HomeMy WebLinkAbout06-19-2006 Planning Commission Packet PUBLIC ATTENDANCE
MEETING DATE (.,V ' � Q -�C�O�
❑ COUNCIL . . , � > ,
� y �`'°a'� J��r ,� ��r y 'XY� � Sr���":.r''�x� ���'s�'��'e„;�dr `�'�'�.+�r:t ,� :;
� PLANNING COMMISSION � f '
;' 4P�,EASE FILL OUT THEINFORMATIO;N REQUESTEDt�
,
❑ PARK COMMISSION :: �ELOW FOR OiJl,t CITY�2ECORDS ��� KP y�,�"`` ��t'rt� �,
+� a� jl� : c i�..� �zs3 t '�sti �i y _. � xo. xr fti_L n ec� 3`•s h.
� ^ n£ � � x c - � g.. S c �r '�y r. �ys �,T' ° �+�.-,uy3�.
❑ OTHER :.� ,�� � � � ? t � ,
J 2 � ! T r ,� 2;'
' _ F.+ .5., .(• eN �<:✓ � S-q Yi?' . '1 /- Y
- __ r. ..+,.� �kSb!' '�"R.c,-
PRESENT FOR(from agenda)
NAME (please print) ADDRESS NAME OR NUMBER
�. :: -%���c�-�, ��� 139.� ��,� . , vb -- � 99
2. � v.��U � c� � - �� � �� �-� ��
3. l v'�,b� .� � l f"'� �, l 3 V l./�'l P�'�- �I"1��
� r --�j ��
4. 1 �� �..����n �.6 l� i����,�,, �.� a� _�.��
s, � u;�l e. L:�n� I/J � 2-�R(� �Y1 l� C��o'
,
6. � -� � :�r��� �t2Z�5 -�- i� �r - �20�
r � 3
�._ U!��x� 3 � J c�,�;,� ����-�. �(��
,
g. 6(9 —��O
�
9. , ' G�� 6� � .�
lo. D� — 3 ZcS �
il.
12. -
13.
14.
15.
��':WdministrutircSuppart\(Forms)\PublicAccenJ�ncc.�rpd �
1y+
��:�
.�
�
�
� ��C�Q.I U-2 C� :. �v� �� �+�
Engineering • Landscape Architec �
C� L`-rc��n��� h�s
I�NCORPORATED. �
� � n o� h r��� r� e,hA�c-e..r
-E-� v Q,v lsz� o
� � '�f�Y��.ec1 1}ernS
June 19,2006. �OS }- <2.�'Yh�1Yl �
Via Courier ��,�y' �S CV S S 1
� . �
Ms. Evelyn Turner
City Planner
City of Orono �
2750 Kelley Parkway
P.O.Box 66
Crystal Bay,MN 55323 �
Re: Response to Comments-City Engineer's Review/Submittal of Revised Plans
Crystal Bay Business Center-Orono,Minnesota
Bonestroo Rosene Anderlik&Associates File No. 00139-06000-1/Plat No.06-3208
RLK Project No.2006-135-M
Dear Ms.Turner:
RLK Incorporated and Ryan Companies US,Inc,have reviewed the City of Orono's comments regarding
the May 17,2006 application for the proposed Crystal Bay Business Center. On behalf of Ryan
Companies,RLK has prepared the following response to the City's comments. Our responses are listed
below on an item per item basis as they appear in the City's correspondence;for reference,the City's
comments are shown in italicized text.
Jccne 5,2006 Letter from Tom Sellogg,Bo�zestroo Rosene Anderlik&Associates to Mike Gaffron
We have reviewed the plans for the proposed Crystal Bay Business Center. 77ie site is located in the
southeast qa�adrant of U.S Highway 12 (Wayzata Boulevard) and Old Crystal Bay Road. The proposed
use for this site is off ce/warehouse buildings. We have the following comments with regards to
engineering matters:
■ The proposed invert of the sanitary sewer where it connects to the existing manhole is approximately
6.S'above the bottom of the structarre. The plans should show an outside drop connection to the
manhole.
A note was added to the Utility Plan indicating that an outside drop is needed and the invert elevation
at which the drop should be constructed.
Offices: Hibbing • Minnetonka � Ham Lake • Twin Ports
(952}933-0972 • 6110 Blue Circle Drive • Suite 100 • Minnetonka,MN 55343 • FAX (952)933-1153
Equc�l Upporturtft�Eanplvyzr
Y
. Response to Comments-City Engineer's Review/Submittal of Revised Plans June 19,2006
Crystal Bay Business Center-Orono,Minnesota Page 2 of 4
■ Sanitary sewer service matst be extended along tlze proposed public street. A sta�b should be provided
at the east property line to allow for fictticre service.
The sanitary sewer has been extended along the proposed public street from west to east. The �
previously designed manholes have been adjusted to allow for the stub at the east end of the proposed
public street to be designed at 8-feet below grade. The connection elevation at the existing manhole
was also revised as a result of this.
��/� ■ T/ze Right-of-Way of the proposed pzrblic street should be 70'wide.
Ryan Companies is requesting a variance for the 50-foot right-of-way shown on the plans.
■ T7i.e plans should clarify whe�•e the roof drains on the.west side of tl:e existin,�btcilding will be
c�ischarged.
Sheets 7.0 and 8.0 show the location of existing roof drains; the existing roof dr`ains discharge at
grade.
■ The proposed invert elevatio�is for STMH-230, CBMH-220, CBMH-210 afad FES 200 do not
corr•espond to the proposed pipe grades ancl s7:ould be corrected.
The invert elevations have been adjusted and they now correspond to the correct pipe grades and
lengths.
■ Emergency overflow points shoulcl be clearly defined and labeled. Overland erner•gency overflow
points should be a minimznn of one foot lower than the critical building's lowest opening. The
cz�rrent plans do not provide this minimum freeboard and shozsld be revised.
Emergency overflow points have been added to the plan. A 1-foot freeboard has been provided from
building openings.
■ Storrn sewer is proposed to discliarge into the ditch along Highway 12, ultirr:ately flowing to tlie
M�iDOT pond to tlre east of tlze project location. The applicant should provide documentation from
MriDOT stating that tlie pon�l is sized to handle proposed r��noff fronz tlae site.
Ryan Companies is working with MnDOT to obtain approval of the proposed storm sewer.
■ The proposed improveme�tts will dista�rb mor•e tl:ara aae acre, tltis will reya�ire a permit fror�a the
MPGA. Final plans shotitld inehrde cr detc�iled Storm Water pollution Pr•eve�ation Plan (SWPPP)for
review a�atl npproval.
A stormwater pollution prevention plan will be included in the final plans.
`
f�
: Response to Comments-City Engineer's Review/Submittai of Revised Plans June 19,2006
Crystal Bay Business Center-Orono,Minnesota Page 3 of 4
- ■ The plans shozcld be revised to include Orono City Standar•d Details.
Orono City Details have been added to the plans.
■ Plan sliould iclentify proposed haasl roastes.
Proposed haul routes have been identified on the attached exhibit.
■ Tlae plans should identify wliere normal and heavy duty pavement sections will be usec�.
The site plan has been modified to indicate where heavy duty pavement will be used.
�_� ■ The existing access to U.S. Higliway 12 sliould be charzged to a riglit-in/right-oz�t confcgz�ration.
� . . . �
We understand that the access will remain as is until such time the road is turned over and a median is
constructed. At that time, an entrance will be moved to the east property line for a shared access for
Western Steel and the business park with a right-in/right-out only.
c The proposed north access to Old Crystal Bay Road should be a right-i�a✓right-out configuration due
'-� to the proximity of the access to the U.S. Highway 12/Ol�l Crystal Bay Road intersection.
Analysis conducted for 2009 Build conditions by RLK for the Traffic Impact Statement(TIS)memo
completed February 13,2006, shows the left-in movement to operate at LOS A with 95`"percentile
queues anticipated to be under 70 feet during the AM peak hour,and the left-out movement to operate
at LOS B with 95`�percentile queues are anticipated to be under 60 feet during the PM peak hour.
Since analysis assumed no lanes to be provided for either movement,and that queuing and operations
appear acceptable regardless, access restriction does not appear necessary.*
*95`t'percentile queues noted are from an average of five SimTraffic microsimulations. Synchro,
using HCM methodology results in shorter queue lengths in these two instances. Full analysis results
for both Synchro/HCM and SimTraffic available upon request.
� � A r•iglzt-turn lane should be added ofi the west end of tlie pr•oposed Public Street for velaicles turning
north onto Old Crystal Bay Road.
Peak hour traffic volumes and anticipated 95`h percentile queuing for the proposed development do
not warrant a right turn lane on this approach(62 right turns, 161eft tums, and 95th percentile queues
less than 60 feet in length are anticipated).
� 50 foot radii shoulrl be used on.hoth accesses to Olcl Grystal Bay Road
The radii have been changed to 50 feet and the plans will reflect this change,
�f
�
Response to Comments-City Engineer's Review/Submiftal of Revised Plans June 19,2�6
Crystal Bay Business Center-Orono,Minnesota Page 4 of 4
��` The access drive to tlie west of the proposed buildings should be �noved as far back as possible from
/ Old Crystal Bay Road to avoid vehicle stacking problems c�t the access points. This may require
moving the proposed buildings to the east.
Based on anticipated queues from the February 13,2006 TIS memo,the throat distances provided
appear adequate.
■ Old Crystal Bay Road should be a three-lane roadway with a shared left turn lane across the entire
frontage of the project. In acidition, r•iglit tacrn la�ies shoicic�be provided in.to tlie pr•oposed
development.
A three-lane section is acceptable for this section of roadway. It is RLK's understanding that the road
is under construction. RLK has requested plans from the City to verify roadway design. Anticipated
volumes for these right tums range from 0-20 vehicles in the peak hours; the 100-vehicle threshold is
unlikely to be met. Further,analysis shows that,as expected,the delay imposed on northbound .
Crystal Bay Road vehicles is at or less than 0.1 second,well within Level of Service A. And since a
traffic signal is in place immediately north of these two site accesses, a large percentage of
northbound drivers are already slowing in order to stop for a red light at the intersection.
Thank you for your assistance in reviewing the enclosed and previously submitted information;it is
anticipated that this application will be heard at the June 19,2006 Planning Commission meeting and
subsequent City Council meeting. Please do not hesitate to contact either Genevieve McJilton of Ryan
Companies (phone 612-492-4334,email genevieve.mtilton(cr�rvancomuanies.com)or myself(phone 952-
933-0972, email jsamuel c�rlkinc.com) with any questions regarding this response to
comments/resubmittaL
Sincerely, Enclosures
RLK Incorpor ted ■ Haul Route Exhibit
■ Revised Preliminary Plans,dated June 19, 2006
� -u (3-full-size sets/ 12-11 x 17 sets)
►.�
J ep M. Samuel,PE
Senior Professional Engineer Cc: (Via US Mail: documents and 11 x 17 plans)
Genevieve McJilton,Ryan Companies US, Inc.
Mark Schoening,Ryan Companies US,Inc.
Vern Swing,RLK Incorporated
G:\Ryan Companies�2006-13�-M\ Correspondence\Ltr City Resp Comments-Sub Rzv Plans 06-19-06.doc
. . . . . ' . . , , . ' , ' • . . _ . . . ' .
,. 2335 West Highway 36 • St.P�ul.MN 55113 :
� � , : �. � �� Bonestroo .' . _ ,. . . _ , � � � � �
• : � ROSeIIe � Office:G51-G3G-4G00 ■ Fax:G51-636=1311 , ' .
, : • A►1dE1'111C& �. .www.boriestroo:com` .; , .
, � Associates � . ,', . , . ' . �� . . _ , . :
' " ; fngineers&Architects � � . , . . . . . f : . ' . � ' +
. . �, . � � . i , . �• ` .. � :��CE�V�� . � ' . : ' = . .
June 5;2006 : ; � � ; . . � . �UN� p :�. z00s � � �
� � �. Ms.Evelyn Turner . � � , . ��:� C�T Y.pF pRo .. �. - . ..
, Planner � . N� . .
� � ` City of Orono . � �,. •: '� • �
. : � Post Office Box 66 �":� � . ; : _ . :
Crystal Bay;MN.55323 � � � ' � . , .
' _ - Re: �14QQ�Bracicetts Poirt Road ` � • , , • � . � .
. .�F.ile No.�000139,-06000-1 ; , . .. . ' : � . :
� � . Plat No.`06-3205 ' , . : . � ,
� ' �Dear Evelyn: . ' � .; : • _ ' • .
' We have reviewed the plan and photos for the proposed improvements to 1400 Bracketts Point Road. , -
� , The plan .shows a,revised walkway and accessible route to the lake; as well as associated =
,landscaping. �We h�.ve the following cominents;with regards to engineering matters,,� , �
� �� � � • Information provided shows that grading will�take place in the 0-75'setback. Please provide -
. . • proposed contours for the improvements.: •. � . . . : � -
- : � ' � �.�More detailed information regarding all plantings, including those shown iri the proposed �` ' �� � .
� � �,."photo" should be provided for.review and approval. . . : ;: .
.. , ,
: If you have any questions please calTme at(651) 604-4863. ; � . � � � �
. �.Yours very truly� - , . . . � . . . 1
.. :. - ._. . . .
' _ ' BONESTROC;R05�NL,�SN,T�EI'.i,Ii�&Avu`�Ci�iTi;a;1T3v. ,� • ,
•. . ��1� - , ; � : ; � � �
, � Tom Kellogg� , � � ' '- . . . . : . . , ' -
_ ' �� • �� � St.,Paul, St.'Cloud,Rochester, MN•• Milw�ukee, WI ■ Chic�go, IL�: - •
. , " f � � �•Aff(rmative Action�Equal Opportuniry Employer�nd Employee Owned • � �
� :qt'' � !.�� �. .1 � � � � � � �j� �l" . �t -���_ q � i'aY �y�� T \
���yyy��� ' ` `' ,e� �w� �+ y` q J ��r i ��.' a<��` �,'�� <��(L� ��y�e,�
� . ,' ` �� �`H .,P� .tt.j_:+f,v.,�t�� 4 � YS 1
r�' ,� + �t �� ��� ` ��� :i '� . ( �.�l)u( S��y�� ��} � �� �! l {' •�S}� aZ�*�i '�' ��+ ti? Y��'
y`,&F � S si a i r r �S E11 � r. a� ' � \ \ �.� �v�N-'�'4 ik . ���
4� �t �� 1 .,t � . �.. �-� � Vt.ik i ��Y� �I �... » ' .. � ��t t
� ' t �i .i� b�{kt... 4� i �h�f �E. �,� rW"'ra, r � ��� � �.^,`�.�. •.� c ��i�. i '��"� �
r . y �,�� \ � ��t��!3 �.r,.l 1iJ ,�5. l��� H�..e` ,t'�,�,� r i .. �'^t c�'` �{sa.
'' ''.,l.;� t��rk y. . � � �• �� ' I a } ��... 1 .J . ��.
;t ti �, : r {� '�� i N�`��,��t� � �� �F, .�
7 � },
� . isk't � ,� �.r y,!1``t� Y' ` � { ' � '•�•• �Fr�s t-,
4 � ,yc,` �� � .; t� ti ti� D r / �� , y�
�,�.fe'644 L��r�''��''��$vS�<".. �{ ���x lt � 63�.�2 f � ,,�. ,� .. �:
'�`�`"�„^�� r��,,t jC,�y ��h ��+ �o �. �✓, � ��/'� � a�� • y�
'� r�'�,>. d' ��., ' 1 �i �r �j r � ,�\ � > t .�it�
Y "k'• 4��� 5 5 . � f�1� .. » I
°���� � �.��. T 4.�y� �r. /��}��'y 4. �. I�k }�. �,, � :��� �.�r'�.,.f� �,� .7�a ., r, `- 1
'�' � '��i � �;,� � �,µ„�. �'+� � ,n � > y„�r: ��a' ,: �, .►o �, . �
'�����, ��?'� �� � � ���� ��t � �« ., ,� :�� T„�r ��
°ti�?w � '�i i !. C'; .�. yy,, � .�'� i,.,a,.�„ �q• r i �.���"5�a'S"� vr,ti "^,W{...
��,..�:���,�� \� .��'�} �':t��� `�! �rC ,1' _.r s✓.�� �" . '7� q� ��
,�� rp �, i�t�t5yy� Y�a "���1 � � .'� .�.yr• 1 ,Gl.'k.�c.-"Y'°�S,;, w� ....�5.
���"a�E'��k+�,4,,,i'. '. `+T . : 'i r 3'4'` +�,"' �r ����k`?��"`F��
-�1, i� , � i � �
'� � ' , .,
r '.��_ � I '� . . a . k d+�'re2��,,,, t
i�� �� 4� I � � '3"- ' �f� ;� e;ic��• I �,.��!"Y A ...0 ' � `�at� �,i��Ys�+""*�fw.s�Rf'+�3.8^ ' . ?Y y,'.
�' a�
k'zM�-" `�r ' A��` F � ''�';�,��'+*��1,\� �;:° ^
,, ,� ��%-. .�s:-..r,r i-
� _.«�.
��:
�,x.� m� 1
, .
r -.,,�3-
� r� _ � ��� ��„T � w;�::::� 'r:..h
• sa,r�� �� �"� �
, �
'� {�''�,� n�f fi i i . t•'�'!,a{. ��
{�,.4, �
� J 1 F j�rrFu�e� 1�'.� '_ �' �,�'�i ��� .L
��� �+ � � ' . ;�'{�.4� y r- �.y�r a.
'� � 'i �. . r �n <. {�' r.
!t'4 , a i. ,� � iqY � . k..��.'�,' E t: "c
� ri��7�x � '.' �'a,�,`��. �t (� .,a � '�� ;��'; '�`
� �II IE Y l�;,y F" j_ � �
P�e y'
Y '�� r,, ��t � �
i, 1�1 � .� ��,-�!'v � ��
��,,,�.v�. Mt, :t;�:ulj� ,4`a�:ir ...31'�c�,,�� 1� '�".�,g;���x�.�'�.� �+,��.j� .sf�3,�`�,kzr.
�
. -
. . _.�.:. €` f. .� .. t� �.t �n.��.�? a ,�r�, ��,��*��'
�' ; ; ''��� �.,�, x c .<�+'
j ����� ,�„ � ��
-lL�' . �`z � �r,� �v 5" I . ����s` � .�.... '�'� �
� t -" -'�� �-" a-- ,n«_��,a e �
.
�, ; � �..���'°�GiS.ti ��:. �� � �.. - r �i
-,..', . t r. xs ,q�j M� ,d. ..� o.. � y q� . .,_„_� � i i �i��i �
� • %' •,.\ �� -S 1TYw: � ' Y ' 11� i!' &n4l�Fi/'i'e c!%�"!",�.✓ a"""�n�.. .. .;� � .
* i + , • ,
_ . wn . �),. �� ��..� -' .
.. ?Mt�'.. .f .m.-.. , ,� F`��� .. � �'-1 y `� .
'�ai . . '� ' G �`'.�„+v'w� . � . . ... . . ... �, ' .I�� „u'.4} �.1'IM�xX,i.wl
� ..� .
' '��� � ' ' � . .. ..r,�� 4 �V Va, ; .i��l'�17}��*`.
y L R :�-.+- ' .' ; t tVx ,..
_ . . ., ' ' , � �``.e'�� '�"�
��: .. .. �
, .,.��:.::.:. �
,; ';.. .
r
m�,�� o �
�� ����:
.' ' ��� . . � y�'��°��t��w�'������'�"�
,. : ... ..... ............ ...
.. . ;.r , r ��'s���&�k.?:�a 5i��.�
" '�".�d" ,r�`�.,< � i�`,f��+�s''y�'g,, r'
.. . . , . ����� ,,,� � ��••�s ���°_��� r,
.. � .. . .. . . .. . .. . 1 ����'���"�y �����'�` § :ka� �.�^�'��
,.,�. . ' . :,,'..,..' ' , . .5'i
. `. . ��� }`3x
, . .. . .. . . . . . . ^i��i s- ��ie�Fe`�x��"�'" � "5��, y, � ��"�` 7s
� � �4. . . . ..
a'�� ;L� .efSf .••�i:+.:'.�..e.��.
� � . ,r, r�+�;,,, ''�;^.;t.:,o.��.
��<T���� � Iti'7
I '�
,;�s.i_r�.._:� 4.<; �' ... ' . ..j�_:"ta� ':
;� .... ' "� ;.� +
"a:, ' , , ' �' i
Bonestroo 2335 West Highway 36 • St.P�ul, MN 55113 ;
ROSeIIe Office:651-63G-4G00 ■. F�x: 651-636-1311
Anderlilc& www.bonestroo.com . '
Associ�tes � � '
Engineers&Architects .
��������
� June 14,zoo6 ,UN ,��� Zp06 �
Ms.Melanie Curtis Y �F ORQ�O
Planner . (',��
City of Orono
Post Office Box 66
Crystal Bay,MN 55323
Re: 2690 Rainey Road . .
� File No. 000139-06000-1 .
Plat No. 06-3204 �
Dear Melanie: �
We have reviewed the survey dated 5-30-06 for the proposed improvements to 2690 Rainey Road.The plans
show several proposed additions to the existing house, a proposed driveway addition, a small proposed
building,�and associated grading.We have the following comments with regards to engineering matters: .
'. • �The proposed grade to the east of the proposed building appears to exceed the maximum allowable
slope of 3:1. A retaining wall may necessary to achieve allowable slopes.
� • Rain gutters should be installed on the home to direct water away from adjacent properties, .�
particularly along the east side.of the property. Rain"gutter locations should be shown on the plans. `
• Plans should include existing and proposed lowest floor elevations. ,
• The plans should clarify the location of the proposed 954 contour line crossing the existing driveway.
It does"not appear to tie into the existing 954 contour. . , �
• The plans should.show proposed driveway grades.Driveway grades should not exceed 10%.
• A rain garden or ponding area should be constructed to the west of the proposed culvert. It should be
_ sized such that the proposed runoff rate off the properry does not exceed the existing runoff rate. A
'drainage area map and associated drainage calculations for the 2, 10,and 100 storm events should be �
provided�'or?x?sting and prenosed conditions. '
• If the alternate septic site shown on the plan is to be preserved as an altemate site,all silt fence and,
associated grading should be located such that it does not encroach on any part of the alternate septic
site.
If you have any questions please call me at(651) 604-4863. .
Yours very truly, "~
BONESTR00,ROSENE,ANDERLIK&ASSOCIATES,INC.
�G''y-'r� �
Tom Kellogg
St. Paul, St. Cloud, Rochester, MN • Milw�ukee, WI • Chicago, IL
Affirmative Action/Equal Opportunity Employer and Employee Owned .
. '
• FILE#06-3199
` 14 June 2006 1
Page 1 of 4 —
:
Date Application Received: 04-19-06
Date Application Considered as Complete: 06-02-06
60-Day Review Period Expires: 08-02-06
To: Chair Rahn and Planning Commission Members
Ron Moorse, City Administrltor
From: Melanie Curtis, City Planner v
. �
Date: June 14, 2006
Subject: 06-3199, Ben Dunlap of Streeter and Associates oii behalf of Minnetonka
Center for the Arts., 2240 North Shore Drive,
• Variance
• CUP Amendment
� • Public Hearing
-----------------------------------------------------------------------------------
Zoning District: RR-1B, One Family Rural Residential, 2-acres/200' width
Lot Area: 246,053 s.f. (5.56 acre)
Lot Width: +500'
Appl.ication Summary: The applicant is requesting a variance from Code Section 78-
1435 in order to construct an open sided kiln shed between the street and the principal
building of the Minnetonlca Center for the Arts. The proposed kiln shed will exceed the
re uired principal structure setback.
Staff Recommeizdation: Planning Department Staff recommends approval of the setback
variance and the conditional use permit amendment to permit construction of the open-
sided kiln shed as proposed.
Pertinent Zoning Ordinance Sections
Sec. 78-418. Conditional uses.
Within any RR-1B one-family rural residential district, no structl�re or land shall be used
for the following uses without a conditional use permit:
(1) Public schools and parochial or private schools which teach a curriculum
similar to a public school, provided no building shall be located within 50 feet
of any lot line of an abutting loi in an R district and a fence is erected 15 feet
or more from all street lot lines where the abutting use is for open play, and
nursery schools providing 50 square feet of playground space per pupil.
List of Exhibits
A. Application&Narrative F. Aerial Photograph of Property
B. Hardship Documentation rorm G. Resolution 4547 -
C. Existing Site Plan � H. Property Owners List
D. Proposed Building Plans I. Plat Map
�. �levations of Proposed Addition
� FILE#06-3199 '
, 14 June 2006
Page 2 of 4 f -
Background � ,
The Minnetonlca Cenier of the Arts has proposed to construct an open-sided kiln shed
near the front of their existing building to accommodate the existing kilns that are located
in this area,wliich is technically more streetward than the existiiig building � �
The Minnetonka Center for the Arts was constructed in 2001; a conditional use permit far
the art school was approved in October of 2000 with Resolution No. 4547 (attached as
Exhibit Ti).
------------------------------------------------------------------------------------
LOT ANALYSIS WORSHEET
Lot Area/Width
RR-1B Lot Area Lot Width
Re uired 87,120 s.f. (2 acres 200'
Actual 246,053 s.£ 5.56 acre 500'+
Setbacks
Zoning Ordinance Section 78-418 (1) requires school uses operating under a conditional
use permit maintain a 50' setback from all residentially zoned property. Although the
Hill School of Minnesota exists to the direct east, a 50' setback from the eastern lot line
as well as all other lot lines are required due to the RR — 1B residential zoning
surrounding the property.
RR-1B Re uired Existin Pro osed
The kiln shed will be
located approximately
Front 50' 200'+ 20' closer to the road than
the southern most portion
� of the buildin .
Rear 50' 70' No chan e
Side west 50' 130' No chan e
Side east 50' 115' No chan e
Structur�l Coverage
As the property is in excess of 2.0 acres the structural coverage limits do not apply.
Hardcover Calculations
This property is located outside of the Shoreland Overlay Districi and therefore not
subject to the hardcover regulations of Section 78-1288.
Vari�nce
Zoning Ordinance Section 78-1435 requires accessory buildings to be located behind the
principal stnicture and not wifihin the required yard area. The proposed opeii-sided kiln
shed will meet the required 50' setback froni all property boundaries, as is required for
school uses within the RR— 1B zoning district. The applicant has proposed to construct
ihe kiln shed in the area of the property which currently houses the kilns. This existing
kiln area is located in the front of the western side of the building. ,
' , FILE#06-3199
14 June 2006
• ' Page 3 of 4
Hardship Statement
Applicant has completed the Hardship Documentation Form attached as Exhibit B, and
should be asked for additional testimony regarding the application.
Hardship An�lysis
Iii constrlering rrpp/icrrtiars for variru�ce, llre Plrrn�li�rg Conunissio�r slrnll coirsi�ler tlre effect of 1/�e
proposed varirurce upon t/ee/iea/tll,srrfety a�ul welfare of Ure co»rnru�rily, exlsting a�rd rurticipated traffic
conditioils, Ifg/rt n�rt!alr, �lrurger of,f�re, risk fo!/re pub/ic safety, tu�d lire effect on valrres of property i►1
tlre surrou�tdbrg arerr. Tlte Plrr�rning Ca�rinlsslon sh�ll cotlsider recoinmeuding approval for vrrria�rces
froni !he lfteral provisions of Il�e Zoni�rg Corle i�r insta�rces wlrere lheir strict e�rforceme�rt ►vou/d cause
untlue Irards/rip becarrse of circumstances u�rique to tlte l�tdividtrrtl property unrler cnirsiderrrtioir, n�rd
slrall recon:n:ear!approval orrly wlten it is denronstrater!Urat suclr acllo�rs wi11 be br keeping wit/t Uie
splrl!n�rtl i�rte�rt of t11e Oroito Zo�tiitg Corle.
Staff finds there may be hardships that warrant variance approval for the kiln shed. The
art center building is located over 200' from the fiont property line of North Shore Drive.
The proposed kiln shed will only encroach approximately 20' closer to the road than the
building. The existing building is situated at an angle on the lot and the kiln shed would
not appear to be closer to the street than the existing building.
Conditional Use Permit Analysis
Zoning Ordinance Section 78-916 allows the Planning Coinmission to recommend that
the Council grant a conditional use permit when evidence is submitted to the City making
the following findings:
(1) That the proposed location of the conditional use is in accord with the
objectives of this chapter and the purposes of the district in which the site
is located and the comprehensive municipal plan;
Although varica��ces c�re requested for the location of the accessory
bzcilding related to the location of the principal st�•zcctztr�e, the required SO'
setbacks gove�•ning the coizditional use permit will continue to be met.
(2) That the proposed location of the conditional use and the proposed
condition under which it would be operated or maintained would not be
detrimental to the public health, safety or welfare, or materially injt�rious
to properties or improvements in the vicinity; and
Stcrff finds�zo eviderrce t�h�rt. the proposed addition��ozcld be detrimental to
tlie pzcblic health, safery or��elfa��e, or be mate�°ially injic�°ious to
prope�°ties o�� inzp�•ovenzent in the vici»ity. Furtlze�•, tlze City has no reco�°d .
of neighbo�� co»z�lairrfs crnd has dete��rninec�the z�se to be in complia�ZCe �
�t�ith any and all actzve condilio�zal irse permits.
(3) That the proposed conditional use will comply with each of tlie applicable
provisions of this chapter.
�
FILE#06-3199 '
14 June 2006 .
Page 4 of 4
Aside fi•om the variance discitssed above, the pf°oposed addition meets �
front and side yard setbacks, complies ��ith st�•ucttrral cove�•age
limitations, and zs not subject to ha�•dcover ��est�•ictions. A building coc�e
�•eview ��ill be con�zrcted by tlze Bicilding Official �t the tisne of building
pe�•nzit sacbmittal.
Issues for Consideration
Are there any other issues or concerns with this application?
Staff Reeommendation
Planning Department Staff recommends approval of the variance and the conditional use
perinit amendment to permit construction of the open sided kiln shed as proposed.
. � �. ;�; } .
. �ch
City of Orono
� � v r • ■ ■
ariance Application
Street Address: � Application# (7(c �;�f C�C�
��� 2750 Kelley Parkway Date Received: �{_�� .y C►�to
O O Orono, MN 55356 . Amount Paid:
� Staff: �p,`a,h 1�.�
Main: 952-249-4600 Fee: $600
� t' ��� �* fax: 952-249-4616
�� �� �ti`� Mailin Address: Renewal: $300
g After-the-fact: $1,200 Double Fee
��x'ESH�4'� P.O. Box 66
Crystal Bay, MN 55323-0066
This application form must be completed in fuli. Appiicant will be notified within 15 days as to the status of the
application. Incomplete applications will not be placed on Planning Commission Agendas.
PROPERTY INFORMATION: 1 '
Site Address: ?2u,� ��Q� �jH�j I2� �V u
Property Identification Number (PIN): �,p��"�Z3���p1q
(Attach legal description to application if not included on the survey.)
Date Property Acquired (month/year): ❑ Yes, I own the adjacent parcels.
Present use of property: ❑ Residential ❑ Other ��,pL.
Zoning District:
APPLICANT INFORM ION: (Complete legal ames and marital stat s required for eac interested party)
Name: p S � oG,�4t�
Phone (home): ���'Z_ �3 _��g Phone (work): °/S'�— y ci —�'7 (r �D�g
Address: p q v5 !
Email:��Aui4d g�3r�f�� ot14���owt Fax: �}d'� �F�f�'� 4��1 S?
OWNER I ORMATION: (Complete legal names and marital status required for each interested party)
Name: �,c ,v
Phone (home : /_ gc� Phone (work): 9S`2 -Z�j��(�� x t�
Address: 2 c� i�?n�' �n,r� �� �,tar4af?�t74,T1/IU s��'��
Email: ��,�.I�h���Q�rS•�e�o Fax: �,S'-Z - 73 --73L3
DESCRIPTION OF REQUEST: Estimated Project Cost: � I17D�bOt9--
Describe the request in detail (attach additional sheets if necessary): �
� G C�C—'C A,TI'�h�/j-��IUG_'`
�1 �
�l�'� '� �, ` � .
,. ��..,, � . .
S �,.t
�� �t� � ��� �� �,�s � � 1
�-�. �,' �'r� .� . "'"���*''.-��` ',. i 1�)
J � t�,i2j� T Cq r � �
� t � �.'.L.�'y '� � Y.
�'t 4�. \i}'� �� ��i —J • I
P �/ a.�sr
l"1� .��--�� `-��:.�
�
§f iJ p:. .
: � ' .
Application#
Date Received
Amount Paid
CITY OF ORONO - GENERAL LAND USE APPLICATION
PROPERTY LOCATION
Site Address 22�(7 1Jp�. S�, � p� , 1�1q.Y2�-rq MN S� �/
- Type of Application to be Filed _��S-t-r-r-v�tfl�t,�-�
Property Identification Number (P.I.D.) _ (�l I 7' Z 3�,��� �
APPLICANT
Name / � � �-�-�g �
Phone (home) 9S`L-�i?�-��i►/g Phone(work) �'7 Z� --'S`7 /D$ �
Address �r��'7 (.'���+c. �;p2i�,�City_/�TKi¢ Zip ���5`�
OWNER (if different than applicant) �
Name �uqav,v C-- L.• �`EA-7`O�✓
Phone (home)��'Z- �`7/-to33S Phone (work) !SZ- �7!- � �
Address_22�0 1Vu�l ,�62c� L� City Zip�'�'.��J/
Date Property Acquired Sc�'�2����� `7� S 7L (month/year)
I (do) (do not) also own the adjacent parcels of land.
FEES - CONDITIONAL USE PERMITS -
$600.00 Residential Accessory Use
�$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 Ea�ement 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
G
, r� ,
f:.5.�`.... ; , ;;�;-=;;•� �K;;`�,�
� / ti`
r /�1 ,t `,,.,:,s ; ��t:'� � t:�,
t�..4L,� v.7 ...�I i'; �'7 i r".,� wy} .
w. ;s:'. ,:; ;,�>
�� �/ ,_—;.• �;:, .....- :i:' ''•�.,_::"t�s:!
,z,2::�?''i�;r.r .. :- ;.% .
4' h% {'' �' �� '`.� �"i{ /+.'l: . ,
'"� ,. ir ,.��. " �....... .. . ....+� �`�i:.. ,r.'�%'
• From: U4/1�%lUUb Uy:�y �tJl! N.UU1
' t+Nk-iy—CUUbIWCUJ u�, ui ' f�. uutiuu�
, ,
. '
REQUIR6p SUBMITTALS •
1. �Gompleted Applicativn Form. .
Z. Describe request in datali.
3. �Certified Proper�y �wners List of Qwners within 35�' vf the subject property,
labels and •plat map. List, lab�ls and map may b� ob#ained fmrn Hennepin
County Department af Financa, Gvvemm�nt Center, A-603 300 5outh 6�'
Street, Mfnneapolis,tetephone Q92-348-5910).
4. C�rtlfiaate ef Sulvey (signed by a licen�ed surveyor) - �efer to handouf for
survey lnforrna6an.
5. _�Attach IQg�1 dascription tv application If naf included on requfrod survey.
6. Topographic survay (sxisting and proposed �antours) if. land alterations
�nvofve chsng�s in alevativn (grades). , �
7. Li�x of tha(egal names(include marital status) of all persons wifh an �nter�st in
#ha propetty, Th9s would include name(s) of app�l�ant(�) if net curr�nt
�. �owner(s).
Construc�ivn plan, if applfcable (s�e staf�for requirements).
8. As an addendum to this appllcatlon, pl�asa�ttach �separate list of.any othar
persvns yau wlsh notifed of thls application.
YOU ARE REQUIRED TO 9UPPLY 3 COPIES OF LARGE DOCUMENTS ANp 1 COPY
FOR REPRODUCTION (1'f"X 17"OR SMALLER) FpR ALL DQCUMENTS
SUBMt7TED. (Staf�w111 require sca(ed drewings of all aacuments, pfans, a#c. to be
� submitt�d.) . �
The Appticant and Prope►ty�wner must sign this appliwtion. Please remember that your ,
appl(cation Is nat compieta if the above informativn has not heen Included.
C�rtlflc��on by Cleria�l pep�rtmant tf�a#�and Use Appllcatlon is complsta.
Initials af Cl�rlca) StafF. � Qate
APPLICANT'S �IGNATURE
The applic�n# heroby agre�s #o provide all i formation �aquirod er requssted by tha
toning Administrator, agrees fo p addition fees (staff time not covered by�origtnal fee
p�yment)and�or unusyal expen incur n revlaw of this applir.atien,and certiBes�thet
thp lnformatlon supplied (s tru nd co to the Dest of hfs/her knawiedge.
ApplicanYs signature Data / �
OwNER�S SIGNATURE �
Tha awner hereby acknowledges �nd �graes fa this epplicativn and further aufhorfzed
reascnable entry onta the property by Ci�r staff, cansultar�ts, agents, cvmmission
members, and Councll rnembers for purpQSes vf Investi,gation and verifcat(on of this
request. �
i �
Ow�er'�signature � ,c.dk�" Date
Applleant muat haw v1 e 'iCals' th CiXy officea 25 day�befon the Planning Cornl7'rliasion�
Plannlnp Camrrtiasion Maatings ar eld on the third Monday af esch rrlonth. Applicants must be present
at vlt �chadule�d re�iew meeUngs of the Planning Cammla�ion end Gouncil. If an applicant is unable tv
attend�1 scheduled meating, plQes�rrlak�erra�ppements to have an authorized�ger►t attend In yvur place
and advlse the Bullding�,Zoning affice of this change prlerto the meeting.
. . �
7 �. �: �`1 ' �1� ,
g�.�%�'?';r t::,°`: i �'' �?:; :,f•�`�'k;, .
. . � r�e`1 ��.I �.'�I' t`. ;`:, `4 .. .
w.�� t••.j .�I•, '4•�' S:�f
G'C�, r '+.`!) J t�:i .. " �"'� /:?:ti '1
� ,`
'���i� p. . �'•J �,.� ' .z- i 1 h
(. C'l•w,(�A
` � ,�+H�y ; 1'ii� � Y` '��j �
p � y
•�j r �"�K „t;� Y' L:7:r;+�8?.1� �LS.�' �� .
�':�'„t+.3r�.d'
REQUIRED SUBMITTALS �
1. ?� Completed Application Form. '
2. �—Describe request in detail.
3. �C_Certified Property Owners List of owners within 350' of the subject property,
� labels and plat map. List, labels and map may be obtained from Hennepin
County Department of Finance, Government Center, A-603 300 South 6tn
Street, Minneapolis, telephone 612-348-5910).
4. Certificate of Survey (signed by a licensed surveyor) - refer to handout for
survey information.
5. �_Attach legal description to application if not included on required survey.
6. Topographic survey (existing and proposed contours) if land alterations
involve changes in elevation (grades).
7. List of the legal names (include marital status) of all persons with an interest in
the property. This would include name(s) of applicant(s) if not current
owner(s).
8. �Construction plan, if applicable (see staff for requirements).
9. As an addendurn to this application, please attach a separate list of any other
persons you wish notified of this application.
. YOU ARE REQUIRED TO SUPPLY 3 COPIES OF LARGE DOCUMENTS AND 1 COPY
FOR REPRODUCTION (11" X 17" OR SMALLER) FOR ALL DOCUMENTS
SUBMITTED. (Staff will require scaled drawings of all documents, plans, etc. to be
submitted.)
The Applicant and Property Owner must sign this application. Please remember that your
application is not complete if the above information has not been included.
Certification by Clerical Department that Land Use Application is complete.
Initials of Clerical Staff: Date �
APPUCANT'S SIGNATURE
The applicant hereby agrees to provide all i formation required or requested by the
Zoning Administrator, agrees to p addition fees (staff time not covered by original fee
payment) and/or unusual expen incurr n review of this application, and certifies that
the information supplied is true nd corr to the best of his/her knowledge.
Applicant's signature Date � / �
OWNER'S SIGNATURE �
The owner hereby acknowledges and agrees to this application and further authorized
reasonable entry onto the property by City staff, consultants, agents, commission
members, and Council members for purposes of investigation and verification of this
request.
Owner's signature Date
Applicant must have all submittals into the City offices 25 days before the Planning Commission Meeting.
Planning Commission Meetings are held on the third Monday of each month. Applicants must be present
at all scheduled review meetings of the Planning Commission and Council. If an applicant is unable to
attend a scheduled meeting, please make arrangements to have an authorizea agent attend in your place
and advise the Building &Zoning Office of this change prior to the meeting.
.F'�
� � � er.,� f;��ti?�: ;_•`,•—'�``�'i,,,,.
�� �.; r:,-:j :� ;�; r� kr,
�:.��.f;5=a;u� :} ^f,�li ..�I .1 ;.,:� /J'�F; •
�r���'� F., • ;`.I _ ., ";:{ ...�='"�''
� ��� :ii.;: .' �'•.,..'n' ;`� `,p'�� '/d(��
/� :? fwi j ;_•i .(1',i irt:i �',`.i `!`') l�k' .
i t /.�1 ..+t:.',^.�. 4 r x..�.�� �:�.. :(•�..
, � � ����• U4i 1�7/LUUU U�7.J�7 itUl/ � .UUJ
. r+rn-ty-c�iun�wtu f u�, nc f�. ��u�iuui
. �
DATA PRIVAC_ AtaV1SORY
Jn accordan�e with M.S. �i3,04,Subd,2, "R(ghts of subJects of data",we would like to inform you '
that yaur request for a permit or license from the CIry af Orono or any vf it�depariments may
requira you to fumish ce�tain privat�or confider�tial informetion. .
I
Ypu are notifted that: .
1.• The lrtformation yau fumish wifl be used to determine your qualifioat(on far the permlt or
li�anse requesked. • � , .
� 2. Yvu may r�fu�e to suppiy data, but refusal may requlre tttat fh�Cfty deny the perm�t or .
Ilcense.
• 3. The informetton may be shared wtt�ot��r lacal,state 6r federal agencies to the extent
• ' • necessery to proGess the permtt or l)cense. ,
' �. If yvur requ�sted pemnit or licanse raquires Council adion to approva�same infarmaiton
may bocome publlc. •
5. You have r.�rtaln rlgh�c under M.S. 13.04(see following page) to review private data on -
youiselF. •
. 6, Yvurfull name is requlrad ta procass thi�applicatien,er permi�. �
�6 Y CU'7 h� �` ' '�'1 i°eC.f01'� � N��hV1��t l^�kt� ��'li Cv �r�'�'�e' �Ir-+.5
Firat Middle� Last ~
a Z�/!J iVOr il�h �tn DI!Wz-- • . .
_�y�.a.� �'�'i'nl �5�9� L75�, y 3 T �.� i
7 3 �x t �
�
CIly S�tate Zip • Pf�one •
I un tsnd my Nghts.as steted abvve. .
I s�/r�/� �
. ig atu '
t
. , � �
. � . . ,
� ' � �
i '
,; ..
:� '� '
.. .�` t�����'7. /�F� �r� �.
�-��.` � �t?.4 .� L i l �` U
6}�� 'i� ��� 4L•'�tL -'.{ 'f) �e
• W�, l�, ;t :.
� Y� '•r`'` }'� ����� �� lF��i
�y
'� f,� �. '�� ¢v'.==4i�
5 a� � �'s,.=„`�%:
. � From: 04/19/2006 09:39 #O1/ N.UU1
• Hf'h-iy-cUUblWtLl� Uy:uC N. UUj/UU.�
. t�EqU1R�D SUBMITTALS:
AIf of the follawing informatlon must b� submlttad by the application desdline datc in order for yaur
application to be process�d.
❑ Pre,Application Meeting Form, completed by� City Pfanner. -
❑ Completed Application �orm ,
❑ Cvmpleted Hardship 17oCUmantatfon Form
O Cectified ProperEy Owners List—own�rs within 154' of�he subJec�prvperqr, labeis and plai ma,p.
List, labels and map, may ba obtained from Mannepin Counqr Department of Flnance, •
' Government C�r�ter,A-603 300 South 6�"Street, Minneapolis,telepho�e 61 Z-348-5910
❑ Origfnal Celtfficate af 5ulvey (slgn�d by a licensed surveyQr), m�eting al! the requi�em2nts
llsted wnhin thls paoket, InCtuding herdoaver caiculativn�s. Aiso provide one copy 8.3" x 11" or ,
� 11"X 17"far repraductian.
IJ Compicted hardco��r calaulation worksheets (as provided within the varianc�packet).
❑ Tapographic surv�y — invluding axlsting and propos�d olava�ons, and proposed grading and
dra.inage. ��or, lakeshvre� propertles the cvntours should be shown extending 5a' inta the
adjacent propertias. Previd�one oopy 6.5°x 19" or 11"x 17"far reproductfon.
❑ Sketches or plans of flvor and elavatian views (providc on�copy 8.5"x 11"ar 11"x 17").
O Additianal itams may be requested by Clty StafF depending on th��cape af thG project" .
APPLICANT'S AcKNOwLEp�EM�NT:
The epplicant ftereby agrees fo provide atl tnf�armativn required or reque$ted by the Planning
Departm�nt, egrees tv pay additionel fess (stafiF tima nn#cQv�red in tha original fee payman� andlar
� cnnsuf�ant expenses incurred In review of this applicatian and certifies that fhe infarmation supplied Is�
�a and correct to #he best af hislhar knawle ga. TF�a applicant recognizas that he/she ls solely
� ' rec�pQn$ibJe fvr s�bmiffing a com at� lication bafr+g aware that upvn failure to dv so, the � '
sta� has no alE�rnativa but ta r oct I, ntil it Is complate vr tv recvmmend the re esE fvr
denial af the requesE regardl li�,, v�ential merit
� A IicanYs Signature: �� ( / l�ate: �
PP
Applican�s Signature: Dat�;
OWNER'S ACKNOWLEDO�IVIENT: •
The vwner hereby acknowfedges and agrees to this application and furEher author,zes reasonabl0
entry onto the prop�tty by City St��F; coasultents, agents, Commission & Council Mamb�r� for
purposes of Invastlgation and verification of this requ�st. •
Owner'9 Slgnature: � Qate: �/iR/oG
pwner's Signature: Date:
Appl(cant must have all submit�afs intc the City o�cas 25 days before the Planning Commi9sion .
' Me�Ung. Pianning Comm�ssion Meetings are normally he(d on �hg third Monday of aaoh month.
Applira�ts rnu9t be present at alt SGhedul�d revlew maettngs of the Planning Commission a�d
Council. I� an applican# is anable to att�nd a schaduled maeting, plea�e make e�ra�gemenfi9 tv
heve an authorized repcesentafiive attend In place of the spp(icant end advise the Cif�r Planner
a�signed #c your project
, �a
� �,.�," �cF�;�� ;.
{; k i„?�(` � ',.,,
� � � �['� �� �� F�1 �' r�;
$`�•• Y� ^` A �4.A 1t �
�;•' �:.� �,,,f' L i.!. f�E
�ur�a�,u:kS31 -:.Y �s: �:� r/, ii
y Ye:�lt �ie'� � 6�
�y�jF�c � �' �;1� � � i' 1� rl ,1' �
�"}{�a i4?( 4a" 4).� S."s�. ' �''fS�SS° �
/,y' ��L.�f� `�:�5� t�}• t;G., w 1 . i
'�2 '�t,��'! h;Q;19::ds -
• rrom: U4/19/1UU6 Uy:39 #U1/ N.UU3 �
HNh-1'9—CIIUhI,WtUI Uys t1C F'. UU�/UU�i
pATA PRIVACY AI?VISORY
!n �ccordance with M.S, 73,04,Subd,2, "Rights of subJeets of dafia",we would like to infcRn you '
thet your requast for a permit or)icensQ fhom the Clty a!Orono or any of ib departments may
r�quira you to fumish �ertain privat�or Gonfidential informetian. .
Yvu are nvtified th�t: . �
1.� The lrtformeti�n you furnish wil!be used to det�rmine your qualifi�at(cn farthe permlt or
licanee requested. • . .
2. Yvu may refuse to supply date, but refvsal may requlr�that th�City deny the permlt or .
license.
� 3, The infot�metf�n may be sha/�d wltA otR1�r local, �tate 6r federal agencies te the extent
' • necessery to process ths permit or 1lcanse.
4. If your requested permit or license reqyires Council sdion ta epprova,sam�informatton
may bocome pub►!c. •
5. Yeu hava cert�ln rlghts under M.S. 93.04(ses fallowing page)to revi�w privat�data on �
yoursalf. •
. 6, Yvurfull name is requfred ta pracess this applicatien,ar perrnit. •
�6X_LLYlV1G L � �i°cC.�'0Y� � N1�hV12"�hkCA �C//1iCv �r�'�"h' hvr'f�
F�rst MiddlQ I„ast '—'
a L�/v ivor rC-f-i �.ta D����z- • .
. ,
�� M�1/ S3'3�/ �75;� y73 l'3�/ �zt i�
�
���Y Sh�te Zip • Phone •
I un tsnd my rlghf�,as stated above. ,
�/r�/� �
, ig atu '
, . . .
't�l� � �.x'�"�,, �„s�7 ��� �.f; '
r`r'a�r� eJ {�,j �!� �S 7 :,�,.a.��;i I ��:
���e"^e« C:n'� 't:-:. �'�� .'� �5'�1 i
�, "~ ;. ,�.,:•-• I �`,•• i
r..i/ � . �� I t�t r,� i�+�
��i', .t �i`t y'.'1 �i7 �,i�
•�.:.u.�ry n..:;w:d:l ��-a, �� �r,� f
.. L°�':d � ..
�. , ' 4/12/06
G
r
rn •
11:
U
� .
� .
/ . •
�
'� � ASSOCIATES
c
u . . ...
•r_
n,
r
�-� Proposed project
�
� Lo�ation: 2240 North Shore drive
; INayiata, MN 55391
:J
y • �
y
L
iJ `
if/
�
�
� . .. ... .. ,
(^.. . . . .
�
J
�
; A big part of the Minnetonka Center for Arts (MCA) is its Ceramic department. The
`'- ceramics department requires a wide range of"Firing Techniques" which are generally
� � performed in a "Kiln". Tlie kilns are mainly located outside the ceramics department in front
� or the building. We are:'proposing to build a "Kiln Shed" that will not only provide a unique
� design element but will also conceal the unsightly kiln that are located in front of the building
M now. The design of.this'Kiln Shed will simulate the existing structure and will blend in to its
�� surroundings. �
�
�� . . .
4fl . , . .
�ri ::,:.:>,.::��.::+�'`
2
j �
:.�`,� .. , . r
y;, . y.
.� . , ��e
�•a � .
3 . ' . >. '`:°_'
; ;`::;���,
,� � t :;3;'•
^a ' ,' ' :y' ;�;;
� -
�; . ;iy
r .`i:�.�(�?�;?��1:yt�, ..
�L . „'. . '� ;'�[;:1:',.. �
r+ .'• .r ::.lµ., ';?� �i}
�J F;t�::;,t� ..i;::j:�tr��s�i;:;
,� . -i:,:.;ixeii���'�t4i;i- >S;Y:
� : r��;�^;;;�:..
''3�` r
� . • �:i_•;.;,•:�::�:;k;
� �,,`':;.:''c,.'�,��_;�,:';. ..
� 1��`=;:ti';i:;�:;:;;.�;,t�'�r"i?i'�:>::�.
.,. .'i a ,sr
c�l . S�'i
� . , ' 4,.}�.
� . „r`t�f.�;�
U C`i�i'•:
iiil�it,.',.
?r:i;L'
�r � .,�2;y�i;�r„ ��' f^
:J .:�k.... �:' .;r'o
_ . i, if o
~ ;7 �1 ,,' _ ,. .-, -- _ , , E�>`'� i; ,;,,,,;,;:�;;
s�_�:�y,.
'� ,� ,� �,� . .. � . 'y,�x:`�'
n . � ax�°`. �. ..:..... � . . '�':��'�`i
.t�• , ' � •... � aiti�*�,,,,��?,
'� _ ,_,.: _J ' . : ' � ��`z..:. 1
�}�-7.i` . , .'� ��.• a� :�.y �. .U,..,.• :�
c� �� �/ �`��, _._.._� ��__..-' �.,. � �'`" �:
Ll LI 1;;: =i:1 �';%�`, 8�i
� , t,:
J
:..�
<J �
F.. .
J
-r,
• 5':.. �j '. y�_7 �
. � �'J�� ���$�A��aw'
.Y �� ��_ +�•;p-�'��] .
• - _.� �.(�typ ?.:' , .
. �
s ' �� u "�F,��
. v �, �,',1, �� ��
�.:
. .._.�.�
E .. . �- • '���:,�"� •
�'��
.��ut, :x� T,:<.,,.y-. r��' .r�"���
` ` ° Date: 2 June, 2006
530 north thtrd s[reet minneapolis, mn 55401
612.338.0005 612.338.0141 fax Jddltd.com
To: Melanie Curtis �
The City of Orono � .
' 2750 Kelley Parkway
Orono, MN 55356
Cc: Ben Dunlap, Streeter and Associates
Roxanne Heaton, Minnetonka Center for the Arts
Re: Minnetonka Center for the Arts Wood Kiln Zoning Application#06-3199.
Dear Ms. Curtis, •
James Dayton Design has been forwarded your Request for Further Information regarding Zoning Application .
#06-3199 for the Minnetonka Center for the Arts. I am enclosing 3 items for the application as follows:a revised
2001 Master Site plan,sheet A-000;the 2001 Record Set Existing Survey,sheet A-001, and the 2001 Record Set
Landscape drawings, sheets L-100 through L-702.We hope this enclosed information for the application showing
the original landscape and civil design completes the application.
When the 2001 project for the Minnetonka Center for the Arts new building was originally reviewed by the City of
Orono Planning Commission the site plans showed the Ceramics and Sculpture Courtyards and the Wood Kiln on
the south side of the building. The enclosed sheet A-000 shows the location of these elements, items 5 and 6, as
they where located in the 2001 review along with the revised building design without the"tower",which was
eliminated during that planning review. After planning review,for budgetary concerns,the construction of the Wood
Kiln was postponed, but the Ceramics courtyard remained for the future construction of the Wood Kiln that is
currently being submitted for review. The other site elements in this area including the plantings, rainwater garden
and pond, and sidewalk to the courtyard were also constructed.
The enclosed sheet A-001 is the Existing Survey with the description of the property from the 2001 Record Set.
The enclosed sheets L-100 through L-702 are the 2001 Record Set landscape and civil drawings. These contain �
the 2001 Existing Conditions Plan L-100, Site Removal Plan L-200, Site Layout and Materials Plan L-300,
Surfacing Plan L-301,Grading and Storm water Plan L-400, Erosion Control Plan L-401, Utility Plan L-500, Planting .
and Seeding Plan L-600, Plant Schedule and Notes L-601, Site Details L-700, L-701, and L-702. The design in
these drawings make accommodation for the Ceramics Courtyard shown in the Master Site plan and for eventual �
construction of the Wood Kiln being submitted.
Regards,
Patrick Regan,
James Dayton Design
Encl:A-000, A-001, Li 00-L702 �
' ' , � � �' �
� �/�
- � 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 Statutes 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."
� �2?�-r 1�,�,h �s ��,�-4 v�� . w� q-•2�
�—�s�..�� -Tc� '-72oc..os L� �Ne�Ga' �- nv'�.�
-T"I�ls A-rl.,��A.
2. "The plight of the landowner is due to circumstances unique to his property not
created by the landowner."
I��
3. "The variance, if granted, will not alter the essential character of the locality."
1� I�QA,I�r-Lth w� ��.� r.�� ��d�u�c �-H�-
L�i�T�—I��u c Tt}A�T A-►tc� L�r.�r� �-N�4
- N-��..-
4. "Economic considerations alone shall not constitute an undue hardship if
, reasonable use for the property exists under the terms of the Zoning Chapter."
��+D
. �4S��y"�y ..� ,� .
� � ? �>� ���� 't
� ,� 1C}1 � 1�1� ,��� y'�,� ��' !�.
��rfi+r �J�I9 t::J �'� �+� t;h � "�'�„,�''
!^ 'k y, !, �.i pl.`„3'Fr f �l� 1�.:
� (1 r'.c;�'L`S.,a r:�.. �;�� 1?�� � _
�� J<, f.G: ` r•, u
� ���f:{�i ,{�ifi fF:`, ,tl �l�' :i,?'�; • i
�u ��'° •^. `Y�� �ui.iyi:� -w'
�!";;� �� ��=� �r;��;���
�;� ��,�
Page 2 of 3 •
5. "Undue hardship also includes, 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 Adjustments or the Council may not permit as a
variance any use that is not permitted under this Chapter for property in the zone
wher�the affected person's land is located.° .
��r�-S
7. "The Board or Council may permit as a variance the temporary use of a
one-fam,�ly dwelling as a two-family dwelling."
�-
8. "The special conditions applying to the structure or land in question are peculiar
to suc�'h pr�opert or immediately adjoining property."
l ���r.- �� v'�/L� UNl�L� �}� tGt..
Ti�.� k-t�c. /�bo���t i�6t��s= /4- Tir.� �'s
L�n� rti.�.�G..
9. "The conditions do not apply generally to other land or structures in the district in
• whicf�said land is located."
���
10. "The granting of the application is necessary for the preservation and enjoyment
of a substantial property right of the applicant."
b� '
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.'* '
�va
�
r2 �y �� �.
� /� /{`r•G'`"c�`'��� �n1 �5� k�i � �.'�1 '!
!,i �#;,i, F r f �`:l �y1 °.� •1 1 �'�. �:
��)� `� r L-i: !j 1!I-�,
� IL r ��:� � .� ..^.3 f�� �� �
��4�1� �!�: . F. .
. �. � yiY .; `y::: 'I ' ri• (��,� ,�f
i� .}!, �ai cL'.^.iw2)i.�"�.7 ''W `���'f
,��:� .`�S.' .
• 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 difficufty."
� _��S
! I
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):
�
� I
,� ,r�'� -`"'�'�3: •��'� ?
.� «-
� i53, �", �� � '�
�`t°� ��'` � ��i} � t j '�; k'� ���'� !;I
t� ��y� �p�;� '•, �.r„�, sJ kM,r,+��Y,��� a
� � t '� s:. I•..� �` �i
'. . �5.4 i'� �� CI,i'.,� �
��i��.l .`,x1� �l,t) F�+s c�i�.uv. �"�� ��i.,^-�.r'
� i�.. ,Y
�� '�h.r44�+ .
i �
��, .�� ^�� �
Q � � ✓���u��°�� 1��~�,)l� �"�,��, . �y . �,��' �—'`>_ -- ' - —
,.t.� �j _ ?� , �� i��4� � :�� '^� ---��,; :.,:
N � :�.� ;�: � ��1�� �;�, ,�.�1�.)- '�, .�1.^'�'�,,.-y�t�`� ;., � -��-�'-`-' ���ji�� �� �. � .?l� t���}'�����
D (�) ,�,...�:�c • €' -�= �,' � / C�. �, t.� _�'�� � 1 } _ /) _
r, '� � ,''`�F ,+ '�y�y` .� �'s1'`_.
� I� . '^u`� � � ,��r..-..Z � ' '� � r F ._ .-.t_ ���' f.. •.�•1. ���� ' �.�J/� '
` I)1 'x
.
. ,
W ��t. —r��_ . �, �� s' �� , N " �— .1 � .�(�'-` � ��I_='
c� � '�' �,
. � �}
- _ �:1� j M�.;�.� ��rk - j�: �l f
� " � .� ���,�� • � � f�, j` S �� � T ���
n. � � �� ���j ���
. .
p � � i ` , -'' ,
(� . ��1 . �F '' .. f�''f. \� : �' � � � .
❑ • ` �lt � Y I 1�^ .4}��� �./ �
� . .�� ' . . . _ a. . � 'r( �� '�� '��'' _
n •. f"< • .f•!` ��s;,z a`: ..,�_._i j!'.y' � �•' f .�. .� °�ry •+'. � �'� � �
� �. � � r ,::, � % �f o� . �i. � }�� )d�) V
� „ �_ i ,-1 i z � ��• � �
? A� . � � �� i_ A 1 �-r . 5 r. lt ` \ " �.�"`1( _ `
� m �.� i i i r i i 1_, �'1 ; . w •Y/''_�. =�"--'�` _// ,:� �j i �� I �
_ � - � ' �`�.. � �i ' ; l �.J-�/-i�.,�� 1 ..�,�� �
� ..« (.'�.�._ • _ ;�' • �� � r�•:�T '•.� ' �l�)1� ._,� �w
m � - ••_ —.•�-'� -
a o �:�)) : _ I I � � �._--'' ���: . ��� .p�•.
� = � : � } _ �� . ` ��� �. � 77 � �
�. � . i I �� � . � '} ,� ,� �.�:f
� � � . _ i i :� �z, , �. �_ �� ' `�\, �` , �,?" � ���C � �'�i�
— I ��- ,,; ���--� ��� �:
-� c) . _ s - i_ !1-' ._,�'. �' �
-• m • _� I �, • � •-s'��: 1 � ��!>, i ,).,
m . _ ,.. �,- � C1 ����; • .� �.•
D � - � i �` j; � �,,:;�, . `�.}� �� f.. -�y
�, o' . M • ' � I �: _,,- ' :, e-�,. /.�.., .. ,
N . _ f � . n� �� .�:�''_�:: _ ))
N a � I • _ � i �' � �1� \�� ���' ,��1� 1
� I _ I I , `",�,_ ��` . �.,�' S� _ �,.
°� � ( . w = I 0 =i � . "'3�' � �)� `? ��)
�: _ - � ,v r 4 � �,\ . �� �,
�� t ' ' _ � � >�` ',: , � ��, � • ='��',I�i=` �
cQ C '} ' - I I � . � ,,, � �r
o. c� I . I - � I ` f � _ _ � " �'., ;� . ' . . . '--, �:� �
_ ��_;�-., .� . I 7i 1'�
o � ' - � - " _ _�> .; �.� ;,,J�:
co. i '� ti\
�° �
� �- � �. � � _ � � �� _�� � ° 1�1 \;` �, �' � ;t.c�
� y `I _ I ' � �;..1= � < <� 1\`. � : ��1.. • ��
� �, I - I I '- • ` �;i r I._ t ��' ,
°c . . I _ I , � r" �� � . - __ `�� ;:\ ` • . '��:{'�'�,�,'
� � f _ .c 11'� i._ _;. :5-r .�- L'� 1 :;�' .
O I I �. 41 i . ' !•�""'� '�1 \ � �.
aQ. ` � �''- t, ;'� • ,• � � 1, N . • � I,��� ��
�, � _ I B �'�,.,� r-�.y!,..,,. . , . . . �� '; � . �
,��-
� -. � .. I . . - I .l �;„� � _ "-� . . . . _ \� � +` —�'. �
3 �.-� ,�� � � , , i o I ( �;��,),
1 _� �' �_ _iT J i� u 5S^ - ��
(T7 ~ 1 i�f''� �: 'rr i� ��i i 1 �. �S .: . . ' . ' � ��...1 — � . I I �`�. f'� '�•'"•.
r , � 3 ti,•�' ;� . = :�<.. � . ��!' )i
'+ � M1 • .4'� �..ZT,` SR�r� ` y2� �n. i i ' � ...��t •,'.� . \,�'
-'7 C ' ` S .{ L� � f; /• �-' �'—�.� '�� . . __ � 5'
�� fn ;;'�~ i a �'� - �'1.'r`,w'�'�ti� (� t .+*_ . Er ' _��`\ ��;(••' )1
n S I � .y� j : t � � �.. r i �-� 1� \ f
O (D - o - �'..- • j 1�-�;
�' �'��„t 5 ' !+ r� _ ' �1� \``\^� ..•� r� .
C Q '�r,4� 'ti.i� t i 1' \\ , . . I I.`1.;.'
� a .�� ;, ` r: =;= � � ;:,� ��.. b �, 1?'i!-1 � . � � ��i
p) (Q . � :-�... -�� r-�� f; . r- �� ,�"� � . �����% �
� (O } - � . �� , �� � �. �i � . ��
. � � / • ((( s,t `1- ' tii , �� 6 r'. I
(Q� 4 '+i^L �'t� ( � � � '( � . ,7J�;.: • 1 ��i.��4y, ' .'4 ~���...�[�.•� �'�
,p N �� ✓ I �'��� �,...�Mr':�('...-.� `•%t �::v, `% �` '1�-I_i %. .��. �ti �I
� ,�.- � \Q` � �,jy � �i� !` I l
� � L` �J � ���-f',�y�a_�i - ��` �� \��,• � �'I�� � I. � i_.� �� -`,�-',.r
�;'`� 1 i_: � I, �.�r
v '. 4 � �� . � •
� � � � •.`� '��� y._\ ��i_ � � i� '''��i✓:
--t co ' _r- f' ` '� !))' )!
m --�� ;� 'r.., _ 'l-i_ � ��
r • _—� � i � � ` r : �e " -P p� f F �_ � I �%'%
� 0 yl -1 IIAfIjxA. `� � I '�t�� 4 �� ',�.•
n I --- i T,r__ r r"i�t_ i r t i i e - ,��, „r•'�'. r .: � ..N � i , b-. - N S 1_ � �
i 1 ri'
(D OD �I.� ' _ • �..cl Y i e 1 t i � i a 1 - � t'�,f" t � ;- �i"' I �- .. ��
,� ^6 . ;^�.�-r'�'yi i i r-• :•�,t 1'�ri•--` ;j'�i���,�1..) ''' �;L.
� � . � _ � _�J i Y_ 1 i i_Y__ .'��• `l�_;�1 1}�.� � -�% ..) � . � ��
� � �lC ` �`-'; � .-���, �, .
o — � ' ` � � �.--� -Y:;��.�' � r, :)�' �.
� . • -�- _:-7 �, , _ ") -�� .�j�
Q o' _ � .� ' '� 1�- �.� •� � �, 1 • I( • .�
I � �•�
.�/' � �J I —`� 1�
o � _ I ��y,_:�v , .� ; � �:,�.���p � . . � ;. )r
, � . ;:- �. :�;... . .
� � � 0 �0 -��� . . ; � =;;�.f� �� . . . __— _ _ ,;�)1-:-),;
� � • �; - � .i . �^._�: . i ,
y � '� - I I • � ��"-' ! �.,
O CO i",h-..t.��,,•.�-�.� •�•..�..1. .�„ � "+.^ ~ �� � 1
� ' I � _ I I ; . . . �� �_"-� •, . °�� � �.� : �.
z �� �.
� I , � �^�.� � ( j.� .
i _ I ! �:: �%! �i � ��5� .�:i
� < . • _ ( . ..� ,,.� � �- ,-�t�:l.�• . ( 1 .
� � I - , �,;.�-. _ . . 5 �• �3i�3�i�"�r��� '��.�� .
C � � ,,,.,-�.�y S. �"z'*�. . ..,-.. .�`i ,��,.�-������� �y'�y+ya'°lJ _ �- ?, �1
.,y , � ! , ' � ' r�
� � D r� . '��� {,.. ;L f f '��f � • 5 r. �,�„r�'+�,f=�';� �y 'ltii.a� Yr',�-'��'.�',��::''
C � l g-+) I • .'' ,•�.i. . ``� , .. v,2�._!__ '7 . �5}}T�j� , Q��jJ� . a5 a'!�p't�`1I9:>'"l3�.�..• ' t '
� � N . . (i i.� , 7_.��i�1 w_1 i i "" " • y�.�_�__d�l,;_A._.l:l' ,� .�-.'Y. T•'S�� � -I y.���
f� I _4•,_. --�--x�- a �t l r t . � '1_�? i_i i:' e i �t i Y i � N�-• i T �ro,o� .�•..
� !� 1��ji. .�' ,
/'1 � _.. { '+(�'� Q� ,M'.l:tifY� �\
VJ
N — 1 ^-� ( ^ ,� i75-pv c � � r
� � � � • �` ._ , �` ` � ..` . • 1 �},' .� •� .
� o m .��! f � �j .,� 1 � f� . �_r ,.iy-cs.'l�i9�'�'k`�� �1'"` ••�
� 9 D (� - �.! �� ( . ����. � � S��.�yii�§.r�t.i ,2�„i���i
o m � �� �.�... �: r r' 1L 4 � -I y)�
1 � ✓• V ( � ') L i� „s�;.;;�;��;�; +. i°;�• ,
� � •� ( '� �C .��,�-���'� u',..�,.h,'r�j i
� � � �) �• • ��n7� i� �'} ��1.' I` ; _
�? Z � • � -� �y,� �'�� t`�-- =ti''•'°;I �� � �)
� m ��• {`•��;;"�'�`-t �(.y�y„�;_..F.4., �•. `
7' C � _.�t �' .�-{�74� `�i��¢ �J .I 5\`--•
, m m Y� '''�,�,��� �<�--�.�ya.T. ` �j - . `
'rY g
3 0 �?r j„�,,,.� ,�„-t. ���� �i�:., ,,,,, `;.,,��:'�..,,�',>
� O �''� .�- �3.''^ j\J
n � ti,� 5 `��f.'�'S c ,;i� I �.
� < � -� � � �) ��=P - .�. � � - �
m �+� ��'� �f ��; .
�• :0 . . r'�� �-+"� "�^--����''w,-_r+'i'�^�`�ci'"`.,�:.:�
� � )�a
a o � ��-� �..�.
Z
�g = p a.+
� � �x .
O N � '� MINNET�NKA CENTER �g� � �� i' N� �� ��"�� "�"� �� �7 -�°� a °
�' � �f � m�o � gg�EN m� � ��y ,� �
Q �, .� 3 ; _ F�R THE ARTS `� , � � �,m �� d �a �°�N�� �� � "'� "N ��_' -
o m t�n = ��� � �� �� �� N� � �_�` �� m ��y �g
-p � 2240 North Shore Drive a �, 0 5 �, y c� .,� � a°g $ o o r—
� o D m ^ _ Wayzata,Minnesota55391 ,��� �g -_ � �� s = a o " � �
7 y ��
Q � Z � ' Phona: 9524T7.7361 �
FaeSImiAC 852477.7383 $�� y � .
___ �`� ,c°->
i � � �
�
1 - - - - — ' - - - - - - - � - .
i � �,. � � �
_�i��.�.�i��.:le.' ' O .
I . O
. � � '
I I � .
�p,��.a:- � ,-�c �I �
� �{� ii ai� i� .
�
t I I ° I �
I I ° I
I ' I e
� i ' I � . . I
� � � . `.� . �
� �� �'�°. '� . �
I �� �
! � � � � �� � � � . � . � � � �
� � � �� � �, :. x`'��.�.. �► � o'
mz
� j m ���� . , � � ��� . ��� ' . / I .
�I I n k ,.•. � .. . ... �� I
,�.+ . � ��o.. �. . . . , �
I ° :�
� � �. ;�' �' �� � .r � . �.. � . �
I I • � � % � .
, � �? ra � t� -` .:J
y I .�,iG �1.c'�"B!� R . �, l� '` � • ' .
$ y ..r� � li a L.t
f'+" I
Z I fi •f t. ..,1, t�.•>
I I �; �
. ���r
� j � I I � . .:� . . . . :� .
D � � ia � J : . . � . I
S� � � � i • ... � . I
� � � � � . . �
� � i �� � �
. m � I I . � I
� • ,
a � I . . . • .
Z ' � . .. . I
. � . I
I ' ` ' . � .. �
..� ' . . . �d�� I .
• .d-°
• ".� 'i e . • ' • I '.
. , • ,�•.
I • .� .
I ', • � .. ' . I
1 . . � : . .
. ; :, . . . . . �
�� :, ,
� . i i „�P -- � � � _�
� �� � �
I • . � I � . .
! I � �
� el �
a,e � . �
: � I --- �-------- ---- —I ----------------- I----- �.
��'~��� � • o � � �
�'�,� i . I � . (
�. � �
} �� i
����� i . � - - - - �
��'�� � e . . I �
�:�-'•�� .. . . . — _ . . I �
I �
� ~`{r; I �
t' �; I (
�
='i�.ac::y' � — — — — —�
,�:�
J S.-,y�
r�«��,�
O
� C � � '
� � �� Minnetonka Center ���� � Q� �� o� =� �8;d� �� �N °� s� ��N�3 = �o$ �g � zy�� ;
_ . �� �� ; � �°�
@ �r r x P � c r. O m� D z m
o � N �� for the Arts Ki I n ��� � s �� �� ..� �� ��� �r �� �� �q �o���: �.. �e� o� NN ���> '�
m w a Ug �F� � �N �� n �� �C �oo� v� 3..� �@ � y �o �.
�O � ,� 2240 North Shore Drive �g� �� ��' � � _ � N D Y�� W _
� S rn Z.z m�! =N —� '°o� z �z
� ' I^,�' � ini Np rj y� �p Y:�`d f�i� G6 � '� R SCom m j$ `C �O
_..�. � � � Wayzata,Minnesota 55391 �!p�e �� � o �= , �i 'z � �' "' � ��' �V� o � �z
Z � Phane: B52473.T761 ��g; u $ Z �y '
FawMille:9524Y3.t363 �3 ':3 . o
€�3 . � -
. � � . �
. ���
. . . .
. O . � • .
A '
�� . .
� n '
� m . . . : � .
� �•.���:;���,
,,�"„�•,,� .
u D � � ; �� � .
� C7 \` \ \ \�\\\\\ \ \ \ \\ `� � .
a \\\
\ . ♦
O � \� \\�\\� \ \\ ��\ ��\ �
° � `` ``" \ \ .
� � `��� � � . . '
� � . . � �• \ �� � co m�
� � � � cx ..
�.
. D � o� � �.. �: \ �, �� • � --_�--I
0 0� . . \\� \� � � \ \\\ : . G� �
\ \�\�.
� � o� �� \\ ��\�� ��\\, � \� \\ � ..
D \� \ � �
� m z �.--��, � � � •
. � �� � �� � � L� �� . .
� � Z � ��� � � C) C�
�� �
. '� v _ � �_ � ��� �� � Q ��� � °� � ° � �
� . �� I . I ��� l �� R °' � D , .
� . � I � � � � �� � �
Z �Z !� U � _ � Dn � .
• � . �� (� i' m � �"
� ou . , n, / �
r
. • W �
� � 4'-1�° 4'-0" . c�.
. A�
. O � � D;
. . • • ' „�`s—,Z£ ' . o� :
• ' ' . a. • .
• . � m v r'
. . �z� �.
' �Z -
z� .
.� •
Z '
. • ;
. ' . ' . • ' • . `�-;u
' . . . . . . • ��
• . .. • . • r. r
� ' c
: . . .. • . . 'i--
' . � � � � . ;��u����,, .
' O ' �.`ES,a:oqrj,�•, . ' r,'• i;
. p `a; '•.oy= • . `.:.'•
. • � UCENSED �
. . ' . ' ' J ARCHITECi ! • �. ;;
vl � r � • ��'.'I:
� . � � � MINNETONKA GENTER �na�bY�' ,ha<<,,�Sp,;���,��e��s. JAMCS�DAYTON ���
� F�R THE ARTS • arreportv,+��f Lrundermy
� P �q�'Q alY`am a
� Z � . , diractau eni(sio � D �E S.1 G�N �LTD.
SCALE; � ReglsterarlArchltect nderlhe oflhe
, �ATE:22, NOV: 2002 SIeIe of Mlnnesota � S3D N 3rd ST. Mpls MN 55401'
. . Phone:612.338.0005 Faz:.Mdi
.� � . , � � � � . . � .
. � -P N —+ .
a • •
,� ' ia� 32'-9"
� - 4� 8'-0" 12'-0" 12'-0" 4�� .
(7 . .
' cNi 0 �, .p2, ���$ �,g, • '
. . � � �� s�� ����I ��'� es�� . ¢ .
.�
. , N .-� . . .; - - — D . .
� .
.. . . : . o � r �� , . � ��� .
� I I ; .
' � • T ' .UI 01 � . � � .
� D � '�, a Ijo�I 1 ' � Q �� o � . ' .
o ;
� ' . -o . ���� � �� � K� �
. . . r � �. . � .
- -� m .
. z. � o L J � � .�' �_ . �� . � .
� . . . � � �
, '-i o 4._0,� I� ,�'�
" . � � ' 12'-0" 8'-0" 12'-0" . • •
• . • Ut W; N , .
. j • ! . . : • • :
, . . N � . � � N j
' • (/) • + 32'-8" .
. � D = 8'-0" 1�✓2'-0" 12'-0" 4" ' • .
_ � 0 ' 9� ', • j � . tt� '.
. \ . a� . • '. I — aa • . . .
m �D � = - D
D Z � � � -
n' r
f�Tl �� � � D ' �. � � � ��� . .
—I . � Z � I '. .
o I ,� �
� m � . . . I I . . � . . z
O . Of m m 1 � ��-� O ��'N
' /V � �� O IoA�I ° �4/
� . o � �ff�� � $� � , �. .
� r � >, � . � �� �, �, .
� z, - y � � � r .
r � m
, � .
Z = . � �A �- LJ� _ � . � .
' ° � � 18'—e" 11 A .
� rn 4'-0" � • OPENING
0 . • • . ' . .
. � '-10°'12�-0" � 8'-0" 12'-0" 4" . , . .
z � p • ' . ,
r ZJ . ' . . tn . . c,�� . � tv �
.)
� D . N � . ; ;, .' .
Z n = 'J I �N ,���� , .� '
O• -�,f7
..� � � � � ' � '� . NZ�� . . ' .
m
��i �
r•
o�u, .�7 . � . ' a;v_i�0 c • ��.�•„ -
-r-�� u � . � ^�$ . � "17�.
� D � ' o O . �a� �'�� . . !���;:
r
. � N : ' "d � � � • I� � � ° IN , . _ . i
.O r . • �/ Z; ° . � � � �
� . .
z�� . D . . • . . ;,
� z � .. • � . . . .
� c�., . . , ��� ; �, . .
C\ . D �� � . � � .
. � D . . � O : . .. . : ,
/� ��„ti���<<r,�
O N ' . , • m=,� . �il 1�.��5 a:P.Ay� � � • •
'Z . y � ��r� : V�'�e;:• � : . , . `.
o z [.x�s�o ; �
• . . —� " •�-mC ;' t AKCHI7ECT �' '
- ' ' ,' � . . •1 • �Nl� 112601J . r •. � ..
• ' � M I N N ETO N KA C E NTE R 1 herebjl� ha�� �,'spacincauons �AM ES DAYTO N
� �° orreportw6s� «� •bymeorundermy
.• D '� F.O R T H E A RTS � ' diract suparvislon and thet I am a D E a� I G N 'LTD.
� SCALE: . � ' Reglstered Architect der lha Le s� f lhe
v N • 530 N 3rd ST. Mpls MN 55401 .
'DATE:22, NOV. 2002. Stete of Minnasote. pry��;612.338.0005 Fex:.0141
. . J� _ . .
. �� . � vy . '
� � � �'-0" � Z� z�'�D ��a. .
y � �. ' ' . 6� �� . . �N C N�Z . .
a D• . m • v . �O� ��o '
� � . ° � ' � . j �" . .
�,, .
� -' .� ' . � '. _ � .
6
N � , � .
. • �_ � � '- — j �
. . p � ' _ �� O �
. ' D � . .
' ��.� . -
� cnc� c�c� c� c� m w . m • ma �•m�. I ��°
m �z f�"� rD- • � ° \ uDioo ���° . °; t� m ' v< '` �P o• -ic�
' • � �nS' mz � a � ' ar,-�� °' 1c� �n °' -�nic �x �mo• xa�'cDi
�tn •�iv r�- ni . tn' �. 1�� xaN� � � CD p p ��r Nm�m
' ' O . ,-�im oo' m o o � �c� n?��c� c-i m ,-ni� u' � ��� o;u'n<
ul A ' � fn O ��� m�VrD" N m p .�—� y�� mZZ
� . . D °' , °' . j. io� �'ZZ � . c c�i F�� �B
m R_
' m �� � N •�oo
� • ' m �. m Y
. . ' 0 . � m�� '
. . D ' � . . . .
. r � � � �
. ---t � , . . .
� D . .
. W
~ .DZ . ' . . . . . . . , ..
'l7 � ' crni � �' �� z_°a c� oc� �c� N�v .
m�m � � � � . � Z� �< i� �� o� ��D � , .
o •• , �� r-- . . � .�b� �� _ �_ �� ��� � . .. .
� �' --� . � ° j Z . � �� �. �� � .
� N —< " t�i � w
� � • II� � . ' ' .�. .
- � z �' m � ' � a
o � •�.
^ '^ a � . � `.� � .h j O
l J
L = ' •
� m . O . .
1 '1 T
' �` v .
0 m ' . • ' ��� �c o
T.47 n 6j 7C�� -1 fn 7�G)• �m �A N
'Z � . Z a y ma m �a m m� i'��o
I_:�, . z , o��° �4�on$ ' �<� < �< �' N -1 m< _ �� ' '°:v'ia
. � D . ^ �yD ���* � •� W^iQr^ � .�-r p �A Q %�O �ppr,. 'X,Dmf'7
� . V J -f p 2
xz�I�*t �-1�� O I� X'O . X v C�— (n T` �DV�� I'�y�D
Z ' � • I�P�D �Dm� O N �V) � � � �N � � �_� �NZD .
� (n ' • � �[pZZ �om� ,cZi � .�m � � � °' ,° n..r.+m . ��� .
—I � D �- z��� . � . �, F�� � �
��.�� r, �^, c�m �z , �o , N ��o •
� ... �gy.
� � • � � � m v • ';;:^a
'�. G,� .. ' D . • • Z ' ;'�,
� -,. . � � . . . . • 'h
O ' - ' , � • :• .��
zN _ � D . . _ . • . .. .
�D � -r-I . . . ' � . . , : . �. t 3�
C �-'.� ' . ' • . .�����i�i��,� • .
(7� . ' . �������a:�;�Y��i'� ' .. ''1
--� • . ,.��'^ � .°y•; . , . j�
O . ' . : / r.�cGr�s6o . .....
z . . . : 1i ,�x�ti►�n�r � . .
' �r�\ e�1tllJ Qt,; ' '�)
i� •'S� • , / .
� . � M I N N ETO N KA� C E NTE R I hereby cerUY�1R'at�fll��plan,speclfice0ons �AM�S DAYT N
D F�R T H E 14 RT S ar report was prepered by me ar under my
,� � • dlrect supervisbn end thet I am a D E S I .G N�tT .
. SCALE: Reglstered Archltect u der Ihe w of he
DATE: 22, NOV. 2002 Slale o(Wtinnesota. 530 N 3Pd ST, MpIs�MN 55401
Phono:612.338.4005 Fax:.0141
. � Oi V1?W�V, T ' •
�������.��`, n O � ' -p n� �. • . .
' ������� o C ' • '
.�a—�iwo�o z w 32�-0° .
r�. ��o��*,�o `�3�` . .
� c��� A c�d 0 • o . .
��:� ��� D S s�g �" �s'-o° �2'-0^ �z'-o° ,4^ P� � . .
' ��g�N��T] � p� .
.--� �+'� -Ai
, p' �C��G � . .�D� � IZ�i? . I I' �j
O -1
' ��C=�SZ . C L7tn � .-. � Zw O �pp Q$ .
y��$g�� z o� � „ i �_ ��� ,�� � .
���o��� �
� '
� �
. + Zy�A ��� _ �_��—_ � �__� �
�Vl� � , , �
• � Q��� D � � t r---- -- � --�-- �$��i � I—
a �� 4 � � I I x I
m . z �.� .
� a �og ��o$g�� • i i � �� � i i
g � ��° ` �`��t � � � . � ���g � � ' .
.� „ �
I �
� � � � ��`� °'�- � f I � . x x'g � I ° . '
� � ��� �'�•�`�.�.- I � � � o.,��m I f'�• .
Q. � �P . ��^ � I .. w `� � °•�� j � I ' .
`�i o . .�D J' _I �-- --- -- � -- ----�—� I
� • �g • . � '�— ' �� '
.
Z � ; ; �- ----- -----
� . � �
.� $ � � _ � . , � .� .
�-
. m o� . oc�aw , . .. '
m • SEE ARCH "g F �
• 8'-0° �-��'`� . .
� . • .
. npzA . .
cn -� W N F�,o� � • .
. �D9 .
. . � . ' • cd� .
. . � ' ' • m� � � ,
�
N:'� � � ' ' � • ov` ' �
v�n
p i*3� N° Q C�7 .f� T m Nn .
�,�n �- Q � N m m � _` . . . . '
N •
�o ° � y N �tn� .
y� . . N cyn —� �. . , O�a . •
' u ro
. �� � ��� �� � � � ' .
�,o D . . �y�_1_ s•xsx/y4 �� TS6xsxy�
} y z � � .:�\ / n _ D .
• � . . �� . <� . '
. o � y x � � p � rn �x
.� N N - Of X � O . O p � X O x p� X ,�V1' � •
C x .�,"• ' °� G °� x n� a' 'o '
• ? ' . + x k x T.+ .
�
2 i � + �' -
r� _ .
.. . . V �� •
•• ' _ TS6 x 6 x�4 FU� x 6 x�/� (HIGH)
� . � cu.v,�ss«s x y, � w)��x�Xy, ��ow� cai.v.�ss x s x y, ��ow) — �
. ' I. � � -' .. � � . - , I ' .
- . . . ��N W � . .
' � • '3 EQUAL SPACES . 2 EQ. SPACES 3 EQUAL SPACES �
• ' 12-0 . 8-0" 12'-0" , • .
.. : N N � W • • . .
N �
�j �/ Y'�� �yJ'7 {.t�.++y+� .
t� `� (��i �;+• [;' S; l� . St,. , . • . .
�'� [''j .:� ,;;.� • .
�L7. �� (�Yi. `tiPrna�i . . .
�'� ��� � � � .
�II I�II ' . WA ZA ANKMNCENTER FOR THE ARTS - KILN SHED " R°Y�9'°^: : :
���i �����H��N ��,. I hcreby ceAify Ihal Ihis plon,spedfiroGon, Comm� No. • Issued: Sheet No.
� w«port wns prepored by me or under my ' � '
CONSULTING STRUCTURAL ENGINEERS dircct supervislon and thot 1 am a duly ' 99•�3.2 �I/t¢/o2 � ''
Licensed Pm(ese'ronol Engineet under lhe ��
_ 12 SOUTH SIXTH STREE7 �SURE 810 kra of lhe Stale Qf_M'inn,�sol�i Checked: � �
�MINNEAP6L15, MINNESOTA 55402 `Gichael J.Rumerlfi/ 'Y_.U �
(ciz)a�a-ona • Fnx(siz)aai-sazs ���,,••,l EJP � ' .
. . . pote• 11 14/02 �ense No�4259 . MJO, GMC ,
'� v', W .
A � �� 0\�' �i • i�`, '�c �� .�
U rn � •
�� W C 2N
�
,o � o � ' O� '��� � . � `� Fn P o �� m m
� � . ' � S'�o � � � .� � .
�
O � . � . �� �m g g 8 � . � �
;i� O O � _
Z � r. � � �� � g � '
� '`�' a W !� aR. ' o� z � �
m
� �' � m � ' -�z'� � • 8" • ~ v�,
, rn e D
� . � e.
D � � .
,W ,{� Zo C . '��*1 . l� ..:4. � e �.i � � .
y I I ^'
. . 8 �—. p ,, °' � .. ,
:9. _ .�,, �..
. ' �' � ' �
• .P ° 'X �;
, . . � 2.
. . .s.•e •�� �If.�-� � .
• . p .. C� �n � e� �. z�+.• \om�o
. . . �O �T� y O O �O�L. ���.
. , � !rl . � � Z z 'g���x
. o �� o. � �,�5' -� Z�,
X -•,�� ���? �-
• . . � mg N� F� � �. � �N� ��
.. • , n ��� � � � �A ��� ����O
' . �O p Zo �e , � ' �m�� �ApBN
� C7 �g C7 �C� ��.-al\
W j . � . � � '�!'�'ao N�+7
. � . : �F����n :
\ V/ . I+7� � �2O � Z-nlGn N , � ZNv
: m . � � �
n �„ � F � D �_" � .
. �' _"'{ �� ;n �� �� r . N �I�I v .
�0 � �� �N � . " o � : ����.
. z� � � ��. � � ��� �o � o �� .
W � .
. , , �I�<e z �m
m
, ex ' �'� .
^� ' .X ' ._ ao _ � �
o� �� .� �
�, �
. ,.—-.— . .
. . ^,. . .
8 •�, • � m --1 N�Q
�m .' : . ;I. ' � � m ��i
�� • .4 _ . � � � �� �� -
� Z
. ° �� '� � � � � � � .
'. � . � .
. . aZ
'��.,• � .� . � � . �.� .
� . ���� � �� N .
�°� g�' ' �•�-�i'� �� `'' �' ' .
��m�� � °o j�g �� .� �g �� � . � . �
-�-10{N N � �� 'rLN Z .p� � . ' . . .
. y �r m o T -� o . •
�, �„ � g-,g a o. � a F • .
w m�oc� c� � �� a, . ��- .�' •� U� '
. �g. • \ -! �o N, rn rn • ,
� �3 '� o � , • � •
\ � • I • ' • '
� O . .
�� I�• ,,, �-- - -- --- z . . .
I. .^ D. ,;',,��; • , �. . � � � . .
o L � ,tr�,. .
� Q \_ _� � � '
1�i / � O
O — — — -- • • � ' _
. . x . .
z � � � � . � �:, � . � �
• 'n "Q*1 A P� • _f� ' .
, � � �� i OiO� ��O ' . ��2 g �
. .' O� I ��� Sam . N G� D ' . � ,
z � m � ��
. �� � "�v 'F� � f•'� � .
. � c�� o °Qc' ' �o . ' .
. W � �n� z� ��< , W �"� . g-i •
, N . � . ' .
�"����� ; . WAYZATA�KMNCENTER FOR THE ARTS•- KILN SHED R°°"'°":, • . .
��R ���t� ��� �N�. I hereby ccrlify lhal lhis pinn,apecllicdlon, Comm. No. � Isaued: Sheat No. •
� � or reporl•wos prepared 6y me w undcr my,
CONSULTING STRUCTURAI. ENGINEERS hcrccl aupervhion and lhal I am u duty 99'�z•Z . ��/�k/oZ ' �� • '
, Ucensed Professional Engincer undw tiw �
� 12 SOUTH SIXTH STREEf SUfiE 810 laws ol lhe Slola IAinn Wo rewn:- Cheeked: •
MINNEAPOUS,MINNESOTA � 55402 Aliahad J.Ramcrlh �p MJD, GMC
' (6�2)338-W�3 FA7f(612)r37-5325 .�le• 11 14/02�nse ko.14259 '
• ,;;:. �, e�.,_..:� '1:• (:r 1i° ��"f,{ �1�, , • • • •
„ji'�i�v r ac�;•. :� ti?� _:•'yt (yn J'� . , • • .
4�}.� 4�e.' ..�:, ._����i__ (:`.✓a� 4� �� �
_ . � �i .i i i �i i i � • i i i � �
• ' • .�����i''zoo�v z 5 � _ � � . � � � � � .� m
• �=Z��=�� i�T=J�� �� ���m��kly���Z � ��z af�" rn
c= z�� �"�m � � �n c� zz zo Z
' . ' ���cAO'�C'N�+�Zr°.�_ a�"o . z������3 soC�Fd (z?1 oT � �mg•��� .
. . Ogp ��2��������a'�• •`/1�C[2�XNxyy�mvy+ a� �Or � �J' oC]�yC.~c�
' - OC."D����=����.'q Z �IONnO����f��lm y Ca�C I � r�{rn���
. . za���oZ$���s�Z�. o $�o��rnozv�i�o � �� 3���Q,��cn
po^�y z o' �A �'-1 . ��� oQg��°� m '�o' M o �oZ�tn•
""�-1 -c������m��a� . �n�ZO��Os��� � _� z W �C��' �
���mO��N�z�i��ZZ o�X yg��oe c�5 • QQ ��ol � l .
� �����zo ���,Vm�� ������m�� °o m� ��g�X��
�nz�`c��v�� �`�''°�F° �„ . �n��mp ��� �" F�� $rn
a � �� z`_'l�' o��xa x�<n � m.
t����^'z_`n �n n z Zx � V c,v ��
• �c� �x�m� ������'.g ' �v$'-�Q�� '��8 � ��� .��* .
�*i�om�m �`n -ioa � 'OZ-10• ~�� o=n mv
���8��� ' 3��c��V� ��ol'�y �m� ��, `cN � .�
o c� tiZ m-o � c -nc vv�- � o `��� • '
�� z°"� �o� �� o°o �'om-•' � '� 6"-a� �' °'o �
z � o
, m �� � O � ��X f*1 D �Cj 7C .
� �'�-afy f�/ O�� �Z ��Q m�< "µ�� �. O�� ' N� .
. N �y�0 ���0�<��' _ z ��p' Oo2 Oz47 . .
' . , ,�—�A�o�� �m �G���m ., � O Q � � � � � , .
"�22� N��y� NC� ..� �''D� � m ���
N_� �j-iC m
' �IV2� mj����pm� O :O�f/�� �C� � pCv�0
. �Zfi1C� >����8 . G� � C� � �Z-.` .
Zm
�_x� OZ��C' Op�� Sntn � Z
. o.ry .�o� ��Z • �''�` . P� . . .
mog ��� . 8• . .�m ��;n .
� m z
• . a .
Z . • . I I 1 I I . 1 I 1 I ' t I I I � .
� O � �s • • z°zA ' c�'i°�Z �F-����� �QCz �Qz'A��rn���c'��'�\oo
� •z�, ��` . ,�C�� ' ��;�. ��m���p� C"'NZ .So'�^Zm�A�C��Om�D�+Ai. •,
� � �� � ��' . � �n ��n�-���� ��O � c�n�dn�'��' Nn`�^��mz�'T
� ��� � �� � � ��
D m� � 2 �� Z-�.io c��°m''�i° �m+ X ����z�c��A��'�
Q �'_ P Q ' �c� yo � °v z°x�w `� .' -1 r'�*� j''° z �u,ra-z°v � z
�:�:� m
rn o� S Zm�� ���O\�� � p�'�c���rn�V�, �y� �j.
1�,�{��: � ' I . On I SC7�ij. �Z' � � ��� O��OT���Z��y �
z , U 3 0_ � �oo m ���"z �°z °o�v�
��y��s � O Z� �a m��P��� ��N P�C��C� Z � A • .
.y
� 'i n�c�_')[n A -G
� � � � , []� m�Z7 �CC�CC�O WZ� O yp�aTr�'���<� �Z .
J � ��m �y OO�i �0• � ��NO�vz_n�*1 � .
. . � �1 •'j� �m �� �^� �zzZ �,j'f�nz � ��yio'�� ���� •a • ' �
�, � „'� y ���" r'�`� a °o���p� -.�"��o
� o � �� �.• �
. .0 • � ��� �A �g�� �o� � ��ov� �zm� �. .
' . v y �*7 � x Ox�� r . .
, • �Z�� � z �a g o�Q� ,..��o� v�i�c.z � • .
. . �Cn� . �'� z� �, ��(�� ��r.� � "o°��� °��A �
, .. • . gx ��N m� . rngC� °��bam ���z• w
'-:; �+�j ' m�ouzi? . i� or^(��7� ��� � �� J �� .
�'LLF � Z C1� ,�� ���� �� � �Q'�Cm� �� [O � . •
t ����� �� � � ��� . �� �� Z _I�Z Z 0O1"��v �fm7�� .
. . ..',:� � i'1 .
m �- c;c �'��c��n �o 0
::::-� . . • . , o � �7 ;�s �(o�7� . Qg[� ',�' �'�io�s�, Fzic�i.�Q� o .
. ' . mn ' y�G N Ny�� ��� � �� }- '��^'� '� . ..
. . n� f.,m o ' � 8 �� � ��A � ��Q . �
• -n c � �
c° $�o ��d� o �v� T 4TmF�< c�
. . . �= z .
�v -i o �5nn o �^(�t��ny
• ' ' . ..' ' "rLe � zm. OZ �. ��� � 'CNUjN � .
� � Q �*i� g
� ' . . �r�* � .�� ��O ��_ � ��\Z �C
' , • ' o �v . ' � ~b � �m 'i -
��"�11 ' MINNETONKA CENTER FOR �THE ARTS — KILN. SHED Rew9��,: � .
1�r�p p� WAYZATA, MN.�. . . � - � •
- I���IC11� txn���iryy��N� .�`. (hereby cerlify Uwl lhis plun,speciliealian, Comm. No. ' ' .
� or repnrl wns prepared by me a u�cr my Issued: Shcet No. �
CONSULTING STRUCTURAL ENGINEERS direct supervision and lbal I am a duy 99.6B3.2 �1 14 02 ' •
Licensed Profcasiond Enginecr undcr lho� � �
�2 SOUTFI SIXTH STREET SUITE 870 lows of Ihe Slole Minn ol �^
MINNEAPOl.IS, MfNNESOTA 55402 Michoel J.Ramerlh�� W0' Checked: . r.�
' (612)338-O7I3 FAX(612)J])-5325 pole• 11 14/02 �ense No.14259 �P AIJD, GA�C . ,
. . . � � .
. • b n � � �°�
.. �� _ � ' ' o . �� o .p�. � .
Z
. . . � z �� � � °� . � �
. . �
� . . _ . . . . � .
. _ _ � .
. . . � � � - �
� . . . � o.
. . . . � .
� �. � � „
� � . �� . � � N .� .
� - . . �� . .
, � � . . . . �� i � .
. T,� .
. . . . �o, � _
. � , , � � g� . � � ' •
r
, . ' � � � . .
. . . . . � � , � �� .
� . ' � � � . o n� . ��� . � ��' . .
: . � . _� � o� . .
. . . . O �Z . .
. ' ' ' . ' . z g-i I � ' ' .
• • . , . . • . — � .
, ' • ' �
���°�tt�a .� • � . � . . .
�,. �� W � I
�''.. '� • � . • o • . .' . .
� ��
�� .
(t�-•:-:-��• ' • ' � ' � • '
Ir.o:...�.:� ' . : m .
_ . , . �g I •
. ��.�..�.,�� , � . . � N g� ,
.���;��� � � . � . . � � � � � :
��..��. . . . . .
� . ""�,� , � , ' MINNETONKA CENTER FOR TFIE ARTS — KILN SHED . Ro�t9ton: . .
p� '',�`1 1NAYZATA, MN. • •
M�� wfl�mrvr���0� I�` 1 hereby acrlity Ihul Ihie pbn,cpadpealion, Comm.'No. .
�CONSULTING $ ' °f«P��vs prcpared by me or unde�hy, lasuod: '
1RUGTURAL ENGINEERS direct•supervision and tho�� ' . Sheet No.
,12 SWTH • llcensed °m o duly 9H.683.2 11/14/02 � � '
SIMH STREET SWTE E10 lawn of Ihc�stujc�l���cr undcr Ihe �
MINNEAPOLIS, MtNNE507A �. 55�02 Afichoc�J.Ramerlh���9�� ��
(612).338—p7�3 FAX(6I2)JS7—SJ15 � � �� Checked: .. .
Oole I1 14/02 �mse No 1 259 �P
, MJD, GMC , •
• �� � • • . .
, ' . ' . ' ���� G .
� � � mm • . .
�n � '° ���o m�
• �� �� o• �c� �� . .
. n � nZ I'*1� XnN� �2
. . � z. C �O Nm�D . �Z .
r
II� . �3 _ �D °;N�,� . � ' '
. • � (n . � � 6„ F ' �.'�� '
. , _ . ,�n-
� a m r-� - � � . � � � • .
. o p � ' r---= _ .
� ' � I O
� m � i .i , ,
' D. I I � �
(./) � . I I • '•
' ---I I I . .
. . . rn i i � �
. . . . � . i i � .
. m . � � .
� . • ' � < . � � �
D ' I I
• . � � , . . — _ . O
� . � I I •
• z I I ��
I I
� I I .
D . � — ; � ,
� .� w.
. . 0. � � • � . .
� I I • .
. D I • I �D ' •
I .I X< •
. , � . • � I I mz . ' .
I I om • •
. ' ' � I I �° . ' '
• .. � � � . I I .
, . � I
• . I' • — — r� .
' � I I .
. . • � I .. ' .
I I I �D .
. �c � .� x� . .
z -�'•�� . z I I . rnZ '
Z ' nl I - . o� '
.O .�p' .: ' ' . �Z i i : �< �o YN . �
fTl x .
O �`. . .. ' ' c��i I I '. �c�iZ .
Z7 �.� • . , . '�n i .I ��' . . ' . . , '
O � Z � •'� � • . . ,
Z �l � � ---- .—'
C�.O N .. L J , — � �w�,� �
.Z7 Z7 2 .' ' � � � , �,��,',��.
C' rn • ' ' ��o . .
C7.� � • � • ' � -i c� -, „-,�
�-I . � . . � • ' P � ' ' . � �
o � �° . . . � � , ��� � . � :. ...,,
.�.,.:
,�
� � ;.
z� cz?. � . � . . . : . . . � o�? . . .� ..,.;..:a �
Oz ' ' . � .. . • � x�o . � -
z � , N �',-\t
. . . ,`��Ilitll(��' . I �.. i
f� • ' . • � �.�`�.�s•°•�:°�rr'�, °: . ' � ... :'
'{ . . � � ���uc�seo 'oy �: ' ' . :�:,.
. . j ,���,�� `j� . � . �
. ' S • . _r�
.. � �,�i�
. . . . t7601J ' � .
' �N�+.`.. :�lr: • . .
N � � �M I N N ETO N KA C E NTER �haretiy'b�Tf�siu���,•plan,specmcauon5 �pMES DAYTON
• - D •y FOR THE ARTS °��p°�'^'aspF�baredbymeorundermy,
dlrect supervislon end thel 1 am e D E�S I�G�N �rn.
� Z � ._ SCALE: Fiegistered Architect unde�r the,Le�ys o lhe
DATE: 22, NOV. 2002 State of Minnesote. i4e. //ne%1. 630 N 3rd ST. Mpis MN 56401
.-- —�K![l[[LXI�CCl4 Phone:812.338.0�05 Fex:.07n�
.� � � r� � . •
� � ---- _ .
. � � � � � � � . -' - � D '.
. . g r— � I � .
� �
� z . � � �. . .
' � �
. : _ � � . . .
. ' ' � o � I I . .
i ,^ I I
' . V 1 I I �
.. 0 I I ' � i� � .
• �. C I� I ' ' • '
� . I ,I .
. � , = I I .
� . rn �, i i . . .
� � � � . .
m i i .. .
� � . I � .
� • � D I i ' .
. �� � ��_ �
. . Z� � �c I t----- � . m
. • • Z r7 � .
• �'D I I
' c� I L__ � _ 6� � .
. ' D �Z LJ
. • Q �D mm . .A.��n� m� �
. � v �r y� �• -lo '{� .
. � �D 00 p s � O
. . • D N pN . �O NZ�m ��
. . r� '*t rrTl. � Z .
• r- � �' m .
� � 2 �D �yDC -G � . .
. . ' � � . , y � . ��� . . .
. D . . .
. . N r 1 • . .
i .�---- � .
. ii .
� � �� � . �� . . .
Z �
� � I-=--- �
�\� � N z � � I I ao
� D —I . � � • .
� N f?1 . n 2 . I I ' -mc�� � � .
N. . � I I • • �z •
O�' , ' a I. I �� , . . •
� N �' . • SZ I I ' .
, n\i- ' p . � � . . ..
O•D.Z � � '
ZN . -I I I � � .
� NCn = � � � ��' ' '
�7� 2 � � � ..
(Cj' D � fm_' � . I I � � � .
� � � . . < • I I • . ' • . �•
z �7' D I I• . . . .
OD � � I .I � :
�p �. . � ' � � . �„v t .
Z � . . . z .� ' ' .� '^
� c�.� � �g i � . .';�J`;::.
.C� (� D v�D LJ ---- — . D' :
n 0 . �Z �� ,� �o ���o . .
Z . 0 �,g D� o. S� '
G7 • ' ° mz o° '�ya
' D c�i • 'c� : �� •"ZDm . . . . •
� r `� .�° �O . Nr�D ��+�����,,,� , � . .
Z . —I . Z . • m a °;se a< '<<<��:��P.•�;d.Yra�,,� � . .
.r . . • v, F . �Z�z `` s, ... , ��, . .
-{� � ' . . . - ' .� �q n� �` Lf��hI6ED : .
� : • B k � AIiCNi1'ECt' � : . , . ,
• f M��d13 1 _ . .
�'�•. :ti�. • .
v � M I N N ET�N KA C E NTE R I herehy certity�hat thls pl�n,sp���tyt{� I+JpM ES DAYTO N
� ' 'F O R T H E A RTS , a�Part was prepared by me or u hiy
� , �. , direcl suparvislon and lhat I am e D�E S !.G N LTD.
v Z � SCALE: • Registered Arctdlect u der lhe e f the 530 N 3�d ST.•Mpls MN 55401
. N DATE: 22, NOV: 2002 Sfate oF Minnesota. Phane:812.330.0005 Fax:.0141
• . . ' i . • . �
. • �< �� . o��D . o��� . .
rng � � � a
, �8 �o • . . N��D �m�� .
.. � �� °zU��< 0°�v�ra- . .
. I • w m� �r1mN �ZZ .
I"
. . �o (�m ,
� �n
� 6� .o
' ' a r r 1 �`- • • .
�, z. . �_r---- .
• I, I � �
. � _ ' � � . . I
. . ii' m ' I I � ,
I I
• o �• I I .
. � rn � i i � . . � . .
, � � i i , Nn � � .
�. � r
� • . � � � �Z , • .
. � � . r . I j , � "N ' .
' f�"I I I �B � • '
I ' . . . .
. � . D . ' �. � . . . � .
� . I �
. . O ' � � n'
z � I I ' � '.
' . I I ' .' .
- � � . ' . �
. D .� � . .
. . - � I. I . . . .
• . , p ' I I . '
. I I , . .
D _ . � .� . . .
� •. r . � i � . • .
. .� . � _ _
. �.I " I ' . . c'a
. , , � �
��' ' I . . .' .
mQ` I .
. ' ' m z I I O.
' � �a I I '.
O\p iz I I • • �� . � �
—I.D � . . �o I I . . �> �
� N I-!-I � � I I � o� � � .
� (�,� I I I t-v
� . . � �� � ' � .
I I
D . . , . .
� � • ' I I �
om z � � , �� =--- � � � .
� o � . . . . . . ,
�' � _ - . - � � ���� � ���'�°n�,�
� �, � . . o. �� �,��
c� -o�o - . . X-��,� . . � . .�x.
�I �7 0 • ' . • . . � N P�'a ' • ��.��
O n � . . . . ' . . �Nn< . ' ' . ' . ::,;'r.
. . � � ' � ' : � � . . . ����—, . ' , , ,.�_-�4a
' O�z , ' �����tih�f� � . . � .,..,,
� � • . . `�\��L.9�1�C�9�'\���� • . . . : '�.��'�jt`�
� �-
. . ��1� ��!�i Te1�
. ;'� ' • � �►,` ,��, U�El�YS6'b � � ' ..:.
' � . � : � � ��.'��C.'t' ; : .: t)�:w
' . ' . • L ��� ' • �V':\:~
_ :ti�: _���
� M I N N ET O N KA. C E N T E R 1 hare �] c�_en,s ecirlca�ions
N � F'OR THE ARTS °�'�p���'P�N°��6ymeorundermy �AMES DAYTON
D d � dfrecl eupervlslon end that I em e D E S� I G�N «'o.
� . �Z SCALE: Reglstered Archl(act un er Ihe L ws of he 530 N 3rd S7. M 19
, ' N ' ' ' DATE:22, NOV. 200?. • Stele of Mlnnesota. p MN 55401
. - __, Phone:B12.338.0005 Fax:.0141
m rn . . � � � N-�� � m � . � � .
. o � _ � v�� D N �. .
. C o •�o o• rn P .
D � � �; � m o C � � '
� , x � N D .
o � i � o � ��� � o .
. 0 � � " ��a O
z a z � .
-.,�, . .
. �� � — .p � . , . .j
• . �
. x x �°y �
, � ' . m rn � °= � m � �" .
. • r 2 � ,
. . � � � ' N � � + N
, , _ � Y W �.+ 'P X o ,
. o a�
z •
, • � � � • � / •
. o� �
• x x � ' ^' • N
. o, � o
o x . �
� � . N
. . . • y ' V N
. , , p� a. � �-
— � _y , . x , o .
. rn .
0
F� �' ° . TS X 6 COL, 1YP. "p•
�� � N
o . . .� j .
m'
. �- T 'P O
N G'1 • � • V1 � '
. ' • _ ' • N ""'
• , — � Ul
. . � N
I
' ' . � ' .
. � m � . , I � . .
rn W � � ' I
' �- � ' 1 • ry r r — �
, ° C . � ,- m�
0 0 .
. D � � N � -D N
� ,-
� ' p �, � � ;, . . -=1 � ' x a ;, .
' � z � � b '- � � i' o
. � � � � • . .
' � . D . . , �
�,, .
. P � . �- • � ,
,- � o �
n � : P i' -
n ° . �
. $ • . . � a � • .
N � � �. . . . N o '
. � N N.
.J'�...i1: .r.'�::: �, r.:':d ;.� ....�. y . . . . • .' '
. Y�'x �::, ; :3 r., ;.-�
. ���yJ' ( •.��'�. �'� :i_.v. �'�:-.�...
�tilYil.�i G'4�•.. ���"'��.,�.i !� �'.�
1� .�e
`�.�.x'
• III�I�tI . WAYZA A�KMNCENTER FOR THE-ARTS — KILN SHED • ROws�on: . ,
MLIU\�.BORGl�MI'AMD'JDNNSON INC. �hereby cerlify lhol lhis plon,speailieaUon, Comm. No. Issued: Sheet No.
CONSULTING STRUCTURAI ENGINEERS dir cl supervisbo oPOnddlhnl I nm o do�my 99.fi832 ' �
ly 11/14/02 '
. Lleonsed Professwnd Engineer under tha � �^
12 SOUTy SIXTFI STREET SURE'810 laes of the Slale ol IAinnc,�olo rawn: Checked: L
� � (6 2)330�0713 INNESFA%(612)337-5325 �IKhad J.RamcrliS}')�,�{!_� �P . ,
Dale• 11 14 02'��ense Mo 259 , . MJD, GMC ,
- i 'r'...Y9
' �,�[, �, ��ti:
�. k�
. .4
'J `... .'i�:.- 'x - .. . ..v:.,... . _-......._ � _ _ _
1
f . . . :.... ,.:.. ....-. y. . ...
• ::' ; 't��� . �Y�-_ .. . .,. ..
. . .._.� ,.. `;e ;
• d ?a �i 1J''$ �F�..'"jy� �g. � ra� '�"� �' �� I
� � ������`���`a. ���t..� . e� r ,j.'`Y�; A a: '!''�c'�'�€s�.���'°t� �'
��.E ��.,`�-� �, 'r� ,a���������� �::� ` ,�S.Y�'" " t ��'i`t� .p�.,�.rf�iN-.t �`�"t
'���� c A'F,f. +; . '�t. �' ,.�� x. a�""��� .,��a"M �t�„y,'at ��;��i � � y . y`���'}� r 'e . i
..'��.t+ i'++��� l�'aZ'��,� ���`'X"5"�����;*��' C��,'�ti���3u�.�,���.�, �II" �! ��.'� 'N' +`.�&�'�,j���'.�R � r a,
�'�'����� a :.�sr � r -��..r,� �f.� �� ��P ,� �' �e"'�t �} ! .t �- �j i.
�' h ' �f�'Xi��4 �r S.r=s+et& s!t��x�� aT','�4�t�„ v� 4' f't r,�• {-"s`�k+zx'� .�'� � / :.. � �. -
��4�' ,c 5fE Yak +� �.
,'� �s- '�-Y�r ��'� u *�'� y:Xa'°.fi`�-- �•,�p�* �d '� r a'%` � r k� ,�Z s r�a t �:s,r��
�h ��' h:�r �' {s�H� � ..a x<rr•,�t; r� ��r��r;�x+s'��1'u��,�'�,�������5 r..����..,,�.x+�' ,,, , �,�.��,��, � p
'�' - � t'' -+y. 7r� �.0 '�c$ s 'a+�,t` C�4- �'t�. '� �fr.'t2�.k,�' .�.
f '7,��ltl`-� :.;�� y �. �S ��.f�v+tw'`'��`, ai�G X �!'}"'*'�aY-(:w3 Y�tS �'��t" � �, �;at ...+�F�� .,. j3..1�";�{. 1
t,.;� P .• � �ttt+ '`r`�s�'W ;n�,r � f x'sx F ,t`� �a r r v �, �� � � �� -��x,
°;F�J '' �u�rr"M'�.�} 3L v v.'�'''C m,�4<'� ��.�.�,i2- �rt p-a��i1k � y ��� S� }� �c'tt Ki �- ;.
v �� �.�.'`�' L # '� � i, s -i
Ti i � .. .� �,'T�M,.. k � �e3 !ti '�'°i��bi'-`�"9 �Y�'°i? C�' -�"�!s��a� `�c 4� ffir Y� �
� ..�r�.��t�+-FiS�sn a vsi4�"'`f ��""��"_"yS','. ,.t`y,f.�«a�"<`+�M-�yE✓�`y„��,�,.:-t .i� ��� 1
�n� r �r �. `z '� t f#J�
ftd� S�y �c� `yt"` �n . �'�' u r" ,.X,. s,�{e �. �� i
s�7 u ����'� :r J � � 3�F Y r �r. f�
,,�+ � ��'h� �i�� x i� ��K � �*�.�t .f`r���a.r''�-�.7"i:rc��.'�s.'�,s*�x�� �[.. i�G�i��f+ .
k �fE; m ., �' �`� �. u� � � �,q��� �� �,(r��°.4';k�./,� ��? 3>�A 7 f.
xc �j ���ys��5�T',�{`i�`. r t� �,,,i.?�.� � � s�-u"-ti G�', �.� s.4r�
`'� X �"1,u#," �f�Et`c�y� � 1 r ,�r�s�1 `F �, 1 .
�� � k.�r i .L � �. �. ! � �. r 7: �
t ,c'4 , � � �31 ,L�Ej'?t��ri�. r ��' � .
�t �� 1.,: y. -`'����� ar��:�.�ti� ��hnry..d y � �r ' �t F����'� ���3 i:', ��,��. . � ..'�, �rd��-L�� !
� sr �r.� ."��,y�r Jr`���,.��M ��€p,�,�) -.. � �3 �• �t'c.��! �. �:YX�4�t�� � �� ��vr + • ��,� �,
�.2 .. �� 'v,r i Y� , a� � ,9 1.. G,d51'.,-�� �r�', �`��-r�' �1� f ,� � 5 t�S, ��' , ,�..
��4 ��� � ��.`�n�1�'' �S l�\kt .t 1��f� �`e+ _ �''R�r,K}�r�A'�`�y�i� �s�' � i�� �/.����-+ � � ,` '
;µ... � '.,��� �a�;�^��� .(,��,i'.,�N yh�(�� �. *�75��,l�.i Ji� � s ('r,,,{ ��i`� 15�_• '{s+�.� k a���.g��,�����° � ��#.
b �:: �I- ���,��t! u�n �4 r . y " `"°r a �.S t 3'� h� 11 r ��}'"� ,'°� �' " ��� �
���,� ? w7 F E�' �'r 7..�.4' ��� �Ic � � �` A� �'�*.�r�,r�7 �,.y'. W�,i
;� ' •F �`�'�*�4 t��s � � a.� �t1- * Z� °k ` -��!"��, a,` w k �a�3���� �t �� '�� ��" �'�
� i r P 1 q ' f � f 4 t F �+ ,�i+`.. ++ '
' �•i t .'qr�',:iz�i r . i��yc ��- � �G"�i'; A iC�p Y �,.:, �r'��e��~#�iP��1� �. �'� +i�' �Xj',%� ��G$'�° e�� �, .+
� '��' � �,�` ��.7 �� rc�f � � . ��9 �9t� �r'F �4 9..
�P.�q f�;�, 5:d,�,q� �;'r��i�,. �'S��.�y.t'M1'�55�� .,r���� ������° r��ts �� .�,�'� �. ��� �
�'� F p+�y Il��rL �i L `� �i ':�t 4��1 A l � �' ' � .
irT �.., .cr_iS . E �I�,p t�✓�4�Y'kL'� � y�. 1 �' i( y t-�;?��S �F� . ys � 5�+�,Y 9f � � ,,Y � � �
i i " h. K dk.� ;, i .. ,,� t t.� �. ■ ;�rh t �'s����{ � } :�� � " :
i 4 f.�. +� ,. Y.�Y`4. Y � �1'aC��� 5'r"�n,� �7.h`� 8 �.''; �
-.7'�� �4,-t ��'� ��'�.� l�i �� e�ts t} a�M,� 3 � �K�: �i-8�'����'fF1a '.�5 �
r � ; �, .JY�'� Y I �; sZ � ��i Y�, ir'i�+ �r.���3s,,! � ��T P f'�. � �'[�
: �4 . r t d� , � r Y^' � J ��-?'^5�� r� f j[ . `S�'�il
� � �` � e ti�tici � � �� � �T-�:�I, � it° �r- • �r Sfy�� .
�� �� 5;5-- Y�.e x�i-.� !�, '�',�`�'v �.����53e.�� a ���' ��i��",�� r�'`�r;,�s-��� rv F� �ae "r
� �ai� Y,' i�,y�-�"rT` a�a'f��„ �z�"��•,��n�t � �� 5�`�i Pr�c�f&. �'" � ' �� �°'P'��i�� e
�. � y . �4� . , ^'.�' . ,���� 3�f�iY����tl'��k�'r�r .��:� ���.°.`�rr�u ���
v � 91 �: i t i. c. . � .n'^` a ,�.y �..
r 3 ' ��-e 3P� � ...i.i � W��"'��1}}��Y,rt� �ii,�a����i+ #-.�.> �; . ;� {�-�� :i ..
;`E �°'°:�} % �.'y t�� i ; ' �6�� ��.y�S 1� ��.r n�S,n�y2 Y�'. � � v a
� ` �. �,u.r C / t'�� {• fb L �, 7 .
y� � i Y �.r�; �� �.^ �g ,^'(.,G � aR.+' r� K't-Lt�.� t $ a�
$;• .�:'ey,Z" � t3.+ S tl �'��'Y ii '.�# .-.
! �tx s r i'``l+�� :.�,�, E Y��t �' x��� ys! �',�;t�j��s�"�"5"; �`$a� x�" "`g.� �- � ;9� ��
3:� �����y i '1 � u. 1� �� Y b ���' ,t� .y; ,�'} n�� � - �t y�a �'`
� �;; ,�s�_ � �z; :� �` -��";C � !:� a����f` � 'Y�t,��&���' Zlr `,f �t4� ..����� i`"� �' ' � fj���
� � n� �T "'� > �`�'h. "��+a ... ,�-�4�, ,.,.. ,b} �Yt�a.�lx �y��"
'�j ,._{�a ,;S,Y�- y� ..�5 . ��� 1" j ~gX h.l �r'{ � �T 4"���° �. �����t�k�,-,�-��""..,,j.�
p J"�3- , t � �.�1 J a a � ����� � /' ['. -k+ .. '' .��u�'r� R �- uFE ��
� .
s�«, 15 .3}� �i.- �� 7(' �+5."r � ' l�s�.�� � ` ��,�#,�rTx,�2. - -',.x � �tW ����'e., �
�� �' .� ;� ���i}.kv iJj���I �$N` �' � ��J - �i��{ �"��� � y� � �:�
��' �• ''� P�1.� i�Y � �� . �r. y (�� '4�� ��es��yy� "� g, '� q. � :
� .� -.•.S�' .�1�'5����5{M+, J��� � ��' i~3�'�'p }, ����i � • �' � ��5��^
� K x i ,F� �r k -�C'. '�S..F!`''; �Ll - �'}�._ , � .�y.�'tI�
j�l�i ,S ��'�°� ` � 5 .% � f„en"5" -_ '"e �e . (�� y.'y'wt,� �d���«-7-� �s�� '$C✓� '�� -1� ..�
Y ,�.g,S 1:_ �$(� � c`� '�"'t`x'l'? . a� �y� y i� ��`�i �:,_y-x �'}a r���+.�� M r t �� �k �
� h� Y' K" c<, � �" `�� 3i' S�'i 'P rs ,�n r'a_ a�r'�,.m7'"d� � �L �'4�`�4CS a. �r�.'s�.�r .i��,.,},��.ry��:�i .
ry'�.���. ��� �' � 'e*.K ��_� F '�; ,y'� ��f. r ��{r.� ,T,f`�,u.u''r�.�,t{-��. . � ��.�..� §3 §5� ���� s �.�r ��s',�.k'Y ;'n yC& �7 " ���C$�?�I'�4� �_
4 /
itil E' T��� �.=� y�. ��"'�'i 1���' ��iQ' °��t'"�i'�"�f�as'"�,. .r�. f�tl�,ki �s�il6f�z �2 a�.'4F�x n3�9.� ,� .�' �.`�ta Y7���yie,�'J
�z �
m C..1� r .';} N'� ti,�4��; �x�Y�; C� t . . � ��g�.�`t"ar7ld'��v� i�Yi < ��i•� ��.,t � ^7'F,r'�if,;K� ' � �Rl � '� t. � '�A„� ���.
� � � �cs 7 3 t.�.r 3 t .��a s�'sA,,7� �a1g! w` .Y ''y`�ft�..s�.v�'4�0 S� ��3.•f e tix��� S3ds5, � •�1'� ��,�.�"
Q .%(�:' '3�'°';�i":, i�5� (k.t.���rk�<��� �9��rogi';t�'�T�z "�i�' �a`�b '''t �S�il��� � x�'Y,�'�°y�: fi. �. 't�� .��,y ��,�n. .� -
4
� �� •� .� � � �?� ¢ Y �� ,�.eR, "; � ! �'� .y,tn<�,7C,a ���r--' -q+� �. s�`.��' i.
� w)�s H 3 T>s .`^"tty�- iw�w��b3 �. �� s' t�E�,i�f*1ft.,� E.� �j:Y -�'. "��,�.S �� '�. '�', �.
� y9.�.;,. �e � .�� 'b�v� K ��`Ea��+ri�.�- �i��,i4 � ?f.� s �' . 1 � ��*'�„t+e4'i. �,� x' �.� a ij�.v .'� .k:ef.� ���iI' -
�?� � r'��`Gr,l .�n �� s�� y r:�`�' S ��« �i �`-�a�'?n��a � �c � . .�'
z . �.-� _�3' i:a�i'� r� -r�,� f$,j�i�ixd�,.�a��r,++ ��i4�!",n��;}Ey�+�'�X�k'��i ' �� �" y'�, �����F{ .st���t; '� ,`��t1 ,.k� ,�;.
s• , -E�,''.i+N��$-' �'�f,��4 C 1s' �a[�' f fr 9 s�.�ih ss3"�i�'��GS� r.G''�C�,E,. '7,t�,f� �, �.n+ � ��°l°"1�2 p„`.,i�i'� �y�&4 N i����r k"..
�. t . � 4� ,.r. Xf�,� k S.*r a,"�\� .�3 E �S.a. y d�f
�� °xk r3 yr �� �-c � �� yy�� � �P i �r �� '��r '�'�'"�`'r��.4`�' '- ��',.��s,;. ..�. �w�y,.'' ��� .
y�` s�- i rv �,,. q �i3,� 4, �;'N� t� �. f a�,'-d �1 .. 3 � 4 3 t ;
n y
���. .�� ,,t3'4' l,y�T....�4'�±��'f 1 I�f• �� �1.X4"S'.iu++°aX d Y � 1i t. S7� G '7'' �4 -'t . .�f
� � � i �a �� ��,c-��,-�a s;,� .�,� ;�n a4 ? � 'z. �l' '�"�'' �'� �, w`� `'�.,.s s"�"wrS � ��" t�.� ��'�
��fi � �,;�i` 'k r �. � � i� a� k`�' �W° g4 � c� �' ����.,�`�
�i n€aj`�' � �,�+f �,r�F s� a 5 � �,���� � �. D �r�., wi tge�..["�'Q" _ � ��s in��,
4f �'i'�.�t �,� ��'e t i �`s�y�'�,_ • .c � t ''��#�.��' �Y' .�„�a. Kx �� }�- • t'�-.
,3Y �: _. 3� . rf'�"�x�i�' -�iz �- -� . _ � � �Y �,-r .�-_���''--' ��' .,." �.�a' _
� � igt�rt�3 .-f.'! + ..Ey t , . ��,+ � K' '�.'t'` .� �,d.. �Ci�:
y in �`.�,
8' 'o i"� E� z 1 t . ' t i ` �
5� !
�< ' ,, ,} x,�� t � i:'.??;:�.�.1di:y.�;�:.: �;Fy,+F�f�������3 •�� �,. ��. �, aY ,7 ��:
, t y�( : � '� � . . .
' 7 t} d' . 9 �l 't u+ 7 t tT��} � �,� '�t � � �.� .
., r � ` r � 1. +y_.-¢+�,y,a�:tl'!Iµi �` -.f�S}. .. .,�fi��,y^'6` s{�y� t � f4�. . �. „•.
4 ,��s#
{ . E �,.' � .� � �t �I �..r,..�I ���s�f tu� � ."''t9t r w��r Y �"rn'� ���'�� : r . , 7#i fy�..'" �.yYg:
u< ��
� . i' t�'� . '` ��r�. � �� 31 &�``��,., '�'f r' d .� �� � �., ��}�t a „7 �j, �
ti i � hy K � �. . ,�.,_, ��1" � a �r + �.,�. �:. 8:
r �".� y � ���j��r y �� � -�.e5 �, '��.�'�x��-�' m��` ��. d _�'� �.
� 7-.� � d'.Ll.+ i t p �..h '�'"F''@...t�i 4. }t K .�.�'�tr. „e. r
E ' r.-' E „� [�z�"e t 4�� �' - � ,y ,'r.�rli��.4 ?S ����:".
,
� ° t" �� � � )��'� i�ix��1�.�i���e�+.i�. �� ... ��.'6`°'�'� '4 �r � � � ,-r.,
1' ' jra .�, r � ���.�`�#:�i`f7`t1 i0 A q 4 ..� �af.�y .�� �5� f.f r
I � t ( � � '1 C �4 4�vy y}� � +N � • {m,'�� �.��+ . ..'� t �.:✓ �
� �' �°� l9'ytis�,,�`> � 1;, { . '� �� r t ^��`N�
' �4�.( 1 PfS� 1J��{ , y �= ,�� .� �� � � ^., f:�.
-� � �[ 1 V � Y t f q ly fl i✓t� I3+�e� . �''� j 4 { .5�;5 � y1�,Y '��' t�
� g � X�, .�'t�y kF+- °MFS`V� r�r,�,�j 1 '�' �,. ,F k��.�� r ��i., � r�� � '
s� x ��;.�4.-�ra�, }.�,. t'i�4� Y�, �41:�t�w ty�t �; �F!'� G' � �r+' ..y�� ` � E'�1'
�' � '� '" 1 �'���IF.��� i tf�u��y�� �i�u �� ��rj`r���gf���•��'��'t�d..+�y�`���,�'s�� t��j�.
'f �����> �,L�,�$�, a „��:'�`�'�.FC��i, �� �i, t ow.va
�k 1��E ,y r .� o���v r 4 . t ,�p'�j E 'NP�� ,�s�,� �� �•Ir`��,.��, �,e _
' i a��q ��� t � ,�t� sa.
z ."_ ' .��. -" ?. -�<���i� ��,.i '�^�����."a -.z�� ���•.
� � `� �"�'- ' -'- �i'.�'�t r � . r«ye .. ¢+
���! i. ' �.�x � 1��,�., a.�.y�.r_ � ` '�-t�' �.�����' � :'.$ ,�,; �. .. :
� 1 � �� �:�� '� � . . ..... �'� r�0.3.� r� ' ¢ ����lc�'� ��3�� �" r�,.x; � ,����,f r� �j� z'
r��� � '� `" ,� `� ' � {'t �
� ��3 x.'.��' r.� ..$`�;, °�i i 5' �X�.��- i �-rt � � �,y` .1p�ij,�� � . ,�`�� �
��t 1 ��. �'��� k1^�:. J-.:. v`�R�S4 �:��• �'�h %`. �,{}�� ��=ti'�rc "V�' s � �,+'� !i�'
�i.� �l ;�:��: r� � )iCO:g '�����,�j�,��'��i s�'��'�:y t� 4 fti�7;,;�,�`��, �� � X sk� �K�6,&?. ' � Ly,r ��� i�, .e��. �a>
') �' �%� �Y y�l � - �F b^'F7�/ y .� C' � � F4.. • .`.431' i!. '�
..i e� ie�w.' ���r�4y t:��..� �,� _ "'g r�S`.� i �. �;�� �', � � .g� 5,�. , . =I .�.
➢ �i.. ��,�. `- '�.9 p��..��. ��� {� �<�-�� yt� ��`�f� �,� ����, � ,h��� .. ��,,,� �.��,, �
T s" $rtx . � kA� s�.: �.c,�en��,y3�,�r� v � - �� ��s?`:� '" �y-�`�,'�}�,',a, y '�`.�.�� � ��,
� 1 �� ��'# . �'R;�zx..,�oe.wa.�FiwNrt+� tt#q< � nr " F$�`Y��� � '�i'-,��axAI' n ti�'�'-�'�-y+�4�� �"' -'�N . ,1�r Z'�.:41 �:+ S�:
� � ��fw' ..� ��v���°i�:.^4�r�,�` d��t.� '�i��1 ,!Y:` . { f�??�;��1�1µ .�''-yn .y..
� ta `� " � �YS "f;f`f �✓'�d ry V � #�. --r
+A `!�d� ' ti� �y �s,.1'� �,��. �� '� '�i�f�iG�`��� lG. �,��'�� [ . �,� �-'..�e`.�w�..��!:e�c,'�r'�,v, ��_` � ,� t ��I :� ' 'I Ei, . �`i
.�'�tr � ?P�.L�4"� �. 7�t� �n� 5E� �r.:.�i('n ".¢S�� ,W `y ��7`,:!t ��'£7.���' . /� k ' �.�1, "{�� 1�'�'b5., � 435.'��� �� pi+... �,. , �` 4tn
��b C ) l �.Y, - 3 Af�.. �'a� 1'?Y�>p'^� ' a
€� � 3 i�, '���r`���5�%��"+�"c��.`c a"��, ?� 't ' t d{ a'�t'� �•��� '��`���. cr� �`�:� . , ,
s9 ' r�: 'k �� �j�����. �.� ��$4 7y..1 j s �� f i 5 a� X�:p�„�y�{ £tin, s - � Y�'��-..�k-�°.Ws# �+� �9F ac,� �f��
. . � '-� � .� ��: y' . �.. 1 i�
� �' J�, "5 �� �,°"�.na rPr"'S r . ty��wy.�y �� .;� y p :a F ; � �ti�� *t:��t� t r; . p�`i ,�..1:,. � �.1 f." �''�
c a
:5� � _ ip.�3�,!6,r� 1�� +���F� Wr � - \ lj�ab�'.p Pt4�• a+ ,..��y,F �' W ` �yjk�..W 'J.il'�,
k9 �c 1 �i�h 3-f��� � t rt) 1��ka•�4�i'� � .� �Mi�HS�j y�, ' 3
i k i n ,� .iA p-tr3'�,y,.;�� �`� X.�M1'F.ta a,-SS.:'4L '�'�e, .,,�rr�. ;".�.�Y. �`:� _ �::,,Wa � a iNii a 4 k.r 4��'4u^ .;�z:9�� .>� r f v��.�r+�i'y�by, ;c+�'�"'�"9`3�.
.F. ��� ��V . :s°6$l�.��;��`� � !�4���k�5 i��,�'F' �w'.���:if�`
�� � � � = � x��nr �'a
� �
.- �� °� �
° ° � Y of oRoNO �
�,. - .
CIT
� � :
'�� Gti� RESOLUTION OF THE CITY COUNCIL
��s.xog''� . No.
4� 5 4 ���'�
A RESOLUTION GR.ANTING A CONDITIONAL USE PERMIT .
TO PERMIT CONSTRUCTION OF AN ARTS SCHOOL DN
PROPERTY LOCATED AT 2240 NORTH S�IORE DRIVE
FOR THE MINNETONKA CENTER FOR THE ARTS PER
MUNICIPAL ZONING CODE SECTION 10.28, SUBD. 3
A.ND DENYING A CONDITIONAL USE PERMIT
PER SECTION 10.75, SUBDIVISION 1
' FILE #2616
���� ll'�'l
WH�REAS,Minnetonka Center for the Arts,(hereinafter "the applicant")on August
28,2000,fil'ed an application for a conditional use permit to allow construction of a new 30,000 s.f.
arts center and a conditional use permit to permit the height of the structure to exceed 30' in height
for property located at 2240 North Shore Drive within the City of Orono (hereinafter " City") and
legally described as: � � .
The South 499 feet of the East 474.5 feet of Government Lot 5 in Section 10,Township 117,
Range 23,�id Lots 2 and 3 and the West 89 feet of Lots 4 and 5 in Block 3;Markville,
Hennepin County,Minnesota; and�
� WIiEREAS, after due published and mailed notice in accordance with the City of
Orono's Zoning Code, the Orono Planning Commission held a public hearing on September 18,
2000, at which time all persons desiring to be heard conceming this applicatiori were given the
opportunity to speak thereon; and �
WHEREAS, at their regular meeting on October 9, 2000,the Ozono City Council
considered the application noting the following findings of fact: � .
' FINDINGS: ��
1. This application was reviewed as Zoning File#2616. ,
2. The property is located in the RR-1B, One Family Rural Residential District.
3. The property contains approximately 246,000 sq. ft. or 5.65 acres.
Page 1 of 8
i�, • -
/� �1V' .
O O �
. , CITY of UR4N0
� �
ti
`�',� G'� RESOLUTION OF THE CITY COUNCIL
-�`�k'ESII04� • . NO.� 4 5 4 �� � � .
4. The Orono 2000-2020 Connprehensive Plan land use map designates this site as
"Public/Semi Public" which includes school uses.
5. The art school is a conditional use in the RR.-1B Zoning District. The proposed arts
school conforms to the minimum lot area, lot width, and front yard setback. No �
building is proposed to be located closer than 50' to any lot line.
6. The proposed arts school is approximately 30,000 sq. ft. footprint.
7. The Zoning Code requires Community Centers, Physical Cultural Studios and
Museums provide ten parking spaces plus one for each 300 s.f. of usable floor area
in excess of 2,000 s.f. The Arts Center has calculated the usable floor area as 21,192
' s.f. of usable floor area. The site plan indicates the site does contain 74 parking
spaces meeting the minimum requirements as established in the Zoning Code.
8. The topography of the site is relatively flat. A stormwater management plan has
been provided and includes a pond at the northwest corner of the site. All stormwater
from the parking areas and building are designed to be directed by storm sewer.
9. Sanitary sewer is available to the site.
�10. Access to the proposed arts school is to be provided by two driveways from North� -
� Shore Drive. An access permit is required to be approved by Hennepin County.
11. The existing Arts Center building has been�located on the property since 1950 and
would remain on the property and in use until such time the new Arts Center is
. complete and a Certificate of Occupancy is issued by the City of Orono. The
building is scheduled to be removed in the Summer of 2002. � � �
I2. The proposed west parking area would have two pole mounted lights and the east
parking lot would have four of the pole mounted lights. The lights have recessed
bulbs that are designed to screen the light source. Other lighting on the property
would be lower level lighting to illuminate the walking areas and a few lights are
located on the building that are for use with special events. ,
Page 2 of 8
�° %� � . ��
'�, ,�.
� � .
.t. GITY of 4RON4
� � .
�',� G'ti� RESOLUTION OF THE CITY COUNCIL
�`�kE5Y1�4� � � . NO. `� 5 4 `� . .
�- Trees are proposed to be planted along the east property lines along Briar Street and
to screen the properry from the residential properties located to the east. Additional
trees are to be planted to screen from the residential properties to the north and west.
• At the Planning Commission meeting,the Arts Center agreed they would be willing
�� to plant a few trees between the adjacent Hill School and the parking lot.
14. The property is adjacent to the Hill School which uses the tennis court and has an
outdoor area used by the students of the School. The area is immediately adjacent
to the proposed east parking area. The use of the lot for parking is a possible safety
issue for the neighboring Hill school. Permanent fencing will be constructed along
the property line between the school and Arts Center to define the property boundary
and sczeen the parking area.
15. The conditional use permit for the building height to exceed 30' is denied based on
the precedent that would be set for non-residential buildings in the City to exceed
height limitations as design elements to new buildings. �
. 16. The Arts Center has proposed a conditional use permit to permit screening of
mechanical equipment requiring a 44.5'screening tower. The tower would be visible
. to adjacent residential properties and Lake Minnetonka.
17. The Municipal Code permits buildings to havs a maximum height of 30' above the
natural elevation. .
18. It is not required that mechanical equipment be located above a structure. The tower
. was also proposed�as a design element to the building with an Arts Center logo of
"MCA"to be placed on the tower.
19. Temporary fencing will be provided along the property lines to the Hill School to
� separate the construction area from the Hill School property.' Construction traffic is
limited to access to the southwest entrance. ,
20. The City Council finds that granting a conditional use permit to continued use of the
property as an arts school will not be detrimental to the health, safety or general
welfare of the public,would not adversely affect light, air nor pose a fire hazard or �
other danger to neighboring pzoperties, nor will its use depreciate surrounding
Page 3 of 8
� . � .
�� � .
� O� �
O O
�,. CITY of ORUNO.
,� � -
�',� G'ti� , RESOLUTION OF THE CITY COUNCIL
��x.�sK� . � . rvo. �4 5 4 ��' � .
�— property values and that the proposed level of use of the property will be in keeping
with the intent and objectives of the Zoning Code and Comprehensive Plan of the
City.
21. The City Council has considered this application including the f ndings and
recommendations of the Planning Commission,reports by staff and comments of the
applicant and the affect of the proposed use on the health,safety,an.d welfare of the
community. '
NOW,THEREFORE,BE IT RESOLVED,that based upon one or more fmdings
noted above,the City Council of the City of Orono hereby approves the conditional use permit for
continued use of the property located at 2240 North Shore Drive as an arts school,per Section 10.28,
Subd. 3 anc� denies a conditional use pemut to permit the height of the structure to exceed 30' in
height per Section 10.75, Subdivision 1, subject to the following conditions:
CONCLUSIONS, ORDER AND CONDITIONS � ,
1. The number of parking spaces provided shall be a minimum of 74 parking spaces as
shown on the plan dated August 23, 2000 on file with the City of Orono. The
parking spaces shall measure at least 9'x 20'. The handicapped spaces shall measure
at least 10'x20'.
Any reduction or change in the configuration of the parking area shall require an
amendment to the conditional use permit.
2. The Zoning Code allows one(1)nameplate sign with 12 sq.ft. of surface area. The
sign.height is ta be lower than 8'in height and at least 5'from the property line. Any
signage that is proposed that.exceeds the Zon.ing Code requirements shall require a� �
� � � � � variance. The sign shall be limited to a logo,name and site address. Such sign plan. .
shall be reviewed and approved by the City Council.
3. The proposed building is a two story building with a 30,000 sq. ft. footprint and
approximately as shown.on the plans dated August 23, 2000. A.ny changes to the
use, intensity of use or size of the building shall require�a conditional use permit
amendment because the number of parking spaces may need to be increased.
Page 4 of 8
i�
�� 0�
0 0
. �,. - � CITY of URC�NU
a �
ti
�' 'ti RESOLUTION OF THE CITY COUNCI L
��`��ESS���G • � N0. . � � 4 ��
Revised plans, indicating removal of the tower shall be approved by the Orono
Council prior to issuance of a building permit.
4. The Zoning Code requires that the lighting not have a direct source of light visible
from the right-of-way or adjacent land. The parking area and walkways shall be
developed according to the site plan on file with the City of Orono not to exceed 12'
� in height. The cutoff angle of the light shall not radiate light beyond the property
lines. Glare and light trespass shall be prohibited. Lighting plan shall be in
conformance with the approved plans on file with the City of Orono.
5. The Landscaping shall be completed in conformance with the plans provided and
approved by the City of Orono dated August 23,2000. The types and species have
' been identified by the planting schedule provided by the applicant.
6. The driveway access and parking areas shall be constructed to City Standards and are
. subject to final approval by the City Engineer. The�City Council approves the
parking areas to be crushed aggregate material rather than a bituminous surface. All
driveways and the service area shall be bitwminous swrface.
7. The existing building shall be removed within 60 days of a Certificate of Occupancy
being issued for the new building. Asbestos removal shall be completed with
appropriate State requirements an.d permitting. The Arts Center shall be required to
notify the City of Orono and adjacent property owners prior to beginning asbestos
removaL
8. AlI construction traffic shall access the property through an entrance located near the
southwest.corner of the site. Because North Shore Drive is a County Road,a permit
. � shall be obtained from Hennepin County approving access to the property.,
�9. � Construction traffic shall be limited to a separate entrance so not to interfere with the
everyday traffic using the existing building.
10. A fence shall be constructed during the entire construction period to separate the
building in use from the new building, .
1 l. Silt fencing shall be in place prior to and during the construction and grading on the
properly. Final erosion control shall be approved by the City Engineer.
Page 5 of 8
�N • .
�� �1V' .
O o . .
,.. GiTY o� oRO�vo
� �
�'',� �'ti� RESOLUTION OF THE CITY COUNCIL
L9kESH.�4� � . . N0. � � � '�' . • .
\1 An erosion control permit shall be issued by the MCWD prior to any construction
activity.
13. All improvements are subject to the applicant enter into a Developer's Agreement
and provide a Letter of Credit in the amount of 150%of specified improvement costs
associated with the project, including stonmwater management and landscaping.
PLANS REQUIRED PRIOR TO BUILDING PERMIT A.PPROVAL:
14. Applicant shall provide a drainage area map with storm sewer and ponding
calculations.
15. ' Applicant shall provide outlet struciure details for the stormwater management pond.
16. Final storm sewer and grading plans shall be reviewed'and approved by the City
Engineer. . � �
17. Developer's Agreement shall be executed and Letter of Credit shall be provided for .
I50% of improvement costs to be determined by the City Engineer. •
LEGAL DOCUMENTS REQUIRED PRIOR TO ISSUANCE OF A CERTIFICATE OF
OCCUPANCY .
18. Signed and executed drainage easements shall be provided over the ponding area.
TERMS: � � � '
� 19. Authorities granted by this resolution are permissive only and must be exercised by
application for a building permit within one year of the date of Council approval or
this conditional use permit will expire on that date (October 23, 2001).
Page 6 of 8
. ��
� �� O _ r
O O � �
,. CITY of URONO
� �
"�',� �'w� � RESOLUTION OF THE CiTY�COUNCIL
'� '� � N O. a e�? � 6' .
' ,�S—� . .
Violation of or non-compliance with any of the terms and conditions of this
resolution shall constitute a violation of the Zoning Code, shall automatically
terminate any authority granted herein, and shall be punishable as a misdemeanor.
� 21. The undersigned applicant has read,understood and hereby agrees to the terms of this
resolution and on behalf of itself, its successors and assigns, hereby agrees to the
recording of this resolution in the chain of title of the property.
Adopted by the Orono City Council on this 23rd day of October, 2000. • .
ATTEST:
� /�,�'�-
inda S. Vee, City Clerk Gabri 1 Jabbour,Mayo
c\��L��
. Property Owner(s) � -�
STATE OF MINNESOTA )
� ) ss.
COUNTY OF HENNEPIN ) �
� The foregoing instrument was acknowledged before me on this 23rd day of October, 2000,
by Gabriel Jabbour and Linda S. Vee, Mayor & City Clerk of the City of Orono, a Minnesota
municipal corporation and said instrument was executed on behalf of the City.
�c��..0 �d�c�,�.,
RACNEL DODGE Notary Public
NOTARY PUBLtC-MINNESOTA
My Gartxrdsslon Explres Jan.31,2D05
. � �..� .. , <..�
Page 7 of 8
.. i' � h� . ' .
� O� ��
0 0
_ �,. - CITY of 4R4NU
� �
ti
�'',� �'ti RESOLUTION O� THE CITY COUNCI L
��kESI3��� � • . NO, 4 r'J. L� F;.x . . .
STATE OF MINNESOTA )
) ss.
COUNTY OF HENNEPIN )
' On this 2�� day of l- e{�r`�-�j•-z.�_, 20C�I before me a Notary Public within
and for said county,personally appeared /�aX Q y��'�� • �'I��"f�'n- � ��'�� '-L�'���' �����*�'�
known to me to be the person(s) described in and who executed the foregoing instrument, and
acknowledged that he(they)executed the same as his(their)free act and deed.
RACHF.�.D4�GE .'
� 4—�---f��.
���Mar�st�,�ooa �' • • /'�voe.��.
Notary Public� �
STATE OF MINNESOTA ) �
) ss.
COUNTY OF HENNEPIN ) . � - '
�On this day of , 20 before me a Notary Public within
and for said county,personally appeared �
known to me to be the person(s) described in and who executed the foregoing instrument, and
acknowledged that he(they) executed the same as his (their)free act and deed.
� � Notary Public � . � �.
Page 8 of 8
. � .
= w
� �
a •
• A A
� M �+1
n �' ��!�/' W M M � M M
� � � � W O� � � � � � i � � h � a V'1
(7.� GC] M ti
o ¢ !� !� Q � oH � a � � � � � oH �= U � o �, � � � o � a �
o �j a �aj �'j y., o �n a' a' y o F W �., y, o �n Q � y, o y �n cn �"' y, o F� FZ Fz-� y,
M � x W �L I� M 0 xi rTi R�^ � M Nr� �y � N d. L�O M � � �' .`�-� W M � z Q �" W M � W W � W
;� px00 'n � � maa pOq ¢ � qu'� V � X ¢ � � ¢ � Xa � � � � � e � � � aa
a� a w F
-� -� o � O O F-� C7 w �
� `i' w w a y o Q v�i vFi � n¢i o P° a � W ro v�i ° Q �`,pt 0.01 '�"'n ° ¢ � Ll � N ° a1 � �r�" �O �n
� `OOO `OC�' � NSCpC NQ wNOO N � �' ooMQ � � �' ooMQQ MO �' coc`�'nd ¢ � a'
M �v a: a: c�� c) r, U t) �.• 3 c+, ., .-, a U M w uq a c) a, A o �-. a U fn C7 C7 a U
W W W W W W
� A � a� A A � c A � A � u: A � � v: A � � � A �'= � a� A
`� dua � � Qw � ul � wacl� QW ¢ � � wac�lL ¢ wzQu1�.
`�' � � � � a � � � � � � � � � � � a � � � a3 �¢ �
O , w O E-� z a O t--� z a O F- 2 a O F z a�O F Z a O F z
�
Q
�� �
� V W
�., M � � ..
-, �•,
(.�c.� A cNn W� � �j v��i . � � M
� aO W ¢ � � w � � a � Q � A �
�� o ¢�-. � � a � o f-� F x• � �n o " � o Nq Q 'r' o t�zi� vOi v�i v�°i O W -�w O `^ �.,-;-..
�� ° W °d � �"j >" ° w rx a U z ° N 3 W E^ �"' ° �" �+ �. oC o N x � F ° � x v�i Z �•3i:�'�'�>:�;=
<n �y ,� W ¢ M a .� `'� W � m dd �l `n Q i+, W Ccl �" r, O O � ,'�" �;, tj;�f� .�
�O N N A � N � N � U °a Va] Q N � �- � � � N � � � Q N � �, ~, ¢ � N E,x., ` � H ¢ 5"'�-��j �
O P�-� � � Q `� � � � � W C] O f-� � � W � d' � O O F � 6 ¢ �.., � � A u; F. �.,,F:-+:�
,._, � Q �; apq � a � w' U a� X � � c� ¢ � � QQ � Q � O U p ¢ 4:L�r.•
V o a � � a y o a � � a N o � � Pq O � o � "] �t W l� o � U U pq N � o z V a-' z N
v°� UU v°� � o°oodz o°o ¢� � rnU � o. � ?' rn �dd rn ¢ o°ov�'iv' �.°o � c �3 W a >+
�.,,.,,
W " `° cy r°Oi � � a U GOn � a o]C, � oo M M ¢ oo �' V �r.l � Q G:..��;;;,:,:;:
�, cv E � cv c� r, c� A � 3 � 3 r, .. � � .., 3 �•, N a w �i 3 �r "'��,
� a w a W � W w �,.,, . �
� A � � a Q ¢ � a a � � a a �a a ca � �d x Q � � x A �"��;::..:,�' :,
� � � ¢ � � � � a ¢ � � ¢ ¢ � � � � � � � ¢ � � � �
w �¢yul�+. 7wavl�.+ wQu1. w �¢yu�. 7w ¢ u� wa�1yc�r
fY. � ¢ ¢ a 7 � ¢ � � � � OC�„ � ¢ � � 7 � � � � ¢ � �F�4�1�i::i`:ti/.�
a O [-� z a O F z a O E-� z a O [-� z a O F z a O [-� z
i .E,='r,,r.cs
�r. ',�1.:
O ��; :3
3 ' ° w �:�� �
z � � � � � w � `���.��j
� � � v � a � W a
33 � �, �' �.�- �
�, ¢ � � 0. � � �
o ¢ � � c� �' o ¢ v�i v�i � a ¢ q ¢ '�^ � �.',.t a v�'i ,c� � a vv'i vi y� p: ,'M
z z o (.. W W o [-� o E-. W W
f°,� � �' � ° uU.� x x ?� � � ti o v� W Gq � o v� z � y o v� � d N
rN„ rn � V U � ,,M„ w O O a �''� f� o� � '� M r� O O p; � rn rs: O � M p; W W
W ti n PO en W F rn .� .� � cn '� rx cn v� !� �
� � v4 ., z z�y [d�-� � O A A M ,.� � >" ,.]j vi � Eq-� � 0.�i � r� m � � � W }� �p� [-Q+ i� 0.�1 k' u. PDo [¢-�
8 o A � � w N o p^ p�q p�"j � � o V � U U N o "� Ex-� F � N o "� � � Q N o "� A Q N
Q o � o� n7 Gq X >^ � � a' 0 7+ o ¢ Q c >" �n �'" �n �' 'n � � �n 7+
, M M V � �1 � 00 � � � 0.i ' �+ �¢r � a � {.L� �3] � �Q N V � V1 Q� GO W w G O Q�i
^ M C'�I W (� Qa V M N .l.. -/. f�1 � M .r �h..' r�Li .M-� � M .M-� CJ CJ .r � M �-+ CJ �U .-M-� �
LU W W W W [i] ILl
q A � a� qA � � cWG A a � a: A °� � a� A � �¢' u: QC] � � cW� O
�j � Za' w � Zw' �" d 6 � � d � x >" � A azC �" ¢ � za' ?� Q
� ¢
x wQu1. wQu�. w ¢ u� wau� ; ¢ w ¢ u1. wdu1.
a � [-� � a,Ow' � � � � � r�-. � � � E,�,,, � a � � � � � � �
3
�, �
w •
¢
°� � ':,
H
� � � � � . � .�;.—�
M A `� A Az � Q awa � ° __�
� � w Q � � M w A A W � µAj � � A{t� M �+
u.� W v'^i � o� P� � P4
z ��'`' ��''
° Q O O � ° V � � � � w � � � � x w U o � W
� z� zz 7-� � x z�y � U � N'x V � ° cn � 4 y � F'.P�T
�''� >j R i a'. W M V �4 °d U M U �U C 7 U M � W 'G x �..
� p00 � � � � z zµ,� � � � f� PO z F � O � O � F¢., W
o � O O � �H o w � � w N o (r., � � � N o z U � Z N d/[� �
~ � G � X �' �n �n ?� o w' a' o �- o E.. � o �+ � AI
pp � O �1i Gp � U (�wi � � CO M ¢�-+ d�-r C��'1 Q 00 �(� (� �-+ N Q U]� \ ` �
M U U I.Y I U M fn V] � M F i r G � M N Q i G. (�I � ' '
� � �.�.
� A � x a � �d x A � �d x A a � x Q � � �
w zw Az Q ozw � �
� � W ?Q� � o w � � o w a � o W �?� � ¢ � wQ�
x � a � a � � �d � � � �d � �3a � �`r,,�\
O a O H Z a O F Z a O F Z a O F Z � � f� -��
Q � , � � ; o
�H oa � o ��_
� � � W
�`� � � o Q Ww � � � �
�" � ¢ w ¢ � � � � ¢ wq .
W � � � � � � p � qd � � z � �' � � ww a � � � � `�' r.:
W A ` ¢ U :E � �i A � <�..
U F+ F
��-1 � z Z W � ��y � L� LI.� M � V] W [µL�� M (n � (�7r].� M � w W W M � O
�"� ox � � � � oo: '`'� � � v�i � � :L � a; 'n °0 � � � wv' c � � vWi O "' Qz �
o � x o c) Z ¢ V o U o: a U °o '-� � U o �x„ z z ]C w O
�� � x >z x � MC„� � ,,.1 V � MU °a �3 x � ,.,, � � U x � My., ,ft,� trj `i' � � (, W
oaN F W � �..� a t�l Z W 7"' z Q N 'Z W U Q N W � V M H e e � � Q . .�.'n„r?`,
� o � � 06 � a � z � a � � ¢ z �6- '' ati � F � '� 33 r� F H � � � ,,��:�;�_�-:�.
C� cZ [-� Z ok' ¢ x Li, N ow � � w� N o � � w � oz � � z � � � W � � �.t .
o � � o � �n a' v� ?� o `-� o � ^ vi � ,n C7 C�y7 N �� cA �y . !u,��;'� �%;
0. oo � `.� ¢ co N '� c"�•� d w e°n c°n ¢ co 00 � � a co N a' a � ¢ F' � � O ~`;`"'• ,�"
� MNaa N3 �•, �•, ¢ � N3 M .. 3 � � 3 MMv � 3 MNc� v �i3
a Z
� ^'�'�';�"��•,.
w cu w w w � x
�d x ca `
�x A �d � o A �dxA a `� � �axA a � x .n`� � W � � ,r.:..• <:' .
� � �' � � � � ¢ A � � � Q � � g A � � °¢ �U � ww t:j�,,..%�' ,;�:
zw ¢ u1s. m ¢ � � w 6 � Q w ¢ � � w ¢ � .-� � 00 -,...
� 3 � a a � � � a 3 � � � 3 � � � 3 � �
a O F Z a O F Z a O [-� z w O f-� Z a O [-� z
I�}:` ._.. .
. EJ :
� � a -:�..i., ': ,
� z � � a 3 w w ��fr,'•..���f'
� � ,.,, O � '^ M W A O � � \::,:. .�z:�
5 N � � X N A � � fx z � � � a W W r ...
W 5 � W '^ W O :G W `^ � O �.W. � o. in � � :L o. A c�i� vFi A � E`=�"�'�„��t
> > > ^ f� � ��,y � V] Il.I M (n 3 u] M � W W W M 1'•.. ��"r'��'^+,
� ¢ � � ¢ � o Qtiw ¢ � ow '� �d � � � ¢ p � � � o � vWi � O `^ _.e';.i.�k�„�t�ti
°c U ¢ (�j U �., c V ca � V �., c° U z w' U 'j'_ o c�j � d U °o N -�C"i; z x ��h,r�,��
M w � � W 'Q M W � (� Q M .`�i � r"1"+�. x �i - c+l N � U '�i �, M «�Ii 1+� 4L� � �
M � R: 61r aI H1 � � L1. W M V -Ki W U � Nl � U M x ...
�„ � a �' �d o � � o � ;� o � � z�y � a � H � `� ., z � H � 033 aH¢
8 0 °� � W a � o a � W a � o w � V w N o Aq � � w N o z � � Z N
� �n � �n ,. �-' o z U o �. v� W z �n ?� 6 vi � �n ��y �{,y vi �
; � rnM' � � � �o � W � � w� oo � UQ � a woo � � Q w �� p4w � Q
M N .�i iti N U M N W W N U M V1 ,� 3 tn M U Cn � c�l (�I CJ C�1 N 3
F W W W W W
q A � � �] � � � A � � a! A °4 � � A � � n: A
� ¢ � � � � � � � Q � � a � � � � � � � � a
rx w ¢ r1,. w d u1. Q w Q rl cu ¢ ul. w ¢ u�
° � � � x � � � � � � � ° � � � ° � � s�
o. O F Z a. � f-� Z a. O F+ Z n. O t-. Z n. (� t-. 2
• � � �.����3}��� i1s �� s' n 'g,6 G ,� • (�l
- 1 .� r �✓.t :i a ��R ^ N � ',� �
fa }2;a"`r t k c �'. ne � t.ro� (��l '� t
x u� 3 s �� g n � � \
r �^ A� 1 � �. I)6 IIO 1 . � . •�
� ! Y � 1 ^ I YV
�� � �. y t e � F � Ja na �$ $ ��p �� � uo ��81 `�\
�,� aE :��5. ea: a r.�., t ��z� r•. i $� � �y� � 79 � � _ . )
' L �s3-,� `'� � � .,4 y �'�'£ i -."�L �: r .,hz°�ti � . 2.'S t � �,�z: i7s ' �w � � uo •4 ` ro• /'�
}_ sq'S 2 ,( J "" ., . ti i � '� . }s" u , � � ! .
�R�S�i )Fk ,�� ;� . u � r iKjY fitw�5 A��'. V ��,§r ���.,t��ff�'S� o�� F'` } ,,,y'�. 9 � i)s `� � IS � la 9' � '• ��
� -: � ,� 4g fa �, �. ki . <�`p///+++� t i� K!r t�� F.1 tdr,. 4! �Y�i o i g� $ a7 �� � R 21 �
�"�� �5 .�l �y +r S y; f%( , . .7 3 176 ���� � t�0 � `b
�� b -Y F �a- l F 'p�t r.4\f i F'; �� u . 3'��- .5 rt Io I 1!0 I '^ � / `b
. t1 '! t . Y � [ j3.'.' ' � ]2 1 b 4^�a
: i r a �' q +��i�€ -r ,,-- „ � �4 '� �.}t �"i i�s ' � r�o n ` uo � g � �b 2M
t.4�'k �ti �"'� ::.: ..;9. i.'W495 S Y. . � x i x -.T 4i ?'�y x�Z' �3 j�: �� � /7 �"/
'-' R �"s rirr� ..f�x " � ]I6.JS 10-117-23-23 e��.. v ' r . �:� ns � � S It�o i� ,� uo � u �,�,91 �b
h �r�� Y55.t6 n1 ,..vT S��x r�: St °�� tt�A J 17 Z� SI $ n70 �� � 7 � �P � ��6 'b '�C!
/ '` 176 � L I(0� �f10 � } '��`� fE "c1.b 'Rf'
1�, Y �3 . ] 8 �47e �ni<{ �, � .� J_Q�
g.�S i (2) � a � {'� ':. r;?j A LLJ 10 ,$� SS �° � °e � Q :� al
� (1)
._ls4z"�,;;s:,i.�i'._ as �w Q uo m 22�• 'L �e 6
i ,. r enoe (J) '.8 iia �� $ h St � p�' ��' 7� ,�s 6 g �(94) �
4 � ��' 1� : ,� e�Y J:C./� R �.$: ��a i.4 Q $v i� �R ro��a� O g i, o ��q ry„� �r
[: '�G� �t' t�C v I ,: 60.0 _____ 10 V IIO , 711 t0.7� .� h
,,:; EE _ „o m Q„ .
�, ,MQ -y�� q �yis �o,�a� 4 �3� & O �i g � � �Bp� a
�; �� i w a� !�K: :: RE�ffi (<1 � � i m 74) � � a o � g� h
�" p . � s .. � +t �l- ��'01/2oTa :.�a^ � I�o t1a Q A, 1y25 ♦
f y;Mu'� :., ;k 4 F C - zoo.e ....i�'� :� 1 _R�p,�, •B' � h �s �= h � $i �o i�ai n�
� : 6 #^;,( t S Oc �+• u uo � v ( 1 C ( I� .,
:�A $d g ta f��o e fl0 s OB �
y.,£'v 1,..� (13) i �? ruDi� • m se � se (79) �+0 2 i�o � ua � ieor � r
r= 'n.�� '�' "pp7 � ' � 4 a� ;�> n ti.>- MINNETONKA AVE
r f� �.� � 1�� �'� a � �r� ^ '�� �i� J y� �uo�� ��uo i7o� ,g �S im.as u ieaoa ' �
��f �'� (12) � -A« (oJ. �/ y..,y. �J'�Ly f �'w � iYCRYS AL �, iea� 1 Sf .ar 22 �
e i s t r �, / L.._� x� � 702 u �A.� ii uo� z v$ � x 1
4 n e
�� ���` '�t5 � � 3v 9 a iai.e 90) 5! ��eas 23 Q �D
�wy` �+ ��'{� � � �'��' r� a -r SS o ��a� � �o�m� a wa� g tu 1 a n ��
dY : P$.l aa �5 ° � x , te�a E��YlS) d � � . 42) � 3B 2 i'(3J) � (2D).d1 imo�(Z4) A`
� ;� xee. (f4) � x �4�.. ° i � ¢ ��iw� ., Q� o ��o � �m 0 g c�d � ,y �
,� y �� �'+ tl x�! � ;i : � tt� , z �5 y „ a� s1 � Q� ' � uxas I2�A' Z
rt�., x+. C CA' H V� (� .� �t s t�� f_ � 1 5t�:a .,.�j m st e iw� a s � � w:aa 0 6 N Q
��r:�, ta l��GI V � . n(�el -.; sn Q � �za��s� ,ss ze x �
a.�e a't$ � �,� �7Sla �0� ::,.: Ft t• �' n �,a .,� s � ` � . e : iia� �i o ����a$ iat���� (27J a p
�i 3.� o �t ' ��'�s ��. .•.' a8•':6 r(���,q i Ia � N7� . ia "f10,.. 95 `lia. $ �m.o 3� nec q O
^ OLA W .�� .'e �,» �, �,,.�-,� _ ��� �� �v,v!� � �__ �� � .: > R �:, ' � - STAL AVE � x^
�1� a �� +��1 . ,� G� fi 10 117 23 32, � ,� r�� � ,� � me 10 117 23 31 „ ,,, .., � '.
� � w� ' „ .� �. ° "d` 1� ;"�f+s ' »� � � 'f �44� - •� p '%� ' �ri n 'a
',V��� 'B)y 2 '. (t51 ��` t, '�! . �-. � ..�t t : y � a
� r �`.1 ff - i y_ � .w f 3 � �a `r � �ore� � f y Rx ys<r � :R���� `�`8(tol 8 (t =i t (�7J � �(1C
/��/ t�iy x � �x�.t F� j ri{ �� �"HBJ -.a� q(��� 8' �
� � �i(`JC� 'bfayet Fp� �7 ��,. t s r�� z �3� <<� { +�+ . ((� §
`� `� �l ! 6{ 'tt :f 3 � 1� 3 'L` 9 ('�C '.� 1. 1d r Y;l 72 ,50� 009'%'� y:0]i�,` ` � si
` � . �8�*' a " °_:�i sf ' � t � PROSPECTAVE Q� °� .
s �. et 1 r a - y,4 �ro `p
� N ='3 (t0) y �� 3s ` ts�i -� z � a,., a�.swesr `��(59)���°g � � ' ::,� qa,jtl � ,iai: r� O-�� a
" Y u�'3 ° y's�` 8 r I., . . I�l ,, 5} 176 - t0i �
� :�� � �R i,6 � . MA'R K 1 L�L E ' , z`,' �" pQ. .
�, �, f r s � � g � _ <° s `lesl 9 3;� �itif) `� �
i
�
,
> (&1 (fe) "$,: �g � �ra � ' � � vs l7)
� ' V
m t�° ��`d `-:�� � '' .-;.a{ ,_� �4 stf ,'� --- $ i a 3 � St -a (`�13 $ ��.:;���r��Q Q
o z ; � � ,3�' ; � , '��c� ; � ,� ��, 3 „ � „ �;, ,:a � ., 1,s�°�.� �' ,a�
�' ;� m ° �sam��4 (iB) $i �ss. � Q Sl�l� 15'�7 3 O S�q �4�g,� 8� �8� n
� .� �y �, ���� � �� , m t p NpE
a ��:. s�� f';r KP � t�...�'a Sf �.x� 4� �t .�• ae�c � qs��. m na�.� ��f'i � i tas ^ o A
� ��;�r�` � -r v��\� � 7.!; q!j(07A4 '�"� f� �d R 3 V 8 y^i8 y t��!g :.8 Q s o�� .T' (51 a �) �
� 4� s. .< t a r ( 1 ' � f '. - e ^�d 8 e :� r S 'V 'qs �.
g m �. ,�� ., t �� � _,` j 17`y N... Ea Ya+ :?� (BB�:y <': (59);.� (�:. ` r J �V
.� � ��: f.��Jjyrl�t+ "k '� A y r . . �e_ �i �9 � 4
.�r a^1,M;t�f,°r�r`P'ia�3a'�F, . :�, ���_ . aa.0`��` �3 :idi'e��.i a� n.� i � '� as,5� i
n6::'S e7.s:�`I a1.se�� ,VSS.' �/��
•�? I
��ts *��r °§ i a0o tiF„ n' � �� r -'^r'.y_4 T'"*e' � '. F �v �: g' �r... 'S� - � . y� iz:� xu •
; J� *1 �� #,rL`It ��1 rT � ..� � ��,t�£�3 7�?0 �- � ��.. 't ��� JTs � �Q +R ry � �
1• �3 '. 0.C L k 1 � S T�,,.-�� l �. 3 � .. ; { . F � L �__ /
,�"t^t� � .1 � f ! � : �� j �'': �.F 1�k � ' �I1I
�LE;.t;�, i .1. �'�`�.er�t m =� ts iY..�f i;rY �y,l 't. f,�. F,��ta15 A '� .� �i` lT su+� �,
Y � {'� y 'x ay*�` �r' �y'S f°i " � 6 . a A��' � ;. e 3 ! O` Sa 3 � 4
� �S�„ v $" .� r ^t a s- r '�r,7 ��^� ts. �i � r ., 3 3' �17�
�� � � _ j�1} �� tyMppp A r,.t f � .1 '� f i4.. C. �i f 0�''44 � t �j'{ L _- !]I.f
.:!.� Fy1.� ` ,iq,�' ��rv� Rt4 � � `� 'C .5`�Jf��� DT.N
.�) �4_l� S 4 S � r�{ � 1!7 %r�N 9 �!'4 d . V `� d .E �
� � i'�;�'_� a � � ,,� S -' t � �.�r� f� : �i Sr �• (3)
'�Yi 4 d i'f la x l 3 a� j s� 'i ' 1 �- � � P 3 t �', ~c �
�. 1 4 w r � t .y, a a `� l9*r � „�.r.� �� L i azz� �a.a
!�v � � .� '� . �i q y. �,� sJ": �� 4r F � f. ,,s' r � E .-� � 3 f��.,;' Q
J i "�a ` � F :3 �a 1� F t x Y� a ! t . x ��f d- 4 rv kll w 3
� �' � jw � ..M � :� tT . Y l�,r : y J-.*r A W3l� � rttt : ,�, Y1�.J ��0 3 � �
� �� �, :.�� Y 3 r� �E �?i�, �s, �.� 1 Y ...e A'� .e 'K�. x v . t �r '� ""h �'�z�s7� ��a�� -. � (-0)
4 4 �C '''i. .R � T } 4 4 7� »yw ,� g^. 077.01
��.�M� .., :� ..+ �'s � �d �i .� xr4� 1 S "' y N L e-� T� �- a+ t�. 4 t 5 � Q a x� -
. �.:��..2�. .°�, t � 5 � 1 r:.t� v. � t , � � ��r�� ' �@ s � E .
�.� � i�-a, �'o`� tTE � i 3 b`��' � 't � � � r yi ° '�����r n '3`r� y v- � .i� �. a c �. (S) _ ��.
•a; � '� � )y ° !"°t� ¢+:t,i. �y,� .; S,r "� . Z� �. Trys�i l �.� aeLm �
11 `f�FSf,� +�SL � f' 3 ��. `f4A1 � �a' _'k`Y {T y ay,.'t k,y 'q t l-}Qt�;� /Qy� v]I I3E!5}� � .
�..1;.. . -i.�� ��� µ��y s �t l+x..�ti iY �"{sf�' r 4��:� a� '� � y� .. C 1.�. T k .f h'kk �'�� .7 3c _ � (U) c _`�,+�
�F�•y F Ri 3 cx �' 4 4 �3 t } j { �. t��iX . C S 5 `V S'�� P d' '✓��.
�,G.�i .. . . �� s,� � { ¢ .. � �y�� ..-. t � r s � iZ y E� ..� a�s i�,t�,, � v i�, rxw ��� 1(` .
n.os r
� };�, , � 10 117 23 33 � ' � r ,� �k �,. ; r g 7 m� ,��. . M � r_ i
'r° `` t. a r . ' k �. $' b �j[','
,_.{ 5'3 ��� v�l� Y ,� �y y � /�4Y Y�',P t . d n� � � \� (�1 y
)••., '•'). a'�' i�� ; ° �` G e w �' � a i ,� � &�'t ;7 � � %
�i': • � � e � `� �} . 5( < Y ti d' � `r �� e < } it �zr� ' -- - � .
+(f Se,b� ef N.: �z� {��{ '.,kl}�til� .Ji * '4 �yZ r IfS .{.- :�a s f ;� ,p 3 M ',� %
9 F� � a a�F t f�+ w e . .� s e �r y h}u ` �''� w .� a. (B) : %
•,{;�,f �j,!,?�� � � y �� } p 't 9{� G t h�� xifi �;�r, �S F.-=•� .as S.� ! n.r� nz� e�oa i �i
:5 �� p.: +� j, .r y � 4�.� �- � - t i ,.. �+�sz�i.• � i
n��E i � � I 1 `LF.. !Sr y{.�f} y5 'rC -.✓ i t.'' � � 1 L�
� ;�'r 4� ;ac ` -..e*+ �.�.�r'� � ' ? x .(I� y;.� � g (D1 ^y` Q�
�� :,� h?, � �� `rya� ',rt.h�.3'rfi 7�� ��'� �„Y�-.°r .�p�' �ia.eaaie.s�Neo•auviw$ j
iN. � . t.�:� ,t.: y �.._p� e r .'-�f_a� � � �.te
t:. r ry �� 'x. � k i : s t i, r' &j
r i (re)
, x �d '�1„ +r t x �� c �'��,�'� Ry 'f (14Jo �, �
' �`,N� " � ..�� �C° � a �'r � �" � � C�l�!�
�- � (5f e a j � r�! (eJ ���'S� O `V
Ifs t77.13 : p . � ��OiB
�A �' µ C Y �':�4F ` W `
�a ���W sau'G°'W . .Y r i F i t �.. r �x P y t �� "�p..Y �'\ ��it ?r.•'�•.
���t } -�SI x;,� �{e"w f j . � r 4 g¢R` z �, 1 ,� � .
y � rt �, 3� - �
°}i � �� � 1 �� ��� �" � t J � �{t..�`3� �5�� ��� � ��'�.: a� _ � `tr
; �' ..1 r �. .:� a .r_'�}S� �. s � �::�' ��� � � � � � l� � .LS�� � � ..L � � �
�f ' . L ��M<J � � . j..�.4........` . I _ � � �
�........,«".'r....�.w,a,.;..:a.��..+s.aG�.:wk'xu.>-..w:�:a'.S:a``�,,...:,;.e.w��:��Jt...�.,... ....:.,a.�.41a+ i .
�" _ FILE#06-3183'
� � 12 June 2006
:-;��
. Page 1 of 3 �
,� . _
r'��h Date Applic�tion Received: 02-22-06 `"""
, :��: ._�. Date Applic�tion Considered as Complete: 04-28-06
���� 60-Day Review Period Expires: 06-28-06
_�...
To: Chair Rahn and Planning Commission Members
�
Ron Moorse, City Administrator �
From: Melanie Curtis, City Planner �/�,� •
e�� �
Date: June 12, 2006
Subject: 06-3183, Paul Vogstrom for Glenn Solie, 1430 Cherry Pl�ce,
Lot Width, Lot Area, Hardcover Variance
Public Hearing
-----------------------------------------------------------------------------------
Zoning District: LR-1 B, One Family Lakeshore Residential, 1-acre, 140'
Lot Area: 24,084 s.f. or 0.55 acre �
Lot Width: 95'
ApplicatiofZ Sunimary: The applicant is requesting lot axea, lot width variances and a
conditional use permit for land alterations within the 0-75' zone in order to construct a
� new single family home and lake access stair.
The applicant has revised the request to address the issues staff brought up at the May
meeting. The applicant has also proposed revised plans for the changes to the lakeshore �
. yard, as well as construct a new Iake access siair.
Staff Recommendatio�a: Planning Staff recommends approval of the lot width and lot
area variances, and the conditional use permit for land alterations iii conjunction with the
City engineer's recommendations.
Pertinent Zoning Ordinance Sections
✓ 78-330. Area, height, lot width and yard requirements.
✓ 78-966. Land Alteration; Prohibited. �
✓ 78-1250. Conditional uses.
✓ 78-1282. Stairways, lifts and landings. .
� � 78-1286. Topographic alterations/grading and filling.
✓ 78-1288. Hard cover limitations.
List of Exhibits
A. Revised Survey .
B. Revised Plans & Elevations .
C. Draft Minutes—May 2006
D. Lake-yard Plans—2 options Plans A&B
E. Photo
r. �ngineer Comments
G. PC Report—May 2006
1
FILE#06-3183
12 June 2006
Page 2 of 3 �_
,;°- ;.,.
Backgrounci �� �
The property owners would like to rebttild a new home on the property. In conjunction ���
with the new home construction a new stair system and lake yard alterations are
proposed.
This application was tabled at the May meeting in order to allow time for the applicant to
revise the plans to address the issues outlined by staff. The applicants have now
proposed to do some grading, planting and reconstruct the lake yard stairs. Tom Kellogg
has reviewed the plans and his comments are attached as�xhibit D.
------------------------------------------------------------------------------------
LOT ANALYSTS WORSHEET
Lot Are�/Width:
LR-1B Lot Area Lot Width
Re uired 43,560 s.f. 1.0 acre) 140'
Actual 24,084 s.f. 0.55 acre) 95'
Setbacks:
LR-1B Re uired Pro osed
Lake 75' 116.2'
Rear ' 30' 43' .
North Side 10' 10'
South Side 10' 20'
Avera e Lakeshore The ro osed home will be behind the avera e lakeshore setback.
Structural Covera�e: �
Total Lot Area Total Structural Covera e
. 24,084 s.f. (0.55 acre) Allowed: 3;612.6 s.f. (15%)
Pro osed: 2,845 s.f. 11.8%)
Hardcover CaIculations: �
Hardcover Total Area Allowed Existing proposed Hardcover �
� Zone in Zone Hardcover Hardcover
P�•oposed cadczrl.atio»s��ot
0—75 7,606 s.f. 0 s.f 250 s.f.* received by staff; to be
(0%) (3.3%) dete�•nzi�xed by pl•oposed
latzdsca e Ia�7...
75—250 16,352 s.f. 4,088 s.£ 6,245 s.f.* 4,065 s.f
(25%) (38.2%) (24.8%)
* After exchtsion of fabric or plastic-lined landscape beds
------------------------------------------------------------------------------------
Lot Are� & Lot Width Variances
The applicant's lot has 95' in width and 24,084 s.f. or 0.55 acre in area where tlle LR-1B
2
FILE#06-3183
12 June 2006 .
r•
Page 3 of 3
, requirement is 1.0 acre and 140' in width. Variances are required in order to build a new
� , residence on the property. The applicant has proposed a 2,429 s.f. home which meets
hardcover requireiilents, the zoning district setbacks and the structural coverage limits.
Conditional Use Permit Analysis
City Engineer, Tom Kellogg, has reviewed the revised proposal and has provided staff
with a recommenclation(the letter is attached as Exhibit D).
Issues for Consideration
l. What are the visual impacts of the "wing walls" when viewed from the lake? Can
they be seen fi•om the lake? Should a screening plan be incorporated? The wing
walls will be 3'-4' high at the house and taper to 0' about 10'-12' from the house.
2. The plans for the 0-75' zone wi11 need to be revised in order for Tom Kellogg to do a
complete review. Prior to that happening, does the Planning Commission feel that
there are changes that shouid be incorporated?
3. As the proposed vegetation mat�ires will the property look as "natural" as it does
today or will it appear manicured?
4. Are there any other issues or concerns with this application?
Staff RecommendAtion
Planning Staff recommends approval of the lot width and lot area variances, and the
conditional use permit for the lakesllore land alterations and stair in conjunction with the
City engineer's recommendations.
3
. T � Y
' / v
9,O 9)O
9>> � s J
. .) j x
0
' CHERRY PLACE x969� 9s9� �9s9�r
9�� ��
x � 9
''',� O NO2 57'12"W 9�0� 9'0� �°�
x 9� 98.85'
`,� J` ,.
3� 9,�`� I9�?�� 9�0� Ola ' j OU 9jo 9�0 9��
9� x � ' �9 '� � 'J
�8 I /�p �O �-4'� 9> �
9 9v�� a �9, ,�9 �9� -M���p Fd��y�\ �� 9�j
� 1 •s -.i .� s�d'-� �� �/ \
9�p 9.0 �* 9�p � �6'I '9�� '�.��' W`96`y 968
� �(� ' 9�p� yj 9�� '2 / 9 � 'p , •O
�6 . � p � �`T x9�p 96, 69 �V 96
. �+J O fTl x '� �I 969 'J 9y � (y 9/
� �
9 O 96 9,p0 9 9'O ��� 96�I N 9 ' � 96
s m I co __� �� R1 s8•
9 �,q`�„� � _ — ___�_-_._ .
'� � r --- — 630' SEfBACK� .�, Y, ss
/ I �9 6 9 E 9s9 � / y �
I �� 69 S�s 9 ��0 "g �.0 g
A � .9 � I N �`�
96R � � �9696'9 96`9 '4 �'? �� S s� � W
'? '�/O s 9
• � x 9sj 9s9� � 1�c�/s�l�— 2 xsss� � „
'9 •� . 'O�iq � z 9
9 �! y6, I 'O�• I M 96, sS0
/ •2 I REf. W LLS sS �eS 0 I s�
v � � �•�v� q� o, 1 D.0
O � �'S�$`.�O 9-�5' �a9�' �
9 �. �96 L� � � �� 9s�, S ss �
. „ k � �a � x � c9 �u 1�
�� 9J 9 " '� '
� y
9s6�9s6 � �9a,s s� d'2S J# �� a�O � � � 96 9s �
2 9s . � 96�i W a� `9„ � S� S � �
s`� � � x H�2�Od �8 � o,��° 9s2 I �a � �
s' "� ,�°'�I 9 s2 0'£ cy '•i
� � �� fTl �
--x � o.i s s�, .���lZ ss� a y � 6', � �
I 9s_ �' .� •ys2 �
� F 9s � � O
I � 9s .9 A � r rna ys �
. � 9s� � � � Q 2s •v?J .P '96,m �� 9E
A � 'x,��,� o /• , .s oECK z � `'°1 `� 3, �
.2�,.� o •.
A �96?s � 96� x9s �s0� C�,� � .80'S� �= sNIM � � \s�s�// 9s28 �.
s� rx9 I 96`�sj 96oL�gl S66•,£Z'Ll °.' ��3Q Q � I, } v �
e� � _ ��cp '� � ��\M (0'6S6� � 9s � 99� Y `96? 9 �'�I� �
��i� N 9 I ,\,\dtt` � 9s m /�� '\ 96,� 'O E22 ) n !+
S
.�
. �}3c N � �6 r sS �o�' A9 958 �' �
3� e � �� �N ?8 .93, p� � x S ' �q • '.�b
�#� H � o (n� Z � �� i � /i �N S�� � SO � ,,C •V
� `i�, � s,r_
�� � o m I O I x 9s I -9 �! m ?�9 E � •
8 '9,,5 9 �/ 9S n
�� � � � � NI �`9, S� '�9/ \ �57 � 9\s� x � �
Z rn ss 9ss
. � Q v/ o �I 9ss� 9sss � 79 9SF�� � ! � A �
`� � � �
C � ,� � `�s8 ,��`d z� S� "9
:•`� • �k.m m o• o r � z � � S��'� "s �� 9s 9SSO SSR y
: c> � '� I � �p� s �� � •`� " �
��� � � � • � � � � v . �x� �`'�y7.'d/�' � ! / 9s'� _——'bde135 �`'� �` �-. 0
��� � � � � �S � "1�b ����' —'" � ss3N �LKt �
� ?o �
� �� � -" / � ' Vr �
� � 9s9 959� � / ' / �y� x � x 28 �9Sy �t
� '2 / 93,� yy� / �`SS� 9S?, 9� � �N .i"
� 4 � � �--�/� j9� _ x /_� x ��� S0�383_�E -- X9 ' �;
o � 3 ' / — — —— —� y .� p ` 9sj s`�8 � O
: ° �g 9s�� � x O O 9S�? y I x 9�2 ?s "f� �
� �
_ ^ x 9 9s 9s � S ` � �
,$ 3 �'� x9SS, S6� `sp 2 ( 9�/ ic ? rr1 x � �� %
R � - •
� °� : 8 X`9�`g � Tt � F 'q�
� �3 S ■ x � � __ys x —^�
d'� '� s
"� R � �� %3S. S 9 p ' F • 1t
T9 AA O
"'�� � � °m o S� •! • 9 � aP
�c
800�0 � � �k x9 % \ x p �
q++uu •
��V�N �>� �` s �� x � /���9 4
c- � �
O i Q1�1 �Ti?p � � 4 3 O. �
��dq� S�« s � x � y '9 �
����� � � �� �9 �_
x � � �,� A �� F
��5�� S � �3 G��{s �.,�� •S
R
���'� � � � ��9/— `'—,�,_
. � �� p J � 9� _— _—�_�_
� ' ����
��
��� � /
�.�='�� /
? /��� ��
°���Z ��� a�� ��€ � �/��__ O�b•6Z6 - 3N�, MH� ��d�
����� g�� ������� � ��.�- ��"� �l�NNIW N
� z ��- ����� � � —-- - d�N �d Hl�o
, u � � �
� � � � ��� � =- � w
- � m ��� o�$� �gf � -"
r � ;�� z
� � �m ��� $�� .
z p �� ., � ' s�
�^ X��^m �
� � � � � gggg �<
x & �` 8 $ a �"�d
. � a
� � ��
e u � -+ s
" m ;�
S � a .
� b N
vun� IT� LVVV /� IJrun uvin UJITVJUTLV ' • , • • . IYV� ���`� I , �
AJl'l.L`as.►VS�V.�d!�67.��W�ld�1�t ,�g��'+,�• , • ', •�'•vw � cuu
� ����4,C��'�1�'E: (��C�E OIV.�) 0-75' 75�250' � ZS�aS00' 300-I000°
� • .
�xrsTr�r���nc�r�r_�o�r� . I�'So
• .�. Haaaa x ' _ `"' --- S.F.
* , �P� � w�a� Gh�eR.(Z Y � �
'Y � a7rFr
— x °� S,F.
, � x ' , _ ,�,,,, �S.F,
p. Gara�e x � � ' S F, .
Ye.L4 l Gf �
C. Dl'.{V�VP�S/ X = 5.�.
�� �
�c � ,,S�F. •
�D. SideWal� l.c� ' x - '�3 5 5,�. ' .
• , --��,^, x �
5,�.
�. Patio/De�k k �- x � l� t S.F,
l'�f� • a = u � S.F.
fi. Lsadacape f�.�e.� ��5 x = (Z�
TJnde�lain ' . r • S.F�
• �yPlascic . x � -� � � 5.F. .
G. OGheY x — 5.�.
TOTA�.HAF.bCOV�Zt Ii�'20NB ' - • • SS� S.F. A �
Tor��p�o���.��,ata��rrr zoN� - -��.� s��. g
A ¢ � x�oo = —t .,car�,'ia .
� ' � '� � x �oo � �/
�ROA�°/SElR HAIZl7COW,�1�Yii(�oNF
t�1,_ �FTQUS9� x _ � ' S.Fy :
' �°hgth Wid�h .
X , � S.F.
x � 5.�.
. X • = S.F. �
�
B, Gar�me x a �.F,•
�
C. �7�fveway X � S,PY
..._._... __ X ' .�,.._. _ � S.F.
D. Sidewalk �epd ;� � ��7 S.F, �
. X �aow — a �7.�r • . .
E. I'atio/Deck � x . _ ' S.�� •
-�--�-�--__- X �, • �' ' 5,�. . .
F. IQ�ridscape �1�.�d�2 S x - Z l �S,�', t
'CJndcrla�n x :� � .
Hy plascic � . x ,- �.�.
3. (3nc�r x a S.F, � .
�o�.a�,�a�ncovE�nv zorr� . 3a 8 � s.�. A
'��'AL PRO�PER7`�l A�tEA 1T1�ON� - � ��� 9,F, � •
A — - � �100 � `'{�O � •
. • ,• :
. ..
�l�'� � _� Cl9-�M. �E'.`�'� ��`�� ' I/�. i , �
P� r_�' :
uun, iY, Gvw 7� IJnm uv�n V71YV7V`tLV 14V, ���y� f, L
�FIA�UCO'�R�ALC�tJ'.�A'I'��11I�V S1�E�T � v�"�.. � `°°
• SETSACYC 2�DN'�: {�l�tC�.�01�1.�) -75' 76-230' 25Q-500' S0o-1000'
� . , r
��ctsT.uv�x��n�c 'v��r�zol`r'�
A. I�ause ' X � s.�'. � ��3�
, Len�th ' Wid�h a
� � _ � s.�� Cl.�� �� .
• x � S.fi.
' x • = s.F. '
p� Gar�PC �_ x =� ' S.F. .
�...-
C, Drivcw�y x = �,p,
• � p 3,F.
l�, 5idewal� t,u���. � � Z3� S.�. ' .
' .,� X = �.�.
�. P�tia/Deck `'r, P`�R' x = l4 ' S,F,
Lo�..s.�.it. X , �_ '
�—_ - . — 9�fi,
rr Le�dscape , '�.�V !t'1�.5 X = ��` ' �`.L_�
Underlain ata. 2.� � a ' _ ��_ 5.�.
' �y1�1�3CiC � x • — S .
,F,
G. drher x � S.p.
�-oTax r�xbcQV�R�rr�v�rE ' , . . 58 3 s.F. a �
TOTA�PI�OPERTY AREA h�l'20N� - "�cs c co S.�', B
A + B xI00 = 7��v % •
�► � � B X 100 '� �o�
P��'05��D HARACQVEit YN�,NE . .
A._ A'ause X = ' S.�.
m.. ....
' �n6� Wld�h ,
'� °' S.F.
. a ^ S.�.
X . � S.F. �
• ,
B. QSC$n6 X _ = S�1''.' -
�. ]5r�vewey � x� = S.F,
� � _ ' S,F.
D. Sldev�zlk Ll9eo� ,� x = (,�`� _S,F. :
. , �!
� m _ � A7 � J.F. '
�. Patio/De�k , (�_u��..� x . = H,4� .
� y S,F, ,
, n • � O ' er.` 5.�. .
F, Landsca e �+r�'��u9 � ' t
p �1.5 � 7.. s,�,
Undcrlain b�.C.d�e-25 x L ]��� S,�c .
�y P1�a0a x .� �
. S.F,
�. Ozhor x A S,F. '
T4TAL�TARDCO'V�R 1N�6NE ' � ��3`{ _9_�, A
�'�TAL���,�ER�^'Y AREA TN zONE - 0 9,F. � �
� - � x 100 Fe `�� ofp .
, . ,. .
. ;� '
��Ar�. � � ���.rc �2-c-C� ' . ' , .
���4��1��,�L�l',�.A�'�UN�V�R�S�I(�EB'• � '
: SJEx;����C ZO�E: (�I,�C�.��ol��) 0-75� 5•250� 23a•5ao� . 5ao-IOOO� � _� �p�
� .F7��S�."r��fAl2aCOV�R IN�O1Vl� �����.�.�. � ���� c�,�t
A. Hottse X � , -
Lcnb� , Width - S,F�, �`�
x -- -- '" � -- L�.
� x r S.F.
, X a S.�.
�. Gacage x ' ` ,� ��'`GO s.F,
C. Drlveway ;c - �3(o`I _S,P.
x . � __ S,1.
D. Sidewelk x � �3�`f. S,�. � .
' x = S.F.
�. PatiolDeck x — --- = 3Z5__S.F, ,
�: - � _��� s.r.
F, L2�ndscape , x -- . � ��� ' s��' ,
CJndcrlein x � ��'j$.. S•�'� •
By P[asric ' x � ,,,,_ S.F. .
�. 4ther x � 3.F.
T�T,4I,HARbCOV�R Et�f ZONE � - • - la 5 S.F. A
TOTAL PROP��t'X'Y AI�A!N ZONE - �3 5.�. B
/�. + H x 140 = �8 ,z~ % ,
A � - g x 100 � 9�a
P�tQ�05ED FYA�i��OVF.y�YN��?l�T� ,
A,. 'House x = �S.F.
, I�ngth wld�h
x � S.F.
x = S.F,
�"^ x . = S_F. ,
�
B. Garaqe x ° _ ___S.F.
C. Drivoway x = „6 l5� 8•F,
x • = S,F. .
3a. $idewnik x � S6 S.F.
x � S,F.
�. Psdo/Deck �� x , � �5� S.F. �
b��1� x . . � • t t�,�f s.F, .
P, Landscape l.v. A�S x = 7-O S,F�
Urtderlain x � S.F. '
Hy Pia,�tic x • .°� S��.
Gr. Orher x � S,l�. '
- .���....
T4TA�.HARd�COVER�tv�l9AlE , • ��4�S.F, A
Tt]Tnl.PRqPEKTY AREA 1N 201V� - `�3 5 Z 3.�. 9 • � :
A - B x 10o R Z�i. � °� : �
�, .
. � . •
�
' ' � ' I
• .
�
�
. �
r ,�
1� � -
v � �
s �
�
� .
�
', ,:
�8 .
�
%
� �
�
� ,
,
. � '
�
� ,
I1_ � •
� �
� J
�
(./ .
� �
'-1 3'-9
31'-11"
�
�
�
� . .
� .
� I
t
r� � � ' �
� � � � : . �
� � �� ~ 1,
Vt �� � . .
� � � �
�
. � � - �7�_ - �
� .
i
f � � �: �
I �
I .
i l
I
I � �
�
I I
I
I
I
i � �
�--. - - --. -- - _ �. � �
. �is
�
� �
� � ° .
. � �
- ' �
� _
�
� � � � -
� �
� �
�
!r'� �
� �
. VS �
�
d � .
�
. �
. � . .
. ;
. •
�� �
o• �
. �
J�' V ���
$ �� •
�-a�
V
�4+ ��_a« r_2�� 6�_4�� 13�_��� 4�_s��
se
/� �x
\ .
/ X\, ao�
� � ��� � � �
m � y
\\ �� `\ � � ;z
� ,�
% � �
� ' ' _
//' °
\ � � � �� , g
� � x�
�''o• `\ � , : � g� �
�
�� ' �x
��/ ��
. . �
. � . �
� � ,
� • i � � � j
s � � � 4 � `� �
� � S � �
��
� � � ��
� � � �
-� -- - - - - - -
� � � � � i;'- - - - - - - ��
o� p � � = i i
� � � � ��
� � q � ss .
r . T 8 � � s� � � x s �
Z � $x w
. � 9 � W �
a � °Z � !
S � rx
x j � SS
s
Sa a
Y�
S�
� , x .
ir-ta� - �r-z� a�-o°
45'-4" '
�
/
i
i
i
i '
� ,
i �a; . •
r��o .
/
/ � .
/ o
/ . � � - - - - - - - - - - - - - - - - - -
Q O '�,A� .
�
N
• �'
• O �
r n
O �
�
, ' �� �
m�
�
� �
m �
� �
. � 0° R
m �
�
� �" �s g
. � � I� �, �
I
O � s`s
. z � x
� � � � �
-� Z
� � � � �
� °o = .
� �-�
z . � � �
m � �
� � w O � �
8 � � �
� . N
x� x�
s xl2'-6" 8'-2" S�
. � '
�
,,�
� �
� � � � }
� �.�.
�
� ��
� ���� � � �
� � � �
� .� ���-� ° ��
� <<, - - - - - - __��
.�
� � �; - - - - - -,
� , � �I
�.,,�� � �: r t I I ! ��r i
�
�` �'.''�',� �' � I I �� �I c�
.� ;� ' I =
� � ,. I
+���� �� � � ��
y� � ,-
� � � �
� � �. � ^:.�� �
- � � -� t, � � �
� ��
�'-9° } I I �`_'r�
_�
I 4 7�1.
�� �.l'"
O] �
:�� r �
����� �� - �
� �� �}:� � �
-' m
�� � �
-i = ' �"�--- ' r i
C � � I L � I I � �� I . '�.
� I � 1
- , ' I II �
� _
a . I I � � I I �J.�
m � I , -
�_ I � �. I � Ti
�
-� � �'I
x
� - � � - - �:.I '
�'-�" �2'-9„ .1��-3„ �'-�" �,_�,�
Exhibit C
�
#06-3183 PAUL THOMAS HOMES FOR GLENN SOLIE, 1430 CHERRY PLAC�,VARIANCE,6:01—
6:15 P.M. p
Paul Vogstrom and Glenn Solie,Applicant,were present. ���. a
����4 m���'������ .
Curtis stated the applicant is requesting lot area, lot width variances<.and a eondittonal use permit for land
�t ��r��`e���.�q��.
� � � ti"��£,'t'S'� d��9�t nsi�T1���'�f�'
altecations within tlie 0-75 zone in order to construct a ne'w single-famtly�home�"'��he conditional use permit is
��r.��,�� `'�,' � ; b � �,��t.� ,
��r1r�j.r1,���� ..z�`y�r%;�; ����'+�{����'�''��,[25C)f ��{����:<.
Y " '�4 2`. �'�#2 sk fiSi"Gk t-�rC f ?�.
to regrade the yard, reorient the steps, and remove a deck +=The�City Engmeer ha�:r+�e,.t�ie'c�ied th(.�e origmal plans
z �S✓ �M �il�Y s� � F!:��La� 1Y3;�Cb�
v zTrb-t/ d1 �L t 'k b
F,�ks�fr v�' ��#d4v a �„�+�`s�43�yrt+�''�t y"
and has provided a recommendation that this application be tabled`to"allow for more deta'iled plans to be
t�' sl n �.t,�['SKr�4�1.
i�y44�4?�,ti',,u�k��c� €3�t�,�.',tys
submitted. � ��� '�`��i'�"�,��
$ ���� r
Yv���ry�.'a Aj'2 .Sy�
�.s�os'�tc.-tx�.� *'�FS'����Y��'��`cc`�$5,
Curtis indicated there are some unresolved issues�ga�d�ngi��he h�e��ght of the�st,�zetc��e'that the Planning
� • �
��esr ��,��.,,,�.+ti�������.�, �L,
Commission may wish to address. Staff recomrne�ds�fablmg;thehagplicat�on to allow for more detailed
����`"�� ;`'�����;.�`����'���,...
information to be submitted. }`'�`�¢��;�� r�A 537 ��,�`�-�;�$��`
a��'c �'` °+ j t a.�i'�.'�''y.�
.-,�"�y� '4'7`x��� v�„�,a�''
�.�'t d � �.,�' �'��. �;:' �
Rahn inquired what the issue is with the l�etght of the s�r�►.icture � ��s�;_��
��,c.�:ht��r' �ttt'a '�-'"".pifi z cck�3�i��.
Curtis stated it is due to the number of s-�to�nes of the proposedoiestderioe as well as the way the house is placed
,s,�- �� ��3�a� .�;��--:
`i,'F'qr�.fi�k��s.� `��, �
on the lot. "��.����s�,'�g '�
`���,���„;;,4�.�r1�. �;.�.�
��.;,i�y R �SfY �^�r y��d�.s��''�,�c.
fies�'�- c< F�a..�" 'Ei%�4'�€ � �r."g'
Vogstroin stated hYS understandLng is as long as:Iess tt�an 15 percent exposed,it would not be considered an
���}`'}�����r L s�d"�1.y'�;� i{� �'4�{-�v�� �€3G�.�;�
�3.��9�49�'' y f.?.:5't'4.`Lt S'S���3�l,� Z`�� +l�Xa���.u`..�
eatra story �ogstrom indicafed the retaming walls'coitld be moved closer to the buildiiig,which would lessen
�,E,�, �+�� � ,�, �� ����
fi�7*r�1 a�k'ti�lf�. �'`�r`t���i tr°'��.
the exposuze on the basement. Vogstrom inquired from where the height is measured.
.v�b 4 f3,F i't i��'t� � Y s
�`�if�y�r�It�ri���� �is��wr�n�3 .
Curtis''stated the highest adjacent grade of3the building or ten feet above the lowest.
�,��{�'��ara��`�',�.��;� ,'��a+,�y r���
�-a Y��� . x*� � � 4�,>�
Vogstrom mdic�ted h►s plan show's 35 feet and tl�at his understanding is it would be measured ten feet above
�"� ���,� , ,:�'� � �-���r'-��'�`
� ���� �
that. ��ti r���� �,��t���� -
���.��� h�����
s�yv, f�.>,�r; . c .
`�fR��".x�'�'�
Curtis sated the number of stories was more the issue ti�an the height of the structure.
Gaffi•on stated the applicant is a(lowed 30 feet of heiglit starting at the highest existing grade touching tlie
house,and if that is higlier than ten feet above the lowest grade against the house,they go to
the average of the highest gable. Gaffron stated less tl�an 50 percent of the foundation was covered at least six
feet by existing grade around the perimeter of the house. Gaffron indicated the trend in the last few years is
people will not meet the 50 percent around the house and will uistead put a retaining wall five feet outside the
foundation. Gaffron stated the City has not accepted that type of design siuce City Code does not allow for
topog�•aphical changes when determining height. •
Rahn inquired whethei•there is only one side elevation that has been. rovided.
���� ��
Vogstrom indicated there is only one. ��,fi��y�`���`�,��
�k��.��r���� �
����.�,�� S��I�x� R�s�
Ralul commented from thafi elevation it appears to taper from,a lookout to a pvalkout and that he would like to
�j.�,� .�„€��' �er���;��
��'��° �,i¢} ''��.a �� �`�TFS*�L�
Y�'�M���� as�, `�f '�'''4y��*���.�� �
see accurate floor elevations. Rahn inquired wliere the floor elevatibn o�the proposed l�ouse�l�nes�up witll the
. ��"�' F`���'��r�?�' `��`�> $'�,�`-y •, '�k���:
3�»�a'�t��� �"�,.) �.�'��`y vs"�`�r `��,%
existing house. 4``�;`'k�;�"��,,���, `��j�y�����;'�
ek�'�4�r,.F'�'�,f��rt {'�?�t�r?�, �"Kt,T`�+y�rT
��:^. ].("' S4 H.'('�.�^ +�r7s�-r�`(y
Vogstroin stated it is approximately 18 inches higher than the ex�stirig basemeut due to the sloped driveway and
�r ����������
tlie steepness of the grade. Vogstrom indicated they are attempting to work withythe'land to create a driveway
�� 'at �� r�?�T-e'� x.� y� , ,�£�`
, ih �����-��sc4 ���„` �c",�I,F4 iz. .
� L ������� ;��
that is not quite as steep as what currently exists��.��,��"'��� ��� , �
hk�ya��w�''� ����`"ar^"C rl'•g�sx�+4z•�,�����'�.
�?'.n'� s'[-�gb��''-f,�p,i:n i`'��-�1."F H�a
Soiie stated the current house is a one-story wit�' a`'=walkout arid that�tk�e propo"sed house is two stories from the
.-�� =,�`,a�. r .rr;�1 �:5,�.��,����„�.
� ,�aa£;r� �r�4 N�'�E.�
J ',.:��5'� �G�'t$;'� Y'�5��
front. ��`�"r ���� k����
�,��N��� ����.a„,��,��,��`
�-Di��4,�,�#"sc�; �'�`�s,,��a s�a¢.�;,�.
