Loading...
HomeMy WebLinkAbout03-21-2016 Planning Commission Packet PUBLIC ATTENDANCE , MEE-rirv� DArE I' 1�,��1' ,�/ ��/,� ❑ COUNCIL � PLANNING COMMISSION ' ❑ OTHER Assistive Listening Device available upon request. Please complete the fotlowing information for City records. PRESENT FOR(from agenda) NAME (please print) ADDRESS NAME OR NUMBER - J �. , . � < <�� -�� _ �-� �. c� ��-�� - c � �� - � S I Z- � � - �� . , � � , 2. � > � � � � t� l �l � � � �� � > � ) � , �� _ - � � - � �� � 3. �G� r ,'� �� � ' � �-L,c �� ,�� (���) 7 � r .� �� ) �-'F-�v� �� � 4. �-- �� /�'( , ���� �j��'��E=c� � ��� ��`�'� � > �c � � �-� L �1��� � � � � / �` "> / // � 1 � �� � 5.� ��;�� ���(�j��� ��-- �7e-� ( �" ..-. ` <e% / � t'T" 6. {�r;' C�:_-. ` `�. �� -� �.�i�(;� � , �, � .�, (�� ` � — � �� � ( 7. � � r 5 � �`'�� (�C��:�yC,��'�;',_�� �I � n ��� � . ., r s. ��� �,c��1 �� 1�� �.�. ��t'��v� ��I , _ 9.11�t��L ,���-�. � � ������� r_ �o.� �� s��. ���: .�� � Zs-� c,�,-�-�, �� N ��,�:� ti�.�� �4 ,3�; i � � }�� �� �, , , rti�_f ���.! 11. I 't� �-hc�\ � �l�`�i� 11�-'-}�� �� � � � �-) �.v'����a �,�� t��"�� �r � � �� � � � L� [(�;_ 7 12. 13. 14. 15. V:1(LEGAL FORMS)1(FORMS)1PUBLIC ATTENDANCE.DOC AGENDA City of Orono Planning Commission Meeting for March 21, 2016; 6:30 PM Orono Council Chambers, 2780 Kelley Parkway, Orono, MN 55356 952-249-4600 /www.ci.orono.mn.us Councii Representative: Lizz Levang Audience Members: Please sign in for the public record if you wish to address the Planning Commission. The sign in sheet is in the lobby. Memos regarding each of the Agenda items are available in the Public Packet— located in the lobby near the sign in sheet. Items on the Consent Agenda, including (*) asterisk items, are reviewed in total by the Planning Commission and may be approved through one motion with no further discussion by the Planning Commission. Any items may be removed by any Planning Commission Member, staff member or person from the public for separate consideration. If you wish to remove any item from the Consent Agenda, please state the item number and description of the item. Applicants will be asked to move to the podium to answer questions after staff presents the application. The Planning Commission is an advisory body to the City Council. If action is taken on any items on this agenda, they will be scheduled for an upcoming City Council meeting. A quorum of the City Council may be in attendance of a Planning Commission meeting to hear comments made, though no action or deliberation of the Council will occur. Consent Agenda * 1. Approval of Planning Commission Meeting Minutes of February 16, 2016. New Business 2. 16-3808 Rick Denman on behalf of Casco Ventures LLC, 3800 Casco Avenue, Variances (Staff: Melanie Curtis) 3. 16-3811 Landsource LLC, 3438 Lyric Avenue, Variances (Staff: Mike Gaffron) 4. 16-3812 Greg Reitan 8� Sally Neubauer, 925 Brown Road North, Variance (Staff: Mike Gaffron) 5. 16-3813 Dale Gustafson on behalf of Matt Burns, 1180 Loma Linda Avenue, Variances (Staff: Melanie Curtis) 6. 16-3814 Alexander Design Group on behalf of Peter& Melissa Santrach, 1700 Bohns Point Road, Variance (Staff: Mike Gaffron) 7. 15-3784 City of Orono text amendment: Lighting (Staff: Jeremy Barnhart) 8. 16-3816 City of Orono, Zoning Code amendment pertaining to docks for emergency access (Staff: Jeremy Barnhart) 9. 16-3817 City of Orono, Zoning Code amendment pertaining to the definition of Existing Grade (Staff: Jeremy Barnhart) Planning Commission Comments 10. Update on City Council meetings: February 22, 2016 and March 14, 2016. 11. Other issues for discussion. ADJOURNMENT Sign up for email notifications at www.ci.orono.mn.us—follow links for Stay Connected 8 Email Notifications _ I Xarrma , + \� �` � ---- aj � � „�=�,^�._-- Lake �! ���—r 1:��ocnay �� ��� � \ ��- ' �f� / ���o �.n�n���. a�nr�u�u�u�u�u�i��u� �u��r�■��n������. �u.���n...�u��u �n�a�����n�n�urn�r��r�������■�������.��.������������i�����������r����i����i���i.:::� . � u � \� - � � ` �`} 1 � j ���- � I : �`'--��� I\yF : ir1 ��--- � � �� �q �v i Drc'r,ry i� � � kfsri��` �a�� 16-3�812 —�1 ���` ,� `� . ���� _ -- `asz . � �'---�� Legend �������� �� � AGENDA ``• � ' io,,o �'� City of Orono Planning Commission Meeting for ROadU.S Trunk Highway � �"~�'�.. ���e � March 21, 2016; 6:30 PM � ` � � �I� j�0� !; = Minnesota Trunk Highway � '-; ��_ ' ❑ ; ��. �,�•�• ! ; Orono Council Chambers, 2780 Kelley Parkway, � ` ���. 12 � �� f � � w���.,' '' � � Orono, MN �J53rJG = County tiighway � / ��� �� � �� 952-249-4600/www.ci.orono.mn.us — �°°a'R°ads ��� "�` ��� ��/'7{-� �, f i \�� — Private Streets � ' _ ` �.! `� Railroad � � J ��` � � d =���j_ ��,��.�_.---w \" �.y�+ � Council Representative: Lizz Levang ;� City�imits f� ��� � � ''�.���� �,� \ -� " �, Consent Agenda � r�� , L.., , � �\�� * 1. Approval of Planning Commission �`" �\ �,,,�����, Meeting Minutes of February 16, � � L..r� hirn.� 2016. � � � New Business � 2. 16-3808 Rick Denman on behalf of ���J ' Casco Ventures LLC, � �s� Siupbs � �--�J � _ t 3800 Casco Avenue,Variances ;., � ��>- �� . � � �` ��,� � \ �� �C1 �\ *„!„���c, (Staff: Melanie Curtis) �� �� �• �� `-� ,� 3. 16-3811 Landsource LLC, �� � �"-�-���--�: 3438 Lyric Avenue,Variances -. _ � - � 8ro::n; 1 (Staff: Mike Gaffron) '� North ?,s; * � �� `�� Artr� Faaaner � � ,�73x�,vPrr 'r'l � i�kr i 4. 16-3812 Greg Reitan&Sally Neubauer, �� ��.- �ar 925 Brown Road North,Variance French �� �. �� (�` ��r�r ,.4o�sn , � t�� ; (Staff: Mike Gaffron) �'� ��.�U take 16-3813 �� ` 1 " � % 5. 16-3813 Dale Gustafson on behalf of Je�t!anu�� " .�; � (1 � Matt Bums, � G ��` � //`� + ,` , t ��, � 1180 Loma Linda Avenue, � � \ � �,y, ';� . Variances (Staff: Melanie Curtis) /i . � ^--- #76— 814 '�;" .. ::;,��,� � �j��I ♦ �- 4 Y�;;,' `J � � 6. 16-3814 Alexander Design Group on behalf of , �; GG-_ �= . - � �7 v ��I ',: �'- , • y���,�s •`,,�,•� ►,, j 1700 B hns Po nt Ro d,Variance n v��/���v��\ � � �1����7�����v� ■ ti��, ;l S� �sy;a� P.��',�`' •, •,���ii� / � (Staff: Mike Gaffron) . ''�� .�� � �� , ..-r R+�►ri - H.a►nson �� � ��� ` u*u `�� ������a :i•lu`et�cnne � 7. 15-3784 City of Orono text amendment: ?� say ��\ � .•� S �,p2 �� � ? � � Lighting (Staff: Jeremy Barnhart) , �'+•�r •" -'! ��� �4 ��� � , 8. 16-3816 Ci of Orono Zonin Code ���`J� , tY 9 .� ���7 " l����������������ran .. `L �� � � �`�`��"��'����� -. � �� i�i , � amendment pertaining to docks for L1L�---� �O ��,�'�� �I�� � � ` � ����'`` �'� f� 00 � ( - emergency access �} LaJayette 7 ^ i �C� ( ,�J;� � ��� ����.��.u' �,! � �r .�• (Staff: Jeremy Barnhart) �., � �. / / ,�1 � ', `,� � O' �y�iyanr„ ��' �r%�� �� �� �,�.% � ��� ,����lsland ��` 9. 16-3817 City of Orono, Zoning Code , �ac�� '(�Q�� � /� �, ti} ,�•' a,�„e�pa! ��•` amendment pertaining to the � � �,., 1 r t• ��n� ��` definition ofi Existing Grade (Staff: �-' . ,,, � .` .+� po,;,- ��� � Jeremy Bamhart) �f %`� Spr,rc;f , `, , —'�f �dQ —� /( � t�_ —38�aa:n;.;n's • ' Chz�rry� '����....��.�- �r—v- • �4nC� 1 S( Park , I�r�r—= ♦ \+ ' �,[1���'r-- :;oor,'� �cc�c� � ���? g.:�;� l`�•`�`-..�% �'',� �`' � � i� �� .��� � `p\c,J��^ r � }� 3/21/16 . &,r, e„-"� � �Q �I ♦ ;� p� ��`Sa�;-/;�; � l. �1 0�` �_,r+ �� .�`� I � �-� ��--� PC Meeting 1��r���� /�(�`�1 i \C .1 !-/- '•, , • �C�^��,, �-___--- �--��_._ /J�j�O ��f��`��l � �(/� ��� �?1 �r11�11r11�11�11r11�11�1�t�e� � /J—'� v� � r � r '�{f�f���� L� ' �� �� ,., �, l� l ro;nt ((r''! �—� ��-��\ �"�I � �� Disdaimer. �i=�" �u��>� � ��« , �4 �� ,i _ �.�_ � r" �._ �� �- � .-, ;� - This drawing is nei[her a legally recorded map nor a survey and is not intended m be used as one.This drawing is a compilation o(records,information,and data 0 3,083 feet bcated in various city,munty,and stare offces,and other sources affecting the area shown,and is to be used for reference purposes only.The City of Orono is not �O Bolton&Menk,Inc-Web GIS 3/17/2016 9:11 AM responsi e or any inaccuracies erein containe. Item 2 Date Application Received: Ol/20/16 O Date Application Considered as Complete:03/03/16 � �O 60-Day Review Period Expires: 05/02/16 To: Chair Leskinen and Planning Commission Members y�'� �1 Jessica Loftus, City Administrator AkESH��� From: Melanie Curtis, Planner mcc Date: 14 March 2016 Subject: #16-3808, Rick Denman o/b/o Casco Ventures LLC, 3800 Casco Avenue Variances Public Hearing Application Summary: The applicant is requesting lot area variance as well as a rear setback variance in order to develop the property. Staff Recommendation: Planning Department Staff recommends approval. List of Exhibits ExhibitA. Application Exhibit 8. Practical Difficulties Documentation Form Exhibit C. Existing& Proposed Survey/Site Plan Exhibit D. Proposed Plans and Etevations Exhibit E. Submitted Hardcover Calculations Exhibit F. Memo & Map: 2750 Casco Point Road—by Staff Exhibit G. Aerial Photos—by Staff Exhibit H. Property Owners List Exhibit l. Plat Map Background The applicant is requesting approval of lot area variance and a rear yard setback variance for the property at 3800 Casco Avenue. This property was recently re-addressed at the request of the new owner upon the sale of the two properties(which together were originally addressed 2750 Casco Point Road)as separate building sites.The subject property previously contained the detached garage serving the home on the northern of the two lots at 2750 Casco Point Road. A permit for a new home was issued in February for the northern lot(2750 Casco Point Road). The subject property is a corner lot on a curve of Casco Avenue with 12,807 square feet or 0.29 acres in area and 110' in width on the south side abutting the road where 0.50 acre and 100 feet in width are required. The south side is the narrower frontage,therefore is defined as the "front" for setback purposes. The rear yard setback variance is requested in order to orient the front of the proposed home to the northwest, in line with the other homes along Casco Point Road. They have proposed a front load garage off of the south side of the home. File#16-3808 14 Mar 16 ' Page 2 of 5 LOT ANALY515 WORKSHEET Section 78-350-Setbacks: LR-1C Required Proposed Front(south west) 30' 30' Rear(north east) 30' 10.2' Side Street (west) 15' 30' Side (south east) 1p� 4�� Section 78-350-Lot Area/Width: LR-iC lot Area Lot Width Required 21,780 s.f. (0.5 acres) 100' Actual 12,807 s.f. (0.29 acre) 110' Section 78-1403-Structural Coverase• Please note,the applicant's proposed plans currently result in 17%structural coverage. This was not the applicant's intent. The applicant will submit a revised plan which conforms to the 15% limitation prior to City Council's review. No structural coverage variance will be requested. Total Lot Area Total Structural Coverage 12,807 s.f. (0.29 acre) Allowed: 1,921 s.f. (15%) As Proposed: 2,215 s.f. (17%) Section 78-1680 and 78-1700-Hardcover Calculations• Stormwater Overlay District Total Area in Zone Allowed Hardcover Proposed Hardcover Tier Tier 2 12,807 s.f. 3,842 s.f. 3,399 s.f. (30%) (26.5%) Applicable Regulations: Lot Area Variance (Section 78-3501 Zoning Code Section 78-72 provides options for the redevelopment of lots which do not meet the minimum area or width requirements for the respective zoning district. Substandard properties within the Shoreland Overlay District, like the subject lot, are able to be redeveloped without variances if specific standards are met; such as: 1. All setback requirements can be met; 2. A Type 1 sewage treatment system consistent with Minnesota Rules, chapter 7080, can be installed or the lot is connected to a public sewer;and 3. The impervious surface coverage meets all hardcover location and square footage restrictions of this chapter and the total square footage of hardcover does not exceed 25 percent of the entire lot area. 4. All other zoning district standards can be met. The property is not conforming with respect to lot area, however the applicant's request for a rear yard setback variance and proposal for 26.5% hardcover results in the property's inability to File#16-3808 14 Mar 16 Page 3 of 5 conform to#1 and #4 above. Therefore, a lot area variance is required in order to redevelop the property. Rear Setback Variance (Section 78-350) The property is located at the junction of Casco Point Road and Casco Avenue, as it angles around the property to the south east. The proposed orientation of the home fronting on the northwest frontage of Casco Avenue keeps the proposed home in line with the neighboring homes to the north. The setback to the rear of the lot (northeast lot line) is proposed at 10.2 feet. This is consistent with the required side yard setback from the property line on the adjacent lot and allows a more functional "back yard" space behind the home to the east consistent with the surrounding properties. The applicant has proposed 30 foot setback from both street frontages; the home is situated to meet the front setback on the south and exceeds the 15 foot side street requirement on the northwest street frontage. Governing Regulation:Variance (Section 78-123) In reviewing applications for variance, the Planning Commission sha/l consider the effect of the proposed variance upon the hea/th, safety and welfare of the community, existing and anticipated traffic conditions, light and air, danger of fire, risk to the public safety, and the effect on va/ues of property in the surrounding area. The Planning Commission shall consider recommending approval for variances from the literal provisions of the Zoning Code in instances where their strict enforcement would cause practical difficulties because of circumstances unique to the individual property under consideration, and shall recommend approval only when it is demonstrated that such actions will be in keeping with the spirit and intent of the Orono Zoning Code. Economic considerations alone do not constitute practical difficulties. Practical difficulties also include but are not limited to inadequate access to direct sunlight for solar energy systems. Variances shall be granted for earth-sheltered construction as defined in Minn.Stat. § 216C.06, subd. 2, when in harmony with this chapter. The board or the council may not permit as a variance any use that is not permitted under this chapter for property in the zone where the affected person's land is located.The board or council may permit as a variance the temporary use of a one-family dwelling as a two-family dwelling. According to MN §462.537 Subd. 6(2)variances shall only be permitted when: 1. The variance is in harmony with the general intent and purpose of the Ordinance.The lot area variance requested is consistent with the general intent of the Ordinance. The requested rear yard setback variance is in harmony with the Ordinance and will result in a consistent development pattern between the subject lot and the abutting neighbors. 2. The variance is consistent with the comprehensive plan. The variances resulting in a permit for construction of a single family residence on the Property in a residential zone are consistent with the Comprehensive Plan. 3. The applicant establishes that there are practical difficulties. a. The property owner proposes to use the property in a reasonable manner not permitted by the official controls; The request to permit construction on a substandard property with portions of the proposed home to be located within the rear yard setback, yet maintaining a consistent 10' side yard separation, appears to be reasonable. b. There are circumstances unique to the property not created by the landowner; The sub-standard size of the property is not the result of actions by the File#16-3808 14 Mar 16 � Page 4 of 5 applicant. The home on the property will be placed in the same orientation as the neighboring home to the north with a 10'side setback and "back yard"area to the rear(east); and c. The variance will not alter the essential character of the locality. The relatively minor nature of the lot area variance or the"flipping"of the rear and side yard setbacks will not alter the character of the neighborhood. It does not appear that the requested variances will adversely impact the adjacent property owners. The designation of the south boundary line as the front property line is not perceptible to the neighborhood, especially while the house is oriented to the NW,toward the defined street side yard. Additionally City Code 78-123 provides additional parameters within which a variance may be granted as follows: 4. The special conditions applying to the structure or land in question are peculiar to such property or immediately adjoining property.The nearly conforming,yet substandard lot area of the property is not uncommon in the surrounding neighborhood. The orientation of the proposed home resulting in the rear setback variance will maintain character of the immediate neighborhood. 5. The conditions do not apply generally to other land or structures in the district in which the land is located. The property's unique location and configuration on the corner results in it being a standout in the neighborhood. The variances will allow conformance with the neighborhood. 6. The granting of the application is necessary for the preservation and enjoyment of a substantial property right of the applicant. The requested variances to allow redevelopment of the subject property are reasonable and necessary to preserve a substantial property right of the owner. 7. The granting of the proposed variance will not in any way impair health, safety, comfort or morals,or in any other respect be contrary to the intent of this chapter.Granting the requested variances will allow for the character of the neighborhood to be maintained, will not adversely impact health, safety, comfort, or morals; nor will it be contrary to the intent of the Code. 8. The granting of such variance will not merely serve as a convenience to the applicant, but is necessary to alleviate demonstrable difficulty.The size of the Property;the corner lot configuration; orientation of the adjacent homes create practical difficulties affecting the Property; the variances are necessary and will not merely serve as a convenience to the applicant. The Commission may recommend or Council may impose conditions in granting of variances. Any conditions imposed must be directly related to and must bear a rough proportionality to the impact created by the variance. No variance shall be granted or changed beyond the use permitted in this chapter in the district where such land is located. Septic System Status The property will be served by City sewer. Practical Difficulties Statement Applicant has completed the Practical Difficulties Documentation Form attached as Exhibit B, and should be asked for additional testimony regarding the application. , File#16-3808 14 Mar 16 Page 5 of 5 Practical Difficulties Analysis Staff finds practical difficulties exist which support granting the lot are and rear setback variances. Engineer Comments The City's engineer has reviewed the plans and provided comments which were primarily advisory or clarifying in nature resulting in few to no required changes to the plan. The engineer will review the revised plans at the building permit phase. Public Comments No public comments have been received. Issues for Consideration 1. Does the Planning Commission find that that the property owner proposes to use the property in a reasonable manner which is not permitted by an official control? 2. Does the Planning Commission find that the variance(s), if granted, will not alter the essential character of the neighborhood? 3. Does the Commission find it necessary to impose conditions in order to mitigate the impacts created by the granting of the requested variance(s)? 4. Are there any other issues or concerns with this application? Planning Staff Recommendation Planning Staff recommends approval of the lot area and rear setback variances as proposed. The proposed building plans and survey must be revised to conform to the 15% structural coverage limitation prior to placement on the City Council's agenda for consideration. No structural coverage variance approval was contemplated. � PC ExhibitA� Cit� of �rano Varr'ance A,pplication str�er,4ddress: A �licatiqn� .`- �. `.. ��� 27so sc�uey�ray t?�: . ::�`i':.;;; .��� =�,:�". �Q:., _t, _ ::_ . o ��,MN 55358 _Qa�,�e0elVed:� ;";� �:.� � ��::::::. . =._..:.::. �Staff.: '� `:_� �: .:i�:�,.;.: „;..:- Malrc 952-249-460Q --:. .. , � ���;`: `':` . "- � • - ta�c 952-24g�r181s Fee:. - . �'-j�'Q17. . - - . � ;'+:"��•� . .. - . � i�" �.0.Booc� �sd'a�±l►.#&�.' • ��' • . � .. . - . ,:i:;;.�'� �� G� Crystaf 8ey MN 56323-ODB6 PeiTr�it.��� .. '`'': _ . . ._,_ , : .. � 8@. �' •� •'�s:,i!r;�y.. ���SHa4� � NOtes::,Y.tti�- . . - • • . , •�.. ,:,,.- . ::.1:;?," ,,�::�: _ . � � .. "';'n,;., . :.��. P(ease compiste. App#[cant wilf be natffied within '15 days as to the status of the applicatian, lncomplete app6cations will not be placed on Plar►ning CommEssion Agendas. 31TE LOCA710N: _�'�C� $rq �.OI.Y� � L,��GO {��tL��j� �� �(� �/(,) APPUCANT/A(3ENT INFORAAATIO : Appi'icant Narrte: �lL� Phone(P�imary}; ft.- Applicant Errta3l: pr Address: 15� . C . �"'�O 1� Z1P: 5��}�{' Applfcant is: Contracfior Homeawner {Circle One) PROPER'1'Y OWNER INFORMAT!Q N. check here lf property owr�er ts same as aP,�!t�t r�arne: GA S� �c1�.r�T�F-� c,.�..c.. —�'Bdd Holvt�o,� Phone(Prn�na�►k (e�Z-QQI _ q�-�7 –' MaiBng Address: � ' C ZIP: ' . Email: _ -k9dL1 h(� � mm -� � _—^� APPLICANTIAC�ENT AAfD/QR OWNER: • A�r�ee to pnovfde a�fnfnm�a8at rentafred or reque�tisd by the Planr�n9���, • AgrBe to pay sddiHonai fess (staf�tlme not c�v�ned�n the or�"mef fiae Pal+ment)and/or consutfarrt expenses lncurred � r8v�w of this epplh�atlon,and • Cert�fy that the Miormation suppfied is #rue ancf carrect to the best of his/her knowledg�. The appltcant and owner rect�n�e that they are solefy responsible for su�m(tttng a compte�appl(cadon befreg awara that upon fatlure to do so,the ateff has no ali�rrtiative buE bo reject it untN(t Is complebe or to ret:omm8nd ths reqttest for denial of ft�e retNest re9ardkes ot Its pnterttial merit , • Acicriauvledge tFie Escraw Agreement is caitpfetad and elgned. . • '17�e Owner hereby ec�movv�edges and ag�eea ta thts applfc�tlon and further aathorlaes reasoneb�entry ontn the propertY �Y�Y S#aff�cansu�tants.a9ents, Commfsalan and Councll Members for purposes of investlga#ian and veri�c�tton of this requ�t • Ow+�er snd/or Appilcant acimowledg� they must be rrt at a13 scheduled review meetirtgs of the Pla�ning Commtssiod aod Councll. !i an eppllcant and/o r I unable to attend a schecfuled meeti atrangements bo heve an autho r+eserita a#er�d in p ce of the appflc:anUavmer and advlss thepClty Plenner assigned to Your Project Applicant/Agent Sign e: Da#e: ��" � "-�t� Applicar�#IAgent Signa . Date: Property Owner Stgnature:�� r --�-j�-�� Date_ �. j 1 Z� Z�.'al Property Ovrmer Signaiure: p�; RECEIVED VeNam:e App/ketion—Jenrrary201B '��2 � JAN ? 0�2016 � ~',� � � �� o oNo C1TY OF R PC Exhibit B �'R�CTIC�L Di�F�iCULi'I�tS DOCiJ�11ci�TATIOi� FQRM �:�-�. ��..�� 7hls form Is a required submtttal far ALL variance applications. An appJication wlll not be considered complete or placed an any meeting agendas until this fort�n is complete and submitted to the City. - ��� , —.--------� Minnesota State Statutes Sedion 462.357, Subdivision 6(2} requires that practical difficulties be demonstrated ln orcler for a variance to be granted. The d'rfficulties must be unique to the property as variances run with the land and not the land owner. Personal and economic situations a�not considered valid practica/difficW6es. [n order far an application to be heard by the Planning Commission and City Council practica!difficulties heving msrit must be tiemonstrated. HOW DO I PROVE A PRACTICAL DIFFICULTY? This form has 12 points outtining the bssis City staff uses to determine if practical difficulties exist and how the variance will afFect the surrounding community. To prove practical difficufGes�address all the r�elevant points listed below and answer them as clearly as possible. Since you are requesting the code exc�ptlon, you have the burden of proving that the vartance is justified. The information the City receives is what is usecl in determining a denial or approval recommendation. If you leave something aut it will not be considsred. Please addr�ss each of fhe twe/ve p�ac�iccef d"�ff`icul�es cr�ter�a as they►�Iate to the�equest, if they do nof apply, wrii�e N!A!n the space pr�vided: 1. "The property owner roposes to use the praper#y in a reasonable mar�ner not permitted by the Zoning Chapter." . � 2. "The plight of the landowner is due to circumstances unique to his�roperty not created by the landowner." k ,�` ` :-„� !,� � ,d � ���� 3. 'The variance, if granted,will not a!#er the essential character of the[ocality.° 4. "Economic c�nsiderations alone do not constitute practical difficulttes if reasonable use for the property exists under the terms of the Zoning Chapter.° 5. "Pract�ca! difficulties include, but are not firnited to, inadequate access to direck sunlight for solar energy systems. Variances shall be granted for earth sheltered constr�actEon as defined in Minnesota Statutes, Section 116J.06,Subd. 2, when in harmony w'h this Chapter.° 6. "The Board of Appea(s and Adjustments or the Cauncil may not permit as a�rariance any use that is not allowed under this Chapter for prope in Me zone where the affected person's iand is focated." � ' ��c�ivE� Variance Appl�cadon-January 2016 ��4 JAN � Q Z 0 I 6 � � � a � .,L ��o�oRONo 7. 'The 6oard ar Council may permit as a �rariance the temporary use af a one family dwefling as a two-femily dwe(iing.' 8. 'The special conditians apply+ng to the structure or iand in question are peculiar to such propetty or immecliately adjoining property.' �� a � ���� 9. 'The condi6ons do not appiy generally to other[and or structures in the distric#in which said land is located.° 10. `The granting of the application is rtecessary for the preservation and enjoyment of a substantia[property right of the aqp�icant.' t\3 �..+ �, �c !�� � '� ' �" �`' SG 1't. `The granting of the proposed variance wi[l not in any way impair health,safety,comfort,morals,or in any other respect be cantrary to the intent of the Zoning Code." 12. `The granting of such variance wil[ not merely serve as a convenience to the applica�t, but is necessary to alleviate demonsttab{e difficulty.° practical Dlfflcu}tles Statemsnt Shauld you feel the practical difficu�Ies cannoi fully be described in the above criteria, describe the practicai difficulties preventing compliance with Zoning Qrdinance requirements in the fallowing lines �attach addi�onal sheets if necessary}: � � �� e��� :.�A�" �� ����t � '�,.���c �'�� ��s��� � 1p� � `� ���.�,�,� ��� ��,�'�� �—�—�,�`��x�" �,�� �'� .� � �V � � � �Ff_ , ���� -�� � � ;G,�r, ,� ,�r h�� �F►T� ���� � �' �i 1 �t�4 � ��� '��� WL��t�#�� `�._ ,�'1�� '�l�t �'!-�."� '� � � .. ����� ��,��t �.� `�' ���� �"��� �'��,�, x��`�,- �!.D�'t� C�i�.��"` . � b bv°`. 1t� � S �� !1� '�.���,� !Ar���� � �'�`}=���`� � * ; � . � 1 Jv�" � �'' '' �'�'�.t� +� �� � i�a�2 ��. � � '� �q ��A2 �,� � � �a \ � , 4 t h� ��`�;+� -�p ���� � :'�4l��.,f .:; a� � « ,�� t��`.�� . ��cElu�a�� Ve�iance ApplfcaSon—Jsnuery 2016 ��$ �an 2o`zo�s � � � V � CiTY a�ORONQ HARDC4VER CALCUI�ATION SURVFY FOR CHARLES CUDD DENCJVO oF LOTS �3 & 9, BLOCK 3, CASCO HEIGHTS HENNEPIN COIJNTY, MINNESOTA , / ���.9� � � - —�� � 40 � � BLACKTOP� C ^ ��(1�,.� \�/ROADWAY �,4� .�i )J I � P,a�z' , ���OAD ' � � ���� ` � o� ' � . . — Po� � (asos) \ \ � � � EXISTING �� o � � � HOUSE � CATE VALV ' \ � � \ \ � �vEw�Y ,� \ °. � � � \ �� �c�..� � � � ����� \\� ,oY � � ��,o,��' '� � / �.d: �t�� \ / � ` �,r�i s r�� ��o „�d�, 1 � � i p��\ �_ 1 v� ' 1' � ' � _ ia^s s • w `� •�',R � � � �s � �\ : ; � � r � 9 � O '»�i,� �, •Q \ O �� � \ �, r8 � �_ / ' �'� � a ORCH � � / (949.7) � �� �(� �B� h \ � •• Ip�� i � y. � / . / �+r °' PROPOSED � �1 " ' '�'Z t � \� ' HOUSE / l��/ �R ` � '� �. V A RE AJgpp � � V tk�� `b \\�A� / • '�,\ PER Y� � � \ � R� � PAT10 \ � se vice � � (C} � . �+v-fsss.s� � �'. •- • ---- ---- ... !�-�- \ � �r-- I � �{ � , ,, � � �g � � ' , � M1 � _ � � \ �• PROPOSEf}o, � ' C� O � '• / DRNEWAY �, '� �. O. (849.E � ��O ' �� OCSiMC IttlNiE � . 1 . TO E IE11Wm ��� F J • j{a � / ---� "` �� \ ' � \ c PROPOSED � �� � PER CI�YIN� �q� v� > LT FENCE � ^� \\ PLANS \ �JQ ,/ � \ . \ �� �/ r,.,"3 \. ., �� �� \ � ,O v� . 1S'C o ... O \ OO._ .ia�d �z� � T� \ Sa�T LEGAI DESCRIPTION �F PREMISES : .��j �, p� ��" .� j/ p _ \Y'°��� Lots 8 ond 9, Block 3, CA5C0 HEIGHTS � � � BLACKTOP DG � denotes nail set in blocktop roadway � oADWAr • : denotes iron marker found \ �o (908.3) : denotes existing spot elevation, mean seo level datum ` 910.8 : denotes proposed spot elevation, mean sea level datum --—977— — : denotes existing contour line, mean sea level datum -- 904 . denotes proposed contour line, mean sea ievel datum Bearings shown are based upon an assumed datum. PROP05ED ELEVATIONS (verify) This survey intends to show the boundories of the obove described property, 1) Garage = s53.o the locotion of an existing garage, to be removed, trees, spot elevations ond topogrophy, and the proposed locatian of a proposed house, porch, patio, 2) Top of foundotion = 9ss.o driveway and walks, as shown on a pdf file supplied by the client thereon. It does not purport to show any other improvements or encroachments. 3) Bosement = 94s.3 DATE �� ��N GRONBERG AND s-i-is 9EWCR AND N'ATER SERVILE$AppgD PER dTY PLANS I hereby certify thot thia pbn, epecification, or rePort � y_r1e ��w„� was prepored by me, or under my di�ect superviaion, ,p� A S S 4 C I A T E S, I N C, �d that I am a duly Liceneed Lond Surveyor under the laws of the Stote of Minnesoto_ pq� CONSULTINCr ENGINEERS, LANA 1-20-18 SURVEYORS k SITE PLANNERS ����� / 445 NOF�TH WILLOW DRIVE S doe No. LONG LAKE, MN. 5535fi 16-024 952-473-4141 Alork 5. Gronber Minnesota License Nu er 12755 e-024 �L►�#'�:� .0 n c�lR:�i ���� �' Q � 1 ,���?R�� � � `, . � 40 /� � BLACKTO� � � ��� ;�,/ROADWAY ��,4� � 1 � �� �r . � �� AD � � `. c�� � I � �` � I � � ., .. {�as) \ � `� � �� \ � � � � EXI571NG �� ,\ �n � HOUSE ��� \ \ � � I � �� � ��ivEwAY ,� �� \ _�7� -., �� �t � � ,.s T � �-- \ �� �, ° `'�`;,�q� ; �.:' �� � ,rj'� \ � �������'��`� `�� � `\ },1/ S? �►' `•., ''�f'�' %y\ �� O i'.,�,: = - ��.. 's , �•... � % � � �l � ,���` � 5 �•- _�- W 18"_\� �,,,,; � : � r'"'•; s ; � � .'�ory ( �\ 1S �', s.',.. -. - � � 9 o '''�,��a.` "� � ��+ �a ' � .�„� r� � � �a �� 9 � � ` ^/ PORCH � � '� I ( ) � � _� \ �B� " � � / � � �� �ti � � r � � a �� 1 � �� �\ �' PROPOSED % ''•� / �z ,J (E � HOUSE � / `� ':/ �,, A � ��800 r* ( t- �� � rr� 6 �\ (A� � �� / �� ry � � PATIO \♦ � \ \�, �� ��) � , IM/�(946,4) � - '�- - � ..1-�\- ^~ � \\ �� f �! �. � �Q � .�� 1, \'• ,� t.�3' � � � ' � �� ' � PROPOSEC20� ��� Q7 O ''�. bRIVEWAY �� E (�• O• �e4e.s' � � ,,,�� .-., ' �� EXISTMG GARAGE �Za�,"� ��/� �r.. TO BE REMOVED ,1f+ �+�p, � L� , ,��E• +�c ,. � - ��� . ,� � ._ ._,--— -- �+�'�;�� .� �� � h \\ . / � �� ^'j 4 .�, PROPOSED � � .� WATERMAIM, �` � s SILT FENCE ~ � PER CITY `\ ��� � \� PLANS �� `/ � � `�. �� �`� _ ^� �" � � � r�a� '�j, � Gj �?� ^,�. r( O . � � � - OO' (�'°�1 � ..'_ �aJ � �, � Sq � �° ��'��'Y PREMISES : �!V' �� c�ry ��R ,� a� , CASCO HEiGHTS � a � ~ �ail set in b�acktop roadway r�� �oA�W�P �ron marker found � �� �xisting spot elevation, mean sea levef datum � � �roposed spot elevation, mean sea {evel datum �xistir�g contour line, mean sea level datum 7ro osed contour line, mean sea level datum � � P �,► �• � are based upon an assumed datum. PROPOSED ELEVATI show the boundaries of the above described property, ?) Garage = ss3.o ting garage, to be removed, trees, spot elevations and � � � _r _ ____ ___r �_..__ ____L �...1:� 7� Tnn r�f f���nrin+i, PC Exh(bit ( ; ; 4 � � � � � � � i i � F i I ; � , , ', ' � ---------- j ' ' � i i i ' � ii � � � � . � � i � ii � � I (i i i , � � j � i �; �--- � � � „ � � � � ; � � � ---- ----- ----,---- ---- ' i � I , ---- ; ---- ---- ---- ---- , � � I ' ; --�-- ---1------I � � � � I , '. � „ � � � � , �--- i � _ '� --_ -- ' -- ; , ; ; � � j ' „ � � , � � , „ „ - - , � , , -=- � � " � I � ___=_=_____ ; � i � ___ , i � � � ' ---=-�-_�__ ' � r-------------------� I i i i � , � i � i i � i � i � I � i i i � --- I � t i ! �'� � , O � � , T N � I O p � � � :n �z�� szatsi�F�r � i�_. ,��, cre��wm�a ,^�,,,,,,�,,• p�.�iR�ir 6 tw� � ������ ����r�� .� _ �� _ � � 04�OD p ,,,y, _ D�NOVO r p ^"��' wan; aac�trnczs e at-xLasae . a� �„ w�+�•MM��F' i � � � ❑ I ❑ � � ;� � --- � ___� p -- ----- __-- � R,-- � �� ; � �f II � , � �� �� ' � -----� '' , 1 1 I I I -_" � �� 1 �� �� j � I t I I� � I � ��� ' I � � � � � I � � � ,r---------� �� . . ; "-- ----- ----=v � --- � � � � � � ----- � ' al ii ii i � --� i I I � � � �� � , � � ; , , � , � � � s � � � h � � N m � � o C ---------------------------_� i 4 m � p � I ����F�"�s ���i���l�r eaAq ������4 �F�����I ������� � �� � i � � _ _� [_-__ •s������tz �,.�, �r��� �......w �b��. � ��6�{� fFf�����p;�� .r�` _ �R " _ _ _ �r�wovooc�, v �� I� �� � �a�rirsox � �nc•�+�sa� _ �w,�u�..a.w....N�.�r- i _- � _ --- ---- _ __ _ _ __ . __ _ ; i i� �� I ' � i �'� , ��j ;I � �� i 1 � ' � ,r� � �� � i�� F � � � � � �� � � . . ,� ....._ _ .. ' ' � ` ` . , , .:. � - . .. , ,. _ . ...._ ...._..._._._._...__........_._. �.� .*,�. ... . _...._.__...__ _..... : � ����I � : � J i, .�T : --_ _ ......_....._.__.._......._..._ ........_.__. I ! --- ; . __ _ _ _........... _ , ,, — , _ � _ _` � � , . _ . �� - _ . . � •. _-- - -- - . __._ . . . . , , ._ .... ... ... ..._.. ; � — = -- -- . ___ ....... —:.- -- _ �ra.xvrc,aen._........._._.. ....._......._.._._.. _.............._.. ........_._. =_' —�- - ... . ., _..:_: _ .... ..... ... ..... . .- _ .. _ ' '- ,. ....._._._....._......._----�--------....._ � � . .R.__.._..._....___.. . ' .... . .... .. .... i . . .... .. .. ... _.. —. _... :.: . . .—__.. ._ .. .... . ,_ .._.._ .:�...__._...___.......___......._........._.�_......_._ � AN._ � ....._.................... � :. � ' �,. '.`. � �_-� - �, � ........ ._..._.._.._...__._.._...__._.._.__.._... i ! � - �_ -� - � _ - — ' i�r. ' : I - �__ �� :� � _ _ _ � f �r� i 1 ayr_:��r_.__....___ _ - -= - _ - —� - - ' --= 1 1 i � ; _._ __. ----- -- - - - I � �em��.._....__..__._ '_ - _ . ,. _ . . ` — — — -- .�_._...__..._.____._�.,... '......._-__ .. . _ � .�. — — ___ , � _._._., _.. � _ _..._ _ _ _ , . . . . . .. ..._ ._ . .... � i I ..____._.._..,�..__ .. z, : � ` i i j i i i i � � 1 � � ' � �. � � I j � I � � 1� � j '� i i i � i r------------------ ' � � . ......_..._.._...._..........._...._._._. . ,, i � i i i f�------------------�_._...._. .._...__._. : � � . f � � � i i i I � . � � � ` .r"�:--..____..._.._� ...�._...._ � ' _.�c _. _ . ,]� . '_.]._....._.._..._..._.__.�'-.l_____ _ '____1�________'__'__,�_--'___' _"_� '_ J _........_"_•___-•_.........._._...-..._._....._....._... I ' � _ _______ ___ _ _ ' ; i � � . ��r�� .. ..,..._....... ' i � � E I A1� � � srf M.M � i I ���: , ' ,�� � , µ�_ � :« w� � ..w.._ ,:� �� ; �� � REC�IV�D a�.•,� ; � ' i ' # �S�+� ��N a azr��� A-� � _ _ ___ _ __--- ---- __ -- __ Gl7Y_QEQRQt+IQ '"�"` �� �1 ., , il� ,, , 0 ;, ;� ��;, . �� ��--- � . � �; _ � , , ; ; _ � � , , - � ; !+'� ;�,; � �; ', ��,, ,�� I� �� ,,. � � I I�I i�lil� i� If II! � II` : . . i� �i� '!l i�l�l i� I I� li'I'1 . II! 1; � I ,I� �I�II�I j�il,�,1�I�1 _ L � �li r , - I I; k :� : 1 li ,�I) ' f 7 � 1' I I{ I 1' I I� I i[ : Ili � �,II I I'ill I .�"I�II�. I' I�' I I! � 'I , I' ,� I :I I � 1 f' [ I,� I i [ � 'I. . Ili ;IIII���� i �� i � �� ��� � Ili ' i� : . .. I " I � I I1: I'. .�.I,.I�.. .� � � . �� ; :. � �___����_� � � I1: _—" � � fjl� , ' _ I1i 'I` I I: ! I I� I j .ii�1. I I; I t; ' 1 I; I li ' • ` ' I I; I I� I 13 I li I 1� I 1! I I� 17� ��. : '_'—_ ' o �L__'_-__'_� + �: I-r �I. _ �__`___"__ � : . i � . . : . . : : � � ,_-____-___ � : : : � : : I�yI i� : ': ' i : : I I'_"__ ' : i ': � - I 1: _'_" '_'_ ��[ i 1' I A I 1; : I�! g I�: E y ��i • f 1 1� iSe �iu : � 4 � � i: m i i; � E r ��: i� sI I: µ._'_'�'__ � _'_ �p L�_'__-J 1 � .!I Z 1� � �1 I1 , „ � I� �� } � I I � I I �� I� I� �I � �� I _ ' ' I� �- I� _ I� 1� �� �I f l �� JI I' -1 �� _ t! ' _ '+ �� � . �I =, i �� . : I� I 1 � �I �: :1 � 'll� 3 �� Y: I I� Lr--- � ; ,I I' . i� � � - ,p: ;,���; ; € il I� „,i ;. ` '"i,l'I'' � �; {� �II;�I"IIIIIf �1�. �� � — Z: � � :�������i�:l;'�I�I ��I,��� r�f � F :,� � I: .., ! I i — ci: �f's �► I:��� $ a; m �� v �; I ' I � i CY cerz Cl�SLLitL2E � �� aerude uro ou.a�s @ ` � ��� Gls�t NlAs � �rrana� ���� I �5 C1 � �� ���r If+ � � �"i"� ' arw� ' _ ����.�. aiaa��L N/QV�'ncar a�aWw: �..� �r...•wr.r...w..� I �� � ���� �� �� � � 9•,:9 ��;:� �;� � �: � �� � � , �--- , _ ;�:-----�;--- ., , ; ��' � ; ��: - - - � �;, ,� : 3 , ,;:�� ,. '" �� '�� ��' � ; � � � . il. �� .�; 'i� . � ii: �I . �I � � i : a i; , � � ` � , fl'��i�I ��! Ik' ,I� I i �I� �I. '� I�i ��.' i, I i 1 .'I�� ri� ��; I ;'� � ii i I'��� �' '����.:1` I , � ;Ill li.;..l , ; � i �� . `'� �� �i � _ - - ��' ��, � ;' �� _ . . ��� . � ' �:i; � � , .. . ,�I; '�'� '������� � - : .� : � ��I ,'i '� . � � I � � I I, � I�c �' I�' I: ; ;�' ��' I � � ;,li.�;'�i,,l - � F ; i i ' ' i � a.?+J QD b C'X? � ' � `� m z � C� � m � Q � 0 � o m v F� � �� f�i1 r�i�«J;���� -- ,� . : �.4, ,� � .... ,�-.�.. �.u., _ o� � ��y � �j` —� ��_' � ac�,+�vvo -- �ti _ r : - ;., .,� M�:. _ � .n.W:. . �;t. � -� �.,: � . - --� -�- :._ g�+-..��...._ �.nv �aM.. �R.^si.r_ ��� PC Exhibit E . �v Harcic�ver Galculation ilVorkwsheet `ot �� �r�t.ac'�tc 3, c�rco IVEf Gatf�' Propeny�: �.�f1 p c.c rco ,�o�,vi- ,�a�/ CCd�"�t��+�+�►� � `` "°• ��'Y G�r.�Bs�eG a.d P1'a��t�'1'� ��e�: � .�=,�--.'� 3-3 -�6 Stonrn�Quai�y OVerfay t�strict 7ier. (t�n�e a�e) Tier 1 � T�3 Tier 4 Tl�r 5 � in fhe fallo�wing tia�le�iclerW7y aR ibems o�proposed har�doonner on the property.loe�yed by Is�1er�a Cer�e c�€Sun+ey(�urve�/must a000mpan�r#t�s f�ormj.lndude a�e�ha�dco�'i�ems�t are inbended'b rernein,es weli as alf pnopo�ed trerdcover i�ams that w�l be added. llas es marry�es as �r'�I��h/depi�ProPo�ed her�doanr�r sba�s af ihe plydperty.For Tfer 1 proper�es.idenMY �y fe��a�es by ie�ar vrt�t�ate a�at the 73'se�adc�ne and�Ma�doov�er'aqus�s�8 ior e�ch �� Hsrdoa�r�{DescrA�e) . �x� Total � T. x. T :•� A & S.F. B - S.F. C �t��� S.�. D Y �$ S.F. E cvA • �a S.�. F 6T t t tL� y�1.� t S.F. Q S.F. �H S.F. � S.F. � S.F. K � S.F. L S,F. � S.F. N S.F. � __. - S_F. p 5.�. {� S.F. R S.F. s S.F. T S-F- V . S.�. v s.�. � s.�. X S.F. � S.�, Z S.F. 'E T� Hardoow�er 2 S.F. �och�bls:�ndoa�c, . =�ode�78-1. :� _ : . _ ,; � f ,.v , �= • � a s.F. . S.F. S.F. � S.F. ' s-F- 2 T�tai E�dt�1e Handouaner / � S.F. 3 Net H2rdoonnec b#�~acx� �o�tt line 1 S.F_ 4 Tofiall..otAlea � '� S.�. P��o��oseed Htirdoo�r Peta�ge [(���1 � ��_.�� '�+ ��� � �aa os zo�s� CtTY OF ORONO • ���� ��� �'"�` �„�j ,' PC EX�Ibit F Melanie Curtis `���' From: Melanie Curtis � �;+ Sent: Tuesday, March 10,2015 9:42 AM ��� To: 'janemorrison63(c�gmail.com'; 'janemorrison(�century211uger.com' � Subject: 2750 Casco Point Road AttachmeM.s: map.pdf; Building Neight 2414.pdfi Hardcover Information Padcet-2014.pdf; Structurai coverage 2014.pdf; Survey Requirements-March 2014.pdf See below; piease let me knaw if you have questions. PID 20-117-23-24-0419(Lots 8&9-South Parcel with detached garage} • Fuily assessed for local water • Fully assessed for local sewer • Sewer maps indicate one sewer stub at SW corner of Lvt 8,very likely in use to serve home on PID 20-117-23- 24-0020 � No water stub estabEished for this Iot PID 20-117-23-24-0020�Lots 10&11-North Parcel with house) • Fully assessed for local water + FuEly assessed for local sewer + 5ewer maps indicate na stub installed for this parcel. It appears sewer Is connected via stub at SW corner of Lot 8, PID 2a117-23-24-0019 � Water stub established for this lot Conclusion for PID 20.117-23-24-0019,if sold separately + Existing sewer connection acrass this property to service PID 20-117-23-24-0020 must be abandoned 8 There would be additional contractor fees associated with abandoning#he existing sewer line • At the time a new home is proposed: 0 7here would be no local sewer or water cfiarges o There would be a Sewer Availability Charge (SAC};the 2015 SAC fee is$2,485.OQ. This fee is determined by the Metropoiitan Council Environmental Services(MCES), coilected by the City and passed on to the MCES. o There would be additional contractor fees associated with connecting sewer to new home o There would be additional contractor fees associated with creating a new water stub to service n new home Conclusion for P[D 20-117-23-24-0020,if sold separately • There would be additional cont�actor fees associated with estab{ishing a new sewer stub to servlce this PID f There would be no local sewer or water charges due Ad�,y.the Zoning�egutrements a{�as follows• The LR-1C zoning district requires a minlmum of 21,78d square feet (0.5 acre) in area and 100-feet in wtdth for a oonforming lot. The setbacks for principal structures In LR-iC are as foilows: -350 - i h 1 n�. (a) Height. No structure or build(ng In the LR-1C district shall exoeed 2�i�z stories and shall not exaeed 3p feet in heighi exoept as prov(d� in s�ection 78-1366 (b) Lots. The following minimum requErements shall be observed: �._ ......�.`__. ..._._.___.' ' ' " __�_.'�" '" Lot ; Lot :M Frant � Side .�.; �__. -Rear Side Yard -- --..�__---__.._--�..__._— � 1 Area Width Yard Yard Yard pdj�� - (acre) (fee�} {feet) (feet} {feet) � .,� Str�eet e ` ��1.`� ) � -�}!� , �, 0.5 100 30 10 30 ' 15 � Code- Nonoonbrmina Lot�of Reoord. �ZO-i17-23-24-0019 tL.ot�S�9-Sotrth P rce!with detached oaraoe): This property has 12,950 square feet{0.3 acre) in area and appears to have 1�0 feet In wldth-bo�h acaor+d�ng bo the Hennepin Couniy Property records websitie. A survey wlll be required bo verify 1o�t ar+ea and iot width. A krt area varianoe may be neaessary if all of the zontng seti�acks cannot be met, The side street se�tbadc will be required from the wesbem lat line abuttlng the sireet. The south wes6ern lot line fs the narraw�est and therefore the"fronY'for zoning pu�poses. If a home can be built meeting all the setbacks, and w�a maximum st�vctural coverage of 1596 of tf�e lot area and a maximum of 25°Xo hardoover a lot area varianoe wilE not be neoessary. P_ID 20-117-23-24-0020 (� 10 8�11- North Paroel with house); Thfs pr�periy has 15,591 square feet(0.39 acre) (n area and wt�at appears b� be f100-feet in wfdth at the r�oad-agatn bott�aaor�dirtg bo the Hennepin Gounty w�ebsitie. A Iot area varianoe may be neoessary ff alt of the zor�ing setbadcs cannot be met. If a home can be built meetfng ail the setbac,ks,and wtth a maximum structural oov�erage of 15°do of the bt area and a maxtmum of 2596 hardoover a lot area varianoe wtN not be neoessary. Because they are existlng nonoonform(ng lats, rega�ding eltt�er property, If 25% harcloover canr�be achieved a lot area varianae will be required. If you have questions on this please let me Icnow. See links and the attached handout�. Melanie Melanle Curt[s Dlrect 952.249.4627 Planntny &Zoning Office 952,249.4520 2750 Kelley Parkway,Orono, MN 55356 Emall: mcurtia�a.orono.mn.ue Webslte: www.cl.prn�o.mn.us � 2 . a b .�;'�!�i.• , � d`,,, ..y,� . � 'A� ���i��` �� ,�r�� .}�� ��- : ,� '., � � f.�� t`s- � •�' 4 a3 � �� � '` " ��A_,.� i�� �� , r R�w �� � I �� � ,�����.r� � .,,�� ?:.``".. �' ��� > .� • �� .:�� � ".� �. . " .� � � p � . �� ' � +�": .. — :W ` { �y"� ���4'.�' w;'� '�4��2���� i� �`�. � � � _ " .K� .i � � � . , �, ,t�.� �•' � � �c� �.sr �� � �`�'• �.,�d �.�' .� _��•nc �� - ,_ � '2�� ,��a��:• . � '��i 4 � N � �' ' �� . � �� ���'a:. . ��� : � Y' �� � ��� � 3�R t r � M � � � � d _;,,, � zl * s# , yy, � � ; y O 7��„. . .x� c '-3 "�. � ..�' �.�' 3,..�� � + �� i� °^'� z i„ � �`; .,, ,� _� ,� ' ��` ;g�� ^w.� �� . '� y+�k"""�� . �,, ��b''�'� ,� ,j,.''"� ��`��. f � �� '� :�,'�,. •� �}ty�.�� „ ,r+ �I`.--� 3rYa�A � ����`,.�1�.1�� ✓ .�'� S,r` � S � " ` � e . a e � �.. �`�'k��#, ` . � .,� " r ,�Y+F ��.i• � �.`r` :#�i. } ,�^ ,� � 'R Y` AeAr� rk y y � �'y t d �, T�` � ,y r � ' .�r� �' 'l� � - a;'�I' y� ��^. M �� �{ § $�� .. ��M1' .i5r �k " �� �. t�` 9 �:. f' •k �t� T �* �� s -� ��`� S � d .�� �y ' �. T ` , r���y�4 � ,s�� �, .. .„�� �` �+� � ..��,' 'f-�µ ��� ' � y ;� r f .� �w R�'�+� .R ."�' �� ,s" . `�. �b x � 4 .� ��y :h ` �. � /V tl� L:6"�' „� •. '" �,. `-3'y� ' ;�, - � - �' �� �� � �- �.. � �� .i � t �f, �� k �• �� S ,+ . '�r , « _ �,� ` �'�,.� . � � . . 9 �� ,�, �.��4 `� �� t ,�[� �'� •�,. �/ � �i I d , �1 � � �-SF •�.. . „ -. , 9, ` �Y. �7 � � � � � r �4/' � * .� � �����+ � � f ��p L � �, .,.. : . . , . i �7' ' ��� "`� „ �. :. ' . �4 5 , ��'� '�-, s�.' �, ';�, , s t_ ,.� �� '� a, ���; I �� . � "� . _�, r� t�s s< , . C' ��. � �. '�,� p � « � , ,�_ �� �,� , . � .s �. R ' � � ,, '� `� �;� �: f'�,�'F�+? ';� �y �`� '� , ; iy �a .*�l�_ ��� ' • P� �`�' R � � �, "�,yb 'i . � . � r. R� .. - � ' � ' �+ `, '!� Y, �N1' .... MF... � yf � � � �P J �y� �r � � � t.: f:' � �' . � . �� . . :y' ' �l a. 5�F ��..��� S. h��. �� . � �� h����;�vy �. i� � �- �$ . .,��� .. .4 .�`� .r� a 44 rr � `� k � ���T 1 � a��� �� �� . .� � � � ��#1 ; ~ � s� g , � y 1`'. a.. ���,, .., : � _a�- . . �''�i � `� .�. P°,�'a16�iP �a '�� 'tic Y� ,� ..l a , s g - y . < :, � , .� ,, �^� i � � .y,t.'� �� �4. "�3� ��$ �+M.r -� 3 _, � �r e - .lAMy�� ..� �yYx .'.'f4 .. •{"�,�z �ypM � Z k_�•�. .• „y �''.. 'q • .. .�. � . �.�,; ff��'�` �v ��. .,. �,.�. �k� d � � ., t! N�.v . q ., ,... y�., �.,` 1 ,Z,z�¢ilkr$1% '"x � w`y�; y , p . �e ! � � T. �� ��::� �r ..`k �,�•. �� ` M1,d .. ��,M. � y.-f �'�� � ��� 4� ,M.�- . �..... .. c ' _ * . � '� ��`���s �M f....�^�� �,��f ,� 3 �6 tlros�. ,- . �i�j _ �^A�` . �`�. �� ,`�t� ,a,-1.��, '�'�,9�"` �f s �� "�+ �°'�� j ��a �' < �. � r �, • , n `�ti � � ��Ft� ,.. ` � ftf .yr �� � �� �4rf� .. r9v 1�;�":. �,A . . . � h < _e. � . -� . � f, � � � s ' . §. Y . . �„ • , ,�� � �� , .. . . q �, +r . . . . -. .,� ���".. ., � . , .,� a � '� # �+.. .�� .r �,�"'" ' �� fie •� � 4 � T J � +� � � '�� #��' � '� '� �,., ,Y F °� ' �" - �"' ,��� ,.g p� � } • - ��� . °` �.��'�, �„"� � r. y, � ,���. • � � � �,xe �' _ � +��`!r�.*- �.��-',, s s �r/t_ , ��„.rc.X�# y+r� ;.-� s�t _�,,., ' '"' - .� r .. r X ��fR�qr gg},,�t k. iR`n`r . . ' �' "', ' �� '" . r�� ^X.+, "� t �L�_.;�FeyY'� � � �4 � �� � s �r�- �� • � � � * � '� � , , �F . �y ry� -d���... b J ���i* ��9 y�,�. �:., "� �.� � , . 4 � # � . . r�`�` ��.. -- '� y �#s¢ > {��_�_-^p"�� _ h"� �"' al��+l#�* � .v �, � .�. _. . -_ . .. ... t ._1.�.—�+�t�i*'"'__�"'= s'i�:.:s1" --_ - .. .... �� ������� � � � _�_� � �����x� � ; � � � cn � �� y � � ti «, � r• �. � , v� � ���` � � �S � � ������� � o ; � � y � � ,� � � � � � - - "' � � � � � � � a �� �s�� _� , � � � � � � � � � � � � � � � � � _ � � � `� ;_.�,r ' �_���� ` o • � � S � � T � � �^ �.� a� �. � � � � � � � � t �� ' � � � � � '�. ; �.��. � �� � � � � � �.. ---.-�� ����� � � � � �� � ������ ���� -- . _ . � �������� ��� .4�ti��' � .� ��j,. ''� ,��.F �. . . .t �:± . 4.. �: '+'� ��� .}� o.-��`.���`..a's�'�i"S.� �,>'.�t �. ., .? .. � �dr � 8q � `�� ��y .: � ..r�p "A7►x- q � , � � { ,_ 'h��F t n+c� � , ,. .. . , + , + � �:. _ r �::.. �a'k` � "� _ �. � ' � t �t�y� f� �•�.,�t' y. � � . � ..� ',� .. �� � .� :. .. +:. �� , �' v. .�. � , � �. � . . -4. ✓�� , ;�,y.N. .. '' e:.� , T ) � i. �a �' .. � '( •�. � � �u� �" � i t .,;t �r� ���� ,. . t � � - � . .�# , � ''� - . .> �y� �. ,� K.. ,� �� k.�t ���� �� � � �,-;W� �' _ : . . „ . .�, �` ,.,, ,�., r iy �,.� ;,�p f`� � t°i• �:., � + +dL�'}r. ..r ♦ � � R��•� �' K^ � ` � �. +': - __ �� �e ; ,.�, �"�t.. , , p�� ;�`'� `� ' � - �' �� . .��,. . _ � . # . � � * . � . . ....- �,. , � � �� ���� ! �Y , '� � 3 �_�,�a ,�� ...� .�'� � .� # ::.+.� y(�, � I� t^ra""''�,, t 4 � l.;:' . . � .. . d ,.''q �r '�', ��� . — '� e . , .,!,: � � � � �� „/ .,�. ' �y'l.h, ' �, i .. . . � ' � � i }.�.� yr' .,�„�. k ��j' .'�c'� ` !r � � .,�J .,. ;Y r�R�y �s.. s.. ."s._ .: � � .,. j / iY� ' •t r�t F'��,�lY-�+t• ,�}�`e � � .�'Ak ��. (r�' � "`l r, {. . a ,�'. •,.y ` + M.�' _ } � �' '+i�:�� *� '�°< J '�� '�' • ""'.� ��, ' 1 � d f � � �.�+ . a � �_ '�' . . •��8r9 �' y . f ry�� 6 F . � .��� r . `� y e�- �' 4 :.� s � �l� . a "y. , K �- - "* 4' V, � »,tl�. � s.�� 'jE( 'r, "`� ��� ��a. � .��._ �i�i. t �1�y io`.'v r � , l r .. ' �. � 7 u � ��. � n .�*t��. �a, ' , . �..:.:� �'� a_ . � . -.y s' _-�'' .,. s..'�` i; .i .r."���+*'' # � 3 ��.R'1,t, ,�f.� }f i.. ` � " J y� y , ` e_. °'F � x_�.. Y 6+'r. -:. -.,.-,� � . �i t"'�.. �•,. � � . j�1� � . ..�.� � j y,,,Mr�A�'�j�r� � '�/ � ��� � °.�! a ' �. T,- '�.F�r ,��e� ., �.x +� .'ts�� � ���' �y'.^�l ^ � A w�._ n �ry� .y: +. r. a , .# . . . d ..: . .,,. .- �. . ' ... , •.. �'���I .:JAk .� . .. �� '� ���.. - n'J' ", r y 'r �na ,�#-� +y�f � . � " . . '�+�fr ;j - r�`- » � . . : � r- � ,y�^,-{ . a' � ,*p � '� ` '�.� ' �� . 'f ''F x . - - �� �•±�,.�� '� . . �'.: .1 . '�:.:. �ti �5 - .' i.-� �g . . .,T ` ,� ��d.''Mw �� „, .a.:„,� -r• �. . r4 *�?' 1 � k �3r , xa�� '� .; : _ � ;.a''� l` ., . ,_��. � * �� ; t a'1i� 1 )� � �a ;�> . ,_ ;�/"�" ��,��pr. � ��. �jj�� �� � ' `t ..'.� ,S �f^, . . �'ivi-,. o r *;� . �,: . ,� � rt � �,,��,,jj � � y�r �y,�y � ��.,T'�,�r ' :h� `����p� k� ��,� •T� '�� .�'! �..` �. •� .x�.^' t�w .►., � !4 r .. ���� *..Y 'i3 l � . _.. ;`T` . y'.1�t Lr � .k .:� '�,`�• '����U��"�'... '• � , � ,. 1� `Sa� e;.�;-.t �►�,�.��;,�;,��r."�� �� . '...+�'. '�f �C. � ;�. ��,>"'"�� � � � ��" .. t''{ „a, , .. , ..yT ` " i - - '' r� t.. �� _ x..�+, r �.•�s o, � � . . .: . � , . . , �. - , _ �" ' ,�..: f�... .q�".'M+,�+��� a�' . ., �:.. '�d�y � _ , .s,.'�.. . . .-�. , SS�..� ...w ,:: � '.M �'' .S �;,ri t�, ;. f, y � , '$r " YP � ., 5� � ��it�' . ��'-s` .w,� � �• ,�� �:: �� � ,.� *$b'"e� � �.` ,� p r... y - , � � . .d. F �@- �,_ .. � � � �" .,.��`�.i ���... . - . ��� ` _y-; :..z�'`... ,. �..�*.. �,d ' q''��� �� . k "��^, . ''�_� "^+ A -' k . � ��� w^ � ^`�r �;��iY�� �� �i! r�, ..4(r'.'"� �""'��. ; �� �-�� - ,8�. � - � _ . ,,,,,. ,�i {�, .,,�� +� �R• ±_"� ��::.*�. .�� . ..�5 +R}. . � } �.' w�uiiW�y " . „` : • . . , . ���_ *, �.�,: s�t,`. . ti ,f , .,. , . . .:s+� E � . _ '�a "h.:. ��;� 1 �linl4�~� � � /( ����(.�i+. '�` • f+�� ,«� 1, �P � � • �' �.� 1 t� � y..�✓' -�. .y�'�'+-��• � � 8 ° ��( . l��p �1�: t � .. v�� 1 y��� -;� � . � . '�• � �.d#� ., . . . .. � . .. . . . , . ��� .i . . 't 1�� . � * � 7 � . 4 y.•4.: i •. ���,� ;. _,. yF �. rr... „�t.a . .." � • �yl�, � r... J �' . ��t, �T ja, �' .. �.:• � .:: , .�. �Vv: �d� . 1 dG� iF.F 1...4t.�,f� •.� ��.� � � ���� � N�. �� � , . , �_..:�,k . . . .�'' � �� ,� �.� � � �PP �� �. ' �. '�'� �� � �'. `Z `4� �� ' '*�p��� ����' -..r� � . � .:� e"� �� Y � . . ,. ��:. � 1 . �n� LF f�`ry 3 . ��. r �•K�' a+l,,:.� ^ �.�` g. ....♦';,-' �tA ,�d� e r ^� j y�. .� K� :��rA" .�y+'r` . . '•�;� `*��; r�.r+� �, ^ , '�� - .� .�[� � ' ,�,.�t 4 ��, f�}„"i",,.1r �F^^ � �^' � . �.�+1�,�� e . � r . ` .( ,- 1 � : '", .. .. r' � a � �� , ..' � , - � - : r , �• E � � ~ ,r ��'��;�" R. , t -- .,� --�� � �' � .. t�:"� . . . , � . , . r y . .�. , . . �., �,, _ . r r i.�* ;� .i4 � ''-�"� `�•� ��� ���� � , . � -. � .. � _ � �' �_ : �� , • . r • � � _ • ��,�, , . �,.. a. . ,r4r . p _ , ,- .� .. • � ,, .. �. _ . , ,s� L �•!' , �: ��•'T yy�� � ��� ,�� � a �` tk, . , r _ . ,�- , ;*� � � �.,. . •� .;, e ,�:. *'� ":A,; ��< � , �'r�� ; �` 1� ' � � a` .:� f '�' �.', "'�' ���...,. �'�• ,� � „ �, +�'1�:n »s�"� �'1�' .+ �3 �5,1 � � � ,j ,� � r ;� �„x �r. . _ ' • � �, ' _ * . . . . , ' .� t i.�w,�,Je�. �� �:+�" A � ,�`,,...r f'�y �� e�°.f= !F•$ r y„� �r) e'�', �. -.�, "� ��.� "" -`..�s�.o..'<;: �${��:. �� � ,.. �_a.__ ._+a_`��'! '.�; .Y.�_.�.,�" �. �.. .. . ._�r.`i3����d1u��� � ���� 11 � F� .,;. � .,� �, i +-�'' . �.✓'-._ix� 4 ' .�'M1.`n a �� X 14 ` r -y , �*'_ PC Exhiblt G o �� ' �" : - � r ,.' �,, .f���,r N� I � "��,, � - � : ,� "� },., �r � , � � � ��� ���a�� �;>-� #`���:.� �; �` ` � ��r' �, �..�� �.�,�. - � �� ��� . , :� � �,a;. ��"'"� r . �-�, � .1�. �;r�g, t Lu i;�� ���'�"c��h. �: _ � " ���. � �w �. �� p. .� '� �` •s+�, '�` �.��� �* , .. � i - � �'� A.�` g��� �. -�q^r r � ,�r � .. . ; �� - (�� � ��� � �_ • ���� -� P � ;, .;,'�� ,fi� � P.: ` ��. f ""� ' ' `` '• � � �t,� � ;� :� 8� l� , � <.� q� + �` � �. ��t� , . �� � '� � W #� � �r � �* . �-` � a:; �� . � s S � '�-. �:'� +��,,�. � . ` y _. . • ` � '��' �i��Y. -.. . �,.y�.`� f���� ' ' i, uj � � � � i ��"�p� ��"y A.- f� 1�# a .�`�Li� , � � 4��-, �� � �/ *�.� �',�-;*n`� '^3tr..}� �:� ` _ g�.• �}�' .f� " , �� � ���. y vnt �x ` y ,F� �.: . � � - a �� �;: �-�� � � �=� � �_�� �;.: �:�� � r ` ' '� �°� � ; y� �,:P � , �,�!,�` , �,,,�� �■ , a► r ` ' ' , �,y y ; . . . ���- . .- , .� r��� I'` c`1-y - 'r•� !°"�.. � ��r; " .,. � ,� Y+ 1��¢ :t �'�,�. � � . � ���� ,� �. � - � � .'A.. ,.t.��� � ��� �� � � � � Fr �. � . .a, . . ' s �,`� �{�� . � �`f � � e�� j'e��`' �'•�...�. ::{' �� _ ♦ /� � �F' �_ �:� � �� � l'�_ �, � �� �'i �Y . , �s' '�c'�"� �' .,._ *' r" a�� 'a'� .�� , �; � . . "'r r.. , T `'� � '�� �� -�., s. �, �; ,Mf�T_a :�� r} � -,�� ��` , ,� -_� �;: ���"- :.:�� . � i" ° ,�'t�-r ;�� {� , `,��� Jz'f x•P � ` � ..a �, � � .��. . a i �; . + ,� .� � P� � �A�� j£ 4�.� �11#s � • ���, y � . � 1� �� f .�+� 4�i. �,� �+ '� a�/ <r�� '.`� � .. ��� �r,�'�, 4+,,��� �e �� �.c: ''`��' Y . � . '.,�,, - � � �� ' ��� . ,,� � s s*... . ��"��� ,r. r. - � �.:: ' .. �L�� � �- �� �;r, '�., �� �7�G. .� + ��'���';��� _ � _ ��:,- r �. �M vr • �_ :.` ..�� , r: ,� . ... , .. ' . ... .., �. . . `�.� , , � . � � ,��" �� ��'� �p�p � � �� ' �t . '� ; «��� ` � ,� ?�, ;� p� ,�''` ` .� .� _ ; ��.p "`�a;- �. 3..�.• . . '•��` � 1� , ,A��. I'' �S v; � €' � �. . } t �..�p * .` . . �, �.- '� sk.�.Y � `'.�M � � �✓ �>;-` «� �� � kr �; � �' � �;, ,_�a��-: . .� `� - - �' �� �`� ',,��� s .,� ` - � �� ��� r, � � =�. .r fr �.* , ��� . � � � �"` a , � '��+." , �, ,� �� �,��`-, ,.i� ''�•� ;�, ;� � f n ,�. � , . ��: . . �. � , .. � _ f��. . :, # � .�i.,�� � � � �. . _r � _.. a, 3 - � � � =�_ .� - .�, _ � : �.