR(Setback)(Janice)Appr 5-0: OK to continue front linr of hs.
* -#OS-3087 - Scott Schneider/Freese,2914 Casco Pt Rd-VAR(Avg lkshr,HC) (Janice)Appr 5-0
* -#OS-3088 -Michael Kuruvilla, 850 Wayzata Blvd-CUP(Day Care) (Melanie)Appr 5-0
March 14 Council
-#OS-3070-Jerry Boldenow, 70 North Shore Dr. W. -CUP: Guest Apt.-Resolution(Melanie)APPR 4-0
-#OS-3078 -Christensen, 3560 Ivy Place-VAR Lakeshore setback-Resolution(Melanie) APPR 4-0
-#OS-3077 -O'Rourke,2300 Sixth Avenue North-VAR Setbacks (Melanie)DENY 4-0
-#OS-3072 -Orono Schools, 685 OCBay Rd. N. -VAR/CUP Monument sign-Resolution(Melanie)APPR 4-0
-#OS-3080- Interspace West-2060 Wayz. Blvd. PUD(Mike&Janice)APPR 3-1
-#OS-3081 -ZB Constr., 26xx Kelley Pkwy-RPUD(Stonebay Lofts)Resolution/Doc's(Mike)Table 4-0
„� �_ .... _ . �_... ..� . .., .. - •• . . � ...___ , . ...
MRR-21-2005 12��:i U�.�fclG MPLS 76357I1168 P.�2
� ,
� ��IIg�11�B'S
Gee tto.J.b 4ar e�.+t �
520I E Rrver Road,Sulfe 3U8
Minneapolis,MN5542I-l427
phone:763.57l.2500 �
Fax:763.571.II68
March 18, 2Q05
Alexander Desigx►Group� ..
401 East Lake Street
Way�ata,MN 55391 �
Attn: Kathy Alexander
Re: Structurai foundation review
353��vy Place �Lj'1�L � -
Wayzata,MN .
[JEI Project No.205.p269
To Whom It Ma�Con�ern:
The purpose af t�uis letter is to report the£'ind.ings of a structural engineering review o� Ehe
existing foundatian at the above address.
ASSIG�NT �
Ulteig Engineers has been retained to provide a structural engineeting review vE the
E.xisting foundation at the residence located at 3534 Ivy Place in Wayzata, MN, for the
xebuild c�f the superstructure a5 directed by��th� Alexander of Alexander Design Group.
�A�,�,CG�QUNU
'1"he owmers of tht single-family home wish to rebuild the existing house to intlude a
seco�d story. The proposed hause iayout would also include an addition oz► the backside
wi,�it new concrete foQlings arid foundaEion walls doweled to the existing. The hoame
owner h.as requQSted a sixucturai engineering zeview of add�ng a second level to the �
existing structure. '
EQUAL OPPOf�TIJhitill ENIRIOYER
N�R-21-2�05 12�07 IJ�TETG MPLS 7635?11168 P.04
Ambe l.td., Struc�ural�oofing review
� Ult�ig Project Nc.2a5.0291
March 18,2005
Pagt 3 � .
b. The existing concrece bIock foundation should be verified to have or reinforced
as Eollhws:
i. For gcade X sandy soiIs: S"block-�4 vertical bars�40" o.c, or �5 vertical
bars�48" o.c., 12"block-��veztical bars�48" o.t. �
ii. Fo= grade II sandy clay soils: 8" block - #4 vertical bars � 24" o.c. or �5
�vertical bars�40" o.c., 12"block-#4 vertical bars�4$"o.c.
i�i. For grade IIY �tay soils: 8" blcxk - �!5 vertical bazs� 32" o.c. or #6 vertical
bars �40" o.c. or�7 vertical bars e 48" o.c., 12" biock- #4 vertical bazs C� '
32"a.c.or#5 veriicai bars�48"o,c. ��
�v, The xeirifoccement should be grade d0 and placed 3" fxom the ins�de�ace
o�the walt and the gxout shou�d have a mi�nimum compressirre strength of
2,5D0 psi at 28 days.
�'�Q�ESSiONAL QPI ON
3. '�he existinng foundation and footings will be structurally adequate ta support th�
proposed addition praviding t�ie sail bearing capacity and footing size(s) are
veri�ied and the foundation walls aze reinforced as recommended above.
t
�ENER.A►L
4. The informadon, observ�ations, and opuvons Stated in this report are based on an
inspection made by Neil Groon ax►d infarmation provided by Alexander Design
Group. The inspecEion consisted oE a visual walk-through observing exposed
elements and those accessible without the removal of finished matexials. '
� 5. The observa'tions and opinians expressed in this report were based an ouz
proEessional engineering judgment arid professaonal practic�, as well as the vi6ual
iz�spection.
6. No other engineering was perforrned or tequested for this project.
7. All work completed shall be in accordaz►ce with standard industry practices and the �
requirements ot the code.
\t ,
1
MEMORANDUM
Date: M�.rch 18, 2005
To: Plaiming Conuiiission
From: J�nice Gtuidlach, City P1arulei,�
RE: Navarre Visioning Letter
Attached is the latest version of the letter to the Council regarding Navane. If you have
any comments aud/or revisions please pass theni along to me at the March 21S` Plaiu�ing
Conuliission meeting, at which point we will discuss when the letter will be foi-warded to
the City Council.
� �
e
�
March 18, 2005
Mayor Petersoii
City Cotuicil Members
City Adininistrator, Ron Moorse
RE: Future Redevelopment of Nav�rre
The Plaiuling Conunission spent the first work session of the year discussing goals and
priorities for 2005. The Plamung Conunission continually exgands a so called "wish list"
of ordinance changes where prioritizing Uecame necessary as a means for focus. What
Uecame of these discussions was that Navarre will undoubtedly be faced with pressures
fiom developers to redevelop, primarily, since the adjacent cities of Spring Park aild
Mouud are cut7-ently undergoing redevelopmeiit projects aloiig the County Road 15
coi7•idor. This discussion led to the high priority of the Conuilission to try and establish a
commercial PUD ardinance or overlay district specifically applicable for Navane.
Driving this lugh priority is great concern of the possibility of land use applications
appearing Uefore the City where the Plamung Conlinission has no choice but to become
reactive rather than proactive, in a tune where the ordinances affecting the Navane area
are outdated and not representative of the existing development. The Plainung
Commission has already faced several applicatioils in the Navarre area where updated
ordinances inay have yielded something much different (i.e. Keaveny request far CUP,
Valerius request for CUP, Jul Aiui request for coimnercial site plan review). Tl�e City
also receives sporadic inquires from developers proposing fitll redevelopinent of existiiig
parcels or combulation thereof, most recently the Keaveny and Overson sites located
adjacent to residentially zoned propei�ty, and also inquiries froin existing owners wislung
to either expand aiid/or introduce new uses. Also, the residential neighborhood located
south of County Road 15 lias fornled a group laiown as the Residents for a Better
Navarre, which lias contacted and met with staff regarding their desire to see updating of
the ordinances in an effort to encourage appropriate types of redevelopiiient.
Therefore, the Comrnission as a whole felt fihat tlus conceni should be Urought to the
attention of the Mayor, Council, and Adininistrator in hopes of tunung some focus to the
Navatre area, which is the purpose of tlus letter. The Plamliiig Conuliission is requesting
direction froin the Council as to whether this is a priority, and if so what the next steps
should be in starting an ordinance revision process.
The Planning Coiluilission appreciates your consideration of this issue.
._ v _ . __ .__._...- —__ ..... _.---- —_..__.__ .. . � _. _ ..._._ .... ..------ --..�.---II----- -- ------- __.
/ � P
� f � �
F � f
6 ty 4 �
p
� ,4 � � g /�\/ r.�..0 � �� � �
�� 4 ( � � S
�� � ���
�� �
� � $ �"`� ��"
av
S o �
W � / ( `"��
� i *`�
O �,n ��� ,� � � � ��
w lake st � °Yi"••`••"'tl0
� � 1� � � �
� � �� Y 8
� 0 U1 �° a �� �
�I; � �
'\ NOtlAtli6B8f11S
n �� , `'�
V t � / W �
4 �T.� , 6 om� / O
� � � �
� _ .�,.�M�
G� `
O � � �,,� � �
�l �� �, �
� S
� 9 � M a �o
• g �rn i
�r6 5
� IXD C0.YSTK BAV RO N
W � g� °� � �
O � � '"° o �u�r�€
� !� �
, ��,�
� O �. �� � TRIIfFUUlill
wm. a
� � �J � p F�Mmvr
P G S c
vnuavone e 5
� �
ewu = � � WLLOWORN
� �
Q '�, � s � ao
g E � s�
\ �� � 0
� D<
WBNOVIN Im l � � T
0 � v � � -I� a�N� �
� 6 p r
�� �
� \ f �
� R
r� � /
�� � � � f
• ona.oa�[wac�+oa ° � 3 .t•e•.
� p A
c 9 '� �'°°a
s "�� �� � ruv,wunn
�J( �
l /r y9' � I °�" �i
/ ��.P N 6p 3 �7
�� \ . �
�
� ; '�„"� �
d =
� .
w � O J/ ''�
� �� / � �
pv ,�„a,�
�
/ ,�.,.��� $
. " .' 1 n �/ / � / Ii
�x � � � n � � � b � �
o y �° °° � rn � v, � d w N ,-. Z �? � w � v�', C °
j � � � N �t tn �k � � � � � n =. � � �' '"' n
,. o ,'z,' o �o o '». o � c � � o o � C � 7� � �t � o — m �; �, tri .
� W b w � W � w � ;n [n ry �n A U' � c° r°, c°- �° y c ►-. p y'aa' z i�1
� � r �°o �'' �°o "� � � ° � o 0 0 � c�u o a' o o -��-• s� � o ° t�l'7 �o
� �, oo � oo �+ �
• _ �; A 00 ?� W � N � �o � cn o C�/� � a�i p o c�i� � = n �• � v�,
G� O .7. �G,�• W �-: . .'3 � � y � � C� �
� ,-� a � 7
p� � N � F�,�,,, C7� y �y,�"C N C�
o ° � � �, y � � � �' � � ,�.n � � ,� � a m fD m � �i `<'
� � i� "' � � a o o cG'u' cv ..' �,. �� �. � �' � �, � :°
v ,,�e o r: �-• �' � ° c��n � r C' fD '° " '°
� Q a a. �,'�*. � �' � �• cp � �' O c�'o � A� vi O �^'. � C
w � °� o " p� �y `_' C] G� �' c�-do co a, T G v ` � G � �F.-I
.C.. � � '� � M R. G 'r�' p� m w '�-3 � �' �p C O � "q �' � /�+
� p, O �. � � v�i '� �' O � .�.t ,,.J, �-s `-G C � n �, � Q
d � �. t; � � a- � � w � � ^ �' p �• � � -°� ,� x ''o�' Z
i ^ � � G�� o w vc � ty c� � � a — ^ O
C o m � � o � C] � W � w o o p y � p, G co C.
�. C (�p R. a. G' � � � � .''�".� � � r��. C � ''* '� ►y� r
cu � � � w co �i � '"� ., �v w �, b o
'.�. 00 (� ..+ � C cD � G N � � � ^ � 7 �
� l,�j �"d p, � •w-• � n '"'ti � �' �p' C' � C" �n' R p � r � �
� � �~-1 � 0 � w, ,�_„ A� � r rt M ^~' < "�' y 1 � �
� v� � y �,, o � an �. �, � �� o' cc � � � �-+
,� � cn o oa �
� N ^ ° �w �� � C � n � � C� a. ° � � � `'� C,�
� ° � w• u N � C o � � n r,.�v (�°
� tra � y o � F�" �, � w � � .b ;� C � ,,,, � � � o C�
� � � o � � cr o � � -� � � o
� � o w c�o w �° ° � r' � � ° ^ � �y�
f9 � '"' �p ai fy9 �. ��-' C�/] � .Q'-.. � �. p' '~' :.� n p a
� A„ °' '� o � �. r. �y �n �' � G ��. � `d i"`
�.
� � cno �-. o � � .��.n'' � �°-ti �. � �; =+ ° � � �
�1 `� � rn � C C F�1
,'_'-�. � �"+� O C � N `y � Co `'7' n � rt :9
d ^ �y- � r. w � �' rn �-'"�n � � � o � v; �
� �. ?� � � � �. � � ^ � � � �� �
� � " � � Q c.y G � � � � C � y �-
� � O
x �. �. �: � �1 n .�`�+,.'' a o �, �
�-. � n. uNi �, �p w � � w -°c "- .c oa'.
� �
`� 47 � d � � � � �" ° o' ^ �' e°o e�o
w w p n � p, rn p c/� co � Q, � v
G �n .-� T" y w �t G�. C � �`� o
m '*
O � y � CD O �C N �� Q y fJ
� �' O cy p � p-. ` � Fd
� C 7S' t3. p A� 1"� � C
�n� � �', O � ~ fD ('p p
O R. �i N p 0
w
°o + � d
f�05-3075
' Marcli 21,20Q5 �
P:�gc 1 of 3 �""-��
, Date Application Received: 12-21-04
Dute Applic�tion Considered as Complete: 1-5-05
60-Day Revie���Period Expires: 3-5-QS extended to 5-5-OS
Ta: Chair RaYui and Planning Conimission Members
Ron Moorse, City Admiiustrator
From: Janice Gundlach, City Plat�iier�
Date: March 17, 2005
Subject: OS-3075, Katherine Taylor Homes on behalf of Mitch aild Kim Olson,
3275 Cannan Road, Hardcover and Average Lakeshore Setbacic Variaalces
-Ptiblic He�ring
-----------------------------------------------------------------------------------
Zoning District: LR- 1B, One Family Lakeshore Residential District(1 acre min.)
Lot Area: 1.0G acres (4G,148 s.f.)
Lot Width: 483.96' @ Shoreline; 215.5' @ 75' setback
Applicatiorr Stcmj�ia�y: Applicant requests the following variances in order to construct
an attached tYuee car garage:
1. Hardcover variance to pernlit 30.73% hardcover within the 75'-250' zone when
35.9% was origiiially requested, 32.88% currently exists and 25% is normally
allowed (see liardcover section below as hardcover calculations have been
revised).
2. Average lakeshore setUack variance to pennit botl� additions to be constructed in
front of the average lakeshare setback line.
Staff Reco�n�stendatiorz: Staff reconuilends the following:
1. Appraval of the requested hardcover variance as shown on the revised plan as no
increase ui 75'-250' zone hardcover is proposed and a net decrease of
approximately 286 s.f. results.
2. Approval of a 0-75' zoiie hardcover variance is also technically required. Staff
recoinmends approval of 1.92% hardcover as 3.45% currently exists and 502 s.f.
is proposed to be removed,
3. Approval of a Iake setback variance is also required as tlre most lakeward
southwestern wall of the llome is being reconstructed where it is setUack 68' fronl
the lake when 75' is nornially required. There will be no fu2-ther encroaclunent
towards the lake.
4. Approval of the averlge lalceshore setback variance as the pro�erty sits on a point
where alinost the entire lot is closer to the]ake tl�an tl�e iieighboring homes.
List of EYhibits
Exlubit A—Revised Survey
ExhiUit B —Revised Hardcover Calculations
Exhibit C—RenlovaUAdditian Illusiration
Exhibit D—Revised Elevations
Exhibit E—Revised Floor Plans
#OS-3075
� March 21,2005
Page 3 of 3
- 75—250 13,271 s.f. 3,318 s.f 4,364 s.f* 4,078 s.f.
(25%) (32.88%) (30.73%)
Structural Covera e
Tot�l Lot Area Total Structural Coverage
46,148 s.f. (1.06 acre) Allowed: 6,922 s.f. (15%)
Proposed: 2,669 s.f. (5.8%)
Staf'f Recommendation
St1ff recommends approval of this revised design as submitted, which includes the
following variances:
1. Approval of the requested hardcover variailce of 30.73% as shown on the
revised plan as no increase in 75'-250' zone hardcover is proposed and a net
decrease of approximately 286 s.f. results.
2. Approval of a 0-75' zone hardcover variance of 1.92% as shown on the
revised plan as no increase in 0-75' zone hardcover is proposed and a net
decrease of approximately 502 s.f. results.
3. Approval of a lake setback variance to pernlit reconstruction of the most
lakeward soutliwestern wall that is 68' from the lake when 75' is nornlally
required and 68' currently exists.
4. Approval of the average lakeshore setback variance as the property sits on a
pouzt where ahiiost the entire lot is closer to the lake than the average setback
line defined by the neighboring homes.
y N m
�' ° 3 �':. � �N� i�� ' x � z �s— a
� � A °� m $� o �� °R��� � o��$ � �° � � � � aa
s m �� S gc �; p �
�>sm m ��i a ��� c0 ���$g �'bm''�g� $� 1 / \� �� / �
��og' • ff ° � �•� °m �'g�3� ��°,��'�,� �+ 2 �` O �
�1 w Sc y ua� �N s� >> �'° ��� y�� � � J �/[�� � �!'•..
. oU�� � 5 w 'SSQ SD 'acv°^ ' S � / � J � �� "�l
° b � y w ^ �m ��=v c � n'" $� O `) .` � �
�� R a � � � �o �ge�x�.� '� m � T x� ir� �'
� � ' } 8 Om }�ff=�+s � �� A / g� —a � ` � l
a � g�o m u�aemu ? � �y � �, � u1. �1.�' �'C�
S � R 3 z v a .P \\ �� �
�;m s � � �c; �F ��a�� � �s / � � J' � �,+00��5�, �° �,L�c,,o
�i 9 0 ... �ao � ��g?m � F� —7 rn.oi,�� � ' �?'��"DO.
�' o � o a� y _sa�a � , °� -- NOCT' i�°
�
s � . _
�� � s � $� � s 3° $_° � a/ �1�.�G6(�6`511� ::Mwp�.96oL.t i,%, � � /J/�.
p�C J Y O N m Ol z ZO•V7• � �4U �' `' ,\, I �C `` i
�m q a °9 � �$ �Sa � � �"� 1!S o c 0 p�, \ � ,i ;��:� j���''
0 ss" � R, a �. '�'� ` .�N3!OO�N' �!o` � `"'� .P" z�m c�° �ti ..• '�"
4 ��i � �s d• � 1� �. �� , :'J �+J m��
3 3 N: m o�°x � � � �r04'"' � ,� ;
� ::��. \ �g r ;a� �d
� �q g� o S a �y�� ��i �'N N . �� y�, \ �/�czi � e `••{� \
d � ��� � , .<�' ''$�°r,, �, � � �"�° ,,� \ cs' ' �' r �
s � m ;� � y �y ; �^ � ,
o � s� �t�' ' � 'i� '?�PU�UO o� I I r� ��'.. �' •,�Ed' , _, y O •
a �j / wo ,. _� 'I, l _;,. �;:� r.;�' _�
� �'�--71�►0. �y �� �� �� �''�:.4':;;:~:�r / `- LH
� a m �c� myDA � Q~ Cl m f5$n y p m N� �' /Or .1�" ``y N �n �!'�� �r \+'���+'_�j`� / "y�(I�J`� �n
6 �m y 3 � " O o 2 N S� > � (A � � � a� 'D' �� 1 ' y 1 '�• ;'}r / ' OO OFpC
• a �a 0�N � ° y� g� o' o �,�j ,`7y � � �' �• . �r .' r�n: I�1�, ' ;, •.-�'�.�- �/J �,O S' /
� g ��i.� � �y ° � �a my 'mN 1 S , �! 'O 5: � 11 �( .S/�J :
' �� �� � � m�L � N :0 fA � � �""�u �Ci[ �."•9'•+_ Y .ut6 - ` "/ ;�t' •
� �— � ' : :, a �
� b m m a� � � � u a T �1 m O � c ��rt Ty,r1t1 r y J ����
. � M � ��� � m ;� ��� a � � '� � ` I ' c�nm �,.1 • � , °. /
'g t.,� cD'� n k' ',J 7�c �G °' � m C a' ,aY, .'�•. .:� `y
m �� m � ut� � A 8 ' � ' �YZ ! �, Q 4
» �� �.� /
� '� ? �`� y { � � ��v�� �y 5��r.d•" „ .°�'" �Y
� � �y � Q `�.
" � � � ` ° I `�''' „ C3') � , / 'T'
x � 2 J ,• ��° da� .
a � ! o+
'y , i ^,,� ` ---,
� d o O m tn D V 2-I a o.. � O � I a` a � LZL\ / , � � � .
��..i .
3 $i y�� � N a m "'4� � � D � ,;.� ° I I� . �,:�S ti$� � �'�` � �� � \
N
x m4 ma � � ° �m ��� �� �I r �' �a� � O �� � �/� 6/ \
m �d f�`u,N u � 3 '� � Q 2y a I+,i � p � �'' ' .ra',1p. �
� $ � m j N � � �� m y A Si ��'AC � �p �� „��F� �
° m n �a r � (n '$� � Dm � � �8 rr � ~� ' O�(l, �b . 61 v ���r.L
a �a o O y� T �� �m ay m O� S � nl � y`' q �?t2'
� `li a �T y �y � � n � , � I \/ � // �� �'F
y n a �c m� ;s o+
, �• �r '� '°„ > o �°� ^� . � � ��'a'�
�, X� y �'' c = n u � I N � � �. ,•� � '��c
N ' S I / '� i�i
N
x O ,` /t���y I /�' , `� 1 1 � 0
y '9�'
, ��`; � � � � �
o_e_
:ti�= �ra� � ,� , ��--� , •• o , , o o�o
Sy f `` S //O � : ~ � M � 4 4 4 4 4 ° o 0
��/ �y � � � � Q � � � ° s
' ,; „�� y �� �a � �a � � ��
,; �.
8 ^ - r� . ....�„ � y � � � � � � � � �
+' � �w �
° � ° ,� -- ��� � � � � �
� � � ��� ` � �
�:• � � g
. � m � �� tl,W ``}, nV F
d, ;.,q� o �� � F
� a $��'7 z°�o
R
� � Q ��'�� u ��
� � � ��s� y _1
� p<� � � �Ni�Q �y
cp � 7�r. 1'1 Z YNN .�O
5 2 i ��� �f
. � ;�� y ��T �T
� o TOx '�x
� ��� $�� o$
sJ a f M O 2�
a ..... .. ...._........ .._...... M N X O p
p� X x v p
O
/ `�
• r�
1 —�
...� ' \
.•I.'�N??:�ti��•�•' �, ti �
•,I � ��� � � ` L,. '
K l�l' � �I� � / 77�� •.�.. ���,.
S�
w� mk ���:�M1,n�
.??1 `�I f � ��kj � .(�] �d,.�.��MK.' ...._.._ .
'�� _� �w y Y�, = .... ., "� r�c ����-� .�"���^'A
• � t�1�
s � / � � _ ,
� �, = - �'� �/ � �i�'s , �
o: n7.' ,�� /, •:;::.:�' r � ���
t y� ,��` .. • •r .� }� Y � .
�i2 �'a /•'�:,,�'�:.� / tt' ` b
j � ti• -��'�'.;:;:' � '� "�t i�.Fdw"
� E� '?'''"'''''':';���� f � � � �����'� ,,� � �
r--'� `L � ';"' �-�-.":�;;�:�:�:�:�:�;�;// x y,y !t �� � � ,,�,�"���� o O
� q' .,""1.-�':�:�^:':':':':':':�:�:�:�:::'i ��� y n h'^' 1 .:� q„��;.,-.:;�y:' O pl �J
�'.•...•. ,_r� y y O f,� 1 -u= " �'� 2 : �
1 �� .:7. .,. ,�:�:�:�:�:'•:�:�:��:�:��y � ' O A �
t � •} 5 .... 1. . . . .,. . . � � �' � T s.,.����'�. . �
, v �...::•: ;, :.: .. ... . :`:;-: : � �:. � �� a F� � " � � �,
� :�;:::�:�::;-.:.:.
L� .�.:.......::::��
1Z+.S���:�•.•.'.•.�...�� �1' �� y� q�.�: _ "'"__ _._ ' y �
�t1 KL'.•.•.... z... ti••.•.•. .� UA i�'� h.
I \ t ,.,.. �w:�.'.'''''�� � ;', � -. b poi11 �yd �� Z V
k�y 13 �.. •'�'• � •: o ,� 095� ' �i
�' � :� c ��7 i .. '1
•....•.
d�,� . "�;•:::.::':''::.�.::::.:.•::.: :�, � n �l� � � b
Fo J� � .;...�;VtlQ:�•,•;•;';• �,� ,,;:, y �� O �wl �� n
L ... .
.......�. .�...�.
y ........ ..... ! •'::';:"
, ....... ••..•.•::• A Q�' � O
m �.-v :�•:..,,., � �Q �� �+'�^��./
y��y� ._.. �� � �,., � ` �.,,,.., i __ A o C
-��2�` � �y� ��� � �
^� � �n� � � �
,\�d
�
m �`� CERTIFICATE OF SURVEY
$ m PREPARED FOR r���$ Soq�F � m
� ��������9� KATHERINE TAYLOR'S VERY W° A � � ; �
o w S A T H R E-B E R G Q U I S T, INC. x
DISTINCTIVE HOMES =
° �m � <
A N � � 1 5 0 SOUTH BROADWAy WqyZqTA,MN.55391 (952)476-6000 �� $� �s � �
cai �
'" o SITE ADDRESS: y O
3 2 7 5 C0fI11&1 R d 'CNF R B P�Pa2 � � y Z ...'
� b �
Orono,Minnesota 55331 � � �
. .���R� S�R�� EXHIBIT B
a� � -
W � . �,��''��-B�.R�-(��Ji"��,'�; ����
�- r�� �i 150 SOUTH BROAD �fi/AY, WAYZATA , MJINN � SOTA , 55391
� �N'�ti�R 4����'� ( 952) 476 - 6000 I'AX ( 952) 47G - 0104
5 p
3/09/OS
City of Orono
To Whom It May Concern:
This letter is in reference to l�ardcover calculations thaC Sathre-Dergquist, Inc., has performed for Katherine Taylor's
�/ery Distinctive Homes at 3275Carmen Road,Orono,Minnesota,55331.
As tivs pro,ject has progressed and multiple variations and changes occurred I realized tha[ I missed some of the
ha�•dcover items in my otiginal calculations. These items have been corrected and the cun•ent survey dated March 9,
2005 refleccs to che best of knowledge the current hardcover information.
In conclusion, I believe that our survey reflects the positive attempt by all parties to comply with the City of Orono's
requu•ements. Both areas, the 0-75 foot,and the 75-250 foot, now show a clear reduction in hudcover az•ea. I believe
that my original hardcover percentage for the 75-250 foot area was 31.6% and it is my understanding that this is the
percentage that the city would like to hold to even though my revised calculations show 32.88%as existing. As you can
see by the calculation sheets we have managed to reduce that a�ea to 30.73%.
I apologize for any inconvenience this may have ereated. I you have any questions please contact rne.
Sincerely,
��
\l
.`1� 1
��"� 'V'�"�� �-�v..=�
David B.Pemberton,P.L.S#40344
. EXISTING HARDCOVER IN ZONE March 9, 2005
0-75' 75'-250' 250'-500'
LENGTH WIDTH
� A. HOUSE X = 111 S.F. EXISTING
X = S.F.
X = S.F.
X - S.F.
B. GARAGE X = 215 S.F. EXISTING
C. DRIVEWAY X = 243 S.F. EXISTING
X = S.F.
D. SIDEWALK X = S.F.
X = S.F.
E. PATIO/DECK X = 200 S.F. EXISTING
X = S.F.
F. LANDSCAPE X = S.F.
X = S.F.
X = S.F.
G. RET.WALLS X = 221 S.F. EXISTING
X = S.F.
X = S.F.
H. OTHER X = 144 S.F. MISC CONC/STEPS
TOTAL HARDCOVER IN ZONE: PROPERTY AREA IN ZONE
1,134 S.F. / 32,877 X 100 = 3.45%
PROPOSED HARDCOVERIN ZONE
0-75' 75'-250' 250'-500'
LENGTH WIDTH
A. HOUSE X = 111 S.F. EXISTING
X = S.F.
X = S.F.
X = S.F.
B. GARAGE X = S.F.
C. DRIVEWAY X = S.F.
X = S.F.
D. SIDEWALK X = S.F.
X = S.F.
E. PATIO/DECK X = 200 S.F. EXISTING
X = S.F.
F. LANDSCAPE X = S.F.
X = S.F.
X = S.F.
G. R�T.WALLS X = 221 S.F. EXISTING
X = S.F.
X = S.F.
H. OTHER X = 100 S.F. MISC. STEPS
TOTAL HARDCOVER IN ZONE: PROPERTY AREA IN ZONE
632 S.F. / 32,877 X 100 = 1.92%
-
'~�f �
.
�
� , �
r
�
�
� � �
• �
• + ' 't �
• �
� � ` ��
� �� /� � � �
' � � ���� � , �,� \• �1
.� i � .
• !.^j', • � • � i. � ' � .
i —
. � �. - � � � .
. , �; \� , \ � ,. ' � 1
• � ' � , •
. r , �� .• `.
.```� � � " � � � •
�� � 1
� � � _
� • . , �
� •
� �, + ` � � �i� .,� , ` i`
r t �, �.5 � / !"��>�`��� ;
,;�� � 1 ���'
� ;, ,�k��r �� •
`9,� ' J��7,, t f �2�� � . � � �
� � ,-t i�
5�,.: � �s> �:.� Q
�'
d" r'� T a1. � . ' ,�,
4�
��>9f`�svk .' �'"'��'., �` ��1 . p '����, �, �
�S __,�i.\� (' .w�{ � � 1+�1�'�� . � "k��'�9._� �`�.
� ti � �
�'.t;� � ,.� 5 ti r v� �„ w +n���/ ��� .
�� ����:�����Y'��s� ��� � ���d�3 � t � ��a�� �� ���� ��� ���� ��
� 1,, .+2a �� � . � �\ '�• �r��� � 4
"�''�t . � �A "' +..i ,t �,s, � `
• — �� ���.A 3���j �„����4 � � �x,;". _
• ' r — g, t �, ��,@� � ��� sat�.�� ���,� ��
• � A ���a '"v�'6'i'�� ¢7 ��� ; �,� \,,y�� �� � �� ��� �
♦ � �����- '�� i <, a��.''��.�.\ �� �'; ��\\! •
� �f �� F ! �� -. ��� � � I`'
� � ��C yn il:�: 4�'�,�„��j..� f�C_�� ,-�'1 �[['''\: /.,�'� '�, � `
"� ��� �!'(i�'�..� �1'I 1 ��� -. �
���Y���C���J ,�� r +f,�� � ` •
;- �►� •
� ��4� ;�
ta,,�,t�ti� I
�
� , ��� �
, ,
I � I ��//���� `
� � • � I
� � �
,f�, • ,
,� � �
'' � „
•� [ yl 1�
, � � ry .
� '� � .�r �, , a�
/ • \ � �
� /
i� ` '* ♦ � .
" �. � � . ' � ►
�'
�
. •
� � 1
� /.
EXHIBIT D
r r r r•u�r��t� �&��Q�� 1iSfi laQ'aNO�D GYMTtVJLIiE ��T . .
RIRNt'le9lVtl010'ALiW1Y1.'G14VLVSIMt �4rn �.
�g !� rn �T �r� WI�M 'ONJN
Yr�rl a./�41�1`l�A 10 �d -��' '" . .�
� S S J 3 Y 1 H J 21 Y Ad•���++n �Y,T v"♦�!°��!/'0N�1°�`O�YT ..
4].LYIJI)FtY YHNIINYG'.\UNlla py�Q�rf�p_�(l(a[ll�l .
I
1
l ry
nl
� 1� � �i
�
_.._ .. . ... ... - . � i . . _ . ._ .
. .._.... .._.. . ..._'
_ �
I
°L !
o '
0
e�
I �
��
:!� i
i
f'I j I
III •i
( ii
�� � � �
� �i
I ! i i�
oL ; �� �� ��
, � � �
EXHIBIT E
.�,�.�...��, ;.s� ,cuc�a•a�m�o m�ru� 00JD
nt��o�'.xuuwMa}�wa�reiawimuirx rr.ex�ow=� T�
� �� w�un vwat
� S S�9 S i H�N V� �"a"•"'no � �.7��.��x�.�� �O' uw �aci�a
6 B 1'/1 7 O f f�'Y�N I1 N V S'd 0 N 11 J x��y�O�yy�O�[Q y�O���n�
r ��
� �€
i
i
i
i
�
�
i �� �
i � �
i
� 11 �6
I ��y �� 4�
I ��
�� 11
� �� II
� II
__J1__--_—__.•_—_=�'1
i
� 'r=-_c-_=-rc"r'c=' '1�i
II Ij jj 11
II II II
1�
� . II Ij 11 II
��---�I II 11
---7 I 1 1 1 I
II II 11
�I 11 II
�I I I Iti
�I II II
11 II II
II II ��
II ,II 11
II II I1
�I 11 II
ii ii iri
�L___J L_______________________.11l
� L______________________________J
r t�1•�c�•t t v M����!�r�� litif 1D['ON0110 UtlNY/ItlYJ f!L[ �JD�f
ai�srrvt•a�.vrrna'NatYanvuawm.�rtrc �� ���
�� mm�n 'mua
� � �—+�� B�AIii�Sc�I NOS'IO �� �
S S�A 1 T H J Y F' ��a•"�� � a�m mr+,sia
sa.�r�nossr rae�u.NVe uaun� j�j�d�j��,j��I�11O���
F ��
I �� �
I
. �� I
I _. _. _ � . ... _. ..
I �
� �� �� �
` �
� ��
�
F
, _'�'�--�
i �� ' �
i �I ,r
@
e � � x
�
�TOf FhY .q9
.F.% .
��rs-af�-��a ��//Y��n¢ml� «CifH9�ON1W GtNYlltlqiRC �O
4t1(flLf'.WL19tlO11fl19fY.Z�Y��ptO:£IIIKIC �0�����yy�{�� ��q �
,.�r, SJI1g�S�IAtOS'IO ��,u„, ,,.,,m„
� si�a�.�i��xv R�W���MY � ��{Jr����T/�/�`T /��� ���}��
GOLY�:InSSYlUNI1NYf'A4N11] 1`L• ifillWaS111Y.O�1I1�1`l
r-------------------�
� � �
I �
I �
I �
I �
I �
I �
I �
I �
�------� �
i i
� �--�
I �
� I
I � �
' i �
I �
� � �
I �6
j � ��
I �
I �
� L-----------------------�
I I �
� �
� I
I �_� $ �
--------�YY----------
�-------------------r 1-,-
'� �► .x : ��� 8 �
�-.�_�-� --------- '—'"'—'m°"----
k
��
I I $
L------------------�
EXHIBIT F
� ���---��.
i�-.''� O�\`�
�o 0
,, :r�,.,,,y_ .: � CITY of ORONO
� ��i u� . a� , j+ �, Municipal Offices
\..�',� �,�,',�..#.;;;;;�, ,;��� G'`''
�. '; �.,,:; .;� - Street Address: Mailing Address:
'�=�'�k„E8Hp'�'�%`� 2750 Kefley Parkway P.O. Box 66
��==" Orono, MN 55356 Crystal Bay, MN 55323-0066
March 1, 2005
Mitch&Kiin Olson Katherine Taylor Homes
3275 Cannan Road 1665 Cotuity Road 24
Excelsior,MN 55331 Medina, MN 55356
RE: 60-DAY EXTENSION
Dear Mr. and Mrs. Olson:
60-Day Extension Notice. State law provides that Cities shall make decisions on zoning
requests within 60 days from the date of application, and that this review period may be
extended by notification to the applicailt. Your application was received on December
21, 2004, and was deemed complete on January 5, 2005. The 60-day review period .
would end on March 5, 2005. However, because additional information has been �
requested and because your application was tabled by tlle Planning Coznmission at the
January 18��' ineeting, the earliest potential date of final Council action falls after the 60-
day period ends. Therefore, the 60-day revierv period is lie�eby exterzded an ccdditional
60 days to May S, Z004. �
If you would like your ap�lication to be heard at the Maxch 215t Planning Commission.
meetiiig you must submit revised plans incorporating the Planning Commission's earlier
recommendation by March 14, 2005 by 12:00 NOON. Should you have any further
questioils I can be reached at 952-249-4623.
Sincerely,
City of Orono
� t��,/Zf...t:l.. ��(. .� �L,e,�'�.
Janice Gundlach
City Planner
Telephone(952)249-4600 • Fax(952)249-4616
www.ci.orono.mn.us
EXHIBIT G
CITY OF ORONO ZONING FILE: OS-3075
2750 Kelley P�rkway
P.O. Box 66 NOTICE OF PLANNING COMMISSION ACTION
Crystal Bay, MN 55323
(952)249-4600 DATE OF NOTICE: January 19, 2005
--------------------------------------------------------------
TO: Mitch& Kim Olson COPIES: Katherine Taylor Hoines
3275 Carman Road 1665 County Road 24
Excelsior, MN 55331 Medina, MN 55356
---------------------------------`-----------------------------
TYPE OF APPLICATION: 75'-250' Hardcover Variance,
Average Lalceshore Setback Variance
--------------------------------------------------------------
DATE OF MEETING: Jaiivary 18, 2005
Planning Commission recommended �s follows:
Table. The applicant was directed to attempt a redesign in an effort to not increase the
current levels of hardcover on the property.
VOTE: 6 FOR 0 AGAINST
--------------------------------------------------------------
Applicant's next meeting is tentatively scheduled for:
Planning Commission—Tuesday, February 22, 2005; meeting starts at 6:00 p.m.
--------------------------------------------------------------
If you desire certified copies of the official Plaiuiing Commissioii or Council nlinutes,
they are available from the City Recorder after review and approval by the Planning
Cominission or Council. If you have questioiis, please call City Planner Janice Gimdlach
at 952-249-4623.
#OS-3075
Januuty 18,2Q05
Page 1 of 4
- Date Application Received: 12-21-04
Dute Application Cousidered as Complete: 1-5-OS
60-DA,y Review Period Expires: 3-5-05
To: Chair Rahn and Planning Commission Members
Ron Moorse, City Administrltor
From: Jauice GLmdlach, City Planner���
Date: January 12, 2005
Subject: OS-3075, Katherine Taylor Homes on behalf of Mitch and Kim Olson,
3275 Cannan Road, Hardcover and Average Lakeshore Setback Variauces
-Public Hearing
-----------------------------------------------------------------------------------
Zoning District: LR— 1B, One Family Lakeshore Residential District(1 acre min.)
Lot Area: 1.06 acres (46,148 s,f.)
Lot Width: 483.96' @ Shoreluie; 215.5' @ 75' setback
Applicatio�z Saamnzary: Applicant requests the following variances in order to coiistruct
an additional attached single garage stall and a 2' x 12' kitcheii addition:
1. Hardcaver variance to permit 35.9% hardcover within the 75'-250' hardcover
zone when 31.6%currently exists and 25% is normally allowed.
2. Average lakeshore setback variance to permit both additions to be constructed in
front of the average lakeshore setback line.
Staff Recorrt�nendatioti: Staff reconunends the following:
1. Denial of the hardcover variance request as no valid hardship has been
demonstrated to allow an increase above tl�e e�sting non-conforniing 31.6%
level.
2. Approval of the average lakeshore setback variaiice as the property sits on a point
where almost the entire lot is closer to the lake than the neighboring homes.
The applicant is advised ta revise the plans to incorporate hardcover removals so that the
hardcover level does not exceed the current 31.6%.
Pertinent Zoning Ordinance Sections
Sec. 78-1288. Hard cover Iimitations.
(b) Between 75 feet a.ud 250 feet of tlie OHWL, there shall be no greater than 25
percent hard cover. Between 250 feet and 500 feet of the OHWL ihere shall
be no greater than 30 percent hardcover. Between 500 feet aiid 1,000 feet of
the OHWL there shall be no greater than 35 percent hardcover.
Sec. 78-1279. Placeinent of struchtres oii lots.
(6) .lvernge lakeshore setbaclz No principal or accessory structure shall be
located closer to the lakeshore than tlle average distai�ce from t�ie
#OS-3075
� Januury 18,2005
Page 3 of 4
� Right Side 10' 41' No Further
Encroachment
Lakeshore 75' �p� No Further
Encroachment
All of property
Average Lakeshore except 15' from 70' Encroachment No Further
street Encroachment
Structural Covera e
Total Lot Area Total Structural Coverage
46,148 s.f. (1.06 acre) Allowed: 6,922 s.f. (15%)
Proposed: 2,743 s.f. (6%)
Hardcover Calculations
Hardcover Total Area in Allowed Existing Proposed
Zone Zone Hardcover Hardcover Hardcover
0—75 32,877 s.f. 0% (2.6%) * No Change
75 —250 3,318 s.f. 4,192 s.f.* 4,830 s.f.
13,271 s.f. (25% 31.6%) (35.9%)
* After exclusion of fabric or plastic-lined la.ndscape beds
------------------------------------------------------------------------------------
Average Lakeshore Setback Variance
The property is subject to the average lakeshore setback requirements due to its adjacent
neighbor's also having lakeshore properties. However,the applicant's property is located
on a point which results in the entire structure lying within the defined average lakeshore
setback. This requires variance approval.
Hardcover Variance
The existing property contains 4,192 s.f. of hardcover within the 75'-250' zone. Zoning
Ordinance section 78-1288 (b) requires that the 75'-250' zone contain no more than 25%
hardcover. This project proposes constntction of an additiona1638 s.f. of hardcover or an
additional 4.3%requires hardcover variance review.
Hardship Statement
Applicant has provided a brief hardship statement in Exhibit B, and should be asked for
additional testimony regarding the application.
Hardshi Anal sis
Ir1 caiesidering applicatio�rs for variance,t/�e Plaru�ii�g Co�ninissio��s/tall consider the effect of t/�e
proposed variaiice upo�r t/ie l�ealtf�, safety aiid welfare of the community,existiirg af�d a�tticipated
traffic co�:ditioirs,liglit and air, da�rger of fire,risk to tlte public safeh�,and tlle effect on valires of
property in tlie surrou�iding area. Tlte Plan�iing Conrmissiofi s1:aU co�rsider reconimending approval
for variances from tlte literal provisio�rs of tlre Zo�ring Code ire instances ivhere their strict
enforcement►ti�ould cause und�re hardsleip becnuse of cii•cu»rstances iuiique to the iildiridrral
property iutder coitsideration, Rrrd sliall recoirune�id approval o�ily►vl:en it is den�aistrated that srrcl�
actiores wi/d be iic keepi�tg ivith tl�e spirit a�td iretent of the Orono Zonin�Code.
� City of�Orono
� Variance A�pfication �. . � .� � :
,, , . . . . .
Street Address: . Application#
� 0� 2750 Kel(ey Parlcway Date Received: _ _. :.
Orono, MN 55356 Amount Paid:
Staff:
O ��:�+� O Main: 952-249-4600 Fee: 5600
� ��,'�;,?� � fax: 952-249-4616 Renewal: $300 �
,�, �� �ti Mailing Address: , After-the-fact: $1,200 Double Fee
�'��'EsHO�`'� P.O. Box 66
Crystal Bay, MN 5532�-a066
This applicakion form must be completed in fuli. ApF"icant wili be notified within 15 days as to the status of the
app►ication. Incomplete applications will not be placed on Planning Commission Agendas.
PROPERTY INFORMATION:
Site Address: ,3�?S ��¢�m�j ,�p� , �,�o A�fl
Property Identificat�on Number (P1N): �p _ //-� _ Z� _ ��_ Qp��
(Attach legal description to application if not included on the survey.) �
Date Property Acquired (month/year): r oY ❑ Yes, l own the adjacent parce(s.
Present use of property: � Residential ❑ O�ner
Zoning District: ,�„� -�� , .
�,
APPLICANT INFORMATION: (Complete legal na-as and n-�arita[status required for each interested party)
�ame: ����'i?�/�'� C,o � � m
Phone (home): � � Phone {worK): ����g_d p f
Address:,_1�f� �./LwA�y $'71L�-T- �,tf �
Email: ��yCo,�.Hfl�n�-� y/S� �r Fax: '7l� � -�7�— �3o�
.
OWNER (NFORMATfON: (Complete legal names a-d marital status required far eacF� interested party)
Name: c �.
Phone (home): Phone (work}: _ �,! 7/�
Address: ������,�,t/ , D,L�o�b
Email: l••t 1 -rc.�-� �to �� ���r s i c o n.� Fax: �
DESCRfPTfON �F REQUEST: � Estimated Project Cost: $
Describe tf�e reqcaest in dEtai( (attach additional �heets if necessary}:
D A�D D '3 � STAc.� -,� GA-�2,F�G.E
-- L�J �C�A-Y�. IeE7�C./-�GE I��O� �N L,c,!/VDO /�! �""ZcJ 12dOF Ta
I`� '-� C=T T<}-��'7Q.. �ll�7,[J I.�1[n!D o u1 c -r�D l�' T 1 �-.�
_ � L-'�ctsr��c c��cnr.�- rc 7 Fr. � RFt3ur�c� D�z� �oSrS
� PuSH Oc� K►7C1-Ec.'r! t.cJA-L�.- � -'
�? r,= � !�!o � : . -- _ ,
; , ;:..
Al�L D G-1QA-�/�l� To 2EM R t N -�-�-1 E 5/-�M� _ ��,L
.... _ . ..
I )N�� (�SCI STl/�!G- Ol/�2.�-f'/�N� I
.............___. _ :
i
I
� _
��. �
1 _
. � I
�
�
. �°�
o . o
� �� � �� G�� �
, �g�'Esxo4�
City of 4rono
Pre-Application MeetEng Form
(This form is to be campleted by a City Planner during your pre-application meeting."'}
Sfreet Address: Mailing Address: � For O�ce Use Only:
2750 Kefley Parkway P.O. Box 66 City Planner: �j�f 1L�
Orano, MN 55356 Crystal Bay, MN 55323-0066 Meeting DatelTime: 1Z�"l•l'J���l,+' /'_'7�F��P�'
PC Date: `}f1�1. /b1�l. 't•�z�
Main: 952-249-460D - --
Fax: 952-249-4616
Whaf is the purpase of a pre-applicafion meeting?
Pre-application meetings aid the applicant in preparing a complete proposa�, inform them of the
procedures and requirements of the city code, and identify poficies or regu(ations that create
opportunities or problems for the propasal.
PROPERTY [NFORMATION:
Site Address: �'75 �_ „��p
Property Identification Number (PIN): �� , 1�7- 2_� — l��2��
Zoning District: �-/� Size of Property: ����� `��_ y�� _ � ,�� ,�,� �,
� �j �����
DESCRIPTiON OF REQUEST:
�Average Setbacic ❑ Side Yard Setback ❑ Rear Yard Setback ❑ Front Yard Setback
�Hardcover ❑ Lot Coverage ❑ Lot Area ❑ �ot Width
❑ �ther: /U Q7r,_� � .���J�: �` I�/C�.���
Applicant's , HARDSHIP: Applicant has received the Hardship Documentation Form,
Initials: understands it as it has been explained to them, and is aware that it must
be completed and submitted in conjunction with their formal variance
application. �
OTHER INFORMATION:
*Please note: Yaur variance application will NOT be accepted without a pre-appfication
meeting during which this form will be comple ed by City staff.
Applicant Signature: _,, Date: /�7 - .�p._�
:�:,��7 �1�� r:'� ; �
�- ' ,
�
ti£ F, - � , : �-
� �; ;f
. �' 1� : L ,. ,.,�� .�:� ; . -
,. . '
. ,�� � .. � � .
Y.I "' ��+.T✓.{'.���L vjn L -i� v'w�T',;�L�i.
... �l': .
t ' '
���. . ;. .,:- ,. :: ...� 'r, ` . . , -,� : . ....:, '�r. �. , �:-:
EXHIBIT B
� Page 1 of 3 .
� � HARDSHIP DOCUMENTATION FORM �
This form is a required submittal for ALL variance applications. 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 Statue Section 394.27, Subdivision 7 requires that a hardship be
demonstrated in order for a variance to be granted. The hardship must be unique to the
property as variances run with the land and not the land owner. •Personal and economic
situations are nof considered valid hardships. In order for an application to be heard by
the Planning Commission and City Council a hardship having merit must be
demonstrated.
HOW DO I PROVE A HARDSHIP?
This form has 12 points outlining the basis City staff uses to determine if a hardship
exists and how the variance will affect the surrounding community. To prove a hardship,
address all the relevant points listed below and answer them as clearly as possible.
Since you are requesting the code exception, you have the burden of proving that the
variance is justified. The information the City receives is what is used in determining a
denial or approval recommendation. If you leave something out it will not be considered.
Please address each of these hardship criteria as they re(ate to the request (some may
not apply): �
1. "The property in question cannot be put to a reasonable use if used under
conditions allowed by the official controls."
2. "The plight of the (andowner is due to circumstances unique to his property not
created by the landowner.°
'i'`6-!t S !3 A `.A�2G.G C-nT t�t.1 LJPP�'n- l��-A�KL T
AJ�G.N�gDA�I-Eco�j �f�S rc1A'cEi�2 �vC—"T'— Br4GlL
D� 2 S/D 1�3 _ l.Jd-htc�f S�tJ�''�-�"�7�-i /_��1?5 l�YO �
/�(�l t�D A�3 C,l:. �#��.
3. "The variance, if granted, will not.alter the essential character of the locality."
!-Ft�U5 E r�J 6�c, ! �.P�o J�' . uJ ac.0 N�r't'` .�}r-�=-Ez-'T
d�1�GN/3 DR-S oFZ !�K E'S![?E
.
� 4. '�Economic considerstions alone shall not constitute an undue hardship if
reasonable use for the property exists under the teRns of the Zoning Chapter."
::� =,r ,. ;' :,1'_-:,j? ...;.;F;�:��
i��F . . ' '::7 �,t
` _ ... ' i• f't ,'��:�;�T,
�J . � f;�
e� �l` ._._... :.,.,., r:..' '�<::r,��'"�
Page 3 of 3
. 12. "The granting of such variance will not merely serve as a convenience to the
� applicant, but is necessary to alleviate demonstrable hardship or difficulty."
:�
Hardship Statement
Should you feel the hardship cannot fully be described in the above,criteria, describe the
unique hardship, practical difficulty or unusual property conditions preventing compliance
with Zoning Ordinance requirements in the following lines (attach additional sheets if
necessary): '
�"�'Gf G� �� E l S ��.D l�1 itJ�� D� �2 E7�i�/G2 ��D
/-�oD�L� ti1 G , ,�,�,,avs�' �;C .�Fa9�P�' O� U?T" A-a�a �
Q�Z.R�TLO.0 5N/P �'� �L�" ��1.E�_./�c�/c-bA-/3L� ��� �
i 5 v�� ��� c�.�-c v.�2� � a c r ���� . �
�/�?�ti�o,�e�N� ��s�s A�� 5�x���a n �a -r.�r.s J�o�s� ;_ .
�o��c,..✓G-- �voU�.� �va-r ,�2y'3cf�r ��v dUCJ�/3rJi�a��t.JG .
�eT cdou�-D ����✓�- �tov5�' t�� 'T"o i�A.¢-y `5 5�.c1D,421� S_
z o vE72 H P�h!G t s �A�G-r I`t G- «��ti1,�vur s L�-,���•.l G. 2vv�'
_��lL=��S RL=�[.R c-��!'� �. 5'T2uC.-T�2� a�.�1-r�-C c 42� Tr.c�r S z�'r��
G.,t�tz) ovT-o F- 7AT� c���N G � cJ�.t D�"2 �-t"D, ff �T.,.
�L�. R�'P�/�S O1�! [}}K�T.�I Z�(_ �pt,,Lr J� LTN/N "TF-F�=
�s r c. 5�T�3Ac..c< � �t-N� i2�n c.�r 2c- � vd4-2 r n-n1 n�—�
(Z��s c� 4 �o� l-F�-i G G-1 T ,3 y Lf r'T ���� ,4�c�-w
�-b� �-�,�2.G-� Ti2.0 ss� P-wD F c�L� l�'�r G-c.� < <.�J �tir c�v-z.�l'S
� G-�}K� G�ui2V�`� A-2[�c1l�1 D Lo7 G2e�J T/�.lG � 7� r'T;
S l D�' SC 7" �.�C . 6� /o D F ,!3-t�'' L[�'T' l 5 CIiU'G3 u t r�D�4-�C�
M`1 �I 2E5 Ti2�C�TS !�-L�' Tc� �L T'1--4-L-J 5Q UR-2C I�pT/�..�
Ot— A-i� N�7�-�i-►4�,�t �.Z�,�5 /4��.�y ,a v;
� ��(2F7J �� G�1-2�9-G-L 5'tA���. 'Tb �3E Lc�cs4 TCZ'> o,�/
� N 5!G,�� O� �U l(-�! /�C�,. "�,. `• /�G o T [N S�'T'-d3,4�G�
-._, �
�4�eex� 5 , �F��T's �a�z�c��--r�. o�!�y , �-���`S cu o
��A-c-� To PA�2lc o� Z"U�LU /-�2vc�nJ'J (=�/2.. ��2..
3_`� �J-t��cr-T- D2i vL�YZ. ,
S j��3 c2� -r� 3crr�� ov�t2.�-a-�v�- v�F K!TGH�I CW G Z7-1
�
�J o 4=p UN A�4 T�o �I) � 'a r�- �'LL.=Ut'�r i���1�3"S ?�o �2e��1 A-�r�l
TF-F� 5l1-�LE; N��-tl tt-DtJcTiv.N r5 U�rae�2 ExtsrinlG. ov�i2�-E-�G _ �
m5 � � -'--- -• -' --- • • '-- '.k�� �
� o
�$°e
�€�`o y y� m LL a��p b
m o � Y CS m
• mo�O y �L ; 4 N Q IL�yLLM $�p G �
t q�� m �9 N a W Frct��m� �T� •
�- �°1� n �m c K w N�N p t�i m�oB
��� � «� � .� �� a �'N�� ��z� �' '
=PEmam o g m 5 9 = �� O O " Zyort' a'm'�my :
' "$��ti ° gm o m a 3`_'c F" oQ�3o� �mm� -
� _` �z2� Q �E °'f L � <u e ,qj�o wjh `t`o �
��.995 � 'y^$T c � � SCa � Q �tQ'Ja�-d,�0
�_ m a:� W� a m�m � 3 ° '°$ � �Y
o c �rd m �m m � m 5
3m= mm �� _o a a rc E�
a3s � ¢ � � o �
.6� N 0 OI`sN V j �9`d �- m O E� J
� �` O W 5�y WZ S �V C �. � � �� IL K
�-' �� tx= m Om ra�Sm� LL �e `CjJ N Q
W W� �e= `pa W� ea� a 9 S 11YY > m
O > gm 6 �0 r �k N � £ N^� � 22� U li� Y IJL
� V °m �'° h° 3°3. '� .6 E "'g' 0 �' W LL U c
d � �cm mm �A cmm � m ��p 0(J0 Y�n r�in > Y �+yy�p N
LL �2 jr C�U �y m x� rD � 0 t��l°t�� OO lol � �Q�M � m N�M � ���
� � � m a S � ;m m � o O m m`o �� 3� m � F N
v�a_�. a� �c t y w m�A Z,• 41 O S O LL Q d.Q K lyj W f�i<.=
O �� Z w W �� '� a S °e o m Ctn�t7 wLL OLLp O �° a vl ��e H ^��
F- m 3 � (� �p r� m J 0 �y O �II W W = � �W W O N W W
� '�m p O =C O a uC m p L' � 6 �� O ri C7 U' I'J O >UQ' O ^>CQ7
V �� W � ��m O Q ' 01� � OO � � � �U ��� Z��� H O cII (�j CW o G11 UK
fO �c r ^�mc� Um Qm� Q N� � c �K v�N� N�CH > y ul W�> � WK�QO
0 -°� Z �m m u� �vE ei m°v vi fcU N V1 V Qa o�� W��U W O Q�U � ¢SU
� —` �1 .
i ,� �'
i �� �
.��� ' ��'��1
' `IJ SI f
aYq�'�,oo� � �/ „I '/ �,
���tip,� , T% : >W� ` N:�
.�.� j g� �
� '
1 �"�4 �/ ° �:;�
` \ -� ��,,�'s'l t,/�giti�� $ `�� � ' Q
/ � �t. . I ' N1' ii .�' �� � �, �
�� , 4r r
`. / '.. � r1� �.% S� I� �~ �f
� r'� �;�;'Y --�°r;,.��--+-��'=4 �� � �
/ , o.; ::: t� q�,.: � '�
�aQ��:'� i� �L'= ' � �
ll , '�•/ "��,, K(':; fu J � 'V
' ' "'Y. �,r..} � i„ '_;t.
t. T .1':
/ ��,_r/ :� � �I�^•„�' �";'v +; �• - � � �
_.._,�� !, �
.�� 8 �N.��`�a '��� 1,
� O �a.: "i' �` � ' faf
/ `Qi�l j�,.`: P f i S�� ii.i ��WQ� I i��$� � �
F � "'��?"?' d° �` o � � �
����; �.�; � ��� ;�� l R8� � ` � �
� �� �-- `� � � ti�i I � 1 j Q''i
� z 4 ` �:��^, �f:,� .��..; � � Q
\ _;" �c ^u/ � � � . : �:��, _,�ot ,� C�
� „ ,'., ry:-,� .'' ' �
" � � �
�,.� -� ,: � e��i�:�� �---'a'"i '''� 1;. n.+o°°�i
.. 3%' ���� ' g.02� .
.r "---%,� '� " �5 N.
:, ' `�� ,ti°��'30wW r�-9 /
�k�� ,, ��noo ``t?N �;il!Il�iin��; �
oyA ryd� ��°..r+� `; '� �1
2a �'�' '� � °� p) �� �$ I � /
��, � . ,� ��— x� /
�, , <� �
�' �p � f
� / � /
� � �� � ,
. /
�
� _ � � � . �
j _ v '
O � f � N � . ) � , ,
� � a m a 5 � � 'm�' . i\�� %I.'�� . � . �
m � $ 'a 3 � \/ I u
g ^- a � � � a i . . . '%/\,\' . � �
�q � � d d � „ � a `r� n�� • ---- , � F a
�EC�I5-20�4 10 :21 �M Kathffr )ri• Taylor�� Hamfs 76`3 473 3�I4 i �� ��
^ i EXHIBIT D . i � ��
! � i ' Ei��ALCULA710N W4�tK�M�E'7'; � � .
; °S�TBACK�ON�, {CIR�L�qNR) a` . 7!!•��' '�Q�04' �OQ•10i�0' � ,
, "�x��#No w�ao�v��,� oH , ;'.,,. ,:. ,��. , i i
` �:� ••�
' A. H�u�e '' x . � •,�� �,t}�, • , �,,cr,.'� i .F. �
. n9th; • r . ��* . •'�'� .��.'f�• s. ; � � '
. . � x Q � ! .�
, X � .
� , . � � ,
F. ►
� .B, Cd�f#ga ! x • = �; � ' .F
.
, •C. Dc1ve+�ray - ' - k ' ` ._,.,.��_..1....�.�, .
� � X = .; - - k �.F.
� ;�J, Sidewglk k = � � I .F
� ,
! . -- --- x ° ' ' .�, '
� �. Patiali7ack � X . -._,_ a ; ,�,�,�� II .F� ' .
' -- �— --. X � j ��.F. �
_._. . ._ `
.
; �' L�ndscap� _ -- _�_ __ _ x ' _ ! �
. �
• • F '
, - , .
U�d�rl�In ' �c r� ' � �q F
, �y Piastic � x � - ; � � �,�.
; . , . , �
; ' G. F�et�fnin9 ----.. ' ° � �.�- } �.�', �
� � 1M�Il� ' ' x � � � I .
• • . , . , i � ;
� H. Qther --�- �-- x = ; � � �,F. '
� , �
' TOTA�HAF�DC�V�R IN Zf3tJ� • � � S.F. A
! ' �'QTI��PROPERTY AR�A iN ZONE� - ! : ; �. 8
� A . ��. � A 3Z.'.�.�� x 1�DO W : � .�.�" ��,�� .gb .
� � � • � i �
. . , , .
: � �„�Q�OS6 HARDCC?!��tN ZQj�j ,,, , . :
� . ; � � :�
' A. HoU Bs ' _ x � +� � ' �,F. .
� � l.en ,— Widtl+ . , ;I .
x � � � �
� . - -_.; -- . ; - � �...=.8,�. .
i . x � � ��F�
i . �. �`72f'�4Q8 ` X � ' . . j i ����. •
. • i , • i �
' C. I�ftveway . . x a � � ' '�.�. �
,...;__
, ' x '� i - —� � -.���, •
• , � .
. ; • �
' D. Sidawatk ' X ■ • � �,F.
. � x G ; ; . �
. —___.,;.,_ �
. � , �
, � ; ,
' E. Patia��ack „�,�,,,__ x � i , ;��, ;
: ; ' � , X . � .F.
. • ,
� F, L31nd8G�d�te ' x ' _ . i �.�, '
Underfaln x � � � ; •�,�. ..
� By Pi�stic x . � ' �-� ,:.�3��F.
, Q. Ratalrtl�t� ' X = ' ` j .F. '
i Waitg . ' � f � ,
� �
: H. Cythat __ �_�. x � ' � �.F.
' T07AL NARE7COVER iN�ONE ' ,
; ,
` ' �.F. A
. TOTAk.pl�pPEi�7Y AR�A IN Z�N� � _,�, ! S.F, B
. ' �q + 9 x ian * °�6
. ,
, ; � , �
. . . , �
zd wdsv:zi �0�z si '•�aQ ' ! ! '
b0T09Lt�ZS6: 'ON XH� : ���
EXHIBIT E
• S I f-n�I•1 L 9 �1�11��� /�Y6�ueo1�L 11SCS N14'OPDOI�O NfNY71M1/JLLLC ��C
RIRhIV'.b]LVtl0115'AdM1Y3�\YWL9114td11t1[ ��m 5����pi� �� �m -
. c..d�+.�w! /�7i'�\ �i ��.���$ZQ K"�uw�
� S.L J 3.L I H J N V �`�` �,�J SAIOEI,�'A$'T
531YIJOSSV P7NIlNYS'AaVJIJ `�
Y
9 �� ��� ��
e
� � � y � � � �� ki
e �
T R
�
��
4'e
er
I
s � �
�° ��` B
�� ��
e
�i � �
�� °� �
D
�
o ,
,
,
� ,� �
, �� ��
` ;g � t
,
�` �� '� ��
,
,
�� +
�--� � � 9
II
-I= B� �� ��
II � II �
°� 4 I i ��
� ' � � ��
-�_ ❑ �' � �
�� !
54 � ¢ f
I
h � • �
f i 4 5 f
EXHIBIT F
�
.,,�.a.,.,�,
��� .��� ���
nirc.�o�Y�3��a�rns•r:an.anv,�niavixa'iKrc ��°m�$i ��'u °Ny
�� a�xacIISax xoszo � ,�„C
� S1J3YIHJHtl � ""'-�0"'a � ,�S�T �TM T•m ,T ��*� �**,�,�7� V
531Y1�055� Y3NIJ.I:VS'AQN:1J y�� icaj`I�JW�l�7l�Q"�����'�10a�`����r
�a
I�
I ��
I
I 3
� ^
68 I �
I
I
I
I
I
I „
� ii E
I �� �
R�—i ��
��
1 �� �� 9�
� ��
I " �
��
I "
� �
� �a
e �@ � ��
� � �
� � �
��
�`�
;��Y�, �.!: _
- ak tk"-� �'0 . � . . � -
,u ,...� . . � ,. ".;: ; . . .. � .
�
x
� . . - . . ������¢���� 84
�*'q,
� � ��� ,a K� .
� ^�_ �
�`�� ,. � . � . . �.'�z . ��� .
t�!
. . i r` .. , . .. .
P �:
C`1���'� , � �/FA _ . ... ..
•'�) � 4." . . . � � . _ '
.��'6 {
� i
4 �. / . , . ,,, . s
�t �.t� . � JL ...
!�E �:.�"t �{ ' � .
� �'s � ' � � t . . . . . . ..
- . .. � . . . F� � , ,_ . �
.
� ,.-..";. . .
._ ?
�5�: .. ' ' . "
+f;?.�� � ' . �
a�_r.
�
, .. . �� . r _.
. k. ,.:-; t :.,Y�:,�� . i' . . . . . . . . . . .
f
�s � � � � �� � �
� .�� ' ;''
F� '"� 3�* ��. ` � .
� "`.. i�-�C�3 ��1 � .
i p
�'� � r' �'" y. '�^`�`��' <° ;t i�� � � '
. . ' + ; . .: ' ; r
�� , � .-. . ., j c. . , �� _ .. . _
f rf�
� 5.,- - r . .... .
_ .. . � .. � ,._��.
sk ,�.� 5si �� _ �' . J ' .. _ .',�..y�^a'-��e ; s
'����^���.'�" � - t
��`, � r ��r �.�.. �7d' . .
; ' •t.
i Y�!����`�-�K'S F[ . � ! �� . . . , '
£� ¢ r. „
d'. fj� �s ��- .A � . > �' � :
�b� '",y.,K • . '_� '�r
#.�F .*
'�t - 'P�Y�}�t �:��' � '� . I k'�.
. � y
��� \�� .. .. �k T-n.•a+ M+.,t -��t
6
r / �
1 i�cWA ,
! � f� f��' �ra�, � �
B"�'E . ��� � _ � .. � " � `"r.:�
� i ,
3� _ � , J : . . � .
-, .�, .-: . � i •" .: . ', . . �� , ... :.
i
�
: I
p
� : zt'' �.' �: . . - _. �
�,
, '� a f+ .�.s , , . . . ._ . _.;. . . �. °e^p.
�
�
.; .� '� ,..., , ..
,x_ �
�v
% . � .„t�.��.
�� � . 4�: � �. .. .. r ^ � '„
"r � .. -.;'�aA '��34.
�: t t .( � � � � � � . �.�. � :�. �Y � .
�"'� ��3 � �,i ,. � - . . .. . . �„ .��t.�p.� ""'`�..
1`t i� r 4 �.r t � ..� y r . �M . �
k. M...
��� Ix���� �' . � . ..t , � ,� � ��
����(`�����'dY�� f . . . . n�k 7:��.. �.�` . '"'Ht;:
r.
r�rt � � J $� it 'a t �'i!# :i �r "
��r'ir � '�,� ��� .� . . . . x i ?n .,�� h� �r
« �k
.
..'� ,� �a�i � . � _. ��, w �n �. ,,S� y : "�4,r t
�
'�-' ry �`��� � � c '�F,b, �
. '� ��,�� �� . ,u�,+s P tV! y.�tu. r vr-w�.,� }�,�_�
f . . a} . �s�.:.L tl
���t � � ' . f��- � h� �" .�R�
r'� i�a` - �, ! ", a � *f "'""� � ,`
. � ��x . , � r �w �°x*,-a g�W'a fi ' -; i i..
� r' � �� � � �;. ' �� � 'M .<-�i�rf,Ay . "��'R'^�.;
�:g ;
i�,4 . �. � L ��t:� �� �ia. �a-+a w tx.:n.
J -�y�. � ... ,. .�� � .�� �e
r
� � � � Y o�� ' ` �' f tiw '�' �
��f� 3 �� 9 ���,4' 1 ' , 1 ' } h'�4 W � 'b 1 � } y.
R�.,� �Y,�:i9 y'.1rr�,,v�d�!� � . � . ;fs7a sbn=,_ ,�.. �- .
`#`l -; � S�_: ��yr� . .. �, � �-Aa^s ,�, . ;z i . � � %p�.
��'��r5�a sd"Y��.,. a� 7 � : . > ��� � n � '�'� �� �`3�� fi. ,��a�.
..��
_a f .�-�-t,� c . �. �F�: v,�F tw'c'� '��.., �.
,...� . q . , i � r . F M " :- � . .. Y�dt
�' k' �f�',t�-'� - I� 4�, �`�, .q '��. �d., : �:,
y..�`�"i'9 j 4�E }"��. S% *�4 � �d.' ��� ,
�l ( �j '�:' yo .'�.$ 4 '� `, 5F
�� ��!"dlk.
� Y
- ��. '§r t 4_�"s r �a. �y..y. �n m'?� �d�'� �5 h`��J:R ta'��� ,4..
h ' g �. .. �:_ ... �'��re�h f <.� `: ,�.��� ,,�� .� I'
'�� .; �. - r ,�'�' . � �, y�- �`�"sr "'�'s�a d �:��, y�, �� ;
�.s.q u . � x� H 4 � y �' �x�Fiy :� ''�-y�' "�k; 3`
� 5�"• t �16 tT tiq49 �{� 4,dy � � ��°�"..
(( {��� . . ' fi i+µ n; .,� ^..
..,� � , i , ,,. .
,,. ' � � u�'. x '". ' a
�
. . �' .�'> '.. ... �: :11�{ �i.!. . ..� .i. '��.� ... . . ....,.�4�Y.e, .. ...x. ^'Ya \w�• �..,. �� �,
. EXHIBIT H
ADJACENT PROPERTY OWNERS' ACKNOWLEDGEMENT FORM . .
• I we // / �� /7 .� C'i/ v�- �of 3 o"�.Co "J Cc9..rrnc�.� �C .���;.;:.:: .
( )
, [print name(s)] [print address] . � � . . �. -
have reviewed the plans for the proposed improvement or proposed use of the property located
at 3a.�5 C�:erw�a,�, 12cG � also referred to as Land Use Application No.
1 (we) understand that in executing this acknowledgement, I (we) am (are) not asked to
declare approval or disapproval of the property or use but merely to confirm for the City Council
that I (we) am (are) aware of the improvement plans and that the proposed neighbor's project or .
use requires Council approval.
� i��i'��i�/ � a�//�
Property Owner Date
Property Owner Date � .
*******************************,�*�*,�*�****�,�.******�****«*****�************�***************,�**,►**�,.*.*
I (we) a,v'r lV� �154���Y' of 3 z �S�J �rrna.� ��ct ,
[p int name(s)] [print address]
have reviewed the pians for the proposed improvement or proposed use of the property located
at 3 a75 C.�,�wr.ar� �c�, also referred to as Land Use Application No.
I (we) understand that in executing this acknawledgement, I (we) am (are) not asked to
dec(are approval or disapproval of the property or use but merely 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 Council approval.
;/ �i,r G���_ � a/ �
P operty C} ner Date
Property Owner Date
If you have any information that may assist the City in the review of this Land Use
Application, please submit your comments to the Building & Zoning Office at least 10 days
prior to the scheduled meeting date. ' .
� r F�� �r� - ' ..
�'r��' � ,��.�; 4:1 ,_ �'1,97.. :�i�,.,1D'rj
EXHIBIT I
,�
c� .
�
�
��
�
° � � h �.
� �
x � ���
z o
i o ^, ccl ^' � ?�C � � �
O
`� � 3 � ¢ � '�.
_ ❑ m � xo '^ � � � wA "' � mu � �
oZ ;ao � z oz ¢ 3 � z g > c� v m � � -
� ¢ x � o z � � ¢ x o z � y Q � � � z
r, � 0 � � dc� r, � oda ¢ x �, Jx � z O
= �-' U x `� � � � w "' � � � ', 7� � X � (W-�
.. � u, '� � ¢ � .. � 3a Q ; � � � p � � ¢ �
� � � � � � � N � � � � � N � aa o � AH 4`"^w
0o N � N X oo N �r N X oo �O �+ �+ �+ � � y
1"�1 M L1 � � M W t+l Rl E" E" M L�-� M N G G � G
� �
a � �' aG � �' �' � � H
� G� Q u�.i 0 Q d ri� A a z uu A U � � �"
E.W. � � 7- Q Q � ?� Q py. ?- Q UWp¢,, W
v� a cu a � a tr� � t� a tr� a u� Q � W �
� � 3 � d� � � � � °� � � � A �.
Oa O F- z a. O F z a O F- Z � � v��..,
� � 5 �
� Qzw
Wo �
o� � H � w
� F
za u�a � ��y � Q A
F"W u�.l � < Q � �n a+ � � W
r� � � �n �n N
w W ,�
W .. q p .� v ,'^„ C� E-� W
p..0 � �n r� �n � w OU
O�' o � � � p v�i „i q '3 �d 0 � � ¢ Z Z �j O �7 p
��„PF�+ oo � aL W � z o PL l�il C�c.l � Z o � OG � � W O �" Q
F'a � Q °� ai z � v a x � Z � '�' a, � o Q � � W
j� N � w � � O N � Q ¢ � O ry (iJ � � �p � V (�
O a, � d „Na a, � Q � `-j � a, � ae w w `o ¢ � 7 a A
U oU u� � V ., oc� 00 � a a Q � O � N � � W a
z �v ,,, z �" ,,, v N ,,, � � �, � N a � �- m �. v' � 3
� � x F• �3a
O�. oo e��I N O N x co N N X o0 00 `� F O � O
w rn M -� c^ W . c� c� .� .� rn W c+i � � U [L U p.� �-y
z � L� � xi
x A � w A A � w � Q � w o � � F �
aw a � Q � a � ¢ w a � � � oo
a � d � o°C � Q � a � d �
a O F- z a O F Z a. O F- Z
�
�
�
� z
0
� � o � �
a
o W N � w � � � � � Q � � � A �
o � � cn z o �Z3 � w' Z o Zz r,� z
N ,� � � � C�" ry � O � LY' N a It�, L�i�, d OL .
� -a W � ...1 � � � p � � � � � Z z � � �y .a .r�
� � � 7� '� � � xx aa c, W W ¢ � �`5E!� c '
� O � p�,,, � � U N � U U vUi U N C '� .z C V 6y°T�"'fj` �, --
� M N � CJ N W M M .G � M W M O O O M W '.�4 .3:"A . � 1 1 � 't'�. .
F�_}� � , > �,,i�r .. �. � �..s'.✓t'�
W W W w � :. kV 9�"�:.' '.+�-�
d � � �W � � � � A •:r� � y A
� � � ''Y� 6 � Zy. � d ,¢ � � A
¢
. a' � � ,Q � - a � � � a � .a �
aO, H Z _, , aO E-� Z ; . F,. Z
i EXHIBIT J
- - � Hennepin County
Taxpayer Services Department
- 6 �
(26) o -� 20 �,, �4� N I
6ti ° I
'�'�� I
��999 � �
7 ,>� I
90 ,� 5 �o I
6 ��1� 12 •u��' �
(�7) ^O � I
2 ���� � �
�25� �y°`6�'� � '`tih °� 8 'oo �
1,�� �� Q, � r ) ^
���� � CAR N ^ , �
3 �
9 ��s ��y � �g� (7)
\,��( �' �9y6 ,} =--- 6-��--- Ss?? .
p� w� �o, .96s F
� �
e PARK ^°' � �� `a-- ',
'�'6) ^ �� ,, .
�o .�s , ,
�, ,
S1 �s -���43.4 b, �
a5°' ._ .- 5 � „
��' �� � � 4
g :-...._. ���� �+,; ''
^g� g �`S � ,� l�'� � ,, ;,
��J�� g� , �', --�j r'�?� 20 �'`" ' � 1
,��03� ; 74.54 •� �S o', '�
�x, .9p 8 . co M ,
� , � : �`
`��x� ' �99 ( t�) � � � o o� �
� 4
s600 �
SsF' - _s (93) � s ���, , �
�2 ;' ,Q
� � ;,-_:>4ps,�o� � � , tis ;
�?5� - - - �O VE ��g6�s� ;*o� �
�------ 222 ,
=40� --- _ _ �,�.
S84°30E'-------------• _'�,
; _
!�1^
���
�
?��o
�
�,.:
��`�
'.
��_n ('� ,
., � �s�.__
;
_I .. .�. . -�..., _. .:E:��✓ I
�
!^.�'^. :' �.d � {�''
�
}' �'' ' `� `�7 Parcel lnformation �
.;.,.. � : t
, . . , . . . ...:
...J .. `1
:;,' � . �z : '�e�'cel I D 2011723140012
� House Number 3275 :
Street.Name CARMAN RD .�.
This is not a legally_recorded map, It represents a compilation of information ..
and'data from Cify,`'Counfy,'and State roadauthorities and other sources. '
� Date Application Received: 2/18/OS 2—
Date Application Considered as Complete: 2/18/OS --
60-Day Review Period Expires:4/16/OS
TO: Chair Ralui and Orono Plaruiing Commission
Ron Moorse, City Admiiustrator
FROM: Mike Gaffron, Plamling Director��; ,
�
DATE: March 16, 2005
SUBJECT: #OS-3090 - Jeff Engler, 2760 Shadywood Road
Conditional Use Pennit to I�lstall Pennanent Dock -Public Heai-ing
Zoning District: LR-1B One Fainily Lakeshore Residential District (1 Acre)
Applicatio�a Stt�ri�rtary: Applicant requests a CUP to allow constiliction of a peni7anent piling
dock.
Stc�ff Recor�zine�zrlc�tioii: Staff reconuneuds approval.
List of Exhibits
A- Application &Letter of Request
B -Plat Map
C -LMCD Pennit Application
D -Proposed Dock Location Survey
E - Design Detail
F- Property Owners List
G-Au-photo
Pertinent Code Sections
Sectioii 78-1116(a)(8): Floodway District Conditional Uses:
"...8. All pernianent boat docks or other similar structures."
Sections 78-1117 and 78-1135 Conditional Use Standards and Review Procedures
Summary of Request
Dock&Lift,I�lc. on behalf of applicant property owner Jeff Engler has subinitted an application for
a conditional use pennit,per Code Section 78-1116 to peimit construction of a pennanent dock for
the residence at 2760 Shadywood Road. This is a location wliere only a seasonal dock has existed in
the past. The proposed dock will have space for 4 boats as allowed by the Lake Mimietonka
Coiiservation District (LMCD), aud will meet all LMCD-required setbacks.
�
Application# U ��' ���`�l v
+ Date Received '� I�' �) G� .
Amount Paid `G� 12�1�, �'
CITY OF ORONO - GENERAL LAND USE APPLICATION
PROPERTY LOCATION
Site Address 2-�1� S���y�0����� ��,btJo �rJ �.�jq� �
Type of Application to be Filed 1Je�..l� ��..� Cc�
Property Identification Number (P.I.D.) 21 II`I �2� 2`1 b0�[1 �
APPLICANT
N ame i l— �E TJ cX-1�� l-- T �c.
Phone (home) q52�y�y-"1q3� Phone(work) �i�j�-- �11-X3y3
Address y. �e(� Star� ���E���E City���►.x-��Ft��- Zip �
OWNER (if different than applicant) ,
Name�F ���.
Phone (home) Phone (work)(llao� y1�8--(�'10�
Address I Z.'(blaa 3i-►�py',,�i�� ���-- City���i.� s- .Zip "�j3"l i—
Date Property Acquired v�/o`� (month/year)
I (do) (do not) also own the adjacent parce{s of land.
FEES - CONDITIONAL USE PEFZMITS - �
�C $600.00 Residential Accessory Use .
�600.00 Institutional (church, school, etc.) - �
$600.00 Guest House/Guest Apartments
$600.00 Duplex CrediUBldg
$600.00 Commercial/.Industrial Use
$600.00 Land Alteration + Perrnit
Grading and filling - designated wetfand or floodplain
Grading and filling - 501 cu. yd. or more
Grading, seawall, retaining walls within 75' of lakeshore
PRD/PID - see Fee Schedule
$250.00 Renewal Fee (no change from original application)
X After-the-Fact Fee - Double Current Application Fee
--�p--
OTHER APPLICATIONS �
$600.00 Commercial Site Plan Review (+ consultant fees)
$600.00 Vacation
$600.00 Easement Vacation
$100.00 Easement Vacation With Subdivision
$600.00 Rezoning (PUD - refer to fee schedu{e)
$600.00 Comprehensive Plan Amendment
$100.00 Appea(s .
Other- see Fee Schedule� �
5
, � _�
� F [tY' r �
,��T` t r �q ts� �. i �, # �,
�` �'J . 3 fr ,�
3 ` f
r j 4♦
:I _�.: -:�l ,'yJ, � . �f � .
�1 r,r ��..
:- . . . _,,..r
Jeff Engler February 16, 2005
2760 Shadywood Road
Orono, MN 55391
To Whom It May Concern,
My name is Jeff Engler and my wife's name is Evie Ann Engler. After
boating on Lake Minnetonka for several years we have finally purchased a
house on the lake. We are in the process updating and remodeling the house.
In addition, we would like to have a new dock constructed.
After a lot of research we have decided that a wooden pole dock is the
perFect choice. We do not care for the industrial look of a metal dock. The
existing dock was a metal type dock which was in disrepair and needed to be
replaced. We also do not like the idea of a huge, unsightly pile of dock
equipment stacked in the yard all winter long. We notice that our neighbor has a
wood pole dock and we really like the natural look of his dock. The look and
stability of a wood dock is exactly what we want. The protected area of the lake
that our new house is located at is an ideal spot for this type of dock system.
Sincerely,
Je ��ler
/ -- °
/,�y�
v`
�, � �,�. --, �- :
� =,. `� �` i,`,. ;
��;
... �
t �.����-� ' i.�i' �
�� , � ,:: � ' ,
-�� �' w..s�:�,�' � � .�... ' � �
� � � :; Hennepin County :
={� ` �axpayer Services Departrnent
61.1 68.2 ,
63.5 D �949 h�,
10g ; R :g0 3'� �`
E ,'� 1 68 7 , �x t, ,
�2�•� f���'�� p ` ` , , ,,� ;.
�35 V r . C (39) � = PF o�4�1� � �z'�`�.,
ST ,, ,;a e �38) f t � � �-`h -: 21-117-23-24
E 6••, ��'�� '"ti�, �j� $l�lf��4� 3 ��` 21-117-23-13
, �
� ,�� ��� f�;7� ,. ; �a� r
� - e � �
:,6�� �� ,�. N88°37'W � ; � •, E'
,q 438.01 - = 190�' ,.�� .c , ��
�3�� �< ; �=-2o.3s
`\••., `'2?9 q 3p >;7 1�5. i � . _ _-20.36
'9 2� 8 i�� 104
`,cS;S, ��2;�,���� : � � :��� Y ,j';��
,
t � � `, ' �,��`
'`�Q ��� v �s�} �
� "v�,{.��. ;�.� (�n� 1 � �{i� .
�'« � ��`V' {' �d
z �� - � <� � ` � ��-
'�i�, �� , ;: ' � ��s, Q �i: � ' r?�
�Y � �• �`� � _ , � ��� ��+ �:
' �,5� �`` 'Zf�`t r` r"�. ' � iJis��6'`.
,,� �� � �� ����� ����� � ��
; ���r ` .
_ *s' � � � ,r�gR� �� �s.��
: ,,'Og A 64�
t!`�€ .,\ � � �.
(4) '�``�(2g� � �P.. ° ry°1� (40) �'� ����s � �
� ' � `
2s ��;> � �� �M ��a_, ''S.�,S� �cs �.`��`�r � a �'� �2� ; ^��..
t � � 4) � � �b� ��.�xy_
��i i t r ���:ry�> 8 F '�j ��1� �q�Q f`��� ��I'.
� �� ti ` �� � '
��E.�� � � i r 7� C '� d+� ���� � `�� �� ���,,
y°' � �,y,. Q`� �;,�: �SrE- ,f J , � 'ti / / ,
K\ .
��b, � h, _ �� �, �� : yh r3�' ' S, �34 � 3 _so-.`�
r :
� " � 9q G„ �4 _-
r �
'$ '� �` 3'� ; � `�� '� / / 32 �ro$
gQy �g � � �� ' � ,,� uF � r� <` 4s (9 .. Of � / ���� '� 31
� Ei � � _ ��� ` �- � � � ''-2
�. �ti,�g `,� '"f 7�� . �� -�59) �?$` � � � °. r�F,y� `,�,� -., \. /� / 2�
F ; `_ 8 �� � � (9� r �� � � � � � s�.s 8
, �� ��`, ��s� � = � �7 �b � �' , 4a�'� `,� � s e
�_� ,•� � ,��� �,� $ w . �.� �, � � o
, � o � °; 160� � ���� =�,�' -���1 zs4 oz �� � "
, .
, <
. ,
, ,
,
C �•� �`+� � , �R'-=�(� �
� y'� 62j6 5Q< iQtf�: �10Q__ 5�93 � 9� B :
;V ` ` "� $, ,,^ �/ ` '1'
� ��� �� SEE N�7 SEC 21 AND RECORD PLAT �¢?3 Q �`y�`' �
D '� FOR DETAlL OF ALL RLS'S ` '+ /`
�� �
'`/ �3� '�O 21-117-23-3'1 g 36 `
��-'- �r ��6�0 38
`� t� �`�` � , T� { �' ��`��Parcel"lnformation
�,, , °�:, �� `�� 3
64x� �":7 •' ��' � � �
a r� L j t_ � i ��n t _; ,; , _ " ,..'.
/ { , �;' � }; !� ��� �'�arcet 1 D: 211�723240040,'�
f� ��� 1 . . ._ `�� r ��.�
H�ouse Number 2760
�
Street Name SHAQYWQOQ RD ;
°This is not a legally recorded map,It represenf�a eomp�l�tion'of information '
`!arttl dafa froiri City Gounty;an.d State road aufiron�tes and other source$
�� ��` PERMANENT NON-MULTIPLE DOCK LICENSE APPLICATION �'
� r
� ;. Lake Minnetonka Conservation District "�`�`
:�� � 183 3 8 Minnetonka Blvd: -
' ° `��`=�'�==�� Deephaven, MN 55391 �
rt�:�;;��;���� ' Phone (952) 745-0789
.�.. �
LMCD Receipt# ��7;.�L
In accordance with Sec.2.06 of the LMCD Code,the following application for a permanent dock license shall be
completed in all respects and submitted to the District office. No person may locate,construct,instal]or maintain a
new permanent dock on the lake without first securing a license providing that no such license shall be required of
docks requiring a license under sec 2.03 of the LMCD Code.A new license is required whenever the size,type,
location,or configuration of the dock is changed. No new license is required for repair or replacement of a previously
pei�iitced dock whei•e such repair or replacement does not alter the size,type,location,or configuration of the dock.
Because t{:is form is to be copied,please use black ink or type.
The person completing this fonn is the authorized agent or property owner(circle one).
Rpplicant: �UCa;`�'� L-.(F-���I . �N C'__ L � I M �t-'r 1 l��l.��P� )
Address: y`.�J(� Jt� i_'t_1►...1� ��.1 1 i=
Cit State Zi n
Y> > P� :�s�'..�I h.1�.�1�j?� �`'� tU � ���J�-�-
Phone:�rj')_ ��`i � •• �"5��3 Fax: �ri2� `'}--� I—���pl��
Pi•operty Owner(if different from applicant): ,�`'.�' E=�.��E�
.--.7 '
Address 'L-1�GD S-ttl��`l t��'7ti� `�(��
City, State,Zip: �Q�>�v �h; ';``�j�j� �
Phone: "l(o()� �L)�•- ��(� Fax: ��lo�J� '-4�`�- �L`� 1�
Documents listed below are required; and must accompany this application:
�L,ocator Map ❑Scaled drawing of docks on abutting pr�perties
❑County Plat Map CJProposed facility site plan
�Certified Land Survey, Legal Description ❑Existing facility site plan
Absen�e of significant requested data, could result in a processing delay.
1. Ty�e of facility �Q private ()multiple dwelling
() commercial () other(explain)
2. Intended use of dock facility��q�.�i�,� � �����.��-�"i
3. Abutting property owners at the lakeshore:
North or West�IrR���E�A�,r.��.5 7�4� S�A_�`,�`c:��c�s� O��^tit��.M'�`S'S=�9�
name end address
South or East �'1� -�U' L�? �.�. �; � M �
name and address O t J
Other affected pafties
name and address FEB d Za05
1 of 2
Sy .
1 '1�
. I � �
1�
J
� � ��� � �
v �_,.,.,�. �
�-f 1 �
al 1 �
� � ��- � �
w' w � � �
�1 � �
W�
.. ORDINARY NlGH
. - +� � LA 1KWN�'f0 l��p��� --�49ATER
�•! "~-----.f,_ • , 1•. � • EE„929.4
�a-c' � '`l����r"" `' �. i� f'r ��
. 1� � .�'..�.� �r y '�` ���
�' ��� . .
l � � `` ——I06.33'.`._ ' �-'' �28.���� � i
r � / � • '
i � �
. , � } �� ,
LO7 SURVEY
� � � ��
•�G��o � suRV�r Ho.�ss �.�
� . •L4? A .� �� .
� �ORONO,MWI+ZESOTA . � , • _
75'Sa�back ' .
�� f�JEPp�! CGUNTt From O.N�W. i
�� '~"� ..,.,�, �� �.r i% ►rcc 73�
/ / � � ......""'�tta�"---
a�,� / , ~� ~�+ .
�,� f • -�'` --`_ 1 : 4r r�etoi� •
. t, 2'COMC.S01M11. ' -` �' _ MDt►=L
� a: �s � " , ' r-
� .
�b . . � .. , e � t � �
=a a � � . aa�g a"' �`` �� rraoo oeac � � . • (f
' ��4sr �• �,,,,,, ; � � .. . rrnos co��arw•
� .� , caiYSwc of�r000 cE
j ; P,�np...a t��'o-_'' � � • � cs SB,�C !
. 732.89 SF ► �
� �� /�ddtlon �, � f 9
+ �� � NOUS� � + 1' ��0°����'r •1RON MQHIlMENT
. . � i
r , �ia �.�' '' �000 o�ac ^� �� nEr.�r�►L� o iFt0�1 MaNUMEM'
� �
t ' �°J SET
: Zao�--�� � --at � ��
�r'~ � �r�c N GE o T ���� +�s '�t
.�. .9or
�� � �'` J? `le�q-t' � �'O �l � y �� 12�~�.(*. y ��YfD�00 GeCK ri
MOU� �...30�2�.�-..,,� 6 g� �
f.a' ''�j'�
� ,�, ��'� C�^y`y'_1`p�74._-�8 QO�.�-��_. �
� • � /�....�-+s"*'C`�.�� 1
d t0 �i` � •
� � b � v 1 p't .
I '�`' � a ' �� ' °� i .
LfNK �+1 ,r�ur.�Y —�
��s FENC � a �
� .,,, .--1?5 00'-� pRNEWAY EASEME�NT P£R
-''",r..-� -" ��� '�� ppCUMENT NO. 998572
� ._.
:= � DOCK & LIFT, INC. DaCK SKETCH �
Tim & Mike Latterner �
4550 Shoreline Drive Spring Park, MN 55384 Phone: 952/474-7934 or 952/47r-8343
CusComer Name Customer Address
.� / �,7 � .� � �
Customer Phone Date
� °�_°G' ° � � °'t 7� °°d/ .��9/2 �`�e �" ti�'
. .
. . .
, .
.:.. ,... ... ,..... .. . _.... . . . . .
� .
:.... .. .... ...:......:.......:........�
.. __ : ;: :
,�!' �'�
. �' :
., . , .., .. .
. ...... ... ._ .
. . �
. �' i
. ;
: : _
.. . .. . ..._. .--_ . _ _ .___ ...
.
. ;
.. ...:....... . :: . . ..: . ..: _ . � _ _.
. , ..:. . ..� .. :
.�_
: ; �
.
: �
.
.. . . . . ._._ .... ._ ,...._ ...._� . . . _
- � s
,. ... . .. ...... . .. � .
: � - �
- ; �. - � � -
: ,�..�_ .._ .. _. _.
-. . _ .... . . � .. . . .
: � _ � . ;_ , ... .. . _ _.Z�.�,:�
' ' � : ;, � . t
� ` � � : �
� , ; ' ,�s � ; ' � ,� �. � 'y�; � E .
_ .. , � .._.. ._.... .�./1�.._.�. .�, � �. �. . . � . �.►
. � r._ . � �
� � � 1 � { �
:.. _. ,. :._.. ` _ ` .. ...-..
; ; , _ ; ; .. .
: ,�
` ` e,_.� . � '
�..
o : }
.
' \� � ;—� i
.
.... . .... ,,.. .. _.. �
;
.
, ... . ,Q .. .... .. , _
.
� "�
: ; �� �
..,
;
: wG � ~ �
. P�.�;a��.` ;-
, :
.
- � ' � ,
, , .
_._._. ____ --... , .... .. :,.... ... ._ . _ . �
. . . , ,
. . ,
. . �.
..
. ; . , � � : :
- p '
:
; ! _ !
.�...,,... ...,... . .. �... �........ _ `,,.. .....-.' ... ... (
4 '
. . . . � .. ..... ' . ..,..- :.....� ��'... . �.. . . . . .._. ... ._ .... .
. . . .. � � .. . . .. � :.. �.. .. ...
. 1
.' . . :' .��� .�.-. ...:
I �
. ,
�.......... ... ..... ._ .:... _ �......�..�.... ......... .. .... .... . .
: . -' � � � : .'..� ..:� . . .: .. � ... .. .. _ ... ... .... .... ...
. ��'.. ..�... '... ' . ._.
`(� ._
: ,� . : ; : : : � ; ' : ; � '
��. .. _.- . �....
�� . . : �:. : : : . ..
• f :
a
' S�lj���OP►�; : :
;b
' , p �/ y
: .
q� � ! �
...... ...,.......� .... .. ..... ... ......� . ._.�.. �. .....-...... ... ... . ..
Y r� �r� f
. l_ �' �„� I�{ ��)
. 1 S .
... . . ........ . . .....-..,:.. ,.. ....� .... . .. . ... �- f.? ...'� cL�, _ t�s ....
�� a r _F r.
� � � � x� '1 ,. _ �7 �,.
yt� �;yi� 3 s;' ,1� L'�1!�
� � 4
°�a�.Mr�. ��-_.:m! � �:�`
� � �`°^'
a
� �
W W
� �
Q Q � � � }� W
/� w w w ¢ a a a a a w
!'7 (-• � M C7 � (� C7 Ri (.L � M � C C7 Q M Q � ¢ � � � Q M
F� ( � � U p; N Q Q � .-1 .a 0.� � � W � ° � cn cK M
o � Q '-� O � t W ¢ � O `^ f°n ¢ � � pQ '^ v° p A A A '� n � �1 '� afi v' ._. ¢ N nS A vv'i
°o � C� � O o � ¢ �L Ov"'i o z W W Oz o0 ^ ^ p o0 a � zz o Ztctm 02
� o U v� o � � � o oa oa � o x x a o � �
N � �d � � � Na. w 3 Nv, 3 � � � � � � N3 °d 'd � x MN � � � �
� °¢ app� � o � w � � Az � w � � � o NA ,W, ,W, � o N � a � -� H NW x0. � o
'"' N � oL a: �L ¢ � � � w a, N � Q A 0 � w �,y a � ^ �= F- �n
¢ v� � '" Q W W vxi O : p � O �n '-a '_' y � � rn � � vxi W Q � 0 -- � p., Q N a-
N � ..� U � V N a � w � � nl d d Q °o V N �°o cn cn � V N o„'o •, U p �„ `� d � O '^ U
Nl N CL LYi N W M M VJ � rj O e�+l M A A N W M N U U N W c�n N � � M 4 M M � E� N W
W W W W W LU
f� � a' 0.� Lx 0.�
W Q Z w A A � W L]A Q � W q A � �W A G1 � W Q A � W (Q�
Y� Q � �' Q � �' Q � ?� Q }� Q Q �^ Q
� � zw ¢ r.� awz � r.� 0. wzau� aw � u�. � wzau�. 0. zwau'�.
�' � 3 � � � 3 �d � � 3 � � � � �¢ � � 3 � � � 3 � �
O a O F- z a O (- z a O F- 2 a O [- z w O F- z w O F- z
Q
�� F
a �
z� w ¢
� }, L] W p C7 p V A
W C7 � � a r z a Z 0.w1 z � CQ1 �a °v
��" A >- � f� v�'i � ..Wa � � 'h t�i� O � � '^ v�ni �- � v`"i N v] W G ,M C] � C7 � � , '
p..E-� cO ¢ ,�d N ¢ QO z NQ � � � � � ¢ c.�7 � � aQ33 w � �°oO0G1 a �.-,,�r:: ::_.
�`� o ° c7 $ o � xx z o �Saa oz o � ,� w oz ga °as ooaaza Q � ,..
F"a c�v � cn Q 3 � N � � ;a � � N � V C7 � � N N w °� 3 � N N `a ..a �y � c�v ?� Q PL O .:1 �
�a h >�d„ � q� o � G�`' w � ..�.aj � w� � � ao � w� aa ¢ o � u� � ¢ o � QZ � 30 _
z ¢ � z
� N � � � N W N Aq .� � x � N Qq � " w �y A � ; vxi w N O C7 C7 � W N � c� � � w '
Z �n �n V Q o Q � �n Q �n Q a' �' o v, o `
W oo n � V � iC � � �' U � J m oo w U!y � X co 00 � fw-� n X o0 00 ¢�+ Q e k oo � � 5". � ��r j,' ;��
M f�l -M1�i Pi N W M M � � M 0. M M m LG N LL� Nl M fn V) N W M M G � N LTa M N F I"" �-^ Fi ��
� A � a' A A � a A A a a A Q Q oe A A � x A A � aG O _
Z W Ll Z W � Z w G1 Z � A Z L� z cra
� ,� a� ¢ Q ,� � ¢ � � �. ¢ ¢ � �. a ¢ � � ¢ ¢ � �. � _
zw ¢ r� ¢ w ¢ u� wau� zwQu� w ¢ u� wzQu� �
a 3 �¢ � a � � � a � � � � 3 �a � � � � � � 3 � �
a O E-� z a O E- z a O F z a. O F Z a O F-� Z a. O [--� Z ---
��.