Rahn indicated he does not have a probl�,em with the lot a�e�a varian�c�e,�and recommended the applicant speak ,
��`�r�.�� � �,�����*��
.;�,��.t4�a�,�,a� �
with Staff regarding the height of�the st-�uct�re
'�.��'�J::� y��ti
�,�� �.�.s�.s����-�;�;�,�
Jurgens stated the`gradmg in his view would f''work
�.�� 3�tu� ��s�,�'�a ��n $���`a��Z�a �
�.r�'��^S��iF�F.t�u''v��ir`,,�t�it s 1 `'u,�3� �i�`ck'x�`+kyc�t{�'`-k'� .
Kempf st,a�ted�he does ri�t u�derstand,�the grading�plan arid questioned why the grade could not flow out to the
� Q f��i�r `kLX� y*z ta+$ ���''.$ . .
�'i W'1'� :..,3}'i �]^�ty��b�G�� -i .
edge of the,Xot'. Kempf stated it appears tfiat the house next door is approximately three feet higher than this
�y������ Z�I,����� . -
S�L S-tY j �.. �ti � �
house and questioned the need for re �ning walls.
4�`t,���.,,1*i �'�v'�,� l�;r����
����tic.a��ts,s �� �x �
Rahn opeued:�he pnbhc hearing at 6 12 p m. _
`t� �,��,`,�,�.�� ���r ��.c..,.��y�
�,e�'4's}�r'i��ra .��`�.,,"�r.S".
There were no pubhc�comtnents regardtng this application.
��m �� &�`r�:�;���
\ .�t,�:Id t � i..{F
uE•i����i`��'+'S�'n 4.�k�
Rahn closed the public hea"rin..g�_at'6:12 p.m. _
��
Jurgens moved,Kempf seconded,to table Applicafion#06-3183,Paul Thomas Homes for Glenn Solie,
1430 Cherry Place,to allow the applicant time to revise his plans and to submit adequate floor elevations.
VOTE: Ayes 5,Nays 0.
� � � � �
- � -�, � -
_ s � z ��
, � � -
. � � � � � d
. �� s �� � � � �
� � � � � �� �
� . � � � �
� J
�
y Rt � �
�
-,
l �
L>
�� �� �
�
Ce � � p �
� m �►
v � �'` T� � t9
� � � � 2 ro- �
� � � Q
�
�
� x Xx } � � �(�
� �c �C h � ?'� \
x � +
� • � X
x . '� .�
� / x x
Z � � K � K x U
aJ� .� � � ,c x '�'` �
� � x �
�
� � ,� �
. � � ���� �
� �� �.� � � �x xxkh
,�X x x
� � � �
� z
� � � �
. . z � r� � �
� � � � �
� �
� �
� / �
�
�
z
v
m
Io
� �
� s � z��
�
� � � ��
� �
�
. •� �
��2�� � �
- � � � �
� � � �� �
. � .�. � --
� G
.� -
0
. �
�
�
� � .
� \ �
, � , 1 , � 1 ►
� ` 1 � I `� � I
. � ` � � � � \ �
, \ I i 1
,� < < .� � �
� \ � � � � � �
` � � � W v� I � 1
1 � � � � i ' �
� � -�
i r � ' � � � �`
0
. .� I 1 I -� � I
� � ' I � � �
. � - � / 1
ln � � / 1
I ►
� � , � � i � �
� � �l � � �. I � ,
1 � �Vj I � I
� `
l � i � .
� � � , ', � i
� � � 1 � . � �
� � I
1� � � ., 1 ��
� ` � I � �
� � � � � � ►
� � f � � � � t
I � � � 1 �! � �
� � � �� ' � ' � �
� � i � �
1 r ��i � � �
} � � � �
� �
�
• �v�1 " �
'�/
' V �
Z
,� �' L�- / � .�
� � � �.
� � � _ �
� � �' � �
-� � �`� _.. �-
' • � I C
� � � _ / ���15 ��QM � r '
� J ny x k k }
• � X x x x �
kx �
a� h
�� z� �
��- R�
, �
�� x • �
., h� � x �
h
a � x � � � � � �
�
tA � �` +f� ��� (' "� � �,
� � X � U � X � � �
z r X �rC r x �.
� � k
�
. a,��
� �
• � y
�
o �� �
� • �
.�
�
�� �
� 1 T.�.,
, � �
\ . � �
'� 1� � � � � �� <
\ \ � \ � � � �-- �
\ \ ` \ r
11 � ` � , �\ -_. . \ Q
I w� � �.o � \ �--
�
� N , oA -� � ' \
� o
1 � - �
�I � 1 ,� � �,�,�.l.S �oQ�n
� � I 1
.� � � ^y �
� � ' � ' �� � �
� �-7�—i .��� � �
°� / �``� � 1
t � _. -- � � �
� , .
.
� � ,. � � � 1
i �
! � , �`•- � � o i
� � � ` �/ � � � � � �
+ � 1 � � ' � � I �r
\ I ,; � � � � I � !
1 r_ � )
� o s /
, 1 � �: 1 i� � � I � i /
, i } ; 1 1 \ f �/ �� /
� ` 1 ( i
1 1 ,' �� � 1 � � � � �
�1 \ �\�\ ` ` I t � /�
t
ti 1 � � i t � � �� /
� � , 4 � � � i �
1 1 � � � 1 a �� i
� ' l �� I I � /
_ �_� )
� .
� ,
f
1
�� � �1�.. -p+;.,::- .fi '��, �' �, .�-,� �y �'.ik,a`,;, t' �yt � �.a, :.��� - ��.., � _ � - .�y
f -��,. � naf.�' x� � �yy v �n o t � Eu� � �i 5 ,
. �i N4 . ' "�ek,. ''i�''' . ��y i" Y'S yt'F� M�4�'F:a,�i 1 �.�;�h{ J '%✓t [
i l
}�,f. �ll �:+T"1 r'5��,��ii���`��y� ° J(-���� ��� 7'Y�,L�,.. Jm� YA 1 ,.,:� .:
r.
Y 14
'i,� _��. T�"�i'`'6'i t 4�' A�� �• � l�� k' • +r �..� i ,�.�,'a. ,il''� a� �k' - �" .�. . _ . '-�-
,�t �. ,�
§.,�s :'`�`�i ti.'v`g'v�;r+..�.• 'µ ��� j�,,"„'i�f�'�,�'�7u��; �{� aa��y�;�,.�.�:��,'t`�� �.t�.,�y'��,�szw.�,"�r,'M�ff�°'1r�t�' .f9�' ` �;"d r��'ctt'f
+s"'��.-� � "� �� a.fi'� ��Y''L].��" G?7*. �� �..y f!'0 ��,�� r ��.. :��� 1 �.rnc F r.� .:..;
.,t... +--' � ���''.��.' .i � ��: �:'k. rxj �,^{ � ;n:� .�r''?'",� �.,�gyt �,'�r d� � "'� �'�h''^' � ". '.'.�., 't` �,...--.•� ..�•i,.�. �-:��
t �, .r �" �^� 1 ay i '�t r � ,a. rx' f Y '3
' ..�"�� .,�, R'.q �"�L.��� � .��� �"��.1,'„�til�+k "'4..y�,t,{ti � �''.t �F� .� .sr s �s4'��v�r�- �.r'SZ• �. ::•Ok"i�- * �' `� �h s�.. �a*
. �wv'C?',Y d' fi ;#�� �����.f �� �� � 7 N�i, k d r. i f . . .
' }�
� �}�- '��a�'i.'4 _ei � s.. . *'C� '"�.'''`���. ''t .1FY'.s,?�.x`z:.�'`�1.� t�� a+.�,�P .� J � J5 -,'.". -J� s'`
� � .+�5�' s
�y, .�. � S'x. s- �. ) � � ��},�,�y �, k,A,, 7':
j �"",K, �1"t,i�:...'+7'' �,�f`i. �i' ��''"�,��v�* {`��r��Y ��r=;�^�t� �`'��~?1'i�:a�i-`�zf-�,rnsi;. F U.r�...1���vF�.�-�» 9ia'.y ^� . .�F�� ���. ��; 3.
' ' �a;,r,� ��''}�� �. 5��4�rq"�;�'k�l.,. �''-S��y+`�'i"'k�.�Fr" "��a.}.. .',�[ � ��-�`>{a't�,.'' 1 �. � ��,::1., •:��� eQ-.D. �'�' � '�'Vs1.
�:y,+ r+ �i.� 1 -xsr�. '2?.� 3' L . '0` -W '��,. �'� .:41
} ,�'�'' s�� .ezyA�`` ':'�."�3�� �1��'L ta r v. k. ��} �("�i�Y 4 8> 4� a F''�
b. �`� r� Y. •Y4 M t �_...> i��'!�
'���� ��r i4�t-, j�;���`"�3 7 �S`�3�'r?.� <�"���as,�r�R .'1 ,�: T�w r �n�'`,�sy�,..?3}P,GY3�I��¢����i
f� . �-�!.5. I'L�'.}'3. i h� -I,,W� '.+f.'ib H.. , ..�r T.L +r+ .k s 'i t+w �.; c�r t F yw,�^},,•k�,r..�'+�3 ��Tfi' 3f�i�wY 5 k .�,y',.�'�,
�2� -.: ' r.°�.�.yf ✓'v'o�r�, � �e}�� ks r h�. � 4� + � �._'4`, ��tji.- � ,ac" .q.. a c
StF.��"�����f w k 4.=a �y�♦ "{ {� � +Y� tia,"P. 1,�F;�'3 :y e`_�1'Y� �-... sc.� . .�v � -.k ri�l 1 .1 �' ) �, •(D�� y'�-I�fl'�y�'
;Sa. i-:?�a'v`r.\3h'a�sf� ,�'v'"eC{'�',:;�'v''�'�����?� ,�. :�ee I�S+�r...�.s� ��''"�rir.�cn'�'S �-���7��_,�:.F �;. 6F, �a 'x= ;�� ��?'-~�.� �� F��.
� r� �r,� �.� c >� fa�t �T �;''x. � �,r-s ;h, `f i°- . :?k�7 �t a 'd' r 1 �� V��, � ;ar
.'"k�'�'� � "``�:a��_,�t,.. �'.;�C�� 3ti�'�c,,� c�-�rStV �-��::`��.�.3'n� � 6.,]�"�a� v.�j -.ha �.'�, f �,;�,1 f> � •�dq,��r�L� ���r%�°'� S�i�:,�`�!%.y��yy,,,,
����tl.�������'F1 .i7�`��"���•�?t;�,`Yl�.,,� it..�..; Y �-.�"^ �'�„�; �$�P' �*,�,�`x:'��isT'+.,:k:''�d ����s�7��� q1!' :�� p w��� �t'�����,
-�+'�:' `d ���r�,n�; �,�'��� ;,� =���;P'�-`3�;`�•��,��y��^,.�j i x ,"�f, r�,�Y,?t}✓y -y,�e.a�Fi ,,-*r�t N�r :t,t�a;��`z��'�� � �� ! � ��"��'�i ���`t
.T{` . k -) c. '�s ''"" t;�r ,,,�r'1'1 y '� t� .tA�.r ��i'P r t 1..�� r'x.'E• f b��1 I rllf{
.a,*r� 5�s�. Y��i- ��a .�• '�.�w ti' es��i�Z��y.t.�y -S'y'` Y 71� �7e.�� , Yvr�,.lr�, �;�"`� �� ��,�`�'.�,� A ��.�J,�r'.
a�� '"'2�. �s`?�'�1, /„. - ,r tt �y� �3Q�i����.�,ni � rf t �yY �!'�w���,�('S�4`}!S 6!� *'��5������ �i -�}' i�, 1h-.
y� r�.e. 53 .r� .6..3r � i- �7 i;, r �''-�..�� �•� � y�
� ' -y -i�3�, L"Y. � ::'` �T.°1ti�'3 �4.�V ��f�4 ����• �f � 1� -���"}�".�. I�. ...�.t t.��.�.y�:.�.�
eG� r`;. .`:f'v�.;'� .s��� � �.. n.� � 1� .'�t�c9�'� r"'C'�� 21{r� ��.��,.�.r .��LaY�ai� f7^��.u.�.,�"kF�^..s.vA '1'�°in�.:" r ������,/`�.r-e'a �'�;� �P��
��c:. t�°w'���u�s,� �'."��� ,;. ..�ar r� rs�]',��f�,��,� �,�'�``se"'��'����`"��'��y�� �'�„�`tNr. Yk��4.r� ,��3°���'e e���?�n}�5����''�,,.`� ��•�
2.. ��- �a+f'�r�..��{`w i��r��.r •Y,� yy!.if •,'�':. }�r���r -4�r:. i t^��R'✓�.r'f/�.� o � ��!. <f� ':�3'-'Y�'!���
}�- �K.� .p.� a ...��� �F Y�x'z�- .� �f r� A '^�v��"�� a 4 �. � �' �3�.�'x o ��`�`- faFt wn��
j �� �t�' � '{y. �,� ����p .� �t �el� � � fe, j: �� �� R `y. �� � �6:
tf�'p�� � �, :'K'i, �S �, v'�'`''`'�,�.i.{:c�' � '�,4:��q}Y'�l j��<"'�„r„er�"�Lr't�'A x j.. *M'�1.� ,:y" +r`�-, �;L� Y �xe�t =�i+Y�'��,r�a �. }� � r f�.
�
qi,� , 1'.':����L:;'YY�6�' '.k 't�,f`�'�'�+v�F�'µ��� �+t �4l�+,�s'`'�;,���`„�5.���^eY��¢+. °�`��!'y��,,�i.��f„w°J,j�- ;� � j, .��n� t.
.�, }7��. p�e . ,,,��' {;j�,+�,.z� �ij: ,"�� �a�� s�,.y�.` 3���h s�'"�r's"..7�.�s�v.,�, � ,, =u. °�.''3:�,��"Fa'�s Ca.�.�� � �
� � . �g�
'�.!�?���.��y' '�.`�.a�,1��--,• �q� '�"� :•CS',-kc;i� s �f,t;''"� l .�"b t�?-�.i����� '� �"`' g�Q T'��1"-.Cc'a. ..�� •�r -�
�C.cy r+c�t;��. �`2 `°�ks.�f��,�'yy'"r�-�fi'�c� ,�a'��r i�J.� �r���,���r ar .n,hqlF,{�.t���.,f�7,f���
�" V,:T`°��k'5��: 1�. `�- .� b�>. »,�1� � � �ti' �'�.'�°i.�i''�, �"�k��Y i/s'��•k'f� ' ,�1•'. �i`S��L7r}M1 ��� ' : ^g*:
��a �'"� � '``�rrr a^r���•A:x c a `� ��,
,q.s.�.s � •:�u�;; ,n���!r:r'�,a;��y«ra��r,�`r# � 7 a �` t �` �� ��a �,t ,�.,. ,�
Z �c 't �' ti.v.��(h"��.�.rl\ �t. 1��rWtx j'a�n .�ti;it-s� �� i'dk�' �y,i R � � �
�"fi`c�r t,.5n� ,.:�� ._"��"'t-c.'�.?�y.�,� f' �y� .'°,' �,���E"' ,� �3J r°'�iY"? � �'.Ikvi`�,i'siad��� �1Ly `�
����'�,��.'y�, 1,::i „'..��.yE+i'�q z_aa,�.� i �� '(r �^?� d-c i•"��v t�z'�, ;�. �..�. t Lk r;�� �� �Cr '3; "
L S' �`:�� � / "`"a.'!„-Y' ''1��.�'� "j`3'�Y1.7./�S°' .0 f!f i sa�' . � ��5� ��" �y �" -
F .�st^'yW'�%las,='�^'\ ♦ �"'+'e}�'�'e=.�y i�°� aa� � .r`:'k�r��t'`s?+,r��k.�+�'' ��"xII �''�.-d �'1`�'a�,�1• �}�F 1y�'}: s..
w���pr„'L-. aRr�y,,*` s�'f.Y c e,�.. ����,�w n��.���tn�� ;. ti ��:r�' �i` ;vlc, �,e �,�
°�1 �Te��'"`-V� � *rL it'�i i:`s��i� �a s�te�,�, rK. ��. �1"`w. V � 1�'�}?K � � � .='�'
... , u� ��t �- E}.
.f ��c.c3� ac � �-r���ry`�d^a ,���K d3�"k � a�°� - ` �7��`� `' t� • �'�
� �'� i.T� ' � .Y� ?-.��,�cr �kist�j2 Y a 'C ..t'',tr+,f 3 z�� ����y };�,!�"
� t `aJ�������"'�• }^�F. '�+'�� �`�Gt 3•..�'� !�{�IS � -m�.'r�7'��� r t3 � ��3.�� � .
a���2'�w� �y 6 f „����F�`����a.�y��x����Cy }3 w yL� f��z H�= i� .����Z��� 3' - � •
P � C'rsc �. '�'; .Y� '�.Fy�y S ��'T.-� "7� _�5�v.� Y h�. . ��f f�'�t ,� i � L �1
�y��k lS:. � 143..a .f1r �b Sta4�-R Y3�f� . t..i ��.� J '7A'f � . 1�� hr�q'r�� �� - �7�
as,w' h``C" �RT ~'t'"R`�. ,3�d,§ d ,� °�i...r� i� 5- T's ' � e'� t� t � ''�"{j � j � ,.
t C;. r � < 'k) o..j+ t.r�,,.d F !�p'�l` fi,. ;��, yJ 1 t
� ��+ .+� ��b�k 1-�y.,^...7�wK.k Mr ^?�,f''�°�' . -t �} • i)' r '�tl�' E�t,. a} �
��:� .� w�.ZiZ �'� �� ^�� ��. �y:e a<•.a�•� �i� f ..�- �" �Y � '(, �,
L �`' r` a'� ��f,�C�' 'Fi it'c ?"° w �, � ' �' t 1y
'k-�S. �p�, ni��+f�y�<��,��,`a'i�"..�,��w�'to'u-c.� ,-y- �:'�� �i � : '� '�:'���� .���x� a$.
a,�� �l x n, + � r u! �,r� � 4 �:� }� ;f { # ' �
�., a r: �� �1 .,t t� . 1 ..� �a.. �`��'��'� �-Y'�_ �;�j'� 1� .
'�` ��. CN'.t =r;W :'���. ��*�'�� „7,ft h�_ M`�t�t�-4'Y�%j' a 1�r`
�t � r ~�-�c�����'1 �, � ,�r,� r�r�... y v�,i�{,�j'L?.`rt � -... '. :... . _-' _ ` +�.
s..,a �ti���tF`�, 4 Z'Y��=' F i�'� yfa Y h,�7,��j'' !H.'��� J ��,�"{2 ,��� .`»t� �y. .e ..
.�'. > >�a� ,d-fh_`na�.�.� -��'���"��r�T '`�� �.��'8 s��ty��''z.. '2z � � F k.� �� � `�� �;rt
R �a�M.�. ei .�i,� �:f�,�5'��� �r�-;�,,,,r f�v �'� ' `r^`e�,��}'i. � ,� �����+,�1 't: 1 .rx
� r p� n �� j� 1� K ,� `�i:.
^,� �����°�''"k°��'te'� �•+�•tr'-^�-J�y"'�#' �t.:���e�'u,� n ��yr�''Yy � � l � �� .� - 1
�• . �Y�t) �Zt f~�y E�i-��<��'��'�3 �'��:q4 4 '� P$t.�.`-`,'-ylFeX� �y '�k �. �.��{�1.�q,� � Q� ''{�.
�.i r,.F:rr�9 !r+.,.�+ t� :l s� Fre
�{ .W,�'.f. <�1"`"� �fr�x��`Ly�9 7,��3�,�. i.A ��T`'�,X ys��s.'1.S r'�4 �w�'��,i ,,d� 4-'�p���r � � (Y� �'�6 a�' ,s� .,� ��
+�Y�yJ". `M,�.� S� s�;{fb� ,� � � L .�, e;+�i�3� � .G i � �`
T �r�•,•tq :��c�-l��r y{�"��.�� s ;�a°-��ft�'' "y�,'47��n � .��y.� ��� 9 ���� k.:.t� �,,.��4 .
; � �z�,r�t.. fc- r�t'.��4f�,�1'/.'�y��...-��C4..a' i�5�_�,'�z�'iN Sh�' � ��"" � .'.��}���:���� ���r / ���'t-
ySu!`4_ ' ��h,��'•�, P�?�-�is`4�.,��'Y'f,���S..fS���y,, t Sr��r ..� c�,�,w}„ `�' �J . �a.' !i� �.-. �.� 'F
A ;Q���,'.��.J. i�~�,,'�,�°`�r s��` ��(� .1�5,,.;,rt.� ���c"''��t�, ,� �3 Y�.'� ��, �, '5�" �..� 1 �+�
'�' v n .�f� �{. � 'l�-,�'S�Y..�Yti`�-F� ..�.(�` +.� k r � ,� 1:
,s F� y �'7'� � 1 ,y�A� l c t,M1. * t 2 "'13 ��%.��." ..�� ��y _ ;'�e� �r
ti 1� . E�' �}6�{„��.'.'� �c-r;-�at x�l+��s�YF r. ,� 1�/y� :'� � !
�;�h��� .����'k -"2•r �"�'Jt c�,�'L ?��4$� .,r�i r����yy��G . . a - �' 'L.�`. :.
.'f 'A, - �a-»+ '�T� ��� .+ �r�a^�'�k �. . fi�� 4 ._,�f� � ..•� .. �
s • �y
..��< ���� ,F '� v�� . . s' 1t C^ r�,��YnY �V 6�hYY}. ,Y � .r�.}3 t e� a � ,��� � �
��„s�_.,,5-�rl ° ��y s �t•`. �/-�����.t�'rM` t�,r f"��."F3'�}.�'� ��� . �SY^�� s � � �'�� " � � �.��,��%l�'�'F�
�a� ,...�
: .t.rj'�.n� �.'`� - 'F s1�1 ..r5^f T F sr' � 1 • i..� _ "�
,,:w`�'�.wi`'��.� �.�y ,�� ; ,�i'��,�.,:���t r'�s. �1�i cz'i'w � �, .� �_ �.
s �+ i�+`•w �L 7
� a y l � fr� ��
�,�+g- � y � ��` �,
�
�3�'�i�1` a�'�+� '�"�� r��f`�,E?''�'��'c-��'���'S"is-£".V�+�,.�hfZ'"� ��'�Y`''t �p ��,�'�"�. �� ,"�^i ��. �.. t�.'t .�� q��
g-�_ :,:�-. .r r.�a°� r[,� 3 �`� � jF* �,y ;!� , '�a�.�C� , T.� �� � � ..
�... 't>f .0 � yY�' f ��y � : .�i
.��a' I�� ' � �.1.-' i Y\�' , .1.. {�f�' +f �' `d't� ] �=F1.Y � i' � . S_.
4 �-� i�a �.N t r� A .} �.'tl! ��� s� ,T'' .
.,r. . .cy � .'. � ��b� e� �"rs,,.3' a�f"�.:L t ra'�� t1n ..f r � 1���7�.. x � 1:.
J � i� . ".�, .r 9"F';.t' •i� r ��', � � E .,� �',1' •'rt.L
�-, a; F;:' ,.'4''`'` � f r 7 'r '�y �f nM"(Si' �;" � °�'a , �3 � =�;- � .�c , F_�a�'`
.;� � r � .4.fj.' S� T� x "3 +,i` �� �"3' . .�' Y�� f 1 �'
y'��,� �C��-�",,.. �J. �? r"� • ��S*,4`'��e*'kj��? y�� �� ,'� r,�{ �.ta. -1_, :.� �.�.
�Y; ..Y.�����i}...� ,,�{ ��``� r��� y�f�"��l�y�}�utT' .�' rh: �; t��t'�.'�. i �. �,� �4 Y' `�Q..
1v�,gr�•'�;�:�1� �'7's'+�rd�.y �i�: � .�.f"L"r���` ��'F � 1, �3. �:: �..
X-
.,f � � . � �"1 a . 5 , ! � ��
�y�Y�i'ti^�d4,.4� :j�.cf...i� c y, E i tt �,�vx�"P-Y� i ' . - r..
�t�l ,y ��"�,. �. r.'� �C,����f = a.,: t j-� � �H�j. 8� +�� �
�'!C,,��.x�-? �f.�''T=��n J� ,��,�L�� '�'. ra �1����t y "� �
�r � T .t'< 'i k,f.� � � '� � '
.'-�.'�i��� �� ��� ��. ��'� I � r ��``. ` � � rr `� ?' F - `
f ���� j;� 7!� ��-,� L y�S,�'J- 0 ' x r:+ �1 t�j � `, . � �..
v .. > `(
'`� `P cy '��l"`rst'� �.Fa�� '��d a..�.� � �.4:.£. ,.`j�� '�¢���2 �C� . et i ��
�� � �"`� � ��•/,'�''�„�' �C' ' �'� � g '�� r� i . *4 t k .g�.
��; t,�.�" `r��.s.E�� ° '3,i �'w�. : 'f jtS �an��� }��'� sFaX-a. a �r .
���'�r"��.r'�`'�;. F� �' �}� ; ;'-�'��,�`��r��,�!,t`i �,��. � ,� �°`���.
, ��
�� ,�,� �rr�,� �'��.,• ���� y'� � �����'
::,
y i.�� � ��,�"'5,�. �j. � A s lf��jF '1 xl'��(y Jl`]�1���?'�������� ,4.
k `�'� 'y�5..f kr� � .1 �.: �•n..i.r.-..5+f }H.. :.
,}� �.�3 •E
'`yi���w7x�'47 �iY'/�'�n F,•� ! �>+ �� :', r . .".. ... . �-_ � "i
y'��} N'S Y h��` b �;�' �� ,_ ^ . >l ` ..��. s �.� w�y� •'�w��1:
,�1�r�1,{`yri,7.tv�•',�;a1F����as +' _ s' •^ -_.^ .k x _ . �•. � �i--�. '`'^� � ..� r
� d�}aA��C�'l� ` � 7 lr .: _"'_`" ''`< r-'�` �:���..r,r J".�C+� �� _"`� _.r 2f.}f}�.,
��$t'��'`��, � .�+ .>-- . .._....a..� .. y"_, ...c
t-1�{. �'� 4 i- :��'�P � Y rn ,Fy�r J„c,,.,v'�- ��=+�..,.-'�-.•.r:.-.-r�.. ' '�'�.'s�n!-
�r�Fa'p`�`" 'G'��'.f�`ii� �'', p ��f' �'�`p S��}���������y ,T ir! `i .� �` x .b
�y *5 J ki' i.�f� . �. . �:,..f� � Rzr{} �r�I��_ F` i i�1 4P�":�
�°;e,e�t>,�: �-�t�"� '71 :,� < fa'��. '� ��fn��`��,k1�3. Z,,� F .���g,��fi� �.�.,�..
�� �r� #y'¢��€�� �g, k� k� ?k �{ j�. T� *� i.. 7� �:z'..
yL),��7��r,'��`�''"'_,'�L'�'�y�i'3 ai''�� } �,i "�'e�A�'{i�'n�f t.'ri��tC`T�9���{���'�'R��4-F�� �l�S4 ' "} a ,t ' 3 ���
?F i"':t�'� ^; r, ���r•• V .,4 �fy ;CarL 1��,S f'ok'f 4� �P��y' ` p �r,
� � �.: , } ��,�,� s f�j�,,,. '�I � 1F€ � � �l �i�y�;�I ,�ti� ��, 4 .
���rZ,t`�/' ''",r��a..�- �. '�'/� �, �',�'���.. ��5.t � � , .�q'' � ,'Y�
����Y,�y�t,j3�' 'C'�4TH'!f , �s EY_� s:'i�r ��t�'�� �� yT g "r,�;,�� ? � Gk::�_
'-�ri �v ;?�i� � � �t �r �nd riF � ,�
i:. w��;�= �� �, �.r r_, ,�_ , �, Y y, � ;�,,;� ..< , ,r,:
�;., ��, �,,+. �.� > �, '��� ��;.���`���: `�'�; �.,,:�,�,
� 1c�.d9'J�'��t tSTMy� ' '�1'� ���.! ti •��a,� ��t� ��.._,4 if3 x � �.
�{ � ..�1 � .�� � 4b�_. �
1�rii1�.Ih�w}/��pE'y�!i' x�: � � ..� !i t��� (�y}� ��q����3'��� k����� �A
`wi'�7.Y�'( rl rr'71 a S � � E( � � ° N (+ts� rxp ta�t 4� sF�� �� :
M;,,� ;� r-s �.t �-�il ��. .�r� r r' .,i� 4�.Y;� -'t.�`�..�'.7�r�`fl'�� �p ���u��F;ys. °� .,��.
"'+'1� ��. � �,�r.+ - .LY�. �� � . ��'0����. �L..J} tT(1 .Y�
at,e"4 � 4- ��u4� -'� if�'t�� �, '�. , . ' A E'.���i'� y�'��. `n
� � �y �,!
�N s��+,.''r+z�� .�,y�r fi,�,t'f S�f=N' �e �'R, .Y' �r� ?t-�` s �.:'
v.*,f �^�',v. r�:d�M9d�a� �' • {�!' �J: . ,,,q'j . � ,'+`�
'�r� j���� . �r fi�xn� ...�/ ,. �� � �r..,_w• n. , � . �, .'tY
�a���t,�, ,i �f`'�`�r�� �r� �,� _ w �;:
'�'tR� "rt`i�"'J�'+ 1 .,.�4�����• . �-. .$ .�?i�. a r ;+� d,-
%`!u�!'�'"�. :��,' ir.r 5y�;'-r%. �e :��. ���+'^7��Ha` ,.�'z.�'� - ��°.
. , . : .� . . : �. � � . 2335 West Highway,3G�•.St.f'aul, MN 55113 . ' � ' . : .
� . Bonestroo� . . . . . � .. ; . : . � . � � .-. . . . ..
. • ROSef•le:�. _' ��� Offi�e:G51-G36-4600 � Fax:G51-636-1311 •;,-• ' : .':: � '� . � .. . ; ' .
_ ` • ....� •'�:. . �• . . - � . . . . . . .
� • AI']deYllk&. � �www.bonestroo:com!. � •� .. ..� �� •
. � . � . . . � . : : . . . .��l'i�1`��:�����. . . � .
. .. .. _. :. .. . P►ssoc��tes .. ::.. . .
: .: . . . � . . . . . . . . . � . . .
. . . .: ,.
.. .. . .. . _ . . . _ . . .
:., .•Engineers&,Architects,.': ': �•. .•� :. . . • • . : . � .. . � � -
� � . . . � 'Jiine:l4;�2006. . � . ' � i � . .� � . . . � . ..: .. . . . , . . . , . .
.. . . : ,
. . . : . . .
. . .. � . . .
. . . . . . .
. �
. ... .... . . . .,.. .
� . : :Ms.IVlelanie Curtis. � . � �: ,� . . . . � : .. �. : . . - . .:� . . . .. � .� . �
:. � � ��Planner - � � . . � .. .: � . � � . . . . . • . . .., . . . ����: . . .. . . .
•' `: '. �� •'..`�City of Ororio � . - . .. �. .. . . . . . .. . ...: - .
',��: ;:.�. � r, ..;PostOfficeBox.G . .".- . � .. . .. .. ' .',. - . . . . . . . . ..
. .G : � . _ . . .. : . :.: � . � . � .' .
�Crystal�Bay,1VIN 55323�� .. :.. . , � . . , , . . .. .
. . . �� . . , . . .
•. . . . . . . � .
. . . . . � � • .. . . . . . . .
: , , � :. �Re:. • 1430CherryPlace'�. � . ..� � . � .. . . :;.... � � � = �. . . . � .
� .� �.��.�, '-.,.'�� . - - . . ; . : • .. ,. . - .
...
�����. �::Fil'eNo:�000139 06000.1�:,�
.. .. .. �. . .
,. . ..,
.. ..., .,.. Plat No:06=3183 � . . . . . . . - �
. � .Dear�lVlelanie:., �. . � . , . . . . � •
. ' �� ::=':We ha�e�reviewed the�survey and plantirig plans for the'proposed home construction at 1430 Cherry Place'.:.<.: ��.`��. .�- �
. � � �dated 6-1�=06:We have�the following preliminary. comrrients.witli regards�fo engineering matterS::�<`:��•:=.�=�� �'� � . . .
. . . � ..;,� . , :.�;;. .. . . , .
.... �: � . . ,. :. . . :,, ...... :_ :�... . .: ,�.. ...,.. ..... .,, . � ::.. .: ••.., . -. . ..•. . .
• , ... ..,.. :
. . . . ,. .. ,:� ::..: .. . , . . . ..� , . . . .. .
� � � . ; ,- ,•..•:.:The subiruttal;included two sketclies for improvements�to the'shoreline As a.eoridition of this�:��.�..'�.�.��•.,,��:
.. , . .. . . . . . .. .. . . : .. , .. .. . .
..._.. . . � . . ,. . . . . . .
_ _., _
. � ' ' ,.';:�,;application'tlie existing deck wrthm the�0-75 foot setback.was to be removed:�Option�2"calls for :�
�:. . . . , �
. ,. ...• ;. . .. .. ..,. :
�• �� � �� � ��� ;the removal'of tlie,deck and.all'�stairs.to the lake arid;replahirig�them,with a single:stairway,to�the .•�;�:;.��;-:'.:.:�°
� �::� :�.lake along with'associated retauiuig walls�..This;optiori`will`requue extensive grading wrthiri the •:
� t`-��''�:���'�,0=75-foot setback and:is therefore not recoinmended: tion l�.shows:�tlie removal-of the deck and'�:•�; �...::�;•�:,.=:
�.. . ..
.. �.. : .: . • : .� : ��� . - : ... . : �. , .. . . . : . .. ....
.. .. . .. .. .. . . . .
� -:. stairway connechon to the mam stai.rway to the lake This option will disfurb.significaritly Iess of �����::.:.�:.�: �.`
.. . ..,.�:. , ..
� ,....; .. .: ,. .. _ . . ... . . . .
:.� . . . . . .
:• .--:_� �=_ . ' '�� ���•�• ;the slope,iri the 0-75 foot setback and we recommend thaf this ophon:be developed into more ���..� •�°,= ;;����`� ,.�-
� �� •�''. . =�° detaile.d laris:.The lans should include'de'tails'as to �ro osed'wall _�� es and fiei hts existin
P P ., . . P P tYl? g, , , g ,� .- .
... . . . .: . . .
�.� � ..... ,�...... .. ...:... . . . , .
� �: .: �. �::... :and proposed�contoiirs;�stairway•replacement irifomiation; detailed restoration u�formatiori and a:, .
; ...... ,. . , . . . , , _ .
, .. ; . .• . .
� �. -� • � • � ;. detailed erosion and sediinent c,ontrol'` lan,The revised �lans should.be.' re�ared b� a landsca e �
�- ��...:� =.° . .' .
;:.,. .::: . ::. .. . . ,..,. . .., P _ 1? . .. P P Y: . .
: . .
�.�• ::•• ° � • '� �designer or�landscape arclutect and-should�be"subriutted:in a.scaleable format:,�.,;'��,�:.:�. '`� � �
. . , p .
- . • : � � '•The proposed grading plari on.tlie lakeside�of the,home will encroach into the�0-75:foof setback��:.��.. :'��. � :.;,:
. �,"and�should be revised so'that no grading:is:necessary in,the setback:�Specifically,,the,956'contour:.,��:.�,:. ��:.��: �.
., . • • � should be pulled nort�ierly so:that a maximum slope•of 3Ii to.1V cari be mairitaui,ed lietween�the�"� � , -
.. . .. .,_.:: . .. .
' � �' �� ° � ' � . 956 co�ilour�aiid theA-75 foot setback:. � �
�:,`.'�����` .� �.�`�If.you�ave any questioris,�please`call me'af(651):604=4863;`�- . � - � .,. ' ., ' _ ,
� � ��Yours�.ve� trul . . • . � � . .. . s�_ � ` . . . . . . . . ..
. rY. . Y� .. . , .
. ..,:,;. . . . , . � - �
. .... . _ . . . '. , ..' ` � ..
,...,.: ... . ,. . . .. ..: ..:. ... . . , : .
. ;.:.; . .: -.. .. � ,. � - .. ..
� ; BQNESTROO;ROSENE;ANDERLIK&ASSOCIATES;�INC.;� � .
' .. y ' 1 . _ . . . .. . . . .. � .. . . .
. . ��� ..F� . � . . .. . ,
. . . :.�.� . _ . . . . .1:' . . ., . .
M�v�'/ :1
� ` • - . . :�.•u. , .
'�/ .. . ....
- • ( "
.'.�'.: .
. : ,�..
�.
,�..
. .
,, •
. ..., .
.
_
. �"
• .
.
.
, .
:���
...,••
� . •
.•
.,
'
iY
' ,�:� .. .. ��.i...,�'•..'.
. , . . . ...• . . , ���.. .. . . . �. .. . . . .
. � � '..1•, � �.
� '
. . . . t'.. 5...� . ... �� . .
:��' .
. •Tom� e . •
. K llo'
�g: .
, . . . ,,. .
. . . . , . .
� . . . : ;�,. ., . . . .. , . � , ��� _ �
'. ' . .• St..Paul, St.:Cloud,,Rochester, MN �.Milwaukee; Wl � Chicago, IL� :. •.:�� � . ': '
.... , . : . .
. . , . �.� : .• , .: , . ' e r . . . ..
� � •� . ��� .• � :•Affirma[iv Ac[ton/Equai Opportuniry Employe and Emp(oyee Owned. . ,
FILE#06-3183
10 May 2006
- Page 1 of 5
Date Application Received: 02-22-06 •
. Date Application Considered as Complete: 04-28-06
60-Day Review Period Expires: 06-28-06
To: Chair Rahn ancl Plaiuung Coiiunission Meinbers
� Ron Moorse, City Administrator
From: Melanie Curtis, City Planner � � �
�
� Date: May 10, 2006
Subject: 06-3183, Paul Vogstrom for Glenn Solie, 1430 Cherry Place, .
Lot Width, Lot Area,Hardcover Variance
Public Hearing
---------------------=-------------------------------------------------------------
Zoning District: LR-1B, One Family Lakeshore Residential, 1-acre, 140'
Lot Area: 24,084 s.f. or 0.55 acre �
Lot Width: 95' �
Application Saimmary: The applicant is requesting lot area, lot width variances and a
conditional use permit for land alterations within the 0-75' zone ui order to construct a
new single famil home.
Staff Recommenrlation: Planning Staff recommends approval of the Iot width and lot
area variances. The applicant must submit a revised, detailed landscape and construction
plan for the work proposed in the 0-75' zone. However, due to the unresolved issues
detailed in the"Issues for Consideration"staff recommends that the a �lication be tabled.
Pertinent Zoning Ordinance Sections
Sec. 78-1. Definitions. �
Building height means the vertical distance between the highest adjoining ground
level at the building or ten feet above the lowest ground level, whichever is lower, and �
the top of the cornice of a flat roof, or the deck line of a mansard roof, or the uppermost
point oii a round or other arch-type roof, or the median height of the highest gable of a
pitched or hipped roof. Topographic changes which elevate the adjoining ground level
above the existing terrain shall not be considered in deterinining building height. For a
pitched or hipped roof situation, regardless whether the highest living space in a building
is a half-story or full story, if the highest living space coiltains windows (excluding
skylights) the upper measuriiig pouit for defining building height shall be the median
.height of the top of the highest window alzd the lughest peak of the roof.
Half st.ory means the upperniost floor of a building in which (i) the intersection of
the exterior wall and the roof is ilot more thaii three feet above the iloor elevation, and (ii)
iiot more tlian 60 percent of the floor area within the exterior walls of the upperinost floor
exceeds five feet in height as measured from the floor to the raf�ers. Floors eaceeding
these parameters shall be deemed a fiill story. �
1
FILE#06-3183
10 May 2006
Page 2 of 5 -
2000 International Buildin�Code Definition: -
Stoi y Above G�ade. Any story having its finished floor surface entirely above grade, •
except that a basement shall be considered as a story above grade wliere the finished
surface of the floor above the baseiilent is:
1. More than 6 feet(1829 mm)above grade pla.ne.
2. More than 6 feet (1829 irun) above the finished grounci level for more than 50
percent of the total building perimeter.
3. More than 12 feet(3658 mm) above the fiiushed ground level at any pouzt.
However, going back to ot�r building height defiiution, the Code says "...Topograpluc
changes which elevate the adjoining ground level above the existing terrain shall not be
considered in determining building height..." therefore the City's fitnctional definition
� for determining a story has been that the lower portion of a building is considered as a
basement (and not a story) when at least 50% of the lowest portion's perimeter is covered
(by nat�iral grade or fill) to a height of at least 6 feet above the lowest floor. The
perimeter of the lower level does not include portions of the house or garage that do not
have a lower level but are merely "unexcavated". We have been rejecting proposals that
artificially raise the grade adjacent to the foundation in order to create the 6 feet of
required coverage, because this would result in homes that are on "plateaus" and not in
context with the neighborhood nor meeting the intent of the height ordinances.
Sec. 78-330. Area,height, lot width and yard requirements.
(a) Height. No struci�ire or building in the LR-1B district shall exceed 2 1/2
stories and shall not exceed 30 feet in height except as provided in section 78-1366. .
. (b) Lots. The followin minimum re uirements shall be observed:
Lot Area Lot Width Front Yard Side Yard Adjacent to Rear Yard(feet) Side Yard Adjacent •
acre feet feet Another Lot(feet) to Street feet
1 140 35 10 30 35
Sec. 78-966. - .
Land Alteration; Prohibited. It is unlawful for any person to build, alter or repair any
seawall, retaining wall or otherwise cliange the grade or shore of lakeshore property
without a conditional use permit issued by the CounciL
Sec. 78-1250. Conditional uses.
Conditional uses allowable within shoreland areas shall be subject to the review and
. approval procedures and criteria and conditions for review of conditional uses established
in this chapter. The following additional evaluation criteria and conditions apply witlun
the shorelazld overlay district:
l. Evalzr�ction c�°ite��icr. A thorough evaluatioii of the water body and the topographic,
vegetation and soils conditions on the site must be made to ensure:
a) The prevention of soil erosion or the possible pollution of public waters, both
during and after construction;
b) The visibility of struct�ires aiid other facilities as viewed from public waters is
limited;
c) The site is adequate for water supply and on-site sewage treatineilt; and
d) The types, uses and inimbers of watercraft that the project will generate are
2
FILE#06-3183
10 May 2006
_ Page 3 of 5
compatible in relation to the suitability of public waters to safely accommodate
. these watercraft. .
Sec. '78-1282. Stlirw�ys, lifts and landings.
Stairways and lifts are the preferred alternative to major topographic alterations for
achieving access up and down bluffs and steep slopes to shore a�eas.
Sec. 78-1286. Topographic alterations/grading and filling.
(b.) Gradiizg, filling or excavating of more than ten cubic yards is prohibited witliin 75
feet of the ordinary higli water level of the public waters enumerated iii section 78-1217.
Grading, filliiig or excavating of ten cubic yards or less shall require city staff review a.i1d
permit and be subject to other pertinent sections of this chapter.
Sec. 78-1288. Hard cover limitations.
(a) No hard cover or impervious surface sha11 be placed, located or
constructed within 75 feet of the ordinary lugli water level of any lake or tributary, except
for stairways, lifts, landings and lockboxes as regulated elsewhere in this Code.
(b) Between 75 feet and 250 feet of the OHWL, there shall be no greater than
25 percent hard cover. Befween 250 feet and 500 feet of the OHWL there shall be no
greater than 30 percent hardcover. Between 500 feet and 1,000 feet of the OHWL there
shall be no greater than 35 percent hardcover.
List of Exhibits
A. Application E. Submitted Hardcover Calculations
B. Hardship Doctunentation Form F. City Engineer Memo
C. Existing&Proposed Survey/Site G. Landscape Plari for 0 -75' Zone
Plan , H. Property Ovv�lers List
D. Proposed Plans and Elevations I. Plat Map
Background
The property owner would like to rebuild a new home on the property. In conjuiiction
with the new home construction the applicant is proposing to construct a new stair system
and replace existing timber retaining walls with new boulder walls.
------------------------------------------------------------------------------------
LOT.ANALYSIS WORSHEET '
Lot Area/Width•
LR-1B Lot Area Lot Width �
Re uired 43,560 s.f. (1.0 acre) 140'
Actual � ' 24,084 s.f. (0.55 acre 95'
3
FILE#06-3183
10 May 2006
Page 4 of 5 '
Setbacks• '
LR-IB Re uired Pro osed
Lake 75' 113'
Rear 30' S2.9'
Side 10' 18'
Side 10' 22'
Avera e Lakeshore The ro osed home will be beliind the avera e lakesl�ore setback.
Structural Covera�e:
Totai Lot Area Total Structural Covera e
24,084 s.f. (0.55 aci•e) . Atlowed: 3,612.6 s.f. (15%)
Pro osed: 2,507 s.f. (10.4%)
Hardcover Calculations:
Hardcover Total Area Allowed Existing proposed Hardcover
Zone in Zone Hardcover Hardcover
Proposed calculations�7ot
0—75 7,606 s.f. 0 s.f 250 s.f.* received by staff, to be -
(0%) (3.3%) deterniined by p�•oposed
larrdsca e lan...
75—250 16,352 s.f. 4,088 s.f. 6,245 s.f.* 4,016 s.f.
(25%) � (38.2%) (24.6%)
* After exclusion of fabric or plastio-lined landscape beds
------------------------------------------------------------------------------------
Lot Area &Lot Width Variances '
The applicant's lot has 95' in width and 24,084 s.f. or 0.55 acre in area where the LR-1B
requirement is 1.0 acre and 140' in width. Variances are required in order to build a new
residence on the property. The applicant has proposed a 2,429 s.f. home which meets
hardcover requirements, the zorung district setbacks and the strucfural coverage limits.
Conditional Use Permit Analysis
City Engineer, Tom Kellogg, has reviewed the original plan and has provided staff with
a recommendation (the letter is attached as Exhibit F). A thorough evaluation of the
applicant's proposal is still required, as of the printing of this report the City Engineer
has required more detailed information in order to continue the evaluation of the water
body and the topographic, vegetation aiid soils conditions on the site have been made, in
order to address the following issues:
• The preventioil of soil erosion or the possible pollutioii of public waters, both
during and after construction;
• The visibility of struchires and other facilities as viewed from public waters is
limited;
• The site is adequate for water supply and on-site sewage treatment; Not
applicable.
• The types, uses aiZd nuinbers of watercraft that the project will generate are
4
FILE#06-3183
10 May 2006
_ Page 5 of 5
compatible ui relation to the suitability of public waters to safely accoinmodate
_ these watercraft;Not applicable.
Issues for Consideration
1. The home as proposed lias a walk-out level and a sub-basemeiit below the walk-out
level. While the honie meets the 30' height liinitation, we have reviewed the plans
with respect to the nuinber of stories anci it appears that the proposed retaining walls
and the sub-basement are an attempt to aclueve the third story. What is the Planniiig
Commission's interpretation of the City's building height definition (listed above)
and the defuution of"story above grade"with respect to this plan?
2. What are the impacts of the retaiiung walls when viewed from the adjacent propei-ty?
Should an extensive screeiliiig plan be incoiporated?
3. The plans for the 0-75' zone will need to be revised in order for Tom Kellogg to do a
complete review. Prior to that happening, does the Planning Commission feel that
there are changes that should be incoiporated?
4. As the vegetation matures will the walls be screened from views year round?
5. Are there any other issues or concerns with this application?
Hardship Statement
Applicant has completed the Hardship Documentation Form attached as Exhibit B, and
should be asked for additional fiestimony regarding the applicatioiz.
Hardship Analysis
L: consitlering app[fcatiofrs for varit�nce, the Plaftning Commission sltall conslder t/ie effect of the
proposed variance upo�e tlte Itealtli,safety a�zd welfare of tlie con:munity, eiisti�rg aitd ai:ticipaterl traffrc
co�:ditions, light antl a�r, da�tger of fire, risk to tke public sufery, �uirl the effect on valrres of property iu
f/te surrounding area. Tlre Plan�ring Conrn:ission s/eall consirler recoranientling upproval for variances
frofn the literal provisions of t/re Zo�ti�rg Code in instances w/iere tlieir strict enforcestent worcld cause
ctndue/earrls/�ip becarrse of circumstances �nzique to the inrlivirlual property [uzder consideration, mtd
sha[1 recontntentl approval only w/ten ii is tlemonstrated ihat such uctions will be in keeping wiUt tlre
spirit a�ttl inteitt of t/ie Orono Zo�ting Code.
Staff Recommendation
Plaiuung Staff recommends approval of the lot width and lot area variances. The
applicant must submit a revised, detailed landscape and construction plan for the work ,
proposed in the 0-75' zone. However, due to tlie unresolved issues detailed in the "Issues
for Consideratioti" staff recommends that the application be tabled.
5
reo cc uo ��. ��a ���-
. . Ctt'�/ C�$ C�rc��o
� . 'V�r�an+�e A�p�li�a�ti�r�
- Application# d��� 3 ��3
5treet Address: Date Received; ' 3-� �
//�`o y 2750 Keliey Parkway
y- ���T Orono.MiV 55356 Amount Paid: � ����
Staff: 3 -��
f o �'�; � Main: 952-249-4600 Fee: $600
' •?�' a, fax: 952-249-46�6 Renewal: $250
�'� + p��^�. �.ti MaUing Address: After-the-fact; $1,200 Double Fee
��'��'ESS-��a�'''�v� �'.O, 6ox 86
Crystal Bay, MN 55323-0066 ,
This appllcatlo��o�m 'ete abe ll ations wilf Inot b�llplace�d on PlanninghCammissiontAgendas s of the
app�icatlon. (n p PP
PROPERTY IN�ORMAT(ON: f� m,� �-�(,�1..�
Slte Add�ess: I �3� CI^�+'r ���C'� V'r'U'"''A
Prope�ty Identification Number ( I N): (� �'1�7'��-3'"33~��ll/S
(Attach le gal descri ption to applicatian if not inclucled on the survey,)
Date Prope�ty Acquired (month/year): S !��� ❑ Yes, { own the a djacen t parce ls..
Present use of property_ �S.'Residentia) O Qtl'�er
Zoning District: �
APPL(CANT INFORMATfON: Complete legal names and marital status requlred for each interested perty)
Name: ��e�v� � sA���`� .
Phone thome): - O��`�i37�l Phone (work): S�-" �'7 ��lO�l,�`
Address: t`� D .Gt�..r `i��-t� City: v,�..o Z�P� 5�36`�
Email: a�� v+e � GoY►... �ax: S 1.- �S`Y -�l 3?
OWNER 1NFORMATION' (Com,plete legal narnes and marital status required for each Interested party)
Name; C7�-e.�..� � �'a l,� .
Phone work : g s�-�76 —�lO�I.S'
Phone �hame): �12-30t�-q ?? ( � Zip; �-�
Address: 1 K 3 D ��� a.�� City; �-v-�u
� Email: c a r'� �•e aw►�, LaY,,. Fax: _���-- S'S�"8�l'3 7 _
DESCRIPTI�N OF REQl3E5T: Estimated ProJect Cost: $
� Describe the request.in detail (attach additional sheets if necessary): . �'�� ` , LL
��1�-v �� t�,-� s � r.- . e •-�-� a� ('�. 1-_ / h .
����r r,_.� 1�/��/a G n��/s S��f� . .
,,.�.
� � (r � , ±,��� ...
�
�� �n�: 6`a t' 1 Y+�, k::, 4 .
� � �� � r� � C��•
r \
� 611�1t�7*�1F'.s� iw � tt.:� . �i.`Y� ��"�yi
. . �?'$�.:�-`:'�'+1'..�J ._ „�`c,'t.;.': ?�ti�z rJ. 1::� �� ,f.,;:`'2
rev cc uo ��. � � i----
�EQUiRED SUBMITTALS: Iication deadline date in order far your
q11 of the following information must be submitted by the app '
application to be processed. '
❑ Pre-Application Meeting Form, completed by a City Planner.
p Corrcpleted App�ication Form
p Gompleted Hardship Documentation Form
❑ Certified Property Owners List--owners within '150' of the subject property, labels and plat map.
List, labels and map may be obtained from Hennepin County Department of 4�inance,
Government Center, A-603 30D South 6�' Street, Minneapolis,teiepf�one 612-348-5910
p Original Certificate of Survey (signed over c'alc I t nsry Also�p avide one'copyr8.5��x 11'nar
listed within this packet, incfuding hardc ,
11" x 17" for reproduction.
p Completed hardcover calcutatio eX St�shand paopased e evathonsheP ov de o pe copy 8.5" x 11"
❑ Topagraphic survey - mcluding 9 ,
or 11 x 17 far reproduction,
❑ Sketches or ptans of floor and elevation views (provi�e one capy 8•5'� x 11" °r 1'f° X 17�)'
p Additional items may be requssted by City Staff depending ort the scope of the project. *
APPLICANT'S ACKNOWI-EDGEM�NT:
The applicant hereby agrees to prov�iBS staff ti me nto�c vered in the or g nal fee paymen) andlor
Department, agrees to pay addit�onal f (
consultant expenses incurred in revfew of�he�ep`�The appl ant�recognlzes'tha he/she ispso ely
true and carrect to the best of his/her kn 9
responsible for submitting a camp�c�et until t�is complete ar to recommend the�equest far
staff has no alternative but to Ceje .
denial af the request regardless af its potential merit.
,/� Q ,�-�� Date; �--�"�'�U�
Applicant's Signature:.- r`�'�"=f �Date:
qpplicant's Signature:
OWNER'S ACKNOWLE�GEMENT:
The owner hereby acknowledges and agrees to this applicatiCQmn ss an & Counc I�Mernbersafor
entry onto the propertY bY City Staff, consultants, agents,
purposes of investigation and verification of�h(s r�guest.
� Date: �-��-'���'
Owner s Signature: _�p--� � -
Date: -
• Owner's Signature:
A licant must have all submlttals into the City offices by the application deadline. Pfannlrig
PP
• Commission Meetings are normally me`etin 5h ofhthe Planriin� Cammission and 'Council u If an
p��sent at all scheduled review �
applicant is unable to attend a scheduledl ant a�nd�dvise theaCity Plann er asssgnedt o you aproje t�d
representative attend in place of the app .
..:-�-;• � �`',,
,r� :' •;:� �•:�::
� �� ,�^��c-_�,, t.�::: f:•`. {r:r :;��
f f' . } i:tk
r�%�„�`.�;..7 � r r ��:� ` �` '
. r.���:�f;:: et� .,' r.; :;'.. S:l' f`�
t:�...r; ' {", � �i::... -zi..;'.:.a��,
� r� • .. . . r.:•.:�� •—
rL(1 LL VV vv• ....�+ � - -
. DATA PRIVACY ADV150RY
ln accordance wlth M.S. 13,04, Subd. 2,"Rights of subjects of data", we wauld like to"snform yo�
that your request for a permit or license from the Clty of Oronv or any of its departments may
require you to furnish certain private or confidenti�) inforrnation.
You are notified that: •
1. The information you furnish wi11 be used tv determine your qualifi�ation for the pormit or
license requested.
• 2, Yau may refuse to supply data, but refusal may rEqulre that the City deny the permit ar
license.
3. The informatian may be shared with other locai, state or Eederal agencies to the exient
necessary to process the permit or license.
4, If your requested permit ar license requires Gauncil actian to approve, some information
may become public.
5. You have certain rights under M.S. 13.04 (se�following page) to review private data on
yourself,
• 6. Youf full name is required to process this applicaiion or permit.
�l-��.v� }�iui►� �-c7�;�
First . Middle Last
.`{3� G�-vr� �(�.c� (�12-3U��'-13�?�
Add ss r 1 /�v �s �
State Zip Phone •
City •
I understand my rights as stated above.
� �
Sign ure •
..��:1 ,,,'y�:��i
�� r
. �� �a�, 6S �'.'.,_ ''�_ �}�� .r'
� �. . . �yyj�
.� 'i �:5.. ��;�.,:
t��; �: ' ' ''.E.::�w, 't � ,
L';; �.;. •.4..; t^t
.l�i . , '•j �r�i1,J
7!?3r-yit'r,'.!;<:Ei: �„ .�i:� 't��• ��.;/
i17 }7 �?;�.� �A ...-. ".:,'
t�.� �r ctx:._..
. � Page 1 0£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 Statutes 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 deterrnining 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."
� `'�O �✓�i,�y�,'�1 •� 1'��.� `��5�rY dl���r .s7�m"'�'—s�` �
�� fl � �— , '� , .- �
. S h; r -1 r✓l,r��m�►���z�v
2. "The plight of the landowner is due to circumstances unique to his property not
created by the landowner."
, ,�
3. "The variance, if granted, will not alter th essential character of the locality2"
, . .
> -�_ �, .�
1- '�- � w �. i✓i1 -�'ys
4. "Economic considerations alone shall not constitute an undue hardship if
reason ble use for the property exists under the terms of the Zoning Chapter."
i
�T "
�U-�-.
�;4 ' % `'��,.i:
� f.'! /,•,� e::.��., 1 �,, .�.
. ::/ �:' . ' • _.� ".
. &.`,,...-,;�:^�1^:.. �:'4.�i . Y_ ,,,,i
LvS.'7�/r-�si", �� �,;t�.`ti •::�5 � cl ^-`.c�..;
�El �' N� e•j.,:.�i:.na .....o-. '.�:.{u%%-''°, .
`�5a�'s�
Page 2 of 3
5. "Undue hardship also includes, but is not limited to, inadequate access to direct • �
sunlight for solar energy systems. Variances shall 6e granted for earth s�eltered �
construction as defined in Minnesota Statutes, Section 116J.06, Subd. 2,when in '
harmon�with�this Chapter." �
�
6. "The Board of Appeals and Adjustments or the Council may not permit as a .
� variance any use that is not permitted under this Chapter for property in the zone
where the affected person's land is focated."
N� .
� 7. "The Board or Council may permit as a variance the temporary use of a
one-family dwelling as a two-family dwelling."
8. "The special conditions applying to the structure or land in question are peculiar
t s�ur�property or immediately adjoining property."
9. "The conditions do not apply generally to other land or structures in the district in
which said land is located." �'
. �
10. "The granting of the application is necessary for the preservation and enjoyment
of a substantial proper.�y.,right of th� applicant."
.�5 5' U I ��'�'►�v � VlS �� �
,
w11 `
.
�i " �
Sy��l Us� w l �'► --�-��1�—.S��.s •
11. "The granting of the proposed variance wi(I not in any way impair health, safety,
comfort, morals, or in any other respect be contrary to the intent of the Zoning
Code."
. -�Z��
�; �' 4�z.--... .<K; - -- .-
, n',r •.r� c:. , ;:,:
� .i��}ir` ... � � ,'' ,. . '
!"� f..�•/ ,t�i._..._. ''oi.° >_.Y.--- ```'��a-�" �•� . • ... !�•
� Page 3 of 3
.
' ' 12. "The granting of such variance will not merely serve as a convenience to the
- applicant, but�,s necessary to alleviate demonstrable hardship or difficuity."
/5 � ��� h � �`S c7Lp ;�lee�s �n ;�.�,��,"�'s'
�� Gv � / ./-�-r�l' _,-�
� J��-��•p--� G�-2,+4�-,� u i l I �3G ����vCa� �4rvv✓� }�ss 1-��IJ�
�i G� i��L/-l��/�, �'L-L.��'���-�S :�v t �� ,���� , �
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):
t
%i �' ;- - �- , : .
. r;.• `,:; �::: , .
- �=t'� .s::;- �:�; � , .
l�.. _ _ �;,,.; ; .. -
u. ��._..��� �---...... ��: � � ., �.
..:.�yN d
V '
� �5�9'�i� � i�����,�,����,���� �[{ 5�°������,� ^' Y Ys,�� i T r . [ �
��� �' M����s�r,,t��'`��u�sS• ,� �5,�,3t .,���{ �y�i�. 1 o`�si` �X������ A �a��r J q r ,� ��V � 1 '� 1 3
/ 'V • �� � a,'�f� ..� � � � r Ye !`t"' ,� "���Y'•�'�n'�.s, ; '�"'ai�.',��{�' u(F��Z�$�"',x�y� x�§�,�,�.:ed���� • � r 1 ' �
q � ,,.,,.. �, .-��,t��rf,�,� ,rM r'_..F�k c�a�=,�4 rT`�' ySr,�.. .,�...�4� �.� a T�r '� �,�, a �''E�z- C�� 11
J �_�- X ��2�"''Y`�i+�"y"�4,`'i�z����'�y'�'��L�'�.�.'F�u�.� .Si_���R' `��'t�rw,�us°ia.�,�,s^� �(�n V' � � � 1
b �y f�„'�i f i.L's fG�S 3` f�s5� q z {� �S A o a, /'�"�'�"'
4� �� �'��5.�` � C,a,�,� �rC�s��" ff y 2� ����d�� �'��,xAx �' ^R��� � 3�� v 1
'��^�y"`�k o-A�ti��'�&�'� ���r � ��L`��[�y �k �'� ,,,�M,��i�"�x" �������...��e�':rL����'�r� \ � )
t'�at�f,Z•G�c�.����xy�� a",tf�4"� ; �1'i yy;o�g"�.�, 2}$ �� qfY�y��p..��'tF�".�F��TZ�. I '(�(1 • �I !
k 3i"M�rs�r'����y��'i'l���F�,��'�`"�'r ����' G.��x,t'�° ���'f & �k�' ��^� � ss � �lJ'/ '7
. ,a s ..hvar� sxli ���?�.'�..?„� �rF�� H-.S'� �^f} 3 �` '
��ysg S� c+,��3� �,�L��N3`'.�a.�T � u,.� ���r ��_�,,,�•� �.�' "�",�x.d°.r�:��'`s�„"����".c (�O' �
r,�r r c�.�a:k>fr�`�„'{� �'/� {� .� ,�Ar7���`�i�'a*. s..�.����>��.��f°x��a�� 1 \ O � �.7 �
y� '�y� s K��,�y�,r .`��f y��'x.�' axc c. � ?�'r �'�"� a�`.�d`� '�C � . Q� J
�k�{����� �.°�i{�,3 ����,4�F` ���n� z.�i -d: f�� �'`..z f� � �xr� (��� O X f 1
'�j �t�x�s.,€s`�',�e��`&°��D �" 1."1�'r�-'a�,�� 'e' s �'��'�� ,r.t��3'�l'�i3"�S3`` �"�,'t"h+: `l� \ /
'/�\ A �`,G�: [}Sj' � ��,j � �- l
\ ��' 1 ` A.B.'�.�.'.��hD �f.....n�.�n�F....f Si�£ki��y.Si-r��`f„e�<�e��.d'vP<. ����,5.. �f'�:+:�����,��`�C� 1�� . "/ /
��• •. . S^/..i D".*i'!.:u7.°iKi,1F '
�� h•
x � "� - - - , �� . / �b . x o��°�'� i � " �'�? � 1 .
� � — ��. ��� g63 � � ��'�- � f � � �% �, I ���
� 9 � � � s.
. l � . � / / � �� � ��'
1 �' S ETBAC K .���
\ '� � ��°��,�
5 � � �� � �° I 1� �
��� 3 � Z . 1 �
�� 1 1 °�� 6 � , o�6 . o� � �°� — — -� I \� ,�
_ � _ � �
—1— — — — � '�.�-�.-. i �'�-" �,�. l �� .�o\� 4 h�,� �, � ;
, � 1 � . � I� / �`�- 6� i � � � . � � � � �i��
� �� x / � � l
� � i '�'� -� . EXIS NG H S � . � g � i
` ^ � `'y:r�u. Sr ` 1 .
�i i'�^�,. \
�J y �;;. .:w� p �tf�
/� .4,��� 9 � ,y.+.p ff��
� � 1 v � �^T�'�`,����J C���14�,'.aeSxGY Y;Jqe,���D U`//��7`� � ` ��Y��L��r��iY�
1 �/1 � /[/� "'T„��u��'Y'��z'����"F� �N" o) ,` •• ` � 1 �js,��`!a��i"�"�-��'f�A,s`�rt O
LSJ {�t,
V, � �/ �G.�°F�Fa".i'r `�iSiK�'$Ni i 'i�' ��.f�:'y a . i1 (� �',�'t'� �.Egi�'F ����3'�.
�l <<""�i�t�.�n� G;y�st�".x ¢ ..a.yL,y�.�n��5.1y.�. r� ��J „�4"s `��''�' a,�y s�G.�„���F��.��.ys���� �
�, ���t�s,Zf v8�s�'.�""�� �'ay '�A �M� '�'-: �gy zs�,G�S,gy�,a5�'�A`a { ��,,��zy'�����s'4F,c" '^�'x`^ (��
, I � '�A'K����, n�yy�,�°qh,¢��j�'i,v�,� : a�'$i,�'���S��'7q�s 3`�,�'�, _ ^'°����'��a',a��`�N�t�����a-`'��'Y�z�tt��^�'-t�ti,.�'�ix�� �` \ �./L/
I �� ��'-J.°?'-��_ `�"�S��S' 4�.°. c a t.,^:���7�,� ��T,��''�.'Y` *����. x. '�.'�.i''x .�"x'��"'�'n°`'Q..�r ���.c� �m'--�' 'Z
�t, a-��^��5� n£ r`�cs £�sx, ,'�;� s$��, .a,�.,of ��� � ,� �v1 �,a �' ,.,��,�-�' � � s i,,�5 �� -T . \ �
��� :t�'F',: �.2 �4 s� '� ��`'� '� �"�'���C';� y"Je �����`��'�_������a����i.y. ��"��'"'3C�`3�" ^£��wc,^R'`Y'''S�',�s.. I T
` .,.e.- Yz'ti'`�`�.,.� h ��'-�'�r�s.+ .$'.,,t d a, ;� t nr�!,nr P r.c' aG .�s �'c t `J J
ar�s�si'�� &"'� .,F 4rt�i � ++n- ;. .N z�3 . �����:, "� `� as�+�KC� ay�+�6s�.�"^�,�4�,�y��x M,
� . I � � �3 �a- [rrz u�. �A..r� �..��,M .��^'�".� ,�.�' � ��' '�.� �v ��4t�"r.�r�`��
�y�': ��r ��> r,� �:ss?�+ .,,, av � '� '+�.s� a:eFA- `F'� as �,�
1� : � f?`�s s�'�,,A`y`x�`� � �z� '.R �ys�� .�^% S ym x9'3� ?�� Dd�, ��y�``PYh� '�'"--� �'.���� .As�"i°�Li Yi- ..
('), , d,^�,L $`xk�t£t"4��'�.-.,�, ? �i "<trx„e��. ��"�'�s� ".. � �� �G� i.M��Q� � � ,�,- 3":�r'; �,�,�.r�,r .xt
,,,g,�t� �e. Y, � 'A a 4 � f+s` �.x
,�"`l...� �"`F t*`_F K 5� � fi,.::w��;° .���y� .t.'� .z�..,�„� �y`��}��i�r`� y���(� i"�. �.5 .
r J� I � ���'s�4� i�"� . X' .a: �.�,�� . ..,� Pi.. ' .:r����. �a . �4<5t'�. �r/ < �''�;'x4,�� � a"u` ;.w2'� ��d����e5� `Y.�`� A 3>,r�
^��l� Y ��9�3�x �/�`,� r � g „ � ?� �'" � a? n� 3'"a °�R,�'.is� �"""i ass!fD'`9'drA!`C<,�"k?
rJ ��:k�, x✓ � ✓ �%'� � � � �� ��-' �'�}, ' „�„�..�,����� E i � ��fs �'��� Y
°3' '�. , ?� 5.�. �� a,F.. .l' e _..,�5.'rC".sf"y>ro 5 � fii��•?a� a,�,y�i�_ "�"-�,3f r' z�'�*"'-a
I � 'y��'�S<i r,�[�`✓�` ,�� �.< ?�;�� �,�,�(��.h� �t Ca:9�:. � 8,s. x, ,���� . ��~t z � r's e �� c�p��'s., i!''..� ° '�'�»''
. �9sr .s°� il'.u 9AS�^� ��` ��.-'��'§._ a:z��' Z � +� � '3' "� z°'!^`.�"$�a a�� .i `S " a .s Y b''?.si`.g;�; `
( � �'° � ..� 'a�,�c`A,e fY��Y' �'x C Y� �y � '��"�✓�✓°E�'L-`i�i'�' G..r
Q y ,���3 . a �� ��R•. / y � �i F� s!f �G9t 6 � 'z'3 sr z; 2 . .�"Fn axi,` ��z '�tE/ �
Q �-f`,�'`�•� �% �����`�.' '� - .'r f��i"5'�`s�''�.'^� �' ��7 .��. �����:y� �� x.:.'�. �,� ��?�y�} z" �.a l'.J`��,fi.erz�y°��'^�,'r'�' 4s I \
,� .,�ye � . �� '.xt��,���3�,,s �7 (a� r.._ .� �3' ��`�i`.C�i� E^ .c'��°�.�
I . L/ 'b'a.,�'+' ,.��S�� � ry 'u �IDC x ,�'. � . �. �Y"..�x�E;��f"�`' .F�� ;! .,�.. �. ' ��A�°,, �� }K
v .�* _Uy� �j�-,,,..�g .o� �A� �3 •,,,_J� 4 � ���° g z «� �*�a z�ery� �Si'" J,,,�'�Z,x
I � �` �� 'L CnY>,6` ro" ,�, ��� Lz... ^4Y' `��, .,. �. ��!'� .�i�.''i`��,ogF'j �" �,'•R'." gti.�t 3� r t
.ea`�a����s�-naA`� �3' s.. 'S s3 � "'��.8 . - ,�� .l R�rrG�� 5"- �s-.cL.. .e�o� _,s r.�'� . ,F � �'�" �ti � `
�a r c�a � �k n u 'i�,` �'��, �7� r r'a'�{�' n/�� �,c. � � a`�`��� aZ 3� � �..-� ¢ s �
J.� _- __ � "`�""'7�a�" ����� �r a�, £s,�l�a-�.✓!4''S.F� �'�.�C.1 Y. a �a �<.'6, v'�c z,�{'�*.,w�_���=�x��'fC
1 � `e2�'£� u .f"r.2.^.�f?���1'"�?'�„s>'S.�ip�i;'" se�` "� y'"-,. �' i � - r x � tt ta h a :T �. ��
1 ('�, �f2}+ �i. [_ Fa,c ^a„`, c�i .r'� C3,z.� � � ssz33�'�s^ . z R `4"If€�'^.� g�"�", �Efs �1.�"'i.• -^t .rw 4
1 J k'"x'x�';��ir�.6��ri�'s�3�`�.i� ,��.''�?.�Y.k;.���3�s�vh'.f$'s::'���.�?�`��«3�1.'.a°a.e������ ���9;al.s� ,�s�P,�7.'"Y�,y�..y-����Tx.��,c� `a�3�"t r^`.�'y�,'��a°�� F'�.a��:. .
I .;�.�rr v,-��,s�.,,.,... �.. ,nF gq.�.v- a-:c•z• ,?� :�� � r:'��a3°r_.i,�y s ,I '{"�'� ..�' ='` x.,� w �. "�•x''ka z�'b' C�,"�r��r.�9,�1'�..'�'�'i'*° „�x•�"a
('� QQ..,,,, ti'a a� . 3,s "�i.r.�.> a ,�, `*�``i+r �it.t^ r' s ,,�,��'.�,�'' S�✓�"a���'���h`"'�3'��` 44"zi�'fc F �
l ( '�':s.�c.f`.� yi-R r X'1 PF�, as'af �r���� ,, .,��', .rx`'�`�"'�P(�^,'�e,� �.'5 � �s �' xi s £'i>,.�°. cs' ��'y�' �`'f' I
�lJ 2-�S a? s � s+�s� s �`F .�f�-` .��i � c k ��� ���`En'n 6} y'�3 ����.r... �^"?s.f�'?�r���-�C< .�r„��c
(� �� �"K'e;.�;1��`^�t���a,?`����� 'S;. .�x,��,�,y��r''.��'t�������c�,� 8,�� `���,�f'k�%',��..�'ry��.�'�F l�; � "� �'¢�'� � . .
^ � � n £ { s 3s¢ F e �F' u'�"�ti'/�i3 a $Y57' .T" 1`�'Sf P x .
` �� -ca-. .LC� ��j' �y`•`kt,''y�� ���,��t �b i�� Yi 2 X9�}.•`��'^ ��y�r a��• i 'h.'w.6 a C°�i Psn,nT . �'S �r f �"
� h�:,c�� Rc�. 't'1' r s�+s " �a`�'%a`t'xa�i�w�yy^s:.�,�sark.sd` � �r��'ixa.x�°�?.�'' �it", ��;�'���a x?"
\ � j 6 ,..�P�`.�..� r�s^�,..¢. r3,��. ���i^ �����C�'r�'�„�a Cw�•.@.rYy,��"S� .�T'�s�x�t.�.c �x'R�3.';1'..�kii.;�"�ys� Y'�x .
! � s q?s r: ��,Y� .�r.= F Y� .ls..�'...,v, ,+ y,�� t 'S a s
( � ,a$3.� E^°� it' 4.�£6 n�". '�ic/� .{�Y�> y,��S,v+fi{�a�'��` ��',�r'y"�i� y S �"al"t.,3'.,"�'�2 � �,�'v�'.,x'r�Y.r�n�,i i�.
d� �:. '� .� r� is x k �. >'�k'` '� <� . '�?r� �" F' 3
` � � ` � P �� , ���.����� � �������.���� f�� ���� �N����,�f .� �� .
�f ar�,.r..�„-`u' . �S. `� ��a aa '4'v�'�!`�t"`ms7.�. Sl�.�,��� ��c ��`�'.�+.>s,�'..�c 'n"�'�s'�f�r '",t \
'J � .s., .�-r s a1 x �'a� '$fu Y �' eF'..l c f.u�,�,'i` �-?k, �
�
L„s�'..r .li .sr � � H a:�z.r�+q. 3 r`,� ''�' 3x Y' c {
.�',�:sa� m''F 3� a i. 3.�c �t?+? ot ex-,-'�,�.a,ft'.a .,rL h�yt����''y^'+ \
�� � / \ '°Y �����'�K�x ���� .�a�y�"���' r���c��'�'�`y"'�'���Lr ���, \
�_ O � �� ,�b.�l .1 �'Y $�u.C�M6 I 4}} . �� ) \
/: � C S F->i l '�s '1s� '�
� �f�,,{,� i�^t s '�°`' � R'P a r� @6'�'f "Y � ,& w .Ty
� �- Q � � � ' ;�����A��h��„ �`��y��,�����.4..�RF ��a �s.�^.�c��4�v���
/� �� �Y�� 5���`�tiz��� z�lra�e�F�-'.�4, le�' \
�(��Q \ J��" J ` . /� �.Q��i#��jy���,,r �,� 4 ���,"�,� s r�S��E,�,.���,M- ��RS��'a7�'Le
� , � � �`�' �r .�r'� ��, ,� s�� �a � y.�-'�������`�� �'�v�
C/��• l 1 � � /` 1• ` v Yl tY h,�,�.l9��r��f^tYfy"''�q T'/,k' � +y, v'Yq � ����F�����Y y���3 \
�jV 'Q � /\ �• �►�� ��.���, �y��. ������n,�r�� � �� hs� ���,s��``�:��„�r.�,���'�)9�«�� . �
� NP� 'C. ( fx p'YJ �4W �Y �� �
� � � _ �� ����� .� �.�.,���fs�� .� � .� ����;���.�,, � h�'`'
r�� n r .�x �,� k y t'
6 f/ , ��{�� ^�r�x �.w�-�y =z���,` ���"�,���^�Si�����1c'4��`p����`���9����1"�i �
� ` � 1 r \ r+�+ '�a�`"����'$��4� � C x''d'���a*s���� ��� v�s'+r�` '�
� \ a t%'�.'�' '� s � �
� � O � � � � ���„s � � z�%�^-,t�i„i�'s,��r,i�"s'�x�
� � .,r�3�Y���G�3.�'�}axe ���y��s 3`3�'� .�y'4s' '"�6����`�°�',Md y Y���'��ke.>
� ` F b;is �3`.0 n'4,.��i}' �,��'„�.��x �s aF �€'?i �y��'`.$.�'�P�.�^�sk i��"°�^��"w>�y '
� � ��;. viv S ��.`.,�.�'�g����(����a2 h'p'3�'3.x�`�'�+s�"���.�i'`"C>�,. _
• � 'y�`���?,;� �w�� 3�'- ���x.,FF5�9� �`�,�''+pS',x.��s-ro '� .n*�,�i�3'^,' � .
� ..�� ��. �" �.f`�.�SL�Y�i.x a-''��r� :T �r"�r`��sES�"'��'X'�°S�'.�,�::,�s:'�� `
— � � \STEPPED - �
..r+ �'o��z a":�,3�'��� � �.'"�..�.�`°�?u.`C.l�' ��s" '_`,`."J�^`�`/�n�tY�i�,r`"r�...�'' � \
;���,�,c��� '�`���a � � Q� � x NG ` ,. ��� ,..�[��, ����� �4���`.-.� . `
`��'`yy 9,"f�,r�f'3d,�� .3 \ J I ��tuFf'2 '��&'�:7 '��.� / ^
&��f'^ ��. � � (�h
M.�3�"����� �< � � i . ALLS '7�, �,Yr ��i���_�:y�� cx� J
� s�.� " ��°'� � � ���,'� �u" �
���;, �� ���:�.;: � � ��
f�' x,�.N��?Y sks�£�'x I I `► X \ i� �
k's1+.Z.-_ `'�n'�'�5.��
�'�'� i�Y�'c�yT ;��� � V � Q � � � .
9 h %. ...�x.;�"�r� � \ ` ���' \ \ \\ .
�. ��.���-:�� � .
�, �� ��� .��� �o \ � � �, 9
.��"�"��=Y�� � t9
��,� 4;����,�� �. �9 \ \
C�r"� ��:�;�. �g
�� �.���:�����,�x.:�� � p
,y;a�.��• :r � r:;3 .
� �;;;yS._�.w. _.��- 6'� � � � � �•�` � �� x � �� `9�, \
w3t��=��LA ������� � 6' o, 6,� � /�� (��\• O x
y A}t�^i�✓' � C'M�i `' �\ � LA `/ \ �
+j V':.. ?w �"� t � ` ]� �
i/F:��• Yj[y,j:.��s.�.<�f A`4 l7 � ` \
�`k'�a'f 7+.P5`T + Jr ` � �� � � ��
€���s����������— — — — . �-- — — — � � SETBACK
�,r':�„' ��,,,�"s� �� : �
ss�'�' sr�ie �• f: � O�
5`.M1��1px�L,��,�K^ �.� /A ��O �0 �� .
. S„t� ��M< '�. -r� L V �
' x Y"' w �� .�, � J � �� �S ^ •
a�,..� ���
;,v�ks�;>��;���s��"�{pa � y 0 'DU C 0 � � � � m� o r � �. �
:::�:::<:t�:��.��K<:��:�=� °� °° �° � r -+ o 0 0 � � �- m � x �
::�:::::::.:��:.:,:...::..�.:. / �� _� Z � v_ a � � v °v o �`° � �. '
� o 0000 -o � �
r n z c'� (l� x Z � �
o'•=' �'•�' C � D r�*rn m r�n m �_ �� � �
� ; Z r- • � � l7 C� C7 p o a n, � --�.
( g � Z � y �I O O O D rt-°*� m . ~ '�� �•
f t � � � � � � � ' m � � �
� � G7 u�o �� � tn o cn � �o o � ; � p��� p�
� � m cn n N N —t -n —� �,.� 7 a� • �
: c -�CN U1 r r� � r'�' m �� � � �
N � r*7 � �n �o o p ,�, o rt� � /
� �,``L �, Z vrn �° � ? ° . ° m� Z �
�� � � � ° Z � o�n '-�,° � u u � u ��D �� �\ 4�
� ` '� � �n il �' -�;� Ks� �.�� ,���z>�1���-��.��
\ —+ �' � v 1 � � w O f" 1�p�� j��v.yy����y�w���;Y��',�,�
Z D � r A� OD � � � �c�6i�y���,l'i �� �x��j�r.:7�
, 2 � Ut O � �:s,M �, � ys�. �w�;?��..<�;r,
` r O p c0 "`� ,"xfi�ni.� �`:.;�?;;� ri�>'��sa%
'^ O ��. u;� w .
� O �.� '� S � F
` Z � V l Z O 0 � �� ��' �`:�''�'�_'�����;f`�a���.�.'.
� �
� Z (]� ITI T1 � o .� �'��•��`✓-���,�,r��'��g s
��� ` O � lS m � � O C ' ��[?����r,����������m��,���`�
\ �a � � O n �i�'�, .�j,��'Fi�'� "K' a`�,s
v � n A��,�3yF s�'�`,3'� C3 '�'��Z.Y�
6 `,�s
, ` � N VI C7 �� �'i` .�:`��,Kr+�ti:'a'�s�. er
X N p. ' ��" ��.�Kh�'�a��zw�'K�'
` � i� C � �J= ai��. �IFFL�.�br ?rz�� �r
` . � ^ � A� t y��������'Y'�3�n..,,��S�.
W � � 0 e+ , 1 ��R �t�.`.dr,�ir.� 7".x�k)a �ai
v CJ1 �"+ ' � �,��;:F:ra„�n,,�..�3�C:� �`'�
� C n,o . �::t�.�,. ..�x:�:����,.=�M�_�,
• � `-' f*1 m� - . .
� N -C �,
� O
V � �
O � (f� �
. �
� w E
, � � r
/ �'' ` ,
. // �/ 9�� 91 .
/ �q) '6 Q�
/ !, ��
/ �Iq • " ��--_'�
/ '
CHERRY PLACE x9s9� 969� %9s9
�� 9�, '', 'p
� l x � 9
�� � '��, O ' NO2 57'12"7'V `'�0 9�0 �°'� �_
'9� ,/ � 9� x'�'o �x, � 98.85' .
�� ,�-�--
��e / ` '.� 9�?'.0 9� � 0� � �U � 9� 9� 9�
r 9 � o � �
� ' � / ° ��
'e x � 9)� 9> 9j i �lY A 9,�9 ��C7i'� 9�2 ��`� '/\�
� � F.`� G� v�'� -( f� � �-,aC���y 9�� �� ,
�
� / y D , �,a' ) ,� I 970 � _ "' i 9 ,
/9 �i
/ � �° � � �o�s � �v�i s �/" (y�y}, s� �o ' `� � sso se
� . � � � ��'6 m I_ fr ��O ,�'yt S 'T� �� 2 %'9� y6, 96y r� � / 9a, O .
w `•�1�% �f � " � / ,
/� C(.�� p x , ��� 969 I �� 0 �� '9 �i
W G 6g6 9 9, � y�,9 �N y� � / � • 9
� S � ,�p �O Q�� � I v 9 �`�..r 11�L/ �� s�.�
69� '"969y� � -----�--- S'�-�-3,g-1 /,
� � � � 6 ,, ACIy g.4 � �` . � /� ss ,
•� � �� 9 y i s� 969 - � i� f fi 9
� � 69 9 � 9� � -�_r "9� � �6� S
I
��� --____� I 9 9 �- ` 8 ,96� I ---��967� ���,� i� �
� s �� I °��ss s9 •� �j� �'-� I I�
"9S 9 \po I L '� '? I g��J O .,� ----"_i S6 T z
9 �---- - ' � � 966 s
�j--- J :� R WA ��'�O� r- ` TfPp���`_�� I�9a,s ss0
���/- `•? \ � � 96 ��I _� p��0 x9s . WA�� � `� � I •, �
�, �J � 0/�/ � �y s •s 9s � � 9 �,
. �� � 3 39 q)-� ss� `�o � ' s�o �m I ssa 9` �1
1 L—
,,-� , ,, ��g6 9 --��- ��, _��-�a y ��� � �•�
/__- � �ss9s� 9s I si� ' ���_�,�--��a- _'""a�'�p 1 I y
'2 9 �� // 96 � O �/ ` \I � 96S 9sS � ��y
d,b•� �jg � > a x m� s �\ �� .`�' / 9s2���� , O ��l
��
i r 'o �
s �� � r v � � } � �,. '��Q C �
s� �/ 96`� g6�e �m � � � � �/ �l� � � �
� x��� 9s� �,_ r s.8 , o _ °� i �' � w r�, 'y
� �� I ��/ I96 • �� � 9a, ° � �� \ , �
\
�p`9s2 ' ,,_• m s,yI� \ �
/ � / � ���\ ✓ � ,96, "9 s X (I C� \ ,qs \ � .
/' I�
/ � �y � � as 9 s�, . 1 � ys ��� ?� ���y,
/ � �� 6'j� \ 96,\ I �/ .g J / \ '� ,qs JI
� /I x i� �? .s DECK � Z `��I� \ �-- � , �
f''v / i � G7 6' �� � �
I p �' 9�,2 � ��° � �9' � �Q� = d \\ \ 9 9s �/ 9s?
i �r �. � / �, s o, �soa�a � � � .\ ,/s�-�° .e �
� _�s^, �s ; , ,� �' � � � i 0� � i- � �` �; �
,�' \ `j ,� ' �� y � S 4� �
6
¢• _ •�-_ .d '� tl�� J . 96, �� '9 9\\�2O y6, O �y
���� � a � ,, 9y'r � � a�o� � � �I�, �0 9 ���Q �¢.� �3`� si���� ?? 1 c� `�
��� o m � �� _ � ) � �� po' ���.,�y ��� .6`' � - �� l ---� -_ "3's� s�? � �
/ �I
�}�_-o ; o (/�H—�--� Z�....._ ... 1 1 S // � ' � i�/' -- ,� �u 9�� ' r ��60,� O� � O{�
.. _. _.._-��9 4� m _..'' '_" ° 1f- '/ � ,, sSF9 .. -- ��- 9 58 9,9�_"S �"' ��`_- -'--b.=�V�-____.
g .
� Q o / yI��� � ■ 9 .' � \ a 1 ;'�
� � o • ' �J^ � � r���� S8/y `�s s' �' � ���ss s ��'-^ ^�� �
� y � ��/ 'L ` I � � S SS����! /Ay/� 9�. �, i -� xy \�� �
� ;f ` = X � �I !, � S I 9SS /�(sQ 9s 957 ' �' ��`A � �
.J\ J� s �
I s s� '9 A � � �
Q � %9� � � � � �/� \ �J ��
� � /s9 � � `9Se/ ` . /l y \ � x �
� ' �� '• � •9 9 9s
r a . �t.nmo• o m m � � � �`'�I j �i�S ,i.9 / �\956_��__�� 9sp sso s: �
: : . : c� � ! � �O�'` � ss �. � -.�c- - �
: �� � � � : : . . � o � �o I /��-;'' �/ �� ",vs.� _ --135 6L �� �'� �
� � � � � � � � � � x / �y,7d� i __ L_�—�--3N1'V�N�`i9 � .�`�, �
�� � � J� ym / ��-- �/ � � ss2 ���_� � �� �-tC� \ �
� 9 9S ` � � �����n�° x � � �'�-���� x ? \ �_� x9
S 9 � A / / � ��� �� � r \ S
� $ `9� ?,� / y`s.9 `nrO� � �53,J'// 9`r2�� 9.SO� J ��_� '�� �� �-•2� �
4 _ �� `��_�� ��? i�999 ' �' �%'l�'•�r�__'----�- S0�:383�E __ � �.
� � � �_ / -�- / -r___ g ��9 � "�1� �`9S� \ �
� � R � \ , `\ S � , -r � r- � �9 J � i�/` � � �� S�` �S� � 9d �
D ^S � _.� �\�9 / � / /� // � �> 96'p/ g-� ��Cr-e�' ��9! �S `�O
� � °� x'_-\ x �\ � � 9 ( (x9 � r/ SO� O-'�SO /9 As�- � �'�q���ry, \�" `�� ` � 9� �r,.�
� � �� ys,s �` 9S`6,� � /� � `P9 �\ �1 S� 1 y/ ��Z ,qv L r4� -C7-- �U"��,c��� _ _yf.�-9r-�-° -.!
� .8 . � � •O 9 1°8 �, 9'��`'� -E-- ��i'Q\'�i' _- �
� o s�� � \/ / x SyJ i iJ i i j �"� �� T` 9ff����,�- ��- -,g�+,�
� � � - � I x`i° � � ��� �9� - � ? _ ��c�n __-- "�
y� ///y �� / //�/ g FS � '1"
^9 x ss-'i �A�S,,�i �p• / i���� i�1 9 �'�' `qT '�`gy \ ��x—_ _�
ti�as +is Q � � '9S ���\ �i: � / //�� �!__ �6_ � A '� � �� _
s'8 m�� X o o � x �//��i%i,/ /j�� -J% � .�-p'c�-�- X �F��" � ���_�g,_.J
44 RaF �a 'flS ��i gyG � / �j// /�//x---9 �` -�����sr.� y - _.�--
"��"1' � �� _.�S �--�'i�i ' i%/�� �� �i�//yA4� 9O� yrO�d F��� " 1�-- � ---_
�$o�i �:� � � _��s��� "iii � /// /,j / / �� •J � y `9.`Z� � // - � `
��m S,o � - �� � 9�p �� �� �i ii i�� i . �---� � 'S ��- /,-F✓, --- -� `".--'_
� � o - �+� �� -'/ �/� �/ / i _� � . -� ,a -Aa' _�-.4
��"� ro � �� -l— -'i�� � '//j(/ �/ ,/ �i� _ =, 9JS�Q�����,�..Q�,�/' ��� � 3� -
N � ����� � �i i�� i i � ,� ��O'- .r,�r__ s ---�,F-
�'��� � � �g ���-��--�i� �-�' '���� /� '�.��_� .9�� �='��� ---�3'"�-_-- d
� _ / ' l / V=._6 - - /-_
�m � § � ' ��=�i i��� / �/� / i� -_'��==� J��- ���`9�--- -?9�---_�
;° q �� �_,� ����i� ���j,� ��g� i-' __�$���� :.,_A
� 3 ° ����� ��i� �i���6 �����d ._- -"S=�� ��_
� �/ ".Y-���-�o'�+' �- ������ ���9� -_�--�'_ —��----_� .
. ��� - ��i' � ���= �� ��_ �_�,� � •
:�� �' ' . � '� �___--_ / '
_=__:; :'��-,,- " .,-- � MNO -' d1
"���o m� �� F ! -;,fl?�— �•''�— _ �/%' �__ pti'6Z6 = 3NI ��
�. � _ � ���� =:_--' : � . W o
����� ��� ��_ � � ���� � N 0 l�N N� � N
� � g�� o$���=p � �.- d � W�d Hl
� � �' U �Si�'� 3� ='
N � ��� ���� �'? � I
"' �� � z
� � � � ��� ot , � • � .
m� $.� ��m„ y��
.'' � i
� ; N � � g$gg ��
z � n�
x R° � '�y `o �� . .
w y � A
e � C .
� � � �e
� m �
� o �
o - t�/1 �
• •_•
.. -. . • � .i
i i • r , . • � • •� � .
� �������� � G�����=ll9j����s��9j���
, � � ,i�aij �� i�
,
, ` 1 � �� i � i � 9gp�ll�a➢a9gp�1
� ■�, C ■�9��,��,la�9��,�
� _�,_...-- -- - � ---. ._._._.. -- ' � �i� . �
� ; �:�1 • i :���ao,reia�,a90
. � ! � ! p�'�!„6ia'';p'
.' �: ������� ' ����:��'i�9o,!��a��,e,.
,,.�4,�y��„�,.�a��y�,,,�,.�o,�y��,��,.�a,�y��„�,.��,�y��,��,.�a,�y�����,,
�;�,C i011 � � 011 � � �II � � �II � � 011 � � 011 , � p;
aG��ba��aB���Ua9e 9o��6a�0a 9G�}68B�9kci�l eg�BAoill A9�B�oi11�;
.',+�+� , e� � . i � � l
;.�.;.;.;. \ va il�.!ml.Alt I��.im il im �
;,,,,, ,���,i.8 j-�i,��ai� l�i9p���i! !;
,���;�;�;�;�;;;�;�;;%. �('B�aB�G�}li�`.�� 'IIIiB a�BG�'�➢ � - 'I
>>, � , , � � , � � ,• a � J �a 8 • V�I ill.�m �
�,�;*,�;�;�;�;�,;�;�;�. .,I� I�B�,i �I� � � �I „i �I� li
,�i�i���������������������� 1�0 1�� '1� '■�� n B��Q� (1 �
��,�,�,,,�,�,�,�,���,.,�,�, ;q9:aBo il�a 'ii9a➢,a�o i�� � � 1,
��l�I�l�1�.71�1�l�l�l�l�l�l�!• � � Y � t t. L`
,�,�,�,�,>>�•,�,•,�,���,�,�,�, ioa 6BI0 i� a I�
i,i,�,i�i,i,.,,,,,,,�,,,�,,,,,�,, ��al� I w u�� u� 'I��I�ili��A'�li I' I'
■'�','�'t'■'i�,+,+,+,+,+,+,+,+r In �1 ��� .! iu � n � �
i�i�i�i�i�i�i�;�i������������������ QI �i Bqgl� p �q9I� p B1�1� p �.��� .� n� .� ■�� .
i�'�'�'�'�'�'�'�,+������������������� � �II � � �II � ���ilf � � 011 t a 011�� � 011 � ��0°
�I a9 9g��tl a9 ego� a➢ago�U�8�o,9go�iUag.ego�ibag�sgo�il�.
,���t������.�aia�a�a�a�a���y�, 7!..Iti!_.17!..Il�7!..I,!..117!_.I'�!..Ili!_.IS!..Iti!_._IA!..I[It!_.I'J!,
�''�°''''';';''';'`',°'''''''''''''',',�, �������� �E�E�E�1�i� ���
�»»»»»>�ai+iaii���y��� � 1101
ill��i��ii �7��tt1�f� . n �
':''+;+;+;+;+;+;';+'+;'''.�';�;■;';';';';■; -9�119�
;�;.;.;�;.;.;.;.;.;.;,;.;,,;,;,;,;,,;,;,;, �
����������•�•�•�������•�•�•��•�•�.�.�.�.�.� ■ � � �I!�,�I� �
,,.,.,�,�,�,.,.,,,.,.,�,.,.,►,,���,�,,
,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,.,;,;,;,;,;,;, ■� i ■� ���;i�aif
.,...�■...,,�..� ,,,,,, i
i � � � � � i � � � � � � i � � i.����� ' ���I
��������t���t�t�t���������t�������v � � � � � ■
��aa��aaaa�a�aiaaa•!����i���i
t � � � t � � � � � � ttiff � � ���� ■
1����y�������������������������������,�'�'�'� 6 �1
.,.,.,.,.,.,.,.,.,.,.,.,.,�,.,.,.,.,.���� E � ,����i��� �';B°�'aii
��������������������������������������±����� ���G���� j l. �
�����a����aa�a�a��i���i !i \-�� .-mn �.•m��
a � � � � � � � � � � � � � � � � � � ,�� ,1v �.Yli7i�.e"i_Ylii�E�e=:i_8ii
���������������������������������������,.��� .(,(
a�a�a�a�a�a�a���a�a�a�����1�1,1�����a��� J ~ Ij7j�i//; �9/
i������������������������������������������ i�i���y�ii � ■i■
�t�t�������t�t���t�t�t���i�t���t�t�������� i:�� 7i i
i�i�i�i�i�i�i�i�i�i�i�i�i�i�i�i�����i'i���� E �ri i'�;y��� � ■I�
■�������i���i�������������a�a���������y�� �.�l�l�.i.i
i'+'i'+'i'�'+'�'+'+'+'+'i'i'i'�'+'+'+'i'i'i � i;i;?;�i�'�l•'v ■I■
+ia�i���a�a�a�i�i�a�a�a�a���a�a���������a� ti.i,I, il !i i ■I■
i�i�i�����i�i�i�i�i�i���i�i�i���i�����i���i `'�ii:�:�lylO:�i�/ i
t���+�+�+���'�����+�+�����+�+�+�+�'�+���+� a:4:il���i��¢ifii 1 ■I�
ai�i���i���i���i�i�i�i���i���������i�i�� �.(�.:Ll��%!'t4'riSi i•
y����at��a�a�aiaia�a�a���ataty�����t+. �,i �., ■I■
������������������������������������. �i �i� �g�
,.,.,�,,,�,�,.,.,.,.,.,.,,,.,,,,.� ���E��� ��%� 'y'
y'i�i�i�i�i�i���i�i�i�pi���,- � �i� i• ■I■
aaaaaaaaaaa��. i�. ,
� t � tt � � ttitt ! u
�»»»»»>� �!i i ,
�iiiiiiiiiii. �
��+�+�+�+�+�+i+�+���+��� ,� i _� !��'G!� � ■I�
a���������������'�����{� °� �'i�i i ■I�
.�a���i�a������������1 iy ` � "�_� �i;r, �
�i�i�������i�i���i�i���i� � I /i3' i ■I■
.a�����������a���� 1��1��1k� �. °� �lii �
�ia'iiii�i�i�i i'il�i���1ii� ': �',i� ;: ■I■
'�:�:�:�•�:���'�,�";���i�����:�������%f�� ��► .�.
.t�t�t�t���t!1��1�i�i�1`��»i Il�f 9P
��,,,,,��1,��Q�1�+1,u� C•i,r7
���a���a�i\��1i l*�ii��\i �iif'f 'I ■I■
'+'+'i'i�1�1i;��,������jZi � ����diGi;i� �i ■I■
•Q+�+�+;»»��� 1'�1'Z� i:�,r>>r�?
'.;+;�,y;�;��Z rly�3� .r,i�sy;l�a*� 1 ■I■
.�I��� �L�> > �.i3�. :Dl� i
�i���� 1��.�i1�� F i��l�:*:s�i,r� ■I■
t>»>,�1�� �»�yl� �����?r�i;i�G'i ��
��is�1j��,���ij�3��ti �t�3.li.y�l3r;,r;.�i� ■�■
ii:;Q;!i�i,:1��J1 lysii�if�'�SG'�31�i 'g' ■I■
iio:i�y3'1'�:�l�l�Gi��'?�}�S��fi��:�i� i;bviaii�ll�:m,9ai�°If,�:m,naii
�D>>>G:�id�:i t?r;i;i�'ili,i.i:G:i r
n�i��r�>>i���ili.i.ili;i:''dG�i:i' ■�dl
i��riri t���..�li! lGlidi�Mi?s�r B I��
;,.�f:��;�'%���.o� �•:s,�g:e,•-, • 1'�9ali
.
i , ��di i.�G��!?�i,�,�r rs . I.al
I�E��,.���li�it�y�t:il��'G'4$;' ' �g�����.�
':i3tt 1�'?'tti�'�l�i' !. . � 8�I�i�
�,�,� s�as�,.'�.r, s:s�. _G�._ 9a
i�3�it��' 'p�%:��:''" � 10;�;a��
' �%'%;�'�;%�%'�-����� E �aeo�i��'
� r%fy�.,,;.' . , f';I.BI�
;�����q�y, ■ � '�-1g��i�:'
? � ■�I � • ,,.906
�'''�; ■ � ;�-�0j,�ai�
. ,
��; � _�ygo t��'
�� i �:mili���
���� � �Bl�11°i
��� � �9j9��al�
-��� ego ii9'
1'9i�!��a!I
66E99 NW �ONO2lO
00�6•o5z•zrg ��y'�d J�a�13H�OEti4
S�TiGOJ-G S'tG'l1GOJ�G�7TL1�'d 3�N3QIS3N 31"lOS �ro�-e
��6-�bE
��Z-�L „E-�L '
�
� o
�
W i
. � �
T
• 4
' � � . � W � �:.
� U
. �
vJ
, .
, �
.
��
. .
.
� •_•
.. -. . • �
� • , � � •� �
�sG�
�r��:��
�fo1��o�
.�
''�������'��'��
a�$G% ,,,�r..
P:�r/���i/»r�si ■■ ■■
, �%'%'���'s$s'rt���� C..I ■■
.�� ��,r,G i�D Gl�f��
����Ti��ti��i�i���f�l6;G�
r��Q� �d�,���y����Gd�!¢!r
��G���4�' ��Gl�c�k�;,6i�'y.'�4�,?��f�
��'" ��?'r�
� �I ��s�s
i���;'�� � ��%��� ----
1�1�1���1a��j �i��?� i� �I�i
,��r�,i;1��� �.�._:� C�
�a 1 � �� �� ,,,�
�1�a���,�*inl1� o¢�i������
1:1�1'1�'��' �a��� 9�;.�;�y�4�3�d
t�riy�:b;;;;
�:131;+;+;+ I�.
,�;,;■;.;.; I
"+'+'+'+'+
.,,,,�,,,,,, ; C �
;,,,,,,,,,,,,,
.:,''''''''''.''' '--:_- �
;,;,;,;,;,;,:,;,;,
.;.;.;.;�;.;.;.;.;.;
,,,,,,,,,,,,,,,,,,,,, �_:=
�'''�'''''''''''''�'''' �- �
���������������������,�� �
;.,.,.,�,,,,,.,,,,,,,,,., �
.•,�,�,�,�,•,•,�,�,�,•,•,•, _=� i._
,+�+�+,+,+,+,+,+,■,�,+,+,+, �_._
,;,,,�,,,,,,,,,,�,,�,,,,,,,,, ,-._ C,,_
..��...........
, , , , , , , , , , , , , , ,
�����������������■�����■�•���■�
��,�,���,�,�,�,�,�,�,�,�,�,�,�,�,
���������������������������������� I�—
;�,���,�,�,�,�,�,�,�,�,�,�,�,�,�,�,
��l�l�l�l�l�l�7�I�1�1�J�J�J�1�J�J���' �
�������������������������������1�/.�{ �
.�7�7�1�7�7�1�7�7�7�7�1�1�1�1�1�1.��� I �
I�����������1�����l�l���������/�j 1�I� ` � _ I. �� -
;•,���,�,�,�,�,�,�,�,�,�,■,■•�,����11G� , �■�—I . � �`I -
������������������������������ ���� C. �I
y,,,,,,,��,.,.,.,.,�,..•,f.(ff,yi� i
�i+�+���+,+i+�+���+��;i���d����r7i������ ■�� � �
y�,�,�,�,�,�,�,■.� s����� ��i�, i
�������������,�•��j j j���¢�ii��;.�, - i
:�:�.�:;i''�y�$� �fi��{��dd 1����:%i■i■i
'�'i��i��'��f��r������3��i'i'i'i'i'�'
��+ ir �f �tir,� ,,,,, ,, _ _
tGry��, 1�fOf�t f� tI, l•,y�t�tat■�•� _
���{Gy����f Gr����'�L��'�'�'�'�'�'�'�'�' �I �I �I
(G� �+3� �f fl..;i,+,+,+,+,+,+,+,+,+,
{/G/,3�i�%At��Gi��i i�i�i�i�i�i�i�i i�i�i�i�
!�v�i{1}fy�/j�[ti�il�J�l�l�l�l�l�J�l�l�J�l�l�l�l�J�l
1/GSAL�;!l�l�l�l�l�l�l�l�l�J�J�l�l�l�J�I�J�J�J �:. -. .,-..
1 Q+�'��'�1�1�1�1�1�1�1�1�1�1�1�1�1�1�1�1�1�1
\� l`'�l�J�I�l�l�l�l���l�J�l�l�J�I�J�J�I
�1 Z Zt��..��+�+�+�+�+�a�����y��yy����
���l l'rl��`'�'.+i�i�i�a'�i�i�i�i�i�:�i�i �
,4�. l�l������� ,,,,,,,,,,y,,,,,,,,,,,
�4,3�.�rZ��;��i�i�• �,,,,,i,, ,, -
er ��������1 ��c�.a,,,,,,,.,.,.,,,+, �I �I �
�,.1������� 14� Z� ,��>>>>>>■
+i�q•,yQ1,�����������5+�'�i�i�+�i�i�i
i'ii'ii'�;i������1��ij1�1`jS�j'�•'''i�i�'
����������������,� i,�1�iS�i�i��1�2�3�i�
�,�,�,�,�,�,�,�,■;�,rl��•�1�,;.�l��,��
,...,�.,.,.-.1�4��1�1`34���, '-
■���������������,���.����.l � . ��
,,,,,,,,,,,,,,,,,,,,�,,,,��,,,���y�,q,j�� � CI I �
, , , , , , , � � � � , , , , , � �
�
■�������������•���•���•�•�•������ s,i
'�'�'�'�'�'�'�'�'�'�'�'�'�'�'�'�'�•��� �
�,�,�,�,�,�,���,�,�,�,�,•,•,�,�,■,■,►��.�,
.,.,.,.,.,.,.,.,.,.,.,.,.,.,.,..,.,.,.,
�������������������������������1��������;�
�;.;.;.;.�.;.;.;.;.;.;,�.:.:.:.:.:.:.:.:�; ��
�'�'�'�'�j�'�'�'�'�'�'�1�'�'�'�'�'�'�'�'�' ��
.,.,.,.,.,.,.,.,.,.,.,.,.,�,�,�,.,�,�,�,.,
�'+,+,,,,,�','+,,,,,,,,,,,�J�,+,�,,,+I,J�J ,�I-. -�.
11111111111111111111
''',',',','J',''','''l'l'l',',',',',','"' .,,
`d���������1����������/i����1���i�/��1
`�;�:�:�:�.;�:�:�.S.�.Z��;S������,;+;�1
'���;�.�.�.�.�.�.�.�.�.������:';�;�;�;
�''''''''''''''''''''''''''''''''''' ��
�,.,.,.,.,.,,,.,.,,,.,.►.,,,,,,,,,,
',','l'J'J'J',',','l,''''''''''' .,,
,•j•,•j•,•,•,•,•►•,�,�,�,�,���
..,�.,.,�,.,>>;,,,,,,,,,,,,, ,,
���,���,�,■,�,�a.�.�.�.�.�.�
.,�1�'�,�J���J������'�����'�
�,•,•,�,�,�,�,�,���.�.�,� ��
.,,�,�,.,.,.,.,..,,,,,,,
,,������,���,��� �����
������������������� ,,
��i;i;i�;�i�i�;;:i „ - -
������i�i�i�i�i
�,�������1���� ,,
,,,,�,,,,,,,
..,.,�,., ��.
�+,+,�,�,
.,.,.,.,
.���+�
�,� �,
�
66£55 NW �ONO�10
oofi6•oSz•zrg � 3�H"Id A�l�13H�OEb6
S�YIGO.J-G SlL'11G0.}CrL TlLI�'d ��N341S�2�311OS ���'b
.9-,46
.6-�Z .0-,b „4-,LL —.B-�Zl „0-,9
_+ _ — _ •
� - - - _ �,��- , �
� �� g
�:IS � � � i �
�
� I I � 1-� � I �
I I j�l �=�
I � g � I � I §
' � W � I W � i ' � �
� � � W
� � � � . ..[_]_. � �
� � ,
� � , I '—
� � �� � � � . r . .
� � ;B ii � � o
,
I I� � �� — � ` — °
�
l� � � �;� — — ._�, � ��
n � • I � \ •—
/ \� � _� ( � J
� \� - - - - �� I � V
II 1 --� �I O ��� �� �
s, i� I � �� \\ \
� �I � � � s5 I� �� � \
ca ( \ \
I� g I � �I � �� �
��vk � L - - - - - - - - - - � � � �
�
���-- - - - - - - - - - - - � c°� ` I
\ � � / �
a-,c ,s,sz \\\ � � /
\ \ ¢ �/
�
\�\ � /�
� \
�
, . .�� \\\ /�/�
\ � /
\ �, �
�
•.v� � � �... ��_ ���_ 1_��� , , _ __ " _ __—_ 1 '
May. 11. 200E 12;41PM BDM 651405Q470 No, 1051 P, 2,
Feb�21�2006 Od�32pm Fto�n-CITY dF ORON6 +8a22494818 • T-09.9 P.009/D03 �-160
.�r,�nc�v�x c�c�x�Trort�'v�s�ET. .
� ; SFTSACYCZOIV'E: (C1RCY.E ON'�) �-75' 75-Z50' 250�50a' S00-tOpO' C`.�g,�,�! P`�,�.,�
- FXISTIIYC�HAYtDCt]'(1RR XN ZONE l
A, Flfluse x � � S.F � ��7�,
,
�� � w►d� f�r�.ed ���
..,. .� '- x = d s,�.
x M n s.F.
, . , x •� D__ S.F.
p. �rata� X -- - � G S.F,
C. Driveway x � � '
S,P.
x � � . S.P.
b. Sideweu � = 0 S.P. .
_� •
-- K ° 5.�.
�• Patia/Deck d�.f�_ �( , a S,.r'
3 d-2.Ar_ X � �- , .
'Z 9.�.
F. Leqdscape (��e,�F, W/i�l�S x � ,y , g�F
Undcr�sin _ x ' = S,F.
ByPlasric ' x = (� S.P.
G_ Otf�er x = Q S.F.
TOTAL HARDCD't'FR IN�ONE � - • � �SO S.F. A �
7'OTAL P�O�ERTY AI�A tN�QNE ' - ?lo v[o S.P. $
A i' � �.�„ X 100 " _�3� % .
A • B x 100
� F °/a
rP$,Q�OS��HA�COy];R YM Z(ZIVE
A. H'ouse x � „S.F. ' .
' 4et16Th ' �
WI Ih
e.,, x � S.`F.
'` A S.F. .
. X' � • ° S.F,
B. Ciaraoe x ' _ = S.F.
C. �h'ivewqy x _ , � S.F. � .
x � _ � S.F.
D. S�dewslk X T •
S.F, .
' X — � s���
�-� M
�. Petio/De�k x , = S�F. � �
X • ° ' ' S:�'. •
F, I,endsaspe � , m 5�.
Undcrlaln ^ , . 'x — S-F.
By Pla��ic ,x •— 5,�,
(3�. Od��r � x a S,F. �
. .
T4TAL HARI�COVER TN zONE , � ' �p A ,
T��'`AI.PELOPEttTY AREA lT1 ZONE x 100 � — ���Q�" 9�F. 9 �
A -;- B �� •
i
,
• •�,
"' """"' ''� " ' " """ ' +852144d616
HARDCOV�R CALC'�'�AfixON''OVORY�S�ET r-09B .p.003l003 p-190
: S�TBACXC20N�: (CIItC�.�ON'�) 07S' 75��50' 25�-�00� 540-1000'
� . C�►.�c�,.� `f �� �
-�x7�Tier��,Rncnv�,g.��'�
A, Houae n�_��_. x , � 1.���_ S.�. � � �Z7 V D�' �
idt�
— � - " 5.�, �
' X ` S.�',�
a. Garage _ x ���`
" ' S.F.
C, privewtty -- - x - � /3(a�S.p
- x fl
� -�---_..._,,,,.,S,F.
n, sidewall x — - !38 Y� s.p. '
_ " . . . = S.�.
�. FatioJDeck x > ,_,__,3 z S�„S.F, ,
'' � _ l�_5.1.
fi. �.apdscape
Underlain � x . ' , j 3� S.F,
By Plbstic • X - „�� S.F.
" S.F.
a. Other x •
'� S.F,
TOTAL HARbCOV�R IN 20r1E ' '
TOTAS.PltO�ERTY A�tEA 7N ZON� " � ' ��� S.F. A
A + B - � S.p. �
A . ._._.�,,,,.. x 100 = �Z. °lo
r � x �oo � �
P�oposEn�r�Rn�oy�R rnr zo�
A. House X .
I.en�h Wid�h ° 'Z`�Z� S,F, '
� -. ° S.F,
� a S.F. .
. - X . � S.f,
�. Gard$e X '
-�"'-- _ _ _ S.x.
C. Drivewe�y x L 7.3�
z
X . , S.F.
� '" S.F,
.�._
17. Stdewalk � X •
� `�y s,F, �
� n "�� — - r\7��� .
E. Pe�lolDeck x �
. a S,F. � �
�
----- x . � ' ,_�__�_�g.F.
F� I.eadscape g, � 1
Undcrleln , x - �7 a S,F, ,
' By Plcstic - - _ X = $.F� .
, . .� 5.�, '
6. O�htr x ;
- — � S,�: • .
T07�L HA22DCOV�R 1N 20NE • '
TOTAL PROPEI�TY AItEA TN�OTJE " ����' �9.F. A
A � '" � x t 00 � ��Z' F, 3 �
r� I
;
• ' • r
, • ' �
,.. . � . • , , .. . . � � . . .
,' • .:' . ' . •. .,.• • 36 ■ St 55113 ' ' . ' .. ' .
...
� BOfIeStC00 . ..... 2335 West Highw�y :Paul, MN
• �... " ROSeI'1C' ,:' � . • :Office:651-636-4G00:• F�x:651-636-1311 .• , . ' ' ' ; ' �. • .: `
, � • '-. ...-•.. . . .. •. . • . •
. ... '•. �.: . . : .. . . . ..• • - . . , ' ' • . •
, ... .. • : . .�. .,.
, .. . . . .. : � . ,•.. =� . .
. ..
••' � • /�C]C�eP�I�<Si � www.bonestroo.com .. � ' , � �
� .., : . ,. , . . . . �Associ�tes� �` � . . . - . . : , � . . . , . ; . ... . , . . . .
. : .. . . . . :.. � . , . . .. . . . . . . � � � � . . . . .
� ' .�.. Engineers&Architects :�..�•;.•• • ' � � � " . .
' .• .. ... . .. . . � . .. • . ' ': ' . ' ' , , . ..' .. . . .. '• ..
. ., . : .. .. . ..
�; �., - . ��NIay8,2006 . . _ ; . � : . ' . ... .• . '. . . . .. . ". . . . . �. .. •;.. � � .. .. . � � _. �: .... ..
. . . : NIs.Melanie�Ciirtis� � . � . � . . . . . . . . ' � , . . .. �• . �
�� � �, �Planner. � , � .. . � � � � . . . . ..
'. " :• .�: ;;��.City�of Oroiio: .- � :. ; ' . . . . . . . .. .
..
�� :: . �� � "Post Office Box.66�. � .. � .. . . . . ' � .� , . � . . �.•� . , .'. .
, . .., ,.. .: . . . .. � . �. . . � . � . . � .
�:.
�. . . . Crystal•Bay,MN 55323 .. �, ..�- �� . . . . .
. . . .: . : . .... . . .;. .:, : � � . � . . . � � . � . . .
. ,. . : . �� ..>� . � .,�. :.. . . . . . . .
.... . . �
� . ��:Re:. ;.,'.1430 Cherry Place�����.: . , . . .. � � � . ,: . ,
�, :. : . . .File�No.�000139-0`6000=1� . .� . '. �� � � � ,. � � � : � � � . � : - .
.: � ; � . � P1at.No::06-3.183.�` ' . , . . : , . : : . . : . . ; . . . . . . .� .
. .. ,�>� . ,' , : ,. . ' . . � � . � � :. ... .. - . � �.
....� . ..:.. . . . .. ...
•:�` .:: .� � Dear,Melanie:.�.....` ..�: . . . ,
. . .. . ..: , . . . .. . . . . . .
, . � . :.. � .... �::� •':. -,. . : � � :. ..�. � � .. , ..... . : . .. .. .. . . : � � . .. � ..� . , ,:: ,.. .� .: �:�. . .... .
.. , . .. . . . . . . .;•_�: . .. . . . . . � . . . . .
.. . .. . ..
, : ' � �: We fiave_reviewed the�survey for:th�e proposed home.coristructio�i at 1430 Cherry Place dated 4=:17=06:� �• "� �� �
� � . •��We have the following preliminary commerits with regards to,engineering matters � �. � � - � .�:
�'� ,� � �. ��:� ��;.�� Additional.retainin �wall:elevation.information should be submitEed to�review�tlie hei I ht:.�If �� - •
. . . g . . _ . g �.�, � . �, ....
� � . , �: �,retaining:walls_are greater tlian 4 feet in height or tlie separatiori betweeri•tiered walls is less`tliat, .�.:. .� ,:"� ".
_ . � �- ..� . � : � :two times tfie height; a signed:enginee.red drawing will be ret�uired . ...� - � ., .. - � �.
: . .. . • . .. , ., .
� �� ' �.'� : � :,��:';As we��discussed on our si`te yisit a,few.weeks back we recommend that the existtng�,deck and, .,•�: ::�.-'.-� ' � ,.��:'�
� � � � • ���• steps:6efween�the.deck arid`existuig stairway Yo tlie°lake.be'reino�ed.Last Wedriesday you.serit� �, _ �
. . . .
....., , . . : , . . . ,
����� .•:: .�. :.'.me an ernail indicatirig the.applicant:may be corisidering additiorial changes to tlie stairway�and:.: . .
. � � shorelirie area.Iftl'iis��is��correct:more detailed scaleable�plans sliould be subinitted showmg•,: `
:. , : . , � ".���:erosiori and�sedimerit`controls;planting and,resforation:information,stair_locations aad�mate.'rials;�= �
�..� '� �` � �.��arid��retainirig walFdetails if applicable ;The sketcliesyou attached,to your email are no`t`of ; � ,��� �:::: .:: , _��; �
_ . .suff cierit d'etacl-to comment on at'tliis time..�• • ... , � . ��. . � . . � . � : � :
. . .. ... , . . ,. . . . .. . . . ._ . .
� �' �� �' - � : •::. ::The liouse� laiis sliould includ"e details_for�drainin� the ro �osed s ort court.�If a sum ��um is:�,.:-.:�. '�`'
. P . . .. . g P P , P .p.p p ,
� . �. : 'proposed'the surnp should discharge.oufside:of tlie horiie to:an existing swale�or�draiiiage way,,� '.� � " �
... . .. . , . ..
... . . . . .
: .
.,• �°. � .. ... The plans.sliould clearly identify.this iiischarge,location. � '�� � � � . � � � . . .. -
'''• �"Final plans should include.�erosion and sediinent coritrol,details.�". �� :�y : •� � � . _ � .�. �.
. . .. � . � . . • � � . � ' - '
.. ,� � .. . , , . . � . ;' . . . , . ., � . .. .. . . -..
._ :.... . ....... , . . : . .. .,. . . ..
. ..:.. . . .... ..:..
..: . . :.
.
,: :. : . . • .
��.Ifyou`haye any.guestions Iease,caIl�me�at 651 604-4863.'. : `: �,,. �.�.:.� �. '.' ��.;• . :_�� ' �� �� �� � � � -
� . 'p � .� , . � . � .. • . .. . '. .
. .: .
. ... . ..:,,. . : ,:; . . :.�, .. . . .. .. .
. . � �` - . � � . � .
,,,: . . ..:.. � . . _ . � .. . . . .. . . . . . �. . -
. . _. Yours�very truly;:..:. . . � . � . ,. . .
., ..;..
.... �..
. ; : :: BONESTROO,ROSENE;,ANDERI.;IK�&ASS,OCIATES„INC.� : .� . . � _ � � � � � � � � � .�
: . ..:✓� � •� • • : ; • . : � � :. . ' , � � .. �, � :� , � .:. • _ � " ..
. - '�O�'''j_ ' . . ,. '. : . � . . . .
. . .. ..':.Toiii Kello . . � , , . , . .. . • . . . . . .. . . .
. g . ,. . � ., . , , . . . � � . , „ . . .
. . . . i. : `:, . :. .. �. , : . ' : . „� , ... . - .. ,' . :. .. � ' , . ,' � � . �� .
_ � ,• . ' •St. Paul,'St•. Cloud, Rochester,•MN ■ Milw�ukee, Wl�. Chic�go,��IL � `.: ' � ' � •
.. . . . . ,'�.. .... '. . ,. . � . P - . .
Afflrmative Actlon/Equal O portun(ty Employcr antl Employee Owned
�%��f�U
�
y May Stti� 2006
.
Melanie Curtis
Planner, City of Ordno
2750 Kelley Parkway, Orono, MN 55356 .
Phone: 952-249-4627 Fax: 952-249-4616
mcurtis c,ci.orono.mn.us
Melanie,
Enclosed you will find the Restoration Plan in response to your request to remove our
deck in our 0-75' zone. Unfortunately as you will notice the deck is the only thing in our
0-75' that I would consider to still be iii"good" condition. It also apparently was also the
main focus for the design of the existing stair system that leads directly to it.
We have decided that if we are going to take on the unplanned expense of removing the
deck with a Restoration Plan that we should correct all of the issues in our 0-75' zone.
Our intent is to comply with all the City of Orono's requirements and stabilize the hill for
the environment.
Below you will find a list of details of what we have decided to address along with an
explanation(I have included numbered pictures to aid in viewing these issues):
1)Existing stair/deck design- Stairs were designed to flow up to the deck
2)Existing stairs and railing should be replaced
3)Picture of existing stairs -Runoffunder stairs is eroding and washing into the lake
4) Top�iew of all hardcover to be removed (deck, existing stairs and planters)
5)Lake view of existing stump, retaining wall and planter
6)Pictures of existing stairs—They are in need of replacement
7) Top view of existing deck/stair design .
8)Existing stump to be removed will require retaining wall (Letter to Matt Boltermann at
the City of Orono is enclosed)
9) Top view of e�sting retaining wall that is splitting
Please do not hesitate to call if you have any questions or if I can provide any additional
information.
, Thanlcs,
�,��_ �
Glenn Solie
612-308-9378
. '
�
����`�n��
r.rm . .. •� a+,.:tv- - x e � �
.
i-_._.�..,. _,,.....�a.3 fi ._. . .. .ti-<.....a va..cnc,..n..T�n�a.i.a,r�,a..�...��.�..+. � �,z ae r.r,. .-..�a.,.c iw...,.�ror r�-,..,..,�,.�.,v��.�.,.�„N,..��,.�-,e,n, ....._.. •
�� r' . 1�'F: . . . . . .. _ .. ... . . . .... . .. .. . . . .. . .. . . .�
�i _ __ � S " __ — __ — .— _� H.
2e H` �
1'�<'., �
��r: ,� . � °�``���z���`i�'.° ° . .
,�Yi / `` �.. x t I,,j, '�,,�� ��ew�o-e,.n.n.a-u.a.n.o-o-�.v.o.o.o-w,-a.n.o-u-�,=n°o t�'•4 '
FpJ .'.:. '� J f r �� ."....�a• f \{` � roro �
1�� �!3 �iY' v�'O.O"6•Q.O� �r�. , �\ �`!�V ' `�f� �I�y� •- , `�^a�a '., �.
. _ ��P �,,� ��°�- ���.1 •��'�� , �-�� „z}`�� I ���� �,°°� �
�: ��� '(�.�,�.. . �:� � ���x �} � n
���; ^�J'�� � �. �;�`'�,�lh ���. . �✓ �. � _.� ;
'• ,r': ,`�� rr-0•. (.,: r ��: ,� - �� '�� �
�>:r .�j� \;'•.. �` � ,t {`CIt7 ����\�`.. " �;� 1
`�:� �'--"t' ",�j � � t
� — �rti . (�� :� _ �': > .... . ,�., is•.ir • `t7T��� �(,�� �
,a.ar� �. Y + _ 4 �_ -•�7' . _ �_ /� � t
.,;{'F3���,��, �� �. r _ — `: ,. . .. (I-'� 1
. . ;�k . � �� . �� �� ,;.,,•i�.r':�� � $
i
��,� ���� -a sc� `r .�.�`�}(4 •� ) 'I�_ ��t� ' �''^-�� — "' / , ,,(��} ,�l '
`�'."��i�>fs'.�:74....`�� ��, �h'�''� �.f�� . na• • �j t�_i ( t
.as .F� R,�H'(+�' ,/� :�'"r``�i' �tJk, �� �svi• .:,t•,... ��} J I
� t� . < ' � /�—.�{--�,�:••---y---� �aJ. l
la'....(— _ �F � •;,,._.,,...;�,>. � A. �^ =.
c,?' , t ,:* �\.-��.�_-�`�-.��=-n: ,� �._ i
�/� �(� :• . � � _ �.,�'. ,(�\ � �s-.G�',— ' � :
y{. ��r,• ,�r\ /' �.: 1 l( 1 _ 1 Ii C { �
� VF� Ai- C'y ,�� _,(\�/.i �r� � � 'rr-�'n.°°td�*� � `��i��(;—_/ ti��� `....J`�?�,�J������ I
s � �j� < < . %1\/ .,� . � --�
j5; `II\ {x:'�Y��'•� �1�-:: _ (�,..X- —, �.;�. ��. ��r, �r� .. !�_.f. .��c_; ,J
� .. . \ /� l . � !
n�:�� y`� •'"+��l�l� ���� / �} ��.�,r/�\ac !\�%/ �l° �� � ( ,- i
� { + ;i.�+�nP � � ""� :u� ���� ti .( _ ;J _ •y°��� .�����\� �����
�� �� .:T-, t�/�_ . �;�, -� ��.,.� ' . , `L_
' f �,,::- �� ..-
�_ .— .— ��.� �.; � .` ;_..�:�..�_��- X�'�� �, .� — _ , �_�__�_�;� _..�.� �__ � �;
�. � .:.�. ,.. ���
�:; }- . ��:.
� t . .
) ►� r:� . (
�i°' \:�
—` — — — —
� — �,<;+, — _� _ ,
� t`R, ,(
� 1�.`:}� . . .^.
��'.
i ��F�� . � ... � 5'-0'((taiJ . . , . .
� ke�'. ,.. ..... , .. . .. �_ . '1 a ._ � �.. --. .., _
; _ ��
g x � . OECR
:
.
� a L ..
:.•.. .
.
..
h � . � ,.:r.�. i ..i•� ' re
' —_ M� t • .
e
s
,. . . . � 3:0• A . '0
� i..r...::.._��. w, .�:...�.__....,.._............_......,.'�'._...........,_........._.. ' '_........._. � ....._,�.... ..:...... . .,..... .. ��•
'!5 .. ..._.._. ^
' . . •... .._............ ..�.'_
� �3+.s11 .�__ ' .
S,.
i%;
� � �" �, "}- ..:':..�� . `'
' - ,
'� t,
�� ; . �_.:... ��,
... . ...
,.......,.,
t. �
3h � - ��1 '1ytY . rT ..� :t� . „M 4,p!'s�, � r kk ^._. <<� . ✓' }„�„��..•, S x Q,"�`•�t s�,�,�y� .
;�� •� d''3i. H '� ' i �k '; � �.���������� m� ,'n/^�p �i� G;.. 1 .�� $ � ����
[$�a�,;�t��y� • ,��yM'��� �>��' `� .,} �..; i�,,;��Ls?,�S.�nj ����'x,�� q °' y �,t� r, '.� y�•+- , �, � h..+
€r,,����t �.l' ,.,3 :r �'3.F," �,��� ,� � `.,� �� '��'� Q2s�
��` ��''y�,` � � 5 �,_; .` � , �R���`� ¢�,N �� �'- � �� �
i '-�'1'f �{ Y�+,y�I� F ' _ � 1 4�'� F 4��'� � 1�� f . �.��`' �'�1 ?t�( �e � � � _ _
` �
L�. �
Y���j�' �R c'( . F {(jk���`�� ^`-+Z �Y i��,�h�r_ �' �� � "� T '�� J
� ��-..j . , �r�� . � .�` kY' ��. - h i � � �� d}
"�'Sv..� �; � ! � � bi
s��a��� f £�`� ,�� � z�'�s��.�� �r�r�{rv ° A y���• 3 �' "�. �o� �� �
� y�
�� r���'3 ,�.; ,,�, 3���s����� _ `z�,�� �� � '"`. '* `` ; ��` "a �
N� J � "� � `�� . ;+ e,t � a, g�. �#�,"
;�,t� ,$ I� t�j1 ��' � -. �t �. ..' i .�.�,rg
.��"�,�� .,�{t. �z ''a.er,j *`o-t�4� .�{���E {y����."r. � � �-7 � r j �
:.nsr�F �n �!j . . � �j51, k�7+.."�„���_ �� x1.� �r�� # {�d �1� '"i` � t� .�F �J��� : !S � "�
' '` ,
�4 lf plj,,� '�}".r,��"jl±�r �.j¢'� �.J tw� `�b'1''`; • � -`fi.at,¢y'� ,3'}/Y.[ �S�'.
� �� �t f ' - �`'- 5.
,Y y��� r��-: � �P'' ,r��.,� � � �.� 1 ".�,i,_4 s �
`7�`• ,����i4 p44.. �1 ,i� �� ,�^ �' 3�' . � _ ,. . . �,�.�`�'_;1����
�w' .�,�..'JZiv" A I��� � r . •,�'Vi.=+S.pEY/�� U.f.
:��; � ..�' }� �{ �,a"�i,� �^�� - `�'G�J�. �3+,'�, x�rM.�+ r , �'�fi�t,�v� � �; ,�
�j�• 8 �.� r '�+'.. � 1.. 3� �7;A:r�.N�.'��'.��Y`SY� �t 4.�. _ 1.f} �� �'AU �� �f.
a u ' �J c���' ��, � ���
•
� 'Y`^�'LY� �"� r IY '�S �,s �! 'si . �'� � S
1� � �q . . r, �ti���PS''�r"�r r� :
'f; �P , _ - �fr ��`�,�� '41� 5, t ��� z �
�'� � f�..� �-a�'�� `'��i7� �� `��l, ('��ti,'sr�a.�Y��H�i �' � � ' .�y.,w-. i�t�' ��::}t` x.�
{t.. W,f{���3,.` Sy�4� �," �p .f r � . a ��
� � �$ ��-'� .�'��, ,� � �yk r -Y k�p, �� 4p
� rp ���p� �,�' � 4��`�x us'j �%'`r� � �' � � ut i„� c �J�s� ''���� fe`�
1 / g'� f r 1I .�. „��,�,���: �` •, ;� � %,x�,� .�''��� �,�s, f�
�� �1 � �y 4 ' H + y � r�"���� S� ��d��.... 'ii �� �v�1 s TX,r n�';'� z-ta, j �i+f"1`F'1f ��
�'� A� y �Y.� � ` E S. �.Y � � �0��1, � M..� Pla � '� .:k_
� 1,� �.� F h,�4�gL�� , i'I ��.�.�„� �'S�. � hBw� p.� �� �Ii y.k�i��� i�� -� ,( �o�.,s•4��y�-�
�fl� A k 9 p - xe }, ��n:} Iy1 :�5^���. i. � '"�.
� ��b� p A,.,f ,! ,� �.��-1.A�,f.F:T ,:�f}��,i'+� �.�:�i''.7 .Ir'��� �� �.J^'4� �rr•
�
�'�li� '"��Y��f/y�����'�R�; ti'a��' �F T,culst�,:s �C;J�,��.. t�G'�i � �e.�'�� .��� .� ������ ��'�.�
�' i �i3' .._ - h ". IS � �SV .�"'-a5-. � a i�.� � '.w1���
4 tr.' ti:. �� � } �'/ �r' ��l. �'�: (.4+' '� ) Sh y .ta�r
����:r ��:� e' `_ � � �,�� �`S ''�,:x� N'` -�� �7 + ° �'^ � �` � �� � . �� f`5y'�
� � �� t� ' � � �
� _ A�..r�,.<,�. ..�'x_ � � �.�_*�� �t��'c�,�������-������. ;���c�
�/�`\��'�i+l�.� �p'F'� ' � �::. p��- ,dr[7F.t � R«ia ?' ,� u r ...0 . d � � t::` .y:%` " „ .
�y�`.. E t � ��. ' ;��v��� �?{' -[i X*, y�y.t y�i3, g���a�r¢..�..�'j'.���')i 's�.� i r..'�� . �y �.J 'f` �
��. .P_ " a. ar,�� 7 ����� ���1 j�Y` ��a ,��y�' ��t �`s��'.' ��. �� �•
��. � .�c . �} �' i .. �� 1� N�• t 5� ..
\ � � ^�� ' 1, R
T .a'�{ ;4 �..-�_ K ���y 1 w���� / ���f�,. �{. va.>'�� >� '
�' '• , c. l, ' ' s . ,�. '� .���' 3'�� �'L.�`tS� •`1'%a f - e '�
f 'i. �: � ,�7�'-� `� � ,Ff'�.�� ���a�.�*_,� 3 ,��t�. „ �.j,` r .,.i ,F-. �;,�.
�j � �a,t .a °'t f>�j�� !'
y 'i � l�-. �' 714 7 .l. '��V � � .
r l _ � �y����'�-�����w .F ��� , �� +` 9 r
,B ".� '� i� � tX Z�r .n.� "^.�3 $ �;� w �".;�n17 ��.1'F" ,�f� � � az�, �-��j����� .
. . f ���� �•��f��y � .•L' �\. f-�1. �'T+� � C.F�, .I
i. r:.L � �) .. Y � jti 4�T�i�.. a' . ��' ai�A��.<��F ��..;.(+s�V ���� �V�' .��. ��� . ,,'W2y �'���r �tt
. � ""���� 3 'r^v� �,�r'���,'� I � �,{ =/ '� ��°"�"�
' ,TS,' �'�,�`A � 13��x' '�t,'l�. ��:1 �y°i`_, »�� y' I , l.. �
'�� - t�, ���:�c� '��`7 4:����. '
`•J - + � _ t "Y� 7 G.+r �'` �� '9�' ��. �� _
�'� v � �!. ± _ s `°�"������ � :;i w�is��� h•
.F, �+� t' ��h �' � ���Ld �����'�� _
K ..�1 �rR . +-�f� � ��.�,�� ` k
.t � �f ��`y�'�?�3 �f� x3�,,;, '.�' � i W i � -
- ' � � 4 t �.? x '� `i,� L�"� �;�-z,. /
�� u �7 _ .�'.a.�3'�°' f 3���7��{ �.��,,��(�'�f�S�f �� ±�c y�y.sa�.`,�Y,.�� S�,.��`��� �.�FE - �:
� 4� �{-�7'Sp ��l h^Y �F `4' �y �`�
• ` `'� T:� �'c: i ��• "`. .._�' �r�.4sAi�`i� t . pr'n y�+.. �+j��t.�. M� . �a � _ rr F� : �' •r�.. . �,,,
yz::; ,� ���°�'"i�'/ 6 '� i $ � f.'� �"�,� y�y�a�y � t�
� � [ r� w � ��J�` /1 �s �1 Ci", t:. ..i�{. h�M Gn��--�"S "•1t k �� ��N (� � � � �'i af
F 4 .i �.R°,�k .� a . ��tri f A�k�si����,�t .lyC"4�` Wcj+�'a^ �C�.a,r�§'�f4.�3i � � „�.�d��c ��` ,�E; -.-' ���3'+ � 1�'
N, � '�`4h . :-:� E ';�. '� ,��k S. :��� `_.�,��i-�� ,*4 �"� ...�����'.CSr,"��rt 3� ����Y ��..�r�, Gr�Y' W '� `�'
; , = ., ,�t ^�,'?��.��' �'� � ��- .�- � .s�; � �y�,'�a � �c �i,rs i��_�r"4�'�'��+r ,,;., "
�i� � `s� '' �7� 'y+'S'� J�i� y�! ���r�;� ��"��t f ���r4�z`� .y,����7 �.� {�r a�r���` °k^'�`'.�7v"s y ��::` .
'� ' �� F y� � 7 �t�,�,,"� ft��y d �;��1� Q ,,,�, ...Y L jp� � S
i �Y �`�-. ' �t C�'�'6e;J ;r! �� ,N `�'`�f ,?s.h�� � � n' < r: `�'� � . � �
y,�'� �' �, _ ,���:F r" f V�a}.3�31��x � t � e�. � ti � , � ,a�,y&��'��. rr e� �.,� � ,��ar"�'`a ° '
� �t6 41y� ' �';� ��� y�i�°4�ok���1.�4�+'�,�,y�'�� �' � t � $���..� 4 � y � '�a_��`� .
' J � y� ` / Aif. ': ; �j����d.�%k,��s n�F��f �'�F iH'� �' � 3 � k� . �s ..� .. ..
.,. .�'� a. y - i � � 1 s°y{F� �' L�is a' �� (��!"" Z4.SC �� ��` 3�� ..; ��.� , �3 .
� � ' �.i � � , ��� ,v ,tr��' `j�,� �HC ���n�i���a�'r ti'Y,#-�� �� � ��� ������ 1n ��� ��''�`� �.`, �� � " �''
��. <x "� i �.�r S,, ll� yt 7�.P a, 4 i +-xa. T3 f.L'�i ..'t - tr �h'1 y ��' _ .
' -s _�i[_..K,: Y,'�??.� 'S ? �5.��.�....��", ��n,.x�,�� �!3h n...v#,x-u,.�r. �' � et..4�.
��'��� .�Y' �-� � � '����a ..ti s..��{,7Y�R'� ��L . � E, ,F+-r s7£,+' -� G'''fE"�'`°'n� �� g .oK'= . �• a t; $t� �I
�� � � .-Y ft Cjf-'�i�Y� +zt�„{'��,+�. &.t'_"'��^ t'� sif:%'y'eif7�t's'�y F* v'`�' k. ^"". �•. ���i3�.
� � p b�1(,�.�`;'W F�,fo!:�oS�� � vA YI' �f ,s .=n.•tx',+�r.'F.,y, -�^` ���� : ��� 41 � ' �
'�f r�.;'1� " .�/�%^ i`'�.,� .eFiN >L;r.�' ��� r-s`�''..Nri� �'� � 1 ` I� �9 .y �
'� � f °'+tiN��ri�`.�S-��<�F.J� ^4�. s�, . �- .,,� �.m �,�,.,� .�p� � � y �� 1 7'�k3
.4 � L- � ��'" ��j rw f .i:Q3 /�lra,�(1�., l.�- _ � yilyyry,T. . Z.` `"11 r . � i. �,.5 �,�
y1:�! S �4 �+3K'E � � �.�4 r �.. wr � S �. . . �4i�.y;a
�.�- ,Y�. �^ 4~� s �� 7 ��� � �.y 3, �✓� ,R�� T�' fl _fi��! �. � I 5�j
•Y 6 �� �.
�' p�H,�� .✓�`�a',�,� �i �t��s�•�,,.+.��r.f. ��r ��' vt` �� � r .e�3r.��1���� �F�
� ( �7 �t' ��� r
ti . S:.�r . , - . .:�t „� �� �•,` �"G�f ��,�°`'�� �S s� }��7 t }`.} ' [''��a �..,
� � {
y 5 a`�.f ,r' .f.., -k �. �`' {¢�
T � � ��.'7 ��' J£ �TA�i'� � ,�'.. C $�j A �� `�j���f.� � y���k,�
�h . s,�j- w � � � � � Y �y� �; ji, s,.-a .;�� f`
� ' P. . t. ��. .
/ i ,� :;Vb i-- '' �,r�"��� .�.� t4��� .�� � i�y �wt�� �� � _j,��r,�, ,�qx>�w .
y.-.� µ .,. . a . t��1 f �.��'� �yw �r �.y u ❑a �,
r• '� .6. '}r�r��_ ,Y �� �� � �1 ���. P t ���y� � �.���5'Y� ���i .'� T �. :�
� .v� .r ' .ri�.y � . � �,� � •�Y� �'��* ; ��� ic� �� a
� '�' �
,`� „ '�;. -•� 5 ot �t' �t R--�� H�' �' .o;�"�s.�bl ; t < .�,. ,�
:-�, rs �,"���t�e� �. ,� �' �. � �on = �5'{,."�t ,� yy yy ,�or�y. -��+'',-
'�5 � , ?�'�'..�i�' � � e, �. ��, ��y� �.rl�{�4�5� :° r,�*,t�aDC,�,'^q
1' - 3" � {� .�..
.��+�1- � f . ts. ' �r �' it� �s (��. �M�i��n`�iv E!yr:,�s �h�' �a�+�^..6' ��rx
.j'�ti �^. /�:(yI5 �y }1� _� 7i'0.. p � F�frti �' _Y'yl�y �L���' b `t-'�!° M d �
• f � Y� �•-y � . � � ..dv' �, '�.h �i���L`�, '. , �/,. '� ����4'.t��/ � ��� �Y��
.� � +R,�
t{�� �, 1 i. �: ,''r�ss d �"� ��,.. f +�a�i � . A�� 9:a.�,j� +�Tr�/�.�.�"+�o ; :
-� �s'° I�i �� ad�' f �'?.a�iL f l��y}i"�,e.,, ��� j x.� � i">>A'lrs�.� j..;
:�k�r ,��' � .rt�' � f' �,T�� }�tS r E� t � F�Kta �
� '�' "�p §�`' f.47�� . �r :� ' F . '«�� ;� .
y �,r.s �{ ��� aad�'i' p �f.t d ,� � '�*�� ' 1;J/k w 3
� ,��, K
t� y� � � ' �J
fy�r�y, ,� �` , r KKr.y:� ' �.yf � a� t�w'c�'i!" ^ xt14 '� l:" 'I' ' � ar
ta
g' '*"N X: 4,t - 1,;iffi'- 7f F „`'�, k{ �? �"'� rr, t.� S� � "' ��1�r 1 �
'4t� h � � ���n'� . � . . . - �, „{5( � .ti. 8 A'Rq .i;. r� ._ :� �{ p's
�"'- � �'�.,� � ,e� � 'Fe{5� . ° ° �, � " "-.� rc :
'�i '� ��1.;� f+ }�S%���I ��� �.,.� �'T��'��� � �s� -r,' . +�... „ ?
/L��� .�� .,r'�.-�3.� �� �'�� �����` � �� ��. �r Kt?��f�_
'� � � �
'�`^� -.��., i
�
r
r ir r•fo•
b b
. 6
� / . _ __ . �`
� �
a s� Q �, �{
2�
t� � ���
O J
��
o �,
�� � � .�
oc�c��
� � °oc�
��� . o ° .� �- �'o
_ __ J��,�
��--�-�� � ���.�� �
�
�.���� ��2
v S�'�
• • °��.�$
g
b � � � b
h' �
... s�o•M�r90 a:ra
.
�� �
� � � �
�
� ��� � � .
°I ��-�I,c�c:�
� � c���_ �,,,� ��� �oe k- �"a.b�-��-
�
�b� LSV�1c��er�
i
i
March 5, ZOQ3
Matt�olterman �
City of Orano
PH 952-249-460a
FX 952-249-4616 � �
Matt,
Thank you for taking the time earlier this week to check on and confirm that our iViaple �
tree is a potential hazarc4 due to cracks and age. This �ree is tocated about 10 feet offthe
shoreline.
Per our conversation, this letter is t� update you that we have decided to remove this tree.
As we discussed it would be impossible to replace with tll� same size (Existing is about 4
Feet in I�ia.meter), so we wilf be replacin�;with a decent sized tree(2- 3 inch) that will be
of similar kind in the spring at the followin�address.
1430�herry Place
Orono, MN 55364 '
Thank you again for your quick response on checking the condition of this tree. It was
greatly appreciated. Please do not hesitate you have any questions or cancerns at MBb 12-
308-9378 or i�N1952-471-9298.
Sincerely,
r;�_
/ .
Glenn Solie
� � � b � � z b � � � b � b � b
� a � a � � a � � � z �
d � z � � � � d d � � � � � � � d
x � �7y [TI tn I'�7
� � .P m a .P m � � M9 �y owo a�"o � � O '� � m ' O � � Qo � o' J'
,. �� � Oy � o � � t" t" � o � ° dv�i ° oo,, zC� � � ° c�,, L
� � � � � � rr[i'� � � .� c� 8
d � � � � N � � � Z � J d � �' A x a � (��[1 `" � x J rn
� � w i,,, � L � � � N � � � � � N
� � � � W Z � � � vmi w �C x C" ,.� w 'G � .� o
vu', "d 9 � �-�d °o � "d (� n � o � "T/ Cq � �v °o v�^i b � `j 'v o
a r zm r vNi rn � 9 Y N rn r C" � r rn rn r "� C' W
'P "j '�' O O c�'i� '�' tn � �'
� r
b ayz " �
� � � °
� �
� �
�
z � o �, � � o �, � -� � � � � � ro
0 0 0 0
oo � � � � � � � � � � � � � d a � � b
� � � � d � � � d � � � d � � � � � � � �z
QxC� rn m M m z
m '�yyH � � .''�� p � °' pw « W °° pv OOv °° po rnao °° �
o O oo v� aYv� o o zzoo o zNoo
� � ,� C� � � � n Z 2' oo � (� � a �° � C� � � C� �° C�
��7 � � H t7 � � � tr1 ��,, �7� � O O tz1 N � � C7 G � N � � �' � tn �' `b OC
Ciy () �{ � � `" 2' � z x � "� z � W ttl � W 2' ."+� � P" � W �2'
O '-��- ''"' � � �, ?' '< o �n � cn ai �C c u, '� � D 'C c v, '� � � '{ o �rl�
� � � � v' b � � "d o°o w r%' O O ro t°a w r � y b o W �.`d., � ..3 �tl o ;�,�
zy � r yr � � � zrW � �� r � A � rN �`v
� � o � '� � � r � ��
� `� � �y � C r � ��
� ro r t��
� � � � � � � ��
� � � � �°
'►. � z � �
�r��n � � z -� o � z -� o � zao � z
� d � � � � � ro � � � b � � � b �
� bY � a � y � a � a � a �, a �
� � � n d � zd � � zd � � zd �
� � � � � � � � � � � �
�rJ Hr�± r.� W
� y � C�1 O � � � � owo O N b 9 � ou'o O o r r W o0
H 17 � z C� 7C � n ,°�,� � C� � (7 (� .°:, Z C� � � A °,..o
\ � �H � � m 7d :vr� � � � z � ra ;, dm Gt1mN
� z z � Sg � W � � � � � w � � ° ° � o
erx°i � Wt�'-� ooCb., � � N S � rN � r � � rU
vy' t=� � � � � -a a �
� N
n
Q �
� ` d
�
' ,�1.:.:;,, (,,�ar.�y���
�.� ';,�
. ' -u S� ,�er ::; c.�`:�$ �;. '" ... ,�,
i ; r •a.r
�}, �k�i, fw`' • . . •- l�
l� �." t. ry. . :1 f,�v �V
A f � v
{+,�� i: +- `y' •y' �` '�..-ou:s%''' a
�, ._;�. :..v� G7
� � ``�'r4 � f�1 �--- �:a Ci7
� ,.d
�� .:.;� —i'h �p,r•�'�3i T+pF� MY�:�y'iy`;- F+f'�3�yalx Z %.�,�::i �c� '�fi ::�'z�tC.,�#�{A,�.fy ;ti.. h 3 �::}�. Y r n::;9���r�5 S:�`�� ��.�ia .1'`'��S"a��r �xye�:f� a.��cf a���.,Y�r t,
1,;0.'Y�j,�� ::.d .�.. .Y u -� a �.t$��' j t�S`.0 t � .�..�" '� , :a`r M rr�. e�i c . �t 're � � >>4 v l,•,uP'�a ,�l .( #
��`'r`, :.�a�yJ�.P,!+�'Yt k. '3`ry��;��.� rt*.�ft'�.`' r N..tt�rv *' ar.�.�j c �'.la,�!' .cx�.�,y�y��w� -;:�{ i�'�1r h P 5`�:.;s*.�r���i}, y��a �! tti+f� ft�l��'t+-�+��3�4.�.t�°:�r .r��;
C' rt�``,t'sa!`�`'r �E 'L�,��r��1 3��C� . 7 4n J`c'�C'�Tl' f'�'.fif Lf J'.lry� �A ... j y. 1 ....� 1 � ����i � �v'Y S C Y�".�l�"j, l�-�� '� 4 .i.n�� J�.f'�u!d'� {�r�l'Z1.:
t: t .�-r 3�"^i t vs� a � 5 �.3sp e��,., � ���+' ��.�.;�n.:.;�'' L��? ; �r � 7 �k;�ar- � ay., �` c �,� az�s. � �a a
.- 1 ;'S.��'��+��.� juh�P'� '� � h�,:i T,�'....t t'tx4�i�� Q» �} � ,iAn '*i '��` ��.,i„�H'r�t,.4 b,��`��r''A`^'rY_i+' �m.'� �+,i.� �"
a� � �:.��� y� �rt x�M�s`�''J�r.`��''�4'r fr;!e''f3ry5 � �V'l%l,ne. in���O��� '��'"�^ ra'St , i�t �r.'�-�.., f Yr'S'���iYV°�;^f,,�'.
�{ �.x: ��.. !; � t t`�s��awd �..,,eg`t�� -r3^.r '� �ir ��� ..� 4 r�„�.t�-�� f +' .. M-s<��' w J. ���a � sa 3� k ,ax `� aa ,�r� ' 7r
� f.'..+ , J���ry ��.v h �'�. ,�e.�t` 3 ^'l' 1�4r�T�.,:;`�sxd..�;v.,y Kd�i-.:t�`-0 �.a,'.b w���..:�.,�'v�- 1 r'�..'u e�` ..H.ny.:4:.4rb�. ',..�-.���a z�'�''SSSy,4�����.�.��ti4�rK�M. a�� ,��?`�k 1��'
'� `��'��5�� r � i 4 ,» � 4; r �; '� �. �+- r r � �,y � �
, }{ � ;�� a��� ��,������,��� Y���}�Taxpa er�.S�er�u�ces�De � artment,��.�.��.�,.�f�t��}�.���,��,i
?.;:��� -t o�e �;��`ty p a.'1C��G t a ,t3 tYi,. �,,,, A �q, 4 �.' tc,y ��..K{o-� k: t ya�?:: �� {^, �n� v 3 r�4�� f F�t... .�`�. s-,ri1,�e
�.t ...'� 'a �.S�z�'r y�,'} .."4c. L � {��� ,5 x� � .: ��t�3 ..c� �'' p i t� ��at.�3 �{v�' N r p r,
.'�. `�.�`t ".,��',� t�t"��� �' .. n'`"?,��'�art�k i_++�.�„3 2�, �v ; x�`r�< a� r �`� r` �?��?� �?*'�Yh4s"t ith E„�.r�„aJ ''.,,.�L^` .+c �;� ��.�
�,..�,c�.�.:,N�..r,:.s:.S,.�:�sG ,„s...�a1.�...a.��;� �,..1.,....r'�t,.....�.d.,'1.,%._..fi,..,�n',.k...s,.,��_.. .<i.;.:t: ......., �t...5,_:::�w�..,s.c. ... -�.t.<�,. a�:,t:� .t.-- ?'..._;»�::s�+
" 3
�� �� �24�zso � � � �2�� "� �
234.8 ��
N o2 � o
y 252.5 ;' 08-1147-23- 4 � �
W / 1
� "' ( `232/ 4 `tl Z 22 n� �
2 'n �� 95.8 135.85 U 230.8 ;
� �� � R L S � 6 ��; �
,
' 1 N A �^ 0 234 5 y
--- —, io ^ g oc o �'9,,� � :5ss $ � r S` �, ;.: .
' N (4)I� 1 � � :� t fi:� �,7 �E y i1<4 �� r
1� 32 � " - 4 u• �sxr P 3� 4 ��, ' <
�rp �� '�f � t 232 r �
'A611 � N 15 � >
------- <�, � f� � ,4�,r
� 2 '��>a s 2a; f2 3 t� <
78.85 133J 1 � �' .� , ` �
.6 61.69 , 1,. �
92 ° PRUCE ° '`� ,{� ' (�2 ��' r �:n �;
zoo . ,�f�� � �y z`zs z�� � �.
�, >> �as � , � ; :,
Bi O F .,: .�t ';� s ��' -YC � '7 2..;Ft � N�.
7n3n � (!) ��6�r �` �r��n�rt O � � � � �� � ���� Y�;���
/�� ,��r �� l °(D� p � ,;.t�r'G e t ��'^ {
2W � a t �HJ G� E ._ .. (� ; �' ' S •1
� r �`� �s � 230 ' T{m � '` c��
� '.'r.`ya i t ,d, •
�n o��; , z' 3 ' o;
90 V �2 �:u�, '., �n fti i. rr ''� u��
2Q0 � ? ° �%45 52 � � > ' �rn, r +.°235:+ �' �^�,'_ '�-''
� ' ' �
89 � O � f J � � � � 4 �n�
a s:
.A �V �
72 '� �� �. �� 3 2� �� �� � N,
� � ���'p�'. j �'47 83 -.' : WT �` 240 `�
2� � � � O. "� F .'4 .�,3f� y � .V 5. O�
Q 23 � V 95 N,
f1 ,
rv X � � /
200 r��� �.� �5015 �
/1i ,3.. . 4_ �i� i�-� 2�{rJ r� Ni
c
87 ►�c� '� ' i�i��. y r�5*'y�'a�xu°> t, o Y . � ?6 ;�ji'
�t ,� � t � { � ,� �6 , x
200 O � - �52 96`� � r s �' k �
86 o d`� � ( r - �2¢� t.i� ,,� os _` � � s 250�t>� � ; i 4 N ii
�, U , a � p
Cf � •_7 .:7"< �Ij 1
���� , , �n 7 r a ,
�i �� �'� "� �1 �� ?� i3 �� *� � .:255 � �N��.
.2� Q I r ��� � F r �I y � 2 �. d .' � 8 :� :>p�r
BJ� � ^t [' � ��� 7 ] Pe O , 0 . , �; t
� 2� 1 S '1 ?�J�7 08 .�'. 4�,. � �ISP�''i 4 . � ��
k '` ' � U_ " V 26� f " �'v{ ��4.;
84 �°n � � ��.> a .:, �- B +,� " ��r,� t� "�. t 9 .� ,
c �i t i y � `�� ,
(70 ,`� 25 :> (
x�, ° � � �s� � �' �; w� M - 17, . w,,
200 o r r� c�.�, a'' F�` u r � µ z� � �
� � ,...Y
83 � � k � ���.�"'9 ��;'� t u� �, " 10 w`,
� � � � �,
� ,3 .�:'1!72 71`>9R ti' �'-��:
200 cn w • 255 `'w`
sz /691 N ,�' ��
( / �i � �� 10 c_ °' _ � (7 8) 3 �'�`
Z 33 � �-;• --: zAy� 3;� .
z g� � � ;� 1f `ru� .' �—' 12 S{?�. �
68 � �% �26 zi� �� w ti`���3 g
._ ;;
zoo O � � � �
� 12 � ��9� ti�° go' _
�80 1 � � %� � 242.3 �� ' �20�4 ^15 -
� QO
67, ; Y q VE
CHERR ry * 40 --� __ _
2r8� �,� ,_------;� ryry
168.65 144.65 �V 78
� � a�- � � (85)
so ° (79) zt � (86 ° '� ryo »
� 165.2 S N . 16
� '4��,�wY �it5��y t7#-^�i;� 3 ��. r -naY n�� y�'�'� 7c�a�a9 +� r�r���`2 �. �t r,� .
A� ... ,�,/ G�Lro' s f'( ��.A}fZ'Se��tii` {3i .',A,� / z4�'t7�� oc ��'n��a+:. t�y� :�k*Cy �'��y�+». x�.
M r �'�
��.�� r ;:� s�F��; 54�� ���� fT�,�Parcel /nforrnat�onG ����r T� ,,�>�u��� ,;� "
��1�_, irr ': t; �,r `r,�+1� ,,.t�' .c. > w � -f �,r u� a;*� t � �, Ua f� a�r r,r � y
„i� 7 � S F�"� �F� �� h�� r .�f7� 4 . .��' S a d �n f �. � a� Y
� �c y �+f�j +. °j es 'er ` ' � (ea � c� 7�`� rs�<.,r3w#�4 �" ,�'k -^"�ar F.
. � c� �`' ;, �'� ����� f��� � ' ��rc�'el 1 D 10811723330015 � � �� `ti' �
.. _ ra� . ..�'7 k � +�n.i, i . l . r t ,-r ,!"l �..�t2�.r^� � {i'::
' W� id,�- �'+� y9 'C�...� �i�r S'�7 F,A . h4 f . . �t �, i p.5�
�. ;r� ti 1 a � r j y e.c� Y A7 �°�`�. a t "n �r.(� 1' x.. h x
>��x � ���� � ;��Ho'use N�umb�er,1430Y�'°� �� ��� ,�,� � ��,� t;:
f
ay J }e'� d 1 ''� S
y{'4 S:. 9�` 7 ��.. �,��,aCa, x+� �ts� Sf� ��.,(f�r� f:�f? --Ft ��-r�d S �,i i�t �,���tif snaya „�. ry ; i ':�.°
�yt�� , �,',�� S#reet Name;CHERRY�PL-�, *'j�, ;xys,� h�;
�4 �..: a.�t �.�� t .Y ,s , ' '`v ', rt:'s . �c a �-' �. =a �xF :"i`t t T7: :
;`�": }Th�s rs not a legally recorded rnap lt represents a comp�lat�ori of�nformabon .
:°and data from�,City, County:and State road author�ties and other sources; 3 �-'
.`
`
��� � FILE#06-3184
T 12 June 2006 �
Page 1 of 3
Date Application Received: 02-22-06
Date Application Considered as Complete: 04-28-06
60-D�y Review Period Expires: 06-28-06
To: Cliair Ralm and Planning Corrunissidn Members
Ron Moorse, City Adininistrator
From: Melanie Curtis, City Planuer ��
D�te: June 12, 2006
�
Subject: 06-3184, Paul Vogstroii�/Paul Tliomas Hoiiles, 2695 Casco Point Road,
Lot Width, Lot Area, and Haa�dcover Variances
Public Hearing .
-----------------------------------------------------------------------------------
Zoning District: LR-1C, One Fnmily Lakeshore Residential, '/Z acre/100'
Lot Area: 0.45 acre or 19,572 s.f.
Lot Width: 60'
Application SacntnZary: The applicant is requestiiig lot width, lot area and 75' -250'
hardcover variances iii order to build a new single family residence on a property with
19,572 s.f. in area and 60' in width where 21,780 s.f. and 100' is reqtured. A hardcover
variance is requested witlun the 75' —250' zone for 3,830 s.f. or 36.2% is proposed and
25%is norinally allowed.
The application was tabled at the May rrieeting in order for the applicant to work with the
adjacent neighbors to work cooperatively to remedy existiiig storin water drainage
problems. Since that tiine Tom Kellogg and I nlet the applicant on site with the adjaceiit
neiglibor to the south and the applicalit's enguieer to discuss the site grading. It appeared
on site that inuch of tlie storm water issues could be resolved with some specific site
gradiiig. The applicant discussed assisting the neighbor to the soutli with some re-grading
of lus property to initigate storm water issues. The City engineer's conuiients are
attacheci as Exhibit B.
Staff Recomnzeiadatio�z: Plaiu�ing Staf£reconimends approval of the lot width and lofi
area variances, and some level of liardcover variauce within the 75' — 250' zone as the
Planning Conunission determines appropriate. The proposed home must iileet the 30'
and 2'/z story heiglit limitation. Additioiially, staff would add a condition tliat the
property owners comply with the City Engineer's recomniendatioiZS, aiid provide an
acce table gradin lan rior to council action.
Pertinent Zoning Ordinance Sections �
• Sec. 78-350. Area, height, lot width ai�.d yard requirements.
1
FILE#06-3184
- 12 June 2006 � �y
Page 2 of 3
T
List of Exhibits �
A. Revised Survey and Plans
B. Eiigineer Coinments _
C. Draft PC Minutes—May 2006
D. Site Pliotos -
E. PC Report—May 2006 _
B�ckground
Tlie applicant is proposing to coustruct a new single fa.inily residence on aii existing lot
which is non-coiiformiilg with respect to a.rea and width. Additionally, the applicants are
requesting a 75' —250' hardcover variance in order to coiistruct the�new residence.
------------------------------------------------------------------------------------
LOT ANALYSIS WORSHEET
Lot Area/Width:
LR-IC Lot Area Lot Width
Re uired 21,780 s.f. 0.5 acre) 100'
Actual 19,572 (0.45 acre) 60'
Setbacks:
LR-1C Re uired Pro osed
Rear 30' S6'
North Side 10' 12'
South Side 10' 10'
Lakesliore 75' 121.7'
Avera e Lakeshore The ro osed home meets the avera e lakeshore setback. �
Structural Covera�e:
Total Lot Area Total Structural Covera e
� , 0.45 acre or 19,572 s.f. Allowed: 2,492 s.f. (15%)
Pco osed: 1,995 s.f.(10%)
Hardcover Calculations: �
Hardcover Zone Total Area in Allowed Existing Pi•oposed
Zone Aardcover Hardcover Hardcover
0—75 4,562 s.£ 0 s.f 249 s.f.'� Os.f.
(0%) (5.5%) (0%)
75—250 10,582 s.f. 2�645 s.f. 4,57G s.f.* 3,830 s.f.
(25%) (43.2%) (36.2%)
250—500 4,428 s.f. 1,328 s.f. 905 s.f.* 905 s.f.
(30%) (20%) (20%)
* After exclusion of fabric or plastio-lined laiidscape beds
--------------------------=---------------------------------------------------------
2
,Q FILE#06-3184
12 June 2006
e Page 3 of 3
Issues for Consideration
1. Has the applicant addressec�the storm water dr�inage issues?
2. Given the constraints and topography of this lot with the need for a long driveway is
36%hardcover the level justified by liardslup?
° Staff Recommend�tion
Plaruiing Staff reconunends approval of the lot width aud lot area variances, and some
level of hardcover variance within the 75' — 250' zone as the Planning Conuizissioii
deternzines appropriate. The applicauts sliould be advised to carefiilly review the house
design to ensure that the proposed home meet the City's height limit of 30' and 2'/�
stories. Additionally, staff would add a condition that the property owiiers comply with
the City Engiiieer's recommendations.
3
x, �
����
��;�
m
�j�
��
�� .
�
;;.
�,.
f -�,�-�,�".,
- �;
� ='9;:_���''=�,_ �,
� '�_--�;;: :'�---- \�\o., �,
:'�;_ -�''=-- ��'�
----- "-'�:c-- ���_
---- --�>. - ''''- � _.��-.`°e, •
' - ---- """ `� \\``` -
/� s` ;•6; - +;` _c� _,_ =s?e ���_
o �A 0 O. o �' _`'�., - ��=���``,
: • : : : L7 � r��'oR --- �� � ' �e�'�e` ` _ =� . _ ` �\�.
��� �g C E Z � _' `- �,,(�/ . -,`•.� - r-_o. _�'� ' ��
�$l' � � � � 8 � � . ' ;� i 't 4� �[�l ir 1� . `'`��� ' '..�.�`` `` \�e
�^ ^ � � € r / �V `` -•-�`-
�9� : .S � . " .Or, ti.y-``'' b r�:�_,6_''A>f=__�`::�i=,:--_ ���\\.
�� 1 tl -_�K' O '�" g- ` ')�/�'^ � � �='`�a .
� � I /i •4 y2--� ��• '� Y R�. �'i-�'�L � _���'��`:�.� � \\��.
j (, '� I �1 ga 'y' ,s A.r, ''q�����^\r�'" s \��
' �Ly �p l��°'�+, v \'Ye�`-�"=°�A�`'=:,` \
�•4 �a y_> � � � g4 ' , _ ' ` �
�4 \. ��
f� �O �� � ,�. I.V �``���3ys�e7e+
3; y ~�',.�f� 8 � � V r----z--. �b
� 4f. � ��' � ,p�; �� � �'�.
� �--• �__,,, �
Q �'^'c ��p es��� 1 i� ``� 'Er.
� i
1' �? � g ���.�-.�� �'� �, ',� �;`'
I .� f,� `,�f.� � y�}a�� !"j, �� '
' ,y �.a ,�``` qj0 4 .
�. � �� �ECK � 4'y a� . 'R�'
e ^``
. I � q � � _ � q,q� S�. IN;y� °-0 \ 0{j �
4e y
°V' I `i• ��, '�G\ m \`CY
' ^ •� � .,�1 _�r C� , ' 4•C� ��� �
� .�4 � r' �0� � j I �� ' �
�j�� I •�a : v��� (/ ��.�n� IT R}� 4 Ni �, ' � �
p@ . � �y ,1 � O x� i � ��y �
r, �
�S� . '� ,.� _ e^ �2 •}',� a �
��� � � ..�. � . ; , � �
�� �" �';`�'�:� ' ` � � � � �, y
zo ' �, �-�' 'l\' ro�� �a, ,� � �
��5 p� S�. � i�~ y ; i � �, �
�8 . � '! I •Jls y 1 .,��r 1� � ,�.b���• .
oJV ,1� 2� ri 1 t� •,�Tj O
�� � -- ----- �.�. 'i ' � 1 ; � .;;;� �° � ' �
g� a�: i �� :� 1"t� 2 : ' �l �'�' � �
� 1 �' ��� ': � '�� � � ' �
. I , •�r I � •� • ~, �y _ r I ( r, � ' �
Y� •r, ( 1�'1 ; fil
,I� . r`�`�51� � - � ' ; � �r • � �
i . , r. 'Y.�' t " i ' � r 44
�7f i .�°' �
��� � ► ,i;;�, . ,,a� ; 1.�.D ,:�--� .�;;,� � � �
'^�, �� ; ��4��:"1 ; � ����� �� 'tiy � �
,� ��. , �; ;� ,x ,� �', �, l. � q� �
� ��O j' � a�� t' 7 (�' �l��ii ' r�'' � �
�^,` ;`�• �• '�i Y/i' � Y.��' I i.�/,�--__J ' � I�
' , �+`. � �� ° ,�� i� �• �; �Lf;: %/' ,�::;.,,'y�' ';I ; � J
.. � , t'�qo `-'----'��i i ry � '/��:t;� �` O{�
. 1 %`\,1,� t �/ � � ',�I�, j\•�`�' J, I y •V
�i� ,r, +l``\.,�� "'_" �� g'.�� _ � �� � ,//'i,i�1�'''�.```..,��" .4�'�..'�/ ` .
�' i ',.; � 4,r; { �.,f ' _ , o
.�\ � `:,r;�\ .i "�/, \�+` � / d �
�,I�`�' `��: ;��� �4•��i i x. O �i i y. � '.��, y'/ ' !1,V
,��% ,,`� _.. --- ,�,`'��' �.,�i. `��_b` �/r' �� i������ .. _ _ -""__ _ �
,�` : ,, � �tn.`'"'i'' '`� '�-��� ��� ~- '� ---��; �
\ ----+�-.�,' -----�' ---- '�- �-----4`f� `,a •:,�; ---- _ :--� i
��.` �,� ---�.,, -4'r- `�-'__� __"----'---9� ,n�����•�r'� g�� � . '
=---- . �: ` `�'-- �_ _ - __------ '' ''` �� g`�`� "i� �� �J
, __ ---
. ,._-- ..
, . .. _
_-- ., . ---
�,__--- . -. �, - -
------_ -- � �
.o
__ __� . . .._ , - -- - ----------- - - - - - - ------
•.,,,-- •y_ `..bv "'*�.
' i`
. _,` r_ Y•,.�_. i
P . ' ' .. � g
. . t�,' � " ;
. . ,y,,,_ • {
�-------- ' - '----§ -------*L—,�� -
•,
.�
— --°------- ��' ��'--------- ' � ', s---;,-"s� •=_
� ,. .
.,�y��
i%��z+ �1
'�i "
1 � � -'' '" �'� �' .
.�
_ i
�' � "' � �y � - '_"?�'_"_"_"� ..�.,
• �,, �
/ �1�� "'.�� `� _�i '°,=� ''�r-''�`.-"_"�"''+� '/ga ' �
, ����'�s, � �;,;-------- --- � �5,� _ - ��, / � �
; _ --- -� ,,�, R_92.28 p�� - , �
,;; _.�- .. 58---3 --=' "����
: yV ��,¢B. � ,� '�; --�;-------- /
. 0=29�56 p9 �'� � �
� � a •�, __:-- ------ -- --- �
� '�� ----�___�`•_---- � �
. � � • � �_"�, / �
� � •���� /
�� .
/
• /
,� � ,� - •
� � ��
� �, �s
_ ° � � _ .
. � � ��.
g � � �
; �
� ������ � � ��s �a� � .
9���° ? =� �q���f$.
4���(� i!•y�G i `�' � � �III i ��� � V
> 41
����� $���$$ �� ��� ��� � ���� N �
r Q a Qz ?`, K°•
� � �,�,�°�- � � 8� �� ��''o ,'".,��o� � � .
� � � � �R s �� � Z
� � ge g �;� . a v,e---�—�.
N � cZi W �N �g � � Q��g � '^
� � Zv � � � � .
m � � n 8 � '�e � � .
� �` f�/1 �'� �'g' i x g"� o
� � R� . �� � g g
_ � N �
� N C '
� L
S -mC .
� � O
i �
0 o N .
. _... , ,. ---- . . .._..... __... ..., , ,.. . ,... , .
' 9�z ���7•���b�6�6���
- �nc��R���r��r��r� s�r .
• ,��'x'�t�C�C��Id'�: (Cj�C�.�O1�TL) 75' '7��250° 250-500� Sd��X000'
, �:�5�"�.S���CoVR��I��O�]� �Ia��
A, k`�erxse �, � � X � S.F. � I
. � k�� ' Width ��GD P�� �Ci
� x .� - = S.�� -
x — �Ot�w
n et�- �+-�4�r--�u..r J.r�
, � x ' C S.IP.
�. C��rage x = ' S.F.
C. DY�veway ,� �
�. �. S.R
� _ r
-rokar.. ��rr
I�. SIdaW91I: X — 5.�, `
��- �
.,.�--�- X . � �.F.
�. .�atio/Deck x = � � '
.F,
m�r�� - a�r�_' . �. °r _—_ ►3.�• ,
�. Le�dscap� �..��� x � Z`��. .Z.B ,
�,�.
U'nderlain ' a � • � S,�.
• By�I�sr3c ' , '°— —" _ �
� S.F.
C3_ Orher x z `� (� S.F,
TOTA�.HARDC4V��tIt�12�hTB ' � � • - � S. �� S.F. A. �
�orAL PR[y��1zTY,AR�A 1N 2aNE . 5 4 a 5.�. �
a. � , � B x 1a0 = �,.,,_% •
A T ,� X 700 w
ar
P�OPOS�D�I'A�C��.�R�M�ONE
1�._ f�01{S@ � -- - 7C c ' •
' ���b�h Widih `—.. S,F.
'r—'— -' �: - S_F.
'' `� 5.�.
. � .� • ° ' S.F. �
B. Oaca$'e x � S,F.'
,-- -,
C. .17�Ivewey x d S.F,
� � -
� _ � S,F.
D. Sldew�ll� � �, �.�.. '
� a � u�.F. •
E, psua/17e�k x , � = S.F. •
x • m ' 5.�. . �
?. L�rtdsc�pe ��.�'.. t,J,� x — ' L`l.�.�8 �,F, `.
'Ur�derlairt . x � ��, � ,
�y Plestic x —' ,_
. „ 5.�,
i. Orhor � = S.F. ' ,
'oT�,�raxncov��r�r��rrE _ �-tq.�8 � 5.�, a .
'O'TAL P�tOPEFtTY A�A TN ZON3� --�-
A '' � �: x]�0 = ""^""'S��. � :
. ,, • .
/ w
����7'r py� �Y��.ti, `�C' � ` , ' .
i u,e.��S . .
�A�� YvI��/� (� �n�� I JJL f� L
J..�.+'�+W���R���V.r+Ca��YJ��Y�V�+NV � � • I .v.rr vvv 1 6VV
: S,�x BA.CYC Z�IV'�s (�IZ2CX.�O1VL) 0-75' 7a��ZS ' 250•�00' �00-100Q'
�:?l ST.II�TC�7ARD��?VE�,,�1�Y�0�1L �
,�, �ouse • �� x - i S *.
, LenP h ' width � 3� ,_,_, S,g_ 'Zj�c�'�"
- � ,.�� ° � S,�', '�Gp �'r'� f11U
�
, ��� . X , �._ _ S..FV
e ,� -• � S.�'.
T�3. Cr�rage x ' , -
� �- �� ` ,�, s.�.
C. Driveway x _ '
-,� ,� - �.�83
— -„�e— � s�l°�
_
• =—.b,�S,F,
b. Sidewalk � _
- S�. `
x ---�.— � •
W [�,�a�.� , I
�, Pat'ro/Deok X � ' � .
��.�. . x ` � —�.4....5.F, . .
, 9.�.
fi. �.andac�pe ,.� M • x
Underlain • � . ° _..�,,,L3��,S.F.
' B�Plaseic .��� , - x . - � = _ �;{ 5.�.
_ �' — S.F� .
C3. O�her y� •
" 5.�.
m
TOT�IS.HARbCAVER 1N���tfi ' ��.�5 O Sy�. p
ToraL PRo��k7�Y A�Ex 1N�a1v� x 'oo � o SV�. �
A + p
�' -_ � � —p x700 � LD D° .
,a ____;�.
�.
���T'05�1D Y�AL�CO�„��r(+I 2oiwE
p►.. H'ause ,�„, x ' .
�°"�` w1d�h � ��a`��S.F. ' .
� X � S.F.
x S.fi.
� ' � -- � 5.P.
8, Ciaram� X . _ .
- - S.x,.
�. .�piYewsy ..�. � _
, `_,,, -- �p�p r�.�
x � _ . .
, . � ; �m.- S�F:
3. Sldawelk x _ �S ;
� S.fi.
- —o -.�. " �S�F. .
� PaLiolDe�k �eL�� x •
X ��`�""'�_�� p , '� �.C� .
��ndscepe . L19�Q 5 h , �
�.._.�„ � 5,F�
'�'nderlain _ � -- " ��
Hy plastic ° " x - - A .
, b �t
Jr��
OCtICI' ... X _ .
.m. �' ,.,.�.�.
�, �� ,
�xA�.�IARDCOVER tN��NE ,3 2.�D � c /�� �
�l14 L"j��L�Lkl i liJ��i i,l'/L��7� ' � J•�� �7 . .
A _ g - - d a. 5 2..,.�S.�. 9 .
x�ao � 3D � b p,�
• . • �
, .
• � t
���.. � � I.vvv i cc ���� ....��r �� � IV�VI�.V itv� IJJL I � J
�3���'41'.��C.���'�'T'Y��'1iVG��S�E'Y; • .• . .....,��,. � ���
; ���°BACYC 2d?I�'E: (�IRC�,IG OM�) �%S' 75�250' 25D�300' S00-lODO' �
` �'7{YSTIN�i �AYtD�,C��R�I�rG0?W�
A 1-�auea x Z� �s
� -- . _ _ --- -- 5,�, �
- . . I
I,en�rh ' VUidth C�-$GD ��'� CL
� � = SYF,
x � ' S,F.
' k � = S.F�
p. Cr��e x � • S F,
� ��� �
C. DS'1vew�Y ,.-. x = �B� "�P.
�t � S�l�.
P�. SrdaWalt� x = 5,�. ' .
,�_� x b
���.
�. Pa.tia/Deck � x � S.�. ,
. .
� X = S.x,
�. Landacape • X = • S.F,
TJ'nderl�►n ' a ' z 5.�,
� ByPl�s�ic � —„ X ' � 5 F, '
,
G_ 4ch�r _ a � S.fi.
TC1T,�t.�ARbCAV�R fi�ZO�T � - � - 90Sr .S.F. A
TOTAL PRAp�121'Y'A1�EA IN ZON& - ,'�+-�y8, s�. B
A• ¢ � x 100 � 2D.�_ % .
A � � ;� ]00 � o
J
�3��PflS$Y$I$AY�COVJ;�Y1�Le"�o1v�F
�1,. �Hause x � ' S.F .
. L���h --� -- � .
� �' - ° S.F.
�` .�...— � S.F,
. X . s �, S.F. ,
�. Crat'aDe � = S.F.� .
�
C. ]7riveway x ,,,.. - ° 1 Z� ,� S.FY
Y � _ � S.F.
D, Sidewalk �„� x � �
S.F,
x —" i w � -r- � � S�L�� •
E. P��lo/Deck x , c S.�,, •
x • "° ' S.F. . •
�. L�dsc�pe x — ' S,�',
U'r�der�alR x � S-�� •
Hy pla�cro "' .
x .� "
. -- s.�,
i. Orher m..�� —��. x � S.F� � ,
'OTAI.HARI7C�VER i'N.�BN� . Z� 3_�'. A
(3�',AL P�.QPFRTX AREA IN�Ol�'E , .�. S,F. � t
A — � xaoo � !�o y � .
. ,. .
. � :.
; . .
.
� � �� � � � � � �� I � � ��y .
� L
�, _•-..v._.
I _ '�
-�I I I I � I�I �_ � �:� ���=► .
. � : . . . . . � . , .. : . � � .- �
� . � � . - �� . : ., ..
m 0� ' �� ��
- �
-�+ ii i � � � � � � � � i � '. 1 I _..._. . . _r . .I
m �
G � ,. . .. i
m � r� � �
°= z I ) I �
I I I . -. '
� I �.
��
iiiii i � ) � � ' �.
I -
�� I
. I
� ' �II . :
� � � , � , � � I ��
I.
.
IIIII -=j „ �, �� , iiiiiiii i
IIIIII : � �� . . :
, � , , , � , �
1 I 1 I 1 1 1 1 1 I ��� � � I �,•��. . � .. .•� •
I�" 1 I ' ... I...�..� .• ��...7��.. '
'� .�. �,4ill� I►���,�
m iii i i � i � ii � . , ;I. ::� :�;� ;���.`I1�1`� fr
� � � � � � � � � � � � � l� . � �
m � i � ii � i �... f.� (. �
r �, � .. .
� �
� D � I
n
� �
o �
Z i
iii i .I � .. .. • . . �
� � � ' . � .
II I !�
II I I I ( I (I I I ( I ,
�I
,
�
_ �.
� : _ �.:�� : i �.��:��.. ;:�.
z �E����i� � :��
� j�- �:
_ � 1 l
m .- -, � '1
� � �)
�� p .
- z
0
� �
� i
.. �
. .�{(
i
-�.: �. �::�� �,:'i:��
-: -- ,� :EI
. . . .�
. _ . . .�.�
_ ..� .�. ,
�. � :,,,.
- � � , � i � i ; „� �� � : �,..I.:.
;I .`
, , -- , � i i i i:{, .
I
�_ _
4
T
2�1�0�1
� ,� . ` 5�_3�� ' .. 5�_2�� �_.�
=.,4-0 -
( ' � 1
� , � " , � III I I II II �� �,
� � I
� !' ��
. . :..f.�
.v (�.
I`�-
cn
. �����
O I � � �'.
��.
= i.
; m , II I
� ` I
1 D
,- —�
o O (I
I
I
�
✓
..' • -.f
I I I I -. . � _ �
.- . _ �
� .� .•
. ' 40'-0°
' o
N DECK
� 1Weqft p
�so � �
�
/ X9
SC00 llOO , � �
/
� I� �
� � � - - - - - - - - - i ii � o ,
FV
� i �i �
i i ii M
i � ii = �
� `-' � GREAT ROOM � �� � � �
-' �
� � I � I� � Y
� � KITCHEN co
I � �I, �����
I i � /
� / /� REF
• — - - - -� � �
� � -.�
� ' o�
N �
� � �� 12'-S��
N
O M �
� .�� . Q>
� O
r- �
� n
. N O
(D
� �.. � . �
N a
R
O O
� ENTRY �
i; n, STUDY � .
M � 273 sq ft '
�
8'-11°
_ � � �
0 0� .�
�i — — — T M
N M — —
� ,,,, GARAGE
728 sq ft
11'-9" 6'-3° �
' u, `4
,, �
c_y N
�V
FIRST
FLOOR PLAN `— � � — —�— —� _
0
1138 sq ft � I I I a
�
� � � �
aaeo �
18'-0" 22'-0"
. 40'-0"
' 40'-0"
3'-1" 8'-3" 5'-5" 4'-1" 5'-7" 4'-0" �9'-7"
_ _ _ � �o . . Oa
� _
i
i �
soso M
_ ws° �
� _ .
� � .
� i
V'
_� �
VAULTED NiASTER BATH _
UBaqfl 0 CM
• • BEDROOM �
�
�, 158 sq ft
� - � shower v
o, °� MASTER BDRM.
� 325 sq ft
'�
i____ O �
� � I � �
� �
' " —�— �
�. —
. c"n
�
use p in
c�0 � _ ,
c
r c�oser � BEDROOM � � °
s— 189 6q 11 148 sq ft _ �
� ' LAUNORY ' �
� 72aqfl �
�oee
�— �
�
�
� . im T �ea
4 .
• �. .
sun '
11'-9" 6'- "
o �� BONUS g� � �
SECOND N ?� 'ROOM �° N N
, . . 271 sq ft
FLOOR PLAN
. 1213 sq ft
�
40'-0"
�
40'-0"
17'-1" 3'-9"�5'-7"—►i--�"-9�' 9'-10"
G
. / � —� � �
T
-- - - - - - - -• //, �''� __ �" _ _ `o
- - - -� `` � - - - � .
, I �'._ � _. — sna I
. � �� � °�
I ' ) �
� . � � o
� i I REC.ROOM y �
�
� I
I I � vl
II ' — — — — — — — �
I I . i � - - - - - I `I
� ' � I (
� I � � I � i I i I
I �� � I I I � ° I
I � � �- - - - - = � � � o
- r ( � I fi - - - - - -I � � � �
,
o �, � � � � � I � I
� � uriurr
� � I z38�rt I _ � I � I
S
� � — - - � I �
� , � � ; _ - -, I �� o
. � • � � sq � I .� I �
— — — — — � I ' STORAGE � I �
• �- - - - - �' a '�
735 sq ft
� I I I
11'-9" 6'-3" I � I
� I � I
.
BASEMENT � � � � I
PLAN � I
� 1064sqft � oi � i
� � � �_ ,� I I
01_ " 22 0 I
v
�
. . .. ... : , .: . , ; . .
� ' • � .:.: �2335 West Higliwiy 3G.'� St.P�ul.MN 55113...',:.' • . ' . •:.. . .:: -
� � � . .. . Bonestroo�' .� :��` � � :-. . .. . � .. , _ :� EXhlblt B� -. �: �...�:� � �.:� �.
� . . . . :. � � . �� � - - . .
• � Rosene � � ;, ' � �OFfice. G51 6,36 4G00 ■ Fax:.651 63(i 1311� : . � �
. . • . � . � . . . . L .
. AIlC1e1'�I�t Si • www.bonestroo com; . • . . � • . ' • •' ' � •
.
. .. . . ,.., _ A . . � . .. . . . . . . .... �
, . ..�:. � �ssoci�tes , . . . . . �-� .. . � . � � � .
. . . . .•Engineers&Architects _ .. . • . �, � . � � . . � , : • . " .' .
, . ., , . . .
� �� �� �� June 15,2006., .. .. . . . , -
.. � � . . � � .. :� :. � .• : . , .. . . . :' ,. � .. .. � . .. . . , . .
.. .: . . . . . : .... . .. . ..... . ..
. � :. : � � : IVIs.IVlelanie Curtis .. ���. . �. �: . . � , . � . . . � . .
. .. . Planner> . :. .- _ � . � . . � � . . . . � . : . • � . � . : . .:�� � � � .. . . .
. .
...� . . . . .
� : � • . City of Oro'n"o " . .. . . .. � . � .� .. . . , . . ... _ . : . . � , , � .
. . � PoSt Office Box 66 . . . .= � . .
: -� .•� ., ; �` �Crystal Bay,'MN 55323.:.:� . . , � ; . . . . � � . . . . . ... . : . . ,
: . � ...� :�_ . .. . . . .. . .. . . . . . . . • . . . . . � .
.. ,
'.� � � �� .: � � �.�Re:. �� �2695 Casco Poinf Road: :. � . � . � � �. � � � � � - . : ' . . : .. � • . .
,. . .. . . ,
`` �`, =:�File No:000139,=06000=1 � � � � � � �
� .,:�:� -• �;� • : _ . : . . - . . . . • , .
, . . . •.. . � :P1af No. 06 3184,. � . �
.... . ... .. . . . _
. . .: . ..... � `..Dear Melanie: . � .. . . . , - . . , .
. . � .. � �- . : �� . �, • �.
� � � We hade reviewed'tlie survey for,tlie•proposed home�construction�at 269.S�Casco Point Road:�We have the.: ,:•, �:::�", -'
:.... . . .
. . .. ... . ,,
: . . ,
..:�;�. • . � . �
�..: •:.. :� following prelimina "comments with regards to engirieering;matters: ., • � � �� .
� �;. �; . � ry • � � . . • . ' • '. . ' � : : �
. ,. . ... : .. :..:: .. . . . . . . . .
.�. ... . . ,.. , . .. ..,. . .. . . . . ... ..... . ,. . . .
�� � �'. .::.,;'�' ::.The drainage arrows showri iri tlie side ards.and��enerall �'throu hout,the' lans�do,'riot a'° ee witli, ,....`::;::�:: :.:�
. � ,Y � g Y g P,._ bn
�, ;:: .'Y���`;the proposed grading.plan(i:e arrows;north and�soutli of the Home show water runriing � �
. ,: � ; °�.perpendicular to:down hill):The grading'plan snould be revised to show,hov�!the proposed'swales� :��. �'� .'��;: ,
� .: .will be graded;- Side yard swales should contam'runoff on the:�property , . . . ' • .
��•�� �.: .. .
- , •. . . �.. ; . , .: „ . . . .
. . . .: :• .:�. ,. . . .. .
�< � . . ,;. . • �. As we:discussed iri`our;meeting ori srte with the applicant ori May 18, 2006 the'maximum grade" ,,. '• . '.
�� _ � -:��at the`f.oundation of'the proposed home:is 942.0.The revised_plans;show`a proposed�grade.of ,
� .. : . .�.�943 5�adj,acent�to the proposed hoine 1'he�grading plan�needs to be revised to'correct the grades� .• .� . , �
� at the foundation and in the,side yards as discu'ssed - � .. . .. ` � � � . �
.: . <: .� . - . . �;... ......: . .
. . . , . . , .,
� _ � � � -Slopes shall not exceed 31;some�of the proposed slopes south of the home are shown at 2.5 1 �.' �� ,� � "
_... . . , ,
. :. . , . : . ; . � . ... . :,
� � : � � ��" The drawing�should clearl'�show tfie ro osed �adiri witli orie-foot�contours matchin into the .: .. � ' �
� . � • .Y _. . . P P �' g � . . g � ..
_. . . - ��•existirig one-foot contours:�Both tlie'existing arid proposed'coritours.need to be clearly labeled.. :. .: ��
. .., ..., . ... :,.,.. . . . .
. .,. ,. , . , _ , . .
� �:'. ,�: ..:.. �The proposed�contours�showri north of the horrie ruri through a,line:�labeled retairiirig wall:It�is .:�..�'.:;,�:. :-
� � �� �� unclear what the purpose of tHe retaining wall'is and revised plans sl%ould�clarify this ° .
�.� . " . �. �.The proposed 947 00 spot.eleVation shown'off tHe nortlieast corne,r.�of the building does nof.agree�. � � . �.,�.
� , : :�•;'with tlie proposed coritours and_should lie corcected.'.;�.�:�..� .•. •:..',.,:�• � ' :-.�. :��� :.�� � , . • ,
. - . _ , .• . . . . . . . .
.,, :. ..
.
�` � � �,�" ': . •�. =Fina1 plans`should�include�erosion and�sediment control details:�:.: ..�,�:: ;... •�:�:..: ...; � � ' � � � " . '
,:: . , . . . � ... .. .,. . . �. ... . � . . � � . . .�
� ". ';If you haye any questions,please°call me af(651) 604=4863:�. �. :. �,` . �. .,, .' � ,.- .: � ' . • �
... �..: � Yours very truly,. . ' ' . �. � � = . . � ... � � " �. � , . - • . .. . .
. . , . .: .. . . . . : . . ... ,, . . . . . . � . .
_ . .� . . - . ,
. . .
: . ;:..BONESTROO;ROSENE,ANDERLIK�&ASSOCIATES,�INC.'�.. . ._ �' �.:'. . � . .
. . ' _�. .. , , . . � . _
� . ' . �47/�'� : . :` . ` ' . •�_ � � _ . : . � .. : � � .. . • . .
, .:, : _ . .. . , .. . . .
1 �. � Tom Kellogg � ' ' _ . . . • . . . � : = � ' -
. . .. � � . . � ... , - ' : . - . ,�. . .. . . .
. . . : � . . , . . . .. . . . . � � � . . . � . . � �. .
' � ' � � ' St. Paul, St. Cloud;Roehester, MN.• Milwaukee, WI • Chicago, IL ' . . ' •
,, . . , .
' � ��- � - ' � , � " � � '�� � � Affirmative Action/Equal Opportunity Employer and�Empioyee Owned �... . ' �• � � ' � � �� . �
�
t'Jr��d L� �j
#06-3184 PAUL TI30MAS HOMES,2695 CASCO POINT ROAD,VARIANCE,6:15—
6:53 P.M.
Paul Vogstro�n was present on behalf of the Applicant.
Curtis stated the applicant is requesting lot width, lot acea and 75-250' harcicovec variances in order to
�1 .
f;�ntr��E �,;t,
build a new single-f�mily residence on a property with 19,572;`.'�nt�"a"re,:feet iri��area and 60 feet i11 width
14 �� 1\'y{v, A�l
��1/ �sY r� �{� ;�a.
where 21,780 square feet and 100 feet is cequired A�h�ard��covei varia�ee iS-requested the 75-250' zone
, . �•;i��:e��<..,, �F•:ir t- f-�s'''4' r.�ktcii•,
. i��'�'���r `��`�t4, v s��ki�'i�y��'� ,'t .
for 3,830 square feet or 36.2 percent is proposed and 2S peicen��is noi maflj�;allowed The applicant has
�,}+C�r,;`,,E!y r y kw ����t• 'WT l�ti �����,s�� ; ��vj �.
'�'�t�`��'�'9[{�✓2�1�S.�ly �'�F�cl %'�i4'iv4 b klx. .vw:
�r.�r�s�'a�ir,�� n C,�y.���s,t��i . �,
proposed a home and garage consisting of a 1,847 squaie�foot footpi mt,with a �48:`square foot deck,
r Q£��r,.���`���1,����� ..'�+,� _.,.�r
��� �y1�S�� slx'1
1500 sc�uare of driveway within the 75-250' zone, 145'squar'e�`feet o�sideW�Tk, a��d 168 square feet of
" 'Ly��r'.1:;�,rfF��jL:�..
'�i�ln f �� �'
retaining wall a�ld window well. ��a x`.�' `:;� r ry�` ""
N1� ?Y. ��4 't1�'.�`�''�� .
��',{�'�'t f���[(`y�X'.'0.1�R� �L y y��'�$ �`�
�S'X�t`,+�lM1"KFlyii,SJ�]�S �l4s t,�•�T'
Planning StafF recommends approval of the lot w�dth aiid tot area vari�nces ancl some level of hardcover
������g� ,"�'�'�����5�'' i�
�
variance within the 75-250' zone as the P;�ar�n�ag Commission�dete�mines appropriate. The proposed
q����;r 7�o a�'� �' �'�r�� .,i,
N �,�� �(S L��S'``eS �'t�� 1'.
home must meet the 30-foot and 2.4I/2 story heigh�rlunitat�on�}Addrtionally, Staff would add a condition
� 4�SYf;rt t-'�'X'� . �Fs.�+'
���,�3t..i. fi./r��F.�i's..��1���rs��,�a��``1,c�..
that the property owners complyawifh the City En�ineer's recommendations.
r.�.'�Y'�"+�T�k'�F�`�f, �•�(,r��t>��N�-�'1.
��Ytv��et�z'k t.:, s..�
Vogstrom stated he does have auft�lternate plan that he did not submit to Staff. Vogstrom indicated the
C��E�4�+y���.t�}p..�` - .
grade on this l�ot`adds�approaimately fi�e pe�'cent hardcover to tl�e driveway and tl�at a turn-around was
�,�, ��FF X�i'���il�`�l'�'rc.�,� ��`4'Y i ,�`rK�A,�'cia"x,��'��u�i� .
�
�Fz r'�<�X.;� �5�t,'N��,t"f°1 si� '�;::�`�-`.. `���v�fr Y��±�-.rx�
. added to address safety concerns � t � 3=��
�'�A S i..`� S.�l�FU.'V.ry['s'� �n7'1�$' � tiy"R 1� F.+ti
f �',�+�S�r9'4"• �.�;q='�a i �n1`Y �`tc.k�+` •
¢�'���"��� Y��jF�la�„��,�
Ct�rt�s�tnquired wl�ere the tu"rn�a�outtd would be located.
q��I�¢'���ar • }c�t�y 1fi�Yq
,�� +-�,c�htiias �����Yt1 .
Y � k Yy�aj4 �fiAi.q+aJ��'}
{�Srogstrom stated the turn-aroun�d�woiild be towards the bottom of the driveway. Vogstrom stated the
�a�;�''��^��,�� �" ���. �t�`�;�e.
h y�c'��'�tSF�� f tj � �..���'4�ak{�
cuu ent�catc�i�asu�drai�is to tlie lake and that they have attempted to confiact the city engineer to obtain
4`w�a�t:r"'ao �s,�b r£4'�c�f ','_�
, -�`���F,�F�i� '�� ����x�,�`�{rti-
his advice oii'wliati,s[iould�e.done to address water infiltration in tlie 0-75' zone.
� s
4 Y MC,y,jT L:�y��#t� 6 3 r•,
��i'��;+L�4k' t�,.
Curtis stated it is her uuderstanding the City Engineer did speak with the applicant's engineer and that
��,:�•
the City Engineer has recommended that all drainage and grading issues be resolved prior to this
ap��lication being pllced on tl�e Council agenda.
Rahn noted that there were no elevations �rovided with this plan. R11in inc�uiced wliether the proposed
residence is a lookout and how the fcst floor differs fi•om the existing home.
•
Vogstrom indicated it is a lookout and that the main floor would be aboui fotu•feet highec than the �
eaisting main IeveL
Rahn inquired whether the basement floor would be three feet higher than what currently e�ists.
Vogstrom stated fl�at is right.
�.
��5��-``w ,r`� 7
Rahn commented iii order to protect the views of the lake,he does iiot waut;!to see the grade in this area
r :rr. s ;c .+.I•
�'�.y.i'��"'r Y.iw'^.j.v�`{.:.?Ai.
rh.. ':+�i�i� r •z.�.r;.i;,,-•
' ' .t;;:�:. °�;%�'�:`.z�y;i�T:i`G•�;tl�.
chan ed si nificantly. � ��;;<r:�Y::= �,t�£!`yj ��:�:�r.`
g g .;�,, �,>: ��,.:�:t�L�� .,::,..::.
',.r/.`..i pT.. 'Y.:::,.
` �i;t'L">;,.;.
[q;�r�tc:-"' �-�:'ye�!i�$ir'f?[:��Li;,;: t�."...
-Li i-f�4�'+`•j'V '\St��Y;":i'y'..Fi�ni. '�'".;S;;C+:'
}-'!� �}�� �'t � ( i���� �19 �!
Vogstrotn indicated he is only pro�osing to change§the gcade sltglZtly a►oitndthe front do�or
�rt y
`';'' ,ec�`/st���•'.;�"` �Y t���rt� �`�:>f L rt�t�`��4yL 1 fC\�.�'
� ,( i t'^r�", r t"L . 'F.� i`F 1 1�.�£: � �.
Rahn inquired whether the driveway is what causes the Itardco�+ei,to be exceedecl on tlti�lot.
��``;:��r: °� �w� ` '�;:E.�•
f bft�� }.�L�,.S;>��TY�} .
Vogstrom inclicated that it is. Vogstcom pointed out he'dtd:ieloc�e�lie liouse closer to the road in an
'' t�' � t�Y'%'_�
���a '�h �'sa�K ��7
\ ^�.u�4 r �E s i
�, c�r.* �; eFYt'
effort to reduce the hardcover created by the d�ive��ap��} `w,=����� ���; :.
�i��'qs�,�c`L tt3s�r��i( ` ',��r�f,��`p�fi5�i�
�r i- r�x fs�h4�f� . +x�,�
Kempf noted that a letter was received from the i�erghbor tq the nortl� and iirquired wl�ether Vogstrom
z �' c
;, t,Y��D C�i'' 1+����1;a'�`(�G�?�i'.�4w.
F,1�.K,�2y'.•• �i����� ��?:S':^'':�>�,4$.r�''.
Wl�ll Ll1 L i..t'l�j� F`:�5�.1'.�Vir:;`X�.:a4�'ti �'-.t..Yi
has s okeu .:.�:. .t �:�Y�?;' �.�..,,;;�_.,�;�;�t.�:: �;�€F,
a erson. r��: :., �.���x>�:,����:
P P ���:�;�s� ����:_. ��:;,•� ��1;
•; �.:.,,:';;•.:
�4 ;t�E .j. . ` +"Z y,iy��..Y���".":rt.
��'r:�' '�;�r=�;,J'� �%�::T.:..
`,��i;,�'',:�q4�, t. k y�. �y"��.:..� .��r;,i.�;c�
t �C��.I, �y�'c��c1: i�T F 7.,'A`.;'.:�
Vogstom indicated that he has. j,��,�� ' •���, ���, :
� x� �1'�" ��'�1:E r.'
s k�'�'��.G..L. t 1�.°���Yf
�§T ���r��� ��n`;T�1� �Y.yJe%�"����,,
Kempf stated filling up a portioit�of the valley seems Ii�Ce a'gond'idea to help with the drainage and
��r����f ���� ���t.��':.
,-<�'',c�e;,��'� ' � fL;�;.n:f
would also make the need for a ttixri.around less necessary Kempf noted there is a drop-off next to tlie
v't�a`�,�,���?'��°+f,z '
x.../I�r, }
�T'4 F f 54?4f39F! S
driveway,�Kempf stated he would like,fhe tnput of the City Engineer on this subject.
�iNR�r�� yt��Y'"y�t�'�'�ah,txf� a 1's s t�°h<�rrJ."�y s
� ����t��Frw��'vufv���s'�katt L��S �'[ �c���t'"K:xr�'xc�ra .
. t,F � f k � 3{ e3.—�.} L�, iN o ��..�.
Vogstro�m` ,i:tldicated thathea�vas ulfoimed tha�he>eould not place any fill within five feet ofthe property
tu`�n�ZXY�i a'i��"y i',-���° �,r?�€�Sy '���1��s
tS�1'�c�tk�i`�"' ``�4�` ��3�,�'��� `F r
ltne but'that he would be agreeable to filling in the ravine.
o,���,��x{, ��������
f � �x"sY
"'�Cr�einp�utquired whether the app�icant could grade to tlte lot line if the neighbor is in agceement with the
�`+;.ti��5 4�,C�''Si+` "+`""�vl�ti-ti�
'� J ye�.t}^� T,'{`'i�k4d
`���4x.g�r s.� ���� � �
WOl'�C"�o� r,s ��5 �? �,?� �t�"
`��*,�s�A���,sl� t���4e���{�l
1�1k�;1�2'q�_�''e ir'� �! r�'a�"��xY
Curlis stated sotne�work.could�be done within five feet of tlte property liue ifthe City Engineer approves
y�i:ti���;��^E`';�c���;;k',ys�'
`s1a K�c;#�i P:S
t�lE WOfIC. ii�7 s��t ��"
��<<:µi i�,:
;y.
Vogstcoin stated the eaisting home and garage is pusl�ed more to the south of ihe lot line and that the
majocity of the drlinage goes into the ravine,whicl� is the reason he is aitempting to avoid constructing
anything in that are1.
Kempf commented that the issue ap�ears to be hardcover and that 1 long lot like this does cre�te some
hardsliip and would requii•e some additioi�al Ilardcover.
R1hn stlted in his view the width of the driveway cou(d be reduced slightly,which wotild allow for
some turn-around.
�'t,��� �;
Jurgens inquired what poi�tion ofthe driveway the contractor vVas`att�mpting,to make less steep.
5r'i ft,��`�s'���������Z�t t",
t
Vogstrom stated approxiil�ately 30 feet from the road tliey`�are gomg�o;t�y to:flatten it out somewhat.
����r4 �F� :�rr. �iYCY�
�
�T:��'�Yt��t a f '4��„��c3�"�;z�,x..n'k4a i fi �°''J ci* �.
Jurgens noted that work is not reflectecl on the grad�ng plln lurgens mc��cated he would 1ike;that work
ts a 't( f:!k ;h t?i�' S�1 F ,SiYi�` a1�y a,i.k.
'�'j§S{ilka�l t �. �� C �� � �j i� �L•
� L�?fi t rt� � r�fo y� tt S,�i�f�`t Q�r Y��Y1.h
y P kx �:5�; x�7 `�.�, d x`� '-��;.
to be reflected on the pian. ���� <r T7��'=-y�.. ` �i��7;x?'';���,rr�'
h� { X{ns �6YS '�,, rt t'a.°��
. � f+11��.�.5`^Yt 7fi` ..JS��r°
�+`•'��C`• f �'S�" ��'
,,�I� �-in Yae� }f j.:.
4�� ���,�$ - v:t�.�}F�s1A `� .
Vogstrom stated he could reflect that. �'��
�p•r y ���J�S �YG�'S;S
7'T'1' is F�'set�
�t ti`v�t���y r�.1 t�y�t`
fT' S�.yr T('�'.
Jurgens stated in his view the turn-around is necess'acybut that the drtveway�could be lessened
nF,�
fY.{S��)h��ii 5 jE�jL��-�.�'
F"l�C`� r ti`,�at� hy,,i„y.