�� ��`r '� �� ' '� '� ' RUN DATE:0112W2016 HENIYEPIN COUNTY PROPERTY INII+ORMAT[ON SY67'EM(PROPERTY OWNERS LIST) PC Exhibit H 38 20-I;7-23 23 ODOS 38 20-117-73 24 0p18 T J 8c S A lUNGELS EI'AL TRUST DONNA L La.E 2715 CASCO PO[NT RD 2765 EI'HII.AVE ' SHIRLEY A JUNdELS DONNA L LII,E THOMAS:?UNGELS 2765 E7'HII.AVE 7730 L�HMERE TER WAYZATA IvIN 5539i PDWA MN 55439 38 2D-l 17-23 23 0006 38 2(Y I 17-23 24 0014 S R PEI'ERSON&K A PbTERSON CASCO VENR3RES:,LC 2745 CASCQ PO1N'T RD 2750 C�lSCO POIN'f'RD STEV�1 R�EI'ERSON CASCO VENTURES LLC 2745 CASCO PO1NT RD 161921iWY 7 WAYZATA MN 55391 MINNEI'ONKA MN 55345 38 ?0-i 17-23 23 D004 3S 2U�117-73 2S 002Q FFENNEPlN FORFEITED LAND CASCO VENIVRES LLC 38 ADDRESS UNASSIGNED 2730 CASCO POQdT RD CiTY OF ORONO CASCO VEKNRES L1.0 POBOX65 16192HWY7 CRYSTA:,BAY MN 55323 MINNETONKA MN 55345 38 20-!T.7-23 23 0010 38 20-I:7-23 24 002[ HENNE.°W POKFEITED LAND BARBARA)PA:.NIER 38 ADDRESS UNASSIGNED 2710 CASCO POiNT RD C1TY QF ORONO BARBARA J oALMFR P O BOX 66 2710 CASCO POINT RD CRYSTAL BAY MN 55323 WAYZATA MN 55391 38 20-117-23 23 i101 I 38 ?A-117-23 31 0066 HENNEPIN PORFE[TED LAND DEAN V GREIMANN 38 ADDRETS UNASSIGNFA 3779 CASCO AVE CITY OFORONO DEAN V ORE[MANN P 0 BOX 66 3779 CASCO AVE CRYSTAL BAY MN 55323 WAYZATA MN 55391 38 ?A-!i 7-23 23 0012 38 20-]17-73 32 0017 C M COLE&1 P COLE TAMMY L WOODIS/MARC BR[CK!NAN an6 Cnsco po�H"r xn 28I S CASCO PO[N'I'RD CAMIL':.E M&�EFPREY P COLE TAMMY L WOOD[S 2776 CASCO POINT RD MARC BRICKMAN WAY"LATA MN 55391 2818 CASCO POINT RD WAYZATA MN 55391 38 26-I 17-27 Z40QI4 38 7.((�I 17-23 32IX12t LAWR£NCE D Pl:1AR RUSSFLI.WYI.LIE 3705�"I7IEL AVc 3799 CASCO AVE LpWRENCE D P[L1AR RUSSELL WYLI.IE 6827 CARDWAL COVE DR 3799 CASCO AVE MOUND MN 55364 WAYZATA MN 5539t 38 20-1;7-23 24 Q0)5 ]C SWENSON&M]HlEDLER 27z5 ETt�L AVE I C SWENSON&M J FIEDLER 27�ETHE..AVE WAYZATA MN 5539i 38 20-i 17-23 24 0016 AMBER M PEIFER 2745 Ef HEL.AVE AMBER M PEII-�ER 2745 ETHEL AVE WAYZATAMN 55391 38 20-t 17-23 24 DOt7 EVERLAST EM'ERPRISES!NC Z,ss�.A� ��CEIVEQ EVFR:_A51'ENTERPRISES INC 2755 EfFiE-AVE OMOMN S539t ��AAI � f1 �(11Q � � � � � H�Y U U�U cmr oF oRONo i CERTIFY THAT 77�FACTS REPRF.SBNTE'D ARE AN ACCURATE ATID'[RUE REYRFSENTAT[OI+I OF IIVFORMA7TON AS 73'A D TE ON THE 0 COiJNi'Y RESIDENT AND RFAI.ESTATE SFRVICES DEPARTMF�ff. DATE: gy. , � ��+���v�� � '� � � � ;:; JAN ? 0�2016 CiTY QF ORONO ., Hennepin County Locate & Notify Map PCExhibitl � Provided By: Resident and Real Estate Services Department . Date: 1/20/2016 {�) ..,.� ��a t�� ,... �_ �� �� � .�.�, za���-a -, � ., �-�s-Za��-�.t� ��y {6� � ,� � ��'`�-�, �`'``� f� �'���1 �` `` � �� 1� '�•,,,��,.°' ftq� �''�,� , -� � �4 �{r-, �{ , � __„s J `t, � ��,� �� � �: , � {��} : �, `�,. �r�` '� � /' { `�-� � .� ���� �;�' . � i� ���)#~ �� � ;��� � '� . �.ti� �' , �'`~-,,,2 f�'�-�3.:�3 �� � �Q�1 � �-� a; f � �` 3�_ �. � �'� � ;� '�'��_�:t�� �� � r��� �`''��.y� - ;-.. {�} �'`'�.,� �' ��.. �' � `��,w„�� ��,. '`�� ��. !1�� �., {10) ,� -, ,`� ,' � r. `, j �� �',� �,,��' .``� � f _.,� :r.l �1R} � �'``� � ' , . �1} �`'�� ��•997•7�-�1 y .� 20-117-23-32 � ,� ���/' ; � -`�---- ; � f�` a�"��� `��. '� � t��� � � � ��� �� �� �,,, ���� � 2Q-�17'-23-3z '� �� 2fl-117-23-31 r'� #'� �� }� Buffer Size: 150 feet o 3o so �20 �t Map Corr�ments: t � � � I � � � � 2750 Casco Point Road Orono For more information contact: MN 55381 �EC��,V,EQ Hen �68thStree��D�'sion Minneapotis, MN 55487 ��Q� 2 O Zots 9is•info�hennepin.us c�nr o�oRONo � � � � � Item 3 . �`�'f VO Date Application Recel�ed: 2/i0/16 Date ApplicatEon Conside�ed as Complete;3/3/16 � .. � 6�-Day Review Perlod Expires: 5/2/16 y� L� t�'�E5 H04� To: Chair Leskinen and Planning Commission Members lessica Loftus, Cfty Admin9strator From: Mike Gaffron,Senior Planner Date: March 17, 201fi Subject: #t1fi-3811,Jamison KohoutJLandsource LLC,3438 Lyric Avenue - Variances - Public Hearing App/icatlon Summary: The applicant requests lot area and lot width variances in order to construct a new residence to replace the existing residence on the property. 'fhis sma11 lot wauld qualify for buildability without area and width variances under the Shoreland � regulations; however, a qualifier for taking advantage of that is a hardcover llmitation of 2596. This property Is ln Tier 3 which normally allows 3596 harcicover. In order ta be able to exceed � � 2596 up to the 35%limit,the lot area and wEdth variance is requi�ed. 5taff Reccmmendatfon: If PEanning Commission determines that the practica{ difFiculties test � is met and the variances are}ustified, then a recommendatian for approval would be in order. Staff recommends approval. Zoning District: lR-iC,One Family Lakeshore Residential,0.5 acres/100' min.width Lct Area/Width: 6,715 s.f. (0.15 acre),50'wide Ust of fxhibits Exhibit A. Application Exhiblt B. Existing Survey Exhibit C. Proposed Survey/Slte plan Exhibit D. Proposed Building Plans& E{evations Exhibit E. Practical Difficulties Documentation Form Exhibit F. Submitted Hardcover Calculations Exhibit G. Photos Exhibft H. Plat Map Exhibit I. Property Owners List Sackground The applicant is proposing to remove the existing residence structure on this small lot and replace it with a new residence. When applying for the demolition and building permits, applicant was advised that elther hardcover woutd be fimited to 25%, o� a iot area & width variance application would be required in order to increase that to 359'0. Appficant determined that keeping to the 25% Ilmitatlon would severely restrict the driveway, decks, sidewalks, and potential other amenities desired, hence this app{ication. Setback, height and structural coverage Iimits will be met; hardcover is proposed at 28.196 where 35% wou{d be atlawed if the variances are granted. FILE#16�811 � March 17,2016 Peye 2 cf 5 LOT ANALYSIS WORKSHEET(Variances noted in bold type) ; LR-iC Zoning District Required/Allowed Proposed Lot Area 0.50 ac. minimum 0.15 ac existing Lot Width 100' minimum 50'existing Street Setback 30' 30.5' ; Left Side Setback 10' 10.Q' Right Side Setback 10' 10.15' Rear setback 30' S5' Structural Coverage: Total Lot Area Total Structu�a)Coverage fi,715 s.f.+ (p,154 acre) � Allowed: 1500 s.f. (Lot is less than 10,000 s.f.) ` � Proposed: 1232 s.f. Hardcover Calculations: Stormwater Total Area Overlay District A{lowed Hardcover Existing Hardcover , Proposed Hardcover Tier in Tier Tier 3 6,715 s.f. 2,350 s.f. (35 %) (NA} � 1,884 s.f. (28.1%) APPLICABLE REGULATIONS: �'3-�'��t: i.�;-:I,�'�..r������d�.r�s� Se�h�ck R�cz3se:��,�. ','�-�.�IIf�(3;:Ti�r Harur,�4��r�t�tr.� ��-'�:�: t.�ts of l�cs:cr*� (c) A lot of record located in any shoreland district, including the Shoreland Overlay district, RS Seasonal Recreational dist�ict,and any of the LR-Lalceshore Residential districts,that does not meet the requirements of this chapter for 1ot size or lot width shalE be subject ta the foflowing regulations: (1� A nonconforming single lot of recorc! may be allowed as a buifding site without variances from lot size and width requirements, provided that: a. All setback requirements can be met; b. A Type 1 sewage treatment system consistent with Minnesota Rules, chapter 7080,can be installed or the lot is connected to a public sewer; and c. The imperviaus surface coverage meets all hardcover location and square footage restrictions of this chapter and the total square footage of hardcover does not exceed 25 percent of the entire lot area. d. All other zoning district standards can be met. (3� A lot subject to either subsections 78-72(c)(1}or(2) remains subject to the hardcover restrictions of this chapter,as follows: a.Where the hardcover square footage allotment as calculated based on the assigned tier exceeds 25 percent of the entire lot area, hardcover sha{I be limited to 25 percent of the entire lot area. FILE#16-3811 March 17,2016 Page3of5 Goverr:i�g Reg�latior:s:Na::anc�(.�..�c.��-��?}. !n rev/ewing applicutions for variance, the Planning Commissivn shali consider ihe effect of the proposed variance upon the health,safety and welfare of the community,exrsting and anticiprrted tra�c conditions, light and air, danger of fire, risk to the public safety, ond the effect on values of property in the surrounding area. The P/anning Commission shal! consider recommending opprova!for variances from the litera!provisions of the Zaning Code i»instances where their strrcc enforcement would cause practicaJ difficulties because of circumstances unJque to the individua! property under considerution, and shall recommend approva! only when it is demonstraied that such actions will be In keeping with the spirir and intent of the Ororro Zoning Code. Economic considerations aione do not constitute practical difficulties. Practical difficulties also include but are nat limited to inadequate access to direct sunlight for solar energy systems. Variances shall be granted for earth-sheltered construction as defined in Minn. Stat. § 216C.06, subd. 2, when in harmony with this chapter. The board or the council may not permit as a variance any use that is not permitted under this cMapter for property in the zone where the affected person's land is located. The baard or council may permit as a variance the temporary use of a one-family dwelling as a two-family dwelling. According to MN §462.537 Subd. 6(2) variances shall only be permitted when (staff commentary in bold type): 1. The variance is in harmony with the general intent and purpose of the Ordinance. Single family residences are a permitted use within the LR-iC zoning dist�ict. 2. The variance is consistent with the comprehensive plan. The proposed resldential prtnclpa!structure is a residentlal use wfiich is consistent with the comprehensive plan guiding of this and surrounding properties for residential use. 3. The applicant establishes that there are practical difficulties a. The property owner proposes to use the property in a reasonable manner not permitted by the official controls; The property owner ls proposing to use the property in a reasonable manner but the size of the fot is below the minimum fot size standards of tfie Zoning Code. b. There are circumstances unique to the property not created by the Iandowner. The piight of the praperty owner is due to the extsting substandard fot size, whicfi is a result of the property being platted as part of the Navarre Heights subdlvislon in 1909,long before local zonin,g codes were in effed; and c. the variance will not alter the essential character of the locality. The Navarre Heights neighborhood consists of lots typicalty 50 feet in wldth and 130-145 feet In depth. Over time these lats heve been developed for indivldual homes singly or in combinattons of 2 or 3 lots together. In the opinion of staff, construdion of a single family residence on a single lot in thls nelghborhood wlll not be inconsistent with the character of the surrounding neighborhood. City Code 78-123 provides additional parameters within which a variance may be granted as follaws: 4. The special conditions applying to the structure or land in question are peculiar to such property or immediately acfjoining property. The lot slze and hardcever restrictions applying to this property are similar to those of other properties in the netghborhood, and there are many similar sized developed lots in the neighborhood. FILE#16-381'f � March 17,2016 Paye 4 of 5 5. The conditions do not apply generally to other lar►d or structures in the district in which the land is located. The standarcls applicable to this property apply to all ather property in the neighborhood; however, in order to be allawed the 35% hardcover that other deve[oped simllar-slzed lots are afforded,a varlance to [ot area and width is required. 6. The granting of the applicatian is necessary for the preservation and enjoyment of a substantial property right of the applicant. In the opinlon of staff,the property rights af the owner will be diminished if the variances are not granted, as the new resldence would nat be able to have the 3596 hardcover that neighboring sirnilar-sized lots are allowed. 7. The granting of the proposed variances will not in any way impair health, safety,comfort or morals, or in any other respect be cantrary to the intent of this chapter. Granting of the varlances wauld not impalr health, safety, comfort or morafs and would not be cantrary the intent of the zoning code. 8. The granting of such variance will not merely serve as a convenience to the applicant, but is necessary to alleviate demonstrable dlificulty. In the opinton of staff,granting of the variances will allevlate a practical dtfflculty by allowing the property to re�levelop under the same hardcover allowance as other simifar-sized developed lots in the neighborhood. The Commission may recommend and the Council may impose conditior.s in granting of variances. Any conditions imposed must be directl� related to and must bear a rough proportionality to the impact created by the variance. �Jo variance shall be gran�ed ar changed beyond the use permitted in this chapter in the dist�ict where such land is!ocated. Analysis: Lot Area and Width Varlances The Navarre Heights neighborhood consists of single family homes located on Lyric Avenue, Livingston Avenue and Crystal Place, between Shadywood Road and Blaine Avenue. In this neighborhood, 42 homes are on single lots; 22 homes are on double lots; 5 homes are on triple lots; and one home is on a combination of 4 lots. The applicanYs property has contained a single family residence for many decades. The ability to rebuild on the property in the same manner as other existing deveioped properties in the immediate neighborhood would be limited if the area and width variances are not granted. The applicanYs proposed site plan indicates all required LR- iC setbacks will be met, and the proposed hvuse is well under the 1500 s.f, rtructural coverage allowance for lots less than 10,000 s.f.in area. Two items worthy of note: the property abuts the City's Navarre playground, which is partially screened from this property by a row of arbor vitae along the west line of the park. Additionally, applicant's property cantains two mature oak trees (30" and 35"}which provide afternoon shade to the park. !t is hoped that one or both of these trees can be preserved during the demolition/rebuild process. Practical Diffculties Staten�ent Applicant has submitted a partial Practical Difficulties Documentation Form attached as Exhibit E, and should be asked for additiortal testimony regarding the application. Neighbor Comments As of this writing the City has received no written camments from neighboring property owners, although some neighbors have called or stopped in the office to review the plans. FILE#16-3811 March 17,2016 Page 5 of 5 Issues for Consideration 1. Daes the Planning Commission find that that the property owner proposes to use the property in a reasonable manner which is not permitted by an official control7 2. Does the Planning Gommission find that the variances, if granted, will not alter the essential character of the neighborhood? 3. If the Planning Commission concludes that the variances as requested are justified, does the Commission find it necessary to impose conditions in order to mitigate any impacts created by the granting of the variances7 4. Are there any other issues or concerns with this application? StafF Recommendation Staff recommends approval of the requested variances to lot area and lot width. If Planning Gommission determines that the practical difficulties test is met and the variances are justlfled, then a recommendation for approvai would be in order. � City of Orono ■ ■ ■ PC Exhibit q Variance Appiication �� Streef Address: Appllc�tion# � " �, 2750 Kelley Patkway 4�� O Orono,MN 55356 DBte ReCeived: Maln: 952-249-4600 Steff: � G fax 952-249-4616 Fee: ''� .1 � � Melling Add�as: I Escrow#8� 6v � ' � P.O.Box 66 $ �l � L~ Crystal Bay,MN 55323-0066 Perm�t�ee �x�s H°�� Notes: Please oamplete. Applicant will be not�ed within 15 days as to the status of the app�ication. Incomplete applications will not be plac d on Planning Commission Agendas. SITE LOCATION: 1 .�lt 7. !�3 -�,7? APPLICANT/AGENT INFORMATION: Applicant Name: Phone{Primary}: Applicant Email: Address: AppRicant is: Cantrac#or eowner Cit : Z�p. (Circle One) PROPERTY C}W ER INFORMATION: ❑ check here if prope owner is same as applicant Name: y�.,; • � �L� Phone(Primary}: -� Mailing Address: -7 Cit : � (s�-�ZIP: �. Email: APPLICANT/AGENT AND/OR OWNER: • Agrae to provide all Informatbn required or requested by ihe Planning Departmerrt, � Agree to pay addltiona! fees (staff time not covered in the original f6e payment}and/or consultant e�enses incurred tn review of this applicatbn,and • Certify that the information supplied is true and correct to the best af h{sJher know{edge. The appilcant and wvrser rscognlze that they are solefy respons;ble for submltttng a complete appllcation being aware that upon fatlure to do so,the s#aft has no altemative but to reject it untt!it is complete or to rscommend the request for denlal of the request regardless of Its potenttal merft. • Ackriowledge the Escrow qgreemerit is completed and signed. • The Owraer hereby acknowledges and agrees to this applicatlon and further authorizes reasonable entry onto the properly by City Staff,consuttants, agents, Commission and Councll Members for purposes of investigatlon and veriflcation of this request. � Owner andlor Applicant adcnowledge they must be present at all scheduled revfew meetings of the Planning Commission and Cauncif. If an applicanf and/or owner is unable to attend a schedu[ed meeting, please make arrangements to have an authorized representative attend in place af the appGcanUowner and advlse the City Planner assigned to your proJect. ApplicanUAgent Signature: Date: ApplicanUAgent Signature: Da#e: Property �wner Signature: Date: � � j� — � Property Owner Signatur Date: Varianca Applkx�tion—Janerary 2016 F G u I 0 ���6 �2 # 3 81 � � ��n o�o�oNo ��-3� � ��r'r c �, � ' CERTIFICATE UF SURVEY FOR: L4U/SE' �y(�DLQ�YV: , � • PC Exhibit S -- �o,oa -�- � �x�S�N� -5�,,�� ,' `I•1' r �,>. o.�eo � . 3a 'i0' t � 3� ' Ga�n��� ; -- -;— � � � : { , / ' � _ �. + .t o.ro..•; � ., 3 � � ��'1 � � I � � � ��'9� �� �` 289` Q M / � �t1 � �;� ���y/ � , � M �se � = + � �#38 �' � � lG2� / � / j I S�o �o.ro ''y �. .�- E2.3 / ,� 20.3 '% 1�t N i �3�4 ' , . / I!3` ; o..v ,�,�w6.d��: � h � �.� � �.EGA� pESCRIPTIflN: •� , �,� �r ; � , � N�i.� � s : � �a�' Z3� D�6LK 5� �a�arrC Keiyl� ti � "" �s �{cnncpin (oun�y� �inntsa�'q � � � �' " � ;i z g_ _ ' � ,.q• � £dqc • rood � • � -�.; o Denotes iron monumerct Proposed lowest iloor elev, f o Denotes offset stake Pro�osed top of foundation efev._ x 000.o Denotes existing elev. BENCFf MARK: (000.o} Osnotes P�oposed efev. . ----� Denotes stirface drainege . Proposed garage floor elev.= ����,j�� ��,� „��.� l hereby certify that this is a true and correct representation of a survey of File Np. � the boune3aries of the above descrfbed iand and oi the locativn oi alt buildings, , DEM�IRs-GABRIEL i# any, thereon, and alf visible encroachments, ii any, frorn or an said iand ��4 T�"'� LAND SUKVEYORS,INC. • Baok — Pac As surveyed b e thi �day i '-~ , jg��. 3030 Narbor Lane No. � iL�_�� �Plymouth MN 55441 , T Phone:(6t2)559-0908 � , Scale _: O�� � � � 1"�� 30 , Mirtn. Reg. o. • .. �_._..� v. ..v .v� • ��lC.Jf 972.7 rj0.0� 972.3 IX. NCE 72.4 �D IP - — PP 972.9 MPL I 2'� 9�' �� �`� ...... � � �. - EXISTf NG �• ` •• ••' � r- � GARAGE I `:`_::" "• %:�/ � /� 3.71 L��i�3 � m T/1 I r� • r�� 973.3 �' �� rr i 97 f0 � R��� �i ►71�N � ,. -,- „ ,. � � � � ;y :LEVATlON GARAGE �_:: � �=�= o • j u� } � F-- tn W :LEVAl'ION HOUSE � Q Fd- o ` � '" a � N � � � o � o VATION M � a � D � � � � Q E o � i.�n m (874.1 '-' � � � cri � o !ON o d„ � �, v��sa �T`� � � � � � Z � � � � � 974.1) ' � AREAS: r ^�� � 3 t�t.s� g ss.�� � 10. 5 � rn �,_. m o t� LOT AREA : 6,7 �5 SQ. F`�. � � � � � , �c�v� HOUSE AREA : I , I 94 5Q. Ff. � � ` , � "�� PQRCIi AI�A : 38 SQ_ FT. � N PR(APO,`�ED � � � a= ;pRp,��q� PA710 AREA : 80 5Q. FT. tg 4� NC�l�SE�� � �2.� ,n SIDEINALK AREA : 70 SQ. FT. e�a.z 11.08 s �.i A / aac s DRIVEWAY AI�A : 502 SQ. FT. _ �°S• g.09 � � TOTAL IMPERVIOUS AR�A : I ,884 SQ. FT. (28.(JG%) >r � m — � �17 EXISTING ��.3s � z°' m °�" dac sa X H�US� 974 �{y� � � — ' P6.3� loN soX NOTE: FJC1S71NG TOPOGRAPHY GENERATED FROM o � � � � ✓ g 972"6 I °' n�n��,�oox z H GARAGE N � (s�4. FIELD SHOTS TAKEN BY PROBE ENGINEERING 97y 2g � ( DROP-1C I a� ON 11-24-15. �-,s.� � �o.00 � C � m �z.00 � � oa NOTE:THlS SITE IS LOCATED IN TIER 3 OF THE �$� i �$73� (973.83} 9 •fi m �^ STORMWATER QUALITY OVERLAY DISTRICT. t��r- f ae / I a �-� :L�►our � �o�' � � E ��` 1 I °''o= NHOf.E � z 972.7 \ � p�n� )N POST i � 9� � � �11 J��.� ` ��� � (988.81 96b.8 '�'�� � ���ROCK CONST. FD IP REVISED 02-29-t6:REViSED DRl1/EWAY,SIDEWALKAND ADD PATIO. / ENTRANCE REVISE AREA CALCULA'fIONS FOR e�af Hn�""��5 968.56� PROPOSED VARIANCE APPLICAI'ION. 1 97� 49.8 $, � � med on this IoE N89°17'2 �IIU WATERMAIN pport the RE1/ISED 01-05-16: REViSED DRNEWAY,SIDEWALiC AND � ^p �, reyor. AREA CALCULATI�NS. ' � � y. Thissurvey R;g�p,pg I LYRIC AVENUE 5�,,�A,�� f REVISED 11-30-15:ADD PROPOSED GRADlNG CONTOURS, ____ � PC Exhfbit D �r------ , �. i � u ' C �: j..F------ \ � \� �� i �� ,� � ,� �� � ,� �n rn ;E--------- � : D � �� �I �n � ! r �� � �, � �----,�--- ,� y �i �i❑ _ -a ; , ; b O �! � ; z �i ° ,, ;a; ' � �r �� - _ :�-- � , � - - ��---- ,- � �o '� O - ' � o �� � � o � � � � � :) , rn � � � D �,, � _ rn � � � � � � r�i � 7a � � D ' � � � rn ST -� . .... � .. �: _ ,� � zoo � � ;' � o � ! � ,! � �[1 ii ➢ �------- � - � Z o -1 Z I:,� ' � i ; � ' � ' ❑ � ��i� ' ' ;�', � . O_ ; r + ! c s., �----_-- Kr�� ° I � � ,.�,� -�:. � �s�z � . �zo� z � W �--- , ;,. OO ��� ' ' ; �� �--� �' � !�' � � �r----�-- � � � i rn � i < �, � D C) ti � ❑ � �� �, z ''��� ` � � � O � rn �I��'I � � O D j z `a o � rn �, Z �---------- tn ��--------- , 3 �� b' _;Rr FIELDSTON� FAMILY i1�ME5 INC. F'"a'B'�F`:°; '—, � !� LOT I 23 t_IC 5 Inteilectu.l��_oerty or Fie�tc:ie fam��.y Nc-.ies.I�x.��DOA.i�_�RiGNTS r..C����q"'s'��C'3bny�: �'�P_�it: – F'a'�- d.te rnll F,e dor,e �', RfSERVED. 7r-�c�,�n draw�nac.wrl�nir. b��.:not AmiterJ b. ��tezt.Ac L.. " lD . - 9` :ccori.�g!o F.P.hi. — Fcindat✓.�: I Zh6 rcnc:�ns.� xx pl.e�.�:c g v�dri t e��elr.r,to.i �arra,igemcr.�.�t�-r af. ... Ctar%e Order Pd `U'EM--�; � �i� NAVARRE r,�'�,:hT5 �,9�r.,1 ccey��ontPd n�re.r 31s ownp,d b�fieldstnnr.Far �•tlon;>S.'�c. Thex, - � y � ':'. F�.nrsnen: :b'C r'iA�u�:3PC PfD[E..EP.O by fr�,k•al la�iagair.�«c+authonred�e�y�ny.o� 19-15 � Unhn�hed: 766 reproduct:on t:��an���or.eed pe��ais:,;d ei�'aUes. Li..�'HC63 I f En hc�ieowner'_".gn,�tu'e :o.o- i�r I e.r � � -------- � i � i i i ! r------� i i �-------------------------__ � . ' '----- � : I I I !v I t, .�... v L-- •+'-------------1 -�-------1 I oI -�� '�r-'----.__ ..------------------� � , . r----� �p I i i I �-- -------------- �..;�'.„'. � ' I E:-: -------------, ��Y..�_;. I �I i � _ I 1:-.��.�-.:. I 1 � _ � :.?S,-. i E i n, - , i ; i i ^-�"� i • i J � z�i ' � , ; r - , � i � � , �_z, � � i UIi ➢`k i , - i , , � i : , � "' i 'i r`���; i � � i �„� ;� i � s� 1 4 � � � 4• n-o D � �. � cr i I 1 _ ' r� � � � . � � 1 ---------------�- i� I � �� (���' I �� I I � � I I ���j I �----------------i � �' i u i i � i i ,i i � � i 1' � ��i i 'i ; -- i� i i i '� i �i i ; i i - i � I i i i _, � �i � I� I I 4 I i I i i ` - i i � � � i i i �� i,;� r� ��� ti ! �i I �,; , � ' � A�li� 4 r� ' � ' (Ni�� L_'_'_________ I . � I " ,�' ° I I I � - ----------� _ v _ ' .�i I,il `. � i > �I � I . ir.o� I I i-------- ---- ' � --� I I �� I• I 1 , i ; ` ,..,I� � F-; -� I I�, I ' LJ �P� � � I � ` a� � I �. - `I � I � I I _ , a ' n > � i 1 �31 2 g.�.. ��� i : j( { ` I I� - � 'J j I � � � rj L_-__J !� -_ _ _----� _______________�- ; I ° �._. _� I I � I '�� - -----------------------------------� � . G','� i6'-�i i n^ � .� �A-iJ � � � _7�� /� Tr1 � O � � .7.{ � � � O � � z o o m n 0 � � 0 G � �' �r.� FIELDS70NE FAMILY hOMES ING. F"''� '°""`—',— � �OT 23�LK° :�.+I rnangn.�Ce�above A�cen;: y+ � Ir:e!I�c:ual praperty cf Fieklstone�amtly yomes.Inc.C�2008.All WG1175 r. w Plan: di�w:lt bc'cJne ,T, ' RESEkVED. TYsse pk�rinwui-.s,ir�lud�y.ut not h�*rted tc.al;Ye.�t.oes�yn5, ���G� to;.F,ti. A � ' Fc noet.�n: i 2A6 ��endf�orcs.1Lr�r p.��.�lony r::th E�ae sci�on anD acangeme:::of tne�eof. are Cr.ange C der Pd�cy �n�EMBER NAVARRF'riF.ChSS enyin;.i copyr3hted matenai5 owne fi try FreldsYone Fam�.Iy Homes.hic. 7n�u - `�nshed: 1 830 �:,�;P,-��i.�are Fro[erGriJ by ferJeral',w z9a�st cnaothorv�d copym_.or �_-i�,; � UnF�.n� •::d� ?6P. -e��odactaon'vy uraut�cnzed Pe=�sons and er:it��es. � L.c.A GG63 i�64 n�me��,vne'`-�}r�ture . eJ•J. t-;,• � ' �.3 7 �� .vv:;.�t ' ..1,6' 3 ��k - I r--—— '_______ J .r`__,� I+ ' ' � � ' i � �f �II��IF� � TI fr„` r-_7T- ---------- I I I' I i �� 'I i�--��', � -/r li_ 4�� � .w � I n � IN ,I . I � I ��=;< i y _I- a� � � I- IB o ! 1' �-----_�� _� T � _I �-- �L------J� o�L � �:, - _ -- 'r . - -kT ` c,�C�� Q 7 ��i � � � �� '� �".�` f.�1 �/ '.-J i .-��� i �; .. � II��\ �_. / f � r i r �: ` 1� , --- �c,v I ,� ' � _ _ �� - i' : � : I� .:p ` I i. I• i .�,:` . F- � I I _4 � ` � . �� = L I 'h T� I � I ..3��.��r.��.: nD�Z �i � ti ~ � � ��r' � ��T i� - � ', � � qlZ� ! ` ' -� 4 ` � ��.�. � :-_'__ �- � J� II II_ ` C = - i�� ( i n i.� 11� I „ � - t ..I�� � - � - � . I � } � 4 z-a � ��� W O� � � � � � o C� -n -� R� o � � 0 o a C� rn O � � 70 r rn < rn r ; �r �� FI�LDSTONE FAMILY HOMES (NC. r'"'`"'°E,"'°` ,—'— �`r' A9 cY�r�o,es a'rter abnve Ayr.r��.t: �1' a LOT 23 BLK` Intellectaal-roce2v�f fiel.stane Part,; r�cntes,;nc.��°OOb.ALL RIG!fi5 .s Ftan_ Y dat�wd!t�e de,u -r. a ;.L'`>Et�VED. TheSe�ian d:aw�ng5.��^.'�ding�t nct�.r:ed te.ai'��.te.u,de��e�s. accard �to F.f.li, W �` =ou�.drt�on: �246 rerui��t�on<.floor F:n„abrg.with.re seied�or.:nd ar�-�igement ef lherecf�are � "h"�.�M:in�� 1 :1'vP'�.K�Y�cIGYIi� or�':!�y�1��nted materv',9 c..ned ty.,.�eldSCene Fart.�y Tiortrs,Inc. `he.=._<. Chan��OrOer�.o6c� - F��n��shed: i 830 mater�al�are prC,�cted by tederai!a�,-;�oa�nst�nr�ttrr.�d ccpy y.cr �9. � C reprcducnc��,i t�un:�tncr�xeu perscr:nd er,tries. Herr�ow-:r S�ynac�re ` Unsio r�r,: 76a Lic.k&'"631 164 ��-n• � cn• zz.r o'.,c � ��t� • �'n__ o-��. ' ' s��e.� : Fu•cT� � ' ' �c .._.�t.,�1 - ------ , - �� :•_L�'L\�'` �.U` � :, ----�1---i x �1.� O ±e: � � c i;�: >Y �. _ � ��.. ��, .., h� A 7 ¢ � ��� ��' ,�(�.� *Q �.-i i.� . P f .. \\ _ � jl � . .�_ :�,, - :S c ♦. e;,i_ —'l E; � '�� ii i L 'c - z� ;. �ii :� _ - ,� 5< <il � -� - ; c ,ii i n{D; � - _ _ I c� ' _ �11 � ;,h� �;c H 5�i - 11 � ''� I i 11 I r� . ; � .^�'�'-'.�'c.« w I ��� � ,r` �p-- � —'\, -_� 6� H I ���' .D: s �u .. �- f II � �� - _���- D :e' . -----�I---� �.: �7r� �F _ � :.�nw;[' ' p _.�.,� .Ip �-I I �� G Iti j r, :.-'=;'i� �! e` � , ; _ � � ,:u e "� : " i� - � i, L <' ��� � lP n S 5 i.. ., �O . _ ' •� y: �2 f ' ' �n ". r T _ _ , � -- h, f� H o �o� _ '7 ry _ , p�.� :� -•� r, I � ; , � �,�� � � �.Y.'�'.V � n t._': _.. , I z.r ; �-:• �, �:P, _ � ';.I r---i ,�v>>• rn �;�� �.a. •'z te� a' ,:rb� D. — - :�14 ..t:�t. �,.,�- `Tl r C7 � � r � r rn z �-g � � � z W � ...a e�� � D � L '� z � � ' � � � S � o c� � � � o c3 � z O a �T1 � O o' � < rn r �. � I F �I PIUej-nnt�r - ; „�;� F(ELDSTON� FAMILY F10ME5 �NC. — �� � LO?'L3 E'.K 5 Ap c.ae���, ' -eoo : A_e^:: . ir-..�:ctual Prr�:rt a P.P.l�istone Fart..ly Ylome�s,Ir..?J 20Cf5 4t: k:;�175 F�an: RF,S�'.'R'�"7. Ttu.�,r.p6 dqwny,, r-.�ing but wt hmit�to.ali 1..,Ll�:��.�� d2tP K:If t'P Pff1i; " `Q . 2LGnftl.�1_�f.l r,,..i{. FOI:;ILVt�O'1: �2�E 'P.^:ritAf�..f�fi���>I•�r��.ii�.e(�W�.iflY.!1C:'x:a..�'12�G..ff3l�,G�..'f1[. t-.Y.t:'-t:.'. .i�l. �V:i�Me�e 'p � . NAVARRE 11EIGr'8 or,_�aI rcr�..��ti '.e.G rttateria'�r,.inc�Iry Fu:l. to�r.Fa^�ly 7rnr�,Inr.. 7Y:se Ct:,nqe G�aer?o�.�icY O - Fmr�Y.:d: i 830 mzt.n.'-, �.t�p<cter.tr.d 7y.i.•:,,nl�.w �:rcst�n�ut„orac.i recy,ny.r. I?-i 5 � Unhmshed: 7e8 rcprod�..t�m by in.,��t'�on:ed F �.�..^ns;id<.ntit:R., uc.11G�631f64 nor m�.-S:yr.,ra,. ♦'t.f. 2a. ��.k. ��-h. IJ.�• ��T c - � � �. ,�k I e, a x: i � .p�0 c. �-= I � � `.�.,, ' I 'J i' s�a jr D � T - F, �� I q • � . � �" : S_ i> i � � � _` �� ` � �t :.� �" I - "_ � S yT' (� I I � �� �y I � . �� i�� r.r.-'--�"` � i " �c ` '�R�1 r�•"� I �" �_-�-;� � N�_: �'_ - ��° �� �r� �; � b i .�.� - L—J : I � i � L__'_' ' i . �� 1�,� :r� b ,. 1 � -.O � a- )C � . ` � Y - � ;p . ., � ; c-ic ..' ^� � �i � _ �I �3. .W. �..� ' P i�ii I I &- � clirt�, t��� _ � �I �z ,� .,,,�i � (4 _ + � � C„ � , I � :g � ..i�l� i �e I, J���"' � .i !-I� � v� � I '1 , � ji�-- IL'�3 N � Ik I�v`�I -' f 7. �� � ' r �� ( I` ' ' I I W � S � ._ inec i i� _ z-a��.c�r� I � -�• ;. �i.,-.� ,e,'� � �i�� � � i r.3� .r n.,�. � �.c. � � ' �° � � T'��'� o C"� � � � 0 o G � O a (Ti � � rn 0 � < rn r � � FIE�DSTONE FAMiLY 110MES INC. �ins1e1`'�F""`-='—'— LYRIC� �f j� iGT�� ��K�; Aii d inc�:s..'tr.�abnve - ,. 9 - lntel'.-�:�al p�roper:y o!�eeldslone Fartn:�htcTes.!<.C:20C1f5.�,LL 2V'Y!TS ... � .. P�n: c..ate w�ii be.u.cie � R.FSERVF.D. Tne��:p:�dra� .3•, nr.l�d�na b�..r.. .rt :ed co...�trr,t,d6.c . � '• p Found:�.Gon: ;24F rcad:t onl.� x�•pl: ..br.g H'`i tl�: r.IccLon snci t'r.yr.ment of Lhnrtc`.�srr. �cad�ny t .`�.�`1. �-��i_P�;�EP, n N :AVARRf t1FIG!iT5 ong�n.l r.o�yrv�ited rr�ter:als crxnea by F,i�stcx�Farr�;-i7orr.�-.!,'-c. ?hcse hsr��z L•der Poi�cy �'� - F r;reci. !630 m.tercls:re Drotected by fed.:rl lar.�ay: �5t�in�k�r¢e.d ce��+yry,nr i 9-I 5 � Q repraducwon by unaulhcraed persons ai�er�.�ues. - Ur!rir�h:.i: 768 Lr.F BC�31'�.64 iitm�..��nmer5�gnac�-e z 4 @>o � A �jF ° R o�����, '° i FA . . N �., �, �i ; ns � p� �� o � � y U� 2 F1 Y a � � � � .r•� ��=i s� `d� � �� � y �� �: � � I°.S o � � �A A ' �_ � .i �� V �) � p �' �R��'F � gi ��'� 'a �' ' dpa � � V, �� � i' y � s �•� �,�°, o u � � � s��'; �f N �I 'C �F1 n�JG�~ AU �j < � O Nt � A [ � � F� � � b. � y �'>S' .�e� nY � �i A '� � i � �'�`O�y ;S ���� p n i� � �� u �� 5 �V �" �R %�a i ii i _ :P��. E�j � � ,� ���° � �" $ g,; �,°C I ;� �k > I c � o � i` � � � ` '��_ �� � �R��_n � .y$ ��: I • r�� > �a • � ` ou_ �.: ^� � ! o y� � � �g � ( `c '� � � z� � ��. � k� P�o , � � 4� I i V I U J �� Y! �l! i` � ( � �_� � � } � ��� A O - ' y�� J/f �� � I V��i \ / / � 1 � ' ��g i 'j (:o �± ��� � L / u; � -_ ��� I _ oz n p� .. �', I �? o� �7x° �,,�yz��,; °L - J'. �'x�> drn�,s C � '° :» g�;- �� � ����. b �; a �g � � �<< � ZA �A�� h � R?,A - ._p �p�'' p�^ � �.9. n �� ��a i �7f, . � j: D A:P C T [i^F �, �.^ � �� 1 � ' � � � � � �y �.: �G(�x�s2 : AF!s. $ vl � U •O �T�,�1 (ApNZoT= ���. o`v ���� �� i�vi��4e�ii�s �nyY� � �z �� o e - � ��V d�Al�y VpOC o���� n�o��% � ;; � ` � �� <���� p�, g (�"' n' Z y� yre �° U6Up`.� �60' • � �3`��� 2 ���� "�2 �� �.O- c.o'r ��rn;a rn Rp *���N- �o,i� � x � � s�� ��;��; "[ � 1� ? �a A h W � O nO 4A(�}��_j (1 Cl -i � � liSAif_ lD�� � ny Qo6 - / „z "c: rG `= ���z, � C G� CA 3� ���� -,, x� r- � �--n ���;y C`�_ � � � � � � s� . m z � C o � m (� Q — Z � � � � 0 � � z o � � �a�q,���A .�.�oF� � � � � �Z���� $u A��� : r � ���°���� -������� m rn p z -2�,{�� ��s �m J� __�.�� � 7p rn ��TUr�, zN������ °'�^'no ; •; -ncn G . � ^1 �_.°�" '"�E�"�'�m � d : � 1 v i�^€i;'� ;s uxaps� � �� � 1 � z���~ L,V�.�-ip9��' � '�� � � � tni r��K � Q O � <re� J �U�Uo�- �� R :;3�� unn� <s o Z � � `tr:�;_+ �> A ~ . � , � R � ;.- _ . i= i � o� a 1 t./ � �t�� $ � �i S �„ - �^ FIELDSTONE FAMILY F10MES fNC. F'�'�,-'�t! ,— �rt�� N b LOT 23 BLK 5 P��cnnnges aker aba�e A�e.�.: y :: Inte"ectual orope`ty oF F�cldstone hr �Flc�,Inc.O 2008.ALL R161i75 date wfl be drnte P�an: � 3 � sccord�r•ta F.P.ti. � - RfS�.JED. FI?ex lan Or.ra� �.�r�ud„ but,wt I�mEe.i:�.�A test�desio,rK. �' fa.�ndctwn: I 246 ^u�di.,ur.flcor puns.akxtq w�kh khe xkeMn�r�arca;�gemsnt oi thercol. are ����.Po!icy �C f�P�� Gd � M NA�/ARR-FIEK�Ft15 org��I copyr�a!,:�.!r.�aEenals ow:�ed by F�tane Family tiorncs,Inc. Thex - Fin:sned: i H30 m.tcrals are prctected by iedertl�w aga�nst urtu�thonzeci copy�n?.or !9-�5 i7 reprod.�ct�.�i./:m- ::�or�zed Pusoro a-id entit�es. Ur��nnhed: 76tl ryo�eorru 9.yrtacure L�.�`P_�:3i iF',a � �ECEi�/�C� � $ � �, � � V Q _, ���� ? D ZQ16 ` _� ar�r o�oRotvo `! � T � � : _ =, � ��� �, ,., _ r -���_. ° �^ �, � � �x "° �+ ;}. •.1 �I! '.9M-.�If iA-: �� � � ♦ . � �.J : � P U _. . . _ . . �' � � �� V . .�..�_.�,�.�.iv���.,w. ,� �� �i; _ 1-Ms�r�'iV_y_A �V -��u i-TA�VrT(E�[NTCrJ"��Jf.�Y Vp;,i� .'I'_.I'nrJ. .�.�:1T.� :J�I.��.AV:.0('i":•t. U Y'�AI.INC�.IIi_I'�,4lflii:A V[ � �A � .T� �lF:'RR�.AMIYH��'.7A1[i � ��� , �-- �-.�--�-_._.- � e � ���� �- U �y�s �� :�cr+h.i_i•., . -q�.w;'• w �mu:rr�:.�tri��• •-rs�. rr � °� p � - $ tP:w�f�.J�.`,��,•��•IF Q 1% � �::GP.� I:AI'f��� .Nfrr. <. N C 0 T C I, , � � � E W t R�! � C yl '� � —�� �'�? � � R (1 Y1 �y �� - - - z �D���!� � ��`�9 h� GA �,— . —� �"_y � q �:�_ a�cw.a iwe i DROP ED � g -;y .'�� u � ��``'`s�4 o.c�•�c� PIATE Fi IGHT � '�^ g'3 .°°�: u � � it ' V u � �� a � ����{9a��� Fl � 9 Z U-�w C�n+ su•r�n.c�o�wR teo ee •� , sr'�T:xR t ru_,3rca+ Q C y ��;+ ��c -arr rws��nm eorra.�o� H k` 9'k�'`� a � � _ 9TR..GER a g �.� r�m _ 4.�iuDl.tA��YR��i:tKS -�__ —.`. . �.-=�—r�..�..—s--.— ..� Q �p p V , l9 �•a�, � 9� � 5 y� � ._ . �. w,r,rw- cru.c�..:k �_ w 1 ? v. � c �cw^�o..�in 1'r� a� u .,. . . . :Lrt•. �i��r,�i.�R;.. � �� .L. �'� �� .3 . . ,f.��� :., � .. .. :'u_Ii.M: ..I:A��,' :.4t E .�.•�A� 'Au Y... � 1{:��G�'{ iRG -X::,I"�..A'... �.l �4.I� _ '��A ... ,ir . . . I-�M i V.�:. ,;�.i _.. .. .� .. , . u^�Xaw i �n,.0 Ul �4 f d(A...� � " , ' A ...�,.I... � � +� r_ rv-..ru:�-�vr �.c u..,.:n.��.n a , � �' sJN�.onaG>>rt'�.a'A�.cMn� N . a i.^.r t .y�ruc. �... y � ',i�Mll"I�'11.Y.R Y.�P�.:11:.. •.�..T IN1;:':l::kl ; r;I,u (� Q JPn� .M[RMr�� . y�,�s Lri��. �f C.. ,.I6C'�[% 1 7 Z ':�H AM'i C.Iv T�7'J'i'f�•=. E.iM'A���.:YI24�1�.:....J n'P Y".'CLC�E 4A�1 � R�.: :I':V Nf iDS.'.�`v PLAN T� BE BU � LT WITh 20 I 5 ��`'�T`"�n`µ���m�."��` � N C�n � � n M N ENERGY Ai�D RESI DENTIAL � � � � � � � BU l LDI NG CODE � � ° �� � s���: „4•�: -a� � � ���sq Fc: � � � SECTIONS � � r" R� � D _ � n l � � . '. � 1 �;, � 4; ' rn ' rn Y� : _ ,' �l � � ,. ri � � z = �£� � � �4;� t. � � t � �^ � I ` ' � ^� 1! _ I l z '' _ F �� . � � l � S�� ..� �'� C �{ S . Z C3� { � rn =� . - �i¢� �:: � D ���, ?I t � , i {� r� ";t "' � rn . � . s �,�� z � . OOy rn r oD � � rn � � ��I. � � � � rn �� � o � _ �. � � v/ � �Y z y s � n � �_o _ ; D r �:� _ � � � o° rnD � . � � D I z �; rn W � � � � � V' D ' D �^�-��`,t: � D � _ ^}' ��� � ' 1' •, . �� R � �. � p m ((� � y �.. V� �� _ ..�� � •� N . N �_ � y'�I U . .........._...� ; �S �� in� O � s =; � -n � C ° � i; �� � Q � � + z � � � _.._._. �-- " Z -' C � U �V!1__ O �� _ '���ti y^z�.�°-�y 3�J� �D C C � �u_ � N FIELDSTONE �AM(LY t10ME5 INC. `"�`f'�'""'—'—'— LYfi� 9 R i.OT 23 BLK`_'� Intelkctual prcoerty C!Fielo'sbcne Famy Hcma,Irv:.�2COb.ALL R!GNTS �I r.Yanyes W�e^ahove A;c.r�h - ��n: date w��ll be done � — RF5`RVEO. ?he�e p�:.n dr.vnnys,inc'�,;dmo b��k not Im�ted t�,?fl teet.ces�.gns, accordin,;.a F.F.h. � Po;;ndatan: �.24E renditroru:fbc'���r,...Icng with tne seiect�on�rd ar^ang..rr-nt o`trirre�, are Cna�ge Order Pdicy NC'.•EN1CiER � _ NAVAR[;E NE�.Gr75 ncgnai coP�r.gY:eo mate.n;s a�med ty Pmloscone f�m�'���crrr.s,Inc. 7b�e Fin�:hxd: i t�3C n,:ttn.'�a�e�ro.e:'eo by federel'a�:....rcnC uvuthonzed cep,�.rq,a� �9-i 5 O reProd��ck�D�:by�T�auihonzed persons and enCde�. - Unfin:sned: 756 ryon�so��-x�,`.'�i nat���. L�,c.A�[3C63 i i 6A 9 � � , ''��''''��}}I''_55"" i �I /p C . o -� i � �� I -- � e � � I � i II � ( � � I d : �- � � � ; j� � y ;, 4 .�� _ a � � , � a � _ , __ �..:_._ .�, :,.,:: —�l' ,�y o� ----------- �y �I � 1 I I � `�' � � ♦ � I 1 " 1 � 1 1 -i� I , �� I �1_ , ,�� �� � �W � � � �_ _________� ., � ; �_ _ , � � —_.�--_ � � � nr�.�-,+� � —A i .. F �I1;�� i� V �_�_�y� M 1 � I� K � 1j y �7�Ir ��� , ��i�� � J� jii�ae�a.ed� t ��`��'�r�]�_-�! �L----=_J� ------ //, { , , � I `\ i � � � �I❑ � �J � �I � 1 i � � � � � ��� � i ° �' `� ! ( �� � .� � �� � n� o � � �I � � � rv '� " rn � � �'� � D 0 � r I 3 � ��� FIELDSTONE FAMILY t10ME5 INC. `'^''t."`P""t—`—'— A F' lO�f 23 BLK S Iritellectwl pro�xY.y oF F���s{nr�e FarR'y Nc.�ne5.In�_.m 20C�.ALL fL'�FI75 An cF�anyes afte�obove Age.r.t: �an: 0 1c� P�be don^ RF9ERVFD. ihrx p�ar dr,c�ings,;rcWdmg bu's not���mt-�to, ��tr.vt,ae eiyn5, ;,�,,��,��r�a to f.F.tt � � Fo��ulatwn: 1 2A6 rEnd�tiorrs.flaor���ro,slong witn lt�e lelection and arnngemenk oi kherc.oF, are NOVfJiAEfE; . NAVARRE MEIGh'S o;�,-.in.'.cc�yrr,�ied r�terW-�owne.d by FielosWne Fam;;r�nm�.3,Inc. Tnr.ee Cr�n.�e U:oe�`.o'��cy F n;�+r�: �:C3n m.te-a�.���•e FroleGed by iedcr�l w agd�r.st��muCYonzed copyir;.or ��9-!5 C� reprod�ct�on by�nwthonrrd Pe.�^-,ons�nd en��iaes. !icxn-owrrr,. n._-ture Unhn�.��ed: 7S6 L:c-e eG63 i !6A `'wJ �'C Exhil�it� PRACTICAL DIFFICULTtES DOCUMENTATION FORM This farm is a required submittaf for ALL variance appiications. An applica#ion wili not be considered complete or placed on any meeting agendas until this form is complete and submitted to the City. Minnesota State Statutes Sectlon 462.357, Subdivision 6(2) requires that practical difficufties be demonstrated in arder for a variance to be granted. The difficufties must be unigue to the property as variances run with the land and not the land owner. Personal and economic situefions are not considered valid practical difl�culties. In order for an application to be heard by the Planning Commission and City Council practfcal difficultfes having merit must be demonstrated. HOW DO [ PROVE A PRAC7lCAL DIFFfCULTY7 This form has 12 points outlining the basis City staff uses to determine if practical difficulties exist and how the variance wili affect the surrounding community. To prove practical difficulties, address all the relevani pairrts Ifsted below and answer them as clsarly as possible. Since you are requesting the code exception, you have the burden of proving that the variance is JustEfied. The fnformatEon the Clty 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 the twelve praciical d'rff'iculties crlterla as they re/afe to the request, if they do nof apply, wrife N/A in the space provided: 1. "The property owner proposes to use the property in a reasonable manner not permitted by the Zoning Chapter." 2. "T e plight o#the landowner is due o circumstances u �que to his property not created by the landawner." �^�.F��v !+Oir ^Go�rvY-.'vr �i� . . _ 3. "The variaf/LCe, if granted, will not a ter the essential fharacter of the locality." .C- �10N�-t l4� � a� oi.Sh G r�%�Lr �C S^i'`i.1 n.are u�.e / _ 7 4. "Economic considerations alone do not canstitute practical difflcuit[es If reasonable use for the property exists under the terms of the Zoning Chapter." 5. "Practica! difficulties include, but are not limited to, inadequate access to direct sunlight for solar energy systems. Variances shall be granted for earth sheltered ccrostruction as defined in MinrEesota StaEutes, Sectfon 116J.06, Subd.2 wh n in harmon with this Chapter.° r 4� 1' vG r�l.v ^�br� • r✓ e v 6. "The Board of Appeals and Adjustments or the Council may not permit as a variance any use that is not allowed under this Chapter for property in the zone where the affected person's land is located." ��1��..tl'u�� � ��� , ozo�s Padcet L.asl Updated.� January 2015 P�'6 „1� ?, � � � CIT1'OF ORONO ,�i. Gi�y of C3rano PC Exhibit F �on�o Hardcvver C�Iculat�on ►�.lorksheef ^�` x� Property Address: J7� � }/l2iG /�(lE�� f� � , . c `'k=Haa� Prepared by: �� -T�. � Date: //-30-/� i r�t=f Stortnvsrater Quality Overlay District Tier:{Circle ane) Tier 1 Tier 2 Tier 3 Tier 4 Tier 5 Step '{: EXISTING HARDCOVER In fhe foifQwing table iden#if�r all it�ms of existing hardc�ver on t13e prap�rty, keyed by letter to eertificate of Survey{survey must accompa�y this form). Use as many{ines as necessary to aceurately depict existing hardcover status of the property. Fc►r Tier'I propertie�, id�ntify any fieatures i�y let#er which are s�fif at the 75' setbacic line and caicu[ate hardcover square footage seFtarately for each portion. Key to Hardaovet Item{Describej Length x�dth T°�� Surve S uare Feet {Example �Garage) {z4�x 3a�� ��2o s.�.> A b � 2.c� S.F. B �N'T T"�p - ,GiG / S.F. � � c S.F. D S.F. E S:F. F S.F. G S.F. � 5.F. [ S.F. � S.F. � S.F. � S.F. M S.F. N S.F. 0 _ S.F. P S.F. � S.F. R S.F. S S.F. T S.F. � S.F. i V S.F. W S.F. X S.F. Y ----- - S.F. Z . S.F. 'E- Tota! Existin Hardcover Z, �,�. Excludable Hardcover See Ci Cade Sec 78-1684: D G C t �ao Sa.F7.. S.F. ' S.F. S.F. ' S.F. S.F. 2 Tota1 Exc�udab{e Hardcover 5.�, 3 Net Existin Hardcover Su6tract line 2 from line 1 $ S.F. 4 Tota!Lot Area S.F. Existing Hardcovet Percenta�� [(3)=(4)j _ ��,+� % {Proposed Hardcover ne�page) RECEIVED Packet Last Updated: January 2015 This Is an Infonnatlon packet regartiing Herdcover. Every ett`ort has been made to ensure the accuracy of the information contalned hareln;bowever,if ar�rrjt���I��� not cons)stent wlth provisions oP the City Code,the Code pravislons wr ak1 Page 16 CI7Y OF 4RON0 City of Orono �oko �-�ardcover Calcuiation ��or�she��� �l, Property Address: .��3� ���-�� �.Y�jVU� V ' ' � `'r s�a�` Prepared by: �6.�--��� Date: D Z-2g-16. Stormwater Qualfty Overlay District Tier: (�ircle orie) Tier 1 Tisr Tier 3 ier 4 Tier 5 Step Z:PROPa3ED HARDCOVER In the following table, identifjr a{I items of proposed harcicvver on the properfy, keyed by letter to Certificate of Su�ey (survey must acComp�ny this farm). tn�fude all existin� hardcover items that are lntended to remaln, as well as all proposed hardcover items #hat will be added. Use as many lines as neces5ary to accuratefy depict proposed hardcover status of the property. For Tier 1 properties, identify any features by fef#er which are spEi# at the T5' setbaak line and calcula#e hardCover square foo#age se aratel for each ortion. Key to Hztrdcover Item(Da6�'Ibe) Leri�th x Wid#h Total Surve Square Feet 4'x 30' Q�.�. A D C l S.F. 8 � S.F. � � O S.F. d D £!d S.F. E �! �- b S.F. � S.F. G S.F. K _ _ _ S.F. � S.F. � S.F. K S.F. � S.�. � S.F. N S.F. � S.F. P S.F. a S.F. R S.F. S 5.F. T S.F. � S.F. V S.F. w S.F. X S.F. Y S.F. z S.F. 1 Total P Hardcflver $ S_F. Ex udab{e Hard4aver ee C Code Sec 78-1864: S_F. S.F. S.F. S.F. S.F. 2 Total E.�cdudable Nardwver S.F. 3 Net Pro ed Hardoover Subtract line 2 from lir►e 1 g,�, 4 Toial Lot Area g,�, Proposed Hardcover P�centage I(3�+(4)] �.Qb % RECEIVED This is an infamsifon pedcet regarding Hardcover, Every efl`wt has been made to lnstrre the accuracy of the fnformeGon cont�l�aG u 3 2��� herefi;however,rf any irtfomrallon Is not conslst�rrt w/th provlslav�s of the CrTy Code.the Code provislons wNl p�veil. ���9 CITY OF ORONO �C �� ,,, .�. ..-,.: ,�r,,. . ,.- . � �- y �, �. � _ �� � '� / �;" ' ' ��. A ._ •� � -_ ,; : .._._-.1--�'"'� � PC Exhibit p =�--� _ " � �-�;`T'"` '-�l�>. � - •'ti, � , ��• 'tt�1�'`'���; � � :� � '' ,A,�E1�r��'���` ��'. `�' , , . . '*'„�''�` �..: ._� . . , . , } � . _ . � , i _ .. .�r .. . ', ,--� . . � � � �- � cR�s�.a���c ��. � , , � �� . _ , _ . •� '. . , . ; � � : . .�.� �'" � ,; i . ��_ �. _ � -- - 4 � , ��. ,I M ' ` " ''k ( •p ; 1 1 x �.� � 'l �., � � _ � � .,. jT �`�,. � r 1 � _,�`-� r. ` .�Y _�r.�*i..I, ' W';„�r..�' I �,�. � t r '1 X. Yr g / Yr;. �� � � .i I �j�- • �t %"""� �� �t� ��� .j. � "�'� : �,� ��y�`�t�'� ��� ":� -,�S��'� � ,, . � u•,, ..��i , ;s 1. 1` �� �J , � ' � —�, , - . I�i ' `���. ,��' .- 4r•¢/�3 `�� �+ �� r� ` �`7� ���\ .. ��•N ._ ..� , .� , � � �. � �. t__ - �, ..... ,- �, . : `,� ,. .� ���� � , _� ,�.� ,� ; . -� �.� . = ::�� , � � . �� � �� �, ��:- :�� .�: � �a ��, .�� . �.:��, � � , - {.�� �r' '' ''�'� t , :�'�,` ;�= ��� ,'�� • '� ��LF�-._.�.'` R �' r� i � ,�, � � � �,v ,. �.�, . , �- .��y� � r ; �. �. - .�. �� . � � . .�� � � � . y � �� °.� 1ili._ � ♦� -/` J_J�. . ,�� , j . (. .y� ' Y �r K':. � ._ , -�_.�.�..LI C�II iI��TON A1/F -� '� y,� . "` �` ��I• . ; —�r�. � N . , _ ,�y � � � , � 4 �• � � Y . '� �• � a .�' � (`` '�� ' , � "� � � �: i �+ � � ` � � [� ��..-" .it �+� '► V�'' � � � ���. � �. - .. - � '! f y�,�j �—'r� � �f , 1 . �"` � �{r.�� ���Ir`Q�,'p � � � I ¢j�" �1 ry+. �` r . � �.' s'i '41 •,��.� f� "`. i k�� t . � � +, . ..� K .-�. . � . I � �t: q. .c�� .+� � � -�-- -� _ ,... � ' '� � - r 4 -� t �'' , ��,' `- ,r � �' ,� � 1 ' ' �¢,� -.. �- � '`�' !' � e � � 1 /�h�4 , �� >�.r �� - �` �� �' ��' ! , ' �. -..r � � ,. - yi �---��--� ..`� �� �. ��:� � r� ; � {�� c�� � � 1 � R, ' },r t � � ' 'r� I1t� � 8 , _ :� J � � � � i . � '�.� '�:. iS� ?, .. � ' .r � .. �- ' •„: LYR AVE �� �, r X— 1�*" �� � _ � ���� ��--::.:,�-_._�; - , � �r � � �i',,�, � � - ��, � _ � r ` - . -� �t��- I"� �� � j. �i '�"a � ''' �,. � � ` � . , � M F�''^,?'n � r�` � '; ��r� �i � I �� � � �{^ =''' � ��� �.� � �R� .a f '; .� g 1M �4 � � P-r� �.. � . L � .}�,R. r_ _. -l�r� ,�c� i; r-��-w f � � � a ' � __kt� \ ��r �a�;i ; rp�r �J � '_ " . `a � '" I r � •G ; . . � �— '_� .tl C , �� ��~� �� _ �: J P � ` {'- +�i�t, '• � � ..r { � � + ^i�� ` 1� � � 'i• � � _ �°� ► . �� . � ( �'�� �!`.� "R I�i, , � +!� r . ' '-_ �'..�. , '1 F_. - ,r�. � i, . � C!rT'. . 'as ' • .,�_' ,. �SHOREtlNE DR .�,.. �. ..�.� _ � �:'�.T',�'""` , . '� �— � -.!. ; Q '�'... t;. � ' '�'' � � �" .� .. , , � t "� +� �� � 1 ��.,-�—. . . . .. . �� . �[ �f� � - RT _.t �� � � .. '�� � 1�� .� �� ' � J�; r .. .. - - ' ' � _�� �,T �� U;i + , i�l_:. ..-----���. - 9f�,f..'� e0 149 Feet ���0 ` �� I11 '\ � I � V� '" � G/ pydd�a; �"�F,!-cY:OQ'�' Tli�.wiq Y�tllhr�I�If'�m'd�d�MD wr� _____ i111w1�Ild�110[�RI�m a S�d N OM.T� dI�W���m11��L0�O�1lCp��/p���41d b01M MI YYM11a dy�OD{�IW�Ntd wt!CRkll�Y1d otiQ �OVaM�lh!Nr I�IOWII���J 6D W{YW 1ar rdw�a prPe�ad/.The CttY e!Go1a Y not rayau6k/er�y hf�mnd�t I�ru�mM�YNd O Bdton&Menk,Inc-Web OLS 8/17/2016 2A1 PM •� y • _ .r t��j .. I .. ��I ,I�� ,'"'� j �/\� � I l �rmy ' 1 � •�� � - . ,� � A �i . � � � �,�,:; i�' � a . i ro d . `� � ' � �� � ti� ���, ti� ..i��. ,�, n4• P4 ! A :^ � . i; � i I��`� y-:, , �{ .. � -� ♦ "'t �t 7 W j x}� 'M� O ( ' •1�,, � � ` � , . `�. Y�r�` � i � v L�k... � �.� LR � �a�. . �.� � � . �T. �� +^ 'a�� 5 dY� _ ^_ � t ��r��.� ,. � V � � . t � r..r�� .�. � ..�'f, r. ( � 1 '� '�'� �P� P /� � �� V '~� '� �'` ,� cJl � .-.��� N �ry� �� �� $ �. � Fx ' �"- ��w'e� • f.,; 5�r �� • � 4 "�'� �+I� '�, ! ' � ? � ,�r • � . , yl� . ,� t, � „' � LL � X # y `, ` t �: ,�.�.^ 'f,. 5 ` ,�, �� �i �l7 �[ '" .,., _l.� Y ��+�� A' � f:y� ' i 'Sk'�`� '-.. 1 �. �a �_ "'� .s+, . ?IE s, `�� ''o �� ti. i _�' A*�t��. '; .,��,��� . w�` '' � ti� _ '`�'. . .� .° , �� � � 7+ ��� r"', � �.-� r ._ , •a.,� �., ;ti . ��� .t . ��. �'i"1`'� "S a. ��.�t, ,� � � # }�'`�° w'�L. '1 �'��,� � � !�.,�•,� " � r` "`1_ ��� •�, �:r r ls L.�� ..er�' 'r .4. � ,�- •� ,,4 ; ".�'�� ,�,,'"�.` . �' -� • . . � � � ''�� , � �t�• r : : :� y. � _'�3 r,�.....� �-r.��'� �"" w�. - �.'t`, '.t��g�a �♦ *� : � `� ;'!�. .�`r.. y �, � �� { �i�i4� �"�« `t, . _ ; � �'` ,�� . , ,y� r' �; �, � •r, �t _ �: � :. } � il�r�4 Ir � • ��.. � . . ,�,�q 1 r+. _�. �� . �- .,d; �.. , ',"'�. ` � A y �� ; ���aa`j, � ' � s � ���4 �f�� 'A ..r _�1x. .� �`i 1 �� - � �l y� / � • �T~�. * •.�t �I .�„�� s x* � �..� �� fYl.a • �, a 3 �I �� t�' �r�,.,�:� �� �, ♦:(•.r. �+ ' �N�iy .-� �' • ��"a-� . . t I � y �r � , � ` i 'n� ' - � �. �i,'�' .. � . . s �'� � '�a� S. ` ` , •.�s �`.� ; .r�,��,4 �- � �.�. �' �r:1�.��'�'" _.,.�:'?��..."�'��..'�_�r _ X� ♦ �� .+� '�� � � •' �, `7y��,�,� ♦• p�, � . . ; y " r �„�• 'X"� e�c4�.`. � x� ,������ A; �, sqtS�.; /. '�.:� r c ,pt�.�•. .R- j . y�',�'� .,;,� ��' . ..T'+('�+ j�i �� '� ` �'� � �. p, � ,� �_ L i� .�•1v �� +y� � �, ��� I �y. 1\. .�� �� { ' , ��•'�r�� { • .� �.? "� , ���4..�� 1� _�� ; h-�'� '�� , . 'Y�,�����e 'y�. �#, ' '` =� � " � . v-�r-• � #�' �' ,� , t � ' � �. ` -�,� �'"��y- �. 1. 4uA1 4: w �a �f. +��.� 7!� .,��� �'�Et ,, ��_ -, ��� r;, r�: ,�'�r �' #i� rr+��.*:^ �7�����. �r��, 1S� .. �_����L . �:�� �� .N� + R� �+; i �V y; .�, .rty` �', _yr� T� .�1 1 � ��.� _ R�� . ; , � � : i :. �,K',�t l:., !e � �.s * , '`• i c � t� �i � :�. 4� � �: � � � • ' .�� , . . i � '.��s'L,,, '�s� -�'�' '�-z, � c��++� "`',g.y ` ': t�', 1 -. � � ��r.' ��w ijj �b' ��:i-�j ,•y. K.���"'�•i r . +��- F• °ar}�k��� . ♦ � 'XK �s "° _ '. .., , _ { _ ^'' {{{���... "'•,. '' ��1.. �T�j. .�r. 4'�; d��-�� :'`"�_�_. y �r}t',�•'ri �.�. a G r� � .� � , 'C '���� � .�i I'#.�� �S � � �} J 1-s �. '• J. ' k�-t " `• � t`���y'�,�,�' ��'..�,a'� '���Ia�F��� � ��. �'��;. ~��� 1' tr : _ �m�ty#F� �'�'� �t� � �4� . �.+�„�f �•'�, * v�.�` ''yr. �� 't�� '� a Y z���,Q :`+� � �. � -,T, it �' �. !� ' ",r,,� ` �.�+ - ++ `. i, .. '•• ., �`y.,ti��� �.s� '�i �}f!�i . �P'.'�*�� •� �.GI.�;,.M. �� � + .y• r�'� � � .` e .,�-,��� � Y �, . �'� � - Y �. ��. . � �'x�,�} "# �.'_ � ''``�`' �� `� � y�'_ � �. �� '� �• '� ',�`, y, '"�� ��~_- 3 E t "! � � � -�' cs^ '� .� � ' � � ��. �� �.., '- a�`t � '„`` i,` � � t r.. ,;. y/ )T �' t �'� J�- �' � / s�r � •`�� `1�" � � :'�, f. A � .� .; r` i� �� r� . � .�, . �` �,�; ,,:� Q :�.s. �_ , ;� ;; t . c. • • :d'�,' ,�• �t'.g? �'�.t'� ' ' `' W �..,�,� .i,� •r .r• �7�.••�'1-. ,�i�� +, �' r. �.�,r + � �� �1�� T� � . ^�� .�.•9 �-*, � �.r �'�� '/. y ��, � � ~� .'w t� 4ti- �� 1� �/1 �� I '� ei.i(.�.�q�'i' 'r"�� �"• .�}t �� �Li�.�`• '�': Z]�� �4� ,• )-�4 � .` �.�?6'�, ��. 'S��' � '� S11 . T' 4 � +�A;��• t � b,�l' '���1\ �� �,�� V `,• .� �;* �� R M� �� �� ������ • t,�},,��.'� s . • ( 1 �� i p r� r�.��.��"� ���� � • � ',f� 3 r .�+� •�""-,�sr-y ,� �3 t. �y. ��?��1 � � �1&� � y:°� h ! ' '' s'�'� �. ]� � .+�ti�'w, �w� $ ''�'�► � *t� : .G::i � a' �py � �,y. �•- ,f '4 1�n� - ' /� �^t�._ �t� 9.,Y��.y . ���p� T '���� 1� � ,.kr, ` ���� �#�_ `�: , '��I+3. M`� �„�, .� ��� y .�`�'' ', .. �� �� �";f' _"� • , �;, mc�t r �+�`� .t` �: � + ��, ..�. wo'.;•. �.( ' �y" , .' I � • 1 • r, 7�y..� 's`. � �� ` �a T�� �� :� ��;�,�+ ,, �T:� ��•;���'�"� ���t'�,z�i;� .. �+� .a , ' ' 7 s. ri°�r , � . � ' �rf . /.� r � t� . � . . . f:�" :�. � ..� � ��}�'I� , 'i1/1_.,� •tir.{ ..�„-.. w �� ` '�' �� ���w/�"1��r�f,�' � BX�� d.!�5..� `'•� � �� '1 ! � ' : �y. �,y 1 '�► �'i��v'" � {� `r $ y' �d':�'•. � � �` `#�� _.#f �•wG .. r •, ?; . � "`� - t ' ��`��� �.,� i�'`1 i ,r�r', ��de�y,';�*�4 'r °it ` "�.► � . -� ,-, . ''�''` � t . � a ' �; �,.� � s�.� �'. ,3' �` �Y ' ` � �, , a 31 �� � �� ' ��-�� h� ������� +� � ��' � S� ��pr rn � � i.Ae �:; � � �� }'�I� ,y�,� •� �'ti� I }• * � �� � � �, Mr �g • a :� Y�1 R+. -.,'7l��e7.;' � ,w `� i 6' +�t A � . � �`_ � .j � . .. j ��r r,�--� .=� � ;� � � .� ,�� �� � �:�,. ' �: �, � - �.���;��' . � �� j �.��- �����. �r ' . � ,r. e.-� 1� � ♦�"'' � r r . ��t , • • % �-:�� •^ �,; T�,K . � .� ��ie�� 8 �.'�1� I► y� \,,��yy�� q s� w � � ��4�}�. ���/r� y '�..� �.. . . - ` ^ y .m� �� N� i , rf � it p � �. r. �n �/� �1 ..� � q � 4k b '�f • � � � � �� _ 'i�p"�� jr'� ' '�; � _„�ry�± ` ,��`� .a � � f �� �� �` ` �' . �j � `�'�,� �` � � f . � ' $r _ .a w,��i.m��' � � -' . � .� .n� , � ' (}]� aM. �d� ���p' �� '`T t +'�y �� �+�� '�e j�� � � �+ � t. �Nf ! �e$� �� �l q° r.. ��' , � . ` �(., _.x wr� .. :+ i Y * ,' � t�rr ����' � � R:. � .� � .Y s �a; ��'��,� � �� � �`� � a��� �4;*`�•��� �_'c%� • =x�� k �,. t _'� ""�'." �",� .�^�..uP! ,� S� � � *'�w� �: ":� +ex�. � �w^'^.,a;,�3+ � ���` � $�,�, ,♦ �'���; ;�,�yb+ � �1', �y� ' '� e`� .�� �,�r ' �'� , , [� ` ` ��w 1 � ��,�:.�� ��� ��?�� �. � �� 4� }t� �`.. . V �� , t � a- ����� . y . .. � � ,ti " �f�^ . ����� �' � �t.; ?�" �l ������ � '� �;' �s ��k �',.,. iR.�i 4 4 '�'I s i � y,` • �' �:��• �� "� , ,i. s . p� , <+�» �o��"�l �. r t� ' �� � , ��£ .. � , y �� ��. #• . � '`.�. i i � ; �! . ., ��y� � S�` '" °� ; - �.. :�, , �,,;� �,�.'� *, � . " .*,.�� ,� ; _ . °� . ` � , - �°+s . " '�_ ����, � ' � . ��^- .�� � � X.. `� , � �'""„�,�-� . � ' � .\ '�'- _ ' �� �. � �,� � � 4 m� •� --"Ii; �a. �' � '� . �.� ��c�-� . rr �.��' - � . •� �` g ¢ '�j �+a'' ' � � j•� > , . •• yi + � � r.. {� .��; "..�r�;:� r�! , ,j .�.� � ''�` �� p '. � � � -���. " _� �� � � � .�'�'�� � `_ i � ' ����+�,+ y'�� t� ✓4a • • � � "�+., f ' ' _,..-..� � ,��. :. .... .k . ... . . ._,... y�[ :� . a , . . �" ��.+.v.. .y�,,. , � . �,��y�r' ' - � � '..:.r---� ,� ; �.. s� � � , ���,�'� �� ! .s+ :��.` � ..� �'� ' „� �� ;� �'� �'� ` � � �� ������ .., � .� , r .� � . �., �e �.� -: '.� 4 �^ t'� ' � ��'.�.� ' ' J.1 � �„ � , 4 �� i � � ,•`�r ' ` , � "{'��"�"'..�a`..,.'....�-�-+�"'"' W � '�' .1/�' ' � � `�(. 1 .,�,�.�.-,.�r"'--'p"`� e' �� ,� - . ,/'" yg�r+�p� • x �� y,�.M j• 4 _} ...����'0iw�" ,�_ / . .. p� _� - �r� � .. �,.,,,, � � ,�, - _ _ �¢�, � =�.� ,. 1�� '�`� �� �, � , .� - r-. , - �� 4 E ,#�o- _ -- �,• -•� � � 1��:; ' �' .� ' � � ,... . � , .�' � r ,� 'R ,:� W !"� � e� - v 't � ! ; � �- �* '�!'. :t �,�.;6 0 � � , � . . � , � ` � � � �_ � o a - +�..., � W ��" �'c� �, �'��-'`-., .r 1�.°�'�'"r-' #�x� ~ � � �`� V --,_,,� ,�,, .+,,. .,�� ii � W . , . �''� ?fi`.� ���• �� i� Z v` t� � .� ,.� 31'` � .;'��' , , Z ��`— - "'' o o , p + ,� , ,,,,,,,,,,,,, , � � � -� � . � � �-�-�'� ��, °�� � � . � . v ,_ , � ; . .� .- ��. _ ���,'�"`� ►a� � . r " � saaeds�ioM �. �, *�.'4�''C_"�� f` �1�rr�'e J �T ` � .. _ _- � . f, � .. .. ��r{��C (?l/!� ;.. �{�. ' . f �. ." ". � ��.,, y. . . . ' � � a `. ... r � r� p .< � .'1���� � ' �,,} �. 1Y9 `.i" F ` . .r , t {. . . � �'� ' i� ��.0° s „,r ��' r� tC�" � �'J�;:nFM .- � �. � _ , � �s � � � ` �r`� , n ± • _ �( _ . . .-a, . E> .. . �� - .����� !� ,! �� . .. _., . �� '��+ , �� . � . • . A � � • « ; ��1 '�. �_��, 1 �. - ., ` e '. �f"�y� ! ` � � `�p ? ��rr� .�1���.^ .�... `. -,.+r < - -- i/�{{j ` � � -�� � �y �:. 1�� � � y� -w . t�} ♦ � �;• .kr r�� ... w� �tf��'�)){ � ��A.: �� .w.j� �1. .�'�lr t µ �rtx.j�'1 I, .: # i ����� ������ � T " ��.. �I ���I ! h , N� @� ,. M #�F _ . * �l�} � ._� �+ 4� .�.�� x �} ` :� �* A�. ' �` `i . '4 � y ,¢ o, i�. 4 , , �' .`x��`..: � '�,{�,�A� .- � � 1 S: ' � a w �'�� � s.'C �� ���' `� �,�°�,,��6�ap!1 „a „1►�'�g�, �� �� � .� � �' a �x,e� �. ��y � � � y ��.,. �,,,,, n+, _ .�� t i� J';� �.`�� d�]➢�;s. . � . . , _ . ` " � �+r�.�"� { `r°��+ .x� '� �� ,or�� G19iil� `i � lr � � y� � � ��' � � .� "'"� . �^� ��"� '�3 •� � #�.�,� • ��� �.a - ° ;cW,,� � - " � � ,.. �� _'� a� �- �,r , ��� , � � w � �� ��^ � ..�"� .. '�..• � .��KFi�� ., �. � 1 �. , ! ' m, `�t •i�� - r� �� �- ��y� ���. ���.. . 