� �
z � -
z ° � � _ �::
� �,
9} a x w
� � a � w � � �'��,� .F
� 7 W W ..] � � � � � � O 4Z' ,t I ���`t
W z z F SG ^ � ..,,i :
� � R,� ry M � � (-� � `^ �7 � w � M � 3 3 � M ^f � A M � 4) ..
f� � M V1 O� f/1 I�1� � 1l W M � � M F�' P+ M
tM.' O Cy � p v' `.° a A vv'i N d W "`�' � A JC W A '^ Q v� v� A v�i � pGl � Q v'�i
°o � z � Oz o° j �L �C w o° � x � °oOU ��.c�1 Oz o0 � �3 0 � 00 W � OZ
� � O W � r� N V, O O � � �N,,,, � � � N �+ a� w � � N � w w �. � N � � °� � �
� � � �'+ r� O � W � � � ¢ l� p'��, " � W � Q °a o � Q � � o � � � " 90
� � � �z, x� W a � � a�ca � ca ° _ � � � � � .. N �x � � N � �x �
8� N °o vWi �^7 °o U N g Q Q 3 Q j.�¢ w�F���y+-+y+� �r�y�yc+++ �. �� N ¢ � N U N � fs: PG ,°o U N � � ��-y � U
(�1 M N .�. .i4 (�I � M M A A �O � [+1 t+l � � � M N � O N � M N 3 3 N LU M N Ri P4 1 W
Q Q � w Q A � w AA A � µc�'�i Aq Q z W AA Q � � Q A � w Aq
� ¢ �; >" Q � y, � Q � y. ?� 6 � y. � Q ¢ o; �' Q � �; >- d
� o�G � � � � � Q � �a' � � � o�C � � � � � � � � � � �
a O (- Z a O [-• z a O [- z a, O t-� z a O F- Z a O F- z
� � ,
�
. . . . . ., � ` ����� �, .���� } �.r� �`� _
. � _ � . . . . . • � � . - - . �.� �. ' S�.a��� k�<�.
� . � . � � . - � .. ' � '�2 a� r;� �;� _ -
. . . :, � 7 -' s -
� e
� " � - . � .. . , .. , �. � '''°'^4;� �i ��,r - . .
� � ,Y���
�.
°�,.� "'G�:' �1`
�
. � . . . . .. _ .. .. . ��e'°,?.�'q�*�tg�,�,i=� . � . . . °^w -
��'�� �,�.
� # �. ; ,,.� ��`
�
�
. . -. '�4i� � w ��3 � .�.,,,��` �x -
� qa� e � � �
�.r f� �� �;
' ,.� "���t ;
s�$
,
� � � � �� �-� � '�y
. � � - . . - - � � � � - �, w ��. .. �- _ � . .
. . , _ 3�� . . � . -
.. . . . _ §� ,r .., _; , .� .
. � � � '�`�- . � . . �- - - - -
�. . � . � � � � � � - . - � � _ ,s
� � if�,yh _
Ef
. . . . . . � . . . j p � .
� `� �s �"; s:
�a,� � ��
�. ��-
. . . - .. � � . � _'nt.
. . . - � ^�` 1 i'3 �3"
. � , .. . � . � s� �� - � ��.
i
r� �;�
. . . . . '�a� .. ,w�:
. . . . � �� - ..
3 � W
. . ._ .. �„ � .
.. -�;y� y, . , ' , �'
. � -� �� ;� . . ` � '� x
� _ . ' . k�'�� M,.. :� �� -
_.
. . . . . _ . 4 -. ' ';>��'���� � , �u.y �. � �'.
� � �w�.
' �, �', -�.�� � ar r
. . ' *,t...,�� r��
'� �
. .. � . .. . . � � � " �.. - k _ ; �.:: i�
. � �... �� , -
. . �' >d���. � - �.-
. . .. . . _ ..� . . . . . _ �,�� _ �7l, .^S i� .
�,. '�'' ��`
, �- �
� �
�
> ,� � `�
. .. - . � � "�°s t*"�? fi r.t� � ;" F ! -F _ � - .
. . , --Y � .5 `g K�x '� . �
x
� �. . . � - . � �y� .
� � � �
�§�i� � 3�`�S' ,�dm� 4 1 �� y ,:�1.,� � .
h � x. � :. � 1"83' 2`� ��'t„� f y�'` �,� � ,xi���
'�v- � � dA i`�. A ' K1!-
{�'{ Ia.
- �. �F ���"' _ � �-� . . ' .
� � . i -, ? , k d ; �f� - F :. , � :
��� ' . . 3 _ �� �, �� F ., Ja. t �, R }� .
f L
��' -. Z�� � �� �p.✓��` %`�`t "`a
a f�
w
,
}�k{4.,.�e Z n�t ,. 1 'k -3� J. �� �3� �� �' ±�v
�'C� ' fi�: � `' ' f� J r . `�' '2.5 h�,4 �'..�
«� � '� ;n y� � � k 3'�x'� 4'�" - � _ '�'f � m
#.p�� ' ' ' �� � � .�� :�� *� �,'J { $ � .
� , � .. '�"�, `� �.^p�F�.�
� . . �, i X ':'a _ M1�� � Y
�� ... . � 5`� I � y, f ��
. . . �� ���7 ? � � ��' L � .
.��D'� . . . � . .
. . . .. � M1��� � � � : _ - �r ..
. � f �..3h��V i �i�� �j � .
� .
. . . � r ., ��:�� /� } �J ��' � �. Y ���j ,` � .
3
Ki �' fi 'v.: i: t ..��'�.
. . . . �.w �' �r'�W,� y� 1 � 4"F'{ .,
� . . ' y��*�:`C�} i :� 1�� 5,� ...� `� ,, �,.Y��.:
� � . ;�;,. k._ §� " {.4�i �.�I.� �� �p �. �... . . � � � �.t � -.�.
.. . ��6,,`° ����' `� � � � y � �'�4.
' t ;�4$ "y'T . z� 5� - ^'��b�y. � �a+#.rt r��� '�, c
�`�� y � � � � �
. �� . � . � - , ,� fs ru� r� � at �` � . . 1 ,;
� �£ �'� �
�; `�e� �- :�:-
� � �{{ � �� ��� ��
r � � �� � p �.
� � � � � ;��,�,.' � �� `�-�.• �` � �� �-.
� � � ,� r r �, '� �': � � � .� �,
.. . ! � �k`i��'��� i-� �f � � „�t '* -
� 't� xy :' 1 ,' �Y �L� �:_ � ! � . � ae,
.q �1�� <�'? .:� � � r�" '��' �- �'�'P � d ��
�
�d� '� �,,.�'�- "�� ^a` r ,t�� �� e�" �. �,' 'R
� � :r� � n t ��� t � �` '�.'. .. . _
,�„ - ~� 'zr'.�'y ,���`�t*�„�'t.za��.<� � - .;t� �. � . � v� r,
Date Application Received: 2/23/OS �
� . Date Applic�►tion Considered as Complete: 2/23/OS
60-Day Revie�v Period Expires:4/21/OS
TO: Chair Ralm and Orono Plaiuling Coimi�ission
Ron Moorse, City Administrator
FROM: Milce Gaffion, Plaiuung Director
DATE: March 16, 2005
SUBJECT: #OS-3096 - Ben Faus, 550 Big Island
Conditional Use Pennit to I�lstall Permanent Dock- Public Hearing
Zoning Distriet: RS —Seasonal Recreation District(5 Acre)
Applicatioii Saun►�zary: Applicant requests a CUP to allow construction of a pennanent piling
dock.
Stc�ff Recon:�fierzdatio�z: Staff recoinniends a�proval.
List of Exhibits
A- Application
B -Plat Map
C -LMCD Permit Application
D -Proposed Dock Locatioiz Sketch
E - Property Owners List
F -Airphoto
Pertinent Code Sections
Section 78-1116(a)(8): Floodway District Conditional Uses:
"...8. All permanent Uoat docks or other similar structures."
Sectioiis 78-1117 and 78-1135 Conditional Use Standards and Review Procedures
Secfiion 78-564(2)(a): Penliitted Uses: "Within auy RS seasonal recreational disirict, no land or
structures shall be used except for any one of the following uses:
(1) One-faaiiily detached dwellings used for seasonal recreational uses...
(2) One-family seasonal recreational use of land without structures, or with accessoiy
structures only, such as tent camping ar day use only. Accessory structures
pennitted oilland without a principal structure shall be limited to one or inore of
the following:
(a) Docks confoi7ning to City and LMCD code requiremeiits.
#0-3090
Marcli 16,2005 �
Page 3
Orono's concurrent jurisdiction over pei7iiaiient docks is prinlarily via the City's floodplain
regulations, which provide no signifcailt standards pertinent to the approval of permanent docks.
Both peniianent and seasonal docks fall under the zoning categoiy of accessory shuctures, so with
the exception of the RS District, one caimot liave a permanent or seasonal dock without a priilcipal
residence structure.
There are no specific Building Code construction standards for docks. The City will require that a
building peiniit be issued to docunlent the existence and construction of the pennanent dock.
The applicant has not provided a survey for the property. However, based on the plat map sketch
provided, the dock is pro�osed to Ue located where it clearly meets all setUack requirements, and a
survey of the property would not provide any infornlation relevant to this dock proposal. There are a
few older buildings on the property,wluch the assessor has valued at a total of$1,000. The property
apparently is used primarily for recreational purposes. If and when the property owner pro�oses any
new stnich�res on the land, tlie City would require that a Certificate of Survey be provided.
Staff Recommendation
Staff recoirunends approval of the conditional use peimit for consh-uction of the proposed pennanent
dock subject to the followiiig conditions:
1. The dock shall be allowed as long as it contiiiues to be pennitted by the LMCD and
DNR and is iii confoi7nity with the rules and regulations of those agencies.
2. Future replacenient or alteration of the dock will require a new conditional use pemiit
from the City of Orono.
�
� Applicatian# Q�✓�✓�%(��' ��'
Dat� Received��i�
Art�ount Paid /n�d. D�
GITY OF Oi�ONO - GEPYER�►L LAND U,�� /�PPUCATl9N
PR�PER7Y LOCATI�N
Site Address .S�.�a Bi� �5%ahd ,, �`�n v
Type of Appiication to be Filed Oe�n�ai�evc� dcc
Praperty Identification Number(P.I.D.} _ _ �a-ii�-z.�-3/-ovvi
APPLlCAfVT
Name .�er� f�S
Phone (home) �i2 . 9z�- v� ��' Phone(work)
Address ,�Rir� Vork �4-uen.��S�u�i City /�Ii�n,��Zip 5 5 yj0
OWIVER (if different than applicant) �
Name �tt,n.n.��z��- �6r-��.6I e. D��.��'L��-� , /�Y►t.- I'1d%Cc%t�r�.
Phone (home) Phone ( ork) �
Address City Zip
Date Property Acquired (month/year)
I (do) (do not) also own the adjacent parcels of land.
FEES -CONDITIOPfAL USE PERMITS -
� $600.00 Residential AcGessory Use ��' ' ���
$600.OU Institutional (church, school, etc.)
$600.00 Guest House/Guest Apartments
$600.00 Duplex GreditlBldg
$600.04 Commercia!/Industrial Use
$600.00 Land Alteration + Permit
T Grading and filling - designated wetiand or floodplain
Grading and filling - 501 cu. yd, or more
Grading, seawall, retaining walls within 75' of lakeshore
PRD/PID- see Fee Schedule
$250.00 Renewal Fee (no change from ariginaf application)
�After-the-Fact Fee - Double Current Application Fee
OTHER APPLICATIONS
_$600.00 Commercial Site Plan Review (+ consultant fees)
______$600.Q0 Vacation
$600.00 Easement Vacation
$100.00 Easement Vacation With Subdivision
$600.00 Rezoning (PUD - refer to fee schedule)
�$6q0.00 Comprehensive Plan Amendment
$100.A0 Appeals
Other- see Fee Schedule
k, � 6:..
f tr ' f � i } '� , a � , � .r
j�.::� � f'c � �
�(+`�.,-f r ti:3.w �i:� } t + 1 J "�'x�;
'`��' ��f�y 4 F: j
�y ,�.
�,��"' € i l Y �` P z / — Ir�
� �,—s�`� �" c^'' ` h�s�✓ �
.�� �
a ; = �;� , _
� � - �
�5�' '<`' r
1� I Mi
P�P �?' ;
_ y ';�� %b
B �;'� .:
�Q� ,' �2� , ,�
� ,�
�`P �'' '
��° i
: �- ;
NB4'iPE..__:'yi. � '`1k i
_ _____' 3568 4p�'*$}� BSBS. �a9 �
N7rasE,--"" " $
_--" 71tN ` N81'O6'E ���
� � 2
22-117-23-24 ', ` ;
,
,
,�R �R N OI T_ -- ' ��w e
F - "K/TCHEE S SUBD/V/S/ON OF �\ �°k� PARIOFTp
� V 8 C 12 GOVERNMENT LOTS 5 AND B ' ��` 22-117-23-13 '
� K L M N O P O . .. � �' , `
, IN SECT/ON-22�TOWNSHIP . �` � ;�� �
„ 117 RANGE 23" �`, ��,�
c �0J R � 'k., ' %'�� Q,`,
S ; S��
F �7ra���r,, �O9rL /,
r �
E �.
D � � ; O
a (B� �+� �� C� '���
�
� � ,�
111.75 159.97 �ij $�
A N 72 � ��
` �� � ` ' r
' pi6 $ �
.
z+e�(10�� � rao � . ��` . i uaszFwsr
g zso � $ e 8) ao $ . 5��. ���y � s4�
(41 J � 13039„ Q� � �1�. ~�%rv E
$ ]i5 Z 150 \ ��{ �
�$� � � N � �.`�, 1���
� Y� � � �� �
l,
� � 2 � �.. , �11 B �
2 T�0 � � �Ze R � �
.
.
VJ ye
� � �4 Y:a ���: -�����' ti'�'. �t -:
�y�� B � So sa Sp . � (v �
r x�o g � C9 iou �. ����
o (301 � � 0! � � '�.
2p5 (20J (31 V� Q� , ' -
2�5 �o ^ zz Z� �,����y*'t' �` ; �.T°`,�
za
t 1za. at � v�t1.. ^ � ��
(91 ., bb°^� S�F�sr..as . , ,r�[��� Q _ t`
10
( (I1M1 ' .. ms 'bf�e3 \J �!/ ��: ```�
f] � $� ��, � ��1-0-�0�-, � `'.� �„
y V�l
� (33) ��41 �� R � �; ''� � �
. �' � �'�h '° � s � , .� ��s�°N o
(3z� , " , rz� „ ni �5�g0���0 23�J"
.�l NDPOI TE_ -=` -<� RS O�� 1T�R' .
_ --- -- �, PLUM D'J�gG.�2.'11
- � � � � ` .��B. ,S Sv �N 8E `. �j� 22-117-23-42
22-117-23-31 "1 K.�GNE6 P�.1D �`._ ,
iora -,. ���s ``:.
l�1 ?��� :
.
�
. ,
♦ �6
♦
Y ` �
BA ,
E�N� ���,.,�,n t o,�1
s+iro ssueavrsaNOFior \'! (18J
o w�isuFiro�e�iu xJ�� . ,� (�� � 6
ATE010MISC9i9J � � b !�V .\�O
�P � �� I 10 � :. ��� V Sv P
. G 5 5 2 +
��°��, �,�, P�R�G����o��1�1�nm
� ; ��G `(.� p`� ,y`L
� ;:"� G �G �: s:u az a: az az az'
� ' S � '. a
, -. �a� ia^u „ io °
6 �
�:1. .. , �Id� ^ r� �� o e 1v
_ 6D
� `-`F- 50 EO
;����� � � �' �,�'` �-4^�
�d Xd�� � .. _ " � �ry�
.,J �l�rW,�
° ��i, �_. PERMANENT NON-MULTIPLE DOCK LICENSE APPLTCATION �
.- ..
' Lake Minnetonka Conservation District ��•
- r 18338 Minnetonka Blvd.
�-- Deephaven, MN 55391
�K .
Phone (952) 745-0789
. ___--___-___ _-_-______
LMCD Rcccipt# 1 1•% :�c�
In accordance with Scc2.00 of Yhe LMCD Codc,thc following application ibr a permancnc Dock Liccnsc shall Ue
completed in all respecLs and submitted to the District afiice. No person may locate,construcc,install or maintain a
new permanent dock oi�ihc lakc withouL firsL sccuring a liccnse providing that no such liccnse shall be rcquircd of
docks requiring a]iccnsc undcr scc 2.03 of thc LMCD Code.A new liccnse is required whenever the size,typc,
location,or configuration of the dock is changed. No new liccnse is required for repair or replacement of a previously
permilted dock where such rcpair or replacement does not alter thc size,type,location,or configuration of the dock.
l3ecause ihis form is to be copied,please use bluck ink or type.
The person completing this fonn is the authorized agent or property owner(circle one).
Applicant: /������7�fT���.�� �u�fQd�c; �.�4P��C1�/7ci
Address: .�C%J 1i�/c�� f l_uke �Sfi�at'
City, State, Zip: �c�r%S i�v,� /7�/�,� �-i�3/
Phone: %�i?- �17�- ���-,�5� Fax: >��-S�7`I�%/ Z-
Property Owner(if different from applicant): _ �it-�? ���l.tS
/✓c.��;r�yad�F��: ?�a�. yout� Ao�rt��te.���� /l�Lrni,rc�fbtls A�IN S5�{/t�
Jr�' Address_�50 BiG /s/�i��l c:�1'c;.o �/�
City, State,Zip:
Phone: i�lZ - ��'Z,�,-• G(��7? Fax:
Documents listed below are required; and must accompany this applicatiou:
❑Locator Map /�/-�= 8;5:5��=►�� ❑Scaled drawin of docks on abuttin ro erties ''�`"5����'�
g g P l� pccr,s
❑County Plat Map ❑Proposed faciiity site plan
❑Cert�ed Land Survey, Legal Description ❑Existing facility site plau R,oll:� D�ci�
Absence of significant requested data, could result in a processi�ag delay.
1.Type of facility �private ()multiple dwelling
() coirunercial () other(explain)
2. Intended use of dock facility _ i7Y�lfa fe �ilQ.T lii i���f fYlaC>�i/?r%/
3. Abutting property owners at the lakeshore:
North or West�j1Uy.�J�J.t. L.Tr�ii��a �:/D ����i I S/Oh� Dl'z n � N1 n! �v/Z- ��-.//30
namc an address
South orEast��i/��i�.i' .. �/� ��` -iy� �iCr �5/G/�� dro�c� /L91U �/Z•5�y-Z���
name and address
Other affected parties
name and address
l of 2 � �
JAh� - 7 2005
v+ �"� 7 ►;. 'O t/j u u. N p c A � �, e v�� - cc - � .
��.'N •�- ¢ � v d c 3 m`c ... o� d ro Q c `°c� o �v >- � i
poad C,LI ,:'.. n •� Q ,C . c R U ro •• > > V . � p po o �G R �
� ' ' o° � �l�+ u .�.� � a,�g c �U °'� � o a° � a, ro m ,,, d o-o <
sv���a� '=y�, > ' D Peoy MOLetIg ~= � � a�i C7 `o v A �o m� �v v o E� o V N E 3 0
� ,!.,.
\ N
� ' Y � ,'` � ^V n- Q hrom� m���Nbc3 � dXC '�YOi
� g A. � ro m o ro v x x r� w d o � �a o 0 0- -
' s W ,��-,— --'7 ��. O� mm tcuow�uuYS xx�.� �� � z a�cnu
� r N M V v7�O h w 01 O �N e'f C' u� �D t� N O+ O r
� � ��;:
'ti r I._. � N e`
� � Y6 .. �ti
> : '
� �� �+ any uaneydaap m � v
> �
;�` �I �� a peoy IIIH a�1A
a
��� � + � +:� �,. PaoN717H ou�� � ' �
r1 �/�) c
Zo m / _ �.:i 4a''�.., /�j_o �� -�� ��ir:�'a° !' �d m/ "
��� � k��-��3 � -Sd �"a �r. ro � o '
i;�y' �s�- � �,a+' _�F` D , � �
���-���°`�' �Q'�1y�C� i��.,� o° � ' 3
_ //a't,� rV
41��/ '� � �r� N \�\ ��'�'^.y„�t,. - d'' , ps� �` ° ' � a
d
� N:��°���. � ,` y��, ����\�O`p a �.�, 0�4 �----� �Q ;; �. �, ;
��� �` �./!�`. .�r s"w(_�,�;•� �n 0w fn � c
'-,�--�. � U °y -,ti i � V o�f` � .�
�'�J ,'�. /(', t �'�'� i b i7S-1 4 G I
����� �J J � o 0 0.c � ' mo � � _`n
< � � .N � � N cv C t1n� .q, 6 r O ■
�'�� ✓ ! 'b �"' b'
� / ' � � � �
� ( ,J�1�i � � `.` i � _-�
1 � i o) � � l� ---_.,. , o,, °p,d �
�, J. ��/i�\ \\ �� ,�o, _ � �
E b.� C',(�� � �t�``�" `. �`'' �" � °`° C
,
r/ �°) � \� � 1 `�~� \ a � � �t � I
J�J �'lz l�\� l ° � f�� \ �\* � m W y Ba R d �� .�
t \�� �� �j'��� � � , :�� � �
\`, bu`��~�.�t. \ , \` N o r. J- P`v*°e ^ �� f uf
U� c o t : voo�x�!r� . � � Z � d
1- � � ��m � � *;::+ 1 � y` �l('��� \ � . . .v .. a 1
\�� � ��� � \ +�.r� � .
^-�—� ��•"-�1����� 1 a + �^ (.�-�*/ ' �� �
CtJ •..o � \1f I�� : .-/ '�c•_-_� T.;�. .��. .,: � — - .. � ■ �
/ ��, t_'� \'\��I %.�� + ' -`��.\��-�.. `1'�_:� � p� � ly�M .' ; o \ f � '_— . __ ._ '..1
1 �� \ ,Y\�.�`/ � , 4� � '_�.-� f� 0 /1
��,\ \1.� '�J%'�i� 4 E c '�..._o ; o � ��'i ��Q � '�/ �cV a � �Peoy aHe� sew�sl�y� `
�` \�`��\� /� % �7/i Ov �o��� a a'\ �`=ic \4\ � „ � ��� �a �
1 ,r,` I !�'/ � � / \ �:-� � � �� N t
/ � � ^ '� • � �� '� + � � .
� ��( `� �\. J�J:� h ��� 025 :,j ��'�"°w ��� �� `'"'��� ,1�6> { ' � y``ee` � �
� i \ . •. i � �.E. , � ♦ �
l J t' � � ' y � fT ` � �-aL`t '�...,, � . �� '
m. � `�\ �`�i � +\• `� � i `Q�� � � '` �t �'.� -. ''i° �s x �,�`` Papb e
� _� . � (. _ .\\ �..�j . � `J U^�� -`.J V � (fil'�� .a.-c,� � � '� \ �dpb
� --� .. . a 1;f `_ o..e a a � � �
y .� ( �~" \ .\l� ' � :� � �'�-i� - � � ti�. i �,n .�. < ✓ 2U � ^b eqwasol,
�
� ��'��� � c�,����� ��� c�v�'� � �`� ., t�� v '^� ��,q . '�Q ' -
�' .!"_--�ti. . i\� � � ,� '` ,,�,t .��� ��'-� �. � o r •'4-7 �� �¢' r,
� �.. �� � �-� s*t�'� � �! �. � � �`\ � � �j Y � �li
� ���� 1 '/ 1 t � .-r �'4 �I(c � � �lt ���- � ��t. /l� �� `�/Ja ..
� % �� 1 ` : � � .�� . 5 a ..
( I � -.�. ��. ♦ �' s�° � �S, �,, '
._+ �� .�`\� .. i j' ��-�L-7 - . �'.�1 ^�T.�j � -`\ ` -1.' : . Y ojofj , 4p ■
�
+1 *+ � � � � .i+ �.� ,� . I �:+.{ {s}-'�-w� ���1, Cn �'e� oQ, '
: . f � + .� .. o o c o � \\ i-�.ti �.1 0
r*j �j �`-_.o ,...�< '''` cv c� c - y � �s o �-' ��.� yy� - � ��ap�
l\��: ``��` ^r-� o }� ° (.._ � --°/ �i i\. \+` �J �
�-� � ,� � �". .T ~
_ +; �� ��.,�z T !/.'� '� � .�
� �
4L t::.� `.\O =�e`:��.,' I. / ��}a�t,':+�� � '�•y �� � \ ■
L
�e . ��:i �} - � �,y', � `�` �L� o i � ,o
u ', `°'=_`.�- ;U Y , � __�.� � ��.,- ; �s � L 1 �.sAb
j :- �.�. ._ ` o,� p B
��1 . ��,,,_ u Rv` �j ���^' v�./,.__�---- t � +:� �f y C LL-= C� , o vJ
�// + � '� !':i�i 1��.'-J—�,� �. eo q � .� C ry Zh i ' 1 : J �.
/� � j , uod M o4 � t � ..� m p
o i'i_ /� / �� i% �r P tl i� W
/ � i /i-=-� •.�� f o,�r �„ ¢ '(��?�� �;Y � $ ,�t
%--: ,1� �' w�/ "'�r' _+ , _ ���* �-.;..=+�r -- r';� �. r •
O �! F ~.^f, � � N � y � ... � ,`�K9 ,-•r�, +� , ,p '. T L�.
-� �) �� :I j W �-Q� ( Y -.j j
1 . � ' L:� :
�/� `�--�Jf//� �i I �^�' �' .�� O A � ,_.- � �
��;�' i' I _'T �'� '.'. Pwtl 4pnI�D iuno�
��✓��,/j Q {�i�� �- . ._/p I �^' 4�� `'.'. �e ked �`?
�'.7/ 1� --•+� �l,� P
{- a ��/ � `,-, �f��� n1to� f�
i �o� 8." �
�1. .�,�--�'.l�'` o Ma
i r/.� _... Z �i:.�C�� ��.?� �'�J � . �_ �11 N ti 1�: bJ
�\`-•_,_� Z i � 1_±':♦ D � �����ioi{ ..:�� �: iy
•\ I O` { Q•a \` �.i 7. �'', �
�� � � ' ' '
�°� /���J ��N�/I+!'�N « � ;t . �ti-'-�,��e .- pe� �1 o L.� /'
I�/ ,, � - �a�''� �. '��A?�;°' ' u�-„ �oie ' ¢ � �^�r'
:�/� �� `�,° O yr !/��o. 1r' � yi 3� �
;]�� ���� o�, o�ii /, ��4��,i1./I � ..._uo.., ...., m ' , ��`.. p �
�+tN' I � f,i� � .. •p ' �
�c:��Q��\� a4s I T �� /1 �'t,-�, _ .��`��.���..�� - �!� , y� � ' .
m' q � _ ,) . d �
ri . / �%' �o .� i i_'\ a � Pooy eyain3
.�'--- Q ( - J/ i ...r . �/ �� �-� ;� 2 Peoy eKa��3
_� ,_ /; o ,. �i = J--,
�.���'"�� y '! 'd m` �. a ''
� '-rn ��.�i�l,1 I - � Po 7 . . � _.�� , {,; �; i ° i � y . .
� t � ,` .- 1
^.,C:/ `` o ^ .�� tv .c � � .
•,4 I 4�3° lJ , .......-� P, }�,,, Lt„� : � �m � _
o �'.I I�4 ''r+" � � �.' �/.._o_• � �, � �.; �i ��s � �
��. � � l (1� � =1- 1 !Yi-- (
� .�.� `�m '� '�y �! � \ Q� .�'C.��� lv '•W � � .. � Peod zua�o�lue�g oue� iaqMOi�g �� ?
!•--=••-�� i � �.�!/� Qa i . f �o�'`��� t
� � ' � a�� ' -' i � � m Pd (
�'",- o �
T ¢ 6 puMNpOd Caaco Q / �--- �, <*i . 9 � �T� '�\
'-
�: b F p,ve ;:i C .,� _ �`�i °o
r �Q � _ _ /.. ���7 .�.�. - Q anPO Ueay�e� ��
��..o..,.. � la� 0 � . LJ ..� ...._ �% . . .. O ''�` W � ` I.i,b.
� r . �a
� �, 5° ; G C
a
)) � u' i°n 30�N � N • .�`�`%
�p � I50 N N o�?� �
n � 29, �°n � � O �� � �
.- z z � g
``
,° 2e �o Q e o
o u' � (D NN° , `�
u� � I 0 0 �°' 6'� �
,e � "'�-�--�--�— — 418.8 `�70•
�'�^ a p 26 O,° �� � �e�'�`,
0 �°n ` 0 1;I �28) o QO Q �� LOT 4 •~ �Y�; ```.
u' 25 '^ � � � �F'::' f.�i ```.
u°> 50 50 �/ �I /�� �r i.:_. �,�. .
^„ �S l!'";` � �
� 5 80 �� - � ?� .�,
a �`' � .
' '" �22 d °(,� �� �q ��' �:;' ` `•
' 23 L �:..� ��
' M (20 (31> z4 " ��y t� : �� �_ .. `
� ;� �
o•°� Hsi° S �=- ���0�Q '�''�'V � ;' = ` 7d0
21�. �''m� r ST rE�/3Q --- ����� � ------- \` �
,p R - -�--------- ��,� �.
��' p M I,S� ) T M O (� �� • .._____- = �
m � ;a� N� °3 •K; �Q �' ```
f ^0�P W LL! � s Q '�� \
� y N CU O � � ♦ c
2 3 y�A . �2) Q ;_ `i'� �p(��p`
(33) 3a �n�, � .'. l��
7 ' ` N N � '�:.;� � \S 9�
�9 zz 21 6 0 � ° ` � ��� �
�6►0 -�b `_ 29 __' S ��%�' �� ���Q'C�O� (�• �
30 5r �� � o�j� $�. ��
� s Lso � i' ' a . Q �j�d 'Q�
d
, _,�o J ' K ... . �. �p�����9 p�� � �'�, c2�
.�'' �����, �' �'.,.. •
- , LOT 3 �O �' `��
%�,'s �.... (U �' _� �
�:� . ,�� ,
. , ., ;
: 2 ,
i
� ��� /
P�'oPaSed DocR '��' -
. � � VAC i-12-79
` �_ . . � -�•, �
� >: :�.C:,,.
y ;, :_�=�,N{3.E�-
� � -- •::,;�:,:..
_ . .:: � '' ..-.
- /� ,.:.:..,.
r��+�!�-nr, r.►....�.��n.� M � �_"y � ' STQ,i ��"�'�'':.
.n�u..h.. .ivc�n ._ti... ..v7 • `' �'.
Iry• ..� ��..� � �.....�..�
IIf�LEIJI N I IIVlCI.r .7VCVI��JM� �i j � . � -_ � �'•�'ti•
MC Ir�.N,N �i^ ►TN4'• �� w . '����,• i:\i��.
�Li.i a �.n�G i�i iw.i vi��... ' ` �;�,11+:.
�,�n�.niGii %r� ��� JSJ/ c�. i 8`, � •'.��tu..
, c g� =+�. ' �:.:�..
?, _ �:•-.
+ ;C. • � .t� �
��° � - ���' � ���'�- . : � p�
I� _ �p 3 2 ' i ; �
j:i ' , 7 6 5 ��' ' � . \� `'���'i � ,� ♦
� --- ----------------------------------- - --4 - � ---=��: ',.::S�;y_._--------------------------- - -=
---------------------•----------------------- :�---------•----------- ��' '- ,-' __ , ""j ;, .
,�_r- ,� �.
r��._ { x�.3�:�t:,<:s�;:j'�'�%" -�;_-�- � � '' �
K.i •� > �---- .i' �
� �
—PLATTED SHORE LINE
FOR OETAIL OF KATE B.PLUMMER'S
' � � SUB'D SEE RECORD PIAi
r- r� ' -
N N .
. Z Iz
O � •
. N N
.�f�.r� ��
'�`5%;c ,<+�.r r.::
.i
, I .
. � �,
cx.i �_��
v
. Q
w
J a �.
� � W v � ,1 \,
� � z � � �.
w w w
> > rn a � � Z �
o° OZ � w ° °oL100 d � E., W
Mz �- �-' ¢ v�i � 6 � �Q� F' �n Z ��
N � � � N N � ¢ � O Q,�
� � � '� z � � a w � w �
� c7r,, u, O � ... c� wu; � w AE" O
n � a � ° � `v � m W � ,�zZ �iq A F
o p�„+ o ¢ ¢ � "\
M �/1 LL I3. nl .G M h C.� C7 N � �j.Lyj \
w (il � �.,y �. ,•,.`'\
6: � � � �`�„ .) .
LIa � � � 9 A � w L] �"�
E"' Q �; � o: >" ¢ U W a fA
� � � � � � � � � ¢ � A�1
O a O [-� Z a O [- z � ��
¢ � � > �
Wz
�
o� � � � w
"-a w H
�� ¢ x W � Q A
E-�W �i m p�„ O � W
w� a�' a Q � a � � G� � Ha
�E" o � � m z °� � O� p� v' � z � A
��a ° z U U Q c�ii ° Q v � a z ��" � � �
N a W W � O � � ¢ � � � �' O W
� � ¢ ¢ W � � � �.. z p � F¢" � �
Oa vAA W c? xz ¢ �
� N � � � � z N � � Q � w � � � �
o W �y �o z�r o f, a U
� M � C.� C7 � G M Vl � V] Vl W 7�y � ^ V4
.i�' W E"� � �1-!
W
x ¢ � a ¢ ¢ � Q A �j � ww
� � � � � z 0. � .... � 00
wo �- z o. o � z
¢ a
A � A �,
zxa 3 ,�,� UU ° zxa 3M
`? zz ° � -� -� A � �? zz q �
Noo ? � �' �' > '^ Nooa �
^ ¢ `� � m z o u w � z o a `� `� m z
o � U U z � o G1 F• [- � o � U U z �
f°n "_'a' y7 Q v� ° Z c a4 H � ° oG � Q cn
� u� QQ w � N � OO NOa, N W Q ¢ r� Oa,
,n '" O l] A � Q � C� a a Q a ^ q f� C] � ¢
8 N Q � � � z�r N � � � 3 G�-7+ N a � � r G
�O O � � �p
� M M C� CJ 7 .G M V'1 0. Pn N G M M V� C7 sf �
w �1.� � w f^�..�'•� /�'�`
A Q � w Q A � w Q Q � w Q �E I',.. � �.�' . ' t��.�:
7
� ¢ � ¢ � r� w a � � w ¢ � .R� , -�.;�x:
oa, 3 Q � or� � Q � o��' � � � r`' �..-..,,;�,1:-` ,_.,s �� i•�
a. O E- z a O [- z a. O F-� z 4 `�'
���`.�' r+ �z4�G -v�t ,.�?.�*,-,s.,• � $ ;rtT+ � d -. . . ,F;. . ,a,� . .
`��g�,� �,��a j� `'� � �- .�� � `'� `�� ��; � ���,�` �� ��;: F�� ,� "r'� � � ��� � ,; ���µ;F;,`
_s�3 t- �r _ C �`�.;:�-f,�`+�� i��� 9�,,.. .z�',!t..� i h" ��.;�..���< '�� `S, � � 'i' � �?.� .H 'C�a�� } t g . �f �a'_,.�.,:9..J
., � F} ����� t
� s� ros�.,�-� ��"�.. �� �$;:ra� xc ��,�`-� �r.��a°�'^ ,�-x� #w �?i,, ��rj�; °'e E�','4��fu,_.. x,� ��rr_��. ��
3r 'e�. �.� � 4 .t� �i. ��+ ..�r�z�'- - ,r �3��a, -+'g ✓ m9��`�,;����� .itrsa.e"�}€� ,9+ �'�"i=_ �,�q: , �,�w,,.
�,.r,ds:'�i�''�' t�` C '� r��t�edr'��'°+�z ?�' ������i�� �%�`' R7� ��,^�.'� ����� �-�.�.`�f � r .r„�z :�."�r-
„c°.� � .,,, ��''.�-d ���.�.�a.l'"y��yw« �J�: r'L.',ty'x.y 3��.��,y.�.s �a��z'��.'�`t�g.:��°'�� 3�� `'���"ys.�-�'��Y �, � .5a,��.: s�.a
}�w�, Sft'�F �.- �. 'r-! . : •.� ,.�.lF� �Y' JG .(7 �'f �' vf� �.'Te 3
��+x:'��� -`�'°�'� :W � �� ���� t� �� P,��-�;°''��a-n ���� �.. �'�,?�,#.r�"�a::�f� ..,��� �� *�3"�; �`��,^.�`*� .�,�,�y�r :
�� x - � � r ,a��'�t' i ...� s'`f" �k r�.y y. . n,�i,y�' xr r 'G P,��. r�tg'`. y� - s�
� ; y ' > f .� �� �.�t�',s* ,..y � :.: �,�4�f�� ..�,�':�; ��a� ,y� S�'� '�' k�G f s�'mu. .� j
s� �� h r,� "� �� .£ �4° ° 9 $� V -��' � 'i ..L{��y� y' r�f��� �=�'F` �d,� -
��+.y 1 1' $ �, . x F � �. �� f �' .d� xa. ..�"��,a€ � y c ,F+z � -s.�' L�''�� r�v{s'.
a �� k���` a ?�� ��-.. "�. �<Y _ ��-,. �.i'arm��r".='d ��' ,�'" �! yFR A�+S 7vJ.d� ��' 'n'�c�
,x "� r �� �',�;f��' �,.,s' .. �°�� 3`i �-���,� � � � .,"�, i� s?''���s§a -i ,.3,�� x�r � �
r ��.��c��, i 1� _ �'��','` A,� : .s�'s �t�' j .�� :.'F �.�3� �a z. a!�k' '�`1,�`".'�<� ,'e`�r��#��,� $�£,� T ,;°�`r-'` °,y '?t_ "��'e,�i��� ,r��X'v�
„x d � �::-a x���t�» a3 i' �: �' r,���'`g'�� ��� -.3,-„ �i-��a,�F;�� T,����',�`,�Y;rs-� �r'���,���Z �s��,,�i1��i`v�S'-.r� �.�i'�;,
# } � �� � �¢� ��
- � �' T F } �•# �.' y d ek� � 7'c � p+!� _ �`�t 5� f° ..;`�# a�-a'_'F, `� � T
p.:: :.3 .y ..�x �. � c` ,..T..:..✓ '���� r � �� � �.c �^�� ��„ .;.�^"`.�rs' r �� � . �.a,.a�,s�-,'.�.�'�r' -�1'°�;�,
'u�Y :'R� ".T � 5� .. �N' FY�c� L�. t'-.t, S� 5£�,�'�DT4 A� � Fr
,�''4 . ^E' . � mf . '.-+�- vl. i,�1,�-0E �` d 4 c Y E r �" 1 ° � `����"'r4 3
,a:"p n '� -�:�� . �A �s� �� � '�abka,'� �� a+ �,`�.. � f.t�' ,$+.--'�.-n�, �,�5,�7���� � F�+�� �� s Q:s^4, ^'_
-�-,^" �-- '�4..� r'R p� � .a �, yi�p��;- v� ���'�` �" �'t r�' �'�t�' ��'N,�`�,r�, u� -�4i�'�. ��..�y� - =f .e�
yS.� �'� '�#P' �% �1� r ��§w Y >� .,.� ���s:'i ���;ta � .r� a � f`n f .-�.� � ss t�y�,� y Y��4�.4. ..���.��'�dx . s..� t�..,'.;� `� r����;id '��, '^'s
� �� x ��t� �f +' a �,��rw,`�� h��� ' ,� ec � � r{%�, ,�`,}��y3���,�-�`:T'�ra�'� ���` a�'��x � 3' � �`�
J,-�^° r ��I✓ 2 h'+� � r �3r�s �4�� .
i+' e-' { i� ?f. ��'k'� d��� ��L� f��.�#1 �'k- �.:('$� �� 6 �. t
� �, � -x* �f � F ce'�a�t s ��c f��� s.. �`r;�, R�,�..,: „ uYi�'� "e�'�'s�,g� d3 xa� � ��-�t���r��ry��'��i7�,'f F33 ��S�,,y` t_;�r' a'° ���.'SvM�s"5 �
5 e,, ; .. 3 ,�_TI �cr��?.? ��� F} r# ..g vz,j 3'f rg:� ���»m'°�,��°� - s�.'' '"�`
1��.� ��,.,� E- 7 ... ;_"N d'�� h �F ���,s��������'�' � � G4�'xi����4 � �'�} fiit'�rV� � fl ' .°e
�� � � F ��`;r�z �` t ��" � �..}��_•e5�v.., s 6 �.Yi� �� � . � �7a�s- � '"�r�..;, �a5'8�m..;a H ` ° -
� � ,r c �;t l �.��k * .� 7 _�' .,�,s' i.,� .�.�-'.
r , h s� ..{-1 �'�:�. Fg,,�#�,i•r ���,-r '$'���„�,�"'-� r 3 � ���� �q"' a_�; a n ' �,'�'��' �,I�� .,����.+� : r r ✓ ." `*�k�"`�� `F'
'',�� � �.1 �' �A� Y c" - �`5 �S. �s �i �.i �'�F�}�,'�sr�e r�z g' �� � + r' ,�"- � ? �' � a� M� .
�'a �„ _ ��i k'"' - �3--� �',r r�,s ... k sr r �h .�.,�,� w'�y,K -. �.�� 3 �.� y� �,- s��'� :�y��� � �,ya $�^y x:... y",,� k '�"','.
`� r r ,�r� � * �,�t a .� ,�' �f` �,� �-�,% ,�*�,r � ��'�'��'� '�a� �r�+ �" e$"'� �r``�+� � ,�'sr , .
��: a� ' .� � j �_, � t t � 1 �° rt� , j s:
r . ,, �:. � rF.. 4 .'t n 3 �-�r �t { . .' �' �.,,r� ,y' n �"x!� �. �'i` 3�✓.,a 's r a.ns.. -���s z-�� y � �r
F
,} ;� 9 �- r°^'3'�. ,"��z"�'ii J r '"s .s?. a* �t <rr� �' � a> y � � ,+'.. d. .ti. : f -t+`Sy�' .�:'. �' � �5 a.1�r�-63 . .y. �
��m �L.:
€_''�f +. .-���K _;�?�t"�'����,�r;.":a � g� ``� ,�'.a�''1' 4 'a,.:,a� �` .,�°��''..r's�;'` ��� �����2- ��.s'� � .�r�' �"��w,.��� ��t�-:a�k� Pa�_,5„� *<'.::�
� a � , ?e 3.- �r���MS r�' S.�" .�� P"��'^ � � � -k� �
-� �, y°Fr�,,�k'��,�?,. i � :�' �'''r� .r�s s° � � i r -�iw� ��'� 3 ��"e' ,� �. a ...^�c,.� �� y � i':
'�r �r ,�� ��>. .. F�y. :s "� ,.m° `x ° s� r n�rx�'� f � .,�T �a� � � . +� �'� 3 � � ,,F ,� r '; r{ `
,r .�'r " ,�, i�-- ;� �,a`'-' �,,.,� �P`'��ys� � .iB�"�s�✓� '�`'x`4'wo '*���� � �....�� a r�a�'c x-" , �r��,...,. , s .����'m'�,�.`�.�,�i"�'�'';;e''i� ��` �
,.�, � :� �'��;�s�` s�i�t',�v�'�,�, � g.,��'', .�.��¢�� �';3' ,�' ���v,.�`�. �&a�`y�., � �!✓ '�� r ��s�',�'-.�� ��.��;
�� � � f „n s� � +Z,"9�n .-�M i`� �F $ ., r+'
>, +d -� �,�� � v �-, '�`��,yy " ��r�$���ry � t'� �"�s�ax..., _�2{`` ,;� ��''�+ �.�m -�,�.y� � ���Y �.; t� 3� F
�'..Y � `A. � "S y/' 8 �y� � t�`�$� � Y` .3+ � ��$� .±����`.� �.�-`.���r�" � �� 4���''"r''�x 3 r:._��� "
y� ,i� '�i.9 �,.. � ,�a�l -�`M1�yv,�, �= �'��; +, a-:�;h.�_ ` 'g ; w+r:r .�r xq r � �+ �q �:
�f� �����-n,�` � F�'f�y � �a §, � m�' �r3" .; Nb v f'.-��� . -fF ��rE s� §� ,-a .
� �� � '' � '£ '�� �a..,�.� ��,, � �-f- �`4 �- '?��� '+'�.��; r``s�k�fi �,'� '�'�1J�",����r�'���Y" ,.'itl"
�Y> '�r
y. p e . �
E 4 �r � �
°'r��j ���, { �5 �� ��`�� r._ �� 6 .+���' � ���� �'oN" � _ §"�j _ � '�J'"€�,��-r�a ,,e �
r�'��,} a� ` � '� r� F�B 5"'�r . 5d'�� �v �._°$i`�; J� ` �'j� . >r .�-',�� ,�'��3 �v�F.t c �.�a Y..
4?i y� f' �� Y' i{ ..i� �,. . ,���y„',�� 7. � ,�4 � 'f% �� _� k� �.tss 1'P':?�
{� � � k �.�,9
w�r?`1-� ���q�G ��p���`i� ��'",�'y. „? ,,�` € ,; ,y p't��` �:�. e' � `t��� 4��l :,z y ��..
,�++�.��� r- S"a ,��'+3' -�y'W e`� aF a �" i y �e, utz�w ' '
�.r� A �� r r �r� f f�,�" ,C'9 x� :s �y ��� � ' B �"'> x - 1 ,� "
�3 1 x z- �i� ari�.����� t t �'r��� - � v .
� �r.x�^ �� �. a ��r� x r t��7 i� ^a�- a� -„i'� A.. � a .:
} `'�i.
�,,�5� -� ri� �'�,l ...,�s' f��t �3;s • " '��� l�� ,•�� � .' ��.�^ ;
✓' a&- /�� r� �s A pu � � T � .;.r
� ��j� � " � : ,tr���j�,��,��"� � "`r� f`��s;.�*�e�,� 1 �:r✓+ tt t. { £ � ,� -� �, �. '�Y.,
�,� {. t �c t .: � t Z`r .
f '�� �.s.t�' � ��z.� t � .: �'�� �� t ::� 4 � � _
��=� � . �;� '.. � � � x.�'�'� . F .�i r�s J � � ff �'^' .�- u3 k 1.
ae;�= i�.� "�"� '.� i� ,:, ...�. ,�.� atr a� 34 I� ' -,� f ;,e .�y, ,at � �°.
..����. ti�.� � ��' iw �.'.�y` sz��. j ?��t,A , � � � �
�. . �.. � .r.. a. �� .�''�z,r F �� d' � ?�-�t •,� �> �r�i �,� -��Z r k �fk r,
��
t � �r.� ./ t�-�'�s�,4 �'.f��F� T�T.a� .���a�p���h'��l` y �� �'.�
. . P� .. �- �r� �' af �` a`n�+ �,�+_ vFr�-'�� "
"�� �., � }��-e��`r °J i s��„, ,�`�`�,x` Y a- � ���i��,s;.
. � ��;"vti��5�� �� ,�r,��''- .� r � � �F9.���� E,3t rI- 1 �,;, '��`�i;i�E'�
� � ct AB,�'t3 �� r ;! r^ .r.2�/ �,F �-
� - . tu�- 8' "� 3� � - Y{> ,^k.
i� '�`��z�,, 1' � a' ' �`'3`r ^ � � _ �'�v�" "�.�
. . ' rc3�j. � e, 3t � � �r.: ;
.. . . � �_ '�; �k... ��,�'3`.`.. �:;'�'� ��'� k ,� ��s�, i' . � .�",�,.;: 7;
- . .i: A ': �� a931J �'J fj °�J"f J.� t,�"
a3} >> �
. §'.szta� x ?', `o - � � -= Y -
.. A . ar '� L'� t:.` � �d3 „C' �`:.
. �, -. � �i " E�. R t������
. - :. '�l r -.
„} iY .� -/i�: �i5�96� e ,$�_166�.r
� � p �'� �. r a `'ti°f �_ �,4.r � • 3���Y`,y,t
,Z� _ k ' 9 � �
�. .
. . � � : � � _. %' £. ��{ y���� � L
.. . .. � �. '�3+'�,'�`°i � t, �-e� : I�� yCY�F�m y�- � ��f y,��r� `i a
Z
' �9 x' +1 J'R � �35 t, .:�..af `��'e.
� +• Yfi f�� 6 �y� �f'NF- � �?,:..
. . y��� ��G f ��`S � ,�; �� ..
�,� ` . ,z'�y4l"E � e v°3 f. s� a s C � �r ��` �a�
�.. ��Y .�°� ,� � �� � �'A� s�'` �' 's �c 3
. . 'f�'�^at� f,�..: � f° �.��,��l�..r,�,s ra __,"`sr��,� -fi e �, e t�ys�;
��� ���` . n. ���z � rr� � �`�s�;�htz�yi���s Y �1*r � ` � �t�aY��S..
� -. , 8 .F`3��5.�,�§r �"` -�J 7 . �f` 't �.f� h' F�
�� "r�# t` a
� . . . �"��"'=yt�e t� :: �.,�' F xsis:- � ,.k-. $. r : •.
+" -� �SY`^``rs�`�,.�-!' - nF s:.r' .-„ N" =w _ - �, :
. . k`+.,� �7 .z�T � F � r � ygt 3� ,� ��r s,�� l : "r+;
.. _ . . �� .• _. '+_. 'F�"3 f�. F ' :' dl` '' <� T� -Y 2.
. - ,,s =b F a t � f.,� r . p�,. ,ra_.r k:� -_ �� ,
" . p#` �-.�4.�� '� : -�T'Y � ��� .�, �` -�
G
.�y�,�°��, r�'���� r' � � s+�r � �� �s° ��'� 1,���� x. �'�� 4 �f '
.. - �r�t:.n,�'S�tz4'"��� r �.:.y � - r� M r`; �f �: � -� �-+ c .G � �:
.t' �,�i,��,`� ��s?,^nS'� >a � , :.� t � ,i { " °1 ��-S . 's .
. §'''„�S�-'& ��w�s�t h.'"`d �.n "' F � r.��' '�� .;� x �.i� a�. � rn_ �5 ,��w�s.'
. � ;�.��`�a*Pd°f<'s7�y �^ � ,� '4 u,� f<'�r e � y�.�"r�a R ,,�-.�- :��nsF 2 t
y-,y. _6 S�n r 3�%.1��� rs� ��.,,�@f�^»'�' �.5��.._
� � � ���v �. y'�{s"�, �, x . : r� 4 s�#'.[ ve r� 3-../��'f.�^a��',a �.h x
.�1 � �, rd�'�F��»�a �, .�,,, y ,�_ s�� � _ �w^� ., �,dl�;.�yy��y. �,�a. �'�` ��
y��h �R a�",��'S`°+�'�3 'n {,� `�' � �. r; F+'�T } �6 g�f <���"�,�t
.. t �F �`,r�i q . �«`�l' f _ a .r; X-.+.£7.✓ JS �«� sY„, �7�
�`{�'`e,� j�' ��fi t+����. 3'r+�kq� ��;��t fi d x y ���� ��
- � '��p� �,�.,�'-�d"'j& �";�8�,�`,� �,ks ^t,�.�'��� �. > � �� ��"��� '� x ,� '
��c�`< w �r '`��C�� '� '�a,��"�i�-� �'' -u���' �^F °''1.-',�
. " �. . �.C�-,,�aiY`�r� �?x°'�s.�nk�.c.�3��'tff.,sy'�a', x-'�'u4g"`�`,.K �x`�'h���^�.7
rmrEt p t.�. ��f � �r.+` t � (� � � r - .
�' �K:�"ri��7"��t 5 � t�� �����kr�Y4�5��:+� + ��`-�
. � � s '��tt4� -�r �
. , �
a:- �
��t t �
,r�. -
.. . � i-. � - � . ' . .
�. R kjl�`�� .
. .,V. `,+`„ . � . . . . . .
#04-3010
March 21,2005 �
Page 1 of 4 ______
` Date Applic�tion Received: 4-21-04
Date Application Considered as Complete: 6-9-04
60-D1,y Review Period Expires: 8-5-04 extended to 10-7-04 extended to 12-6-0�1 extended to 2-4-OS
extended to 4-5-OS
To: Chair Ralm and Platuling Conunission MemUers
Ron Moorse, City Administrator
From: Janice Guiidl�ch, City Plamier�
Date: March 17, 2005
Subject: #04-3010, Theodore L. Capra, 3534 Ivy Place
-Hardcover Variance
-Public Hearing
-----------------------------------------------------------------------------------
Zoning District: LR— 1 C, One Fainily Lakeshore Residential District ('/z acre min.)
Lot Area: 0.50 acres (21,926 s.f.)
Lot Width: 104 feet � Shoreline; 101 feet @ 75' Setback
Application Saii�ux�cry: Applicant requests the following ui arder to remodel the existing
struct�ire and to add an attached garage and nnid room:
l. Hardcover variance to permit 32.5°/a hardcover within the 75'-250' zone where
25% is nornlally allowed and 49.5% currently exists.
2. Hardcover variance to permit 4.4% hardcover within the 0-75' zone where 0% is
noimally allowed and 4.4% curreiltly exists.
Staff Recona»ze�adatioiz: The following staff reconimendatioii is two-fold depending on
whether the application is reviewed as an addition/remodel or a rebuild:
lA. Approval of a hardcover variance for the 75'-250' zone stipulating additional
hardcover renlovals as shown ou Exhibit F and engineer confirniation that the
existing foundation is sufficient to support the proposed improvements.
2A. Deival of a hardcover variance to pennit 4.4% hardcover, as shown, within the
0-75' zone. The applicant should be required to remove the lakeside shed and
small wall, the retaining wall aloilg the southei�i property line and the stone path
(tlie hardcover labeled as "rock wall" in hardcover calculations is not considered
hardcover btit rather rip-rap and will be pei7ilitted to remain). The applicant
may choose to keep the existing stoile patli between coiitours 944 and the lake
as a means for lake access. An alternative stairway or other access (between the
944 contours and lake) may be approved at the tinle of building pei7liit.
1B. Should the Plamung Connnission find that the level of work proposed constitutes
review as a rebuild rather than an addition/remodel, staff would reconuliend that
no hardcover variance Ue granted for the 75'-250' zone.
2B. Should the Plamling Conunission find that the level of work proposed constitutes
review as a rebuild rather than an addition/reinodel, siaff would maintain the
existing reconuilendation noted iii 2A aUove for the 0-75' variance request,
#04-3010
March 21,2005
Page 3 of 4
� I�� past applications the Plaiuling Conmiission has made a distinction between an
additioi�/remodel verses a rebuild based on how much of the existing stntcture would
remain, with 50%typically the tlueshold. When a project is deenled an additioi�/remodel,
the Plamiing Conunission and Council expects no increases in hardcover, however when
the site is grossly over the allowed hardcover allowances, decreases in hardcover are
expected. When the project is deenled a rebuild, the applicant is expected to meet all
existing Zoning Ordinance requirements regardless of existing site characteristics. This
distinction between addition/remodel and rebuild must be made basecl on the new plans
submitted by the applicant. Staff will provide recommendltion for both scenarios.
Revised Hardcover Calculations
(Items in bold/itr�lics re resent the current roposal)
Hardcover Total Are1 iu Allowed Existing Proposed
Zone Zone H�rdcover Hardcover Hardcover
345 s.f.
0 s.f 320 s.f. (4.4%)
0—75 7,767 s.f. (0%) �4%� lst&2nd
Proposal:
0 s.f. (0%)
4,608 s.f.
(32.S%)
2"d Proposal:
75 —250 14,159 s.f. 3,540 s.f. 7,032 s.f. 4,306 s.f.
(25%) (49%) (30%)
ls`Proposal:
4,676 s.f.
(32.86%)
Revised Structural Coverage
(Iteins in bold/italics re resent the cui-rent proposal)
Total Lot Area Total Structural Coverage
21,926 s.f. (0.50 acres) Allowed: 3,289 s.f. (15%)
Existing: 1,584 s.f. (7.2%)
Revise�l Proposal: 2,634 s.f. (12%)
2na ploposal: 3,128 s.f. (14.3%)
ls�Proposal: 3,208 s.f. (14.6%)
Hardship
Based on the revised application and how previous renovation projects have �Ueen
reviewed, there may be a hardship to warraiit � hardcover variance only if the applicant is
given credit for the 3,588 s.f. of gravel located within the 75'-250' zone. This gravel was
added without pei7niis and not suUject to atry review process, as is the case for most
driveway hardcover in the City. If this gravel were taken out of the hardcover
calculations, the property would be conforn�ing iii tl�e 75'-250' zone at 24%. With the
proposed additioi�/remodel, the applicant is requesting that this gravel area be tradable for
. . . . . . . . . . . . ... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... . . . . . ... . . . . .
: �� o
• �� D N N r
. �p I Z �P A m . g8 m
: ; uwo �a�� �sifpe x �
z � � ��a� �
: � � $�$ z
� m ( � o � �------
• � t0 Oi m � � �.---'
� m� o ��n �����...�. _ .__-----��7 d '�a r
N D Y.
• �m a r� N O C�l..a1a�-e ;p -
�o o �c •eaaeaaaerr O
: � � .� Zp N� �� aaaaaa �a n ~ _
. o � ° � ',O �N� �I+1` , _ €g€� ��sR�€ O '� ,!
. 4'�� �p m_ K�,..,�;.---``.c"� � ����� � � D ° '
. o
, � , _
: � � . ..�.e=�. ,, ,r.,, � ��� � �
. ,.g..r-.�-°; ` 7 a �� � ,, p�� � � . ��
: �"' � � ,�'•:;i� ' ; ,��� ,, .,..,, �, � �
•.
., , ,�..p
4 ,..s--.....�. --------- £:+ �.een�6 --i = ` {� �1
,,,.,:••;;-- --, •veeeenvees O °
: � — T �� ,...iv���""'.. 6 �'� � ���� a a. a a a a�a� m N � � o :
� _ � �
: � ' -- -' 1 � 1 D .. �
a� �. � 'p � p '.:�.�.
— _ •�] �...�. ;,q.� � °Y$'� Z (n � .TM- `� � �
r �p, � ti o
; U) �� �£'06 � ! �_ g�'�"y '�'�, °� � ��� u, � � -�----1Gd ----'---
• � �-'_-___- ' �� a � < � �� '� _.
� z ,ys6 � Z « � . m 171 0 ���t
: � ;, " � ` ' � � � � o � �, _.
. C� 1 ; j W ` / � � ro�
, . ,
: � �, � ; , ; � �; �."��
. � � � ; � �--� �
� .� � ,
� '� � ,
: ��'; — *�';1 � riil ; - - - --
' ; 1� S i `CCr�- -
� � y0
• � � o � �y�[8
�} i
' N °'��"~� " a � � �'�, ,� �.°s_ '� �g s• �N N I�
; oNm 6 . _ ag� �' ;� - �$N �xy4
: ��Z� `y4 Q f A�9O � :
N � � ... � �2� 4 , _
� e, •
: ^ � ��� c�k� _ �`�. b � v �e
r
: ;�' ^ ��Z u '�'� �`1' �, �' °"'�
: r �, ��� o, - �;; �; � ���
.�y � � � ON i� W � ��n
; � rY \ $�°- 'Sqr � �rid�Ani i AESCaols-z �s � 3 �o
: C � �'i t�ii� � 3 9N�9NLLSIX3 �o+i � �g�
: � 17� `a .. i ��2
♦! � .�.�'� . $• ' ��� ��� \
� r � �
�`
O �� _ ,. �.�'.. . ,� N
� "� � 11� N "-s,-sy "`.������,� , ''___� .d�'b � � N
: O q _ ..__...__ {------- � \
m ; �. o � � o �a
�!y �t• • •---�. _.}'i�'�;���_. �„_, i o
: F� � ��a� �� "'..� , .�6 ` �� �'�
: � � � ^ p� �� I � � �
�
• �� "' � C : _.�
. � ' ,��� 1 �
. � i� a
. � 1 k i
. � � p, � ;!
• /� '~ `�� � ��V F'+'� � 111 ' 1 i
VI � 1
,� `{`o� 'G o;_ , �;
: :p � �_, � � 1� �'
. i � _-'-"- �r _ -'--' ,•
M� __a____ O � ,y
O1� o
m o '_"�=--- --a+o----= �''
: � � _ " —_�� `"�
� x„ � o ,�,;�_ ------ -
• Q '�� '' ' 0 3.� ,..�--7«�"-=-'*�-src � ;
; � �l '� 1; � _ _�-&9��--. ,,�,►�„r�� ,`►f'. j 1' ;;
. � � �k�
: 1 I ',�
: � 1' —��---�_—�-- _-_—_ aoNn�,ri.a,wiu___s.�___�-----_�_---,--_ �
• `n -----_"-'___-------'..------`._____ � � "7
: =_-_ �� � � � � � � 7
: � "� S X
: � � 8 ��� I � �
: � O � � � �
: � o � � x �
. � -�
� w�y m
' � yi � N
: � � D � o
v
.. .. o Z Z
; � �
� 3 N " $
: Z .0 cn m
--� au $�{� gow an� v� o°o° ;w �t o
. �� �� [Z S O K O� �� � O O ] 5 O ]Y
r�y /� Na 3� °rv.°. °°o r° o.o. ° 4Q ��
' yi �l N� �a '�j-�tl .�°�.�• t7io �L �R �V
: W m � � �� o�m �e �� �o �° 4 �_ . � e
; t0 aa a ;�v � i� ;� g �, q o m
, "''' 0 3 &.9 Y °°� � � '
, QR O�'G O� yS NQni N Ya �
� S
. 3 � �r �O 3� w�u a' �x �
i 4 � $� n$ a�.�;�o.,i��D�S�taP9 .�� 'n
. /r� �^ R �O$ a On CP4S�•� >U h��N^ m
a ��a �
°p s�o_. .e �� ,�'D ou��� . 5
� o� ° �� ��"�` �a'°. .�^��+r� t°rr Ln
o °° � a3 ��m. ,mQ' �'`"' ..,. =^" �
. '1 0 o v° 4��q d�y ri�N � Z� ... °,.�,r �
�s ° d 'S � ''�.y"`�� .�.�e' �:� .,w. 4+aS .o
w
a� 0 9 �+n3�° "� �y� '`F 5� � i>^'" ��, y
� m O N O � O -yi O O A� 0 � I • $o � �g� o w..1O�� y � �a t p.P° '"� z
. � /� �D -� -' � D-t Z Z y ! &� � �5,� d,.�-TP.� w '�a �,� „a,* .;,� ,0'3"�,. K,� �
' A Y♦ r O � O r m � � �t y m � � 9 p �io �° 3�...�p, S� �'y-�°4 °�
�y Q5� g ,�' e. `� 9
. 2N I/ � tNi� � o � > r� 5 N z �, �1 �`myfv � ino °p ° 8&$ „° �q �u S'�? v' "�.'r ex�ryr �
C O � r o m x > y R 3 e z� �� T x> ,/ ..J �, 4,�
� Q` o o - O�l � v � � ��[� w f f � � Yn Z � o n �o .i +�� r,Ri- �. ,� �... �
Z D �wr � n O n C �7 CZ'7 �-1 QgS C � m Q 2 � a o � ��Q z P�r u (�„ �,.6 �C,� O
� � m� V!'� OC Z Oc � T t/� �f�� v�> � r � m hl � � m �� �c �s rs a �' e�." Y��tl ��S] �,?13 .�'r� _1�i
, 09 �y �1 m A1 Z � u ZQ o m ^ o a wa� .�9:: �;, �c •ea
' 3 f0 D 'A +1 � D � � ��(� i=f1iJ X = 171 $p o s oy �i ep s�ry,�.0.q� a,M�.a q M''�� � -'�..2:' o
� Y!/ p A U1 HS�{ � � H O-"g pY? YC�}4•r'�%�i6.° aN �a.E..
: 4 m�� `il Z D ,Ty N F' 1 L (C( 3' �, v�� a �r f�;,v�,rsu„k��,+ TM: ,n y\'�.� c
. O m U1� „� � > l^�� ��Af . I I L� 'ge cmi �<_ ^ .°- 4`f�.��� '`',J s"S~F, c
. g A. � � �{ yQ O 4 n v o�c � 3� 4��k• ��''^,^y'� �
: siZ�Z � O p M M 1 Y tl N M �1c�+1 f�Si� ���� I t � n� '�, 0�4 s c� S�,�i1�R����'31�� � g
• ,�N�2tn d) � w � 'o#i w u♦' °N' =v-1 �FJ � � $ �7 o � �`� 3 n�9 � �"� rs o
; �C�ID {n !� � g p�o + �' Oo a �� ° g � Z [�" � s(! o �'-aa °� ... - �
��O Z � x D O O O O D D �� m D r� �.� � �� � a�� n� �N � '
� °
: ���CC n . . . . . �
' '�Oc�n� rO � � � � � � � � -'c � � �r� � r� & d�'� g �� � �
' �3�Z� � � �i � f� � � 0-°^3 r��• ~g r o
. � A/ri y � 0 7 � z�s° v o ° �
� � �
Ai�-� i.r n!'� �t � o o g o o � a e
• m D '�,� ° �^o�a N z o ^
. � W� I�.ynl n ��e w � �a
. -�1 �'�1 ! n 0
N ��
� ^
� LI
EXHIBIT B
0-- 5 FOOT ZON EXISTI G 75-250 FOOT ZONE EXISTING
TOTAL BUIL�INGS = 53 SQ. F7, TOTAL BUILOINGS = 1,531 SQ. FT.
CONCRETE � 0 SQ. FT. CONCRETE = 1,043 SQ. FT.
i STONE PATH = 255 SQ. FT. STONE PATH � 33 SQ. FT.
TOTAL LANDSCAPE ' - 0 SQ. FT. TOTAI LANDSCAPE = 623 SQ. FT.
ROCK WALL s 606 SQ. FT. ROCK WAIL � 0 SQ. FT.
CONCRETE WALLS = 37 SQ. FT. CONCRETE WALIS @ 0 SQ. FT.
; BITUMINOUS � 0 SQ. FT. BITUMINOUS � 189 SQ. FT.
GRAVEL AREA � 0 SQ, FT. GRAVEL AREA � 3,588 SQ. FT.
T�TAL HARD COVER AREA � 951 SQ. FT. TOTAL HARD COVER AREA � 7,007 SQ. FT.
0' TO 75' ZONE AREA • 7,767 SQ. FT. 75' TO 2505' ZONE AREA =14,159 SQ. FT.
TOTA� HARD COVER ON LOT � t12.2 7G TOTAL HARD COVER ON LOT � t49.5 Y
PROPOSED HARD COVER AREAS
TOTAL BUILDINGS = 2634 SQ. FT.
CONCRETE , , = 548 � SQ. FT.,
STONE PATH = 33 SQ. FT.
TOTAL LANDSCAPE = 114 SQ. FT.
PROPOSED BITUMINOUS = 1281 SQ. FT.
TOTAL HARD COVER AREA = 4,608 SQ. FT.
75' TO 250' ZONE AREA = 14,159 SQ. FT.
TOTAL HARD COVER ON LOT = f32.5 %
D-�5� ��-O�aS�1J � �o c,t+�N C�ES
t �
�
�
�e
•
0
�
�
P
H'-�'y
15i' �'�I b�" �.�y
- - - - - - - - - -� ���
� I � ,; �y � �� �
� � � I .: ��
I _ - � �
� :
� r-- - - �- - --� I
i � � � I i II
� � � :� I I � I
I � I
� � � � I I ��� i f
I ��. , I
� � I � _ � _ � � _ ! � � �
� � � � f �
� I : �. � i � � � �
�-- - - - - - - -. -� . . . I � � �
- - - - - - - - _ , I
� - - � �: � I i ! I
i � � � I � I
. � � i I
� �.. I � � � �„�
�-- - - ,- - -I _ �
� I — — , — — --�_ __ �
� I � i �
� :� � I I ! /
I �: � i �
l- _ � � / �
- - � � �
-- /
�' I
' � _ - �
�
�� -
�- � �� ��
�� �.�
m
X
_
00
�
n
� �y`�_� 'A >{N p
�r ��� �a�{�R�.�� �,�F� X�>Y
� `� w �
irY'�I� °r,NJ' S
W �z� ,t t
�c�rw�ti-i ����
�
�1
Vs
f
�
R
.
�
�
�
� �
.ri.•.
�.•� w,
o .
————�
� � � � �
� � � � �
� �
----� R..
, � - �� r
' ��
1 ��
I
I �
' ��I
# 1
I
� � � �
� t
----� �
� � �
i �
� _�____ p� y
� � w�• �
� � �
�
� � S
� �,
_._ _�- i
— �p �
!
�
. f�r �
�3
.R
��� 9'� �ItiiY14 f'sliW
�,,ry �♦4
� � �� liAMl�iVd lLOOR PL�Y/ ��� X���
� N u�,�o�r�+Ave�e�e �N;s
e��s,rN � ��� ;
W �y���..,
, �
�
�
S
$
�
�
�
�
r� � s�,• �. �,
i R�• [
S F �
� i������������������ R�• � %
� ( 7
� � ' � �
I
R/L O O
,,
R�•
� r
�
, o
�
�
� � �
� �
� � i �
� �-------- --- �
� --
_
__
-
�
_ R.._ f
--� • : � '
/
R.-. - r
�``1 /�
�� f� M� �� ��� I
�`
�� 1 I
�_
`` /\`'
�� J
w C�A}�Rr4 RES� ��..�� °'� ��>� �:
..�.,
� W »as�,avaia�a N;� ,�.
w ��'� ���� 4``.
�1 „'1
v�
(n � O N V + p O V a O (Nj1 � u�
I y� {/�
� O � x O O D D D O O O O O�
(� • '*1 +t +� �1 +i '+1 +1 +1 +I '�1
O � . � v, � = -i -1 -i �1 -1 -i �1 --1 --1 -�1
. . . . . . . . .
O
� � �� � O` ,
� �,� ( �� . �. O U O z m-y` Z� O -Ni Z y�
�j o 0
- �+� -� 1\ T1 , , � Q � rsl ; �� � m � ��
•O � `� - • ���= � S 2 1" Z f'i f .0 m �^
1 I\ _ p
A+ 1 m I� r � �:. � � � D C R� � � > !� C U
0 � 1 �' 1 � � ds �� I+.��.;: Z,O o �' omNfrv�i � oC
� ,�� �"L � Y µ i i � r.,�r `\ I�i� �:� ���,. � O N O y � a � n T
� ��` q� r��` ��� . } �I(y T� . t � itD � r�j � m NC
1 ♦ ,� -n �..i ��`\ �ro!A ( ' .:1 •�`Y 1 '� 3 { i si� � m A
� � ��� � t � �� \� � �`. M .���.�. � � /�` \`. .. >A
� � ` } ti 1 E a 4i{�� t F � fi' f j V '� 1 � Z m m I`
.T ( i �� i\ fi ���1� �? �a`N�t \1 rl. � it� 1L7 4� '� \L 4. �. O � D ' �
1 �* �� � , � i u � a i s • , � r � M�� �
1 t ` 7
' . �.; � [ � r. � .�� � r t� ' _ _ = -
. [ r �� �" � � i� o f J �t A Y��.: ��. ��1 t .,�� � �� Y i 1 I I Y 1 i 1 P Y r
,-,T � �°\ ��5 Y \ t � ��� _-�.�-� �
tp �. � ; (� 1 � .��� 4' /._, .._=-- ♦ F4 a� t� -� ��
7 ��. Y � �i. � . .. �.�. . � . r A .�.,� ._r ��=r-�- ♦ a U -� a C UW
� �. .. ' : � . � � b U m N W + �.
.r i .. O . '4 �: . ...,-� .:n .i-... �c= -i- i � . �, �o$m to 0 o c. u w �
';: ..., 1 ... / ' . . �t-���� t��.�'���
,.. ' / . '' .', >�c���� . ���� N IA N Vi VI VI 10 N VI fA fA:
! \ I
+ 4 ' � ���. ._1 ��.��� � � � ! i' \/ 1 O O D G O O O O O 0�
�` '..... _
� � 1 . .
Y� ..:. S= _-� �������� �'i x T-d ti ti ti -�1 ti ,-�1 � y � -�4 I
- � ��� ���7 �' �i ' 1 � m���
. . _- "�'°s �6 � "' ��c o
i'� n ��' �a � , �1 ? <�p�
-T/ 1 �. 1 . 1l� � �
/ �h '' %�' �o :n .�'�ri � �pZO� '
�� � -� � `� ZC `;� i U'O�n
:. rn.
6 r z � �� � �'�
� x 1 _- '' z° � �z�
'f7� O c`Dn ' 1i� 'a m'A ` � , �A;�
N , � �K � Z � 1 � �T.
�
y' m io � '�: � ��
.gG6� ' � N �� � s'' `''
_; ,
�� � _ „� � � ;��� �
� �' --- --- -- -- - I�ww -a � °x ,V � ;
� �.---- c �,� �� ;�
�
� �� � � �I � � � /
� ;�11 . � w ,� i� /
1 �.' 1 i /
1 � •�� � 1 �1 � /
�� �� 1 �' � 1 � .
�� 1 .--. ""� � 1 � �
i� 1 _--.� 1 1 :�' / .
i �
.. Oj� 1� 1 '-- ----� _�' . k� 1 � I �� . � .
- 1 1��'�� I � F�1 �
,` i� � ,. i 1� 4)% .
� �a 3�,
if>
m
I ; 1 � ' p � ��
� � Z x
6 q56'�;�p�� O � m 1 / m a
� ---- � ! � - � / y ac
� - ---- --- - 3 . 1 i :n
Z 1 � O N 3 ��,, _•
o�x , 2�6' _ -zs � � �
�"� .Z�]�-�{ \ � ` 1� �
GI-�z \ o �� � � e
N � c �� � ` � X
� "�, ��-z
�
� �°�m �Z t N c� � �, V z `O �,
-- , = o
\ r a 3� , �
O � �
� � m � � .
� �D� � ° .�;M� y „�� `��1��� O� o O �
\ m ��T1 \ O\ \�; Ul r � �I
�
` 1� � � � � �
� �
1 \ � �j p � "� � � � �o;, 1�1� " � � �
� � W N ,�. � ` ,� S` �- ( 1 � v C O �
{ � �\ s � .'� . i � � � �
( -1 �, 1
�r �v_ /� � 0 � � I �� 1 � T �
� VIV� a F t: � �
- � _ A� m � V r.�a ' I � ��
,: � ' .i:4 '" ' ��`� � � I i Z
,.��, s ';s2s, ti �r � ]n.
O p p I � � � � \
� °�:, �N �� b N i �
, . ,
Y:'��.. � . �� � i m r � f �i
+`� 1 S � � \JW
��. \ � � .. : �
i
� �.�_+ ,-� .�� � N � �
� , __ � 6� Z _ �
,
. ,_____ . � . f
�`�'
;'r. ; �`, -- Z'9Z `o_�� oy�o� . �;i,,� c r�'- _,n.r,p�c° ° m N�, ' 1
' N w ``Z'—�--- --� —��-- o o N ' , _�
�� � , -- �3, � �
� :��n=�..`..�e�.,�« a�`p� �, w _ ;
. ; � � �,, ^�. �m�• "� ; �
s � �o •� ;� _ �a ; o 0
; � � "� r�. ' � o ' �``��� o ,�� � �C�'�
�� '--------—��--------- 1 � --- �---�--------'----------- � i
� `�.., ,-
. -N
.. . �' �� _..1___�5..______� 1 i
♦ ` ��3 � S �
� ' �a' j 1 '�4, w � � , 1 �
_�,,y� i
1��� +`r"" i � � � i
. � • _,;.u,,,�1 �3° Cn � i
` . . � ,
f `. � ��x �r . � i
Z •� `` ' ` , � - � k �' �
i rn � ., ,�r` ��, �' ---- u:�,------- ------- �----9�6-"` � i
� � � � i1 .v '�--- � � ' \ ��1 �'�'' ` � 1 � i
�- �o � ` � .,� ` i � ; i
. ;.
,v Z 1 �-., �.,, .. ; ,, , , �� � �
(� �. , ., .,, � ;� �
-_ - -
------�------ � • ' ----- \
iv Q ..L �J'+ � .� `9St '.�°�---------- r '--- ,t ' i
i .-Ir ' l'� �?, u, w ----------+�_
-------
' � ?, �`` ' . � ' -- 'U' �^ 4��, -�-----------94 �
,, __
m ' '�-� 9go 1----\Jj� ---- _ � ---
� ------------- � ���
� __ ---------- --- 4 ' ' � '
� �. . _
� ---, ��. ----------- � �
p � � 9 �- � 4 '--------- __ -'----- � �N
�_
� � '
�� d � ='�i `�'� `�8-__ -- '------ ��'-----�,��________ 942---{` O �� 10
, .,
, � � s � � .93 "'°----_--- ' � ;�� -'940-----`- -- o �
��, < � � i 6`-___ ------�----------- - ------- ----a � cn�
.. � ', ,�, --�.�,_ -`------ ' � --� -�'- -Y- p i i
� - ---------- A r _ _
I I -�'�=� -�„O
�� �� "� ' � 9`34 ---- r-- —__ '- -----------'�� ����.`r --""9 � � -"'pz � ;
r 1 _] � � ��hy ..i t.� .. ' ,'r- :. �w�� �fl� _�"���� '. v7`�y»' �6'___'__, _.J� `` `�A 1 1
� � �° ' - ------
�
, � ` � � � - -- -._�==------ _ _t �° � �
' —, � , � _ �,9.Z p C-; _,_ S J---- �'`_�-----�6£'6-----� � _ �T � i
� � --
�. , � __- _ --y--�� " aNf11.3�a� Y '� —� � �, <m � ,
� -7 ' �--- ~ _--~ � w • � '�'- �� � �
� �y° ' '- �--�" i �' �n � �- n��, z � i
� ' �'' N � ' O R' � i
� + � '
`C 3. - =x----s �
� - - - - � �
,; �� � ` ,,+�� :� ,
�
}-y ` � `- 92 . N OUR �� �
`� � �� ��'' (ORDINARY HIGH WATER) _�--—_——
� —_�_—_ -------_----- ---_---i------ _=___---_---_--=-
ir
- --�_.— � �_-:�---- � o�
��.� �o� � � �
mZ � �
m Ar
wy � 1\L �
� �
� � o� �
� � yIl �
° I
� �
� �
�,. � �
n� � � y
�
1 � t�
�
. . . -, � o
. � vu, � � o Nco � � :
O C3� � C,.i ;A v
;o� � :� N
� �. „ � „ � .
�� � , �. v
� � , � ,
� -- 1 �` A . �� �.`C , �
�"�-
. {� � � ��-'�� V Trj .�� c�,t" � I� � � -
�.,?pi��,h � A^ �- Y'C� �� t �?�1'"?F�rie��"'y^X��s�'ar�^.r--(-,-�r ...�.F• � , .
. �7P`1 � ��.i ,�, � �, .*s �����x�` "''��y�t�t a�yi'�`��5�„�'l .��jg��,t,�g�'��,,,�r�e 1.-n
. . �ti s � g/�yfi.�. �� �,'ci' �.�t x �„�. '4�+ ^9�Ws+�f. K s . �"t ����uj�
����- � ' ' . '�" ' �� .' �:�Gy���n ����'��'•+�;` I �^#��r�,�3��`�`�.� i�1}^ � .
' '�� �� �� ��L�, �N. "t t�7 t���i� �y I f�.$y�F[' �,�4 �'�'����j�'l y W �^`fj�' � .
�� � '+•f��'R �''•4� �k +d't� S�y��l . � . f ;K '�"'y� � •�
p v I 1.:. {� !h rC� t �, t� r Y� .rlT� #�. � ��+° R,�"� {f {�, F i �
� zh* � t 4 ^4 r S x4 �Fy� t�7e �� 'f�i� t '� ��r� 'S�, �i^�O
}�' '��+ �y 1 t�� �'k`� G� y � +.� �* ��x�`��'�� S'\'P���n� �'��s� � ���c.. � ^^';� �'�
��r'����L�' �`�.�,�F����,��y��,s ,5� �`��������+� ��,��"��t�ak�'���,��`�c'���S�x �"���'��������
, ' 'i �! w.,��a . ����e.`�- � l�Ki ��s�'�.r r�p a r � �+rr�i�nn c�°S- � ����� r ��'� �`,���� k '4 � .
- ��r ' T --- �=�-i��"`��`�^�°4�.,r��-�ti��4*����yv���"��z �.���'i`c� �y, a'�t .�Y.;�; . .
/ ��' ` ___ _-_�c-.1�'it^ �'�t�i�'�.?�"� \`C"r''�"e+'h�`�,�'�.'4,'S'
�. (� I� ' ` ♦ �� -�� ���__.�����__=�=�_�3'✓_;F 31 . , ' �
�� '� � 'i �` / ' � -I . . . .
------- f�£"06 --------' � ' ` �
, � , N
� � ; � ., Mo
, � �
x ___---- -�.�,<8�6 �� `�'rc`'�' t,' � . f;__
� � , ,,� � � �T����1 � ��o ��,. .._ , _ .
,� � ���i _____1--" v �°�.,h� ks $i. `n I . I x � ���1
. !v i � � r�� m Z p ��;�rw<i�•.f ..��y, �`f� � � � t0 �
�.4�h�'� � U m
y�' . d� � Zv �����'�: ' b i � mao�.
•856"��� j+ x Im� r `�-�r�,s�€' �-' � r � . <�z°
� o� �o . p '�r,id,-�,�s. g i . . �� � .. ,.�o m
� i v � Z • �,�'J'-f�.e � 1 1 � ��
� � om
i � , �' ��o ;�S.F�..'}� � � � � z m
1 I �--'_''y:+.ln,�4 yk�� T, � I . 1 � �C)
� � i� --'�.���.►__�� � '{r�l�f'a 3'�� .d'F..c3` . � . � . ^ Z�
i � �� m 3 r ����� ' � � c
'�� � � _, �����r��.�' � i h� i�:
I' � � �c� � � � � m z.
� � i � � 1 t��r��'��'� �"�,�. � z"
I f F � � -I
�. �' 1 . � ( ��fi;s+*'+ �wa�t�3�"�,��.. .�'' �
r �' 1 1 .. ,��,�'y r���'�C�;' �^ a��,. �� �.� �
� !:V 1 1 � �..u����. � ' � . � � _. .
�--9' � ��_ � '��•r-�,y'7' � $�or,�,� '�a 4 � � .
i ?�,
' .� �_`-_ -------- - � b:'i�`��ii'�'��u' '�r�,,,p�a���C1���. � 1 � � u
� ' '' � � f;N'v � � �3 '�"+t^�"�����5' � � 1"�I �
� � j'� �� � r;��cr�:".,a+��"e''��.3 j�'�.3131`�Cf�S:',�e ; � v
�'r
Z I �� � ,'� I Q� . ' . r� ' ^i�'����� .��'� ��, r ;. O
O nl � 6 4�6 X �ro (l _..-� ' ��+y=��,M1',�� '�-��u,�>,,� . ' i � 7 �
� O '.y_� � . �r*r.j��5��$���,�' nA:x y.��. i.��;`� . . � � � '�-1 /
� \ �...l. ..Y "';'l«.�r�?..r.n,>;�•'Ft.� K I \u /
Gl a„'�..h^�. / �]'� �
c.r � '--__ �'�•...-� ---
. e ..4,:.�C�si: 1•��1 �.'' � /
TO
� � � \ \ '-1i�6 � �� " ,po ��� . �`O .ry� O
�� �� � j `,N O � � +J � .. . �
\ � � � �
O V O � ,
�1 � � o , `''`�-ZSS. !2 O � � i 3 i
8 �
�, c �z� r
�� � - - � �. � p� 3 � ; d
� a O � � � � h-1
� �
O� � '� � ~ � O� � � � '� �
\ `° �_ �° �
� , `Q v � � t l �
� � \(v ., _ O 1 .� . � \
� Z �
.. � p k 3'� � v z
� r . � c" r= o �6 0� S'Z£ k �t � � r=- �
W �
(�`` �1�� o � 3.�b'7d I�/l l ��'Sf'ON ► i � m
� ' ° � •z 3Wbc%� i �` ° � '�
� � OOM ,(b�O1S--Z�° �i�
� � o� JN177.�M O JNl1 SlX3 � i; � ° � �
� ' � � � �
U�,� V
a � \£'0£ � � �` � � � . v k� �
� 1 a � • . � . C�� t. ;....� � I
v ` �
� �` � �N �'�`: � �� �� p "� `�� � � � C t
i . �. .---- `t.._ \ � '� a��� .L:.:9yti� •s °�� p r'� � , � �
�� � O, ` �Z \` x �6.1 . >; ' �- �O � { � �l,
� �` � ' ` • � . �A ' �'i
/�r � `,�� • � �� -��� r��+1 b % .�
� � � ♦ G ` OC�� �� � i � � '��
r 1 � �. ��J ri D + 'v [��i /�
�� ``, � I_—___— ^ � /�J � �i.' .. "!
� �. . � ��6� Z = N � ,''
. ,
; ;� _ �. ��' .� ,� . ~ � ,� ;
� � ,
� � . ; __- ;` � �co n w co � � �, �
� ��: � ti � _o�''o u' ;
� � � o I �� '. ,' !
O � ���_, � Qo �� . !
1
� j � , � � ~���.... 2 � is
.
�a �; �`�� `" ,�°'� I ''�-- -a�6� �
�1 �! � Q i � -�--- `L
i v '`, r rn�`` w �O p � "
i . I . �O
i ,� .`J �'� �� C �� o .Q'Qi , � ; i. �U
� i� �•� ``�'�,�, ` r ��_----��, � � � � .
i ,� -- � �� ,�.9 ����o ,+'"�� �c � �;
i 0 ��` �� Ac' ' 1?i i � � � `���--, � � �'� �
� 1 I ` --
; C � `.t �9�0 x.,,,��`'-- _ _ 'cp v I ��--�97b�,.� � � i
H �
i t•, � --4-�__� v � ,
W � � � � y b v� r r ��..,� � ----►--. � �� ., ��~ ��, o �. � i � ,
� O � "�T+' � H ' d i � �� '�-`__--- ' r
, y � myo � o ° yoaa ,� �' ; �'� ,_`._ "�` ;---r�, _ � -', , , ; ;
� a d a z� � ~ � � � VNi �� --''-T' _j. `3'6`-�- �'�-� ��� i _ \/� Q� ,` ' - � i • � �
'_ Q ���� i.
� � � N � `b � N � O � C1 C� � � • i i`��'9,3g \`��� ```\,;� �O �- �, ��-� i � . ! �
�� � � W � a z � �� �+ a y � N ; b -_ � � --- ° ^ ��' '`` 944_� � - ; ;
� o G� C� � � � II ta o '-3 � �'d '-C O ; ?� ``'��� `'`��-��_ pa�"---- �, `''�94 ; � ; �
� � C i-r� C � r-+ o 'F.-C�' �J (TJ �� �1,' i y' �� 9 ?`' i---- ' i
� y y �� o v, cn ,-3 H., t� i , ~`�_ Q -�_ , 40�___ � , Z y i' ;V
. .
� ;� r r o � ;� � o � � : �,--- -- =�'9'Z�t� - _ 3«l Z;'t'L�-���'�-_`_��.�_:; �_�=o �; �o
� r r � � � -- -----�--------- �-= �,-----? ,
Q1 C/] �,,,a r�D � ` � x '�`_�T ,+��1- � t n �� i
� � �I j� �. � � � � ` w 3Nf1 A3A21f1S J- � 9£6!` y `��� � �
v� N �+ � .� z "z7 � I
�� r�, (� , �+ , f 6' i•,� �m � � .
` ' ` ` -'T �'�ro � i
\ d � � t,� � Q —`-_��� � �. �Z _ _ ,o \ �+J i�` �v � �
o 'TJ N p k � — '��_� � nwi ��, v � `��; � �
�� � ---� '— �T � �m � /
� � � � '--- � � �1 z� ° i
FI- ° �
� ..� � !z1 y � __ '-_'�_ ��. �_ _ _ O m � �
� C/� y � � � � � ` ' ^`';�_ fOR�qRY H� W �"`--! i
r O � �� f - , __ --_ ___ A1ER) ,. � �
�'1 �] ''d 1TJ 6 a i ---___��_ � � �
� r yo � '� �� mm -- ----_�-- _ --�
v" �' � x 1� � � �� .� '-==
�"i ,n II � �''a �
� o � � � � �' � g� S � 1� �' � � � ,� s .
O x � o °
� � � Y O �L � 111� 11l I �1� � � � '
� � �I 11l 1 �
° �
� �
� �
�
EXHIBIT D
�
� �
-�.
( 4 I
� l �
i� ' -�
. �
�
l
1 �
� _ � , .
�
� �
,, , .,.. ,
. . ; , � � � . . .
� � M1 . ♦. i � . .
� �
.: � � � .
_ V
r
�
_ �� I�
I
�
� n .
. .
� � .
�
� � � .
�
�
EXHIBIT G
CITY OF ORONO ZONING FILE: #04.-3010
2750 Kelley Parkway
P.O. Box 66 NOTICE OF COUNCIL ACTION
Crystal Bay, MN 55323
(952) 249-4600 DATE OF NOTICE: November 15, 2004 �
-------------------------------------------------------------.----------------------
TO: Theodore L. Capra COPIES:
2849 110`�'Avenue NE
Blaine, MN 55449
----------=------=-----------------------------------------------------------------
TYPE OF APPLICATTON: Hardcover Variailce
-----------------------------------------------------------------------------------
DATE OF MEETING: November 8, 2004 VOTE: 4 FOR 0 AGAINST
Motion: To table, and allow the applicant to meet with staff to discuss a possible
reinode�/addition project or to revise his plan in an attempt to get closer to the 25%
hardcover allowance within the 75'-250' zone.
If you desire certified copies of the official Council minutes,they are available from the
City Clerlc after review and approval by the City Council.
L�'Xt11t111 ll� IJ `°j
#04-3010 �' '"�'
August 16,2004!
Page 1 of 3
- Date Application Received: 4-21-04
Date Application Considered as Complete: 6-9-04
60-Day Review Period Expires: 8-5-04 eztended to 10-7-04
To: Chair Rahn and Plan.ning Comznission Members
Ron Moorse, City Adnzinistrator
From: 7anice Gundlacll, City Plaiuzer.�'��
Date: August 12, 2004
Subject: #04-3010, Theodore L. Capra, 3534 Ivy Place
- Hardcover Variance, Conditional Use Permit
- Public Hearing
-----------------------------------------------------------------------------------
Zoning District: LR— 1C, One Fainily Lalceshore Residential District ('/� acre min.)
Lot Area: 0.50 acres (21,926 s.£)
Lot Width: 104 feet @ Shoreliiie; 101 feet @ 75' Setback
Applicatio�z Stunrna�y: Applicant requests the following in order to construct a new
residence oi1 an existing lot:
1. Hardcover variance to permit 30% hardcover within the 75'-250' zone where
25% is normally allowed and 49% currently exists.
2. Coilditional use ermit to allow land alterations within the 0-75' zone.
' Staff Reco�n�nertdation: Staff recominends denial of the hardcover variance as the
project is a rebuilcl and should be helci to the 25% hardcover liinitation and no valid
llardship llas been demonstrated. Staff also recoinmends denial of the conditional use
permit to allow grading within 75' of the lake. Only one poi-tion of the slope requires
re5toration, which can be accomplished without grading the eiitire lalce yard or
coiistructing any retaining walls. The applicailt is encouraged to investigate the use of
deep-rooted plant material like prairie grasses and/or wildflowers, other than turf grass, in
an effort to stabilize tlie existing slope.
List of E�hibits
Exhibit A—Revised Survey
Exliibit B —Revised Hardcover Calculations
E�hibit C —Revised Elevations
�xhibit D —Revised Floor Plans
Exhibit E—Pllotographs
E.chibit F—60-Day Ettension Letter
Exhibit G—PC Meeting Minutes of 6-21-04
Exhibit H—PC Action Notice of 6-22-04
Exhibit I—PC Repoi�t of 6-17-04
Background
The applicant and the applicant's architeet have met with staff numerous tirnes since the
� June Planning Commission meeting to discuss alternative site plans in ail atteinpt to
#04-3010
August 16,2004
Page 3 of 3
- 26.2' —house .11'
Riglit Side (south) 10' 73' —detached (10' was previously
garage pro osed)
, 88'
Lakeshore 75' 9g,5' —shede (previously 90' —
house )
Average Lalceshore �1.5' —98.5' (goinj 110' —94' 83'�
north to south) (conforming) (94 previously)
Structural Covera e
Total Lot Area Total Structur�l Coverage
21,926 s.f. (0.�0 acres) Allowed: 3,2�9 s.f. (15%)
Proposetl: 3,128 s.f. (14.3%)
Previously Pro osed: 3,208 s.£ (14.6%)
Hardcover Calculations
(A typo was made on the on tl�e previous report regarding the square footages in each
zone, however this typo did not affect the hardcover levels proposed. It is now
corrected.)
Hardcovei• Total Area in Allo�ved Existing Proposed
Zone Zone Hardcovei• Hardcover Hardcover
0—75 7,698 s.f. 0 s.f 320 s.�.* 0 s.f.
� (0%) (4%} (0%)
4,306 s.f.
(30%)
75 —250 14 228 s.f. 3,557 s.f, 7,032 s.f.* previous:
' (25%) (49%) 4,676 s.f.
(32.86%)
* After exclusion of fabric or plastic-lined landscape beds; ii�.cludes substantial gravel
driveways never approved by the City.
------------------------------------------------------------------------------------
Issues for Consideration
1. Should this conforming lot be granted a hardcover variance?
2. What level of ground disturbance should be allowed within the 0-75' lalce yard?
3. Should the applicant be encouraged to reduce the footpriizt of the house, which is
currently proposed at 2,288 square feet, not including the garage even though the
strLictural coverage requiremei�t is met?
Staff Recommendation
Staff recoininends denial of the hardcover variance and conditional use permit request.
The applicant should be encouraged to reduce the size of the house and/or garage.
Staff also recoinmends denial of the coizditional use permit request as currei�.tly
presented. Following a site visit fioin the City Engineer the applicant will be directed to
an alternative solution for restoring the slope located between the 934 and 944 elevations.
�- ►� 1� � � .
_ � Q f' � D t
� �
W � � '� � Y �
o �
�' �' t' S B � w ° _ --
�. � � A ��Q� a _--__--
CA� ( s•c aaaaao) �, �� ----_=_=--_=
aav 'sY 3r�n3eoHS-. ---------- "�
--------------- ' _"___---___
� - --------———
----------- ----;------ —
___-------- -- � 7' '
---- ---` �-°- . �
"_"_--_-'_%=-,� "_'_'(tl3LVM H�iH ANVfHOtlO)_` �� � Q i
---' "', , a � � .� � ,�
�
�' ,C �
�; w �
;r,- _-- gE.._ d�— � �
'i w � i a ' - '�i � r.� '
� z W I -� ' J1. qG. 1
j� �4r� � � } II, ���' •` 1 / �
^ M �
�� r.�'�..{_-Mi----9J4_^—_�__�._„�"_ '.�'p",��1_-_ ,ai � .
' a$'•� ' •-.�,. � �i
�i y�a � �.-"•_9J6'-__'-- �.�a21-E----a ...�._ --•--�rs_�i V./' O �
' � 7d � � .c'.� ��c 0 r � '1.-"i
� i $-��- `-��„r �-r
i � u � -''_- �_�5UR'�-"—._ - �• r--_. "'9F.6' ' ;
� �b oy��--� ,•==--Ob6-_-_ _--_---- O -��__�-_-____-_-� '�,., �_� � �
�ii ��o fi��._"�-Zh6' �'.�-..._• ___ O �/� i ,�� �`bs'+`., �� � � i
ni i " �•_� _. -� - Ni N `�E �.,,��. ��'
,, �, ; --- ;- ---_-.�. a_ __ ---,�.. ', : a
;� ', '� � �'' �;; t� �� ���;
i� � � � �� �
` � l� �R �`i
�' � ' ^ __ .%�� e�1
�; �� ,r946—"C""'. . ,_, - � ' .R' �• , _
� � ,f \�`• -h � V �,'`' �
i � ��, io o .W C i \ , � � W �
• �
i �i �J � � i `�.,� �� �
i __�_.. - _�'_r—'_—�--'-'_— ' i '
� —� �"'r�_�����Z VI ' � ' �� �� i�-�.�.�. m , � ; -
p� , �q O�
� pV� ,R�• �,_) �� ,,� � 1
Y' 2 t " t� •° ' 0 i .
f- f o �
�• -`I-•� �'.N '
\ j � • � - -�f�- :-- - , i, e __ �
y d, •-°� ' �} v°P �7-:�Z6�2 . 'CV �
N .95p• O �� „ � ' �
j � N '` m . , � �\' r i� ��� '
��� � o.•` � . ���"�.. y ��T" x �'` ,��` •_����r"• �
�� ('e�} . . ,'f ? f,4� t
lu � `c.�/ �,. c �A �a j � -,i'� `� +� <�, �,
�W � > r � o� � lLl
� 2�¢ � � �� 3` � • r` '�s ��°� .