�r.- �t.��4. `�4w7�u1 •{3,d:
somewhat. �! t�-r��`�-`� ���,� `� �� .,
�qy��;�' 2..i"�5����.�r.�:;u���.+ . .
�.
j�,j�7�^x�"t F���d''�K�.{�,�'�x E i c i
Bremer commented she is not sure that a�ur,�n- axound is�necessary,tibut tliat if the turn-around stays
���,\�'''p�,� trY,�'F'�pkkx 4/r'""��� i4S1
`�c"'SY`�� '�5,;�� ��..��'`5} �: .
within the same amount of hardco�er�cuireritly reflecte,d m the�'plans, she would be supportive of it.
� Y�`"�Y� �+��`�4'�" C C���i�'* .
f�r'yti�°?��'� 4C�� '�� ��,-u rx .,
Bremer stated in her view 32 peicentliardcover is eacesstYexauc�that the hardcover could be reduced to
�
�4;��������. �����,��"�
30 percent. '�����'�`�,,,���Y
. i r�a ���F�������i3 .
a k .� . �,s'�, 0 4 '�" .
Vogstrom�stated he,would be foiced�to brtng the house even closer to the road if he is cequired to reduce
� �+;}����X°'�'''+a�'f���Y",��i'}; LL4 zr� '`�"y'�
�%f:�`�6`'�`�'4!M�`k.s� ?'��'`'���'nj���'��+,,;, �sk�W��"���;��;�t% �
the hardcover any fiir�hei �/ogst�om stated lie ts�attempting to compfy with the City s restrictions.
�31 i;� t t:�t' Yit�`�-f4i �`-�t`'�"� `C'�'"v 6
y�F � I�� {�..y'rRS�'�Y"4„� ��j`, �
- �t'S �S�yfE'�ly' 4kn.��A Yh� V,=�k
J�urgens-stated Ue does feel a turn ya#round is necessary but that he is not in favor of additional hardcover.
tl�i�����'��.'�C� ��3"'�kY�y�i�� .
. . ,PG�: ��'S a`�Yv1. �.L y,sS
�Jurgeus recommencied the app(icatit ieduce the hardcover on the lot somewhat.
��'� r�a��`,-:��wr�.�� �q°w;��;-y'r.
c'�v.�.:�rr3�y,k t'4 4 ��f�4��.
Rahn notec�the�iouse is only�at 10 percent structural coverage.
� xa�
� i`'`'��';a�,s�4��,��� ���r��,���'�
'�n����,G'���'�t�S ���x°a''�,�
Kempf stated•tins�hoiise;Ycoinpared to the house on Dunwoody, is in.liue with the iwo houses on each
`�€��.�`°�f;„��?���,���r
�"��`'_'��%`�.��F'
side of it and still ha"s�<a�smailer driveway. Kempf concurred that fihe house is not out of ch�racter with
,�,, �:,
;��`�,:
the other houses in the neighborhood.
Rahn suggested the app.licant coi�sider removiiig six feet of driveway up near the gacage.
Cu��tis noted the neighboring homes do have cletached gacages.
Vogstrom indicated he did try a detached garage on this lot but that in his opinion an attached garage
would be a better option.
Kempf stated there is 1 considerable drop-off to the south.
Jurgens stlted he would like the hardcover reduced to 30 peccent.
2��4�-: S.i
, Rahn recommended the applicairt make the driveway comply�}xvifli tl�e Giiy's-minimum standards to see
S T�Sr ,t�,V ( '`.�li`��i�A}�ir
rr- /ti?:�L ;�`��dt>���IS�.;?S�{ ^ .
what the hardcover can be reduced to. � ��:;;�4ti':s;,� ;'�::��,�,=.n��;;;�;;;�<,
:��� �ti,� � fx
� {� ' ? ,Lu4
tiJ���i,S�t ,S k i± ��
'}r �.��, �.ar, � h
+•{ �'�' i 4 y � ��jri i�'S� A r
Rahn moved,Kempf seconded,to recommend approval of A�plre�tionr#06:3184,�'aul Thomas
- � Y i� �i�� c�-,i5'i EtY �E �i{C.��{���� r�`` y�,,�
: �^�ytiT�`"jii�'d��� .'j 7�� y.�:.`*r'�e^� ;.�t� y�i;•"
Homes,2695 Casco Point Road,subject to the drive�vay;being.reduced to the�Cityxs_minimum
�fl; s�c,��iakFl �titti �i.!'bSi�•'�`.
�,3ts���T�:v44`��a��r��c� � - �
standards,with a minimum turn-around being allowe�;and�furth,e�,Ysubject to the City Engineer's
� • ''6%�i'�i{�F 1�:,.�t y .
l�ecommendations• / ����'yt�.� f r�"{Y�t�'�i !F``
.jRT��`��D�1 i�T�' y�t�•�"�'r
.{,'RGb�fSl(�."Gy'kSrf¢4�N ��� wtv.�j�f't'Pa
��c�$��-x�f'k 1C E �.� �rryY. ip��
Chair Rahn opened the public hearing at 6 38;p in.�`^�,����`°4�7 E
E �',�� s�
�S, ,,,m ,�,�r ,
,��,�(t.i r i�a�`S��' r-ca'��alt
��``{���. �-}a<��-��r�k t��..s2�n,r
Anthoiiy Kane indicated he is here on bell��£�o�h�s fatlier who�es�des,�aY2697 Casco Point Road. Kane
�.y`��7r`+fR ^��kk�.���• `�f� �s�=y;c�� -
stated when his father purchased l�is lot,tliis`lot was;;v�a1cant at�d it�was supposed to be a noi�buildable
1$G�'�,��kf. �5�'�c�{�tL IY�,F k�� >,
��j�`�i��i`'. 7yr?��,�3�'�zhvi.�����_�
lot. Kane noted there are sign0.fic�a��t,�drainage pioblems�n�tha�area and that if the ravine is filled in, it
�.�;`���� ,�.;,r'�M��?N.
would cause more water to°go�to t1�e�F;utli since his father's property is located lower than this property.
'�.5��r�5w}��,��^��i
l 4 kRl E �t � SY'YK�i�s�4i l
Kane rerterated that the diamage has been a ma�or issue and that he has concerns that the water runoff
tf���r�f�ri���'K, t>i�r�' �t�'��f �'r���'�r
�..`'?it}�°,uhti y�-'�,"�'(`'�y�' d�k r(y �t`f,15�+�.�k�
rtq v���1� .��,,?�..;. �u � '�t"" i��.,��}n�„Ry;
will be uyorsened�with th�s propos,�al. �z?,s�; ��
c���� Fi..y:;t• ti` ����t" 'r'�s �yi '�t.
5 �"� �;. t:?` -
11Y x vu. �i.+��kih,�.�3id
Rallri stated tl�e Plannin�Commtss�on did not address the drainage fi�lly tonight because they typically
,�,��4��r,�4,� ��,��,�,a,�ra
��x"'����Ci�'kJa � ��+�r�it� �
��ol1oW the City Engineer s iecommendations and they do not have a report fi•om the City Engineer at
1� Yi:`�x� � `F 1 y�}K�f4 ly.1'
'R`;�' 'Y� j'�i'�r f'�w3 �•.' .
a4�-i4d� it ���� S"ti
tt�is t►me"y'� ��� Y �= �t���r�;^ �
�K�k}r�,a��turiaa}51y�:ky �3�F�u+�kt
"4r�'�}�Pl.`����''�SLt t(��uRn�,J{���
Kane stated l�e�would like som�-attention�aid to the chan ge in t he d r a i n a g e t o w a r d s l�i s f a t h e r's h o u s e. .
�$�c �h a *{K.
�`tirY�Fl;'�'At.v�'�'�lFS+�'�
Y'�t t`�y+�'�;, c�f�?
Larty Kane stated there_;,is a$ininimal gutter proposed on the house,with a steep pitched roof,which in
•�����,.
liis opiition will create additional runoff to his property.
Ralui reiterated the Planning Commission relies on the recommendations of the City Engineec and
suggested Mr. Kane contact Staff prior to the Council tneeting cegarding the reconunendations that are
made by the City Engineer.
Kane stated in his view since this was originally a nonbuildable lot,the City is ailowing a furthec
expansion. .
Rahu stated the house being proposed is below the structura! coverage amount allowed by the City and
that the applicant would be allowed to construct a larger residence on the lot. Rahn pointed out
f�.`,.
���;Y,;,>. ,.c.
numerous lots in Orono alon the lake are nonconformin ty�51 SC�` iw�,�j ,
F
A �C
,� �b�'I�Y �;4�2„� �)(
�",t t �';vi�z��`��,�;'i?� �w
Kane stated a variance had to be granted to constructthe ex�sting hot�se �r ��.
'�����ch�>�. -s,ry""r,,�j�;j`„.S:�y�f_t,:�+,,�.
�,u�?a� ��;£ S$7 �.�.o'i ir�3 i�.�k�'�t�r i ��
Bilt Miller,2691 Casco Circle,stated he lives to the no�tl�of tlits piopeily aud thattl�e issue is the
��r-tr°�.��a s�i 4fi t yY�.x.:F C;.�'r, o I�`�rbs-S a r,�f�r`7i;�
t4,��,F3�'�'�' tyzky�51�!' '= e , �i�.v
�. �.. _,� y, y �C Y,�yk`�i���
drainage in this area. Miller stated the P1lnning Commission lias approved ha►dcoveri i�cn`°eacess of 36
i��Cy�r�4ki1 r��i v'�5`''' "'�+Si;C;:S,c«j`" .
��..':� 4�t'V'i}4 Y.'.}� � Y���
percent on numerous occasions in the past and that the rssue with�Iirs ap�lication cleals more with the
�`^+�{'�v�.,��"' �`
Y x��x,v�� �,%r?�
water runoff than the lmount of hardcover Miller`cto� innlented the pr``e'sent(tliouse has defieriorated to the
��(S�+>{l�+-s�'.�?��f}� i4y;�`�4;��'1'.
{`�`'� �`b Su� ���,�3�. ,� tif.r
point where it needs to be replaced. ��e` '':'�� �- � `��'��S.t�s t �`'�
y�'�c�..a" �,�v rr�t��S�zy� a�ti-��j[
y���k. ��k.�„��1F�s,it"i-e� �
Miller stated in his opinion there is a safetty tssue wrtli��he drive�va�y�and'`that he would encourage the
1��� T'.�n ��.��� ����.�{3 6k y r.�i�
t tti yy}� f .xr5 ��'�c� �+t;�'
Planning Commission to allow a wide�dr�veway.,�Millei stated he has witnessed a number of cars over
« � sr� ���<,.,...
� � �iY��tEL`� �l���� `y � (��i�tt 1''j�'
ht
the years go off the present di rveway. �u t�x:4�,C, ;��"Y:
'�tiM1�s vi k$�p ( - j'4'��..,ti £r.Fn.:•�
n, �b ,
�� ���t�� ! ��L��4_..
Bremer commented th�s is a��goodaoppo:,rtttnity to look at the drainage in this area and perhaps correct
+�¢ ���r L��
, rx 4�,`��j�`� �r;-,
some of tlie�roblems:beutg eaperiericed uiathis a�ea.
�;4y 2�S�x��k�y�{���;� ,i�i`:�� ��-' f�sit�rv'�'e5 i�:.
C�:}�6 �" x�. ,-yz�i �Y � -zj�.y kcv�7 i�t'�:3i;$•
Miller�stated��lie engineer�needs�,to be aware of the problems the.i�eighbor to the south eaperiences and
fi2'+,`�"7i,:i4H%�'u'' v '�.�54,"=`�'`�"�y`�' �:�£J��
r����t?�x}�♦� ����'�, �4�J'��F, �.
that the runoff should not be�uicreased with this application.
,,���iG t � Ys�7,i,L `'��yF
� y i7�,,P��§j�T�,. �c��4�,'��JtF�
:�Uogstro�x�juldicated he is willinygtorwork with the neighbors on the drainage issue. .
�t\��if�e��?�',jti��S l 4 1$s�i��ikq,-'`: .
i�?.'�',�S'i*IS.hXe�t tfF � t�k .
Curtis�pou�teyd out.�,ax�significant,a[m( ount of i�iformation would have to be submitted by the applicant in
Y 3�,°"„��(,nlaY��"C'4��'S. '�1h•,YM1�'c�'wi}sM
. �t7�T i'v 5..����i'i�;�� f���'�{la't�..;f�s�
order foi the City En�ineer to tiiake a recommendation.
. .�x`��s`.c; Exr,+,�ry`��s`�7ti
. 'ti,�L�*i4at i,h{r'i ti`��)
Bremer stated if this`is,�ouig to involve the three pro�erties, it might be wise to table the applicatioil to
-�..,�f;.
���.
allow for a com�lete review oFthe drainage in this area.
Rahn concucred that it is a different situation if the neighbors 1re going to be involved with resolving tlie
drainage in this area and that he also would not be opposed to tabling the application.
Ralln closed the public hearing at 6:52 p.11l.
R1hn withdrew his motion.
Kempf moved,Ju�gens seconded,to tnble Application#06-3184,Paul Thomas Homes,2695 Casco
Point Road,to�llow the applicant time to revise his plans to reflect� recluction in the harcicover
and to obtain the City�ngineei•'s recommenciations. VOTE: Ayes 5,N�ys 0.
�;;;�,: ;>���
.;�;�st.� eft:;:��;';;:-:
,��?::�;r�;�'::``4; :;,,:�:�
�::�>i._ _:.:;ts tiL,.:'r.,:.!��.
U��t'!az5.°.T:�.��'�;>,•ji.��;;fi..
`;�, �:,:: .. .
,�is 4s�,: .5.,�.�,.r A..�...,..:
�;iw:- '','�.<:?'�;'r:`i2;��;:.v:Z�''•;:,
,i'r t�'v:ta,.. u�`.�ti`t;5;+>f,�.�7�.,��.
� �s::"`:; �;..t,i: -:;>�:`}£_r.,.,i�:�.�;;.;�,Y,:.
pX�':. 1.ry;..
,At;�::,:�;3;��k�r ,r�tcii)) ";;Sh�k� x;�*{'•r
.�u�.i.y' .);: 4�;.��•:`.�.ta�,�`5.3`syy:�Jx�':r.MC'F:.r.,
�*,;�'��r:;. .\ S<�;;;:,r..�;;,�t;�';;'v't,i:���+c
� y�^c1 F, >3 y ty 4`�,�jr ��r; 4 f r z tl
L��S ��'tF,v1j�X{'�4eK'��4 i��yw�il—;ZF�,yt .S� s���'C4T( -
{t
, i Ji.Tir y f� '{'+S> '��_*1�su?t'*}Y} ��.� s !�
. ��t���3'r�(�F � + '�.,i h�ty�.'4,?s�:'�iw'y:}
��- �y S�
� ���P��.`=:;,�����:���:•rc,�. Sr,.�Yg'"s`cX°
� ,��r�- � � ,
�3 i,krJ t-.y� i f
���'iv�kye+�=`tiyrxa'��r�Y7ks ,�
-^k�� rrt ac.
��'� �y;Ic F'.`.a%t�a;�FS.Yx�;,:
h"!�.t�Yy,:•:FN��'kyyV.�'(r.n..
•,,'.p,.'c�:�;`-��;l;ti.�i��i�;_
`r`,{..,� '':'.'"c>i" �f:�:;'i%;`::...
�i�t r�n:...�;K�:_. '•yn .;�r���'�. ,)�`;,
�i �. X � '4``� �.. (. .{��
3� si,:yf�e�r,� +iA'':'•� 4�j t �
. . `y��,��t�j�'�SM��� "ci;Viti��
F v ti n�s�� �y��'Y"�r� a ;.
��..i�v.,�;� a'`5�,�z}�;+�W �t �`�;'
. y` t'P,.' �s r'-�`-!-� � �E
.r !�� x r�"7 �E.e�;�{"a�t •
,{� ��Ar{� - ,�x,t�a � �at ,�`�'a"� c' .,� .
�R ¢ `rn �f��W`.`•�v ��sr k3�,�`spE�4t=y
. Pi��,��s�t�i. ta��c ca+�' �'�'� �; fia,db 4
' . �` '`,'.y'� �j'"','�tq +a '-{�'s ��L'� :.
S��(u ? �f� Y��..o:-YC�i-
..��', e�a�:.' fE r��� �s�Y�y .
,����(��-.�?ikX+. ���r�ti p'� `�
�Z§`4,�.1��. t���.�;�i.'�x*�� �.-�T,�.,�4c�1�,`�
� ��IY.��i�� 7 4'$�4�-� 4J�ti��z,.�
az�Cti q. `� .3� ti `c-� w�.,.
,�G�� ' .k s�.�s,f�[�tc�- �'
ft a:r1y��rn�T,I�u i..r�ttY�ff i�>,�?��
`�'�'�i� r'Yii � 'S.y. 4 t��.�:.
4��1.��{ �
w'�*�i3 i�hF�n3�X,i����fi�jfi
`�"��i��"��n��-
f 4 ��� �\
� ��r �t i�if�t�x �,�,�,k;'�.h2-�p���
+fbE/' �} zrt �•r�.;k,:�„ '`�s 514t� �Y�T��`i�
k'c �,{K���.���f������;,���-�t�r. �`�ti;�`rK,�`!�.�y�`\ �c, '
Ff�`�r cK w':ac'.��.u:.'�n�n zta`,f<��`�„�' t 1�" �d � 4�ti
S�I�N.Ss.�-�4 �<. -.w,� s.� r � ti.i�''�r '�.�.
�{+.1 C ;T f Y�-`1
r�t�i2.Y�.,}`st �.v �Y-TJ,'� �h r�j,�+''11y'#; 'Pk J��j�
r� i k
�f TsoF�xS."e;' . i`. �µ'h't� Y,y ` ;4�*
�����X.t�mt'�'�� ,�������C��{�ycf���{. .
fN �!Yy�� �.N�� �'��S}*A 4$�'�*jS�l
.f t.��p(: l�'S �Zb.. 1 �
�yF���F���,y S 2, �'� � �
� 1 t7�� 1 rE �r�Y� . .
'4'`��*�sl �;� y 4 }�z t
rt i'�i.�-"fi
``'�fi'ti'Is��y�,j'�rk�Fr w.�ri,�;y? .
^i � k
, ��`�4s�}�t^�'�ts��y?�r��y� ����,t\f��. �
���`���-.�Si' Ck £���v,h�xti�.�`ar ..
�!'�-�F j4}�<j:k ty �-�Ykl�R� ,
`Stti�t 9`\S'a.�'i�C kjb l t'}Y�,\Ft V C:�� ,
X 5 's'��.<
�,;f;�tc�l��`+'�34z k��`,��`���rYiX,
�7Y�`±�'��{`��Zr 3��(l�f�'C�IM'S �
'"7„?�.':sht, V!s�y[-.;k
�'�;�:
�4�yt4�,r�..;��i.�jL=�'r� .
.�y.�.}�Y�'i6:;:�,'S�.i�' .
�4uti�.ti:�h,����
i:f�:�
�� � .�
. ty �: � �:, ,_ �,,. �,,���-
' ` � � �� �
;s a;F; ;l' - �� .��;:_ St�'`ra�,� �, •
� � �?- .:Ryy. �s v,y� ° '"`' � j �
� r �' �'..'�i.` , Fr�#�S-
•• �!t �Y'3t �' u'y�'y�;' � •o
�-
'l�'�� ��3r�; "� '`..1(
�i� :. �:. 1��.
� `v�°.' C'�j: �C:f`' '� �;t`�'
:�''.' ���' ''� ri'f �� '� -'Sk� -xt:t. ���ri�Y,�;l�r,�l�r�
g R� q({, � � �
t��`H � J�F�4S"����'��'�t �� y' f=�' '.
. • �'c: � �}f�,�� 1� hc, ``1"S�.`� r� ..° ' �
i ,�. � ,,.,_ �y .. t L��+�,k�?e��r rJ+ �('F,�� 4� #��i y.'.��Y'S.
� L.�,.(1 � P si
� � � �t {y�� 7 i �e{ e�c�w��t" q
� � �k i i L � �}�� �� � f��;� q; ���. 3 `
h''��� yf�� �i� �����', ,.�i1���:. .xi y�' �s' :k f�°�4`
�' �il �i. 4�(.��•s '}�� .i� '���� jr y;:, x
;� 7� �; ' +f�� 4 ¢ ��i,� ti. �f �� � . f)
,p„ c, n �� �'� ) t�+� n'f �� ��`°`'�.r •r� �x
�•'.} !t(�" + �d f��1�� I r �1 �J. 4 (? T" t��dJ�y 1 1
3 4 � 1� �r1 � S�� ; .3 !d ��� fil' G �! 4 ( �l �t" � �1
i ��� �' ..: ! S -_ �'J��`^�G��7�Y�� I �� 3 .�. . G. � � � � �
5�� lL .1f. i h�y1y � �q!r � S i��5 . 5;_ . . '��+, }�-T' � 9,�' a'y� � .�y�
t� � 4�r�_ r4„s�1�r 1A. �1��� �y 1t�{ ( �' p.1f>,� ( . fA� �� d�'`r�ri�'' f{• ' �Y
. �'E r f� ���at :� f 79 �� � �2 `'� ���e � . �
; 1 i � c�r„�'i �. . p� " i x;��t� I�t ,, ,fi,
:"i �t �' , fi �' � ? '������+,�: �}�y" f �+t
...�� � .'S.. �t tt F �C �i,1. � �
�'f�. A . ;., ;� 'a � �•�, � :�+1,?� `at y �ti.
t � !< �'r� f� `�:' I T Y,�� S'���.
?` �fi � ; ;??_.; , ,
r , ' '{ ��
.a �s�y4r.,,
� L� A: ��r .��, ,i '�''`a�.�.��:°�.•!.�'�
', ��� ���� �`' .�.
XF f� i �
: ` �
f� V ft �
T
.i.`' i � '�4r n� , 5. ,... ����oy��
- ',�.. i `?�� ''� Y ..H,
� � i t'
'�, .�� ` . , , iF1G �i t�r$�'T�'};� SS"�'+�t
i. � ,� 4,`b�` � L` �� � �{i��¢ 3� � ' � ° ;ft�"��L�:jii�,stt.`�t
. �� . .� o- �It�`qq� `����i" '��lt . . v`t3i.r �a 11 �'tj
�° � . `����riyj y 5 '/(�j+�^, . :� ys- ,� �^'�YL
� .i -? ''y` x,�, ���m� i � � � l`(� � { S,lP� , TCP �}4
s i t:. � � .�t y�'� ,�,,,E.a���J�� .� 1�$S ,�� t'� � e� s"Y{�j� 4 h l�5
�'��� �a.'A�.S S�t�1 t•k'Y � ' g 44 4��, � �T . .�����yr}+�*}
r+:' � :. S i� '�!'; 3"I)�fi�!'�:� ����t��� i ; �,.��+, '�,,`�'�3 p���,
� ,� ���.�.j'F'�*� ��5�31�'e��+ �� ��5� �si l��3N�l�t�T�t vf
�y�'y,'�"'S�� `��l���r'(�,��{ ;�� �'j�l�1�S��� ;�. ���ic� �rs�?�>
" .�?� 1,� YC��.s i�.�� . f!f Y �����Ci\ �i�� �;4.�i�t��-�'.F�
a � .�.;�i a.r.��`�s.'t �_���:t��t� �1 4 �t,i ��.sr'� r�Piyi
n v��;�,i:.°�.�'�"0�..:'?[�''°'�°'R7yW x L ;_k �'��..i s - k;7 . � `��
s�f �r '�}+ +u,I..4, �te i as3 '��`�y'' *�� B..< a!x,•,•
.�/ �P���'k F'� 1 k a AaX. . ?,s7 c7f�4 1�'�(K�AS'dJ�±5.� �!' sy'... -.MX
`��,��,� �. �L,��� " �'�?.�t�s�z"'�'� �'if"'��,�� � d
. � -.f� Ss�,u v.u- v.ai �^s J Xt� �� rFSk `i�;,�`t3�z�p: �' .. •
».�..�.-_,.., u���I� � `3��� :�t i�.�a`��� � �MY';�
.,�� r k,—vW-�-•5 � Lt w`„,.�.y T t�� �x,�..P7 y����".7"�� � x ,,yz .� �
'f�}��k.����R,����"`�;� #,y� �tiv'"`^z� A��s���,�,��'"�,.�� + ,,,a- - —
vx� ��. aa a�.�i�'{�„z���42i tL. ��s 1��`,�'�`'���'3F n�,4 � •e . _ ••
�a �� � ,�i S y j,yYr,'9"��
� ��� ��3���C�.���y,�`,�'tY�:�fr f f'�t �'f��*.,Tr� - .
... -;-�_i ' ��� ���2i..�_:�n - �
L k�,'�\� t ���i�D n Sv'"�Ti�f ��'� 'L s�F'_3'�' � � .
�^:�lL. \\���W�'y •�1`���9 �$����•
{ �`"s�`Gs�` ti�+� t"i�a � f; .�,�t {���k�?���$� :. �„v, �
)�'{.t�Y�'1�'� ��9�,� ���a���'��}� 3�,���%f.s° �p��'`� ) &•., Q.
t`l 1������a�,_, } t'��1��.r���tw� �t7 , pf.
1 „F@'�
� �
Ay�as� C��� ��`?�+.y"��' 7..��..�.?'. .^ �,� -
'�''+rtr. S' �s�i��_� ��. t �� r �'
•�;...,,_„�'�y��y',j,,�' � � d� �. �
,'�i� >P I ' ����. �j
�¢,'�t �: �` ��i�:� (�i���� 9�J
" ti �1! � �11
., � f� s�+ �i�i�'� ��, � � . �.
„ 'r` �r- �� .rr'!.r
i :f� �'��"i � �.
:.�., y ;,' �4 r,�� �,
� -z,.
, i
.
. s
. .
i N� .
.
. 5 �
^ .) 1 �4
w ! I• + I
�`�� y � �''
v i 'ti� t�' � .l' . .. ff 1',.1.. �- r��
.'� ��I I j�
E e `! �.i�'• ,v .� }�4,, ,s�., G
i
y �
«- .4i � �•
����5 �� y . � � y,
� � .
..;� �y ti�� �;;w. ,�� E"�
.� � 1 1 b - � ���. ��
� �2`.� . i,^� �.. . -^; .���+K� ',�1'a ! a"o � {��i�r� �
.� .i, . ��n F � � �'Y7� ,:.1 � �I,�iEy� L *� 5`b�-a"�r:.•. ,�.
V i�i �
r . d �'� � � i �� . �� � :t '�fy '� tf.,x�'4 v�•�� �
����'��ur y r C e. }tty _ Y��`�, 1� �. �-
'kYpi1 { � � 4' r � d. � 1 5`�
� � x jYy � � ,.,t i✓.�^i. !f' ^�1',�: - .
�� gj� j� �• ' �� ,� B +ti,5� � '��
:+4 ta',r,'a'�w',,�.. �� h,� ��,l��', li ' , � � �I ��.� �q a. .�„
�.�'i'�.�5+5 �' FY�_z������ � � ` 1�'� ~� �8 �: � ���� •3 ,�. /, L+t...r �'' '•`•�F.^=, +�
R �,n;����� ��,277,, a zr ,� � ,�,p �
���� r� ��},� �9r's�i'�e��. 4 �'y4�+:�,' �1.. '� 3 . � I I ,�'s7�� ' ��;"'* �F��i;,� �'�4n�"
Y�1:�S'�'���r �t �''�t, ':�S��S7� �.�S��v'} , a�"'�� �T.a�,~ A�;�.'<{�) ��,
; + ., �. � v;�`'+ ,��d '��� „�� ;�� t" .
i r.� ;J �'r .�F'' ;: , Y� �5t'�m s E I � .a�._w'kx� �. �� .� }
1 � `f� �h a:..
��� H t�7y��� ��� �,,t' �.�,�:4 � �;x��1�4� `�', �.1�"`- t�"��°� � �ii�Rt. �
Si,� 3 Y v 1 :a. N� � � F�Z "'xc:� �x ,}•.i lu�i� �
i�1���H�,,,t �t �tYa�, tl`�lo!'' S :� { ���u �LF � ��.r-. 'i°'1q�4
��� Y� ..Sli� l y A t i +�,k ` .Sf jta l ,.. '`�. ��� ,����J��� �
.,'} �: -,w���e.�f:,�' "' a g_ „� .�,r.;°�'"�'C��` _ • -��`,+--�e�. �, �t1����`��, �
�.. . .: '�%� '.`E3;! L..}.wf.� a.v...0 ..:s .. . ��k.t��`�'T�t1A
� ' '
�
FILE#06-3184
10 May 11,2006
. Page 1 of 4
Date Application Received: 02-22-06
Date Application Considered as Complete: 04-28-06
60-Day Review Period�xpires: 06-28-06 '
To: Chair Rahn and Planning Commission Members
Ron Moorse, City Administrator
From: Melanie Cui�tis, City P1aiuler V
�
Date: May 11,2006
Subject: 06-3184,Paul Vogstrom/Paul Thomas Homes, 2695 Casco Point Road,
Lot Width, Lot Area, and Hardcover Variances
Public Hearing
-----------------------------------------------------------------------------------
Zoning District: LR-IC, One Family Lakeshore Residential, l/: acre/100'
Lot Area: 0.45 acre or 19,572 s.f.
Lot Width: 60'
Application Sacmmary: The applicant is requesting lot width, lot area and 75' -250'
hardcover variances in order to build a new single family resideiice on a property with
19,572 s.f. in axea and 60' in width where 21,780 s.f. and 100' is required. A hardcover
variance is requested within the 75' —250' zone for 3,830 s.f. or 36.2% is proposed and
25%is normall allowed.
Staff Recommendatio�:: Planning Staff recomnlends approval of the lot width and lot
area variances, and some level of hardcover variance within the 75' — 250' zone as the
Planning Commission determines appropriate. The proposed home illust meet the 30'
and 2 '/z story height 1'unitation. Additionally, staff would add a condition that the
pro erty owners compl with the Ci Engineer's recommendations.
Pertinent Zoning Ordinance Sections
Sec. 78-350. Area, height,lot width and yard requirements.
(a) Heiglzt. No stri.icfi.ire or building in the LR-1C district shall exceed 2 1/2
stories and shall not exceed 30 feet in height except as provided in section 78-1366. '
. b Lots. The following minimum re uirements shall be observed:
Lot Area(acre) Lot Width(feet) Front Yard Side Yard(feet) Rear Yard(feet) Side Yard Adjacent
feet to Street feet)
0.5 100 30 10 30 ]5
List of Exhibits �
A. Application . G. Hardcover Charts Created by Staff
B. Hardslup Documentation Forni H. City Engineer Meinos dated April
C. Existing ' & Proposed Suivey/Site 18, 2006 &May 8, 2006
Plan I. Neighbor Cominent Letter
D. Proposed Plans aud Elevations J. Propei�ty Owners List
E. Subnzitted Hardcover Calculations K. Plat Map
F. Letters from Staff
1
FILE#06-3184 '
10 May 11,2006
Page 2 of 4
Background
Tlie applicant is proposing to construct a new single fa.mily residence on an existing lot
wluch is non-conforming with respect to area and width. Additionally, the applicants are
requesting a 75'—250' hardcover variance in order to const�uct the new residence.
------------------------------------------------------------------------------------
LOT ANALYSIS WORSHEET
Lot Area/Width: _
LR-1C Lot Area Lot Width
Re uired 21,780 s.f. (0.5 acre) 100'
Actual 19,572 0.45 acre) 60'
Setbacks:
LR-1C Re uired Pro osecl
Rear 30' S6'
North Side 10' 12'
South Side 10' 10'
Lakeshore 75' 121.7'
Avera e Lakeshore The ro osed home meefs the avera e lakeshore setback.
Structural Covera�e:
Total Lot Area Total Structural Covera e
0.45 acre or 19,572 s.f. Allowed: 2,492 s.f. (15%)
Pro osed: 1,995 s.f. 10%
Hardcover Calculations: '
Hardcover Zone Total Area in Allowed Existing Proposed
Zone Hardcover Hardcover Hardcover
0—75 4,562 s.f. 0 s.f 249 s.f.* Os.f.
(0°/a) (5.5°/a) (0%)
75—250 2,645 s.f. 4,576 s.f.* 3,830 s.f.
10,582 s.f. (25%) (43.2%) (36.2%)
250-500 4,428 s.f. 1,328 s.f. 905 s.f.* 905 s.f.
(30%) (20%) . (20%)
* After exclusion of fabric or plastio-lined landscape beds
------------------------------------------------------------------------------------
Lot Area& Lot Width Variances
The applicailts' property is 60' wide at the 75' setback aiid 19,572 in area where 100' in
width and 21,780 s.f. in area is the miniinuin lot size for the LR-1C Zoiung Dist�ict. The
neighborhood is comprised of mostly less tha.ii '/2 acre lots and the applicant's lot is
similar in size to most of the adjacent lots in the neighborhood. .
2
,
FILE#06-3184
10 May 11,2006
_ Page 3 of 4
Hardcover Variance
The applicaiit is proposing 36.2% hardcover within tlie 75' —250' zone aud is removing
the existing residence and hardcover. Tlie applicant is proposing to construct a home
with a 1,847 s.f. footprint with a 148 s.f. deck. �
The applicant's has proposed, a home with a 1,847 s.f. footprint inchiding a garage, 1,522
s.f. of driveway (within this zone), 148 s.f. deck, 145 s.f. of sidewalk, and 168 s.f. of
retaining wall and window well make up the 36.2% proposed hardcover. The driveway
and sidewalks as proposed are muliinal.
This application was compaxed to other lakeshore `total rebuilds' occurring during tlie six
year period 1999-2004, using the charts (Exhibit G) created by staff to ilhlstrate the
recent relationship between lot area, square footage of the 75-250' zone, approved house
footprint, and 75-250' hardcover percentage. The intent of these charts is to assist in
analyzing what level of hardcover would be consistent with past rebuilds on lots with
similar characteristics.
The charts are sorted by three categories: 1) Total Lot Area; 2) 75-250' Zone Area; and
3) Approved Stri.ichire Footprint. Applicant's proposal is based on:
Total Lot Area= 19,572 s.f.
75-250' Zone Area= 10,582 s.f.
Siructure Footprint Area= 1,995 s.f.
In comparison, it appears that:
� Four lots witli a similar total lot area (19,065 s.f. — 20,624 s.f) have been
approved with 75-250' hardcover ranging from 25%to 38.6%...
• Four lots with a similar 75-250' zone area (10,000 s.f. — 11,360 s.f.) have been
approved for 75-250' hardcover ranging from 25%to 28.6°/a...
� Four lots with a similar structural footprint (1,811 s.f. — 1,985 s.f.) have been
approved for 75-250' hardcover ranging from 25%to 18.8%...
Hardship Statement
Applicant has completed the Hardship Documentation Form attached as Exhibit B, and
should be asked for additional testimony regardiiig the application.
Hardship Analysis
In considering upplications for variance, Uee Plairning Co�nmission slra![ consirler tke effect of lhe
proposed varia�rce upon tlte/realth,safety arrd welfare of t/ee conarr�niity, existiirg a�rrl anticipated lraffrc
co�trlitions, Ilg/rt a�rrl air, rlairger af frre, risk to t/1e prrblic safety, ��r�l tlre effect o�r valrres of property in
t/re surrocurding urea. Tlee Plmriri�rg Co�nmissioir sJta/1 cousi�ler recomn:endi�rg npprov�rl for varia�rces
fronr f/ie/ileral provisions of tlre Zoitiitg Code i�r instmrces �v/rere their strict euforcenrent would carrse
rurr/rre hards/eip becarrse nf circrunstances unique to t/re indivi�lrral propert�� rurrler consi�leratioit, n�rd
sha!! reco��uneud approva!otrly when it is tlemo�rstraterl Urat suc% nctions wil/be i�t keeping wit/i t/ie
spirit and i�tle�tt of 1he Orotto Zoning Code.
Staff finds the lot area and width are inlierent to the property, and no additional land is
available to increase the lot size. It would not be unreasonable to grant some level of
hardcover variance to support the proposed house which meets the lot coverage
3
FILE#06-3184 `
10 May 11,2006
, Page 4 of 4
standards, as it will be difficult to achieve 25% on this 60' lakeshore lot without reducing
the house/garage footprint down to 1,200 s.f.—assuming the miiumum required driveway
and sidewalk widths a.nd a modest deck. Staff would reason that the overall footprint of
the hoine is below the 15% structural limit and results in a more i°easonable level of 75' —
250' hardcover. �
Issues for Consideration �
1. Other than the City Engineer's issues are there any other issues or concerns with this
application? �
2. The applicaait wanted to inchide a small turnarotuid near the house, but omitted it
from lus pla.iis in the hope of lesseiung hardcover. What is the Planning
Coinmission's feeling on including a small turnaroutid on site? Topography may
make backing out difficult.
Staff Recommendation
Planning Staff recomniends approval of the Iot width and lot area variauces, and some
. level of hardcover variance within the 75' — 250' zone as the Planning Conunission
determines appropriate. The applicants should assure that the proposed home meet the
City's height limit of 30' and 2.5 stories. Additionally, staff would add a condition that
the property owners comply with the City Engineer's recommendations.
4
` City of 4rono . �
- Variance Application
Streef Address: Application# () (p ",?j���G�
�Q �` 2750 Keliey Parkway Date Received: � -a�-�-�(o
'���� Orono, MN 55356 Amount Paid: (Q�)�, cn�
O O ' Staff: �C.•lCt,+��4�
� ��4�., Main: 952-249-4600 Fee; $600 �
�- �.,. � fax: 952-249-4616 Renewal: $250
��,c, � ' � �ti Mailing Address: After-the-fact: $1,200 Double Fee
�•qk.ESKO�,� P.O. Box 66
Crystal Bay, MN 55323-0066
This application form, must be completed in full. Applicant wiil be notified within 15 days as to the status of the
application. Incomplete applications will not be placed on Planning Commission Agendas.
PROPERTY INFORMATION: p
Site Address: �('v� � Gk1�SG� ! ba .�J�
Property Identification Number (PIN):
(Attach legal description to application if not '.ncluded on the survey.)
Date Property Acquired (month/year): � v�', ❑ Yes, I own the adjacent parcels. �
Present use of property: � Residentiaf ' Other �
Zoning District:
APPLICANT INFORMATION: (Complete legal names and marital status required for each interested party)
Name: .,,�I �a�� �
Phone (home): Phone (work): ��Z zS'v yc,�
Address: ,; �- ��P� � P� L , _. City:..�~�vJ��- .���,/' Zip: �'S �:�(
Email: �'�,� a:�s-�'�ra, � /��� � ���� Fax: %�Z- L/7v-��3z-`P
OWNER INFORMATION: (Complete legal narnes and marital status required for each interested party)
Name: 1�(�/�
Phone (home): Phone (work):
Address: City: Zip:
Email: Fax:
DESCRIPTION OF REQUEST: Estimated Project Cost: $ �U� �vt�
Describe the request in detail (attach additional sheets if necessary): �`��� ;,,i�,,�„� �,',�-ti� --f--
'���GPrr�- n��vJ '7�'�- l��i S rl�'V� �a'�il�a�n2�. l�u� ��--�� � Z � � ��� j_ �
S
S i nn i L6k/' t.n1 S/Z� � �i��ii.,�i� Sr'l��-✓��� �i� i��t��f����.�� `�si/)av�h�t(
�1�J�"9�:���_J '��� �i�i4-�'irJ' s`Til�'TLi%Q9'-z--�\Ft� � ln/G�(.� "1 G,.�+��n�•-���✓4/a N-dJY12�/'�,ca.;;�
C�EJ`I'' 1�SeS,a%� �l �'�- ��u��'1' � ��c %4�L 1 i 4• ._�a '�Y�J'�,,�i 1�l� ' �1�+�
r�-� `�+�' 'i°` ���d �`�`s...,.,_.'"^1y'3 �l��
_•'r.
cs��'x::f-*� �.k:'';�'i� .�i + =y.:.;-:y �._:. ''2,^�,�
C� � � `l�� .�. '•;; lti;f ,. �-`
;'� _.�,,.,�ty'-'.� e�:�:� �`�:'s.:_=� ''.,�°.'-..�
'Y
REQUIRED SUBMITTALS:
Afl of the following information must be submitted by the application deadline date in order for your
application to be processed.
❑ Pre-Application Meeting Form, completed by a City Planner.
❑ Completed Application Form
❑ Completed Hardship Documentation Form .
❑ Certified Property Owners List— owners within 150' of the subject property, labels and plat map.
List, labels and map may be obtained from Hennepin County DeparEment of Finance,
Government Center, A-603 300 South 6ih Street, Minneapolis, telephone 612-348-5910
❑ Original Certificate of Survey (signed by a licensed surveyor), meeting all the requirements
listed within this packet, including hardcover calculations. Also provide one copy 8.5" x 11" or
11" x 17" for reproduction.
❑ Completed hardcover calculation worksheets (as provided within the variance packet).
❑ Topographic survey — including existing and proposed elevations. Provide one copy 8.5" x 1�"
or 11'` x 17" for reproduction. �
❑ Sketches or plans of floor and elevation views (provide one copy 8.5" x 11" or 11" x 17").
O Additional items may be requested by City Staff depending on the scope of the project. *
APPLICANT'S ACKNOWLEDGEMENT: '
The applicant hereby agrees to provide all information required or requested by the Planning
Department, agrees to pay additional fees (staff time not covered in the original fee payment) and/or
consultant expenses incurred in review of this application and certifies that the information supplied is
true and correct to the best of his/her knowledge. The appficant recognizes that he/she is solely
responsible for submitting a complete appfication being aware that upon failure to do so, tlie
staff has no alternative but to reject it until it is complete or to recommend the request for
denial of the request regar ss of its potential merit. .
:
Applicant's Signature: � � Date: �-��-�'�
Applicant's Signature: � Date:
OWNER'S ACKNOWLEDGEMENT: � .
The owner hereby acknowledges and agrees to this application and further authorizes reasonable
entry onto the property by City Staff, consultants, agents, Commission & Council Members for
purposes of investigation and verification of this request.
Owner's Signature: _ Date:
Owner's Signature: Date:
Applicant must have all submittals into the City offices by the application deadline. Planning
� Commission Meetings are normally held on the third Monday of each month. Applicants must be
present at all scheduled review meetings of the Planning Commission and Council. If an
applicant is unable to attend a scheduled meeting, please make arrangements to have an authorized
representative attend in place of the applicant and advise the City Planner assigned to your project.
c: `�t .
� �+�y ��':i.�l4\
�L� .( .J•�J ' �... �\�
/j,, � �T���•-�--•��r.\ Ct'.s���i'`� r`�I �t Ir !.� G�(t .
..(��' : f:� ':t •� K�.�
��w{�iTS .. -y . �.^ �...._ .
'r•.. ';iS.i;yi'.':�
?�:L�� ., ._c �J k
t+�� �;,�J - -.�/�'i3"���, r'�tt..���a
. r���' _ . �rc--•..__
.
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 refusa( 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.
, (
���� t �m�,�s 1,����-��.�-- .
First/, � Middle Last
v G(�'�����1�. �.�
Address � 1 � .�'s,� �� �j�Z,��v•-2��
City State Zip Phone
I understand my rig� s s tated above.
�� ,..._,..._�_.__........_...... .
Signature
r:-.;
, .
'��
� . . � ..., .
;� � � � �--
- .,�':•� ° ... . �
-ill�1' �... �
. � °�
o . o
:,,
. ,� I, ` �� .y �,
�� � '.� o~ti
���'ESK04"�
�i�y of 4rono
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: ��n �� r��, � p
2750 Kelley Parkway P,O. Box 66 City Planner: �� ( I/(,f'
Orono, MN 55356 Crystal Bay, MN 55323-0066 Meeting Date/Time:
PC Date:
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 1NFORMATION:
Site Address: ��.���j� G�%�'°-�Gv F�� � �-��
Property Identification Number (PIN): ��,� � ��..-��--2�-�csz��,�
Zoning District: Size of Property: �(".,.� �:��,�,fs . . ,._.
DESCRIPTION OF REQUEST:
❑ Average Setback ❑ Side Yard Setback ❑ Rear Yard Setback ❑ Front Yard Setback
;GYHardcover ❑ Lot Coverage ❑ Lot Area ❑ Lot Width "�
❑ Other:
Applicant's , ` ! HARDSHIP: Applicant has received the Hardship Documentation Form,
lnitials: �1 � 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 f •m will be co��d:�by City staff.
U
Applicant Signature: ���'� Date:
J } ��I �:-, . .
�-�� �` , . , .
���� ` �. � �
. �'�1 ,.._ _, � � ..
���
r_:._._ �:e_:�. ....�:M.�
� � Page 1 of 3
HARDSHIP DOCUMENTATION FORM
. �
This form is a required submittal for ALL variance applications. An application
wili not be considered complete or placed on any meeting agendas until this form is
complete and submitted to the City.
Minnesota State Statutes 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
sifuations 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 1 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."
,,,��z"]�lJ�,�('tia,.J �a� �=����.5 /h' �.-c�J C�� "��� �a.�./�//
���n���
2. "The plight of the landowner is due to circumstances unique to his property not
created by the landowner." ,
3. "The variance, if granted, will not alter the essential character of the locality."
�, � � _ 1ti� s�. �, � l 6�- �.� --� , .�
.�,�
1�a�,�.s �'�o-v 1 u b►. � �-i�... '��.5� ` S' .
.�"r�.r��,v .��s i� .
4. "Economic considerations alone shall not constitute an undue hardship if
reasonable use for the property exists under the terms of the Zoning Chapter."
I
.�:�---, �F,�
pr�.�, P^i :;y f.::'.}
� � +'„�.^,.. �. � /� '.9 /;�, -.J
�,' �!.� :,� ;:{ F'.;, i�.1
•^ .�t �•_' ?;'� ;
v.a�3:�r r' � i�`t ::!
'f/ ,ei.°,� `- " ;.+ ;"; ^� �....,.... �
,}`i.::r � .{:
�:Ce...�,:37 p "'��� :i . �',., ,�.�;:;
'� i. L..! L,� ��..w.:7 `�titi]:s�.i L-S.Su:,•,;^
!ti a�T '�":�:,,:. ._�
Page 2 of 3 .
5. "Undue hardship also includes, but is not limited to, inadequate access to direct
sunlight for solar energy systems. Variances shali 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 Adjustments or the Council may not permit as a
variance any use that is not permitted under this Chapter for property in the zone
where the affected person's land is located."
l��
��---
7. "The Board or Council may permit as a variance the temporary use of a
. one-family dwelling as a two-family dwelling." �
��—
8. "The special conditions applying to the structure or land in question are peculiar �
to such property or immediately adjoining property."
. lJ
9. "The conditions do not apply generally to other land or structures in the district in
� whic�a' land is located." _ � .
/�
10. "The granting of the application is necessary for the.preserdation and enjoyment
of a substantial_property right of the ap licant."
"�- ��rS�'ih!'c'�i �'1,�m� Ps��:l'� Lc�l�/�7���v i�✓� °1�"�- .
•b='�� � - ����/ -�j �C,,,/�o�_--J7,u„�. '�� 9 5
_��� ��� �
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." �
�
-- .:.. .:;�=:-;:: ,-,�
.. ' : S..�Y , ti'����yi
.^�. ... .
.e. ` . ... ' - »....�... _.
.�.,..j.:�• "' ' ^=t.� .
"-,.•U �::..._ .�r---.... ��'..c::.[:�'' G�ay,='va'au '
• 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):
�i �;�:��,��. .�•+
:., _s:-
.' �._ r�:.,
�eS,,,y�, .:?;n ;;;� t�Y �; '.'.;+
� .� C i �il.
���[T-��1 Fi.�. . . �!` +"'� .
�a•J 1
��'F.,� • �....�....-. � <ti ��
;.�r.::... t•...L_.,, f��'�'
• ::,w�_.. r..:::i�u`rr..
. a
, .
����.
� 6+
���$
a
��� .
� .
�� .
�
;;.
� ;,.
,;;,
. � _��-_ ���... .
----_:����.:�,`�;_,
�--�� �y '�---- �\�� �
,���� ��..
-��- '='- _�--_.� �,..
. J ---- -- -_�;_� --�:_ -- ;� ,.�,,_
�;�
Ir a �$ m o. o r- � 'f�a' — ' ��`..' � - '9� \�—���
:-�ly-,�`��- ��._ �����`
• \`"`Y_`__`
tie,+4 � a• ' `�=_i_"`��_���`
. : : : : : i,��! � �s,ii��e��j•.��a�� ,;��.�
}��� � � � � � � � � Z ' ; --4------- -_-- _�'�`��• '�-°"'�_-C''- _�;=�,, _'\�`'.
/ ��� � � � � � � . :// �'%-.O j�,,, .�,`,,; � -�, v., �
' � � ' , cS3O��:,� -_o___r_•:,`���• \��, .
' _ •_ r �•�� ti�`�� _ �`:��-�'`� \C.�
�� � �.4y • 's�. o y"' '"_':s, -.� �•,..`' __ __ _ 1` ��..
� /;' _•:'`_ ��a`•. ''�r, �, 1 _��" �i:- �' `�. ��-••
��._ ��=:•. � ��.,,
; `� I .. ti �. '` ^ L.
' y .'ta •� "' �i ti \+fi';.��'';",r yro \�\ .
s�, g � �� � �� `_
�, ; V \''��-rL` •,�,
4;� ' �"?.,y m;'v ; � 4,----s�__ �`,� '�`'
1 �' s"'F� � �'`` `_''-
,�� OQ '�`"-•���.� , , , -, �%e
I � �� , n� , , .T, S
,�� ,,� '4.. �<L � "4.
•6, ,�`q �`NL � .', �
v �f y`+ 4 D . '
ia
9 e s�1 Iw�j DECK ' '`�{, k �a �� �
� .°.� y� � r �r'°°� ����1 '� '`\ 4+ .
. .� � �t�y� ,e�`` � =��ar �P° �11 �e O Q ' �
� � �, � c°o i �� ��' �
I '.� .y ; r'¢ ,.�� � � �0.; mZ . y
� . ; �
•I�a v '���PJ ( ,6� (T�••+ 1 y� ' �
' �J /y `1 � ^ � O�[� �!, �� ; i.��'. �
'��� ,,�,#+ �c2 � ��;; ' �
� �� �,�;.,:,s����- � _ �� ;�; �. .�: l y
1 r ' .� $ ' °S ' �, .
{4 �`.y N'aa na ^�,� /
a
M %,~ � i t,y ::.v// �
\ J-�!"' �� ��'v v � 1•'�i4'{ "��?,� �� 's�`��•4/ � •4,(, O
� � ', '� � r � ,i;i (" ' �
t�- ; , ;- % w� ag # � a ( '�+' � �
il <' ' ' ° �':w� ; ;^; i �
I� ��� � � -��� � � �� v '� � ' � `� m l
� �..,�,��� �� . ; : ;��. � �
. , __ � ,��1� � ' j , � � ; , ���, � �
� , �' ,�- �:� � �,
� �- �v � � „
;,\'�/ 'k' �. ��i,'�' �£ "`kdi" r t•�'' ,_ ,�i,I�' �� 'w4 t' �
.,\ �;� �
I1 S' Y��, ' '� � ' �',, - ',� � � �
� �� a ;-., ., ;�,,� ;; ; ;� � ,�
�� , -,�,� . ? , ; , ,,.'-�:---, ��` �
I :'`, �-� ,\�•• l,/ y/'I l ` Y'�,, / ,,/I' •' � I�
�`,� � 1.." . ,j, �' �:,,� '�� `� •L�:,% /i,' �y �' � b �
'.� ------ � i�l ' :,//:f,%Y' �`���� 0 V
I �� . -�\1�•,� i - i. %, ,�?i�.:' --:'' � �
� �ti, ,, ;" � i �;"�s� J� � y
t''`,\ ' '�`'` �` ------ � ``�s _ � �%�.� /%�%� '�y� '.�'�-- ' ' I�� , •
r �%�', ,{/ 'y' / ; 0
.,� �,,, , :y;��:�:,\w �. ^,�. `:�, ,�_ �,, �,;;- �._ ;� . d b
i�)� `;: ;,�,. ``.�,,�;�,x' O ;;';� � :� •' ` '�
. `.�` --- :'S0�- �_ •�'�;�r ' �Ilrg;'•., - __ (\�,
,��'/ ,``•� – ����� ��`g' ���.r �i J v • " __ " "'- '-_' , ^1
\ t���„"'�.i "' -"'"" �. '_"�f�. ,� .q4�'� "". ',__. -'_ / ' "1
��_� �,, '---'- `-JJ_ _ '�', ' -'------ I' •ryl;'_````r: g, '`�'`
' _-_- � `- �=;�-=- =�._ _ -----=�'; ;;� ;;; %;. .i � ��� y
.�, '.y. � �,� §; ��-- � ,,•,,!'.'''`f:;�:� � �
, .. � `'`` "'�-. _ 4 `� ""'`'�""' - ' y� Q
. � - ��� •.� �,
..v
�=_��,. -=-�����w � � -- i:,---------_;,
�-=-------- �� ���� - � - �- -------- - � .
_ . �, ,'�, . . �
, __,.------
. � �---_�_'',��=--_�`------�-`�---x�' _ .-�-----'--- ---�.- I"�,� 'r�
�� --- ` �--- - ---- �j ��,�� _ -',� � �
: - 28 O .�G � / �
� =92•
� �_-- �, ��' __R -- �` -- ---- " �
a `_�,-5 g p�"�;- -�; - , O
" p_29 6 � / �
� 1 � = _ '" ,'�-- ---:�--- -�a_ �'•_._ -- � / �
� �. �� / �
� �r�� /
. �.
� �b
/
/
� � � -
a
ao a
� � R g .
. N • � y � � -- �
� � ��
e � ��
a �
g g o �.�
aR�3 � �Z o �, t' �
.zu B�ei�s �. g �n� �+%�
�� � "�x>• � �� d�� § � .
� n iii �–��
� N &o$�g p r�° R �±x � A �i �°�
° g ����
����� � 3 €� 3� `�� ��� �
pg r � �
Z �'�° � � �„ �,`s� s.' -�sn � �
� f� � ��g� ° � S� �� :� c$�,'R — o f/��Z � .
� �m °N �g �� s�g�� � m .
�!f o
� � m� � � � � � � ° � �
� � � � � �g �o8g �
� � � a�� g $
� N � '
N C
G
Y i
� O '
� o N
0
, ' .� •�_ _ ._� � +. ` ,py,, ..�y:bl� � L.�'�ti ,
. � 9 �`g ���`�� �� "1\��' ' • �� �
, � '�e,- --__.0 � yja '� ��� "� -` ` - "..._- ����
. ! •B ?^ ' �-,� _,``-�^-_ � 1 -- ��`` ` .
. . � j --�"1"' 9 A `' � `�'�,� `�```�' '-p~���� ==-�^''Z"��. � ` .T�_ `�����` . .
� y0 Tb _y 1 •�. ` ��"`il11'y�- �'-_"''i�� � �y?_` � �\ � �
! � ' . ,�, •3 ��� 9"�,� '��'�-7._, s =� T�,j-` ` - ����
� r . �� s �_ , � �• .
' 9'�' ------- � �'--�~ - '_��'-�-� -y`��''`� .`�'�'��
. � •� - - ` , '' �' -_ �-
t ----�� � '--_ 'o �• _ _�- I --,s__ 1- , ,�.��`_ t��\`�
. � '/; +�T gA'� "�.- --1• �"j`�� ��� `T�� _ _���?`Q��.�.�2_ _ ����`�
! 1 � � � �'L � � '= �v� �� .
� -.t + � ? 9�?, �d� � ``�_` S)_� � �a`�`\``.•` � `_ �D`.�
� . {O� � _-�--- sr ��:�_- x�=�9 -��- �_;; - ;
1 * ' .c V '~,_ s -- ��__t,_� -o--_-��' ��_-:«; '- _-"a ��,o
't +9A'-8 �--9X� g-�' �~ '' 9�20 A?� g�??_ � �8 '�*? '��- `�� � S °e
ll C� � � . X xl �� � \ �ls `__�� +���` &
. 1 4 + n� I . � �9X �`� .�
1 �ar? . 'D*2 ` �`• X I � �• � � � �;2� �
+ �(�
1 S . . r r��1 ♦ 9R •tr
O �
� dT' . 'Ujr/ x � �?? I .1 �'V 9 -�� \`L.
t
i i ,�r.�_ ,�_,
� •s •e ' � ' 9� i
' � ' � ?,� � , �J�,r � , �-
• � ` �'� `,�� % 9A� x �1 (� :�` ' ��. 'flsJ
�,� .�y. �1 � / �% � •6
'6�.i � � � ` ��'��kpR � ! . +
^'- � ��� F S 1 ' • 9 ' `9'[r
+� ���c T
. • . � ,.,� .` —_ ��'�'k , '�� + �: .
,� . �s. '—.. � ' J 9,�
� � . . �� �\ �'cK�Nf �,?s-��i��r`�� •�.. � `�t
• � /!� �r. �` y �!� 9 . � � ` . T9
. + "�•��• � X. 42.8 x 942.8 �.� � � ��� �'�S
. • .��� � � • � 2� 943 ' 4 4 a�� ;'9F�: 0 . +'9Tp&
-d � �' _ �I J� 'i ..'r . . . .. . &
� . � ,�.' �s�3.sj �ECK , ` � . . . .. . . . x�s
. �B �� 'i?,pg•. '�t'.5-58's. f9t3.5} ' � . ,� . . •� .
a�. � . �;.. g,�._ � 'P-O � � - k
l • t �'.? � 9 • ' `9:
+ 9��J ��=D$ 9f0 6 I G 'w..• 1�..� . . � � � � �9�• ��•� . J�
+ . �B,. ,r 9� L ��� � �'V,' • 11 f . �'��, . ., '
& . •� � � ! . � f��':.,,�• . . .
" XO� .9� $, � ' •:• � Q'. . . '�` � :..'�/•�'.•�. . .
s ,} . .. ' w. +�.�: N 1 J ' ' ��.�::,�... ' '.
^ . .., . '�r..'...:,,,�. tl) V .�. � }. ' - . : . .
_� 1 � . �.�:: ..t'����.: �W� m ,,��; : ... .
��:g��::�°:::���:`:�:::�: j'� ,�. ,. �
grn . .+ .94 .r :•s:2y�;;:•::.. •vJ�' � � � •• . ; , .
.� � �' .
*� 9 'D�� { ' '1y�70`�'•. � .. .�•. m j ' . '9� .. . . '. . .
`�B 9uy .p �' ` � � °.���. ('v.I� N j � ��J'�*6
•e 9 I Z $ +� m � � •O
+ 9,�� `�� 1 L� � ��. ; .�'° . +� f
� �... . 4
�F
9,�.� „ �,?9 1 � $f�� �;:,, • � �'•) � * g ' , .
, �,���� � '� } •:�%•/�: i � `ST � xJ . �
I �.� f g ' :.•�./�� ••,•' .P' � 4 T �� . .
, ` �I ���j.�` 8J � vJ .� t - � Ss'
`�, ••- • 0 7 1
�`.. l
, �j,�.�� g"�P 9�p A�,• ��. .R � �'•'22:Qp' � g r! � r . .� , .
�>.�� �� ��•� ��, �� _ , fs4s.o to.a �. � � �
! . .r
. ,_,., . -��s i , � ''D • ,. .
9 �'� �� x a j � ( T�&� y ` � �� � x 9'�S
�•.•{�j ��•; .: f � i , �I �� .o �� ' � • �
� ' }� Y
I &3 , •':"!.�.... f� '}9� 9�jJ � i '�5 �` 992x � � �fi ro � �� � ��i j �. s
� �• )� y � �1 j
,T u�1 � � � 1 t I �
-- -----,-, m38 t� � �A v�, � s i D � �
�s i •a . � x! ti r�*�O �r-r*t ! ,y t 1 1
� f � ! 'f?3 1 ;i'VJ �r 0 1 1 1 t
• fi i � � � / r O k � ��`GI i 1 . �
9�y �� � �3 f�r j • �� ��--�944.5J / j � � I � ! :: �
�` '� t � t � 'n� . r +! I 1 I � � I ( .. '
• ,t . , � • x <'� . x ' � t I } 7 � x I " •�
/� + r ; �� �� �4 r t� a '9 I I � ( � 1 '
/ g.� 'Sl 9 �-E �' .`o� i� :'1 a � � I 1 19'r.t 9
'' •@� t '��� .� .":.o � '� '� 1 i t i i l ' j gT '�
-.r �
% �e i r _t � i * xs
1 1 r.._ . `. R t .1 � � � ,9 tiS •
b
� �� � � �94} �, ri '�'� � I � ,9 S I l ! ,� xsr
f . � �� `� 1 �f �1� S '� � !
! .- � 6��. � � � ,, Y t •� � � I . 9T
r • � �_: i`, �ti�' � 1 i �� ��'��-- � � � �� � . ' aa
« ..�r } ' , t } � x_ � ► *�i i � �� 9 .
�- ' � i �9 g�� � � m'�`�j �2' � � '� o t Y Ir � 1 TB3
�� � . ...,� �i "'e' •�, �`�,QJS�� f+,� � PV� � i ) ��c'� � •1 • • • .
,.�` "BS r3e 9,�j .. -�°i�� �.J.r �I�y / r, ti 1 ��. 1 fx , f .
� ..�i / � 1 7 . �
j^'6 1 / .) • p� � � '/ X7 N �+ 1 e � . / ! ) � A� 1 ��, . .
�;4/. .�` � . �� �! � 'l �...� �t�t/ �.9���,� J J � I �^^'g � + .� , .
• �.� y � � �+� °zr j �:, r � •�• T`� � �r i i (r 1 � + .
`�4 � 9J� • ' %s �'J ^� . ' :+� ' �. j �f' � "r r r -_--- • i �
� . �
+ e •� f Jjl j • m m / ! � r 3
f� J,a �` . l� i� ' f .?`" �o a 'c 1 /� ! i '/ 9�S � � i �
t > � .. , �• / /' � � a O S J /• � � / � J��'4_ .S � ; .
� 9 � x ., f/ /' ! 1 ��� /d � f� , / ,' •s�'-_ ' s., f � +.
'�` ti � 1` ` 9�. . � f! 1 a � • j ! � � f J �� t` r�_�'i �` �d . /. e�1 � .
� �� 9 1 ti �J � ' r� � .9 /� y� � � � % � � ' /� + � � 1 �� �� T ) I
w1 ��` ���� �, •, Xf9 .� � � *��J � I � ! r I / t� / r � �+ f� , 1 �
� �j I � i�. I� I � � ! f� �'� � � � ' = '
�� '�� , � �� �------� 8+ 1 � t` i . ; � t � : � a •.�. 'Ls, � , i
�,i J / ,!, r
� �ti '�.�9 1• y . � / � t? . 1 Yi I r' I j f {�d t ��� \� _ +��! /�' �J �
ti� y �h` 1; `�P� - ! ! t ' i 1� l � i /"3 - )f xj �� � I
`` •` 1 _ ,.� , � j �l �`� .�t� Jj i f!!' �'� / t `9S� �,'`ti�' . v , � � i� I
t � •,t , 9•4 :4 3 X / m � � �' / I r � �.� � / 1
� . .1`` �� t �� � . �R T� __ r � �j , . 9��I J f , �i t-T� � 9:� ti'_� `� �f /�
�. .3 . ` &, t. �-___--- & r � .� � `�./,.�I�i �l r � . . •s..+� • r i �
\ � � �X � �'� • �9/ . i � / x / } •! 1 � ! a,i 1� i'
�r � �. yg�,,pl3,� � �r r ,�/ �.. � I i � i t 1 i � � i .
t .8 ZO�� / �x �` �j � �i .� �� �� � 9� + �8. � f• i
� ti �.,� f ' i ' 1 'I I ! + ♦ �
• ,j`,t��'`i. � 9�`fi�^ �� ,� ��`��� i� i�� �/ �^ 9� �-�� },/� -��� 1 �. �, � .�, �`� •.d !/r_ `_- _� � '' � III �r
� \ 't / '1? /• J
/ `,,'. . ♦ � �ti`�1 � i� i .�r �` ' O 19�t li I � � / �� i �___ � �
l / 4 \ �` � �/ � � � -`�1 1 � 'I {/��r, } 1 I �r,� \�r� � �-� �. �
t � I1+ • �` \`�1 y � �f� �� " /ryl.' '�• ' � 1 r ! �� � .
I ! r � � � .9 f� � 1 ;1 \ I f � �' �� �' �-
l \ � •�� � � �-'� ' '
-ti 'ti ti r� �--_-- '- ' i� , 9 . ^�..� j �I \ p t I 1 � I � i �
�� � `,�� ,S, 1�.� ' f x�q. -_--_� �( �` . ..c �y� 1 l� ! � ` �J'
� �1 `� � l '� •� � 1 \ 1 1� /�' � .4 / x� /
���• _ __.___ �%�_ � .' ,� � _ �.1 ' � 1 �` ��l rl J� '( '�� t�� ' .� S�s i
--.` \��---- yx '3' ���� =� - -� -----t � �� � � i 1 91. � �� �3's �
°* ? _ _�=.z ,�- � --- �j i . � � r � . �, Y �
ea �,�.� ,'•___-:--- ',--- •,�- �, _ _ . ry � `� �, r !� � � '� �. �:
_� •o •��------ - --- =r- x ---�---__----- � � . ��*r � r � ,- ,'
` --- _ �r � 1 's* � i . / .
�� � `ti' - x � � ; + i .
� �8 '�� �...��---a94 ___ ^-�' , ���v�/ ' I + I/ g ,�
_v 1`� ♦ ~�` ' A� f � ! �� p f�,t� J ���. ' gS'`T? // �,`'�/
�� � & �� �.�.."`_ � , tC � � I ------� /�
•� `��1 �`�' �`S i x 1 ^�� � � �.�-----�-��-I _- 1�ti .��� �r i /�
-�-
� �•-.\ yS� �-_-__���--- -�'� I '9S�> . �s/ _- `\ x ,t, __ 1 ,y:r � r� �-~ j�
S2 �` •8 9J � -- � ,¢�c-.I` �-t�� � � � "i '��♦ ��"�� j
.� `� 2S � ��, _ —�! S�J9 S — \ _`P________R — ��3 ,�
,_ . �--r------ -i'� g � �_ —�--�; �i_ � � ���
�''' _ 9so � A°� 9 ` �----�c�--- s �'' s8 � -_� .�
``� r � �'.9--__-,t--- _'"��- � e ���^ 'S • �(_ � ' �A,SQ •
�.� � a.� i� /f vny // ,
�` �`9 •_---# •, � �•• �' �u� ' ''J ' •�
___�_ _____� �. ��i .
k �..� � ��`
9s�„`_ � .��--- y � . '', ,
.s "`�_ * �J `�, /
� __-_ --- -_ �. 955.5 �1 7���� _ . �!. ��` ----'--- -� ' / . . ..
.I -.-o-- /
�
fi � ' � L�•'' �� .d
r -
� ���
// �• / • � .�. •. � •�•
� I � :� �
� `��
� _ '''''
�—, '�► ��;�: �� ■��■■■���
� - ��,.t r -�..
�� ���'� i t
� � .
�M� � ;��:; 11
� ;��;� --
� � �� 11
,� �� , , ,��., 11
� .� :E�:
, �� �I .i, �' i■;� --
I ,I , . � ;�_•�
i �` � �
�� � � � .:>>' '�- ; ��;:E �—
' � � C �ia'+' /�■ ;_':� �� .
, � � , ���l�>>7 ■�■ �E;:B •� � -■ � '
� � � � � ri i�i
, �� � �.i�i�i 1,,�� ��■■■�i ���.
, t� ,, � � � t � � ■■■ ;.,;; ���
� , �� '� �>>� ��■ 'e;•:
-� �■ �'
1 � �� 1 � �I �1 ��,� � � �C,�� 11
� � � ��. Q �-�,
.,, � � i � �� �� , i .� �,.� 11
,� , N � , , M� , � ;; � ;,;; __
I � i I 1 I ;�;-� II
� � � � '�►. ' � _:� ——
� � �, �� ' �, � 1� 1, '�e:� ��
�� �I �I � � I I , _, --
� � „� � � � . . ; ,::
� � � � � .�... ��
� � � 1 r..l
I� �! � � �I I� , � � I �► ;=.,` --
� � � � � � ,■ -.
I � I ,-�. 11
� . .
� � I � � � �.. _ _ _
1 � � ,I �� CI � !I�!�; �::-� �_� � ,. . :
� I � . ..,. �._•_� . I......�.�i�.i ., , �.
� � � I , ,_� . � .
, �� � � � 1 , i . _•. � _ '-� �•
� �� � ,�� I� �I�� �� �� , ,� � �,,� ...�..�.�....,� IIIII ;�,.,
i � � � , �� �� �� C� 0 i � � �. �...�.-'�r '�r
. � � � � , � �� � � :�i�.��.»�
� + � � , � � �1 �� ; , � �-• �� ,�
� � 1 � r
� � ' I � I 1 �� �
� I I _. , � ,��►� -
�!� � �� �;� � �� �� �. i �I� � - :,r�'�:,'.�,
i � r , _
I � � ii ._ � �
�. .� � ,, � � �I .- ; � � .._.._.__- -� i
,�� � � , � , __� � � ���;�� ��.________���� �IIII
., � �, � ,
� �►� � I � I� . � � ��`1■
� d � � �
.� � � � , , , 1111II�1� ' _�IIIIIIIIII� _
. , � i i�, ,� �
.�` � ��, i ; - �e: ■���' ,�� � ►
� ' ' ' .a-� ►
� 1 � ' I��■ i�; ���� 1�11
� � ■��■ :�� ■��■�� 1 I�■ -
� ■��■ ;;;� ■���!
. \��■ �•_:, ; �`11
, . ■■�■ �
\ — ���� ■���! —��� � .
� ��������� 1`■1�����������`J�/ 1
� �—
i fi.�..:• � .^ ; � '• :'ii. j�.�+;.`tc.:�:. ,.
,� t �4r (
� �L�; lf ..' �•f t Y ` tSS`�iL(l'�$ .
• C,,w'�r �!7 (+I r�'y?'�,`io� '�3��.,�,'� � �j" n
Ls �
" 66£59 NW 'ONONO
' 0o�6•oSz•zrg Qy02�1NlOd O�S'd�S69Z
S�l�iGO,}G SYG'LIGO.}G�TlL1G'd 3�N3aIS32� Nt1W�1�3218 so-oz-z
�A 6-�L9
„o�-,s „o-,vi ,�o-,o�
— — — — — — — — — — — — — — — — — — — — — — — — — — — —
o �
I � - - - - - -iS� - - - - - - - - - - - - - - - - - - - :I I
o � I � I � I
�, �II � I � I
W
���� I � I � I � I
, f I o � I
. I � I
_ , �� i �- - - - - - - - -� � � I
. � � � ii - - � � I �
� � � ii � � � �
� I i � I I
� � �'��, ' s�I „o-,zz � I
° � � ' _ � - - - - - - - - - °-I I
"' ��� � - - - - - - - - — �
o � —
0
I � � - - - - o � M
� � ,
II � � � „o-,� �
I - �_ �--
= I I� '� � — -� � I w �.
� � � � I � Wz �
T � � s I � � � ma �
I I � .I �
I I� � J
� L�,� - - - - - - - - - - - - - - - -� �
,�9-�9 4 ��L-�6 4
��0-�ti9
,i5' ;;[�'S�( •: S;' �?p rz'77y����c .sv
�t 4i:.i� ��� �:�' � F�Y,
r'�Y� �` ..�� �':t�'r� .SreLw�'k�d F
�
��� ��f
`�v?3'�i� —
16E9B NW �ONO�10 ,
0o�6•oSz•zrg Od02�1NIOd O�Sb'�969Z
S�11G0,}G Sl�'L1G0,}G��71,1�'d 3�N301S3�!N`dW�1�3218 so•oz-z -
. � �at
o � I I
0
' � �
� � �
� �
z W � —
_ � � - -
� — — —
�' Y � I'� I
i
�i W � �
�i I � I D
� � �
� �— — —
�, — .
________ °`� D �D
^�� � i
�- - - - - - , ..\`\\ - Z � i D�D�D�D�D�D
i `, ��, O�G��f1�,�OD Ofl
i . �,
� i o i �
� �
I H � esue O
I
} �
� C�7 � O � � �J v�i
� � I � � N
I . �
�— — — — — — — — — —� �
Z
� � �
ocac mac ocuc aoc oeoc
.r�� ,�:; � .� � • r^—,..f,,.h.
_ - C. :'s: : ,.. � �:
• �1 � � �; '„ .,d r.�y�� 1,:,�
• ,; ('' ''ir:�� �.�7:rn° �;q.'; �rj � �3 �+
Eza"'., 'V�T::•3Fi�� �t]' �6E77 NW �ONO2i0
' 0o�6•oSz•zrg ad02i 1NIOd O�St1�969z
S�l{GO,}G 5'1L'11C0.}G�.7TL1G'cL 3�N341S3�1 Nb'WN�32l9 �'�-z
mav
ATTIC
� � �
0 0 p
m �� m
� � zp �
00
m �
� � �
� s � —
� �
W
Q � ATfIC
� � �
N
BPlL � $
}
� �
� �` J �
Z
i ` �
I � o pa �
~ 0° Z Q' cN
� � w � � OpO �
I ¢ O � W J
� � � �
I •
�
� �a
:r,•-• ..-. ��., ;:•' �. c�?;�c.�i"*
. . y.,. .���: :.i ' ...;:_ , ��`1't' .
�. �.._ !;-.. . ,
,l. r: ����•, { � �. � n G:iF'�4��,tJ �
•°�' '7 "11: �.� � f�
� c::.� �:,•. :Li% t.. .S. k.7k:. �..):� -
ti' �.:CP:.'n:7.'� ,a;J! " �6�iCJ7N� '�N�O� .
0o�6•oSz•zrg QyOa 1NIOci O�Sb'�S69Z
S�LiGOfG Sl�'YIGO,}C,L TlL1L'd 3�N341S3�NdWH�3a8 �'�'Z -
�
�
N s�
m¢ p
g�, Z
_
wi W ;�
�`= � �Q
;�S � ��
�'
_o
�4 a ��6-�8
��ti
� ��4-�6
�� -�Z
z
�
�
> U
Q w
N �//'�
�� VJ
� � O
a � � �
° ; Z U
Q
�
� Z
ZW
I�O,6 � �
w �
fi �
. /
. a�
t�
muy. iL� LVVV /�'TJ��m vvw UJITVJVTLV ��v� Ivvl � � �
{ . a
. Feb�21�2oos o4:32pm Frvin-CITY OF O�ONO . +A522�9A916 ��oee P.oaa/oo3 F��so
H�DCOVER�A�L��U'JLA►Ty01��'l,��1�S�E'T' '
� s�rBac�20�'�: tc�xc�.�o�v�y a�s� �s�z�n• ' �so-soo� son-i000. C�s ca ��. ��
FxrsTirrc���acav$�YN zo1v� � , , � �'�`�.�'"�
A, House �P� x , ��d� — , S�E. ,
x = , �5.�,
x � S.Fr
' X = S_�,
�. CrataBe x �- S,F'.
C. Driveway x � , _S.P. �
x = 5.1�.
b. Sidewaik x – 5,�. '
x � S,F,
L, patio/D�eck x m S.F. .
, x = �.�.
F. Lar�ds�ape �Q,,�t� t.c9l�rQ.(S x = 2��1.•ZS • $,��
Undsrlain � x ' 0 S.F,
sy Pt�sr;c ' x = . s.�. '
G. Orher �: � S.F.
TOTAL.HARDCD�R IN 70NE - • �- �I,rZ S.F. A
� UTAL PAa�'ERTY A,REA fN�ONE - '�.S(�2�u� 5.P. B
A d B _ h 100 = 5•S�l�a
A ' - H x l 60 � ��
PROPQ�i.p H'A�COYEi�YN Z�IYE
A_ �FYou5e x = ' Q S.p.
• Len�h � wid�h •
a = ' S.F.
x = S F.
�
. x — = 5.�.
�. C�am,,°,G X . � S.F.
C. ]7rivow�y X � 5.�,
X ' _ ' S.F.
3�. Sidcwalk x = 5.p.
T � S.F.
�. Ps�fo/Acck x , b S.F.
X ° ' S.F.
F. x,anflscape ' x � S,F,
LTnQex�01R X = S,F,
�y PlasGi� ,x � .m S.�,
Cl. Orh�r x � S.F. ' .
'�'UTAI.T�ARDCO'V�R,1ZY ZONE - 8.1�. A
TO'I'AL PROPE,K7'�Y AFt�1.11V'zON� , _ g,p, �,
A - � x]00 = °/a .
�
���.��i��(, � e� Au,i�E �c��i� f, .
' ,' •
����^J� I L� L V V V / � 1./����� u✓��� V I 1 �V.I V 1 L V ...• 1 V v� � • �.
�]EPDCO'VER,�,AY..C'[.l'�,.T���'''b'iTC��S�EE'I'• • •-- . ,�.,.,.V�V � .�� `
; ��;��C�C�oiV'�s �c�cY.�aN�) 0 7s� ��.zs �so�soo� �oo-1oao� � z�5��
�������.,���z��� �`° p�, R�
.,4. XTottse .,,, x _ � ���� 5_F ' �
Len� ' �tlQl - - -
x = S.F,
X - s.r-. .
X ° S.E,
Hti (3aragc x — � S.�'. ,
C. Dhvcway x = 23�� 5,F.
� � 5,�.
b. Sid�walk, �, � .5.�, '
.�.
- x = S.F,
L. PsCio/Deck , x = S.F. ,
� = S.�F.
�. �.�as�np� �.� 5, x = z.3+� � s.F. �
tJndcr�ain ��.�� ���l5 ' x ' � '7 5.�.
' �YP�asric � X = S.F. .
Q. OrhCF �'o�- �'i�r.� a z �I Lr S.�'.
�
�"'4TAL HARbCO��R 1N 20N$ ' , . - ,�,� -7� ,s.�. A
�'�TAL PROXERTY A,R�A IN�ON& - 14 j r��� S-p, �
A, ' � H X �00 = �3� Z- ,.,,,,°/a •
A � . g X I 00 � �/
�ROpos���r�Rn�ov,��r��oavE • , .
.� '�ouss x = � ���� s.F.
' �ne� Wid�h ..a
7G � n .�'.}^.
7i a u�' F.
.
, X • � $.F.
]g. Gaca$e x — ' 5.F.
C. S�riveway � — ,j,�'�� S
� . . .F,
= S.F.
b. Sldewalk x ..- _ $yc' 5.�,
� '° 5.��
E. Pptlo/17eok �, x . , � /'f S S.l�. -
x � ' S.�. • .
F, I.aAdscaPe .,�,R.'�F', , W��S x = 1 GS S.F�
Undcrlain x � g.p,
1�y Pl�a�ic ,x �= B.F.
Cr� Other x � S.fi. '
�oT.�I,�taRncoV�a�N�o� . ��3� ' s.�� a.
'T'C�?AL PROPEkT'Y ARER IN ZON� � ,��S"�Z-u ,S.�'. 9 �
A — $ xa04 = � �r4�z piG
, . %� :
. ;, �
���aY� It� [vvu 7�'iJnm uvm uJI'tvJVTtv ��v, �vvr � � J
� . .�� . ���i�u� 1 rYY
�',��CO"V.CR C'A��U']LAT1f�I�1�'OR�S�'x �la��
' � SETB.�.C'Xf L^OT�C�'' CC�R,CX,�C11`I�) 0%�' ; 7��Z50' 250..g00' 500-Y000' G�SGO P�c /ld
�i3C��T�NC B''„Al�2x'ICQ� �O111'� .
,a.. I�c�'u�se X • • � 5 F �
Y.�nath ' Wldt� ' '
x �+ \ S,F,
x p 5.�:
. �c = S.P,
�� G�rege x , S.F'.
C. Drivcway x ^ g0� SYF.
� = S,p.
L. Sidewalk, x = 5.�. '
X — _S.F,
E. Pacfameok x = � s.F. � .
, x — 5.�.
�r Laudscspe — x � — � 1�.�.
TJ,nderlain � �c _ ' , , S.F.
• By Pi��ic x .� s.�. '
Q. Ochcr � = S_�',
To�rAI.xAxDCOVr-��rr zoxs ' - � ,�p�' - s.�. A
7'OTA�PRU��R�'1'AREA Tl�I�ONE � lf�(�� S.�. � .
A. �- .� x�oa a �',`.�n,� �io .
A � - � X ]00 = a,!
�xaros�����ov.��7�d zorv� .
�_ FYouso x = • s.F.
' I.cn�h Wid�h
� = S_F.
�' , � � _ S,F.
X . � 6.F,
S. Gara�e x ° X _ S.F,
C. priveway �c ,�� �« `�b 5, S,F,
X � _ � S.F.
A. SIdew�lk x — g,��
x A .
. ,
S. Pe.�f o/Deck :t , ^ S.F'.
X . � ' 5,�, .
F. L�tdse�pe A „� = S,F�
U'naerla�n x � S.p�
Sy PlabtiG ,x _ ,_ �,p.
G, Other x = , _S.F. '
�oT.aL HARD�oV�R�iV�oNE o !•V�r • �.�a /7.
�4TAL PROP��.T'Y ARE�1 IN�OI+1E . yt 2� �S.�', B �
� T g x 100 .- �2.a�+� ��
--r,
. �
� . � .
� � _
- � .� o,� .
o..^. o
-�=�j=������-�� � CITY of OR4N0
. ._,... ..
i;i�s. ...�.:
�,•� _�.,. �
r� ��'`''�•�P'1'1�` :,,�'
\� 1��:� ��,F{�� •,,j �, Municipal Offices
/.�� 3r;�.1 L {
���r.••h��s�i�;1� �r
�� S�., j i��3t�x-� �
,;, Street Address: Mailing Address:
��'9 ��� "'^�. 'g'�' 2750 Kelley Parkway P.O, Box 66
~��5�� Orono, MN 55356 Crystal Bay, MN 55323•0066
February 27,2006 .
Paul Vogstrom �
60 Crabapp(e Ln ' �
Tonka Bay,MN 55331 .
REQUEST FOR FURTHER INFORMATION . �
SUBJECT: Zoning Application#06-3184 .
The City of Orono is required to notify you within fifteen(15)business days as to the status ofyour application �
for variances for property located at 2695 Casco Point Road. Below is a list of items which are missing from .
your submitted materials c�mplete our review: � � . �
✓ The certificate of survey must be revised to indicate the following: : .� . . �
• setback zones from the OHWL of Lake Minnetonka (0-75', 75'-250', 250'-500', 500'-� �
1000'), . � �. • : .
� the proposed struct�ire(s), � � .
• all proposed hardcover, � �
• the average lakeshore setback, � .
• �spot elevations for the existing and proposed retaining walls to determine height, .
. • existing topographic contours extending 50' past the property boundaries, and �
• proposed stormwater drainage plan and proposed site grading (please indicate total cubic �
yards of proposed earth movement on/off site). . .
✓ The hardcover as submitted has been incorrectly calculated by using the snuare footage of the entire ' � .
lot. All proposed hardcover shall be calculated by the appr•op�•iate zoize on the hardcover worhsheets� � �..
. that are enclosed. � ,
✓ Scaled elevation drawings and floor plans of the proposed residence.
Application #06-3184 is incomplete. If you wish to proceed with your application please submit the items . • .'
requested above by noon on Friday,March 3�d in order to remain on the March 20`�'Planning Cotnmission �. � • . .
agenda. Please call me at 952.249.4627 should you have any questions. � . � � ,
Sincerely, . � � . .
City of Orono , �
� � .
4..�'G��J�����-G'C'�1���f � .
Melanie Cui�tis
City Planner
Telephone(952)249-4600 � �'ax(952)249-4616
www.ci.orono.mn.us
1
. ,J�����\ . .
� y- �'
O.r:.. �
.:::::::: :. ci�� �� o�o�o
�.:�,�.:.:�;:.. �
. � �s.:,:�;:::..::. _
� ?���. ;���'': '��� � MunicipalOffices
\ �;.}�;':.�� ''1
/��i i?lt:'�yli����`'�� ~
.'� �i.�;,;•�=•��;'.,:�;����' G:� Street Address: Mailing Address:
�'�:�..� •���,,tr�.• '�:: P.O, Box 66
�; �9,k� '4��� 2750 Kelley Parkway
`� s��f Orano, MN 55356 Crystal Bay, MN 55323•0066
March�2b�00��
Paul Vogstom
60 Crabapple Ln .
' Tonka Bay,MN 55331
SUBJECT: Zoning Application#06-3184
The City of Orono is has received your recent survey revisions for application#06-3]84 for property located at
2695 Casco Point Road. Tlte following items must be submitted or revised in order for your applicatioii to be
considered complete and for the plan review to continue, following llis review the City Engineer may IZave
additional comments and may require additio�lal i•evisions:
1. The scale ofthe survey is too sinall for such detail and should be revised to at least a 1"=20'scale in order
for a more thorough review.
2. The grading plan on the survey shows grading within the 75'setback fi•om the OHWL,please revise.City
Code requires a conditional use permit for any grading within the 0'-75'zone and unnecessary grading is
strongly discouraged.
3. The grading plan indicates that stormwater drainage will be directed to the neighbor to the south along the
south wall of the proposed house,please revise. .
4. Of the 197'perimeter of the proposed home,only 33%has 6'of coverage while Orono City Code requires .
at least 50% of the fou�tdation to be covered to make the lower level a basemeiit. Therefore,this is a .
proposal for a 3-story house,where only 2'/Z stories are allowed by City Code. Additionally,any attempt
to pile fill higher around the proposed perimeter will cause drainage problems,result in a contrived site, .
and finally,will receive a detlial recommendation from City 5taff.
5. It appears that there will be retaining walls 5'-6' in height adjacent to the driveway, in some cases less " .
than 5'from the property line,please revise to show the walls meeting a 5'setback. Also please provide
engineering for all walls 4' in height or above.
6. There is an e:cisting hot tub withiti the 0-75' zone, please revise to show the hot tttb to be removed.
Application#06-3183 remains ii�complete. [f you wish to proceed with your application please submit the items ; �
requested above by noon on Friday,Apri17`h in order to remain on the April l7'�'Planning Coinmission agenda. .
Please call me at 952.249.4627 should you have any questions. � . .
Sincerely, •� � .
City of Orono � " • .
.�C����� .
Melanie Curtis
City Planner
Telephone(952)249-4600 � Fax(952)249-4616
www.ci.orono.mn.us
- .,.
. ��0��` .
� " •
O : O
�t��,;,;:y=�.,.,: � CITY of URONU
� �•'t�i� i.�I �i%.`�a':' . �y .
�v�,, ?����;,,;.•,';jl�::�,'`" ��r Municipal Offices
�,���li`��'�:��'�''{'ti�'� �. Mailing Address:
Street Address:
��'��`' ��F � 2750 Kelley Parkway P.O. Box 66
-��'EsB�g'�-�,
� �•`�__�' Orono, MN 55356 � Crystal Bay, MN 55323-0066
April 10, 2006
Paul Vogstom
� 60 Crabapple Ln
Tonka Bay, MN 55331
SUBJECT: Zoning Application #06-3184
The City of Orono has received your recent survey revisions for application#06-3184 for property
located at 2695 Casco Point Road and copies have been provided to our City Engineer for his review.
' � In addition to any unaddressed issues from my March 20t" letter, the following items must be
submitted or revised in order for your application to be considered complete and for the plan review
'to continue,following his review the City Engineer may have additional comments and may require
additional revisions:
. 1. Please provide engineering details for any retaining wall to be constructed 4' in height or greater.
2. Please provide updated hardcover information. �
Application #06-3183 remains incomplete. Tf you wish to proceed with your application please
submit the items requested above by noon on Friday,APri128t"for consideration on the May 15tn
Planning Commission agenda. Please call me at 952.249.4627 should you have any questions.
Sincerely, � � �
City of Orono , .
L IiZ�`- *
r
. Melanie Curtis
City Planner
• Telephone(952)249-4600 • Fax(952)249-4616
www.ci.orono.mn.us �
. �✓v � ���t I lV1 �
' ' ' llent 1t08-PC Agendn 02/2//06
� ' !•" 06-3/76(Pnge 20 of 2SJ
�. S-7�� ��y • `7S_�j' �V�` ��7iS� . L(�'�i� ��`25�� ���,,,. `�.:�21�'
� �� �er'bq -��ODTP�t'�C`�'l� 1-4�r p�� �p�� �
9 . 8018 500' �495 2� � ' ,,�}�Q 45300 25987 � 426� ' 24.'I
, . 4180 880 864 4,7'� i'�7' 40415 26397 3553 24.7
3741 995 1145 28:6 `�^-° a� 46560 26426 4694 23.6 �
' , ,�{'� 5462 �712 ' 1241 .. , 51.6 '�'"° �i 62400 26670 4397 24.9
,����� 4901 2052 1082 �'" 47 `�"""' � 53700 29737 35�3 � 24.9
I�� 9987 . 2487 1472 30.� �----� 9350� 30997 4758 24.8
• �323'8 3731 '1985 '18:$ � ,,�p�� 147935 34825 4078' 21.7 �
6690 3855 � 1500 53:4�-�- ��� 52591 37794 5616 25
8172 • 4381 1500 44;9'�---' � 6915Q 41590 2204 25
8850 4750 1237 29.8 '�'r�--d � 99108 44060 � 5981 23
��8,550 4882 �492 40 '�'°°' �p�'� 54436 48400 � 3738 23.1
8600�5180 ��1500 •45 �-�--- "��J 2 50,220 4220 21.7 F
�U 9850 6'100 �499 46.9 �--~�-• 127382 6'I 281 10366 24.9
���� 6494 6494 1385 28�3. '�'""" �'Y 245225 80466 0 0 �
� • 9560 6654 1721 , . 30,�'�'�-"' 144491 95420 8704 . 24.2 •
10048 6750 1500' 33„� �'� 274528 97417 5282 15
�4313 8847 2150� 2T2��-
O'�0'�� 20300 9190 �770� 30,4�-
�� 16941 9502 'I 847 25. � ''
� �9065 �'I 0523 �81'i...- - 25 , -
17060 10780 246'I 33�- �FP�'R
� 34570 10990 4085 24.3 ' �r�
� 23380 1'1360 2559 28,6'�- ' �-L'� ^ �� Vl��- �•'���
y��� 20624 1�424 3040 38.6 '`� �``'�r�' ' •
� 41220 �1430 '1530 23:2 �-- '
� 21500 13'183 2670 25 �
, 20230 13465 2757 23 `
� 23523 13465 2775 24:9 ��
23360 13650 2582 24.7 �� � �
24500 '13816 2252 23:3
22000 14300 2565 32.4'�''" ' /� �•Zl�
. t..
29564 14878 2947 24,J �
�a,,..�,va„�,,,��.,..�.����N.. -.�.-
30800 15190 3428 34.2^�- � ,� y ('
23225 15880 ' 3396 25 • ��2� '�" j ll 3�� `�'�, .
� 28000 16500 2190 24'.5 '
28648 16655 2370 28'.2 "�'�-^
���� 36040 16920 2496 28:8 �--- � � n/ ����
36753 �8117 391') 24.2 � `��'� .�- '��� " ���` J� q
� 31230 18720 3355 2b . �,pQ . '�,S°x?.�? �{-C, fk'U(� �' 3� , �1 0/�0 ��J
. 29124 19534 3200 25 - �dp•O �-� �V � '
43150 20015 4�5G 23,6 ��� � ! � � `�`�.S lo .e,`�� ;
32284 20�70 3608 24.9 ' /0 p�•0 - !5�oc?p t�'� /��� = 'Z,'Z „� °`a �1.3•. '•
� 28�90 20180 3777 23.8 i � d � �
�+ 37479 20345 3052 'I 9.S ������ ~�1� ��� �Y�� �.� '� �" �g •,I
�� 26925 20530 3805 24.9 ��� .. � p�`p � ��� = 2�, � v�e �l� !
'`,�i � 31188 21�91 4453 35r7 '�- �S csoD ' 3���ti' �'�- I�G? ^ �`I, fD o/ ('"7� !
U 88543 22497 4700 39:2 E~�-- Z � ` (-{-C i�J�'a � �3 ,� �° CN 3�j �
33076 22500 4462 25 ��<< � ���` d -
43�70 22695 4712 24.8 ��CI�l " �Q 6`s"' �'��' �`�S =Z'3 :'� ��: (3� ;
�73679 23780 4574 24.7 . ��-C �U� = �'��`�- �a ���
5330 2 2 25 ,�l��
40436 25553 4024 25 •
� ���43`} 54�R�°Ld►.,�Y' • �i
�`�i�iidi'ir P4��`��a.�'tAa`� , i
� )3q z �lrL'-�+^�'�/�Rj� s�P-rP�� 1"'-.,i'7' �, .� '�•'��P ��-�'��' t
i
va L
� 1 ' . � Ren�#08-PC Agenda 02/21/06 �
in'��� �� .��., ZS'� /],�/)n�/„�f` „?r/-�� . ��wzS�l �£�� ,�1�ag��d(�a,� .
�(t.� �� r����Pu . '�G . _�� /�•l� '�pe�-�� . �p a
, .�.o-w..�.. � , �-�-~-., �--,-"''"-'.�' e".�.""."' , w,u...�.-+�...�. _
V 245225 80466 Q 0 59282 50,220 4220 21.7 �
4�80 880 864 47 �';-' 45300 25987 426� 24,'( �
' '� 4901 2052 1082 47 �--�.� � 62400 2667.0 4397 24,9
37�1 995 .� ��45 28,6� �TMr l 3�188 2��9� 4453 35.7 �---
,Q 8850 4750 �237 29.8 �� � 33076 22500 4462 25 �
� 5462 '1712 �24'f 5�,6 +�*� v\ 73679 23780 4574 2�,7
hy� 6494 6494 �385 28.3 �'��°�' • 46560 26426. 4694 23.6 ;
1 9987 2487 1472 30.5 � �-g�Rr.1�� 88543 22497' 4700 39.2 �-- i
' 8,550 ' 4882 '1492 40. �� P� 43�70 22695 4712 24.8
8018 500 1495 25 93503 30997 4759 24,8 j
9850 6100 1499 46.9 � 5124 25 f
6690 3855 1500 53.4 � pr� '�274528 974�7 5282 15 . , �
8172 438� '1500 44.9 �+ ��� 5259� 37794 56'16 25
10048 6750 1500 33.9 �--• - 99108 44060 59,8'I 23 ,
8600 5�80 '1500 45 $-4- • 87 4 24.2
���� ,2 a�• ' •p�� '127382 6128� � '10366 24.9
�Op 9560 6654 172� 30,2 � �1 . ,
r 20300 9'190 1770 30.4 � ••
�� 19065 '10523 �81� 2b � �
1694� 9502 1847 ' 25 . • ' • • '
13238 3731 1985 '18.8 �
, �: �-- � �.�. `U�- G��`'-�'' ?
• 28000 16500 2190 24.5 • , ,
69'150 4'1590 2204 25 _ .
21500 �38'f 6 2252 23.3 -� • '
28648 16655 2370 28.2 F-----' .
�� 17060 10780 2�61 ' 33 �---- ���'�. ' t
�d� 36040 16920 2496 � 28.9 sc--- • :
� 23380 11360 2559 28.6 +E-- .
22000 14300 2565 � �,.32 4 �----�
- 23360 '13650 2582 24.�7 -
2�500 13'183 2670 25
20230 '13465 2767 25 '
23523 13�65 2775 �24.9 ' ':
29564 14878 2947 24.9 • .
• 2 624� 142 0 . ¢--- $W�'M°"'�.. .
. 37479 20345 3052 '19.8 �
29124 �9534 3200 • 25 ' �
� 31230 18720 3355 � 25 , •
�(� 23225 15880 3396 25 •
� 30800 16'190 3428 34.2 �'
�� 53700 29737 35�3 24.9 , .
� � 40415 26397 3553 24.7 • �
32284 20170 3608 24.9 .
54436 48400 3738 23.'( ' .
28'f 90 20180 3777 23.8 .
� 26925 20530 3805 24.9 �
36753 18�17 , 39�1 24.2 50�,,.� �� �(�IZt)1/� �D�'���
4 25553 4024 25
� 147935 34825 � 4078 2'1.7 •
,,�� 34570 '10990 4085 24.3 .
��.,� 43150 200�5 4156 23,6
' ' ° ' � ltem#08-PC Age�rda 02/2//06
. � ��P�JG'�+,,v� ��' I �.S"Z�� t�t?h�5'+�6[Pn�lS�����
, �� ���, � �''��,yi-,t,� �i.np����EvF �5� �^b�tl^ An�.� `.��iil�'��M� tl�
• /•�'w p
I V� �.1� . p Q ��y..,r r� .
� �� .� __� ,�.�-� ..._--�--- -�e-�— ......-...--
. a 3741 995 1145 28,6 � 46560 26426 ' 4694 23.6
, 4180 880 864 47 � 525�'�� 37794 616 5
4901 2052 1082 47 �. �-��53700 29737 35'13 24.9
� 5462 '1712 ' �241 � 51:6 ,�, �U 54436 ' 48400 3738 23.'I
6494 6494 �385 28,� �, 59282 50,220 4220 2'f.7
�,��� 6690 3855 1500 53;4 .d� � 62400 26670 4397 24.9 '
80�8 500 1495 26 69150 41590 2204 25
8172 438� 1500 44:9 �Y� `�`P����S���'$i�"""'.�..4574 24.7.�
8,550 4882 1492 40 F; , 8 4� ��7����I�b�����"�MU 39;2��
8600 5180 1500 q� $� � 93503 30997 4759 24,8
8850 4750 '(237 29,8 a�,� 99'108 44060 5981 23
.. _.........,�.,.,�.�....,.,..._.....,.�,,..,�...,,,.�
' 9560 6654 172� 30;2 � ���,�tl 12738'2�61281 10366 24.9 •
9850 6100 1499 46.,9 � � � 144491 95420 8704 24.2
9987 2487 1472 30'.5 � 'I47995 34825 4078 21,7 '
10048 6750 1500 . 33.9 �1� 2452P5 80466 0 Q
� �3238 3731 1985 18.8 ' � 274528 97417 5282 15 �
0 ,p 143�3 8847 2150 27.2 '�°
1n�,�;�� 1694� 9502 �847 25 ,
17060 1 Q780 2461 33 � �D�%" "� .
'19065 10523 1811 • 25 �
.� 20230 13465 2757 25 '
20300 9190 '1770 30,4 ��°- �'—' = � 1��,if�. �.o�'��
20624 1'1424 3040 ' 38.� •� �W� �-
' 21500 '13183 2670 25 �
� ' 21500 13816 2252 23.3 '
�p A 22000 14300 2565 32.4 �°`�'• � M� �
'U � � 23225 �5880 3396 25 � ��� /°� � 7� �
���� 23360 13650 2582 24.7 �1�> � 3�,� m��
2338Q 11360 2559 28.6 •�1� ���P�• .
23523 13465 2775 24.9 • / �� � {� '� .�
26925 20530 3805 24,9 � `-�� f�������i� �/
28000 16500 2�90 24.5 r � d p .. 3,x', ��p „�,to � � f
281•90 20'180 3777 23.8 `� � Z ,� / � .
286.48 16655 2370 28r2 �� �p�' �j+� ��/t��p�� �� ��I m/a
29124 19534 3200 � 2� '
29b64 14878 2947 24.s � ��n��,,a -,y^��d•a o 2�M n 'D�9
30800 ��15190 �4��''L.����,�, , • ��'�
� 31188 2�191 4453 35.7 �-� ' �I�� S�� �p uf Z�`G� /o .
�v 31230 18720 3355 25 ;
32284 20170 3608 24:9
��� ��� 33076 22500 4462 2�
���� 34570 � 10990 4085 24:3 �
36040 16920 2496 28:9 � �
36753 'I 81'f 7 39�1 24e2 .
� 37479 20345 3052 '19,;$
�40415'�'�'26397�� 35b3M�^ � 24.7
40436 25553 4024 25
� 41220 11430 �530 29.�i '� ����.� �r� �����:`��
�� 43150 20015 415G 23.�
J` �,�A 43170 22695 47�2 24.8 � ' �
��q� 45300 25987 ' 4261 24.1 � '
. 45330 25220 5�24 25
� �
' �� �' :.,-• . :: .. . . . . . . .. .
� . � . , •� �: .': , :... . ...:�: .. . .. .. � . � . � �
.. .. . . .
23
, . .. , .. • ^ . .
. • 35�West Mighway.3G� St:'I'aul, MN 55113� . • ,
, . � � .: ` . � �Bonesfroo. ,� .:. �: : . . . . .. .:: . : . .-.-. . . . : � - . . . . . .
^ ROSeI'lC'..' ° . � � Office'.GST-G3G-4G00,• Fax:G51-G3G-1311;.;•`�.: •' . ' _ .. . ,. :
� ' . A1lCleP�1�C&=' www.bonestroo:com': . . . , ' . ' � . ,
. . .. � ��Associ�tes:. . - .. . .. . .. . . . .. . . . , ... . .. . . ... . . .. . . ." • ..
. �� :�� �.'• Engineers&Architects� ' • � . . . ' •- • . . ' . . • .. .
� . . , �A� ri1�1:8;2006�:. � . . . ... : .. �:... �� �.: .. . . ...� . ... ; ,. � - � . � .F�.�C�IV�� " . ,. � . � ..
. . . ,p . . . . . � . ; . . � , .. . - ... _ . .
.. . :,,.. . :_,
:......
• :.� : •.�:...: ��� . .�,: .'� :. ..: � �`: ' � � • ,. � �. � .�, . ' . � � , .. . . � • _ . �. �
..• APR ...� .� :.;.
� - � . . IVIs.:Melan.ie C�irtis � � � . . . �: . � . . . ... . .. . .• .Z006 , ,
. . . - - Planner`.:,. . : . . - � . . � .� : . . . , : .' ., .. � . . • . � . . . .
. . � _ r: n. . . . . . . . - -CITY OF O�RQNO..� � . �.
�� �; ...�.� • .. �C.t3'..of0 0 0� .
- � ... .Post OfficeBox'66,;. . ti:.`�.:;:�. . . , .. �. � , . . .. . � .. � , � � . :. • .. � � ..
. „ .. . .... : .:. � . . . . . .
� � _ �. : � ..Crystal Bay,1VIN,5.5323.. . . � • � . . � .:�. . ' � " ; ' � . .. .. .
. .. . . �,. . ... . . •. - . � , :. . � . .. � . . .. , . .. . . � - . . � ..
. Re: .� �2695:Casco Point,�2oad� � . . - � . . ' . .. �• . . ' �� - � . � . . . � .
.. ...: . , .
. .:,. .. .. .. . ..
':. .._.:�_.�.�.� . , . . •�:FileNo:�00'0139.=06000-1.. � . '. . . . � .. .. . . � . � .. - - . . .. . . � .... � .
. � �: � � � .`:�'latNo:06-31$4 � .� � �� � �� . . .. . , .,� � ': ., � .. .. . . .. . . . .. .
,., .. ..
. .. ... "'�" ;- ::: � • . � � � . .. . .. . ;,_ • . . . ..
: - :.:: . .. .�-
,,, . � . . ; . . ... . ;<:.; . . . .. . .
.. .. . . . .:.... .:.. .
: ...
. � .:. , �....: �:.
. � �- .. �° .Dear•IVlelanie:��: - ..
.,,. . . .. ., . . . . . . . .
.. . . .. . , .. , . �. ... ,. .. . _ . .. . . . ,.
.,.,.;. �::....,:_: . . . . . .. ..., .� ..� .. .: . � .. .. _ .. .. . ..: .,-_. . . .. . . .. .. ... , : . . , .
. . � �.:
,�:,.-. ,:. :� .We have reviewed'the suryey,for tlie:proposed:hoine constiliction at 2695 Casco Poirit Road:We liave the .���:.�:,, '��.. ..�
. .. followin "� ,relimma � . . . .. . . ." . �. . . . �� .
.�:. .- g p , ry,comments with�regards�to engineering:inatters �,�_: �. �..:°-.���,:�:�':�.: .:�.,.�_ .._. �-.
r . - . . . , . ..a . .. _ . ..
.. .. . ..�, ...: :.. •• -.:...... '.: :. ..� . . . . .
::". ' ' .., ...':.'. . . . ,.. . . . . . .. . .. . .
..'.. � . . . .. � .. .. .. ... . .. :. .. ... .::.. .. . . `: .� ''�"•' �' •':. ' !'.�._ '. .".:. .
, :. .. . . . . . .:. .
' � ��:;.; `��:':����. • ;�_.Theswalesshown�iri.theside�yards,adjacent`totliehome'do�notagree.rvitli�theproposed,grading� :."•:�.;:;���;�:.::
. .. .�;...� : . � . � . . , . . . . . . :. . ..
�� .: .::. � lan T . . :, . .
_ p: he grading plan sliould be revised�to show how tlie proposed swales will be graded..:.:����.,• �. . � -
,,. . ..�: ��-����'Additiorial mformation�should be provrded�forthe��existing storiri"sewer"sliown At a:minimum '�:�`�:�:``:.:�' �� ��
: .. .. .. ... ...
.:
. . . .. . . .... . . ...
. .. ..._ , .. . . . _ . .. . � .. : .... .<.
..;.�.,. ::; :.. . ., .. •<.. . . � - . ...:. . . . . . :. :.
::.��.pipe�size,structure and pipe.�irive"rfs and�pipe.material information:.should be..proyided As.a�rule.:..�;'�, :"�� `.::;:::
. . . :. � :
� �:. ..:_:�:�. � _ ��: �flie city�discourages sforin sewer discha'rges directly:to;tlie lak�;The revisedplans:should: '�
. _ .
. :�. . . .. . • . .. . � _ . . .
�� � � ���.•�� .� ��` �.'���elim�nafe�the need for the storm sewer or �at a minimurri`�chailge:tli_e;discharge locatiori"for the: �::� �
.. � .:. . • . . . � .� .• .-��:
. .�,.. .:;; .. . . . .. , .. . , . . ...
. ... . . .. .: ��.:. : �...... ...: .. . . .,., .:.. . . �_.:. . . �. .... ; . . .
.:',`� �:.�.: . ,_ �,: . pipe.so tlie:waferxuns oyerlatid for a distance.before��reachirig:the lake.The plaus shouldinclude.;�;-i.:,-.��..`:.`.:..:�
. . .... , ..._ .. , . . . . : . . . . , , .
��' � : �:� ;� :': best managemenf ractices�such as i�ain�� ardens,ener dissi aters=or�ve etafed swales.'to���rovide� �
� . P g. gY. P,, g A . -
�_ . . � � :some water�"uali� �beriefts.�:.��:�' - � �� '� � . � �
,q .t3'. . - , . . -
. .. :�.:'.�':: If�is'�unclear what::the l'rie.�''�: :�� _ --_ � '
:. . .. �
_i ., under�tlie�dr'iveway�shown:57•feet east`ofthe garage represents.�Tlie' ". .:::�� - .`'.�...:��'�.
. _ ..
:•....:, .
:. � .: .. . . .-; . _ . . - .
,.. .�. P
��;.. ��.....:;�.: •:-.;: �� plails should clarify:what�this lme re cesents . . � - � . - � •
. . . . : :.� ,. ..- ..�:..:. . . ... . . . . . ,. . .
. .� .. �. : .:.... . . . �.. � . �. . .. .. . . . .
,, :. _,.� .
• . : �.
���� � =��':�": : ::��=���'.�:.. �.:It�.appears tliat.t(ie;proposed`refaining�wall is over�fouc�feet:ili.heightnear tlie nor�lieast'corrier.of.`':":�.�.�,`:;.�:`.�.�:-
..�-.:: . : ... . . . .. . . . , .. ..
.:��� �` � � ��: ��� � the ro osed�liouse���.S� ed eri ineered'des��n drawiri� s are�re�ui,red;for all.retaiiiiri vi+alis,over`..
. . � . .
�.�� �.:.�..� �'��.,-..�.� , � � - � � .. . .. .
..
. >.,... . `.' ' : .,fo � �g . . .
P. P . � g g q g
. .. ........ :. . • ur feet iri heiglit:; � . . .. . . . .. . . . . . . , .
. . .. . . . . .. .. .... . , . . . .:, ,... . :. ,. . ,,:..... � . . . •.. . . �. • . . � �.•.�. . : • . �
_., . . . . .. , . .
... . � .. ....: .. . . . . ..... . � . .. ... . . . . .. . . . .... . .
>. �..-.�- ��� � .,,.:.::. •��:�:Tl�edrawing"sh'oiild�clearly�sliowtlie: �ro osed�� radiri �rvith,orie=foofcon"toiirsmatchi�ri� into�tlie:•;'�.`�:�,:�:•.��.�:...:
. .. . P,. .P ,g _ g . .g .
. � �.`�:�existing-orie=foot coritours.�Both�tlie�existing.and proposed coritours ileed to:b�e:.clear`ly labeled �: � � ������
. , . • . . . . : .. .. . . �t-�. .. . ..�
� . - .. . � :: ;: .. �,.: . .� ;.. .. . ..:,,. ,. . : . , ., . . .: ;. .. .... ... :.. . . :.. .... . . . . . . .
��� � � ��Once this iiiforniation is'received we�caii �erform a inore detailed reyiew of filie �ro�'osed, ro ect�If ou;°.,:-�•���:�'�.":+:t��:'�.•: �
� .. .
.,•:.��. .:, .:. . • , . . .
..,:.;�•.� �.��...;� .��liave atiy questions;'please call�me at(651)604=4863.��� � ` �� � � � - � . � .
P .P P. J. Y
- � . _ .. .. ., , � '� . .- , , . . - . . _ . ... ,
� . .. � 'Yours`vei��.`trul •; . . . . . � . . . . , . , . .. . . ., .. .
. .7! Y� _ . .. � - � ._ . . .
. . . `�� . . . . . . .. . .
� : .: .: . . . . . . .
.. : ..,.:. ..... �. � .� . . . .:.. _ .�. . .. �� .. � .. .... : � � • . . :. . .. . . , . .., .-
� � � � ��$ONESTROQ;"ROSENE;ANDERLIK&'AS:SOCIATES;�INC:�=� � - � - �� . . �.� '. � � �"-�
� . .. ;_�� , . ,. . . � . . � - . . . � . :
, : . : . . � � � � • ..
. . ,
: . ..... �.�.
....
,. ... . .
..
. .. � . . . : .,.. . . . ..
.
�;. .. ._ . �-
. . . . .:,� . - � . . � .
��. -
. :� .
. . p�'J'''l -
� � �Tom`Kello � . . �. . �� . _ ' � � - s . . . . : . . .
. . . gg _ . .. . .. . . , . . . . . . .
. _ . . , ' . � .. . . � . � .;, ; . � � � � . � � � � . . . . . . .. . .. � :
�. . . : ... . .. ., , . . . . . . .
..... . . .. .
.:.. . � �.... . . . . �
. .� :. :
•. • � •.. :. ' ° .�. �:; .,; _� •. ;St..�P'aul;'St.'Cloud,.Rochester„MN !:Milweukee;Wl �'Chic�go, IL
...• . . ,.. . ,,: . , _ .
• ' . . .. .. .� � 'Afff�mative�Actlon/Equal Opportunity Employer and:Empfoyee Owned .^� • , .. . . . .. .
- �. . �� . ,. . .... . . . � . . _. . . � � .. . � .
. . �.. .. : ' •.., . .. ..: :.• � �. 3G� St .. .
� : . _ . . . . . :., � . .. . , . .
�2335 VVest Fiigh�nlaji .Paul, MN.55113
� �. .. ;� .: .Bonestr.00...:.. ..... .: , .. . . .. � . � . ��. . .: .
� �� . . . � �� �Rosene�`; ;``�:�:.. '. .off�«:'G51-63G=4G00.• Fax: 651-636-1311..� �.,.: '.;, , ` ., • . • _ , . ' _ ; .
. . . �.- . • :' •�� . '.':• �• '': .. . . . ,
.. . . ., . . ,• . .
., :.. . . , . .. .� . :.
�: AI']C�eP�I�C•Si ':.• . • www.bonestroo com'• �•::�._��� � •�' • • ' •
� �� . �. :� �Associates� . .. . . •. ... � �. : . . � . � � �. .. :�.. .: : . . � . �� ::� : ..
. . ... � . . ,. . . . . . . . . . . . . .
�" � ' >'..Engineers�&Architects. ' ' '� ` � '
. _ : ;• �.. . • • • � . , ... ' . . . . . • _ � .
• . • ��Iv1ay�8;2006: . .�,.. � . • . :-. . : . . . .. . . . .. . . . . ; . . . . . _ . . . . . . ••,. .
'� ..::. :� �.�. Ms.�IVlelanie,Ciirtis ... . . '. . _ . , � . .. . . . ,.. . . . , .�:. . : , .�. . ..� .� .
�. � � ' : � Planner: . �� � .. � � ..�� �, .. � :,� �. . � � •� � � .� .. . . . . . . . . .. . .
� � City of Oroiio� .� .. . . � . . � � �� . � � � .
. . ..,.�: .
. .� . . �Posf O�ce�Box�66�:� . . . � . .. . . - �. � � ... : : . .
� ` � • . Crystal Bay;1bIN 55323 . . � . • . ' .. . . � . , .. .. � ... . .. ��:� . � . , � �� �. � � :
�� :,.. ��� � � ...:�. � � � . . • ..' . .. �i . ' : : . '-�. . . . . � � � . � .. ..
.•, . .... .
.Re:�, :,;;2695.Casco Point Road �
.:.,. .
... . . . ... .... .� .:`:�File No. 000139-06000-T �::�.,--.; � . � � ' • . '. ;, . . � . •
. � . . : . . . .. . . . . . � � : � . . .r:� _ �
�.. .. • .� `Plat No. 06-3184:`•��. � : : • . � . � .� . � � � � . � � � .
�.. .. �. ..... . : •. ... .. . . . - . .
.. . .De'ar Melar►ie:.� • � . � . . . • . . �..�. � �� . . . . . . . . � :.
� . � - • ... .. .. . . . . . . _ . . . '�� - , � . .
:. .. :,�... .. . . . .. �..:•.�:...,.: .,.. ..,.,- . ,...;.,., . .. .. .. ... _ , .. ........ .. ....: .. . :.. .. ,:•�. . . .
. .. . . ..... . .. . ... ... ...
� .We,liave�reviewed thesurvey,for the proposed home constructtori�at:2695 Casco Point Road:.We`have tlie,:'��:_'r�.�.;:���.��
,. . .., .�.,.......� ..
, .�.�. �.: follow'irig preliminary comrilents with regards to,engineering.matters::� �.� ��.:,..�.:�'..�:�;;:;�'�,::��`. :��.��".: :.•.� :.� _ ,
. . . :,� - . _ � � � .
..., .. . .. .. �., :;: .� . ,. ,..::.�..:�:,..:.:�.. : : �: .; . . .. ,. .. ,. . ._ . .-:.•,.. . . ;. ,,. .. . : . ....:. . .� .;� �.. -
, :. . . . � . ... . , . � . . . ... .: : .
;.�,.
� �� �:�:.•.: ��T1ie drainage arrows.sliowri in tHe`side�yards and�generally throughout the plans do;riot�agree.with��:�� �'.::. '. ����.
�.:':.. :�.�. .� � : :.. � . : . . . . �
� . . . . ,.
�"�� �� ''����� �'��tlie pio osed' adin � laii i.e,;arrows riorth and"south of the hoine show'water�runnin
.. .. .. .P g?' gP ��� . $:� �:��. _.' ' ���� .���::. . � .
- , ....:. ... . . ,
�. .... . ,... . . _ . . . . . . . .. . �: . ,
, . ;•:' perpendicular to dowri hill).The,gradirig plan.sliould�lie,revised to�sliovi+how the proposed swales��:;��;,;::�:;�::.: ���
. �. .� � ' .will be graded.'.Side�yard swales should contairi runoff oii ffie�property;.' �:;�::.;�� : ,
� � ��...��As a rule the ciiy dis,courages.sform sewer discharges duectly.to th'e lake The revised�'plap's,. . �. � � . :
� , � . . �'.:should,�eliminate the need for the storm sevi!er or; at a minimtim,�charige the discliarge location for ��: -�.•�:�:�� _:.
. . .
. . ...,. .: . . ., . .. .
�� " -��."'fHe pipe;so the water runs',overland.for a•distance before reacfung tlie 7ake.�This might:include. .
. : .. . ;.. . , . _ . ..
.:.. . . .
. �. ...:. ... .. .. . . .. ; . . . . . . ..
� �� � � ��� � •�� ��_:shortening tfie'existin� i �e dischar u} to�tlie lake at a� oint outside of th�e 0',75';set6ack;arid. :�
., : ._ : .. . . . . _ ..
. .... .,. :. . _ g]�P $ g . P . . :
�=� - � �� `�•��:��� creating some.,type�of linear:rain garden.with;a noi-th-south'o,rientation,on tha lake side of tlie`:.:�:<��.':°:. � ..:�':���.:
. �� � ° � : home:.The�plans:sliould mclude othex best:management.practices such"as energy.dissipaters'or,�� :��.-�..:.:; � .
. .. ....
.: .-� :° _�,.:�: :.,. . :. .:. .. . . _�
�� . : � . .,. ..: . ...:yegetated swales to provide some�water'quality�benefit5: ::�:`.� .����• ;°.:.�:::�>�. ..,..' ., :: ::�:�• : `�.:: ;�. :`�:.: ':, . � _�:.'
.� � � �� • �. The drawing sliould clearly show fhe proposed�gradmg`wrth one-foot coritours matehmg�into�the�.: � ;
" ��� � �"� � ' � �����existin�'one-foot coritours:�Botli the'existin and ro osed contours need to lie clearl labeled:�...'.�,:` ;;:���:-�,".���..•_�.
�.: � ,�.: ..: � b P P Y
. �. . �::.�:�. ._
.. .. ,. g . . . .. , ,�.
... . . ..... .. . . .. . .. .. . . . .
.. ., •: .. .��. .. ... . . . .
�•����� � � ���= . :.::':.;�...;.�:Final,plans should iriclude er.o"sion,and;`sediment coiitrol`details.��' ��.: �; `� �=�`::��;���• � ��� �'��:���- : • � � �
. . " � �� � , ... .�:.��::::�������`��:. �
";Orice t�iis informafion�is rec�ived we,caq perform'�a�inore.:detaile�i�review.of the�proposed� �'ro�ect:If you ��..::�•:``,��.��;,� :-�
. .� �.
,:. ,. . .
: � �...::. ..� .;. . .
•� - •�� `��� : liave any questions;�please call''me at(65�1)�.604-4863.. � � � '� '
. . �.Yoi►rs very truly;:. ... .: .... � � :� �: � ... � � � . , � �. .:'.: . • � � ' . : .
� .� :L • . . � �. . . . ` . '. :, � � � . . .• .
, � � `�BONESTROO,�ROSENE;ANDERI;IIC"&�ASSOCIATES,,IIVC:�:.�� " � ' . � � � • • , � . � � � . . ,�. ,
. . �. . . " � �� �.. � �. .� �. . ' � . . . : , ;,:.: . � . . . � .. . � . .�. . . .� .
. ��l . . , .
. 0�7. , - .. . ,
. �l'�.. . . . . .. _ . . . .. . . � .
� _ . �Tom Kellogg.` . � . . .. • . '. � �.. � .. . . :. . � . � . � . .� .� . . �- .�. • � .. .
, . _ .. �.. . . . . . .
,.. . .., . .. •. . :. .. . . .
. . , :..�. . ��: .. . .. � ::.. . . .:. . ,. . ::��
. _ . ... ,
:. . .. . .:.. . : . . .� : ; : ... � � �. � . ...., . , . . �. . . . . . .
.. ... .... :. . . . .
°" '' ` '' � :: ",. �St.'R�ul, St,•Cloud;.Rochester, MN� Milwaukee; WI,r�,Chic�go, iL., .,'. �� '
`; �. . '..�' , • '• .. .�. .- . .. .. . . e • . . . . . . . ` . . ' .
. . : ;•
,, .. � �•...r �..,•.,,,.,- .,., . •. .. ;•.� : Aff(rmative Actfon/Equal Opportuniry Employer and Empioyee Own d�
� . 2595 �Casco Paint Road Variance Request
Sent VYa Fax ta 952-Z49-4616 � _
March 20, 2006
Ci.ty oi Orono
2750 Kelley Parkwa�
PO Box 66 �
Crystal Bay, MN 55323
RE:V'ariance Reques�s for 2695 Casco�Point Road
By Pa�tl Thomas Homes �
It appeazs that the req�est is no longer on tonight's planning commission agenda.
WE assume it will get rescheduled:for another meeting. �Ne would like ta submit some
comments in regard to the pro�os�d reqa�st via this leiter. We ar�doing khis just in case
we have to miss the nexct meeting. V��are also doing it�n the hope that the city's
ei�gineers can address the�drainage issues &automobile �urnaroiu�d issu�s that this
proper(:y suffers from.
IViy wife a.nd I live next door io t�ie subject property. We h�.ve livcd at 2691
Casco Point Road since June of 1991. We have s�en a'lot of changes�ca our
neigllborhood in that period of time and we lika th.e xebuilding tha�has been occurring.
'the n�w owner o�this property,Paul Thomas�-iomes,has requested variances to
allow them to tcar dovv��the current house and build a new one. The new owner is a
builder who has previously built on lakeshore in our fair city. So the new awner wa5
£�tll�aware of tl�e city's ordinances wh�n he purchased the propexty.
There is really only one variance that the city can really taks issue with u1 lhe
notice that was sen�C to me,that being the hardcover requ�st��or the 75'to 250' zone.
There is a current h4use on the properiy that the new owraer wants to tear down at�.d
r.eplace. The cutrent house is alre�dy vvell in excess nf the Z5%hardeov�r limitatiun for
this zone. This hardcover was already approved by thc city when the house�uvas
originally built in 1989. In fact there is les�hardcover today then originally agproved by
thc city. A previous owner removed a back dpek sys�tem Iast summer,reducin�a couple
hw�dred feet o�hardeover in tlus zone.
All that said, we want the builder to be able to build as large a house as he wants
too, assuming: .
1, that no set back or he�ght variances are required,
2. that no part of the prop�rty is built wi��in the zero to 7S' zone, and
. 3. that total hardcover is no �reater than tir►hat the property cunently uses within
the 75' to 250' zone, `
. � ;
2695 Casco paint Road Variance Request
�
VUe believe that the property qualifies for the hardcav�r variance x�quested, Xt has issues �
that create"hardship"• 'I'he property's approach is downhill,there is very little flat fuea
at thE bottom of the driveway to allow for turnaraund. Therefore,moving the house
toward the strect,furkher reducing hazdcover, is not an option. _
However,the s�te has two main issues that ne�d to b�addxcssed as a part ofthis
request:
�. Turnaround—The current turnarovnd situation is h.azaxdous and neecls
to be fixed. Cars get stuck and fall off i'ha dri�ewa�far too fxequently
d.uring the wintier montlis. Tn addition,cars are fo�ced tv back up the
driveway onto Casco creating a�urther hazard in that stopping gaing u�p
that driveway is easier s�id then done without having the pol:entia.I of
sliding back do�tn the drive. We have s�en lao many�near misses in
our tim�here and are certain that someday,someone wi.11 be severely
injured i�this issue is not fixed,
2, Site Drainage—Our property is uphill from the subject properiy(iheir
' turnar.ound is adjacent to our�arage with a de�p valley between tbem).
The city sharild require fill,or allow the builder t�pu�in fill to level off
their property that is adjacent to our garage and our parking area.
This would elimi.nate the need for a retainin�wall and actuall�+reduce
hazdcover in.the 75' to ZSO' zone and help ta create a turnaround for
cars at the same time. The fill would have to �o uver our property line.
We have no issues wi.th the builder placing fill on that portion �f our
pYOperty(adjacent tv our garage and parkin6 area) if it would help to
� rectify the above twa issues.
One otller point,tlus builder tl�rough �ui another company he i5 asso�iated
wifih(Vogue Homes), wtien huilding a new home last�ear on Casco took down
trees that�vere within the 0 to 75' �one and trees that were on the adjoining
property. We vvould like the builder i�be requi�ed to indicate where trees are on
iheir site survey to insure that there are no issues as this house is being built. We
have t�ees on our properiy tllat bvffer alu properky from this property and do not
want them tvuchcd. In addition,the builder has trees in the 0 to 75' zone tliat hv
nught be tempted ta take down.
Hope£u]ly we will be able to make the meeting when these variances are
di,5cussed. I3owever,just in case,please read our apinion on this matter into the
record. � -
Thanks,
,/�•� � _
$ill Mi ler .
2691 Casca Point Road
Waqzata,MN 55391
Y
t ^ �...:,.,�;.� ( �
. � „.;.�r_., R.,. • l�i��' (;i /) "
��. . �.,F�-:r.:��,?7
a . C+�"�,'�� �.` i..��.:
!'i��
�. t::' • ..,�+:,/.<'"•1
'.'i�t:t`�:' ...: ;:U�._ ...r ;�:�.h •�.:� ':� /.�'''•
` ..r'` ', �...;,, ,;,�;,�,? ,�j
t�'�`, `` .,. �s E;�.'�
�.ii!,` ,4i^
ti O � �
h w
� .� z � o
�- � A � � ¢ z �aa, �awt�c� � o� �a
O � Oi � W C7 O � � � M � N � W � � � � � .�
�
O
Mawm � w Maz � p�, � ao°. a�. � N a�„ � z �\
� o ¢ ¢ w ¢ N ° ° a. o � oa: � O O �
� � aW r� °n oawz ¢ ¢ � � ¢ ¢ ¢ ¢ N
o U � V r�^.1 w U N o V W U N A Q O
� o � � o �" � (�
00 � a �¢r o�o 0o n � F n ¢ oo n n ¢ � .V]�i H \.
M N .�. i G � �+1 N [/� fn N � M N O A N � �
� � � � A � � rx A � � u: A E""' � .../
H A z ?' �¢ A z � Q A z � 6 � � �
� � W ¢ � � W d � � � a � U � p„ GA
v' � � � � �x3 � � a3 �¢ � � � A O
O a O F Z a O F z w O H z F ��r.
Q � � � 5 N '
�
�� � Wo � �
w; W � � H
�� � W � � � � awA
W� � a � � � a � � � a
�O �x �i � Q � p � `a� A Q A�j 9 � W
M a' G�. M � L�i � 'K' Pi F7 W M � w P�
p-�F-�+ oN � W W � v�i o Z� O F '� o � t'" W E"' � c� � .a � F � O � �
�W oaQ„ dd az � oO., � az °va�. `d � a °va °ar�/i� az k��"1 � O
OP+ N �� � � � N O � N Q W -��- � N O C7 � "' r4 Q V7 �W7
a � Uv� ww � � � vVi � Q � E,Q., � � � a � Ed¢„ � ai � m � E,Qd., FE-� Ap� A
V o U � � U N o V W �' U N o V � � U N o V a � U N � � �Wj �
�-j N �-] r] `�. N vl Q � v1 � N � �' � �f' �" N o � O �" ��r�y F�
W r°°i c`OV 3 5 N 3 `° `� °a W `� a `° �° '� ¢ �° Q rOOi c�v A A c�v 3 �'! `" ,y�„�'i
M N F F� cv 3 M N A (� N 3
� Ca � W G1 A � � A A � w A� A z W A fy., �-1 � �
� w a � � w ¢ � � w a � a W a � � � oo
°x � � �d a � � � x � � � a � � �
a o E-� 2 a o [-� z a o F- Z a, o E-� z
z
0
o �
U
U W .�
9 � w
(.� W � M � W � M a('J�'� � � M � W W � M
O � N A � O � � � � O F7 a w � � N � � r�y � VN1
m P" Z .� 'Z M 0" W W 'd p+ °a � pO., z � P• ¢ � � .
MOvO� od v � MO �r.� U O � Mp W � O � � 0 ., �, p �
�o � Q U C] X F' � ¢ � � Q F" � ¢ � a ¢ ¢ � ¢ � rs; ¢ [-¢�
� ¢ a a
S o U � ¢ o � o V 3 U N o V U N o V d U N
� � � ti W O ¢ � � � � � Q � � a �.� ¢ � o � � o ¢
1 r�1 N C7 C7 P. � cn N Q Q. c�l � M N A Ca N � tn N W P7 N �
A A � fL� Q A � w (� A z W Q� A � W Q
a � W �a, u1�. � w ¢ � ,�,¢, w ¢ cl¢ � w ¢ u�l.
a � F � a � � � a � F � a � � �
� .......
.y,..,.,..,., 5 F --i.. y., . { .�-�t$ �-1 4.0'. �E +^5 �"1 J S� � ? 4 f iF"Y.� F 'e Y`� 4 .*+�3 {
. � I ; t ��'�y' 4��:Lt'�7ct .,`3" �Yi„ #qf .�,i,���i�'�i."t S,�r,�•,1'taa`f�tt Y„�.;{4as � � st t �tn__� �f�;�5�Y`$a'C 7 r fi eF `.Ff5 �'rYp•�i��t f��rf''y�'�u`����4 �'?IE'd
�u. Y�3��� �z �- ��.-st:�r 4�:��srt�t�#{..��;¢T t,�f.,�XX� l�r�sx1� J t qy�..5� Nr; e4r-_�Y r#E R;gwi � � ZL� .fr,v�v y"FI!qt'k�Ky.h.f � hw�a v..
� ;E r�'��'q�� 4v'��� ''f3 <k}<� C4�,,+ato c � r..�t3. s_ .'c. s47�� � . h x F�f�. p rY1 .a^a3 f �E � F n�-�.�it .'7�
,,! �iT..xS! �a+!�' . x.te�,F','s?�.3�'a�3f ,�,�f�y.-s,'�y���.:�.�7�F,vafi'l.k�.�. 54�i��,,�a'���1�,��,�,.�:3�.�'� sw.�rx S �'�.��ry�,`f-t��''�?t ��'��'` w1YFw�:.a��5����..�*�5'v��`7`�5 d��,�,r ��.'S'�
Eo`�/,�4���.c�t��n.:.Y.t� n'��'-f 15�'�.��,�� .���,�i�t �:.,i �r'.vx =+�.'+,,y,:d:x���alrW.f�1:`C'�rR9 ,�G�xf.�i �r:s �s+.€�;� Lt�:.: . �� -9;;�{:`�f�"',�M1l '�i �4��;�C,+��t:rti;
� J � `�:;��. b i+� wm �n .� S� ,�•n y y!A 1 S w+� f a � U ` ? i l�tt ,:.� d s " � �`"e r�' .�'�i'i ,�9��,.'}t,, p5�,J�a� �f�'t`
. � .�. � K ,.� � �,�Hennepi�n ounty �` � � t �z t � ��
a� - �' rs'r°-s -`i. ��,X't , j ,�.. � >��q �.r� � 7 , � J i �-�, +-'� e t i s
�.-.�'2 � }'i J h_.3 � .6 J .4 H J . �S� f K � ty 1 3:�,yi� } T{
' ,s . i r1s c,�, a. ;t� � i` .s r<c e;� � � st a �.� � w a X �` o `�� x t� �a
�'. a v i r� �, � ���'3�a'�t� 'Y Y at�r. j;^r � F S �`'�uY.-t4>'���i,;.,��°w`��r�' "k;.;�`�a;-t.��i h�''r�,>�.i:��-�, Y�`'.i`�F '�x,.�c 1/r�yp� �i i
-; �J� <�T?� v r .,z N. F�e'�i�x t� ,�.t 7� :. �L'a..-.� �,�'�is•� 4i �t Y Y ,+ ..� e '� �'�' fh �a Y !*. '4: �
Za� ro �''� � ��i* d r 1 � .-f ti ?�'� � .i
f �*� /�/� /�
Y4� 2�F '- .; � T t�, s .■r �rC F fi �.r J � fi r aY r i a�u- 4�'
� t'7 � '�1 4.� xr��,Y � r��#i�a� �F�Taxpa ���.+ �����V(hYV � V'�.�������� t k�r�,�F 7t�t . �x.C�
f��°; Z r��; v±�.�tt��h � ���:Ilz� �(�.�. ��;r,� t � .� x�T �¢.�`�� r ���y '££.�y'�ys'.3-9�t/iF�,ts'r�.:.� g�i�. � }�g 2::� Fy�a��'�a�li :�.v�,t�Y'i��4 ;j��`,',v�j-:,s`��iT1
� .....c,._s.�_,.a .'.SFa >�:;�.s..��r.z����.ti�i?�,,G�;�Y��.4` ...,,�..:'3'1y, r?..�4'�84:"'�h�..,..si�.�,:r;E t�;:a.r;:r,j .�,!i�y{43 d�X�'� �l�..$;.�'� �_k.::..,a's'� K<t..:tF.�a-"`��.'.;���1,",�uY -�S�iN�i��'i;',",�
.:i�
� � 95.�3 0 11 10 0 ' -
3� � � tl' � _
13� `O O y� 112 �o,
14
1 88.2 0 40 0
Q/ �o � � 15 `*N �
20-117-23- � � �s �� Ts �s 20 2� _-__'
�2o.s _-�� ��
� O 97 °v _._ '�.
137 108.7_,--" 40 40 40 40
22, �° Q ' ,
�2�� o �O y'� , DO
135 � r^ /2�
�*,��� (20) '�'� �
Y � A o 4
��`� �"�� � r � r`
> s93�� "' �.�
'�`r^z t� ,�i��ds7rs `�
� . �r b r/��..f' � se : � .�� � -t, � �r
c x t 1 a � � +� �i� syr
� � r �a .�t�t�}�,. : ' �A��.��G'a .�-s :r f,� ` �' r v�}�i i., �
�'�. ° n.Y 2 � ,� s - .s` �!� y s k 5 �,•
� �^S�{� 26'� - y�s r� . �S � �,k ,i`��". �`�ss �i }� a t,� " ��* � �t
ys i '� Cx 2 '� `' 2 �y � s,�-� a Y �3� 3 J� �
z�'ft 3 �a SaP . � t<t :: Y�sr �'., �:=� -` lil . ;�r�.d . a }�
�' t i `� � �, i . r -t-: S -, ,�'t: f} '�, rx .. r.
- �p� � r::ri rti(�, is 1' b� ��� ;_ "� �X+'� -r; � �5 i x{l-'� t., a �i.s `, '_'"` �:)
`P?p� f t 3 ;ss.. � z r; . ��
5. •`�.- �' f ra � ,T, > 251.5
s �
� . 3 4� toj �c ���-fia � �� i�,
k> � � �3� i :�,a,, xr t�
�
b '�t O + 36'n, 2a?2., __C', -.N � __ � t f �, i tD
3 6 ��i� Y j �3 �'+t � Q � .�` F' S S 9,1� k`J f ..�� i �V N li
,� s� �. `4f � _� �� ,J /4 " (46)
y,f jr��i � ,�''l � ` � �s +�r ,�s � � �� l �
fi r - 1 s � � > c n u /� �
�r- x a��:,�x.��s7 '�c `?�y�; �-g�w �'�' 1�0 _ � ii�yf` t� �yr�# " � / /� ti�'
�"�i � 2,� f--yL C- i n . 1 �� � ( `
� �, �; �y f." �(��,�. : �, �'. �V Ri T _ /4 �.' � V �
S ��r 4 j�/ i �' La�lr= 0-t �4 �' �� :r O '��6 ' "�-,•y� °��; � •
�`� i��re a , `��Sye ;a ���3 i� �.� h i�w ;8,?s »� O ��'�8
� � , , ; ,� �' �4 _ a�
:sQ , y� � �� t ��� �� rsy / � :
. 7��� � ra��3"s s usa' � fi e-e� '� < t�� ���� � 27{ �-. .:! �45) y AO��
.xJ, ,� ti�s��� � � � �� �� � ,, �,� ���°�� ��� _ � E �
..W ��f� f,�, � � � rsa s _ h <-
� k�°s � la �.� z �s�.}r� �J y,, o rc �:; ,�� r p � ^ .,
o� �?�r��> ,���;-r«��, '�: ',, +' `h° ,.' ro1 � - --`15 -
��9� � �o;��-;E �1'Q ,�F152 r��� °S i2,Z�� , S
- (�) ^� '�
�,.- , 89#t:, � 2 �
/ 1 �Oq 7"� ' c�r' f�',r 1'l �i,:: ;rh� r���4� O � rs0
1�8/ :� `` ��,, 132 96.3 ' ���st ;S>>�, �;`,�o' 3 � %� 14
` , � a° �� N ^� :�2? 10 � :`b� (15) �4 �, 'So
� °=--- -�'�- _�° SO (g) ° ^ sur`(?�) `� ;-�" � �'SO `� ``V ' 1� )
.` --> r 131 , ho ��Sr `� ;. rs9 ' �;`;`� ,,� � �1 yo rSp 13
-- �o Sp � � J �, O
� '130 ' 618 �� �w � " 5 � � ;� S12
�� (17) ` _ '' 23� �'�s� r Ss� � � ��8 ��' `'� � 24 �SO �16� o �v `'° '' r° $
..-� �"` -. 7Sp � 19 � (�9 ♦ h y 17
� (16) `��='' �2s ' �?��9? 2o?s �9 9) ��,� �DO �° ,sos(9 7 ,`�� >so (40) �
N
_ a- (92 ti sO '9ts rs � �$ � �� 'SO �10)
�2�� �O 128 .� ; 21 7g °j �f �
7 , � :' >��s r8 ti�'� ��o __ -S� 17�� � 9 "
s �
� �
,�c�,, , �
�_:t:?; C�: •.i �ll ti� b L � r Y�4 N 3 ''y._ a.rr.. �.7tS ."ys�^ Nn 9 � c 5` r � -ti
o� ' S-+ �h S i�j � �t �j �,i?�"�,�� si(�:�c �a�.t �<�+��3 s�:�wn,�s i:A {h >��5(� .a f'' +�i'��"�,�
� �,�) ni ''•� i �`. �„�b{ t�u �ldt� r*4 y� r ��W r' '"� >'" � Yr�, fr",� 1r�,��f,fl k7� "{'�+� �A v3:f'k t� �
.o �;' tM w k�'i 7 . )1 f y+'' ! r-- � -hi a�r.ai�� v � a r t r�'�r t't
� [:`:'' ' �a xfY�a�r � r, � f a a t i*� �s'va rh5� �
���.�, �,.. _�.; ���r��z� ��,:��3���z�z�, ��P�Pa�-cel,�lrrformat�,onK ���� ��a ',�:A;, ��;������,:�
,� '�.•� j., r4��'F ti� ���'n Fa t, �`xytrg-�. i�h ; Lw�e - � �"x YT J��s } ii �-�t� r hs� �fii+r "�
�'=) �') f '- �i'�{+'yal'xyi'S��',�i`5���'�,'�]'�d�.�i�l�r�''�,'��''r�,,,�yfp�k���"'�a'�r�.,r..£,'�.'Y�gr xy��u��,y��k'��''_,�s �}���`4<b�i`�.",}� .
��! -;� � r v a� '.�f. rr. f .r.r���c ,u.S )A,�
� � ,�;' G.�...:.•.� 7 -..a.a.-c. F �J a �c �+�ar r� y�'� 4 r Y" � .1. 3'fi�f" F bl,��J��
�.. .� ,�,s ���v : 4�r 'ti� r,� s7 1 � a + e '��;' x"N'
� � ti �parcet �D 20117232-�300Q3 � �� �� °� ��
.�,ye �� `�rc�t ts�s�,o a .. � � ,� @ '� it srx { vn i
�j4� fsiY r,.: l�,� 't ,35. aaN�r r �N y .t ��� �a�r�'�a+� '�yb"�a��frc��.�+.
�,.x ��� i �ty �tyr�'S�� �"''dSa�a.? �sU'i"hr9 �3,��u W.� }'0-E�" L-'#•Nye tiz�'a4:��r �f���� r'g( �� s15..
;�� , � �tv=�i�;��r�;House�NRumber,2695 ¢44; �����x4 � ��,� ��f ���,3;
��`rn,�x5 i y rk r *tV�ia 3 3Y 'L�+ y!4�"v �w��t �h.5-'t? ��:�^�t F s �p t r x�-s r .�,�
#..,':��9le { r'�'xa 'Wp"4�y .�p� F 4.t-iv,i. �5 �+ ,.s..,.�r3k`�` �l`�3�..a.t ,�.�»�.x+ftc��'" Mr y i��ss
�>5�,;�h�-,�� ,<���NStr,e�et�Name°�CASxCO�P �� :IN7`;RD,�wy ���
A�� r.�,, air� `��f fr���'t,,�;'�s x,T�d�k�+:`1 v ki-.,a� � �'cu�+4}��'k � ta�;'k`�rny,� � a�`yt{ �- 7i �a '"�a�
��{�r,;�'h/s ts nofia(egaUytreco�dedir��p 1f rep�'eserlts a compllatlQn�of.�Iriformat(qn';�
��i f� ancl,d�ata�from C�ty;::�o�nty�and YState�road authorrtie`s a�a�other s`ou�cesa';:_�,�,
t FILE#06-3204
14 June 2006
` �. Page 1 of 4 �
`"' Date Application Received: 04-19-06
Date Application Considered as Complete: 05-31-06
60-Day Review Period.Capires: 07-31-06
60-Day Review Period�xtension: 09-31-06
To: Chair Ralm and Planning Coirunission Members
, Ron Moorse, City Admiiiistrator
From: Melanie Curtis, City Plamier I�/�,�-/ .
Y•' "
Date: June 14,2006
Subject: 06-3204, Chad&Julie Lindbloom, 2690 Raiiiey Roacl,
• Setback Variailce Request
• Public Heariiig
-----------------------------------------------------------------------------------
Zoning District: RR-1B, One Family Rural Residential,2-acres/200' width
Lot Area: 95,724 s.f. or 2.2 acres
Lot Width: 220'
Applicatio�a Suntma�y: The applicant is requesting variances to coiistruct an addition to
the home 30' from the side street lot line where a 50' setback is norinally required froin
the side street (Outlot C) and to constilict a detached accessory building set back 10.2'
froiii the side street lot line where a 50' setback is nornlall re uired.
Staff Reco�ame�zdatio�z: Plaimuig Department Staff recommends denial of the side street
setback variance for the home addition and denial of the variance for the detached
accessory struct�ire to be built within the side street yard. .
Pertinent Zoning Ordinance Sections
Sec. 78-420. Area, height, lot width and yard requirements.
(a) Heiglzt: No structure or building in the RR-1B dist�ict sliall exceed 2 1/2
stories and shall iiot exceed 30 feet in height except as provided iil section 78-1366.
(b) Lots. The following rniiuinum re uirements sliall be observed:
Lot Area(acres) LoY Width(feet) Front Yard(feet) Side Yard(feet) Side Yard Adjacent Re1r Yard(feet)
to Street(feet
2 200 50 30 50 50
Sec. 78-1435. Location.
No detached garages or other accessory building shall be located neazer the froiit
or st�•eet lofi line than the principal building on that lot except on lots which have frontage
on a lake and rear yard adjacent to a sfireet, accessory buildings located witlun the street
or rear yards of such lots are subject to the setback requirements of section 78-305(b),
section 78-330(b) and section 78-350(b); except that detached garages inay be located ten
feet from the street or rear lot line when doors face away from the street and a turnaround
is provided oii tlie site. This sectioil shall ilot apply to lakeshore lots divided by roadways
or coriier lots. Interpr•etcitr'o»: An accessory bicil.dr.'r�g ctrn��ot� be loccrted ti-i�it.hin the
r•eqzri�°ed sr'c�e str•eet.yc�rd.
1
FILE#06-3204 '
14 June 2006
Page 2 of 4 :�
1�
List of Exhibits
A. Application .
B. Harcislup Documeiitation Form _
C. Letter from Warren Honie Restorations datecl May 26, 2006
D. Existing&Proposed Survey/Site Plaii
E. Proposed Plans and Elevations
F. Applicant Attorney letter c�ated 04-24-06
G. Petition anci submittals froiu the neighborhood
H. Aerial Photo
I. Propei�ty Owners List �
J. Plat Map
Backgronnd
The applicants are proposing to construct a garage addition aud a detaclied accessory
storage building, both on the east side of the property. Unfortunately, it was not until late
in tlie applicants' planning process that staff became aware that the east side lot line abuts
a private road outlot, owned by the homeowners association, with underlying road
easements to the City for possible fut�ue comiectioii to Gander Road. Tlie private road
outlot has not yet been developed with a road; it is wooded land and visually appears
merely as part of the applicants property. However, this configuration inakes the east lot
line a"side street lot line" with a required "side street yard" of 50' in wluch no struct�ires
are normally allowed.
Applicants are requesting a variance to allow the construction of a garage addition to be �.
located 30' from tlie east lot line rather than tlie required 50'. They also propose a
detached 14' x 17' storage building to be located 10' fiom the east lot line. Applicants'
position, and apparently that of the neighborhood, is that the outlot is unlikely to ever be
developed for road purposes, and tlierefore stri.ictures that would be encroacluilents if it
was a road, will have no negative impacts untiUunless it becomes a road, if ever.
------------------------------------------------------------------------------------
LOT ANALYSIS WORSHEET •
Lot Area/Width• �
� RR-1B Lot Area Lot Width
Re uired 87,120 s.f. (2 acres) 200'
Actual 95,724 s.f. 2.2 acre) 220'
Setbacks• �
RR-1B Re uired Existin Pro oseci
Front 50' 150'+ No chan e
Rear 50' 150'+ No chan e
West Side 30' S8.7'to tl�e existiilg No change
Ilome
�ast Side(Street) 50' 64' to the e�isting home 30' pcoposed addition .
10.2' ro osed accessor buildin
2
- FILE#06-3204
� 14 June 2006
� Page 3 of 4
' Structural Covera�e:
The property is greater than 2.0 acres in area aud not subject to tlus requirement.
Hardcover C�lculations: .
The property is not locateci iii the Shoreland overlay district, and therefore not subject to
hardcover requireinents.
------------------------------------------------------------------------------------
� Hardship StRtement
Applicant has conipleted the Ha.rdship Documenfiatioii Forni attached as Eahibit B, aud
should be asked for aclditional testimony regarding tlie application.
Hardship Analysis
Lt co�tsidering «pplicntio�rs for variance, the Pla�uling Conr��lission skall co�tsider t/re effect of tlre
proposerl varia�rce upar t/�e/lealt/r,sufet��a�id welfnre of t/ie co��rnuurity, existiirg«nd«�rticipated truffic
co�rrlifio�rs, ligllt�rnt!«ir, tlartger of frre, risk to i/re pablic srrfety, «�rrl t/ie effect on vrrlrres of propert��in
the s[rrroruuling rrrea. T/re Pla�r�ting Conmtissio�r s/1a11 consirler recanmeurli�rg rrpprovrrl for vuriturces
frosn t/re literal provisions of t/re Zotri�:g Code ifr iilsltuices w/iere 1/eeir strict enforcenient would cuase
rutdne /tardsleip becarrse of circun:starzces �rnique to tl�e inrlivirkrnl property rarder consirleration, a�td
shal!recommend«pprova! o�rly when it is tlentonstrr�ted t/etd suck actio�rs will be in keeping ►vit/r the
spirit a�rd intent of the Orono Zoniirg Code.
It has been City practice iiz tlie past 30-35 years to require platting of road corridors to
adjaceiit parcels when properties are subdivided. This practice is a requirement of the �
• Orono Subdivisioii Ordinance - Miuucipal Code Section 82-283(h)(1). The City has
required tlie platting of connecting coixidors to adjoining properties in many instances, to
provide access to adj acent propei-ties and to provide for the potential to create "through"
roads which are preferable for maintenance, circulation and einergency access purposes,
as coinpared to cul-de-sacs.
Wheii such corridors are platted as private road outlots, in virtually all cases since the late
1970's the City has required the dedication of underlying road easements to the City.
These road outlots include segments to be used now for private road and cul-de-sac
puiposes, and segments for future interconnection of private roads, should circtunstances
warrant such intercomlection. The circurnstances that miglit wai�rant such
interconnection at some future date include but are not limited to:
• Neighborhood associations requesting the City to t11ce over road mainteiiance, ui
which case the City would likely require the connections prior to acceptance of the
road as public,to allow for more efficient maintenance...
• Establislunent of an intercoiuZected public trail sysiem between neighboi•hoods...
• Soine conclusion by the City or by its ileighborhoods that connection of cul-cle-sac
roads will provide a necessary increase in public safety or decrease in einergency
response tinie...
• An area-wide rezoning that would allow for lugher density 1nd the izeed for additioiial
access to property, on-street-p�rkiiig, etc.
3
FILE#06-3204 '
14 June 2006
Page 4 of 4 �y
�.
None of these circumstances are pending for Rainey Road aiid Gander Road, but they are
all possibilities for the fiiture. The City would be shortsiglited if it began to eliminate
these comiection potentials by vacating the comlecting corridors that the City required be
createci over the past 30 years. Likewise, allowing iiew construction to encroach oil these
fiiture roadways could result in honies or structures perceived as too close to tlie street
and iiot iii character with the 50' yarcl staudarc�for the 2 acre zone.
Issues for Consideration l
Are there any otlier issues or concerns with this �.pplication?
Staff Recommendation
Plamung Staff reconimends denial of the variances as requested.
4
�� � '
� City of Orono
� Variance Application
. StreetAddress: Application# �g'(,��-�Lj�
,�`0� 2750 Kelley Parkway Date Received: y_�q-�L r,
Y Orono, MN 55356 Amount Paid: /p("��JQo U�
� i 0 S t a ff: ,(�.,t�I cD Cr�(��r�
';'� Main: 952-249-4600 Fee: $600
� 4 �;��� � fax: 952-249-4616 Renewal: $300
� � �' �ti MailingAddress: After-the-fact: $1,200 Double Fee
�`�kEsHO4'� P.O. Box 66
Crystal Bay, MN 55323-0066
This application form must be completed in full: Applicant will be notified wifhin 15 days as to the status of the
application. Incomplete applications will not be placed on Planning Commission Agendas.
PROPERTY INFORMATION:
Site Address: �1p 'p �11� '�
Property Identification Number (PIN): p -- - � � � - �
(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: �Residential ❑ Other
Zoning District: �,� - ) � - - �. � � ���� � ' ���� � ��
APPLICANT INFORMATION: (Complete legal names and marital status required for each interested party)
Name: G1-��c� �1 • '1�-1 NY� �� �
Phone (home): G��y+L �1�y- �3��_ Phone (work): f�j��- p��-) -� °`�"�°°')�
Address: -�
Email: p,s � � ,Fax: �'i��-° C�'�,°°s° ��0�
. � �—
OWNER INFORMATION: (Complete legal names and marital st�atus required for each interested party)
Name: C i-�� 4� � �N'�0 �i„o11L1 F' L� f.l�n �1-��/✓� ��8�� �- tAl1�=
Phone (home): Phone (work):
Address: ���° /�r� ��{�
Email: Fax:
DESCRIPTION OF REQUEST: Estimated Project Cost: $
Describe the request in detail (attach additional sheets if necessary):
� � � � - ' f2 C,
-�.� � �. � � � �r �.� � � �
--�v t��.�...�r�e�v� ��v Gxb��Dnt���a�.r �� �aP�.i���'�
r',�-��'� ��,���! �.�. . "`y'�t�. r�.-�R'�^� a� CJ���i-1 �'1'i'"��
a��+ AP PL�C��' °� �4��r�n► s �� �N�a a'a.nn�tn -t'N�.�'i" °I"1�•�;
�,���,1L w��,� � �t� ��:�t',� ., �1�4 � .����1 �a�i"r`�
I � �J� �� �' .,
�' ` .,�,�r � -� 1� �r�"� �.�,_.���=` , '� °`�g��'
�-�°c� �,'��,�''�e1 ��6� ��V��-`C t �c�,/ � ��$�.1�,.�'�.� . �
� �-��� ,���
�:- �<< < �.
:.�,��.;�:�.� 4� � ., ;,, ti� �� �,�
�. � ��:
,�- ,
�.�.::,��, � � ;� ' f �� �
, , ;� ��.
�� �j t�'� 4 Ea �t����� �� �:����
k ;' �r'��...��"`J b�. ��"
�,.�,�v _,t!•�Yj 'L�L
;
REQUIRED SUBMITTALS: '
All of the following information must be submitted by the application deadline date in order for your
application to be processed.
� Pre-Application Meeting Form, completed by a City Planner.
❑ Completed Application Form �
� Completed Hardship Documentation Form
� ❑ Certified Property Owners List—owners within 150' of the subject property, labels and plat map.
List, labels and map may be obtained from Hennepin County Department of Finance,
Government Center, A-603 300 South 6th Street, Minneapolis, telephone 612-348-5910
❑ Original Certificate of Survey (signed by a licensed surveyor), meeting all the requirements
� listed within this packet, including hardcover calculations. Also provide one copy 8.5" x 11" or
11"x 17"for reproduction.
❑ Completed hardcover calculation worksheets (as provided within the variance packet).
❑ Topographic survey — including existing and proposed elevations, and proposed grading and
drainage. *For lakeshore properties the contours should be shown extending 50' into the
adjacent properties. Provide one copy 8.5" x 11" or 11"x 17"for reproduction.
❑ Sketches or plans of floor and elevation views (provide one copy 8.5"x 11" or 11" x 17").
❑ Additional items may be requested by City Staff depending on the scope of the project. *
APPLICANT'S ACKNOWLEDGEMENT:
The applicant hereby agrees to provide all information required or requested by the Planning
Department, agrees to pay additional fees (staff time not covered in the original fee payment) and/or
consultant expenses incurred in review of this application and certifies that the information supplied is
true and correct to the best of his/her knowledge. The applicant recognizes that he/she is solely
responsible for submitting a complete application being aware that upon failure to do so, the
staff has no alternative but to reject it until it is complete or to recommend the request for
denial of the request regard es of its potential merit. •
Applicant's Signature: Date: `"� ���f��j
Applicant's Signature: Date:
OWNER'S ACKNOWLEDGEMENT:
The owner hereby acknowledges and agrees to this application and further authorizes reasonable
entry onto the property by City Staff, consultants, agents, Commission & Council Members for
purposes of investigation a d ve ification of this request.
Owner's Signature: Date: �1�f���
Owner's Signature: Date:
Applicant must have all i�ubmittals into the City o�ces 25 days before the Planning Commission
Meeting. Planning Commission Meetings are normally held on the third Monday of each month.
Applicants must be present at all scheduled review meetings of the Planning Commission and
Counci(. If an applicant is unable to attend a scheduled meeting, please make arrangements to
� have an authorized representative attend in place of the applicant and advise the City Planner
assigned to your project. -
�� .�._ ;��:;.�;n
`.,. �,' .. Y;;�... t.,� f
�; �' �� �� „� ,;, _, ,��
,�.�":�;�,v ) � , `t �� �' �!
� ,s ��; �+•;
th^.,���,�Yy v L ., � ��,} � 4�!
a +
��J} �l` c_ �`a r�� S '�;n ✓�f {,�+�:.�.i
�% 4� k:`7 � .7 � ,::��� �}i ����, � �:
fu:;�<�j ��✓ ,�''' d: .
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.
�1-{°/�� (� tt��v'����af�
First Middle Last
`��a�!� °�1�!'��1/ �
Address '
�.�,i.�`��..�`i°.� ��J ��� 9 ���.° �1�����1�
City � State Zip Phone
I understa y i � ts s stated above.
Signature
.
r:N-"`yir� q�
� ' � raV� �: � ��
!"�J � �!'�� .,'� �� �:.� (.i.l �f; N {f
� i � /��� � �`� { � � �}y
,'��. l
y r
� /
��.� !�' � l .�
f 1r ..' C l.ti• k� ,�..�a `;�
�e' .y�,,:.ex , - �l �
���� ,... . .! �. ~i':.�::.c�
� � �'{: u .._�+'
, �°�
� o�� o
,�,� r � •,s ti�,,
G
�9k'EsHO�'�
City ofi 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:
PC Date:
Main: 952-249-4600
Fax: 952-249-4616
. What is #he purpose of a pre-application meefing?
Pre-application meetings aid the applicant in preparing a complete proposal, inform them of the
procedures and requirements of the c�ity code, and identify policies or regulations that create
opportunities or problems for the proposal.
PROPERTY INFORMATION: •
Site Address: �..��10 �
Property Identification Number (PIN): -� --� — — ��
Zoning District: QC�" 1 � Size of Property: Z�.,� � �,,�-�-°� � -Z,� ����
2,���.�� •�.pt��
DESCRIPTION OF REQUEST:
❑ Average Setback ,�'Side Yard Setback ❑ Rear Yard Setback ❑ Front Yard Setback
❑ Hardcover � ❑ Lot Coverage ❑ Lot Area ❑ Lot Widfh
❑ Other:
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: Your variance application will NOT be accepted without a pre-application
meeting during which this fo.m ill ompleted by City staff.
Applicant Signature: Date: /�t�L.1 L.., 1� ��
� � � !i;.�
>r, o
�l � ti�'* �`�i�� �' ��� t-`' �fa, %p�f
,
+ ,!'s � ,� ' ;,. � > N ��/
������-^—�'' P,;: ,. . .� .� SS .
,t�� "r.�:��� �' `':�� ';'1!nIM1'/r ��""�" •
Z
. • �
Zoning Application#06-3204 for Chad and Julie Lindbloom
Revised Answers to Hardship Application Forn�
5/30/2006
1. Many other properties in the area have been substantially improved witli house additions,
outbuildings and other structures.Due to the current sideyard setback from the Outlot C road
easement,such improvements are not possible. �
2. The location of septic fields on the North east portion of the property,low and wet lands to the
North and West,and topographical and practical plaii considerations to the West and South
prevent reasonable improvements o£garage and outbuilding in those areas. The only plausible
expansion area is to the East,which is impacted by the existence of the sideyazd setback from
� the Outlot C road easement.
3. The locality is characterized by many homes that have been substantially improved but that vary
in nature,lmprovements involving living space additions,garage adc3itions,outbuilding
additions,and other landscape and recreational enhancements all add to the variety of the area.
Further, it appears that some of the homes in the immediate area have conditions similar to those
proposed for this property.For example,the detached garage at the property to the North(2675
Fox Street)is 22'from Gander Rd.That property has heavy foliage that minimizes the visibility
of the non-conforming condition that is similar to the proposed condition.There are also other
properties in the area that appear to have front or sideyard setbacks less than the standard
requirement.This lack of unifoi7nity adds to the unique character of the area.
4. The sideyard setback is the condition that prevents reasonable improvements.
5. NA
6. NA
7. NA
8. The existence of the road easement on Outlot C for a possible future road extension is peculiar
to the properties bordering Gander Rd.,some of which have existing conditions less than the
. requirement.The additional conditions as set forth in paragraph 2(above)are unique to the
properiy in question.
9. The existence of the road easement on Outlot C causes the unique condition.Other properties
that already have made similar improvements do not generally have the combination of
limitations of this property.
10. Without the granting of this variance,the right to unprove this property cannot be exercised.
Many of the properties in the area have already exercised this right and have not been limited by
the existence or enforcement of the standard setback requirements.
11. Since there are no current plans to connect Gander Rd to Rainey Rd,the enforcement of this
setback seems somewhat extraordinary.Even if there were a connection in the future,the unpact
on the Community would be extremely lunited since there are very few properties that would be
served by it.The fact that other properties in the area have made improvements that are similar
to those proposed in this request demonstrates that it is not contrary to the intent of the Zoning
Code.Tlie positive affects of the proposed improvements outweigh the affects of the variance
approval even if the roads would be connected in the future.
. � �
I�
WARI�EN HOME RESTORATIOl`TS, INC
PO BOX 417 EXCELSIOR,MN 55331 �
952-474-6798 fax 474-6698 .
May 26,2006
TO:City of Orono
Planning Staff
Planning Commission
City Council
RE:Zoning Application#06-3204 for Chad and Julie Lindbloom
Property at 2690 Rainey Rd
Dear Madams and Sirs
We wish to uiform you of the developments leading up to the variance request for this property.
The Lindblooms contracted with a well-lrnow local architect,Ben Nelson,to design the improvements for
their home.As he has designed several substantial homes in the City of Orono,he is very familiar with
many of the City's zoning requirements. Prior to beginning his preliminary design work,he contacted the
City to determine if there were any requirements unique to this property.The infonnation he obtained at
that time indicated that there were not,so he proceeded with his design work.
After the Lindblooms approved a conceptual design,they contacted us to develop the plans and malce the
proposed improvements.As is our policy,prior to completing the working drawings,we also met briefly
with the City to verify tbat the proposed improvements were in compliance with City requirements.Based
on information from that meeting,the Lindblooms elected to have the plans completed for Permit
Application.Additionally,site preparations were begun,including tree removal and re-location of septic
tanks.You can imagine their chagrin when it was discovered that the Building Permit could not be
approved because of the existence of the road easement on Outlot C that required a sideyard setback
drastically different than previous information suggested.
We are apprising you of this,not in an attempt to assign responsibility,but to explain the history of the
development of this request.Both we and the architect followed ordinary procedure in the ongoing
progression of the proposed improvements. We also understand how the City Staff may not have been
aware of the existence of this easement since it appears that it is not filed against the properly it affects but
only against the Homeowners'Association in general.
After we discovered this issue,we met with Ben Nelson in an attempt to redesign the project within the
required parameters.It was at this meeting that we determined that other design approaches were not valid.
Improvements toward the South,or front of the house,are not possible since that would require complete
rebuilding of the home to create a usable floor plan.Additionally,garage improvements towards the West
were not reasonable due to the existing topography as well as the fact that the existing garage is on the East.
After much consideration we concluded that the approach originally developed is the only reasonable way
to improve the property.
Thank you for your consideration of this matter.
Mark Warren
VP ' '�
1Nf-IRI
' '.f . .. . ' ...-.. . �.��n.f, ., � , ._ . . . „ . � .
. . . .f }�:•, . �•� • • i' ��i'�L;' +`�:I:�'�,Y`;•t�#1•y.; .:1" �j��'• �•,�,`� i .�a. .
�_ .i. � �.. . .r• . • . � � :•t ,5• ,a.:,• . •�:11:w}.:� ..1.' T�• :`. .`° �ti::��t:.,� •. �� E..J: ..:. ' :.•r
_ _ i � ' '� ; � . j �•r•. . .�j^; y: ..° y.:�., t t.. �;��;:c^�Y;•ry,
.j , . . .. .. . . . x�'r �`r • i, �ttl«`;.'`i" �- : �l '�`• 't:t��.�'l, ��:`,.�• t� � �.�
- .\���. , .�., . , ' ' .
• . . '' , , ' '• • ;�r •1 �• '�� �•�„i�. •� �k' . . .e . , 4 �`� i r•� ..,,y, • 4':,�:. �z
. . . . . •��• :T•. .: �.^ .S,;e4., ••�� � . '. • .•,�
. . •?,�,;.��,;t�,� ,t �. �• .z�.�, i:r •. . �' . ,. :. ��..9. �i� , �i
�t; , .. • , ' , , • . Y. L.. . �. �t_ _. Y �,�`• ' - ��
, • . •i;: . ?� . . L, ��'i• -� , • ��` - •''��•� tt•:T� .i'� .r`.`+•. :+�
!. . . . '' . , ' i• . . �=�s���T? . •�. �1: �`.'�. �~�R• `�= • :}, .i. ' .`,�`'�"..i�.• f� � v C�
. . , . ' . • �^ ' . L• ' . .± '��f'"�.�.��4.,•F��r.c,�,,+�i��.�:•�:�� y .. ::�
;,.• , ' ' . ' " ' ' • : ' . . . , . '-' . • ', ••'':y,., : " . �k: '` " .� .:r .. :.; '.�:•. '.�:. :_ . ..,'_ , ;3
� '`, . . . � ., • .. . . �� � •` : • . . .i. . t� ��• .r•� ~�:�•,�+ .. .. i'•'•• � � • ` y •a�
��,` .' • � ' . r� � .. . . . , , ,� ' .� �� '� 'I� .�; 'i` .. . . '... . . .. •. • • • .�:9
' - �,�� • •� . . ,' • • ` M •'• • • • i, � � •y . .. • . � '
. r •�� . . � � •.' � ♦ •� . . • ••'::.� . •t•` '•, , � .� • , '• . -�.. � - • •`
: +• ..� �•t �Y•. '��. .1� :�
, yr,:.. �3. .�. s:
1���' ' . . , ., ' 'Y . . , ' , Y°''•J' '' • . '. . .'�:•,.•; , • '.'. .' . c.�
,��jj�'� . .. . � . . . - .?t ' • :.. •. ; . , • 7: • ,r^r-� .-�.;�ti • :r . , . . .
y� ;�1'��• �y,:, .' ' � ,� •i '��r ' \I. :..
• ••i•s~ • • • � '�' • � � � • •nN� •� �• • .1 _ , • ' •`. . `1� . .
��,_ L�t�1.• . ' � • . . . ' '-a� k ��. ,`. . •. . � • . . ; , • . . ~..• �~ 'r < , . y,. • � ,1 r. .2 • .. . .. �. _ •t .
. � �i ' �. ' • . . • . . • . �t' . , . . . , . . / .�' �,.� y •,•� -
. � . . . • � \"• .� A - I �.S j�'� . .
� ' . • . . � . ..r• , , . . �l.•�.•�. . ..� � ... � . . - .� . � � ;� � 'y • "
w� . _ � . . . i.. ' . . .. . • . ' . �.. • . _ ' . . � � ' , � r.� -s� A , +, ' • ' .
i`^` y' , ' . • " - '�' ' � i _ .: � . . , .��. , ' . , . . , . . . , 'l /^�,� ' �� • � .� '�.�i -a,�, � � � , .. .
,1���.ti'���„ ."f . . . ' • ` _ •K •,• �. .. . ��• • . • . �• . . •Y.. • . . � • • •
.�3. +'•:� . . f; . . . ., . .. . . . .. . � . � � .:;. • � �. � •i..• ' �'� i. :'' � � : .' . � . .
���"'�"'C3R�����t��.� i�l�CA• . - . . . • . . . . • •..� . i ��� . , i �:�:.; �: � . . . . �.
�1�'�. �� . . . . , . . . � . . � . .
� ��,a1N�f�LD .SiTES Sh�1LL' B��fiT�l- ' � � : . . . • . - . � .� .� .4.. � � '� � . . � . �- ' ��..�
- � �� � ,� � ��:
����R�iDI� TO C�N��TRUG7i�?�J C�fi E;tCA�JI1-� �. '- � . - ' . . .. �::;�-,:�:� � :. . � � �
. . ..
J:TH��A��A. THE �R.=�IhI=l��� �[��fi SH.�!,LL �. . � . �. �' r . . . . . . : .
� � ���''� i . ,� . �.
��{�a�QtS�RUB�D t��,TiL L�,i'�I�Jti�.�.� C t� .. - � . . . : � !,._l ;� . t �,,. . � �-� . . . . ,
>>1 � �_ ���:
1'ION IS � �COMMENf�FD: fi��� . ���1-?it�l1L;�� � � . _ � � � � . l... � . . . �'. .
C OR STOCKPILI�'�G Qt Fl•._L �fi���l.. �L. . • ' � � � � � �' . !
��D ��111THJN QESfGiVf;Tt'D Ui,�:ii�i=.=(��-.l_t1 /ir'�"�'1 � . � ' '. �. � / � ' � � . .
BE�ORE OR AFI'ER L�F�i�lr;=�:`- " ,-,: •:'. �' ' .. • , . . '- .
,-� zrL�a i��J,f: / � ��
�i.= � I,.
. VIOLATION M�1Y R�QUIFi� �R�.i��."�";ii;a � �(� � • .
SOIL. I � " � ��� t� �:. � .
i
P C�.F� D�/�I��IE�3�� ���"�$ . ' • ' • � • _I , • . '
. . . . .. _ . . . , / ` ' . � , � .
. . • • � � �" �,,.
. . . _.. -�
� . • _ .. i. • �`� �L . . .
� . � v Acl�(�zto� °
; t'�n,�.st �Yrac�c,(� I , ,_ ,
, Q . • •/ • . 1 • i_
I �
, 1 , . _ � �
%�It� p ''•:�s' '�/L�40f4� �- � � �
� ' ' �o/�.tAG t i O �'�l, ' _.i .
' • ' � %• � : �p� � . —� �• �--- �
_ . a � FjIiST Nb/,•�c�' , , � . �
� a - �- -,
Q • ��u I . � _.• . •
. . 1 � - � '-,
� � �� � ; } .
1 , / • ;'_, .
. z�.o�
Y1� .�O � � . �" ��. 4x�� ' /�r . � . �
. � � -: QI.AN . ' . � �o �� . . .
L S�Tf�t�� � D�N� --.- - ._ � =�-� �E--=-�.-�� ,a, :� ���� ! � � � � � � � �
QP��V'E� ` a.� ,: . -�. _ ` .�„� . . -_, 1 . " ..... - :. . . rs.��� EZoausat� D�;rj�f-C� :
A 1/t[� �;�� '� �� ��I�I�S . /_ . _ .r�:�.�L, ._ • � .1. °� S�p-� � ��.
APPR� a Pi . . �� : o. jb� 1 ^ . .
DIS a�� � � . � . f � . .; : �,j • . �r' `" '"�
� , �y� � � � ' � J� � �• � .
� D E ' � � . \/� \ \ .I '� � , �
qTE } . � � /� / � \•. � ....�. . . � ' .
I f -/ . � - � : . � . . '
. . � � . . . � ` � � . . � . , .
. - � � ��� � . t �' � � .
, ,. . . � � � : .� �a,� ���. . . � .
� � ,
- 1 'I. M' i r (
. .�, f��s .�l, ~ 4 . . . �
� �°+�� . � C � ;,.,� �
�� �,�
c'�T�Y� ?�'.� .-�-���'i0} , " . ; '- . ���. �t.: � � � � :.
.��
. � � . � � � ��� . • I � .
. I �
��i V�e�tli� u t�V�"�'. . . \ `\. � ' . .
• «'••~4� . � • I .
�l�tll�y� �".�"S • • �F'• I � 1 ' ' . '°� .
� �` .:s�� . . � I �
� � � . . � � �� � . � : �. .
. . ... . . . �. . � . ., .
�- I� main � . � . ; � � � � °.y�'�.51 , , . ��,! , . .
� � - � I � � � � � '• . .
. �,= S6 �.---�' �°Z� _: •,�
�•t t/ Qr• �+ _� •. � s 1�.. .� �
�.�•'•'• � � �Y'. ,�'r, r'l7.L �� - se1'J,.�f7� �•�Q�� ! . .
~�`��!� •�� ��« � �YG1 `q; ,�• ,� r•'� ', (;, c�- S� _ , I
_ .. q�o��� 1��� �„��+ �e a � �� `.• - � X�/
. ,ti '' �' . ''' �.\'i1 a ' .
: . ; '�:'� `.°��� '��.o . . � � �� ._� ' / •
. � . . ;'•�� ; , ' . • i �_;•y � // . �
�
. ..,��_ � �_�� loo a . . � i
.. . . . c'.�� �- / i .
' � , • , `� _:.�s . �� II � . i
. : . . . .,� : � � -� �' . . - ;
2�. 1 � . \ • ! �+ �.� 't,."`\.l �Y£� �itZ-t 1
� ' . - / r.`- _, � z� ! x,S 1c� �f i,.. ' �
. , `���� • t'� �"'�
r, • �+ r..' t
. . � _-_ � �.l � .. ^ :�• �`"�. :
. . •_ �� �� ��. �
• . .. � / J�\:...::�`�ri '\���'�y�Y Y.
. • • .:.'�+.r�f.�%t^.�, v.✓
� _ Z • �
fy thot tnis survey, ptan br•ri�ort . ' . . �
b,� me or under my d�rect su�rrisian � ' � • � .
� a duly Reflistered Land Suivayor' � � . �
� of the Sruta of Minnaso.ta. �� � ' � � , '
."����� � �2340 Dat���t �treet� Lon La4c�
f 89 �Z� �: . . 9 , �i4ir�r�esotci �55356 �i�i�.���'��'�
REG.tvo, . � P�: 475 f�� . � �
. . � _ :.• ' # ' . .
. *.��, - �.a�,�...�.._ . � :
- ,
. . . . : CERTIFlCATE OF SURVEY FOR . . . � • .
� . � � . . C�HAD M. &t JUL1E A.� LINDBLOOM �
. � . OF LOT 3, BLOCK 2, TREES TO BE ,
HENNEPIN COUNTY MINNESO �
. , TA
� _ � � V
. . . �
. . � � � � �
. �
� _ �---- i S 88°57`57" E • 200.00 . . �
----------- � � � ----�..,�
1�... . so.o . � , �.,�! � 'ti.o�„
� o � / / �-----------
�g �-- {,--_—� / � / 82.00 o—✓r � �l
_'_"7'_�_----�— ------�=
, -�.�ti� ; � ; ; �, ,�-- _ 1—{' ,l�� �
° � �� • i / . � i i .i �� `k � ` i �o t \�� i
, L--�i j � � / / I ,.�f ( �� I
. v� � / / � f � v�• . � � \ �
� � ' � j � � � � (`� � ti � I
' '� , � �P .------- JL � � 1 1� t � ' �� i
. . � p��tss i� i �-------�-- � t� �-� .r+�'� �
� \ I
, l i � FT< � / / / � 1�. � Yy p � i . \1 1 I
� � ���� i � � �I � � i .c � 1 1 I
. � � I ;. ,.'; � ;;;/ > ,/ � i�� .� i �i � ► � �
/ ♦ i i / �o� h l I I I
� ,,�K i � i � � / � ��✓'c �I I I 1
' � � 5I � �' � q�� / / . /� ' %/, ��/ � � � � � I I i
i / / � � / �� / �� t.. / I 1 I I
" � � I / / � —
� ' ' � / • � � � /� / / � �r I � � �
� �� � � j �� �� j J__�-^ I ' I I
/ I � i i i I !��- I I I
• %/i � I �/ j� �'� � I ./ cn I , I I
i i i � � j/ i ��� ► I✓� �Q \ �I 1 I
' �� / .I � �i i .�/� i�/ I I /' % \ 1 =j I I .
• j/ � �/ � � ����j �-_�/ ���/ I j/� I m j � �� � ,
. i % _ ��/ �i���`s' ��// . � �I I � � n � ' j ' % j
. j� % �/ i ���� i� � �` � I a � � I - �� � �
•i i� ��i� i��K � �I � � Y o . � � � % I
� � �. . �� � � �I� I g zo � � � �
. . . /��i i� ��/� /j���•: ��'9c�------�� , • j � � j �cn � '� � � .
i � �. ��
i �I 1 y � I � � I
%/�/ ����/' � �'' ''� \\1 � I � ,� 3 I I j'• . . %! I
� � I � I
/i' ���� �% I I % SEPTIC I I � �� % ' i �� j
• • � i i �� i I �/� � CLEANOUT � I �` �g�b �l • � .
%% � I �� �� � � � �I ,_I i � � • �
„ ; . I � , ,--. � s fi � —;�----� ,; ;_; ; ;
� . �� , . ; i � . .' � ��s .� ,i— � i
/// �r I ��mn r �ss / � � /� 1 // `—I// �
) �
• . ' . ' /' . I G� a��i e' ADDITfON ' I � I \ / / �
'0j � � M't� �L � / � i � � �1
. . I / //. i/� ;� � it.� . �� .% � j �/ ,� j . �/
� t
�
� � " EXISTING °`� � PRO�OSED � � f ,� � i .
' � � � _ �p /
� � � � . i � P�°' j � HOUSE' � ��TION / � � �
I
. j j I � ' #2690 .. ,is-" �i.a � . � �
I � � na u �� � % � /
/ �% I i� � ' ° ., ' l
, . � / i �/ �\ °i � "u p Fp��SEYD tit na � i / ��
� / � �1" ' ' �'
'j % I /� . ; \ _ �� e6u�i�I /j i .
�i � /�i i � � \ 's�,.``�, y uc� � � � � �
,(Y44 C � � I
���i� /� I i I w. 1 � �a�" �a'�mrtw'+ / � � j I
. �. .f I �� � � � I
. ��� �/ � o �� �� F- _ � .}.. � w W � I
.... . ..... . � .
: . .. .. .. . � .. .�, . . . . .. . . _ . ._ .� .. � I � rv w / • �-'""
� � ' i
� � ' ��� •-P� � I � ` . ' �� �. �Ee�i.�qc�icroP` �"�n� / . ._ _ ..�W. . .. . .. ._.._� ..��.... ..-.....
� j v� ' I Q5�'�,-1 \ �� DRIVEWAY �:1 I j j�� I�
� c,,:P I � f��J�i•� \� �� � : �--�•X L__ �IN � � 1 �/
' • 1 0 � � Qo� � ♦ �.. : I ►' j 1 S � I
' � /� I � .�� � � •� I � �la � l !
1 � � ' \� ��\ ��\ �'i � � . /.�•� J N I 1 �
LEGAL DESCRIPTION OF PREMISES : / • • � � � ' � �
i I � � � � �n
� � � ; i� �i I 1
Lot 3. Block 2, FREES TO BE � � � I �'T� i � , \I 1I � . � i�• . ���� I i . � i
(I• � I
. / � � � j � 4 � �"'��50 � � �
• o : denotes iron marker � . 30� I • � I � ' • �� . )( � • ! �
i � � f •��. �,p.�. \ I • 1
---•977---: denotes existing contour line, from � / � / f� a°c�,i�=' �I\ � � 1 �
City of Orono topographic maps � I ` �� / ,� � � mo�r� �I \\ � � i
—�r—:' denotes'proposed contour line • � �:, _j�"" BUIIDING i � �� � b�� \ � � � � � '
. �� I � ...�^-SETBACK�..��-.....-.--'� ' i �� �� �I � j I
'Bearin s shown are based E�,� .�-��� � ��' -L� . ,� �\ J� � � �
9 upon an assumed datum:---- . I l�—` _—_ _ • I I
� ---- �,- � � i I� \ � � �
• •TOTAL a 380 eubic•yards earth movement (ail on�site) • ����— • • • �� •�/. f�� . . �
----------'_'� � /��l•..;�� i ' �� i i 10 �,� �I i i
i �. DRAINAGE AND 1 � �` • / I
T.his survey shows the boundaries of the ' � TILITY EASEMENTS'�''r' � �� � ' / I I / j ' % r------
obova described property, the location of an ' . . iqi I , �` �..� J i � _����— .
existing house, the locotion of all visibie . • � J ��___�______—�— � �y r � ��� �
"hardcover", dnd the proposed location of two � � ' � j f� /—o��� f%'
proposed additions, and a proposed buildng , � _ f J�,�� `� , � '.'
thereon. It does not purport to show any i . �
other improvements ar encroachments • 5I ���' � � ��pQ°�P: ' f�� �.., � • ,�
• ' . ! ��' � �
. � . . . . . �. � . , . .. � � _�__���,� . o� �;� �� ,o�„
� . • � " • ' � . �l,/' .L=99 86 f ��-� ' - Ft%�21 �`Y�-�1 p3°5g . . ,
i „.. // os, R% 22
. � . : . . . . � •� _:114°25` 51 °' 'i .12°�9� 59 21 .
��
. . • . • . : . � • .� . ..R=50.00� . • �. 5�D . ' ' ' . � � . . . � . • --
g.1 i' l��''-, •�- •'r- �
. • . • ( .. L°9 j • y�l'�1 L.�•J r �� I .' ' ��---�r
, . - . . - • , - . ': �� . . . : . `��,L=9.88 �' • • � • •j " . ' " i� . . . ' . . •j. %��' ' • . ' .
�"'� =01°19'33" . � ��'' . ����' .
� . . � . .�. � . . � � � ��:� ��RAI�.f._y��ROAD R-427:00 . . . . : . . . . •� . . . � .
.. . ����. �
. . . . , �' .` � '��i. •_ .'%�� • . . • -
�
, . , • . .. • � • : • . . ��l�� I_�,l I �-1j ' . j •�-���y ' • / ' • . •
. . . . . - -���� / ' • . .
♦
• .. 1 • ' � '. '
/ .
� ?� �''�'�};.� �'�''�1 ,�f� . •
� s .f:. , �,• �`.�
cr;�`�'�r: •;? �;;,,n ,.t�t '::x . , ,.•. .� . . . .
G'uu,�s�{� � 4.w'.rv' •t^,::::..3'� • .iJ: ..I�, •�J:'.i.`.. . . . � . � • . . ' ,
o1us:�J !,•:-:=� '�:i. !+''- c.'! '��.:j :is�, �� ._.ij,vy • ' • � , . • .. . . . .
' ^'-r' '°T , .� •:'.., e• •. •. �9f.7ED I HEREHY CE37fIFY'M4TTff8 fRAN.GPEC7RCATON.OP fi�ORT • . . • ' o . .
� �� `""�"�""��'"�°�""�^�°��^�^� PROJECT �-z-� GRONBERG bt ASSOCIATES INC.
� � lYNT I AM A OULY UCB�C�FRDFFEGICNAL FNUIEFA AND tAND ,
•rr�n� ' �raow ORAWN Yl1RV�YORlRJD6iTEU1NiOFTIEBfATEOF1y1MWFSOTA evu �
EGro. . �"°ZO' Civil EnYineers,Land Surveyors,Lnnd Planrters
'`"�O""°�""�°"` � —�/ �— 445 North WiOow Drive, Long Loke, A4d 55356
.�xo.
. . �� . � �� 06-169
MuxY. bwuar+o.tz�ss ow .l—tf-.6 _.. oi__ . A59-47�-J.tL1 •
� � v
� I .
� I
I � �
�
I � �
I � �
� � • I
I � �
I � �
I ♦ �
� • • I
� I
I � �
(
15.67 0. I �
i �NIN ' o o I '
I �S?1C ,0 9 5 PROPOSED 13.5 � ' i
� `�oae 4.4 W . ADDITION ; .
� �° � �9 , � �s.as �
I 35.2 y • . I
Ti 1. .13.83 '35.67 I
I � 1.9 STONE i, • I •
- •i. ................•-._....-58:�. ........................ a.9 EXISTING. • BASE � PROPOSED o �
�` ADDITION � I � V
I v m qh
,o k. 6.5 I
� 8.� HOUSE ,� �
I _ " 13.5 "' 35.17 .... , .....30:Q_ .�. ....... �
2.0 ' #2690 -i•r•r'
� P ' • I
^' '' i
�, • 8.2 :
� 2.0 � 19.8 o V�
PR(�POSED �•} � �
i ROCKONP . CONC. 6,2 ° DRIVEWAY �•a`�� pROPOSED I �
� I
I P� j
' � o BUILDING I
�
� �
• ,.l../...l-.-�. PROPOSE 10.2
I ,sc�O,�,c ..r,.�..i../.s 14.67 .... PILLA�,.. . ..._....--
..:. ...
� 8.40• . � �36.2 ' I
I BOULDER ��y�GF` °� w
RETAININ 10.17 PROPOSED I
I wAU • BRICK ADDITION I
� • � BORDER
� � � C.rl
( ��' BLACKTOP = I N
WELL
� DRIVEWAY ( �
� . � �
I
� lo �
I I v
.J1
I � N
� I
� � I
� � � � � � I
I � �
I � -� � �
I � i
. � I
i . . �
I �
I �
I . . �
I - � �
I - �
�I � �
I � �
I . �
I . � �
� � I �o
I�`.. � . �
� . � •.,, �RAINAGE AND � . , I .
� 'IJTILIl"Y EASEMENTS`` """ ' � I
. . //�� ::i
�� � �
I • �� o
I ���—.-- -`�_ ���/ ,
� /� � �� . .i�
i�
• 5 � // \ �i� O �� .
� �\
�
i /� � ��-���'� � . ��2'I � �-�1 ���
I � �o �=g 9.86 , „ o , c�g'' � D � '1�
�� p = 114°25 5 � , . ��2
��2�29
R=50.00 � �5 D _ �� � � -� � ��� -� r
, ��g�' `J lJ I �_ �� I I J
.3�-=:�.� •
L=9.88 � . ��
•--- A _(\ 1 O � [l► Z Z ►► i�
. .`�'��_i-�y
� �� � " �.�,
�1
'� r ..�
. -�t
. ,•'
B�� .
:' •y
'' ''.
��a � --��- ....
; .�4.f,,:
�
. � �
� �
� � �
� �
� �t1
�
� � � � �
�
. �
. � �
. �
� �
., . � .
. �
� � . �
� ` , II � ��oY � j D I ' � ��� \� �� / r s . .
� ��� � � IA �
4 u �
� • i �� p/ �
.I � � °= I
� , I . . � ------
� ' . ' n---- '� .i/+ —�---- c}-- ;�
. . i i "J �\.�'•'1. :
. ' • � . . i i � � fl i i . , a ,1 ,,-r;•::;_
. N I h I I � a��������� � j i I . . I I � . r_(� 1��, _,_
��; y I � : �' �\ -------g- �� �i ��� �� �� I I • ' o ��� I •. i�
�� � � � °
� '''�� • y �� g�y��� ��� � ��������� i i ��8� � � m� � - ,�; _.
� � Lt��� � � $°��� 1 I I Ati�o � . � � �" I m �„ ��5 r ,
��� '9 � § ~�� �' �' ����y'�� I I �$�� � � �� � \ s..� .
� r Q
\ o y
Sa�l � , ' ��~� \�\ I 1 ��� � �"l ,n
� I i A I � �''" .
�, ; ;k '•,
I �x
�� g I I I �� � ' I � �: . °x� .j �.,' �
- ' - € u I I „ 1 �° �.; r
� , �88� I I . � ��� I I I , ' ' I I � � ' o� ��a_ �� •.
!�� ����� �q � . � Q - ---- �s
II
a I II
��� g>Y�� ��� ~ � � �a � p � � P a I z 1'__ � ____ ,� ri�'`~., ' •�'
� ° �$� �'1 ( � �°� ��R � ��
�� � �� ' � � � ` � �4� � I I �p g ' �' °�
8 �� S � 9�_6. � �p-,��,-�1� y u� �� I � � � y � . . `;-" _
' � "'.",I � � � �I I a ,�y
n---- � m �4 4 �� S�� 1 I I ��� � • � r:e'cmaR�t �
� II v (� i �
�� � Saa � I \ 6 r_ __ -�� F � � � � �S • ' \ r� �`L,....
�I I �� �i. �. i .'�I I� ���g I I N � � i � � • �', �s;.
=I I A � �� � q!� I � � I I _ _ _ �'�" ��w`
�� --- � � I I _ �, � i I L' ?w�<:�-^
r.e•cnw,ia, � � J I I I �
I
I I °'6' � �i �• e� . � � �4 � � . y � i
�f-I- ' �° ��- � I I � �,; � � � .
I I a�b `� I� � � ��� I I I� I 9'-IV8• t9X
I I e 'Qr:a � 8�Y I I I � � • . �n°- -----,....�..
i r---- .'Y i . �'�� i i �� �
i i � ' � ' ' 6. �� ��� � �i . '�$�a �.a � g � i °= : -- ---- �� . _.
� � ___ �' � �� 1� � � � �� . ��-°i Y-43/4• 8'-IVB` .
LJ' s - � ' I � ��i'
� �� . �, I 1 I • � . �
� � IX -i iro �.i ve• - � � � � I a '� � �
. � • •
� "' , .
" � ..
� . � • , • '�� A ' t� � rn�. ;; ` �
���� ' I • ' ' • ., N ��` � . :. .'• �� . :• � . n---- ---o�--- --i II ` ----- ---�� �
�. I ~ 8e� Q . . � ��'� • I ----- ' '� . . j II ` -�--- � ; �-�--� .
� � �; �� � ��J � : .� •.� ��� ��� g� , f� ��� ,� � ,�, �
��c - �=�' ��� �� � � . . . � � � � , ' �'� � 0 �
���� � � � I�. � ,� . � ����� i i �,ii i
� � �• � ( � y ¢ _ �� ��: �� � i i '-'� r• 3�8� � \ ��i i
��� � � �� � r� � ��`��,� g�� A�' ��a �� 6�� '�� j � ---- ���
��� � '� , � �' '�� �'. �' �#� �-9 vr ro^ „ •
i.. : .
n � � �' �� � �� 'i� y IL II i � `. I \
I I ___ 1 �. 1' �._ . . Iv I�___ � I °� `� u R
I I 1 ' I ' i �T - L • �� I I� � � -_ •x�-���� .� ' ��
i i : � � �' • ': ��� i i �,�� � i i ��° � �1
- �•� „ •,�- � i � i i }� '�,
i i �g�� , � � ' � � %� �., i g�° �X �= "� i i a��� - -----� � ���-"� i °'
. � � � a � � ( � � b � •xvrm.w,ra, �� � ,`,
I I �$�� 1 � � t $ � � �� � � I ��51 1 �
� � A�m 1 , ' J•�6• aR � I I 1 I \ � O
° I b:=m ve• � $ . � I I I I �� � y
� � ��� � �. 1 t 1 �i'-4'-- � ��°� � � r ��I � ���\����� �� %� '��°
m � ' � °' (
I I 11 � I �� �� �'
� � � �` �� ��%` ~ i � � � � � ' �.x • � $�� � ,� ,'
� I�x �--�'����-�r7n � 0 y i I
1 I q�� � ��6 @ 8 I il I��� • � x z I I � _ � I� ��
I I� ��-e� T-6 3/8• r- a• o�-i ve� m(�" �y" � � o �� L_
R
lr�w A± � � � /
I I ��g r-- ------y�� � �x�X �' � �p � � i ---��-- � � rX • . � - �---
a I � II
I I ��� � Y � ' g"-a' � � � • �� m� I jl I I � t ' . . � X _,,. ,
i i �` i � �� � � � � � 8 � ;�a g� °� i � i i �,• , --- - ��.I �' � ��R ����
ii . . .� i� _ T• � i �l ii i • e� �°
�
i i I . � i i - --- ,,, � A � � � � : � n&�
x � �i � � . . €
i i � �'" � i ii�¢� r�°� z � i i i i �. `. i
ii ' � • � in � g � ii ii f i � .. �
i i °''�" '' ��� ' R�� � � i �) i i i � , ,�`� ' � ;
II - ----� II I 4y --- --J I � II � � � '
�-�c -- ----- P � j� � � 1 I �� �' .
� v � � H I
I I ��;;� , � P �� �z . j � I I^ � � I -- _ I B , �
Sq
� � ��5 '� � . �R � f � � .f � _ �_;`Or— ti� Q R'
b�_0i
I �� 1 I i � r- s
R..� � i -- ----- a � I I � E'- i ' � � .
i' 1 '' E� � h m� --'-�---'.J. c� � � .�
I I � ' � ' Ic' ' I, , , , , _ m..' .
I L_ _ � i '' e�-n�e� I � I I �� � �1 � � r. � I i / ♦ X. �� � �i.
H �' � y �• � � � � �� j � ' ��' • I � R
P� � •f•xs�emeRtxrteo
I I r � r,r�atmnco � '�'. I II � � Ni II � � .; y � " � : y'
I i� �� , � � i ♦ (� j i I I � I'�'�1• � i 6 i � � � Is, g= �.. 8 ' �
� � I � � I � I I I � � I ♦ i S �s �_
II� � � 8 � _ � LI.� � � � � � � 9 � � a x
i �g���� •.�� �;6�.4. � � �i l I I I • i � � � � � i � ' ��
� �� �� , e �•xP��,�,m � x
I I �� . � i y • l �l � � 1 , g � �5
I I � .I I I � . .. I y � g�
I I� r.r�.mm�m � �z � I I� •I , • ��•'�' , ' -
I I � �a . I I �'- '� : � .:r5���� . ' � � �
II g �. : � , , -
I I ��+ Y I I �'-o� � �� � � �I ��i : ��c . ' z . .
I I / tl x I r � � � I � :5��' P . � . � �s. �� ��
I I �a 4 :,1. � � r .
I i �2�� �� � �---- �s � I II � • '� . �,..� . � � . .: �. A�� �a
I I ��� . ' �' I �� t�is I j j � ..`� � • . . , . . .. .. . ��
I I �� �y �1 � � � �I � I:•. � ;�;� • • ' • • • �
-o � a x x I ' ' � � .
I I °a� � I } � I • • , •i .
1 I r�€o : r� � I II •:•� .. . �,• •. .
�.I
I I $ .:�• � � � � � I � CE �°¢l°4
U �gz I � � I �I _ � ��
* r� I � �
I �--- ��: �" � � a
� I � ' A I � )•ae•f1D�RiRtOG � � 6
� i . g�� � �6 � � i „ .i 1 y � ����g�•�~
� '.I. I P R � � I � . �� �
i i i �; � I . °�������
� �- - � C�
n � y I � � �p D � i i ' �r..•ctv.n„a, a ' ��A������
I I �� � 2S • �
� � � � ' � ' � � 6� ��� P� . � • �Ja �IF°g �
I I � I� 43/ E'•IVD' 1 II �g�� ��� •� � - -- �.' - u n
I I . .• � � . . .'
r��� m . _7________ ______� I I h����$C � ..:' . ..'� . ' .'.. .
---------- • yy�� .
r� �
I I • . . / � I s �.• • .
l 4 . . •
/
i i . � ���g � m ��� i ;' �� ����� .� :� ' �; � . . '�� � ' �-- . "� aga
i i ' • • I � � .i � . . ' :. .. . �
I I . . I � � �@��� m . � � � �� • `�• .
I I ' • , � o`'dr���� ��� �---- ,
� i . € �� . i� � iy ag�������� i i ��g��
�
i i � ������ ��� � I �� �"�����g�� �� �V��F 1m.
i i • � � g�., "`� • . �� � �� ������ ` ( �b =�� �
I I ��� �� Ir Ir� S ¢� I'��u B 5�
I I � 'g . �-'p I�n A �k° �_ I A � �� I
I I I € ��" � � � I
I I � i'-��' �' e�-�ve^ b• s._n.
I I � � oaerwwffr �n���r ���r
;MODELING PLANS FOR: ISSUED FOR DATE: CsENERAL CONTR,4GTOR: ARCHITECTURAL DESIGN B7• DRAFTED BT:
dDBLOOM RESIDENCE i. REVIEW ISSUE 3/II/06 WARREN NOME RESTOR.4TION5,INC NELSON 12ESIDEKTIAL DESIGN t ILWSTRATION TOM LINDEMEIER
90 RAINEY ROAD 2.Blp ISSUE 3/16/06 4360 W7NDNILL CIRCLE 9100 BALTIMORE ST.NE 1281 LAKE SUSAN NILLS DRI�
�YZATA,MN 3.PEW 11T ISSUE 3/2U06 DEEPNAVEN,i`M 55391 BLAINE,MN.554�9 CN,4NHASSEN,MN. 5531'1
PHONE: 952-414-6198 PNONE - �63-111-1901 • PHONE: 952-361-3161
FAX: 952-414-6698 FAX - 952-361-6918
\.: :
.+i'�:
. .�'1,`;�
�"'.
/� ..
i'l. �
�_... A�._'�i
L'`
,,�
•��•,� �'
l'-9�" �' 9'.5�. ..
g'-M� '� — 9'-I I!1' 19' 8'-I V8" B'-11/8' r•�.
�� � IOc� �'~t��t � : _ �� (� yl� •.::. '- .
, �4 1 �� � m a -+ ��"��i I � � I�� p �"' ;`r•.` ,
� tpy � I A '� r'9� tn� r , Gf r�y �O§ OI� — tj`:,���,
`Yi$�" I � g A� d I� � V I� �p Tq�i p �.�-.�.:,.',-.-.-e
I R ( � m � � �I �-x-.--;�;:,.--: -
d � �� I � � - _._...
� I �i I m I � ;, � g� � � $ r�--�.�.:�
I � r �:I � _
�� ° � I � --
� �� 1 � I �I g� � �� ��� ' � � I
� _ I � �� u
i r-- � I � I ��
0 ^ I P
� � I Y I � � ' � .
II I ) � I _
' I I d�
I I � `L— ---J I �----- � o R ... ._.
i i � r.��" . . . •j: � ��J� i i , �� '; �' '' ," "la �Y�° .,_
I I '�� � � . r.u•cmaRnatw � u 0 i i I �� '' I ' � �a
I I ' = '' w ) I I I �� • �
���fi��$— + : � ' � � --- -- q . � ��— )---� . � � — ' --,-- y ` , �
;�� m�� � � � � ;��i a : 0 � i , I.. �. II �,` L• _ c--�----- --�
����s���� �. � � :��,- � I p Fµ. „ �� •
i�� ��8� °�� � 8 r.ccmramneo S :� .� ( � � tl�Q — ----- jj �♦ � ���Q ���� �'•��
.�.� _ � � � � � �. � mQ g��q�
� ��„�,� �m $� � � ��� 10'-73/H• � �4� � �� �q "�Sb �
e�-i va•
Yi 5� � i� Q
•------ r• ..� � �- '�� � � j �°a� � � � � \� — --
� � snrro . �'� � � I � �€ I I � :. �
� �!i �
� � � • P _ I ' � T-6 3 �I ' \ `
:, � I g X .
. � �� � � I I —� f----- — ��°'-- I I Y'l ll `• ,\�
���5 � s,�co r.rc�uena,eo Ij�j � I � I I I� I�� I I II �
> bP I I I — —Ll�il ', �'�t•.
� ��'��g� �� •' � � � � I I � I � I II B � .
a � � I
����d����� . „ • ..� . ��� � ��g I I j � �. I��I' `�V ��� ��
� �_ �� r , . �.. a & :,.• Q �� � � �� i i i i ,,_� i i s ilii '�� � _ �
o� � b . • • •� ���� F ���.t -, �5�b���� i i ( i i i i W n �� �
� . . .g����€ g .;� �,S a� t K" � � i i i ��.,�rz. � B,_m. �, I�III � �
'__— • ", E� .F � ��R ����� ��g� I I � I j I U� :Y .
:: . .. • . : ' �: � �t3° A • I I j � I � `,` .
• •Taa. �•� �' � � I � ____ _�'.T_ � "'���� � � n — � `
'� I I I I � I �' I J�� g g✓. ..,TC ���a ay
9 � . . � � � I g i a l I � ,1 '��0,•� � RI�
� �}�} $�
�g'"�� � �" I I � I II "�II• � ��
� s�� :# ;�.. I 1 I � II ���� %.��� g�g� ,i, �i o
';�A1 0^� �• I'I � � I � II� � 'f(P,
� �Sg �._' _ • '� I i I II )
I����� h. . � ��� I I � I � 'u \� iltl ,\\� /
� J� � II � �C
�¢ �� .�' �l;a � �� I I � �—I ila _ _ __ _ IU —p-` —
��� � . � I I I �---- a_�_ � `� p_ r J
• � �� I I I � _ym . _
�''• ' , \ � � j � � I �� • j a '`"� �i�-4 im `, �I ii � �
y � � � I I I `�
___ ' � ' .. . . � �Q�a �� � � � I �a� I . . 6'.63/6�.-53/4 . �`�i ����I �'� � .
. . � �� �� � � � � �� � � . _ _ _ � �� _+� \
. i . e • • ����� � � � � � 9'-23J8' ___ ��� u ��a
: : • � � �,. ���� ���� .��$�� / i i � i i i. �—•---- — ^ �i u �� `�,
����� ��� i • i �� i i �p�" i i i i , �i ..� : . , :\ u� �� `�
:., . .�� �� � ��,' '� � i i ��� � � i� . a �----=— � �� ! -- •�. , �� �� l
i� � � ' ' ' . ' . . � - . ��,�i � �� � i i �� i i . i� . •i . . ti I � x � . .. �� � `�
r• �� ' . i . �'� � � �ti I ! ��� '��� �
���c�$ ; .. , , .�ii. ; � � i i �� i� . i� �__ I� i � m .i u' �
� R � • ' .. � �i i �� � � � I I �,_.I I ---� ��— -- Fn �� �ca
� �� � ��' ' . ' �it/,:"I I• �/ ��x�a � � •I � �� • � ♦ � 'I�! • 8 ��
z
i, i '3�
����s • '`l. • / i__� i I I I I � . . � I�° •X•- � 'tli � ���
C � ' ' /.TR u � I I I I I . a • • I I ' . .j •� ��c P��
��-� i J
. . � �� � ' � � ,� � � �
6�'0�' • �
� , Y ' ��� � _� � — I I I I M� �-----+—�---� � ' /.il � �a „ �' �
.. . ;..' . , .,. . :. . : � I 1 1 � � �� ;,
---=---r---�--�_—• . �:. , � I I �� . — -- � n
.__n \ . . . . ,. � � I I N� I _ �,�_� I �4 �
� ' •,i: — ------ ---� I I �� --�—�------J B`. I ��!�
r i � �°� j i� ,,�,�� . ��� � i i � � �'i ---------- � — '�= ----�-� --'—
a�o i i ,.;, a i i
i i ��$� ������ � ,�iii ` � �� � � � � � i i i � : . . : : $��W g��o ���a . i•:.
ii . � i� ��� �� � — � � ii I I �� —�
H :'' � ��. i : ,,, ' � �� � i t ,-ys--- __ .• ' i
i r---- . � � �� � i � i �---- ------- -- � ---� --_--_—�_�— � �
.�, r .�, � ., .; ,.�, p.r
i i ' u ,• <n�. ��� m � �) i i , . - � � � ��
_i � '� , - '� � . : " ' �a ii '
' i�; �."• �. � � � � � � i� : , . • :'.i r----1 �
— Tj----- '� . �' ' �. .. . .• . � � �� I I , . . . �.. • � .� I
,„ �.�� � �:�
I I � � 1 • � �I .tll:' 1��. .b. �/�P ., K I I � � � ___ , —� �—_--� g_ �
I I •'i � .� �.II.• � � I I 1 I ' .� � "� • �— --� ��.