4 . ' � �:.. . � $ _ ♦1� _ � �Y j.,a . . � ,�.,� .ie�- *��: � ,� W • . � �' `���'s � + k, I ''�" R ` ,9� ��•�L'!, � `�,. '' .�r �' �`'s' i � .,�'F�R�-�.1��� ,rt� r ti �. "s ,�,. r `�'x ..�� ��� .. t .'y M �� .. - � �� � � � � � �. � y,a".' �''�.��-._.*;�.... -i . f A��.a:� ; , . �� �' x� ' �' ' .`»+ �, . , _,►.'` c_ .. . _ ._ �y � � '� �� '��� �„�, _ s 4'W't,, •�, f� ��+y,�'� � '�� ' r ♦•�� ^a j�` �R 4 ' . !:� . _ � . . ��, ,. ___,. 4 ., �� �y, e�.:. a ` , ;: L . ' y � .a -�'�. �,*��n ,,�� .. � t . .r 'i »��:, , �+ �`. � " �h. 4 d .s� kS� � � .. � � _ _ , ...-� • �. , " ♦.�� .. n �' ��. L9 � � $ ... �* i:...i . . . E� ��. . .� ... �,O" +�.... w;y� � . `a�,i� ' na R ' � , � .� ir . a . . �jA{���,�.�., �, . r ._-+. , �} . �. , J . � [ �� , i : z� � . . . ,rt ' . + .0 ... . :, . � , : � � .. �;� �`� � - �. � � . � . � a� . � ����� ��� �.� ��.� �;.. �� ,.� ,��•. > . ^Y�f�. Y , �F� � � � � . .. ' w � r �� ,,, r`e�,.. A�.�'� � . . . i . � . � §. a�����1 �+e+�� �� �r :#�_ � , �,+ � ��t"��wsa:��� a , 'i E R t��� � * �, ����Ty��AE ��`T�,,,=4 . t- --.A _�. �= �° , _ '�, . _ � ��' _� � --- . __ ___ � ��-��; - �,�� ' -- — a�g_K�; ..., _ - � �k�` ���.�.t ..; '� � � . `. <. �{� y,� �,i+. "N s - �� ,� � � ,� � ,> � ' � ,o «. `c� `\r !7r .. ,� �� � .,i�n '� _ �� . � . . , f 1►.��"VI,Y �i .4� r. s� } . ' � a:� .." � ...� � ��� � ' � � � .. i .� :����'�� � � � s,a� � �..• �A _ '"�'. �� ' �� � . �; _ y.`, � ` .itiy.�, �', �� t ' � w a • y" � ���. f ,� , .. . � '"` �� : :, y...��. .. � . . y , j j _ . . I � � s�rg o � ,, r� W i, � � � . �, � � ..�`�:�t` � ,y�.- :��`, . - �f "� r' � �' y4��,'4.'� tFyE'ii..�: $.. ,> . � �IJ . ��t � . .. i. . � +�'� . �`f�,, 3 k ., ,t s�� ''r "'��":. �� �l�*�+? ��� i�, p �-: `Y�,� .., � y���..��_� "���� �''� �r� . � i��.�Y4�9�+�.• , .,� �� �?Sy�j,[��'� r �. ,a���' _�'� i�.`'�SJCtL�3if���`l���ctsY►',G���y�il.4xr�'��'I:�-3!Ci1� s �9F '20016 ' �} v r� �2o r� sou-c tr . . . Hennepin C��nty Lo�ate & Notify Map PCExhibitH Provided By; Resident and Real Estate Services Department Date:2/10►��,� ; , �, -- ....___ I __ .� ` -- ___i-----� . . , ;��g� � � i {4? ; � 1 , _ 1 } � � '(16) !�� 1 (19) {20) � � �'l, I , tz�) �� ( � _.f.._ i } , , , � I , : L._. S � LivingSton Av1aa�'� —� _ ------- � _.. .. .�':"_ _ . , . � �'�• .'. � ��� .� ,4� .� � '� ,� , �, ;< �L � . ' .3 1�`. V�^- ,�� � *, �'T,�. f ' 4 i � �' r �.. � ;��%y,�'��','�"�r�r;- ' . . ;a v� j � �t ,�a�,�' � . ,(6g) j� (i41� �t�i� t�+31 {83} ��� \ _ j � �`>�. ' �9) � ; � � j'ti��� �� 4 �i __ i _ �.�"� 1,- ~ �� ' 'a � � : � ?'�,,�:.• ,_r . i� ' s j . .. f �� j :i 'I��f °�/�.- ��``•. r. ` �.(81�... trl,-�� ��r ..� � ��4) , �;` �'- '� �l'6? ('I"I) �8; i'TN� ; . ($'�1 ------ i r��wenua -. _:� � �� : � , t84� � ' � ' , ,x '�. �/. ,:,�..�,.. + �,� ,,,1 ," . ��) �� (8'T) . '••. (�� 'l�f `'ti •�s° .,� {� � e; � � �y`:" — .. . r .: s q,t,r • e� ;� � � ,_ Y '�'` 'v�+.• �s� ! �- :,;��' - _ {� s ` :.� -: .,� ' i � I � �y,'. ; 5$ S. 93) !(94) !(95) ;t'_�;,°'" ..r: 142) �g8) `�gg� ' (1 . , � � ' ';' ` 7-'t 17 -43 ; 5 � '3 � .1}[, _ ———._—i__._".._.�_.-.... � Buffer Size: 150 feet ���� 0 3o so 120 ft Map Comments: 3438 LyricAvenue � � 17 Z��s Orono � For more iMormetlon contect: MN 55391 Hennepin County(31S Divfalon ��-»�-z3��oor� �;��Y OF E�� soostn streetso�tr, Minne.apolis,MN 55487 e is.info�he n nepi n.us � � � � � i Bend ata�g lir�t� i � Use Avery�Template 51b0� j Feed P�p�r �� p,�pa��e,r+� j � qi M � PC�xhibit� j 38 17•117-23 43 006Z 38 17-117-23 43 OOSO CHARL£S PRICE CITY OF ORONO ����'V�� 7,813 CASCO POINT RD P O SOX 66 WAYZATA MN 55391 CRYSTAL BAY MN 55323 �EB 16 2016 38 17-117-23 43 0063 38 17-]J7-23 43 0063 r��OR�Q ROBERT S 8c NLIE 7 SIECKMAN CTTY OF pRONO v 3435 LiViNGS7'ON AVE P O 80X 66 WAYZATA MN 55391 CRYSTAL BAY MN 55323 38 17-tE7-23 43 0064 38 I7-117-23 43 0084 DENNIS L HEGIIt CETY OF ORONO 3443 LIVINCSCON AVE P O BOX 66 WAYZATA MN 55391 CRYSTAL BAY A�QV 55323 36 17-I 17-23 43 0065 38 }7-117-Z3 43 0085 CAROi.YN M TII..LOTSON C1TY OF ORONO 3445 LiVINGSTON AVE P O BOX 66 WAYZATA MN 35391 CRYSTAL BAY MN 55323 38 17-]17-23 43 0068 38 17-117-23 43 0086 BRIDGEI'REIGSTAD CiREGORY T&NANCY 7 CONLON 3475 LIVINGSTON AVE 3463 LYRIC AVE WAY'LATA MN 55341 WAYZATA MN 55391 38 17-117-23 43 0075 38 17-117-23 43 0141 E L MURRAY&P S ROSS 51'EVEN I KINC 3468 LYR1C AVE 3473 LIViNGSTON AVE WAYZATA MN 55391 WAYZATA MN 33391 i$ 17-117-23 43 0076 38 1?-177-23 43 0154 MR/MRS FRA23K L M17TE1 STAEDT ERIC&WICOLE WAROLIId 3444 LYRIC AVE 3405 LfV1NC}STON AVE WAYZATAMN 55391 WAYZATAMN 5539] 38 17-117-23 43 0077 LANDSOURCE LLC 550 25TH AVE N S1'CLOUD MN 56303 38 1�-1 17-23 43 0078 CITY OF ORONO 2700 KELLEY PKWY LONC LAKE:vtN 55356 38 17-117-23 43 0079 CITY OF ORONO P O BOX 66 CRYSTAL BAY MN 55323 # �$ 1 �. �a��faa�s a�r�r � • ��r���e r�a,���a� Utilisez le gabartt AVERY�5160� � sans de ����e����e�n� � ,www.avery mm � l� rltnrnn....nr � Item 4 . �-�.�r� Date Appllcation Recehred: 2/12/i6 � Date Appllcatlon Considered as Complete:3/4/16 �� `� 60-Day Review PeNod Explres: 5/3/16 �e� y `,/� L� �,�`Hro�� To: Chair Leskinen and Planning Commission Members Jessica Loftus,City Administrator From: Mike Gaffron, Senior Planner Date: March 16, 2016 Subject: #16-3812 Greg Reitan&Saily Neubauer,925 Brown Road North - Va�iance - PubEic Hearing Application Summary: The applicants request an average lakeshore setback variance in order to construct an addltlon and remodel the existing residence structure. � Sta{�Remmmendatlon: Staff recomrrtends approval. Zoning Dlstrict: RR-18, One Family Rural Residential,2.0 acres/200'min.width Lot Area/Width: 82,461 s.f. (1.89 acre), 190'+wide at OHWL and at 150' lake setback line tist of Exhitirts Exhibit A. Application Exhibit B. Survey/Site Plan Exhibit C. Plans of Proposed Additian Exhibit D. Practical Diffiiculties Documentatio�Submittal Exhibit E. Submitted Hardcover Calculations Exhibit F. Photos Exhibit G. Piat Map Exhibit H. Property Owners List Exhibit I. Adjacent Ownen AcknowEedgements 8ackground The applicants propose to remodel the existing residence as well as construct a new garage addition. This is a lakeshore lot on Dickey Lake and because the existing residence structure on the adjacent lakeshore {ot to the south is very near Brown Road, the applicants' existing home and proposed addition are lakeward of the defined average lakeshore setback line. The property is nearfy 2 acres in area, and both the existing home and proposed additions meet all other setback, hardcover and structuraf coverage requirements, including the required 150' setback from the OHWL of Dickey Lake. LOT ANALYS[5 WORiCSHEET(Variances noted in bold type) RR-16 Zoning ptstrict Required/Aliowed Proposed ; Lot Area 2.00 ac. minimum 1.89 ac existing r Lot Width i 20Q' minimum 190' existing Street Setback 50' 143' i Left Side Setback 30' 40.8' FILE#16-3812 March 16,2016 ' Page 2 of 5 Right Side Setback 30' 31.3' Lake Setback(Natural Environment Lake) 150' 225' Average Lakeshore Setback No Encroachment 57' Encroachment Allowed Structural Covera�e: Total Lot Area Total Structural Coverage 82,461 s.f.+ (1.89 acre) Allowed: 15.0% (12,369 s.f.) Existing: 3.8% (3,118 s.f.) Proposed: 7.0% (5,735 s.f.) Hardcover Calculations: Stormwater Total Area Overlay District �n Tier Allowed Hardcover Existing Hardcover Proposed Hardcover Tier Tier 1 82,461 s.f. 20,615 s.f. (25%) 10,674 s.f. (12.9 %) 14,266 s.f. (17.3%) APPLICABLE REGULATIONS 78-420: RR-1B Lot Standards&Setback Regulations. 78-1279(6J: Average Lakeshore Setback (6) Average lakeshore setback. No principal or accessory structure shall be located closer to the lakeshore than the average distance from the shoreline of existing residence buildings on adjacent lots; except that this does not apply to patios and other accessory structures less than 42 inches above existing grade, stairways, lifts, landings, lockboxes, flagpoles, and pump houses. Further,the average lakeshore setback shall apply only to classified lakes and shall not apply to tributaries. The average lakeshore setback line shall be a straight line connecting the most lakeward protrusions of the residence buildings on the immediately adjacent lakeshore lots. a. In situations where improvement is proposed on a lot adjacent to a vacant lot or right-of- way, the average lake shore setback shall be equivalent to the setback of the most lakeward protrusion of the residence building on the immediately adjacent improved lakeshore lot. Governing Regulations:Variance(Sec. 78-123). In reviewing applications for variance, the Planning Commission shall consider the effect of the proposed variance upon the health, safety and welfare of the community, existing and anticipated traffic conditions, light and air, danger of fire, risk to the public safety, and the effect on values of property in the surrounding area. The Planning Commission shall consider recommending approval for variances from the literal provisions of the Zoning Code in instances where their strict enforcement would cause practical difficulties because of circumstances unique to the individual property under consideration, and shall recommend approval only when it is demonstrated that such actions will be in keeping with the spirit and intent of the Orono Zoning Code. Economic considerations alone do not constitute practical difficulties. Practical difficulties also include but are not limited to inadequate access to direct sunlight for solar energy systems. Variances shall be granted for earth-sheltered construction as defined in Minn. Stat. § 216C.06, subd. 2, when in FILE#16-3812 ' March 16,2016 Page 3 of 5 harmony with this chapter. The board or the council may not permit as a variance any use that is not permitted under this chapter for property in the zone where the affected person's land is located. The board or council may permit as a variance the temporary use of a one-family dwelling as a two-family dwelling. According to MN §462.537 Subd. 6(2) variances shall only be permitted when (staff commentary in bold type): 1. The variance is in harmony with the general intent and purpose of the Ordinance. Single family residences are a permitted use within the RR-16 zoning district. The intent of the average lakeshore setback ordinance is to preserve take views enjoyed by adjacent property owners. Planning Commission must determine whether the variances if granted would meet this intent. 2. The variance is consistent with the comprehensive plan. The existing structure and proposed additions are associated with residential use which is consistent with the comprehensive plan guiding of this and surrounding properties for residential use. 3. The applicant establishes that there are practical difficulties a. The property owner proposes to use the property in a reasonable manner not permitted by the official controls; The property owner is proposing to use the property in a reasonable manner but the specific location aspects of the request are not permitted by the Zoning Code. b. There are circumstances unique to the property not created by the landowner. The plight of the property owner is due to the location of the neighboring residence to the immediate south which is unusually distant from the lakeshore,a condition not caused by the applicants; and c. The variance will not alter the essential character of the locality. In the opinion of staff the proposed additions will not alter the character of the neighborhood. City Code 78-123 provides additional parameters within which a variance may be granted as follows: 4. The special conditions applying to the structure or land in question are peculiar to such property or immediately adjoining property. The condition of lakeshore lots being subject to the average setback regulations is common to all lakeshore lots; the location of the neighboring residence structure very distant from the lakeshore is an unusual condition affecting few other lots in the neighborhood. 5. The conditions do not apply generally to other land or structures in the district in which the land is located. The standards applicable to this property apply to all other lakeshore property in the neighborhood; the existing location of the neighboring residence structure makes it impossible to expand the applicants' residence while meeting the conditions imposed by the City ordinance. 6. The granting of the application is necessary for the preservation and enjoyment of a substantial property right of the applicant. In the opinion of staff,the property rights of the owner will be diminished if the variances are denied, since expansion of the residence meeting all other City code provisions could not occur. 7. The granting of the proposed variances will not in any way impair health, safety, comfort or morals, or in any other respect be contrary to the intent of this chapter. Granting of the variances would not impair health, safety, comfort or morals and would be in keeping with the intent of the zoning code. FILE#16-3812 March 16,2016 ' Page 4 of 5 8. The granting of such variance will not merely serve as a convenience to the applicant, but is necessary to alleviate demonstrable difficulty. In the opinion of staff,granting of the variances will resolve a demonstrated practical difficulty, The Commission may recommend and the Council may impose conditions in granting of variances. Any conditions imposed must be directly related to and must bear a rough proportionality to the impact created by the variance. No variance shall be granted or changed beyond the use permitted in this chapter in the district where such land is located. Analysis—Average Lakeshore Setback Variances The location of the applicants' existing residence is conforming to the zoning standards of the RR- 16 Rural Residential District. However, the Shoreland Overlay District regulations regarding average lakeshore setback are impossible to meet for constructing additions to applicants' home. The adjacent residence structure on the lakeshore lot to the immediate south is located less than 15 feet from the Brown Road right-of-way where a 50' setback would normally be required. That adjacent home is one of the original farmhouses in the Dickey Lake area and has been at this location for many decades (see 1937 airphoto). If that residence was setback the minimum 150' from the OHWL of Dickey Lake, applicants would not need an average setback variance. Additionally, due to 1) the curvature of the lakeshore; 2) the location of the additions; and 3) the substantial amount of vegetative screening along applicants' south lot line, the neighboring property's existing lake views would appear to not be impacted by applicants' proposed improvements. It should be noted that while the roof design over the existing house may be changing slightly, they are not adding a second story. The proposed garage will have some low-headroom storage above but will not constitute a story. Based on granting of the average setback for the additions and remodeling, if the applicants ultimately determined they need to do a complete teardown, this variance would allow them to rebuild per the approved plans without additional Council action. Practical Difficulties Statement Applicant has completed the Practical Difficulties Documentation Form attached as Exhibit D, and should be asked for additional testimony regarding the application. Neighbor Comments As of this writing the City has received no comments from neighboring property owners. Both adjacent neighbors have signed the Neighbor Acknowledgement form. Issues for Consideration 1. Does the Planning Commission find that that the property owner proposes to use the property in a reasonable manner which is not permitted by an official control? 2. Does the Planning Commission find that the variance, if granted, will not alter the essential character of the neighborhood? 3. If the Planning Commission concludes that the variance as requested is justified, does the Commission find it necessary to impose conditions in order to mitigate any impacts created by the granting of the variance? 4. Are there any other issues or concerns with this application? FILE#16-3812 � March 16,2016 Page 5 of 5 Staff Recommendation Staff recommends approval of the average setback variance with no specific conditions. If Planning Commission determines that the practical difficulties test is met and the variance is justified, then a recommendation for approval would be in order. � City of Orono ■ . , PC Exhibit A Variance Application Street Address: Applicaiion# .� 3 $' t1 O/�TO 2750 Kelley Parkway — � � w Orono, MN 55356 Date Received: -� ) Main: 952-249-4600 Staff: fax: 952-249-4616 Fee: � ,� Mailing Address: ESCrow#$$ � P.O. Box 66 S� 1 L~ Crystal Bay, MN 55323-0066 Permit Fee �kFS H��� Notes: Please complete. Applicant will be notified within 15 days as to the status of the application. Incomplete applications will not be placed on Planning Commission Agendas. SITE LOCATION: __ q z�� ; Y(�� �. '� �`\� C � O APPLICANT/AGENT INFORMATION: Applicant Name: � I� � �C��� Phone(Primary): - c�C _ � Applicant EmaiL � -� � ,� -, � .� � ni - � `�� Address: � �� Cit : � -�p ZIP: `)�� �Q Applicant is: Cont ctor omeowner (Circle One) PROPERTY OWNER INFORMATION: �check here if property owner is same as applicant Name: Phone (Primary): Mailing Address: Cit : Z�P. Email: APPLICANT/AGENT AND/OR OWNER: • Agree to provide all information required or requested by the Planning Department, • Agree to pay additional fees (staff time not covered in the original fee payment) and/or consultant expenses incurred in review of this application, and • Certify that the information supplied is true and correct to the best of his/her knowledge. The applicant and owner recognize that they are solely responsible for submitting a complete 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 regardless of its potential merit. • Acknowledge the Escrow Agreement is completed and signed. • The Owner hereby acknowledges and agrees to this application and further authorizes reasonable entry onto the property by City Staff, consultants, agents, Commission and Council Members for purposes of investigation and verification of this request. • Owner and/or Applicant acknowledge they must be present at all scheduled review meetings of the Planning Commission and Council. If a applicant and/or owner is unable to attend a scheduled meeting, please make arrangements to have an authoriz representative attend in place of the applicanUowner and advise the City Planner assigned to your project. . Applicant/Agent Signature: Date: ` /�� � ApplicanUAgent Signatur�: � ' Date: , Property Owner Signature: � t Date: // / Property Owner Signature: ��L--- Date: � l � � � Variance Application—January 2016 � �\� ���� Page 2 � � � � � , �(Ii�S��F�� . BOUNDARY AND TOPOGRAPHIC SURVEY FOR �z� � GREGORY REITAN �a� � \ a� n IN THE S 1/4 OF S�CTION 27-118-23 PC Exhibit B W a� ��5 � HENNEPIN COUNTY, MINNE- S�,TA F' �'Y � \ a�10-a' a \ V W(, LL \ \ \ \ Z � � �� � N�� \NG Zp�S �r=i7 J \��� \ \\ \�� \\ \: � \ \\ \ �,��5�5� # � Q�j a - � � � � ::\ \;.": � �\ \ .Na � � d� � a� � /� � \ \ \ \ � \ \ \ \\ \ \\ _-��9� I I �J Q M � � \\ � \ 87° '�^Jy, g�p,p\p \ •� �� ���_ I / 33 I � � W O tv \ �_ � J9 \ ` �\ �� �\ / W Z J a�i � 1 . 2 I m�— \ � � � �� � � Z� W �INE PARALLEL WffH �m � \ � \ \ � m'\ �\ 235.00 3 .01 O�Z � SOUTH LINE OF SE t/4, �` �� \ � > (M) . \ �\ \ ( \ _ (B) � I ��a p=, Sw va,SEC.27-11&23 '�N\�� \ \ G � 1 \ ow�"P�\-- �c�a `�� � � � � O,�, \ �� I `� I I m / � � �� � ,+�,,, � �x_ �r,� � ,� / � \�`'ti � � � � ,�� I�P� �F w� ��� O �\ � \� � � \`� ��1 `�� ��'A (�� -- �+Z-- -.-- --� N Z I LINE PARALLEL WfTH ' � ` ?'o� Z=' I �i � � EAST LINE OF SE 114. � � � ' ?� 1� ��'�` 70�� n N R G N SW 1/4,SEC.27-11&23 \ \ ^""\ �'�(q)' � _< / w - � �, m�om - �: � o a e'° �� ` � � \\ � � E) ��Z�A� ADDI^ ��e�a� � � � I � A`� \ \ �` \ ���0 2❑ ,..,� - (N� o LINE PARALLEL WITH ` \� ' A;, wnl r � � f N SOUTH LINE OF SE 1/4, � � ) � P� Il � � ,. 'v SW 1/4,SEC.27-11&23 \ I 1 � ,�o e � � \ \ ' . �� _—��.=J_ 0 0 1 1 �_ �"Ew�'� (R� , m � ����.. \ . : . I II -------� . FT��aG � \ `� � - . I � \ I I � f�87`34 56 1� �p pp \ � \ __ _ � \\�---' / \ \ ` 9\ _ 3. 1 � \ / � � � � � � �\ �,``` " 1 \ �� � � /� � i // \ � \\ \� � � \ 9c��\ � I 33 I 33w I �� � � \ � v � sy� \ � � � � �� I � I � � � F � EX HOUSE � / � � � z , � ya i ro� � SHED r�., d�_ �` o�o a LINE PARALLEL WITH gp�J � ` ` � SOUTH LINE OF SE 1/4, � @�N SW 1/4,SEC.27-118-23 EAST LINE OF SE 1/4. -� � \ � � _ � �� _ � � _ SW 1/4,SEC.27-11&23 aE'°y� � / -- — — — ---- — — S87°34'S&j'E 990.0p v - -- ----__ d� - - --- - - - - ------ - I__ �T'� � - -- - -- - - -- - _ I ���� \ � — — rm�� � �a��� � � nL 3 \ J LEGAL DESCRIPTION OF PREMISES SURVEYED: a;�t The North 152 feet of that part of the Southeast Quarter of the Southwest Quarter of Section 27, \ N w z Township 118 North, Range 23 West of the 5th Principal Meridian,described as follows: souTH uNE oF se�ia. �: SW 1/4,SEC.27-11&23 . � � e � B e ginning at a point on the Eas t line o f sai d Southeast Quarter of the Southwest Quarter ° w � _ distant 354.75 feet North of the Southeast corner of said Southeast Quarter of the Southwest z o � Quarter,thence North along said East line 635.25 feet;thence VVest parallel with the South -- _ N 87����"`^' a line of said Southeast Quarter of the Southwest Quarter a distar�ce of 990 feet;thence South � parallel with said East line 635.25 feet;thence East to the point�f beginning. o < ��W This survey shows the boundaries and topography of the above described property,the location of all existing buildings and other visible"hardcover"thereon,and the proposed location of proposed ��� additions. It does not purport to show any other improvements or encroachments. �E�E'�'�� � Z . : Iron marker found w o � : Iron marker set ��j,r� � � 2 01� � < —�: Existing contour line } �—: Proposed contour line m ��o : Proposed spot elevation CIT1( OF ORONO w� � � r Q . o.�, 16-023 � � 1'�C V v 1t � r�� , , ^� . � I�I TI�E S11V 1I4 OF SECTIOIV 27-11 �-23 � ENNEPiW COUNTY, MINfVES�TI� � � � � � � .��\ \�\ � �� �� �� � ,���G �2�1�' \� _� � S � i� � \ , \ _ \ \� �� �� ����vS� � � I � � I � \ : \ \ � / i .\ :....� � • \ � �'�� �� ��\\ �� � 33 33 � � '� �;'� � � �� �— I I \ \ \ � � �� �\ _— __ � �\ \� \�V 87°3' 'S6"� 9� .00\ \ ��� � . � I � � � \ � � _. � I ,� � � � � � \ \ \ \\ ' J ..-.�. ! 9 \�� -��� �: ��� � � �4.�2 \ \ � 235.00 / �� �.� � �\� � � � � �j\ \�� / 3�01 I \\\ � � � \ � � � �� M: � �� B J / \\ � �\ �\ � � �, � (K) �, oR1V�� � ) __ � I �� pA �M� `6,� �\ � 1 \ � \ ��'� --��$—� � . � � \ � � l R , \ � \ � � ( \ � � �o� � � I I ' � `° m�/p o � �N° i \ � � N�W D�CK� Z� �i o Z� �H� \S / I \ �Q \ \ �\ � � �P�' � �CI�� NEW\ —— ——— `� �, � � A� 5 4 STOO� // M • � � O I ��� � � ` �� { j�� �02 �Q� \ — _____�Y� � Z \ �\ 1 � \ pl�� � �`+" D \ '//- � Q �\ p\ � 1 `� � oJ'�`�s p Z� � �_ , w O 1 1 O 0,�. Q n I / \ , _ M � I � p 1 Pf�OPO ED, o y ��Q G ' N f `�R� zz. o � N' � N O � m � A�ITI N(S� �p� ' f� � � � io.zs o � /� ia.sa ` N � p —I �L � r \ � e— I m � �' � \� \� R ,zo >i� �q� PRO O Ef� o � T E� �°E�K� �p 2 ,a.sa ADDIT N� (N) oI . � Z I \ m ` � � W� 2a? � � � . Z �� n � � N� EG�1.r A/ ��1� \ � ( \ m \ \ \�0� �\ PAD 53.17 �e—_ - --- ---� - - --� � � - �-- ......_..._.....- 143-�------ --� --------------•------•----•-------- -- O � \ � � � l�� �� �/ � � / I � � � � � � (R� m 1 \ ' — —_ ----- -�oi WAY � \ \ �\ � � � � \ � �1 \ � � --� � � � � PROPO I 4 00 I � � � � �� 3- 1 N � N' 87°34'S6" \V�' �90.00 �� \ � �� --— —_ �yL ................ c� / � � , , � , - - -- - - - ���\ - ---------- ------------- - - ----------------------- � � � � \ � , � - � � � a � / �� � \ \ � � _ �cCF\ \�� I 33 33 W I � � 1 � �� �� � �_� �<<'9\\ �� �- � � A � � 'L�,�`�, � � c� � � � � �� �� � ti � I � � I \ � O � � \ \ 'p\ � EX HOUSE ° � � �� � � I SHEETINDEX A000 TITLE SHEET A100 OVERALL REFERENCE SITE PLAN-EXISTING A101 OVERALL REFERENCE SITE PLAN A102 ENLARGED SITE PLAN A200 BASEMENT LEVEL FLOOR PLAN-WEST A201 BASEMENT LEVEL FIOOR PLAN-EAST A201 FIRST LEVEL FLOOR PLAN-WEST A202 FIRST LEVEL FLOOR PLAN-EAST A203 SECOND LEVEL FLOOR PLAN-EAST A300 WEST ELEVATION(LAKESIDE) A301 SOUTH ELEVATION A302 EAST ELEVATION(STREETSIDE) A303 NORTH ELEVATION A304 GARAGE ELEVATIONS A400 ROOF PLAN-WEST A401 ROOF PLAN-EAST VICINITY MAP A500 BUILDINGSECTION A501 BUILDING SECTIONS A502 GARAGE SECTION&DETAILS A800 BASEMENT REFLECTED CLG.PLAN A802 FIRST LEVEL REFLECTED CLG.PLAN-WEST A803 FIRST LEVEL REFLECTED CLG.PLAN-EAST A900 BASEhiENT LEVEL FINISH PLAN-VYEST A902 FIRST LEVEL FiNISH PLAN-'JlfEST A9U3 FIRST L�EVEL FtNISH PLAN-EAST "O C� REITAN RESIDENCE DESIGN DEVELOPMENT /� ( ? 925 NORTH BROWN ROAD RECEIVED 01/21/2016 h� �: LONG LAKE,MN 55356 r: _ (� FE� 12 ?_Q16 CITY OF ORONO # 3 8 �. � ., � — — — _ . 990.00'-N 87d34'56'W '�� • ` o EXISTING DRNE � � El(IS71NG STORAGE _ � I SHORELINE �`� GARAGE � - (APPROXIMATE) e � < 985.5 CONTOUR LINE ��\ ' � 9 (APPROXIMATE) � r:� �� °a , � � � w � � �.� o - \\ E..:- _ \ � � � \l 1 I o � m � Z 1 e __..._. � � 1 ' � � � � z � � � `v — _ �� a EXISTING WELL DICKEYS LAKE ' �ar-Se�d���•E — — i I LEGAL DESCRIPTION OF PREMISES 1HE NORTH 152 FEET OF THAT PART OF THE SOUTHEAST�UARTER OF THE SOUTHWEST�UARTER OF SECTION 27,TOWNSHIP 118 NORTH,RANGE 23 WEST OF THE STH PRINCIPAL MEDIAN,DESCRIBED I AS FOLLOWS:BEGINNING AT A POINT ON THE EAST LINE OF SAID SOUTNEAST OUARTER OF THE I SOUTHWEST QUARTER DISTANT 354.75 FEET NORTH OF THE SOUTHEAST CORNER OF SAID I SOUTHEAST OUARTER OF THE SOUTHWEST QUARTER;THENCE NORTH ALONG SAID EAS7 LINE 635.25 FEET;THENCE WEST PARALLEL WITH THE SOUTH LINE OF SAID SOUTHEAST QUARTER OF THE I SOUTHWEST QUARTER A DISTANCE OF 990 FEET;THENCE SOUTH PARALLEL WRH SAID EAST LINE 635.25 FEET;THENCE EAST TO THE POINT OF BEGINNING. � SHORELINE I (APPROXIMATE) I TRUE NORTH � OVERALL REFERENCE SITE PLAN-EXISTING A100 SCALE:1/64'=1'-0" REITAN RESIDENCE DESIGN DEVELOPMENT A 100 925 NORTH BROWN ROAD RECEIVED 01/21/2016 LONG LAKE,MN 55356 FEB � ? ��' � CITY OF ORONO # 3 812 � � COORDINATION ITEMS: EXACT WELL LOCA710N DRNEWAY LAYOUT&MATERIALS EXTERIOR PARKING EXPANSION LANDSCAPING,TREES,LAWN&GARDEN SITE 8 BUILDING LIGHTING SCOPE OF WORK(c�EXISTING STORAGE GARAGE FENCING RETAINING WALLS EXISTING PATH TO STORAGE GARAGE EXISTING GARDEN LOCATION � — — _ 990.00'-N 87034'S6•W NEW LANDSCAPING �\ \ � � � �` 3 I SHORELINE _ (APPROXIMATE) � . w.s:���� - 985.5 CONTOUR LINE ��� (APPROXIMATE) � � '�' � �" � �� <�;°'' _ � NEW GRAVELDRNEWAY I o I w � \�� — - ..��_ NEW LANDSCAPE ? - � � �� � ISLAND I o 0 I _ m I o i _ .� � i _ _ i1 �`- --. .-_ - I o I f � 1 v � � 1 � — � < � EXISTING WELL� DICKEYS LAKE ar-S81d34��•E - - " i I LEGAL DESCRIPTION OF PREMISES THE NORTH 152 FEET OF THAT PART OF THE SOUTHEAST QUARTER OF THE SOUTHWEST OUARTER OF SECTION 27,TOWNSH�P 118 NORTH,RANGE 23 WEST OF THE 5TH PRINCIPAL MEDIAN,DESCRIBED � AS FOLLOWS:BEGINNING AT A POINT ON THE EAST LINE OF SAID SOUTHEAST�UARTER OF 1HE I SOUTMNEST�UARTER DISTANT 354.75 FEET NORTH OF THE SOUTHEAST CARNER OF SAID I SOUTHEAST QUARTER OF THE SOUTHWEST�UARTER;THENCE NORTH ALONG SPJD EAST LINE 635.25 FEET;THENCE WEST PARALLEL WITH TNE SOUTH LINE OF SAID SOUTHEAST QUARTER OF THE I SOUTHWEST OUARTER A DISTANCE OF 990 FEET;IHENCE SOUTH PARALLEL WRH SAID EAST LINE 63525 FEET;THENCE EAST TO THE POINT Of BEGINNING. SHORELINE I � (APPROXIMATE) I I TRUE NORTH i OVERALL REFERENCE SITE PLAN � A101 SCALE:1/64'=1'-0" REITAN RESIDENCE DESIGNDEVELOPMENT A101 925 NORTH BROWN ROAD �ECEIVED 01/21/2016 LONG LAKE,MN 55356 FEB 12 2�1� CITY OF ORONO � � S � � 44'-0'OVERALL 13'31R" 30'-81/2'(TO MATCH EXISTING) 17•31/2' '�1/" 4'-8• 4'�• 7' " 4'�• 4'$" '-611 22 ' u�or oEa � � �aove wwcc s�e on � 4 ii ----- �ev� aa i �:a� '�ett�: .... i ca�oe H ii . ei'b'� 9�� � �s�o�� ��"'roq� ii PA710 SCRE NED. �� ovMsaaur �� F°�o LNINtlR00M ���� �°O�T$PW1 i i so¢rtE .�..:.;�.. "'r'�.::: .��;: aasmcwr� � . .Iv ',��' vnrmeron� ';� � ..� . cuss a�ocKa �. 3'�" g-0" � � � � �/ � r������,E � ; ,, �� � , �� � i BEDRO p4 ------------� � �'�F..,� � � �asniceEwHc eia �J"'' ��� >i�` /�T 4 KITCHENE7TE j wuLiorerparo �- �� ` �� � � $ i �unM.�nv�r+ccv a . Y SWIUEDWKLSWI('a1E `. I <. \� .� �� \ IXBiNG CONSiPUCiKNI ; __'�'___ ... / �..� RIREIUM 4 ; 2S � _-_ . .. .. , r� .. �\\ , � � � �\! YA '� -___ b j/V AB'JVE " > � E%ISiNGELELiRIGL � � \y�\� � � ' PqNftW7fHGBINEi � 2d• ,�\_ l\ �/ SUiR0U1O _ �,'� J�.�� ) ,� J �( 11 i WINECElLARB �, ��� �\*� y� ; �� 314 BATH STORAGE ���,�}���, ������Z�� : � �\ �� y', �'�Y�.�'T'\ ��1 asrrrc� MECHANICAL � � � �l< n.,�,. > ��i� � --- �&� � STORAGE 8 FITNESS i � >�i� � i�G� � �T��� �r, '�- ��� �� ��-_�T -- ., / � aune �----� ,, . . . � , r�o` l�n�l�' 'tB'-21�z�^, �.. `%� ; �----------- ,: ,, - . �, ' , ,. ,, . . •� � � � �- ' v ��, � l ,ri � , y � � , � ,� � � �;.r i �a�� `�`���'a.sa+ ve� .`.� �.i rl..� ' ����� >..i �✓ ��. "�� �� � y � � \ ��,.. .� f h; L. , � '����( �. � f ��..� � .-- _�� . � � i, i � .�.•.. . �` � �� f' �L: �dr� � r' - - � -�� tQ � y�,�,' , /� \ +I�� �� / \Z/��\\ � a h r �.- i L "" ',x�?.t +' � � /.-w � ^ f FAOSiPR07EC7ED y 4 ,1, SWILLOW F007NGS y J !-=� �;� <'��.: t�; sl�ry� �,��(�'� ;�;/y r 4 ' �'��.i E� ��.�� �- �i i � t:��nror��e h f � .. 4� �+,� � { �� '• �'� C9 � A .��! t .� � 7 �� `� MOflIZONfAlINSIMi� y � �. � r,�.� ��T., � 'r .l i t �� �' � , � r �zaas� t � � � � �� ��J� ��T I J�` .���.� � L�_1,_ 1 I . Y*�l��>\/� ��'\� .� ��, � �.,. / �l� ,i) ��..y. /1 O O L __\� __{0 01�C.'-•:� UNEOFFPOM r i C .`�, </ / (� /` r �-�yA . � / :!O O I I 0 0 C��—EM�uNCEPaiCn� I 1/� f'y ::/� l� � `�i L �v��� ri �.., L,v3 \�' �."c�,Z. 1 WLU4INSABOYE .,/ � I ; 4 ^`r "J � �� ' �4 _ • �� � I � _'� .l �"� � i � PLAN TRUE ._'J: � . ,. , . . . .� "1 /. / _ NORTH NORTH i BASEMENT LEVEL FLOOR PLAN-WEST-1,608 SQ. FT. DOES NOT INCLUDE UNEXCAVATED ��/�/ � A200 SCALE:1/8"=1'-0" ��� REITAN RESIDENCE �E�CEIVEQ DESIGN DEVELOPMENT A�OO 925 NORTH BROWN ROAD 01/21/2016 LONG LAKE,MN 55356 FEB � ?0 b CITY OF ORONO 3 $ �, 2 � • � Y'/ / �� \ � �� �',, ' f .'. .0 � � I .�, l : 2�� � � � r y _.J .I . �� � , � � � f -,/ . !N r,,,.�. i..r� L y �s.� -;.:Y. .9 L ,,.1 �7 �rrtosrvRorcctEn '`�J � � y � t' ��y '���.: J �� � .1 F ��� "�� J C E y s�w�avwoTMcs �� F� ' i .// 7 I_� / � . l � r,! Y 1 4 " i 7''�-=t. 4 ,�!�'�r � �\' j�� �- .l � � . �.i i I i r�.� . � .��'.��roFren�e "' � i ' � '�-*v, v'J � r�' �/I�Y� >��i� � i � j i '. � i j � iwa¢arrkHsuu7pN K�� � I\, �> >� . f � .� � ...,. i 1 �� Ir xP51 I ��y v i � 1' � u�''� ��� � �t��. .r� � �� �.. ��1�.,, � �' � e - 4=G�v7 \vv '� �y�� sOo� Jo0 Lr�aFinar � � '��� � ��-r_,�1�:�� ,�; _,.�- �oo� -- � --- �oo�—E��a �i���/����'� ^�� //1�.Y rl�, � +� � � ... � iL- S'„-�- ,-�j...�'_ � J � WluMHS�BOVE �� �� 1��`Y�cr����. � � �y ii� \"',y' � .'�� ,o . . �..1j f �.���� \'��� � ..,. ���Tn,'��\,. .� �f t. v f� ����;� � �;; �� :�l�,��� � �.l� � � �� � ! ��� � _ '�BOHGMQF ,,�,� ��; � p f . r� � ��� l . r y����:�� �l F� raimrec�o ����J �l�.` \\� �' �. yJ (. [ 9 OwF00TNG5 FztExroFveai�rze �F�� i l�r "-�`� '���i� �; o� e;��. ran¢artun+suuna �-�j ' ', � ' '.��1 . ,. �rxrsl ' )..� � V'�' \� ;� : � ` � '�; y C*. :�- ��) � �j � ����f \�� � �;r���� � � ���� � �.�' � { ��� T� � ��; ��� ��� � � a r "� R � � � �. ^l � �!- <� r� `�J�� � Y ��'� rx�wrorvEwr,Erm 4 ) � i � ;�✓ .� <� l �:: � r y � xon¢arru tt�suuiarr � � � ��� �� , \l 'T �i y �,� r C- 7� �' �xvsl �f l �.,� ���;�� � � � �, ���Av�� ��� � . y � .{�, . J r t` V` •ti� ���� �n,�� �, ��� � ) 4 -�4 r � ��� `�y ., � 1� �� ��, �� ti c�„ �� x� � 1� �� r� � �, � i� �,�ir(, �.ii ��s.� 1. - , . �, ` � a i i i '1 E v ,�Y��� �\� � �:O ����'�'l�� �� �Y� �;y�� t �. ''i y�. �� �. >J�1 ��� ��i'] ��, C��; ti� � y� ��r� � �� f � � � � � �ri i.?%\, Y�:�\v^� \l�. �T��Y:Y� y, K!� ���\/� t`��` � � v ���" ��n l` >'�;��iJ��j�,n V`���'l ��,� ��'��� j t:'q{S `rj� �: �yiY. .� y����b�l `,�A i�>�'` i�� . , i ���: �, �� � � �-� � /`Y����>/'. ieT ?� i> ��i ',i ( 7 '� •�. � ti y`�� �eL �� � �i�i �'v%i ��� �ti\� � �.,� t a _�,.. `j l -'� "s•:�� > >��.s<� �i� � .4 � 1 _�. y`' %����` ��r� "�ti' ��' „y �� ��� , , ,��� �� , � 7:`! f 1 � � '�( � . � ��\�\ !� \� �j� �;1 F�. X;1� ti^ `r i��i� i y�. ��1� '�l� ����,> �1� �T ' t��I \tiT�n>"�� ���\��,����� `'\l����'\�r.�� <%/�.1��\ f � / �' i ./ / i ) •. i�/j(4�������y \���� �1�� \��,- ����\'1�Y � �� �i(i'S ��i`i\�� � �,\�,i �� �y�,��'� I J��`�,�r�.. ��Y t y 1, � J/. �� :�iy .�il�i ,,,�,'�f'� n f"� � r� I•,. \..?� \ j•/ � i r . � r._� . � �:� �' � � � '�A I .��f �;� ��; � i, �� rt�:��h � R . � � �y�>.. � •<i <�,.� �, ,� y :�� a , � ��; ��� •�,v ��;� ' `v � r '�` ���� \ -�� � ��� � v�h . S:�i��. . � (v j L �-�. s'y`�,� !�`, �. ,�b� `�yi� I 1 • '� :z���i _' ; � ;� � r �� ' ^ `" �.� ^--,- �2<:,i ,.i ��'; �,, �F � ^aa ..� x ?'� 3-0 . � , � , ���" i"�; i .»� � L '��� t - .. >-., �•�,/ Z�.� -+ ''_,� ',� F ;� ��Z^ �. )�, `� 4 PL4N TRUE 3�' ?,-0-- ' N NORTH NORTH i FIRST LEVEL FLOOR PLAN-EAST-1,653 SQ.FT. DOES NOT INCLUDE RESIDENCE � A201 SCALE:1/8'=1'-0' REITAN RESIDENCE DESIGN DEVELOPMENT A201 925 NORTH BROWN ROAD �ECEIVED 01l21/2016 LONG LAKE,MN 55356 FE� 12 �016 C�TY OF ORONO # 3 8 � 2 68'-0'OVERALL 13'-3112' 30'�1/2'(TO MATCH EXISTING) 24'-0' 17-31/2" 'E 11" 4'�' 4'�' T " 4'�' 4'�" '-61/ 22 ' r-- -- ----- ----- ---- ---- ----- ----- -- --� § � i i - i '� i i i I: h �. 'I - :i � I ' � i I� DINING ROOM � �� ' i , �� � I; I I I I � � i Q , . �, i � IDE i , 4 m 1� �; iy I , �� I °av"s"°uT � I f'f:, .�� .}Ji�,, i I i�� �+) .��-r � i- '^ -- � owmsvan i � �'~ � I ! i. i ... :..'_.' . . �...`.'..` '' LNING ROOM ....:..' � ' ' � ' ..'�... .... suoEowuisiudaTE i i aw i� ' i F.P. �� i : i msrr+c castrt� � �..❑ i _ i � I i i i i � � BEDR M#2 i � � exrsm�cvnraav i � i � i � � i '4 Z I 3 I � i KITCHEN BED�t00M#1 � � � i i i i � �; i � � i � j � --------- ' � i � i zs � i i . = i . ... .,... i i I 4 � � �:.,. ______ zs i �. i '� i '.: i � rp aa u�w i i ��:. � Q � �� 9�-0� 3�•5��2� PANRiV _ IiEFR. 9ROOM O W.C. � � I ' I I � � I I I I �� � I � 7E' � I I . � OHIfAYl WFLI i0 flE�WI � HALLY�AY 4 � DN i WALK•IN i �; i s'�°i'"wrt�°a�cE • IXlS11NG q� i E��M I i BATH k1 i CL0.SET i i - � � 3� � 1A pp{r ' � I I � pqESSNG6lA1D � '�.��'�.- � � 4 • ' � i I I � I I I � Y ol � � � � I � � � 12'�" � ,_ ze �+ o i FOYER z ovMSPOVi � % �., `4 � ( �� BATHk2 i 5 fi � O - -------- -- --------- -�'`—oamsaan 3' " 9'-3' 10'-0' - � � i Z� POWDER i � '__ i i i oavruaour � � � _-� �_: .::_.__ .__ � � i i -_ i r , �asn�cw�� r . ��_ iacnnat�io v�n�v� ���' 6'+0112 S�7Jd'---6'.g..17q'- �8'�6' � -�_ � MUDROOM i _.—_- -.._.__...___. � i FUNRESTNFTO � � � � ca�ucE�rnciar i � - _���'� _ g33/4" �� � i i SPACE / I � / � � �-- � / 1 .. � .... ..._. _. � � � � � i � � i � �'�-, ra i O O O O i ---_-� �� , � / � ;/ � sro� f � o0 00 � � '�-ar _�i � i � � aertrs � �--------- -------� /. � _i�' � =��� ���• � � �il '-�;i, / ,�"-- . ,' � oowwsPan PLAN TRUE NORTH NORTH � FIRST LEVEL FLOOR PLAN-WEST-2,766 SQ. FT. GARAGE NOT INCLUDED � A202 SCAIE:1/8"=1'-0" REITAN RESIDENCE DESIGN DEVELOPMENT A�O� 925 NORTH BROWN ROAD RECEIVED 01/21/2016 LONG LAKE,MN 55356 FEs � 220�� CITY OF ORONO � � � � � I � i i rc rvr�u�n i ii i ii i i � oomavarr � Q . - "" � � --� ........ .._. __ � ---- -� r �c�sn�cwEu � �`�� i .-.-. ._... -.-. i �'�_, iocana+.ri¢nvemFr� Ii['�" 6'+011 -- �'- �$7IG'- i 8�&' � �'�� � MUDROOM t—' i -- —— i � � '_� _ i _ ._: - cr,xe�emcio�r i � '�,� ,\ 9'-3�4. iara r i :-: ._ .-- i � � __._.-�- —-- �� i i � �i � � � `` ''-_ � i O O O O i �` � I � I � � I � -� J.P I I 1 �����F `� I j � l j � 57IXUGE / I �� �� � � _ ��./f�ll � / � � GBNEiS l �__'________�_"________� i� � --J� �l�� pq•.a- � �o / _ 'jl '� / ��- � DONriSvafr / / ��� �_ � � / � �Jl I^ � ,, / p � ����I� ` � �� 1 l �` �}I � I / �P�� / i � ' ��� GARAGE#1 �/ � i � 10'-0'Wx8'-0'H � i o i i i amxwrcuur� � ��-,, � i � ROOR7RENCHIXUNS / �' � TOSdIM9DE / `' i GARAGE 1�2 � 4 H � 18-0'Wz8'-0'H �^�-,_, � ry `� o � � ��� i N N � / I I / / / ` / / l \ � I I � � / � / / / I / / � � i � � � � ls , , , � ' ���� ; ; � - fISPHiFOpT.iY%CIL / / � ���- / I l - I I I ` �'�� I I �J l / l � � L�� / � mceai � ` ` ��'--,,,` �'--_, � i � � `�'-- � Q I �(' ��_ � N 4 � � � ` �' �4 / � � I � / N / 98$ '` I �— GARAGE#3 / � � � �� 10'-0'W x 8'-0'H � i Q ov.vrsaa�r ��� i � o i 5lp ` �--_ �__ i 4''0' _ '��, --_- , � 4'_p• '�-_ � 4'-p+ `�'- _ � 4�'0" �,', i t,. 30'.Z. q._p. �-__ �, S:',` �+��T PLAN TRUE NORTH NORTH i FIRST LEVEL FLOOR PLAN-EAST-1,653 SQ. FT. DOES NOT INCLUDE RESIDENCE �� A203 SCALE:t/B'=1'-0" REITAN RESIDENCE DESIGN DEVELOPMENT A�O� 925 NORTH BROWN ROAD 01/21/2016 LONG LAKE,MN 55356 RECEIVEQ FEB 1 � "�f1�� CITY OF ORONO # 3 8 � 2 � � � �� � � � i i � i ❑❑ ❑❑ i _�'��1��' �r � I i DN :. ❑❑ ❑❑ _``fl �ly1 JI /`� . I � �l '�-�I` ` �� I ��_ 71� 1 ,, �yl � ����J� FNURESTAIX � ���� // / '�� �� I � 'l� I `��� / � , �y�� �2:2. . / ''�-,_, ���R6:g,HEi��� � i i i i �� � -�, � '-- i ' � i i � i � i i r i � � i i i i i � ��uFairoa � , \ 30PE ABOJE R MGN KIEE WALL�� A � \\: /�� OPEN TO BELON / ' : \ � ' \\ ♦\ PLAN TRUE NORTH NORTH i SECOND LEVEL FLOOR PLAN-EAST-1,452 NET SQ. FT.OVERALL 711 SQ.FT.USABLE �� A204 SCALE:1I8"=1'-0" REITAN RESIDENCE DESIGN DEVELOPMENT A204 925 NORTH BROWN ROAD r��+�`�"OVED 01/21/2016 LONG LAKE,MN 55356 F�B � �� 2016 {���pF ORONO •J� � � � � Tl' ELEVATION MATERIALS 8�COLORS: HORIZONTAL SIDING(HOUSE): DARK GREY SHINGLE SIDING(GARAGE): DARK GREY BUILDING TRIM: WHITE WINOOWS: WHITE A�UMINUM FRAMED WOOD DECK: BROWN STAIN STONE: TANfLIGHT BROWN ROOF(HOUSE): BROWN/GREY MIX ROOF(GARAGE): GREY s:�snooraEra+o 4 c�a�cEaEvauo _.':� : :: • � — — � ._.w., �� ��� '� . ... . ,,.. . �_ _. - � �_ _ .__ ._ . � .. ..� � �g .._. .,: .�,._.: :. ..� N ._._.� _._ _.. ,_..... � ..._ .. .r." _s..... _. ._._.._..._..,� ' ......:.�. -- ��:5. :_ ._-.-- __. .:_ �`f . . eitrtoore�varo , ,;. „F: . . ._ ,.. - - . .. .._....__�___� . __....._.�_ � - ', - . � .._ __.�_ __�.___ �;,._ . — ..... _-. . .. ._ _ :- .._ ----- � � �� � _. � � � � �-- � I ..; . � �.-.. -- �:: . __ _.. -- � �---- _ ---- .. - . ---- _ .._.__. PIRST LEVEL " _ ��_- � � -- i .. .. . .�- . .. _..- - - -_.._ -- ----- q i � .. .. � - - f i� L J BASEMENT � � � � WEST ELEVATION (LAKESIDE) A300 SCALE:1l8"=1'-0" REITAN RESIDENCE 925 NORTH BROWN ROAD RECEIVED DESIGN�DZ;��L OPMENT A3OO LONG LAKE,MN 55356 FEB � 2 ?01f CITY OF ORONO # � 8 � 2 ELEVATION MATERIALS 8�COLORS: HORIZONTAL SIDING(HOUSE): DARK GREY SHINGLE SIOING(GARAGE): DARK GREY BUILDING TRIM: WHITE WINDOWS: WHITE ALUMINUM FRAMED WOOD DECK: BROWN STAIN STONE: TAN/LIGHT BROWN ROOF(HOUSE): BROWNIGREY MIX ROOF(GARAGE): GREY ...... ....__ __. .......... _.___ ......... _...... ___. ...... ....... ...._...._ _ ......_. "_ _.._......:! ...._r..._.._".. '-� . , � . �, , . .. -� . . --- - �- - �-- --- - . . . . . � �-- -��-- -� - ---- JOIST BRG. _._. ' ��.__��: __ _�-____ . �___-__--_.,� '�.._. ..,..�-- i � - - - - . � � . . i I I ' " . �- � � . � . �� �_� � ' :... � . ' �;�_ ��, �� . .., � , ' `� � � ,' � � � � ,:�., � _. , � _ f ��� � � - � � ' ��� �� , __ ,., _ __ -- � _.:, ., FIRST LEVEL --- --- -� _.. - �, .. _ , .. . , � ----- 4:. Q BASEMENT N i SOUTH ELEVATION A301 SCALE:1/8"=1'-0" REITAN RESIDENCE DESIGN DEVELOPMENT A301 925 NORTH BROWN ROAD RECEIVED 01/21/2016 LONG LAKE,MN 55356 FEB 12 201fi CITY OF ORONO � � � � � ELEVATION MATERIALS 8 COLORS: HORIZONTAL SIDING(HOUSE): DARK GREY SHINGLE SIDING(GARAGE): DARK GREY BUILDING TRIM: W HITE WINDOWS: WHITE ALUMINUM FRAMED WOOD DECK: BROWN STAIN STONE: TAN/LIGHT BROWN ROOF(HOUSE): BROWN/GREY MIX ROOF(GARAGE): GREY — — �� `�i ' � � —_-- e �: � __.:: _. t.:., . .�� � _,,_.���._ _ __. _ , _-- � _ __ _ _ _ . ....�.: _ _. ., _.r �F ��I : - ------ _- .__. w , _ �. .:� ,� � _ �_._�_ _ _ . � e.. „ r`� (--� � �*�� � .: .` � �� . � J .♦ �.; �� �i � w '' ::. .. x � : a�� ^ �.,, �� � . _.. � . .. :. ..'.... JOIST BRG. � _.. I � --_ ,. a,,; �:,. �„ �> — �; — � � ���� �� � - i; ; -.� ; � ; � _ . � __... � v �- � ' .. �:.. .� �. Q ... � � -_.� <<,. � � FIRST LEVEL i i i i � � i i 4 i i - i i i i I I � � � � I I i i � � BASEMENT ---- — --- --- —�_ — � EAST ELEVATION STREETSIDE A302 SCALE:1/8"=1'-0" REITAN RESIDENCE DESIGN DEVELOPMENT A302 925 NORTH BROWN ROAD RECEIVED 01/21/2016 LONG LAKE,MN 55356 FE� � � �016 CITY OF ORONO # 3 8 1, 2 ELEVATION MATERIALS 8 COLORS: HORIZONTAL SIDING(HOUSE): DARK GREY SHINGLE SIDING(GARAGE): DARK GREY BUILDING TRIM: WHITE WINDOWS: WHITE ALUMINUM FRAMED WOOD DECK: BROWN STAIN STONE: TAN/LIGHT BROWN ROOF(HOUSE): BROWN/GREY MIX ROOF(GARAGE): GREY i I�- � - - - - , . _ - _. � JOIST BRG. . ___ _._.____._.._________.� �� ---- � __ ____.______. _ _ _�_ __ _._ . _ _ r� __ __ __ __ _ _ -_._ �.W ._ _.m ..... .... _ _.. � ����-� -- FIRST LEVEL 4 BASEMENT �� NORTH ELEVATION A303 SCALE:1/B'=1'-0' REITAN RESIDENCE DESIGN DEVELOPMENT q303 925 NORTH BROWN ROAD RECEIVED 01/21/2016 LONG LAKE,MN 55356 FE� � � �����: CITY OF ORONO � � S � � ELEVATION MATERIALS&COLORS: HORIZONTAL SIDING(HOUSE): DARK GREY SHINGLE SIDING(GARAGE): - - - - - - DARK GREY - - - - BUILDING TRIM: - - - - WHITE -- - WINDOWS: - - WHITEALUMINUM FRAMED WOOD ��- � .. ._... .:._... DECK: - - ��� � BROWN STAIN �.. STONE: . '.' .0 ."...;. :�. . . . � TAN/LIGHT BROWN ROOF(HOUSE): BROWN/GREY MIX 4 ROOF(GARAGEj: GREY GARAGE - - z GARAGE NORTH ELEVATION A304 SCALE:1/8"=1'-0" N � � - � II II� � il `... I 4 t i t � GARAGE i GARAGE EAST ELEVATION STREETSIDE A304 SCALE:1I8"=1'-0" REITAN RESIDENCE DESIGN DEVELOPMENT A304 925 NORTH BROWN ROAD RECEIVED 01/21/2016 LONG LAKE,MN 55356 FEB 1 2 2Q�� CITY OF ORONO � � � � � ELEVATION MATERIALS 8 COLORS: HORIZONTAL SIDING(HOUSE): DARK GREY SHINGLE SIDING(GARAGE): - - - - - - DARK GREY - - - - - BUILDING TRIM: - - WHITE - - - WINDOWS: - - - WHITE ALUMINUM FRAMED WOOD _ -- .. . ..,.._...._ DECK: - - �� BROWN STAIN . . ... STONE: ����; , �' �� � • '' � TAN/LIGHT BROWN ' ' ROOF(HOUSE): BROWN/GREY MIX q ROOF(GARAGE): GREY GARAGE - z GARAGE NORTH ELEVATION A304 SCALE:tl8"=1'-0" N �..'. � ."..., � �� _ _�? k.'^ .�4,',< y� e,R�a", Y � �� � �� GARAGE i GARAGE EAST ELEVATION STREETSIDE A304 SCALE:1/8"=1'-0" REITAN RESIDENCE DESIGN DEVELOPMENT A304 925 NORTH BROWN ROAD RECEIVED 01/21/2016 LONG LAKE,MN 55356 FEB 1 2 201� CITY OF ORONO � � � � n L irovEaiwNc� GO&EENDS.TVPM.AI � '____ __""_____� � 1Y 1 � I I I �B � � I I I I � I � � I � ��p6 I �NUWS I Wi1EF6 OOW�ISPOUf I RIDGEVENf I ppyNgNUf I I � I I I � I I I r______ __ ___________I______________�__� i� CRICNET r,� �6 i 6 �-� I I I I � � � I I I I I � � I 120VEAHONG� I I � G�BLE ENOS,ivPlGl 17GhPHANG� � �, �1�' �--� CNMNEVaFLUES � � G�BIE EIDS,ttPKl�1 i !.� �> . I � I I � I � I � � 1 �� I � I I q00FpFAlI I CplRlllWS � �� ROGEVENf I I �� I � I I I 1 � I I � � I I � I I 4 I I '�2 I I �g, I 1 �Z � I '9, I I 6� i ,� LY! I I �� � � i ,: � � �g� ___—_�—' / r ______ __'__'___ ___' / yys I � � 12 � / �8 I / I � WT1EA 6 � r— -------- � oan+saour i i � i � r�__ i , i � 1z �''��, i � i e� �—, i i I ` ' _� 12 % ❑❑ ❑❑ I � ��_ 5�� —_�_ � ❑❑ ❑❑ i �—, j � % ,, � % ENiRANCECIJAP9 PLAN TRUE � � NORTH NORTH � ROOF PLAN-WEST � A400 SCALE:1/B"=1'-0' REITAN RESIDENCE DESIGN DEVELOPMENT A400 925 NORTH BROWN ROAD 01/21/2016 LONG LAKE,MN 55356 RECEIVED FEB 12 �016 CITY OF ORONO # 3 8 � � � ' �B I I �GIfRER6 � I �i ' � �_____ _____________'____� 1 / � I � r��� � I � l12 ``���—_ � I Ifi� ���� � l j � �_ 12 j ❑❑ ❑❑ I "�� e�l ❑❑ ❑O I `��� I � "�'� GURERf / ___� DOWNSPJUi / � / � � ENiRANCE GNOPY / � tl'OVFRH4NGQ � � FAVFS.ttRGl / � � � 2/'WENHWG� � / EAVES.iYPIGl GUTfERb 1 � DOYI115F7UT � I � � GtIfTER6 � / OOY/NSPOUT / � / � / � � I / � � 1 / � � WNrINU0115 / � RIOGEVENI � 12 l I I �8j / � / � / � / � � � / / � � � I / � �� / I � I / 1 � / � / � / � � / / � / � � I 170JEtdVNGQ � 1i / G�&EENOS.tYRCAI / l �Bj I � / � 1 I / I I / / / I l �Z I l 5� I l � �__ i _-- __,—_ ���— / _— l ����� 12 � / ``''—_� 6�/ ` ��J� GUf1ENd oowusvour PLAN TRUE NORTH NORTH i ROOF PLAN-EAST �� A401 SCALE:1/8"=1'-0" REITAN RESIDENCE DESIGN DEVELOPMENT A401 925 NORTH BROWN ROAD 01/21/2016 LONG LAKE,MN 55356 �ECEIVE� FEB 12 2016 CITY OF ORONO # 3 8 � 2 � � , , , , , , , , , FIRST LEVEL -_ _ _- - 11 1� � i i���� i i���� \` i i � �i i � � i� KITCHENETTE � � � �� � � � `� � � ii � � ii BASEMENT � � �� � � �� � _-- --- - � NORTH-SOUTH BUILDING SECTION A500 SCALE:1I8"=1'-0" REITAN RESIDENCE DESIGN DEVELOPMENT A500 925 NORTH BROWN ROAD RECEIVED 01/21/2016 LONG LAKE,MN 55356 FEB 12 �Oi� CITY OF ORONO # � 8 � 2 �� �� H "�.� ..�. � � ; Y%PS�EATGL�SUAiNMJ, �: < $FE V�INFOR 0(IFN15 \ r xvs canlUOlS _" -. A� IADERStIH�5UAT10N� :. \ SECON� nccAecnr�a.�se ` \� / masrmohcTeo 108'-8" s�uuow voonwcs 4 / / ,,`.,. � 4 .. . ..._ ...... .. ... ... . . GARAGEA . '� �.:' ���auww�aer��'� �.. � . ... AGGREfi�IE&lSE i GARAGE SECTION z FROST PROTECTED SHALLOW FOOTING DETAIL A502 SCALE:1/8"=1'-0" A502 SCALE:1"=1'-0" REITAN RESIDENCE DESIGN DEVELOPMENT A502 925 NORTH BROWN ROAD RECEIVED 01/21/2016 LONG LAKE,MN 55356 FEB � 2 ���i� # � 8 � � CITY OF ORlJNO I I I � o � I � I � I � ___�____ . _______'__ �.:7 I I � I � '- I I �� .: � -___--_' ,' 4:. .. .,. ..... .�. ..�. .............. . . �__ / I 1 I I '_____�______ / / I I I l I � � I � / � / � I �l I / / � � j / / � I � � i -----�------------ � � i i I I I r______ J I ���-,_ Il / I /rr_'-____J L'__-___ ______J'L_____�___ i , , / / , ' ' ' I _______ I I L_____'' / � ~�� 1 I l I � � I I I � I I � r�J�- `�'-- r 1 / / � � I I I I I � r� '��� '��_ I'J I 1 � l l � l I '���� `�_� '� l I � � / I I I I � � l ���� ��L`` I / / � l �� i1 T,l / �\ / / r r'_____ ____-_T 1 � / ���� � l� � h1 IOOL_-____ ____'_JO01 � / ��''� '�_, I � � �OO� �OO� � / � '�-, ���` I / L__S__ '____Z__J � 1 � ��-� �- � I l � � � '�-_��,-� 4 � � � / / � PWJ TRUE / j � � � % NORTH NORTH � BASEMENT LEVEL REFLECTED CEILING PLAN-WEST A800 SCALE:1I6"=1'-0" �� REITAN RESIDENCE DESIGN DEVELOPMENT AVOO 925 NORTH BROWN ROAD RECEIVED 01/21/2016 LONG LAKE,MN 55356 F�� 1 2 2016 �C1TY OF ORONO # � 8 •i• 2 ' 0 0 Q_._ 0 0 0 PLAN TRUE NORTH NORTH � FIRST LEVEL REFLECTED CEILING PLAN-WEST �� A802 SCAIE:t!8'=1'-0" � REITAN RESIDENCE DESIGNDEVELOPMENT /� QO� 925 NORTH BROWN ROAD RECEIVED 01/21/2016 MV LONG LAKE,MN 55356 FEB 1 `2 2016 C1TY OF ORONO # 3 8 1 2 � I � 0 I 0 0 0 PW.I TRUE NORTH NORTH � FIRST LEVEL REFLECTED CEILING PLAN-EAST � A803 SCALE:1/8"=1'-0" REITAN RESIDENCE DESIGN DEVELOPMENT AHO� 925 NORTH BROWN ROAD RECEI�/EC� 01/21/2016 LONG LAKE,MN 55356 FE6 1��2 2�a i� CIN OF ORONU � � S � � 68'-0" 13'$' 30'$" 24'-0' 6'-0' 8'-0" 8'-0' 0 DECK 3SEASONPORCH 6,-0, 5,�. � y.�. 12,-0. � - -- � � `-4 BEDROOM KITCHEN FAMILY ROOM EXISTING WALL -�\- � � � GARAGE `q ---------- � q � -- - - -------- i r ---� r --� _ _ i i i i � i i i i i i i o i _ � i i i i 9 BEDf200M �I i � � i � LMNG ROOM i i i - i 11, i i i i i i `'� i 4 i i a BATH i i IO - - --- ----� 6'-0" I i 4'-0" 8'-0' i � I PLAN TRUE NORTH NORTH � FIRST LEVEL DEMOLITION FLOOR PLAN � D201 SCALE:1/8"=1'-0' REITAN RESIDENCE RECEIVED DESIGN DEVELOPMENT D201 925 NORTH BROWN ROAD 01/21/2016 LONG LAKE,MN 55356 ��lT4'�F ORONO # 381 � � � � ��� ������� �,� s u��� PRACTICAL DIFFICULTIES DOCUMENTATION FORM PC Exhibit D 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 462.357, Subdivision 6(2) requires that practical difficulties be demonstrated in order for a variance to be granted. The difficulties must be unique to the property as variances run with the land and not the land owner. Personal and economic situations are not considered valid practical difficulties. In order for an application to be heard by the Planning Commission and City Council practical difficulties having merit must be demonstrated. HOW DO I PROVE A PRACTICAL DIFFICULTY? This form has 12 points outlining the basis City staff uses to determine if practical difficulties exist and how the variance will affect the surrounding community. To prove practical difficu�ties, 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 the twelve practica/difficulties criteria as they relate to the request, if fhey do not apply, write N/A in the space provided: 1. "The property owner proposes to use the property in a reasonable manner not permitted by the Zoning Chapter." 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." 4. "Economic considerations alone do not constitute practical difficulties if reasonable use for the property exists under the terms of the Zoning Chapter." 5. "Practical difficulties include, but are not limited to, inadequate access to direct sunlight for solar energy systems. Variances shall be granted for earth sheltered construction as defined in Minnesota Statutes, Section 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 allowed under this Chapter for property in the zone where the affected person's land is located." ��Co�l��� Variance Application-January 2016 � �E� � 2 �0�6 Page 4 � � � � �',���F QRo�o 7. "The Board or Council may permit as a variance the temporary use of a one-family dwelting 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." 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 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." 12. "The granting of such variance wili not merely serve as a convenience to the applicant, but is necessary to alleviate demonstrable difficulty." Practical Difficulties Statement Should you feel the practical difficulties cannot fully be described in the above criteria, describe the practical difficulties preventing compliance with Zoning Ordinance requirements in the following lines (attach additional sheets if necessary): f�ECEIVED FEB 12 Za1� Variance Application—January 2016 Page 5 Ge�'y OF ORONO # 3 � 12 Practical Difficulties Answers: 1. The zoning rules for our property and location do not allow us to add on to the current foundation footprint to bring the building up to current architectural standards.We desire to add on to the existing structure as outlined in the attached building plans. 2. Based on our location to Dickey's Lake,the adjacent owners' building footprints,and the Orono city rules, we are not allowed to expand our residence as we desire in the attached building plans. 3. The variance, if granted,will not alter the essential character of the neighborhood. In fact, by bringing the home up to current architectural standards, it will improve the neighborhood. Most of the houses surrounding Dickey's Lake are setback to a similar distance. We are not asking to build any closer to the water line,we only want to improve the existing structure to current standards and bring the residence up to date as is with most of the other houses in the neighborhood. 4. We are not asking for economic considerations,we are asking to be granted a variance and building permit to invest modestly in the property and maintain our property value. 5. We have considered, but are not asking for any variance to allow improved solar energy systems at this time. 6. We are not asking for any abstract use, we are only asking to improve our residence as listed above and in the attached plans. 7. We are not asking for any multi-family dwellings. 8. The property immediately to our south is one of the original remaining farmhouses in the area. The house is located within SO' of Brown Road,and has a barn in the center of the property from front to back that is in a similar location from the lake as our home. Due to this house's location, as well as the house location of the property immediately to our north, Orono's zoning rules require us to request a variance to make any improvements in size to our structure. 9. If our neighbor to our south, with the unique property placement, were to build at the same distance from the lake that we are requesting, a variance would not be required. Our neighbor's unique circumstance, having a house location so close to Brown Road, forces us into a variance situation. 10. The variance enables us as the applicant to exercise our rights as landowners to improve our property and protect its value. 11. Our proposed improvements will not impact our neighbors' sightlines, health, safety,comfort or morals in any way. 12. The improvements will not only serve as a convenience, but these improvements are necessary to bring the home up to modern architectural and safety standards. REC�tii/E� FEB 1�2 7_U16 # 3812 C1TY OF ORONO � RECEIVED ' City ofi orono FEB 12 2016 - �oNo, Hardcover Calculation Worksheet '� CITY OF ORONO �,�y r Property Address: � -. , r. � � � �� ��rr � c �' , `'����' Prepared by: i Date �;^. �� , - PC Exhibit E � Stor�mwater Quality �verlay District Tier: {Circle one) : Ti2r 1 Tier 2 Ti+er 3 Ti�r 4 Ti�er 5 _ . ___.__v.v__ __-- .,� Step 1:;,�XISTING HARDC�VE �--.�,..».._�..._._._,---�-___..� In tl�e following table idenfify all items of exis6ng hardcover on the property, keyed by letter to Certificate of 51�rvey{suivey must accompany this form). Use as many lines as necessa�y to accurately depict existing hardcover status of the propeity. For Tier 1 properties, identify any features by letter which are split at the 75' setback line and calculate hardcover square footage separately for each portion. , $����Q° j Hardcover Item (Describej Length x Width TS tuare Feet Exam le Gara e 24'x:30' 72O S.F. A z,';= - _ � _ S.F. g ,`�_ __ ` .�`�" S.F. � - %' � � S.F. Q ,.,w_ ..* -� S.F. E t _ _ - ;�: �' S.F. F � , ` �� S.F. G � ��� S.F. H S.F. � S.F. � r'G�fi�� S.F. K �;ry S.F. L =,- �,R S.F. M - " , �^,� S.F. N � S.F. � S.F. P , S.F. Q S.F. R S.F.� S S.F. T S.F. U � S.F. V S.F. W , S.F. X S,F. Y S.F. Z S.F. �1) Total Existing Hardcover O 6? S.F. Excludable Hafdcovet See Cit CocfE;Sec78;-16$4`;_ i S,F T--- —I--- � _ �c:�J� � _� – – ---—S.F. -- S.F J 2j Total Excludable Hardcover � �.F. ' (3} I�Jet Existin Hardcover Subtract line 2 from line 1) C 7 S.F. (�Total Lot Area ,�l��v'E �''lt�r=� � �x �" �I��z.c-�n.���. � ��'d L,' � ���F►: d .._�il Existing Hardcover Percentage [(3}T(4) ] � �'�, `��,'` m'�?� .__�_r.___.. R�p�r��-larcicover next pac�e} January�ZUi3 FEB � � `�" �,n oF a�oN�� # 3 812 City of Orono � �CEIVED Hardcover Calculation Worksheet -:� - 2��9��Address: � ., , y _ �� Prepared by: ! , f �� Y Date: �,�� � GIN OF ORONO � '" _..,.�,.� Stormwater Quality Overlay District Tier: (Circle one) .,Tier 1 - Tier 2 Tier 3 Tier 4 Tier 5 Step 2: PROPOSED HARDCOVER`; -�,.._.