��t� � �� m ,Yw'r 4�' �Gs DW LL�N('iPs �,z a .�r2 _ �O� �
W�0. � 1 g o ��L•�I�X�S� Q r�RAM�.� .♦ � � �"� �• n�lp � • \
3 0` � �i �r� � 2 SrI1RY��y PLAGE � a a„� "e; ' a � � \ .
°3 � - ;� �-- " . 0 3 3534 �� , � r �; � . �t- `"w
C1 � � ��` 'rNR �r: z ,�o, �� .i�3r,��2=..�- �a.�' ti.' �Q ZKU
(��h g � �1 ��fiS. �� f if �Ss•y: �:�'':' �1
� �S 11 � . • ....:. O
lxq�l0 � ;� ����23.2__•- ::� zi`�r�;r�.;,i,�.'.s: < 30�
i t
cv2 0� �p ;� - �`�_;.' ��..� �.��'S• 12.3 �3
m � � ��1a¢��' q . r { ,�i'� � ^ ' (9 N
• � � �. �•('e i � #��t t ..�•�: ; r�;$r.�,i�:��,���:i i 9 , � \�d'M
'k,J ns r�' z yp
o I . :r . � i .� r ``•ft:���::;1� e°a
, i� ;.:..i:::•,,•, ,.- _i. '`:i. �. : -.'"''y�,•'r• ry. XfnC
�y � t t�� � � 'i._ :'�:-+•�;. '`.�:.. ';N'• � 5 W �
� � � � ;.,��,, � � •,>•'�;;;':� e g N'
_ �i E I ; .!`L.i� � £� "'S.`::i °'
' + � � `��.1� �I :� � '�•. •C.:1�' .'i._ h�:h, .
.. . . m.°� �. .11^ e.� 5yn. . '1•• ; `i•...' `.."'..�e',: A
w u�7� o I �1 � ; ','.•1::.'%;'r fE o � �
� o� i• "r.�+". ::.ja'-':;'��,a•r...},o �� i
�Q �� �? �1 i' . �i�::z�.�'r.:`.'r- �
� '�3�� i
w I `� :5� ...i m�' ��'if.;• .; � 9,In'..'
y%� 1 h
aT / ��, 11 ,`-� �� a::•'�r�n�;:�;•t�'" t� fl:
� .}' • . i.l �ti.
O ' �� ` 1 r�.:. . .i.�.��yr.f��i�„'� � r�
� / b d� 11 ,�{� ' �� ;::;'.�i�.�i:;•ji;•:'�'f � /1
� / 4 ��1 � . '� "71'C � '� � ..':. :.:J'�''e�.�+t.� � j
ra w ; ��.��; ; �.954"� ; ::. ':`;;<:.��� � -�,,.� � ;
1� � �q � M ,o ' 'i: '_ C � ' •� �
�� ��y�Y� i � .s� �� � i ' '-• •+"';1•�+r�•+�y�`�' i i
w ma �` i �� e � ""t';r:�,_';^; ��s�.;�..;. b % y5g.
1..� OC) � �,• Z 5 •�' r^;f•e`�����:-,t'it�,Y• N t�
„ � �jr •� ` :'�• � •n�• �,,L 1'.�i..l:. q L
w � . . ��i� ' ' i ' ', :,�:�; � "l-�.')�;;, ? ' 'Y 3
p � ; , 6 • 'b ; ...'tij,i;;n;:=:..•:: e '� m 90• �
����{ g � •95 � 9w � ,'•,+'_'�� ;". �"�;-�r;"`';. 1 " - - /
,�oz� � ,I;.'.:'..;,;�.:;`.:; �t:'r-; .. �
�� < ' �
. ^'a �C £ � ;•:'.i::..���-';A�.f�<;`:•s •»i'.ti � r_
� 1 � i � „�..�:t.. ..;?i�..ri;'.i;i;4;�. �� •' �
. � o� i � i y.$ �>'�..:�,'�;��i:i�.}:!'^�:r:�•:':'i:�.:�� �`��--�''`
°��i' �-� _1 ° �y S'S+�'>:1`..i+<�;��y:i:�J.'yr.... ..y, ri ,
�\''�'yr.•:�,-i•: �s''
s/� {y;� �� ��;e�.ji •.." i .1,•`•5': .. - �1
�/0 di�� � � :d.'!�„�' , ^� 9� .�:4'�!='S;'�:�+ ..
' � + •,• �, ', � `,, - . ' ^ '•�
? �: ' �������� .• .�:':>�1.�
� _" ,, �• ', `,` ' • .� _�_ , '•' 6•':,"'•:; •
/\ rr �,` �,_-ef:C__;•^� '`:. "I..:-.:i�.0 � Y
' i .. '_.._ i r'..i'i•;f'.�o�`:^•.::' •'��
e_��iK<�F;�: _�?>: • '':!.:s�t �i:, ..•, �F'. �...� .�
�O��--"- ,.!`.t wf'",- ' J���ia".%'•. :�. • .: 'y:•:^� .'� ••i r,;.
� 1: _ u�y'�''S':�:! .l..�.,,_.�..t..= �:� ,�.. � .l•:�•r' •:• • :7
� W = .l�,v��1'�:=:��?�Gar�-iei,�'i�'�c<�t!i�r,,. .tNy'.Y`•a.','} •�C:�:��.;'f;' 4•;':..:-�sen �
y ' . . �;...�..:�t:::G_�_i•,- �,
• M1.y;��c.,�� .;f.,.h:•:;;q�:�..9,�{c;:,i'.r:.^,.'.:n:. / �� f� j;r.•: - ' .
�� �:i: � '!,j'-` • fi�'.. '1: /j•' t:��.,,..,._.'sL�:.. ,_
1:�;�y:.�,.Y,,Z,��. ;{}Tj.=�y::�'•i�h'� ;,i7•.::'�.;'���r' :Y?.;�''i..:y?..�-t='�
'Lt�7{,�� �j ::;: .• 3nE:��� Y
�u.�-;''!: , `e`:�Tr4f ��� ��i�!..•':t":��T•'�:�..�';�._��c�.=- .1
,��;°:��:t.J;�'�.:c,Y+','�;=�`'; : t:.�=--
vl.:' ;�}`Y E 1..f.:.' T� ._Yk �.J. ��
U�.:.;.��,;dlr��1-H: f a'id.�7�d�:v.z_ra4a , .
� S. 1'���t..]�j%=R`=.� � �1 .� O
1=�:====_=W„ � ; �s o.
1�,� N a�i �1r�
O � o N 'p ..
r r�� �n Z
gAItDCI�VER C,A.E�`UY�i�"TTii11��P4RSS`.�E.�T
cxhir�i � �
_ , . � �$� 7�-Z50' 251�-S�iD' �'�3t��d���'
S�sZ�3AG�ZDll�: (t�R�LL UN�)
' E�7ST2�VG HARDCC7VTsR�Y ZONE • _ . S.F_
A. House - x
�� w� _ �t� S.F.
�._���.-- x -- �-F-
. _ x � S.F.
•x � -
' . 5.F_
B. Carage • x �
S.F.
C. Driveway . x _ . • S.�
x
�� _ �.'�� S.F.
D. Sidewalk �'�t�a�/ X - _ . S.F: . .
x •
S.F.
E. PatiolDeelc x . . ^ s-F- .
x
3.2 s F
F. Landscape ��T• ���-^ x = S.F.
Underlain '� _ ��`- �
. By Plas[ic x
Or Fab:zc
��L �� a = ��rr--�--�W S.F.
G. Gther —.
� Z-C.• S_F_ � A
TOT"AL AARDCOVER XNZQNE - �, S.F. B
TOTf]L PROPERTYAREA�il'�7 ZONE B �I��� x 100 = � _;' \�'-" % �
; � � q ��{i . .
PROPOS�D HARD�'OYER IN ZONE � . _ 5..�
A. Horese X •
��h w�drh _ S_F.
x S.F.
x S.F.
x -
• S.F_ �
B. Gm'age s ---�"" •
S.F.
C. Driveway x . . = S_F.
• x
S.�'.
D. 5idewalk x = S.F_
• x
, _ S.F. .
.E. Pario/Decl,: x _ S.F.
x
' S.F.
F Urrderlain x _ S.F. r,.�
By plastic rt : x P������
Qr Fabric ��.
�(/�� 5.F: s�,��,ftifr;
G_ orher �-�f.� �11,��f...(..��- x = �..��' �.°
��''��
TaTAL HARDGOVER INZONE - . � �U�� S.F. A
°',�..�f`.�+`'a S.F., B
TOTAL PROFEICix'�RER INZONE B a x IQO = ' � �� �° .
A �
`?;''r:•i3 1� :9t@�7
— . . EXHIBIT C
�
; � .
� ��s���R►�!
, �il��i�► i , �
r
n
� '', , .,, �� :��
,.. � �� '.il � �
.,
�! . :< <:r�
, ' �if� .�l - ;
!��li, i�l� . �I � � � i �:�
..,.!�i+►��� � , ;�
.,,. .�,,:,,;.i I� . � ;� � �. �► �
'�;j���;ti����J�jJ� �" l► �I � -' -
� l t"
',� . Q
..._ :';� I� � 1� w
;a �I; �;:' � � J
'�';�`' � . �,
• '' ,.� �y�:,��: t
. �'���.�.'.�:�•f,,Il �
.. �
;
. ( f , .l,� , � �' �.�� � p
- ,: : ! 1-----� �� �
� � � '� �` � �=- ` ' �._._,i �
� � � :;� J � << �
�,, . , �
�,� �ilii ►i � ,,,,
�, a� �:
�- '1 �' � i;I��Til � �� +�
' G� ,�, � i s� +1d
� , .
4� �i�� � ' �� 1 �� � ��J
r � u 1 ���� ; � \
! � { �_ . . ��; � ��
� I I �� I � r �Y
I . � � � �_� • ��
� � � r � � �,��
�� , „ �
� � d��i�(���II�� =;�I11(f l l l ' d a�
�;� � �'��
! � �� �
� � �� �
I � �' i
,,�� �� �
'►'� i I �' `� `�
I .�:` � � o � ��
��.i� �I ,� � � � . � ,
` ` �' � � �� � �
ti��� l � �� � I1� , i�� .I ; .� tll �-� b 1
� �s.� N
.�,� ; � �; ��I,!��; +;ti" � r�
lil.� Illi � �� , ,,� � :.��; > �
�� � �� ``� 'R� � � � � Q
, � � �.� �
, ti � �.� y � ;
_, ,�pPP �,, � � �. �
., , f ,�
�' (� .,►� � ; �
, . ,:����,.�I � �
. EXHIBIT D
� ,
�
�
� . F—
`� � ' �
. 4 �
Q
• �-�°, d 1-
� '�� �� • � .
�' � � O � � '. � � � A �. .
--...._ � � . �- 8-
/ ^ ' � \ • ��� J � fi
�� '�" " ' � J � N� - M •
+ � . � � j.G . .,
..,., � J . _—� . ..
N � ^ .
��U + • � �
_ � `
�..�_---._.
, `�— o�t�__r.__..� /^ � .. . .
�, • �\\_J � I`,.` �. 1d� '� •
�� ��—��i� I � c� • ... i ��� —
: �. j I � i '\ i' .�': ' .
� � � •
_ _ ° I �� F
•t �_- 6 Q ... ,
� , . .
�1 � C; x', l �j �� '
� �, I . � �: � � • :
Q � ..�:. . � C� � , 4 .
� . �� �
r,
. —� , •• w � �
_ �_`�� �' , '. �, 4�
�P � ° N. .
'k. � . . `. 3 Q --� v -- — — —
. .� • I` W
^ i � a
. � � ,:�4 r'
a
� �N
� , o ,P
r �
I , �
i
�
- ,,I�. �� � �-- -- �
:,
� ,; � . � l
;� - :! �.0
�r � ;{ � �
� rN � � ' �
` j� .;; . . w
-m- }
- �--` i- - w •- • � J
� �Y
� : �
� ---- - '� . �
� �. . — I
i
� -- ---• i
� �
d
Q ; i – V � •
�g ; -� .._. --
� �• :i�
I: � .al . �
. � �: � �
`,� - '� ; _,�! _ — �=::_-._ d
. � —
: ,
i
. I � ,
� �.
. � . __ ,
, .... . _ - - ,
,
� . ��` ►� �� �, � �;�=.'�� -�IBIT
1 G�,'1� 4
� ';�'�' �'�k:x� �, .: -'. "��I E
- �J ��+� � �•6�'.�7% y < <��.".--r� t .
r � •i �:4.. �.' � �� �tr �', }`.�,'
:�•; i� �-- —T — � � � .*.�.�0�� ,'°,,", "
..�,. M;,
R L�1� � �, � � �a+�J�+.� ;,.��`.`.! � '', �k� •1 '! � rJ
' � ���.. .�ti.�j�q' �i l�t f�.�� '�''�;'1 !E •y � x�
� �t�t , � 4 r "f'j� �t {,``. "h }�` �'. '_
r� : �" � ,;�I 1 ,ry-, � `'� 'r�� i0r •.►^'i�K .u�'��. ti'•Y;L� �
" t r �t, { w �*�1 �1 „� .a .
) I ��� � '� � 1 ,„ � �
� �,� � �, ,�.��yi 4'J�' ��'�'~1 ��''fi;' ��; , �;7 �y_�` �+ . ;
�r? � ..�1 I' •J� � t i i�y�d, .,���� �,�j'r1��' '} ({ .."l:�.5�1' .r`'�,X�-. - J ,
�� �,+• � � .:� V•'L— i �` .+!�:�• !i�.�� ..
� � �..�;• �.�' � ,'��' �;�;�.�'''..: '�,�y �:. ;` �' N �•!:...;�ti ` 1
.,.� . � .* ,'i y r. ; : � " ,r •, . .;
�.:_. , .p d �r., �' `ti''. � 1 y��" .r� 'a r,/ . . {-�
�� � �� t w�-.i r M '4.�•f" .`�.y_, r•��� �� �.i;:`+ i".� .Cr . S
�. *r.e• �; y�; '�•� , �j �. `,�i�'�'' � ..�. '�?�1 ; a..,�:'-�s!``� .. , , '
,yaj/7 � .� k- .� /{�y''� �'� . ` 1� rr' r�A'. ..i _.ti,,.,.
.-�•% � . •,t,�µ.r�� Y}� ..P 1 ��'<< j�_i I' jr�• � "�� J . • .
�j c.� ,'��' �� fi•� �. •,s, •,1 � r a(,r
'7 l.}.� �'"�� °, �t �.'�: � ��,H{�, .1 � � ...a;�' � �v jt �� . .
� "'�' � :'Y• ���fq�� F '�v���' '1�I` ' y^` �� .�. .... + �' ...� �,: y'}� �,� ' _. � .
;...,, �,�4- ;;,.K �' a:�,�1,�,� ,,; � � ;f�,;�7; :�"�''� �:'� , �'-'�'i�T�". ,""'''" ,
- ,,•,:�' � ��,�� y J � " v�; �� �!��3„•� M„i - •
.x i..� `� � {':�•t �'�} ��!��{' �,�,�.y �'•':i�, d� �•�''� ' .� ''j'
`�• .r� �~,''+ j ��+ •�,'`'y 1tl3.:r•. ..'.E1� 7 1►� � •
�'' � `� ,',�i�i. 1 ` `J � ��. 7 `_` ' ._ ,',
,j � f � a�f:���s t1♦ . ..
� •�1�
'N. ~ �t� � i�V !v -nA .�'f�.1la)T . �.
-4 _7
�
"�1� ��� �v. 1 �:;t..
F � \, .' ,:��, ,ti��' ,, �� ��7� � "r��4�I r�I.a yt� �'r"'. '1����. ,'.9,� '�, �.
F�, ���;�,, ;�;.;��'��'Y'r.,` � �� � ,�v� , ,� .��`"";� '' +
..?" ;1.;.�:::, .-. ,�,'al' t.. ,, a�^- ` .� . ,. �Fr i ,a
�. ����'���,�`,;.`�-1._ 'I 'i^" ','1�1��'� � ' r •
«. . {� : {�. '� {,��� s,� :s . Ft� �+.�y� } '�� _ . ' -
1 °. ,1t '-�Y'��t, �,��j�.� 5rv r. ��hy( �rr.Y}� �^-•+.
� i , r' •a 1`t ( �. � x� � t i�ti� e���'rk '��� � I .
•�' , _ ��:�` � 3 �� .
�•� �•5 •t �1 ' )� �..�'I �.L .t � � A.1 � h �r, •�
:..*�. •'°�` �� .�. ..�,�t�� �+1! .1�.a•M".��.,. ._� ti�:• .,,��.� .. . rI�'�� - � 4
" i� • h ,-• �.7� � r • �!� �+ �,��r�\�"'' '�� S'�ti ' 1 � �"`b�
� ... :1 T .t,�,`,�a ,.��,; ��, �o ., :� Y+,. i'..;�:i'!C,'' �..,r�� ��. •�y' �� �'
,�„. ' ^i t u i , �� _, �., s � r . * �
r� � , � • � �� 'F' ,x.z�,.-•. fi� �
> '�� s,� i��� -'� �-i � 1 r � � �t' `ry� �• � .. . _. .. .
� 1° � +1 � •t,� 1
���- 1! � ��+���, '. �1�.IS' �}y �fr�- +t.t. - J `` �~'� .�7� 1 �xLr,�
'�4.r�it'f r` i.� �TlE1-'''. r ' y 'T�•�• y ' n�`+�' �-
T�-i'SY,t !� •,�„��L?r� w�.�`;, t � • �-�n�Y �Q'�� '• r a�,.lY+,.�..t .
. ��P*I-��y ,.k�v'�,�� �1..`i� � 'F, . _... .�'Y��..{•"'....,�wl�:�++,�'°fP'"-�
�~ f'?y� _--'�' rY.:' ,. �yr'� '�'y:?7✓'_
��. . . � �
.�'���' t, f� ;j � '( '? . �Vm„�:,��y .
,I����+ � +!I J�. •,`� . f ' ��,a i.
/ + ' � .��� •'Tl.E .!M1T' � +�
i,� t• �i.. a's r�eri�'• ..` �'�, 'Y
:.��.Y �'�.� . "�a . ���yy!��,, 1�"�S.
.� � �.i .�+�'t�y?�nJ/p'� �`'. �. .a. . 4. � . 1
i' � .�r� r .� d� . �
� 4���t' ` ,i...?� ��_3 � Y .�. w. + .
f . ,z'�,. . �� ,r.^�,�` r . � . � '
,'�,, �`' R i�:��ti��}l�.'�S J��'�� �% --�+� 5 . .T' .a�' /.f. � .. ._
.�"�4 r � •� �1 �.�„�+
'ti.*� .�.. �+► i^,•- � "Li�. _ r���� „(. S t t- t t,, " .7". . . . _ ..... -
� ' a�b� 1.ti.•� �t�+ } i .. �y y��l�:{rr qir�.; `
r c 1•
� 'Yx•"$✓ r �Y ^ . t -.i� }r ,� �e,. ' . . , \
� i �!�� r�7j.�1 t!'ey �� ���."'� � ����:��: 'ti. � .._.. .. .. _...._. .
r•�h .��r r ��r' ~
` �M I ��.1 �. �'�� "� / ,, t•'r ;�
'-� ` �� -n � • '� ��,}-,.`�,^i'4. ��� .� , . � ,
. � , � '- A +� � , � .�
,j 1, �''1�✓ } �, � n_�+ ,
�ti � ti �� ���• c ti ''� �\
4•y` ��.\� •4 I� 1,. 1 '���- jr ki,i�-1_ �rv, � +,."+�1,�„`�3 1+n�� �� ti �� 1
!��� i , �{ I� rf l <t� '¢ [��� '` ` t+'Y�'��,7.�'�c! �d ;d .�.
� • � +_ n "� ' �j(� . *�'1.7�t♦ �'�i _ ' .. �'� ..
�'� �� � , �I r . �.a.�' �1 ���y,�y . r• .
* d ( �� , .•'T"•:1 -
. r��I �� . F"^'-•�"• 'I� . ��
... �.1T'-'�1� . !M � ♦ .
.
�1
-
S �
� .�"
. J-
.S'�� �6 . : � \'� • .
'4 . '�.•� •�, ':'�,1i�� � i�, � �Y� T�-��.,_yp�!. ��., ' � . �-.
4 `� � :�� .��. `�� ;, � .� �iM$����;►a�'� �t�, 1, -� a.
�� � '�, ��^a .l 1 r i��,y' � 'h�t� :'•� ��� '�� '�� 4 + 9,��. ,.
t •.Y �`� � � �,,' ,„ : '° : , ,• : . �`. `(`,. y ,� .
'., '� ;,,1 c.,' `': ' � `,
I.y Y �'�.,r ,� .: ,,k'y"�� � {�}['�f , +�
�.��y � �`.� IN`'i. • � ��..���` �T 7 � '� i 1��r i_�J . , ,.` .
.���5� ]�� i �.`4 �f?''.' � �i,/.. � v.�t���� ��'� �,�;..� � �
��- � . .,f_ •� �;;� -�� � ,
,
^�'`. ' � .Yr�' '� ',` .� � r' �„i�: ��''"�� �, ^
���� ' Sb.r .,�t�,� � , •'L1 ry,r 1{�'�:4' �� c... n ., � ,�.
� } � f ������f� M ::r .
-..�.i k• ,�• r'� � •' Kl ���J� � ,at4F�'En ti''F�`f s���y\�`ti�_"�6r' �.! �,�q���.
w. ��i;rrF'{� �,M�,�� � '�� «� "� �i+;. 1 �y�"y`ie 3. Y .�i?1 ' ^�
bs
;�, ..,�. .� :1
r M� .i� .( ��. . P
.,`.�- i+��' �j 4;�i5 ,. b-.� - -�� ,,.r �..*, �i'4,� r'k � �. ',.
� '�-y T�� �bt�y � j;��. � 'yi ` � ti •, ,,x�Sti���?E�l�.` .T(. t '?;�,..,^k ^
rn. � ) �,-�� i�� ' , vt�
. �.... # ., , , �,. h.
� , �
. �� . ;� �,�,;�, ,,
� .` ..� 4� . ` . � -'�` ttL.��,,� .♦ , �.i A . ..,�7:��.
��2�+. . \��1�! \`��,Y?v� ., .��.it�`5�i1 ���. . � � .� `.�';�i
f. 1) N i � I I
R 1: i ',�.��• `- � 1
_ �w � . � s o I
�� . I i .d?,�jl?� `• /�T ���� 1 I1 I I
-` _ ...' . A�i�.:)� � `_�f 1 i{�
T� �-n
6.J ,� . �� .�i f..�t �� �,..' `I ;1 ,���t#}� .
._.. ..7/��iy � ' I 1 J f��.��(���'�it:
. t,�
- 2 - �r , '� t -'' i � `
�� ` w, .� �1��v�h s j, »�'� � r4}',( t ,� �
J �� �.�� �; � ���•
a -�� ".�.�1'` '!�'' � -r r:, ' . � ��,�,� .;.l•
� M�� ' ,�•'�, � ��l ��~ t�k
' �.��. .l'1., �'�r�, ,.., � -
�!- � � eY!�J- ' � � r
� ���a' ��� �y r'�° , , � '` t 'd.
� ;.�;• ;� �•�� .: "� F�' :
„�{ ..� ��X.
l, � � `�����t� rl���I J ' �' y ���yj �
� �.. �.Yii .� (�,��':3+� j{k�'�,yf•. •�. �t�� �7
".� ��5. � �i���! S I�Y`i��%"',,,�I�' ` '' .�w,�,'S� .
�l� "� ," i. ,v � � /',� �, . J , „ .� . e
�r ' �i ���l s JIf�M_`n• ( l � � -�+.
� `� � , ;�L�,.^t ;�`' p .,,.i,} . � �,,. .t;' /` . ��f�.f ,
l � S. .� '�, r., ,i,�`j7�� + !'pJ�,''�' .1
'.>.
- i �,+�;>'' �. �3t"; ,. A��#�.. F,
� •� � �..• , � �' }. :
;.� �'�7��;.'- ..� �c f• . . '�!r . ����':�; - ' .:
_ 1 :� 5:. ' �(� �r. ?��..�•:'r sti�'/.�l'' / � :,�i.4 t.W
�� /' � � �1 N �..'. ^ <
�.� � .�: .��r'..' - ` y�.
y �� I. �+��' ^�t�� (�.�•���• � �� .���.
r i f,,��C,�, , +�ri �'� f
4- � _ ..ij.�i,y�: �x. 1 � f 4� x �.� .
� .t �•h .��= r,
i • .,; :.�'� . ., 1 fi+��- ;
� �� � . =j.j•' .i ��',�`,jw.;y�.t.� �'_ ' '+�+iry� ,��'. %
P�+•� 'G^ ��R.".d�: �f�. ..,{ y •�' c.
� �� ��� � �t�• �r f 1, � , ~ �'>
'r' ��, ,� �r ;�,
� f i�� � ���C. !'� l! ' , ~`� +,�� `?
l � '` � �� : , �" •.
�^ w:}��j~,; .4'�j' �" ,� K •? � �`��
1. •
S� I � y, �iv .�.�y J '�� � I ! �' y+Y��� ' ♦
A/ ,r,n,t^1'•�'� ' � �l� .� �.(_� � v. r�;�+ �� 9
� .�.e. � �S 'K'}i� (�'� � r . �.�j
� f `� �j�jz��"1� J X .i:��; 'F * �.. '��•.
,� '�y lkS=vy} r'�'. �'.y. r .!r '�,. '.. fi�!'j
i '� ,nM.�}�`�� � '� ,!t,+/• ' ' • .� � �.r
4( c�yf Y l�x,��.�'Si�;; �' ti� _ . . . ,. _, ' ,jt
i 1�r'`'j .�1'Yw •1��,'.� �� �' t :�,M t'�1� S., �e
' ,� r�* :! :,��J•,.. � .. , . ,.:� �s�� �+
, �'
� � • •V!y #,: �t
��' �. v ��y';' .i� ti' , . � ,
y L�
� '( � '!yr �` 'it � `. •+� �Y' t � � �`'� ,,4
��5 1{E '� c � ��' f C��r� ._.
cb �S', •.;�� ��'��L�r���' �.% �,� s• � �t
��5;ry fi•'�'+ .� �. ._1 \ i. : '} �� `
,, �.j �.,�;,-�n r�,f' � ) „f�-A.�' :, �^; ����1 ;.
'( a �t�(� � , . �; ��-t..-s,+.
ty�� t ����'�'O.��h y� ' 'r ' r�,I~ �X �. � �i' • ",�hC�t�
; ,,�. � '�'� •+ 'y�'r;• .' ";. s.
s,, _,
� 1 �; . .r�y� . ,.�, % ..�.;c�� ,����. �' ;"fy�� :�> ti
' i 1 `' ,C�'. � ( `'� _ "t;'�. ��?: ��ti
�i`�i d i✓�•. ` ; i •�4:..`•L� �,`.'�,yi;. ' _ . �'•�� 4 "
1h' { �,t�� �;� ,�' yt+�+''�'�",.,Lj4•�'� r1' al}� � �
��'�,1�' � �y�'�., �+'�`N`,�+'�''.`•'a' .,�.:*`i } �',''�vfi�j' - �`M "� � ,.
` 3�"� �� � '� ��. .�r' r:� k„ �:}'� �� . .,T�}x ��~,,1�• ;�
I` �.i �x,�=���• �{��� �/ �� �/{�"►�,"', •� :�S",,�;,+�.+� � �'�`�� }�
a �!+q7 4
� � M ,.nt�y`t`�E`�,�. :.�-y` �1; r,.�,j��,��r.: e;�Y �- �°�l✓..� ' �: .�.�y n�t!�r -
fy �y .�:yt�� ) �' �+S i �,ti� �' , , �. > ,`,�7
� f ��w^�j., �~, C `��,� YT�rLL / ��+ yi
� ti.- ♦ �'4. i"?� �, Tl� Y- t r. .r, . �t � �yT`a�t,. .V
� �.� .��i��
`��• Y ^.K���'-�'`� �" . rh�' J`�,!t, v� -j,��� ��-,ti{v"�4` �'�'� '� ��
� iF� � i,�'�'�ei {`q a.�} � .
r �tl� - ���tf�l ,rti �,.i� ryt :;� •s- . . • ��� i;'
.'..f, �` '� �,r '1 , �
�A' 1. "!�s�z�(5..+'v�111 �. '�°' � �.x
, ',\�,r 5�� �• 2;�, ��,rr
.-�`A`a' 1r r�:''C'v�' il ,� .,
� , ,,,r,���`��� �,��
+''t' ';.?���4y�7' +,—i:„"'�' ''P�� ' ` ' �"' .I
.L � �,�}� � '-i� - � �, t.
� Yr�. i• "+��[�' �'.1�{ �� a i �� . i � '��y
� �' :'�+ � ��' �� ;+F Y4.� � ' 1�'r ut`.V
t � 4 'l- -;7', ./,� R .r - .y. `i►; , '�1,��,, :�
�, , �.} � J.. �i $�.,r.:.a• c� ..�.:• `
�,,'k _ � ��' '�� �„x. , � � r �.�
4 �y. -� _'$' �y��,!!�,y� ^�' , ?:
C '� �i• � �,}� ��rQ'�%::f yy r c.�7. w
i �� i. 7 .�� '� -i' � i�`�.
�� '� M M}�pt}r�l� 'C1���y��.r +` y`' �� �` a`I �,1
� <� "' ,j� � w�,�.�,� �, � t �' . �4�
} ,,.� 1+�,.�+" ��.Lti t'�"��St ;'��, ,��-� ��. •!„;�.a �'. .: t: ti
,,, ��(}� ? ,r .,, _,�*�,��y •R:.?,'` ` �'. •:` 1\ +�
. � [ �
� ��
., '�[a _
.. t�IC�� r. 'l,��a: �^ri, \•� 1
. ..? +�, �'�. ..�s
,� ..i;"': ` t i�jy � �{�•-'�'{'� .i !�.-� M1�'���� .��1 C.? �� �»-y�h '!�.,- 'F, � �,
: ;,�� ���.''i��. w T � `4"�.�.�.4�ft� '{ '�.���y,t �.. +�-',< <.
�[� e .,�"�l''� �v�:�M �'��e i. �, � 1 * � 4 S ' +
M1F ' ,.;y��'�i.��fy�.y�,�,�'�6`�)rt�yh ,�'�'?�`�. �,tiK ��y` .4:` R .ti
,a i yk� �j;Y2'G{lr�a.}��, {F�. s� ;. :� � 1 ,. 4 . ,
y$ rr,,,J�' ��{ �Ar �i �3�.� �`'�`f�� . �,[� .�,.+� - �
a�,�,�"�;,� � .'''.��4��'r.-� >i;< � ��� . � �_,.---� .,.;�
, �
.. _y, t�.r_..� ` �,..._�....�i.«�...�.`e r. .......� sc. . ,,., t. _ w...`_..t_. .�, �;,3
EYHIBIT F
� ��
� �
� � �I'�� of Ol�►OIOTO
� � - . �
,� a�, Municipal Of�ces
Street Address: Mailing Address:
��`� '�°�G 2750 Kelle Parkway P.O. Boz 66
kE81rIO Y
Orono, MN 55356 Crystal Bay, MN 55323•0066
July 1, 2004
Tlieodore L. Capra
2549 110`�' Avenue NE
Blaine, I��IN 55449
RE: V�ri�nce Application 04-3010, 60-Day Review Pei�iocl Extension
Dear Mr. Capra:
St�te la�v provides that Cities shall malce decisions on zoning rec�uests within 60 days
from the date of lpplication, aud tllat this review period Inay be e�tended by notification
to tlle applicant. Your application �vas received on April 21, 2004 and considered
complete on June 9, 2004. The 60-day rcvietiv period will end on August 8, 200�.
; Because your application �vas tabled by the Planniilg Commission at the June 215`
meeting, and you are not able to submit plans for the July 19`�' meeting, the earliest
potential datz for final Council action f�lls after the 60-clay period ends. Therefo�•e, the
60-rlay ��eviekU pei•iocl is /rereby e�tentled a�i adrlitional 60 days to October 7, 2004.
Your application is scheduled fio appear before the Planning Co�nsnission at the August
16, 2004 meeting. Revised plans must be received by August l lt�' in order to renlain on
this izieeting.
TlZai�lc you for your cooperatioiZ, and if yoli have furtller questions please do not hesitate
to call at(952) 249-4623.
Sincerely,
C�ItY 0�DI'0110
c���'�-�- C�L�a�--
Janice Guildlach
City Plaiuzer
Telephone(952)249-4600 • Fax(952)249-461h
www.ci.orono.mn.us
......��.......`... ..,� ��.�.... 1'�L>llllll 1 lJ
ORC � PLANNING COMMISSION MEE1� v
- MONDAY, JLTNE 21, 2004
6:00 o'clock p,m.
(2. #04-3009 JAMES AND DARCY LOFFLER, 1690 SHADYWOOD ROAD, VARIANCE,
- REVISED PLAN, PUBLIC HEARING (6:09-6:15 p.m.)
Leslie moved, Chaiz• Mabusth seconded, to recommend appro��al of Application #04-3009
James and Darc}� Loffler, 1690 Shadywood Road, granting variances needed for the i•evised
plan:
1. Lot area (0.39 acre where 0.50 acre required; does not meet 80°/o rule)
2. 75-250' Hardcovei• (Proposed = 3,557 s.f. /10,780 s.f. in zone = 33,0% where 25% is
allovved.)
3. Subject to Cit�� Engineer acceptance of gi�ading and draivage plaza.
VOTE: Ayes 7, Nays 0.
Fritzler urged the applicants to adhere to the approved variances and discouraged the applicants fiom
enlarging hardcover surfaces, i.e, backup apron and deck, in the future.
Gaffron advised the application would be schedttled for tlZe 3une 2�, 2004 City Council meeting.
Mr. Lofflcr thai�l:ed tlie Plaiuiing Coinmission for their service to the conzinunity.
NEW BUSINESS
i
3. #04-3010 THEODORE L. CAPRA, 3534 IVY PLACE, VARIANCE, CONDITIONAL USE
PERMIT, PUBLIC HEARING (6:15-6:32 p.m.)
Theodore Capra, applicant, was present.
Gundlach presented the application for a proposal to tear down the existing house and reUuild,
removing approtiimately 2,356 s,f. oi'hardcover, although the applicaut is still requesting a variance
to perniit 4,676 s.f. of hardcover, or 32.86%. The applicant is proposing to remove 320 s.f. of
existing tlardcover wiihin the 0-75' zone ancl would ihen comply wilh the 0% hardcover standard fo1•
the 0-75' zone. Tl�e lot ineets the '/2 acre standard as well as the width standard.
Gundlach pointed out the proposed house plans leave only 349 s.f. for allowable non-structural
hardcover and if tlze applicant were to construct the proposed 3+sta11 garage at ihe road, 1,368 s.f. of
driveway hardcover would not be necessary. In sumniary, she stated the applicant's property is
confonning in area and width, and ilze proposed application meets all other setbacks, includinj
removal of the non-conforming detached garage at the road and the non-conforming shed located at
the lake. She stated staff finds that no valid hardships inherent to the land to warrant approval of the
hardcover variance.
.
Further, Gundlach advised the applicant requests a conditional use pennit to allow grading all the
way down to the shore, Proposed site grading would consist of a substantial fill amount on the street
and side of the home, which does not require a CUP unless it exceeds 500 cubic yards. Gundlach
referred to the City Engineer review comments in Exhibit F of the staff report, dated June 17, 2004.
� Page 3 of 22
MINUTES OF THE
ORONO PLANNTNG COMMISSION MEETII�TG
MONDAY, JLINE 21, 2004
- 6;00 o'clock p.m,
(3. #04-3010 THEODORE L. CAPR.A., 3534 IVY PLACE,VARI:4I�fCE, CONDITIONAL USE
PERIIIIT, PUBLTC HEARING— continued)
Lesiie moved, Rahn seconded, to table Application #04-3010, Theodoi•e L. Capra, 3�34 Ivy
Place. VOTE: Ayes 7, 1\Tays 0.
4. #04-3019 ��'ENDY SULLI.VAN, 325 CRESTVIEVV AVENUE, VARIANCES, PU�LIC•
HEARING (6:34-6:40 p.m.)
Wendy Sullivail, applicant, �vas presei�.t.
Gundlach presented the applicatioiz for a teardo�vn of the existing vacant, old and dilapidated house
and to construct a new house. Site remediation would Ue required prior to issuance of a building
petzllit, She stated the lot is located tivithin a small tleighUorhood zoned for 2 acre lots and that many
of the lots on Grestvie�v Avenue and Toi�l.a Avenue are substautially under tl�.e required 2 acres and
require variance approval to do virtually any improve�n�.ei�l, Gundlach indicated that .5 acre standards
have beei� applied in the past. tiVhcn applied to this lot, .5 acre setUack standards are met or
exceeded, The applicant's plan meets all other requirements for hardcover and structural covera�e.
Gundlach recommeiidcd approval of the requested variances.
Clzair Mabttsth invited comments from the applicant,
� NIs Wendy Sullivan asked for clarification of the remediation requirement. Gundlaclz explained it
was �requirement from the Miru�esota State Health De�arti�.letzt due to the prior methamphetamines
fotu�d there when the property�vas rented out.
Chair Mabusth aslced for any public comments. 'I'here were none.
Jurgens requested pool and�atio setUacl:requirements from staf£ Gundlach provided the
iilfoi-matioil, concluding the proposed pool and patio are compliant with City standards.
Chair Mabusth inquired if there were any lot coverage issues. Gundlach stated tliere were none as the
proposed application ineets the 15% standard.
Jurgens moved, I�empf seconded, to recommend approval of Application #04-3019, '�Vendy
Sullivan, 324 Crestvierv Avenue, grantiug approval of tlae fallotiving variances in order to
construct a new residence on an existing lot:
1. Lot area variance in order to construct a new residence on the existing 0.43 acre lot
rvhere Z aces is normally required.
2. Lot width variance in order to construct a nerv residence on the existing 150' wicle lot
��vhen 200' is normally �•equired.
3. Front yard setback variance to allow the new house to be setbacl:30' from the front
property line when 50' normally is required.
4. Side yard (south) setback variance to allorv t}ae new house to be setback 19' from the
; side property line wl�en 30' is normally required,
VOTE: Ayes 7, Nays 0.
Gundlach stated Applicatioi��04-3019 would be referred to the June 28,200� City Council meetin�.
Page 5 of�2
EXHIBIT I
CITY OF ORONO ZONING FILE: 04-3010
2750 Kelley Parkw�y
P.O. Box 66 NOTICE OF PLANNING COMMISSION ACTION
Crystal B�y, MN 55323
(952) 249-4600 DATE OF NOTICE: August 17, 2004
---------------------=----------------------------------------
TO: Theodore L. Capra COPIES:
2849 110`�'Avenue NE
Blaine, MN 55449
--------------------------------------------------------------
TYPE OF APPLICATION: Hardcover Variance, Conditional Use Pern�it
--------------------------------------------------------------
DATE OF MEETING: August 16, 2004
Pl�nning Commission recommended ns follows:
Denial of the hardcover variance request to allow 30%hardcover within the 75' —250'
zone as the project is a complete rebuild, the property is confoi7ning in area and width,
and therefore should be held to 25%.
Table of the conditional use pennit request to allow the applica�zt and engineer to meet on
site to discuss the proposed grading within the 0-75' lake setback zone.
VOTE: 6 FOR 0 AGAINST
--------------------------------------------------------------
Applicant's next scheduled meetuig is confiizned as:
City Council—Monday,August 23, 2004; meeting starts at 7:00 p.m.
--------------------------------------------------------------
If you desire certified copies of the official Plamung Coirullission or Couiicil ininutes,
they are available from the City Recorder after review and approval by the Plaiuiing
Cormnission or Council. If you have questions, please call City Plamier Ja�iice Gundlach
at 952-249-4623.
- EXHIBIT J
CITY OF ORONO ZONING FILE: 04-3010
2750 Kelley Parkway
P.O. Box 66 NOTICE OF PLANNING COMMISSION ACTION
Cryst�l B1y, MN 55323
(952) 249-4600 DATE OF NOTICE: June 22, 2004
--------------------------------------------------------------
TO: Theodore L. Capra COPIES:
2849 110t�'Avenue N�
Blaine, MN 55449
--------------------------------------------------------------
TYPE OF APPLICATION: Hardcover Variance, Conditional Use Pernlit
--------------------------------------------------------------
DATE OF MEETING: Juiie 21, 2004
Planning Commission recommended as follows:
Table. The applicant was directed to revise the proposal to meet the 25% hardcover
allowance for the 75'-Z50' zone. The applicant was also directed to finalize any grading
or retaining wall plan for the 0-75' zone and submit the plan to staff and the City
Engineer far review priar to review by the Planning Conunission.
VOTE: 7 FOR 0 AGAINST
--------------------------------------------------------------
Applicant's next meeting is tentatively scheduled as:
Planning Commission—Monday, July 19, 2004; meeting starts at 6:00 p.m. .
--------------------------------------------------------------
If you desire certified copies of t11e official Plaruiing Comnlission or Councii minutes,
they are available froin the City Recorder after review and approval by the Plaruiing
Commission or Council. If you have questions, please call City Plaruier Janice Gundlach
at 952-249-4623.
riar ii uo u�: u�p p. l
EXHIBIT K
Janice J. Gundlach
City Planner
2750 Kelley Parkway
Orono, MN 55356
March 11, 2005
Janice J. Gundlach,
I am requesting a 60 day�extension for my appeal regarding my property at 3534
Ivy Pface, Wayzata, M1N ' 55391-9746. Please call me if there are any
questions.
Thank you,
Ted Capra
763-783-8533 Home
612-247-2162 Cell
.
pa9����
�
Oa�� ���'
�6,�� ��o�, �� ,a
cA•
�ay,N°ie �• Qro�O�!
� QpS���• \ F�,#
�o
�eQ�.
co � a,� �
Qro�e � .�
Fsx�
EXHIBIT L �������'�
DEC o � ?�a�
' CtTV OF O��N�
City Pianner, Janice J. Gundlach
2750 Kelly Parkway
Orono, MN 55356
November 30, 2004
City Planner, Janice J. Gunlach,
I am writing in regards to property located at 3534 Ivy Place. I have been to Staff
several times, Planning and Zoning and the City Council with the same results. That I
was denied what I asked for. So, evidently, I must be wrong. I am having a real
problem with the most unfair ordinance I have ever come into contact with. As you
know, I have a conforming lot. But I also have 49°/a hardcover where you can build on
the conforming lot. That is cutting 75 feet off from the lake, where there will be nothing
on. But the ordinance says I can only have 25% hardcover in that designated area.
Th�i is house, g�rage, sidewalk, ev�rything. Whicl� amounts to ��pproximately 2vUU
square feet. This is so unfair when you measure 75 feet off, 30 feet off of the back, and
10 feet off from each side. This does not leave much to build on and that is the 25%
hardcover that we are talking about. So even though I cannot use the full lot for
measurement to make the 25% hardcover, I have to pay taxes on the full lot. This
seems unfair. This ordinance is old and not reasonable anymore. If the percentages in
the designated area were around 35% then it would not be necessary to measure the
entire lot and you could build something that is reasonable in the designated area. The
reason for the way I feel is because of the Hardship Rules. People come in with their
non-conforming lot and they call it a Hardship, and in a lot of cases they receive up to
39% hardcover, even more in some cases. So, I am penalized for having a lot that
conforms. I am sure you have heard this before, especially from me. I want to live in
Orono, in a decent home that fits my needs and one that is reasonable in size. I have an
old home I do not want to remodel. I want to cut down the hardcover on the area
designated for building, not increase it. So the hardcover would go down to 35% or even
30%. I would like a home with a bigger footprint so we would not have to climb stairs.
Most of the living area would be on the main floor. I would like to put this home on the
area that is designated for building and I could meet all the setbacks and requirements.
If something in the ordinance does not change, lots like mine would have a considerably
less value because of being unable to build a proper house for the value of the lot. To
me that is a hardship. I guess I am asking for some kind of consideration with common
sense in�iol����+. If th�s ordinance .vas mak6r.g � rositive differ�nce I could urd�rstan� it
and obey it but it is not. I totally understand the 75 foot rule, I also understand the
hardship rule, and they are both needed. I am asking that you do not penalize the
conforming lots, thinking that you are helping the good of the lake, when non-conforming
lots, in some cases, are filling up the entire lot with hardcover. I am not trying to be
smart. I am trying to get my story across the only way I know how. I am asking for help
other than the way we have been approaching this problem. Please consider another
avenue we can explore that will make both parties agreeable to the final result. Are
there any changes that we can make to get to a fair resolution for both of us? I will come
to a workshop meeting or whatever it takes to talk over this problem again. Thank you
for your time.
Ted Capra
� �
� �d.
� 1
�
t° w iS . .�
- �,@/�'•,�' � � f . �hY4 tit(:
..�� ` .t 8 i •� . ��,, r' � tj r.
'�•�. �l q�;.f : e�.,. .�. t�i' ,:.��/` i .�J� "
ii,�� �g�-��,r�i,� '��:,� v� S' h� r��st/
��3rt;��y�,,1;�� ' �4��, �-'�'rrr�1�`� � t� �
''�� — �., �.
K , _ �yt� �r �; �1 ��ti9 ,. r
.��� � t x r;.�.xs� � qa �. � il'',
� ,k, -''� � ��'� , . . 1 ,y �.. + � _� � r s�.r.;��,a,ybc^�Rhd.1 . * �
.S> '� � �'�r �1�� ��� ' � a .v�� r F h�. ''* f " .�'� ���t'��it ,�,�:' � '�?,
.{f �c: � _� + 'y
4 . � � 1 � � . . ,. .
, 1�.`• / `. °`�["' �r s��'✓t� t S�"„�tiz.+'�' �`;,� �e.
���C' T" ��p —� p� � ���y°��.• ` �, � u�
�� � � Yl> ,�;. ,, y�j, i � ,�,�r ' � ,��` M�`�i�.5�
� f�� �;' '�i��3"� y� y aw �. ltp T. :J�� �. �f. � • o��� �Str.(P•�tl"� �' ,fa��'•��v�14}?,te•f�ih�� !
�(� , +�, c f`.� Y- r r 4�,,A J` � �l. -;�tir.
.'�Y��¢,,,.,�,��+n':¢. ��s� �� ;.a,£r�Y,��f�¢�;� +.' , r::*• „ %r �,r� ' ��w,: ' i`, 'y�}�
�u,�?.�!j�d3�L� � r � � .V;��; � s.��k� v .i aa, r��
^G5 �/ v� F `���nt.^
•�, a ,„', '�:rr;1� , 4w� , -,�
� . _ 1':`-•L�! ..
•tF �=�' �
iA r�� .'S � '��R'_�.. } .Jy ';��„a �:
i'�n �, �� . S �° _ _
; � {
:.ryj �LE".`�1��'F�, `i � Stiw 4 � • / ,r ., _ :��
4� , i4
� �:��4'.Q�r��.:: ����i! �{f�''�'� '' ' � 'ei
. ' , . . ` '�ty� ,-..,{,. -
- ��,;r _ . ♦ � "^'^� >e � �.-;r:
,.,� -•. �'r 1. f'�. f j4 )4. K�+C� � q`� ' -f F i
��..
.>�tr_ J r:,,- t, �t' r.+ !. �.^�� � ,;,,r. ,�a F��.�C'. �St�eM1��'Ss•.. ; _:
` < , �
�
r r.r'�"�.'a
.,,., =� �` ii,e*�,t r,
>u�2!� -e�tv 7:-. ��i"YY r"�� � .�,7 :�.: . l�at r 17j��'���i :c�s�.t��.
:-i,�. 'x�7!'-Y� . ++�sr�" r, .. .'� !, n,���� ..
' -�'�'�fi�F`e+r7��+,�.�,.ru ..�r.. . t r 5�: .. } �'a i, � y, ,{ w�}� '�' �!
?.�_��_�,.tif��_ r, . ��w�,��r� �� s7 i ...:e; . . . ' :��1�°vJ"��i�� tig
, �t
� t� � �, 91 �� ..� ���<?A'�N��%:�� f .i�
��� wra�r ., � � ' ... „ � ����� � , �> :ei13, .h't�. �ti°�y.�.�'� .
� i � �
.�ex a {'' i`,°..�"�4�:.'�'��flt�''�{`{•:' 1r �Y+,.�,,�ti.v :` s :*t��'4���;`�"' i�
. .�`s_Y;,., p.. 7� _
, ��y� .-� ti .3 :,�b
Y wa, y.�. �a � k..., � ij�� .1 ..
A ., �n� �. p � � � �"" oryi�a"�"'s,a���{ . � ' � ��
µ� � "H'' .,{�i'' ' M� - a g y(j s
hrti y ��k s er,��..;�'A � f �.�qsSYy,y ��� `1l.• ' ��.��, y ..i� *,��
� `� ���d .q�v.+' � . a . � ` „ �'�.. li��� , r..1 µ �..�, ve T'^9�°�y"��ft �h.
"S`' ;:''��".• � � _ .i��� . �
:,,� r .'�.� 8�- '�i,� � . . 1�:.� �a I .l L�i "�`fa�;r.�� ��y,�.iFiF..�' 1 -. . ` -
�� Y,� ��u�. �RC���' . . .. ... _ '�� x!t, ;,` � ^ 1� i y �' �.: "`y�i"fc'� .t�j'�7h�t-..
..�•�* y� v • �''! •�,�� , i=�4�� � ��
r';� �' . �T� .� :_ �S S � �'J�~� r,p-_-. "s'�r��.�',,.n.
e �
h �:fl,l��c , ^°ti�+ 4 �,' 4 �� - '` . � .,,y ' � �.: '1'T r*�pi.`n r#'����'«Y*
_..a. � .. ����✓ �i'`'uli.�.'wn�u}t}T�"��j °�ra�A"...k-__.�, {�.... ����.�n..,-:� ! :.a:�- d..-��'4� .x-...., *..o.-"�.""'�'.,�.+..����'*��
�..j. `: f .,g�� ^,���ri/�I y�t����.�/' � ••�,�g�AT r. , :� � t ."+ � .
1a7 �y����r 'M�.' .'.4'A I�'1-..'�s�S�Y'�� •.`Ia. � � , . :T. `Ca �~ �� �, � �� ��+.�.7,l:�
i.: ° ��. �Tf '�}� �.� ,S � ,^� .. ��', h ��c �YA`�>S�?��. �..
g��y '� '�M�"�,�� / '�S r �{��rk ..�
>'��."'` .�?'P F'�`� -e v.�?:�.c_• ,/�i) , t� � . •�;�y µ, ^y�`r2�;�,.�:�'�-�`r�}���'
�t§�, n f� �. � � . 1 � k .. Y'' s i�q�'
4� �� � �f �^ �.. :�• , ,J,w,ei P t�h��� � r r
, � � �����-
,i :..� `� �.l+„ ���o� �,.. � .. ,�• � �" S S•,?r�.�y,S t i -
. N . . ' �` � r' ,,;�`��4��)x�`..���
_ ��� � :
�� S�
N��'��-�
.� _ _ .5
'.� .`.\_ 'a..� � i: y� ,�`l�` '4,, i , �"� - ' !-� �,r'1'�''`'a�5, �,kY ri
y� �� ,Y �'
. `f' /�, ' I' '�' /j ����.�i��.'
.,
I . . �� t ��f, ,
� ��. - «s�.".. . . j, t .1 i
�i� j� .._._ . ..... , �� .. } ,'. � --_ �fjt�'
\ • t
4 . � � �
i .
.. Y� �W !.�j.} _ `- .: � I . . � �r�, '° S
;pc , .y/ ,
_ '�� �� / '.Y �' I y/' 1 'rq !
li, --- _... ._. Yr: ,.; ){�y.� ,
.��' �1��, ��� (Ya�.�. {I� ,} ' �•� �; +�� '�, !•f �•.S I� �
:.:, , , .-. ,+,:(, ,,> � �� � _ '�fC,`�. � '4'��`
�: ,� � ` ,� �.�.
��r�„�f.,. '�;,;> �,;,7 � ��' _l��k �,�� �
{�'.' �'7• -��
-- ��I$+ t�'' .�.'.YIb�'•i��iF•' ��� r� t'.� ; : .�� �j . `y� �
,��� s .ti� /-,�(`,��,il�Z� � �i _ ��d t ` i
�/"l' -' f� .�,V>.:� _ _ laf�T'rF'�'+t
1 — � �
/� � r�
-'�• � � �' f � ~ ��i Y°�.:
��. _'- ;r l'� `� �: �„�, ,
- ��_:r^� t-ce.�r...- v:. , }� t 1 ,� .
.. � -4. 3,� `� '�}.�_ �� i f�Y ��, �t .
}.•� i ... r�i�1S U� ���'�^xr'tt :f
-��� i:. �' � , �i.� 1 �- ; �.,M . � . L 'tY.p.,�,y,� . r M�.,rt�1
' `� �� 4wy'.�, i "'��'tryJi�i ..'`t rub��s�,- � .r S � ... Y .
i ti� r �. � . �� ,.1
„'�-. . �tl.. ' J f7 j / tif � r1,y�. J � t! '.1 •
�{-�� . . _ ��. .JC,.��t��.�1'i 41 .�� u j,,'4'''4_ . � �'i .3.. ..A c
�-_� : • 1 a '�. �.�' ���"! ��.� } 1.�i� � . �-�� � ' ,.� r - � - �
'� �. -i+� t���7� t. � -. ,. �i i� .. s+.LYrTM�'' q�h..2{��A1y�'E. - � � Su� C . � ..,r .
x
. � ' � . y , � �r' ..l�Y��fr��}`x�f � i .- . . `...� .;.
, ,'4.�,.} t'�'tvgss� ' '
��'� ��`'� i � - ,�. , m �a
_, ��'- _�=�•� . .' - ;.-� 4 `X,�r�1+yr fr� `�.� '�.��� . . .
„ y �
. � �3--_ . ��,'o � --�c a � , .�� _ . . ! .
� ' ��1�r�;+� T �. 4 �>�^1 � i �,y�1i�e : u �'';�r � � ., �
1 1 1
1.��"kt���reh + r �� � tii> >�t� / c ( �" � t
`�'� ' ' r,•'• ..4Sy pvr i" 3.-:/� � � � r„ t � .:.� I 1 �� f a?I � .
fP?yu..�llJ ;'� �L � ?� �P;� rf y�.. �ti ..^Y� � r��7��i s � S,I .r �..ti.+ ���s�-'�`� i� .
. . �"Af�Jd 1'��i�b �1F',�,t 'r'�' IIi'kt�bl. r ;� 1 4 Li +nT-#T`t ��tr� ' 3 1 I:LS1� � � .'lU J 7 y'.
• . .�`� �.���Kk��Gn,ya;i/�t�w���f�Fr"t� ��,� .����-. a..�� 1 r .-�m,�Li �''� y \ �'tY h � : :�„^5 ,.sr'
'"_'�.�1 �4t iy�(3;��,�inry)c Y�x���:)t"� . �, . .rx� . a . ... ' ".-.r
� . y. �. �f 1�)il/,ti/ F�r�7 Y�7 Y,1�.� n .� , i A �,'�y( .1..� . . � . . . ..
i� ':'r u 1 r Iti �t J'��''1.��1 V. r f ,� IL � l>.�,. .
� ` - .�:^. ,���`�� rh,��t��t��Y�� ��4 L ,�;�,* .• «+Y��kr .'1i�s+t.
tYS�! 'k` 'y,� � +
._:7-s ..'fo f� �r t,�+�t�� v i���J�, ���F ��'� h,�k�'' 'h .�*R� MtC�.�r�.t .� : ,
J�F�� . 7�,v�r4� P i Csi�m ���r��y� t�k'+s r . ''h'`� c"� � '� 'i�i T� �.��+.,
� 4i�c�a+�'°� �
,� � yy"f, J��,+a.-�,�(� 4 ! t�e1%�i.i�� � . ,�Yp�c ! r ' n ,
�}U � i�^�l{'��,Wlt�,����Er'NL�et45t .:�� t _,• �,` y'l,�f`�t�7�J'�� ��.: 7
jr . �.,�Y+. .4`i�Ir ; y+;�t x�i� i .Y � �ti'"��y,i t I �. � �.:��'
c ;� �,�', � . � �t ,�*�,�,''�i,pe,� *'�+' �� ,�,N'• °hl i , � �
• `��tt� d! :f ���� �`,Vµ"'y`u^/`,�;;�, j � .� .i "a.�� P r,.r1�.,�p`�tf�£t�.'�Y; r ,y;�' i
S. ,rre��. ,h,,1 � � � `!t!'�,��,�� 34J.i '. 1 �'4�� f��. .
-;.�� � . al['y�'�Dy �„ '~f'�t�'"t �r'��'t�t+�r•"�+at'r�y :ti ��ik F ��ti�J���'"�'' "il'�t' },�� � ��.
'.i.�.fi:' �- '�Y , �'jJ�41,T±�«>fi,`11'i t�3r.�+p�a�,,.�^w5 � v'('rtl t�vr�%�'ary�i� ���.''� `},' .
� i..�: ' .�1� n�. M1: �.��.��'" 4��"1� .r.1t,r .'� 4� s�,,�,y 5��i (I ,� : � , .
� �..�,.j ..,n. ri a�'r .7� . ����r � �t� li tY���y.-r � �'�.'��� �! �4 �.:slf��' �.�(�.� .
`�,,� ' 1 K� +..� lt 4+¢,4,_j�� ti .�j,�' . . �l� y=N yI',( ..�j.�'1U 11(L� „�'" �� ,�r'J. .'. ��t �
� ' �'' � � � <
f, ,.S . r��,.�;�,�,• �a r �ref �'�y��.� M�.-�� �.� � �`\? 7. ��... �
r. � �r! �! '4ii�r � f��'.�,., i �lla a Y° � Y�'� y. �d� i � h
3 ♦J �� � �'� 1'�i ^Y��i �i'R y�� ;13�^ 4 1 1 �. . � ,'.
� R .� 1
A .�r r. i.'� r i�Z�YF' ;� Z �,,� ����;; } � iF�v,d � x� w f ' �� �i i d 4 �'� t .
. a'i
,c ���"` ��i!� � ��� � y r�
`rj- h , !�, ,� t
,l �� 4�t 1�J}�� � F ':� r� c? G'Fr � � :�I ' 7 V' 1 i��f�)e}}�
' ,1� T � r� '�' �� jl � . s � i �,.
� . � .� �1���: v��+�,fi��1�.�� � � � �f� �i �.,��++�j
�d' 1 , � t � J� n- 'i51'%� �,i y![ Sl ('+ h ft�Yi��-� �; � {f �. .�� .
-:.�, .S�_��.i.+J!�:� . �-�.� .�. � '��y u�d.1Y��F�f`�1�'' y ��F N+)���� f�r I .
��' �.. .�.JfuL..l: ..t:.a( �.» .___.
l S t����,� SC J S o� rU U�7�f �-��2'� , �/����J �C�Z��C,�� l-( �:.
�H ._, _ ,
��� j��l�j�L �U l 1 I 1 l�� ���' , C;� }�r t-f-��LE SL ��-�-'�-I�� l �;%
�� � . __ �� ,�
;� �C,l IL��C_ ���-�..� ' �.) l�-S nj�- -�-�- �--1-- �• � (�� � L-��.:�i
o�►�
� I i �
�-��,���� � ��,` C-����� ����7 ,�-� � �--D 6 ��<S i �� � I=- �r �--J <<_ �-
�
c;�� ►e�� rv�L_ i-� vz�S �, .
" This is the one that really blows my mind.
#03-2962 ROBERT AND JOAN SWITZ
1740 Shadywood Road
Variance — Resolution 5136
This was approved with 39% hardcover.
� . '
�,
M1NU F THE
_ ORONO CITY CIL MEETING
Monday, a h 22, 2004
` � 7;00 clo , p.m. �
*7. #03-2928 MICHAEL MISCHKE, 1972 SHADYWOOD ROAD —VA ANCE —
RESOLUTTON NO, 5135
Murphy moved, Sansevere seconded, to adopt RESOLUTION NO. 5135 gi•anting
variances to ailow construction of a detached garage and first floor level deck for the
prope• o ated at 1972 Shadywood Road. VOTE: Ayes 4, Nays 0.
M
8. #03-2962 ROBERT AND JOArI SWITZ, 1'740 SHADY'�VOOD ROAD,
VARIANCE—RESOLUTION 5136
1_��yor Pe#erson r*_�.oved ancllY�urphy seconded to adopt RESOLUTION NO. 5136
granting lot area and hardcover variances to allow construction of a new residence for
the property located at 1740 Shadywood Road, Under discussion, Sansever��stated he
would be consistent with his previous vote. VOTE: Ayes 3; Nays 1 (Sansevere)
*9. #04-2973 MINNETOIYKA CUSTOM HOMES, 4753 NORTH SHORE DRTVE —
CONDITIONAL USE PERMTT—RESOLUTION NO. 5137
Murphy moved, Sansevere seconded, to adopt RESOLUTION 1�I0. 5137 denying a
conditional use permit to permit a retaining wall and gi•ading withi❑ 5 feet of a
property boundary for the property located at 4753 North Shore Drive. VOTE; Ayes 4,
Nays 0.
10. #04-2976 JAMES AND JUDY PIERPONT, 1801 WEST FARM ROAD — .,
PLUMBING IN ACCESSORY STRUCTURES CUP—RESOLUTION NO, 5137
White moved and Sansevere seconded to adopt RESOLUTION NO. 5129 granting a
conditional use permit to allow plumbing in an accessory structure for the propert_y
located at 1801 West Farm Road. VOTE: Ayes 3, Nays 1 (Murphy} �!
Council moved Item 16 to precede Item 11,
:
16. #2765 KELLEY PARKWAY—DENTAL OFFICE SIGN HEIGHT
Dr: Carl Berg was present.
McCarthy Construction has requested a sign permit for the dental office at 2765 Kelley
Parkway to allow a larger sign than was previously approved. Summary of the approval and
application is as follows: , -
.
November 2002 Approval: '
Monument: 13' 4"wide x 12' high= 160 s,f. per side
, � Sign Face: 8' wide x 8' 6",high= 68 s.f, per face . �r•
PAGE 13 of 23
r.ls.rillsl l 1V1
� � o t�
' o � p o `` � ' p 00 M O � t� O � .-r � ` � N ,00
� �l O� a° � � � � l0 � � �O rM,,,� 00 � t� v'�' .-� .
. U d �/ r: o�o
b
� > M �D [� O� N O O� N l� !r O � O M
N � � 00 00 � '�t' O� K1 �' d' d' O U'i �i' [� d'
� pa,v N M M N N M N N N c� eh N '� N
Q
Y ,
N �• •F'�" lI'1 O C+1 00 O �--� �!1 d" fV O O O �
O C7 ~ 00 �t' v'1 O M �O O O o0 (� O 01 � 00
a y � c�'1 O d'� � Vl V� 00 l� N [� V) �-+ � �
6a x w '--� cn � cn .-• N m oo N � r+ N �y.
�t r+ o O o o p o O o
° c� � N rn t� cn oo m N �n � � o p o�
�t F°�., 'n' � .�-� .-� d� l� �/'1 � �O � � V� pp O�
'' vi Q �^ �--� �--� O �-+ O O � M �O � O
i � � �--� N N � .-+ N G1 r+ � � .-� �--�
0
v
� � i .'
x o � �o 00 �O ,-� oo cn o �t; �o
N y \ p 00 M �' O O �' C' �' O t� � [� C'
�n �iC �"' c+1 M �h M N M d' M M
r �
'17
� O ^o O O � O �fl O O r-1 O V! O O � O
o Q°`�. ' O O r-1 O M O O r-1 O N O O N O
Q
a1
K M � M O V�
� •X .°�.. _ o N 00 o m � C� �� �� N ,,,~� o � C��
W
� � N O cr1 O m O O � O � � O
�, •��^, � ,� „M� ~ � NI � N N N �I � � NI O�i MI
,°a c�i ^o � k ?t i< X y� k i< k i< y� � it it .
� '.� A � � M G r�-+ � N O � � � � � O
A � �--� rl rl � � ri l� [� 'ri !}' h �
� � � N 0�0 0�0 N � N � � O � O � �
� y � �G �-1 N N O O� � M M � O �,�y v'�
o � O �--i N .-� [� �D � M O 00 �t
'..� � N M M `ef' *-� N � N N � N � c�'1
�n �D �-+ o0 0o N l� v1 c'� �D O N N
�D m oo N O� O O O� l� O � cn N �
� �k O � O O �-+ N N �-+ oo O .--� N N �
°� � � � � � � �k � � � �k � �k �
G� d' N M l� [� O� N N l� �O O � � � �
• a m �G �n N '-+ O cn '--� N oo G� �n �t �
o Ls. O� O� O� O� O O o O c0 00 01 O O � O
N d N N N N cn cn cn r� N N N c� m z N
O
cn � U U a; Q1 d U W d' PQ PU U Q; Q U �
g •� .-, r, .-, ,-, r, � .-, .--� .., ,-� r, ..-� r, .--�
• � i i i � i i � i i i i i i O
a •� a' t� �i a' c�i P4' P,' a' R�' c�i R�' R,' R.' R�' �n
N Q a, �-1 i-1 �l a a a �-) a a a a a a N
N
�
N �,,"
'C7 'b
a) b '� � cn
�d b � �
p°�., R�°., .� � P��, � �' A y ��., � � R�', '�
`� ° A > P�.�, ° a�i �' o r° c�d � � •� �
� O p Q � � � � �" A1 Pr � N � �"
r" ? ;= :U � a� � N N ,� x li' O
� 'd � 'i b ,� �+ .� U � cd ,c� � �O
�+' .� .� c�d � ..� � � � A. cd v' � � �+-+
� U Cn C/� P-i (Yl C/] '�.`G�i al I`Zi V] pQ � W C� �
v �t �n O rn �n v� O �n v� �n O d- t� �n o
`. O ct �t oo M l� Q� G1 �O ,-� o V' �O o ''" �
�v O d' I� d' 'cr' l� �O �O C�l vl c�1 �7 vl �i' O
Q .N c�'1 �-+ � �-+ M �--� N �--� d' �--� � M M c�l
3c
� � v �
c�a� > O �, O N O O N O I� � oo � 00 �
� > a.� � oo I� '-" �D � o �n .� N � M � N
� Ucy ,-� �-+ r-+ o .-+ ,-, � � .-�
Q �
� .
° > � �D � �--� o0 00 M d: V7 !h �D l� 00 O� O
N � � M �1' M O� '[}' M M O N �-1 Ch c`�l d' V�
� a" i N N N � N N �n M M � N N N r+
Q
°' � �t' M o0 N O� N O N v1 �--� M l� �n N
> '�
rn .-, m �n �n �n O l� �o �t �n [� t� o0
a o �'!< �D �n l� O l� N �n �t v� N �n l� t� c�l
¢w �t c�i M M �t N � � N � M c�l N v'i
� [� O �n [� � O I� O �n [�
° nt N M O � O� ,-� V1 t� O N O� oo � .-�
N � 'Cr [� 'ct'� M 01 00 � � M � M •--� 'd� �Y
`" �n � �D O� oo O O M 'ct' �O O c�'1 l�
o � N cV d' N cn ,-� M N ,..., '�'' rl N �--� rn
U
'b
�
x o �
v, 5 ,-. : � o �r �n �o 0o d; � � rn o
N � v cY1 c' N C' �' d' cV �O N d' z � �F' M
� W N r-+ N l� .-� �h �n m �
�
`� o ^o K1 O O O O O � M l� �"� O Q� O O
pQ°.�i .. fV � O O O O N H r-1 �,�„� O O O O
Q �:
C
'�'� ' o ' c�1 v1 O O O '� d. � � � O� O O
a •� .°�.� , N �� N O M O � N N � '.�� O O O
W
o X O vl O OI O) vl � O V o O�I NI O O
O t� O N 01 �--� � O .-� � �O o0 O� v�
.., ��, � � M �--� � M �t N ,_.., �-+ N �-, N N r'+ M
,° aCi �o eR'i >C i� it X St St X >{ ?< k i< i< i< i<
(� cY't [� O � O O O N O O N O
� 3 � O M e-S O� O � O O � � O N O
A .-� M .--� �--1 r�i �--� N ri ,--� � �-r ri rl [�
°� � � O M � O O � � O N � � � N
� N V1 l� � � �n �n � � O .�a, 'd� r-I 1f1 �
o `� �O M �i' l� M �--� N O 00 M �
�l �t' Vl V'1 M O� N � � N � �' N N N
l� �O ct N 01 O �O N r+ N O�
p �O �O �n •--� O i �O tt O� l� i oo �D
� �t ' , l� N � l� l� � t� 00 l� 00 � 00 00 �
� � � � � � � � � � � ' � � �
�;:.�
��k oo �n d' N O � O V'1 O K1 � M v1 �
� cs. , eh �O [� N N � t*1 O � r-+ � M N �
�° Q ' N N N N N Z N N N N `,� N N 'z,
ao � W 4' d GA � U U Q' U U U W pq Q;
� � � � � � � � � � � � � � � �
•p � � � i i i � i i i i i � i �
N A �+ �i �i �i �i �i Ra (yi �i �i �i P-�i Ri Ri
a �-a a a a �.a a a a a a a a a
b
� � '� o .� � 'G � � •G �
� a •� .� (-� � � �y La � d �1 °
° � A Q H � k� cn � v� � H r�'
� � a� > a� � � � � � � � � �
� a� ,� '� � v� '-, °' 'b cn '� ;� v� x
a`�i � o Q o o �, n p o a � � •G
N a � r�i� w � Z U w U Z U a z c�"
?? c� �n o m �n o �n v� �n �n v� o �o �n
•o i0 O� N N N N � l� r+ �O N N �O O� N
'd i•O [� l� d" � M d' M �t 00 �O I� .-+ 'cr •--�
Q �::��N C�! M '--� r-+ r--i t'r1 M M .-. M r-+ '-+ � .-i
. � �° o o '1 r �. rn � O0 .--� �n � ,� c .-+ � a � � o o v N
`° > a� �� � O O H � � �n �.` � � cn vi � O� N �i cV O
,, U �y � .--� iv ,-r � � � .-+ r. .-+ r-+
Q � ti
'� ,
° > [� 00 O N O� O O � N O N Q1 O rn oo O O
� N � o .-� d' �!1 O �F' �1 Vl !f' �!1 I� 00 Vl CY 00 Vl (�
� � p°',�'' N N N M N N N ' � M N N N N N � N d'
� a
�
� F .-� � �-+ . I� oo N O �O �/'� l� vl O N
� � �C � .-Ny � c�l �.�,-� •--� V't Q' N � �n O� �1 �f' 00 I� o0
b � �' N I� �D [� oo I� Z �t '� � d� M O� � �O O
O ¢�o �t �t �n .-� � �-+ N c�i �' N N cn N �-+ N �
M Ly
r�i
,a >!
v� o �n v- � c� �n �o 0 0 0 0 0o c�
N °� at N � rn � o� N � Vr O� O � N N t� M o0 �
I� � ty '' N �O l� � N �n �t V� � N � O� t� oo � .-� �
�y �n Q o N [� � �-+ O m O �n N � � oo �t M c� N
.� o � V'1 N M � .-� ti o0 .-� �y � � � �
� U
� �
�
O
x ° .�a �c �n o � cy o0 0 ,-� � r .-� rn �? �r o
�� ,N � � a� �• vi �n ri o� N � ri �`• �r m o 00
� W v ,-� cy � � �-. ,--� � N V N rl cn ,--� �n '�t
�v
`^ o o O M O �O et O I� O V'1 O �. M O I� �. O �
o Q �°�,., O \G O .-1 N O e7' O M O N N O l� N O N
d
�'
O
�j � •p ^o O Kl �O cf' O [� O N O M � �-+ M � O
� o' •X .°�i O �O �� �--� N O tt O [� O N N � N � N N
M W
�
�-i
p F o OI OI O O OI O vl OI O OI �n � �'I O � Vl 00
,L� p ,'� v� �O � M � �O � � O V"� l� � M � � O ,� �
,CS .,, 'v� .c �'L,,, N =. N M N ,...� M N N ! oo N N NI � N �.,�I .-� N ,,,,�
�' a y :7 � �j i< k ?< � Dt y� x ?< it iG y� K iC k X k i<
� A � A yt � �„�.� p 00 � 11') O Q N � O � � ifi N C� O
� kI N r-1 N � M � � M .--� �--� � N ,...� 00 ,_,_, O� tn
,.5..:.:.
I
rl �
1
*"� � ^ ` N O *-� O � N O N O �D M O O et 00 O �„�
.� 00 [� 01 � �,,.� \D M N O l� r-� �!' M \O M O �
y d `�-' N � �n � O N oo O M O N V7 N v� �
p � O� M N � O� O � O r'i et �O �--� Q� M �
� ,� �!1 d� �n � � r-i N N c� cn � cn c�1 eV � N �'
h�
+�
•� • v1 ,-� � O� oo I� N M I� vl � O � N
O M O � I� �O O� �!1 � �D � I� M i O M l� .--i
a � � � � � � � � � ` ' � � � � � � � � �
� p� � oo � o0 0� c� �o � rn r, r• � � .
• c�. rn N �" �O � � O �"-+ v1 �n o0 01 �+ O�i � r�i GM1
� u. m � o �fi v� m � o v� �o �n t� o v� �n �o v�
y N Q N N z N N N N ,'7.., N N N N ,� N N N N
� � � � � � U � � U � U U U V U � U U U
� U
,'� 1 ��� py �--1 �--1 r-1 r-1 e-1 r--1 �--1 '--1 r--1 H �--1 �--1 �--1 '--1 �--1 �--1
I I 1 I 1 I I 1 1 1 I I 1 1 1 I I
^d o � Ra P-i' �+' t�i W� R: 1�.. �' �i Ra C1�, I�i �i �i Ri �i �i
� N A ; ,� ,.a ,..1 ,� ,...1 a a a a a a a a r-1 �-1 r-a
a�
� a� � R7 'C � •d
� ,',, . p � cd N � �, ,?, cd N ++ 'i7 "C1 't7
'' ` b � � A r� � a � z r� � � a c� b o �
y � � .�..� �, +� � � ,� > � v v o � a
a , �° � �o � •o � •o o � � � °o °o R� � a� pq
a� :d d � v' � a � Q; a' •� o � � 3 a; ,� �
° � � � � ..� � � � b o � � � `� � a �
� � ' �:' PU �4' P�l Z PU ��-1 U ; � GQ U U c�n E'�i� � � � U
� �.. O U 1 O O v 1 O M O f N �O l� �1 O � N O�
� � �.0� : '--� .-� l0 00 N M 00 O���. 01 O� O� 00 [� M � O M �'
G� �!1 �!l N �t' I� .-• �D ,. O O M �O � 00 �-+ oo �h vl M
� Q '.-i cn N cn m ,-� •-� N N' oo � �y r-, �-, N �o .-• m cn
#OS-3085 �
' Murcli 21,2005
Puge 1 of 2 ''�
Date Application Received: 1-18-OS
Date Application Considerecl as Complete: 2-7-OS
60-Day Review Period Expires: 4-6-OS
To: Cliair Rahn and Planning Commission Members
Ron Moorse, City Administrator
From: Janice Gundlach, City Planner�
Date: March 17, 2005
Subject: OS-3085, Julie Kreslins on behalf of Jul Aim I�ic. and Building Owner Aleck
Overson, 3455 Shoreline Drive, Conmiercial Site Plan Review, Public
Hearing
-----------------------------------------------------------------------------------
Zoning District: B- 1, Retail Sales Business District(20,000 s.f. minimum)
Lot Area: 0.953 acres (41,521 s.f.)
Lot Width: 185 feet(100' required)
Application Sui�:n:aiy: Applicant requests a conullercial site plan review in order to obtain
an occupancy and/or Uuilding peimit for property located at 3455 Shoreline Drive. The
applicants are proposing to convert an existing back-side lower level vacant space into a
beauty shop/salon, which is a ermitted use under the B— 1 zonin dishict.
Staff Reconamendatio�z: Staff recommends that the Planning Comrnission discuss the
ingress and egress agreement and the shared parking agreement subnlitted by the applicants
in makin a recommendation to the City Council on this use.
At the February Planning Commission tneeting this application was tabled to allow the
applicants to work on a more acceptable parking arrangement that would not require
variances and to confii7n whether legal access exists to the rear of the building.
List of Exhibits
ExhiUit A—Existing Iugress &Egress Agreement
ExhiUit B—Proposed Parking Space License Agreement
Exhibit C—PC Action Notice dated 2-23-OS
Exhibit D—PC Report dated 2-17-OS
Existing Ingress & Egress Agreement
Mr. Keaveny, the adjoining property owner to the east, has submitted a copy of his Title and
an associated docunient which confii7ns that access to the lower level of the applicant's site
does exist. The language of document#1176635, noted on the Title, pennits this ingress and
egress oiily for the "owners and tenants (Uut not the business invitees)". The language of the
proposed Parking Space License Agreeinent, attached as �xhibit B, grants the right to use a
limited lumber of parking sp�ces to Jul Ami's, Uut does not appear to grant access over the
Keaveny property to Jul Ann's Uusiness invitees, which would seem to be a critical rnissing
element. Staff is coz�cerned tliat this docuuieilt will noC be recorded against the chain of title
on either property and its pei7nanence is also a concei-�l.
�Y'j ��� W EXHIBIT A
�
o ���
�
o•
_ � •
. Q � L ` � 1
u u w.N �
� � L o W -�-+ � �
• � � C ''.t r ; .�«
m � m ot m w i .o C
d C m ._� � "' m
C �t�, N L p. o — ;
� d � W '" +� ^ O �
p. !�r aJ � U � C
' W tll +� 01 6! C � � a C
� y = � W w A 'C � ftS 61 n
t�o Ca �C W O '+-� u � ;n t�'� i
� F � A � � o � _` � � o
� *'{ v � ,.JC. •� : r� N -� p � `= '
p ,u d .r a� G G :
� y � � ° � oaN � � _ � -
V rn a �'c o ..G °� �
O � aD � d N �i O �W R3 C ""' �
� v. �1 .d I� W t� C
� � h�o .-�i � r�i L G '4" t9 � C C c
�� � Pr . _ 'O t9 cd ri O � N i
'V N � � 1+ it d RI � � � a
� 6q "� CJ ta 'O •-i � V G `e
N � � A. �0 G. sd p ,�,' a� �
� � � d • � a o�+ e c ro c�'� :
a�i d � a� W c s� P � C 4� C
y 't�
. `bm � � � ip � Cc� '�J w �'" � '� u
� � � � � 'C ►�1 0�J O � �D =,
"�O'' m y � w �w 7. +, a � � a
c � .-r � m � t9 _ ° u � � o ,
�c � eo a -... ,o 'C b „ d m a � -- ►r� .
`^ � � " ~ • -� � .-�i o m '{ a�i +_`�- C! � �
� � . N
� � r� .�. W � 'C7 O '�G" �-C{ o � .G ta j
�
O a � � ' � N � `° G H a+ v� . . � d C� -
� � �j L m N l+ to
� rI ��C U L � T .`C 4
� � C 7 � M1�
y � b � em1 A O 1�'. "y W � O C
� � .0 , i-t C�.� p � m �L C c
� �• ^ y -
n] � y ��y d � r �
� • y1 �' T] L 'O � b0 Q � C � .
� c '0 � .
� h � � � N O O C m y W r1 � ` .
kl � C �•di A �o� io tC O �� � ;
e � m _ �, 7 �+ v1 p a; i
ri O - �N v�
, of i
^ d L a '� a1 w �`�-1 -�-1 m W d Q' � e
� r �
o a a n d . d . �'r �,i o�° w N � � �' �
z � G � > • 3 � .� ,.� m � . . � �� �
� i+ � � `n" ' en G Ci u r�! O ' 'N . � = O e
+�.� e� ro .. � ^d � a�i a tpn i.+ W � N ? �
r� !a m G ?� � J�+ y � r j
� d ~ � G � r-�� s�. a o o a � � � � �
d c� c�G m N d m �1 d aLi y v�i � y m i
� �C . � d y,� w I� W
H 6 ,a�,+ .,�.i � y L-] L w �+d. � 4 � C p�j i
G•r � � � m � m C"�
.a �, �° �°, � a � ,c d �
� � �i bo �t -� m�7••. o. �v � � S a
e. d � � a � P ipi m i��l Z � U � � �
�Z CS! � m � G1 F+ � ,u � O v1 u d ' p �
� N' cu +' '�" C �"'� +� St'�. O aul d � 1~n W �^L � �
� Z �+ � � f� � �' 'n.G n+ O� •.-, .'�r C QI �
I
c �`� a� o S � t-y� H a�o v�i W 'J c�-� ri � � � <
6! �"� � 'rd � ' C1 � O O . V � 6i �
x ' ° ,o � 3 �- '''' � m '' `
m m .0 �p " �
�O � � � �'. � ia � c � G y _
t�� � c4 m e)�� �, a � - - 3 � :
� a �
_t°�_- C� .� � � � F-�+ m n �m � v
�nn•.r 41GT.G7.�11'M/7.4� 1.1?7T..7 Mb�r .r.N!�u�^r�i.i n'�=iT qc►n7,-Gt-?iHW
Z00� S�IOJOAI 370M, 98tiCZai�Z�6 X�1,3 9E�Oi tiHZ �aO�Z/L�/CO
, r r� ,
�''��` � 1 n` � I
� != � � � _ i
. ��" `� o � � . R� _ � �
. � .� � ' � ` = '
� -�-� .:� K - ; '°
� ��� � � - .,� � �w � b ` s � � ' � �
W u `3t .� 'y �"'� �ii �� `- � � � .�: '
Q � r �> �� � : � _ s � �
,� � � - ; � � ,,,9
�„4 Q A sr � � � - R � � _ 1S ''� � � � ��
.11 r � �, . •, +D , ; _' .
„ y � ' � � . � � _;t � "-�
'� � +� � � �. � � � = � '°' � _ :
v � � � � p _ tl d � � �;
s : � � '_M, _ - _:�,; ��
.. _N � � �ii _ .�, .+.• � ��a,:�. , � _ � � '� o 't � �n!
k �� � �;�� � � � � 3 � � � _�. �� ; � ��
� y, , � �. ,�.�. ci : � .:� r
��• � �I �tl [i �e*� � -.�1! .�, c a �l.. , , ��ei•• 'r'�
� � � ��
�s �� �4 � ,�/ � .�! �'`� � . ` a � �� -
� �� • U' }� .' � �� • ';. i� � j � �,�i � �i
s,��� �y t.1 H �+'�.� � Q ����rr • [� ' •
r, I'� ✓• � ■ � � �� 1�•
� L) �i.� '� 1� #�� �'.M �'1��' i I � , .•�1
� � A � � � : � � Q �
� -� .�. �s s.� +��*� �Y� �� .� � R 'a: M , "� ,,� •�
t� � ft. .-� � � � ' l
� _��� � ����� �� � � � ` .� � � -� . ���
�l i.'� T3 � ;�2 ..�:rv � � c i ��',, �d '� � �i _
D � � - � i _ _ ';� � -
� �. �� � � ��? �.�'_ � o = _ � � ; .� �i�
� ' N�� -- � � 1�E''�+ �� '� u �„ � L � i r, �:� al.r
� _ _,- : � � � .� ,C,'1_Q�'.
.■t iti-� r►.t R. ��.� .�lr•-- !7 � ;
� �� � ",� � '�+ � •� � ; _ � .� � _ M !; �
�, �1�� eIL YI �J ;!� p - •� _ . o �� +�t
` • _�, :� 'f�•-'_3�3 ;fJ � - � �',:
;t
d w'�.► d ev y� �� aa � +� : e ' ; � � a -L=�' n a
' �n �� a,� � � •` � _� � � -� "� : - '� _� i � ..�'J
� w-� '�i�0 � �+ .�:� � � ? ` � Q �." � ,� �.�
�� � r� ai d v � `i�t � a.� � O 'O r� � '� � � - �- -e�
�� ' ., � ■ 7•t s� , V � �+ - _ • � '� ;!�-•i,_
o �; � �.� � �.� '� � =�.� � � � �� ���� �.. �
x � �,j
'� �' � � • � � a ` ��-� ` '� +- r� � •��� �
' 1� Oa.�.` r � '� 'S�l � � 1- -
1 Z � O �.'�+'� � 'C ` �. ?�_ ' � � .:� ! O ii
; � �s i.� i.� T4 , '?� f'4 v -�w '�'? �i �
� � Q�� N FI ■ � .,d � � '�ti " � � .�C .� •� �1
.
"i � . M.�`i� �-1 lt i) : ' 0 C� '+;�! 4'1 �'.� „'s. i ,�-;� d �,f a'�.��_
, � ' a7 t '' W O C�. t�4 t� U � :�"1 '" . - . � � w,�
s� �/��'.� O D 'V � v =���\ 4� � ? � ,�j
� g I`.i Q M• � L O � 1. O � 7` r�j r�� ' i ti .�i � � �
Q � - � �. `� � ,^' �� •�i, , � r � �
, � �� i��� �t! r ' a ��.L .�-. � �a � , � �' � ' �� �'"',`
� y �. �
� � •
� • .r � �.7 R� �� � � ��-.� L �"�, �� � �1 -
� 1 o c� . .s� - ,p -.�:�� �� � - � �� '� ul
�i '�� ��rt, r► �' M � . _�; �' �� ".i i, �-, • % _'� �d
� �+ a �.� +-� :'� ti;.�-1 ���n�i'�.Q. :. � .� -� I .�
. ,�, o ' ,,� , �-� - � . �- . _ � ; �
,i„� y}, � ,� � �� �l.d � � ,r �1 ,,,� /'� j,y � +• _ i q.. -�
; ' +i� as,-=a- -v ' a � O �1 s t'R' -Q • '�,. .. ..1'`-• 'a�x v
•" � �.
; � -rl, C � � C � _ �" �6 �� ' - . :"
� � rQY ►`��Qy � S� ����� Q�� �..� �� 1 •y � r ` 1 � T � .� �
� � � �J �� T � � � �v�� 'V ~ ,� ' � � � � �
+� `� -p `� _ . �� � .� .�
` � � � F t+ ■' � � � _�� . ' ^ "_�' :�! _ `� �� �• : _ � i � •:1A �
� � ' _1+ ri �O �
' � �C' rl � � : `'� :�..� ( � �� ''�i ..#� '1� RA
� tt. � �1 � 1� V7 '� �04 � { �°� ,`i �,�,r�' ��
" � �t O -i► ii C � �� J�i :�i�i� i. ;� � � I -�;�
.q � ���
; e e� � tJ -ri Q , e • � ` i�� � �
� � � e �� r`'j � ► �er ni' °�i � � �� �!�n.�
� � � � � � � � � �� .T� � �� �
r.,e J �p t ,,;� ;�� : ��'° � - H� � 1� � ��•
�+OOC�] f,OC�'� 99T9Zfii�i7.96 Sii0�0�i 3'IOh1wxT.�t Ml/jt �T.N9gZf.�'Z6bZ�Bl��3 9C'OT IRHZ��a00Z/��G/CO
UJJ lUf LlJ1J�./ •V�.d t�..,ta.��s�.�..'�� r..��.+... .•...�..•....�.n� . ..�'� ��
_ EXHIBIT B
�
�
� PA�t�NG SPACE LICENSE.A,G�tE�J.vlENT
�
! parkit�g Space Lice��se �11„�re�z�ea�t ("Agreetnent") betwee�� The Richard M. �eave�y
�'arriily Limited �aa.rttx�.et�ship, as "Lice�;sox," a11d Jl1IA1111, Inc., d/b/a Jul Ann Hair Fashions, as
"z,jlce�,see."
�
ILicez�sor owns the real prope�ty at 3a21-3435 ShoXeliaa� T}rive itz tlie City o�NavaxXe,
Mir�nesota, �egally described as: xr�ct $, �t,egistered Land Suxvey No. 1422, He►uiepin Coux�'Cy,
Mi��nesota(l�ereafter"Licex�sor's pxoperty"). Lice�isee is or will be a tenant of the property that is
located at 3449 51�.oxeline Drive ai�d ��L�icl� is adjacent to Licet�sox's property (hereafter the
"neighbori�ag pxopez�y"),
i
� The pa,rtxes agree as follows:
1. �,iceaa,se. �xcensee shall have a liceaase�or the use of tiap to_pax�a�,g s�aces in
tlie parlcing aarea o� Lacensor's property t�aat as adjacent to Shorelia�e Axir�e (�,erea�ter the
"Li�ense"), by e�nployees or clients of Licensee's hai[ salox'� (to be) operated on the z�exglaborix�g
pro erty, subject to tbe terrns of tllis Agreeax�e�,t.
�
2. �,icense Fee. I.ice��see will pay Licensor a lice�se f�e of$ per month, on ox
bef re the day o�tk�e ��aozatla, .for each month tl�e �.ice�se is i��,e�'f'ect. The license£ee �oX a�y
pa�xaa m,onth will be pro�ra.ted. '�'I�e .License fee will be subject to adjust�nent every twelftl�
mo tl�that the License is ita.e�ect, by not more tl�an a curaulat�ve total of 5%per year.
3. Termutatioh; Tert�. Tk�e l.,icense wil( terminate if Licensee �s deaa�,quea�t in tlie
pay�C►ent of the inonthly lice�xse �ee or i� a�ay other obligation of Licensee pursua��t laereto, and
eon�ti�ues to be deli»quent after ten days w�ri�tett noti.ce to Licensee delivered or mailed to
Licensee at Liee�,see's �ast known address. Licensor (o�r Lice�,soz''s successors or assigns) may
alsq terminate tl'�e �,icense u�on, or at si�y ti�ne after, the occ�.ix:re�ce o� a�y of the .following
co�!ditioiis:
(a) �.iee��so�sells Licensor's property;
(b) Licensor enters into a lease with a tena�t who wial occupy t11e lower level, or any
part of the lower level, of tl�e btiiildia�g ox� Licexasor's �ropex-ty, at�d such tenant
commences occupancy;
(c) �,�ceA�sor, or the�resent or future tenants of Licensor's pxopezty, need to l�ave tbe
licensed par�Cixtg spaces avai�ab�e,in order to satisfy zoning or od�er reyuire�nents
of any govexx�.taaen.tal autl�,oz�ty (wlaether due to a clza�ige in tlie ti�se or size of'tlae
j bu�ld;��g, cla�ge oz'applxcation o�'zoni»g requirements,or othea-wise);
(d) �,ic��so� eo;�x�.�.�,ex�ces rexa�oval, reconstruction, substantial r�modelxxxg, or st�y
additio�to,tbe existing building or other impravements on �,Gceitso�'s pxoperty;
(e) .A,lay pa�t�h o� �iceAasoz''s pxoperty is caldemned or taken, either texnporarily ox
perA�.az�et�t�y, by any governmental authority.
'.I'e mination pursuant to (a) tk�rougk� (e) above will becon�e effective ten days after wri�ten not�ee
to �,icensee delivered or anailed to L�ce�see at �,icet�see's last known address, and, Lice»s�e
ex z'essly agzees that Licensee Ilas i�o rights or expeetation rvk�atsoeve� w�iic�� wou�d aa� at�y way
iin�ede Licensor from selli»g, leasing, Kemtovizag, e��aA�.di,x�,g, �'et�lodel,ing or reconstructi��g the
bui�di�ig or okl�.ex A�,pxovez�e��ts ola Licei�sor's property and terininating the License by reaso�a
ihe�eo�'. Licensee also agrees that the License is personal to �icer�see a�d w��� autornatiealay ,
tea•minate if�,icez�see c�ases to opezat� a k�ai� salox� oia tl7e �exghboring property, for a��y reason,
EXHIBIT C
, CITY OF ORONO ZONING FILE: OS-3085
2750 Kelley Parkway
P.O. Boa 66 NOTICE OF PLANNING COMMISSION ACTION
Crystal Bay, MN 55323
(952) 249-4600 DATE OF NOTICE: February 23, 2005
--------------------------------------------------------------
TO: Julie I�eslins COPIES: Paul Overson
21965 Miiuietolika Blvd. • 14821 Maywood Drive
Excelsior, MN 55331 Burnsville, MN 55306
--------------------------------------------------------------
TYPE OF APPLICATION: Coirunercial Site Plan Review
--------------------------------------------------------------
DATE OF MEETING: February 22, 2005
Planning Commission recommended as follows:
Table. The ap�licant was advised to revise the application to not require a parking
variance per City Code Section 78-1516 and also to pursue a formal easement agreement
fiom the adjacent landowner to the east for legal access to the rear parking area.
VOTE: 5 FOR 0 AGAINST
--------------------------------------------------------------
Applicant's next ineeting is tentatively scheduled for:
Planning Commission—Monday, March 21, 2005 peuding submittal of
revised plans incorporating the Planning Commission recommendation
noted above; meeting starts at 6:00 p.m.
--------------------------------------------------------------
If you desire certified copies of the official Planning Conullission or Council minutes,
they are available from the City Recorder after review and approval by the Planning
� Commission or Council. If you liave questions, please call City Plaiuler Janice Gtuldlacl�
at 952-249-4623.
L;XHlt31"1' ll
#OS-3085
• February 22,2005
Page 1 of 5
. Date Application Received: 1-18-OS
Date A�plication Considered as Complete: 2-7-05
60-Day Review Period Expires: 4-6-OS
To: Chair Ralui and Planning Conunission Members
Ron Moorse, City Administrator
From: Janice Gundlach, City Planner�
Date: February 17, 2005
Subject: OS-3085, Julie Kreslins on behalf of Jul Ann Inc. and Building Owner
Aleck Overson, 3455 Shoreline Drive, Commercial Site Plan Review,
Public Hearing
-----------------------------------------------------------------------------------
Zoning District: B — l, Retail Sales Business District(20,000 s.f. minimum)
Lot Area: 0.953 acres (41,521 s.f.)
Lot Width: 185 feet(100' required)
Application Summary: Applicant requests a commercial site plan review in order to
obtain an occupancy and/or buildiug permit for property located at 3455 Shoreline Drive.
The applicants are proposing to convert an existing back-side lower level vacant space
into a beauty shop/salon, which is a perinitted use Lulder the B- 1 zoning district.
Staff Recontmen�lation: Staff recorrunends that the Planning Commission discuss the
parking availability on site and the access to the rear of the building in making a
recoinmendation to the City Council on this use.
Pertinent Zoning Ordinance Sections
Sec. 78-642. Permit application. All applications for a building permit in any B-1 retail
sales business district shall be reviewed by the council and may be referred to the
planning commission for review.
(Code 1984, § 10.40(2)) �
List of Exhibits
Exhibit A—Applications
Exhibit B—Applicants Narrative
Exhibit C—Existing & Proposed Survey w/Parking
Exhibit D—Proposed Floor Plan
Exllibit E—Floor Plans of Existing Businesses
Exhibit F—Existing Building Signage
Exhibit G—Proposed Additional Signage
Eahibit H—Aerial Photograph
Exhibit I—Photographs
Exliibit J—Property Owners List
Exhibit K—Plat Map
#OS-3085
- Februnry 22,2005
Pnge 3 of 5
' Rear 35', 30' 97', 7' NO CHANGE
Left Side (west) 15', 1 S' 105', 102' NO CHANGE
Right Side (east) 15', 0' 0', 0' NO CHANGE
Structural Covera e
Total Lot Area Total Structural Coverage
41,521 s.f. (0.953 acres) Allowed: 6,228 s.f. (15%)
Proposed: 4,960 s.f. (12%)
Hardcover Calculations .
(These calculations are estimations as a hardcover analysis was not submitted and most
of this hardcover has existed since rior to ado tion of the current zonin re ulations)
Hardcover Total Area in AlIowed Existing Proposed
Zone Zone �-Iardcover Hardcover Hardcover
75 —250 30% of the 25% 0% NO CHANGE
ro erty's area
250—500 60% of the 30% �55% NO CHANGE
pro erty's area
The City's Zoning Ordinance does not provide for different hardcover regulations for
business zoned districts. This is mainly because the City has very little area zoned for
business (approximately 2% of the entire City) and the issue has been overlooked in the
past. However, the Navarre area is located very close to Lake Minnetonka arid many
businesses exist within the 75'-250' zone and beyond. Because Navarre originally
developed long before any zoning regulations were in place, many of the sites do not
comply with the current code. Although hardcover calculations were not required ar
submitted, the site probably contains soinewhere around 55% hardcover within the 250'-
500' zone with probably nothing within the 75'-250' zone. The applicants have not
proposed any increase in the hardcover levels however, a hardcover variance would be
part of any coinmercial site plan approval.
Access
Access to tlus site is at two locations: Shoreline Drive at the center of the front lot line
for the street level businesses, and through the Keaveny site to tlie direct east off of Kelly
Avenue for the lower level. Staff inquired about the legality of this shared access with
both buildiiig owners and it is clear there are no easements existing for this shared access.
Should the Planning Coinmission wish to approve this conunercial site plan review and
tiltiinately the use, the building owner should be required to obtain an easement for a
shared access. Staff feels this may be problematic should Mr. Keaveny wish to sell for
redevelopment, which could affect such an easement over the long term.