' � 1L---- � --- � �'' '
I I � ' i � � tll .• '��� � .. °� '�����,I � I I -- — ---- — ---- i
I I �@ �. �. 'III•.. �R ' J4 I I � ♦
� ��_��Iq � I I I I ' � � �
i i ' � , . i i :.I 1i,° ' �': �� ��$� !—�-+---- � 4° X g�� ��JQ _—i i '�, �
I I e °� § ��� '° .� ��"Ia
I I ,'' � +' ' I II•�: �� .. q � ��� � $ �
i I , . ta •:: '� I I � ' 1
I I � i "�� �' ---=— �— --- � � i I . 1 �O 6� �
�---- :r•cIDaw --1 � � i � .
I i & � i� ', � ;� • I 'I • �..` I I � � ------j ---- �.
� ,
���g� � ��^
I I ���� �� � t � i�r 1� � �,.. .R a � �---- � rxn� ararnmeo �"� ��� � �. R
I I °'$ i ' i � i. ' ( � {� . 1 • ~i'� R
I 1 ��� �• � . ���,,� I I . � ' � �g
�.� � , ' � ' , ' ' `YJ° � � , . .' . �t
. . .
., . , . ;
js---- � � ' r� ' • �� ' � � 1D I L--- � --- ��
H —�
u P g "' . � � rVf_ . y� ppp� p ,,, � .
� � �O �C � 0
� I � � I $� � I� P 0 � LL_ _ • � � � � .
I�� . � 89 � � �� �
. I�� ' y �1
I �A� � I I � � �� ��g� � I g '' ' � a�� � I
�� � � �9� ( �� �i�� �T � 6�� � -� I
9�'�V7' I9' • 8'-I IB!. IO" 8'�V6` • � . � �� � I �� _ � I �� y
. , . � � I�� m
EkLSiPY.vFRFT �cSiNG YERF1'
y �� I �� � r� �
. I �A �A �
' � I
� r-e m• �• io�.i va• m� s..X.
t , E10611G�EiiTT DmT►Y.tERF7 E1C6Mi YEICFT
AMODELINI's PLANS FOR: ISSUED FOR DATE: GENERAL CONTRACTOR: ARGNITEGTURAL DESICsN B7• DRAFfED BT:
NDBLOOM RESIDENCE I. REVIEW ISSIJE 3/II/m6 WARREH NOME RESTORATIONS,INC NELSON f2ESIDENTIAL DESIGN 4 ILLUSTRATION TOi"( LINDEMEIER
�90 RAINEY ROAD 2.BID ISSUE 3/16/06 4360 W7NDHILL CIRCLE 9100 BALTIMORE ST.NE 1281 LAKE SUSAN NILLS DRI
a7ZATA,MN 3.PERI'11T ISSUE 3/2l/06 DEEPHAVEN,Mr!55391 BLAINE,MN.55449 CHANHASSEN,hM.55311
PNONE: 952-414-6198 PI-lnNF - �G��_�I-t_la�n-r Punr.i�. ac,�_ar i_a7�, .
��• � .
WINSTON LAW OFFICE
April 24, 2006
��������?
���� � � 2oos
P(ann ng Di ecfforn C'TY ��` oRQ��
City of Orono � �
2750 Kelley Parkway
PO Box 66 �
Crystal Bay, MN 55323 °
RE: Variance /��plication; Orono Case No. 06-3204
Dear Mr. Gaffron:
Thank you for your response to my earlier email message in which I was
advocating an opportunity to be heard by the Planning Commission in May. With that
opportunity no longer available, let me try to get the train back on the tracks for June.
Before doing so, let me state some fundamental observations, which may assist
in the process. You and Melanie work for the City, and want what is best for the City.
The Lindbloom family.lives in the City, and has.been in residence at the Rainey Road
address for five years. The Lindblooms, too;.want,what is best for the.City, and for their
neighborhood. My family and I also live in the Ci#y--for almost ten years now. We want
what is best for the City. We are all on the same side here. With that said, I would like
the opportunity to come to a reasonable resolution of the Lindblooms' variance request,
and so I turn to the substantive points of your message. _ .��`" J..
I used the term "simple" in my email message to you, because the issue is fairly
straight forward. There is a side yard setback requirement in Orono. The map
submitted to the City shows one proposed structure 31 feet from the side lot line, and �:�'��`--?�,
. p / 'p��r
another proposed struct«re 10 feet from the I�ne. Do th.,se structures encroach otier the �f:��
applicable setback line or don't they? I did not mean to belittle the application process.
�.n��,...
It's just that the Lindblooms were not and are not applying for a 20 lot subdivision or a �=_'"''��`°'4:�
rezoning or some other more controversial approval. Quite simply, when I made my `,,.:...........S;;w�
appeal to you for a spot on the May Planning Commission Agenda, I was trying to have �`�'''' ��
- the matter heard sooner rather than later, for obvious reasons, and to that end I was ,-�.;•� �;�
advocatin the sim licit of the re uest. ���'�'�• �
9 p Y q ,��;��;.:•'� F.,f
h= ,>:.
; t;;
. {�'f',1 •�t�}�.
�[.::
Then, as to the quality of the Lindbloom's map; Chad Lindbloom will have a ,;5:.. ;:��,.�
surve or Mark Gronber or the ori inal surve or re are a better de iction of the . `�`���� �"����'
Y � g J Y ) p p P� i
ro ert , but it will show the same 31' and 10' distances:.. �.�•�_�
p p Y . .. . :;; ,x:��
. . � . �� �a.�
�� �-��
����
g912 IDS Center,8o South�ightli Street,Minneapolis,Mimiesota 55402
Telephone: 6i2.34i.9800 I'acsimile: Gi2.33a.ia15 Einail:wuilaw@popp.net
April 24, 2006 �
Page 2
As to the "deceiving"nature of the submitted drawing, please note that this is the
survey that was accepted by the City in 1989. Outlot C is shown, as are Outlots A and
B. No one is trying to fool anyone here.
� Concerning the applicable setback line:
1. The plat dedication fanguage does not refer to Outlots B or C as streets.
2. The resolution approving the plat (No. 2239) refers to a "right of way outlot
for the purp�ses Qf providina a future connection." There is no mention of"street" or of
"road."
3. The private road declaration of 1988 (Doc. No. 5441457) mentions, in the
last recital paragraph, that Outlot C "is intended to provide future roadway connection to
the plat road of the subdivision of Lot 2, Block 1, FOXWOOD," but then the rest of the
document is silent as to both Outlot C and Outlot B. Neither Outlot is declared to be a
public right of way.
4. A "right of ingress and egress" over the Outlots is created by the
applicable Declaration of Covenants and Restrictions, but again the words "street" and
"road" are not used.
We therefore submit that there is no road or street, and that the ordinary side
yard setback of 30 feet is applicable, and it is from that setback that we are requesting a
variance. We have stated our reasons for why there should be a variance from this
setback in the Lindblooms' application.
��
,�,:�r�-�;:'�'s%
Further buttressing our argument that there is no street from which to measure �:� �;�
the setback, the City's zoning code's definition of"street" is a dedicated public right of �'���-''
�...:�
way "which affords a rima means of access to abutting property." Outlot C, a,heavily t,;�-;.y�_:::�,,
wooded property, will never afford this property primary access. Even Outlot A's !� ;�
creation and purpose is limited by the City's form of road declaration. Paragraph 1 of �y�;�..•.:-:: ��y
the Declaration states, as to Outlot A:
F... �::.y
�:.;:.._';:. �
1. That the owners do hereb acknowled e the existence of said rivate road {' �"' ���`'
Y g p �, <:, ���.;�,;
easement and the existence of the private road, which is not a publicly dedicated `���� '`�r�
roadway, and that the City of Orono has no obligation to maintain or service said ���:��• ��t>�:�
�, '`�3
private road, and that the City of Orono does not intend to acquire or open said (� _
private road as a public roadway. t'�-"r� ����
��:..€i,. �:
Well, if that is the situation with Outlot A, how can Outlot C, which is not even �:���''1''�1�:�
declared a private roadway in the same declaration, rise to status of"street" as to which �'�'���f:
the 50 foot setback would be applicable?
. April 24, 2006
Page 3
Finally, imagine the neighbors' expressions of concern, if the City ever proposed
to clear-cut Outlot C and pave it as a street, so as to connect Rainey Road and Gander
Road. There would be no end to the complaints voiced to #he City. My assertion of
faulty dedication of a road would pale in comparison.
This, combined with the statements set forth in the application, sets forth the
Lindblooms' legal position. I will also put this into letter format, so that it can be made
part of the record. The Lindblooms' designer will present the architectural reasons why
the application should be approved, and the Lindblooms themselves will present the
, practical, personal and neighborhood type reasons why the application should be
approved. If at some time in the process we can meet with City Staff to resolve this,
that would be great. As I said at the outset, we are all on the same side. We all want
what is best for the City. The Lindblooms proposed improvements will add vafue to their
property, and in that way the neighborhood and City will also benefit.
Thank you for this opportunity to respond.
Sincerely,
.�.
John B. Winston
J BW/krm
cc: Chad M. Lindbloom
x;� r
��,�
(�<�-;,�;,,�: ,�
��-� �:s�
�� �,+
��
�
�,��;;
,
°�-,.::
. `r`;'� ,
r�:,� •S�
"�� `7
�,C;': .. '.•�
�� r
%�• ' �h.
�j.,�� .: ,ivi:
:,:,!
. . �t' ..} . .J J,
�::.. �.��.
�. '',
�'c�.. `...'I
P:
�:.1�,�.C.:+.��r�
t �'�"r�:.
l�z;,�t� 1f���t ._.�
��:E,::S�
i3�'�"L;
. •�� .
�� t.. , �
Zani�'� .�cp��� ��-'Ic�� C�Cp—
� ����
Rainey Road — Gander Road
Petition Opposing Potential Future Road Connection
It has corne to the attention of Rainey Road and Gander Road
residents that Outlots B and C of Trees to Be.could possibly be
used by the City of Orono to connect our two roads. Residents
listed below strongly oppose the future connection of our roads.
The neighborhoods are both fully established and we do not want
or need the two roads connected.
Signatua�e Address
• � � C./ Zo� IC._..Ga( .
� lJ v L�'y"� �-t.•�' -
.. _ � ��,-,��--
�� �--� "� o L"l t .
7i �1 /�l � �'�
'� c . � a 7 �zo � fc�Q . .
,,�
�
'f - �G o i � � � (
. - C c����� c
l� Zsa'S� R�i�-.E t �2 0
� � � �� �s ���� �e�
' ` i� �
� ,
. �,,OY�1 ' 7 _
� 1� �c�—c� �C� 3�.� -� .
Lin loom ]L�enovation
I have reviewed and/or discussed the the Lindbloorns' additiQn and
renovation plans submitted to the City of Orono. I understand that
their plans would infringe on a side yard set back requirement. I
am not opposed to the Ci�y of Orono granting therri a variance to
proceed with their plans.
Signature Address
+ � .
�
_ ��� �� �.� �
������ Z � �N�'� iL� -
� , � �7��z� /'c��. �� . .
� �.��� - �.�ol �������
��,'� � Z 6 8,� Rr��ti�s R o
� � � `� '�•� '�GL� (�cl�Q
. ��
,.c��i �,.� J� .
. �
ADJACENT PROIPERTY OWNERS' ACKNOWLEDGEMENT FORM
I (we)'��'r��`-b ;)UlS�r�'� VI�C,(��rnGtrJ of � �n b� �,4V\C r��
[print name(s)] [print address] �—
have reviewed the plans for the proposed improvement or proposed use o the prope y located at
�R� 2� � also referred to as Land Use Application No. �� `�2G��
n�
I (we) understand that in executing this acknowledgement, I (we) am (are) not asked to declare
approval or disapproval of the property or use but merely to confirm for the City Council that I (we)
am (are) aware of the improvement plans and that the proposed neighbor's project or use requires
, Council approvaL
Property Owner Date
.�� ,�, �/�� �
�� �
roperty Owner ate
�,�*,��*��****,��**���,���,��������,��*,��**,�**�*�*����*****�
I (we) `�ber�l--v S�cSGF� �i C.�fY�Ct►'� o'f 2 Cv�S �Y:c,�i-�Gu ���,
[print name(s)] [print address]
have reviewed the plans for the proposed imp�ovement or proposed uselof the property located at
�'� also referred to as Land Use Application No. ��v-�2�-f
I (we) understand that in executing this acknowledgement, I (we) am (are) not asked to declare
approval or disapproval of the property or use but merely to confirm for the City Council that I (we)
am (are) awrare of the improvement plans and #hat the proposed neighbor's project or use requires
Council approvaL
/�1��� �"- 7s-- v� -
Property Owner Dat
. _ � v .� v� .
ro erty 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.
4
1
;
�,
;
;
,
�
ADJACENT PROPERTY OWNERS' ACKNOWLEDGEMENT FORM
I (we)
�`��tCG��1�.�15-�(� l�C�f�1 of ��� I ��t�����r�c�
[print name(s)] [print address] °
h'.�ve revi wed the plans for�the proposed improvement or proposed use of the property located at
��O�U �ai :( aiso referred to as Land Use Application No. (��� ?•
I (we) understand that in executing this acknowledgement, I (we) am (are) not asked to declare
approval or disapproval of the property or use but merely to confiirm for the City Council that I (we)
am (are) aware of the improvement plans and that the proposed neighbor's project or use requires
Counci p oval. _
s�a�/a�
Property Owner Date
� U������
ropet°ky�wner Date
,�,�**��*�,�*�*�*����,��*��,�**�����,��*��*��*���*,�*�**��***�**
I (we) of
[print name(s)] [print address]
have revi wed the pla s for the proposed improvement or proposed use of the property located at
����_� �J� also referred to as Land Use Application No. ��e —?�2.��
I (we) understand that in execufing 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
Counci proval. �
� . 5����L� .
�
Property Owner Date
. -- � �-O,f
Prope y Owner D te
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.
ADJACENT PROPERTY 01dtINERS' ACKNOWLEDGEMENT FORM
� t ,I� �,�,��/S C�C1C�
I (we)�l L r� J\ I-i' �i � r of �7'?C� �C�J���� �C�
[print nam�(s)] [print address]
have reviewed the plans for the proposed improvement or proposed use of the property located at
aiso referred to as Land Use Application No. _�}(�-,�2.ex�
I (we) understand that in executing this acknowledgement, I (we) am (are) not asked to declare
approval or disapproval of fhe property or use but merely to con�rm for the City Counci!that I (we)
am (are) aware of the improvement plans and that the proposed neighbor's project or use requires
Council approval.
.�.�zQ.�� �C. �1,� � � ,�SL O.b
Pro erty Owner Date
` � � . C, � �'`�a� ,C, .
,
� erty Owner � Date
�*���**�**�****��*���.��*����.��,�����*,�*�***�**�**�*****��,���
�U ysr�c,�C,�'
I (we) �iC. 1 A,t`� � � � r! � of ,�?��U �1�"�1��� �� I`.��1-�
� [print name(s)] [print address] ,
have reviewed the plans for the proposed improvement or proposed use of the prope located at
also referred to as Land Use Application No. '� — �
I (we) understand that in executing this acknowledgement, I (we) am (are) not asked to declare
approval or disapproval of the property or use but merely fo confirm for the City Council that I (we)
am (are) aware of the improvement plans and that the proposed neighbor's p�oject or use requi�es
Council approval. .
.�P�.ya-t� ��. �'t,� �i�.: ���� e'�.�
Prope�ty Owner Date
,z.c.� 'l .L�, �z.,� ' �5 ot S` C�..�
P rty 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.
ADJACENT PROPERTY OWNERS'ACKNOWLEDGENIENT FORitfl
( (We) I�-�r—c� � ��':.�!� ����n�er Of a`7 a J F���,��Py ��
[prin�name(s)] [print address] - �
have reviewed the plans for the proposed improvement or proposed use of the prop rty located at
also referred to as Land Use Appiication No. _
I (we) understand that in executing this acknowledgement, I (we) am (are) not asked to declare
approval or disapproval of the property or use but merely to confirm for the City Council that I (we)
am (are) aware of the improvement plans and that the proposed neighbor's project or use requires
Council approvaL .
���1 � l C� �/a � C�� � .
Property Owner Date .
� Property Owner Date
****�*��**��**�*�,��,� ���*��*����*�����*,��*��
I (we) of
- [print name(s)] (print address]
have reviewed the plans far the proposed improvement or proposed use f the property located at
also referred to as Land Use Application No. ��.��
I (we) understand that in executing this acknowledgement, I (we) am (are) not asked to declare
approval or disapproval of the property or use but merely to confirm for the City Council that I (we)
am (are) aware of the improvement plans and that the proposed neighbor's project or use requires
Council approval. .
Property Owner Date
Property Owner Date �
If you have any information that may assist the City in the review of this Land Use
Application, please submit your comments to the Building & Zoning Office at least 10 days
prior to the scheduled meeting date.
�
lL?�"J 5f � ,` � - '�r �*kC.�� r ��"�� ww. ,.f rl,'"�uli b� ��`1'sA�� ' �' _Y i�j �� ��a. �;+s�`'' .� y �. `'4
r�"vf�,�y (�`,,� t � _q�.' � u�r Y�°! w.���,���,f����w'�'q�� .�.a '�',�w a1.�:i'����St'��'�` ��,`r s,�G �'�� ��� .� c �''4�4.,',4�i
�` �q (�t �{r� t �y
��p;�y,�t'�.a( , � " ' �� � ��'i�rPR ya�" ��$'^�e`R. ��s��e�r,�',�4"4w tt �-�� � � �c�` 1 iy ait y� � ra r y'..4
� Id'C�'�� „l�'. r - ����� ,� 4 G''� ��,� � f�" �� ��hj'�.r ,� ra.
L...a'..& - 4
T' ...a.i ' vL' �.. � S � 9
F � F-� r� .,r, / � �� x`���} „ �i q �rt�F� f.y£�+�E�'yJ!�{' .�'' b �;:�,y r � y.+'* e
� ���, ,,\� i A�Ct 4. 1� al...��. ��` 'r",�siy ,�;Cy z�...,'` �a��...�$'
��p,� � �}
���. i ��� ��� d� � , a� kt�a , ��=r _� f '`��..a� �g. �_'X�` �,�,C a ,v-z ''�'�Yf'� %cT
... 'r..yf41'S .�'� ' i � " �.� � 3... �W'F�';� , � t . i .�� �,�_y. _ 4), _ lf� �1�; Y'f�_�
:R-, ;jr�� s �� A �,�;-a: � �. .?' :rty !� �.�.','yx T �., a �. . 4 �s'�r y+��; I��.; `�.. bT � ..wr._
;1 "����j� � � � ;. � �:�'�, ,Y y �$. . l„a�.�.�3 �- .����o ��F y�.:� �-x'�?
! .. �7 t,. � ''d ky °4- g.a a'4u
! '� : . er . Fa z d" .�a u . '� "v j r .-��. s �.:i
�� s �k e !« ,1`�ti , � L �'.X�3�°�fi' ��: P�€,","i�S;IG ( E ' �1� i; '� �1� � h � _ .4
�,� �� -� �?• -�. ° � `.P� � . a i � �.a�?° -,sf� '�3>� '' .
�����$ ! y���� �t y v ':.� r
7 �� �' � a ta. ''dt d r + >
��:� � R lp 1 ,. i 5� ���. g r h . �{. t .
��' �'f;i;� $ . ��,r �✓p �`� .: 1 k� � � ��.1 f{y.�r�. _, , _
��°" :,r � •'� . _ .� y�.� � ���s� �: y.. n� �,aC � �, ' � .
f � � �' , .�� R z�
.�. ,�� �.a�..w..,,�,4 �:e �x . r,��, t � �.: 3 � fY,' �"�* -s+� >i! .�+ �;� '� ) '�
!�� � . y .g.„"* ' . , a x ,� � �. ...�'��`��j. �! �.°.-, ;. .
� �E:t � ... G � � �a � -,. +K ,� . 1 ' /,�.�'� 3�-' �, +t..i;
3 � C;'�k� C � �,f �� 64 ! �.� T�
�� � d P `� �s: ;`� fia � �tu���i�s� '�,� �`im
`b � '� +l� , ,F ,f� q'�,�'k F�.+" :. �[ v. ,, �,s .,`��� r . �, � � ✓,� �.�.
r t 'C:� ',�• S4k� � "''" ��{�a' '�� -,�;i ; �� ��. ,(. � � } �,�.._� �� �.�
F � �
L * ,� c � �,tv�.:` ; �,'1. �Y'° „�y�. , '� #�� 7�,«��`+��';� 1.v 4�'" •a
'� � ��-, s eE��. .�.�i' +S,F7 uu�:'� t � a� : ,a�,, U � .,a„ �* .�:
i�� � ��P f c.. .e+*... �. ° �° `j�+�yt x � � "'�i �f o -ii '
�t�. �;C� " � � .�} - s� �..� ! .,�k�� : � .1�� .c .c ...�� °�'T:
4 � a es '� �Jr�
,S �v ; ,�'d.. ;� �+% ,u� r_�'.� x �-;�c � 4z� � �.: ts��s' �
e��� � (�'�a. ��i -� t'� � . , � .;"�y� ) . ,� v �t i• ��,.��s �� n: �,x��i' ''Y � 4�.'�'.���' � � �`7E,
�y �-'r,a �.�.�'Rar�.Jt -�s�r.� �h� ' r ..�` . . ,� �aj`�� ;�'�^ 's" 'i:� H� ���?
�-f R 4. •7 7 '}�'��z�. 4ce1 _ '� v i::.. :. .L �� 1: 'k ., �. Yis {�� . 'N�,�i��` a
.� �r�+ J Y w� �3 .I� k� �` �+ � ! t 1�' ^'$3 �'. N °:. d '+a..
��t r.�.�� � q �,� � � �k � � •�� � �� P t. � r ,� - .'. � �. �� . �.�t
F' �� F'( M��...n-,m���*.�����s ;:� ,r ,� ���Pff��I� �t a, ,. �'�"r^4 4`{3/� � � ;. H���i j � ,��f,� �' "j N "„a''��.
M � ,E���'4.2 �'3� '�'u�y-� .,"e'+� .�`q' a. �d ��' 4 n s !�j:§ � -*x�!±... r +� �. r�.
9j
+3. b.'F �a.a ..-R -.'.T,�' `�r '� i .7�` '. 4.f3 �# � �e i F �. f . �,s' 's
,y, '�' ..�� �.,,i `��,._,,."y�Y"a �'�'" ti 7.. 4 �k�, { :�5 �;x i ir ..� t ,,,ay �^ { r�� �3z ,,y�,rC' �r.���
�' � � �' � 3 ,' �} �7 tip, ,�_., a 7. `_'�s �' .- �1�`����s-- r * c`�' sc�'�-} :.4�f
�� x�� . .�54 � ��Y ��+E',��'�� 44}�,�Fy� r an .:4i''+c �' 4 .'a 'SS"�' �'�`� � yy f to
) . -�s fi` 5 '} Y� iY S � K � ".� JJ r d� '�� -l� � o �� �s.;.e
�.`� � r' • _ ..
a " w� 7 ���', �'`� _,c r'h'�'1��r' .°a . t d �. s
�.'^,�"�!i - F� �.. L ,� � -�i�'.� ,�� !1� x,4;,:�- r`i� A<r' '�cd < '�' r yR �� ';1���� ` ;�
n"Wy'y�� F�t �..� A ���r�'� , , ,a, ,�(,�� . .: �� ��r h ! x L � J }K� �, . � r
'�W. + g�
� � ��`as""'�+.c.'S; -�� ✓ i , R,�, ,� .. `X''a, 4��:';r �,�s � ' '�a. ',a . .
� � � �"�� :�x z� ,� �' aa, ; �,��� aA� ��S�t r x! xa_„ �: r �: 1 X` �` ;
�� � ��"^� �F ���u C .3 c5��'s� 5'� °'y��� � � a 1 rc ,�� , r, �' } ` -''a�� _
�_� a �°,� u
�' ' 'q'��� ��, '� o ° `�%y d+``��`r s k �i- �.rQ��'�'"��c � `x"� � 1 �'y,a }�t
* *+°s �.� "�.l,a,'u.�'S�n:. ��.yy��. ✓ ,q��.�.i..., r »�� r,� ;� ... ". p ,��(:�.,�A. k .� i ''?� #�x "t :?'
��t .. 0 ,��"t r`L''a . �^s/� .�r-`* 1 a �.g� `�% b 4ti£b � f u'q,. ` .r• ye., � `� ..
4` � ; �� ..�r- .. r# ����r.: t ��,z 1 ,�'A 'byY�'.....ra i'a iT:..`����;�-r�` � .s�`` �-�'
� �� p �:
i' ti �4 y. ' .. .`Fy' FY�J , . y� -' lt .. f.. £+ ' '"r r .,� 1 Ab '�'. 't � '
,t,,: `��C`y - tiu� .� ,o � ��.� .' �x'� � � �eu.E �'�?Te.,, � . n ,"}�}$�;y '��t� '�.�.
s r � �`�>.�h�r.�t' ° '� 0��^-� F r u .� �i '�s����s .+ . � � ��� �F''�in-+'7�' j �
.,a.=� '`�'�'�,��t-{�R��r� � � �. �x+^� ! .'�, Er�'�+k � 3i��-'�. �'tr ..'� K�wt;u� � .- �,s
� A. 'M� ;A? r r'�'�`".-, ^s,. v'�4F, � ,�,.. rr a.d ,�c .�. � ' ;
�, 1 ��t �+ �
�,4 ay: �.��3.�x+%�E:;u�f�'��z�r�f.s,'�����..��'�..��fi""�C`3:�`"."'+��..:� Ys�, ���s*�'g'� <x � ���� a4 ��'a �'�`�,�`s"'�`'� Fc":r�'�€�:�r� .�� ?
• � � •
��►��"---����
� �
`►� '
•� . � _ _ . .
S �
�• • � • . •
�� f
�� ni�
� Y ��:1 �"1 �
��. i
� F g 'I
��
,�
� �
� f��
f
�--� �
W
Q
�
_ 1
i
U �'
�
� � � .C�
zqF W � � � O �•,
� w U W � A U[�,] \�
M � � M � � Q V M � W . M � 'Z ^ .
Vl ¢ � y� p (�, � If� � � w
(� p `^ � � '� c�� 3 � '^ o �`.� � M
� � � � � � � � W W � � � � � 3 � � � � �aF � � z.
M W W ,,� rn Gq 0.1 �y '� M W (�.�y W M W � � W 2 O .
� � vi c�i� � F !� � 0 0 E¢„ ,.N�, Q � � A F � ¢ � � A O �
Q ,.., A E" F" � � U C7 z Q r' � Q C�
° '^ v¢iv¢i '^ �" ° � tr.l �[cyl o �" ° � �'" � C� �" ° �7 q � � O � AF'
w � � � � d 0000 � o: � d co �°nC7 � ,°� d ca o "� ¢ oa: � .�,
M N V] V J N � M M F F N � M �O ti ti �O � M l� A A l� � �
.`
� Q � G: A 'K' ¢ � A �' � fY� A � � 0.� A � � � �
W z W Ll A z w !�' A z W f� A Z W � �''
� o WZ a � � � ay� � g � ¢ � � W ay� � Qap.., A\��
O a O � � a � F � a � � � a � F � � ��� C��
`V
� � ��
wzw��
� o � �
�� � . � � � � Q . . .
,,� °s � A � � � A
�W � � A woo Q �E� � W
�� � � � � w �
W � � mw � f� FW
O�' :L �L "' ¢ � � � FF � � � � w ��.�+ � �47 r
G.`�,F � v'^i `O r p v'�i °` Q � � V v'^i ni ¢ "1 � vv�i �"j O F-� y�'�t'!•'ktwa��
-f`i.. oo � W W � o � � � Q o GL� � � o z ¢ .] Q z � �`��'"�'� S}
fi1 � � Z R' o � aa � oa z WO � sfi
��� Nwww W ¢ ^ w � � w � Nv aWiowa � r.j � n; v � � v, � � QUu1 -�:�t•;`.i
-N+ � J J � O O �"' Q cv W a w w ¢ F E+ 7
O P, � � E"' � A� � F' � � � F' � u: F A � ....;"�:"%';
x x¢ Q � Q fa E-� F � Q Aq .r�.� � X Q E-� � O, W ,�:.t:�,��;`��
Z� ° v+ "" `�„� ,� �" ° oaC] o �N„ oQwW � o � o ¢ :G � 0.�1 �, ,�., v� � ��.,�... �
C.', co n Fs' L`' i� ¢ oo � � � � ¢ o0 00 � a.' � n ¢ co co G`' W O Q F'' �, � O . 'Vv�`;;•...,;�,:,.�
W M N r�i xi N � M N V V N � M M F F Q N � M M A A 0. � � a W �7' ���'��';,Y';ri�Z��
� � Ii1 fJ] p.l �tl �] �" t 4
W � Z��.. ,.,.:,,, '�=1�:
x ° � � � qA " � ¢ A � � ¢ A � � Q U `��✓ w � �'''`I`�`;��
a w a u1. a w ¢ u1. � w ¢ u � w � � � F� O O `',��.
� � � �a- � � � �a a � � �a- � � � �a �'w�',t'�1 �`��� ,�
a O F z a O F z a O H z a O F z £� .z�7
h,1r..�.U':�w�
F
;.�,� �1'
Q O
" z z `� o �
� � O w° x A x . r. _:..
� c� � C7
� w M x � z °` ��^, ,.,�� � A a
�^ W � ,'�r, � U ¢ � ,� � Q O U o� Q � ¢ 'M^
0o W s °o � �n W a' Aa' o° � a' � � v� o a' O � � �
m vF^i � U E"" � m w Q t� � �"' � M N P]0 A" �" � �r � 0.' � P4 �
� >C � � yGt-Q� „��, wv g � t¢-� � �a � �z � � � ° 33 AH
.� � p � O ¢ � '-� � x 4 Ll �'" t�j O � ¢
° o In v`ai W vu"i � a o pC u'1 F O � o Q � � � p � � q p � �
� oo � ^ � � ¢ w i� U � � n � oo co � � �°o R= w r°n z z ,.°n Q
�n en c�i a a cv 3 �n c� �-, �, U c�� � � m .4 � n� O cn r Q Q t� 3
O q z W Q q � w A A � � Q Q � � A�
L�
� � w ,Aa�., � awo¢. � � ZW � ul¢. aw � t�r
a O F � a p � � a O � � a � F �
� ' �"_'�+'yi . i 1,: i �ei�B4ec�S �s r r ::,�� 'x- ' S, �� � t � -. �.- r ii �! u�,3z-.{�. : .�+•
�.v` e� . 1 �+ �`t i �� S .. +,�t r i'3 �- i �t�_. �r Kr� �•'',r- '� �5. �,Ce l_`� �s'�� '� ��4s w :
.r• , a ?.� �z ° �� ai �'i��, 7»r ,� A9�,�� rrn�Fec �,,,,5 `� r ts;ti�`t ; .�xsaE� °kt '!�t�ir� �.� rt�f�'i_ <l 5 s:
'j Ycr.,,�.� i r.��x✓ �r { '�x�'�'"t��� .2x-��sJ� rF� �3��i j."t.*'r k��',qp.r i}� h r'i✓,�'Y.�. r�'47_' r .�.�Sasa T��Y- , y�'',,.. F2��` Ft��,}Ni�.��y'�'�.P�t i���r�, �;-�
,� �`��`i� k.�a. . f v�+. .t'`�'�3'c � ���'s y�' r .t..a;,a-5e+v.sX�"y'Yd k+- ■�o .=.-.'i+,.� t a • e s v� ;'�.rl'h u 9�°
5/ ' ■■ a s 4 S,yFt 1S'.h. 3. f 7.
_.��,, t a�x �r - .f {- 'Y �� �` Hj t �'� �e � � �M 'rq �b'kt s� t3 �r.r�'��t Jt. n�sire* :}�yr �;S
, c� yt� ��.,X ��.F��Y 54��rµ yi�He:nne,p�n Cou�■ ■.��Y ",fs r� �� �nhl,✓C�F 1:. �- �"'"` p"'2-C.�� .
,rs% � u a f F ( y'�," . kj }_ 4�4 yk 6 �� r j �f�Y �!�
o � t � �'�s 'l� r .�r e � "k u Ft x.: a'6"�� .- � r %{4 s + c t. �. ,a(�� � 4 C ° J'.�{n a ,t'
a �, c y x ��e�,k .� j u � 4 S '„- �
� � � S s X i k� s. utiw.� �:ki .,J�w ��.;� � t� e r r �, �
4 '� 4 �t s .y 9 .�{ a; �.k4 �...�{ .L,,., y �'n`.aa t/' �' ty Y^ v � atffi ? t 3..2 S�
{ �.��" �t t, ;r �; ;� ��� axpayer. �Se�rv;ices,�Qe�part � { entu�e,���{ �{ ��� k4 �e�
'� S i � p i V .' q . yr I ir' �"kn31 'tl
. . {i.{.� '���r:Ng#2� .h{�'�¢�1�n bFk,b."`.5�,�+w� .4'4''t3 Fs t.;xot 1�s�rr�i3�,Y�'g1 {n_k y F }:. �, E�. r (.��:» c � � 1 Nb axy�hr 1,1}s A".'�" ��i��� 5.��
�
. _,',`;��:f-r.�,: ._ w.r.. .;t�.--.r.+.a:,.�.�._�.... .. ,��: ,J -:.,.1.�.w„lMk.�rc� "�.3. 3 Y s� .:qty 4- ,:Y.y 'A� us ; i : 4i�� .s ���I
.�. ... w _:.:: �.-�.:... � -,� ���' .�.�.�.,,r. .rc -
i� :,a.. o,.fi�..-.., �t ,�i.. ..�,:aC,:;��, �=�
LOT23 � LOT22
� � � ��
� LOT 24 � ,-,b � LOT 21 � .; LOT 20 �
(11) " �8.1
8R 15R 16R iBR •i� NB�J'58'W321.42
1
,
FOX ST �"
� x S5 RODS ��r X �s� � r - x i . 249 88 �
4 .� �,Z a. a r y � � o � '; (J89 18 i5"W 'r� 236.25
: � �� t 3� )� �� p �
q C'� ' -�� N � -"� P 7
x t � � ` *�` f i��' t a k 50#1 ; , W 5 ;�
�
v , .i + r 1
(✓ J {F4 .� h ) � ',� ��t y a� ..` 'Y'_i �
sl r N �. } 1-S 5 � � 0 • .��- S�
4 :, ��s F �` ; } . .. �t _ 5 .
� �Z� �1�� �OT25.��it r,,r't i.� '' i `- t �-+2 �"Q� ; i �
N p f 3"� :: () t `�s siK.x d ` ., �:oi� 1
I , 5 �' , -�r..�, O � �(2aJ ���' (9J OQ �
1 .�'s y : : rs z .. t� � � s� 4 2
t� °J 4'� .4 Y � : t 1 �v 3 .. �� �V,S S4 A
� � JO� ,_ L �1
t _��" ; Y � -i �
� �r at 1 '�F } . s sf' � �22� a�d ;
1 f � .b � a r� ., +' T - �i
5 V 'e� a '{�s Fa. �:,r A w1 : O �' �x� /,O
aoossa°57'57"E . _<t' . ..-T � r� SQ� > • O { ��
576 ` 200 50 � �a `fi 249 95 � � N236 5 5'W
� � ' p'i �
i� 1„� 4� :? zt , �1 : �rq�' � s ` °c �1
� : � ;,,� k �±; :;.� j s � , � '.
v� � " � r'� ?Z1.. R-50 ;:�h 16621 �' �O 8 "_ r� �
� N 4 , j x�. .. :9 3�f_a Z�S62�, � � �� f f s� s i-.
--- � � y� : t��° � � .f_O �3T 0 � 9 ti �.. �.�
i "� �' �
^ =' }3 ,,# r , �� OLC� * �:?' , , p '�
� (14� � a3 v s, a � . � �j a,� sF a.
.�iU x1 ' r� �' la w _�� �� ° : y . �1 ,j4 � a, .
�
� '� s✓� 2� - ^ � :R 4`� r,>. h •. Ts . �y; � � �? ¢ t �2
� � c, r ti�r� 3 � !r°� 3 y aa �' + a .f 2 � .�ra
,� ��y (f5} ` ;` � (98) i�i9}�z �Q �'-�(2�J:. , � �e ra ���5) ' � �
�� f�1�> �r v r3 . �. -;a1 ti x t .ryl i�' , a rf.,♦ ix.�
f � x F1 � F � �-.� g i . 21 a :'.
.3 M � .. �3 ��1 .tf t nS �
�x r 7 �� a nnk,� -'�4 4�7 � �'� rr rrr'".'�� �z�,v �.
�
11918 �� 183 .t '8i � �..Sy y i �`� ii +* o i ' � n�'�
8B ,� s :��t ,`�� x r '
�,(�� �,[�}� � � _ � -� ' �,:.
�F'��lYL�J �OTA 10 5 �, ��'r�`.,�y a . o�� h -) h .� �. ai r�`^ �: r �
1 �a ���� �� s : f * t� ��� s : f- �� , y ;Xl -�,r� �e,�,��
N918 � ' - � y .; { �� � i854r �.� � 625N8B 181S.W '� -27d-�r
"t : — 3�?@y iQ� :� �Y a+� '1 � 8986 i�i _ � .�*. .r� �
�'i #'#�;. x°`� ��, ���,4+ �t>1p ��:� ; � . g31 }�8. � _; ; .
s ,� � l
379.56588 ST57'E ,t r;, i,a' � �` "°a s � i >d 93i2a � 100 4 �;
,:
.
7 _,. ;
...•.. ., .
}
41257 . r s � �;� ' �6 tti ; a t �
�r,
:w!;f � ?t74 pp K � 1 , .
PART OF L7O�T 26 � � ef,. *�
��/ ��J�(�G� 3?�Jr����`��g� ��9d� ��Vo F x' �)�3
� � :� -f ,�t L,;,�J. � '� �' ?"� /. ��� /�
� �i' � �'�t�;. ,� - $ i Z�. .�� `
�,� ��} �, �,�� , � ; � ` (13) �"�
Qjy � y�, s .Y-� ,: �. tp � ..� m
��T27 t �.�+ 3 A'.S�i ,! �N 'k t
��� x �� -� � : a ; '.*� '•
4 -�, � u� � � � t ^� t _
.-. , � :: ''; �i
,� 412.57 , � .�f.,..332 �.,t�3d�. i� � �34Q , 5r";
+-r - �s s.�,�t., .�7
���
60 R
� -dv- tY' fN � �Yp ariY '��1t1� �.f� ElS �.. C �.�• } t�l. t �dt-� � ..+ xs
�� � y, e"E e � �� 6�� � r. � � ay S �. 2 T . t�}i � s � �� �:K
k+ t�, li 1� � �:tw.+trrg. r �G q ,E,� � ts r k x ��� a
.+ 1f; � �X't 1 -�.6 �f Y { Y'� �
�1����} ,, � t� r� . �� rrParce/��/nforrr�atro� 4r { �� s .
¢c� .� � 3 i 8?� h k t .�, ,�T �, �f h rr k t s 9
.,Ik'LG�` � � �'� a$ �'r '�r ' ��*i"f at 1F�`��� �#a� .� J�" � �. �t � . i t r v. �r �i�
�' t�r �� � ��!t�� f� �T� �. ��I��s�rd �.r�k��„y3y�.or.t �'1. 4'j ':tre4 .. R }'ryS4 � �� Y�!. r�
�-"��' �� '�- � {, �,t � = cel I.D>04117r23430016 z *4 t�. � 1
I.rY LiS�7t p ..
� .�y�� 4�y-r�f �F ra i� 5�`�.�'i J� '� '4: � ������ ��4�.+�.}k,u.�?o ��' �r: � �r N: n �7
l/. � � tf I i F G -�aG tiI � '1�'� S f
;°�� , °� ��House 4N`umb:er�2690 � � '} y � r � �7
4 'dt t:.k} ryq r, �"`�� � .�Y'u .A' �� 1 � � ; . > �i. p � ,� .
}�' `4 `` �- f� r S tree t Name. RAiNEY RD� ; s � �
� � � h �J .i�.F r'Lx � �, % S'd i #��'� .a _'�( 6 S' f 4 � ''�
E�; Th�s 1s not a legally recor�ded map lt represents,a co`mptlaf�on of mformat�on �
�� and data{from Crty Counfy and State road aufhord�es and other sources " j`+
�: _ Y:" #
�
�', FILE#06-3206
: June 19,2006 �
Page 1 of 2 '"""
Date Application Received: 5/16/06
Date A�plication Considered as Complete: S/17/06 �
60-Day Iteview Period�xpii•es: 7/17/06 .
To: Ch�ir Rahn and Plamiuig Conunission Members �
Ron Moorse, City Administrator
From: Evelyn Turner, City Planner �
Date: June 19, 2006
Subject: #06—3205—Concept Landscaping on behalf of JoAtui Jmidt,
1400 Bracketts Point Road
Variance and Conditioilal Use Permit
Public Hearing
-----------------------------------------------------------------------------------
Zoning District: LR-lA
Lot Area: 13.8 acres
Application Sa�n7mary: Tlle applicant is requesting a hardcover variance to have 179
square feet of hardcover in the 0-75 foot zone where 171.5 was allowed by a previous
variance and no hardcover is normally allowed to permit replacement of the existing wood
lake access steps with stone steps. A conditional use perinit for land alteration within the 0-
75 foot zone is also re uested to allow re radin to rovide a wheelchair ath to the dock.
Staff Reconzmendatioiz: Plaiuung Department Staff recoiiunends approval of the
variaiice and coilditional use ermit.
Pertinent Zoning Ordinance Sections
Sec. 78-1288. Hard cover linutations. (a) No hard cover or unpervious surface shall be
placed, located or constructed within 75 feet of the ordinary high water level of any lake or
tributary, except for stairways, lifts, landings and lockboxes as regulated elsewhere in tlus
Code. (b) Between 75 feet and 250 feet of the OHWL, there shall be no greater tlian 25
percent hard cover. Between 250 feet and 500 feet of the OHWL there shall be no greater
than 30 percent hardcover. Between 500 feet and 1,000 feet of tlie OHWL there shall be iio
greater than 35 percent hardcover. ,
List of Exhibits
A. Applications
B. Hardsliip Documentatioii Form ,
C. Description of Request �
D. Before a.nd"After"Photograplls
E. City�iigiiieer's conlmeiits
F. Applicant's respoiise to City Eilgineer's coiiunents.
G. Property Owners List
H. Plat Map •
3
e
FILE#06-3206 '�
. June 19,2006 .
Page 2 of 2
Background
The zoniiig code allows each lakesliore properry to have a single stairway access to the shore
down a steep slope. This property has four sets of stairs to the lake. Tlu•ee ase stone steps
associated with the grotio area nea.r i;he house. The foui-th set, located near the south property
line,provides access to tlie dock. It was approved iii 1993 under a variance. It has
deteriorated to the poiiit it neecis to be replaced. The replaceinent steps would have a turn in
theni so the ainounl:of ha.rdcover would be slightly increased, since the existuig ste�s run
st�aight up tlle slope. The path for a wheelchair woulci have a grass surface.
Hardship Statement
Applicant has completed the Hardship Docunieiitation Form attachec� as Exhibit B, and
should be asked for adclitional testiinony regardiiig the application.
Hardship Analysis ,
In co�tsidering applications for vt�riance, the Planni�rg Coin»rissio�:s11a/1 consider the effect of 11re proposetl
variairce rrpoil !he lrealt/t, st�fety un�!welfare of t/re comnurnit��, e�-isting a�r�l anticipated truffic co�trlitiars,
Iiglr!mr�l air, tlnnger of frre, risk to t/re pub/ic sufety, «�rd the effect on values of property i�t t/te srrrrou�lrling
area. Tlre Pla�rning Conr�nission s/i�r/! cousi�ler recomme�rrli�tg approval for vrrrirr��ces fronz tlre litera! '
provisio�is of fhe Zoning Corle in instances where t/reir strict enforcement �voulr! cause �n:rlue liards/rip
becarrse of circunrstnnces u►rique !o t/�e iirdividrurl property «�r�ler consi�lerufio�r, nnd sl:all reconrmend
approval oirly w/ieu it is de»io�tstrated i/rat suc/t actioirs wi!!be in keeping wit/1 t/ee spirit a�rd ii:te�rt of t/ie
Orono Zating Code.
. The reasons for gra.iiting the variance for the existing steps still exist: The proposed steps -
would be less visible than the wood steps. Originally there was an asphalt path to the top of
the wood stairs (approved with a variance). The path has been removed a.nd would not be
replaced. .
The Shoreland Regulations allow access for to be considered in grantulg variances and
conditional use permits. �
While the City Engineer has not completed a thorough review of tlle applicaiit's response, it
appeared to adequately address his concerns.
Issues for Consideration
Are tliere any oiher issues or concerns witli tlus application?
Staff Recommendation
Plaiuuiig Staff reconuiiends ap�roval of tlie variance to allow replaceinent of the existing"
wood steps with stoiie steps and approval of the conditional use permit for land alteration
within the 0-75 foot shoreland zone to create a grass-surfaced patli for a wheelchair, suUject
to completion of the City�iigineer's review of the revised pla.ii. �
� , �Cit �of flrono �
v
� - . Variance Application . � � �� �
. � Street Address: � Application#p�„-'� 2�S
,�`� 2750 KelleyParkway �Date�Received: � 7�/��(UVr
Y' � Orono, MN 55356 Amount Paid: ���.�a
. 0 O Sfaff: �U,�,t,a t� 'T�rv�e,�-
��. Main: 952-249-4600 Fee: � $600 `
� � �`� a fax: 952-249-46�6 Renewal: $300
. '�, . �titi MailingAddress: After-the-fact: $1,200 Double Fee
�9�ESH�g'� P.O. Box 66
Crysfal Bay, MN 55323-0066 � .
This application form must be completed in full. Applicant will be notified within 15 days as to the status of the
application. Incomplete applications will not be placed on Planning Commission Agendas.
PROPERTY INFORMATION: �
Site Address: 9H�oo ('Jnac.���:�s �o��� Roa�Sl
Proper�y Identification Number (PIN): � � - ��1 - a� 3�. •, oo a�
(Attach legal description to application if not included on the survey.) a��-�-.za .
Date Property Acquired (month/year): ,�,nkM,o�,s-„ ❑ Yes, I own the adjacent parcels.
Present use of property: C�"Residential � Other � �
Zoning District: .
APPLICANT INFORMATION: (Complete legal names and marital status required for each interested party)
Name: �01'1C�n+ L-0.ri�SC.u.P�n�, .
Phone (home): q sa �.�a y�i A - Phone (work): � q sa- �f�a - y��8
Address: ���3 Q�,es�' l...a�n� � Mou�no �53G,�4 �
Email: a sr� �,-� 3ioz @ rn�r.�.�n��F , ��t Fax: 95�-�t-� a.. - N ��9
�;;f1�fc-,•H'�;�;r�,t�!;..'"$�;:'`'_`�,:,�;t .
OWNER INFORMATION: (Complete legal names�ar�d�ri�arital.status required for each interested party)
.;,e.^;:., Yi�l; �:.5�'•;w'.;'•ie'�
Name: �.a Q�n ����b; .
Phone (home): ��3 _ �z�- Phone (work):
Add ress: �H o o (�.no_���,-�t s ���nT 4;o ac�
E m a i I: u,,,k,,,.�u,.Y, Fa x: ,�,w\�,.,,.,.,
DESCRIPTION OF REQUEST: . Estimated Project Cost: $ acva ,pp
Describe the request in detail (attach additional sheets if necessary):
�j-�� Q"�"�-�� .Q L�-si--en o aa.z 3 ) .
j� .. / Ca+a`",.;�'.,,.�"7
.i� � �5� '�'��,� :�� ^�+l�l
�7 n� S 1 �lcs �;�3•:'...�r.
E�.y/'�%{�.'y�'71 � Ja. '1 -} 1i;7� �l'..:•.
.7}{ fS� Y_ .. i.:�'� �+t�{+ l��'�'
es. .yy,y=� �ty ,•� r-'�'` �. �'n � /'
�CJ ' .•._�-'i.�, ':FF;'ri�:'uf��`_,.�-,+` .���.7+.:'
.M,� ��� �ti'
�
REQUIRED SUBMITTALS: . •
All of the following information must be submitted by the applicatidn deadline date in order for your
application to be processed. �
C� Pre-Application Meeting Form, completed by a City Planner.
C� Completed Application Form -
L� Completed Hardship Documentation Form -
, C� Certified Property Owners List-owners within 150' of the subject property, labels and plat map.
List, labels and map may be obtained from Hennepin County Departmenf of Finance,
Governrnent Center, A-603 300 South 6th Street, Minneapolis, telephone 612-348-5910
C� Original Certi�cate of Survey (signed by a licensed surveyor), .meeting all the requirements
listed within this packet, includin hardcover calculations. Also provide one copy 8.5" x 11" or
11"x 17"for reproduction. � � rr1 L�- �T O �D N o ��,__,__, p�►�o,�s �,,,,..�..� �,�.�.���..�+�
C�l" Completed hardcover calculation worksheets (as provided within tfie variance packet).
C� Topographic survey - including existing and proposed elevations, and proposed grading and
drainage. *For lakeshore properties the contours should be shown extending 50' into the
adjacent properties. Provide one copy 8.5" x 11" or 11" x 17" for reproduction. o�! r►�-��-i a P-or�a
❑ Sketches or plans of floor and elevation views (provide one copy 8.5" x 11" or 11" x 17").
❑ Additional items�may be requested by Gity Staff depending on the.scope of the project. *
APPLICANT'S ACKNOWLEDGEMENT: .
The applicant hereby agrees to provide all information required or requested by the Planning
Department, agrees to pay additional fees (staff time not covered in the original fee payment) and/or
consultant expenses incurred in review of this application and certifies that the inform�tion supplied is
true and correct to the best of his/her knowledge. �The applicant recognizes that he/she is solely
responsible for submitting a compiete application being aware that upon failure to .do so, the
staff has no alternative but to reject it until it is complete or to recommend the requesf for
denial of the request regardless of its potential merit. � �
A licant's Si nature: , r�n�� � Date: 5-�0 �o�
PP g
Applicant's Signature: CONCEPTLANDSCAPING Date:
3 ;. IEST W�
OWNER'S ACKNOWLEDGEMENT: MOI�ND; MN�553s4 �
The owner hereby acknowledges and agrees to this application�ahd further authorizes reasonable
entry onto the property by City Staff, consultants, agents, Commission & Council Members for
purposes of investigation and verification of this request. ,
Owner's Signature: ' Date: S- /� - o �
Owner's Signature: Date:
Applicant must have alf submittals into the City offices 25 days before the Planning Commission
Meeting. Planning Commission Meetings are normally held on the third Monday of each month.
Applicants must be present at all scheduled review meetings of the Planning Commission and
Council. lf an applicant is unable to attend a scheduled meeting, please make arrangements to
have an authorized representative attend in place of the applicant and advise the City Planner
assigned to your project.
���;:a^ �����i
r ��"`,,=` I`= % '��' I
jq� •f Y �•n'✓ 1�.i1 �.R1 �',• '+C '�. �
• ,l� �a� � ��^j
:.:.i7 ,i:1 f ;1 f'�'� �=� i
y� :F'v�` �r•�
��n �f'"� n^;T.i;, q.�:::•� �'i�: t::.
. .. ' nl.�r t' , i,�•; •`•i� � .
� �•':3 .-: `' °?•'-'.i;R=.•;y'' �;:cx•,p.6
�� }¢W �i'yLi�; ���
tcY`t''.'''/ `
��/�-"' City of Orono rOR CITY USE ONLY
�� P.O.Box 66 Date Received: �-( ( t� Permit# ���t�d
f�, ���ti � �
• �t,i,.,,,. 2750 Kelley Parkway
s,��jj i��,,;;:. �� Crystal Bay,MN 55323
������!}�4�� (952)249-4G00 Amount: $ C:U:P Filed:
� �lf@eHO� .
ApProvedBy: . • •' `�SitePlan:� .
Recommends: A rovnl ❑ Denial ❑
CITY OF ORONO-USER DEFINED/GENERAL PERNIIT
(All permits must be npproved by ihe Building OtTicinl and/or Zoning Department)
z �ob S7�e/Owner Information °}'���{����F''�'`31��'�t'Ak
E:�. n. . ?r... _...� n . - ..F- ,-:d11�y1 �,bv.iS,�>3���', �1v�,,-
Site Address: 1400 Bracketts Point
Owner: Jo Ann.lundt Mailing Address: same
City: Orono Zlp: 55391
Home Phone: 473-9524 AIternate Phone:
' ,Coiit"racto"r°IsA°" lican�Informatton��` �`�` t'"�' �'
`���'�.���ry��Y�
��Pl?<::. r:. �6�.,� �, .��. .� .,�rn;��.��
Contractor/App.: Concept Landscaping Contact Person: Jim Smith �
Address: 3153 Priest Lane State License#:
City: Mound Zlp: 55364 Expiration Date:
Phone: (952)472-4118 Alternate Phone:
_..,_ ]
z2���:its�S'�il-" k�rt"� r°iP 't,�s 0 . ,i . , �., .,w . ...� �1� � K 1*�;.
3 ��k"�a t s M �� � 'ic� �X�.� t ..... , . �y�v "�.J '�r� �� �'�,:"`S;�P�`! '�,.�-
,,.���.����,.:�.��'��a �3���,�x+��.r,r•��TYPES,OF�iJSERfDEFINED`PERIVIITS,.y���,.��., ..,.�;�-�� �,�`�,�rk�..��i'T.y°�
�� Stairwav to Lake ❑ Retaining Walls ❑ Temporary Trailer
General—User Defined Surchazge General—User Defined Surcharge General—User Defined
*(Per UBC) *(Per UBC) *$30.00
*Estimated Cost:$ 8,000.00_ *Estimated Cost:$
j0 ;Docks—42"or Greater � Land Alteration ❑ Zonin�Review
�General—User Defined Surchurge General—User Defined Generel—User Defined
[❑I 4Commercial—(Per UBC) � 0-500 Cubic Yards *ForO-75'Zone-$30.00
''*1�StlmAted COSt:$ $50.00(Needs Site Plan)
tGaneml—User Defined ❑ 50.1+Cubic Ya[ds
(� IResidential- $30.00 $50.00(Needs C.U.P.)
i = Tree Removal
General—User Defined
*Within 0-75'-$30.00
I llerby apply for a User Defined Permit and 1 acknowledge that the information above is complete and
accurate;that the work will be in conformance with the Ordinances and Codes of the City and with the State
Building Code;that I understand this is not a permit and work is not to start without a permit; and tliat the
work will be in accordance with the approved plan.
Applicant •4•t�,Ytiv �y���= 5���� a 5� Date. �..
�` '�}��'Reset Formxl � � (Use�DcfincdPcrmif3(IBlti4)
IS�J.1 i1 �:� �!
�,E�`.�,'�tti?k.�e�:aiT:�P-hT4._o nk's 4d�1S.t4i.�+?
.; �°� .
.! � o.�� o
. ,� t �,. �� �,
`�,,� , ��� :rr'� G�ti .
�`9kESHOg'�
� � City of Orono
Pre-Application Meeting Form
(This form is to be completed by a City Planner during your pre-application meeting.*)
StreetAddress: 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: ��j� O(e� '3�y C.�
PC Date: (�/
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:
SiteAddress; 1 '�C�O �rnc�ko -��S QGiV1�- 2e��
Property Identification Number (PIN): �
. Zoning District: Size of Property: . ._.
DESCRIPTION OF REQUEST: . �
❑ Average Setback ❑ Side Yard Setback ❑ Rear Yard Setback ❑ Front Yard Setback
�Hardcover ❑ Lot Coverage ❑ Lot Area ❑ Lot Width �"
0 Other:
'��I hee., �xt s�,�e� w�c�� s °a-, �n rc��ect i n 1�31�� c.-�.�� .
,� ,v� S�-e.(�S
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: Your variance application will NOT be accepted without a pre-application .
meeting during which this form will be completed by City staff.
Applicant Signature: Date: S -��� ��
,n� �., ti,., '"�' <. [�',!.-��,'.r r
,�."�;a -� 4.. /�' r..�,:»:w
nr-rN.�^+.�w `'a :� �`.t �.�' �'A.;� ��,,u:;-
'% e:�r �.F;;•`. �.•f: •�Z's�> ••
na,�'�s>?f,;4,�1 ,e^ ,t,,�;.'." Lyi ) ., Fi,�
��, F3i '.�_. .i`�:� r, T� � ��it J, ��., r ',F.
Y � Li��6.ii:��� 4i:1�•`' +!+r...
DATA PRIVACY ADVISORY
In accordance with M.S. 13.04, Subd. 2, "Rights of subjects of data", we wouid fike 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 informatior�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 wi#h other local, state or federal agencies to the extent
necessary to process the permit or license. .
4. If your requested permit or license requices Council action to approve, some information �
may become public. �
: 5. You have certain rights-under M,S. 13.0.4 (see following page) to�review private data on
. . yourself.• • ' . ' ' • • �
6. Your full name is required to process this application�or permit. �
cn�vcEpT�ANosca�w�
First 31,�3:�'AIEST�t;� Middle Last . �
tiAOIiND;MN. 5536�i . �
Address . � �
City State Zip � Phone
I understand m ' hts as stated above.
Signature
�� , �. . ,��,� ,-.��..,. , �
,.f /,•�' �i.'�. /."�_� .t'S• � r,:j'�:_w i:.b
�f �'t.� / •i . fi� .�
�.:-'�.�!':�r%�r/ �:'F:� ° t. ' • i ; tii:t� F th.�t'-i•.
�� E.�f.FO��, t�' ,�'� ::}� �.iy�"'(..�'�.i:�
r'������Yid � r�{�'4 ��.j ....'i !1'r �;��� •
11� � 3� ti C r:.�, ��.. �,..
� �s ���1 S� w3�;c:i
���:::;i,•"`%,r r. .
� 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 Statutes 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 HARDSHtP? �
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." �
i h� ��au r '�l�e. cu� s�e c�lae.vn a u3a.� q,�e.n a J an�.rmc,c. eRw� �-o I(G oo .(�.�.�'
a:( S�'1o[-.z1�N•er cvw� (�e.,w�c, ��nSt y o.c.e.:.od�v c�a c�c ��'►.��z. R1tzs¢J1 J L�na
��5�1'o�f'SC �vn�e.RJ1�'�V ci An.�alsan'� a
2. "The plight of the landowner is due to circumstances unique to his property not
created by the landowner."
G.� �`n�..h�� �J��-ti, rsne v�o u� ,n.n�..�_ �,Qiio �z� c�,-µ-a.c_.(.u4. .SLr.��
3. "The variance, if granted, will not alter the essential character of the locality."
�.�-w.�,w o�,�. .,��a ����.:,.M- �� h,t� ��� �ln.�o�h
s3Ru.n.�;s,.�•�-� ,
4. "Economic considerations alone shall not constitute an undue hardship if
reasonable use for the property exists under the terms of the Zoning Chapter."
� Cs.►� sn.0 2r rf,n�rn.c. C m�S� �'��mv>- .
.�r-n:,>,,t� f�`��r '7"���'?' ,,.�'�1.� .
ra. � ., L;i ,�
.�n,��� ��
u � �� ��� ��� s. ��,�
cr zz ur:
� �.u�,, .�:� � t.: ;.',j
� �. �i �a}� ,; �
� ��� �� ��
'���-�s..
- . . Page 2 of 3 .
5. "Undue hardship also includes, 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."
' �-n�� �...�t.aSZ.ee..� �
6, uThe Board of Appeals and Adjustments or the Council may not permit as a
variance any use that is not permitted under this Chapter for property in the zone ,, �
where the affected person's land is located." �
�c..o� a--p-a5t.�.�.5�
� 7. "The Board or Council may perrnit as a variance the temporary use of a
one-family dwelling.as a iwo-family dwelling."
�'� o-i..-�,�,�.e.e��i,�t�..
8. "The specia( conditions applying to the structure or land in question are peculiar
to such property or immediately adjoining property." _
�-�.o-� a-�a�.�_�..(,�. � •
9. "The conditions do not apply generally to other land or structures in the district in
which said land is located." ' � � '
�Y\O\ w/Y�I1T\GG�.n+-- .
10. "The granting of the application is necessary for the preservation and enjoyment
of a substantial property right of the applicant."
���
11. "The granting of the proposed variance will not in any way impair health, safety,
comfort, morals, or in any other respect be contrary to the intent of the Zoning
Code."
��-
w_... :;�,
'`.��:�
,� `.�-� ,l�F`{ ,�y 'ri :�:; } ..��^�.
. � r' /l. �'{Vti ` =:i= �'z'�. �i:� �'�
' } /�) (•y�t� l�:S.J - _.K� �t�•>.I! >Ef��
��� �t✓ d' .. - . . �.._.�r.r�
b.
' 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): '
. �
—.,,� rl,":;'.`. F.?%;�,-•^�y�'
n n i;'-,,; _.i 'i;; . .... %
�7 � •�i
/�: /• /:`.-��4�� ��� . ..
fy,'� '� _ �. . k�� � y' ::.. . �, Ty'� .
! L.:::�} i�� . •���};t:
%S: � ?5... .3, `� � `L�; .: �+.LL� i
� `� C.�. :,-0,;� I�'�--�'... t•.h�41:1�• ._ ��'�
;;,�
;�` '� �:��;���' �� ' �::�;:;
.. �
_ �.�
�
Page 3 �ttacluuent
DESCRIPTION OF REQUEST
1400 Bracketts Point Road is �veiy large parcel coiisisting of 13 acres aiid 16001iiieal
feet of sllareline and the historic Pillsbuty Mansioii. The Jundt's have done a rema.rkable
job of historic preservation. A part of this preseiv�tion consists of an old 2 foot wide
stairway goiiig down to a ptunp house on the other end of their property. In the middle of
tlieir property there are a few stone t�eads allowuig access along there center shoreluie
and down by their south property luie tliere exists the stairway we want to rebuild which
is tl�eir inain.stair to tlieir dock. On a property tliis large it would be iinpractical to think
that you could get by with one stair to the l�ke.
Subject: Reinove old wood stau system to the dock originally perinitted by vari�nce
action approxunately 13 years ago. Reinove wood lauding going to inigation control
shed. Origiiial variance allowed i'or 131.5 sq ft stairs and laiidings and 114 sq ft of deck to
cont�ol box.New stairs without deck are 167 sq ft plus 12 sq ft of control box resulting iii
a total of 179 sq ft a reduction of 66 square feet of Ilardcover. Replace old stair system
with 4' wide Clulton in groimd treads and land'uigs curving the treads so that they
become ludden as we are going to plant an Alpine Ciurant hedgerow and Lily`s (see
fiihue photo attached). Tlie photo also shows the planting of Arborvitae, Techne,hiding
the irrigatiou control box and dock storage area. Further creating a grass lawn path witli
Juiuper bufFer�rea at shoreline for water runoff. The patli will allow better wheelchair
access to the dock reducing the total wheel chair tread usage to two treads. At present
tliey have two inakesluft wood ramps that are laid on the staus and look pretry daiigerous.
Tlie path will requue adjusting approxunately 40 cubic yards of soil and new sod.
Because a previous variance was given for the wood stau system. A new variance would
not liave been necessary if we would have built the new stair system in exactly the saine
locatioii as tlie original stairs going straight up the hill. However, a great effort is beuig
inade to hide the new stair systeni and cleaii up the ugly look that is there now. The City
of Orono desires that stair systems tuni and be hidden with vegetation, so I always do that
when I desigu a new system for someone in Orono. I had no idea that an old variance
existed on the old stair aud obviously iiiy new design seives both Oroiio's desues and
Jundt's iiiuch Uetter, so now I ain stuck going to meetings.
/'<--�,:.�
�" (� t, ..l;�`i<;*. ��L.�
. ���']�3e�r,^! 'y,•� �,�` I'••.,, �t Y`;� t
F';-rPdy ,'? j�.' t:;i' •''� �t.� p„ 1 f L"-.
�ti Fr�e:)$,cy ;�i ' '• l.' 1
J/�iJ m �{� �fF�.'�: f� :..} ���},`}t`
- �[✓ ��� �rY�i� F' '• �7 �i. + Q{'.5, )J7y�I•�
� �N%�C�.5�1�� Ul,LV::�.,r�ia�� �i::yJf'� 1;{��I�7;� '
V„�
� �
� .
�
0
4:�+;5."���-"�'?:` �p � '
:ir�i`:�gsi�. .
� ;;..::a!•
:iia�i::..
C �a"`-`n`•
'+�i�'.��1",�}`
N . _'i�''rxtF,�• • .
� `�-}'�r�y. .�.�. O O
y :�:�'!!t`" . . . . '0
�O � `��i:j'. . . . • �
l0 L 7� =�?�� . .
� O :fYS;.:. • 'C
� �N .�,�Ee= . . .�. . f0
c U rn_ter.;§ . . . . . a
«° �� �:}'�;°; . , . . �-
t •Q= ;;;?y:� . . . . . �
U a�r. . . . . . .
a =if� . �, �
.;;1
:.'��^.� '.'.'. .'� _ � • • .
� ���}_. . . .�.'.' �
tn 'i ys= E
� '�':s�: ,. . . ..' , a�
T..f�,i�. ' . .•.• � �
�,�Yc�;. . . �
':i_: .�,. . m
'=,�<<`�,• '.' in �
�;r.:;�:;;;= . c+� o
'ti:`-3;S�is=� � . 3
;€e;:'`trp, �
i�.':'-4`. '�
u',ry:�1:r W r
i;;i+rti`.
++ a:Y:..
C -
'^O .
L.L
�
� Y � � �
� U
(LO
� m •
O
� � S�01;UOD
�--
i:).
tl'1
f.1.'.
• f.t_
' rti.
r�'�
'i�;
.�
i�i
��� vv� • �v� � .._ . ..�... �-
v v..r .� ..+ �
' `.
y,,...
:.[ ..� "a•"•
't. .'>•:'�y .� -'ie•. •'F„'..
. .. ..;;�.;. •�•.. .,� :........
.�. •�^,:" �. .:..:. •t..., _
�
�. �..,, •'.�: ir.ti
��
•.... ��r
, . ..•:r:•:. ,�;,• ..,. . :..: •.;:.,.i . .�
�;,:`
.e;;'.
... .
t•• `%.;':
.•�::
�`�.',
�. :•::: .i�•
>;r�:
'.�J�,.`•a '6:i�'.
%�+' -
•'rji
:,��;�.
`��� �i. ''1•�.
�4.
::1:� �..,..
:G�
.�t • t'+'N
.�M1ti
�:..�:.
::f�•
�:
��h:�
..1,?' �t,.', �•1•:•
:jy:'�•
:( %)` �•p�` ��%.
�1:
� ... '.i.;,:r .
�'�.:
. . . .�. . .
.,.1.::'. •.. ...;�:...• :'.,:r'.v•i. ry .
.t. ?•�.
.,,,;a�:.,
i{:i .;.1`•:�t�"�.:.. �:1+ .y,
'�r. '�.�t' '�� .t�'+
n�1•. �y::
,�t�
- �i�.
•r .
�i:'• :^.
.'i•
�`Pf:.
�:
�5'�U(1�."t��t�li�"fiw �36 St�'�I':�':��`•:� ..�5 3�
`•'r,: �'�73:3 u 'N 1
'<ti:: :;�>
5 �,` IVI
:t,�.. '.4..�
��.. .i 1
� ..[•'.
�.�+
f•
•�i�.!.���
i:�. �..�.:
•:*�..:•�' �.<•'..
�1
..�:.�:
,�...:':
u
B "e� ��roo.�����
o s� �� .�••
y� * ,;+._
:�`'
9"7.
o. ''L+:i'::: •'.i;:��. ':j.,'
.:s,• ::�i:�
..1v� �
1.
�,1�.
.:i. )�:
- ' '.i.
:A• 'i•,:'....:�{��;:'. �..�:
.t. :�;�.;;.,..
�'.a.
_}
�'ti:.
:t, •y'..'��A
'•�
r'
�I.: - 'J•;;'..
,:�.�.%� ji�•.
..f.4
:ti.:
.i= ^4.. .`�
.��.:: _
f��'i�e::•;G5 •6� 0 1<G36��1�1��=�' •�r
f � =9�'`0 :��' 1�
G
�.Q.
�(i ��:G.
:�`'
�:;: , ,:
- .���:..,
:w: ::R�:,
�A
.��,
os� e�:�::::::�:�< ,;-:
:,, ,,�..�.:.:,.:..,�,
1;1. ..,... �:'i"'.
:;::::
;.,:::.,:,. . .
..; •�y`�:
..:.:. .:..• ....�.._..
::.;.�..,.., . :>•�n.. . .,..;,:;:�::
..l• .nr�.,�;, `.Ir :t'. �SV" ..t�
t• •[• .�'- �.'i•
"r:
.,r�.
,�;..
::7���
y, .;:, '•�:?•
.:ry';`
•ie� �"?'�.5^�i.
?�4�.� .:s:.
�r"
::� �'y^
�C� "'1'�+ �'ti�
.��; (
_ �1'
.'�\. �
'•5:��••r,'^�•,
.��
`N �C '<.:i��.
.�f` -'y.v
.'t i
•;.
.j;�
+�f
:J:..`
.Pl(;���. Ir(•: ":�i.iN�:.o,.e`�'`.ao: �i..,
�' b �r co 'i s
�i� i�;::
,� n :�r.
��yv }�
�.
�i.
..�:•-':��{'
�'s-
1•
'I � ry�
��. 1.';.S:['� '•,ti',
�•c:
:;::t:•.
."p':'.
.,..• .�
..r:•
„ir .t,,•
..�..
:r•
�.£•
.:�.
��i
d: :r'
tt. .�: ..r':
,�;, •:t,
:i'
xe�:' �5
•.\
�y;'
;y: :i'�
.,t.!;,`
:�d-"ni�':r'... rti+:.�.
��r: }•
•�Y �
i•�•: :��,
:;�t
:•���1
�,�..f t.}'...�''�t�� '�11•.i� .
i�,�
ti'•
•�
T �:i�i. (�.�i
�i'' es�
t,�t�i
^ �L�'t•.j��:.•
��S •C �
4 4?�
��t�,' •����j��
.� ,:�1'��.
� �'��.�•^ .)Y
�:� ._C.. •F•••
•"•1,• :Y�'�r•
Gi":' ���,�.
'a•�. :i+"
'�7.'
- •='r:� c(�'
:v:
..-�� 4�.i`• �.,.
':i`i�':
.:!'':.
�1„` ��"r
i,j�
�:L�: ..�I�� �
1•
.J '��1.7
i' ���.
�"�'.
.�q.:•
ir .;y..
.�
:.�" �.:4�. -
•i;• y:.
''�4. r'�'.YI� ..Y�::t 3-` �b�1
�`�� .:�+r•ti:.�i,��
.�7 i!t" -f:•
».'1,. . F.
r,�f'
�.
.>.
::�:�
I��c•..
•::�•.: ,,,.Y'::
;;,;�.
...>
.,'�:j
r�
.t`�.'•: :^.;:.:`.,:
�,,jn,.''rs• � ���' ��tec��s•�• �%:'�.
�i =5
�.
�i'` '^.;,
� t
.,`:.
•t',
.N ( `��,a �.N��':�:;:�':•::.�.::'�� .
�►19. Q.. ��
.�:.`::
�-s::•� �}z.::=::?;.
,: ;=r� ..•;`•.
•.::�•• ..}.. _ v'h.
.�� .1y� ::�;.
:rf�: �.�•:
� t�� h�
:}A
�J�l:. �}�' �l
:�: _
..1..�
- .�i.'
•L•
.'�•
•'•Y', •,t. ''R,
;1::
�{'y .�`.' `u••�
�YS. `�
`•C+••i f'. ��i.
k' 'i.: r:�s,;':
�� .�ti:x
�a�
c�% r' :i��
`:o.
T��
a:9�: •.°
,+i;%,
\:. .`:��:.F....�
�f.,::�..
+J'' f: /+�:�.
•t� f °'.f
t•f �.l•
����
:Y •.�.
��i., �I t�
;����
�^'h'�� )i'�
•.Ci` ••.P i
.t;'ij�:�ir'
':i `�t�.:
+i'r';�' ':k'•:'•^..',i�.�
�.:r: +S.�'`.�:':� +�•
:'{':� �:-e
'i �.'
�•f,� ,:L���
�,�
^ti� I ,�..
.'J -
•+�.: :�'
1r 7.
.�i
r'li`~ �.f
�(: .�i •f: .:�.
�.;;
t'f.`.
i• ��q` .i:?�
��.
�5 s.�''..! r�
:i :4'•'
.:r: :��r':
'4.�•'.
:'f'
:.sf�
.,r�
'•.{i� :'1•''.::�:�.';'., {
"x� :.��i
i{�i
��1'."'::'•;'i
.,y`;;
•,'`�.
�f•• 'a�
�_ �t:�l:':�
C.
r'�
=J r:
.j�' ..y:,'
Yt�: �r`
.;�• •;t.
�'�:� :.c.
�e(r :(:'^.
14;�
.,t�
�':��'� :�:::'•� •7
�:k� � 1°� •��� ���i'
:r. .:�•;
�,�..
f�
..r' ;5:c�.'•� �:n :t. :!
t I.�.
�'.K%
�{ �f .J.' �'1'.
•�t•� e.{. .'h•.
.t'J�'
••Y'=1: '`J�r
'�i�:• �'r. ``+i •1.
4:ws::
:,
!1
'it�' i.
c. '�::
.M�',' :;F.
`•!'
h:�.:i:.•,::i��•a. .n`�•�.+;:�;'::.',
1>`.'. i.��.. .,�.:
�:Y' .l
�"• 1i i�.�.
:Y 2'
4i..
'.z=:•: .•3:
,•'.;�;.:!.. M1: .t... +:�;:��
,f•,
,�t%: •:) +.• °r:k'_;'�.i��;
!4" �'Y di. .�l:�. ..f':
:.>�;, i
•,f.�
t`;`' :e:
':c: •r�
'�i' ':r.r_.:�.
•:.i: c° '�"•.:
�+.H !.b:.
;'1..
�i,. "�¢
.:�: :;r:. :s• .�'�' �' '`L
�•t� ���•� ��/.. •C� :/•'.��
�3C•M� •�Y` :�l•�!
- �ir '�i� i:} ��.+:'�: t'
S*
.ei: ;��y�'. .�.
i i<= s�•' =`t'.
:d:. - -
•�.
�. .�1M1:
'3:, .,�:
� .i�
.�.
:si !. ,;��,..
:r .I,;.�..,'
•�;?i.
e t'�:�:' �:
�• `'S;:i
;�, sv: �;`: .�
•��,.
��,;��•.�,
r•
�yi� �;:��=�.
>7�i �i..
:'� :�j:i
rYY:. ..�♦
`S�. �'•h
..Y'�.'.'.
..R' ',•.
.�� :�1:�.��'��'.��''�•
L ���
1•�ir" ��.�.
- ��S
n•�•
.ir 1 �.Y'��
•'d. !
•t�
:.'1' r'�c
.,�Y
..t '7.:
G,'. .,ta.
�J..Tl � z• •;.r,..
•,•' ,� O� •:`:..�
'`1. !V�� [i.;
i:
i� :.0
�. .�' '�.�`'
%i' �J:•" .�•
� '��.�. .•h.:, •,�,•
.v�<:.1"• ':y''•i..`'A :'n": .SS.+'.
:'Y• :i 'l.•
^"ii: t�
�:'t. �''•';�:.
:,t•• i;;%
i: ,.�•,
l. r!:
��:�
.f!. .�y•,
•JZ:r �;�..
:�':� ��.;`>�
5•'
t't,,'.
t•f:�
�ti:
�t
•4~�':{�� :4:L .�).'.t:
(�: ,.,3�•
>S:
i.
::y,�
.,.:.�,;
.y:,'
r;;� ::�' .�,:�;� ':�.,
ra
•r• s
...Y. :}::�' �.t
'�9
%"�r:
••;�� ,:,:? _"t
r. �
�a _
��•' '
f`!. •`':..` ::y::;
:i.•' i,ri+
��Y
�..� �;�,�.. :.,�'Y�:
'�'.
�.�.,...
ti%;�' �;.::
,.�t';t ,•�,. ��...
.:�:.
:i
�•M�.
j Y::
:�:.
�.�: t�.
�t:' .p'��
:� +j.• r��'
:�.'
�'J?
s.� iVj '1 r
:,}.�
'i� �=t "r '•f%
'•i:. :�:{'..
•.;;..;^ '��.
:h. ';:�; '.4�,::�
r�:f' 'F t,
- %r..
:'y:� .�d•.;t •�.,,:,;{
�if'� .5�� �'f. .f^
;.��•� :.f; y
•,�
nf
�n�'. .t.':
t•.
;�:.
:.ti."!�"•
:R` "i
:+i; .�.
Z
,.�'r'���:•..
'•.�.. •�� s•�:
�Y�
.:�:, ry.,
�•:j�� p ♦ }..� '4��..
��.t�
y� .... . .� . �}�.; .•.
j; .. • ".:.� - . �'..' :... . .t
. :.. . � .: .. ....:.::.:�.�?�
t ilr"'Y i
� .�:. :. . •t ' •,� �
. � •�.:... . �. ` ..i. �, . ��..�, f.r•.�?w��. .. . . �
�'0 •b• .�..1.: . S�. VVJ • . •. . �:,_..:.•. .. .�. r• :•�.i�4`) :1..:. '.�f�dti: �.:I�:Y� 'il:' �+l- �
..,M.. �. .� '�'�rner, ��.� ;�:,,�.: ..� �°,:�
�. �.:<�:
- =r: ..�.�• .s •�i, t�n: 'i•• •r
:� i••:..•• :.�:
a�.... .`•`y•. :r �,`�•• y..;�%.:.
•:i•. � (. :h'��'
.ii: �Fi"'
i .c .i�• J•'..�
5. ;�:
.;.
•.1:: :��n.
r' "�e�.
i<:••
- r.+ i i'.�.
:.�,..
:,,�i
;.}�; l��,�..i:
t'
�'L
.� •�4' ���.•.
�•f.
S .i� q�
L"' t-�'° `i,.^•
't. - a+^,'.%:i •'i•
.�l;��{��..
� '\. )
7..,,n. ::L'�••.:.�
'.a -r" {l:
;�:.
'i.j.:
::i:'a
�•7'
�.�;s
!�r• .ti�'•h.
.•1'' r':� ':i; •:�..�.:;...
..r'� �� :�: :.'f
=:�.- a
�� �i. :,.
d.�
;a;�
.t
'•��;7:,; i�;
u t:.
'k: •7'
,.a +.t
.�.
•�5:."•:�.':; '-�.;`:
..f
:•`.l'
�'�
�'!� t
.j•
�f.'�:` �':'}•'� �;it..
����
;?i;i: �l`
ti�Y;
�'�'�,�' ,(-..v,. �,;.
•"':•t� ':t:i
;j:
��:i
'y:.�
:j•
.):.,t^•,'•
_ t;��^�.
:�?
`� _
:� .,t`
>'1:::~ �'l
,!•�
:j,. •,•�•;
./�• �ti j
�;.Y�••�
(• e'l:` �k':�,♦
7� 4{,
^�y .�`:
'�- '.4�' ��.•
:a' `�i�
t:�� .t;
•j�:;�;':.
,rl ,Cn;%.
�,.�.:p .,�': :.;,.
��0� �iio�
:�;�� .��,
r .Q
,.�
:,�^• ��;t.i
.�_ .,i..
�tc •�`�..° .:s�i
7�
J•• 3:�::..,,.
•��, •�.
r - ::p,"'.
-•�� �'�i :,4...
;�1:.
�.',w. :i::"��.� t�.i`" .�"
.•�: '.r,' :�L
��ti. ..�• ?t��� �.'r'�
.•Y� l.� •12. �.1.�•
��F" .�1.• .�. t t t 37.�•
?•��:
:y.�,t.' �•J'S�.
%;;• z,r� .;y,:::,.
�,: �t�.. �•c.:. �t�,`:
.'�'-
.`,l.' ',p.
•�:.
•,};?�:
.ii'' '�:
`�`.•5���,.:�:.• �'ry;.
'`�� '',�� •�
�.,`+4.
�:l�I x. �'C'•
;'.p. q�•. T1^
Y �$:
�+i.. `•i:
.�� •.���
:f% '�r"`
i: ?1:;� �iv" ,i::.
i' l. .i•.
�1�;.
F:
,:a^.6:^! .l.s�
•t
'•a• s'FF.�� ••r.��
b`st Of�fice-Bo":6'6.. ��,�
�.f:: ��� x , ..;:� .;,'��;.:�.... �.r
�::'�. ,.o .r• ;1.`�'y:? `5:.'
- - :���. ::ti: �'i�•
.� '��;": .:{:=
•u't: :.{�" �
,A `c:: .�::.•.,•.'ai.
'{� ." '�}^.
.:,�,. '•x.
.;;:
,�;;..;:.
.:
>•f` .�� ���:�,
lL� `•K�.�
4���4-� :.9
i:f
r'�• ;
i i 'i'1: •): �•'1 ••S'•
..�:
;;`r:i?... ••t.�� �:ce•
.'�S': !%.:;i' 7h��� "
�r ��r.; •?r'� ;:?•
'.};'• •:zi::;:, ,sr
1..:,°'
'i` it
.,• '�`7•. �.5 r ''�6i.C r1�:'{•
�i::'
:J, .�:�s
':ti�
.q�_
..�.
;p� ;�::,•
:'yr; ny.�;` _?,!i.:;:,�,:.
•.��v :s +'i+'�
`'i .'n` /�
u f
�'i, i%r
2r d `{�'" �'�3�.
•Sta�� 4``:: .';',.
��a :�5'532.:;;:,.
��C' .B 3 ., .:4_:;:. .,.r
, ., .;., '�:�::
:�• �•,•�� .�,•�
� :, _�,�,��=_
2`3!� ..Y�.. .,.i. `:;°'
l •'%:� �•Ja :S?" '��<�..
H f� l' '1't r t. `t� �L:�'+.
.s�' /` .7`.e 4•
':•e.. �';�:��' >'y;�.i .:ii,
` '.:..�.�+
. ..: .:n.:,. �.,
1:Y• .n.•.. a.3' ::f: .•x.tjti':::..
e. ..r ,;::
+j•. �` .:ti'�.:
./•.
.J ,�y ••;(+,° •',�i'�
,�}
��'.t,
i.�. _
y� .:t'' 'l
{ :���
,�f','L '����» •1�.:.�i.
:I':' !ti 3 i�'...•
.:},
_"i'i� :��i'�';
+r. .B`." =:'r t
�5!.
�'/:
.��Y'
�.��.
•SiI::Y. :•�. �4.�.
.3+t '>••
.,�}
- ��4
;::(` �:y::
��L��.•���
;..
`'.
1 ��
.ti• .1..rtM
•��': �Y
..'``I :'S��.i
Y�.'� � ..�e;r� ,J;+
r?'.:
t�`• L��
�•k:r d.... 'i(
:.�• �.. ��C.. ..;:.
:•y.
{.: �`+.',.,.:�%'.4 '•i•
:•t�i:�" 'o::'�"�
s�t:.. �r. �:�� •c iir�� ��; ���:
•t't'":.' •1.:.
''�`r'a .:v:.t �'i`.•s �``i:i. .�.. li:::
•r^ .3 i: 'r'•
,:,< <..r
S%�r �� _n• •r-.'.
.�p;_ k
..<<.:.� ` •, .;.
r .,} - �r���•.
, `\�" -.r)
..,...., . . ,.,•�: ::,•. ,
,4 p.
.,- ",�r.;;.
�;.:...
:u: ....y•. �•x.s �. ::�j.�: .,r.
f f� ::��
:�.
.,i,
��[`,� �:C
'i. .L•
�,t`:iii::::�.
:\�•
�.1:. � �` ��:
��`�.
i`�:;���.��
.!.•
2)1:� .�( '.{?
..� :.1'..
\� :•tif.�.�.:
�:r
�>Jt �l• ~'d•
i''j •r; ,
%j.%' :..;j:
....t":
•e�. 00�:-�r``'G'`e"
� ��° �'int�Z'' '���:,:. ...r.:.
:ZZ... 1 � a k .o .��:-. .;�:�.�:.....
..<. � �.} :�t: :.,;.�. :-�`' ��, '�;��'�:
1.• .�.�. ,P �;.�:: �;`
:i�:. �.. ,� .,..
� �`;{': .��:.'.
-avt: u ,� .s.;:.:.`F;.
t: �.y e,T, h�"yt 1('.Y•
'i�� �'�, �•'i:'^ �t 'i
•.'' ••:�'=J'�: '{ir`i:. '.i:: .�..2� .,y.., .�s�• yayi ,�a ..r•.^�: •:t:�
,`::":.3 .•.r. .,�::.? ��T•..: �";% ��t.�:>�"�
.� '3�" ::i`�5'4 E."..::��C:7t.:�•: �= ;t.�.
.{. 'r.k•: _:Ff ..(:'' �•t:• •.y
'.i•�•Y, ..�}. .Pr.' `��'..•}:'
.? '.C' '
^ �4�J
•h�: :D�� ?L4i,i:.
1, •;•�l•• •t}'!p�'.� u4..
.�
.14
�'�! �.l•:
r.���,�•.
=�•� )i�r .�}�•
�.�
..��v •3.•>�.•� .'j:,
�i �o:a �3:s-a� ��. �:,::�..�.:..,:.x:::
:o�� �o:o ..1 .:>= ti�:
:�h% "�. .'Y �. .t. .i.rt. "�'� �;';:
t ��5�� •J.. ..'l`:� 1.e
�';!:
')r' �. .•� `v�a� 't
Y':- 1. .k�i �'Y`�'
?.� :is '�l'r..C�
�S:' '��/�• ..5..� � t f�'...•:�
.�\';
i��;
..1.
:'r�
:f�. �V.�
.'i. •:4:�± •1.+�� `:'i.:.',�.
)�,;� :�L� '�t:. ) ..5�.
...J:' •L'�.
J: :'I��'
l
-�S' a i
:;
d• .r4:....'^.
�:�.
�;'•'>:, �'q.:�i•.•,".��:a....
:.j� ;.�.,`
.,.1. �j;:
4
.t :.t'a 1{'i:r ..l•'..^:;'
6;
;fr ,:3
•7`"'�. .�
''� •.i..
::f' 1•'S' '�'r':�• ::i•
1..
'�n:' .�
..'r'.� ��r�
�}wi; �i
c: �v -
'�i•` :•4 ,fi••'.: �i;`.
°��':: ~':I?l��t-� -3� 'S..., .,:�:�: :,z.:.. '�;'� :.r:
:05 20 _ ., ...�:;s� :.r ,' :;::'
:•�. .a..�:� :���.._, �:;:;. :�7� �� „
'!t.. �•3:� �.q,J �• .,�`•. .t��.�. '4
.C:s/•: :\. :F•; �'>':' :i`
T� �1'. ,f� 'd'
•i. .k,- '•t
l.� i.,��.
�'y i '•`�
.'n• ��lS ,�;r
:'i `•1i•,•y��::•
•fi.
$' %Z; ••�•
;'d�i:i.:�'
i. S.' �1.. i,Y�a� •�i� .k'
' L:�: :i�' i:.'�.
�~ ! �t� .''�f
��'�:. .J�'
r.�� �}:��.
�.�:
=i•-
•:.'� .n�• '�.
?i`:: '
•t,. -�_. •.�i
.y:
��:
'��• '�i•:
r )
:j; •:J,:'.°�
.;^:p': �1�; �^1� ;�k;•
1 'r�'' ft':' �5�.''t
i:h:• :tr, �•
..`�\ J�.
':'�� :;��..:�'
��.
' �f? �'�\i
:'L�
:'ti�
�i�
��i ..Ff�
�4!.� �tr'
•.r • .... :
�•,�.
•`.1•.l' �l ♦a .cJ'�y �ti��-�' ��l:�
�•c. .z:.
,�''
x.�'. ;.r" ..;, ;�i z
.�: �y%` :�`Y� > 'i••�
�;h`•, ••�;.+:=.�,. �"•I
`:'
�j� :.[
=r.•° S<.?•: - t''�t
..�.
;:�:� :�L:..
..s.: .:.r�:
.�.: �'2t"• �(.
•c`�
i
,;{;
'��J�y a•�
.Y�� •\.�
.J�4�'1
S.• AY:�. 'e.f1�...V°•f.i"'Jil.t�?•f�a:.:;•}' •�'�
?�::'..
�f.. 7 �. r'C
,..
•� •��'n �.
�i•-
�•c.. '•'�', '.�'�.
;r<. C7''..:. ::t.
.�<
r� •;c •�.1�, '1.f•::;�:.
::7. iA i
�''r�.� .'it'�t: .a •,i•?•.'� •t: '�,
:l"' '{
.C:•, =� '�;. .�
� .;�..
••t
h.. �::�',
.�"
ci+,.- `�"•••. .•r• 'S' .r">•'
yv .y:
.r'.t". ;:;-;� '�P'
r�, .3...::y;ry
'.2 }
•x .,•-•
"7�• ••t.
•;;ro.
,:z:}: ..y.
.y..
:,••
•:D�` .>'�. _ �:�;:�
ar ve�l: �,� •�w�. ,.. ��4>�.�.':
<«:;�.`�. �r: .}.::�°=:;:
�:' .;�:: ,. ,._t:u, .,.. �•y:
,,��, •.,�:��.... , �� ���.,-:::::
°•.��ti�� i`ta, ''I'•:J 'F'i t•\... f. �.'' �1��.
:.�.. .4a.• �i•'� �rl�:°.= '�.:'.''.
.� ..p:'_ ..1..:^•.
'.}.'`' 't:{.. vr'4 t..
.`�l •i.
•..{.•.:":• i .'f•�
•:ii: •.J. .�. •:.4: .:r `h•s;4 M1'`.:
.p,.r�:
•`.j'�.' �i .?t;•�
:��.
'{� '.��.
r 'i%• �•�
•iti<'i:� .7�.t.�
•.��
4.••
,}• .•'ir' 1. .�j`;ys;;..
�.t" '•i:• P�i
.i;..
';:c: af(.
r
�:•�.
,'.b:
•f�'
i 2•` ti:l:
�y;��
?-+X.
�.
.''i:' :f�°•r:
�ti�.. ��.': .r;.. .;���:
..�� t.
�,i: :4: .�„� ;l.,:a.
��" �:�'e>
'i: .i:
.'i..
�y. ;a ,��.
':ti•. '�S �r�
.i'. :t'
�>'� 'i�h.: ���
:Y
_�.� ,.;: •.k: .r...,.: "•?%l:i
i;,:;.: .e••`•••%.;:-F '-�:.f..,:
�`i;':^c
r �,
:-:.,:'•�:'
..�.y: o.). .C.
r, .S:
.:lai
�Si ��l
•.`t:' i
';r'�'r, �•r :i%`� :��'a�
.� • 'tfd:J' ':7•.
�.�,,::�
>; y; �`i'r
7..Y l•'v��.
%�l�' .C.T.� 3•
:M;,°.� �;:y��
.1
i'•j� ::l•;
. .w�.
.:i•..•"
t��' ��� �.(•;•1Yi ��., `t.•e .y.. :�'.
:�f�: :y,7 .!:' ci:i:�.
�1'� .:Yd' T •
=.�n Y" F 4.'. ,.I _C:':' .:i. �'.`�..`:
�F•� �.rr �� }� •T•i .1
'E..:
."��.
�'a .�re'`�'�e�`��d�- �� �
vi �o�
.hV b e�� ro' o d�°:'�`` �,/
.:�'` .',v�' ':�°"� :��.,,..� :.rt�y`e'.�'e"fi:�j�� `�:�40�� ack''�=..
-'�: .,,- .:'�!?.:P �?. ..P. ..s.'�.�i�:t,h, .�� ..�n. ??�..n... ��._ ,Q.$x etCS'Paiiit-Raad.:`:;,�:�;='�'�
<(yf 7•:,)� ~t. L;✓./i. J�;t J•: iJG:4 •:M�:•:ti.4J3.'i1.5 .l. •� .^, :"14'}",,,•.�.liuy ��I.l'..)�' ..1';�•�:�'�•' ..%
.v'. ;�..S.y .�i�a :75'��.�r: 'i:y:�.4.K•y. .�';:��:i': :a.s:•� .'/,Z.•;r•,�.f.�j::'.'" �::r' "h.::.••..z.,
"ti�6�i; _ .•f _.n�• .r. �':yl:,%:��.� .:t.r::. ..i �...=,. ''S...;..
•is'- ^•'.iti `�. :£`� •'.7. �:
,.. 4�: '1� �';�=s1��'. .;'� v'�se .::w'� :a.�<: ��.�c�� �:��o� f���: o.,.::
:.w .��.R.��.,�.. '�',V:�: ;;�� .�:..._..�a�lc�V.... .a� ��< �... t th. ,i�"� �e�::.'a �11;�`''`s.� �s ciated.
,��. �•;��_ :,., .;.. ,�.:��� ..,.-.,,. .Y,.,.._ .����. -:,,�. ;�.:�.,...�-�,:.;�- �:,,,�.� :�s��._.. ..�....-_�.4. <:�;`•
j� �7:r 1� .f.- .:7;•: :i :1.: .at•� :.Ki �i� :'<�. {r'����l�S..fia.�.. S:�{A' Vd�r �r> 'r�
*9�.Yt ..S`f:.L:.�..ti��: Y.h' :•7Y ' :�T�.• :(:
l�: .I�i•.. ..�_ ..�t.tiw�:.? ,r.'. .`�. '}..
v.� �" •`t.�'
.�r`• , ��i:
.•�.'
's�
.1�:
�C�SC •lri
r'
..�'�;;:�;.
j •�;w.� ''e.`�`�OII I, �t�:
.a ���'' �.' •�c erits�=�` � dsr=.�o,�' .a
-��?. :,• .�. .�;':.�='t.�i. .v..v�iii' Q�. ���•.�' .,� ri' `ueer��i 'after` ;.;�'
`=f�� .�. ..�?��_g •�_ �:�'; �',�, g� ,.$?... .b�i?... ,��<�.`,;;< '..::�:
okl. �si�'J°.1�. ;.{ V. �•JS:: .�....Y :•f:.el rCg.1•r7sr.�:J :.�� :�.° .Y� :.�•.7•yc-4:�r..:: :1.•.J. ,�, ��Ji, 'ul�
4.c` :A,•. .t'i;� ':i� �•��, j,.. .y�v.`,'�C ,}, .
t�.- 4�: "s'• i1-".0 .1'• r'(.i .�, _ ,�. •��..
•4 ..Y:•::•. ' :/•:i�
"r .l:' •;
t`:'�•• .v.': •t.
%i
t�7'
..:�<: i•"
.•1. ��Z'::
i c•"•`. �+,:.i;: �"t''.:,
`:a.:.` ,j'�� }`>Jr�' •:+._.'�.�
i i. .s�n %•--��:: •:��!.�..T i�, .f: '•�i•
.'! n��:�� •`Y'� 'q.' ��f.+ t.' .t;-
'r. �r. .r.t�` r� `.';%;f:".
:t. '^i. G:, .;:. .},:,J,.+.!
C�' i�
�:r: �:Y:� /� i:l" .t:::...%4.•:•.
�.c ':�R '!%" :i,+..:n... a. 1: /.J�� •�r'.
'.J.�`Mi. '•y,: �ri .t Ir:!•
"`�i •�'f.+' .:S.i>:i`.•�' ':{� •{�.�v:� �A:�
,':�i�'� '1 i'.li:•.�. :.i.. j i�� ���:;.:. .�:. ,>•3:it '..�. .t• :.��:,,•`�...,f:`,...
"l';•. �..^� :t• •.fi�... .�,.Y.. :'! �.I•, '1...i�;. 'J�. .)�• `�f f :{::L'.
'tf� iC :}e .:.1,i �.f� �i`r :4: �t!.~5R1- •lxi ,.f.. rRf' •.l:'� :�/�M. .;�� •.l^.�
..�T.:•t�`i''~ i�}., �Mf.� ,�..., Y: -1� ..T:' .•.e: +.C•
��4.v � `�:.•S`n ��4_ C.. :w.�:� ...]':i �.��%,:
-i): '7''•'�a' .. �''7".'�
....�. f�
..�:
.
�...
`'4�' '*r_'' '�
:.�' �O• �SfP r• .'�''0 ���j'
�t.��' �:� d .ti:�s�"b.`s�'��"�t. dui :vv�ll�ta�e:� �'c�� �':f�i����•/X? <.s�t �ac�C��s,;�? p :j.
�':�• ., �..�,::.:. x�.�t??. ..p�i� .4.S.. �. w..�t1.. �.. � ..�: �:��.:�.;iii. �: ,���.:, b.. �ea�el':�"rp�r.�e,, '°�:
o�;:..}':t l's; '•7')C' i:�•q; .��• 79:a..t''J. ��r hh„2o, �.P-�.� ::'y. ..�:: �%i. •?!'.�� '%:r ••:•� "!' ..�'ri. .+:s .!'•
�, •@'�.'.. •t. 9.s�:7:}: c• ,.., .:..: .a•F. ':>•;' :r•.�,.
.��. .yy•�Yr. :4Y. :1. ..'Y' :Ot:}•.wf .4 "�t•�.�'Y..�:`..
'i`:�- .{: i�i._:�\: ^:4 l .^r.`: ��S�:
•'�• '
'1: t� (�
::ti`,.. ���i�.
�+:C� ,.r::
:�t�
�f:
�Yi��'�•.•���
�.•J .�!.
!,�'�� �: ;`:
.X '
��I' ��:� 11��
4ir. :�'
Q I`�: x'b��� �n��� a�•.�. F °•,=
.� c' -
'.:i" ;\: .�':��.i
•:r: 4. 4 :��� ''Y._ '< �:;:
.ti' :•i:. ,N�! .� � ,;r.
.p.�. ,� �w ?� ::;°;Y.-:.�...,. >�:�:
<:z�: �:�� �.. P.� ??� ..,, �.:.<.,... ,•,:�:•� -
'�� .�'.^:':a ..�.r ....3:' �.f:i.:r:'.• �'�` ^��:C.
�.�,.. }�•r. � � .a•.r .r.. .'eG'+i•�:•_ ,...'+�v�. .�.r 1 t�:C`i' .u�.. ..t;:.n•;'�•r,a
.5.� ��7!� 'e'.'r. .7.�.;, .-c. i�i� ri1"r.:'� s• :`I`n
ii'<':�ii �4. "'r.Jf"'A'? :.it c.�:�:'': y. ':is..,...n. �_i .i, '.w
r. 4.t' .<e b•.e ':t ,. - Fti... ,.,. :p :e•:'• •��•".
e:-• �nc"�•:.' _ .J
:l� �,i` �u�:. :d=:. "X�i.:.,::. ;f:r•.i
,'•�: .k: i�� '�yt
•s�•' .!
=:3: �or�':�i�e�a � .i" -
.}_ :�%I � :�.: .tib- ��::.:,._.�l �i� T'` '� 's��1n� ;:�i`' `::�:.
",f: �.� ., .,�:. ?��... ..�:...� �. ���;a� .�.. o�" r�� ho5e�::��ioZ?,�ui�'�th.�• �ro'`o.se3:� •��•
,- -;-:� ...,.. ���:-,�.:...�: ;:��. g� .,g�.., ;:;�?... u�b:�.. ..4��., .�:� n.�.� :P.
{;: :L•r, 4•a? �t+..q'',- ..\'. .nf_ ' .�.i. ':ie+... �•k•' 1'<. -.i� •�.'•'
�\� .4 :`I•� :�!� �5'✓,�t.: .'.' f i �.
.\r.: tY I J�i� r r'ii••. ;••�:;:•v• !r: .!
�L".. �+b:. `NL'.•. .t12.i .f:. - v t�
�` �.'
•.� .�<'3,.
} 1 t r"`�� '!.{•
.r: �:' Z•��
�.•t. *i�- l��:
q.
t
��..r�
;yrw'!
1�i•'�
:.y�; +j:•.
li''�
:�:.: d.'to�- �iild.li'.° :r�� •� ,�ri� �.t
�'Vid �o .r ��:`
�.: ;:a.:. o.,.
.�� .�;' �:�:
'� �:: �..
.1: ;�. :�
�` �, � .:a�i'.
Y. d a:�:�:;::_:::�:�:`: ���• .r.�
.E�: a. � c 't;i�-.
�?r. .�: �F
..-r. ..�., �
'�:. 1� tii.•, L. t �•�'.:`•'��
�•Y �n.* .t ..1. t• 31. �,,.
yr .:� ..i. .i,.;•� r.�'i.
:l- :%%�� .i .}., !•. �... .2 .r`- 'i`• `._.
'4': ��Y� �J �^t:�i'� .,:�'' :,f�
f.� .i+ �.i' �:�. ..�'1.rf.
•'s• �V'�• .�r�Fd :'=.�. .l:, :''r:u yFJ• '�J. .fi.•
.,�:r':' 7a.;i.-:.�� {i�•:.
�4 .'31�•
•C� •.1:. ,f•�'
.j��
'h.�
�L.• 1' `i� lA ci��,•.`y
1 �'\ .1'•
:a1�
!':' �.'l.. �f��r
•.I. ,•1:'.:•.';�.
�k;�:
�y,
�=:�" .f „l:. :'i:;'c..
..F� .i'S i V'::�.� � ,ad:
�'t 'i
:�'J•. f
�V�w �: 1
,.�:.,'. ..:,j.�"%;.';.
��, t+. .�w:., ''1;�� ���•�::;;'., 'y:•'
•.�:ie•'% i�l': :,�:. .;y. ..{• ;ri �`.;,• :'
'Y't:� .}~i�.`ti� •e:.. �.�.k�.'� .f:�'::'...fa' .:tia°: .'Y� .'C�
e'' ':•;c• .-`r •4'- ..'i.' .�. ::k,�>: r-a,• a'�•�i•i;;:t�s;�bti'•' y .,
�.� .., � :; , , • .
wtn.z: '�i[ .,�;.n:'. .4 r:-a., :��:{.i%�iF•� o��:�.qh• i.y!".�� �t^ - •q.. :> i.`e ''rx'.
.F� .,r. .,i•. q,.; �.\-i•,`:':i..s _.!",•.,•>b•rr^ ��t;.^•,��
2.h.-4 :l M: I.J. •.! +f ..1�:�:'•��•' �).
.�y •7 •�f'1•' ��}':. �r?..�•�
��' ��f� .J•� .1��..:1.�• ��t':t` �.st:.'
-'•.i: :.r.;�:i' YS 'r'•
�� �V� i,y.i
•'}•�, �y .l: .��: f.•
.�.
../� •�.
.("
���
.j
�Y. (.
��: ..1�.
'a:..e'� ;� -
:I�`.':�u:h �r `i���
sti�� s�� ��ase:c �`l;� �S:
�...at. .04�:4.�:�`3: „�, ;:;�:
•.2�. `il. � �.�. =i. ..'3.
Y :��� .�
.t� �. �<�',
•�.�, ::�;;�;
�' .P
.R. .�, :� �.s::::,.,,,;.,:::::��`„_,::::^-.
;.c'•'n. :l. �.y;...�..s. .� +a. - •.�5:?.
.Jd �5". �: 'i. �e.,Y. a, �':f. '.� e.<. :.�.:- t�y. ••4• "
•,s. „tq.. �( .L., t:�.};: �•n.. •.r1..�:'
.;�::. i.l'.'. .«':i;.v;i
^..f•Ir e'
t:
^�:.� :.�'•
:��''�/
.��,
?.y�,-
1'.••
.;j'. '.�;..}''�. `t::,•`•i���.,��t:�.°,'.
:.):
:1.:.
:��'�^, �:5
•t'' '•�:'" 'C-
:... . ;,;.
...,. , . _.:.:• ..,...,;::•
qp;•..;•. • .s....,..:. :�,�,,r, �� ,., .-:
..a .. <:r••�:r.�, .:t.;'=' , :-.,:'. �y"
s •H7: ":Y ,ti.. .n• .t. i'.i'• ''iy. ,}; ;',�';'�.
�i. .m ry:-i.i. ,i•, .J:� :e�. :r.. y�>. :.f; 'L'•,
'r� :2:-�� •�. 7,':
.� .•r• ;=�'" ;;,:
:;S-� •i r.`. .,-�;+',' ,�.''i .r:
�i• rr � •.a�e�f".*•••. .i�+ �cii.::�
:h: �i ^�". '!'C'.
•�..i 'r. ':f
'�'t.• �r• 4f:
.V': C.`1.1 v/.,'r...a� :%
.;i•� `:
.��" ^�.
.�:
i.. d�
:�.�
'�,�. .};.
.'j• �-`t�'':� •Y:
:'ti'.
•:j:
.,t,� :y: ir. t}:
:�y.� �:j'
".J
n•<:� '.C��.
��f'. S��'�,
�:}�~ '>�.
+:*i� ".'4.e� �:f
i. L'`.:.
.�:. �,.
k"
_;�:
i{
t
r+' •4"`':".'.'.
't:
:�;t::.•'.�;;
7 •1,� �'r.
.i'�.,::` � '�;' .z•.'`
.,,'-;,..
�r:.
N� n 3•� �•�... ��.
1 t+�t
..:Y-� L� �.� ::�.
.O lr5';VO�
K' "9.
�;r; v�,.
.:v::} •��``•'
.��� �'r'
•;:+n;v; .7;
�l. ..J
..y..
''�•: ..,�} �4,:
,1. it?„
.S-' �t i
:. ::
i .. .. . ,,. , . .� .
l. �i�* J� .'1�� Y.2.
ii;��'. •1•..��.�.�5. r `:�.i....�.,rt'... re:..e :�:�.�. � �(:'.•.��.�v:�.
r�.. .J. t'.��: �t.�i�.��'� i r��. .:5��.�
.c.• :t.: !•' �ir:i.� .t:: :'•;•:
ro:�r •�. :.5�. •4: "ti.' �?':'�� :f:n�.. ::ry;..
•�:,,. .'r.. ...,i, •:,. tr'. •r•L�<
a�- .:S^`:7 .o• :r• :ti5
�:
:,�. �;i..
:t•<. =�iG:�
ti;t�a
:<r:-'
'�•�:i .��':.:.
�~�7� •{=.
;,. •:y�;i
cs., 'i��
- .r�.
��..
,v.•';��
�:z i ;i�� ,� J;.;.. �i::%,�.
�' `+>�• :
}� .-a•:i... ::z�. ..5.•::
•�:%: .C'�•' }
.�f: .t f•':
�.i �)•:., .i.
.`!•` r'J: ;.7•s
��N✓
^�. � ��..w
^�`= :.�
.\� �i.
!
t4' ./.. .�'i: �::h:. _:'r•n.:'+,':' .K:,?
•.t.. •��: "$1 H' �.N. i:4'.i•: ::h^• i �:T� 1
4': '•J 1. �v� %�i�. .5�:.: •.,'1;:�: ';`r: ..e' i.
•.iS`� :y. r. ..w,• `;�..�:1! ..NY :�: ..r.. ..v!jv
' ' "z�? _ ��.: ,'.��•...��•!;
�i F.. �e'-'�:' 't:�
D a's
''t�� •�ti.
.1:.'i
i t`�;,'5.::%
f� ..�r,i
.,s 7
�T. !� �"i�.
:'y.''
:i' T :.f�4 •4:,�/
IV Q ' �y sy_:.
�,? ';`:'.
�I7V. �:
.R'�� �b
`�D� .:&
��K �����-�:G ''r°..-�:-`;:. .;::�:
r:�. .QO�t:�. .s�-�"�����•� ���z �`' �;��.: '
?rl. .7.� ,.+�' .V E`�a .i-f... •.��_ rf::" '.h.
•r: '.^T.��.. :�J.. s., ia �. .7 '�t:?''��
'�M" �.:5: 'f �• f.: :Y..
.,,: ,�' .
::��:.�..-� ,�.:..�•f:�,..ae' "
:t• ':l : ��.*,r.'.� ) •..�Ie. �.^"�.•. ! .'<....•.
... ..� •i•{.� .:at.. . . •. i�. •._..t�...,....;.:.1•.:... . :•�•.:;,I:•••`�,�' .:h'.a t':�N �7�4�• ..y:'. ::i:.�:�'.•,a' Si ���.�s �•Iv�j nN: �%.
�. .�. i. .��.lT� :i "'<: n'1. .l'< iA.. �\•. ih��•
i•l�. t:'� '?. � �•�l.: ii:: +�1���
�Ot: '�i 'i.. !: •P. Fi i�[i�:i �1�tP�IJ.i'i� tl�..
i!: '�I� nF:r ..}�.'�^..
?�.<�.� �:„ .a, rrf .
.y, :.{• ;�t. •y;
'�.i' �^'n.. •i:� +r.
.� v.,�:_ .ti,�:
76.' .�a`.'.
:�''c''','
,�� .
'/• L
�� ��3•i:.:':
3
��'• .�:
�'r�� i fi "c
'.f'�
;'i=`' �.a:�:
.{ :y,•
::ti'� :f„.. �'i:;,-•
.�t p�> -a .a
';1. •!'::.
•i' •°i:
'syi��
SL:, �,
.:5��,� ����
\�� +.t�� y'�. '•t
't..� .l.f� 'v1.` :1'i:i
'�L µ�4... t. :Ct`%: �:Yf'i..
.=:�.,,�'� ,�,' -z�:
:{' .�' .., .:.,• ,•. `�r'�: �;tr.. t:'•'c;
:H �✓.r�. ",+i' :�}•
-�i:� �i�� .;ti: .i, -=<' .
-.'•a • 7'r•' ��P :s�%::`:•'�� �'.C.,; `^i+•
:.t,• :'.t "z'.;: �ti .�, �•c
�`S :`d� °t
a.'}�: j1� •.l�
ti :t' ��'.�r��� '��`��:
::ii?'':'Y'; .�."�'.�::::;;i 'r,..
.( .�: ^0'e`, r•'•'� .:•.:,:.,`: ,. .,. :,?
i�' .f :t-"
:}•'�
t�? a�•.
�•. ••'��. V•�t•
���t�;a
.•C� �A•' •�G�
�rW��'• ti'��'f� �f'.�."••:� l�3�"�'
.�L•
+:y��.' ••f
's�,. ��:;^.,��r�•i
_ '•}'�•..
.�
:.�� .� ..y r
.c.�.
t..�•�,:`�c d.:
:�t.,; +,��'
i,�x'. ':�=. rt'. •.;'a
�ti 4
'l.,.
..j.�.:�+:s�� •Tj,.�
:�%�r�� t�
.�y' �j•'`.
L� >S"�
� '•t
!:: ti•.
:r..:
_ :•JL•.
.1: .�.. �.)�:
::i`: ,.L.. YM
..s: •4.• :�,
:,;
f-• \' :'�� ��.
"' �..,:',•�zi .. .:�:
i.'. • � ..w.
i�•'�•%'7:;:.:m.. . .. .:Y. ... `�:�: ., :. °.u._��.'•'�'• '.1,.r
.e. .S .... 1. � %z+•" :.l•
K L' l
...!! �.�+ �•4L. 1 ".1��•
,1� �,1•� '•4;r
.a. ��,�
�j:. .,4•..:•�:
;:y.��..
t•; .:�.. ;1 �iZ":'•'.':'�::•
" .'J .5•!C,� •.�
't: - "'l: .'L�`.1
_ ;.a.. ,.�;�`. ,°f;'.:;':
�i� ;:� r:t�'. .:, •`..�t':'. .:.i:�
,.v°' `'t'• �•<' ��• a .i'.;; +ii"=':
.'S�1".
�
;.i. .�
-�.'•' i.
.� �
�'i°c ..�f•
.•�..
i' 1 r`'
r��;:
�x•- t�.
_;p�
��(�' •�r.�;•
..P:i }�' ,:}.'..�
:..t. ,.�. :�'�;:;:'t ti�:�:,;.
�:�. ;.°,Y::
:�1:
%•e �.i'��`.
.'i�j "N �if�
��:
1 : .i.. �
•°i'' Gii`•
�� at�:..
'�t
'�.;F•, �(`i. �5..
.}•....
.�Y��:
JS^ -'A•.:�t
.�.�
`7�::�_ ,1fa
.:-M1�• y
:,�•. r t:,
i�
:•:i'S ��A~' :.7<
•'L'� :T •��..
�•.�. 3'.'�-i::,'+:••'
�,4t
}•ti:,`+'`;�:`;�i�
°i i
w�l• .•.S'•,•
�;:'�t��.::�el.:
.m •J .r,•
�~
Q•,�� � � ��t�
i'e
`•` . •^ : ..'�.
+:i� °.1'a..a: :i�r•
%•: , �.•t.. • " ..r.r:i:•. i �: :. �
:Y.:'•., _.�..,. °;��. .;1�:''r.':^i'•'�'t
gg=• - •::���
.,��:
..t.a '.\"�.wt *.4.�:�nj.:.J: :::����.
':1.
f'� �it.
+�:,4 ���4
'J'`
+J:�:
:'t' ..?:
+t•� •S%
.�i, .y:'.. � �:)
�''c:�
,�y :t:• r•�;
.a �.\'' :7
. ti.�
:�
5'i•�• i.n:�
:t.. .�:e;.�0•�
'.r:. .
'•d:••`r. �^::.;�.s
:,�, ::�:;
}
.•iF: ,i ..
J.y..
.t!
•Y� ��.'i:.
��E� i. .'f'� •".t
:,t`?
.j';
{•�;
�'4�
�l' �l� "i4•i �L.:'��.
'1'
�:n: '�.h. �•a�o�ti�'
;�:.
=•r:=• '�r`•; -.<�. .i:c
''.Y' '�i�-• ;�:f J�Y:+'
.�+� ':tti;�.•
"S ..3�'•:•._.
f
,�!'.
.Ct,•� '
o:'ti•:�� '.,i'
•t'
,�• '''y
,�. �.�'s r' vi't .?%:�
.�
:�y:�;
i:p"� itira`:'
.��•
:;t,
::37. o-�t-,
�r•:
,`�:;:
,�'e.. '�'r;
':.�•t :r ��ji,... :•jP:tti:•
�f' '
::t:.':
i�..•' }�` t-•.
�,:5�
iY..�
.ti; :;i..S;•
:Y�•S'•� �•
•}i':
w�.
.���
:n).� '�1
•�a.� :.{•"��.�i:�:��. .��•
:.l' y. .y. �%�",
�:�t:^.''.t.' t�: .i• '•C'�•r�:e�e{
+`J': :4 4 'Y /.
�^:
:'1=� •{ '�t••
:.,�:
.�e.:• �}?: ,r• .�.i:
k•- %,`•;:.
'•r:
,�; :r�:• "�:;;;?° ;.�.:;�
,'.i: ;,. •�;•� ,:�:.',
.J.
.y .i� •+:,' ,;,
i�.
::��. „`v,., •{;�.;,'
"t �'i, �.:
f ti',
r ':i.. �T.
r:f�'�.�:•'�.:�:
�•:
�' �.f-%.
!7:,.
:'k�. •:�:•;:
"�.i `_a:• .:i;'•
��i:: ..f.-•+%��.�.
.?Y �g. ;'^,°: (` ''!''....n},•6'
'..ti.. ';�:'
��
Ix: tt��i�4• 'c' y..:
�:r' c �e
:•;:: •(i
"6'i'•. •y: �::�•... ��JG'l::,,..- t.
:1. t..i;.. �i:�`Y '�/'
.i t
:L. �•1'� r•'>.
'.+: .•i'.
,.�,s
.'> i� .t�.
:`C ;}`;
•a� •t. ��:�
'b "t�' ,•c.
t'•
,� '�.1:
�i.'.
:/ �r:. :j•:
�'i�
.�r .a. :..i•'•`.
:Y•'
�:r'. .,�.
r-r'
•}� `u.�
.ji'1�.
' t
,:'r: ,�,:,;
r� ..j.+..
.•S�i�t' �':��S.��r. ::�. ;A•
.�i,
��� �.�..y�
:�
CTS:
•'t-'rr.' -
1:�
�k.�•;;� '.��:�yw J�i
- .•f:
��r'
.:�.' ✓..•'^
i�j•
�'i: .� •t'
'!•
'�F• �•%:'"•.3 °'i•:•
'•?ir.' "u.,,•.. .��. .�
1?::.
:.i-•�
.;.t• .�,
.:s ..,�.
•k•
v�z�
i. �..�, t;+i
'`i`~ .Y,..'.
.i0.:: ..,�;..;��+ ,.,i
•i.?: r r' �:i;`••,
.A: •I..%��
')' •i'�S
r.�:.
`r� •.r..• ��n
.�ii ���� ;2,:;,
�'T'::• .�i�^
,:•L ':;:". ::�;; ��`: �Yi'�;'�._- •;;>; :�;:: ,.
:'i:^�I. •.C'•. :i, .5:: •p i=r:'. ;r•;•.
z i' �ir. •r:`:•.•... :•jE'
�.t' :�ir' :.�% :1:.= '�.e .1':.`S '�7.. s.�:
;.a.•" :•i°.• :��i°a t'� 'd:. .0 �{}`:•.
^':4:. u! :f •t r{•;'��* •'t••
T
.:��`�\� '\.
jJ'� .C'�' ' .,�:
�i�: �a:-
:.�;..
1•
,;' �"•y;=..;,.
`.�.. :.S�' ..,�.�;..
•,�'
ti� ii•..,
.,s.':r'
�'4'�.
,'j" .Y'•t�• �'ll.
A; '��;.
6". .•7+•� '•'h'°''`
����� T� .�Y.: _t. '�}:.. '�'
•1. :ri'• �"r:. .�. tY�::: ;.Y.:•;�.`'.
'�'i:' j�e�: k. !.1�
•�' :i� .'�i:.. .�. .•�" i�••'•"��
^.f• :i<� i:f: ��r,:..i:2
.•lc
'�t :i'�^:�Y+.,..�..
:Y�
+.t:r.
•Y.
t: .P:• �•
�=r�
"F',- r,.
�'f^�! •a.a:
r�'r�. ;.+�` fi'
.rr,.r=
:,�. •:ti; ',4;.
'�a, ia.
,t:'•:�':;
's�f:%i
��{w":�i'•. •.<�:
��'�,���.::' '•x.
�'I}�':��, s,'��,y
�l �T' a.4;�
'r
� '�q:r.
�'.
••i'• .J rt.i�:
�;;�
'�i• .'ir�
�:��.
i(. .,�.:, !^ ��fi s.
.�:� ��'S•�:. ,.ri.i
'l'� �`�l:t. _ �.:�..
~i;�
:��. .�:.
•:lt'•
;y.,.
.�✓:..:
:��. •j.:
��✓�:' 't:�' �:i1:
'�t �i r-... ...�.` :�e:,:*
:3'i �.
.J� i• >'a"� '
�l
a� :..�., f��',. r,
.,r• ,t•�
:�•. �';::''�
+?�� .�• �14��
�.h:i�:i ��:�. .��.��
� �:�% �:�:e •�^� %t.:,�:',r
i i.a` :C'. ,Y�.•�'•. �Y .�
:'Vi. (•�: r�':Y,�!' �� .•f'•.::� t•s:�:
'�... :t". .S a..•:• :�t 51. .�
...'S: �'s., :l'_�.
:.f r. ;t::
..�: y.
�;;:,�•
,y,,:�..:�.�c
.�.
�.
��i.� :i::. ;.,.,; '3;,..
�,i
ii,.� •v:'
.,,:
:r:'1.. ?��.',:..
,�����::
t'
t '�:
�!? •a
_{% �'n� ,',q.:
��
t�•
"i'.
:�l• �'f�
c(•i '•:�•. .�_
a'i•:�'�.
/'' �4.. �l•'�:. ,�;
:.�` •'.,L; :�;f}:
5� ,y�::. ti ;�;
'j '
T.�� "~t:
Ci�.'�.• {
r
.rY ��t.•��r. .t,.�..�.
�.\r {.1�:
:f:
•,},
1� `(
:'y��.:
-.y.,
.1��. {, Y.J �!.��~ 'Y
'j' �.t`'�
:ySt
.f•' :4.�: �,;•:
.R' •.'r�• .�(.
.i 5•��;i
.Y' :�;�•
.E. ��t
��: '4•.
:.},' '��.Y.. 4���
,.r:�'J:
:;��
.�•..,: �•tt":�': ?.f,%�::Ej;:`•;
�.I i' �..''i:i'. .';j:.�,.
t�i"i.. :i,
.�. ••a•.
.�F'v
.e f..
�e: ./�.• •.•?�• ��.
•:.r
+•�.w
'�. '4.�•,
:�."�
'°7�
•!j?, �
'S�. ..'�.:•.
',y. q ..y,i
;�w; :,-i"'•
{ •'f
..j•., n::
.��r
�•,!%' nl:
�•.�'.:f�lY�.� �.•
u l'� '��F'.
i•1;;.
,�yi:- ' � :•. .• ::]'.:
:��� ��
��
.:s�: :4::: �!'
'-.
;�iy+t 1.,. �y �.li� ,.�.
,�Yr.
••���,`��„ •,°i�
1�•� :'.I. �4r�•' ..�(.i.`�•��.��i.'••.
��S'• :�L��.
.l. - �'�_. ti�'�����.'.:•i
.yl+. i�, ��
.•a. ��'t
'�i:' .1.' .i+.
'�+. �.f:::
•'4% !1`� �.)r' �'I�
i.t `•!�
.l:
r{
�f; .�•i.
'4� !t'•
.�+; .'f,. 'y•':
..1:. ::i"� ;'i
.,i', ,�;,
"f :.1. +.i.�
�'4•
.��� ^;�'
i} 'ii
��Y I'Y����.•i
.ii� �•�. �'s
•�.
>,�,
�!"
,ry' 'e�'n
:'S�� •e
,la
��S •4� - •R�
:�'
'f.•
�4'
.�L�,� '.\'
t.'
�.t. :.�. °!,��
;;i.�:.:�;,i.'•
1•{, _
:'Y• •14 i'i.:.
�t��� �:t`.
�.I rj•
�..}.":
'f=
•1
••�r
..,.��i.�.. i,�^
••Pl�,•�� A�� .�{n I.
�•���'
J' �:i•�. .�' • , •.`.
1 f.:.�}.. l.i:.�^ �. t''^
:•• f��� • `�
•��.: Yi�:. ��I ..1'��� '•lr:.���v
::��. �'�}.
.h. '':t� :��
.� i 1;. �.�.�. :v'. 'I
�
:t.�- �jt�,:.
•,���
•�t�� •<•�
��1�'.♦
t.f�.
.•j�
���•
..2 .,� ,
1% �?
�(.
�.1� .
:F��
.�
'�: 's..
�,{„
_ ':�
- ."�.'.
;,.y S,
�'r.i
��4�:- �:�: '�..
:`:
`.k
:�.'
:•y;
,r..
:�i•;°
•Y �f�.
�*.•�
:i
:q•
,��', ..!'��;�.
.i�, t'5�:�..'.
t t:
n. ,i�.�
.��:
:.�:.
��1;.
.���
')• �.y.�a
•M1
�'�£' .s'
.i
�;�• •:.t:
I� �:Y'.
:r �.j.:;;.�. ..i:
i�:
�L�
.���•
:Y!' Ce
��f: .) .
s�p�:
{'�":
.f;,. t:
u'
''r• 'i' :y
'�l�
.��.
.�,:
:f'�;
'r••
.•�.w ��.�.
.�}��;
..�!•
�'S:� `\�l �4'^.- '�f�:.
�'`:�
:`.,�,.
.' .
1.�.
';�
nj.' .��'
�� ,.i.
��:
•\i
.��`c••��
��
����
.�}^�.�
r:�� ��ti� r
�[J :��i/ �I �O
��t':�'•`�'''1��5�`�'Cl • bc�'e� ' N• �il,w� !te'' I �G� �`�' ��1
��S u. .�s= u�l���;f�. �h. t�,.:r7�IVI � h. ..1�..1
;�: .r: !•'.. ,� � :N1. � �� 4 .9
- ��. ,.R.... ::•�:�:
:�;;• �..,. �.,.- :�: �r
.�,:.,:�� •:..s.• :.a.� :•,. ,�-. ,.�:� <,..t-..
•�rrx. _ _ ,.�'..�,�.. .:tl e3�?:'^.7_ �t
.i��
� .y.
��.
t`p• '•tJ :•ir;
/ Y•.'` rS��.y '�J.1w'. II'Y�•f.:�.':, .�'..,�. •t.
:1 .�•� ���.=.� � ..�.
�1�. �`.�.'.Y' .1 `JI•.M"'•�
i S :5�}��.Sn,i:Y%� .Zi
::Js. i+ ..1
(. .:f�"
`!• .fy`.n•iJ:•:��t���� ,
[:� .�iJl 5�' .1� ll.�t.. `�7�� �{
i�. 4e1. -r'..
t..
..M1. �3� ..'e,
��5� . . .. .� . . ..
�-: :i-' ., ,. . ,.. ..�ir..'... ..li..•.. •L•'. ...v.:�:n'%�t�r..�rSJoS•Lrru,�i7t:;.7>I*n�..�r���:;1�iiY!c:::cU.,�...�:F:�'.e....:7nh.':io�ri�.".:.a:f'�' ::Y. . .. .. . �ii t . .
. „ ..` . .... jk � .. i:� . v��.�.'t\`�'-. . " s.. ���f!.dc` a^ d'-,M���x� � �� y, '.�� .
.��Kii�a+__..��')F° _ r �� � :.1 it� .'-�F',1� �.a � 1�i��,� `��� ����t,a� �� i��:
♦ • r -m � �`t � ,��ut V. ` a�r� A � j ��J',� '� ni i �, .
"+��+. �, '*�. �.f. ,� x'_ 7z 2'A. 3 �t j�t , r f _ �� ,� �
/ •�9 6� �.,.� ` � ,x� �`'�4 �+ S�ii � ��1. � �t� ., � °�:��'�3 a�fa' itV-i�'� ����' t� � i F r,�,•
�yp��4 x�raoow �i�r u�°'` �Y��f�,..�F �k:+�.' Y I. 3�� � ag^`��t�� y�x�,E� r� <<g�
Y ;l' •� -� xr �,,,�, � ?', � f � ,J�, � 2 '�.`,�';
r. ��t \�7 r.. - � '� .{� � ��� ��'• � .r ��}` � , i`
� .�_� ��i���� ) .� b�� � �� ;.. �f�.' �� � !fY}K�1 � N �;g'�� '��a z';i'i'
.� �y v' ,j,,, .�� ?
�\ v N•1 �� - � �E+. ' ' �,9 3
�l ��t�"'� :. 1=� t ...��� k. �� �z��'f '.�u �. f f�" �� i �' s ��,• t s��� w�� * '[
� �.- �� �+` � ' � �� i �y�'.. �a�r � ✓`� , �� f�� � �D��it � y 3 a,, .
� �� y '�
rv� 'p"�1��. `�-.� �{� pi ..� '�;� 1� �`� j ��. � , � �;��� ::� ��,
i::��� f%: �,� •6�`J5 r Fr ' � .�!��� • l,��� � ,;'�',�1� S ��{3 {�.�,��'3� �'=�„¢ i�1�,,.
.���. i, ..�` �:.����'�'�4 ��, w�� �. 4� 1� �Y. 4, �€ ,j e). �A
� t ;���r'.,i . � .� ����. t;��,„ x ,f � �, 4 r��7 F ����f,��;
j�d ti�t� ' ,€�•��s��: �. a ` ' 4Y�:�'��. ..�r� �(s�� i� ��(-��..'�,� Ft ���.�f3 Y,
��.��Y �}`r��x�1� �t,. ���i ,S�° ���'�r � �(,.�:... } t �f�y i- �� .X eX,���1�;
,� � �,� � , � �= r ,w:
� ^�'�'N t+�. �l,+ty��h � . y' �} '" Tt :,�� • �!I� :! '+ : � � k K�I�;.
F TF , , j ���. ' A �: r ��` � � � �r�� �
.,, .
,,�.�.`r. �� .�N � �. �. -� ` . '�{ '�` �, x �;; 3���� ��f F a�
� ; �( f� 1 ,��
. f � ri � ' , j ,�.�i � v� � �` 3 � 5: .
}Mc ` "• �r`�,��',;,'°�� ` �s. r •�t{�' a � '' �•�l§t.'� ���'� � � .�r ���`' ��`�r.
i i � ' � !t l,��,, � � f, �t N
'` �' �� � %� � "{'�i ��, 4, tA �� � � � • �. � �w- ���<.'
�} , * � - �+ '
,ti� t :� � l,> y> � , �, -
�'�. {"�� ��� � ��r�s�'��� ,Y x{�; tp 3t ' � �`(J l�3��"-
a �M1 ..��� l�.. �,1! 1r� � x Yg,��,f.
....�� c f+�;��y -i� «� /�s+'i l t:1a� ���•� -3 �:" �!•,�f}� '�� � '�. �' �>;
,�r '�r �j r �:v� �l g1 a� � 1' �! �' }�'�' � L �
y°� `� S;�d� ��S, r`�� .a. y +�'���'
� f t� � 9 f� � !
�` �,,r� �{t'��k�'�.`�� ry.� ��;�� ,(�"�S[ ' •�•� !,� �',t���� + 1' ��-� ° '.3;
:� / r r.
l�:�i�\, �'1,'(-. �s4,���+J�ri , F.,� /[� \ ,�4 `s:�i � ��"�k �,4�°'�'e
` � ' � s� `��.�Z�' �}r Y� ,;(,.. � ;�;�,I I'" � i °�i `�� ��;
- �� �"�z,'t ty�,��'. .� `l�l� (�,�, a , �� r���, , �t �'>
'y -��ti � �l�.k - ��'t j-'�'� 1�(' 1 ;i�' ,v� }�,� � # q���
''� (f�l��':'� ..q at y , •�'�" : J: �t[ d'� .�,
t� �i ��f'+�'f` �,. .( � ' {��e: � �-9 - 'i1�
��� ~ �� C' rvi�, (/�y,� � -�x
� � ������� � .��.t�'��1: � �{ J � �7�*�. �'�fatt S 7 _ � � ��
�4�` '� ���t r�=� �`y�, - � � �j �`�•�a �� � �'!� 4;
���, . �' �• :t ', ,� �I��E� Y n �
. � ^�� T. ., ' � '�. • x ',
��y�. � �
i: ?� 'f�$'�.`'� 1'r�tl :��.�i ��'=C:• §`t ,�` if � i' ?� _"& k��.;,
`.. 1 ��' 43 ^�w���s`�~�''' ' ` i '���ir� �� e-J. iF , s
�. �' `. •.p:l d rL�,�'r��'�s.���.`.!� �� . � '6 i.� �r .. ,• .� f ��, . ,�.-.
• � ��S �ff�=.�r'�"���"�,�+,,�+,�+� k�Fr `Q.` � �� �'�!��� � ��! � �t ����{ �� �=.�`
�+�. �4.�� r�j ��'N}�-�h—}`�.}{ . �r �.� •Y ��� ,��•� '�� • ��.'y�:"�c 1��.�� '�YU.
y ; � �..� � f � ��
! '.a� �j�
' '�}.t 7�5� } ���3�� ��� � b•„ � jt�� ti 6tt � '�:
�,�a 4�.,,L:� 3 vt. �e r .,
y\'���� vf iv�a�n 1. -s1,� ti� ��" J • : �+, � �. j tt�
y +tt.�•r'� Y �ir?'��t t, ,�� r�x.r.�'�v b � � T� � � ,/ r �� F� �.. � ;�? ��t
�c�;51 r� v�� -• � �"'. ^�� r� "Y' i J 1 � � �1. . c 1�f t �� ���� �'� �
�! � ��, Jt'�r��.1 �', �4 F� . �� � . ' s ,� �1
,�,7+�w s A-'�'��_I t ..����!/� �,x ..,�; �. � � U� . �• �.,� ¢ y�, {'�,j. � � � �
���.rrj$ '; tx �- - ��.f�rL ���1�y,�`1 '�� ,� l' i j �� si � �a � �
%a.z.�."'"�' � e ?t- �;.. ���'�-l�t ��4� .�r:�+�.� f�,� r �•)��t{,� �� t � �` S'� :t' �'z
),�� � }4�..'k �� -v.t r a :" � .r ti hi l. �'1� •�q, •c)� !� .M.��=�i���¢°�+-t .y�` �;� j fii (
.. .. <� •"t}S��k QG.�y � +J'G�. i �;7 �f• �� .Y � \ 4�^ , � �g�4������ {' �r�
�'," .:�rt� .i}�A�`+ ��+, �t�t� Y' � �i;. �}��"�� �- ' R�`'�, � � _F ,�L> j} . �i '
.{'t., � t a � � 1�+�. J'p�. t��'.�� C � tij f �j � ,��
-._� S , x t ,i.�! .r�' w:3��t o` � � �� �.c. .�1'°�� 31A1 Y. j!� � ) 1�` ,b
.�3 � c f,�1F �. � t i:� � � '!r,S. '"S , _ (� ? ��� t ��' • �����•ll�#� �'
.
%�..4- { -f',o � d"'�,.�y yS �\i � I � ��P'�., .
^^���t�t1 �'�� � ) �;��al(f °i� � t .. . t .J'�F"� �!..,' e� � ' r� i.. "� x ..
�, f�^ .n� �f� :� � � �,s
`• ` } '��rfrt���a_ '' r_r t p .�� � `., p; `..` t ('��.���`� �'y� ;
. - . �a, „ .r � " �� � E� t `;� �a" ,5 !�•,{�Ar-'��p� �
.. " � . ' j , � ' _ � , �.vjZ�, ��4� � y: ��: ,� �: i(��,`�{��,� ,-'s:
�`*,..�'• � . i ls., i. . a i ,�,. �f''". / � � � � +�z, .�. ir�� {�.� ;�'.
,-
:...a.=„� �.. �b�4 � ,' �, °`�_ .... :. � � 1 1�,, IJY� ' � `}`'� .��� }y 1` � ..��,� �`
a �.
t. . ti,'h .. i r ' '1�P� ,r 'Y �� ��'. � , �4� fi ' � � fi,i ���
v: "`�'s ' ' �r'' i . 1 e r. r ` � `� '� }i;�` _
,
�• .
.
', - - )))yyy .:. ~ _ ` ,"fC b �pL�y�/4 ��rN..._7.��,�1 ,v {� �5�;y �r �� �s� r '�-0L�;.
�'� " 11 V',�. . , `y,�h�t�H� e�1� . � �a. `{ .� ''j•js
�
.. .� �.
� ti
.:r.� ._ �". .: , . �{t,
�: nZ'�' - �`� _ A ,. '.T�i'dt.,;,' C ENF� f` �`v • j �e s��y� 6L�,:�� �i�� ` 3.��
e
' !
� .• ; �
:
,
��
_ .
�" �" ' ��', ' ,,.'� '�= '� �_ V'a ��� �� `,� '�,�yxt,� `���.,��f� +'`�
�
' _ . . • . �a,.: �_ � � �,�� z,, ���
. . '�+.,y� �.�:�i I � t... �i �
.
�
�
#
� ,,,`, • �-� �,., _ ,�,�• ,� f. 1� c� l, ���, ��n 9
r.l �1 �� •,.. .,,., '� ��E
��. . e �Q.. �,t''l!'r,r,P'„ ,�...- ; ,,ry, e�`r,.. - � t- .' [� � ! �� ' � tiJ _ 0
'�4�' � {i7`ui�� tiv't��,�,rs o k�' . , � .. ��L' � i � •`{i '��� ��. j
� I � '�a�f� �e � ` t. '�� ' ` �
`� �•• i��la� ,c °i��=�7 . . �w� �::��. � �tf -i( .�i �.�i# .3 i a7. � v�;
� ..
ti - �- �
���:���.''�,���!>r}���s t � ( � . � ,4'� � a, . ��:
� 5.��'<kKL+ h ir h i��-� �,r i. r^f• � � ;:�`ti :. ^ l�7. . - �� a,� ���e.
��A'��'�3� "e%n r� '�k••��R y � ,� � � �t�I,� a� r� � i-;� - x I�I!..
�. ,�d�{l3y f�{.,.�?.;i!!,y �S: , ..�,�}� ` i { ,f � l" \` �� �,��
t. f 2"t.j�Q �.x, x r. �:_ ,�' :�_t �. . € • .:-�1 � n . ''��., ��"•
�t�aa�5� 'r'_f 4 S i� � �' 'f: f q�� �:�;�; + �^� �E t
. i
��. i � �i
�iar a,n'T4` �i'� - �. . . f , � :��.. . fl' . ;7 '+.. •<<n
i , 1 l K+.
���c� a " �Fa ',' , �;, t � . r �f •j:. . f , � -}'i
• `a ��y �.�4i i` � t � �y �
ti7��=t� � �- f ?� �.F• _� R. p.� . ��, '4':. �� :,�.i
..a � ��:' � � •� l�� t Ir, ,`a� ,'. ;.��•T:. -�,. °f ;jLy:
g•+.� �B, �tt •^ �:� �: .y� � ' � , ••�4 :� l�.r6�. v
t"'A. ,�� �� J��t. ��y:•t� _ .,. � �� :t,
.�• .�M+ut��,��J'�� �Y '- - . .'c�f„� • .. I .� � � . ' 4�k � � ��.� . � f, !�
���i'+� �Y+'�j:�'Qp' �� ' + `y ' • �� �• � � ��
���' 1 ,, , . ; ,.. ,�, ,.,fi.< i ; � ' , 1 � ti �
¢ �•,�t a. �i /' "' • •� ' . � , " ' � � ' • 4 1�
�����•'y� ��r Y A ,,l,},r S's� i �� f fq� �� j� �k .
,��Otf ''� � �d i�'Y j i� � '� " / �'id
'� ['�,(p'���'�.� y •�r ,�'� , ,j i . ..p
�rl��fy ��±' �r�`q`�"'� i��n i . 1 �� '�.. ��� . ,`Y
'f= �.�r� � . - � � �
rti�.�r���� �cx'iA.'f -T�•�.�' � a�l i#'Yi' .�r'� ,i .
r,ia - M.�A. �k.
p �� _.-r�r�,N"-�. g n s . a,?t.r � ..,. { , � : m .
'� y� t ,� `�°�'� ' $ �'�
� ��r�`,F�`� «�,�C�,��'R�ie�`x` �' ' �r 'h,/S+4�S`-`3} ui f: .ii ' � ' � � ¢ y4 k
ry��#I y;�� 5�*t� '�`i 4'�t�"`t�fF�^� k .G a..�'s } � J �,��a����r���i f" . �. #� ' � ,;_ ` �a y ^�''n
�'3 u r-� " � �s�.v • � �k,+ y�t*. � -`; , Sap �� �"?'� z �.;� .¢� r.. ' � r'�4,�i���f." i#:.. -
wxA#��w, ''��. r n?�.,�„�Y i "���� 'x" .��f' S� _ .i�� � �� �`T �;�.'�p �� }� t 8;�r ��e��"��y �: . t ��� ��
� �tyy �Li,'`rt�b��.:T�� i�e�`� i ��`��t � .,i� �L� r."��'�"�[�� .5�'�r�..:. ! �V-{;�� .,,��" .iY:v� x �}�����.
! i C�T..2' ft'. �'�-� i.a"ye�•.a ����ti,� J����,+�-( f'�rdl�� � `�%� � 1 rl�,'X'.:$r. ?� 7 ""'�t j,." ' � ��; � f� pxf� ..
r J
a�r -. k`� '{l�'�+'s x t��4 S+ F�"' �,$k3. `y`"¢ ���n���s`� ,�,�iR',.�3�.. r� � t �' � 11� i ,��.' � k�� � 's'a
� ;y.tr �-,�t�� '(°f � C f�'`��t�� t # � �+ .F. � {'� f �.'+ �� •
["� r'�L�I(�y �" rL ��34 Trf��' .p s E 4� .Y --'.� ,� ..� j f c Y" .
s�ji�� d f.t��&'�`''�'''J�`��"�` 4��'� k�"'i� �'ti�ti�,..'T-�,xu'��� ti -%" �+,. - - 'T,y.,,n,b '34"t '' ����
1�Y}�_�` (8 �"x� �_t�r' .�4(r,�l� C . �, . k�� ��� ; y . �� �y�� �
x� kd���� +he � 'i � LM 1 F '.:S,.N��.+.�X;�7q 5. +�. r _tisa � . ; 5.. .�.t i 1 � ��i,� , .n� k� L
A mL,���X" .�k ��'�.y-lua� '� .i. K y'.�'� �`'��.s�a� k�'��rc''���r�' �� E�� + � _ �s^ �3i � . ,�-., a���.
e�Tt�t it�,��y ��?�2 ��.Z��rF. Fe. � �� dfi -dx �G��hf � _ � � � " � ._
a .4 i,it . .t �a��.t 1�,VSa�y,,�.�.Y �f i P .�{ ..� £ . ..tt 5 +h' �� �.�, 4j . _
��t�f:. :P �� $o t,w.�a ..�� ��lf>;. p�9.� �1' , a�lzz"`•�. � ' v .;�.: � , � f '�. .. � �� �r y� ��
r {�k a,.�` N�' r"�"�'�`�v� ,� �, F h�'�,�:��� atR ,�, � �S-a :1 t � �i �5r� � � '�I
{. i ;��`� 4 �' w tA,�Gt, f -��`�c . . �.�r''eri� c� t, � k, k/ �^i��,,±� . .r`�' !�� '.. ar'r'
."� ia;-�f �5�1./ �.tt �r7�'J�`�'t.Y� LI.71F r Y��^' ,tn.�.!_�7�#' � ,�y iy �� 3 di.y ;y"�� l � i �S'=a�s �r•,,y� a
e f�A*�x.` �?� �� ��+r,��sY�a,*'�s�^y, . .�. ` f . a -�;g {`. s� ^�".
� '•.���4!�'y�A���l �i�� �� ����.t..�,� ���"�` .n` 'S_`�' � .-�'�a�,� �. ��-, +✓�. �g,� .
;'ar" u t � { {4 �'' ���
I I {�' 1 1 ar. a z Fc� � 5 ' � µ� . � . ' � ,fl�F k
,'`,. �4, :�'�'i r?� a"i..�"� «F � r 4 �� ��i•A �'a��'���; � � s ' '�:� c � ?' , �Y' ar
.. �" �p4�� �:yIS. .��:.� i �����. ��`'������� r� � � } y, ����y{�' "k.
s a +,`r'b,.� ��"4�' �'�;+�k�� �� d �``:. r r ,5 ' ts '�: '�, '�� 9 `r T�-y� . ��7y
.. � �.•V x,ilF+, *,� �.:��� r3��� k����„��l '�,. '�' � j � � 1 ..�f' , , � �r,"g�"'�3'k F�`'� �� ' ti�'elF�:
. ,��.. J�,.� � �CT,+,�ly xE�� y�,'.`�r''f >.��'�` ��. ! .� y� � ���: :*� :k; � .� ��+��.
li
�n.��,� '�#, - ,}n.t. g
s y.« �3F�'P .� i�j,.1 ���i��� �j � .,�kk�.1�aF�ut��l R�"�'�� �'.V�. S �. �� /� j�i��.
s•. :, .d�:�:'1. . F..Yh�.� � �'L
, � . . .t� . �A: -rr- •7 a+�!�; g .y� -�!� �s
a.� ��'�� 'rk.�: i �•,�, �-i C ��' � ���- ts�' � � ��:�.y�`y'� ���
� .. , . .{F���i4l "'4 y; rZ. ��-j��h, t o
... �...e . . .� .
` .-�-. �+tm v."v r��' �'�' �._ � � q; ��' � t 4�,� R1� a��t r
. .. ...
• '�- ��`�k`'+�'� 7 Y`�J 4'#� f'�� ; l�t� i7'�,�����.��xt+ .�'{VL€,'� �
'.'�+ fr.� ��G � � t �r� �y �i' ^ ,i �k ''s` ,,:�s� �`�� �•9
.ii:` . ��. .�' ..�. 1 i��::.r � � 'K ��� r�- 5t f ��''�.fii.` "��
•�'�'.;'r y, � 5 .:'?$ j: � - . :. ry� ' k�' .L� � �
. ��(7,,t;.yr' � ���� ' F Y z" t. ��;'��,� ��,,,t- ��,g��� �t
r y
.`�, ! z ; �"� . 1 . 4�� � ' � f'';� ��ry� � �y�`�
� f�, �I
i�j� ly�' �p� T I. � t� � ; A` �' y�� �. � ,.
' `�. T'� �'J I �� �' ri tT�i�.� �< i �i�%
f I � � f t�. 'd ri ��� �. t, .�P �r �"
`,'t �i � '* ''i x � " ��- �� ,r ie{:.� @a� "�3
_ _ {4�l, � � ��� -y , L: �a�� � � ..�'_�„
.... _ µ � '..,:,�n�-i�...a.n^�y.u._ ...._. ^T �1 S� �f� ��� , �zR��. s t,� h . �) �. �f �7���� =r.'��� ��� q.
� . , .� r '. � . n (=,: �g' r�� � ;�'��
c. f.f,iy� 4�� "�a 'L,S �. �y � � n �, 5 a. 1,
k-�� 1�''t5`� ��'' Ry 4'.� 'j,� �� �^ .I ' _ .;�� 'F"y4y 7• � 6
! 1 4 •� Ay`� � �'^q� ��
. �a 'a�;�+ �;', y.t'' / '•� '�j + r �`{� .���x �..r
V� �.�ri'J��4 7 � � �^ � • .�.. ;�j I r °L.; � �`6.
.'S,4 '��,p� '`S- � �� . �'�'. 7�Y ��l,��
��� �f }' . , r� •�i t: � �.
�_� ��M ,�� �= µ� �� r. � y . �� ', .
'+ kr-t 2,��;,�� �'�' S ' F � " �
�
?��.L��� # �„� ��� ' 1- : e.t �t i1 t. � ;," , `d � F
h'� :�.�,.� :�;, ;,�. �� � 'j� � l�;.
�. ' � �- �
' y . J�
a a �.. . �f _ - .a .. .j ' t . :.
����� � x i�` F��� �J`w � (" .� � x :� � Sa"
�i,�� _ �� ,� � -� r � �� .
:�,'� c� :/r , �. � �!.. � �, _ e�'•
�:^A �a. r -' ��. i � �; ' L3K? k�t �I ''x�
• �.�.....:.,,� �:;._c�.� 5 �i: ��Y '� t yt� ,�. '1' �' &�'} i,+ '-5
�, "� h
.. . .. ,.r.;.;....r-+"°-�-=_.`{�.`�oG �„� Y�x �F i � ..�y��. z y� •�� _ ; �k ,� �
.. . '�. _ `R ..,. .�, x
�.�-. i
e.
�.i V �.
"a � b
n.
. - z"�-� � r���,
. a :� .,�Y'�i.. - - '4�.:+�- _�. �
�� f�'f��'" � _ -�. �. :,z� t, �}�- ;� . �
. :,r .,;L. '�,�L "�`'� . ;;, .5 i' ` ..� .
Y h'� �` � xa � �y+��, � . 'r
t,�Vfr�- %� . + i . �. , �� °y� ,'.-+
� Y
.. �� �: a,. �, 'e �° ,,� al �
� > N'. .`� � � �'i 4 ti"
— _ � 4 r:T - 4.'a'� i z� i .+ .. � ,�.:�•�
., �
_ , -
.- .
.��I ���i -� i • x ' � >. rj� I' ��' ' �, �' �
� f t ��4�� � s' � a 4� � - ��.t �' �r
�}3,� k. i_
1 • ���
_ ��,�`�� �� i ��t,k w'� �� � ,� �� r•
.._ Y��. ; :� f � �.�K � f' ��I � ` �`'' � a .;
. _- i �, �� . .,y � �t,� ,i� �, � � ��
G'� � �� 1 � ��.y ' eu' C 5 .
p ? � � "r.'A•pa-�.�k 5 �'��4 'SF
. s
:s xs �� �.r��h�
1'•'�y S � �-. �t «,A � 3�?
' ;,,�.. 'P i ��F ' � ' r.'.
'�� fs�£ � Y �F
•� �.y � . � l _ y �r�� A �'�4� I �"
�� �{���y � • � � � . _ I .
� `� ' 3� �• ��.-� �' x� •���.Q '}?" � � � ,�� +_.
r .1.:5 ��_ ..�w � � �� y ��r +.: � y ±
� rL i �x ql� � �,[t r �y�y�`, t �''�
'•�� A?�.: . .Jgp5S ��c2'�C.� z..,"S'� � tL�.".�:' i�
g�
,'!, 5 III�� _
Y. �). �� 1'�' v ;•�4q'4��:. � \ � '1�� . (��� �;Y
,.r� •'S � ,ab ,. ue a�� 'y
.t'�'. .,. '. � �c .s �, � 4�'�-`�',�-�� � �,'f �y c, y�..��i. t����t�}�
x� 'k , a .•x d �.-
. � r�
. . ' '�f i�.�' ? ,��'
. yy
i°' � ( J�
) i
'�;ry..�r�''��'� '�'�� t .Y��'�i-e'�' '�fL��.��' � �� �. �ai�:- �7 �'r tifs
f ;;� � .�� t ��w ;���k�� �,'
6 a, X�..�� � . . Z; z - } � `�fi i� �,�44 ��A�ti`,`k:
;� q .�'�_ " . �{ ���.
,I� � 1 �Jt�, :.=.i ,�' �{f �' 4 �� ' A � f
',l �I u 'r. �'F-. y,;� f - k.qir�.
� y } H � 1, �� ' ��t ,{ �.y, r �a� � "� ��cP�7 f'J�`1,.,� n.4 �� � � 1 -�j,+++.si!�M-'� • �� 4�:y..
k �C� � y • �lt 3 '�'h lr �*�� � .� fe- 2 . '�!+1 :.44 Z �p T�S�' �F
�c �l �1 • � ,+', �i �cia i����t� �Y �i� �� '.. ,f ,�4:� �.
}r •�� yf$,y:��r h ��'!?�r2i:, �.i.�},, w�irs���''li3 iY x�� Ry �� �"� )' •� r "+ `,�'����i �r�w� y �,•��;'"�'' M"�;�s
�. Y' (� {� �• � .y5, :.,y ,F. �'�'�Y� :..�� S}�� a
.� t � ' , s��� �
'"�ts� . .r � ?�, �; �r �� + w,�r t �
. . :: i
' ��"7 .�t�� .u�i ��,� � �fv+ a t ,��I. q ' t '�; � �'t�?. F ,
: � ,r '� 4�'.yF �� � 3�"��'� 'r { �j E eY�i ��is'
, } � �y i �,�4�� ,, . ''C�, . .. _ ,g�� tV�.c? �..}'�. k�
;��
,� ���t �,�� �.�
� _'� ��;� �
� j. �7 `k'' F� @�- r t �� � { ' '�'mk';, taa g d -dn {sX.
f 1 ��t�.� _ � r'�,' � � i � .i� �� � �t @;�����,���5�'^.��� s �. x.
� '� y yk' }4.� 'e � ` �� � ��t''��',e�.�
� ,c ��� `�y�� U ,rqj+ . F ; P s '{r�y,'�"a,���e�•
l t �'1� ,t c'n � ' ���1J .� 'i ��r �� ��u�x��i � �
°f �5.
�� � 7�ii� _ � 'A�1:i�t 5p�� �' ���}�'�,:..e� r 6 ::
L � �� Y..
.,1�5j . - �'��� !t�.6i�L.1� '' .,��Y-t'.�� � e�°�
° �
Concept Landscaping
3153 Priest Lane .
Mound, MN 55364 �
952-472-4118 JU ������'�;
�,T N �� 2°os
Ciiy of Orono y�r��Q
Box 66 ���
Cryst�l B�y,MN 55323
Att. Evelyn Turner
6/7/2006
Re. 1400 Bracketts Point Ro�d
File#000139-06000-1
Response to Tom Kellogg's Comments;
Please finci enclosed a copy of our top view and a new side section describing our
flat path area along with survey copy of existing.
Toni's comments;
#1 Information provided shows tb�t grading, etc.
For the�nost pai•t the p�thway already exists with the exception of it being
flat. We ai•e going to simply drive a bobc�t and create a flat path removing soils as
needed and adding soils as needed to create the path-flat. The hillside sicle will
require light contouring while the l�lceside of the path will require a few inches of
soil �nd sloping and then a layer of black dirt��c�ith sod. The Inst 20' to 30' will get
aquatic Plantings and mulch for erosion control �nd a buffer.
#2 More detailed info on plantings.
Above the rip-rap will be an aquatic buffer plant(7) Juniper, Creeping#5
Left of stai�•- (4)Arborvitae 5' to hide punip controls
Hedgerow- (24)Alpine Cuc•i•�nt#5
Lilies,by owners gardener, below� hedgerow
ti
�,, .
rn
v
0
�
�
m
N �
� �
�
v
r�
rn
'
��.�.•,••.4,
,�::::.-••:.': �$
�i:. ,.;`'
rn. •; ::
c a:,•.: ':"
— �.
'� .:;: ;:.F
a ,,�`'•'''' �
a� �`<: ' u
� • W
� �s`:• Z
m J
U \
N
7 �
Q'
QS
i
� ?
a �,
4 C � � �
� �I/��1
� �,
LL�
��
C
�
� �&�, L
r ��� ° W
r � �
� _
,m �
p �
� 10 N
l�f _
'0 � t• V
i� \
4 �
O
N
'��"� �
m
�
N
� �
� �
pV� �
t\I Z
�
� .
�i �
rn .
$
� � �
� � m
X • •
O
.� . � .
N ._ ••
I � O . '
N C �
� U O � '
� �� � . • .
� N a � • . .
N
� C�O N � � , .
� � � � '
T �
y •
`� C � � .
� C � �
m y
'� o
� m � � O
� U � p 'a'
� �z .' t rn
�, •Q- ,,:`''>�;;; ,� �
c ¢;;:�;:s'si;•:' . . 0.
L . . � .'.� � . .
U . .'. .'� S •
� , � ,'• •'• �
� � ',' ,',' � � ' �
�� _ �. . . .; ' �
� . . . . . . N
N '��,',' � O
N •� � • �
a�
� _ °
� � N
C ,� � ,a'
a° �- ° .
-i-� � � ~ 'd' M
� N M M � ..,
U � �
� m $ . .
� O � S . .
� � N S�QljUIXI � .
T (('� �
� N
T ,(� ' •
-_�� 0•O I '-•
. � I
� i
' Jun-Uf-zUU6 U'L:I'Lpm hrom-���T ur uKU�u � taatzaaatiib i-4oa r.uuciuuc r-ti4a
. �„� „� � , �r.„�� �,�,y��1�; • . , � .
� ,- -.. _ ".. --''.�?�.:-.�.`�':. • . , ' - : - '�� . .
������� ;��� ,`�1���l�_ : • : .
,c.,.� .�. -.. �.. ~ . '� . . • .
.-C' "-- ""''� '` '`-;.,��.^�-� 'f •
. �-- --+ ~ ' �.; ` '^� �V `" �! �k�!'�.y, .� �r
^,,,,,..r +w" .'"• �r -.,.~' ��w. 'i dr� .�� � i~w�` � ~� �� ~��-. , � . .
.�bµ�A�}'�, ,� �. � � ��� � � 1 , � �• ' ' ' � • . :
� +�•• '4r ^~ `~ ~- �� �h ti ��4� �` ti '�'� �� y'F� � �
r' /�� �'�'.,,,� �' �' "�.� 1. "�h� `r"'��. �w~ •
� � ' '� ���.���4-�.• -` � `�,. ,`�"��_4� 'ti.���' ti'h �� . ny+ ��.ti � � ,� •�� ��
fj�� y��• 1� �����•^� „ti. "�.' ',r. �... '.�"'hM���M�r � I /� � �
;+r"'�'� • ' ' V,�` ••"^. � �"• �" "� ��` �' •` 1� `�/'r . Y'•
f , ' �{�I� �tY�'�. y y T�� '�+.."'`,,,,�,,; �' ,.� �" -.,r� i �,Y �
� ' .� . � '
� "ys, �- ,`.,�� �,^' 'O . �..� •' .... "" ~ �. � �," K-». :�, . . ' '
. St�j ���� { r' ". �- ,.�#. .'-�� , ,
� ',M���'iA� • ,J� .. . ' • "' ""� , ,'" '•`•`�� "� ' .
' '`,� . --' ' �„��,-���y'�!b� - ' .
,. • . '�� '�sir-u,��,,�, ' ''. �. .%� � �s �'�{'T lr . .
��',''` . . ,� �.�..�,..,�.� . � �"�'e► _ � �Y t • {'"' ,�„� ' . . . . , .
�'� +'S� ' � � + * ' " " ` :�;.'+,v • �•' � �' �,' •� • � • '
y r' 1� �.�' /� X.' � ,y.'
= � • • ' , • ��.� T"" :'�^ •. +y�.,..�.�,�;Y �� . . . ~, � , • ..
�DIC i
� `,� T • • • ��� •�.• •• .� , '/T•�j�'.�• �• ��..' �'�. � � • ' � •
�I '•�� ' , ' ' . T .' � '� � 'ti.~ � •'�Xi:•_ _ ,r t ., �� � ••� . I . .
. . �• •. . . •� f� �• hr• • � � �1�'.• 1• � � �
I, �� L , � +� � .. •!• •i� ♦ ^ • .��, •w�~•� . ' •7� t fif.~ , ' •• • ..�: •
`•. . ' '• T�is� z . • ,• � f 'r' • . . ,
, � _.�..�`� . . •r:E . ;`t.� . ,, , .. ��' ��r:�"3 � . _ � , . .
�, r . :'� �.
. ' . �' , ' ��� ; �; • � i a• .� . . . .
. . ' ti• �h �.r'•+...�'� � Y' �.""'... A •.fh �...� , r � _ . �,,.l i_� , • . . .
�.�+"!';'`�-�'� ' �T'"r.�_'� -: i.r .�T „�'��+" ;�;ry•�•,. ~• �« ♦ ' ,�i�l� , , . -• . '
�•-„r+'�-.l.:f�r ' 4"••���JiJ,�,� ,�,+'• ,�.L�l'4�'i �•'.�.« • t ��`�9� .' • ' . . : • . , , .
' . d�/ � , •`4�� `� � �rF� . •' '' . �. �r:� �t.,�,��Y• .': • , ' .: .
. �� . . p„'"_ •' f,.� „ •i�•"l�a�': . -
��. �o "+ �''+�-. .-r � `' . • .
' �,, . , : `,,; ' .." "��'•' ' ', • • . '
. . „h : • � � . . , ',r ' •��• . ; �,p•,'n; •j,[��, • . ' , • . -
, ( ' 7 f h.�' ��7 �f. . ,
' , • t . r .e I,�• •y+y�: . . '
. . �• � . s ' . . . T•:� .�..• . .
�. . - , '.. , . .� ''A'�Mw r • . �. � �/�'�R', ' � • �1�����• t � � . . � �
�.• . • �t y *' _ ,:. ��' ��•� r..� . . • . . • .
• �� • • •.i�:. . i.�: i�i..�.. ��-�^ ,�"'�`l��el. � . . _
' ' .{. .��.�• . . . �e..•..'�r•r.lARr..� . _ ! • •�' . .. ' • ' . ,
- - . .. s _ •. � . , .. . . �e+��/' . , . . ' .• �t. . .
' • .• , . ���^"�►'� '...�._f��� "�S"""',�e�M+".++.r..� r � • . : I . .�: . .. .. . • ..• . • .
_ , � ... . ....�_- 1 f i.
. • . '�.t � • . . . . ��.�-,,,...._�..; • a . _ . '�' �_ . . . . .
. . � . ."'}��,�,.,,..r�F"''".`�'..�.._ ' •' � t. � � ' . , • .
�• : .. ' � �• � ' " '� " " • ,.�.'� `" �f t • " .. • . � • . .
..,�.� . �, . t { �j . ���3�~-~r :� r,,..� ..� `--���� . � � . . . . . . .,
ti : . :�;�� : � 'f',� � a ; . • .� ,� , �,,;� _ , �� . .� . . � . : .
. 1 • � �..�.a,�"`�'��.,T .. �._.....�..�..j . . . • . . •
.. �• .. . � . �' -�-���---�-,----�-�-.�......--,:r . . . . . . . . �
.� �� .. �1t �''.���?�,���•�:,,'���t.J ���+c `�' . ' .� . �� .
.. ,1r%�--..�,...M ,��.,._ . i �e L' ;—� • ,; ':r' • ' , .
` • , .� •iT���F�• • w� • •' �. �
• i -�� `;"'�"-'• ^,.r--....-._. ... �.
•�' j 1. • ::� # j� . � i :-"': • . � . • , •
� ., 1 - �� � � � ' � ! � ; � ,�� .
�•. ' i 1 `, ,� . �.,..:_..�. --• --�-� . � N ,.'� ' :,� . .
� � � t, f • 1 • ; ,r"' % ��-� i
� � � . ,
' � ' � � � . _..�, T' %� -�..�..._.�,__..,,�.,�;,� • �,,r •
s� �• .� ....w_....,.���.�_,.._ ''" �.
�---... ,..
� • � • � � , ! ,
, ; i '
, r ' •'J '
� ;t r � `�=�
i A 1 4' /t � ���� � o L . � ¢�,'���. �� . � .
. �
>w
c�
¢
a .
� :t �,
U U
� � � � � A � o`:
F� t.., F � � (�
O � prn Oyy � rn IWi'�
.�.` �[-+ A pf� v� v�i o � � W cn v�i .T. �'�--
N U 0 a � �' M � �l � � � , z � .
•�N• pr„ � V1 � Q .-N�. � o� o� U Q �y`.
� � GO N U U Q0.1� N Q �
'" o �' o o >"' ^ o �+ ��r o �' � �1 [-�i"
co Q oo ¢ w � co �
M ..N. PG .fY. .N-� � M .-�-i F. iG .�-� i �!'j-�
W w � r ���
G�i G�i � v�
� A � R: G1 Q � � Aq .�+'y �
F A � �' Q � z �' Q Q �"
� ¢ wQ � ¢ w ¢ � Uw� a r�
p., A
O � � � � � � � � � 'F'�' W 'v
Q � � U
A z W �
�� � � �
�'� W � ¢
`" 4 A
� � o Ll �
a� � � � � '� N � w�° � �
� F
p� a � n' � a W �n � �`�' �
}�^7 p � r-1 .] W[-+ N o V�^J C�-. 7.G O r �
W O � [-� •�O• O {;i ra .a ¢ � F4 Q
Fz a M U P. 0.� (.Ll y�j � U Q 0 j n `� � Q O W
pa�. � r� ww � z � � °ww � N ¢ HH � �
V � W � � Q � � O� FF � � w �, ZW4c1 .
W
Z '" oo p p � a ^ �o � � Q W � � � � ,�i n.�;,;%�.
W W o
W M � C.� U � G M � F E"' U W �G � � [t] � . � ���3i:.,
yl F'7
z "' � w a F; w � '°:'� t`=� z�
x Q � wA Aq � wo w � � __,
¢ `� ¢ � ¢ W ¢ � � � O O ;%%:x='°'�"�`,,
� � � �a�- a � � � ',�,._......._ ��
.�� �.,�„�a�
, �,
,;.:';'�� :�'�, �;�
. r:,) �`,:in
� � N � F A A � f� � `�,:'��� j'��1`�
� � F, a 3 't�
� � A � J:�
pa � � � a ., ., n,�, °; � twy „' .'•ls:,) }�:b'
° pj � � wz �°y � 7� �+ �nvv'i ov� A4 Z �4
� ��'' � � A � o � Q � � � o � � a � � ��,.�
c^ U O O � � m � � . M ` wQ' wQ' x � O Fr„z.;�?„M "t�8
t�l d � N V � � U Q N V L] f-1 V � p., `�
� � �y A A vFi � � C� f� � E"' � � W W N ¢ � W '�`S3
S � � � � N W � O w w o � � o � N ¢ � �
n r'�i � �a' �a' ° W ccOn � � �-; � � �+`�i �' F � O a �
q � � a; A °L Q a A � � � Aq
-��- � �; >" Q Q a; ?� Q � � � 6
Q ¢
� � � F � � O � � a 3� F �
. r .. { . t � G 1 f : ; Z r,i � l
r�� ; ` 4._ �'t � "+�� � ..}r f ti��,j 3 �'. � � � ,r k .v `� x: r y� -� �$w '.. �,
- �t d ��a ir{ �. � � :F � �1 d.'r f di.1 � � r � v � i � � t � �c.t f�'�.
, � �. s��.,e��x ru ., 4 ��r �lf� ��� Hennep�n :County, �`tR�` a y ��-.. '� J.c � S �.��N ,4 -k I
��� v.f+y A� Y �i� 'iv G ��� �" � i t tf tY � � y, tc f �1- ��-� k i hY ' s'� 1 7�-4�f
$�` n'' +'m.�'� . +5,� L vk•Ed �,.'�na''+s,r �'�sw„qt r..t�i x,,,.� ,t '�s t .�_� t W�+�ti =titi e }s.sti � s. f '� ���l
, ; �:<<�2���� ��;��x� }S � �axpayer�rSer�ices q�Department r�r��N�����r ��
,�c.. ''.�:�' . .�n��1 i�v``��� �...,i�3 �t',�."��:"Yt�,.�� .�-�t�xr� ��i.::.n�',� s-r.� �� q�:.T;�._,Z'..3�.�^i��, ���,,.�. " R ry . L'".�f ����e �t�t�S_ t 6���� F t��'.. �
s
rasee � w�.n ur�� � . .
'_}'_'"P�'�'_'_.�. ir�u mn w�� euw . / � '� ` +
� �
,���� ounore l' �'Z-(!5 S ao.� .... {11
�p�' `I y.. �l .'.ii'�7�
,a��a p� . A ;;��RS '�x�r',�„fS ' R�)
�. ' sw °' , � �tra' � t
� { c.�, ���
4{-'�r,� i >
'GREEN TREES ON -- �. „
TANAGER LAKE :�a��.� � ,
� �`r � i (�W '
�i S. 1
d� 1
I �,� �,(�� �!��r �' .
� ��� �2.�ik` ��t�y�.�
' � ��� �4 }.1 r 'v4��'
I '�"�` �r �� ;'r� `
,
' p���.r�ih�, � �i.t� �`"L.
'�' � ;��� ��4 � f
' 1� �.
1v'-•\�k`y / V � ..tl S�y tY
' �'4F.t':`'�./_� � 1 �:.T f j '�� '"�..
h�sR� �� YST`�� ��;
Y' II ,
I .�.o`. _�j.��' � � {� .r.yn.l .,.�.
. �I µ� S� 4-y��
� t• , .� � � A�.
l a `Ft�, 17�� _f�l�
�� k k�'is �3 �7; . i
' 1"m O � .. �i;�i
' ;�� ijtF,..": Y�- ...
V • '� 5 'l 1
\ I .y: ... .. n B�
' �/� r-x'�.:����';:�"�.Y..�_.�', _I
O0 1. •" �
V`,••p� � � ,
Ql� , �.{� 1
I (M1,1 �l \ `�7 ,1
' � r L �
��x-ir � 1`� pppp0 � �� . B�
' ' �
1� � �
�
� r 1 O� �
� F _ � g
1
f ,\,� 1
\ �
�
' \� e �
\ �
�
\N �`
I �\�]�� � `1�y pfF
i'
( �9 .,�,
•� `` i�'
� �` ,,o - n{ �,���
ek ��f`a
' �. Hp t ,�'�y+'a �i.,_�..
ij y
' `� -: `¢Z "i�'':p _ 1 ��.
U��'M\ ^�1 .4, f t#-.".�1:'�-`-1
�
�`E `-BRACK c �� p�, �;
I �s r ;.�, T = ,��.,�' �
� ,,, �
��a .i, .,Nj�`xsf S ��, ��:z.
' ��t f '�� g.��
x : .✓,Y' ��;e .a ., t�n
�s\ �..�� r� a� �. � .
I � �' yL ['��� �+
I ¢ `���c�''�'y �9' � ]0 �,'�t
��hl0.i-2 M Y � ry,rA�
w '— � � ?��``n
� ts 4r'��1 b� ° , �Ti,
�:�a' r �(pOINT
I ���,
r =: � {z�> >; � �,
P �+
, � r� '�� . ����<� ��,,�
� �. Y3 � ,,
.
r ��,t
I <`�' G' I�,
,,. � � �� �,�
I � � `��
��
I
1
�;� k/ ,� �`-._�s�. .�r-�. r`....�+'7
f�, 11' �:�� �Y� 1� �rg sF- "��� ��� +r i ",;w r'R1S'� 'r� �,�, d � � II`t` � � i�iif e�s�"^5; 'v�'T�rw'
L`�j,L33r i£7 J s� �G�f r +� 4k�5'� {. t t> ��'i ti � .e �s"1°�'G�Y F3b .+f L.,.� � `� t t . r �" r'�7
! Jr �� dx § ��' .� '' .a-�7.Pti .��a�` t,, '';+� a�w .sn�Tt'*..-k.„ +"j`r +�.'yn�Y7k'�ir�' x.i�.Pti ��i fk ,�k�s�x"-1L'l�yi.
t ft�;::�� �,::, f:� �-���,���t� ���,�;F�-��Parcel��lnf,orrnatron ���z� ,-�� � � x������
:`.i !�'� �'M` '� �+ .1 4� r F rt F . h v.i �4`i' ,�.i L ���"�.rl r�3" i a �l
�:':l .� a �6�. �)f Fr P J" �;.^ �i � Y 1 r.h W�v:. ,Y. r s y i"'�i ty`
.t•^��. 1 Sf �2 R�.. �"My�'t� 34.1 k 1'S� ?� 1 5T' Z S'Y x ie ��^�F
t� � • s ti�s �,��sr"',-�i��vx"x.d< tc,.k���'� � 4s�r � a�jsp �'.'�i �K'� p�'.i-�',s. �'���..�,� �f�',,��+�t'�5���'�
�r�� ziz�,^r.������F�ParceI�31D�1��1.�117233200205.� � �� ��� -�
s � t jt;�s� s�' � 'F S C Y:���i.it. � i a �' " :y'� t4s �4
�.�$'4. ?�ff�'�''t� rL. �r nt X;4�.�.'W�'�Cy�`'ft3i' �Zx�`...vAI "F"cYx��'i `�'xtM1'e'�`��+k3� , Y1`'� {'.€4v44 �:+'�Y.�N"i��'c .
aE �yYa. n*Z T� �.g �n. �bylN.r #� 1 '`'�aj's;
�� r � ,� ��� House��Vumber��400 � �y F��, i
. r �i�` -'t"v � ?'�}'rlarr�t� ..'A'� uk. z 3 1 Bk..3 27�n E s�f' S� ��� i k�' �-ki��.s?F '. 'i- �F CS1�' 3��
, � s��.�� x � a`" ^s'i z n n,,�s nr � �,�r r?^^ �,� �s e.� .�w,....� � :us,�.r�.� �r s r,.
���� �tt>=����n��,����>Street Name�BRACK�TTS POINT�t RD
�'yf;�;hls is nof a l�gally�recorded map;It represents a com,il�t�on of rnforrriat�on ry�
T„� , � �, � . n r np r .,� �
�,,��uantl dafa from Gity,Counfy,�nd State road autf�orf�res ancl o,�her sources ���t�,�i
'"r
FILE#06-3206
. June 19,2006 /
,� Page 1 of 4 e�
Date Application Received: 5/16/06
Date Application Considered as Complete: 6/5/06
60-Day Review Period�xpires: 8/5/06
To: Chair Ralui and Plaiuling Conunissioii Menibers
Ron Moorse, City Administrator
From: Evelyn Turner, City Plaruier
Date: June 19, 2006 �
Subject: #06—3206 Ken and LoriJean Anderson, 4224 Porest Lake Drive
Hardcover,Lakeshore Setback, Structural Lot Coverage and Side Lot Line
Setback Variances -Public Hearing
-----------------------------------------------------------------------------------
Zoning District: LR-1B
Lot Area: 15,565 s.f
Lot Width: 110 feet
Application St�n�niary: The applicants are requesting variances to allow 32.6 %hardcover
in the 0-75 foot zone where 39.9 % currently exists and no hardcover is normally allowed, to
allow 42% hardcover where 43% currently exists and 25% is normally allowed, to allow
structural lot coverage of 27.1% where 28% now exists and 15% is normally allowed, to
allow.a structure 25 feet from Forest Lake when a 75 foot setback is required, and to allow
the garage to have a 5.7 foot setback from the side property line when a ten foot setback is
required. The purpose of these variances is to allow a secoild story to be added to the
e�:istin structure and the ara e enlar ed to three stalls.
Staff Recontnzen�lcttio�z: Plaruung Department Staff reconunends pai�tial approval with
s ecific niodifications.
Pertinent Zoning Ordinance Sections
Sec. 78-330. Area, height,lot width and yard requireinents. �
(b) Lot.s. The following nuniiiiuin requueiiients shall be observed:
Lot Area(acre) Lot Width
1 Acre 140 feet
Sec. 78-1288. Hard cover limitations. (a) No hard cover or impeivious slirface sha11 be
placed, located or constructed within 75 feet of the ordinary high water level of any lake
or tribtttary, except for stairways, lifts, laiidiilgs aiid lockboxes as regulated elsewhere iii
tliis Code. (b) Between 75 feet and 250 feet of the OHWL, there sliall be iio greater thaiz
25 perceiit hard cover. Between 250 feet and 500 feet of the OHWL there shall be no
greater t11an 30 percent hardcover. Betweeii 500 feet and 1,000 feet of the OHWL there
sliall be no greater tliaii 35 percent hardcover.
FILE#06-3206 �
June 19,2006
Page 2 of 4
Sec. 78-1403. Lot covera�e.
In all zoning districts, for all lots of 0--1.99 acres in total area, tlie total coinbined
footprint areas of all principal and accessory sfiruct�ues sliall not exceed 15 percent of the
lot area. Eaception: Regardless of lot a.rea, every developed lot shall be allowed at least
1,500 square feet of lot coverage by principal residence aud garage struct�ires.
Sec. 78-1279. Placement of struct�ires on lots.
Wheii inore than oiie setback applies to a site, struct�ires axid facilities must be located to
meet all setbacks. Structures shall be located as follows:
(1) Sh•zrctaere crnd on.-site sewe��cr.ge syste»a setbacks (in feet)fi°ona o�°dif�a�y high
w�ate�°level:
Public Water Classification Structure Setback
General Development 75 feet
List of Exhibits
A. Application
B. Hardship Docuinentation Form
C. Existiilg &Proposed Survey/Site Plan
D. Proposed Plans and Elevations �
E. Submitted Hardcover Calculations
F. Property Owners List
G. Plat Map
H. Sketch of Staff Recommended Reductions in Hardcover.
Background
The applicaiits house was constructed in 1968. It is a single story,priillarily flat-roofed
structure, witli a fouudatiou area of 2,700 square feet plus an attached 2 %2 car garage.
The basement is iuostly below grade except for a"step-up walkout"aloiig a portion of
the east side. The applicants propose to square out their attached garage and add a
secoiid story of 1,742 square feet. The house is sitt.iated half in the 0-75 foot hardcover
zone and half in the 75-250 foot hardcover zoiie. Hardcover would be reduced by
reducing the deck/porch froni 1,072 square feet to 656 square feet and reduciiig the patio
along the side and rear of the house to a sidewalk.
------------------------------------------------------------------------------------
LOT ANALYSIS WORSFIEET
Lot Are�/Width:
Re uirecl Actual
Lot Area 3,560 s.f. 15,565 s.f
Lot Width l40 feet 110 feet
/ • FILE#06-3206 �
June 19,2006
Page 3 of 4
Setbacks• . � ,
Re uirect Existing Proposed
Street 35 feet 35.5 feet 35.5 feet
Lake 75 feefi 23.1 feet 25 feet
Noc-th Side 10 feet 10.8 feet 5.7 feet
Sol�th Side 10 feet 14.1 feet 14.1 feet
Structural Covera�e:
Ilowed Existin Pro osed
2,334.75s.f. (15%) ,370 s.f. (28%) ,219 s.f. (27.1%}
Hardcover Calculations: ,
Hardcover Zone Total Area in Allowed Existing Pi•oposed
Zone Hardcover Hardcover Hardcover
0—75 8,228 s.f. . 0 s.f 3,287s.f.* 2.687 s.f.
(0%) (39.9%) (32.6%)
75—250 7,337 s.f. 1,834.25s.f. 3,157s.f.* 3,134 s.f.
� (25%) (43.0%) (42.0%)
* After exclusion of fabric or plastic-luzed landscape beds
---------------------------------------=--------------------------=-----------------
Hardship Statement
Applica�lt has completed the Ha.rdship Docunlentation Form attached as Exlv.bit B, and
should be asked for additional testimony regarding the application.
Hardship Analysis
In consirleri�rg applicntia�s for varia�rce, flre Planiring Can»:issiori sktr!/ co�rsitler t/ie effect of tlle
propose�l vnriance upon the hea111e,safet��nnrl welfare of ihe co»unrurit��, e�isting anrl anticipatet!irnffic
• conrlitions, !ig/rt uirrl air, rlanger of frre, risk to 1/re prrblic srrfety, u�rrl!he effect oir va/cres of property in
ihe surroruuliug area. T/re Plrurni�rg Con:»rissio�r shal/consitler reco��rmenrliirg approval for variances
front 1/te literal provislo�rs of tke Zo�riirg Corle in ins/ances where their strict e�rforcement woulrl cacrse
u�rdue Itards/rip beca[tse of circunista�eces trrlique to tlie indivirlun/property untler co�rsPderation, «�rd
slrall reconrmend approval only when i[ is rlemo�rstrater!t/tat srrch aclions rui!!be in keeping witb t/re
spirit rrird i�rteiet of t/re Oro�ro Zoni�tg Cotle.
Staff finds that it would be ai1 undue hardship to not allow the flat roof to be replaced
with a pitched roof. The Conunission should consider if the applicants have
demonstrated that the second story, which requires niore volume be added to the portion
of the stri.ichire within the 0-75 foot setback thai� would be necessary for just a pitched
roof, is necess�uy to inake reasonable use of the property. The plans sllow that ilearly all
the interior walls oil the first floor would be reinoved and replaced at different locations.
The deck, even after the proposed reduction iii size, would still measure 18 feet by 36
feet. This does not include the 7 foot by 36 £oot porch adjacent to the deck. This is a
large deck. The deck constructed when the house was built appears to 11�ve been smaller.
By reducing the deck so the deck/porch nleasures 12 feet by 36 feet the an�ount of
FILE#06-3206 ,
� June 19,2006
Page 4 of 4
hardcover would be substantially reduced. Depending on the distance to grade the
uncoverecl portion of the deck m�.y no longer be consiclered struct�iral hardcover. It
would also increase the setback of the deck froin the lake to about 40 feet. This is shown
. on the attached sketch, along with other liardcover that could be eliminated. With these
reductions hardcover in the 0-75 foot zone would be about 24 percent. Harcicover in the
75-250 foot zone would be reduced but not as substantially.�
The angled corner of the garage was necessary to comply with the ten foot setback.
Wlule it would be difficult to coiistruct a pitched roof over the angled wall, it caiz be
squared off as shown oii the sketch that shows hardcover reductions. This would not
require a setback variance.
The property to the west is conunon area for the Forest Arins Homeowiiers' Associatioiz.
It has no buildings on it. Views to the lake fiom the house to tlie east would not be
impaired by the proposed second story.
� Issues for Consideration � �
Are�liere any other issues or concer�is with this application?
Staff Recommendation ` .
Tf the Conunission finds the conditions for recoinmending approval of sonie or all of the
variances are satisfied approval should be conditioned on at least the following:
1. Reinoval of significant portions of tlie existing deck to result iii less hardcover and a
greater setback from the lake.
2. Removal of as much excess hardcover as possible (see exhibit H). �
3. Extensioii of the garage to not encroach on the ten foot required side setback.
� Cit of Orono �
Y
- Variance Application
Sfreef Address: Application# �� -~ '����
,�`�� 2750 Kelley Parkway Date Received: �'��P,��'";i�'�
Y Orono, MN 55356 Amount Paid: {��,�;'������
- � 0 Staff: �,'�x_(��r.l� C�•.
Main: 952-249-4600 Fee: $600
� a fax: 952-249-4616 Renewal: $300
�9,k .4'�'G~F P.O/ox 66�SS. After-the-fact: $1,200 Double Fee
ESH� Crystal Bay, MN 55323-0066
This application form must be completed in full. Applicant will be notified within 15 days as to the status of the
application. Incomplete applications will not be placed on Planning Commission Agendas.
PROPERTY INFORMATION:
Site Address: `-!�z 5 �Fov�e��F (.�f� l�rive
Property Identification Number (PIN): 07 //7 z,3 /z Oo2Z.
. (Attach legal description to application if not included on the survey.) �
Date Property Acquired (month/year): s y'� ❑ Yes, I own the adjacent parcels.
Present use of property: �Residential ❑ Other
Zoning District:
APPLICANT INFORMATION: (Complete legal names and marital status required for each interested party)
Name: civ . nc�e�"�c� S.Pvc.�;e= 1-�r� �t>c��. �v��(ev-sn��7
Phone (home): RS 2 y�z- 5�37� Phone (work): ��Z �/�- �S 6 I
Address: �zz 5' �res•� /_�-!� /Jn'v��
EmaiL• _�;e n s��c�:M � ��.��fG.(;�k,n e:f -Fax: �'SZ �/7 Z - Z£�7�
OWNER INFORMATION: (Complete legal names and marital status required for each interested party)
Name: �y� _s� a� c�b�v�.
Phone (home): Phone (work):
Address:
Email: Fax;
DESCRIPTION OF REQUEST: Estimated Project Cost: $
Describe the request in detail (attach additional sheets if necessary):
-- `�' hE-Cov�Q .5'T��'V � r D1J G� -FWC Y�ef.IV'bc�L'nS
r.Y-"�^'i:n., R�'"`µ�, ,F'�: �
� fr �;:? r,. �-. �
�� � ';,� �±:�� 4N�.ti �`.r..'� f'�=' �'��' !��;� a,
� „-.; r , . ,
1 � wu
� iF �
G�.�'z�;�� `w` r, r f'�'` l�r�°, l��� ,� ��
� K �'"�1,)�, 1'�1 ( y F� �S ;�� ��� rt�`'e'
4
`�L�.��-'''�.�"'` L rr':.`1^``f �'Jy,S ``�r..�m�+
REQUIRED SUBMITTALS:
All of the following information must be submitted by the application deadline date in order for your
ap lication to be processed. � �
,���„<Pre=Application Meeting Form, completed by a City Planner.
� Completed Application Form
�,,Cl Completed Hardship Documentation Form . �
�---� �Cert�ed Property Owners List-owners within 150' of the subject property, labels and plat map.
List, labels and map may be obtained from Hennepin County Department of Finance,
�Govemment Center, A-603 300 South 6�'Street, Minneapolis, telephone 612-348-5910
�` Original Certificate of Survey (signed by a licensed surveyor), meeting all the requirements
listed within this packet, including hardcover calculations. A{so provide one copy 8.5" x 11" or
,_,.� 11"x 17"for reproduction. `
�►f Completed hardcover calculation woricsheets (as provided within the variance packet}.
L7 Topographic survey - including existing and propo,sed elevations, and proposed grading and
�'� drainage. *For lakeshore properties the contours should be shown extending 50' into the
adjacent properties. Provide one copy 8.5"x 11 u or 11"x 17"for reproduction.
�Sketches or plans of floor and elevation views (provide one copy 8.5"x 11" or 11" x 17").
� Additional items may be requested by City Staff depending on the scope of the project. *
APPUCANT'S ACKNOWLEDGEMENT:
The applicant hereby agrees to provide all information required or requested by the Planning
Department, agrees to pay additional fees (staff time not covered in the original fee payment) and/or
.consultant expenses incurred in review of this application and certifies that the information supplied is
true and correct to the best of hisfier knowledge. The applicarrt recognizes that he/she is solely
responsible for submitting a complete application being aware that upon failure to do so, the
staff has no alfiernative but to reject it until it is complete or to recommend the request for
denial of the request regardless of its pote i 1 merit.
Applicant's Signature: �� - Date: f��/- � °-C�f�
Applicant's Signature: � Date: -Zc��--(.;�
OWNER'S ACKNOWLEDGEMENT:
The owner hereby acknowledges and agrees to this application and further authorizes reasonable
entry onto the property by City Staff, consultants, agents, Commission & Council Members for
purposes of investigation and verification of this request. .
Owner's Signature: e ,��,�- Date: ��/- �� O�
Owner's Signature: � � Date: ��.-Zf� -v�.,
Applicant must have all submittals into the City offices 25 days before the Planning Commission
Meeting. Planning Commission Meetings are normally held on the third Monday of each month.
Applicants must be present at all scheduled review meetings of the Planning Commission and
Council. If an applicant is unable to attend a scheduled r�eeting, please make arrangements to
have an authorized representative attend in pface of the applicant and advise the City Planner
assigned to your project.
�<<�Gfr� i�. �Y;, ��:i...��',p „�� � �d
� � � fi 'r` ��`.
- �}/, r.:�r:;y: �:r: K,r� �:.�, �h'; �i�
f.���,u}:7S `aY.;� �je�,;f `�� y:. ��., i;.y, `,.
Ir'� "'� • .. � , .__ �•`�`. :��,:i �'.;,���r'�
;; '`,
L•'1 :)' . �;� ..
DATA PRNACY ADVISOEYY
In accordance with M.S. 13.�4, Subd. 2, "Rights of subjects of dafa",we would like to inform you
that your request for a permit or license fram the City of Orono or any of its departments may
require you to furni�h certain private or confidentiai information.
You are notified that:
1. The information you furnish will be used to determine your qualification forthe permit or
license requested.
2. You may refuse to supp(y data, but refusal may require that the City deny the permit or
license. .
3. The information may be shared with other local, state or federai agencies to the extent
necessary to process the permit or license.
4. If your requested permit or license requires Cauncil 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.
j �hv1�e.'�'� �e.�cL�c�. �'Y1d�i"�atJ
First Middie Lasf
y2zs` �^��+ L.4-l�- ,Qr;�-�
Address ���3 s��. �� 5 5�...� � �'� ��S z tf7Z-5`��G
City Stafe Zip Phone
I understand my rights as stated above.
Signature
r+*� ve'� t }; � `�Y�� a'� ..: -�� +�� h�. �
l��� "�.� %�c,, i ��: �y� kti� !,� �
1� —�4 �Y�f � 1 j� ���
/`3'� �?'a �� �} 1 �'���� ..��� �t+ �{;� .
'�:'�r�—�- L ��"r:� °�•••� ' �"�"�_"''�
. �°�
0 0
� �? °"
. �ti
G
. �9k'EsB��'w
- . 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 Oniv: ��� �G�, ��/
2750 Kelley Parkway P.O. Box 66 City Planner: �
Orono, MN 55356 Crystal Bay, MN 55323-0066 Meeting Date/Time:
PC Date: ( � (;l �1- �--
Main: 952-249-4600
Fax: 952-249-4616
What is the purpose of a pre-application meefing?
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: �f zZ�" '��zs'�" �-'�� ��'�`��
Property Identification Number (PIN): t�°7 //7 Z3 /� Q�Z�--
Zoning District: � Size of Property:
DESCRIPTION OF REQUEST:x S�r�`���
❑ Average Setback ���e'�',.w�°"'=�t� � r Yard Setback ❑ Front Yard Setback
��Hardcover ❑ Lot Coverage � Lot Area ❑ Lot Width
��,Other. S�c GrWGf�f G�J�L►�'G�-� nJXI���C ���o
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 IlVFORMATION: '
*Please note: Your variance application will NOT be accepted without a pre-application
meeting during which this form will be completed by City staff.
Applicant Signature: Date:
���� ,G ���. �' �+�� ;; _ i,, ,��r �.,
� ��n� �.,,$P���� ���:. �::�1 ;;�'• �� .
•-�� ��.. '�. ..� � �.
LR?S�.i J1 .
���l ;'.�� /r,r::.ry. ;7 ,�����a���'/� �'�
�� �l"�y��,�y) ���41:y':� !
y�3
t
� ����.� �� ����o� �
1. "The property in question cannot be put to �reasonable use if used under
conditions �llowed by the official controls."
The existing house sits in a location on the lot that does not conform to
today's setbacks so any modification requires a variance. I have owned this
home since 1991 and have recently married a.nd acquired 2 teenage daughters.
We need to add a second story to create bedroom space for them, This will
also improve a problematic roof. �
2. "The pligl�t of the landowner is due to circumstances unique to his
property not created by the l�ndowner."
The existing house was built before current codes were in place. We cannot
change the location of the house and do not want to change the footprint. The
lower level, main floor system and main floor exterior wa11s we want to keep
in place. We only want to remove an undesirable flat roof to add a second
story and do some main floor remodeling. We need your consideration for
variances on these pre-existing conditions.
3. "The variance, if granted,will not alter the essential character of the
locality." `
If granted, this variance will not alter the chaxacter of the area. It will,
however, improve the aesthetics.
4. "Economic considerations alone shall not constitute an undue hardship if
reasonable use for the property exists under the terms of the Zoning
Chapter." �
N/A '
5. "Undue haa�dship also includes, 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 harmomy with this Chapter."
N/A
6. "The Board of Appeals and Adjustments or the Council may not permit
. as a variance any use that is not permitted under this Chapter for
property in the zone where the affected person's land is located."
� N/A
7. "The Bo1rd or Council anay permit as a variance the temporary use of�
� one-family dwelling as a two-family dwelling." '
N/A
�` �s, �' '°'a-^'`�.,. �;;r.•�:`� �
c�" � �;; �:1 �' �;�'� fi,� '� �� ''
,�::�:: ;,, 1�:.:�. :,. �,,�,, �:�• �,.y
3 % �� c;y :� y�
1 kYe..�': 6.. r.r j. l, � (.p� "yy�a
i �Y ��� i tf���5�
i� .3 1i � y� c'.
. � , �}.,Y._Y ` t' �h� k-, Yy� s,;j�„'?Sf, � �y
�,. �:
8. "The special conditions applying to the structure or land in question are .
' pecuIiar to such property or immediately adjoining property."
9. "The conditions do aot apply generally to other land or structures in the
district in which said land is located."
The placement of this structure on the property and the flat roof design is
peculiar to this property. They are untypical to the area and make this a
special condition and hardship to us as homeowners. Because of the
placement of our home on this property, we are also asking for a side yard
� variance in order to square off a strangely shaped garage. We cannot push the
garage back further because it is too shallow, but would like to square it off
for usefulness and aesthetics. We are reducing the area of the deck by
approximately 1/3 in order to be sensitive to the setback from the lake;
however, we use the underneath of the deck for storage, so we would like to
be able to store these items in the garage. We will end up with a net loss for
hardcover. � •
10. "The granting of the application is necessary for the preservation and
enjoyment of a substantial property right to the Applicant."
We really need the variances in order to continue to live in this house. The
roof needs to be raised in order to give us the space we need for a family to
live there. ..
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."
If granted, these variances will not impair or impact the health, safety, or be
contrary to the intent of the code.
12. "The granting of such variance will not merely serve as a convenience to
the�pplicant, but is necessary to alleviate demonstrable hardship or
difficulty."
When I bought this house in 199I, I was not aware that the house and lot were
so non-conforming to codes. Our hardship is the pre-existing conditions that
we cannot change. The house is solid. We have had an engineer inspect the
structure and it can hold a second story. We are asking that you grant these
variances to allow us the space we need.
ca��,���, �� 1°.,��';� J{;� , L \
�� N�:,., i� .`•.: '� S��r �� �S?,'�4�,,;1�
�z�e�c���cz.. �. � i,• �,�. r �Y`y�T .
('j( f�, f.-�,,� ..� ,(f.• ... �1 'i: ��` Fi�i t;
.. . . . v:h
, ..,..v 'T.:KrI��
� . .
00 �
o��o b � rn , .
" � oo � � oo <
�v�-o � � o o �
��` O V � 4i ln � ' � '
CJ�C7�Z� � � p Q � � � �r.
��C�JI 7 Q � j � 1 �-� . .
� � �-0-�OVZ � � � O � � .
�O�D � y � � = 0 ,
ti �' � � N � � � �
� � K Q � � � �
c� �. � 'y � �— O
� � ; a � .
o q �° - � � `��
� � � � � i
� 4 � ' m o �y o ( �ub � -�_ wb � o
o aO. . j� � �,/O o Z �
!� � ;.� ; � `{ \ y / � �
� a � 3m �� ] `�' � °�s .
c� � o a`� ?� �o • � �
/ � ��
►\l � ,�,M o.�.c�" � / �� 1 0�� bl� . �; . !_.A `�. /_G�
� �.� � � � �9�,_ �.._. � �',��� ���,�, .
r�cn / � Ap � w N � O co���-
� � Vl N U� �/IV` j °� S e'���k � o �9�6 'c,�`��q� �oo�o
• O�,?.�n i� ° 546i-__ + Co °� `}� � �
t� C 0 - u�s �p ��•' N Q� � �Q '
S j � • / 60�ns / /� �oi Sf�a�� _ o o� � o
e� �
. oQ� � 66'Un '69 � �iko`t-so,• �96£6 O� �8�6` ��i� � �� �
' / y� � �
y /� °�^'� � � � � � �°� y� �� ' •
; '� y�� $ � N �
. � � 3 �, / / � /�� '�'�'� 9�, / �oy�oo � N m, \9g
� Ta� �ra .� x �w ��,� � , .°�� � - 1 O
• w/ � tr,. a y �
' . � O ��° /Z ,��� --- -=-$ J 59£6x.,��� • � � �� �`" 3?� °�°q°°yb O �°� �`\
�� � � o� � o y5� 6� �• �� a
N y.o �� - .�,,.\ ,cP� �o; e,� q.—' `�, �
.P ^�-�D ' / O��CJ � ' i` k ✓ °a
; a 6 J� \ �
� � a. / �� A N F�/� .+4'�7 '
0 3 ���^� ��� �� � y ��A � � / �� \ b
/ �
� o O �. 1.
a tD -
�
� J7�So O �► .�'
ko / . a�o
/ �� y ��: \ a�?
� ��� � ./ / �`, i ya,`���c po \J
�• � ' W ° � w '1 �'� � b �, �/ �' � "-!
�I.` o � � O � . �. p'0� 2�4 (�,� %� `a O
�a
o �D 0� � o / � � \ �' / /� • � ��y/�/ ��.V� �•� �
� / \ / � � / � ��0��, �, �
� \� � � � 6g '��
� \� �
— . ��� �°�� �.� Oo
. `J .{[� D . � �J`• �� • `•
� �¢ yC � {� �
G �7• ljy
1 '1 � � Q� 'J .
�
� � � �
C
� � . i . .
vJ • . .
C
� . .
. � . .
b �` �
0
�- o, Q
. � �: �
� �� �
�
. � �
�
. �i ° � . .
�� � � a �
� �'' � � `�' � o
� � � � x �
� � .�. �-,. a ,cai o a � �- •q o 0 o c� �' ' c�D � � �
� O O X. , 3 "' m � Q � � y . _ _ . -
O � z cu = ° � � Q o ' o � g v, � . �' ��-`� _._b � � '
fl o 0 0 � Z o �o � �1
� � . a �. � � o a . a � ° � � ~ 3 � � �'
� o o � v, � � o o y o o Z fl Q t� C� �
{�, p < n � < < � n I � �C `U
� � � � o � :y � � � Q � y � ` � � � �
_ v �
� O �� " f�D . � �� • �' � � � 0 � � y �
� �
� � � C�+i Cn co C.�ii O rt ,��0 N ►v -ta p Cn � �`,� o � �
�. Z � v V -A -{' O �o � ONo � O � N V � Q �. � �
\ � .o � .o� .o .o .o � -0 .a .a .o -o .a• O c .`�"� '��] � `w
� ;i '� � � � `� '� , r� a o � � .
rt ;-�- rt n. �- rt TI :-�. ,.��, � �-�i. � ti
. � rt �
c0 � � b p.i'
� . . � �� b� � �w �=
. , c� Q o.
. � � � ��
, � �
.� o �
, �
• . �
. � � .
.. � ' !l _
� � . .
• o
b '
oS�o b � .
x � oo � � � oo
VV?Q � � 00
01 O)" 1 ��y �
vV O �I ( (�A fq � . . , , .
1
.��c�'n� O � � � • � �
� � �
ooVO � � o� ' o .
. � N c � ' . 0 �r� �
m K � �1 ,c^'o
n ' v y � � � � . .
� � -•..�
� � Q �° - � � / �� � .
� � � � � �
m m o � a o 0 (�o�b �- o ' 1_2�� �`J � .
. � �� � � %��, co
�. , � j 3 fnD ' �� �D � . p '
0 4� � / /(` � �N
Gt�. p '
� � a`��' ti ( / �`L � �: 4�i � � u�
. ^i � �o
�J �
� : �'��'',Q.T�,. � / ,f � "�` �" '� • —� ��^.�'�. ���O .
. Q y rt / �f �O ��_�
. �� ? � ``,A� �. �`r �h � �� l:� � �C'0�.
Vi N�4f . c�� / n ,y;'� �����`�,�.>� o r'�1�i6 '�'1 �,� � �O .
• �y C , /j / � �� ��F'� o� ��..0 � 7 .
p ' � / �n � ', � �r,�h.� �„ c'�i� ,,�^ � �O
, �,� � / a.w� ri �
� „•�jo' �'�� ';fi� oi ���cle��� w� oS �• `� p
�'i - r.;�:.,.
' � `� (n �i(��S � �.3 •L �.r:'. ; a •� -O
o' v r • `-;^% --it�+� - � - �=8�6� C� ' N
• ��� . 6 ,�,1 .;::.-,��'" ;� S�-.�,� � ^�
a �� � .ss .,. � 0 Q�� ,� �c
� o` � '�.{,;� �� . . �� ��
. �Q � / � , ' `^�- /• __ �
� o To ��.�, � / ,'",,s'F.".'%'o ., lzj � - �`�-;,.h�o
�„ '� � t>•.,;?t• in/i � : "�T.
_ �� ' `S� .�!,'=,r�a'-%/'' ��',�' �
� ? 3 0 . . a.;w;j� •tG. $�C'��]c�'i+ / g a N�''� = � •
� • y c �" / ta/ _� i� � /�/' :��� ��� • � � 9'�.D
. Qao Z4.' ::�; w � " � \
� o ' �v, / / ,��,�0 0 �� . � � �� � . - .rz� ��' �
� • ��' �-.-- '� :'.?o�", `•' �- �'O �o 0
N • �b / � �a� •�; ��5 ; - �` 'r� °a
N y o� ;/ . w(O ''1' 'o�' j�. Q,c4 �O 'o
� � a /� � / /�� � �✓ v . .
� a�� • �� o O ' 9�� , :4 ' \ *�
� � / /���� .��7' '� � o � \O' � `��r\�« 1 b
' a �o � n, l � �� o
' / �� . y / ` aa'9�. .
. � � a /L—po �
� _�� ro \ . � I q�1� � •� .
�i �D v �� l . j \�• 5aA V
I o � � O f° ' � .,Q�� o�ta� 2,��0 C . �(� ,i) O t3' O �
O � O o O o / �_ \ \ � / ,r �.�V . �^ /�+f �_,( O �
l� � ��,
� °p ` � . � � � ,� ��—��,� � p c.�
. �. � � . } ' � y i� 9
� . 0 6� �` �
� � �� �� � ._ - � ,��
;� _ ._ -- . �� [�,�
. • � \\\• — ��lp c�;0 ��. W
�
� � �J`� �� . �
� 5`'' /(
o n ��rt. �
� rn " . . ����� ,. � �
�
_ . .