�,�.��. _.:- In the following table, identify all items of proposed hardcover on the properly, keyed by letter to Certificate of Survey (survey must accompany this form). Include all existing hardcover items that are intended to remain, as well as all proposed hardcover items that will be added. Use as many lines as necessary to accurately depict proposed hardcover status of the property. For Tier 1 properties, identify any features by letter which are split at the 75' setback line and calculate hardcover square footage se aratel for each ortion. Key to Hardcover Item(Describe) Length x Width Total Surve S uare Feet Exam le Gara e 24'x 30' 720 S.F. A � - ' � S.F. B ` " �- " ",�;.- S.F. . . . : C . , .. _�._ . .. . ...-.._ __. _ .�._ - ,.� . .. . . ,.. ., c.�.. S.F. � _. _. .� , D .�,.�� _h :-,. S.F. E , - �--1 - - S.F. � ��_ � _ �-. : _ . : . . S.F. G � S.F. H ,��.,�� ,�,. � � S.F. I �,,...: �t��. ,X �.. S.F. �_ � -v��_��- � s� n "� S.F. K - �." S_F. L ��,,.F ; . ..-; �. S.F. M ^ / S.F. N � , �� ��.� t.�.�'�� -_�+ - S.F_ � �c6 � r^ *' S.F. P ^ � �" � '"ec 7 - �0 G�'A z.� �.<,:G.' ���a�'� � S.F. G2 S.F. R �" .t,�6 t b` • � S.F. S .,��,. "� � S.F. T S.F. � S.F. V S.F. W S.F. X S.F. Y S.F. Z S.F. 1 Total Pro sed Hardcover 2�'S S.F. F�ccludable Hardcover See C' Code Sec 78 1684 : S.F. S.F. S.F. S.F. S.F. 2 Total Excludable Hardcover fl S.F. 3 Net Pro osed Hardcover Subtract line 2 from line 1 1 6 S.F. 4 Total LotArea ; ,� ��-' r:..:,�f , � �x��`�;_ '��r:�,�'..f ��'. ��;� 2 S.F. Proposed Hardcover Percenta9e I(3)f(4)l REC � - `� �- �,� °� January 8,2013 FEB � � �� � � � � � CJTY oF oRON� PC Exhibit F � - �u..� ... - �, i � t � '� . ��q' �� ,--:- ,=,0� I -•� i� ' - �• �_ bo�on-menk.com �s ���h� � ,� � �� g;-�, 3� �,�-,�ri � � of Orono-GIS = - . : _ �,. ;; . . �, �Y I �:- Bng hlaps � .�. - � . �, ---- -------, _�____---------____--- _-------------_._._.___------ , - ----- --- ------ ------------ ` � . � F�e Edit Vie�v Favor�es Took Heip — -----------___---_---------y_.__.,_ _ �-�-_ -__ r; V :,*'.11� _..r.'_ �,_�� � �_� L .. t < < :' . � � T � � _ - �_ ____�._--------- _ _`_» ,. . - � � K � • . � - �. � , -, : _ r�i _Page Safety� Tooks. � �,� � 8ird's e��� •� � �'� �,, • . "` �'_. .- �- � � .. �„ . _ . . � , �.._. , __ _ . ; t � � , . .� .� X � �� ��� . :.;� _ , ; . a , � ,. _ ,�- 3 , � _ ��` �;-:�` , � ,� _- � . , t< -: �,���,. - .� `- ��� �� � � +„� . �� ; { � e� .,. .. � ,��,yp�:w�� . .:.� _ ...,r , a, , . . . •f , ,. . , � - , � . �.�> _ , r . .. � u�: ,,� . �., , .._ ��. . ,, �Ir���c�k'" � ,_ _ F. , . � _. ' � � ' . . , . . �� . .., . � .� - , - � � .�.r +p� e._�,. .t . ' .. .., . .� ;: . � - �,- , �;,� - .:. . ,� .,.,R :�; , * . , , �`�f `k� ` . , � , . ., ��� �, �' � .� ,„ �, K ��". "! . � �,� �y . :;. .�m ,, ..;a�-_: ;: -, � . . -"�,- .,... My>. . #�� � _ .i;'. �•r _ �'�... - h:,..'T,�' -� ""-w:_ � . � e - ,: '.� ��. ` � . _ .. , �• �. 'i. .t� ,._ ;� ..� '�R _ ... . , _ am ,�. _, �. .Y>.. , �"� A..�r: � ��, s - � , . , � :. �. `�� - ° ��:�'." �;�"�.. , "���..ar��-� : . q .. . �., —+r,, •�,�� ., . -+,�..,�^�,.�. .. °r.,: • d�, ..e.ar . . f`�. y�"�1��+& �''��y,,"4��"�'' 1;'�`F�..S,. . '..",�>.g.,< n.. . , , .. r:.� ,_ ,�� • c„ �,}�'; �� ; � ,i,lfi�a�g��i f�� : '. - . „�� .� `3 �'� ��: i �.. � �f ,. , .. . �,.�j, >.� ,+�. 3 r } e a �. ^�� .,..-�. � !..- -�� -�i ry 4.- :v `��+ �� . ,r � �^r ''�',3��,�. ''� __ •�r.�t` `,F •r�Y•� F� ., �^.s 15*;..x T� _�`,� 7" ' .� 'R��j�P.� � n,, . �,,y '�°E.� fi _,.� .._ jK���.. �.,.{• ,. .. -'�a .�°"`� . .. "' . �.�f. .�.: .�. - �p �f .- , �� +i. .� _ �• 4-e. ,� ,a°•.� �� ,�„ ,� ..-. �.�''ro'. . � "�` ' <� .,s�� ' ,r. . 1 . .. . .. �Eq: ��y� ..1�-� �_�} . � [ �� _ � i `. .` ; . n� . , e .�... : t . .. `�g....,ae�.: . ;�. ...� � ,.�` ti'�" .. l��i'�` � _,^"'�T.,. �i�, . .' .-�.. . ` , � a � ,�. . , � � ;.. ,. ,� � -,. :� .,, ; N . � +� : .y . , , �=Y .� `' - � . . . <� � �. : � > • .! -�, - . • ,. :• , - i�Y _ �: °,1. ; � t � � ' r. - , � . , ,.. . . , - a ; . .`. �j �� �" � .,;en,.- ',"§-` .�< . �.^�i��. . . -•*±-,•,�„ �,T'. . _ . �.' t +.; +n d � -. s'1�►a>�,:.'**S". ... ,"�:�. . . . � , r . .... , ..* . . �. .. �-��� �a� ( �y. �. .y�y, '�'.... +a�.a , ,'_ �•' _9`.j.�,�t,.. ,ip�,.: .� ; ' . �� x r p . ' '�,i� . . . i .�'ti^+ 4 L � �..,�',.I "- �r-�� � ; - ,: v r�:d . . ,� ��� � � �� »3 � � 1�+:., �"a!� � .. �'A. ,,�. '�R"`'�` •:.e '�.� , -a���,� �� . . . � �Y .,.., � r. � �y � - 4 _ ��Y��t. F , ; ,..� ... �C� Y . � �'} ,Y'}y ' � _ • �'�}�,�z ' µ'sf . �• ; '.. ' ' : - � .� .� �'. .. �`. . �� .. �. - e 4 t �f � .:. s a � . � � ,.�:. . �. .._ .t q��, � .. �.." r . - ' .. . ' ..v 'L . a '� * . as. "s � ��. `A.♦ _ . .. . . -Y� 'I' �'+i P' -"�° `�' �y`" \ Yx'� � '� `'s `� ��� . . . , � , .� �. �` "�A ;. '° y"���' .�`� z�'�'i�. .- * �:' ��»rx .�s: • � a�" � ` :` �� . �. ci�.� a �a -'.R �1. • ..� -� �.F �.E .'_ �y ?:l - _ ^�S` ��"T yy . � a o . ` . r,. „ l .. . �. ' . �,. . . �, • � t..,•'�,`, i , .... t�r� ;# . �,'r , q,.`. . .,.�...".�lcx ,,. . f.'. # •' `�ry-�'��• ' f'" F`�' . � _ . �:.c v + � � +. �..,: , .� S. �.t . P .. . �, i;<!. .. r, . :->,s,,-. ....,.e- �,_ ' ,y,. �. �>�' w.{���r . �` .-, x�;t. �`��ife.v.� � e . � . , �. , � ;. , " �. ' ♦� . +,. �C "OY ,-� . � MS . � � ��: .. . �' . . �'� � ;� , . ,-� , � .. . -r ,. ,.r.. Y . e' ." . r ' t,. '.2 �� �� s �R` �li ,i ',� y, . . .�. �f .. „� ��* , ff� �• � ,+ y��l � . � � . �rr�'' .`4 �� '� �. y.� �� � .�� �+� Er ;t# f�••� a .q� �z �?"l y ... _ . . ' ��• ,�,. -. '.,x� �Y.. . . .: } .; �*. � . �, .d` " - ' f y .�. ."i�!' .. . . .:yw a. �-�: �+e�. - ^ . �:'.- r-,�k . . ` '#, +.s►a.�.�,t a "3�� - i: _ s ;:s i.. ,... , , . ,� .a : . . - . :: . , . _, . � , R �k? ,:,. ; � r�..`'���. ,. rt �� � �y F . .,. a Pj♦ -' . _ . � . r �i� r,a �l y'�4. r _ ,�,.., .r. . ,� ,. . _ � � . � �„• 'w_ . . . ,�,_. � �,...: *� �� '.� ,.� �_ � .'�� :�, ,.�`.�e�.� ,�.� :� �, t �x* . �� � '�*,,,t�, . 5�a � .. '"rcY� �_.;. . � . . „ trt ..: z. .,.,.___: .� `.c ,. .�. �,'�.wt� . -��� .� ' --•' . _;., �• ��... . � a.� .. �5.. ��.�•'� 4,. , . ..., . � 3 - -3 • ' � ,.� �� . .4,,_: �r ; •,�'_ •.: ,;, .,� . � �,. .. ,,. a. .-' - �� , a R[ ��a.- ��� - �' ,�.. ���.. ., •� � .. �y�,, t -- .. ,° �''.t.J.. .�' „ •' .. .• � .. .p".e. �P � „ Yr+.��...�.� ':�� �'r� R I�5} 1„� � �4.,e..�. ���. �.: . ., � } y� � '" _�9k .�: .. . , .,.:�� �._ ._� .�� i, •...�. � M ' . . - <. _ .. n .. ' �� � ♦_ �+'r�.�yw . . ��s "`. ✓ wS.+^'�`t'y."!R tM. 41=�. .N....� �k �. � 4 ..�... . i . � � .. ..r s y .. � . .:,, ..� _ +.�. .... .;: 4..{;` ,r. : " �`,y .� ,r . . � `♦ �` �' �!. S . .. ,�`� ' *i . .1� �.s� ,.8 . .. �r .�•" .: �• �, '.��,�+ �. � ��'�E,.�,�� t ...., - „ . >. ._ �•'- ,.�°"'� � �� .�- ,7"'" ;} . �,a (_ .. -�. .r..,.� .t., � � . ..,�,'{7 . � ' 'v° � , '��� ^n. �, ` ... . . "�y� - �q'" a ': ,., � . .. �i� ...a i. � � t y, $ . � � �,` , . � " '��.€k „ .re . ,es:. . > � "�.�. -, .. _7 a��sq✓ �it f �f - %a'd;i'e . .t e�}; 1, . . . •�1 �. . ' _ ^�� . � _ . . . , _ ' T� .,. _ .: . .t�`�, ,�' ` ' tii� rY ,>.-�.�* � ...... t.-�b`( .. �....,. YFa' .' !y> .... � � :. '"'� �`��� ;R.. ,¢ � . �.'s: . i. c .�. . . �a. - * . ,� _ � �} � L , � � �. « ,�, z � �- � �,Y�°. � , �. _. . . . ' tr ,` _ .. , _, �,� ,d�� �.�=.� . ;-.�.- �� ` •�" �� - - �'.��k _. . . .� ..�- ° _ + .:�- c � _ _ ., ���, r. . - � - w. ` _ .. -..+ � � . .- . s �a _ ��^'K T "-. . , _ . ,_..' a, -t . ...-.. �r. .:. ���. � .� ^ v. �F .. _ ke ' s �'_� d � .. � ..,. 'Y'. ... A�.. .« , . 'PIli�.. . ,',`.41'.��^,.F` �:� j ` �euw�r. �a.. ... . . . sI. ' '`M" L .� _£ �;,-r 7 � �s � y . � ` . '"$,a� .�. 4 . o� +ar . . .. f .. , .�..: > .9 �`}- F__. ' ....' . �+r� . + � .�w, - �,�� _ �$ ,,, �_ . . p��r� . .. .. , � „ „ r . . � , ��. .. . . ` �" II - , -' ^M,. , . �. ... tSt � u - r£ a , � ;a:+-'. yy � Y . ' . .ra''" ., . ;.� a: ",�� � ��d - " �'" ' � . � ':r. -,r < _ ,�,,����., . ,� , �-�:<'.' . ... .r a�. . �_,�w �, �:.�z- .. �. ,:s.... �- ��'` �t #���'w�.���� "g� � +� � . � ' . �. �•. :..�__"_ J . �.- � e .� .. �,. -u. . "����� � .u . .. , .. _ . ,, t - �, . ✓ t . . �� .. , _ f � � „ .�,,. ->�' 3-� �,'�•- -." �. ,.+` . ". � � _ x, �_� 4} f >,,' -:�s"�'",z.' '�r+wiir� .,, �� � � �'�"� � '���� , ��uili � , r. � .. . �* . ' . . _ . . . , � . ts ri. ��n 3 .� .,� a '�'...�v:, . 7 {fi��� : ��. . . . .. . .. ._ j . �'� �t' " .T"r� �. ��'#� . � il �- , .. ,. , <. . . r... . ���,.. g � s .. a � . . . . '� � ` , `a .- t. � ��. . . i , .. � � � ` � �, �� ..- �. . �t „ ,�,. � , _.�. . : , r�. �`s , ' �S-�' ` - a. ^ � . �.,, • ,. -> � .. . !,4, .�• � .: � � .. . �t.+, t^d, � „ 0g > , �►� . ., . , ,,wr �*,",�. �_ . . : �, > ; � a . ;: ��?'�t w -. , �' , � �,_ - . � !� . ,r�; -... '.c».-.��, . .., r, ,y. r* .n i-��r.- 'c" � �l ��: .eia.�"h'. �. , �:se. ,�,.. � , .. . . .,' _' ♦ , . . . L . . +e�et , . y. , _� ' � . .... . ... �' _ _. . . �= c , � -.. ... .. .: , �� � ... � _ .. .. .:"' n� � . - ic�x - ' . ff ,. :' ��: � s, "'`;'�y„ .. � �a .�� . "` � . . . "` . �.� �'��� a £ ... • ! Mt �<�' , a ( �,,�y,� ,, *� ., _ > .; , .. , t - � 4� . ��. �r. . �-. . . .- . . . .�, . � tR �<..,..� : . �...x...:�. .4+�,.'r�1° 'c,`� ''w �.a . . . .._ . . ..., ,. , r y.. . - "�, i'i. } ei4,; � j,�. .. y 4 � ; ,� - �.- , :,. .�.. �. f �,. _ p . :�_ . :...:w - -i� iw. ,."-;'. ,� -1f, � �Y"s� .,y... .;.R ' �. �� i � '. .. . . . . . ... . �>.. ;'{'l, ne .. . �f� "4 . 5 � �" �^ ,�r', �) ,;� . ;�` � +�. ,:i . .� - ' _. ;,,.. . ,._ �� . . .: „a �. ; �',' ����•+� '#.� -,,:� • "��+ • � f o� . _ . . , '� 4�' '1 . . • , . ,„ a, s..•. , (�t- � �t.' x i� .c- y:. � c.-'?�r�:-�P � �- . � _ � . � � � .�� ,w� ,� y `Y� �- . t ! �'.3 e . r � y F ' }'���� :�� - i .. .. . . . � :� ' .. _ -«a_ �. .�*k` � 5 y7� x I'j �� 4� • -. : ._ - . . _�€ �� . . .�� "��' � ' � � ' „ �... � � " .� � ' r - �i _ , . « . � e�,,� , � -. . .. - . ., � � '�� � �.� `'i�'a . fi: � �ts, ; t } . ��'a �'~ y.+[�s , ,k.'4 r,� ?�, t::�. �'�s'Fro �` � t'� t .� y'.L:� �.�" " r� � .� .. . ��'�� � i♦ x :�- -' Y�, >d .'�' �e+'" � . x � � �� � �.+�' ,r " .-, r _ . , �; •. �p: - •y4.,,,,:¢, . ' ,. . �-' . r _.. . ,¢ k. n.t,, t� ,r. � _ . .< � ; . ,� e' : . � s . ,�n+s ..'wsi,�:�+a, �'�� .,:�. ... ..�. .�,., r,. ,..:. .; '_,�. . " .0 ;.;� --'��.Ra ���- " �, ��� w' .yr. ��� 'n` .._`� �"" '� °��,�`�+"Z� ,,��� • ' �•a'* � ,w� ' �- . . :_x,�� '.. . . . . �ae� ., . - ' ,.... .-. �►. y `+ :�,. ''++i�. �1 Y � '� � •.. f .� ... � ,.::. .» . . _ _ s �� ��,;�� . �.� �� �-s ' . ..i.P' � . . . ,. . ' . ! � �� ♦. -:r ' . � + s� et . . t . . . �p � �" �. .yl_ s�R,.,,- . .. � ta .g*"��. ' "."x .`^". eR`i�. ' .�� . "�'f!`�` " . �.�_ , _ �_ �. ,, "`�� - ��, . m � ; , � �� ..[ ♦ ,.�,.�.�!"` .. .�.- � � .� . --� •- � � . , ,�" `,, _ .� ,�'�.. r - , _ , ,�, , z, � �«. . �_ _. r .F. ,� �. , y _ . y �- . ._. `� �-� . . . a.� . �, , .. �,._. . : , .. .. .. �y� , �.�. .,� � n ,� . . . . . :. . . _ � _ . . . , �.�... ,. ' /s - ' 4 s' � _ ' . 7 . � � . . . . . . _ . ' • �,� : ".�•�. � . . . �- ;�•�� . ,.� ' a. .�e.,, - . � �t . � .. ,c,>��*('�.,..� . . � ' ,� � . ' �� �r"'f: . .' � - �� �'�,ax�. .� , i. 7f . . „ � sr #� �- y� (1� ..r..., _ � . F , . �" - �,� �m+ w.��._ �� a�Tm-��1�JM � s. � �� �A r i } � ' : � i a . ., "y . , ,� y Y �w ... ��' . .. �t 9 . .r . , �:.: . . . �,� . '.�.p � ::. .. . �y� Sp , ,.. .'.. - . . .. , ._ ��l h. ,� �� �ti.� _ •� ��wR ��.Yc� _�'t- . � . . �' �k+� arsf` _ < r � � .. � . . . �r... - f; . _ � ...- � ' . ,�L� •; :-4. .�� . � ��, 3 ;' �f_4'�_ - y�y t. �� Y f Wr ,., � p. r` �t;� �r. �,: � . ,� a� _ � .,f� '�' � � s x 'a e*� � �� :r ' q � � :.- . �> -` ' a�. .,F.� . : � �." � _ . . . . 9,,. .; ., + r �i�a ai*} '�s �."' E- r. � � ,.w� . '� ., f:, ' , � ,. � n �� �*'�� . ��� +� � �s ' ! - .. .� ._ ,, d . .. . � : , .. . , , ,. Y ,�, �• . y x �1 Y ' ' � �. � . &E � Y ..�� ..t ....Eu � a�i,�.:. '�..,� "A�l:�,.y '`5 a '� 5�.w.p,�.4�'; tr � _,it} . _ T� T'�'#.w 4P ' �f� �.� � , x . � ., . . ..r ' . , � . °g. • t,'„V�r ":�: ' ,�-�` � a :�", F"-`�°� 'F�` �. , .�-a � � .,. s �, �' �� "i . , � , , , e,,�. : . � �: � . , , �y . �.., f � ... > ..a .. l�.�S�Jk. ^_ t�` � �..?�-.,1 >� b'� ' " . - �5+� . 3 . �3 .. � , . � ..t � . .r � . �,��. � ._ � " ` .1 � wQ � ��' _ . ... A _ sa d,. *�"� �fi ,.v�!A�� i � ..�s /� .i - .$..���yp 4} �� 'yy d' ' d i`Q, . , . �! Sk . , � 7► � ,,,y�w �e- .. w �r,s�—;4.� � ba R.. .., �S � �� .A�- �'S B � �. ��°` . . } - • - . ���##� 'k�� • . 1P' � . - _ - ,. � . � � t a . , r � � � _ ` _. . '�x % .. , I .. .." � i�'.,�w� . �� _ �j�� ' . "1 +s�':y .'�� . � .. - �:r. "_�q .s r�` {,r. .��Af �'� .� � a,- +;�`' a --::R�;r .x'. xa�w �.. ' � r�*�' ', ��.}�,i�' � f .r+'�� ';:� a.� � ��:; a .:��� _�_. .�.�,•.�"i`!�r • ' • . . _ ,. �'. '�`:+r � £,�; .,�� �i4 . � ' ;�s� �•` ; , "� `t+, �,� �X � 1€�,, .}�►` . ��' . � ��' .�. ������t� "� •� �;..�P.° - -.��',ry�'�. `� 't . a. �."� �ex' � a.' ��a� �;�"'r x�-r '$'� �• -�+"` . . •'��� a��r� ��, � s�� : X ...FH'w' .� �� $,} _ . . .y��� �� �r. -��i . �' ��' r�� .. � �F A - y.�x • � _ ^ . „ » � � i i' �� A'- . . } r ♦{'r�.� 0. ....j . � , { ry ' ��:., i .}� k R�f� d d� sI . � -�... �'. � i - . � - , ..' . . • '� � � .i�' n $Ya _ • 4� �. . +j ♦ .. �- w� .i� �`' t� �"�* �*`� �j J�� ."�tw� �t �.. �, - �v:+�' aE - �,,f `� a a-":�� 'a r'-�nw i•,R,'R°f4�" F pi. *�`�. ��Gr, . �;. �� �_ �..��i . . . _..�/C; �. :..t , yY _-. . , + § �� M 4{, .� ,. ¢a �� i� ` � ��'` � : .s..�""3a t rt`�°ti"u��i+ = �s�a s "t r� �i�:s � '� .K�:.� f"a�t. - aw e!. ' `.. • . _ _ - � .�, __ . , , _ , a� K. � ,F. , -s� . � i � .. ., "!' ..... .,,��.�, t �..� f, -.'^ �-"; Er ,,��` �3 £fF�. 'Ji��rlu R��� €JJI r � �^c; .]c [ � �.31m 1� Jl4��'� ��,Y . k , 1. ... u ii �,` . ..�. », .,. ^ a�r . ��"..''`L ��.'+�."'i s,"i`d�` R � � � ll.�J�,�f� 1 .�r� �i.<}��"�J��f'91�'�'�`_".�ff.� �� ,. � » , _ r . ,,. - �: .,.... w . .. _ . �i 't`::+;b yl, ,k J�� ��.' , , 1256ta � .�i S.� ..... .. . _. .. ._ � t� _ _ '... . . . . ... . - . - _'. '_ _ ' ' . f �* �4..�' . x� '�"'.'� Fti . . , .�� . . . .-�� .i� '��'. � _ . ' - �'�4 • '�..k.' g��4 Y a�t ti . ��'. . . ��� _ � - ; f ^�� � f' � �� � � • 4 .- : ' ,�� � ._ . . .. .. � . � . ,. : � +.�.�' ;�� � ` . , , . :� - _ ,. _. - �.�•� ��s'z*'`�.' . �.:. ...; . _ s,� c9. ��. � . . ,. _�_ ��. �� .:i _ �� � f �4� �. 8' �r• `„f� - _ �Y �- . . . �. 1xy Y �w .. .". G_�. . . . �" _ 'a�. ''�n .. - . , �,'� . y�#- .��--s�.,�r i:h' _. . -. }"� ,;� � � .� ir s,��. �K,, . - . . -. �'�� . .. � � � �� . .;;. �` a.�*. " �_� � . . � . � ¢ - _ . � 'k'"rt _ - _y �. � . ��•.3 �"�'��,. ,�p. _ s�Y a.b - •�i' � . . . '- _ �� �/ �; _ � ��� ��. � � �alem C� 1 � �, �- � �" ���,a�sp�£,•;.�_ ��� _+k�'* � `r� - �4 .�t '`' r � ��' 9'rFS H Ol`�/ � 4,� .F� w�.�� a� i,.¢ �a.0 � v._�`� �'�t'�.�i.k�� �� ��• � �,t�.: '�� .. t'� � .. � . . �. � . ' � � i''S; "F,.; _ ' y � �' ��� * � . . • ' .s3►l°� ` �� �'t X-" I � ,�l}��� '..t{' " - `�� 1a �._ 5� y� i.�- .. . � _ . . ����� f.l, t '.34C :� ` -�q{.,� h rr � ��.] �I � fT, :L � n �� _ � . � • . �.. t . .� . . �"'- ..� �"s. � � .r - . . . . � ��. ,�.$�, p_. o.,� . . . � � 's' Y.� :�'- � � .. . . - - �,.�t : � r �_ - , �t; �- - � ; - : �, . _ � � � Legend � � r .: &:• - "�.�, �� � �,6' . � ��fi 6�; � �";�, � � , . *� ,N���%.� � � �� � �y; � Railroad �:_ � r � . ,, ,= 4'- ''� r't.. �t �?. � � .. . � � '. �43� , . _ . � ' . �� s . � •. � � a. � � � City Limits *� t P�Ot��f F�� �':1 � ,� - ."'� r 'i`"�" � - ��e,,"} ,�� a.• °1 .Z`� ." �� . • 1" i' �-']� ;� �� � .. c ..� �,A � ��-� r�,+'i �T � a 'rr �, � �� ,��. - g £ .� � �-=Y - . �} . � � _ L�] b _.� ' � ; ❑ Parcels (2-1-2016) : _ j, -. � -. � � . �`'Rb.�i #. .:7 �j .. �4� . , .. I . � ?h '�� ( , . ,:y . Y '� �.I, t i .��y,.� 4� r, S' s � d--:�� " � . - � z,r# ,��� i'Fr ar��S�. 3 � . '., �I , � y, t" . '�...� ,�. ., 'ay . . '� � �i r �. ' � . . . a :f �.. . '. . . . ...� . '_ I'. �' �� _ ��;, . ' !� .. "' _� �. ;,� Y t� � � .�� �E .. �.�}.� r: � ` f a�.-z:� r.�, � �. ' � i_'�• � ..a`'yc ,. � �., ,� � � ��a: � ` r �., r, �,Y ��, .. r ,� . � �. Y�y t. ,. . . . ,,.;+a r - �, A�.�s�-y E ^�x �:a ' � ,� `" .y�_ )!�k .� ,� 3 � . 'Y�,y� s�':' .. � . �,��""`-{a y �-3�. ,�i . Y, T . ' , .'. .,. „�,� ¢ ., �,-. r. . _ a dwL +tz� x. ��'. � 'f f Y ¢ ..�4. . . . � , 1 '� � ' � . -- �. . ir f. t � � - _ � ± . �-�� ,k Y� _ F ; . ' � -� �a. i .. �, ���� . . � �_ . < �s . ;.`s � '.3:' . � " . - # � �' . . .` .« . . ; ¢ .� � . ,� 4\ . . . .. - . n � � a �'. . .. - . � : aa:.. . � � � � . . r � �. �� , -�r�- '� ,. ..� - . � t �i . 3 .n . .'. .�. 3i 'r'CF' . S x�'� ;���s �` � '�,r �Yi ,. .��.� _4_ y J._ �c . � s4. ,.� g . .-c r - � . _ . `4, •" � .' - A . i t ^�. .� t ... - ... ' t. 9 �.�4i � �.�.}�7 r � ��c y���� - '�:, i �k'k�, »�`"-.. . . r �r , � . . . . ,.� � �. i. 5"f E��� / �,- �l /� , 'b � '� -t. x»�,. _ -r. � � � #.�o��"#•�S " T S �' F'C� �. .;i�, _ .��� 3. �. �:., �� " fi��, �, y.s �)x '{�.� 1 f a.'�w�{.�, we.� a't .. t„ , . �'-� _ . . .. .�.._� Q :.� �p,r � � ^ .?�i � 1'. d '�:+�" �" , � *� �'', t�. s .. /_ , _ � -. , r ., Kt'9`' y�f•'� ;y`- - N ° i E�� � �� ♦. � '� M��. K"��}y. � �` '�, .t;�,t��.i�t f a �i a�'��- . � �w -` �• �'�t`��. ' . ` � . ',i � �•-: t�' "�� � . . . � . ' ' . p{ ���r,, # �� � }r 'r� ' t ,o'� � �ti � � �, �"�'. . . '�„ . . . . � , . 'y n � t ! . . . `i + a` '� '( F�� =� • [ � W�'' � '� Y� f- { y a'� ;'` ���z ��' ��F `� • ��? � t.r ,` ' � , �4^ ��� � �+ ,J�� -'��'F,� � . . , fi�r,g E� . . ,��� . �.c� � O� �� !"s y,• �� '� s �r ,drb ,� s F ,� 4 . - a, � . ' . . Rm„r'�� .. � � �., �� �f �.:$ '± � - �T��v a � �` } 'i� ..., � : .. , _* Y - . - -r;. , . ' - � '3�� •{ , �. � .y '�.'t���+ii!=.�� �. � . , . . ,: . .� •• . � " _ ' �.T, � � . �da r; a ,r i�d� "*���� � fi`�,,�,�., * "�. i. �- ��� � �� aP � ��i� t ,�a . a �,'.` . r' _ 1 . ' .: �-�,, ... �c. � ' �. . '!'.'S � �*-�' . a�x..`'�i��s 1�_ � _.. - ,rk �� � '� 1R � , ' . .. � . .. .. � }�' P 1 �..f 1 ; F� s�' --1�' �� °�... I� .. j� `EJ ' T• f yv •el i�7 d .� �.� � . i 5 . . tP' , .�4.,w[ _ � � ��{i .` �a.;T _ � � � `e ' . �Y ( �. � �' ' - [ ��.-� � +.�,��: - l � ��ee,� � >� _ - ��-�- �; �' w.'�., 4 > . > �4 ��� z � � � �� � 'f r,. .���.� w +c .,.� .. � : ;. � ',� 't � +,�y':� - � ;� •4K5 k� y� � .. c � r. �� :�G � . .' � _ 4„ ` i.��� L� � �� _. . j � yl y�}. `�--- R�� �•�y �£ � � 1• y�d1 ��'. t'�, '(Y .. y = �, . .y��. r�"'�s[e. -F HA . ,.� Y, %��' >�"a� ',�"'ft7 t i4 � � 'a E ,�'a �, "°y. e � .,+i Y' � a a`^ �- ': , s ��w`a�y' .- . �1 ��..``r'"� �� �:� �',y, .. ��• . -0 ��' �� �-�� � ��� ��� � ���; �� � � � yn* '4. �.�# _. I"[��`- p*a. Y°.� •... " �a ,. �. IP`. - �r ��v�'"�- a' •� v .� x .*l . .,.,a„y�� �z �,�r' ' ���� '� a -. � 3� .�# � '4� �t; � ,{�' .� �+ ��- --��" �i . ' .`�s� .�� - s..: , ytY� .,� �'�"'. � � . � ' d�"'�l� � � � '�F.� J� s .,. � R . �..� . ��7�� -r -�` �� � � �". �- . J'� �A- ' � `a � ' . "T�i .��.� r» .� .�c. :+A'�..''F�s�494`.: �- � . r',1Q � s�i,�� 'c - _,. Y �, �t �. . ti � �; '� � � �,�` � �. g� + * i Y ���� . � �t�- 4� �'�. ��,J _ ,����� r , ti,... �d �. ,��-. �A�a�y,r t . 'QIf � � � �, ti.'� .`i � S . s ,; - � � .�.� .. f , x.: - . _ , K n ` -��. . �.��� i t�- � .. � �"��-a� ,� `}�;- ,. � < - k � �y� �� � �a . � : .� . �yl q „ - s �_-� .,f. _L _g� ' �. ' , t ,. � � s'>. (� J a. � � ' . � . f�'3 Y g�!. , .f _ � �_. 'µ ��.. p tsd. '�'. . . . �� . .... + 1 � � {{ =.r �F��� �� . `_.. � ��,� . . .. � a � d�'y. �1� _Y� `�* . �. a$y",T; �Jlt ti. - .a As � _ � " ° 11e °;* � „_ �� `� " �`f�,�[r�— '`�`.�� _„� � ti�� - � � : n , :s ,�'' �� � _�L�", � . _ � . ��' � z " r , . t ��� _ ' . � � � , ��!` , y ��� �• r'� '� ,- .,, � . : � �'� } �',- a 'c s;t �.� '� s ! ;� { . ``� .'+�';.� �4" � � y �. : �1 t �, ,t{ `�.< � v , *� . . ._. �_ .t. �P fl_.c '.s � , �� � r: . ' . �s.. . 4 fi . ���=g. � - i�{ r�i - _u ._ . a _�- � --�"`� t�� _ � -- - -- "�.._:iy �.�'�-:_ — Disclaimer: This drawing is neither a legally recorded map nor a survey and is not iniended to be used as one.This 0 105 Feet drawing is a compilation of records,information,and data lowted in various ciry,county,and state offices,and other sources affecting the area shown,and is to be used for OO Bolton&Menk,Inc-Web GIS 3�16�2016 11:47 AM reference purposes only.The City of Orono is not rr�nonsibla fnr anv inacniracira hrrrin cnntainad. � =� �... ;„ , 'A s��+� .n�g�}'v�� !�' . � � � ` �� � � � �"'� +r�^— � � �'• �}�.� � �� �. ����� 7 '� " - � � ��� � q�� ;.+1Q�. Y � k"� � � � �'71 ����x �-�'714,.. � - � W� � �i=:� dw� . '�{'r .tx 4 � y�� ..� �i�..: �.� '� . . r �. ac '�.� ��e� � � '°,� �4! "' 'g'��4� � �:�tk .�'rfi�i �t�'� � �, ° � 5�%� � �� �� v �." ��� �,; *� 5 t,...� c tY�;: .y,;,. `'` ' � �2� �'` �a;� �� � � ,� fW �, i ar A� :,'a,•. +� �; , a � '�,�.�,-,. ,� ,. n � C {,�r` .��' .. , .�' '. , �., � t�4 p y � ,�.':�� ;# � - �}.; y ��r4� �,�� ''� ,.a.� �� ,�;." �t r�` a� �t � '� � �'; '�"n 4 � �.'` � ., +,,,F :� ,} � '�"� � K � r ��, y .�', 4� ;�+�h�Y'�y�;;�c, .:�y, . .� R,� , . . � . � a � �#"��:i ��� � .. � ,�°� ,Y". ��.�}" ry �s� r:` � x ; " , � �..' . . . . . . �'��"� �k,`� ��r � �fY�$ ` � �'*�� '�' � � �+4 � �. �^ .`a"h�ti f� + »cc,;�,- .�.#:.� ' s. .. �� +-,. 9 ,• . � f R� . jg L' �p,y ^'�."�,A' k '�, �-' �`,{� , k- X;.' �„ : �„��� � �-� ��M � = a �� � lt. � .. ,.��y; � - `. '�,� � pi �. '.L-§ iY � .$', . ' ,. i "�,�,'�� �' - � .`,I� �Cm;� v�'^+� r4u,n, �„�� �'' ,,��� � [�'' � .� , . . �C"��� �..� . � � . . . �,a�: ^ � ��'a � ��� � �� � � � ' ;�� � � '�', � �� �� � �`� � ���� � ,. � � .� . : z �,e� ' �� ;. r < � ,��,� � . i.., .,� x'. ��� . . . .; 9 �,.� . �t'� � � . � ,� %""�a �p �� i "�t ,,� t , � �� s , ��4� M , ... ..� 1'.i Fy�. S� t y .r.:"� .. n.%. � � ,� A � ' � �` � � �', y E f� � �4 � � :. . � µ.p- ... , i� .:: - �, . . �hn'F�� 1 7�-'.. £:T.��'�{: �� ,.- .9 t . .. '� 4-... � � y � r . qQ 4. � �� � .� 1bA� � . , E • , i �� . �g 'ry � � -,.. - ��. � .;�1 '6 ,7'-� � '�j, �� _3[ iy7 '�`jg�" � y � � �a s _ ��'c'� ����` -�� . , � :�.( i� }' ��`'� f t `��.���',� ���+, +� t- �}�:. 'r .�, d"�'c. fi♦ ,�w..: •, ;.. . . v �.. ... . �.. �, �N. �.,. ; . . . � . '�'� . . m "+�.'. , ... +a �� ��� � <'�+.��° 'a a +� ,i. � � x�t��: . ���"� y,'�..�� ". +.�" " � - - . � �t ,� �" � � t,�rw�i' . �Pu - ' � �• � � � ���� ��'�� 4��` . `�` d � :' ✓� .�� � '� �� .�' � ~ �d ��7�.,. �,��,�a�r� y�1:,�� 4 �� E s� d '..� : . ' :' � � . � e: .., '� . �� h �'� �. .�aw, � .� ,,, � k � �:=� , F..:> ,�;'�� . .. �^*M +3� � �s^� '�,�M'�`54'� �j�' t R' v .� �.� S . +��'+ '� - a„''� .. + . w ix F n i. � ,rv:. � .�. . �.' f . .� �f�t .:. tiI y` e{f� ..� ;�, 3 ���. V G ' � � � � . � . _ , x „z' �-'.{ m� '�o•w "s$�a`"�z Sr^�,, '�i ! . �, Y� t � �' 1� �����"�Y, . � L�� . � �XE"��'� - . �. � �` � '�,y��t a&�;��Y a ���� f ����d �� " � :.;:.t; . . . . '�i.;.., o- "�1 ,�c4^�,�.�,'. �� . . . . . � � �_ # �.: -� . . . . .. � � �,� r �'' .. ' � � � . . . � � —� ,+� . �, . . . fi '�� . "'. . . �.f�.,�� . �F`x� �. .. . . . � �� ���� �'�' �' � � .. � k . �. ��� ' - � . . '`a.'$ `t' r �k'^5� >�"�+ S` "` , � z � "*x`� : .°�S�'��,� �� r"' �`'� ���t�,+'�'����� '� s,� ` '.x �5.�, � �¢�� .Dj�,�".���., '���� F" '�, 'f �'M ��t� w�"�&^ �`, d,� � �..��' F",t �„�. s .;� . . , . :��+��- . �.a ,�i. > .. � ; ��� �� � _- :. � � � ,. , . .. � �•. �y�. � '�ih '� { � 48 �,� ` � ` � �t �+' �, ,�,. r � f� ^ ,� 'h ,if,,, w . "�'�,w ..�. .. ,.„ i � , � � a f++ 't^�'' �#�+ � . �`�F.r�. ``��, �„� .y,#, �:�,�' 'u � n :� �� r �y,.'�""r a+ � �ry'�aL:., ... � . ' a.� '=.4 t . . - �a.'� -�"F'_zs.�`e- � w�' 7� ,.,� g; �w' � � i+� � �. ,� �,;'+ ,. ,. , '� '�v'' � ya 2��Zr �s�y�+ wtatiy r�c r dk }: ,� �,���+ V��I � I I��IIII���'�tl I ��� � � °•'� - �op� �, C�'�'��7 1 i � , . �i � �. ,� y`' s �a � iha� � ,�� �a �4 I � ��°'� ; � '�: � u, � `� �. � �. :. �c�. :t� ;:., � �'� `�. s, k. � y�''�� :.w �¢,t�'• a �..� � '�` �,y �,��y X.;�' �.' � 4 �e + � '�, �� <,��.�,�,� " � . "Y m,� .4 �,�;y,�g.,' � �`� � :. "�"i� �, ���¢u�,' �� Y, � � � � ��.��..., �: � r�����'��, �' �'.:� £ � � � �� �;;: ' � �m, � � �� s ="� , � �� ;�.- ',��� `iv ,. .' , ' , � -,. , ;, ;'" r z ,� ,`� ��� � �i x � ��e �.: �� �� Sy4 xy, .. n u:. � e s, �-. , ,� ., t�. � , . .. .. �a y .$7, � '"- ^� �.. l7 v.. �. . ��. � � �Ny:� ,� �� �'��� ��� ��"�, _� � � ��.�k�,r�. k,� . �'��� � � ` ��u" � �� , �.� � ,� ��. �, �� � n�{�F,x . � t� � � . �- d� � � � �� '� �� � . . � . - ���r '.i�w1K �<.� ��� � e `��� ��' � . � � �� � � s y � . „ - �,. dy� - �f.: y �,.d_, .Y. T y�� � .�d� : � . "�* • .g' �', � .. �t,�'�'.. v� � � '�� � X�` . . . - ,r. � . � ��-. � � ��rT�- . � �r- .: .- . . . . � . ,. ; s .. � �, . . �:. � .:. � n'. µ E� `� �.•� �'... - - .�, - � � ��' � .. ... � . � ;� }��s a, t;- , , VV � - � - �ti �' �r . _ � � �a� ' s- � � . ��t :'..,a� :�L.M�` � � .'� � y�',f�„,� � s g �:� � �' ,..� . � , �.�.�'' �.,' �r y a,`�� s .� . � ��;% � '� '� ,�a, ,� � '�� ,� '� ��_ ���t.�.:���,.,..: � . s � �.. �,, G. ' � � + e' � �t.. � k ,� . �F . " � F� �� � "`r �� . l`,. ,. ���� Tp.,, �. . � . � . f ,. � _ -_.,� �F. � ,: � . li� ' �.. :� �d� "�r , ,�� � � .� ID . � 1 v < tl' �_ . '.. q � . � •� ���4 `; , .�., f . .:�! :� .. � .� -.. „�. � . *. �... : �3:, , � � � , . � ,�a ,. , � , r . , ., ,.r .,„,. . ���.. ..w yk . ... . . . : . ,��'� y� �.� s �p �f�' y '�, ' 'y aw . - . . � , y . .W . . -r. , 1+ . }., � N ��.;; �,.. , ���,",�,,.n a,"� ,.. �- .,�r c . . . y ��&�� �.T, t'c� 6., � '�� �t � � ,. � � �y ' � � ,�� ' � {ry � ks 5`,�� {+�45�'�� .. '�� PT. ea„ >i ,� �� . . , y �� J.., BI F. 4+F" '�} " ,�„�y . d.- I}� ��� �"�a �' �r . ���3; � � , � : .v . y ►. 'a'� ' , �"�. � � .�,�.# 4" '`�� ^3`s�`� � � �s �+ d� � �'"�F , . . T.. " " r „ „� , .,�. ,�p� . k w a � �.� � �*4 � .. . ''� � Y'� :9 , t y' t'C'� f ������ •*v�, '� Nt^' : , �.ok' � �, '��a',�+,.��. �� .:• t�M � �r x f � � ,�:h . _ _ ` _ ?.' -T� 'S� , . .. . .,�� . ��,a� .., � ". .. ^�' �' . . ,�.. .y.. 7� a>. . k , � .- : � � _-: ., .�.� .S. ,_ , t��; . , t� ; u�^� �., ::...� „, \ i � � �. �. � . ..: %.u. � . _. Hennepin County Locate & Notify Map PCExhibitG Provided By: Resident and Real Estate Services Department Date: 2/11/20�Ei s 27-118-23-13 �xh Av e N a�th 27 118-23-31 . 27-118-23-42`� � . ��� . ... ?.;;,1�,. . � l f.�.,t11!'r '-�1A�3 ist)8t�. � .�. { ,.. �e�.i v. . r Z7-118-23-42 ,�- �',`�., , , ' . 7� � � - � � �� " �:<<<<�.�r��.2 �`:Z:3�4____ � 27- 18-23-43 -�,...�,..--�,•w._.�.._,� t .... r��.;� � 27-118-23-43 34-118-23-21 � 34-118-23-12 Buffer Size: 150 feet o �20 2ao 480 ft Map Comments: � � � � � � � � � 925 Brown Road North Orono For more information contact: MN 55356 Hennepin County GIS Division RECEIVED 300 6th Street South Minneapolis, MN 55487 gis.info@hennepin.us FEB 12 2Q1F � � CITY OF ORONO # 38 i naynv-v:1'uuts'� ; w�an-aod paoqa�a�aa�an�� ' ap sua5,- i �0915�,v�nH ii�eaeb ai zasi�i; , wor�Gane•nnnnnn �ap ui}e a�ny�ey e��zapdaa � inbt � � � PC Exhibit H 38 27-I I 8-23 31 0013 38 27-118-23 34 0009 ' ERVIN&MICHELLE WACHMAN JR DONALD&MYRINA KLEINSCHMIDT 213$SALEM CT 2015 SALEM CT LONG LAKE MN 55356 LONG LAKE MN 55356 38 27-i 18-23 31 0014 38 27-118-23 43 0023 BRUCE W&MELANIE H DEWITT MICHAEL 1 GEELAN 2145 SIXTH AVE N 900 BROWN RD N LONG LAKE MN 55356 LONG LAKE MN 55356 38 27-118-23 32 0017 38 27-I18-23 43 0025 ERIC S ZONER GARRY M&SHANNON J BANKS 1050 COX FARM RD 960 BROWN RD N LONG LAKE MN 55356 LONG LAKE MN 55356 38 27-I I 8-23 32 0018 DAVID H&CAROL A NARUM 1000 COX FARM RD LONG LAKE MN 55356 38 27-1 I 8-23 33 0012 DANIEL VACEK&SARA VACEK 980 COX FARM RD LONG LAKE MN 55356 38 27-I 18-23 33 0021 THOMAS D CARLSON 850 WILLOW DR N LONG LAKE MN 55356 38 27-I I 8-23 34 0001 GKEGORY G REITAN SALLY S NEUBAUER 925 BROWN RD N LONG LAKE MN 55356 38 27-I 18-23 34 0002 THOMAS W LANE 915 BROWN RD NO LONG LAKE MN 55356 38 27-I I 8-23 34 0007 PAUL BIEGANSKI 2095 SALEM CT LONG LAKE MN 55356 RECEIV�.� 38 27-118-23340008 FEB 12 7d�� JEFFREY E SODERSTROM& MARY R SODERSTROM 2055 SALEM CT e�{TY OF ORONO LONG LAKE MN 55356 � 7 � � � ,� T09�5 � Wla6p3 dn-dod asodxa � �aded paa� � �09L5 a;e�dwal�/Ganbr a � � �A��d a � o;aui�6uo�e pua8 - � � slaQe-� �aad�Ss � � � - RE , PC Exhibit I ADJACENT PROPERTY OWNERS' ACKNOWLEDGEMENT FORM FEE i � c G,�� I (we) ��.�{Y1 � `J�1.G}�t- �,,G�'V1-e of ���'J � • Q 1 `� CITY OF ORONO � l�J�L�W4'� � [print name(s)] [print address] have reviewed the plans for the proposed improvement or proposed use of the property located at also referred to as Land Use Application No. I (we) understand that in executing this acknowledgement, I (we) am (are) not asked to declare approval or disapproval of the property or use but 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. � �n L�� �- r 1� Pro erty Owner Date # 3 8 1, 2 . �/ � � Pro 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. /xWY�'rihtKw'xY�'x'x'xVriYYxY27'�'x'x'xSfw'x'�w'x'�'w'�ISY�w4tw'Yx�slafw9lx'fKXa'x'w'wYlx�x'wAf�Y�Is2w'w'�'w'sfw'�h(w'w'Yr#YnF*£i aF1F5F�FYr'9FlFRSYffYY1CXYYfNlY�Ptllrif2�Iffx'w'w'x��Fa'� '--- ADJACENT PROPERTY OWNERS' ACKNOWLEDGEMENT FORM I (we) �N e P!'l-Y,r'►nnt l��0��)�1.�0� of �°lS�c�, � [print name(s)] [print address] have reviewed the plans for the proposed improvement or proposed use of the property located at also referred to as Land Use Application No. I (we) understand that in executing this acknowledgement, I (we) am (are) not asked to declare approval or disapproval of the property or use but 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. � / -3/-/� erty wner Date �-s�-•6 # � 8 � 2 , roperty wner 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 8�Zoning Office at least 10 days prior to the scheduled meeting date. CEIVED Variance Application—January 2016 FEB 12 ��l 16 Page 12 � �Cltl(OF ORONO , Item 5 Date Application Received: 02/17/16 Date Application Considered as Complete:02/17/16 ���0 60-Day Review Period Expires: 04/17/16 To: Chair Leskinen and Planning Commission Members ��'� �, Jessica Loftus, City Administrator �k�sHo�`` From: Melanie Curtis, Planner mcc Date: 15 March 2016 Subject: #16-3813, Dale Gustafson o/b/o Matt Burns, 1180 Loma Linda Variances Public Hearing Application Summary: The applicant is requesting hardcover and lake setback variances in order to construct retaining walls within 75-feet of the lake to support the slope. Staff Recommendation: Planning Department Staff recommends a partial approval as noted on Page 5. List of Exhibits Exhibit A. Application Exhibit 8. Practical Difficulties Documentation Form Exhibit C. Survey Exhibit D. Submitted Hardcover Calculations Exhibit E. Proposed Site/Landscape Plan and Wall Cross-Sections Exhibit F. Aerial Photos Exhibit G. Site Photos—by owner Exhibit H. Site Photos—by Staff Exhibit l. Property Owners List ExhibitJ. Plat Map Background In February 2015,the City issued a permit for an in-kind rebuild of the existing boathouse on the property. The boathouse reconstruction is now complete;the final step for the property owner to complete this spring is the final lake yard landscaping. In order to stabilize the portion of the slope between the existing stair and the boathouse the applicant is proposing tiered retaining walls on the south side of the boathouse with vegetative screening. Because the retaining walls are not considered an allowed structure within the 75-setback, a variance is required. A 1.5 foot wall is also proposed on the north side of the boathouse to facilitate a continuous flat yard right at lake level. File#16-3813 15 Mar 16 ' Page 2 of 5 LOT ANALYSIS WORKSHEET Section 78-330-Lot Area/Width: LR-1B Lot Area Lot Width Required 43,560 s.f. (1.0 acres) 140' Actual 20,047 s.f. (0.46 acre) 96' @ 75'/97'@ OHWL Section 78-1405 &78-1279—Retainin�Wall Setbacks: The Code states that Retaining walls which do not exceed two feet in height above existing grade, which are located within the property and at least five feet from any property line, and for which the amount of imported fill associated with the structure does not exceed 20 cubic yards, do not require a permit (failure to meet all of these requirements triggers a permit.) Because the proposed walls range between 1.5 and 3.5 feet in height(tiered walls), requiring a permit. The 1.5 foot wall is labeled as a partial in-kind rebuild and extends from the boathouse to the north property line. The walls on the south side are set back at least 12 feet from the side lot line. The walls as proposed are situated as close as 10 feet to the lake. Section 78-1680 and 78-1700-Hardcover Calculations: Retaining walls are not permitted within 75-feet of the OHWL,therefore unlike retaining walls beyond the 75-foot setback,the hardcover resulting from the 0-75' zone retaining walls is included in the overall site hardcover calculation. Stormwater Total Area Allowed Overlay in Zone Hardcover Existing Hardcover Proposed Hardcover District Tier 5,011 s.f. 4,307 s.f. 459 s.f. 4 493 s.f. Tier 1 20,047 s.f. ' 645 w/in 75' (25%) (21.5%) w/in 75' (22.4%) Applicable Regulations: Lake Setback Variance (Section 78-1279) Retaining walls are not permitted within 75' of the lake, therefore the applicant is requesting a variance.The applicant's plan involves constructing tiered retaining walls between the reconstructed boathouse and the existing lake access stair. The area between the two structures is unstable and appears to bulge toward the lake. The applicant is hoping to proactively prevent any further erosion and failure of the lake yard with tiered retaining walls to stabilize the area.The walls as proposed are less than 4' in height and are shown to be approximately meeting the required separation distance so that an engineered design is not required. If at the time of building permit the City's engineer determines engineered plans are necessary they will be required. The retaining walls are the only new hardcover proposed. The majority of the proposed walls are new;there is a small portion near the north side lot line which will be an in-kind replacement. Aerial photos and photos submitted with the boathouse building permit are attached. Hardcover Variance (Section 78-1680) The retaining walls will not result in an increase of hardcover over 25%as permitted and the tiered walls appear to be necessary to ensure stability of the slope without significant grading landward to stabilize the lake yard. The wall proposed on the north side ofthe boathouse File#16-3813 � 15 Mar 16 Page 3 of 5 appears to be solely to facilitate the continuation of the flat lake yard area. Governing Regulation:Variance (Section 78-123) In reviewing applications for variance, the Planning Commission shall consider the effect of the proposed variance upon the health, safety and welfare of the community, existing and anticipated traffic conditions, light and air, danger of fire, risk to the public safety, and the effect on values of property in the surrounding area. The Planning Commission shall consider recommending approva/for variances from the literal provisions of the Zoning Code in instances where their strict enforcement would cause practical difficulties because of circumstances unique to the individual property under consideration, and shall recommend approval only when it is demonstrated that such actions wil!be in keeping with the spirit and intent of the Orono Zoning Code. Economic considerations alone do not constitute practical difficulties. Practical difficulties also include but are not limited to inadequate access to direct sunlight for solar energy systems. Variances shall be granted for earth-sheltered construction as defined in Minn. Stat. § 216C.06, subd. 2, when in harmony with this chapter. The board or the council may not permit as a variance any use that is not permitted under this chapter for property in the zone where the affected person's land is located.The board or council may permit as a variance the temporary use of a one-family dwelling as a two-family dwelling. According to MN §462.537 Subd. 6(2)variances shall only be permitted when: 1. The variance is in harmony with the general intent and purpose of the Ordinance. Granting the lake setback and hardcover variances to allow the Improvements to be constructed within 75 feet of the OHWL would be in order to preserve and protect the existing slope in the lake yard and will likely not alter the essential character of the locality. 2. The variance is consistent with the comprehensive plan. Granting the requested variances to permit hardcover and structure resulting from the retaining walls is consistent with the priorities outlined in the comprehensive plan to protect lakeshore. The proposal includes screening of the walls from the lake which is further supported by the comprehensive plan. 3. The applicant establishes that there are practical difficulties. a. The property owner proposes to use the property in a reasonable manner not permitted by the official controls; The owner proposes to install Improvements which are residential in nature and reasonable from a residential scope. b. There are circumstances unique to the property not created by the landowner; The owner has proposed a solution which will protect against failure of the slope. The existing slope of the lake yard was not a result of actions by the owner; and c. The variance will not alter the essential character of the locality. The variances to permit hardcover and structure within the 75-foot setback will help to maintain the existing slope and character of the locality. Additionally City Code 78-123 provides additional parameters within which a variance may be granted as follows: 4. The special conditions applying to the structure or land in question are peculiar to such property or immediately adjoining property.The slope of the property combined with the pre-existing improvements is a unique condition to the subject property. File#16-3813 15 Mar 16 ' Page 4 of 5 5. The conditions do not apply generally to other land or structures in the district in which the land is located.The subject property's specific slope conditions do not apply to adjacent properties. 6. The granting of the application is necessary for the preservation and enjoyment of a substantial property right of the applicant. Granting hardcover and lake setback variances to allow the retaining walls within the 75-foot lake setback is reasonable and necessary to preserve the property rights of the owner and supported by the vulnerable lake yard slope on the property. 7. The granting of the proposed variance will not in any way impair health, safety, comfort or morals,or in any other respect be contrary to the intent of this chapter. Granting hardcover and lake setback variances for the retaining walls within the 75-foot lake setback will not adversely impact health,safety,comfort or morals,or in any way be contrary to the ordinances. 8. The granting of such variance will not merely serve as a convenience to the applicant, but is necessary to alleviate demonstrable difficulty.The applicant has demonstrated practical difficulties which support granting of hardcover and lake setback variances to permit the construction of the tiered retaining walls and in-kind replacement of the wall within 75 feet of the OHWL. However, a practical difficulty was not demonstrated which supports allowing the additional portions of new wall on the north side of the boathouse within the 75-foot setback. The Commission may recommend or Council may impose conditions in granting of variances. Any conditions imposed must be directly related to and must bear a rough proportionality to the impact created by the variance. No variance shall be granted or changed beyond the use permitted in this chapter in the district where such land is located. Septic System Status The property is served by City sewer. Practical Difficulties Statement Applicant has completed the Practical Difficulties Documentation Form attached as Exhibit B, and should be asked for additional testimony regarding the application. Practical Difficulties Analysis Regarding the retaining walls between the boathouse and lake access stair, staff finds practical difficulties exist in the existing condition,and the need to stabilize and protect the slope from failure. The wall on the north side is a partial in-kind replacement;the applicant is proposing to construct a linear wall from the boathouse to the north side property line where it will meet up with the neighbor's wall. Staff conducted a site visit and based on the observed site conditions did not find the slope in need of a retaining wall to be maintained on the north side of the boathouse. The wall proposed on the north side of the boathouse does not appear to be critical to maintaining slope stability, rather will facilitate continuation of the flat area adjacent to the lake. Possibly this area is used for winter dock storage, however there are other options for dock storage on the property. File#16-3813 ' 15 Mar 16 Page 5 of 5 Engineer Comments The City's engineer has reviewed the proposed plan and did not have comments.An additional review by the engineer will occur upon submittal of the building permit for the walls. Public Comments No public comments have been received on this application. Issues for Consideration 1. Does the Planning Commission find that that the property owner proposes to use the property in a reasonable manner which is not permitted by an official control? 2. Does the Planning Commission find that the variance(s), if granted, will not alter the essential character of the neighborhood? 3. Does the Commission find it necessary to impose conditions in order to mitigate the impacts created by the granting of the requested variance(s)? Is the proposed landscape plan sufficient to screen the entire wall area, and does it accomplish the City's goals? 4. Are there any other issues or concerns with this application? Planning Staff Recommendation Staff recommends approval of the variances to allow the tiered retaining walls south of the boathouse, conditioned upon incorporation of the proposed landscape screening plan with additional screening in front of the bottom wall. Staff suggests that the portions of the wall proposed on the north side of the boathouse which are not an in-kind replacement not be permitted. Should the planning commission recommend approval of the wall on the north side a planting plan should be submitted which offers screening of the wall from the lake. , PC Exhibit A Ci#y of �rono Variance Application StreetAddress: Applicatfon# �D► �O A SO 2750 Ket{ey Psrkway `� o �3 1 V Orono,MIV 55356 Date 12eceived: —/ _/ Me(n: 9b2-248-4600 ��: fax 952-249-4616 Fee� �'�(j 'S 'a +� P.�O.�B xBB�� EsCrow#&$ -- `° � G� Crystal Bay,MN 55323-Op66 Permit Fee t�xES HOR�' Nptes: Please cflmpiete. Applicant wiil be not�ed within 15 days as to the status of the application. Incamplete applicatlons will n�be placed on Planning Commission Agendas. SITE LOCATIOiV: 1 i80 Lvma Linda Avenue, Orano, MN 55391 (�$-/�7-�3� 3-v00 a.. APPUCAPiTIAGENT IfVFQRMA710N: Applicant Name: Dale Gustafson Phane(Primary): 763-544-4215 Applicant Email: �����nk net� --- - Addr'ess: �1Re1�5 VU�rrnsin As�p Nn City: Cqlden V�Ilev ZlP• 55427 Applicant is: Contractor Hpmeowner (Circle One) PROPERTY OWNER IiVFORMATION: ❑check here if property rnnmer is same as applicarrt Name: Matt Burns Phone(Primary): 95z-472-9212 M811111Q Ad��55: 1g66D Azure Road City: p�nhav n ZIP• �91 Email: matthewmcburn�r(7igma1l nnm APPUCANT/AGEI�{T AND/OR OWNER: � . Agree to provide ali lnformatian required or requested by the Planning Department, � • f�qtee to pay addiBonal fees (staff time not covered in the original f�payrr,ent) andlor wnsultant e�enses incurred In review oi this spplicatfon,and � • Certiiy that the informa�an supplled is true and corrsct to the best of hislher la�awledge. TNe appNcant and owner recognize that thsy ero solety resportslWe tor aubmlttp�g a complete appticatton being aware thet upon fatlure!o do so,the staff has no aftema#lve but to reject�t uMll It Is compiete or to rec�mmend the requeat for denial ot the requsst reyardlssa aT lts poterrtlal merEt. �• Acknowledge the Escrow Agreeme�t is completed and signed. �r�. Tha Owner fiareby ecknrnMedges and agreee to this applica6on and further authorizes reasonable entry onto the propeRy by City Stsff,consuttarrts, ager�ts,Commission and Councll Members for purposes of investigation and verification of this request ���. Owner and/or Appltcant acknowfedge they must be pteseM at ap scheduled revlew maeUngs oi the Pianning Commisslon and Council, If an appliqnt andlor owner is unabla to ettend a scheduled meeting, pleese make arrat�gemen�to have an authorized represerrtative attend in plece of the applicantlowner and advise the City Pianner assigned to your proJect ApplicarrtlAgerrt Signature: Date: �ebrua �s,zo�s Appiicarrt/Agerrt Signature: Date: � Property Owner Signature:�� � � �— Date: Z Property Owner Signature: Date: Va�fBnce App�Uon-JMuBry 2076 RECEIVE D Page 2 FEB � 77h4 � _ _ __._��_ _�_,._ -- -----. ciN o�oRonfo __ #� 3 81 ,� . pC Exhlbit B PRACTICAL DIFFICULTlES DOCUMENTATION FORM This #orm is a required submtttal for Ai.L varfsnce appSications. An application will noi be considered compiete or placed on any meeting agendas until this farm is complete and submitted ta the City. Minnesota State Sta'.utes Section 462.357, Subdivision 6(2)requires tt�et practfcal difficulties be demonstrated in order for a variance to be grented. ","he difflculGes must be unique to ihe property ss variances run with the Iand and not the land owner. Personaf and economic st[�ations are not considered val/d praciica!dif�rculties. fn otder for an application to be heard by the Planning Ccmmisslon and City Council practical difficulties having merit must be dernonstrabed. HOW DO I PROV�A PRACi'ICAL DIFFiCULTY? This farm has 12 poin� outlining the basts City statf uses to deiermine if practical d�culties exist and how the variance will afEect the surrounding community. To prove practical difficulties, address a!I the relevant pofnts listed below and answer them as clearly as possible. Since you are requesting the code exception, you have the burden of proviny that the ve�iance fs justified. 'fhe information the City receives is wha:is used in determir.ing a denial or approval recammendation. If you lesve samething oui ft w(II not be considered. PJease address each of the tr�ehre practrca!diffrculties criterla ss they relafe to the reques� if they do not apply, wrtfe N/,4 in fhe space provided: 'l. "The property owner proposes to use the property In a reasonable manner not permitted by the Zoning Chapter.° ThP �re�r cnti,r,Pr intPnda tn t�cP the�y��ac thP� ha�� in thw�act tn�pr-ti.ida rriainta�n '�ia lanrls�ranw hot�.�nan tha hnat hnii�e AT1PI tI1P C�p!'�Q , �� 2. "The plight of the landowner is due to circumstances unique to his property not created by the landowner." The homeowner has attemeted tn maitain tht� hank w�t�,r,�rt retaining walls and nlantings but has fo�nd that it ic extr m ly hiQh maintenance, and Q n ral not r liabl Th i�=,mo�h�e�anC and durable solution in this area. 3, "7he varianc8,if granted,will not aRer the essen�al cha�acter of the focality." _ Tfie character of this la.n.�crane k�ll = imilar to others in the area anri whnn the ���.,,�+�«e thev wil!essantialfy hidA the rQ aininig���alls that will hflld the hank tog��Pr 4. "Economic considerations alone do not constitute p.►aatical difficuities if reasonable use for the property exists under the terms of the Zoning Chapter." Economic considerations are not a major factor for requestinq this solu�ion;the survibility of the project is fhe ma�or tssue for the reauest of the vanence. 5. "Ptactical difficufties ir,clude, but are not fimited to, inadeguate access to direct sunlight for solar energy systems. Variances shslf be granted for earth sheltered construction as dsfined in Minnesota Statutes,Section 116J.06, Subd.2,whan in harmony with th!s Chapter." NA 6. "The Board of Appeals ard Adjustments or the Caundl may rof permit as a varisnce any use ihat is not allowed under this Chapter for property in the zone where the a�ected person's Iand is located." NA Varia�e Application—January 2D76 P�4 RECEIYED �- � � . FE8 1 � �(��� � � � CRY OF ORON� 7. "The Board or Council may permit as a varianoe the temporary use of a one-famtly dwelling as a two-famiy dweiling.° NA 8. "The spedal conditions applying to the strucfure or lend in questian are peculiar to such property or immed;ate{y adjoining properiy,° �Xistirtg atairwa� It is Pxtrpma'r�if�i��ilt tp mai�►tain anri hac nrn���^*^��wru ernriihlp 9. "The conditions do no1 apply generelly to other land or structures in the district in which said Iand is located.' Alth�uah there are other canditions like this in the area the owners do not want to have io n�rtinue 10, "The granting of the applicaaon is necessary for the preservation and enjoyment of a substantial property right of the applica�t" __ �ompletina this �ject in the formatproqosed wilf provide t e ownerwith the satis 'on and knnwlatl8w that their affnrt� nn thic �P�}will r�ntin �P t� rPOP �A ^n�f m^ir�fi�in thA native feel of the hilisides in this area. � 11. 'The yranting of the proposed variance wiil not in any way impelr health,safety,comfort,morals,or[n any other respect be contrary to the intent of the Zoning Code." Yhic�r+r_t wili imnrt�vw tha safat�anri maint�fn thP hP-ry,i�nf thic nnrtinn nf thp r}� 12. 'The gtanting of such variance wtA not merely serve ae a convenience to the applicant, b�t is necessary to alleviate demonstrable difficutty." AS irtat�i in rr�����ara�raPhe,+hP at�hilifir^nd ^bilit�tn m�int^fin thic t�nl� ic thp m in raa�n Tar aekin�fnr th�c varianrp Practice! Dtfflculties Statement Should you feel ttse practical difficulties cannot fully be described in the above criteria, describe the practical dEfficuftles preventing compliance with Zoning Ordlnance requirements in the foAowing lines (attach additional sheets if necessary): The area of#he application for variance is verv smaH and adicent to a boat house and existing stairway. Because of the steepness of the slope the This nlan incnr�orat�s �mall r�tain�ng walls to ctabl17a thp 6ank ;,�-+ ���--••� the owner access to maintain the bank in a reasonable manor. With the corre p an se e �on, is an w� e sus a�na e an e p an ��gs w� view from the lake. �8ri�,��-.�,��'6 R,EC.�IYED Psge 5 FEB 1 7 201� _____ .--_ ___ ____. � � � � � t`:t�oF oRONo �Exhibit C CERTIFICATE OF SURVEY FOR STRUCTURES UNLIMITED IN GOV'T LOT 4,SECTIpN 8-117-23 HENNEPtN COEJNTY,MIWNESOTA I �� � � � �, �aenHo r� r r i � � � saotwo�w 1 � � 1 .�..������ i `` � � �zti.�� � � ueor�arrner,aw.n � •���\\� � 1 � �� 1� ��i�/ � o�rti.aa.ema��� I �\ �� �\ 1 l l /� ♦ � ` / � �/ � ` 11 1 � V � � ! �� � / w ' �l � i � 4 rr \ ��, � �.%/ 8 y 1 4 �� � I rti I 1 � /� �� ; �s � � i y/ ' � ��� ���� i�� �� � ;(E � O � � � �$ � i ��,,;.��� '-�—i ��TMj°�-,�� �� 2w (BJ'wr ��` y� � � j jI i��'r 1 �`-ar'. i :i � ' � � � m ,�, i � I 1 � r � t ' i tv � I �j ! r /'/I ! ' / � mm.... �s�z ) � I 1 7 � ! � i� r ' ��f / � I``-- @at� ! � I ! 1 u.r.wrrrr�wr � � ,, � I � � ` ' � �� � � ` � a�.�.r.wwu.�►+na � � � � ' ! ! I r } ; f , ; ; I ; , , f � � � �,1 E fr i i � l i � i � � i i � r � /�l,��/ 1 � ' ! ( / j`�^—u.s.r.�wr��a��om j � � � � � � j � �� ! !/��j% �8 ij � � i � ; i t , ! / / iff � � � J i ' � i �" I � r I � i � � i 1 r � i � i I � � I � � �..,.,�4..��. «e��.,�,.� I FAe!oEscPoanow oF�aas� �+�s am m o�.TM�x�c+�Sedbn 0.TewnNip 1 t7 NoT.Rripe 29 YWp of Iha 6ih PrtidpW MkA�€a4 deeabad q fdaw:Cormrndny tl�DoM on Ihs�eceon Ane baNrann 8sotlon 7 and l,10D Iwf NorOi d9w Eul�d Wut QuwM Mrlo o(aMd Sa�tiai 6:thenaa wmY�p Eet para�a!Nlth�ald Edt and N'W Qwr1r trr dwld Sadion 6 fn nr�ia�4�w d Lab litrprJc�Braa NoA�q{Ny folw�k�� thorsGna b apoi�t dlsdnt/90 ieet NoA4 tro�suoed�t rlaht anples lrom aai�Est and Waat Gi�rhr iro d Wd Sscian���ca Wbet pr�Ml wih pld C�at rd 1lyNt Cusrter Lte 10 4M aedion�ifs bstWeef�Sa�a�s T and 6�tlronca SoiAlt�bnp said oa�on Nne 901�M b rie potd d bpYW�p. n+s s�rwr.haw,nis baawne.atw.bwe a.scrbw and u,e Ixdon w en e�dstlng 1ia�w�WaOqiwe,popa,aid OiYMr v4101Y'f�fis�san�Ild 4N prOpoietl butbn a[propoud wMk.H aow nd pu poR Oo drow ar.y d►w 4npovwmnb a�nwo�clmw�b. o: tan msrker BeaArp�al�own ara 6a�ed�4on en wuned deFJn ocro� u�n oeeeiumou ORONBERGBASSOCIA7ES�RIC. �h..MwCNei.tmtevmn.ao+�aEon.orrepan s� �'++peM�bY^�f'orurW�rmyOFWnqnMen 1'�20' CON9LLTIIlC3 QJOHF�18,LAND 6UHVEWR$ �rd ifot I�n�diy Lken�sO CaM Swve�w wWer SRE RMlPBi6 tlN Mn M Iha 94M C.N.Irnr.aY. GVG o-a�a a �+s r:.Wu.oxoR,wn6 W�.t�a.s�e s�sra�tts� roe wa uaTE 7-PJ it yNUt�nE (j,rll 76JB1 1Ia391 ' � 1 �L.7 � � ��+�v � � � � � �y����� W11 `a � - - — —�� — — - - — - - — - - . ; ���U��'��E� ����.����'�� � � �i� �� V rT i�.�T 4� ����i�� C]��S � �=c�.3 � � � � - HE�INEP��f C���v�, Ni��lf�L�C)��i � � � � � f ' �� � � � � ' , � �,i � ` e ( il � t 4 / / E�4RSTlAlG tiOli�� t � � I � . ._..... '� � `� ;� �1i . �: � �� � "_ � . : S 90°OQ'00"W � , , � �,.....: �*.�5Q.57 � � � -•---�-...__., . � ,' 1�+_ .` � • 25.� • � 123.74 '� `� 62.q8 � t � 75 � � � ` _ �, \ � � � / [ , '' _ ' j� . .� �` � �� Line paraile!wiih Eas#�West �� \��.. , % �, � / ;'� , } . : �:� � G2uarter fsne or�ectian&117-2� �� \ � �� / ' �, / 1 � � � / / � � 25 \, �� ��l ��l , '' ti I � i i % � � ��4 ` \ � 1( � � � f� \1 /�,f•/ / � � � ` i � �J � � � � i s 1 ` � �� i � %` , / � �-.\ �� r ^ '� �1 � ,�l J�` � /`V i ! �'' � /1 ,� � ;id � , ` � ry �'� `,� % /,� fl �� i ! � � � , � � � � J � 4' ` ^ `�f?RO�POSEC� '__��•f/�' `! ��' � �r. �1 Q � � 4.o � ' ! �� I � i �����, � � � Q a � � I � � � p� !�� F�VA1.d.c�s' - - �� � lI� i' ` �`$ � r / � � ,� � � � � ,� f/1J `� ��t,8�w� r � � � � � ,:� $ � ' 7.9 � JO � � � � � ' � ,?t ! � �� . m � � ry , T =94 .0 . � I � � � � ` �'�'isr� ¢.� �� � ` � i ���� a w=s .s��--._+. ::1/ ��Ar,yo�s � �� ,�� ��t`► a� �/ � FOf W 943 E ;� c� '�Y! � u' m G4R/ Cj V� � w ! ` �� � ��_ ° � � ,. - (�� `� / `' � � � � � � j I4i j � �..'_ '� � � SA ` � �,� � � " W � '� ' B��3. �. � �� j y � � � I � � � � � � '�� \ f�� � � � � i+ �, ' ��,� j !� 1 � t.. _, . � � f � � � � ' , � � z r � f \� �a \ (� , i r � , � I �, � ./ / / -._.-�. '�.� 'E7 1 � r i i { �� / � � ��� � v {- --------- ------- -------- ------------ ?_..._.....