#05-3085
' Febru�ry 22,2005
Page 5 of 5
Jul Ann is proposing to use the existing sign across the street wluch is 2 x 7 or 14 s.f. to
be displayed on the street side of the builcling. Tlus brings the total amount of signage to
be displayed on the street side of the building to 126 s.£ The applicant is also proposing
to display a 1' x 4' sign on the back side of the building near the proposed entrance. This
brings the total amount of signage to 130 s.f. where the Zoning Ordinance permits 185
s.f. based on the street frontage of the lot. Staff finds this to be acceptable, however the
sign must be located below the roof line in order to comply with all aspects of the sign
code.
Zoning Violations
During a site inspection performed on 2-11-OS is was noted that the area behind the
building, within 250' of the lake, has accumtilated various items of junk and debris. A
review of the address files associated with this address reveals numerous notifications for
removal of junlc and debris dating back as far as 1995. The following items were
observed during the 2-11-OS inspection:
-truck or tractor tire
-picnic table
-numerous chairs
-awning supported by metal posts
-fitness equipment
-scrap wood/pallets
City Code Sections 58-1 and 58-3 require maintenance of private property and
prohibition of storage of junk cars, furniture, appliances, and household furnishiiigs on
private property. As part of any commercial site plan approval the applicant and/or
building owner will be required to remove these items from the property and comply with
the above noted code sections.
Lighting
The applicant is not proposing any additional lighting. Existing on site, there appears to
be one pole with a light and a light near the entrance to the new space.
Issues for Consideration
1. Is a parking variance of 5 stalls reasonable?
2. Should a shared easement for access to the lower level be part of any approval?
3. Should compliance with City Code Sections 58-1 and 58-3 be required as part of this
application?
4. Does the potential firture developinent of this site impact this use negatively?
5. Are there any other issues or concerns with this application?
Staff Recommendation
If the Planning Commission finds that parking and access requirements caimot be met
tlien a motion for denial is recoirunended.
If the Planning Coinmission wishes to approve this permitted use, then a parking variance
should be granted, the applicant must obtain a shareci access agreement with the adjacent
pro�erty owner and comply with Sections 58-1 and 58-3.
EXHIBIT A
' Application# � - . U�
Date Received I �`� U� ,
. Amount Paid � �dU. ��
CITY OF ORONO - GENERAL LAND USE APPLICATION
PROPERTY LOCATION
Site Address �
Type of Application to be Filed
Property Identification Number (P.I.D.) �
�
APPLICANT .
Name =i v L � r� �,t �i.i c_ . JU�I�. �CV�S l/i1 S
Phone (home) 9�C�- `j '���-� �ds� Phone(work) 9s�- �i7/- �� ��s'"
Address �%5��.s %�.,,,,v�= ���;,,i�� F3���,>City %� �-,-� ���� Zip Ss-�.� / .
OWNER if different than applicant)
Name ,��.��'� G". Q����� �
Phone (home) 9.5�� �.�/° .S"��� Phone (work) /5/° ��,�/� ��
Address.��.�>� .�'l�d�r���� ��. City ,��.s/�c�cli�/ Zip ��yYd
Date Property Acquired � (monthlyear)
I (do) (do not) also own the adjacent parcels of land. -'yf/,/1 d,�€,��
r�jC�i"0
FEES - CONDITIONAL USE PERMITS - /���( M�Y��� �'�
�r,✓R�1�v�GC�� M�
� $600.00 Residential A�cessory Use �"3c'�
$600.00 Institutional (church, school, etc.) � �
$600.00 Guest House/Guest Apartments
$600.00 Duplex Credit/Bldg
$600.00 Commercial/Industrial Use
$600.00 Land Alteration + Permit
Grading and filling - designated wetland or floodplain
Grading and filling - 501 cu. yd. or more
Grading, seawall, retaining walls within 75' of lakeshore
PRD/PID - see Fee Schedule
$250.00 Renewal Fee (no change from original application)
After-the-Fact Fee - Double Current Application Fee
OTHER APPLICATIONS �
_� $600.00 Commercial Site Plan Review (+ consultant fees)
$600.00 Vacation
$600.00 Easement Vacation
$100.00 Easement Vacation With Subdivision
$600.00 Rezoning (PUD - refer to fee schedule)
$600.00 Comprehensive Plan Amendment
$100.00 Appeals .
Other - see Fee Schedule�
5
r,/�� % � �
r �:. �
f �`,�/
r�t� `' :
�j �r : � � `'% �
t.;, �`' -.. �._.� �
� �°�
o }� o
� ��� ,�
:; ,.��
• a t .a.t�y ,+
�`'� � �'' .:1/f�� G�CY
i
��kESH��'�
City of Orono
Pre-Application Meeting Form
(This form is to be completed by a City Planner during your pre-application meeting.*)
Street Address: Mailing Address: For Office Use Only:
2750 Kelley Parkway P.O. Box 66 City P(anner: �/,q�l/GE'
Orono, MN 55356 Crystal Bay, MN 55323-0066 Meeting Date/Time: T/(D5
PC Date:��� �� ���,���,�
Main: 952-249-4600 :J
Fax: 952-249-4616
What is the purpose of a pre-application meeting?
Pre-appiication meetings aid the applicant in preparing a complete proposal, inform them of the
procedures and requirements of the city code, and identify policies or regulations that create
opportunities or problems for the proposal.
PROPERTY 1NFORMATION:
Site Address: ��.5 �ip��.r1,� �r,
Property Identification Number (PIN): � �
Zoning District: �'f Size of Property:
DESCRIPTION OF REQUEST:
❑ Res. Access. Use ❑ Institutional ❑ Guest House/Guest Apt ❑ Duplex Credit/Bldg
❑ Comm / Indust Use ❑ PRD / PID ❑ Land Alteration �(Comm Site Plan Review
❑ Other: � �
OTHER INFORMATION: �
*Please note: Your applic ion will NOT be accepted without a pre-application meeting during
which this form will be co pl ted by ity sta .
r�. ^
Applicant Signature: �' �� C� Date: �`����'`��-��
f�y� - �
. 1'� �✓.z i. r`= ` i .:�na
4 �
�T„�cFe�,��'�7 �k ' � �''
1 � �
-- �"J!� rtii a t '; a `' , � � �1
�t��1�`y.r�t� Y''^��, ` ���+7.aT.�r'Yr F.J �,,li
'�+3�2
� EXHIBIT B
� ��� � �
_ __.__.___ _ __ . ��-- �v�-/ �S�ia��/S
__ _ _
_ . _ � _ _ _..___�
�vL A.�.� s �i �.,� �s `� x �..
/ 'T G�/� � (3 � �o c��- r� � o•�� ����r p �
�� . _�lJ/�._�i..✓ G � �G Tvv�_�- �v ;
_ _....---- - -�- ---
._. . _ _ ...... . _ ___. _
—_
J 2� ���� C S J tJL �ti�/` _ /�i�v�v F To�k A /`'I U.�
J/"I��— /�`X c.//� ,� ���:' ��i- S�F N /L G �C Lc;:C�A 7 F T /�/�IC/r O F B�— D C-
_ � _ -__ _G�---�--. .. . ..___._� �----- ___ __---�- ------___
.�-
�,9ao,.�G. Do��ft -
L.o CJ� �G�9.v .��.�_� �+�y�� �___ ___ _ ._..._-----_.�._._.FN r:���.��_�E)._ _
_ . _ _ _ _ . __ __
__ _ Hz�?E Ul//G L /�J � � S T/�1 i/U��,5� -- 5��1/�-v G /�S
--_ __ ___--. /�-/_9.J�_� _ _�:5._-_�_._� v.s Tv /t�t_:/� S_. �--�---�! _---��� --
_ _._� _. __. _
.� v r3/,�/G �112��.r� � � ' ' � N �o�
__ _ _.---f�—�� _____ __..__ ----'�"�s.7 s ___�3t'_��s� 5 r�r.a
_ - __ _
----- -----��Ui��s___�3�A�y y s--G,�s /���x�5__�� �_-�3n��;.�0�5 6��-si
. l� _ !�i--____..----
:. ��T���__�.�_�� .�� ��� ___�5____ _ 3 d y__�s_ _�G�_.__ __
__ ___.,___
_. .._,�uRi,✓_G %�___ �.�s r---S�v,��AL-�%/a��_S _...__�`�'%s 51�i��,� _, G*/�S _
/�' _ r, 1 ,� ( J
____--- - ---_--(/���!-/��_!C .j_ __..... _.. .r_.._ � _�:/- -_�<-- �-s-r/-U F�/��
_ - - - --------�----..�---
� _
�. �"//vi2�r� .... �/=�:i�f-----
---- - _ __ __ _
3) �HvTv 1��vcr5si,� G s/yU�
----._ _ .___ _-- --- -
---- — �-- ------------
-- -___---- _ __ _.__
; ��S_T __ G�(/G _ 1�>jj�_�_r/ Q v �_ ��/ O,� �i�Iov�� vv�1�3/-G�
- -----�--- . .
/a-3/- � y
__.. ___.. __ -- - --___ ____.
_._._ __._ --_ .___..___----_----^____--- ._.______ _ _ _.____.
,
�U y � �!J✓_-5 /yi9 s � _rr,�� �il�. __/�U 5i��sS_ . ___ _/�_
.__ D1zv_�✓_d __ __�� 7� D v c_�� ,�� �/�2 5. _ __ -
_ _ _ _ . _ __
� _
_._
s
�I R . Li2se1 Cox
���e�s �S .Tract A; R.L. S . �o. 1422 , except highway ri�ht of way p°r poc. No. 19461�65 ,
nnesota .
City of Orono, Hennepin Coun�ty, Mi
— — --- _" �
_ �_ � —
— ----- — — —
- - N� ��2. l �-fCSA.1-� N0151
SNOR�L j
N87'43'S0'E i84. 6 �
MTC ao. �� .
� : ; � P�x�ha� I � � �
__
�. -- I i ► i I i,. . I
�- _ g►TUM I NOUS--'- �
—' `\ J
�' �`
��' ' � I I..
.� � f ! I
I � I � Pa�K��1� i I
� ( � � � i 1 f
SIDEWALK
�, �, m
O N � cV � 2�.6
, PONER POLE S.� !4.6 4.2 iB.0 5 2 �5'S o
0
0
m
N
3
-7 N 12�1
� ; EXISTING BUILDING ; �
o � N
0
.
. � N
. .. __ . . .. _.. . _—... . a �
(T7 i _ I. � � � „ �
cv V
3 O Q
Lf7 0
:d- _ � l0�.9 80.3
�" � SIDEWALK
�_ Z ` � I I ��� i
I .�� . I ��A�1���,� I
. � i � I I �,, _ .
``� `�BITUMINOUS--�''
. pH '- �' `\,
� ,`
POOHER POLE O MEN POLE _ `�`� ( _`
• ' - z
� ...
. � �.,' ,-�i
� l`•. ;
, .� �)
r.., .... . \..1 •
9
S87'43'50'W 184. 69 -- -
('
;;: -
���` .
PROPOSED ELEVATIONS : __�
Top ot Foundat i on = BENCHMARK, �'���� ����
Garage Fioor =
Basement Floor =
Aprox. Sewer Service Elev. = X
Proposed Elev. = � N MIN. SETBACK RE�UIREMENTS =
Ex(st i°ng E I ev. = o0
�rain�ge Dlrect( ons = --= Front - House Side - �
Denotes offset Stake = � . Rear - Garage Side - C')
SCALE : i Inch - 30 Feet
.��
I HEREBY CERTIFY TNAT THIS IS A THUE AND CORRECT AEPRESENTATION JOB N0:
� OF THE BOUNDARIES OF THE ABOYE DESCRIBED PAOPEHTY AS SUAUEYEO �
8Y ME OR UNDER MY DIRECT SUPERVISION AND DOES NOT PURPORT TO
, SHOW IMPROVEMENTS OR ENCROACH ENTS, EXCEPT AS 5 WN. BOOK: � PAGE:
Pfanning EnD�neerin� Survey►ng Date � /�/ /5� D• '
20! Eaet BIoo�InTeleD ne�(6t2'!�888n�2e9� Minneaota 55�20 E Y LINDGREN, LAP�D URYEYOR CADD F I LE: DWG. CHK.
N . (1TA I I CENSE NUMAER �4376
EXHIBIT D
� . � �� _ '
v� /�,� � ; _ _. .__. . - _ _ _. _ -
/� s/-�i a�i s I _
: _�. .. - -_ _ __ _ _ .. .
��/ 2 � �,,
� . _ _°..►. _. . _ . _ .. _. _. _. c�
3ys".s' sti�R�.����� ��? _ _. _ - — , _ . ._. . ._:�_ � _
_ _ _ _ o
�____:--- ----;--.-_.�
a j�o,,r U, /"� �� _
__ � �
_. ... ._ .. ,._.. .. .._.--
. I i
. .�._... _....._...-"- -...... . .�. ..... _.. �, .
....:-""...-'--___......._.._-_. . _..._ _.. ............... _... -
��d � � � � � ; ; ; � �Q
---.. ----�. _. _ .. _ _.:... . - --:- . ._ ._ _ - .
. ; : ;
_; ,.. ._,.... . _ ;._.. --- -- - .__._ .... ;. Fr ._ _. .��. . ...
.. _ L
' -'�- --- - - --__;..- �-.-- ... ..... _ . ;_. �' _ .
� . .
,
� �c �_+� Q �
, � .
, �
.._ .__
......._ _�.. . .. .. _ . ...._-----., _.---- _ _----'----�, �-- ..:-- --. „r
,a\1I..
, , ,
1 ;�� , ' ��� o
, ; , , , . �
, , � � � , -- -
� ___.� -,---- o- .
�-------�----; - 7--- ._�..._. ._ __ .__ ._. �.1
� ; � +
. , , � , , I �► ;.. - . Q.
--
, , , I , � a
� ' _.._._._....-- ---' - -- _ _...�._-----------�- - - - --- -� --
...- _-.-----_ . .._._
�_._�._- --- _.. �---_ _ _ __ -.._.. _--• r ! `
,
_-._.. I i �
; I ! i ' i ' � ' i0 ' f -
, ' _ .-----_ .�---- --- ----
. � �
__:_._ �_----• •._-_.._.I�._,-...__..__.-�------^___-�----� -------.�.___-• ----•-----
__.__ �._ ___. _ _. �_ . .
� � � i � • I { . : , Z 1
� . ; � �� __ .___ _ _
.. - --_.--- _:._� __._ ._ --
_
..------ _ _.., .... .. ---- "`
� �,—� ��� S � !� --�- - - ---- -- �-�--G—=--�----��� --
_ __ � �
� ,
_ _ :6 _ ; .
__ . . _ .
- - - --____ .-__--.----�.__ .. __ .°. . --
� ' ` i ; i i ; i i
: ,
, �
, , � �
' _ '..._._. ..---- -._.__..._... ..-- ----- - -- - ... _ _ _ ,y_
__ _ _.�; _ .._-___ . .-- ---_ . --- -- - - .. .._.. --
; ��,,} ' �rL�, : ' � ,--- I -- -._ ; i I
, i i _ �.. _ � ._ _,_ . .. �.:-- -_
� G
� .:_ ._ .
---._._.. . . -_._ , _. _.-. ----• ,-----.--._... _._ --- ._ . _ .._.
. . . .. _ �.
_..__ . � ,
. , i ' • i � � , i ' I
. . . � • . �. 1____....4.._. _�._.�_.-._..�.__. ...� _ _ �_ _.__. ___ __._ ..._ ._....
•--.. ...._. .____.___ :....--<- -----�--__..1_..�----------._t_____�__.�._t � ' ; i i I` 'r V
, . ,
� � I � ' --- -°- - - - -- -•- -- - ---- ---- ---•
. . i
........... ...__.-_.---- --- --..._�..___�._�_.�-._._._.,__._-•-�------�----^--�--�-�----- � .
, ; ; � �
,._ ._ : . �.. _ ..� �.t.. .
____._.'_. ' � � �
i � .
� ; ! � � � I � O � j
__. . ,..___ _ __... __..I... _._ _:.__.. _��__ .__. --•------ --- c- - --- - - - - -- - --- -
i i ., .,t. _
.... ..
___ . ... ._.... _ ,
. ._ . i i . ' �. I . 1 � . � i :� .
� ,
. � . ! � ' ' _:__......__�� '..-'-_... .
� ; �� _:._._.�.._�._.....__..--�--_-'•-�-'--."-'-�"'-.,....---•�----._....._ ...'-'- . „"_' .
.. .. .._._.......... ._...._.. ......___. ...._..._-----_._.__.__.__..--_-_---�.__'-_-.-_•--�-` � � i
... . _ . ! . � � � 1 � .
; ,
� �. j � ; : � . � �
. . � � � . � - --°-- - ------- -
� ...._... ...__. . ..---._.._...---._.-'_._"_---'--�--"-----�,._........--'-. .__... _..� f�__..----'� -- � i .
• , : __.
... '; ,_ , . ..
.._. . _. . ........_... -- . .
_. . � _. _ ..... .. --.�,. _.,'-__. . .. ....;_._ ......._..._._..._.... ... ..__.�._..._.. ... ._ .....____..... .__ .. ' _.. _. - --.._...__ _ .. _..__._.. .... ..
__ .. . _._ - � -_�_ r�
� :
,
, ; � � .-� --- .. __.. .._ _.._ _.. , ...----
� ,
._..__l____:_..__�___.._-_.--�------,._.�_.;_._ __�._---�--- _-- ._ ..
. __._ �
._---- --.-----._.---__.__.__ , , �---� , , „�� - . -� ,i
, , � .
� , : � —
; .
; ; . � , .-- �---------._.---
_ ._ -- - -.... ,.. _ ..._
_.�_ u
. ..
� i � qv
._'. ....._.. .. .;__ __.- - -... .....___ __ .. ._ ._ __ . _ . __. _ ..
. . �._._
..-- -- _. .. . - -__... ._ , ,. . . 0
�
�
_... ._ . __.:.._ __. .. ' _ _ _ .. _ _... _
_ _ �
- ST�Q�
. a ,
.
; .
, . J _ _....._ _ _ . __ ._ .
. _. - ._ _ ._.. .___ . _. .
____ _ _..._ . ._..._ ._..._ ..._.. . ---- -....-- - _.... __. _.._ _...... ._ ,
__ .._.. . ,. �° ..
,
� . ; : .
EXHIBIT E
�£��'� ��... ..... t`r`'• � �7
it ` �,; :/ � � � r ��'�"r
� �.
_ i.. I�..
'•'1t11 i;
�.. � , �'�.
�.�..,.�._.,.�.._.,...,.«.....,�.�...,......,_._�w�:j ':�,.....,�.....,w.-.....���.......,......a._,.,...,....,_�� _��
� t
i �
� i
� ?
:� i
't +
i F
r� 1.
�!l E
��
y j:
� t
�
�
k
x
F;
l � �� I
� :i
I 1
� ,�
's
t
�
s
1 $f,
. �. t�
i �
;: 5
�� ¢
����� � t.
i,� ' i; ;
d
;
�.
; �
; `,�;,,., �
( > ; �. E
_ � } ..,,....,_. . ....,.....,.,r, .,,.......,. ,,, �. .,..._...._.,,..r .,,.,.._.. _ _...—....._. _.... .....�...�_...,..—.....,.., F
/,
,`f ,
i
L.j ,J 'I ,
// �.� M1. ���Y 't ` t�Fe., •
�y. 1�� ��'}� �� � 4�'',-'t �,': �u ��. .
. •�.--- � L:.... a. ., r�.i �' 'z,.,.•
_.__..._..___..__.._..___�..,..._..._..._.._.._�_.,_,.,..._...._...._,.......,.......,__..._.�..,..--_a.,...-,......_.,... � •"�'��J "��j� '�—��- �4(l'�� 5 F
�� � I
C
��
�°.
�:
!r
� `.
I
� '.
� f,;
;,
F ;.
,
�
._�_...._ ...::.. :.....� _..::. _-:,: ::.;.�. r
k ...�,........«......��_��.w.......�.��,..�..��_....,.,�..........."'_......._ .....� �
....„_. .... .. ..... .. ..... .... ... .. ... _.� .,
i'
t D
{ 'I
'
l I�
F - .
f' ,�{..
�
�
i: �-
� ,w;r
�,�--- � �t� t. �1�
4 (�
l;
�
t i
i +;:
j � :�
� � �`i ,'
S
1
1
� !.
� �i
�, � �
1
t ` `�' �}� �. u«�. . �...,. . .. . ,...� ,...r:.1 `.
f... � ...—. ............. ... .. 1 :......... >
� �..� . _ ��::,. d, .. r
�
F :' � �i:r 4
� �i y..,.,.,..w.< 1i
: �
s
� �
1 i ? �I � 4',
�_ , � ;; �, �'._ ;`
; n �, � Zs 2
ti; ; �� ,
�;; ��. � i� e
i ' S; j;
��� ` ,,:; i ' ,� � ��
Y �fi (a �`''';� i i! :�"��� �� �
i��
y.,�:i ��: '' t
�`��r'�".� ; ',l. "'�,�°" �,
1-��u:..mwsa zrm�va.�nr�urv.,•..nmrs'.f.uv.=,e.�.z.,e.nuv`�••". ._«,.u.yo-eic.u«w...m,�.r.u, :...�,.r.,...:<,.o.-s+......:c.�,.z.--+.wr.s.roe,n.ea..:
i
�
i .
v�,�}+ F.
� �- � a�5 �����...
� �n �� ����.
r�r� a ti;;�..
� . Y ..
�
�� �'� �i � 3 �.
s � � '�. �
� � ,�� y: r �, �
� � �
3`r��. a. �' � �. .. i '
�t � � �� �
? •- � � �� f 1.
Y � �� �� � ''- �
y �; ��: �� f �,4, � � �' ..
H K." x+ g .�,,�� �y^�f ,� ,s.i" .
T# �;
� ''"� � ; �
µ �� �� � {
� r�� .� #� � "� �� ' ��: �
�� 7 v '� 1�'k_, �•� � �. w""_
k
u ab,� � � ,�r� �t) ��. � � �"�
� 1.' S
°� f 7 � j� { �+� �" p� �;
� '!.,�,lu � � �i� ��� '���� (#,��� k�:3� ¢' 4��
'�". �� � ., �, �:L i"'� fit_ � t 5 F � �' i
y d 3 '�, d': N� k.E ��. �...;' t'q �y
� �� (1 ?� k k�I''Y.� 4 � - i
� $ �`? ;js q � � � � ' � � � � {
i�. h q� '� �. fi,� 4 � �, .��
h : iJ p 4'1� 6 ;' � � �.5'� ��";I A d�� 3}
� � � � ��a� � S �'� ��y}$; 1_
z ` T r� '�. � x
1 � ! 6 „ )
� : p � � ¢ �i �.r,y F �i -.
4� F
.£ �� 4 � Y i '�e � ��'.
�t� � "y ?2�s�� !'�4,.��: /�
F i
, _ �� �F ` �(� �',�-
• �c L x �'�j N' :� p�-� $`_
���; � Jh'�� q 3� � i �t � Iit.. * `�; ��;
�Y 7: �S'.� .. ..
f ��' .
.� � � g � r� ?� � t'.
� P
� � � '� � J�� r��. �, T
� :t
:
r
,,.;
�
�-.u.R �}� �� f �F 2 4$ � 4k
F i � e
, �4f f � '' � �` y ,, .r 'e� a,4 p
Y X�� i��� x'7�.
) � d� 4 ff- �' - ��r� �x �,a*' �
� � . �:� � � � �; �...t�� xA ���
� t r f
fi, s,_„ x� � � w R ,�. ,,, s.� i
;a :�, t
�'� � �t r,
� t
x ,k� � �r3 '�, x
� �2�' ��� �� � g � . I
. . i 3 �� ��- r. ';;:
W x� a �y b; .F� "�'' F � 'S."
y � 4 1
�,o � �
, .,i- .s- .,� -. . �.. :;
t
3
��' r� � i �.;��; 2� V� k a;�,i;� � _
� F F�
�- �� a '�� d.
�� �'�� �a� � . � � � � � � ,
J � �. � f �:� � i=h � � :. t
9 I � 4 � i,� . ry� - ���• ,�.`, _
C � � .�,} h- 3 i�' � 3
� � � �� � �� i _
{� � � ��, ��{ �t�'�} y s � �� � nll ��
� '�n
��', ;, � ��� 3 "uf 1�i � Y � i�. �'/ .� � .
i� � l � k Y � �'p� ���4 � ��k:� ; °`�,. y}3��"'} k,
;�J � 9 ..f' I ' �,,�9g 44 x� �.{IW �R'f
� � '� � ���'���,��� �r t � '� � r`,� � { {� �� +#i,
� ;� � »f � �� �� �
� x i�.� e��8 �,k�� ��' S� � �� '� '
�
� .
: .� �� . Z }� �}y��? � �� ��� �� �
; % � kYr: ¢ k.Y.� ,�C� � y� t` Y""�` , �s
� �I � 4� � �� t " }�f� N�(
� ��� ������ ��- �� 1 ,i�Q �
� � . � �: � �t h
� 4
b4s t
�fi-•. � ��;� ���;� �`f 4� '�'M p �
> q., �
� � � i
�E. ;
,,- . _
�, . � +�., l c fq r,'- .„
'� � '.: �F e `-:, _ i,:.�. ,,. _... _ "�"�"}""y"""f'S'y�,+
:.
.. �wr�
�; � . .� ,,_ ��. ` �- � - .,.. } ���
� s >. „ '�� s �, _
� � i
� x �: �. a �� �`�"�v.. f � � ��.
` a,
� �w 5��, � a� #�
y�." . , i j k i � #�'a , r�'c'r,.
E
� '� � F . � � f� . ` �. � ,
k �� � �� ¢�;� � � ��' �'
� x �
G � � � , _ � � � ,,
R�' �
��° �,�� c �� e
�"� E � �. � `* r �;� .
:r.+�x r��' ��,-'
� i
� - u�
�
3���t � �� ��.:
�� N� 1 �•� � �
�.F �
....k .i '%��6��- t� % , �5� ,..
5�s f!�.��iti L
�_.
� ! I ���
r
�
a . .
� � .
_ , , i _-„r _.n..e S,� i : . �
. . .kF ,,..., h ., � � . ; .
L J a
_ .._ , .._.,.�.... y „- . . - � �
� J,� s �
��
�z �,��s� � � � �
, _ , v�,
sfr - -
,� u r '- � �FS� . .
_ � ,
:
,�. ^'{ k i �i . ' i
� Y
£ �
:.'d
� �
, � � : � ' a .' _
� ;�y� g '11'M�9p ��� � Ylwm•�� .)S� � . j � 'i
K/E� Ii ,��. `� ) � .J . . . - 3 '.'i
rs�o:t. a ��° � '�a- [ ,.;�,?n �y . . _ � . . f;
����� g
• � � y
� . � . . - .. - ; .
�. � „
� 3 . .. . v„.. t y„ .°� . .
g ,.3� -M r - �� , '^ � '
�'�' � m�� �, w`,L ���"'w` ,�S '��1� ��wne��� V- � . . ,
� � �"� �T's�"�°k�,�� ��� g°``�p, a�� '�s�'��`� 'u- .
;r r � .�f�a� ��s8.,�� s' r ti� "'`�.i��� .r r"'�.�r� �3 . �'�
a.
- � a �� a �}°�.�n.'� � .
. ..::.....,>.z..�.�' i . . . . �. � ��� � ,�1��£'�, .,�•'�. ��' �a.� ��P" ��.�.� �
; -f a .a°rd �` f �
, &i}� � � � t' � �
,.' �k Z .. . . �� � ����a �?'*y � Y^M —� xbism� 5 5 ��'�3�q �4 .
�,: : � . � . . . , ,.�� ��l'�,(H�d YR *�eF``fr,. Y� 4��"r'g- �'.-y,X .. �S � �5 .. ' _
K ' � ��.pL�q G.� 9' '�y �g""` �!�`K Fi`M ��4a+ ..
q::$ � :�'}� d��tUf+�p����� _ �pp'��I�jr���� .f..'w7' t� �t ..
7 � �����"FGt 5 ffJ'�r i'¢ssr�� 4t��y �Qfifii'� ; "
�� q , k 4 �,
� .G� E -'��j �'fi 1'A d ,` ��°�'�"`€' �,��� tq
� l ta
' � J ��1'I� � ,lk �? �.� {� Q�� 4 ., �
�' �...«.......-' ,'-'- . � t ri'}' �` . �r ��GA�� f . . . .
.� .� y� ]�% . — . ? 'y.j_ �
�^ r+^mv� »rM �x 9 ��i� 1d�� `� ��q�`'f� a r�r�{s�"`�''�"�qpj� � '"�
��� .... � r .�7 r :r� ,� r��j'�,��`�� �� `�'t�J H��,f�a'�� :�n�3 2 � :
^".'"' ,�i � F � � � �ifi� 1 >c� ��4r�� ?� . "�1
1 A J'y �.'�.;y,� 4. ��. .����'�� ���'F�m4,��r'4' . -
.5 1 9 O '9 k },+ !j G �(4� . .Nf $�q � � �
� y P J��� ���� . A�S' 'Gy f��� S.
_ _..� � S,�I �{, •
r ^ . .4.,� ����'�'` li.�.�'-j�y�3�.� - . ��w�� �-''��,�c� � ' .. s
� { '�
�� : ; -�' �„.t� '°� ;.p _ � ,t ,��,�, i -_ �� ���g�L�
` - ��� E�v.5 � '�° �&����'��� �d%r r� `'��`� a�f� �2'3�`�� �+u"� : �.i
S
.��'S �'�Y's; c,L i� '§µc��ye$+
€' � i C �,�rf� �� �$+ w,�t�
� � � � `".����� S! i� �^-> 1 � �. .
�. ��: � t.. t� �� _ �'��' ��; s� .
' i. -��'��r ti e� . � 1�����4��� t����..�„� �
��. E L � K 1 � � t '( t i �'�;�r �����"-�'yka, { ",
i �,-3 _ _ 3 . t � +�.4 �.,s�F� . . . �"�:' �. ar74 , y ;� . '
1! i S � -: � � y,.'� . sN��i r,}u� # �* � : �
t + � � �H .� M�� '4 t;��'��, �l,F ,i 5 �.3
� � .x 1 � ) �� � . '���j �.�kt F S�' $
1 ; s rrt'�,' 1 f -1 m �, � ,rn . �.,..��y, . f tt . � :F .:
t £.� � { � . �a'4
_ - � I f :�,� .1'�'��m ,�,. � . r � ta,�s'�51��.� a�r a�'; � .
� � , � � � �� ;h��'�a ,3 �� 3 ;r"� ���,� °,�'" ��� '
1 � { � , ,��f�9 `ry a s3 y� � Y�k J � , i
�� t� '� i� � �t �� 9 �-,�H��' {r�b� .� �����.. a;�'�' . .
� . Tc�. ;m �'7�s�i�tF�,y a� r� '�r�f N�i�. �'4c' ��e"�e-' �
.°'.� � � ,r .'��1 F r 3' ,`�`�3� •-;�5,�t,�'` '�'� ��i a at.S-'"�, s..
��. � '� � ��. 1
, G r f r � �� 4�-.+ ���`�����`�d .� . . . � �x '���� �R ����yt°5 a� .
� � ��� '� � �i� d � r r� � � ���
�� � � � � � '" - .t ���d d�i�'�,,.� . � �- � ��°K� '�rz'��'_����-�� � .
� � € p � .y �Xi �'a{` vsL . ea4 'P � �i ��_� � �.
+ ,. �.r 7 �� � , �. �{ '�s .• � �' +''e'
¢4 � 4 �� � g.� 1 �s ti x :���HS��7?�� ��.".. � . . �}�� ���.�° 4 . - .�n�����:anu,� ':;..':;�
J E ',� l .-�1f R r ; t �� ��"��{S Y � , �:,,�+tt�5�� � 's �� '� . . ���'" �' t :: , .
.:;, } ««c .H ^ ._�ie. �",m�i, r ...��m«,.�w:�.»rr� x ����. �i ����.� �� �� xf . - .. "
x
�-� � #; ����� r�uth�q,�'�t�� � �e}y�, k�'+ ��� � y� �
! �Y, `9' F�i A a� �S✓13� �, d �.' . , .
���� �� , x��������'���i��_�',� f. . . .:���'���� �����',�s�a 4�� � .
y£ � �����'`��� �I`,� �l�,., n.kd�'.� i � � 4#
. '��.� �:. t�`�j'. t w . . 6�yk ,� ,��� .- �'" .
� •
� � �,� ���r �,��+ ._,u� h �6.�rY � r
� - �' �5�?f.+a -64 ���-� ��`,���4s�s � i � `" -
� � ; � . ..� � a � ��� �� �:
� . . �.� � � y�+�£�., � �
f ��� �
. . r'` ,��"� � �x�� ",,- y��a- i ��Tr��, r . � +
� � a 7 � �T�"er
� � i�1��s` i� ' '�ra
f� �
� � .k:, s ��'� '• � � >�:
..:, j� . . � .
. . . � � � y,"'�-� � �,'y}W `Py t�� � � ' � k
{ �
,� �3-•� �`(L � d#���'..
.. . � 4; X��P� � . , �x`�X� _ ) � 4 . ��
� �'2r3'����``+ �� �. ����v' Ais,�?5���� � � i JF
� d�P^'��+�4 z � �+� �,�' ,��, �r�.�� � + _� ;��
. �.. x��'' �+�'.�..��q �`�'.�l�a� � r �� r"�� ���, �n�t
. . ����« �"'°34���t;mm�v ;� �� . � yx°'�`;���'}Z� �� ns . r'Fit � .
9� t'��n.`" '� �`` vi'�����,�d7!�'%'k��y drtlz �3ne 3� �
�f°u"r"'.,""" �j .srr=s.—�,��»� �."."'�'Y5 x`N � 'f���,�,o��� j�.�(,"?+�` �64i"° '�P a3'qa�� +�4l;
�j +A.�...+y'.i ��{yk�'3 �d'�.� �'`' r %+�a,t
. A 'NS �'M"„2.'"6" °yq'"Sp'" �S�C�sF�' .d �������Y� �Rr:
.
.,..;, a n .,.: �,.�,,:��� —, � ..� .3 ." �' ursv�3{�� ��3��
. �
. .. . , . . . . . .a s�.n NS xS
�
� ..i.'.�fi-ac$.��.:�..fr� wc+3.a::,_-�w..-2u�1-�.:..ao..
.. . ,� �. _r. � '� t•;:.. ... .,.��. . ..,.,� ,N„I�ie.�.-S ' Y 5
t , , � ,�� ' ` ` q ..... .i . � Y��..
1�' ' _ r' `� �y
�5 � F •� Y . . � �-3
�� ��i � f � a � j r � i i r k � 4 _ �;��t �'!.
ysy i ¢�� � � : i ' � �, ��S -� s �4 � � .� � ' r �; �
,�+ f� � % F ��,� i fi �i >-� l -, k � ��'�� ° a c4; .. g i _ .3 �.�'1''j'..
� 5 q 3 . ry Y i. 5 �? i� ���
5` � : E S �' 1 'Rt .S f"� � : ` � �.; f 4 3c
x*. , � � ' s ° ' ,�1 � � � � r, � � � m�� _ ` � � ��'�#';
, i
�' �r�� �`� �3..'� 4 r� � .. „ n p�'t I . �q� ! 3 " ' �,4 i : � �+i q cit .7s s { � �.
!} � 3 Y . T ; f L f ! 1c Z .. .
� f �`
�.S a � y� � . E i � ! 3 i ,'. '�I y 's
��� �. aa ��k§I A.4r �� '. S ' s ����� t: � � 9 '� � ���
- 7 a �r- . i:i a w � � a �,��' �5�.. ia f� '� : r� �r �.
��� T ��� i qsr � G *T'� .�; :i�f't�h� , y� , � .'� � �i°r}��4Pt p C F�.���� 4'^J� k i� r.:ra.r �� � . �.h�� '" •�`:`�k �'�c� ,
r4
8 L4y ° 7 t'� ��' 'r t t t � _ 4'� I : � � • d f �.�, ^,9 . se� � �.�"�.,,'4 4�,�. r =[ '�!:
.,, 9 Y' . ,: � ��� �
��� �I� � N� �.�
.
. �.
�G '�� : .�a �a. �r,�:��,�r �,., �„w-�+
'�`�'afi $�� :A_� 3�� t, �'
„L- �
��„'� t'A2 - . �1�Rm'� i:'
� �
Y f
,� r: s ��'����p t � ,�.� `^ ,�sp �*°€.�t �� �� �''�,.�'�".a��vr��a,,� �. ,
i
t��'�`�' �s. '� a� �`'tu�''�� �' �i'� x �'� � � � "� . ��� �"� a`� � � ��
ErA ,,� #K�'�' x. � � � 5�1��t�����.`'c��t��'&-`,��.,�` ',,�n.i4-?,s �' w.., �nE,.i_ � �i,,��� 1 ��� i9x '?'F.c��,� f�� '��§
�- °� df- +finr�� i. _�u ���� � �l. ��, '' � .
��r '� ta.�.�s� "'S �� ,w ! �'�V� n .cw, t _ ,� �..,
� � � :�' x� :�� � aC�i� y�g,g a aa,a^x�`t a �� �'�'1„ kr i, 7,_
�JX�4r _�� �r � �.��p-€��r�. ?� i.. yw
����'. � �i �� � �� .�.
E � �
3 �-.� � � M kr s T
# �,� .fi s'''���. �" .
4`�' c�;1 ��x:� _ .���rs . �. .
b�`,�t� � �:'
� ���� �
� � �'�
a���� � �' ` � � ' fx�
� `� � ( # �{' � �
t� i� :��r
'� �� � ��, !�f f ; t��..� `�' , :d
y 1: P 4 fi��� x.b� j
��i - �� � '� t N ��� �
}. I !. ... t�� �� 5 q _ L �xy�t r i,4 t;
� jt � d �� �r����I `' �� � S 11
(�k �' � . i 3�� ,SlC�. "1 ' ! I F�ry
� �� , 1n � sx t���.,,�,�, ��y � � �,�� '� �f y
��i .. � c� z ,.,e..,i, r6E s���y,�°�' � s, ���` . r ``'
� ��� �6��?n91 j�a�sk �� �" '�a�a�a� �� f ,j� e Ak :� I
��/ &i� s�t�- Y�''� 5 Ft �„` s�`S � .. �..,�Ji v�E� s,�5 n � . 3
j.5�t` yJ� !-Y�ip`� y uy�yt7�ylis��eiWm {'A���-4�'� : f6 ' fn� E
k4g�r� ��Yk����i +' � � �� ,� s �i y.f�� �i������� .�:q� �
��,�u i �ji'S i� �1 �� �" �� i� � ��'�� M^• "�i . �`b �s'v'�i , � k
����z��_ �� F}.IE� `�' � �.��A k � �ry���� � .J ,
}��,� ' 1�+y �� i . ,� #, s . .
��Y d I � p F� � � � S '�
� ��'1� �����,'w� `` � � ��"��°'�4
ti�r� ����,{�,�`r t � �s vJ '�, , ���,�o- a�, � r
"�t s,.� �`Y$� ?ir��J` , �. �s ;i ,���i`'�`f� '�
� 7� 7 � R.tin "+� xx� � t,.
��'� �r� y,� 's � i "� ''° �� rr���,s �.� '' �
��'��Y�,h�, ��3''�`�Yr�� �s� �� �'}�� � a �� �^�,1�r��� ij� ���1�< t� :: � i
�" �� � �
�"��F��,y���"3'` � � � � ���� �'�r�°�''� Y r=.: � ' � ti �� `� �
.. �k'�C4��� �� i�i;L�`e�� '�'. �?�Lk-�� .t� �,� � s�s : � �: fk x. :
�r-. J��s�,v��� ' t � � � ' �
� 'a w I g ��t ud✓ai1°�l �. � ���'..�3y�`� � � S p�, e�.-� � �'�� . �f :
�� �* ,i, },�t5.a$e K� , 't��"/`}-�•t��� V.� 4 r I�_
��
� x�(� � ��'�+e S `�as "���A� ���'`� - i3� �
r . � �t �, r� d, �t: 1 i�.
`!" � L��s� ':�: � f . � � A 1 f
� f � ��'������r l��`
I o . -' . 3�'`t'
�,�t� . � r,?�+ � �{ � A.}� d�"u t f � ��� i 5 L�'
F . J --�-"'"_-d�,y.r b4... �h 33 t{� � �. . ' i
't �r�m 5i g �,'. .. ������ °�y,° a,�r� ii t a�ti� i . ;
�� �. � Ftel�1 �`ay '
P.t �'` ��` � r , -� 7
E r�i � �{�z.,�ri .y� ��' �'� � ��- t � e r �
++�i q- �1 4 :�,������ � J> z�t �t. "* J' � - .
��Z'R5j' 'MSr��'.1a t+�� �. � er�,�i� a�4�� - ,,,� r � .
�t � �
� 4 �x� ,
c xr � $�� ��d'i w..ki i �� t �� `. 1 a � �
'` �e"i , �'t' y d � , �'�ri. � ^t .
� �d l . . �er�g, day � � s i .` �-�
F � : ��g,
-., a.a�F. 3 ' F� � : * �z v�r
-.A�, YrSr �t�� i � k`3r,�' '' ,r,�� .i �. �
�������.���� [ �� �_ .
�+� � n
��
l� F ks! � �r'( � 'h ue �4 � _
e, . '� a ��j�y,"t �P" a�a� ,� � : c .aY� " •� - a .
r �
�r�f: r kis�'c ��r d � r ".
�y �c����`F' • p�!d �( _ � +�
'3��. S � � f ��' � Y � � . ��
�� t �, t n
�, �
�h�� 3�!- ° �kp� }' �. �
�p� t'd� � t �y�� � �:
����, �� 4 �^ /� - � .�.F"+ � � � . -
� 1`��,i 4. yf 7 :3 .r� � �� L+r ` . . .
Rl'�i� x ; ,.N" �� 1
�� ��. -. j t�� ��y� � � � �
,�"N t x a -k,m
�t�
d� +if j�� � � �, ` � ,c a,�tt�r �i f �� � 1� � :y � ." . ti
a.� t r Jaa +e "� Zs� �� �
t p R� ' ,, `F 7 ' 3 t d,„
� � ; t�"ri` �, � + �3
� ���s.3�^ �'.'� � x ��;�� � � . ��, ��•q��7v�
��y� .� ' .� .�.� .! � �� Y'r�y e . �S� �°"�f��9�fi�.
� %� ,,� { _ .y���4 �ek�.� c �- � K- 1 j a x +�
� �,R .�, :r ��t y ff!
{.*"�� . f ��� yx
��a� ; F k k P� R�., � .��'i�r.�^�* . tjt *�T���
a f `it "k y $f ,a'�r �lrt� ',��rgot4
F�.,.„
j t ��.r� d ii t .�K (M `� �fl el X '%s2i���
y�Y°` t r�
���� � ��n ,s .�3 �i�Y ''ytr�', h. . � .n
F 1 � � �
t Y6 � �5��xy (e.' h.f.� � . .
:k ,k':'
�" � ..4 .a r�V , � �'k4"�t�
Y �
�� � � � �� :� f o-e
♦ . a ' , - � J L�n''4 s- � . �,'>' .��' .
� i - �. '��Y. ' ,r .
k .x� �i n <
�� ��� � n����§� � � { �� � �� ���� � �. k '� ; � ,
��..� ��3. �� .�1'Y•� t r`� �1a�'� ai�t.�''�y�� 3�i"'i �4�s $�f � � „�, t ,�z���� P
M �& ' ��.s�i'� '� `'� . ' r���
a, C,�t � �: r. c . � �, y�'y -, �b � r��'..
�"� tl�''k°�"`'Y �7 � i � }at �� �.�� j �}�y� � ;" - T �' 5�+���.
1�` t+ � I} � �* 1' �+''� . �$ �:) 4 ii�'45.�` ga .
. �+�. ` 6 t a�
� � i �,� . � � k �.�� .. ���',e .� '� �i�i� �e� . a . �� �.,
. F��..�� �I3i r : ,� : � ^i, ,,� ��,h f�,y��, k� � . . �r
h
�
"+? �,�� 5, .- p�. �'t� : r�' ���?�� xf 1.
,� k
r��i i �� .� � ..'} 7 FL� �3;04 .� k:6 �; � :� � ��.��s
��� q '� �'y ��1 z *r,?x � - a%, �iF` �z3a£+"ayw'�IYr..T���f.x.$�{ 3� .� n�kr M� ��� �;
99 � �, 'ffif#Y �� ��s'�._ 's. �r
,* r y-- ,*,�9�,�
�'t'�-• d °�: °�t �'�,9. ,�.� � "'�"�a �'����� y�''""� :f�
�
' , �;
�
i �
� -
t
+
���r
_ �
' § !>
�
� � _ ' 1 � �
'�,' :��' �,.,��,
�� . il � 4 -V%r
�!'. ;�� � '.� ��
' `� �
i,, : � r ,�E ,
t � � i � '"�.
s. -7 � �° � � �
% �t,' .�"}'� � .2 . {t,.,
; ' ,�. . � � �:. w ` TM -
3 §"
�+�i � *`� ..� . �
' _ � � y ke
n--. � � � � '�.�
�R �����
� �� 5 `
L '�n,'L.i Fl
k' ' � t�*. �h�� 7. . . ..
i,'
��d {�,� � i i a, C
�:, ', � f "?' ':#�.$
.
4. ; '
.. . �,y..�. �' G�, . � . i Jm
S .: ,K�....
�-� d k ,yt f+ .. . t
��_.� < -, ; ��6Rt��
�3 Y-}'a j � - , .^'^""„•• �1 L��-,
,s� . n -� . .. �� -
"4 Xr�.. � ,. '
E c ,+' c# 3� s'; v� �,�- .. � t�y�,: . �•`
[� i 4
a`a` �� .� �;�C^yq ' .
'-r 'R� ` �4FR.
B Z
_ � � � Y �Jr��pry {: W
�l S i 9t^�i i �{Y:�..�^�
F 1���1��1����.T:lX �
�}��-+ F � {'P 1�' F'l �.J. � . � �._
� \ '�''�5�� t� � � �
� � 5 F��`� , � �
� �g ���+�,, � � � ,�„ 1! i �
�is��' V�fj;r ] t �i {
t!t > f �"y � ''" , ����; � �� 3
� E:� a �.�� �
_
, — �,
; � � .�� � :
�� ,: ..�. x
, �.� , ;�
� � +'�wa�'wv,
„� v�, Y !°'" . " �.�
�� , � � �� � �� +
- ��`:�. �� �,, �� ',� �� C4.�I' � �,
' ; . i '� � � ,�� �T �"t} ry ? G. I ,, .
� � � s � �k ��� I
� .� , ' - �
# ; ; � — �+
�.� k �' 1 t � z r�,f s� {, "��f ���
� . `i i �i �:-�`*�� �.= � .,fl y�. �� , . {.
i�A � t � � .�¢�. � . . ��
� 4
� �i��' w�,�r�l Y� .
' nwnM;�
� , � ,
s `� � �' �'��,�:.s�+�...�.�r *�s
�� `" � � W � i'a I r'Yereaz�»yrv,,y`�wawri�+��«ra"�� _
,�. s�,.yM '�3 � .
fsaR, �,
��'S�w'"5 m'S ,9' � �� ,y: . .. .
,� C ,� � �: Y a,a � i,
i ' a
; r �{'4 y � i k R�` i'y '� .
�,y v7� ��� � �3 ��� ;Y ��p° .
. �i � � �. � � �� � �Y.� ..
c,. '�,B '+� T �
� ��,, � i t � 1
� �.��� ` y� 4 � ,s i �, }�"� _ ;, � � �� �,
K � � � '" �� �� ��
� R �i�+/
� z� �- � tx . .�'7,.w�r r �,' �
i � ��r
4 '� �_i}��.. � �y�' � . _ ; Y � se.a t� �,
3 E � `ys'�
R 4 ���� a '� � x � .�- II � ��.
�'� F �, � ` �r ' �.
�� � � ' ��a � � `d �
�l�������. ����-���� � � �t�� �' ��� �� C � ���.
'St�u�i�� . :�..d �;�; Ww.uhdr."A IWw�ts.. +!.
� � � i x s .d�ir x � }�
� � � � � � t. � � <. � � '��4 �,
t (, � a�1 �r�-,F� -f!+ -
«" � ut'':+� �w��91��1►�1'�4 � xS � P v �f� �i� �
. r .����i��Y���'�� j `~j � �' ."�.aY!�'� .-� s,
' M °�, �A
r• � , .t �a'�r� . „�,w�r �►', t". ' ,°.�;,i� ' f � R
� �'�,�'4`�+�`�p�R.� F � ��'' ! " r� ���.
,,,„•�� �...i y:���0.1°t�ti� � .�w i,,, ��. � �� '�� . �� .. . � t� . .
.. � �:��A`� � '�;?i. I .� ,y s� � .: ,. ,7,
�,qs� ,aw.�, '�� ,"�,. � ' ` ��.'✓ `w��, � .�.,,�.. ���M+�.J"�++,;,.:,rn �'r.�w
��r r "�SF�.3 � .. �a e , � ��k = � /� , -3
� S� � ' ' �� � '" ~ �,� ��� � �.,.,��L
��g �f i.� �¢ �, �
�� y d , e�'.
..f:� a���! i +; s�s�. •' � �`, �, E �✓d �'�,
�" .�+ ..L �+, •�p�'�',"�x ' k Y�,Y $ �b ;. �r" r
� �.�,��lB�Y 1 �` � � � . ��r s r cr
� , �
�� ` !��
�. ~ � � � , -,', �� 1 �:�, �� � ,,.! � ` �'`
:: �
� s��i►.VG1��.a�'.« �' , , �
J T.. � �� � �' ,� ;�� t� � �
�,a�s �}`a'�i�b. �' ...Y-° r W� �.. � �H` � � �.
�� :��oL!"!�!v, � ; �w` .,�_ � � , v I r ":°�tn I . - .....�W,,. r,
� ". � �� � '���' 'i...i �� s r'� � �' ! °'r '�{�S�Sr j � �C�
�'��y �* �� ,. .. � . %� x A� ' � �Y` _�
'A� dR�,�. �'M s. 'r V!ri d;.j.,�� � , J �71� d� - �..�i � :.�n�# ��� 1 .
' ��+ IrI. `.w"R'� �O'�B '6��S°Y�y��� ih� r.o ' ,* .:s �'" �� r. i_' .
-,�,,+�s�I��'';t,..+' „��;��,'�t�'�►w�/,)dla�a���,�Y�'� rb* i i c +'� ' ;.���� f�.��"�;'.�0�`, ��4 '�'
�f��` .... 9 il��_�(�'�o���p��� 1f��b�'a'1n��$q^� /a / , � �"r � ,» ��.,'� �"i4 q�y,,,�,.. �.
�� �3+��,�.- ��s � �+�� �� a et � �
�► , '3��Sw�'�1 '�`t`"'?•f�.r r*A x ',^: �/ J/ r Zr'n r f°�� f"` n'.-`����
� � ��� �} t
- � ��C�^.4'°'4't,3x.`'.. f� � �v 1� *, ..K� :f r� +?/ ' � .
�l�� _ 1 ,` i � - .d� � .�r ..
�*��� �.:..� ,, A � � �� , � � � e��!�4 ,.f� � i�:� °�f��,�;��� � � •��r��b>.
'._ �!!�'�• `�,a$N • .r �.�- � �� 'f 7 �.� i a 3� .�fpj . ._ f .
` � � �. +• � _ � ti �. 9 ... � F� J�
h 4 �'d.'¢S.h .y'.� ) �� rT j-D'� 5. 3����.
'\'�,,��5'''�'�::k �� '�e�i� �] - i�, 3 , ��/ `��a 4 .,.i,x��$�1 �//��°j '�F�� �.r ���.
�` _ � t � " b' i 1 � -
' ..�..j f...: �.�P �� „e-. 1� � .�� ",�1� �� ��'� !'�� :�
t •.�, � �.. � �:. }� �� f .k-4 �� !:' I
� �,. /� ,,�rg+ �,$�� ! � � �s,��n,s 7 t .,
y- r� � •WIF. ►'� �w.d�.3�..�: � db tr, �i' e6�� �1�C1 �°` F �il�d�r "�� .
�w
ai'��1��\.�� �p�w//�p. '�l�i�� � .✓;�,�Y"".,y�,� �' L� -&� N p1��� r �`. �,r� ��
3�� �� �,:'RtF„ � �°�.a.,,�rs������'S9 w.A � ,�t� j ��a�`¢'i�' ,!.t � � �^, {Yl,� 1
I� M.�l,,Ra,� ��� � �+..j��'q��� r�C � ., < ?^' � ... .:el '" x� �M1Sp�� � n � ( . f
�� '�. .} �°'r` �� i �
.i�'1 ..},.� 'r��s�.. �`;��V �Pg� �x"�. A � -..,d 1 . 1 � �����b9 � ����"���} 6�
�.'4i�.�.✓'.QN'� I� � ,:,�''�,,^nr?�" / � .:s� �Y�nr' �C� 1c�'.s�p-'� �, ��r
t��tc�-ora �r�� y�,�, � < � �� , ' ;�9� 'd� �/ �� `
$��a�s� °"� �;� ,�� � �^ �?� ��� � � f t ",i3 F� y`�� ������.��� �,''�,
� � �� t�Ri,!.�! �`�'�°�3b� F � . � :,''� � { ���b�;�. 4.p�� �q. � �•
�/X • � � �o �:�'-�`�
; �;j��3 r/a ,�.t�i Y�d�°�� �±��� t � i �" fa��;f � I.�� L r�..� °Ji;�a �J.. l�:
.. � f � :, �. ; - �� ti�,, ../ � f�,.��
3 � ,� ��t'a°'��yv~'.�'Y� •,�'�d� ,S�'*��'USC,��;c t % y lt�, /� i ky �`��l h fr~�..-1rP��, �::7 t �
oi:; (,,� fr 1 _ �''a ' %�' ��,,; '�� rt ��; ' F �`' �'a.��(�,i'' � 9'� � +
, ;.
*° f.� � + �����
- �
_ . ;
, �
� �'' � ' �'� � �_ �� �� � � ��� �' ��� .� � � '� �� ��r��
�.19�tR�iJjBtliir � "----•,�.. �� F ` q t.�f���a!►_,� f E��A „��t,�`t+�'1k�� � � i�
�� ,� ` ,' % �' "� ' '; �� /1'�se� ` � „� �{E � �' ,�il��.
� :, � �.
t',�A9�`�I��"�1�� �y^�q�S�lry.� ��% I�1/� �. yi {�../� �"" , �� N"� �1�'�p�,`�,ffi,� `��� 4.�� I�9 t�,°'
\ ,?��J�, A`
�.,..�' , `,.� /' .;� J/ ���` J� � � �y���� . . �', ��� ��t..
._ . ,��; ����,�� `'w . �',^�. !�,��(.a•�' rl�.r { �- . � ���� �U�'7 - r P
>' �K��'���A�i Y�' J.�� ✓`'1 Q�!�ty�f �'� �°�� / • S�';'/� Q� '" � '�
° ;r, /„� .�.r�-�.r ��T ��k'9r � � ���� s..,,E �. � i ,�� :A �; r �j,� � y.
�9� �_ � !, �• } 5��„�, � A; ,f , . � +-:� � /. - ai `�� IS,� :
- 4 w dp J � .., � ryi r � - � �r � i� i ?\ '§ s�
., stt�v ��,. � r t,���g���'�ya,�a na E � �� ��;�' #�r}'���°'' +�!' i � Jr
� ° �/"' � 'j� � �'��j�'i''� � ���� ��� ���` � -�����^���RS;'�f �� ;,� � . b'�, ' � ir�` l
,, �/4� � � •' � � � �.
�� ,.,t y l/'v �/ L ,«v�t��,�/' /'"."�y�p � t �Y'• �V, " ( .V 1�h S� � �,
.- g r � '� �'�„��• �. "," �'.�s , a,r ' ,f 9 � "'-I;�,t�, ' ; "'v
°; i 1�: ` �/ ��r ;�31 �i-3��r�i�t��xt'1�j "�s ��+�'"°"»w �'r 1 t��;� ~i�
/�� � �,� ,� � �.s;� A ��l
,/�..` �.'� -,�,.��' �,� ,�'.a ,?�.;-��.< f,t/��+r^" s�r pSfi�! y r,,,,-, �, r 1 i ;� �y, '� � I
�s�- ��`� �- �4x ._� 'P'„���' � �5�a�,�3;•'""��� ���#}� ,�` '1 � i j �1'��g�����;�f / � t
� t'� 9 „/
�� ' 1 ��!'�t"{� �i% t..y.-i�y `Y :`�,� y'l'� rb^ �}'� �` `" 1�i-j` r i �t�� �\s" SS �y''i.
i Z d�,
�'` .y�('�1►T•, ��'/F L � � rA t B 9/' . ^' - .� :i t /,r
� ,� t k �! .�iy� � � :B'` �s {i `�:� t, t'; r t t r � . i
a^
i 5�� Y �1 :� v.,��,,i�'�I`}^�f/.""'_ .,� r.;, °ds t° ` >� .�r, r� I'')l� / '�� �j .
���s�"+ ,i'�y,r.r�-•�1'r`��,i's ';i,`—' f �✓//��� r-.i?`����a� �.. '°�s"�, ir� ,ltf 'f J h`�� ��',7" �,� .-
>,,.,.-.
y..�^" '/���� ��.��y'����( i.�4 �iJ�^6a L,,, 1�`ff�j+� � �D f 1+,. ,�� > �i 4. �
� , Y � !� �,j� ., ,Y � ad3 '-� �v
.����rd/�. 9� � ,�„:.�`,� ; *- . .�r r��.._ �$F�i�i1Q�,,,.�,5,��.� s��'. '� g � ,.�+��� .t 5, �w.: .v."" /�
� �
-- t� ���}. � F r�
- .> # :{� �.. �//.. ������F�.y����`�Lis ! � � ,/✓�'.nf;i''�+ � "' ��-r��.�.
-,.�� --� s f '�.s �lf��...y,�:3r�d"°A'� '`"�'==-��`-..� '�'� �' el.
/'` f �� �t Jy�^�^-�1f � /����'�` k�..�...*Aa 'a'f�'r �-�} �I �s �-�iv�N � Z'� .
� , .`�'� t� J ` / � I�,e�Y""' .�+1�. Y��0�`� � �d S e" �.�/.f/ '����w�1 $��� t��� �,,; ��.
�/.�n" ' � � %� 1--1�'±{ '%',,I '°=�b"` r�"`�'y ��� Vc��'`�# Y �{u !1� ,,� i���'•� !` '
�,�,�, . /� �,�=- y �:l�'' ,�� }, �'��}4�� 'y� 7K ��i� j�, � �� -^�s� `
s,.^�". �+.°'� � ''"'�'""`e./ J�{ �„•,e :.4� l� �+•�`� �' e l� �� �'`l�t{ � 1 y _ � 1
i
�,�, �. ::--1 � /���+t ,{,y• ,�F a i r r 1 ..
i: ��i� .' ",��°�';�r .t`'� ' � �r',�' 7}k�k3y,��'c� �1�� :i4 �//�5+�' �r.- I
�!. �, �i�� y� <�'� -�"'" z,`�, ,;'tda ' ollC '�ep'�/��IJal�� i i ;��r4 ,;�`-;, 'e' �i
.: !� f> > 1 ( ia�, � ,/ "� y �,�. -r ayr �-.1V �f� � a d . , �'s.
< ��, y ;li�' �• 4yx r ) f�,� , y ay: ,r ,*, �j�r,�.�,,pA +lsC ��.� ,, � , ✓. ;�. ' �
.f; xti r f ,,�� /�.;,,�.�� :. � . �N�e,1� !+ } �sun.in4y�tf ?� � _ , `+.
? � ����l f r� F� r�`�r���' ���-•-"�"� �,4` "� , .° M1Q 9����������`��rt���i 1 �� f� �.� �l��
.�����%s+,��r,'r��"r'ri./ "�: ,� . `�a �Y ro�� �`.���hy�+'i',,f'r `r�,��i�'�,,r�f j; it`` '�:,1� r. i'
�'�;•� �p�� q�6�"'��:.^' ''��: �%s � ^w.y��� � .@ , � �E}�jiKfJ ���� ,i��)., ikl��� rx���� '9� ...
�r�R'� � ,�).� ��t_, }�µ ��8y A • i��t��'�} +,���`���!�� l�..���q�-.^'y � �.,..
-::. � {�� ! � ! ( 3
� a � ��� ��,���/ ' �� t� i
.YY YN ,..i�. " �• A!' a'9iJ.�l:� ...�� '_�' d '�"r+.rV.��.�
t � �,!{ � t. Yh�� S�:Y 't �°' 4::]I 1KI �,y. .. �k
.: E � ��.�Q::A � ���t 3' �a�►i �. - I - ...
�""'N��J �. +�"°NN+�'�" ��e�':'P.i��,jx. .,�s�^°°"'"� �''�' �� ��✓,�y�.1ry�f�,',i/r �n" t�"1��� �J� � j��
l.j.' �,�,j,���q�'ty{p �y��.f,{6,;.�^"".+ �_ri,Y,�1 1�,?�rs �b �F �!;.a+��1�,A�� 1d �
_,��s f3^ � A �j l": 3�'; i 1 $ .i
,.�' ��f+ 5 A �"�,Y �1�� t.. ��� 9'i�KY�'d'r�� "k .�� �' �� �
' � � .�r"' .,reati, �
�;F ; � � ,yl;. • ,.:^ 9 �.�b rf ;ar y'Y r�"� �p �',� .a+ �� . . .��� � � iv
��#��P. ,;' `,,;,.�' /,� '', s. = r����y. ,.- f` �' � 1 „�"�t '�, � ,i
� �5 � ,,r( � "+°''
��� �r� .��` ,`,� �,;,.«.�����!�, w'�!y�.�S�""� J��, '�,�."%""�.zP" ` °'" �'��y'°�� (C� �,,\,
: :
...,:, • � .
•� . �, � ,3pe.
�,4,+t1R '� k..•.��:, ..�� � ` �"�'!£`� � - ra� � .a� ,{ t
,���� .�, �: ie` , . �°� � Y' �i, f � ��C C
° •'' ' � ' �z '�a fi 4 �
� ra '�;,`r�'S. . , Y • � � � �, � * � ,ty�t �;¢�" � :
. '� �� . _ . ' - �) "'� -: �f }4t�4;`�ts�`f ky kbi
��� ' . �- � ���'i ,`rr f:: �`�-6� '. t �-r,t-.
..:
�! t . -. '+� � .
° ' . � � ��, � �.. :y�y`rr� ��y,
" �'.
i r�' r°
,, �` � � :
�� ��, � �� ���,�
.� ���, ,�y�",; , �-.��� � -
�` •�,. ,��� e . �� °;
�� , � ,� � ¢;.,��� ��
��
4,. �u,_ . `�"'�i'r� �..U�'r�a�.���� � � � . _ ���, �y� ;��� ��:
. "U 5,� fi�� �
�@� � . .}�Fr/Ill , l i � � L '�.�y. ,�p -51�� i{,� I '��i
$,�,°`. , 7" 3 -,°s(�'7� ( �`H.&�`" �} ��i ,��
� � �` J �,�u i � < �'
� 'a'�$�'t°i�'�2i.�'- �� � � z. ��,� ,
�\�'.N°- '�. . �_�� t � r �`�_�r ( �' .
. ^!�i.'.�+-, � . 5 c:: �,� .�. � `t
�.���:r`�3e;�. . . � var�ts �,, '�
k��#' '��a� 2
1• s � r 's- �'�"`- r'f
�� �� � � �� � ,s
� . • � - ..,�sgcr �� ' ���i a �.:? 's ,a��;�,�, '' ��„� -
� �q . . _ .� ... —. - ���� ° ,� . ,�� �";:, y�'_ d .�i � a
��` � .� • • � . f .r •r�-.. �.�����! .:; o-' 4:� t'�.�
� � ' . , . . .. �'" ' . ' � � 4 ':5� a� `Yr.�
� `' .:., 'A ,��` i._ a �� �r
.Y�i.• f � . . j . �; � . : a� s�i � �,. �. .. f �c. �',�,, � d�„ �
-�� a� : � , + ��, 1� , ��k;�
�
��e a�o � ,, ;-," ►,� r�, r\°d ' � �.�a ,;� �a�4, a
-..... .� . . � . t . �ar��'', �� � . i'�N a��,.: h. ��` �, � b 'L.�e..
� � .. ' ..� r�r,.. �_ ���� r s.'� ' °� � . � �t
r f f k �`.'� � j ky' �'Y � 7 � "r�' ��
�� ��T.. t:. + ,� � • ��� �.� { 1'� .: � �
p• � � f i.` �� . � - �.�`,* �.. . e�� ,r ,� t ��}�,
� ' , �f 1 � �. � i ..��. � �' '1 5 .��-�N. $ � �
' �' 4 .��ii 1 . �+ ��-�.•��� �.��°�a �`� � �`�� � ��.�
�� '4� i; .$ , ti�; �+ ' "�` w Yr � �' �' �'�;
� "'�+y'e�►�'. ' s� � _
�.r..�' . � f .. ie;�, . • � � . i � a v!����i l� f� . � _ ..
� � s\-� ''�10.r:."�'.�� i; 1 ; �`�.�''•- � ¢� . ' �i-' k
� Y,p 7 �s v
� ` � a i� �"n°'eA �` � � t " �' � � z" � �-� �. � ..� �
''�, �,���� , , 7 `� � ��E �'�«� j������� "t �� .
`��+► �7;?� �,i�� ' '- � �;��s � ;��.,��, � ����
. "� °` �' d .�n a r r� � �'�
••'� �S�: i''4 °°' ,,.: �.�:� ��., � �^,s� ��'4�a .� �,��
f,_�,. , .. - , , >>�:'�l.y �+�`.w � 'y�'- y# j?� �y .v�� � �..r�� ��-.
��1� �1. . i . .... .�;� .]1• :"VTa 1 � � �ly ��� � �. �.�4 y�f'�._��i�^�1���
. �����I� , � .. . .. . _�. '.�'�n. y �. , �0� t fi<� - '�� � :��y"' ���*
� �� �� � � � � �����
� ' , �:,L^i r. . � � � ; �° ������s•e� � �x,�,�r
.�,�!�,. r ' ,����,��'� `" �����¢�'.
p ` � ..T. `1 �,+.�'°•„a' .. �"� �°C� r` 'e'� 3�� �� �y� ,,�k,��;?�+�,n�_
s �
� _ . �t' '`�" v��-��'r,..� a��' ,h� .
.`.'�� �6T �i',
t�j� � � l �, ��� �` ��
1; . i .�3 �j. ., '��'�' 4 '���� z" '+�3'�°4� �^��
f��s�i . '� . '�i e. ' �^. ._75+.a ., � ���s���`+�' 1��si'
��►S�Q•' ' . . . . _ xb`i , �l ` � � ,s�' a*:
"'�'�` � - �, . '� 1�1�' °.
����± ,. _ . ., i' ��.. .a�� � Y�� �'��' F� 7 �_�,�� hr'� �� �;
�:.�- a . . �'+k ,- -
-� � ���;r,�'s� , t a�' '#s ..
�� � � � ' r. ` . m-.i;s .��.. �'r� ���' �^.s�ti d��r b��l'`�,����,�v�
� � � �i9 j '� �� fi,. ,;,_�¢��� v? ��,.�,p „�:
��� �� �_ _i", /�� . - , y�:� ���r�i�`;�"�`�.hN -. �°t����s�,'�K��.�. .m.
�..� , , �.. " � � ��i � i
� �� r `{f� � _ ..n j{ ,��.a h : �,�+.'�' �`��+',w u „�. �
� F�'," � �' • ` M. � �-' ,yt. G ��-��.�.��� 4 .
��r� 4 �!'� � � ` �� 1! �,�=�' >���� 5 �5 i��
�� �� � ,�;+� � � -Q A� s 1 . � � s �4 ����� ��4, �` i�,
3r b
� �1+.. . � :J afiI � ��•�D �� � . ��. \ � ) �� � �a}�'z � ��� +/'f r
� � ' .,i��Ai�p4$y� i�U� ����. F �� P�.. ,7'� �.. �X�� � t � ��i �m-�'S�'aJ n ,!;,
��' �� S .�:� �t.p�,_,a . � �� i �'� s.z r*� U :`�*+. �
4R'.y..,w .1,. ..� � i. '�•��� � ,.Y .3 s � �"`�:tr4"^i�',�..�1. �f�:
.f .. . , r � �'� i i�"; � ..� � � 3��m!
- . . . � a�Y.�- � t. a �-;, d �
� r � . . ..' ., 1, '*g . r;�'.� �'` "3y Y
�N. . . . ;,�'i �^ . . � - . . . '� J' }• F � � �Yfi � } �,�°' -�h
��te-'r�' � ,� ,j�C �' � f' �k���"� � � �:"'k�d
¢2r'a',.- , . . � . ,�� �3 } ��J3�t"-'^ .�t '",�a�n��7':�;
�'�+�. '�" .�.. , .. � ` a � 1 � l� �u� �d,�1(�d ��y��k;:
w ��� �� �..�. . � {��'+'��''�,.j#°>��� ���"� 5 4=.
�� ,1
--,..>.. . !.e ,.3:�' .d,$': � 1 ' •. �..� ��-�'�"'� �. '�r���'���� ����
. � . �... . . ._. ,- . �A .-�;�C�I�,�.°... � . . . 7 �' ..i 9: � �'`�,»�� t����`a�,��"��r .
�
� ' � � ���'��I �`{;
�e �r f ��.� 4� ' r��,����F,�� ��h���i�
� 3t - '�Qr,�; .r�.�. I i ' 7"� � � ����g�g� i� , ��+�,-�r .�;,�,
� �,+�y�v,� .►.� � ��4 � r 3� ", �' �
� �
.p '� .. � � �"" .�ir -,� � ��`�r$/'rs���9�f^
����s ��� � < r h� ;`� �������'�
. . ��. • �� �,�,,, �m ��,1.
��� ./�'i'a ' �► �ple� 'l '� ��'. �S,S�+^ � �,�x���b ''��`r rg i� n�r ��.
�` .�i4�►�°'�ne ' �. .+�' � � :`l,,� � � � �" �s
„r,.,�.: ' y ' '� �: '�sz�, , �,
7e� �1.� ' d• � 1� �� S r .
� �
�� . _ �- . . - � U'�1 : 7 � .��,.� G �� - 1 � �"��"�c� �.a,�
� �y, r , � �
_,.. , �
�',M,� �rjs!�p$"��.4 . _ " "�i�EL'�•, P °S �;F ��, i � � I u ( - �� . ,
��� :��+"► ' . � � � �. ���'��„���!W'./�i.�h <. ,�; s �Y �;r'��/'�-� ��t. �»,,��s%;
-"�o°y�.' c�' ���� ' • ':�$� . Sg '�,r ,��k.-
'.ITr ... , ��rR.QpM� � .�Ay�, .� � .��4" �' � �
� ,� '��ae�- . . . •_( . � f' � �� �� `'� �
y'�iy'!r°'�,., ::,d°:�1;� � ' �5 � �' � �;� F� � , r ��.,�r:-
� � � �. ������ ;,��x 0:��i �- � �� � � . �,
� .'�.�•+�;����' � ,���� ����f � � f� �� �Ej� ,� ��, s ,� �:
,
. •`K . .. s �-a�,,,,�._ ',��f14+, S � �FP °�� �
,l: �k.. `,'�
�s�Y
�
EXHIBIT J
w
�
a
a
ca
M °J- G w `�' E" E"'
� � � � V a ,M � O d � vxi vxi Q Gl FN-� [N-� 5 � v�^i
y t'd �' O v� F., '^ 6 L� O � �.. '^ a! W W � � "1 "� o� a �� 9 �"
'� Q W tz., °O vVi W � z c� A N W � � � Q F- l-� w OaC M x � vMi c�� Q O O "' �
o O � o w W w O � o w w k1 O o w U W �n � W V U �^ � W O Q
o � � z >- o ¢ ,., � N a o � � � w a a � � � Q � '^ M � cn �n � � M � W� m � ¢
Mr�„ w � Q �a odp ¢ �4 � [r� � p Q `� aW a. a � �.. d. Q � � ¢ � F-�
niw � � � � NU "' [- z �IC4 �, E... z �IO4 � � E"' W � n`"iUxx Ud N `� 33 v�
� � -� � � � � o � o � � o ^ 000 � � � �i �i � �- � oAA x �
� Awa o �a, � ao � � w � � o � � � � NHH o � � � � cna, � a � � � � w
Q � >" � �" c� � a °° � o � ..Wa °O � `o � � V � � � � � � � � � � x � ° ��-+
0o co � � a' oo v V 7-� ° �r co � U �' ° �i oo � W W � ° � co h �--1 J ¢ v U Uy o
M M � U On U M M r� n.� f�� /.. M M � ra ("�� C� M M U U� U � V M M W W M � M M Ri FG N /-.
�-�. 5� -�i
� A Z � � p Z � A p� z � ¢ A � � Q Q � � A A � W A
� � � ¢ � a w � � a W a � a w 6 � 0. w � � a w 0. �
`�' a 3 � � � 3 ¢ � �x 5 ¢ � � 3 � � � 3 � � a 3 � �
O a O F- z a. O F- z a O E- Z a. O F� Z a O E- Z n. O E- z
H ,
�Q :�
' . ' � . r� � -fi'j.
O~ �� � ,�
z va� �::,; `
w �. ;�
HW Q � . N
� m a
w � Q � � � o � } ,�
O�� v� � . � ,-.l rn . . . . � c. . p„' N o� o� P4 w a. �°.� � s i
�
� ¢ w Z �, u+ ,M o v''^i ,� A z q v`�'i o p A vMi � A wo u. � �� 1 �1
F.E-� oo � °° W � '^ rn W Q � '^ rn W W � '^ o Q Q � W 7 � `^
� o O o o W o tt1 W W ,.a ,.a tr] W '
�a o �aoo d � ¢ � a � z ° axx � � wA � � � ¢ mm > z M � � H ¢ .
�� c`"v [�cl � a4 � 00 M U w � V a m U N � V � M � �d � � c� U � � U � � N N � �
oa � � a ° x ¢ � � � �a py;.� �¢- � � 33 � N � owx oH¢ � � .� a � H � o °; ,�, � �Er:: ;:,�
V.-� � A W � � y � '-� � V �..� N r a �!�/y ..>"] N c� N z Q cxi� N � "> >,. ?� .'".] N � N W W � Nr �:I
�, ^' Q ,'�G �" '..i "' �1... c M '' ^' O� fL.O� �" "' oo [t] oo }' � �n q] v1 �" r" N (� 'J"' ...e
W � � � OcY. � .a"'Up va oov � 6�+ � ¢ oov � Q vd oo ° � � � Q o33 rnQ :
M M � U P-� U M M I'^� [^ M � M.M � !-.�M��� �- M M r� fn M � M t+l G�i LL M � c�l M O O M �
� �
W ..:.,ILI .. {1� W W 6L� .�;. t
W a � oL A � Q � A p^ � n! A ' � � w A � � n: A � � r� A �' N Y�?
''T"' A ,2 W C] A ,Z � A Z Q Z [�1 (� A 7-. W A ,`L Ll a o�i
A ¢ a A � ¢ � � a � �- ¢ A � ¢ o � Q '-�7 r;�,;,�
z r1i w c�r. wz u'i.
x � x � �
a � �d � � � � � a � �¢ � a3 �¢ � a � � � a3 � � �'���:,�
a. O [-� Z a O E-� z a O (-� z a O F- Z a, O [- z w O F- z �}� ��,,��,�
�' �;f==�a�
z
0
° z o
N r.I Q [.,� ¢ �
� � vMV'i � O O � � F (�j �..1 ,'^ � V ..Qa � p � ,..
U. v� p cn x p �n E.. 0: c� w w r, rn
� ¢ w � � � Q v„'i � Q v�i � � z rn W N W � z rn ti7 z � � � A O O y v�''i
p4 'n w � v�
O � �" z 7• '.00 �3 z j .°o � y U a � � o ���ti U a � °o � � °� Q � o � N N a
� vcni 0 O d a ¢ z 'a Q � v `n od O a' � 'Md' � � � z � � z N v w N N
!� � a�. � �D � � w� � o�"G � E-a» � aG � �3 ZO�-^ rO � o3 z0{;, i� O � Oc7,» � � � OU: n: � �
8 r aw � � � � v1''�:� `n ? c� q � W .� �++ c� r� � W 0.1 ^ c� � W .; o" z � N W W � N
� �y a � o � �� 33 �'
°� � � f+l � O � � � F f�' ,�Oy, Q o0 0�o C,3 '�.'� voi ��i oo � V Y� � �+ co � a � N � oo v`�i O O °.' d
.— M M r�i U �L U .�.. � M�M�'CJ�U (�1 � � M M r.� r-� N C� � M M. o--T r-� N G M M A U �--� O M M n-� n.� t�l �
Q Q z G�. Q A..����� .(l�. A . Q �� w A .. . A Z+ �L� A A � �L� Q A z �1.) Q
� a � 6 � �q W ¢ � a W ¢ � a W ¢ � a w � � A W � �
� � d � � � Q � 0�4 � � � a � � � � 3 � � � � � �
a O E- Z a O [-� Z w O F- Z a O F- Z w O (- Z w O E-� Z
M
W
�
a
i
r
��
�
� ,`\�
O
� � '�-�'
�"+ F,�' _�-�;.r�;...
t�';y°.:�-.
LU�
H � �'� �� ' t,.
O W � � t
A ¢ \ � a-, __
� Q F" � 4 ;,�.,
� � `. � �:�
H �'��� ��-
W � � � �.
� ¢ aW m
� � � A � �,,�.
H � � ��- .
� A � � r:.. : ,
W Q � "� �. '� i ��.
za � � � �' � f;
�� � � ,
¢ ° ,i
�� � � � }��`�-�
w� � � Ha �����
O� � o � A
a� ¢ z �
W w O �
U
�a � � � �
U �+ � W �
W � � � x
� � �
E� �
� H
W
x � � oo
,,,
g
��
a
u.i
¢
C�
�
a
�
��-=
":EXHIBIT K. �� ;
_ � - , ��' � Hennepin CQUnt� � �� ���
� � `� Taxp�ayer Se�ices� Departrnent� � ��� �
) (56) (57) ^ � 9� ���) �72) �73� �74J (77) (78) (79) (80) �8)
____ : � �- -- 17-117-23-43 �-- �.' azae . (82) �
50 50� 50 50 5 50 50 50 50 50 50 5 50 50 50 50 50
LYRIC AVE 32'61
50,� 50 50 50 50 5Q. 6p� �50 $0 �50 50 5p., b0 - �p , 5ff 5Q 5U ;A8, �
;� -.' ef 6 �n u� ,n . ` +p � in r 'u� 11i� uY ;,;�f , -; ' . it5 vr �. i _ '. � m
� a � � � �. � � � .�. '. 84 �� `� �
� � � ^ s^ a � s � ��z�� � �"' w�: a� t3� iz�-���� �>o� �s� e� ��r� � h �,� '� . � �
t w, �. . 8 S a : 4 .. , .�„ 2.� ,1 :
5� ��03 (�02 ��a� � o� l�aa.�f88), (8�) (��l �� �� � � l��) _� �_� �83} _ _" , �T ���
„ N
��o� 7 . � '' �6 '��'ss - � �. ���� �:�' � (.,q
50 50 5Q 50-��;,�50 50, ��b0 b0�� 50 ' !SO 50 , 5(3r � 5Q 50 , 5(}� 5Q 50 50 - 50 � 50. 5���
� _ , _ �. -. � � � , �r� , �� �_ � ' - .'? T : 91
ev ef v� �v. � � �uy 'er , a�� ��rc� , ,p
19� 19�n .�U �i� �22 ��23 24� ��15 i�.,i�', 17�.`'� 48�.` 19� 2�.� 21��72 13� 24� '25 c•�"i 28 i�1.', 27' - 2 ��`°
� (159 � � � � ��� ('11 �;�.' ' � (9�} (�41 (95) ;�: �� �1'�2 " (98f�; " ��" (gg) � ^,� (100)
� � � ,.. �� ' `(1 5J � `. ��� �` � ` _ -
� 50 b0 50 50� 0� 50 5fF 5b 5Q�: �50 ���50 50 50 ' _arp 5U , 52 � 112
-----�I�C�R� PdE-�,R--------���_-�-�.�f-����H-fdfj-�t�;f'�,��f - -,�--�-�.
p o 91 125 ; f25 ` �125 184.68 _;3t532�. ;�
'° a R
��� � � , �, 2 � L �' _ ; ,�
ao ^ (56) 57)..� J. : � a � ' a
i4o � �° �j: _ ,;N (33) N � ¢� � �`�•�'.�
� �1 �
4 . N
121 , ° s� ss , � - �� ,,'�, �F pp
/ S.. � _ :N . .��� �Y
�'
5 ° � , 3 � _ 184.68 ; 37532
40 ; � " �J�^8� � g� c�y �� �� �500 M89 51`25"Vt/ °� - 63 21 !•
F c•� �� 1
�3 � � ��125 � � � �`. i1� � t�„ ' o,� 6�� 1 ��D181°26'r49���.
h �
�iao - �,w�+ �_ � ,' . (�71 �` ` ;(2gJ ° <� r�5�) �,
� � '� , � � - ' �' ' � �� �
� 6.1 ,, � �. N - ���� our�ora `� ��� � ,���
� ,
r� o�.' � � ' �� , �'' � (55} ` �o
14) � f 52)
140 o p 4 , 6�r O g �` � ` � '�y eN�� �.. � Z
85� ,� � (59);��. � � � �� � � _ :3i�s ��j �� (53} � a
40 Vj `D; : DUTL FR � � �Y � , mo q "
s ° 91 � (6 � , `� (54
ao � , '' ' ��' '"- � ` ,
10 Qa �8 0, ` i� ��� �� � �� g85 � :�sr
16 � � � ���� � �'-40--- � �� �� ���� �:EAST���, 04B � �{�,;m � 2959N8&°E �
18 �f'[{f�
11 Q a �� 49 � � r - ,52 �- �48� � �i 2.06"' Y �� � �
40 �� � Z i i �� '��'
� N
s� e o � �` ; �;E ` �� o�g. �:63) �
..
o so � ��� ��6p) o ' •`�^� ,.- ��;, �� � :���� �
" ti �o �M86°E' N
� � � a. ,,, ��� ��,,.
g � �� 2 11J 133p2 a 20-117-23-12 B N
N N �I,Y��NE � ' ;
3 12 (10� ,_S�RJE � ^� (37) � �
8) ���� .� '' +� ' ,9 "
Pareel lnforrnaf�on -
... ' A M N ': . ..: ' ` � ' ; � : .�ri' i
,I -� y �.�,, �t.�7s,�'Parcel ID 2f)11723120Q3�3 ' ..
- `��` House Number 3465 �` . .
Street Name SHORELFNE DR `
'T�iis is nof a lega/ly"r'ecorded map.tt represents,�eompi/ation af information '
and dafa fram Gity, Gounty,and State road acithvrifie��nd other"sour�es.
#OS-3089
NIarch 21,2005 � _
' Page 1 of 5
Date Application Received: 2-14-OS
Date Applic:►tion Considered as Complete: 3-14-OS
� 60-Day Revie�v Period Expires: 5-14-OS
To: Chair Ralm aud Plaiuling Conunission Membeis
Ron Moorse, City Administrator _.
From: Janice Gundlach, City Plannerl� -
D�te: March 17, 2005 :..
Subject: OS-3089, Theodore &DeUorah Rozeboom, 2967 Casco Point Road �
-Hardcover Variances, Average Lakeshore Setbacic Variance
-Public Hearing
-----------------------------------------------------------------------------------
Zoning District: LR— 1C, One Family Lakeshore Residential District(%z acre min.)
Lot Are1: 0.48 acres (20,936 s.f.)
Lot Width: 82' �shoreline; 76' @ 75' setback
Applicatiora Sic�n�rin�y: Applicant requests the following variances in order to constnict a
4' x 30' addition to the lake side of the home:
1. Hardcover variance for tlle 75'-250' zone to penilit 31.7% when 25% is nonnally .
allowed and 33.2% currently exists.
2. Hardcover variance for the 250'-500' zone to perniit 67.5% when 30% is
normally allowed aiid 64.4% cun ently exists.
3. Average lakeshore setUack variance to pernut an additional 4', consisting of two
stories, to encroach into the existin non-confonniizg average lakeshore setback.
Stuff Reco�rz�ne�rdatio»: Staff reconnnends denial of the average lakeshore setback
variance based on the strict intei-�retation of Section 78-1279 (6) which aims to protect
views to the lake. TIZe Plaiuiing Coiiunission should detennine if the location of the
home to the north creates a hardship to the applicant whereby fiu-ther encroaclullent
should be pei7liitted. Staff maintains that no additional encroaclnllent should be
penilitted Uased on a previous application (specifically 2941 Casco Point Road attached
as Exhibit K).
Staff would entertain hardcover variance requests if revisioils are made where no fiirther
encroaclulieut of the average lakeshore setback is proposed. This could include the
pro�osed 4' or wider expansion on the lake side on the home, however only the southern
half or 20' as shown on ExhiUit L so as not to oUstruct lake views of the northern ar
sotttheni iiei hbor.
Pertinent 7oning Ordinance Sectious
Sec. 78-1288. Hard cover limitations.
(a) No hard cover or impervious surface shall be placed, located or
constructed within 75 feet of the ordinary high water level of any lake or triUutary, except
far stairways, lifts, landings aud lockboxes as regulated elsewhere in this Code.
#OS-3089
Niarch 21,2005
� Page 3 of 5
LOT ANALYSIS WORSHEET
Lot Area/Width
LR— 1 C Lot Aren Lot Width
Required 21,780 s.f. (0.50 acres) 100'
Actual 20 936 s.f. (0.48 acres) 86' � shoreline;
' 76' 75' setback
Setbacks
LR= 1C Required Existing Proposed
Front N/A N/A N/A
Rear(street) 30' 69' house NO CHANGE
35' gara e
9.8' house
8.4' bay window 12' proposed patio
Left Side (south) 10' 2' deck (no changes to other
.5' �lOt tilb setbacks nofied)
5' detached gara e
0' retaining walls
Right Side (not�th) 10' 28.8' house 29' addition
2T cantilever
Lakeshore 75' 163' 159'
Average Lakeshore See Exhibits H, I See Exhibits H, I 4' filrther
encroacluiient
Structural Covera e
Total Lot Area Total Structural Coverage
20,936 s.f. (0.78 acres) Allowed: 3,140 s.f. (15%)
Proposed: 2,112 s.f (10%)
Hardcover Calculations
Hardcover Tot�l Area in Allowed Existing Proposed
Zone Zone Hardcover Hardcover Hardcover
0—75 5,984 s.f 0 s.f 660 s.f.* NO CI3ANGE
(0%) 11%)
75 —250 12,467 s.f. 3,117 s.£ 4,144 s.f.* 3,955 s.f.
(25%) (33.2%) (31.7%
250—500 2�485 s.f 746 s.f. 1,600 s.f* 1,678 s.f.
(30%) (64.4%) (67.5%)
* Ai�er exclusion of fabric or plastic-liiied landscape beds
#OS-3089
Nlarch 2l,2005
' Pnge 5 of 5
denied aud directed to revise the plaals to not fiirther obstruct views for the neighbor to
• ihe solrth. Staff finds that Uased on the strict enforcement of the code and consistency,
the applicant's proposal should be treated the sarile way and not be perniitted fiu-ther
encroaclunent.
Staff also fiiids fihat enforcing the code would not create luldue hardship for the applicant
because a lake side addition could still be achieved without obsiructing views for either
neighbor. As shown on Exlubit L, a lakeward additioil to the southerly 30' of the
footprint could be achieved without oUstructing views and nleeting all setback
requirements.
Should the applicanfi decide this alternative could meet his needs, a redesign should be
submitted at whicll point the hardcover variances could be discussed. Under tlus scenario
the applicant should not be pennitted any additioiial hardcover. The current proposal
shows a shifting of hardcover from the 75'-250' zone to the 250'-500' zone with a total
net decrease of 111 s.f. The Plamling Commission should deterniine, under a redesign, if
these removals are adequate or if fiirther reductions should be attempted. Staff would, at
a ininimuin, require that the non-confonliing deck, hot hib, and fence along the southeni
property line be removed as the deck and hot tub are in aii illegal location and the fence
more than likely exceeds the 6' height limitation.
Issues for Consideration
l. Should the applicant Ue perniitted to encroach fiirther on the average lakeshore
setback?
2. Are existing views by adjacent neighUors iinpacted?
3. Would an alternative addition location and/or size achieve the same square footage
desired without inlpactiiig views of either iieighUor?
4. Should the applicant attempt to furtl�er reduce hardcover with either the proposed
addition location ar an alteniative addition location?
5. Wotild it be reasonable to look for hardcover removals within 75' of tlie lake ui order
for the property as a whole to become more confornling in total hardcover?
6. Are there any other issues or conceins with this application?
Staff Recommendation
Denial of the request as suUnlitted. The applicaiit should be directed to redesign the
addition to not fiirther obstruct lake views the neighbor to the iiorth cuirently eiijoys.
City of Orono �""'a" "
� Variance Application
Street Address: Application # ��—3���
' �Q� 2750 Kelley Parkway Date Received: ,� -/�/_ u,s�
Orono, MN 55356 Amount Paid: (yUG-�'z:✓
� :w � Staff: ��':�..,n,C�—
`�'�� Main: 952-249-4600 Fee: 5600
� ��' �"�T � fax: 952-249-4616
,���� ti Renewai: �300
.c, r ° '�� Gti Mailing Address: . After-the-fact: $1,200 Double Fee
L`�kEsKa.¢,� P.O. Box 66
Crystal Bay, MN 5532�066
This application form must be completed in full, ApF�;cant will be notified within 15 days as to the status of the
app�ication. Incomplete applications will not be placed on Planning Commission Agendas.
PROPERTY INF��M1 TIC� ���� �
Site Address: , Ol ��''�� c���
Property Identification Number (PIN):
(Attach legal description to application if not included on the survey.) �
Date Property Acquired (month/year): �� ❑ Yes, I own the adjacent parcels.
Present use of property: L� Residential ❑ O�ner
Zoning District:
APPLICANT INFORM TION: (Complete le al nar.as and marital statu required f r each interested party)
N a m e: Q S5�'I � GL� .�O OOH� V�Y.t('f l��
Phone (home): 5 - Phone (work): (�� • a-� . (¢ Q
Address: 2 1�1 0� �(11 �J��1 �
Email: �„� 1 �G S. GOIN� Fax:
OWNER INFORMATION: (Complete legal names�:�d mzrital status required for each interested party)
Name: �L�
Phone (home): Phone (work):
Address:
Email: Fax:
DESCRIPTION OF REQUEST: � Estimated Project Cost: $�CJO,�O
De cribe the request in detail (attach additional sheets if necessa )
� a �� 3 � ���
i DIJ� i '
� u r �
.
�a t ' os .
� ,;,� � _ , �
� � i � � �
,
���.�t �,, � ��� � ,� � `�'.
� .
���'�� ,� �
rr i (� � r�
a �..�,_✓� �L�:r�_- L��. �„.
�o�
. o�a: o
. ,:r��
. r '� ���j�J � .
. � �. , , � G,ti
�9kESH04"�
� City of Orono
Pre-Application Meeting Form
(This form is to be completed by a City Planner during your pre-application meeting.*)
Street Address: Mailing Address: For Office Use Onlv:
2750 Kelley Parkway P.O. Box 66 City Planner: ,_ / _
Orono, MN 55356 Crystal Bay, MN 55323-0066 Meeting Date/Time: � 90 05 3�.��'1y
PC Date: /��.(.� �.���f"d!��'�
Main: 952-249-4600 '
Fax: 952-249-4616
What is the purpose of a pre-application meeting?
Pre-application meetings aid the applicant in preparing a complete proposal, inform them of the
procedures and requirements of the city code, and identify policies or regulations that create
opportunities or problems for the proposal.
PROPERTY INFORMATION:
Site Address: � Pr
Property Identification Number (PIN): �-�I � 23^3 -l�U(o
Zoning District: L��IL Size of Property: �1,5�� S.f.
DESCRIPTION OF REQUEST:
�'Average Setback ❑ Side Yard Setback ❑ Rear Yard Setback ❑ Front Yard Setback
�Hardcover ❑ Lot Coverage � Lot Area ❑ Lot Width
� Other:
Applicant' HARDSHIP: Applicant has received the Hardship Documentation Form,
Initials: understands it as it has been explained to them, and is aware that it must
be completed and submitted in conjunction with their formal variance
application.
OTHER INFORMATION:
*Please note: Your variance application will NOT be accepted without a pre-application
meeting during which this form will completed by City staff.
Applicant Signature: Date: � ��
����i � � , _
. LE(4 "'j{;J• I .�t .
�� �f '- ! . r �� ..
d�✓ ;i' a...1 '=21.�' v.. �,�5_,��...r
Page 2 of 3
5. "Undue hardship also inciudes, but is 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 116J.06, Subd. 2, when in
harmony with this Chapter."
���
6. "The Board of Appeals and Adjustrnents or the Council may not permit as a
variance any use that is not permitted under this Chapter for property in the zone
wher�tF�,e affected person's land is located."
/�
7. "The Board or Council may permit as a variance the temporary use of a
one-fa yly,d�welling as a two-family dwelling."
{ T�
8. "The special conditions applying to the structure or land in question are peculiar
to such property or�im,�ediately adjoining property."
�'�=���5�r'G.
9. "The conditions do not apply generally to other land or structures in the district in
which�ic��nd is located."
�
10. "The granting of the application is necessary for the preservation and enjoyment
of a substantial property r' ht of the app ic nt."
4 l,l,�•
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
-(�t��.
,
, -_� ,
f y
�� i� t i
.:�t3 . !_�.
. .. . c,'
� /
o x �`
x ?� o b � oo �,�+ /
� o � Z/1 ►'� ��o • o � /
-�:-.:c,_ � � � �
vv�-o �
��' p. OOObO
.....,�o � � � � � � � � �
��2� � � o 0 0 0 0 �
cn cn �' � � m cn co m m --
�O�O U� Q v� ul Vl tA �n �
� / �
oo�`° � �, 'y � �'�'
u,� m o�• � ��
c � k o
�o�o �� � oz' �� � � / \ \\` o�b
�o ao r � y�o_3 ��?!`,..''\\�:;�.---
~ 44 � o � Xf` `'.�'��\\��\ 'r�� �,
\
n Q � m c 3 / ''�:�\,x�:�:\.' -.�e i �'° �
•(�� � .%'. .. .' . .'y.. �...
� < � � / \�``+/� �j �rn
� ry. // '`'� �
� Z
%
fD � � cm / ///�' / :'���6 1
4 fp 1 /� - .�J
�l rTl d� � OVO7 J ��s� , \
O' �� � /// /���� � � /
� n � 3m � ,�
o °o �4� / � /�d` /
� , � ��� . y6 %i
; y
N �'� � � � �S6' / 9
� o� �' � '�� 7 'g(�� � � /� ;
i
O 4�iFL t`A � � �6�� "�[+ ��' J�� !
� p � y 3��' � _u�0
(1i r,m c ` /„`,� , o•
�_� � � py ��
o• c3� � / �
:
o av o � ' ' � Y
p Q� C.��J'� / � y c�On
o �O „ o
J ��� �� \ �' �� � � �
� j �O + • /f } '/ �
0 y p �' ,� � �J � �
'i / �O
Z °c u°i �w \ . 4' '�'' �C3`.. - _
�� a.
o �,o :CP (� /" Cp �
O �,
�a `i � N ° s-
m a i � `� o`��
�► m `�` cs /
� � �
a o� x .
03 �c.D� � o �j' % �
�o
�' /
O.`D y ��� rv •' �' �%iv
� � � � ; .
;
� �� � �'"` / � ' `'�+
_ cn r�v °o N =� O y v J o l�'o�o ,( ! � � L 62 �
� �
- n p� � v cu 1� � _ / ��o o 'o - i �
�''� � (,�` � � 2 Q �� J' - / ...:,,� ir' '° � _ �. " ��
� � O O � - - �S`n � - •Vy _ �� .. �� � .
w � � - ��a�;?`\, � x °' � �..
ON � � � ��� pr � ��
� r � -_ �� ;o�' >;= A°�� �, . o ..
;v �
C7 cn - n C,.�, `r"- � > � O
y!�y n`i � � � v \ � ��j� o O�
'"�1 ' _ � � -
� � �T '''y. � a � �- 1 � —�
� �l = Z = s. -. \ o cr - 8 a �
� ` .�-. •� •Zt:-
� � � _0 � .�. -- og`-- ��� � � S' 82°00'00" ,E
b -i - � _I :. ��� �� a 6• -.;�p� > -� 15.56
r'lj- � o �, O - \ -- - �`� o �\. /
�' � c°n �I � _�' � �. _-.y`iZ � N CO '�
W \ � N. � p �
� O V�i � v � \ e>�•°�5- �
C� �� � -NN � - �� - �
' � � Q ` • � '�y7i � ' v� �
.�, � '�, - � o 0
►� � �, ��_ �`° _ �, a�-�
nl tT � � 2 ,� t��
� � � � �-- o
° 6�\. . � '` � �CS� O
c+ � o°,�,, ��o
O ��•� � N � � _WO;
� �j �i� � ° �+ `D � `°
OJ �^ b �� � t �
CD 'C� � o ,r�v • '~ `c I
� N ��.. � � � � �
� � � x �
� � �
� n � 1,6 6 �i/ \� �
�; c�i� �? zg �s / .zp•zzX'9s�o
``'� o D _ - � <<9�,�gi°6 6 9•g� L � � <<00�£�°s s
. � � o ti9'' �op� s
� 9
� Z � . � <<61� O�s��
- � � � �o� �c�troa
a Q
��1 � � T o � °� T o � O G� 2 �y r y o�
o 0 0 0 � Q I�
� -°^ a °– � °� �, °– �� ,� `��° °, a � �`� ?C .