. o . °
. �, ' �
�
.� � � � � . � .
� � . .
� .
� � m � �
b �` � � � � � .
� � .
: � o � � .
� � � o . � . �
, . � — a �
� � a �
. � � � , .
. � . � �, . °: �
�+ � cn . `-' �'' ~ � � �
--i °' ov� � �ct4�
' � • � o o ' o 0 0 � � o 0 0 0 0 � c�D C �
(� �� �Ul °, n ° y ,c�i o o. ' °, � ° a � o a m Q � �' y �
:" O � � � •o 0 0. � Q f� � o 0 0 � o � `° y �Q-`� � � �
. � ^,, n. o- � � c m � n
. �� � p C � y d � � � � y O � Z Q Q � � �
... b � � � � o o y . � ; ; o o � �, � `� � �. o .
. r . � o p y � � II " � . � � Q � � y �
. . � • � � �
�+ C�J W � .1� p� �"' GJ Cb CN , � a Q� O �C O
� ° v � � � o c°o c° � v o � rVV v � � � l'�� � �
` < y q
. � a � .o � .o _o .o :o _o � ,� ,a -0'a .o .o O C M Uj h c�
. � ' ','�rt �,�i- .-�► �n�. '.'�'' ','�rt ,.��, ,n�� �-�i- � rt � � � � � � .
.. . ..�.� . �. � o
. � � � b �
:�� • � • . �o b� o `�
_ . � � � � �
. "" . �n c�
'. �. � o
. . � �
. , � � .
. S
!�_,,:,,:,� "`�
:�-°� � ' •
� jl �;.. .,���. �,�,
:.°+�•"=�� �. iN �,,,C r�p u� ','� .:�" � .
. :` � , �� Yk� �M1'�� ���..., ,M N 1
^, ,� �'�';*:`� :;� � &.�„ `� �o�
_ ' ' � � �� ���r�� ��} • .
:�,_.�
� eyar.
S
i � � i
� i
,� ,�
��
_ �
a �
(
�
� r
�
� �
❑�
❑0 �,
� �
�' � � � �� �
� ', �
• , � • ,
� f �
� I
f I �� ��
I �i , 1 � ��
I � � ! 1 "y
t J
I
'� 1 I �
�t
� 1
1 ' ��1
1 I
�� i � 1
r
� i � �i A
, , • a
, � , � u
� ,
, � � '� �� '�
� ', ',
- - �
� �
� � � �
� v �
�
$ � � �
� � � �
� � �
� �
�� ��, r��� ,;�"�:� ��i==�, �.�
: �f.- �a" -� t`' !'?. �;a� r�{�
ty^:.�s;.,.d � ;,^;� yc�a ::,- r•',� .F ; �
�� �� C�. pc' �.'S �o'� �� ! _
E:����:� t, ��e:� � t �x � ...: �.. �i
��4' � k`� k'�'! � ,,�;, � �`i+. :�"63' '�� �s
o.�
� L� �;...,:..��y � -ti.�; �-�
�
i
�
.
•� �
�;>
;a
�
.,
0�
�
°a
. �
��
� ��
� �
r�. �
Q
� � .
�7 �'
_ ao
ao
r-.
�
�
�
�
� ' � �
� y �7
�
� � � �
� nr
� � � �
� � �
�
ra, G; �.�;� 3r,��� '�-�`:.n �
,� t� ::� F � �':s� �� F
t� r
f^!��^'n ri'3 ��,� , a `t �t�
. ��-r r¢� ,i �'�•.�,�
r
i� al p.:.- � • �,� k �
�, ,'r� �� �"�" �y t� IM'S
�'y' �� �'.:''.�' !�`�:;.�' '��„�,:` ��'�, .
r
�
� �
;
;
;
� ,
\� r�
� ` �
;
. � _�� �.
\
.�
1-------- ,��
.�
�
-------------•
:
.,
��.
'�
� �
. �
.��`
�1
;
. ,
�
� � '=
� � ; �
I{
{
I
� I
i
I
,
� �, ,� �� ',
i '� • '�. i ', ,
I • � 1 • �
_ 1 � ' ' '
�
I I I ' �
� 1 �
I I
� ,I I �1 � '� ''I �1 .
I • ' • �
1
� 1 � �
1 ,� •+ � ��
I ' � I • �
! I � 1
� , ', �� r r
' �
� I .
� ' , �
, ,
' � �
, �� '
� �
, �
� ', i� '', i
.� , ,� �,
� • , � • ,
� � g �
� " �
� � �
� �
� � � �
� � �
� � �
�,:� . . _ . . , . . ;-- ...
+ r.: �.
��`-..�%
6�J / . ' • ' � . . �, i:j�'r ",;.`,
� ��.'• • ` �.r.Y
>:�....�/�� _ ..•% •�,' e:.. ;.�
�''-�:::.�
1 I T
1 I �
�"`
G '
a
.a
�
�
- - `., �
.,
.,
�
� �
� �
� �`
t
� ¢
�
,:"
�
;
------------ - - •;�-----------,;
��
�------ �
; a�
, h ��
C� � �
;
; .�
,
.
,
;
;
�1 � -
� P � Vy
� y .7
�
� � � �
� � � �
� � �
� �
� �-: �� ,._-~-�;� f ;"; ,}yr`�;�
. �.i ' •r '`� ` �� '�y'
,; r,4:. ti , ��,i.�`,�
.��/ Y ,.• �;' '4` � 4•j `��
�.c �(=1�`.�/ e •`F-•o� •`=�.;/Jr ���.�y/
:i'�'ccuG�'��f ��, .
K'i VJ'
74-17M y'7 M"
, ��'r Y'-Y IA`
�oacrt � i I
' �^ II
� g JI O II,
� ,'y II O I� _Ji
II � �
� II ��
� �I� � �I
/` �i �I
I ��/ � $x �� � �� i
i �� 9ti li fL �� �
' �� - -_ - � -�I
; , �] C�f7 C�I I �I
II �
L- -----J L------J� Ir' � C� v
� -------------��
� ,�
� u -------- --- �
� --�-- --- --�� R,.
� � � , --____��---- I
i� �r � .
R.. �i v.�. �
--- ------ i i � R�: �
� q N I! M - - - -- - - �I � � I
q i q p - - - - __�
I �
� � O Ru I
K q d tl M I I �i —
� q N q q I� "'"�' � _l
q I N 19 N I� � tl,��
' !�N i N�� A ��� �� I 'il � I
N t N q N �� jl � � � �
� a r i� � i� � — — —� � � � �i
�� ----�----- ��
i
a r n e �� � I � �
i i i; � I
i � i , ' • �
i �——--{— —— � 1
� � �----1 i
� �---� �
i = �----L�
i � � �
� E
I x �uua
� i � I�I �
' i�i I
�
� -� �� �;� �
�
, � ,i i i
� � i �-Y=_-_____ - �a*.n �wn�a..�s �� r,�n�ca�n
� � � j I f �E�
� II �
I
I
: �
`� . . � � I
I
��� � � � �
��� ��i . I � ( i
��� . I � X �- ----- F
��� � �------- x �L
b ��� � � � � �: �i S
Y � � � I �i
3 ��� � I '
I �i
\��� j I �i
��� - - � I �
��� I � �
��� I � � I
�
�' y'-�` 4r-s VY
sa��ur
�1
��� � ���� �
� � � �
��� � ��� �
4 � Q
�4���' `� .. . ,��A �F�� S.��� - .
� ^����CJ. l 1. .� �.;." l7�
�,�?:� �.�yi 'iLif� e.%� ' i-� �+�
/'�'L'�`�^..�- —�.`"+. .,,''cy, „`:;t y:;t 4 � .
a� r., ,;%�• r.:� y�
(.� �� �',�y''�T,�� � .+s�'`' ,� �''• '��'.�' "%� '
���'�•;;`?C�t��r �jt��`y�t^.-��Jr '��'"y't.. !� ����
."'.Si� i�.
K'�VJ'
itii S/4 i'�lFp �
!i'3 Vl'
�---�
--- --------J L__;awi.aae
I ---� �
� I
� `• ' , I
. I
. ;
�� �
; ��
�� �� �� J; . �
�'� �r--�—_ -- ____------� � �`
� � � � �
� ; I �
�
� j • E—�� � _���� i
L� � _ _ � ---
� R��
I �— �
I
. I � �I � �� }
I 1 fi
--- � r � �
� � � �
� � ��� �
I = ! €
� ,
,
� � _ y_ ; 0 � � � .
� ; ; --
I � � _ '� ��
� � I �� I � �� � � �
� ' �
� ' i-------------- i �x O �
� � F � #
� = i
�—�e�
;
� T T �s
�. ., i �
°° ..�'� �'_�-_—__�—____M�-___—__"�Y_.,
____—__----__--___--- Y ��
e�r•w s ?
: •
i
� �
� R�•
;i
x
� �
----------------------y----°---------- ------------- —
� � � �
� acn�o kao �
� �f/ � i
Gs cts •
� �'IO:W1M. Y�'IOtlY1.1i� ___________._____ c
' � � � �
.
�
�
�Q��
� �''* s�a vr
K'-1 V!'
�8 �
��� � ���� �
� � �
��� � §�� �
f� �
� �� � � �
-.y°v�� ,� >� �! =1 �:`'' ,�r;��
�'`"'.�.-e^ri�r v c°� .. t"��, �?t� k.� ""r"h
� ���'�
. F4. �i ...' „... 4a }.� �. .
17 yt;� .,,�.. . .:1� Lt �'d1.
r'� t5 ,e. .,,,�,,� •�..� .9
...�' c' h�,�w-r^".:•r �rI` ' ..r ��,��.�i ��._ �t�+ .
�Y
HARDC VER�CALCUI�►TION �16►06�KSHEET �
SETBACK Z�NE: (CIRCLE ONE) 0- � 75-250' 250-500' S00-1000'
EXISTING HARDCOVER IN ZONE �
A. House x � _ �'r�...�'�% S.F.
Length Width
x = S.F.
x = S.F.
B. Garage x = S.F.
C. Driveway x = S.F.
x = S.F.
D. Sidewalk x - 1(��� S.F.
x = S.F.
E. Patio/Deck � x - ��f�`72 S.F.
_ x = S.F.
�. Landscape x - S.F.
Underlain x = S.F.
By Plastic x = S.F.
G. Retaining x = �� S.F.
Walls
H. Other x = S.F.
TOTAL HARDCOVER IN ZONE - . `���T S.F. A
TOTAL PROPERTY AREA IN ZONE - � S.F. B
A �2`b� -s- B �'���•�°'� x 100 = �.�(��'f %
PROPOSED HARDGOVER IN ZONE
A. House x = ���� S.F.
Length Width �
x = S.F.
x - S.F.
B. Garage x = S.F.
C. Driveway x = S.F.
x = S.F.
D. Sidewalk x = 3'��S.F.
x = � S.F.
E. Patio/Deck x - (o�j(O S.F.
x = S.F.
F. Landscape x = S.F.
Underlain x = S.F.
By Plastic x = S.F.
G. Retaining x = ��� S.F.
Walls
H. Other x = S.�.
TOTAL HARDCOVER IN ZONE - ��� ) S.F. A
TOTAL PROPERTY AREA IN ZONE - S.F. B
A 2CD�1 '� B �7�-� x 100 = �20 �r % �
� � ,��.s t,�
I� r-� �..r:.���r ni
j F ('� �
'd:3,.s°r`'tr"�1 ��5 C7 �''� �� ��y ��}� �` rl"r
��,f °'ihcs �` ,' ' ,'` r �:�� '�;4j �"C�•�,1,
_� `^ .,+ t; 7 :�"' 1,�
. /+.�!'i �•:5 =r.� _ F i., P..y'' i' �
� �'�` � �}t...-�hi ,��'' �n �'/
::�� �t��'�'
HARDCOVER CAL�`��ON WORKSHEET �
SETBACK ZUNE: (CIRCLE ONE) 0 75' 7�250' 250-500' S00-1000'
EXISTING HARDCOVER IN ZONE - .
A. House x = /(�� S.�.
LenBth -• Width
X = � S.F.
' x = S.�.
B. Garage x = 5.�. �
C. Driveway �51 r�L-"1-c1�.�.1�- x = ��� 5.�.
x = S.F.
D. Sidewalk x " = S.F.
x = S:F. ..
E. Patio/Deck � x = � S.�.
x = S.F.
F. Landscape x = S.�. .
Underlain x — S.F.
By Piastic x = S.F. .
. .
G. Retaining x = , ��' • S.F.
Walis . � -
H. Other x = 5.F.
TOTALHARDCOVERINZONE - 3+�� S.�. A
TOTAL PROPERTY AREA IN ZONE - S.F. B _
A �«� + B , ���� x 100 = %
PROPOSED HARDCOVER IN ZONE �
A. Mouse x = �(��� S.F. '
Length Width •
• x = S.F.
.. � . x � = S.F.
B. Garage x = S.F.
C. Driveway ,��,�t�1�..ldkla� x = 1�a�1Z 5.�.
x =. S.F.
D. Sidewalk � x = S.F.
x = S.F. .
E. Patio/Deck... x � = C7 S.�.
x = � � S.F.
F. Landscape x = • 5.F.
Underlain x = S.F.
By Plastic � x = S.F.
G. Retaining x ._ �� S.F.
. Walls _
H. Other x � = S.fi.
TOTAL HARDCOVER IN ZONE - �I���Ir� . S.F. A •
TOTAL PROPERTY AR�A I(V ZONE - S.F.• 8
A �/-',�_ , -•- B ��j�J� x 100 = % .
. F/ ,,,� ^ :.�,.�`".�'p ,�,� �.
� fs. . �-.c1 ��(�,�,.? ,(� ""L
� �Y t? :! Irt�I � � T
F 'i� ..,rt ,`' � ,
'N�Ld"r-� .._ l_: �:� f:i� �i„� {hi�.G+'��''.�''t
.. � �.;,� U''`:1:c ;sr'' ii; � :r 'v�,�, .
F•�j � • {,,.•M R L •�
S/ . 4�.T'� �{ ..:�' � ��}y _r�;:`'', �
°:ii.o^.f.rn•�� ��.�, .�Li�.`•:.i
. �
w
- ¢
a
o `�
a � Q
�i Az � � � M °
� �
A � � A a � ° a � c? °w � ��
� � O O ♦ M N � A G� M rn � fr�] M O ¢ W �
� � � � M
O 'Zp � h N r� � � � h M � � � � h M � O �-. � �f""�
M � A A v� � M N C7 C7 vi Z M tr] `� �3 W m � 6`" w' pq �
� �'3an-' r'' uj � � xx � � ' � QH � A � � � �io � .�
� � � � O � � �r'.1 r�.l OAz � � � � � A � Aqu7p OE"' ¢
° N fWA � � � ° cvy� � tvV� O o o � U o � o ¢ � � pq � � A E-�
co cv 0 0 nt co cV nl co 0 0 � w co w O � r,, 1-�i
a, vc� w v � �-, � � v� � r, � � � r, r, xc) ac�
w w w w � N °'.J
� A � � ¢ A � � ¢ A � � � A z � � � � �
� ¢ W ¢ � ¢ W ¢ � � W Q � � W � � U � p., W
� °� � � �a � �3 � �d °x �3 � �d °a �3 � �d � � A �'�.
O a. O F z a O F z a O E- z a O F- z E� W
Q � � � � '
�H Wzo � j� ,
o� � � � w
wa Q � � W W H
� ca a � i� � d A
�w A raa v � W o � N a 0 � �' -,t, �
�"� Aww x cZ�7Uta-� � � A x cZ�.7 � � � C1E� W ;' _
O A rn }� � A a, W w �
���,.� N N a. v� n; � W "a � W v v� F." � � Q �" A -�ryx;'_�:�'
rl W W � m N Q F O z3 � c�n N � `� �*�Oi ' o ¢ W� ��.t:�.4s..
�+� o° ` � � � '� °o � �n cn O � v�i °o � � W ,.j v�i o � �+ z �„ W O � � .fa�t�r�
t-'O M F W W �.. M ��u w F M � W � vFi Z M rn � O Q -�i O W �3c_as�°,.
�� � � � x w � � rx � � O `� � � � A w � � n � � p � cn � H � rh �.::
C�j p' •--� � c(.�., U O A '" A rFrir,1 cFrir�1 x w A O W a p A q W O k [-d� E-� WZ a[�] Wa� y4�n.e'Z:ii::t�'.
7 O � i,i �" � ,� O � _7 ^7 'Z' O � O O � w � G ¢ � y' � �J" F� V] 'L" 3
A h � h
LL W N �' � cv � oo co O O Q �°c � oo c°v W W c°� � co w � O a' E" � �4 O
W �•, �rc7c7 v � MMww Q �, � �•, v -, �, � � �n �•, xU aU a � `�i�� �C<
�-! � �.,'�
� Q � � Q A � W A A � w� Q � � r� A fs: � "`'' �, �y ��tiY� �,i
A � �' ¢ � � ¢ A � � d A � � a �i ww '�.�Jt1`
zy� z °�' � ;u�,t,l�.,,�a,',:,.a:..rN.
¢ W Q f�t W Q It Q W Q f.�C � W Q [�r. �--1 0 � _
� 3 d � � � � � � 3 ¢ � � � � � ra. jar
a O H Z a O H Z a O H Z a O H Z r9
• �A�
W �''ki
F�-� A � . z ��w���
� � V � �
W z a �^a' Q �y U
� a � � M � � � a � A �i A � �, o
� �' ow � N MaHO WN � � � � . � M `� o � �
o � � � o o �a � � � � o � � � � � o � z � a �C �
�i U U a � �� � � cn rp � � F � � �n M W � V �n
O z
M y 7� �+ O M N � � '� F'� .'Z M � '7 U V] � M W � � � �
c.c� p; `� o [i. �v � W
`o � a ¢ ¢ QQ '" AF- F-� xu: Ll ^ � O 7 OA '. �2' v� "' � Ca
8 o � NN U � o � vu�� ��.c,� zo � ow w � o ,.� � � ¢ � �
l '^ 00 `v'�' ¢ �" u" A ° Q � � � � O � � � p.� � O
� oo � co 0o co O O � �. oo N O O N oo O x 4
�n cn rn � W c� 3 M M u» w � rn � en v �-, n v � cn F F vi ° �"
A A � W A A � W A q � � A A � a: A
a Qw ¢ � � wau¢l. ¢ w � � � w � r.��
aa0' � � z � o X � � � °� � a � � z
H H
-�i r ��{F �3 � �s'.:�h t'w� .�,9Y+y 8j . *i�}}r"tfS.-',Y ..,i... h' s y �x�x i w � n-r ' I F .l.�`M r'=t s" "�E .�., �44i j���,;. � a �
� .t�4 a . z f st :✓�i tk `4 C �F c tr � F 4� + z 2 P�C r �:
� s�,{r J�..: 3� {k�y� str�,,3� i � J w'$' �' 3s °"; - �`� 41 :.���Ss 7'j �a�� �€�s�? y��" �`,�F�''Ji��. h- �x i a ��,.. Y''S�r ,r� �� �s s �^.tir
;}a s � ...�� .� 41 �`��F f � . '�S cs� ��..,�3x ) 1'�� �e;x 3 �M^ ��"�r x-�-r�tti'i,�� 1�''� rz*��f �. �..i �i��'3��5.� , ti��,1(
v.,...s �'x A:. i t�.. 3,3 i Y�y�r Y ��k4�. a�� t�t� � �t�,.�n S 93��Y_f 1 � ' � ;;'y'''�zb �. ..'iy 4-r` 4r Y y ,�i:f:r A rr :�lu ir �+°-fF �i�i 'k tJ��'lJ
� ;� x ���:}� a�'So-.��� w� �f� s'�'� v's�,.� a.. `�"`'.�.y'v'`,i�lr5,i;y,u.Fo-k y a;':�r k . � f i�..kkwY t�.a"aa . d �.. 4 �r�.� �
" ���� �� -�:'�.; y5z,�-�.xii+ � ��rr �.a�`+ t �..tjsy� ,�.�.� ti, # i a J ; I � � ia '7 � "�:L�`{�i.a+�� y�? .7.�.�1'�}.ix y �.�tt J. !z}' :
,ry 1 f :t^f�'n ..L��.: � r F a"5' t`''��:��n n.e p�n (�..rO����y' .1� t�i� fc�:�'i� �r 4`-4�3 1 v'�t[*!`�y S��
7 . ' 7� C>� � - ¢ F� � '�' � e .. � j� t � F�f.��� �e�'� r.''3�
.J �� f��, �.r 4}i - � x�xs�'� �b.Ks:;j`i,�e' (r�nt.9Y.w r��. ��.r a :�y`.�r? ze, -.�r r -� +s,.,, 4 a � fi�c�r S�. Jty �i Sb� :�Pk �
i ;��� r�i( N �� �.� X 1���(y.ti.`,�y �++va 'iawy,',�� 0.�1�`v/a:��y`.- q�. .�iC�`^'Y'�r^`Y �"it'��\r�"�.?"�;" T»<'.�e r✓Is�si��f �b��i,7��1+W7!�6�!�r� j�i ��t,�4 �'f"fiPnX1 .t�'$
�
[j r� tr L�3�k���`�°��:�,�t����.44�:,+��ykTaxpa` Yj'1 ?��Y�I'�YYVt�D� , N���.��'�1�-� �Yrc�{�j���.t4CS���f� fy ih
y f�..�� � ai:� 'ti�C"�,y'#d ; �� a�, y � ,,y, o� ,t,��.'`�' rx ��..��P sa +'c ��i 3.a� :,�-y a'+�.,s.�,�Uic.-�'r�1`� t '. r� .�i: raF+'fy {�.� :
� ���,s�. ��. � t � i N��r..;�ntr'.,�,.4.�.t.`�.. _..Ak�� �.e�..i'.��.���,nr3£i1:;l.`i±�.u.n,��rf..r:$� .�•1k+.,.�,..�;a4Y �£ 1�f��fi Z3,. u..°1���u44�i�..>L.w.,u?�..�%�..;�.c ..:;zF"Y 4v�i4e
..s', w.a, � �r�„c�b�!d.a 2;fa 3s..,. a h�t''- �h& 'J
.` _(1 6 � �S Q LLi �
�A��� /v (�4) 3 (15) s _-__� '°
��� ,_ � � •
`�� A�, •�� �5d� p0�' ��7� .
o� 5�,�ry�,�5 2�b� rns � '
�91�� �����' 1 co 6'O�o �Qp�� 4� � �ps �00'` �� �.'�,
` � (�� . � � \i�
u�3.�s�, � �,�g� *' � i0� r.a?;,� ✓ ��8� �s 2 `�
r�, � � 8 -,`L�� +��� �i� �1/ ��
4j�' nj � � s� y' �..� � 5�'.,{O�r-.`"1 s,,..� �'� � �\
a� �8
091;S6�.r�9 � 76 ?�"'p� � �� 1 � �' ��'w.�s��y ,�1� J�� ao •� .
g1• ` �� �'yL ,. ,. �22�'���v s*,t 12 � r �� $n� '�
`� �•` `� �' �•�`t� , z= t� s , ` ,�AR.
� "'S�S2 �ty yl �'y iz��v �93� , � a ��� 2 y`s \ '
h , Y�'n � .i , �� 1 ,� ` v �'SO
�'sj ` ^15�z`s��tit�'i' b� 1 �k � .�'' �gj �, y �� �/
�',�,a � E �1 s ' �` � i°�s• �` � � �, ,,, / 3
(���d ryb'Y'. ,y�r k,.�f. S�f�t���' ' ¢ ' � ��° � `�"�� �ial���u,��,: �'��
`� � ah r 5 ,,z �♦�1..
i �„�t+t,7 ;`•
Iv. Y +�
R
�a`L -�j��.� � - t ; s
�� � �'� �85g6 g5
Cj �3 41�� � ys.+ . ,� i t%6 Z {y. ��., S��aen�
r D`� � � w O w
' '� '� �6 �� ° .� , , : s �� 9
�, �,�`:` �� � � ��,,;: 23 .,, �) 1�,8
�n 's� .� N �,;t2 y � �ii. �, ;�%'�,9 s : r �`'o
�' � �? � Y� 3 .t4 �� � 3 � ��
VV x� '� �p������'� a� � � .
a �D 5
, � ; i�����. �� (2�) `° (¢)
g� - �� ,� ° �
�� ,
�O �`� }��;(1� ,,`' ` �� °'s �96T� , �3 . 22 '�
�,,o�g�y��� �.. ��`+�`�� 3 S �� n � ��,,�Z6 105 ••�';� � ���; 21•115
S �, (25) :" :
,�wo y �, �t�� �� / /�� :
. �, * v � i
`'�1z ,�611 t w; `�`�°� c� �� ; �
�`.. ;� ? x4 � ' � '.;= �wss'�x ,8898 �` 135.02 � , 1
,`;,n r �' �` y� ,.,��i �t �I i,
s (26) �m � � �
-s�i0 � .r i.,tN - b„i�. �� 6 C' O
�o ,�, u f -}`-��27� t F�o �5� *�' o
611.05 �� '� ; r �
�,�..`96 ..a,..: ` .,'�v` 18b� .r'FAST �� 165
�
r� > y;,a �y�i ` ^? r %.
� �:, 6
�O r; �92) �� �s#�i � �a i_ �_ �:r�k �,a, �LQT ta 1
� `'h 21T75
�s , \� ��� R27 Y�-+ y�-,i? ..i S :. � Y¢ �� '� . �6�r� .: $�] 4� °tt_.{r y K
), °_ � � 3 i :� Y �' :7 3+ i- ��� '� �` x 93 . , �► �� �_��' f ��1
�: x�, � �: ' i: � a�a�� ,} a i
Y I: . � � y � . 1 a � .F �� � �..��, � ._ ��/�
i�:{ p ' x 9 �i �7 �i .� � z w � 210 5 a{,��v� „
F Ft� t._d (2 V,;� �c t '� b y+F-, �r f� r ;sYf "��.yy`�`� � � O� 3 a�! �2"_
LOT 1
r< s�. tt, 1 ..� a q . � � ��"p� � `�� �u4�.,t+r�.7 • � � �� Sl' (g4) •�-- �y�,.
K il H i�l ��f� % a� � �ifi �� k j rt< � �`�
l� r . � 1 $ � 1 T s rl. ✓ �� a �Q �< 203.25 � i -
1ry ' y7�r�r ,h 'J :i ���i `t P,���n y � �1 }i � ^ � A �:F �, :, � � 4 � ' i i
� sa�. ' 4 v, t,e � � � •� � ��� t�¢t ��;. � ,�r ��Y 'r � �as `- 3 �'� � 196 �» nwi
; � � J S t� . . + .
� �� - '�Y � �r%'� .. s9 h�� S ' �� �
a ` 1� t'`{a � �q �'a ;1 ? 1 r ��Y I ,�,u� � 180��(95) 'm �'o LOT 12
� � ;� ,.
� � . �.� �:i�.y, .� ,c�'+'�"1 - � ti�'rcL,.;��J xu ��� � � ��
� (� '� 6 r.caw ,, �� PART OF
� �� , g �
� �eo.�7 , � w '�, (66)
�
�_ ;,
� , - ;, , , �
�' '-•-- - --- � 181.5 �� ,_-9' �
- --- �
♦
' --- ------ - - --
`1 _ �--- -- --- --- --- -- 1� 182.25 � �"� ��� PTOF
N
, }.r,a K� ��� x ... �-�sl si�,Ct1"�,' b' � � � ,.! :�.r �}��.trr�d�r f �l.--r"�rt � .,r .�_bro
� •�t rn�''+r� $ k[t�i r� .'L'd�{�,'��:�T:j�vs�s��!�j=h0'i� P17'a"`srv K �f}�"� r 4'ti�k'"'�yE� i Y'"�� 'S�lY�."��
1 � Y.' �x t ..iyw t�.s yaa• rF� b,p..li�4�lf F. � R '� J'�F4q��t�AR
(^,S��� �� ���� � t'� '�:�N' 4t5�f Er N � � � .ar�e'l�lnformationj��3 tfY 3'�� '4#k 1�) f�f�r��Ej���
I {'�i4 ��� ,r�t ,L+' �:h �i -hJ Y� i e a t 'S N n t- r�.xh�� d�
F ./y�iI( �af �') � �„ �}� r��rs ,�!J'/4�,/d.} : 4 xd„ - . F" a -.. yr,!r ` f � � c`Kc� � 2 u:��dA- 6 L�',�.YS,' }
KFf "��.��7 ��.�� ; Y ����"rrf�ti�'q�h�';�1�, fiJ'I�f 1 ^����,�x�4�Yw3Jlt?y:�k1s ��!N f !` .�+F� sFyt�rPS�.ItlUYlf�J:1'w�Y 1�� y.y},�1S4�r Wad�M.Y �.�
:� �ji �, �,f g{�,r �i i�y ; n P�.� j x m. t f �r; f �r.d'�•�l�,y�u....b,.�a,.,»�5 r �ux m. `�n'wr;,w. 't�.;1��+��S�A���
�9 ��° � J ))),�., ��� r�� ^,�� �a�7� �P'" �cel��l D�.071�172��7'�2002�5 t�� �� �t k3��. �,�
, ��Z '� � fvv�� .kif'r �� _ i 5 y �S . ,,l"}15,."it ✓� , ��'r�Y. �i r d n i . 4� �i �`��+�v`kfi��' � d�
��ir'� a�Y �l � y.x awt'a��(+�5?3''v°�,._w?°�"'�'+r�`.a�'vai'�Y'G�.�+.a+, " :rcEx < �"� � �t�'��-
�.r � r t 7 4 �� d �r`tv# - ,#�,t
� ��=�FF= � � � ��louse � umber,�g�4225 � � �� �1� n>� ��,ry�
ir h.�yc�.3S4�" . �y.'^atix �1'' � � ''� �3-� st 7' �� rt Y.;.�� s 1 t� ...`,f-Yx' �vd: 4� ,
i +t . S,a8f 1^Y� ,i -eL.i. n "f 3 r � .
s��3`� y7�� '7�' .� .� r :L' aaJa•n 7 ,r',�YS Jt C �.r^K`. �.t S .r x�wap�4 xr C� .
,� s��.�ati�s,.�f„ y ;�iStreet�Name��OREST�LA�E�DR��;�k�a
YY€�s�r� �.��'tet� �� `� ?�6�4 �j °Y'` '�r°fFa rr# �'�'} i�CS.'»;.�<t� v trf��:,�d� .„ y'y+ :s' i9.����'at4�cya'�
i R=�,�T�i�s rs not a�egally�recorded map �If represen�s a compi(a�ron of�nformatron� �j
s_,�� ��a�d data}from ICrfy,4Coun ty;�.tand State road;e�itho�r�f/est and�other`souPCes�q�,�R`�s
tG � ' � .d L---�� �t �'' (] --�--_.
. � x
U • � �^ tl
� ' `65 ��
�� ; x , �
• � � .
`' �
� j, ~
� Q
3 ; � x tlArrc,�
� ° � QYtuP.�a� �
( ' + Q ' �F-�055�h�� '" " --
O �� � .. �� '
-�- ;'� , � •� �'� " ---g a�� ~
re,w�c�� m ° �
/�►-s�hpl�- � '( �
� . O � 9 40 �
• � � r�
� � �o:�� �
f�� �/� ��� , �' .
�� �/ / �7th'M� ' O', •
��,9 �Y�i,� ��'�� ��' ��'� �Y ��� ��e �
�� ',a, �. ��,-`S'��� . ' ;o. ��` �,'r�4 • �S
i ' y�x G
� � � • 0 .r .
Q��� 10.$ ` 4�� •. , ;�";,� , f�''� �
. M ��j , � c� ��, �y
` � � � � �'J-, -�.�e{b ck Lin�=� .��' ��t
� � y�o`�\` '°°��-M1,. � � .. -� ,:�A;O�
C"� 36 -�.:�: � :y' ,� o �o�<<�,� �
..t , :`r �`� ��- �
''�I �� �}�,� ' ''' ' 4�, � �`S,��J�'�g � o� Q
,�#:�i`r�iil.:�� r,
�, tt;;t��{7.i�n�u��� �`, �{�O �`QO� ,;j ri �t !4.-! �
',���'e,�. ��� ti'y� 35 8 , � ''`_ c, .6 �- .��� �
� ����'���.r' �1 � A
p� �t,C� ��7t;��"+i.. "—, �' ' �' �
�3 � ; Y;i��';.;..,,,�;� '�`\`_ ���:�... -�p.. �``��"
t `X"y;;•.a'':':� i �! Y=�. ` "+� l
F � `C5 e.:t+.�'�J..•.'r�•� aG � /_ ��.��`,.�
� P�• ��r,,�,`' v: �` � �.. � �._ r:,
. � � � -� � �
'.�:., �\
tig �r,a: ) r, -� ..
7��!f. �Fj.L � \ ��,`�. ���Q
,�c:�'�� ,����.� ' • .. � G<
o '�` �. q'�I�y'� `� .. �O \
1� ��, ,•��i,:'k.- n�fM1a���',c - -..�..,�� =`°--_ �Y,�r.'.
iT �n� p
!'1 � �� ��a;, f(�pj�+=V}y'.41 YF �J ��•. ' �j ,�rlL�`��l
c�3 i ��'J{f�'',,� ,E -�. � �.,;��,��.;� I�. � ' \
� .� � qM� � \ Yk Y{S.�'r� x +•f . .
` . : �r Q . . �.� ��'��t �jl;•,'�' '��fi��� B V;,.�I..
\ ) '^ n� i. � �������:�,�j �yj�.
\ I� \ .a� �,V �h�i�C-�f� ' �
\ � � � `y m^' \
J� ^ � \�t' \° ---- �-� \
��� / �� � o �G �: — _ \
�,� � �6 �'
,4� � ��
��_ � /.�� S'u�ts .
� \` �'1Y � L���,� r ��\
_._...._._—�
�, "` Og 99 . � �
�
�
. `930�� .._..._- — _.--- �
�r , \
,^/�� [—I��m�h�1��.. ht�rcicav�' 1�I�-c e.. Sh►-�b s m �rw►�-
O� d 2cIC -t-o d2crea.
�:���� �I,n�i h�t�e�/red�c� s�Z.e. c� �o�s,hl� "h��c�►n��o� s���c,l-w�er. �
Vtec�ec� ��,, t.�ke,
�S-E-ta�- recornvneand�ah�, on h�(cc�v�' ����c'��l CC�V�P_.vA
�� r2duc�an�
s�: �
Date Application Received: 5/17/06
Date Applic�tion Considered as Comp(ete: 5/17/06
60-D�y Review Period�xpires: 7/16/06
TO: Chair Ralm and Orono Pla.tuiing Coiiunissioneis
Ron Moorse, City Aclnliiustrator
FROM: Mike Gaffroii, Plaiuung Director
DATE: June 14, 2006
SUBJECT: #06-3207 Rick&Julie Krieger, 355 Stubbs Bay Road N.
- CUP for Plumbing in an Accessory Struc�.tre - Public He�ring
Zoning District: RR-lA, Single Family Rural Residential, 5-acre/300' nlinimum
. Lot Area/Width: 433,434 s.f. (9.95 acres)/50'-840' (flag lot)
Applicatioiz Sunrnzary: Applicailts request a coiiditional use permit to allow iiistallation of
phuilbing consisting of a toilet, lavatory and shower,plus a sink and laundry facilities, into
the eaisting horse barn currently being expanded/remodeled. Applicaiits also request that
these facilities be allowed to coimect to a holding tank rather than the eaistuig septic system
serving the residence,for a number of reasons.
Stc�ffRecon:mendation: Staffrecommends approval of the CUP subject to the staildard
covenants regulating use of accessory structures with phimbing. The use of a holding tanlc
rather tlian corulection to a septic system should be discussed witli the applicants in the
context of the proposed use of the facilities. .
Pertinent Code Sections
Section 78-393(14�: CUP required for accessory sti�ict�ire plumbing that inchides a toilet,�bathfi.ib
or shower:
(14) The provision of a toilet,bathtub or shower in an accessory building. Approval shall be
coiiditioned on provisioii of municipal sanitary sewer or a conforming sewage treatment systenz
designed to handle the anticipated flows from the building plumbing. Approval shall be gruited
oi�ly when the following criteria are niet:
a. The council finds that the proposed use of the accessory structure with phmlbiug will not be
detrimental to the resideiitial cliaracter of the neighborhood.
b. The cottncil finds that the phuizbiiig fixtures proposed are iii keeping with the intended use of
the accessory building.
a The pro�erty is 2.0 acres in area or larger. , _
d. The accessory building is conforming in location, size aud height. .
e. The property ow�.ier agrees to the f liiig of a covenant in ihe title of the property providing
that the accessory bttildiiig will not be: .
1. Used for a home occupation unless specifically approved by 1:he city or if allowecl by this
Code.
2. Used as a dwelling unless a guest house condiiionll use l�erinit is obtained. �
3. Reiified, leased or otherwise provided for use as 1 dwelling under auy circuinstances.
#06-3207 355 Stubbs Bay Ro�d North �
June I4,2006
PAge 2
Section 58-44: "All sewage generated within the City shall be disposed of by coiuiectioii to the
City sewer system or shall be treated and disposed of in au ISTS (Individual Sewage Treatnient
System) accorcliiig to the provisioils of this article".
Section 58-48: "Cot�ditr'onal use pe�°»ait crnd zoTZing vcr�•ic�nce appliccatiorrs. No conditional use
periiiit or zoning variance application shall be approved for a property until the existing TSTS h�s
been con£riiled as being of adequate capacity for the anticipated use. If expa.nsion or
' replacement of the ISTS is required, a site evaluatioii aiid design must be approved by the city
prior to the approval of a coiiditional use permit or zoning vari�nce. If the change in use
iiiteiisifies the strength or quantity of flow for tlie ISTS, an alteriiate site niust be clesignated and
protected." .
Section 58-51(e)(1)d: "Holding tanks. Holding tanks shall be puniped on a regular basis and in all
cases shall be pluiiped before overflowiug occurs. All new holding tank iiistallations will require
review by tlie city�cotmcil."
List of Exhibits
A-Application, Letter of Request .
B- Sl�rvey/Site Plan '
C-Building Plans &Elevations
D - Septic System Layout, 2005 City Inspection Report
E- Staff Memos 5-15-06, 5-16-06
�Plat Map .
�-Property Owners List
Background _
Applicatits are doubling tlie size of fiheir existing horse barn and have reqtiested a CUP to add a
toilet, lavatory, shower, sink and laundry facilities to the buildiizg. Installation of the toilet and
shower requires a Conditional Use Permit.
Staff lias no specific issues with the toilet installation. The building is conforming in location and
meets the standards of the Oversize Accessory Struct�ires ordinasice. CUP approval should be
subject to the standard conditions for such approval as noted above.
Septic System
Please review the staff inemos of May 15 and 16. The new home additions uiiderway were
allowed baseci oii no uicrease in the number of bedrooms froin i:he pre-eaisting coiidii:ion. As of
this vnitiiig the applicants' agent is aw�iting a septic systeiil coinpliauce report,to determinw what
additional testing or system upgrade may be iieeded. Wlule ifi reinains to be seen whether the
existiiig residence septic system has capacity for additional flows froiu fihe horse barn fixiures, we
do laiow that coiuiectioii of the barn to the existing septic fa.i�lcs by gravity is uiilikely, and would
probably require a�ump system. �
Appliclnts have suggested ihat the level of use of fixtures ui the horse Uarii will be miiuinal ancl
they have requested the option of a holdiiig tanlc, which requires Council approval. Coiisideruig
. the use of fihe laundry facilities for horse blat�lcets, etc. and the limited use expectecl, it niay Ue
reasonaUle and prudent to separate tliese fixtures from the iizaiii hoine septic system.
#06-3207 355 Stubbs Bay Road North
June 14,2006 �
Page 3 I
While the City code requires coiuiection to sewer or i;reatiilenl: of sewage in an ISTS, a holding ,
tanlc coulcl be considered �s a remote form of COIll1GCt10I1 to the 111L1111C1pS1 sewer system
(depending on the ultimate disposa.l location). Holding tanlcs have not generally been allowed
historically dne to tlie costs of mainteiiance becoming an incentive for iinproper disposal of their
contents. A legal agreemeiit for proper maiiitenance of the holding tank system could be
established as part of the City lpproval, with provisions to require cliscontinuance of use in the
event of inappropriate clisposal methods.
Lot Analysis Worksheet
Lot Area/Width: .
RR-lA Lot Area Lot Width
Reqiiired 5.0 acres 300'
Achial 9.95 acres 50' at road; 840' at building site
Structural Covera�e: (Not Applicable->2.0 acres)
Yards/Setbacks (Not applicable for CUP)
Hardcover Calculations (Not Applicable) "
Conditional Use Permit Analysis
Section 78-393(14) allows the provision of a toilet, batht�ib or shower in a�i accessory buildiiig
under the following conditions:
a. The couricil finds that tlie proposecl use of the accessory struch�re with pluiizbing will iiot
be detriinental to the residential cliaracter of tlie neighborhood.
� Ste�fffinds t�hcct. the p��oposed use of tl�e crccessory sli°u.ctzer�e ���ith plin�zbing��r'll. not be
det�•i»7ental to t.he �•zn•crl�°eszd.ential cl�cr.i�cGCte�•of tlze neiglzbo�•Izooc�dzre to r'ts i°enzote
loc�rtio��,fi°ona cazy other p�°ope�°ties.
�
b. The couiicil f nds ihat ihe pluinbing fixhires proposed are in keepiiig with ihe intended
use of the accessory building.
The�lu»abi»g fixtu�•es pi°oposed inel.ude a tor'let,slzol•veT°, lcr.vcrto�;7�crnc�si»k, ce�zc�
w�rshe�/c�i°yei°. Tl�e use of tl�ese fixt�r�es in conjun.ction 1��ith tl�e pe�•i�ar'tte�l I�or�se bcr�•n use
zs in keepang wit�l� t.�IZe r'nlent of t.1�e o�°dr.'r�ance.
#06-3207 355 Stubbs B�y Road 1�Iorth
June 14,2006
PAge 4 .
c. Tl�e property is 2.0 acres in area or larger.
The p�•oper�ty is 9.95�rc�°es in crr•ea. -
d. The accessory builciiiig is coiifornzing in location, size and heiglit.
The ccccesso�y bitilc�r'ng is confo�°i�aing. , �
e. Tlie property ounier agrees to the filing of a covenasrt in the title of tlie pro�et�y provid'u�g
that the accessory building will not be:
1. Used for a home occupatioii unless specifically approved by city or if allowed by
tlus Code. �
2. Used as a dwelling unless a guest house conditional tise periiiit is obtained. ,
3. Rented, leased or otherwise providecl for use as a dwelling under any
circtunstances.
, The crppliccrnt ztnde�°stcrnds the covencrnt and will ag�^ee to execute the covenant as pai�t of
this ap��°oval.
Issues for Considerahon �
1. Peiiding a conclusion as to whether the existing system is capable of haiidling the added
flow, does Plamung Coinmission have any conunents regarding the use of a holdiiig
tanlc? -
2. Are there any other issues or concerns with this application?
Staff Recommendation
Staff reconuizencis approval subject to the standard plumbing in accessory structure covenauts,
and in the event that a holding tank is allowed by Cottncil, subject to establisluiient of a holding
tank maiiitenance agreement.
�
Application# C� '-32��
�ate Received �S "7 ,�
' Amount Paid ,�� � _� �
CITY OF ORONO - GENERAL LAND USE APPLICATION
PROPERTY f�OCATION
Site Address, 3�-s S7"U��.±���pi9�
Type of Application to be Fiied� �
Property Identification Number (P.I.D.) ,.3a-//� ,2 3 � 3 � C�o D.�
APPLIC NT . � _ "
Name � —-,. /
Phone ( ome) Phone(work - �- .S:1�S�
Address S��a� ,/�/�v� �� City ��..0,�Zip .�,G�,—�'��
OWNER (if different than applicant) ..
Name S/9`YJ,.,�
Phone (home) Phone (work)
Address � City Zip
Date Property AcquiredC�P�`vL�o� �D o,s (month/year)
I (� (do not) also own the adjacenf parcels of land.
FEES - CONDITIONAL USE PERMITS - �
$600.00 Residential Accessory Use
$600.00 Institutional (church, sc ool, 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
6
,,� °: . ���`�:. ;''. ��- �3��'� �
� ` � '�:�� � '�� t���; �.:1
u.T9 � {f-. i�:t;
i .n''�.• l'!F: F''� �`
� t� `��`�� n„ µ�� �' �
+*J""�O ��� y�� �� ,\k pf � �
��; � j ��4`.'�yi'3t .
1>�
REQUIRE� SUBMITTALS ,
1. ✓ Completed Application Form.
' 2. �f Describe request in detail.
3. Certified Property Owners List of owners within 350' of the subject property,
labels and plat map. List, labels and map may be obtained from Hennepin
County Department of Finance, Government Center, A-603 300 South 6tn
Street, Minneapolis, telephone 612-348-5910).
' 4. Certificate of Survey (signed by a licensed surveyor) - refer to handout for
survey information. �
�5. Attach legal description to application if not included on required survey.
6. Topographic survey (existing and proposed contours) if land alterations
involve changes in elevation (grades).
7._ List of the legal names (include marital status) of all persons with an interest in
the property. This would include name(s) of applicant(s) if not current
owner(s).
8. Construction plan, if applicable (see staff for requirements).
9. As an addendum to this application, please attach a separate list of any other
persons you wish notified of this application.
YOU ARE REQUIRED TO SUPPLY 3 COPIES OF LARGE DOCUMENTS AND 1 COPY
FOR REPRODUCTION (11" X 17" OR SMALLER) FOR ALL DOCUMENTS
SUBMITTED. (Staff will require scaled drawings of all documents, plans, etc. to be .
submitted.) ,
The Applicant and Property Owner must sign this application. Please remember that your
application is not complete if the above information has not been included.
Certification by Clerical Department that Land Use Application is complete.
Initials of Clerical Staff: Date
APPLICANT'S SIGNATURE
The applicant hereby agrees to provide all information required or requested by the
Zoning Administrator, agrees to pay additional fees (staff time not covered by original fee
payment) and/or unusua(expenses incur ed in review�of#his application, and certifies that
the information supplied is ue and co re t to he best of his/her knowledge.
Applicant's sig atu ' ' Date ��6 f�
OWNER'S SIGNAT RE
The owner hereby acknowledges and agrees to this application and further authorized
reasonable entry onto the property by City staff, consultants, agents, commission
members, and Council members for purposes of investigation and verification of this
request.
Owner's signature-��v�, e �- � � Date � �/ S � G�
Applicant must have all submittals into the City offices 25 days before the Planning Commission Meeting.
Planning Commission Meetings are held on the third Monday of each month. Applicants must be present
at all scheduled review meetings of the Planning Commission and Council. If an applicant is unable to
attend a scheduled meeting, please make arrangements to have an authorized agent attend in your place
and advise the Building&Zoning Office of this change prior to the meeting.
- , .,a
� �� ,�,�''�,� '�'`��
� ,��� �i:� Y�� � ���
7 �L� .�� t✓ �� �t y ��j 4
' 1� (
4S�. ..�C7 � �`,i``((.� r'�.�''�� �.� � �� .
5� �"Y'J Jil�} r1'..u'�g,�„��i�.�.�'�,.7f�,�� ��4;(L�'1�''�5 � �
� �y�l � �^'C�:U'
�+{. �,�-'ir.F E��6 . �f�. � :i� .
ti f�� tii l sS i�{ }. 1f
fk��ais`�'4i7'JL�2!}{ -.�.�i�`'{F i y4f fi� / GG /�--r
���� s l} , {y �£k ' Yt , Ftj��' � `� � J� �� ����� � F � I...��.
�, �b -, `'r t r {�a v i
h � S ?
� :��i�� �:ht���r� � ��''r�{r}�` ��s
t, s '�y �/�, / �'`� '¢� '(r //'
�f�i{�S t, i� ;3j��r��.ft f� {f� ��.,;� ���J� t/'�/ J. "_I�I� '�/ �� il �� `..J o
(r}. r d f'� { }4 1 �, �.2'
�,}J7.{f}' .f � 2 iYaF.�a M y �;7��Yr�i
k�+
F ���• i .b ✓n S. . { .
C �n i { ;7. }L d�(. �.;�.;'�
M'ti�r''� �M�Pfr.r.�t✓Y. r..J.n +�.��wµ�;.,tii
� v r^� 2�,�' �� f��'t � h �
�i�.4 y t�'<Y �S� � 1 i4��.� .
�S i£�'�i f Y�f f r�� Y fd t�}� .
7(� { r �.. / t �.✓�-'•
��t� s�� �} y t�t ��+ w4! a'- r,
'�+�'�'��1 �����3��ir�'ra��e s��Xr '
S . ���ti ^s aii`'�'�*�" �s r�xi ri
}.. � i�t. � ; a. a+v
;'i Ys,id i fl -. '�i t51'i y' �!'
�..FSrk1 f0'`t��4�` 1ff��'ttrr��,'�,f4.6.�i� ,�
�+r;�S���{ri�rY �f7��S Rx���it,�v�i�ft F, a`� .
r -< �F; i7+��4�;''^`��,,c o-� ��}jL,
�'"i 5 ;i�3 s� 't.r+.Y''ti >r
'p'� �y5.�Lfc�`�7.�r�i0j��a�>!;
},+ :tt"'`i�t� }„Itr!` [t+.�'^ (4ta�i� �. ; . .
trE.�y f ^�t,.t��}t „n 7 1 c i��
��,��fj f£��ti'.}r�ti��Sy`�/��4�^`'c����5�r'hi{� . , ..
!. =t �� } 4r �� � � � �'{<`� May 16, 2006
P' •a� !�S k �''+� ) YI':
�+����!.r��r��OT,[(�.�iD�t� GQtl]y{ � .
15�`S{t,i ..h.�`,�y� +1 5 S C 1.1 ��i
[�:`� ,� 5 � ;; '�' S�; City of Orono . .
`'�\S:e fr i�,�i4�it�t�.���^�j�F-�J,���4.1i . - �
�}, ,� ��_ '��'}; 1� °N=� - 2750 Kelley Parkway
;�'?n,� ea �.t 3 r'F.�,
�:�"`3 r `�a� ` r=� ;}=f��,`� Orono, MN 55356
;Te r��'�'�{� }"�4 Y??�.G,i }< f��t+,�F`�
�y Y .is{�,s�� a}� }ty M�s fk a' y�
..X�z., ��,`�S ��y� s�!i;r� a st- s;
�F� �a tt7 s4 r t. Z-E f-;,��r i
�'_°�;_ ��a; h � J Re: 355 Stubbs Bay Road
�yr.4��,e..t1'i'��i>r y s.S r�n t u+h_�; . .
� �
� '.�$S� ",;1� �tit k . t.(rj?� � � .
j}a �f}S�'.$r' ✓' {t �'�'}4�}. .'21/-. i•
� ti r sa��,ry 5 4x i r �%ti�
>��s i��'�����;�`���x;� '�5 �° To Whom It May Concern:
�`'lY ��+�6�a_t i�Z R;Y�S 5 k.,�''l3t
tF{ ft,� d ti{Kf; s'{> t '•a
,'vr�f�{,. .r.�Y}��S+��F�� �f�.'Fi` y''��;
'��� ° `- � '� Our clients Rick & Julie Krieger, wish to apply for a conditional use
'�N.. {lT y<�y�'�.Si�1 rt- .a,K;��,l�..r.,S
��u;: s,r f{ }�`�< �� �� .r�x;'�-'^v , '
'>�;:t'"���;Y;�� �Yr`"��,�;„� � ,r� permit so that they may have bathroom facilities within their horse
� :,t�. 4 4s�.�. .� zriS� r�Y3�: :
r �_ "� ��'t r s 5�� �4}�; ;j�,: barn. These facilities would be for the convenience of not having to
; � .
'��''�7iFt 4�"#�3t�•+i.ltr= `;'r'�����y`s{��r
�
f �
- secure the horses and go to the hvuse and also to have a space in
k�r�`�"�`$.����5��;r r:}���-�F, �: �' which to freshen up following riding sessions.
���°��x �r� �-r � �, z' .
C �.h4t+4{���q`t�e ;t ei�� ac� .�j�,.
3�,��..�;r f� , , ,��Fz .��a =r�: Please call me with any concerns or questions.
�n;�. � f , �} � ��t ��
S �'� ' .i:
�3*..h S kl 4� � - iC 'f y; �t'.:
� a ti . t
�,`t�t;����>f ts<�,,�;;�{<i� �s�;�:; Regards,
'� r t c ',:
�4��;�i�Ik;..S�rF;,�ls t�3 *� r . . �
-.j St St,b a: ���2r +,�.��y
��.�{�1' t ir 'r",z•r, .yt� .i�
1 T�� ;r i ''.k.+,� ��.F�, 5 r f .
i <� f�y.. � qsr�r� �i� }y°''�Si
F fi` 7 5; ' •''� �a',�t���fi s. w a`}r�
�� r
�',�.F� �r f tSr`rrr �;� f ti{� ��(stii
iLStf. 4� ( `.. '�27t ;
7 y . ti� Fi i+-yts, r ;'1'��
�t�"•. r t;� ' � �`s r 3 �t ;�;
���� ` <, � ` a,�ar �� �� : Kevin Kamerud
1.'k .�.k�kt � }J. .,, tl:
f`titi�;r.�,<��� 4 f�, �r r7,. � • 952-292-0323
�{.�kr5f�,xrN''r��s r7 �ti�'�}�sr i�:
�r
ezi.y r5 r �� , .��i ai� !c'�� ��r
1:-„; fyi�_j �� ..ta r c}� : �
irf Y t;� �S d rYrt �r .ti
tf��� 4� t � d� .
�Y 2��� r.�t sF� l: l�'� �' �`.i
}S��. t �, �s a ,rr y
1'Ssts � t,�r�" � � ��� 4 a �
i`F !r i(, �,� ;fy a�-S�. » �l!{' t f;
r sr' 1 t,i+t �f v� r�.� j�a .b r.�,�.
� ;rU .;t��.x1 �� -�a t���'ar '.
�.: v A�� i i i sx fN' r z't�;
�
�tr+��';' h '�f .S�t �r'".1 s? i�s
F '�tiih 1 ��f� � !1 �.# �tlfk:� ')/t
{� � `}'f} F �, f�+
r r1 ,
� ;`. �.,,�s t , �,. .5 � '�I,,, .
� r�r� s �a�r7�s 'i ,�� r�F . �.; .
� t r t,.�. f.� } .j� . . � ` 'f�� }�.�'�'.�,-��
fz k k ✓ 1 /� ,�s�`� '
� �•... �' F=� �
�' � i Y ' � �F z�a dG��'df�'• L;) ���'� .r ;..�' ,`ti � ,,�,
� � �s,f .r� t ti..� ° �7'+ � �,� �� �,���r� �a P."� (;`,� �f,�� ,i
r a . n i ,, /�:1
�� 1 3 ''t r . !�L' p1.yW „ C .a7ut... K, ••S� q �1 `r'� Ey,�,J�
F �^.� v 1'�., F 7 $�� Pi � CL%
� 'v}'3 +.' ��hi y, �t r3 '�,�j �l� �i�.'..a;��'�� � y�`Y':L'f' ~�� '
� `���} t��t 2 . rI {�.P '`{`� r �>.�t .
�
.�v j F� i}I{3 5 J� ��}.t .��.
� �._ '��f (}� � h 'M j } . t�� , .
4r x.n 5 =.'�:aew.fu,� s L.dn+.?i+)J..r.�:ku'H�:}.5 �
_ �r �
..._.S!"!.°��=�ua" --...-�^.-.---��.._.-.-.-.�._.."_NrB9'06•10°IY 52A00
� � �
� ����i
i T�
i �
i � .
i � ��� •
� ; �
' � I
� ����..� � I
� { �\ �'.
� , � '� i
� � � � i
� �\� � i
� ���'� , � \ I
� �
�� � � l i �
�� � i �� I � i
�'-- � ��� � � i
� � i
' `�'�., � � i
� � '., i � i
i ; �'\ �f f �� �
� 1��5,,,�1.r' e�`�'\ � I�, i I;� I
� � ..e�-' .� i�r � 1 s w I
�%�'�V�1 �''• �' ��n �j � � � I
,�fi� i I i 'r. +`1� -- - j- -- o�. -�---------�--------- �
, r�0 c- i �y��,+ �*�y t'``E.��7,q� '� i 1 3 I
?y0��'� i� $ �a ,` \� ' 1 \\ � I
IQV '„� � ' •� �' � j �,` � ^ I .
�� v' �� a,,� �'Y°' `� +•'`� � � I �\.•�``�� g � .
� � 9 h � � '1 � � � `. \ \� 2 �
m• � � � ��� nao��s ,���' � � � � ` �`\� ��`` I
�������� ��J��� a� I \�'� ,`� ` �
� � �� p
""_""Y�___'�"+ � a.. :� �� i � � � "'•. \, �� I
` ., o'� ` 4,
r �/ - ,��°' ;"` �p; % l 1 �```'•�` .~ •-. •,\ ` __ I
;�.� � _�_ ' � �� �,�r � �, ``• ��� �, �� -. _ . �
..�?, ��. ,� � ., , � �, ti .�� . .. ,
%`°� 1 , ,�,�u r; � � � . ``- `'�•� ,
ti . Q� 9)N t � � �� `'y. ,�` �•�
j� .r�.,,1" ry� � �n•' \ � `�� �\ �\ � `\'� . I
° ' .•d.l� ,F ' �� �� \ �� �'`, `�\, �'�,�`.. I
„'� � na V� i,,i)� � �� \ `� `• ,\ `•,� �''��`���� ' I
I ����'-_____ .�:9LesLS"_ _� ��: � 1 \ � �� '�,, '��_ ''.,
i � ' . --- , � .-�--' �� � \ ♦� � `•,� `� � �
� ♦ �
��...�••'^'°� . �.
-r a �,,. . ,.,�a \-,tY�ab:,� aC� �. �'� `.,, - i
i i 2 ' ,,. � � .. i
i i �.r--".. ` a�� � ' \``_ � ` ,` \`'..•.`.� � O
� � _s" . ?c��cs-- ` ~�, � --•a-----=1___ `"�` � Q
.F•g� o`'� y ,L�.,�,- ; �" `..yn _ . � n0�
I C�$ � __________.� ^ ''-, I� __.' .�y\ �j `j��` _. •NB9'OG'!6"W--06I.99--�� `�
I 1;^,___�- `a�` ry . ...... �.,
. -i';� ' P��,�` � �' "'"! .r+ I �♦ � .., >
1 ,1 'r=s�•:'�, )_T` .` ;. \ �
�"-—`��-.9:a -i- i�ti � `'�'__ =:,`'•••�'` �
I Ix •-�.'� ' .__---._..__ �, � a•------ � ' �`z �
_�-�'_=:sa.�irsc,sF----'�'�--ro�_�xs_ru�t1.; _"'-----==----=-�-•-•_�?S� "�. - �" $ al
� _ n a�Clf o
_j. j_.__�--•__"._. ��� � i � . ""'a- _ `�, --'--�r -°_��'`�`�a'.'�' �
' � �
I I �—�•� � �' '
I I . •+C+� � 1 , l-- '
,_.._,,....-•-' � �� � � � "' S690G'20"E SJ1.99 • '� �m
....�...�""' �� � � ! I V I m
•I �I .....____...._..._`� ' �� j 1 � I
xsuarriav �J
_�,.�......_�... , �� � .� � � I�
� ""::':.;�'i':'::
_I. I��,.—_-'_'--'_ \```1 Ii i � i �i i:��Li'7u'a..�'"w�i"�«'5`�'i":7.d:
��� �"i..i:� d�
i '.'\` � 1 ' I� i - �' � 'w'�w .Ti:"u.w7t:"":�.:1��:i:
� w r�.n.� �
� q� � •�1w°�."':1 n wiSY...ii'�01:':I i+o:io
I � I � u.IL.'7"::.°.: ..���..w:�,:�o"�.��; ,
� w.�iw.�i� �i
� � , � I �i��i:�w n...w�:':!�iw��ii�
1 . � � i �i.i:.°°'i:.°1�.5°�'s�itt.^.i"c.��.�
� � � I N°�M:i���i:.ii:.�u:i��°:':.:"'T:.�: �
� ' � I x ��' .'�S..u:�-i�.�
� i � 4 g °u.i" :�i��M.�:���L"(i'::
� � l � 1C::i�n7N"�'..".i:.:�"«::I.:i'�`��..:"'s::7:
� I ����• r �.o�'cuvi`i::�T,7'i'+'i:i
I i I �
I
� ' � � �
� � �
I � j �� $ L
i � � � w �
� � i $ �
i i l � x ' �s �
j � �� I R��
; � `�d 2
I i ��� ���
� �I ac� a
� ; ii ���^
I b � W
I
� � ' 11 �Vh
gi.i� � . � �u
� �Wo
�g � i �
��'p I orn�cn wcK�c� ��OD
J..� , ..c rc r ,
+----"'------!--.--.....-�.-...._.-_�_^_���..-..-.-.-._.•ecaru¢ AODIiESS ]SS STUBBS 8AY ROAO � �p
��1������- - PD/32-�IO-2]-31-OOU3 ����y
Nn�n-a3scoo sF i io.o ncrses j��Z .
I 41 R W�
� �h
r e
. o ao ci so + _����
n
SCALE ItJ F[CT �5 {1�' }
' w` -ewsiom sror acv��on. S H r•
y��0�'%IOPO'+CD SPp'ELEVAi1011 r@{ �[
1� � �:'.�
• �NICC71011 SWYL[URAYNGC *�f �t��`!1�� -
e��f 1`S. 'iE�i
�' '�7"��� :��.ii��� �
:t i
i - I
� � I
�
. � I
i � I. t 1 �` ''-��. ,
I i. � y � '; ��, ---._._____.__..__...__.��;66� - --••--- _._
I � ` ! "°� `�, I I
. .
I � _ � s `�,, � '°� ^�;� --� .___..____..____........_.___...-----.._..__...._.__._---�I- - -�I. -- ...
� I ? � I �� �.., � I I
� � � ; '; � l � ��`�--- . ..__......_.__..__.____.._..__...._.._.--._......_.--...__.__._......._._._I_ _ ..a_. ._ ...
� I � � ; �:t I I
� I { , ! . . `; � ..__._...l_._ _.1..._...... _
.. . � I � � � �y� � .. .�_. ...__...____ { I
. • I � � ����� • `----�°-��6-'-' I �
I } . ..
I ` � ' \�`•��` `r —•-------..... ._._._ _I--- --t----
� 1 � � - --___..__.._�__...._-.__ . _ _--_.___�_... ....._--�--_._ I I
. � _
I1�g6� 3�N3�NIM �d00M ,��0� — — —�6— — — ,�g6`� 3�N3.� 3aiM QOOM _..__�;"��6�_..---I.___._._.
" - - �\ '\ � 9 0 9 --• ' "" � �
�� `��- - - - � _S�11��� _\ _ - _ ` `�•..� ._ ,....._.____.__.._.._._._..-•--___....._�---- ' ' " - � � ~ � � � �
_ �-�- '` N _
- O• ', �" 7�' i-� —x`J�'c---�\ �� p � �
�,,Z��� - -�% �-- I �' . __ _._.
� i ' �i � -�dW`���.�r*, \ �' � I �� _� -
', / ^f''' t � �� � ' J � �
j`. _ ".../ ' ._ \ ti � \ r� `,L 6L?�° � ` • _� f � I� I
� � � �6'�. ��• �' �. ._._ ._ ._. _._. _, _. � -
/� \ � �gl. 8'9� I p� � b �
jl �� . o d� I ,�6��'�. � _�,-. --��- " .
__–..�
' � � ��d�� � o —.-._- � I
, , . ,� � �s� w �f..--�--
. �` , � `� .._....1-- • . { �
��, � � ,�r��. n , r.�- �
.\•�\ +- • \ / ^ `�,�� Q�.9Z I fN��...... (�� I I
� ^fr
��3 a3WO�L�� � �;� c� , ��;0�6 `S,� • 6y. ••�"-" ' � I ...�._..__.._.
� � ` "' i � �.� ��� � �----��-� _ - ��jV+� �
\ � � / � ��`,` s�� � �' ✓� - �/ � �
r= ��.
\ / ! � � � , �c� ' �� ` i 6'I� 3�N3� 3�IIM..- `—�_.
� � ! � � f� � 'v I;L6 I I,�I, � �6� -' -- --- — � �
' � � ;f � �0 6 I '�J ,�- �� l'I ���6
\ °� � � r ✓� l� L(°� :\; �� (�'�` ...-�.-
�, '' � I � � (' C-iy �� �''.�� � ��� ! _ -
� ,� � .� � � V L� . � ���`�' f
� Gti � �� �
�'.
� �,, , I N , �� ,% /,�r_;.
\ �� �6'I'I 1} � � � � v''' �!
i �'' � �� �t / �'8L6 = � ;;�.�``� f
� �� � � ��3M d01 � � �;;. �
� � r���/ . ' ~``;
i + '�''r. li�W �'1 LC�.�' ��'�'�' 11�� b ... � � '�`��/�"
. ( �; I 7 ` 2 l. I ..• '� �' � Jr�,,�>
;� ; �� 1� p , � �N�d�Q L6 0 8 • -.���g, (s `� ���5,%
j ( k; ; � � � /.�I. � ��,,� �g ;.
f i �� � 1 Q / �•�����` 3� �-' •� ! ` � � � ,,�.. ;�,
� , �••.. bd `i • �.
1 � f� � � 1� r� �; � �� � ��6 0��,9� � � „�
� � � � � ! Z �Z I. � � � ` ,Z ��� .
� i /` , N�j. � — ;�- - - - - - - - - - -
_ ;� v_,� ������- � % o� �, ��oa � ro� 6 a�� - - -� - - - - £'9Z6- - - - - - - - -
� � � � : \ 5'�L6=3�� o�S�pN�� a �� �O� op � N� s'6�6
�
� � m � ` . 1 �l` �N1�-S 9� ^� ^� �o I :i'!�
` " Z , � � � G, 1 ��� ,A�/ I J��
r� ' � drl
� V �
� ,.
Ey w rTt �; � � g`I.ro__ ��Z ii �•� �v ��'
t� � g�6'� \ '� � � 9� j �
i.yE `� �6 � � �,� � £z 1 �
��. ; , . , ; ;Q, .� �. � o� �a<;.
�� � , . �.� �. .,z,� o p �"�
�a � �N�a, � �:,� s� 6,�N /L6�' � � �;/
i� � � \ . �� �� , ._1�.�,.N\a;_9c ��3`�- O� � � .
`�,
l� � r�� �
; � � � 'LL6=3�� ��Jd�X •���\a�`' 6 I, .� �6 �O� ,��;
r �! g� � �.S �, � ���6 / , �� ._ .
�, �; c, -L.o�; ��, 4. I , / .,�.s-
- r-_ _� s�....— o �6 �� f � ���
l L�.,, t �,��6 • 9, �0 0� J% �`�\,��0 � , �,;,J�-�� .
�� � �e . ``, rV � r ��\� �i�"y�
���\''9 , o� O ' .:�='�
';: `•'� • � ,,.---N�d�� �'°-'` \S I
� •� _-_ �..�- � vy� �y�
� `�: o�Na�� � ;Y������ - � � \f
� `�,__� _�a-_.i;lY�.:-`' � I
,\ '' I ' . �
\ �
f �
��\ I '
�\ ( �
�.
`\___ � I •
-�---�_`.. f
� '—� ��- �
� , � ,
� �
� . i io � .
� \ � � � ,
� \ � � � �
L ` L,.. I�_______'__'�.___"________�_"_____'___.�_____'______�i ' '
c-� c -�2 � �I • I�
m�� rn� ��� ��� 1j
N�3 Ny �m� �� II
I►
zOZ z�i u�i �I ' II
�=� �m X�p I� II
awr d� ON� II �" p II
� � �N z N mx I❑ i�lrn ��
� � � • ° �� � � U
z A II II
m_ II 11
m z rn p� I� •
41 ' �� 11
N �I ��
' �� ��
IL______.__.___�__________ __ ______________J
U -�-------�---�r-- -- I
�-o � d =_________�------- zl�
�Z �m� ;i n �
i ,\\\'" g�D X jj ji
� � �z N �I II
�� pm� z �I ' II
I� ��, v � r----�� �� ,
' I� ii \ i
I� ��i� 1 I � � ��
L__-_
� ---�______=o-----� . �� �
----------- �
�� ; � � � �
�� -i I X �j� �------------ � .
j� �a� j . � Z�I i�i I i� .
�� �.rn� � �p �fz =rn I � .
� �x.0 ND � � ' I
�I � px � �c� i �
1 �Z
ASPNALT PATH "'�• ��
I� �n�� i �� I +�
I� �� I �� � I�
�N� j� �� I �r��i j II
I
tn m w I I . I �I
��i x � -----------� �------------ �
�z z N � VERIFY NEIN
��� � - --�— HEADER II
� ' ��� II
D A � � �. ��p�g II
i�� 13'-6" �' 0 �3� II
O � ' —•—•— a� �x ��u
— m , N _ � � •—
� _�
rn�tN � � �! "' cGl �v A
3 1� rn=� b � p a r -� N .
D � �� �Ul W � � ��� II �
II � 13 N II b m
Z �I 1 II �.
�� � VERIFY NEW ��
■ � _ ---- -- -'A - r HEADER �
b�� _'_ -- - �t' -- - _
I ' Nro � �
� � �m � �D� �
z � _ o �� �, � o o � Z�X o
g< ��� A � O AOsU1 G11N
'�;' �� '� �� t��t ID �? p��z • ��_
� Ix �,�� pm � � Dzrn —
•. iN � Glp A
�',�'� ��•' � a �(� I —•—•— �A ���
-','�ry;;r:t:��;.r:z;:•-::-:... I . . m I �� .
_,��.3��r-:�r:}��=;••v' • ' _ •—•— mr i t�i .
:;<a�','S'L's��.'.-''.:i"�;i5!::i:t"t'•�:.,.. . . . .i . ' ��L D n I r
� O i -- - p�
I '-�' ��j MFG.ROOF TRU55E5
� D�.. �. �� O 4 o.G. u
:. O �
� uNi_`A� 5-+m� �
� � c A
j -�P u � g'_q" - q'-6. 12'-qa
�
z
o � o gN�
; � . < ,-
� u 3 m z rn � A�° �� � �p,(!1 �3� cq
--i ��y n � � � �; p Z�� A ,� rnx a�
� � 1 i � C� •-•- ��j�Ifp N n N D �jj i IJ i
i i X �N .
� ��u z O � � �: �la �CAx � �� m ��_ _' p
a =o �U � o o� �A �� _ _ _ n �A � �aA
x3 � Z � z� � ��� =f�
�N � � ..
1 � ���� ��t- �
� 5'-"I° • O N N N
� ' � N �� I '—I— I x a
(�fi r r I � � N �m ��n j. I m p ----
-o p � � ' „� � [ �
— .___'
�1 � ,-U — � � --------i �
�Z � � I l� I�it � �+ � � 6�
fT� O � z t 1 � O O � � .
� n
� N = . �._._. � �O
_ �� O Q m _ __— zDrn I ?�� I � �n �-- - .-
_¢. � N �N '.-�• r�-��Oa � IN'° OrX I �m W va p�
= z-i I N � � � �-°_ • I N D� rn
p � O � � �,o� �;A i aN �z z
rn � � � � o�� � a; � � � iN i � �O .
� C , � ' R � N
O N C� �{ ._ �-a V�°ra. '°
� -t .
ZO �Zj �
N
1� � -n ? 5�_�n 9'_b° , g'_O" ' 2'_4^ � ���_2e
� � b'-O" , 31'-O°
3l'-0°
� � O � Oo V Of tn A w N i .108 ANFORMATION _ _� a
� � �
D rt� Z �.-Z� �� �-,_�°.� . �. .
� � � �p � STONE,VIT�OD �D�ESIGN/BUILD � �j=;K ;z �ac9N �
N h"i-� Ul � yg�`��� -rn Zr
�Z � � o � N °� KRIEGER BARN ADD'N �fa>�' �� � o�YZm �
� t 1 1 1 1 I O O K �
v�
O � � r v . ���N O ����� • ' �
^- � � � � � � � r r � 355 S'I'UBBS BAY ROAD . °
� LONG LAKE NIN � �� �o � K � W
� , NN
�
1
�
�
0
�N � � ❑�D�� .
� ❑❑0❑�
� aoo❑� �
aao❑� . . .
. � . :.::.... :.:.. . . .
� . . ... .
� � . . . o .
� �N �� .:�:.......�:: .�: : . . � . :
000�8 D� :.::��:._:._. : �. .. .. . .� :: : .
„
o ..... .... .. , , � _ � � :.
: m �❑�❑� j�� ... .� ' �
� � ❑❑0❑� .. . b�� .
�❑❑a� •� m
- �
z
� � .
��
3�
rn� �
0
N
m�
A�
� ,
ON
3X
�N
. =�- �s
_
�r �
t
, � rn� ..`
D�
. -i�
n
x
x
0$ �c0
N
D� rn
n .
s�
� � � � �� ��$
mG� i��
ND
m� �p=
� m �
N �
rnv
A�
. � � . �
N N
• • 3'-O't
O � .
' AATfON v�
� TEWOOD DESIGN/BUILD � £ �s =� � ��_�� � �
E�sz> ^0 mo
���� �z .� �
Z BARN ADD'N `�`��$� -rn � ���g= Z
�ea`y�$ =C � �3'�Z� ' � �
�RCUOVnnor� ����� �`o � 3§��� .� . �.
� . �:
n
i
�
• �
��"� 5�--�� ,C� �'�� �'� . -
� �
. . ,
,
. � --� — — ^ r � �y
� l.,df�'���\
� - •- — - - ._ �,
�i
. �.� .
�
�
-4- t`•� .
��.
� p�� ��
Z `�. \� � °'���
` � �b
I� `\�'\��� n0. , . -�- 1,,����
� �
� � `.� • \ �'�a a ,� ��`—~ .
, ' ,�o � <,
� t
� � � ��\ / - �G� �
. �\�\ � �
�� s�., y93>.
I ,XSp` S=_=,= � _ _'__ �. ._ s�6 6,, 6 „
3 _ __- s9��,
� O, ,��-_J_ _ _� _--- - ��� :��f°�Y�o,.� _ /Z'S� � �
: 3x8
. Z� �Z�°^' _ p,� �..Q.
, -�7-�-R� yo 5`7� ` �
� . s. M.,.,ti.-- . .
SEPTIC SYSTEMINVL�NTORY
Address: 355 S�.ibbs Bay Rd.N. PID: 32-118-23 31 0003
Building Type:residence BRs Install'd for: 3 In Musa: No
Permit#: 8293 Date of Permit: 1/14/86 Installer: K's Mech.
System Type: standard trench Performance: no Tank Filter:
SYSTEM CONDITI'ON '
Conformity: 1 Tank Condition: 6 DF condition: 8 Failure Pot: low
SEPTIC TANKS '
Material: precast concrete Capacity: 1250, 800
Setback to Bldg: 37 Cesspool:
DRA.XNFIELD
Length of Lines: 330 #Lines: 4 Trench Width: 3
Treatment Area: 1000 Type of Filter: rock Soil Boring: no
Tile Size: 4 Under Tile: 12 Perc Rate: 44
. � Setback DF-Bldg: 70 DF Ht above Wt: 3
Soil Type: clay loam Limitations: none
WELL DATA
Setbacks - Well-Tanks: 85 Well-DF: 100 Report in File yes
Pump Type: subm. Depth: 138 Diameter: 4 Method: drilled
INSPECTION RECO.RD � PUMPO UT RECORD
DATE DESCRIPTION COMPLIANCE DATE GALLONS
1/15/86 installation � 1 5/1/89 2000
8/23/90 no surfacing 1 8/18/93 2000
6/12/91 ilo surfacing 1 4/23/97 2000
7/29/93 no surfacing-pump tanks 1
9/17/96 no sl�rfacing-pump tanks 1 10/07/03 2000
9/16/99 no surfacing-pump tanks 1 �f-�'�{-o S � �'dG
9/13/Ol code system, no surfacing 1
9/29/03 no surfacing code system .
L c� •-�`� c�f�
:f•• �� ' �• •`�` .
' ��� � � ,'y\t
` � �. �,` � �
'�;;::,�,: ��: � GIT� af O�Ol\T� .
``� '',5;�'�'c'.,''' :' �C/ IVZunicipal Offices -
��•� I;'�trc..�,t�y�4��,_;=� �~�� Street Address: Mailing Address:
`�'•;�`q.FtE'�'Kpg'�:'���. 2750 Kelley Parkway P.O. Box 66
--:_,,.._ Orono, MN 55356 Ctystal Bay, MN 55323•0066
To: The Cuilent O�vner of Address 3 J j ��.1'b b'> I�l�7`� i�/�
City Ordinance requires that onsite sewage treatment systems in Orono be
inspecfied on a periodic basis. The onsite sewage treatment systein at the above '
address has been inspected and the following is known about the system. A
sketch of the known components of tl�e system is available for most properties at
the Orono City Hall.
Imminent Public Health Threat �
� Yes �L
No
If yes, please contact the Onsite Systems Manaber at 952-249-4626 within 10
days of receipt of this notice. The septic system must be brought into compliance
within 90 days. Failure to do so will result in referral to the City Attomey£or
_ legal action.
System Identified as Non-Coznpliant
Yes �L
No
If yes, system must be brougllt into compliance by: �
December 31, 2007 �
December 31,20I0
Ofher . •
Septic Tank(s) Pum� out Needed
Yes �No �
The City recommends the septic t�.nlc(s) and/or lift tank be serviced and pumped
out every three years. City records indicate the tank(s) were last pumped out on
��� ( �-� -O� . The tanlc(s) should be cleaned through the manhole and
not through the inspeciion pipes,this allows for proper cleaning.
Comments: �
,; � ��'"� �. �
°���� ��,�(�,� �% �''� ��j� ; �
" n.,!r"�,. e .�q�.s �+'��J��'-�,���;; t ,_
Inspector:� Date of Inspection ! v 'u�
Telephone(9�2j 249-4600 � ]Ca.r• (9a2) 249-461fi
. � ��
__----
, , • . .
e
To: Rick Kreiger, Kevin Kamerud, Mike Gaffron and Bruce Vang
From: Wiliie Gibbs, ISTS Manager
Date: May 16,2006
Re; 355 Stubbs Bay Road
The proposed barn addition is to include plumbing, The septic system for the house is located approx.
150 feet or more away from the plumbing in the barn. This additionai piumbing wiil also be adding to
the water flow into the system, I am there fore requiring that the following be done:
1) The existing system must be certified as to being up to code and sized appropriately for the amount
of current and proposed water useage. if the existing system is found to be up to code then a site
plan/design needs to be submitted showing how the sewage from the barn is going to be hooked into
the system. A secondary septic site must be idenfified on the site plan.
2) If the existing system is not up to code then a new design must be done. The new design must
show how the barn plumbing is to be connected and must also show a secondary septic site.
If the building permit for the barn is issued then it should be agreed that no plumbing would be allowed
until the questions regarding the septic system have been answered.
1
� � � �
�:.`._
To: Lyle Oman,Building 0£ficial
Willie Gibbs, Septic Systems Inspector
From: _ Mike Gaffron,Planning Director �
Date: May 15, 2006
Subject: 355 Stubbs Bay Road-Barn Addition
The proposed barn is an Oversize Accessory Structure (2800 sf proposed, 3000 s.f
maximum allowed for this 9.95 acre site) and is subject to the sta�idard Oversize
Accessory Structure Covenant- copy for signat�ires is attached,pending Matt Brokl's OK
for format.
The proposed barn includes a bathroom (toilet, lavatory, shower)that has been crossed
off the plans, with a note from Kevin Kamerud indicating this will not be constructed
now. The plans also include service sink, water heater and washer/dryer. Instailation of
the sink and washer requires that the property owners execute a Limited Wastewater in
Accessory Building Covenant - copy for signatures is attached,pending Matt Brokl's OK
for format.
The initially proposed fixtures, and the future fixtures, will require connection to a
conforming wastewater treatment system. Willie,please review the existing system and
contact the builider/owner to determine how they plan on treating this waste, given that
the existing house with recent additions has a system designed for 3 bedrooms, a house
layout that could easily grow to 4-5 bedrooms, and now the addition of waste from the
barn.
• �
,�,.o�,.,,>.. �
� ,�:f"�
%� yVeEJ.Ah+::�� ' ��
� y�N�b � ` �
� �" �s��*.��'��rr�Y,p. 2GtR
y / i''�A�'� N„y..I sr�"a.�s3Ay�.�.4J9.Jf hV'2TJ9'W J`r4 y+c .�. 188.75 777.75 �J1.75 J71.7:
tiae � �,.+-�� :�` F�� �;�����'�°�`�����i� '�t kt''s� ��`�,�,;
i � �„.�"' �S �s' � e��S ��' ,;,��„efnt�,,� ��{ �rtY�,�.., .��.
� �`'�°� i �+
��' .{�,"f'�i�}¢v a��,,�a Y�s�A -�hn 5+� '�'` z,�'�C �c+s[e���3 'd .
i :r'E S �f'r g"� 7�,i i��.���'4'3�x �i' �,a��� `�t,
N � t�Y��R,��'x'E'f s�'��i�,�f�z��,��.'��f'� M � � W x �v
,r'� e'�"�+K ��a �}c n {� ��'.: N ��4 A
'� �,i�`�-�x.��Ft y tl �s�e''� E��'3� �:s"r: � ,�'�9�
i �,tKl�''1,.,:`r „,F-. �r*•�"�.. ���*�4pk w�.�w. F. . 0o an.�i��i
�; �> �` '�,.rGes'�� +Y �F a�« �r s ,�r72'�„"` ,�`�'�` M: N 7���+�'r .
/ � �c v„"�� 1x � Ftt �_�Y ,�.s,� „3 5�r•� W W ��r.
� a� r�ru� '#�,�^rr,",�a`�+, `34Y�"'��f: a :� "� W �� e
� i��'�t `'a r,E t;�„,aE �f� �., "�e„ :: �k 3 N �-7 i. 2G 1 R r+ .�j m N v II a� E u
�=� 1 L ; t „alknz s ,�`� wr-� . .i. -s•'€'3`.,�1��: avat No�r.row �e�2�ra„� 'a ��. ;3 �
� f,��'�s�'a��' ,�"�s� �t ���.5 �,����n �r � re ���,�� rr,"3��,�r� ; r d,
i zs � �r ���r a•���c?asi�� ,��fi�t�,u�"rn' ���'�"`,�,S�a n'� 5;7 c�"'�r�r<,ti .e.i T Y �r�
�3 / �' ;: �r* �,�� .,rF �..> f���'i'"�u f7 i a ,4-e;P53��,�,`�" �,�'c � '' nr�-�i� ao- �� '.
�'^ / F ,j �z.�..�t'��zw� 4� �h y,� ++' �s} 2� ��' '..'�� �A� �xr"�,y5,�y, q c��r,�',,� Eiit..r �� �ti. �,y : .
/ t w��*�'k xE i t �,,`� '�Si w+ ,y ? 'Y'l�+7�� r L S- F �'! R r'1 �. .
! ir'��''`�,V��y4:���'"` �-}� `kt#�sn;���Zh' �a � �.i.a5�S,1'k y N��?* Nn^s;k�s�'��AY'�i�'� fY�. ' .Pc ��'� �1 �
� �'S�.�.k P7 °k� �7 r" �' 'fia��ry dy�u ��-�ip ,.3 r �� �t2 i x� i .i 3" y':
'! '�L f 5 .��`j��,s.f x�s1 ^r'„`' ��`�t`�t�r`a �'�" �"-'"'c.�' r f.r r�4 � a ��f,y �` '�
�'� ,� ���°,l'S i.,\ t3���^�� S}� '�z� �[,�{��s �T '� .. �.�Va� � .F r�r Y �� -,k.'f
-�i '� i � �hs f4. �s 4 5� '� .,,� ...i-w z � .:
�^a �ur. -����.i'�y'�., } �fZ..t,�,-� .,3" i''�a�..:'ycbe�}11 1 rf u,�e�"k`�"�s2*, �M.�'�,Mx� a F 1'�t'S'��N'
` ;. ..s C 2.. ^�j'`�. Y�j':•�e.z.� u x .k swS'�'�.)$iu3i t 5,+�-� ,w�Y t{<LxSA ..wv �v..-..,raln. ��..xe a J00.]5
�, ' . ,�,SA JJ7.93 77J.95 373.75
'O J� � •' ? �`Ff" $::������xk�` 7"M ?ff. Gt�'S� .,h "z ��r � �y
,�cn.r��. ;xu�t'kd.3-x.6:aC�T2d.u�.�`t�+"w.:x.,-e:+Y _.o�i:e�s.,.�.mhd.?'sta$.�.:ws3�':Yi+i+Gd.m.b-..a.�.+y,:�=:..�cv...+t;'.�+a+� �,.�uaW�#u..eu�t<aiw „a.�c.r.zwi�,�.:_ _ _ '_ _ '_'__'_'_'_'_'_'_ .
''� }� ":.� •'::?.v,.�}t i'. �c a�s .:..F a'-'�`� '`'��..�� �ry"� ,.i�-R �' .i�:�«� y�`}p=�..r4 n _�.9:+'� r.� .'�� �.:a�«�.,r r�r.,;' �. �.::7 '�u a i�:��s i `�i�.+�t ri`y:.r :�o.�s sss
• ^r�'L,���y, �,��" a +w�,ras�•Y, .->7'`>a .��;.. } �..:.�;•` p ;y��2�`y _,.i� a�A' :n�`25rt'� �. �;�:�,i�k� <;.. �C.7 . .. fi ..!', � �a,. n .-b'r-',�� '� #��. ...;y.c t't n ywi -0 f �.
� .�r��� 'e�.�� �%�3�:�. i�^ ,t;',d�aj, s�a�y:rP$k- �f ��n �"r : f�r ,s �_ x :�' aE {.� 5sa�,ir: ��t.��:`�y b E �,�f, �� y�.:,-_ -�s'�,� ro S$ ,y��m�
� `f.ix °�, � -.� LT���7#G��y. K�... E��,���... ,§.S3':`(n 1` F _ j.i. \ ��p � f` �P'. G � N�'� .ij'ars i;�.. �,. +'."1C,
w
�
jw �`z •y. J��+�'�z ?7' •rF��tB" .yv "�+�>� t�i..;; 1�:�:�J a��•1 u? ? � :M`�sR 1„$e �Xpv3Fia .�:"'z t,''`.*'� �'�c:'�'..a"��.c>. -'tt � �:�,� y ,n}Thv� ..,�.-* d i��.. y, `?-.. ,}; � �
� 2�.��, z ,�.�-�'�..,-k�..-e'� �r.,'^ i M Yt,� �,�Hi.s*-«,.?w�5�+�3�',����r:!� .c��r * �, s x�, � ,;: s � X.��-., x��.y,�._:r +,.,�r x W r�� r �°''"�« a, '� . �ii_ �"� .��
'p� a�.�r ,. a�;��� � ` ja�,w, f �.g.., . t+ � � `S k .���z ��° jr�„✓.�t� w$"_s,��. '''�;;<`k k.rx� ,•,tiT'`" ,�,u .�,t',pi'�Fi'.�
Lr�`.�� � .a.h:'��� * .� 3-- �'Y'�4 s.�:r�gs�a4 ...�.,.-�irt 3 5,,�.��a' �:�. .:.�+ v �' m�+.-,,. � ,u Ly 3°�,._ �,,, ,�; o, o`
�:+. L� ._:�i x¢fi: IT•.+� `{,} wa. , "F�.. �1� K 1 r ',.� � yr?:. ��r� ..',� �`�., u�k xr }„2 uc`, � ..,...�.
� A.. Mv,� F,,.�'�,.,L +n; ;5� --�:°.ir� .a ,s:`k��'� f. rr� � x:��� .7�,-.-u�,1.4 �„� :,:.E'� :.:uc.;s1� �-+F ���'^1 5�' ro�r.,Yal Ak :n� � `y�.`
_.-,•�•;•.� r -,{":�'y�` �.. M •.;i} �� -� -.� a �,.. M: r.,: -�, �t�t ..�, r �v w .� w.,' � �L��:: - 7 ..r<:: �j
.w�a...� e"°t,• .�, -i. ._uF- �:�1i'.t�i..�� ......� ;F..�...,1 .�:)- ac ..,:.+r^�i�c'�.�' � e...t^�� {q�.<° s�.��.':�"" `tu��4s'-���i�z�� R �:'..-� r-'�" 4' J,+`7+,�".,: "ay`.c.".'��+�' .:l,i:x ..,�r�;L+Et r�' ..�
. �. .. ";. y �:.nv + �,..
�`"''_ .� ro* "F.,n��'r �x .k�. r�'�`t5', ,s�`. �; 7�:�.r „�` <-�.s. .�. 7e�' ,...�a, c `� � _ ,, �w.� -.a. �.. � ,.�f:, �'�„ k
'_ �: u tib ,�'� �.�`,, � .�� �- ;.t� `��....��.�.� �ts ..�': s a�r� �.� �:-f H1., 4 �.,, �tr'> .�,x� 3� q�5-. ,, � -�
_, - � ;
•�..a:a-y �f".t �''<�...- f r.....rc.Vx a!�:�i�..< hr� 37'�c.�k;,u�.k ,v�r:�� Yi:, .?k� _, r�...a�i :si_..,�"'', r d t ,s..:�v ..q � -�tt �' ...ar t_ .0 �6
�:.�� p � :=4���.� ,�w:.. ,,� , ���,..� �a �¢ ,�S.��i, �, ��+�.
�.s ...._ . .... : vr,.-�. �.�.Y. .;...,. ..-, «� .w t y..� x�r`•,.c�i° Fz � ,t.i>.sr��a�..-_.�: aS,s��'..k.�3�-0+Ul '�t .i'�'> f d&� � 2�k+?. -�.;-v � .. bs /�j �...�"C�c �;4 t
cF�-. / .�:si ,�,.�.»� .y,+,ti` _„n.. ..:,�k �y,.'��i .�,� ,�..a"�:�Vi1 x r �'r�� �i5.;�. ..,y�..... +�. ..� ,y :.,..a�.: ��9nJ ,s 1�.. _.�++. '¢'. '�,�' �.'a'� r �eyy{..'t' 1.`�i r,.: �
i � _ :,�'s, r3�`, �`-o' �4,`. ,s� d.�.�- S. -S ....i*l . ....�. ay... �p�4. .. C'.':t`" ' "1 cN'�'T '� +�y..H .
G: :wn,,Yc.,u.�±t � ..9<� :<�7 .�.,_ .`7.� �R;.:;t '�.T', s 5�•�.s:-'S� �.,,3� .,� w�''yr7'3� �., .�,:�:.�� .z�,i• f.:�ii�(�x �t �_:a'" �l"�:,t �;:wa. w."/,::J L c,'! �, r ..:i �
,,�t. � x, t r .A. �j., xi�.,,. .�_ � ,;s : .'�` , �f t :<:c 7 t...3
� .,x.J;'�,�(,,;,r.'K��Mi, ::�...=ic k . .-�µ..���kk��-5'��<�' b.� ��?.'� �4 u.n:"<il»fLS��ftwtas..''�Wx.i�.w,vLUe_ats�,.�.]2�.M'16W�' ,.`::����� a F�.,:2".A, ..,�9.,+ .`,��. -_.:'"x hf r ..:'n �j J�, 'nW.. : s. :r.ri.�Z5L��k, 'o
� �.��y� .7� 'f"\'a+� � �T'�l��'T'Y'..�.' �l(',K� '�.L.�tif J�y�' ....�^.S.WA^..sL'.h.IXGSak15sID�'a �.�i 1 b�d�'�'bE tV 4�f N S Y¢-.,. F45�� � i,y ` ,.h F "� i Ll.�T'�i..9 •�S��
`t';� �''� ��.��. ^;H�C i F��� �s w�-� r"w � "'�-.rs,*ir ,1 a ef�-� , . �}�
ij�=5. u/ ; "7�7�5,�,' � F�� `4t N a �Z r x'`r� � v x ,�,y,�1_:a��--s y.q7C #} s� {���J�"}2��" ✓,y,�"��6U���Rx+.y:���r.ati��..l� r ��'..9�1 .S+�
A� C` /`�j $'� �c,� ��'fx �' Y.�' e 4� � ,t�'��,�'ye3''"-,�Y °a �.t?'� 4 e '�'x S•�_..�. � �� S'��y� ! ��'y•k & , ���? 4�
,� �-a�i� ef '�`+`b�`� a"�: '� s,tiL"'S. r: r s _ S ! a �'sr �}��'� ,t„4.Ry,�.si re w, aY° 96 •� G9
:�, • ..; Sr- �S� +F A ;� ���� '`�� ��, a 1�Z ,�1.. x : � N ,� 4 a �� ♦ .
° � ,'�` �t 1�.'� � r"�'"k�- � i i� ,yr y� ° ° .b d� �53�` ��T.. w, l k , }fah;,r r � : ,3•�"�agy{b`y� ,a ,,�'
��jls �`��?. � ay �'�a��`"' �'+x?�'r�''�n���„� "^r ,# � ,� r}.u+��f° �� � k �t r.a��' �2; �.,��r� ��;4�. �,!y¢
� i .v� �4�r�� � s �'•. "'w i2�' � 7�r.�3.,.-f� � + �F�. t �� �. -..�H� Y' r r � .,u,, � , 66 '�
S- *� F ^SS -sv 1�°""E,a u .•'z � "� Nt� '`�� ra a -�. �..w'.¢ ^*'{. "fl r , �' �
� � � , ,r � ,, �� �.���;.��. `� �'�' ' F �s
�},. � .5.. � t°"-.�e'x �''�' �, r � �z t �'+ �f�' ��: . �i'�,i`� tY`� 'x�a."1' �`�tt t � ��
'� x,„�p r�'y� �a�.�5°� g✓ �`�'�" �t�� .rsy�.�� �..i W "';, .a t�'�� y � cr�� r�.. W � a w. ��' R
/ S A x�i�r1$1.�CY^'� '-L'�°9*"t�'y� s `` �"-j' ° '�'k'�S l.3."� f`°+4. m N ,wuzrv.. '$�C� . 3,3 �� j y� 3a : � �y°� � �c+
j,-�"' , ,�.,,a +I�"` .ykd $' c��'fi� �'^.``"�i: � ��y 3. � .TS�+,� �.•a.: -: � � �'F� ^w,� � � ;a 9 ' ?� ,�q_ r �;' ` � �
,� �X�t �yrNe z a .i I3 r � `{ h T' 1� 4 'i¢"N'.: �a
�rt �i' ::E'��fi.�����.�iTj2j..��r -�Fi�"i`�...1�� n'�'s�� '�iTM��B�n oka ;�e,.r. � � � � �i �� �; � f �� �
�a-� "�• . "`�-a � � ♦
� 's' r 4 s r a, �x�,r r�t w s'1.�� N i t'� fi r+g r��
I Y r a�y'u-trtG,�,�''�g�� ,.���� i h�{1ry� �h`���k""y^'`�� 1�Ty ?y,� W E{��Uf#�r'�`1�� � e �ry "'G W �, �?�a�i`nC,� �
�''+'G � -"� ..�..mr�' *'.�"',.�° �'�-T2j"'��y° .cR� c� txt s H �� W .w.. 1 a�� ?�'y.v�'i,r"y t ' N �✓ �` �
Ti '��'� y�'' z- �"si ,�`���'''.C�� � "^� aa�'�jn ., *S`�`x���'ia ._a � � � . ,G,r��� i�, .p �a;�,�,i' � `]P,;6j ,�`
� �" .1�tl4,�..��''�'^�#�v�� ..'�°a +��. ,r.� a.:a4 s � � -��j ��'`}a£� x�r ������ ���' ,� t �;�.(��� �'9�
/ ���yv','�'h aS c}e,�,F. > i+ t ,-,v,.K, � -a... ...y '"�� '.�^ r ��;�-"z �,i^zy '7 t^'�tir �"r'`
/ � �. . r x ,dt, � ����. c�'ta t °£ �.,a�,'ma '�x:.�- , r.��' .� i�aso rn�sw i � , K x ,
�k sr �f.�� �a.a+�,'S� s t.� r � ,.�.,�'.�+�`� � � ��r rtz � ,� ,t,.,��2F:.�.+� A���� � .� . ++r'F �3TM� ���,�y����.� y�'
:� �� .., ��'s� �"" ��S ckG �; .�' �.th;4`�,.a�t�j47fk.���#�`�T7�t'}.-�n � y.:� .i,j1 _, S '},.'f'�'.,» i M'��, ����' 4$r-� �n � :.v�;�� � i
.
ifr�w w t..yw a�,. �� fd'��.''�ic t g *'' ^-1�..,�� $'f�; .ta�.4'�y': 3"ra M.� �"�s" '"��. P i`s� �;.: � �. '���n 1 '�� f`t'.s ,w � E '� � �' �€+,•.t::� �
a51, '��sr�4'r . : "'� .��'W t�,,, fa.':Y�M^��, �`'�*'K�+�I�.�P��:;'�`'a,�€n.�,'� 8 �.;�L� ,�x,�.c,.y ax r i �'.�l�,Y,s�'r `�.F zetR ... � § �:�<< i �i�i.�_ q fi.,, $ 'x a:: .��. �•.
v"`�'�` �,1,'S*.` °x a„�- .{.,,"^� 5+ ..en 1 -f�.. .a r.r� 7 `��iF �a ,,�p ��#"'�� � .-.r•�, «r-�,.�;.�° n..p.�'-- y i::� � �Z�^L %s d �;.?i t .�,�. ,}.`'
,:�.+�'•a�p�r�zE:7`�n,'r3�.r�:.��,�.�_�;, v 3 t. '�. .-:-` 7 .�.. " t;-s`;uit<Y� '".4hk';ff�Y3����'�� i��FFv�',�7..�5 ' .���.:a'�u-i^5r�` >:C. x� �:.�"_"` .:'`i., i 1 ��a°�:: as.�F�.:�. .�L� rr.f-. ,.,.K
G,y?� ( f,. sa.. � �� �8.,; .^ .�� L�' ;:� v�* :._ r `r 2 ��,1�'",��_y r, � ,r, tr _9.,, r .�zAd`�',�.q� v' t'ai.r [G '� '1'�; `��.. �
��-"�'�xS�.br;���)'( .`µ�F✓' '�,.',''.r�F .�'- `� F`�, s: +�.ue!`.�-�'iw �•�. k��3 tv" a.��'� ;:r: 3..w..' f� .'-.rs's�"L, �k��."� F�`�. � ynM. :4 �
,� � M ,'k'� i �." i x � u ::,� � 1�' � .� 5�5 � a��-'�< �r:�� ��` � ��.�",s 4 ,, � �.r x'a i h`� n^h A (''' �
�o. r s .,� yek'.'�,�u^ �n�; r��:.��nS.M ;. r 3..�� J i `. .z^ >. C�,?t�i- d er � 2 "rr. ,_�. �, s;' Fy�� o
� _r�' .., ye �v�^ �r:as�5 '�'�x.,:,: �.�pf�`'?�.. �"�tix'il.v .�. f stk r �",.'w }Y-i., r�pc Y-:T' � .,.�``€"� �-:.� » '�'s :Y« ..; _ aryt.�..��'�N,r .�� .;4 .y 1� ... �
�x, - `�i '� � � 4a� �� s rr .�i�
� 'ke ,�u,,� r s-;r �� s. �.z � s.�' -�,�.,, '�C;- J,;�Z.,, �-sr� �3�, 5� Ya!� x G i � ,::.,
�� } t s ..: e.:F.ss r r�mi � . r c� ..k' a� ,'" .vg�d�b a
" tS�.r„:: y�....c4.�..��La 1 �`v�?. X .�t Fi .eF'�...Y'.
'��� �y ��� �k5 ... m 2, � ?;;j A�, 1�� �i�4$F��'� r::�-S i� -ri;x.J''T_.x�SeF �.'�,�„°�+7wJ ,��ry�..isa+�iMaYr. '+'t. .__� a TJ : 4`"�'!`P= :d '�' �.�.' r' `
.
y.�,� � ; �- r �Y� �,y �. - - � -atA�r.3 ' �.. .e V� � �„�+w?�#1u �:-rr. �t
�r� �-r.� � �A `�" �'3p« 'f�f" F .�.�r�v �� � y '� ,��^�zi� X$�, �,,�v�. �?� ' k: r �,�� 3
� �-. 4 +rn���� :s� .t t �'7 1 kH-?S u� - �c ,..xi :.
�,���,'�y a a�..'�:1�{'t � ��c ,.. ..�`ra � r�t.r' �u.t�'�.: .1,, 'a "!,.,A,�,,a�'�',7�:t;.d js�.�`Jrt..h�a r`- E ''��'� .ti:.. sn. ;.i."'-"��.��i s.�.��: za0.o"so'tsno'E�- ,<nxa l_��n�:�. r z .�'��' 'fi � .
4 s �i+aRSS,. v'.��3+z �.N x�, hn� _ �-�,. .�ck.'� '�',n� �°'�hs.:?:�'�r+�� �.n+"�.� � d„��ts�.�..ry�F :,i� nt +� � �' .� -z'�`' =:� c; .
j� "+�t'�..s.r,k�.ak1�,.�,.,� : u3 r��:..c" ;..r � ��� ,.X;.. �.i��;4�. p'`�' .:•''R"r'�. y✓3-'f� s ?. 8 :� ds.�n � � .yi - a. '� � �:. :.;s v rr... �"
g ,r �..,,-. r .y„�1"✓, �K4 -c ��� [��...'".'Y-.?'4F+X+�`.- ac. ..,:i�y,�ni�,���1" t . ..:fr l��;xC � -:=�` -r.rl_'r a-�Gn�+�.,Fr �:t ��, i,.�5�C t �'� �..�r�[r ��.:G. `�'
4"�`.;'' �F". .... �r -..:w,,, ro .: x ,`S '+�>v .. S� �' .�,}�' _:. �,t ...�s -... k}: G' �' �t h �..�}^ �
���,�II.t � i ,.. t �-c s�;._�,: , ^ xr�-� �-x,t« �., . ,. e.:_,ma„ r''1t:Sf'i` r:4;" "�V'�r� ����',�t -,:.�.,�°,`�����.j.e Yx r,� $ r�:. 'tx a.�,' C,'' �(' �i ��..t�. .1'
.�`:+7�,� '�� 4 L�,:. ` .�a r�T ��.' � ..._ t`.r%�.� 'r.� ich+«,s �r 9 ) A � � � x �",�} i - a s �v:,�
'�r � �a�:�: n✓�� . 14= G.^'' `-2't�.+w�+ ._�ac .,..: 4 . ;..n.� ::,t�i�v e!a �.F � :, � 7 � :� �F-`ia`.- y ... �, ��. :.�w,p ,5 :� �
k;,',�'�i,.'t�7 a t,'� . r �. -`-L .ss W:��.c.,:� se .':�. -.� � Ls;��+9tw ;'r� r ''�,'y°�S K ^ a V:k '."' 9 "�k^ h. 1",�
', s f!" +�?l, r" .'x� 3vr,.<r•r,���� �..��..�.k. �c;+c-r�t``�t,s ,:.�.W �`t "�,,,.'_'k� "';�.� ;'�,`.�Zp.S`F. r ,,?,?:. a .r,..Y a.�. � �.-..:,::atP�i� � .'::, !?,, t .;N >��L "� °s :.l �r r
».� �' ._.;.f U'v�r,:.,..,n. �e!i�+f*.t .9 -v:� x,� . .2; . :_,._ � h> .. ``l',.w., }c1,.Y'a T'�. .$ � n .
z
Fr_�-s,.1 � . _c1.kM� �?` � ��.z,���'"'r{ �..., ""F' r. ,�'�,d-.'�. p'�`27y-k�,� ,...�ra 1-�*: W aA�tN?� S . .,r;,..".'x-da't J.-.;�� ..,+ '.._`yaJ w. „?x ��-nb(,ry+��;:;. � �
.:.<:, x?" !'" f� ,�rvi�("��TM -�� ? i p �n�.r ..1�,..k �rr �� � . r�are .�.,�','.,�'', � a' •kz.:.� 0
�rc..L' � v �-.3�s z�+,•fo�5�;.�.;.?ar! 4 d{�:. y,o5..� .:�r is"`�,. ;?'� h� ,,�. k{ ;Ex".;:- „,_;. ._'''�T�4-'�'�c;,t _.,� ��,��r,�e:::�, �a r�.i S?1.,1 i:.,� . �;w� ..��:�r-•. �i: �"�°' �'...---�•�
��z�� . .�:�= �� ,.:��s ��,,f`3�-.�,�" . :.,�t�,�4i?��eef 1��..`..i a'1 .:- �`°'" 'sf^ grKfi?,a�Y $ .���= ,:_. i -."'�,"`5�a ..Fr�F: s r . �=,. . i #} ^x` z + ;��.:FS�;y��r:
Yg^ �'� .,,:-a,,.��:ti� ...::. ���..�.:,..'W''""� ,��,::f�,, �".,.;,, h.��F.:rU: s �.,:..,�N 'm .:';..`3i' . ��',y:vi. ' F'^:,4Y�'�. q.....�,...�'�.t' :.;+?'1 ry ....-�, s z�.a �'fi+` ..�sx,..
a;:w,..�. 5. �ri¢`. '''�` F:i"s,?-_� .£ �S �'� .:�:.�i� � �:7 �e,,.-'� �rE'�`�:T u�.7�f�;a-`;k�d'.�: •::-tr .'�"{�i,.��. .r.;F:. �y t yxr .Yir .,fiJ;P"= P� St�+'�,� c.� ..-y..� f�
::...�M ',.S „�' �..�u s�+- -.� t ,.;?r t�"� r:. ,3,. ..�.�.. `�.`.r� �� ,,,w'x c .�'3 • s_aS �c 14"' ^#�'�y.Er -,..4.� � � 4�F rr � ��' f
t.y.,... .,�•� :,,, f� U;,! � J;�! �G ;..v� �,.�a3`r,�rfi� �:. �_- Si�r � a � °•',� �fi�a�. �S is1` 3'.rn�. ...a�:;F ��t,Y:"�t Fi��r,"` w§
i_;:��3c� �"rt;�;.»�s� �,.`-+Y� ,.i.,��,;.� r ...0 �. r�D:,.�' �a�- ,i?�+" NM.r�;k��F�- .S�'4rt"'J'` e-.:.sM r'r-.�'ir�;' ,r�� y �.��-r�y,�.�.a�y� x :..,-w _.,,�,di ,A�T i � :;,:^�`�'_�'k' ° � ,., � gm
_„":. s '•� r,...'f ...m�.., ,-a;�"y"..✓.r`u ,�;;' '�,n.: �F��� .. �,�uxi-.. �hf,,'{ � T,;�TP�f+�..4!S_ � -Y^.�r�+�r£ +iyt•5 .-2i. ,T*t ..? }-�'.'�t;.�X x .t�� ,/.,.s+w h ..�c.n5�"'
�e'�•;...-:.:4.+i....�'„���n.-,.iL:;J71:�'ic°w�v..�;,::'��-�u�.S :�-:"�.n:,`ia.2.sYlsan-�.>.x...r.�<a.�....�,_:x;:o::NO'f3W_f.. �..�:w�' ;;h��w���I.uy.r.YE: -"_p�-'�'�-� �� �,�:d.'�.�.o�;wi`v��u�ws_"'�Y'-Y,.r'2.:s.ri'Y a� .++..f�%.ssv..�.?_.,:'�'n:...h ..�JJ.✓.�'';;35i.�f9;N0'f5il0�Y:.-�.a�:�„✓� So 2GI.ot
i
� � � � �� � ' �� �
._. ..._' '_'_
..'__..- .,......._....�r.. .
' �4�. ' ��-"�rh".n�,_.o �'����.n��r'F- k.t�{ 'f��„'� ��{;�x `�-x '�"'�'ya[ _.n,.-�.. ern - -_..�._. .__._.. . _.._,..'--. ... ..._--'----'- -
� . �� mu j:�-f ,,zr.
V . a} �''Ir.'�. .'�.w4 I� -i�}f.LS N Y �f K -CF O
�'�*+*.�. : +'u, sv.�'r C r�� "'�""�`... .t! j u '� '�`.,,�y,e.� �
� u i.� ^�^� :d'{f y�.�c}f . � T �;'Fk xx� .. F . ;t��<� �� � �' r g} . .
N�.' cl .a.. '� x�'Si��i i s�:�k�# i,� zzhJ9'��',v��t -' 7� ��'✓'��rs".,�a f t fk r� �`+.n� '5.�4'�Yy� Q �
$� .^.q. , � �°'''�`q � �*,�'xt � c�4.Ae;;�rw-e�� ,}�u'4 -.r1`4a5 t s. z :. � ,r n�� .7:' �
jZ i � �1R � n,t��..A=.yr^"� 1�'�'����, \ �� s�t,�n�6��Pd�'�ih����rs`�yw k� OF:1 ��'��4'��i.�.r� 8 `.. }�
� � ��v��^!�:.4n x.t J*�,;..�',t>y. �' +g'�. �A t« � � S,� � t� �t �, , a � +�
�� x� ��t�G.' ;,�y� � s" v.�c.w �s.�„ � P"-m i 'Y^t ' � +� .+n 3� fx hN `�
r.e. { iY „� $`�k�, i� � w i i ki�. w �t a hSe � �P i f,,
; eaas �t����-°w��k'�,� �`��3�r�`WU'" t x a � Z�,c� �` e,?�, c�^e � cc� �� ���,���'t?��;9 vJ
xmanow a�.s ".ta�,x .,,�.r4��,�°" '�ys��i�c�. w��'3t+;�'�r,r+���szr,,� � �""y,��"✓ Fc.,.+r �u�+�' 4 �; "'� �r € r�1 ''�: /y�
K y+� . � � "'1:c� i t', '.�''. ..k �* u� '�'�� . �� �.pS x�^F '' t� . i 8 Y.i�� � �i�� i e \
r�� N.1 y* .� ,�.,,, x � C a � d ti �' tc ,s�� C „as k� _ � �
y,.�`� ,:.�.+'Zr�r t'4rP�i..� ,Y q,,,�4 3':R. (.R l�ik. � s r �'k� 4�,4�'F,.'.t�,^�.sY s� rnt��°�,a+; � ,fr��z �A 4 ���+. i� .
� "S`+� .�,}��� r �c �'4 .� "�,�` : $w''�`t'' �"'�"�.�.�t,eu�t y�*5 "'�w P < '� x � Zsos2
�' %��a� �.� -'n,��5 t�SFt-��*-+ ' f �`� '�T h Y ���''�. .,� '` fik�a"��.�i�r.� �I0.B7
"a�r-r n�^,�' ,�`.M^'.�'.'�`-� ,,,,, .� � rF��*'�r -� w t ���a P e �>� '� � r^
� �.�''"'��w+���w�� si': �` � :�r �'�n: � c N ��'s3�ir� „�-y,.�.. � ,� .��U.��` �`' ,'�y�4�,. vJ .
�G�1p ��.�, x�i s+, �s.� X a�{ ��e ��� i� +qa a .ti" y� ; ,,,��e�� S '+ .
� � nk .F.� ;"'1s�� '�`F �� 3 �„ �fi. �. � � �'=",�r�°+S',5�., x'���r��` n� �
f �.����.`�i�z,. °����r ��q�n�„��� , x�� c r � �a ��_ � � * � �%
'�'"� u ��'" -�`x ,e' ��'�.�fv' .,. t �����. W \��a' �jR� ��� x�a��;
'� `,�' t, �'' -l'r a a il -1^ .z'`�f - ' . �� � i i
�,s€"'�i�{ 'r�.t'i.m .���-.aa�7� f�'��'° s 3�' 'S' ���.�. .� 4�.,;� � v y x. F. � �%
� � �tt 7 ��4,`�'.��z Z'''$� w� �9� �c s'k ��„3 i ,; N `U qr ,���w° ti+v ��,t�"'p�``' � %
���� ���'�i� qas�.fi� :;f �� � r ' � '•,p7 1 r �'�� t a s����.'��:
E �s:„�r� �" z � � �
Na1rt.+�'ff""+�i.w�*,�,'�"`�^' S� 4�a5 .+T L-,aY" �t'''rT",s ��"'L„ `h�+�k'.�` � ih -�� iti i�, r �; O � �- � .
�+�me t'�+�z` ��
� �-rr"'q'` " E� +y i�„�y��w, ��'� i• r y...w� �"'�,r i., i i
'�a�,.�j+"� F t "" �.�'a�l'l�� &�
���.�"-�rs+'��y� �� S.��r��.:�',n ���7�k�� �Y��,�t � ��.��R � '�`t' �1 0
� a"�,�r �` '�� x?,,��i.� �a�,'��k�K*�y u�` '�r r �r;s m � �i
�"^i � .� a t,� `� r ,� a s° z, x ,�r H$ ��m"��'= ,� � i i
u ��'w" `��r���' �r''�� ���i'� '� t"s..�Y'"�='��sc�".,���s� 3 N�,s�..��w 1� ''�^a a: , u oi N ,
`- � .�. '` M1*J r-,i'r"',��� s 'h�- `� ,�}<.1�',�jt .n^'�" � S� � z n.. � %
� "'�K�'�' -�F�:'d�£�lt�{ � tf'�#q�k;,^ �'i � � M ���'��!M� f�y.f � "� /
° p aY`�r_� �y��,,r x�8t i���a�S� t�s�i5a" r F 7'��.3�'�!f� ��$ � s�v..e,�:'s,,:aa�`.a.s'S.,oS�� � � %
' a ��� �"� +>;� '� '��s�" k �^r �y z�� `" rm.os no•�simv � i
.R"3-�.� q: �r r'° ,,"M,���i�' a-�t Fy,� �` �.� f i _
'� `'���*' ,�txa.. -�LS F .pf� z`� ,v��,vt�, iy�'`;. • � �
a� ° {��s'�-+ �l.F aTd3 4 '¢G.� �t"�-�:�.-�- ������
�+.,,�2 'r T q�,�„'z, .�°� r 3''.y,t �EtS' w �"� i �
��' yFrar ss�; .+'�r 5.-uC�. r� Z r: %
�-���'},�y��s�.u�i�5•+c"�Y "`� �,�,-+�:..Y i� �� ��- `N y //
�;� � .'.7'��k„+'�c t 3.�. "r�`'r ,_ � '1
��ac'�,�.a�"}y"'L+k'�,�„y,z{^3e ��-v �r �,,i�i y�t)S � � $ j
-?, 's"Sy,u 3y�A,r S',���-r5�a� �'�u� �t'� �yr�r- - � ` .
ti e'�'"�s"�L�°�fi Vr� \, ;%
�....n.__:[at:'i'�3'.,�x.�ee..O�rK?;..;n:�..,....J.::n'-��e:::G:s:rru�'"...+.x°-�."'"...w;:!Gi.:.��'��
, � ���,°,...
Q �0.
z �' .
F� F o; � .','\
. Z ,Z W A a• � " �
r 5W., c7 W � O
� a ¢ A 'G � � z v�Di z z v`Oi C��7 � �,q ;G `� W �� �''.
!s.' � � ` � � ,M � cn v� Ll � � � W A � !�'
o � � � � M o � ti �w }, � o r� 0.�1 0�0 � � o Q ;G C� �' z `
,� � � uv'i ° � °d :4 � � N � H H ¢ � °o � � � ¢ E-+
� pq o3 � � M m w �s; y � rn � � y � � W W � ��t,� Z ��
c�l O � !� � � N � C7 P.0 W � �''y W 2 Z p� c� W � � Gl :�
`� Q '" � � `� � rs: oG � � � U U p�
M � � � �^ O M �n ;L q F C7 M cn � � � C7 M A 7�" �" ��-' C7 z Q [�
W � � � A
w � W � � Q' co v"�'i � u: v�i C�. w o U!� V °o O oo co u�j �j �°n O Q E-�
M M �--� M O M M .� k. M M �t' Ri � st r-� M M W ti M ra � C
f4
H Aq � � � Q � �" Q Qq � W Q A � � Q � � � .
� 4 W Q � Q W a � ¢ W a � � W ¢ � U � p., P� �^�
� r� � a � � 3 � � � 3 � � � � � � � � A y�' ��� �
Oa O [-� z a O [-� Z a O F Z a O t--� z _` � � �+:.��
¢ � � —�i ,r:'''�s:si�r�:'�
A O W 't;x'
�� � � � � ���, ��
� W � :K�.
Z� � � ��_-y. 4 A '��=';it•'.
�� � � P��. � o� R' � '�.y'.' ��., � W L�r;.{�. �1`'f
O '^ '`. 'r' W' f� Fy '� c
�,� Ll A Q � p z � V Q � z � � W l;';'`....v;;,';. �„
O p-' a 0 �y 0.� A >" w � o � p.4 �n C] a' r� � Gr. pa 'n �i
�~✓' � �-1 Q '7 a �p L� R: p„ V1 y R: LLl Ltl Q �j 5`'. �'J y.r
�F-� � � Z A � M o 7' � C7 `.G v �t �' � � � � o � � '�y w �j z A �:..r.":� <s•r.�
O o z z �y
7.� ° '� "'� .W_1 ¢ � v�i o � � � � rn °v °o O ¢� 0 � o° �qQ � Z � � W � "'-7. Q �',;,mw
��a N (� � r-1 �Ll y "' � Vl N � �-^ N �' � ^ , :!`�'l:41 p7
GO tn Q �^ v� C� W v� M r� x �y .a � W W Q �n E� �+ V �.c� ~ �
�N `� O � O � N � k. k. �"' � N W x �y � N � a3 � W � ^ �'' .; :• 'uJ' �
O a `� � � w c� �° � ¢ ¢ �-'�i ¢ � � Q d � t-� a �o m E" � � � .�. �
Z M �^ Q r� � � z M tFi� w w x z n� 3 �a W 3 W v�i A L] � � z � �•� �,.�
.� o � ., � 3 3 H a w t��
� � � �� � `�' O � ° a `" ALl � � � � Z p�
'-' '�t Q � � v � v� O o p, v� � W '� � o � �"�' "`�:�aR�
R., w t� t� oo co � rn �+ oo co F+ co w o O O ry � E-� Q `n
� M M W.�� �.-� M O M M L4 0. U l� �G �+1 t+1 V] V] M � M M E+ [^ V1 rT' �(j''J y�,�p,
�G,T7 W w�" W � �'] �(�] W �', � `^2"W7
W A z W A Q ¢ W A Q ` W A Q � f1 i A F {� � � ���",c.7
0. w ¢ u1�. � w ¢ u��. � w ¢ � � `� ¢ � � � oo
a � � � � � � � a � � � � � � �
a O E- z a O F- 2 a O F z a O F� z
v' w .
� . w �
� � � a
xo a � �, o
z o � z M a w M � � � � � z a z °
�9 � � Q � � �.. � '^ 9� ¢ (� �
o � � a c� �n � a z Z � � o � uW,,, u, w � z o Y� � C7 pG �
°v � � [-W- Pa0 � °v � O O z ° � O O � � �7 ° 0¢0 .`�-7 oC Q
cv cn � cn � n� pq � � � � m r� .N..1 ._t A � � � y p W W �
oNO � � °a � � c4 OU [i] Lt] �y z ot E-W� (¢-� F¢ W W ..7 �I ��-, � px., LY.1 `
8 �i � O °4 F � N ¢ (-� E- v�i � 3 w� w' `� ¢ W � F, � � j �
� "' � ., o �' � "' � � �x � N M � � � � 3 `' M �' � � �
� °° o�° V o�o �4 w � O O N � co � O O � r � co o° �^ � °o O
v1 ��1 V' C�+ Q�. d' �-1 M M �--i �--, M .Ti M M ti .�a Pi �+1 � M N U U f�l .-�
F 11a W �L� (fa .
q � � a! A � � u: A A � a: A � � �a.c1 A
� Q � ¢,� � O zw ¢ � p, w ¢ � � WZ ¢ G�c
a � �Q � a O � � a � � � - � O � �
' Ur�F � FILE#06-3208
k:� : June 19,2006
-•,.,; _ .. Page 1 of 4
- a,.
~ ,4- Date Application Received:/06 �,
Date Applic�tion Considered as Complete:/06
60-Day Review Period Expires: /06 �
To: Chair Rahn and Plaiuiing Coiiunissioii Members
Roil Moorse, City Adminishator �
From: Evelyn Turner, City Plamier ' �
� D�te: Jluie 19, 2006
Subject: #06—3208 - Ryan Companies USA, Southeast quadrant Wayzata Boulevard
and Old Crystal Bay Roacl
-Preliminary Plat with preliminary review of the associated site plan and
conditional use permits (Sketch Plan)
-Public Hearing
-----------------------------------------------------------------------------------
Application Sunz�za�y: The applicant requests approval of a Class III subdivision of
four indust�ial lots. Preliminary review of the site plan and conditional use permits for
developilient of the lots is also requested. Because tliis is a Class III subdivision, tlus
initial review is fiuictionally a sketch lan review.
Staff Recomniendation: Plamiing Departnient Staff recoinmends the sketch plan and
preliminary site plau be forwa.rded to coLmcil with any reconuiiendations the Plamung
Cormnission fincis a ro riate. ' ' �
Pertinent Zoning Ordinance Sections:
For Sketch Plan: �
Sec. 82-85. Sketch plan.
(a) Puipose. The sketch plan is an initial presentation of the subdivider's intention
aiid serves as the basis for conceptual discussion between the city aiid the subdivider
and provides beneficial savings for tlie subdivider.
(b) Requr.'r�ei�aents. A sketch plan review may be coinpleted for a11 class I and II
subdivision applications. A sketch plaii review shall be coiiipleted for all class III
subdivision applicatioiis prior to the city's accepting any preliiniiiary plat
applications.
(d) Sketch plail review and recoirunendations.
(1) Sketch plan review. The plaiuiing conuizission shall study the sketch
plan,taking iiito consideration the requireiuents of this chapter and the best
use of the Tand beiiig subdivided. Pa.rticular attention will be given to the
� loc�tion, arrangement and size of lots,paskland dedication,the fiu-ther
development of adjoiiung laiids as yet unsuUdivided, and the requireineiits of
chapter 78 atid the comprehensive rllluiicipal plan.
FtLE#06-3208
June 19,2006 i
� Page 2 of 4 -�
y 4
� (2) Reconunendatioiis to the subdivider. After reviewing and discussing the
sketch plan,tlie planning commissioii aiid/or zoning adniinist�ator will advise
in a general manner tlie subdivider of the changes or additions, if any, which
will be required iii the layout, and the character and extent oF required
iinprovemeiiis and dedications which will be required as a prerequisite to the
� approval of the preliminary plat. The plaiuiiiig conuliission inay require
additioiial cliauges as a result of fiu�ther study of the preliminary subdivision.
Sec. 82-217.Noruesidential subdivisions.
(a) General. If a proposed subdivision inchides laiid that is zoned for conlinercial or
iudust�ial purposes,the layout of the subdivision with respect to such land sliall inake
such provision as the cotuicil inay require. A noruesidential subdivision shall also be
subject to all the requireinents of the site plan approval set forth in chapter 78. Site
plan approval and izoiuesidential subdivision approval may proceed sirnultaiieously at
tlie discretion of the council. A nonresidential subdivision shall be subject to all the
requirements of this chapter, as well as such additional standards required by the
coLUicil, and shall conform to the proposed land Lise and standards established in the
comprehensive mtuucipal plan, aiid chapter 78.
(b) Stand�c�•ds. In addition to the principles and standards in this chapter, which are
appropriate to the pla.ruung of all subdivisions,the stibdivider shall deinoilstrate to the
satisfaction of t11e coi.uicil that the street,parcel and block pattern proposed is
specifically adapted to the uses anticipated and takes uito account other uses in the
vicinity. The following principles asid standa.�ds shall be observed:
(1) Proposed iiidusfrial parcels shall be suitable in area and dimensions to the
types of industrial development anticipated.
(2) Street rights-of-way a�id pavement shall be adequate to accommodate the
type and volume of traffic anticipated to be generated upon them.
(3) Special requirenlents may be imposed by the city with respect to street,
curb, gutter, and sidewalk design and construction.
(4) Special requirements may be imposed by the city with respect to the
installation of public utilities, incluc�ing water, sewer, and stor�ilwater
drainage. �
(5) Every effoi�t shall be made to protect adjacent residential areas from
poteiitial nuisance fioin a proposed conuiiercial or industrial subdivision,
- � including the provision of eatra deptli in parcels backing up on existing or
potential residential developnient alid provisions for a permaneiitly landscaped
buffer strip when necessaty.
(6) Streets carrying noiiresidential traffic, especially truck trafFic, shall ilot
noriilally be eatended to the boundaries of adjacent eaisting or poteiitial
residential areas.
For Site Plan Review:
Sec. 78-821.{B)Building Permits and Council Review. All applications for a
buildiiig periiiit in any I iiidust�ial district shall be reviewed by the cotuicil aizd iiiay
be referred to the plainiing comnZission for review. �
Ai�ticle IV,Divisioii 18, I—I�idustrial District is attached as Exhibit K.
x FILE#06-3208
' June 19,2006
Page 3 of 4
►1
List of Eahibits
A. Applicatioils
B. Project Narrative
C. Preliniinary Plans for Site Drainage,Erosion Cont�ol, Streets Utilities, Laiidscaping aiic�
Site Lighting including the Sketch Plan(labeled prelimiizary plat)
D. Turning Movements Exhibit
E. Conceptual Building Plans
F. Information abottt"Quik Brik" �
' G. City Engineer's Coinments
H. Notice fiom MCWD regardiilg wetland on property.
I. Property Owners List
J. Plat Map
K. I-Dist�ict Stanc�arcis: Ord. No 32. 32, 3`d Series
Background
Because the subdivision and tlie site plan/conditional use perniits are so closely related
Plaiu�g Staff has iucluded information to allow a preliminary review of the site plan and
conditioiial use perinits at the same tinle as consideration of the sketch plan. Also for tlus
reason Planning Staff is recon�unending the Plantling Cominission forward its comments on
the sketch plan and preliminary site plan to tlie City Council for its consideratioii and
conunent.
--------------------------------------------------------------------------------------
SKETCH PLAN ANALYSIS
Comnrehensive Plan Desi�nation: Industrial
Zonin�: Industrial
Lot Area/Width•
Re uired L1B1 L1B2 L2B2 L3B2
Lot Area 40,000 s.f. 4.89 acres 3.01 acres 3.01 acres 5.84 acres
Lot Width 200 feet 276.8 feet 320.9 feet 314.37 feet 4.06 feet
Circulation
A public street would be extended from Old Crystal Bay Road to the east liiie of the plat.
The street would event�ially extend tluough the Morrie's autoinotive property to iiltersect
Wayzata Boulevard at tlie east line of that property. (Tlus coiiforms to the tt�rnback plan
currently under discussion for Old Highway 12.) T11e sketch plan provided oiily a 50 foot
right of way for this street. The code requires a 70 foot right of way. Plaiuuilg Staff a.nd the
City Engineer reconul�end a 70 foot ri�ht of way. The Conuiiissioii shottld address this issue
in its conuilents.
L1B1 would have access only offtlus new street. Tluougli access easements the tluee lots in
Block 2 would have access to the new street, Wayzata Boulevard and Old Crystal Bay Road.
The turnback plan proposes t11e Wayzata Boulevard access be shifted east so it inay be shareci
V FILE#06-3208
� June 19,2006 x
Page 4 of 4
with the adjacent Western Steel property. Tlie turnback plan would iiot provide a nzedian �
opening for tliis access so it would be would be right-ii�/right-out only. The City Engineer �
recommends the current ciriveway be restricteci to right-in/right-out until the mediasi is
coiistructed. He also reconunends the driveway access to Old Crystal Bay Road be right-
ii�/right-out only. The intersection of Old Crystal Bay Road aud tlie iiew street would be full
nlovement. The Conunission should address tlie location and fiinction of filie accesses to
Wayzata Boulevard and Old Crystal Bay Road in its commeilts.
Utilities: Lots are proposed to be served by City water and sewer. Drainage would be to the
new Highway 12 system. Propei�ty is within the MUSA. Sewer and water are available in
Wayzata Boulevard to be extended to serve developnlent. Confiriiiatioii is required that new
Highway 12 system has the capacity for the developmeiit.
Existin�Buildin�s and Development Phasin�: There are two bliildings on the propei�ty.
The snlall office building (originally a house) near the coriier would be removed at the start
of developinent. The larger buildiug has two parts connected by an enclosed walkway. The
larger(masoiuy)portiou of the building would remain and be renovated. It would occupy
L3B2 a�.ld comply with setbacks. The smaller(metal)portion of�lle building would occupy .
. L1B2. It would be removed before L1B1 was developed or when L1B2 was rec�evelopeci.
The developer should be asked to detail the proposed development phasing plan. The
Conunission should address the appropriateiiess of tlie proposed phasing plan and its
implications for circulation in its conunents.
Other Issues for Consideration
Are there any other issues or concerns with tliis application? .
PRELIMINARY SITE PLAN REVIEW ANALYSIS
The attached analysis worksheet provides a review of how this proposal complies with the
provision of the Industrial District Ordinance.
Other Issnes for Consideration
Are there any other issues or concerns with this application? � � , '
Staff Recommendation
Plaiuiing Staff reconunends thai the Plaiuiing Conunission review and conunent on tlie
followulg: .
1. Proposed Office Warehouse Use `
2. Site Layout
3. Buildiizg Desi�i and Materials
4. Development Pliasing .
5. Coiiformity with the Industrial District Staiidards
N �
U •---�
N 't,~,+ :�
3 - `� �
. �, :� � -
� , � o
� � �� '�
� a o '�
� •.� � ° .
o � �
� b 3 �
b . ai 4-+ cy
O (� � � �
3 c�� � a �
� 'ad o � �
� � � a�i .�
� �`i� a Q,,
� � � � � �
a �
1 � � ~ � � o �
p,, •,.,, v al cd as 5
�� N � i-1 � � •� O
s.
O N � � N N N N � N � O N 0 �O O 'MN �
� � � � � � � � � � � fr1 � w •.=� � W .�
�
�, � '.� � �, 3
�
� �° bn � r. � o �•°q o •�
� � � � � � � �
O vi � •.�-i 'd bA ,~�,, � � N ,.�., '�'.-�' bA �i'
�" ,—�i � N � � ,-� N N S�r'� � '� O
� t� � � � 'vrri � � � cd 4-� � ,y �'
�+ 0 ' � � :r N � � � � � .¢" N ..'�'',
� � � y"i � .fl � r' � ��-+ .S�"i
�. -d � o
�� +� � � � �' ° � � � �o `� � 3 " � °:
w �„ M r-, � a`r-�i� � °� 3 'a� y 3 � � � �
s.�., � � ,� .crl.� o cC cd � � � •j 0 � v�i i o
O" � "� � N � O � '� s-V+ � � ~ � � �� N
y �
,�,, � � � � � � N � O .� � � "G
O O y N � N N � � 0 4-� cd bA p .� r.•� � bp c�n vvi � O
o° °o o � � w � � � � � � � � � � � � � � o °' .�
000 �n �n000 ..�y � � .� � � ov � � � � �, � �
�t � N crl <<1 N � N y .�'�'., V V � � U -�' cd y,�,, � '� ,.�� �
C� "C3 k � ¢'' R, c� ''f_'� N �� � �n � *' .� 6' �
N cd
� ^ O � O �' vi '''' � � � � k � � � � � .�
a/ '� � ++ '� O v� �
O � cd � � c�j � � � � Q'' � � "� N � ��"' y"� N
U � bA y �. � sv-� ,�,� bA � Od U rn � v� •� p '�" ,.d
+� � � � cd ¢, v N N ;� O t� � � � �� ,� +N-' �S''-, O
a � � � �' +' � .� � 3 � •~ � � � d � °�' o � +' � �
� �
i-� c� m �n �, p p., � �
I� b U � �� � N N � N +r7 N � � O c� v .pa � N f� � � a)
� � b � � y � t� b � �b�+A� b �� � �y � � .� .��� O bA
.� ,Fi '� O �"i •� � .� ' � �i V .N ,..� � �'� ir'�' O'� � ��� � .�
E1 � N •Q"U ,1 "�li� `�li� r`4 U ,.� � �, � cd � � � 'd I� �i � OA � � �
z � � a`�i " ,n � � � � � ,� � �° �,� � � r, .� Cj °o .� �n °�,� +� o
� ri� •� � � � a��i a��i a��i � o i � a � °' '� o o ,-�c� � � � � ° � � � o
� bA � ,.d C/� C/] V] � z yG? s� '� '� � ,�" "d •-, � � � � � 'd N ,� �i �
� � � 'L7 T1 'b 'd ^ +-' 'b c� c� y� �,," . a� c'� +'� bU
:� � b � ��., �# �d � '� � .a°. o � o .p� � � un � ° .� £ � � a� �,�n �
O+ � o � � +-� � � � �' •� `-' � � o � ,,.�., •� .� � � a�i � '~ � " °' �, bn�
. W � a � � � :v :-d � � x � o � o °' � � � � � A � �., °' � ° •� � o
W � � � � .�wvav� cnw � �° � Z � Z o ° °�' .� � �, pW ° � c,w � � � o
A � .� ;� � b -�~v- � C°) � � � � ,b � Ni-' �
O o o � � k o � °o � � � b'-' °' o �
� a � am m � a a� x � o ..� � � � a
' r
•b bA � J bp � �
. � �n � � � � b � bA O � - „
cd c�i� � y,�� O '� „�j c�d .� g 't i i..�
� � o �t •� ,� bna� 3o °? °; s� 3 � ;� �
�s � �o .� a� � �1 � � � � � � � �, a�
on a� N .� � � � � .�A � '� v� i �..� p o `d,
-S"'. .� � � c� � p � •� v�i bA O � � v �'
b O O � � "-' '� N '''' •� � y--� � � -'+�� � d cd
'� �+ bA 0 � •� ,� � � � N ... b N Gj O � 'Lj �
3 � •� � �� p •� c� p � ;� t�-� � � ~ N � 3
� O •� � 4-� 0 � � Q"C� ,s7 � � � � 3 � � '� �
� 3 ,� '� � � b�A.� � � V � � v' r+-i � '� `n .'n
� bA'Cy O y cd O N [� � •d �� ,� �-�+ � p .� � �
� o � .� � � � � ,� b,�„�A � � � � N � �"i � �N p
�+-i �-i � ,.� c� �-l-� 't7 �d a� . o y � '� p �n
� F.; .�c, '� i-+ vi � ..-�i Uy� � N � � � � .� 0 cd 'ti �
� �-�+ � � .fl b � � cd N � U � N bA
.�, '-+ � � � � ,-. �., � � O cd 6'.v +-+ N
� O i'�," � N � '�i .� ¢, � � .v� .� � cn � v� � „� � �-� ,
,�,,, "d � .., � ,ti bA y,
TJ � O � � ,� ,p •'-' p � � y,a �~ f�-,' '.� � 3 � � N �+.�
� " � «t c°� tn� � V a' � t�-� � � � ° � ,fl � '� 4� � ,
3i N � � :� o 'a� ��,^� `� :� U °' .� � '~ v � � ° �
� .+-' l� � :--� s-' a� � v� �� ^� O a� '� "" °-� +-� �
N N ,� .� N� � � O � � � V � � Q' � �i � O v�i � aS 'Cy
� � H °�,' � c� � .fl � u, � o o F+ °�,' � � '� '� 'cs � w .�
bA a� bn
�
y � � bA � 'TJ O � .�,; •�-i .�
.� y � O ^' ,� O � v�i � � � �
fn �t ,� � �,--� � -
0 � � � � � � � � � A� � �•�
� .� � ..� � r° s�,� a+ � �, � � '� � 'd
a� �
'� � �, � „ �, � � ._.. ,�
� � .� �r7 3 � � .� .� A� ° � � R.,�
� � � '�-' � cd ^ �'i s� p bA.cn � .., � s�
, .� � � U � �^' ,� � � � •� � � � � �
'd
�n � � ,b N •� 3'� '�, � .a ,� °�5 � �
'� '� a�i � ,� a�i � � 'ti � o � an �, �' 4�-+
� � '� � � � `� � °� � � .� .� o o �
� •,� O > v� ;� � �� C .� � ,� d +' '� �
0 .�C 'dd `�' 'd � bA� '� a� � � � O� N
a� �d � � � ,s-�., +� � a� � ^� � O �
O p O � � � � '—' N v � � ��., � Q,,�
�". 0 � � V � ~ � ��
� U O O � O � U � � � �
•Q� vi �"i � � ? •� O O "d p '�' ,� ,� ..��-
t-. � N O � .� . . � N � N � bA � bA � s�-�
'd O y"+ � '� � � 0 � �
� a '� � � '� � � �DN � °' �
� ''CJ c~d � ,� �O O '� �y O G'�''j A � r-�i 'd
�.,'' � N c� � N "� ,-C� 'd O TS 'N � c�d �
4� � � �vi � � � cn � '� U N � �d � ..�
� � � ��''
� c� 4'' v O 'd � � � V � � .�A� O NA
� � cn bA +-� ''-' v� .�
° � � � �.�° A.d � � � � � � •� �
� � � � � N � � � � � � � c�
� }.� '� � �"i , Q� �+� � 'b N y
N y,,�
� �
O +�-' � O ,� � N •� .� •• O O � O .'d O �
� ��-+ b � H w �+" � � •� V � � �r' 0 � �i
+� r � � � b 0 v p �
b�-y •� aJ � � � 'd � � O � (� � .'�.-1' O � �
@ � � � � O p � � � s'�' ,—� � � c�.a v .�
� � s,., � �, � .. � � � �,
� '� °� 3 � �a �, � 3b�� ,
v� s�+•� � � a� � o w � � a�i � ,� o ti U a, � o
� � � � � � � � b � � � � � � � � � � � N
w� `� � � c`�i 'v�i � zi° ��-1 � G�w � � o � � G4I'� � a
o .�
. �
� U
.--i
� o � � � bA � � . ,
� � '� � � P. � � b � � �
,,..� � � O .�
� .� � � � � a � � 3 � � � �
� � •� � � •�A ; � � � � � � 3
� .�
� ,r? b � o � C%] � ^ O 3 bA
O ,� .,
�
� � .�4 ° -� � � � � � � � a� 'd �
� ;° E-� o ,.s� y� o tp o � � •� �
� �
c��d � ��., ti� o •� '� � •� � � � o � U
� td � � � �L � ,-d cn O � �'i bA p
P..� N a � � A � ,� � .`� ,x � � � "�
cd � �, t-� N y� '��' �.,fl y � ... .v-' � .� O U
OA;x N � � ; � � � ,o � � � o � � �
,� a' � y � b � � � .� + U �.., � o � � •
� bA^ 'd � o p s"' .,�"". � � � � � •��-+ � `,1i O
� .� c� � �� .v .p��+ � � � � � � bA p ^'.,
� � � N �" � � � ,.� � C� '� bp � id '� � �
� V � � � b O •� O cC r�-+ G'� � � y "'' U •.-�
(� cUd � r-a C� � "v '� z b H r�-c v�i � F-+ .fl 4� s..
N
y � Cn "d CCj
,� CC7 � � ',Q � N .--� � 0 �
� u� ,� bA � O
Vvi 0 ''r"i -f i �'� U N 'd ,,,y '� �
''�" .� 'd Q" O O ,� N � t""' � � ,� cn
3 0
� � � 0 � ti� b° � .� � +' �� °�' '�
c.� � c� � � � � ;� .� � � ;.� •d F, o
.�.�i,� � �,� � � � -r a) p °� � a; v�
�n � � .cd U 0 � � ,� a � b � �"'-S"',
� � �"i `.-�i N � U ,� b 'r��' V� � , � '� � :
N U .� O � � .'� N •� � N cd � 4-i � �
c�U � bA� � O U O � � � C� � � �
� !� "d � � a�i � � � � b � '� � � .N
� p � ;.,.� �� �-�. [�—� ¢, � > � � � � y t-•
U V U y'' ,� N � � v� � L�" � y��
c�V 'p � VO N ° d y��,,� .� �-+ � 'H '� ,,� � � +�-,
� C�d ,� � ,i��'' M •� � � '"�"` � � N �� N � N
�, c..�i� •� U 4-� � c�d � i� i-� 'd � "D pp � � 0
N v� +N-� �+-� ^ +�- �' "�'' � 4"i .� ��., � '�a' �' 'L7
� bA c� 'x \° O N 3 v „*�� .� N ,� 'd � � �
cs'•� � o �� � 'd p � •� � � :--' �
� � a� '-' :� a�i � i� � y � cd ,-� � � � �
bA� � � ,,,., � � ,�+ q P-� � � v� o � � a°�i
o � � � � �-' � � °' � �-' `� �� � � n�
s-� i-� � U v� � '�"i ,',�..�'' biD � .fl
'� bA^ � A'' � p �A � � >UC' � ~ � � ~
� cd ° �+ � �� cd C� � :d � � � � N �
p � l� c� � 0 v� 'd bA cd +� �
� �
� � � N � � � U ... � bA,� � N � �
c� � N � � p"' � � � .'�' � � � � � .�
o ,.� q o '" " � �' ,�
.� rn U O ' o� V p � .b � �
� "" � U � � F. bA U � U ,� � � .�i .� c�
^ °� N � � q �' 4-�
� � �� p � � �N � �,�., c~d '� � � � � � p
.O O � � � f�" 4-+ v� �; •�'� >'
�., �i
� � N � b!}o � N ^J �+A � � .+.� '� p � U U �" �
pp cn +' .� � � � .� � O � v � O � p +-�' v' c� .,-i
a� c.�i c.s�j b � �' `n � +� � c� � .� � y� ;.� �; �
� �' � � o � .� � � .� � � � � .� o
� � � '� � � .o E-� U ° o �° � � W � � � ¢� � .� ~ 4,
0
�� .g ��
� � on
A a
� bn °' �, °' +�
� O ,.b � � '� p., bA �.�., � � � '
~ � � � �� GJ c�d
� ,� � �) � � � � � ,'•--�., .-+ ,� cn +-�
� � � y � rp T3 'Ly � c� � N
c� � cd +'� ,� (V '� � � 4-� 0 � U
� � � 3 � .bG4 ,� o � ° '� � �
N p bp bp p •� N bA'N c�l i-' c� � �+ �
'� ��'a � ..., � � ,� .� � ,.� � o ��., ?, .� .° a�7i
o c�i � x c�'d � � a' y c� o � o ,.b � � a�
� ..v�- �` y .-"_'� i�-' 4-+ N � � � � � �� � � �
N v� � � � 'd�-+ O � � bA � O � � � ~ Q+
� bA U � � id c� +"�-+ .�1 ;,� � ,v �+� �� � O
O
4-i cd � �
� � 'd c�1 bA bA � 0 U p � � �d ;� ti U p� �✓
� •� .�.�., � 'Ly � +' ca •� 'd 'd � N •� d � Q+�
� � Q, � � .� U � v O •b p � "d :.. 3 � .�
v�i 'Li •4: � cd �1 c.> ...� �n � �
'� � � � '� O � 40� `� vG�i � y ��-+ � .fl � � ,N�
� � O � � �i 'C U � b +'� � pp � a ~ �
'd � •� ,��, � �� N Oi.. '� � �r�,�,, ,3 �-�' 'i-' +� �j N
,� � +' p O �Q 0 k 'd O '� U ,-+ 'b � '� �,.� 'd
� � � � � � ai ,.� � 'd .✓ � � O .fl N � .--� •� ,
� � � .� '� � � � � � � yao3 .� ��
� o �.� � U ° 3 .a � �+ �+ � � � op� � o � o �
� bA bD .� � O
� � � � '+� •� •,��" •r�,, � +�
,j •� � � � p p �' bA N � U
y ;., O O U 0 'b � '� 4-� �
'd � N � � O O ;,d--,
r'A � � U � 3 � .bA �� � cd
•� � � U � .� � � �
N ,� � ,"�+ � ,� O ;� Nd ��" U
V � � V � � . 'd�,,,'�,� FI �-�i
4-+ .b t� � O ,� � ^ � � � cd � ''d
N .N � 4� � �+"� � O � � c� U � �
-�+ N +-� O � C�r cd '3 �'
TJ � 4� N O p � � .� � � � ;� v
..-�
C � O � ~ �� ..O L� N N � 'd � v� O
�n � N .��t .� 0 � 4-� 4-� � �� N � N
� � •d +'� ,—� f�+d � O O � ;.� � �d '�
� .N .� bA � � ,�vr"i � � .—� :p .� d � cd
rn +� G� .�.•i � '�'�' ,�^-+ („) •�d U � •.ti �
� cd
^~' •V � N U � � � V N � V [/�
�
� � � � � � k � � �U c�d „~�_, 'a!� �
bA'r""' +-� +�-' pp � .'� � U � � �'�, ��
� � ~ '� � � N � � � � � O � vi
+-� cd .b 't� y� � +�
„i-��'� C � O Q, � N '� 'C"�' � �O 'd U .� N ..
� �d � � � v O ^a U � �+ � �
U p � N � U +� +, V S�, id � �d�+ c�
:� � 'r O U N .-+ � � � O cd '� c� cd a! � '=;
'� �; f�¢'., p � � '� � .� � '� .G? a� a� � � �
N � � � � }"' ��A N � b � � � c� 'd o � �1,
c�i� � �" � �-+ � v� � c�! N V] ��""` � � O •O '� � �
'd � +-' � •� . �-c cUd cd C� *'' �,p � Q'' � �� � � � aS
� v y bA G� p � �'� � c,,.., � F; y ,.fl �� v � .s,-1" b O
� N � '� Q"' � � bA O � � � � � cd N .�'�' bp U � O
S� � cd � '� ir � +-' C/� N � Fr � � U ,��- 'y � 'tj
cVd � 'b � � iZt 'd � � A O O � � � •� U d V s�" .�
b�' j � 0 •d y s�-� � �, v �� y � � �� .�j � '"" •� � o
� �� 4� rn � ,p+�N � .� � � �i ''d c� 'd �� bA bp 3 0 .
� ,� �n
C/� �. V p � � •� •� ' d�
X O .`4 ,_..� n
O � �' W � � a � a�.� .� w
�
�F-1
� �
� ,.ra � y� a� ,
"bn � � e,
'i °� s7 0 +� '� d � �
�"i y V U U :-1 p � �" N
� bA:� N � �''� � � .� � � U
� � 'fl p ��i, a� � ;� ? � � F�-' 4�
a� ;—� t� �i
� °� � ,� � � � � � � � o U
cd .fl '+� U s.,� '�-' G� N � • � �
. � � � "�d � � c� N .~O� '� H � .�
N �r'' � � � V U � •O � � � .� �
3 � � �
'� -� � '� � ,� ;,.� ��s � � � � �
o a� � � � � a� � � o °� � T; �n�i ,� .�
.� � � � �. � �,' c� pp � .� -d �
�O '�"' s� bA bA N N �+-� "d bA � 'C7 � � � �
b rvi� � .� � y..� .� p `.-�. ;� �'
� �~^,� O v � � c� � � � Q'' � W �n +�
� �i � ..� Q.' ^' �, � O � ,�' �' � �
C%� 'L7 � 'L� N p'' P�' N � � '" .-y � O
•--� � � � . ,�r � •� � �y� V
� � OC/� 'd ��� �� � H � Q � •O '.�., N
� .� '�U � � �.� N � � � � ..� � � � a�
� � � �
a, � � ,__, ,� � � � o � � .�-' .
� ko �3 .� � � � � '� � " '� o ° D � �
� 303 E-+ u, � �°'. � ¢' o E� Z '� •� w �
� �' o a bb � � `�
� �
� ^ � � .� � � i � '� 'v�
•� � � � � � � � �, ,�,,� c> � �
� � � o o y-, � Q,.� � � � ; °'�' '� ;
� 'd �. � +� , o N 4., � � o �• � � �
� o o � � � o .� � � � � � ,..� ai
� � � � � � � � � � � b � o � � �
� '� o � �, � .,� � 'U ¢' � ° .� � � •� bn
� �A � � � � '� � .� � + .�
� �
� � �.�+,, �" �^ � y`� � .� p ,� � N O N
va�i '� � ^ o o a`�ti � � .� C U � � � `� �
o cd o � � � � � v e) cd � � •.� b �
O � '�'�" v ,,.N�d � � o� c�d � � � i�'�'' � � �
� �
a � 4-� O 'd � ��A � � � � 'r� 'c� +' cd
..��'' � U .� � "'� cd � � .� � c+'d s'p',r! ,.��. "'' � d
� � � ,� � '" .x � � � ,� .� ...I p � ^' .� Rt
+� o �, � � � -� � .� �-' � � o �3 c�
� � �o ..� � �, s-�, � � � � � b � � ,� "" �
+� '"' ' p O � bA ' N �.� ,,� �, � "'' .� v � as
� '� a � � � � .� � 'b ; �' � '° .� � 3 `� o
� ;� '� � .� � ' .� .� � ,.� � � o o '� � � � a�
� Q � � � � cvd c�i � �' � 'v� a.., � °� o � � •�
� � vi +' a� a� a� O a� � ,.., "" a� v� cd c� c��' ,� �n
O p'' � �"' s..� �. s-� s., �„� � p > "� rn aj ,�y � � ,�
� N � O O � O ¢` O pp � � � ,t'',, " cd U
. �+ 4-i 4i v 4a 4�
.y +� ,—. y i.+ N N � N ��" � � � a .� � i-�+ bp � ��.y � N
y..� O � c� � cUd � � cvd + ' cVd � .� � � U ,� y � N
� 3 � o � �, � � �.� �, bA +�-� ,� � '� � � � ''C3 �c�
,r? c� O � .� � 0 � � �-..� ..� � O bA.� y � p
O � +r"-� .� � dj i.'�'' i� aj .'�".�' t-�� v] �y , ,�., � � '� Q" bA c�l
� o .� o ' a � � � � � � � � N ° s � '� � :� � � `�
�� � � a�i O �` O 3 O � �" O ° � ;� ° '� ° � 3 � '� �
'� � � `� �v � N � S� �
R+ � � � .� �y'' � .� � a� � �j � �
.i..� Z'L' �' � �-+ �" U 4-�
N y bA � N � � � � 4-� � cd O
� U 7� � y� � cd � c.� '� "" vi � � vi � v�i � W �,�,,
�, � ;� � �, 3 b 3 +, E-� � � �
� �, � '� � o � � � � .� � � � �
,� � a '� � � � .� � o
3 `�, a.bi �' �''`�o c� °j c,.fld ,� � � � � v� � .-,
� � � � o ° � � °
. �� 3 � � � � � ¢' °' x .� �,
�, � � � � � � b
f� ri c�d .� U .�t ° � � R�, � a
r
� � "
,� � �y bS�A,'�''r, bG�A,+-'r,
�., � N b '�G � '.R �
� � ... N � "" � ^d `n � ,b
� .� � .� a� +-� �� •� � �
� � c�d �h � o � o a�i o � o �
.'�..I' p �„ .
� o � c� � a� � o � a� � o �
� Ti a� � .� ;� ,� �' � '� �' �
.s� N � � c�� a i � o '� � o
� � � Gq f� o � � -� ,� � +� �
a� a� ,--� � � �t3 c� °� 'b � a�
� ,� � � �1 � y � a� � � a� �,
,� � � � �N � � � � •`n vOi �i � .v'
� .� o � •� � o � .� '�
� a� � � ob
°�' '� � b � a�i �., � U �•�z � U �a-'�
cd� � a�i � � �Y � ,.,� •� � ✓ �O � '-�
}� � p U 4-+ 'd v� � ..d �O •� ,�•CS +-+O •� ,�
,e? ,cn �" �+ � p '�' c�i� N 'C1 � � � 'd � �
U � � � N � � '� � � �-�+' � � � ��+' O
� H � °' . 3 d � N � � � � �, > � � v�i
� � � � ��� .� '�� �° � � b �o � � bA
o r, o �
��, e�i '� �n v, Q,;� pa � �, � � � '� � d � b
a � w � � � a � a � � � � � 3 � � ,� 3 .�
� ,� � 'd on � en o � �d �, �; � � � o bn
a� � � o '� � v� �.° � '� o °�+ 'b '�
�C t� � N � bp •�' � a�
�� y0 c� ^++„�, ,�i � N O �Q � cdd �� Q •U'' 0
U
'd .�'' � � cvd N O U �'40 -`- '�'' ,� �
� � � � � � �, � ,G� � � ,O O � � cN � P+ i'�-+
.� N '� .�"i � ¢a t'N'' p �'� � .� cn � � N ^ � O �i
N O 'c� 3 � � �1 bA '� .� O � � � O � � � � �
� -�„�+ � t3� � � �" •,� 0 'L7 a-+ CS" � y.� .�., .D
� .� c� V � c� bA � � � � � � � c'�''d �+ ^ y � � '�'
� ,ti cd bA.� v� bA � � gp� 0 � � � bA
� cd U � c� "d^' � � � � 'x � '''' 'L ,O O � '� � �
O � � O c� � U O � �
`'� 3 ;� � �'' � � � � � a N � � -d a� �
�
� � U ,� � o � � � °' � � � � � � �A � � .�
� � ;� � � '� � � �° k k b � ,� '+� �
�2 � � �, � a� � a� �
�G � '+� 3 � cd � �'� z� y S� in � .� �
� � �, � o � cn � v '.� � .� .� .�A.� '� � ;� °+,' �
� � �° � 3 � � � � ° � � a"'i .� � °' ��
o '� � 3 c� � ,� � ^� o� � ,� .� � �-, 3� �,�
N bA .a ��+ � � Q.,,.� �.� � rn � �y� � � 'd O �
c~d � � ^d .'�-'�' ""A cd N � � id � ...-� y.a � bcAt �+ � � U .�
..�3 � y '—' a) s� p c� U O t� .y ,� y c� �
�n � �, 'rJ � N 3 � O 4-� .� ,� N '', •'., '•a � � p `� ,�
�+ U cd
v�i >, 'C � +-� O y� � � '� •� � O �0 .� �'� N � V
U � N � ,F,., v� �i-� �� ��� i-� v� .O �'i
� � � � o � � o � � 3 � o �, � � �.�A ,� N ;.�
�s � o� � a -d r.b a� � � � a�
}, N O •� c� "� t� ..., N � N N � � .� � � � � .� � "Cy.., '
� � � � b G� N F'' i1,'�, .� .� `'.i � O � cc cd
U . O ,� `i' H ,� O cd � U O .. � � � a �n
'�cy �''-' O � � O ~ '—' `n � � � � cd �� N +,s� d a� rn bA �
U W N � � .� � ¢, � � � a� pNp � 'd -� .,�' O � •v�i 4� V � �
p ,.., N +,, s-i � cd "Li bU^' vi '� O0 � O � � O V�'1 '� � U
'�7 U � � � � ,.�.y � � ,� v '� � � ^'' � � � i� � bA� �
+� � O �
dj .� i.�.,_ i�C � � bA � •� �� �� � � O � t-+ � N � cd b � ;.� � O
l� +' oA f� � i� v�i y,�,, `a r-i rn ++ � O 'd :�, � aS p �
C/] 'p,� V � � � C j � � � � N bA p � vi .� � ,b � � vi �
+� b � cd G' c� +� C/� b U V r''., N 'd �
� � � � � +'� � N '�} c�'' � � � � N W .0 � O O b ~ v � w
(� o � � •� � .� � � .� � � � bA.� ' p o .� N c�d � 4� �l c� � cd t� �
� � 'd v ^' ,� T1 �n b 'U ', 'd � �C! ^� � rn � a�
U �d C7I °' � '� a � �; P� .fl N � a� ° a � � E-�y °�,' � a
� a� bob4-�i � o3 _
b � � � � � �, o
� x � �
� ,a; i � � o i�- N � cd
� � � � ,.� (�,�
� '�° ,� 3 � � oa � � o
� � � � •� b
O U 'd .i� N � � � � +'�- V
� � .,-� C/� �,' '�" c� .� s-' 'd
�
;'d p" � VO � a., '�' � bA
,�N rp �+�� bA � � � �,�., � N � �Q.
�d O � �� +'� cd a +�- .b .� at
., � � � � �
� � � � o a :b o � , ° ° � �
•�s � a� � �
0 � 3 � � � ' ° s�. o � � � '� '� o
� �
a�
� � �° � a ° � '� 6''� '� � � �
o � w y .� �'' � � � �
� c,� � A .� � bA �y � � V .0 ¢� v�
, � .� � � ��� � � � .� bA �
. � � �
� � � o
� � � � � � � � � � � � � � � � x �
� H oU � � � � �+ � .� � � ¢'aU Q,�
� ° N � � � � � � � ° � � � � � o
°' � �'� ,� .�
a��i � To �' � � ° .� ~ � � v.� � ° � �' �
'b '" 'd � � "" �' �° v ° o ,.d '" a� a�
'� ° � �.� •� °' o � � +� � � a�i � � � �*-'
,� a� -d � .� � `,+� bn o a� � � :� � a � �.
o :d ,� � o � �. o ; �, .fl •� o � � � �, � '�
i �' a� a�i � °o � '� � .�. � 'b s�,� � � °,�' � �
� � °�.,' +� � H �n
� •� � � � � � i � � ° , � � `� bn ; o o � a; :�
� •.. y ,,,., ,s� o U +� .. •,�
+� +�.� v�i s." � O � v� 4-� � N S-�" Pa.� ,� � � � �'i � .�-�
. � '� ,_, .� � .� � GA� � '��' � ¢, � �, ,.d V c� O U � ,�N� ^
� � � �+-� � 0 O .� Q.' c•� ,�7 �c�dy .� v� .� 'd O � x �+,�A � N
N O � � � v � N �d O".'t"�' +"�- '� cd O N � � v v � 'd O
��L
;-�
- �4y � TJ ,tJ ��i, � ,c��i .~ c�`�'d �' o � � � � d� � N o � p,
� S� 7-+ � �n � .� � � � V � � � �~ � V �'x � U
,� °� �° � � � °�,�' 3 s � ° � .� � �, ,po '� � o° � �A �
� � b a� o '� .�. � o .+-. E-+ � � � 3 � `+-� � x ,� 4, �
� � � � � °o i �' � '� o +��- a�i ° a�i � � � .• °' � �
'� N bQ� ° Q �•� � � � � ° � .� � � xC7 0 � ,�
� � cv .—� ,� s� a, a� a� o v, � .-. � o
� o o '� •� a� .� +.� � °�' ..• ,� � � H w
� 0 � c� � � �.� 'd� �+ bp � '��' +� � � p O � P,d 3 V '�
U � O �I� •N 'd .v�i � ��2+Q''O � � �" A � 'd � � -�i � -f+
G �
O
� -� ° � � � � �
° :-, R. 'c� � '� � o � y � ., cv � � �� +r: c� � +, � +�.
.fl .� � bn � �-�+ ai +'� y "d V � ¢, '� � (�" 'c�� bA �Qi � .'��'
~ c~d � � � � .��., cH ,°i '� •� � � � � N N '� � � � � �
� � � � t� � .� p ,� ^, �; N � ^�-' � .� ..� � ,� " � �� c�
� U � P. bA � � N � � ��'' p N O '� r� +-' "" f�� �
N � '—' ¢+.f� v +� c� !� � ,,q � � � � i�, c�'d �
� � � ', � a'' � �-+ aj 'd � •-• .—� bA `n � � � a� �
'�•�+ +�- � 4-i N �--� N � cd '� � �,� ,—� � 'd � c�
� � � O � v�i � .��- ���n � ~ �� .� �� � � � � � .'�,.�' V � V
,��i
bA � � •� bA U � � � �.� c� N � � N C � � E"' � � � Q"3
,b 4"� � • "d �� c�i� c� � O> c0 �'�'' � t-�i -~ �� � �.,. 3 � .� � O ^
� V � •� •� � � � z *-' N ~ � � � .a O vi � � `z O � .� �''+ N
o ,� �' � bn � � o � bAc'dv • a' r' ,,_, 3 � � `'-' .�� � � °' o
� � vvi � .U� � .--� �s--+� +-+ � �y � � � -�!� � �, bA � � � � p � o
� � y '� � � •^ � ,��.t- •� � � 4i '� � � sN-�... �,+�-� N O 'd •� S1' ',.' �
,-� � o � � � a� �•� � N � o b o � � � �, � '�a on
s�,va �o � 6'n� � �° '� �- v� u,•�, � N ° E-� �° a �1 ° � a.
� '� o � .�
c�d � u�i t�' �
'rJ '� � � O
N p � .� .t+"
� � � � � �
�n � � � �A � .�
"d � � 'p c� O H
'���c -d � � � Q' �
o ,� � o °' � �,
� � � �
� � . � � �
;� � ° .b o •� � °
•�d � 'b a� ,.� ti � a-� � +3
vOi � � � � � � ¢, � •c,�Od � �
�
4� � �n N � c� 0 � � � � �+
� � O
� p � '� v�i � Pi v�¢'' � . •+�-� O
d v� "d � "d N � bA O b U �
U f� � � � � � � �+ � � �
O � � ,._, � v� � ,�.� � v +,
� � � � � '� �A � �
:� f�
� •�'� �� •� .fl O � .b � � .
�
H � � � � Hz z A � H �
� � vi c~d b � � ,�; bA p � bA .�
� N � � , c� ai O � � � .� t�, O O
� v � � �
'--' � � � � N • �i � � � � �
� bA� �,� � N O'+� .O C." � � � r.., �'�' �
� O '� O �' � O � � � .�� 4�-� � � � �•c�d
� c`� v� .F..� .�y *� �-_� o .� cd 3 � .�
� �"' in 'y bA N�-. � � � � �' bA � f3+ p �i
'� � � O t-�. ,� N � � � '� j r-�i � bA � � c�
� � t�-� N � � .� � •� � -� � .� � .� N � �
� 3 � � � -� � �
'� � �'' ° � � � � �o � � � � � � � .
ao � c°� � � c� � .� 'b o ,��' N � b ,b �o a�
� �..� � � ,--� � �3 � � •., .s�
'� � 'Tq� .�N � ;� � �-.� c� o �d � � � '^' � �
�'A^� O � �n .� � � ,� �'p id a�i ��-± � � a a� � „d
„�d � � U � 'L7 '� � � ~ v �U W � .� � � cn cvd
.. 'b v � +d-� .., � '� v� N .� � c� � �
� � � � � cd .a .� � 'Tj � ..-� GJ
�''' � � � > � � �n � �
b �=rA.�, � � N N � � � � .> � � O,� °' ,� Q",�
,� Q�i cd +� � �, �--�
O N � � 3 O O � bD � '� tcd'' � � �O �O V f Q� O
�,'d t� ' ,� N O ^' � y �y � �
Q O � . � 0 � O .� �+ > � .� +�-' � O � cn � O
� � y � Q H � � v� t� •�+ '.� � -
N +�
�� N Q � � •�+ i'c�' N O � 'L7 � +-' •b � � � •�
N � � bA.�O "�� � ++ � � � '+� � � � � �'' R� N
� � � ,� �,� � � *� .� � �� R, 0 � .� � , � � �
� � � p � O � � �� ,.� N � b � � 'V N �-�`i U �
�
s-� � � N bA � O �,� � � �d � ai �'""' �� O � � �
� N �+" '�.�. � � � � ✓ O M� � 3�y�y 'd � ^�� � � �i ,�
C� .� C/� ++ W H
s�, � � ,� a�i .b c�.� � ,� o .� O � � p, a� � �
N .O O y � � N vi cd � bA'd v'F"'i V] 4-+ p '-' � N � ,-� �+'�O ,
� N � Tj ,s7 � � bA F'i � O '� bA � � c�f bA b .
� � � po � o � � .� '� � � � s� r� � � � . s�
� ��r �,� � � P4 '� � a°�i v' o � '�t c� •Q., n 'd p � a�
•� � '� a� � '`~� � � c� A, � � � � � C7 � �
� � � � � c� 'd S�, �, � � � rn ^' a� s� ''-' o
�
� it-�' v�i b f � � � � 'd � N O �i � �� p . '��' cd � � 4-•
� � ~ •� ;,� •� � a�i '� � `�n+ -��' 0 .� ,� "d c�d �� v�i � •� '� o0
c� +' C� y 'd cd � � id 4-i � +� � ,� b � b � a�
� � � c� o o � e, � o � o o �, � � o , on
� .� .� ori� o � v� u� � � C7 ° �1 �° �'n� � �° �.1 � �'n a
�
�
a�
�
0
U
�
i-�
N
.�
� .
W '.d
� N
.-i �
U °
a� o
�.
. y �
o i a o
z � � z
'+�- cn '+�-� ,� .fl � �' id � ,� bA cd �p A � � � �
� ,�,p � � cd ,�,�-+ � � '`� c� � r. '� � � � �
-, c� 5C
� N "� '''''' � p � N O � �'� v � � � ,� � � '
.��,, � .s��- 'v��i •� O � U c�'.� � bA 'z7 � +� � v � �A
�n ;--� �-+ „� y,� :�
t". � � .�'. a"•� � bq � � r-+ c� O bp �-�' .�
p'' � � � z.., ,� � � � � v� � +cn+ 'd '-' Nty O � �
� ¢` � � '� �' � O � �' � � � � � � U� 1� �
� N �, � +� f��" ��y O � 3•O � � •7,�.�,� N .-.-�+''� VO
'� � �""' t-r fti � � N O '+� �'' p •^" 'b L""
•�'' � N N � � � � •� N � � O � V � � � � �� A
, � � '� o �� � ,�o� o � o � �"3 � bn�,� ;�
,�
� ° � � � � � w � o � � '� •� � � � � � ,.'�d o 0
� � � 'b'n� � � ° �� � bn,� o ° ...� ., � � a� � o
cn •.. � c) . s�, � ,--� � �--< <n a� � y
� �p., � � C% � � � ,O � cd � � � U v� � ., � O O � x
'z7 y,,, � � aS � bp.*� � .�' � N p � •� "� � � Q� "� � .� �
'b U '^` r..i �--� .
� O R+� > N .� � � bA '� � � � O r-Ui � b � cd
O �'i c�, O �n V y� � . � c� � p y O � iri � � N O
� �� � � � U � v � � r" � � •� U � ��
� � bA � � d p N
N O .b s-� � c'�d � y .p ++ � U '� � t� F., .�
t-� �.r N -�-� U � � T3 }Q +-' bA �-.
'� y� � a� 0 ,i,,, � c� y O '�"
� v� "C j a�i r, � c�dd � t�. U � � '� � O'�pp � (s� A .'��' �'-'r..', '�
r, �p °� '> '� �p � cdas�i � TJ � o �a � � � d � ,.�
�' N � c� � v �� � "�' � .� V!
d U .. O
� U � �C� ,a y � �� � c[1 .� N �n � � ''fl 'C1 .�
� �� � � � „ � o � � � .� � •� � � `� � � � �;
� ,N � ,� � -S"'. bA � � �A,-d � 'd '-' � ?4 � � O � +�,
.-- � � � +-' ccS � � ;� tF.� '-• ,t"�, C"r � � � � � v �n c� '�
«s v� "d .� � ,�" p �• c� � � � �1, .� �0 � a� «3 �
O U ,� � t� � v �-± � � � b 'F"' *' .fl ,� -+� b
.r.� � � `� .� �", � cn .L1 � N
� O � �.� � ��,c�i� N � .� :-' y c�i "' U� G) � A y� ^� ,.i)
.�� � � � � � � •� � � � .� � � � �' O ,� '� � � O
� � p •�--i N � � � ¢� ,� y,�� � V � :-� � +�- ,y y„�
.0 � N „�� � � O .'." �d � b ++ b � U cd '_"' O
� 3 � � � � � � � N � � '.� b .� p.� N +�-' 4� ,G •� a ,�
� U O .-� � � � � y �' �-+ O
� � •� •� bn �4� '� � ,�" • � � � b � � %�'� � � v � � � 4.
.� y� +�n-� U . � V �,.� U c� ;� y,� O � b a +'� � cd � +� c� U a �n �
a� '... -� ¢,;� �, � �?,-� .� � :� �
s�. a�i � 'd � „_, o � o � � � � � � o � �
A C7 �, � � s�, i, s�, Q. � � -,-, �-1 C7 � � � a
�
� .
� ts+
, o
� �A
"d � •�
� � �
� A� r.
� .� �,
.�
�
. -d � � 'n
� •� '� ,
.� '� � �
'rJ � � N
o � �' '�
� �� � �
� � � � .
bA � � � ,�
•� ^' � �,�" �
A � � U .�
� � .
~ •�' � N
¢� F�
.� '"' bp O .�
v� �n �n U � �v� Q �
� � �+ v� � � °o
� v � ,� ,� ,� � y ? � � �
O �
� V 'd � � �." U � U � N
N � �'. � 3 �'"��', '-�1 � '� � o . •
+� c� � td U tn �
p .� � ya .., N ;� N +-,
a,,�n� a� � 0 � 3 � � � o .
zs on � +� � � a� 4-, �d
� � .� 'd .� A ° a°� � '.fl � p
� '''' b '� � ~ � N o � � �
� y � .� � � � +�-l- �'"' ,s� j a�
�"i .�'� � '�'�' U � p �; � �-+ ,.D
�" o� � � U � .� O � c�d � bA � .
� �
O p O "'v�'' 3 � '� � � cd +� �
. �
� r. a� � 3 ob .
,�en � a � � n � i' �o�+-� Q'�=
;� •� ,� � ,� ,� � � �° � ° ;� ;� .
�
� � '� 'd "� � s�.., � � "d A �' U
�. V V � � � � H N
•A � � +' �> �'�"' i'' [�/] �C � � � 4� 'Tj
v� � � J cd � � N
O u�
� �bA N � �� '� �� '�' �' '�c�' � � p
bq •,� �,
N ~ '�"'+ N v O� b ~ ¢, � c�,.� � ,-� '
� s-� � U � U � � � O � � �
4� � � .�. ir V � � � � O � s..� _
aj 'd � m � � +� � •-• U �I O c�
O � ,�j �, bA N O '� cd N a�" +� N O +-+ .
a � v' ..� •� � co � � +� � a°�i � � �
b � ,�bA� � � voi � O .''Lj.. � '�' ^ O � k'
� �,=� � � � �-' � � N � A� ~ � b�+
� N � O � "" bA� N ~ � ^' v � � a
o � � bA O y � � � N � ,� � 0 � U
�
t�...� ''� O ,sy '�' c� z ""' '� "d� � [ � TJ � N
� �.," • c� � cd � '"' c'L
O � � � ;= O .,�'� � 4-� � b�A O � t-� � a(
++ .�..� '� � 0 p p o
• b � � � ,�� a�i � ,y�� � .� :� �� � p y.,,
x � � � .� ° � � 3 � � a � � x � � o
�a - �
. .p � .
vl a
. . �
City of Orono
- Subdivision App[ication
StreetAddress: Application# c�c�—320�
�, �,� 2750 Kelley Parkway Date Received: .ri /1�/OCo
Orono, MN 55356 Amount Paid: `l�'� oK 3� So
O � O Staff�: ,�-�l
���`�'.�� Main:952-249-4600 Fee:k 7 �°" —h h 213.SC� �,�pr�
�� r;:l�x�'� . �� fax:952-249-4616 Renewal:
�' p Mailing Address:
� �9.kESK�4�' P.O. Box 66
Crystal Bay, MN 55323-0066
This application form must be completed in full.
PROPERTY INFORMATION:
Site Address:430 and 450 Old Crvstal Bay Road; 2725 and 2765 Wavzata Boulevard West
Property Identification Number(PIN): 33-118-23-13-0011. 33-118-23-13-0012, 33-118-23-13-0013, 33-118-23-13-0014
(Attach legal description to application if not included on the survey.)
Date Property Acquired (monfh/year): 1960's and 1970's ❑ Abstract or ❑ Torrens, please check one
Present use of property: ❑ Residential � Other Warehouse
Zoning District: I-1
APPLICANT INFORMATION: (Complete legal names a�d marital status required for each interested party)
Name: Ryan Companies US, Inc.,Attn: Gen McJilton and Mark SchoeninQ
Phone (McJilton): 612-492-4334 Phone (Schoening): 612-492-4442
Address: 50 South Tenth Street, Suite 300, Minneapolis, MN 55403-2012
Email:qenevieve.mciilton un.rvancompanies.com and mark.schoeninq on,rvancompanies.com Fax: 612-492-3334/612-492-3442
OWNER INFORMATION: (Complete legal names and marital status required for each interested party)
Name: VCI Capital:Attn: Greq White cZnc� �t�ob Lc��i.�e,
Phone (Office): 952-476-2637 Phone ():
Address: PO Box 375, Lonq Lake, 55356
Email: qreqwhite(c�vcicapital.com - Fax: 952-476-4340
EXISTING LAND USE:
Number of Tax Parcels: 4
Development Size: 17.4 +/- Acres Dry Land
� 0 Acres Wet Land
�� 17.4 +/- Acres TOTAL, all parcels
Present Use (check one) ❑ Residential; Number of Units:
� Ofher: (Specify) Warehouse
Present Zoning District I-1
Proposal:
❑ Division for Tax Purposes
❑ Lot Line Rearrangement Only(no new building sites)
� Subdivision for New Building Sites
Number of Building Sites 1 Existing Units
3 New Units
4 Total Units
Proposed Gross Density 4 Units per 17.4+/- Acres
Minimum Lot Size 131.000 +/- Square Feet Dry Buildable Land
Proposed Use (check) • ❑ Residential �
� Other(specify) Office/VVarehouse '
� ,p� .�.<,:. � �a"'
�j E. � �,�
+ fJ � �LT; � y,� �� `' )
,�r��,.t��S;� %�`:� rr �:ir r''r� `r � �-� '
r ��• .s= ,�� �;_� �;� ;� _�,� .
�Y �rn, ,, ,�;:,..,�s
' s.,t u:+�a. ,,., ,r„ .., ��;� :.;.,�t l.
f,�; :� r� `y� `t" ^ i`.}� �.`� �'ih � #
� �l F ti �Sg�.`.: J \°;� '7,N ;,; �
� �:�� f1 •�;i�,+�,�"„r;% .,�:w '�`�+.'� .
MINIMUM MATERIAL REQUIRED FbR COMPLETE PRELIMINARY APPLICATION
1 Payment of fees (refer to "application fees" listed below). .
2 Compieted application form. �
3 Preliminary plat information on Certificate of Survey. Certified Property Owners List of owners within 350' (you
must obtain this list from Hennepin County Department of -
4 Finance, Government Center, A-603 300 South 6`h Street, Minneapolis, telephone 612-348-5910).
5 As an addendum to this application, please aftach a separate list of any other persons you wish notified of this
• application.
MINIMUM MATERIAL REQUIRED FOR COMPLETE FINAL APPLICATION
1 Payment of fees (refer to Preliminary Subdivision Approval resolution and park fees if applicable).
2 Signed Certificate of Suryey or mylar copies of formal plat.
3 Title opinion. �
4 Easements, covenants, etc.
5 Developers Agreement and Letter of Credit.
APPLICATION FEES (Zoning Administrator to check [X] those which apply)
A. Application Base Fees: TOTALS
Sketch Plan Review(Class I, II & III) $350.00
Subdivision of a Lot Line Rearrangement$600.00
Subdivision Application (Class I & II) $600.00 .
_�Preliminary Subdivision Application $750.00 + $30.00/lot(Ciass III & all non-residential) S�7v.oG
Final Plat Application (Class III)$250.00
Legal Review and Filing: .
_ Subdivision only$140.00
. Subdivision w/easements and covenants; minimum $280.00 + any additional costs
Park Fees (to be determined per Section 82-227)
Legal and Engineering Review Fees (as incurred)
� Renewal of Class I, II, & III Subdivision and of a Lot Line Rearrangement Application $300.00
B. Special Improvement Fees:
XProposed Private Roads $650.00 + $.50 per lineal foot; lin.ft. x .50 = $
Proposed Public Roads $950.00 + $.50 per lineal foot; 1v2� lin.ft.x.50 = $ 3l�,�D �� ��
Request for Cify to Accept Existing Private Road $950.00
X Proposed Sanitary Sewer Main Extension $275.00 + $25/stub C 3 5�-I�S� . 56.Ua
�5 _Proposed Watermain Extension $275.00 + $25/stub �3 S�t-wbs� 5�.oa
�C Proposed Storm Sewer System (excluding culverts)$250.00 Z5o•6v
On-Sife System, Site Evaluation Review(applicable to rural subdivisions)$60/per lot x_new lots �
C. Flexible Application Fees/Miscellaneous Fees
Variance$600.00
Vacation of Public Road $75 per benefiting property($600 minimum per application)
Easement Vacation Associated with a Subdivision $100.00
PRD Application with Subdivision $35.00 per dwelling unit
The applicant hereby agrees to provide all information required or requested by Planning Department
Staff, City Engineer, City Attorney, Planning Commission and Council necessary to process this
application and further agrees to pay all additional fees established by ordinance.
� ��� �
Applicant's Signature: Date:
� .
Owner's Signature: Date: 5�,Z �6
Applicant must have all submittals i o the City Office 25 days before the Planning Commission meeting. Planning
Commission meetings are held on the third Monday of each month. Applicants must be present at all scheduled review
meetings of the Planning Commission and Council. If an applicant is unable to attend a scheduled meeting, please make
arrangements to have an authorized agent attend in your place and to advise the City Planner assigned to your project of
this change prior to the meeting.
� ,F 4R � ��"'t!'/
�,x �/ �'�{� hL,
L�� � ��ir� ,��o ��Cy�'(� i�3 �is {��."t?���rv
. C�'�j�.2„, ��J :�'il 1.�: �f" l.f� �,�.;' z�'•��•3•S t
kl cs :s� f-'4�1 ( � r+`' :i
y ��•, r.^'+�• �?n• �y ly�
R�riR,'tS3i '�;rZi ,F�" �;1' j%/ �
�.�t 3! 5� ��F f.J �'•;Y �4��, *.
. fN h! �.'1„� e�?:� �i..^..a a.,;f� �4�d.>._.;i j .
- Application# C��'32��
Date Received 5-/° -O�
Amount Paid /��� °�
CITY OF ORONO - GENERAL LAND USE APPLICATION
PROPERTY LOCATION
Site Address 430 and 450 Old Crystal Bav Road; 2725 and 2765 Wayzata Boulevard W
Type of Applicatlon to be Flled Cond'Itlonal Use Permlt(and Preliminarv Plat-separate application)
Property Identification Number (P.I.D.) 33-118-23-13-0011 and 33-118-23-13-0012 and
33-118-23-13-0013 and 33-118-23-13-0014 i
APPLICANT
Name Rvan Companies US, Inc., Attn: Gen McJilton and Mark Schoeninq
Phone (McJilton) 612-492-4334 Phone (Schoening) 612-492-4442
� Address 50 South 10`" Street, Suite 300 City Minneapolis Zip 55403-2012
OWNER (if different than applicant) Name VCI Capital; Attn: Greq White a.nd�d>> C�h%��
Phone{office) 952-476-2637 Phone (fax) 952-476-4340
Address PO Box 375 City Lonq Lake Zip 55356'
Date Property Acquired /9G,o � a�►c/ �6'S (month/year)
I (do) (do not) also own the adjacent parcels of land. �
FEES - CONDITIONAL USE PERMITS -
$600.00 Residential Accessory Use
$600.00 Institutional (church, school, etc.)
$600.00 Guest House/Guest Apartments
$600.00 Duplex Credit/Bldg
X $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) �z5, �od
$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
REQUIRED SUBMITTALS
1 Completed Application Form. �
2 Describe request in detaiL
3 Certified Property Owners List of owners within 350' of the subject property, labels
and plat map. List, labels and map may be obtained from Hennepin County
' Department of Finance, Government Center, A-603 300 South 6`" Street,
Minneapolis, telephone 612-348-5910).
4 Certificate of Survey (signed by a licensed surveyor) - refer to handout for survey
information.
5 Attach legal description to application if not included on required survey.
6 Topographic survey (existing and proposed contours) if land alterations involve
changes in elevation (grades).
7 List of the legal names (include marital status) of all persons with an interest in the
property. This would include name(s) of applicant(s) if not current owner(s).
8 Construction plan, if applicable (see staff for requirements). '
9 As an addendum to this application, please attach a separate list of any other
persons you wish notified of this application.
YOU ARE REQUIRED TO SUPPLY 3 COPIES OF LARGE DOCUMENTS AND 1 COPY FOR
REPRODUCTION (11"X 17" OR SMALLER) FOR ALL DOCUMENTS SUBMITTED. (Staff will
require scaled drawings of all documents, plans, etc. to be submitted.)
The Applicant and Property Owner must sign this application. Please remember that your
application is not complete if the above information has not been included.
Certification by Clerical Department that Land Use Application is complete.
Initials of Clerical Staff: Date
R
APPLICANT`S SIGNATURE
The applicant hereby agrees to provide all information required or requested by the Zoning
Administrator, agrees to pay additional fees (staff time not covered by original fee payment)
and/or unusual expenses incurred in review of this application, and certifies that the information
supplied is true and correct to the best of his/her knowledge.
f �
Applicant's signature Date �� Z���
OWNER'S SIGNATURE . -
The owner hereby acknow edges and agrees to this ap ication and further authorized
reasonable entry onto the prop rty by Ci�.y staff, cons tants, agents, commission members, and
Council members for purp of inv ff ion and verification of this request.
�
Owner's signature � Date � Z OG
Applicant must have all submittal o the City offices 25 days before the Planning Commission Meeting.
Planning Commission Meetings held on the third Monday of each month. Applicants must be present
at all scheduled review meetings of the Planning Commission and Council. If an applicant is unable to
attend a scheduled meeting, please make arrangements to have an authorized agent attend in y�ur place
and advise the Building &Zoning Office of this change prior to the meeting.
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 fhat:
1 The information you furnish will be used to determine your qualification for the permit or license
requested.
2 You may refuse to supply dafa, 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.
Mark Schoening
FIRST MIDDLE LAST
Ryan Companies US, Inc., 50 South Tenth Street, Suite 300
ADDRESS
Minneapolis, MN 55403-2012 612-492-4442
CITY STATE,ZIP PHONE
I understand my righfs as stated above.
��2�r--` �
Signaf e
' <,. - `�;: �```'��'`� �� ��
�� ��
�!�.:,I,::J �`z 'F�: �r. y(1• J j�` �;�1 ::;;;,., �^'`' t
.tI �F.i� 4 C S�� ��A �.;'�s`��.{}.
. p L.. a„��?� ��y':S" ['.� �.tf �°L Y,i+
G�:!�Y.r'�'!� ~� .:1 ��,,J � t ��� r� T1�,'t' t ' �,
+t � �ni�� �.c�,.i.�a� �iz::�:.i�• �u�:"
y� /:f ' .......��Y j i.�+�,�_..
. �
, Project Narrative
Crystal Bay Business Center
Prepared By: �
Ryan Companies US, Inc. and RLK Incorporated
� May 17, 2006
For Submisslon of:
Preliminary Plat Application
Commercial Land Use Application
Conditional Use Permit Application
Introduction ,
Ryan Comp�nies US,Inc. 1nd IZLK Incorporated have prepared the enclosed submittal plckage foc the
Preliminary Plat, Commercial L�ind Use ancl Conditional Use Permits applications for the Crystal Bay
Business Center for review and lpproval by the City of Orono. The Crystal Bay Business Center is an 18
acre site bounded by Wayzatl Bay Boulevard to the north, Orono Industrial Park to the east,Trunk
Highway 12 to the south and Old Crystal Bay Road to the west. Ryan Compinies is proposing to
renovate the existing 95,796 square foot o�ce/warehouse building and develop three additional
office/warehouse building consisting of approxin�ately 143,296 square feet as detailed out in the project
phasing schedule. A public road will be constructed through the developnient that connects Old Crystal
Bay Road with the adjacent property to the east of the development. .
Project Request �
■ Approval of Preliminary Plat Application
■ Approval of Commercial Land Use Application �
■ Approval of Conditional Use Permit Application , r�,�,,�
Pc•eliminary Plat/Commercial Land Use/Conditional Use Permit
. Ryan Companies proposes an 18±acre development consisting of 143,296±square feet of new
office/warehouse space. The office/warehouse space will be developed as the inarket dictates,and build �`
out is expected to take two to three years. A sunimary of office/warehouse uses is identified below. �''�
..r�'U,
:; 1 i,,,r.'
Lot 1,Block 1
T e of Use Office/Warehouse ,5����'���.
� Lot Area 4.89±Acres �,J�
Parkin 198 Stalls Provided and 80 Proof of Pai�kiil Stalls
:;�r.��,��
Buildin Size 63,336±S uare Feet
,��.. ��
BL11IClll1 Hei hts 28'-8" n�ain buildin hei ht)—31'10" (at corner eleilients) `'°'��� z
Building Materill H11f height integrally colored rock-faced and burnished concrete u�asoniy units, , �� ��°�
lass aiid decorative nietal
Lot 1,Block 2 . �.. . ....r. . :;aJ�.�£�:,:�;
:�
T �e of Use Office/Warehouse ��
Lot Area 3.01 Acres
P�►rkin 122 Stalis Provided&53 Proof of Packin Stalls �
Buildin Size 39,974±S uare Feet '
Buildiug Heiglits 23'-4"(main buildin hei ht)—26'-6"(1t corner elements)
Project Narrative Crystal Bay Business Center May 17, 2006
RLK Project No. 2006-135-M Page 1 of 5
Building Material Brick veneer masonry units, integrally colored rock-faced concrete masonry units, �
lass and decorative metal
,�. , , v, , �, _.. _ _ _„�.: , .: .,.
. . . - . . � _.r.-.: . .,.
Lot 2,Block 2 �
T e of Use Office/Warehouse
Lot Area 3.01 Acres
Parkin 114 Stalls Provided&51 Proof of Parkin Stalls
Building Size 39,986±S uare Feet
BL111C1111 Hei hts 23'-4" main Uuildin hei ht)—26'6" at corner elements)
Building Material Brick veneer masom•y units, integrally colored rock-faced concrete u�asonry units,
11ss and decorative inetll
Lot 3,Block 2
Ty e of Use Existin Office/Warehouse
Lot Area 5.84 Acres
Parking 248 Proof of Parkin Stalls
Bll1IC�111 Size 95,796+S uare Feet(Existin Buildin )
Buildin Hei hts Unluiown
Buildin Material Painted concrete masonr units and lass
Public Ri ht-of-Wa Outlot A '
Future public right-of-way will be provided via an Otttlot(Oulot A)and dedicated
Type of Use in the fiihire to allow access to the parcel on the east side of the proposed
develo nient.
Development Setbacks � `
Setbacks for the office/warehouse use will vary within the development and conform to all zoning
requirements. The fpllowing chart outlines the setbacks proposed in the current site plan;
Ri ht-of-Wa Buildin Setback + Parkin Setback
Wa zata Bay Boulevard 35-foot minimuni 20-feet
Old Cr stal Ba Road 35-feet 20-feet minimum '��
Tnink Hi hwa 12 20-feet 10-feet
Future Ri ht-of-Wa 20-feet 10-feet
, _���;:;.
;� •.�
{ E:; i
Parking Ratio Analysis . �-��, r
•:.;�.,-. =,�;w;,
The following parking information is included for review. ` ��'s
Disabled . �j t ��'
�•w.,:. .
Pi•oposed Stalls `�°�``�
Repuii•ed Surface �included in proof of Total Ratio ee �..; ��,,
proposed —�— �_��'.:•\ �`'fs
Buildin Buildin SF Stalls Stalls 5r�,us Parkin Stalls 1000 SF sr ��:. �:°j
Lot 1,Block 1 63,336+ 175 198 7 80 278 4.4 �• ������`::��;1_
— ti.::� �.,
Lot 1,Block 2 39,974± 110 122 5 53 175 4.4 ��^�
Lot 2,Block 2 39,98G+ 110 ' 114 5 51 165 4.1 � "'"�°"��`�
Lot 3 Block 2
, , `.,��,� �
(Existin BLI11Ci111 ) 95,796± 248
, �€� �l
Right-of-Way �^����
The Crystal Bay Business Center development proposes roadway right-of-way along Lot l,Block 1 and � �'��
Lots 1 and 3,Block 2. Tlie right-of-way will Ue 50-feet iu width and extend fcom Old Crystal Bay Road
Project Narrative Crystal Bay Business Center May 17, 2006
RLK Project No. 2006-135-M Page 2 of 5
to the e�st property line. A 32-foot wide roldway with curU and gutter(width fi-om face of curU to flce of
curU) will be constructed 1s well as utility services needed to service the development and the propeities
to the east.
Stocmwater Management �
The storinwlter system associated with the development has been designed to simulate inodeling
cotnpleted by MnDOT. In August 2002,MnDOT analyzed the site in conjunction with proposed
iinprovements for Interstate 394. As part of iinprovements that MnDOT is completing, a storn�water
minagement pond was constcucted to acconimodate the proposecl Crystal Bay Business Center and
ldjacenl properties. MnDOT's design inclucles the constcuction of a regional stormwlter pond,which
provides water quality 1nd rate control for the�djacent area. As the project moves forwlyd,the
Development Teain will work with MnDOT represeutltives in securing the necessary perniits to
discharge into tlte proposed MnDOT ditch and storn�systen�.
Building Uses
The Crystal B1y Business Center has Ueen designed as 1 first class business park to lttract a variety of
office/warehouse uses.The inclusion of buildings with varying square footage, interior clear heights ancl
loading facilities will allow for a good mix of business in the park.
Project Phasing
Ryan intends to phase the project as follows,subject to demand:
1. Fall 2006: Renovation of existing 96,000 square foot inasonry block Uuilding
2. Spring 2007.-Spriiig 2009(as the market dictates):Developmeilt Lot 1,Block 1 or Lot 1,Block
3. Spriilg 2010(Upon lease expiring on the Butler building): Development Lot 2,Block 2
Architectural Design and Building Materials
The proposed development consists of renovating the existing 96,000 square foot office/warehouse
building and adding three office/warehouse buildings of varying sizes. The exterior desigll and color . ,�,;;
,�:;.�:. ;�;1
palette were selected in keeping with Orono ordinance with regards to builditig materials. The buildingsF�°"���'� ti
have been designed to be complitnentary to adjacent builditigs including a new paint scheme on the �{_. � ��
, ��;:;. �,a
existing building to tie in the color and massing eleinents of the new Uuildings within the development. ``- -
.:.�'::.._.._:.,,,
The exterior building materials for the two buildings flcing Wayzata Blvd and Old Crystal Bay Road will� °�`�
�t. J
consist of brick veneer nzasonry units,decorative rock-faced concrete niasonry uilits,glass and some ��
decorative metal detailing. The building on the southet-�l portion of the site will have the same elenieiits;; ���� ��
feature and color scheme as the small buildings. However, in place of the brick veneer,half-height�•;::-:; � - '�"�:
�r.:..� .• :��I
decorative rock-faced and burnished concrete masonry units will be used a(ong with gllss and,sotne � � .
� � :,
decorafiive metal. . `:._; �:,,a,�
The facades of the new Uuildings have been broken down into different massing elenlents that either � 1
protrude or recess,providing for a more interesting appearance. The main etttry masses�re raised oii the .l1 r, ."...,.�')
corners of the building and more glass is provided to crelte identifiable entrances into the Uuildings. This��`��' �=`Y
design element is repeated ou each building throughout the develo�nient to give the development �y�.,�; -
'S'��;::(
lrchitech�ral harmony. c_.�r• s��:_.;�;,
'����.�'-,�
Project Narrative Crystal Bay Business Center May 17, 2006
RLK Project No. 2006-135-M . Page 3 of 5
Site Signage
Site and building signage will be designed per Orouo city zoning code Section 78-832.
Site Lighting
A photometric plan has been inchided to represent the proposed lightiug for the site. Site lighting will
consist of dack brown colored fi•ee standing poles;25-feet in height mounted on a 3-foot concrete base, as °
well 1s wall nlounted Uuilding lighting. The site has been designed to provide 0.5-foot candles at the
property line. ,
Ti•ash and Recycling Storage '
Trash and recycling for all buildings will Ue provided within the buildings where possible. If
circumstances arise where an exterior trash enclosure is ueedeci it will be designed to conform to Orono
city zonii�g and ordinances.
Conditional Use Permit
An update of the ABC Supply Company, Ina (File No. #01-2692) Conditional Use Permit(CUP) is
requested to reflect the new property lines as proposed as part of the Prelinlinary Plat. The area and
location of the outdoor storage will remain as original approved. The intent of the new CUP is to reflect
the achial location under the new plat. Attached is a site plan with proposed property boundaries overlaid
by the open storage area boundaries as illustrated in the existing Conditional Use Permit.
A Conditional Use Permit is also requested for the building located on Block 1,Lot 1 for the use of 100
percent half height rock-faced and burnished masonry units. This bui(ding will utilize the same features
and colors as the two smaller buildings. In place of the brick vei�eer illore traditional industrial park
materials will be used. Based on the location of this building on the south portion of the site and the
design of a more traditional office-warehouse building in that location,we request this conditional use.
Conclusion
Ryan Companies is proud to submit the Crystal Bay Business Center project to the City for review and ~
approval. We believe the project is consistent with the City of Orono's Comprehensive Plan; we look
forward to working with City staff,Planning Coiniuission and City Council to create a first class business
�ark.
..t.-�.
, ,��
Submittal Package �• ,
■ Coniplete Preliminary Plat Application - ..
■ Conipleted Commercial Land Use Application - ��'.'j;
■ Completed Conditional Use Permit Applicatioii&CUP Exhibit � �
■ $29,283.50 Total Fees � �
- $600 CIIP Application Fee �� '�`,
- $870 Preliniinary Plat Application Fee [$750 plus$30/lot x 4 lots] •,, `
- $600-Coulmercial Land Use Appiication Fee � �±,
- $2,213.50 Special Improvement Fee �
- $25,000-Engineering Review Escrow '. �'�'''�,
� . �
■ Certified Property Owner's LisdLlUels-350-foot radius � ,�
■ Pcoject Narrative � ---'
■ Preliminary Plans, dated M�y 17,2006 (3-Full-Size Sets/ 12-11 x 17 Set) • ..!...;�
• ' ,�J '.J
, � -
P"']
Project Narrative Crystal Bay Business Center May 17, 2006
RLK Project No. 2006-135-M Page 4 of 5
■ Architectural Elevatioi�s &I'loor Plans (3-Full Size Sets/ 12- 11 x 17 Colored Sets)
- Appliclnt and Development Team
Ap�lic�nt/Developer
Ryan Coinpanies US,Inc. Telephone 612-492-4000
50 South Tent11 Street, Suite 300 F1x 612-492-3000
Miiinea�olis,MN 55403-2012
Gen McJilton,Director of Development En�ail �en.mcjilton�r lncomp�nies com
Mark Schoening,VP of Development Email 1111CIC.SCIlOe[llll�(C�C 11Y 1C0111�)�11118S.com
Pi•operty Ownei•
VCI Clpital Telephone 952-476-2637
PO Box 375 Fax 952-47G-4340
Long Lake,MN 55356
Greg White Einail gregwhite@vcicapital.com
Architect
Ryan Companies US,Inc. Telephone 612-492-4238
50 Soutll Tenth Street, Suite 300 Fax 612-492-3238
Minneapolis,MN 55403-2012
Jeff Cupka,VP of Architechue Email JOff CL1�IC1�1' 111CO117]�1111@S C011l
Site Plan/Civil Engineer/Landscape Architect/Surveyor
RLK Incoiporated Telephone 952-933-0972
6110 Blue Circle Drive, Suite 100 Fax 952-933-1153
Minnetonka,MN 55343
Joe Samuel, Senior Professional Engineer Email jsamuel a,rlkinc.com
David Patten,Landscape Architect Email dpatten�rlkinc.con�
Kurt Kisch, Senior Professional Land Surveyor Email kkisch cr,rlkinc.com � �'
�
����
<n,�:,�;,./
���-�1/'a���]y�+�G.�,.1
�„ R�!
.•m...•p�.T��ir4.
�;1.1..
;',t C`Vi
Y;�=,L?� `4}�.
, � i; �.
� 1.t [f'
i;.9 �``t
� �
r.���� ''°
�y'==T° Fn�-��
� �''�� �°,
�' ,�� C::�
. ��.s�
�i�Y����
u ��_���
P:\2ynn Companies�2006-135-M\ Correspondence\City Sub OS-17-OG CUP-PplatW�trntive OS-17-06.doc
Project Narrative Crystal Bay Business Center May 17, 2006
RLK Project No. 2006-135-M . , Page 5 of 5
' � a � �
. A � �
�
.�
, �
�
- - - - - a rw�FuT ,�� - - - oF��z — .
_ v ________�_ 6Z1-LZ YJ,V 1P'7d ,(YM • .� 11�Jltl 10(7NiY �N 1V'ld � � �j
� =�._————_- -� ``__ r .(Y61 j0 —_ � �li
n3L;.�,."''.wJ_'i-:+.'e- ��'�^!'�:'..��'^w�.�° �, 1N�1H 100NW A�] A
..�°�� . \ � FG
� � /
� � I ��1'..�'"S'r-�.�.����` � �"�
"" �...,..�..;--_aJ A �
a Y � � � �
T
(� � F- �
n < r , � I o � � '
m . �:t:
�
I ��.I � �'' I
� C I �
�j W
4 Q I I I 4� I .� ln.�O � •j�:}
� I YYy�� ��,� '�.� .p�� I �
. '� � I ����-�`�'Ti°�'�'Y£�r'��_����-~�� r � 'v �3a�$.,-,s'''"�°'�� -'��y y �- �
p u���'e V .y: r 7 a,x s �"' -��' I �F-�
� .���:�,tt�z�
.�9:a',�..�''�� x�.�-3��`.�-�ts•r �
I �� :r ��� ��'��.�i°�� 4 f--7
� ���� I
. � � ��:3=�'�: ( ..�i ���-4 �'_ .�J �1�1^�I
.. I �.�^ -.' . ���� �t '�3� .:'i �1
� , � ,�y„� � � C� �,
� � � � � �
� I �`� / / N �; ♦�1 �
� ,�' �'� � . � N � .- V J
� ��� ✓ r � ,iY/ �
� � � � ,�: � � �
° � ��_W r� „ � I Q' : W
��,, � ' � �
~ �� ( �- � / / I
�-I (8 ii iiiii i i i:
' �`��.I�a�� o � �
:_IS*,f a �. I/\ �
� � � / I \/J
T� �n>>� • p�• O • /� • �
:x.1 �-�_ J 1
��`��z� � �� Z a � '�
������_`"'� � �� �� �;. I � �r ,
� � ����s ,�3 I n�.� �F I ; v
±� r-;:�u; �
���-�� I p I �M� V
�I���.� m � 1'�"1
�.,-��k,�-�,�_ � I �
�-I-,�_ �t.
�=�- � o � �
�_ �l�= � � t
� , �;.���� , I�,��
��:� .
� ��� {� �
� ������ z � � I
0 ����� " • V J
�r ��r��-�� �
' �x����5� � I � � �
3�",�H`:�i�.��.��x�" *'' S '� ' N I �
�����``�``� 65. {'1'"�-xs� � I'"' i
mC
- - �����;��.: �� o I V
^ a-� 4'.� .r � J �
��'�' � �]'
°"�i J'.'' .,.�t . -+ty'd�
� I :� � �� s �
� � �� �
�, I �, � �� ��v�� I
I � I r
�r=a�ad.a ��� I � I I . .
��� � �� � � ` � �
� � �� � �-- --.� � � �
� � ��� ��;,�''�s.��' � I
— — � �,�`��'"� �������dAt`�.�f- x i.�y'��'��a,�"'���; �'�t���l� _
��. � �s<�z�v��� ��� ���, -�x� �- , ��-' �
.�• _ ���� �+Y� n. x� � •,�� F
- �,-. a
� � �
� Z
�
� � '
r
LOT�1 BLOCK 1 ��°���;`�'`.�CRYSTAL BAY:B�SI,ESSiCE,TE.Pi�� �s';:;�N
TaTAL W/O CONCRETE/
' TOTAL G�S BURNISHED ROCKFACE
, NORTH iis�o.e eas�s �oses ��o.o
SOUTH iasii.o i�aai.i 3203.5 ioin.a
-, EAST 4773.5 4170.3 2842,0 1328.3
WEST �,s_ 4080•7 9'��s.t 501.6
TOTALS 37016.6 30099.5 16713.1 13386.4
��"�_S6P%'^-��•`:•'•�k3`..�f��4�%���',
EDB ED 9F 0 BEIOE OROWNCMU [DCMU DEIGECMU CONCf�C•TE OLASSIDOORS
�.5 r-t' Sa a�irX . r ±n r �g^2 tt e!a
EI vallon���� 250.7 033,4 5.9 188.4 TOFJIL SF � 1�910:
� 384.1 12002 6.4 Y244.0 "•`W�'OIA��7�w+;�868 5
2884.5 oa�a 178.0 455.8 Y�'��`'��� ����'�
P�."�y�; uh.*4j'ti� �t�`y
101,1 838.8 NB.B Bl1F�NISHED '',N�:� 7Q886
A52.0 218.7 � 427.3 HOCKFACE��;rs'r�e�'0 U
7.:4f''i:�c��z'n'�,�M„luF,'%,.„�ir.7.