-----••---------~ -- - `r'3 + / � r ! �._ ' ' � 25 . . . . z2. az.s , � j � /r � f 1� f � 1 �yj� f '93 � 8�'R t � � � f � j i /��G' � � Z! � �ER lFi � 1 +` 1 � � � � Sr��'S,� �` � �j / �� - 2�.�Q - 75,�2 � �, 83.8� � � j � � ' ' � \ ' ' f � �: � , � �s.� ; f ; - .. 1 � 90°tX1:D0"F 2's 7.8'� � ' ; ' I � ; r _. ' - � � ' i ; � � t � \ ` ` � i I j � � } � � � � � � i � Line para11e1 v�nth East&West 1 l , i � Quarter line of Section&ti7-23 I' `�� � � i , r � ; ! � � `��� � � � � � " ' � � / � � , ; . r � � � i '� , ; � ; � ' � 1 � � J � , � j ( � ;F ( � � ; +� f r 1 � r i � j� � � � � 1 1 % � ' � � � �``� , ; � I i , i r ; / I � t � i , � i � f il � i � � �� � � I � �;�E bet�v2eh S�cuons 7& 8-117-23 �� ! ' j � ! � 1 � � ; ' ' / 1 /� j � 1 ' ! i ' ' � � 1 ! f '� I ��� �� � ' � 1 i ) � � f � � � � PC Exhfbit D Ctry of Orano , : ��otio., Hardcover Calculation Worksheet �:� ��e Property Addrzss� /lBG� l oi-.� _;:��,�.,.,.� ; ,J`,7';�L!C"E�RGs" =f��.�.•.:�.;,:'�. 1 "4s ��•�'� Pre�:ared by: �f�i,.'�';�^. �' {. i9.�'.��^'f�".:�. :;.,«. Date: 9� �. � _ - :' u?w•` , Sta�mwaier Qualiry Overlay D[strict Tier:{Circle one)�Ter 1j 'i7er 2 Tfsr 3 Tier 4 Tier 5 � Ste[�1:�XlST]hiG FIAR�COVER� In the fallowirg ta a i3�-�"tTf"'y"a�fI i�ems of existing hardcwer on the property,keyed by letter to Certi�cqte nf 5lsrvey{survey must accorr�,ar.y this fam). Use es mAny lines as necessa�y to accurately depfc� existin�F;ardcov�r status of tl7e prope�ty. For Tter 1 prcperties,ldentify ahy features by fetier wnich are sp�it at U�e 7�'setback line and calcu!ate h�.*dcaver sqUare foo�age separately for each portion, � I<Eyto yardcoverliem Describe i �Ot� 5i�rve t } Length x Width {Square Feet) r xar a,_+ Gare 3 34 z�`s�': � 7�G S.F1 F. .,r ,- ! . 4+';r. S.F. ��,�-'r� _p � 7 9 $.F. r S,F. G C_.:. t '- ,i 7 c S.F, � E C ,+ r.' ` '�?v S.P. � F ! �Fc�• e:;c-, ' S.�. r; ,�.t,. ,� r r ,�"':^ S.F. i-! - •l' ' �,�'% S.P. � S.F. � S.F. K • S.F. � S.F. �� S.F. ti S.F. G �S.F. P S.F. ���� _._ S.F. � S.F. � � 5.F. 7�_�� ' � S,F. U 5.�. V � S.f. �'� S.F. X S.F. �' S.F. Z S.F. _j1�Total Existing Ha dcover __ � �'�„r,-�" S,p. � ExcludaLlQ,H�rsic.ov.er(S�ee C�'y Gb,de Ses 78 1.�.t�8�1s ; —�� ' � S.F. � .�... —,� — `� ..`..._.__ 3.F,.f _ _.._._�____.—_ s.� � � ___�_ � -_--S.F,� _ �S.F� .�,Tota!Excludable Hardcaver � : ,g,�,� i� P�le;Existiny Hardcover {Suutract{ine(2)from lin�1)�_ y�..F.r {�atal Lot Area_.S.-=�......,� =r,. .z r f 1,.: :� . .�.0 4S _5.!" � �xist3n�Hardcover Percentaga [(3)Y(4}j �1� �y$ q, � ------------ �"�`�^�"_"— - _� (Proposed Hardcov�r r,ext���e) ?anc��ry B,7U13 R►ECE�VED F�8 1 7 2016 � � � � � CRY OF ORONO -�- Y ti . < Y . .. . .. . . , � ` • .� .. •f.�.� •} .:! y.�- .1 ..;. _ _ 'Trans�lant from existing Daylies ,- - °n : x ,,r , . , t"' - . �, : �K i f _ }� 1. . . � , ,-. r•' - t .,_1 � �� • ,i - • •9J j �.. `_ � PC Exhlbit E� Purple Coneflower �� `- f �,4 � ; �. . - . .; ., ',: , ,�._ �K.. .? .: Ni �4 �t .ft�'e.' i1 - � 't: . '• . ,i . ' _; ' .r t - ` . ; .� ; f� '4/Butterfly Flower k .: at. :t : . : �„ � � j f r_ A, � � :i _ - �x *,�� - `k . ��_ ��� � w v ..k Y } Y ' _� .-• . � �: ^` _ y ' n �a.� £ ♦i� . .�'�„ � '' .-�� . _ ; �..� '.'� . .' ��' � .�,� } : r i. � y, �y � r Y S. � t •� rf TJ � a. .} , , _ � �,/ Bush Hone suckle , -; � 1�� ' - �..... f I's t '�-+ v �. -; Y .L �. ia�y,� J�' / Wild Columbine r}��� � - -_ ` . - ` � ,. �r.3 �l�^ A. .3 '?'4 •-!'- H. 4 �2 ���}-- S ti� ` � :'?* � �l � a i �� : S'� .,' 4/ Butterfly Flower �: ' y � � - �i Y z : � � F, � . ��til " ��f M-ri.tilZ (J4� ?' �2, _ 4I Bush Honeysucl�l.e � �' 3 � " �A�:,� t � � '-M` ..1i r...�e{ ♦ r� .y, vv �,,,p�,. "'1 h 7JF h 1, s�. . y �. I. � sow s4s.o 5/ Prairie Dropseed : `. � �' "J t � :; !� ,a� {, - ,� Grass - _ : : ,,._�M � ;�_� �. : � �� � , t ��. ro 1�J. ;'p'y`' ,w .Lt,.� •�s`:V � ! .i'�♦ f*�+ aw�,.'`x „�w T . r�, � �. ' '. •. + .,�JW �''VV •TLIAl ��. .r f�_,- _ s�t> �wa; .'t�4- �. e. i� 'r ` J er r � } .� � S I 4 � ��O � � • � A' � � -f �� .t) 't f i.� !e� . i �.�� -.V .. . _ .�.i° .:b .- r � e�_ � , � � i � y ,x . f ��: �'���� r:� F .:, � y� � �- n*a � - -X' �..��a �`- 'x�d � l .; '�.'y' .A" '1 Z^ C' F � S'` � i: � � - ���.� v� � -y • �.. r,' -, .- . ,. '> > .` r � �; , k x . �s> � ' ; TOW 943.0 .;. • '.r „i q _� r o � f- Y r �' � i� ' � � +Z Q t . � � . � -.Y' r- . . � )f. ,r � 4 � {�i� } : !.+f �[ . 't _ }S t �..' , ty� �LS/�*F. _.,`� � � ' y '. { T- .,f . i t.� , �. . ' . .' , �.`'�1� r A.. .�f. ♦ � J. . '' . r �� '` BOW 940.0 Top of roof 943.4 , ; �� Y" • 5 �y_ - �: _ �, ., a ;= `, / / f : �, � „- .� �� ��,4 ��� t W . � ' , , •.L .., .r 't. Tow s�w,o '- ' ' � - �' 4 � 4 t .h � f � � ♦ . i? _. � � � � : .y 5.i � .�c- 3i4sf � . ` ' + ��� �y. � '� a . �,. . ` . �. - - � . T � , x , (]/� � .fL . 4 'Y� Y• 9 OW�7J6.� . �}� . d - .: ,.f .-.�1 4 . � +. 1 1 F� C - i x � , , .+' Y_ r t 4�. . �. - ` .{� � � o . . �y a �.... A� E• °` �.i� { y.'�. 'y _ _ 1-�� ,r" TOW 93fi.5 0 �`- 4 w s � ���� .:: �, � - �;" ' � . c � F � . �� s.i - �, F ., t .� � � � . �i_. :1 , 2 � h . ' . �' ` -' OW 933.0- � � �:t ��. � �. _ _ f , , t ' /.�� �� - , - ��..i ' f. �� `�. ' �/ _ Fnished floor 934. - � � . - , . . � :. _.: - .. . �,,; - . . y "°. � - . , . .. � .!,+�- Y-. ta � t TranspFarrt •� �'� s ' :*` ,; f � * � �� • • 5 �}\t. • S.�- �� .�� � DayllBes a.:r. s.� :> ' . - }. . _ - ,T J ,�,}..`ry �t� � - - �.w• ..f� -�' t ,� '` � -<:e. _QrU Y x d� .;� '��'� - . � I -a�••pe. .. ..� - ,i� - . � . . • �. .. �� , .- .:�. .�. .�. .,,, ... .� r . .. -.. . .. - . ,.� "'�-�!�e" ' � x- .. . r�,. .. . .� . � - �.. '-'' �;� �' - . 47.7 8 � '�. F - � � - �20.9 Rerrx�ve existing wall ` `_`" � �, - � w .� � ✓ � . y �t H,�+�-'• ; • �- 1 .�. -i" +' � �-4 +{_ ' . . ° , ya.. , r �- , '„y' .. - � ... . ' - . '�1 - . • - r • Wall Sectioris by staps oz sq tc .,�.ap . � o - �" Watl lengths by steps Replace o!d wall 2.a sq rt �s s�tc 25.i � ' o.� s q n -` � 2 5.1 0-5 .. � �. � � 22.4 .7 '�? " 3.1 Sq� : g gy n � `� 15.0 ,,,r,� - o.s Sq ft = �'����'-;_., � � a �r,-.... Q 'o 1.4 Sq ft � �_{:7 Sq tt a � 87.3 [in.ft. 1.2 cu ft per feet 1.5 Sq ft _.�- ��" � � 47.7 lin ft=21 cu yds �, � �� $ Q 9.6 cu ft per lln ft soil c� ��,�� ;� � o_a sq tt Y r. 'L � , 33.1 Cubic Yards site ta#al ,C�-�, � . , :..,�_ `�, 31 totat cu yds by steps ; �.. .._._.__ C�� �rc eRF,-� _ ��s � � � � ; � `J�1_ .� . .�"`75..�,. I , . . ! � . j •� ti � . . . 1 i�;a;;r����_,�,r 1 . � ' I � ; '.,-� hf* - ��r�(� � .. t , � 9/Aaiea IJ�o�Cieafa • � t1 Blue6mit Deligpi Iaoiper , . . IY�uupl�ftom eriscro�D'i9'ha H�pia Cms9o�va �l Bmoul�v Flo.vm ; Haeh�cida , & /Wild Cdadrioe � . • MBWUetByFtowet � �- 418uehlia�eyaaclde - � l S/Aaida Dmpeeed(3nus f . ]ae P�e Wsod . e� . y , _ - - �::��� �� ; � _ '� f b� ` ���r�, � *� � O� � . ' �Y 7�r� � ` .��;�' _'� . . : -_ ' y� � � � . �� .. - � - .�`�� - . � -�.� � � . - � � . � _ _ - � � ° - �` �,� v.,.ur � � ` � � •:� S �,�.r„W ��,..w' ^ lo] .��� f� �� - � � . \� �. �� . �� Sc��:1 mdt� 18 f9et r ����� ������� .. . . . . . ..:r�_�...�w✓....J....w..a:..I....t. �� ����.d.V�� tiMl�wl.aar�n nra tio Qakteer Allny MI�1 eb�7 'Tr rnaYf9�+s ' R�cEtV�� � .._ _,__ __. ______.___ _ _�___..____.�..,__�...._.__ _..�__� _._.�___�. �,� � ,���� � � �► n � � ---- �i � �..'",�,�..,,.,; .--.� . • � � �l:�', •�. .a! �� , •'•"�,,-.� ;� � ��"��rr,;:� " _ � � !s�. r�t�'+r!'N!�` . 8/P[sama Dmpseed('� `" 1/Bh�at�t Delip6t hdpe� � i�tmm e�oi�nY� • 9/Aaple Cbnebwas . �Buttar�y Plo�ver a18 B� � . 14' rw�ac,i"'� ` � M snm�9yiawvaz 4tBueltHm�eysucYlc • 5�Pra�ia Drapaeed Gcaer - ,16 �� 0 . , 27ooPyaWesd - � Cy� . 011Y d4�.o , . �. . t, . . o � 9 / wanA Tap d rad W3.4 ., ,�vn aa tb . �L .i• aes��� _ �� '' � i � p �� TqM416_6 O � 'ry Q � �,x - � ���. Tr�r� . O� � �� _ �r.� � ��� . . � wwe.�n.�y..n. �e�• i�,,. _ `�•. a� aa�e v:B�i �� �abYteps A�fleeoldwd . . � G � Q' �1 ' _ _.� 0.5 b � a'��_ ��esor -; tao asac� �7���� f � t�eas �, .��� '� ezs aRn tsaun � N 12cuMpshet 4i1.-t�,y �! � YAeuEpsilit�etl �7J4ert.2iouyd aaean r� i Q o 39.1 C�4�eYudsaR�mW � � ' --a---�--._.._..__.. 311ahlauYd�LY� � ' ToLI!b tiot d�WfbdS9_t Cu YAs 1 �� , - t�h�ottl�ll'da�i� �'g�g�,��,�D Sc�as i lr��?$teet • ��ti.rt....,�.�.r�.r.Aw....r..,«�w:.w�... �� 1!�11Neoaa�lh av�Ne 3eitl�1MpeC 11Mt 564�/ 7u QM�l4l,iets �b. ��� �V���� � +� y � � � .. � � ��(.�1� � � � �r �e►ne�...a. - _ .... i � T ; e . . .. �. .�t ��' Ie�.!� g .�� �'�E "��„�� PC Exhibit F � � *• . N , � C ' w��,�wQ� ��." �+ rr rw h "� .,�.�..w.,.„ . _:� � z � � ' � .�, � �a , ..t- �'� ,`�'•' �"'�"� r �!`'�e: .. i.' }} ' za�h. . �� ��e 1�,. •i� .. �1F ?.' . � �Y: 4 a. .a.• . �'. C. . . . .. . "63i . . .. {_. . . .. . .'i . a.? . + ' �yl�. A:: ���" '.e� ��� y � . ,�,��. � .."i ..„i. ... °t��,�. AI A . . :� . .ou�W .. �. .�. �y � q �.; Mn M. � +��• i v�J4-. , s��E A. �' „ '` '"""�../�ti'- � �,,. €� �.. , "'�:.�..ar�"' s� �..'!hu"Yr�y." � . .`��,�4# t� � : � . ..q : .;�- . , . , �; � ~��`:,. N �� M.� _.,,,�.,.,:��} •��+�, ' • {, _. _i .I t p���� � , r�` '< � . __ � � .. .��- . +�*.�,�"..' I' � • .. - � ,���,� . +4� � � � ��*�,i :'�j � ,�,�, �;. � �. 'r� . . t E� . ��. A '�` . ' ► .. ��I k �a ,� ���` �I { ,p �� ``" � �'..� d: � �. �w .r a - 1 " t � � � �._�. 1� .6 � . �. �� ��� ��-- � �� � _�,��; �nCix't t " �* ';�.. �, . � r ��' � u ' : . .. � ... }��- �� .. L,+a '�� .�•��., O �;� �<. ;� Y.''�:,r�� s 4. 4 * i �,d�,:; O aS: , '��'� ��f�� � ^ '° ' .'P � . . �,, , , �w .. .. ,�, � , �r,,. � , ,i, � �. � , � _ � ';,'K' i,..t � ' � Y � ' :T+ y�� � . a� a���; 4�� .' �. ''�`£y .. . � ���..�� � . . . , ,'.�'�'�j�ti.k� -.:,�� ••� '� "�.r'#� r..��� i�` .s',�' �,. ;��y�.�� �i`.4Js�,,s"..+�a °�„�t: , . Y 1 � n1 , � � �,��- �"9�ery �� ;� . „ � y '.���� ���rt, * . �..� � � ;� 6 �,, ,�: �. 1� .v�y, "`r xc :,��`_� �, +�, � a � ' 4 11 � r�` .yt� , 's �, � �� "'" • � � i �.��'� •a � �;� ,��:, f x ��Y it .. � # 1m��a �,� . A�� � * , T . � . � � �,^�"'�+,�y�. "�'� ..� - � � - • 'ar_ �-e fi � �� � ',. aF,k t.t" �a¢c :`. �����: '�d!°"� + . £ �,k�.. �-"'1��4 4 �g�, '�,ti��� ,H y ��� ` , �.. ,.. �„ s ._. : ... � x ,y � _ x�. � 5 S � � y; . i � �z .,*-. p�t . .. � �i�'4}-� � .. r �.. / - • . .. ' ` �.. ' � .. ��1� � �' �yIDl,". ±....�� � ��J �.�, �. .>: �� ' i.# =,a�dw` � � � �. . �� �y���� � y- - ,�.i7 w} 4�n�. .� � �.������"�x 1�a�R}YE .,�l���t�Ar.^'"��� ..'r+v .. "��.�.=j5' �, '� �'�,` " ,�!tt; . _ • 'x.k »x: 4 - ` "'+t , � .�, � ., � .. � �.,. . �s� � � e1 ��, � > ` , ,� � `��.���. "?, s �� �.,9w.�.. � e� K� ��`� . �''�.�� �� .uww.[ , ,y . . . ��,., ' R s '�wt� �` �'� � .�. , � 4 f��k �+- F g , "s � ' � �. .. _ �^°`r!l�+ir.��... 1�ti..�SX' � � 1"t'- 4� > 4 `; ^„ •!. — - :�';.. .�.+�� . , F'�� � �'€ ' ����` a =f .�.��, , 9 X�, Zp' _ . ��� . - r&• . �� y�� b�: � �`'. IV i' rrr - t_ ,:.� �. . S �° � w ',I ,, . 1 00 �� .. F. . ' � 4�a a . � � - . .. _. . � `�:7.� . . � . , k�s ;�.� � .• ' � 4] � � :� � . - � �".� � , y �,�� ` _` z�a '�.� ,�. :_� ��3 a k��� - . �_• �-. �,�. - tz�'� . - � . �. � �„ +. f� ��s.� , �Y. ti.�w.�,# . -� , - �'i=X= x�� . .. �: � � 3 8'� - � � . � � �', I. � ��� � � . � .-a r.: F` , _.. ' . . � ..'� ��r �.� q#..- .� * � �« P.�;�, ! .r ill.'., �pn � < sr- a ��: ,,�. �� Y�. �. ,. ���� ��` �,g:. - � 4 � ��: e., � , �` ' •�'i s' . S�NUL � !'+F .. .. � 5 .. [ .� p �; �._,� �. � k ¢ � � t �C r �" 4 4: YN � , � . � � N ��:�. � � , O s . `� � . { � � � �,.:...�a 00 ',„ � E<.� �a� , . . � .�� ��:z���K' `�—+��►��` � , �i . �' "� " � 'h�T-`9 : � �3 ��� �� ��a �' � . =��r �.. . �' � ��£ Y ... y � ., ' x �dR: �3� -t� . � f�` { � � . a�` *�,,, � , � ��. �` �"� �t��.-� .� � �{fi -�,��{�` .��: Y �, �r '�,`'�, _ 4:�� � �ca� F �� �_��,�". ' �'�'. "- � ��'�'t�_' ,. +�":'. µ ,�- ° �; .:_ - � �.� � �-�- �r�� �� � # �� � ��° °� # ���y .� k, ��6 ..�� ��.sw$':-., .. '�vv ��k,r . . � , .. �..,w....�� ' -_�4';a! .._. �� � .�, *��� � . . � r�r."'. :� �� .�� �a� 4 ' � �Y . ���` . . , �� ���:� .�# � �. � �. . y ���'� '� t �� � „�� ,.'1 , a � �� t � e i . � �`:'� � .. . s;: �_.9����9A.;Y�j 1 � - 15, ��� � .. ; ��$ T � . _. ��( ��d: ����i,�4. ,� �� � ::a� �.�' � `. .- � �f . ,i�. � �t '�,.�.e. ` �. � r A r,#��� , s r•,� , ,5 A �1,� �;�, �.�<�* � 4 . '?y� ; ��"d � � i! � l � � tl�.. s y v� ; ���"���,:, .�,.,� : _ � �. '�.� .� �, .�y i x 1^? �J�, ��y... w � '�� � f � �� .� Exhibit , �„"'`++ �.t�y..,r`�` �"` � '�„�,+ +����j�;�;��'�`��", �`+ - ,�. PC � F F: ,� x r �.. ke� ���+ � �� '�.�{C � �'`� 1�:4� rt� t f ° d �4'��' ���:�. �{ w � �;�f-�,�"� �� �„r , ta2��� + h`+t��l 4�,1 V,� � r. .J` .l �` �Yf Y. l�y�z�� » F 'iG"�"�r�' !�l'f"� ,,y� Y` \ �t`i.t� ^L ��� t- ;��'x',-3�w.�'s+,',y � �r' �. ' � , �;�'"" y��'-�•` * � „ �� _,��'i° �„�,. f�'4'``"`� 'A�"�"�"�' �`� � s tu" ^tri, . � "; `',��'"iC �����'' ...=S"��'..° "S a +^h'� 1� � �,t'��1:�'.+�rq�.`�d"�.� a r� - . �`�+ � ":ai� > ++�' !'R� � ,,` ,� �,y ��,��� '���lc .. � +`�;.� �� -x '.f.; f- �' �; �'.'�j`:f' 4,�F ,��•"" ��x <..�� �+y��'i'�' nc _ �'� �a: .h, y"�� � i � �e 1 1� . V�` �_'L._Y„ �-� } ,`�� �. �, �yy . 3 -_. �-, s.�`r , ��.'9�'� .�. ��.� ��"`C' �'�a^"°�'�'�'t�_..'�,,a`L�� ii � '��x d ' ��b:�r.i 4 f,� . !"�",;� ` "���i i'�`%�.��� 1�_ r:..�_��, � �' i t�; . � � .._ f ��� (4 ( � — _ `� S .,,{� �1�C 5��7 7�°"" i�lAl�l �"1 wn'_� ' R. � �' �' �� � � y, r.t� x}������' �;i k+. -�� '�"� � ls 7E�� .,t � �� � �� ` ,�`a' . a, - �,,,� . � ,�� r.� ;y ,.� ' � .' .-,#. �r1-�; ���� _ — :��' '._ _ _ r 'F.:;���� ..tr r , ��,. . ` �'` i�- , �s� ��'# � . __� j��'��`.`e.:>`�4. -�,� � � _ a �. -� r .+.�t �' s-� 2_4 �.:�'"����� � F� _ 's�?ds�•t;�,, .s � - - y s1�"f . .�' . .:• ���,-i , 'y..�. _�'` +�••'�,a. ~" � , -�3 i��� - '� ..:_ we��� y*�� �a'1e+` .cr`�` �� ia�...'i � ' '�Ji� � �� R " 's 'F„� � _ _ -L.'*��-� �'��i'r' '��'"`S"� r 'x ?M �''� ��.: ' .�I',� {3� }�., j"'• � _.. '� �__'�c.�"`�+..aci�'�;! �i" .: . ��a��m4a �-� � �Myl�s� � ,�'L.J ...'v'�" �a...-.-�.���,r�::d��.w� .� t'l£"�..d" `i, ��`�,'"Y f �i.".►' � {r '�'. . ( . ..�-r1� 7i�. ����C� �'� w d ��'r. ' _::. ,' _. - ays '*'y� ���-, .�'. ��t1 9 � .,,� ���-� ,^�„� y}6�i � Y,�`r+�- � � :fi-�- .�. � �. �, -�=q�� ��� �'+,�i".f°..,'�'������Y� ��:k���:i'� � �� �'� :�y. � �i�' ` , � � 1 s. ��_�'a�-�`� ��6' ��*!S, 1 .k_: �'t�'4. �y�q�°�pRt �r,y�� :'•�.r�^'��� C�� �. �'� p 'S�:r.---- �..��� ..��� •�� � �g �+" 9 a�#K� .I 1w tt* .J�' 1�j� � `i�- y i.. ... p.. �... -.. �. �, �i: � .' ��,. ��'y �t"..1C��.:�.�,.�v� �C�.��� � r' � .�.+�.,�._:�...--� s� ��q�R"� +� - . . 7 ? . h .�' i }Y ��°a�c ,.}�� � .,�, +. F '�� 1�'�.{ � l. ia�� '�v �� '�J` v��. yy,:�l. � , �� �t#{�E�, � 1� � t� 'A• � �:��s��.,:�'���a"i�rr� �i+�.i+�� ��° . � . � �,, ; .s '' � '� � tt `c="� ` � `,�j � a����.�r� •..� r�,�ip +t � ����A�J����� .. a;w y : . � � � r�- �" �.,,;..._.-,.... ..r.r., r�c : ��.�+�+ y �" -,. urwt�d+�"3.�y � � ..,y,.. - ^--"�"`�"!�- .. . { ' r��..� �1;� � 1:'� a„ �. ,.�.�.�:..:-;-�`^'�'^' � �,` � . � S i!:. t,�#*.+,'�G. : ti__'� i�. � t _ __ -.��� ;� � � x � y�. �.r �' � � k 'M, v�����t�"m"._ ` � r ' . ` I ` k ♦ '"" bl � t�'r'r R��1�y,���liJ�--"� � .. .�� .. � :�, . a� _ .� k' �� �, � � ; � . s t �'� '�T-+�+ r"' _,,,_,� "� ,["� . � '�' �. .x•�a_ M�uy;.r���r}',.�� +�y�- . " ' � .«�n.� 1 . . . �` . �4. .,�- r A�-' AA. j l '��r . � ��` T y�,�t'� ���t����� '�'t",' .Y . � '� `^� "�` ` # � ) T'•� -[�,� �.� M�'�w #.s,y� �+�c"�. �,:^�' ��=`�-�� ''"'y� ��` '�� ' '� ' . n""'U ``-�- 'S'��� 7 �'" $ 1 i. _ . �i f �'-1�E' �'*s l i.4���,"' `� � � t,� . �?'��-fi�'' y ' r ca' a` ��.": s^1�-;''t '"�'"t,.,"y�i� �----�-.'j. �t_'_' , � _ -�^"_ � � +f !"� 1 "�c�3���� si ���:�� �.:1'` �. t.�..��;��,�,�(�1'' „gx•-"i.l� :-r�i�'.{�' " ^y, � . . �.,,� � `i� g'4 r.l�.�+ T...����' �y�,�,.,�- r r��"y������� : � � ' 1, ��.�:� ,$ 4ti�e.�k��.a��h �� �-*. .i,r.i..��,4��{; !'� q�'''g1��lM�'��`'l ��,�,� '.�"�'q y ".'��:r-w �.�:�-_.�' �- •s i � ;1r� i ` �t.. -���',7r.4. _��v*�.�.�.�...; � T._,r 4����"}''�,,, �' 1 Y '��.,e ,�"�_ --r7.r� *'? �..� , ` � �.`;,,��h"� ,'��$��j.�'�^�'-""�'�"°����'a'.y',s�� r"+'�����yF16*+'��.'4:. F� -., � � .«a.e' !'�yy,~.,�-',qE .a.�� ; �;�. ��a r � ^�t . ��: sP :Fy � . . .Y����„�� . �� ay � �'� �� •y .. ' k , ' ` � . J}1: c��"�a L�`_sa«-jkt ��+��i , `r'' '4+ '� _ ��.,",,�� t ��7`°�,,� � ,� � � ; .f,� .� ��� c_,�' `S t`.:.��"+��` �.^�:r,�"�!t'�`'��,�i���`sr;��� i=�r`�r' "^-�F" ���:t=!`"��v '�;�e- � �"'^-=�:,�' �;S;. ���: �F y`j�.{�4 , . � -�., � � .x - ,�'s� * �`�s� w L"' - ' `� � �., �r �+ .i _ k^-•. � � �. "".r 4��7' ,� . ��- . ,,�1+' ta T.. r :�4��„ti� d r�_ .�,s'k',�',�"• s: L°' ^'e: tq� ��' a, '� �x��1`r � ti# F �t+'1� �.�"��',�.j�t����^�'�� `�` -+v��^,�L��1�F��, +�:-{G'� �K 1r •'SMPf� ��°1J��`, .� � '°,+`j' _ _ � } �J R M.. X� � y aF��.�w r' ��'W�-+s'�. 's �� .+ diy�f. � � � � 7�{ .� '+l�s� �t [*;� �yt���. ri�,�;r..,�:;� � -� �' °z � ?�P r��*�a �A`� `��!'�.,��+ �� y����w� t ��� �,x r' yta`� �' ';4-�a`..(�'���'� ,� �� �.y a� ^`1� , �`'a,�( '�"� ♦��"''°' � '�1����` '.��.. -"'w� �;'�, � `4 .� y b" :+�" 6 � a *S,�` L '��,d�. � ��l k4J� Y j� �•. 'ti�' � '�-+� � f� �T ,�=L '���s�Zs •.a,a, Hr'��'T�7 4.�,, �41��,�. �'�;,,,�' Sa"` S-�'�'/��`.���+� � �� ��'�`3.:t,.��'�"i 2 �n'� � i�`r� s ,4a. !;� �r Y'�;r �•yti � ,�• ��!�,F1R,,,-. 1�, , ���,� �w�.�d�t,. C �a ' ����������� .'�ry ���#��y �,� ��..- ��tiy,j�� �� 7�y x+� s,�},,,,►�„ ' r�, Y+�� �p �r���` �' ,:�, ,� ��'-�. �tS,,• � ,.s .'ka� �� �...w„"'. �� •���' � i w ���,"+�����jdb�:,f�,,,y,��i.-b��yy�'E�-�1'. .. r .- � ���,. . �'�� ���st{�;.� R�'.��. .,�*@ lr ± ,"' `��' ....*, , .. �_� ' r .�. i — -- �"-` - s"- __--'`` _ ..� ,.i��� , y :.m� +�' �w�����!-��a ��,z x : '`.,__ l f 4/1 r � .. _ � ! .,, �J ,. _ _..L ;i: ` �y,_� � .,,..�-,�._�-y� . .^�.T�r� ' � 'r'e±F^... ^_. — - . �Ye �, � . � � y. . •. t� P� 3 _.Fj ."- ' ,� `. +��J . _ � .. �4� .. ��; ,� � ,,, • � y • f '�,. , :,� c�i,.i� . - _��:. � �N E ' � -�M'�,.y � � ��a ,�Q,7_..�--,,,��.: J` .�. . �. � > , Y,.+ t�� ' : _ �_.�, , ` +�,� n-K � q. � � . • �.i i�``���'+.W �`,.w�.�"T.' yK�`�.��,,;�J.t, �i��.�-- � ' ,.. ... . ;•�. �� ��i�y �. ��x� '. � +�`.� 1n. d�..'.�+�,.t�+p ..���n.. a� �.: � � a �- �:s� :::. 4- il..r. .......-. �i �'`�.5��,�-+...���*' �....x�Y .�_�„�...cr( 4,�....� �.�-.T.--.. ��� � � �„_r� - ._ .�.d 'r, � .}.R*.a"_�-�.. � ., eFlr!� �'..�^�. r . .. - � ' ��i• `��' . .A�y �' . ��--�� ' ��'. _. ' _ .�Z��� �0�1'-tY. ...,.�+te�` 1. . �. ,`�S. >.. '�"s �' k ^ ' _ �"��;� -�` .'� � ::.p _ �, _ _ .a ;'�, �* .(A `_ i � - �..( °.�.: _ . :� ":':� �' � :x: :._ ; [. ._ . 3--� -� ..z-� .��� . A , f . -s . , tH � i. � - � � t � ' �� � , � � ' . ' 'c -�� � �� ` �� � f � - .`, � .__ _..._ ._�, _ i �' .--r, . - ",�--- � �4 � - � i� . �` �.t g ��. _ � 4 . �� � : ~ . t �s -+ r;�-=. � ��, _� ,.;s r ..y. � y ; `� S ��.t 1{ .��. t . � •. .` . � � ' � i � Y# 'A � 'y4: =a._ ` ' . ._ - =--' . .� r_ .� - s _ '�,� �,��;�� :J�r �' �.-,� � ' �n 4 , ° � i.: , ;� .�� � - � � �- _ . , � �; :� �� s ,-- .� � . , _� _ � ,� � � � � �� �_ `� � � �_ � _ � ' � � ��� j ' • �'� �^ �3e. ��"' fi ' . � :y; p• R �NR".r_ . � �r 4 �" „�+�t�;� * �'„` k� , � � -_...t _._ ' ""� •E �f,�y` p,, � � ; '„ - � f,*�`;,�''y?�.' ,F�,, �" '� r»t � ; a,► ��� � � �: r +b .r . �.#`� ;� `.++i ��,�, } �^ 4���,.. �,�rt � � -`4+ ...;: „�,�'�"���� �� �A � "r .1 .:i� �, «,� � �7 'x �"'4'� �t���11�y'��( �' S �' ; "`r � 'y�i.. �yA�` x� � }i � ' �. t r"� _���`q�^S � IL�''� ��� ��'�r�,gy4 �-.'��S�p5` � .`-���f},� ., y� :�j" � - �:i.��*` _ ...is�-���,t��� �s+^e.�R �^ti_l:�.'`fi�'^'��v'���....) �...���x'i'���� ���`'��i" 4'F�.s��1Yi��� .� '� � _.. x . . C� �� .�'�'ki.�._ ._ . �y��;'- � ' ��_— i �.�-. L �� ��. A��SO� t,— . t '� t': ��� t�s'�`` - �r, �f�,fi � . i �z.;. � •. . , • #" �,. , ' _ .0 y-�z, � Y=' . = ' ; . . � f ,� y�.,� . r. , 'r � �s�'�� � .�- . , . - • . ' � �� - -�c�.i '` .. . � � �"� , . . � ��- . , _ . ' � .�� ' . . . .. _ . . ., � � .�+i-r� .�'��*s`` Y"'�.�, . •i'�..- „♦ � �� � 4 h , ..... �`� 4 �� �.. ,Y Fg� ��. i' _ � # ' - yr. . .�;. - � ' Y,+.. a�� cTu }�,;T _. "` ..:.. � �, a - "—��+i'��_ �`ti * ,•s� -r�,t.- ' �_ . ,��'� � ar-,t-� A i� i i P,�aA�+, '� �. .�� . �a � ��d.�t...._}�'�'�:��'. R .r+»«=r . `� Nj � a �t�`44 �{� . � '� ..��`,���`�!� a -4 �� a e,'�� �, "'� � v;'� 7 j���,,;�°' �r'A,�s,,.,.,- �y r ap� � .,.,,a,,.. �"a � , � #7�'j,+r�"�k f�. i . � 1 s��+�' i'f� .`.� : ` + '�° `�'` ' . +- .. � �} ✓ ! 4 . ,�t►i � ! a e r .`- {� �> � a+�"�� 4. � f���� , t (�S ,� ,� e Y'« � �� 'r ` . K�� �: 1" w , .R . , 1�' � 'F �'"i` p-� s�{a�e`.�' �' ;..f w_ �+f, p�s� .t� ,�i. . .�l% � .� P '`r'�" 3-`A` � ( �',,,�■ ���4.,,,'�""„�,v. R °i �'-�dy�ie. �....- 4; - ,A �,St �� - . 1 .e � '� � �1`�� t�^ � �-f�.. . _ �.., �;, #� +l d ;.� � � �� �i �} 5.�}�s�_ �1,-�'�� �4t���+.r . � �, �:�!����. � � t"�� ^ �.- � 1 t � � .. ' .. �'d r.. +..�."�,�1��.^�'��..ly . ia � �, i ;� '.�"h... � � � �� �{. r �,-'. R �; '- ..e,�� � - , �i; i� ..,,.� ���-' .. t�`� .� �_ � �, . � —� 5�t;t r`; ., -�` b'"��"� s ,r,.`.? � � � .. ' � ��` � s :�-,��'�,::- ... P!, '��, . ,� :#„t�€., .�, � , "I r ' ,.� -�tr;�� � * . �;� _� r� ' j s xr' i� ` �J�'",.y :.' ' Y � �'C`� �� ���< .. .♦�� ; r"` •;�`" � _��: ..,� � �'�'', . ._. � tt� ' _- .- �, + �� ,w!�..'. � .. . . � . � ����.� . . . �� � rs .i. . ' ` 'rt i 1�.i., y�. . �.�.. � . . . . ��'��"�# 4.. I '.. t�£:. . � _ .� ♦ i y.. � s���, s f�_. � �� �� ; _ _ �, Y ,,�. ���ss. '� _ � Ir""""", ' � ' � t .�. Y s �< "�i �,3� � r �' ' L t . , .,� �� ��.� " ..r=',,, �,- �a"_ . ; �, . .,. -._-, •�..,� _ ��,�`�•_�' �i�� ..� " 4 �� += " r� ( i �+ � �.x'� � '� . - �r f ' /r� � .�..�'�� ' '� � .' �i: �a..-.�� .. ���"�,i� 'rt - d .-.' � '�.i. .�...��r'�'1� �r#'R.a7 '��.�� ` 9.'� - � t�..�.�,^ �,�aa°'�,}� 1�`-�;R'�- �r ��sT' dt� � j, >• y, ? ;t Y �4 `; ;,'�+4"k 1� . f� .S�`f�A �kr � ..L� ��,..... �,��� � s �` �'• � � ' � � y�:� iy,�;�,�.�f" �.;��k .�. ,�' ,r ti r-•€ d�4'.�;, .1� 'Y.-�,....ti�,'�,�.,�w" ��. �r b���4�'�7t'{�^^`�,�f'k fi;?`�{J�� t'� �y�r_.�$�,Y�y `1`.� {a"a.t. ���* .•�:.� �1�.�....� iM�� '� �``" '�������'�:t`�'ry���,x.,,'_�G�„'�'� ����Js",'�vp.�°�L �:.. ,�,�� r��,.'. � - ra&.� .. .F_'��''�s�>_.�e�� �v'd` .� ,_.:� r,� r�i�', . '.+- -- "�'� '1,�$ Y':�r t.. _ �-� , �_�, _.._a� �- '"� _„., «. . •. t. - ._ <_�_ - -��_. . ------�--- _ -- . . �iv 3' �.;.. r... s.r �.r . �. , F.. : � K . ..., y� ' �y*��,y � : s'� Y^"br?*:CS �e ��a,-� � ..♦� i �- � . ♦+. r ; t �'� .,� - . 4'. ` y''�S' �r- �"�1/1't�'f.e� �S' �� ,y��'" i . � "`"� � � �Y,� *R� �¢��v� ;��iw'k�A �y{�t,�f�t�� • , z..1 �� MkfC-�7�,�� l�.r h- -aP�t'!� N �;�'` - '`�� ,Lf�(.�;" ` ��y,,' '�.'h"�..��ti��'�` "r.+,,�T�+'�' ' . _ � . . ' :� ' '; � &°�J�, ,u ,�'��+'(t r'� �`+F� �� \ c�� .:r„ � ] ' �y_'t'.. � :.� -:, t��`�Y it �/ ��;A���ZZZyyy � . ,�` r x ti�- � 1 �� i _ ��,.. . .. --4� � r ��� +,��� ,��t�� f�� L���•j ` �� �; � � . ; .. . _ �' +.r'�.5�5��*..`.`���4 r�.., a'^"'. �t .�''� ""`'�� t`��^f`�I � t � . • ` � ' . `��i{ ""' �p�4 fi �.•�v�° F'�'.�,� � '�}+�-�+4� � �'1 �7 �� �« '��y��4:.,,,?�_: � t� i j r �+ r��� � {- -.s•86 � �. � . . . ". s � `����^,^v���s' "i„4C�� .�.y„f�'v`x�Y� � -:;,����r�[^��1�y;'j � ^y� � I PP '49�f j ���r i�A 'h: x i. � i '��� � `�A'b��p+ �-x.. #�'"t t���� .g�i� '`� 1 , . ' . .._ , .r ..p3 �.k��'"`i��:� w�T�'r�'{ s �, �� a��. _ ; -k , , . -.. .: ; . .' y� k. fj Y,gi p���� +. +�. £ .*" . . . . , '� i'' 1 �a._5.a1 �+hf�(�L"" . " 5,,..i`.`�sl �ii�3`� r' t�,;,i : �..i ., . tS f . '�p' <'c. + � tl �� . � � , � ;��S.r��� �}��'S,. J<'��•:Sk S y�y.n . .r.,� 3/wf1 W�y� { ��* ^II�r� :. .Y Y. N� �''�' `� I � F ' s� � . • ;r _ ♦} �tx7i.:`M�""� h{:`�'Y Sy,ra��T'^s �# �� _Y.� ^ti «.1� � �f � � �R� � ,q y . �, f , . � . . . ,��������l�'''�1L � �' "�' � '�� �,. ',�f . �t. �:,y' " . ` ... - .t �t� ,. ��!' 6��'��a�y�����--� t�-w.� ��«��.�ry� �� - G. �_..-.-_ .. __ .,. . �.�= �,�.i:� .,.7� �^[hr�.{,,} �tR.W f' �i� s'.a^'°` ."^w ... . rA�'°' i�`T'�• ��l ,'����,' :�,X��-._ t�- . � _ + ��"°�^'�`��L'r�a+�''�p' . _ : " � -,..�. .:.. . .. � � �:• . -_�.,�'. . • !� � „ _ � � .� �- � -_- � 'r' j .��'� _ . , .�' , r��� . , _ � , . � � � 't �,'. ,. ' , _.r +,, :��. '�,, "'"" • ��. � !� � t, � � ti:�. �. � .� " _ . ,.,. '',s.� - `t�f���,li }f��`"''-� ��' �, }� �� t�- �r;,�#;,� � s � �' �,��b� _ .- -'..a „�. _ . . . - . � �t �������w� ��1� ��ti �. ��p � ; • . .� J -i ��7.aY�j¢.i �! � ♦'`� .. I; 2�i d �. .. 1 , 1 �� . ��� �--��r a'�"�": . � ' ,. x--T-!'a�---- -�v� ..�• . . `7f+�ec �F �"T""aT" "� '_; ."„e`�— ' ' '.�,J i + �r �+, a�.�{�'4�.�r�� ctx�> umi 'M .,�,.q�.k�+,�s.t�tf��A'✓�1r�.`� 4. ' - � S�t�wa�„�14t*����.,.�Yt'�,'•� 4�`4yrYl,����in`��y'�£'���,�1 4 r 9 t" �'�J'.'s r Y ..k-'�"�+.�raJy.r qa''y ��` � 1' ,� � _ ',/: ,�rj '�'d'�r�Ce'b:"'f�� � l.+����•�'�+ J,� ,�,� � .yy ' �: �� �� �`` �• __ � Y ! ` . �.. . . ''��-T 7��.�� -. �:F.. � �,�� -� F;t� X�� . t � � _ , � �i� � � �, j {-`�� ��.�, � � � � ' �-: � � . •� � � � � .e _ � —•� ����f °".`..�,'a"�ts#=°,r+�x I . t---'r7��Y�.�_'"'��" .,� . I�,.�..�.�-_-__ . - I . +F�4Mi���l .'.� _ ,�..i-�+-.`��- � , �s �J, f,- L� t S � r �t �a �n f � �• .. t�`_ �s`. �r , +a e.♦ g .; ��r '7",a.. t 1'.�1. . .. ._� ..,_� , . ' � �f ,g�.�kt ii� sk� �a' � �Y.�` 1 '� . ' �S � �, �i��� � j,� 4��� .�, ..� n � � � ' � � � . i . � . . � ' ` " �d `� s ' - ,. .* • .� � • a E . � � � - ,� ._ . _ ____ ; - ����'a� . y�. " Tx �'� � F . � ' '� `� tt � , .. � y �: (. , ,.4 , ' . � + i�i' 4�� � ��s�-. _ .. r•- ~� -,- ' � } " � ,.� S .�x ,�+-'+� .. ' . � :�t ; .� '� � ' '- " . � , � � , , • ,. ... ..^ �.Si }' . .- ' • 4 . 't'., . h ' A v t � ; �.r�ti'��r3.� ._.�.� F.,,.,.�, i ' � � . . .. . , �` x � � . . ......, C ' �_''_ � _ !� ..� 9���•.r2� , .. ��� _ ._ .�� .r� ,.S�G�� "�.s.:�.�" "'� �� ' ir � �� j�d _.,� . �, CrJ'.Sn"""„�_ i "�T_" ri� +� � . . y•. � k_}. , t. � '. g . tf . 1 - ! . • . ! , � .� .� �" kW�� e #� � e. : • .,. - � ... . {y ' i i'� . �-ut' . f 1 . ``c .. s�y�'IC _ _ .jr, .. s - .f#a' -^�-� ' � ..� � , t �.,�� � _.A ��a"��«�e -s'� =Z,„,.. _ �.. ► '."�' �,. . . ,��.' . �c�ry��...X�-- ,� � .r _c��+�+��. e"w. yw i' ' { � iy �,��. � . � i� �"a.'n '�r � " �..r_.._ ` ; ' ».^;� .� . J �w�E-y �•� '� . _ . ^�, ,7 _ r. . .�. .,c�- #�`t�`• e. t ?�,Y �'u..- t. �. . . s • . . . <., . _�, . ' .`� . ,s .. �F . a„, �:.;.: ,. �. - •i• i�� -. �_ ,-.. . . . � -.r-. _._�_. ___.._ _ ._ z -' i.a.,.",� ___.•,, `, ;.: _ ���� � -_ �.___,-.t _.. . _ _. . .._ .5:. �or�.`-�+ r.�7'' -, _ --"� ��. .m�� t��a.-�---•-----•.c� �,�-.,s.-4-: ��at�'z��j`'��;� �y f'� f ��`�!a�����•� �� �+� �'� �S } `� r�' �' _� _ ,� x � «1 �+�� ,,,.yt� .i+�'k �,�"5" .�'��`'S '�yM'�� .�� 1 «E�# �'�£��,'-.l. i �y�. �•�•� � 7 '� '�'� '�s ;.�y `� ���,�- �''�' ?Mti tC �,t�.:.�r�'� '''�.�� '-�,r'G 7��',.'.'e�-� `�• ," 'q ,t`��9 '"` F; y�'� '� •> �a.�y>�� x � x -£ .� .� a�a .: L s .,�:x �'. .s 1..�.,'W ea y� .. y�t. 4+� i . �"��,,.�it-� �,� ..�-�x��... j� . ��,�} t� .��F_,����� a ,;��x�.,"�� �h �,�� 4�` z. * ,��, y�� '�,y,,::M'� �,.i' 't"4 .- �i � _' � �e` ��`#.s� .#� � ~'����s i'�'�'�,_�i" ��� "��� � x �. �r+a,, '�'"-��� �r:�� . �� ` ' ��s+�� ��� ii�t��i�" s,z'r �'.E �� .� �y}.,�,a�`"�.��T ✓RY��'Qi'�y. # �-d� A���� ��J '`� ..�` I i�,�''�t�' ���� ' '3` �'a' � t��� ' � � � �s ,����{,�, }`{�;�,�;3�S' �p"''�,���'���"r'a ��r'3"=y�z�"L,.-.x.• ����'' ��,,�y. '„t� '�.�'. —•,4� t ..��,y� �„�y-� � J�'�"`,„„�..i�;,� �'�'"�''�" � � :. y+�� ��� �(« �'w,'�,;_ q�r fi��r...�.;f.t [ � '+�1'lY!lfi3 v� x° 3�¢ TS.' >. t,�, .a n tii0 l x* + �" `� �� .�.��� r ,.`.�;+� ����.�� �'�'��� � "��a�j` �W '� t � �''a�-a �ts ,g� .�}, :-'�j a � � "�"� l7 w,,,.t„� � �s � ��y �'�rV 3 e��' '�`�''h.'f .tij^ d? � 'i . ��'X'".D _. �G�r� 3�4 �y.r,�_ �� �t'A.�f���-,��i k-k �aW: ~ ��' ♦ 'r��--�"�'�'-�-w;iw.�. � 'xF' `� .{' � .,�� �. . ..'. .,-�.*' � �.> >� �„ i'��5+ ..--sia.�.r�fi� .. ��� ��� '"r'�. ::.Lw.,q * �. � .��-. �'F� 1 ` '�` '� ya I I� II. 3 � _ �'�,.3_�'�1�1►''`:. _- K" � ._ .r. „L �� .. �_. _� - . :�M�' � �` `�..�1«. . 1,�i;.,� ��c-.r,�"`� � �+ -� .�+ � „ , - � �� - � �y,y.��=h.'"'3'ai� , ..�i .':�.- L .� —-- - i� ..r Lc ''�".r:., _ � +�. � . �R �„� � ; � '�`'� �A��` ;"�-'�C',� - `—--•--.------ _ � ��,.-�� s-:,, �"`�,. � P .� t� �TX-� t-��,�, ,��� ��},'���`�;�`.�r� � _ ����'" �t_ � ,�,,,�t ,�1,� 'y�4�' .3.:2'fi�t"�4'''���tt p � � � �_ �P � '" �'-,, w 4 s�,Si r'a:'Y.r�$�' +u_ .r """`"e'�"e�— a �:y�,��'�,,w:,,..��-yy',,„..�_,.,,t ��'�^�'������r.'#". �'"'^•.y.�=k�����„ '��~�.,�.���,�'4; ...-y ��iC" s =.=� �,` -'��.r."3i�.. } :"+Z� ��-*,� 7� , `�i' �4`*� � s .G f$� � �� �'r'� �,:� � �F �,+�� �� �� _fi .�: d � 7 . Y. e �.F *f-�� '. � . ._''�a� .f....,. �.s'�'..e� � � : t► � _ ' _. ��., ♦ - s '. s � '' ��^'� .' � "'�[ �y` �� ��(" � �; R fa � i1� . 'aa" ' ,f � :Y � � ��� � �,�,�• , ��'� ..� �.. y ti _��3 N.�� ��'�°,�`"` 4.r� ,,t' ,t'�• .3 a��_•,,.�.��,, 1°i--.�,•.�',�„w .�. �.. .i -'",��: . :A � , w� Y - �q M �+t. _�` ' ,� a � t'}?�`, �� _ . _ r� � _�s a j i � a��-. ''i. ,c , . �'q«�'�. _� _ ,.._ f��„� -=.,�� ,� , ��.��«�m#`��- � . Y-:- � �� , =� 3 .�,� ,s-- ' r�"�,. ,.-� F :� ,� �,.�.� �, z � � , � �., .-, � . ,,x., - -r�-� .�_� t. � , .� �_� r � w ° � ' T ,saC .. �.._� � � r �F. > ,,� � � Y,1�� "r �` a .� � �i�.�a��1�� nF�;',,��B�T: .�s. ��� �6 � ,•°`q� �n.%t � ,f;m ; � t ,�� �,,,i� Y'.,� ��,��tqY ���'" �� yLi�q �i �`� �'� ��y 1���', "r $. i w '1�, � ' ,,� .',Y� -..,,t f�f,�e!! � ;��� � `§T Y " s `hA:, J✓'C. � _. c ,. $-.. . � �-tlr ,. �+� ,� �"' e�h' t� �� ''� 1'�'�_; � .d Y� -, . . ' !� � 't� •� 'F'." � :.��. � ��� r � ,��f� a ,cg, , � y, �, r�'z��,;,: `��-'�. �+�4WW F' tit 's,a,�'. ��.�^ �^ 'S'�4'° �`» �}, � '-i.. '�'- .- ��' `�C+ '1`" .�� '."� �,� ' k ) �.,�� � x M Y ��� 1F�� � lY�'�Id �1. "".'� 'M'144':. �F... ��•f ] - �� � v 4 ��'�V . ..i t ... ���i: ,� f �� .. �P' . � ��� �'� �P.¢� �t ' ~'� .Ky s '"1 .l. . 2� �"'•,t�.. -- _ - �, � ��c- i � � �' �. _ a � +.;:�. �-�t �o�,.. : ' • F • � ��; ���'7�°�' v e� • ,�. .�e _• � ;-s.� ��'���w �:E' �, . : .. - , P . _ " , .�- ., -. r , ^ .s +�y��..� �. • . r . .s. � ' ._ ,-�;^-a---� ...,r - , �� �� � �� ' -� -� . ._ - -— �.. .��t �..�.�,.�"r`�p. }�,Y , � �?� � ��.�t� � �wr � = :�� ,,;� �"�.�� "� . r,_'- � � i t�-- � �� j � � �} .��.c „�!' .,� ,�,2�r �.�i. • w����,. - 4 ..� �J�'�'��- .�,'l�'..�.Z p�� �.. �:; +��� Y„. :• � � � � .., �y- .. f - : t 1.�r j.,'i'�<^$d��rt'3''� � _ '�„c� ��4 4'��{ . . � - ---�-- �� ,4 .s;,��,� �.t."�..4«... - i!*t.� . t�' a.:� l5 1 �.a,,.,u'�.i.�� � . . � v $�al'ff�4�'S€��, [ �� � i r,1�F Y��.'Y..�.��.+.e.�•.�.�.. �+_.��v.e+a++% � •� �. �¢���. a+�; - .���� . �..A�P� . -Fl.ii:�y :�l��KL.�a i �-�'`�is.: �f' '�: � � 141� �- '�'.y'�t �!T£: ��4�'?�. �� _�y- �'( � �.+�±�1�y ......�..,.�,�,:a.-v. �t� �" �a �.y,3• �� j�,'.� yFb•�\r��",'�`�,'�'�.,�I.^���-T fi„�"y � T_ °�" �-�o����. „...� 3�3�'a' -o-�`� �'' .µ K- ,+� ,... � . .-' .. ����� "'��- ''"..�+._.:r _ ��-t.. .�'.���,..,`• .:, � �`�. � � ' ����� 3 { ��'��,��'%�� �� - ... �- ,,,:;�, _.-�— �- f� , .� ,; �. -�.—�. ,� � . �.�� { !..ti�'R �j9 + � '��'T� �`�"X�y, i � . ',�" � , �/'i'�. . i ,,�, � � d e�+ S • .� ' , }",➢'.-��4' '� ?�!`+ ��-`Sy ^;� 'Y p�''�j.,a � o �- �y� 'y� V Y�r^..... .:� .c .s i �:. �� r�t� � "'�., * t� [ � �,,,� _.� � (y 'j�''�t'}�Sr�•-' ti�y�r '�I�a�� 11���;� � T Fy �� � g�t `s ���C.:r�t��i-s,:t:��� '��"y��:�a'�i. ii�i�: ...�,f� � - ._ ... •���:� ci.y„;�, e� t �� r . {. �r � �^r x h° �'" ' ��'+�'�*X`;t. � ..}. 'G.e� A �1� r k ... "J'•!� r �' r �fe�; 1 �, F �,� Rr y � � 4��Y -� �+�4 b'�1t � . a��^�,��i T r� �et �b�1`.t. �� 1 Y �'� 4 ...r `�5:�`�s'" - ��4L..`�`y� y,�,�'�� �, "�[� �� � f '. K �. .r! 4�'.-_.�ea�� , '"'�V t �.'}��.t "�.}�„�y��� �j��I�, ��3��pS Li - t` .,}:"�ic���;. '��.r � ��'� ��' ti -%'�'k,� tjr'.�i'�-S'+�'�,-.,,'��'����, y'T ����{t� �'W Y�`�-i�. pr .�w. �n . . ,7J�.t .��� �`. � �! Y�i.��'S. .��"-�� .r�.:i+T,� ��a������ ` ^ � ��.rr,g r _ ,� �� � ��` ,�,.�i��t °r �'f a� �. y- _ ,. .��t,:_'Zx'i���. �.-..._ �,�_ �irs'G'�"�.�'�}��,MT`� { ��<lri�� r p� ` Yl � ,,�,�'-�fy� :.v'd9tr-�a a���� .,.� � - '�'�� . 'i..r... .'�.�.�.�,l.A-_._.. ......��-.. _....:1 ,'P' � _ �_ . ' � .��-+.�s, �-' _�. y i 1.. _. � _ ._ _ . � �.���, � _.a.�� . . _. ;.1�h�t `�-- _. r� ._�_ � r��.. —: - ' + � , `s' ,� ' T f �.'.�_�'�r" `� _ - �. . .�r y. ' - 1 i:� � f � � _ - :,,� � .» • + - � . � :,,,� .t,�;.� '.. . � � �.--':' �4 `. , � _- _t ' ,� I..l6 ��'�'�'� ` +�`• : ,-�� ~• c � �� � � � ', , �- �l� c�y , . f. , � � ^�i �-"' �! y r�,,��,� �.T, i,';--� -�" " r :�, , � a3'�- ,y ..'��'` n ��'!� C` .-u` � � �ti�� Y, � � ���} � �„ � � TC .� . r C � r x� � ' ��'•`•r�l :� �."`-� ��x 1�`^ +. �'y �'�� '.� $���i,�� „ .,y 5„��� I ' ` � ��- t ����{'�,,.:�i�„�- ~y, 4y '�+ � r J � .q .. + ��3# � � � W �il:�MO .. r .iq� � ( .'}y ...�.� w . :� } � � b.. J � �� t� �� I�^�..'y�.� .�.. �;. ' @ �,•�+�*��.. �,a _ - 'j�; -.�,. '^5' �r� .�r �.� "-��-ct� � y '� , 3� �`#��,�r�' °' p 1�., ' y?��� ¢�''����*"���� �� aT$�, �� �c->�+x �f r -t`:� � d �^�°- .i ir� a kw- �8 �'� - "��` ��� r-a1. �s,,y' +s��.r.�`� .�� °�.��d.� � i✓ � j�.F�'�'' � �' . A..�r°f� .�� ' � a �'� . �1��, �,�}{;, � .r L�1 �`.F L�`+I(� .,K. ��, :,� {��%: -�;.� s...6 � �,> r.�5���^C. � Yl a�.. �: w.�;,�' . _�' _ ��":�t� �c" .. �€'�._:_.�s�..r ������'� _ ��'� :. .r ,-,�,_.' �d � . , . ��r"f:i�t 4�_ �" � �,�_�a�ri3"!`�'�_�. � �..? � M c( . � ,�; "� t p —� - _ �—��.��� - � . ---- _. __ ._ _,__�_____ ;"�' �- ,"-� � �� � � -----._.__,__ � ,� � � ,�.,.-�-�'� ' , �c:�. ���:r '-' - - . I� + r __ '��' ""it'MF. —�., • '�;.l - _ - _: " '- , �,_.`:-� �,� ,« - _ -`._a-. - ` ^ s .d..} -:a ti+.� � `�,. ����`� t I f�Y ,~�,a y�v' � �'- -� �. • / �rr�."'�•� .:..�, s ., ��~ ,,. r?'.�• ' ' , �f��'"'�' . "!�` � � �, � +�` • „� `� }'�R: � ',�, ;f! _. ._' — _ �. . �'+' � � �`� l$` F :�. �^s.� ••.. 1-- e'^_y' .,,,�..�ri� -• � 1 3^ ' -' a^.`--.:_. ' F*�; s • - - � �''Q` +` �''���",4,t�'�� ; F����„'. � ,m: ' � � i:_y' . _ , ,, . . • , , _ ,,, Il.,� . �C^":e` ' - x y'.�tt. �'�1:�C�t-�,��''.1". .*� >>� '-� ��` ' .f ,{�r $<v�. , �s�' � "''i ` �`` " � �'�'���'��►� ��1���mt ' - - � _ '� -� -�-,i• � � �_f� 4 `���c� s.�'��^�'.�'�'""`.�_'--,:,; � .. . ,. �..: "-�� .;;��� u - �� �y J � �4'l. '�.$ , � 6t"yl'. � 'ti� �� ' . ��}�P� .. ` ' ♦ .. `r.. �"�i . T' �_ � w�10 },� w y �. :e ,., `r"° 'i. �`'r. '�' i...:"*.i0►�� + i` � "r"" !.+ r`fc�. : .�.. �. ^r,+`,c`,�••+�"��t,�` � ��� � �` ._, �r "'�. '�l .� '�,c �. �.�iY. ,�, �' ~"�°�,` � \� .. � , � �����•'i'". v. �� �d . , - E•�, -4 �',��p �$:: ��'� _.... . . � 4 * '.r��__�..•��� h �-;� �� �F ,; " y ' � � '�; , ,��,'�`�r� �r�' '��,.��s��� �`,� ���- ��' � ."`,�''.,"�-,"`' PC Exhiblt H � �M � ,�'°'"� � �, �,-� r � ���,����h� , �f�'�,a �^_ �. ,� � � �,�t���' � ��.,�: "��` . � � ��J�' Y �...� p i'�'�iy�.���Sp�� A+"'�1��,�� �.i ��'."��:� ���_� .�,.�^f�lc�,,' t S_r�.1��Y � � . . �3 y�'y ,y,� {�y,� r � 'k. r -%'j' t�� •�y R" �� V �4 � f�,e I1 � � ! s ' �i' � �k.. � '�s�'���� .,. 4���° �4 ,�s� ��, 'E�rt� � +"��.� F'� ���x� ���, t � __„�. ! '� ''4�j`� 1 .�,`�i ,t {.t! f� s �st-�" ''r '�, r � y y�' y' � '.}� `��j°�F. f ,�,� «�.-' , ��: .�, � �4 t� ��. ��' �it � '°j$�� � �f�.+ �`. �'� ��'�*k. �.��'��+y�s� � ���� ��� ��.�q .t�*ti,�r� a r�S- �.. yr �dp�+�� ��ti. �. �j��o �. ��'�.s-'i��nl� � i d�g� i,,�!- �'����'M�.,Z �?f q !� -�. 11� �� �T p ��i.�d,.�y;�ze.4'e�t�� �" ..",=^�.." �... l'�S av�-. � 5e� �� �'F f'�� .�"4! �`'J;:t ls�ar,t- Kt,d�, .'+V�t . �-+. ,_� t:+�,r �4a� ,� , ��* ��� P,..,�rf.�.'���� -y� ,r�� _p,� �ti,,��,�a w�'r�a,, ��, -4,�, �"ti'�; F�"m,+�i i iqi.+ F�J��'"4.., ���$�- ��FI���, �� �' ee'..�;+�,nl�t�' . +► � �. �,��.. ?�,w��.-' p-1 f�i�'°1; �ir�,'� �: �. +� �, �� , �a �;� � f� �n�' �. 1� ac.. �w�j �e.�'�`i��,',fi.."-ti:+� ��M-� �� ' -�,. �u � �� p+�r�}, ,�j���y f �I "' . ������wt�'� y,1,1*''1r��'-�$°.�i: �J, . �� � .C�. +ti������y�,��yj�� r . �e�$t: .� ,4 l�' �� �; '# $ 4+a• �► t , t yY� :�? "�.a 1� .� � x_�'..�,cK. '�o.�,, � 'r ¢ ' �j�. �.4•� . s�q �,�y, '��� b�" a�.�4 :*��` ''t� �_� �' � k� i�. ..�+ �i» S�r j". ����'.� ...�`+�4e �'�' � .. �. ���:} 5xS" Q,f 1�-��r, � �'�.r ,t����,'���_:. ,�� �a,t��� _ �` ♦ �'�'1�..y,, ...?'�.�'•'dp+�`; .a':,G� �,+,4.�.i.... � y 15 y�/P ��� �'!("•��p���5"1���4�1n.f�lr';�` 4li�`�° �B � � �44`�, � ,u.b * !- ry a ..� . ` � ti �t , �.�+'� } �' '�� .M1�� r r. "�:�%' �d' ! y� 'A t. /..J �'jc �� �,.�' �.}-����+ � {� � i�: �,�� ,s"`I.t� ,a/ � � .1�.�.. � "� �i� -�i��+31 �'`�*���� ,y�'Y��' ,�, r`$h' F•�'�"kti� a � p' � �1��i✓ - - �� �,�1 ��J�� , ��� °�.��'w'���T,�`xt,�f�F��`"7+�����•�+ ` C p� ���j, �4�`-�*' r r � ��� r �,�•�i Yfs• ��/�'• •tP�)7 e -��` M'tsit�� .t'��.•9y'y, �p"i���. �}•��t'�.'-. . ����,�.w,� .•��e:r '�.��: y:��'� ��-fl V ��i�+ ���!x�' •����`�t��iE r't E iG�� �,��f = V *.� �rr� � �`e'+ .i�s� _ �r t �' � . 1i,� +� '��� �, 'f!"���`,r.:4.� �'� � ,� .t` �, , .,r i �;� �-Q� .^f' e✓ r �. > 4 �L ����'! �y j .�r..' f�. �'r� C � �,8�� �j��q�°`. r , # + ..,'��f �s;-, �,r�;� �F`f�t, ��. .�; Cr'�'i" '�$'q� �F ".,.�r ;kJ� s;;+ ��; • j g[�,��yj .� � ra � r y, d*, g� ,�: .�� `� r � n ` .�" �� � .i�F►� � � +,�`� °+ 1��',�Y�� ,1��� ��i ,� �- 1� �.� � '���� �' {��,+�,ee .�,�xp�f �`{�gYy.a�;�'� ��Xt�- � :�.s '�y�.��^ �A`'�":a .r -- •--� � ' � ��'+Z"�e � � ' 'F'- �� .� � w � +�� �`- �,'�}�"(` V I �:+�,fw� .'��Y�� p�,�.'t•���'j.. � �°� ' `1 . � `.}y � E �f '�ti '�1: �► - � y \'{ �r -5fy-�! �4NRT, y � �y�' �'�.4�. � ' �. + �{a �1� �� �"� ;j — (:'P,Tq` ��9, ` f�'i"�� y •.�.��d ..�+9�.�.,7' ��� r � � ..� .-�; �- F,-v`�': � . + .�F+' ,a p`�� ��.• ,,�p �►�f" � ! x Si �~� ,T '., ��/�M�A f '�I' �`� .� l S: t`q_. ."�sL� '�'.,t*i �+My � i"'.� . �� ,,�i � � '- f t <£�y rR1� ' �/ .�q` t5 y .�" . 4' �'��� �,'� � �,/ Y;,.re� ,w y�` 't. �y'Y'. .�+ [,s,l.�'e� � j��,,,�`� y�+►� � .i'.� p� r n �� ,., 1� `E'R ,J � � � r� �3� 9i+rx L � �- -'�� � c, ,_ ' � $ �k} `r .A� �.��f,�aa .�f„*�'P•:i +t!li.." � .. . . � .S� „"..��. �j.�-..r. a� ' C+3 .i� �,� F�C:'��. j'.1 '�a R���� '�.����� �'�. 1''���� _'�� � � , r+ :r'd' . . r ,y' •� l �r-�,"" • .« r '� r �s,� P� j. � ' ��"�'' �- k. . ! � -.,'.� j� s � �. �� .a� �-�S j�� �� � ��� �f��F� i.� ��� .� � �'7 ��J'•,�'��� �1-• � y��.+��1 �� �i��`��yfy. @ � � l�`�_ ���.� ��"�#�'t �_ �'l• �f ' �i('��,�� � fk` ° �'��", ����.,a%! t�fN+j v.��e��:�.�^h. . .. � ^ �'�,.. �, �''F'i��Rt• c_.. . ` A '�.a����. ,y� a�'fil�T �,�➢ ��,�/JS'�.y, i � y � 1� ,,� i� f, �F" ' r —P A� 4 y p � ('�''F����'`�'1.���.i,�'�� � �. r r �"�6'� '�lr� r C :�f��" �e''�h ����� '��"'�'�''`d��'��,y�',�� �. �/ � y� ��_ . ; r �,� �� ����. �',t�,�4��+11.+ � . � 4. ��'�s { ���f� ��y��'41���i� '��t''A� a�+��d. . � �i N� ��R ��s a� � ' ' / r�_.e. �, �� i►�, s � , y� �, � �t����, � ���F . � � . d �y �a„�""/�,����x"��,/..+ � �y.c�}.,E.l.�'R f � �. �!1`�.�^',y�`1M'�I►��;i� � � —+., �����..�-,�r,� �• •��`I. �_ �r�C��,, ����'�r►« '-h' ,��y .p. ,�h��,. .y.� ..r' �t� ' i�,�p �+4'. ���_�i 7 M ��+�, 1�i�7R :'4�a__ ����-w" �.. �';,.� ..e.:�x. •,'..�r�F.'•� .� e�����.!:jr�s�r���!yJ:1�'_•'► `rA'��.yw..;��= � .. • 'fA h 4'., ' /:6'_t��."1.- ; q'� -. � . , �t . ��f � �� ` �. ... � J .ak �_. _^y�"_ ,�y'� . ' ��� t. . I r ' f . a �`,.s��� ` � y5 � ' '1". ,a�i � w ��j.3 � q��` ' �. ��7p1 ;, � • � _. � .`.'a�'��'i ;¢ �- 72t' j� " e � *�9i �4> . � ,� �,� � � 3� �� � q� �W�a�F ,�� ����� , �'�r "� �w.: � ,w ft"b'- . , g'� -� x�.s l *�� � -� R+ .;s€ ��l�,,�� ;*�-" ������ �,�' � ; N„.. '��� * ' ^, � � �, .. . - � ,�� rt "L6� � ��.t�� `g�; .,w:un �"y;,e `��`��, - _ - _. '%����+,��-'� _ � _ . - " !. � 1 'Yiz� �� v����lrn�a�` � �� �+.�`` s�� } 4..:�M`_ a . � �,��� �"- ° '"� � `� �i`�a .���� ,�' � ,,z" Y 4 � r . +it 3i� �`� i9�,F� 4 - . � ��S�- .� .� � y'��"°�Y �a � �� � . l,�'"a`. .�y N�� �7tr��r ����-ja�'�"t.,x'i��4 ,�.",`k �`' .�. �' �.1>i �& ," ��'�(�'',� ���, :, �. � . i. � d'�+r �.Q ¢�y` " } R ��F ������y'�i� * 'N�j.�ary � �/ ��'2"��r��:��. . La�.'�J'� 5�� :a.i� y�(��'R'i`✓�'_= i'w' �"E{���1•���7p,_y : .J - ���� � �f'� T. � �. � "' i '! , t �, 'M�'�;�d t 1� �y_ ,.trEYy�g r r:+�s �!� '�'��`� � — °�,,;�y�,�,��y, � ,'�,`� Y :. /r .�tt���..;'��.� ..�4k'v k�(+,¢ .�,� a +s� y ,�+�� �� l�a.� �'�r S4�"'r t � �'�tv� � '�*`��r��.. � w'P � �,��h��' � a:^a� M � . � . ��t�e� r dl�; ��.� ,.�.'��l ��.�� �� '�-.� ''•fi� 5R'*`� � �- "+e;• + v�, .� ' �� , ������� � .� � � ! [ � � K`�:���''���� ��+.+�.� a " � ^ ' � ��t'''� . �''� ,.. t 7, . r r• v. -�-'"� . r �'`�' �.#4� '7�'Flr~ '""`�M ra�'''�i=4'-�,3�r� `�i��`� � �'&� ,�l� �a a<�� , ), ,�� rifl y s�. o .�. .s/�,�- 1 � -,A�..��y �•-Qi7 ��a,,M1 `*�'-� L, c.A� ,t��� �-� �„'� .,t :. y - = 6,,.��T �� � �f1L''��YY��a ��" `s`.�f� ..��'�Y ",�)�k q��'' ....e�s.�6� .�y. t�`� y�'Y"���'C- , -�rrl'.i ,y�.��!.M� �.�.� ..5--�� �.�� !WT. �'�� t(�.e,K�'.Y+�r '}ls�t� F•�f l,F ' � 'r^��". M4' �'.� �,+�^..;'/f� . lJ:�1'�I -"�1 .a�f��Q",��y'S,��17 ��1 'K t� �_r.���"�+s t •_Y1'� �� ;� � }, � i �� �yi,.:,,� �+'L�:9" '�', 1n'�. . , i.c�1' �k,��y.i``��f4 �� vl • . . t � r�.�`�k,'`a�' `�w�S �`a��"�s'�"� }�����ia�i�a�'c�a�M¢' �#',�`�T�}���> 'v►,�"���� "`8 � , � ., �C�ti'���,,;,ti� �.. �p'"t ��cs'',f'�;�t�m.�h �`,':�, ,'`f' "r�r�'ti�" �¢'a�y� � i: � .i" �....,��,i _ �+��` µ.�- .,.t .� r �,. � � a�_��' '4�.� ui .��..� .! " � � ;�.. �,#.� �. r � '#�:^+ r. e. �`a. , �. ' �� s #"�r � 1 ���F�,° �f,�y� ,ft�' ,����rj � :� �:�w���-}�y.x � �,r� •f �r - �� �`�.r � _ '�;�� ��,�- .� :� ,�,,��. ..,�,,v. �,,.,r s;_,.,��..�,�•�� ¢f�4� , Y,: .� � t y� �. � . .��q't� 9 :.� y.r�� �I^f yes�r.+, e�. # q'� '�Y��-�w 76�. Y � '. �. ��y, .+r F S�, s�!'`eV•� �� `ke� . ' . � w,�ai� z�,„a'(f '�*`_ ��,,ff '-i��.�� �-�`i �':i,'�, r ��i ,- 1 . � �,.. �� R` .� '.� ��R'�. '�,y�+,.'�+ro'i� ^J-` r',t.�� ��. - .��I��'�-,��� �,.r�'�« �.�a'`��:rY. ''� �.,?►����!� t .` F� .�... ..[� w. i�'n� �9 ���� y���� ��a Y �*'�, e �r ti� � �.` ,�n' �-�•� � ��. �:. s, `�.r``p' '�� '�`�� � � ��,�-��� i rx :=,.s•. ;�^�r`f' ,�,5 P ,6 �...� t 3 4r �.. �.,�.,,�� •�t�l � � � r�` � g�, } kt ` r �; �b'i n c y ��,,,,r ,F^e y=,�?`� �/��'� `�'��' :� � '�•Cr����� J � '' ,.�a?-�aA,e- ��•,•`�jT"X�''�''.. ��.A "Y�a,' i�'*i ,��' �h''z .. .Y&z�, -'/�.w�"' `—� S,P�'."� �.,`'i�e i, . ' _}� ,�''`73t- �' '�,��...r r'� ���r� •��'�.;ls�� ���e.�" ��� ,r. d`�d; . g ' � ` '_ -��,ti} � � ����jl��'i��L� .* . �� .{�#a�r..'�� ,+�.. r`R +_� r' ,1:^`!.�-{y� �� . J -r . �1."�.r�.,s��A���r'1.��� � .ir�#r_. �6t�i .. y't�..i.rv:����. > '.�.,� E'I p i.._.:��% �±�;`. . :.i r.9 . ..,.� -�4'r,�... _�..ss . _. .. -- _. _ --"� � � �4i` { ��''"'"��.. ��-:k.`�t�' `Kt� ¢e ~ � w, y} ��-��- .~ �c�p� ' , _s ir. 'fi;.- �' >� �a����'_ . �� � - ��-.�;: . � ,�� '�__ .�.. h` =� � . ,�� �,' '��. �,C,�a���,2�,ry ' �+ � a � 's ,y�R�?j�q r+ ' �, ���S��Y �h �,.t"�` +i /'t'i F� '� � .. � �4�,, �• .:af �£'!i t°aT�5�..� �. �I'.,, T e�_ � ` . t � �fEy� `f',�.-Y$�t��f�b� 'F�ti»°� ��`r$ 'rk .�ta°t,.�� yy:._Y. ��q t. . x�..y�*,�`.qa '{3���y�� '��..�`l.��� ���J�;"'�+b :t� ��,��ysy t.p `�tt�`Y 3`& z � ��� k 1�r,,�'s...+ ,,.�E �'.'-t`-�- "°" ,r� x �.,e ��7�� r+ :� �� � � ( .. '" . „'.,. d`r�c:+.'� ��� y°"' u p�3. "- �^ � w a' y�: ",�}}� I' +�'+}'E 'a,k°� i.� rl ��-:�� � y�. ��� a �� - �' �� ' 4d �y�'e.�^,f�� ��` �tr .4.�{� Y � ,� ��� �r��w.�,a� Y r � ,}yt'p R"�Y�.i �. 6.! ,� .. 7r� �. Z '�� �. � �� .n t{�r' �;- f; ,� � �,,,.�4����`�y�� � `� "� .� # � ���� � �, r t � -� ��y��. ` -� �. ,� k � ��m d. :� . ` � �.����`�,.� ��`"p .�c 'f��� c��t+ .� .;2,.,,{,1�..*'��: Yd - � � ��*.�f'. . �_� �,�. . �� �,���x �.. . 9 ,_ !�.� ra4 ;�.:z„ c.. y i r_ ti� ,''�y ��',�±L�y'}�"�.. � . ������� � 4'� a � , w�:�"t�"n ♦.ry������`� .�""t .�""'7r _ �, �Y �"�Fac • - ('>'n �s. �,• 'yY , �r sp...��.�r?' - `' ;,m � �'�r„ ���'��-'��,`. � � `�3t -.*� , r�' ,�°",n�s�,' � " `�eY "� �,. �; �taa�'r`_� '�:� *W � ..� „rec,� � �� ,�. ; ��� ;�r. �i' `��j � SJ �:�� ��� #�� � �'"1 i'�� �y��'& �,4�*,,,�;��'a•►'M � ���i��.j '�� �' �d�: -�. 4�.���Y� �j � r ., .. .. - . -- � . ���S.k z�"'.. �. �*4,� ''� � �+-� .,.: ,� ��� ��'. .�TM �-:�a° �� � ,��� �...'�f - �ry�"��,�� �, � �,y ,� �r'�' +��`- l 2��`�,,��y� ��'� �i7, �a `r ��"' •„95��,��S�n� � "� �' ``f� £ �'T �,�4'T�'�,ort ta�. 4� ��-�� '��L,i�� ���''� �' � � ,�`�� Y� ,1*�.j� �;:�` � � r�:�.._�� L-�#;;�*�,�;�'�+,� '�"�r�� �� i� '"�.8, �..3 .;,,. �;,e � ��- ir�,e- s � ! �,..,,� . � :': T �, � ���6 �ry�7�" „ ,K �h�,�`t��;$ d �'�`" ` � J� • /.r:?.� � ^ti a� �', +�3'�'.�S� _ p � �y �. :�� .. � � cy �a . � .,-w �a: "` -� :.�, ..ti � F.: ,',; �:!k° r� , � -�c+ 3�'' �K� '�„� t�", �`�'' " �' ��'� ��,`� '�.'�± 3 '�~ ,yy. ' � �� � _ . � f�,'� �+.. f� �r . 1 ��` � ��. -r•� �..a °� "�i"` ' �,s°N '���,. '` �'&'a.�` J,N`��i +`�'`."� : �' � • 'l' '�r - _��`ry" .m . c:y� �s rie a'�� ,`�� � ,R«���.���� � �c.,�'C� v ,(�• i i��'�a a`�- r ¢�+''J�'� 4' ,i �,� cr,e�_�g �j+16�j�,-�+'.a,-✓ �(i `�i�'�h�.lx'.k<_na r. t ,�a` ti� .'"a_5 sF �r � �a` �'' ,�'"� ia � . 4 � r �"�� �_,..Y�`�'�'__,.e . �� ..,.`.9(F`x _ •�'�' �s�`...�'ti�'� �,��v�`.r�_�' �.�y�� %�'Y`"�t. _ � I -. � i+ �'p' 'M3yT�.' • - � f-t:.-� a� --j - .. _ - a 4�'a�' �;' i �, _��j,� � � . v��`.^— �.� exw�' �., ��`�` 's �''ti„! +�'>.0 ,AC� .iFs. ��.tik...r,• � y'�- ,�;-q; �.�,,, �;,�� ._�. �f • ,5�; b � �"• 'j. �y .,�g . ^� 'd�3,�g."is''4>"-*I �. ,. ` .. . .,i,;}�+' � �x� � �+��� _ �-�� �... ,�� �. ' 'i� � .� �y�';���y` rp�.,�,��'� " 1�..� ` :%� .�t, ` � '�r T' �i,`�_�4}a v � ���s� ~ . . . .'.;� ��`�'�:`!S ~ "� � '2:. 'n � - .. . �i_��'� i }, . • � � � _ ,�g -,�. � �• .. €��Y �_ �� ' - �. -.-.���� �� . �J �� . �. ar ���... - '� r�•.."�,.• - i� � ""'.fl�' <,:AE .� x._., . ' �..l3:. �. .�. �, � �q � � ' '.� X ,,� � ; � � y � - - ; "'��� �y \ +�, e '! �.3" � '=l Fp+Ytlt '�.W. .a J� ,�Aly. - � �� �yj. } '� R* . { ��rn � � �n kx'� a ' - �.- iy� ' ' ' � ,.�; 3�_ � .�- �` � g 3�,,� . ��,'��"���� '� .��„*�e .��-`a f � �` �"}��s���. � ;- �. , �':�t ,� . 5 '� ��°`7N �. '� a r+� �� � �.� � 'rr_ ' ��" � 's � y . °� s+�a ��y ��"'�.��r����^��'��! ����sr, �;� �:.f' �^�: ;�x� � � . . Y -tf, ��� � # � � .��� "';�� a°��d r� ,:r�''� �' s��.. ��n� tl �"�,,t;j� � ,J�, ' 1„� � ♦ �EE`,�� .�'i�q{� ��t{} Y wh �. �� '.F ' �lw 1qi��A.�����T�y5�� t'f •�,l:� 4•:.�" 4 Jwf� '.T� �.� t �i4���L c*. �� '�f�, �� ��'�A' �--. ����^' � ..ro fi�.f. 3� qn $ � � ����, �i* ����� �� �. t •� � '!�� �����'{��� '�7�.^ 1 n�i"� �y� �'���,���~ •� �".. ♦ J� , ��+ � 3 3 .b ' :'S ' , �* }j .��iy _�;�j b'{y�m �9;, r 4t t"�^'',Y� � ���_y[+b�."i.�n � . r� � �3�. n3�� y..�.� i r'�,` ♦"- � ��ky�.. ' .' '� k��j���i�� �� }'�4 .2�.ye ,���,��°gq�� �V. �` ., � _.5 � � �! �� ��F' .� ' �' _ 6 y E �i � ..'�....� .� R A`Ty�» "r.7� 4 ... ��._ .�� _-, ,�_r...�.. ..,.�•7'�--. . ��''.�,_�"��.. ....��� +`��._:.._�� �`.m°'?9:�c.�'� �.�1�'til� s�t< ! ��.,., ' � � ...- ,' � •,'� *'- . �p"� "� a�y� ,+�..�.:. �/� -'.. ;, -'.� f k� ,�g +{ . y • C� � / ` T.�-.nr�" v r..�3F��-��i,� } �',V" �'�+^''�� ."�i F �- � �� �.. _ _ ,. �, a -`�y� i�.:„�s�� . { � �� • � � ,:�..-.«. • �Mt« �.i�*� � . :�?� , r ..r .. �7# � � ._ • . Y Ji��.�S t �, '�'+. �'x�I� � �� ��'{� r ' � �`� � � ��,�- -.,- .�.. �' "^�,.. h_ ' : � � � ; i a�-�a1,: ti{#� ` ;. �'� , � • , ��jAi1,�e.y,"�� �- 6i . .. - , ��.� . 1 . . . y''i• ' •� i .�w � '1�� �� � ��',�� � ' i � �, '. ,,.w �� • . , �� ���� a ,�. � _ _ � ; ,� ; r ,�" ... ;, �;� � .�t "':sY ��� ' <``�' *_ �_. :�`°��. fi,, � � �.�, ?M,j �,.� :� �,�w � �� ., ,• �. -�,. . �j,.�(•ky„1 - , �' .�.hy K..�� ' . , . _ ... _� � y-'� da �` r� -���'+�a�l'�0��^•M • . - .�t � ' .iS,ys�.�,.7 4^ ,.y 's � . �Y °}�""e� t�� t ° � ,.',., . , �-,�,�-. a,'�"2}�[�,4rX "1�MP.1F s �t r� .cyc� '",4: � ���,.r . �- ' �r ',����1'^;'�:�� ♦.�` �r, r , T , � ,�� •. „ �''� � ''^��'��.� �� �y.,.t,�� � `d -`�'�., I ���.-...ri:,4. � .-, ``' . w � -•� � .�� �:.""��t��•A+���� " ��� , ..�'��,A� ��r�' -1 ..7 ' ��rYq�i,�'�"^ti� ��' � - _ :`;'r` .►�,,�a' �r,'"*5,.'�' ` r�",, ,. ��' t,t"�.. ���'4 -' , � "�'' t�.,��'"-�^� , ` . ` �'sf �. '�i�)� �r 4 ,�e. � T i �S' 'y� ( � ��, . 1 �, ��� S� � � A . : . ., � ^ . �(. ','� ..� t� � �cT'� f�� �s+Y���,�� � . rf f .Y.r� ' }5 '�', . ' ����* i' �.� „�',,,,f,/'`:3 t.�t�,-�s� �'�^g�+"�Y'"'.��-S''`g � � .'` .:.t%'�:'�^�. ,,,.�'-�.. �� � ti' .'�+'-�s:z+r�+�i„`?�ha"�►'`.�`��r,y, �� �` " a»:�� ,,�,r � 1�'-�' _ - ��' ,�ty 9�'s'. :� o � � ta r r;a;,�,— -.�� �` +��'#a �� � � a„' � ,4 R� h `` ' , J", �y� i ,�;.y�� a►�t�a`-��,.�.� r � �° �A� �*•'Y,� i��.,+a , )t' . °�„��. ". �'�� 1:. :, .'�ti � -'..t.kr� t • '���,,'`'� '�.a � �' ��-�` +4*�a�, ��'�1 +r, "''�!s, j�t�� � 4 =����� �� .��;��� -�t""d►,� r i �* t ��, ' �`�yi�+ q � +,-� w 'i �' � R '� .�lir?� �'3���. ��jv ���t y��� �� �' � - � . .• .��� � `�'a�i,y�;��" y�'r ya�. ,��'j�6i__�.;*�''�"/ I.� ~s i" �,x�J'.� ,«y.�. s.�',r� �� �1' � .�'4 ��Kr+�,",-y, "c}i' �„ ��.r^�,6 t ��� .-'��.' � y�7]� ��y`� • ��`'�i,�'�1 r �� e"��-.. ��.;.�f'.�i�,�;�"y��T 7�`y,��xs:f.. . * f t4'e�y'„'��ti��'A�:..�r,��a�.�`,1� V �i ��w ar '�.� _'�'..�'� . -_+�5.� �• g' � .. - 4't '*: + � ".'. , �i f,,�,7�" '�';'��« � '•`� .q<pS�i-_��� _ .,r'�� �' � �. �s• a t--„ y.,� r� i����� ,�,' .� • .� � � -•�.�. y� � T--. t � J�•,� 4 �`• �i "� Y r �j�-�'Y' � _r Z ,-4� 4, � � y •. �'s �.ir. �R� 4 �.y,�-�f>y ...t:. . � 4 ;����, . :a�.. - ,�,m^��:� �r.-'�•Y _ _.t"3._`-"r�ti_r a,. '��.,�•_ '+�t" .".�a'�rT�,?�'�'_ - .. .. i- � � � '�.i ;� - ' j ' � i� � . . ���, � ..�ti � � �' .�r''�'�"1' �* T I *� � � . . � . • , , . . ; .. . � r;, R� a, ;. o-�,.� , 'ti r�. '»..�..e� r ! 1 ' _ .a ,� ` y �. s� _ . f ,^ � - . ,y;:. �, .. - ,r,' � � .1�}���4� y� -�. ��� �.,�-Y. . .r.-: -e.,a'�;�� � , :� . � �'�i ,.,�. >;, ♦ `�` ,w : ...,r'. �� �»+..• >�`�. �7� ��.a.� �s'i`➢�la�,,,,���M. st�Lq � y�., � .7'�":d' �i . � Se �� ;'`�+• .•-♦ ,S..,�F � •►�� . .� � ,w� 3. ..�� �l" �~ � � ' k'4 y'�'� * ' "�..�� �A • { �rt�{ ..p. �'� �Y ' ��.�1^ � s+� `� �►l $ �. � f���Md.. ,.y� � s� 'e� �„ } �� .� 4 .-��;Fr,x.�..rs�ti.a . r�. � ,. `�y, }��, � �tt,�.�. � ., < ,t� t y� �. � -: �}p AQ�p. . �s. , + .}t t ���� i*�y„ �a��t ;'1�v rt�R.� �!�Y`� 4, � �..r�;,y i�,�i.,..+ .;� _ . ii� �+`^,"",. �,,', ��,� .��� a„"� :'°z=4��".�' ',�� ��'q�r��Nil�'�r 'y3�; ��„� _.� •Y. . .- . {� � �� �'�;'r��'+�.r:i: .`"`� �� ,��.la��� ' ! '• �..+� � .A�,. ��a�S $,� . . i .r..?ti,:-;'�.�� ,I r, t S�x��"' ,r 3,�y5�.�@�- .�i i:R� w �"i-.�^` }�.. �, ,+.`` ��t�'` 'y � a' �;;t i �*�� A r.ea ���e,.t� y fCC � ��'++'�K,�r � �- -�." � �@� � .re+ ^,W°'���� �N'� L� �# ��� ���y,�."i�� - � ,�`�r�4.�} . �* �t _. ti�. � ��`� b s.-C'�,.#�..�,��.� ,�,.,F , � 1� � �- + "'�t� , ��: � , '�"°.� '..�j� ,,t��(�'�-�� .G%�t.w.i. {.� �� f o•, ��+• �Ar•{���� y,� ..�.�1t t .� � .�,.st' .*T �'. A i�'T ���� .'� �,.4 '1M- � d - iK 4 ` K= k i-. � ��s F. �` �r �r �� 1�a„��'! �, q ,�_�� _.'� '+ s �` � . ��i s ,a � e,#,. - �� �� a.a� � �!, ' _ ,�>�, . .f �^. ,� � ''i �} .•. '� � ��4�fi'7•�• •� A M n. f 3 �k,���EyY��P w `'�s�l'`� �, �`t;"�r��� y„i"a. �1'#�4�� �;# g���,A�'°��:� �'• �,,;�. �� ���' �� � �',", � R� . ~'� * ='h . °t �a �xi"' 0 � � ��'��� _ e �1v�+ � � '� °'` '.,a., a� ' a l�� +: Ml+.,�y,1�_r ro ,,� �y e -� y <� ��� � . • ya�yi6':T:�a� .�..tt'� ".`��i.,�,...<.,. ., y;�r' � �}�' �r' a��. '�t s � �.(- �, Y�;: 'a- �.�.,`� �r n�� � �����a h..`' � '�°w'�.�S������ �.,. �..F „ .� ' �i���� .F,..=�e. s 1'� ` � � '.,c,.5 .,o.�r,-ta �a;�"ay # ".�`-_.,=y��k� ��� J 4R �.y�. � �.y'l�°�.�"�i��.i*` A�y��'w � �� ��j �" � r�. ��,��►.,�, 7,,,�,�.r�. �� e, �'�.� , yx� �'h.; -� ��f 1� � °"� � t's � � e r. �s' '� r�, � / .� �i A ` eh . �^ o'��Ne �`"����, r ,f!. 4y „!si �� �� � t � ; ���Q�7�' � �'...��.��� /.��x� � #'_ �*` { ,c '�4�.• �,�"�`a X� *,�'�+i _�� � "� �� `� � ' �"� —��.� i +tl����e� �` � ���,� �.�� �_.. ���n� . ..�'i ��rd.. . �.��y' �!'!���� � _�s_ .�� � . . ..� �� • k -� ���.� ` ��?� ��}F ��`"����� .:4. . ._�. _ f �, �, � �� . � : � - �'��� . , u Y � � � � �. i . : ' � �� ����� ..{ +l�f,y ,�rfi�,�T"�-y:�� ; � ' �..r�.�� �} .K �-:n.. ;- s��'-� �, t't"t"�`!'�' .�i!'-ah» �.a++a. ., ,;,�,,,;7.�1'�4.'.+. ;�' '`� ��s'�. ,�s y i'A� "y��' _ .. ,�,� ' „�7�lR4� ••� i •. �. ,e r ^.r .-�,�. '' �. ,�., ,�+'`' �''�.,... �,.» ,,� . . � rs�'.z�, '�� r�:�iF�� . �F j �l�y � �y,3Mt t � ,,}-�►i,. '4► �. � * , ,. � '� a �°�s�, � � "t�' ,�r.i �}s �1 s r 1r '" 3' ,� �. �* r� .r��"���� „�-,r,� t� `'�'�k,�in� ��,.. �� �'x„.•"'�.. r.,� �a } . .��:h.. ^�4 V*���`VT� 4y .,,:�*��..y�,`�� ����, �� ti'!��`�' ' ��.,'�, '�-' �.�/ 1f_ r y j � �f ,'�9:' y�� hV aµ �-b�y.�, yT�.ii:f�`s.,;a� �; �`.�i� �"n4 ��:�.:�-�T— 7�';r_y. . . .E:��1+'��' ��. +!p_'��1'�'��t�j.ec� e6��t,i�, � aky�,".�a t _ ^s 'i.t ,� �/v�g_;�`��� 'aw�y,, �* jf. �r.T `�1l�"�' �P'7�' � '�� 'A��� i 0�'�_'w��"�a1 � r t iT -i�,�'iv �.I�qr�w x ! � �;' 4 � .7C,< '� ) a3 ) h �' �"M" ��,K R���i.►r ��a+��y .�r.Y �tti"� �..�.`�..'"°'C. ..�r �,+�.t r -f�"'���... � . - ��s:9' � � - } �: �s, ..ra�y � » �4�'^j�.'�' � ,;��. � �� �r°�... +,�. �` y "'k.�"i4 f�� - �'"'� �,•,y � � �'�• ;.1�*!`^ '..y� �. �� �i� ��#+�,; "n E��� '�!R _� �� �'� � d . , _ ,. .. ..;.. y . � .. v �•4 s� � ��r, � rr ', w� � � = v-� ,� �����#�� ti. i ¢ ,. � . , ,� .�w ,' ,g <. ..� My� �- .. '. �. 1:I�':�. ?I�. � '^'�aS' R � tr ^r!. �tl,�..[q� �:����,� ��'��`.V -i� .�_ _`:��.�'�'.�. .�.:��.?y���. ��`�d��.a..�c, �'F+�������-. � � . ''ac�a�, i .�a�;�:=- _ _ G.`°� ' � . - , �, � r �e. ' '�., ...-. .._ A"� � � ��'. �,,,�� � . "� `. ! . �� ��" . �.. �k��' "� t � w„ i ew�..,ri�l� . .. . , . . . .. . .. ..... . . . .. 't � '�`i- � ',y'�_.. N f��+y� +� . . �'� �i� ,. . ���.R � � . :� �i �d+�'�'`�.f '_ c ' .. , q�F � v-. � .. � �. _ t Y R�wa ���Y� �`.� t �Ci�� -'_fq� �-��,{� e.. ~.� , '� � .��a„�„� �� „� ,�: ry II� �� ..q �� �� ��* ��� � ; _ .. � -�. .�lY; �.�,.�,; t�""`„� ,` , - � i�.. a •• } � -� ".'�'" '.r� y� � � �, a ��yy . _ � sp�i`S. � - . .��ti k� �� #� . 'lr.. + .. ,. . :�, ,. �s.., 'r �y „ t �'�- ' �,,��.te+`�*�, ,^�' ��, gy ,� c �. �� y,�� � ,;`� 3r„"�� � A;�� � "�` ��� _ �f �'""'"ex % `�,`�"�. _.,� i � � � ��'r.r' a i. � -� ' �'�5,:' F� � � S''�_�.c�' '� ' •.�,.� � s. , � . •� i�.. �� .l���w. ���� �'+ �u# + �'"`-p..�� �t�tY �'� 't � - �.� � � �� .�Y✓ . ' �, t ! '.? �'. �R�:'�+. .'� �;� -. '�� �* T� ,, -s�� '� � 'P�,� �Sb� ` `� y- ������p ` "���! � f s �' � � � 4 �, .�!Es.� ���+_ �,��� •S .�F , Y ., ;i y R ' ��`_ . .«► � '���; �r�_ •,;� d � ., ' 4� + s �`-��r . �'a' � ' 'r- �. �`� E.:�"*��.._ A'j' � s� . ,� J��� � ��g .._�w�,j� �t��+�r .. , �� ,� �..c �~1 '��^s"' k�_ �`° t ra, �� r � �� Lh. +�`�{ A i'� .r :.� � �\ � `. 'Y '� ���•'o-�",�.i���� �!'' ,�"!. ' .� �K� �� ^-`y!�+' > �l � ":`- -;..�t- � , �t�"'�;"" ��L,-� aYl�._ � � . 4 ..: Y f�. ,� �� . . ��. �„*l�r�`fi r''� . ' � te ab . .` �� � . � .;�'� � '��µ�� ;�� $ ��;1�l�. .��' r�, `�A k. $S�hR "�.� .�.' �� � .. . r . . �.� e-� c.� .�'f�y �_#� �.i"3.� . � . .. �� . ��� #f � � „. „ _ sr -'�`�"�" ,A` r' -.;x��"�`. `'�° � '�ra.-r�, _ '• ; jys` . $,�r i - '�� �•-� ��l � ��q,���.� # � ,. a��,�t ,`�`�S!� ��"��'�t �!'��i,�,,,��-t..'��4t" " �,'J � !� ` ...`cn s���.• �•� -�• X � ���"�.�:i`!J� JA��,n �� .. . ... ..''