� a o o � o 0 0 °–� � o 0 0 ° � �
�. a y a a �' ° ct a �'°, ~
0 0 � o o ° � o o -° o Z
b � � o � ; o N ; � o � c�
�
� u o p � ° u � � m
}}��,, � � M Z X
, � � � o� � .��D. .c�'., � �' r�'v cn c� r'' � o�o rn rn �j =
� ;' cn o o N � � co cn o o a' ° ° C) �
� -o �� .o � .o .a .ca .o.o � -o � .o � �
� .,-�i. � .��i. ,�,1 � .,-�i. � .��i. •,��i- � r�i. O `/
� �
� �
� /
y
�,v�w b �_ °- �
o ?�o
k ° ° � C � �
��'° � � �'
w w a � I -o � /
cn cn Z� � '� �' ~+ /
��C�ii] � � p � � �
��°o v Z C�l� � u°, �y /
�0�0 � y r 4 ��! � , �— �
� Q "-3 � �'\.�-- /
� /. .� . £6
n a � �• ...��. �
o ��. .. ., ,�_ _ _.
� y, ,:,o:����'`��
0 o cn o - ; /`':'� ��:�.�\\\�,, �i�% 6
� C � S � . x`� '� � � �� T
� / .��y.:, \
, Q � � cn .4:;��,�� £�� � �r
.� � ��� /� �K'�/���,- / �
m �
p O q`� � /� // �/,. " j,Jo��6 x \
� � � p,��: �% ,�uo9 ,'1°8 � �
�� � 6��ONt ��/ / �
v � �T // �
ry \ �{���j' �' / .
I�j � CS :% '
o p � y . > �i►_ j / 9 5a6 � ,:
e
fY �
Cn , „y � /• x; / �
��� ��"' .��6 � �og� �l
m `� xti � i�
o- %
��--
o a o 1 ^A�"c�� • 056
m?� � / D'' /` r
0 0 � � ��
�
3�' ��� o J� j � � K
� � 30 �� �.P /• �o � o
y
w o c o cSa � j' . +.��oa o �' `�+
o �" + . �" �
�� � .��/, �°
�� � � /.� 1,� �p O
0
�.� � � ]� ��� -
a °'
� C; " �cA OJ °.
�
a�e' '�I � .. '�
�
� � / � / �%^ - OGnC.
a �• � _
k w , / co
�� N ��, -o,�sdao�a:� �
a � a ° e
W N � P .� �
� -t� o v � o;� /�.- _ - � /
cN ° � � � � p„ � / �D b � l
� m `'' � 2 • ° � % o��� ��!�2 1 �o `�
` � � � a � _� ` � b o a �� O
_ ---- -- � �� : � �
J X �O
n _ _ 6�` '_ -_- ��pd o�� �X � X � • � �..
'� � -. ( �j"k . �,o!Pas�b �, � � ,� �
� _ � ��
M � _ ��•� .� .��y� �� � A� � � �O ..
� '� � _ \ �� � 3 Ory v� ° � O`Gs�
1�V � O'�i„ _ `\ \ `\'. � �~~"� . � _--�1
ly' � {'��� - a �
'� o �� ". � ��� �� o:a` �SZ� � S 82°00'00" E
� � �, q�a �. . o, �. -� 15.56
g 6 � ,�J �r
� �` �\ . �' � � �
� N T -_ ',, -_.,�Z � N� � _
�T �lJ � U \�\\ ` - � . V � 5���,5- � �.
''1 � \
� . O � 'N� � �
-< n Rl c� \ � - �2z / � a,
� —I G� rn o k ��. \ - - �,a+ p o
�l � �l o0 0 �'� - / ..�'- ; d'1� ,
(� �j � f� �`�o � �-S 6� �, �� -�� \ o `� c�„
)
`� � (� 00000 ����\ . ' ! ��� yro � ��� OJ
� � O N L O \ _
n o0000 � � w �, N
V � �/J O � v�i t`�n c�n u�i tfDn �� �� o �'` � � �`ip� A � 'Cs�
� cn b co �+.—. N y. � � �
� � O � �� y � � � �`.....`x` � � � �
� Z � � � p 0 �� .. � � iC
� V �1 � Q�� o � -' - 6'�6 � //,�_ /
� - �
� � • o f° �c � � i i7Z L / -�' g
� � O p � � • 3 �n Zg� zz� S?O
o �, ;' � <<9.��gio6 5 L� � .z0.
� o � .9�6 �9 9Z S � "pp�E0o6 5
.`� �' gt�9�°��
� << ��5��
`, �� jOd
� r � � ��
°� � � ° � o o � ° � _ � �- -, Q � (�
` � a o � o " o a< ° �°c� o ° o a° 0 �"
rZJ � � � �� � � � n y �
� o 0 0 � c o o °� � = m 2 0�
a a o a a yo 0 0 4 �.a O
� � � y � � � o V � a y�• � �
cn � � �„ o o �
� , ~ o � � ° N � � � cVn 4 �
. � II O ii T � �� 'c � �
� � -ti m
� �V � GJ �V �+J ,��, � rt � �
� � 00 V v ~ O� V1 V O -0• �' OD O� � �
►� cn oo °p � v cn ro cn rv o �, o o � �7
M�.� � -0 '° .� _o a -4 �� °$ -o � � n
�.J „��. •-�w � „�,�,'1 � ,1.n1 �'1 rt ,�.�,1 -'�w .-�i- O �
� . . . ' ' 1
�
L.IaJ� lU� 4.1�..1 1U�CJ�./ LVI1111\a.� �.AI I✓����� ' �/�+�—�—�� ��++�+ "�'�
w �,� � �rA,Rncov�.� c�� s��E�. EXHIBIT E
.�� ►�� SETBAC�C�C1,�1'�; (CII�CL�ONE) 0-75' 7'5-250' 250-500' 500-]000'
N� �� E'X,�STIIY� ARDCOY�tt 1'N ZONE.
, � A. House � x = S.F.
A Lenglb
Wrdrh
J•
,<< � , x — S.F,
� , • x '� S.F.
� B, Garage • x � S,F.
� C. Drivewcry x
° S.F.
x _ � ^S.F.
� D. Sldewalk x m
� ' x — S.F.
E, Parlo/beck x � S.F.
� x ° S.F,
�: Lundscape x � S.F.
� Underla�n x _ = S,F.
� . By Plas�ic x — ' S,F. �
Or Fabric
� '
• G, O�her x � — S,F,
� TOT'AI,f�9RD COVER IN ZON.� - • S.F, • A
� TOTAL PROPERTYAREA IN ZONE - _,�,F. �
� A . � x 100 = %
; � PB�F O�ED HARbf'OVER JN ZD�,VE x � ����
s,F.
�,
� Leng/h �drh —
.�� z � S.F.
'''� X � S,F.
:•� "_
:;
' � B, Garage x = 50�v' S.F.
;
,;� C. D�Iveway x _ ���w S.F.
� x S.F,
. �7�8 � �
. � �. .�� X = 10 5 s.�.
X s.r,
. � w� . .
� E. Palio/�e�k x
� �3 2�p 5.F.
� x --- , .,. - .. $ �S.F.
� F Land,rcape x � - S,F,
Urulerlain x �
�� By Plastic x � = S.�'.
Or Fabric `r'
�+ G. rafker WA1� x � Ivq
. s.r.
°1� TOTAL IIA1tDCOVER tN 70NE - �j� -r"j� S,r, � N
Y'OT�L PR�PERTY ARLA IN T.ONE �, S.r, l�
� .^,,'��ra-�✓- , � �b� x �oo — --s�1 .'! �o
.,,
. i ►��,� ��o� �����-
I � ,� �
^o 030� _ _� o�
o° �� 6�'�� � �,hry `° �
p� � �' n`��v6fa ' % 9g�.9 t�Wy �.
� � � ��'�� 5�. C 0 �
�i � "
� �" •B .9� � r-d
,+ ��
00o p o po � — _ ` � �-=� g5�.9 � � p
s `' � � . \ `�
�
� •' \ sed � � � �
�60 � -...✓_"" . P 0���� ' �O eV
- _.._�nw%� � � gy�9 � t� o O
•�, Re '\ C3�c►� �
� g5 5k,k 95 ' 934.7 x � �
� 95�A q Soth ck �- J � d
I �' �.a ,�rw �� :
N N / 1p. .fl
e � �
x
,`9gy -nt ��5 5w ,GARAGE � ���N� '� � PROPOSED HARDC�VER
c� EXIS"lING �, "°�, � 2�5 ,,,.� j� � 0-75 feet
a .`o HOU3E �° �' � ,�''� /"'� �� ,+ � � Wol�s. Pvtin 304 5q.Ff.
I ��.$N iat �lIr954,9 � =•� 66��5k � Osck 358 Sq.Ft.
./�,.�'" �
a.w k ., o
�Gl s. �'.(y p�. ,'CIip�CD.' ,,r'� �� IW
l J
otr � �' ' �''� � Totaf Hordcovor 660 Sq.Ft,
X gs R e�I��..••`" .�j 9 ss1.0 Lo! Area 5984 Sq.Ft.
�� � .� ol Hardcover = 11.0 1G
�_.
.e � ,� �:•
~� s � 75-250 feet
" � �� .' House 1471 Sq,Ft.
u����-��>°5e GO�Og9 505 Sq.ft.
i,�i�`' Patio. Wolk 13Z8 Sq.Ft.
�• �1ri�e 478 Sq.Ft.
Hot Tub, peck 105 Sq.Ft.
Wolls 69 Sq.FE.
o Denotes iron monurnent
/' � • Denoies Iound monumant �'otal Hardcover 3955 Sq,Ff,
x Op0,0 Denotes ex/sting e/ev,
� (000,0) Denotes pl'oposed Alev.
—► Denotes surfuce drainoge Lot Areo 1�467 Sq.Ft.
X af Hordcover � J 1.77[
SITE ADDRESS: 250-900 fee!
2967 CASCO POINT RDAD DrTve, woii$ �e�a sq.F�.
LEGAL DESCRIPTION� Total Hordcover 1878 Sq.Ft.
TRACT E�, R,L.S. N0. 147Q Lof Area ��aas sq,Fr.
Xr af Ha�dcover ' � 67.5 �
v°. CERTI FI CATE OF S URVEY FOR:
y �
oage
37 THE ,T�ANB.�'�RY Co1V11�ANY-- MR. JEF�` DANBEI�'��
a
so'
.
.
� �� ;,',� / � ..
�.
, - o r ..�
-
e �
.�� _ . � � 1
�.i--e.`r,,7�a�.- °�'�°'�
- . �s�av�
aa�
I
,� ��i� ��.
� �� u���..o..�a��. �
—�� � �.���I ���� �
'°�v .�- ���.'��! SI•��.,1 �
�g �� v= � �
• � � � �
� a�9 � a �� � �
�� I W��a � � � �� - r�
��^� ��s�e�l��' �.
I
�-� �
��������=� �
°e�� O�
� �
� �� �� i� �i
... �� "�� �.
� �� �i� �...
r.r�ao. e�..i����
�
�� � �� �
�� _•�� ta� �n.�'.�
� �� ��� 'N ►� s �/��_, ���i����T�R1�� � rr B u0�-,.. 1
� � � -lo r ■ �o ��! '° v"'� �I I�y� ro � 1
/ � _ �I� �1 � � il� °a'�'� �.�°�e�� � s � �w a
i r � �a a� � ��� ol��f1/� �Or � Ir! I� � �� �
I' I! � : � � I ��� � ; �'1'�'� �C:n�1����'��!� �= �= i i' ;
..+, � I��.��_t�.�.._1"Co..l�.��sll_. 1 �' . ���—
e-'1 ..a�r°���Ja— — �..,.l�����+i—�,�I
�..�.- — -- -
....__.
■1�/ ���i��� ��� "� �� ��� ��� �'�� �,�
� ��� ���,i��� �
I ►�.—�r�;.e�m.. /�� 111!■ �11� I
�.�.�—•--�a�.....�.,.,�- �
� � ��. � �:i
I,I I I ��1 I ���
I,, i � I �� �
' .-•--�'••�s.��e�.: �� � � � ._._.;�....�.. �
� �- , ,I )� � ; i� _ -_-___--�-- ; �
� � �L�l�l�r�1���1�� ,/��' ���� ,�
�=.a - -.. - Sia��1�..........��.r.-=a' •--„
� •� � � 1 1 .
2, �, _ :T,, E,�HIBIT G
, r -t= 1,,, �;��
_ �
. �j �r- �4.
r " � ; r.� +,
. � - � ,. �
�, � , �.,
` ,;.,, ` �.���' r
. , _ r,,... e�
R • M • A
... ._..��..._ � _,_. �,....__•..�.....��.;._ ._.,..__..�r. _,__•__— _, —�—_�"'��+..--•— ---�r�....��+
±._ I . �
_ �
- ,. _ ; , ....
,
,
i , � �
.. .. . . . i , .
; I : �
_ .. _. . ,__._.., ..
, . . , . ...._..,, . :.... . ......... �.._..i.... ` ._ .....,
:_. t ,._ ._ i ..
1'
,
. .. �... � � ,�.
; � : , , �: ; , . ; � : : � , : , : � � : . . ..___ . ..
�te
_
, : , _ _ : _
. �
, _ ;. ,
. . . .
, . ; : , _
; ,
: ..
. , ; : : , , : , ; _
: ;
;. _:_.._ . ,_ _ , :. .�.,�_,.
.
_ � _ :
__:
.. � _. ..., :.
,, ,
; , , . . , ._ _ _ _ _ _
. : ;.
, _ _- --._._ _
_; : . � .
� ..
. _ __, , . _
� _ :._ ___ � . i ;_ ;
� : ; i
, , ; r ,:. ,, _. � _
_ : �
,
►
__
, ..:... ;._ I ;,..._.._. '
_.._ , � ,t .
, ; .
,_ . . , _, • _
; ;
;
� , -
i , � � ; 1
;.. . :.. _. . �. � i ;
. ; � _.__ � ;. i _ ., . I �� � � .. �. . �
�..., � . __ ._.. ._.. � � �
� ...
, � I :. ;._ 1t i ._�
_. _ , _ :_ i�
� I .
. _ _. _ _ ;
�~... ' _. .
� .1 _ �_. i i� _ .. -- i
s �
_
. _..I .. . _ . � \'
., , . ;... ._...
, ' � ' ��a�
_ , _. .,
_ _ � __ -
,._..._ �\ :
;_ '
, ' , i ; "
_.. � ... .. _.... ,_ .
i
, ,._ ___ __. , i
: : � i , , .,.. I ' ' . f . .... _ . . .i
� . . ; : , t : � . .
; ; ;
., , ... . . .. ,_. . , ..�.. : ,. , :
� � . � ' - . . , , : . .. .
...._... . ....,.. ;..... ,..,,,...._ ,.�_. � I. ` _ ._ ....... _
, � .._. i . . �..
i i � ._ �...._ .. .,;... , ��..... ' ;
; . . , , . , i ..i
._. :_ ... ._ ... ... '_. � _ '
. �; � . : � _ ;-- ' � _._. ...
.... . _ .. .. .... ,/ . _ ....
. . j.� �g �. '.... �
_.._. . :_ _ 1-,�JCJ.,
-.— .__ . .
, — ..._ _ _. . ...
, , , . � . � �. ;
_...
(
__i _
.......I ' - � :., � . . .
_... _ !_ . . .
_ . i . ..... . _ _. _..
, •. �
� :
; . .. :. � � . : , :
: ; , � .. . � , .; . .�.. � : .
. ... i ,, ...
.
,.. � �._. . � � ,
� � . � I ; : ; . ; � � � ..
: , . ': � � ; �. � , ; �
; ,
._ .. , . . , � � � �:
. �
(
, � �cl�c_ _
. _ t'� }�pt1�
; . r
; � :
:
. _
, . , f
, ; ; _ � .
-- _ _ -.--. . ------ .- �
_ ..— ...._.. .._ _.._., ' .. J . _ .. i
...i _.._..._ . . .:_....� : . '. ; ' : i - - — - .. _ . ... - -. ......_.— - --
. : . ._....; ...,._... ..... : . �/�
_... ;..._.. _ . .
'_
-� �� ; . �. ; , _: ,_ .�. _�.... _. �.. ...;. . _._._ iN ._., .__.
, , : . . . ; , . .
�. . :._ .. .; _. � : .� � .� ..
.. ... .._. _._ .._;.
_' � , : . ! '.., , y , ;.. _ _.
; ,.. _ :
; : : � . , ; ,
, ' j_ �
_. : . .__ . ; ! i � ; ': i : ; ,
,__ __ _ . , _:. . . ,. .; �_
; € , ; _ _ .
�....7 �._�__ <__.� ...G. ., � :.. i � � � ..._..
, . ..__ ,. . . .;.
. . _.
. ...
; �
, � ;
' ' � _. . ; ,. � i ' ,... i . --;� , . ... . .. � .
� �... �... .
, { . � `
.. : :._.... . . ....... , ; � . , ,
-r : :.. .. ' ; : .
� . ;
_ � , � � . .- _ .. : . . . �.. : ;
! : : � ;
; . . . � � , ; � . . �
.... ._.._ _._... _.__ ....._._. , ! . 4..
, . - .—: . ..._..'.
; . ' _._ '...
, ..��..._. �
:
. . -t . , , . . . . . .• . � . ' '�.
. _.... ... ..
�
: :.. . -......I � ��. � �' �� . .. � � �
'
�
� ; �
' .:.......� ` S
. . _.._ � .. _ _
�� �
' � �..
•
. _ �
���
�
:
�x�' _ ,
. � , ..
� _
, .
. . . : . ; _
i
,
,
,
, . : , ,
__ :_, : : , ; :
._ . _
_ '
; , , , _ -,
.
; . : s
� . : . _ _
- , �; ;
� � ' ' ; - -
, � � - - . � ,
_
_ ;
;
. ,
..
��
_ _
; ; , .
. . :. ' � ;
,. ;
. . _,_ :_ _
; ;
: . ; : . __ : � , . :
, .
i . .._ ... • � .. ..
i ,,
_.. . _,.. _.. r ,:I • �� .
t . � i :. , . , :, ...,. �... �� . 1 .
.... � ....;�
' 1
i i
'
�
.. :.. ..... ,.�i. .
, .;.. ..... � � .. ..._. � .
_ i
. '.. ...� : :' . '. : ��. . �...�
,
� i
,.. . .. .. ._. _.. ,
:.. ............. .���- . '� '..�... _ .. .
. , ;.. � : ��I�'�����< _..
�
.....
__ _.
; .
�
,
� '
,.. _.., ,
�
.
_ .�i� l�ai�'�,d #(�tU
. ,.
t� �
� �
,
; , ►�1 _
, _ _,_ ;
; ,
_
.
��bl"� �1�1�(.�� � . _ _
. ,
. � . ;
_
, ,
. !J �
_ �1 �
. .
� . _ { � n� `
. . : . ;
' � � --- �•-�-- . . � .; . � ' . ..._.�.
,
.
�`�H ¢ �� ., ; . ; ��, � � _
;
_ _ _ _
: . , :
___ __ � _ __ ,
Rozeboont MillerArcl�ifects,Inc. • 244 I'irstAvenue North • Minneapolis,MN 55401 • Tel: (Gi2)332-2110 Pax: (6l2)664-Sl52
' �� Y� �, _ � � �
� r� � �� �� � �1 ��
r �� r :,
, � ! � i ? �';;\
� +_,� �^4
„ ..
,.�, .. . .
� '+` � , l t`;;J
tl �:, }l �: � -9
, . �
R , M , A . _ . _., .�..: �:��' i.�,���;�
, .. . .,. . .- ----
� ;
'. . _ _...
� _. .
,
�. . . .. ,� . ; . . , .
! 1
I..... ......,. ..,. ,... ..... . ... � . .. . .. ..;...
� ,
'�'a���i
; . , ; . ;
, , ; : �
, _ . . _ :
,_
,
; , . _.
�b
; . : , . ; �b, c��;� �7a .
, _ ;
, _ . , � :
,
__ _ _ _ _ . .... __.
� : � _. - --_�• _C;l�� ..�1 _ . . ... ..
; .
� '. . : `
( ;.:. . ;. � ;
, ,
, , � _ . ; _
,� �i)t
, , , �'
, ;
,._. __ , _. . ,
, : ,
, ; , . ; ;
, . . _ . . . ,_ � g.
, _.
. , , : �� q�o«o n�t
, :
, . . ,
. ;, :
: °: . ; _ _
_ 4�" '�il� ��=
� , , _. .
; . ;
,_ : __ _ . . _ : _
,
_ : ;
, _ , _; _;
, ; ; _
, , . .
. _ _ __ _ . ,. .
. ;
, _ . _ _ _
, _ _ _
; ; _
.. .
. , , ;
;
, _ , _ . ,_ .
� _. _ __
� , _. __
_ _ � ,
�_ ;_; � _ .
;
, �_ . : _
; ,
: . ; ; - '
: .�� . �'�� � , : ��
� �
.
� .
: . , � .
�
�
�: ;
_. : `�
;
ca� , ,
, �
_. . . _ . . _
� . _ �_ .
, _.
, ; � .
� . : ' -
- ;
.
�. � , , . . .
;
; ' t,,��
,
L �
, ; :. ...
, _
; , ,
;_ .
;.
i , . ; •
> , :
,
� . , ._ ; � ,
._.. _ ..
,
, _ _ - - - __
, �+'�� �� . : � �r'G��
� - ;
__ ..
� �re�
� �: .
4 . ... .., :..... ,. : ... � . ' . . ..... .. . .
: . , :. .. ,.._. .
i ;.
�. � � � � �. . . .
I . �....,.. � :. ' '� (... i
�
.__ . . . ,. ., .. . .. � : ' ' ' .......... ,
, ... . . . �: : . : . _. . ._. ..... '. .._. �. , . _ `
_...!. . ...__... ;...___ :._.__. �. . "._.. ._- ._Y,...__ ;_ � ' '
s . _ , .t._.� _ ..._...: ........:..... . ...._._ . .._:....: :_._. .._. . � .._..... . _ .__�:—_ _ _._"._.._ 7
' _ '. . . ,, . .. _" ' .'
1 :. .._. _.; ._. . :,_ �...... . �:.... > .__.�� ' �' . ' . ._. .
. .�. ... . . : ' ;
j ; � . , ; ,
;
� . � i
y !. . _. .... �
i. ._.. ,�...... !^ ... ... � `__ ' : i � � ... _ . ,..
r ; W. .. .;. . ... � ' ��� � . . ..._. . .
r � �
; ;
, ,
_. , . . _ : _. .
; : ; ;
� : ,
, . ; : � ;
,
, , _-
. ,
� � ; ,
;
; ; , , , :
, ; ;
, : � , : , , , ,
,
� ; :_. _ ; _:. : '
,
, , , - , , ; _.. _ ;
�._..;.. :...._ ' .;.. � ,.. r � - _ _ _i
.,.._ . _
, � � t�n/G�i�x1
' ' ' � �
�
__. ;_. ;
� , _ ; _. �
, _ . . .. _. . __
; �� ;
,
_ ,
. �dra�l -�o �d1 ��'�
; , , ;
;
� _ _ ,
' ��`l ����� _
� �
.��fl�t� 1:�� �
_
.� - ' - _
� '�¢u-��' ' �a� :
Rozeboom MillerArcl�ilects, Inc. • 244 FirstAvenue North • Minneapolis,IvIN 55401 • Tel: (Gl2)332-21(0 Pa�: (6l2)664-S152
� � i �: . `�� � ..." k �� m�,�.
'.rc - � � s e a �. �
�t,�`�t ��, ,� c � ' °,� " � �x.r�.��y�
t� _,4(� *k ''�'y�� �'�f��.{ � �. j � �' � � ���`�'�5 � . ��.
�
�� �4'�Y s i �Y � r� .'� _ ��,��+� ,� .. � P ,
;,�' i `�S�g m �,s . �' i d �' ,�, cp`H 5' s�+
a i � 1l i � �� ���. v a�; y e� '� x•., s f r';ry4$�;.
�.��, '�'�;� aS 'i 7�r' '. �a. ., f ��a .��.
:`� . [�' ��� .,� � � f� ' � 1�f � N .
} � 9
� � � �X¢� �� � . �{ : � �
� . '� �, �, � �f� � .. :.q^�✓r _�-, � �+''.�7�Y�.»� � ` .. .. : ..�f�t����� .E ti�.r��,�k�Y�����;�
`
. e � ' �� a,�$q `elk d u u �' � � ��'` -
� �� ' �., ' � ��� � r,�i"�t��a� � '`��``��� _.�.� � . � ��b ���
�" zv � .. c����rt s n�5,p�'�.�' #� c.r'�` ��r' 2hr�*��4s, + .�(�,
� � ��'v� .�, » '�'� �k'��c� � ��: 't,-z"�t'' ,u"� r fY.,�`�� , a 3y.
a. .����i�trlt �"`�' �L 5,�$J�3� �f}� /��
.,� . � � � "� -``�'�`�' '�v �L e 6� .. rk� ? l' ��,
� �) , i � - � 3 '� t j� F r)�,� i r> yp�7 s.m, 1 �.E �, k�d �t S.,�el., � .
y�.��"� �'� i y� " 77# � t� � -c�id �'� . i g°"�"��� . 4'P� � �F''•. � m . c.
is a� ' �dM .rli�� � ;�,,r�- ,€r � ° °„�r 1 z ��� _ � f� 'r ��
��: �k ':�� R3 E � s
� �,�fi.tix�� �� s v��`r r�ir����� ,,, ''� �� ��,��
.f F� y'.�� �� � ei . rl"
�;� °� .. .� t i � �,k o�P �� ; 4
.� � 'F`� � x � ,a`w�, C. � �;.� i
1� r �xfr� �
�r���?�� � � �� ��,� � �i ��� r � �
�"�1�'J�(X^� .�-�, j ; a �Y � 41 y� � ,�. �' �f.;�<.m 'r i }� � n-i � ��ti5� �� �,`r?
� �� �' � '" �°���°�ii .r�" 5'���� '� 6 J�*-,� >." �fi�'f�' t t � .�' .
t 3 �4x ( � �. ,��� '45�3*�� £ �� r 1 � �e �ik $'F �,r � f P�s'hR+ � +S { 4
f J � � � R Y �� ^� �� a,�}� _
3r� n '� ��*` � ''b�jVa�*�`��`(r �� � � � +� � '' u. �� ���.f g+, t $2�'�
�s.s � i s J � ,i.s�" � .a�J� -n . r . i�'� �;.�' ie
� �"�,4�—�+ 4��: ������L��`3����''� -�" �� :i3�..; ������ . F�7��'� � . s � �3 �, ..�bs
� U'� ,�����^.Y'.�°�F�' "� �` S�i�^+
,A 3 d ��
�S�wtt 9rs'.�s�,v �i_ ,,,yyy a��r '��;�r r� t �g;� ���T�r , � � . r � r ;
1 .
t �„
�"'(�,� ,�,'_. 4 , "ir i "br�JL��..� � s� a s �,� ���'�, :� �� y+ ; ��'��
e�,��, a,�•, �" i � i � � :f `a ,�" t9�k� _ � r"�', � �' � � '
�;pf�P�. � '�, '' t� ���"� - �t(� 3- -.�� `���� a a, � �-y � Y���L j , � ,�i
k `� ' < 'x��g I� �., �t � ,i � x � � ' �
���_ � F���'� � ��,� E ' �� �� ,� i�� �a,�'�a�'��'�` ri t �i
��.,�m� � -. �� ` '��� ^ ��Z : � }�.-' . � � �,�°� ' ,��i 3 ' ,� � �rr� �
s. I . �' _ �$'��'�w � � � � �r �� �'�`^ ��. 4.�Sc+��,e� rr
� .� � &Y ,: * �'�7� � > �� y�.L '�` �a .��� �},'°; s�,�.���ti ,�is�4 � .
.y,. 6��� P���'� -�, �'rt�` ' r��� ��,�Y.w ,: c.���'� �`r ��j� �"� �-n �•i�° .at �.' 4 i r i,�af�'��,�� � � C,:N
. ,� a � � � �7`�� - s i.n,__ t �.�i "s � e�� '� �' s �y�,f .� '.
' y� � 1fi, !� � �7 �) q � �* � � � .� s'�T i l�r, g� � ��"T.s's L3� �'��� irY�'
��`��„f� �' � �`� ���� ¢ ��,��'N"�` � ��,_. �� /� v?,''� j �� ��.n .r �7 `��,�^ ` �.4 � �:��x `�J
�� .s � ; , ,.., �.,. : i d � �:r v:
,��������� ��W � „ r.tr�,�� � ,� � '� ' S`a �����' ' ��"' m '�i� y� Z�r5 t X t�
a"'t;J C+�` �:; , " .� ","*,.-.. �� �`�"', z � .-�..�'�Y - ��'n' i
� e� `_ . «� „��e.� ,�.�.�� . ay�. ^ 'i x t ��� �,� .
r��'�� �S;� � ,�� �� � � �' � `�� a� � ;i ' �,� � � i r
�G .�v� sY? �' ; ,.. � . ���� 'r'F. � t�'Y �-.Y k"i. -, .3�,t r �: _'"_' t �n <
,�L,I s:,£y�` � ' � . i r� r p�: .'v.� ' ��..�� a �� � : �° .c-�' 3''F-5 �,Fk"� � .+ti t �i�.
i�, �.t �K�s:* ,z..° N�a hs , �,'`�. 4 . � .. . ,,, ,,�� .Y � s�.: �; ra�
'f�}I.� �.,r '�A,�,�.`�`�,. f R,�� „ ��\�. -� �rt � ,e � ti.e� '+;� L �� �. � z�,,g x..���YO k c1v c'„�'��.� �� � i-i'�t-'�"���
x,�„E�y�ii �" t n& a� �„� y�:"� *� _: �.p', t s� i .�� 1;:: �t �..�� i " §.� � � �>i �s,. '��� � e,'.
�d y�,, .. A � 3 J 3,Sa r�"� -� ..��t �),. '�- Y i'q-� �: . .� :: P �'�a s' :�,"�'-{ �}�, �
jr�tan-�; f�t,� ��3 r �s�' �a: t§ � y,��.e. aS�'r" �t .y � �."� ,�.� �-;J� u 2� p � .�.'�-�` �CG� �'s',7'rs�Sn F
! }4 f. � �,�i ? t �:d 42' Azvmn .� 24 "4'. � i
� 7i �yg,�,.ti�-- �`r�:�.r �,, �''R n�.� � �' :t���� pn`�W' r�`::a :' srr��' ��Fe����tr���"C� s r�...,..��.��
'''-t .'p� y4 "" �q,.r'�` �r ; or ar-"- - '�� 1 � ; � 'a � ��'kre :t'M � i��� x�' ��
,��� � � ..r''2� � . �'���� S� '' :' r 7 c}�t �� G �(� �� � �"' � ys.
� �Y� ���4a �-c���a � ��c�' t��v,f�H�+ „�,� �;i �� �:: - _'�� � 3T�i'�. ��"5'`��',��',F ��1�'!�'� r� F��3 �� ������, ,-�..�-�
,+���t�.s��'ca" 1 a'�,o--. ,+ 3 ,} 3� "�'�1 _v �,`� :�,r �s � �' c��a �`y�`� cx� 7r1.�� � c � ���:'3 �l,47 „�' _
� �.�1�����,bn�ey ._i�''� ���` ,y_�, �''`�'�� a-:��� :.. _�, s :, � �i � . �z1�Fr° i':� -y� � z F�x . �- , b,�` �y�Y����"'��" ,f,.� � ,M� ._e��:�_.:
_�� . � �� � j , ��;�.1,����� �
� At����� t ;��` w.:k;d2�,�a��`'; '�v°rJ .,� T 5\`��'�`'.�?:��'3 1 i`' '�,�::�i `.� { �.�:. �z � � .���� �e.a��.U.�
�
i �F �3�' � ; �1 i � °�l*...'�- -� � l t . '� � .. �� � _
� �� r} H'. 4�s: � -t k ti�.Y'`�qs, y# Y ta � �, ��'„ �.. rf''t "'3 � �' rt sx �'!v`a ?f�"�'�y t i4��� . �� tt� �t
't � �[�� .t . � � t �� �' ., ,,r�. '�v{ ; � . �i 4 � �'���H � �*' � �x�'��, c
a k` ��X ��,� f��., R �X t� � :, � , w.,,,.�,� qy�'S l� ���(_ y�.5 : �,. _."r �*a�,t.�s'�M,x ��. -^ ��* '" .�
ar.�. t -� �Y a '. t .u�`� � i r� . �`^1,, rt �. .. ��'i4i(.�,.�5 �� y � !.'�"= i ; �t$T ,a.� r� �z,�
c
u �
,��; A n'� T �,�'�'�a 4� t� r��;,� � c � �.�.,�, F x�' k-°_
��r��7"_ x,�s5 1 �'� i°�� , �� �G� �tti �� c,> 1 �.. _�,a ����° , �3 y�, i ��'� � y. i _
,�1' � �7 `�..;g' a '�' �` `a ,F3 z� ,�3 . ,� �-s�, �:x. i �- y'.� ��'` �� ��F:i
. p
,� r . ��1�'Sa����'m '�,��. �' '� � �a yF i �.. T��'v r �-t iti �"� � '��
1+ �,��F `� :l.� r h�: . � �,wir= t ar� � � ��� �� 1�, �k; 95�` r P7 +'
��?3'��� i �. ��� ty 7 a� x r �. a� r i '� � � t� c�� � ,�'r �� �,����`�
a
i 1 � �'� {
j�4 i;k.�s���'B'��'�,r 4 �y��-2 h'�` n �!k(��-3��� S� '�' o-'�'.� i ,.s�-- �,,. � , f s� � �, .
.:.1E �i� .,, '1 � . .� n,; ° t . .�fi "�5 rc � r g_ p'3��c '
t�,°r �.r i � ` :4 . i� � t r ��.� ,��'�. k � 4���%t° a� �
ta
�����'4,`� .� y;�' r �i 1�� }�� t��`� 5.!� '� ��.� �� v:�r�'a� ��j�-���� � '� ��i a4 x ���� �''��`�ii�u i��.,
7'.� x r �. N . f �. r . �` y y � {i, � �M l`
�; ,7 � '' ,-ry`���t :�.' v�q;������k3� r,:. r a� � ��i� � �j�{��.�������5u-:���,.,��� �,� �� ��+'��J - JS � �i IJ ,t�7�,�i.
�,t "� �i .a 6R:`e � �`� 2' ; �.A�'� iWd��� .+* .�x� .� "+,' v:� hs -
,� � r ex s �`���� � t :� �s � ,� r4�N ;,fa,� -st 1 : x ,�
�� ,.ti � � f �� .:,� r �� ����� �� d,S? �� �� ��,� c �� 9,�t ��'xY f�r �' ; ;r 3� . c � f ,y�' � r_ :
,*�p " 4`� l�' J�' 4 1� .F �' S" S L � al ? -ih" c 3^�r. J' 1 '
��,a�. :r�Jt L. �C"S �,r s a`�, �' -� ,r.-�'i-e. , ro�^.r�' � � s+. - r t �
' ,,� � � F� c'�, �� �Yc�'�.;�� . � _"`�ri r .T r,- � ��i��&, �7 y: > ` ,�' �' " _
'.,� � r�af ' �y iF`�a a�."�'''k'�.r r �r�� ��� � I�� �•�x��� .,�`�t � T�,+' �,fa.s' t� �� a,
� s v� � t�
a a t��' ��� �. :' � C ��� �
� r�
�F N'a � F°.J.�.,h�� W�'�i� k{ �' �� �� "5\ � b�'r�x^�'
�i �� a
Y� Y�`.�4f ���,`Y( '��'y _. ;C�� �H�(f , � 't��S.F.;� •*, S�
��t r'� �9 r�k� \" � ' `�' ¢� x� a '��� � �� ° .s.,,
�.� t�����ly�" .T�a�!� ��v�i��ra �'� �� � $;� '� �'� �r�fi �i s��'� i. =� ,, �� ��'� �..
� �� �y`iL�4 t � 'Y� � 4 7�5 �'� � . '1 'h�I' -. ��` §� f '1 . .
.%�k F �r �r i"�a `'s�t•x s''�} �, g� '' �.+a 4 '��,f' �� r '�_ �,
^fi r r YI`��,y eR A �� ,�a a�. :��a�"i S a � � ' s p �
asn,r°�; � } N'�r b'�' k 4�`��d� ' - � . i � `.s�.��',l � -"S s
�_t�'a G�r�z L� t �..� a�y �,��. Jd�� � ti��� .
a`� ;ax C a, ��Y f,��'i�� '�-. �,���. �,,� 5� ��`��e�..ff 1 �,;k '�.�r � z.'�`r� -. ' � c �,
'4y ;� "'�9��d�J��i . 1 tj� 4 u$ S �'"� � '"� -'4 [� �7y.iP rs+a'r '',v 3 ,
�;�+ '�r' ��_ aa' . �� ��i _ t lt �' - � � � u�� � 5 i� � � �
T 'y$�1 f,7 - c�t Y' 4 1,ry+ A, ` E a Y #�," � Y S
xf9 ':( � "{��R��j} i�.' �+ .Ux}f�� ��� 1 f 1 2�` �
�,,L ti ��,. 4,€t3 yi W �. t e x s�` d�.:`� yr��F' S .
i i ` .,� ��d� �r c,da� 'T�,a�'1. a a r � . E k `5 t .,.,.�, /d �'a,
ifi �p'��r�.�yj��'� `Jy �S�fiIMQ S� 9. ��y, ;§��� 2';,��{�„t �%�'����qf � y � � i�.�'
� �� k�Y n.� � .��`5�f1 .p� i 7 �3 '� r �' � .a r s t
i • i
K'nr .. �a5'��.�'v� ����ll tRA� �.�.. ���, . k��������'S:�r �Tae°^ r� � ..
r
4
'� � .t
� � ���y����t � ,� �, f e s,� � ,� f , �
:
�
���y Y��S�'��,���r����t 4���k P�� .. � '� .k � .�, ��Y � � � ', t�sr �
�,�y kh+ �,�,; a. � � �'s{� r � ..E� : � . � 7
js,-o �
� .; �`w� �� t ����t'`�+x ����.. � �.rt [ �4,��„ .. r) r� � e }�: � ,,,y `3r s�:
� } �::� �rs1�a,¢ �.'' . ,� � i .. , t" E :
,�,,.,�- x � �
uu �,�'�r -���7 j�p��' ��'�*^l��.p°� "� ; �`�} a�'' � ,?' y � ,+,a
v
`�7'r .f t� �#�ti��S�.5�'�i-i� -� �;t� w` �`s f �-" :.1
:, y a, f �� 1��', P TA'���,�'r�:a k + �� .� �g ' .:
� J $ '� H f
� � 7� s�'. b � .j �7r ��'� •3 � � '��'� 3.:�.
.��}f � 'b .} -. �.
1
_..�� . � "y I�r 1��+��, r � N�€� '*, a ' - . J i,:�
-�!EXHIBIT I
� - --
W � � � �� � � � � � �: �Y,
> � � �° a �°�� � � � �, � ��� �
<„
� b b � O h O W F �O N O O V[pI d' �
Q� �O b ol ._ � .M-.� N �t N � = � �^ N b ^y
� �
Z � y II 0 II � M _'
�
h w �. �. nj O � L � � .. . .
O
j � i i � 3 i i h i >
Z � ti a °u � o b ,uo� N H au° v°u r . _..
� a'�'o = V ? a°a Z v o 3 0 0 0 ►�y .
y � vm 3 � Z 2 �+ T r . '
.. °i . a �;�1
k �c ° a � L >Co � o > � `o
W 3 0 � -°-� k 2 C�i O o �°- S k o i°- � Ot �
0
ROAD �; � � _
CA5C� P�IN�' w W Z � _ . ;,;: :,::_:-_:
�19 � �
3p°3� bti o a �
S 9a03,p0�� � �7s2g.65 9h9o18'46" E � � '�C
ors6,�2.02� � 1 /��2�g2 c~'n � a --..
i � 1 . �
9 f� O
�
� °� � V� N � V
� � � +x ry � � I � .
„ N
W � °'�'°' °' T.�Et � �l,�, � �J(yr
� •O�� � {� m��`Y �r,lp ] "'�I
"c�1r = � i_ `o t'.n � �
� °o� -�Y, � � _ ." ,�, N 1/��
� �p i ': / -� ZZ� NN� O O ^�7/
\
i I� �` \.�y�o�'- 5 .r a'. � � °� � l.V y .
\II �.
� �� � NN �24 � _ � I� Q �
� � _- ' � . O ^ V
� 95'�S'I L :. . 98 � _ - � 4' �
� ..QQ�Q�o�iB S` l -�7'�5�,��. j8o � z U C
0 � Zg B ,. \ . C��
= o_' �y� < � '�: � N
� W' p � � �i. �,���` „ � J m � �
� .p0� u ;o, � ��i4� o� Q � � 2 � q e�7 _u � .
p m � I \ o II
`O °L�P" y 4 . '"�_\s`_• � N $ � � e
� � .4i x � � ul �. J m ~ Q1 . ..
� ���/� � � � $ q N}� � w �I., V
1^ Z9• h h � W . ,...
�1Z p � •S� 'J �Y E�
rp .�Y �'p �— �
� �r Y ^' �� a�� � .
m �
ga � «, oa �s �x
� - �.ac °' �,` � ��
IV .,,�" � w � F =°� 2
� O� O Vi
^p�, r `� C°� a°
� ��� �,� .� ` $o� � -' :.
p� f1 �� �._ S
C1 � � � �o° � . ....
c0 g + / :r a"a
� ry � h0' � � nGH �
O rj N . �.� O
k J / ��� ]�I O � ..
�
Y
. 3, V� � N w�o"a • o°
NJ
o N
g°56�g2 g4�9* . ���
� �(;• � ,�x + T'o b • o o . .
� g456 / 9'w a �E� c�i -0 .
� �y m
� a 4
./ ,�o /�� ��� � °
� � p�, � �• / �k?n S $
�� ��
,` x qn`2• �� � U
Z —='�— {g3;� , � u� �c N�
� , j/ � E���'Q w �p�m
� ;�......, �. �Oai b M� zy�.00
� °'w" �fYi ua � �
;.;.����;�::e: � Co�$o O �v�
�:.�...�.�.o�/�;�� c a ��+ v��n
•\'.,;
` •-, .� w � Q��n a Ch ��-.-.
\�_' �W «.V..U U O t.I.� b b
� 1�; C C G C� vt� p V�
�`I 000�� �� ��L O
���.y °o^ WA naa�
�i o�Fg� q�
�o
� � - ,. � • `' i ��b � � �'4�� �, '^ " � ., � + �
'*� �e "',.�m,..,<a�r ry"�?' .d'�t� 1 � � €' r r : t..
�" ,,rr,r��"-'s'rt�""PY� an..,.... �� �-�� � � � . � ! �,� ez r � � ; £�, :
_.�" . -.. ..� ' �9\. � r"'��������� .
. . - �,�,�... a y T i e ��:6 N t_ $`
_, 1 �, ..»`.�„'"'."A. ' �✓"'�� 1u ri'� r,� � ��;� k l + � ' , r ; � �s z
;:�„�^ p,....,l�,*s ta � ��?J�r �4°x��� �'�� �� ����j� `� � �j� � , R '-_ s � C '�� $ ;' � �z:
— ,.+,_ / „�' ����� °4s���,� ��- �:_ `°' � 4 ( � a
ys:r� � . J ��� ,,� �� �a �Ec�I�A � �� a � * � � �, ,�p 1 �� _�,`.c
�! �{� ' 1 �t�. � �e�,��� �'�' . r � �
�r � ;��� i" �,✓��, 9���������'��'��,m������'*. � k 'ftF�'w;�;�i�fv , 3 r a ! h� � �_ `° �Xii,+",r?
Y�° ,r � , �� .� r �;}�',�t� ',�d^�€� �i�, - �:-.nr'�$+�n1 it'�§ti :- . .5 � (E.` e�,.,u��'rs. {i � � �� �, a ;��"y`�;.
? i � 4 Y yy �r `@!� '.�t � r�5d�,"'f3� .. td,xaJ� s #�4 �rs � �wr r F � -��.x d��.
i�r '` / , � ,41 � a�ti°�€��;att z �„ s,�� „ �a`�,�, v .,�,�r,� r t • a
.,�> ,� '4 � � ,�1 av,a �r . .��.9 ����.,�t ��t��f.`�F ,�:"K'j ly w .�F F -:� i.� .-��� Sg�'� .�� ��f,�q�;�#:
i ;r�t E�� d� �z '^�,�� ..'�'�a� `'���' � �A S x t 4. P�r°� ' ky,' 1 i -� ,,G�,n''"
������:��� �, �:1,�, �� � ���`���*�`�.��:r, �.�'[ a> ,�.s1rrR'da�•r n .i�:xr-c �-.r�/ �z S "�;r� t��,y}r�i�r"�-.
iv�� Y. 17 5 \ ,y� x5 13'4 } �`f'f'J7 ,..1 gC+ }-�� M."'� { . F rn��"�4�•.
� i.` i'�''t°�y'Y i�.1� ,����¢�E"���.4,'!yM�.i�y�`�"at3v„ } ;$i�'L"t v�rY'� �» • p pf� � A � �'' �� '��t8.
� +.'A��:��9ti, \ ��`� �'N t.;'i.,r t�1�,��C.'���@it'' 4°��"a:."3 �'"�r xa 3 �� F" :• � r'_.g � s s'.,,7� ^,��/�°'q
���✓' � :�. ,� � �ti ,e�a.�`y r,�t�p�% -.,4���9. e�'� B s� '��?�,1,,,��° �; .•e�G��' �,:t 4 s+ � l �' �� r �: a�. '" ��:ti7' s��;71�:;
���' � ..t'"1 ��s��: �, ��r� �^n��FW!'1,:.�1��j-�y`1�i�¢S�v��"���i �5 +x_ . -' YJ'��2..�,A..Ytt ��w. 'W. � fr � � '.-�+�r'"f / 'i ��,�'b'
r, �igAry 1 � i r
r�`c.:`. �`� y , i',\ �\` e�^�y'',t.�Ar��.�.�!�Yuii�� °°"°'°°a..". �f�r��� �' 4-��°�'� �r �,'��`l����..
:Y +ti.. '� �`��„ 'g..,��..'4+�4w1�"'��4 �.. ' ^, �}� �'�v � �,. g s �.f $,'�.f���
ti o�-y i 'w_w+..��K�� '-d h,. ���*i �Y,�,� � - � .,.,.. }, �`�� r �s �t�� ;� H r�'� �r �`��v�'.
+.,,, . `12;'-,.�,a-r � 7t .u
w '-...��^� i � �'ri 11,�.` �� i f�� ,�, ��''��'�,w��'�A,�«s`�'�g:
..� ':. '!y� . 3,���f... _ � �1�. � .�
� `♦�-..,_.�Q* `�,�..�, y� ��-m� e`2^.,<r-'",� '°"�.- . � , . �r• s�' ���,��t� t"-�� �, �, � j fi v`�g�r,ira n4?'r""t wly
:, � �} � � '�ItlsP �� 3�' f^s.,
� > ;s� � ��� '���� n�
�5 r . w..,� u.. .a _ ' .�. �,: . � �" i ��.i .
�-�t 1:�M. .» - "RG--�°�;, . . �� ; i , � `� (.�:,�'�l✓��; �'a� ��.� a �f� �r'li�*�� ���d`_r
�`�" y� �r���y„'' J� __ . ,.. . €: �� wr�'� "''��,1F �� �" ��"'� �� ��
'^*-. ,�:e �i�r � � �{ ��'� �����fi r4 � �'.Y 3-�� � � �
� . 3' ' �t• A <� � t A i!g 6� �.A / �,'� 4'.t
������,. a:r � � "�.,�i�i �-�.�� �� -b� 3 r'F .+s��r�r f?,.,� ��%p.� �`'` ��� .�°
��� ��x�r
�� ' � . . , . . . sa �-�..�., n. .�t!.�'�n ., sr,� a-� �. ��_� r�."'��.`�.
tr ✓a� '' '4'�`
�.�� � I_ ��� � � . �^i 3 1 (sr or r� �- �
Q"�:w.i�5 � ., ' I;.�. �n �:�,�p a���r-� F� � �;������_��,'������.
��,�" ;�'.r.,y� � . r. n E" ,,.. p °,�,F s„ k✓^[( r i�ioY�'°�q�' .rv'�g�,'F�27j�
�1 ,,� } �.��s .. � ' ' '.._ ..., '�� � �'� �� ��B6� �..f 7 �.� E�'.�vK�>y `j2� Ef��5s
1 ��y }.f. -� � : . i `'.� 7�'��&��� '� �'d '��t.:y� �'�Y �� fr.
i
�a � am..�u�, ��+ � � n �� . � "�� ��� � ���3� � �.��
'°'s t-% i;� �, �� r,�1 ,�`��7��� �A�r r���' ^� �
�.df" w•,s��,, i > ty � S �1�"a'' � � r� �� ' r� t fr "' �
s r, 4 �'?" � � : 8�----- �-`i �c � 'Y�r�t z�,s a �t�����,-s� ,'�,�'.e.�f"�'}+��i
- r y''� � . � �� �- - ✓' _'°:'��t� . 4 } -�'j=s'��J.otF� �' y;��'a3y�y���-�
- '� � .` ) ji te���� � JY� 1,f�y� �'.j�R��.:`. ,
j �<r� `� �,� � � � x�
�,� k v; �°^,'� _..,,. ,.�._.. � r f � ,v"�r�� ..i.t,,9st5aY4�� '�! ��, „
, >,�,...�.,�� � r�i�� �( r k $��,� �'�!�s!y�'��
_�"�, . 3f ...�..:+neom�. k � 1' j �[�'� l : �t �', ���.�.���
� � � �g Y ,r ..s.�f�f }��� ,> y�+ �a ��;s�'.:
� ����a�+ k r :'. � _...`�'� ��_"i'""vr'-4�,'s`.�,Y� 1 a�'*i"`r�;
I �a .i �; �L�� �� �—�_ ._y,„,��rv ��r*v�°�' a�. ������_
� a _ $ k y, �'a �y�r � 'c�r �
� , }i r ,^ °1 5+ �~ �p��5 ,a'4'i ����2%/� ���y P�R' 'Y'�x`.�"
��i �"� � � � ur`1 'f'.�� j� V' y,,.-.....! .T44d-T��� y �� ,
, } � -�- ��' �
� .c �'�""` .�� � � - � t �Q A\ � �i'�1�� ; �,s�,a� e�s;
-n � `^,�<� t � r : �)
.. .. 1 �,�Pv.. . -i'°�,r� fi.. . �_ � 'J .'� u'� � ,t���. ,*��.
, . .,., ...e
v �
� ((.. = .
y , [ � - .. .. . _"._._: = (p���,p ;� ! �� �
y
- i ' i i r � �.tl � s -a _.✓p�� �.� 'i
�' C"� '
i � � : � � - #� � � y � ,,
- ;i,� } ,���,, :� :a I: � � �:: � ` 3 .,,��;
�m�.a �k � � . ��> v ,�� ..�p {� ' �,�,+..
8 � x. "y5: •��
��� _ ti � :l s Szc �'i r' L- ��
i �� � �, : �,�„�„� � i K. �� �_
�
�,
s n x���- :. � :4 "� ',�� �, �- :.<;r � �� ,,A ,��.
i ♦ �
�t,� i ��d� � ,��i� .4 t:x+ , �Y_,._. ��'�; I�1 �, ` a���'�
� � �
_ �
i �.�. � ,.i ' �*�a,�e.:arr-n `�a '� �;�..�.s�,.�w f ' :�
': , , . . `'.�{ ���.�. �r.,� ,+.,� .�'� �t` • ���.
r
���m ! '-��.� � ,x'
f..7 f { �,,1 4 $� ���1, Y�.��
� }�:� � .Y �� I � . �i � �t� '1�
ti i �.�� i �'�' �'����. �._ �. _,._.. ,_._ „ 1' � s�:a
� �� a�_ .�� �,�, �- < .
� � � �� ,: ��§ .�,�d,�,� +� � � �
r;� f a � ���,�t � °�� ��' ~�x �9. . . �ii .. , . � ,r.���-_.
r i �� '� ! � ;6 .# �w-'�� �� ��. ; � �.
� � (�� �� ����� __._.._... ,. _ ���.
Y lrR 9 - ,r 'J . 4
� ,�" � �}S� k:� , 1 3 4`y . . �
i I 4 � � {' .� '`�)9 S {� � � � ��3 6
�a�*! ; E .� d i ti n ��.. �� . � ' � ���,� f��i��� �� .
' r� ,�a i �'i �'s �L'��;'lF�x`�k„A ?!� �'i`�,y€?� .;:.._r'�� . � .
;� �1 �� ��� ���,����'r�m"�' . �' ar, �
� k �5Y3.x>. t £�. ���
_ �,�.'4 1 Cay � 3 7 t&�'AT6u�> 1 h� . � 3� �
� ''' ti,'�.�� r � ;"���b��}r:� ���,���� '�,�' �e q w � c '*��r-�� � i.�, � � �
ai�( � 7� t-; I � � !.4
'� � qYa7an z�v �'t y a ��4sa S , . - ,
;a`� i s..,S�r� ����,��s��W� ,,,�,4.1i'`,� +o�� n��t�''�sk{' �,�'$ � S "� 4.� Y' Vs "4 a�k7'x h �..� ..n, �i t�.
S.s� ti '� n kh i � r � ��� � ti�dc� �� � v f 3
titi �u r5 aa..� 7� -l�° }� t� � r P ��i��w �. U` �'3.1.`�0�"�' ``'�.:: �
, n�r �`��" � t d ,��b� Y�(�����y���,. �V,�i�� '( �b � .� s+.t`i'u" a. 'as � = �.
e: �i � r R � 1 n �LI' ti t�b4"' n.
.: r^` �w+,,.rww..w,r r,�l � (;, kfay. �5,+�'.Ye �: , 4�1•'� pr'�* .s°'�FF, � ., r
r . �,� . s.� n�`A1s n r`Y 4�3�`�I�'d���P� ���� � �'� O�.
�� ��y,��a�'¢1���r `�`�t��'�e fi r��>'����a` ., ��+i�`�,�f�� �,j. ��` � �n
�,'. s °�+t � �r� �`}�a �'�"rA��f�1a ��4 �� o a� �'� i p� � ,
- �S�'A Y s 4 r �a �`�I� c u � f
� # �W� ���a�� ,i� "'i. r((afl�#�:r .#' ;`�i�1t� �1S��r� #' a ! r . �°�.
9 t .. 1�;
� ' '.,,,,, 4 ,.y�< �.?pT�"s�t���s�i±�•�Y��ir.,+p!y�.��.+,V''t� 7`h,M �.i�r�;r�3'��/� a{t •
�, � 5i .�`. `d�i'p i> ��t� s�,�l; �J �V -�r �a,r ' ,7. '�§, t i � r
T_�� , a.Y; r '�.i .l .5..�, � ,� d "+�,p.n',✓nfr.:J�� G � t t�� ::"' �r'•" � .
\+s�i"' �F * �°`a"'�s�,r,��.y� ���'2, 0����,fl� �+rJ�"�y3�I�rB'�• . ''v ..� r � � y�
� .�%'""r�' " �' n�i*ye,.�,'�,M p x�� ��' �"�d `�� �g9� � "�,�.F4, 9� � 8
�p%� .3P x 5"a`i, 1a a L3.J��'�n�Z'�Y �s, �C9�ucei r',�»E°'�aR+��. i�t35 � m�'°'Y^nf�P� ���i'�i x � �".. • . �.
'��P �' �:�>S�E""�'�a��>y%��`���a�,�` � �..��r ��� �„�.. • '�.
9 � f \I Y
. � '� ':k�� f '�#a�d a�t��.��t�rC��'���'k������ ��"r �� �� �,,, � ; * � � t - � � �
6 . `^�x ,�,�Y`:'^='?�pnft.�� s / 'q .'+ c'1"�.kt i t��}, t ._�.�� 'v .., � .�r � d �a �•.t 1�, i a
�'^ y �i. ub. 4.x-s✓A';t&° � �� e `� r��� .7 s '�g) ��^�, ( t a�.. ■
�..1�' ,� x.. j 'f.����,y� �"��,pt �+ cvya. „ '� - ,�• .� �
� � � g'i��� ai;rt��� ��y�,ra`. �'a �� � � �S
'� '9 ��� 7��) ta R �� ��'��1" "� r � 1, �� '�� �.
¢ , m�y r�,�i'rR��.'x�a�,�,cryr5s.�+�.q� �w,�s��r '� °`�. n ;'r a � � `� �
�'' V r -'� ,Y " �r�5ia7��l T�'�6°`�,.�+9�... 7f�.•fB q >� .s.4!'.^�.�'a,�w�It'lpJ� z- b 4.bM3� �•' � � ��' • •
: 1 ��E f'� �� ejrs+„�, f,� '���,�ic �,� �iFN � ,� � �� �'�* >,., � .w''� . � �� , • �
� I s ik L�.: ¢ y�bx� e��'��� ��� � F�.i�� *d� y: ��9 7fi. i � �
,� r� ���� ���'�r�����x� ��f�~�;�����'5�'� r �1, i�, .: �, ? , ' �
,» M,a ;���'���� �����,��-� .�e€q� �:� tr , �
� �,,,�,e � o is� '�, � '`� 9� � �
p� 3'K a����'3��i'�,,��b",�����Z`.+'�4�^"� . 1 t �r`�7r'� �� . . '
� I : ��� �'� •� 1� �a���&tMx'+. � t� b�' �,(F4 ���'"� j� ��� � � �
� x �. �sJ ! �ii 3t F g�:.i ��'�"�°,§ �� ��'�''"ro 't� '� ,r.��+ � . �' v,4. F d f� � c>. ,
�r,��k,; , � �1�>�r �>.:.� �,� �� ax ��,df i"f ���1':' ��. �,
�7�,� � � ` � t" � , �_ . �i � f �. t1; * Y 9 a..
�����z'�§�� � @'�'dtA � � � i.�.,� �>. . q. �'8,'tt���
f � ��� �"� .�.,A ,� �. .�;;.
x� ��� � ' � s . �� ��
� ��� . � '��:.:�:.r. .._,. . ,.,� � � ,, ` s T �— �r�►�� ',.�` � 'k
/
�����+�.�''�� � �a� ,g �� �� �' ;;.> " 7 -` �`���".. �E ti t•'�'� a `/�t
�� �sf�,�.,�`� � , � '�� � M. -� ,.`t/ ` y � 4• < '
,� , , �.�. ?�� d,�!� a
, � ,�„�"- *.r�t ,. s'.
.�° e`��.'�. e . ``'�'�a',.Ra� . a , .
.
. `
.a'.:,� -" _ ` � t ' _
, r �: �'`� i i . ��
� "' "� s�iG�JIE� ' 7� r, !�� a� 1
,, y ^��'�r�� �� � S: . _ ��
-�:,F,� . � .� .� �.
*b°�5�.,� � :`,�"�' ... „�,;��'a-9B �"-�..�;,�,y.-�._-��s. .... � Y��4\ y �s f�� . � } -•q° ��`a�t '.l ' � ��+���.
l�`m�e7 �,,,��� $�,'�+7''� ~ . ��,�. *•,r, � S ,�� � ��'1t - ,� F '� �` `��+P�
r
�-,�>.� � .t���;� '°y�,�✓�•�A ' � """ y' � '. ��
���,'r. . ��h�,�� �.�» _..�_.. �CYt "' �j :; �„�,y t • :�kt �; b k,` ' �f�* ,Sy,:.z
� ..o"�i•
�����"'a�� 9 E�'��1.� ��°�'� '�• 1� f'°,������+ / § d s-- ,,%J" �� �•'� 's� • i. " +�
yr,,,�'� ` �y .A I,�'i41 � �;e ;. � «tt� a�;� ,� ,., s ��' � r,�+�y.,.R.%°"'--°•"";`,`
� .1� ��y '.� .,> �� ;` � .. � ,ti,.
� �o
...�:,fi'. .� �� U� . p a 'Y��y1 t �- �{ ,�,�V
��et „ ' ` A .'' `` �
� , r� �,� ��� � -
�Z,,,J� ., � * . � ,� �y+ `'A �r ..! ��.�•
. }'�4�t^.fi a �� a :� }. " � 7� _._ ... __...,'�
<\ !
n •
�"� , _ .,.;(, ..� �. •" , , '.� i,,�\ � �,.-
, � �
. � ,.
0, � � � r ,`�''..}� �A -., i��'�r. ��I� ._' � ��'�;`_.-,�"„�,::�_, 1 ..-,-�"'�� .
� � f �� , ,
'� - � �� f �+` �'> fJ �, � 4 a ��'s'q ..+ � "^-� .
�,+; � � �" .' ! . � . .. �,
' � p . .�� + a l' .
�,, — �' r �, .. >_ �iq : .. t .
�
,}'-=�w+.- � . a/}fi.s. .s+t� a .. 'x , .._ .. - ✓
�. i �r s�<�S.' '- `�� e ��' ��� ; ,.�-....� , -
� �!� �. "� ' ��. F ..� 'rq r! ..� '��`..� , �„ . _ , . ... __t
��� �:. �� y ' F , .'���L � f� �6 r�ti s.�,,,�,,� � � �,,� �
�� , /' Y y • ,�."�-' ?1 , . mµ ��-/��J / .
. � � � , '� `� � ' �'""' J..';iw�+i'
��"a � rv� � ,:.�, x�ic .. � i
�( " Y ¢ J'k . 1 'a`i . t h t a,Y.��.H
: �1 .�p �. �� . lf y. 1 ,. �`�j . '}6.v,� �' `�
-A �;° :�� ''� �af,`����. �Yt r �° ,. �,�'� .` ��q,i' ����:.. `-`f°�,� �v1S �/��r - ��..��.
`` `a. ' . �& aY'� .. .� .,£ 'd� N4� / � . �.'� '/ , �� �
;��•, , � . _ %4y ,�� .`_ ,� �!ry � i; �• :r,S� r��,�.1 � �,�.�}�at"�.��f..fs �4r.r. \.�,-.
� � ! l�`�� "t. `��.,���_�u..vi9 r' ��� � a!.�Al fl, j y�1.I�' ^ : 1,4 �..��s r--- w� �`t;,_
��.�� ` � ��!�=' `� .I�'�, g an<...�. s.a' Y }' � �� �' k$ 7`.'.' :d '� . q .
-"`� � \ °✓' a^n �t b /��{ ? 3 ; �' • � �iM�iix'•��• � o.�yt���,d���e'�~t,� r�� .•
�:*��' ��\\�K y�,.. �) � 4 -..� d 11� s.� � .�*-��; •P' a z �� �� � ��l ;.. .��.
, �
`'� �y�,,,�"y..�+'"''�� . K%r N ' � � 3 t 5�::' +`�_f ...x��. ti h ..�y'�.� ,., �,,cc� , y � ..,;�:
� �A: ��'� � � _...F 5 r �� . �.C+`��i- �'2., ,r � .
�RVP E`� � F, , G� 1 � g+ f � -c � , � �+ "�'�i.� "rt•.
� • a �r<�
����)��.�� .�, � `.,, 1 C /°'mt!c��vFxs .R,a :�'vya`.u21 , 3s a _`'+�-^,g . ��s' �j.x_;� 5yf �}"��,j-� i�'��i�.���` �:Z. �s1�.%..i:
> �
y`" ,� 1 ty, ,� f, �^ �,��t ��� ,� ,t� -- ' 3;1�`y o �..� ,,
� 1*� '�.\ a TY'lft l�w i� vre �� �f�,��.a'� Elj� � � � �' , -" k• �, ..` s� ,R �,��`�
� y,� '"<
,
' ` �.: ' � ��t p .- '��, �1 d"&,`?� . ,._ . ,�� S\'�'I�- .� a.r .
'Y,. !�J 1 ii ,} j 4 .r�... ..
..-s+ � i.w-.a,;:� . �I �l q � r� ��k�x 3 �`4 F.- � 'h _.. __ .� .. '.�`d�;'S �,fy ! t,rt t�) pchj�f 1 r�� �,,,�...
:4� A�`.r+`„ �t ,� � 1 f �x: . *�.L. �;�"�1� � ,.
. "L . '' .i �.,V R a��.z�.��t'�e - ,�s �..:; �' 3 „� �' 1^fE..� '6` 'r •.��, - �q ..
,:i 't ^�a�' Y ,. � ; r,1 _-r ., i s,c \ � i v � '., �Ar�` -�r r„�. � � a ' ,e
t .� F J�i �=' r :.��� *-:` �� �'1 r--` . � � �.�.F ° ylfis .ei �
v > S \ ��
,''�� t���.: �" t ';i�� r1 �.. � � : '� � . .� y�� , "i�� . � � . .�
'i � ' � �`� .� � ii .� k � • �� �� � t � �.
i ;t i� 1;��'i , a r. � '. � �a: � , �, �
tifsrf : � � , , . �. ,
_"', 1'a � � � � 't 1 �:��; f t"�� ����� .._.,._ � --- �+A t .-� L `�+ � �r� v '1 �.' �-c+s �. � _
-�� r 1 i� �t ' ��` t �' � , ��::. -. . .>t�`�a.`� ' 4!"i S� Y' � �a � ,�'`�'��F ��.y'� .
�.�� \\ �'�'� '� �1 � ry� r � ^ �, .�- ., f >�� �t,?�St.-�hs 5-'o'!A �"'��,t �.�',� ..t Y-`v' �y�,�
� .�'�,,)�a �k� sa�c� �� �. ��.Y . 1 ... ���..°°��-°�-�m..,,,„m._.. tY. S'�1, �N� �x �u 3 �Y` t+��u'� S ti�� .f'
.,i:�Y ����fk^r�f-;�.,�,r.,n�,,�n:;�;` ��t'.--" � �'r m'&.".ar�f 1,�y, =�,c`'' �,.�' �i.i• S r"-w i �F'�h�y� �w �� ; :.
�.",°`� n'tyS'l+.r�a��,�,, �_� s � ..:) �r"""� �';� ,,,� i� ,� ,v�r-�^�,..s,;,,-,..... ..,��rt a' �,:�`�,u&�'�,'?1Yc�i�` }�'�. n 1- ",�. .Sa;..
i �
�?+ �� �# '`��i., i't xz.�.r� ,�"k �� �. S S�� t �; � h?�'itP�i:1 ��i��i�t�����t�`7�� i�` q �.�
i �"���ti, ?-f'�� ,ti.,� 4��g '� �.; ••� �, ' '�` �r--��—� -� ',.r>c,, ,_ 3`S +�'�'4 ?`�a'�7°(�.,".�' �''�?,�a r�,,��`tii �.��.
0
{tiA n s '�^ a,�, � •7 ♦ .SJ h . �r�i +il �F d' ,
[!.,, + , ar k � � i 'r < � . t I.. i,{ t r �Se.yF 'al t'4 _ '
.� S� ].1�f'/1,sF .�'( { ♦ �" ' 3 : . � - �+ Yt�t" t¢ �
tl�l�'E� �t�f,���""Qi�' .Kr o,r''e.�q�t�.r� ��/,�r l��i •S'a,"�i�" ;'2 •�' �`,�y��' �`rt-y °�}3��.�R 1 �Y., �9,
`+. .Y .�"r. ,,s.-ti� v� -?�'� ,� �1�=r' 1�ip�F � � � z �t
�,i +1 � D� �. f .'�£ �E y�5�4�, .h`�C� G�il� � � ;: ��'� :l iT W�4�I'�t~JN+yt ��t=�5.� �
�
`���, ,`1l . , ...���n tJ;,g�l ��� �3� x� f��1;�� ..::��!� i,{._� r`�� � �._��� �.dR��a' f"'L� r`��,C'; ^��.,
!hi i ,�'J - �� - -
,�. �r .��, � � {y9V�, �� €� � ri �� � ��, 1 � � 4��a.�a� a17� � tt,`,
��,s �'N
M1,' j� i�f �' 1-�"'.�r �s � i "�!S i � �o-x - , a�: � � �-_ �rY����;+ 3 'G-,-.°!v1C �
�� a����° i �l y 4"f�^t . 4 9 � r� . �,�.. .�a,Q���� +ti .
v � x.r { L s� �. sy�. . ,� ysL r`�sf � �..swe.. „ :
�f` �` �� ; fa+ i�Ej s \ ,r 1 � `�„ � � t ����`� --�
i�� 1 � ' '�=�'�tt
�h Er � 3 � i E a�� ����".� r ��,�t rls �" -� -r ..
� ,�1 �;.} @ .�`s�� `# � -�.ei�`,s.� a 1-. �.i,+�- �^ i a
� . 1 f✓tf�� f i � I y 1pi x Ea�1 r}�,"�� 'F t� 'k'' � a�: �, "r� �, S' ,
�, ° t t 1 `ti � e wR4� �°- r r tm, �� ��� .. �' 1��i,''� ►� .
! 3�f'�a C` t z `�� s ..-.e�af'� a' v. � - ,i�. .� ��l ~X�. . � �,��� �-
'� J �`, �� � ,� s' �A�� I I �'`� L y ��'''�F �
A .,+� i� r a �� t �r ..�
��,J'� y ..i,� ,� � t� i , i\ . �.\ u� r� ��,I p�g".�°,� . � :a .q�`�`.1,ya
�\t��i ��,� ir��� � �� �° h lA'�'.g��y.��,y,��i7 t����r S� r��� ,, �•, '� ,a�
�I��r ��� '�� t � �` �' ;r^�.� ��,.,Jy�����t�� ���� . �'.: � � .
IP �� � ) � ';� �� '' i '�.,sa .�vn-� � _ ,r ., s y � �
r ��d�f 5 �� ��t . , ��A'` � 54� �� - .��a ' YM +'� {r �n�+.,. �.
t : #�4 `+ �� �: 1�� .S�� y4sq+, �� t�?� . y � . C`L}t�`4.
f a � v 7 tl i
,�� 7�''ini � �, �9rd �'^a t j: ���r�,��� `�� ��.i �'��t , � �`y. � �
E 1(� � fc Y �4� '� � r�� ' � `� � � ' `•.���
�sr.�w:.wr.�.�w
,_ J 6'S �'.. ; 1 nr 4 . )N�y ��, k-`�r`�.r'� �; p'}, x � � -� �� J�,� ..
�. A p t � ��� g: +Cf'*"/P'ai..!? � � 1��'C F� � i9�� . � �� �
� � �'��� , �L� ��} r a � � ���r-x �� �va 1 Ra � .-�'�'�" X' � � �
P �P��.. � �'� ��*� ,� '��r �?� ��I ;� � � r�- S� �s •
� . t ii ��d� �� �t e i � �� t�i 1. 5 : y .
�3?�,r �� ��,��?� � x+rS"�`�" ��w r'�t r�t ^ r� � � � 1 � � �
•, � �` � � .E i } {t( � y. �� ° � ��.„� �E - ��5�
�' "� �.Sl� : t '� .. � � � r�,�;��,' �� j.d'.., •
4 � t .. � 7� � , �T�.f+��xs �r' '*y�'� �� �x�'"�r.a,,.w�.w�.F��,-_s.��'�s�',N�"�W, � ` +, l�.� � �
� � i � � � �.s , � t�, : �r� •
= s�'* �` �'i #c -1 � i .. ... �:j�'' � , .
,� - � j �7 � � »s�±� 3 'F�;s�'; i `, r i � � ��
r� ��� � . i ''� / , . •
,;
_& �,, ,r . : i �i 1 .� � �' - � �
� �� � � � 1t e�� f • • �
'�i � �' �)� - ���i � � k� :} �� � # . . � ..
�' ri� S'x�"s.fb'�''-�3'333��au3'�.'S �,�3 � � , • •
_ k; 5 $ �
;�. � 5 � ��.. 7 Y�+"f . • .
t�5 V� ��i -. �
,�'! . k,h - .
✓ .: �� ! Y'.� bx'n'�ksi-� r�i�#'sa�;d �y�/ �{'C f
t �
� f� �
,"h.� Fi� : � �` I ! � �
y� .,.* � � � ��=rt��w+t>�;:'e°�n°,��",....�f� .., ; t,' y�, � •
Y �44 ..�. � ,r ..-r. '� y� �.' .
_ 3'^,.+ �f'� • 1{ � � � � .
�
j� '` y`' ti �^s; � u4 id �� '�
� � :� . � �� ,. � �, �• �
� �,�, � e� it:�� ��1� '`� d ,�w° �- ^ �,����
�� � .e. .. \ i �i, ����� �� ,\�, �e°��, ��. w# �t�`+ �,�' ..,� ;,a a,? - ����i e�
, Sk v` � �� �' � ` ,! {i. * sx _-. ,"� J' � ���`.9���,
� �.;� �x V �. A �. � , f ,� ''�� l ^. i �
Y.`�� ♦ y ( N \. �l�\ "�,'v� `� �t.� '/ �•�1. �. . ' � '���(�J
�� ' 1 .y� 1�Z�� ��V� 1��,��ir � l . � .. �.J_�- ��i.M�Xi� � � ��,'i jd a��
� . ° . � 4� �� . \\`.,� ,� +�..,,1.,�' :0... � t
• 'v 3 ���'.* �.��'�� .� ;'R "Y� '� � � r �7, ����d����
� �� � .., x s {� i
� � \ � d j�Nf
a ���'._'} rt�� 1 �+ \�,y,� '�.� 3�,�,,�� � y 4' ;��',�,�7
,1�> r , :� -�� � `0!±{4,.�1 ��'�( � �di •, � ���:`�J
k �, � �. e ;� �'9��L���� � B�
�'� Q�, � i � � � ,�. �. �g ' • , �,',- r�►�, �� �•• (�
v � � ;�Ei +.4:� .Y +' �I
,. .N..,��'�. �, � � i��� a �`�. � '�� �,��, � t d
�� , ,�.� ti �'� �� G � �`�1.�s �"'N �' ��� ��1 Vii'"� '� �)� i;/,
c �.•. ♦� �y� a:U M '. �. � i
. . Y i � )'. ,1 'i •I&5 ,:. F, �,, ��
. . :1 � � - �y i(t�� �3� i �Q ,`l���i . y '�,T�� �..
� r— " + `�� ��� �`���� ����,��� .• �;A'� � , � � �� � i
.'r,' .i -s�. `!9� ' � � �
- � wi yU 4 s #: �� - • �\ �� � /
. z� i ��/ �� � ��� 1 � �. � � �� �� �. �
� F �� � i e
� s _ �, � .�!a 1 � �",I;' �;d. �p v� _
� £ s �s��� y�A�a{ � � i,� y��4,��, �� � � ' �
� � ��� aY i / � �„ S 1
� r �d ��� �� � � 4 �� , � � 7" �
�� `� �i aa�'� � ��� *.{ t� ��B .tr���l,r 3�Chdps q�n,c ��r'��; �, • f �
' d� 3 �,c 4� �' F,i � �ub\} l t �� s�'�� ���I �) �.
�' g r rfii -. � � D �§ 1� r ( f r
a �. e. -\�f �!,�1��t :G"t �'t �,� �' ... i`�'f f�a �/��.. i %� 1 � /
�.�_�� " �� � , �� .,
,...�� � ���y�� �.ev ^�a� r :e ily�' � ',,�y �xr �. �
d �( ��,���ret`�.�r���,�•�, -� ,.,�-��Q �c�►s "U�,',.,�` �k•�j � �� ��
i a �.t<,��c t� ves xs� i . .�'� c f� «, . � � �
'� � s �i ��,�%4,��y�� ��f g - '.Y; ��+�'+� � � � �
a ` � F t �n,�, ��� � '�. �' -„+N ��� 'V '
'� � '` y_ �y"�'�(�'��,��j �r �a�" �� �, ��� � � � �
� � f � �¢�� s�y�p,j§`���� �������� iy�� �a A� ,• . .•.�eot�A }� i
z z !� � ��'u'�,Tf b� ������,�� �� � p �� �� ,/
''`' � ����a�•����'��{'`�st�i��� �: � '� ���. ��� `� {�� �'�` (, �� �•.
: � .�
� : o�' i s• f � k' � � r ' ` S �'� ai� ^�= " �
i s{ ���t= �-�� y 3 �; ,t^�9���� ���:�" � 'u �; t- }, ♦
, ,��., J� r
1 1 }�°�4� � '�"F'.��"ii�u oa� r �d� }�� � )� �i� � �� 7 M4 /
3 ��, �i pr , "° "Ze^.s: �]�'���{ � ,� ��� �+'� �, � ���y �
;� � pi�,��,z x�"s�v' �'� r'-f 3'� .� � �^'a�G, �"��a�Y,�,.3{ -. �r+�� a�� � :��rf�j S , i
+ � ��y�P wa' t aa��� ��'� # ,�,,,�Gr,.,.�-?� �'�=v�-�,� �r � i; '"�is 1#A;i'�'fi
1 �. f . + �F��`��� ,n� t:.. it4 .�,r �� '�`�I 'i .� ,� , � � � �l r�
- � �rs T,�y a a as� �'^i R t-5�-�e',�����'W""�` v��� r�',�.� s� r s ��i, � +h� '� �ot�.
L'��s �° �� 't�-.'`.�.rr���w.rs�ri v,�";,vr q�ef.�.4�'�`i^�+�''TY� Y��.°���`�'���_ 4 ��zp �y�t^,"a4+r u.'ya� �°�.;'��7.
,� {F , �, e,z�+�r�-, �°«.��* �����,� ����ti��,�,����� y ;� �b' �, i
,
� r 1 � �� � �,'� r_ �� s�� x �� ��r� r�
�� 3�� > ,�� � � r `�:;�u ���� � � #'� r�`�'1a4 }"�t¢"�`��� ��� t�1 '+�� � �1
faFl � 7 �..� � . � g�7 � I t'
B r.�... .�s. i � a4 � .4 _ n�� �y � 1�� � � � `$j�a9���# �� F'!��� 1,�1 .�.��3
... 1 t� ;V �f�O vI i r ! � e `* .. �.'s 4 '4 Il .-3r 1T'��,�^}`�{v%��-'^- J � +"
; ' =ar. �, +� a r e� �6� a-r s i i �� ��3� ��� � �",96! �f��' � ; -,a ��. i�
� F� :� .r a ��s'�, _ �`�y r�'��d- �y``` ��( ' �' �$� �'r.-
. i� a- � �:.� ��a� t � C� i� ` ,j���,�i r� s� �. -°� a� � � i i 4.fr . '�
�y,� . ry.� �� , � s�t 3 �,�`".+�a' � �, ,( �� � ' .. �.
� � � 3 �'` ` cs� . �., . �:,�Ln. �k . � 9 ! �x:,i� � �}^� r ��� ~ . �
'� �".. f: . � L . '!, �. �ra�� ��._,� h: [) � � ( �!.'-�- � -y c3'�._ � '°3ry r � '
� �� . . i,j fz g l�.�� i � .� � ,;� tx �i�: Y -;S.._-a...w:i 1, L����.,i",�� ...�t�, .:� S���J
� .R c� E . d � �: � � ^. �" e�.�i rt � k e.
' w " � :� � , il .� .� "irr3': '"6 �..- s--;�. <:.;a ..r.rf k�.rQh,y .R'�.".`�i
i , � ' � � q� >. � .-. . �. � . �
I �e s'=i � �� �f �.«,w.. � �: .,�. � i' ' i°e'�" � � .z'.'>r.� .� -`':,r,,r. 'YP,^f ti
-. ;s a,:�,� ��,.., �`_ v�.«.�r��s .,a +�� ..; {� C�,- t''' ..a , .�� �'�'�g� �'�i�
c _� � y� ��'�� ��.:'�a...� �,��k:'..°::uam���,�uu'�e+a���. '.�_ . . �ar�����,�1
� � !� x .�^ -y��`� �.'
�� i ;{z �, J �' � � �-���.,,^�z�'�"`�i.1
� � �; Y � .fY�L�'Y
� � .. *�"/rJ,Y'S39^..1�""P� m
�'�t�
- _ ��< h� � �s'. i j♦ ;.. . � :. .� € �: �� �'''"-��s��`'�' �`�F^r"�"'�''����'"`' I y` � \�X�� + } -�•..«
g_ � , � � �� ��ww���` a�'x�s �s �� t�i ���'� �f"� �-r� f ��3
''; >�' �� r 3.�� y �. g 3 } � -:t� �� rnda�*{ri^°� .� � .� � ! :T ,w�, � � �.
�� '�' - .�.�` } r � 3 `� ft���^�s ��-q i.r �. p �T�� +.i
4
� 11{ � j ' 'R{ f �' i
� ��" �„�s,n �,anm-.�:+ :��"^ � ; i fP.-�tY �.. : `� 4 � :;a v.�,+ �
�- w" � .�.��,�� '�':. � 4 '�'� .:
^�` �,;
, . " , ; cz ', E
�� � , S � �
+�,, �
.. . ,. � Y EE 1'��'P"R�e,� ,'.`yRJ'y�� , j�
*a�+��r ~ � V~ ��t��
,
. . . � t.l".i.v..
. . . � ..... . .. .. ._ r'��.1i!i'4`�?"'�`:f.. � .
. .. . ., W'r^ �~
*��
� -w
. �a
� .. . _ . . . . .. . :'S�E:.� ,.
�
Wn+
. �.+".,,.,....
' .� � '��. �.k*€.':,.
. i_ .. � -- A...
� �'�'•:'� :^.;„•a, k"`e6NY �-f�
1 �' �� �
o,�',' '},tt���� vi�o..* a�� /\. �,r : :,
. . e 1:>+, Ii: �i ,�.
.�lA u� I� I,��`� �i4�,�� d,'1
, , �,'. ���`�',�'�" �'�,1
� �`
- �
�' �.
�
� ' � ��'+ `, �+-.. : � ��,.r���
' �,a�" , � .�"t.�.,�/�� 1 ��° a�•w,.,,�
• • � . ��:�<�iS+.c �2"..��C��� c . ' �" .�!'H61�3pp±�M,
� '� �' ...�. n n� 1 �`,Vr S� .ic�R
� �R �
• 1 � � ` ;� '' �, - ?I.
� . �• , 1cti,
�: ��,`
.��� f���;V
9 .'`Y 5.'.'�,�
F ' , � . 4' �°� �A r ��`O`"��' N� ��o "�&y�"7
, �, . ,� ���� ��� «� � ',�` r`-
, ; .�, r �t-� '� �.�' d` its : %
_ ...... . - �;��Cx�f �,�, , �'� .r 0 � �k r �e,�;
� r �, � �
- ° - - T� .�s � _� x � �
>r,�,` � ' r a� {r F 3 ( Y�/ F R� 4�� ${:?�'�
� • - � 'pd � ..i 1`YT A;1'+,nc3l ^��`n)�A��_
�
�
� ." ~�� ��' � '+/µ ���.� � S- v` .. #°:: s { ��r�N ���?� X,��-x+��r...
�
r
� • � t
p �Y T � ,��
�S ,,. , . s,. �L� . l(", c 3. �.`°'�� �, _�+.
_ t � j . � � . �� �' � �.�J o,�" �, '§�
i", i � '� e 2fl _.ki, ' . � B JrL-„ . � -�,' �. .
R �
3'A r� � ! ' �
f . ��� �• . _ . ., , � r y�p�y'�o��:= ��,
r
. .. ,��' f�'p �o-^'E� �� t�. °� �,. ' � = l t { ;, � .�`�s
a y.l ��
' 8 '.� +P e3'
� � ���h bt��i�, - - , �� '`r ' '.:"� X ��k �,� e! �? '.. r�
�,N �.:. �i,�./�'6'�a14 �'.�,.e� ., a cx'�', �t .°�,� �' r
u �°y'� d'�,t'�1 �r � �' - � '4" � -#'
� . n >r��*.�`�� �` 33���� . ,�' .._ �'�• ti@i � . � 1 , � �� ��i ..i��.
_ ' 9+���t i a�'''�� � '��' 7',� C °��"- . ` � ^
��� '§ '�s�
� 3 '4 3
�����t ��z��'H�„,,�a5���,$p"� �;�,s:�'. � r �>� . �.�o �� �' ;��� �•�,
v a� ,�n.� �a�'o-,� �- t . g i �, �+," �
'f r r����r���,R'y�tir� . 'r'�. �. �.• 3, 4 i ,� r►d M .
ya 1 i . � �i,
„ .. z +���r��_•,r','�'��i.= , 'x�:. :-' .� �� - ,�,� .:
��.� ��' � b�`.
ft �,�P,,��Z . �_ . Y 1 ;'• _ �� �� � � �I�i'.
� a . .� �
' dK ° �,�k . � A F � ,�i
��+s��� ���k����°����,:..L �.. ' ' � ' � � ��� � ° �',�
k�.tat���.��p� � �+��t �'�,�, � s � �'� �
�� ������ry����
� c„s � �k.,.."To"`�� h `& <.+2`��. .�� �r y�� '. ; �
�. � ���r � .. ..- . _ ���"� i> '-
y. .`� .,.� E��r�4�r ��!'p"�+•���'� . s � $ �� zvi �� `*. � i r f � p C��, ��'�
;� / r n'XPQ r u ,.,,g , .� � '` � r� ae ���r (
�� v''� ! mF�,�^s'r' � ,� ,.� �:�+ � � t �,�4 � r�,�
✓'✓1 e�'"�"�'`��' �.' i � ,� � � i
d �
i i ��pi„r ��y�S����i'��� z%.,�..k�s�,+� x'' °�
` t
f
{� I
��, d r y,�y�g° �' tS .Or � m. �.. �^v i js� ,F �1''�, �'�+_
� s�,,.-�1�r��� h a� h��, . A J ¢ �7 v �c �'��
� ��r��l���ti,�i�� � ° Z ��' ¢y � 'h � �� l� h.fr�. s
Y:�'` p �'�.
�• k '4 �/ $ i` �. '< ��� ,K-._.
: ,��;��$�i ?i�i 3 � ; ` d�y � (�'j�
1 �'�-��t`�- ��b'�� �� ti � �t � ,�
f R4 ry �` �. —�"1
d
' � ,`��,,.d'>��is����'�Y �._ � a� �: � r.zry t a,�
-�' \�•k ��'!>".�t�� +- 0` �.�..: � 3 '� ����� �ti"� �'.
- : .�l y°�y�'�" .v�t j ` �1 � � � � 'r.. � a��� s„s �`�' . � ,
!
� �'}5 �4q'����4�'pp��}tt��c�' ��,• �� �: � 3�"Y c x�'� �y}�r
1.� ����`;�.5. r t� � ��t � � 6� �.a �-�.� 1,�'
1� rr '�6
� `t _ Y�, . ` � �z , , '� '�'
''1 " x �4y� aa..TM..� �,
� .��.� � � . �'a �z�. s, - �! k�..
. . ,�
� �� "`"�^al-: .„+�9• 4r.:., p�".'�I� �� � � ��� .
'' . '�++s'. . -.` N,.�,g ��� � t t-' r, jl 4'.<f'!
. . � a+ .;1 ir;�_".<<A,.�. _ .._ ' : y '� �� y ; �
... ,_ ..�f.'�",aa-a - �_ ,a,A,i : � � � - z�_
'' �: 'j � z �v r ,.�,�:
-� , w ,`� '' ��' �,� � 1u"� *t _.
-"� ,� :d.�°a���,�'�°"� ,• ����.� � �� ,��
Y k �s En 6;. *�.a"- -�, �g � �_� z,�k' �� �'"r��:,�
' o C �r.r .:r �� +�£o+" , �� 4 � .vr � aF,:-.
s . s�� �3' � � � � � � a a
c t i I� a aG {��t'��1�x��i.... t� `` �' y - .
"°� s.�,'*'� ����C ����, ,•., w� ��
7 �f'�� � .��-.
J � S�r F 4 �Y/���v' !A w � . � � 4sa`�i��.
4'� S q''s�i� �e¢9����..�,� �� j ��, � '� -
� r A w,,. � � r .
r 7 r . �r .:. o e �d�ru�a''�`' ��Ra:.w�' � � `�l;n�'��. fe 'Y3 _-'�� :. -
i�.: ,� :�..�v�* r �� t �.. ¢ M1' - r -
#�� r k r > 4i � � ,1 �'�;- a� �� �'��.3'a�
� j � ��:4�d'��.,���.�� x & �? +� ,�'� �i `.yi� w, ,� .
�
� ' ` rr v ,{if/�� � �i�,"��� �Yf � s t� K$ x� �� ' �'
x':3 r :�� z �`�',�-l` +y�¢a 'ia�,.� �Q� � �� ���. � � w �,.. t
� 1 ± t ''��ty``nR��p�,'�����Kµ��g„��'������. r. �� - � � ' ;: .
✓'e 4 � .y 'Y.��r �. w'� a g . i, � � � � n y'.
'�' g� ,/'j,.� q yy.�,� q+..`'�'y�`^ 't° �y.�,v�p �, �� �: P i'� a ��} :��v-�. ��.
.. �V..��,' a;� . � . . ���,..,� i r , r
> '=�;- �� ' �
x L'p r
�
b p'a�C\ Q�.�r .. . . ?� ,£ S� �;y �,.'!7�B'
'k"
� �
. �:,.,-.., �
,
�, `: }�s` �'� {:�'a
.. .. . . ..� S:�:.. . ' . .. .. � k[ h Yp�
9
� � r _. , . 1 •� � _;e - '
—� .��v . j��Y S '�JI� I ��
. j �� , %:*' y �
� ;. y�, ,
� .��,
� � ,r k. �
k E
� �
� � � .. ' . . . . . �� � �s � `�,.
�����•� � ;
� � �$. �,f, •
. � �;;
is .
'¢ � �Y -
� x i '
. . . "6 1`g � �` 3 Il iµ � �
.. . . . . g@�A �,:; ��t� .
. .. . . - . . . . kye V�i�� • �
� !r
� � �i:
.. . �� . . 1 F�G
�
,� ' �
�. � � � � . . � { � �f� •
A � �
� •,
� � � � � � � � ��
�
` ' � ' EXHIBIT K
. ' 0.�
�
. � ��� O ���
�, CI'�I' �f O�t�l'1�'O
,� .. .�, � �
�',� � ' '� G�'� .. RESOLUTION OF THE CITY COUNCIL
L�9,k � p4�' N 0. � � 'r' �
'r. �i.
ESI3
A RESOLUTION GRANTING VARIANCES
TO MUNICIPAL ZONING CODE SECTIONS
10.22 SUBDTYISION 1(B), 10.22 SUBDIVISTON 2,
10.56 SUBDIVISION 16 (C)(� AND 10.56 SUBDTVISION 16 (L)(2) �
FILE NO. 03-2881
`'VHEREAS, Curtis O. Midthun and Kathleen A. Midthun (hereinafter "the
applicants") are the owners of the property located at 2941 Casco Point Road within the City of
Orono (hereinafter the "City") and legally described as follows:
,,s
Lot 92 and that part of Lot 93 lying so�utheasterly of a line running parallel�vith and
30 feet distant from the sontheasterly line of said Lot 92; that part of lot 104 lying � � -� �
southeasterly of a line running parallel with and 30 feet distant from the southeasterly
line of said Lot 104,including that part of vacated Lake Shore Avenue lying across the
above Lot 92 and the ab'ove part of Lot 93, all in Spring Park, according to the plat
thereof on file or of record in the Office af the County Recorder,Hennepin County,
Nlinnesota
(hereina#�er the "pro�erty"); and
� � ,�9�;,
ti�IEREAS,the appYicants have made application to the City of Orono for a variance
to Orono Municipal Zonin;Code Sections 10.22 Subdivision 2 and 10.56 Subdivision i6(L)(2) to
allotiv hardcover in the 75-250'zone in excess of the 25% allowed by code for the construction of
additions to the existin� residence on the properEy, and a variance to Municipal Zonin� Code
Sections 10.22 Subdivision 1(B) and 10:56 Subd�vision 16 C(6) to allow encroachment of the
average lakeshore setback where no such encroachment is normallyallowed.
.
NO�V, THEREFORE'`BE IT RESOLVED by the City Council of Orono, �
Minnesota: � .
!�'INDINGS
;�,
1. This application r�vas reviewed as Zoning File#03-2881.
2. The property is located in the LR-1 C Lakeshore Residential Zoning District,�vhich
requires minimum lot area of 0.50�acre and minimum lot width of 100'. The lot
contains 0.63 acre and has a defined width of 90'.
Page l. of 6
. o .
� ..T...� . .
� o � o : .�
-. .. .�� �I�'�" of O]E�O�TO
� � �� �. � �
ti
��� ��'�" '. RESOLUTION OF THE CITY COUNCIL
`9kE5�I0'�' NO. � �i' s� �
to allow construction of a first story above a ne�v basement Iocated so close
to the side lot Iine, as such new construction would result in continued
drainage and access concerns, would increase the longevity of a
nonconforming situation, and would have potential negative impacts on the
adjacent property.
�
7. The City Council has considered this application including the findings and
recommendations of the Planning Commission, reports by City staff, comments
by the applicants and applicants' agents,and the effect of the proposed variances on
the health, safety and welfare of the community. �
8. The City Council finds that the conditions existing on this property are peculiar to it -�
and do not apply generally to other property in this zoning district;that granting the �
vanance would not adversely affect traffic conditions,li jht,air norpose a fire hazard
or other danger to neighboring property;would not merely serve as a convenience to
the applicants,but is necessary to alleviate a demonstrable hardship or difficulty; is
necessary to preserve a substantial property right of the applicants; and would be in .
keeping with the spirit and intent of the Zoning Code and Comprehensive Plan of the
City.
CONCLUSIONS, ORDER AND CONDITIONS �
Based upon one or more of the above findings,the Orono City Council hereby grants
a variance to Orono Municipal Zoning Code Sections 10.22 Subdivision 2 and 10.56 Subdivision
16(L)(2) to allow hardcover in the 75-250',zone in excess of the 25% allo�ved by code for the
construction of additions to the existing residence on the property, and a variance to Municipal
Zoning Code Sections 10.22 Subdivision 1(B)and 10.56 Subdivision 16 C(6)to allow encroacliment
of the average lakeshore setback where no such encroachment is normally allowed, subject to the
follo�ving conditions:
1. Council approval is based on the site plan submitted by the applicants and attached
to this Resolution as E�chibit A. Any amendments to the site plan may require further
Planning Commission and City Council review.
Z. Hardcover on the property is approved at 354.1 s,f or 5.2% in the 0-75'zone; 4,601
s.f. or 29.1%in the 75-250' zone; and 293 s.f. or 5.9% in the 250-500' zone.
Page 3 of 6
� � � o,�,. . . �.
� �
.
� a � � �
- 1 �I'T'Y o� OR��TO
4,, , .{,. A+ �
. H
�',� ' � G'�' ', RESOLUTION OF THE CITY COUNCIL
��kES11��'� � . N0. �- � "� 2�
STATE OF MINNESOTA
COUNTY OF HENNEPIN
3 The foregoing instrument was acknowledged before me on this�aday of_�_,
200� by Barbara A. Peterson, Mayor of the City of Orono, a Minnesota municipal corporation
and said instrument�vas executed on behalf of the City.
,
. � 1 t� 1 1�� L�—�7. " o i.�MQJ1
� Notary Public
STATE OF MINNESOTA ALISSA A.WINTERNHEIMER
COUNTY OF HENNEPIN NOTARY PUBLIC-MINNESOTA
klr Camm�sbn Expires Jan.31,2006
3 The foregoin�instrument was acknowledged before me on this � �day of�/��1�-��� ,
200� by Linda S. Vee, City Clerk of the City of Orono, a Minnesota municipal corporationtQnd
said instrument was executed on behalf of the City.
�.
�
�`�� RACHELDODGE
,� ; "�1 NOTARY FU?l.IC-NIP.h�.^.OTA �� � �
`..�� •• �,. �
� � M1y Com;r'.•asion Expires Ja�.91,2005
_ ._����.�.:�`.:�..y,,-.��._�..��,_;,,�,,.�."�_� NotaryPublic
Page 5 of 6
� .�a I . q
. � � 4.S ' 4�=
. � ' Ik Y,�� w ��_ O
� r; �
. ' ' j v y �I o '� C T ���.
. _ . � �- t ��� ° c �� � n` - -
• °' c � ' `,x.'.
' �I� o
_ � p 11 N'w n N �� ��O �
� � -� w P .� 1 x i
. o � � > a w S �= c o°_.. T 1
ai o � v v 5 °, P, t.� � �
q q 1+,.
, • �o S � �� o °C `I n /�.