63.3 4.7 . - s�.aE+:.:".-?^�Z1�37��.0
17.1 8.9 .
. trt:>,,�r ^sr<.�;,r„Y.r-��y��.�.:
58.7 85 Sp(JAG ALLQWED ��T{
� BS 65:�05'.TOP '�9Ee'"�;��6 5'S
9.B
FOOIa 6 40U7.5 0.0 308Y.0 0.0 1379.0 0.0 0.0 0.� 3443.1
�r�", � ':=+ I xA�' vt rrti��F a�rt
Sou11i:E�v3llon�.:^ 285a 844.0 241.7 2289.A 18.3 170.7 189A TO�ALSF�cqL`��� 1q,81�0�
858 27927 811.8 488.1 14.2 170.7 119.8 3 N�p I!f�S3� '�rt�y 13361,1
f01.i 20U.9 83.9 4.7 17f1.7 284.0 ���h �' 77��
71.0 992.0 9.0 30.0 BURNISNE4�'�}�'�rS3xp�03,5
.6:"'r�:.�.�4ry�,4,Ja,YZr..�...a3i
xtz rde.a , �z.o aea.a pc���nce,� i assZ's
ieze it2s �o.a iae.� c�nu�� f T�+��"��ne;i
494.0 »z.e eza
w::�hP A r�rp u,:��
381.2 t00S IO.B SYCNqGkEAL�OWE2 t�J yt,
At
627 589.1 132 OF.�T07A SF.���e730:8
88.0 47.1
143 '
24.8
143
83b
24.9 .
1137
249
8�.0
Footu e 208B.2 62fi0.4 1717.4 2737.5 687.5 0.0 0.0 512.2 1229.9
� i�
EasP.�Elevatlloq�s, 82,7 388.0 639 269.0 539 189.4 TOTAISF�3��z��;iy4773.6
98.0 334.1 BI1.B 47.11 118.8 Wb GI.qBS�,���i,x��17Q.3 �
�4 J����:��P
494.0 2�7.7 13.15 �.0 u S�'� � t .� ;�
aaoa �os ao.o s'�a"r`�is�o$�` 'zeezo
12.7 82.4 rt�+i a7� F��.�,iy �+��'•.
qoc�AoE��is'�.,�ae1 e
fz.e m.a � y'�` �- '� �
F M��#'`3{f�,�aa°; �,
� 1�.9 �2.� � �MCiEl T ��%e:.S-E:�l.YY5r.0'.-
t t.e �o.o yr.
�.T-li%'
187.8 4J �c.> li„^'��
I01.1 142
11.1 I8.3 " - - ���'-��
��.�
11.0 Z
xes.e . �:...
..�r,�'Y
85.3 ��t:,;1j;,:`u`"
S Foota e 172q,6 722.7 1117.4 289.4 336.8 0.0 0.0 � 0.0 603.2
S&;.,:e•, q i x;: ar F 't ,l:�:ti �2:_:h� �
We51!EleVallo � 17.1 131B.B 9.B 427.3 TOT �SF�k'� �`''
,}`�-� �i )Jfi�6721.6 .n..,.
58.7 13.0. 118.9 /O���U99��'�' yr;�1�080-T �f1
� 523.1 39.1 728.0 �����'��.ty`r �n�,�� �I t.: `}
. 85.3 4.7 1782 B�URNISH D�����'�3 79�j S'•��� ��
F+�rF°!�',$a �`F$-.'rN4�ayi v'
80.0 782 189.4 IjOC�fF�10E �t�ij,. 00 ^� �sC=T
. c„`3€xr`tY`'YjG on-rr�h}�, n::':'�' ��
32.0 3122 CMWt�Aq�° -�,�' �:� �:501?8 It/ L�.:
l
101.1 107
170.7 15.6 - SNiN�QE�I.OWED����� , ,�;j`:� �
167.8 18.3 a� � � �
GXrOF;"�OF7�I.Sfi�'��28811
3412 3F��IaN 49I(iN5 v' � Z1:5 t .. ��
f��'
167.E :. �l
I67.8 � . [� i�n��"
346J � y'C��:.,`�`"�
U
S Foola e 2259.2 0.0 1319.9 OA 501.0 0.0 0.0 0.0 7E40.8 �
al��E�vabn� :::F-;�f00�5.-�;=`60825�.�'�'-�,_,_99�50"'-'.:,*n.?..t30070:=��+�v288{t�.�;F4W�_4�..:00...,.�0.�.�, --n�2"-_�.�i -�.;�� ��17.0�`'���mn
LOT#1 BLOCK 2 :�;�e 6,��'��- s r c'���B .. B��SI,,ESS�C�F�NT�Rk;"�,�<il" ' -
-- *�:,�,Ct���Y�.a . ."`c
:�lSR.
TOTAL TOTAL W/O qUIK BRIK CMU/ � '
GLASS CONCRETE
NORTH 3173.8 2529.4 zzsi.e z��.� '
SOUTH s2eo.o 2sas.s 2os5.� 2es.s
EAST aisa.o ��sa.o s�2a.2 aa2s.e
WEST as ta.s aoes.a 3285,7 eo2.s '
TOTALS 21062.3 16717.3 11317.4 5400.0
�:#�,�68%�o���, 32°0; �^'�'�
���. .� f^?s_ _ :_ �;n
RED O BEIGE QB BROWN CMU RED CMU BEIGE CMU CONCRETE GLASSIDOORS
r n r�-�;a� -�v�
North�Eleqation;�' 384.0 702.1 69.3 4 � � � r"'t^� ����
264.0 TxO�ALxSFy„K��i���,��i�3 8
� Ja
418.0 287.0 59.8 94.9 �w/0 GLASS° ��7'��2529 4
90.4 59.8 . 88.0 � �a�{�� '� � �`�-�s',x3�°:1
$�1 }� 'is r'+
64.0 29.3 189.4 B y���������14�225,y�9
�� Xi`�i�i? y'G"'...,�I `�Z 'e�:i
55.8 4.7 AMU.,,;�_,:..<.r•.�_v<�„�:�7,Zi7,
fi9.3 11.8 � �
er ..5'� �i ns�,. .�1���'`i
203.1 24.9 S(CvNA EALLOWED'� .r� ,
r r�..�F7`�` wYl� }'��
o.o �e.3 s%,oF:zorn��s���'ra�.,�.i s�e;�
o.o o.o
S Foota e 1262.6 9e9.1 277.7 0.0 0.0 0.0 644.3
: t4i''i(ry-L 5 ...q� . � t'- 3
Soulh�El vat ;,y SB.7 702.1 9.8 355.3 1'OTAL SF ,��k'� ; 3280a0
17.1 6.5 - � � � 135.8 e�WIO GLA�SS�s'l'S 9y i �
�j�2345�
384.9 8.6 284.0 ,T ^�n'w-1 e� � � t
� �� X�H�EY ���
�S�}3`� P E.��M��"'���F*�'�S�
53.3 32.0 778.5 QB'��/�tF;`��` �`��`�055e7
. �y 9��L�y��t'������-�f5'+.�
64.0 8.7 CMU.,_.s_;,¢s..:.�.£,t�als..�.d...�288(9:
28.7 9.B
55.9 s.e STG(��,GE'�U.O,y{��������`�;
��tyY'>��r,�.� .3�" .,.y,c��-�a,:
42.7 59.8 596 OF�,.,T:OTAL SF�'Yrt�3 i1 B�U
80.4 32A
324.0 48.7
192.0 10.7
84.0 69.8
0.0
S Foota e 1363.6 702.1 289,9 0.0 0.0 0.0 934.4
,rr�� - r.:y����� i,_ ��.
Ea9tiEe�at�ion�:.� 83.1 118.0 101.3 974.25 338.0 192.0 240.0 T�OFT�L�S��y�����.�819�`0
37.3 471.3 110.75 111.9 588.3 80.0 �/O OL/�SS+�.��,r�'7r7540
21.3 25.7 110.75 288.0 338.0 120.0 � �����`�fr��������v�
428.4 44.1 514.2 338.0 G1B��,,�.�.,�����?w��,?i 4+���3�72 2
. 'h- ii�"n�c'�sKi#"�'¢' a"i'
576.0 8.2 Cf�UCt�•�;'��g � .� 38376
578.0 CONCFIETE�Y c ��ax�19 0
c�d
708.7 ,ry�,
�r,-,�• �y'
25.4 � �'yJ��_'�.�
48.1 ' � 1:q1��
30A.0
L:T'3 l'�r,,
Yu' o'�:
304.0 _:�;.-:•:�
S Faota a 3108.2 616.0 373.1 1888.4 Y576.3 192.0 440.0 "^�`=-"�{,C
�'`
�
wF I
�/est E�_e,vation�sd 138.7 780.1 5.9 198.4 '�dTAL SF:�+{�t tv 4a84.14�� j �_:;��
234.7 781.8 5.4 1320.0 � W%O GLA S3 ��,<�.��4088�3 ` /
�`� l��' "(,
k 1a ��
814.0 � 107.8 359.8 �"`N+"tr�:�'y�Foa.���¢1�r�'r+bi • �
���9 ` .�i� �� `-\
55.8 638A 84.9 OB�-t��"�X� r °a 32Q5 7 t4,�,
Sa.3 109,3 355.3 CMU��`5.�:$?�`'��'.t"���2 8 �
343.6 4.7 � ...
17.1 8.9 SIGN(�QEA�LLOWED�i����^%�
58.7 B.5 5�iGiOFSTOTALS��fe��020i� , � ��LI�
3 F za�?1*i-�..�� � � ,
o.o s.5 SFISiGN,�SIC�NS:`;���t.��'�,�,80;2
9.8 .
. �`,{�.
::
S Foote e 1713.8 1571.9 802.6 OA OA 0.0 2326.2
`r'otallEleVal'ia1.�s,.-r:x�.+'7438�-0��:p;"s ,k'.,',`r387.8:1:.sa.y;��..1�743.3c���.'�'�,�_888i4:'�.i�,'�'�_�.��`�3i1.5����`�T9� "•Sk�g2 p;y'r�.��."i`��'*.`��,,; .�-;�, 345:0�.zu'���' ' twe
LOT#2 BLOCK 2 �,���?��`�,_';;� _`�;CR�i�TQL:BA?Y'BUS;INESSICENT.r.�R��}.',,��;�`,,�''�'���':��
= TOTAL TOTAL W/O QUIK BRIK CMU/
GLASS CONCRETE
' NORTH 3173.8 2529,4 22si.e 2��a
SOUTH 3280.0 2sas.s 2055.7 2as,s
� EAST 8364.9 8044.9 4001.7 4043.2
' WEST as ia.s ao88.3 23 85•7 eo2.s
TOTALS 21233.2 17008.3 11594.8 5413.4
e � /� �
� ''v7Yj9'60�/OrCr?,k'_����U2Y�0 P4�
1.,x.._ _.i.�3'4. +s.cix..._.. v . Y
ED OB EIOE�8 BROWN CMU RED CMU BEIGE CMU CONCRETE GLASS/DOORS
�C`'''Y t �''�L�`Y' 1�.,t
Nbiths�lOVallon?=�?� 38A.0 702.1 69.3 284,0 TO.TiA�C�SF��',`r'��`�q3�!73 8
416.0 287.0 59.8 94.9 i Wf%O°GL�SS^'r3�'�,�252"�'��
80.4 - 59.8 � 88.0 �`>� s������th'�y-�'�'`y;'���:�
..���:��x'l d�.s.{,v 7 P'��P��,1 P,�'�',,1
���' 3�' "�f J i�i3 .Y
.. 84.0 28.3 189.4 �8��'�-i ""t r g��� 225�.8
ss.e a.� eMUyh ���;�����`'%�A�zYzi
i S��P'�t' `�.i�
69.3 11,8
203.1 24.9 SIG(V�4GEAZLO�ED��,��h
��=y �,Y,r".k�r .rsx�N r�.'.'..,:+
0.0 18.3 �%;OF TOTAL'iSF'�;;3�=t{g't58:7:
0.0 0.0
S Foota e 1262.6 989.1 277.7 0.0 0.0 0.0 644.3
`�..;'e t r¢h_��,F?,�y;, # � a '? e�",�,t.:�k`il
SouthaEle,vapon.a� se.� �oz.t s.e 355.3 TO,TiAL'SF�'�i���`� ��szeo 0
f �"h��a&�^f��.'�r,i.f'���r2�i3��]
17.1 B.b 135.6 '�y11(O'GLfASS�u��,�re�+'2345�
F�''a3� �.�=��.tiS�ty�r'i�"� tiy,,,T�.�f�''
384.9 6.5 - 284.0 !.'r� �`r f. �,�:;
w��, t ,��}�g -��+.��a'�t�� �, �
53.3 32.0 �._ � {��.''�'�`�a�'�-J='� � .
178.5 QB:.s��s �„kv #,.s ry�y i' 20�5�7.
.Yak�s{�+ � `'�� �%�s �'s.�-*r'P-'T>':
84.0 8.7 CMU r, �sl°.'s�''w�?2B9".9
ze.� a.e
s�. «�� w����� �,
55.8 9.8 S(C`i,l�{�GE�xL;49��D�+X��r�.,
42J 59.8 5%COF TOl'AL'SFA �+[G°-+7'e'4`'i0
90.4 32.0 '
324.0 q8.7
182.0 10.7
64.0 59.8
OA
S Foota e 1353.6 702,1 289.9 0.0 0.0 0.0 934.4
f�'�: �t '£'�:,"F��R� � 'F� M`F�, +r �..V..�
East Elevalti 536.0 310.3 67.fi 111.99 112,0 192.0 240.0 TOTALSSF�.� "'�.�Y�t'�8384.8
'�i:f"�`�a° �'�'�,d3$�,5 a�..e...->+a3
282.9 305.7 110.75 974.3 189.4 80.0 FNI/O G4LqSS.i `+��y,� 8044'9
304.0 0.0 170.75 288.0 338.0 0.0 ���,{fy���'�{ kx3���t�i cf� !.
304.0 87.4 514.2 112.0 OB- '�i�^�¢�'"ZZ P'-`�q�''�4001�7 j� �'�
x w .r .t -:���c`S : .y.; •( ��
576.0 0.0 189.4 CMU n��y�f�s�`�' .i � .��.�
3851 2
576.0 338.0 COt�CRxETE�1���s�s�`1820 �'+'`'��;
278.7 112.0 ���
.5,�:!:::w�::::
528.1 iB9.4 .
0.0 � �
1�,�.
0.0 '4"•r':,,;'�j:'
0.0
Foota e 3385J 616.0 386.5 1888,4 1576.3 192.0 320A "f:�;i'�:.
d�Y: F�.a.,. ... �� ���tM1r .��� �� �
V�..esttEfeVat(o'�a;jP 138.7 780.1 5.9 198.4 TOjtqAL�SF rt,"rit�'�� 04148 '` f.
� e?4�`d��Y./3�tsi�i�F ��:i'��)L �-J...-
234.7 781.8 b.4 1320.0 ��W/O d��SS�`�,��;�4088 3
814.0 107.8 • 359.8 �����y�c+`+����t?>Wt�'�z.�;`3"�.� ���- .
�,� '�',C i� t
se.s sse.o nn.s Qe;�"'�� �yl+ ��3zas Z �j �j;
63.3 108.3 `'�.��k�rfPs t�f-,���"�`� _r: �,.; �,
355,3 CM�ia,r .:�� t1,..��n802.8 �;,�
343.8 4,7
17.1 9.9 SIC�NA�+E(1L�O�ED a`"f>qbjs� i;•:;c_�:;'�, �
58.7 6.5 t�y.t'"'4Pdc f/..���Yx��'`c'�y�4�3 C'a..� � .t
596 OF YOT�U:SF , `a 320 7
Sf,..,g�sl�4;.y..� ��s.v�. .. F, ,
0.0 BS SFISIGN 4:SIGNS�"�s�� a802 � �
0.0
5 Foota e 1713.8 1571.9 802.6 0.0 0.0 0.0 2326.2
'fo�a iElevaUon.'s#E;-�,�,,, .�,7,7{T5 7�` �t�3879 2��,t,.�ta,.758.7 ; �. iBB8:4 ,t -,4.x::.'..1578 0_..s?;�.a�;,>1.92 0F� r.i `9225 0t, N'
,.� �, y, s R��..._�._..nr��,v. �.-a.<.-2,�.s-�-
in�:
�r c
i .
I ' _
c��.a��:�n4w.,N4xe•a
ow+\b�o4.�.r+w_�zo��a-a+n-n.a�a .
8
NS
N
.'rD
z
Z
n
TV
N
O
`
m
n
-�
r
O
n
� .
O
Z
. „ �� ,� ^+
'� �� ��
'm + ��� �� �� �,
' � ' �r� . e r n
�J J
� � $: � �
� �� �+ `/`/ � V�I
d—r, a • �
N � �
g=f� � °'� �o ^ i tay � �--l-
7. �y`• ��� � �
�� �� t �Z �
� . � . o �
�z .. A �s � rn
� ;�� ;li �� . C .n
- `+ , , /� � � ...�. '�
��! J , i ; � ,a+ a � � A1 �
..9 9 �� Yv
9� t n ca } w '� r�� - �
■ -
1 K � � .
� e ' � "" � j4 �� (n �
; � � o�� `�� � '� �
� r 4 , z V
A> .q � V
o r m ' . It'�'( O �
Sx - � � �
c > �.
7 S a - 4 �� �
F� • � ��� � � g t � R V � � �
ar.n ♦ � � �■
' f
09��; �f/1 �� . • ,�T F� � � ^ � �
,, O
�� ao f e� .� �. � � �+ � O
a �
_�� �o �_, �> � T, ri' � � '^
' � �ti i
� a,��j }�i
�> � ; , E � /}n . �, � Z _. CD
T 0 6 � V �
.� , -.. Z � �--
� .� ., � Q .
° c� m �
" � �
� � rn 1�1 � �
� � � � � � � /��
I� W N p � O�D V rn .U�i P W N � _ � ii O•
�? o 0 0 0 0 0 0 0 0 0 0 0� o m z � �
m D
? --� � C�
� -I -� � r
-C � o
C� "rU'O r r r C cn I'Tl G� cn � �ITI � �O�y � = r � �
� D m = Z Z r O p� --I D fTt x �1 :U�r � ITI � rn �■ !"1n
r Z r D m -�-1 O� � � D I�TI m m O �
o c� z c�n c�n � � o Z -� m c� � rc��� � '� ��,,,
r*i Z � � n Z� r � . DZ cn�D cn (7 �
� �� � m m D m C)0 Z cn f 1 n D� 0 D U�i m � �J !"�f� ..
�m � � r� �� -c Z�� � � � � �
� �m Z o � Z � ZD r Z D t'r 1i— '_'�
� D� � � '/�
Op D Z � OD y Z� y c nW Z � �ti.i
mc � Z �m Z Z ._.i ��° Z
� �- � 5�=-t
�
D Zo p ��m
�C
O�
O<
ITI
-�C
�
PLAN SET PENDING CITYAPPROt/AL
�'� CRYSTAL BAY a�ru+oon�nr�zs,nac REVISIONS s�I/tarrl ��
C1.0 BUSINF�SS CENTER �� ��T��.�� ���
��� ORON . MINNESOTA AN �.�ss�o�m�z • - H,y�;,b�
-- R T .K �rnua
2006135M � � pyo,�ysz 937 om
�� 11TLE SHEET swsz�'�0,_000� �J �,� 11�
s/n/os euRaNO usnNO r�norasrers wcoaarnrxo�nr�scox — •••.�
. ,.� 6110 H�e QadeDdve.Sv}ne S00.u,^��••••L-,N"'4343
— P' y fJ,'`•°_",�—''�-�.'.;�. �� FSy�-..�-.«'q".�.°y �
�.� �f, �_.3 �•� fi i � � '^.-,.. ��, �
,� .� �� �7 .F ,��t.
�::{? �� � � �/�,'�� `�+:';
�:�a f _ YC;1 k;: ..._ :tt
� � ' 1
u..�a xa a�w �
c w..�e �-u>-��..��nnn m m.r..�
02005 WeiMood Profae�ionol Sarvfem,Ma
CoH 4B Houro befw.dlgqlnp:
. li/CNITY MAP GOPHER STATE ONE CALL
7wh Clty Areo 651-454-0002
I �..e�v...u.x.n xa //o SUtC Aln.Toll Flas 1-800-252-1166 -
��' a.sw...i ow..
:: i iu�NK'Swa.YF ir �
. '
%, � '
��' ,�� � , � Dlcke�j P..
SEE DEI:1:L M��� T _� _• � . � � � ,ury lak9 F,,�
...' Y.��,?.- .
/ ,-r�,�_-:=,_;a['��'�- __ ��
`•,:} / r y�-4 ,� :: .._ Lnke .n
" / �` � �MI%.W 4 pI'�dilFA1 �� .•, ,r�y.•-•. C�6 en
. .,;, � _:_. . . � ; .. ' � „�I}w�ar��� �.r� tr{Tex�-a�az^�. �f �i .y-�-�lcs. '� .. f r- . . :::;:i:.-: :��� �1 ��.
� 4 ....
' ,,,, ` k u K a u r. � �.� Y�Yr'l_YZ.rYLn ,�. (� y. � t:�1 ce7t._ � � .,� � �. D 6
I ` R � '. 3 K -�L�' Gl�.� } �.T.��P`•1S 1 t 'i � - F KLLY 4 V
i.:'• 1 '�. . �� .. s � � r� �� '""'�'�`�rj�, l .S� � .�u �� �
� � � �;.. J:fi..�t� �,,f.. � - � � .�a g-yt.. L lC J, r' -�
_ . ..._ -...,,-.,. . .�._.�..,.:r �..�:,.'r..��, _ ��:;�.kt1�� �f. - , � ._.;,?:*{�` . i. ..�. Q wn.uan
w�f�ntu_��. � ^��_i��r�'4�r 1 � ii 6 }ut I.�_��4�YS..a....��m1Y v SI TE•;�i` � 6V6 �.
r �T -t ,.-�,.�,.�, � , . . . . . �, �.„ "t .i�ONG LAKE�.
:: W PJ�W/W Hi4e Ya MN�r��� CJ t� ' -'�--" ti�$.N.S�F r
• �I r �d-.+...•ro�ra ., �---�-�.�,� �. 2000FFO�I,B�2 -
::•f' �
°u �4-� `�-mau.�.xte�a'. .
�Xl� / j
- - ° �F t
�� S i n..r..r
A+vM � �
� �", ��;�� N09°0418'W �56 � �'r� K � i � �br.a.�1� .�- -Mne'���"L�'. .� d �.�c.
:�f:�;n�� y� � .e..� y w' � � - -=�---- �tl � �.� ORONOa�� �a,�, ��'� ',
utU.41m S,: 'i �i w � �+r � w°.�H'i' � e
� ,.i *� "9'"' ExsmN�r�ousE;,S� � '1 � I . �(}F .K..� ' •�^"' '•w.ii� n. 2000 POP. 7.938 t aN n�u � �•• �v�"G
a :��'rn r.�:� �a��u. � �Y,/ � �'nv� � i ' I ��r�i�, i •wu� .�wn •w.n .mw '��, � , � � C � C � V� �.s6 �
� �� I � ' i J: J � J�.,,�f �d,� i .�9uJ L� Aiu rY� � 1� yx V[Y'f p� V µ � �µ .1�aITM �; tl�
••• I ' .w�If tH . I 1 ' G OY�OlMIM� � S S
' . . 1^ I 1 '
_ �`?�" j e;'" ��o: i�'�u,�y �� � ,4.� ' 1 � �ra��Naann3�.,�, ^I � �--1_�.>�
; gua , � � .�.. r, • � �
�1 �,I �iroua ��"'�� H �: ' �.ww M• / �.� �mw w.
YVIY ♦
:;:�W.._I �fi �� j .=-1 � �g �'' � � r� ,�,..,,_�.,.,-�;; � �.«< ���� � ..r
, • . .. '�" v s t ~ �.... �8G'i Y CLL
. l:��!.:,� S,b�_F__ wJr�� � � • '�`�° � r
'e .w,,,. • .m,. • � .�mu. 1'�°,^':
=:�. �, ,
� •'�;';�;._': ""•i•�• ,,•L •� m .� ` I �-.._.... •w•,,�t;� �-- ,y�, .��ua .,,�, r � L£CAL DESCRlP7)ON er lt/e Comm/tmenf No. OR1035913-C
'+� ��' •ww :/ "'A`5=� + t •� P
..r.
�� I � � •ynw � s�,�� `'\ c t 1 a`� y t '� ra � , Lc!1,Hbck f.Wn Oel.Aed41m�,�cmNky fo N�ncxd�d olaf/A.va/�m0 alfueh h H.�m�a6
-_.. .�,u •�or„ �,�J ,\ \` ,��y' ,� r ,. -�, }�, \ �, / cwn�x�ry,n•nro CxccrT fnet aort at nxt�aescrmad bdo.e
�.:F I --�. ` 1:� +z'� �_t � . -+w IYar!A fio!ywf el[el/HbNr!.Wn aal�Ad�l,bt occe�dk� h tM O�sf fn.nof en IC.and o/
� .wa.� .wap 1 � d .�� . . �� _ � . � neam 6 N�e/!k�.f fh��Cmmy R�entlr N ond fer Hrmqeln�mfY.ML+nuufa S•e�ar 33
:�: i r , .w,.. ._�� (� ` 5 ]lmn�ednu � '��"'".T �' i�u �e�A6 f7e NMA,Ranq�ZJ Nt�4 rnW&�narM.ny mI e W�run PavNN WN wd eb�ml 70 l�if
� ( . • h .} � +y yp� '� F 'r � Mrly.e/1M�1 d.aam•s!�'er.
� Lyy •'u s+' ��� ( � '. P ..._.�_.. L� ( G� M
3' '� } "�"V
rF. � i .�,« f � ° I /J � .�:._�s.."5�< c � �'t� m W 1.BapHnFO af s�m��wn�fh��M 4�un�v�tMy el m rn9��e Bo.yn.r Y0�
� hrf wuN a1(Ai wle
Percel ` �.� I t m���.+JB�aandt de�n�ulf eurN md roufA querfr(h�(m�wurd kan�wth te�a�f)b
�K�- I • ...- �I • "s;:"'�'':�:y,:�t x.;;: 7S1f h�f sb fh�n I.rt+INofN�
'�3'z:�':-. �^ fs(.1
�
__ � _
�:C -4,.s.x:.;;! �� ')�� .1van .uua. .s�. .w.x el.rwr �..T,ijx'_�if�`�.::j'yr?: V, £+nPf fAOt Pmt sl fh�dweiOrd vrqaiely l�[ny�sutD.I�ltie G�v�nNO DO I•.f.nuM e�W
=:� � � ~ ] eDm.m.nNa�•0 f.mhrWn pNc fimc•rvnnhp�ouMn.fMy(�o yehl ehlenf)o rwf swN�/
lf �•�` � }3�i�� . � u�.i.�r w�.r..,e.�a.�.�,��,an.��n�.
. � i°'62��� E I I fey�Nr�fth Nof sart aI Tix1 A hr.hb�bs d.mRtd ae M
,�4t]•}��I -$.,`;�t; Sd9°�0�08� , I.� .r�,, 'l`µ #.:.'.'. � davAW�Ir7p,Mkh pm rafNr�f�Il+�rwi paodM Mfh ena d4lanf 10�i�m��tnleaia�.7
�561i�� _'i:,,,.. .w�.i . ,�.;�%�c.'M :'-�+•`'-?X: durBNONer.
� w.o {11 � 1xr�
�?"gEtlJ I �. p •rran •�r.0 ..ea. ���,y�i 2 � ��t�:. / L'v�.2 fTam fA�oehl N 6e h0 d LN�f M�cA�O a6an.�ivn•ufny en fA�rnf�Ny..hn.lan
�' �d a,�, r I` e!�aW Un��!hr Q,t7 Fwf q�Ay f N b�➢Innbi'mf Llv I N b�d�iWb;Nlnn dabel lo
'? I =`��-°., wi�3n "�'10 ��I �eur -��c-,__,.;�':=.: 4� th�Hnmt., arrod�
g � 1 l �a 0 .jiy�_:'ei.rr��`�:.: I 1 MW� prwa]!mlwba]7 i.cantl�/v J7D/r�l end Ih�ri frmhafhR
l` . a'tP i
. '� .war •mt�. �'��r�} I �� venvu. �W{N, � . ..; ~�\. kDrMr eYA MN M�f a/iiacf A M�6iA1/r�tl•.naed l�ln/1rouMvlY a/Ih.�6t1 oDeN 0��0�d
• C I � .wr.o .w�n I � , O�cwrtN ..'__,,•;ri.�.:f.-.,:r.r`:i ^ ,�r..._.� aV}ad'mtply o/M•Aoat druAad�tr6.uAld!u noA�rnfay a1 Ma bRO.bO duwD.s Q�a:
f
, -i !y �Ntt1 • �l.G.ia:�.m m-- . r,.m.o,a�w,ea.1 ducnD�p nye.�Ol�m�t 6J,Q fe�f p�tr/ e/fh ohf u/6p1v�
M• � t j '.� � IWNuW Ot 1 s+ p1 Y 0 mp.Ivt1
' �� •� I eww4 anwarr t ::::c.- ....__...; �M V���fe�eM Liw 1 kr 70/Mf b M�ppl�!N I�pivJi/e/fhi/1��fm b
�� ...yi,;....."'...� f�rcrB�N/nc�ryn ioUNr�sNrlr b v yehf dsfanf 10(�1�a�tulY(.a+�tl o!�lphl enOh�)ef
•�<S' I -��' R.a......ra..�.. .I �'�;:;;:''�i:,»�,x�r' xs. o�r w Lt+�t d.+�D.d ose�..drtwt t00 N.f muM.rl el Hi ohf af 6.
--'iy; ;tt. � .i'±'.�'.:.:
�J i.�mnettia r n v�ha=ne.tn...
'r� l[ � cwi.in.'.�� ( ecw:ianacan If c �� t
�.i." I � +I...a� .w... e. .�wo .ni�... �. �{ � , �,�r 3'��� � ni,: ,�.f .u��roeehopsey .
� I '� �1�. 1I �n i� ',�..r�„ 4 it�. :,��.t �. 7� �
•:ti�. .y: I,y�" w�wx3 .i w.�. 1 I nnmai� ;.?_h.�..�.Md�:��:f::C�-?.;: PARCYL 7:
•G xx.�sti r� 1 '_'..•`f;;:-�53,'''-�:i /
I ' I � I I I �1�� � Y+'�_-:. w�nr�u`'t�.�an na.�eemm� re ie.re r
,`�. -. .�. � •waN `'r.lv'4u.(L'.; ' : •na� aa�eNhO eardrY 01 NVrof,
' -.::.x, P� Wd vWalv M Naru� h
ay�:.:��...-..�,.; . la,u x Mu.e(a
•anu �.wr. waC.7 .mw w•N 14 _ ' ` '�:_`
� %f�=..��f 'I ,�� •I� B1� -cs#S:;{'����:�J:r• Ab�rmet ry .
;><*. � hmv
I .�`�i. ��:. I ,a..�,...�„w x f ;�i' : _ �
., h �� ri' :,1.. ,. _ ,IN^ aucu a
•iY� I '!�� �j:?Rd�;r�=r::k.`:�:.:. -..- tat;�aoc.t 4 wn aa.MEdlal,ttcrd�n0 I�Me ncord�dNa!fhvaal,mtl!lfuof�h Nenn1pq
.� � �-_ -�: -}--.w_�:_.. .a:'a"m�,n.. ¢ �_>�;��_�_.: eo�rn uw�.,eea txoerr m� dt aui
p gnotW m Pwc�/1I m uinnuete pPalmen!al
y�` a �_. � mn.-=1ars-nm..u-�-wu�� ��� _ �;i;�(����:•��';.•'r;'7` �`� � T.mryrtotlan R�µf W xar Pk!Nn�s-t2a
:�; �.r..� �;; : �".'r:_;s. -r;-.�. .
_`r.:-:_ w IK3' �'y ��%�.:, I�y���;:;� Y
� I - f�-- o • . �ft /;:_•:..<'."�
- "_�'-< `�" °-��.�.� r � j .,t��;' 'l.;':ca;: � v1p enstrocttrrey,wy
' /��141�� }:��e:• �r_` , ,�iOLLH r
-� C� - ' -� �. "_��.:':�:ic:�::!=::I��i?=•-s .
� I i�`.y � ! .wtu � /J / ou�abrvMaY .;S:3j��n•:"• ''c�'_�:'i': /MCEL N
,';x' ti; )"�,--.
1 0 0.,, � g ��ar,e:::�..,:;
."�. I " '_ + � 1 ^" 0 �"r {`tl rw -_ -:-1`�?':��,':j, " I lol 6 67odr!.16n Od�Ad01f4n,exadh fo Ns ncwJod elaf lAarea/,end�lfuale h
-- � � .fG B # >,�:n,,,,.. Percel 4 ��;f=:_•:. '�r;�:_:i�:;: w. cwnrnus�.,oracxttvruw� �,tr�:a e��na�
' - � � '{�`' /,.,. ' �"'::.' = •�� henyy�afim Rlptf 0l Nb Poof Na 77-�I7D.��P�7l'm A16ynuah 0•pmlm.nf a/
I '�'�__.:�.' � �i 0r..a!��J 1'.laa acwaarvwan LW 4 °f�':`"'7%;:�;".__" 1� ;° Y
'-?�l�� .�y Y / ' ` I k1 � 4 �•'"' .� hrl o/Ui�bs�.peyat�4 ny4twM Md u nfd�nnd by LbfMroh el 7fu•No�BI70J.
I _ , �� �:,�3:<_� I
"�:�s-=;i � t ,_,Y, e v.,. / �/ ?yh;e_�'" o �a.tm,e�rn.a.ma.,r a.,am.e a.�Daow=
� � Perce! 2 �•�.,...,. . - ~ � �.�.�\ �ro� m..,nn.w
I ;�„�ir���S -- T�atrsf N tef t.elact 1.Van Och.{eott/e�r e�MreNI�IIAy�fA�Wi�f dl 01 N�5au11�rut
::. m 1 "r�.��;;yM1��_= I N
'ire_-:..�i / � ����:..�:•.:::. �� �
i 4a s � � �75:F� �,;d.,;:: 1 N ao,.�or u.i+..rn.n.r awn.,r.�eren u r.n.nq,ua xap.a.r e.,om�m w e.oe+�s+e e<<n.
r`• .'?�}ni L... '. I ���lM1,.. � q � Saufll�qf eomn a/�oN NY�!Hd/M fh�Saulhvuf Werlv N M�NwM�mf Q+a.fv Nmn NaN
•Jr;e:_.:i d � �sm..ws`urrou �.(j;J;;""'�'' I�f IA�seaf Fh�fAr�e1107f./lr�h N�nv d�MefM fe M�kR H!0�
� yC_ I �-..-_�:?:y� ��N` nC-�eNm k-� �y �f, t.,`>>Fv�' �t� � � � %�rrmet/en.ftA fn.wuf Poe o/fhe Emf 730 Mt ol.oW Wuf HW/01 Ini SaiN.e:t astd e/u.
'F I � ,,.: ut � � , 'l�':�::;::%_g � .� �
..'�2,t1._ia�;,.,: ; / � $ � ♦l;�._�;�t; I �u, Nr1A�m!Warlr,M•ncr NaN d td Ihsf Nns b N.NrN�/8r•ef Md Wul Hw7 el fn.
t : �_ g � f} �� ' �I SwNr��f Wbfr o/fh�No4Aemf fr. Num�yb!dwy aoN NMN!IU fo fh�F f/He ol fh�
.ir ' � � / � xar�a,a r..r e�en.Swlnwrf Ovarf'r o/N�NarfNw�l OuaN a/�aN S�ef/oi 7.[Inw�ei SmM
,., I . Yu- . �
�.: �l� ( � � 0""' Yl / / /� 9 a 4 I sano.,a�„�mMew�.e em�nm ie u.seuH u�.w,oa swre...�ao.ix w in.awu.mt
� y/ ��m.o � '�� / � �' i� ':r fv� 1-a- �� �v, th�ne�Euf.rw�.ad swrn rH,.�e rn.�a,e er byH�w�y,exe�r rnoi art aob�oi.e a.
.�.
:.:
..; : "J N 1 7 9�.ti: 2 Y � I 1 •p P�rwl 3f m YimeMa Oqvertmurf a/lran�oMaf Rlpryf O/IWY�pef Nq 7)-131.
:.: ��I r 1� � r � _.M s , t g .�� -,� y4{;.s;, y ik'P . ._.,_- t... I '°'u.�� ww AM4acf �
";.^. �`.�I . �` E �� r'' � k { r�_�"�} c � pyy .IbISIf/NYOypIITNI'IYt � I • �� t • , SY/Rl�EYOR'S N07E`�
:;i (:' i 3 "'="'u s � s,, (F d x t I«oee Nu esuil. �.`i,.r C[
��� ,_1__ ��"�'��`�`w '�, �t F_�.- ; ..�•a� B'iY rr .s I {.. t mr,.u�.y.0 rwe..s�uq�in c��rmar No..arroz�s�s-c roNOM b Me Old RaDVb7c Netlond
. . , � �- � � T�.,� �,,ti.,.�,
.:;. �� � � `��"ru sB' a t�, .L, • (.� --- �n Mm on.n rr..ear,er sy�r.,�e.,ae,zdos,.r r,c�o c.�,.
:,_
`' l)I . � .r �, :7 S .,tr L�. . i. ..✓ , .F . ��.- � • Z hePaty atldvu:77C5 MhY+ata Bfd W.Oreva/AV SS15Q
.;,�.• I � ��P �1•:: � I Imd. �T�. 4. � t�. ,r 'y _S. - � <�� .I SH�NM�f7,Q amf(701.Il0 R/.) .
., � ; �I f *"'Tt -. � K ._.• 2 4 ZanMP N/vmel/m pr ply N CFwa.
:.•. u..� ...cr y
.'` I .. �� ,e 7�"i.a�� -�~ ..... '� _ ' •�,f .�.._ • i h. j �'i���'.jy�'�, j Y�-, ( .�uw m�d� s Odkkf(��
: •::. . � �".�'� I M fAd
-.-� ..r:,- y`S y�. ' Z N
•`: .j�. i. .,a,u .r n.w. a?�Yw;.�n;i h @� yAU' 1
I � ' ' a lI •uun .:.�wuu.� n•�rf•Gr:r. -`J.�.y��?x,rk.. � r & ' B�N a h p a�f 6 a d r�Pr l r m hp:
�i �'�J,j!}Ir�\�� 4fwa�r�f'l", I � Fran AfyAwy�ir sfn�f�e�af�d os IinR�d eeeav:is Mt
^ I i . •�� I .�ma '���i<;���.- y�wh'��4.�i.�: � I Mur �mh�p5/w�%cW�efa'4 mhr a��cendny�In�tv 30 I�f
�(. ;�n;`. i .,.�, .,�• a m.�.�,�„�.��
wea•tr�+.•i.��en..a.
_ .�. .w.0 c<s ,���*�:qe. ( /' Frcm o nor wt xi:rl(n.n
. • _•.^.r. I . I .wn.n .rne �4.� i � � 1 Irtp Y 4w+hC h M�nw OulEBty�nCC JO I��f
. : � ���:' ' ��w ; •Iwfs h'i^,�.��Q'r.'�jk:• � � � / Pakhp r•fDactrOrt7 raiNW
J C�I ����`V�O°'•., o ..i.�u ,•n•• �I 'v L .��"' I ` I ��mT� �_ Iiom o,m,c.,.errot enn ro M1.t '
::• ,� �� � i �� .� • Fnm e OvYJhie!0 haf
;. �9 i�,=°;•:= J�� �, �,r Paree! 3 � �
•; �:-<,_�`� �. s��i � � .+a� / '1-�r +� •s.,om,tn le.�mwr..7a.r re.ay.i o-�e,enep eoe.nr s.tar.
•m°.�m.�.:�`'�'�ir.'•' I �I i •a.a � •r•n � I �� I � 1 � �I r' �h � A�f�ef wq+erf�In d 7on�X(Anos a/0.2C�nIUM dmc�Qead}rwa ef IX onnW Nmn 6ees�lfh
,-G�_'; > � , � 1 � J� x 0�dyMs N La(fien 1 laaf o-HfA deboyrenerha�fho�1 pusn mX�• d nso�prol�efs0
'�:P���?„ 0 � .-mr .�.,.� � ' I L ..� �, !Y� OY IMea 6am IF mnwl Marn Iba>)Pv fL7/.{Rood Zms YN Ns 770.1JC0.T0 nN m�!f IM
��� ... . , � 1►� ��..�.--�._._:= � .�a. �-�� .�1►� I % tlal�af SrPtrMK Z 20W. �
� �.� .� �,
�� .�
;: I '.�o=:j;y.�' �°� �. I ..,n I >. I ,� d IhI uid'rprwnd'YfPUu darn�a�e A�m lxahd from Rd�d aw�rY 6fmmaWn�n0 hom u-a�aa
� .�. h f( � Y D�0�d PueNa NWW Oqoarmm4 fi.�w.e�ar mo4n
! . .,r�-�t..s...:-'` : ) � i .•ru« L7 f ra�a�m��iu Mo M�wtlr e/Orona£n M ��r dl w�A uflAka 6 Mr ar.e..khr h
I Y ywnd u(Wli.s a5om e derprwmd uNlfln ahem en h
1' I ;� �;.i�>� � 1 � I .un>i I . .aiu •wY
r' I �vEmdan.tC pi�y� (wthv da�nel w.mt Mal fA�un
'`�F >•_:,,�,r:i �_...� ��,. f, 7W° .�... • � � e'a�rr�.�.m�"xd��n:�0�°ea ne�enuy wr n.y or.rooar.a...�,.owy fcronr sror.
1 .�.�,.• i m MY+eeny war.a ms ww��prwna vl�rt.a
.� i ;.':_.-.:_._,-. .� { ,,,,,. 'i .._.:�.=-- �I I � I a.nct.e Na�oxeauA
.�o..as.rwe. ��p��� :� .ran
'Y5: f.�5=:.;;;�.::' _ 1 !^w nwM.inn+t W % �pon �; 7 O�wUau Mwn ort bend m fAr NAYD-QB ehtum.
. +�=�is;•;;'�_s: � � • .�m.n � I .xu�� .____.� •
�.. -c.�uc.j v.`. 1 i�tmr.�lai��41~ . .Wx�1 •�au� rxR r �°°y L BmchmvC fFihh�tl Mer fl.roflwi sf MNIr/y f0 uMNC WPOhp•m lwed 4/N�0°PNWnaIdY IIp
�.4. '_ ������.' o.a H.�+m WMl . _ I 1 l I I 2 aeuM�f IA�narfnrorl camr N mM OW . !
•' i�r c1i9:tOT1A If:
:.P _ �� .°n'd7Z''P.MS �°ww.n' � I A M N4aY���pd
Orfd Boy Raad,qy y1ap�wtd rvYN e/U,S Hly4YVy I,y,f7,Me.n hwar�
�"�� ;��: �`�Ll �v .w.n "`••�a ��I�_� .�°,. ' .r�r m..am�nd NamJ�MY•MY.�'pPu�N f 0.u�dR em,weuae
�`!;;=c,•� �,��y Q 1 �., j
.� �.�-^- '.. _ J '7 �f' 1 s ���� .y.• / s• wiwp°'�� •ntiii°'W r �y, !Q IW!Imd ma m�he�n h IerN m RnO�h[c'f�d dirkq R�'d dato cd(.ctbn m Janua� 9 7006;r�f
Yi.
:`�•.�a`".- �u� �� �' � • � ��✓ w..w n�u�1 � � lai�Ns.n meYno!hsW.N JurLe7efimd�.f londr m fhi dtw �
�i,�rc w... ?.l-S� �.�Y��( ✓r]a... a..r...�r+iu�. _ �' •a.x.i�.w(My.Y. , ��IDbv��4 n
;•.[K wui E=- :.`;�t ��wi`,�, O� :�.=)�ac ki an��n A.Pw�Y� �--. ii � � "'�u i y+�s��.��ii-mi�� L �� 1� /�MW 1L ��lamllen��hn�n.r�IxeMe If M��Hdd�y Wi�l.w0 P o/wfand AMesx He m F•b�uvy
Af,VDO�RTjJIf: ' �' 4���'u � ! � ~ A L^�--+�9i� 1OF' ��
at r:�;•"�::. � <.....t,.,,,.,r --
' � ,
{ —
���.w.��,����.q"��.,��.. `
r....,
� �
2 / :..�.,: �
� �� � 1PAYZATA ''r, !
•4tt�ace�o���c3xao�o o. � I `� BLVD ���. ' . . / �
� � � � � . � � . e � � � . � � � " - � �
I �����RR������ ���� ° ..�.i,,�,� —_-- �d ° - --__— ��H�PY DTO. � -- �
� ��� � ���� ��. _, —� -��:�� ____ 12 %;
, ���� � �� �� �� � °'�':'�i�� �s �,��— o—=-�'a.�or_ _ ------- --
�� � ������ � ��4 E� I�', S 4 4�'�°E-�''���c-'—•�---�--�.�m.o � ti1 �.=4,Q6_.301_ _ : ,y¢-°y�.��.��
� � _ � .c `'.�� . . .��— � � '��' ��ti� � —� � �--- �
s� '� � � � � � '��1°�. � � ��� \ ` I � � �T � �� '` T�UOC Nm l615970(NacmGa) %� , ,
o �� � f I /_ � , � / p , 1 � � d„��cp��:�,�---�
_ � • `� (D
� + ��_ _ �w�� � � � � � �- � �:,.
:� � g�.--------- a .�J i � � ,�_i / l � ( '� \
g �,2 � /'------ a i1,. /aror,red aed �ie dtJUr mrmmt T"-"" --i`a � � ��
..�.�. I�I � 5 EXSITINGIIWS�S f y. - 1--- _s•-----_ .1Cr
i? r �r\ �ul�-L30o v. //" 1727 � ��� "'"�
r VO�W7'�.�O�aGOtOIDO'B�{�?iH��lJ'c}• I � I � I '�'�6�� u . I �/�ja / Nd9Y0W� I I /� --_ -J I--- ¢ ^_
�� 1 t � � �� � � ■0 � � � � � i � � II� I � ��, .1 y� � ' � � 1 ,`�1 ti� � _ �
>; `���:i.. , �
������a���� ����� �; � ���:_:;�� �� I � ;y� :;,,; �`' I � i i� �. ^ .1 j �,
� � �� �� �� `_� � 'I �• 'g4�� l�` `. �' ' � / � �
� $� ��� a ��'�� �� 1 :•i.� I I I � I i I ja ` \ �I� I� ��r��J
�� � � � �� � � � ' ..z'. ,,�f�n �� ; .. _ ,, ; � , I��.U:�-- X I `�
;.h . �1�; � I i'. � �` �\ I � � � I
� '� I '•"•1 .�'0�'�� � i�i v�_/ ! \ \`�\\ I. I l f (
r,. �,•o � i�� l , �� � .� �
•'� � �, i< •._ � � '.� i �
I -.{.'..�° i � � � ; �` � � ,�� m. �� I / �iI
/..-.. : � � I � I n
•in..' I��
,� � I�� i i � , o � F � �J��,}i N �
I `$' i i _ --i ��� I �/;�;• � / / , �
°'� 3 6'0 :�p, ' i � � "'. N I / /i'9'i� � �
��$��q�g�R�N SS���g$$��� ����t��°_' � :•.F� rm��l � I � I I' , I` / m
8 p � �{
,� g �95�� o.i-9�£ 'd'^¢ a so�� � � � 3 I / C
• s��i�,� �€: ���ssa����§ ��;��-' � ,tiI � i j '!��' / '� o
$ ���gi °;� ��s s''0:¢ sag�eQ� � � � I I� I � � � \
��:x�n$= �$ 65��'g�SS-5� �8=��� � ge� � I � � II / % '' ��' �`
^;���=R 'S�� S'R�0 3 Cs9 £N=o�� � I " �� � I � I I �r�, : h, O/ti
��#°�' a, _;_''€���� �����. � :',�: 9 i i � � � r =-�;: I'".�\ �
$ �� , �g � �•.�- � I �I i i r— . �.,
�£S���R $a£ �����'���� � �g�� � I•1� � � �µ,� � I,��� � � I ��
s X �� �Sa� -u g R > �'�'.;'•; � a .o r?l.. W 2,
§ S S V ,":. • } 4 H I �
g a s '.'=f° ' � � �
��3�� �'°� i��� �a � ���`� � I j�� �I �"� � � i � � '�� N �
�g�ia$ u^g :a $: ss� s qxa� � ::t�` i€���, �� j�u � I� � � �
��-�� ��� g�' ;�9' g ���� � I 'n: �C=�I �t � � � I 4I ' . � � � s
;$��$ ��� �� a� a�i �,'.� _ �� '��; I:I�� � I � I I ��f �` a ,,, �
�g�9�� NB 9; °$� 5 �� 8 � .�� , � I I� f � �
s$:m�� �Sg Ss s �g�' �' e� � � I ..�3: II i I ' i I ` '' � I S`ti3 ," t• I /
�� 4 � � � . � � ; � I = �
�9���Q g�e �s 4= i4� � �R � :� II'J , � � '�, � � �I C�`r �'�•�'�r � I i W
s�=42~ �A`e �Y �s ��g, r '�y S �' .: � I ,`•', L, ��/ ^4 � —
�-R�� ��g 4� =_ �=3 � � •� I .'ry.:. I �, � I � �., - � r �
~� - °�� ; �� ��^ a �$ � x I I / t� — i" � a / � � � /�
N 5 a I •�. II I � �"��1 ` �ca-� _-�� ' �I'� � r k� � � �y � •/
f'• •"�;^ ,I f, � �tl � / / //°)• / / � I c�5�y' � / f N°o �
�:a�A�;'s-:�: �°�s� �°�gg�� $ a I 'H:: � � ��I � � ,;-s � � Wa; ` `�]
�.�gg R$��6 £�ja 3$yk �NN �:: ��',• II I ,�� ��� O I a N� • ' I �1
$�:'a�����3sa �_��.. 9�� p� � . ,..' I :� i,�l � �2 f� � — �� t
�� ����g€ �- � '�. I -�`:,' ��� \ ��i� 1 �G�� o �l,=� I - 'i �n+
�€°-��m.$R�� ���� � � � !� :�:.j j I � ' 9� " �-^J � � ' � �Y
� a ` � �� '_ 1"� � I .
�Q�'� �� ���_ � �g ��� � `` � ,II ----��' , ---- __ „ ,,� - :� _ •�_ �
�"���:_�-� ,.�P� �r� � � ,'o�� T �— —�— —�------1 , -------------,.a__ �.� --- ----� - � �
��� ����. �.��� ��� x �.; ���'� J� , � � - � �
�������g��s�. a�� ��� � :; I ���:�i��—�-l—L--i—i " . � I y� i ._ � (�
� € ;,� � � ,.r ',$��_ I � / 1 � 1 �
��0��=�asA�� 8��_ $�� � �. :�'::�' �: -'����-0-�i r�.� N � �'� �I c _ i ii �ES� i i ��' — --�-� I
Q�����$ � a -��� ��€ � � I :'a: ..; � ' i 1 i9s.�i I�I ��+:: ,e>. �, _�
a� � � � ���$ �s� � ; :�e: � � � I �� �
� ����s���� .�e� �Sc € � j ;p� 1 �� � �I ,i
� �:� � � � � � � I
=��':=�;��= s � � � �: ;�:-:.. ��J6�u _ �� �.a �Ly t � �
�s} :i�'9� a 5 S � j " � 'G''-�.m'min mmr � �n%e � t
�`'�,8��-e�a� � g$ yS � :_ I : �r� �esi I sea'1 � �� �� /
� g3 = :si � i �
$���S@ST�� � �� �� � � ��F{.'�. _i _ _;— — OUTLO� A Futun Rfght of Way /� Q�{ �/ � Ox
��gt3$ � �� e I ::;.' .: �, y _ — � .a' ` ._:..: --�—•.•" _.- � �-' ♦
� � '34�[4� f:�;<;... �"' ''f. I �_'
;�g������ � S 4 � � Y�\.. �p I 8 i��' � � II�9• � - � ' � I``''� �
°�� 3_ g f �.. +� III �- � \� �;"':-`„' _ � I �i- _� ...
��� :��§� � u I �'�'� I� ��� �� i �� � _ `•"%'.: � j � I I --
yp � � `�'''�`^:�'��' i �
_� ���" 's � fi I Yt• l�, �II �I � II I I '_ - .''' C � I I " /
� ���IyW_��� �� i �� I� ` ���� � /_�
I . � RO�$�I�/A � ' I '�%- ` � .�
��°I ��� -� ���I I � � �' �1 1 ���. �
`�' �'�;� � �I~ y o � ` 1��� � � j
�_� ,'\' � �I �II� i .,. � W �/� � r '.;-, j ) � ����� I �
� I ;ti�; V�� �I I ��.m�—����-Q' I I � p , ",'�; �.—J ' I�� � � �,
.:s� ��j, , �- �. n ► � –� ��, °� /
€� ;;:. �j ���i al� �.�� � � � ���� � �
� � �� ' ��
$ .::,..: ��'�.�� � , � �,�b
: � , � , '
,- ...., ..:., � i � �1 ; � �'�� i � �
�� ;�\c��i � �'�11 j i � —
�--- ' I I
I . � ' 1 ia /
�,o ,. ��I ��I � �� —��rn— I �I � � � �
�� .: ���i ��� � '" ,�� � '� 1 I , �y F;' —
�� ::: �u l�;` _r „� � ��` 1 � ! gP i. y
-°� 1� ,fr o.�'�°.e+n'�ise i�Lfxxma.i°' '�Ir�y� I I � � �S: ' m//
T� ��1���� �Ox Na 3�/9(R�OIV4r) YI{'�,� I � �a i ' � �
b � � I I'
��i ;�,'• • � �w;�,s. `�`/,�_``_ �i�` � I � ' _/
uS�� � / ,'� .. �v I
�s7 �� �/ "a�.':� �Y�y.I �7' ,� / � ��� f%/Dx�w'�ive�iii�(�.eve..j°V I I � I� I ` � �
�° S'� ��t �-�m4aP�d Amn►r Oae Na AENJ7� � k Ox Nw J7p/619(flaqlfVm) ���1Pela eCOv al 7.N.Na 12 � I Ef � l
. .--- - <� :�I I �`Q 1 � (n.�a.)s o«.r+..r�aav(wroro-.}� -�- ----------�-.�.l�e�°ewnp�m.i n-n-os § aa / /�
�Y� \ �� 1 L--1-• � � —��_i: •——-__——f_-�'� - _), `v'I I %_L , I �
�; �'r�y F ?i'�'r1Ur•. _ —'��._ ` �'-530.-b°9�'\ 4:c�-�:e—=•t`-�� � ��—/�
`y "i.Y�7 �IJ 1 -�:Oi�r �p�-� ��� � � � �
;: I^.:'JLV 7 �2=-W^„e�.• �__� __ r — J�
.?(ii'tiL.� -.::)..:-aw--l:i�-i-�1tL_:.."��.'?� _.._oui--- \
� - — — — __. _ _ _� �� iT_ _�� _.;__ — —�x�- /
`
~� ��� � ��a� g� :�� = Z66 5� �
�� � �ss�� g��� s����� g� '�"r �� � :��°� as'��` � �' g � �F =� � �
, �� � ��$� ��� ���g� ��� �� � ��z� �� � � 'g� � `s� � �m��g � �
F = �""'.� 1 � � ��.¢� � �Y ����� i � i i i i � -$ i� g � ��N � � 9g� �� � o
� � ; �u � �;� �r
r �r.�_,�..._,_ }, � s �gF � g� � =` ��,= N� �� sao �� '� � � a a� � �
!'� Z � r�:: �i`� : _���; a�v �gg�g� ��J �rE �� � � eu � ��q- � �
i�; ��4 � �� : .� > g�.e�' �^� �SNa� $ ¢$� � � ���� ?�!£ ��F �° �� q � Z � NORTE
.. g�n� y � �` � a �� � � �e s� �-� ��? �� a'_P � *� a 'F � z
: �m � i �� . �F�P g y���: •�3'o RS 8(ri 4 Y RR4 9 � � °� ��@ �..�° y^ �
�' cu � �'Z'' S° � � r'°�� r� t�V � E? �$ ���� $ � g
i•: � � � �:. �R�: � �+ 3 �sg S F� '� R $� $ �
- � � �'� � �r�a� ���� $$ $�� �5% �V �� '���g$ w
� � g- � g 6 6 � $ �
:
.
'-
. B� 8 g �
, j p . m s.�y. ' �� ;
.,} ^':
..: $
.i .: _ �
. N
.: a �.
R'a:.:� .��r-....>...�.:...:,_�.,z,=-,�w:.�_._:<....._�., �
�T+ CRYSTAL BAY atrnt�tcon�exmsos,IIac REVISIONS + I haaby cMlfy flwt Inb qmi Fa�pr br ��
....................................................... r .wxw�.�°u,°o°�i� ���
C3.0 BUSINESS CENTER �Sai�T��4�� ' ' ' ' m���Q m �,
......................................................... e eW Llrnwa lmd SrtnYw uMr U� iV�.il
��R t Orono. Mtnneaota � armovpoe..naass�nmt2 • • r
........................................................... Of9Ii�ED RLK a.s w N.stn�.o�uY�nnote. Tmo�aN7
2006135M awsz�owst ........................................................... rmo�vszn3ovn
......................................................
o"'� reliminary Plat s�z�re.s000� ' " ' ' a'"`"+ �T Kwt M.Klach �'�-e"`--�
5/17/O6 ........................................................... e��tts�
j BUNDINO IATTINQ RB.ATION9HP9 NWW.RYdNGONPAt�SCOA[ ••••••••••••••.•.••.••••••••••••••••••••...•.••••••••••..•• ��m KMK �
••••••..•••••.r•.•••••••••••............................... OAiE UC.N0. 2398D 6110HkoeQedeDriw.SmtelOD.Mfooeeooim,Mt.755353
�
r`.' !+ .'��,'?�. �,�'- � - —
' _i%, f-Cf, ._�� .
. C'�ui'-.nr.. ,� fii � • ' � �.\ .
� ,
I —
�.�.,� ,��:.,.�, .
aw.r c.n,....�xom-usu�<..u�v�ws-a.a.n.e.a
�� � m� �
� � �s ��o � 9 e
_��� �,� ���� � �s�� � o �� �
�=°g� g�� �� � � ���� o� � �" s
��}R�?���ss���g ���g{{{///��� �� ���Q �g R �;�yn �� �g An�
�m+�Z�.yCY��� �$ S�p>Z ��{+�1�Z �� � �r . g�LC 9r In �=i�
u{�i�i�2N�uu� rn�� 1�10� �+C� v���� I�7� � i^�Y'2 RI� �� g^�'Z
_�- ��.p1�1� I .o
�u�
r � �
� ' � 'av � / l.'� .�� � �
; � � ex.e�aw � /--+-- �,
�� ',i------¢---��fl'�r_ ATA_ _ B_ YD _ T (U. s� - ��N0.12) � ��
I '
N�; ; ; � ��m
e^ ' � I � " � I� �.� � / -- a�
;
: �
� ,-- . ; ��
� -�-- ��— — L. ---�u--------- ---� �&9
i .. I x3 �1 K'�— h�— � p E%.<• P � 8 _�o. .'`� - �x,�� qP _ _—-.m�- =��
� •� � � � � � " � ' , '�>—�`��='��� `
� < //''— _ ,�,� ... " . .. �_' , R I �. il � � �, B I j/ ��.
� � I 4 _ -
. i • ````�'.� = �� � '\ I� � ^y ' j 3/ : .°I �EK 7. 7 T'�HOPg � I �''
9..�. c
I `i �s� � �v � , c 9 ; S . 'I.- - -----�ro--+---�-----8- — ��
I � , ,. `I
. �
IN� `t� °m Z� �
R � �k� � / � ��� � � � �'�'; �- ,a�- � �-�
� ! r � e$� _ Sf �thaia�: � � Ilq mQ� "5 �,ve�9 �'A` -q�s� ` •,1 .
'� � �g= � ' � I � � ���� ; `•.J , ti 1 t; � —�— �
� F _ I �: -i .I A � �A � � t pQ �
I^ el � �eq �� _..� �� J``� I� � ���o i � � Il �� � A�a ,� I`
ti .t ,rfa.fin�fk ,: Z I 9 �� f. �
�I �� �� ��� /'�` t 1��`r'^'�g '�. 8 ./ Sr"'�o� = I � I ��8g I �
".p� � 3 •�.`� %�,w�p'�r°�� `�„sy. �$ IAB\f-'' � j 8 I� �k �G§ � �° I -
. �� 4s� I r � -- ,� �� �:�, a � , I�s:�x—����- I �
, �, /,( t — "•• i ; � �Q ,.� � 1
o�;I 81 � ,o�,� s � ;; 0 I 4 �is �� e� a � I (
9� y 'Q �\ � v��/ ; ��� I- y"-�! � �
�� � J i �� r��; � � I I�5 i(� l
I �I u � `--�,y s w:?: _ , __ I ,
/1 m^ / \ � � �c:; ; � . -�coi����
i �� � ..
� � 1�.���o���` �.:�s
I � ` � --
I �:1 � � � q� �
� r� m a z , .�j .e.a i i. � J'�
I I � �� o z�— � R ^ ,,,, .a�a,,,,,,, -�,- �a--- €
; I °� o� � �� �I ,� ��'• � �
1L- F F� � �j �� � F� i�l I I � T,rs 'I a� �
z
�� �I�� �� � � � �I / I-�uL. I
I I �
o, Im� " � , �I�� ° i i
I g I F i i i 1
�r ��� �:--'�'��I�• $g� i j - �
-_ z'" � � � � �+�'�.,�
! 1 � $$ I I � "" P �1�I � ��
�F•�F�' � � a; I �I •�"� i� �'I„_= —_
; ! � � Y� /�
��w l 1 $ a I �G� .�m � �
��'g� ''� , . � � I I _� �, ;, p�' I �
e� h �- � � � I I R ' t �i �� / �
` �; ^ o
� $� v a (
Zmm� i�c� m�vc� cat� �a cc�a ocn oc� I�i', b tl�--•� � �� �g � "5 I ]]� = ' I �I I �2.
o�����o� �nz4c �N� ir C�F �=m�"gc c I �1 �---.' � r1 � II �+I p �I I � �
� � � � I
4�$���m> Z�'� ��> °<� �">X `>��N� � ; �I;i � $� �'� � ���g � � � ��� .$ "� I ;^i i �
>� �x yc� cnDO c�mc� �� r1� A��° (� � �n � � ' o� � 1 I I - �
�-iz��m�� mF� �uNi-a �n� � � ��iz1 Q ;I �I �n � z �Z� � � � � , I I /
oo,a-,g>� _� .,�� � >�� ZoZ�� � ; �1 � 1 �� n ���� L � � I �I �I � :� :;;.:,�. � I � I
c�r'��n c�vi E�n ��rn Z�-� c� y$c �n y c�c �t,, `r� � '9j� � I P µ -:~� ' I I t � —
m�°�mzv�-c�im ��� vmi�z � �zC '��['�z�� � �LI "1 �'^ � C, '� - � � �5
v��0a��yr� ���i g� � �tn� ��-�m�' Z �R 1� { �� _ _ 1. . I � � I �
o r5*�• �Z mDZ �o � ma� ooy� 2! — ` � P �o � I � � I
� ���� �n o�� �r�* m xr�* � ��"�o � ..el �j � � � � 1 I �,I
�mm o�r'�*m -- '"'�-�m��� � I '� � ! I
>��'zrmm �>� ��Q � �g�p ��op m Sg �i�R I _�/.u'--'� ' ° � I � �i I I I
m�D"�L�N�1 CD'7��7 .�O•j t�*1 v�f�/1 � 'O� � �c .�� I �9 � � ��� ��ms � �� I �~ r 0 � �k I
r�+°v��sa'� og� c�� N o Ys+ y�'z'v�� 9sl �P� � s•°,� �� � �'r� �� �� O n � j g a j _ I ��
�m���v z > O -+ �� �Zy� �g� I z ��� �N s �� � � I �' I � I
�'z��cn o zF �"� °m ,�,�� zc�xc4i �� � gs� 8>� �i �x- aE I ? I -
W>N.Um>� O� yN m Q�I� �• �g �al \ �I y�,,� TL�C, 'f "�. ��I '1 '` � I � I '� ` ' �
F� ��z mo �c�i uZi c�.Pm �m �n � zc� ,d~im� m^ �' � I ' I
m �n,nmo� an< y yN �a � i„s f°.� P:F I f :
c���am�x a� >� ' <j'v °-z��z { I � � �0 H€° � '���� I I
�>{��N� m� �< � �o� i^�mo , � i r-� Q� � / � s �g '9� I � I � O ;
v_, naza z sa o g o �aNr�* 1 � p n '�� � � E � I r I I
��°�z�� mr�* um�ic z $� �>^��< ',� O �'� '"''m s � �� '_� �� � e � $ �7 `
m 1m00 � +i> Z�-D ' � �
o��n o s � � � �� � � 1 N l � 'd�` .$ o,L , ��em Z
z� �� � �f�*t O �� N Og ; "� I�a_"" / i�� I�'� � I n�.i � } '
� �, , �,�� ,r r� � i n ' i 'I o �
N I� 'Q'f��Cf�"',7� � $r�f�.1'°��'�"fF+ i i i i ?t i i ":� I �Y _�_� I_ �� Q�
� � !'�7'� � ,� I .���,y��� � s.� aw��y�'. �I � fy � �,, _'T�i' � � _ ' � N�
r 8 g �� �� '"'�"�';r�� �> �� , �-�� I �� ��. z� f n i I jS..
@ � � ,1 �~P � � '�'�`f'+f�` �'`� ,.,.��`'� �_ r . Z o r.�a �� � m
� �� %� �S �� 4i' ��fir� .,rtt �; ., � � F9
g �'7' ����� r 1 '°�/' �� k'�" avr .�, �t�^' �.Ks'3t-� I� � n zr�' � A .�l,.h I I�
� g� � �g � ���� �� �� m I 1 �^ '��+'1�,�, '�`i�.c���'1'-�.�..� y��,'�d"�� I � Sm 8 �c �i� o �.1� I� �I Z r Lw
p� ������ � '� � �e s�x+s�����"3'i'��r��; r, .,�'�` � � �� @ �m o o B 1-a,. F _ I" � z
u� �" � 12 � �� � m � \ �� ��F^� ���.��s''� 71,��,,rSE$yf-a ���� �8 I $� a° �� �+e ��r I��r �/ �r� i —_
� � g g < :�� �� Z I `� 3�'��- �.r��� ��5�s�"��ak„�}� ` , 6 �� t. ; �
F � F < S7 � ,t G�'� a'�'nt �'s¢r �u � '�" �u� a� � ...-� r,�l r, I -i �
� �i � � � ` ��ne r�-��5�s'�7�; '���si�x' ,�� c y'yt ii -v +� I
g �i � / t i at;���' °ri�e��2f��G�°y�y� �y�„�����'�c �'�,�._� r 8 ',,�4wb�a'b4r�""�'I���uf�sr{ �fi"�•s'" c ���?:rt,> �_• I� II� .�'1 �
F I • _ -_ �.f; ��.�.y'1"�: '�.�"�i,�,.�tac�fir i$'�B x i a w.3�t�i�T'e��ix�.s�.�d.,k�#..��.,.r a�a5 m.rx..�?,��... ..�a-",�'� _
.,� *� �/ � � ��
� ;ln� ,3���r-vY� �ry_' I +� I I� �
_ _ �� �11 �.s s-.l�.�`�,*,�*t� .f",k.�Se��f�r�:..�."�� I �
I ���� t e�, �i .I � �i���,,� � �1� � °
� �� �� g i �I Ig�` I 1 �I�� � 9 x
� ir i�
i i r�: � � ��� � - � �I I�m � t � �` i� �
a � ;f�;� I I I , I � � � ii ii ; ii r� � � i�9� f�
0 � t� �� � i �, ri � ii I .�--�
:
� I � aooa�000� �- � 7
; I --;�_ =; ��+I�
�4 I I I � � '
' ' ,`
� � �x , � R � � �� i� I ��l' � n �'��f
A ����� � � �
: � � ' � [x.,�•e�cv_ E `� ��� �j�� �� v� i � zo �'� /� I � � "�`��' �i � w �1'�?; �'s'i I "I I
1<� � �I I�I�� �� �� ; ,-a�,-� �� ���-� I I I � �� � � � �,����f 1 �+ 8 �
F^n:Q� :�p .� �������`N'' '�g t�--�-�� m� 9�- � I � aw � 'A-1' s / I li / /
�i:m� �°.'8 � ���� f���i �� �^ j — �m a� �rn � � �rn � � � � /
��s� I �� ,L5„�,, � �N , W � , fi, � � � � , � ,�I r
�. �
�-- 4, e�� � � � W �� 4 I � " I
o i� `O� r z � '' I � � ' I
� �� �- �� � � I �
� ��� m I- \ , � �II !� ; �—,���,�-- �. _ ��� j �' I
m�� Z � p-�.�i � � f�� � ��I � rSl� I ���
4� ^n a � m� , E � .°o� I C� i --
� �� ;� ,,-�'"�� � a3 t / x � I
p� ��o = 7__¢ p'.•i"�• ; / g: r�N I �g�
� ���� � ~�� r ��.��f�--- _;� �� f'�,� §� �� � , _ � ;
�°m D �- � I • �� '.��.� ,,i m l I I F5
< � .� '��l� •`• %�"-
..
� �O O � � � ➢ ' � \
C o o� /� �"" E%.75'RO i � '� p
� � ' / ♦
(� � `y� � ' J/ I t i 6
o "" � {p f°r \� � '�. ��, � a
_ _ ��.
m p "' �. "`"`� .lJ'""""'_"""""'
a 3... � ` \;�� '��--- �------------ -- ---- ��-'--1-'--a.,� g' I ��� ' t:Z� o
a 1 � . �` t� . -t------�--L---___�..,y�J__._= �� S
� ��� y o MNDOT R/W �',, ;hx ; ; _ ___ - ��,__��.-, T�a,= = '�-- �QS -°�
s �a� � PLAT N0. �� ; „�� Mf�DOT 'RIGHT; OF �V1RY�—(-R��-Pd�6:;��7�4�;�Lk�.=f�16—���`�•,v =_
; N°o 27-130 00�_ � � —'� — ' —. — _ — —=w'_ •;`----�---�9�--- i � 4 � �a
� A PN � -�� i "� � — , _ �;o �
Z "" "��R � � �� � �—` � �"
m �g H � xotrra sN ��� ��''�� �Y sx ���'s�e n�$`g �p g`' ' S� D o
�y '"'O� � _ �� � • x� ..�g �� � � 3 3� °w ro� �a
c . c � P��. ��� �Yp �� `F���� �� �� o�' °�� N� �
5 �
3 m a � g `'� a� R �X � ��• �$� i 3� ��' � S
� ��� �� ^�. � � � �v� � ° � �N Z
� �� �$ y" � �.�� e` � m
� � e; D
PLAN SET PEND/NG CITYAPPROVAL " N
�r� CRYSTAL BAY aYnrrcoaQnr�vs�aac REVISIONS ��.�r�uy��uy a�,.A.,,.,,,.,,,.
C4.0 BUSINE�SS C�ENTER sosweer�mns�,s�noo ........................................................... �m was me a undr my&acl awmhlm anE thot I am �� ��
........................................................... • R T.K
ORON . MINN OTA m"aaPo¢..x¢�sslasamz ........................................................... orsa+m cHL wn i aa sm�e w wM,..em. una.a.
2006135M EXISTING CONDITIONS N �IZ49L�OOOd ................................................... PIme95293309/2
o�re AND REMOVALS PLAN su�z3000� :::.....................................................::: ow�r� an. � r��,s�ii�s
s/17/os auaowca usnNO tm�nortstnPS wwwarnxcon�n�scoM ...........................................................
•••••.••••••••••.•......................................... DAIE C.ND. 631081oedideDdre Soine100 Li3wemuiu, 55343
_ - ;�,,,� ., _ �.. �u � J
` ' .. - .. . t t ��_I:7,i
•i+ . . �S:`. . � .. f. � - :'�-�` -
I —
Yq t4]OM L��an '
GNtv�CsneM��Ipp{-f]YU\M\.100�M\f1!-q3y/I.ip
�
N
O
�
A
g �
/ fl
,�'"�-#.,,k R
� �,�.q'�Y',���������'��F�yc�'ay>��'��.'�+'�,`��Q�'"���i,�� a�£�"{��-�,';c�`+*xrs,�,!�.��, f� s ,�,.�y, ,..
� 1..+�g�� � `s # � lo'Try�3�,'Yty t 3.f+'�� '�,r .� �,� -14.`T ..r}*��r�'� s
.� k "1�- 'S+ 4 .'Gi '� r'(�e"' ,�4i a s IFy➢*s�a 5�'Y�,r a� y� 4�J r'�*3- 'k yk ty.j�f �.'-� F .0
.,�-� ��, s�� .��WAYZATA"�,������':BLYD�'�..,�-M..�. ��,�� ��f�,��-v-.��Gti�. ��- -��s�'-�x7���r`�"�����.;n. �,,rr���;�,a� � �.
��*�.���ry�;'Q�V} �+F";X'�f���YF' j�4"x.,T+*1P'��.�f1.y�Za•� ��� .3,,�,,J,}<"'� 17 [�iW�G1:L� �'4�1Y� 1� ei' $. �; } +-C>;
• I�.�°"�.,��:��,c�l�°dy`�7.::�',�ht�<YE �x� �...� ..�.,�a.rf"��f,�(''r...�'�'i?�^'�1�-���-3'6�;�,r�n ��1' �.r.w'�a �k�-,,�a� j-+u'i*"-cy,"�t,F„ �� �`� �:,a �*.F�.�.
.ks�,. � � t� 'Pa" wfc s� •M./ 1"t' rx.8;t . ��7 rz` !''`�.�
�%""� ''�r'��+Q.*�C�,. !'sr.t.�*` -!:",q....t,:�s+�.y�.arN'L�,�steL�u....'�2��43�!��'ir�__`Y.�.�����:h��stiit��q'i'' �/�y''� �1r3�yy��m"��a��.:�, re .:h
I {"�,{1..=t!Xb,`t z' � �� _� �_ .ixi' .H. .''5....i C`�,'.�,t,�'*� r,c..r-k {`a.•+�.. s";J�:-�r.,_
�l C{�9s_�� \"cr�Y Y ./.
��`��' `,y� ��w��- .��i
��. �t�; ,�
������� �- — � 20 PARKING SEiHACK �' �
I y y��^��µ. I � 20 PARKINC SETHA � � C —� 'I
s� �p,y � � ,.�: rrrr r'r'T'rrr'7'7"rrC'rr 5.rg, � — 1
7.L-1x'��r". :�� 3 BUIL II C 5 A �` a .�:`r � .�� II 1�) f�''�or I I I`,I s� 1.151..I I I �I�;T-I�"f��nCK / I .
�,r-1„. . A -� . , i � a�.,..�-I t i �, i i h� i i-.::i � i � ���� i � i�.� ��� Hwa�
5 q tir-i,. '.lf' n� MF- �'�r,���'�`k.''*.�{'��Tf7C '�4L- i T .:' h a 9 ,�r�, �
I �` �,�i�: .c,,b ./ s'i�� m x+3� 4 i �r+�° tdAa�'�r <I C d`u a'�'�� �� 'k"J " „a3i.�h 1yr*„�t�,�. �. � �;s�C ,{1...- .
i,.t,,�'1 ->7-x ,� y�W�'a ,}�,,,,r.`aR�`4n`�J�*�J�k�`��!.!``�.�a� *�i i �r'�y`4M ,[ ��a"?�F-'�y F '"1�,'�.� 4 �5✓I'�,�� i kx�"v'3� �q�'ar qs.,�tS
. R:i'�F� �d . � �1 Y f I��� Y.' 'T'?•Si#"�"��"f`.S ���P� i.�fi' b�'�6�M:: �;i� ..[
��y o a .a �.�F'�,Tk` � '� r .J5:9 i ,r'4`'i r�fi,h,��m-� � � � �..
I �.d�� ,t. �.�. ' '*?°`-.-',: - I f��xi J (��7aU�1 I�1 i'U�1¢:f 1 I I ).c��'I t��Mt ;wr�r�, '..�_ .'_'?'�_.a
.�,�x'�' P�, I�/ `m� t,�I IxJ 1 I I I I zl I I I 'i I I � ��i ti` !
�r�Y,.y��a, , �T,� , I Fr-F�i-1-f-f-}'I-I-I I-1-d-1-1-1=t-F-� � �zd���<<.�.�
�� �AY�.`Y ( ^�Y 44"►Y. , � . SI����i i i.�i i`-i i i i.i.?i i i�i i��i i i§l_/:�r�r^`�a�';�
I � �?�,`'a=� '�z�..n,,, %7 IQ I 4''1 >'{��'F'. 5^'gr�'.'��"`"'t'r.''�r� J„'r '•5.`.� � ..t`xc C�7 f R _.�
"� `�ki. r ��r-�s« G 1�°1 i i � �,, ���t'��:rr� ?va,++�T. �-� �`c '2,8+'"f���.�i�' {R �s��n�,3�.✓ 1
�ay� I � x .��,k�'w-r., .�'���� � �I `�� a i �� i i i � �aF e i � i i ia i ��-°��. -`�..;�r.
I „� ��, � � : .,,,,� ,�" I I �o I I I If1�1 1 I L I"h f.,,l I I I Ifl � �ti g"-+s{� ''`�
+� � Y i�� T..1:I I I I 1 � �-�-'h-�"E��h� �"�"'�"��I-��"'f�"f�"� �7 ��,f`rga,v
��,`�x';' I � '"r�r u: �,�`R i i� f �i fo�i I t I P i 1 x( i i i l r i i � I 1� i ��
-',�`'��� � F>'``�` . ��. iJ`4-F-H 9 rl� ? ,�i i i i r i i:� i F�r i i � i i i�i � / ��F =k�
• I .y �?�-�g, ya - C Ij��-u� � �5 �,�,.r .. pyd '3✓r"'4� T�j# x+�u s} y a�� bt i;�? iii.
F ��''t - 1"' �J�^1�cvI�t ( I rT rt�l�.,r"r� � � 4�.R,.uY'} "+� � ��k( ��
���;,�5 � � f+�'';}"r�. „ "�i7 (�p C � i'{i'�;�,�.`'n� ��� �r �����I�iF'�I���iyl�i..'"'�+��j�`xi ri'�a`�����"y�T
:u.(��,�� Q tm�.�^_.::: ITI� � ON 4Ww��� L��� I-a pli ��l'11YLL�LLLCL"LLLIJJ'JYI I'.'�����Kl�
I 's C r�'"EJn�' � � 1 � � i ii ii. ii iii
}'57���"j�' u' C .�G � '��_ ��� A,( I � l"' �9' 4 cC�iTi�
:�,y�`"1� Y�h. Q � .I"'I I '� �) /. I• �QJ -Fa!Y At'*'
ryt,t�"v"�' I s aS �,_ , N V! 0 rn .Q.I I kl I� f- ��i�t as� � �
-���, w �,�'�` " O µ cn � °a������ ��' ;I �-��St -� x ,�
I ,� .�' ��.
, �`�'� >fi.'�< <" ��s:.� �i �,1 ty �i'..-�`�'�_„� �
.� � k � .�yr: �1Qi�t � .�.� � ��r ����° - =(
-�•��,,�, �� I I I I � ,�
��� �'��t.r„= l�ld 1 ��,� �- �;
^- �" -y+-r�'`�`�y^"-'x,-' rl I ( �'(I t' 13�'"Py`'rs a
,��z,2,�t+ �e�y,i.�,.�x�s,:-�, �. I 1 I� �°'' c2'' ,� 3�?!��
�.�" �wx,��.>w; �..tL`��'6';r'� �� ;.I ���,?'�rru7"C�-
� � 3�'v*.-�i-, �.M bR"''J�"f I I-� ✓j#"5'o G"' �`"1S'�
��"���, I R"'�",a,;r... 1,1 4i1 r � .;I � t �`'�c,e�. Y .
''� � a ` , ra I I I I r .��'�� x�i
i 4
I -a-� . ""�- ;• f-H I � :I O �""�a^' �. ,+ `` — _
�"'�,�`"F�`k � I f I I Is -i "�� y, "
E ��.4"� 2i�i �-�.
� F, � ���iF��h t .�,�
.!. �iq'� a..-1 r.-s�'"g .. . . i �-�r � � ',� A�,:'�`�r�,1�'
�f'4'u� '�! {�I`�'�11t+� h.�4.1 4 `LI�� .1 f.Y Y'l'ai�.`d.t3�f55-0ar�1 1a� Y�'���t I .I f
T .1F�."2..'w N '1�,.�.L�+iM1i.F4,P�sC.�u.:5� G -+-ul ..aA�1 Sal".{"✓.{iRS �.'nv d,
I a,r� r�,u ,„,�, ,_ ,, '� F �,�,x�x,t.
0� �—� � , , �s � r i � i i�,a �I W i � r a �m�`�e�' �
�[��i�, r, r ri�'� .. e�.: ,� T7 TT � ?,I I� 0 m �^ f' 3'._"F.'� .;�L
� 6 + � 1=H-I 9 :� Q '� X H� r ""� �`� �
I �..�.r�;. , ��;r... d ti;'1 f i' � ,I� n '71 C7 [n _ F,,. "�t�,���� �2
� �,u� � ��,��',� ,r�W: ,�';�1 � i. ?I N -n � m '�1 ��y��y���
� �° ; �r ,�.,.� ����-� z . m_ � r �--�'`.�.:.
I "'s�,. x.t' �.l I 4 q� ;�I �� � .
'��, I a'��'�,�'"�' �ja,�l f F 'p� -'C~O � +n r�?}F��r�Y�
r�'��� � ` � ` i�F-H '� :� N � D � 1�u;r �� 4'
c.:-
I � ,n, I ., t#'.���.�� �d�',�a�v�t I. �1 � � C ,,.', . � � _ __
e�,��% n,�,�.A�-..Am F ��l I�S � ;.I O � m r ee'�``°���`�.a{h f
nl� �� � ��a'x.�.� C �t 154 .nI aaI�� ff• µ = � �-.Y;F^�°s.e7s96'�;'-.
��+ I ...ss.����ta.�� 17 W G ��Irl j b`+ 1 . .� C Z �p,�1�1r"��'�"'�c` ,u.
�� ��. .� ��.'�.�a.��:. �1 (p � p ..�-.�-� �-I��' il v� � rK i �'ir '�°''�„w-��.'
�� � I � �.�ra,.� m� z -n � i i r�b i m r y �A1�E'� J;,
I •,T^ '�� � w4�'�np,r..��,: II V m �TI d` I I � � ��. 7� s�� n"�s^�€���.u�,
. e #5�{ �t9 '`.r a�u � A = � � x �.Z: z- �.�i.��"
I x�� : I "�`�;� N fn � Rlr �r'�'',���I IY �I E.r ,��w���,,• tN^.
��.,,� ' tr �I 'A C�O 4���I 1 �I`�:� ;� � r �r`4 �N d�.,�� ��
N ."B 4 xp.' � �
��,� o '- w�fn�z.o-.;�':.: � �'F m � I �H . ti � � i f-.r-,
Ikx��� ' � �s ��. i 1�1 I !�$ '� �' �'x� �`� �
y,,.w,��,:� � - £�wrs: 1 t I � I !� L �ro�F � .
��� � _� :! ��r�.to:..fi.i �,�.��.�, It. i�'I �-,3-��t�s.�! .
I � 1-ti�4' � -' ,u�n�5::: e°,�t�,��SCE,�'�S 11 �., I'�"'�s�"-,"`.°�,-�� __ —
����' � � o1f Y� a � !�! J {���� I r� ,}��.,�'�"�.A,✓...;'%
f 1q,I�J I � I r�- �r' �'yya
,� ,� , -, .�p� ��: ������ r� �-'����, ��
�1~�' � � '_ � x'�: ����"s4 j•"i`�`� 'ic> ;� f it��`�r -r � p
I N� 5 �� r � �_
T Oe� e� J'Q�y€'x� -n
myY ' �ik��'`�i►'�.ti: . � ..J,ri�#I'�AyI 1 � 1r.,T �L4� �"inl�t�1 N
� "�� ��43�'�'. � 1 w` �aF'�i:hs . O
m^�� ryy�.� ' )� � z
���� I '��� � I�I ; y�F�T��tt F{ E
I ���� :4 „� � :�� { � I , , „, , i � �r���, ::` � 10
�.r +�X� M I � �'�.m a� N2��'x 'r�^« t,',�iy� a�, �Cr..� °M1I J ' �k+�yv ap-.-rs . � ,_i���ks3Ya�'^'_
���k�. 'z "�^'���qr��+,,n ��1 �'�rw. ��`r�� k`�.� h '�`n.� -`t` *'�r'�*,� �t �-�. � �r"',�2h.'�.�,,�< �";�'�4ra,.�'�,e;�-x,'�'�
w,Y t r^'a��f .20 BUILWNC SETBACK`��' •�• u r +f k^� r uY�r,r s' x F.,s--t �' "�
' Q m c J �'��� ' I &�r � : � t" '�m"'`�" �I ���I 4�'���acx"� 20 BUILDING SETBAqt a"��,��ri.'`a„,, .
g g g� �n�+ � 1°" � L +� y�- i ^R 3 . :..,�� �'�- � 4 d I I F�1�1 j I g I ,/�'1 1 1 l 1 1 1 � 1 �� I 1 - ��. I
�g � �Fl�i R � p+��pp� r' �,�_�f��p�. L a�s _ . : +�±4�+++;F±H;h�-�l �� ; � �
u � ���,�,�
� R Ai�i �4�i� �� m^ ��:.Ja��� wk w 10 PMKMlG SEiBACK w 1'. � .�� Ll �1 +� "f ,p°
� ° ��� 9 �'�r�"�:��s u, �,ar��`��' „X, �a��rf�,�a= .� w a a��4�,: 10 PARKING S A
> � �e m '� �X-y��1 �`.c�t g'° "fi��� ��, reL`� �,r��' C,-t+.�,:xa�a Wx.�xi��+§x-r�JaYe4rK� ,'+yro�`a�°.x1`aktf','rJ;:,��"+: `'YL,^+. a t� Qt1.. � i (� __
� � ��� � Z . ��^P,«a � a ��a�^%t� �.i�PtlB.Z.rC' �'uOUTLOT/1��'st �'�e�",���-�����������`�'� ,-C�j
� � � 0 ��,N,���s����'���r��;`���d.�.'�-,.�,.��-�.��,�:��.�e�,�����f�u..,�,�;�"�5`TR.�ET������=� ,�. �u
I ` `"� r:,. x.. �.R,.- Ffrt#,� y��„�,,�q D
� �`t"
��,.wa ,. � �=�4,"'� 10 PARKINC SETBAqC �, � r
v,�t�C..�� r " s �: � x a a
'- I ���� -. Y�jc��.{�� rK.,<.�"n�'m�� 4�_.-iax�'5�.5 { � � #� bx� 'a.� � w''�^-ca > � i � 7
I �p a .s8�a9A�-dt' w ��'ry� s�'y"�ar �} a�" �0 BUM.DING A r t 3 �..� .. n"'�
1 I I ��,e'�� ..,. ��'Y.-+t �R� I '�'.+.1"`n'�f�.'Tier `bM1'� Nd4` T �" �Ft �r �i�c� �";"1 +v� �!}- �rF�ey�' :r -�����:y� ��f
I +,� +[�_�+'T�x a � . +- '`i,. 4. _ �;�"'�s .3 z .�r�, �FrWfr��rr�� �*5�a�:x� � �� �t�`u '�?f W�a
, I � �"�kF�'y -� :�.rc�r t� ♦ 9 e ,� �.,' s �. a i � 7 �i ; o + ,,,Y.. 'n'� �.; 7! ��k=��W �
�7`�� f� I � .� M �u h� .,,T?� _f)i_: r : k 7 - 4� 5' k 9
I ��{�x i � � ' I _'a-7,{y{t . �1. I ,,.pg�'''Vr�.� . 3,u.t; _ �"'�`� X].3.-''�!�. �]o.f �� D
� I � �����fi.� I ��.4 r.� . F i�, � .
� I � � f�'p�w �3 �'�'�2u �,?�q` �
I � I I I '�+.���eT a: I ''�i�.�Jr Y�,,;,: tt* uy � �
1 i I � N�v"; ,�:��'oy...�r.�e ` .�'.�x
,ut a+,�t,T: I � '��c�r,�,:ie � .�'�.f :
I � i �i'''�4 , .; �.1.�"�� �n !d.u '�?� 4
I I � I � I �c�� o�� u�� s. � � W -°�."�
ad��x � � i I I I� ���� 9I �'��,���; mw �0 op : ���,h 8
I I I i I �.� � �� ' Z� ,.E: j rn =,�—' j�T. � t� �
I 1 I I �-"� � �;� � . N �n o � �d, y
� �i� m n ,�
�'�'�i �[�I »; D�y� ; w tT}� (n � �,yl I I I Y I�G I Ivl !�l I � I I ���
�af�� �C n,�'Ss �x;• m �'0. ��- ��1 Itt t��•JLdal J.:! 1 Itf 1 1 1 b sidai I I I R{`1 4.'b r 9�p,L ��.
*Lt �o I „�,��,�'Y.{a,`�� �,..0 i+'+,.�.. ���p r�5?"Fs� � �t �..�rc'�Y� �'7� tctr ,i *��1�- .� c�r
m Q�� � � �: '�"'�` ..y�an�$�`"ia�E t�y�9g�^��.��'fe �t�"�'7-���zrr����'Sct�� ew ��ra °`��z+ , — —
a-s sr �.7�. � S-,., t' � .,..i rdt F 4 t
� m�o� m >�"rr`�' v�� �" ; I L I I 1.1�1 I 1 I 1 F �rt 1�1 I I f ' '' �,�
o ,Z •,` l �c �,�`�� � � ��I I I I I I te I�I I ���r :r ,,R„ ..
� 0 o G, -'n. x� I�w= 4 z 'L a 1 T��'
T2 � � Y � _�,� r�N�i �-��-�-�-�-Fr�-����H-�-�-�-�a-��"' - �.�,� -
n x �x� -�4 fix*t 1 I",I I 1 I`I I I I I f
s o�° _ ��,��' ��\ '.,-� i,l�ia i i I u i°'J i r i 1 �ra i i i�i i i i i is� ��Y��"" ,�'�' 7
0 3 �i / w�"'a-�'G`u'vt a. � � s �,,� ti . � ,Y ,� 7 J v'd . 2�
� ��'�C! � --/ `���,�' ,� -�\�"°�x u'���`y��s F�`'S•-�ahG��t��'�u�,.{�r�"��'`'`Fn`�a�'t��,'�'��_��i''��.'�s,��,�rr� � ���y �
o Ti°m D . �.�:�r r �4t .�ro�.5:+�.�.��':.YC�k'�.ie.i� ._20 BUNAING-SEtBACIC�k' r)'��u'"�e�''Y�!��� ��>;,c.,to,''. �
o`d� � r,.�y�"r1�`- I \_ �a�-J'L. n.
o' o�p T� � _�d'{�:' —————————70'PARIUNC SET�ACK——————————� .
°' MNDOT R/W _Z� o
�� 6x� MNDOT RIGHT OF WAY
am� PLAT N0. � — (PLAT N0. 27-129) (T.H. N0. 12) �� -o�
S '�� ° 27-130 - - - - - - - - - - ,° _
�
o �� — — — -- Q'° �g
o°�` u
za Nns-� 0 7
� � ° m
m �gw Z � o� �� D�
m ro� Q Nr a
a I �
° o' r',� l N� �
3 �a � o �� �� �
° Z
� �
� �N
PLAN SET PENDING CITYAPPROVAL D
�� CRYSTAL BAY axnt�coa�nr�sus�aac REVISIONS I hamy tMHy thot Nh plm roi prqvM pr
g �J ..................................................... ma a undv m
C5.0 BU IN SS CE lER YA� ws�n �nsa�,s�3ao . . . . .. suRVErm vms r m�n dv«+�,�a Uae i� �� x,mr.n°�'..�a�u�r
OTiON�. MINNES�TA �.D¢�ss�ro�m�z ........................................................... c a+y u�.,..a ww..u�. RLaK
2006135M ..................................................... oescNm cHl b�,.�we siote e�uw�..ot�. ��
... ....
.................................�...................... ' 17aoe 95293�09T2.
s/i7/os MASTER SITE PLAN s�uszwoo� .......:............:....:................................. °"""" cH� � e��iss3
su�nx+c u4nrta rm�noNSreas 'wawaxnNCwaer�soon[ .........�................................................. ae�a�
. ••••••.••••••••••.•�•••••••••••••.•••••••.•................ OAtE LIC.N0. 6110HteeQedeDrive.Sdm300.u^^••••••t,•,MN55343�
en�0. �mf l��om .
w�oam.+..\mae-utu\o-r\moV�V.»-nv-n.aw
9
. Ng
;i a�� -0 V tti m .� m D I- c r�- a x n � i �'i
� � .
r- o F r g �
*,���i.,o �� � � ;m � � � � 6 � �Q�� m z� �
'�7 > > �.1 y N�1 � � �y
!V�'0'-V',up j . a �.::O �� Z Z a r � p L'�L� A � �N6i
Hn;OD� � 'a� � .D�:D�l A �1
,.�i��i.,� � '�D'...-1 � � � �!1 N N O�� O
�iy�c�� � �� � m � •
, N � = Ng � ZFm
g��b� �' ' o ,� F o v� m �i-� I WAYZATA /
�:�, mpm � R IBLYD TYEST
h 0p;; OI,. �� � �� m � m v ^� o r'9-'�r I ( U as. 0.1.��
:' m o m � � � y o I �
�2V��r � , � ," g m o z -i .� g"�� r 4, 4 B � . ;,.
iC^�N!���S �Np L5� i'� N � � � O �'� O �� �—�u > B � >. ;i� B
y�i� tn y y '- , � r' z tn i� o � � '"_-� ' >—�---> >
.. D e�4^�n.�m�4� n N {�ri D m m z� - B � ^..- _ •� * 'r,. � >
gQ n
' 20_PARKING SE78ApC _�
fti�j 25 25 y �r {D+� j:; Z N � p � L�� �� �__� l- _��___ B
t�tp �N�� � �*7 O N C CD'7 Z1 I � • T 20 ARKING SE7BA f2B 0 n__ — �,�I @
R\ �p 4• � .�.. /
� a O
�q S�: �, h . � y � �n O m m2 ( � : . ri 1�T1�rri��1� ;.�35� U � �y-mm.6�
m m O N �I G l� �I� � � � � � � � � � � ��
{n � A�w �y., � O � X 'T� G I �k�yW � I G a � y .: iI i i i i � i i � i i i i � �� _���A��l'o I
f� �b�o �'.: r �1 N D n ZZ I r h!N N~ .��$X�y�.r {t �r��' �' rr �,�,f �hu. A"M' ��p�6memmemmomeom.. �i iBi � � � ���.�
..�i��2 '� Q��o$aN� C� cc� I� � � m z ��m ,p I h r o-�.�. i� r �r.�f r�,�hf��.�al m� � —:—
r,� D ^�. ' O Z 'Y 7 � D f+� / � ,,. '� 1 I I I I I I / W —� 1 I 1 1 I _—� I
�� D T� � � 2 C c � � a f f /� �c I I I I I I I I I I I I ��`1
"`�y�� -� r � Z � I-I-I-I-I�-1i f-I-I-H
m.. m r�y� li '.t � z � y c *ri �d I �' iu.v �� `�-�� � �� I s
�; rr �.; �� p O F tn t�g I` �' + �no I(��1 I I I I I I I I I I � I I I I �mh � g __ I
': �„ c n o w D � a ti a�-" � i i i i i i i � i i i i i i-t /
t ' � � p z p NO �' i a l'I I T' � --� -
}� , Z � c� � F'+t I � Yt d t 1 � �
W .• �, Q --� c I
`� �, r -fti''�„�� ,, y � z �' �m .
r�r i-,f i i i i i i � � � r - � i i � I .
��`' a o� � vi � � mx s �% Ilr-t t t��' I I I I I I I I I � I I I I �m�'^� � _� c I
� y �-yi m-Nr� �' �` m tNn �j o� I a �„i �I �; m --11 11�� �-�-I-I-I-1"t � � -
t �5 2 _�. 3 fQ 2 D Z K . I �A ( �i I I I I I I � I I I N' _
s., � 2 5 �� ny�� �:f, � � o � �� -.�1 i����y?� �� i i i i i i ��� � i i i�i��� � -�
; i� �. i, �a` r'. m � � 0 2� i �� '�� '7�� � O `�s��.� � I 7.: I:, � l�� I ..
ii° �.: '' ..: .rr` � p C a u ' � TI(p 1 >�: Tz I' i�� i i i i i � i i i i � i i i i i i - � "�'-
: �n �� �.r,. � � dm I F � u' -�:.; RI� � �N y }�..i i �I�yI; .�� fp0�1111111LLLLLLL4`I_� ^� �
+h, f' `� I•- �D F ., 11 Qp ITi -�7 � 1�' �� --� c
.� N g I �� � :k' z tn F � .r �� = L�I I I
�1. � �z I O � C� F-I-1� I' .� �- �� ��' --�
`x tg+ N t I y����t � m O � � N � m �y� ' � ' ui iiia � i L__ I c
y � � � � �i `�m � L� o �� I � V -�7C� /La I !�� I 7 . �--- '-�-{ �
t tn � " �:. Z� O �'F' ��Tl r i �-- ---1 �
s �' , �. 2� _ r; m� fc B � = �o '!J i:i i t, '�I IDs {--- -
- c a �, �po ? � �Q'Irl I I � ~c-� f--- -_� I
; F-I I-+ =g h-- -
=' � �r'` p= YF.
v 3+ � � � �� - '�� � � � ;.I gS �-- __� -
�.� p / .. �•�I 1 I . N -1
a �' �. n nD I �_►" � ;r64B �I � (__
! 4� , � � � A� s. .�. I '%�� n �`� �
"i ,x N D�. � !'�O� r I P�♦.'+ . 9 u / I I � L _� �"..�::I � I I
ia �' i; m 1�'�. o u o a ` 1� r •...•. --
�o �i i, r, �z�n >. b t-I-Te� O '':• --
,, �� , � _ —._
"` '-'' � I� m�o I ' �'� �:� iaa es� t:�i � 'ly m .,,�� __ __
� f' f' �` c i� �%� � , y. . — .:+,.�.:. �-i 1 r. L � .�• F�e3,- '_ .
� r t i
vi�: �� .. �.. �� o��„ p I Q �xr�. s _ u .� i i e i i i i ,�,'.I � *g F-- -- _
f �c 5� � �.' �g n''; N � p „. ,., .. � l�`n ;'✓I O ,� t--- --
unc,-�. , [T1
y „c 25 .��: T a� � F � � ..> � ~I-lv'' �^I � �l X N� �-- -- I
�'
r E` ' S. �: r � a i � � � s ? , � 'n (� fn _ r-- -- �2 �
;� �� , 4�. I I ',1•.n. �P :�,,; .�; ;�� rv �' n m =i � --
;� 5 �; m � �--
� s w° !`� i q n v Z r-- C�
�a � z D �^ola movc��> N aaa � ��I n I r� - i�a 1-1 I p :'0�4 � � D W f_ _rt
m � � �mo �mmmz°S >S�S� � "r+,'�'>.": • �`� t°f�t " � p, fA � C _ �..; �
� ��� ->�-�<y-,�� � ��� --I �Q ,,S � - �.a r � +� � -n m '., _�
� Z ��i y�n �xl�:U��> C) i�� m ��I � ��TYP) ��.y �r Y . �FF =� .. . __
Ri D ,n o°�� oovov�m � cc� � y � '�,� ,n w � � i�4i � �.� � C Z ��'� _-�
F � ,-�,� z m� m� m 6 0� Ill '�C. � � D O , H-� --� ' � !/� +n r--
� �O � A ��� n.. c Z Z s p I h I ' , � m i c � � a i �=� i � � ` �� m �-- --�
a a � C 9a z a ��g k . ;: �► .vA 2 � d+' �� � ;,� i--
m m � ..aic� 0 3 �ow � I N fA � � �c' I I ' � �--
Ill r
m m � 000^' �D m iay�� � I N � g � iss 0 F�F fA�10 t� �,� � � ,:;� L__ --� 11 .
N N m o � � !7> m � v �. wm m � i ��f.�I 4::'i� a L__ r�
� � x f�A m� � Z I y I � �' � i i t l [ .;) �c�n •--��
� � °- �.� � fn � �� " t � � . - -
r � Z r �1
o • .. I � �I _ �+" ;; q 1 i 1.i i� � '=�� �� ~�•�•• -"I I —
� LW�JJ J ,;,I) Nc7 : 7; � �
p N�N W W W W A.P fD D
� -17 O O O tJ�N CT fT O G�N � � � �r .•... I ..r r�' __� I O
� � Nx z�� �� I � �- v - -
I .:r•.� �
m .�.:: a �' s.m ,�
O(/� y . O1}���y, '%) �{� Ij :^I i F-� o°�—°,a}i O
f*1 � V t .:f�� _ � �
�D,� I � 3� F�—000—y I,� , � : 9 �
� `" I � � ` ° � ' 1 � : •1=� = I� 10
--------�,__„ ,, �
y )�. 6!� R *'r c;^. t y �, O.' _____� �I
m, I ,,,,�. ',20 BuIIWNG ACK � §al. �"'� }�I I �;�I` 20'BuILDINC SETHACK S I�(
� i ii � i � i i iiiiiiiiiii z
� ������i��$ t��� � I L '� ,: .�;: �',�.�.a�� 1j-�+.��-+-�-+.�-+��+1�a�1<- �,
�] ((qp �n � 10 ARHING E7BACK 4 ��PARKIN S B CK �I���
� �S � �������g��i�l�I�� �j1 I �f . �;'�P'a� �, � .... t5fe � � �.�� � t _�y �
� � 7�1 CZ \7J � . � � � .. .. y�,
���Mf i 5 1.''>" , . ^. . T FL r.,c � y' ( ��1.. .y^ .n�5r S:��� �, 1 �
� � � � r <iq m �ti q �, <,�� � rF��u 4,"q PUBLIC,, �oun.oTA � STREE?t�.� �'' �,� . �
Z �� -r.:.�� �- . .. P �,:..n, ._a.,.a�.r .� .F.._rr� - rt.; .:=s � .� f '��'i
I . .,.,..
� v > ,,, - i D
� � �� tu� 10'PARKING SE7BACK r----1510 4 r
_� A
6'
rF
r -�-ns � �� � �. ' :. : �� .. � � {
l"'� i ,.:i f���2.'`i� �-,�y i� �r.� �20 BUILWNG ACK{�rv.� y �'�.� � ff: r..�: � .0 9
�, �f=��. -�',.**�„�. { `�'r�.: Ft .t . v a n-Y� 7 / -� i n' de,i 7 1
8 t � i I ; I . � �.. � .p �. �2i� y„%r>,x.f ;. 'a�rt'' '}f �Ya'� �� °li �:...4 1
8 I I I � � �� P��� ;T s Y ,.ly � � � .-.�. .'-.�I�. . �.}� * ..4 � D
8 0"��'�I ' I I I � A �t�I _3 im.o•__..� .ta�.o' � '�
g i � I �� � t o 4 a ,� S`
0 I � I s —
e � I i I � �nl i �."�.�. V .. �m �m� �° $ �� ?9
� ` � �� x 9
I I I I I � I e �� �� .n � �� � Qi i o
P'�w� I I I x �� ���� �.f � m w m o �p� r-� �� ��y r r - , ; U
I I � �
I I � I z� -: � : �� _'Tl -i� �� ..c�i L t.s �
c�
I I i � � � � f �' r r.,� ? � C m � : n �" � os.e� i
�yl � wFF (n ICIIIG ' IPII 1I lII
m �o ` F _ 9 m � � i � � �+G.L�+� � � � � � � � � �aC�i�ae� � � � +
,. .:
m �°� � ` :, 26C�. ,. � /i/ t _ � .x r k„ � .i..�. �.�,� ' . - - i
0 0�° Z � �y� r : �� R r,-3 �I�I I 1 1�,:1 I I I I .l rJ I I fsl I I I I-1 I I 1 I^�� � ` �'1 .
_,�
� T�a � � -A = � �.� � � � � � � ��� F� � � � ��y_� � � �-� � � f.,� _� ... q
�+� n � � 4 � 4 F-F-I-I-1-1-i-I-i�-I 4-F-I-1-F-I-I-H-f--I-[-I-i � 1
_ _ I _- LIIIItIII 7III77I1IIIIIII i 7
�. I, I l
� � � D � ti' `', � ee.5--.a ��� i.r`i i i �i-��i t i i i.r ra i i i ��i � i � r:��i i 1 r�ts.s � .
-
7 ��m 4 y? �Y4�`� -N'�'�1:�`.^.y�w:i` _ .J 5 S
m q�� � I � bwm`6�, ��,.''r::,:�'�i'�� � y>'A .. .:� '.:�20'Bl11LDIj�,1C',SE78AqC� .�,a~ ��a..`: ..,�nf r`�� �_
:8 :°' �.q:;r.�.:.,., �.1, s. �, l .K.� '" I
� c;� T� 4 —,------ aati• �� e
a ��'° MNDOT R/W � ` --- '- -.. '__ ,:—=}e��,s=�c�s�i ��—�... ��... _����..� Z� °
MNDOT4 RIGHT OF WAY PLAT N0. 27-129 T.H. N0. 1��� �'� �
� �,�; y o PLAT N0. � — ( ) ( d Q�. _�
� '••�� 27-130 — — .v =
Zo o� � —' — — — — — — — — — — — �> �a
a N.^.o
� �.. j$ c
� m
m ��q = rroma �� D;
w :-g� N 1.�. �a
o .C„� N� �
C c ^� g I � O�
3 Sa
° � Z
� �N
PLAN SET PEND/NG CITYAPPROVAL � D
�`� CRYSTAL BAY axeNwa�nr�s�a,aac REVISIONS I hxWy cvUfy Uol�hp pkn.�,,.a,�m,
......................�.................................. SURVEYEO WPS ma s�mdv m
C6.0 BU�SINESS C�ENTER wsam,zmas�s�3oo • • e ar u�Miie'�.wd•+�«„a��u m, �� xffir°o�'..�n�Qr
M�i55W}2012 ........................................................... a RLK
nea.eer� ONO. MINN OTA ar�°p°9.'n¢' ........................................................... ocsa+[o eHl ��er ue stote ot u�.�in �mm��n�¢a
2006135M 6�z�vz�om.t ..................................................... rt,messsn3osre
... ...
SITE PLAN ...........................................................
IXIAWN CHL
5/17/06 s�z�n3000� ........................................................... ` I r��s�ius
9UILDNf3LASTIlKi REL1710NBWP3 WWW.6YeNCOHPAt�H ••••••••.••••••••••••••••••.••••••••.•••....••••••••••••••• �� DATE
..............................................
••••••••••••• LI N0. 61108IveCaeleDrl�c.5atm100.Miooemak�,MN55343
,� Y�'r ".?;� :.>�'�' �+��'''*�.`'R �� J
� t"'�� �:�a 1`Ai ��� �:�, ., �.1 �" . ... .
.�:.k' "�, `'`� r4, g.
`< ��,,,�„�,
--�- �.ee�:` .. ' ;:��: �;� L���$,
� _ `C:nr �.r�.L�i�?�� .:.� I..1E .jfF' _v'.:�E?a
� —
���..��.�
ew,.��..�+..�ua-��«.ww,�w-mu-.�.r., �
6
N$
� m
. 9 A
�� �i e� '�j' �1'�1� 2
, �'r� ��"� / °� gti� �'
�_ � � r��
-�,- -�o:��_ ,
� �
� � ; i
� Ex.B'pP � � I I:�' ' I 1 I
�i � EX B'GP � �'��*-
;x ;-�WAYZATA IBLYD WE�S'T � �(U.S- N0.12) � g�
__ I '� ;; � / �o
�� I - - g_-- - '�' ' ° N � �4`
"r-- ^-r- .
, �� x.. "� �=i - ..
�a.--- �� -'-- --a -:•=" �r`�*
x� - X � e � -.��---�
�,YI� B I � - ui�F .I , ExIB P 1 -.-
a !'" _ � � � �r Y� �n:-A ��_>
�r... 4 1
/ I `
� 'r ^ \ � ` 1 .?`/I `� � �EX 12�HDPE A /
� � :� � �. f'� 1�-� a� 4 � �� c i eemma�mmoo a
� �i. �� �-� ,' a ,tt � i 1 I �l: a (�-
� F-'�' '�r� -:i } �`�ft.'a.c�s r""/' '�'--"''-—���� .. — o
�� �� c� �i�z°��zo�m� Y'nc�'c�o �c» �`n1�Qi�' IN� _ '�..�s,c c4� "�'r �wri igµr , � r�em�me,. omm==d.� o mam
5� Z� y �o�mvz�cm o� cgF >m g � � A a , '� �� -' c` s l yJv Y� —:
r�, z I
y� `�p'� �o �m��yCy�p1`� oa��+7�y ��� �Fo�> � n s � `; �ul:: .r'..`:� ,�I��'i>I� I.�S � \� � (g = i
• O ZO C-I �r�*mzr�IZ2rL� nZ� 1Q-'i� A��yc] I / � z-L' .�o-• , � p t �.
't1 Z� �m y�O�Z�• D� 0,,,�� `y'L)� p�4.n� 2 , � f OQ ���:. �\` : 7 ' ,_ � I 'f.•,,c I
a �< DG7-Cr-1 �rG � NDnC I , �
� o� y p 1$� y�c ��n ^ , -.0� 3 � s vi 1�f�• � s /
a �5 0� �-�n-i��1vf�� OQy g�C �r�*��C= Y/� . �@ � 1?'= j l�-., hrt; V�r�. ( ��y I°t ��' "� I
i �z yg m°mZnm��y arF � o.��m� Z�F � �� ,pF ( --�r._ �. .• K �� "� 19''�.b�--" '�
� � N Z D 7�C G y m t/1� F 1 y �'1 �2 N o u� ( �.�• L /` � '.ee i �.�.,�.., '4' r �
� �� Z� �Sz� ��m� ��� =D�p ���ym Os�� �li� �� n�, .s,:; �-/ '� --R;,. .F- .. F� � I
O �*i� mZG���O r�D tn�� �t*�f� _m Z "�9N I �
c� y z c�� m �'c z� �� � a ��0 6 -�'� .,�\ �-� ( r:- i .�3„�, >r' � ;;N �•t �
o � �nmy �p �r`l* r�(*�mc�9� �Stn �Z� -v �� 'm^ S� � / r . g c�
� Ofn z�m��2�C1�/1 mo-1 vlmZ � O� V! m �`! r� rs �- yr' ; )i' ` \ ..i.
�m 'f7� I � '�� � ' � �w ��..��� �.r.V^��
� Z �1 y2v��zaa °m�' �c�N <n � � � T(C Q \ __'- __-�
a o z
� � �� '� 'Z>m°m�Y �DV FS�s Z°�r I �'�'� � m�p '17 �`Ff,� �"'` �i -
_ �z ��m��m o g m�� � o �z�� 'j I � �.n , II ap ITl -11 r . i; r �, \ J,.r,' :
� � mm o�Nm��oo N� oN zc��� f �sr :r- � p� _ � '..., . . ..i . �� �,
o �' a .�c� � - N (AO .� r .... ... ...... f\ I c
� gc o° • ' �'>°z�-ov oi� xi� �m � I � I - �TCm 1 /�a.
-i rn ��>m--�°z r mAS c��m �i��rn � � ' p FF fn� � -'''�Y � � '� > � $
$ a r�*c o � ,yor� m acn� N > �� a }_r_ .o ` B � , c5� F
v � � uZiomr�o Z^� yz� a�'� o9��Z g � r I .�: m s ,�I p
z � a zm^� �sc' _� �Q� ��y° i ._.�c x�vey � d'�"`# �� � �
r"++ "� � or°�* ��F��' �oa �NX "'��� �'� � r �.::: c ''v � '� g • � I
�_ -� ' t ► i � s 5�
� C� 6mor`-- ��D� '�a z��a g� � � ' o� :���
g �v' Z cZi m �� z S� y o g I �-''_ �' �$ us�'� il: '� /. _ If '.
N I 3-° � �.:p,.., g x°�, :y il 1 .,°��g� _� 7iI I£
I I � ' t�,FV�� i a g I
� �.�(A Q�:a° ��,ord" i.s r.I .,�ifd R P ¢� �\r__
�.�'.i^�� i ` � S:'�a.7�k �� �A�#'� L`Trh'' 'fSf �,y�T '��� e,I� �4a9 �j ` !/•
�g �N n0(n Npf�1� p g g _
r >8 D m 8 �C� �g�o�� o z a m j o D m:i o p i i,� �::°3+tr � �x?4na�£�+at ��^�'...s,�,FS.+.� ,�, .x- � �- ;,4 EE i'' * �
�� �m nm�fn nC� p�N�Dr Nyc� Z-�c7F ����gl � Q . g F -A a � •c. ' 'I�, _� �$ � � � �
�N Z NZ D� � Z � $ r� 5. I. .-�9'�µ .,.�_I,.I-.''.;:lx� �r " ': � � n� � a �
m� -{ �>"i �z'z �-�i�o�$ �eg NZ�o Q�� b '� � ,�,}�; �, � ,�4 a �1 [T_1 s j = /
�m �� x�n� umi.�.{ v� a�y ��� o°�°z � ��, I -�,J o�„_. �v :w'� . �� '?17C � - /
A D '� I! I t-�`'�c.�1 � -17 _ � I
�° F� m�F goo �o��z" -zi�� o�`��p Z c E 7t'�_',n �-:�r . g 3.. ,� ) ,5'� 6 •TI tp m .y-� • � ,
7ZC� tm*i0 mmtmiim �m� yN�mJ �Dg r�zz III ✓ 7� �v�� :-� f I., �:�,J P m� � Z ' � I 's
mD � Zv)m �mZ �cpZ � f7� '-i� � � � 4al 0 3�'n'�` .-I'"� �C~G � +� f � /
�� �I o�o gn� ���D�� �N� o�� Z 1,I e�f '1� I ; �g� s,""�•�s I� 8 .il;'�� � � � C � � � I
i � rr� � `�,
� m y c�i Z N o� a�'g� � ��A z v i� � i M t_� � r'`"l T"'" � � 'I P � 'T 1 I T i r.. ��'`•' i
�� on mc°�o cyo �qvmp m�Z" �Frn,i zz� � 'tl � ' _ r �. l*� ,.��$ Ft� �� - �
clm oy -C(CO OC2 Z��y�O �p� O�N O �% � � � � w � �r .�L:R ' .� U� CI� ' I I
�vi �'D �m3 Zo-c `s°$�^� ��� ��� r g'p � � ��::r. m� � � r-� ;� �'� : m I _
j-+ r�m ?am> ��m zzm ° m � ^i�v�i Z e8l N �•; -�c. �� y ITl � Z �'E '• � '� � �
�� g1 0� ��v�^i o��'�r^ m��^ �gm O $F h�r� . � i� ,sir� N fn O m �sr yR c`� "`If� � I �
� ° �� �N� ��D �za �z m � °� �� ::vr. - '�:� i ��'�¢ V �'1 C� ;�s.:.�.�$i::.� 3:��� "$ I i I
�� >'� vm ° � p^�� � ��tn � �el Mm g p FF fA r`',.ix- � t �g � a _ , I
�rn >oo� �� r°,�r�� z�o�o o�� mo� �S' '°$� ' � i v� Ill �T f �1� a� � t
vp0 ry �t� � �^ a �no tnm �'a yy�- / - .S�r9 y p �,.:r
a. -�� �z .,r. ° ""��oo `�'^m �"' �€I ki �^-�J+�� �� ` *�s � '�.� " �'g •�'� `� 1
m� f,� � ���Z >.�� I (4, g .� �� �i"c � 1
�m �� Z� � .,r.Z1� yC � i 1 ' �t'" r'J ` $ j�� �"P"F �� - �
O NO � 1 A1 � i I :N r _ �'�}"'� 8 ..I I
2 i �l ,,,���� -'�;.°G ' �$� a � i �
� , m .°`'' s,� �' •
11� � •. ti. \ ` • Y m�
•.t..
� $� o-• _ �L:,� ��qg �� �I'�i ,1
, {Ir '+ • '�. IF `
I,��, � r � J .,_ � .� I ,t. I I �I ;� �� i i . ii ,iu .i i. °'. � : � 1 � '
� L + s-d �r $ S � r yl � � � � ,..a�' � - I � �
r x � � <, �} �+:
� � ���������������� r �', r � `���I� �I I<y� - ��'����i>�(f° ° , "��j J�g�4 � J; I � !
� � ��� � � �. ITl I �� F � ,� ::�::.aea �la: ,.I.�•__TL�I.I z N a �'� e 4 � � f
�K � � O O ����� �� � 1 ��5 /V v`V I., �R��� �..� � .� � � � µ ��`'t ' �
� � ��i�� � ��� �� ���� Z I 1� �r 1g�`', � �'oj,y` F",s�„�'�'� :�' f TT� ._.�_;=%( �.a ��'�.r=�.� 1*J.- ' ..,� t .. � �xr'�..' , �
� "�' � � v � 2' W9;? � . q' uN3 � ��:.�BisL(.ls�+ �F..���.: '• �_ L,-a � .4 ��r �� ' �!°r �
� � �� � � �� � _ .:p, ,�1Y" v�i.cZw..�a�'^�`. y �_, -Oa, �F'i�i' � �- ,_�����? . �,i„� �i.,y�.., •cb
' ru a5fd.£'. ./1Yn Zv�t 4C0]'�4 4: ..� '��^�-Ft�K,�' �'��.i�"� Y.l.I�:., ��
! �� :a !
m I ¢ ` I� � �t ' `�y� .
� � � " F �
�. y� a I 1 f I�?
r r � � � �:' � I� � � r I f
°� I � �a 11 ,� Y. �.� �4-���` �I,d -;���c F� S�p t,r'�'� f. �Y' 41N.'�1x8 S��`��L�� J�I�F�el� I r� �!z I �
a x - I �� ;R �� . . � 9. r; � s = �3t ,F ti'� �`,y�,"�'�"'arj li�.. t-�v � ���, � �� t�� I
,t aJ �� 'f�� f � x i Pn �f
� -:
a �.•-�—�....� �� : i�� � � . }�: � s� ��I g � I (:�I-'.I` ,�l=�I,f I����.I�:�Y I.I I�...I,:;r� ��,;�ry�.�j��;.�.�"f,�f..�:��: � a -:;i ; � �
� �H I I � N R_ '� I /
n I ' t� k� ��� -• ��' I -'r� i QI J
I I � I� _ .��' �- . , - _ �. . a;
i I I �
X � I � � �z.tro5,. � - ��'.v �l:i ��/1�_I � �� �I� !' ',� I
� _� �� K- , � ,
o��{-��000 I �m� ! 'sI - ;� _ ;<; � ,, ��c,°',,�rb_ `__- I I -� �
s I ;� � ����� '�� ; � ��,� 4 // m� � o I - I �, �
. � v�_°� e�e �. �L� -; ,� I;G,� Rt �T'I I " -z I 3 / �/
I / °,�'�I �� '� � = I �::f � '
I I I � ��;�� ;,� �`1 ���°�.-: . N (/J 0 � �I �� a , 1 �
°��,-�-�` m � n n q -� °I'I 1
m a� � � ,�, H' �` � � � �' k � ,� y /
� ��� � Ix � "=L��J w m/� �'15r . '� �' r .:�r ��2�� �-��-r��.�S���"Yp `' �1
..�
g $ �a 1 � .g.C� itppp��� �ies z�..g y�iiu:�< ii4c:��^'3. ,r�ex. �1 �
d ��� m � � � �-�71. HifP '<S � .,17� t :Y '^ <' . `_��- II�� �s
� �i��a Z ��l�^ `,� � -�,V � g� t� ��r.^r�G s-sl'' i � r � ��.t. ra.0 � t k�'`K ru �.-�� �
Tg� � Ti�� � ` ( , _Y°b �� �.�s��;jf.r r �� � F � �� �l.ii �'��" � � ¢~�-,� 9 � �
a Q+� = s�� , -. �, ,,�I�Y �sr`i'���"``"'�y � '��x"�r�r1 �.�.? y � : � � �
�5 � 1/-. �� a/'� �. Y°ft� S.� �6 T�I a`N r! � '�w ! � sti w � . �.
� m�m \ g�. ..� +�' ., - J�sJ „��a-^�. j a�;..��t �,�.,.r a,,.; � 1
Q ^�°m � -��` __ Ex.ts etr F-__ `� �'c°�t,`2��.1. ». ��� td r�.CC{��� �€�`"`�a+' FT.' r°,+ � '+. �`'s�`,y�'sf' � I I �
_� m
- ; :
m v°� rn o • . , s�..]°�.�L "�FLt�..y���F .�.. .�ta _` "r�r,.i Yx-'f,�,at.�„�'�y� � I
� � .
0 0 9� � � t�,-1 .��.` �t , :wS�� �--------r------------- _ ...T.. �.. .,._ _.en� ' ..I i i � ,
.:.. ;
-.._ �n�?..
m a°x 1 ._ _... / ; -�"'_'.,,,,"_"_""' - 1 �-i �o
a g°" ,i , . __=C^f==___C=_==�:c-=��L=�:ioie -...,.r-.._-...'_---=-'S==--=="°Y- '-c.� ,,,.��.;- --_--'-__ - ,?� Q.
. �
� _
� -. _
� a �, .�
� ,�`:�; --------'- "--- -'---- - - "" .
_ ,
4� a. � � m `.. '-'-�'-"'-' --'--' �t--- '- �-''a"--- S"------T=='��-'=�'y=. -��- . �n
. _
��`3rt z �p n F n �r� `.--f- ------------------= - _ _ -- __—--=�-- ----- _'-�--:.�-- = "_'b '�g,a =�
.� �� __ ; _ ------_ -.�a:�;.=__--��__—----------m-= f°o =
T � o �� �� �� �� ' ' ' '�
Z ao� � Psa N� � - - -- - - -�� - - - $� �a
� nr�o � S " �a p! �5 i S c
�"X K� 5$ 98, mN �m
m ^�'�� e� °S �� !'��; sa g� �o
� "�n� 3� �� At �� �� N� �
�
3 m a �� m - ° Z�
� °• °� �' ��
� � �
�g' �
2e i
�P
PLAN SET PENDING CITYAPPROVAL � D
�`� CRYSTAL BAY axexeoe�.�svs.nac REVISIONS I hxaby ear11ly tliet MN pian rm orepmN by ��
C7.0 BUSINFSSS CENTER ws�nzmess�,s�wo ........................................................... smvErm was m..��a>mY a►ea�+m.M.a�.w u,ae i� ��
........................................................ •AW LkmNd �mda N� R T .K
rrtaca� ORON . MINNESOTA m0°°p°&�5�� ........................................................... omcam cHl �a.e er w sbi.r uu�nnom.
2oas�ssM RA IN D AINAG , AND N a17.19L100USd •••••••••.••••••••�•••.•.••••••••••••••••••••••.••••••••••• Plme9529330972
EROSIO� CONTROL PLAN ........................................................... on�xn rea �
OAiE 612-19L7000f¢ F¢952933115]
........................................................... n�.n,:.........
5 17/O6 euKnWC u�4snNC�r�tATtoNSHIPS wmmaYeNCOnQnr�t ...........................................................
. •••••••.•.••••••••••••••.•.•............................... � DA7E LIC.N0. 63108keQ¢IeDave.5aim100 Mlnommin, 55343
�� ��� �!^•` ,�`� f�.�� � �
' F:S:��-u.a��� �-i� T�:�� s;`••� pY�
Q9!
��.�'� -• �- <;::-;:�,.,s�•
'�� "�'r"-- � .,. .. .. ._ :....�.�.��;t>,.
�:
, ,
� --
�a�14 taaa ia:vn .
0N�4nerwV�if-u\�.�VaCY1V]Fe6!-n.<•y .
' e
� O
W
' $oR �iqe�y2� �� ��R o � j 9 �
/ � �,�5"'` � �' SwTL �i� om �N ii� n
� ru� ,.��"� {� u� u� ° I '
A � 5 ar._v.1S �G NN my �NrL
� ° x� od ���
� ; 11�o
I , a
� � E%.9�� 1 ���_.— � � � � �, 1 u
y EK B GP � 1— i
;� R ;'I WAYZATA I BLYD T (U.S. =
mN I s } j D.I2) _:
" I , , _ .�- _ � �gtix
� �'Ex.t ��-1 � �,, ;:.'. : � 3u6
� 6 Ex.s'ar� x�i B .`;;��:�.^; =' ^r4_pp i $
��l� I H _ ..,u ur���, —> E�c.e� v > > ��,`
. B I � ' I 4 4 � � '�I �EX 11'HDPE� �
� f;� � ,i � t i`L i � ! .1 � � omed@mmmoo —
� �. rr� r _________- G
/ . _ f---r 1 I I �O 0
I a I �� r�,T ` �`a mm C om�oe mmmme - .
CD D� �tAUfC7 DZZ N� Cfl (� pn B ( ' � f n:- e� ms
z� zm cCD 41yy�SD � � �2�'�7O C R ,? I 1 f V �s S ' i *--'— B�
tnD y� ��m= N-1-1��� �� D�nX Z � I^ / 5 p0.'�I I"'t I I 1�'�:< .I..,;;I l � ,�.:�._I..f..l,_�;.:
N'z r� (n � a I
�� .{-i �oOm ���C]C7 "<n� �-�ND r' 1.L,r, .
�� 2ooy ��p�p�9�> o"i� ����*1Z� � 1 n����. � I
�n? -�� oo�iy 9cZZ '�z Dc�4'Z) oZ'�� �",. . ,,r _ a _ I
o ,�
�m � zr'=*�`e -O��y�Z��> o=c �'��� � I v+' `t �
m � z m� r�r r Z I
r o z tn z � '�n :1_
Z� Z �v-I° zv��c� �'N� �o�'�mrDr- � _ � . ' �� , �zi� �"o�� v�8 ; ' � r :�� � � i
�m � mAFy N��D�� mD� �o�y� � �N ' � oej.L g``Sp�N= n°_�N"' �o.i "' 4 -
ti� � �o�= °�a��y or�* a m��oo N �M I �� � 1 � ,�3's?o 8m$ ��.
� � �Zn� D�j�A� ��Zp � �-1 � � �.'�—' mo�i c' �m �- ` I N ii.
r' � N NR1Z �� � I �� si N�v � m �C+� � G � �� \
A Z .�z>z �r" �R� �y y !�mgya'� n'; '�i l " .• (Tl'��p � � ° � in" r' .
g � o�N-o ��Zm-vii °z�= z � I N'f j`� II pp Rt � N a \
.p o mmwr�* �7Z��� -i � zGZi=c�i � � �=j- Na p � _ (j .�... �� �
N �O O� � O�� �� D N �ii ii�i . i i ii . �
t*f G r � t-� �� v � � m '`;F�3
O � ��C� Z�m�� x�m �inDZ o I�• m � � � ` ,q �\ _ a .
r x 'I m ,� 4 .
v r �Qc�y ni� a <.n� pg�a 5l . I + _ �. ,?� . c� �
Q NN w muizlc� �� � c'i�mO F � „ _ v �
� = x mFm>o g�$p zaN �,mp� �j^
N fn
� � �D� NRl OfZA �X D~aG � �.�m.r�In BOOx � � v� 5
.� D� � m � �.� Z
N � oF� on �� n��� I: _a mzo� oo�'' f "n
N N Zm � y 1g I i �.. 000�Ap+� VJ41�u rf r l ',� I
` f
fT� Z Of/1 � ',' � 0NQm0 VJ x-/l`.� c± �� ' � Ii
.- I � �\ d m O1 �'�;c t t� �n���� _� �
J� � <{".r„1 U R P
�.I � . .�p� , �S�
znl' r I Jf: ,4 L +l� �
�f�n7� f .: /�� �- u ..�, R . . 7 �� � _ �{ - � �� _
Q � �.v �I r�� ' r_� � f r r ��¢ '� 5
7� � . .. F i�
%,,� � �� � O ti ,�
�g� �� � � �"'>� ��� � �a€� ' s i'i ."�,.�:� � � � f<.E;'f���� ���'.� , (" � � _ "
c�c�� c > z a x a �t� � I � �7 +� '
� � .rP
��> �a m�Z �g�? �O�j c� nl�:, ^� :_�,. s R:$� � � �( o � _ �
o�� �'� rn�� o°�� 'z���x mm l�l I��k'„ I-I: -,� wzi�"� yzo� " v !�e 'TI CO (Tl _,I �
z�� �a c Z�? m cx � o i�.: �''(0� �'p' _ ' '�'i' P 17'1� � Z � I
o � z�o o p x�� z g I 000s NI _ A 11 �I /� ,�
O Z (�� f N'*t -1 C'�7 D."0 �� i I 7� o+�ri -� ��— m�,N I O O W v , � � �► � � �7, _ �
y R7 ^ �r
2 �tn NQ� O�Z � D j " - p �,I_.... m:.0 m.t N �� • O �
�i Cm rn m tn£mv ��z uNi�z hi '' . .� wwo7i „�`d' �' . _..!'F ''^'"' N D �
�� Z� OD- DiN� Oi� �� i KI — �� °' r ;. .r �li� .p fA � C
��y N� �y= yZ0^� yZyg �xm � I � _ 1 � � „ p 000� � �'�' 2 r '
�Z N� ��N �D�� �ZV/ �� � � — I, r�.�.-.,.-' � � � Q� mm�lz µ O v �_ �
�D om Ny ��'o ao� Nr- �s y _ I 'n w !2 ` .€ �o$� C Z
z �o ma� �z�� F mm �ml � 'n cp n p p U� +n
Ny �m o�"� -Nic�'o m�� or o"�'r' m ie m � ����.,$ 117 . -
r*�, �n^� �g� ��o� z x= �� $ �- r� �_ � .� ?I r
�� zrQ °y> �°r��n o�� �D �� ��m $ N I �� N fA 0 A ^� � "�ffi� I
z-ri °� m� y °z Z�a � sl °- � `I 1 oN v �1 C m "�
y� OZ C� a' D y1�1 N �6 �� N — 'I' _ !� � FF' V� ��
� �� —i e � ��
o� � 8� ���� �-�� � �p � �s --e i' �,� �� m ' wv s
ZN � �� m��� zr�* � ��I } I � ��..-�- . N .�� �i ..�, 'm" = �1
�i� � z� !��Syo"O o< m ; 1 0 � 1., � ° ►+i�ia �, � � � -
Z� 2� ?� . '' n y^ 9�{ R I
m � D� Z i a, �" rsl '1,-' p� Q� 77a t s.. -. ygp�F `� �
��] m �O �D p i I N �' �.I..,� ONm N 000� � � :f l R�Im In � �
C= � D ' � —�� mT� Q o�oi� .A L�z m zm iFm �.�
z� m � m� �= � �� �J --•:�1� � �Sw �� u��N ' w"' � ����, o ��..��..� �o?�m •:� � I ��
m 7c �� Q . =. „� .:; , ....,,,,.. w'- �R 000� oo�� �s � oe t�1
'"�.,I. x�K F� NWN� � NN�� ON�NS � o� ON
o — nl_ e ��t�0 � �IV�O� NVJN� � • � I I
� (� .�� .. ; P NN O NNUN± D I� ��
1 i 4 � � F .i{: .� B 4
� O` y I. ..t � I _ I::I� � S // / i/ � o Q
�f { W .� . � J - I p 0
C f � ' J y� tri� ' ,y •,• �: t N
^��m� 1�, �yi � ���� laa r t � �.;1 F� .s � M. ya P��.• .
.y....Z..�m..o� ' :,,� A , I i!i�t
��� ��������������� � a'�°=I '' "� ' � �..,f..�<: - =��`� ,) �. ' '' � � ..;
m oo�+ �, � l� � �. .
q�� �������q� ���� m NmN$o , ' a ._ __ _ - � - —
G � O W � ' . , L . ��
� �� N Ol OI � •�• ,
�� �� < � � Z I i I � � � .P UBLIC`�~1' .� � RE �J+ �; ` ;� ` �' .a
� � �i � � Q � "��" C f!� ..�. �.n - �Z.F-4Y�STM`-0 0.10x >`r'� a
� � � I � I I,� � �^�N
� I ^� I � � ,. 1 �I�.�: � � � ���. 1 �.��F I_�-1�I � ��'I I � I�.I [ I I.. ( l 4��.I � �I .I� ! I�.. t I �im�y3
'mmm _. I 1'y r°o�
`- �, �, I � I�o��d'
" � i,� �g `" I` � ',-1' I �
Q I I ( I I � I I ( �0�o VVN I ,—O J R��:^ ,pl I I � I • • . N �'� .. :F ~'� �' �_ I�N
..� ��:, ' C.l l�i I f.I��I� I f:-�I I I� ��I t � :. I I�I-I�:;� �� �
e �as � A �o��zz-������v $'° ( uw�o Ir�jO —1- 1
1 1-� 5�� mmoj f
� I I I I I I R I t y �,m �-4- I
° I I � � �`� N �� H ��o�? F�n'� � ��� �iv�^�o � zm'��''� m�ar��i� o �� mZr�� _ � F I� ��, —_
� i , oo�:►{„r" „n; r'' so^' j+r.°x rn ��° r�j x � ° 5 x I.r I` I
I I I I I I I I E K 1 2�W C P � O - O� i mt�r 0 0 0-N.� N O ONI i �I I � `7M N1 N . . I��
I � O _�, my P�. � y N :�t�> NN O°�N uN �w �°N 1•Z ��
�'Q Om� � � ` � � N+ V V V+� � ��rr �NNNN NNA JGr.Oq� -�� I tl�i DD
� as � s �ov�a�-��000°� � t+�n�n� ��p� i I -�=<_',.�i mjo 'i1W � 0o p � N � $ _ ;oT li�o� ��
._ ,. �� � t � ;:a_•:'::�: , .i o 11 RI � o .. 'T i o �o
_� n �.. m G,1 �1 0 0 � ° I'.mn,
o�o� sqe� 1 � �::.:; � o C�''�i 2 n „ � o $ —_.IK. �iy
I I I I I I I I I NCy� I S� i I o:- . -
� N � � X '
�-_ ° u _ �
.�m A � m n
� n �
� ° (� F�F � � ., . 1 r � I _�_ I� J
IN �.� _�-, � Fim�� .
� _�1� m � ___L I 1 �
m 8i�� � r O ��o � � � �.-.1- I� _N_
� �a`� m . , __ �i�n ' �n .��y o,'a�m o- � "`� �,- !!r ,., ` � .�.� ° i._:l'� 1 it'.m z f^
� r°o'n°. Z '=�Q � `� � �.mi+ j N-- . . ` ^'---1�_ I �3$r�ic� �
., aoo
m �� _ _�� � � ,, -. u
- -.�r t � '�� i A I 1 X o
� e ,,,_� � . �i > � y � � r � � �� ��0000� o
S O�� ±+ ` s;,� . ' i � ' '. { -�.1 �..+�m fn W� N
t
0 3- � �/ � � �,, .. � i y �- ! r � a —I- I3NbNN0 K
� �-�" 15'RCP 0 :: '.++
�3 ��'m ._/�� 7 e � o I
�c� D . ,..... ,1,_..,�, w , F + r -'''� - ��
0 0 . ' .
o� e .. .... . . :...,...,,,a._. s. _,�
�, ...:,:".;. < ; f ,.
_ .�
� � a ` p � � __ ,,.. . ..V,. ' �4
.. ----- ------- ----- ,
Q Q o� � �\ . ti ' _ _ _ __ ---- --- - ------ I �:
o , � _.._.� �� _
q x� �; ; .. _. _� ..._ ... � " 9 �� �o
� a 2 3 ^'" x 'R — — — — _ —s m�- 1 ci �
�•c o :7 _�' _;� Q» _�
� J� ��� N� � �- �. �nu x
Z po� � N�., _ � �; — — � �a
N^ a =� °
�D A. � + o� � co e m � �r'S+�i� o mmm� �1 ae r^ �c (J�c
o m x z +ri �.�. �� c�j „ �^o `i m�s � S�" t o
� � I .i o--� �..� ��= ce g" � rn --�^
� rt�? NORTH w �� �� �y a'-°ow � oo�,so� � oae� �� �r" $� +$ �� Dm
o ��a -e� � . �u �: m°u�uH �: iau+ g i �� S N�(J� �n
�' �+i � �5 �'� ��b N V.1 �� N 2 N� 1�0
3 �,a ra g a _ �o � yi o_ iy Q �'
� �
°� ° �" o o '~ p �,25 Z
�n � Rg o o gp Q °iN
it M u i� (7
PLAN SET PEND/NG CITYAPPROVAL D
C8�� CRYSTAL BAY x�rcon��+t.�vs.aac RE�n51oNS , , �,,,� �,S m;^a y�m�������i i'.m ��
.0 BUSIN SS CFNTER �� sos«�r�s�,s��oo ......................................................... n�,.ea,,
.......................................................
rrto+ecT� ORON�. MINNE30TA � �eos..aa�sHa�mu .......................................................... o�u+m PBJ ����suts a ut��ca. wwr m. �.� ��
2006135M61L197.IOOOtl .••.•••••••••••••••••••••••••••...•••••••••••.••••••••••••. PLme95293S09T1
STORM SEWER PLAN a�usz3000� ........................................................... oru�m aea -�`� as ssxr�s�iss
DATE ���^�
s/�7/os euxwwo u�gnrx3�unor�srnvs waw.wretaconenc.�sma� ::::::.:::"::°:::°::::::::::°"::°::::::::°:::::: �
... .
... ,
........................................................... DA7E LIG N0. 61fOHive6cJeDme.
— Sotm 100•MmemnlqMN 55343�
,E�� $;;. '���y. !�`,,T'��
� y Pr 'r.. :
'�: l::i'� ,.I � }Y- � .
. .,w:,iYG °d: y;%�' �;•i4 ,_„ '�t:E�'•,,•�L;t:f .
., ,
I —
��,�`�;:�,��u., , .
4+�V�V�a-awr-��.a.o
° g � e
m iTi �; � � �" �
��� � gy�
'�°� 9i o�Qm� q�g ��2��� "'MQ �
oor„ nF ^ "
��v�ig :'. :Fn�� CN �,`T"'Z R 8°� 'ii-'� n
. R�S ;�:L"� � � :'3Y� v2
I i � VOU�s
I- • ;
' � � � EX GTM � � I I �' � 1 1 t
�--� Ex BTCIP � 1
;n R WAYZATA IBLYD T %' _ .3-
aa I - �CU 5= N0.12) `'R
u� I � , F I i �_�
�
` 1 ' � cx._"'—av �--o-� � �r.:;. - u
� �..�; �' o ""'T .:Y,:i..'EX 4'qP
,r�t y�� 1 � � �--�� g'
g3s \ A � _ - - - I^^ .._ -, x e- v > > �>��.
� ;:.�;.: �
' ^ c � 4 4 ��,� �E%.12'HDPE� A
� , . I i -1 I I L �. = � f �; Bmeomm_e�,e —
� rrr1 _���=�BL l
I � !r - � I: . . I � ____', e .
r 202 LF 6 DIP�� .n
i£ ;,� -�r`.s ms�e,m�mm�emvo�
CD D� fn(ilC) DZZ��� CQf7 V1 pn C I� ,4 {� �•�.�I V K.s t _S I A : M1 T..--� C � ° 5
N� v� �0�� n�D�r� C--I '� �jf*1•*'� _.., ^ fi / ,�, ,,._.�.��,�r� I�..�-��: .�_�.�r.:� � i _.-.��....� :�,: � , i—'�—•— 9�
> rt��c I .
r n vl D g
O� p0 200D �D�Dni r-I(/1 y���� r rL �� I _ Xm�
�v .'�iu' ocn°z g����? �n'�cZi �Q"'Q�� � �� � + � 3 m�� I
� v f .
�p- O y �� O Z_ � �� ON a mx rSN} � i Q yD„n�
Nm �r o�mD �uDiZ��z Zm� N���� Z Fn I �r, �4 �i' �'r' x *ris�> ;�.;.'- � 1 � in � I
f*10 D 1—I;ip � OpOi N�C ��2�� O � N ���'` C m Nm �'i al.�y c' :; � �, � Q � I
�Om � ���Z y�1A�m� �D� ����RI 111 SN I Ml� � S �A�� !� ��y � C � 9� �:. �. � 4 �� � � I
o mo�= o tn r�* c�i yz6 � � II � o r� : ^ � -
cci n -n-��>O '�mzznm � > mj_v � ' n ° I `� ' F: .�'
� � ���N AO�y��� NgZ v��o� �� ' � �.. : 40�� C O s.t y , �...
� Q `��-j �
rn � �'�i'mz -cmzRZ'i� v�� y,m>� I t _,.o j il ..' 'TI co Q1 �, ,I
Qc = �'�Za m��zm-Ni ��= zoD� N E Pn� .l '.� m°iv�j j� jn�ro .} r„s e \ -
�o�� ,c �Z�� � � r- : •�' j rn x ,r �< ,
v_ � "� Nr�* c� -�..� zc�=D I „ � . x��p � r , ...... ., m
m r' <��c �c`^o� oN ��yc» � f I i-= m�v� fA C m n p ....... �...�. �}\ i
g » � N�ZN xl �a om�� � I. � � � �C, > �.. q $
o � ��cm z���r�+l au'aim ��aN F '�s I � �r��� µ m L r �g i -
v � ���N Z��" � <.n� 09��> SE �I � , �,� � ca �
� �=yx ��nm>° �$o ��N° � j;� � fr.:7v ,,.F .
5 z o=r y� o� gV� ���m � u f ,� � ;.
u� �' �F �� �m ���� � ^'s„ I. t" ° k. '.`�
nNi g Zmm �o � p� . I � - _ �� �n-
Z � y �� yy 11` �. F I I
=t�M�' "',`"" I I � � 1v<`G 1 � ' A C O ...t.,. �I _
f�^J�w"t'nl_, '-< � . c ���:.-� , lr�. � -��� i C" ,...... ; aq'�� w ,�� � -- � -
j�o� , n 2"�.w-,,.:V �'�.I: ..�5 a. .: .r.� 5 ,. � i fi` ', `"` `'e ; k _
(' n; . � ' � �C� '' �
t�c�c� s cTa �n� "�m t ; , ti r , `.� J ��_r � � u i
0�9� ?r �m mmjD ��i �i� ��$ I /, � `�� � y l: j 'I'-��� ��I. .i �I:�,.. I `�;'I �'� r.:H; r O X N� a
�N� nN ��Z �Cr�'��*'2 �Qi� n �S �I�' . s J a' O � � � tl
��i "y y'�ic �`a�c �°-r mm �;�, ' I{ � 1� '.. mr�iRl�+ O�+ m � ' � , t' " �� � Z1 � Ill _I '3
��o �a c=� ��?3 -O= cx � � ztnme�N °� '� ' P N �I'�� � � I
Qo� u j zr$ �o � ��� z� �, � � � i'��'o!.�� Ni x .= �� '� j � � �
'�7Z� � TN� ��z ��> �� �`I f'� -� -+- +a ��$,�n� m , K � Y�: �' —
�i g" y� p �Z � � � I.L`- �c,� x m°" 8$ �` J s �
,��� Z� ODZ z�NN ZDn 0� � , --Ot^j :. : �� m NNNm � ,'`` .E � � C
7c m� �*t� ��c� �? � vl Z g �� � � � � I na. °: -� o ..t : :�a O ��f' _ �-
�-Zi om ��D�n �>�� ��zU�i �� 8tl � _o j,'f�= v� � + ` F� °� s� << '� FF � � - — —
={a �py �i� az��i �yv� mm �� y o I �o T�I cW0 � ' fn G�
z
v�"iuDi �°D �9c� .-�icm� m�.�.� or °8I � r x�� � m� m O p � � � -� m
"'m �� r� � ��pz z=x ry*�i gQ " + I L _'�2 � , � �A I
c ° � �O � °> � ��„� --,. G o � C) { .
z-ri �� mr y;cm ^��� �. �I �om i— j v � C Illr 'v' 4 A�q� _
� z g� � �D �-�� �, �� a�� r c i+ �n �o , w-^,r s_, :: ��
o � ��
�� c�i o� z�'� �m '.��' ��� � � I�-` m �i. re
�� _ •r,p �.,� Z� "I �j . I. N � �.� ��� � ;f . p •� .
mz � �Z N��� �y m i J •-^.rj II , ��..fi.�i� a� mv� �R°'. �J i„`" ¢ �wef c�i m ino' a 'a 0'
�� � �g � g r Z ; I .Pnl:a°- �Nr'�g� N �m x�� y£`�,yF � ���"��_ � X �i>x x �r n D I -- —
�_ � �o D� � o � I , o!.� „o �� ° �� t�ti ?ta�E�� a � r� ': i �
m � k` $#�'d' N �� x � � � ` �'`� �' � ` � I
g�g m ° j� N > � O � =� I �''f�„g^1D' �o $°>�<Q t"=� r '�- � � F� �� � �� � � � � z
m z '�I I: ��o c� �5�a -,�::., i L , p �`M-� �r5�-i .:i...� � 4m m
� . � m
, y D I� J � : �f� m
b m� _;.`�^;: # ���. � ..;�� m�'m�o �>
m� F i .� `�� � �f E � � : � I I'x�� m�<
I�� � '.. ; • i// . ♦ //i// m
S .y ;: .. � I:q'�ti � �€F �r �3 � f "�-3',J '^,,,sr� \ I w�m g
��� r"�����i I� � F�n.'�% i L:�-:�' � »��u��' '}.s+�r1`y�^�.rvrc f�p yr r-. \.. Iim��c�'�'4vo`t
Iv. �, ��•' i
� � � ��� � � I T a
� �� � � � <= m '�, I ^�. � I.I�;�.�•�E 4.lul:� �I.<��( }f I.�::I,$ ��,.:- i e , I;
F� � , E A
� ���`� m 1 ' � � � e - 1
� � 1 r , ' — —
� I � _ I ...
� �
� � � < Z I i �'�'i5��e'3i�""� � � i r �
� `M � 0 " _a �J f. PUB��i .. �T/�u r ° i .�� -. `.0
� ��.� � ,.• ,..�. �n{_ ,:. :-. STREET�f� �1�' � � f
� .. , ..... > _
s;" z'-- � K�'; r ''v
r�m� �.. ' �
I �i� 'm� I
; O�N� •D� � � �p � i � ( � r,a�, i i � 1 � � �� � � �� � � �� �ii � r��� � i ` �� � I ,,
o' r� -�`�° .,�:_ ; `�?!r'',:.N,-A.:.--":^;.�a:��.;.;•Gi„-�:: �+ ,-;,:"r^::_r,,.r. 1
� A I I I I I I I I { � I �i < [� �j ^'r�i'f .Na �� � ..,eRr� t �' '�` r�" �� � .
0 �aSS § 3AX8•I•2I I , �j rc�. =rqUils� v I„� ,�:r I I,I� r ( � � ��^ � yK 4 �V�• � jl
. >.::I I ,�!.I I � I?I'I.I..I.,I.I3I=�..�: .I,,�, I .,�.I'�I II� ��I';.:Ic I` //`' il
� I I I I I I ( I I I y I I _��� � � .
B � �
I �" � I�
� � � . � I I'
rs m � I' I
• � oc ir ea � y �� -� I —
I I I I I I I I I I _ . I� M ma m -�.ci� ��
� 2 ^ 2i � kR50vm8�- � �� �� � _ m Tlp� � � � , � .1- I�
I I I I I I I I I I � �^,�m,� �,� � � _�o , � o��mw � � �o ��� � —r i,
;_:-�I -� i � �" �` mm4a �i u, m -� on � m i
_ _' o
� 1 0 � a
s�m�� �� i �� '�. � �>�r°v tn � n �7C s�-, � ' i�
. @-- ° 1 �< � � A, � m � � .
; t � • N (� FF � � x �� �...P �Jf �1.., a- j .,otf� � ;� II
�}� IA m vf t ( �p
�� .r N �� . „ _ � ,
0< �(e W In!^y � .. .= .7k�'�/. �7� ,:Y�L'� '��W} �`f� '"S.lrtT'f� f' t .J= �1 �� ^
T f1��p 7 . ..�� ���yV y 1�4� �G J- �F� :!'Y "'11/. � 'ut� ^Y . }4 .f yn,3 I-^ � I 1
4� ��a �^ _o �" t ` � -{ ; v YSr� Y a� r e� a`� ^ a � -I., I�
� �� `• N�a� � : .. : C j4§uFF J��� k ,h�.�,; �`.tx��"'7i � �J —�� �
Sl �+q _ .:a 1 � 'e. '� xv-'' w '.+�� � 4� • ' i ' r�-I� 1� .
o $ �i 1` � 1 a; .�� ^c '�(F r . �� .r�iF r r�.� �v �..t' r .i �: I
� ��II � �`�"' IX 75'RCP 6 1 � �1a 4„�o r f r �,.� �s u7.1�s�rit..-'Y j,a�f�a a-:..�..ct jx�` ^"w 3*r r.+.,�„v. �' �.. +( �' i
�p n D 6 'p LF-m; -•;� i -*r ..,,r RT'-rh. . a � �� , I
� ' �+ :�..r..:..L ?..�::✓ 'J � s,'.:.�
..,G SO T @a ti,.,...t . .u.�.� ,...�..1...., ..w.r...i<- °p ^i 1 f
0 O V.r N `a � �.� Y � - ._..]... .K.,..._:... .n �G
O' 01 S � �,, �,, �, ; ____�__�_�_________ `_______��_���___��� � � �
� �p 7 ' �� ; ...�. .�7_�. ... ...� .__ .... ... ....� 1 ���_ '__�� � I �t
� � T , �� �� ._��_.�.�.� .��.1,` �. ...� ... � �.d� _Zf O
u n� i I � �
� � �
a m� ,^_�,� ?� e?`� ii i_ _1�� 2� ��
��� D O �ot,� 4 ��
? �N i �� ��� � � ��� ;{0 =
o O�C 1 N N� " p� � �2 m m ,,, �� �_ — o �g
� oe�o � � � aa ,+„�� g� Ati j� o
y�T Z NORlII � �' e� m�~ . x�. �� g j �o
� < D
s � m
a ^'s� � v 3° � ..,r.. �s g� N� �a
0 0, � t'� • • 3� � V'� in
�a
3 �a � g -� •• "os � �• �o
m� g$ ;� B �$ Z
� �
ae N
Ra
D
PLAN SET PEND/NG CITYAPPROVAL �
C�f1 � CRAY�CSCT�A+L BCAY p n�rnrreonset�+sus.a�c REVISIONS suiverm tws �n.,wr�«uy mm w.pi�.o.o,W«.a er ^ n��ar
`�•O BUS�IY[.JJ C4��f1 SOSoathimhSmr+Sm1e30D ...•..••••••••••••••••••.•..•••••••••••••.••••••••..• ma x undm mY Lkecl wPaNdon m0 tlwt 1 mn � � �Iy��
ORONO MINNESO� YAN ��� ::::....................................................::.
e awy uc.�..a ww.r m. R T K
vno.eet� ........................................................... o[s�eHm P&I w...r m.s�oee w uw�mxd no��a,�
2006135M 6�zt9zaaoo+a ........................................................... rsmc95zs33ogrt
UTILITY PLAN 6��000� ........................................................... �� P8J � �����
5/17/OATE ........................................................... \ / ��au..�...�
os au�nwa usnrio r�unaasruPS wivwaxericoa�n�scaac ........................................................... aca� u
......................... DATE L1C.N0. 6110HIneQndeDme.5dm100.M^^_.���-MN55343
— �.�........t4..�.. v�-'I.--r'� .r'�.1 �` �1 �J
«d'".�.'�^"^"^+'. �? :�• y„�1 ':�� C:�� i:i (.f�Y �
i �1� !f'� /n-• Yr'_ �•:i ::•.' i:,.. �'�'s,
����.'�; '�"'�.'_. , .._ ..��� t�.f iit;: S',��'V.'IJy
� � -
I� --
�����e t��
a,�,��.�...�,���...��.,",�,a,_.�..a .
e
N
° �� �� �� �� S aF ��� � � � y� �i��� � � �
g �� �4� �� �� � g� ��� � � � �� ���� � �
`� �F �� �� mm � �" ��� � � C �g N�n� � � � n
> x� (3� �A r� � � �° �n1�� � �K
N n� �� /
� �`" o$t� �" �° m � `"�J� � '� � ���� D i/2—i � ' ' ' ' ' �
�� s�S � �� z n� �<�x � � � t� m�-"� � � r� � 1 ( 1 ' �
Z �y.�TA IBLYD
� � �� 9� � � �� ���^ so � a ���� 'a yPEST fU.5. HT1�Y N0.12
� �� �� �� �� � �� ��� � � = r ��o� � � $ � -_ ; -
t� �� N Xm r� ^� �t�* ��"'� � � � � � � � ( � � ��/ � B ., .
� 8 �,i D� � ° z r T y�� �� - �-i-►= i I �—.�_� �
� �� �� ti '� �Q� � � � a � —m � - T-�•0' '=_~�� .. —� >
� � a � so �. � y �A n� 1 B - �---
� -� � ? $ � ;$ ��� � g � �4� ' ;� �TO# ��.� , •-g_�
x � " � g � 4m �� o� - - ri-i��Trrrn��� r �O �
� � � � 9�z � � �g� s I ,� . �I iiiiiiiiiiiiii, �ili°i-���ii,ma r
m � � � � v,a� To"�9 E " //��--L--I I � i i i 1 I�i i i � � i i i 8 �
�+ � � o � �OS � yg m�� I � r � � �emeeeoo0v+ome '_ m emai i i � i i �_l I
yy Z
< f � S �I �� �L� �Q Z .rOr� � --,
� D a �0 � �v n � � ��� I I 1 I 1 I I I ! nC- I I 1 I I 1 ' I — �
� � 9 � � o �Cl � � ��� I" / � ,� -- - .��. �. 1i i i i i i i i i g� i i i i i i ��� --! ` .
$ � � � �o '� "a� � { { n F-F-I-H-I-t-i-i � y-I-I-I-I-iJ � --� I
o � � x ' � a ��t � �m� � E n � (J I I I I I I I I I I I �o �� 1 I I 1 I � � --� = I
� � � -iC � i i i i i � i i i i y�+�� i i i i i �_/
tz � � � � � �g � �i�c I__ �f d i i i v �� ( � ° € � --� �y I
o � a o � v I T
>y 9 � y � C i _ /� I I I 1 I 1 I I I 1 / I I I 1 I " c I
O � _ � � � m �2 g�p� � � � � � � � � � � � � � I �� � � � � � ( \
S� y .NI. o � �g N . rli I I I I I --I�--� 11�� � �--'�-�-� � � �
"� � O � � •"� y N�� I ��I �I-f I-I-I -� I i i I I i i ���� tl 1 1 I, j _-� -
\i i i i �� _I
g m m ��� � � �.j � I I I I � � Y i...
� Z � � � I .� a � W � r �di iy i i i _ �_,
� � � ii � � iii � i � ir,� t
T � � 0� �"I I I I I I I I I I I I I I I I�Y,I� --�
1� D • m� m '�'�N I�1 I I I L11111111LLLLLLLL�1_� � _��
, � ( � I �� _ � � � i � � _-� .I
O n I-1-1-1 ..�. . ... `� L__ __
= Di m� D Poa � � _ � � � m //!7 � I I I � iiii� . iiii L-- � --i
q �� � � s� ��C � C� Ga I111 {-�- --� I
� �F' �"'�� `�'�£Si��'z� �� 'S.�� �z C�� � 5,p n L O � m I � �-- ���-y 5
-+� 8 i�' r���^'m�� � °� ° �'�n� � — < nyi i i i i � E-- S �a
�� z� �m� ���� '�` $Q K°i �Z� �Zg� (/� �7 1 N,I I I I i--' _-� �
� �� � � gQga g� ya; �� o �rf-�I-i-i-� � �-- �
o> > H Qp �ry �� ��� C� iiiii r-- �
�� �� ��� CN�C�'�N "'�1 ~�y �� T^� D ` 1 I 1 I I -1 �_..l' �
S I
i4 � 2�N S 22 y 4� �o> t�� I*79� ml a, 1 I 1 1 I I � �9 /i
�� o� c�iy� ���m �� �m � ��� � � �. I �a F-I�JH-I-I O --, = I
�'n � � w u� � z� ^� "'�• m d �° I e I I I I I I I "� ,•�..• --� '--r�
�z� �� �m�s-°�i NN+,�.. >� �5� z ��L �I � i. � � - t < e i i I i I I i w _� --� � �_
�� �� �z��i ��#+,�m�o �4 �� v ��> C ^n �✓ I i � � F-- � ---� I -
v �� ��p �rZ�y� N a� �T � n�; �I I�'" .. ! _ 111 I11 � __ =_ _
v � �y[S Cl Z N� Zp m I• � ° iii iii � r- O !n r-- �
� O o' �� n O� N� � �N� � ,� F"I_�I�I�{ � 1�1 r_� I
�o `�'v "� _ �v Fz � ws n ' t { 'a i i i i i ! C� '11 C)Cn Ir'-- --� a �2
�, L N�� m �
m
�c �� �� �� � ~ �n�m "'�I .al Is ,� ' N m-c`�" m Z � _ _�
4 � A $ �� � ^� (/� g. .�� I i i i 1�V �- f _� .
�� N� � ;° -, o �.�� .� i i i i cc �L � �_-
gc �� �`� � � I 'rf4-h� �-I-I N � � p� __]
g c�i� � �� gf� � �� :. I :�`i i i i i i & �' � C __J
g �� y D � � I I - , p � _ � ;:�•� --
�� a�' �" �F m � � v �{. O 0 ••.
� y �u z� �� �n � � i i i i i Z I-� -- - -
� DN �� � z�! F �N � v�° �� D / III1� 11 � � �-- --
2 ra �iij o r�. 4� � i�F-1'i-I-I �--
ti �]•
� �� y v; �/1� Z Hv I i �� m ic m � �/�d� � �I� � � m r__ _�
�� L � �, �� � ��_� a � � �l� � � ;--
N � �� � � � � � On �--
�� � �� �� I �� I.� V ►�+ ccn mo ,; i i i1i i �-- `_ 11
I � _ ' ° m ' ��-�,r-� �-_ -�
� I ��' iii, i .��- -
� � , � . '—=�`1
�e _�
����;
:::�_..: —�
0 0 �� g �Z� � ��_ � � gy � d i i i i i i i � �.:r,.-- _-{� I _ —
D r ^> 'Tl '�j D O�� �I Z /� ° ���t� LLI_IJJ � :��:•:_ ,
N� W W Of =s !*1 m � fn y YJ v ( `r�-_ _ I O
m rn w � C � ��� m s � -i � � �g . ��'�• --� :0
•Vl �D tD w m in p g Z K � r o� •:,�._- �
� 00 J W C V7 � D �� � � � ".ir.y_ mv� O
�� g> � � { � ;•t•:: Z
cZi \ \ \ m �m m � � � �. 6 ..L;,- --� I O
.
� o 0 0 o Fi � � � • , e; e . . ...... ..... �>i'=�' _ � 10
.o •
0 m S I, ..i / _1 I
0 •N •N N \ Vl C '� . t�,�'�•�;,::_____________ _____�
z M ^ N � C � -�ay� I i - t����5 - 1
u tv0 tvD N � � � n � � n � ' e � �y�B i i i i i � � � � i t � i i � i � � iB i � � Z
� --1 wl < � � I - I � � I I I I I I I I � I I I I I I I I I I�I I
v .�i V m � Q y 1 ¢ . •� I I 1 • ( a �J { IJ J 1� I I�
..� ' .. . ' .. � . +�; � �� �
v � �> om � I IL ��,�, PUBLIC�orn ST EET � ����� , �
ro � �� �� �� � o � .. ------�a= ,�_ _ � D
v o o � N �s K�� � $ (� _ � �.� _ _ _ _'' I I r
m m s o I I I el •I I � , I e )
N m y y m � C ii O �n � � 1 I - f�
J
• � �� O p ( 9 ♦ �� 4 �a -0
m � �n �n � _ I I_ I �� I I I I I- I �
o v v I �'� i,
� A � A O D vI� - s' �
W O O V Z � Z Z I 1 yX; �i • S� e? �
S
.P i � � s � � N� •�(
� � � � I � � � � � ° _ �'
N fmA N fm/1 � � n' I J ' �y • � � � � � t' U
x cn o .p �7�,a D r .
n i �" IllW�7 � r0
-, w � � W I �Wm � on �� .i
P O �Z j1 ..�/�
• —(2,�. � �n � m n n - — .�
� �g ' w �+ m � ' � � � � „aG �`iiiiiiiiii ..,aiii � I
n �� G.iLJ i i i � � � i i i ibt%sid�� i i
� � Q G�f�� I •� » e »—.� �
�������������\���� � ` a ��� � f� ���`'�' - .� ._ — -
4 ^ � � � � � � � � � � � � � � � � � � � � � � ��,_ �
�9 g � w��� • �-- �iiiiiiiiiiiG� iiiiiiiiiiiii - a
�� ��� � �� m ' ' r== �-���r�-�-�-,-�-�-�r�����-i-�-�--�-,-�-�-� e, °a �
��i Z . � � � � � � � � � � � � iG9 � � � � � � � i � � � � � {
o , �� _ . ; , , , , � � � � , � � „ � , , , � , , , , , � , , ,
� � � -- -- --. <.
===�- � '�. � <�
_ _ ,�,. ..,
�-'_c- ^t'.e a m - _ . . . . i
. � a e ,�� a e '-�- - � � .
s � � � I MNDOT R W ��';';�:�`\---------=--------___.,o�a-----;o;fi_=_v-----___--=--o=
� �
( —
w��'w�.�u�m.-�
b-�na-avao V N ss.,iu-naw
6
N
�
�
Z
n
4' MIN. VARI g t L
� � z �n zq _ �� �Z� F=� �� �m� oF g�� m �� ��,�,�� �� ��� �� �
� °o i �' �i-�y tz� SI m� � �"� .3c' o� � mQ viZa� �Z NN Il7
.: m: f fg o � � _��" "�? �� �s� g � � �� �� � � ��� �o� ��� �� m�7
.ti. I. �o � �_m C7 �tn � � —N — �� � � � � mm�� Z oA �n C�i
•��y. .:'' �Q =� � � �O n � �m�� �� � y � vy � D�� NR�i n�N n "
_��� B � ��1 � � m Ii1 �.� � t�C S �m �A� � �< � �'�'
� �v � � � °�O `�v m � � �F g �s� ���6 � "'�� � Z
r�+i C�� m � � $ � _ �� ��' g4 m�� � �c g{i i'ri� �m~�' � y� _� 0
g� � � ��� � �m � m�� �� � � r�i -ac�~ig � �m� �� �
� � � m o��o �� s< �
y
�� z � o ��g m v7 �"� 4c�5r a ��� �� � � � m° � � �m� "��
s� C � _ ��-� � Q � �"' � `�-�g �{ �� � m s��� � ��° g�
�Or� � m � �o v A �� � A � � �� F � �Om� g � �
I .,. � j � ��� C m S � g o� �� `nm m � �co� �z�° ���� ��
�t+l m � ��� , C � �� �i� � �?z� ?� �� A i.ci �i��� o �°-r.j cn�
. -�in:c o �° i � � � �:p m1 � �m � �mtit "T'� � m� �Z � o�� � � B gDZ �m�'u� � �m �> .
� x m f9i� r4� � �* I+i��' C �3 N C � ��np N ' � � m �� � �� � ��oN� � �� d�
� O � �~ ff1 O O � � RI RI � o fq �m � A �H � D
X�j r �t/1 ol � � � � 9� �m e � � �c�� m � ��p �� �c� �O �i � �� - o ���� � s�mC �g
� � �O � � �� — � � ��is "�m �Q > a�� � �� O ��Z?A D� eTi�
� �
p �' �� �' � �;� �� ��`�' � ��� � O� �� � �� i O� �g ���� � m�i ��
� m �� � m �pA �Ff �r4� �� � � �� �� �} cA r1 ���g � m� ��
r L£ i
y � o°m� m � ` �� �� � �m� � �� �i�j � � � iD 6 ��o�n � �� �gm
� m N I Az � y � =1 v� � �� g g� o ��m� 37n
o � o� � m ��i, � o0 0 �o�= � �� �;z
� mi� �� � �� � m� o �6�� � �� ��
� �t'�+ �Tv � �c a o� ��3� u� m� y�
~p g m � u� r� o Z c�
'�1 �'1 m �' � p A p � O
� z A
24'MIN. VARIES
� A .� � GIA� �C7
Fg � �c� ��� ��� ��� ���� � o��' �o��°� �gvg����i ��� �v� �� �
I:� �' ra � O �( �io �� m��� $yrov� � �'�� �����y� �'g�i�i"�c ��� ��� o� �
;;,:��.� �p � A^'�p a��� �� �Sn�� � m�v ��c �z �y zA�':� �7 ��p Tm �
/ m �Z °�� �° ��'ei �,�n�'-iz�, r� �oc� �n��°°.'�. �����o�y S��o� �-��° °•6" Z^
� �J�O � �V O�* � NO �Z � � � C�7 I- f/i0 S� • 9 VJ
Z � LO 2N�� m m '^
� � � �2y 1�.� ' ��� ��� � ."O�omL�N �O�O���jj �� ��r Z� V!
� . � �� A ^ �� mlm'J � Ap�� �NOZZ� ������•Np �� `'i� �� m
� � o ��o �o Z ��� ��� m �c'Rc� �om��i �r�=���� ��� ��ro �.. n
�� � � � f �� NL
r+I.__^,;!� � m �n �f'1i� �� m �mc �"' 4� ��n� ����+fn� ��:����4L ZB� �$� �F C�
�� IA
��={-'=, = o `�>m � m m o m
,� �{ � � °��� �1 ��p ��� � �� ��o �� ��� ��m pQ m�+ �j
�a ° �`� � C �� � � �5�� ���N � ������ ��� �`> � O
Z � �.. � � � � � � • m -� ��� � gg�o o��g �o m� Z
� � �$= cri ��'�'� �m Q r4+n �-ly ��o e�Q$#� �'� �i �� �
�NN N 'O ^fA�tll.� m Wp � � 47 �N C I_ Ab� �8PQ � �� �m ZVI� �rD � 2� �� m
o� • _m � � Z=�=mg , 7��; o �� Z m „�� r{7 �� �o�p �� B �,� �-� e
x C7 y �Cl L� � O �7 rCm � - � f�l> y ��C� t+i� Z � 'O y Nm � �N
~N � � � y0n=� � N O o1TI � � �� � �� �T� A � �S ��S�O� ���SC� ��O i� �N
Z01� Rt� 4� r nl � _ �m� t+vfp p� �= Z C
�x m � o�x� � � �+ o a q� � �c�� S gc'S `��"a� � �� ��'�`� ���8 m� �� a�
r+i� ^�So rn °z � mmo F° 8 �n �� C i ��mQ��� r�-� �o� �m
� o �'�.l � m � �o� � c`�� � � �Tz� � � C�"SO�Tz ��w�=c �� �� �
� "m' �� g ��a" m ir" �n� � �� � �� ��^j � �i ��°� � � i cZi m� `2
� � � +� �r� �� � .A ' `S"� ;�� �� "���tti"'� �6����r� �� � >
w � ��� �i
�
• � Z m._. �� g� � � �m � � i
v� o �� ��� �m �gg��m cri�ux8� '"�i °� �
. Z� SCI � �� �y`�'�,� z��r�o� �� �� �
y m 8 � W �
,�F ��>Z� � r� � �� ' � ��� r�c� ��irl � N���[y� ^/�' 8� �yr �� =�n� �� ��fr�y � �� ���m[' �� �o �
y g� m o �
:;_ �p� � 1 � � ��N >m�� ��5--1 � ��f�l � �Z 1� v�� �� �^m � �� ��y� �� �r.� �
%g��rl �Z
>�� � � o � i � p� OBm m�� � �Z� � � �' ��j ��� o �Z ����i �� �-� Z
ci�i9 m � $ v� .AL �C-�i`rn^ � EI�� Z �� ° �� c'i -��� m mQ � �5 �� �° tn
:a':':� � o � so .�o� om mz � � o m� oZ� m mr m� � o �m
S� � � N � �� �a �A� � �� Z �mqt� � m W� �� ��m � �� ���i �r � �
'_ z� � m Qt � �� ��� ��� 9 �Z O .y � ° +� �s ����I1 � �gp � A� tz�Q m
1A ff m�� � C � � '�7 � �
: � ,�� � z Z �Z �}p � � � � m y a � O ZO py n�m � m� mC�� �`�f C �
~' � �a � Fn tn �3 � �9 �n� m�\ Tz 4r�+ 0� c � Z � n � ��yn �4� �
,' ,�. z "� � 6" 2 �A � �r�^ g o� rl+ � � � �'� ��� �� r���v'" zi� r
• ��-r* � � `�'$ mz°_ �-o �s"o�u � �o r"c;i �"5x '° .TLQ °'� � `i'm �
• �rtl � m � Y; C �^m p�rn m�g �N ± � m y�i ~c o � ��+ ¢i� c
^,,�," _� � � o � oo �m g�� ��u � ���i d °y� �� �� � c� �� $"��� � �'
'' �c� �z-„ m g 8� [�ja� i "'go " � �1 �y �`_ �� ° �y o"'=° `�'oy 0
p-In N l7A �V �N mCl m 9 � � �� ��� N � � .'D � . O �e ' � � ��� Z O
om c = o �� g ��'$° c� �
Q'� c�i�!�* � � � �� �� � � v �� �� �jrFi��n �3 � � mrn � � ,�n � �m�� o z
gm� � o nm � � � r� � � o� {� s Tn �� € � � o� � �o �� �6]my � � ,
�mQj 'O Cl s '�1CAO � � i(� �� =N ��� �� � � �y �(+� �y �� y{ 2��� �
� � �p p m Z
SBt/! � 2 r 2� O� m s rCC �sl� �t��i m p 70 C � 3m m-C
��� � � � ��9� <m � �� �� j� ��$ � p � m� � �� �� ��� � �
�,�m � � m�g � � �� �� A � ��� � O � 7C0 � �� 2Z �iN � �
. � � � r�i�i�� �� m ��� . o'�� # m � 89 � �m �'J¢ R�ii � i
e�� � �� � � � � � � � m m� m O� �b p � �
� x
. � �� � � � �g xr� '�'�^ o m�y m .
�t b '' c €� �
< 6 r
0
PLAN SET PENDING CITYAPPROI/AL
�`� CRYSTAL BAY arnxwaaer�msus.aac REVISIONS �� i n.,vey�.niy uw uro w�•,,xwe.a nY �� ��
Ci��•O BUSIN SS C NTER �� 505aa16?mh5tc;5oLe300 .................................................... m x undc my drael�uPUWlon ontl lhee 1 am }���.7
F ... ...
rRa�cr I ORON�, MINNE�OTA � �ou..a¢�55�as�msz ........................................................... •e�y uc.uw w,ac aa
.......................................................... pESlf� h.a ol Ne Stala W uMnawle. R T .K ��
2066135M ........................ ... r b o o e s s z s�o g r t
L A N D S C A P E D E T A I L S i v'�'°°°3 o a o� """"""""""""""""""' o i u,h„ �-�.-� g��tu�
s/tonre ........................................................... � /
7/os eux.oaic umr+o rmwnoHSwPS �vwwaxnr�con�n�x ........................................................... acac�o V
••••.•.•••••••••••...••••••..•.•••••••••••••............... DA7E LIC.N0. 6310HkcOedeDase.5dx10U.Mime�i�L4d55343
� ",� � ,+�` `w}��;�, rr., �
-� ;ira"_....�:?:� ! i\ G"�°:� r-�i-•_o,..:..
�=;i)W�.---�� y �..
J;P t� ., ��) .'�;: . .. ..'! F':l k.�J
� —
mw».�'�:°w..:.��us'"a�.-�a-� � .
W VcWi\u�-iai-rta.a
�
N
. pa
N
�
¢ �
/ / g
R f �
/ � � '
o�3 N N N N+Q O� �g Z 3 R� § ��p +! 4��� R ' ' '�/� ' ' ' � � �
s b �� �- e �a I WAYZATA IBLYD
� � a� I (U.S. N0.12)
s��m>;i y �g �s � � ��� a� ��q ' �
° g7 g § ' �-�—i � :;t�` _
°3 �o o. ��L ����g�����° �'i �f�;� e e � e id° e ' P � P = P �. � ;i B i.�_:�:�:;=�:s.;-�.I`
^� e p . • . . . ►----—,y —t't i
y �9 �e�3����^��� R� �� �S • \� p P P -p I A► P r P P P P �� ' P r r P A P � � t e � �r _ � � �
e Fm g� ig �$ e g '/,"� ,� y^..- � ��._.�� . . ° .Q. # i
. . a �3 � �� 8 a j / � -� i- -� '$".��' � � C g � e
�o %��a��m 3 ����s ���� Q �g� C C C�b �'-� �"t � • f C L e � e�
0 0::m g g '� s3�9 S���sS�y �� �� L `p� �:�'I �IS ��"��� � �: y , -�Irkf' . �g C �' �Qeem mm8
O ��^ $ 4 gL C P ` .:fi Y�'1 1
������ � � ��$agS�S'�E�e 8R ^b� I e al � le . '� �� y . e rr g ry'�' G � C S :P.--.. eev$m'ommmmvmm 1 ' m emiw�
1 +.{1� 1 1 � ��G��33g� �� ��b A � '�5 /C_y"''y I:�, ('I� ., �;1 I ��F{� I.�l`M IG ��_.,��� P P e � i�[�i�
{ Qp yi , V P e �
1�1 �� �� � SSg� S��$sg�■� �� G� I � : / � ..,P� C P R P P P P \E'J � F C e � I
��v��ilV=i P � ,��$8�G�6Fa� �� �. � °. ^- / ^'�� \ . Ir ? n P "e e I
N 4 � �}' ��.� O g S�� a ' 1��� ��7 .. i I P : P P e e I
��NS� NN � 9 b� R���° �� �' I a � M 1 u � e � ;� � �r_� a p I
}� 8 !3 � ���+.�' C C
����� N o � r��� � e�� ° p \ "_�G ��' • � ��,C'�C C" ;a\ � i P a •v '�-' �I I
�.��.� � � - .
N�P �� ��� �� L I e . � � ` !� •' e �Y� 1�C�I �., P . e _
��4 y� � �s" s : e � �,�.>.. e :�" , ���e�� ���.4 : a
� ��4 � a g : C � i o t � � -Tt7� w � � �i� �e) x� ; ; � .
S I Po P � : �1 .y I, S„��.. \
D o � � . 4� �j� �- �� � O ,�, I�S K .0 I P M
• x u O � g � � M e�t;� � 1ti �p m 'Tl `"� �k ��P,� . ° � � .
v o I a °- 6 L�. e O � Z A �,! st :.I �� i iii. ii i , i
° N e ; � I, �, N � O m ,C �z V I e F , ,.,,. , „ �.
s .i C� r � �� ��, e,. \ �
.�( F� fn �r: m
a �i 1;: ' ' �F �°i� ° rn � e � � ��{ e=� .
��n�n m m�T �;! 4 °.' � � � � 5. y � ,�'. � ", E� �'
¢��;��g ;l 6�,� �' e P /• , � 4� � c� e� e;
m �I �1' - q�1 N G •P �� � 'PI / �
n � �i 1 +� -/J e ' 9 b y �,�Y -
� � �N �"i! I a . � � � e:F �
' "�,�:Sin {}: �\•�- - � C ��I S f �.;y P��� I I
.
;` �:� I ° � � � � ° �,`��k%&�, e` ——
��wG�s �°�� �� •° � L,,,t �, a c �c c � s';e, tC\� e/�e_ s.� -
g 3 I 0
��S�gn ������ �� I tw ~ �d � � �y • ���t�� k� a-{s ��'� � z�� e P. a' � m :''' '�
�$z�� € �J .� N :�.Pl � r w N „ ,• �;` 1 e �'� •' . -n X s� - I
V J�I V�I� ����� �� I ° � ��\'.��...,�„ � � � � ���`,�lc:_y�-,' � � m —c�i '
gssss � ry �, I
�" ° 7 (� -�- '' � " z
+ -�� m �
�€��€� � � �� � � g �j����� � � ` 9 �: �= �� � � -
0
,. � D o0
�,k'i4'i��i3 � � \ P �I T't'�� . v ;C#�+ Ar { w:,°' 0 '11 f11�
a v�"i��n'y• I � ,- 'i�; _'y�'6 s C. ,t Gv/" 1 'C_G F} F} O v - . -
Fr,� -" � �."_ v� T � C n C�t f 'C" Z'
I � v �P� � � m <p �� C,� C � ' E� m � -
a •
� . �.� �: � m '�" � ;�`" �� ° �
�� , 1 —�; o 'A' � () ct'�`, " ����e` I
I W �� 4 � � em � T� �� �?e �
.. I:. e � r. .,i' p FF m y} ��,:�� -
1!i o �� , � .. �'` P.
�O . 5 ;T�' :��� {7 �e� �
I � P I.\\ —� N C 54�P`p.. e.M/ _
P� � �, � � � I
I e P Yn lI I � ' '��M�,�,�a �.
P / I I
. � �� u�{I ` �r " g1 .e° -
I '� �..�{�.! P � _ /r /,� P' vmafi
N ` � r�.
� r ' P I
�� A-'P � � y � p/ � M i e�� �
o� o� �� g�g �� � gs � �= � � F I �I� �� I I �'
O 2 O �� a 1 —'c � + : �' s N .[ l � i i ii ii . u i ii i
_� o� g� ��� � o c� o m'{ 1n I g `s d� G; G G "57"'? ` �C�C�C Grl� ` e ��..
�o �o L"� re cDi cai m =+� �*+ Z�g = g '� ��j- rK - � � y:�p\.: �_, .. - I
r� �� �r cC'��� � z 0 C mhj � . t � � ���eI f �} `� C��. C E C C C L i o � P P �.+ r p p ' p g
c ��7 �r�- =o � � uwiu� Z I c 1 C � 2 ��I; �•�CI �I�-'I r�=:f��} ��qr��� � �: E �"4.�C_`P`E C�/Y� E E C � E " 8 � 'n_ : P
m� Z 2 ' � � O O : O � O O L P .c � M N M N �_ p p '�.� B' e e e
=�F v� = z�'z'z o �° v m �m � g � � � �� ° P � 4 � ? : e m
�_ P ' P a g o
N� zc ' �p°s � � � m �� Q I s c%.�Z!• s= c � c` � s:'sP�T.l�Q'�rrC c�' `Z-;-� -£-��� , '`°�---�(�"s.- .
m� m F pL o m fF r�i D Nc�i e � � �. S�" "�`•<=� r .�..._�� .5��'g'r�' C J Gf C..r< q\g IG ° L e
�i m� o N-Ci= o 0 0 �' m r7. Rl I �' pd' �<C-- ,.,� ` _ _ _ _ _
z e + � � `�'Dj I g_..P � P C C g
2� � ;O Z D � R7 �� � • " 1�� M ' y a 6 4 P. p e a
z z m ' . I " I � C e I ' y ? : :
;D `—'� ° �° � � � o °i � • ` ,, "���s �� �� �� � �� �r s��l F d °� �" � ��F � F� 'E � � � ��� k � � �
�r AC � jnp p C C � � I I� � �.y IC_i4's6 C��C C� �-.0 �G}C. r"{C l" ', P. G,�C �� r �� C � _� a N�.� w � � � � a r
Z � N � � O D � n � � r � � e tz' a. r I . � 4 t ��. f � $ g
�� '^� e� �F y f c ° � e" v" `C�erl ,y'`E' C� - ,C( C'E II� i�. � „ • �/; r. 'N ? C ". C
o� �� � �m o o Z W g ,\s�\ � e ��::�a� p�d�e �=�T��eI•F1�s�:-k a :°;& �,C."n ��I'�E=f� I� r - s e
� �$ D� � � g ° I � ��Y�° � r r e e r. . . o �_e e � '*_ g g
n N �
Q � m c� m °
m� <�*i c >p n � � ? I C �!��--° _ '.�I � � °- -'.�°r g-
�� g� -+ rr m m tn �o � , � �/'' � ? C C
� � -�� z Z m ' '"'' �'� � � e " =
e� a � � o .� a e �c • e C
c � � "`. �� - C
� `_ c � c`3 x I D `�� G � � � C J� � �= "- C e
� � -� . �i C � �r tTl'GWj .-a � � > ��� ° C C
IC �:� Y,fr� - �i w m �l �« ,i '�u P P
g /.1 r�i N� � m � u ��- E "- C a
� P P V � � rPi n- e o
I ° � � � (� FF V)� ''�' C t ti C °� C f"� r " : ,u �,-�` a 'j E �' . I� C °- g
4 ` ` ` � I
m �Q,�1 1T1 . ' g �4� . _ • � N:. ��i 4 ������\"0} ���b �C.. .Pi P e
_ . �. ?�� m. . . I"> , � -�,� , C7 G 5: G 6`a r � .t�'� - pg C'rN �4/��. e�� o --
s � , ✓ '"�°- l � !'\ 1 I C g
� ��a Z e t �\� 4 � �+ \�, Cl na y�i-._"� J'.y/P • \L � �a ��-L- C� ; Q � /t u °- o
', �� � C ... � ���1,hg '�--C�v �—°„'6 ° i.w�C\vxfe'`" �.. ��'ti S .`' g w e
y n+ = o � � ,';^ H / 9 F tnf l i'� e , . .
o ��� , �`' � � CfR--D�C� C C Cj6�E2'CxE E' E CrC G��°g1 � " � C E "_
� ' c
� ��n � � • ' C h C � -..�Fsr Ii i M.�:�' �`P E,E _�C.� G � �ryG " E�:C °i P �"n i� C..�E� ^ rG.1 ?Y" '.��,+. C��. ,' �� � > o
$ o�c� � ► r - ��. ! F L — �.v = �.. •�'�•!�. P e.. r:.P P" �ae:• n.7`..n i P:C'�E \CA��'i� . L'•��::� C?� � p ? °e
m �O� � • • e � P P4P � `b I���L`P' C r y O P P ► V P C P P e C � P ► C C p �—��'.��•ti J yI I' C m b
c o ' a . -
m �3 o C C '° � C e ! ° Y� C ° E C : G E�: C�E�n �`E C C :�'. . $ $' T. . - - �.: �.,� e ' t . c-��.f
6 �° °e C � "s C e °o o ^\v-m �i:- v-�'n_-e n-�a ' ' • • • • B . � �_
P� a o� 1 : . . . � . . , r`g °'o`'E 3--,R-C :--�-C .--°�E L�: L°._! �.C���Q : g�c� �
L..
��� � o e • a�" �C_ C-"_ e e ! ! : a o - : : 6 a c c o � : . . e _ _ _ _ .. .. � �� ° : �= =x
° o o� e a e C g C C C L t. m 6 C �6 C e. C 0 a-�C j.°-: :�6 �;-?- ?---E - - - - C S a$u `
a �:o : C e 2 5 E ; : : C C e : C C : : Lj B �c
� om m Z ° ° o
� g'-` � xorera �� D o
m w
� ��� � i i
$ �,iO � N� �
3 �a � g � � D�o
S
i0 s �$ Z
'a N
D
PLAN SET PENDING CITYAPPROVAL
C12�� CRYSTAL BAY 1�1CAf1CAMPADIIP3U5,ING REVISIONS I Avtly cMity Mo!NI�P��.oe p�p>ep br ��
.0 BU�INESS CENTER �� sos�nz�sm�.s��oo ... .. ....................................... s�avflm wwr�s me r�,a«my ax�d,�m.w,Ma Nai i.m
...................................................... a dW Lkmud w�ar th.
PRQECi! ONO, MINNESOTA � �.�¢assim.mu . . .. . y w � ��
........................................................... odcr+Fn ALD �an er n,.smi.a u�,newtn .
2006135M ...........................................................
........................�................................ P1mc9529330Q72
�^� LIGHTING PLAN 6��� ' ' �� �
Pa 95293]1t53
........................................................... y�m.�u.....�
rJ �7�06 BUILDINO USi1NG RB.ATION51$P9 WNW.AYANCOMPAHIBiADM. ••••••••..•••••••.••••••••••••••••••.•••••••.•••••••••••••• �
— •••••••.•.••.•.••••••••••••••••••••••••.................... DAiE LIC.N0. � 6110BIve�deDrioe.Sotte100.Mtooemclo�,mA755343�
� �l� � \'�'�i ,;/ _�'� ,,�'',y��`"�: '���c�?
�,�v /{'ria t•:� �: t.
}y,�+ k t A� s�•' �'�`�:.�.., �3.
7J,v � '�' ��ya �� ,,:j �`'� �.s �.
. .....f�FL. '�L-��`: ;;;`v' f�>.', :`:� .,��:�ii`ti1
� -
ue�tL�0 6:ty� •
aN�m csnw�r�l�b-NawVm�nVJf-IYl-nwy
O O j �\ �i
J �
O O � � N N C�d W e
O Ut O CTl O Ut O (Jt �
�t i ar
N� =14^I :N O ' • s
j : i ~3'�(,� .�i N m 9 n C^ : _
...................:..................:...................i................ofl�....n..a.�Y,�.�..� .
W ............ � A
: : : �: NtTNO; � ........... ............. ............. t ............. ............
...�...
� • ' �
: : : N� V�I� .��W i : ...t..
N.• N N��/,�Ip O � 1
0
..................�...................:...................:.................. .... .. ..
. .:... ............. ............. ......
.. ........�..
, ...�..
r�Ti7�im�,j,�m:
.m...Z..U��">�:
�jl'pvlS:
...................:...................j..............�+��.'.:'!.m4+i.• . � . �.w�A+ .....
:....... ......:........
. . m.i.+��.........i................ .........
fnf?m+ mci: r : ��y�DS ...i...
� � V V J J : i : �.�+Q r.u .... ............. ............ .
00���.� : : , . .
m J�� 4�_N' j i •
...................i......�............:...................i...m-y . .... ��
i .�..RI �.......�. . m
: . .:�....... ...i... ......... ............. ............. .........�
; : N : . .. ............. .............
.......
� ` ' flS���{� C E i
: OODN{;= �
N
� � ' NNNy1pN
...................:..................:...................j...J J�O r+ ...0.... .... �
...........
: � : .. ............. ............. ............. ............
, ...:... ...
: : �SYZ�J��
J±O NS
ti
' ? oNb+.�.
i E : i E a y'i� ��,.'o
...................:..................:...................:.................'
. . : , �� ..�.o..;......�°.............i................ ..... .
: : : . ... .............
: i
...................E. ` '.........��E .m.fim{�y : i
.................�...................:. N . � .
. . ; a.....:.......V.Z.�.4y�...........:...................:................ ............. ............. : ............
: : : ��: ±,�,o,u�= ......
xc� ? N��,aN! N
..................:...................:...................i..............�..E................ .........
t�i t�ii�;i i i :
, ...;...
.... ............. ............. ............. ............. ............. z
p : : E - ----------------a a a w� n o0 90-81-11
.......
: : : . .
. E '
, .......
. . : : _
. :
....
, ...
-F....JQ�4.:3....: . . • . . • . ': � '
� :..................:...................:........�............................:. ..... ............. ............. ................�._ ......
, ..................:.... .........:... ...i...
: : . . ...:...
oe .to c< a�Voiw
�
° ioza.a '.=N...,m�� >�, �' € evcs: o'taa.e� � �'��... g.I '' QT�02I �T�S ?T�',L
ioze.ai : ; � � Bu+� • � s -
• g a N�� evcE: 102e.z� �` x o Sp �n
70 6.9 i � : m�m. ;cN i /� �i <i�� •--••,"�=-�
...... .: ..................:........ m�m'Aww..........:............... ' ' r M
i� ( _ _ N
1�2��3.�....:...................: ; ..........f.... .i...................;................4'...�........L. �......
��mo-�roo : : tl �. '. ..-_�
1026.2 ' ? i EVCS: O+X3.87 c4i� �^V o O A�••• ,' � �
. � 7ijimaoV� . � •. 1 i �
+ ,o a � ' �n o$�� ' � ' �: ,oa.s,. •, $��+N r ��_ � I'�i I� �� -� � � i'� I ��� � � � � �;1 fi`i�°� �'� � ����9�.�:
o...ioi�k��Y...:...................:................os�..,m.�..:..... � .. ...... -
. : ..... �....................
BVCS: 0+9E. 2 �� s,! �.r
O . . : . � : ' � E f026 ' .... ...;...�.s�.......m � ..>.
� �.
. ... .... �:
��.N >: � F
�. . •� �P ` � -�> `�.;-
I `� '�' ��'I I',' ' p,....4 �, 1:�� ( ' �.i ,I
7025.6 �Em N n�i � '� �i 4 9• I � I..I� I`�I I I �"��' I I' ' � I;.
1025.16 i � 'I N A��j , ' , i4 _ .
....?A25:4...:...................': � E I m'°,o � -0soot i`_ '�..
ib34.� ; :..................:........��.,.......;............. :. .......... ........... ............. ......�....A. `• :
1025.3 ; i i y � EYCS:;1+73.82 S #.W...... .....•...... '.:'. Z_,.
, ... .:.�..
: i � : ; �1
....
, [n : I 1 �. N N '
: ; O�•
N . . i �� ; ?I EVCE:�023.98 : � E�.�Z.o�=3�� _ ..���r'--
...... -0
� ; c : -
'�'....1025.. ..................:............�.^:........ . . �-I O• -�
........... tn � p(�(�L+�+�1 py, p�±
i
p 10'1�3.67...:. a� . ...�....��.�-1�........� .......:.........:........:...................i................ ........... -T�1 ���7.7L4,4.7 ���7 YL6�VG
. . .i.......... . : ..... C �::
4 �
mr7iFi $ m%'�u�� I I^� .
� ta25.t i ����m��s •ri oo:�`d�� 3 W g � t �-4 -_
; i �'p��y UW � N N�y N> � i :
. ...z�. � � _ � : : r-3Sf13�3ZIO M �' p _ z 3S 3�H�O
..ioii:o's...:...................:........m b�;.....�,... ... b.. ............. ............. ............. ............. �101
v� . ........v�.... ...:... ...�... ^
7024.9 i ' � m o � ............ ` J� .? .y -
•N �
. . . • : ".s
+, ,o�<.� � ; -�i: - � �
. . . .
. ....... ............. ........ ... ....... ... . - �N.
Q 1b22$0...:......... ..:... ...:.. . ..;... ....... ...... ............. ............. ��'l -
...F...
� .•........��'BVCS: 3+13. � � �.t
102s.5 c ' : : : ' a�
7022.22 ; : i � ? 1: BVCE: 1024.J5... � •••i•• �.r:. - '' �:3
. �� � . � � �`
,ozaa : : : : � ''
/ : � � �1
m , : . r
....i62i:s9.......................p...................;........... . ...:m...............:.........../ ` ...... . �..a'-.............. ............ '
; : : : • : ............. . ...559� 1��. �980
......... •
1023.0 ; � ; i i i I � 7�tQ�4z i �.7018 '�{� ,,,� .. x�cyro•.
...:.. ... ....i.
; � t
. ..:...
, ....
: � : � .
�101 :
wco ' < <.
.P ; i i '� � .b" :C 0 C - `;'�' L'. �. � ti�.�e.rey�e�� rr. <.rs1 �
...1021.84 i ; ��ay
'{' 10�,2.9 ............. � R a 0 0 ��� � O! �:i•;i:� - �� �. ���
Q �OYI.7S.. ............. ... ....... ..}.......:...................:............ NCI O • ..,,•., '� \
..?... ...i... ...i...
.... .....i...
° ,oza.o : ; : i ��;�'$;X ........... ............. u�z; 8
, ......;...
1021J4 � mmmy�vi(� '-' : ��¢N .:''��r
�...... �;�F:', ,.
; ' ; � ; : N �,:�.��� � ' ?
: �
i"��.�I�I;'-im N ,m � �C•
....�Q��:4....:..................y.�y.o`!.�;..... ... + � ...�......i... � .
1021J� �•• �..... i ... ............��............. ............. O: ..�.:r. $
.. . ... .........
i o 0 0�y+-� � i E i� iEVCS:�4F63;27... xpo.� i
... '
; m+ ��n � .
7023.1 ; �"m m N ^' %EVCE �O�L�.BS •
� . �V V � � :
� : � . :
: �
. � . � :
....... . � •
. % •
:
D -.
+ �aa3?...=...................:...................:............ ....: . . 3� -
....... � .....:...................:. '
p tozzb� ; ; .....�........... : .....:.............. ............. ............. ............ �
t� : : �.. ...�... :.:N'�......:
O ; i ; O ' ...... ... _
� 3S
�
;�:� � �
1023.2 : i n � EB�02204 , i i - .�,' -
702216 i i a,> � m i� • i ; >2. _
: • • � �
� i � m i I S SE � ...7m.'L.:..- .
;B • 2214 `�c
70 3.7 ' ' �
. • . .
.......2.........i...................:. '��?� ; _
, i ......' �
............� �.......... ............................�......i.
10§2.34 : i ��i .... : ..................?................. :....... ' � .......... ' _�:�'%:;;�:�;.:.: ' +
: : • • ..: z 7' .
y ..................:..... J
. �z c�� M i I . : : o �; , �� ...�..���....... ...... .
1022.9 ; i i ° I i : $ t• ��; .�it - '� i e • '
: � _ ��� �����
702261 E i E . i w 1 � 1: � a "
, . . . . E
a
\\
x
�- , 102 6 � i � •"i i : : � w� ,t� _ '�� _
. •
....�............................................... . :
���i�: : � _ . .
b
QO..1022.99 .. ..P{�... .. .�. . ............. ........... .. ..tiv.o.:..................i................... �%[0 I � � ��:�� J:,_ `� `N 1 ( { . . ....,
7021.8 i . � .... 6}Z2.04 � �:� .
.�n' . � EVCS` ' I�� N �Ir, -.i�� V( � ��,
i i ? ' EVCE .39 -
y / 1023 +. r s .': .����. f;:.
: i ;
. : .
�
:
iy 7'
l
: i
/ I
....1021:4...?...................i. � ' ' � i ' 1 B
11�� : :................................. ; `` ;...................:................ ............. ............. ............. i 8 �au_e x3 ��
i
, , ....... ..;...
i
.
. . . . . . ...�... ...
I I �I� I I ����I I� �':��' 2(.I:I.�;It i.
i .. ..�___ � � � ....�_ ... �... .�.--_-„ ___r_..J I. �
E ' fim+� °i �f'mm+"i� � Y
: ' I'��w9� : m2 11D� • i
...................:..................:.........tn�.4•I
......... :..... N.1...
' ±+y�g j• �•: �oo +±............j...................i.....
. : : s� �� : a���N� : ........... ............. ............. .............
t�ii N' oom i'
O
t \
S
' :..................:...................�...................:..................�...................•...........
. , ........�..................�...................:..................�...
...............j..............
_ � �
...................�...................�...................�..................�......... .
�m' ` i
...N".m.. ... � ' •
: . • f�:z m ��.....:................ ............. ................i...
; : : . ............ ............
. a :
F x �:� e��� i :
; ��.�� ;
: oo:oNm� :
. ��;� .
: mm;may. I= ;
: : ' •............VV:Vttl-�im�' : i Zg� C
..................?...................;...................;...................i ....:...................:..................i.... -
: _
:
............ j ............. ............. ............. • g -
E ? .
€ _T�+� s." ��
: Hz e�>� ' irr,� p v g
. . • . ':,
...................:. p '• '
� ' N O
...................:...................E..............A.1��. _ ' cl �: o �
, o o �... �...................N...............:...................i................ ............ �e a
:
: : : NY'�' ; . ...•
�
m�?��+N : ' � t� N (� � Qp��� o
NN� o' � SSOV(�1Y�i� R � Z O ��� ONDu
: ? j o�0�u�0 ' �
...................:...................:...................:...................:.........��i '.•,°,.d+..�t.i.`�'.EP................:................ . T N�' �ic
, sa. .... ...i............... ....
: : : : Y.i :Om J :N : : ......... ............. N
......� ...:...
m � �
r^: • + � �N � S !$ �
� ' � z
�N
� '� '� °�
0 0 0 0 0 o D
°o c°n o cn o c�'n o c�''r�
C13�� CRYSTAL BAY a�rnrteon�exa�svs,aac REVISI,ONS i n.�.eY��iy mw wm ao�.w ww�e sY n�,,�
.0 BU�SINESS CENTER ws�er�s�,sa�wo ....................................... � vms m >�.,ae mr�.�.+an��+�a wa�i�
dt ... �� FLmi.tciar
..................................................... RLK
�ct� ONO. MINNESOTA �.a¢�ssto�mts ........................................................... n� qiL `a.;°N�a sia.er uhnwta u�e..n. y�,�ta
2006135M PUBLIC STREET-OUTLOT A a�z.,n.,000�. ........................................................... ���;�
PLANAND PROFlLE c�tsz�aoo� ........................................................... on,�n„ Kec � e�vsxssius�
5/17/DAiE ........................................................... �
06 BUB.oWCi tJ�9TNIG RFIATION9NIFS .........•...........•�••.................................. a+cacm •••
WWWAYANCOMPAfIIBSCAM ........................................................... DA G N0. 6110H1aeQRleDa�e Su�¢100
:;A. `r+ ���`�,:'� �.�%`�L�\i;�. ��. ^ .'�t u •L4�eeooh.MN55343
a:"Y� r` �.y. �':n �. �= �C•�:1r�ts..
�� ��sj;' ., ,.c:7', ':•" �'';� e-�.r�::r'r,''�'t'
�,;,%- u�: `'v;y�
r,k1 i:':: ... .:7 ... 1:;; �z:; i-=i
, ,
�-- -
� —
awm�4�vooF,�a.�
M-�VwW Vss.�.m-rte.�
8
N
O
�
.�
�
Z
n
y � < —
� - ' �
� � � ;
� ��p �a � - � �� � ` �� ��
�- � -- �F �;
�� u � � � � � �� �� ,,��
� � 9 �1 \ / � D \ gH �� $ � ' \y \,'�� a.
f p,r �� \•t ,M
; m �� �N � � mr� �� � —yi ��� �\-;. f_
?1�✓�',��:;,�''��.,�'��
� �x@ � � � ��p� � p a� I ,:,� �I
� ���Q� �� ��� �� � ie��� Xi� ��S �'-1 � Z �� O u�A � ��� � /\\,. NL
�'•_� � �� �1� ��� °��� �� � � "�s p� x ��� � « :�;�,; Q ^� �
�
P�s� �� �e �` g� s�� � ��� �� � �� � � ��4 g �'\%�,: A e� �
� s � �� � � �
(�) m��� �� �� � �� ��� � ��� �� �� � �'� �' �
`6�5 ��� � � s �$ y�� � o�� w� �� � � .� �� �� ' �-��\-\-.