� � F �'�`,� ' `4/7���. .,�►—_'_._.__.»_—_.._.�____..._�..� --�.'y!•1'd.�3¢ . . _ '.��. � 9.y,V"�s tt �;,...-_.�ry,.�;�.i.'-•'_4.� �'� 4�',,4�. t ��� � �+�� . �� , � � ,. �� ��^a i.. � t,7 � _ �_� ��r R,.} ���� � � r _ _ ��'t�y' ��'�' -.,,�'�P. M1��, �� �4��� ��� ��'!i$ `+���".'��._�„�',+��...�-.J • ,4' �..�,C3 - _�"- n� � � `t � `*� ;'i, � .,�� s ' ""``";�` �"" , •s � � i;� ����'�v } � Q�, ..f� �� � ��'_�sd`w r-..'; t.�'i�• .� i��� , p !: ��. � � 'S i L . � ..�`� .s / ..�1 ��r�5�. ..� 3 ' .bii A �..�� A ,N,.. .��lu* ��� �z`-- �.ct �'-� �^ .r �:�!ar�„�;,.�grr R '--�n��` ♦. �_ � =�Zty. ��'1 r� � �l. ���. Tts i ,��.,y� +�,7 �µ6;1n,' -'4' .4T } � �s�*. - ^ � ij- � 3.._.ii M1 i, ��'� �yV��•.'T`S "y��'�-,,¢ ����R L ++� �K'i� 3{wy`�"^-,�r'l �i',�. "d�v"` y�y r ,i'.� ,�: ^t� �, �•"� ;`�� �}� j .'�'� � �'�Al �'` f ��. . ,^ ,�,.aw4 F i .3�'i M�rS'���"1. '�e s�'++o" �F C " .,$,.� ,r ri �.. �,*-,� .��: �,+� �., , _�.�, r�, „ � � t � : ,�. . �!G'.�-'�,,,_✓. �' .,�,. � .��,.�,�� � + -��t.,�` �, ,'!� �`���, � .�+.w }.� � i'' ��"' -'n' �►.� °�� �,�,. � `' ,� � �` �� � . r; . . �r } - ,'-�: '' �'t ��+�. r" � / ,. „� ,�py).'.'�- r;..t ,rea#�, �„ �'.�'"x �,y'��, � . �:� } R'�y�_ 1d, ' i ♦d1� , ��_` �����'.M�G`.r�,.� •Y���A,��1 �+�^ '. ypf �} _j�`� t^ f-�Y�.. ""c - i � t - �ra �n+� t a r ' ; w �` �.-.�� ,�wrl,r Y�t`t 1'� � i � � ��'� ..,,+ ��� �.�,,����� ,� �,�`� `' �����a,.������ �r` " . . � � r1�' ...� ,rt � i� 4, �.' y . ���' . 4 �� rs� �e. ��r � �����b�� �} �1 �� � ���� �t�� � 7� ���� � r �,t�` r'�; z � eI 5, ,�`�r .� � � ,- r�..t� � �i.��S.�sky 1 ti "� r �r'�r �j'� � ,,p,�^ � +" � �r � �,��, �.�r� W��� .�Yd�'��� y{�� . �F.� '�'_ �+M7���,'�� �jlr�'�'�y' �4 y""� "'�� jf ,� ��t!'�.d.�L����� ,`2'�.'�,�� °i�.�fi 1��5w.it'i� ��i.ytA:, ,� . �;•"��i-,� �,�Cf' . �� y � r ��.� l� . a-. r r�. � �✓� na W,^���7[,�'�`����' W:i��w � �_�r 7�^�� � `.+"r td�^f ,t `�•ti�,�7�• y'[ ' a+� _ 3'�r � � , ✓itf�Qv �. i.� �f T�3��r.7Y. '!�.; �,- ._.!� �{ �p '�"�.r: t����� �'s !,• ' � }�xx 1t {� _- . � .r� l ' q}y� l y;� 1�tt' a�Y .�.� �'`�� Y \iJ + , '� �� w;t .7� /� � j... �1 ��.�'1�g r��e r �,a ��:,,y�,;� �'�°',� �r�' F�,_ R�'�i' } +�� .:. � .. / `� � .-'1 .F '' Y J, ', � ''�' 'a4.�,�x �. �,.,f �� . ; � . ..�j ��rl�/� •,'y'�1 4 �'��l "' ./ _ � . . .,, . • ° �'Iy �".:���a� x'�, �,...��s:���� �f'r�� n.*�""i" . � � '� t�.`~ .. � • a �.,� +wri I � .,�.i3� ,� ��0.,a� '.r'�c-L�. :4 :�,� �/� :. r 'a' �:�-�"�_''��',: .:�+�»'� ' � "�.. 3`' #�� �.� - ,�y . �'�s �. �� � _.�.I.j �^_ ��i.�.yl� �'..a�r�� •'',i�^'~� w�,���� '� . ,;���„���"• �J '.,,�.��. �y�`��' A'�`'��.'s�r. 1���-t�r„�"��r .o'q,t.. � - `�'!� . ` -;��.�`*> �X".'try"' e a,E..`�••�iP'�i"r.�S�:'�i�"�.t��'���r_�� ,�..��t .> _ "�F_„_'��i�s _ F � . "7 . 'Y �-1 . 3;-:.n.... _._ v � �R�111�Y11t�t1�N " �_ � . ,�. _-- —-- ,� ,' � _ , . s , , �,. ��� �-� �'' � �..�p� � ., +�` ,�.�.�,�, �� ; ��.�,- ��. �'' � �► � , r. � �r�� �S";"`B!'i.�'ri.�..'+'�` y:^�,t ���l�/f5� ..N�-1yr T]• � � a� . .t :Ys, d' � r„' v t x* ��-��'`,�r. `.z � ' . . .a'�'`�`'�±:C.�„ . ... .. . ���,,,:!�f r � ��.i�'ny '�'�-,� .. '.:; iy'y,ii[' fR '�'-�y�� t J '� "" ..� i..� ���„+�yJ,.{y�����*C � �. y ,�?� �� 2L.� r/.�f�, � .. �S ;`�.� '�p,.��..I��s� � � S� � ��� � �{��4 4.. �'� f �, t.�b'„ : F,,,3� f� ... i�t �. '� �€'' ♦ . ts � y . +�; +� � ��^ 4 . t� _ - A . :. '.�r .'T. �' �_� !�r arY � �1►,PL'� (F,X.�{°�'e�!=.'yi-F[J�t"�, y�1� ��,r' - � "�-JsM`�i t�'r � �JT.' `�tr��.' ��� � 4 . � 'i�' ]:��� R,}. � 4 ��'� ��' ���:��+ ,. '+1' 4f� "f�1e, '��Y r '57'� wf��.t7'.""'t �a`�.n�!��...�a"���,��y'�.Y _ ��l■ �f . .", 6a � �,5�. yf� y1:� �i�,�}._� _. Ti W-�` f},...���� ��...i��3 ' ��1 s�^ t '�',�« .�1 y""" � �,�'y..�r. �"4°' � # a � R ��'�`' `��,��y� '�;�k3�,;~�,������p " �,'`hY 'ry-51,, ,�.'�,a� ,]v �Y s �� � ....,,�y� . `��i" :��SM �~.r� S�'t`w'"�'�4�� � t � � F✓ c�'. , '" � e �. ,.�{._ 8 ? �y�4�..,r' n / �* ��` �. �$� �Fr���W�::, � �������,� `:nar� � "�'„ -Y+'��'M :.��Y�.��'� ¢��3_`rn.. ` . a ':,�, ��'�MMe,�,,� • ." � '��4� ,r'� � y��t r« -,�F�F � . -: �� . '+�'s^ -�,.+�y: � � r'Y��,. � - � ,�����;, � �:� T' i ��,.� . ��` �t'�, ' a..' . ;" r� �� r. "9j'�a;"' t�. �., `ti -;i r� '�p+`� .'*2� . ;l�. `� . ~���{�� '�'.� ��� «"`� . `� - ��'f � - .n �+� � `;- . ��: �*. i,/� �G+'j„ i�. `�, rh�r�V.�4 p'� ,�Y r• , .� ��,? � � },. '� �� i+a. �_A�� ' �Yr� ?�Yc� s- ti.e, 'r�� ,. ' . . � � ..�J' h. .a'- f�Y''. tP �d: :'e4Y. -Ay(��'�""Y ', � y� e. �.���i`�:1 - � ""F' `� .��.��s,�,�ti}�Ay���.:w' ^��/ t i��''. �" �w�`r-� ��j" .. f,� " �.,���p �73`"� • �� t t- t �-� ' .,��J� �g�,yr'�s„�'3'�r'� •�a� �F.r+. #-�.- . '�""��. 'A' �'{ R rP: !p �+ _: ��(�y` � '� � � r��c�bA:�t �y����i�P��,�4� . 4'� . �� .r���' �� �1�n�Jr�.�,��_, :.� � �� . + � '` ��� �y,��,���<' � .,y�r :'s'.:`.�i��`,� �y'�� 'r� ajCT„ ���c5n',�'fiv'��a�!�` r-�' r,i � �� �t��, � ���� �7�c.-��{� P l������.,. M���.� � .�� .. ����..���� �1' �a����;�� � r..� � �� �,•�T �� T�'�a .�� P, , �3s,r.. ��M�S {� �,,,(�� � ��'� �"'� ���"y��.t�*���s'u. ��� „„i�: �' �y,a'�'.: r j= .��' K ` 1 '�'� �"�``!idY"���s��, ll' � '�"�; 'c-lw- . �, t ' � d .,� �� �[,.,���"I� ,� ,- �i �:.�:IC������L`[f��M °�,t�.L�'4ew.x:i�:'�' _ ,_ a{��r'�.L.a..._i• '" }^..`�'�+� ����s .'." � ,.w }.} ' �'. ..�ry ��,�1f, i �,��twt� ,�.< ,�e � y �� `� y . _ • jr�i � "�,'�_ i "�:.,� a��r �� Y'�Y � �y.....,..." � . � ....�wP a 1,` ��.J � �{~J �9jC a t y, ���� ;'� Y� g�s • fY'�Yp"'' �1`�r ` .� �,'f6«it�'y�s�^ �, �,-.�.�m - . ... ' ''. ", . � �. :�.t�` �r.+�+�+.w�"'°'^'ti. .. . �'�f .'a+4�4 �� �•�''n�.7 gr�.�nr- ar,S,=`�A�''i:'�y. ' . . ' F � �. �. �� . �°,�++ y�y�k.,��'^,r ' �`� �,`���yY�','�. �r,'r �.��.�p��y� �;.�m..a� �e++r.�:;.:.- .-.�.._.. �x�.-�.e. .� ,..w �/»`, �'T ai ka: y�.�r +� ��y`� •.. 2:�. ,�k �T��, • �_ r � d�`%^" ..' ' ..��ra '��� "w'.� '�{�`���w r� y� $��•�;�'^,�+�`'�` �sN;� � � rf,.k�r� #r'4�+-4�'� .,:��y~.i1�/,��;.�" :-�s.s �a`�`+.,ti..�}.� ¢-e�t' ,{* i�� �r' � ., �� Fa� •�dd�-r�'���`-�`�"t �f se.� y i �,' v 8.�1 •�•• '�pp.#• m.. ��/+ ��i,�� 1"��Y�;��_. �..�i�� S� 'M 'f:'� 4�,�..,.1_.�,-��,r� n:��.-nY��e�,�✓ j.,!��l�,ee� �. �'"� �,.` Y 1c� . , ��i11, r, s.�G.� 1+��� -J'.J:�_-';w�a� '4,p W _.���\ t�@a X.+ .:i_. �d_ "�•��ry ��_ ��f°� ,:. _ ' - � .,:�� � `�`� � �i�+� y��(i]`"f� t �,{.� � . J ¢ :�'1� �1'�i�a!N ��,�^#yF� '_ ' ,�.� 1�" �lS6j�, � �n� t�,`r� +�, ,f ..�, ' � � :�„��1Fh+�„ 'r �' >z''i�f :, '�'6�� 'S� ���.L�'�� • •-. ��-�^ ��,� a`_+..:-�+. �.Y �"^ �,i.����,��'} � � � ' 'r'�� � � �1.�. �: � } M�� i� �r �h��'� i'� 4� }_2 .;q � ��i 1 � }� �I.c 4�4� i�K�•�) � ��j �� i �ts � -_ .�'b�T.` J 5. �..., y����.Ij -�`� `� � i K i'�b . ♦� .� z J . F . . t��i � �p J"� : '.�=.�..,;• - � , � � � ' � � � �� � . 4 r K 4 r�. �r�l : . _ , '�'�. � _,.�� a���1',� i.�..� . �..`' � `` ,� � . . "aaa�{{3,,,���� •3 �'" 4r�,�„� , . � ' �� .� ��'"�. a9 '� �� r�'' fi . ! .I�* _ �-q_ �3��.y {�_� g� - . � '� �''d��.� � p'-i,r ♦i s�<"�y : �. +v ..aa .. .� '..�.����'�s. �. ��;.,�� � " � �.f ' �.,� j .� r _ ` ���.r �-+.� ���__ +�; , . �, �v .� ..�s � kfN . . . < «» �___�,� _. + `j'� 1�� .. �. . F y , �.�N � _ yyt � � SIb . _�� _ d` r � • .r . � �.,r. :Y�r �� i�� „�;� ,.��::.,.. ���1 �,x r; � �tte. ��1'5�:1"a,'Hr�.. _ �-1� j�.,a 4f 1�. 4. i :� ,$,,,�� ,�,� �( _ '� �r 7� ��� � �'. ��f �y,♦ � '�'<� P —��' i !t '��� ' � �y � •�![1 i t� .� ..y�:'. �/-� p �.ry' �.. �1I_ i �"t .i� ��j •.: j' �� ,�': �,b k i t ♦ ti� : $`-^L�- �s a '�`*� "��j i � . - 's'"�, •�s z�i°i.�!_ . '��r ' ,�'� '��� I i �� t �" � � M� ;' � y� '� � ... s � , - � { � - . ��q �`3� -�' ;:�3 • - � �r�.Si n'�:<� , .. { � �= �- �.�" �+�`*�` . 7Y�' �,g '4 N. ^. . '1`a`S��3�y� '� '.'� ' •,,; i! "4 _. . • r �. �'Ji€'-. �� . ��1�.+�4� � +.i. � �'' ��� : �r�� �, •. l ,.�t,� � ��,: . d .�l }�6��«��;�p.,'.� 'P .z1}` ��; .'�� t . s ,. i.. 'j . +� � � 'a� `+��',I ' `;� r} � t � " y+,.�j�,�- -.�. ��� y3 �►�.;, , '",�y.` 4 L SS�f� ,�' ti.'t a C' '�w�y,� 1 r � �^�i Yi,.'��..a"�C'Y -.�-,�:,. � «ip � ��.�} 'l � ��L'';{4, t ;'� ,. ��.� �, `Ky�+. s�,P' f ,��., ,�� ,►G�;ii:;�i�"� ,�.�'�ij'S 3` �.���,,, r��� � . 'R���i��� r _.�T " �`4.:'.. ;. Ly'f'��p wy, -��.lw�+�r�,,y,, k . K g��y.,�Y.•�� ��'�5-.�'�'C �._�+�'.' x�'.y�"���,(�:c. .e.+,.. � � ny" � '� +1t ) i� . . . �. m� `+ '' .�*`� �,�r �Ya��� �R+�4;�� ��L. L���� � � �s�'� �r�� "s��`� . _ y�-r��",,�': '��;'w ��i: �'+{.�;•s� `s,7y` . r ., �i� R ��� 3" r'dti'i��''r'1 f�`�:y' '.�L. ,�. ��,. 'a. ..?'".et�" .�w� ,.'� 4.�� ,�il�t�„��„��s K�,�, r��� ♦e f ,�. ..',,.,1 �tr�-` �u�7-�..t�n 3. ,�-� ' 4���` '""' y� q����`1 ¢�„� .''ei{5'kw`�i ,~ ��,i ��,yr�.�.,. - --Ls� r' .'sT�v.".,�a'�"`:{" �..:<tl1�„'f.^'...,�•-�w�" 'i�1r]'� �,� F-� ��.�, Y.t -_ Y4.`" �'.. � 'l� �s `4C'.y. , . �dC' . . � �� +" E�y'�S� '' '� .'� ,f �. � '�'� �Tw F�. .y<.�`�� . � k 8� �'i-.'�i' �:�' q'Y" 1,� � • . -- .+-- ., „�f �,a� ,•�.r f•!;�`�'J r� v�� y�1M' V � Tr � . . � T�� � E` /� s � ' � . [ -� � . . -.. w -.r... ,y��+ 4�� .� -'4 .. 'y'� '►'�+*yy� '��.�. '�����f�,{s7��� ro��' . .A .�„' . L':g-�'J�!�4�� �T,� ; - #J "+e��.�,��¢ ♦]�'-'+Y ` . � ;� :.� � � * ,.a ;� '.�p,,," �*4 6^t''a"i- �.y4„y� "'.. ,..� �q�,�.. y`..er•"'�' � ��i e A1� � �,� � x�.s �. r �"'^��J,'.�♦ � #"',�,n ,.r-� � � � �t. • r t, . . . `�'»�'�'r� � ' . ; � � -��- �� � � .',�,�`� '4,- +► - '�'� . - w � �.' ! ��,p . s �c...2�•w+`J..u.�, t, . y.�.. . . - : t .. - , ". . � e .. " � . �.. ,a. -' . .. . .. T ... _.A3: . ._.. .r� '�t� �a _.� : . . . �A.�t�4�.,�, . ��� � .. 'k.. �, j� {_._.__...�'��..._.._ �' . ,z �� —,..� "S }.� 'L: "�"�e�u d y, s N'_-.�._-�.,._.a�-�_ '.'�-�g-� �� .�,.-,-, t� t.,�,`��,��ti� ���i� � �_�L � T �ip ;,r�+f'{ i i+i1,•r�'t ° _° �' �'����^���i,�31y�, Z'` ,��'�� � } � �a' .��1"^,�.•� �/ Y`� ; s -,� �{ r R� ` A x. '� E '�.t rA ` �-�rRz f,^ti�� r �t,l�°Y ��:� �^�."�e �,�). �>.f �' �1����t'�'�'}R�",.�'�;[yi� r���{�� �9�'��>�,a' ���� � 5 ���"'� `-��;.*����' Ic���� ���� ���/� �' ��. t, }} �i + } a y y� ..��� :T�� Y'$(s�y,tlr ��j�� *�Y.i_ �y�- �{c�",'tf, '� A�14 ����f�, �9Y"1y"�y* ^*��4 �4�t C �I� '�y[�. 1"� � ����(''. r+� �; Ly.�"t��y �"�� !�A; ,t �'��� , � T � "� S��1.���j�,�'�j Y y .� �FY � ��iS�Y t�rl� - � ��'E�3� �. t'`y �a� �� ,�� .t.,� 1 ��n.� a� 1� �S �t Z�.� . �i�i., +T s� il.�7#� � ��.z +'`re'+�-.k�3' �t i sE°d* a��a:'°f°,•,��r'�+ �-,N��, F' M r�.�"a � + 1,��tIr a, `. _.�rr�- ��.�i�t; �� �'� y���r� �_p��� �� +�..�,{A� ,,� ¢si�t���'F� 1`.�,�^'�.�'� � �»� .}'�te' �;pis�7s �.: ♦i��.. ti` '6 I� � � t, ��`,`-.+�.i['+e t'"� ,� '^- ,�'r I a�*, 3' ,�t � x...�� ,�-. 4�},�'�, �d .:�� �` s, `r� � { � � '����G te,�.,��� t�� g u�t3�°�Y`�-,� '��' � � �y t�'-�, ��.�W��rf*�'A •t��: --��s` '� 3 j.s '�i'� . y, �,�`�., ,j��,�" ar �� � �";��1 r�� r-;�' •1t � "` .�r.���`? � �� , �t y��c�. �.t� � � ✓''•'� ��y° � ,�.� .'�t ,�,. .r ii��ti Yv , ��� tr " .�J^P .x 't� ...�d��c�r �.���mc t�+P,��y ��`'� �., ..r'e� �.�.��� .:,�`���i.f+�, r � :_.--y�'v,. �� �{: S"` : ' �'�� � ��'�'�.'•� :-�, a-�4� �y '� ; � 9 1`�'f a ��S�M T ,-'4 a s �y �. � y ., -ce �'� �1 �r, t �• �'. '� �iP+, � y' .�>�" �`��1��I� 4��-„���a�'��3 t ...t �"�t �Y��is/;Y��d:��� [�i-.�� ' ;p��`i� '.�k�`.,�,� �' � � '�r '+; r. i,, a, '�,, ' t '�'r''it. '�, �w?�. {r1, . �taz �,�y,�,„ ',.�*''�:� �.. �i��' i��iy' r� ti� � - �� IC �.�p{�Y�•Te a,.� `�' �� `�' i �.�a �y,`y'e �H�<- !^�� 4� ��'''�1�'Y.�`,''"''4�'}�Ps . �� a _; ��"` �y�� -� :.+���. ,�, 4€ w. a� �0.�� S. �F� �� .�x�-.���;�Y.���v�'��.5�z "',Ls�s'�y ��'�+h��'a� ��,.. �: � ,��d �pK�# �� �� ,1�`9-`�°i�.i�iy�tk�� Y,-� _ � : ��^„i� t' � °p �i�, .z ` �„ "+r, � �.; _�� � '��l ,�"� ° ���rr,.�3 "t"Y+ 1�Q�♦. �'*�n''f'" s 1[.. �ry`� l�r.'i`Aij�H �� �Q��i �f ` �+S , ''�� ��Y ��`�_ K`s���$�� .a���,,:�� �p�. ��' ,� 9, ,�, ' '� � ,,j, �i4-'� _ �¢,.. �� � ..t A� ����'�'sft. ry s +. { �' � � � ����}}��;�ag,��.�-wi'k 3 �y�����r��' #b �� ,s�. , � f T �+E���� � '^'"'S'���}��h+� .;��4��'����,��,�� � � {• Yj I�, �'°" � �, � y`. .�%�rt-��, ,��i v e.e �� �. 3`:. ��� `~����'f�� 4 :� °YM r k }` �+r 4 t � a k. u;, g k r." � " $; - .:�' t .�.���k,."r' n x. ..�E'�`�r�. r ,� . �. �. � � . "+f .i.: � .y�4 F �'.. - � � � . .P�- �"� .Y�c.'�`"` �e�yr.� �"-� ��Y�#h�k �..�4�A z t �' {� ' '`' ^^ .yr�. ;� k ��.r#�� ��� �t `� _�°�"�° � �Z ��.� �•-� -r�. � ,'�� � F•� E�a... .n7}i �?I� ,y`�,�4'„`�a � �T � 7 !� �. `d��N '' ..�' �4# �. "��al � � '' �,� �M1 N � � � �;�'' �",..�y�,.. 7-+ .r . 'fi gM + �.- ``'"�.... n. ' " ' rt4•.,,�. ;� Y�GlS�°���y�'i T. t 1 � .�, r r- .t� K 1 � ;+ ���o�g+�.,�o s� _ •��,�.�£,.��y_..� •�� � ' �: ._ t.�r,3�-*- �� 1 � ' . '�'F.Lr `!� � k- «"'�.- i �d �` t . "0 '� ,j:6��'. �i . & ��� 4 �`c� J ,���., �� .. ff , @ .. �tte 4 y � _ ��"+� "?�� ��p t s t 41' '�IY" � �! `�4 �' i �� �' , ,�, �''�i t k����ffir�� :�;.F'�1$•�+�"� ��'.�. v 5„. �1 �d��� !, �J` ����� �a+, at�� � ..� s �_} #,,`y 'y. G � < � s,�` b r .,�� _.; y .S�h:c�"4�� -F%� ���� +'�,f $�� ♦- � � ,�.�' �' ' �4�{� .�� t-��� ��,���t��}, a � ��# ���� � ,:'..� �..".!�.�.�� ,.,-��;;"r?�. . [�AgL� .�; .;�'� :.y�`:���"�[ad�^'�•e��u�x�"�� � �� �&=p1n � �,.� �:i �.a��, r� �'Tn. ,�;,�` �v�,.�r;� .d �.:z���_2`�E.e.. ��� � . -����1� ".r�"•4V ... �� ^„r'� � 'mR + . -. ' �� h �? :�•y-- __ * . "___ ,r+�.� ..��..�- ,. , ,�,�; �r� -�� � � �Ss �,�, a g �`hj� S{b �'�'�¢ � 14,..� t � , �� " �t V....,:�-r._` � .�fi ��r�wdM q�j �•y�., ;& c�� � ,���` � j' r ` � '.�� � ' '� ti � � �.�,l,�r<��rt��'�'w���' . , .'�'F �i.s.'K ��I� � �7�� �� �����i . <��� +e�` r ,.. �gy�r �. �� ��, a *��.�. t `„'R•' -�����;� �t ���'�.,�,;��}¢�;Ir r� Y���r"� 4J . +J'.�f.� �, +�y d�n Y�''� a�, s +,' .. , p ' t . . . . 3.�� .� '���trK","l j [�- ���f� 1'Y;� � A,�f r , � ,.�i' F' d6 �ar""Y f y a5� 1' `q ,� , �1• � C. r .r s,"�`� ' � �� �,.� � > 4 �s: � .} � � . ._. _, .'��� �a ;� rr se..,+�..,d,,,y s. . ,r._ � . c !X ., _�_. ,2F "Q ���,-��C"x,,�'�p�`�j� ° ��'��t.•�'�r + >r ' ' �- „tt �; .n,� � ;'t�,� }� r C/ �h . ,I �. Z a" �5i' �'� ,C c y, s�(y�f�,� 2 p� . "�` �;r +r.w,,. "Y y,�,R" � 1 t N�,f ��• .'K - 1 ^s�,w13'.R'! �, '�r ti' � °4ri .y +ff 4" t � i .., .. r,- y,; , P .'F�� !�"��i"�Si ,.wC"r�, �1" 1��..,�i �,��.."►���� .,..P'a,l 1 4rr�� .�y��t����y` ��p z,��'�j l ��. it,���:�.,�'�� 'j' s�� �� � � � � �..,1�f� �`�. �l`� .� � d���"'��I+P� d '�^�' i" _ ,�q'x �,�Y`��5 t�:'�'.'f'� +' "� t � ,ja��, .1l.� <��. , - ��Y k � ��'� �...���.P�t { � �� � '� r`�s '^� #A�r"� -�+ � f it ;r1f�- i . �.; �,�k �'+ �r�� ;.� t a ,' . +�`'�.��.:�'3� �_�v�^%`P���,.Tl 7�� � �� b��j� � ,�, d � ;.��yµ�� ~�+i'.:t4�r ���Av�f . �'f"f��} *�'.g,���,� ' .� �:rt S fiYe�.�..1'�,+ �.1y t�,'. �, ,� i�. � f 'r� 7�'`�,�, � s.iR''4x � ,��:�¢ Yty ��3�'$, �T�.," i��� �.+�.i� # ����� ���1��E �,� � '�� � � t-� 'i e 'i � , � -`� ��°^�a� +a.'Wk°i�.a�� +rt�°ox-'i' r��+ae r , ��•-� �'.#IC n +f'i Y" �; 1� ''�� „��'y,���� �� d � '� � � i�,KC'�G� � , � 1 •'� � �+ � �`tr r ��� +�:.�'e�'r �+a��' i P � �t � ,1! . �3�„� I� '�! 6 '� "�'y-,��;,� ,� `�7'y�r Si,- i '41� t ��,t ��'� Fl�i �,'. �* �ff `,� �..-. a�t,��,�,1�` �.g "� �y3 �'�*',:;� . 1 ?w����'�{,5 h�'7�('�� `4�, • r ���- ° -.� ` �`��1" � �Ii'�s�f� �,�Y�,e i1�}x�� Y���} dA ��S 1�a' �',1�S`t '�,I � � <�:�'�� ��'�l1y�,�.,,�'�'4 L.s.rt,L _r �. o -l.�6.��,,,,����.Y._ ���_h,���R�i�ir��'��, �J�y �y w..',+ p�,!. �' _�+,.�'? ,11"" � , -�S'h,�C` �,�' �. tp,.:..T'+i.�"�M",t� 'y,,,.r��!"r,t',°�' }' �4�?k.;��i? � M14� '�}`i3 �e ���� � (,�'_�� '��� ji[ x .� rylf��-�4, � r'"d'.. Vni� �.�=�s�.�,.�,t ; k. . .� . 4 �r az �t +�p� N �1 ^t .� �a�� {�a a� tsf� t�G ��hc [ J�' A ' SJ j al�i � � V � .�'X rl= � 4 �,+R , t.9-"i.:�vY � �l'.{ r.e 1 r �.. h gt� r �N �.� � 4�Y �r� s � =:S� 1h�e�. �"g. � ,�,,� '�s� e. , �,_���lF# t�'�"�"��.d � ��'��� �,e-�'�" 'R�i'�➢ti ��,�,� b�� t, ,� �c5 s J r : �' �°�"``'���1�p{���..-�l ` '�'- _ �YP ��a.� '.�^0. �E `a rn�i� �. �:° '�i ���£i�'1 ..'V t� ,{,�' "+�'s, '�v � s� 1`�y�. trj, '�x'..,y..c`` K K+�?�`��m�'.L i ..� i' k �,�,.,.i�'qv��r�- cc�'�r ,y ;,�t�� �. '_',�T�w� �. 'f�t,�� P`-fM� `�" ..'� t r e� ' � �€,t- �'��e� ¢/��tu,���h'�tt'4 �._`. � ,� y�a �1 � a ,�att+,7�a�' �, -1�'��� �wr t `"'i .�t `� �,�' �s �.� `� ''� mCR� 2 �♦ rd��,* i � �*�..�.f.�+ � I�`'�-�y' ` .�v .,..ty'^' '�1. '� y.��,�r { ` , Sr." _� �°y�'�w.�. �, y �`- � ��`'� �sk� \� . i �" � � � ' < _ g� �� ��'+�,a..w ,c.� ..��- rt's'��'�h� �+;�'�,�w�,..i�� 'E��-�' c �' � '`"`� ��r'r`� y� a-.r�#ar&, 4'��C ;� �a-�,,,'�' . e, �" � .' ��. � �; ,�. � ��p� ��� ��;4 ��r r�.�� ��� t ,�' P'� a,�z r .e�t . . ^t w. .� _,k�.x ,� `v' ` L.��r.� R, £ �'dc x w ; .� �` �` �� .�� a� __ _ :"`�' 1" .�y� �+" F.��..,`'�`y.s �1`k�'�'; � � �"�'�"'`� f L* ��` �°� FT'� �,���'`. t�a � '��^. �+� ��y,�C,'oa� r .a �•w.. `�,' h� a�k." r,,�rf, , .- ', wY���F� ? '� +�_ k a� - .�, .w t � Y � t �r ° '�t �_ �^�'° ,�Y;, 4�`-+�' �tu- ;1 �-� ����� �� ,8� «��•-�cr�..-•� .c�:�_ g�a . _r+/ , t J � � 4 1� � � , �������"a�' _! �}. �a` �,,�� ��- j T ,� � �`0��q�,,.fv�h'� � r� ,��' f3k � u.'� #�� r�� 'r" � - r x ,u�,. � ,.��.. [" '2k°+��r,+°� ?�'d : Ao`,+1}0 ., :r 4-. .+ll � � � ��* ���m.��y'�,�-«r" _ � ;S�' �y ��� r-�.�''R+qi',D{1i:) 1�, '�r. �. .� � ���fi�� ���,•��;��:� '�v �.'"" f#Sy ,. ' . � ��.Je � r . � � �� ` �r� �t'� v` c ` ��? 'f,^ e�, w.��',�rt 1 ,�'.��•���,� M i � y ., � • � _ . � �1� ,S- �F._. i t �� , ���=�� .�E.� � ...`�s. < '' `-.rt ' }��'°� �C_.. � � `i' � �� f# � �~ . �,� �� ���� '. , ' -� ��. _ ,� �, � � � af �:.� � �: �� ° ,, ,. , , _ �• � , �• �~ i� �ti�'„� �� ; � � � � i` i � a w'�.. � Y� � ' � _., +.� . r t� �, �r � �'!!����.y� " ':` ; . «`,��« � �L"'��; •, .,. " . �� y� � ��LL i�t-.�i. *� + - �'' .. f iL��� w�� 16°n�� .���y;�kA .'.,. ���G„�^. �tl %..�� ��. • �" . 1 �;� N 1.. � �~i. 5 �4���.�� �� �r��� �� .�"°-` +y `t +C 4 .� e � y�i.= +�r� !p.. t^ � p � �. �S+� , •^}t�� i � � -m � �„ 9k� a� '�} r r� +F���,t . v�.i � *_ .A:.�. � t�' '�{`�"rs►.q.y q'°".� f ��:�� � t�' ,�{ .5 c F� �T y *-`...'� ��;. ,�„�., r �'�w� '�'��4�'�. �k�W �tl��� �._ "1'�� � � }'� � ���' "`� `.i�'� '�'! .'j� kr� �`t,<.� � {��a$.i�+�y,r t�i � ,r � s �'~ - C � 4-.,�:+:r+` + � � ��4 r . #� � .° 7 ��.:.,�,�'�f J�ti g�F:�.�:��,r'�r�� ';�iB t R r. ,..� 1. � 5� xi -JF'��,�y S` J i""T' bi� �,}?� �, ( t3`__.d� �.. � ..R_{ � � ��� y+'d �'KSvt�.��f�'f S rro?��y-T 4�'�t a t��"�"�P f;�?�+" J�- � '�e,�} �� t� � • °�:���} . ,sr 4 -:..,'L �'4T'��p� L id'e'�- �y �r%�'�r s n? .� .� � !'{ y �M,�' '�f ,� `A'�R� Tsi yt�.,.' yA) �t �.� � Y{ �' ' Ey 4tA�,{�. ��� �rt�`��',' a� �,y-`�r� �y'Y'�„� a'-p�.J r ��t�.�;" � ^ e It�. ' k��i�IS .�a y�f` e9�a4�i. .yy� �'. .-a � r fr 1 S 7 E �s��`� a� �T��'��� �'�� � ekt "r � ���� � *, n P $ Y . 7t �";�r E . �}�e � �'�-���.ral".i.,'�.w',� 1�Y*�a��l4'"'�}�5?��S e .e..�{w,,�. x�' � �. � � � . ".� ���..Y��+�j�', rL � ±,,,�.1 �.{� i � Y`� �, c+. ,.a. rU y �` � y j� � � �� �Q �S,F,= lv��"i k �ifi �;"� ,�l� �� ��,�` a & . '-^ '�. :�r, ° _a. 5�r , , � ' � s ���,�, t•��; �' i � �F -5 d '�'' ..�. : Y` .`$ �,�_�,, � { ; �`�t AY,1.�:+y{t'1 r� .�. :�� y._-� "�4' ,.�^ca� v , • •�': ♦+§�, �+.e` �� '���4.a ��' E �(. �t �� � ..� a. a . /y ��`����i�J!-`°�a� 5 �» �� Pp� � t t -by s. i ` r ����� �� �+� r' � �i �•e „`, ���- 7• s ,� i �° - . a t.4 .�'.�� "`�'"" ��"`���E�{{ a¢ ,,,�s�.,� _..,4' .�. � t �, ��� ' .P�,:: ;�� r+ :,,��, w'- _� vr�` ��y��C�� '�' � < 3 �i'xry�'1',`t° 4. '�� 3Y:�'�.„s.-� � � :r e' x' ` 1 •'?'�, � /•,� i �' t►" ��� a ��'i�` ti� x t�� �. �r S.. L �e.�c �''.�.,�,,� 1 .�:+t�y "�' � �, y�„��. p� kt �L jy,�� � �� ,, ,41 .j�R'.�,-: x`��'LT..• ��r�-��,�i..r{y1.i.1��� �} �P�{'.�'&�{,�,.sdu:K Zyy,� ��jk� �.Y. t'.x^�!.� • �'� � 7 Y , � �' � '1Yi' . . , � � � y . � t , �, t-r � t.. � ,.- �r , « � , a � z ,�� �t� ��(�. ����� ,` ; i'Arv ���,�'� + �i :� ,-{�_,',.��+,r�., ''if�'�,q �'�'ti.���:•: �°y��o M ... ��t • �1;��� � Z,�1+S: � � � ^R L �,�.� ��� ��T "�,iA�� .Iq :,e'� �_ys�� v ��"j�5�.�� r. '+3�' e �. � ;:� ; C.o�-3 �4 r�r "i. S� �'•.i °R,�� �` '^"� �.,�^ `Y_-��Q� -'4'� r-;- �+' uF ' �` Y h�.i. dt- . �s-� Y. { , t#" � �� ; �, ��i "�i4 '1� ��� .a. � r ���yt�,+"�,� �.fi . f �` `��v e�.�!�` � �`° ��,�arP'� ��y��: e �`�.��'� a e-t ��'v � �.'��i �� � r 3'c r � :w1.Y '1e `0'9t,'v"'n '�i�.c � .�,� � + i.a • � tn,�.g'e�°♦. -€`W�i #1 �. � • ����yj���y* �1 N�� �:• 4�� �4,d6"if. wa.. � 3�� ....pr! ,�1� t�.�l.`� � �'P`.•'� :��Y����� 5�'k�yh I��V y 1�.- E 1 ��,�"�`� '!i. . 1 r,4.a.--Y'�yr'y'4'Q b� ;Z Ygi��;iFi����ts.���� .� � T +4.'i MAT'✓'r'a L'. �' 'G+1•�4�£.J .. i+' 6w� . � a �t�PiN �,g.y�r� s'd"�^;�w� .Z�'S'-��S s � ��,�� •��-,'f -r'.� sdC�y,:�r. �,_'"�rq � .. ,t,Fy` `� + - * ��• -�1k L,. �����.t er �� �,� �< ��. . .IG, rrf,�.., � � ���EF�+ � ..��„ � e�*�� ��`y.� �+;� ��f,,ttt. ���` �'��A'°a - ..'� \ . a - �e � �:�1��.� T�- �Y���' `K��f� �,�. '.�;>'. t I sY � �• ,J p• , ..,"�'i �'�',�6� r[. `y'. ���'r �� t�1 ' ,� '�:�ts �]'i -�4rti"�. - . . .� .�y�..�.�3,l.�t `� 1 .. �iP�.��� Y'.-���+�'.M ` S�f+�`ti ��r�+[��" `^`=�*�$ �<-y �"1��., � •��T:`- �'�fg',� +.,�`;�` •. `,,,.4"� :�'�`•;��,y�1 ii�[�.'�s1.y� . r.�� -'��.t.x� ` - ,��.�d; -.���%"��3�r`� .�C:e�'��%��..-,�^���'���..�,�,.mF�,1 ',q"..w.yQ ����_ti':�.�:�:��.����a�: - � . RUN DA'TE:02/16/2016 HENNEPIN COUNTY PROPERTY llVFORMATlON SYSTEM(PROPEATY OWNER4 LIST} pC Exhibit i 38 07-lk7-23 i4 0012 IEFFERY'D IOHNSON EI'AL 1 l43 LOMA LINDA AVE JEFF D JOHNSON !145 LOMA LINDA AV MOUND MN 55364 38 47-t17-23 i4 OD13 S B CARROLL&K T CARROLL I 155 LOMA LINDA AVE SEAN B CARROLL RiMBERLY T CARROLL 1 i55 LOMA LINDA AVE 1�SOUND MN 55364 38 07-117-23 I4 0068 ROBIN E&LORI A WOOLEY i 185 LOMA LiNDA AVE ROBIN WpQLEY 1185 LOMA LINDA AVE MOUND MN 55364 38 07-117-23 41 OQ87 DONALD R UDF1.L EI'ql, I210 LOMA LiNDA AVE DOAIALD R 8c CAROLYN UDELL l210LOMA LINDAAVE MOUND MN 35364 38 �B-!17-23 23 0002 MATTFlEW M HURNS I S 80 LOMA LINDA AYE MATTHEW M BURNS 18660 AZURE RD WAYZATA MN 55391 38 OS-E17-23��0003 MARK A MITCHELL I 190 LOMA LiNbA AVE MARK A M1TCI�L.L I I90 LOMA LINDA AVE MpUND MN 55364 38 US-:I7-23 23 0013 G dc G HOLDING CO LTD P7'NRSHP i!40 LOMA LINDA AVE G 8c G HOLDING CO LTD PI'NRSFiP C/O MARTHA G ARONSpN 2021 HUA4BOLDT AVE S VIINNFAPOIIS MN 55405 38 OS-117-23 23 OOl4 G&G HOLDING CO L7D P7NRSF3P t I6010MA LINDA AVE G&G HOI�ING CO L'[�P7NRSHP GO MARTKA G ARONSON 2021 HLTMSOLDT AVE S MIhTTF.APOLIS MN 55405 38 OS-�17-23 23(l015 G&G HOLDiNG CO LTD PI'NRSHP {170 LOMA LIAIDA AVE G 8c G HOLDING CO LTD PTNRSHP GO MAATHA G ARONSON 7A2;FTUMBOLDT AVE S MiNtQF.APOLiS MN 55405 38 08-117-23 23 0027 RECElVEQ DONALD ROBERT UDII.L Ei'AL 1200IAMA LiNDA AVE DONALD R UDELL �D � � L U�� f 210IAMA L1NDA AVE MOUND MN 35364 � � � � � �Vr�VRV !CERTIFY THAT Tl�FACtS RFpIZESENIED ARE AN ACCURATE AND TR1JE REPRESfiNTATIOK OF INFORMATION AS 1T APPEA T DATE OAI THE RECQRD F�N�TN COUNTY RESIDENT AND REAL ESTATE SERVICES t)EPARTMENT. DATE: $y: ����1��1dR ��4 ��� � � � � � �� 1�� .� Hennepin County Locate & Notify Map P� �h�b�. Provided By: Resident and Reai Estate Servioes Department Date:2/16/2016 � � � ��� (��� � (tay � � � �_ t�� ,�` , t _ _.�._i._,._..��,:. � 47-1't7'-Z31,1� ���`._�._���___��__.�_ �8•117-2�-33 �� __ � ; , � , � � � ���� �� .� � � (13� I f__.�..�m_.__._..._...... j t'�5� 1 ! ► � ! � �� r , f � ��� � � j ri t37�'-"�'t7-�3-t4 � j�� � �--^���-- _ ' -.�#7-23-23 ��_ '�� � � \ ���� i _ 1 ti ."` `. '-�. ._��_.��. 1' ~E ��� J8-1�7-23-32 t__ tI7-117-z -� 41 _. -�. ____..��.._ ��) �} 08-117-Z3-32 Q7-'(17-23-41 ��) Buffer Size: 150 fee# a 30 60 �20 � Map Comments: 1180 Loma Liada Avenue Orono For more Informstion contact: MN 55364 !S� '�+�' �� Henrtepin Courrty GIS Division �� 300 6th Street South Minn�polis,MN 5548i �EB 1 7 2416 gis.info�hennepin.us CtTY oF oRONo � � � � � Item 6 , , �� 1�r����� Date Apptiwtion Recetved: 2/17/16 � Date Apptication Considered as Complete:2/17/16 ��� ` , .a, 50-Day Review Period Expires: 4/17/15 �� �4��,�� �K�SH� � To: Chair Leskinen and Planning Cornmission Members lessica Loftus,City Administrator From: Mike Gaffron,Senior Planner Date: March 15,2016 Subject: #16-3814,Afexander Design Group o/b/o Peter&Melissa Santrach, 1700 Bohns Point Road - Variances - Public Hearing Application Summary: The appiicants request average lakeshore setback and hardcover variances in order to construct a new residence to replace the existing residence. Staff Recommendatlon: If Planning Commission determines that the practical difficutties test is met and the variances are justified,then a recommendation for approval may be in order. Zon�ng Dlstrlct: E.R-1B,One Family Lakeshore Residential, 1.0 acre/140' min.width Lot Area/�dth: 27,210 s.f. (0.62 acre), 165'wide at QWW, 152' at 75' lake setback line List of Exhtbits Exhibit A. Application &Request Narrati�e Exhibit B. Existing& Proposed Surveys Exhibit C. Existing&Proposed Highlighted Site Plans Exhibit D. Proposed Building Plans Exhibit E. Practical Difficulties Documentation Form Exhibit F. Submitted Hardcover Calculations Exhibit G. Photos Exhibit H. Plat Map Exhibit I. Property Owners List Exhibit J. Adjacent Owners Acknowletlgements&Letters of support Background The applicants have owned the property for approximately one year and propose to remove the existing residence and construct a new home on the site. A small portion of the existing house ls located 65' from the lake, while the entire new house is proposed to meet the required 75' lake setback. Howe�er, because the adJacent property to the south is vacant, the required Average Lakeshore Setback is defined by the setback from the lake of tF�e adjacent house to the north, which is 115'from the lake, hence a variance is requested. Additionally, applicants are requesting a variance to a11ow hardcover at a level o€27.2% where only 25% is normatly allowed. Existing hardcover on the site is 29.0%, so the proposal is a reduction of 1.896 or 495.s.f. FILE#16`-3814 � March 15,2016 Page 2 of 5 LOT ANALYSIS WORKSHEET(Variances noted in bold type) LR-16 Zoning District Required/Allowed Proposed Lot Area 1.00 ac. minimum 0.62 ac existing Lot Width 140' minimum 152'-165'existing Proposed New Residence Street Setback 30' 30' Left(North)Side Setback 10' 20.1' Right (South)Side Setback 10' 31.2' Lakeshore 75' 76' Average Lakeshore Setback 115' 75' Structural Covera�e: Total Lot Area Total Structural Coverage 27,210 s.f.+ (0.62 acre) Allowed: 15.0% (4,082 s.f.) Proposed: 14.99% (4,080 s.f.) Hardcover Calculations: Stormwater Total Area Overlay District Allowed Hardcover Existing Hardcover Proposed Hardcover Tier �n Tier Tier 1 27,210 s.f. 6,803 s.f. (25%) 7,895 s.f. (29.0%) 7,401 s.f. (27.2 %) APPLICABLE REGULATIONS 78-330: LR-16 Lot Standards &Setback Regulations. 78-1700: Tier Hardcover Standards Governing Regulations:Variance(Sec. 78-123). !n reviewing applications for variance, the Planning Commission shall consider the effect of the proposed variance upon the health, safety and welfare of the community, existing and anticipated traffic conditions, light and air, danger of fire, risk to the public safety, and the effect on values of property in the surrounding area. The Planning Commission shall consider recommending approval for variances from the literal provisions of the Zoning Code in instances where their strict enforcement would cause practical difficulties because of circumstances unique to the individual property under consideration, and shall recommend approval only when it is demonstrated that such actions will be in keeping with the spirit and intent of the Orono Zoning Code. Economic considerations alone do not constitute practical difficulties. Practical difficulties also include but are not limited to inadequate access to direct sunlight for solar energy systems. Variances shall be granted for earth-sheltered construction as defined in Minn. Stat. § 216C.06, subd. 2, when in harmony with this chapter. The board or the council may not permit as a variance any use that is not permitted under this chapter for property in the zone where the affected person's land is located. The board or council may permit as a variance the temporary use of a one-family dwelling as a two-family dwelling. According to MN §462.537 Subd. 6(2) variances shall only be permitted when (staff commentary in bold type): ' ' FILE#16-3814 March 15,2016 Page 3 of 5 1. The variance is in harmony with the general intent and purpose of the Ordinance. Single family homes and the associated amenities are permitted uses in the LR-1B district.The average setback variance if granted would appear to preserve lake views enjoyed by adjacent homeowners. Hardcover will be reduced from its existing level. 2. The variance is consistent with the comprehensive plan. The proposed new residence structure is consistent with the comprehensive plan guiding of this and surrounding properties for residential use. 3. The applicant establishes that there are practical difficulties a. The property owner proposes to use the property in a reasonable manner not permitted by the official controls. The property owner is proposing to use the property in a reasonable manner but the specific location and size aspects of the request are not permitted by the Zoning Code. b. There are circumstances unique to the property not created by the landowner. The plight of the property owner with respect to the average setback variance due to the existing location of the adjacent principal structure on the lot to the immediate north, which is located further from the lake than the minimum 75 foot setback; applicants' property does not extend landward far enough to meet the average setback. This circumstance is inherent to the lot and was not created by the landowner. The hardcover variance request is a function of the substandard lot size and the applicants' desired house size and driveway layout; and c. The variance will not alter the essential character of the locality. The character of the neighborhood is not likely to be significantly altered by replacement of the existing residence in the manner proposed. City Code 78-123 provides additional parameters within which a variance may be granted as follows: 4. The special conditions applying to the structure or land in question are peculiar to such property or immediately adjoining property. The average setback that applies to this property is unique and unusually lengthy due to the location of the home on the adjacent property to the north. The 25% hardcover limitation applies to all Tier 1 residential properties located at the lakeshore and is not peculiar to this property. 5. The conditions do not apply generally to other land or structures in the district in which the land is located. The standards applicable to this property apply to all other property in the neighborhood; however, the existing location of the neighboring residence building makes it difficult to replace the applicants' home in a location appropriate for the property while meeting the conditions imposed by the City ordinance. 6. The granting of the application is necessary for the preservation and enjoyment of a substantial property right of the applicant. In the opinion of staff, granting of the average setback variance is necessary to preserve the property rights of the owner to buifd a new residence on the property. While granting of the hardcover variance is not essential to maintaining the property owners' rights to have a home on the property, the variance would assist in providing for off-street parking since the shared driveway serving as access to the property is not wide enough to provide for on-street parking. FILE#18-3814 ` March 15,2016 Page 4 of 5 7. The granting of the proposed variances will not in any way impair health, safety, comfort or morals, or in any other respect be contrary to the intent of this chapter. Granting of the average setback variances would not impair health, safety, comfort or morals and would be in keeping with the intent of the zoning code. Granting of a hardcover variance may be justified by resulting in a reduction of hardcover from existing levels and in order to provide for off-street parking. 8. The granting of such variance will not merely serve as a convenience to the applicant, but is necessary to alleviate demonstrable difficulty. In the opinion of staff,granting of the average setback variance is necessary to solve a practical difficulty. Granting the hardcover variance might be construed as merely a convenience to the applicant,since a new home could be developed on the site without a variance, but the variance would assist in providing for off-street parking where on-street parking is lacking. The Commission may recommend and the Council may impose conditions in granting of variances. Any conditions imposed must be directly related to and must bear a rough proportionality to the impact created by the variance. No variance shall be granted or changed beyond the use permitted in this chapter in the district where such land is located. Analysis-Average Lakeshore Setback Variance Because the adjacent property to the south is vacant, the required Average Lakeshore Setback is defined by the setback from the lake of the adjacent home to the north, which is 115' from the lake. That neighboring property as well as most of the properties along the east side of Bohn's Point are much deeper than applicants' property, and as a result the neighboring homes are set back at least 100 feet or more from the lake. Absent a variance to the 115' setback, the applicant's property will have a buildable envelope of 25'-40' in depth and 120' in width, potentially resulting in a long narrow home stretching from side lot line to side lot line, likely not in character with the neighborhood. A critical factor in whether an average setback variance is appropriate is whether granting the variance will negatively impact existing views of the lake enjoyed by neighboring property owners. It appears that a majority of lake views for the adjoining home are directly toward the lake, not across applicants' property, and existing evergreen screening between the two homes provides a visual barrier. Further, the northerly portion of the new proposed residence will be set back from the lake approximately 10 feet further than the existing house, so that any neighbor views that do exist will be opened up further. Analysis-Hardcover Variance Per the highlighted site plan (Exhibit C) and the proposed hardcover calculation worksheet (Exhibit F) proposed hardcover on the property consists primarily of the house and driveway, with sidewalks, steps and patios accounting for the remainder. This is one of the smallest lots on Bohn's Point. The proposed house footprint is right at the 15% structural coverage limit. Proposed hardcover is approximately 600 square feet over the 25% limit. This amount is approximately equal to the area of the portion of driveway north of the garage apron, which provides for the loop access and entry sidewalk. Compared to the existing residence and driveway, the footprint of the proposed home is about 400 s.f. larger and the proposed driveway is about 400 s.f. smaller. The proposed hardcover decrease is accounted for in ancillary hardcover such as decks, sidewalks and stairways. While a reduction from the existing 29.0% to 27.2% is positive, Planning Commission should consider whether additional reductions are appropriate. If the lack of nearby on-street parking and the relatively small (compared to the ' � FILE#16-3814 March 15,2016 Page 5 of 5 neighborhood) lot size are practical difficulties justifying the hardcover variance, then approval may be in order. Practical Difficulties Statement Applicants have completed the Practical Difficulties Documentation Form attached as Exhibit E, and should be asked for additional testimony regarding the application. Neighbor Comments Applicants have provided letters from both adjacent property owners in support of the variance requests. Issues for Consideration 1. Does the Planning Commission find that that the property owner proposes to use the property in a reasonable manner which is not permitted by an official control? 2. Does the Planning Commission find that the variances, if granted, will not alter the essential character of the neighborhood? 3. If the Planning Commission concludes that the variances as requested or in some other manner or configuration are justified, does the Commission find it necessary to impose conditions in order to mitigate the impacts created by the granting of the variances? 4. Are there any other issues or concerns with this application? Staff Recommendation If Planning Commission determines that the practical difficulties test is met and the variances are justified, then a recommendation for approval may be in order. If Planning Commission finds that the practical difficulties test is not met for one or both variances, a recommendation for denial, or tabling for revisions, may be appropriate. Options for action include: 1) Recommend approval (with or without specific conditions). 2) Recommend denial, stating reasons. 3) Table for further information or revisions — specify what information or changes are desired. 4) Other. �'� �F OR�No PC ExhibitA VARfANCE APPLICATION ���� Street Address: Application# �� ��� � �.�.N 2750 Kslley Parkway Date Received: !'Z/� �(p Q Orono, MN 55356 - Staff: �✓(G�Qit�--u Main: 952-249-4600 Fee: $700 � �, fax: 952-249-4616 2 � Renewat: $350 F . Mai/ing Address: L P.O. Box 66 After-the-fact: $1,400 Doubte Fee `qk�s H o��� Crystal Bay, MN 55323-0066 Escrow Fee: $700!$2,500 This application form must be completed in full. Applicant witl be notfied within 15 days as to the status of the applicafion. Incomplete applications will not be placed on Planning Commission Agendas. PROPERTY INFORMATION: Site Address: O O �oH-1�J5 • �. Property Identification Number(PIN): � (— �� _ 2,3,.. "ZZ,_. 00 Date Property Acquired (month/year): ..�� ❑ Yes, I own the ad�acent parcels. Zoning District: APPLICANT INFORMATION: (Complete legal names and marital status required for each interested party) Name: �( ���)b�_ � � �12�U� --, 1� 1 �. � Phone: SZ -1� -�� Altemate one: �p�2.,�{.��.. Z.Z--� C� Complete Address: E-, ��� City, State &ZIP ��-�� � Email: V� n ,e � Fax: c�5 2-- -� ZZZ �t`�5–{� @�t-� �d �v ,�:�;v� ��"Ot'►� �g � OWNER�MF�ORMATlON: (Complete legal names and marital status required for each interested party) Name: -�T� .� g ac C,Pr S�rN'T(l.�-G��- Phone �p S� 3p'3 3 �� o Alternate Phone: Complete Ad�ress: 22„Z U o•�-- City, State 8�Z!P (v�. o S r�.N �{J � Email: F�: DESCRIPTION OF REQUEST: Describe the request in detai! (attach additional shee#s if necessary�: �� �N � `YZ v�— --� , Packet Last Updeted: August 2015 � � Q 1 �j ���OF ORONO Page 11 V �T REQUIRED SUBMITTALS: Afl of the following information must be submitted by the application deadline date in order for your application to be processed. Not Enclosed Applicable � Variance tication Fee ,C�!" ❑ Escrow A reement,si ned and Fee ❑ Pre- lication Form 0 Variance lication Form ❑ Practicat Difficulties Form ❑ Certified Pro Owners L:ist ❑ Surve meetin ALL re uirements ❑ Pro ed Plans ❑ Hardcover Calcutations O ❑ Se tic S stem Site Evatuation Re rt ❑ ❑ Minnehaha Creek Watershed Distrid(MCWD)Permit or Documentation from MCWD statin no ermit is re uired ❑ ❑ Ad'acent Pro Owners Acknowled ement � Data Privac Adviso Form APPLICANT AND/OR OWNER: � • • Agree#o provide all information required or requested by the Planning Department, . Agree to pay addit�onal fees (staff time not covered in the original fee payment) andlor consultant expenses incurred in review of this application, and . Certifir that tfie information supplied is true and correct#o the best of his/her k�owledge. The applicar►t and owner recognize that they are solely responsibte for submitting a complete appiication being aware that upon failure to do so, the staff has no altemative but to reject it until it is complete or to recommend the request for denial of the request regardless of its potential merit. • Acknowledge the Escrow Agreement is completed and signed. • The Owner hereby acknowledges and agrees to this application and further authorizes reasonable entry onto the property by City Staff, consuitants, agents, Commission and Council Members for purposes of investigation and verification of this request. • Applicarrt and/or Owner acknowledge they must be present at all scheduled review meetings of the Planning Commission and Council. If an applicant and/or owner is unable to attend a scheduled meeting, please make arrangements to have an authorized representative attend in place of the applicanUowner and advise the City Planner assigned to your project. Applicant's Signature: Date: �.�-'�Cj—) (,P Applicant's Signature: Date: Owner's Signature: Date: �((r, I f� �..�. ) Owner's Signature: � Date: �/�/( � RECEIVED FE8 � 7 2016 Packet Last Updated: August 2015 P� �2 � � � J� CITY OF ORONO # �f Peter and Melissa Santrach 222 Hennepin Avenue South,Apt 407 Minneapolis, MN 55401 February 17, 2016 Melanie Curtis, City Pianner Planning and Zoning Department 2750 Kelley Parkway Orono, MN 55356 Re: Variance Request for 1700 Bohns Point Road We purchased this property last year for the purpose of constructing our new home.The existing structure would be demolished. We have spent nearly a year in the design phase of this project, including many hours on-site taking in the natural beauty of the land, watching the movement of the sun, and imagining our lives in a home that will be uniquely ours.This home site certainly has some challenges in shape, size, and grade, yet we feel that it has great potential given its location on Bohns Point, with its stunning view of Crystal Bay and the Arcola Bridge. With the approval of two variance requests, described below,our new home will be appropriately sized and placed, designed with just the right blend of character and timelessness, and meet or surpass the intent of all regulations now in place. Engaging the help of a highly regarded professional design team is of the utmost importance to us as we build our new home.The Alexander Design Group is providing their nationally-recognized design services, along with their proven experience with projects in this area of similar size and scope. eased on the recommendatron of our design team, we are requesting an Average Minimum Building Setback(AMBSJ line vpriance and a hardcover variance. Average Minimum Building Setback Line Variance The property as it exists today has a house on only one side, making it difficult to get a fair Average Minimum Building Setback line. In using just the one dimension, the setback line cuts deeply into the property, resulting in very little buildable depth. We are proposing a house that meets all the other setback requirements.The house meets the 75' lakeshore setback and the 30'street setback. It also generously meets the 10' side setbacks,with the north setback at 20' and the south setback at 31'. The house is designed to be more "compact"on the !ot—which, while more energy-efficient, also allows more softscape on the sides of the house. This parcel is actually quite private, as it is essentially surrounded by trees. Sightlines are naturally impacted to a certain degree for all three properties by vegetation on both sides of our property, as shown on the survey.The impact of the new home on the lake views of the property to the north will, in fact, be improved due to the fact that the new home's northeastern corner is approximately 25'farther RECEIVED FEB 1 7 ?_Q16 � � � � � F ORON CITY O O bock from that same corner of the existing house. Note that there is currently no house on the southerly lot. But because the new ho�se is set back much further from the sautheriy property line (31'),viewing from a possible house on that lot would also be improved over what the existing house afforded.Thus, while we have sited the house to optimize our views, it actually improves the potential sightlines of the neighboring parcels. Hardcover Variance As you can see from the attached site plan,the increased southern setback will also serve to facilitate water drainage from the high point of land just past the southwest corner of our property. Water will flow more naturally from the back of the property to the lake, thereby minimizing the threat of erosion and lake contamination. There is also a heavy tree line on the west side of the easement forcing us to look closely at ingress, egress, and parking needs. Because parking is not permitted along the easement, and the easement is a fair d+stance from the public street,we need additional driveway space for the convenience of guests, We must be able to graciously weicome elderly relatives,families with young children, and guests visiting on cold and rainy nights. Keep in mind that the current hardcover on the property is 29.02%. We are reducing it to 27.2%. Also please note that we are moving the new house farther back from the lake than the existing house. A section of the existing house now sits only 65' from the lake,and we are proposing the new house at 75' or more from the lake. We are meeting all other massing, height, and structure codes. We would ask that you give thoughtful consideration to the hardships of this site and our variance request. Respectfully submitted, ,___� /,.� r _.. , , ` . � � , �_., . __:._. . , � ., �. . , _� . , z � . �... , .r . _.. ; � t.�. <_ _ � � ._ ') ' Melissa & Peter Santrach RECEIVED F�B 1 7 2016 # 3 8 1 � CITY OF ORONO \ \ � ` � ,�� ��� CERTIFICATE OF SURVEY �+'OR V a ' �'� " � P E T E R 8 c M E L I S S A S A N T �« � � z � � ` `► RACH v �``� � 1��;� IN LOT 3, AUDITOR�S SUBDIV ! PC �h�bit B_�� i ISION N0. 349 T , ��` 1'� i� i HENNEPIN COUNTY, MINNESOTA � l '��-S a -' Y ` � � i Ua < � � �' I O � z I za SEWER EASEIEM,,, 1 �`\ � � � C � � w � y > e�a ooc.No.eazizo�•�•--.•...� ` I z � , :.�;�f� � �--- �r�1� 1,� `1 � c��.» �ax»� 11 ,� °� a o � y L�i :/���, � `1.._.�.�•.-----._�o�a�rs ooc��9oo9°ss°i 1 �� `� 1, �� �" � _ �' ��""� ,',.� �4 1 \ \ �, � o �� / �i� � / �,� EXIST7JG HOUSE �Mpo `1 � , � � � � � v z / � ' � \ � / ��� I z � u� ��� � � p�lAl oYe) � � � � I � �� �� `� � 1S `` \� \� v a � ���/j � t j ���\\\ � ��,� �_� / / / 1 I � 1 \1 � \ ,1�"`° ,� ,� �` LY+ �i �'� ���' ���\ ��\ c.e,D> �i�/� � \� 1 �� �� �� ,, � L.7 // j �\ �� i , �� J \ � \ \ � \ � � i / \�� \�� \ ///� ��y � \� `\ `� \ �� \��w,> ,� j ,� �\ �� \ �/ � � 8 � \ � � � � 1 �� –20 D 20 4p 60 n i ... \�� \�� � •i \\ L, �� � s � 1 L% � � �, g `\ \ ��' '1� � a�r . ....-�----�... � �� v, j� ` i i � 15 • 3��- - �.....:, k � // '`�.8o ThiEAAUD.LSUB�NO. 349 �\5 �•"��\ (w+l k I � I I ( � �� � � '�I N ,/ \� � �b ( \ � SCALE IN FEET rl � ( � � � .,\ �� �, N �,�4�;��;�_c,.�,>� . � � , � . � � LAKE ..:�... v, ��.��-- -,.... .._-�---�� � _ � ` � � � ��.... `.� :,"�m �\ \ .,..,a>� � , �� � � � � � � : � � � � � ��'g�[V�}� \\\\ ��..__ ._ T""'s tll erri�,m�rri�p� mcrcrzsoww�r.,, G') 1 \\ �\ \ 1 ( I\ f— (asss) \'•., � ._... c� �,sfiicEs �ir: • � ` \ 1\ �,�,.._amc�,,..: . ;',a•��a���'�i�ii.�a��`�ep'P \ \ , . � a \\ �\ � �(�M W ,� , , �, ` ` � �': ° �, , �a,s, \ , � , � �� � , MINNETONKA o �� � � : � ;! M �� � \ � �� `� � �� � �� � ��r.>zo\.._ c.:,.�'4� � �\ � �\ \ � ` � � , CRYSTAL BAY � , �' • � ` ^ � � � � , ` ��� I\ r Me � ���,_.crr�,;F "".� � ', �� �� � \ � I�� � ��'D 1'7� 8 : �€r - � (a�a � � � I � \ �� �%. � " �"°'� \� \� v � � � �, LEGAL DESCRIPTION OF PREMISES : \� �� � � �\\ ����"'�,= BLACKTOP EXISTING � � � � \ �_ ` �� � �M 1 ' � That port of Lot 3, "Auditor's Subdivision No. 349, Hermepin County, Minnesota" � \ I ; iid,�a�` DRIVEWAY 9 6L \Y , , 1 y '"� �`"�Y�'=\,/ «� HOUSE 'D �i9 described as follows: Commenci ot {he � � \ � � �1°'� a* \� � l \ �9 point of intersection of the Southeasterly - a�� \ �1 � � �� .,� a�;. � (���,� 1 � � ' line of Lot 11 in soid Auditor's Subdivision No. 349 ond the dividiny line between °no° \ �� z �g �' � ��70p `s � ` � � 1 ' Lots 3 and 4 in said subdivision; thence Southeosterly vlong the dividin line '� between said L o t s 3 an d 4, a distance of 114.85 feet to the an le oint in said € ;"1 � �y � 1 � �,n,� (q) �� s � �� "; ��1 � 9 2 9.4 C O H T p U R dividin line. said 9 P 9 °� � � , oo� � , ��� :o � � � 'l►�E (OHW.) 9 point being the actuol point of be�inning of the tract of c^'aT � �� \< �, i �� �a I � � �� � 1 land to be described; thence Southefly along the dividinq line between soid Lots �o�' � � � � 3 , N) �. �F� 75� 1 I � 3 and 4, a distance of 130 feet; thence East deflecting to the left at an an Ie ��� �01°-+� 1� � �T�'"1°' E no� � �r-��TBACK - , 1 � 1 of 90 degrees 14 minutes to the shore of Lake Minnetonka; thence Northerly9obny 'o�v � � �' _ � ..-1�'--�-`�6:v_"'jeede) �.> .� / LNJE � �,c I ow.a ' �-0� �"i �� � � 1 1 I '' shore of said loke 160 feet more or Iess to the dividing line between �ots 2 and m o � � � �' op I � 11 ��;� • �+ /� I �''> � � � � 3 in soid subdivision; thence Westerly alon4 the dividing line between said �ots 2 �E�� � and 3 to the a� �e `� r � S � � `� pp �a � 1 g point in lost said dividing line; thence continuing Westerly in o�n o 1 � � M � l j '' a straight line to the actual point of b e g i n n i n g; e x c e p t t h e W e s t e r l y 2 0 f e e t ��o 0 I � t N� � 1` o,� � V j � � � � � t hereo f, sai d 2 0 feet being rneasured at right angles to the dividing line between L OJ� ! i ° ( �, �� � �%�D� � „ � IP(I� � 1 � �, said Lots 3 and 4. y 1 � l Y£3 �; � I 1 \ � ib � �'' � +� Henne inuCounted ���8 interest in Lots 10 and 11, "Auditor's Subdivision No. 349 �,,oy � � � B�� DECK � SURVEY � � �+ � \ \ \ I � I P y. Minnesota". Y o oN � �' � � \„ ���\ �' t6A ; fB� L�� i �' Il To ether with an easement for road purposes over thot port of said Lot 3, lying �` � I !� ` �: s�� s �' � Westerly ofYthe Westerly line of the premises hereinabove first described and a�� � � '�"•�'` ' � •� \�� •K %� (u) I i 1 �� Northeasterl of a line described as follows: Beginning ot initial point of o�..o � �� � � �'� �n � �`"""`° •�` o-`�'�`•mc �, a I I commencement of the troc{ of lond hereinabove described; thence Southeosterly t;�s � _' ` u�nh1�"E°c� � � alon the dividin line between said Lots 3 and 4, 114.85 feet to the ongle : . � �_....._(�......A...� . � ..��� .� - 1 � � � '--. ..".. � � �q� ��1 I^l descnbed and ove _ _ I po t m said dividing line• thence continuin Souiheosterl on on extension I of said dividing line to the WesYeriy line of the tract of land hereinab ; �---._._--�---S �7°24' 42'� W 162.82-�--------._......... . I � � �e� , � � ' ' � I �`I I here terminoting, as sfiown in deed Doc. No. 316624. I! �4'Op /,/ �� � � \ � 1 � 1 ��ll Together with an easement for right of woy for driveway purposes over that ` �% 1 1 1 � I �� part of the Westerly 20 feet of said Lot 3, lying Northerly of the South � � line of the premises hereinabove first described and Southerly of the line � �/ �� ��—�� � \\ 1�1� I drawn across said Lot 3, from the an le (� PROPER7Y IS VACANT \ Lots 3 ond 4 to the an fe 9 Point in the dividing line between ��� � � � �91"�{,� ` � � g point in the dividinq line between Lots 2 and 3 �-�3 �,�,ji \� ��� � � � in said "Auditor's Subdivisio� Number 349, Henn I I epin County, Minnesota", � � � � soid described 20 foot right of way being 20 feet wide as measured at a � � � � � I M right ong�e to the dividing line between said Lots 3 and 4, as shown in 4 ����, , I ��� I deed Doc. No. 376624. �J N • : denotes iron marker found � Z (9oe.3): denotes existing spot elevotion, mean sea level datum � � --977---: denotes existing contour line, mean sea level datum � w �����v�� Bearings shown are based � upon an assumed datum. This survey intends to show the boundaries of the above described property, and the location of on existing house, trees, spot elevations, topography, FEB 1 7 �(�i^. and ali visible "hardcover" thereon, It does not purport to show any other improvements or encroachments. � � � � � , k NOTE: Accurocy of hordcover location, and extent of odditional CITY OF ORONO hardcover is limited by ice ond snow cover. NOTE: Easements shown ore those listed in Title Resources Guaranty Company Ti#le Commitment No. 15-01655 dated 2-3-15. ��rua �I 1 � •\\ , �\ �,1 ��" ; CERTIFICATE OF SURVEY FOR cU a PETER 8c MELISSA SANTRAC �� z i � � �, � `1�� � `ii ' IN LOT 3 AUD ' � P � , I T O R S S U B D I V I S I O N N 0. 3 4 9 C E x h i b i t B Z, ��` ,'� �u i HENNEPIN COUNTY, MINNESOTA ` a ` � � i �-: a �\ � �\ i �UW v�] � \ \ I� zo• sew�e�rrr , � \ � Q a v�t ooc.no.aszizo'-�----�-.., ` I � 1 ,;"` ..)� � . ��� ;+ 1` ' ` .. . Q L:.i� :u J '� � � ..k__�... `� a � t.��.» i°x��..�_."- 1 ,1 �' 1......1�...--io"T i��xF ooc'�r�o s��a°es� �_l.�• �� _ 1 1 , /� � � �1�:.......��-.-- \ \ � � . ��' ��7�'�+.,,; EXISTING HOUSE -- ' . �� l \ \ �` W z � �, / �1 1 . _.I__'..,,— � � \ � � �-�" i ,—' �j� � �,B,o -,-r-'."�-�l�i i� � � � � � � � X � �- � �� � ��� �" eS'__/j- � I � I � I � 1 1 1 1 \ \ `„� �° � % < � / �� ��,� / 1 � � � � � � � 1 i � p � �i� /r.,"t• • '/ �� —�_�� / � � I 1 \ � ` 1�°'"� 1 \ ��g � v �� �L�,� . �" \\ f�e) / � � � � � � , � \ , g j � ��� �� ,� � � I � \ ` ` � \ � � PROPOSED ELEVATIONS : (per architect, verify) � � � � � / � / / � � � ` � � � / j % ��\ ��\ � / i/�� �� � � \, 1` \ \\ ��� �`, I 1) Main floor = 962.0 � � � / � ` �I ^ � �� �� 1 !� / -- � / ,--, I \ � � 2) Garage = 96L5 ,i'�.. ��\�� ��j� c > 1 ... 'v� : I � lL. � � \\ � \ ....\r�l '�7 � 3) Lower level = 95Lo a // LOTTI-�AAW.LSUB.�NO. 349 \\S P�� (aes) �, � ' � „Jl r, � �,��� � k ' I �� gN� , \\ \\ N 7�,i�4 �f %. 4 N / � � �7 � ��I���, � � _ �I ) lowest basement = 949,g �� ...:�.- \ ._t-' , \a.r., I.cevFii,1�r svsi¢ � � �� � L A K E .. ... : G. i.^v�`o � ��"'. �.. � : 4, ^_ - �a \ � � i � \�`., CI ,/ N' OA.Id�• � � \ � re•�Tdl� ' ���F Im0[ ./J.1��� � \��� � \� � � � I � ' \�� �. - ., ' r�r._ � �` 1 \ � \ � � � , \ � �._............ ` � ir p��i� \ � .-`i58 � � MINNETONKA ~ , , .. ' a;r,��,� � (Y0.19\ � �"'.�. ��............ S y ti,�10'�!i\iS.13.�T � I \ � 1` � E� � : (ylpp)i �S � ��11a":...�-,�i�aa`: . � \ U � � , '`,u,�>�� i 1' ' V � � � W \ �� I : \ ; � � ,e:.�_.. .. _ �.� `� � � � � �� � � CRYSTAL BA � � � 4` \ � \ � ..,1.. .. �\ � � \,'\ � 1 O � `..zo:o�__ ;� � -a , �°`:��... _, , , , , Y � 10 \ � \ LEGA� DESCRIPTION OF PREMISES : � � � \ � �; � � � � � � �''�, \ ��, w i �. i1c�� ' �, �, �� � \ , � � I\ ` �''!"s '''':; "-0 �� `: � � �" \ 1� �1 That art of Lot 3, "Auditor's Subdivision No. 349, Hennepin County, Minnesota" \ o \��'ri.`` . 