� � + � �
'L ��
� 7 a r
� � ` L G S �ti-�.s�i• t � Z 4 � '^ \
� � �y.. poaL.+� a F`�' •
' � � •OS�p�� p� � � �
C S V "��-''q�5 mO� �
o � � a�w�Oyf�..�? I ' .°w ti.
r. •c v. c go�o`��s , . . . �`.o iC
_ u rn W d"'g c'-T $� 4 ti i'�r y �` �` '`'`w"w 4 „I� �`
• ' . ., n� E C q G90�9~40rV � a I K `
EY� i'^ 9 p O r^'�wu�Yoe"^V � . o-a°��'d tn° hf,rWy W w �"yo-�°'ii if n�lt
. a i� 9 O C T. �Y„ �0.^ 0 ' NVJ O � .�i'l l �
' � C 4 4 4�oi �4r p p �l ov l m � � Vq o IAGn¢i 1 0 < N
.. E g�9 Z_ G V O„i V b A O b 0 1� 1� N O O C�el O� f.
. 30 k� � � ` je 5y..jS`��jOq � t� OoN �, y�� t yW0 Dy ,�'f„ y �
��.°"rn § o 0 o s'�ry�]b�pposg� i o ei. x y �o�in w �C
-��� � --`��— � . �� �� o 0:��9�y o r�a � w v ���u a u tt x i x n u a u u� i o �
' y—o °' �y�4��„°��� a .� �� � w , ���'' W � `�
F F� w `o_ n'J o.+�5 4 � n. ��a N � n t• w� o ° � W (�'
��" o"a'� S'� � a�^�fe o.3 5 0 p,�t°. o �., r G a a q. L n
. �s p ° � „qa` tiC,OSU =� 4 �\ � � �y q � M �
o° Ss �E Q �G��:.-`•�e�$ �,!� � a � :.�o v� � t' 4
I �u W.
� °$g a.� •- u eee+++ b�y.n.e4'umd�u q ^ � ° � ��,' n
� � v W y � � q� ,1iC.d.>uaV' K Z y I�p�. : n•
.. �V 0 m�$O,C��;Ogq�4 F :� C'. 1+ � .. .
0 C �D4S=404 � O �• F
u
.. z,; �i o�42°n Oco-r'z� �' `
v � �
� � r
� G:
�.�1 � C Fr„
q w w Y�.
.i'V � i�h ti � � ti 4�:. M :. � F...
: �$ . \ '+ai y-0 N -1 � 1n N�n N ° ' �
��OS � -- � y�ic <r,a -. ai c '•wc "•vi ti .� � ° V
.. AO.yO• " ` � - . o o�� ' rv o ,°w-+�
7 i ` . . . a °" �4'�;I� u t� � x ��:
' 1 ��� . ` ��.. S ' e ' X II N M M w A 11 11 11• 11 y � .
� • A � ,� �� �i �w 4 � % ° o '�w " c a C
� �� _ � ° :�i �n , � o Cw � o a oacl� _ x
�:.�.• ri c 8' +� '-o,,, ��of' y, � ��a�s x � �o � � �e C�t
. . �`�. " l�' i ..` �r :? �5�€� � : ., �
, . �`a,� `��` . ri�`'Y� . � � (�.JJ" .! � �Y z a �
�, �' J Sy.ff,.^ 1 / � 't o ., �
� M } L'' �' '� h �.
..._'' •tK1:��,, ``I�' '• .� i� {�u•i Y/' . j ,/ � �
' i `'9� '} � j4 �,.1� -.�_____�i/�,� 1�
. .;. 4. Y�� - ;,,�`-A�q:t � , } �`�� F
'.°�°��, ����. k ;, ,�;' �- ►,..��.� ''� `` 4�� �
. . . . , �; �.:,• 1 �� 'f�r, r �
Ya ��` L' -'�� ? �. \ = : L
.(. �c:�l' c�. ��'�. ��Y. / � � �p '
�� . ; � 1 i . - � k
� `� ,�" �i .i i '�� � l•l•'',;+;:� •
'.i�� c , tgb.`. i %• �; f ��.�y,'��� � .•• '
�� �� \?' c i�� � I=� ��I�•,l'�
� _ /` , f � =���� ny��'sc e � j I i, f r 'w
� �' �;_ fo st k ',;;���,; ��J� T�
� ,i j tn, C Q �,w a,p• '��x'� '+•i� � ���S
� y ;� ���°••'`�:i....4� :- - ; `�v
� . /� �O 1 �'�. � '� ��:d—:•�;.i:..f�L':"'_.�,.'. . .p ^a
, i � `; Sv�' .i.�� �":<<` � �O.n \\ ^ � �e
/� �ih t��x .�\�f c -:�;^f:� :.'��efl `il* f.c:c• .0� E
/ >> ; r-s ..3�'.; 1 /.�r� � �t+ 'Y
. � � s+x`� o, < P✓' /� �\ ,�` �.,, . i
/ •}•.'4�� ��). p,:` '/./'��'/ � ! v. �.'�' `� �i
� / !V/� x�I O 8"
, s ��"��� " ���i/)� f��/�/��� �.�. 4", a���
�J � i �� ✓/ �.�/ qyq � o � �€�
o . �+'�) `,�,y. X�`7 � 'i/ � � .�G �`,� _�
. . .0 'y� � r".'���w ��,_t f �i/ � �.. �` ' U t�a
. 2 e
0 0 � F:� �' c'� =I /`/yI I��/� yY'� . �.`Q. O ��s
•�U . "a•�'^ j�'-/ �.�. ,// � `. ; ` U N O �.
, E . i / .�. ..1/. � �[ --�- �74n sCQ
P � / /�' F�
�Q • � ,•`7 � ./ / . �./� ��l'L �' %� , t',,, � firt_
' o,� • �y �,a°.r ' .�°a e. � ��/�2�ry�'� s . �:f}�:. /�'" '•� �_ � d.
' o p .tN0��4 �q Sr°yt}a;� � + q., � .yi .,M . � ��� �
� o g •. + {4 . � t/��/ . .✓'' ' � ° � ��f�
° � e �f `, f /�% '•``''/_--' '� �a
�Y� �] e p P� ,�i' y ' � �Fy 1 / �O \, /i,��• � �
' ° • `: . �� � . /d..a` a ..
_�a !n :`�.+ � �;�,/ uy:' �' �
`p 'u ��q�, nMry � ��� �O' A M M til.-
.� � b _ . � y /+f% +�� 1'(�C` O O q4
> ° a �:� a� � ��', `r�0`� 1I�d CC
' , �U s A,o `f�°_`Q_ N O V 4
. S� m . i ����VAY}�`,v M N ��^.h
. 3 / � ". 4
. . ' �� ' � �C i
� W ti
�
� �
�o /<
y /
���w bl� c :
o �-.�o
x `•° ° � � � � /
, ����M� _, � /
���o � t/� b
� � �n
c�o��� Q � o � � /
oo�`° � � �
i.�o v z (�!� � u°, � �
cvo o�o •° y � � �
� � = y � ��'�� � �
� a � � ',�.•.•. . 0�`6
� � •�•';. � -' �
o ` .,q:�,r•:�
� ►�' ��.`�.�v�;��\ �/' . �
0 o c o _ � f�v � .-,...�.�,, � �
�, r��. /�.�'.•'•�'�'�'•`•,`;;`' �• -. Oy6 � �
�
`��.".` 5l.
_- �� .. m - � a� , /� •.���'�./-�fPr /,X/ , �a' �
�J"' /
Q • .
p- � /� , y6 \ �
O _....._:o;. _ a� � /� ��"� '��o� �
- � � ; 4 // .7J0`J .19� `/ �
fv �n � �� ��. � s,t1� �� / � 0�s� �'`�
v ey T �/ \ ,/i�/ i'�� �V-^' �� •� 1
�I�j - q C ? .i / �-'' � v- �� � � �
�� f.� ��-' v, m
o tn � W � . � 9 y�6 r,,
.
. . Ul � � -�n oj C �`L X S' / �j � � ....1 � � .
�'� ,' x 6�,6 �� �°g '' . � � 'c �'
�
Q ���-- ;' 1 c�„ tt� o
0 4� � —� . � �
"Q o `n � �jC m � -Qr�
� �—� �c � /� / N � (�' �i
x r�
' � °b w � �� � 'c�
- � � y O � �� � � ' �� � � . �
N �
�o o � �a, ,/' .',�O g
2 � c°� � ./,�� + � � �
o �b ' � � ;���,j �-' � �Q �
y° �' \ w ],, � _ To�.
l a cr �; /k �p o
p,�b� � / N OJ' c�'s �
i
J � � / � O`P Q
�
q� `� � / � -
k W � i ta �
�� U a, ',}SOao�a.:- � -
�� e
ao ' � w a, ~ _ l, , p �
N �
-a o � � � j.. ���/_-�-• N
" v� N o N =1 � Y � � �
��= o \ � � � 0.. u`°, ' to v
��.
`o. � y� Q -, .o ._. • �. ° � %�. x - Z a '�' �
�O ,1� � � ;l A ,r. O
� �
cD C _ _ �� R�, � CS
' � °i x �o
n s A �.. ���-1 _ '- �
�o O
��.. � pd o�a .� x � o�
y m . ao'�!as°d .. \ ,� \,. o
� . " � °� 'P
� ;\ `\U� - � P oi L�j J- y �i.r � o �O
� 1 _ �
� �� � O�
.� �
n
� � �.c,� ��� ��p� a3 . _
� ° \ -� '�'i _�
b ~ �- _ \ -' ��'�,,. a Z �
� �' f� " °°
o '� ��,$ �' 82 00 E
� \, �� oa� �`� / ,S' o �00„
� � __\�a ���8�6� " •��°° _ -m .� j 15.5fi
� � _ '�
� � � � � - . ���� " ��� � `� � �
� � �j (� � • �, .N � • � ���0'S- � \ �
� � c��j Rl � . � ����,��� �.tiz � " - � � �
� —I � � a k �� � - /� �,� �� o, �..
0 ° O - �•.w = � �N
., \ ,
� ` �
� � � � � . O O • Q �O ��' �\... � % • \ \\.� n � �J
� � �
� O
Q � � o 0 0 0 0 3�a ��cS` �\ � `°`r o a � - �" W O v
cn m � � � � � N �. �� � �
� � � � � � ��
� o0000 � � a�f
(�� O � N fA [q �Vel 47 �u � o'� o � ,��� - � �
� �/J � � trl� c9 �.1 J '`Q �p -f..� tT �
� C 1 k � �
� � � O „I Oa 'y'�� ] , � \ �\ � � /
� O � y � � y�p 3 0 _, _ -- ��6 �`• � /
� � 0.°_� o � lti6 � �/
' � � � � ` < � � L �9Sz
zg•�z
� K 9�,�gio6 S �� •z0•z2' �
o z p � ' � << 6 -. �9•gZSL � <<pp��0o6 S �
� - ti9'° g�op� ...
.� �
� <<6T�
rod °�5��
�, � �p� ,L�I �
� r �
°t o, °^�. � °Y ,or� o � � o o °@ o o �p �
�y -�, y � m _" n 4 a� ° � °, "' °— q y O
� c o o � = co = g-p � � = m = o� � .
Q o c �
a a ° � a y4 Q o 4 yo O
b1� . � � o < � ° � o o ° � m .
. i� , , � ~ � � N � � O V �
. � �
II � °p II � � p � n
� � � -� `° ""' �
� v o�'o � v ;.« V' � � �o cn .� "' " c�'o rn rn � �
� �" cn ou ao � v �a'„ a�o c°n r�v o � o o � �
� � -o .a � .4 .o .o;a °� -0 ;o .ac� ('� �
�
,-�n rl'ji. �-�i• . ,.�� �,-�i. i-�i- �.-�r- � � .-�i.. .-�► O �
`� � � r
EXHIBIT M
w
�
a
x � �� �
F N o ' i
� A [� z M U
� � z cL' m � � M in O �" � ``�
opq3 � � � opaaS 0 � o ¢ Oa�G � E,=,
a F- az av� W Q„ z o � 20 }� 04••
0 0
r+ 0 � � p � MO �- v' O � M W a� O �o W O
,_N`�„ ¢ aN Q �-a¢^ � QwC7 ¢ ¢ � A �w � >GQ Ew-�
o V c� N o V z c) N o OU � � A�j Q O .
N � 0.: � N O � y O �" �� � � w � j. '7 A
0o rn ° ] a a oo rn � � rn Q o0 0o x ° a' �� V] ��
M N U U N � M N f/1 fA N � M M U F-� P. U �
� � '.
� �a �A � °� �a a � �N �
E.W. Q y. >" Q � a,' �- Q ¢ a� �" Q U w p;` ��
`�' �x � � � � 3 � � � � �¢ � ¢ �¢ A " i
O a O F- z a O F-� z a O F- z � � �
¢ � � 5 �
�H � � o � .
o�' � °o a � � a w
�va� � po w w � � �1 Q
a z [-. � W
�W w � � w x x a � � � A
w� w � ¢ �' � 4 zw � C� � � Ha
�O � .�. '�" M �+ m O M N a �/ 0. M (_�..� u" �+ A
Fr F-� v� L�y F Z Vl � 2 z Fy � ,� d' F r� � V'f ¢ W W �"' N T� � f-�
y. o � .o � w a9 N x x � QZ �
H W ° 0. c�j �a a 2 ° a a' z a z ° � 0 A oH. °�, � Q Q 0. z G'" � p �
Op M o a x o � M � a o o � � o � � o � M N � � o � � Q � Cw�
a ..Nn.. ¢ k � vUi Fa- � a ¢ ,�-d vUi E¢-� „��„ ¢ p p ai E�Q- � r� � � vVi EQ- E" E"' �i A
U ^" U a G Q Q ¢ -' U � Q ¢ ,_. V v; q ¢ Q Aq � � Q Q E-� W W W
Z c� ,n `�3 3 ,n >" N o m oC O �" � c� A W � �' cv Q W tr.l � y' � � z 5
h � W � ¢ � °� � � ¢ � � � a � � '� 4 � Z
p.. oo rn F- rn oo rn W rn oo rn x rn o0 0o rn F" 0
M N V] V) N 3 �+1 N � � N 3 M N F' E"' (4 � M M n � N 3 � Q„� � '7 �
�y �
i �;.
Gv W W W �] �4 �
� x � a � x � x Hw � � J 1,
w x ¢ � A x xA a xca � x A aw � . f�;�
x � z � � � z � °¢ Az � ¢ � ar °¢ U � ww :
0. w 0. u�. a wz Q � a w 4 � a �y Q � ... � O O
a � �¢ � � 3 � � a � � � � � � � �{ ',�
w O F- Z a O F» Z a, O [--� Z a O F- Z �!, r
�r;::_
WN W � ..
F- F �..
x � -
A .a ((�� W Wz
P4 AA W y� 9�+ y {
�� (� � N � � � � �� `M M � F � M F � �W Q `M 1 t..'';1 j��,
(tl
M � xx z � � a �n �, � � � N � �xx x .�� +..,,:.'
o° p Oz Oz � z � a�. � '-� � z o p�„ C7 C7 O o a Q ¢ E'"
M � ]C x � � M O � Q p � M O W W O � M O V v O � �""�s�� l�
�1 V U Q N V Q C7 (� Q � cV U (� W V a � nl V °a °d �4 s�
n � a � � ¢ a � ¢ >- Y� �n �-' � ¢ d Q � E-' � a w w' 'U n E' C.�':�, �jz''=j a
8 N oo a � w � N rn q A M � � �n � � vVi � c°v � w w � yN, ���,;��
c�i M n°`i a¢. aQ. c°�i 3 °O rn � � °� `t °° � W w rn ¢ oo rn � � co Q
r� cV Q d N 3 M N .�. :L N � M N ti ti N �
� C� A
�Y. dr � Gt�r Ll �'
� w w
� Q � � A ¢ � � Q � a ¢ � � � ¢ �
x � z � � � z � � � z � ¢ � � � ¢
a O [-� z a O E- z w O E- z w O t--� z
�! I� j
�
- - � Hennepin Gou�ty
E �
�
� Taxpayer Servic'es I�ep�rtment �
6' � 98 907 �'o D r ` �p 298 ;•-
�" o
, V ;
0 2��
,'6, 97 106 cs� �
, o �35� �;,�.
' -�� (5,� �'� '�' � � ,�a = �;
„
�'6, 'ss �� 6'0 1 C�� ;,' ���� ` �_7y��:, rn�
�,
' �' ° (50) s ,� � � ' � '�"� ;
,- , ,
� '� � ��� � �} '2�
� ' �� 1�,(1t ! 4 ry� ::'l 1— r� .. 1 K
;/ �6'0 95 � � ` ��1, ��' ;` ;j `
,�(49) � � � 3�� ���
, ,�� � � ; �` � ��,:�,r 903 � � �t ��
, �` � � -,• � � �-�
,
�'so �� � ' F - , N �� , ; , •�;� ��
i �� k k � ♦ ', � �� :!l ._� , ��„
1 �,r ` � ,� � � 2 , o4'�'I�Ef' ;' s'' "
a> � ,^ ,,;` �:;�� - � � Tp7�o ' , , ;,,; a ; ,���.
�',; g3 f � � �► '� �8� � �a ; �
r �., - "� A= 4a, >,p � � . ,� �`
W
s�` , F.,;, ,, �6�� � � � � �. a �� ,
`. „�,�� g��47� 't5 5E�g3:; ' � � (�� ` , r`; ,39� :
�r `'�' � a� ��� ��Q� `- , ;�;a �. ���.' �
� �
' �` � ��ay �� oy9 20 '_-- ``��0� ', �Q � � ; �
� , , o ,� ;� - Z .
� �53 ��� � � - � 3,. � �
; " � --� �� ' ; "
� , �s�� ' � ,��0� 2 21 a� :'i
�
`�, � - B 0 rr� ,, C� �� s .. �{-.Q� ��
+ �\� �
�..
=_,22�186 a2 (64) t�` �) , " �
�, ;, �� ,, � , ; .,
r < ��
s, ;� ,��� '12 ,� .� ��' ��.,�
,� , , ,� � �o� �,h ,��
36± � �;�� , ; �� ca.R+ _
�` ��, ,,t.:' r g � 38 ` ��
35± �' $9 ¢u,, S
3 � ,,
, �
+ - " ,,` , , d�� '
A s (1�
33_� 3 .: �
��� �. ier� ���o�� ��`- �f� ___ � ��� 1�V
� �' ���� � � ��
�� � �
I�t " � ; � nJ
� ��'
; �% 0� �6 sr�
�� � a , r �a , � � ,� � _ -
}� � �`� .�' $ �$ `� , - ,
�,� � k; 4
1.' � .; . �.w � i�
�� ' � ��� ,. ` f��� ,..
� n
`�� � �,��'� ' ��'69` "��, �
,� .
• •�,� 'r'r,
.sG ���� +;:
�k� ' ��jr � _—'
i s, o
�� , �s-�:� y�
� :
,y - 3 , O�C,�` j�
� ,q p p �24� �y3. � ��
� N
.
'� �E C
,o 0
' ,
,
I . . 1 .. • � � y
��.�.Fi �.'. 1 ` � � } . 3��- -. � 14! r
� � .�,� Parce/ fnforrnaf�an ,
i� `
L E�, ..� i # P;t{j 'K �F
� r + ' j..� �' � �:� r��, � ,�` • _
��I.. . �� . .
i t ����' F�� (:
�..�`..' �. .. Parcel I D �O�C''t 723"3�0�}64-
��Ho�se Nurriber 2967�
Stre f Name CAS � ,POINT R
� , e. ,, C �: D
`' Tliis is nat a%'g'�l%y ree4rtl�d.tnap It represerits a.aompltatlon of inforirrafior� -'
and tlefa'frorri<C�fy, �otrnty, and Sfate.roatl aut�ioritles and other sources .°
FILE#05-3092
14 March 2005 �
Page 1 of 4 �
Date Application Received: 02-23-OS
Date Application Considered as Complete: 03-17-OS
60-Day Review Period Expires: OS-17-OS
To: Ch�ir Rahn and Planning Commission Members
Ron Moorse, City Administrator
From: Melanie Curtis, City Plannerj���i
V"
Date: March 14, 2005
Subject: OS-3092, Mathew& Michelle Hofinann, 1225 Dickenson Street,
Side Street Setback, Lot Area& Lot Width Variance
Public Hearing
-----------------------------------------------------------------------------------
Zoning District: RR-1B, One Family Rural Residential District, 2 acre/200'
Lot Area: 0.62 acre (27,086 s.f.)
Application Sunznrary: The applicants are requesting lot width, lot area and a side street
setback variance in order to rebuild a new single family residence on a property 135'
wide and 0.60 acre where200' of width and 2 acres are required. Additionally,the
applicants are requesting a side street setback variance to construct the proposed home
35' from the side street where a 50' setback is required.
Staff Recommendrrtion: Planning Department Staff recommends approval of the lot
width and lot area variance for a home rebuild on this property. Additionally, should the
Planning Commission find the 50' side street setback requirement to be a hardship for
this property a side street setback variance may be appropriate.
Hardship: The e.�ist.ing prope��ty is the result of the combinatzon of 4—50'lots and does
not meet the District mini�num requirements for area or 1��idth measured at the frorrt lot
line.
Pertinent Zoning Ordinance Sections
Sec. 78-420. Area, height, lot width and yard requirements.
(a) Height. No structure or building in any RR-1B district shall exceed 2 1/2
stories or 30 feet in height except as provided in section 78-1366.
(b) Lots. The following minimum requireinents shall be observed:
Lot Area Lot Widfh Pront Yard Side Yard Side Yard Adjlcent to Rear Yard(fcet)
(acres Feet Peet) (feet Street(feet)
2 200 50 30 50 50
1
FILE#05-3092
14 March 2005
Page 3 of 4
Hardcover Calculations:
The a licants have pro osed a plan which meets the hardcover reqtiirement.
Hardcover Zone Total Area in Atlowed Existing Proposed
Zone Hardcover Harcicover Hardcover
500— 1000 27,086 s.f. 9,480 s.f. 2,186 s.f.* 5,616 s.f.
(35%) (8 %) (20.7 %)
* After exclusion of fabric or plastic-lined landscape beds
------------------------------------------------------------------------------------
Lot Area and Lot Width Variances
The applicants' property is the result of the combination of 4 — 50'x 135' lots with a total
area of 27,086 s.f. and lot width of 135' where 87,120 s.f. in area and 200' of width is
required. These variances are required to rebuild any home on this property.
Side Street Setback Variance
The applicants have proposed a 40'x 65' home situated with the front door facing
Dickinson Street and the garage accessing off of Keene Avenue. This proposal meets the
50' front and rear yard setbacks as well as the 30' side yard setback. However the
proposed house does not ineet the required 50' side street setback rather is proposed to be
located at 35'from the side street property line and 52.5' from the traveled right-of-way.
Additionally, the curb cut of the driveway is not permitted at a width greater than 20' at
the street. The driveway as proposed would need to be reduced at the curb.
Hardship Statement
Applicant has completed the Hardship Documentation Form attached as Exhibit B, and
should be asked for additional testimony regarding the application.
Hardship Analysis
In considering applications for i�aria�rce, tlie Planni�tg Conanissio�r s/rn/[ consider t/te effecl oJ t/1e
proposed varin►tce upar tl�e kealtJr,sufety a�rd ivelfare of t/ie cor�unu►rity, existi�:g and a�rticipated truffrc
COACIIIIOIJS� IIgI!/Q/fCI Q%T� �lairger of frre, risk to t/re pub/ic s�fety, a�rrl t/le effect on vahies of property in
t/re surrouirding area. Tfre Plannrng Comntissdon shal/cofisitler recumnrenrling approval for►�ariances
fra�n tlie/iteral provisioirs of N�e Zoiting Code in rnstrurces ivliere J/eeir stric!enforcen:eirt ivou/d cause
unrhre kards/�ip becnirse of circiunstances uneque to the inclividual property uirder consideration, af�d
sball reconirne�rd approval on[y wJ:en it is rlenroirslrated Ilrat suc/r actia�s wi/l be in keeping ivith t/re
spirit and intent of tlre Orono Zatiitg Code.
Staff finds that there is hardship to justify granting the lot area and lot width variances as
the property is a small lot, similar to the rest of the lots in the immediate small lot
neighborhood located within a 2-acre zoning district. Regarding the side street setback
variance, should the Planning Commission find that due to orientation of the property, the
immediate neighborhood, and the nature of the dead end side street there is hardship
justifying a 35' side street setback a variance may be warranted.
Issues for Consideration
Are there any other issues or conceriis with this application?
3
- ��� � ��
Street Address: Application# (,�"� ,7c �
_ �`�� 2750 Kelley Parkway Date Received: '�," �L`� �"'
y-� Orono, MN 55356 Amount Pai /p ; t��'
� ,,, � Staff. ��itl�C-
��'�� Main: 952-249-4600 Fee: 5600
�.,
a ���. � fax: 952-249-4616 Renewal: $300
'�',�,�,.4 �� '� Gw Mailing Address: . After-the-fact: $1,200 Double Fee
'�kEsx3o�'`'� P.O. Box 66
Crystai Bay, MN 5532�066
This application form must be completed in full. ApF";cant wili be notified within 15 days as to the status of the
appiication. Incomplete applications wifl not be p4aced on Planning Commission Agendas.
PROPERTY INFORMATION:
Site Address: � ���� ��t�-lc�='�Sc�;� 5��°" C� 2v r-.�Cj ;vi,N .�'S'�3/y
Property Identification Number (PIN): �� � � `y]� ';�i � C:�C�Cf �
(Attach legal description to application if n t included on the survey.) �
Date Property Acquired (month/year): �� ta5�C1 Yes, I own the adjacent parcels.
Present use of propert : �Residen#ial ❑ O�ner
Zoning District: �12- 1 �
APPLICANT IMFORMATION: (Complete legal na;-as and marital status required for each interested party)
Name: yY►F�TI��.� ,�w� �tCtt��L�- t-4��,�v�-,��
Phone (home): �(� 3�-�-1� --/�(Cc�� Phone (work): ty(a--fs� 7- C.��7.�
Address: �SY7�- �i�c.,�,�srzc� ��r-�� ���c �2�vc�-�z :�,� S s°33 c�
Email: �c� �i��Cc�v,S-(,iuch�t.nn �1CZtGzvv , v� Fax: ')(r�� -_ �-��-7 ' 3�'-3�
-�—
OWNER INFORMATIUN: (Complete le al names �-d marital status required for each interested �arty)
N ame: �Vl t`'rTN-�'� �Fivt�t��"� vvl�-n,olt�� M t,t.-���'L�E� 1-k>'����,J� �✓���22t�+��
Phone (home): `7G,3�- ��-1 °-1 �l�Q Phone (work}: (._e��-�� � -Cv,�-'7,3
Ad d re ss• �5"L(�� t=r c.c..;.-►-►��tc:. �� N:�.� ��tc.. r2i v�rc Y►-��'" `�SS�3 Ca
Email: Cc�v�f,��-Ce�S��r'c�--F�`�� � t•ece A e7�z-�, Fax: '��j �` �/�-7 °.�� ��f
DESC�IPTION �F REQtDEST: � Estimated Project Cost: $ �U4�C�C�C;
Describe the request in detail attach additiona�weets if necessary): (�ew,,c� d � e..y,t`�!-���-
�' .� v-� '��
� ' _�`�
, ' a
�..�� �� '..- ` �,� �1
, ' `_
..
_ - - -- �i: :�
_ _ _ _ � -y����
l �i 4.
�•F:u.'�'�""� c�4.'- �•+4Sf±L i� 1(;b'�� .
,. ; ,:
> — -----... ___---- _ __
--- -- _ _ _._._...._ __
_ _ _. � .,� __._.. --- - -
_._ __ ____ __._._
__-;,_. ;
f _ __ : _
���
O � �
����� � -
�� r '�,�:'� �h�
I �
�
�kEsfio4
�ity of C)rOno
Pre-Application Meeting For�m
(This form is to be completed by a City Planner during your pre-application meeting.*)
Street Address: Marling Address: For Office Use Only:`����
2750 Kelley Parkway P.O. Box 66 City.Planner:
Orono, MN 55356 Crystal Bay, MN 55323-0066 Meeting Date/Time: ` Z%D� /�
PC Date: /�9.�f�.f� G fi�C-�-�Q d>
Main: 952-249-4600
Fax: 952-249-4616 •
What is the purpose of a pre-application mee�ng?
Pre-application meetings aid the applicant in preparing a complete proposal, inform them of the
procedures and requirements of the city code, and identify policies or regulations that create
opportunities or problems for the proposal.
PROPERTY INFORM,r4TION:
Site Address: lZZ S /��C.k-�-ns 0�- S�
Property Identification Number (PIN):
Zoning District: �2-J� Size of Property: ' 27 b$�i S.�•
DESCRIPTION OF R�Q,UEST�� ST�E�7-
❑ Average Setback �Side�Yard Setback ❑ Rear Yard Setback ❑ Front Yard Setback
❑ Hardcover ❑ Lot Coverage �Lot Area �Lot Width
❑ Other:
Applicant's n/� HARDSHIP: Applicant has received the Hardship Documentation Form,
Initials: //'l"� understands it as it has been explained to them, and is aware that it must
be completed and submitted in conjunction with their formal variance
application.
OTHER INFORMATION:
*Please note: Your variance application will NOT be accepted without a pre-application
meeting during which this form will be completed by City staff.
Annlicant Sianature: ' � Date: ,�2 � `°`�"
��i��°
DATA PRIVACY ADVISORY
In accordance with M.S. 13.04, Subd. 2, "Rights of subjects of data", we would like to inform you
that your request for a permit or license from the City of Orono or any of its departments may
require you to furnish certain private or confidential information.
You are notified that:
1. The information you furnish will be used to determine your qualification for the permit or
license requested.
2. You may refuse to supply data, but refusal may require that the City deny the permit or
license.
3. The information may be shared with other local, state or federal agencies to the extent
necessary to process the permit or license.
4. If your requested permit or license requires Council action to approve, some information
may become public.
5. You have certain rights under M.S. 13.04 (see following page) to review private data on
yourself.
6. Your full name is required to process this application or permit.
C�,;�e,c,�s �✓" �Cv�,��,�t '�
First Mi� Last
��`�f 7� r't L..�v�.���.�- s r
Address
�'`K 2tvc�2 �� S�"33� C�(�-_�17-�.�7�
City State Zip Phone
I underst d my rights as stated above.
, ����I%r�%�G"'� '�G'?��
Signature
�� � '�` � t �'� `< l��
� f� ?' 'f� � ` r � ` :i ""
,��: .�,;� :� � : ';�
� � �' ;:
� �-� ''�� '� C C,
f���} . ;' ' i
�e r{I ,�....:�, ,,r .� �, ..�.
�
�� iT �
Page 1 of 3
HARDSHIP DOCUMENTATION FORM
This form is a required submittal for ALL variance applications. 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 Statue Section 394.27, Subdivision 7 requires that a hardship be
demonstrated in order for a variance to be granted. The hardship must be unique to the
property as variances run with the land and not the land owner. Personal and economic
situations are not considered valid hardships. In order for an application to be heard by
the Planning Commission and City Council a hardship having merit must be
demonstrated.
HOW DO I PROVE A HARDSHIP?
This form has 12 points outlining the basis City staff uses to determine if a hardship
exists and how the variance will affect the surrounding community. To prove a hardship,
address all the relevant points listed below and answer them as clearly as possible.
Since you are requesting the code exception, you have the burden of proving that the
variance is justified. The information the City receives is what is used in determining a
denial or approval recommendation. If you leave something out it will not be considered.
Please address each of these hardship criteria as they rElate to the request (some may
not apply):
1. "The property in question cannot be put to a reasonable use if used under
conditions allowed by the official controls." ,
h' ��'n� •�..�,, . ,� (Gc? Z,'{ G( '.vl� a^L� vkC.+�'
° t�.l. G't. c?�n.. G -i, -Q. �
c'_ Cd,�C1 �-"2� � w lA.. � � � �� t�es��•� .
2. "The plight of the landowner is due to circumstances unique to his property not
created by the landowner."
`4� 1�I -1'^� Ei��.G , Ci��jC , V GLf \�l. C' C�. C?� �
��.� �' �� 1 �" ' ' .a� ��.� F .� � `� c�. _ s
(i� o-l' ,c, 1 E'a c.»e'> � � � ` .
3. "The variance, if granted, will not.alter the essential character of the locality."
r C
e�r.,e-�4.- � G��� d "1- � c '4-r11 �'-�
� G �• c%t, � - �� � c�� ' _� 2G �
h:�cn �c�,-C
4. "Economic considerations alone shall not constitute an undue hardship if
r as nable use for the property exists under the terms of the Zoning Chapter."
yk' �) ,� . , .4 /�7��� -fi� .
ai�:�,.zf�7 �- . . ? � �;�
�`�F,` .al
F��� u l '!
� � r' i!�,
�'I LL �... � `�� ���
__ �
_ G�RI ls 1! Cr
• BENCH MARK DICKENSON STREET
SANITARY SEWER MH
RIM ELEV=972.00
INVERT ElEW961.98
.. � ' —r�� �/ T �
--'--------- " /� �;, /
� � :
,� I EDGE.OF BITUM
I ���// �� �.
�0 � .
`'9> �\// � � � 135.48 � �� � °' .
� � ,� ,
—; N90'00'00"E �
1 ' ' ' ' , ,,
� �FbUND PINCH-TOP I j ,_
N ,�
i �� , � `° � ; , �-,,
� ��� ' `; ' .ZZ , � ��a I I-
I � � i I 'I 1 y =�'� � �
. ' -,;,,p. ; �� I i o °� ; �,����
I i� =--- �� ' � .� , ,
�'9��. ,•���,• ;i �� I L�, 1'� I ' � �
1 � X s�i.s I ,- s�o.o ' �
I - o I ex�srir
� '•� s�, � ' ,�.- , �,.. ; _T� bs.s �,�. � -
\�// < EY,ISTIMG kE910ENCE/ � � / "�� I
I l f I 9' -
� �� e% � I �' � r� __
� �� / � PROPOSEp SIDEWA/LK � �� ' �
I � � � i
o� \I// /,36.2 ij /IS.j ' 1
I � \ ' � -- _ `- _—
� 6.7 I�% �N 9�22 ����,y �..,SiY`b '�y"ti1��.0 .. 33.L, � ���
I `� � o t� �m �� c��#�� �,t��� / -f��a �-o. I
{
� ��`�y- ry�«w.���� �*10 �� �in� -N.-'� �� PROI
SANITARY SEWER MH �o� j ds�c�� �`� E��� ,�y���1�i 1y,�sk'„�„�� '� � HIGH
I RIM ELEV=968.96 s� \� � / , I, ,��.o, i �Y���'�.r� 3r� ��:�� p�o h�:3f 'uf�'r�x� � '/ � -
\\ �-n.i� '-{� �,������r��+��'ra�n�n 96�`x'��: 9 � ; I�� �� %,' ,
II ��� .ojo SED_DRIVEWgY ���r,��fi�f20POSEfL�� DV��1G ` F � •s � 9E 6 �n i i '�� I `
� or r �
�. . k�9�'y. sk . E4F�4 Y"Kr. �j �_ t ��r � i i �I i
I .� 9 . I � o . :-� r r ia X t.. # ��tt. �iN 6h �/� //,'% N
` � ! � $ f r
s rn --- ------ � �. ..� 0 6 a '` � .�a�� s'�r � , �i
d__ •D G$ Cj1 � � �r'y� � r 9 /� �'/ i. ��I O IN
I \----_-- rn . 9;,�z«e 9..;-38 � ,n',.''�t��� '��.,,;��"�.,18:U,.;,e:. /J�if�4/1_� W O ,
o� , -963.5 `�6.Ok , 963 T,i/ �o.
9s �o _,`-�----- _ ------ -P P SED-_; ROPOSED - -',�•��/ I ,��
I h'go, � �p O� — _ C= --PAT]- _ CI��- ---- -� :1;=-' � _ -- m
O �• r=-`-'.r-— � �''—
I a� ----� - , --�-- , ��r� _ _;_�- Pt�OPOSED �
967.5 �X� X` � / ' CANnLEVER '
.,C� 967 PR OSED �- �_ �—
I �be � � DE � I
� � �/ ' � ' � 30 I� ����.
I � "s, � ��' ,'I/1 �� ' , � �
� __----- ��a ,�' So,. ����. ,, `f 30�1 g I
W , , �,` "
\� � � ,'�ID�`�4°', / , �� .I_
� Z � , o o i a
I w � ss� —— ,� - ' �`�� '''///��� - ' i ,�.. � '
�� '� �'' B}�ILDING� SETHACK ( ), , � �%.I � '
I � '•9G� . _ _ __ / i . � �/ �/ / /
i ,�` , , , �;,
� --- � � ��� ' `
�,, APPROXIAIATE ED�E OF �/ �D, ''� ,a`'' // '�' i �
�,o, BRGSITY ARFA � � ���' / .3'
I -��q, �/� T� .A y� '��' �
---- " ��9y `'�o�.' � / ,I% 1
I ,ys` �..rr. _.'��/ Q ¢ '� a ,�' o,�� ,�h` ,:i/I �
I � .. ����� , � �/ 9yo-
'�l �� � � 1 �.48 / /� gb9 I 1 I
! 'sb, -" � S90 0'90'W , / y�$ � 1 FOUN
i LIGHT pOST �
/ ON,�ORNER --- / ��
r nU�/ (�� ,' �-----��` '�; i� � � �
,,
;� ;� �'�, , ,
�� _9�9-' I � ' � � '�� � 9�`�-" ''I
' �r � �
I /; / / ' 1 �II' I'- I I ,
r � i � �
��_ , , ,, ; � � 1.
----45 �' � ; � i �
� ; � �
i �
n' I , �I �
_ ----957-I-----"- �� _ � � I
I � �I I
� I�" — — — — — — — — — � � _`� I I
I � / �
� I I
' W I
��C' �� . � _
3:0 .
90'-o
��'O 12�0 5=c .
. _ 12 ° g:e , .
w lo�i FC lot� i�j '�r6__ _ __-1
o, � }t
t �j� ' : �------ - �
� � �--- - -�
c t�
• � �----�`f
o, I � �� ��r �
4 � , - -�� -- -I
. p' � a��i�� A 3� }�� 3��_ _- _ - � . N .
k s
c', a'� M ! F�j=____ = J o.
�' •I • � �F�-- 3�' - J
v ��F
a 1:,� � �3_,�i�S
,n � I ���=i- c.>1-
Iz-v
o,� �, •
c. :
� v �� v
�
a; S� . . � o, ��---'� °�
� F �
c
� • r 9 �. � ' �
D, �K � ' � p c
i
� � �. r � , �# . d.
� �� p.IY �� -- -
� 1 0 � ` ~
a `.� � ' c,
�n g � ��€ �0 ��_V:` � �
p a �� �I���$ I�I� �'� - ------ ��
� � � a.
r �. �
a °� �, ,_• ��� � ��
� 6'O b=o . S-o - -- 9i', � o.
d. Y� �I� �
.��F � � 3 a ., z e.c.
� 2 jr� °•t
7. � Z � •t i d 0.
J � �. ,
o� k a I I r Y q '
D -gl� ' �- � �I �� i` ' � „``� :,N � '
0. � � I c I� �. 8 �. C
r �.
b. �� � �b �. £
� ,TsvNei, .
�n_ �h.z'r. ly v
� o, �I� d,
c °' q�
s�, w
i [
p� w �` x . � a.� .
o� ' ...c
{M'\=� i, . .
' �' r � �
�, e
h
'_�.4
��
� ,R �.'� a.=o'. l�e 12=o S'o . .
3�O 12%c
J � 1'° Z 'o
W -39 e o �.
P 9�`O
�
� p
� z � .
a
oes�cr�o rat Rensior�.s zs-o i
�1+M6LOT GoN c�1 . , 4 ESG�GW���cunw+�i���w�VJ�pM�OR�NCIX��pRnCroe�TO�vea�'nu
D�E 2-I�I- 05 �� %-- OR.tlY. � C�SPfCFIG�➢WN ME DP�4pMdFN1E8PO�JSIBLSFIMCE AND AS�NEMNN if1E
'I I' c �S — 1NIIIOUf IIE MIfMIIEN COP6EM OF��IXNFIING�AND�f7fJ�NDT TO!E CORFD
. � � � �. :n � � � _�
. �. �
' � � � . '�3Lo
�o'° :3' ' • � ,
� A'-o 12=�0 ' � ly=o ' � �
' �— —-- — -- — � .
� + . �� � �
N I � Z I �-
� . I I�I �S � . .
0� � .� .
� I . �° � � .I °
I ��� + d,
� i. � I �
i 1-- -- - --- — —� � � �
�� �--- —i .-___� '
. � i �. � �
. I l . ; �8T R�.a� I . ; .
p. . � � °� I. �.I , 19.z'y ' .
�. . . � i�� ,b a
�.
Z � ' °.
�
6 � „-L- I � =�=,0 1 a�
o, -- Y \ Ia� a'
� � ���� �� � � �_ .
� w 0 � ' I I � � �. .�,.�� � `� d,
-.�� � ,: � . s. 1 - 1 .
� o. ° �' te•S 3�0' 3�s" 4s' 9=0 � .�
o� d
� _ _J� _� I �� ,,.a, ;
� . � _ - ... .
.i--, � ,_�. v�� � � d.
I i �I � __�� ��� �;�
-F I �[} ' } OI I — a�N, �
0. ' 7°' - � r, I . K v5i .#'o. .
I +�f I a �a�I a� .
II � a �
I � N. 'e�� r t �� l �
�_�—— — — � �� ' � .c-�'�d' S o.
-� r--- I � :€� �� I .
o; i—_��I �_ � _J � � °�
�--=-- - _— _ --'
t,•
3=o iz�o • a,=� '
�9= 'y=o
93 0 � .
DESIGI�EDFOR ' � REVISIONS 25-ol¢ a1 ppFPARI�110N OF IHB pµEVFMAIIFMW W�5 BEEN MUCE TO AVOID MSWtFS.
GIME�.T. GawST . . OE9C�!lFft GMJOt GIIPRAMEE AGAPJA MkMN EHIIOfI.COMR�7IXt W�PoFY NL �
. . - - DwtEnalONS AND GoNOI110N5 AND BF RESI�ONSIBLE FOR SAME..IHESE UESIGN£
� � UATE SCAIE�� . DA.BY. � - � CONCEP99 ANU SaECWtA71Dt6 ME rJSrtttXAENiS OF SEflMCE IWD A9 SUCH REMVJ 7HF
. t-•1�-°5 . /.��+�-o � C s . . � EWXC�LU9NE NIO�ERIY OF SIEFFB3 DNIfICIGMAND DFSIG�AND ME NDT TO BE COPIED .
� x � ��r � .
�,. . �� ,
� ,�
;
- �:; .
_ :�
.::,;
.�..
�;� t
/ � ' k
. � — 1
•�:R
' \� r�
. , �
' h • '
• y \
':� �l ] -
���� �..,'ti 1
, . k �
• ' � k
� �� \� . ' � l
� � '
' '- •'�'J) � .
� /
f t + ' \..��
j .
' ' • ' + i.
.t r'
- t
t .
. ' t : ,
� . ' + . I .
� • .
� " . � + .
� -`.�. . ' . . ,
�x-_'_' _ _"'_ .
- .____ . .. � ' .h
�• -_- - . ,.v I'
' - - -° . � � Y • tf ��
----__ _— �
._--- -- -
____..._,_.._.__..__.._— �
`s , ,�-
t "�.• 1
_ __. +. � j
r . . :., '� +
.
i �' - ! . .
� � � . .� .� � - � .
. d
* �� � f.� t �,�,.�., . * _
� .
� 9 1'
�
i�•
t
.�� ,;��' ' -
�i:' '� .
_! i •
f�Q'r��� i I' -- - �__� .. , _� ��-
.��.LiDnLiC LC�I�' �C1:C�t:`. C�t�� '� ... ,_ ...;'J' ���!-=�G� �'i��-_��J'�' � .,,^
�-��y ��
!�+ �
� �,�:'�i ftiC �=.�iCJ�+,'..� �' %.1..'�f� _ � �"�� _,.
:� 'r.�L•5� .�
.r�� tr:»::. �� _ .
�—�'�"� A _ ��_
D. C-2a%� •. .,•' '
• _ ' �� ��.
L'.. LTiY°4Y3V ^ _ 5�.
• _ �0 S.�. �
D. �ic�aL't � _ S.y.
' x
. _ g�
a.
r. t'aii��De:3c ^ = S_r.
� S.F.
F. Lanr;scape X -
� �S�.
Unde:lain X _
_ S.F.
By Pla:ac X .
G. Other �`�� WAI� x _ �jQ S.F' :
TOTAL HARDCaVER IN ZQNE - �.I ��_ S.F. A
TOTr�L. PROPERTY AREA I�t ZONE - 2 7.O�� S.F. B
A _ g x 100 = �_%
FROPt)S�I) fiARDCUVE� TN ZONE _ �, �6 �' S_F.
� Hgttse ^ r -
� �, Wid�s -
� C4,.-. :� �e+' :� - ° ' � I O S.F.
x = � ��s�..
,�a���•.e�____ - s.F.
x �
_ s �.
= z s.r.
B. Gar�.;e X
X = ��.--�-=S.F.
C. Drivetivay _ _ S.F.
A � �O O"3 SF.
D. SidewaIk = S.F.
:. —
ec��s x = z 53 s.=.
E. PatiolDe�� � - _ 2l -� S.;.
�a-1� :e X -
� r��.���r.; X
= S.F.
, - = J.2�..
Ur.de:Iai�z " = S.F.
By Plasuc ^ -
C. G�te: ���k�� .,. - � � S.r.
'r"_y?DCOV �± _ S"4 I Gv S�. �,
'T'vT�.�. � n:t PL`1'Zui � 2.' 0�� y- �
--v a �� Rv ZO�� - ,� ...
i���� ��tor'�..��� �-- x IC►3 �.o,7 �iz
� - �
�i �
F- �
�� '"' ;.',' .,
��%J - . {.." . _.. -
�' .
��' � ...... ... ' .
Bonestroo Z335 West Highway 3G • St. Paul, MN 55113
Rosene Office: 651-G36-4600 ■ Fax: 651-G3G-1311 ���'� �
' Anderlilc& Www.no�,esc�oo.�o�„
Associates
Engineers&Architects
74.����PF,.�Q F,S�F��e*�
March l0,2005
(Jl1�4� � �. ����J
Ms.Melanie Curtis
Planner �I�� �� �R���
City of Orono
Post Office Box 66
Crysta]Bay,MN 55323
Re: 1225 Dickenson
File No. 139-OS-000
Plat No. OS-3092
Dear Melanie:
We have reviewed the site plan dated 2-3-OS for the proposed home construction at 1225 Dickenson.Tlie iinprovements
include the removal of an existing home and construction of a new home. We have the following coinments with regards
to engineering matters:
• The plans should be revised to include existing contours at]east 50-feet beyond the south and east lot lines.
• The plans should include the proposed lower level and first floor elevations.
• Additional information should be provided regarding the proposed sanitary sewer connection.Will this home be
served from the existing sewer stub or is a new connection planned?If the plan is to abandon the existing stub
and construct a new connection details should be provided with the plans for the new connection and
abandoning the existing connection.
• When the properiy to the south developed a couple years ago the city required the developer to pave the portion
of Keene Avenue that abutted that property.The reason for this was due to the street grades on Keene Avenue
and the potential for erosion. It would make sense to finish paving Keene Avenue north to Dickenson Street,
possibly as part of this project. The city should consider what, if any, street improvement contribution the
applicant should provide as part of this application.
• Plans should include gutter and downspout information keeping in mind that storni water should not be routed
over retaining walls and should be directed towards side yard swales and not towards adjoining properties.
• The grading plan should incorporate a swale east of the proposed home to contain storm water on the subject
property.
• Final ptans should include erosion and sediment contro]details and design.
• A landscape plan should be provided that incorporates best management practices to slow stonn waler runoff,
particularly water discharging to the south and east.
If you have any questions please ca11 me at(651)604-4863.
Yours very truly,
BONESTROO,ROSENE,AND�RLIK&ASSOCIATES, INC.
.._-----
���
Tom Kellogg
Cc: Greg Gappa,Cily of Orono
Bruce Vanj,City ofOrono
• St. Paul, St. Cloud, Rochester, Willm�r, MN • Milwaul<ee, WI • Chicago, IL
Affirma[ive Action/Equal Oppartunity Employer and Empioyee Owned �
���� '� m a � ro � a � �° � a � � �°
' y a y ,� �, a a ,� �, a
d z a ° d z a d d � z d d
� 3 � � � � �' � � �
' m tn tn m
�, gd �, W � de �, W C ` W ��
` G N o0
. � � ''� z "�'�' � �' � '� � � N � O r� � d � 8
N 0 �j` N l7
a rr' � am z �tm � ac� nn �"
a � r�n � � � ym xoz � a �, cc � W
� a � � a � � a o �° y � � z �, �, �
zr�n oo � o° zr�n '� � � OO zo � m "' o°
� yy �" N � d � �' � � z � � zo
N zzN
� � � � -°� � `' � � -�
� � d � �
dd
« � [
d5 � �
00
zz
z -� o � z -� o �, 9 -� 0 �
� � � o � �k zo � � � o
0 0 � '-' � A �' a � a � ro � a � a
� ym � d � ad d � z � d � yd x
� a � � � � � � � � � �
x � .�,y � m r� tn �
z � O� x �`+ P W W ` 'S7 �"' �" -A W CT�
O z �.� H � ° t'�'1 hi o °° a o � � o 00 �c � p p o w '�v
[Tl �-d � �] � � � z '� N y � t' t~ t7 � A X x x C � C)
� � � � � aa °z N y � � � " N y �; � � V] N ��
�n Y Y ri m m rn w O
Cr1C] '9 �i z � zz � �'W' � z [rltriz �'W' � CCOOr �" b�
� O � � � 7C � � � .°P U � v' v' O °o � c� f� < °o �"0
� z � � �, � � zo �, aa �, W y
d � � � � � � � ooy � � � ob
� a � � o � z � yH �r�
tn �s `^ `" v r�- r � � ��
d � � O � N � � ��
� � � [�] v� cn �n7
H��J �' zd
a
N � � � o
� r� y �z -� o � z -� o �, y '� OZ �
�� ro � � � � � ro � � � � � � � ro �
'� � � d � � ° � � zd � � zd �'
r�
� � � � � �
---� �y •-� � � �n
-, �i,� � � N � � N oWO G tNi� ro ro t�i� oWO G N a � N OWo
� � � D N ,D rr N ,a �D C.� G� �D 9 tn D � vi
_.�..�d '� � y �C U � `� '� ,Db ro 7d � � � � N t°�
0 .�..� d a � � � d a � � � � � -➢i � � � � �
' p � z r � �i J � r "`� t��n r W � � t7 t7 �i ,,wN,
� '��i7,'� � z � R, � ° � < cn H � � U z � � O o
\ � N z � m � � ssz �
� ,� a � � ; � � -� � � �
'_� �y � o z
\� . � � � d
� � �. � �
�.
�.: �
,. :,. � ;
,,, ;:; .
_ F' _I,
, F :� . .
+ i,_:: � . l _.:. -.
� a � �� , � Ll a
� ��.� ` `�_..�' »-='� c,
,��-�� �
' � �
; ; . ����� N�� �r J
�� � .�. , * �
�`f�,���' � :, �' +�' ' �� LIuJ ✓f k{i� ,1
,.i ;..y .,1 �y,:,��� �
G.:7 .� •,� � ,
- .l q �_� � � .
50 50 50 50 50 50 50 50 50 50 50 88 8d� 49 92 49 92 i , - 429 3C� � ?u`
- ------- " , �,'
N t�,� � ' �(J
v�' 'J v -� J J O � N W A <O �q. - � .p� " w* g.
�1a cn v O� V ao <O N _ 1.'' G� �, r IV
O
� ` n '�1 � rV - # t'' ; N ,
�. p � r c� ' ' v
� � -n� �' 328 52� <
49.82 ` �
; . ao
I/ ' I 1 Y '� � ' / -- n v�� n f�
,, � �
ro , ��� s - � sn > zr
c�o� o ��o `a, V rn ��» .p w �N „ � �. �` ... f �
__"' _ �- (�p N �'"'' \ , � � �
'e"7`^*.J! i c �- �� � � -� .P
50 '50 50 50 50 50 50 50 50 50 50 �,� � ` �` ' '' ��`' � �
�F�� J� � \.` `l.r : � �K �S � Y 9 S
BARRETT A VE � s��� � ' � ����
�,� � � ,��
50 50 50 50 50 50 50 50 50 50 50 C�`� r f J�: f' �f �
�• �'�� ': k': �
'� N tv N .p n� N N � �
�.A O cn v rn N:� W ao co �� r N �++ N a '�`I r
+� � � ' i ��, �
L�� Ql
���� /�
�_i �-. /I ����, �
i ��,
� / \ : ' � - �� �.n1
��` � : �. 4 ,�� 1
I
� � �
'_. � _ _ i� `, Ul ` � ' . ._ � .� } 5
_' '' • V
\.� J O ti; Y . i� �.,_� .
v,r -� v tO `�W 'V a� v bi A W �N �O � � � { : � q (;
�+ o ` � �" �' � � � �. �
i _ _. � - � t�. , /
� 4���� ��fi� r ��
50 50 50 50 50 50 50 50 50 50 50 � ; n K � � � , � �
j ' �,� � � ', �s �
HANLON AVE � 6�
� s` $ � �, _ ;: y�.
, � .
100 50 50 50 50 50 50 0 50 50 50 O _ ;.;
.W W W � `
'y�'�._�W W W W W ` � W_. N ro '
�� o� :� N �w � A � �^ �� ..t .y ,c0�o ° � .r r :
"2
� � ; r �
s h .Y� � __ ; � ,2�( f 'C�
�
• � �� � �
�+� 1\ �� 1\ \ \ '' �� ' .LL � � �' � C } < _:GI
,
f ' >
� :�_,z . . _ ,- . .. r - tv
�': . - a , :aa
O
�117.54�; . ,, �F _�� ` 3 ' �,� �r �,�w = �'��
i ,
'(� m
V'9� W N� ;i �- � N
''�O�°w � oo rf� ; Is ��it 1� �: W �-� r.a: - - .p
� N� _ �,. qo - �A
� i
az 50 0. =sa `�sn ��: ' �a. 5a so'`
� ' C C < r
`� KEENE A VE �� � � �, � �� �� ��� �;�,
1 t:�" .� ¢V�4
'� � Z �g O 335.77 NO°03'24 E 26.87 < 115 8 � �
\ ' ��,y ti o � NO°08' "yV �� ,
��,� 5d 60 50 50 50 � -
•\ , - -----�-- -,� rv t�o4^�Y[ Nc�ti � ?�'4c
�'� c�h 'p v cu� `° o �.. � �v: :�ti �G , 103.38
\ " Jr �.�,, �---� N � A� �i Y b*� FSF y> � - 9� � ?�
\ `; C I/ �� , . q9.9pZ.
� '� t� _
. .
�� r m• � �n
\ _ \ fi _ K� Y-^': �F J �;,.
\ � � �: �� f � ___�'•�
� �•� � K 12s�'54 r� � z ' ��V�' �.� tl������' -'� � �`v�
� � � w
a \� y £ � � ,� '� � � �� ° m rn I
� n ".a "� �A. ` �a � ;�
� .:� �( �cP���F�� q :,rp W �` � �C � - ` �, hz --� a
r � �
m • � \\ � "3 i�'- `�� s �}t �r^na� r r fik ��>a. � O -a
rn� ���•� � t�'�- 60_ .5t� .5� x ,�,. �+�.�4 x-� �s"� �: t,������. '�
�
•�•� ,� rw:�`� �r�F.�c3 a° � ;r �
1 '� ` y fr�';;� �_�::� R;;
� ; ��,\ ` G<J.7 k f�Yi� ��:f1 k �1�+,}4C`E+'� i� �f u�f'�y y�� `� r.i j
-p..� � [�'�+ � r s. ��� :O �
O i \� � � �c0 �� .e,�� � r �iQ �. No � w
i \ � `� `' ��� �R � PARrt`���Q7f1� ' a ,�.� ��OZZ o
i � y �r �;,,.,.a -, r .... :� . �
� %�� � 8.�'�' � �441.91 NO°03'24'E A� ' ' z
� .� % '� � 4���5� E6N � `° � �
�o � � \ � Zrn M„69�a�" IV w
,V � .\ ,\ 0 � O w i0� iv
i \ �� a A� �m w
�, i � '� \ �r o Q � m
�O i� � \ \ .�
� � ',' ,,' � n � N `°
o •, •, : p N
,;� •, ` .:t. '� o = � �
,� � o •� . '� �-
:-
. .
y ��:'` `. �j °
„ ::=(,\ �,` ` � ---------� c�''n
��
FILE#05-3093
16 March 2005 �"�
Page 1 of 3
� Date Application Received: 02-23-OS
Date Application Considered as Complete: 03-03-OS
: 60-Day Review Period Expires: OS-03-OS
To: Chair Rahn and Planning Commission Members
Ron Moorse, City Administrator
From: Melanie Curtis, City Planner An�
1� .
Date: March 16, 2005
Subject: OS-3093, Streeter& Associates on behalf of Michael & Berit Francis
2995 Watertown Road
Conditional Use Permit for Plumbing in an Accessory Structure
Public Hearing
-----------------------------------------------------------------------------------
Zoning District: RR-1B, One Family Rural Residential District, 2 acres/200'
Lot Area: 3.57 acre (155,787 s.f.)
Lot Width: 419.9'
Applicatioi:Sumn�ary: The applicant is requesting a conditional use permit for
lumbin within an accessory structure.
Stnff Recontrnendatio�z: Planning Department Staff recommends approval of the
conditional use permit in conjunction with a covenant pursuant to Code Section 78-
418(16).
Pertinent Zoning Ordinance Sections
Sec. 78-418. Conditional uses.
Within any RR-1 B one-family rural residential district, no structi.tre or land shall be used
for the following uses without a conditional use permit:
(16) The provision of a toilet, bathhib or shower in an accessory building, Approval
shall be conditioned on provision of municipal sanitary sewer or a conforming
sewage treatment system designed to handle the anticipated flows from the
building plumbing.
List of Exhibits
A. Application
B. Aerial Photo
C. �xisting& Proposed Survey/Site Plan
D. Proposed Plans and Elevations
E. Property Owilers List
F. Plat Map
1
FILE#05-3093
16 March 2005
Page 3 of 3
The property owner agrees to the filing of a covenant in the title of the property providing
that the accessory building will not be:
a. Used for a home occupation unless specifically approved by the city or if
allowed by this Code.
b. Used as a dwelling unless a guest house conditional use permit is
obtained.
c. Rented, leased or atherwise providecl for use as a dwelling under any
circumstances.
Staff fnds that the conditions of approval have been niet and the property owners will
agree to a covenant stating the above stipulations upon Council approval.
The proposed pool, patio and pool house will not interfere with the current septic mound,
nor will it interfere with the alternate mound location. Additionally, the plumbing within
the proposed pool house is not considered an expansion to the current septic usage as
usage is regulated by the number of bedrooms. There will not be a bedroom within the
pool house.
Issues for Consideration
Are there any other issues or concerns with this application?
Staff Recommendation
Planning Staff recommends approval of the conditional use permit subject to filing a
restrictive covenant in the property title,
3
� �6�t'p►
Application# C��`� q.�
� Date Received � �� ��
Amount Paid ( �(�(j.6�
CITY OF ORONO - GENERAL LAND USE APPLICATION
PROPERTY LOCATION
Site Address Z995 W�4'�t�-(D�Jt,� R�.
Type of Application to be Filed Cq.l�r�,oNA�,,,
Property Identification Number (P.I.D.) �
APPLICANT
Name J� LINoc�R�
Phone (home)�'�e3.z2q.Z777 Phone(work) q52.449.9444�
Address I£3312 1�i�r�eytk!�d t�wo. City � Zip 5539I
OWNER if different than applicant) �
Name �''�ILHi4�.�. �- SERtT �u(�15 �
Phone (horne} 952.475.9(�9l Phone (work) CQ12.(�gGQ •2$22.
Address 8 City (�2ot,l.o ZiP_5535Cp
Date Pr rty Acq�uired O b (monthlyear)
I (do) do not also own the ad�acent parcels of land.
FEES - CONDITIONAL USE PERMITS -
� _�_ $600.00 Residential Accessory Use P( V►'Yl;lol�►'�� ,�(/1 /-������U�`L� �.�5 ���-°
$600.00 Institutional (church, schoo(, etc.) �
$600.00 Guest House/Guest Apartments
$600.00 Duplex Credit/Bldg
$600.00 Commercial/lndustrial Use
$600.00 Land Alteration + Permit
Grading and filling - designated wetland or floodplain
Grading and filling - 501 cu. yd. or more
Grading, seawall, retaining walls within 75' of lakeshore
PRD/PID - see Fee Schedule
$250.00 Renewal Fee (no change from original application)
After-the-Fact Fee - Double Current Application Fee
OTHER APPLICATIONS
$600.00 Commercial Site Plan Review (+ consultant fees)
$600.00 Vacation
$600.00 Easement Vacation
$100.00 Easement Vacation With Subdivision
$600.00 Rezoning (PUD - refer to fee schedule)
$600.00 Comprehensive Plan Amendment
$100.00 Appeals . .
Other- see Fee Schedule
�:,R. _-_
5 ' J �'`'"., '^, �
, ; ,
`ldbS� � C / 1
,� J' ..... � .
�� _�� � 1 .:' �"i �,( t.'.�� .'.'� `}�i��fv
�;l
r� �.,.
j V �. �f.
��.,,� �'Lt[���
DATA PRIVACY ADVISORY
In accordance with M.S. 13.04, Subd. 2, "Rights of subjects of data", we would like
to inform you that your request for a permit or license from the City of Orono or any of its
departments may require you to furnish certain private or confidential information.
You are notified that:
1. The information you furnish will be used to determine your qualification for
the perrnit or license requested.
2. You may refuse to supply data, but refusal may require that the City deny
the perrnit or license.
3. The information may be shared with other local, state or federal agencies to
the extent necessary to process the permit or license.
4. If your requested permit or license requires Council action to approve,
some information may become public.
5. You have certain rights under M.S. 13.04 (see following page) to review
private data on yourself.
6. Your full name is required to process this application or permit.
�� � ���� �GS
First Middle Last
�°l�� VUov��✓��w ��
Address
�r,6,�,,� , Nu� ►��� ���. ��sa��ll-�-ql� �
City State Zip Phone
I understand my rights as stated above
� G���� ��� �
Signature
_._...�
�
,, , -
7
r :4� r ..
1 _
�()' i� ; �
(�4���� �V, �d� �������� �. `�:.�_.jcv
„^�� d:, fi.x+
-;�����$'" `f ��`�w `��t�",: �,:
�• �, 3ry �' t �s
..�� �r
�� '."� �
�" ° � ' ��`
��' `'� s. �.
�" ��
. .
� '� t'�h . .�, ,�.
� ���1�8� � ��,bh� � ,�
.. t� � ...i f-�t ttt�,:. ��$ "�9 s.� Y: ��'�,,t�`�T���i���5 jt���*�✓4r�'�^`(�'�:jf k"
� I�t �ili �� � E , �` �, d �,���'d1�!` �l��'�l� �`.al ; �
i �,��',, i�. i� „ ! a - :1,�` ri'"�'fa'�3��7�fn`���5 � r � �
� �"`�` � .�3 , �{��� "� . .� ��,��' 1�,d�i s;rs a .K� ��. j Y
�i;;"�'"� ��� �,S �''^`• ' �, � y���, � r�� ,. �r'���z 4���������'�� � �
���, r �s .""�" �' �fi: ' �';� �k tr�fi s �,�`- };�
k� �r
�. , ,.� '� p✓k�tl Ni ��.�� �y�v9 _A '
e;��`� " ` ,�i�'� " ���r�'�� � 5�7x
K � � �t �
� uf v I F f�'
g;C �'�j.�4``�sx "�# y� F�x��'r � � � t� � ��h� t��� -
f' f"�'ra'. l f� t�Y N- �t�s ., � ��n.. "��, . f ar � :
P 'V i k� � p �a .�c , 1'; F „k'' R:�,u' ?..
�f �,f 4�7;� � � �� � i�� '� �i� �, ���W�K # � s �
w'sf�r�1.,u�Hx�.�4 �1. ,z,x�:F4... �ea.. � � �' _%� �L. u �e���m�'�`� E',
�� .:� .�,,� � �,�. w -. v.,c_ d,��� .�s 5���"'^Gr �� :
�%N. s�� �F,4'�. �� �i�.`-,c.Y D �s�"�`F`�1,s� ' �°�,�'q .i`' �.+�,i e"�'°., `� �'i k `�'�'n"�r'�t t, _ .�
;'�`.�' .c��_ ':.�,.�,�- d�r.a��r r°�„���'r p a �e!�:.?,�C��,.� -
t4��"�+. ..:.. �'� � �fi�� �, � �_;.
i
q � �i �� �F['�iz� ' � ` y� N �
e � � �,� �� � �
, � ,
� ��� "'+�w+-,�,r� � r3�s d ' � : F z� �.
t �� � r
. .i,: '��y � �
�� �t
ro;� � A""'�+G �rf r,n�� � ;� r r »•7
s ' i`' � ` � s. �r f�� '. s. ' +, ,
�� � �e( - y � � r.. � s ._ �, r 1 � - , �'r:. �'���. "� �.
t 1� �`, e'<a '�tt � �m. �a- m �` �"'� �,
,4� ��,Y�''��� v' 4�1'` { .. ' �.�'�ar��'ir,�� f� -.�'�
: `� P � �Y E F�Y PN � -- p �
" /,n�: �� r��,t�,�3��xt'q�da +�8
s �
�
. s�� � :I�a� +�` d�..�+i ��� . ,�,.x v ,
� i'"� " ' �d w�,��C � ,�
,: ;� �.�2.� �r A, � � �1�., �}��t.A.,fJ:Pz���� � . �"r/�_�, �� , � .8
.
y.. , x�1'I'-��: : k#i�-i"5� 1� � �� �� - �r
�� � � � � �� �::
r ` g � � � �'
;� ` ���:r�,�� ��f�� ° � �` '""�.�'bi,�s �; � �i'� "�4� � '' �'�;j
ti �t , '' �` �' #�`
..,� ' *'Pd g � �;� �� � �t '�"��. � r rfS x ��p 5 ���k ��yid'yr„E �� � �V�`�+'�� r��� s :�
' ;��:� r`�"� n I ' �r �'fi � "�r+:' ..> �5��'�� • �t dr� '� 1�'3u S s�� �
.�w � '
. �y��' �"���6 �s.Y��:.�9r y� . br,y,�h+� � "� �� �. �. �'� � yr k� ,. ! � �
:�,;� ' ,. .:�'��H x.„��,l�; p,�7:' fa�,:�. � -°?s� .-fry g �,�f'�1�Y�z�hY#F��fi� � t :'Y^�� � -. J. . v.+�
..,.� . a y���L���� K� W m� � �F �: �f ,�°.
_� � 2995 Watertown Rd xa �� � �{�i��, t � `�.; �� 'K�9 `� �r�
.. C �rf�%4B�Its � �r -
t rv [ �,*�w�S A n ;
�,.d v S�� �fi '���'�5°� a s�,�� � ���'aS��� � � z � • �Y
� ��T-�, t�Y'av '� ..�i F� �s>k���.t�� z� {"'�� f ,�i� °a*4 t +& #��" ���.,��'�� � i
a
�y� �� S � «. . �.6e .'�.a r �*"t t f i3" ""�� b^ ¢ t s t`' . � �`.r. � X
�� � : � �i S�ri x � f�� �k��� ���a�� '��' �5� t �v � �rr -
w: � t _ � . � .;�. � ;,�! �`� -�i��,j�'�a�. � x,�-� � .t��r '� � �t i�,. .
�
. :�, ��� pt" s'� �f ' ' . �t ;:.. . � 4� 4 s s�s o 1
� ., �.- s . I.�? :�� � . •��r �,, � � ��kH3� :,t�s�''�` ,;�k . .,. � r��' .. $`..� t :a FA'�'..
�
_
� � r .g s s� .��`��������,�,��... . ��• a � i� � �r� . r t�b .:
�'„r'� }'��� �� h�:.. ,�.. � �5 ,,��?��'('f(�„��'�i�b''� ��' d�� ��k+ � �'i�� �f�P�,�yfi�}� ".- ��, Y� i �ay.
„tc�"- ��,.G� - n � ��,� �ir��'�F���y�',f�3;-K Y$, '�3 r � ,2�y, ;NJ� '
y A�1 .J S ' � �� ��Ki �'-s"".,�.�. � �3 r,E� � ..� . st f��� r �»
y '.I6r,,,�b ���`�dfF�'� , fi�. . . 'i��sht��`l�"��i������ �u� ci��. fr ii '�'��'�'�r'���'f� ���j�a;k�,���`�� �� r�",r:. �::r'
. � �
�' f �?
, �w . ,� rH ;r t� � ��,r ��,,v�f "��`� st . 'S�:kx��t . ,��t a � ��S
. .���m ��k" ss� � � , 'Si�`'�' �� rF � ��f� � � �f k �''�;'tFY� r �-4 tr'3� .+,�++15��
:4,- i$ � ,r{.p-r r *�.-, ry "� �,,� '�� ��g�����-' � 9 �F v �� �r +u�a.y �. k'�r''"�
' , �-
$y q, ��, � Y�V �F t ;;� �:
� � 8,� ��{r. - �.�' p Y'k C' '�,f�fr�� ���N}���M 1.. � �. i^Y'S(��kyy.i+D�� P�4 F ' F 1
�3. � .� t� ^ ". j �MP u1„'�f ��. p�Il , ���-""TS 5� t �:
�� �:� C�� .. � -..� � } .`�'���-st�'(�'�" �'' � zrp�F,' 4 -v � �f��L'�' � .
� r.��,
� ri
��a t�,� �,�h-i '�.�' �� �Ci�.� ��' r� r.�' � "r ���- a�:#,d�, �'� �, �" .? X�t'�,` .
' r � �' tl. ��',d�'�e 4 ��.�' : .� i S�: r..,x �. �^ a° �"r, �
. �v e�"� � �4d f�t� , e. �
*w,.y� r� � r . � 9 [M 'Y ���� � �.
�F s r�� �`� � � �� � �'���'�F�FI'�� �,a �� 5�� d�k �E,,�'�zµ f ��
�r'}'x a S�� s� � . �� � ,�y � � � � , 'R� /�� _ �
� '��.� �� '�t��+d�!� � '.���"+f t A '�'a4 . .`'�i��P?7 �'�
�ka LdLS� 5 _ �A.�e'�e" . ( u . . `-
'�,y� r, � § �F) ��,� �i�i �� , y�3��c�� u� ��� 4���� M r.
jC �(. �.0 S, Ih� � d' - '. �
. ,.�� r�y� .;� .s �r ��� ���P���.. r �- � f.
��:s �F 4�. � ,2`' r i - . }� �. .;.. � . .
�. ��w„J�� t?�,M of� r���� � � ��k��s� � . �„�
.�«t�a Na� �.� . Y . � �� �'y :''� r .` �� �� � � ,
t �'fF°,'.,,5����. �� - �i��y� 52 Y 't{q � k m h y �G` �
sGd]���r��Y:q r F,''F, ��}�.,�.a. � p' •.F� � � i� �� �sFlf'�L f .�i'�3�t���j� 1�.°� �� .. 4 i .�k�, '� a ���� r�
� ��-� '�' � � ,� r p a 4 e��k y.L J..� t �'.: �� 4..��}'F "� � �'�.'�)`.n+ r 7 .
� .� Y� ��.;' �?
�a; r �-v r c C 4 .� � 4
��j � '��7 �"J � "v�� �r �(� x s � .-� ����, p���.;� � � � ��-.'�s ey;,
,p � t..� fnr �p�� ���� �r,,, ''t�� R �'�,. f• f �ir �. �„
t uat�. ; ��',. �`�t•, s�a�Gr '� �i�x�`' v '3 .y� �.�k4�i:, .��" : �, . �`f..' ��+�
�.cv ,:%� ..,�F• P �:-�� n! '� r+� �S�ti'�u�':. s„ �' � �' :��
k �`
q vS.- �'" : '�? fy�i. �'a � `�yii t t R �i^k��MV 1. i: �'ya��t �,, r a
� 's T".� f `�����i�Y'� ��+ r -r`.�,c�-4�.�w�.� � ,�S �...,n v a.. �r��-.�' i�s� 1�4w t�z ;� is
. '°�y�s�, `. � � ti�s�$�.�°��'.r�,�ee��p�.�e E��,��ar:p. '' f� �. �� ��?�r,['�'��r�Kky�5y.rc �h ;�.��:;�T<p�� 2!'�.' � 5'"J }a.;:.v'w6 i�,�T/f����F' �`�'��'
f'1't . ..�, {{ i ��-�INis��{��,. � 'w k. •J�j��.f.. yP("�i�F.:��$ t F �'1.!tG�T+��t1�'�.�p ��Wl�_�1 s�J �, k r'1�� .:y�,} .� �j�r� � ti."
..,'i � -_.:,k ::'"f d �'q ,. 6 i li �f�l �i�s3�s';#%e ��ttw s! ,� laS� �rti ��. � 1 � �r�-��,.'1 .i,;� � .
�a �+ C �' f. 3�;-� �;� n>
s'� x� t�ti- f �[s' � a�i�� i'��Ya� F r >� fh�t a.j�z�t f ray,n�.i� +�,s _ G 4 ��:r :
�y ,*�' A F'�4 at 1F S) � 7 d- Z F iyJ _/ �' •• i.. �i{I� d
3'4F .. �`:rY�� � � �{�M�5 � t��'!'✓]. �� I:YA� y��l'f '4� �a"ij-�}1 ).
� ' � � �+:.'; w '� �SKta }a�i�� �k �� �r�� � ��G Cc � �8�a � � r .
�'' ' ��q,�"�1�`W'�y'��,�4,�,y�,r�'�&�,��+ i�``,��i v#�"s"� r��k�� r
", s !,���. Fr �� ,�s t ,�� 1�'t�;,' ° ' � "tr� � .�8� � r .
: F t.r,. F f��J �!/ i���"��GG�����l��k�✓�{ �1 i ��c� ' � �j\�'„� '4, ,} �r
:. t � t r r.Ix: 5l l r tl"i,�,X',� "ccea��i��I�t Y5l`pf C.`fi�4 ,.;,1`�'�,4i 1Y {�1. � s . �
� .�'�, . �, 'fJs '. .r�.. ,� �,'��,`�'�j�6{+i���k t!�'d tt�r y � s''y � P �� 7: �r , r t 3� .
�G�r 4'�v�� � r� �s �v��y� .� d .z� F r ,'pd1 � e`% y�'� n W�,� .�� z� C �,
,r ,�r!.�� '�,f' ,� �l s'',�i!4��.��.%(�1 F_�t''�' t s'�,?(y� `i�`t,�' ,8 a � � � � !`�...� � . 'Lt �::;'�
��r;;r �.� � "�'��`s`� , z+�� ia���E���r,r �k��.�,��'��a��i� �� c�����#��" n �:
� r } � � � :����1�°�tia� � �fi t " ����� x `��� �, J,�. �t,:.
�' � .t an � ��. �x. � E� r � �
.:{�� ..%� '� .�, i fi "k .h� :..,� �i� r x ,�5���+ � � h � � .
�������� ��'� '�� .t`7��u�� �N,�.,�^ �� ��`�C��S F,{! �� `�' !,� E" y���+7a���'�+����-J �'/q r�s��yp�3�i'�.' �r� , p�. � �,�� �� r
�rc � 1 ..�4�� .it, .�' v�. . � i �c .�`� y+'f���y�t�i � A y� � - � . .f. {� k
�i,;: p . T,�� �� �"` e�}f �`�r `� ,�r. s , �,B ��,'�}e�� �1�.y,i��rxv j�� iq F�� �', 9�-vz` � .�
� � yv '�y� 5 r.F E ! �' 1 ��.".�Y �r 1^ f�� {�ry,lll' �°� ,tt+}U p�,.i
. � � N . F
:
� r,�w x " .�-�, � ��� ��i4��,� ����s ���Er�df�� �y��,�r��'���� y ��S � T�i �i y� �'�T k ,n �
��;y ' -• ��'� x � 'r'�� "�i - 'y:�"+. �_2.� �e.Pt��t���. y�1���'" c r �w,.r
� . 1 � � �I�q � 444�. Y ��,,,,Ac � � �t'" � f :h � i � �ili
�y`..�(���ur r�5�'� .�` oA' ' r5 ��� ..�,��� '�1 1 i�r a � ��.'.�;:�/ .F41' �"�i,�.���i��� ��StA' �a{�' 4.ffi.:!'`r��t� .-;�. x } S:`;
�� ., t�� r rv�'t� �:' �i�f�' y�- - �r + � i �t-4hsr�:.r�' ��„ '�e�, -i�, :�u :�x. �Mr,�,;�
�>:Z"t rl��y`:.�!w,.��,r�' v R+ �'3a }r� -;��� . � s�^!} �:x .��T �7�����"k��� "d� ��� ' ���. �� r� �3.� a�"�t�f � �"'� i�t� .k i
{
.��,ecs,^.+Z ��i Y�. �`�F�A� f��U�F m-&v� i� ,`,�r� q 7�'� � � � .. �a � k i '�; y �, �� �
p �-�- r �tt
. ..�. .�, �y�'r!y�lIY%s J�f� t , 'k'� �s�� ^".� � �' r � f A _
� � ,
���.-�i r: .;r �� r�� � y ���n��r��ra��'d s4. ),�s 1�:"-,�1 Xr ��.# F �d` ", �a� k.�` �'� � �a I f .� '� ,iy,;Lr. u
; �t� i` �. . � � " � �
��r,e:��'�. � t'C�a..l ..i:a.�;�y L - �.;. ,F5�
3 � . ..�.:...�.... .� .�:,!,.. , , a�..... ��„_,gq;. ti. Y:i:..u}.v_lr.Y,. K_,ue. iX.� . '
� K�- I "` s� .inx
o _�------------------------�a7o----- -- ---------- ` rua a
� u��c��y I ; � �¢o'( �
�—__——__—_ _ �..._
CQmam .-F— 1-____ �� p
�'"t��� � I � ?__�¢Omuxaruu I I �___ `�__—_____—�
m ununewscupr � � � y
o�j� I � � I �kY. I
j�a�� - � I � � � � �
�o��D I I � � � � `\� � � o
����� � I � � � j � I z
�
s ���m� � � � � � � I m
m N��y<� � � � � �
F+ °c-si�� I I � � � I I� o
� �S>�K I � � � i �8/
�p ;C� � P119UC W4nE5S AND fQK35 ACCF55 FWD AND � � � I
tn �)2 D / �� ---� U74fY E�gLEHf PER OOCl/KN�NQ 391]II � � I
N � 9? I C I � � � �
I , � I ' ' � � I
zo-�,-c�mzv
�� / i � � � i � �
�m�I I � I � I I
I
�'a'`_� � I � � � � �
� i � � � � \ �
r � m� � �.� � � � � �
�� � � � �
ou � N� � � � \
�� `NJ o� I � ; I �. I I % �
° ��N �� I C I � ```� j j i \` �
�t� � I `�� I I � �
>� �� K� I —i I I -_ _ ��i � � ,�� \a I
s� � � r � � _----------��r __��_.�:__- �
� A� � ��� ��e�.�o i � —,, 9. �
� � � O i � �' i i �` .
a � � � � �
i i \
� � � I � i I i i i �`� `� �
g � i i `.
g= �, � j � r i i `� �
�o m � i i � �
� � � � i i i � �
� (p $ � i i i \ I
� � �
� � il � � � '-�---� �
� � i � �
� I � i i i / --�
+ I I I / ���-�b�_iaaro I
I = �I � I I I ' �-
� � I ' �/' �'/,' /''I �
� I I I �� �i �/ '
� i � I I I �/ � �� � �� �
� � �' ♦
� I I �I' , �� � �
I � � � I / I / i ��� �
I ' ��_� 10.0 ORANACE AND A �� J6l.� ,���'' i/',/''/ �� , � I
I I ' Ud11Y6A5EtIFNT � I ' I�� / y / �i� 1 I
� � / ( � / / /���� /' � �
, I � � �/ m;e' � �/' / �' � y� ,�i/����J�� �1 1 �
� I /� � � / �♦ / �t � 1 �aoox.uucsaxa �
I ` �_ _������ /��� � ��� �� � � i �� �� / \ utune�.�[xi--�
� ♦ 1
l � i � �� i� / � /�/i,'��� �sPntuauro_ n� �
( ' I � I �� L�� I /� i / / � �l�- smw -� � � I
I I �6 �_.�'� ��''!� �I. / � I � /�/ J� 1 -sr�c�srt rM ar.wwrs
�� - r r � �
r- I �^� j � �p�. I � I
� iao'� /�'� '' / -- � i ; '•' i I-�av
� I /� '� I � � �
I �"����' � n � � \�\ �
� � �
i� �ira � � � � •.an
I -a I� / _+� � ` I
� , i � �� i ���
� � �
� �� %''e6in°p"�v'"'"`1� ----'r- - \� ' � ' � I
I/ ^ I � � ` � � ecv mwmt wwx
� �j - -__r_�.- �, + 1 I (so�o suom)
I qy,w��� I '±,�.��' �ina _ _� 6 � � I
IYOiPWL�ER� I ��� _ � � �__^ V �� • � �� I
(R
�✓ / -�a-�.r�,1` .a )
� �s(twl--
I � � /��---"� - —r-� � �� o � � I
/ �
� i / �_,,�— � �, i
� .aa� � �
I ` l� ��"�_a��+w ♦ '' �' I � wal '� `� ' ' � '' 1_
� I 1 �SIOrK57E75- � � �r '� wu „ , -----� - -�t4J'�- - ---�---�----
_ � I �'�. __ � ,�! -��-sM�s'---i" � 7fi `� -7-i�r�ro� w ! I k I
i� .�.y
NEGMw�C-T �� � � �\ra �� r / KM'mK'I1EfE�ElAMIC MuLLS
w,k( ( � � � � `� � , 1166'
• / �~ __- �-I... '� w,w � ry,m er A�° l I �cr uxasew[eoa�e
''d � _ -- s..�' ` 1 A � �s.zo uwnt+u �
a y . � .�„�
� I �.1j` ,.I-r� - ,._.. -�_ ' I
_ _ �� � ��
� � � � �e.� � i� �_N�� � � � . ..,. .. ___ ____ __ _�yA•� ________ ___�_
--- - - , _. i
� y �, � - �„ , � r_ �,�n ,
r-� � m,�„_ , � g -�- . I
,
� � � �__�„m,�, -��,•�'• ( , _ �o � --��,�
O n � JR ��1 � � 7f 2 ,,.�:r' - ' /
r �d I __�L�o.oa+uru ,wo ., • •ti �----- --i .r-- ------ �-------i
� �� T y 1
� O � I � . �' � � / f��� • ` ��'_ I.6'IMILB __ I ��_____ I � �MOF �
_ • • � �
y� I� ' • • BOULDfR / b11 � / _�_�_ � _��_ _ _ '
� � -- ,o.0 .wr . �--_-1__ __W,C_____�_ /
� O � � -�'""�„'� �,�_,,..•-- � r,_. �3� �:� `, �u�„ � � "' � "" ;�_- ,
� � ae�nAV Gsno+r � � �� \ � rrw� ' \/ � Mw I �� ' %� �
(A �r-r�x cx�r--- � � � \ .x. I � t Sra+r � "°°m�, .� �� � �.w�ea�ir a�
Fy � � I� � -; .rm`.e � wx* „� , � / � ..no/ � � �� � � � � 9•.�w �
-� i ��,,�y�-y. �
1p'� `� � �0 1����' •w s I is-a���I `� � �C" ` —� P�/ / �
�1�-� � C I � -d,�,�.,� Y � wis i�� � � , c-"'---- �♦ � saunn�iamwic�ca��
9 ►� � I l ' � �,/ / \ "M(/ ~ __ ' .�as
. � � � I \�1 � ��--^ _a+'/ \\ � ---__�i---�1 ___�_ i' �ssp0 �
' W A T E R T O W N R O A D
� - r=_.__—=r=�,
�-�-1 � � I " ° ��- �-_�. ���� � . �F � R.O.W.)
cn ,� d " ,..� _,,_��--�� � . � � _ � _ � - .�„ �
O►�y L_ Js� �r � _\ f � � �%� •�n` � �� � �
/�+ � �� SOOIUNALFN+O _��� � \ �/
. �UIUfY UII1/EN� ,y� /� ,. �]� �n � �
wr.� �( /
��'� -��� �"'" ` y � �� a
.-' ��-�� � �� m
/�k� �°` �� �
/�� �
I � � � nae oanwir r
i
/ xa rsetao
��� ? 'e n � c m t^/] O
% Z n D � !�n ,J �
e e^o.aog,co,� � r'� > � ` �
� Q �s c z3. o ��,,7�i.�� � �,� ° � m p '� r
� � � ; ��a;� �� � � g o a �� r o i
\ ` N _ o r� � s o � m g< <1 �j �
� -�CE flfv.C70.f � �„' � 3�a°3 rs� ? N-' � � 73. a� �-.� � t�
�a-e-w � s �
< 3 zi=^� ' a n�
, ° � �3 � gwq`s$� ° ^ � � 'z �� � 4 � —�i
° g �.�» =,� � �� � � m
w g o m ^ % ,A� r• ,"-� P� F m:'s� S9 � g� m � � � � � �
'� r n X� .x.. I � T 4� � Cn �" � 3 nk . 5' � 'ig p y A 0 1-1
� um, o O oo � O m � �IG i � �.� 8� � � s a o �yg� _ l
y m O O c0 m � p � O P , o �� �.c g npa' e g .
Y � m Or ODOn� ~ �i 7° C fii ° Ti� s.
� P, n x� � Fa C�' y� � o � � � :i �,�, �� � o F $ y �
z rrn d �" �[�i,�"iA Si �� m v�i v� 'zo o'a z s•Z o 5� $� $ F (
n � 6`� �n m-�o y �+ 2 2 o p �. o � �. ;. / .
y �' °c�8$o n ��t '�m � o � � �� ,'� y ° i
o C �'� � � �•. �� •0 ,�
� �AAm m Z Z� . o �� wo
o �
z ; � �� �� �' ��°c
z Z � ��� s ��.'
� '�
Y 2'"'^ r>�� �
� � ^ � .
�+ 'i�.:�, 'i �i`'°� l.�
? `r:s . , • S r;•�
aJ 6 _. � .... - ��.�,;�
' 1� �� • . �'.• k�"1 .
. . . ..i .. . . " . . l.. ...r"
- � M a�s5 soN `� ' � /� i � w
Iv N
, �� 00'OS y 6 � m �/ � � � � ��
�
.. I \ / 6� UI CVq 6 / / / ,,p 6/ �� � ��" ` ' '� � _
_'�`k,9�,. ` S. �o. a. ' ,
- � � � � I �� 'O� �� / � /1D" ` / °�� � �� tt�W a
... ��� � u� 1� �� �/ w x ��66 I o t �6� \�6 �� �06 / w .��s - • �' A
�.:w . � � �." �v x q� / � 6� x k 9a6 � xo I `� �!
L � \\ .\\ v� X � ` � w�N•� � X x� � .` o� g6 � i° � �n�,N a
O I\ `X C�i� 4 � � �4
�. + 00'O6� M,00,0 ZON� o� cu \� v � �(w�o' I I 1\�'x�,a' � \ `O �m �u
\ � > � I y �v N' ` T� �� \� .A �9 � �
� � ( a � �`� `- � � � �
� � � � z I ° � � � ` Cx '�
� • X I � I c�o x �� � � f �,�� �° w N�
�, ( # w
� � � � �c �� �� �� I ti � �,� � ) � °' ° �
� � ��9 �6 u r p � I � I �y\ ` ��.
� �1 � / � � ���n xi -i 0 � � � C � � `O`OO � \
`A '� \ \ I ` `
� �' / � V t0 I / �\ �z �(�j�G�� �� �,�� I�i�� \ �
-^' / � � �� � �� p� .o� r' �� \ \ �:
� m \ k�
� � /r�) � �, � I � �,� �� �" � .,�
� � � ��.
' � � � ,�U\ � � ` a —Zi a b � \ � =�3'^? r � � ` \ � � �r
� ' \ v �r°�.l m A. \ � � ,� I el � �� � \ � a \ �` o
\
j C� � � \ m — -P \ / � � \ \ \ k �"
�O � � �o f I .��i � �~ co O � � � ,\
O \io � .w �� 1� 2 C~ �
i �� � ` � /� � I a`X v \\ � � � � ,p �'•� co r*1 � � �—� �
� � �i, `�� ' '� � � r 1
�� ' � � � v $ � �,�, ► � � �� l� � 1 � �
�"' � � ! � w x � � � I � x `� �iZ I� I \�, �
� �z � � �-- �� � ��� � � � , � � � , , � � , �� � � , �
� : I� � � �� 3 � � q " u' " � 9g a:� � � , � �i 1
� � � k
� z � -� � � ( I
� � � �
� �g�— 1 � � ° � � � � # � � � �
� � ) � �A � � �� � � � a� � I �
� i ' x � � � � � i =� � � f � � ��
,
� � �t` � � # � � �` x `� � � � I � �� ' A3
�'� � �e56'�� ��., � — —► � � � �'� 1 1 � �- "�
N l:.
� r
� V � m w� -3�.8�--L�.�,�„� � � � 1 l�
m e y� � � � I ��.
.% �-\� � � . � � ' � �� � ,
� � t. o � �� � i / w � � � I
� ° � n ��°�,� o o z's� L7�' I � � � � I � � `
/
'°�� � , � � Zz°�,� ob w �, N � �
1 \ � \ � � '� � �°a� o °°'� � � � � � � � � �:
1 i v � o � I / I � I ` �
` ` � 1 � i�/ �y��a � y n � �� � , — I � � � � �,, � �'
�' � � i >96 z��` ` x �� 2 � ; ���� 99�-4 � i � � �� � �-��`-'�
\ � (I j � , � � � '� °'� � J � I I � �.
� \ �� 9`°6 z �o a° � m � J � � •
� I � � / a a c� � o o :� _ � J I � I
� � I I \� �o � / �o� � 2 � �. � ��6\ � � m
2 t � � .. . + �
/ I � � o rt, �a � � �a� oti�' � � �° =; '
� I �° � —
� g I I � + � / Ax � o�� _' x s� � �-, �— �- -
I �^ �n �
` _ ° � I „ oo� �� m ° D I°= �
. �':�.� �` I I .D af�O„���y4 T�a � ; c'! '� A �s�v, C . a°p' � �' � I o,
� � I I � 9J �,�}r• � L„ � �i. � �� 0 w �D � � r�1 ' �
� �7J�'( i°N o �p x � y x p� �
�` � � i � i / . \o w° � A0 a��� �o � / .
� °) / I � �� i � .`Si � Gi I �o / /
� V� � � � � ' x �
l � ' �
� � , � �° w s r� ,� � �� �� �,
" �\ L�-��.. ' � � $� �.� . o� � :
$ � � � � � � o � m ,��a � � o a v � _ :¢. :. �� '
�� � � a oo�� �/ \`: .�'� -�� ��� /
�� I � I I �r . � � 01�,�� , ,.
� I � I � s = � � u \I � o ���6 h.-��:��. ' .��
�1 � i � I r\ Z o o � ol� I � L� •' — �
�
�j ( � I 9�� � I ' I,���' !�.'�� '�i ��� � � � ' 1 �� I
� I ° I �'� �'° I •�'�.
1 � � 1 I \z 1 ' c's �� � � �� J�"j
� I � � � �� o o� ° �' � �
� � / � oa ,� �.
` \ � � �� i I i _ � L06� �
� \
/ ' r� � �I � � —
�
j � ' 99�\ � � 2 � ' � /� r
�, I —�-�-�1 f
$ � � � � - - - -�s--�
� � i
� � .�� -£5 � �' � � ��� � � D
. � �9 .6 � z I ,� w � 1`'
` 91� N x o� � r' ��_
/ o '. D
� � � � I I 9B9
� �
� / .�� I � � ` � � �
x `
�� �;� �O� � � -� � � I
� �/1/ � �'Q? \� ��� ` 990
� \ �,`g` �
m �- � '� � 1_` �997� �
� \ ^�'\x � I � I � � — � �
� � �
� � x I 99p�
�� � \
� .�- -� � / � � � �
. °``` I I `f� I � �+ o� WOOD L+N�" x .'��.�.,�
� � I ° � � � " z °="' � " � N �
�-------------, � o ` �� x � I o x � � I � � ^ 2 `"
�
I �, o ► �, z . �,
� y c �\ � � � � � ..�'� I o o Z � � o a� �
`-3 ��. \` w � I_ o � � o a n ,-,�.� � o`�' �z o
� �'� \ � � � � I � � � � � �' . a� �
�
� a
`� '°�-�i \ � � � '' I c 'r' ►*� a � � � �
Sd 1N3W.3Sb'3 � „� r�
� �nend o, y �2 � I I � ,� � ,� � ° z I �- � �,
C� O mb `\. � � I ~ I � � � r� fi �
u�3do�d nn� p � Z� �� � � I I a � �
� I
� p Z �,�` 1� � I —�I j �. � I
� ` — � � � � � � ..._' - -- -
�
~ -- �
�� �� �� -
�d � `° �� # \
�N � . ,
NATfFMWN I�AD
� �
Q m D � c 2
� -I �
� Q � -ml
r � '� � �' � M
� � �� m ` -- �
N � � � �
----�"o`moJ'n�'"n----- �p i A
� ` � �
i a
� � �
� m � Z
i N �
� N �
i i m ` y
r
� �1 � .L�
I� I y U n
"'� °� y+ \ 1
'� $IP � �
,j 8�� ��
Z � V1
v � S�
W -�
. . M u ( •,�r;�i:�e I \ -�
S� ti i'-i`i':`a;
ab• :'.�'.,'i .
� i4.� o �
� � 3. . � � ,
�� �.
� � � , �,�/
q f �� �M��
4 �-
1-�'
' � ' I
I � �
,�w �� I
N�.� : � ,
N ; ,
_ r� ��19 z� i • I
� gl� N� �
;
�, � �
1 I
I // ' I
� + ' �
.
' '/ /a� �
1\ ��_ � ���� �� �� �i 1
' __-_ Lb' / /' ' I
/� � �
�� 1 �
. �� '' �y y ' �����' _-_- �/' ��/ � O �
i` `''/'' b '� i � + �'� /'//'/ '//\ O �
� ' '��__�� �' _��� // O i
� � ti.i' '''� ''/''� � �� � i O I
,y �\�\ �'' ��� /� �����j�� � ��vw. � \` i � '��' 1
� �:� \ �:S � � `� � �� � ,' ., i ��l
'd+ `��r.�s H���/ I YI � -_ ___� _-_ _ � --- - -___ - � ; 1 / '�.,r t '' I
� '/I � / - -- ' -- � � � �
-u„,. �
_ rno^ � ,-`�E� V' � �� ���► -_� _— _ tnwri 1 � / _�
j � � --..ub- � � N � � � �
������+++ .��� �� . . ;; ; � ti
ey /' .�i�f� ___��.�����_���_991•��-��l 1� •• \, • N` y� ' .,`� 1
,� � �
i/ �� � ��_�992-������ , "�p`x�.. . f � ' \
`� ,/ '�i'��� ��'I�Cb6'___-__\ � 1 � �, }( jy '4 � [ , I
. � ... _
. �
` f`�? 0i � � ��____--��.w'—,___—� \ 1\ 1 �t �;��,°x ( � I 1 � •1
� !, : �� s r�• � �/ � ���' e � �� � � �z� M ;}�`� �rrD +' � I � . i
96_�_� \ o � l �" `�
J a' / 004 � � / �� � \ � u � � 1F �"4'fN.t"F F � � ' ; �'4�..
ci v I � � � � � 1. aaa/�'r' , r t J�c�,� I � ': �
�� i /°� �� � 1 � � I ��1{ (� � t �.;���� � �
� , ! ( �3,b 1 / � 1 Y / r ;�\ &y� �� � I / � I '� i
\ �,' i I I I � � I
E /
_�
`\ r , � I � �� b � I /� � � � O 3a.; �� ��'�w� dV w�.i; � / � ''�
o I f-i� y.'��� ! � soa �;I
♦ � �,7 �� � �l��y � �� C� � � �3'. r �"r1 -w!' � ! / eu�ews sern+.cc�: ��
\ j �i �/ i yu' I ye � / " � s k��" ��' �} .'�ti� I , � y n. ' I
� ' �� i� / /' — � d' _.-5� � ��y� ��,Yr-c� ' 9 n C '� l � 11� �1
1 1 i � / � ��� ��� .� > '?$4w�f�� rz i} � � %
�
' � � �
\ ' � �. .d' .�.N _ � �� �as�3�'4 f'`y����N,r�.+� �r'� g.�� �
�t i � f�, � � ,:�,„!�+,�h�un,���� '� � {��� � / �� I
�� �'� ���i� � `.Y Z i� �� '��w��,� " e( ��(��,�,�'_, � �� i 1
i 41 �� '� �r r��, I
__ � �i� �i� ��� '2 ` p ' ����;w �Y� ' ! I
.. �� i � ::I , . .,.•��.., .m � "�. a,� r " � � i
: �� �/ / �, y � � ��� ��� � i �I
——— i ''r � � �� �i `f'Ij �" , '���y `�3����� -Z � / ' i
/ � ���'� k��. �°� -�n a i i �
i y ��' 1 �^ f r' i � � .�. '> tk�"•k�'' K,-+,R, �iI1
1 :,t 'i I �� � _� � :_ . ���. �t '1" :�=ft �-�` �l�` �� .Rh ��t0 1 r� � 1
——_ � � ; d rx .,���°�� _ _��-— � ^� � � �
y . '� \ U .�. I '�'�,�.._,:I �—�,ti � w �u � r' �� I
._� ��:� •t��, �`, �.% � � ' O � � . !; � ' ,5.� 1
I ' . _ � , ;
� '• •. � � �
Z � ' t '•.. '� � f� � � / i
.