� ��� � � - � ��� �� �� ' ''". �
���$ ��£ � o �� � � � � � p g � � � � �
� g � � �� ��� � �� � �� �� �
p
�
�
� _ g�o a � — .�
� $@ b� � � ? - -DI - .O �
�� � �. �
g$� ��� � � �� � "' '
�� � �
n �
� 1 �"''4' '`�, y � � � � o ��.°a �30 $
� � �� � � r� �? f"""� � � ��
� � L� �� � � Z � � �+� �� �� �
� I ! o� �� ��>
' � 7':.. . � � � � o � �� � . z�>
� T � -c i � , � � s;s �
� � � Z��- � ��
� L �6 �� K
Q� ` ���� � " �, �m � � �� �
C�i� � 4��� 1 �� ��� � � $ � \ s
'Oi� �'- �m�K ��y! �� ��'�o ��� ��� �1 �m I
��s �� �� �� -�' �4, �+
�� . � p � �p� � � 3fy qi ^���#�� �i� ����iun b"a
� �g(�a
�� � �F� Fpl�Ft � k� ��5�= � �'��� ��
I�Ys1E � � e �� �� o�
� o
y
c7� �c� � � � " � �� D = -
���� � � j �� �` b � � �� °$9 � N
� �t� r��'s �
$ ���� �� ' • � � _
� � � � �
� m: �
� � g��� � g � . v � � n
� � � D z n I� m a K ��
� � � N • � � � � I'I I 1 1 1 � �4� w� ��
� � U � � � .q � �Y � � � ��������� � , � : ��� `�
4
� �S � s.� �� �� g� � °� � �g �` � �"� ag� y � � � " � �2��
��� �� �� �� �� � �� m�5"�� �� �� � �1y/ ��� g ���� � yY�!y � �� $
��N a�n �9 g� �� ,�e � �c ���$� �� � Pi�N �7� �H>��p� � � lp'�� � �� ��
C�) � �S� �. � 1 ��� � � �� � �$�� �� �� °� '�"�� (� � ��g� ���� ' g ���Q
�� � .���I �� �� � �� � � � � �� ��� �� � � ��� �;� �. � �� ��
�� � � � �" � �a � �A � �� z � `�' �� v � ��
r �N� �� ri R�� � � � ��� s �� �� ��a ��Q�� � � � �� �$ �
�a� € � f°m� ��� ���� ��� � {�� 4 � � � g
� R K �) � �
r r m
y
y � �
� _ � �� � - ��� m� �� T9� �� �����, b � M i 4 /// //// � �
� � , �sa 1 ���� � s ��m �
Q � g �a� ��m .,i .� ���A � ���� C�_�� � �4 ���� ����
� p� � '� > � fA y g , � 6 � � � � � I 5
� � �
w
� � � g �� � � � ��g ��������' r � � � � e
.� N D
� m � � g 1 F ���� '� p � + � m ��a �oa� ���P� ��� �
� N = y L:•*.f . < y� � '� .� �j� S"b'�".°i fd&SS$�" _ ,`00°6
� m a� - � � m=�
� � . . / � � ��—.l �� o yr ,s- � � s�N ��:. ..... ��� � s�°
' � . � a������$������ q€ ��� ����o .� � �
..N ����,��£����^��a � �� t� ����� m mm� �N
� \ � . ��i � �� � � iFv��Fg � i i nE
� � g �iJ �g4������ �E���� � ^$'���:6"��fn� �� � � n � ���� ��,y g�
� q g u" � 3iR � 8 ��� �� ��'�gN �--I I-- `�,� � ��� ` "�;g "•x$ ��
� $r� � � m � yi.r�. �� $ � � , � S�� �K8' $o� ,�.
�H� � � � �$�� ���� g ��m� � ����� B �>� �� �� ��
�°�� � �� � � ��< ���
�� � � � � �� �>� ��p �o�
� - �
� �� � � _ �� a � � � �9�
; � � �� � � oN� �
� � �� ��`• y��� g ��� '�� N ��i S° � � ¢ y�£� � I
� � �Q � K; < �� � � :�� �� �P°" p � � � �s� _ ••' �
�s � . '�� �$ � H �� , �€ _ � :,..
� °� � �S@�� �' �uumi � ��
v � � � y
�� � �� � � ���R � _ r � �� ;�_- y =�� R� ;,
$ UJ r � '� �� 1 + '^+ �n� �N���U�'° ��e
0 gg
�� � �� ` � zo� k�g � g� � � Y U �� � �I i � i i �p � �`p "'"� �
� •y # � � - �N Z �� Q�
�� �D I —` �� � ?� p� � �� � Z gbb"°m` � �4� �y
� n g y$ x � �` '
D � � Y�� B �F �@ 'dNioim� o—�.�` � V�
� �O� 0. 9 o r
� �� [$
C� , � �� �Pi iao� �Fi� ��t'N �i�4J� '
� y �� � r < g � F �D D1
�� € �� ; � p°� ,� � a �� 1 i� �� �Nm i i m ��R �s�� N4�,(�/,� � ' 3 J
` / m-
'�f,�_ K� � �� � "'� �� � ��� �� ' � � -
�o}j� �(,�� � �a.p'a° $s� g �
O H� � � h pjfj� P y o mJff��� '"9 ���6 ��
�"1 '� ���E � . � � ��HE.�. ��� � IR � ^ .
PL4N SET PENDING CITYAPPROVAL
�� CRYSTAL BAY axnxcoam,u.�sus,aac REVIS�ONS �� i na.eY�.,uy u„�Hi.w�.,,,,,,,�.e er ^ D,�y,�
....................................................... �T■ TK�f ��
C14.0 . BUSINEaSS C�ENTER � wsomnrmd,s�,,s�3oo • • • • m.a��aa mr a�.�Qw.i�m,a�na i o�,�
...................................................... •dA LInmK unEr N� i�.iii1
rno.ec � ORON MINN OTA � n°°°`Ro�,�¢�tss�a�m�s .......................................................... o[acHm CHL b,.vi aa s�o�.oi uw��so�
2006135Mttuvzsmoea ...........................................................
CIVILDETAILS az�tsbJOOO� ..........�................................................ on,�wri a� C'� pe iu�ii09nus
o�re ........................................................... \ , �.,�_.....
s/t7/as eusox+c wnHO r�uno�sraas wwwaYerxona ........................................................... a�«m �,/
••••••••••.•.••�.•.•••••••••••............................. DAiE LIC.N0. 6110B�eOodeDd�.5dt100.�GOOemmki,MN55343
� . rs� :R41 i;� Ii; `Y���` i�:��'`� r" �:1 I
,f..% " 4:,' 1_;' =-�� }v J
�.�[� y I�.!'�:•:I �.`� ,j� �,1•
Yh\ <�_
f::Q� V:':I .t^1,•tiI .. ��'. ..��� ..�� ::'".L:Y
� —
G Nra�4 c�.nw�V CO{-�JS-u
V'OW�\NVl3-1�Q+txq
B
m
�
2
�
�
<
g = � ��� � _ ����� �--�m�7-�
� y N � >
�i � a w i O wt > n^9O i
5�
� � � � � ru+�'G'��d'� � ����1C �
� �" � �� � �Q�� �
� � �� ;� �� � E--� �a�a �
� � � o m ���� <
� '� � w�� °.. � a:,�s �
c Z � m > ����
� � � � ���$ u
a �
fi _, g �g� � . �`
� .� s ��
� � @ °
�1��.jj ��� �y � T �"� �_� fi� a_
�k.a) �� As Z4. q �� . S . a
4 � � �� �� m �_
��i^i y� � PosT oo mr�rm o � ��1 � �� •� s G
qC!� N � �y
• ' '
�� �" � $ "� � �
� �� � �
� b
' W PS � - $
& \ A
� � �a
� f
� � ���� � � b � .� � � � � �
,�^
� o ��� �� �' � � � � � � m
� m � � � � �
� " ��� � �� w � � � '
� �� � � � � °s "
. � g _ �, � gg �
� � � , �
, � � - � -
a
� � � � � � �� �
�
�� ��� � � �� �'
�
a � - � � - � �
�
`� £ � �- � � � � ���� � � ,
o g � � _ � � ��� �
. � o �� � � m �� � r•s.
8 � �� �j i � � �� R
o �
� � �� N �Q i
R „
� � � A
�� � �G �:, � �s
N �� �� -- - �� \� s
0 (�
� m °� � i$ � � �� �� � �� `�� �� � U� ��
t�}ff,�j�� � �� � �
� � � � � �i7 ffiI � � �� � \ �m
� 3 � � � �
� � � 6 =
D � _
a y
� � U 'dI � ��
�. �
� �� x `�° � �°� �� � ���� � o � -
R �5 5
4 qa � r �" ��
�� �� g � �1 � • R�� R� a ���� A "� � .
o �� n � z
�� �n z�" �a m � � ��@ �= � ¢: � � ��^@ �=1If'Q� �' s�
�� � .��;,.�.,. :... . ��_: ; 3 � ��� �� � �^: � � � ��� �� � �� �
�� � �" t�+:�ti:::�::,}=a',:•�. v .� .. X�'� � � � � ��� �� - �� � o � � � �o •¢ ��
Ql� F::.a:d:i�:�w=' s.��r.::�i�:tirke�c \'��- � � � � ��E �IR � �� K � ��� d� "' o� � _
N m ...4 " 'u . K--I � � v� �� � �� � r� � �
� � � �y �� �� � �� � ��
�� g ��� u ° � � � � �
o � � � � �
��� £ �� � � �
��
PLAN SET PENDING CITYAPPROI/AL
C14�� CRYSTAL BAY arnxcoranx�uSaac REVI570N5 i e...ey ro,uy u„�w,a„,,,,Pr�ar,�bY
.1 BUSIN SS CENTER ws�sr�e ......................................................... Y .wa,�.��� �� �x��r
S�ee+5o5e30D •• ��� m�x unds m dYeel d thet 1 em �E4d
ORON�. MINNESOTA � �naa551�wt2 ........................................................... a ewy i.k���a wwv ma
20061Pfl a� ..........................................................: oma+m cHL b..w u�e sa�e a r�w���. R T .K
35M ...........................................................
CIVILDETAILS su�� ........................................................... o��m, a,� � rs�sss�ogn
onrz .......................................................... rr�ssx sa�ttss
5/17/O6 �,,,,_,�
6111LD�NCi WTINl3 fiElAT1oN9HIP9 W W W.BYANfA]�At�SODM ...•......................................•..............•. �«m
• •••••.• .......... DAIE LIC.N0. 6110ffi��deDrise.5dx100.D�nemo6,MN5S343
.,`•: �,µ,^, ,� C'�� �
- ��........,T.�.� r''t � '.' t .•;7
�::;J �r:� �•�'�
�,.,KV- ..� •:, 4���' E�^.;
w µt��ti�-Y'� f.' i�.i;� f']'"�^:i`���i,,t�
� �o-� r _ kd`S .. , r�\�F.`." o
� ' ' —
� C�M�v�i Ca�+om+..\x�a'T-�]s-u\woVaOV+�[+Mlb\LmM u..anm�.e�o .
� B
� O
� g
� A
� �
I Z •
2 � n
�
� I WAYZATA BLYD WFST 3T -'-
I _ -T.��=��__�HWY N0.1,2) ,�
4 .:a_-- � `\,,p'.. �_. '��:�-�----��`` I /
I -1 - - - � ,1 ,� , , .
I_.,._ . ,"
� i , ,
,
I 4 4
I � I ��
I I I I rri-ilTrrrri-i�-i-� � -i-i-i�-r ri-i� � r \
� � , � � � � � � � � � � , � � � -�- � �� ,
I � tiii � iii � iiiii � _� iiiil JJJI�� �� ��-
I �— ._r.-.,►+�.,�-.-r.;`•a" _-
i � �
/
� � � � , / � � � =�¢_, �� —a—�
I � �-1 i i i i i i i i � � �-� i i i i i � � -J---�---
I � /� IIIIIIIII � IIIII � 1 % I
r � � �-i-�-FF-I-I-I-H-I-i I j-I-hl-H-� � ---� I
� I ( Iilllllllll I I
I � � � i i i i i i i � i i j �� i i i i i �_� =-"I
I �d i i i i � i j -; I
� �-� i i i i i i i i i i � � ^ i i i i i _L�J
I I � II_Illllllff � IIIII �^� -- I
I �i I I I I I� __.�._,� 11 T� i �-�-�-�-�'-�� � 1
�� IIIII� � IIIIIII � IIII
il�'I-I-H � -/ i i i i � i i � .r� i i i i �.�� --�
I .J I I 1 I I -`___--_`_-- � -- I ...
� ��i i i i i� _ �_,
'T7 (wp D //� i'� i i i i i i i i i i i � -
m- � 0 / � � IIIIII11111111111 � � -�
� m T 1 I � � � L111111LlLLLLLL.1�1_I_I � _.�
I � � .L � � � � � _�� ".�
I � � Q n I-I_ ����. � �� �---
�ii�� i. � i� L__ -i x
O � � m La i i � i i �--- --i �
�'-- ---1 �
m � i ---,
�`i i i I � �-_ --7
--�
�~i f i ii r-- --� .
� � � � u -, --�
I � ' ' `-
i i
. � � � i � u � (
'ia l I I I I �I --J
I r I-I-I '• __J —
I I I I II I II -
r i i i t � i �i �_� _�
I F-- --I
I I i i' F-- --�
Q � � � � q � i� � r-- --a
. � h � i i i i Ip i ii O � r-- ---t
r1 t-ri -n �t7 � r-- _-a
I � �� i i i q i ii ?� + r-- _--�
a � � � y � i� -n nfD � r-- -1
i i 'n �° tn -_i r-- -1
i i m�+ � Z r-- --1
I .���.'9 „� � i � i it �.1C r-- r�J
�_;.(� ��� I I � �I O � C � �-- -�
t' i�F-h D p� --�
pg� — ��� � � ie�:� o � m � __�
IIr�� µ O � _ � -
.�� �::: _
' ' ' � � = z '- __�
I � ��::� � � D o '�-�-i-i- � �;�4 m G� �__ =_�
� N�,� m� � -n � � � � ������ m �-- _�
i ! � .i m 'r1 �a�� � � � 4 � i - _�
, 4 0 � _ � � �__ =_a
I � .=r; � � � m ,� � � � � �-- --�
i �'' ° � m � i-i-i � �-- �-�
I �-_ -i
I
� �,'� ,�� i i i i --P
I ;�� � :.�:� ---��
I j - ��•"' i � I� '.f`,,_ _ � I —
� �' i i��_i i i :.r.. -�
� p'� LL::�.` :�f�_ __, I
B , ..�
I � � �� ; .:r-- -_� �
i i� ' �� � 'f= _ �
-i-�-i� r 'G�
i �'� •- - �
�'c�i �•c�i Q1 ' � t �'�� --� I
:P � ,,, , ,,,. . , .. •:'.4�_ --�
_rt_ I o I I 1 �.,: •-
c�o o c�o a o I
� aa�
------------- � �-1
�-��� N -• � i :•'•: '
np a a N 1 I � i i i i i 1 i i i i i I i i i i i i i i i �--
�� s,.,. o I � � � iiiiiiiiiii �� tiiiiiiiiiii �
�' S � • O \l\ � �,� LLL1_LIJJJJJJ LI_LUJJJJ111� i
� oo I ` -- ,\ .^-_ __��TJB-ItI�C'�:���II ---------- --------------��
� � 1 -=�y" RE�' `�
.,_..
O w '•� - ,
o � � `
.. .. .. .. � O o ° I i � �I
�o�o rt o I � I I I I I I I I I I I I I I I I ;
0000 , ,
' � ` ` I I I I I I I I I` ' '
�rto I I
I I
.cD � I _ �
n to �- .P I I
c 7• ' O � i _
�,o O Cn � I I
� O I I
� j O �
�O n I # � .� � I
��o�' � TW � i
�o
rn � I i m`�w� rn ,-�r�t i
a� 2 — �
co - -
O �� r .,�"A �' �cm � '
, �
' w � v� � .� iiiiii �. iiiiiiiiii �
� • (T1 i i i i � i t(�.l.a�i i i i i i i i i i'�i�/�ia�i i i � I
V N rn � I j �i�v I
11JJ �
OOo� f ' i i i i i i i i i i i r� i i i i i i i i i i i i i I
°ao° �` �-- ' iiiii � iiiiiF9 � iiiiiiiiiii � �
�-- (�i-�-�-�-ri-i-�-�-�-�-�-F,�-t-��-�-�ri-i-�-��1-� i
` �__ iiiiiiiiiiiiie� ii � iiiiiiiiii �i
�. \ -- � ii � iiiiiiiiiecii � iiiiii � � i �
.�` L__ �
�n o • � ���
� I ��--------------- i
-------------------
-----------�'
m
Z � NORTB � _ _ �_ __ _ _ _
� $ � __ __
�"�° ORONO INDUSTRIAL REVISIONS
�VF�LOPW(�I�,T �YAN `�"�°���` �R� �5 � ���
�SmBTml�.bim7ttl �
PRO,lECT/
ON MINN O A '°°�+���= o�+eo CHL RT .K rtt m��,,�
2006135M TURNING ��d
OAIE
MOVEIv��T 6�XHIBIT w�nr�„u,,,,o�m,m,,,,� W„�� ow,xri cH� M� �F c9529331�
5/17/O6
� � c�aceo `� ....snaa��
t•,.-W°.-'-� ,/''�,, �! eiio s�cua�n�.s�ioa.���,naa sssas�
'�.��fi'� i�1 ��,i "�� ('j�•
� �,.�� �� ts� _,. Y:: '_ � a...�,.i
,,,,�*y l,`� , ; si? �''
.. . r;. .?1:,..._M.�
1 �
�
^ � �'
� � �3i� „7� 1 vi
� �
y � I � i,
.�°. �•. �P r .�� w �tiJ i� ���
C7 � .4 % ' <ry�,.;'
n� +t`:
'.^.:°::. ., r . t"� � t S s,�,,,�Fk,L'�,� �c_.., x,� .,� �i' ..'��- 7 - ^;c f�-r x� l�'.
o� Q •
°i .�..;.-:.°•. �
�� �:..:...^:'�
.:,�::.,-;:��:.�:.-�. .. ;WA�Y
�_ .•-.� .�-..: < .�: '
y ,:::.:_. .
��, r7t �. r. u�>�t7'�SSCZm�E`"a�r�4 ."' .- L�.`.r.:�r. '� i..
_� ti �.,,z' :...... ...
� •
}
2'AT
- ::�; .:a:•: � A � BLUD :�W,ESY �" (U',5 f'`�� Vp� 1`2)
�y .���?• .f.t (tl ..�I.. �'��: .i.�l.'v E_.�� b:
.:.:..
r ..'......�;
...: :u:t.i. ..'
��
�y 5::�_ -r�..�Fi.:r un;:'t�-4 'AC'c�k<'� "`3^y.�:r_s`k .�..�''''*�.��+�5..-?t.;"��,�xn.+,.^,�r 'r� �.. i'�c�'y; r,��. i i:
(n I ta:s�.��, �„t7_.-��?2+r�'�.,:,��.�a4..rG:LI:.w�u�,,.s:a..'.,•-''e,,. �i± .y� .� c;F,S� 4r�e;� ;c
� '�•t E.r ��''�. a,�., 'cE .Ju,+��u� �,K! . .'a+S.�,'�'�3i�_.cL�;��ii,,s� +y,�j`',ec
� 0 '��'���x �� � ,,#3� � . �:7: {�:r`' �}�,. � x
���'. t� � �� ry,�..°�3. �
� ��r����-�.}+ � " ,, �°Y��� S t�,x..
�+ctj�*}� � ."65tifj.� '�,�•.�« �,73; . �, � �� �a`�,�-�a�r�.-�.._'t�P +v&� 1
I ��� � �� � ,� � y � ;y � ���� . �� �� _. �, � �,����,
� ��..y�,�,r ,;,,� � ` � ��w,_ � f�� ,F.`�'�� y-0',„+,y.n�1'� �.,i,;���
� $.,�t�?'�'�� �� tt 1.- r T S 1 5 �� I ?�:e��p �a�a ,���+`��.,,��.'�,5��`4�ij�"+�p,+f� . ., �Y'���-+ °� � �iB������'�,,�.�?.
sr � ..� r.� . -��- r .t. e..� � u �`s�v � �! . ! .�LO ntG� �,�1 �'' + 'S�,
s if.c,��.�_ u.., A 3 �B�U� ING$ A J'a �,.' �?j�hf�.�7?�4.p��` .�r�a.x�� � �� ?7�F.�`��R�.3ihk�k�"�.��k �:.
r s� �i S ,�e. � r y, ,;:,;... ,��Y ,,�+a�;,,+����"+�a �r ���y,�n ��'br"���� e y k+i y�, .,e�.,;
i � �,J: r a,� � � ; ��� � �� �. �i�S" A��,t`a���n, 'g'N �&.,�"'u°^;tia� '�asT.t ,a& �� ;
F� � i. �'1 v ,� ta� S�'�.{,�+a.vt� ti .r��i�.an i:.,++r�ir "� �`x t���� .
f I�� s:�,�t•�.k:x � � . r�: a � �r k � �,i�e�x �,,,�,,�! e t � r}ti v�� Fr � ,�'gw y,,�r t
I v � 1t q � J� F V j� (y��x7 �y�xi 1�R{�� y
� �' 'r�. -., �e R� • �.a �'�i�«(�^��A.������J^{� `� � h7w,4M �, �'��� 'P � y%
. �j/�'� I � r '�',': - - • �t�, � � �.i'ys+.,k ����:`�y,�t �A St t`�'�v� y,!'��C'r�.+ �F �tki . �
� a
/ !1 1 ;�� ' s SS �.�. . . �kv3��h������&74�F.,� ���'� �Fj�'�,','����*h�'✓,h�r:yS�k�t�e��Jr.i
l !/ +
t:J f � � `L � `'•F4
,c3,..,� � t @ t �1 y,
_ . . Q i NOrS� . - ��^4 F �.. �,<'- f�'�h4 kt"A°� ���Nx�a Y�ift��;,•, �s��!F��y���^„� ��'�3��-yit'"C"''�l;.
� ;�;.=`:�.." r� :i�.- ,�� (�fa�'.fi t� a�r •:���. t�U�ltt��rv�t, �z Sax:- ��fi�k� r� r. 5: i#�
{:.' , ";.�- 1 ra r_R � �*x .d�.:F! l S �� ��1`5wc��r$� L"wbri;�+k �a: �'�:�,��,r�5� �J� � ��rf S,
' .. ..: . .a. ��a :+r b4a��� "� P �:�b� H'��'���: .Fk-; 1 vl ��T.+i4
_ � I :aP'r-.. � r.,; .,,,n,: �K rt i.J�"a�t�',�",;fi'..�� ��,1-'4��'t� ��vY'�L:, ��`'���?� �o.::�`� °��q�ti„w� Y.f��,�
. /� - P tk :im �.� � 7�}Cai,�d°��d'�"=F�, � 3 cr w �F-r�t �'>' +� �.:;�^�{'..�}�r'� z.��+v i E
. .. ..
........
i.''i �f. / �d �y�J �.r
_ 4
�..t�� � (�� ;�:',;' ' �; p�;a. .e � p`�m ,,,iF--�?„p�.."•„�,A^T�.��� '.-4 8<a''�°;R ..�,'�C•`.5_'��.�F;�."`'T�y�1`Y��+�i.�"�i�..�
....
....•
. ......
.....,�
y y '�.Py� �;� � �'�C 01 I I .:�'"�}Wt��Su.-.'�uCQS� .� t{,�,{�:s-��$f'..Ft tL�,^�N p�
'� I 7 A �� i`�, 'F�. ,"'S� hk"'S.:.
F, F �� .� 7�. �h,
qe 1 ..��k'"
' R�' ,�.'..�'a .l� � x.tJ?
�. �':�'( 1 !.:l'.:: t
- ,.,, - �?S + •+ 'r"�
c
i i ,�M 3c
^�. -! k:
M �i!&. -�ri�
ti �°
'��r
yx c
- ' ..r^ �§ .yr.
l �..
� �
- - x i
�
+�r
`�.
c"�.`'.. _ ':T? ._� ._�. �
I F.':' S
_�_ ,� , A
i �
- I �:.,w'`�..,..
- �::.
o y� I.._. 5.
a
�R: J u
- -�1-, w�µ.�. �%. y..,: z
•Sr:y 'c> , a �k'
� .� - �S. ���
C. �:.
e.
'�: I.
w i. �.. ;:r.
� �F
�
�.,.
%Sr':- �:e»: .;,y^ �`
' 'C
ti i4�
J ..,,�r t .:Y�.
i.
wy-`; �Y .
°}. �. �Z"
,+;:tr � `�I
, .,
.
< '
,j. �s rT ..�.. i' , �' k4�?.. .� z \t•"-� p,��'ai�� Q����ia.st�:�9'.
1', -�J� y�'�e�'i� ��
Y5 � h 7�. t �� .a Cti q ,��� �. 1""�1��.,�:m I � � \ `+Y����3Yi=�rr.,f.t�`'�^i�lrim�&t�+i31,
T .,.�, a rC � r��G��. .�3 �, '�uY,���- Lk�;��,, �� ( i i ��� .� . !. I • � � � __. '" �r*...i
... . I � ��,� .��»:�..� ..� i. . ' ! � i � ` \ �+. 'ti.,:.� w�.
iT' . �,yi�, .. . m�t5"Y� ���.f' � �.:� �...I �
�' k. l .'O I � m �I•:1 i I 1 ! � � . :t
��:ra��„��, ;?,`�',��� .e,f ;�;:� m •. �!..� �}Il e. . ��.mj.I' :1 4 ..I. �S,-�:.L:J....'�t t.L.J:l�Li.L.4C�i._l�l_,I
��Ts,��Y. �" �' �",E;. = r� �� '6',�.'�s ;�.. F .p,.'� .t�� I ,I � ' ' _ , f ��.r,,
}��...,a �n•"�,^'.:'�Z„� .�I�r�'°, ��„`t :� ^3� k.k.,n,�,LeN';. �..��iW N� .`"�x'fia ±'lt�!'f',. .... �i:.t2'. -
' � 5��,.�t £� � x s -.� �;,, C�'. �' e.. 1 :(� ?'V. �
r- � � i_ �t r '��''z, �,�,i �t � r i �r x'r,�� t,��z �+r^s.�+� av �.-
's�a�a�fx.:�`}�'?y I � { _ �'.,n i, ^,,ri'R�, f ��^-.=-�77� ;n�,�t' "'x ry; *1�� 'i� S` ,�^'�';' - i_.:
k.< �;, .�,t''� ?�1���,,-, " c.! $`+�G ';w �r� � # t r �,� �> ��;Et,�#� "+ a:����ry�r ti� ,� i -- - i
'� u"�iro4 0^'d��<W''+�r.,i" ':.`„'n '..� �� � . .
_ . :
.
.�.r.. t.-r-. fryV'�s`•: t '�^ �s- ��.A. .�.1 � � 8?i�1� �'��s�.5����°� '�'���y��y��� '�� --f�. '�
��, �.. *� �;.,'h,�., � w� G.. ' 'r„� � �,`R,��. �Y 2 '��f � � 1�8�t�:��t t i�l-t 3r �w
�, _,� ;I _.* ,l k �� `��
!C-L. �'{� �'"-';.'�12w'�?F �' .-i -� �. '�.Y� :,•�'ps�Sk P3�.� ;f��>ti� aJ �°y4'�i��i x'"�3� s�'�t,,,,t�"^"�t�.. � .�ti
as'`"� ��� s s T ,�,,y,, ,:���,; .�q �[ T�t � 1 �f �.� ,a .r;��+,��, �,�� ;St o$ s� ql - �,
.i��t u i�� � r .r �M:,: :.:�;,, r., t '�v; 'e � IrG•;I f� t -�::�-�e.�ca� .r�`i*�� �r .Sf..., ti*3, � f - .. �
���«'� '�'�s�� �:a: :� � ,,,:° y�', w f%-r��'�,''�'�p'� '����i_ ��;� ,�ac �� ��,�+"��'a���";.'��'»��'.� r, 6� ^c
<:
.,-
x _1 ) 1� +x �
t ? ��.:p _ ���� -,°,� V '3�*L d�T�.�"' � �, �T S. y �4 ,,� -�:�� �
F 1:Y �r � ,�i. �aw { 1lE' /k I� I.. g�+y.MTlt'��.-�"�i�.y51��. � ...I�r �,r 1 T.� I .�
� .�,�{ � ,�;r'v+ae:.� ?� R�� �. �::z „a� �. vr .�> ��,, ' �:I�. I,.� ) .��'t'� t�`,"�. ��.°T`� W.x��:�'�I�.t�,,{,,,�-r��: f' ��"�- 4�.
�� y�'i '��t'k���,r '�y;: Y -.,Fx ��`�-�y± '���, ����:1�•1 I I��. ��I,{^.i.���,��TT,L'�.� s-i�y�;,��''�i P_,��,*9�:�� . ...,�-�
.1 t;;� � a i��'�+'q`s�...'.e� ��,`�t yi �:� � rt¢ � �:�Gae��3�,'����pl�:,,+ ��,� `�� n:...8/:9 � y t`^ �` .�'l:i?i n. :ky��,.!+�k tsy'*'�b. _ .�;� �'
k'f�*"`i. �f� k�t;YN�1.�+`'.!,� "> /a1� .1 ��}..w � � '�ei�'iiTy�._�1:v S,f:��. ..:y ( �.!F'� µ{l�.'S.\L� 1���'}�,+r���i-�Yf^1�Y:3�'�ff�'Y'Y��� � '� ...�t �}��y.•
�kt��'' y:. `:'yt-.ar x" ',n� > -.1� '��?�'g �u,"���: �Y'^ �' i T:'� •.;� �t.a. �` �`'t4',"'ih� �A..,�.-,-�, �� ��;,�aNr���� ,a� _��.� �.:' 70.
� it;:a r�,�'.d"� �E'�.��: I S x �., ,,po,:lr ��,'.PF,Ya°.'.�d ��U'a�"k °.�r���t�.+ .f'�,i =I� :�`.zs'� � r, �'�'�'"��.:�a'�`"`�e y�+`"�P ���} . ' �
�y�;: kh�� r_,.d��: f x �'� - i.,''y f�r�,,r�� ��� _i�.�.9�a' '.^',a�:�s �`� �Y&�r�} ,�."�;.r����r't�',,,',e� .�' .��,
• ._ ,
� ,
. �,. •: ;
� ,�k� �r �-.g �"�- ; �` `,'. ' � �e��: k �V +.. 3'-i-b�;i '-ii �,,�..,� f°S;�ta,�v v''�=�'O � �'�;� �,-, ��
��.�s��� .i�{�#; p?'Fe 1'�'�,- .a; �„ ;1 a'fl«�70f0`J � ; '�e ,`„�4yJ�..�a��-�,7�Uk�c�.�'^t.��..�w�4, ±.'a°a ;� �1�'rw '
� ,� �'� ,
{� I°
a,k.rr'�zb �;�w �- yr'� , "'":i „i r::n' F �dl ..g��..� � r,�.i1 t�.b4�a�v ,r ,;j�`° : �.
a: �,;�`-:t�y�.� I + z� �.*� �� _ �ui,�'�s��F� f n,. �`s.i�� �'�c, u� ,�'_. + ;�*,,... ;�1�� �.'c+'`�� � � �� �.�.��`�'�
�Y '
i �.I {�. P F,�.• -t..
��`� ..
�".!i� .,�.;�;..t a,., �$t 1=�i .. ...'^ , ,'-._.._ ,- __: <m,:,�-�.�� ,,'�� �r ��u-tas,� �+}c.���y �H?�,�- ,.:�,�:n ;s�
5„�Y.�! ,, ��.n,. :].o,.., ...r�4 .- ..,:.,. ,z:i:7.,^:-:, �`. 4Y'y,r ..,F,'�� �3`"�.,�;}t.�n�il �r �N'x,�. _ .,,�� :m� .,,3
���� ���e�;�ver��. ..� ,N < �z< ,... '; : �._�.i.. :;rm�'...�^�s: '�� :r'J:a��` va ib �7�,a,?��,�a�t'r'x���' � '§�'s. { ',W�'�:
..�i, � f . /!� . ..' :� .. ...,�j�a� nti �N .� F � ':I�T }'�Z�`Y � G '� �K l '�1 ,H4� � � � 1�
��c� } ..+'� ��.,a.. <V. � �,: ;..,,, � ' ' � h�t�n u 5t r`. t't d`1:�1x��✓G, 'a`�?>i�V�.�.E��,,���,�'��m4 :�f��t�t ���'s I;' i�.' ai,* �
a h.. .r;. �:: y ,3' � ! { �< .ti�� �s �.�t��r �r� �.,�� :t'� - ��� �:°.n
'�+�" �t� �s�.� � - r .r, ii . Y.�.. ���rIt� '� r' ,l"a � a� � �� �i,r P - � ,'tW}
h..�F�'as�' �?.t !` » ( 4. S � °" - ��fu'1�� .1 r �> °�� .ROX 9 �m���'�^�` �iy kS°��y��`� -�� '��`.r �� .
;a 1
y���37'�'.� %„- �g y� Y� ����' � �ri, "' "a's� �f 'fe,Ci -,. � h'�53 Qk��, �yt�`c.,, � .�a�"�1,� .�a�ir• ��� ,{M�'
� '4"A�.�" y ���,`y�'��X15 �'�;c�`^�y. i�,�� I�",
��'g���ti�W�r��.T .I 3,� , \ �=`,�.ar;�'��,� '�+c1 �1� i� _ �° �,;., �°�. w�71�•"�aQ�(n� ,c� o�:. � _ ' �'�a�i��;,, G�;
� ~ ,f .. j � l .�,�t��'v �� 'S�" � �� �l ..�' .�� - �: ���% � �'.�*r��
w �kT�il�'7 ��` .�i x �'-9=-� �'�7.'?!-9i- �' 'h n� �:•I c"�e .�,'zt•',y�{�y: �,CG1�.('� I,�� ��,y,, ��r� - - - '�'k"~ p''
��a`� s Nxik� ; ��a :�,� "s�� :� i�'` =� I> �-�.�:N'�,+�a�jLj�Lf311+�.y•, a1K� ,51,'�ry j' �� �" � ��-�
, , --- �
��;i^�'"� tS'� f .��z. � .�vt � z ��: �a .� x,d� i`�'-'* �; -��� $� .`k.y. �,e r�+,� ,
� �_�,�a':ar�' t.� . � "t � " �w � sf'T�.3 'i I �., ( � �.. �;
> ?s :A •r � ` �r �'� �.R�`�4�+��'$"� �N^ *!�w ".Lr .y�y n�.
�:a [a�+. ;s �'�. r '' ' �y� � o ..�+�'` # .r''� 1 �^i II '-I`t �''�" yt�'.,.�`.?a ��� �'� r e �'� 1 -'"fl:� �,� �"}�n �
-�-s�$� af�,�., 4 r n-� {I �^• �.�h�,�#�_ ;fl . 1 ��.q.,���..�� c��,,,°,"-�5�,�.�a.'S �,i,e .�.. �r.1G_. �'-x
1;:,��.��4 'lt+��"- °_ ���� .;,:f � ' 'I'; . �.`� - ,�"'�t .�.k���,,�-°x". . s��`'j'�.:1,..-:.� . ,`... ` k���=n.,.'kh�'+nh�O.:�'`�`3?-,03,�"i��"'�.�>;��t� _ My� �r:'�.,i,ye
,�a�fi��.,,fi�,zt,e,���,.n I �1�¢.� y h .f.�1 �� �k�; S-. . 4,r ..r.�:%i�i .� '`�x'-�,�f;:,,,.t^4'. <".'l�F��,.f ,, � �^"�eW�'� 51��.� .',,,M`�.x�
it7 ' xtG`.:.;1..0;.�,hS:: �m t5 a'�+- iP<Na-f� ,-.�,.� €?xx���y..,,,,1'b�Dl rr.�Li f r:�� 1 '�t, n.:.�, .r�Y., ��y ��.���,'?�'7r"^' - - ��:i�Y �t.,,cS. �;.
:�''�� -:v,�a �1�i��,<- ' 3x '+ � �-so:C"�..�,` §a ��'.,�. 1. a: �`` `��j '+p ��,;�..�.�(['�;� .�s .x�','{'4� „���K..tixr�id'A ��'y,.•4�.•,
' .' �i� � p
.,.;;�; �. , M �_ .... I 1 -
wa� ,1"Y�:�< -N �i �"1�,. :�§;Y,". _ �r� �t�;�si'�SC. I F� •'I. ti���-�C�r'�'��'�S�F--�r�,"�Y,�r,6 ,,�,c.i�Y�"r �iX�'«�,.��'„.-+!'
z y;�z ,��f�: i� a r^ ;i. (tra _ � t �,.;;r� - ��...,� a 0�s i ?� �. s ,?�i'�k��" +
:� � d z �`r-� � 'C t;.�t� ��'.� 1�s a� �i�,t+,Ck.�",'��cr 4i� t:p' j. "+:� �.�+� °� t.�'
.�+ '�'i�"�_�'.kp1� o c� 7,`�V.�. `�. .:n lr � � �;�,`ti.-'�^i�t+°� .{;�..'`v 0-`- M -g y� u15 � ��!
�,�,,. _�x,a I � xaa n�.: ��7, z _:;�:•'i'��i � ��s -�i�a /�;..�;jF� �;�" ;�?,ti�3, ,, ti•,
�i �.� ��� 4 f�.Yt�`� �"�i- '*ir' �T�' •I�.: >P�y�v`��,:,�'S�:l,'`.S^�::V�°�` 3v,Si .f �'" .. H�'�� p�,� -Y{.
9
,,�`�����y�,�+a a',���,,fi � ;1 1�'�"r �;;� �� W in e i ��.af� �''���,o .a CA Ci���+` �;.! �` - ����`�,��� �r��� ��
'P. e.#'}, �.-��..s �J�'t+�a� ,o :..f._:_ .�ty,.r` ��`r�i �� n.�Y.: .-1'," YY' .x• �..
d iA���r�.��.. +� �`.� �A.�.._��� �':'Y�'D ��" ..� . .� ��o ., i� k��� 'l,Gi:.�.'t' Jm�i � ��d�K�.d�. :�."- k'U��...�, Y� {�.
� �.�r�>��'�`��;:h �y -s�' ��,a _ �' A(�'. :�f[.�.�'� I �m a::::c��`z"`¢�...'�."y^A4: x,�"Fw`� hlr. ,,, 'f`. :r.<,` ;n8,., te.
.'V�c. �rr�,"a1t. ��:. �SJ^ �,F�,�+t..-. _�;S.r..:{.jG -,�5 _r_. L:�:��;•i. .i�. `� :'4''�. ,rc�"`�' �at�r;r r`#'?.:�X�y� .�LY-..�. -_ - p,c..�y t; �}��.�;",.�
.a r� } s+'u�^. I ' �,rs• �Y� 3�1 5z,,7.y„�S,- � :I� t �r :+. .� r� t..�� t 'iq.`
,� . _ _ :.. ° �'�
.� ti��-a�k�§�'�� '} ..,,g'�.; •.z, �?_ ',,"'� ;� �I .�,,�,�4.-_-e� t''?. .�i F;,�`�.�"���y@"� ,�x Q., �`° �,.:oy �Ft�t'`;.ri, t:,.
r ,
�
..�+:.. I f � a .�., t
..a.. Z ,�E':.' . .. .
.,��9 S .. '.1 � �, ��,A�xa`+�, 8..� c.t=�.:! 1. rr�S .f�'T,`{,f�, 'n�..d`���4�'!U�.�3��,�_+y, -�. ' _ s, .�.���+ri%}
.
' a.�;i.h �:��' ".t .'.; _ �"'�'?,F,�1i�`7L�, � I�p, }y.��r-�?�tts 5.'�,X�'��6� �`i', x �' � L�..., �a'�`e
l�y..�,�1',°�y^ - ��+` � ('�.�y .415�'h���t��•" .�.' m';1:_4' �-•' �..'y� �y�:.�.
�.f .� !h``V..'n.k' �<'6��. `� �'1; :w„-,�+�. +f"`?le +r b .'�v'.,�.i"8�,. .�f°:�r,,� -�.«`�.. �a-.ai':
���4 ,� @. ir. i:� �:�, �v`aJC'.t! r'�'Q. � � ''t"`'TS' v.�'"� ab a�� i� �. �' _L _ .K� •.Wi`� d �'L
���'A� ^$> I Y�. t° �'� ( ';C �+. �, . q:
'� ' yu� �� a� � 1.:� I '�,.��..�,.srs� ai k``��'�"�'��^��7'����� L._ �F y�yt � F`
d�yv, 4 Z' M �. _ ' �i., k���' r^� ry '�LYF,'Yo-+;,� .a.,i� r'wr+KR�ry:, 1 �:� 'T-.. � rr�'�,i
; .
�Y � 1...i 1. } � . f . �{.: ��r__t a'.. a �* ',�'t � ..d"i.:'" ��?�"M"'^,r� :�` _�` �� '� L�''�l
�t,.� � , •�'�i.k.. W; �h� �' - � ,�,� �.��,C� E �OS.Z; t�" ��`�'�`�,k$�,.�p���c� R,� ,,�Ri�,..�,� , L.z a� ;;S?< -
IR�"itY e3K `,.t.. ��k �>i S �'>m� _ � c r�+��� �4i���i���'��iy .!'',r���°it.+, 1�. �I;^"S���4?�°;���,Y Y..s,. �+a�. ��`*"�„�1�.f,'�� � � �rMi.'zz� �:�,+;� ;:�'.
d�s., y"�.,�..•• � -� t� �-x C�� •,�"��� �,�`d, �'"',;��,�.,. `�z.r �..:� :.��, �3?� a�'>:ro,. ,} �ca'�.>l,.��m '�'�'�� ;tt�3 yc��s: ' ,Z. ..pF�, ;
�4��.� !9,"'3 �,�1 � r i � `Wi ;s � � �. '�r.'��.��i.�: ' QC' r�;-
.�. �m'� ,.°i�' E�7 �t ,R t.��`�t�, � >"�,, :� F�7 v�i ,d� k h -`y'h� � �.j��,', �. 'c:s�^;ki.ry h:� ,r,;i`��.. G �, �f
'M� r.j rl�, �j.1i ,.rr�. I�s �4��. '�- r�. ���+..�, -'��� ti;`i5: '2� �.yr,:,w.� cP3�,r
.,"� a. '";`I.c .Z.. .,L.,� :_f, �:i�=':; ;I�. p.-. .'Fr" y,��,, ..�i�.7'�'�,. :�.«'�� i
��,+f�:. =-:, �a� .-�Y"r'Sh� x�' ;.fsit�:.:: k '�t �+-«�t�.- :.�..,�i. .,��F:��.rG� f.�lt� t, 9h`,�'!;�'�y..`��iZ,-:,.;i.n� i;:,"'
�� .(� ..c7 �v ,��� - �`i�•'s`i�y� , '�u�".'��;x ��:�� ,rx4? ,.,r�bv� !�`t��,.,.�,�, (..�h
'(5. I ��r- T". 'J: °wl;. .."4u.�:���.� �ia" SS'.?�/! CV.�f'��.. .�, �..}R7".... ;'{7S= !{�.4�;. 1:{.'�G.:� y.
�*i,'� �.�/ � h i�d,� J. 1"!.J i �3 _ � • � +p�'�; Y..� .�
I � � � �'� ,� p.� 5
1 ,���:�r. -.S'.s:> �t t, '� �1a^-.,
_ .,y.. . .. � -«."d ';�i,��r'� �in `�'�`y�S,.'*, !(•:•3''l: ..l'•� � �l,-: I � �;:�����3� l�,5i.�,c r�;Y���..���. 4 �k�'.�.y. � no� Ti--::T:'�' �.k.
. ,.. ..�: ...'
.. ..,
-t �� 4 r.. i..` s r� a � �` � - ���. � `
f :�- �t t�d�i�,��l�i P�ve` ,��R' - ;L'� ti_.i�_�, r ,�a`{��x`Y �,�,aa;.y.�-a�;�. ;ti+Tt vi c�?.y�;. 2,s-r�4' � 1 a.. � -
; - . .
i I ..�..D. '�'.�,, .� :r'.,.♦"ti'w' �M� - fc .I�4''.� rz' (�J..�r...;�'3� �.��i.: 4 �N� .:..:�• y:kNZ?-Y �1��� .�'.+'7u.?�Y'" `��;�r.� ��.
a' � �;v`,:, h .p .;p.,, �^�" , �•z',+NS�r r�:��. I`:. ,� � 'K'� �� -.Sw '�a.'a�. ,;.;� -� �,� v.;Mw �'�3.>�;.
;' , �
. , �`'. .'' `..�, : �.. .,� ��'�
' � �.��x:�.� .. . �,.. '� ,,,�:7cr ' '"{?^. �^r�a..���"�+''�:.�a.31.,��'. .'. �-�' �+x _F'.,'`4:.'��t'$+�A,"c�y.�� .:S�yi •,.'�i�_tP S�v;o'«A�r���� d�:i�..r. .6,.....a�� ��i
.�.•:=.
�I .�y,. N e�.. 21C� �,,:"Y�-�Y"C�°,�"h,� ��' I ',�y`�q� eS,�`'ir�-�s7��zt�h��x�r •y��.,, -t r _ .'fKr�6 .x.r", a� �>�� � �,�;. �+:.
�4 � � ' :O. si '+'.y, '`D. �, �.y�k����i�� iig I ��9���:�^ �}��r,:�''��;. �Y��..��`¢i'A.,"S_^t.., �4� "a�.�A. tNN'.:'� f,4' .
��,'�r I � tott _ �' I ^i�r�'.�,I�t�"�� ��' ��,�.srr;?� 4�' i�� �'^ �` .4�i.� , .�>1 (�
� .i '
, y ,r: �•� k
� s..., . � ��. � Si�,�� i�l� � ��, � ���q �_..� �'� +t 7�� �+�ca.�,r�r$5� e.�� y..�r �r d: � 4'i�
. _.
: y �
.�11 ..,�a;' � ,s��°'`�tTY �°'�-�`` '�"QO '�•,,��� �°'��4 + ' `�"w'i. ��F�`��" y,r�t ;� � "•;�. tt K;.
�: � 3 ��.��' +n.N�`` k ,4�,atsl"{f" ��..p^� t �t E y i' uf.
'e�..Q,., z M R� p �+' :�i'$1".i�`u�' .Y�.��s'F�il�.k�`: _ t�"��� a�. r�yq
:i . �. +I jf r M1 .� �,.r �,�.. ;,x.� 'S•.r a� �+ r z� � r `�; .� a'` o �.?�
.y� � 4 � 1 I�: `a i t N' . r� � .fr'�+�c��i:.�"w'l'J3v"�iE'sbt '� � �'�"' $e.
I ' S� h� � + 3� N'�' � s^r�: `- � .�°i I ,.
7diaM ..fs;':{' � u h � �. �: I �� r�';��^i,`S�,� �,.b"�fit ��'"_vS� �' � .�1 afi ��: S`� .f S �'
� _ ..
I. ''c .;�i.. 'i.f;. t �C y, Cc�.}'!v N� TdYU''S ' 'l 1� 4 }t-t'
�;,
-, �� :.. ;..
�. . e. :.:.., . . .
Y . ti '$ .`I; g t_; i :.� i ( y- '''i�$`y����Ly�n� "��.���j!v.. `�, �1b� m�� r-�`�`y ._t`
�,�'l. z ,20 XBUIlD1 �K ?"' +. .I,4 F � :i j � h�_ s,h` ��q, ;, ,r_^a �rr, E� ,,; ,-t, .+ _,�
I - f. r: �u �.`�+.. :.q'r' F_;. r� ^X�:�+� t:"�,l., ,.a2U 8f71'�DNlGF' �����:"("y�''� �J k .St � x, ��i� ,:�
_'1:` �F�. i'9 i�iz:, .� . �,, g�eri, x.. ,wr;t,� e,��?�r�.��S:;,r, T�l.��, „y. i�h S"s i'��' ���,� ''.-.fi� rk.
+�`_ �:' _ ! ta� .� +� - �.;�.��.e�'c.��a;:, �E ii=y%i'�M�,`;�v_,,'!i�ae.�'��"m,e txt� �.�.,,�.hF`, � .f t`„7;� � q;"t i
�i v�v�m-m� � �� � -, ��& ..,�� '� u �yy� �r v'� �,, ��rb`'��"�'�rx}.`, : �' �� att.�, �� �a �:,
• . -, .
;
�1 7� r :
C F�1,�09 O��b 'l . ' �-�. �. r �:° i`�' � � � aP3 �- �9. �q " �y .. � . � �t S�t �.F �y� ,.
�
_�9i bn$�<�� Ill � , �"�r'��. �`�w M a�'*�rl�s^�` y ��s � k��r �,'r .3' �t' �;_
� �Ti O 4 �^ ��.. . u r � :H,xf �-c��.i+� 3rV;�.�;n ��s,:f-:�v�-.+°k:,.;. A�„����{� �r.,. }�v fi ., � .... � . �.. .� ta �- s* "�"��� �
O O O > 'N '��'-?4-;2h-rt'J...�:l 3 r P� �,TT �v?w'� f "'f.� �T �''�'Y�{+��Q�'�3e�"44��a ....�p'�n� . � '� .?� t
� �v v�� �b�. :-4 r ,�,t�.m-a^m�.°,�'�,.ah"`.� q�v.,� .1�„r V.B�aY d�LO�.A "v'`s e�jsr"t'.y�� -.�,�c.�r� w�7�Y��.i `�' :Y �.:ql �..`.
��}�>���� �" g D?, �..i . .,,._ i ���� c�,�zu�1'�y.�.r?,`�.ah;;,i�3 _x�i..�=�;��a„g;�"��,I��.?�''�+: k,�-;s^ �S�,��.�a,��ss��ti^�`'�����z�p� �� � �� t�t;
�c x . � �: �T ; .. ^ �+ �� . . � �,.
7c�� ,r�x Z� a � .., ;.:5'.'�P c..k�: � - .�R - aan..�u�.sr. .c75', ���'��h''r�'d T�,,r�i � �ry��=
. �W : ...
z Gl y G7 ., �, �.. . ..
4S b G7 G1 . .>� . � ..-: ::c: � '<;+ �, ,� . . ., a �x _ �' �'��'�4� i } .y �
j � ` '�)�
'�'- r:� ..`..N i ;.:f 4 � 1 i` ) i : 1 1 ., S �t' �`.. �YtS�� � i 1 �
Y �
k W � tr.-
��� �, � � �' �� � , �"f � z�[� �i' � �.��,1�'��T l,f;l T� � �� ,, ��
m �n 2o BUII.AI TBACK � � a s�''� ctk
� N ; �6S �!: , s ; . it.4� ci �P,.,S ��'; ,�� 1 1 �
z ��yu?N s�,• i R 4 ..:tI;Cl �(i r:;�^ '� i , +' � �;rv. � ��' a..�i K� �'..'�"°� �r° ,�;. �.
�j,N�����ZK� q�. ,.y �� ����1� �J}�ik.:I R u '� �. R �k ,u:x r t�:;'. + '� j� ' s r : �I4 ++' �,w��,3°'� x: J �-
0� f/t y !/1.ra . '� x . e h� E A' y y �'L fi
��a D D a T-�'n r m ..:� �, ,' •:. .a , ° is ,j. '� t-f�','!- ti
.i �
�����,Nyg��� ,:;. s �oae'. ' � «, . °��, 'e' r�_ ��
�t� �`�y 1 y .x__ �.e4 ::.�, - � ��p}4�`�x�� ' rfn >s.
7' n ' ,3 ? U:. .�,�h,� g � ; � � � _ , k'�+��„�f: �c ,.� .,:
�w :r ;��l�� �.Y #!' d' r, .r., ��+� �r � ',»3"+ `y� �r
A � .�ti �"�s 1:. V: w t �d n 5�"�' >�'�k5, ,�t '� � ` .+ ,;.
�` ° 8 �� 'R ° �'�3,�. '� ��; ' d �
�. , t z, �s f�ut f� ,;,"&e a -+��'`� :.
, (� °W a�`'�o�'7��r -�:. �,R, ��5, �� d3'" ` �� �a�:.���r++.+.����+•zu4� 2�a-.��. �.5�h'."' � 1:54'.. ;3:�isn:-;;^ �'
� �9f�y l/1 N y N s �� ��'. �� 'ti 1�� ,��r,F4. �w ��.
(n � , m- �'.,�. :� w �° ,,� 'Yxac x"^A4 fk,�.:�ia�` ,'�„°'�.. ��,�@ivT? �>,�,t '•r���'"'
C R 5�~D D S�T m `� �• �.,_,_ir:�"a�,.- '�:���`'�"i�a�"�'=�;�.�,�f,`;.,:a,.,.�' ��',r��;: ,�r k�,..a� ,�. 11 ,�,.;,..
, y F _-- t:, � �.� :" �Y ' ��a�. � �r� � w t,:�'�
'"tf ti�m�n a,��o N ..._� 6:-. '�;����11� �,.s�i<�� ���g�4��";F�,��r���,�:��,�� ���` - �;
-�; � ' "`� �`
,. p�
�a D g �czi a ���;,ri�'��i.�°'eCGf' �y , o; a �'.�fr��ns'���'�i . wv'�''" ?,i�v'k��+���,�".3`°�"'? �
... q
�:
,... �-_n .r,; � d',' . �e Y waa, ��'C� > � x.�:� .r �m� r
' " ti N , ��'d•�{4!"� l7 . . ,. �� � '35.:1 P
w �x: � L�, a o�ti F �Y.�� m{�+�'ra�,�^� .��.�l'� �:Y�T';�'�1"x ( .1'''f �ti2 ..t5 f � es.e'� .. ..
��'',BW+�e� '4II r�`•' -.h n' ��$���w� y'� ...» ,.`+7��#'�k-..i�.��7'�aG'-''.t_=.:t6? � . . � � . �di�._•�7b��u�-.� s,.�Y:�•� ��
a ni�n a o � x .!I'+ �av�kti 3 r �d ? ,�' `_K a ""' � -
ti L�y y y y T T�j ' a �.: 2�0'� i� �1s*�-�,cuN'�q��a �"j �.r , �C2,'Lir�_ . `_ .L' ,� .-G.i.. ....-.;�,
8 S b D>r D'��.f � ::Ip, �,. .ti�"� '3' .?���l � 'a� 1 i ! : i : � i : : i,ry. , i i t � � � ;
v O F�!' �O O .9S '.�'f� .. � �� h SA��,y�,C�"� �Y'��16��..'� ��.: p ./.�i j > ( `. 1 � i � I . ! F.�i i I ( i 1 �.i � � �I � 1 1 N �
!!1 N���S '�a. e.. .., irr�.� �5��.�.�l.e����� ` o� .0.'�t.:i_�...�i"'i._;_.i_'"i..�,.:.;.„t'}�i_t_i-;-i�-!-.j��•�' � '
...-` ,.` „ �- � "cF r _ _ � L i I S t f ! � � I i I I'f.i t � I ). 1 I I I".1 -�';•� ��
:... , . ,
. . �
�
� f� , ,` i i�,, i � �.I i i i t �
; �� s� ..�•. �l t�.s
$ �� '
t t i r' �.
� •� i
�?-.. � ,,.g�r.� �;:;..,,r ., . ....,-
• •.�. � ��� .e .r�, s`�..N �� .< .;:..�.: -
VV ..�_ a.�r ..' u7� - - }�
N � M`
n � � u
(�1 .%;-�:r"` -
N �(}� _ -� '`+. �n'*'_. � � ,��a '(4`.A+S � .t w Y.._'14 i'1 S�a-( F .i�'•. f: :��� �
°m a ^`a'' s,. .•.;�' �'.a., (NG�� l� '£ .,J�1- 3.,r�r..-.c.� U g..,` 1.
Q y y T ,�i � ae� '� i�' x
�j 1 • � : ti• y �' .
2$ r W y�m '_ �� " �1 � ..
��N `� 3 � 4'�
(!/ . '..'J . ~ - .
.. ¢ �� W' �, ,.," ���'4,� � a�' .� " �„ fi���' R r �xsv.�� a�� �` y� i�
� :
`. �- Q�j'.i.�' ?b fi'" ." �. `�' ��.,, �G
� �. v� �?• .�.:�„�.�. ,� � .a� �,,..���: .
� � � � �� a�r�.E
Sn N V O
i� n
� N T�
� V � O�
� � -� � �D
�
• � N O�T� !7 � � �?�
• "� ID
� � �} '� :.' � �; 'F� ��
�i, N N�N �s'^ t"rf3 4 L:9 �� j � +� .
k T T� ' .t i J��� �J s l� u,� .�5. r�
�' t7� r�
� f--f�.f s � � � �F `i3 "n�,j �
t.� . • �"`�r�F� �.^.�7.�� ��'� � .
�'�` ' �$;> .: r
��v
� t
i�l��Y
� �:��~, �� .
..
O �y:: .I'st� i'a 'a g p k � x�
Z T ��; ��. ' I ] 1 l �I � ;� '� ,�L`:'' ��.� �"� �.Y� � � 4°i� ... � �?" id�
� `,, F� Y .7, ..�„ i �,` F j��.
��t ,�� i� h ,! `�'�4' �, j�y'�a N�'��s ,3.4 ��f?a . � ,
� . � .y:�, r� �`.
� �� �' 4'`' � �� ��;1 - ��+�'� ���u, � :9�� , � `'"' d
� �� � I� 1 . 1 F�� S�` ��II � .py_ s"� ii1�c'�A� � �>,, ..�1'4u'�FC �i b�� ..w �F�� ��"'p ,.
d�.�, �� ���F 6�t � � ,.�� ;�cyn�y, ;;�,�'��r ry r.�y #�s ^�'
,,��,,�� [ i } A � �' ..:1.�) �' � �^Alj � , 5�}k.�F•. W�� yf�' f
� ��?� �' � S F 5 ,i l� j '�'� 4li a4� y}�`�a�+�" x� ' .� a .�'� y
�y�, � �g :,c
4. .r.� �•� � r x.�- '�"X�N. � � q} �.d
� �`; :^ �` � �� � � n� ;w"� � ; �.a� I�;r�- ���s- ` �::�,� �:�t,�,r���° ,��y .�' ��� ,�x
� ,l `I`7{ `� ?�"-. ��• � � , ;,�'- /•.;:,. �.' �d�' �'� rv�"y�n��
C �9 't •� I i � "}alA[1\��� 1 � Y�• � h� � � ���zp
� �'�...+� t, . , � ���`�"�` °��`.t.=.«.... -�. �, �� � 1 �y� . .'� �1� ,.p' ��h� Y�1�
�., ; � ` ; .� r , � �3;��,� ��� ��� ����, � �
, _ , ,
� S ,�r. �,,�r.•y �� !.• ��-.�j i .i' Pi �"' ^. - �4 �:�;;� �l� wi 5. ,:�(�.a.. �.a" ,�_�� ���., r,�?,r, � ,k �� #�,a
u a
�.. � t '` T ' � � ��� .�� !�.� � .� ��� i
� : :�` �` � la e� � ��♦ �'�„ �„� -rr`,°"X'.� i. ��3� '�1`�'� � .. �4
�� � �� � At� � ��
� � � �a}+ �1 � � x•,�� y `� a} �'� �,'
��` .�: „\'� � � h. �- ; ... � `�'� .` � �t� � 3i�r`'t�"P�;�tc�'i^� v �r>.
� }� 1�� '� fp. 1 i t w. �"�° � �' $ 3�� �,
� ; L��Y ,�, y 7 .r s ti,�.S{ �.r '� r ��.� � a �'w. \ �\ \\O � '��-- _ �,�,��`I�,�` y.- � �
� � 7 '4'1: .:�<��y� ���� " _ � �+�'�i�x"' 'a �SF':�'2v.. `�i ,.a�c.o� ��,��+
Z S ,,l °r A ���. + +1�f -����i1�1�"��.-�°9'��, �k�,��'� �. ''�� �rk�sr�` �r �,�f,ps,,,- � ur�;� �,>
� � . .
'�v � ' ,•�'�ti .; .• � -�r e x �. s�'. ���,, x���y�� "A„ �r t�5�� }<:
'�s� ; , { ,� .. ---.. ; � �, �' � t �
.r� y d t,� � �Y t � Y• F �e^
v � �,� 4 � -�a�y�,'�. ' " "_' ` � ` ��-k> � �{ �� a �4� h�Fy �;��0.
, � i
y';����
�
�� �` t, � d. , `� f i 7 . �'��$�x�� �� r � � �_�. y�� ` �tl�A.'�`xa '�° �
� �� ����" � � � �{4 . i , .5.•. � ' �+�'� �f�ia k� G � e\� i \ �\\\ '''.NU ''�`_��i .. ��� ��R.,31��;
� � ' J �"�S ��, S ! �s S � . m�� a�t�
� k '�� �a��p�v�,t �G ,j 1 ' I j _ :.. �r= �..�" ;'_ �,' �����e�� � � p�4��r4''_!�� ,��,��.����,'�����<�,
,� 1 i � � W � `�� � µ�r,7��� �'ft .R��° Y 1 V�
?� `t:. i 1 il� �' �� � � '�� rF �� \ ..�.�.'`�i .tw F .:y�� �.'�'�.- ��rv°.
� ,,
Z � ��'} n�, ��� , 6� S. i � a '� �a o a�a � a �� a�=�� �` �,`�,,'`�y ���"Me
,�y� �.�, � `(� ..m 3enr a y .tia.r.Y� \ {��ia���'�� � gdDm..`�'t��s(w
� � � �'. -�tl 4 t 'V' Y*' )1. � A t � �}����`� ��, .
7B'} � ;� �4'� t �'9e i F c�.'�k�.uL�sa�':.`�° ro a 6 �",�` '�� "k y x, � .
�`�' ,�x� �' � �'� ^kt ����4���� ��..�.������"i�u°x
�� �'�`�.�� i!���' �'`'1 � v��'t��"�a �� �"rt�r�`���"�,'�r�' ��
�. !t:� � �' �S��e Y�,`•�e� �,�"'y. ,l��Z��p�{ `nAr""i,.
t ��+ ,����'
O ry�w..1� � �l �rmY � k ; 1y' '4
� �`,~ ,, . w ��4e+�S,�,��,.ap� �'� �''T' (a�1,�.'��'� t� 'M
� �4• � ��+ ' ' �k�tl ��. � y .i ..� � �,nf��i�,��i,�� ��� ''���'�����i�'.kh.
;,�
�r od r u��}� .�?�aj�v��'��?��,E �,�y�c� r��i�+��}.�t��^��
,�a.. - ��* ���a'N S �v� ��
� 1 i� �� .,.�,R• r { �" '� ° ,��`"}�$ �'��" �'.��4Y��'��1�:� _
J . � ,�:.� '' +�'��� �� y � r'��y,x' � f,��c., Y�r��,�r �Y�'��y.,� q...,
� r�. 4' 3:�, ti _ � f �;.�F��� ��a�°�.�'���� *
� �. �e „��. .Fr g �:-F. �,� ��',��a� �.�x%c th�,��}� ��,F��'�
�?+� � � � � . � . S� �� a. 4 cRS� ti o ..wr � r`r �i
� ��"`A � 4 e�J�' �. � � ,�,:,� .�. `� 't�� +��� i Y� lS vS��.�U��F�� Fe`5��.�`?
,`+ �n' )�.. (�'� s.`'.� M h' y W M a;
�,� yr $�.. .1 ....:r � fi�'fi." ��y _ "'4, 4 . y� y {�V 3� t , .
r � i � � `�ce+-- 1,��� aF.x ka �� �{,�! �sF��f,�*�'��.� 4ty�e{, a
� } '31 '. � ,�2�'rrj.�°. � '� �g 3i3���} �' r,4� $%�{ �+
�'° 7 �#� 4 ,r iy`s� FY T r�,� � .�r �?��,n�} �i�Ci�:
O ��e Y . . �` F ��;�f `S. ' D"\C J� ' i'� �ri'1' �3 r�'��F F �fyS' � 1 I 4
y� �`s�''g �y.�'+1� .z'We }�.a^ ��� ,..T�""3 �.� Z� trz��,"�, k F �� �»+ �...
�c'P d��� v?����� � � �` �� � .c. x !�?&'� ;� 1!-��xr a Y�x� ��'",�,d A hi �x�'�4�
� a���,a3 �'�+�F��i�ta #� �`,+�m� _ �� �' ,�,"��e�'�� � �',�rt,�y� �� s�a'� ��� Lf�'���
��F�5��:��`'6�.��rnjw;. %f�{� '�.�.J'0w.•.� �.ya�. ' ,,,,.i "� . r� " �, '_.�. �;.:.�i ixr. � p�'�". ",qPoCw,.asstws'e-r��.461II!� �.am�p$�' ,-? �f"�'�1���� .�#L ��r.�F{s� � �!^.'.����;
`�w'T� �'4' n PC�,� c�4`.ri�,n�in�Y�y 4 4 ! N " � � �7 ��;1 �'y,�q�:+�,.,� �} -.l'�" i 5 e lu '+ .:S _
�`�' •"`�Y�"'j.�+"T�.'�`�"��''F'.'
.'K� -w 7ii � �iu�+ ..1 � �i ' p G �'y ati�7�+a 1 � { �,4 +...�� 9. .
n
� p !'�: y,� • �X�� y, i�p`.... .,ey.� . 4 a Y'�� ky�4 f,�?_�iy �SI'k�� fb'4��1' `t � ' . �li�.
'1 p SN �' s �u� �.-X �'S�� I . � � � r'�s a.;;+�'F�mai ^dx�s 7 ry� rr �.�'.m t}.�1' `��:
�";�iT n,. t n� � a Y� �,...t;�,�' ,f� . �t'�1 6'..,: '�hf s h,g �
p �; u, '��''�'' o ' r' � ��y �+ °` �ti �'wy:g�,,s}�+,y�ya��,'h� �F�* y�. ���`y"9 ,
,
� u,
' _ E�h��� ' C.+� 7G . ., . :� r n@i�l.r;�9_'v�' '"Y.v"1 �T��' 1 _,�` � .Ty{ir+t{�`,��r�M`-`"'h j I tt lid �ly ri
��� �� a���w;5 . , '� , r : �r', �i ��' � � ��.'� �I_•: �F �a�r w ,�5, } ��M�����{F � � a�i
�� �y �"� � rL.. ' -r � J.� �'»� � a4h�.+�'�'ri �'�s .� .yl ,i^r.t+, v
���.�iet�",'�in�L�� . F �P' ' k "���;� � � �` � :+„�,� f75�F.�� i'., r�, ��t.�xtl� �'2� !�� �,�
� y,�` , �'� � { �t � i:. � M " �"aftt'7 � �ia �''F¢r�¢���'"�.�'`�' °�'^�" � � tx A�xy�dq�� i..
O �`pyz.�,,� r � - ' E ,.,,, `�y� � � �iy.1'"p 1 '*��, � � �r �i�,a ��+���h.� y�
" '��.'� " �t��si��y �"'..�'} "'t. kt •���'�' � .:13d.'�v^"'.�'i:.��,�..�„t:r.v< " 8'�x:. .�e,,_,'�`�'W'."�^b,�.. 1�� �`i�3r"�.Mi�'''E.��,M r h�.,r�.� �y,wt,y���` � ��
,
... : :� ..<.,.
���' � , t �'�a�"`^�' „` y.,K�,, � �s'-� + ���` �„ �f�s� �?i�`'SY �4- `�;
� v1x '"�� d �, � " � '�' r ��1 ...._ �� J` "'`�a".�"'��'°'b�^��� �zr �`'���, i"}i y' ��+��
!,�,.�s �y'�''; �� c �,c�� . 4*:� � ,-�--_-.,. t ��x ,�,�av<�'Y' �. � �.y���,k �,�.i�,"t'
a ,,�� y;>. A'a�^^ `�,� �a'5,' r�r f�- `°�'r � � i'S N �t;
� � �: ��4`�.- GT3_ _!f :i ��� ��._� �:�s �F?�� �. � �"��'� }� W i F��'� �4 sa�:� .:.
;� � �,,�;, ����,�: t� �� , � a�`�,� �' � �a� � "t� ��,"���,� ���,� �;
k i .'t h �t.. K J L x.'�'�'` e ' d,�, � d.m. "'+ia,� � �� �,FF.y'a""�`�'N� �4,�.� �.:'I}�r� FiJ g '
�,�'�S � �Y. ��� .���r� .�� ,g"�� i,�.'. .8 � r� 4h �i` �u� �'� L�I �''�.� E
� °i�"�`��k�,,A�,r„y":� , " � k 3� �� ii�„" �.:�.� ,�"`",.. �, �`� 2 �.��r � � �t �'��;�`n ��y94r y�i�� ;r�� ia
� a� ��:;" , � '�` ;� � " Ck' •..F � ���...._ �,� ,,,� n, ' �' ,.�.�.+�� ��_��� 1��' �w� ; t�r+I„I ;�
� �'i�r J' t +� � N�Y " . _. _ _._ _ S�.v� - - � � � i�,t��,�����"�,� k l�'�0 5g���y{��'�
(�. r {ry / .m., s� �, �;�,t,'�
Z iY " '�,�!'�. r A.x p��k�1t --;c';�v e�v*.,�"�C R r `�, ��� �rv t ,�5- 4 �.rJ"�{.�� ���
ti '�. d �3i v t' ' � M �- � .� F .� «�'��.vn n � a I
� Q W�'. �. � ���r��.H,t��q �t,�„� 1 '° Sr'4. ���+""""�*/ � , � �+ ?,�:4 y,u� '"�s,7 ��� 1�:� iaw ti i r
'V��, k�t WA`4 .'� ,9EM iF� �"`� 1` i�. 1 I
� r x- �� " �°t'! ��+'�s� p q e,tK: .y� ,iSG k s„�"'S,{3 t�i7 z��e.� � *f y c�M � ea�k t 4 1
'� . ��T��,4 �",� i . ��;��'� � �i 'yt� Fa� �.�.5� 1'7,{�,l�Y,f.��.�� ,��r�?_�n! 1���i�`�C't ':
Q '`E &&4���� '$�+y `�/ ��-�'', • (� � M '� :s'��a,Y_.� � ;.E � �.,$��.�Fk� r a'4���� �Z_,: lrJ�. °S47��1�':. a1':
N "y'F4i�¢¢�;;j ,� �+G'dF�r'�t,��,,�' �F '�k.,•:.'..° •�..-�",'.�� t Y'�:s� �s`2 p� �&�.°�r^�r+r �kj'�<�4'1 4'�` � L 4,.
�����E�.. - .G,t"...�:: i . .t'�' PE �,'nC ,+� .�Y1' -{.
A k�'�-.�k ;�y�� r'�"�-'.�..'-�:?�'g i��«te a��'"���'4 � w.'s� '�.,� 'k �S 1 i ��
� i t'F'�i� '' '1f 'r . � .� -�f.je�6�. h � a,�,,yk.. '.�3 'r' �� �����^ A +r w , ��
rn �r::,. v�'K��'.'+� ` � i � � i � .. ,ti �Xaa?' ��, ��4r31 � �4 �d����n.{�� +��� '`s,�7,�,�.� 2.i .
f e�e L
��� "` �i a S rr ����1�,� �$ E'g,� r
� i s}� `a+;:�;��� � 7 �.� ...,;��"K��'�c^ ��e b�?�,�,&r a-�-F„ u t r �ty,a.�� +H��'a v�`���,� ��'i.
� } .,• ' ` � w �q -� � ��'��ri' � ����µ"r ��M��� „i e
} ��t ' 1 °i� ^���. . �� ����`� sY';� }.: «+.,G�v�F�h' IT
s;' ,",��.�'��.� L� �[��.~4 �`- ��- f�. ..t`�yt, - t�*6�b��� -'��'� 4`m'4� s�,�7,:r,
� +1,��'�f Ml�"-,���,,�ita . � - 's� y�E�e�i��Ot .� �,��� . j w n�.� ai'»c".�� �����r i,�r'; .
�� ��'��� '��°�tf.r.���y,,,�+,�'���, s` i .o � t,'-�r�7'�d �'� �,���� 6�r�aa�y� '��m.'�� .� ,�„x4i' t �
t N . .: .T y. � °`�i -F�.y�'fr f�,t�'�f�.�i :x� �:� 1��^ y:,y� �y�-y K �r
,j� �v, ���, A S�}''�'� cc a". rG,. �e+..�m� h nc.�-~+Rr...:�oc.� � �,n`,�-"F � '� t�'n ��. e�,a� �,^� }y^n s".
wrx„ :.X ���.� J ' 'Y ����, �+ +` a�;�.�y � � �rfi � ..�y',9, � �- ,- �r . .
� ���� � ,;.;, J�' £?�.. .7a «�.Wp-;� �, rk s, .. �� £'�t''�F�' ,.:n��.u��i � wt ..�:. r y 7 . e�� �i
SVS`+,�f.. �" � 'rk3��o-.����� (: -'�7=� y;�ra at� 2� Yt ,jti �r� ;�
�y �' �, �i� � "'� ��'', ` �` �a`�ry�c�' ���. ���a!!�5��.�„ i� ;` ��`j�c� ��`�'r,�„k�,,�r� ,���',aRr, � �i�� �x'f^� s
��� � . � - •.:. -^
- aF4-�i 4 ��p��IY" �r ��' � s,�. ���,x, ,Pw��h �'��,�� t ��� `��„� ��k�'n"� �::
Z
� ° '��; ��5� �"�� 4'��'' . ��� zo�1, i � _ ''.a� ,�tY��i�� f`t�3� ;� ,t wQ.��t
'"r-�` e t'� r
1'.��Lz't a �� �,'�at��� '�� n Rnaw,��t,� �t h�"b �, t' :v ;:
N ���'jC �� �` i�Jz' N n� ���x �, a'f� -'�a +� � K :
` ,"� r �N ���� �.�J'��'�i;��s��4 h,1^��w�`��1�,��fkfi�s'�i �,f�`,.� F n e+.' � � '� ''
��� � � ���"� � � �
� �k �'"�e,- . P r.Cg r�,"Wdy�y,�"'��r,L,MrxtAr# y ��St �'�'� � }�e�r "�'x ; f
� ; ;� � �+ �, ��#��"� �s �� �, �,
.�� k� aw M,..r�k� ��.���x �, 4p.:. r� �,��,� ��,�Nt'iFn JL�!�y+d�5'c.�r� �'sa'�,!-. a i?!7j '�t A - i�' `y��.:
,�,��rvf"
� �"'.� ,.{, d, � � • u� h1,s .{ti., a�Y„�''}z����°� ��n Ms'ry'e! � ...�5 .Ys 5�42 i�s h
�' C�� ;'�,+.i � �n' - ��� R h �4�f b 51 NT.,�'� i i J
� l�'W'Na'pr��. � �'t .t � n � 49 �.�.w.wd �i e'�'wF� � ?f4� r'��,�y��' 3 � .��.� '��.
� 7 d i.� 'le.� . y��' 4`� '� 5' i � � �`5�' JS �' u`�.
,w 4 t,} � -^_�<. p„�: �n �"a.�� c .e... ni.. F � k.
� , , i il ?�.° �`. �, :v�i � `�s54�, �.5� '�#� { y��' R �z r" a^'
r , �.- '�'�'a',r ?°y. r ;.�ry��t pn in�.y:} � A�k � �wi�j 3� � �:..^y'��S l�kFt��. "
��f _5���� � . � _ A �,�R�"t"S,,�c Y. } +"e. -�q l�_.�j� /ea FYF � f` � :
�� �;. ��,���`��'' �,���' �.��a�AD1$��."y`n�'1,�'Y'el�r .��� �R.. j�..�rk ..�,� c�,�.{ a � �.
�, y ,;i. t j.. 6.�� a•�r , ����^5T' .� � �a" htt � +�":'+ � �'� ��
; ? . �� -�I -�+N�r . �t:� �.�w ,� I } F �'�ty��,�h�,k��,� �.��`�� �ta.} '�fp�F�uc . F 1�'.;� }�� �.
_ �y��` n�,.�y..fi' d �x ; '.1��,j' , tl �"d.s�,�{ .-r; � � ���4�4l�y'"63�""''��.q'y�'r�FF;ti�� LkF�v f�.�`�����`.a ��'�� S -.��i � �
i
` e,5. ����; "' �F: +,� :-�' � � ,�r. � �l� w Y.� �� ex�. r' i �. '
L��"4�.,� ,��'ti,4 ^a i�� . �ql f��i ,+� �i '�:' ,�' �.r�._`F�..n �:,f�`, '"f iS!"i „{!�+' r.x -:..3' � J^7 ' "$
� ���'r�� C� r . r . ...... . . ..,.:., z � .t �.� y ,^r`'a v y
� .f��� �7� .��jF t,#4Md, .�RA�Ia A y 3!i�:� ���� ���'�� s�'�.� ��,� ��S:!J_?�r�Y- ?'.�+4u,4����i� �°�+ "fk+r u«� E?�3�,r�,' S .:.srx',d.-�w...
'.,Y �3 �{.�. { T � i ;x� t 1M'! d . k
'"�.�. �t�,„�;aw"*;f �� _ G.s�,� a N'���' # �� �6�A� � y' '� ..�
�mc"' ' � � '1�+�3," ;3 ��a 7t -r t.�'�„�����,y:a;*.53 �'f";�'x ..lz,;, � � �'i'h.i st ,x S k`i� C
� i�'��:5 a. p�,i� �_.p���ry��s,�,+*.� �'� t�� t" ti �� � t � n�.
'�" .� . � "' tl y f x,, w��;�r, I '� # t p� ����_�'N a,I �""^��';,� � �u�fi`fi�.
2 w - r t� '�t`K'`if,�{a�F'-�
��'1%'� � y�, . w r o � l. �.,�H(��x�.xc 3,-�.^c. , �, M. �'
T s�-� �k r � !�� � ��;V� w�c, �.,�:�+�?�g a"^'y� ' '`: F ? °p' rt r
,g._ �i:h.,�. �.�:�. i :t�..- 1 ��7,y�.k�t+s �r4 .��,,;� r �. '�: � �. �
'". �ra�7.�� �.°�� � - � t�F .V i�r�1�✓^�r F4"�fi ��st'aSAy� i�,.4* ?.� ,. t -o�a4�y��,� �,;
: "fi$,r�4� � .� � � ... �� �`��,�,�;f,��t ar-"'��,�, t v y:kit. � ��i��_s�n '�'�s�`a . �:
k
� x� �',f � , i a �� F� � �r�y ��4 w�"'�s� 4,+; 4 � � r
�.e^�'�i.��¢,� ...,: r3�, .��,:. i 4� �� _ r��z,.a��4'la.. 1+'.�qr�YS1�z xu-��5�'�. �a ' ` �5 Lx
-. « ti�.+ �5#` �.,,,�' v'. �f t. �!� "�a�'7��.k �.'� u lick�.1�� ,A Y Y! . �.;z. _.11„� 1'� -�.� 'f t-.
M ��x i�„��W°t 1w �r -�'+k I�- �.� E�`"�#`4Y�fi 1'�c1�5����.b�.�"'c �d e ,u -�'
� ��p � v i �" .���,�'�e����., � '� '��i ..� �� res� °.��' } �y y��fi+�'y.�� ��". -°"„� l`�'��s r.,� s„:
. ,. .�%+�t3�::� .:��o E �It;. �. i ..e:. x i� t �+�`�'�'�'e��� ���'�����:i ;� ,.<- ,...`rt �
. . . .. . ,. ::. _.
, � c:
, .. ._ . - _-.' _. -- - - . . _ .. . ,
. -��.,'� ��*��.,�.�� ;£w'� :<
�
i �� .
C . . . ...�.i�'r.z�asvs��n/�v�`��„
r � ��r- 1 f ``,t:r
CJ , rt ,
z : ,�c :rtY .
��n'k'��{'ry .`k �S Y'
SS�7.�'°'
� ,J"J 'Y .$fP f �.: l:.
r ,�;�s'�';.,.; �� =
ti , -s , ,,.
Z �,�.�q ,.,s,� � _.:
�� � -� ��� �;',
�� � r
Ll ;O � x €.:
A fi� ' fE
m � ,
r
„�{ � � 4+� t S
V.� Y k
� � � �x° {
z "�O "+"��rc'�t.+��4 °-"
� �%>�...Y} ".�/'C�'C F i
y � . � %'� � .� �4 e /./.++1w'S> � y .� " rj-ss �.3^'J4 i
� "" ��`•� t ���� r� °'� l� � I i �i u� ��i7'
.:a C I.� '�' .4,Sr'"„� ..�Y._.1�..,._>='6..a " -
�}`� `�;` � t i�i t i:�
� t'� �T � E.� ��G L?. �
� �f :Y`,.� _.! 4rw^y '��
. . l�:��/�`: � �✓�
1 �
��'���'�
� � ? �A
� ;
�
O
�,��;�� .�,� .�;�,� , trr �k�
(/� . ..�'�d{�,�. -F��... �.y.�.°Jti�4.�^ 5:.�FS �" '�r '� �'�i% " �'��:�'�°'aT�" . 4�—cz.^-r�'�t""�"$' ��
;f�T cc�y-� .:f �. ,.��Uf��� � 'j"'�"�''4'"YiK P �o-.� �r �"�-s v,.,�,�c. _,� Z ��.�"� �-r �'�-F�rv �W
. O ..M.i � ���V..�YSv-^ '3-_',i.±�.. vF.. �P o',�..."� 4 =� 'AS''�'+� �[3:.�4x��T .Le'::r-;�';:��"rf,- ^.',
,
f_'. :
�7 .�-� .I. .�=i �.�LA
-�5
Z :�: M. .:^::��=L� ���: "
��.:r w r, ,-;,:e�'Yn:�.�-�.: - m ��,.� u� i �� ,.:L.�., fi- .!�-55�?k' .e•'fi�;r.r ,�-'���: :';$:`' �
1 c.��i-' - d. ::4..- �,e .w� ..�'.�' ,-r' >� �^T4 ..,,.�
C �S.p ,r'' ,.yS,n F ;�.q%`� .�.r'�,.N' xr', ;j'� O t t "•r�,r_- fL
._�,��:rE'�`� ix y v '#ts.,�,�.. :����.,� � ��c ,,rt a �Ptiri� +-s r+t,��,��:'�-.v.". �''�,..'�5-�;�"r�' .r�,r3 ?�^�,�'' .:i V �:`°"�'e.'„'+
� � ., . :T _ ' '
�uG��3�`.F�.�.'ia„'�.,_•-�,,;,y%i.e1Y.�-K ..yw�
1�v { � �} ���� .�r:i �'�4 ..:� /� £a.Y,s+�'"Y'kc.ar".,., �m . �J � ,'-0
= 3 ��:::a
� ; �''�'�.�. ..r � � .�.,�f:�1��-_.':�' �w 3 '���s--��a��-' '�� ""' ,���.�„�"k,�+ �i,,. ' ve '�,,-,.c. �'�r" �,a'
�w�f�r �,;�'"�'! �' �,z fl'7 '�� � "�'':y:::` � ?;,�5 l
� m : N��'9 �s4v'� �'�aa*d+'� � r �R� +u.s k `�R�S'�� .,"� ,�,y.� _ ,� r ����. iy:,�*'� ��- � ' � �
� a* �tr S` � r�� �'- � � � "�� .$? � � ���-� �i
r i '� :�� .�, 1.fi� �'gs .. , � *� r r rn .:.1 I� �4;, ?F r .awg ; . a
� :' !�}jl fr7a 1�w.�`h�r�1&� . � �i A d.a `p,?����--`r �n� r t9.: ;� -�.� � �c� � �� t s1�F,�`Sr'�y
p,y 'z�3i- tG��r .; �^
� � ' ' �"A�'� ..�� �s.-n� �� �.� � � �� �' N"��kf �.,,a F�. .i ,�+ ��� �i'" �r a �'�ItII�k�"" a� �'�Y
� � ��,� 'Ir i � i�u,3'� ���t r t� � s c..a 2•'. 'S}-��-"�-�'n 'rt� �_ � � r. ry''r �� ��.�*. .:r r "t �'9r ���-.t ������
�}�I�w�� ���� �� O 1: 4? '�5��r�7 R4 yy. � %' „°l� QT «�S �,y�' Fii R+�.2'� �C"�{iU
C O M���� `FS+"fa r� � �� �� �����1 !' ��3�� O � ���1,� �K� �^^�G+J Y1+ � �J,g
Z M�� A :;'�yx�� �t Y,k� ,e'h. � �,n�;.�:Vr..7- ''Ya - r� ���•. 4{�( �'���}x r;e h:W��'!
�:�..'9 Iy `�����' � �,�. � +��,�:�9s: . Z ' � '4 ��r s?-�r K � �M���� C.��N .,
c:-.s I 1 `Y
� ..�„.x 3. ..3� 1.?g a�''•�3 ti.� � Uy� na�7�1��'L,`x ,�� i�� ''�'��li�,�
r� ���:"��a���ih i n � ��'��}�� �`�'�'h;� �`��`IF. "-` #�' t �l,� ,�'`��k<'°��� t� '�� �a �'
� �-� � ��� 4 � ,� �a � � �„ � � �
�� `{ 4.y°�,.°. :���'d' �' g�}�'^-�� � , £'?'� !1�,� 3,,'�i aU-,•x.i�� �'�� �"rk r�.'L-�*��.
:y r'i @�� 3+� � �.., .� � , �a ir�. �� � 1'��� .;.,, J'� tl -k �'�e r � . .
� �u���t. ��^� ,f`�� T a� �,� ����rj� r �.., r*a3 y�"��-,� ��,� �:NN! y�,.r' �'�•z �o i6"' 't.�n�"� �i`� r �,y,yj�5ne
���� {l�EI PF ����?����%��°�k '�''� r A.f v C��t h � �, s ��.,a�`Y-'� � .t���5`�?Jr �'�4#y�..
� p �i .h{a✓l."�n��,r�"d�i",,n{' `,�^:C. '�: � ���. !�i. ���f� e �y,-+��.,'�c ' `� �, �8�p�.� ,.
{ �����.:.�-{��1����-�S'PN.`�'��� � ��y g�' ��� f�F+l� '�'F lb'{ey�r� k '�� �al�:,�^i" a�� � � '":
� •_"� . tttt�i ! � � i ''t^`-�i' p �,i i �.e a3.:� c.; ! y t C � x 4h t�"q o-
.�;1 , p��,�.� . y r e.�vCt�,xTp� : T.��u � �i � �,�� �'". �� �� . P G ,�.e:��"z^..,�v r'.� .� ii�yl` w,-��.'M1+1�y,� �:`
Iti� u �^�.,.-'S S'�'s r r U { !k ��"'� 1 ..k2r a R '� c.
, r�n �����- i .' `� c ?r� ".� � �� ��';f tS �f�r��� r � '�� �,�.e���ti� ,�;
C �D�S u5� , z`", � , 'E�'�,!'��t '�`� ,�'�,�'s�� ' � : �� � ��x � ,� � �",� a y�x 7
".� � }��:: �.- y��.'!c '� fi �U� fi y�a *^�'r:r �,.4.� �' i,r �,4 F..>„ri'x � �, n„� �.� � A"'+�r���.
� �... � X _ .+ �r# � q _ �� � T1,Iµ �t r �,r�i"' �i '`�`i"''� �� � . �,3vxr �i'sf � �r5�',�i '1 4�"..�. A� �,}.
� � �� '' �i�;"Fy'��,� ` .,', .�e �3ai�ir � ���x?'r�,,�v�y2 � �' v t �F���^���S � y5r. �.,���P-}�� ;i ,
� f�"� - �1m*�� r�.. �.'�t:l i' S-3�� �, 'r�l r y � ���. ::,��`P6 w� ~��3��dv yMm�' k �, ,.
'4't ! i� w "� �� � - Fh-�: � t s+R tt�t ��+ '�' �:., .
..�n _ � � .e t �' �.� � I� x�xv d !" �S4 s4 a� � °�`�rP� ,°"r�
.n �9 .d' � 3` r� 7� �' !`a � r '4s'�- y� . s�"i +r P°�-� .�
S:� . �"14"'' ,�.s�„�� � �it.,� �tV ��'�+�� � "� �: � a' rA�r°� '� s s �`' ����'��tif�`�S�s't.
� :r h �a 1 �a I �.'T�„ rr F ,/,°5 Y^'M'' � i �� e 4�� t�,"d
�r t;{ -� X+�s �e'�d$t� ` t�� i '� � 'lJ �' � 1 F#I p 1
d�1�'L'P r .���, ' � } �t�' ��'i ���' :�.a� t�, ,i�y �`'� h.,
� a r T r y_"rw� � '�`� �,^ '�� a N 'l, ,�4'r.,�'�'' r ,a c"}
i'�, � � -+ f� 'f�� ';� � d � � 5".���1-`�u ' � � �( ys�- �',��c'r '� hy� .Fy��S�,y�,sryY��.
O �� � �� 'x,�a ��„ �' � a �.. ,�fi� ��r .�`'.e 3* i m ta�r f�
{� fi :. �i"��t e �� �"u,$'a"��r zi�i �° b n a ` � �i'� ,�,� '��l��s r1tiha,, .
�° � .. �y ,�*f"& �, �. ���� �`4-az„xe�..S`r y : E1a'� � � x �'i4 t'�„��, t r �t � rF`r0.�t .
Z � r� .r } .r�"����. "� p��� y-.;rs r� �I ��', ��,'�,� i c� '��"m ,�r����{�ti� k.�
i r�-�.� o., t '�..��j �y+�.�"'S��'-�- L � �. 1°'�- p. ?�+"ti+ i
� �� ,_ yz,"rti^�T t.�.� `z' 1 V tz .i'�� � `�,� `�.`v����A+�i.;�n� �`1.;�--$�"'e`�4'+fi ��,�,�w����"s,
. �� � : ���.����� � 1� �r�����-�� .: � x rq������g� �� �t �rnY0., � �,
� �- �;:: �� �-r�.��.�� �" �' �„z�, `�°`'� ?'��r�., '
� ��D� '�„t v r�-t``.' �i�� d�l , ':y ��r r i ` �, .� S 4 � � f'�� +sss � r �.
� s��,�$"� E ��,,;� �i �I� *� s .'�,:s;•.-,;;s�<-, � ,r �����'k.�`� as` ��F„�- �'� �`°�y+`t��je",,�+3�t
id�,y� .�.+"yf�\r� �.h�� �-5f I i � '3` % { A��.� . �i fi,x�� Yz �L�'`{ i�' �.4 r t�. -.a a,
d`�' %-v-. �i� ;<�� .�. ��� [ fyr�.`.G;s'•F f .M11 ( 's i �a J �^�f^�a° «.'S...�_ F� �ukt ������,��,yii� j:,
b{�,r��}r ^,.������'' �``'�', ` ���jt�r�t �'� ,�T.". �is 4_>, �� -a�. v'' � g"�� „��� c k,'i,
O I, � G�[t , � r�`"x���" '�a a'y�l�i!E =.. ..,;`• y � r5 �.� d -�� - r �'�^''�" 'rs+5 k ytg +� ,s,
� � .µc �������4� 2 -�'.� ''�rl: ,w �v�.�� .. F,�, � � �., � `.r s.r.� a '�&'�� "`�-7u� �` '� y r���'�. �Ji
' � A .���� � 1_/a ::,3 �n���r r.�.'� .i mta�.,�y�'�y�� i ,ui
.n �C . �I.E:I a� P� � '"�� - s�'- i i i. k. T.� -. k.,�r� tCi." �Aa.'t�`�r�,����r�:
;� � ��"5a� .�s�.�^��' _,'y� 1� � �i�.�"�'�� L'3 �.. � :t�. T� r,��`T � ��"` �„��11�a'�'�A�`T m,�t
� -- � �� � ��s � �'��mdF�:� � �'�}d�i i r�� rf ��� �,��,�'�i�+�+�.��,c� �4„'
� :. 4���,�� ,� _.-rvf� � �. tb�+-i . �}` Xt � 4� x 2�`"��7� �V��?E3*""',�xeti* +�;
�� � F� ��,[�dicH�fre::t': �_'�.� `'�Dy����,�' ' y
G .C<',r�S �TT � '��i G AM..ry�
� ��A S; t� � 7'S4 � "X �,� .,�.t "�� 4 N �r•'�` ,� �a ya
r ..�,.�'�+"n�'�R. a a ��t d '�i'T',i.,�,�f'§{ r�t 3^4�"i�'�t�•. ! Y � 'Sl�, �,�i' �SS{,� 4 r� :,
�n r..< ��a��� ^�'� r �.�. .-''h �`�' �° ��' ' i, :� �,��'., ',t�y�,�,'� �s� '��' .£n 3��i
� .�� .K r �""y"�'t�Xr ��r:w„ y.�� ��`�"��.3�� _ y [ i �a:�'S � 1 �4S�y�`� �'�ir°�'Ii� *4Ya i`m.
.;<.;::`_..QF,��-�'-�fl1����;.ht. :�TC � �'�,' �"+h� (� ii,.r rq.-a �.T°e'^�, k.�,��'J� ����°y'.
r� �� ..L .�,�,: s'd^ b�1���y ,yr� ,,P �� rS�'Y � ��',{,�': t�* .`ar +�x �� �j�"i' p'`` : a�A�%;..;.F?.�.�7
s � .# y�� ;M �n ,..�..,� y.
p� I ' f'=:,,�r�jle�-'y''��f��rh,�r.r i ���y.�x�'� .1. ��� fi ��� �>k';�` J_;, �.��'f��fr� a J;��
&lPiPs� - �a„'`,.`p,� p", y� ft "",.�.r7=z,' :'i�. t!"� `"'�:r�"^� -fn*aa�,: �� a"'8 ,.+.ahC #; AI�i�'
.;,esr A 5� ,;�i. .�,-� �i :�H�P .h 3`:+3..c; .�'a�,�: '`�ar��; l a�:t�i=.'�'� .
6 �{l .�,�_ ,�:a�u.. .t .�" '��;. -�,>,-� ��r..�-�.xe'�c�s�
r, � � � - f � F � .�;.:�� r�
. ,.r..
O ��;..�.>. z�. �� n� •�. �� ��� �, N,���� �,. � , � �::
� ;.1��. �hFt ''�� . F( .rtA� �.'%' "�v w.+� '?�T�;' r �.^ � t ro pr..�,r4hy �'1
t� �JS+.;V ::.�u� Y�r I }y S`1`d �. �}n<� .t� `�'A,� ��� ����( ''��^��1 `����'��r����,c ``;
� C �r£ �Y���'�C �, '�: h �r�;��� •w ' ��"`� -��� �� r e �d��� �s�� 5
��kK �.,+.o, ^x� �� '�� r.E{,, y ��� 1 r' :'&�w c � < f �a4�j,�r�'" �� n 3��.,i
.�(�-� -z,�Ts I "t d. ',.°,':" �, '�. w.�^s . 7 A�
��tt-!F� � i;'�sv�'�,-'r:'�" �'` Ifr '¢��,'kZiv-`�r,`.�. :<%;�i^ 3Y,: �`�'� �a�Sa��'9��xF F�"e� ��l������,��dt.,u� .�i
� � .-�,.s���'. , r.,rc���C� �.Ats�i; b� � ,�f�"�''~ '���',� e v� ��.x��r 47��'���,u� 5r-, �;
!G. �..s'-�� r 3cH:. . . � k�$�.V;., t f � !+ a't.- "i ..,
�� .�� "t����..n�,k. i�, XJ ,'�+ .. . l d ���'�� },�F)� i ti.,�� ."'� t�'�a :
S ... S�r .-�'"y-ti, h '- '� "`'��s RI�' i, qa� f . ,
S.3�LR's�'t-t> 'Y �z �`7 ;1 . x.,•.v�c. yJ �' � YT,
f Y e( F 5�'� � I-. � � �' � � '1-'� 7..''% ? � •4 e1h .}�1
�� :c�.}r'��.ez��` �,� � � ��"� '�t'. �,'� v`'".;E i� k ��.�t" w'��.� �N e 4w. 1
/� �t �,.� �,n� t, t ,� ��e '3r . � .z � �W � F, s+ a r ''
V` ,� ��"���" ���l c' �; �' �'�{� A �r��,,�,: y �''' ;. ��'� �a�„a.s�.�&"�rr�� �' ���
� -� ��a: � � i � ,;;Y Z 7� r �� ���•�
�,.`° ,�,, f t �� � ,... r{� �s� .;>,,� '�v��ii �� �r �
r q1'�ia�C���'�'.�r� +f':, i�I jp 9 ,.,,s"�*"�,±y: il _;""+, �� y�„ � r���� ��I�, �, �, _
O �' Sy'��t�'c'ar�'�.`'� - dn'7 ( J.." i �� 3� � ' ��'�i . ? � . � wyY'��d ��p ���IJ�Ny�T;�p��
., ' u,�. r-.N � ' g `� �i �1
r ` a l-�y'''"'�'� � .,:., sr �fd ��jc.�� � �,f� i, l>i a'�`� YF'�Jr41n}�y 5�G
� ' ��s� x�'� .r; �",� �'' fl�� ta � "i ; 'C7 r 4 r��i��i��� �,
'{dtvtti� y � - '�.,o.i.�� 2�y'��t¢p ,, v G "�5. � d�i. �.�piS41Y k �'!�. 'ati
� i ���s"�r.r,�s ��: 7 .��.`"�;_� �kw'�T��, '�,.: I�� t �'��' ,�i �"'?'t�1 3Y��x��: � �+�;
l x 4 s:: � -�'. y' %r�,yj�x � �� � "r.�?� "�i ��;� � rt y
� �x .: ri�s:?..T^.€��, _ .. . ;,Y yn'7. �5_7..:: : i� f' , r � � � ^�. '�1 1�'+K tF:
� ��,: ����-��'�?'<::• .':�r:.. ,:.A.,r...�,. '��,�k�i.:' �I n. i�i �'rU.��'l71��� re.r � 4 �.»����x� :i �;
�s
Y^� �:��' I �1 *s .� 1, �+
�: x� ; � ��"� � �'a � ,t6u,
, a���}<• (� a ������ �� �� � ���
T s
`: ■ 0 w �u �rirt�';:��;,;..• � ,'� �'�� J�,,��e.r� � i+, . ��
��,� ;�� � i `�k�� � :>� ,��x�� i:� rry,,���r�' �'
s+tl ��XFY ��-�`'�.'b - _ _ 4f ��1 �. `�,- '� �^� �7 k � C+�.�.�$
� �a ...c�.., �''�•�s<'t.5:. :;l;r°�. , "�, I' t' JY � .,�.$ {h M;.i���:,:
s �{ .,as� �;j`+;(Y=; �13.s«�,�'�,1 a,.JF f��*,.. ° :r¢-� W r�.'�y.. �u� 'FY,:
� � `�3"-�',,s �,,.�. _ �s,r�. ..�.. ,s_ :� t c ;7 ?
. -�rra.,<."..v- :i ..�. ��,' .�C �,,,""�'.y�''r '?f:
�}5, `-:%.�Y-` .ka. �.v t::,
- �'%f:ii�'='F. �,u ti
-�.Y�: �� .V�
:� 1 t
�`�
� N -�.r� .'l�L'y
_ !',�.'+.Y .[ya p(�7Y
':N.. ..^L�. ."Y�;*
'�:r� ib' '3', F �,
� - I �l �X.
a�'- a - �j. a� n ..;F:, 'e,
�:.rfi-s*�-.��� y.�- R� �j
_ �!'+ "•��;?
. •.. _
� ...v/_....f.. �.C_•';, �7`.� SJ��C n"1'�[ .4.i°9 .t 0;��
� ':?e.Y � .� ".�'.'K"a�;'�° �p '�'� .1i�� 9 n,:t l :�`,F
; � y,1 :'S;'.%� ta C` '� .,}r�y��.:e., N �
`,1.+ �� '�9� :5w. �t.2..:' k: }C. �'L.'.�� .iy. �:¢ y � _
:":i" rAf p; ..ir,.�tC. :ni-v:����-.Y �. ti.
. .
' 1I
�� .:,- �
Z L��� ! �''�a`:j;! m �rt '�,:;; � � ' ;'='='' � �r'l �',tt`�r �f,: # A z +,�* i
� �, 3. . � ��� � i��:e_�is�:� �f f'� Y llt f
0 it y' i�. � � � �.`"`e'��,�-y�'�x '. ° � !� �""�f �� �i.k�r ;"
_ s -�� y:,•': i 'q'. � h �3'��.+'�? i .t r-�},a,1. ✓': . { ��. ', .�
� 'r. 4 .n (,:.:•. �Y' . A a sf ts�8''Yi'�,�.K o4""�� 14�4
� �A�r�' t � 7 s^ ';3 N¢„ p . G�.. �
� ,.�� `N � 2'���; � �. ' I T�fi s. � . ] g .f ��Y� ' 4.� �y*p jf'
N _ � r v rsr . � • . ��w°���5 �.�`.��°�' �'' „ a 'r.,�'�'�T ti -�,?�S ' f���s ,
'`� 'l� A f 1r.�c� Y' �/ � ,� v
D ��' L-��r +�,�`�` O ' #���'� ��' �: , �� � � . ��,y�."f , ;.
f ^"k'M„t k+.� , Z '�' #-c 'S� .> �,.�,-; , 2 r«:: c �" k r.. � �,;
IrTf ��� ��,�q�'�r���`'z`.-.�:� _ " � ,i��•�y�'� ��.�.: �'a, 7 .�!L1,�i". � ,�u% 'w�� 7s{c��"6 �'' �� r.,
� ���zT�r���� u � ` �����k������: �� � i ee'�'�'+s: "F,r� s}r�, °i � 4 i�.
� ,s� !'r . Y � : .,�t'�4'v . 'C
�' � V r�"�'�� •"��� � 'E :W+'„'���. �� . i.asv^����. � '!°�y i
.rZ i s��., '" r�s"�iF �i�
� lrfln '' S"�i. ~�a4s. >_-:• Ys . Y ts � 1 z^i�S �''�'�� � ��.� a t
J .._
'�� '•T� �-fa',�1��� '�J
�;� ..:: � , �,v�, r� :���: , . s�- �.�-�.s.�E'9 ,��.� - , r'.
_� � 5? _4' . ���"�'.,7�5' `�� �.1�"-x. :� �J . ��rcr�fi�,r�t�, r � +X�" z�'
� �: s� r
� �� ��� � �:m �µ
� 6 �-..���;,,.�%`':- a: � .I �f` ��C Y�; �r'� �3 ��{ � i
���'E rr �
� �6 �� ��*�'�- -�''" ��j�� ' ���;=�Z�m:� ' y �,,;��°� 31:�r K
�� . t��ry, �t�1��„�d%�'•� . 'P� '� �"'�''��'�' ''t.i V��"`_�.�� . P � ��er.�v"� , r'm., � r�� ti
,v�"$ ��'C �,� �. b,r� fi a, � � �, . , �` :a ;;
� � .. r
R - �3�fi.��,.5�4 . � ���,� A' _�` S'... n�- �r� ' trY `rr � i t m� � r;i
`� �'� i� � i�fi,��.r��s_ �� '� 3�ir�g�.',fi "'�s�� x.zj �+ � r��:.t .t� a }f:`, w 4��;. } ;,
� r l� � "��+u''� a£ �_ .. �y.�s.�";`�aF n.�� . . . � s i r,� i k�
p Y• `� �/� I �g.t�,�t Gt I�W� k-c dl t � I
�e::.' `' � �1`��P�� K��` f c $�r� O-C,r �.ij; 'Ct�t�tl a ��.�+ 'm �' y �- �
m'"T r�. �,�� �`�� '�^�� `r}I .d r�'���`Z�Z.� `�- _ i�a 1� 3,�-���? t�,' t'`���t�y�*t�}w.��y � -
. t•` (i, ..:$•�> �'rP`�' . { �ry� � '�i'm� :r iy �N ���'.w Y'f-�' �.���ww z,{ "�t�ar
;s S. ,1 �f,, :,c,-.,;_•<��•; ` I'..I�i� .� a�i�= �''��='S xs d,� � :��'Z�*� ,n�w..u��,,,°`� �,�
/•�'-7 � � .� .s"�C �a '?' p ' `
r � � r � d _ �. ^iy; ��[ r�C,�' � n+�' `�„
� . �' s .c N,� h� ^s p �4�'� J 1�",...;.. ,�hi�ry"' 'Y3 ,�^F"�
[�`'� �. ✓i ��t. 4 •:! 1lp�i�{�! M� iF: 5,3 .�.m�':L I L�( .N{ �t�r.�:..:.. '4 },/ _ i�'
c+ �...;<<''' � `v�a�sa,7�, . ,:,*:..�:: iP��t^�,� "'G"-�"`c 1y'�v���. y �1�h1 �� p.�4 �� r�'-< � �f A
`'�.ca �r �-�t�L �H � 1 j �°' �� .� � i �4 f a F; ���#�� � aw {� .
�*��.����* ( �(�.1�4(i �""`K'�F"'� �"f�� A' � y"i�, �� xFl.��� T
f3a '��'X.7a k�,,�,��rr r �I '". a.�" �.� �; j I 1" `"`' i .. �.
� . 1'r, � �;"r�,`�x�-,�, +. }'� �� bC�'t"as �t�: ,., '��1� i��x*` � �x�'�' i� ai�'`����,��y� �'
�"� :s-,.�'��i �" � �'r-��'r'%" , � I� '+r�' r � �8� c+� :
e� ,.� s� r y.� +a�, t� ar�_ �� F t s - %�.-.c' �"'\ "t "i t.
+ '9 �.. Yrt` ' r?4�F S,i� �u�� i , i.A��j,`. A �+i`.'�'h -r�y?' c,°".. >x .�,rye
�T,� . �,,, G�r�' � ;; � �x } _ � f� ir��' �+�� 1 � � n � ��::�,'� � �� ��� ��5 X��.
��� �s': 0� .����
� '�"�-+:1� � �r{ �� '.': t ',.,�fi1�rf 'k +, yj
u9,
Y t'� �
'� r+ ., .i� ..a a�i�zf�i{ �y.A,,� �g`�. -�1 .� A��%�:r� .�.�r i 31 a'a. �x 72'
r� `�,�..eu��,'��, .K� �' �y���.ryx._.�' ��7C� �' � ,.'��''kY?I; x�s '� ��a' �4 :
�'�, ,x. .,. �.-sZ r 4�, ti ry ,I �•t ,z'm�..�-trD�''f.'1'�'- 'n � � 1�� �1"�.,Z' ;� �.F�'e-a t� ,,. .h �z,�_ n
.
�`�`'� z .� r a� � a {
°' u`��'S6=��.���{Iy�� y� } �� � +e^a�„n�(7� a ��i 1� n�irn� �ri�� ..�y.f7''�{�k F 3 s
`'�`� C .m�� ��t� rI1 .fi� '�"�.v"� � '�m 1' RIT�,�'n'�'"� �m`� Y �-ar�� r
"�+w _..� � �.r Z � �#'�� - � t4�i��r ��"�"�, s 177� n�°� ��'� j�,�. i �` ���_�' ��``�� ,�t� �''� r�,
� y� � r- �'�, ° ��I r�a�h a a'.�, - n �.�,.,�..""��' P x'.v'w� ��� If
�c�I Z �'°�"sr� i �-S��fi sn� � .h � n r�:C7D �,�"�� '�a� g�. i�+� *�"�e��`�a
� k' l.;G Vl �.y, _,} 1' �.�ntd n.,<n4P C. �i� � � .at§',�!`� r T t� k r
�'t � � ; i }� � : C .�'s ti �; � > �a
� ��n �� �� �. �i������ �.. �����.�a: �'_. z �
. � ��� .0�7t`���� "�IFi 4� r�`�_�'.N,� .:^'�� a 4 , ,� � ��''�S a� F�x jP,,k .���_�i* -����.
,a n�� �; a� �� �„�,°°�-r� •r n� z 4� ��'£,� M1�
� � � r. '�. �t� � .t7 �r - CT����.0:,: � q k� `�N � .�. � �
� pe� � -Z�`��,i '�!� I''r Yi t� 'A`s R Iv{ V p � ..� �t,..3 .=,y3�' �M1� ' �~1]e 5� � � .
�,. "l" �'l rv+ i"�... -�'�+,k'
t° � i''�'£_:H '� ��� ' { �!i `� �'�1;�Z$� �,�a �'��i� C°4�Q �r ���� `� �� <
C =�� sl ��yr2�(�{„�y fl,��t�4^��{ f��� ��.r G/f,.,�. . . ar�4s, <,r"t,s�` '�''" r't. �"� .
� 4 m L � � � 3 , � e � � � k �
r= . s��+ �a m . , ��iN5�1',!lik;�l�49M1`' ttl:iY.` � ' Z �Z� 3 s �.�i`�.y ,��,i�' '3f i fi: �...+*r �
d �'['_ �"y�/f �, va� ; u:� 6 I��' iK',.n��.� �1'$:�� ��� ,� � �„�.� rt �:a�,. t , `
Z � �� '`� � p 'iit�' 'Y''� f�"/ o: i . �-.�,.'�'S� v�.v"� �.i :N� . 4 .x' �rr t,
(�] I ti,', �R�F��L� .�y�, � f����,����'77�'3rt` .C.�Ots �'�.O ,� � � s k��,
,�� .p;C��o-k�;:to � �" � ,� � ' '<, .d ¢.�}6 -.:� s,,. € �-r w P,�¢r
�D f:�� :�1��?y.::b�F� .i�. � (7� ��n,��` i p� �..�f ��ZTNf ,k.� r.f�-�',a J'Y l�.�Y�54+�1
y �1 3�,F. �� T � •.�A � (71 �;.7C.-. -e ��� �t.F'7� r �.; �„{ j ti�srrFU`4' ^r
�� i ? - � s �t� :..� d +r
�.��. {jTj� � k �-' 7l'F�,,�,.� ��J . ��„�� �� y�� .�y., � 'i: �� r '��.�" h��"d�„� �T�.J � A+c'
Gt a 4d ��'' {i'^�"wq'-��'�� , �.�t� �A��,�s��y��i"_:= 1,1� ��' �Z F`'�.'1 ��� ��k r; �4 .
� '' ''t .✓b �`�:Ltt.1F.�",L� i ��• i�A i RI�,a �-� 'f� �8"I � �&;�`'�- �� � ..
''9 S5'..���'" :°e` t'9�- er'�^" �.� .Y`L t� .. ...�'' :(Jf b -
� ���''� �?���r„v y JS��S�a° �� ' �f ��� �..Z.��'� z. 3 ta xR�.y r �''* `''�i`.c 4 '� .
;Vn' tl { � � +�•. ,L_V '! Fc.�y p�"f J'.
-i ,:.;, 5""�-_� ^s�'��^i1""�':<:-�i 'r �.^ i i- -�Fd s,'`.' '�' ?;r� ,".I"fl% � t � 4`��`�''' :P
— . . _.. sE .{, � .'•, t,� �r -�'��.y�' � �'�"M .+ �-_c �� � ' „
O � b,.� .�i`-=�.��s.r6t-?�w . s S �- ,�' �q'�, �� �41� —� '�1.s.�,': ?' r_�"C ..zi'„ t`a .:
Z �:.3�`' �-^4-�.1�'` �-�,`'S*'�`ys -^�'��ea°ac�^. .,._ rG��r�''�, � �J].e�`2i �, �""�'' M'.. - �n �. :a � ��� � �3�1+
q� 7��`'�S+e �dy �' '� 3 +iw_ �3� ��C���" � #����� �'� �-��� � �c �.� ?
IA v . � y N^ � � 9 .r':^:r, ; ;� N- � +s z- .z'�, �i�" �' ^".�.4, s f t_.:.: ��k,�::
_ '�����t''�YP= s �. �+ill,��'�c1�c-n.4" �''h� ��Y''�r�;� '�+�� a' z r� s.t � £'"' S`' T,x '{�::Q�� �.
M �+
�^ � �,,.����� ^ ,.�+�.1���"��� '��e s..w, -Ra` "�y :� �' � •''f3 F,„,.+�+�; � � ^t^��
'D "�.x l ...�.,ilxa& a�''�;'<`:�:'..,1� a'- � �',�e � k#��'Y a e ...a' `��::. 4-a„��r�,i'a .r'yx � x'�L
N � R.,avafx M�' ��:� .'::e._:' `Sf""'. .�.+ "�-, ..Y'"kS� �1.....:� S 4S ��.«�2 � � r
� ' 'rf' .��... :t� +,''�Fw ,*,a'�F� :x.q r ,�. �s k� .:�,�� . y-� -:�2 �tt-. ��E �: ...,4��+ r f.�
X��r u'f,t 'F* ib•.'+;,a=c.:.:.: i �� � �.X�� ;�r�z �� Fr*��
��s� ` ..,r�.=='
Q < . �`�v��"` . �: ,�,t .,. ��`x�. ' sv � #
. ,..
��
, F �vv+-r.r ..� x,i�"viv�tl�'a ":� �'�,'�?.. _%s�s� ��{'�a`� �r7r!'�-+'�:,��..��;''i4.���=.'.'. c'1`:� +o^�:a -.,+c�'t�r 7:'.�"r,•`.S�f',r°i�Y`3
, ,
:;�� . y,,z,
'.�.•h .�.
� I :
I � � � ;�• *.�*�a
-'—� � - o- � � —..�.—.�._-!.�.—•--•—• �--�•- a �. k��
o � , � ;� o �::���
Z ' � I �I � i :���- �`�
n ; I j i ' o ��
m , i j ; � �� ��,� �.
'11�K
O i ; '��%��NY -!
� .�I�'.��'�"�'�"" �� . � i i �. � �'F � �'� �
—I I 1 �M ��t Y �;�i���y
� ;-� .-.-.---.;.-----.-.- -.-.---.-. ,-.-.-.-. .--o � �
� —�-�--�- ,� ���� �
I �`
I j �� .: �r��
c� ���
D � � � ; i �� �, � �
r..� i ; .�r �
� *��q �� q� X
, I ' I O i,°h.���C���„�����..
>
� O � ��� 1��� bx
� '� I I �� � i e�r,i�"rCh�t 3 �r� �` .
� i. ' " . M`h'.�.� �Il�'1'c9•.,� �r.
• , ��` 1 e
O ,� I ' � .. �� '�,�t3�4
_..�. ..__._�_.____.._.__..�...._. I ��% • I ( O �#`��.. �{s"�}i1.,��
t
-•—•--- —Q•°° i -•---.,_._.�.i�.�._.�.------��-- -•— n u�r,� �'• �� `�
O ` i . .�.�._---�---�---.—.._._. �b] i �~ �`�� ���
i .�� �' k+r ��, � �a
.dE,�pq�},;�,_..,i ��i I��ti��
� I I I � I �N�4y� �f'�.le�{'N+�1 .�lH�.�,yM�.
C� � � �1.� ! A
� �` *� ���,�>
� ; � � � � ,�o������ �:
� . ��
� j j i j ��w x � ���M� �.,.
r '��z��x� ��y�
� i i i i �h�.
� � �. .—..._—.—. _—.�.—.— ,���",� �.�,,�.
—�� —� . .�..�.—._._._.�..._ _._�._—._�._�_.`.—._.. � r��oS�3i.>`.�x��vy���+_��.
Z � � —CO �.� ,��7���� ;�,;
i --.—,.--._ .
,;n���.r����,,,„�,�� .•
� I � I ���' ,��,�`��,�"a�v����„
. r � j i i �� � ���M� y��
;� �����
' I o �"�, �'�� iti��tir��.� r r,:.
o � � � � ; a ����� ��,�}������,�.
� �� I I • �� � 41������'r��a�q
i i r. yke i �S,d�3+ a�..
� .� I r E�t� +"� wa L�.�� ^y
M� .�„� �.x+r�,�#�.� i,��
i: I i ��u� �"r'w�,n������c.�
—— —•— —�---•—•---•—•� •—•— I k�u.�7��- �.� F�x iy
_, �, .-.---. � � ._._. _._._._._.�---._._._. .._o ��� ��1���� h;
i --�._._ �.;: ��,��"���pµ� '�
� � , u e.�k ��
I: I I i I ����,r,y��' ��y'�Y�� 1� ,-�~e
r- � i i ; $ �
I J fx„-0ark� t�l'2 a��,�5Yi
i 3:S � �t
O I o N�r� V' �C�Y. � H
� I i ( i 4? � 5 4�,���dr�u""; 2��o
� � -_.._.. ' a �,.0 Y"1 c ,t
! i a t x a�'�va �'1 ak'"' `�. j
� � j � ra�3q�^�I��x r���� �; }?
� � � �r � ��c��>,d:��k�'aV�k�tY� ��i�� 'k�
� . . .�.�� ��.�.���.�.��'��.��.�.�.��.� �.-'��.��.��._'�.��'�'�'�.'�O h 7�`} r � Y
�� � i ' � � �,�, t ��, �t° �!
; i I�: "�� .�r � �r ;
� � I ��.�`xe'`��, �'dYy cr� ,�s�'. a
� � b.��$.� ��(St�,";v.�,��u �<:
� I • ���...._.I! I � k�L. (�'4 1�Y''�ilYt��Y�fA{r� i
i �}'^ : tl '�t 1��J�f'�"� AT. d
O ' I I � � +�✓r����''� t���Y�16k�,�&�5:1. .
i i I � � ��� ��'�J��yx du�"�� tl!i.
� j � � ��r �>�r��w���if�'�"�IL}` I �
; I �+�6y�4 �� �+� r
; a��± ax„��b�� �,� �
� � � � f i ���`"(����.�f���F�,"� 1?.
�/� —�— ---�—�---�—`--�—�----- ` --.�.—._.— —.—.—.—._. � .---.�.—. �x��e ���� �-' �;��
! O 4 ���K t�u 9 .
i � � — � r'�`'� �` t3 "��tt ,F^
� ���.._.—.. sx a: 41 � �„a � :
1 � � � �'�^r,}n � "'4i��' id'e�� ��
`� ' i I7*, d� � ��+rxi� d f
� 4F��"t ��IrJ� r�,"
! ' ��� �F�µJt�� a� ti{'L
, � I . � I �• � �YA��-�!rl"1I*��3�'� M
i
I i °• �r u '� � "�t r '4�
I f1+�C����tT"k^ � �r.�"'7 !✓
o � ( � i, � 4 � t# ;
� t�R�Y 1� i���'���"W��I 9g
�`I I I 1 I �.'. S dP''.� d �' 1
O _. `. .�___._.�_.___'_.�._. • __.�._._.� _'_.�._'_.�._._.-�.__.J._�._�'-O iC�.��}P�''�t� f� H�'�i`. .
1
l� ����• � j
� � S
N I �.I, I, /'. � sf��' � . �!
// i c,n �� A3 Fr
a I I I i ``�, �li, ; ��� `iN4�,,.y� �,�qMg�,.; �
r � � �, ^�,-
rn I I �,\ / ,`O�__, � o R'`� �r.��'Yy } � x�',
, � - :� : I o rn r ,� �. ;_
� � i ; ���:Z, �., r �
� , � j k�,� t ' ��,��s
� � � � i ; \. ' � $,� �;x �.
' j ` , , � .:m A � w�
� � _ �, - .; �L
-� :, �.,
, �—.___._.___._._____._._.�.__.__. �
._.__._...__.._.__._ .----�---. �.:. ,
I I I r�I ! — —�. —� ,+� r j�4
I � �/ I � �'' � � �,
a 7,ti F .
i' /' ' o �i��-h } f� .^�`�F ¢ ,.= r".
�' I I I � o n{�;✓;����x 13 rp�
�� �, � �t ,�P�J' ,r.
� I � i" � ; �''�. �'�� b
; j ; �
__.__ . I:�'� I � ` �� �� ,;
_ _.____.._.__I._.__.__._._.��I__.__._._.__._i._.�.`.---.----._�___._._.._.__._..___ ._ _0 wt�� � �
C
o f � � y�r { �
�
W � n'' � ,� Q�J i � }
� l � I I � � ��t FW � :
. / '� � ,{,.4�W{f� j»p{E�.'z y�r,TM�nR .
Z "�• �� (�f I / i I � a �.t r�7 v�R.� Y 7��uf�: Y.
� \ i i f j� i � �; i �� a rt s�rt� ~'', _
i 1 � o x r y i
y� X
� �si g��'�r- �'
� ,. I / i i : � �"�'`�f ��+° }� �.
. j � � ,�7 d tf t{ � j.
—'� _'_ �. � � : ¢ ., ! �_..
/I .s . . . . .—.._'_.—'—'—"e_.'—'_'°'—'— •—•— — � ;«y r" t��
1 . � � � O i r*_i�`kj C.`*F':Y`�"" ( F�� r
' � I I
I � .f e,� ..r� t.
. � � � � � l .kti
. r j
, 'I � :�-�` w�
� u }� y �
,/ I I � � � .. � 5.��� �� ��, ;
c �� j � � i o 3��.�.��,� .� :
� : �; � , t �,
�� '�lNA� - k
� � /• I I I S I 0.e3Fy R� +�.
C j� ° • y, 1
� �, j j � ; � ° _ �s
° -�;�-�-r,�r—a�-�-�-�--;--�---�---�--�;�,_�---o-�..o _ w- — ._,__�. ��.�� � ��x �,:
r %: : I � I � •—I� �''r 1�R 'U+s�*�'�f�y..
I � r,�,r.a�,�`�a2.�}
a ; � �
� 50�-0� I �o'-a' I so'-o' I <n'-o-- ao'-o' I �° . ;., �
'a �, .
A Q � O � � � �, r :� � _
o � o o , o � .i�F�..�
nf �: � �T=:f„�
� 200•-0• I V�,� � E-� ,.
� - - . '':�f �.�T-- � r:�
.�O c# q!r '�r<.:
z '
H . 5.�;� '"�5�� fi:�. �' �
S -', . g O� , �,r'r � �
� � � . � s ri, ��1 °
�....,
y � I^-�� ��� f�. f.:r -•:3 � '�'�`5' � r;'�.
��..f �• ��� .t `'{ �.5 ' i"
��": .� .� � .� ti:�:�
�° •'°, %'
1 � �_ .. L�, ,� / �'' ,' '''
f' . � �\ ,
... r�� ... ,. c{�' .. . •'��� 1``:
� ,
�� '�, '���
� �'��
, _
E:�,,
��;
O _ ��
� w a �?:dr� �'� `���`��f..�`` ':�'':� CJf r j"�`k'�a ��k� z'� .���.?�' '`� `�G� � ra,-�r, �Sr s -_��^ �'ti 3!. 4 �i
Z v'F�������`aFri,��s:�,�°' �`':<�,4�°�.�.;:;'�:.��� � ��� `• . ?" c s�Y�.n r��-� �`' 1'17 'c'`a'=`* �. r�'�:,��, � �,. . t�"•',�� � +, 1
� Vf a, tt�� �- x'.,�,r .^�`�• �-'as` R .i'�.`''� �a P� ��w ��.�,+- �-�t. i�r i?.� a,� �. -,, s
� ��3,."'1'�j; � ,�,,k "+it�.� � r�""�,� � a J`�'�! , ��.x;7.M a��d�,Fa ���c+� (J/� ar�-^ c'��T'^a�e '��"Fbr'��a. ° � �'d
n7 "�C�qs'a'1�rd�. �.. '��3�?3" . ...�' �T ..,.r_��T� �...�..,u_ •-- ��..�'�S' �,t' �k'C � " �7'�"'-v�'f��r �' �+ti a�'�`'� � ,?ir �� !
r ���$..}�.;x �a��i���`�c�'c'9.�;:•.:, + ; r-`bv�ilk� 5;� m t 5z13'li�,.9 � f �"��,r�a ��9'�• �'j^
� J�'i'c�`���J'��a�.���^+��: �� m ,��� t'S"�`i���:.W` ���fn r ��.a� r,�.;_xj,•a ��.� 7��.a°.: 6 �+r ,'�
� '��a .°,5.'wts�.� � d"�;�r.ar' ^�� r �: n` ,�,Ss(c��k..,.n'A �.t'�'% _ s :-:;F E �x ��� n� ry.
� � �r`'�ac� r-�°v*'��'`�`i'� �}+:,±', :G; �"�C�,e �'" � f �'r°�,t� �" y�.;:,.,. �, *_a.�,��.. k t e `�
� s��. ,'6�:f�.:d� �:� i T i •L ?'� 5 d?4^ _r�--'�`��,r-.;?e �.>�..{...:y,i ,s,'nn 4�T
: ..;.;
. :.'.
� �... @.�. cFa'�x�.!`.,.4'�'�,Ln" Si� �� "� %j'��e � �_�,,".+c�3....��,x y f�: �"^- -:ai ,'L uY P'Y '^"7k
� � i� 1 'iti�:i� ....;�,,�� '�.,ef3�+r rs� .`�}. �*�.�,� u:.:8� ,'a. �,�ki :n. �e.
.
� ;��'f � "���,� `�.�'' � ��� � �n�� :��'1�r �� _ �� 3 �C��� �y �. ,�'�����`_
,:..
,,�..
�'I. '� iI rJf 'j�.+£ .,w � ��; �:��3�' .A 'ry:'' O ��6yti �, � r� �' �Y ^�
� '� � '� r'C'+' {•, ����,
C Z �� � -�a� ; � J � � � �, ��� �'� � a
�!? }
�.��f�' ��r �t � :_� O � � �' '�� , t � ' Z � � �� � � ,� ��� ���`�� ��
� p� � � �
.� ��o � � �=k1 4 ' x s a
� '�'kl� F"�; ���,'`"o � . s � ^�dd S..s�� t . K.'� � - ��T �. r � '���.
..�p y'V� rI' d � i a"�c� xi+.K�`ti3'z <ca y�..y � �� �" 5 n'f�u.`�sa,r.n.�",`',b�l���i y!tl
.,��i i C. � �.;' K�� a*i -sf <6' �cc..
r "�� ,dI' �.�; �� .�..u: � �� -���.��, r �rr� � �- �t+ �� � ,�fi q��
�iLra I�N �?�� .i � '`'3 S{�,. *i _ �..r� �,7'�.sC'�°^i'. a.• � ��• p �'h,'".��.tz f��.��.p�, M ���y� ;.
� � ' .: +r'7`}�P 4+''-x�.� ��i c i� 'f. F : 'y�"'""` .}�� °� �� .
. r��K�� : r:..j J''.: i ,�,'�S�'� ar��,'��'�A �t�- � :, W�,�. j} '��'� � �lG,ti�Ny.w����h�.
�`' �'^°'.>�" t �"' '2°^,�'�t's � �; �'4q'� ,' *�n y
� ��,A��y � ;'.;:.,:�r�.„�3F�=: i�����Y5���' ,��� � Kg�� `��.� �Yxk,. dA�.���'ph,y�
SCl '�4�. P7 ,Y � I ��a L� - C� b51Ta .5a! 1'� � �F.
�-- �� �fi; ..,: � �{.�`��;� ?� � ����� � � ��� �� �;��� �
���tu''al ��-F r . � .J�°a�'z'ro�j x ,E.i w t�#f"S�� r� � ��„,�� "F1�,�k���.��'t�� t �",� 'N'�,'
T�:, Jiv'� -/4�'a'- ;.7' �:_. �* ^�� '� �� � � Z�� ,e a7lti�, -� y'O.a��'���'t�,r�1) �a�
� � ��y�� �. '� t� q S� � � r$j r ,k'�,, � 34�', . ° 4�„`�,�,�\.�a.
C �''��{�'� a .�3,�� s ����5�'. `•",� � �J �:�a�y�y' �x-f�`' � �`���y1 �'u�� -� � � � �i "��'���x
,J,`Ai.���`� r C P� y.at�,+'t' "I �E4e{ a.w � 1'x`'X` �� � ��� , �. � �t���Y,?��'P ,�a]4 l
� ;
,{Li.� I .F"�,Z ?�,�:,,�+ T.4.;'�F�F,,�,s..5;p,�",.GV.y�T�`�p U,� �' .''� `X�y„y � P [F'4 � � !^^�, i�� �m����y �y��.a�6
.G�' � YS' °'t. t' f�+ -✓-�.* '7S .wC...0 k��� ra'•,�1'+�`S'� � !� p v 31
�� � ��,a�? �a, � a.� ���� y�,, �'�„ '"-t� �$��'��.� �,;�,���������'in i�,.
� t "� �+Vf r ,� a, +'��� „�J!+ . , -Si`�y Y;s�;r�1 ���� �.. �!o ✓ .v. �j tk: "�pg''r �""�`}� 'it��, t'.
� .'.�o �.D. �� . I�'ifi SF��G ..w �''E'�" �JF ,u �-1� . �� w . ..s� e q$� v+`.�ivr"�,F Y����h��n�
r�., ���� � � �a ''�� �� ���",�k'�; �x5 �t�,r� a1�t� "e�� t 3,�,�,m������� n��a��+
O y ..�. �dlk . I� "S'�� Y 1 .!1 I .
� O A� ..,. ,�4 k,����,�- � � .�.��. �' S �� �� �:x �
r„ e< rr #a�,+ t �a �+SS
'�!f tM� a'l C � �" ,�.s ��i . .y . t� t I ! � '6'A�s r�^� �rF:y � ,£�'a+`} w� r
i1k �' ",� ..j „�,r y IA'4�1L n a + i ��
Z �n �d'Z TI 1� f` � P I 'r r .-�-C�n*�'�' _ .ry.'���n� � ,�'x''�� i' ,�" � �u��,f�� 4r�
;a��� v � .� iu1 m �' y ��1 i�,�j � z��,� � �. ' � � �
t, i '�$; �� �xr� � C � �� ki �F-i � � � .c. �c. � :,�r.� I I�LJ�
, �t s.. i p'� 0 .�ar�( -x� k: � r $ � '�, h d�..
(/� �4 i � 9''� �.�q� i ���#e, .� h �i�is.r��i ..� � �,�,7�`�� �' ,�v ..q �� rt.Y�27¢� �����W, ��'�
r/ i ;'��ra` s � ������` ���t,I� ,,,,� �t,-���g ;i.. h��� � ,� a��� ��.� �� p �q"yr;,7����� y i
i ic �d � � N�3 °� ..i 5. *' r � v-r k I'��i
\ '�1^ �r r�:� =..a .:: �� r'��ir���' : d'r�c��r ?�.i7 ��y�'�,�� �_���.N _ti�s� �.���t+e�` ��'�{i4N�`�,i��4 hF
.r;���� p 7p � ;;:: �;� "� � -p'� �`a�.,� - � .�hkr� �r' �Y ��+r a r�� �
�1�� {L4Z`�'!'�..�r.' " � 1 �"rn�„� �`'u ��i Y„Q�'� �£'-a�'� 'ti ss b4r' . tt�p���"�'yw�i�"i�'..
� �' "�k v�m �t.+�?ae,�� � �'.� '�� - y�a m�,� �-�� ,.3{1.,1�k;dC.tl . ,�"`-t ����,* �� � '�z,ta.�� �r�'�� �
��, � �lt.�S N�s,��'�:' � ",..7 %� �a `�Iyrry�'i.ti� ` f i^�� '�r " tF� � � 5;:,
�� k ,t e � 4 I.j Slz'.M1 �,� .;�y�.�c t+ # uA� F��,���p��,
�.i��� ,�:.� O�7'1 x,� ?.,. ���� ,1 ^ Y��C�.r�Tu ;�aF u'4 ��_�� y�}.�'g C � '�f�i'-*�yE�}��,
O � �� t �"� �.r�`r' ,�="r � I�,^�� �"��s y; '�x�! �,�° � 4s t,; � t�,i ��'�kse� �� 9ai
f " f' ' �`' � i �, <r �a��k
� � r� ��� �Jv�� �":�S d -f �,��a E � �;�5�� R �;'
�� �2' r ..�.0 yfi,
'� ��f . r�i � ��� Z � r �'g"sTR � � ,��,�,�i
`I l��"�� �F 1 R�' � .,,, f . h 4 1
i{ ��d,�� � ��C u,,,;� ¢�#? ; '�„h �f + '�r��'.�``"_., , . �� ,�����'x"tr'� � �{y k ��aS+d��w�; ry��
!� . �z�'S§ i�7�,lfr" ��� � ,�tF ��� ��fie { .�-� �r� a}s,� �, y , �w 4
� . M ��'�,S M1 s� ��� ��Y yi }i . e�'C.. F'�� ' �y l-�^�"' N a �bl 4� Y..
P 7 .- '.,o-�� � .h. �'�€+ h�y����x' �.r �°�r? � �+ �;,.�„�'�r `.� , � ���.x � �+�
I� 1 �����e��,� ��x, v tm���'e '��c �'��;? » n�u`'r�� '���"s�.��i� '� �i'1.a t�.a`��w�,,�`r �.F i� "�
r � ��.��� ��� �� , _��� � �� t* ���. � Y m �,�E �
� �.���.�,�' �ry i J� � "`�y,§t�i� y,'��v�4�d"� �y-,:'��+ �. �5�i+ +�:'# 5,A"�s. .�{�� '�7 �Y �
- � N .-eM- r��.�; .::'�M� ,��"'N"a-&°.y�, r. �''�M1't'1 �j � 4+ �* �
� i1 T r � �lt : � e=� ,� m _ aC+ �-ri � �, ^�+ i�.
}}}� � ^'€3� -r„o,�� �� t R : r �"' „��.+e �7 ��v�ti '�: `�'�'�,"S � �,
. � � ,n�,'`Y�o r. � �lr�."�,.."` "''Y,tt,a, ..;vq�� i;s � l M ixiG a c,F�� 8�;!!X� �•.
r ' �
EEp��( � � ,� .w � a� r �,�ry M � � � ��; ^ �� W� �
� .�:�.�� i .n i �xy, �.. +� µe ��,. -s 't* �'q��^" '��s�c 3,�,�
.Ti m ���S - ''d`' �� i � °s �4� �'�..s °}.�.'���Ca`w�'d r IF ��
-k�4'�! Yh�� !`� �"'° �.�,x'_ �.��. L � 5`-�Y, r;r"`. " ��w `.a�.aa �f�vh
O � � � , 7 �, �} �. .r'"�'j.,T-�ir . � qt �,; � - TM`� � TJ � t t 'E'uF rrF�� i � r�.
� 5 � `�t `�` � �'� �i-,� � �'� y �r 'S ti'�,•�.'..c ap , ,�re S + �+u tr�',
� I 6. �i . �r�"fb'1-ri":_ : � r�j �L "." L I b� ' :SI � �._.... � � �J��. 7 y �Ef�7 T," �e ti y'"'�S St���'1 �. i
!.I��� � g `r� ,a �a i� �"h� '.^i i. � �4 �"'�,,�. ��ri�e�'��"�.��d�"'7���� u��„�� �;�
�"'i,�' ay«O E 3 ;:r.�',�^r�xa.,r��:::;;� ia� .- � y "�c�t ;e;�. �,. ���: �(/,r
� 1�� . • �,Tr� �:� �4'1�a. ���!�j )���� Y" C:x � � � .�':� 7 J� .�.,a-.s� �+eti F�� R4�.s �� t�,dlld Il��l��l�� 4',�'�
�� Y� `"�'.f4 -5 .✓'�°j t� - t�a4'� {-�a ����x y i7* i 1
� . s f. �. ^p :A-s .rh ry„F t� .,w�,� ry "tial�d �!:
,,i4.�F!� �T�- �LNNr�. "��� v 3fi i �.. : � � �>s �° -� i ��s t
� r� �' � -4r - �s��r� v;, '+ -�`�'�"�',,�z� $ � °F 7 � � ����
�,�` n ,°d Ii'] a! . '� �ka4ky��" � �i3 nt� .� �, w�I��'"�S ; � �
{ p�� � y? ��r A_ ; ��c r' � ,? ����!"y�4 A I��«s fm`�i �. � 0�,�� �h X cr� . �.
� �p e a , t�?" t � < '� L.� ` C
�'"�� �7�y- II1 4 t-d ���3'ic .; s'�!� � 1 e„ vY .'�1 ��.,��y� � � L'+�;(�t���tt i. 1:±
, k�l I �: '�4,� r>�� : Ih^� �� �'r �5'* : �_ r ti9°� F8 �r�Y,��.�i� f i�t '�,
.(r � � �'�C. . ""'i �, �,� '`,�.x. ��P .�.j �i � t .�? r��.� �T� tiy%, „���a6}�r.
O ��� � � ` �.. �x j . .�5��F ,�c,�.f' 3 r���'y,� W .^�p�a�"--E� �,�4^ �""�r� �:r^,�y��?Y�Saa q�v�:; �+�,;
• "��.'�'., '� � ��;"�� .c�h � '�'„L.,;.:'z.�7 .�i.t.✓'��Th ,::5+`��� �` �? .�..?k,��^��. 7�Pt.�' �7�.��y�+� r '��' ��.
� ,<,�,� .. _.�r r ... '�:+ :.�:,...�'!� -� g `{ f f m , i ti� rt,T w � ;
� • � q�'� =%:iu�.v'<�'�?::�.k�r�-%:: •�•Y.E �,*'°qq �} �� 7 b }'r W ..w
`.��. � ���r��, �L.'1Y! �o ?�. ;� _��q�k,y:�'1�, �'y � �`�:
\/ � �: :�,�,.j w� . �..�.., �' _._ �,► t�� S.a'15`�'2<. r �w �� ��'n 1 �,�
' � i� 1G�"�,rq„ � �1' . R.. T ��`fc. l�Jl���'�i°k r��i'7 ��I
. :, , ..""'�t
p Y� `"11.r. r� Z ��r^r Y .�� ..S"�fx+sl:.' �sa ° �eii� �� °r.a,� .�S r ; �� {{;r f`'C.�! :�i
� �:ru e ^-��,.:�� O , E-- 'Y��>!?"sw. 7t`e'`��'ls�k '���,Y � �..��� ^ ! s" �i �':ik� tj}'++���Iqul �.i
� Ya+ �,� i':x'�a':;...L'i..:�i � � ;d.. ���` - � ���17'3�"�t�r �: �� .G�7 x�' �'x� .v j
^
��� s-„F ,Q- � _� �..4 _ tl,�'�.s? . MtiS - � 4u� � �KU� � . ��:
4 � �RF�" �r ": :'u� R. �i � :r-''�.•i', z
nrut�� .�[:�. ^:�g..{r':` _S`r t�.
���� ' .� p � �hT¢� 9t � .�':�:.;.�3, `A'F�1 � ������� � x. ^ R! ,
� � r �,rP,�`b Z�3i; ryt•�� �.s+ ,� �� . ,��, .
t f .�pl '�a�,ri+�$'-a��;� = I�` � "1 1 _ Fv Sk'Sl r' 's .. , 7� j
�'j� fi .s�, �'� ,� y.� a�h- � �'�r.�*,�i. , �.'�' �} �R""��`, :q"�ia��x� �'��r� ,n-w��c
�� �'��1 ,�.��7a'*Q'�,� � r4'��AVj� ��k�, : ��'sl Y4„�'� :. �`?z i. �l.�$ ,� �'�y�^ ;i
Z � .�F e�{ �r � �, � �w,,�`if`fi � � y�*'"' �� � h t'
Q �(.�I'���! �..-:;+�,� .��;� � �r;��� �� �'�'�� �1 ���.,:� 3x'�'��� ��,,:�Z�"!�'"5�7 �`�_. .
} � i '' � 5! "�'r- �� _ !! R I .r ��F, �
-� r� � i'�e �� '`� � .��� i�R. v . "'� ��.:�^� 5�',"wcY' ,�' _""'? �. ��.s�{+ ,�� s'
Q � r�r �'�4,i�T� � �.�ji r-a��,�r"` r °'`F � '( t'� +t tm..�.� �� l..
(/f �` . � , r�,c'"� s.`�`„v� O �p+d��7� �.t����'y-�`v'�:r�v � r1�I �fa�.+" a;,�� G��'���u,� .: :.
C� � ! k � ,i� . �` ���'`' >L�"�. a ��"fl". �� _ W i'�i�' °"h-5,+r�zs �..{/°" � 'ur'e'�, �� '":
� c� -`"`� +3,�,' '�.t�ik � ,r��d�-'��.�� a� � . x '� �-�+ � s'�a ��V� '��u .
3 � '�f � . n -'� . "�'' x i Y`�t",'�e'� �.°ti`�"� � � i'�iF� �'.�r- 'cc��..� '�,a„'� t' .a3.`sx ✓.. . .
m r 7'° �: ��c� �� r'�„���� a � ���� �,�.��µ�'a-�,f y�o..t^,� 3 � ..
.F� � �+�4"wA+?a'1'�'a�
{ � � �,�:F,�� i i ,� k� � �_1�� . ��. ; ���y Ai o 4
F .a fiz� a s e A:4't!i� '' e. �� ,��' lv"
f'' ! r j�'� �n�.,�,�,.. S-` �l y ��rt 3� .r''� �. 7 �t�M',��g . -+' t.� �;+�"' . '� 1 ;
t :�� �v:1Jt'�'y���'3�-� �'���� ��`r`�"`�,+e'��,r' :� xsr�"k""r� � 'c�, '°�` � � '
.�,*[A ( ',�C.�: �i'�i� � '�������� AJ � ry���� s �f� �� �� �k� �� t 4 '
@$ r- �uix : ��,,�;�x �x��,k � �,��t k�: r,�� �.� f,,�� �
i�W t � r�.yl�' A'.: x�'8+� JL. �'`'"�kys?�Y'`.,,�t�' � '�C+u'E�5 ..,(��,c '�'.,� r.,�4 s . 7 u
�;e 4� i ' f C1 7C . m�r� k a r�'� '�� .r';�k� ����+ �-�'�� i r "'r �
�h.
.. � 1 s'ur T_.. �k� �/�.+��'',x "a�y�`�',s„r �� '' 3 r '`!�2'�� , ^ u�' S,.�.-,�.,s � �} �1 ,�n
7�I.. Z : ; '� J F�„ t ri"��F 4 � �6� 1 '}§ �-`f .a� } '4 ;
� 3�� ��� Z': ��tai l�7`�.� '�9 '�ri r�k � �1 ��i rx"°.s� ?;d`Ji � ��'i ^ � v
r N � +? �+1�'q , �z" � ,.,tf^�ktl �<s �.' F� k4•;�"d�� ..C7 '.
� t:Vf .t i! �'M' t`r., . -k ?Y'`��, . s�",•-"=�'- �.uy 'S� a �
��,,{� �{ .F �+ .�1 ��,'�h�� � r�i�4�.r . � �[��.ysa ��r�i�..-� 4.,� '-a a^ c 7`h tx,����i
1�q•`� f m i r y,�, �� ��`C`,r h a°r��A.?v t,�.��! ����4¢ � . � � t y.
C { . r �� +����� ��td�a �'�"�� ,� �p�Ly� 1 ; � :� '� � S'da�rtK.
�. 4 ' _��rn��� r,�,q���'�;r�7� ���-�� ` zpt��'�'p� ,���"� r „� ""�
. � .'tv � :V1a ;^!np "M��4Y`N'�` � ��'�3�'-a+^t �� �t�:,����' �} �„a'r r}`-� -4"i�"5��,��q � s � '
��t '��'� O' �. � ��7 �,{� 4 � s. �, � �y„�,a x. ��� ,,� z � ,
,'���'7 : � �� Qa.�.,��3 � �7ryx� �� �'�'` ,�i, y , u�i i� ,x^�-�.sf-' �'� ��, � �y �.
Z;� r. � -{'s �r � ;(w3 l:f! i aS F 3' �r �. �,u,� r r �", �r�'���
%Ivn �. I�i .J � �� � ��� �.. �."}r, ..cy.�','S.`� v �r�..
� ��( s � "'L�! p�*�'� � ar '"�',a� ��✓'� kxa � . .t,crY�.i f fi �,x;pa zx�' �r x,�,..
a ."��`n C.,, ��.� }j �� �m!�e �'`�y��s' '"�M�,1.`�� ,�y! w �� �..t �,r �r 7 ,K,
; � .. � �
� ' �� .�,7ati"= Z f �y.�� .r3: �� e'�.���� .� •., ��, �; ��/'�4 ��A, ^•� t ��
3' , v f _ .. a .� ts �Y�N
� t r x� �-�T '� Y � •^, �^ r,�i _ � .}a'a x'1 1 i.
i, � ,r c� :..��y� _ � �y1 � �% �� ' ��,µy"�'{',",` F �.✓-vc �t,. �r. !
�i� �' 4 �r "'..?��F r` `9 '� f ���� �.Z'. .� �� �i0 1F�fl � s � �ri �i�-�3�J' �,., �:;
W .: . � � �� �-�-r k � +` � �
• � -ce �r f� �- u+ i� �,c�� "�....,.� �, �., r�� _ j fia ._ �'t� r n �; .�.
j'Y�� y c�.wpr�� ;� `� �I��� r�"F� Vf ± k! � �'Kr� �r�„-.�x� .�pp ,.�' M �M �
� i •.� �R1; x ti t I! �.� "x1Y�a w y --�1 N �^r-d �y y e��5,1 .
^ R � _. � � �!t�4 �1I�yAR. L � �5.�' �. � �q}"��tn,�y�AG �F'�? '�5-� lr�'^" ��k ( .�' �s� d:
..� 6f�`� •� 3 O A Y � �3' F��� Z i ti7 !�'Lry'45 t�V{l1r A p,^ � ��l.�n` . .
K�1 °{ rZ^� F � � � �n 'R 6�9..i � ?.� '',-'�`�.A- +�:tin, :
�e EF v s ..^.. ;�:�k r �.
K � � ,��*�i�:A � � n.� '�a�'AM�a��9rva t"�-,`r a�� n� ,� _aa ET °^ r`a `� i
6 � ��� �! 4, �a4 �, � '� �K � e-4 : � ��.r€� '�e��a a . ,�q
$5.��+C�F� � k .r'� ����� �,� 4 ���� !'� .�-�".wZ ?�rd �i�x''�� '��+ #4 a..
�' �:,�,k,�y� ,�.�„k�S� '�� .�i...�' H c � - ,r x� t, � x �'7�'`;y ,,, N7.. y4. �y d'.
�,t'€`i,�.'°�x'"�i,;,£� n 4��'6��` `�`s��a r� .!� i� -7` �.F--_ �� �t ✓
'_'�g�� V.l+°i�@s ��,�'t, � ,.Sr '2'r �' ..�x� �e O w�`..,'t,ia z � �:aF i�� .. �N:.
9�y'�� r� a '� i r M� r..�'�'{� F V �` f7 ¢ �w.
'-�ry@�,r��( �������rs7�-Y' ppp 1�k --�at r � _ � .� yEy�y 4'4} $3�r� 1
'fl�l ���t �':?.+� � .:�K�n �y � � ."�� .r. 1 .y� �`�}�T,�.�.�0 '+'?� r'
��' � r i������.w��.�r`-.^' �:� r�rt�� s� �� S x�: "�' y��� ��,sr�, n 'Z ';s�? r r s .
� '� xr r y ;
� �<31Y.v Y t '4:^. �e 1 �pE�f �i ''S`�yr� L41�'^M1. �$ ' A' `c 3�3..� � `_ 4 RT .� "�A� K� � 1 rl
� �,��?4,,.��, �:1 'f�'�' k �`a'��,4�'�"" '' ' ,g}"� }� � [�j>M1� �,.-,Nf��`°� �y;.�
�'� ���� 2!�: �r,��� T��3(�},"�i.aYF . �f YYi��J;' .( � :C /441' !�'f� }""�'� _
� � IP � 'F ��� ��� . G�� ,; �' ���'' �'4 '�j '�+ �m �Z { F r3
r ��' � ek,�-,.r rx K�+��� ..�.b� �' �, ='��.e�,e��x'. a' 'W `a'�'� :N r ::�r �`7 k'�M F r ��, -
b �. +,�• s. �s'.::� 7'� r � r�`Syvtm '"`" r yyyO` � z�-s ,
:��� :..� F�: � .Y;:.�� � -:':' �� r } •4;.
' ��.y;j--.°i,n�i'=<�• e �� 39� i u?
Z �1��%i`+= ;y �'c�4'r a� ,�"���5c .�"�'i'� '': �� .J, r � r^ -�;w t a y �5-�"�a'�"� �r'�3 ,
:�.. .� � -.. � t �
Ll .,-;' ,.._ .. .ce f r�4x.`tr+ �'tlY?q�rf' �u' ��� � �.z�� 3r��' ...,.� � .,� y� -'a * F_'"� 'Fr 7� d' �?�- ?c �','y
�"� 1 ' 'y� ..T • .r V :y� !�T�+�a"C :''L �:" �Y ���.
� . :�: S�c"c� !�g�vh ��'��,x�" x,�an*���'� .� �' c� '�t �* r' 1 � � �. �a ,r,,i ti ;", .� _ uz:.
a ..�..�"- `kt � � � , � xf?, ;�: a F �b - rK•.�� Y
•N-� �,f ys a.:s,Kf'�'a�,` r�„�F �s.,. �,,�' �. � '
� � :.:...•:�_ < `�' $ 4��� �..�'� �� � : F^`"{ ti +c�7�+ .}�'' �{�.r- �t� a. �'.r ��ir..�'}� a ,r�.�,� F.
y) �� �'p-�y�, � b� G
f �
?S't . �'r P.:��✓f"'�r',4'r'.. �`w' ;:�fi�r. ?� a-7x. �+ r..; S f.'�� .i..y,. .. �� �
Z -. , ; � . Y r��i<'r+. �yr��"', �..�,-a'�;y'�,g,�`�i5f�b'�`��;�Y�„�a�`'�F°,,�.. � �'�' t�"�,� .2"-n �-`°'�t��'1v� 3 ;?.J �'� �� i��` '�" �
� :a� '" ti..• ..c �'�,��4ta'�v �„�tuA'" �sM a�+; r h �..y rs ++ '� F:� cy
� � �'' M" ..�� ;?�: fi�::��i '��'a<: a`y..75.,,,?� �y,� �!$�.k'„a,�?�!'�-. � � A `?> rt: i �^l �e�..v� ..�� u y ;
L..+L�+,��� 'N , f ^�,Z,�Yal�s , - fii) 6'09,{� f I' r 'i'MVr }"4 H+,+ � �
m . _..... `i�n�..FF.�'�..i'(p2� � Y • y f+' '�< � X � . : ." � �
r- ...7...-- �w;......,+,.�.t�1d�'.P.h:�... um:i�raeec.+xt�x_«L`�:a.��' ....,:,:�x_'�3fi•fia•..a, '�}.� .�.a.assa'cua:.a.i�".,,,c.�-�.-�`x.»,._u.�.s.,.... ,,.,�„,r{`�A� ;-+ak
1 . :.-�h �,� �.
O n� ��1n, { ..�fi� a
. ..._...
Z O ' "F`
✓
2 " -?�O�at`'.�'` �*��G r
� �� � ��� ��� � ��
y � � �-� L=� � ��t� S� �� � ;,� m J_� ,.
v
�-.,�7� (='•`� � r"''1 y'� v:+� y,r� 1 .�Y. ,;�
�`�� C} i;.:7-�" ,t.• `A� h} .
. 6.9 � f'� .(fL � �I )y �
�.:�:�i�'� �`�� k�;��fy t�a� ,
�'�,
�: ���
� �7
�r
I *
O + � .-y. a
.
� I i. y
Z _..... .. ' C�.�_ �o � 'O' ( I . .. .. �� '�I
�.._,��_ � � * ��
C7 ., � � �
m --� 9��,
� � : � �� � �A�
""� [7 � �,��'�.�,�_���� �
[� I ,� �?,.�t�,..k,t��°,� �,�°��
f I`''' �,�T��i�x°r�t +�^.' '
C � , , ',, �,�r� u
�i '� `. ���
�
0 ( ``., j ,'�-.a.l��,�. s����
� � , ,,. � ��
� �:��
i � ��,� �� ��� � ��;� t:`
.�,��� ��, ���
� - ------� �_..vo-- •- _._.�o. �------'--o-._--..�_.'----_'-_-._-� N_ ._�_�_ Q i ��0,..� �� }
�'
� � . . � �'�k;'Sh„xr�sa x g'�Cti��i 4'i,
mra'*` '����' .l�
O � . . • '��� �'y� �P p��r`�`a r'<'.
� i
I �w� �+#�pi��"r:�
y�, �F���v ��S
y,�,��4�� r+ a
O �� � p �"'k X� 4���tr�
,I ������ }�a��,�'
� ��: �r,��'ak,� h ,
+�^�' so-�` �".,�.'�`
� '^:' ��,��'n ����,'�4',�'`�a t��
I ��� {�°�����n� �
� � � r 1fi,��`'��������
��yV�� y t1���YC���yA
r— . �� �� �
�
� I— [ � _ _ �'�'"y� ��u`�k1��t q���y��!".�
-o � " .��
� ,� �.��'.��'� L'4ln�d�",�,,yiJ r
—C . — n I u�i�.@���, �.r
Z 1 ��.w�v,�,a�n,���'�j'�jS.�jitk�°,��;,
��` ����� ��
(�° �l( .��
�] � (��y�'7���f&h��'y�{4���� �'3��
r � , ���x �������������� �yr.
O �
�'�,y'4} t�`�5.�����3F V
[M
� [� "� �����s'�1� �,k
t* x A+
U �.�, �,i��€,� �S a�a e, r r�
� . � �� �' ��"�r£'i�'� 4;�
TI iYy°R�` •"�,l�t�7a r'� b�
� ` II ' ���` ���. 'p"r�� `�'"",'s�3���� S� �i
u' '� % "; .....����'..r�<v� �zr'!. �:,�
�� � � r ' Y��M�,� �k��' � .
-.,t` ���.m;?�����T��`h : W,
�I '--------�.+ . ' o.....__.�__._.._..__ �' ^ i:a"„7�„Y a}q�Y�` G � �
_..�--'--__.o._��Y.._�_.__.._,..o.-"".--'�...'.�"' ---'.._.._.. E1N.. .___....—�'—_ 0 l �' � � ti J �k'k
r 7------__..____.____. �� ��;� {_,�� ���""��� f;
O � --o ����� F ���' r ;
� ,,°�-`'�t �'�n � °�:
� �:3 Y$r�r�u- � 5-v�.
i '�.� `�,.e '�r4..�.M }h �, �9 ,:
� . . � � � ,�,� r,�i��+�l rn �-�r. .
4 � '
,� a �;a �r�;�; ��°, �:.
o g '�y �rAN�;Fi
�� � e �°sf g a ...
p 7 � i�LS� }➢ri��
I �;
; 3'"n� Y; $r R;�� �.,
�� . � '�`��f r�h'� n}`� �+'f� (J.
� n . 55i// �;}�� ��4� t�' i
li � Y'.—�'�ff�4� k'$ {
F,+�s�u'Sa L �4"'��k Y fk A: tl.
O I �,4:�4��N419i�yV�Ny!� ..
�I �M, ���?az4���, :'� .
� w :�, ��.r y7�FtaGi�+-. '
� � ° `� m '�`,r `�!��t�'��u�FP� Y,i
� �� :� � '�i i�i ra ����"��=F,�,
r ya:� ani�`�� �� '��ui
iI1: ._�+.5+', � '� r '�
U � ��. °} r�tiwE��I�+' I�'��i�i
I T�y� I� �JhK t� �.�th;
, � I '.��'��7.tu.,.#'� (��'�'��1.,I 11:
I �,� � M� �a.
�F•� t.'3�+�`l l ; 4
0 � i,:'•� �\ O H" 4�. � V.r'�. ��, .
V. � h �'yS' �! ', �.i
� ` ��. t k t � +�i3��d t 4�r� 3'
� �I �� � ��".u� �i'J�a y , .
\ a °k�. sY �' . �,
.� t��r xSt ��
O I . i` / .�E� Yi� ! 1 �''I 1+;�
� y t) ;
A ``i , �r; � Li
,-- f �m « , �
� --��1 ._..�_ .o.._ -' —v - o._. — `[�:. �.__.�_I �1 sI — "' �!
�� t�/) Yr r s
. � ,;N « qr�,1.Yf . i
}�I 3..�f s.� � �� Y;
y . � e ,v� �;+ ,1S � :
t 4��,
- . ��.. ���� { Y �
Yy
�m> ��� ��
,{ . o �r s � � �a�r`�
I n . ^'�' r x'a, �^
E Y S1 �g'
� : �m 3 :; �
�
�f��., � ;
�� : ,;�� �
,�^ �. r x , :
{j szy "'a�,.��qy ;
.. . ._ . [) ..� . .. . .. ._. . .. . o ........ .. . . .._.._. .._.a . . .... .._........ o . . . _ . �� '�r,-4i�'� `��'..&�.s t��M i� : ��;
�� ,��: r
�I � _.u1,;,�` d4r ..:.A '�kFhx.�.
� � ti
1 }�`�y ` r ",� x i�
� �'����s ��' �'� `�F �'
� �
at°� TS�r°1�:r4,"� Y, �
i�'k LG:
r ^t. „
� �� �-,,� ar ��.,
f� � �( r�� �,1'a
.� ' . '� .+^}t'nd� S{ ��F�
N L`1� � ��-,� ; f��1`�
� � 7 ��
j i .�r•.�,��,°«k Y:.�,�' � L
4
.\ 1 / I � ��i �S r� .
W E I - I �I - r �
i =
�` 5 I �. �r- � f ''`
_...._. . .... ....� -- -- �
._____i _��� .. _' ....o�._o._.�_�—�—.__w�'."��_�- `�/""� �'`l. � .�"r�Y,- .
s � 1 i':.� I �� y-. �F J
� • I i -5�-.. x t '�? S
� �._o. : a�-o- � as-�' � ss-o" ;.�� �
� ! / % .. .� r.F sx-�1,� p ., �
' ' �cr "y)"� .a�.S"�C.t4 .
� �.[` A
F +� M^f.
�` l rff� a
U Q W L� C� ` ,
,� ,�o'-d � � �, �
m - --�- '
C fc
v y K
Z - -— ;'i;�-
Ll , ."
„ rt r
r— ,�, ..���* .r
>y `�R'�,�, r.
� ,�, rr." ti*�
z ��
�
� ° . ,
m � - ,
�
r .;�.<....cT.: - ,.s.:
� ; ;,V � :
i _� �
� .O ,.
z o
i e°`
fA � �� A�.�,...e��J }�.0`,`' y :r i�.
' ���,� '.uF! �J Ftc.. 'Y'2y :{ ,�L�y� �
• 't� .� �,�.+ �^�":'� 1,{ . f�3 �?S
. t }/'.� ��.",' "/� �` i ��c.
�� C�f ..-� C,Y<r..� d! t`1 �� AN.� �
J •
,, .���;:'.-��;�.
C7 ¢���
O � -.�v >�,., �i
�.....
'�'-.r �s -� fr" ...... . r.-� -
a n�, .1� ::/_.._::::�...�,� � LP,=' _ i*�r „i�.
� qj�:: 3"x ��n���a�k�'a�-�:. ;r<:r; Z .e-�l,'=�y� �::' ;,�ts'?„''�i"''S`''� i .�'°.6= w .t k:�"3��, - ;,^'r�.z:,:;'.�
Z _ ,a1 _f �� �..s-. 4�?;�: rF�iL^ fi'�r„ri'.�� ��;•:�.� '�'�... ...,; � '�G i..^{2. 4t� :' �` x_� � �
(/� ,F: ,g�`�iL �A ,+ S�"; a . y � r.��%.��- O r.>'�. ; �r �r- Tt�'�`� rcp'awl � J-k� ''�.�`"^ '��i h.rx f s ��-++�'
� y ,,""' ,�,,s^' � . �' /� ��'.3 r�,.t�' 7'�"` i.�� C/1 -�.f �� ,'4'*r i"
�&2� � . p .-+�'..��� k. ��_� • ��� �< ��.�, �r� �5 s t ' �;�p�{# ..��
� �a. '�` Y4,..,5 f ? } i' �3"�4�+' � a. �`� � � ^i`, � i�d'4 } "� �t&�- �t �f t .
� � '� � `� � T r �„'^,�'�°',����,� � = i� z• � {� a r,�ar�jll �,� ���' k -� }�N- , �j'�
rn � ',�p' : r"'. R N'H".�'4' �.T� t`�"' e ti� 177 ti„1 S d w� �A av7la�r "mc`.� a.xky *` _.. �Y :.
,��: "`. �` �" ���' 'x Y '-' m tt � � �"�3 r t u 2'y"�r]i3'u�r '�5`?y y �°'� y a a':; 4 �'
� � �_1r=C�:.C:,tctk�r' Y�.x`z� ��a)4'�,.,�y � r ,,.yy �{ j�f � ���`�i.� m i 1 d.�'��'��� �}n� �f� � ��m � .
^�',R�?'�h 4 � .` _ �„ �� ► I ���r ` r""�''� '�`.�.aM a �� 7 e
� ���i�4� u�a s�v� �J,� � Ih�� �! �� ' � »��: ;�i;.. . J'� �' J � a��q� ,+•�„ +tt�Ri�.
� O ��,�;�.r�i n�7_ .��a��z � �� �' ¢"[f-� 4� :.,f�����4;� � � � :,��?: .r ���'� �� �X���� � �I,�.
Z plmrV�� '��.. � .f r�a^� ' ��I � w� �.i'���i� .��'�y, O � -; s � ei
C -M,EF � �G�..-+ O k'���i k Ci't a" 3'�< x,�. Z 1�' 'A , � Y �����i u
� �I 4'��� m x S�5'�"f Z � p������a r �� '`�"r" � �� x � i ��,�t�rzl > r�'h��°y'�.�.�� ��',n ,
� ��`��. C '"w.;:;: !u��M1 y �:�Y .�". '� � ,.. i S�er ��^�,�e ,�di;q:�y,�__r �„ �k���..�k;�
'Y�'Y.'�y�� ��;. ' il.�m"A�R � � --�[��'�..�� , "�,�u� � � �3�� y.'��- �`:F'"�'� ... '`�'���"i,b a.
- k,':i �*4 T` .F'' �i � ` s�'.`w��'� .�1 � t ► .. �c�.. �' � � {,.
x na_— �t-F �<_'���� �" , .�- s .a. wi�� �s .-��. �'1f '��' � wo
m ��,�� �.�-.� � ��, ��..* � � �;� � �- n� �� �A�F��� �.
« �� ��n �q��r�' ��.� . r < ���r�,,��f' � � � � �:� ,��,� s ��;�,
,I,t�` W ,� ... "�� a�. ,�r. S ��-,� s` � '�4�'^` �. �� ��y���, y;
t �p°' d' C �
� �'i `+F� �f�13:: ���, � fi'���� ��a��"�� 7�a,� l i :C �� �� s � i a�d ���, ar.
�� ��,� ����� -` /`�,^�•� �:�'}T�I''�` ��. �xf�V'�91�'2�'r'K f. -t� ��,p'qF�v6-v �v�°'��� .r"i:�.
C `� 1s� Z T �::;'; i;;�¢� �'�1�1�$ � ��' 4 r .�.� ����na��e r
C, � Xc � zn
ry �" ,:.. � tl tG`a it Y � 6 �„„r��R; �,3 F1Y�rt� �7r'iF �a�t
�1 �yj � �� Z� 7':: �!�i��� x ���.'A °��H �'U���Q�'� �5 , q yt .�, �+L�'r�fx�,�r�� `�-
� ��.. {�i .n "��µWb, � � �¢. �3 i � p1'�y� J p,�1pp�� .R�� '�i
�i� �n_ :IT. �M11411''k�y 5'�.�„i� f � �,� .� ri}. �k9 &d��lliF'y51 �y 1 N
��:.a.� ,� fi :� <', � _ . � , �
� � 2 :. , �: , � - r� ��>� �'�a�+ -� :;
� :�, � � � � �
�� i� j �,"Z �. ,, '! K�1 w r �'��"r�"''�a� z � � �"`
...�d r'MTii- .c'�' '�'vI"��.�5' �4 �i�4 n.,� .o,�,; �
t�c y�] y`�„fh �� � , �����.��'�y�w�.�,t���kd�ta �1,'.
i . �R1 � �i,{�,'`3 ".'�� �vt�5 �,h�� � 1,.�! t�r�,'''��,}t i.i,.
O , 3��,y � � � ��`i�!yE r"��yr.#'�. � LX�y�'v �� .�v, g°'ar '"" a �.,��'a`�al+``�`�i�
i p,� i"� ... ,,j"_-. . F, � . ,�r�'w. ��+1�{ T= ��A,# 4��E�in-i�Y .�s.,y� �o rr,+..
uY � � �rv� � t kh�( � r r � r,
� ���,�i ���,,���N Z�� �:.,.r �"p'i��' 1.� o: A p. ,'��'.s ;�.e i N ��}� ,�qi•-'' ?,
. � ��'! � �-'�€e.� j�.y ` t �z a `'�' i ,� �t i '' F���"'d�,.�„j'�`�'qd�'j���i y.,
t�(� �r ' ��'�� �r ��� y` ''`' � ��d' � '� Y '����� ' ¢"� �'��Y� z,FO�Yr4�'�N�
� � t �� . tr.��. .x+�:i f W F � u Y`�+: � r, S�m, s �+ 7 4� . .a. f
( � � 1 a� w t �i� w� .:. r�; �t'F�iu+ ,�' 2xtr"z c a"4'� T `Y) �+�,1�ry
�i^� �r3 �j ae. : �4 F y,dr. �4 r .r.. �! =y,� Fi r�r : b�, �f: n r ��� �
rI / �^ '. 1 I � �'• �7� 'f�1'"`?". . y�'�Sv� 1 �.
\ f�. � ,` .Fn�� .��r `x: � FI� j .� +r4�'S 9:.:ir2, #ar� � '�F,� �r �'1.�`,"tm?j�'*U'� �
Ap �.� :�=� : p', 'w � �r ;�r „"%5?`�"S 9 w � b ��.�'#�' ,� � ",x '� .,"s'U�k a. A
S, � N�=c ar W i � r . .�z.. a s+.�j ��� fi:'� c�-`'�i- n Y�`�.�'-ctz'",ti p�°X_ .
�r i .�"�^t _ . �N� .:.� .y .,,9�7 ;:';�. ,..{' � Tt_`� �•,� ��yy „�� �.. ..
.. � -P -�� � �`�� 1:+G Tua � e �y,,,�'Sr o '.C:
� � �7�: n. �ys,�f r'�,�' 9 k�� d � .�+� a �`,y� "Y �ls���� �.'.5�����" '"� `�S'a`�h �V.�'�kas�-.� �'�?
O ��� �� ,.�°�"��I+�� ��;�� � p�q. �� yi� L� a� � `p+{I�`��x� ���..i��F' �L y�� t'��'�t�� xla.�.. �4:�
� P�'T��' � �,�1� " ���:v fit -+�' k' ���p �J^n k: . ��� )a�,W
� +��❑f�� ��,{ `� ,� �� •�L-, S,k' „� s �'' '�,� �� t�� �' , �`r'��"�
x�!fj��+,, �^�-� �" r:. ��t���4y� � -r �' �'"�:J ���,"'�9�'ti�'t m "' ��"�,'��Rn N�4""�`��` ��
� . ���(��"i�` ai '��� � iti�'S.'�'.1�3N�u�W.._'+.�'�^ ut9..�i� �},,� �' . �sL ... k ��� �-zis ti �y ` 63�' '�` � ' ?
,n '!{{ �
C '"1 �7ll"�� f � � F U,7�,�Y 9'1�n }�'.
�kri� � h��� �I k� � �a''� �I� 3 t�.' a"�-��� ..h+ ra= � �..s�"E p r ����3 ��,�,yJt q��"rlQ°h�'t�. 01
-s b fi,« `n� � ''�'s ��f � �[ ��1 "`x+s �"" z:�� � �.„,r����y i �" � r� .��.�c"v" Ryx`a "'
N � I P"' � I '� � li1,�A � � \� '1lFQ' M1 t 4
�� L, -�+; t �.,a2's': .�.. Ir�l ��... ".�'r�ri � �',+i� �i�v �'�v.s�`.rf�... 7�'i3r�5 � �ip� k,^. �`
� .� ��F � ��� - �� � `rr ' �'y4•4�i r�.'1+h�. �'x :�. �,w'! � 'M� a�� ��e* �
� p F N P,.* . ��r�i,�t� �.."�� g� ��� �k, �� �. �t- �.,r��'�Y„, �'
�k� � ��y�e n' .L"� ° �y�r'z„_�.h� "'��' �y�. f��k�..t� .r�r`K. } `� Y." "o�,� s�s.cY� s �
�, �. �,u � sT'�'�".�4 F,r'X ���� u�'�'� �`� �:��y�7 �0.� �S� y"'�iZ��'kwf'�nk+:,�.: .
j r �§ .a ,.?ax r,£! -la L w � ^�, rr .� '�,,.r;��. .'M T�� S, �
p,� 11 C
O P ir � -s`�'-�s^,Yr hr� d�.�� L� , y�'�yahA ��2 £��' yl�'.� �"�f .? x` '.y ,
�F g�i 2.�,.� �,��,4., � �s y: �/'� 1� [�T�T �. y� ,-Y Et-4�,. �'� 4 'C�;4 i
,.� F� �n �:;1 k r3 �rn 4 ; 1-� o �q,r r - 5 �1 l�$'"'}tiu f 7 �"�r�'r
F� ,.�k3° '"Y y .-+`�: "t r a� ^� �G,�R- �^ r �7 �,.3 aw�3 ,� b 4�`"�: K °t xJ i
�."��� � �'�'� F �g< ,� �,'� T� �� •4 � �'l�i� Yu ` ra h y�i� 4. s�.�,� + � ;. �.r��� r-, �k,�4'C� 1 C� 1 c
il�. �� '��;�;, �_�e y �, f � �.,;,=; fl ���, �,�„�„s�`�t 1«�: ■�h�t��,t�;�.�r�a i.
�%rc*,� ��.tv{. ,�' q�"����,';:: s: , '� �� � �'farri a �1�1 �4 °r V� )
n � � .� � �, '� � ���, ���y xs t ,
d�� � ,.�.s;. tl� a �.{' �.� i�' � . ��� >��. i K.��r a k� � ! �:
t y'����
[, �:. �r�� � �t'���'� ,;+�3 ��.ry� �� ' a v�� ,_.<; g �S��`�` ¢ ' ��* g�' � � �pY��'F��. a;
, ��il k� �.����� t`�i 'A; �i 41,�� ^I sY� n.�''� �'*,.i t'�� F!`�y��-� .
■� J�� � 9-.� C AI �x1;.- t � 2�5'�xtr,�-e.d. h+iF'.i .,?tx# y,,M n.: f..
� �'�� � '�y✓�,�Pr��are� ^�� �,�°� ,`.�,3't .�e I�.. �y� ��� ..�7:3 y,�<"� ��ki���k; �ai �.r.: ;.
.3�s � c?��, `���y I + �� �.��-�"% tl i�� ��'k ���;� t 5x` � M'��-�„}?y ��
� � . �F` ��'��',y.`. �� x-�`���^F' �:..�a�kT �;'; t��;��s� ��'�"� x�:``" ��i/�'T ,��P {r �s;�� �°
�� ' �~ - + a��yi'xt�c-,i- �"� �9 �4"�,�'i ::1 ,. � �� X >rP3 i x. F�'��.�,�„� E3°6��+ �}�. 7; ���.
� . .� 4 ~riY . r-n n 5 ¢� t-�k^ r '� +r -r .n �''�fM�
=�?.�s.; ,a-2�. 7'H x. � "�i�i � �t�y� ���,�`�¢G i Z���t� Af �
9 � � �,�g� a�'} oP� �� ,ty�y",�.�♦ hy�a��,�N�Z Y5'� ��", -'� . �r+:`i���'��; ,, a..�j�.�r-� �°�• �� � �.�7' ��'SL� i
,�� r' �� �..����rrf y A r�{ '"S ����.���HS.��s-a} u°�rf �'�. +k', a�.��p�� r� �^ . i�;.
O � `�✓�� �,4 �,.� :`'et��).s"'`d � � "��� xi�� � rk L t Y�iK� 5�t �
T • ��'�,r,� tyT ?� Y s.:, ` �'F r"�z�Lj^ t F ��' bart.� �,� .x . gr �Y!�"',� ��'�—f�i: ,�'S,�ktY< .
I ` -?cF It g "`� 4ei�j �'r�=� �,�^'�f��,,�rf a�y�r� ��� �a. ,q �t I'-.~ q 's A i��r � �' dr ,!"Y' r.+ � ,.
��' u�� .�T._ �rt'" Z� ' .. �..,r...atk..a�F:,t,�F'ra�i :�+truwh�,.:-,,..,e+,vr��-.. ''i�� i , . � Z � � � 'ti t p , .
�F
c$ �..-r� ��.-.-. ' �f' � ���'e�.1'a�, r,..��-�`* �
��i � ��i ,� , s 1 ��,�, � ��g. � k'
� �I C �{ �/1 �� "'r,�� �, a A �ia�. '��]'_ `R?Fi � � '�� .r`,��'^.'i�'�,�°�' ytit� a`'ri�
�� f� . ,� 1"' A� O 4�r'�q �t'- �r �'rk�` � ee.?''-; .:w�nf �'� � ,rA�� '��'c � d o-RS .
�t i .7� �,°'. vv v'�.�`�'F ,F�� r H� ,�,3�� "`3 �a, �`, "� h
� yx.rt�,p�!,' � :r � �y C � n',i.fir� aF" '�'.r �'L�i'� .� '�'.uc� a�-�-.. �r x � :.t^i�a'c« r.
.it'f''��'�.� ,e[ Z '*1., � �y�ntr.w�� ,E£�`,>a'�.*,.se�o-i�t5 .,.r� ,.+ k W' �!;#� �. �^�,���`�.`� � �y'�'� �4 M ��'F�
1"".rt 6Z Y t L
-F r r�.Z= = 4 �:'�°qi� t.'+��'��r-,x .. � �r:. a �- l� x+� wr ,��� j � �,S � �i ..
, pk 1��� n" r ,3' ,� .�.k'�� .� �„a .a*{� C #a
��p �.:".."�t4� y.:.;� 1'17 �� �� �`�t �v` �"x a k.` "�' �; o �S
� . t'`" �Fs�Ir�': ?'� K � f '�P�'. +� ��;� h' $
� � `���".r�T : i r ii�! IP"� � I�r�s�a�<3 "�, �y � � , ��"�.�^�,z� �.� '��� b��e
Z a�P� � � �y`n.� s; ..x 8 �� ���K� ,��'i'i �r.���., _ ..2 � P �%;a W . �f�«�,��,��fy' 9 r��� ....t . .�n�
O7R fF �.-^'�x�m e' � � � � �� �� 'lm(�� ��"..,R� 4,FG: � .r �n{�.£,�,m�, f°Ftii 3 t ti. t �.
; ��� �,,v r� "��� � ��: ;� � r. ��,'�4� ��%:?x , �F; i s ��4 r '� �L,�� "" .e
� ..'4 �r�� �]���s�.��i � ��s� �,. � k yr`��6fi��. t� �Il�a`�i I'�y i�h��?��,��rt'���� `z� "?'-:�"� x :
O �:.}��Y. kY ��;��� .� Z {�� �'�I .�tl����.t� ,-1 R +),t�4i q� ����� .�v�a; r� �:�1`��,��`�4r�� :
A A � �.(F ' �� ^�-,' r ., L�"Y�'i'I �:�" ���,... t�. �}� �"'i�.�{( s?' � ,�� ' ` �.�"
� ��� r r�"H n ._C� �°a� a PN""o� °�4 2F' atl Y: - e7 j � '�"' ..t � .�4a y.ai t �� .
�• tr4.��-x �, y`k `.S"an'+a. . � �� �'s �is � .1 �„ .�,3�.�. -�:
�"' �,,x y < �=p Z: h �'�i v�jl�s� i7.► t� . „��,"',.,,a d � � ' �5: i r
m �� � ��' ,��O� �i � � ,�i „� r�!'r bj ti, i� 5 '�,C,' a+�,���ti tj
e
vYr`.tx �' ,r. .. ' ��dR � �� �� 7 .,'�,; e.� -� :.+.. � r�r'!`� .'"n �. a..
� I ,,, �^'r �� Co° l� �� c�. . :x-,�„.� -n.�.� i� �. ,
� '� s Z gk��fl7° �i � ^1 "�v; �� "'� .; S,G i� � �� ��a'i'�'., '�frt�Z� �i� �'
�y�r0 �; �,ti m�; ��� ���,4 s�,�.. ;� � �; 4k
�.,6 "� ._Oi :,y�h� �-'t'�'Y .Z�'4 y� ���f h 3 ?.� „&
�`1 ` 1�tt �� � ¢F a<< ,�� ;�: ��� �S�w�-�j �:rn f � ,�r
`. ��k �i��s�?• .i. �� �'a !?-� � ya��'4 �� -..'c;i� m�;�'� - �F����� �h ',.^a
��,s F� �� O; Mr'K�'iW�:P"�Ip.t���i:k.'�tnv ��,I� .��s �/f Syg� ( 9`�� ..� r �'{ .
} �3'$i �� �F� i +Ri9`',ti���} � �1.. .�i t' r f'�7 t..
�X%'� / �€�I j t`� ��s .(7j �'.u` P.i,. 13�,r�4T,,i o �" � ii � 3�.�� �`�
'� x'�S7 l�r`�^`� +9 f ���� 'i"���'x ��'� �!� � � � ��r n k. ,
' ,� y'��,�. 1° ,�;; :3 t�y 1 1� rRx�s�'�,.A�'s'hx .��.�.�" �:I � ��..y��i :. ,�."a� .,�' '.��� 't � 1
�p�'I t8'� TI �y(t 1 �'FPS,. " � S°'«''R.i� J S 3""
�.REI!�s 'yF �"e�'�i'i�� � � �' � � �h°'�3���m: r��l� r'��x4.F as:;$ak s
-CibS� � ��� � �(� � � +i`'M"�,�''�,'a`�i`�°Ltr�. '.>�,� 1�µa �, r�„�, K�* �"'' 1`
t �" f� ` � � ;^y � ' a�r:� ' �7 �� � �Z��wy'C�i �t�,�' � ^ { �t
F -j �-^�� ..�qig � � �^`� �j � � e �fi 7 .v- t r�.,,r �. rj
'�� �.� �e 31` �?' '+'�1 I � .�� riy�i�+Jt�� �,,.� Jy a ��f� s i
4a �' .rk�; &t���'�y J.h �,� .s- ' �`�1� �md I �., �� '� .�� .i
'-� e �'� ,� i y . �. ,�. . 4..�� F*M � � .� �
;P{ r n� - ,�-'�wt�,,,:,� i,s:���1�, r f.�,���.°'�s?,,�.,.� i� � .�J��'���'j ��� a .�+�.t= �* 4 _- -
t#,z �.. �.e 7•. 4}� '��"�h ��� ''k�'Tt�`c��FY rr�; � �NS �:. k,',.��� � 4n w i,
'� �"1 + 0;! . ' �� :'74 Y-' -_ ��a�� ..� t�� a�, � r
-� e� G v,�Tf9rv �'?�x .�a'� ,,,�� �#`h � a. . � :.r}�7 �"Yy���'
t�.�r 4�n•� .� �i� w �p3'w f'I�hC q �^,� �y� �3�7 � ,�,;,:a l Y.Jf}fwy, r
�>*�y ��� ��?� �T�1� �.S��k' ��»'��4i r �c y .:a; '`e��„� ���� � ,��� �� ,.,_ ,�,c 2 �.'�"`°�+�W 5..
�ic��4 e,� G ,�.� �g. r � � '�y'� '�fi � .,+� e �e.:�+�, �: ��"'� ��.� .� � ��� ,
t.l:,e,� r i�,�,t�oin�:# °'��"��f .�� m=���a ,�''��".�' rq�t�a �d ,�'a�,.�.�x *�:-;cy� �S _.t�J
.,"c Rf.r t i d ; ��'� �a� ��f ��v �A r �
�4� r a a r +r i t q U s �. �-..�J m ,�}a { �.�'s�'�
�' ;�i`� � `'��1 A:� '�I�� �., c� 3�*'�� �.y�'� r�.., „r,�''��7C � *x + r r s'
� K
'�' � ��Fg:�,� �r ..�y �'_ir�� ,�sti ��,g,;�"'r�.� � �i�„� ...€c -n •s,� x ..:r,r3 =,;
i
F m!�� * C ` C`� � �{i� �'�"yr '��r5��� ;y��� �i���� �.� aZ� :h� �„( s: <-c. P
'G
` ��f �t�,,,e 3 -r � �7�� '� —4 s� M i �-
•�ia ��Z ���a ��4'..>._ ;:�''i�� i"O S` ��n' �ir * t.
�Ca.�� r� i ,c yfi -s c� `x i �'� e r 1 �'� � r .: w%€
�,. �� fi N r`� �� � 1 �,"� # '�S± � } �ts,�`C7 `� x �' '
,�� „ ��i+ ,z�� '�� �� a� �k., J'�'F�as�`�t a�'i , & �:x'�� fi��r,� ;�� �i+s�n�•+t s.�,.y �"y, .,.
i�b�p��djk�+�� � �j h�i;.a4'��d t;i,�*Sj*'��,4k�S�� ��g�" �� D�+;-H� ���� �'tat '�'�"��,h d �.
��A�.W�C 4*a-� n r" . ,..n^"��4 �k��F� t�'yt'+u�� j 3� --' �A ,{'� ,r�+� f ��'^` � a.c
r4��h 1-�: I�:l +n liY Er�* � y yii.-;, m��Z'i 5-`r � � E .
'.� �;C � �0.;' .�,� �(a �.�`��r��,a�n�.+� 4 i�? �� �k 3A �C�. � z ;r- �,�,
�r�t�k� Z,sT D: ���4���t} ��d�'"�r-r� ;") �s � �. .,•, n 4 � f
��`` a�� �� Z��;: (l;�n'I�vr�� �,;�..`.�t.��'r ,��� � p fi��+vc�A ,C ; '� � a re 3 �,.
,,��ti�d c n ��'�G��I .5�a���� � �} i+ �.� � ��fth r Qn �.�- x
�FIj ��T =S?' . � t��y� �,t'�'�.�P��� ,+i?. � � �t -Z a ��v� x.. c
3 r�: �' Z ► � ¢ '� � � N
� ��{ '�4:�/� 4'�d� ���'�Fy T� �"�r��� �`� (i � .?- "� � _
Z� Q a �v� '�..y' �s�,, s� �' �� r � ""'� y _ ., '`'�� �� :
r ,F m,. .O� C,i�� .�ttF��`�y�+', � dya .J'y t � n'� ��f -. �
0 '� �-� '�' T 7`E� � SrNt RVLT& � k�J'�� -�.*
� �'�-`'Sr .+ � ���, ilh� I� .dt, �+�_ �"x � �.',��+r i
4 �°' "� F�. y Or A: ���,��t r:c ,�f�v�,��. ; F � �rE ,zs��,�,� ��3 ��
� � .f,�t,r �-:? �._s ��»..�� U ! ..' y� y£�' C .. a
r�s � gf�✓A a'A y:- ihlc.���"'rl ,,^f a� t �t. �-' F,�`'
� i - r �.1� r:iL<Z � � W �-� ..� r. u- .�,9 "'t r� .riN+� sT� r �� � CA °� ....r�a
t"' y,,F,✓7� . Ro' �fi `�d;l'y =►; �Fy �&�_ �c k i'`,r✓7- 4 �� r . Y -�6��� �}'. �r`.�.
� ��T fi w 4� � Si��z.�tt�#��� �'. i�e �I' 'K`rr r����:-,r`.,r• � �.`"" �.: n � :: 3 'c .ik-�T �.s�� e,.;i•,,�`i.�4>� dM �,.>
-{ �, f��^-� 4 �s� t41"": fii��y y�r',r °f� �r�t�g� ,� ,s � �� ��v,r w�,' ,� s r s
� ,,�r��i��� �����t j�,z�� 1,"'.: �la �i�i? .,�X.`r £_s`�� 3;r? '"k��!�'"F'�_: '�� Y,�``�rc a.. �'z- .-TS `rJ �:
Ll ..w���s:�«v�.���� ;E,.'-�+E' �+':�,{°`N r y"- s7',.r-..4 �f�. �t' .��^'�� � �, Fi.- �� .� yn ; f,. �
m .i '�,i.1�r.y,a d;.,�y'��{' `".��:�� �F��,. ;:,� �'`3��..,��� �t °.�,.'��"',�'y, t�Q r ,. '� J;
r F .',r,,,z� ,: , �. � � ��f�' �( sf ���r i�a 4� r�t�,53 �� r r
i 'fi-.�. ..,:� �'3"�;r �. .. .u��: ,-a.0 w�`v��r.�.,:�s u,;,�s.,�.�3ti . �-
_V 7 ; .
� - ---- ,e''f�7 4`�."'"i`,a
xa v-
z •� ,, �.14,�.�
i i'��:a�" y"°�a '
p � �+ �:aa,� �
l9i� �j � 't ,1 C '' ^�', J•` ��' F.{Y� s � r ir%A
� �i � !�.^ � . . � <F 4'� � tl r s, �
...4 4r4' a�:�. .� �T x; � �r
,'�.�i^.� ��a �.:• f..J y.. ;! � tt: ,� � � r,j�
�, . ;.:t�,.� �. � � �.�,� _.a:. �.�K
�,'�'�"..����r�? s,ss� r •; v"-, �� �
a`k' �� �' �. �� �:� �.` 'r� �
'k.�-+�.�:�:'� ���*�;��..;.,-Y �`���
S .��
� T.is M
�y4�I
O , 150�-0� � ,�k�
� ���
z � � a c� � _ ,
n ; � - �.
.�
� ��
�
� � as-o � as''n• � as'-�' ' s,-a• .�°� ;.;�.
i �
� ' �' �
� �'�s��?�y* .�
� �1 '�' �.—. ' � I I /'� `"'�♦y u��y��[u"� s��W"'#�,�"':i4.
N'
C 1—~� O i O �—�—^�^Lr"�'""--= i \ (�. �_ Y�1 �'0!"�� \� �d �'�*,�1}��
� S� Y�3� .�{.�e:
� � ' �� �i°9°��T'�'��
� I �;y�Q�^ra k�N��?�if
� � � �� $' y� 4 F:
r , _ l ; . �.�.,��� ��:
I � �'
t a"1
r
� ' , ! g '. "� �e� .i'1,�,�, .
n �,
� : � � ��� �����x
O � �
Q i � ���������� ���
3 I �. '��'k y �.
O _— { i - i R�-��'�y�k ,4�e"�,�q"�we��m ..
� - - ?—- - o _ _ I _ _ ' �,����` ���,k�n7. �;:.
i I�_ \—O � ..nPY 5,T?y��3 "i
I � � y
1 �����'T� {?
� a � ' .I ��'�'t�",�,r,`�a���r S�r�����.;,
i a'��c 4 1, �` „�" -
r ; ��,�}�������.���
� ? ��"`���,�'��'l'' �.i� .ri.
1�,��y �R�
� �� b '�"i'X�`�+rF"� � Y.
Z I ! . �'�� a �.�+W�j $ �,y�I�P����n'�
� , w�����m. �� �
� ,;. " �y�,��*�+x. w
� '` ��� ���Rr�w�����.
'--- ' ,.,f= �.�;r r �*aI���':��;;
O • �
' '�aA� �a`�,�� Sy�ns�r w .��.;
` g'�"�s;�, `�'3�-.
i
%`/ 3�F�v a .v�����`kR�,��, ,��
� -— - ---�---- - o -- - —� --- - I n � g,��"°� �'a �;�;,"���r}�''k
� I '��V" \_�� � h k�'E.+C..fy��tyk'�.'Y�f;{,� ipi
��Rf{.'M �
� ���� •M�K�""t. ?R�,`�j����
� �yy Ca i �#��.iz,H ai�, .
� � I o ����'P��"����r� y�
� : t�t� k t'�� r
i � : jt+ir�.+ # ��i� ��kC�,���S:
� i „ �r: a �F�l`u 1 ���.
� i �''�^-�•`:�b+�, �.
� I i' a�n*�m '�)�"1���i� � �,
O ' � i`.,�s �i�t��i ,� ��`y�}tr�: '�
i � ; �• W'
J'C 4� � 'Ar�-� r i . 1„
� � I t.-;'�f��`��i`nFt" 2l;'th�� tl' ,Il'
'+y ��:1 E l g9 ji
� ��7,�e"4°7 4'w ryS V
__�..._ � I � I (A�Y��� k 5�..5`�b �r F�'�
I F�'�. �y�1 +N Y
,� _. ._.--- '---^-'�' ---°-- ---- _..__--'-'-_..Y"' I ^--� — ��%���? � 4 �,�1
��o.^_ ,.,_o ' � �d'"��� #�. r« �`^��-,��'
� .__,.—.__ ...i._... r,..i �A� � � ���,� �
� � � �;;� � t` �.�"' p;
�`>;,r'- tx��.��"` "t
+ � ,�r.; ������'x� �
/�� � x wC�,�i r '��'�'14�� t� ;�
a `� 3�1 '19�=e� ; '`#
� ! �i'�t"+�'F_�fa� ',,s�i..sE��ti4 ,ti
�. �x�� A,r♦ .
O � ! {�����n3 a f 5 �
I � 1 `v C'i ,^2L�F'A�.!i'.�i �P�. �i
� � i • o `hx^.�t �'' y a. i'.
I `� � � � 1
�/ �� ! I.:' � ` a
.t � ��� �� `� ��y
� �':
� \ `,� ,�r�,��w��yE�,� 4,,�'
I � � s,�p�F
, � . � `5 }�:d°`� 7�.�4f' p�?4 .I'yl
� � r' �f#, ti ba ER'rf��x��,I��
� ` *i� 1^��3 ryty$M\•i/i.
`• o i ! '\�J u h���' ��s�+c� '�.:�y;
O '` i I�_ 0 i,y— �7�h�'�1�1�Y q�yA'�'��; �i
� � I I I �.��'"�i r�G$n��yA�'s,�'�: Yi
� � , ; • � t�I'�'�,1� �ffir• � ;
�'y � �p, `vr S �.
' 1 � �� �a�F'� 1 S'�i d-1t+�'3 . �.
� I ? � i � �����s�r7 s �i- ';:
� I �. +'�" � S ;�
r— I rn7qRS n`{Y
rn ' � a: � :,TM �
. I I i '"�'�,�-,—�ti 47,.+ �fi,
� ,�'�v'x J�^ � ;
� -+�n't �
j �'` + _ s'��' �r i
�:n �,� � �.:
; i ��. r;,;
yrn
--� - - -- - - -- - � - - Z � �,
�__ ,.�.t� t{
I . � � � � ' � �� �
,� � �
� � �$
��:m �
a , i I ,
�� y
• � � 1 `+, �{5 G� 't5
� ° ; � k
�
1 I ( � j x
��, � � � ` Y
Y • `\, � Y
� �f .3� I
�,
� F A �Y
i � .ii ': � xyr:�
I i ��/ t . �
i �� t �
I�:.
� l . . �a��� � �_
' , 4 F �
_ ; . 4f A .
N -- --�----------�------; ___ i -- ----- i � ___ '
,__.._�—- —.,___.�_�__...�------- �'�. _ v.,_n ,c � � `
��� �xtii t �' `�'� �"'
• s,s 4'
' ' ' i - Fi�;� 'k j Jt z` ii:
'\ . � l � �`�,,�t''a` ''� if :-� r;' .
� . �� u ���7 x '
__ _- N/.� E � _ _ . _. _ i c e�l�;�-c��i b� � �2
({.i�N� � ,c�
� . � `+47�'�'k'�'A,�NI���s�4tu,�p
� � I �' ��h '7t7SYNkkYI ) 1
t ,��, �s «,;�f,�,� �S
S ' i . � ci' r,:�!'�T���y. �Ah
l � I u• �����j''�����rk�� ��,� :
: � i � 3
3�._JWn}:+'�" �r,�1'� 3
�{a1f:iW��7 j�f t�
f� I ..'�� £'1�t'tF�'�.l r�
. � I I ( r 4'4� �-.�Rk� .
I, � I I � ��� '�5s��•
i
- 'r-._�"'_— - -"-- . _ ... _.. ._. —_ .. � � ��� 4�.?_�xs,,t� �u.. t
r
' -._..._—. ._---- -- - � i3
. __..— _ _... .___. __..__...--_ ' '- . '`
r;
a
� - —- —1 D J � �xr� ��� ;"
I I ( �J ;?��"`sF�,� ����. r
�.;y .Sn,.'�i�"S 9� {i )`.
rc �_�
�D � . c,,��'�`l� �
C � � '�� � ��' � ,
� ��� r ' f�
`:-r n�:'' ' N.s'
� - _
� r
H � �
-� d�� � E
."C f°`� � C.w��.� �_:
Gl . 3:'? r ., ��
A ..::� ��f .�
m Y� r
r � _ .,
-y-I °V�-y ���£ . :�
0 _ ._ _ . ��} ~* ��.�..,c,F�'�
z =:o ;�- fi
N _,o R F r,; �'��
x n'o. � ;n
9 ,�„� �>
y ^�`\ ��''` %'''^,. s r
� �`;�� ,y�J � �� ' t.
_ ��� �jS�� �id �tf 1`''?� fi'�.� .r,�:s».n ,�r �?
h �`'�� �{� ,�k ���+��
f �`�,-�-��' A�"��i,.i i� ��'�h1.�s;tE';'S�
, _ ��'' ���'
x�
� �'r
O C ,, _ �
` P .,�5s�1-�r �`:�.,.: '::};4�.�'3,s-�a,d�`'�'�a�„' .'�.; (/1 ,;�;,�,+ .�e5. ,e.+.�,�&�u;. ��K :..-,n .. ��
Z T �e.h�i n� .+ �- � � �.� m��` .,.. O � y�.P�rv-��'�� �'"r ,5��`f''.i}� Z ��x r a � a
(/1 �... ki�r Vf ,'.�,s ;,r�y�t" '�+'�i'7°�"�� 4��,c 9 �. a O 1,,.,� � �1 p*s . �'
� � .,�{��-}.'�' "'i '� f 'w,��fi �� � .a�E�r'"..T '2�F."- �.`�"`S.,'���"" *er3_ '/� � � F�:y-•yr�-�'�*`'� '.: •:f'�: 'w.*,,�.
V,���` x, :x i i x r���-rs�"^1 e•;�,.�-r��r�� -Y,F* �' :�.: � ,_„� u_ �rh -n c� ,�., �:
fl7 ��ih� , ?-� s T ',�''#,�t'�.�'f'x`�., _ �=�s�'�� `�5-�.-�,,e�'".S-�:c� �.���; T �i � ��.�a ,yr, s'`�� .�;. - r
r"' K' I r 5 f�--�s< 1� °� � 1'; ".�-. �"�.'J � i �"�s+r�,i:� °� �.°�,.:::- ..L. $;.= �e{4't 3�' �.� �`-B'f�:� i
� � xy� � t .d�,r� Y� �'�"" Y�' ��f�' ��r9,'u.-"."° ..aF:�''r� �.y sfil ..�- �a' � �z^,�r t.r-
�ii� � 'r� � � ��.�,�" '� m `"�"•-. r L:d� '�°�:.L�P+',"�^. �'N4 y'r'X; m }�s'�,;�,b3.^"# .�-w�.����'(6a �'� y ..
� � �l�[ '�',�!;',:.' [ �,,�y'�i�s � � r .a� -q�.{-�,i.x '�`-*:� ,X:: r ��t ��r�.+b..;.,.�ri^��'�:.,�,.y r��� i ijs^}1 di .�y
� ��y i 5 '.ti. � ( ;�"��a ?��.'�J .::'��� ..�,,.:�i`'�T,`:_�.., sh,..!' y.{ . . a. _-`° .�,y`.�
'.Y.. IdGt .� =�:af..„�i`���fi�y:'S'xy ,F �Fk�a;�'.�:r..'r-.`5".r . .:t_''�' s :�.i
F -='.;: � :,���',� ':�� ��...�- _ ,<�. .r� � '{ ) �
� � <�: 1 �� 'i �.i� ( �
� '"� ; � ' r � � 4 � p A '�: Fh�'�' S2nMi 61 M�Al�d`
O ���I ..��-.?�..�`r�:r:^��s`: O �,�'��4:�� � �'er� �i m�;� ' � `� �k �� � ���.�:� �iS ;�aKV��:. �, �'�?�`7'
U "�*'� �. a�= �j i%d' �i �" n��f r.•e`y`�:°.! � E i �d� �.'�i,, ���. '`K. �'
C Z �G �i'n?x, �i ` � �'�.��..0 ,_y . O '� �-"'-' O � c [ � '���'� �.' '�3���, ,.,. ���������.�
� X`�� ��P��#1'f�' � � ,�t�,`'�"�_:�!r r�� Z' �� ` �,.F� Lr^'•• ' �T E J � ���r '� ��4\/�4�`S�',�``�',I*��"ra. ...; .
�,1, 1 U. Z i� C �.r A.,g, '��,�tLAxeuYCe3i�'*R �r,�u y:;fl
��S,ICt' x �;�..._, jAI'� .�5�.�F ��r's. � �1 ... � - �~-� g t F .���i F : � � Z�. � X}'`�✓M•
ce i t�:..:: �'.�y, �
� ��� '7{ - CI�� , °'�'1 inr*a'z �f" �' `I=%%. t�� y��(� ' r' .4 � � 4{'asj ,
-$ � �<4 ti f e
,- `, � �, � �., �� � (� „•� �` �,��t�����
��� . :r a 1 l�i�i!f({ '' y,-��"�,.� y - %`3 % '� .��,r i� ����u`F���.z:- � w-x �a�;'� 'i.yy �'�7 ti?�
��iqi hr!' ��.�:-� ��. r� yJ^h'v,� � aSf-`f ..�G��4 �.. 9 .r'e'��,� �.. ����,, i�,ikyp��.w�.,.��
�, � � S�^ 'd ��.7 !'S. �� �
rn ;.��, :.�.: ;' � t ����z;3. ►� '' S 1� � r ��a ��6, �� ,�.a�'.��,� t� � ^�
;!�5'tk `';r`.; �i � ��y��t� �`' i 'I� ` t.� •,� �� r.: y�1��cE a TM'`"�s.r�^3 � �„�`s#k..�e,..:r �.r����>
r �� �: . ���,��,� ����, f ,� � � � ��r���� �=��.��r t�� �a� y� a��A�i���
� � J� �
J 1 .t��, � i,�x L! � � f '�.�•' �'Y�. j� �{;i•'�Ji ��•�F C ,L`�}�S Y` � 5? 1 Y �
41�� � .T . '4�. '�:'� � 'G$ k �{�.l` ��FF 1 i «C��M �i� L�.fi��u�"' thA� ¢K :�y
j� ,g � �x � 1� t � �Y'.1• 5 w��r�'. '�a" �
� it s-`;:� y; p [:
� �3h ��� +'� ��� ry � J �� _.��" �rp `�F"fi'11 . 1; � "fi.Sl� �Y 3 ��1,�'n� 'y�
,��� � � ' ' � �,ys� �� � !� r t ;s� 'JC ��1�t �f. •�� '� f � t �� 7�Ya��t�{ ��� ��,
.�T -n� J j �',r .��.:=i i :r �a z € tF., i � s� r i 1+�h�4�Gn�.��.
C ��� �i�sz� \ u ��- _:�M; ::; u �� 7 � a���',� �„�x � ;� ��� ar ��+'k,�i�
� i +�. � 8, ;��,'r��i h �� '�. .rfi� ���b� ` 1�1�l,��r7��� -.
�,r��,� �. �;:�.�.�r: � ,�„ �,�� � �'�1 � `��.,'� ���j�. �r�4�„��,���,
� ,.� �;;.:z � : 1 n'� "� e� r � ��+
I''+i a � ..r:t E n �."'fi.'i�:,� .[ ,,1� � �r r t
�r�a ,� i v,,,"� i x . � s. � r r,
r.,;"
u r� " :�r9 ,-^ ,-�'j, <� �- 5� �'ttr � �'
� di. r�r ,�'x l�?"t`, G t.t�l,;�+ yN � �' i �,} f � w r� ��+'� ��+'S� "^��E���py�a"4�� d:
1���� �� (V� ��i � �, a` � P i '�y'1FS. .?'��� S$F�I�.tRS.s:@`.��f ���L�r �1.