1 � P \ � o � m �'�\ 'Re '/ w� 1` „ �� � – \� � I �11 described os follows: Commencing at the point of intersection of the Southeosterly \���. � � � line of Lot 1 1 in said Auditor's Subdivision No. 349 and the dividinc� line between �\ ��o � � \ '"'" ',r�` I� J/ ��� � 1 : 1 \� �� tF � � � Lots 3 and 4 in said subdivision; thence Southeosterly olong the dividm line � � � ; \%,��,.� / � � � � � between said Lots 3 and 4, a distance of 1 14.85 feet to the an le � � � <"'Y�` \ i� � PROPOSED ��osm�� �� 1 � 4 dividing Iine, said point being the actual point of beginning of the t raet�of in soid L �1°" j ,�J � � � �` �T� �SURVEY � � land to be described; thance Southerly along the dividing fine between soid Lots a€� � � LINE 3 and 4, a distance of 130 feet; thence East deflecting to the left ot an an le �"� � � \ �1) �� � ,� l —� � ^ � of 90 degrees 74 minutes to the shore of Lake Minnetonka; thence Nor 9 '§ � r� i �`�. �( ��g ao � ' HOUSE a � therly olong o� � o'� � ._ " m, ` /; �� � �' ��� � � shore of said lake 160 feet more or less to the dividing line between Lots 2 and ��o ._. ._ . '. .. � o� \ � i {�1700 I \ a �a I � � 3 ' said subdivision; thence Westerly olon the dividing line between said Lots 2 0 � � and 3 to the an le � � n� \ eai3 . 1� ;' 75. Ly1� " � I � _..929•4 COHi0lA2 g point in last soid dividn line; thence continuin Westerl in �� 3 � ^ LrE Oxw, a strai ht line to the actual oint of be inni o�� �°�^� 1� � � ___ _ �_' (n) , SETBACK _ � t � 1 � � 9 P 9" �g; exce t the Wester9 20 feet ca� � � _ I � 1O '� 40 �urrE � thereof, soid 20 feet being rrieosured at right onglesPto the dividin line between ° v i � � 1. . t0 1 I I '' said �ots 3 and 4. 9 ��� ao I � P O S D t I �• r''> 1 I � 4 I i : �� � R�,VC AY �, � ��.o 'r4�� ;�J+ J� �p x �,,.� 1' I t Also an undivided 1/1g interest in Lots 10 and 11, "Auditor's Subdivision No. 349 ��°�,�9` � S � �{�,o ,� esi. ;,,,, o { � �� Hennepin Count y, Minne s o t a". n�o�` �l o I�� o� \ � I'�. : �. PATIO ✓ tn � � � '' a u i ! � 9610�'.. - -.-.--..2s,% -- -,�*.,� (e) � IPATp � I � Together with on easement for road t 1 w��': � ��� T� � w�� (c� y purposes over that port of said �ot 3, ly��y '�o� : �A 1 �� N ( � � �� Westerl of the Westerly line of the premises hereinobove first described and w� °� � o�f � �� : � 6 115� AVG.� ' !, i i Northeasterly f a line described as follows: Be innin ot initial point of �D a o i �; � � ; � ��A�, , ; I �I commencement of the tract of land hereinabove described; thence Southeasterl 1 d� `. 1 � *� uE � , n �� ;, � obng the dividinc� line between said Lots 3 ond 4, 1 14.85 fe e t t o t h e a ngle Y o 0 0°'\ , � 1 1 1' , (•; � � � \ / �� ( � p o i n t i n said dividing fine� thence continuing Southeasterly on an extension "o–= 9 ,'•,,)i, . _ � ___\_ �--_` – F�, ' � I II of said dividing line to the Westerly line of the traet of �ond hereinabove o�o� J� i t;' �' . '� �� � �H � o _�� ¢�� `\'•. ' � � ' described and ihere terminatin g, a s s h o w n i n d ee d Doc. No. 3 1 6 624. �' r � - �: �� ^ - -- i ��..__.I.._..�.��: :.. > -t��i � nac - - i.. �� �1 y'^i I� Toge t her wi t h on easement for ht f way fo ' ri9 o r dnveway pur ases over t part of the Westerly 20 feet of said Lot 3, I ing Northerl of the South line of the premises hereinabove first described and Southerly of the line I I / , t �a , •�.........----�----.....S �7°24' 42�W �� 162.82-.......................� � �" r � I ��1 drown across said Lot 3, from the on le o �� �a° �� ,,� �� � � � I � I a I Lots 3 and 4 to the ongle point in the div ding�finen between9L'ots 2e ond 3 � � ti � 1 1 , I �I in said Auditor's Subdivision Number 349, Hennepin County, Minnesoto", i � � � I I �\ �%,.,� � I'�� � i �� said described 20 foot right of way being 20 feet wide as measured at a � � �--� � �—� � riqht angle to the dividing line between said Lots 3 ond 4, as shown in � � � f���� PROPER7Y IS VACANT �� � deed Doc. No. 316624. � �•�� / I / � � � 1 � Il I � ,`J �"''�� `\ � � I � I � � � denotes iron marker found � 1 � � I � I � � � � � � �, (so8.3) : denotes existing spot elevation, mean seo level datum � +�. �•� � 970.8 : denotes proposed spot elevation, mean sea levei datum � � --9»--: denotes existing contour Iine, mean sea levei datum � � � �—: denotes proposed contour line, mean sea level dotum �� � 8earings shown are based upon an assumed dotum. � � RECE�I�E� This ;urvey intends to show the boundaries of the vbove described property, the � � location of an existing house, to be removed, trees, spot elevations, and topography, � � and the proposed location of a proposed house, driv�wa It does not purport to show on other improvements or encroachme 9 S des thereon. Y � � FEB 1 7 7�s�►� NOTE: Accuracy of hordcover locafion, ond extent of odditional � � hardcover is limited by ice and snow cover. e� � �} 3 � ' C�oF�R�N� NOTE: Easements shown are those listed in Title Resources Guaronty Company � Title Commitment No. 15-01655 dated 2-3-15. 16-048 �� � b 1 � PC Exhibit C , ' � 1 � ; .,�..-••1–.. ca�� � \ �` � c�.» �,,b�i,_�•-•-~� 1 11 _ ��s�a� 1 � — \ „_...��-•� \ 1 \ , `,` 11\ ,\ � �,��.T�� ` 1� `1 \\ `1 �' . :..�.... ; tw�..s � 1 1 1 � EXISTRVG FiOUSE . -� �-••-..1 _ ��, � � Z.": EXISTWG HOl1SE � � � ' � I � 1 ` `` 1 1 �` #1640 .._---/---•..�1'��� � � � �� � � `1 ,� \� 1 � �� = i�� ! 1 � � � I l � 1 � � \ \ ai 1 � � � � , � � , >c .._a ��,A, �> , , , � , , � � , � � � � � ��.,� �-- � � , , � � �� � , �� � � , P�.o�o ��» i i i � i � � � � ��.�, � � �� �-—�_��� i � ► i � � � , � ��.» � � �� �l � �_`� � i i I � �� �� �� ` �� `� \� � �X�S�T/N� ' ��a, �� i �� � � � �� �� �� �� �� � ��/� c�,.e� � � / � � � \ � \ � � 1 � i /� /� / / � ` � \ \ � \ � � \ //l/ ///ryY i 1` \� \� ��\ \\(oas.i,, 1� ��� P� � � // /� �/ry7 � \, 1` 1\ �� � � ��, tl / � ..� � \ � \ � �,�7 t � / / � d�/ i 1 � \ �-. 'FD� ,' �� �, E ..�.` //--�.. � l/ �f} + � \\ 5�93�............._....�r�,,� � � f ) 11 :... i..f�/ Y! J! '� � 1� � \ ��� r 1 \ � c .� 1 L... �...� � ; 1 � 't_ 1 1 1 • � •a�` � t j 1 1 � � . �\ ��� � I � 1 1 � \� \ �� �� ��� � o ' �7��I �`�'r�i' l �reoRvrt►E�p°� � {� — � ,� E � � � �.d�r � �� � ..N �7 �4 t � ;,•�•;;��t% ��' x ��\\ \� 7 4�rk�7 �\\��,�,��� ` � \\ � 1 a ' L A Jj.� \ ,k`'' 1 �,r, l.`�r��" �e'� � � \ �� ��� � . , N , °� ,�.� , , � ' ` .:� � 4,.r ,z ,..,� �. , � �` , � I.,A K E �.. - -�.. � .. - - � , � � � --�-- l - : � � � ,., 1 � �-.... e, ,a,w� � '�•.. :�-' � 1 .Jeaa` � e _. � : . �� � � � � �� n . �• ��'�` "�"'°°°"��r � N,�r,ia�:t ��� � \ � 1 \'•••., � ;`' a�c, � Y ,am, �ssss� ' » 1 � � \ � � �` I ` �ii� � � o �t i \ � \ ( � \ .. TRNR. ,\I'Y/���10' 'Y� � �7E STNlNAY►: G \ \ , �� �:.\ �.• ' ,� CI' a `10" ,ytPP/�i\ �� ~ � � . \`\ �.. -i. `\`1�,'�s �t�'r�� \ � n �\ � ��H� �- � ._�... � i���,�o„� �,�j I �, ) - ,o"; � i�� ,�o � w � � � '� � �...•-t+eost/ :������t��i����a` � � � \ �\ }, .. . : _ . . : : • ----.. , �A ; ; , , ': � �...•toeo.a)- :, �,�> �'ir.rd�` �� \ � ' D (w�s)� � � ad. .. � � \ \ ` ` �� � � � � ` \ _.... ... .. . . � � • � � \ A � � \ , ��\ �� �\ � � �\ � �� 70.7 , \ �\ \ � �\ �\ 1 � : � f � � ' ~ i� � \ cEnC \ � � �. , , � ' � �, �� � � � r i �, � � �� � , �w�_. ....x���� ` � CRY � � � :� � , � '� �� � � � � e:ot-�- , � � : �� � � � �., \ '' O.oi.._ � c��a \ �. , � \ � � \ -� �, � � \? + � 1 ' r �� \ � � ` .� _ $l ��' �R ( a�9+ � � �' \\ \ \� 1 ��t � t�i i'' � �r � r �_ L � � \� ` `� � �, r, s► `� i� \ ���0 (\ •' M� .; r �C1'r%� �r t � \\ \ ( � � 0 �\ ' M8 �tf rp� :. R 1 \ \ ^�� I ..I \ a � \�C��%� e. T � (vs�.e � \ °� � � , \ ( n I'7� �4 .� � 1 \ \ \$ ( � , � � �; �� , �, ; � �A ��.» � � �� � � � o ►� �, �°� ,,, � �o� � . � `� � � � \\ i �' � �� '�r�,�Y�ii,`_ BLACKTOP g EXISTING ^\ �� �� (M � l, � �o � <�� u.,.. /Y `\ I� � , p '` � �\ �F� �` � I � � 'a '�i.raa`� DRIVEWAY r $9 \ 1 1 � � \ crri \�"�a' II � � PROPOSED �� `�� � � � � � � � � . . � 1 L � t � �,,,�r,,, (�) HOUSE ,� �a�~ �,°' � � +► �T � �SURVEY � \ I � . �,�- � �� � � � � ( r "'�,� ' � � ,� .:, � \ I \ ' \ � � � ` LINE ` �,+ e � `� � �r "=��.�,�� c�� �,�oo � ', �� � � ti 1 �...... s2s.4 cor�c` �. �.,� 30 ` HOUSE � ` q 1 � > " � \ • � ^ ,. � � : _ � �, Z \�� � �� c�,.9> (a) ��„ �� �\� � 1'�y i � t.� (oxw.) ` o'� � ._... ..._.�_... �„ , �; ;. � a � ► � ' � � .:'�. o��� � 1 c�� a � l o � � �1700 � n �` �E g 111 I" 1 ti o� ��. \ � � 929.4 t �\ M� �' �1 , �ro) (9s�.s (F�`a� / SEFBACK � \ 1 � 1 � � r�l 3�, �,� 9st. � 1 J : ;� 75' � ` �� ;�..-...-tII�E (0 X � '"� � 3 ', � 1 ...... ;,��� E + � �� �L�E �1'� i I � 1 � Pf � l ; � ��...... .._ _ .._. __.. ,.: (A) '� ��n�E acic _ 1 I � 1: � i ,� ' l ...�.....�,�._.._•t�.�� � �, '�� ��N M „ 1 1 � 1 '' � { ' � �:. ....� u'3 1 t � 1 � _ '" , I � , � � � p�� S D �� �. M 1 1 1 � ` �,,� oQ f ; � ��r.�> I �� ,f{ M � �.a` � �` '` � � `'- r R�c A Y � ,,, �� �.a '�� ;'�'+ ,f pp x ,� �` 4 � � ��' ° ' � � I r- • � � � ' M I 1 '' , � � I 1 �, _ 1 / ` � N� � `� R ,a 3 ' .�.% 0 P`p 1 � 1' I i i N� ' �} •. � I. m PATIO '~`1 0 �CONC. M y � '� � ' U � I o ;g' ° % � � ' ; � ......._...,�.�-......... .;xs„� (8) ... 't� PAno � I 1 ! '�i ° ! � tseae> �ss�a ' � �' . y� ' w�r; c �� 1 g6t.0 .� •.4 qE� TEPS�Sc,y�,ALC � (Gj � '� � �� ' �r' �� o �� °� e� . � DECK i SURVEY, ( � i r � : N i � ; '' � � c • ' (e) UNE �; ` I l f � '. � i ' »s� � � � \\ �; � ,a,. —��-- : � � �` ( d� °• � �\ i '" 6 �. s�� � .. _......_ , 1 �� . ` I '1 n I �� 1 \� � l' �' ��\�p�_(ase.e) � : � � 1 ' � ' �`c � `�A, -Q t � , �r.r � � � , � 's�. � � '`.'�� , K '� � can�wul�u� I t � Q � •.,��. .�4 L_ �,.a —— �"c' — �__—. —-� F � � ` � �.' II � �w� .�� o.-� ro� � a I 1 � . . � ) � m� � , �-•:�- •, \ � •• `' I~. `� ARBORVI7 FEpCE H � O ��zpE _�' � ` � � :� , ; ' _ ..r ' �" � ., � aReoR+nr��oc� �• � ...r-'1 �.)�� ^� / � 1 �• ( ) � , :. : . :�:-- �� � ` y � � � / �+..__.....�...... . � '�- -�--'�-.....� �� ' ` . ^ _....__.----..... .... ' •� . • " ! I � `•---. ' �� .L..:�=f�� ��� ,� Q 1 fi2.82--•----�---........... � �� I �v I i • _.-._ ....... � � � I � ` : -....---._..._..._-----------_..S �7°24 42 W1 ti � r � .................__._.._ o � 162.82~ �� � � i � � � � � ,, '� � t I � � � l �� � k S �7 24 42 �W � � ` j �d-��, ��l '� \ � 1\ yl`i j I �a � /9�1 /J �'� \ \� \� �1`,11�l j � j�Il � � i �` � � I �� � � ,� ��� � c��.,� \ 1 1 x1 � � ��___�_____� � . � �\ �.��.,� 1 � 1 I � �� /� _—� J' f� PROPERTY IS VACANT 1\ `� `1`, i i I ;�� �� �� (�"i-�� PROPERTY IS VACANT �� ��= O t �\ , ` � x ac c°�.'�`• � � 1 1 1 � I � ��.�� I I � �...i c�,i i � 1 1 � I � `.� c.�.,�1 � 1 I � f � — i ` � < < � � 11 � 1 � � •� � � c�..�' � � 1 �u� I s. - :.v� till t I i u , B o �� .� ;;;; :. e'=` � �,«.�o ���• �� 401 EAST LAK WAYZATA,t� PLom:952.4 FAX:952.4; Q G��B _'_ ___'_ ' _ 6� � \`\ � i - _- - _- - _- `11\��� �rt �D - ' - - Qb � �35 B Q �l _ ' ' ' ' ``\� } z,� � ___ __ - - _ --_ _ _ � , ,, �-� Q � �� � ��� 7, p -__- - _ � ir' m � C� D _ _ � � � o . � �► �� � — — _ ; � � ; —� �� ; - _- - ___ i �� _ ,;, �� ; - - i ! � i � � ' - --T' I I \Y I�7 '� d4 i ���_� l �S i �.� � T�� 4 _ L � I I � � -- — m � g a � � � � � � � � M1 ' a I W � , � � W I 9� m�q � �� S - - - - - - - - - - - � .i I _ - _ - - � � flRbt FLOOR FlR9T FLpOR _ _ - - _- - - _-= - _ -_ - - - _-- - - _ - ra�#�L T�_�� - -- - - - - - - � � � - _ - _ � � _ -- - -_ � � - _ _ -- _- _- _ -_ _ _ _ - _ __- �� _ � � � o - _ _ - _ W -_ - _ _- _ _ _ � a - - _ - � _ - Z - - --- - - - _ -_ S .— - ' _ ' - Q ' ' - - ' � - - - ' ' - � - _ _ - - - - -�- _ � j - ' -_ - � - - - - - - - _ - - - - TOPGPLNER - - _-_ - - " - - - - - - _ - _- LEVEL SL48 10P OF - - � - _ ' - ' - - _ _ 1VEAilffi - - __ - - _ - - bTO�IC�E 8 p� - t�1�EAR ELFVATION Z eca�a,v4•.r-o• � LEF7 ELEVATION 2 ec.n�m w•.r-m� w u PRELIMINARY PLANS Q � � � z � � � � _ � � � � � � � � � r z d N �tECE1V�� �E� ? � ?����. # 3 � � � �,-������� 2 \ I \ \ \� l� / / � / i� .. \ \ r________ ________ /' , �. ________ � 1 �� 401 EAST � WAYZA' ' phone: __"___'__""_ ' __________' ——— —_—____ ___ " FAX:S � � � � I •/ � I / 0 � � n I � } Q Ii L______________ Q �� — / � 'i, ___� // � _ .` � -__—_—=—_— 1 �D ' . 1 — /-'— i i ; ��tT�o� s � , �-r r�-� _ � � � �� � ; , � i �\��— ' �'� ` ��� �/�.� �• • \1 J � J � � I ,1 �' I ~ r----------� r� , a � I I u � � r------------- � C -------------� I � � a I I � a • � � � � > � � � I \\�-----��/ � . L_ Q 1-0WER LEVEL FLOOR PL�4N � u 3 acxE.v4•.r-a .Z � qQ STRUCTUR4L Q � i CAYERA�sE - d080# � � ' a+ous�.�nR,ec.E.e�� .<s.T �—LL � � : ;�t, -___ - � � ; , _, � � � PRELIMINARY PLANS _s����-==��= � � �•4�'.i.•�i� � ��� � , = "� RECEIVEC� FEB 1 77_C�1�i � � �211� .�.�.,,... �----— � , � / �\ � / � i, __� / � � / � � - - / � / \� � / � / wA uTT � / Phme:9 FAX:9 '� 0 H � a ! � � � r ( I���o� I.._,�s �e, � � � � eM��� �� - � J �U��� �����5 � � � ; ; � �a u 1 MAIN LEVEL FLOOR PLAN wn �Q � lC,r4LE V4••I'-0' .^^ IC vJ � STRUCtURQL ;.� � � CAVERAGE - 408f04 � � � rNouee,c,�urt.ro�� / �- v � ,._ � �0,,.1 — z - d PRELIMINARY PLANS , � �- RECEIVED �' � � � F�� � � za1s 3 �. � c�N oF oRorvo � � � _ ��� �� - � � \ ;I �: 2: � \ - / � / \ � / � ( � � �_ � � 101 EAST L � , WAY7AT� � � — — _ �/ l FPhAonxe�..95: � L - - — — � � � I �� � / Q � I / � � � 4 — � / � 1 � � 1 \ ` � � I�l'�t� �._._,L�.-ti.�� `� � � � � � - �� � G�� t ��-�J -��. � ti1 �� � "�2.iV��r" �"��1� � �� � �� � � 1 \ � - - - - - � ' � � �1 , � — � � I � u t r— — — — — i — — — — — — — — — — — — � = I 0 � , � i i i - - - - - - � ------ �- � - - - - - - - - - - - - - - J � � � � u 1 IJPPER LEII�L FLOOR PL,4N ` Q � g ecxe.v4•r.o� ` � � srRucTURa� 1 J � � cove� - amaro+ � ��.�,�� ' ' , - � U � � " � m � _ � � � ` � r PRELIMINARY PLANS ' �ECE�vED � � � �' � FEB � 7 .?�1e # 3 g 1 � ��o�oRONo � � � ., �,, .,:_ �_r. ,_� . �.�_r'. �.- -" _ -.�:;>+r�'-'..'...-� ���..,,>-� +�-�.,V �, � - - -;�, -_s-.,.�--t. ��� ' +*';� ..a ����i .. ,9.,,� js�,°'�',.._. ,.� . . �; ,,,, i :,a.�.-�'-•. ` .�ay .. .'�3'. �. .,-+;.�`�L� ':. _.�' '� .>`A��+,., �-'� `µ`� - i .#-:+�i� " .�4'`2 �, _ . .:.�g,, �s C_r. �.; �:,,�` . �t' .,r . ,�� . .l", r. ,;.„� .,tv.x� 'v 'a .:*,','''F? �"�, r, �+�0�3' .� � ��:-r i ! S 's�.t, � ,�p �l'� �kr:�' f i' �@-a... ".'.1,M1� .;.,.,� • _�..: :..",�.F `e".. ... . ��v ,.,,,t.s:... . ..... ... �:3§�� �f �1�3:•: :t, ��I� ,�� _o .a> +s f�.�.y +r�Y � 4� �C �-.i' Y� ��y� .a .�7� '�0�4;- � dy��'��.'4Y:��e.�.` �'.'} .♦.*��rar?7. ,'�i" ,r'§�`��.? .aZ'�i�'` sT:��1 - -.ti.lYi..n.:;�Y� „,;1Kil�,:�'g �;,p � M1'c�.v � � .+q,.g.r'�`.l . ��1;!� �., d,:`��a�$drK.,�w�:r� 86 k Ai'°�' ,+i HT3'fi y!ti.,}.. e�4�S:�� Sy M.K �:, .:_.f a .�'�'"k.. ;,�'8�,•,,��;.� 1�'�': �y� ��: ""'t.�. ":i':- �f'� �� _,� aa ;f'. ..`� .� i�: .� � +'�t:!"' g��� �q7 ��,i �'S #,� �'.." .k4 � .�l�9�i� 'F� 1�!�; �9{�`�� w H i�r ��`.4����r� kM` ,_. �''"�''� ��_pi�'" y,��#F�"'u�.'�,���,�3.��";�i� ,'�' ,�-e���..^ �.1j'�-b+�:, ��'�:_�7 � �"'''�:3� �y .-i{ � +r�.� i'�a�y'� +e .•�,r #� �-�r r {' �, Iy _ ,��, `i``��. YJ:K 4� 'S"" .safi ;i�y�e�- r�(.+,-5.� ,$ ..�w.,Fhs� � �'F'__ . ,:w''"���}�_ _ �1i,�.Y -;'c! �4- __ � � �. 'P���,,�i. i;:� w�.„ ,..�G. ,.,.tt"f.,�t.��'`F, ��:?i«r 'l-=���,._.'�5„', 7", F f r{�.:#��.y,�t.:-.-y^c_ F{ '�d 4:,a� �t�..��.�^l r' e..p � .a*�r �,r�. ,.,� �„�,t,•� r 'g.s:. �'-�+,a;.•-• �-; � � �r �:xS �,„ ��j.�° "��, ,•'?� �^;_ N� 'i#°� � '+�tFi k+�.:�, �," � �� �": F:: x- ;?�; d�'*�'a, �., ,r�` .,� �' _,ry��' F�� � �.�".� •. "�,-�`�;� � � � �g � , � , 4 '�r_ J $ �.' �i�,,� � ;�i�'• t /7'� i`� - �2 A�' O.. �'`a i„1 ..:9 -'x��7 � j y� ` a � l '-''�ti � ,,! ".?ti ! Q '�"r i ) .� 6�, ,.a� � � �` � f . J7'�, a, �y ■ � T�-' � ,��g ;'��:. � r�"`v;f V,..,,r�'�+�� r,�Ay�y � `�!��.���'�/�- ���. `"�{-'��'.,'*`ri:cti.t�;�"��i.tZdy�g � v ��' � �:'i`� .���"�M1�'?�.,th Y� <f� �/iT � ��7�` s�` w a. �sa.,,.� ���::�n. �.�i a {���,,.�- �d3 ��^' <s'� _ � �\'�� ,�, y��� � .�:�� �i'4 � `'.o« *�',,..�'�,�°,r Y}.� �� �5' ��.I a v,.. as�.�1�'�!�J� i� rF'1�,� �� ��i p -,��_ypr4�:Jv.';. ��'" � �,,g� � i� '� '9 -�Y y,$•+' C..:. �. �t� �„i � �� I i � � . } �s' �e �.. .r^' �.!"�F ` '�,} "R �� lL,�t p� ..,�,. od. �,�„� r.''`;�' ^ 1 _-�. _��-� p�,� �rz ., y =�> ''ha'°.'^w: „A'�es„c_ir1$ v -"+'a`,"6tii-d�q,� s� �.:`� t � •s��".�` "91r��1 �� �� �3Vq.., �`mv'b '(�,r� y� .'.?,,'4 i. .2"�. '�d ,` s. +;,� ,� �{w� ��.� . � �� �f� � I. , tit�'� S�� ,�j f .. .. �L.�''j,t,'t."r! ,� G'�t � ��Y.�,�> t P�: , si� >■y.�.a`0.e� w,�;�, "''4� t� �'s?°'�`"9 f R,,��`syr`�� !� r � �:v �f��,* ..s�°��t��,:}i7�,�� ar ^M �" .',� 4 P.� "�:. � ��r�`+�- +k�•�s Y.�."•,a ' >{. •}'��,.�`''sv,�'�L, t���R �yJ � ��� �� '"r nt" �-'Q r� 'n H�' �� �s'�.�T��i�� .v.,�d_�+s q�. •�� �G,E,'� +�,,.QI^��� y� �a r�1"- �f�'� � �Z�4� * _r "x_ �� ya" � g '�ai,� �'^�y, �J� ��"'S� '-�.����'�- ,- A^r :.�'n� `` ~� �t-� ���ti` 'J �,..�• � i•'�' �.'� NL *''��a�y ;.i��i G!.. ;"dXa d``� `�,,.5+ i. ., �`-` y a � '�.�a.: '�,t�-,'_r �s:ti !�,K,'��K- t.� . , . . • • • � �, r�: . � � s , ,�`��rk-. "�'� �.� ��.. ,r�- :s-a��S¢. t t'9- �,; *; - ,>�'i",���,t�� t.sr�'�"�'�* T;i. ;r,' ��z;r tt „q;�.�„ .a;��tr �'�. � ���- V'�v' � ..� � fl7`;�. 'v4 _ ' �`'�.. � , r;.'sw.'-� �..„�c � .----•` f x�. e r� ,a�;:y�����p;, t �:. -. .r. �.. � . . y '�e - s5 '.� ' r3..-�+- ��-�i� Y pr t '0.CX ' - `j`' - '��` � � .r' > J 'a ,nva... ..z�r _ � "n�.-_°�'. '3� � �✓ .M� �' .:,3+' - - - .� i._i - �1 �'ps.''� -tl�x. r,.. � a,-:� . ., �' -_-� �,'.. , , . _�...-'' e' ,.�.s.> :r'.-',. x, �`:: �� �:;w:•.4#�A "i��%1 � - a�°+- �_ .w. 3,: r. Y.r .I�.�_ �,.� a:v,�, ��1,�_..r. ,��..,', , � « �t ��ae�' .-� - .� '� �.;3 .,, x,..,,�r""�'.,:,_ _, "'�-, -,o- :... � ,.. .:•,,.. , ,., . �.�:., �. .�-. -�;': , 's , .ti , � � •_,�', ,,.� , .� .. .,: . ; ,. . .; . 'U�f, ,, it,., � .�•�"' �": . ,, :r a4*, - .+.. � �'r •��i< f ,. • ' ^T - ,... . .f.E�,. �j,t"��� � ;. �. _.z.., a... �. . .. , -:. �', .,;�. .. .,�+.4r;,. ,., �-....t�. :y �..,' i�� ��l. �� .t.. . :::`s .. -z. �_�. i. � � - � � _ �. ,t a9,�.- : '., .:-_�.�e ��,. �..,.. `�.•,, . . ..� .a f.� v,M?5v ... . ..:� .: ; .,.�'�:�...:+ �.. .�, .aW=.' W �� y '.;:2'.`-� �� (-::. 5.,.......,. . ..�.� :� ._'�'. -P�..+�" r._v.-�.:�.�:,� 3:. . , �.0 ,._S^�,, .. �. ..... r > . , .._ . ._ ' . '�?'�d �V �7rL- �' ,v:� `r,r .,.... } .n . ��'',.o...r :. X r;. res . -IlJ�. 'a�4+`-�"$� � .�ew ..1�" ..�,:�y i>,--;..e'' ��1��' - ' .b. , 'r'��t'.- '"p - . .�. . +�,.• � ._ , � . � �_ .... r ti.` - s .;� n'+' �. � .r . �...-. -,.. .. ,.. ,-t� :�r�..� ; •• -`.tz,.. .-v ,: .. . t... . _ . �. �a .-•+. tt�'�'�` � t-� . ,.s r ::.-°�•.�„ ,�,,. , _ .�. ; . .;SN+ . . ., i . `�'�r s�.- ` .' ..�,°"' _ � h ...: ,�+.-�#� k .-:�-�� .�. r .,:� ,.. �..._., ����: . ... -. ,b i.�it w--_ -� ..a .w'i" �, : , ,.-. r��� �� - 'bi� rv/' �.. ...,. .. .4.�a..., .. „ _'� :IS. +: ;i:kr, .. . . „ ,: € :�., . .�, --t:�.,. _.tt '. � .e_ ..+✓b• ��+.�� '�'�'�' m i t. L'` . �H���� ��,' .. s � J; ;_r_. ,..,�+, � , �., _ . � ��.P.<��.,� ..,__ ;� _ �a „'� '7 ,v� �, 1 �-'.'F t-'� Y _'s_`�: � .�- , {.�, � _: ... � .:� � .- �.;� . �.,,.�. ��f�, ,�.� � � - ,..�r�.�"•_. .:. . . ..s....__ _ .�� .- . . . . � .. Ss,.. . . ����. i . � f. r � � . . . � � � . .. ,�,..�� � � -.�.. �J. , ......,_--.-- - -{s . -�+ . .'.+.- 'd1��t -��� �3�`� .:.;�. ., ,�,� , �•....t' ....., ., L�` -� �• � s. �.., 'l �.:. ..a .. �.� .. . . ��r, ,� . � -�e-� � r;f .� .. -_.v - ,= . _. �r:� -R. a`; - ..- � v x 4.., . .. ,-�..., ;. .S _ e� i'. -__ . _"'. '�. ,x • ,i f�s� .r°�.. _t '�:, r�c'� . ... �.., ��. � �.-..... -.. :_, .�. . _;,- . . , �., . .. . ,�.--"' -+1F.3 '!' - �i.�. � - �-. g.� . . , . ....�. , .,..�.. ..�:.� ��- ..-r � .�,..:_..:. -=---4._._ �.. �. .:., ;�s. .�� 'e. , , '�., , ,� . � W ;��. ,.a r , ,.t�. .,:.:. �:.: �*c I��..,�v.,.,:� . .9, r:. `.a-.n.'�tf... _ r.. ... . , . -.:� _�: ... . -e.� .�... , .,.. •� C . . ' ;:Sj' s ... . ,. �,. �,.���e-::s. ., .. - ,... -,�- . -� . . _.. .. . .. .. . 1w.. . . . c...w..-..... . -K, ..w. .�- , _�.... . _ `.� _. . . - ,,��{ rcic . 2 a , � . . . �f: . . w..,1 , ,.,�T.__;_... u .. . �..ai✓ 1?'r .� J -. " r�."_ '_' ...�:�. . J�t.. .sn+.i�' -. 'TJv� �.i,y'�" y� _1.�. . :�,•- . .. :e't�., ,� :�';*Y....,. :�?+ . � � ,.. .A . ,' -.: . . .r,. ��`w+� -:� �: 'ir�t - , .y., .,.. . � ... ' -� �5�9. 4 fi" 'i , •.t . . . �..� , .� �,, ..w ... -t� �y, �. i�. -. .�g r��. . � . :. .✓, �, .� 3+� _ .. .�p.. ,. .� .:" <..:�.:"x..- ..- aT!f"', �.�Y�: .�w, 1�. �i'. .`�� • �. � -.e�.. .e�N. � �. .� ... . � �. .� , ....a� �:� ✓. ,. ..�. . . .... ..-]R�-.. ._. �,�y�-.� q�:. ,.... .. ,... ... _. . .�..- _ . _ f 2+ � - F{' � � ... ,l .. . e , 1 . -y �� a .._.. ,: ^t' ... � � w � ' Z' . ,... .� .. '� ; . +�a , ' _ �e > ., .,.'�.7 .si .. � 's�� .. .a. �.,_...:,..�. ,. ., �, .,. -.� f L�t:.r. .. �� �.':°�e • . .�.-�y-� _ .; _� �..ry-.._.� .s'rN.. � "w i '��ec�' s �a..v- st�*s '�� �� su,; .,_o-�N, � :K;.v.. 5�.. ..� �. „ �,. � .� _ .. ..,. ._.,_..,�,.� . ,. .,. . �. ..+. �w".-: k�. F,:t'�' - 1 . �.. ,.� �+ � '�'�_, .-.�'. i . .�t�_ �. .. . �_.. ... : .. _: 3 .�� . , � -. . _ -.r.lf , _- � r . ��.�..s. ._�..: . . �4..�' . '�•��,,'3°�,- i :1::�. •`.n_.� h'6�''1s"7 .- "i � J �� t N+ _� ,., ,.,��..�:" ,�,.'�°''.-� . ��i'. -+t'.._.xC �I r . � -.. ��,� . � ,.,..._ ,.. . ��. . . , . �� �, f ...�i ..r- '"3"- �_ ..1 �...�' :����.... .:. , - ,r� ��. :,, �, . , .,- , . .--�::..-. . . � _:,. . „� . .::;_ zr'... �'.� .;1:' .,i �dd , �'x._ �, ^,. r: rt.-. .ti..�„ �� , .. �.. . �. -.... �.-...,.._ _. ,�. >-... 3 . . . , . � 8 �.,,,., '` _ fi-^- �+y , �� ,:?�. v-.', ''a. .�y.- .... , .-.. ; . � �r�,,, �'; �r�..;- _ �. --ti� '.i . .,.�' .,`.i, : . ,.� . .,. ' .,,:,r., :'� �. 1 .t,*,�. . � �'.�!� .¢ .... . ,`,. .}, ��F .�. .. � . �. . -_� 1 �. ' e'� _. _ . rf. . � �� a ..:. . .,� . � . .j Y . � �_� ,. ., ., - .+ . ,.. .;, ... . j �.� . �, ._. �_: .,,,,,_. �.� , . �+ I;r . _ s-..�£, .., ��-+._ . .-. : ,; A �3 . :. a . c, . g � , , J �_ � _ .. ., 3. :.� . .�C.:+w+f .�.. -- .- �� - �r"r�� c.. ' •. ;.. ..:.�.6 ,..,___,,,d � .,o- .�"°� ,.�.. 'A! 1 ,-:, ,,,,�<;r. ,�`-~(.-.,Yz �. ���: �Ati�r�-- . _.. .�. -� ..- . ,. , Iu, _ . .. \� , n,.a. _ . , .i � �. •_. --^.,.. •-�`�".�='„fi'.,, :.�..' , . �i .5 . ' .4� i { - .. � ,..� `�i.a?L, .,� p .r.._ `s_ sc.,: - _ 1r� � a , : t � , • ,:. t .e , ,� .,,; ,.,..,�,� .,� . .� .�. . ,�.. : , . � . : w . . , , _ w�, . . . � { 1 .�. ,.� 1 � .�. . ... .. , 7�:,. �, ,�, , . �.. ., , , , . . , <. : � , � � _; -�.�. _ , _ .... :�. .,- { ,� y �� �.�v, �.i ..; w..� ., c - -..4„ , , ?.�.-i :: .. . �.. , +, _..3, . s. ... .� + _.. ,_ . . a 7� ��' �"��Y - +, e . ,�C {, xa;: .e� .:i .'�1`e...... f.- r�� � �` .Y+d?A.,, �" .�1 �.- .�e:�,,.�_-. _ ..a-i.. �. ..,. 9 i .. ..,. .�:. '�.- . ..: 7 v�7: .. �,� .� , ._,.:. �7p�^ �.i'�.� 3. _ ..;.,;. . ..,. . , :. . _- t - .. F . , . , » . .. . . . ,... . . _ i 3 � «'�i. `�`�� r �. � � �3 �- .. ,� . ., ._�!. �. �. ..,,,N , .. _..�..,w�. . ,. �"� ,. , :. -... ,. , , v . � ".;!� i� e�:�.,� t� i �f, ��. ;a,w�' ..�" LL.`; p�.. ; .:� ��..:,.9 ,r., ..;.. n�.� .,; � ,�. :�,. ,� � c .; j�� , �, � �, . z �,�. ..., �. . �.. �aw,. �/ . ., �, :` .. j��y.�� ._ , �.6 . e.. �. ....';�...� ;. �'1. .. y�.J.�.+,tis--: , ..:� �.a �7� ..r�I.A -Y � . . .�� :� �'�P =�� �-',�;, . :`�.1 '':¢A;.:. �S^.' r . ;:l �, ....l� , a. .."�I. < .. .,- .... .,: . �., � , , . n , , , .�.,... ,. . ..y 7.. ��. .,.. - ��, . 15� . , �..� . ; ? � Y'� `� �.' �:;...r ,��'•, .:.,.. .;«-�•_.. . _. � ��� . �^�.. . ,r s ., ..:� ,. .;. .. J :S.a' � �K �a �'�a .... ��.�. f � �� � . . � , �:. . � _ ,.�c.*r"i� . , -/y. � � � . �. � �•F � . � � . � .. '... .. ' 'y'.' �-f - •.. .,.':-.',.. �, ' .rP r yw.i:a -..._.. . " i �.1 r::�� � .7 .f ',9 ;:, .'{'�: ��' ,� . ' � .�..:. i�., M �d { ,._ .,ryr. : �. . .', .y� _*';, r:• �. . -:: w :,: �. , �;�.. , �. �� ; �#:� � 4 ..,,. , � , ,.ii t � ���ti =�+!�, ''9=.:'.• � r � , Y�'. : , _ � , ,, r .,,-„^-^' y pS„, a �.. � :.:�s. . .:� pt.+�...:. < ... �" : . � _-,:. . _..�� . q,-{t ..�::�.:__. . �.-. t �� .� . . � �1�, r� y '7-. .'� "�":�" . �' . _ .. � t �I � ' �.�. � ,.{ :�,�L', ,. �:� J'v � k . . . ., ..3 , �. t .�' '` .. t .t-.. . J.i.'+. -. . ���, ..._ i '�{- .. ., � �� � �.� -.... . .,,_ , � ' . �' ... i ..�'::��- . . � •y.v 5L'o s } �.:` i +N �': :,:Fg��. �... .., � �y v i: � .,. �: . . .. . .� .. .x' i' h ..� . � :.1 V. . .. , d ; ,..7��. r, x �'�..,-� a ; . .; ., . _ " .. . r-'. rY .,.;,�� � ,.�r,�.. .,^.�. ., f . . . ._ � {: .. •.',; ,,,�L i �:. ,.�w r � :.;._ .. � . � . . , � y,:, _ ._ _ � 14 . ''. � - .c ,.� ,E' ` .v =eY^ ,t�'' s c : .,+ ° , � .,. �. .a . «: r.�q . -.�,-•.-�. ,:. :�-� �-. . :. � .�. �,� , . ..._:. . . .: __.�..._. - , .� ;.< :� - ..'' .s,..-?:� . " � i. - < � a `t f_�.. .� . ,.� ' �.� .,y� ., r w. ..` ;,�.. ... .'-`3'' - ' . .. ::. �.. ., . ..' '. _ .:1 _ _. • d .�-+,��,+ �`y�^.r1-'-a.• "J1 � . �'">� •� .!�.. , y ..4 h .�;._.. �.v �� --�e.r� . ��., . .,. . •.. .- .. ;1,6...;�'-fr.� .. , ._.. _... . 'e . L.. � � .: . _ . �,f .,q . .jt,Y( �l��s ...�. ._:... f. . ;�� .� �: . ��-� .a- . . a �.:�� ,_. � .,.� . .._...... . �i- � - - � �1 -!'�`'" �r. • ', 7 Y� ^.-... . . ,.�;- -__ ���. �. „ -._ , _ . .:. ,,•._. ..... �.' ,._..,.. ... • .= , . ���+.7`' � •y,. . ,., xp ...� -,.. .. ..5_ .,..� y . y - " . . ! w . , �', . , .. . . .,., :_ _ . A+v:�, '�;,;,,,;,. �. . � , . _ � t ,,. .. .x �.. ..., .. , , . :. .�. .._..,-� sv•r.. .y .. .:;...f.. , �:nx� .:� �� .. :._-., . � . , . a.�_ t � � � ` t i, . _ . ,: t?� ... . .. T ._ .�,.. .. � � . .._�w.-T.._-=..., _ _ .. ., ....��.....�.^�._,:._. ..,- ..,.,-"...:"� .•."7`�^i� _ rrv. -'t. � .. .-w... , t�. . . .. .. .- ...�...aa. _ ..�....;+�4.- ,. . �,.: ..:. ._:n� . .. , '� �,�,� '� '-" ' .. �. .,+ ,...e.;..�a.�i[�__ . . . . ,`��� 3 " �.��. :w'. � �.,I. ��p. ,.� .. ,.. , . « . . , . .� - �,P _ _ _ :�'•oV* -` � . . - s.. ... ..... -aP.�IF ��_. .a t .+. ... W � p � � �.} , �e. y., .,..:� �.l. . . �..a : . .'�.',.�, j N ' ." � - ... .ti � .;.. a a.;:�, . .. �'�-1� . S '"�. �: , �.,� .-. � s.-� . . . :.. . �:, ; :...c, .... � � -T�...wv, �-�. », ., .�: -!o' _. ._ �.-a,.. �n z�t �.s. �.`r'.rM.'.r+"""r'�'�s . . '�' '! "R `h .�'.. .1= .� -. .,.�. �. .,�,.� -�w+�q:. � �� �. : �- : *`- .>�.. . ,... ..�..�.�,._•�•.`.��.; +,w�,_. ..,.�..- ..,. ..:...:, �.. .� 'y,'J�'li��,`y� . . .. � > ., �� .�. - . � s,..u+r�. :. . . ,,-�.,_- -�..,.a.u.... ... . ar�--� ���,....�.-w�. , � . ,. . .. ' .... .iro+a- .�r'. . ._ . ' ,�r u. -, �_ .. .,-:�.-t.- ��F , :.. ; '7".w^fra�a.e.r�... �+r � .�,:. .. . ' - _-' - . � - �. , . ,`�: -.i [� �..,_ ., . -- ..;...d��,:,....-.- . � ..<�: ,� _ ,��.. .o,;..r,:•. -�, . � _. ,. �_- _ :.s.,w�+'.'. - . -_.:aM+� .s,~ °�` �' `"�'�h. .: �. :,.,-es._..� ::f..... . -. ., ,.f. ,��. , , � .r . . ....a.- ...- ._ _. ,�'.��w+!` :,. .. �,:-�...+.a�Sa�'� ..a.W'.. `��,+. :,y�;;: .,. { + .... ..�_., . .,-�: .�.._.... ..:.'..�. -�. .�.:. . �. ; _- �., . .. . �: ,....� . . .._ . �{F.: _ _ .c-+*;__ - . `'�':�. �:. �� ., ��...,� ,° .,.. � .. Y �. .:;.. .. : �.. S -s«. ,v.i�=..�.• :_. . � . �_ . . . .. .�...-... :y . _ � . ..tlm: +�a K 2. �d-... ,'�iS l_ 1.,..�-�- .._�� . , ;. :-... �. .. , , >�: ..,,a �'..... .... .. ,� �, -_, .,. . ye.r �- _ y.y.' ',{.". � . .. � . .��J1., .r�.:�.� :. �R..�.. ..�. t. . ., .. ��_��r�. �.. .r: . ........ ..o ..: ._ . ...�..:.. . .:.�_ . � . , � ��� . .::` . - ' ^,;_•��anye..s�ve!/'_�'_" .. .. ,.,, ... .. , „ ..�w'il . ��_� ... ..�_.-.. �...�-e"Y;._«: _...,..+w-..._.uL�.�. . ... . . - .._ . �g��� ,��y( ♦rtb Y_',,...:P f'bi i a( .�..�� .+"!'aerWt.:�,.. . .. . ,.� ��__`... . .. �. . , ilB.z .-'. _ - yxS n,•' ^ ...� .. A .� .r r...� � � .a �_�.r�._...a'�....:. .,�.,.y�y;... �' , _r �... .�r._n.._�. ��� � 1�W - -..�.�_ ...��e '�'.�,v➢�4a ' ^�"S �.,?i' ��r 6�,L ���. -F. ... .. : .��..__._ s� ' � .w «� ;sw. +::' :-St-�.g � _ " - � .. �.._ _,_.._.._.. ���� � r - .;:-,.�, _ _ - • �_`- - -� .--. _ _ _ '�'�.. �„ �c�` �.+,�«.-+s s�n"�. ;�_ .. r..r�" - ._t...,..,. � _ _ ��,- � _ _ - - -- - - � �� ���` - d„�,. �. �; ``.c . .. 'X.., ,: ..`+x. .;, 4:,..�i1'. 4..__. Y� _.._.., � ��. �. .. . . uii -..�...�a r �� �... � -- 53 y - �'f+v . , �. � ! '_.,. � ' i ._e w ., �r'. .��rr- �csw.n.d�µt - .��` :�- ...._.--e .�. �- .,� � ..s . . ; �-�:- --s+".�"�.. - - . . __..._ . . `,,,��,.��, ..,.��,� ; .�..�.� .r , . ,.--..:_..s �- .,...._.. �..�,.,...-. �.�...._.._._��.� r.. �..�. . ..,.�. ,- s....,s7+.e--.�w�.�.-�--�.... ��� 1 I k , _ . k , _� r,,. � > . ,,yE -- '-.n+ � ,... : �.: .. . .;-�,_,,.: _. ..._-_.„_, _� � t _ � -� q ��': ,;, . ,_ : , , _ __, _ . -- :� " �� �'� . l .y - _ .� � ,. . r. : �:: -�,. __ . ir-�„�. ��.- , _. �� �. . �, ,a , , y.. �` � ;..:,,, �;, �, . � ,_�,,, r r�,�r ,- .tg ::<<. . -- � n:_ - _. - :� r . s � _ ( s , � , �. t �, ,F� , ,{y y b I�.Z„+'. .�� ,� :�".. ':_-�.t _-1 _ f _ . - - . . �.,�._'_ ._. : � Y __ _ . . ��� ..�� __ •la- . ` T.�. v . '. _.c.Y �. __ _ � � ., :. 7:,,... � r ». , §-" , , � .. . : :' 3� � r' $9. . � . ,�,,, i a .y �.j S _ : / '�.,°' .t �,� ,, : - I � , A I r , . ' ` . y � � .*. 4 � _� , � t : !� r , .,? ='' � � �.:. � �V ; c.;_ � ... ,�,;•., •... ,�: x .. �•, .. •� , ��. t � ..^ , 7 � i ( � ' 7 �'. ,"� �°4r ..x:.� .fa R� I } �1� r f ..�•. � .r . �.� � �t . i, ) �...; �.,. `. �� 4 j,._. �ay.�.��,.�i.,�',��.",�P'(7 � k' ' �' (� !I . � �{� �'� t 't �!w-o,.�� ... . :7' � �� �J. 1 - .f=7��z�. 4� ��� � . . ��: I � . � �� "r�� - � ��,1 ..� ,J �.1 - -r, i� � � 1�� M� �. .a` rv � � �h , i �+.: �p- . �? .t_ .._.i � t".' ' •�.' ,4a .,+i� ,} `�xn � '9t _ � i `./'. �R j��t,,,.,�.1 - f� z�. - .�"' y' -.� . �j'�"�� 't•. , f ( :�i.,..: ��� ��a�.1 t.,. ^�i�. �}- i 7 A f , F �'� . . " F A .. f�, �� � a .,r 4 t•�e�M 74':: .M � t 7 I �..)[ , . .. 1 � �'t � �{ `� J' ,':y. . � :9e:.��c/` u}, '°..;"�;���` q` i' � `��,.� . �� L �J . �� ���,c # �� �� -:�� °.+ _..0 r ,� :��, ra�';I °'�''�i+�n'< x ';'����.'k. '� �� ' j� - ��'_ r., i P � � � �-'��,�;J a� .�. � . �� . ._:'���9 - ... . . . :r.: u7�..� 9 j �oi �.�. 3 ��� s�' s;', .F:� 4 : , ., . , � � � . . _ . . ' --- �-- ' . � - . y � _ ��- � �k_ � � • W I � � � � 1 y . a i , n � . � � � , �y �- � •h� ry , . ._ + .1 F<. . «.rr: "I' b' . f f t 1 . �> .� �. 4s`4:":'y S' :'!'.,..'t :.:.t .; , . 'f, :,, '� i�}� .,s _ ..,�. - - ' . 4 � - - ' ' � � . � �. . ' _ - � .i13#'+'1�t.. , ':- '. '.:�' ;' ', t �� _ _ "_' _` • „-:•..v' . ...._ � ^ .�: �t�,�''r' i � 7^r �+.,, .f� 3 . . <... .. �.,t, .a,,{.; d.;,. ..,1,a.. .. .. . �. ,p. � ..t-•.-.. 'C3 , .: . ' " ;�., "'i" � . - - - cc �r_ ' . - R } � � • 4_ � �,, .�'"..' '; K 3' ,. ._. . ..;c.h, . . _ __. . ,-. �:. ..�;�- ._ ._„ ,. _ - `s "-�;..,., '_..w„ N•.�' i ,} . ; ,... _, , � � , � --t.. .. W .., . .. ._ � . .,ir . . - ,i' y.,,,�"'�. „ .. r.Ar�. .'�a. .r...�_ .. . � s. '3 _ . ...a. . -. . _ . ..., . _ .,:,.... ... _ .. •� • � - ."� w'--- _ ' R ,� ..,+.-. -� . . [.,...r:� .,.. � :_ �fi _ .. . , _, ...,,, •� �. :.�. �� . : .:. -...... �, . �� �' .�'i` "'� ��...:.i-;}, �'1 "<.r..",'j ♦� ��y' .�.�..s�yl _ . y��..,- {.; ,.,.,�. . . .,`�.- , . _� - . a . .."-.. ' '- .:. :..- � .t-;, . _� '+-,...+,»j4- - ' ' x .,.� .F. - - _�-. -;:� - .:1?- "`'i,,.�e -�r�T_:..r,.e� .�F . .Jf .t' -� a_ -,�dl�°�1"`""'r' c�.+�,.... � ��- ... ., .,....�� � .. A.. y:'f- , 1� � .._...... �,.. , y. , u , <..... �.,.., . .. � ' ' . .� � ' _�- -*" _.N •�`��-.t + - -� , �. .:� ._. �.� . , .,..�.. � , < , .. . . . .. .. _ .r . .� .�._..._ .. � ��n �hir . . � 4' `+- ,.4� - ._?','�a: =k � �c"C . _ . .. _. r-, v y� y,� 1 {�.� , , . �.. :. ,.:.. � . � - ...- ,s:�. . ..J, .,._. _ . _ .. ..: �:u�'-:x .��; e. . . � ...-�- �.-., �.,. _ ..�.� .. =� - '�.� - ' r'9.s.c� : . , ...a a'°; ' • - , . � .� ._� 4 �'�,�t^ F _ , "'-3 ,�. "� .'qs .:�.� _ ...�' �' �.- ,n -t" - _ sz�. -'S. _ __ .�' ,= - - ..+,:�-. '.�f--..�.�..,_ +y, .. �^r . _ ; . , ,_ . - �s - - �. -- -- - » LL �` _ � �� ,. . .: � ._ . . �. - _ - - ,, ..:,r � � - - - .t;..�< . �_.� ,� _ . t- y = '�'�.• '�:. .. � , �.T'. 'G - � . - - � "Q. . .. � .I '' . .���� ....� �-� _ ' ' .. .... .::Y� .' ..' t' Y •�•'_..�, _.,; ,i.• �-_ .._.. ��� �-...�_ '"' .. �"; . ' .- .. ' ''S � �"t �,p+T : _� �.;._.f.� �_ :.. x.. .�'f" tx- _-'� -..� w ' " '. . .. . .. }. ..; .. ,,. ��..- " - _ ."�' --i,� _ _"a�1'- ,�t .__ . .«. a _t �_ �_ . »?i, ..,._ . ,�,..-_., . : ,�.-.e- . .. .�c- .ra-� �. -,. ..-: ' :e-` - - �- - -i. L...'- - � . . '*`fi. -��: �- . r.. �' �.. r �.... da.. ,. v . ,. . �,. �, - . • '�+ - ��i:" ..,�+' . � ,,.. .. '. _-,. � .. a --..__.. _.. .a. �-�. .. �.: .... ,��.�. . ,. �-- -. ,�_ - . '.:,y;� ..'►. .3. -- ' �,.a' �t�..� .. , ,. A;•-�-�„. `<.'�+ .+� . .. ,� , .. _., - �t. ., . _,; . _ - - - -.,a-7.� _ 4 � � - , �.�-. �.- - .. c.,.. �. ��,. . ,. ;._. ._ _'�,- , . ....�;. z _. ,: �, .. < . _ ., _t ..._ H .'� . ." _ , ..� . .� _. . �Y� «. ._....,--„ .._ �... .,. .,...�� -r - . � . ..._ . .._.. ... _.. _ .... _�� _ l. .�Y;._.�y... �-1 . . . � , ; . ,. , �.��.�` ,..� „'�,�..�. . . . <�` �-fi . . � _ � . . � � s - <y.. _. ._..,,� ; __. ,+ . ; . ;�n - ,.. . _,- _ _ �.- _ _ ,�`" .',';G_ ,,.�r :� -`�# ' >>. . .: ,:�"� _ . �,�. .; . , ,;�v>-.ac,�'� "t ' �iu , �;,..- __ --im -�a-'> . `'�'� . . . - - . ._ . . ��� %��� . �".r� . . _�- . � . +� * �" ,- �: ., .,� ` � `��`' � f `� �` � L�;� .' a, , ; I� � �' � �� s � . _ ., � t�'� �,"ti. � ���,_� rj '' y,�,k .. r, . `TF.�:_� . �j!'_.;".Lt,iy++,�y 3 •.T��E' . .'� ..��ts� _. - -+e'Sv,.3+�w'"', �°n' ,. . , ��� f e '�� '`" e.i+F1S'9.�""' _ . �.. '. �.. � �' ,+Yrt�`_ ,. �t�rT ' . ��C �. _„yr' y F,_ `"�,^s� s K -unc�"�.s'� s""'' -y - ,. ,�. p _ � „ : : . , .� - ��:.v�A s1 � ' �' �}�. ' x ,� ' . .i» '-._'W ✓ ."+'!3' Y' Y'.:S .� ,`�,�.:},� �'u4.r°ia�iy.v�"�' . �::� :_. '. . , . . . � 3• '�k.. ':7' �i " x , �'-y'' ,.{ . _�.urd - .. ' .:� ..'a4rS „'d . .'.n...gl�'4•„ . . ,,��,- .�p�,�'M! � � R� �.� ' 'r.� .:: r"ni - . . � , , _._„ t.-.+ �:.SCa p�;`^Xa �... �.....: r""','. . . . . `-:`;�.` , ' ., . - . .. . .. .,. �rn .�.t,�y�r S , �: . . �m.. ., , �- y :c..F ..r . . . .. , ,,,, ., �, f�' .- - . ,,: •,�r- . . �„� 'e�`- .r.�r--._'y,q ,,,,�..,,.,� :�.r�"'-.s .._ ,..i�� � i � . � . .. . � .. ,. �. .. . . �'Y.,.t: ..vca"}.�t.���� .r�, `:�,� 3 ,. . . . -�. . . _..� � ' - ' ' m�... .�`` .:��s.y+.� - . �. ,. . �.� ' . . . . � '� . �"_. . ..,.�V` ,. +�w� r , < � �fy?�'/ �� ''M. -1•,.,r�,r , �!�"'. ;.' . -..__% ...._'��_`. " :b:�:. "9..;+�s-i,-;�� i!pe,..��N,,,�r�;,_ ..b. . . . . . . . *_. ,�:.,�.� . . iR„'�''T"•�_:; .w.s.,.��-t'�• . .. �� " � . . . # Wi .M.- .c �. "'� . ;.,.. x -f,''.S.g?i . ;�. 1'� � s.t� ��. . . ;k'y`' ',�"�',� � � ..a . _.�i . ' . ' � '`"'�'w. � �:.� -is�iF:'Sc �"Y °'a. :'�.v' . � . . . . . .. . . . y , . r.... .«. ' ..�.w ar-x. _� �.e7.d "•' ,�-.aR�-...a..�a,r�.�" .,:.y.i:_ . . .` ,.. . -'�M �,. ..S . ,v._.. .�,%sW ,,. .� ... .�.r�.. �� ..._. .. �,..,.... -.�y,._' '�'s1e....,y -..;,,,.. ,,,.,,..,£- .� : ;-.... .� :'Y . �s� aa�5. ' _ ��-'�'. ,.� x�` � ., �,: �*y6.s" , . ...e,.,. ,� _,,.�;�.,. .,�«..:,.r.,,r:. ..,..: .. se^�a.. . ,...._.Y4.,,:. .. . . �i�. �<i" .. .+4�' . - ��. - �y --2. �s =�� ¢�.. ., �� �..._ Yl - ��� >,�., �.�. ., � -,�.e•�r7..�'. .. ,,..:��_. �� � �'J. . r.� -y%` +t r. y'��}�� 5 - .� J� ,. N ._... _. ...�.e.., ..'.... . _ . - ' �.r�.. � . ..w . _i . . . .P# � � �� . . .... �. .'3k,'a,^... .,.�+ :sy 'i., ,:�.� .. ....r. ,,�.< ,_:,6. .,� ,. �-..' .�� . d `��".' •t,, . .�d- ���m.i.+'� ,. .f �+' N� ... ��,. �/ .."�� .,}s .t.,� ....,.. .sw...� ..� ..,.. .°`r�N. . .. ,�,.... a� � .....��- . '�. , ...� . -�d� . . � . W4! ii .. � - '�i. ,... ,...�,. .: ;.... . .�. ��T*.a,.�r,._. , ,F. .. . . ...s;�.� ��_ .�s.. _�_�. ..�, �w,' , �^ i"' . .°4"' .. -�.� � ...�. � . .� . ...s� .j - ., r .. _ _ . ...• .,<..�,k .�,.,�,"� . . . .. �>. .: .,_.`:' - . . .. ��'� ,�,. r �,r { u � : # - . ♦ � . _.r. -}. �..�. f`r.'�.d..�:_,r.x m,y.,...a. �c_r .�.,,.., i.,r., �- �-� ., „� AM - . . �c�_� �,-s -_�^a"',y� r.j+ . �. -1. :-w, . . �. �.: ..- ._. _,. : <.t. �u �s .,4y4 ...sy���,..... . . . :.e . .. „��; .,,- .. , �. Y '`5�4 7r �"L�; 'i` � � , . - _ .: .. ..:._ .�,.:,,.s.. . . ._. ..:�,,.. ,. .. .. ... . . :. " . . .• , . .'. - . ..o�. .� .., .:,_ e. . -�,:...... .Kr'. ...,. �: r-'-.. 3'.�.. '� P4[i"..,.. 3�' ro�... {� _. ...�!� '� . :.,.,..... . �.� . .. ,,F _•�� ;<� M� �,5` yY f '... � �' '.r r.��":.+ ...., .., ._.�.� ,c. �.d ., TT..,. `�e�A'N'^ .... . �-s ..„L' ... .�. .r ''.." . " - .� tx: . �y . ' v � ;N+ _.: _ .� .......3..s...,. -Y ..�.8-..� �,.-;..a �sx;-:.-1 :�.�-. . ..-n�� . . :. r .... sa� �e .. . ... �,... '�'{ ,�,�,� . �cz� . �-�'��t �w.='.�. '.A'�" d yf ,._..-aF� .�r� + �. _.sd�`°�.,, .:,.- s '�._ . . .� r 1� '. . ��. ` ..�...� ...... �� ,(• �"f . .. �.Q r���:��' Ai. ,- . - . . �,.��. ... :J s>'�.}r , r,s.......,v'"'St'<`•�'j'''.f�'::. .�,. � . _ .. ,� ... _ ._.•� t �,:..-..�.�� . ..+Nr.., .r-'� �A,�. . a-...A. P � - _ .Y �ga- _Y�:.T :v'S . ::, • ,.4 -�4'.. , 'R:,Z.�..: T C.�,,,.j. . . ,L►o' .... . +�., I�'.� .� . -�5,.. i/.�._ . ,,��k ' . h.: ..�fy4",wc, . 4 . -,.. _,._. . . ;� _. _ ,...,�,- . .,.,. : , , , : �� . . ,> �= �` ;',�.<w, ,� ; .. . #�` _- . - ..� v�.,- �i�. ... .`� :�- _ ._,,, :.. ...a.�_ . '!' .; `.; .. , • ;,_� . � - .: �..:Y�.,.- .•� . '�- ,.�.;�:' .- ..w.- s� #�` ,py� _ -.�.. �-.;. _ -`„ �.,,�..rm�w., .,;,. , �.- .. ��.- �... �..,.,...._�. .. �.,....,. .1 .. . , . .r:.. . . w� :.a� ..r..+. r.. � .. ' � `� .,� =. , � ,. ,, e �,, , r :. < . :' .- .,. . .w+ �'� . t ��- L�.. �« .:4 ... {..ce -•.. .'°�m .:w ,. .: .��. , m�� ..;.' >.�..,�., ... ::. , .... , .�,.. -.: �. ; : �� . � aw4 :..�� ��,s��:_ s . „. : ,_ _ :;�.,. �'' ,.. �,.. _�._ . ... �, ..� . : ,,.. > .. :.:r`. .. ,.. �.dR .: �r _ �3 �'� '.�.��' �•� .,,«,:.: yy�',r , � , <4 . . . N , ....:,` . ,yt , �: r . .'� z" ,"A � .� ���✓ � �� � : �.. �: v�. .. .�. :..�,� . �,�-" .l' : f�u:. �- �..a.- �:. .�' , .�:. '�a. .:r ..... r: / ��.�:'�.€ `��� �i , �.: w . .: �.. _.� _�"�rord�' ..:. �,r t.. �,...,+Y .....:1, -b..:-. , ., -� _a+'�ri'.: 'a. -,,+M'1... • .�� .,- - . > !">' , . .� . .:� , 1.:.,. . �,r �. ...� . ..�„ . ,.,,. - -... . � . .,,,..,.�r- .�: � .- :_�.• +t� .' . 3 •q. "'� ��'`:...• �_ .� . ,�- .t' t .. _�.,...,, .W!�.� � __ :... ,..r-. . ...: a�a -:.�c.i+ . . .su _.,._: .. �p -. . -._ � ... "� / .f't' �' `'�i�<' -- . �:?n� .-. �.:� „ .._... .,-r^.� . � �-' . -..t�..:. .,�i. _ . :�a , v� e-. :.�. ♦ -• ...` ': ...� ..: + .T,� , ,'�e=�, E, .. _. , u. :.,.G. .... .......,� .., .,....,.�:- . . . . -._.s ..y�.,� , ,.,« ,_„a..�... � _. �, .... . ;. °tu" ,r.:� . � t'�!` /!:!'+s.. -�� .r -,.�`'^ ae � . -�:, `� ...�.�_;,. , � .:.�.:. �.:. . ..�•. „=..,,T. �-�. ,_�,�.,�,y: . -.,.x .. :,... ,17' .,. . , - ... .. �.�r � iC,�.� . . .�"� . .�:��� ,.kt .W! ., 5 ... ... . .�. ..�...'� .. ..r. . '�: ..i .�1! 1-.,.� ...�... r .�.,..r' d.a _,- �.. �.. . �'. y � ! '� .�'.�. �'.Y w� .� YP., ... .a. .!�.., a,_ y:',�, .... . . . .�..:� . .....: .... -„ . ,r .,.. ... .:,... .4. .....� � � 1.,�. � l .T.' r. . .,... ,. . .r e , .. . . ;;'�'ci�u r . .-- y�,���� Ir�<.. �:- .�i�,a�' -34 J�.4 � - . ,. ,-,+-. .... '. i r -:..: �. . �. .ti...-. c. .._.:���.�� ....:... ..:... .��._,..., . :. �.. -���.'7Z3� F,'��W A'� . '�- .6 .:� �{. ..�_.. . ' ' . . .-� . : � �. - -..� . .. ..r. :. . ....:s�.- - ".,..-�_ ..s .♦ ' - . - ..�y. . ._ �. .. . �r . y " �.• {f � .. „i�.�+r�._.. . .�... . �. , n. :.. .n. � ��..v .{ -."�,�' . .. .s-,.' � �,{F,a p . �� �" :.t-' ,�y �' _.+ K . .N'Prl..:- � �.. V�,.:r{ . . . <. -�.�.e.. r" .,�. .st.y{.:.. �. �.-. .. _ . -_' , , .... -� ., � �"� �.- �.,. �!, .� ,r, . �..� , ...' . a. _ �.. � . �. .:� ��-� . .. . . ...��. '.. r.....f 'n�. P,�d" 7 . . � _: ..� .+'. . .� .� .: .� .. � + i.� A�,� � t �� '`�:.: .. . .. .,:o: M:a1w .,.. :.._. �.. ., ,�.,y�.r .� ' ,.. . ._,.�, v,� .� ��" , ., ._ ;.., .. . �� , ��r. .. .�ei� ..iG� - :"of� :'�.. . rc,. �.. -�..� .3�. �.�� ,. �-:.. .•N�� ., ..� ..,.. .: . .. .. �-w.... �f. �..: ,,,/ ..a. . �a+� •4�'§.i •��A;W `.���'.. ) . 1`E.f.., ,...., .., , �...J f dF �..� .. :E.,. > �.. . .��..�. .'...w ,�: .�:� . �-. . .. �.: . ... .�Y" _.�j��.�F. -� �'� �. .., r. .. :, .. ., r .x:. . .-. ..�_ .�... ..v� .+ „-.. .., �,:.. . �� .,. . ..:�S... :.� -,. '- _.. ; . �. ,. � +�",�, .�`� •.r' � �.r.� � � �,. �a .,, � .. ..,,-��.,,a i.. �v-.. ��- . ... .�, .,`s... ... .�.�:>_..: ..�.e., �.. �; .,. .� . � . _ �.wsn..- v{�,_,. . �u' , : .>- �' i�,re� :k' 'f%�`"ti`'-�„" . �`, . �, s ��"�� , a-:... 4.. .7� r,.. . .- s � .- ., � '�, _. . . l .,x , f; t. r ,, �.+. �::y, :�B �'-� '*�1�,�i I`�C'i:L �� 1 ..s . „� . ._..��s;-. v .3r_ .. , - �d .,..z� . � - ...._. �- � -����� - *ha '�e` �, e�, . . . ., .. _:.,C:--� . . �,. .o .. _,.. . . .. ,. ...3'.._ ..,. ...,. .. .. . �� x. .. ..� _. . .• . ,.:c"':i-- � .,t a.- ti�E�... .. ...-� .. . .. �.. .y �.�.�... . ����:�.. a.. .'t. ... a+� .Cr. .. ��., a.� . .�.. .s� -*�' -S. "��..�f' ,�. ..i ..: , ... .__ �i � ,�.' "� �r ":"#".Y . .� .. . . �.- , i , .�.�rse. . �.. �-� .,., a:»sr�:., �., .w ��eY�.- . ..�,.:�. `�. . �.aN, ., .�� ..�w� -�` . '�,e '%d A .f.. ..� ., _ � �.. . �, w . . �� .. .�:..� � _f �; �.,� .� , i� .. �: �.w �,.-t �`. � � „� �.. �.. �..: �:». . .. .... �. .. ...a. ..».a .. . ...r �: .. .. ._. ..�._..r _ . ....:. . .:... �- .•-. < . . ; . .. .. a� . ?:a«.�x .. i- . e. e ,.- .... �� ,..:N .,.� ,.. ..,...�,. �7� w� ,.,.... .�. .b� _ .,, ,,,- s X�`.._ ,. . �.rt ':� -e. ��k :..�t�' �..�.:� : .. -+�� :.�� �..-� -. ... ,.. e.,..,,,�y .:,: . �. . ,.. :_ .:-� .r.._ , � . ,... ,. ��.,,,. .. .... . - s> � �• '�...h#:: „ :w: .�- _.... , -. ,r� � . .. . dHry. , ;, .. � , .,. ,;.. '� �" t t � �..tP' . ... : . � . ;.;. � ,. �r ,, . . . . , .. . . r . . .- .� .. , , i �'�2, ¢. . . ...�i . r ....�..,. �_ . ., "�. e. ..��v: ..._ . .i� ,.� ., _..aw ,. � :."� . -, ... .�� . e , w, ..{"3r, �,$ ;;:F-��°��i ,i �.� .� .•� � �; �,, ., „ . ., :<� > . 4 .._.._, .. .fir. �` �. _ ��. -�; .,. .�-:� .. ',�. . �'��_ ...t.. . _. .�� ....-.r^. ,_ F. �P� �- �.�': ,'�i.�i + . .. � • ; .� . . .. .4- �:� n... .�. ..�-r�e r. �-�,,.o„�'.. _ h-: as, ..n� . . �. � . ... -�.:. .� .. �. .� �. +�•"� ,Y: 1� '�,�. .il`n.,'.htf -�.�... . . s. 1 F . �, ., _....:[`t .. . , r:_.,. A� . �. -• - '���, �_,'..F. :-.�. .k-� _ �. nt`+ CY'�'�`Sf;R"' y.. {� ,, , , ,. : , . ;� ss ..:�� . . , , �: _ ; � ., ,� .,,� ,+�. ; �°� r .. .�. : . � �� . . . w , : s �^ :. w � � , . � � ,� .�� �T�. _.. x . ... .. , . w < , . - . .. . yyy �fi" _ . , ;"�... - ..: ,� :>,��:� .w� . � ... ,... w�`��a�-�r. . . . �. '�`. . . • o. - t �3 ., . �. , , ,. .t �-.� �._ � .. .. . ,. "�'.. ..-� . . .,.: :- . +ry+a�.'-: �-- . _,:+.., a� . , . :. �>r`.-s,.:, _ '�> g� .: �: �f.. .,., _ .;,� .:: . _.,- . .:. --r5.�_�,. ��-.:� .._� .� . �s+.� , . . ��� .. �, ;��,. y�� t , .�+r . . ^�� ' �y �- �� -. . �.. .. « . ,.. ,�{v 't.,... . �."'S�: -. : �q�w� .,. J' ,. -'' . •M......6�" ,..: -��;. , .. aS: F '' `.'E:^�7 `'�'` . .... a .l: , .�. ..� _ ., . _.� �:.. 7_ ,, ...,...4 .. . . . .., : . �y :�� t, '_ � .,. _ ._. .r x ,... � �:. . ... �` „ •;,.as '`n: , . . A' _a �p . , a' ., tr .,4'" ..�'�' �. �, ,,.�* A . . ,, '`�"a"` • .. ..• . 5a S. . i �p,�,.B�� *S. .Y .3 .,. .k..� v - r ..�,... ...� Y' �..T� .' . �yFe� . y ...�.,,V� . ... .� +Y ..i. .�.. . ,�a . ��..i . . ;." " J i i ����,� 1 �.' ,�fr�. Y..x-i :. ._� .. .'+s+ ..: '. ��.,.�� , �....';K'� .�t. a a� ... .� .. . - .,�:. .. - -.. .� .. e. �- :r . ..:Y' -�. �� , Y :�,� -�. .. . t.... '.+n. .i .. .� .... r- ., J'1e�r3,' �dt(�....�.. . ......;�:. .:'1�' . ... �.. � �_. � ;. � ,. . � .. �.r v„` Y� .+.w,« +k'�: 51*�,w . . _. L _ . _.. . �s... . :�:.c x.. .a ..� �_. . . � .;� -�.�. ,.�.T� ...�,:. r... , �. ..-.i�- ,.... .t!��''�}. _ ,., �.:w. > ,�' �'� ,.,� ... .,��. . . ,.�� +5�.- .. _ . ,..� -.. Y" .�.. z/_' : - . . ,.,.. �- _� ..,._s, .,.. � .,r�: -.x,. . .. .� . }.. . . .: .r . _. . .__. . ..,. . ::- ,. .... ,.,.,. .. -_ F .: .:v a,.,...'�` :..:.,..... , -�,.,.� •.,� �_ ,_� . . . ." �_.�. ,�. .. .. __..i�� ...� . _h_ _ .._ ___�._.�.+M.a:�� W�;,vSn,e`�4N� '� .. . L'�..3�*3 . . � - ._.r. ._ - .. ':�.a.._,�.� . �C ..p. ��'�d..4 .. t.a£'u...�_.._�E;:.__"_ .n�l,.�__.��..�._...�_ a._�b� .a..�T.�Fi.�k ..__.__.e�'-.. ��.. _ . ♦ � � c l _ . i ...�.-r_ . . .. �'ly�+..:. ... �, ,.: ..._ .� . .' �. �i�:.� +.�� � . ._� :r.:._� -_.. ._ �,' .-_,... .. .... '. . . . . -�..� . . �. ._ . . .... . . '� �.���"��+���C� RE�E'��� ���.����� : Santrach Residence 1 Q�� 3D Conceptual Illustration FEB � 7 � ����� � � � �.-� .���-�-.�T.s.-,�-�. � - =.�-� _:��__L-�.�-.�._��_:-� ,.._���.,�.9� ,�----u ---_,= 02�b �6-�, � � � CITti`OF OfftOfUO Copyright 2oi5 � Alexander Design Group Inc. � � PC Exhibit E PRACTICAL DIFFlCULTIES DOCUMENTATION FORM This farm 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 462.357, Subdivision 6(2) requires that practical difficulties be demonstrated in order for a variance to be granted. The difficulties must be unique to the property as variances run with the land and not the land owner. Personal and economic situations are not considered vaJid practica/di�culties. In order for an application to be heard by the Plan�ing Commission and City Council practipl difficulties having merit must be demonstrated. HOW DO I PROVE A PRACTtCAL DIFFICULTY? This form has 12 points outlining the basis City staff uses to determine if practical difficutties exist and how the variance will affect the surrounding community. To prove p�actical difficulties, address al! fhe relevan# 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 the twe/ve practicaJ difificulties criteria as they relate to the request, if they do not apply, w►rte N/A in the space provided: 1. "The property owner proposes to use the property in a reasonable manner not permitted by the Zoning C a ter.° k1 i� w � 3� n, rv�� �N�-��-t t ivc� �"1�,��K. 8 u j r5T' �t�s u N�', 2. "The plight of the landowner is due to~cirDcumstances unique to his property not created by the landowner." � ��� 1-�S� is.�� C�"' l,l�$V 1 ��,.. 3. "The varian v if gtanted,will not alter the sssential character of the locality." N �- G u`Y� t.'1�jE ��v . N co I� 4. Economic considerafion alone do n��tiiu�rac�Yical�7icciltie�s '�f aso�nab`le use fo thY e propert�e ists under the terms of the Zoning Chapter." 5. "Practical difficulties include, but are not limited to, inadequate access to direct sunlight for solar energy systems. Variances shaU 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 allowed under this Chapter for p�operty in the zone where the affected person's land is located." � Zt�ll.��. REC�IV�� Packet Last Updated: August 2015 ��D � � ��t�c p U LJ Page 16 � � 8 � �"� ������ 7. "The Board or Councii may permit as a variance the temporary use of a one-family dwelling as a two-family dwelling." + ,� )� rv / . 8. "The special conditions appiying to the structure or land in question are peculiar to such property or immediately adjoining prope ' tJ SUed. �� i l�`-T l� A�atNt►J�-� oF �L,.So �V��� �s��,�.-1-i�7 _ <�- , 9. "The conditions do not apply generatly to other land or structures in the district in which said land is ocated." �-�- -�, O 10. "The granting of the application is necessary for the preservation and enjoyment of a substantiaf property right of the applicant." ` N� � � S _ �pA-`�� A- s+�1�� !s �V�EY.�Eb 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 Co e." Olx..� 1�V0 I�l tZ ��� � 12. "The granting of such variance will not merely serve as a convenience to the applicant, but is necessary to aUeviate demonstrabte difficul ." �� �_� � � Tt� � � �t�t� 'T�-� N�er.xrt t p. Practical Difficultiss Statement Should you feel the practical di�culties cannot futly be described in the above criteria, describe the practical difficulties preventing compliance with Zoning Ordinance requirements in the following lines (attach additional sheets if necessary): �� �71�� RECEIVED Packet Last Updated: August 2015 fEH 1 7 203h Page 17 � � � � � �� flRONO , City of �rono PC Exhibit F ;,i �i0N0,.., Hardcover Calculation Worksheet , y � Property Address: �,=. �;,� I 7�G' ,���1 r'.!: %'��E ._ �- �' ,,,t., �S'.�',,._/T i�� ^��'.� , ,, �`• Pre�:ared by: ,� Date: (,'�• ; 1 '. r� ���� .,,�.m��,_,.� .. ���_ �_2r _/.�• ---=-� Storniwater �uality �verlay District Tier: (Circle one) �T 1.° Tier 2 Tier 3 Tier 4 Tier 5 Step �1:z;EXIS N HARDCOVER� In tl�e follc��,r,fing tabie ident'ify ail items of existing hardcover on the property, keyed by letter to Certificate of SUrvey (survey must accompany this farrn). Use as many lines as necessaiy to accurately depict existing hardcover status of tlie propeity. For Tier 1 properties, identify any features by letter which are split at the 75' setback line and calculate hardcover square footage separately for each portion. ���y t° Hardcover Item (Describe) Length x Width Total Surve � � S uare Feet I�xam le Gera o; ' 24'x 30' 720 S.F. '� '�`' ''`` i 5°,S S.F. : 6 �- �r �� u.���r- -� ��, � r� = S.F. C �c;t���r,v��. 23��F S.F. D �FT :�•i �.. ;G r �- w --��_�_ �,. - ��� S.F. j E •'" �''^ °�-� �'.�' S.F, � F I ��t.:� � ��-� .�� `� S.F. G C�u Lft'_ . .� �.��:.�.,� I �� S.F. H ��:r�. � �T f_f, ��. �- :.,,, - � —�.��` S.F. 1 r �.<,�C' <�''�. =:,� + s S.F. J �F t;�f. �r� -�- i �4` S.F. K �f����,� �- ( /� ;� S.F. � L ,Gts�,�:�,1 �,�,, g S.F. Ivi �:r i -- p..�.<<�.� ��: :� � -c. ,, 3 9�' S.F. ��— ��-I - —_ S.F. G S.F. P ' S.� �� S.F. P, � , S.F. S ---}------ - S.F. ; T i I�— S.F� � T S.F. I U i. S.F. ��'f � S.F. X S.F. Y ' S.F. ' Z ; I S.F. �'I� Total Exist� Hardcover _ _ �S'!��'�" S.F. ' I Excludable Hardcover (See City Code Se:c 78 1;G84);: _� I. ; r __ , „` � _ �_' � - -- . . . _ d �n' . ? ' S" �. . . . , : F- F .. . . .: .._ _ .�.._..__.�__��._c...�f-..__.�_.�.� a t� � — --- ---- .��.t� _5. _�. - S.F. I_.__._"'_._._._..'7"'._..,.�._._—,_.�_._'___.�_�—' __ ._.._r.._.._. _ .w _._-_.._��_,_'-...— �--------..__._..�� ------------- -- c - ---.-� _ •�.F. � u V �.F. _.--- -�-_____��. ._: ` --�_ ._— - --��—S.F�� �.�`'�Total Exciiidable Hardcover ^' ^� �� �""�"'�`� = -- — - Z�c> �.F. (3j_f�et Existin Hardcover SuLtract line 2}from line 1)�__]____ __ � 8 q�" S.F.�� - ---�--� � �4i 7otal Lct�,rea . ;��-,���y ��; � . _�..,..._.�.-------�--- _._ .�.__^_._�. �,�.,_.:...,.....�.. � Existin� Hardcover Percentage [ (3)_ (4) ] ;� � g; i! ------- -- -- ��. ..� (Propased Hardr.o� ���j� ���,;�-�,�;��; zoj� FEB 1 7 201� � � � � � CITY OF ORONO City of Orono �No Hardcover Calculation Worksheet Pro ert Address: �.� ,,�r S � P Y �.� �� ,�°`:�����:i�� � ,� , �g p�;� ��,�.�;�•:����P4 fi�ti f'��`�E3N0�'�` Prepared by: /—L� � Date: � . S�t��V��.}(.i. � � �+`s.. �� � ..'�`f�..�}�' �l.�"�`�� `"`'^•-=^.+a.. Stormwater Quality Overlay District Tier. (Circle one) �.Tier 1� Tier 2 Tier 3 Tier 4 Tier 5 �,�..�,.�,�,m��..,:._�..,,.._._ _�,_.. ._.., Step 2: ROPOSED HARDCOVER'� ��...._ __..x...�,�_ � ' In the following table, identify all items of proposed hardcover on the property, keyed by letter to Certifica�e of Survey (survey must accompany this form). Inciude all existing hardcover items that are intendad to remair�, as weli as all proposed hardcover items that will be added. Use as many lines as necessary to accurately depict proposed hardcover status of the property. For Tier 1 properties, identify any features oy letter which are split at the 75' setback line and calculate hardcover square footage se aratel for eacf� ortion. Key to Hardcover Item (Describe) Length x Width Total Surve (S uare Feet Exam le Gara e 24'x 30' 720 S.F. A r� � ,.. ;�`1' e �''i'==�s" t?�!'S: S.F. g •• , Q S.F. C :!✓ �s� < .' • . �QO S.F. D - �`� S.F. E :.�;•c-� �� � :.,,,,,., � r�,. ..,.,..,.,•: �.c" S.F. F �- � �r ,�,,. ,-,_J� E°,t�.t�' s�� . S.F. G �.�.✓ : �!`� •�^�,�,.f;='` .�"FT S.F. H f `� -i. .��.�.^°� --r. �'.� P t r• S.F. 1 � P' .t �;.,�.* �.,� � S.F. � S.F. K S.F. � S.F. M S.F. N S.F. p S.F. p S.F. Q S.F. R S.F. g S.F. T S.F. � S.F. �/ S.F. VV -- S.F. x S.F. y S.F. Z S.F. 1 Total Pro osed Hardcover ,�"� S.F. Excludable Hardcover See Cf Code Sec 78-1684 : C'B.v.,N-- f- ��.y- '��.. ,�� ,k"_ !f? S.F. S.F. S.F. ' S.F. S.F. 2 Total Excludable Hardcover �f?� S.F. 3 Net Pro osed Hardcover Subtract line 2 from line 1 �'C.�� S.F. 4 TotalLotArea 2'� J4 S.F. Proposed Hardcover Percentage [(3)=(4)] 2,�', 2�p % RECEIVED This is an information packet regarding Hardcover. Every effort has been made to insure the accuracy of fhe rnformation contarned h,erein;however,if any information is not consistent with provisions of the Ciry Code,the Code provrsions will prevail. FEB � 7 Z O�6 Page 9 of 9 CITY OF ORONO # 381 � .., r:._ , ��"":;� A � .��� ` �- . ,_ ..��CEI�E� � { u` } . ��L�+�-�3 s . " �'� ':,�� 1 � ZC�16 ,���- � � ,A �, :,��,��� � �L�1+OF OgtOi�O ���.. ,� �,�,,,� . ' :� + `. ..r J �� ��/7$�j�/� � . _ . ., . � . r 'j"�/J � K - �.���P�"�l•F � ' ' 4 .. � . . .. + ' � ... l�.�t.� �-.. � . , . � , . � � � � r �� � �I e�i� -..e� }�'y. '..,, - .��'-� . , `. � '., .., � . � f�./ .. �;. _ �. ,� � �"� m� ��� r. � .�. - �`-�' �. . . � � ,i. ; � t � ��;, �,�, ��E ����,��"��'� � PC Exhibit G n�� . ,`� `�� �� . . � � $r °��� �. .t . C ` y� , c 3 � , . , S� ...d 'g t•: .3? � r 'F[ct •�• oF: s �*� r:�� �°4:� . ,i;y . �� . . . '���' � _ - . ,�� a - t - � ` ��, � � �y a + � s . . � r��« � _-` . i � .y. � �� I � �.,� '�. ��'`�a ��� W �, �'��8 ;: . � \J1 `� �re t°�I,��1 •.'�°,a��.�,�r^ ��4 t��wt��.. . . ... . ` � �� �►, «,T,��.t�^ i'i� �' � � >� � s.� ' . '.� � . _ ` .• � '_.�,4 „�'�. /' J'', . , � 4 � f �.`y.. i . �,nt� �.} ,`f� ���. ,. y* µ� S ��`, .' ' .s�.,'.�� (� . A�• . .- �.flr t.: . . "�; .:.it� ,. � : R � e' � _a` ���F'� � � �� � £'. `*. ,}. '�.. fi � . . t a ... , w�E�h I� ,�i'fr ���g. s "_. �' , � �,'i : � ~ � 1:a' ,�,, s � � ��� � °. _ , �. - � , , :� ` � ,� � �, � . ;, _h�.. K.�,l. j�$'R t„ , f�� � . a ._� �'.,. 1 �j' ���. t.. .y • '�,_� �s ��. ���.� ��(,- �� • + . ro�:� � �� s�1 4 T .� '� +� .a "�:j � .. #� �A,�,. �' .. � - ��° i . >> � � L '� �., �;� '�'? ,'�: �, �"� � � _�,;� K� l �� �� � . �� �'� � xj +A�. �� , ¢ G. S�4.t� ��� � V $, � � ;. ! .�; . •._ri� - ' ��: � �^�. ' + . 'a: �,�- r sV� ,r . � '. �., � .t� ;4 4 � `��r: ` �7 .o 5� : -� `.� rt.' � . � � �,. . �S N � " f.. �. � .- '' � �� »� �, ,: ���� � �; , _�-�...f! fi; ,. p;� �. `,�r�, �,�`•� �. �,;.`,� ��.n^r. X r�,�:°� M4 . . ... ,�.,. 'k�' _ '.�r:. '+1��� '�^ � ' :;: : . .,: ,°'�s.�,':. � <�'. �t ' .,'����.:: F . � . �r '.�tl.'_ i � � �� � Y��� ti�� ` # R,�. '� � � v:,a�•x :. t' •^ ; �,�;� �"�`. > `,� + s� a T} � .• CB� .,�� ���i. . �t.'� � .x t=_(/ . �� ��. � �:i� : ,�� • '� 'r,n y�`"' F r y, •�-. �n t_, ��,A f �- �. ^+s u`i�" . ., . Y�. i�� ��� � .. � x � ���� �: ' �`���3.. t �,t��y�,��� ..P�4'%��, .. . .� � ,. � __�, r�;�"'�r�`� ..y��,a�a ¢A� �.' .i �. . . . .... � _ � �� ,., fi� J .. �s. � �t •'� 1 �/� . "c•�.