.
. , � ,..,, �-.�� j r I
.
� , , �
i „;
. .. _ ._... �
i .
_y � ... ..... .._.� _._ _ .._.__. _._....'_ _ - _ !�.
/
o, � ; ��. � '" � ��
u; ; � , , . I s�N�.
� , � , � �,� oF�R.
�� U�i � . ' '1, ' G i' ��„� �' _�= � ' �' �
_'O. ``�, `tf�`; �1 ° i �"" " �' � ;`/
`� �� �`: �` a __- � � ,� �n�� � � _ __,,_ -�\ \\ ;.j; .,
\�5y. / ' �\ ` I -- � i a9 'f �_ --� �� ��
.-g --- �;,. ':_1-- �- , wr. r,,�- - . � ---_-, `, `.. .��
t5� �'�_ l cec'� ''// Iy'__-------�� r�t�__�1 � '/ � �
,�, ,,� — -�`'__�___ ____________, l �' ;' �
/ ' `��,` ��/ - -ar..w---i-------------1 � �
� .ob(. �^\ � � � �N "' / � �
.. ��//• •;_'�� ` `r�' � \� `� \� � _^ g Y
♦\~ ,,`` 1� /
� ,� -_i" • ,�` �pE6 �
I � � / � - ., �
� �� .t �
.,^ .
. �. ...
. . �.......
` •_._�. _... . . .._...
�. �• i-�� �•-......._.
_,,, � _.....
_
:_
��, �.� �...
__
, ~�--.....___ .
,� ,, .
..
5 ._._. _.._
� �.. ___.....�. .
m � �
, ..., �.._.........._..._......._.. ..--. .
..� ......
- -
/ __'•.-.-_.
b-� I �..,.....,, - .
.... ._ _
z � ....... .�. ._..._ �..,...
,...
,...
.....�...___.... _:--
o ... . _ -;� ���
� / -............ _
� , ._ __.. . <. �, >=- ,. . �
, -.�
., . ^
/ ....... .._. ._.... . . �4
� '' I f � �. . . �--: . .
O� ' / ' � . ,. � ��{��lt � ..
i �
..l ,.....- �."...�-"�
� . ' ��7, ,'1� .. .... .,-'
A y � �° . PROPOSED ADDITION FOR THE � � �
y A � ��p y �ag� , ' _
a o R�9� �
M�■� � � � ; � §���� F R A N C I S R E S I D E N C E S R____
�ASSOCIAifS,INC. Oc�i�n Croup
a y `���� 2 �9 9 5 WAT E RTOWN RD . '-� �
�� r �+ 34 , r.«.:wz+«u.h i ,_,..,,: r:�.:�u uvs•r.r+
� p � � y � ��n�� . ' IIIS11 N��KI�m��pn�lrr�r�l.N'��<���.SIY 7]}VI.)!12 rrr.��re�ler•u���{ales.[�w NN fl�i��cr I.ices�e IVi�.1)�II
T my � ORONO , MN 55356
.._.. YNU11iC1'�INIIO
D �
D W � � •�
Z t 'V.."! k �� i
� � s } �s ' f i
� i
� t a
� �
—I ' � � .
, A �
'
7 �
� . r l . k 1* 3 � {�
O �, l
A '` �
m � � 'a e ` ;� "i �
� � � Z � �-, a �� ;
D � i ,
� : '
O ' '�, \ � i�j ''
F i S S
Z \ i ¢ � �1 O a �i
J 1 ' '� �t 4i f 1� i
/, � 4 �
� . Y
� � ( t4 � �"
t:
� �
1 4 ; )
I; � r 1 �
k � s
,
° i' ,`� � °
b �j ' S� ` � ,
'�;� � r �
�
I �Y,
�
�,
I,IW I;;
� � ��
a �
Q� i
� ��� v
S
bl�
�
y � DN s � 9 � ' ,
O � m 3 < �� '' ���� �
� _
� N a" � ' � + ;
I � � �� � ` i.
�
� � F i
Id ti �
m �F �,� , �
A � ��, � , '.; i
O , , � � gF
A � m $ ' i
fll �F � ,j='t' �
� � ; D ' $'' ,'
, � i � f���
� � O 3 , '.
p �� � ;
Z - i,'; ''; i 4d '3 �:� .; � i .
f � � �;' ls� �
g 4�4 + .�d
j 4: il i
i-M'-° ,
? � 'i � � f
r s. y
k � j�k
� � � ` k� ,'ii r ;� i�.,.
�5� �� ���
� t z �;
�� .I I y ��3 t �
' �i + ' 1�;
1 . Q i I
� � ^� �` k.��
�-----—----------------------------------------------,
i � i
D � _ �
� � �
r i I i
S , � � �
, ,
� ; ,
A � . ' �
i I i
� , .>•..,.
i I Z :i.�.�.,,1 ��
___.._—i— � a i �
-�-------- --�— --.._._...__L_._._....---3 �
. ..__._._...--- ..._:w. . __.....__.
j � ;� ..�
� I �
......----_.._.._�_._.__._..._.__ � � ..::�:�.{ a
� ' 4 �
� '�� � j 3 �
� I
„ i �
i .. ..�..,,._ --- -�--�----- i
i ___ , i
I < �� I
i � N i
---; ----- --� -- �, - - 5 -�-3� , --4 ----•
i -��Dt-- - - n O��- i -
�
i 8 • I �j ` i
i � ; , m i
i � � � i
�' i i
•... ..: .� ..,, ...,...
J . �:•:•.,••.>.a••:.,.:.: , . �..;.
m y ��
_--ia n
O i �" � �� � . � �1� �
s
=-- �------------�;— s---r---9�rc�-------------- ---'
aao
z
O
�' f" ��'^� �"--� ��`^"�,� ��
�, ' ' � �
/!/6
�� _ _:
>.�-. _..:._... , ✓,.
._.� �,
' � R � `� 9��,� P ROPOS E D ADD I T I ON FOR THE �`-r;..' �
n o � =� � o �" E�p��
m .:
;� � � � � ���p� F R A N C I S R E S I D E N C E �_T R___.__
�
�
a m m .�:ALSOCIATES,IYC. De�i�nGtuuh
�� �.■�, y ����g 2 9 9 5 W A T E R T OW N R D . r�w,,,,,w,w„ , Y =
[z/!Z ,5' C N o O �. ,� .,>.-' Fus.•w?uvsau
'�"=� O R O N O , M N 5 5 3 5 6 ,M,�=NinnelnN�RuWr•nrd.Wa,,,.�,,,,q,.,,
N � � y �gsm. t.. n .w..sirceur.,.s.due..eun ��v x�nar,i.�.e�se n�.nnu
� �XN'�gl� �
W
�
�a
z
� 50 � �
a �, U ai � E" a
a U � Z � ¢ U A
x � x ,� w �
w ° � � � A ° H � � A � z
� i� v`�i �7 can C� v`�i
M � � � h Q �7 E, vMi U a' v"�i � � vMi
c 7�- � � Oa [t] � ^" E-� 0 a a N � A � � R,' a° N � O x '-� � M Q Q x �
°o °� z o° 0 °a � O � o w � N �j z °o p`�, f� � E-�. F- o °o � v� � z o° L1 � z
N d W d L�r.l cV � � `� � N E� y G� � � n1 �" ,Za � � Q v�1 N LL� Q � � � N � °d � O �
N �i ..] °d -a `•G N �..W_, U PG w � N W � W w � N z aC W x O � W V � W � `�^ � � � W
� Qd � � � azw a � � � zF � � c� WA � z � � ^ � � � � ^ [-
x a� � o � �ao ,, m ca � � o � w � N � za �
a � ,., � W � 0 3 ri, x 3 C7 0 � E,,,, C7 �' C7 o U Q „¢j u; W p o N od ,.a] � � o p ,.a � 3 �
00 0 � a o s oo � � U�+ rn s o0 o'r'o � p o�'o O oo �°o d d x t�+ � o0 0 3 3 o O o0 00 " E�-� o O
M V 1 L� 0 V 1 M N � F. N M N E"' ti N r-� �"'1 �--� Pa Q� U �}' x i M M M r-a M fT1 V] fn M r-�
LY� Q � � A Q 7-. LU A A � 0.�. Q d" � fY„ A � � �1: A �' � iY� A
W f> A 0 C]
� A w ¢ ¢ 4 a� Q a ¢ a' ¢ ¢ � oC >' d ¢ � >- �Q ¢ � � Q
a � aa x � � a x � � �a � � '� �d a � '� a� a � '� � ':'- ,-
� o x � o � o 0 0 o r
O a. O F- z a. O F z a O F z a O E- z n. O E- Z w O E- Z �' r �
E-� ,-.`.,,
Q
�� -
�a z
z� a � O ..--�a .�.� w w
� �
W� a � ,o Z M �„ZVa' � z a c x i� v� z a .
a.� W v, C 7 �+ tr.l �n � A � Q A � L� � A v�,
0� � ,y� � � � N � '� wN. N Nr� a � � � �' � � � � N .
' a H � v' ¢ 3 Z � � .a Z rl '^ � ¢ ¢ � ;,°, oo S a' 0' � ,`!°, �., eZ z '^
��+ O .Y. �cy z � �j R. � � � W `� v �, z � z � AC '� � O aF' F¢" v"'i o O °a � 3 Z
PW�. � �3 x � � v� x O Q ° v' � a N � ° � .� u= Q "' '�y F" `.0 �C � v' N E• �n v� � �
O M ,...� tn �d d e�+j cn H 0.' 0� cn W 6q Q R' W cNn cn F � "� M W � od W z M Gp „Wj „Wj � � f .;
� �a/ N p„ a N Lt7 ,'� � �O c�l -� W �l R7 V7 (� � �y (_., �y F,
[� f� y Q C� � r �i Ri � r '� GO � � [� C: J" z � U U F" � t� O O �-' ' �. L':':,
zOa ,-. QwA ¢ "" Awu' X � ^ a � � O�n � AUF OOO � ¢ 3 � ¢ z z 3 .a
�° 3 `"�G � 3z ° Q ° o � � ° � � � oz ° Qpm� � o ° 3 � � '� 0 ° 3 � � v� ,�Z �'" t
W o0 o a Gy o O co 00 �n � O � co rn a � o: O o0 0o J � .°o �= co o �= � o � o0 o Q"' A' o O p
M N ^i ^� N r� crl t+l W (� a U M N a a N .-� t+l M 0 �i � 0 M M m � M Q M C�1 [^ [� M � (`�l.,J,k�
z � � W x � a w x W x W x ����
x A � � � p � � Q A z � Q A � � ¢ A � � A � � a! A �
q z W � Qz � ¢
¢ W ¢ W d w Q � < w Q � Q W ¢ � d w ¢ � ¢ w d �
a � � � a � '� � a � '� � °x � � � a � � a a � '� a
a O (- z w O F- Z a O F z a O [- Z a O F- z w O F z
� ¢ W �
� �
� U �
y F z 2
� � � ° wz � � .',.i
¢ c? z `,
� � Q M � M z (-i h � � r�r A H � 7 V�'1 Q � � Q vl
a' R�' � LU v'i .� � � N v1 � F" 0.'' �n v� tn v� ��Z � � R" �
o ] � � o w Q � 1 U � �" � Q p�q W � "' N O O � ° 3 ¢ � � �
o° � � � FO � o° z � � °o N � � �.1 � °o � `d � O � °o a a' P4 a z o O od ¢ p �
N [-�-� � � � N a ¢ V Q N � U � a N �ty U � � N z W I7-1 ^ � N F � ¢ �
� Q [4 A F" � � �= tc1 x a� � � � -, � � � � u: z .� FW» , � x r� z � � � F
�^ � ¢ ¢ a ¢ q �d Qa o �- p .a A � Q ¢ � _., �� ¢ d � ..� a � W ¢ �
g � 3q � 3z � 3 � a 3z ° � � Q � z ° Ac�CU�r � z ° o ¢ � 02 ° 33w 3z
CV M OI F F N O t+l 00 C7 C7 CQ O M �I k.n fn N O M M � rG �j O M M �-r M O GO O a W O O
�--i G � � ...� M M ^� ti M i.-�
Q A z W Q Q � w Aq Q Z w A A 2 W A Q � � A A � w A
� Q � Q c� 6 y, �"' ¢ � r y. }� ¢ Q � 7- Q A y >- ¢
x a, w a � c,, z� a " o¢. wz a � a Wz a " 06., cq a u� a u.t a w
°x � � Q a3 � �d � 3a �d ° 3 �d �d x° � ¢ �a ° � ¢ ¢
a O F z a. O F Z w O E- Z a. O F- Z a O F- Z a O F- z
'S�Sj 95.d2 189.8J 914.87
50
89.45 a � S89'sonew assos : IrjY ���� (1�
� �
� �
B9.J r'`
3�A,6
�
( ) � 119.84 SB9'f032'E >2504 '�6f OLA 620.6 2H.28' S80'f052E 36Y.72
17 � ' stsoa _
• ! W ROLL/NG M � D WS TH/RD ADDN
°Za� � (13) 1 � .='y� t p� z ^
'' g A (ta) ry��AOuY 2 (�5) g
' � G
� g'_ �
" o e
�� �
�j�� , . 587'/7RJE � •„""'en 7.q 7f9.f4 SB9'f7'2J'E 507.79
416.f8 50 58D'fI'13'E �40.f9 48d81
OL B
J98.0� � ,'^y N °m
� p ��
� (51 R soz e 2
��) a H ��� (8)
I � ��5s9
� a�sat �+ .I� tases
47B.Sg •' �40.iJ 51.78 2'�SB2 �
: (u � ' N�E � Of/ROTA� � 3Bf.B9 .. --SO} - � �"
; , 11 � RaetaeNee•trz��w C!R} �5� �° � �
�e� g RQ��IN� � � z,saa zzs
$ � �
• H.� .�\ � . A
C �
m ' �sf -- - 3 � W a
"' a� � �' � (9)
~ w � � b N
33-118-23-33 ' � ' (10J � Q ���N g
' 33-1'IB-23-34 '
, ZNp � N
�
� q
A �
p �
� '.
�� �� MB9'172JW
�����}-�p�- 28B 387.01
� ��-�--r-�TYT/-LTrr -�•_�- -�.-����.�-�-�-��: -�-�--�-
� ,.
SB9'27'E '� �•_�-f���-�-�-�-�-�-��s-
�� �00.68 S88•27E 30 08.40��. '.4qR NBO•27W
�i � ' .... . 462 � ._
w � 1
�- '�i
s O i
_ �
4J y� N.� g � PARTOFCOTB - �� 5 FI� 8
' � � � ��� � (� g� �3�
.� o
�3Z� '�
m$ ' � H°�
�� WALNUT " -
� � � � s " Q �
a , ;� .� ���2�5SBD•2�'E (�
1q0.BB � pq/7TOFL074 �- � m � � z
2 �
n o 1R5.64 �28t � ;� O '� �s�
� � � � � O
� , � � : o J�
-�a �
, wp'� '' �: . �9� O '��47
6 ���
� � O
z . R R 3 � � � � J o
� �ss� ' �'0� � � e o
� R CREEK � � �4� ��
0
3 ^
,eaor ssa•zre � � (71 � O
ti � � �
y1 .�i -.-3JO.b6NBe•27W � � `� �
187.83 138.14
04-117-23-22 ��; = 04-117-23-21
sea.��� 3
, z
� ',, ,,��' rao) ''0 �
� , z � �
,
`� �23) ^
�. '" � 49o.trNes•os'4e asz 69.ai
'� ;, ��� 2o�ie ^,�y1 ; saz ° saa•oe�aeg sss�a ; , �
�r,' p,.'� � ,
4 y
2 zsa.ey (i1) w s ,� e, ti0ti 2 z
w 3 � g �12) n ('!3J 1`�
� "' � (201 ry y �`� �
�L` � �� 1 �`• J
�F B ! y
(>2) . .4' ,� .�Si �`' , a
�aa``t � �� �13�3 �S ! .. ' 4S� � ' I14I m
�,�, � � � .., : : (�' �j �_�„� .
po g pL � �e e� =,S.BMER� .� �
1955 ` '.
„ O b ;. � ourzorc (?7) �J� �`� ��'s
�(2i) � 237.iB' 67.61 sn.aa 2�a.e
J217- YGT.09 NB9'06'4B'W
g1.1
f45 ��1�S P � (A,(
����1q1� • PARTOFLOTfO
o e ..."'""'!35.47 - .,.. � 7
i {'��� 279.85 583'W - >90 f� F (`i " J I' '4�'} 1�,
s 5 � N32'W � f� 7 t .} z , i $.' ''(20) .
��� �� (tal r r, °��.� � (ys� �d ��� ��� �
m�t; �-ti. o 0
�a ti� �� � ' 1 ��g .PARTOFLOTN
. .4� �m. . �'�:rv
. �.... .'.. ...... .....r. ..s.,��:t•-
�'i
—.--
r
MEMORANDUM
�
To: Chair Ralu1 and Planning Conunissioners
Ron Moorse, City Administrato
From: Mike Gaffron, Pl�miing Director%�''°�
Date: March 17, 2005 ��
Subject: Proposed Minor Ordinance Amendment:
Slzorela�id Orr�ilzance Sectiora 78-1285: Vegetatio�i Alter•�tio�as
Add (c): Exotic Species Renloval
(Vegetation replacement requirements after exotic species removal)
Add(d): Restoration Required
(Veget:�tio�� restoration requirements Cor violation occurrences)
Attachment
A- Current ordinance and proposed additional language (Draft#3 - 3/15/OS)
B -Notice of Public Hearing
Need for Ordinance Amendment
The process of resolvuig recent Shorela�id ord'ulauce violations involving the illegal removal of trees and
vegetation within the 0-75'lakeshare protected zone,has illustrated that our curreiit ardinances do not
address vegetation restaration when a violation occt�rs,or for when uivasive species such as buckthorn are
reinoved.Tlus has resulted'ui coilcern bythe City Coluicil that wheil violations occur,there is no specific
requirement for restoration,no procedures established,and no standards or guidelines for restaration.
Because the illegal removal ofmahtre trees is a`non-recoverable'act(as opposed to builduig sometlung
that cau Ue torn down or moved),it would Ue appropriate to establish procedtues,standards a�ld guideluies
for dealing with violations to gain some minimum level of restoration over tinze.
The current ordinance provides for replacement on a tree-for-tree basis in conjunction with a legally
pernlitted removal.It estaUlishes that the replacement trees nnist be of a size and nature thai staFf finds
acceptaUle,and they must be planted at the same setUack from the lake as those removed. Dead trees
require a pre-removal inspectioil but no pei-�11it.
With regard to approved removals,there are sihiations where removal should require replacement,and
others where replacement would Ue inappropiiate(such as where the remainulg vegetation is so dense that
a replacement tree inay ilot tlu ive). Tlie code cut7•ently requires replacement without considering this
possibility. The code also requires such replacements to Ue located the same distance from the shore as
those removed,but intentionally does not specify a lateral location. It was worded tlus way so replacement
trees can be located so as to allow a view to the water from the principal structure.
Vegetation Ordinauce Amendment
� Marcl�17,2005
Page 3
1
Staff Recommendation
Review the attached draft ordinance language; hold the scheduled public hearing; and make a
reconunendation to Council regarding the proposed text amendment.
�
,
CURRENT ORDINANCE: Draft#3 3-15-05
�
Sec. 78-1285. Vegetation alterations.
(a) No live tree within 75 feet of the shoreliile or within the bluff impact zone
with a diameter of six inches or more (or 19 inches in circumference or greater) meastued
three feet aUove the ground may be removed without first obtaining a permit from the
city staff, provided that at least the equivalent munber of replacement trees of a size and
nature found acceptable to the staff are planted at the saule setback from the shoreline as
those removed. Appeals of staff detenninations as to type, size a�id quality of the trees to
be replaced will be to the council. Removal of trees that are dead shall not require a
pennit, but such trees nnist Ue inspected by city staff prior to their removal.
(b) I�ltensive vegetation clearing witlun 75 feet of the shoreline, oil steep
slopes or within the b1ufF impact zoiie within the shoreland overlay district is prolubited.
Limited clearing of slu-ubs and trees less than six inches in diameter and cutting, pTlllllllg
and trin-�ning of trees of any size is allowed to provide a view to the water from the
principal dwelling site and to accommodate the placement of pennitted stairways and
landings, picnic areas, access paths, beacl� and watereraft access areas, and pennitted
lockboxes, provided that the screening of structures, velucles or other facilities as viewed
from the water, asstiming summer, leaf-oii conditions, is not substantially reduced.
(Ord. No. 101 2nd series, § 1(10.56(16)(I)), 2-24-1992; Ord. No. 127 2nd series, § 7, 7-
11-1994)
PROPOSED ADDITIONAL LANGUAGE:
�, Invasive Suecies Removal. Removal of buckthorn and other invasive or
exotic plant species is encoura�ed Uy the City. However such removals wheii occurring
withui 75 feet of the shoreline, ou steep sp lopes or within the bhiff impact zone within the
shoreland overlav district, have a potential to result in conditioi�s that could be considered
as intensive ve�etation clearin�. Therefore the followiii regulations shall applv for such
removals:
l. The property owner shall oUtain a City Uernlit prior to invasive
species removal when such removals are located:
(i) witlun 75 feet of the shoreline of a lake or triUutary or
�ii) on steep slopes; or
(iii) within a bluff imuact zone,
I�i order to obtain a pennit, the property owner shall provide a site plan indicatin the
location, species,number and size of pro��osed vegetation removals.
2. Iii cases where invasive st�ecies removals are expected to result in
intensive ve�etation cleariii�, the p�erty owner shall submit with the pennit application
a ve�etation restoration plan which shall re�uire ap�roval of the Plaiuiing Director
Page 1 of 2
�
�
�,�.•.-
,
� �EC�sy��.
Affidavit o. �ublication �
� . MAR i � 7nn5 State of Minnesota, County of Hennepin.
CITY OF ORONO Eric Serrano, being duly sworn on oath,says that
he is an authorized agent and employee of the
publisher of the newspaper known as THE
PIONEER, Mound, Minnesota, and has full
knowledge of the facts which are stated below:
. ',.�.�PUBLICNOTICE � everagelekeshore�salbackvedence;and� �, . �t0.N0530B8=Mlnnetonkaportable A.) The newspaper has complied with all the
� , �. :�.CITYOFbRONO�� � heMcoververiencealor'tbe�75'.-250'end DredgingbnbehallolBenFaus,65DBig requirements constituting qualifications as a
2950,Kelley'Perkway,P.D.Box�66 � 250'-500'zones In otder lo expand-Ihe.�: Island,RS�zoning dsirkl,re�,a9i9 a.�o„• qualified newspaper, as provided by Minnesota
� �Cryslal Bey,MN 55323 � existing resMence(oolpdnt fout leel foJfie dlllonelvse permll tor a permenenl dodc.�
Phone,(952)�49•4800 Fax (952)24B•:': aaulhwest,or lowerds the�leke: : ' � , 11•,�•'p06-3097 - Oronberp end Statute 331 A.02, 331 A.07, and other applicable
�: . 4818 • . � ' ���'� AssoclAtes on behall ol�Hashem
' " 5:N05•3090-77m l;etlerneho(hock Abukhadra, i745 Fox SIreeI, RA-18 ��aWS,as amended.
PUBUC HEARINO NOTICE .� '�• entl LIH,Inc.on behall of�deH Engler,�760 zoning dlslrbt,requesle e�prallminary plat.
.-��he.Planni�g�Commisslon wlll hold ShadywoodRoad,LA-7BmningNsldcl, In order lo creale six realdenlial lats on•
+ � pubNc hearinga M`�he�Orono�Counqll . requesls e condlllonel use permit In order. ona block Including con9trucllon of a pd• B,�TFl@�]flfltBCl PUI�IIC F1EaCIf19S M81'CIl Zi
Chambers al 2780 Kelley Parkway.,on to conslruot a perrt�nent dack. ' vate roadway.
!. MondaY, MercA 21,2005,beglnning_at '. �.' . �..; ,... - � - .. . ' � .
� 6:00 p:m.:on Ihe matter ol revlewtng.ihe 8:M05-3091-Catherine Sallas,3635 ..12, M05-3098 - Clly of Orono, Which is attached was cut from the columns of
� ' followlnp land us0 appllcellons: � � �North Shore Ddve,lR-1C zoning�s= requeste e zontng amendment lo Indude
� ��i�i� fBt�U89I8 attar•tbe-fact herdcover resloratlon requiremente ��aBr ss�uon said newspaper, and was printed and published
, . •� � var{ances fw the 0-75'end 75'-250'zones, . 78-1285 regardlog�egelallon ellerellons.
1.M05-3082-Ames Constructlon on e lake sel6eck verlance to-permlt a lake' Of1C8 B$Cfl W@2{(fOC O(lB SUCC@SSIV@ We@k�S�.
, � 6ehall.ol LekeWew'Golf Courae, 405 sel6eck.ol epproxlmately SN when 75'Is . � � �
Norih Arm�rlve;RR-1B zoning dlsldc�, normally requlred, �end'an everage � All persons wlshing to be heard are
requesis abdndfllonal tise permlt In ar.d'er lekeshore setbeck verianoe,to order lo encouraged lo atlend Ihls meeling.Thls Is it was first published Saturday
'.lo place appraxlmalely 6,OOO.cublc yards •m8lntain en exlstthg roaf•top deck. . not a.tinel agenda�end is�aubJecl !o
ol flll on site whloh will ullimately relocale : chapge prlor lo fhe'headng.Wdtlen com-
, ,�tha ezlating 13th'green fo-the soulh � 7.N05-3o92-Metlhew FiaHman on � ments are accepted and should be suh- the�Zth�ja of March 2005,
. �approximetely 50 leet. ' ,. .beball ol Cemelat�Conslructlon, Inc., mllled to ihe CNy al Orono by Ma�ch 18,� Y
� � �`•' � � 1225 UlcRenson 3lreet,RR-iB zoning 2005 11 posalble. Plads are avallahle�lor
� � .�...�2,NOS•30B5�=Julle Kresllns on 6ehall- 'dlslrlaL requests lot�erea,lol width;�end revlew In the Clry Otlices and�eil Interesl- �
� of Jul Ann Halr.feahlons end bulltling ,sitle elreat 9elbaok vadences In ord'er ta �edpersons are encouraged to conlac!Ihe and was thereafter printed and published�
owner Aleck 6,Overson,3455 Sharellne conelruct e new resldenca an an exlsting �Clry for lurther Inlormatlan..For en gVB Saturda ,to and includin S
, Ddve,e-t zoning dislrkl,requesls:e lol. eppolntmenl,pleese dall(952)249-4600. ry Y g aturday,
- commeraial afle plen revlew In.order�to � . • ,"" . � � �
operete a beauty'shop/bal;selon oul ol en:. � B. N05•3093 = Jefl Lindgren al Clly ol Orono
ex�sting iowerlevel.vacenl space IoGated�.' 8treeler.end Assoclales on�behall on ey:�Pie��i�g ca�ig9io��� � the 12th day of March 2005; -
. al Ihe rear ol the�bullding. _ - � Micbael end Bedt Frands, 2995' � • � �
� � `�� ' � �Walerlawn.Roed,RR-19 zoning distrlc6 ' � �
3�.NOS-30B8-Phlllp end Cassendce�,�requeals e condlllanal use permll In oNer Mlcheel P,Oaliron,Pfenning.Dlrector
.Ordway,Z145 Slzth Avenue Nortb,LR'- �o canslrucl en eccessory bullding wltb �
tA zoning disldcl,reques4a lop ol WuH plumbing.. . �
setbeck vadence In order to consirucl a • pos(ed at:Orono Clty OHlces � '
� , new resldance eneroecliing Ihe requlred 9.A05•3085-Mlnnelonka Porleble �Crystel Bay Posi 011lce ' ' AIJtIIOCIZ@CI AgBCIt
�30'tap ol blul(salback. _ Oredging on hehall ol oregg Stelnhelel, �Long.Lake Posl ONlce � � �
�, � - 2265 Narlh 3hore Drlve,LR-1A zaning . Nevaire Posl OHICa � � � •
4. .p063089 - Theodore end dlsldet,�����5 a�o�ama�ai�ga��mu Suscribed an worn to me on this
Dehorah Roseboom,2987 Casco Polnt Mr a permsnenl dock. (Pu611shed In The Ploneer Merch 12,
Road,Ffl-ICzoningdlalrfcl,Jreqyest.en , .. . . � .. . .�, t,:.,.^:1. .,,2005) ..�i .. . . .. .
.,�.q..r^.:�::I.� ;�: . ,:.'i-, >,;..,.,. :;. .. : , .., ,-
� " 12 day of March,2005.
BY��.�'-���1��
Notary Public
SUSAN A.FLOHRS
NOTARY PUBLIC-NpNNESOTA
MY COMMISSION IXPIRE9 0131•2010
Rate Information
(1)Lowest classified rate paid by commercial users
for comparable space:$15.50 per inch.
(2)Maximum rale ailowed by law for above matter:$15.50.
(3)Rate actually charged for above matter.$7.96 per inch.
Each additional successive week:$5.79.
� .
�
/U
MENIORANDUM �
To: Chair Ralui aud Plaiuiiiig Comillissioners
Ron Moorse, City Adulinistrator
From: Mike Gaffron,Pl�iuiing Director
Date: March 17, 2005
Subject: #OS-3094 Boliland Development, I�ic. - Sketch Plan- Subdivision for New Lots
- 177 Glendale Drive(Calvin PresUyterian Church)
- 190 Willow Drive North (Keith Williamson)
' ,
� List of Exhibits
A- Sketch Plan A (Access from Willow Drive)
B - Sketch Plan B (Access froni Glendale Drive)
C - Sewer Maps ,
D - Airphotos
E -Memo and Exhibits of 3-3-OS re: Rezoiung for Parcel Group 3 �
F - Long Lake Preliminaiy Conlments
G- City Engineer Preliminary Conunents
� H-Application
I-Rural Oasis DRAFT Slmunary Report - DSU,I�ic. 3-2-OS
Property Ai•eas:
Church property in Orono�available for development2.50 acres gross; 2.42 acres net'dry±
Church Property in Long Lake available for access: 0.16 acres
Williamson property excl. existing house w/200' lot:1.87 acres gross; 1.25 acres net diy±
Total available dry buildable: 3.67 acres +
i
SKETCH PLAN REVIEW
,
Note: Tlie folloii�irig�CO//lI1ZGl1tSIJLi•tain.pi•ii�tai�ily to Plair A iv/:iclr. ii�coiy�nrates botlt tlre Clitt�•cli
p��ope��h�and tl�e �Vll/in►�cson p��opc�•ty. �
�
i , , �
Conformity to Zoning District �nd Community Man�gement Plan (CMP) '
� ,
Both Pla�i A aud Plan B are gener111y ul coiifomutywith the guidulg oftlus area for suigle fauiily dwellings
at a density of 2 to 3 units per acre(see Lot Layotrt and Standards section below).However,the CMP
cturently does not provide guideluies Por how a developer nught oUtaii�the l�igher end oftlus density rauge.
The CMP does not address niinimum lot sizes.
i
,
#OS-3094
M1rch 17,2005
Page 3
2) whether the density for this small a plat should be based oii j ust the area witlun the lots,or should
be based on the lots plus the road.The area of the road right-of-way in Pl�n A is about 0.6 acre;
the difference iil density calculation is 10 homes on 3.67 acres(2.67 units per dry acre)vs 10
. homes on 3.07 acres(3.25 units per acre).The City has generally allowed density credit for PRD
aud RPUD developments when sigiuficant conul�on areas are proposed;here,the only conunon
area is a wetla�id that would be protected regardless. The Conservatioii Desig7i process that has
been discussed in the Rural Oasis study may come into play here as ecological and aesthetic
considerations are taken into account.
Road Layout and Stand�rds
The proposed road layout of Plan A appears to uleet the corridor standards of a 50'roadright-of-way and
100'cul-de-sac diameter. The radius maynot meet the 275'sta��dard for a 3 0 mph road;this may not be
an issue given the road is very short.The access location onto Willow Drive is approxuilately 150'south
of Elm Lane,which just meets Orono's 15 0'standard for street intersectioii offsets.The City Enguieer
would be asked to comment on the road design when the prelinunaryplat is suUmitted. The Long Lake
City Plamier has provided conunents generally supporting road access off Willow Drive rather than
Glendale (See Exhibit F).
The City would nonnally requu e that all lots ui a subdivision be seived with driveways frorn tlie new local
road rather than from the arterial(Willow is defined in the CMP as a"B Muior Arterial"). Proposed Lot
10 would be proposed to access directly frorn Willow Drive. The alternative would be to create a 30'
corridor from the proposed cul-de-sac road, Uut this would have a significant impact on Lots 8 and 9.
P�rk/Trail E�sements oi• Dedic�tion Needed
Tlie Orono Comprehensive Trail System Plan uldicates a fithu e comiection fi om the Highway 12 conidor
trail dov�ni Willow to Hackbeiry Park. It is not lcnown whether tlus trail would be on the east or west side
of Willow. The Park Conuilission would be asked to review this.
The 10 new lots in Plan A would Ue subj ect to the standard 8%park dedication. It is likely that this will
Ue in the foiTn of a fee rather than laud dedicaiion,although tl�is will Ue reviewed Uy the Park Conuiussion.
The residential Park Fee is curreiitly established witli a min-max fee of$3250-$5550 per lot.
Road Improvements 1nd/or Easements Needed
The road to Ue created could Ue puUlic or private Uased on the CMP guideliiies,as it will be of au urban
nat«re but likely ui a`platmed'development. Tliere is no apparent need for additional right-of-way for
Willow Drive.The pro's and con's ofpublic versus private road should be discussed with the applicaut.
#OS-3094
, March 17,2005
P�ge 5
Conctusion '
The proposed development generally follows the intent of the City ui reguid'ulg tlus area for l�igher density.
However,because the zoning standards for this property have yet to Ue established, it is difficult to
completely defule where there are potential pitfalls. Pluuiing Comnussion will sooil Ue asked to make some
reconuiiendations for tlus�u•ea,and the zonuig willl�ave to Ue established so that tlus and other developers
can move forward.
Provide the developer as nnich direction as you can regarding this poten.tial development.
0
�
0
cn • .
�
r---------------------�--------------l
I I �
� ,-., , I I
�' = � I
� � �.
`` � I
� � I
� � � �
� _.;, I
�`� �.
� ` � �
rn- �°< o o� _ � n� I ` I
tn ut � � c s� � � o r'
O O� o � =a � ' # ^ � I I
y
a m o � -'�n m
c `� o �" I I
� m f° 'm � � n
m o� � N ^� � O O � � I I`, � ``�
� � � I I
F S� �N � a �^ _ "� �
a � o T o
.. x T � -. ✓�Q m � 'o '° Z I
• � � ^ � o �. � ;•o � � �g �
T 3 _ I
� m.°^ � 3 � � N � 2 A ( "_
A �o m o u',, o o _ N � Y� �.` I
m m o m o�. � m.� � �a � � � � �` � �
-Ni a m ° 0 1° �' � rl .. � - '�+ � `
o � �� `�' -
� 9 1 � I
� m o c N � � a ° u`°i Q .. 4. uF
�n m o �n m . .- o o "� `��` w �I �
-�i� .��.. m � ? � ��o
�� <' � � � �
a �� " �,� � �
m o N �
�Q ^.o a � n o n -_� ��.
D ' p� o a � o m � I a ` , ,i o I i��'' Qi� f O
D A '� o, _� '° � a a 4 4q1 I ,t�f r I
m° p��o p f v' n �o �4 N k"�1 =
I �� � r
0 o e ro I I
mA O � J,.. a o_ �N N� �
� I a I
� £ �
�o v� O � o wa �l�
o � � N Q � a^ , I '_�; I
n m �� .-� 1° in o� ''�
r A N � g ? I � � Z
O� 0 O N �y ] � ry O I ��a
_N m o � 0 3' o i I I i v
c, ,n c
D� R " ^� mg ��
s° - 4•A _� � • I
x, w r^ a m o S� �� �i I v
R N o" " - -.
_ „ „ �
. __ � - _
-'QO _ a o '° w
m•'" o � �°.� � iv -°,� 'ao'w�zt2ds ta maa � �\ i'��_
- � � N ^ y � � . /
m Q Y ... O N Q V�i ��Zt� ZOS1. �=��=T______'_'_"�___'_
G � \ � N!B'2P00'W 11�.00 i O �
D a � `� p4 _ g o a� � � � / � 1� '� ��'� �\ \
�� o N �t �u�i q n N� ` �__ __�� _,_�____�—� � \\� —� �
I \ , I
y j ^° i� n N ^� I I \ \p1 i�1 � � /"Y� /I �\� ,\�� I A �
� v ^ � � a N � ` �I \ V 1 pt i ±� � gl � � � �F+ O
\ 1 ``� I O
N= .1DO o � �. � v�. � °fP 1 ' T 0�"O' � � w� � -:~—Vr \\ oo �
� ' � �� N �' a� ` � t--� �``� � t 1 ' �\ � � r r
:� �° = o � N ^�� � � � � �, ; � �, �� , � �I � � �� ► O^ O �
� � � °�� N`�w? �� / 51 / c7�� � \ g ''�. � � lJ �
5 0 � v m a o o � .t� ±lV � �
N a^. o �, m �' � �73+_� � �� \ cn ' __ � � �
� $ �N j 9 0� m \ o �. �'/ i \ \ \ I \ �eu'2troo'e tet.ao _ ' j - �
` o� o � � �- . �� �j� � � \ � � �' ' . ; ;; � I � � oo Z
s.`. ... J n m \ m � / n II `J �i \ � r
ro S m 2 a. 2 n � I W � o �� I I V \ /� � I 1/1 O �
C o a � o a B u�i �` \ /� ' � °�" 0 1 �--�cT
a � H ; -� �' `' ° ��tT\ � 3 �` c�^1 ° t i \ \ 'i �/ � I � I ' r � _
^ Q � =� ;. \ I �LJI �� ' `'d# � � � i`_ � �
n�n� a? a � ,p '�� \ I � , • � ' � I 30 �\ o � � � � 'I I m Z D � ��
� o� ` � �� �i ^�� � � \ � � t 1 y * � Z � � � �
a�< m�u, � , ,'—'�`�; .� a i � �' O I / � m m m � �
I r O� °n '� °''a° � -�l / �/// �j�- i�') �' � \�\� I \ i_�` �� i Ig � Z � � m �
°x" �' � �,` \, /� `� n t � �� � \ I S� .—{ �
� N N ���W,�,.n m.:. � �, c^-�, � ��, �� � � � ^ D rn �
�, �.u � u� 7�33Y BlLLEMRE SfA I � 1T��—�`� I� \ � I " .� � �
0 5 0 0 �% ;. 30 L =._ � �g5 \ 1 1 +- I O ` � �
o� '
�P< p �:�:s � �-- ---7—� ,.5� a o , �� . \ � � m m = ;
_�,_ _
o �,� o�� � i ,,; � -�`� m__
o �, - ---� -----„ -- �� � z O v� � 'T1 -ro
T�� o � �� ; � . . � � L�-B-
�� N,` � �,.�� � D
� 8 °° � � . � �
� � a p g m ' H� ��/ Dn Ax 1 \\ � ��� I � � 7 � �
�N. � � i♦ .� \ X „� � \ 1 BW- 91+- m L � � Z
'.� °-, o '�i I I i � � �� � \� o `� I �
R � n � � rn �
$ I
� � I
3� � � 0 3 1 �� ��\ \i �\ 1 � � 1 ( Z W Q � �
° ' ° a" � I D \ � � / � � � � �I I � y� 'q I I ITI '� � � _
,.o Qo� \o w �
�� ° ��� I I � 1 7
� �I �'� �\ \\� � � � � Rl �
T \ � >,� yCOI 3017
"° " 3 "` � � � � O oo po D �i
,� l o� � /� \� I o �t L ��'�� I D w O y
�=o �� I � �I 1 T � � � £� � E�-� N � � rn
^ 4I` .
R c� UJ �� I --- ------"t�T..i----_�_� \ 9Qw � 91�. � Y'� I �E � � �
3, r' — � r��--'—'� �� � � G�
I �
3� Z :i; � ' � � � ��� � i
� � \ � I Ii �
° % � �_ � � X - � i � i � � � i � i � m �
I D g � ;� � �.� � : � � � �� \ � � 1 Z Z
,
GRAND m � �-�-i---:��=��----�,---�------ ------- � � ' �F �� i � ——� _ � �' I m � 0
� I �'��l � v � I I � D
u AVENUE o g ly Z � 1 r � z
,. \ ---�—
_'; \ I I � I � � � I m �
_ �, � �, , :�. _ � � , , . , , . . , , , , � � � �� , �, o rn
J�� \ \, � �
< � _ �- _ _�. ;._ � � � �� �
rn ^ �,�;; ,:�- - -f— — -�-- � � � � , i� i I��, -D+ –i
� � � �, � �- - � � ; ,., i � ��� m =
- / i '�' � � ' � I i � �'� ' i ��� cn
; L � i ; � , , � i � � , it i=�� �
i � � ' � �
� � 1 J m ��
I � ��,;.:� � � � ` � / i t �� I �'� � � � l up� o _
\\ S j�: I � ! / � / � I 3/� // I I �I ' �
\
� ��� � �\ �/ � �' � �/ I ��
' �, �
q �.,; , �
� ''��—. — � � -� � ———
�_ ---- ---y�--- � �
O 4'm��b w--� u+ �'d_ � / ^ � / � �� � a eon��isrm'
x / � �� - / \ / � �
' �-------L--�� —
------------- ----1 Cn
�� � m __
� O � � / � O
m — , � Z
s ° � �
o m �
Z o � =� ,�
u ��
m _a�� �
'n�� I
� n�$
H I
l...^'�-.. " � u a
� -, ------ S 892Us���-------�
o � -� ; ' .
o � r : :._
..: .. , ,..
R vi i Ns oES�o �����T,�S�.�°�^„��;� . . � �S GRONBERG &ASSOCIATES INC.
WAS PREPAREC 6Y ME OR UNDER MY DIflECT.lIFEIMSION,
DATE 8Y REMARKS A1QTW�TIMIAIXILYLICENSmPROFE9310W11lHdNElR f
"W" �8�'°"""°e�'T"E'"w"°FT"°$T"*E°F �"`50' CML ENGINEERS,LAND SURVEYORS,LAND PLANNERS
H K � � ��59 445 N.WILLOW DRIVE LONG LAKE,MN 55356
p/RE + Z dS �pNN.LICENSEM/MBER �III � s PHONE:952-473-4141 FAX:952� -4435
�
v
Cn
0
�
co • .
r———————————————————
I —�----------
I I ---i
`�. I �
( `` � `.
`� �
•`` I �
I I �
� _�� � i
� ' ' ���
� -
s
N m �� � � ry O Q � I ` I I
� �3 9 _ _ '° � `�° 3 0 � I �
; � . c .. I I
� j VI n p �
n a m
� ^ W O C O � �� N ' ��` I
� � N S � O � A I I\
i - � � �
o� �Na�. ° To� � ' -�'
F� � � oo � � B � o � o� i
N � ,�
�"o -. T m '�, r,� � '' mg I
m^ n�� � o� ^ � £ m I �x I .
m� om g�. � � n^ v� i�' �`�i �_ � � '
�;6 e R � � � � g p N °'$ � -_ '` (
�`�
m o a N n'� a $ u`°i o " , uF � � ' �
r.�o �nu � ^ o � _� ' �''-
tn � � _ 3 .v m �• ��` ° r) �
~ O � � .. O� I
N p m � � �P � �N
n =o� °u � � � '^' I ``� �`• I �
D� 04 5 y�o z� � � � ��i ����. m
�_ V ^ $ N a � u�i I 0 � I
D 1° � a =� n ?a' u v , nr
lu I
s iu
c)� T �VI-1 (
m -. Oo 0 0� n m c E N r�f
mA o� � a � � � I I !gi
�� �Q n Q � f ?
ti� I
' �^. �a �^ � �° 'i. •
a;; �� �n � No�; � '_�,' I • �
o m 3 � o � ° z I ( �_r I
-'"� A °o o � �' m � � ` � I
c, H o ? I I
• � � .^�� ^nz I
m_. = ° gN3
x p yj m a^ y�j ° ]n ; I
�� ^ C _ � nN I I ; I
- � � zo � , aW - � i
�� °- � m .. ^� � 'oo�w axi.as(t� ma � � r,
� ' '° � �o n > oN 9 \ � !�i
m a � p ,_ �-.__ 175+. -=�.�-s
� �� ' O .A \_ ��T N�'_""'__'_'_"'�
n a n � �N ° m o \ �� � � �_� �ee7rar w zu.m
mo o N � � � �;� 1 \ i � --; �°.--, - ;'�i `�`� i �
a - ;
tn 2 ,�„�� •• p n N \I (JI \�D \ 1 4 'F�\ I I I j \� �� \\ I
� �� , N� I � � O o \ =
m v o ^ n o, C o p� �O � J` O� p�`\ i 41 ��C+�'�� � ,11\\ � I
�o�n �i n' � N� ` ` y � `���v� /� I $ \\`�`� '\\ I O �
� / �
�,�� = � N ,N; � I " � % 4 57��' � o � '°��I 1 '�"� �\ � � r-- D
� "v�' �� � \y � Z
� N v �
� � � OmN cn � —v �``�' ' \ + � � � � '%• I —i
� � 4 n N^°o �a -�8 \\�_`'a o � � i� 1 I \ I -_ � � � �
o \ . ..
—� �� ; � � I � �
s� s; � = � T
. S^ L1 �A � �I
\ tI` I �1 �.7�
n � h � ,'m �� m � � �
�J �z " oZ° � — � l � I I r
0
�� o T H o s o �`�T �+ I °� � v��i-- ��'—-- / ( O rn
\ � �- r
� � � � .. ^ n ° ;';' � I �, (� ,; .�.� � I 1 � I I p � C
a z � N ��' I � ""I
o _ �E \� ?l .+� ' /
s�� � ? - � � �� ��; � , r � , �� , �; = rn
° ° �o � � � � �� `� ! � � � i ' i � Z � � � r
� o �
_�� m��o •� I / � = o° m O
$os � .... .. � ti` ' \�����\ � �* Z
�, � s ,,a��i� �\ o � f m m � �
0 4 a '^ �n� _l) � �'� "oos�. I � �° \� -ly \ . � I I I � VJ O r Y tJ/
� � ° '•' �/1� r'J � I`�\�� � � �_:' i� � I i � � � � � � T.
a �0 3 N m� N eam:w w,n.ri mw. �\ �( T�
o m
Q�o Q K� � uaaueata.ur� � ) '�\ ±_a \ \ �
oa� a,��„� � � \ ''� �� � � \ �I � � � .i =' m rn =
_�,_ � __ .
_._.
� ,„ � I
". Q A �� � � / ..r, - --�- -----n6�_------\1-�a
�<g °" ' . _� ig `, _ � _���t \� � i Z � m � Z �
�a ap o� `,, D �5 —� /�
� �N o �.0 / ll ;♦ � � py'4 I 19J'F.� \�``� I I -� (J! ('� .� � �
A� , � - � �'% $ ° ��: � � � I � r,-, r" � = z
.,
o No3 � � >I ���� � � � � � nDm � -,-,
��� ��� ' � , � � � ~�� \ �\��, �� � � � � z � m � C� °
N< no� �' �G•
3' '� ° �o
N9N �_� � � � �� �/ / � � � � �. � � m `� rnm �
o am
, 1� � � � -�� 1 �1 i� � , �J, TD �
m�n 3� � I / � \ \ � + II Ir O � �l N
��� � � � / �\ � �\ � � �o � W � � /�
o , o � � C
3�ro �- \ -- �\�\-_--__� ��\ ,\\ \ � I� IC m Z �
� m `
; � � v. i�
� Z "ti; � � � � � \ \ �I ��° D �Rt �1"�
� / ��= � — m � � � \ \ �< Z � �
� D 8 � ;;l � � '—` � � � � � m �
' --7 ----.A ' �,�.,� vs = ,;y, � , ► m Z
GRAND � � J � r-F____�7•7__�'�______ _______ C �' � �F 1� \ \ � l�� i � ■ �■
; , I � r � � �
� AVENUE g ( �;.� `�'' Z
' \ � I D
�p �� _�� ,�\ I z � \ \ ' � ,°'� I Z
$ / ,J J�` \ � 1 � � � t 1 1 1 � 1 O
_ m / /� � , _�� � � � � � �I � � i o �
�. � -f_____ — ; � �
,,:; ;�' –�-- �
� ;,, , � ; .- - , � � ; , � i i��� rn
i � � � �--'- i
' `; L � � ; � Ji � � � i i;�, v�
, ,
� ��'� �� � �' — ' / �� � � �N�'
' u�
�� / � � � 'I
o �� � —� 1� � � ' � � / l, I
�y m 1 `� / I
I
B "0 ��, - I ' / / I
4�l � C 1 �� �i / � I `\�
� N / � �!� / � � � �� I
♦n 1 � � �
VJ CT 2 � � \ � I
� O � ---'-----�-_�_'-----
'� -'-�-- ---'�
m r � � 1
Z ° i °�'
�, i �°
m o
m � _�
-i
u ��
,,.y� Y$$g
t" � �� 'M1',w. � . N�
N ..9 � ",.,,i ' ��L� I
� � f , 1 u i
o c� :L ,' �+. ------s aezo�zs��€-----J
. ;
, ,
. :._•
._ .. . , . _. _.
�' . , ; , .
, �,
�: w� , : . ..y _...., �;
R VI I NS DESIGNED �MEREBYCERTpYTMATTWBPlAN,BPEdiIGTIONORqEPORT p,��� .
pATE aY REMARKS W�P����MlOIiUNDEqL1YDIRFCf8WER415qN, �5 GRONBERG �ASSOCIATES, INC.
AND 7M�T I AMA DULY UCENSEO PROFE8310WLL ENGINEFJi y
AWM ,�,�„�a�,�a�,������'E� �'`°°' CML ENGINEERS,LAND SURVEYORS,LAND PLANNERS
WNNE80TA
H K ��� 445 N.WIl.LOW DRIVE LONG LAKE,MN 55356
°ATE' ` •°�' """"."°a�""�E" �JS �.s PHONE:952�l73�141 FAX:95 73-4435
�
a
.
+ �• � • • �
� �
� •
` � � � ,
•� � �•• (� �
� # ••
" � 1 1 • # ,; * * � � .
� , •
� � �, ' 11 ' � � � • ��
+ !
�) / � •
� � ___ � � � �
. � �
a .= , �
� �Ia`�nN•�rJV�WH+11 � •
.a� � "'� � , ' •
� �� � . .
� � � rr� .• .
j '�� � � • ' �� ..
� � - . .
i , ' �
. ;, �, �
►.
'� � ,.
/ �•
: i'� f f', �'' I I �c� 1 �.' I
.
.. � -� �
:
� ,
,�� r .
� � _ . • .
. . • i�y � �� • • •` �• .
� � . 1
` r" �",,,,�;y •
- .,� r ---� ..
:
. �o . . -
. . .
f . .
• # ; � ..
• _ .
1 ��
� � • ' W
. . . � „ • :
' UJ . ,
, . • .
.,; ;� � f�
� , :-� : .• �
: � � _ J � � . .
� � �� ; �
� � � • � •
�� ■ ��` • •
. .
. �, . .. Q
�� • m
, .
"y r
i � �
� �
� � f�f�)'V � �` a � � �
� � � ��� - � . . ..
� 1�.'�� � -�...� ,� •
1I �� r^� � ��'� �'�: � •'�� �, • • • • .•
• ? -- .,�!i ��`.-w e�r-.��:����e _� � � •
, � �� .:i�� r ���,�,�:,�,} - -� .�, , �,�, .
. � ,�t �
� ` ��� � . . ,
- : :�, � - :.
.
i , r
i
. � �. � • ��' •�' •
• �
i ►, ► • `•+`V/ ' .
� , i i i � `' ti!1�\ " /
t:► ,� • �� �� �_ • I . •
1 `� ; ,.
, ' r • ' '
' i� �`, i w '� , :
�;� ,''��,� �,� �
.� � ���� �w` ,� •
i� • ��\• �
�, , . �' �,���+ 1 . �.
. i ��� �
„ � 1 • � �� �' ���`��f,
� � •
, # � � .
_ � .
.
�; �� .
.
., ..
.. .., � � � . ,, .
, �-. � ., �� �_
� �. �; � �
, � ; .
�i �' , � i ,1,4 .
. � .i� �� ��• ' ,
� � p �_;
� ������ � �
. � /��� �''���' � �
' �- ����� : � .
�� . � �,� . , .
.�►.+�, s �
- - ; � � '*�'� '�� • ,
• �: � ���;��� �• -
1 ^
. , �,�
. `,► . _ }�v�..
, . :�� * ���.
. , � , ��.
� • �► ,
; � :� : .
■ � � � ' �
# •.
� • :N' •w`�, . - � � E E �
i� .•: :� 1 � �
��, � .� ..
� � � E *
� � # , # �.
F .
� , � .
, �"'-� # � �
' � , • � ,� � �
� y� � • � � '� .
�i. � !Jd�► �� ��. i � � ' .� ��� •, :
� � f � '�� ' f.i\'I► � �1� �
' ' �►.� G��i�����°�'1���►����)ikr��w'���: �A/�' ' �� �' '
— �ar i�'if.'i''.'S'S`!'�'`'!7 aJ•�`•��!ssY�i�����t��—��i�
j •�jii�l�i �
a'�.
. � ;
.
•
� ' ' � !h 'A� ' S y"� . '����� ��
': ..; .. � . _ �Ia�. : .. tp� � Y^ ,{ J�" - .:_
7.. .�..� :. �2 5f� ,�,,t'.,�%. :i' ' r ..ffy� �.d' �: �'.•. "�� ���+��. '
.;.� �� .r - , ,
,� , . . ' > t , s.°r
� 1..: � M r� .r
�E,� ,. ,
f�1,',^i� ' 4 � "'3�?� x. .� � .;�:. "� .,.�.:-- r''� � }�ti. .� :�� ,l�r��ta,y,.:bi-�9� �,�xit-� L���44. .:,'�-• ."o,-. - y,,A_��,
'a„ i `� �y � .a. .e.�- � t., � r�t_ •�"�t;. .,;i. ��'�'°x�; „R�;! �''yi . � ',��_ .
�Y � u�yy �i�{,�� _�;. �-i E � f s� �;,� '. '71��4 x:.,� Rc ��'�.,�'x. '�': __3 ,..l�
.� �.: .;� �� ��
� .
v ` � .. •'� y, ' .
:
,�� � r ryr ? .:: t .� � . y . . +s y x r r} ��y �, 1 _ � . - ti� .
.�r ,.�`' .� ...�' -� ,+5r�y ��.,� S�� �*e,.r _ - .i�� y ;�� �p .�. 'P-Y: .� �1f.:
, � ... � �' ' l,fs ,._ s .,,..4 �,;,, �• ,r •., Y_ ��d.?� _ +x;''
,- �
-
:' p'+ r s r ''�; f0, .,:_ ` *F tz:� g` �.� � 'i..-+t � +.��A''�'',�`y �� - + ' �%��"�„
.''. ...4. k _
� /�-r� . �: �`i 3'' � � �� �� . ..'+�'�",". �1�. �'�'' � .� . 1.F,
� ��� Y -• � J �:� ' ;�� t. � ' . . . O ` ' '_•' "
7�w ���' � �f S . � ��� �`�' '< i'+$M� . ,�,^p�� ,,...�''io`�' +.a�y,�"<_ "i / " i � . ..
' p..4� �>L ���• . '.�7� ` �,3.Y°' �;�" �r �, 1..",, '�y.. �rT +' � i.�0 , � _:
��k �$k�`'y.'.�,.i' . . �]CJ .v e�` �r �:�' �,�._��,i�� .. .� .�, , e +� :` . ....� r�� ' y s' �-+9�,. 4
_n .p,,. �]'�``. /l } ,'.. ' i�
.�f�; T;� y , ...... 7. �� _.z:�'. .c�.r.�/..��i:.�� . .- - # . ,t,2.# s r. . �e �� °.. +l' � _ e.a " •
c �
1 � � �
y.�{aY..�...u'':�„' � �- ry..,. y�3 :}- �'�F-'' � �d' ..M�. . .. ;-�3 �� . Y .. �
,�JR' f.•J � +1�, .� '•� y �'� .�,�,=��y,�, � . - � tix ;.. r � � 'f',�Ni" q. �_.�� y•�
. . 'L'. �i :.� 't 7' .n � ��� �pY T t J3 A � �. �-*,�r
• � t�' �. �s �+,. .�'` , - - ..3�yy ."f a; � 2 ._ . - dr�
.,. � . q�y ,�5�
. .�" / .;. .:. �� . y f ��'�Y�i� yA.4�':']I�.�'J" 1)C . ' 1�'�4 .V` y � �;� . ' �,,
` . ...� ,� �'; e7� - -�r t� '����t ' ao� _ , r ���� � � :�S! � ��,+� �
. �
3: S '4k"x�r ,�Y-;y . � , - _ . :
3; ��:r�,,y - sY t � � � i t t S. B� .� ��«��_ � a,,��'�,v�� t �M1 � ..�;�, .r.. ��:: ���p ..
� _ ` _•��;�r� 1� �,� a ,,� �„V��n,�a,y�, •,, .�'.� ,y�,�+x,r 5�'. j " , ` y �'
}�.. "'. . ��ai�� by r ♦�x����c'a'2�a+��..��i�,. t . .c � rTC `...`,e OH � �M1 �y. .}:s +i7' .,"�f�
r
Y '�`���
�Y-,�'SL�'� r' 3 ; � '�'' .4y`�,�r ,..�'"`��,r''�e�`�,'�`--�s�l�"� ?J�` ?� °� . • r a �", �� _ ab .,, '�,��.'���
r�y;.: rt..:�t w', �6f '�. Tn�r� �'.VlA s�.�'qa, �{ xr�p;T�`41` , .Y . . .'R�.r - . . . Y ,.K t.
� :,� r���Y�,�'....� r s . '��,�; f�� �" � -w.� a i: - '
. ..- � ��. a �K . -' { �. r�
_ � � ��� 1�` 1 � ' '�� . '�
�._'_:,. +Y ,,,_ ..t ��ti�t,.: �r jr� ^'��'. � �� 1'. .?�; .;�* � _ �"` �',�,
-'S�ro' La.'� .'G.�.7��� ..�i.x�,r �M�,�'..�I.'� }`n�. �,��� �4'�.� :.L.�dNi ci��t k� . �`, �'t�� Y Y . .ip .�,� w.!'as. .o
p��%� �,� �� t� i-�#' }rt' '�"�y��,�, #�rr,t+ '! '� t.h t w h�'r:y/��r . . . �,. �"y7- '' . . . �¢.t. 'd"' 7 �'�'a
_ yt�:-' ��'fr� } r�.��,.7....�} �`tSIGn,�Y fe�.�f2�.e.�....:5� �ks�i'+i� 6� 1i,"�,,,,:�k�""•`�.. �t. � ._ . . ." T, . �`�,. 1 �. ��(
.. •
� ��.J'..� � .. �v Y..♦ :arw� � "S7i` ' fV. N� sI 'b y: 1 , � j� - 1� µ M �Yf �� �Y� 7'�
.;. �.� . _ �,�. �a'�' �.,'.n'dx�'J�nia¢i^.a.-.�y..: dr+7.". � � � p: -�'e" �.'Y R "�`^L. '; '�7 . "�a f, h, .
���� m xw!?:: . +s :��v.. . :: .:^�`,�a.?ti:i. ✓�„yiF.�yp,`1 u . '�tl' Y.5� r . . ...�;s.�`� v A- . _ .S�' L�� �� �...' �e� :.., ..
Y. . - . �.!��ldir�fr - "'�1tL'`.�'3'. ��.�;yliF "�"„� �7.�k,`d+�'° �a�.`. r� �s'��t . . � y � r• 5�'�t'�'F^ �_ "k�.: �5r
.. � . �'7 ,�y�.�'.w _ y�7` ����'ti'.s� � ,s 'Yr��:� �'t�x,�. t y�. �y'..t. `eI "t�:°Sy.s� . � e 7F'�� �.r�:� . �� ..,J�,.�:�.c��• �x�. ;?�`,�'° �..,+4
i�„.�3,dp�r +y�-:73�^'ti1Y�t-�.T 3?✓�!"�S�F-�. 'adt7 µ.,...�'i.r.;�- � " A�Ya::� +� . . � . . ,y,�q"''�:.F^�Kx� '
.i . 4r,� .�tr: � "� � ` �
+ ' � i ' . ,
� " � ° ' "3 ., . `ad�i-. F;f_ .a' ���: � .Yr n* �. - .. � r . 3 .r 'i?.p �3+;yn' it
, ' .,', �. .'• r
a, YT�� E.,.".'+�j w1" -- `N �y,�:� �R,, . . ;... r u ... �
,
, • .k
,� ,. .- ri ' ..
.�u a. �i, " ,t u �'�i� ; ���— ;�f'f�r -�,-,d-s'v�... �r� �r t h!��°g �v, s �a�x � � ?�r;h,. '"� .�y "�
]�4 . .. .i
., ,
. �p' ��.� �.Pc� ������..9:,;;,. ;� 1�. ,..�'.+}�. ..-,. "y. �:bt7�'a .T�,ya-fi ,� , �. .�0 ♦ .,"k: L� ��:� ..,'�� �.
�.� . ,. �� .. , - ' ' • _ :L
.. . ..;a�,. .��iN „ti''�,.r.�0'! .�� �-.�� �.. .:�� .- _ '��^�4 ��-� Y,1:r. • 't� ��: '3d, • - ,?S i` ,.�i� ' e4:r
.. _ ' ."�...'. . . . .: �j�.• , ` '� � .
. _
.. � ' ..� ��"'� ',� f �A
.
•
�I - "1. �:F��7T�, ��t _,�'* s; � �l.:,.y��� '� ,� �:.��� .�,�5� �� -�- - � . - . �,r'� ...°y;: "`t`
�r� •vt��,]"• ;s, ;r: •�;• j#�,�- #, w:�,.. .,,x�k kr�� .H tr..�,.f�.Y,-' '' �'��. t— ��� � .�� +�4.,y ..
,
,.. .i, -. ��-. � ':
. �. , �-.;•> : � :.. :;:� �=�'"'�;l ...^_ .. ''�"'T . � ��� ;�L'� 3 '�'C�,,pr a
-'� ��� ,�..�:,,�. � -:�":.„ . �. ��.a. .,,�+t�. ,�. ,;�-,:. s `�.:�,'�'�'y ,;:s�-�- t:.,��., ':y'. -�n ,•< ,t r�.
. .-- . �. � ��• y�• ., �-'71 �:e.��-�- w,�:...��._�` T � �`^�. k�.�,: ��rf` .,.tiVts r. �''*"�►' �R'X� �:'t X -y'
..
.. � "
... �..... �.. . . .
z.
•' rJ .�-. i. .I� iY'. '�y • ... .. ,.r� h7' .A�, . "� /� ��.�i '�Y � � ��t y.n.:.
'v, _ 4r... ^� .s�'�� *�"- - ..�. y,, v'4'Y,�k� �n�=..� a 1��-�ri �.1'� ti' Y' - s; ..x .:j,� f^�d N �
y '
y.;`� yy �,9..p s'��;� �...- �;. g :�'#��s� i,3�`` �a�i.-, R.. �y'�5�,'s�at� .c,;g.:, - -?` iwK _ ,� _-�3� _ sMi'+tV 's.
' . � v y��} ..!*'.:T' ��� tt'��. ��� M1S,: C,y�"RS�: ;1 k�' y r� .0 :y�
:� -.... ' . �. .
� . rN� ,7. � ; : �< .s� o'�'..�' ��f- ;-3,. �:9'S r��!��r: � ^' yv51 ,�. -�1 -f� �;i
�
:.a•,� ..- . i'{ .� . . ..._.: .-� *,.. . rf, :a'?i�-�,�, .`i Y t{��-'f*y'"�i�G'"�. �y1-.��` . "p' ,e*`�k y':� r ns.,;, t �,7r i� �-'��* -
� . . �'c�.; � " �?` .
M �
-'' •:' �5.`o ' �.,y `m . x�rtl , .. _ . .i :, tr Fr. �� d�.c.. t,n".. j� `. "Za� �, .
..
.
:.. � }� .� :.�..;e�, :;,,` + -. i'`' �v. � . ' C .��z .a,.�. 'f '�*t�,� t,�; � �� .�2?-�- � 1 �5 r
� "�' �
� `
' '�. . ...: , .s�.... ..,T �.� :l�
.�_..s { -.;._.. �' ..i. .. ,.. ..�d^�-
,
, ..�- . . .'�'. . . « . �,.,. ��kt
�
.
. . .s .l�•^.'. �. ., . .:�.�..0 ;... �� �� '�Y�� r��� .L-..��� yL' a h ,F,.
✓ I�
�
�.•. . tii' .W �,� 4 �s;_a` .e�' '�}IL�r,�.,�`! i' .� L ;.2.i,'1 �' ��'+' 1.� .lxr '.' . c r � ..
: ta �:s�.3S+#.,- .?x '�' ...�( k'"17` �s'�r'.. r.r� _ �+,� + i .S-.se.4 r �Yiat v.* �1.,� �� � :.�r
� .. Y�� . .. -r:J.y �� ti ��`�� . .
� '"� �rL" y,'4ry�ye.�?r . '' � � '<�. d � • d ., a' `L�x t .
.. . . . ... .ttixs''^ar �j.�i "� tn� "f�y.n.' ���r'�'�',r 'R�� ��.1�.: ���ii +i F : .. �? T..Y�.� T ""•,.�'
f�
� r f t �'���� 4 �� ��!� : �i� .: { 'y� 1 .a�]i 7t � .': .0
... � r� . � '-
, , . . ..'. Y�..3��FA�'",�'�� �� � ��". ' s, � � ' ,� .� ..M+ ��is r o �x �� o,
. . . 'Kr . � � . �/ � ,��
� m lo� ''�s.�� �� ;�}-r�� a� ., i��y,}�3�,,,P Na�r. � .:�. a5.. }' �.?���'S� F .a f ��;
� � � � . --"I�� m�:. "r• .�`k �
°��' "'-p �*'a. �, � .�� 'tt���..`ia,��b�a� •� �' � i},'. C'�. �..,� I II�� � . �'-• .. � �fv r''
: •� .� �� -!'r ,.„+, ,1r 'a �'P"±� -�`�3 ,a t��VH.�xy��i .,�s .*�r � ., �a.r�'3r�
��i - �.' .✓.,�� .rt� f!''{�,��� � ,� :' �� '`°.
',�,� • : ...0 'R1 7.. .R ��`y��w 7�rf? a,�,. . �o ��i r .�9F..��"r.�+,-- a,, � �,
' .•ru a '3�A' ._ ...'r. .;�. -;:, .
�
A'y .., . . `:�"i`.,*'y � '" T ;L'.o..�. , ,. . a�.�,' {•1� ps.�- $'��
e
p� "'� �',Y 3-' � �:y J� ♦� �! '� ��"' -:e��. �YL,,; .� � �, r�" w�,�,�x«�w�� T...;
' .:�_. . �.' � i'-�'h''�,"'� t�• _ u , �...y -'LL.�yf'�"���^ ,,_, ,�.;
� r r , 'd
;' � . � 't a� ''�'� �:, '� ,16� �w;, ',a ' ;��_+'}'S�..F,..s.;(.�"����.«�,�
! �w S ...���3 ,,.� �I��4,I.J.,} I� �" ,� .� �4.e � � r .. .7''.?:. � '._ .s s"• s +A.�.!r .,.K"'yN
" '0.� � �'"�;•t- � .. ' M' �:�i� j'Y� < � a -� "� . xwr-t�:
,* � �w, �.. .�'.. .�_ .fe'r`��`x - . . �F� 3y t.., � 'K 67'c.sc� -� �s�:�k���
,1� .fi, y �� „i" ��j "y �,�,- ;y, �°"` .
' '"y�'^' "`� +i�e �,s. �„ -'!� r. �,�:""!. �_�"'1
a
. �
- .t� ,F
'" +;:r :�+
. • ' a' . . ?_:.
i. � x
;k I X
+ -� � .'; ,y.. �w�`,+� ,-+'S`' Y .��'2ff"��'"' t""SFy�L �
' � a •=.� y y �'�" . � �7'�"� � � *'��,.i�' '�F"�' > u� s
, .r ,�1_ "e5 s � '�Y.0 �x, ..,�r6?� r��,,� .�� s,^��
°' • ,�Y°�'" 'ty � '���-,t, t'�' , , x�''� � � �f'4`�rj �".�. y °Y
�, i,- � �. . �- �. � �, r r �
. .�. .� �?t
:
.�
. _�.
. �
�'' �+ ,, ;;� } - . .
� - !� �::`.3E � . ... . -� � F �` � .• + y- '�„ ;y _,y� �". .:� ..���r`� .,��� �sN"�+�++�
t ���t.y.; �-" . �� ... .. � � �.; i e:4y '��R'� .
F{'y '^ �yN' � . � .h �fi. t _ � pi }u� r � 7 v �, � 7M�-�'�'t� tr fi,
rt''= � t+"-i?`� - � ."�� :i '�� '�'� +f2:� . �
^Rb
.��rfi��r`-�� ' .. � ��i:s. �.,a. � .;;. . '��j ..� �Y�t��r i,�.,-.N �vf
a x�" " ..� ,. . ,. • i .` �` . � ' � ��a+n+ . �•`z�'��,Ns� . �:
:.y z �;� a P�+) � -*v�' �' :�`�
.'�' .a . �--'� �`1 4 K.
� . ' • ,�ti�` yrw r��CS ,µ:� �''''G' 4`t't F::
. • ...k�,,: x ., �4 /�. .v t, �s-
1
' � � . . . . ,. � F , � .. , M!Y' y� "T
��
_ f
J�
ll�'
r� . w � �:°���}5>" ''?� M .°" Bx ? � �'t � y,-�.
, . P'G�.. r,a" -',�, � ^„''1 SX"rT ' �\i t :'�:iY.�n�. �,a�'s414�:
i� r Ps
, .. �� r .��j"S'A .: "� h.• - u .!t�s -Y. '�. r�� iy2" . - ..1'
� � �
.. � � � �, w�a�f�a �e� .V ,�,JS w+,., II ''. ����'�«s�-�- . C w�'
. ' �t^ s c �` '�a�•� 'y " =t � � 'w�-�
::;�t �
^� . ` �� '� � � : �
�- .. • .,'`.� � c �,L� �±r at x� � :.�1 �sc'�^�r �. ° w y,,. - .
;
.� .. . ' Y{,�'��Y � it '�� �4, �� k Yi+Y �m. - kv '� �'°� � ,_x�'�
� ' F �ti � � � ss , � r ,:� �! ^t .�"C�`�
� i Y T- � .
. � ,ya:' � ,� r � - ' ,�j� . 5?�f
. - 4 r eyt. .. H� t.., ' �_�• c �'E� �.�L,�K{�" t . n��� ? d� � ` k �
. . �..- : i .'. ' . � � .m? r
'� 3 f�+y : � + 3+p L f �.y� r�'�a,�� . ` �� � t r j+b�' ��`K Y, ..,
. . �; r.y ���� .S. �'R"� ,k�� : �_. i`
. ^4 ��y�, .c3� r.�5'� �� xF'�i�� k ,� � 4` y�Y,.r+'�.'.v :_ �`'.
. ' . {+���.�ii M �-. .. � t .��'' .' r .+' "7 �`
.e ' . �. .` � :..; ...� :��• v ns }„ �� '' ti��'., ,A,.TS°-
. . . '� 7 � .v.r��'` ' + ' �? ' .. �
, - r�y�a•`.�„r 3 ��.�sLi9r��. : r��;� '- '` �:.., a'C` � i �E'
''. s � 1� ,. •+ .,� � : r
� s. r 4i�,a��rf��i' udw ��.,t .w.} n . s �,.
� , „' r �4 h5 �,��* � � J ? ¢• _. � .. , r a ���f, �
., � . � xaJ.`yi �. .. 4, . T' � f�_ �.���L�',. � F}� �
.. ' { '. 5's� � . '.�`�l �� . >+f � ��"� �.l 1
. \:� 1 Ar as ��C�F ) s .. �,,. �y. C
'�'� � �� �� �
. ��. . � � �:_ ,ti � }�'} � �1 � •d y �� y s�
.. . . � � ��; i �. . a°°�"i�SR.. ,. .Fw'.�'�,�,{� J a .ar�. ��r ���'.�e..
. ' s } .��. ,�.r .k _.. ; sfi ;},�,}X � � Y ..^'«�``�T{s�.n r,r * tt ''� - � .:..0 u _
< f�i .
� '�,�, � �. r p Ly' �.. �� S§'S._ t, 4 �. . r
�: ��'.� ,�` � L
. . ' ,*,��.r,"' ,�.�!`F`�' .4-'" � :. ��- . , ��" '4i� � 1 ;.
�.� � , � ,�E �'.�� � �� a; '`� S�s
, ` � �. fi �,.,�#��' r-e.� � � ,� . � w!�`�. �f {" ,, t�'��'`�� ".
_ ' . � ,. . �4.:- L fi �� Y,"'° � .cp�}� �.liPi� �ti1 •r �� c r �A� �M1- ,
;
,. '
. , , , . .. . � �� �:,
.. �_ . . . . R �,yy�yy. .x {y� u I
:
� �� � � Y��,�y'{, �' ` g. � . R�j.'Id � 4�� �
. . - ,;, �� H �'
�'.:. ,..� ' ... ' . �S. -.
� �j� ��1
..� � � t " :C ..�:� • fr :R
...: . . ...' �
_'<l�. �fi4�'A7
� ,.. . _ , � .,
.. J".c
.
..�..�'''a
..'. � . ..-. �.. . .. . i' ., ..'' " �
:�•
r.
.' . ...� '. - /
. ., .:._4. � .
�. ✓:,. - -•�..�_ � ' � �; ;'`�f�� 9r �x� O.
, � ..,_ � . ..-. ' .. � :Y , �. . . 1 �� .�.
i-
� ' ,� y i !
, . ,,, . o ' r+��r �� - -
��.. M.
. .�. ..�� . � . � _
, - � M.�. �f '�. ' ��� .�_.
,F � �• �i� ^�� Y. 1
���. .F �::.1 ': ..`.' Ji� .���i'y �$� _ _
.. ..� �,., .. . '.;.� ' , .��_..
� .y.� � °�'_�Y ,�s . i
- , .. ,�' .� . .. .. .� , , . - , - ,';s
. `-�:�
� . fT�
�.� . ' . .. • . . . ..
. �'t . . ,. ' .�. '.. . .^: - ',x '.� : .,,-..4'.C.,. . ' ' . . ''�." .. '.:� '3�a.
. . ,3;.. . . � . . ... . r:�.
.. � .i�„
�
� � w �
yY -1.61�. �I� .�. �.: Ysj .�. � ��� .�I . ' A�±
q £ ,.. ".,�_ , .. i � � S :�`� �t, .� � '' �"
. � �rt'." �. ' ,:� :^.0 y UI I .' � . ;�.r
. �y. � �'y '' .� . �J ,rv .. •
N � c�y/r� .�� 41 ��.. e " � . . �!.�:,`�
� '� y .'�A• 4u
{�r�k .� ,y9�1��y$ .�'_° ... . �. � ra�,�f_" .
�` :�a..?'� -s +P4'� t ..y ': . �+p�,, ��n
:-�+ :4': ir S .�..,� ��- - .., 1 • . .. . . �„�s. _ ; .
ks
,+: �+r Y 'A u .;�. � � K Y ._
t Y!��7..�. �=y � �"� k%v f . '�„ ' "p .� .
¢�' sa� v�y �'��.y µ � , .. ':a �- ' ..'.,E.; . , _. ..
t+:. nY', :ekw�. . ':� . ?r' . ,� -_..�" _
�A''`i . � firy � ,,Y' � ' . . . �+�1 � _
�' ��..�r �. at �,�. .
a ' - � ;
3,_ J r
^i•^ '�'� '>r, �r r
���r'!iTJ+X"r� � y ` `!f ��,� � +� .l,i Q�f 4 _fP
:il'3"' ,.��.i�' .. . .' .� . �... � f.
. „�, � 3�; .�: .+f./�,,.,� .�s '.. �'l *'. 'y //,
S � ' '�, .I r, i � #�� �� �J�/ ,
: Y .t -�� r_ x :i� t�(s`'� . :,��: � y M � ,�1, , A.
. ... ��� k _ _ �� '�,r.. �.i
� L�:§ lR������ ' .d i.. -�li; . �.�v, .��
}�;�,�, *s o--F . ...rK . •� .r _ x 4 . m
� '��£'1` up,�'���...� .,� !-. r , � f ���� : �<C . . � Sa:a
��, f _ a ' v� � '�+`"`� �� �� ��
y v �i
�;x , ,',: u �� ���"'�v, �:�� 1
��a� ,- v r _ � �±�+�,,�% a :,i�� - ���, 'll � I ' �,§ke'� 1 ',�,,'kY
�o �,°'Gri.�t" r�'�,dFM_ III ir'
' _ W U , .{ �'""a"1�fb,..r.. J"t'.'. 4s '_���
��,� .�,u £
. . �.w�� .� ,�..� : J .
�
� . , :.: , .`$:':'�1� ��y ,n.G° }� '�:+;'� � �'w`' � �,F�.�" ;y�`.
{ _ �'Q � .� 'tN �6"� Nl�s�ty�r�'�;� ��'"�. .� y C w �`
-w,���� � � ,�., ' �1 ����,"� }� �`t`�'" �� ' f'"- � ��`•�
�r,;:.a ., r+t. ��, y `�y �� �� � s "t'°+�'` `� s /�t'
P - � . �� �.r- ,�`�.':. . � ;$ r �,;/ '�_ �v
_ry"r t mr- �' +`' ;4 ti•� � 3 r /�
c�� ��,4�'fc.�s ' m . ,�� t4"'`a 2�,,s.t;,
r _'`-'. �U f' O� �' - �.`,n wti ; ' �Q��f
A4 Q.. ' '�G W ���ry x gA��� Q�?a�' . . �� �� . . ..
,G: �. 'N �m„N,' . �i� U� i P `TV C'. . . �� � .
� ��! .� ,� .�� � :.iF - Nf�' � K ' •�� � .
. . ��,y,,.�� . .x i� wA' ��`� r��'�� ��5�.lFt 4 + �'� _ �.
�r° �s- o � j� . .. : :
d„ef�:i- ' �.:r J w'4...� '"t�� }�',= ' '�'`�� � „.�+. .i1 a;�t.,"�..
� ����� �� +,y� � 7 � � 7 . f . ,,�,�r r
�� � � �`�`� . _
_ � t "Y4 4. �'-�.�' -.N> ..4, �,p �R,! �
niD W �� � � "��rNk,�F. �{, YS, .p
/ n� . m� �. � �'�''� ...1 �6�',�� :M.- � .. K. .�< 'h!.
Y r' + �
( � 1 .i. y m ..i� .. � 4 . . dn� �t ) '� �� F
. r 4� ��Jt � �� � . y �s�} �r +.:�:,: �'l�t�Lc ,s �.r }:1:.�����rx�r�. •.IV„
� ;5y, t - sr•�S � i i �f w r � ? �d r
` �. • 1 �...-� ' , ..r�.'�i.�� .'Y � _ . . , _ ...,..,,.,... - � .. �Y - .
k ; 1 ,�{
��'�„��4��M ,fb'�+1� '; i ��,��- � ' ♦ t
3
��'����,�� ��y�� �.4 # 4 � fi� p��y�� ' ' .
, , s � � ` 1 : ��. �� �� q� � � � � �s n ,
� ��� �
� i � .� � � . ". � - r [°,�� �, �at� � � ; a .� �- 1� ;:�. ro: ..
�' � tr b: 2� � . _ v € � r:� � 7 s �"��', z� �. M$n- ,aa ^`.a� } 37� '` ��
€ -k Y 3�"' '1 a '� 5 ��
��r� ,�w� � ���� �� �r�,�,,�. ''�t� °. t t��' e-��^+ '� ��r�.��'�.s�t Q x s��, � �� '`�`�� � .�,� �,
rs X• �t � z �a��§w+i �'k4 i r $ � � a+¢_ 4�-.i. �s;.
"'H n d r � h'.t � s,�� a' �,^ "� ��: 'h ��`"��-t-1'� e _ -yau s - tta � ���,p�' � py.�,y;
� � �. 4 '; t .� ' �` s''� � h3"-�i -^$-� .. �,v8 :
'� � � i r� � �i r,��� . �a.��� A '�i'.�� ���,w"� `4k � �, �'� _
��i� � � ;� �iA _ , ;}�T�.f rtS� �s��' .: � �h�.v.��fi���'�a.�.� -,, ��- S� _.
x �' i>�� � -� �"'o�' r�a� ��u��,� �� � ��: ����,�'i������n� � � � �� , '�
�v �'€'. r f#��,y�� t �,'�' 1$.�i z.^��.rv-^` 9. `t _ � y€} "' �' , .. *'�a!
� �� d'.�� � � '3�. n�+n r.*'- s . > ; -0 � s�. ,r.
� }� � T �� �`;n'��S raar "},{' gEW#�) 7��a"'�reg�y. � •`=j„����;�,? +'�'�� ¢'✓'�`E�"1s � ^S.�A' .
� ` '� �4 �' 11 d,�` � F l ._ .r`+'. .'N � &." ��b'd' "T S.+`!',�
,�.a�� 'C � ,� � _� . F �: ' � � :. . �d�' �` �:� �
r, �,'� "".�:^� �� �,�� o�' i�r�'���`'�x»�� `'sT� 4 y'�4 q�� t( � �.� a u��r''a��k��r���>e���Ff�,m��em !i�� N✓ r �lr� � �.
�
�� 'c t;� �$ rf',� .�Asn'��aa���n,.-��k �;.�,h+��s€�.J����"K�`,��sc;r`'k 'r�,...�'�evc'"€x� �.���,t�6.tc�l*!��"'���`X�' � : '� ��# �
A. � f J �
�� �
� S 3 l :. AY� s,r ��.: a M.i� f `d'� f� .n f � '
� � � r s � , 5 E . i �: �,� � z7'. r Y� r � ,�r a �n .^'q.t � �. .. .. 4 ,
i r ;i ���" �rh'� i };.7s"�� rj ,41�°'� � {. iG� �.�u::�2��G������g�✓azF.Y''� y,F�F�:..n � f � �a �rd�" a},r� v,
� :'-t r 1:`i �d�ie ,y,�?1.�'�7'.�e^-�l'f k}° S T,� ✓ � n y �.� a3 w ( � .
,� t;x �^�� � t �f r� � 1 r.?, �� -, t r%s�`�`"�� r�i='rn� `"�w��'S dy�'�1;�, x �k. �fi 3✓� 's z 4 g��,� M�ut �+ ,� ? ,�,�..
44�2 i� = ���..� xxy«" .;. :'-�ti '„i d���:�PrjAC'�'3� t�fr�„� ..� t �f ��I� � %2fi .,I ijd F i F��-��'i�R � �
- ar�� b_ r s i � � ��:%>i �s .�� � ^I-�#'�`� x sw' N �^� �i � y��r ✓��rflr G '� y.���'�� �( �c� r. : °
� r�:' �`'3�' ,r. ..*r �,�.1tir"`�� y?a;3.Y,zy '� "T�'r; � i �`"fiis. ^�!�'� Y� h �����5�� :v t�,y 3'
$ �� ks:�� I � � ;� y r �? �l� 7 . & n �*g-.., 6+�w�LiF 's�'-�''R,v�i,.'��`��.5"'"�� p���-� 'q,� ^�'�.�.y.,,.:.£�ri��,.s ��N
��„�y d f��.; a�t rg�,.' .^ � i r�3 �f ��* a f'���r dt � ""tr�� '�.�,,�.°�. t a�;�.4'f�� }1 r rn:�.�� Y� �.:;_"�n�'" 1-.a`«�7 r:,�� �, .���rq5 � " },{
��°`�%' ,�`' : �!� ��NP �,'r'�,.� .�c 3rr.,:�P+�y" F�u�:"�����j;��'u {' �ir t� �'���i `+�F� � T,E"'�,�v".� �^ d y+g ,� .�. � .
/ :_�. � s��;. t a ,� ]�� �r J' _e. :,a t ' 'y�` '"`s�,:rr,y',f,.� �Cfi� v ��f ti ^��-�?�..x-�, u'�'s�,.� f�;5��'d ;��,'�uy xl��'���y �f+ � ,➢ , 7
c�Y k �x;. - �� ! : 5i+7 ,�., c- . w '�,:'�iS.��rv�`�k�2�''� �n2r�z�i���' �,y„*>-�4 ,I#f �j �� sk�.;i ��`� '. i 7�1
,� ��, .,t y�i� #e� � a .. �'�5 .�'' �"� ,2.. ��,��'��x�'":,n„�`��.'�i+Y�'z�,�L^K�`.�Y��m�d,�+�`�',+t���:;;��� ��:� �r.: �i�Jy�' o� ;i �:.�r
� 1��:�d a �. r '+a ,�..17.� �r '� � y,�€ x i� '3�"'�' r�'�^'� "� �" � � a� �' * r
� k � ?p : � 1i � �tt� � �m i��i, � `�'�,��An��+l� � � '`�A�s 7`,��,�*`7� . '#"��"�.'�e zf a�' ��f�n,��t�.; a`��s
t+�,�' � f' {�4 �ti � � _ t�7��,{ '�Yv `"" �� } i��' r� ,v�� _S �,����k?:s ��"'s4�'� . # �`�3r ' �-�� �f �9,' �
AL K s �� ;y�. �! 's� s n.� �-�,h- r.�..i5, � .k..{. ,y y S } i �.�
� •T � .,.� ct . �b -: � F e�.yz�..�,yr�ar''��" �. �j��r��q'�.���y,.'�,�,.�,��` L� ��� .��.y ��, n r � f �3
� 't t y 1 r�' �rn* � k x I� �} �w a u"L . f�. ���� i
°3 i' ..,r r � � �y.�wi F F .,s� .� a ;4 � � y 4� t ��. r s^� »�
�F s , .� � ;rg*�. .� �k�� "T�t*��� �+'�,,R� �t���1'� �#re�n d .i - ,�'�°Q�,'�'.�k 4�
�� �..i � �r 't' � r � a � .,z F: .., , � ��+ �"�r�,�'��°'�',� *e$+;� �
f {f <ry �'.+ J �v ,r 'l ':
t {,t ��-' .�'��i.:�"w ' � � � ����-,�wm F � _ .
�� ��d �'f f a'f1; y'`,� ,._ � �� : 4, �� .
y7 k T� M
� a �t�', ����'3�, a .-�,, r . � , � � i�� �� F f' � _ .r�
y I �E; �. > I arTqn���h�� ` � t � "ta
'� � �{"a�w'�s ' �i ,2
'- F €- R- �i � _
�''�R'� � '��r���}�k�� �4c� 6������� . �:.� +_ R ���� ,��� �- `�J�a€ A,�a�_ t ��
{'�r .. ��'.� �«N�a . � t��.& �4��i��E`�3Y `.�i y � �:� d,y¢ � . i '7 .
e �c'. y 7s�'� ����, � � .: 4 �I �� k�r'rF'�� ¢f d ,�� . �, i� F j .
..yj ��. ���i �'�' � j�mt���''`a �� ¢,�., �s fi � � � ��`{I t: t � ,�n � r,
�� d7'rA h��s k-�,, �� �� E4� '' ��� ;kc.,,,�'di �° s z �+ � : � 7� .�' t"M' ��'�"'"p �s-nr'. �3 � :'.
�i����a Ii�s� ae � ��t��� � � z.i��. � . � t-•. ��`„ � '� � � .,. F�� �� ._s
k��� °1��F�� � ' �k`�.0 ,t�J.,F�k, s�. �'A✓" ; `�f �T�41�"� �'"� �F" ". .'f
� r ,�*,4 `� �� ��"� � � �;; ,�,� f �r r � 4�1y+ ,,,�„�,, , "„1
� ���X,� �Z� e ��q � �-`� s� �� _� t � porr� 1 6 •�,y � $S , .
,. .� ��k :+ �� . t � � „v '%+"-�*�`Y" .+w�k�,
-£.F�' ��� y��� $t ca �� � :��,�s? ,�.� �+ �... '`�" � a-� �'a.`'s�""�' f� _ r" . . ,.
h lS .�' �_�� iF' ,�'""'� 3���� i ^� . � • �' 7. i�+n �m' : � -.N.�'f _ �w il �
��zi����•�'� r � i# �s.2�-d h'� � �'^ a '«*w,� r-�,c"°i . x-v °
Lr9�`�� a a.'�y<-` �'i�°:,� �-� �s¢s ''�,���.ix(� s�.� r . �.,t�"a� � ��vewFa t'h"" .r _-' :, .4 � .:, � � ;;
�"?� r � r�e � �� �f� �.� 5., ,,p� � �r ' �r� y,.-'�t�' �� � "'� � �
���� c� �3��#"�_���a�< w � �a �-��„r � �{� f' hrt`" r°� y t ¢� �� •� ��r
c :��r ti .r� '�„ .'�'� � -�� n�''.�� f. �, - r� a �,� .�4'
� ,� � ��' §� '��.,. �' �` .�`,� . A � �s �� � �,�-.�.,'�4.,� � ( ""� .
`�i a � �3� � �'�• ,;�,s�4"i "�n a�,,,r+t F�' v xk .
� � . �`7� r ��J�3 s `��� �,� g�.�, 7,,s "�k....r _'wW .ka ,:'7'�. 3.�, , N� � g if . 't�
cz-•y ��t� y ,� a�,, �.. �i,,,, "` 4 �i^a-�. x �; s�l
� 4 "-1� 'c� �.sT � �7 ��� � i�..� �" ,r _ .- �' a r�`� �,.y_� x # �w.�
e� ,� t�� :� ��{ � � "� ~.�+� ' �� . �e- .��,?' s
�r� y_,. a i�� :� �� „�° � i'� �a - a � � "� ., ,
� � s . ��� �` ,a , r� �
�
�,�� ,� � ,� �`� ;�,� ; ����¢.;.
� � � {
� �! ���'�` 6�� �� F�` � �� r y,t , ,� �a � � , �{., }
"i .fr'�'31 L a'�`� ��F �,+ �'S`'3'f 4 �. ��.�"� � 5 ,� ���- 4� �`- 1 f r: .< y.
�� � `'.� ���k �� r4�� �� ��... : � -�'� ��� '�;i k� { at �� , � h � s &.t:: .� ��.. t
F7 -E��'4`�}� i�� -t r� ° � ,� a x 36 � �� ns� , '�' ;� � ,
�""' i b .,,,,,y✓g p �:�i t a � : �a.��„ , , a�.� ��:�. �'� � �� f = , - �:g'v . �<
r � '� d t # ,a�a, � �. ,� � t- : �p a
' .a a a� �. �'7 a � xi dv �,a,. y� y u _ r .
x' . �
j T / '� 4 . � �� 'K J .. - f �P S T t .
���; ii� ��f ��� � .��� . '��3
��3 1 �: J (���� ��� �� Y� ' X'�( � ` . �
���y�� ��� �,� � p ��b � �'� � ��� a � ��� a � E
,�� x�ij ���y �, E �;�.��� , tii� � � x . s 7 r�'_ :
'/
,y �/�_ 5
tSi . � F;�3 R'i�%<^P[.:°`e� ��'y ��� . "A � :�
{ �` "� �'�'� � H- � � `.
�_ Y ,n��TA� ��Y $ / ,_' � k`t
�` �. - -6 €',j VIl..� y j i �1
lt'�� #`l�g�`��'F�K���i�..,� ����`� x-� `. � � �� '� � .
�" 5�=-�'�a �li�� -�a� �s°� . ,�" . '�
'��'���1:'r.4 ,y�Y� �� �n-��3 �4.7� a , � .7�� '¢�-�`�+� . �� .
�.a' .:�„ay *�i�s:t ��'� -}554R 5 1 ; ..
� ��'����i��q q`�'y ��uffi,}�k f #�f� � .�'� ��� f +n . .. ::'�',.,
.� 3tit�je �"}'.�r $� 9� ; �' �� . ° ,"�J � I
i �. �i�,t al� �t n. [ r� , �, S �i ���.f '4 ,�i
...���`�4� �� I�s��.� �-�vir i�+ "� � �,'V6'� �k-� yy� fl .
a'� �rN�i t.'9 '� LS � .'p � k . t �1�'',� , ., : 3 } �� .
`���2 ( ���i�. 4',� � �P'� b A'93 � Y : � �f ,', y 1 �k t � � r
� ! � �'
�S�� {fl�s i � s � 9Yk y� '"� '�^��'� � 4�� -ar � �..��ua �1� x+�}� If � r�4���.
� i 4' ¢`¢ ' �.+ i� ✓E ��. n d�y ir t S� �
J , A 1 i � ���' t,:� „3- . . 3��'3- �r �.£:w �. ,e, �
f s � z��s_ fv��' � �/� F�a �r+'� ai ���` �� i� i �� ����� �, _,x
�"+�S i� �r� f!: Ir si.�{. .� g'��' f� � ,.�E r -",t r ', � s.�c,
,�, '��- i s.r �;2�r Y'*.( s p._, �,�� ,.;� �
'� �k�s���.�ga"yre�F�sl ��s� ��� ' +� r r3�,
+ " 'u'� c s.S _� � n �fif �Y�� # E �: d
s��i F:� x� � t_.� ��i� • - � w�' y .. �,, �.ri Y
Y i I�'� �' � ♦= . Y� � �' ��` . �"' i i .�..
i�'ri��r .,� #��� L r��^ y� z? �':v�� rd � �' Y�':
�
� � '.�' ��s, .� � & i� �i� ��. . 4�
� � � 'a -+T'" � �' �'�' `c-.r x i ..�� � :`1 ., � , �, ,�.fi
d" ,sa �s ' � .�, °.�`�
�� .
i x_ � :� a <
�u' '*�$"��' "� �, �� �'���� � � '�'�,�hs� 4 ,. 'g,: il; .� ,r*tt,; r
1,�' ` 8 � � � �'� � � 1 � . '� � � � � . �` �,s
��.K �(.� 6�'�� � �i � ��+ I�r�s�'yyy. ��,� i �.zyi �� � ' �y r t
Y^ 'S''r� Z �9 �"^�j'�ts x y + � {� f,;.,�y F � 'f'�
f" .rw �F i. �'� f /g � r� )� }- ° X
& $t y3. A 4�j �' � ;�y '�
Y� ' i .� � � +�,.�,�"*M say:Ni! � . I
1' ��k ,s � ,,7 y=j ��i , �, ,' ,�,� �,� ti' � rt,° ��.""�,:� .p'
�� t� ��T�' k ,�. � � � ''� x` ''`.+ � ' � � -' � ,
y '� °� 4 F-J _7 f.!�- �� ,r � ��
r� �'k#" -� _ �. E, � ,� �4�1'+,���4 y -�.5 5�' . � ' a ' a
i - � *r ` £ S� �. rc ,�t�.. .�rt Yw '�.
'��i`� � �f a 7 !I � . ,� � i�pa»aa� 3 .+a s�'� : �`i'"3 x ..�`f q Y q �p$,� ,� .� . �.
i.: 1 - '� , a g� , +r �x '������' � r �� � �h �Y'�'#r t� �s� � .
;n �r ��y ;� i'�,.� . x�- ?� �. �, �
;s� � � I �`�✓t � -r� � � �1 ' .� ,6�e5 ��e Yh r - �c' ,x��kt g` s�' � U ��}�� �
:,� � � �- � � �L �, � r w, ?e 3i r � a r i � iti� �`"�u�'` . a� ��"���.a��`�3 rx� .�*--
� i z � Y �x �,�j0 i'�`s �'L 3���'� ��' �. 4 �t t�r't r € ' .
- y "4 � �uT I yr'� �' �._ �, _' � �»`���� kr t�ke�- ro � � ,��#� ^*-`�+�§ F �
n�..