'y��t j1 �`' r� ��,' �' r T=%• �'r� � � ,�1 � r �GS,r,� ��,w�� x�-�
O i�� : •:�<s, �t k� ��» �" '�W`�a� �a , 3 � d�s;
�'�+��'�rl `�Y��sa£ a�il� '����� � �-�7F�n���'�,: ���� � ��-�'�'����t� ���r,��,+�����aq;� �a
I� c�� 1' I ' ,ai r ��+ 8 � "�� u
Z `��� I� 7���� �� ; �'�f�• I .' � `r� a, . . 'S�� i� 1 °Ft4� ��. ��'�•y1 �����'w��'�"�4 is�i;
.i I� .��r � . �....fi,r7 Y i I�� ��'�a ��., �pI �I 1 '�`�; r-n �' .,e�ca.�, r a''�y a �
�"_ �� �- r s�..� '1�5��,:r'.:� �'j�4� � �L.+� ��j� � .rMy4�,F�"�s� u
� ��� � J ^3-.Y � '� � ....�r 4 r1 l �1� J 4� h�F� A<.
n��P �'1. .t . � '. "F�,�`J'� I�` ���.;: t .�+'' "'�� �N?�c��,L4Tn'�X 'y,'��4�SL
� � }}i x' h�{ � � 6� . �p�'� k �,: . � i � '9 . � v r4"` .#rtid.. w
-^�'3 ' K k a.r /;`: . �C +� � s�s x
�(�t� � �a >'F3 p� �. ;�x."' � t,� z.-� '. ��!{!��q�y;' �S . -� �� rf� '��`Fx`tS� srrP� q,
� � �-� !F 4 3�Y �+�'*� � 5f 1 M�'.:� [:C�IX�qr� �y � �i uc ^� v
Y�� �s?q�y'���� i�� � . ✓ �`''3.°'�� '�1,�T x.0 i:' i 4rF��a � v't�4�'�°�'�a`�E��y on y.
r i� , � �: � �i ���,'� �..,�..�_ :.���x h R� r� . ol' r"'�' G�w'.r,f��
i �j x�r+" {^'�Y`' � • y�,3�"' :i � i �a F,����� ::�" �v>+ �«.�� �$,����M^� .
O ��t t F f�^�,r�r r h j� .� >t�`,�+`r'�sr:: � �. 1^'d��';.: ,,,,,,i��� �° '� � '�'w'°t`�' r�"�^( '�i�.
�stt G��t� $r M a�,e �t
� I��eth� '�� t� �"�': �,� Y�^ ��r :'1 � G' f� � v' �t�6CF S _�..r (.a� c ,r�.�..�4.i�. rr 4,4 �- .
'aaa�! ,f..d"'�.r ��.�.. " �, h '. .� ,j � s c,a�,. "?+ . p i �+� �,- `',�'�"��,f"
;( � ��, �c ,�i ..,r� rr c� "'� �^ �'w�.
�'{�,i �,�� �`�� � k� !' � s x��..�c =, �1 � ;� �, � �,�����X��j�.� ,.
}k� �+Ya. ..,�r p� . � c r'�,. .. I r� v c?A-rx ' ��.E � r;i ry �� v'.K a .
r �� � � % '� t °
f J�I y ,� nt s s s l4
� �;r+h .r 1-;�::_ 11��p' .�'�.�'.�..,�Y,c;;?�?"j , �i. -I a '��"'�^��'. �+.YY�.-�. �q F. = �r.,�x�,y ,�.g�� ����`t���,. �,��,k�
A„-r��'� • :u J � j'. r. ,,a"y ''�'�� :: n! 6.��. �, .�i-� +4.d� N�"� �.
�i �.kr` .� ,. E� > .✓, � � �� �!� ... �. �`, � .fr,�.,�,.��' n'A A'�xr k �
� ��'�w �°�r;"' .> il� � �,r.�';: � i r Rs'._ """a � E,j`"�"� .r+. �i� �.�.n,2`t s. �+i 1
N1� 'o-4 ; � �' 1.�'x �i.•i� i� � 4
� { y .id£ .�, �ca� �.LS'! }
�� 4� Y �< � �. ,}�� Y�' flt"1r J h � L. �� _����..?� Y , kr�` � y� y'�".e�� ��: �l+
1 �}�'.: :�'� �
�1 x .. r h •17�1"•�. I� .� �'� "� i�',;y�r�F"� S� f J J r
� �h�� . .,� . ¢�;1 ` '�� ,���• � �.a.3�.�,��� � 7( .�tR'a� ,�.�.` ?�cr�� F7t 1��t��
��,7('!;;u1'r� n ��g +�i+y;: .�p !s��'"�' �;g�E� :�F��,�� q�,ZFi 4 ,. .�
� �'c����.�.'r _�; �4!� +���� �yG I �•..�,�r9y; �-.,� e - t�.E tµ r �a'. ��:.k`5�,,"q^' ���<4� :� i
O ' I S w�r' J� S� � Y"C`h. ��n .
�fi �. f� i .` . a?��'. I(�� � �I sh`-t�TrY� �:M� .,�A k[w� �w '�aa�3.t- �.n�'+�"T"a A"' y4 ''1 an.9v� k:�
,�;,���7I� �:�r. �� � �'��i:� ! � ' � �����`� '!Y g�L E s{wr�}�'�Srr �• u!'°�-.�� ,y a� ;",�r
� ��'I�'� ✓ . I � J N£�� � � . !a y yILT'T .��fF T�4�'� -�'`'fk^5��w' �ti: e�"�7 ii <�a1 a't�� �:!
i� 4 � 1 m�'r '
.�r��utl�� . J. �� ` " �i��`Sc q � �� fq��;. � .. s i�rs��rl�i a��r' 3'k Y�';r+�, � �.
rr r r'"� _ I ' � . , '�i rr �" !�^�� i x�'1 :.��e 1� � �
�t(�1�} `-su 4� d,�F F+s � � ,�� ��.�r ,e= �:9 a- ���k�F -.-i�✓ c, ,� ����fl���`,
,�t'111jfi : .,�"'.�`�. �..iu' .��1`�� . "�'`r�*i_,x-'� �� �'�� ��. .. � L�j) `��s.:i`� A.' S,c"+^v �$ *��. � ,�.i�� °�
;�I���P s:�rv�k LI � ��T'"� t t �.�.� - s�6 fi �,:'v:J �` ��,� 4 k,� � � fi�.'
�� �. �P� .J �: �z.2 i s � ';' � F� r � l �(�, �`7 ' iC -' rt
J^��( ....'t '°`^Y`�� �' -' p ... . Y 0 J �.t1s��ifty��.�i.
�'! �� y � `"��$� �6 .,�N' tc�� 1� u Y} yl° �.�
��fp, ����� t ��� �es��� �` ���6 �� � �;`.' {�,�,�� ,; a�,�� k+�� r'
�1 �'�(�i� y� �t � . -�i i'"a 7 N^' (k A� � ,�i 2� '�'n�°f' < �A5 �- r..K'}�� §R i�'~�ry�'� 1',:
� ��j ° f��.�,• ry + � i.+�2 �- L � uf ry ,: ? T:,G F�j �:. r.^: yn. �i .
+�I�}( ���� ..� . �`�pi�P '�� '�xz;� i I I,���� �� 0. - eJ`�PS����� .L 5 i4.
';��[ ..e..��F� :(� ��9 q� „r,h� ���� '"�$-3�"' A I'� '� ' .�1� e`�i j K*`�y.k�+�M..�
� ����� :._���: �4�I''J � '"�"s�-�".�'' C ��. a �� ��' 1 � ::: , z�.:{�!��, �J�� � �,"�y i:l
�� �.��f" rUF ?:tf � • �f �.�: � 8.�� ��� ': �� L��� � '- i�a,1'�■ �?�as� 4`5j .
/ � � p v f �j� F-� i �I� aY�.1�-^,�x� t �- .�':; � � F v 5 ti r"" �
V 1 '�,�� ti�`��� �n : �� � i '�"": ��,,_ , 9 +,,y ��.�,W� 1^ � �
� s�,�y x.a� f��r .ti. I p�I �`f"�t ar• -- . ;,,rv ,�, .
- �i� -��a,,��� �f1N r'� tr'.e.s i .r.pl'. ; t�,i�= . i, i ��� -��y£' °i �,,�E� �a � '�;
�+� �. �.�c I � t -� , i�, n� •,n a�.�,��� �:•= ��' c y
;f4" ' � �„�,� r,� �'�� ,. ,.�-�,<:..;. 'ht � � F,'� �°. ���r.,,_;� � ;
� �°� �,�,����,'. �it� ,'��'d.-�s� i I�. ���i�.s� � �p ��q r � �> : �`�3���+�i, r� I
Z , -�C A ' � . Y��4�� �. P� '�`' �P�, i� y ' 4��'��'(� .Y��Y 5 V�Y
�� � ,,�"h � i �I F,- "�r e. ."u,% t fF ,,. �r �e .�"" °',� �0.
' ��<�,r"� �P r; � �;`:�' � �"`�'�i.z„a i�ui rp[7��Fy. c 4 ��; + �>v-� a
�,�;f' i�. � '� � �^T ���r". �1� ��'�� -+�i3r^ �F�Si "�G� �' -i�� � F.��f ..y.k
'I11t1ltl� -•( �s'`�% �. �� ' �. y�P�'- ��� �j� � �.ti��Y
� �z��° -��3� '�1 "°� -v� � � .�'.�.�` "y'"�� , � �r, 6� 1������ yi.
i• 4 ,�,�'k r�7y�:� � � � i �'-�'�� *, r� � ' v� � f�'���.� 4 �i
�. "�i ���. �H .�y„ �y1'�`• fY 1�`,�§'..� I`'s . ' \ 9 t � .7
� �C . 'rv�' +� .� a . nt � '� x'3 yt��. 3�� _ J n. �w�$;k+ rc'-1' ,.�
l' t,�.i �S•.� JP I11 tiy�1��� ': �'y.�+� �Y`,Y'�K ^S. .�' �M� �,� �?.�� � �I
y �p {l� 5 �5c� 1
�Y } fG+L.��rt3 '� '��� " '� . � ' 'SNF✓.' p n !'' {'1:,�{ :.y m �
� lij ' ., 7� I 3' X �y,t`'�x ,.t -,r�-k.'S�f'� � P�PS �G �'�� e�9' .4..•y F r�` L. '
��� ���.:�;� d����-��� ��,�'� � � ��i �� wq,g u� .,, e
� �� �'�rr,r=�"y„ y ��� f ',a ���{,�� j� .V..: � ��t�9 r� "�r'. :'rn i.� �a�n v `.J
�91� � _ r; � rr p �" * ��'�� � C *5C:
v '�¢� `� -,=,N, 1 �JU�'«�� ,lS,� A i.i�SF.�� r�,'rF{� �1''i� lt �'��;. . :d� St�l�;'4k �. �a
- �f i ,:�i" %�e���,.`' �-yp1 ��t� s^��`R'c'. �.� � ';t,`�,'i .�m �^,� `^�r.
'.1 :i��if Y'�' ' � '�..3.,-.�> .� . P � �3.cy+ �_�'g .'� � �� _ :.��� .-�'e.
� ' `1! �M t �� �i a�t7 � A i�'�.��y � `�l3 � ,,�+�`,'. t,�^ i u'' 2:.
4",+`f �! a�,-��_� ��� � :..i.L��� ��� ^� i•..,� ✓`�`„r"���} � `��. �n' f �'"• , : �a� Y�h •�'�3 y a a
�� �` �t� �' � � '��� � Q',&, 'a� 4•.*4x� � �,��'3� �"t^ fy `xr�'�ii'�s�,F�e .i
�,, �I 1F �
u � ,.1 %,,,�a�� �` ,{E�✓ ��n C7 x��' ��t �t �4i7
i�n��� �'�`�� I(�r�( ���� �� �'r�'�r'�.,� ,.,i� �L'� � �'i�°�'�:, `�{i., �, ''
, ;I'1 Y '�•+' it J;t � y,�.ir":g ' A 2r'�+ .. �Jr �,"rJ2`' k.d� _, � y ', :
s,s ��,31 7 y�{ i'� y . � .,'�' ,� r 7'.'k�r�.' '"^'% �gt[ �"d_' .Z a,ct t 4
( +k�A+ J �',41�L�Wj^ �^ 4��:? �� ..`"' ��f�11 � x'.�`-'-,-J' �' k4
,.,�� 'R- ��? J 7'�li N f �3`�'�JL-J"��h�:'i '.� ,�.' .:;`.: ��1 w� _. r sG. .'.�c+� t-.. { �'.
ZO .� �s�`rt»�.is, a s i:'�',� ,r� .,,.;��.X�;�:t? c!' ,�` g�-:�x•'.•:,: B` � �} y ;;.•
.���� .�tF v-!'��' �:W. f �I _.x���..1.., ,F .� �� ¢�` �:'y_': .'�+. �. �y� N 4�rJ ..� k J.! s, � t'.
'� �� � +r'`�'eL�#� ! � ���t''� �'cs .�, , �"�"�'C�'s*`'z�.�:,� �t� f .exzw.: � ym R. ,�*�}.,r ,
�:^�a,�: h � s -� � -�� � �,
_ � t� y � �. :Y�:.:., :�
� ;���1 li �+fv''�z;�? � h� ����'� ':. i �,��+`k"•''::". � [ -`�' ' !
� �'r G .�-sk,.�'',y t G 7� �_� a �y:�X �'�"�.^��`ryr+., . �q �r. �..' ,c °� r
y ��:��µ �',�7� ��a�� .� ;� o ,ptfi� tfB � � pY �r4";.Y�_��::. , +e
C7 k�! �5���*-s��"Y� � ���- �� '{�8 1 s„v�hr��� '�' ; �:
D �y,�� �N�� J- `y y���:.f��yF`Ti'� 7L � ����T'� i � � �� ��� �� u � � k ��
�� �'-+�1• � 1 L'e,?`1�Y' ��'�� i , ��.y}�x "�5 .� r�'n A �h�--� ')
r .I�'f�f YiE'.tr F..'3�,�ri? � �J/f �. '��' � Cl},,. AC�E ��l.'."'t: � '
m 1�ty �� ��§��'i � � Y�' � '� :.-^2 �l�' �y � �r%�'��' �' ' ��'�k
A��p 3z. �g#�,ry¢�. j��i� P ffi��"� y!�, i� �,.y'ca'�..;v .�i �1 �� �,''_. � � ,r ��� f
�: �� � 1'3�bzx i i�:��� ,�3'2ar�T".r • � 1, .p.i '�� t st ; �a r ,�a.n � .
� ��, j �•� �� �y. �� �
e� � �,n �,tfi. .. C�1 sT � c � .i f7� , d �NC ,��a#1� r d¢
������ �,�".�"y,..r f � � •, � .'�a`'4 K� '� r� g''� . X e` +' r u � � .� `
�, �a���� � Y��,7�+�cz`�; 'y 6�'I,kt '"'��'��:::cl: �sf p�i i'L �, U-",�� Tr^ F� �phv'
Li � ��'�� ri �, 9 '� 'x��� d b �5� �i � .
- ��,��.{�.0� ' � L�iw � �j � �� �1�h"�Ce� V�' c i �� � �.�" �k �� a,*�.t° r+� u�'�"�'�°` ��.
'i.i °,1,�,� � �� lsh ; r�9� /� �r e ,fet'x �� :� . ��t � r
�
'a i�I� �'�k�,x��' � �,t M i A^''8i_-. ' �� �'�' �Q;�� ;i�i�� y,. . ��� } t� r� } $ � I�'.
'1�'�i�{� r^� 4 � ��x���w. �i } r���� a k�p ��. � t
�.y�.f�``F t�� �C+1 ��:,} r "i3�; ,�� ys, �K�}��,�`K � : �fk1�itl '� �� 71�5� {� d.4.�' Y1� �- i3R i c
�t�,,,,„�� � fE � .n+, a� T r� �-�'. '� A 'J,�c � ¢.: ra' xs". ��
�'s1� ,s� ` t ° '�' �! e�����` z��3' a. �� � `" � :� �� 2S� ���F�
,,��4-r � �� �`��y �: �u � 7 �,„. � , p� a � �; �,���,��
�'���' ���� .� •�'ji � I F : '��S^ r � C � �j ';TY d` ?�5 ,y�^r<
3.r`d.4'� � � .�' ��'1 f � ' ��'�j �
..
i ��Tr�-, s"� �� ���i s�^°-�., ;, 4 ' ����£ � m C7 Z� � . i F��
f;�� ��u�� � .bi rt��;�"�� .�: � 4'` ��c,+r�� �'� �'��'� � = fR= � '
� � � �.,���r�r ,� w ��y,�`�-'� ;�r(7 �- - ` .. ,
;� M:Y�`'�7" I �� .#�:�i"'��; �� . J� .v�"'�� ' �Je ,F� � Q.�et _ r .��.
, � ���;.:� k � �„�",� �.. � .� € cn r X:�
��,-( ��6��p
��� Y�"�'"���'' ,. 1 t� ��jt'S'e`-£: : �. �� ��"+� �`�' qA1n� Z O ��' l
`' '�� .?`�•:...� I ` .i���t����* r � •r��'a �cJ £� -� .-�i :1 i _
�. a�•ti:;. i, ,��c�¢sc�,�'xz`,�'�r'; .w.Ar'"...,r�''o•,;';��, "'�,.,A..�._s,r.f� '' x,',`c�-r.cn " '���:� �' y Y; fi
�,-1t .� �.T`, f { .-.?e5�;,.���'� =.s,•�!"'-�,.,„,v ..,f;,,:�'��: ..r.,.. :o'€Y�k.� ✓.. .,:""�`Z/��� �."'9 r l :T
��f� d �.i�.-�`'� , 1(' r�':sx4. V ✓" �i!`r'���`�+r3�5� 5"` '�"'�s'� �1 `e� :. �AS 'r-+s .� O�Y�•� Y' �a"j 7�.� �ry '
� , ,e'�x �¢ �c v%. .�-Y:. (e'�,, ryx '�'v,t� � rM1, �.7" �¢ �� � � -� ,-�.
�..��, ytie`','� ��� Sl.��`3� � =e��✓F�"A �r.� c +�"'�u'�.P � �+k5,� � �3 ru c' �.r
� � t�����a� � ��i ' w�,��.... ���,� �~,�.�-.��,�x .� ;��r.�� a�^`.fi'3`c F4f5'�/��-�S�'m � n' .X-� a 1 w.�, ,�-rn
��iy c-y: .,�;. � �y. y�v^'�� �rfi i �� �y �y�%s-'4C,� -��--�� a t� � � x' �r� K'�i- ..i.
M tN h`:.`�,,c: � `l :.y 5^af : x`�s�y�-s „�, �'� .�X�.�{+' :r`�i" .. �t I j t� . C .v x a }r'c 4
� ��m Y L�� fiA �� ��� � ��',i�l��F�y�Y �� "YWr.�� �,�' .'�Y �n i �1aC v�: C 'F r O iFk�v, f� 7'
� � � � �i� k����� �'�'` .(�X
G I wy � x �� � �n r�v �`�=��,��
C i�l�� ^ P'y; . Y� �� � ,y G a s s n x � -.�, � N� ' as� ��'{rt �(
1"' . �.� a.� AG s�+ +.y�. .4,te � �Fk r,,y _ w . . 'z,, ;�'� `'kF'F �5`�'t
� 2'J�4K-� Y:� �'�N�4���5 �M -� et : i� �'�� F. is. ..' R1�{�. �:..�`3�'�'ri���` .�
. �' �`c'%.�`.!:s _'�`*.'-< ..;.a.L�';'s„ _ .x L! .�'+�s-a»r .�...� : � r�,..i .,,.-^�+ra.. ,� .f:,�.
Z . ..... ,ti�. ;.arr`s�3`ttnre:�,�'- � '3� :n+w�'c:�.r.�xz�.. •t� �:-` ,: y .,a.:."'A•' "� ';%,,�-• .� :'z'�., f'?..F _�. ':
� . ��"� ��y .....s.:...>�::,t.-_. .:�.;:�.✓..t.��r-'x .o�_ 'r ��t� Y'
:--Y�F' ��x� ri7
r �� ' �� k-�.f 7 +�f'*� � °
n .-_, �-�. ' �"
-�.,��,
� �. ,���" ��: �.
z � .� �� � z>
{� 4 �,�'�.�
� � ���`Y v� l° N _
T Ey
A ;3:� �� -� #�I
rr
,. y
m r�> '
.'�d h
� �'�>� `.�� }' t,' V,
� ., ` �t
� , .- ..__ ... i`
O .: e.N �^ 4..�t , �
Z e �% _ h'O ti' r � :
tn ! >>;�-.:<'� r: , -- . �.� � � `
y G_'��� {. ; , _. �`O� ��' � � w
� C '�% , `�' �` ��"�"'
+G d:• � .'. ::. � : _ � .ri�'��.��.--f,�c�.r�r:
� � .� -r�¢' `;�,'� ''"��.y
�'� �•� ,�_.1- L ;'� Sc.�.,�..�i �F#;-..
'� � �' �.�+ �+.�-...��,•' •�i'1,�� /�,,•
, . .. .. . 1 R � +.
�arn.i ��.:n>., a: ..:.r��.+r:. n..:.........K...�ev.....,a.� ..a rt.-nu ..� ...'.,.:n rnw r �.,o-..�. �... �« ..... .:"�s. . . ., `} ��) Z �
2
! f.. i 1A f �� ...j�
+.♦ -
. . -�y 1 �7+c � t r F�..' s t.,+ I
;� . ., ' : ' .. , �'�r .
�� � � � i . r ! v � �tt 9 �t�.k- SyftY �."�i .
€ �'��Cili� .)�'ry��I YP�'� jylEtt�'K � �s� �(7� 8e�� � �'�' g ��� �� d i � t
� 6,H����a`n �x��$s�y ��`�E�t,����'i,� E.,£��������.+� ..������E� '���,r� �.,, , ,. .,.<,,. ... _, ..y.,_.,. ,. �_... .�.,._ ,, , .,.�.,. .. x.�.; �
� . , =-M.
� � � ' � � �`5
g �
� 7
� .
���'� ��31fi �� ��}�.7'Y Yt ti � ��� ����{��p-.��},���-��(e`r���tt�rh rt�,�'�� }� . F t.. � $�i ��� 3 i ���i . i
' r.7�.��,�.� Y���'f . n:i�i�4'-� h�t.1'e '���'Tr y�to��H iy�r..8i : .Y i ,� 6
y, t�'#�` 1+���,�k�a k��4 F � n p � c!0 � 2 ip -5 ��T' -U. . r s r �` � � � .'�v c :i . ''!
{" �; �'` y��,_3 .. �' �( +l`� ir�r*f r.; z,, 5 ', . '� r � �
E �'�.�. '}'•, A��4 '��.�u- i �. �k. � .�XiY�'iY'a ^�'�� sw,• ��;f.` a��1 � ,�� .�:. :'^' -
�� _z�.ac I F . .t" . t � ^'°F G/".. J '�1 � X
E fy��i"t� �;� r/ �� .�kt t itx .rax� ,�r ��.' C('�y��+�y��isti� � ��{�' '�'ft �'sf�ry i e � t3 y .,' :4 �..' � .
����F' y�� ff���"tif y� ; � y , i�✓� tj "''d�sSx �`d F '°�r��g S�;o r t` r� �j; ,`� ✓;' x , .�
t�� 'S'k . .;�rT�Ur 5 ��� S��3�y n-��� `i�f��� -.! l+q�T^'.�r�i�f'f'� 'e�. �t� ,,f � . .3
��'��' ir' �y"� !�i ��s ��y,"�� 7i�, 3 � ub . �rr �u�.� ze�YC x > > ��� � �� �� E
r o�. �� 7 t z ��i� �u'k � r C t� r
� J1sf�i,��u � ?er..i3�'�fS�'�a��x�.�' r�;i.:.,�����'�a �,t z 7 rx P s�t�1�^ t �.�r1c a f � .��i - i,. �' ..���3 �
n .} �* � ... . . � ���� � r 4tr :
•,� s ��; �ry l�? 3. �;��� ) �'LE�� r� y(� {� r t'�2 . r x a"`r a `l� ; .f.#�L�� 1 �,�r : i
q t ` ,j� � f i H�'
�' '�Y�L���t i� �'��t^ f ��?-�t1��j $ Jk�il.+�(I l��� � /I. y . t n� ' k , n 1t�X .� +
e �v6���,t�,``�t+��� x�� �'�.�;�?krr� .'.w��'�`��mi , o e�j)Sn � ,��`t �� i
� � ��Y:' '�y� y` ,�� s�x,d?tw����.���_�a�A.�.�.K . � « � ��..,w . . , � � . ..
. x�� . �_a . , . ._ _. _ ..� .. ��.-.r����.•J� i
� AUTUMN BLEND CEOARWOOU BLEND MAROUS B�LEND �
p �
S �
n r
f �j ri+.� a 6��f'�i�7 rt � �� 3 }�Y�F `�l �" y za, � n�!k1�c i' b��kF'',� rrY� '*.� t
�, �`,��� � ��. � J : r; � K p fa. , i�� ('��'� ��' Ei{ d S '1T �� .1 , t
C ! ;� ra �vr�),�,I .�'� , ��,y�e!1� ;�.:��� �. 4 t'h.n'��.�a+�'/, !r y s. sfA�..�c L f i, h�{P3 � ti �"� .a�i �
� E�Gf�..�.�y�t� .�"'t�r 5 � ` +, t 4�' + � �`���-� �^ �+v YJ�,k �� a ���r � ��;t :i i
��ltA� 17.��,i,,b'��knkx�� �:tJn .. � �.�, ~ i � :✓..v �:��� i�JYl9�'� r�µ�. � ��'„�� J�. F .y .+,,,
Sn�Yf.rd.l!.t�EudqTti�31i:Y�fv�;>+faGr .1:` .J.,' y M� 4. - �' � KW'� �e�'sp. i �c� �"d i�-��'��,� r ? r �w� 1
�'"b N <s 4 ���!.(�.?��i ,�;� �.Fr�-�a`�F., r_ _ _ ..�:�
-��pEjy:y�t�'�� �'.:i�P'EIk�...;�� ,�f . p�� � . • ,,}r53'e �v s • �•�:p� a�,�.. F''�! Nref+{'11. � 1 -:J_1 /� 1
�k'flc �.1'.{ � 'il T�si,�'�'> � i�.�-Cdn y�F��. �a' .�6 �"t ���i-'+��I SYt,��j�:3 ��}a''�'� ��-�rx� aa�.�yc, v � .R r , , '�'t� .b�1�p .���Y��x°LGi�7u��.�Y�f�
'4' r - � �'e� �y.f'�,�'�f�����i � �sEn °.:�.�.. f'���✓�. . s. Ni���FR'�14"'� ! .. i � �+ �'f.��.�s�6'4"'�q,y p �..µb Q � �
� �WY�?�F � cr(��y�i+�t.4 � > t+���Rt� �s � il �v� Or�� q�'y, �,s sr:� . i .`h �..i, M. �{( i,(tr � s-'€`�` e y �°�.��;:' i
y/.�L�� �' 'Y�� '�+, .S 1 ') ��� 4�t� '�..r. 1 '. j £ �)s`�%�'�tG��aq 3�SF.r�'� iJl"�✓�at � ",� K
� F} �`.5� t r� � L � .�. 1 3 .'1 OY 2�':i 7 !S, 1 1� .. jjJ� i FI k t4 > '..
n sss�: Y v .ad':t� � .,.�:'4 x.�.._-..� ,. .,�-,: ,•... ��� so� �..1�� ��r:w�S�t f �.� ��.�'�',,'e �.sS i�.� .�y4f+t�'{L4�,i:r,y?�k.��( �'o i3i A�.
L � '}� �µ , � �
� I . s� �k� °''d��,{.AS�b���'�����'1d 7�y. ,.� ��� 5 �..j � a f��y:cd !t ., a � Y � �
�• l' . e M1 �k��s��`�3T'f'��"�'"'.+bQ1�A`'� P�jqq��''�.� �� J e a i r � k.d = 4 • +r� ". 1
..: .p �.� ' �� ' _ .
, .
q :� �• � ,� . ,.:� �..� "�' t� d.'"�sL�' �.�rt.i�Y1�.�L:.�t.�,a.r:'_T.! .:et.2.,�V���a+4;n_� _.a : _.. . , . �.e , .:1' ` E
_ , . ..._ . ... ,.,. . . . _ _a._, .. . ...� . . _ _....._..,.z
. y
�9 RICHFIELD BLEND EARTHTONE BLENU SANDALWOOD BLENQ =
I A
4 � .
$ • Y •
° . S
�i"�� m
y � �x'��f�alg A }°� � ',i� -- P �. rr ;j n . - � ':!�� , �... �f` !,
� �� �r��t t �;t " 'i fa'� F t�r � . �.
� t
.. �u1 �Y k����� ; i ^ - � i I+� r < • !
. �1 .r,u�. t :.if �l.r,. n>. .
�^� �;�c n r �.i�, '� � �. . � � . t . _ � �.. • �, �� , '
��'11 �M� i� � . � t 1 } .. �5� 's .7� :tY� ..t�r*ta. � 21
�i4 _„}��� ...�F �'1�• � • . ��,✓�' p. � r�.. �
Y� _ 14� ,._ .. 1 � � e F
� ;� - . � , r ; _ , ;
u . q• 1 ..� � ���y�� t� '•. >� �n
-��'�� y� � � Y 4 �S.�� a r�- � �1
p - i �a.+ �, fi `�' v4
V � - Y -� 4;6 �xt�Z! � .,' �3 �� ..
' .. ', .. . ,.
+ ., C
. . °
� . . '. . . ` , .. - .. . . •. , _. ... �:J':._.»«...�_�..il ��M_:r,.!�,.....7>��'u...�: �•,. ,i �...� �. ... --
. +
s_4_. ..�. -. ...... .._,...� • n ` ` �
t HERITAGE BLEND ' MONICO BLEND SIMON BLENU ; '
� _
i �
i � �.1'�, �:;T�Wq�^.�`aF'ti� f_ �:�:T��!:��� ��4'. N• e.:: ,� � M s�" �:sr r':. . .-::} _ _ :,
. 9��� ,p t ��
f
� y �re ���f"Itt,>�,���'}s°.sp� Y7.{�; P����� �� a� a .�� �L{ �.1 � .� ^ �< , , '�.' �. �.
' ��`� , � � �� ``��:�6��� d F� ' f � F�a � �
� C F F�� ��/ti„aZS �����''�j W.�F L 1 ;.4 5 � •t � . . .
�` ' �:t...��'r�'��`: s i r r�i�._'�.Y� (E`e�
� �- ' r �` �' � `
y" i . � I �{Jry',xl�C7� ✓ >LF'� � 'y,,� '"b sttk- S . , ) :.� r.:.� . !
� � `� �iR� �}° ��t �7% y c_ _ �� 1f N Y' � .3 A ' �
0. � �3 � � -
1 i1S. k' �"�. )}'L'n ! ��iZ� Y r'�� , ��z �'' S ?
'qq .i i r''E t�i^ g F �t�'�i� ,� r th'�{�' � � � �r r v i r . ' s
� �� V ��{nl� �. �41G l5yo.��yf+ a Cy � t � .i :
`�.P �1 f ���� �� ,/� 'i . r ��,v�i ti N a � r
` �'�" ,�'.,� ���?�. .'7SG4�. .N�. :t..lrk .i�.. �� v, �. �,
;
� f '�Y . �. .._ . . . ., `
� 6�� �. � -1-.5a"�'1� �� + � f.
����� ti� �j . . � � � � � � • ,� �� ±.
. � z
. ,
:: • '.
�.'
.
�_
.,... �.,,_� ,.. •.. ��......:.:_.� ........� � ��L.�L�t � .� . � . � �
_ _ .. .... .. . . �. ._. . �. .. . . .. .. ... . _., . j
;.
I
LAWSON BLfNO PROMENADE BLEND WIf:KESBORO BlEND � '
�: ;
� �� ,
���
� �b._ . _-_. ...�,.__.......r_. ...._..,.....r..�... .....�y.. ... � , y p ..
Colars ara far representative pu�ptises only;Slight color variatians mayexist tlepending on manufacturing lacation., ,• -; t��, M
.>�y.
Plaase use actual product semples from your facal Qu(k-8rfk sales representative`for fi�al,calo�selecfion. . , • .• ��It�CBS
` Architectural
.. ,, , ' . . .. . � ' .,. ' � ' . ; � . . . .. . . . ... . . . .. .
�. c•, .� .. .•:. :�. .. .� �. . . . . . .. , . . , .
BOtIeStP00. -� Z335 West:Highway 3G.■ St.P�ul, MN 55113: . • : • •
_ . . . . . . . . . •,.�� :� •:
' : . '.ROSeCI('.:.��� `-;: �' Office:651-63�-4G00 ■'Fix: 651=G36-1311; : � • � , • � . -.
.; . . : .... . ., . .: ... ._ . ..,.. . • . .. .. � . .
. /�1•IC�eC�1�C& . www.bonestroo.com �� - . : ' . � ' . . . . :. � ' .. .
: .. .. : , . Associ�tes:... . . .. . � . . . . : :. : . . . � . . . �, .... � � ; . ., � .
_ , . . , . .. . . . . . .
� � .� Erigineers&Archttects ' ' ' � � � � � �
���:���'�. � June 5;2�006 � . , � � . .. . . . .. . . . � . . . . .. . .
� .. '.. . Y.., '�. . . � � . . • _• � .... ' ' .. .. � � .. . . � . .i. .. . . ,�
' ��1VIr. Mike Gaffroii :� � �
. . �. �: : : . .Planriing Director.�. � � . . ... , ..' .. � � " .., � �.�_ . . - • . ' � . � . •
. ,. . .. . .. . . � .. . . . . . . _ . . . .
'_., '' '� .. �: City of Orono . ...��. : - .. � . .. - ... . . : � • . ,
; �:�:: .��:, .�.� Post Office��Box 66�_�. . . � � . . . � . , . , . . . � . _ �, , .
= � � ... ... . . .. . �. .. . .. , „ . . . . , . �
� ::: � . .
... . .. . .. . . . . .
� . ..: , • C.�'stal Bay;MN 55323 .• �•::.:.�.., � :. �. . :. . : .�. � .. � �. . . . ,
. ..: .. , . . . . .
. ,,. �,. .. .. . . ��. :.... ..., :. . . . , . . . .
'• - ° '�� �� Re:. ��• Crystal.Bay Busi��ess Center� �• � � � . � . . �' " �
. � - .��File�No. 000139=06000=1 � •.: . . . . � � : . , �' . �� � . . . � " .
• � .. � , �Plat No: 06-320$ � . . , . . . . � , . . .
. . . � .. . � . . . . . . .. �: �� � . . , .
. . , �Dear Mike: � . . � . : . . ". . . ��:. . � . . . . � . . . �� � ' ' .. � ��. . . . . .
:� � �'We have'reviewed;the plans for the proposed�Cry,stal Bay Business Center:The:sife is located in.the`southeasf�. � �. .� �
:.. : .. • :, . , . . . . . .
. _ .
. ., �. .. . . . ..
� �:•. .. �� . �� quadrantofU.S.Hi'hwa .12.'. a zata B.otilevard and`O1d C �stal Ba:,Road:�The�:'ro osed use for this�site ��'.. �-� �
�.. .. : . .:�. .,.. :_ ...;: g Y . � Y ) ... . . .. , n'. Y... . . P .P, ... . . .
. .. .,.��.. _�.:;.,. :is�office/wareliouse buildings.�.We have�the followin comments;with,ie-ards to en� ineerin matteis:.� ..�:.� "� ..
. .. . . .. . . g . .. g g g .
. ,: . .. .. . . �� . . . � . � .
1. .. . :.:.,� .:... :�: _ . ._ . . , . . .
,...- ;: .: .;..,
. � �:� . Tlie'proposed'�inVert of the saiiitary sewer�where it�coniiects.to.tlie exist'irig.�manhole��is''approximately.::��`� , �.., ���::���
� . � . � ".�.,6:5' above:the bottom�.of,tlie struchire: :The plaiis��sYiould show�an�,outside.drop�coiinection to the".: ����. . �.
• � . � � mantiole'=� . .. � � � :. . . . . . � . . � , �- � � . .. .. . . : ' � .. . ,.
. . ... :..�:.. .. .. ..:...:. .:. ..:. �.. .. �. .�. . . . , .. : . .:. . .. .. . .. ... . . .
� . � . .� �����Saiiitary.sewer serv�ce:must be'exteiided alopg the proposed public street., A stiib sliould be�provided:af�': �� : ; .� . •
. . . :. �. . . . ...
. . � •� :,,the�east�properly hne fo allow,for future service:..�.... .. � : � � . . - . � � j � � �� � .
. ,.. � . ..... ...: �. .. . . � . . : . �•, . . .
��.::�:��:.:; :.`��.�•��':: The:Right=of:Way'forthe proposed piiblic�street sliould be 70'wide: ::� .'.�: .� '., �°� �� � � � � . . �
. � `�;=�� �.,The plan"s�;shoiild clarify�wliece.;the `roof drains on�'the:west�side:of.the,exi5fing:�building will be,;::: :. �:.:�. ..
� . '.: � discliarged.::�...,:: . � : , ' .� �.. . . � .- � . . � , .
. .. . . . . - . . . . . .. . . . ..
. �. . - .. .. �. ... .
, , . , . . , . .. .
...... . . : .. : ....._ .
� � �� �. �= �;�'• �• .• T1ie proposed:invert,�elevations� for..STMH-230�"�CBl4IH-220��:CB�!IH=210..-and EES-200�^do• nof�- � � .� ., i��
•: . . - . . ._ � .. . : .
.. : . . .�. . . . .. . .. . . . . . ;. ... .. . . �. . .. ,.. . � .,, .
'`� � � ' , ;�..:eorre$poncl to tlie.pro�iosed�pipe:grades,aiid sliould be cozrecfed. ..' ' �� �
. .. .. : . .. . . . : , ._ . . .. �,. . .. � ..:.�.: : .. .. . . .. ..... ....:. . ... ;...
.�-:�.. . � . , . . . . ... ._.. . ,
� , . ,. .. . . �. •:: : Eiriergency overflow points should be•clearl.y,defined arid labeled.�Overland einergericy overflow:points�.�.�'��: �..�.�.�"�.
' : : ;�..�.�:should be��ininirri�iin ofone foof lovyer tliaii tGe critical��building's lowest:opening.:Tlie current.plans do�.��.�: .�`� °�::�
. � . . � •�.not�pr"oVid'e�this mmiiniim freeboaed,and��sliould be�revised:`�'.��;� .: ��. � �.:� � � � , � - • - � .
. .._ .: , .
, .
....,. .. °..; :,;..:. � .... . . • .•.. . . . . • - . . .. .. . . . : .. . : . .,.,.. . .
"'� � � � ..Storm sewer is•proposed:;to:discliarge;itito,tlie:ditch along�.Higliway �12,���tltnnafely flowiiig:fo;tlie; .;� ,�.:: �. ��
. �, �:.1VInDOT pond to.tLie east of tlie project locatton.�The applicantshoiiYd provide'documentation froin� : • � ��
. ' ;� �....IVLiDOT statuig tl�at the pond is.sized to handle,proposed:riirioff fr,'om tlie site. •: •� � . ,� . ..
: ...... . .. ... . .. . . ,. . . , : �. �
. . ,.. ..:• . . .:. ;.
� �� .' �. • �,:,Tlie proposed��iiriproverrieiits will distu'rb.�more,thari oiie acre;�this will require a perriiitfrom the NIPCA.. � � �
" � . � 'Final plans.should i.nclude a detailed Storin.Water Pollutioii Prevetitioii Pla��(SWPPP)for review.and�. �.� � . �
.:, • . �'. .: � :� :.:a , . - � � . � • � ..� .. . . ,
. � . pproval:°. . . : . � � ,. . . . . .
. . . ., , . . . ... . , .. .
.,. ..
�� ��� . �. ` • !.�• .�'lie:plaus sl�oiild,be revised to iiicl�icle Orono City"Staudard Details..::��� - � � . .� � � � • �
.., � . .... . ..�. .:�:_
�. �. � '� : • :. �Plan should idei�tify proposed liaitl"routes.. �' :��� � " ; . • � � � : � . � . � • � '. '. � :
�. .� � �, � '� Tlie�plaiis:should identify where iiorina!and heavy,dtity pavemeut'sectioiis w.ill be.used: `��:� � �- - - �� � .
� • . � ••Tl�e,eYisting.access to US Higliway,l2 should be clianged to�'a right-iti/riglit-out�coufig�iratioii: � �' . �. �� ��.� �
: � : �� ���Tl�e�proposed nortli access fo Old�Crystal Bay;Road sllould.be a i�iglit=in/rigllt=otit configuratioi�d�ie.to.. . ., .�-�� �. �
,� : : � . � . ' .� fiie proYiulity of tlie access.to�ilie US Higl�way 12/Qld Crystal Bay:Road intersection:.�- . �: � � � � � �
. � . .. . :: . , .. ,
. . . .
�• � ���� �� � • A:riglit�turti-laiie shoiild�be`added.on the.westend ofthe proposed,.Public Streetfor.veliicles tiiirniiig.'
� ' � , _ .•. . - � . . . . . . .
� � � .� .�.;...north.oirto.Old Crystal Bay�Rold:•��. .•- .`:� . . ..,.�� � . . . � - . � �
. . • . . ,.. . :. . . . . . . . -
. ; - ... � . � . �. :�. . , . . .
• � 50=foot.radii sliould•lie usecl on:botl� acce'sses,to Old�Ccy;stal 13ay.�Ro�d: :�� � . . � , : . . . • �
• � . � . � �,.St. Paul,�St:Cloud, Rochester,�MN� Milw�ukee, WI ��Chicago; It ' . , • .
.' - . . . . • . • . • . . '•Affir'mativ.e/{ction/Equaf Oppbr[unity Erriployer�and Eriiployee OWned.' � � . ' '
• The access drive to tlie west ofthe proposed buildings should be moved as far back as possible from Old -
Crystal Bay Road to avoid vehicle stacking problems at tl�e access points. This may require movingtlie
proposed buildings to the east.
� Old Crystal Bay Road sltould be a three-lane roadway with a shared left hirn lane across the entire
frontage ofthe project. lii addition,riglitfiarn lanes should be provided into the proposed development.
If you have any questions please call me at(651)604-4863.
Yours very truly,
BONESTROO,ROSENE,ANDERLIK&ASSOCIATES,INC.
.�—�
�Oy�'l
Tom Kellogg
F ♦
�
• . � • . � �
� - • . • • . • ' � - �
Name and Address of Local Government Unit: Minnehalia Creek Watershed District
Name of Applicant: Rvan Companies US, Inc Project Name: VIC Ca�ital Site
Applicltion Number:
Type of Application (check one): � Exemption Decision
❑ No Loss Decision
❑ Replacement Plan Decision
. ❑ Baulcing Plan Decision
� . , ' ' ❑ Wetland Type/Boundary Decision . � �� .
Date o�f�Decision: 5-23-06 - •- �
'� Check One: � Approved �
❑ ApproVed With Conditl0ns (see note on page 2 regarding use of tivetland baiilcing credits)
❑ Denied '
Summary Of PTOjeCt/Declsi0n(indicate exemption number per MN Rule 8420.0122, if applicable):5
Ryan Coinpanies has applied for an incidental exetnption for a ditch wetland which runs North to Soutl�
through a 17 acre parcel located in the Southeast quadrant of Wayzata Blvd W. and Old Crystal Bay Rd
N. After review oP tl�e application, aerial pliotograplls and a site visit it is evident that the ditch was
created for purposes other than the creation of a wetland. Tlierefore, the ditch meets the incidental
exemption criteria under the Wetland Conservation Act.
List of Addressees:
Lando�vner: . � .
� Ryan Companies US, Inc � ,- � "�.'
Ivliiuieapolis, MN 55403-2012 � � �
Liesch Associates, Inc •
Attn: Mark Miller
13400 15t�'Avenu�e North
Plymouth, Minnesota 55447
Ivlembers of Technical Evaluation Panel: '
Minnesota Bo�rd of Water and Soil Resources � �
Attn: Brad Wozney
520 Lafayette Road, 2"d Floor
St. Paul, 1VLN 55155-4102 �
-Page 1 of 2
` Ry1n-Old Crystal Bay Licidental WCA Decision Notice 9/16/04
Department of Natural Resources '
Central Region Waters � - , -
Attn: Julie Eckman � �
1200 Warner Road - • . -
St. Paul, MN 55106-6793
DNR Wetlands Coordinator @
Ecological Services Section ,
500 Lafayette Road, Box 25
St. Paul, MN 55155
U,S. Army Coips of Engineers
Attn: Mr. Joe Yanta . '
190 5`h St. East. '
Saint Paul, MN 55101-1368
Hennepin Couuiy Department of Environnzeiltal Services
Attn: �llen Sones
417 North 5`"Street, Suite 200 .
Nlinneapolis, MN 55401-1397 �
Minneapolis Park and Recreation Board
Attn: Tim Brown
2117 West River Road �
Minneapolis, NIN 55411-2227
You are hereby notified that the decision of the Local Govenunent Unit on the above-
referenced application was made on the date stated above. A copy of the Local Government
Unit's Findings and Conclusions is attached. Pursuant to Minn. R. 8420.0250 any appeal of the
decision must be commenced by inailing a pefition for appeal to the Minnesota Board of Water
and Soil Resources within thirty(30) calendar days of the date of'the mailing of this Notice.
NOTE: Approval of Wetland Replacecnent Plan Applications involving the use of wetland
banking credits is conditional u�on withdratival of the appropriate credits from the state wetiand
bank. No wetland impacts may commence until the applicant receives a copy of the fully signed
and executed"Application for Withdrawal of Wetland Credits," signed by the BWSR wetland
bank administrator certifying that the�vetlaud bank credits have been debited.
THIS DECISION ONLYAPPLIES TO the ll�tinnesota GYetland Corzservation Act. Additional approvczls or
permits from local, slate, and federal agencies may be rec�acired. Check tivith all appropr-iate aactho��ities
before commenci�ag work in or near wetlat:ds.
LOCAL G ERNMENT
.
5-25-06
Sign� ire �Date
James Wisker, District Technician
-P1ge 2 of 2
Ryan-Old Ciystal Bay Incidentat WCA Decision Notice 9/16/04
NA-02GG20-03B (V.2.02 For MS WORD)09/01/04
- f� Minnesota Local/State/Federai A lication Form for Water/Wetland Pro'ects
For Internal Use Only •
A lication No. Field Office Code Date Initial A lication Received Date initial A `lication Deemed Com lete
PART I: BAS(C APPLICATION
"See HELP"directs you lo impartant additional information nud asslstance in Instructions,Page I.
1. LANDOWNGR/APPLICANT CONTriCT INFORNIATION(See Help 1) •
Name: Ryan Companies US, Inc. (Kenneih Vogel) Phone: (612)492-4635
Complete mailing address: MPLS, MN 55402
1A. AUTAORIZED AG�NT(See Flelp IA) (Only if applicable;un agent is no�required)
Name: Liesch Assoc(ates, Inc.(Mark Miller) Phone: (763)489-3100
Complete mailing address: 13400 15�'Avenue North Plymouth, MN 55441
2. NANIE,TYPE AND SIZE OI'PUlILIC 4VATERS or tiVETLANAS IIVIPACTED(Attach Additronal Project Area sheets if needed)
Name or I,D,#oF Waters Impacted(if applicable;if known):N/A
(Check all that apply): ❑Lake ❑River �Wetland type❑ 1 ❑ IL ❑2 �3 ❑4 ❑S ❑6 ❑7 ❑ 8
Indicate size oF entire lake orwetland(check one): � Less d�an 10 acres(indicate size:0.14 ae.)O 10 to 40 acres ❑Greater than 40 acres
3. PROJ�CT LOCATION (btfonnation can be found on properry 1ax s�nlemenl,property tille or�itle insurnnce):
Project street address:2725 Wayzata Boulevard West Fire#: City(iF �
applicable):Orono . '
�/a Section:NE 3ection:33 Townstup#: 118 Range#:23 County:Hennepin
Lot#:001-004 [ilock:001 Subdivision:Van Dale tiVatershed(name or#)3
Attach a simple site locator map. If needed,include on the map written directions to the site from a known location or landmark,and
provide distances Crom known locations. Label the sheet 51TE LOCATOR N1AP,
4. TYPE OF PROJECT: Describe the type of proposed work. Attach TYPE OF PROJECT sheet iF needed.
Construction of an office warehouse building. �
5. PROJECT PURI'OS�,D�SCRIPTIOIY A�1D DII4IENSTONS: Describe what you plan to do and why it is needed,how you plan to
cons[ruct the project�vith dimensions(length,width,depth),area of impact,and�vhen you propose to construct the project. This is the ,
most important part of your upplication. See HELP 5 before completing this section;see�Yhat To Include on Plans(Instructions,
page 1). tlttach PROJECT DESCRIPTION sheet.
Refer to Attachment A-Supplemental Informatfon Sheet. -
Footprint of project: 0.14 acres or 6,000 square feet drained,filled or excavated.
6. PROJ�CT ALTEIti�tATIVES: What altematives to this proposed project have you considered that would avoid or minimize impacts
to wetlands or waters? List nt least TWO additional alternatives to your project in 5ection 5 that avoid wetlands(one of which may be"no
build"or"do nothing"),and explain why you chose to pursue the option described in this application over these altematives. Attach
. PROJECT ALTGRNr1TIVES sheet if needed.
Refer to Attachment A-Supplemental Information Sheet.
7. ADJOINING PROPERTY 04VNERS: For projects that impuct more than 10,000 square feet of water or wetlands,list the complete
mailing uddresses of adjacent property owners on an attached separate sheet. (See HCLP 7)
8. PORTION OF FVO1tK COMPLET�D: Is any portion oF the work in wetland or water flreas already completed? ❑Yes �No. If
yes,describe the completed work on a separate sheet of paper(abeled�VORK ALI2EADY COIVIPLETED. (See HELP 8)
9. STr�TUS OF OTH�R APPROVALS: List any other permits,reviews or approvals related to this proposed project that are either pending or
have already been approved or denied on a separate nttached sheet. Sec I�LP 9.
10. I am applying for state and local autliorization to conduct the�vork described in this application. I am familiar with die information
contained i this appl' ation. To the best of my knowledge and belief,ail information in Part I is true,complete,and accurate. I possess
the autho ' [o un ak he work described,or I a�n acting ns the duly authoriZed gept oE the� i t.
�
.S�ot`f�� o�. 6-��ti� � �ils�5, / z.�d 5-�
Signnl�ere o pplicmit(Landowner) Da�e Signaeure of agent(if applic Gle) Date
�4 �
This block must be signed by the person who dcsires to undertake the proposed notivity and has tlie necessary property rights to � sd•.4.3f ShNpit�e��g�nt hq �$i`�ned,�"
�::��.,.. 1�
please attach a separate sheet signed by the landowner,giving ue�essazy uuthorization to tlie Agent. '�;.�r - .. ,, ,. ,-•--�
iy,�' . •
Nlinnesota GocaVState/Federal A Gcntion Forms for Water/Wetland Pro' ���� ``� 1�rs.� i,-
PP �`�j� .. , S ,H., Q;r:-� �C�i':::� L.
Page t s4.1 ;,1;..�.� r; ; L;..ii�
i' APPLICATION I'OR D�PARTMENT OI'TH�AIiMY P�RMIT(33 CrR 325) 014IB APPROVAL NO.0710-003 Expires Dec 31,2004.
�" The pu6Gc burden for this collection oFinformatian is esdmated to nverage LO hours per responsc,aithough the major(ty oFuppllcotlons shouid rcquire S hows or less. 'llifs includes
�he lime For roviewing lnswctions,searchiug nxlsting datu sources,gathering and maintaining Ihe dala necded,and compleUng and reviewing Ihe collecdon oF infornwtion. Send
comments regarding this burden esGmate or any other aspect oF Uils collection oF informalion,including suggestions For reducing Ihis burden,to Department of�eFense,Washington _
1{eadqunrters Service D'ucetonte of Information Operations and Reporls,1215 Jefferson Davis Highwuy,Suita 1204,Arlinglon,VA 22202-4302;and lo the OfGce of Munngement
nnd Budget,Paperwork Reduction Project(0710•0003),Washington,DC 20503. Respondenls should Ix aware Uiat notwithslanding uny aUier provisian of law,no person sliall 6c
subject to any pennlly for failing to comply.with a callection of infonnation if it does nol display a cuaently vulid OMD coutrol number. Pleuse DO NOT R6TURN your farm to
either of these addresses. Completed applications must be subrtrtted to the Dislrict enginecr havingjurisdiction over Qie location oFlhe proposed activily. -
PR[VACY ACT STATENIENT:Autliorides:Rivers and Hnrbors Act,Section 10,33 USC 403;Clean Water Acl,Section 404,33 USC t3�t;Mnrine ProtecUon,Research and
Sancluaries Acl,33 USC 1413,SecGon 103. Principul purpose:InForm�tion provided an this fortn will6e used in evalualing the appGcntiou for a permit. RouGne uscs:This
infomtition may Ix sharcd wiUi the Department oFJusGce nnd other Federal,stnle,and iwnl govermnenl agexies. Subrtdssion of requestcd infarmnGon is voluntury;howevcr,if
infom�ation is not nravidcd Uie permit apn�cnGon cnnnot bc evaluuted nar cun n t�ertnit be usued.
ITEMS 1 T�IROUGH 4 TO BE FILL�D IN BY THE CORPS
I.APPLICATION NO. 2.FIELD OFFICE CODE 3.DATE RECENED 4.DATE APPL[CATION COMPLETED
YOU DO NOT NEED TO COMPLETE ITEMS 6-10 and 12-25 in the SHADED AREAS. �
All applicants must complete non-sliaded items 5 and 26. lf an agent is used,also complete items 8 and 11. This optional Federal form is valid
for use o►ily when included as art oE this entire state a lication acket.
5.APPLICANT'S NAME 8.AUTI-IORIZED AGENT'S IVAIvIE AND TITLE(nn agent is not required)
Ryan Companies US,Inc. Mark S.Milier, Project Manager
lk '\�.�F �f W '.i �� 'C �lL. � '� y�;'�-�7o j �i�� ^�`���f,r,�� �'�.i '�4�� ,f '�. 9L . �4,,i`,V-�'y"7crvC;,.�_�+r�'}�F���{ if�`�s'�kR`��� '� (r==z
�y �.�• ��g .c ,7 M7 ,i1 �J l'N" 7>I�ll�* i7.:y�u� _�, t ,��r d r 45f.-"7�--,ti'"-'NWe' �1�i � •`� i. •�-,~,�1
ts '.Pir":�.�x � r:t .�$ Y th���i;� f � uK u;.��.s:etre �:�. ti .� ��7�7, .:.n. .+zusa..w,.,,�iu'�-�L'sf�'��+`..�`.�h�Yr3���..
� F�,. R m e "��. � : ab 4' �" � Tt�t� 't kiiA��t�'x a$r�� T',a � u �;� . �'� �.fi
.�,,.�"` ,� . :: �; � ' �t �c� '��`�� r..�:O I�`VO':•.� �` i „; '{ `���;:��`��� ,, r�,,i`� �M1�'`���������5�
���,'e P ` '_' '� ,�F � i.' ' ay�'��a�r., � -i!. 2'�e��Y.��' ' •�! t il,. F�5 � �fi t rN 1 tii'.'Ft
11.STATENI�NT OP'AUTIIORIZATION(if app(icable;camplete only j/'authorizing an agent)
I hereby authorize Mark S.Miller to act on my behalF as my agent in the processing of this appGcation aud to fumish,upon
request,supplemental information in support thjs pe 't np ' ion.
tit_
APPLICrWT'S SIGNATURE: �i L�.�« Cswh' G/S�-�k�ATE: L L Q 7
�8 t,�eyr��fv.. , ^ - .r L b " ,�i. _ ;4,. jN ''�"'.;,1 9 - .� r' r.:h�,'.r�'� +�v�'�{yY r
t'�1�'N. .�d r� �_�C. [L�'.� .w..�( ••yY '�f^��� •� �+' � � - �
. •'. � l.i' +.15. � �t��w�
•�. � � i •�. � s �'A�•���aR,�°ae��C�� �' *r .� � � �y�
r � + ��G b C' i
,�' 6!e.n. c.. .t f �_�.i .a cz? ,� -�v�_. :�.,' � _ x'�
� 4' ?,', 4. ..t -r �� �r� .S
�. . � • 2 '. .� ;
., a .ur »x :. �r �� � �: G� � ,� � +S
.w ,7, +�a a 1 a ..:� .,a
r gJ ..�•Y a� �M i i i. o 't � �• _
6 �
. G."� _ �
�� ���
�+ .F.r
_; Y r y �
i 1 :�p� P, 4 : �� B �
� �r , f .
.� ,t . 'i ! � -� _ . .
f ' - $8[ .u'n ' a� �Hi.t'�ari:?4�'`�drYi .�.°+d 'u b �.
� ,
Z ? �I'. / �_:, � � ` �
•' .,) I• 6. � i� �_ ��ti
.;ti� '� �
$ i �k �• � �', u1'._. '�, t ' � C. F '
0 F J
1�.._
26. Application is hereby made for a permit or permits to authorize the work described in tlus application. I certify that the information in this
application is comple e and accurate. I further certify that I possess the authority to undertake the work described erein or am acting as the duly
authori gent o e applicant. �/
/�
` � �� • � h�e..�iu�1� �r� � Z L�?��.�
.R ,�..�.G�+ �k t 5 Z�.
Signature p 'c ❑t ate � ignature of gent(if nny) Date
The uppGc i must be signed by the person who desires to undertake the proposed activity(appGcunt),or it may be signed by a duly authorized agcnt iE
tlie statc ° in Block 11 has been filled out and signed. 18 U.S.C.Section lODl provides that:Wlicever,in any manner within the jurisdiction of any
depnrtment or agency of the United States knowingly and willfully falsifies,conceals,or covers up with any trick,scheme,or disguises a material fact or
makes any false,Ficdtious or fraudulent statements or representations or makes or uses aay false writing or dxument lcnowing same to contuin any fatse,
ficGtious or Fraudulent statemeuts or entry,shall be fined not more than$10,000 or imprisoned not more lhan five years or both.
ENG FORM 4345,Jul 97 EDITION OF FEB 94 IS OBSOLETE. (Proponent:CECW-OR)
p �41J� �,� ���:;'`Tl:j� ;1"",
�._ _ .. ._., :��1
Minnesota LocaUState/Federa!Application Forms for WaledWetland Projects �;:�
Page 2 '
�7 '
hnll'i ;� `.� �7�s �"�
..�.�...�_
�
w
c7
_ a
a
z � z � w � a
caw � Q z
� aa ?� ,0 3 cW7 M za � ,� z
� C3C� �Q M A � a Qv� C,�7A � °WG � � O �o
a ¢ > J �' `O � '-� � 3 o'�a � "' 'a �" `� `�" � W, `�
z 3 '^ � � � aa � � � `" ¢ ww � f� ° ¢ � yA�
�°o� a A A a ,n i,�o,� � � � �°n E" � � O F � '�a' � � � � .�i7 �4 0° � ¢ Q w p: �
M � O {�L� M (� � V1 � ti1 � (� W U. � NM � �.y ti w U M � � �"" Oti H
N � r1 � N U V -�i [� N 'J+ 0.� Py W �"' z �y �y k. I� �' (y. 0 fy �y y. �p R: �
co a; � F ,, co A m co ¢ O O � Q � � w' v� tn -�'. E• � � R; � F � O
.. ca o � a � � x � 3xa c� 3 � ca ¢ ¢ � � W ca � � � �C3
`n � x � � O `^ o C� V Gtl z `^ o � � [� ,� � `� Q O O �' n "a `n 6 a' `� O W GFi,'
co co ¢ �n � co v� w V O O co �o " `' �-� � w co x x � ° � oo co 2 z f� O O ^�"-'"n"�'-�—•
m rn A A N O cn �t > > a ..1 cn N 3 3 a � �n r n F (-� U t� .-7 e n c n C 7 W f s. p, W
W
(-Wi A�� T Q A � �+ � A � �" a A ' � A A z W A .
� � W ¢ � � w ¢ � � W ¢ � � w ¢ � gW ¢ �
� ° � � � � � � a ° � � a � � � a o � � � ;1��`,�....
O a O [-� 2 a O E- z a O E- z a O F z a�'". O H z fi;�
�--� �.; 'tc,
Q • •�;�a�,�
w
� r-;..
r :Fy`S\
E'+ '+t!
°wa � � � � f.�
..i a v. ��
�i:.
�.� °z z° z z
H oo axx 9 Qo
w o o � 3 � 3 � � H H � � z � � ��,,,.^ �-;;.
�"O a a Q �n O v, C1 v, ¢ ¢ v, C� i� 0 ,,r �ti
�^ ^i cn y V a . /;.
�,.
�'� co � � a A '�^ r. � '� .� � '� � � „�j v�i ,� N z a �1 � S� .'�• :�
o � n. t� U U o � r�+ � ¢ r� A �;•�
�� ° a � � � ° ¢ � z °o a °o � [-W� F F' ° Lc1 W y� E-� ` ��
F"6za ^ �+ � �. � E" � � ^ E' �i � v � � °v � x w Q o�o x cr•.
� N � O O [ztl AC N � � � � `^ tV ¢ v� W c�n a' a � m � � E.¢., F o E-� ,�r."�.;,.._•'t
. Oa�', °.°, 'a (�nN F" Q oo ¢ U � en � ¢ UF" Mx � A � Q V � � � z � �` c p J %i� <a�
v -- � ww � a � 3 � ¢ x � 3 � � x � Qa ca � ax , .�,;��
M M " a �, � a H w 3 ;F:a ';�.�'
� `n � O Ow ,P�" z �n � Q U � z eMn ,� Q U � � M O W W p z �,"?, Q Q c� O � � •rs� ('_ `
C, eo r M 0.� rn s oo t� W V O O co � w U O o co rn � � rn p oo co � z f� O O rl
W cn c� a, 0. co m cv � � c, .a c� N » rs. a m �n n n �n �-1 cn cn C� W a a W �,,�t
� .,,,•r '��
x A � W A A � W A A � rx A A � W A A � w A � �t�`�,r!�'��
�
a� WQ � �¢ W ¢ � � WQ � � WQ � � Wa �
�x � � � � � � � a3 � � a � � � a � ¢� �
a. O E- z a O h 2 a O F z a O F-� z a O [-� 2
a a a
0o z z z � � c,
z � a
00 3 z 9 9 � q � � � o �
� ,� � �, ,� � A � z
� � a � A � a � a z � �,.� � � � � z °� � P° '� � °��r,� � � xo�' °F' �
y, � � � � � ¢¢ � � � � ° � � ° E.a„ O O v�i � � °o Ed-� � � (xj �y ° � z E'" A �
Mtt1 z z z M N � � x � `�' � ..l ,� t�y N � � vF"i A � � N � � � � � V `��" rNi� o a `y-.' ° [x-�
oNo J � � �.W., � � Y� aW. a F'� � V � F � `�j � U A A U A � N U rn �"� H � O `y � c�.7 � E- � O
8 �„ a� ww ,:,, 3aa � � MQ d x � � QOO oa `� AW ¢ A � W � caz� �, xx3
� "' � 0 0 � z `�' � W W � `^ o q V � z c`"n � � � � OZ c"'n 0 � � � � -a M � P W � F
� oo c� � w' on O co �o V V � � co cn w V O O o0 0o U U a' c`r'o O co nv�i F`' x � ° � oo � � z � O O
V' M N P+ Py GO n-I M N Q ¢ V l W M V' > > P+ r-I M �O V J V] O �O �..� M V' F F'� � h r-� M Nl C� W Py P� W
F {1� W w W W W
(a A Z w A A � 6�i C� �" � R: A 'fti' � R� Q a'.. � !� A 'K' � Ci A
a � wQ � ¢ � ¢ u,�. � wzaclT�. ¢ w � r�i � w ¢ u�l. � zw ¢ r�
a � � � a � � � a 3 � � a � �¢ � � � � � a 3 � �
w O H Z a O F-� 2 n. O F. Z n. O F+ Z a, O t- Z o, p f-� 2
��
w _
c7
a
,�
O `�
U
E-� � ��' .
O'
W
Q A O � �
Fa � �
�
f-wN U � p; �+
� � � W� • ,
z � �
Q � � � �
� Azw
�� � � � ¢
�� � � � � A
w
�� � � H �
a E�-� �j O � A
�
�o � � � � -
�a H � � �
U
� v� -'�r._�
� � � O ,r.`.�� ``
� � � � � ��;�... ���
� � t �
W . "�7 `;7`�
x � � O O �ri:>.::�-
�° } _ °
� -••!s f�
�jc:ga,•..,o,+-
4c�i1.�'•"
+,� �ti�#:�M1
�:�'�L•�:;tit} ���
r
� �'�. i
t t:% ti��
�:t+�
��1i���,��j.
,,.. •i� .��
. - ,.1;, �4�
V�'�. �
' .jy:.Z..-,.�i�
� . . 1'a�.:9..-�{!`����'i3c`'�.'Yi
�� n
8
N
V�'
'V'
F
A �
� '
�: '
� m�l�� 1 1u/. .. � .°r� p� '�� �rc�.:t, � �orrc �
o y.� �. (ee � ° " � � � � � �''� „ -s` � � �11
_ ^� se q � F oa� rs�a� � _ j.. - ao•esz 6 ;�}�e r+�3`°i � �
� L5 % y�i � � �1 �tlr��� `L
a � f
p� "• (9G ';'_'_'_'_'_"'_'_'_'_'_'_'_ � O / �� x E ..ti 4 �
'1� 91 �:�F'� a.r y
.� d tc� w� ooz sr•iat � e�. ' N ��e *m��� �
_ BCl� = � :., �7 tY�.�w E4
� � �# ;.yx
�°.� +� r, s�y �a.
�^ 'f�d+ \��, -. � � `°' � �.��a�
✓• ^'1 .. \ °.N.. u�� ` 4 U,P�;J� 'c�i�'�'',
a � O 1 r-n�.r�.7 �,"`R,�e�� �.
��t� � i
�,4; �w, J �4 3r 7, .�
'�° � K���;��t� �
�p _'$w� �4'N� � lutlwlooz lavt[ i '�'y�1 ,;��.��'�i
� �:°_�e "'�x:±��{'w�°f�'' �aM� 3x t�l d�<4c�aM"£��w �'�P � � 'Sf5.�4�J '4"°%..,;a .ra�'�, p'�,�`�,E�s� �M1`A3�,� i''�IYr�e ��
g ie+�� �o''s.l�4 a,�T�'�'��'°.`x Y�.✓�1Gitlf.1- ��w� ti�tr�;,F- .�i 6v��'�Y a"}4,�<��u�w� . s t,i«y� �'t� t I'� �,'.''��y � .
e•eC1TW 'Qi� l ��jf �i, a' i�stt�2��� h;.+. � �°i�4f�r ��i� �3ty'* i �i �il��i�41 '�'��F�j`a�,Jrp^+ynj ,,�* �}yl�,,�j i
. .�.�._ �,�a R f hk-��S�J��� ��t��nY$} '��*�r�� k��r *�' `� r a#"s��s�.�f� i��i� �5;�kyu,�yr�,,h� Ar �. �� ri$a�^'f�� ��%�£��
•• j� �'� s t�u r �,`�'z��'ax�7 c ,�K�ha#'"" �7 � �r � e➢i' `� �k a r- i
'�' o,�ty�r��.,r�t�6�y,3�t��1x�,�fS ,�,ltat�A 3';yr �a .�. fY'��.Fyr;a : s�{i t��y°� f � � �; y�3 � �.,
$ o ; . y�. # rf s r � .�� � Mc l r�,�.^�4.�m`� z ¢�a, S� .. �r �x� �r� � �7 x,; x�s�-;�
� � �qq - � ���FN�n��.� l.i�+t ,3s,kt ��� tt�y��.°AY� "��t`1u�`�kr`i .� r�'�� (y a . �F�45#'t,:q� "r�� .j�J���# '�2�'r��''�e
8' � �� � kS���'�g�y�1 ti�e,��PY�e7h'�°��Fl� rf.r`a�.e ^°�bik�; s ��.� �.+4�°�i�U i f�Njy ,��� ,�r�r€ie.. '� �i yJ�" �ti}N
i
st � q Y. � �*'V �Yird 0�f rr9,u t". t F�k }� � K' r "t *�y4 �yn f7f{ a�' f )��
.wr�.. � r`.a.�.Rtus�.�iary..�lxi..�r��r�lrn�h?Y.s...:� �.`.��i'a.i.F.:lu*.s",!.i.vt.:'�:5�...�:�i..S-�'..m...:.Ci�s�.��f�n.,u.�..�.y..:...,._�iY}_,:�.u��skY . E�`.',�Xa�..�.r�.�.�.SS�i i SuYCc
/C � /7 J r�it71A ��T�!�P�.�� i�'�� yX ��f '' 1� f, E#{�#FY Yu�. �:i Z�?��'Z � l`��`f'i. 5" ; }� ' R) ,i�.(r {0'ILL 3Y{AI.Of
q � p ��J'-o-+1,(P y"j,�°���.�r�.+,1� >��fv^.,y�J h. � �h� '��f�� ✓��,� ��Cyty f..b ;�rL�.S4�L,�s iyWe ws §.s y 1i �teW,yB
/ " �+t1r¢ 4 r� T � r a�t ,t �4" Yt �.� y'�'3.Ix - .� �'c�..,s r i� �''. �..
S ra� +F:�C�id:, �i+.5n�1 '}�Fr d'Yi' �t,y h�^:e'}} � y �� �5� I�.%s .)g �{� �"a�ba " i�xxa ,�,r - i,�ry b}?�ix.u� �t�F >w �#'�,�
/ � 4�9 X t y .{ v 1 1I c {��Y1r � {"� '� 7 t � ��r ft<Y���ri y �
� q � �..4� X���.�y I�, Y�'�` S .V�Pi.�/k�YTf M1 � � tf���..`4syF�3!F�:�� f k�y SX�f ^Yh,� ���)YCYRf" &�li i'H f $ l�y Jfr rZ J�� l�,�#�, ��4��:.
,,6 � �`d �r��e�s' .�3� � ,��1�',T" �Sr m,�y.t +ty�r tf-N J �,� .N�'Sy�. r. �T �,.��c�' � �6�,� S �"r y,5, t+�. t�s ,�"+ �l�'�'fl
/ 1 3 w � 5� "F d+�+J'� k evh ti � f � J; �C bi'.'"
'g,�Y • e n �-,4A7���� ,��rd S1u � `?t Y h ». s ir i`�r� �1 8 tkt y43 "'+�3�--�-,t+2,�yR �t�, x o t� tt 9
�i��- � �� 8 ��n.iH6 �`S �`Y �� �Crf1�i �� {��-��' �°"^'F-f N 7.. � �s�xs`ki i .:3�'M# Y£�'� ,r .�"��4 '�£L!hr � r'. jv J�''a�z�'h�":
w' / � �' . ��U{ "�`� ytt���lk"'��`�3��^i�5 'i"�'r1�a$4F� �I+y,. Yr>'�s 4��,ta J}N ^`������r���C'i- ��p�gn�' �p ti��ir�`��&1 ��s.�!i y°����Pri�Z�
�� f 3iap3 s��ns�r :� -�r d:e ���i nuxs +� itr-�}ai trv� �':�,,u� Y � - �,,s q A �i. �fi. A � � X� a�.�+'u�
� �p E 'i M�aeo.4V curn�i �Ewb+ r 4 �r + 4'.� -s '�i �FV_v 3 �,: � E, `�.;$
y� � kbY�'.u. ,':�'`� f ��r'�",'�,�gk? �r.a;l���itwi,�Yd4,Qiti•{oc �j'ti4�,+t�T a i �1._S a� +1 .t��'"t 'i�3.,,Y3 '"�"9a4a.�4+*�o?f:v���N Rletx{ 13y� �Ebi�:
� c �,�d,.�tSy��E��E yh�)'d' .� i?;� '"��r�lF m'� � vY�� '�8 »3fp�1v�{�E' x`�/�9 t� :',6A k R � t: �'R�ifh
_'� A' �54�'��q f' -�{ ,t�"�.��� a� t: vb' 9i d #� t: �� $`wlaa#a�, 4 r;.,� F#d};�:y 4""'4�'�,.. }.ygT`"�� i_�� '� "i"Gkh 4,j1 i� t�, ;;�b�i v�'� �
�:�s ��E� �S {� �$ �.�"EY6 Jf t�s',�.'* c �tr�}+ i�� `�,�` �N�e� ir�aQ is��is3 ��.grfs�rv� 3 v'+ sy�� e � -.-r � i :£ � }'�Ef�J`fif
4�C� N �`e`��.rd k fw�u? k'`��°`� >a R�:.E�. �..�,rt �3!�7�.7N�7� y��..� �n ``'r �.,
� a ;,x �r r tig� e,r : �;; d �7t�"oen7a.taooasS ,aw t:r � � � �
�,� .�w ,., _ "� p z':k aa 'r'ayte lu'ae ..•,P"Ot1 < �:,�Y�011 3'°i 6 ➢Yli� a� �,,P1it'�.r' 3 �� � ���.°rT� Ys�3} �
� � , Sx�,hkb" .r� 1 ; -.;.e ��i "J t <9k"�4t�3"w�,t �� �Y .�f' � �0�1l 3 �� K4i�� 8 "' i'�i'.�� .2t `u � _S��S 4' � k�++�'�
I � as�r�wpr;�i' � N I 4�x . £rut �'?x f»ys3 4: aae7'tSx� M M rf � �`f�"v4� <Lwt�� a �ftf���`�' x�� �" fh��
� w�� �;' � M.eaoaa�(�aa� .��r . a— s��4�'�pc� �fi.. e�s�a ,�a � o� �`�.tie���te�' °sr e � re��� tlf �
p �'`tSt �J i At� �r��k ��l� �� �7� � y�4 �..a � G/:11 ,�'.y�t�t7Yf4 ."✓}.�.a" J� ..$5} {. �(� X ,;tl'7'yr } l hii t'�."4 ��YI; I�5 _
'� ! ,� r t ,, ,,a��#y,� ch d �3,� raa�� 3��x�t�r�r�U� y^�'��7'�� c� �' l�F��'�,a�i ,✓�,Lr�.�,qj� f �a"c, �, ,£ �,y,,�'� � �.� � �'$`
3 � > 3 N i {.,r � � ,� �; �i�� . . N ti� �; aE�v+�y �V�� .S Y ;r +. rlai'a' �� ��� ��'��''
� y y��, .:. tx 4ry. F7e +.., �� l a` � tt � ;�'+ �.� �f y� ��' R #Ft����t � �
� r, �tt� a0 r5 +`..;-t=,�'��ar . � 4..{ TS" 1 �A,�� 00 d�t �7 1 � J ,�na.� �� �r-t }�c��� „,
� '+"yp r!.+Ya � � -�FF � 3rkw��. '%[.,s+'< � i% � �— � ���:.{xf^�3,rt�.. ''N s„P�-.�,.� QA��Y�` `4� §r Y �+7 a? tin
a j ti"�' �s a��^ � �' ,�+w r�,�1�i tixr,��ir ���ti ���� i �ae x 1�$� v� z c��V-i� j"' #� ��'�
a r fY a,,,,n f s � y-�,J1y ty d"ri �a�3�'y (h � �y����t 4 -}w?^ Jx�tt ��� `^;�. y Ov� i r iY�
r + s:caz M 9'k,�z�'<tx G�a�'_ x �; u�,�'n° a., � C/) ztu 1 1 r ,: Yhv Ti3._ .'.�s�-� � ,�' ,.
�.�� �wi""r"a d"^t3, �"c�,�• a 3i !�',yru��aF �P �' �, 3�a�s � r ...� 5� � s� k t�t ?i i " �
� '� i�9 `y�' � -�y3� � c <
i yj .�: ,.Y,. .. s t n�- h,. ��_9laUl s.1 :='N}Pft..,. .� .n�sil ��rb'.ai PIt��l:� .CYF�. -tYDD9l } 1
af�� .Ik Y} �".r�§ ; �' M.L1.10.4/e➢TOY Fa',� 4�4�i`� � .n
� �, .�_.� �b�XYe��`� i � aostzt �, r,��a R � _
t �;a }'�.�,; � W" � .,�f„t, yk� a
e�`f
p t <r.9§Z�i Fi -�j� � !�� %l t�
g' � . Y �'� 'u �-�� �"z0 �
�- ,��1 x �w r �, t�� ^' ` � �'�,�r�
W [��{ ) j q �y�1�{� L.rv`�1 �0 �.
�I i��E} f J � ��,vS�P� ' �1 P�O�� �!
W '� M��� �r�"; .! 1�.,� ���� � •-�-
� �� ��k�.M�Siv�"�� r.r �'m v� - 9+'.��CS'
3 Y X �� �.:� C
� y� k�: �t i
� 4 3ftS0.�y�/Saz'' 's� p ,,,�� N 7�� i.
ioos ; � �, , +5� kr�n ocsm ir�r� ezsvr r `�' ��
� i t t E4'�:y�� �R ..� � 4}y ���`��
� �:r � �k��� �4 1d _ \ t� A\ � s�Fyr��SM � n '
r, , , �P,� Q�-
< � � � �� , �
, � Pp �,Km4 �
� � E
6 v �qr Y' ��/��! S���jS ` ` .
4,., e. H` ti�i ,i� f \e
%n A �#Y�'t [{��Y�t'Ct:ti .I �_'� +zFy�
_� ���ti� , �,�� �+���
4 A �f tt ���3 �� �Y t {it�'� e �'},!
� p.,
7: J �:i fi� � �'7�:� S SG�� .
'OLS IOb9 ;:vX.��S}� 9ZL:;.� �� ' ... ICYtC � Y w� '�..
� � .... aLSac �:x��f 5 'E`�,. 3.ZCeMt'.QV
� 1 ... .... ... .... .....
1 1 ...
:ti""•_.,k'�S r:i':.rl`.:/1�
� . � . "
t Y( •-
�
� .:
3 s : y f �':.+�t �ttC' ^ �r S�>x�* „�t4b ..,'z...,� �j.i-,� y,zY r�ato� � P �"�'E,� ! ,�,t� t, v � a*r<4 R— '� �i s�dil�y;t,.
irf�. � 7' a`;; t '"'fi. -. . .. .
v'3 ��1 e� z1 t�.rtt ^�'( < ."� �� U,�o `r'4 �?�t yfe��:e k��i,��;�"S+S�d�y�� i��'{�r<y ��F����`��i� �'4� ���'���;`� � .;°���Y sd '��� ..;v
�rt"�i 14 e :��$J xi '�.:. ma.�v'"�E l. k-fr ' .� KwY'nN ..� a+.x � .i k.� S'
y.Y.`;� .� . F} 4L �,� T1 { '�'P�I}i�!o� f4 ��L, 1 :S 'i"�. �c1.f, FjN y ��.( t5, {,j,a 'ttk 6PY1 C yz} k .�I k (1�, s:i
i' .;;f 5 ..4 L;+ t '' ��'c _ :F�i n ♦ {�'�..J Wa ,�Q a+�!-N T�s�Yt� -.i r7t��l. y F J. � � 4 r p r,�,�' �'t; iT
� . � { 4$�7'S�� z a4t T �n�` ''�F ��?.�'r�: Y -ti. '$'s q.� x J � �„ h -i�� d
� q 's U� -�� S G Y-, t -�r.,, + ..2'�,Su �sr �`� ;�p�3 v s s. F ,.tV'q o .�,,y�j ! i .�x 4f�� t i :-f �ry � m.
L,."+ t i �:4� y ; 3' 4 �r;��� f �*. .i�;' lf{ . ��t �Y . .�a "�5 rrF��t��4}' My�,tri �r r�. v>,�,+f-`�"!�`�%a9;vs4�'S, ��;� v�K:i'�+�M''`,y� � -S�'��^� r����� ��1��
�J.„i`} `�,q'� ak�,) �-�,, Ft� ix�c:.� �1 i �k�d�' �r��. / ,txTh��rfr3"s�' E�.dk'�,° e�! 'h tA-?7 L�"� e� 1 k 5-:?�SS' f�rt � .�'..`;x '+k��� :;�
�.i rc� � jj{�a � _.:1< FX��, .�;��.�' � F 4��r p�u {�rl�Y�e,� �'� s�'���n'��,4` �S� t� � � ��� j r '�''L�s rJk�f'', �� t � � t � '� ��'�
� � r"� «,,•. :�y � .k�:e�'r' y7�i{v �3i,���c�,��'� wi S��5r cie+ � f�A� o �i`s +,y ..�`c k �y -� �t , j q'��� � ! k�Mr,f {.'�'' ��f� ^!
��..` . 'K t .. 4 �a 1 ./ i 3- c J .�l'� M1 rM1 , . a 1 .
--.t,� ..s e63�°3 l �C C� +t, s g.,. m� + :�,�r ai� `t1�R.��� � vi .�:� ga "u �4 J.: ! a� - � a'� . �,,� �
� C, .v , 2.)n3*t-d 1 ��! dF7� �f ���,�.r"u�t t�4r ��,� -'� �SY �y�fFiF rt � n� k.pT < �..t �1+�Jrv��y � ; >� �y� x .; � �.iu h ,.. Uz:�S�t'
r .,( 5 + +�> O. :� . z� /4 1 . a£� � .�'��. <�r ��n^r� t 4 i. r � �^�- �;��
t jr J,�� ��. � a t,�0. 3� ,� ,�.�c .3. .�x.�,L JN �,�F� Y�' c F �� 4�y r s�?F�Fv i � � � � ��,y�'� �
3 4 r {:
_i t r �.. �J y � `4. r a . �`� �1. '�tt ..e,,� q
�.,�� � �a�t.:tjf i, ner�S€'4�O�fx, 4"t>l�il.��,�y�us�'��aH�Y°� �.urt.%r� -�.btik y �?;§C' itS,�:Li .+p�y'.;:..�''G a-r'-� ( ,� ,rty.e. t �rw:�rnti'�+. ,ilRCr.rat�%4�>,
�:'�f,,. � Yt� c y. k(N�.�/� °j L 'S'.}t�/a�iP.�4"_r� r �i �11�`��'�5��'ti�� � ��i x�V':a��� S'N'tff�rs Sqa�..:5.�c(�')rt`����i�g''�A r3 a�� �S»13.k.<q `JiC1
� � ,+ `w� t�1 Fl s f�14 :..�. ,. �' '41 t hr 4- Fp �tt S�o7i -�w. z:�� id f
��.���4 1 N:�'7. � f.9�d� �(�� ..y� . � r :ri�qr ���.`�y a�° y c'..,�� L,. . 1 � :f�,�,,� �c L� f X�1 ,� a K�� �� ,�, � +{�
s"["� iu . k�! � ���r �N'�.,i wr� ^;:�d s7?K .yv,+y ,� 3 ,y�: y � S.y.:-s C.� N �f''�`'..t'�.xk'`J°�.#n1,�t�3-Y"Yt`a� �Si�4.,.-t�1 ��+t,� e��v�K kt ,.�xt S�nl � v ��•�, rt:i
ta j� �.:h,� ° �[�'::.Cz. 5, �t!?� r +t�b� b.�i�{ s "� a ,� 7. y�Si �l, _1 S e,�.. �^'f g�r s �t.� ..;,,z� sa .�z t� ,����'� � a tt;,� u�a�s i £�.. ��� h
'�� ,�F �' rfi{ M'l.S f�w" �w � �t �ss�'-,`.y � ° �' ;��s��i� �`� it �e � �:} ��'�i u�rfitr�xty� # �'k. c�@'��;� i,,.*';.�.� P ;'� � .}.ud..:fi�
��a.i�R } < e s},f6���.t.. �r 5 �1+ky �a' w s ? � � , �B r i Fa N n r r k k� i��� i>s 5 `+2�$9�g f g � q z ( +�8�
;n � :.t d t ��'�� uk'f17,.�.f� y� ��a�}an��`f?t ,� � �,s. > q,� rNO. �� � FS g q�:� 1 t�s. e,'�'�:.q .�kV a ;,Yr � s,�-� #a �
Y
� g :� 4 � �s a w}�' �Z�'tnit( ra.. �i,r., 00 y°�ki '?}. r �3 4f. � t� �ia .� � .� �.,1 �, �
�i�EWr�t�" Fl.;i� Nv1y sy:br -�(?.�R�,, �}�yY�Ya .�,NS�1''� �!'. Y�Sr ,�}S ��,&�G ry.i'f i'�_ r, i �'�.J��,+s }�.. �i1r� �IF,.'h.:.. '�i� �-�{,,r�'�ht�,f� � n�u;k 5r5%n.� h �;3
�.,r.r rr�+ar �.- rj`� �S ta r `iat r �...,��. �,�' �t� s�4��1 P +_�� kf''�£,.. }� f .:,,�s.+''"�F '3.t,�'�+ �r S ��.�� i te.i; .�-n ..:.'.1;
4'$r fy �5��..�T,k,35 iX4rr��" ytt.�{�� # c�a� ��z�tf r�.1X/f'i i'�1+�,�5d�.y p�t ..,'.., � n4�v y� ..�s c� � lkSacl F�Ci �.�#"� ,�''6'6.ik_:�'� �w��'y:; i y ,;,q tl�s� i� 1� yl
'�- fi � ; +ac3 .ty� �Y'�'ac: �.i � � b� x . i
�r� t-� t�r�ti'i:t'� 'c'1 r�1l � ts�ye ,.���, ue�r� f.r}r �.�.}:�� 4y�%h�e. M ti�'E.rt, :-- c �'� �V :f:�� ���`.W��y�i; r�� � ,�rt6:: .F:i1. a �,� ��?.
� .Y 1�.�i .._P��u�.., 1 ��; � � �I�/`4{� �}��K/�kC :b{ g«G:11.� ���1.�� ��{ .�P.�� K �j��+'.S .h l. �} 3'Y' 4C E t4K9 ^f�'� L�y..�1 , +•S,
�}].'t�` Y .} � }1 P Y�At h 1 ,g� jl f f'�` {YY''k.:-"S�V.i' 4�1. 3%Nj :'i Y S14�' 3 ql "7*u:Jv�.{, d._}'�{''�'s �3Y � y:�: H"FF�� � �.. �, :'�:' �\� �
i lyJ§ �P��r "'�:i �IcPr Wj xS, .�t�,.�''i�t �'t��Y an�k'nv,�,:Z:.'`nif�i-��iv �e'"�t� r'v�r-r Y � t-?t r ro � b qa ��V Sar�i47!�` 7�.ro�Y,i � �r�i-�1 >r�t.' ''i'r::� �`�'�
� .� - .r.�2; �d;,¢YM.oRLO.oN,;..;.� .3�'4::.,.OU It¢-.,°_3 y } -��I L z.i^i ar�f
,ri � � p w
� �� s« ro�oa� f�'�,��'r r .^^�
r.a� as �+t r�a � rtb�i -r`; - Lceoi '-' �
�-s�;u n`o x'+ -��4 �`�a� �r �+�:. � k��f �t� '^�
< {,. y
�, :r � � �a'��7 r�f� >�. j t'�x� �''a�1 �.2i�i� .� C�.
r 4(�
��.: t.�M1 �l..155'y a 3µ n s t � .+1 f� Q ��
�� � t E:
p x „r:� � C .R � r.v�.�,�� ;'` �
W.S'.' Yt y`H. ''�l't� y/�.1F..,s Y f t� f rxE? 3 ';� . c�_.,��
b7 .�.t a� �. � z�� -. r ! K?� � '!�. .f.� '�a:
q .
�� �, y a ���"'t l�Y�- r.y� a C!� �..,J'� '�'A'�
� r � ��� ��7k ��C'�� �i
� r� a k : Sr,y,9 �
�d:. � sy rtx .. �' �s�%� --- -- �
amc � t t 3,'',��".�,1� ��'' !
g�G . �:c.-�TVr�P7 �s .,�' t€i..tsS-�3.1� . ? ✓�� y r�. L�+�.A���!
saa'4v
�i t° #���� _ ��A�``i e�}Y�.�i��r o�� � .b�t�� �sa�i� p ������
*�� ' !.�t y "a'�'.3f� �` .�� � (/) { r� � ��Vr�
��..>;itb Py,a,Nu�,.'"N'`tl����f' �t� �a �p (f� � Q � f "�r,,�� i,,t�t`f�
}r+',i:.,Y.�+�k�et:uinn�..u,s�a+?.a�:a�n`�':asiatii5 �^ .� ni a � �'�.eAu:.s��.�K.�i'-�
. � i<
ORDINANCE NO.32, THIRD SERIES
� � AN ORDINANCE REPEALING IN THEIR ENTIRETY,
ARTIGLE IV,DIVISIONS 18 AND 19 OF THE ORONO ZONING CODE
PERTAINING TO T�IE I-INDUSTRIAL DTSTRICT
AND THE PID-PLANNED�NDUSTI2IAL DISTRICT; _
ADDING A NEW ARTICLE IV, DIVISION 18,
SECTIONS 78-821 THROUGH 78-832; AND
� AMENDING SECTION5 78-1, 78-1066,
78-1468, 78-1511, 78-1512, 78-1516, AND 78-1536
OF THE ORONO ZONING CODE RELATED TO
INDUSTR.IAL USES WTTHIN THE CITY OF ORONO
;
The City Council of Orono, Minnesota hereby ordains: �
SECTION 1. Section 78-1,Definitions, of Article 1, In General, is hereby amended to
include the following definitions:
Essential Services means the .erection, construction, alteration, or
maintenance of underground or overhead gas, elecixical, steam, or water
transmission or d.istribution systems, collection, communication, supply or
disposal systems by public utilities, municipal or other governmental �
agencies,but not including buildings. ' ` �
O�ce means . a commercial land use involving predominantly _ .
administrative, clerical, or professional operations. Cominercial offices �'
may include�professional adini.nistrative trairung, but shall not include
� direct retail commercial transaction activities. � '
� O�ce-Slzowroon2 means a commercial land .use that is comprised of �
' ' offices and other indoox floor area in which laxge or bullc goods are,both
on display and being warehoused in the sanie space. Examples of such .
uses commonly include furniture, building materials, or other siniilar uses. �
Characteristics of such uses include a lack of other on-site warehousing. . ,
O�ce-Showroom shall not include direct, on-site retail transactions to the
end consumer.
O�ce-Wu�•ehouse means a commercial land use that is coniprised of
offices and other indoor space in whicfi materials and equipment are being
stored for shipping to other locations for eventual resale or use. Office
Warehouse does not include on-site retail transactions or display.
1 .
Outdoo�•Storage means the keeping of materials or equipment on a parcel '
of laild for the purpose of transporting, using or employing such materials
or equipment at a future date at another location, either on- or off-site.
The keeping of i�otorized vehicles for more than 24 hoi.us, or other
equipmeilt that is not capable of self-powered movement(such as trailers),
shall be included in tlus definition.
Pa��king means the keeping of passenger automobiles and light tiucks for a
temporary period (usually Iess tlian 24 hours) in a space designated aud
ixnproved for stich use according to the requirements of the Zoning
Ordinance. Parking does not include storage. ,
SECTION 2. Article IV, Division 18, I Industrial Dist�ict, Sections 78-821 through 78-
825 of the Zoning Ordinance, is hereby repealed in its e�tirety and the following �
language inserted in its place to read as follows: .
"Article IV,Division 18,I-Industrial Disti•ict
Section 78-821. Purpose and Review of Building Permit Applications. �
A. General Provisions. The purpose of the Industrial District is to permit and
encourage the development of high quality industrial uses which are compatible
. with the aestheti� character of the City .of Orono and to encourage the
development of such industries that are able and willing to achieve superior
. standards of design and environmental protection. To this end, the City may find
that improvements are required to a particular site which are greater than the . �
. minimum standards found as part of this District. . �
' B. Building�Peimits and Council Review. All applications for a building permit in
any I-Industrial district shall be reviewed by the Council and rriay be referred to
the Planning Comrnission for review. . � . . ,
C. Deternunation of Use.•� Whenever a proposed use is not�clearly defined,as to its
inclusion in the list of Permitted, Conditional, or Accessory Uses in this District,
� the Zoning Administrator shall make a determination. The Zoning Administrator .
may refer the itenz to the City Council for a final deteiniination, if desired.
D. Certificate of Occupancy. Prior to occupancy of any building or premises within
the I- Tndustrial District for which a building pernlit has been obtained, the
applicant shall obtain a Certificate of Occupancy. As a part of this Certificate, the
applicant shall be required to demonstrate compliance with all of the terms of this
Ord.inance.
2
E. . Existing Land Uses. • .
(1) Any building or use that does not conforzn to tlie requirements of this
Division, existiiig prior to the passage of-this Ordinance, shall be
allowed to continue to operate in the same nianner and to the same
extent, subject to the requirements of Article II, Division 2 related to
Noilconforming Uses and Related Matters.
(2) Where such changes�increase the total usable floor area of an existing
non-conforming building by Iess thaii twenty five percent (25%), a
property ovv�ier may maintain the existing building in its non-
confoiming state. The requirements for bringing improvements into
conformance shall also be applied to legal, iion-conforn�ing site
improvements such as parking lots and landscaping. Such changes or
. � add�itions may be made to coordinate with the existing building
materials and design without meeting the requirements of this
ordinance. The twenty five percent (25%) threshold shall be measured
cumulatively from the date of the adoption of tlus ordinance, and shall
� not be exceeded without applying the requirements of sub-section 78-
821 E.(3)•
• • ._ (3) Where such changes increase the total usable floor area of an existing
non-conforming building by twenty five percent (25%) or more, the
property owner shall be required to bring the building and property
.into full �conformance with. filus ordinance. The requirements for
� brulging improvements into conformance shall also be applied to legal, � .�
.non-conforming site improvements such as parkir�g lots and •� •
landscaping. The twenty. five percent (25%) threshold shall be
measured cumulatively from the date of the adoption of this ordinance.
. F. All buildings in the I, Industrial District shall be required to be on platted Iots. All �
changes to lot configuration shall require platting in accordance with Chapter 82, �
Article III, Orono Subdivision Regulations. No lot identified ii� whole or in part
_ by a metes and bounds description shall be eligible for a building permit until a� �
� .final plat has been approved and recorded for said lot.
Section 78-822. Permitted Uses. �
A. General Conditions. The following are permitted uses within the I-Industrial
District. . �
(1) Autonlobile and truck painting, major repair, body and fender woxk,
. upholstering tire recapping a.nd wholesale/fleet sales, but shall not include
retail when within a completely enclosed builduig. The storage of
automobiles or trucks in process of repair shall be within a fenced area.
3
(2) Cabinet and carpentry shops, lumbezyards millworks, electrical, plumbing
and heating and air condi�ioning shop.
(3) Manufacturing or assembly of a wide variety of products tl�:at produces no
exterior noise, glare, fumes, obno�ious products, byproducts or wastes, or
creates otlier objectionable impact on the environment. These shall
include the following: �
a. Manufacturing, compounding, assembly, packaging, treatinent or
storage of products and materials. Expressly prolubited activities
• sliall include: the stockpiling and recycling of aggregate materials
or supplies of more thaii iwenty-five (25) cubic yards.
(4) Office • � .
(5) Off'ice-Showroom
(6) Office-Warehouse
(7) Meclical, dental and optical laboratoi7es.
(8) .Research laboratories.
� � (9) Inside Storage or warehousing: . � . '
' (10) Governmental and public utility buildings and structures. � � �
(11)� Essential Services. .
Section 78-823. Conditional Uses. � � � • -� . ' . .
• A. General Provisions. Within the I-Industrial District, no structw�e or land shall be �
used for one or more of the following uses without approval of a conditional use
permit. The following are conditional uses in the I-Industrial District:
� (1). Open and outdoor storage as an accessoxy use,provide that:
. . a. The open storage area is screened and landscaped from adjacent
residential uses and public right-of-way.
b. The open outdoor storage area .is surfaced .with concrete or
bituminous.
4
c. The open outdoor storage area shall not be witlun any front yaxd or
side yard abutting a public right-of-way. The open outdoor storage
� shall be setback f ve (5) feet from a11 side and rear lot lines and
- shall not be located within a utility or drainage easement.
� d. The open outdoor storage area shall not utilize any required off-
street parking,loading areas, or access space.
e. The open outdoor storage area shall not be used for storage of
hazardous liquids, solids, gases, or wastes.
f. The property owner s1iall keep all outdoor storage areas free of
. refiise,trash, debris, weeds, and waste fill.
(2) Commercial and public radio and television transmitting anfennas, and
public utility microwave antennas. .
(3) Commercial, private, and public satellite dish transmitting or receiving
. a.ntennas in excess of two (2)meters in diameter. . �
�� (4) Accessory, enclosed service activity other than allowed by a pernutted use
. within the I-Industrial District,
(5) Day care centers. .
(6) Trucking operations,but�ndt distribution centers. � �
(7) Trade Schools.
, (8) . ,Warehouse coiiversion to mini-storage. �
,�� � (9) Wholesale showrooms.
(10) Deferment of Parking. , •
B. Required Conditions and Policies of a Conditional Use Permit. The burden of
proof demonstrating compliance witli the following criteria shall be the
respoiisibility of the applicant. In deterxnining whether to approve or deny a
conditional use pernut, the City Council and Planning Commissioil shall find that
. the conditional use permit complies with the following criteria: . .
(1) Comprehensive Plan. The proposed action has been considered in relation
to the specific policies and provisions of and has been found to be �
consistent with the official Compreheiisive Plan of the City.
5
(2) Compatibility. The proposed use is compatible with adjacent present and . �
future anticipated land uses.
(3) Perfoiniance standards. The proposed use confornls with all applicable
performance standards containeci in this Ordinance. �
(4) No depreciation in value. The proposed use will not tend to or actually �
depreciate the area in which it is proposed.
(5) Nuisance. Nuisance characteristics generated by the use will not have an
adverse effect upon existing and futLUe development iil adjacent areas.
(6) Economic return. The use will provide an economic retuin to the
' community and be commensurate with other industrial uses for which the
property could feasibly be used. I�i considering the economic retuin to tlie
City of Orono, the Planning Commission and City Council may give
weight to the sociological impact of proposed use, both positive and
. negative. .
Section 78-824. Accessory Uses. ' • • . . .. �
A. General Conditions. Within an I-Inclustrial district, the following uses shall be
pernutted accessory uses:
(1) Fences. � � � • � � ,
(2) Landscaping and decorative features.
� (3) Off-street loading. � •
(4) Off=street parlcing: �
(5) Signs � .
(6) Mechanical and utility equipment, provided such equipment does not
occupy a requued yard adjaceiit to a street, and is �fully screened from
view of the public right of way. � � � � . � � .
(7) Teleconununication reception/transmission devices. �
' a. Accessory Antennas. Accessory antennas shall be limited to radio .
� and television receiving antennas, satellite dishes, TVROs, and �
amateur shortwave radio transmitting and receiving antennas.
Accessory antennas that are acc`essory to the principal use of the
6
�
property are permitted accessory uses in all zoning districts,
provided they meet the following conditions:
l. Height. A groLmd mounted accessory antenna shall not
exceed twenty(20) feet in height fronl ground level.
. 2. Yards. Accessory antennas shall not be located within the
"� required front yard setback, coiner side yard setback or side
yard setback abutting a street.
3. Roofs. If vegetation or obst�uctioiis uiterfere with satellite
signals at a location in any allowable placement area, the
accessory antenna may be placed on the roof of any
authorized structure on the premises.
� 4. Setback. Accessory antennas shall not be located withiu a �
required yard or setback area or within drainage or utility
easements. Antenna towers shall be set back from adjacent
property lines a horizontal distance no less than the
maximuxn height of the antenna.
5. Building perniits. A building permit shall be required for
the installation of any accessory antenna requiring a
conditional use permit. Building permit applications shall
be accompanied by a site plan and str-uctural component
. � data for the accessory antenna, including details of
anchoring. 1 he building official must approve the plans
before installation. �
6. Lightning protection. Each accessory antemia shall be
grounded to protect against natural lightning strikes in
. conformance with the National Electrical Code as adopted
by the city.
7. � Electrical code. Accessory antenna electrical equipment
, � and connections shall be designed and installed in'
� conformance wifih the National Electrical Code as adopted '
by the city.
- 8. Color/content. Accessory antennas shall' be of a neutral
� color aiid shall not be used as sigilage.
b. Amateur Shortwave Radio Antennas and Towers: � Amateur
sliol-lwave radio antennas and towers which do not meet the
conditions for accessory anteiinas niay be allowed with a
7
conditional use permit in all zoning districts provided they meet -
. the following conditions: .
1. Height. When an amateur shortwave radio aiitenna is
mounted on an antenna tower, the total height of the
' . antenna aiid tower sliall not eaceed sixty(65) feet.
2. Yards. Amateur shortwave radio antennas and towers
shall not be located withui a fiont, corner side, or side yard.
3. Setbacks. Amateur sllortwave radio antennas and towers
shall not be located withui any required setback area and
shall be located no less thaii the height of the anteiina and
� tower from the property line.
Section 78-825. Lot Area,Height, Setbacks, and Lot Coverage.
Minimum Lot Requirements: 40,000 square feet
Minunum Building Area: 10,000 square feet
Lot Width: 200 feet
Building Setbacks (Principal and Accessory):
Front Yard Setback: 35 feet •
_ •Side Yard Setback, abutting a major streetl: 35 feet � • . •
Side�ard Setback, abutting a minor street2: 20 ieet
Side Yard Setback, interior: 10 feet
Rear Yard Setback: 20 feet
. 1 This setback applies to side yards adjacent to Wayzata Boulevard and Old
- � � Crystal Bay Road. . � �
'This setback applies to side yards adjacent to all other roads, public or private,
within the"I", Industrial District.
� � -Building Height: No st�ucture or building shall exceed three stories and shall
not exceed forty (40) feet in height except as provided in �• � �
section 78-1366. �
Lot Coverage: Not more than thii�ty-five (35) percent of parcels of three
(3) acres or less niay be covered by buildings or structures.
Not more tlian forty-five (45) percent �of parcels may be
covered by buildings or other structures; e�:cept that when
the total building floor area on a site is contained within a
single building, and when the total area used for loading
8
terminals, docks and berths is completely enclosed within
. the same single building, a lot coverage of not more than
� sixty(60)percent will be pennitted. ,
In no case shall inipervious sui�faces exceed a lnaximum of
eighty five (85)percent on any individual paxcel.
Section 78-826. Building Design and Construction.
A. General Provisions. In addition to other restrictions of this chapter, the use,
construction, alteration or eniargements to any buildings or structw�e within this
district shall meet tlie following standards: � �
(1) Rooftop Equipment: Rooftop equiprnent shall be screened from view from
the �•ound at the properry line with vertical extensions of the building
walls or with parapets or other architectural design features of the sanze
inaterials used on the walis of flie building. Where the topography permits,
it is desirable to screen such equipment from adjacent property, but it is
� not the intent of this requirement to increase the height of the screening
' significantly above that of the equipment in order to screen it from view
from tall buildings or from higher ground.
(2) Form, Scale and Proportion: The form and proportion of buildings shall be
consistent or compatible with the scale, form and proportion of eaisting
� development in the immediate area. � .
(3) Unusual Buildings: The use of unusual shapes, color and other
characteristics that cause new buildings to call excessive attention to
themselves and create disha.inlony shall be avoided. '
(4) Mass and Voids: The rhythnl of stnlctural mass to voids, such as windows
and glass doors, of a front facade slzould relate to the rhythms established
in adjacent buildings.
(5) Long Facades: Where large structures with overly-long facades (walls) are
� � proposed, such as warehouses, building mass should be articulated with .
variations in the building plane and parapet height and through the use of
other unique desigiz or site plan features.
(6) Architectural Design: Architectural design sllould create hannony tYuough �
the use of di£ferent textures, complementary colors, shadow lines and
contrasting shapes. The use of walls in a single color, with little detailing
. or completely blanlc is discouraged.
9
� (7) Monotony: Monotony of design in single or Ynultiple building projects '
_ shall be avoided. Variation of detail, fozn� and siting shall be used to
provide visual interest. •
(8) Roofs: Careful consideration of durable materials, proportions and shapes,
emphasizing the impoi�tance of roofs as integral and embracing elements
of the over-all design, is particularly important.
(9) Materials: Use of substantial amounts of high qiiality masoilry materials
(face brick, stucco, stone) is encouraged. Buildings shall be constnzcted
with no less than sixty seven percent (67%) of these materials, excluding
window aiid door areas. Architectural concrete panels and rock faced
' �concrete block may comprise a ma�imum of thii-ly tluee percent (33%) of
the exterior materials used on the building. The 67% threshold may be
reduced, or the 33% threshold exceeded, only by Conditional Use Pernnit�
� for alternative materials. _The City Council shall consider the architectural
� � � quality� and whether the proposed building exceeds the various
requirements of this Section 78-826 in deciding whether or not to grant a
Conditional Use Pernut for alternative materials. The use of aluminum
siding, metal ribbed panels and� extensive •mirrored glass surfaces is
� discouraged except as accent materials. Evaluation of building materials �
. shall be based on the quality of its design and relationship and
compatibility to building materials in the inlrnediate neighborhood.
(10) Design Uni.formity: Architectural treaiments (e.g.;� building materials,
colors, facade design, roof line's, screening) shall be consistent and
. compatible on all sides. Treatment that is uniform on all sides will be
deemed to meet the requirements of this principle. Adj acent land uses,
� visibility from public streets and use of screening devices (walls, fences,
� beims, landscaping) are criteria to be coilsidered' when varying this
�treatment. The applican.t will have the burden of demonstrating the reasons
� for differing treatment on different sides (e.g.,the need for truck access on �
one side and pedestrian access on another). ' � � � '
� Section 78-827. Off-Street Pai•king. � �
A. General Provisions. If any increase in the size, or changes iii the uses;�of such an � �
� e.�isting principal use is made beyond the size or for other than the uses above
allowed, then additional off-street parking spaces shall be provided pursuant to �
this Section, but only for the additional�spaces resulting from the increase in size �
or changes in uses.
B. Number of Uses. The required number of off-street parking spaces shall be
Iocated on the same lot as the principal use or on an adj acent lot under the control
of the owner of the principal use. For purposes hereof, "control" may be derived
froin ownership or by lease or easemeizt continuing for a period of not less than
10 �
twenty-five (25) years. In the alternative, the City Council may approve off-site
pa.rking for a period coterminous with the building lease. The requireci parking
spaces shall not be separated from the principal use building by a st�eet. Seventy-
five (75)percent of all required spaces shall be located within five huildred (500)
feet of the enfrances to the principal use building and one hundred (100) percent
shall be within one thousand(1,000) feet. ,
C. Setbacks.
(1) Exposed parking spaces or drive aisles (except that portion of the
driveway crossing the public right of way to give access to the street) shall
, . , be located within filie following setbacks:
a. Major Streetl 20 feet
b. Minor Street2 10 feet '
� c. Rear Lot Line3 10 feet � �
d. Interior Side Lot Line3 10 feet �
1This setback applies to side yards adjacent to Wayzata Boulevard and Old
� Crystal Bay Road.
2This setback applies to side yards adjacent to all other roads, public or
�rivate,within the"I", Indusirial District.
Within adjoining industrial develo.pments, private access, truck
cixculation area, an,d undivided parking areas may be permitted,•provided �
that each individual parcel meets aIl other district requirements. . •
(2) Parking, truck circulation area, and drive aisles shall� be set back.a
minimum of 10 feet from all buildings to provide a space for landscaping • � .
and sidewalks. Parking, truck circulation, and drive aisles may be located
� directly adjacent to buildings in rear and side yaxds which do not abut
public streets, and where the property owner deinonstrates that the
proposed parkuig area will be fully screened fiom view of the public right
of way.
D. Required Parking. . .
. .(1) .Automobile Service Centers: One (1) space for each four hundred (400)
. square feet of leasable area, plus one space for each einployee on the . .
maximum work sluft. � � '
(2) Off'ices, Medical and Dental Laboratories, Business or Professional
Offices: One (1) space per two hundred (200) square feet. ,
� 11
(3) Multi-Tenant Industrial Buildings. One (1) space for each four hundred -
• � (400) square feet of gross floor area, or the sum of the component gross
floor areas as follows,whichever is greater:
a. One (1) space for each two hundred (200) square feet of office
space. '
b. One (1) space for eacli two thou.sasid (2,000) square feet of
warehouse space. .
c. One (1) space for each tluee hundred (300) squaa�e feet of
manufacturing, processing, packaging, t�eatment and assembly
space.
d. One (1) space for each five hundred (500) square feet of space
containing machines and equipment for conducting scientific
research, testing or experimentation. �
E. Floor Area. The term "floor area" for the purpose of calculating the number of
off-street pazking spaces required shall be determined on the basis of the exterior
�floor area dimensions of the buildings, structwre or use times the mimber of floors,
' minus ten(10)percent. � � � ' � � � � � '
F. Computation. When determining the number of off-street parking spaces, any
' fraction of a number shall constitute an additional space.
G. Snow Storage in Parking Stalls: Provision shall be made in the parking area�for� �
�• ' adequate snow storage or removal in order to ensure that-the required number of
spaces is available at all times during the year.
' � � H. Circulation. Traffic circulation systems shall be designed to accommodate � �
anticipated traffic demands. Vehicular traffic generated by industrial uses shall be '
channeled and controlled in a manner which will avoid cong'esfion or interference' �
� with other vehicular transportation systeins and pedestrians and which will avoid �
creating traffic hazards and excessive traffic.
I. Parlting Size. Each parking space shall have a minirnum width of nine (9) feet
and a minimum depth of twenty (20) feet exclusive of aisle atid maneuvering
space.
-, J. Ciub Cut Size. No curb cut access shall exceed twenty-fotu (24) feet in width
unless approved by the City Engineer. .
K. Grade. The �ade elevation of atly parlting area or driveways shall not exceed
� � four(4)percent.
12
L. Surfacing. Except as otherwise determined by the City Council, all Industrial
uses shall have custoiner parking areas and driveways which are surfaced with
asphalt.
� M. Lighting. Any lighting used to illuminate an off-street pa.rking area shall be
hooded and so arranged as to reflect fihe light away froni adjoining property,
abutting residential uses, and public righfis-of-way.
N. Required Screening. All open off-street parking areas of five (5) or more spaces
shall be screened with landscaping and/or other materials from abutting or
� surroundiilg residential dist�icts.
O. Landscaped Islands. A niinimum of one (1) landscaped parking island per twenty
(20) parking stalls shall be required within any industiial use. Areas meeting the
conditions listed in Section 78-827 C.(2) wluch are proposed for truck circulation,
' but converted to parking per a plan approved by the City shall be exempt from
this provision.
P. Signs. No signs shall be so located as to restrict the sight lines and orderly
operation and traffic movement within any parking lot or driveway. All signs
° shall be in conforman.ce with Section 78-1466 of this Ordinance. :
Q. Deferment of Parking. A reduction in the number of required parking stalls may
be permitted by a conditional use permit as outlined in Section 78-823 provided
that the following conditions are met: � �
(1) Evidence is provided demonstrating that.the parking requirements of the
proposed use will be less than the parking required un.der this Section
during the peak demand period. Factors to be considered when reviewing
' the proposed parking demand shall include, but not to be limited to: .
� a. � Size,type, and use of building. . � . .
b. Number of employees. �
c. Projected volume and turnover of employees.
d. Projected frequency and volume of delivery or service vehicles. �
e. Number of company vehicles. �
f. Storage of vehicles on the site.
(2) In no case shall the amounfi of parking provided be less than one-half to
the amount of parki.ng required by the Ordinance.
� 13
. . (3) The property owner can demonstrate that the site has sufficient property -
� under the same ownership to accommodate the expansion of the paiking
� facilities to meet tlie minimum requirements of this Section if the parking
denland exceeds on-site supply.
(4) On-site parking sha11 only occlu in areas designed and constructed for
parking in accorda.nce with tl�is Section. The area reserved as "proof-of-
parlcing" shall be sodded or seeded and nlaintained as green space. No
' pennasient buildings shall be peimitted 'ui the "proof-of-parking" area.
(5) The Conditional Use Pernut approving parking deferral under this section
. shall be recorded per City practice, providing that additional parking shall
be constructed in accordance with this Section. �
(6) To qualify for a parking defernlent, the site must comply with all current
� zoning requirements.
Section 78-828. Loading.
� A. General Provisions. In addition to other restrictions of this chapter, all loading or
unloading into or out of trucks in excess of three-fourths ton capacity sliall be .
conducted at facilities specifically designed and designated for that purpose.
� Those facilities, designated as "loadi.ng facilities" shall�be subjec�to the following
regulations: .
(1) A minimum of one loading berth per fifty thousand (50,000) square feet of � ,
gross floor axea or part thereof. Loading berth shall be fifty-five (55) feet
. in length,fourteen(14) feet in widtli, and fifteen(15) feet in height.
(2) All loading docks shall be located within the perimeter of the principal or
accessory building and shall be completely enclosed except for the
opening needed fox access to a vehicle during the time it is standing at a
berth. �
. (3) No loading faciliiy shall be located within the required front sfreet or side
street setback for the principal building or within ten feet of an intei�ior
side Iot line or rear lot line: . .
Section 78-829. Landscaping. �
A. General Provisions. Where any industrial use abuts a property zoned for
residenfiial use, the industry sliall provide screening of the parking areas aloiig the
boundary of the residential property. Screening of such parking areas shall also be
� 14�
provided wliere a business or industry is directly across the sheet from a
residential zone.
B. Fencing. All fences shall be placed withill the property being fenced.
(1) Fences extend'u1g across a required front yard or required side yard which
abut a street on a corner lot shall be at least seventy-five (75) percent open
for a passage of air and light and shall maintain the traffic visibility.
(2) Industrial fences shall not exceed eight(8) feet in height.
C. Minimum Numbex of Plantings. I�idustrial Districts shall contain, at a niinimum
the greater of two (2) trees per one thousand�(1,000) square feet of gross floor
area or two (2) trees per forty (40) lineal feet of site perimeter whichever is
• greater. . �
� D. Minimun�.planting size. All landscaping incorporated in said plan shall confoxm
to the following standards and criteria. All plants must at least equal the
following minimum size: (All trees shall be ba).led and burlapped (B&B) and .
. shrubs shall be container grown unless otherwise approved by City Staff. Ty�e
and mode �of planting aze dependent upon time of planting season, availability,
� and site conditions (soils, climate, ground water, irrigation, grading, etc.).
Shade Trees . 1.5 to 2 inch
Ornamental Trees 1 inch
� Coniferous Trees 4-6 feet � . .
Laxge Deciduous Tree 2-4 feet . ' . �
Large Coniferous Shrubs 2-4 feet � � � �
' Small Deciduous Shrubs 18-24 inches � . �
Small Coniferous Shrabs 18-24 inches� .
- E. Spacing: •
, (1) Pla.tit material centers shall not be located closer than three (3) feet from .
the property line and shall not be planted to conflict with public plantings
based on the judgnient of the Zoning Administrator. �
• • (2) Where plant materials are planted in two (2) or more rows, plantings shall
be sfiaggered in rows unless otherwise approved by the Zoning
Adininistrator. �
(3) Whexe plants or screening is intended, large deciduous and coniferous
� shrubs shall not be planted more than four(4) feet on center. .
15
F. Types of New Trees. Plantings, suitable trees include, but are not limited to the '
following:
Oak
Red Maple
Sugar Maple �
Hackbeny � �
Birch
Honeylocust �
Little Leaf Linden
American Linden �
� Green Ash � � �
. . Ginlcgo
Kentucky Coffee Tree �
G. Design. The landscape plan must show some form of designed site amenities (i.e.,
composition of plant materials, and/or creative grading, decorative lighting,
e�.terior sculpture, etc., which are la.rgely intended for aesthetic purposes). All
areas within the property lines (or beyond, if side grading extends beyond) shall
be treated. A11• exterior areas not paved� or designated as drives, 'parking or .
storage, must be planted with ornamental vegetation (lawns, ground covers or
shrubs)unless otherwise approved by the Zoning Adininistrator. .
H. Seeding and Sod. Seeding may be used when the City determines sod is not
practical or desirable such as, but not limited to, open spaces, sites that are rough
graded and areas fihat cannot be developed (such as those located within a power
line easement).
I. Slopes and Berms. Slopes that are to be maintained as turf in excess of 2:1 are
prohibited unless approved by the Zoning Administrator. All. berms must
incorporate trees and plantings into the design. In no situation shall bertns be
used as the sole means of screening.
J. Ground Areas Under Build'uig Roof Overhangs. All.ground areas under the
building roof overhang must be treated with a decorative mulch and/or foundation
planting.
� K. Detention Ponds.� Stormwater ponds shall be landscaped with an average of a ten �
(10) foot buffer strip of shade and ornainental trees, evergreens, slirubbery,
natural grasses, groundcover and/or other plaut materials to provide an
aesthetically appealing setting. This landscaping plan shall be in addition to the
required landscaping. � �
16
.
L. Irrigation Systems. All principal use structt�res shall provide an exterior water
supply for use in landscape purposes. The exceptions to this are one and two
fanuly dwellings and additions to existing sfirixctures equal to or less than 10% of
the square feet of the existing structure. '
M. Landscape Guarantee: All new plants sha11 be guaranteed for two (2) fitll years
fiom the tinie planting has been completed. All plants shall be alive and in
satisfactory growth at the end of the guarantee period or be replaced.
Section 78-830. Drainage. ' �
A. General Pxovision. No land shall be developed and no use shall be permitted that
results in water runoff causing floods, erosion or deposits on adjacent properties.
Site and drainage plans shall be subnlitted by �the applicant in such detail as
required by the coi.mcil, and those plans shall be reviewed by the city engineer •
before submission to fihe planning commission and the council for approval. Such
runoff niay be required to be properly channeled into a natural watercourse,
ponding area, storni drain or other public facilities. Any change in grade affecting _ •
� � water runoff, whether onto adjacent property or otherwise, must be in compliance
witli the surface water management plan anci shall be consistent �with� other
applicable regulations of provisions of this code and subject to the approval of
other agencies having jurisdiction over the area affected by the drainage.
Section 78-831. Lighting. ' � ' �
A. General Provision. Any lighting used to illuminate a structure, an off-street
parking area, or other area in an industrial district shall be arranged so as to
' deflect light away from any adjoining residential property or from any public right
of way. A11 lighting shall be installed in accordanee with the following '
provisions:
(1) Lighting cutoff: The luminaire shall contain a cutoff which directs and
�cuts off the Iight at an angle of ninety(90) degrees or�less. � '
(2) Lighting Adjacent Property: Lighting sources shall not be permitted so as
to light adjacent property in excess of the maximum intensity.
(3) Architectural/Historical Light Fixtures: Architectural/Historical light �
fixtu.res� that feature globes that are not shielded or lighting of entire
' facades or architectural features of a building may be approved by the City ' ' �
Council. In no case shall the light affect adjacent property in excess of the
nn�iinurn intensity.
(4) Light Poles. All light poles shall be of a dark color. Light colored light
poles shall be prohibited.
17
.
(5) Height Of Sot�rce and Pole: The maximum height of the fixture and pole
� above the ground grade permitted for light sources is thirty (30) feet. A
light source mounted on a building shall not exceed the height of the
building. In no case shall the height of a light source moLUited on a pole or
on a building exceed the height limits of the zoning district in which the
use is located ui�less allowed by conditional use pennit.
t .
(6) Intensity. No light source or combination thereof which casts light on a
public street sliall exceed one foot-candle (meter reading) as measw�ed
from the right of way of said street nor shall any light sotuce or
combination thereof which casts light on adjacent residential property
exceed four-tenths (0.4) foot candles (meter readiiig) as measured at the �
property line. �
. (7) Location: Tlie light source of an outdoor light fixture shall be set back a
minimum of ten (10) feet fronl a sfi�eet right of way and five (5) feet from
an interior side or rear lot line. .
(8) Hours. Tlie use of outdoor lighting for parking lots shall be�tia.rned off one
• (1)hour after closing except�for approved security lighting. • • , . •
Section 78-832. Signage.
A. General Provisions. All signs shall conform to the sign standards of Sectioil 78-
� 1466 of the Ordinance. Signage within the I-Industrial District shall be limited to � � �
� the following standards: � �
Freestanding Signs (Monument style only-no pylon signs allowed): � � - .
(1) No more than one(1) double sided freestandi.ng sign allowed per lot or per
building. .
(2) The sign area shall not exceed one hLUldred (100) square feet of space oii
each side. '
(3) The sign shall not exceed ten (10) feet in�height.
(4) � Freestandiiig signs.shall be located so as not to be visible to tzaffic within -
the Highway 12/394 corridor. . � . • ..
18
y '
Wall Sigils:
(1) �Buildings within the I-Industrial District may have signs on any facade,
whether or not such facade faces the public right-of-way. The total
amount of wall signage for a building shall be limited to a square footage
equal to 5% of the area of�lie facade or facades that face the public right-
of-way. However, no individual facade shall have a signage area greafer
than 5% of that individual facade.
(2) Wall signs on south-facing building facades adjacent to the Highway
12/394 conidor shall be limited to one.sign not exceeding ten (10) square
feet for each business entrance along the south-facing wall. Such signs
sha11 not be internally lit.
Directional Signs:
. (1) Directional signage needed for traffic circulation or pedestrian movement
as approved by the City shall not count in the overall square footage
calculations. .
B. When a single principal building is devoted to four (4) or more industrial•uses, a
� comprehensive sign plan for the entire structure shall be required. No permit shall
be issued for an individual use except upon a determination that it is consistent
with the approved comprehensive sign plan."
SECTTON 3. Article N, Division 19, PID Planned Industrial District, Sections 78-846 �
through 78-853 of the Zoning Ordinance, is hereby repealed in its entirety.
SECTION 4. Section 78-1066 Build'ulg Design and Construction (with regards to the
Highway 12 Corridor Study Area)is liereby amended to read as follows: � � . .
"Section 78-1066. Building Design and Construction.
Except within the I-Industrial Districf, in addition to other restrictions of this chapter,
the use, construction, alteration or enlargenients to any building or structure within
� the dist�-ict shall meet the following standards (Buildings within the� I-Industrial
District shall conform to building design and construction standards found in Section
78-826 of the Ordinance): . . . . . .
(1) All exterior wa11 finishes on�ny building sha11 be:
a. Face brick;
b.Natural stone; • � �
c. Specially designed precast concrete units if the surfaces have been integrally
treated with an applzed decoxative materials or texture;
19
d. Factory fabricated and fiiushed metal framed panel construction, if the panel �
materials are of any of those noted in subsections (1)a--c of this section, or
glass; or • • . '
e. Otlier materials as may be approved by the council. Combinations of such
_ materials shall be permitted.
(2) All subsequent additions and outbuildings constructed after the erection of an
original building shall be constructed of materials comparable to those used in the
original construction and sliall be designed in a nlanner confornling with the
original architectural design and general appearance.
(3) No building or structure of a temporary character, trailer, baseinent, tent or shack
shall be const�ucted, placed or maintained upon the property except as accessory
to and during the construction of permaneilt buildings."
SECTION 5. Section 78-1468(3) related to Signs in I Districts is hereby repealed in its
entirety and the following language substituted in its place:
"(3) I.• Within the I District, signs shall be pernlitted according to the regulations
� in Section 78-832." � . . • � . . . •
SECTION 6. Section 78-1511 (3) related to S.etbacks for Parking is hereby repealed in
� its entirety and the following language substituted in its place:
. "(3) I-Industrial Districts. All off-street parking. spaces shall conform with the .
requirements of Section 78-827 of the Zoning Ordinance." . �
SECTION 7. Section 78-1512 related to Joint Parking, is hereby repealed in its entirety
and the following language substituted in its place: �� �� �. � . .� .� .
"Section 78-1512. Joint Parking. �
A. Required parkuig facilities seiving two or more.uses in the B district may be
located on the same lot, provided that the total number:of.parkiug�s�aces. so�. � �
furnished shall be not less than the sum total of the separate requirenients for each� � .
.use and provided: � . � � � � .. - � , .
(1) The proposed joiizt parking space is within 300 feet of the use it will serve;
(2) The applicants shall show tliat there is no substantial conflict in fihe
principal operating hours of ihe two or more buildings or uses for wluclZ
� joint use of off-street parking facilities is proposed; and
20
.
a
' (3) A properly drawii legal instrument approved Uy the city attorney and
� executed by the parties concenled for joint use of off street parking
facilities shall be filed witll the city clerk. This inst�lmient may Ue a tluee
or niore party agreenient, including tlie city.
� B. Required parltiiig facilities located witluii the I-I�idustrial Dishict shall conform
with tlie requireinenis of Section 78-827 of tlie Ordinance." -
SECTION 8. Section 78-1516 related to Required Off-Street Parking is hereby amended
by deleting the opeiuug paragraph aiid replaciiig it with the following langl.iage:
"Except witliui tlie I-Industrial District, where the principal use of the struct�ire
seived is as listed, tlie nunimulii parkuig facilities (open or eilclosed) shall be as
shovv�i. Witlun the I-Industrial District, iiiinimum parking facilities (open or
eiiclosed) shall confonn to Section 78-827 of the Ordinance."
SECTION 9. Sectioii 78-1536 related to Loading is hereby deleted in its entirety and the
following language substituted in its place:
"A. Except for buildings and uses witlun the I-Industrial Dish-ict, the regulations and
requirenients regarding off-street loading aild unloading shall apply to the
required and non required loading and unloading facilities in all the districts. If
ui the application of these requirements a fiactional nuinber is obtained, one
loadiiig space shall be provided for a fraction of one-half or inore, and no
_ loading space shall be required for a fraction of less than one-half.
B. Loading requirements within the I-I�idustrial District shall conforni to Section
78-828 of the Ordulance."
SECTION 10. A sunmiaiy of this Orduiailce shall be publislied in THE SAILOR
newspaper, and tlus Ordiziance ui its entirety shall be in full force and effect upon its
passage aa.ld publication of the Sumnia�.y. .
Adopted by tlie City Couilcil of Oroilo on. tlus 27t�' day of March, 2006 by a vote
of 5 ayes and 0 nays.
��� ._.
ATTEST: Barbara A. Peterson,Mayor
�. �
iiida S. Vee, City Clerk .
Summary Ordinance published in the Sun Sailor newspaper the week of April 6, 2006.
21
�
�� .
` _��Q � : r
� � � MINUTES OF THE
` ' ORONO PLANNING COMMISSION MEETING
� Monday,May 15,2006
� 6:00 o'clock p.m.
ROLL
The Orono Planning Commission met on the above-mentioned date with the following members
present: Chair David Rahn,Commissioners Ralph Kempf,Roland Jurgens,Dick Kroeger, and Cynthia
Bremer. Representing Staff were Planning Director Mike Gaffron,Planners Melanie Curtis and Evelyn
Tumer,and Recorder Jackie Young. Council Member Bob Sansevere was present.
Chair Rahn called the meeting to order at 6:00 p.m. �
NEW BUSINESS
1. #06-3183 PAUL THOMAS HOMES FOR GLENN SOLIE, 1430 CHERRY PLACE,
VARIANCE,6:01-6:15 P.M. �
Paul Vogstrom and Glenn Solie,Applicant, were present.
Curtis stated the applicant is requesting lot area, lot width variances and a conditional use permit for :
land alterations within the 0-75' zone in order to construct a new single-family home. The conditional .
use permit is to regrade the yard,reorient the steps, and remove a deck. The City Engineer has reviewed �.
the original plans and has provided a recoxnmendation that this application be tabled to allow for more
detailed plans to be submitted. .
Curtis indicated there are some unresolved issues regarding the height of the structure that the Planning
Commission may wish to address. Staff recommends tabling the application to allow for more detailed
information to be submitted.
Rahn inquired what the issue is with the height of the structure.
Curtis stated it is due to the number of stories of the proposed residence as well as the way the house is
placed on the lot.
Vogstrom stated his understanding is as long as less than 15 percent exposed,it would not be considered
an extra story. Vogstrom indicated the retaining walls could be moved closer to the building,which
would lessen the exposure on the basement. Vogstrom inquired from where the height is measured.
Curtis stated the highest adjacent grade of the building or ten feet above the lowest.
,,Vogstrom indicated his plan shows 35 feet and that his understanding is it would be measured ten feet
above that.
Curtis sated the number of stories was more the issue than the height of the structure.
Gaffron stated the applicant is allowed 30 feet of height starting at the highest existing grade touching
the house, and if that is hi�her than ten feet above the lowest grade against the house,they go to
PAGE 1
-�:.
-.� `
MINUTES OF THE ., •
ORONO PLANIVING COMMISSION MEETING
Monday,May 15,2006
6:00 o'clock p.m. '
(#06-3183 GLENN SOLIE,CONTINUED)
the average of the highest gable. Gaffron stated less than 50 percent of the foundation was covered at
least six feet by existing grade around the perimeter of the house. Gaffron indicated the trend in the last
few years is people will not meet the 50 percent around the house and will instead put a retaining wall
five feet outside the foundation. Gaffron stated the City has not accepted that type of design since City
Code does not allow for topographical changes when determining height.
Rahn inquired whether there is only one side elevation that has been provided.
Vogstrom indicated there is only one. • •
Rahn commented from that elevation it appears to taper from a lookout to a walkout and that he would
like to see accurate floor elevations. Rahn inquired where the floor elevation of the proposed house
lines up with the existing house.
Vogstrom stated it is approximately 18 inches higher than the existing basement due to the sloped
driveway and the steepness of the grade. Vogstrom indicated they are attempting to work with the land
to create a driveway that is not quite as steep as what currently exists.
. .. . .J . � � .
Solie stated the current house is a one-story with a walkout and that the proposed house is two stories
from the front.
Rahn indicated he does not have a problem with the lot area variance and recommended the applicant
speak with Staff regarding the height of the structure.
Jurgens stated the grading in his view would not work. �
Kempf stated he does not understand the grading plan and questioned why the grade could not flow out
to the edge of the lot. Kempf stated it appears that the house next door is approximately three feet
higher than this house and questioned the need for retaining walls.
Rahn opened the public hearing at 6:12 p.m. ,
There were no public comments regarding this application.
Rahn closed the public hearing at 6:12 p.m. .
Jurgens moved,Kempf seconded,to table Application#06-3183,Paul Thomas Homes for Glenn
Solie, 1430 Cherry Place,to allow the applicant time to revise his plans and to submit adequate
floor elevations. VOTE: Ayes 5,Nays 0.
PAGE 2
� MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday,May 15,2006
6:00 o'clock p.m.
2. #06-3184 PAUL THOMAS HOMES,2695 CASCO POINT ROAD,VARIANCE,6:15—
6:53 P.M.
Paul Vogstrom was present on behalf of the Applicant.
Curtis stated the applicant is requesting lot width,lot area and 75-250'hardcover variances in order to
build a new single-family residence on a property with 19,572 square feet in area and 60 feet in width
where 21,780 square feet and 100 feet is required. A hardcover variance is requested the 75-250' zone
for 3,830 square feet or 36.2 percent is proposed and 25 percent is normally allowed. The applicant has
proposed a home and garage consisting of a 1,847 square foot footprint, with a 148 square foot deck,
1500 square of driveway within the 75-250' zone, 145 square feet of sidewalk, and 168 square feet of
retaining wall and window well.
Planning Staff recommends approval of the lot width and lot area variances and some level of hardcover
variance within the 75-250' zone as the Planning Commission determines appropriate. The proposed
home must meet the 30-foot and 2-1/2 story height limitation. Additionally;Staff would add a condition
that the property owners comply with the City Engineer's recomniendations.
Vogstrom stated he does have an altemate plan that he did not submit to Staff. Vogstrom indicated the
grade on this lot adds approximately five percent hardcover to the driveway and that a turn-around was
added to address safety concerns.
Curtis inquired where the turn-around would be located.
Vogstrom stated the tum-around would be towards the bottom of the driveway. Vogstrom stated the
current catch basin drains to the lake and that they have attempted to contact the city engineer to obtain
his advice on what should be done to address water infiltration in the 0-75' zone.
Curtis stated it is her understanding the City Engineer did speak with the applicant's engineer ancl that
the City Engineer has recommended tliat all drainage and grading issues be resolved prior to this
application being placed on the Council agenda.
Rahn noted that there were no elevations provided with this plan. Rahn inquired whether the proposed
residence is a lookout and how the first floor differs from the existing home.
Vogstrom indicated it is a lookout and that the main floor would be about four feet higher than the
existing main level.
Rahn inquired whether the basement floor would be three feet higher than what currently exists.
Vogstrom stated that is right.
Rahn commented in order to protect the views of the lake,he does not want to see the grade in this area
changed significantly.
PAGE3
MINUTES OF THE �
ORONO PLANNING COMMISSION MEETING
Monday,May 15,2006
6:00 o'clock p.m.
(#06-3184 PAUL THOMAS HOMES,CONTINUED)
Vogstrom indicated he is only proposing to change the grade slightly around the front door.
� Rahn inquired whether the driveway is what causes the hardcover to be exceeded on this lot.
Vogstrom indicated that it is. Vogstrom pointed out he did relocate the house closer to the road in an
effort to reduce the hardcover created by the driveway.
Kempf.noted that a letter was received from the neighbor to the north and inquired whether Vogstrom
has spoken with that person. ,
Vogstom indicated that he has.
Kempf stated filling up a portion of the valley seems like a good idea to help with the drainage and
would also make the need for a turn-around less necessary. Kempf noted there is a drop-off next to the
driveway. Kempf stated he would like the input of the City Engineer on this subject.
Vogstrom indicated that he was informed that he could not place any fill within five feet of the property
line but that he would be agreeable to filling in the ravine. ..
Kempf inquired whether the applicant could grade to the lot line if the neighbor is in agreement with the
work.
Curtis stated some work could be done within five feet of the property line if the City Engineer approves
the work. `
Vogstrom stated the existing home and garage is pushed more to the south of the lot line and that the
majority of the drainage goes into the ravine,which is the reason he is attempting to avoid constructing
anything in that area. � -
Kempf commented that the issue appears to be hardcover and that a long lot like this does create some
hardship and would require some additional hardcover.
Rahn stated in his view the width of the driveway could be reduced slightly,which would allow for
some turn-around.
Jurgens inquired what portion of the driveway the contractor was attempting to make less steep.
Vogstrom stated approximately 30 feet from the road they are going to try to flatten it out somewhat.
Jurgens noted that work is not reflected on the grading plan. Jurgens indicated he would like that work
to be reflected on the plan. '
Vogstrom stated he could reflect that.
PAGE 4 -
� MIIVUTES OF TAE
ORONO PLANNING COMMISSION MEETING
Monday,May 15,2006
6:00 o'clock p.m.
(#06-3184 PAUL THOMAS HOMES, CONTINUED) -
Jurgens stated in his view the tuni-around is necessary but that the driveway could be lessened
somewhat. '
Bremer commented she is not sure that a turn-around is necessary,but that if the tum-around stays
within the same amount of hardcover currently reflected in the plans, she would be supportive of it.
Bremer stated in her view 32 percent hardcover is excessive and that the hardcover could be reduced to
30 percent.
Vogstrom stated he would be forced to bring the house even closer to the road if he is required to reduce
the hardcover any further. Vogstrom stated he is attempting to comply with the City's restrictions.
Jurgens stated he does feel a turn-around is necessary but that he is not in favor of additional hardcover.
Jurgens recommended the applicant reduce the hardcover on the lot somewhat. •
Rahn noted the house is only at 10 percent structural coverage.
Kempf stated this house, compared to the house on Dunwoody, is in line with the two houses on each
side of it and still has a smaller driveway. Kempf concurred that the house is not out of character with
the other houses in the neighborhood.
Rahn suggested the applicant consider removing six feet of driveway up near the garage.
Curtis noted the neighboring homes do have detached garages.
Vogstrom indicated he did try a detached garage on this lot but that in his opinion an attached garage
would be a better option.
Kempf stated there is a considerable drop-off to the south.
Jurgens stated he would like the hardcover reduced to 30 percent. .
Rahn recommended the applicant make the driveway comply with the City's minimum standards to see
what the hardcover can be reduced to.
Rahn moved,Kempf seconded,to recommend approval of Application#06-3184,Paul Thomas
Homes,2695 Casco Point Road,subject to the driveway being reduced to the City's minimum
standards,with a minimum turn-around being allowed, and further subject to the City Engineer's
recommendations.
Chair Rahn opened the public hearing at 6:38 p.m.
PAGE 5 '
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING �
Monday,May 15,2006
, 6:00 o'clock p.m.
(#06-3184 PAUL THOMAS HOMES, CONTINUED)
Anthony Kane indicated he is here on behalf of his father who resides at 2697 Casco Point Road. Kane
stated when his father purchased his lot,this lot was vacant and it was supposed to be a nonbuildable
lot. Kane noted there are significant drainage problems in that area and that if the ravine is filled in,it
would cause more water to go to the south since his father's property is located lower than this property.
Kane reiterated that the drainage has been a maj or issue and that he has concems that the water runoff
will be worsened with this proposal.
Rahn stated the Planning Commission did not address the drainage fully tonight because they typically
follow the City Engineer's recommendations and they do not have a report from the City Engineer at
this time.
Kane stated he would like some attention paid to the change in the drainage towards his father's house.
Larry Kane stated there is a minimal gutter proposed on the house,with a steep pitched roof,which in
his opinion will create additional runoff to his property.
Rahn reiterated the Planning Commission relies on the recommendations of the City Engineer and
suggested Mr. Kane contact Staff prior to the Council meeting regarding the recoirunendations that are
made by the City Engineer.
Kane stated in his view since this was originally a nonbuildable lot,the City is allowing a further
expansion.
Rahn stated the house being proposed is below the structural coverage amount allowed by the City and
that the applicant would be allowed to construct a larger residence on the lot. Rahn pointed out
numerous lots in Orono along the lake are nonconforming.
Kane stated a variance had to be granted to construct the existing house.
Bill Miller,2691 Casco Circle, stated he lives to the north of this property and that the issue is the
drainage in this area. Miller stated the Planning Commission has approved hardcover in excess of 36
percent on numerous occasions in the past and that the issue with this application deals more with the
water runoff than the amount of hardcover. Miller commented the present house has deteriorated to the
point where it needs to be replaced. '
Miller stated in his opinion there is a safety issue with the driveway and that he would encourage the
Planning Commission to allow a wider driveway. Miller stated he has witnessed a number of cars over�
the years go off the present driveway. �
Bremer commented this is a good opportunity to look at the drainage in this area and perhaps correct
some of the problems being experienced in this area.
PAGE 6
• MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday,May 15,2006
6:00 o'clock p.m.
(#06-3184 PAUL THOMAS HOMES, CONTINUED) `
Miller stated the engineer needs to be aware of the problems the neighbor to the south experiences and
that the runoff should not be increased with this application.
Vogstrom indicated he is willing to work with the neighbors on the drainage issue.
Curtis pointed out a significant amount of information would have to be submitted by the applicant in '
order for the City Engineer to make a recommendation.
Bremer stated if this is going to involve the three properties,it might be wise to table the application to
allow for a complete review of the drainage in this area.
Rahn concurred that it is a different situation if the neighbors are going to be involved with resolving the
drainage in this area and that he also would not be opposed to tabling the application.
Rahn closed the public hearing at 6:52 p.m.
Rahn withdrew his motion. .
Kempf moved,Jurgens seconded,to table ApplicaHon#06-3184,Paul Thomas Homes,2695 Casco
Point Road,to allow the applicant time to revise his plans to reflect a reduction in the hardcover
and to obtain the City Engineer's recommendations. VOTE: Ayes 5,Nays 0.
3. #06-3192 WILLIAM AND MARY TITLER,4209 NORTH SHORE DRIVE,VARIANCE,
6:53 P.M.—7:15 P.M. �
William and Mary Titler,Applicants, were present.
Turner stated the applicants are requesting lot width and lot area variances to construct a new house on a
lot that is 55 feet wide when 140 feet is required and has an area of.58 acre when one acre is required.
The applicants are proposing a house consisting of two stories with a lakeside walkout and an attached
four-car garage. The substandard area and width requires variance approval in order to rebuild.
Turner indicated the applicants are not requesting a structural coverage variance but noted that the house
is currently 35 square feet over the limit. Turner stated the applicants have indicated the size of the
house and/or garage would be reduced to meet the structural coverage limit.
Staff recommends approval of the lot width and area variances subject to the applicant submitting
revised plans reducing the lot coverage to the maximum allowed,placing the backup area at the east end
of the driveway, and satisfying the hardcover maximums.
PAGC 7
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday,May 15,2006
6:00 o'clock p.m.
(#06-3192 WILLIAM AND MARY TITLER,CONTINUED) ,
Mr.Titler indicated they have a large number of family members who routinely visit them on the
weekends. They placed the turn-around near the street so visitors can turn around and back down the
driveway. If they placed it where Staff recommended,visitors would have to back into North Shore
Drive. Title indicated they plan to use the stall closest to the house for the lawn mower,bikes, etc.,and
they will use the apron in front of that stall as a back-up area.
Titler indicated they have taken great care to study the previous minutes of the Planning Cominission
and that they did conduct research prior to purchasing the property to ascertain what would be required
on this property.
Rahn opened the public hearing at 6:59 p.m.
There were no public comments.
Rahn closed the public hearing at 6:59 p.m.
Bremer commented she is in favor of the proposal.
Kempf noted the neighbor to the east is going to have essentially a view of a very long,unbroken wall.
Titler stated they have designed a number of jogs in.the house.
Kempf stated he would like to see a landscaping plan submitted illustrating the use of plantings to help
break up that wall.
Mr.Titler stated there are actually some very large trees near the property line and that they are
planning on doing some landscaping.
Kempf inquired whether the applicants would be willing to submit a landscape plan.
Mrs.Titler inquired whether they could also change the type of siding in certain areas to also break up
the wall.
Titler indicated they are working with an architect and that they are willing to take steps to help break
up that wall. Titler requested they not be required to submit a formal landscape plan due to the expense
involved. Titler indicated they are willing to do some landscaping but that they would prefer not to
spend the money to have a formal landscaping plan drawn up and instead they would have the ,.
landscaper pick materials just before planting after the house was constructed. Titler stated they are
working with the architect to help soften the structure all the way around.
Jurgens stated in his view the applicants are changing the essential character of the area by creating this
long wall and that screening of the wall is necessary. Jurgens stated in his mind different types of siding
do not negate the need for landscaping and that he would also like to see a landscape plan submitted.
PAGE 8
- " MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday,May 15,2006
6:00 o'clock p.m.
(#06-3192 WII�LIAM AND MARY TITLER,CONTINiTED) �
Titler pointed out the neighbor to the north also has a similar long wall and has no screening. � .
Bremer stated in her view a compromise can be reached on this and that it is reasonable to require the
applicants to have landscaping. Bremer suggested that landscaping be required to sufficiently soften the
side of the house but that a professional landscape plan not be required. Bremer expressed concern that
the City is starting to require applicants to hire a large number of professional people to comply with
various recommendations.
Jurgens stated the wall would have a visual impact on the neighbor.
Kempf pointed out the proposed wall is 138 feet long and that in his mind this is an exceptional
situation and calls for some type of guarantee that it will be dealt with.
Titler pointed out the 20-foot utility easement does not exist and that the City may want to obtain one.
Rahn noted a letter was received from Mary Peterson,4205 North Shore Drive,expressing her
opposition to the current proposal.
Titler indicated that is the neighbor to the east.
Kempf commented in his mind the neighbor probably has the same concern with the long wall.
Bremer pointed out that this is not an issue of the house being too large for the lot but that the issue
deals with the substandard lot.
Kempf commented the variance is to allow the lot to be buildable.
Titler stated the current house is basically inhabitable.
Jurgens stated in his mind the view of the house should be mitigated in some fashion.
Bremer moved,Kempf seconded,to recommend approval of Application#06-3192,William and
Mary Titler,4209 North Shore Drive, subject to the City Engineer's recommendations to include
a rain garden; subject to landscaping acceptable to staff being required to mitigate the visual
impact of the northeast wall,with the applicants submitting a letter noting their intent to do this
landscaping; and further subject to the applicants granting to the City a 20-foot easement for the
resolution of issues regarding the sewer easement. VOTE: Ayes 4,Nays 1,Jurgens opposed.
PAGE 9
- MINUTES OF TIiE .
ORONO PLANNING COMMISSION MEETING
Monday,May 15,2006
6:00 o'clock p.m.
4. #06-3193 MARK FINNEY,3210 NORTH SFIORE DRIVE,RENEWAL VARIANCE,
7:15 P.M.—7:19 P.M.
Mark Finney,Applicant,was present.
Curtis stated the applicant is requesting a 75-250' zone hardcover variance in order to remove an
existing detached garage and construct a new two-story 24' x 30' detached garage. The property
owners received variance approval in 2002 in order to construct an addition to their existing home and
add a detached garage. The owners had issues with their contractor and the detached garage was not
constructed prior to the expiration of the variance approval. Therefore,the applicants require a renewal
of their original variance approval in order to continue with their project.
Curtis stated during review of this application it became apparent that the variance review in 2002 did
not correctly note the hardcover zones due to a small inlet to the west of the property. This inlet causes
a change in the location of the 75' setback,with the majority of the property being located within the
75-250' zone rather than also containing a 250-500' zone.
Curtis noted the City Engineer would need to make recommendations on the grading and drainage plan
prior to the City Council meeting.
Planning Staff recommends approval of the application in conjunction with site grading as previously
approved by Building Department Staff.
Finney stated he has reduced hardcover on the lot through this process and has also taken steps to reduce
the runoff into the lake.
Rahn inquired whether this was originally proposed as a two-story garage.
Finney stated that it was and that his plans have not changed.
Rahn opened the public hearing at 7:18 p.m.
There were no public comments regarding this application.
Rahn closed the public hearing at 7:18 p.m.
Jurgens inquired whether there would be plumbing in this structure.
Curtis stated the applicant is proposing a sink inside the structure.
Gaffron inquired whether the house is two stories.
Finney stated it is.
PAGE 10
- MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
1VIonday,May 15,2006
6:00 o'clock p.m. -
(#06-3193 MARK FINNEY,CONTINUED)
Rahn moved,Kroeger seconded,to recommend approval of Application#06-06-3193, .
Mark Finney,3210 North Shore Drive,subject to compliance with the City Engineer's
recommendations. VOTE: Ayes 5,Nays 0.
5. #06-3194 DAVID EISS, 1760 SfIADYWOOD ROAD,VARIANCE,7:19—7:35 P.M.
David Eiss,Applicant,was present. �
Turner stated the applicant is requesting a 75-250'hardcover variance to permit 53.5 percent hardcover
where 55.8 percent currently exists and 25 percent is allowed,a rear yard setback variance to allow a
six-foot setback from Shadywood Road when a 10-foot setback is required,a side yard variance to
allow a six-foot side yard setback when a 10-foot setback is required,and a house-garage setback
variance to place the garage 5.32 feet fronl the house when a 10-foot setback is required. The applicant
is also requesting a 1ot coverage variance to allow structures to cover 20 percent of the lot when 20
percent currently exists and only 15 percent is allowed.
Turner stated tlie house sits on the top of a hill,about seven feet above the street. The existing garage is
at the same level as Shadywood Road and faces the street. The proposed garage would be in the same
location but would face the side property line. The floor of the proposed garage would be about four
feet higher than the floor of the existing garage. There is a tunnel from the existing garage into the
basement of the house. The tunnel would remain with steps inside the proposed garage down to the
tunnel.
Turner noted street and side setback variances were approved for the existing garage when it was
constructed in 1968. A side setback variance was granted in 1970 to allow construction of the front
wing on the house and the tunnel to the garage.
Planning Staff recommends approval of the setback and lot coverage variances as requested and
approval of the hardcover variance as modified by Staff,including reducing the garage to 24 feet wide
and 22 feet deep.
Eiss stated it was his understanding that if the building hardcover remained the same,then that
percentage would be allowed. Eiss indicated he has attempted to reduce hardcover in other areas of the
lot. Eiss noted the driveway has been reduced.
Eiss stated if he is required to reduce the size of the garage,he would reinodel the structure rather than
rebuild. Eiss stated the lot is very small.
Rahn stated the reductions being proposed by Staff in hardcover are probably due to the overage in
structural coverage.
PAGE 11
MINUTES OF THE -
ORONO PLANIVING COMMISSION MEETING
Monday,May 15,2006
6:00 o'clock p.m.
(#06-3194 DAVID EISS, CONTINUED) �
Rahn stated raising the level of the garage floor is a bigger issue and could be corrected by changing the
design. Rahn suggested the applicant consider not raising the level of the garage floor so much.
Eiss stated it was to help accommodate a wheelchair. Eiss stated his calculation of the driveway grade
was 10.5 percent and not the 15 percent determined by the City Engineer,which he is unclear how that
figure was arrived at. Eiss reiterated if he is forced to reduce the size of the garage,he would remodel
the existing one instead. • ; ,
Eiss stated the retaining wall on the south side in his view is not necessary and that he would prefer to
remove that retaining wall.
Rahn stated those issues should have been discussed with the City Engineer prior to reaching the
Planning Commission. Rahn reiterated his concern with the change in the level of the garage floor.
Rahn opened the public hearing at 7:28 p.m.
There were no public comments regarding this application.
Rahn closed the public hearing at 7:28 p.m.
Jurgens stated he is in agreement with Chair Rahn regarding the increase in elevation and that in his -
opinion the review by the Planning Commission may be premature due to the lack of a City Engineer's
report.
Eiss inquired what issues remain to be resolved.
Jurgens inquired whether the applicant is willing to lower the garage floor.
Eiss stated he is.
Jurgens inquired whether the applicant is willing to change the driveway.
Eiss indicated he is.
Jurgens inquired whether the applicant is willing to reduce the size of the garage.
Eiss stated he is not. �
Bremer inquired whether the applicant is still proposing the 22' x 26.66' garage.
Eiss indicated that he is. �
PAGE 12
- MINUTES OF THE
ORONO PLANNING COMMTSSION MEETING
Monday,May 15,2006
6:00 o'clock p.m.
(#06-3194 DAVID EISS,CONTINUED)
Turner stated the proposed garage is 14 square feet larger than the cunent garage and that the Plaruiing
Commission in the past in this neighborhood has required 20' x 20' garages.
Bremer stated there really is only one location for a garage on this lot and recommended that the garage
be side loading to help address safety concerns. Bremer stated given the other reductions in hardcover,
she would be willing to allow the slightly higher amount of structural coverage. In the other situation in
the neighborhood,there was also an attached garage.
Kroeger stated he is in agreement with Commission Bremer and that there are safety concerns with
exiting and entering this property.
Rahn concuned with the advantage of a side-loading garage and that he would like to see the elevation
lowered somewhat.
� Bremer moved,Kempf seconded,to recommend approval of Application 06-3194,David Eiss,
1760 Shadywood Road,for a 26.66 foot wide by 22 foot deep garage,subject to the driveway and
the sidewalk being located and sized according to Staff s recommendation,and subject to the
applicant submitting,prior to the City Council meeting,final plans depicting the changes
discussed tonight,and further subject to approval by the City Engineer of all changes. VOTE:
Ayes 4,Nays 1,Jurgens opposed.
6. #06-3196 PAT McNAUGHTON/EDWARD FIAMM, 1391 FOX STREET/1401
SI-iORELINE DRIVE, SUBDIVISION AND VA1tIANCE,7:35 —8:40 P.M.
Pat McNaughton,Applicant,was present. .
Gaffron stated the applicant is requesting a lot line rearrangement between these two uniquely
configured properties, with the goal of separating the 33 feet wide lake access strip from 1391 Fox
Street and attaching that strip to 1401 Shoreline Drive. The application requires lot area variances to
allow each of the reconfigured lots to be less than two acres and will result in extinguishing the special
lot combination that gave 1391 Fox Street access to the lake.
In 1980,municipal sewer was provided to the Minnetonka Bluffs area,including Orono Lane. The
property at the west end of Orono Lane, on the southeast side of the curve,was provided with a sewer
stub and assessed for sewer. That property in 1982 was replatted as Lot 1,Block 2, and has remained
vacant to this day, owned by Edward Hamm as a separate lakeshore tax parcel of approximately 39,000
square feet or.89 acre. This parcel was not part of the Hamm agreement that limited his holdings north
of CR 15 to three dwelling units.
Gaffron indicated the plat of Blue Hill was approved in 1994,and that approval included a Special Lot
Combination Agreement requiriiig that Lot 1,Block 1,Blue Hill(1391 Fox Street) and Outlot A, Blue
PAGE 13
MINUTES OF THE .
ORONO PLANNING COMMISSION MEETING
Monday,May 15,2006
6:00 o'clock p.m.
(#06-3196 PAT MCNAUGIiTON,CONTINUED)
Hill remain in common ownership,with Outlot A providing lake access for Lot 1,as well as completing
its 2-acre requirement. The Agreement established conditions under which Outlot A could be used. A
1999 amendment to the Agreement allowed for a parking area to be established in Outlot A. The
property at 1391 Fox Street has also remained vacant,and its owner,Mr.McNaughton,has concluded
that due to having to cross County Road 15,use of the lake access for 1391 Fox is unsafe,impractical,
and ultimately not marketable. At some point in time after 1994,Hennepin County combined the two
parcels for tax purposes, so they currently exist as one tax parcel. While Lot 1 has not been assessed for .
sewer, it is in the MUSA and a sewer connection can be made within a reasonable distance to the east
on Fox Street.
Gaffron noted the applicants have reached an agreement whereby Outlot A of Blue Hill would be
combined with 1401 Shoreline,making a more buildable lakeshore lot and leaving 1391 Fox without
lake access.
The shape of the buildable lot due to the location of County Road 15 is perhaps the most limiting factor .
in developing this site. Topography also will play a role in determining house location. The driveway
access must be to Orono Lane per Hennepin County,which adds length to the driveway and potentially
limits house size based on hardcover limits. The applicant has provided a schematic drawing for a
� proposed house to illustrate the potential limitations for building on this site. The applicant suggests
that a 20-foot east side setback for the attached garage in this scheme would fit the site better than if the
standard 30-foot setback is required.
Gaffron indicated the shape and topography of the lot may present some limitations or challenges in
terms of house footprint size and shape,orientation and height of house and garage. However, Staff
believes that an architect could come up with a number of house plans for tlus site that could meet the
required setbacks,height,and hardcover standards. The structural coverage allotment is more than
adequate for a substantial footprint.
Gaffron stated there is no adjacent developed lot to the immediate west and as a result average setback
would be most appropriately determined by the setback from the lake of the only existing adjacent
home. The home to the east is located approximately 140 feet from the shoreline. Staff would therefore
recommend that an average setback variance be granted as part of this lot line rearrangement approval,
allowing an average setback line to be established from the southwest corner of the neighboring home to
the shoreline at the southwest corner of applicant's property.
City ordinances do not allow the use of an outlot for building purposes,�so the proposed combining of
Lot 1,Block 2,Dragonfly Hill and Outlot A,Blue Hill,will require that the property be platted.
Further,the provisions of the Special Lot Combination include a clause stating that the terms and
conditions can be modified only in conjunction with a subdivisiori in accordance with the platting code.
Gaffron noted the 1994 Special Lot Combination Agreement and its 1999 amendment would be
formally extinguished as part of this proposal. The original agreement limited use of the Outlot to a
dock,a lockbox,and a stairway/boat lift/boat landing,and disallowed parking on the site. The
amendment later allowed a limited parking area to be established.
PAGE 14
- MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday,May 15,2006
6:00 o'clock p.m.
(#06-3196 PAT McNAUGHTON/ED HAMM, CONTINUED) '
Gaffron recommended the Planning Commission consider the following issues:
„
1. Is there any basis for granting a side or side street setback variance for development of the
lakeshore lot(1401 Shoreline)once the combination occurs? �
2. Given the background on 1401 Shoreline,the City concluded in 1980 that the lot was likely
buildable and assessed it for sewer,noting that variances would be necessary. Does the
Planning Commission agree with Staff that adding Outlot A enhances the buildability and
supports the granting of the lot area variance?
3. Does the Planning Commission have any problem with reducing the area of 1391 Fox Street to
1.82 acres,given that the buildable area north of CR 15 is not changing,that the neighborhood
density will not change,and that the land south of CR 15 that made it a fu112-acre lot was
remote from the actual building site?
4. Does the Planning Commission have any concems about the average setback line proposed by
Staff?
5. Does the Planning Commission have any other concerns about the buildability of either of the
• lots in the post-reairangement condition? "
Staff recommends approval of the lot line rearrangement and area variances as discussed, with the
stipulation that the appropriate deeds be exchanged and parcels recombined per the legal descriptions on
the survey. Staff recommends approval of the revised average setback line for 1401 Shoreline that
protects the existing lake views enjoyed by the adjacent property owners. Staff finds no compelling
reason for a side setback variance for 1401,but would note that a much more detailed submittal would
be required for the City to consider such a variance,which may be left up to a future buyer of the
property. Staff finds that there is insufficient information to approve a berm or screening plan at this
time.
The following conditions should be included if the application is recommended for approval:
1. The combination of 1401 and Outlot A must be a plat. It should be left to the City Council to •
determine whether the required platting triggers a storm water and drainage trunk fee.
2. The City will take the appropriate steps to extinguish the existing special lot combination
agreements. �
McNaughton stated there are some options for constructing a house on this lot but that the topography
of the lot needs to be taken into consideration. �
�Rahn inquired whether this lot less this strip of land would be a buildable lot.
PAGE 15
MINUTES OF THE -
ORONO PLANNING COMMISSION MEETING
Monday,May 15,2006
6:00 o'clock p.m.
(#06-3196 PAT McNAUGHTON/ED HAMM, CONTINUED) �
Gaffron stated the original agreement does not specify what type of variances would be granted and that
the removal of that portion of land in his opinion would make the lot barely buildable.
McNaughton stated Hennepin County has indicated that the strip of land rnakes this lot safer to access.
Rahn opened the public hearing at 7:48 p.m.
Edward Callahan,Orono,stated he is appearing here as a representative of Mrs. Goetten,the previous
owner of the property. Callahan noted he was the mayor at the time that the agreement combining this
strip of land to the land to the north was entered into.
Callahan stated they are opposed to the combination of this property due to public policy matters and
that the Planning Commission should follow the general rules and policies that have been set forth by
the City governing zoning matters, and if those policies are changed,the Planning Commission should
give the reasons for why they should be changed.
Callahan stated there were a number of reasons why the lots were combined,with one reason being to
. be able to sell the lots to Mr. McNaughton. Callahan stated it was essential that this 33-foot strip of land
be combined in order to sell the property. Callahan stated it was the policy of the City at the time it was
combined that it was required to occur and that now there is another policy that allows for the 33-feet of
land to be combined someplace else. Callahan pointed out the 33-foot strip of land would only be used
for parking.
Callahan stated the other lot will more than likely need that strip of land to make it a buildable lot and
questioned what policy change has occurred or what facts exist to allow for this lot line rearrangement.
Callahan inquired where the problem with the parking arose. Callahan stated the road being suggested
as the exit for this property is a road that the homeowners do not welcome and that the residents of the
area should be given an opportunity to have their views heard.
Kevin Kokesh, 1399 Orono Lane,recommended the Planning Commission paid heed to the noise
concems of the neighbors regarding Orono Lane. Kokesh noted that the City has not enforced the
previous restrictions. Kokesh indicated McNaughton has stripped the land next to his property line and
that he has a concern about more trees being removed. Kokesh stating he would also like the buffers to
the setbacks maintained.
Dana Wells, 1397 Orono Lane, stated the Kokesh house is located higher than the McNaughton
property and that McNaughton had a specific permit that he had to build a house before he could
improve the lakeshore. Wells stated the hill was removed that protected the property from the road as
well as a forest of trees. Wells stated she has a clear view of what is now a very unkempt property
rather than a forest of trees.
PAGE 16
_ MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday,May 15,2006
6:00 o'clock p:m.
(#06-3196 PAT McNAUGHTON/ED HAMM, CONTINUED) � �
Wells stated her drainage and sight lines have been affected because of these changes on this lot and that
over the years there have been loads of gravel that have been periodically dumped on this property.
Wells stated in her view the purpose is to allow for parking in that area,which will also impact her sight
line. Wells stated she would like to see the property restored.
Huntsberg,Willow Drive, stated he has spoken witli the County and that there is access to this lot for
the people down near the shore. Huntsberg inquired why Orono allows access to the lake if access to
this property is not allowed. •Huntsberg stated it is a buildable lot without the 33 feet strip of land.
Wells stated the house would need to be built further back on the lot.
Rahn closed the public hearing at 8:07 p.m.
McNaughton stated there is a lot of old stuff that does not pertain to the application tonight and that he
understands and respects the neighbors' views but that they also had the opportunity to purchase this lot.
McNaughton stated his original intent was to build on the lot across the lake,but that given lus concerns
regarding the safety of crossing the road,he is pursuing the lot line rearrangement. McNaughton stated
the availability of utilities to this location also changes his plans.
McNaughton noted access is not being added to Orono Lane and that Mr.Hamm has had access to the
road for a number of years. McNaughton stated the combination makes it a safe,buildable lot,and that
the house will help to shelter the neighbors from the noise of the road.
McNaughton pointed out any work done on the property over the years has been done with a permit.
Jurgens commented he does not like the idea of taking a conforming lot and making two nonconforming
lots. Jurgens stated there should be some discussion regarding the average lakeshore setback and the
impact to the neighbors due to the orientation of the house. Jurgens stated there might be a possibility
that the house should be further back.
Rahn stated he does not feel it is necessary to discuss the house at this time since the footprint is visible
and the lot is buildable. Rahn stated without a formal plan in front of him,he would prefer not to
discuss the house.
Rahn stated if that strip of land were not attached to the other lot,he would attach it to the existing
lakeshore lot. Rahn stated if this strip of land were abutting the lot across the street,he would not be in
favor of this. Rahn stated this is not an adjacent property and that the combination would benefit the
McNaughton property when the time comes to construct a structure on the lot.
Kempf stated there is some difficult history to contend with,but that he is in favor of the combination.
Kempf noted the proposed house does sit in front of the other houses and that the lakeshore setback is
desib ed to protect views of the lake. Kempf stated the proposed house would not obstruct the views of
the lake in this situation.
PAGE 17
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday,May 15,2006
6:00 o'clock p.m.
(#06-3196 PAT McNAUGHTON/ED HAMM,CONTINUED) �
Bremer noted Orono Lane is a very busy,loud road and that she would like to take this opportunity to
provide for some kind of protective screening. Bremer stated it sounds like someone has been taking
advantage of the previous agreement and that it is not likely she would not have supported the original
agreement. -
Bremer commented this is a unique situation and that there is now an opporlunity to do some restoration
to the outlot and to screen the road. Bremer stated she would recommend the inclusion of some type of
covenant or some type of statement that the applicant is agreeable to providing some landscaping.
McNaughton stated he also would like to see the lake and pointed out that the highest part of the hill is
located on the neighbor's property. McNaughton noted the work was completed with the proper pernzit
from the city. McNaughton commented there also is some arborvitae between his property and the
neighbors.
Wells stated a drainage issue has been created in her yard because of the work done on tlie McNaughton
property. Wells stated she now has a lake on her property.
McNaughton requested the City Engineer review the property because in his view the Kokesh property
is higher than his.
Jurgens inquired whether this is required to be platted.
Gaffron stated this is required to be a plat.
Jurgens inc�uired what the Planning Commission should be approving tonight. Jurgens stated he is
unclear what should be approved since there is not a preliminary plat that has been submitted.
Gaffron stated the applicants are proposing no changes to grade and that the Planning Commission
technically does have a preliminary plat in front of them but it is called a lot line rearrangement rather ,
than a plat.
Gaffron stated it is difficult to look at the grading and drainage at this time without a plan for a proposed
house being in front of them and that if the Planning Commission would like to see some improvements
to the subdivision,the Planning Commission could request those.
Jurgens stated in his view this should be looked at as a preliminary plat,especially given all the issues
raised tonight.
Jurgens moved to table Application#06-3196,Pat McNaughton/Edward Hamm, 1391 Fox
Street/1401 Shoreline Drive,to allow the applicant time to submit a preliminary plat and to obtain
City Engineer review.
Kempf inquired whether a grading plan would be done prior to a house plan being proposed.
PAGE 18
- MINUTES OF TI3E
ORONO PLANNING COMMISSION MEETING
Monday,May 15,2006
6:00 o'clock p.m.
(#06-3196 PAT McNAUGHTON/ED HAMM, CONTINUED) ' �
Jurgens stated the underlying issues would be addressed in more detail with a preliminary plat. Jurgens
stated he would like to see the setbacks and the location of the house.
Kroeger inquired whether this proposal would give the strip of land to Mr.Hamm.
McNaughton stated it would not. McNaughton stated the transaction to acquire that land is contingent
upon the lot line rearrangement.
Motion failed due to lack of second.
Rahn moved to recommend approval of Application#06-3196,Pat McNaughton/Edward Hamm,
1391 Fox Street/1401 Shoreline Drive, granting of a lot line rearrangement.
Kempf inquired whether the average lakeshore setback issue should be addressed.
Rahn stated in his view it is premature to address that at this time and that it would be more appropriate
to discuss it at the time a house is proposed for this lot.
Gaffron noted as part of the application and approval process,variances are being granted to lot area for
this lot. Gaffron pointed out that the applicant may not need to reappear before the Planning
Commission if a house is designed that is in conformance with City regulations. Gaffron stated he
would use the average setback line as currently defined in his report if someone submits a proposal for
this lot. .
Gaffron stated there is some merit in the discussion on whether the provisions to allow the parking area
go away, and tliat the restoration of the property may be addressed as part of this process in addition to
the other items raised tonight.
Bremer stated those conditions are normally required with a preliminary plat but that it is a little more
difficult with this application since a house is not being proposed at the present time.
McNaughton stated it is not his intent to have parking in that area in the future and that this lot will
become a benefit to the neighborhood.
Kempf concurred that it is likely this lot will become a benefit but that he has a concern with some of
these issues not being addressed tonight.
Jurgens stated the Planning Commission does not have the discretion to require screening and land
alterations as part of a conditional use permit. Jurgens reiterated that the applicant should submit
additional information prior to a recommendation by the Planning Commission.
Bremer inquired whether the owner of the property would be required to remove the parking area.
PAGE 19
MINUTES OF THE _
ORONO PLANNING COMMISSION MEETING
Monday,May 15,2006
6:00 o'clock p.m.
(#06-3196 PAT McNAUGHTON/ED HAMM, CONTINUED)
Rahn stated he would be agreeable to including that in his motion. Rahn stated in his view the screening
should be addressed at the time the lot is developed. Ralui inquired whether the Planning Commission
would like to establish a buffer at this time.
McNaughton inquired whether the Planning Commission is in favor of a buffer.
Rahn stated they are. ,
McNaughton stated he is in favor of a buffer.
Bremer stated the concem of the Planning Commission is that this application might not appear before
the Planning Commission again.
McNaughton inquired whether that issue could be discussed at the time he applies for a building pernut.
Gaffron stated it would require some language to be included in the resolution. ,
Rahn stated that language could be presented to the City Council.
Rahn amended his motion to include a recommendation of approval for lot area variances and to
require the submittal of a buffering/landscaping/berming plan that meets Planning Commission
or City Council approval at the time a building permit is applied for. Bremer seconded the
amended motion.
Gaffron inquired whether the average lakeshore setback is included in the motion.
Rahn stated it is not.
VOTE: Ayes 3,Nays 2,Jurgens and Kempf opposed.
Kempf indicated he would prefer to address the average lakeshore setback issue tonight and to have a
review by the Planning Commission of a landscape plan.
Jurgens concurred with Conunissioner Kempf.
PAGE 20
- MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday,May 15,2006
6:00 o'clock p.m.
SCHEDULED PUBLIC AEARING,8:00 P.M.
13. CITY OF ORONO,BUILDING HEIGHT,LOT WIDTH,AGGREGATE SETBACKS,
ORDINANCE,8:41—8:55 P.M.
Gaffron stated the application by the City of Orono deals with a zoning amendment regarding building
height limitation relative to lot width and aggregate setbacks.
The Planning Commission,at its April work session,indicated support for the following zoning code
amendments to address the issues of building height and massing: -
1. In addition to the current 30-foot height limit,limit peak height to 75 percent of lot width,
where peak height is measured from pre-existing high side grade(or 10' above low side,
whichever is lower)to the highest roof peak. The intent is to reduce the visual impact of height
on very narrow lots.
For lots wider than 60',the defined building height limit of 30 feet would likely be the limiting
factor for height.
2. In conjunction with the current minimum side setback requirement for each zoning district, add
an aggregate side setback requirement for all residential lots(lakeshore and non-lakeshore)by
establishing that the width of a house can be no more than 70 percent of the lot width.
Gaffron stated this zoning amendment will impact a large number of properties and will also create a
significant number of nonconforming lots.
In addition, at its April work session the Planning Commission expressed generai support for revising
the defined height definition to exclude gable-end windows from defining the"median height of the
highest gable", such that only when there are dormers would we use the top of the windows and the
peak to define the upper measuring point. Gaffron stated the theory is that a window in a gable end
does not add actual volume or mass to a building,nor does it add to the visual impression of height
within the roof system,whereas dormers do add to the perception of height and do add to the volume
and massing in a roof system. This revision would potentially allow people to maximize the livable area
within a more restricted 3-dimentional buildable envelope.
Gaffron pointed out the code amendment does not apply to commercial or industrial districts.
Rahu opened the pubic hearing at 8:48 p.m.
There were no public comments regarding this application.
Rahn closed the public hearing at 8:48 p.m.
Rahn stated the amendment is consistent with what was discussed at the Planning Commission
workshop and that he is in favor of the amendment.
PAGE 21
MINUTES OF THE .
ORONO PLANNING COMMISSION MEETING
Monday,May 15,2006 �
6:00 o'clockp.m.
(CITY OF ORONO ORDINANCE,CONTINUED)
Kempf commented he feels this zoning amendment is a good change and would allow the homeowner
the complete use of the building envelope.
Bremer stated she does not agree with the aggregate side setback requirement because it is too
restrictive but that she is supportive of the remainder of the amendment.
Jurgens stated in regards to the aggregate setback,it does allow some flexibility with the setbacks and
also adds some restrictions on lots.
Kroeger noted a variance could be granted to the aggregate setback.
Gaffron stated if the Planning Commission feels the numbers should be reviewed,this item could be
tabled.
Rahn moved,Kempf seconded,to recommend approval of the Ordinance for the City of Orono
regarding Building Height,Lot Width,and Aggregate Setbacks. VOTE: Ayes 4,Nays 1,Bremer
opposed.
7. #06-3197 SUNCREST BUILDERS FOR GRANT AND JULIE JOHNSON,2445
DUNWOODY AVENUE,VARIA.NCE,8:55—9:08 P.M.
Grant Joluison,Applicant,was present. '
Turner stated the applicants are requesting lot width and lot area variances to construct a new house on a
lot that is 62.5 feet wide when 100 feet is required and has an area of.38 acre when.5 acre is required.
The applicants are also requesting a variance to have 29.4 percent hardcover in the 75-250' zone when
25 percent would be allowed.
The proposed house would be two stories with a lakeside walkout and an attached two-car garage. A
basement below the garage would be used for storage. This area would be accessed through an
overhead door on the north side of the garage.
The City Engineer is recommending that the retaining wall be relocated five feet off the property line.
Turner indicated there would be swales along the property lines to direct drainage from the portion of
the lot that drains toward the lake around the house. Because the slope runs diagonally through the lot,
the part of the lot to the south drains across this lot and part of this lot rains across the lot to the north.
This drainage pattern would continue,but the drainage to the north would be diverted so it would cross
less of the neighboring lot and cross farther from the house on that lot.
PAGE 22
- MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday,May 15,2006
6:00 o'clock p.m.
(#06-3197 GRANT AND JULIE JOFINSON,CONTINUED)
Tumer stated the amount of hardcover proposed is more than the average of 27.9 percent hardcover •
allowed for lots with 10,000 to 15,000 square feet within the 75-250' foot hardcover zone. This average
includes properties with part of the hardcover within the 250-500' zone,which is allowed more
hardcover.
Planning Staff recommends approval of the lot area and lot width variances as requested, subject to the
retaining wall being placed at least five feet from the adj acent property line. If the Planning
Commission finds the proposed hardcover acceptable,the Planning Staff recorrunends approval of the
hardcover variance.
Planning Staff also recommends approval of the conditional use permit for land alteration within the
75-foot shoreland zone.
Johnson noted the driveway has been reduced to the minimum standards of the City but that they would
like to perhaps increase the width of the driveway to nine feet up by the garage. Johnson inquired
whether they could be granted a hardcover variance for an amount under 30 percent rather than a
specified amount.
Rahn questioned whether it is necessary to have storage under the garage and that perhaps that area
should be utilized for drainage. Rahn stated in his view there should be a minimum of five feet between
the retaining wall and the property line. Rahn stated he does not have any other issues with this
application.
Bremer commented she feels this house will be a good improvement to the neighborhood.
Rahn opened the public hearing at 9:04 p.m. •
There were no public comments regarding this application.
Rahn closed the public hearing at 9:04 p.m.
Jurgens inquired about the average setback line.
Gaffron stated the points of the neighboring houses that place the average setback line closest to the lake
would be used.
Jurgens concuned that the retaining wall should be relocated five feet off the property line.
Rahn inquired whether the applicant is okay with relocating the retaining wall.
Johnson stated he is willing to relocate the retaining wall five feet off the property line.
PAGE 23
MINUTES OF THE .
ORONO PLANNING COMMISSION MEETING
Monday,May 15,2006
6:00 o'clock p.m.
(#06-3197 GRA.NT AND JULIE JOHNSON, CONTINUED) . _
• Rahn moved,Jurgens seconded,to recommend approval of Application#06-3197,Grant and Julie
Johnson,2445 Dunwoody Avenue,with the stipulation that the retaining wall be relocated five
feet from the adjoining property line and with the level of hardcover as proposed. VOTE: Ayes
5,Nays 0.
(Recess taken from 9:08 p.m.—9:14 p.tn.)
8. #06-3198 GREG AND CINDY HAUGEN,3320 FOX STREET,VARIANCE,9:14—9:33
P.M.
Rick Carlson,Waterstreet Homes,was present on behalf of the Applicants.
Curtis stated the applicant is requesting an average lakeshore setback variance in order to construct an
in-ground pool ahead of the average lakeshore setback. The applicants received approval to build a new
home on the property in late 2005,prior to the adoption of the City's new wetland regulations. The
applicants would now like to install a pool on the lakeside of the proposed home. They have proposed a ,
plan for the wetland buffer area in order to mitigate the affects of the additional hardcover proposal.
Staff finds that there are hardships in order to grant the average lakeshore setback variance. The
primary intent with the average lakeshore setback requirement is to protect any views of the lake that
neighboring properties may have. In the past,variances have been granted to this requirement when it
can be demonstrated that views will not be impacted. The uniqueness of this property is that the
applicants'home and the neighboring homes are over 250' from the shoreline. The topography and the
vegetation likely do not allow a view of the lake over the proposed pool location.
Curtis noted the neighbor to the west has submitted a letter of objection to the average lakeshore setback
variance and has an existing pool in the lake yard which is much closer to the lake than the applicant's
proposed pooL
Planning Staff recommends approval of the average lakeshore setback should the Planning Commission
determine that it does not negatively impact the neighboring property owner's existing views of the
lake. Regarding the wetland buffer requirement,prior to review by the City Council,the applicants
should submit a revised, detailed plan for the wetland buffer for John Smyth's review and approval.
Carlson stated this property is a unique property and is set back far from the lake. Carlson indicated the
pool is outside the 75-250' zone. Carlson stated originally there was a different setback line established
by a subdivision, and when the house next door was built with a pool,a domino effect was created and
the houses on the other lots have been further set back.
Carlson stated at the time the subdivision was done,no wetland�vas delineated on this property. The
property was subsequently remapped and a wetland was delineated,with buffers being established.
PAGE 24
• MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday,May 15,2006
6:00 o'clock p.m.
(#06-3198 GREG AND CINDY HAUGEN,CONTINUED)
Carlson stated the concem of Mr. Smyth dealt with drainage and that he was pleased with the pool being
located away from the wetland. Carlson stated the runoff would be treated prior to it reaching the
wetland.
Carlson stated the pool has been designed to fit the natural topography as much as possible. Carlson
stated he does not like to locate pools near wetlands due to the pressure underground created by the
wetland.
Carlson stated the site is heavily wooded,which creates a very private setting. Carlson stated there is a
15-foot setback only at the front comer,which helps to create more symmetry with the house.
Rahn inquired whether the pool is accessible from the first floor rather than the lower floor.
Carlson stated additional land alteration would be necessary if the pool were located more centrally as
well as raise concems regarding the water table. �
Rahn inquired what the basement foundation elevation is.
Carlson stated walkup grade is at 947' and the wetland is at 944'. Carlson indicated the proposed
location of the pool is at 956',which creates a very natural site for the pool.
Rahn opened the public hearing at 9:24 p.m.
There were no public comments regarding this application.
Rahn closed the public hearing at 9:24 p.m.
Kempf stated his perception of the natural screening is that it is pretty much dead the first six feet off the
ground and does not provide effective screening of a pool. Kempf noted that the neighbor to the west is
not in support of this project and that perhaps more screening might be in order. Kempf commented the
majority of the noise from the pool is generated around the pool and that if the pool were lowered a
couple of feet,it would help to reduce the noise. •
Carlson stated they are already stepping down with the grade and that from a noise point of view,it is an
extremely long ways to the Fullerton home and that the noise would have to be of such a level as to be
considered a nuisance. Carlson stated in his opinion relocating the poo120 feet over would not make
much difference on the noise impact to the neighbor.
Jurgens stated in a situation like this, it is the responsibility of the property owner to propose screening
if the neighbors are opposed to it.
Kroeger commented he did visit the site and that he was not able to see the neighbor's house from
where the pool is to be situated.
PAGE 25
MINUTES OF THE .
ORONO PLANNING COMMISSION MEETING
� Monday,May 15,2006
6:00 o'clock p.m.
(#06-3198 GREG AND CINDY HAUGEN,CONTINUED)
Bremer noted the neighbor's letter does reflect her desire to have additional screening provided. Bremer
stated the topography supports the proposed location of the pool and that she would recommend that
additional screening be provided.
Carlson stated the Haugens have discussed screening and would prefer not to make an artificial
landscape barrier. �
Jurgens commented in his opinion screening is important and that the proposed location of the pool
limits the type of landscaping that could be planted.
Carlson stated the property owners are willing to do whatever is reasonably required of them concerning
the screening.
Kempf moved,Bremer seconded,to recommend approval of Application#06-3198,Greg and
Cindy Haugen,3320 Fox Street,subject to John Smyth's recommendations,with the hope that
some additional landscaping be provided. VOTE: Ayes 5,Nays 0.
9. #06-3200 HICKORY FINE HOMES, 1374 REST POINT ROAD,VARIANCE, 9:33—
10:09 P.M.
Steve Bohl,Hickory Fine Homes,and Jim Moze,Hickory Fine Homes,were present.
Gaffron stated the applicants are proposing to do a rebuild on a.65-acre lot.The applicants are
requesting the following variances in order to replace the existing residence structure with a new home.
1. A lot area variance.
2. A 0-75' hardcover of 814 square feet where no hardcover is allowed.
3. Retain nonconforming accessory stxuctures in 0-75' zone and lakeward of average setback.
4. 75-250' hardcover of 32.9 percent where only 25 percent is allowed.
Gaffron noted the majority of the hardcover in this zone consists of the pool.
Gaffron noted the applicant has submitted a revised plan that is different than the plan that is included in
the Planning Commission packets. Gaffron stated the lowering of the house has resolved the height
issues. -
Gaffron stated the City Engineer has some concerns regarding the grading and drainage, which still need
to be addressed Uy the applicant.
PAGE 26 �
_ MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday,May 15,2006
6:00 o'clock p.m.
(#06-3200 HICKORY FINE HOMES,CONTINUED) � � �
Issues for consideration include the following:
1. Should the pool be allowed to remain in conjunction with the rebuild?
2. Is there any justification for a hardcover variance in either zone?
3. Is there any justification to consider a variance to height limitations?
Gaffron stated in his opinion the unresolved issues can be resolved. Gaffron stated without the pool,the
hardcover would be reduced to less than 25 percent.
Bohl stated they wanted to design a home that was comparable to the existing house and garage. Bohl
indicated the current home sits approximately 15 feet from the road and the proposed home is being
pushed back further away from the road. Bohl stated the pool has existed for approximately 20 years
' and was an important factor for the Gangstees in deciding to purchase this property.
Bohl stated apparently the shoreline has eroded over the years,which has caused a portion of the pool to
' be located in the 0-75' zone.
Rahn opened the public hearing at 9:45 p.m.
Jim Langhans, 1366 Rest Point Road, inquired what the existing hardcover is. Langhans inquired
whether the plans are typically available prior to the meeting,noting that they were not able to look at
the plans prior to tonight's meeting.
� �
Peter Lanpher, 1380 Rest Point Road, noted the proposed hardcover has been reduced from what was
originally proposed,but that he has a concem regarding the drainage. Lanpher stated the property
currently is flat and that he does not have a problem with water runoff onto his property. Lanpher stated
he has a concern with potential water problems if the land is sloped towards his property.
Rahn closed the public hearing at 9:47 p.m.
Rahn stated he has a number of issues with this application. Rahn pointed out the first floor elevation is
going to be considerably higher than the existing house.
Gaffron stated the recent revisions have brougtit tlie elevation from 958' down to 955'. Gaffron stated it
is his assumption that the applicants are very close to meeting the standard for having that lower level be
considered a basement and not a story. Gaffron stated the issues relating to height have been resolved
with the house being lowered three feet into the ground.
Bohl indicated a walkout currently exists behind the garage. �
Bremer inquired what the current hardcover is in the 75-250'.
PAGE 27
MINUTES OF THE _
ORONO PLANNING COMMISSION MEETING
Monday,May 15,2006
. 6:00 o'clock p.m.
(#06-3200 HICKORY FINE HOMES, CONTINiTED)
Bohl stated in 1992 the hardcover showed 6062 square feet.
Bremer stated that does not address what the hardcover is currently and that the neighbors have
expressed a concern regarding the size of the structure.
Bohl stated they are within 140 feet of the existing hardcover.
Rahn commented he would be hard pressed to consider a pool a hardship, especially given the size of
the house and garage. Rahn noted the Planning Commission has required numerous residents to reduce
driveways and remove decks in order to comply with the hardcover standards.
Bremer pointed out this is a rebuild and that what was originally approved no longer applies. Bremer .
stated she does not have a concern with the pool if the size of the house is reduced. Bremer stated given
the size and width of the lot,25 percent hardcover would be a.great deal.
Rahn stated if the applicants would like to have the pool remain,the size of the house would need to be
reduced. .
Bremer stated normally no hardcover is allowed within the 0-75',and since this is a rebuild,that
hardcover would need to be removed.
Jurgens inquired what was previously approved for the 0-75' zone.
Rahn stated the building permit application and the plans say that no hardcover is allowed in the 0-75'
zone.
Gaffron stated he would not rely on what was approved in the past given the survey that is in the file.
Jurgens commented he is not in favor of this proposal and that the hardcover on the lot should be
reduced. Jurgens stated it does not appear that the lakeshore has eroded in the past 17 years. Jurgens
stated it is the applicant's responsibility to prove that a hardship exists and that he does not see a
hardship. � ,
' Bohl inquired what the objection is to the plan.
Jurgens stated there is too much hardcover on the lot.
Rahn stated in his view this lot is big enough to support a large home without the need for a variance.
Bohl stated the existing home is not in conformance with today's zoning codes and that this plan is an
improvement over what currently exists.
PAGE 28
_ MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday,May 15,2006
6:00 o'clock p.m.
(#06-3200 HICKORY FINE HOMES, CONTINLTED)
Rahn stated whether the pool remains is a choice the applicants would need to make. '
Jurgens stated the concerns of the City Engineer would also have to be addressed.
Gaffron inquired whether the retaining wall is located on the neighbor's property.
Langhans stated he is unsure who owns the retaining wall but that it appears from the stakes that the
retaining wall is on their side and that the fence is located on the Gangstee property.
Gaffron noted this property did receive a variance for a fence a number of years ago. Gaffron inquired
whether the fence would be removed.
Bohl indicated it would be. Bohl stated they would meet with the neighbors and address the concerns of
the City Engineer.
Bohl inquired whether the neighbors are opposed to the pool.
Langhans and Lanpher indicated they are not opposed to the pool or to the project but have concerns
regarding the drainage.
Jurgens moved,Kempf seconded,to table Application#06-3200,Hickory Fine Homes, 1374 Rest
Point Road,to allow the Applicant time to revise his plans. VOTE: Ayes 5,Nays 0.
Bohl requested the Planning Commission vote on the matter rather than tabling the application.
Bremer moved,Kroeger seconded,to reconsider the motion. VOTE: Ayes 4,Nays 1,Jurgens
opposed.
Bremer moved,at the request of Steve Bohl,Kroeger seconded,to recommend denial of
Application#06-3200,Hickory Fine Homes, 1374 Rest Point Road. VOTE: Ayes 5,Nays 0.
10. #06-3201 DAVID CARLSON OF WILSON MANAGEMENT FOR CHARLIE
THOMPSON,875 WAYZATA BOULEVARD, COMPREHENSIVE PLAN AMENDMENT,
10:09 p.m.—11:09 P.M. '
David Carlson,Wilson Management; Charlie Thompson, owner; and Steve Johnston were present.
Gaffron stated the applicant is requesting an amendment of the comprehensive plan to allow
development of this site at an urban residential density of two units per acre,to accommodate six 2-unit
townhomes. The property is currently guided for rural residential use at a density of one unit per two
acres.
Pr-1GE 29
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday,May 15,2006 �
6:00 o'clock p.m. �
(#06-3201 CFIARI�IE THOMPSON,CONTINUED) -
Gaffron noted this property is located within the MUSA boundary. It has not been determined at this
time whether the Long Lake sewer and water systems have capacity for residential uses of this site at the
densities requested.
The applicant proposes to remove the day care use and construct a 12-unit townhome development at a
density of two units per acre. The proposed use would require the following actions by the City:
1. Amendment of the 2000-2020 Community Management Plan to convert the status of the
property from rural to urban.
2. Establishment of standards within the CMP for future use and development of this property.
3. Rezoning to allow a multi-family development. .
4. Approval of a RPUD development plan,subdivision and development agreement.
Gaffron recoinmended the Planning Commission should review the application and determine whether
. there are sufficient and compelling reasons to re-guide the property to allow for urban density
development,and if such reasons are present,consider what goals or standards should be established to
minimize any negative impacts of the urban density within the defined rural area.
Gaffron recommended the Planning Commission consider the following:
1. The basic characteristics used to establish the areas recently re-guided higher density residential
use are not present at this site. Primarily,the site is not near a commercial area that can provide
the urban services,nearby shopping,public transportation,walkability, etc.,that were
compelling reasons for the recent re-guidings near downtown Long Lake.
2. Insertion of higher density housing into the defined Rural Area for a property that the owner
finds difficult to develop, does not necessarily promote or advance the City's housing goals of
providing life-cycle housing where appropriate urban services can be provided.
3. The property does have a variety of potential uses under the current rural status and RR-1B
zoning,and the fact that the property will now have a freeway that its southwest boundary does
not in itself suggest that those uses are no longer viable. If the site is acceptable for upper-
bracket twinhomes proposed,why isn't it acceptable for single-family units as currently guided?
4. Development of housing at a density of two units per acre on this site would be inconsistent
with most of the sunounding development.
5. Potential negative visual and related activity impacts associated with urban-density residential
development abutting the Luce Line Trail would be inconsistent with the City's vision for the
Rural Area.
PAGE 30
. MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday,May 15,2406
6:00 o'clock p.m. '
(#06-3201 CHARLIE THOMPSON,CONTINUED)
6. Areas re-guided for higher density housing in the 2000-2020 CMP have yet to be developed,
and it may be premature to consider additional areas until those initial areas are developed.
David Carlson illustrated the layout of the units on the site on the overhead and the proposed exterior
design for the units. Carlson noted there are two different garages with varying roof elevations and two
separate entrances. Carlson stated the maj ority of tlie living would be done on the main level,with the
units being geared towards empty-nesters. Carlson displayed the interior layout of the units. Carlson
pointed out that it would not be possible to construct three two-acre,2200 square foot single-family
homes on this site due to septic issues.
Carlson noted a neighborhood meeting was held earlier tlus month, with the majority of the neighbors in
support of the project. Carlson indicated the neighbors also expressed a desire that the developer work
with them and MnDot to obtain some type of screening from the new Highway 12 corridor.
Rahn commented he would like to know why the city should change the density to four times what is
currently allowed. �
Johnston stated the project site more closely relates to what is happening in Long Lake and that the
density is approximately the same as the adj oining area. Johnston stated other uses envisioned for the
site would require a conditional use permit and that in his opinion the other uses aze not economically
viable and would create higher traffic levels.
Johnston stated in his view tlus is a better use from a transportation standpoint than some of the
conditional use permits that would be allowed on this lot. �
7ohnston illustrated the existing driveway into the property. Johnston expressed a coricern that there are
not three septic sites available on the property. Johnston stated the access roadway under their proposal
remains essentially the same as what exists,with the majority of the buildings being pulled away from
old Highway 12. Johnston indicated clustering would allow them to retain the row of trees that exist
and that they are planning on supplementing those trees.
Johnston stated there is sewer hookup available from the City of Long Lake,the cul-de-sac, and one
other location. Johnston pointed out there is also a water main to the site. Johnston stated a lift station
constructed in this area would allow the sewer to be metered by Long Lake.
Johnston stated the densities proposed for this site are comparable to the densities in Long Lake.
Rahn opened the public hearing at 10:39 p.m.
Alfred Bronte, 925 West Wayzata Boulevard,indicated he is totally opposed to this project. Bronte
stated it was originally designed for single-family residential and not town liomes.
Rahn closed the public hearing at 10:40 p.m.
PAGE 31
MINUTES OF THE ,
ORONO PLANNING COMMISSION MEETING
Monday,May 15,2006
6:00 o'clock p.m. ,
(#06-3201 CHARLTE THOMPSON, CONTINUED) .
Kempf noted Long Lake would need to agree to both water and sewer hookup.
Bronte stated they would only have to agree with one building. Bronte stated he would contact the City
of Long Lake and tell them that he is opposed to it. �_ �
Kempf concurred that this property does have limited uses and that the town home concept is appealing.
Kempf expressed doubt that the single-family residences would be workable in this area. Kempf stated
he does not like the lack of a 20-foot buffer.
Gaffron stated there would need to be a 20-foot structural setback to the wetland.
Kempf stated he would like to see that buffer and that in his opinion tlus is a good use for this property.
Rahn stated he would not be opposed to town homes but that he has a concern with the proposed
density. Rahn noted this area was not changed in the City's Comprehensive Plan and that he generally
is in agreement with Staff s report.
_ Kroeger stated he is unsure what the level of traffic will be on Highway 12 once the overpass is .
completed but that the traffic will have an impact on what type of development would be viable in that
area.
Bremer indicated she is not opposed to the town homes but that she personally would be interested in a
commercial use for this site.
Thompson indicated they have looked hard at different uses for this site over the past few years and
have arrived at the conclusion that town homes would be a good fit for this property. Thompson stated
they have incorporated soundproofing elements into the design of the town homes and that this is a very
- appealing structure.
Kempf commented he does not have an issue with the density as he did originally given the open space
that is being proposed. Kempf stated if the 20-foot setback is complied with,the number of units would
be decreased.
Kroeger pointed out the open space is mainly wetland.
Johnston stated there is some open space,with approximately one-third of the site being wetland.
Johnston illustrated the areas of open space that would exist with this proposal. Johnston stated with the
20-foot setback,the units would be closer together but that they should still be able to fit 12 units on this
site.
Johnston noted the last time the City updated their Comprehensive Plan was at a time when the daycare
business was operating and that a decision was probably made that this area did not need to be looked
PAGE 32 �
. MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday,May 15,2006
6:00 o'clock p.m.
(#06-3201 CHARLIE THOMPSON,CONTINUED)
at. Johnston stated the amount of traffic generated by the daycare is probably slightly higher or the
same as what would be generated by the town homes. -
Johnston stated the cost to provide city sewer to three single=family homes would make it cost
prohibitive and that the three single-family homes would need to be located closer to the old Highway
12 corndor in order to provide septic sites.
Rahn reiterated that in his opinion the density is too high for tlus site and is not in align with the City's
Comprehensive Plan.
Jurgens stated this type of development has not been highly successful in this city in the past and that he
is having a difficult time understanding why the density for this area should be changed. Jurgens stated
in his opinion the density is too high and that single-family homes would not be cost prohibitive.
Rahn inquired whether the Planning Commission should vote on this application.
Gaffron stated because this is a comprehensive plan amendment,a public hearing is required and that
the Planning Commission should make a recommendation to the Council. Gaffron stated once it passes
the City Council,it would be brought before the Metropolitan Council. •
Rahn commented that there are other areas within the city that are currently guided for this use.
Jurgens inquired whether a PUD would be allowed on this site. �
Gaffron stated the only way a higher density would be allowed under current City Code would be to do
an RPUD,which is not logical in this situation.
Kroeger questioned whether there is a market for this type of housing at the price that is being proposed.
Carlson indicated he developed the Litsen proj ect in Wayzata and that the value of that project has more
than tripled in the past few years.
Johnston noted these units have approximately 2200 square feet on the main level and that this is a
different market than Stone Bay.
Kroeger inquired what the risk is to the City if this development does not work.
Jurgens stated there is probably not a monumental risk to the City if this development is constructed but
in the event that tlus developnient does not work,then the City is in the position of trying to redevelop
this property.
PAGE 33
MINUTES OF THE .
ORONO PLANNING COMMISSION MEETING
Monday,May 15,2006
6:00 o'clock p.m.
(#06-3201 CAARLIE THOMPS09N, CONTINUED) •
Bremer moved,Kempf seconded,to recommend approval of Application#06-3201,David Carlson
of Wilson Management for Charlie Thompson,875 Wayzata Boulevard,comprehensive plan
amendment,to allow development of the site at urban residential density given the unique
nature of the property and subject to compliance with the City's wetland buffers.
VOTE: Ayes 3,Nays2,Rahn and Jurgens opposed.
#06-3202 TEMPLE ISRAEL,CAMP TEKO, 645 TONKAWA ROA.D,CONDITIONAL USE
PERMIT, 11:09 p.m.—11:11 p.m.
Bob Shiff,Temple Israel,was present.
Curtis stated the applicant is requesting a conditional use permit in order to stabilize the existing
swimming beach and a hardcover variance within the 0-75' zone due to the change in the hardcover
percentage.
Staff recommends approval of tlie hardcover variance and conditional use permit subject to the City
Engineer's recommendations.
Shiff had nothing to add to Staff's report.
Chair Rahn opened the public hearing at 11:10 p.m.
There were no public comments regarding this application.
Chair Rahn closed the public hearing at 11:10 p.m.
Rahn moved,Bremer seconded,to recommend approval of Application#06-3202,Temple Israel,
Camp Teko,645 Tonkawa Road,conditional use permit,subject to Staft's and the City
Engineer's recommendations. VOTE: Ayes 5,Nays 0.
12. #06-3203 PETER JOHIVSON FOR JAMIE WILSON,745 SPRiNG HILL ROAD, �
VARIANCE, 11:11 p.m.—11:26 p.m.
Peter Johnson,Attorney-at-Law, and David Erickson,husband of Jamie Wilson,were present.
Gaffron stated the applicants are requesting a lakeshore setback variance in order to construct an
addition to the existing garage and guest house structure,which was constructed nearer than 150 feet to
Lydiard Lake prior to the Natural Environment Lake status and 150' setback requirement coming into
effect.
PAGE 34 "
•
. MINUTES OF THE
ORONO PLANNING COMMTSSION MEETING
Monday,May 15,2006
• 6:00 o'clock p.m..
(#06-3203 JAMIE WII,SON,CONTINUED) • �
Staff fmds that the existing location of the building is a hardship,and expansion of the structure in the
proposed location and style will not be detrimental to the lake nor be out of character with the
neighborhood. The building more than meets other setback requirements and is located to have no
impact on views of the lake enjoyed by the neighboring property owners. The existing building is
connected to a septic system that was new in 2005, and the proposed addition does not increase the
expected water use of the building. The proposed expansion and remodeling will enclose a sport court.
The additions will be in the same faced style of the existing building and the proposed expansion does
not violate any conditions of the existing guest house conditional use permit.
Staff recommends approval, subject to the applicants executing the standard covenant for oversized
accessory structures based on the expanded building.
Johnson stated they are proposing minimal ground cover with this application and that the site overall
will be just over 10 percent hardcover. Johnson stated the property owners have worked hard to come
up with a design that maintains the character of the neighborhood.
Rahn inquired what the length of the building is currently. -
Erickson stated it is 50 feet long.
Rahn inquired what is being added to the building.
Erickson stated 22 feet.
Rahn opened the public hearing at 11:15 p.m.
There were no public comments regarding this application.
Rahn closed the public hearing at 11:15 p.m.
Kempf stated the addition is located within 150 feet of an environmental lake and would be expanding a
nonconformity. Kempf stated this property has a number of alternative locations that would not expand
a nonconformity.
Jurgens stated he also had a difficult time understanding the hardship and that the City in the past has
denied similar applications.
Kroegers stated in his opinion it would be difficult to ascertain that this building has been expanded and
that another 1000 square feet building would be much more noticeable.
Erickson indicated the building is screened from the lake and the adjoining properties. Erickson stated
they would prefer not to have another freestanding building.
PAGE 35
,
MINUTES OF TFIE .
ORONO PLANNING COMMISSION MEETING ,
Monday,May 15,2006
6:00 o'clock p.m. •
(#06-3203 JAMIE WII.,SON,CONTINUED) .
Johnson stated with regard to the hardship,the Planning Commission should look at how to preserve the
character of the area. Johnson noted the residence on the property is historic and that they would like to
maintain the current character of the neighborhood. Johnson stated this,is the alternative to creating
another accessory structure. �
Johnson noted the neighbors have not expressed any opposition to this proposal. �
Johnson stated there is approximately 2.5 acres of the lot that is located within that 150' setback and that
the overall hardcover for this lot is well below the amount allowed by the City. Johnson stated there is
not a negative environmental impact that exists with this proposal.
Rahn stated in his opinion it would be more intrusive if another freestanding building were constructed.
Erickson commented they have looked at a number of different options and that this one is the cheapest
and less obtrusive alternative. �
Bremer noted that former Planning Commissioner Liz Hawn and her husband have voiced their support
for this application.
Kempf acknowledged that adding another building to the site has a downside.
. Bremer moved,Rahn seconded,to recommend approval of Application#06-3203,Jamie Wilson,
745 Spring Hill Road,lakeshore setback variance,subject to the applicants executing the standard
• covenant for accessory structures based on the expanded building. VOTE: Ayes 4,Nays 1,
Kempf opposed. .
PLANNING COMMISSION COMMENTS
14. REPORT OF PLANNING COMMISSION REPRESENTATIVES ATTENDING
COUNCIL MEETINGS APRIL 24 AND MAY 22,2006 ,
Gaffron stated the Broitzman application was tabled at the Apri124��'meeting.
Kempf reported on the May 22 City Council meeting,noting that the City Council requested Broitzman
relocate the driveway out the front and to reduce the massing on the lot,which resulted in the Broitzman
application being tabled. Kempf stated the Radke application was approved. Kempf stated the Council �
expressed the same concerns as the Planning Commission on the Morries application and that a tour of ,
the property was scheduled with the Council.
PAGE 36
r.,
� MINIJTES OF THE
ORONO PLANNIIVG COMMISSION M�ETING
Monday,May 15,2006
6:00 o'clock p.m. "
15. OTHER ISSUES FOR DISCUSSION
Rahn inquired why there was not a more finalized city engineer report on the applications.
Gaffron stated many times the applicant has not submitted sufficient information to allow for a full
review by the City Engineer.
Rahn noted many of the neighbors' concerns relate to drainage.
Jurgens inquired whether the City should review its requirements for required information on
applications. Jurgens noted that a number of other cities require quite a bit more information to be '
submitted prior to the application being placed on the Planning Commission agenda. Jurgens inquired
whether the City's requirements are on the City's web site.
Gaffron stated for a subdivision the City's code is very detailed but for a variance the code is less
specific.
Kroeger stated there is basic information that should be submitted prior to the application being heard `
by the Planning Commission.
Bremer expressed concern that the city is requiring too many professionals on an application and that
there are a number of people who come before the City who cannot afford that added cost.
Jurgens stated one reason why a professional signs a plan is to ensure that the plan is viable.
16. PLANNING COMMISSION APPROVAL OF MINUTES FOR APRIL 17,2006
Rahn moved,Kroeger seconded,to approve the minutes of the Apri117,2006 Planning
Commission meeting as submitted. VOTE: Ayes 5,Nays 0.
17. SELECTION OF REPRESENTATIVES FOR CITY COUNCIL NiEETINGS ON
MAY 22 AND JUNE 12,2006
May 22—Kroeger
June 1`2—Kempf
PAGE 37
� . .,
MINUTES OF THE :.
ORONO PLANNING COMMISSION MEETING
Monday,May 15,2006
6:00 o'clock p.m.
ADJOURNMENT -
Bremer moved,Rahn seconded,to adjourn the Orono Planning Commission meeting at 11: 54
p.m. VOTE: Ayes 5,Nays 0.
David Rahn, Chair �
s .
PAGE 38