� � . a.�# 3d a � �� 3t�.. °�i �`�. z,r��. � �f'�x s£ '",� Y . � .ri"� sJ� u,'w�M w w^+ :
,€ 1 � . �: a - �' �� "�,�, , ,� :rl' w z� . n �" ,g ^_
_ �aa ;��' ;� r � � g�is����`���� � � �� ������€��t��� ` � 3✓ �4�
"` a.��• a� �t � ��
r � t i -�i �� ,��. a
� �:� 1 I � ��a� � � � �� � �,� �; h��'�� h
� r 4�, ' �3 fs�,+3�'�t S ,�t?' �i:�,M�. � .. �-��u'�3rvr`d ^x�,.��� a ' � � �
��' � 't` 3 ti�'6�{'.r�`4x�at?�.,�fi . C .W" aS� .. .� z �
.N� � a �- ��i �� . �� } { �X .!$+,+','�tJd�7'.�.,�. �k,,:,*�i'"�� ? $ '��is � C-f " ; �r a .. `�-
F f
r � a ,�„,� .a,�� ����3� �s�d �,r u� r t��",;�r Y'r s
�cz �f t 3 ; �� � r �'_ �i` ;��°' r- ,,,:`- �Tdrk,��r�,^ a���� � i�'� ar-��'r'`;,y," ��xa� � 1,
_s �rw,t .. :�� ��� '`� st p.,-�, ,�Y�S �
' `�"� %`�+,� �� �s���"''ia,� "�' .°''`�`� ;L�,,��s�t,�v� °�xl�'� e„� xta �� p ,�
� �'#` fi rr n';�?"�.7 .m'� '' ti ��t,Y+^�,raa'wh�.r . �
" . io� ��'�� s �. ��������J,+� 'fras �/�..q r�'��f � �a`tr�'d'�� t`F�� sf�s �.n ��"'�r„f�r . ���.�'�c��� . .
� u .€ � ,r,ae ,����§'�#"^7�' � _*��C�s��ar'�if�?e§' �'�-'�'Alx �r � � �
� . '�. � .� ._ 3^ � G5 M'S fi 'a� ^t
�a.r�� .o- �_ i -�, 2t 1 a �.3 s i : ��- -c s .� - �,.�.,��x t..'a ��. W:• ka t�
r4 yr'�. ' �, l 9 �. � } �; +..- "�' r ua .a ss �+a y„°, ✓ Y
� :�..�. �5p._� E �" ,� �,, � s' ;";� �'�'�a �'�:� � w���:n,?w.,.����t�f�w'�a�-s�,irf �'�'� `�a.� fh� �r� ?'s + �?a . ..
� � { _ � .-;� i��.i�e v.r-6 � �� ��z� a��.c.� ��7e+� . iC'3q, �G' R � n�,�.� ' ,
..;�� m� '�T.- �� �� t>� � � �'`v�� t��r�-3`?�="�Y�g5���3�%,�y���a��$i.���� -��i�:k� r rtr�r ?^�4vr�,a� 3 .
� �t f•'� n x ?g-�.� �i,�y�ro a��5 f r '� � �° � c �, a �
� �'`A �� ' e ti6 , 1 :. .l" �., �`c�'��,��t"���t�mi-r�raw '� �7�` ���a�� ����"r ; r �`� �i ,'fi*` � !�� -
r c` �� ��f 1 � e `�'�� �ka ra',�k A�•��'UG fi�f a rr� H P � 4 � � '� ti t ��
�.� ; �. �?� f � � �� ,..�a . �,�` c h�"�F����� �� z �r �'t-�""'1��^,-.vaf3'.�#ti�''Sd-�f.����'� �t% -n �'��.��� _ � � � A�
r�'� .�,�+ �.,' � a ;v � � �` '' ,y�` �r p �s[3'Y ry ��k,t�w, n�y,{� y,�, a a .. Y Q fr� �. .�. i,�..
� p� �: �;� � a �` G.�,.�"1 ��:� �T � �x �"'°�'�s-�'*�,5 �i�P F� �:4�.Z�+�� �r� ; �
�"�"', � 4���7� .E 4 r ��FZ m � � r�'.-''�"r e� � h� .0 ,� ��4�. s� . � 'r,
��4�"'+'� : �'r� �ti.�� � [ �. i � srl r..r��a�* &�� � k,rz��' f"' ,��,t��r�,!��'�1° +� 1� �r�.�J in^,�Yfi$4°'�,.�' 'Yi2 y , :
s 4 � � �P i�. � n �:L '�n s "r.�t ,�'d �a'� 4 �,�u�13';t� ( E ' �
i,��� a� T� ��, � ��' �: ry�.�5"�"�h�F' ��s��i� ���k�.��r,�r��� „��. �`�y �»�'r�;��d� �� �.- .m fr``:�-,
% �.�� Y':� � a �1 :± � k3, � � ,.�'t;¢s"f v�1,��1'�'}�'�Rfs� a„,� ^`,�. 1�N, .. �. �a a'�' '����'��,�" 1 > '�.���
� � ' t �' 'fi. Sx,, � ,r+- �.� i. N.�lf�� t�v� � >
��. ✓ �,,.; � �, , � '7�f p ' # "_ r L� .� �;����i`��r T�`�,#�,�'�'�v't"'��y'�,��",�,ah��.� � '.,�,g,�'r���''�'a4�r & ���a, �° `�:: u
�,z t �s,r x � � $,� �. i �'^s �2j � �-_�'d.'��` { �s t '�g�� ri3',��-ua �.p'�y�.H�r � �� .;
3 �"y 3�"� �i,t l ., d ��;., - .E l �t��'"''���.R�'�-.-��'dk i " �'��as,�`.�` � rt'�T e�,'� '�' � �v k `"M r { }/�
� v� ! � � �d .� �t ��a a : 4 �' z`� �t ��'�'��E�^+�� v� y�� ��
r �t��w � �� � , ` �„�' a �'� s w. f� �"� '��� ��� z �r ti o-�J �: �
�; � ' � � �� g r ,,� ,��r�,3� F_ :a b � sW� _c��I� �s �x'9M�{ �yiti- I �- ,� d
` ,Y ar . ss.'wY�� ��3� �.i:_ , �k'r ; � s��, a
. -�� � ���`z�_ ��' � ?.�r ,..s.c f ._ �"+}�'� �sr��� �� ` � t� .�-, 1`a,a
q'.,� �� '. � 4 r t � s� '; . ' � �'rz+�..k�� •r.x.�.> '.
z
� � F F
�� �,� ��"� " � �a�xm. ... � y. � � .
�� �� �j ���� � � � �f 1� *
K � � ' �� � �s.er ,kt:L . k ,. / F, �H d c+n-� 3fk',t ad,., i
�- � Y ,s�v�: h��t�. '�-�Mrwup { h.� �� �t �. ' Y n = �I'�"
�a �'���`� ��� ��s � r ��''���'r ` ty �� [' z� �- .�°` �
�� t , ���� .f,'� �+�,������,up�"�r ��,z" � t:�.lk y�.-. . �r�'i��, ::^S V� �s�. ,w
��� �_ �� I �y ^�i�tf��� k� ����2 t'� R }��' A � �� fS��S' .�fi �����S :i �� �j�� � .
. ` y+2 F �,q�` �K h�.
s�'� s ff � �"�' ��, � s2e r. � < �S ''��"#�� 7 i��, �t�ri �- ��, �.
�t�'-.-Y' � ���• � Tis�c�,�.��.#��^ � � , x �+-'�s-.Y x J,� .� �
�}, x��� l y. '`, I��
� x 'Y `' ',����2 "�'���S :.� ,�' �. a . ��t � -;�� �Sa ` � ..F�
�-e a h ��s �,��r a `� r T�� �'r^,,°,, x[� °�sr, � -
�`�•�,�e���� ��� �^�y��;•�r�.'���.�a�--'�,��� yi',t ���'���'� � • f ���;,; `��° f.- �� 'ts: �� ��"� ��.
t � � � �� � � � 2 �,y.j�{r �.,a : � 6�
r x �4 d� ,/ � � � �-° w� � � .#�'w � .a�e- x �°-��� � � � � n..�,; � - :
1" 'F� ( �' �� � � . d� :•kR°y �`t"w °p� H'5+w �� .�.
t x=t4: �, x � � '�� : +m a ' .u�, ��- irac�[ : � � � .
��,'� � ��� f� 5f������i �n � �_ �� � � �Tr � i •�� .;+^�� ^t� ���=-� ..� z� ���,� � t
} J�
� 3� �°' �Y3 ��;�.g �t�'Yf,.�'=�y�-� dy.i'� �"'�� �,� � o- k t�5,�Y ��sa'2H' � � �� .� W'4� .s�,�+ ' P: f �`
9
� i '; �(� �}���4�� �� �'��` s,��a� * 't��-:�,t j s�,,, �v� � 4 .�� �: �., s � � s�F
a � s�E� ..r f� �y.� �p �k ���€� . � y. ,m�F�a.' .� `"*'�* �,:' � e �. < � �
# C n �i 'a9 �,���� � , �,�' x �3 �� � ,. � ' S
� � }
F �'C� ��.' ���(���' �.5 �F' �,�� �.j,� >. �� S: �� �,.c� f'�� ��€#,�-� �A�Sxx.'!C �6t ���r3 v1"y � � p�.1
t � 1 �i �Y � i s7� ,.}�i R � _ - �a ;� �q � ..
Sp�� '� F 1.t»Y.�Y( �'�,5 '. �" ��x �� � _ �.
$ f
L� z ���"�`F��.�." � ,., � ��e : � ,. � �� "� � . Y� .
� t ? R : . � .� �:
Y'. € " . . ) � 3"T
§ ,. tri,� .� g�c {4. �c�, � t s� '�# r i• �� ����� ; �. t v � �
� ? F z d
.��A =G #y`,� i�r �a� flM1: �F _t �- ��a �"cr^' � 5,�' �% �.,� � d ° ' `. r t��V��- � �- �t-
¢ � i � 7 � } :i a f k.. J�° -� � G �,� '� r ,.
t i' r SJ
&�� �' Jk �a � r �a �� y� ,� _��. �a ,. ,.r � � a �°�' r ,�� sv
� q, �� � � R '
,C '� �' � �> "�� f; � .:� 4 . y a � �
S' �a �
Y �rk� � � a� -c �� � �` r I � - F �� � � �• ��..
'� c�t . { d 3'fru j.', �. §� ���. - i F, i.�.
p�-�
€ j �� �#j�'Ir�,� �� �5..w- ' � ��4' "� a I �
�jy,5,.��,.� � d��� f �'� 9 "3` tt 4���t F �g'�� ? ,�1 . F i � ... ,
� ' J 'i � � ��` /.1 � �P. . `
k $ l F P � % � 4 Y
�I ��s}r � J�� y � � �. h c �� � ,yp f . s. ;
.s � '�"4`�` �''" s�s� ,,� �r ��k�,„ �,� � c��,,. `�r�i � r� i �
3 s
✓ rr �' `' 5 � � �'�� � �+� � � r [ � _ �
y� � . t F �. ;y� t y. i `aos' +, � ;�
� R'�rA�1 . �'��(��' Y� y q$�p`J4g Y � :FQ� � � �- �
�� x �{� E�5� 1 t �°,t� � E f p�qy�� [
� g x �� .r i� �( � s� c �� � .1 c"�s=�( �' �
rii� -� :h �R�F�,�' �al ����g�t�� �.q �s' t �� � s tl�, � �, i r� �n4�"
�y '�'�,Y 'a i.� +Fn �i�:j �+���, {r.t'x�'F�'�V- , s �3 M ; n x �� � +•s r3; s' � , ��f����.,
h t; � d rr`�� y){ tdt� .�G Pv t�, r M�'� t�. Y � � ��' �� -
�P g'-iy3 `J�+ XY����'� j:X �"h����a51� '��� , �"���' ��� �S �}��� t f �� � ��� �.§ �, �.
� � �s �
F � � h.
� �� � -1 �"�kb' i� T>. �' � � S ,, � `� � � I � '
` ,�:'`y y �� ��f �` a �'�� r a q'r �.i�^ r � y � �1. .. 3 !� p .. � '�.'"
.7 � {Yii��.�j� f �i f t' � Gy 4 ' t , � OY i :� .. . � y_ f�T¢5
y� � � �� � '�� g�FJ v t� r : < a � a� �,`� � y > � �� � �1 �;z "'�,, R y�9 s- � t� � ?�.
� 3 1
,r=� � 7 Rt ��: e�1�� .. � .� �� �i� � � �a s.� 'c,��� � 3� �4 r j .� � �q �2 �_�
- �y _ ¢ as 3zEY l-,� x ��. Sa� �.Tn rakk
�� y ���a'��'�� 1}� . a . � .� �
q�r�r_� ir ✓ �y�e i �T � _ �i i � f � � y ��te a � ,',''
An� �� q,�„� ?��€t�� `� � �� �v� - J °y 1 ��d - a t . i i :,� : ,� �,a ��yg�- - � t
�p�F�c���n..mi��Y ��F . r x���n� � �r�� �� 'e -t x�t -,•�r¢ r� Iz s x -x _ , � �� - a "1a�,� ; �. �,�riQ4�
� p � �� � �
§z .s � s'�� `` �3�rv, � f�`eS,e'�r � .� t - Cv b. l�� ,� t f✓'a� ykd� i t ;'k� - -.
�k 1a S t_iY��3 .L � Y Y� � �i,Y� Y , X � 5 f 5 i� ..
{-_� : h g � � . Y�'.Sx i r � c ' � f.r _ t �}5-..� i p
�{'� � � : [q�� iF � �� �t3 s� :�f �'� .. � lr 9 ti E � `�"' '"" .
� #
� � i ��� ��i� �.n �,r �� � � �.� � '� � �e�zs,��, � �e ����s�� .,� ,� � s
e � i � � � a€b' x�5 �� '.� � `i �i u� p�c+` ,d. J���"' .�'
F � g� Y . ..,f � ,�.. � .�� 4X
+.,� ��#7�,�� i'„�'� f��'i ��,�;. " � r �.f / r£ d u .�ta .,. e -. � �,;�"� �� a. �e� � t �yy y, q'a A'r
`ye�,.. ^ t y 3:�.����,�' �"��r`?' ruS�.- e t� Yt �E ' a �. '� ' t �^ n �.� (�� � - �ia - .5
� �:.,y r J�.r<<� Y*�f^� 3�^" '�n ��'9��� a� €'3s�`t�.��,�� �,o<:� rv. '� � k��""�' � '�° � 7'.��� ��'$ ,5 � .�1.�:� � q;'F. n-������
� �g��. � <§4v .��vE r3 a� .�` _i , .�'i rr� � �. .s a � t .
� ,� w r 5� �� h .:, t�1 �.¢�' ��a;< <-.,.1 ��� �Jl.. a f� sr '� � �; ,r. �k�'�sa� ����`�� �' ., � ��-r�,rn� r�..'
'a' f n 74M ,r � 1 ��,i� 4: t`;:, '�'.dtt,� `�.
d �i x��. ;.�"`�r S�s y�u'., r;7 n: '�<. ;s
- MEMORANDUM �
�
To: Chair Rahn and Planning Conunissioners �,�,��
Ron Moorse, City Administrator �"
From: Mike Gaffion, P11iu1ing Director �u,..
Date: March 3, 2005
Subject: CMP "Parcel Group 3" - Options for Zoning Changes to Coiifoim with CMP
List of Exhibits
A- CMP Map 3B-7: Highway 12 Areas Proposed for Change
B -Draft R-1B-1 Ordinance for Discussion Purposes Only
C -Parcel Group 3 Concept Plan(MPG 3/02)
D - Sketch Plans (for review at March 21 meetirig per application#OS-3094)
Parcel Group 3:Parcel Group 3 is the area just east of tlle HackUerryneighborhood,Uounded bynew
Hwy 12 on the north,Willow Drive on the west,W atertown Ro ad on the south,and the Long Lake city
border on the east.This 3 8-acre area currently contauis five homes,a church aud the new Long Lake fire
station.
Synopsis:"Parcel Group 3"was re-guided in the 2000-2020 CommunityManagemeizt Plan from 2.0 acre
single-fainily residential(SFR)to 2-3 uiuts per acre SFR. Tlle intent was to provide a new area ofthe City
where lugher density housing could occur,to allow for the potential to develop a wider range of housing
options than currently exists.We have not yet rezoned tlus area to match the CMP g�uding,b ut sketcl�plans
have j ust been submitted by a developer for subdivision of the sottth part of the Calvin Church property
on Glendale Drive,and a�l alternate version add'uig the Willia�nson property on Willow Drive.The 2 sketch
plans propose lots ranging in size from just under 12,000 s.f.to just over 18,000 s.f.,with access from
either Willow or Glendale. This will be on your March 21 agenda for review and comrnent.
Surrounding Development:Residential development sturounding Parcel Gi-oup 3 is entirely single family
residential.The Hackberry neighborhood in Orono has existing developed SFR lots generally ranging in
size from 17,000 s.f to 22,000 s.f. The Glendale Drive neighborhood in Long Lake(southeast of the
chtuch)has lots in the range of 14,000 s.f.to 20,U00 s.f. The Harrin�ton Drive neighborhood in Long Lake
(behind the fire station)has lots ra.ngiiig from under 12,000 s.f.to 25,000 s.f.. When Parcel Group 3 was
re-guided,a density of 2-3 units per acre SFR was chosen,which would be an average lot size of 14,000-
22,000 s.f., very similar to the surrounding development.
Staff Con cept Sketch,2002: A potential developrnent plan at a density of 31ots per acre is attached
(Exleibit G�,showing how multiple parcels could be combined to result in a sensible development that
wouldn't be possible if each existing parcel develops separately. Tlus is an area where the use of"ghost
platting"of adj acent properties would be a usefiil tool to deinonstrate that each new development will not
limit development of surrounding property.
_.,._., ,�..�._.._.._..�._.....,,_ ,_. - ,.�._.. .��._., ��y
. �
6TH AV.
z
O p � /�\ ��z1�.
� � � 'S \ -�
pY z4�,et�i' �' � � i��r C
t�ilTi�_.it�' ��� � .J. I��r�S'`R'.a:
��4�t{jf ��t�Jjk � lt�!t>+>(,�'1
1{��,,
�;`�.�e��; :
��tC(assenY2l �' �� m�
..., ,,t;�,,�r,.r,:: ;'Y;,s,=;�;.��{ Pa ��-_
,� �
��,� �+ S•ite D
� 6•x: EL .,� �
�_�YAYZATA BLVD�;,� � C
, � -- "��__:...._ � -�.�
�� ' �� ����
��---. o S IAL �� _ �,
� ; � �
� � � � � i � HW�.:l( 1a � ;���
. � �_��
� ��
�-� Par-eel`Gro 3
� � , ��
� � _ - ��
� �
�-�
WATER 0 N RR. � -1 "3� �
� � � � I i ��
Parcel Group 1•
IExisUrg Zoning: RR-1 B Single Famtly Rural Restdentfal,2-Acre Mlnimum
Exlsling Gulde Plan: (1988)One tler of commerclal sltas abutUng HIghway 12,accessed vle exlended Kelley Park�ray,wilh�ea north of Kalley Parkway planned for
medium density residanlfal use.Razonirg requlred.
Proposad Guide PIBn: Chenges are qimerily In the eslebliahmenl of more defined developmenl goels:Commercial eouth of Kalley Parkway may include profossbnal
oHice Ilmiled service uses and retall uses accessory la the oHice usa.Urban residenl(al north ot Kelley Parkway mey ba a mix of aingle and
mulli-�emlly usea at a dens7ty of 3-6 uniLa per acre.
Parcel Group 2:
Existing Zoning: RR-18 Single Famlly Rural Residantial,2-Acre Minimum
Ex�sUng Gulde Plan: (1980)Skyle famlly rural residantial use al a density of 1 unll per 2 acres.
Proposed Guide Plen: MIMure af urben single and multl-famlly residenllel uses al a denslty of 2�l unlle par acre.
Parcel Group 3:
Exleling Zaning: RR-18 Single Family Rural Resldential,2-Aae Mlnimum
Exlsling Gulde Plan: (1980)Single femlly rural resklenUel uae al a density of 1 unil per 2 ecres.
Proposed Gufde Plan: Single femlly urban rasidenUel use el a denslly of 2-3 unila per acre.
Commercial Area Between Wiilow Dr.and Brown Rd.:
ExisUng Zoning: B-6(PUD)HlaAway Commarclel Dlslricl '
B-1 Relall Sefes Business Dlstrid
Exlsting Gulde Plen: (1889)Ofllcelcammerclal uaes accessing Highway 12 vle a service roed from Bro�m Roed to Wllllam Drive,wllh no direct eccess ta Hlghway 12.
Proposed Guide Plan: Change Is orimerlly In lerms of more defined develo�me�l goals:mix of oflice,ratell and earv�e comparrenle fowsed on complemenling
down[own Long Leka.Sile D will be rezoned ta Res dentiafPlenned Unil Oevalopment(RPl1D)lo accommoda�a senior housing et a density of
approxlmalely 16 unils per acre.
Highway 12 Areas Proposed for Change
City of Orono
Minnesota
� o�°�o MAP 3B-7
w.��,
��
��r 1�.. ti
1250 0 1250 2500 Feet ���R�'o�0f�
uowe..n.�ao�
�wa4oMnnawwwwatic .
�
.�.�
3�� -��
Text for Potential "R-1B-1" Dxstrict
(Draft for Discussion Purposes O�ly)
`l�X� IP.f W�+rt���tt���..�� I s A� /�?�'t c,P a �� c�1�' ��� �'"" ��'� �°°'�.���'3�"� ,.
DIVISION 3A.
R-1B-1 ONE-FAMILY ItESID�NTIAL DISTRICT
Sec. 78-260. Purpose.
The R-1B-1 one-fami.ly residential disirict is intended to provide a district which
will allow single family residential development at densities of up to 3 units per acre.
Residential Planned Unit Developments may be allowed. The district shall have
iinmediate access to public sanitary sewer and water.
Sec. 78-261. Permitted uses.
Within the R-1B-1 one-family residential district, no la�1d or structures shall Ue
used except for one or more of the following uses:
(1) One-family detached dwellings.
(2) PuUlicly owned parks atld playgrouizds.
(3) Municipal buildings.
(4) Single family dwellings at a 50% increase in overall proj ect dwelling unit
density when all the following conditions are complied with:
a. All provisions of Section 78-621 thni 629; Residential P1aruled
Unit Development District must be inet, resulting in a rezoning to
RPUD;
b. Public sanitary sewer and water are available;
c. All dwelling units must be detached;
d. Overall density shall not exceed 3 units per dry buildable acre.
Sec. 78-262. Conditional uses.
Within any R-1B-1 one-fanlily residential district, rio structure or land shall be
used for the following uses except by coizditional use pennit:
�. 6
but such struchires shall be subject to all other appropriate standards set
forth in this section; amendments to approved plaus involvin.g design
and/or placeinent of these structures will require written notice by the city
to all affected property owners 14 days prior to the adoption of the
amended plans by the council. Personal wireless services and coinrnercial
broadcastiiig antennas and towers shall not Ue considered public service
structures.
(6) Corrunercial greei�llouses,provided all oirtside storage is fenced iu such a
�nanner so as to screen tlie stored material from view when obseived from
the puUlic street or adjoit�ing lot. Commercial grcenhouse st�uctures shall
not be located in a required yard area and are suUj ect fiirther to the
requirements of this chapter pertaining to accessory structures.
(7) Private gun clubs, archery railges, and ski slides,provided the area is
fenced and no part of the principal use is less than 150 feet fiom any lot
line.
(8) Guest houses aud nonrental guest apartments.
a. Cnrest Izoarses. A separate dwelling constructed on an existing
undivided lot far the sole use of the occupants of the principal
buildings, inchiding their domestic employees or their nonpaying
guests. All regular lot requirements shall be met by the guest
house.
b. Nonrentczl ga�est apart�nents. An apartinent within the principal
resicience stnicttire on a lot for the sole use of the occupants of the
principal residence,including their domestic employees or
nonpaying guests. There shall be at least one access door to the
apartment from within the principal struchire, and such door shall
be the primary access to the apartment. Application for such a
guest apartment shall address the concerns of parking, sewage
treatment, entryway and interior access method. Such apartments
shall not liave utilities rnetered separately from the principal
residence utilities and shall not have a separate street address.
(9) Planned residential development, subject to the limitations of division 10
of this article.
(10) Duplex credit. One duplex may Ue located as a conditional use upon
application provided that public sanitary sewer service is available and the
lot is adjacent to a coirimercial or industrial district, or within 250 feet of
the B-3 district, and the duplex is constructed wiihiiY 200 feet of the
comniercial or industrial district.
�''� �
a The property is 2.0 acres in area or larger.
d. The accessory building is confonning in location, size and height.
e. The property owner agrees to the filing of a covenant in the title of
the property providing thal;the accessory building will not be:
1. Used for a home occupation unless specifically approved
by the city or if allowed by this Code. .
2. Used as a dwelling unless a guest house conditional use
pemlit is oUtained.
3. Rented, leased or otherwise provided for use as a dwelling
under any circumstances.
(18) Multi-family residential dwell'u1g use only where in conformity with the
Orono 2000-2020 Commuiuty Management Plan. All provisions of
Section 78-621-629, Residential Planned Unit Development District must
be met, resulting in a rezoning to RPUD.
�,
Sec. 78 263. Accessory uses.
Witliin any R-1B-1 one-family residential district, the following uses shall be a
perniitted accessory use:
, (1) Private garages and parking spaces.
(2) Private swimmitlg pools, tennis courts, and paddocks.
(3) Home occupations, as defined iii this chapter. All home occupations shall
comply with the provisions of section 78-1376, and the licensing
provisions of section 26-76, when applicable.
(4) Signs, as regulated in tllis chapter.
(5) Buildings temporarily located for purposes of constructing on the preinises
for a period not to exceed time necessary for such constructing.
(6) Gardening atld other horticultural uses, inchiding aviaries and decor�tive
landscape feahires.
(7) One roadside stand offering for sale only fann products produced on the
premises,provided sucll stand does not exceed 200 sqttare feet in area and
is loclted at least 30 feet back from the public right-of-way.
� ��
8. Colof/co�aterzt. Accessory antennas shall be of a neutral
color and shall not Ue used as signage.
b. Amateaer shor-twave raclio ar�ter7nas tincl towers. AmateLir
shortwave radio 1i�temias and towers which do not rneet the
conditions for accessory antennas may be allowed with a
conditional use pei7nit in all zoniilg districts provided they meet
tlie following conditions:
1. Heigl�t. When an aniateur shortwave radio antenna is
moi.uzted on an anienna tower, the total height of the
antemla and tower shall not exceed 65 feet.
2. Yards. Amateur shortwave radio antennas and towers shall
i�ot be located wiihin a front, corner side or side yard.
3. Setbacks. A.inateur shortwave radio antennas and towers
shall not be located witlun any required setback area and
shall be located no less tllan the height of the anteruia and
tower from the property line.
Sec. 78-264. Area, t�eight, lot width and yard ►•equirements.
(a) Heigl�t. No stnicture or building in an R-1B-1 district shall exceed 2 1/2
. stoi-ies and shall not exceed 30 feet in height except as provided in section 78-1366.
(b) Lots. The following miiumum requirements shall be observed:
Lot Area(acres) Lot Width(feet) Pront Yard(feet) Sidc Yard(feet) Side Yard Adjacent to Rear Yard(feet)
Street(feet
0.5 100 30 10 15 30
Secs. 78-265--78-280. Reserved.
f`" ��`
• .
,�F ♦��� � �, ,,
1 � � f� _".� /� � �� ..�.,' , �
/��' j � `�' ./' �
, . � ,�.
�
. p P�"f`3 ,� � 5ie� �SC. ( � � �r .�-'� � .
. :�n � � i �l � . N���i�� � ' � . �
�
�
. � �' ��(�" � . �
!� �� �. � � �
_ M /, � _
fi,� = – , 0. �p� '?o-D
h�p`. � i� .
-�"a � �! _ _ _ �.
` ;� "ec�t��' .
_ �� ��..��1�..�7 �� 2 � `V�, _
.
.�.- -.
.�.,...
— -- -==��� '^ � Concept Plan
.�... _ -� ~ '� . c� z
� . .� �o �
Z . Future Development .
�:.�� �� �;� Z� ��j � o� � �.
�� � � Parcel Group 3 �
A�G�:
9N�u�N .+ ����
' Total Area: 38 acres +
� � Ownership: 8 separate owners
�
CMP Guided Use: SFR at Z-3 units/acre
. � ;� .
�� �,�
� z��, � t Conce,Qt Plan Features
� . ; 2�+ C�u� ��z _ � ' _ __ _._ 1)New Fire Station .__ _
� �� � 2) New Senior Housing �
>LW� y-�: � � � 3)Existing Church
� � !�!'°��, � '��„ ; i 4) 5 e�cisting homes plus 21 new SFR lots
�� �� . � � -Lot sizes 1/3-1/2 acre
r. ���4 � ; -Average lot width 100'
,,,�.�� �� � ; -Many lots are walkout toward
_,�1 creeks/drainageways
o �� -' .
� ��+ -Existing homes retain
,� � slightly oversize lot areas
� �� �
� .�1�� � �``.- �� .
3 U � � � Existing Ownershiu
��. �� �� � .
� � �� . . . .
�� / � � � . E.Miller � � ��
. —� . ` � � `3;;,
ti�-p - �. �._ �
,
� � �� �l � � �,��., City of Orono ' °' ��.i°'
\ � L�. �'',-� �
1 .
. �D �.,. . e
'�y' � R.Miller
� z q� � _ �'�
� � � � _.. � -
, a � v' .
�i�, _,
�.] � -�-.,; Calvin Presbyterian
"� � � Williamson �' Church
. r,l �
V � � •, \ \ '
� � �
� � ' �.
3 � �� � � ^ �
' Halliwell
� �- �1. W.Nlartin �� `
�,�•�•
� �
_ � � — �
..._ W 7�x'�.3''t�uJ� �._ •
j Kelley
W.Martin . � .-: �
, , � � q .
� �
. � l
r a�� i vl 1
. �
� Mike Gaffron
From: Jennifer Zierke [jzierke@ci.long-lake.mn.us]
Sent: Thursday, March 17, 2005 2:50 PM
To: Mike Gaffron
Subject: Comments on Bohland Sketch Plan/Calvin Church Site
Mike:
Thank you for the sketch plans. We would definitely be more in favor of the plan that provides access to
the development from Willow Drive rather than through the Church parking lot from Glendale Drive.
Here are a few thoughts why an access off Glendale may be problematic:
1) Our Ordinances do not allow the construction of private roads to more than two homes. All new
developments are required to have platted public streets. A cul de sac is required to have a 60'
right of way with no less than 48' of pavement. For this type of situation, an access easement
across the parking lot would not be permitted by the City.
2) Our Ordinances also discourage public street access points that are closer than 500' from each
other. The proposed street would be less than 500' from Grand Avenue.
3) This access point would also require changes to the Church's parking area.The parking spaces
would be required to meet a 10' setback from the new right of way, with landscaping within the
setback. The Ordinance requires irrigated landscape, a specific number of trees per parking stall
and also compliance with the number of parking spaces necessary for the size of the church
building (a reevaluation).
Hope that helps. Please let me know if you require anything further or if you would prefer an official
letter for your packet.Thanks!
Jennifer Zierke, AICP
City Planner, City of Long Lake
450 Virginia Ave., Long Lake MN 55356
Phone: (952) 473-6961 Fax: (952) 476-9622
www.ci.long-lake.mn.us
3/17/2005
„ 2335 West Highway 3G ■ St. Paul, MN 55113
� Bonestroo �-
Rosene Office: G51-G3G-4G00 • Fax:G51-G3G-1311 .�--
Anderlilc& www.bonestroo.com
Associ�tes
Engineers&Architects
March 11, 2005
�'l��o�p������
Mr. Mike Gaffron
Planning Director �A(� � � ��05
Pos OfOce Box 66 �'I r�'r,Jt�� ���.����
Crystal Bay,MN 55323
Re: 177 Glendale Drive
I'ile Na. 139-•OS-000
Plat No. OS-3094
Dear Mike:
We have reviewed the concept plans for the proposed residential subdivisions at 177 Glendale Drive.The site
is located between Glendale Drive and Willow Drive just south and west of the Calvin Presbyterian Church.
The plans subinitted show two different concepts.Concept 1 shows a 6-lot subdivision just south of the church.
Access to this concept is off of Glendale Drive through the church parking lot. Concept 2 shows 10 new lots
and an existing lot with a home on it for a total of 11 lots. Access to the Concept 2 proposal is off of Willow
Drive. We have the following observations with regards to engineering matters:
Concept 1•
• Glendale Drive is in the city of Long Lake.The proposed subdivision is in the city of Orono.Access to
this option is from Glendale Drive.The city of Long Lake should review and comment on the proposed
access from Glendale Drive.
• The access is shown across the southerly end of the church parking lot. The applicant should provide
additional information regarding impacts to the existing church parking.
� It is likely the site would be served by an existing Orono sanitary sewer located just south of the site.The
applicant should provide additional information as to what the plans are to serve this site with sanitary
sewer.
� The applicant should provide a plan to serve this site with municipal water.
• It appears there may be wetlands on the property.A wetland delineation report should be provided for
review.
• It does not appear there have been any provisions made for stonn water treatinent. Additional
inforination should be provided regarding storm water treahnent as this may impact the lot
configurations and the total number of lots in the plat. i
�.
Concent 2•
• Sanitary sewer and water service information should be provided as noted on Concept 1 comments
above.
• Stonn water information should be provided as noted in Concept 1 coimnents above.
• The proposed access to this site is off of Willow llrive and is shown approximately 150-feet south of
Elm Lane. While this is not an ideal separation between the two roadways it is likely to operate witl�out
much conflict.
• St. Paul, St. Cloud, Rochester, Willmar, MN • Milwaul<ee, WI • Chicago, IL
AtFirmative Action/Equal Opportunity Employer and Employee Owned . ��
.
�� �y �� �� �� �� �
�ubdivision Ap�lic�ti�n -�--
� Street Address: Application # (�-�j-j0�y
�` 0� 2750 Kelley Parkway Date Received: �-a�-C7S
y- Orono, MN 55356 Amount Paid: , � �
�5.;:-� � Staff. },/<< G'.
�:���;� Main: 952-249-4600 Fee: �,SO� �
,� �
a �' ,��.;�� s� fax: 952-249-4616 Renewal:
�' � '7` f"'�, ti�' Mailing Address:
����`�,, �� G
'�kESxo4"� P.O. Box 66
Crystal Bay, MN 55323-0066
This application form must be completed in full.
PROPERTY INFORMATION: `�
SiteAddress: � 7"� �(,t�� � c�� �UC`�,
Property Identification Number (PIN): �� - i (K -•�3 ' 3�"'d�� ,. ,���-!/��,�� �-,3.�-C7�(.rJ
(Attach legal description to application if no included on the survey.)
Date Property Acquired (month/year):��,;�..,�_�-t- ❑ Abstract or ❑ Torrens, please check one
Present use of prope�y: ❑ Residential C�Other (:�..;.,,�-,�.:C.,
Zoning District:
i
APPLICANT INFORMATION: (Complete legal names and marital status required for each interested party)
Name: �t�.Lc�, t� �c�-..� �l_�,nc�� �-� . ,..1-✓� C
Phone (home): ���� � �7:3 >t c, �`'� Phone (work): �, �- ;�,,�j '�� y� /
Address: � � `-F �� - _�, " i � � ���,c: i�� � ,.. C.c Ic � M.� _`�c�.
Email: ����,�� h��hl�:...,�(� c�F�::rlc•���:.,4� Fax: �t ,1. � ��C�
i �,�..v�
OWNER INFORMATIQN: (Complete legal names and marital status required for each interested party)
Name: G- �� .-� Q t'c� ��-r�x-- �� C. :.-��� c� � c, .
Phone (home): • � ; �.., j2 . � - Phone (work): ��� �7;� ���
Address: le. 5,�; 'l.c.
Email: Fax:
EXISTING LAND USE:
Number of Tax Parcels: �
Development Size: Acres Dry Land
Acres Wet Land
Acres TOTAL, all parcels
Present Use (check one) 1�: Residential; Number of Units: � St�.S�� �:�-- ;,17 ���> .ti.z,. ,
❑ Other: (Specify)
Present Zoning District `�
.
Proposal: .
❑ Division for Tax Purposes
❑ Lot Line Rearrangement Only (no new building sites)
Subdivision for New Building Sites
Number of Building Sites �_ Existing Units Glry�-� �-.
�, New Units �i��(,� -�'.:�,,, � �-.-7
Total Units
Proposed Gross Density � Units per Acres
Minimum Lot Size Square Feet Dry Buildable Land
Proposed Use (check) Residential
❑ Other (specify)
� a
- 10 - ���;�� � s,°" �
. �{��7' ` i � � �
/ � ' ` �
L;Lm +"� . " ';;i . ..� L:S„r.s--•'f''� �
� �l' � . :1 .' � r:� �.
�`� � `�.r._.""�1 '
�.= �'
�;.�{�'� Wc,�l.
' �_
�
Orono Rural Oasis '
an ecological and aesthetic approach to planning
I
DRAFT summarv report
The City of Orono is blessed with more Lake Minntonlca lalceshore than any other conlrnunity.
� The residents and elected officials of Orono have long recognized this important asset, and have a
loiig histoiy of workiiig to maintain lake quality ttu•ough,primarily,the strict control of
"hardcover."Hardcover, is considered to be all'impervious surfaces (driveways, sport courts,
rooftops),which rLish water tow�rd the lake without the benefits of infiltration. IIistorically,
Orono has regulated hardcover Uy preseiving most of its land area in large-lot 2-and 5-acre
zoning dish-icts. More recently,however,the city has guided certain areas toward higher
densities, opening the door for a variety of new possiUilities—Uoth positive and negative. On the
positive side, Orono can now consider working with developers toward"conservation
development,"which can have benefits for Lake Minnetonka beyond merely the reduction of
hardcover. On the negative side,higher densities can Ue a threat to Uoth the ecological (large
wetlands,Lake Minnetonka water quality) and aesthetic (pastureland,landinarks,views)
character of the city as a whole. With proper planning,however,the negative effects can be
successfully mitigated and the ecological health of the conuiiunity can achially be improved.
In late 2004,the City of Orono placed a moratoritun on development within the city, and hired
Dahlgren, Shardlow, and Uban, Inc. (DSU),to lead a process to determine and develop sirategies
to protect the aesthetic and ecological character of Orono in the face of new development
pressures. DSU's planners and landscape architects, along with ecologists from Applied
Ecological Seivices,Inc. (AES), facilitated two evening meetings with city staff and elected and
appointed officials, evaluated specific"rural conidors"to discover, identify, and define aspects of
rural character in the city, perfoinled ecological assessments, and produced generalized concept
development schemes for tln-ee pilot sites. Tlu-ough this process, Orono city leaders were
challenged to carefiilly examine what makes their city special, and the DSU team�rovided
guidance on how to conseive and protect these things tlu•ough changes to the city's
comprehensive plan, zoning ordinance, and public education.
Process
1. First Meeting--Guidin P� rinciples: At an August 10, 2004 workshop,city coLmcil
members provided responses to a questiotuzaire pre�ared by the consultants. Responses
and subsequent discussion were recorded, and these framed the remainder of the process.
2. Suivey of Visual Preferences: Orono city officials were given disposable calneras and
instructed to take photographs pf things they liked or disliked in the city. Each
participant used one cainera foi•�ositive photos and another for negative. The cameras
were returned to the consuItant, who developed, compiled, and ai7anged the images for
presentation and discussion.
�
I i
i
�
Orono Rural Oasis �su, �nc.�
DRAFT summary report 1 March 2, 2005
�
�
� An ecological/aesthetic analysis of each�ilot site, considering the following items:
o Ecological"off-liinits" areas (wetlands and required buffers,historic
drainage)
o Ecological opporhinities (existing degraded drainageways, existing degraded
ecosystem remnants)
o �cological possibilities (areas suitable for storn7water treatment)
o Major comiections,both ecological and pedestrian
o Locallandmarks
o Existing land uses
o Site edge character: open, variable, edged, and himleled
o Key view termini
o Critical issues and developable areas
• Presentation and discussion of concept development plans for each pilot site.
• A brief discussion of the comprehensive plan,zoning code, and subdivision
ordinance, and how findings from the Rural Oasis Project can be incorporated into
them.
5. Implementation Worksllop: On FeUruary 24, 2005,the consultants met with City
Adininistrator Ron Moorse and Plaiming Director Mike Gaffron to discuss alternative
ways to implement the st�idy. The ways in which these optional approaches would affect
the city's plans and ordinances were reviewed and evaluated.
6. Summary Report, Guidelines, and Next Steps: Based on the consensus developed at the
Implementation Workshop,the consultant prepared this summary report. It outlines the
process, a general outline for implementing the findings, and a list of next steps for the
city to consider.
Findings
In order to establish a st�•ong and legally defensible foundation far an ordinance, a public ptupose
must be established. In addition, soine specific goals must be considered, and then addressed by
the ordinance. As a result of the Rural Oasis Project,the general puUlic purposes for modifying
Orono's existing�lan doctmlents are:
• conservation and enhancement of the quality of surface water and wetlands
tlu•oughout the city,particularly Lake Mimietonka
• preservation and enhanceinent of the existing"rural character" of ihe city
Tluough tl�e Rural Oasis aualysis process,the following six factors were found to cont�•iUute
significantly to the success of the above two goals, and should therefore Ue addressed specifically
Uy ordinance:
� drainage and water quality maiiagement
• ecological conununities (both type and quality)
• ecological connections throughout the city
• corridar enclos�u•e(edged and Lunneled types are principally desirable)
• views
• landillarks and unique points of local character
Orono Rural Oasis DSU, �nc.
DRAFT summary report 3 March 2,2005
r
augrraer7tatior�. r��r.d prese���ation. of encloszrr•e tr�a.d ba�er•i�Tg e)I�resei-vatior�c�nd r'mJ»°oveirce�tt of
vie�-ns, arid�p��ese�-vatio».or��ei��te�pr•etatio�7 of loc�d landrncz�•lcs.
The Zoniilg Ordinance should include the following provisions:
• A Master Planning requirement for any subdivision or development greater tlian 5
acres or guided for urban density.
• A stateinent of base density versus density Uonuses for perfarmance items listed in
the Conservation Desi�i Ordinance
o R-1 Disn-ict:base density 2 units/acre;bonus density 3 tmits/acre
o R-2 District:base density 2 units/acre;bonus density 4 units/acre
The Conservation Design Ordinance
This ordinance would be a new docunzent,triggered by provisions on the Comprehensive Plan
and Zoning Ordinance. In essence, any development or subdivision greater than 5 acres in size,
or existing within the urban density area will be required to follow the parameters of the
Conservation Design Ordinance. This is true even when no density bonus will be provided(i.e.:
outside the urUan density area). Within the t�rban density area, developers have the opporiunity to
increase the base density by,essentially, going above and beyond the base requirements of the
Conservation Design Ordinance. This ordinance must,therefore,clearly establish its Uasic
requirements and its additional,perfornzance requirements necessary for a density bonus.
The Conservation Design Ordinance should include the following items
• APPLICATION REQUIREMENTS AND PROCEDURES:
o Developer must review and respond to the Orono Natural Resource Systerns
Master Plan(described in the Comprehensive Plan section,above)
o IF,the site exists adjacent to a documented corridor,the developer rnust
review and respond to the existing analysis
o IF, the site is not adjacent to a doctmlented conidor, the developer must
prepare a similar analysis (documenting views, corridor enclosure, and
landmarks through plan analysis and photographs)and subniit it to the city
for review
o Develo�er shall pay a standard,�ossibly per-acre, fee so that the city can hire
a consultant to pre�are an ecological analysis similar to those prepared for
the three pilot sites.
o Developer must submit a tree survey
o Developer must subinit a wetland iilventory and delineation
o Developer must submit a site survey showing existing drainage patterns
• BASIC REQUIltEMENTS:
o Consideration of the existing drainage system
o Establishment of a storiliwater management system, using multi-cell
treatment�rinciples
o Removal of invasive species and diseased trees
o Protection of significant tree stands and woodlands that support scenic and/or
ecological goals, including mitigation of any such stands to be impacted Uy
development activities
o Protection of existing wetlands, including augmentation of buffers,
mitigation of impacts, and enhancement of degraded systems
Orono Rural Oasis DSU, Inc.
DRAFT summary report 5 March 2,2005
U
MINUTES OF THE
ORONO CITY COUNCIL MEETING
� Monday,February 14, 2005
7:00 o'clock p.m.
ROLL
The Council met on the above-mentioned date with the following members present: Mayor Barbara
Peterson; Council Members Jim Murphy,Lili McMillan, and Jim White; City Attorney Thomas Barrett;
Representing Staff were City Administrator Ron Moorse,Planning Director Mike Gaffron, Planners
Janice Gundlach and Melanie Curtis, Public Service Director Greg Gappa, Engineer Tom Kellogg, and
Recorder Jackie Young.
Council Member Sansevere arrived at 7:08 p.m.
Mayor Peterson called the meeting to order at 7:02 p.m., followed by the Pledge of Allegiance.
CONSENT AGENDA
1. APPROVE/AMEND
Items#9 through 18 were added to the Consent Agenda.
Murphy moved,White seconded,to approve the Consent Agenda as amended.
VOTE: Ayes 4,Nays 0.
PUBLIC HEARING—7:00 P.M.
2. ANNUAL PUBLIC HEARING FOR NPDES STORM WATER POLLUTION
PREVENTION PLAN
Gappa addressed the City Council regarding the City's application for a National Pollution Discharge
Elimination System Storm Water permit. One of the requirements of this permit is that the City must
hold an annual meeting to obtain public comments on this permit and the activities associated with this
permit. Under the permit,the City is required to address public education and outreach,public
involvement and participation, illicit discharge and detection, construction site runoff control,post
construction runoff control, and pollution prevention and housekeeping.
Gappa noted the City is in substantial compliance with the permit and that the City has been taking steps
to educate the general public concerning the City's philosophy on protecting the lake and storm water
control. Gappa noted the City conducted 550 inspections of existing septic systems this past year to
ensure satisfactory operation of septic systems and to reduce illicit discharges as well as annual
inspections and service on 45 lift stations.
Mayor Peterson inquired whether there were any public comments regarding this program.
There were no public comments.
Mayor Peterson closed the public hearing at 7:07 p.m.
PAGE 1
MINUTES OF THE
ORONO CITY COUNCIL MEETING
Monday,February 14,2005
7:00 o'clock p.m.
ZONING ADMINISTRATOR'S REPORT
4. #04-3052 ERIC VOGSTROM,2618 CASCO POINT ROAD—VARIANCES
Eric Vogstrom, Applicant,was present.
Curtis addressed the City Council regarding the Vogstrom application,noting that conceptual approval
was given at the January City Council meeting based on reductions to the proposed building footprint and
hardcover levels. The conceptual approval revision consists of a 1,499 square foot building footprint and
associated hardcover totaling 31.7 percent for the 75'-250' zone. A revised vegetation restoration plan
has also been reviewed by the Planning Staff,the City Engineer,and the adjoining property owner.
Further revisions based on the comments of the various reviewing parties have been incorporated into the
version of the vegetation restoration plan that will be enforced by the agreement contained in Exhibit E.
Staff has received a copy of the private agreement between the applicant and the neighboring property
owners that resolves the illegal tree removal issue by the applicant on the neighbor's property.
(Council Member Sansevere leaves the meeting)
Murphy inquired about Item 4-c on page two and exactly what agreement has been reached with the
adjacent property owner.
Vogstrom indicated his neighbor requested$9,000 for the removed trees,which has been conveyed.
Jeff Essen,2648 Casco Point Road, indicated an agreement has been signed, with the inclusion of
downspouts and gutters along with the financial settlement.
Murphy inquired whether both parties feel the agreement has been fulfilled.
Vogstrom noted the agreement was fulfilled approximately one month ago.
Essen stated he had the understanding that no further trees would be removed from his property but that
within the past week it was necessary to request a tree removal contractor to stop work on his property.
Vogstrom stated it is crystal clear that he is not to remove any other trees from the Essen property and that
the tree removal contractor was merely removing a five to six foot stump of a tree that had previously
been cut down. Vogstrom stated it was intended to be a kind gesture on his part.
Murphy stated he would not be in support of the approval resolution due to the proposed footprint.
White indicated he would like further clarification on the vegetation restoration plan and agreement with
the City.
Gaffron briefly outlined the proposed vegetation restoration plan,noting that the Planning Staff and the
City Engineer have reviewed the plan and feel it is acceptable.
PAGE 3
MINUTES OF THE
ORONO CITI'COUNCIL MEETING
" Monday,February 14, 2005
7:00 o'clock p.m.
(#04-3052 Eric Vogstrom, Continued)
Murphy noted the agreement requires the deposit to be held by the City until June 30,2006,and
suggested that the City retain the performance deposit until June 30, 2008,to ensure that the vegetation
will survive.
Peterson stated she does have an issue with Item 6 in Exhibit E regarding an annual inspection by the City
of Orono. Peterson indicated she would prefer to have a semi-annual inspection.
Vogstrom indicated he is fine with increasing the frequency of the inspections.
Gaffron stated once the trees reach six inches in diameter,the City typically no longer inspects them.
Barrett recommended Paragraph 11 in Exhibit E be amended to read that this agreement may be filed
against the property, and applies to the Vogstroms,their heirs, and successors of the land. Barrett
recommended adding Paragraph 12,which would state that the parties agree to disclose that the
agreement is enforceable by injunctive relief through legal remedies that may be available, and that the
signature section on Exhibit E be amended to include the Vogstroms, their heirs, or successors. Barrett
indicated that language would notify future property owners that this agreement would be enforced
against them.
Essen stated he has no objections to the variance for hardcover and that he is in support of a new
residence being constructed on this lot. Essen stated approximately one foot off of his property line is
located a 36 inch oak tree. Essen expressed concern that that oak tree would be killed if the house is
constructed in the proposed location. Essen indicated he would be in support of moving the house�ve
feet to the north,which would give the tree an additional five feet of root space and possibly enhance the
life of that tree.
Gaffron stated he did speak with the applicant on this issue and that the view from the street would not be
negatively impacted if the residence were moved five feet to the north. Gaffron stated he is unsure what
would happen to the access road in the future and that from a long-term standpoint he is unable to support
relocating the house five feet further to the north and granting the variance.
Vogstrom inquired whether Gaffron thought that the public access way is heavily wooded.
Gaffron stated in his view the right-of-way is not heavily wooded towards the street but is more heavily
wooded towards the lake.
Vogstrom noted in order to provide public access to the lake, a large number of trees would need to be
removed as well as filling in of wetlands.
(Council Member Sansevere returns).
Gaffron stated in his view a hardship does not exist to grant the variance.
PAGE 5
MINUTES OF THE
ORONO CITY COUNCIL MEETING
� Monday,February 14,2005
7:00 o'clock p.m.
(#04-3052 Eric Vogstrom, Continued)
Peterson inquired whether Council Member Sansevere would like the opportunity to vote on the motion.
Sansevere stated in his view since he was not involved in the discussion at the last Council meeting and
the majority of tonight's discussion,that it would not be fair to the applicant or to the rest of the Council
for him to vote on this issue at this time.
Peterson inquired whether this application could be reheard at the Council's next meeting in order to give
Council Member Sansevere an opportunity to vote on any motion.
Barrett stated that is one option.
Peterson moved,Murphy seconded,to table the application.
Barrett recommended that the failed motion be withdrawn and that a motion tabling the application be
made.
Murphy moved,Peterson seconded,to reconsider the motion adopting the approval resolution
for Application#04-3052 at their next Council meeting scheduled for February 28, 2005.
VOTE: Ayes 4,Nays 0; Sansevere Abstained.
Peterson moved,Murphy seconded,to table Application#04-3052,to the February 28,2005 City
Council meeting. VOTE: Ayes 5,Nays 0.
5. #OS-3072 ORONO SCHOOLS,685 OLD CRYSTAL BAY ROAD NORTH—VARIANCE
AND CONDITIONAL USE PERMIT
John Osland,Neal Lawson, and Karen Orcutt, Orono Schools,were present.
Curtis stated the Orono Public School District is requesting a variance and conditional use permit in order
to replace the existing campus monument sign with a new monument sign. The applicant is proposing a
9' 2"tall x 11' wide monument sign with 56 square feet of sign face,including a 30 square foot static
electronic readerboard. The proposed sign is to be located at the northwest corner of the intersection of
Old Crystal Bay Road and Highway 12 on school district property.
The Planning Commission at their January 18, 2005 meeting voted 5-1 on a motion to recommend
approval of the sign size variance and conditional use permit for a new monument sign with the
stipulation that the proposed 1' x 8' panel to be used as a"sponsor panel"not be permitted. Curtis noted
Commissioner Bremer voted against the motion stating that she supported the variance and conditional
use permit but would have supported the sponsor panel.
PAGE 7
MINUTES OF THE
ORONO CITY COUNCII.MEETING
Monday,February 14,2005
7:00 o'clock p.m.
(#05-3072 Orono Schools,Continued)
Murphy commented certain companies have strict standards regarding the use of their logo and that
restrictions on the sponsor panel may perhaps diminish the likelihood that those companies would be
willing to be a sponsor. Murphy stated since the school district is applying for a conditional use permit,
that may allow the City to have some jurisdiction over what appears on the sign.
Curtis stated a permit would be required to change any panel of the sign and that as part of the conditional
use permit the City could require a review.
Murphy inquired whether a precedent would be set by allowing this sign in a residential district which
would then allow residential properties to sell a portion of their outside wall and erect signage on one side
of their house.
Gaffron noted the Council would be approving this as an institutional use even though it is located in a
residential area. Gaffron indicated he is unaware of any other monument sign within the City that has a
sponsor panel and that it would be precedent setting.
VJhite noted use of the sign by the school is unique compared to other businesses.
Sansevere inquired whether possible language on the sponsor panel could include Coke supports the
Spartans and whether the school district has given any consideration to exactly how the sponsor panel
would be used.
Lawson stated the concept they envisioned for the sponsor panel is just basically the name of the
company or organization that helped finance the sign.
Peterson inquired of Fritzler why the members of the Planning Commission voted against the sponsor
panel.
Fritzler stated the main concern of the Planning Commission was whether this would be used in the future
as a means of commercial advertising and the feeling that an illuminated sponsor panel is not necessary.
Fritzler stated the Planning Commission was in favor of a small plaque located on the side of the sign
rather than the sponsor panel.
McMillan stated in her view the sponsor panel should have the same color and appearance as the rest of
the sign rather than a distinct separate color which would tend to draw someone's attention to it.
Peterson inquired how high the sponsor panel is located off the ground.
Lawson stated the sponsor panel would be approximately two feet off the ground,with vegetation being
planted around the sign.
Moorse suggested language be included in the approval that would give the City the right to periodically
review the sign since the City does not currently have standards for this type of sign.
PAGE 9
MINUTES OF THE
ORONO CITY COUNCIL MEETING
Monday,February 14,2005
7:00 o'clock p.m.
(#OS-3072 Orono Schools)
Murphy commented it is not the Council's purview to design signs and that the motion directs Staff to
draft a resolution approving the monument sign with the sponsor panel. Murphy noted this sign would
not be constructed until the spring,which would give the school district time to work with Staff and also
determine exactly how the sponsor panel would look.
Fritzler stated the Planning Commission was under the impression that the sponsor panel would only be
used to denote the chief sponsor of the sign and that the sponsor panel would not be changed on a
monthly or other basis,which would tend to make the sign more commercial.
Sansevere stated in his view there should be a plaque in addition to the sponsor panel. Sansevere stated in
his opinion the school should have the opportunity to use the sponsor panel to help raise funds for various
school projects.
White stated in his view the sign would not be highly visible from Highway 12 and that the school has
exercised good judgment in the past on what to display on the existing sign.
Gaffron noted the motion is in favor of the sign as proposed,with the sponsor panel remaining, and no
other conditions being imposed on the sponsor panel.
Murphy suggested the City be given the right of administrative review if changes are made to the sign.
VOTE ON THE ABOVE MOTION: Ayes 5,Nays 0.
6. #05-3079 NICOLE AND PETER THOMAS, 1385 ORONO LANE—VARIANCE
Peter Thomas,Applicant,and Jim Meister,Applicant,were present.
Gundlach stated the applicants are requesting variances in order to construct a 8' x 11' landing/deck
above the existing mechanical equipment on the lakeside on the home. The property is located at 1385
Orono Lane,with shoreline on two sides of the lot. Gundlach noted a hardcover variance is required to
permit 10.79 percent hardcover within the 0-75' lake setback zone when 0 percent is allowed and 10.79
percent currently exists. The applicants have proposed removal of 100 square feet of driveway within the
0-75' zone to offset the proposed deck.
Staff found the proposal reasonable as the applicant is not proposing to increase the total amount of
hardcover within the 0-75' setback zone and the hardships found under the 2001 hardcover variance
remain unchanged.
The Planning Commission had a tie vote of 3-3 on a motion to deny the request. The Commissioners
who voted to deny the variances felt that approval of a trade of non-structural hardcover for structural
PAGE 11
MINUTES OF THE
ORONO CITY COUNCIL MEETING
' Monday,February 14, 2005
7:00 o'clock p.m.
(#05-3080 Interspace West, Continued)
approval as the applicant was unwilling to meet the requirements for parking. Gundlach noted the current
proposal does meet the parking requirements that were established as part of the prior proposal.
Gundlach indicated the current proposal is consistent with the current zoning as well as the City's 2020
Comprehensive Plan. The proposed site plan conforms with all lot area, lot width, setback requirements
and building height regulations. Gundlach noted the applicant is proposing to reduce the site four to eight
feet with some cuts as large as 10 to 12 feet in order to create the walkouts. The applicant is proposing a
system of retaining walls to bring the elevation of the site back up to the approximate original grade
elevation on the north end of the site,which is adjacent to the Sugar Woods common lot.
The applicant is proposing 102 parking stalls,which meets the requirement of 3.5 per 1000. Gundlach
indicated this parking ratio was recommended by the City's traffic consultant.
Gundlach stated all storm water would be directed via the pipe to the storm water pond at the corner of
Highway 12 and Brown Road at the Orono Woods site. Gundlach noted the pond was originally designed
to handle the runoff from this site. Access to the site will be from the existing cut on Highway 12 of the
Orono Woods Senior Housing building.
The applicants are proposing building materials consisting of light and dark colored stucco,metal grids
and glass,with a metal roo£ Staff finds these materials to comply with the architectural standards
outlined in the B-6 ordinance.
The Planning Commission voted 6-0 to approve the General Concept Plan in accordance with Staffs
recommendation for additional stipulations.
Philip Carlson addressed the City Council and gave a brief history of the company. Carlson indicated the
goal with this development is to create a win/win situation for the development,the city, and the
neighbors. Carlson indicated they have met with Staff and the neighbors a number of times and have
tried to incorporate their suggestions as much as possible.
Gina Carlson indicated they have changed the name of the development from Sugarwoods to Amber
Woods. Carlson reviewed the approved conditional use permit for this site,noting they are asking for the
conditional use permit to be amended. Carlson stated they are proposing the concept of office townhomes
where the person would own the building as well as the ground underneath. Carlson indicated 10
buildings are proposed for this site,with the potential for 10 different owners. Carlson stated the units are
clustered in two groups of three and one group of four,with the end units each having their own private
lighted stairwell and the other units having a shared stairwell.
Carlson indicated the project was designed based on the theory of Feng Shui, which deals with the natural
flow of the land. Carlson stated the site is L-shaped with a curved driveway, with the buildings being
designed to incorporate the�ve elements of Feng Shui. Carlson reviewed the proposed design of the
buildings,noting that the buildings would consist of stucco,metal, and glass.
PAGE 13
MINUTES OF THE
ORONO CITY COUNCIL MEETING
' Monday,February 14,2005
7:00 o'clock p.m.
(#OS-3080 Interspace West, Continued)
Sansevere reiterated that it does not fit in with the look that the City has tried to achieve along the
Highway 12 corridor.
Carlson indicated this project would not be highly visible from Highway 12 and would be set back into
the natural surroundings.
Peterson also raised concerns with the European look being proposed for this site.
Carlson stated the proposed roof is similar to the roof on the city hall building and has stucco siding.
Carlson noted certain building materials must be utilized in Feng Shui.
Sansevere stated the Council would have to look at whether this project would blend in with the rest of
the community.
Carlson stated Feng Shui is an ancient Asian practice that has been proven over time.
Sansevere stated in his view this concept could be incorporated into a more traditional looking building.
White stated he also does not like the appearance and that there needs to be a better blend with the rest of
the community. White stated he would like to get more information on the water flow for this site.
Larson stated a storm sewer is proposed for the north side of the units that would be diverted to the
existing storm sewer system that is part of the senior housing project.
Carlson stated in her view it appears the council is questioning the roofline and the fagade, which can be
addressed with Staff.
McMillan commented there are a lot of positives with this project,particularly the way the buildings have
been clustered and the concept of the office condo. McMillan stated she appreciates the thought and work
that has gone into this project but that she has a concern with the type of materials being proposed for this
project.
Carlson stated in her opinion the materials could be worked out.
Sansevere inquired what assurance the City has that this project will not remain vacant.
Carlson indicated the buildings would be built in clusters and that in their experience this project will be
successful and hopefully completed within 24 months.
McMillan inquired whether there is any additional landscaping that the adjoining residential
neighborhood would like to see.
PAGE 15
MINUTES OF THE
ORONO CITY COUNCIL MEETING
' Monday,February 14, 2005
7:00 o'clock p.m.
(#OS-3080 Interspace West, Continued)
Carlson stated they would like approval on the square footage and the overall concept. Carlson stated she
would be able to design a more traditional looking building.
White noted that the City would not be locked into this project simply by approving the concept plan.
McMillan stated in her view the removal of the half story may have a big impact on this project given the
clustering and layout of the buildings.
Mileusnic inquired whether additional land could be acquired to spread the project out more. Mileusnic
stated she would prefer the buildings be reduced by a half-story.
Mr. Carlson stated the adjoining land is not available.
Mileusnic indicated she would prefer the Council not give approval to thts project at this time.
Murphy stated it is his understanding the Council is considering only approving portions of the plan.
Peterson inquired whether the applicant would like to have their application tabled.
Gina Carlson indicated she would like to have the basic concept plan approved tonight and that she would
be willing to meet with Staff to help resolve some of the issues raised tonight.
Murphy and Peterson indicated they would prefer the buildings be reduced by half a story.
Kaplan stated the general concept plan could be approved tonight,which would allow the applicant time
to redesign the buildings and meet with staff.
Sansevere stated he would prefer to approve it all at one time rather than a portion of it now and a portion
of it later.
Rick Apple, 2101 Sugarwood, stated he would like to see a view of the buildings as they would appear
from Sugarwood Drive. Apple noted there was also a fair amount of discussion at the Planning
Commission meeting about the future ownership of these buildings.
Sansevere stated he did have a concern whether there is adequate parking. Sansevere commented the
possibility of a chiropractor being located in this development was discussed at the Planning Commission.
Sansevere stated in his opinion that type of use would generate a fair amount of traffic and parking needs.
Gina Carlson stated the units at the peak are far less than the 30-foot height restriction and that to remove
a half-story would greatly limit this project. Carlson noted the proposed two and a half-story is 10 feet
below what is allowed by the City.
PAGE 17 �
MINUTES OF THE
. ORONO CITY COUNCIL MEETING
Monday,February 14, 2005
7:00 o'clock p.m.
(#OS-3081 ZB Construction, Continued)
Gaffron indicated the buildings were combined in order to accommodate certain amenities that were not
included with the original proposal. Gaffron stated the applicants are requesting a revision to the plat in
order to better accommodate the one building design,which Staff is in favor of.
Gaffron stated the parking requirements for this site dictate 2.0 stalls per unit for a total of 112 stalls. The
applicant has eliminated a number of parking stalls due to the location of a party room in the basement
level. Gaffron indicated the applicants are proposing 105 parking stalls on the site,with seven parking
stalls on the street being proposed
McMillan inquired whether there is guest and service parking available.
Gaffron indicated there is not.
Murphy stated another option is to reduce the number of units.
Peterson inquired whether there is an elevator in the building.
Zachman stated there is one elevator in the central corridor that goes from the basement up to the third
floor and would allow access to both sides of the building. Zachman stated they have considered squaring
the front of the building,which would increase the parking stalls by two. Zachman noted the number of
units has been reduced from 62 down to 57. Zachman indicated they have approximately three to four
grocery carts down by the elevator that the residents are allowed to use to help haul groceries to their unit.
Sansevere stated in his opinion the length of the building is too long and that people would be reluctant to
purchase the units at the ends of the building given the distance from the elevator.
White inquired what the price range is.
Zachman indicated there are three different units proposed which range from$200,000 to $300,000.
McMillan inquired whether any floor plans exist.
Zachman stated they are in the process of designing the layout of the units.
White inquired whether the applicant has constructed other condominiums.
Zachman stated they have constructed some condo units off of Snelling Avenue in St. Paul, on Medicine
Lake Road in Golden Valley, one in Eden Prairie,and one in Minnetonka.
Sansevere inquired how many were over 57 units.
Zachman stated Golden Valley has a total of 58 units.
PAGE 19
MINUTES OF THE
ORONO CITY COUNCIL MEETING
' Monday,February 14, 2005
7:00 o'clock p.m.
(#OS-3081 ZB Construction, Continued)
Heller stated the party room could be removed and the end of the garage area could be converted into
parking,which would increase the underground parking by 12 stalls.
Zachman noted the garage stalls are 22 feet deep,which are larger than normal.
White stated in his view a second elevator should be added.
Gaffron reviewed the proposed landscaping for this site,noting there is a 3 to 1 slope on three sides of the
building. Gaffron noted the�re marshal has reviewed the plan for emergency access and has not noted
any major issues. Gaffron noted the building would have an interior sprinkler system. Gaffron stated the
proposed lighting for this site is minimal and that a lighting plan would be required at the final stage of
approval. Gaffron noted no signage plan has been submitted.
Gaffron noted this is essentially a replatting of Lots E and F, and that Staff is recommending conceptual
approval. Gaffron stated the project would also result in a new Developer's Agreement.
Sansevere inquired whether each resident would get two parking stalls underneath.
Zachman stated each resident would get one stall and they would have the ability to purchase another one.
Sansevere inquired how many parking stalls would be located underneath.
Gaffron indicated there currently are 82 stalls located underneath. Gaffron stated in order to reach 90
percent,they would have to add 19 stalls underneath.
Moorse inquired where the party room would be relocated.
Heller stated the party room would probably be moved to the first floor near the patio.
McMillan stated in her opinion two cars per unit should be planned for and that she would like the outside
parking to be utilized more by guests and service vehicles.
Zachman stated it appears they would only be able to increase the underground parking by 12 stalls.
Murphy inquired whether all parking stalls would be assigned.
Zachman indicated the underground parking would be assigned parking and that the outside parking
would be open.
Murphy stated he is in agreement with McMillan and that each unit should be assigned two parking stalls.
Moorse inquired whether every unit would have a stall underground.
PAGE 21
MINUTES OF TAE
ORONO CITY COUNCIL MEETING
Monday,February 14,2005
7:00 o'clock p.m.
PUBLIC SERVICE DIRECTOR'S REPORT
*9. APPROVE PURCHASE OF PUBLIC WORKS STREET SWEEPER
Murphy moved,White seconded,to approve the purchase of Public Works Replacement 2005 Elgin
Broom Bear Street Sweeper from Mac Queen Equipment,Inc., St.Paul,Minnesota, at a total cost
of $164,900 to be funded as follows: $35,000 transfer from the Improvement and Equipment
Outlay Fund 2004 Equipment Certificates with a budget adjustment to reflect this transfer;
$129,900 from the year 2005 Stormwater Fund Budget. VOTE: Ayes 4,Nays 0.
CITY ADMIIVISTRATOR'S REPORT
*10. APPOINT AUDITOR FOR FISCAL YEAR 2004
Murphy moved,White seconded,to approve the appointment of the audit firm of Malloy,
Karnowski,Radosevich& Company,P.A.,to perform the required audits for the 2004 fiscal year
records, including the implementation of GASB Statement No.34, at an estimated maaumum cost of
$30,900, excluding direct expenses. VOTE: Ayes 4,Nays 0.
*11. LONG LAKE FIRE STATION—APPLICATION AND CERTIFICATE FOR PAYMENT
NO. 14
Murphy moved,White seconded,to approve partial payment in the amount of$21,115.00,related �
to Application for Payment No,. 14 from Rochon Corporation,to be funded from the Joint Fire
Station Construction Account. VOTE: Ayes 4,Nays 0
*12. LONG LAKE FIRE STATION—CHANGE ORDER NO. 8
Murphy moved,White seconded,to approve Long Lake Fire Station Change Order No.S in the
amount of$5,665. VOTE: Ayes 4,Nays 0.
*13. NAVARRE FIREFIGHTER GEAR PURCHASE
Murphy moved,White seconded,to approve the purchase of gear for the new Navarre Firefighters,
in the amount of$30,983,and to amend the General Fund hudget to reflect the expenditure.
VOTE: Ayes 4,Nays 0.
*14. CRT WASTE—RESOLUTION NO. 5284
Murphy moved,White seconded,to adopt RESOLUTION NO. 5284, a Resolution Supporting
Legislation regarding CRT (Cathode Ray Tube)Waste. VOTE: Ayes 4,Nays 0.
PAGE 23
MINUTES OF THE
� ORONO CITY COUNCIL MEETING
Monday,February 14,2005
7:00 o'clock p.m.
*19 BILLS
Murphy moved,White seconded,to approve payment of the All Funds account.
VOTE: Ayes 4,Nays 0.
ADJOURNMENT
Sansevere moved,Murphy seconded,to adjourn the Orono City Council Meeting of
February 14,2005, at 10:54 p.m. VOTE: Ayes 5,Nays 0.
ATTEST: ..-------y
,
�
� � ��..� �=-�-c� � `"� �� .�
Linda S. Vee,City Clerk Barbara Peterson,Mayor
PAGE 25
ivmvUTES or Ta�
. ORONO PLANNING COMIVIISSION
Tuesday,February 22,2005
6:00 o'clock p.m.
ROLL
Tlle Orono Planning Coinrnission met on the above-liieiitioned date with the following members
present: Chair David Rahn, Conmiissioners 3.Marc Fritzler,Jim Leslie,Roland Jurgens,C�mthia
Brenier,and Ralph Keinpf. Representing Staff were Planning Director Mike Gaffron,Planners Melanie
Curtis and Jariice Gundlach, arid Recorder Jackie Young. Council Member Jim White was present.
Coriimissioners Roland Jurgens and Travis Winkey were absent.
Chair Ralui called the meeting to order at 6:01 p.m.
CONSENT
1. #05-3070 JERRY BOLDENOW, 70 NORTH SHORE DRIVE WEST—CONDITIONAL
USE PERNIIT,6:01—6:02 p.m.
Ralin inquired wliether there were ariy public cominents regarding this application.
THere were no public comments.
Rahn moved,Sremer seconded,to recommend approval of Application#05-3070,granting of an
after-the-facf conditional use permit for a non-rental guest apartment for the property located at
70 North Shore Drive West. VOTE: Ayes 5,Nays 0.
OLD BUSI�VESS
2.. #OS-3074 SEAN AND MELISSA WAMBOLD, 1379 PARK DItIVE—VA RIANCE,
6:02 P.M.—6:35 P.M.
Sean and Melissa Wamliold,Applicants,and Scott Marotz, Landsca�e Architect,were present.
Curtis noted tlus application was taUlec�at the Januaiy Planning Commission ineeting in order for the -
applicants to have tiine to hire a landscape professional to design a hardcover reinoval plan and to
detennine the areas of hardcover and walls which are critical to remain.
The ap�licants have pro�osed hardcover reinovals in both the 0-75' and the 75'-250' zones. Hardcover
removals within tlie 75'-250' zone would result in a reduction of 1,588 square feet for 25 percent total.
Witlun the 0-75' zone,tlie applicants are proposing reniovals,Uut have deternuned that 268 square feet
of hardcover is necessary.
Staff feels that the reinovals within the 75'-250' zone are appropriate. However,in following with the
City Engineer's recommendation, Staff feels tliat the wall and fire pit located in tlie 0-75' zone should
be removed as well. The hardcover within this zone should be removed and re-graded as appropriate.
Staff finds that there is no hardship to justify granting a Ilardcover variaiice to allow the hardcover
within the 0-75' zone. Staff recommends denial of the after-the-fact variance for the 0-75' setback zone
PAGE 1
MIlVUTES OF THE
� ORONO PLANNING COMIVIISSION
Tuesday,FeUruary 22,2005
6:00 o'clock p.m.
(#05-3074 Sean and Melissa Wambold,Continued)
Marotz commented considerable re-grading in that area would need to be done if the boulders are
removed due to the prior backfilling.
Rahn stated he is in agreement with Staff's recommendation.
Marotz inquired whetlier the stairs are excluded from the hardcover calculation.
Curtis stated stairs are allowed in the 0-75' zone.
Rahn pointed out stairs to the lake would not be counted against any firture project and that a stairway is
allowed in the 0-75' area.
Fritzler stated he is aware that there are materials that can be used to prevent erosion and that there
probably has been a significant amount of dirt that has washed down between the rocks and into the lake
akeady.
Rahn cornmented the applicants could take extra steps beyond what is being recommended by the City
Engineer to�reverit erosion if that is a major concern of theirs.
Marotz noted it would take a couple of years for any plantings to take root and become established and
that there would be a period of fiiine where the applicants would not have full access to the lake.
Kempf sYated it is his understanding the applicants are not asking to re-grade this back to the original
contours of the land.
Rahn stated tlie applicants could suUmit a re-grading and restoration plan and that they probably do not
�rieed to restore it back to the orignial grade.
Fritzler inquued whether it would be necessary for the applicant to appear before the Planning
Coirunission again if Staff s recorrunendations are approved.
Gaffron stated in his opinion the City Engineer could review the re-grading and restoration plan and that
it may not be necessary for the Plaiuiulg Comulission to review the plan unless they so desire.
Chair Ralu�aslced for public comment.
Jeff Danbury,4410 Shoreline Drive, Spring Park, inquired whether the boulder wall looks worse than a
wooden set of steps down the slope. Danbury noted they would constitute the saine amot.uit of
hardcover. Dailbury inquired wliether a portion of the Uoulder wall could remain along with the grass
ramp.
Rahn rioted the applicant is not limited to coiistxucting a wooden stairway and that there are other types
of materials that could be used.
PAGE 3
NIIN[JTES OF THE
_ ORONO PLANNING CONIlVIISSION
Tuesday,February 2Z,2005
6:00 o'clock p.m.
(#05-3074 Sean and Melissa Wambold,Continued)
Brenler indicated she would be fine with allowing a portion of the wall to remain as long as it was under
� 168 square feet and it is screened with vegetation. Bremer stated there nlay be some confusion over the
City Engineer's letter since he indicates that the boulder wall is not necessary but that due to the
steepness of the wall they should be allowed a set of stairs. Bremer stated in her view it does not appear.
that this slope would need a stauway in order to access the lake.
Bremer stated the Planning Coinnussion typically looks at after-the-fact variances on wliat they would
have allowed prior to the work being coinpleted and that this work would not have been allowed had the
proper steps been followed. Bremer indicated it is difficult to tell from the City Engineer's letter
whether the steps would be allowed all the way froin the residence down to tl�e lake.
Curtis stated re-grading the property could result in the necessity for the stairway to be extended
somewhat but that it is not necessaiy for the property to be re-graded back to its original grade.
Rahn mioved,Kempf seconded,to recommend denial of the after-the-fact hardcover variance and
to recommerid approval of a conditional use permit in oi'der to re-grade the 0-75' setback zone,
with the applicants having the opfion of choosiug whether to retain a portion of the boulder wall,
subject to the liardcover in tlie 0-75' zone not exceeding 168 square feet and further subject to
appropriate vegetative screening being provided for the wall, or to construct a stairway down to
the lake not to exceed 168 square feet. VOTE: Ayes 4,Nays 1,Leslie opposed.
Leslie noted the 1 b8 square feet is a prestunption on the part of the applicant and is not what the City
Engineer is stating in his letter:
3. #05-3078 GARY AND LYNN CHRISTENSEN,3560 IVY PLACE—VARIANCES,
6:35 P.1VI.—6:54 P.M.
Gaiy Christensen,Ap�licant, and Jeff Danbury,Builder,were present.
Curtis stated the applicaiit is reqiiestuig an average lakeshore setback variance and a side setback
variances in order to replace their existing low-pitched roof with a steeper pitcli resulting ui a %z story
that will include attic storage space. Ctu-tis noted tlus residence does not 11ave a basement. The existing
residence is cl.urently set back 40 feet fiom the ordinary high water mark of Lake Minnetonlca where a
75-foot setback is required and 8.2 feet from the side lot line to the north where nornially a 10 foot
setback is required.
Staff finds there is a hardsliip due to the location of the existing hoine.
Staff recommends approval of the request in conjunction with the applicar►t removing all encroachments
onto the neighboring property. Curtis stated there are portions of the deck,sidewalk and existing
PAGE 5
MINUTES OF THE
_ ORONO PLANNING CONIlVIISSION
Tuesday,February 22,2005
6:00 o'clock p.m.
(#OS-3078 Gary and Lynn Christensen,Continued)
Rahn stated the biggest issue with this application is the fact that the house sits very close to the lake
and that the residence already consists of two stories. Rahn stated the addition of a half-story is
increasirig the nonconforn-uty of the structure and that in his opinion the hardslup due to the location of �
the house does not necessarily mean the height of the house should be increased.
Rahn indicated another issue is the�eak height,which may be raised by eight to nine feet with the
addition.
Christenseii indicated it would be raised approximately five feet.
Ralin stated he also is unsure of the need for dormers and an eight-foot ceiling to accorrunodate storage.
Christensen noted there currently is no basement and that storage is an issue.
Rahn inquired whether fhere would be access to tlie attic.
Cliristensen stated there would be a pull-down stair access and that the area would be insulated.
Rahn stated the biggest obstacle is the fact that this is a large residence akeady and that they would be
adding to the encroachment.
Kenipf inquired what the square footage of the house is.
Cliristensen stated approxiinately 2800 square feet.
Fritzler inquired whetYier the hardcover calculation is accurate for the lot.
Curtis indicated the hardcover is correct. Curtis indicated there is a 75 foot setback on two sides of the
lot arid that tlie percentage is based only on the 75-250' area.
� Cluistensen indicated some of the existing hardcover is at the end of the road,with the property
extending across the road. Christensen stated that area is paved and is utilized by the City to
accommodate city vehicles.
Fritzer inquired whether tliat area is included in the l�ardcover calculation.
Curtis stated to her knowledge all the hardcover on the lot is accounted for.
Keinpf stated in his opulion the residence is in need of the update and tliat he likes the appearance of the
proposed project. Kempf noted the neiglibors' views would n.ot Ue impacted by this addition and that it
is desirable to lceep the value of the house a�propriate for the value of a lake lot. Keinpf indicated he is
inclined to approve the application as proposed.
PAGE 7
MIlVUTES OF THE
, ORONO PLANNING COMIVIISSION
Tuesday,February 22,2005
6:00 o'clock p.m.
(#05-3083 City of Orono, Comprehensive Plan Amendment,Continueci)
to tlie Wayzata sewer and water extensions to provide capacity and service connections for future
service of the Myrtlewood neighborhood.
Gaffron mdicated another area proposed to be included in MUSA is 25 South Brown Road,which is an
existing developed property located just south of Watertown Road with a failing septic system. The
house was originally constructed in 1940 and consists of 3.0 acres with 1.5 acres of filled or disturbed
soils unsuitable for septic with the remainder wooded.
Gaffrori noted the proposed amendment would need to be submitted to the Metropolitan Cotuicil for
their approval. Gaffron stated prelimuzary discussions with Met Council indicate that because the area
of the amendment is less than 40 acres and would have no impact to metro s�stems,the amendment will
likely be considered as minor and approval is expected ui the near future.
There were no public comments relating to this applicatiori.
Leslie noted lack of sewer expansion lias been an effort to contain density in certain areas and inquired
what impact this would have on the density in those areas.
Gaffron stated this expansion would not provide for any subdivisions and would not impact the density.
Ralin moved,Fritzler seconded,to recommend approval of Application#05-3083,City of Orono,
South Brown Road,Comprehensive Plan Amendment—MiJSA Boundary.
VOTE: Ayes 5,Nays 0.
5. #05-3084 JAMES AND PATRICIA OLSON,4360 BAYSIDE ROAD,VARIANCES,
7:OU P.M.—7:12 P.M.
James and Patricia Olson,Applicants,were present.
Gundlach indicated the applicants are requesting a front yard setback variance to pernut a fiont yard
setback of 72 feet when 77 feet currently exists and 100 feet is nornially required. The applicant is
_ proposing to const��uct an attached 24' by 30' two-stall garage adjacent to the.existing single stall
garage. The property is located in the RR-lA,One Fainily Rural Residential Disttict,which has a five
acre minimum,and consists of 3.51 acres.
Staff fiiids that there is a hardship that supports some degree of front yard setback variance. The
existing llouse was constructed prior to adoption of tlie cuizent zoliing regulations,including the
100-foot setback.
Staff recoinmends denial of the request as subnutted suice the request for a variance at 72 feet is not
consistent with previous approvals and denials as it would increase the nonconfoi7nity. Staff would,
PAGE 9
A'IINfJTES OF THE
, ORONO PLANNING COA�IlVIISSION
Tuesday,February 22,2005
, 6:00 o'clock p.m.
(#OS-3084 James and Patricia Olson,Continued)
Leslie stated the Plannirig Comniission is taldng into consideration the fact that this house was
consh-ucted prior to the current codes and that the City has allowed the 77 feet front yard setback.
Ral�ui stated he is in agreeinent with Staff's reconunendation. Rahn suggested the applicant consider
revising his plans.
Mrs. Olson stated the existing tuck-under garage is recessed and that they are tiying to improve the
appearance of the stnicttiue by changing the roofline.
Rahn noted that side of the house is located 77 feet to the street and that in all likelihood there is a
desigri element that could be utilized to achieve the 77-foot setback.
Leslie moved,Kempf seconded,to recommend approval of Applicatio�►#05-3084,4360 Bayside
Road,with the condition the proposed garage be located no closer to the road than the current
77 feet front yard setback. VOTE: Ayes 5,Nays 0.
Bremer indicated she would have allowed the siructure to be conshucted at 75 feet.
Olson inquired wketlier the setback goes from tlze corner of the foundation or tlie overhang.
Ralin indicated it is typically the foundation and not the overhang.
Gundlach noted the overhang in that situation should not exceed one and a half feet:
6. #OS-3085 JUL ANN,INC.,3455 SHORELINE DRIVE,COIVIlV�RCIAL SITE PLAN
REV�W,7:13 P.M.—7:40 P.M.
Hany and Julie Kreslins,Applicants,Paul Overson,son of the propei-ty owner,were preserit.
Gundlach stated the applicant has requested a coinmercial site plan review in order to relocate her
existing business across the street to 3455 Shorelnie Drive and to obtain an occupancy and/or building
peniut for propei�ty located at 3455 Shoreline Drive. The applicants are proposing to convert an existing
lower level vacant space into a beauty sho�/salon,wluch is a pennitted use under the B-1 zoning
district.
Gundlach noted typically pennitted uses do not require Plaruuiig Corrunission or City Council approval
but it was discovered by Staff that this space never received any legal occupancy pei-�nits,wluch is the
reason for the con�uiiercial site plan review. The piupose of the commercial site�lan review is to verify
adequate parking, safe and legal access, signage in accordance with the sign regulations as well as a
general review of the site. Gun.dlach stated cunently there are iwo accesses to this site, one at Shorelule
Drive for the street level businesses and one tlu-ough the Keaveny site to tlie direct east off of Kelly
PAGE 11
NIINTJTES OF THE
. ORONO PLANNING COMIVIISSION
Tuesday,February 22,2005
- 6:00 o'clock p.m.
(#OS-3085 Jul Ann,Inc.,Continued)
also like to see soinetlung done with the appeararice of the building,but that the parking does need to be
addressed. •
Rahn inquired whether Staff wottld be inclined to allow parking that is only accessible off an adjoining
property,referencing the stalls sh'own on the plan oii tlle lower level. Rahn noted the property owner
could elect to erect a chain link fence,which would prevent the use of these stalls.
Gundlach stated the parkirig stalls are only available fronl the adjacent lot.
Rahn stated he is unsure how the city could protect future access to this site and noted that would be a
risk the applicant would be taking. Rahn stated in his opiriion there are parking issues in this area and
that lie would not be likely to deviate from the required parlcing spaces.
Mr.Kresliris stated the parlang is an issue on the top lot but iiot on the lot down below. Kreslins stated
customers of Jul Ann would not be able to park on the u�per lot and access the lower lot.
Rahn stated the City would not be able to restrict any overflow parking onto Keaveny's lot.
Gundlach stated there are also five apartments on this site and that City Code requires two stalls per
apartment.
Rahn inquired whether the parking is based on the square footage of the tenant space in this building.
Gundlach stated it is but that she has a coiicein that her calculations may not be accurate based on the
square footage provided tonight by the owner of Liza Janes.
Liza Kreslie stated directly next to her door is a door that goes downstairs to access Jul Ann's spot and
an apartment going upstairs, accounting for some additional square footage.
Gundlach stated the floor area of tlie beauty shop would be included but not stoiage area.
Rahn inquired what options there are for uicreasing the available parldizg for this lot. Rahn noted they
would not be able to count the�arking stalls.where the dumpster cturently is located.
Liza Kreslie stated her concern is if another tenant coines in,she would be unable to expand due to the
parking situation. I�eslie uldicated she is unaware of her rights regarding tlie parking.
Leslie stated if the apar4ments are ulcluded in the calculation,then ten of those spaces on the lower level
would Ue eliminated.
Gundlach indicated the code requires two parking stalls per aparhnent.
PAGE 13
MINUTES OF THE
. ORONO PLANNING COD�INIISSION
Tuesday,February 22,2005
' 6:00 o'clock p.m.
(Recess taken from 7:40 p.m.to 7:48 p.m.)
7. #OS-3086 PHII.IP AND CA5SANDRA ORDWAY, 1145 SIXTH AVENUE NORTH,
VAIZIANCE,7:48 P.M.—8:25 P.M.
Philip and Cassandra Ordway,Applicants,were present.
Gaffron stated the applicants have purchased the property at 1145 Sixth Avenue North and are
proposing to rernove the existing house and detached garage in order to construct a new residence with
attached garage. 'The property is located in the LR-lA, Single Family Lakeshore Residential,and
consists of 7.313 acres. Gaffron noted the property has significant topographical limitations,with
approximately 3.65 acres being buildable. .
Gaffron stated the existing house, garage and driveway apron extend to the defined top of bluff,witli no
setback from the bluff itself. The proposed new residence has been located to be further frorn the top of
the bluff than the existing house,but constraints of driveway slope and tree locations limit the ability of
this site to be developed as well as the proposed home design. The applicants are requesting top of bluff
setback variances for a small portiori of proposed deck and for the attached garage. Approvals are also
required for restoration of grades after the existing house is reinoved,as well as minor grading to
accomplish foundation construction and drainageways within the bluff iuipact zone.
,
Gaffron stated tlie applicants have provided a detailed hardship statement,but that from Staff's
perspective an argument could be made that a different home design could be created for this property
that would require no setback variances; although grading within the bluff impact zone would Ue
required to restore the grades where the e�cisting house would be removed. Gaffron noted the applicants
have redesigned their proposal from an initial plan wluch would have had maj or grading encroachmenfs
in order to create a walkout situation to a plan which has relatively minimal site grading. Gaffron noted
tlie grading would still result in the need for a nuiliber of retaining walls.
Gaffron stated the proposed six-foot deck encroachnient results from the design and size of the house ul
relation to the nairow buildable corridor between the two bluffs. The six-foot deck encroaclunent is
over ari area that is ci.uYently a relatively flat driveway apron,which has no existing vegetation. The
six-foot deck encroachment would have little iinpact on the views fiom the lake or on the stability of the
bluff:
Gaffron stated in his view there are a number of house designs that would be better suited for this lot
and that there may not be a need to grant a variance to the top of bluff setback.
Staff is reconunending, one, denial of the requested variances for slructural encroachments of the
required 30-foot setliack from top of bluff;two,d�nial of any required variances for retaining walls or
grading within five feet of the lot side lot line; three, approval of aizy necessaiy grading within the bluff
impact zone to allow for restoration of grades after the existing hoine and garage are rernoved; four,the
applicant be du ected to re-design to eliminate any structural encroachments of the 30-foot bluff setback.
PAGE 15
NiINUTES OF THE
, ORONO PLANNING COMIVIISSION
Tuesday,February 22,2005
6:00 o'clock p.m.
(#05-3086 Philip and Cassandra Ordway, Continued)
Ra1�►n commented it appears to Ue the type of lot that would allow far a tucic-under garage,wluch would
also allow the wallcout to remain. Rahn commented there a�e some design issues that could be
considered and that he tends to agree with Staff s recommendations.
Leslie inquired whether there was some agreement reached on the top of the bluff interpretation with
staff.
Ordway indicated his surveyor insists tfiat his interpretation of top of the bluff should be accepted by the
City of Orono since it has been accepted by a number of other cities.
Leslie inquired whether Gaffron is confident that the City's interpretation is conect.
Gaffron noted the a�plicants have incorporated the City's interpretation of to�of the bluff into flieir
present proposal.
Bremer inquired how the surveyor's inteipretation differed fiom the City's.
Gaffron stated according to City Code,the top of the bluff means tliat point shown on the
cross-section of G. Gaf&on stated tlie applicants' surveyor misiriterpreted the City's language partially
contained on Exhibit G for top of the bluff and used an interpretation by otlier cities that have not
changed their code to that exact defiiution. Gaffron noted the applicant was provided with
documentation conceining the City's interpretation of the top of bluff.
Gaffion stated if the surveyor's interpretation is utilized, it would result in a top of the bluff definition as
if you were to stand on top of the bluff. Gaffron stated the City's ulterpretation of top of the bluff is
slightly different than the other cities cited by the applicarit.
Ordway noted his surveyor's interpretation does fit with the legal language.
Gaffron stated the city has been consistent with that interpretation in other top of the bluff situations.
Fritzler uidicated he did tour the property with a surveyor and that their way of tliinking was more in
line with the City's interpretation.
Ordway noted they are not arguing with the City's inteipretation.
Mrs. Ordway stated they did request some clari�cation fronl the City in OctoUer,which they thought
they were following
Gaffron stated Staff did not have any inkling that the top of the Uluff was incorrectly drawn until the
surveyor suUmitted drawings and they were asked to review them.
PAGE 17
MINUTES OF THE
. ORONO PLANN7NG COMNIISSION
Tuesday,February 22,2005
6:00 o'clock p.m. �
(#05-3086 Philip and Cassandra Ordway, Continued)
Leslie statecl he would then suggest tabinig the application.
Ordway stated the garage would be located over the existing driveway and inquired whether the
Planning Comrnission would be in favor of that.
Fritzler stated they would need to get approval to do grading with the top of the bluff line. Fritzler
st�ated he would probably vote according to Staff's recoirmiendations.
Leslie commented he probably would allow the garage encroachment provided there were no other
encroachments.
Ralin stated he would agree with Staff's recommendations and not allow any encroachments.
Bremer stated she would allow the encroachment.
Keinpf indicated he also would allow the encroachment.
Brerner noted there normally are two inore corrunissioners present.
Ralin suggested getting Staff s recommendation on tlie latest plan discussed tonight.
Gaffron stated the applicants iniglit be better off tabling the application to allow Staff to review the
revi5ed plans.
Ordway indicated he would prefer to table the application tonight.
Leslie moved,Fritzler seconded,to table Application#U5-3086,Philip and Cassandra Ordway,
1145 Sia�th Avenue North,to allow the applicants time to submit a redesigned plan.
VOTE: Ayes 5,Nays 0. �
S. #OS-3087 ANDREW AND MAIZCIA FREESE,2914 CASCO POIlVT ROAD,
8:26 P.1VI.—8:51 P.M.
Andrew Freese,Applicant, and Scott Schneider,Architect and Builder,were present.
Gundlach stated the ap�licant is requestuig varia�lces in order to construct a half-story above the
existulg two-story home in conjunction with other remodeling. The following variances are being
requested:
1. A hardcover variance to peimit 29 percent hardcover within the 75'-250' zone when 31 percent
currently exists and 25 percent is normally allowed.
PAGE 19
MIlYUTES OF THE
. ORONO PLANNING COMIVIISSION
Tuesday,February 22,2005
6:00 o'clock p.m.
(#05-3087 Andrew and Marcia Freese,Continued)
In terms of the sight line,Freese noted Staff should have received letters from both neighbors indicating
that 11iey are in support of the project.
Freese stated two floors of the structure are remaining the same and tliat they would be occupyulg the
house during the remodeling process. In addition,they are requesting a three-car garage in order to
store a collector car that has been in their fanuly for years and is rarely driveii. Freese stated the car is
currently being redone in Pennsylvania.
Schneider indicated they have discussed this application numerous times with Staff, and if the garage is
flip-flopped,the driveway could be reduced and relbcated,which lowers the hardcover and puts it at
27.34 percent.
Leslie noted the driveway would actually be shortened.
Fritzler inquired whether the first floor would remain the same.
Freese stated the first floor would stay essentially the same with merely some doors being replaced.
Fritzler inquired whether the ceilings are reinaining the same.
Freese stated the ceiling would remain the same.
Fritzler stated in his view this is close to being a rebuild rather tlian a remodel.
Freese stated they did consider tearirig the existing house down but decided a half-story would meet
their iieeds.
Fritzler noted if tlie existing structure is torn down,the applicant would Ue required to ineet the 25
percent liardcover liinit.
Freese stated tliey would like to improve the appea�ance of the residence, and that if the Planning
� Commission deems this to be new construction and requires the hardcover be reduced to 25 percent,he
is unsure how he would be able to achieve that.
Bremer stated in her view this is a remodel but tliat perhaps in the near future this law should be
reviewed by the City since more and ii7ore remodel projects are coming before the Planning
Conimissioii.
Leslie indicated he is in agreeinent with Bremer.
Bremer noted she also is in agreement�with the proposed changes to the driveway.
PAGE 21
NIINUTES OF THE
. ORONO PLANNING COMIVIISSION
Tuesday,February 22,2005
6:00 o'clock p.m. �
(#05-3088 Micliael Kuruvilla,Continued)
Busy Beaver Day Care Center located at 850 Wayzata Boulevard. Currently there is no daycare
operating witliin the Cornerstone New Testarrient Church located at that address. With the new
Highway 12 construction,there is a need for a one-half cloverleaf access in the area of Highway 12 and
County Road 6. The Orono Montessori School currently operates out of 3800 Wayzata Boulevard,
wluch has lieen chosen as the site for the one-half cloverleaf highway access. As a result,the Orono
Montessori School must find a new location for the school.
The applicant is proposing to replace the existirig 4.5'x 9' sign face with a new sign meeting those
dirnensions. A sign permit will be required at the time of the installation. The applicant has also
requested some temporary signage to aruiounce tlie new location.
Staff finds that a conditional use perinit curreiitly exists on the property for 30 students within an
operating church and that expariding the student enrollment level to 69 as the sole use for the property is
not too intense of a use and will not have a detrimental unpact on surrounding properties. The proposal
meets or exceeds the requirements of the City Code regarding day cares and conditional uses within
resideritial districts. Tlie applicant is requesting conditional use pexmit ainendments to operate Orono
Montessori School, �daycare,in the building that currently houses the Corrierstone New Testament
Church.
Kuruvilla gave a bi ief history of the scliool,noting they have operated the school for the past five years
and have been given the opportunity to acquire this building.
Curtis stated Staff recoinriiends approval of the conditional use pernut arilendments and sign variances
following the Planning Coinmission's guidelines for temporary sign usage.
There were no public comments regarding this application.
Bremer inquired how many students they curreritly have.
Kuruvilla stated they are licensed for 49 students but at the present time have between 30 to 35 students.
Kuruvilla noted they are hopeful that enrollinent would increase with the new location.
Curtis stated they are in compliance with the City's parkuig regulations.
Breiner inquired what iype of teinporaiy signage the applicant is considering.
Kuruvilla stated they would like to erect a canvas baruier at the new location to notify peo�le that they
have relocated.
Bremer inquired whether they are contemplating a certain size for the banner.
Kuruvilla stated they do not have a specific size ui mind but that they are not conteinplating erecting a
teinporary sign at the old location.
PAGE 23
y
NIINTJTES OF THE
, ORONO PLANNING COMIVIISSION
Tuesday,February 22,2005
6:00 o'clock p.m.
(Planning Commission Comments,Continued)
Gaffron noted ZB Construction has submitted a parldng plan that appears to meet the concerns of the
Council but that the developer is reluctant to add a second elevator.
11. OTHER ISSUES FOR DISCUSSION
Gaf&on noted the next Planning Coriuiussion work session is scheduled for March 2°d
12. PLANNIlVG COMIVIISSION APPROVAL OF NIINiTTES FOR JANUARY 18,2005
Bremer moved,Fritzler seconded,to approve the minutes of the January 18,2005 Planning
Commission meetiug as submitted: VOTE: Ayes 5,Nays 0.
13. SELECTION OF REPRESENTATIVES FOR CITY COUNCIL MEETINGS ON
FEBRUARY 28 AND MARCH 14,2005
February 28—Leslie
March 14—Kempf
ADJOURNNiCNT
Rahn moved,Kempf seconded,to adjourn the Orono Planning Commission meeting at 9:23 p.m.
VOTE: Ayes 5,Nays 0.
David Rahn, Chair
PAGE 25