`' �1�+� p: . rJ I � �� l"1 ;`t o X�.-x ���"�S'E 1. N + � ,� � ��' �' s' t; �'f ei � � �, i'' � `[� . "'� x O �` � �. � _ ����=t{ � ���� T �r� �� ., �'� . ,� �, t '� ����I Y�� �� ���� I � �. �� '� ` k , ' :�... �� �� : F�� � 7 2016 � , . �, # _ - ,` - �" �, , � cn���oRo�o � .. �r��.�� ,� � : � � � � .. . � � � 1• � � �' R .. . . �:�+ i ,, . .p �'�."' � � . .� ��a '�``��� ' ` �� _ �� `ars�t �!!"�.- 7� . ", z 4-R �9 ' 4 � f � � � , :�.: �� M.p` � � � _' . . '���� - E ,,� � , •�, � _ � , �. `, R # �.. � �'" � : . '�" wr. `+' a� 'h ..k-�" �,��'�f''?�• R �" � "'� � ..++�+""` ��� ,E� ' r a _ . �.,� �' y,.- ;. , .', � . � ' ' r� , R �.� � . � � - �,,., j M. .. .", � ; � �.� .,,,} . r �°�5.' t i+ ., /` � F �� � ��A�� . � y . � t ,� �� °� �t�; s�. 1��A� �s�.$ a .� � '���'° �� � �r' �'°� � �; a, O �/� � �'•'q�� �` ��� . '" t' t ," N \// �+'' q, `,�' ' � a!0'� ' �� �.� T� � ` ��� � � ��T� � �� � . , s �:► �. - --�� -��, '.� " A � � `r:` i,c'° t i�?� " °� A=��: , � a - Y .� m `�� '��` :�`�' ' ,�,: � �s ���.�� �"'"*' y ��„��� � t -'!; � ` �. +��. s,1 sa; x r� _ ��� . r r, �:�.� .: �� � ��� �.� � - � h. .x y � L � �.-z .. °� n.,Y � +�. {Y'a�� 1 a � ``\�tir'� ��♦ ^.►t. . :P.' • °''�'S' � ' ... � . .� •.� .. � � �� '� ^i` � ��: JJ'�.....���, _. �„� � � - : �A ' '1��j �p� r�y � i� a'Jry ` ... . {..- ; . �� j 3 ',. ,. . r�' ` ` ~'�1 ��� ". � . _. V � �..�,�~ �ay'r . � �- . . � a_� ���i � :. a�. V� .�„ � � tr i_. w - 't � ��'�..'�i 3 �f ' � %. . � ^ S � � " L.;y. � • £ ����� �'.��. "�+""'�<*a;"' .�'" f,. t'1,.�' f� � .�Y,� . �'} 4 ,y� Y� ,�t� '*`.: . '� .ic,R;�. s� . iY;, r er.�. � � � �. � , .. . . _... - ."t e .e�' .S���� � �.J� ,`f. y�';rEi .: ��^��. _ � ��� � � � R �:�. - � �'+ ' .G- C71' � r i - : -+!t ` '`��{ 1 �.�e �, `i::�� ��i'r' �-R � t.. *� .. e � ..-� ,� 1�5, �,"y l`�, t' � -t� r .zas }�•f`'• d € L� r � � �� .,;', ; Y�� * X, ���� .. ' O .� f .�. = «�� N �..a � ti ._ ,� � ��K _.. r-I .� � ; �..i �. _� ;� �a o - .� < _ _ �=��.- _ a;� _ 1700 Bohns Pt 2 _ . _ . � � �--� , _-��_�. ���- {� f" � � ��,4� : , � � . _ u� , t ;,����� , — .. v + � , �-. �, . ��"'�i'�, � ,.� ..' e�'-� � , r � .. a . -. �A . , , i " . . {�, i. � tl� �� ����� �� ,:� a� �� j � �� ���� � . �` . +ks�:ti+ a�-�'•e y�l..��,s+ � , . . .. � i ' � .. � '..4�..�.-p`:�'.,y� � e `�� I t I � :' 9� � � 1ea5+ �I�'.p#' � , . I+{( . . a.�. F 4.:- . � ' .��-q14,.,F„ ;„�'. i ° :p • �i a � '.� .. �u�t,�, 4+' ' �t b , r. -- t. , ai, l�l� Q �+ ..� �t J. , f� ���i�"'�Z �� . } � . . µ#.,� �� •�" � �.alt�� �i �„ � � Y�>���:�Tv.' J� t n t � ' ��j f�• _ ♦ I �� at ' e,,,�.. '�a ,f .�?. � tj��� . I � �fSl 'A.���. ��� . 3�i �'- .���"yt M rt'•r�, �� � � � �� � - ti �: �x _ �. .�, � 3 ��-� . ~ ��� . ' �. � 4 Y d 3 �.� � , aP.. � � � �. ( ',`' ,. .!i � . ■ yi �. �'� 1 � �+�. �. _. � � , r; ( � � .. �� . W 4 � _ �`^. . � � ' � . � - � ,� ,�� ,.�, . F ^E�� . , .; �,. �. � r !� i ..' , p,� t 'j €. > .:; � . . . � } „ . ; - ,. � .. #�,i ! � �- ,.. _ _A . 6 ;A� -� , '~ '� ,� : 4: �� �"�.. .. � f . . . - � .' Y . �!.�... . .�_.... .: . � } . � . ' ( ��M� , i � -� R. ~Y '\• ♦ .i� ; r'�r�1 �Y � , '�� � '�� �,` � =� � , r ..rt '*.. � t , p ,i t� ���„ ' f �.r»� 3 ��� �� i �. ,u �"�� � ,.�� � � � � �} �-•' �'y'��� � �' '� , _ �'... 1 +,r�s� *,� �� 2, , =r__ .. , �, J� t ` ; "",+ ' w- "zf i, � �'w ;�. . ; , , t '�'` 1 i �a.:°� :I t T �i �� 1 - ' �; .�"° �5 i `;i r s . � �' `� l � �, �i� _ r ..�.t.t�, t rtf� . �� e' "� . � iy - ,�i . . y.9'� . . ^ .. . , . . t a � 'h ^l . �.. �. y�R�, s . .. � ,i' �� F , . � �F�,#��'�� � ' 4«�� �-y�'. a r �.��ya11k.. ., �' j *"� ;ryF , � � "d � "�� *bi e�;'„� - � Y'"' � �}' � q x� n"���. ,. � ti ,�N� ,� .. � .1 9 . !�y, � '�4. ' ac�` t y ' �r , 1nr�..�� � , ,.�* �1i.. �,� .. ' . r�� +y.�, " . �.'wi �'�, ,'F � � t �_��� `;���''' } ,�, �h`��i.�:, w. �, 9� � � }� � . : _ ` r ' � y���- ��• - �� , ''. �� � � � � . � • . . '�� � � � `i � � g�� �h� t,,,� ' ' . �� ��`� =�" -` ' �'- � �� �;., t�; � . t,� � ,.;�,� s. �� ; a; � .a. 'l83��� � �y'a} � � e "' � � � �i��,� � r. �. � -.-R„r��" i,: �. ���.�� �" ��,� �'����; '�;"yi�ul .�.Y,'�[*F►i;` � -`'F� � t ♦ ` '� .!� .r �,�! a� �.�� :)jF..t : -�� � ��� �t � �., �'?� .. .. . : � � �- � �f '��. -y � '` .: t ��� �S`.A r , ..�. ,'► '.a''��►�Y+�;��..�`� I:;,,�+L R �.��� ����r ,,,✓,, :{��' � '' �� "``,..��"^�4 y � �6..�.�7�_ .� .. , . . ��l�,��'�:.i�' < ���'i t ,rw� �ta� t ����`'Y 5,.� rt.�;, w �::. t. ~ R's'�'�� .^` �" �''k�. k. -� . ' " � s , M'wS ,� 1� ,'�} , i ` �� �,",F i-f. '.� � a�g�a�F" �,��"� ` ` ^„�'.t h�, a ''s"�, ��'►r .} �,�� � p�, ����+{���.:i��r tF�l Pfk .�r�'1*�� �.��, 1 �� .r�! �a, ..�.'*��,N� ����a'� `T f��, it "e �_� .•a ,�v*^''Y� '� �.^i� ,..� �..Wf�..�r� .'�.� r L� � � . ��5.� � � '"''�`v 'ts;t��.�°~t/* '�i'�sti '�«���raa°� �' �`++�y, ';- � .e.� � g " ''�� �i.1. � - ! :a c `: ` ,,«�7g� ` ' �i � �= � . �--•�}t". E�. . � � '� a �i �k'c � ,m;�, 'i .,u§ ,.#:.�. a�.a'.i-.,Y,�''�,��+.E..:. '��� 4 �1 '� x. L . k,,.d.r'cr - �,......_ ��'.e. 1.'. R� , .l. ..�:�Y , 0.%;.. .w. .. ^r. .. . . . . , �_ . . r- . . r .'�'+, �t �. . . . . � � ,..�5.� ��Vy�Vq � ..� 0 oG C� � � < m 0411712015 1110812006 �~ O "� � � � ; + ( I .1 � + . ' , �' .-� a�,' �! r � ' ���`f � �j�4 .�e'�� r-��;. �\ + �','' �' yh ��� '4�' w ;y. r'�,n ��m�" � . ;�, , `'� �t?tt �. ;'��. �- � '. � . "o _ � � ',�.�.�: �.. �:�. _ � . � � , �r _� � �- � ' ':;.� � �F . r �:¢; ._• w�: � � I I � � � c ,. .�� �y�`�fi� }."� ':! ; 3' .� � :� �; �'"�� ^�; . � . � �`� '• •J � � "f ' .1 _ . . � ' . • , • _ ' s. , z z„� , . h\� ��� .��� � , � r^��.� ��.� �� T �, - ,> . . . .�' I� Ir _� • . j:�,�r��, `�'� .. . . i„�;�, ..., ' � ��,� , �.�:,;,; �„ F�ie��� , '�� . Y f� . ' � � Y�^.t� : . . .. .... �-, . .?j � 32' '�.- . 1 �$ �+'�� s�y.\ � Y7��� ; ��"#n.�..: .'' ' �" � M�1=� � t� � .t N '� � , �'��+"-�-� r-,�� � - �1, �, ^ . � ��n i :f , K"� .,_-, "'�._ . L� ' f. � , ... .`,�.. �1 'r +•'.� , •..�J � �. ` :+� ., , r—��"` dix:: ,y,.:.. �� ' /� .. . �` �ie � �� � r 4--� � Irpr � � �^�' �, w.,.* � �� � . ,, , ����, , . �..�. �,T ,�. S ��''�' _vi ' 'y ' •�� ''.''' \iY ��; �`�r,:p "�. �� -;./`'� ; ,� �•. , ,'� ��� ,. ' . p+ ���� � �'"'�,�, � `��..,r - �,p �---.i��; �f � r / �:,�� �� � �. �� �+.. „�,:, '� --�� �-�.� . �.�i ^Sp,�. r: � � a : r , . . . �� :'� ' �� � :'�. ���� 't��, !� ;...�t. "' � "�, . 5'6. , � �: . �,;� � �. . . ,� y a� � 4,' �'F. y�.. � �,,� Jr.., ,�� j �•' �� l � ��° a�, , l�.vr,..�._ . 't �� � s�-- I � R��iE�� FEB 17 2016 04/17/2015 � 3 8 i l} C�tt o�ato�o `R_�-�, p, Hennepin County Locate & Notify Map PCExhibitH � Provided B Resident and Real Estate Services De artment :.', Y� P Date: 9/21/2015 m 08-117-23-44 09-117-23-33 (24� re) 17-117-23-11 "' ��r ��� 16-117-23-22 ���� (41 l� 19) (2) �� C�1 l� (2) � 1 -117-23-11 16- 17-7�-22 ,,, � , 17-117-23-11 16-117-23-22 Buffer Size: 150 feet o so �20 240 ft Map Comments: I i i i I i i i I 1700 BOHNS POINT ROAD ORONO For more information contact: MN 55391 RECEII/E� Hennepin County GIS Division 16-117-23-22-0003 300 6th Street South ep q Minneapolis, MN 55487 FC�7 ! 7 ���� gis.info@hennepin.us CITY OF OROPIO � 3 8 � � Use Avery�Tempiate 5160� � �pa � � �nd along line� � � � j Pe expose Pop-up Edge j � A���5960 , . • 1 38 16-]17-23 22 0002 SCOTT&ANGELA ROSS PC Exhibit I 1640 BOHNS POIN"T RD WAYZATA MN 55391 38 16-117-23 22 0003 PETER A SANTRACH MEUSSA A KREIMER SANTRACH 6 BENT TREE LA NORTH OAKS MN 55127 38 16-]17-23 22 0p04 SCOTT M HONOUR JAMIE A HONOUR ]725 BOHNS POfNT RD WAYZATA MN 55391 38 16-117-23 22 0006 SCOTT M HONOUR JAMIE ANN PARSLEY-HONOUR 1725 BOHIJS POINT RD WAYZATA MN 55391 � I RECEIVED FEB 1 7 ?n1� �' � 8 � � CITY OF ORONO �tlquetbe5 feCiles�pele� ; � Repliez 81a hachure afin de� '' lJtilisez le gabarit AVERIf�5160� ' �"5 de rtv�ler le rebord Po u **�j �W e�ry�m � j chargement P- P 1-800-GO-AVERY ! PC Exhibit J ADJACENT PROPERTIf OVYNERS'r4C��EDGEMF_NT FORM � �'�e� �-�°f�y o�_��� �O,f�"S ,D t' n� [���S)l [pr�srt a�ess�" have reviewe�d �e for tf�e proposed impnoverr�t or prq�d use of tt+e property located at ,�d�e��+4 ��referred w as t.and use Apptic�t�on iVo. - 8� . ! (we) ur�derstand that in execu�r� fittis adcttawled�ment, E (we) am (a�e) nQt 8siced to dedane spproval or d�xova! +o� Uie proper#y t� trs� but rn�ely to �rm fo�tlae City Cr,�.�ru� tha# f {�nre) am (ane) aware of itte improverr�ent piar�s and that tt►e Pcop�d nei9�'8 P��'���es Caunc�approval. f Property{h+vner Dats ff you have any ir'�famati�that may assist tl�e City in the�eview of t#►�l.and Use ARPi�n,pFease st�rr'�t yatr Comrt�ents to the St�ding 8�Zaning O�e at least 10 days pria to the sc�edukd rr3ea�dete, �.....�......�.�,�.«.*., ....,,,M�..,, �t?JACENT PROPERTY OWNERS'A . FO�kM �t,�> ��� c�� � � .� 5� ��ti.�s �� [w��a)} [�t ad�s� � t,�� ���a s��� � e� � ���,t o� �o�a � c� t� �r �ea � !`t 6n a i�.s F3-- aiso�red�as t.�a use A�pliqtion No. �c.� -3 8 i� i {we) ucx�and thai M e�cecx�ing this ac�cnowle�dgerr+ent, I (vve) am (sne) c�o2 asked �o �e �rovat o� d�sapprova! af the pr�operty or use but m�+�y to cor�f�m f+w the City Counc,il 'that I (we} �n {are) a�re M tt� improvement piar�s and the praopcased rtei�s pro�t or t�ss requinas Cotar�appmval. 3/, 2 j � � �� � ����m��������������� � A�Ffcatior�,Please subrnit your ov�t�n��a the Sui�ittig�Zoning�at leasi 14 deYs prior to the s+��ad rr�ing dffie. Aa�cee L.aar upd�tso: Auanr 2oTs Pa�e t S - Angela and Scot Ross 154Q Bohns Point Road Orono, MN 55391 March 12,2016 Melanie Curtis,City Pianner Ptanning and Zoning Department 2750 Kelley Parkway Orono, MN 55356 Re: Variance Request for 17i�?�t�ns Pc�int Roac! We have reviewed the plans that Melissa and Peter Santrach ha�e submitted for their new home at 170Q Bohns Point Road.We approve af their request fior the necessary variances to compiete the project as described. Sincerely, � lamie and Scott Honour 1725 Bohns Point Road Orono, MN 55391 March 1�2015 Meianie Curtis,City Planner Planning and Zoning Department 2�50 Kef ley Parkway Orono, MN 55356 Re: Variance Request for 1700 Bohns Point Raad We have rev�ewed the plans that Melissa anti Peter Santrach have submitted for their new home at 17fl0 Bohns Point Road.INe apprave of their request for the necessary variances to complete the project as described. Sincerely, Item 7 ��r VO To: Chair Leskinen and Planning Commission Members Jessica Loftus, City Administrator y� �' G t�xf S H00.� From: Jeremy Barnhart, Community Development Director Date: March 21, 2016 Subject: #15-3784, City of Orono, Text Amendment: Lighting Text Amendment: Lighting as a nuisance Public Hearing Application Summary: The proposed ordinance would establish lighting standards for properties throughout the community, in order to prevent light intrusion into adjacent property, onto streets, and to promote the dark sky, a key characteristic of the community. A second ordinance establishes lighting levels over certain parameters as a nuisance. Staff Recommendation: Planning Department Staff recommends approval of the two ordinances as drafted. list of Exhibits ExhibitA. Draft Ordinance Chapter 78 Exhibit B. Draft Ordinance Chapter 70 Exhibit C. Examples of light levels Exhibit D. Ordinances of neighboring cities' Background The Planning Commission has discussed an ordinance intended to address lighting, its impact on neighboring properties, and the protection of the Dark Skies over the past several months, including Planning Commission public hearings in September 21, October 19,and November 16, 2015 and on January 19, and February 16, 2016, a workshop listening session on February 3�d and a workshop on March 2"d The issue of lighting standards, in particular those that promote a "dark skies" characteristic, was the second highest ranking issue for discussion by the Planning Commission and City Council in November. The proposed ordinance is intended to address the following concerns: The current lighting regulations do not adequately provide guidance and direction for property owners to light their property. The existing regulations do not clearly provide an enforceable standard for obtrusive lighting. Lastly,the current lighting standards do not adequately preserve the night sky, a characteristic desired by the City of Orono. FILE#15-3784 March 21,2016 � Page 2 of 3 Li�htin�Ordinance. Below is a brief synopsis of the proposed ordinance: The Ordinance as drafted applies to every lot in the city. It establishes maximum amount of light permitted within Commercial/Industrial zones (100,000 lumens per acre) (Line 36). For outdoor display(Line 56), staff recommends a modification from the originally proposed Nit based criteria to a requirement that the light be adjusted automatically. Staffs recommended text is inserted. The original text follows: �3) Outdoor Dvnamic Displav. The luminance for any outdoor dvnamic disnlav shall not exceed 5000 Nits durin�aylight hours or 150 Nits at all other times. Brightness must be measured from the brightest element of the si�n's face. The applicant shall rp ovide documentation from the sign manufacturer that the light intensitv has been factorv pre-set so that it will not exceed the luminance levels for dav and ni�ht. Recall Nit is the measure of luminance. Staff suggests a departure from the Nit based criteria is because it requires the purchase and maintenance of specialized, expensive equipment. This entire section is new text. The ordinance establishes light beam control (Line 66), which was a concern to the Commission as the visible light source is often more obtrusive than the brightness of the bulb. Light trespass is addressed on line 99, and establishes maximum intrusion into zones, based on their zone (residential, commercial/ industrial). These standards are lower than the standards established by the nuisance ordinance because there should be a distinction between merely not meeting a performance standard and being a defined nuisance. Light hours is discussed starting on line 107, and provides for security lighting at 25%of the normal total light output during a specified time. The standards for luminaires are established in line 126, and require full cutoff fixtures (the light bulb or diode is completely encased in a shroud or shield such that all of the light is directed downward, below horizon level). The section also discusses installed height (Line 142). 20 feet is generally the height of a 2 story building, not including the roof. The lower the light fixture,the more light fixtures will be required to light a large area, like a parking lot. Line 145 introduces prohibited lights, including neon lights. It should be noted that we are regulating method,while the result is what prompts the concern. For example, Holiday gas stations often use neon like light banding around their signs and their buildings. If these bands were LED, would the effect be more acceptable? Also prohibited is lighting above 3300 Kelvin. A chart outlining lighting in Kelvin is attached as Exhibit C. The ordinance also outlines(Line 159) exempt lighting, including holiday lighting. Holiday lighting is not defined. Line 172 outlines the approval process for Commercial/Industrial. These requirements will be incorporated into the site plan review process. There is no formal approval process for residential. , FILE#15-3784 March 21,2016 Page 3 of 3 Section 2 of the Ordinance, starting at Line 198 introduces new definitions to better implement the code. Nuisance ordinance. The ordinance amendment as proposed is a zoning ordinance change. As such, any existing fixtures that are made non-conforming by the new ordinance are permitted to continue, so long as they are not abandoned for a period longer that 6 months. This will not address the concerns of nuisance lighting. A draft ordinance establishing certain lighting as a nuisance is proposed. While that ordinance is not a land use regulation and the Planning Commission is not required to provide comment, Commission comments may be beneficial to the Council. The standards established as a nuisance are higher than those proposed as a general performance standard, as suggested by the Planning Commission. Enforcement of nuisance violation is through criminal prosecution. The table below notes observed and measured lighting levels at various wattages and distances. 60w clear 60w 150w Excel Distance from bulb,clear frosted 75w Wattage flood energy source enclosure enclosure unknown light street light @5 feet 0.34 @10 feet 1.73 0.9 12.5 0.46 @15 feet 0.4 0.2 0.34 @20 feet 0.22 0.6 @25 feet 0.22 3.3 @30 feet 0.12 0.13 @45 feet 0.75 @50 feet 0.07 0.03-0.06 @65 feet 0.15 Planning Staff analysis These proposed ordinances address two goals of the city: establish minimum standards for the lighting of property throughout the city, and establish a nuisance level for lighting. The proposed ordinance is much more robust that those of the Cities of Wayzata and Minnetonka. Plymouth has adopted a more comprehensive ordinance. All are attached as Exhibit D. (It should be noted that often, regulations expands throughout a code, and all references were not provided. For example, the brightness of signs in Minnetonka is regulated in their sign ordinance.) Planning Staff recommendation Staff recommends approval of ordinances as drafted. . PC Exhibit A (3-21-16) 1 2 ORDINANCE NO. _, THIRD SERIES 3 4 5 CITY OF ORONO 6 HENNEPIN COUNTY, MINNESOTA 7 8 AN ORDINANCE AMENDING THE ORONO MUNICIPAL CODE 9 BY AMENDING SECTION 78-1573 REGARDING LIGHTING 10 AND SECTION 78-1 DEFINITIONS 11 12 13 THE CITY COUNCIL OF ORONO ORDAINS: 14 15 SECTION 1. Section 78-1573 of the City of Orono Municipal Code is hereby amended to 16 read: 17 Sec. 78-1573. -r''�N� ^� '���*. Lighting and Illumination 18 19 20 . 2� .,a .,,,�,i;,. �t..00.� 22 23 (a) Purpose. The safetv and welfare of pedestrians cvclists and motorists depend unon the 24 reduction of glare on city streets. Further the Citv recoQnizes the ni�ht sky is a natural resource 25 and that excessive and indiscriminate lightin i�mpacts the rural character aesthetic value and the 26 unique Qualitv of life enjoved bv Orono residents. Therefore the Citv has determined that clear 27 consistent standards are beneficial to residents and business owners to achieve these oals 28 29 (b) Applicabilitv. All new luminaires shall conform to the reg�ulations of this section 30 31 (c) Illumination Standards 32 �11 Gross Emission o Li�ht. Commercial and Industrial Zones 33 The total li�ht output from all luminaires used for outdoor li�htin on any lot zoned 34 commercial or industrial zone except for street li htin�open sales lots li�h�g installations 35 for non-internallv illuminated si�na�e not exceedin� 8001umens and outdoor li htin� 36 playing fields on public propertv shall not exceed 100 OOO lumens ner acre Lighting 37 installations located under canopies shall only contribute fiftv percent(50%�toward this 38 limit. For the purpose of this ordinance the lamp lumen output is defined as the initial lumen 39 ratin�declared bv the lamp manufacturer which consist of the lumen ratin�of a lam ap t the 40 end of 100 hours of operation. 41 42 a. Exemptions. Li htin�for outdoor athletic fields, courts or tracks and open sales 43 lots shall be exempt from the lumen per acre limits. 44 45 (21 Light Intensitv and Uni ormity 46 a. Commercial and Industrial Lightin Z� Page 1 of 7 47 Durin�permitted hours of operation, outdoor lightin og n an z�g lot in a 48 commercial or industrial li�hting zone shall meet the following requirements for 49 light level as measured in the plane of the illuminated surface: 50 1. Motor Fuel Station�umping areas shall be required to meet a minimum 51 standard of 10 footcandles and not exceed a maximum of 30 footcandles. 52 53 2. Drive-in and drive-throu h canopies shall not exceed a maximum of 15 54 footcandles. 55 56 57 (3) Outdoor Dmamic Displavs and Signs shall 58 a. be equipped with automatic dimming technolo�v to automaticallv ad�ust the sign's 59 illumination level based on ambient li�ht conditions. 60 b. No si�n mav be of such intensitv or brilliance as to impair the vision of a motor 61 vehicle driver with average evesight or to otherwise interfere with the driver's 62 operation of a motor vehicle. 63 c. No sign mav be of such intensitv or brilliance that it interferes with the 64 effectiveness of an official traffic sign, device or si i� 65 66 (4)LiQht Direction & Control. 67 a. Residential, Commercial, and Industrial Lighting Zones. Anv luminaire which is 68 used for uplightin o�v zonine lot in a residential, commercial,or industrial 69 lighting zone shall have the necessarv shieldin� or beam-angle control and shall be 70 aimed to substantially confine the directed li�ht to the object intendin to be 71 illuminated. Upli htin�shall only be permitted for landscape li�hting, architectural 72 li�hting, fla�lightin ,� and li hting of�round-mounted signs that are not internally 73 illuminated. Uplightin�applications shall meet the followin�quirements: 74 Upli�htin� Maximum Maximum Li�ht Output Application Inclination Landscape, Fla� 1100 Lumenst @ 45°. Li�htin� 60° 800 lumens'i"i'@60° Architectural, Si�n 45° 1100 Lumenst Li�htin� — 75 76 The tradition of lowerin��s at sunset is encourag;ed to avoid the need for fla� 77 li�htin�. Ground-mounted,non-internallv-illuminated si ns onl�j' Tvpical 75W 78 incandescent bulb or SOW low-volta eg halo�en landscape bulb. �'j'Tvt�ical 60W 79 incandescent bulb or 35W low-volta eg, halogen landscape bulb. 80 81 b. Residential Ligh, ting Zones. Any luminaire with a li h�t output exceeding 1100 82 � lumens which is used for outdoor lightin o�n anv residential zone shall have the 83 necessary shieldin�or beam-angle control or shall be aimed so that the direction of 84 all directly emitted light is at or below horizontaL If a motion-activated sensor that 85 illuminates the luminaire for no more than 5 minutes upon activation is used, 86 however, said luminaire mav have a li ng t output of up to 22001umens. 87 Anv luminaire with a li h�t output exceedin�22001umens which is used far outdoor 88 lighting on anv zoning lot in a residential li�g zone shall have the necessarv Page 2 of 7 89 shieldin�or beam-angle control or shall be aimed so that the light source is not 90 visible alon�an�property line, as viewed at a height of 60 inches above rg ade 91 92 c. Commercial or Industrial Lightin�Zones. Except as otherwise stated herein any 93 luminaire on anv commercial or industrial zone which emits light directed at a 94 buildin ,�sign, advertisin�(billboard), or other outdoor feature shall be located at or 95 above the top of said object and aimed and controlled so that the direction of all 96 emitted li�ht is at or below horizontal and the directed light is substantiallv confined 97 to the object intending to be illuminated. 98 99 (d) LiQht Trespass. Except for street li�htin�, li�ht emitted from outdoor li htin on anv zonin�lot shall 100 not cause the li�ht level alon�anv propertv line, as measured at a height of 60 inches above grade in a 101 plane at any an�le of inclination, to exceed the following limits: 102 Impacted Zonin� Maximum Li�ht Lot Level Residential 0.1 footcandles Commercial/ 0.5 footcandles Industrial 103 104 Anv propertv used for�overnmental,recreational and public purposes shall not exceed 0.1 footcandles at 105 allproperty lines. 106 107 (e)Permitted Hours For Outdoor Lighting 108 Commercial and Industrial Li�htin�Zones. Except for street lighting outdoor lighting(includin� 109 but not limited to,parkin�lot, area, architectural, landscape etc.) on anv zoning lot in a 110 commercial or industrial li�hting zone is permitted to be li�hted between one-half hour before 111 sunset and 10:00 p.m. or 1 hour after the close of business based on normal hours of operation of 112 the business, whichever is later. Thereafter, for safety and securitv purposes security li htin�is 113 permissible at a total li h� t output not greater than 25%of the total li ht output from all outdoor 114 li�htin�located on the zoning lot durin�permitted outdoor li�g hours. Durin s� ecuritv 115 li�h�g hours no luminaire mav exceed its light output exhibited durin�permitted outdoor 116 liehtin hg ours• 117 118 Pro�ertv Used for Governmental&Public Purposes. Anv zonin�lot in anv zonin�district used 119 far�overnmental or public purposes except for street li htin� shall complv with the,_permitted 120 hours and securitv li htin�limitations for commercial lightin�zones. In addition outdoor 121 lightin�of the plaving field of an or�anized sportin�event that is in progress at the close of 122 permitted outdoor lighting hours shall be allowed to remain illuminated until 30 minutes after the 123 conclusion of the event. No outdoor li�htin o�f thepla�g field far anv sport or recreational 124 pumose shall be initiated after 10:00 p.m. 125 126 �� Luminaire Standards 127 (1)Full-Cuto Requirement 128 a. Commercial and Industrial Ligh�in�Zones Except for upli h�t�in�applications 129 permitted within this ordinance, anv luminaire used for outdoor li�htin�in a commercial 130 or industrial li�g zone shall be a full-cutoff luminaire and shall be installed in the 131 p�er orientation to achieve full-cutoff performance with respect to a horizontal plane 132 Page 3 of 7 133 b. Street Li��y luminaire used for street li�hting shall be a full-cutoff luminaire 134 and shall be installed in the proper orientation to achieve full-cutoff performance with 135 respect to a horizontal plane at intersections onl� 136 137 (2)Installed Hei�ht 138 The installed hei�ht of anv luminaire used for outdoor lightin on an z�onin�lot exce�t 139 for street li�hting, shall not exceed the followin lg imits: 140 141 Zoning Lot Maximum Installed Hei�ht 142 Residential Li hting Zone 20 ft 143 Commercial/Industrial Li�htin�Zone 25 ft 144 145 (�) Prohibited Outdoor Lighting. The following outdoor li�g applications areprohibited in all 146 zonin�districts: 147 1. The use of laser light source: 148 2. The use of flashing, blinkin�, scrolling, or rotatin��hts and any illumination that 149 changes intensit� 150 3. The use of upward directed lightin ,�pt as otherwise permitted herein• 151 4. Architectural li�htin�of an�portion of a building or structure with a polished or l�ass 152 exterior surface that uses upli�hting� 153 5. The use of searchlights; 154 6. The use of neon light to accent buildings or architectural features: 155 7. The use of light sources above 3300 degree Kelvin for new li hting installations• 156 except for plaving fields, open sales lots; and 157 8. Any luminaire creatin��lare that is deemed by the Citv to create a hazard or nuisance. 158 159 (h) Exempt Ouadoor Lighting. The followin�outdoar li�in�applications are exempt from all 160 requirements of this ordinance: 161 1.Underwater li��used for the illumination of swimmin�pools and fountains• 162 2. Li�htin�required b cv ountv, state, or federal law; 163 3. Temporary li�htin�used for holidav decoration; 164 4. Decorative vard li htin�characterized bv a flame source; 165 5.Portable li�h��temporarily used for maintenance or repair that is not deemed bv the 166 Citv to create a hazard or nuisance: 167 6. Emer e�ncv lightin u� s,, ed b�police, firefi� ,�mergency management or medical 168 personnel at their discretion as long as the emer�ency exists; 169 7. Li hting approved bv the Citv for temporary special events; and 170 8. Temporarv lightin�reQuired for road construction or other public improvements. 171 172 (i) A�proval. 173 A. Li htin�proposed for Commercial. Institutional, or Industrial Uses shall be illustrated on a 174 plan and submitted in accordance with Division 4, Site Plan. 175 Li�htin�plans may include: 176 1. A site plan complete with all structures,parking spaces, buildingentrances traffic areas 177 (both vehicular and pedestrian), vegetation that mi�ht interfere with lig�htin� and all 178 adjacent uses. The site plan shall show, bv location, and identifv each existin�and 179 proposed luminaire and shall specifv its installed hei h�t,pole foundation details, and 180 mounting methods; 181 2. Iso-footcandle plots for individual ligh�g installations, or 10' x 10' illuminance -��id 182 plots for multi-fixture li�htin�installations, which demonstrate compliance with all 183 �plicable rec�uirements set forth within this Ordinance. The plots shall indicate the Page4of7 184 location of each existin�and proposed luminaire,the installed height of said luminaires 185 and the overall light levels in foot candles on the entire zonin�lot and at the property 186 lines; 187 3. A summarv table identi in�the maximum and minimum light levels for all parking 188 areas, entrvwavs, signs, and walkwavs. 189 4. A description of each luminaire identified in the site plan includin�the manufacturer 190 model number, a photo raph ar catalog cut photometric data verifyin�anv compliance 191 requirements snecified within this ordinance, li ht�output in Initial Lumens shielding or 192 �lare reduction devices, lamp tvue, and on/off control devices. 193 194 (i) Nonconformitv. Any existin�luminaire or lighting installation used for outdoor lightin in anv zonin� 195 district that does not presentiv comply with the reauirements of this Ordinance will be considered a non- 196 conformin�use• 197 198 SECTION 2. Section 78-1 Definitions of the City of Orono Municipal Code is hereby 199 amended, added the following: 200 201 Abandonment means discontinuance in the usage of a liQhtin�installation or portion thereof with no 202 intention to resume the usage of such lighting. A li�ting installation or portion thereof that has not been 203 o�erated for a period of 180 days or lon�er, shall be considered to be abandoned. 204 205 Architectural LightinQ means Outdoor li�hting directed at buildin�s facades structures monuments and 206 other architectural features. 207 208 Canopv means a roofed structure that is open on at least three sides and tvpicallv provides nrotection from 209 the sun or weather that is associated with the sale of commercial �oods or services. 210 211 Directionallv Shielded means a luminaire which uses shieldin� lenses or other means to nrovide a 212 distinct focused beam of emitted li� 213 214 Footcandle means a unit of ineasure of luminous flux. 215 216 Full Cut offluminaire means a luminaire havin�a light distribution(excludin�not more than 0 5% 217 incidental upli�ht from poles, mountin�brackets, and other supporting structuresl as determined by 218 photometric test and certified by the manufacturer, such that no light is emitted at or above an an l�of 219 90° above nadir in anv direction and the luminous flux emitted in the band between 80° and 90° above 220 nadir in all directions is no more than 10%of the total luminous flux for the luminaire. 221 222 Glare means a visual disturbance produced bv a distinct light source within the visual field that is 223 sufficiently brighter than the level to which the eves are adapted. 224 225 HID LiQhtinQ means a high-intensitv dischar e famil��htin�that includes hi�pressure sodium 226 fluorescent, mercurv vavor, and metal halide t,y�e bulbs. 227 228 Illuminance means the amount of luminous flux fallin�onto a unit of surface area correlatin to the 229 perception of brightness bv the human eve Illuminance is typically measured in lumens per square foot 230 {footcandles) or lumens per square meter(luxZ 231 232 Installed Hei�ht means the hei�ht above �rade of the lowest point on an installed luminaire. 233 Page 5 of 7 234 Kelvin means a unit increment of temnerature and is used as a color temperature scale of a li ng t bulb 235 �svmbol "K"), 236 237 Lamp means the source of li ng t being emitted from a luminaire, such as a bulb. 238 239 Landscape Li�htinQ means outdoor li�htin�directed at trees, shrubs,plants, flower beds fountains 240 gardens, and other natural or landscaped features. 241 242 LiQht means electromagnetic radiation within a range of wavelengths sufficient for visual perception by 243 the normal unaided human eve. 244 � 245 LiQht Level means the illuminance as measured in accordance with the practices contained in the IESNA 246 Lighting Handbook,Eight Edition. 247 248 Li�htinQ Installation means an arrangement of one or more luminaires includin anv mounting hardware 249 brackets, and supportin�structures. 250 251 Lumen: A unit of ineasure of luminous flux. For the purposes of this ordinance, "lumens"denotes initial 252 lumens for HID li hting applications. 253 254 Luminaire means an individual li hting assemblv including the lamp and any housings reflectors lo�bes 255 lenses, shields or other components designed to block or distribute light. For the_purposes of this 256 ordinance, an internally illuminated sign is not considered a luminaire. 257 258 Luminance means a measure of the bri�htness of a surface which is emittin��ht. The unit of 259 measurement most commonly used is candelas per square meter, often referred to as nits in the USA(1 260 nit= 1 cd/m2). The nocturnal appearance and environmental effect of objects such as internallv lit signs 261 mav be analvzed both by total li ng t output(lumens) and bv their surface bri�htness (nits). 262 263 Luminance Meter means: A svecial instrument that directiv measures luminance. 264 � 265 Luminous Flux means the power emitted from a source of electromagnetic radiation such as a light bulb 266 in the form of visible li�ht. Luminous flux is measured in lumens (or lux and is t icall�pecified by 267 the manufacturer for a�iven lamp or luminaire. Typical luminous flux values for incandescent bulbs are 268 100W: 15501umens, 75W: 1080 lumens. 60W: 7801umens, and 40W: 4501umens. 269 270 Motion-Activated Sensor means a sensor which causes a luminaire to become illuminated automaticallv 271 upon the presence of motion or infrared radiation or a combination thereof within its field of view. 272 273 Motor Fuel Stations means anv buildin�or premises used for dispensin�or offering for sale automotive 274 fluids or oils,havin�pumps and under�round storage tanks; also, where batterv.tire, and other similar 275 services are rendered, but onlv if rendered wholly within a building. 276 277 Motor Fuel pumping Area means the drivable surface of an automobile service station, in the immediate 278 vicinity of a fuel pump, where vehicles are parked during fueling 279 280 Nadir means the direction pointin directly downward from the li�ht source of the luminaire that 281 ori�inates from a horizontal plane at the lowest point on the luminaire. 282 283 Neon Li�ht means bri h�tiv colored li h�t�enerated b�usin�electric current to excite a a�s or gas mixture 284 (includin�neon, ar�on, helium, or other ases tvnically contained in a tube which can be bent into Page6of7 285 various forms for use as decoration or signs. For thepurposes of this ordinance fluorescent tubes are not 286 considered neon li� 287 288 Nits are a unit of ineasure of luminance(see luminance). 289 290 Or�anized Spor-tin�Event means a prearran�ed sports or recreational event involving at least one �rou� 291 or team with a published roster and schedule. 292 293 Outdoor Li,�htinQ means li�ht�enerated from an indoor or outdoor source that provides illumination to a 294 surface,buildin�, siQn, structure, device, or other outdoor feature which is visible to an observer located 295 outdoors. For the purnoses of this ordinance,the li�ht source inside an internallv illuminated sign is not 296 considered outdoor li�ghtin� 297 298 Plavin�Field means an onen outdoor field or court used for playin�sports such as baseball/softball 299 soccer, football,lacrosse,tennis, skate park, vollevball, and basketball. 300 301 Public ParkinQ Area means a drivable surface intended for use b �� eg neral public for parkin�of 302 motorized vehicles. 303 304 SearchliQht means a lighting installation designe�proiect a high-intensity beam of approximatelv 305 parallel ravs of li�ht that is tvpicallv used to sweep the skv for promotional purposes. 306 307 Street Lightin�means one or more luminaires or light installations designed to illuminate a public 308 roadwav or intersection. 309 310 Upli�htinQ means lightin�applications which direct light above a horizontal plane. 311 312 SECTION 3. EFFECTIVE DATE:This ordinance shall take effect immediately upon its passage 313 and publication. 314 ADOPTED this_th day of , 2016 on a vote of_ayes and_nays 315 by the City Council of Orono,Minnesota. 316 317 ATTEST: 318 319 320 321 322 Diane Tiegs, City Clerk Lili Tod McMillan, Mayor 323 324 325 326 Ordinance published in The Laker and The Pioneer newspapers the week of , 2016. 327 Page7of7 PC Exhibit B 3-21-16 ORDINANCE NO._, THIRD SERIES CITY OF ORONO HENNEPIN COUNTY, MINNESOTA AN ORDINANCE AMENDING THE ORONO MUNICIPAL CODE BY AMENDING SECTION 70-4 REGARDING NUISANCE LIGHTING THE CITY COUNCIL OF ORONO ORDAINS: SECTION 1. Section 70-4 Public Nuisance of the City of Orono Municipal Code is hereby amended by adding the following text" (a) It is unlawful for any person to maintain a public nuisance by his act or failure to perform a legal duty. For purposes of this section, a public nuisance shall be defined as any of the following: (1) Maintaining or permitting a condition which unreasonably annoys, injures or endangers the safety, health, morals, comfort or repose of any considerable number of members of the public, including, but not limited to: a. Li�htin�where the light source can be viewed at the property line and which casts light on adiacent residential propertv that exceed one (1) foot candles (meter readin� as measured at a hei�ht of 60 inches above existing ground level at the propertv line. (2) Interfering with, obstructing or rendering dangerous for passage any street, public right-of-way or waters used by the public; or a. Lighting that is aimed or directed to create glare within an st� (3) Any other act or omission declared by law to be a public nuisance. (b) It is unlawful for any person to permit real property under his control to be used to maintain a public nuisance, or let the property to another knowing it is to be so used. SECTION 2. EFFECTIVE DATE: This ordinance shall take effect immediately upon its passage and publication. ADOPTED this day of , 2016 on a vote of_ayes and_ nays by the City Council of Orono, Minnesota. ATTEST: Page 1 of 2 Diane Tiegs, City Clerk Lili Tod McMillan, Mayor Ordinance published in The Laker and The Pioneer newspapers the week of , 2016. Page 2 of 2 PC Exhibit C Temperature Source Light Leveis t.700 K M�tatch flame,low pressure sodium lamps(LPS/SOX) oucdoor FC LUX ���e��Suniignt 1�.J00 �ec.coo 1.850 K Candle flame,sunseVsunrise usl Da�F� n � OC� '0.0�6 c ��.� 2.400 K Standard Incandescent lamps Overeast Da:: 10� � 000 3us1' '0 'GO 2.550 K Soft White Incandescent lamps Twilight i 'o 2,700 K "Soft White"compact fluorescent and LED lamps �eeo 7�,•ringht 0.; 1 *"uti P.ioo^ �.�1 G.1 3.000 K Warm White compact fluorescent and LED lamps Gtuarter>.^oon �.00? o o± 3 200 K Studio lamps,photoflaods,etc. t�'oan�ess N�ght 0.0�0� G�C� Overcast N�gM D�0��1 Q4001 3 350 K Studio°'CP"light tndoor FC !UX 410d-4,S50K Wlooniight�' btanufacFurngAsssm�Pylme Roug" 2C Z�0 5 0�K Hanzon daylight Fi^e 10a 1�GD Tubular fluorescent lamps or ve,r Fi�ae 30� 3 000 5 000 K �etai�Siores 5G 5G0 cool V.�hiteldaylighi cornpact fluorescent lamps{CFL) 3anks Lobb;� 20 2CD 5,500-6 000 K VeRical daylight,electronic flash Te:�e�s �Q °�00 6,2Q0 K Xenun sticR-arc lamp��' Hasp:tals ORe�ating Room 1.80� 18.0�0 6,500 K Daylight,overcast •�t!�ces 6,500-9.5�K LCD or CRT screen Genera! 30 3GD AcCOUnting 50 `•CO 15.000-27 000 K Clear biue poteward sky These temperatures are merery charactenstic; Av�rage Parking Lot=1 foot-candle or 10 lux considerabEe variation may be present. Figure 2:Light Levels: Figure 1:Light Temperature � CHAPTER 3: ZONII�IG REGULATIONS City of Minnetonka (1 page) Print PC Exhibit D Minnetonka Code of Ordinances 2. Performance Standards Regulating Eatcrior Lighting. a) Exterior lighting shall be designed and arranged to linrit direct illumination and glare upon or into any contiguous parcel. Reflected glare oz spill light shall not exceed five-tenths footcandles as measured on the property line when abutting any residential parcei and one footcandle on any abutting commercial or industrial paxcel. Street lights installed in public right-of-way sha11 be excepted from these standazds. b) Mitigative measures sha11 be employed to Iim.it glare and spill light to protect neighboring parcels and to maintain traffic safety�n public roads. These measures sha11 include lenses, shields, louvers,prismatic control devices and limitatians on the height and type of fixtures. The city may also limit the hours of operation af outdoor lighting if it is de�med necessary to reduce unpacts on the surrounding neighborhood. c) No flickering or flashing lights shall be permitted. d) Direct, ofF site views of the light source shall not be permitted except for globe and ornamental light fixtures approved in conjunction with a site and building plan. Globe and omamental fixtures shall only be approved when the developer can demonstrate that off-site impacts stemming from direct views of the bulb are mitigated by the fixture design or location or both. e} The city may require subnussion of a light distribution plan if deemed necessary to ensure compliance with the intent of this ordinance. (Axnended by Qrd. 2012-20, adopted Dec. 3,2012; amended by Ord. 2412-07. adopted June 25, 2012) http://library.amlegal.comlalpscripts/get-canten�aspx 3/17/201 b C ity of Wayzata (1 page} ' 1. Wall,awning or projecting signs(for storefront buildings at the street line) 2. Free-standing,gmund or monument signs(for buildings with front yards} 3. Roof signs if located on pitched-roof buildings,below the peak of the roof 801.09.19: PARKING LOT AND BUILDING LIGHTING 8Q1.09.19.1 All Districts A. Parking lot lighting shall be designed in such a way as to be in scale with its surroundings,and reduce glaze. B. Cutoff fixtures shall be located below the mature height of trees located in parking!at islands so as to minirnize ambient glow and li.ght pollution. C. Pedestrian-scaIe lighting,not exceeding thirteen{13}feet in height,shall be located on walkways and adjacent to store entrances. All sidewalk lighting must be projected downwards. City light standard shall be followed for all pubiic streets. D. Light posts shall be of a dark color. E. Lighting fixttiues shall be compatible with the arclutecture of the building. F. Lights attached to buildings sha11 be screened by the building's architectural features to eliminate glare to adjacent properties. All fa�ade tighting must be projected downwards. G. All lighting fiartures sha11 comply with City Code Section 8U1.16.6 as it relates to glare. 801.09.28: DESIGN REVIEW PROCESS 801.09.20.1 Presentation Requirements A. In addition to the other requirement of the Zoning Ordinance,applicants seeking design approval under the Standards shall provide the following design information to the City with an application: 1. Colored Illustrative Site Plan of the proposed project. 2. Illustrated Landscape Plan of the proposed project{this can be incorporated into the Site Plan). All images shall depict Iandscaping at five years' growth. 3. Samples of all exterior materials used in connection with the project including {but not limited to): a. Brick mortar color b. Glass samples c. Window frame color d. Primary Opaque Surfaces and Accent Materials 4. Accurately colored and detailed three-dimensional computer images from a program like Google Sketch Up (or similar program) from at least two vantage points that clearly show all aspects of the projeot. For sma11 prajects where the design changes mainly focus on a street fapade,the computer irnages may be waived. 9-14 City of Plymouth (7 pages) PLYMOUTH ZONING ORDINANCE 21105.05. TRAFFIC SIGHT VISIBILITY: Except as may be approved by the Zonin.g Administrator, and except for a governmental agency for the purpose of screening, na wall, fence, struc�ure, tree, shrub, vegetation or other obstruction shall be placed on or extend into any yard or right-of-way area so as to pase a danger to traf�c by obscuring the view of approaching vehicular traffic or pedestrians from any street or driveway. Visibility from any street or driveway shall be unobstructed above a height of three feet, measured from where both street or driveway center lines intersect within a triangulaz area described as beginning at the intersecdon of the projected curb line of two intersecting streets or drives, thence 30 feet along one curb line, thence diagonally to a point 30 feet from the point of beginziing along the other curb line. The exception to this requirement shall be where there is a tree,planting or landscape arrangement within such area that will not create a tatal obstniction wider than three feet. These reqeiirements shall not apply to conditions that legally exist prior to the effective date of this Chapter unless the Zoning Administrator determines that such conditions constitute a safety hazard. (Amended by Ord. No 2002-32, 11/2b/02) 21105.06. EXTERIOR LIGHTING: Exterior lighting shall cocnply with the following standards: Subd. 1. Purpose and Scope. The purpose of this Section is to establish exterior lighting requirements that will 1) pernut reasonable uses of lightiung for night-time safety, utility, security, productivity, enjoyment and commerce, 2) minimize giare, obtrusive light and artificial sky glow by limiting outdaor lighting that is misdirected, excessive or unnecessary, 3) conserve energy and resources to the geatest extent possible and 4) help protect the natural environment from the damaging effects of night iighting from man-made sources. Subd.2. Use of Lighting Zones. (a) Using Table 1 as a guide, the City Council shall determine and maintain Lighting Zones within the boundaries of the City. {b) The lighting zones established hy thi� Ordinan.ce are hereby set forth on the Plymouth,Minnesota Lighting Zone Map; and said map is hereby made a part of this Ordinance; said map shall be known as the "Plymouth, Minnesota Lighting Zone Map". Said map and aIl notations, references, and data shown thereon aze hereby incorporated by reference into this Ordinance and shall be as much a part of it as if all were fully described herein. It shall be the responsibility of the Zoning Administrator to maintain said map, and aznendments thereto shaIl be recorded on said Lighting Zone Map with.in 30 days after official adoption of amendments. The official Lighting Zone Map sha11 be kept on file in the Ciry Hall. The Lighting Zone af a parcel or project shall determine the limitations for lighting as specified in this Section. 21145-3 PLYMOUTH ZONING ORDINANCE (c) Amendments to the Lighting Zones shall be processed according to the procedures esta.blished in Section 21010 of this Chapter. Table 1—Lighting Zone Ratings and Characteristics ��: :,.. ��w c ,�'� „ '';s f � ;. :r.�j�2 i ,ii_',� "t,l.`.�`�,- 2 . i LZO No ambient Natural areas (City-owned open space as lighting defined in the Plymouth Comprehensive Plan . LZ1 Low ambient Low and medium density residential areas, lighting {generally properties guided Living Area-1, Livin Area-2 Livin Area-3 . LZ2 Moderate High density residential areas (properties ambient lighting guided Living Area-4, Living Area-5), shogping and com.naercial districts (generally properties guided Commercial, City Center and Commercial �f�ice), industrial parks and districts (properties guided Planned Industrial), City pla�elds and major institutional uses and mi�ced use districts. LZ3 Moderately high By cond.itionaI use permit only. ambient li tin Subd.3. Applicability. (a) All outdoor lightit�g fixtures (lumiinaires) in Lighting Z�ne 2, and all outdoor lighting fixtures on non-residential pmperties in Lighting Zones U and 1 shall be instailed in conformance with the provisions of this Section and Section 21155 {Sign Regulations) as applicable as well as the latest rules, codes and regulations, including but not limited to OSHA, National Fire Codes of Fire Protection Association (NFPA), Minnesota State Building Code, and National Electrical Code. In addition, all Iuminaires shall be installed under appropriate permit and inspection. (b) Lighting on single- and two-family homes, manor homes, and tawnhouses is subject only to the regulations as outlined in Subd. 5 and in Subd. 7 {c) of this subsection. (c) Lighting in the public right-of-way is not regulated by this Section. However, it is recommended that all such lighting conform to the regulations in this Section. 211 a5-4 PLYMOUTH ZONING OR.DINANCE Subd.4. General Performance Standards: (a) Luminaire shielding and installation requirements. Luminaires within 300 feet of a residential pmperty line shall be equipped with side shielding(house side shielding), except that luminaires mounted at a height of 12 feet or lower shall be exempt from this requirement provided they meet IESNA UO rating. (b) Height Limits. {1) Pole rnounted lighting. Lighting mounted onto poles or any structures intended primarily for mounting of lighting shall not exceed a mounting heigl�t of 40 percent of the horizontal distance of the light pale fram the property line, nor a maximum height according to Table 2, whichever is lower. Height includes the base and the pole heights. Table 2—Magimum Lighting Mounting Height in Feet .---_--_ .�.�...�._. _- 6! � .. "a�i,j' r�^ ,�c„'��*M'��. '.F' �} � ,.rc ��„y'A.; - � •.7 ' .� t ��� � '�, � � � . � - . iL f ���'� C....1�5 i��.�:; I �;7 �.�� i��-, ' , . . 1 l �.4. 'i�?{u3�.? . � " , � � . ! F;';i '_ — , � j k � LZQ 25 feet 12 feet 4.5 feet�� � L.Z I 25 feet 18 feet 8 feet L.Z2 3 Q feet 18 feet 15 feet LZ3* 3 Q feet 18 feet 15 feet *By conditional use perniit anly. (2) Exceptions for pole heights. a. Mounting heights greater than 4Q percent of the horizonta! distance ta the property line but no greater than permitted by Tab1e 2 may be used provided that the luminaire has a BO rating if ideally oriented or a GU rating if not ideally oriented. b. • Lights specifically for driveways, and then only at tl�e intersection of the road pmviding access to the site, may be mounted at any distance relative to the property line, but may not exceed the mounting height listed in Table 2. c. Landscape lighting may be installed in a tree. (3) Lights mounted to buildings or structures. Lighting mounted onto buildings or other stxvctures shall not exceed a mounting height greater than four feet lugher than the tallest part of the building or structure at the place where the lighting is installed, nor higher than 40 percent of the horizontal distance of the light from the property line,whichever is less. 21105-5 PLYMOUTH ZONING URDINANCE (4) F�ceptions for building mounted lights. a. Lighting for facades may be mounted at any height equal to or less than the total height of the structuxe being illuminated regardless of horizontal distance to properiy line. b. For buildings less than 40 feet to the praperty line, including canopies or overhangs onto a sidewalk or public right of way, luminaires may be mounted to the vertical fagade or underside of canopies at lb feet or�ess. c. The top exterior d�ic of parking garages shall be treated as normal pole mounted lighdng rather than as lights mounted to buildings. The lights on the outside edges of such a deck must be side shielded to the property line. (c) Lighting Quality (1) All permanently installed lighting for high density residential developments and all non-residential lighting shalI have a minimum CRI of 70. (2} All permanently installed lighting for high density residential developments and aIl non-residetttial lighting shali have a CCT of no greater than 41(}OK. (d) Lighting qua.ntity and luminaire distribution. (1) Total site lumen limit: The total installed initial luminaire lumens vf all ouidoor lighting shall not exceed the total site lumen limit. The total site lumen limit shall be determined using either the Parking Space Method (Table 3) ar the Hardscape Area Method (Table 4). Only one method shall be used per application, and for sites with existing lighting, existiag lighting shall be included in �e calculation of total ini�ial installed luminaire lumens. The total installed initial luminaire lumens is calcuIated as the sum of the initial luminaire lumens for all luminaires. Table 3—Allowed Total Initial Luminaire Lumens Erer Site per Parking Space Method (May anly be applied ta properties with no more than 10 parking spaces, incIuding handicapped accessibte spaces) a-� �t��+' €���su.c.�";�;si �"��;�,C l _ �'-��.I',_,_ ��:� 1 " ;;* Allowance �50 490 630 .$40 lumens/s ace lumens/s ace lumens/s ace lumens/s ace *By conditional use permit only. 211Q5-6 PLYMOUTH ZONING ORDINANCE Table 4—Allowed Total Initial Luminaire Lumens per Site per Hardscape Area Method (May be used for any project) �'-'� -.ti��1�, -�'�i..:/n`.�},.�. � `t v. ' � `f,,f i' '.�r . �s� t: .5..'� Base allowance of lumens per square foot � � of hardsca el 0.5 1.25 2.5 5 Additional allowances for sales snd service facilities. No more than two additional allowances er site. Use it or lose it. Outdoor Sales Lots. This allowance is lumens per square foot of uncovered saies lots used exclusively for the display of 4 g 16 vehicIes or other znerchandise for sale, and 0 lumens/ lumens/ lumens/ may not include driveways,parking or other non-sales areas. To use this sf sf sf allowance, luminaires must be within 2 mountin hei ts of the sales Iot area. Oatdoor Sales Frontaga This allowance is for lineal feet of sales frontage immediately adjacent to the principle viewing location{s) and unobstructed for it� viewing length. A corner sales lot may 1,000 1,500 include two adjacent sides provided that a 0 Q lumens/ lumens/ different principal viewing location exists LF LF for each side. In order to use this allowance, luminaires must be located between the princ'spal viewing location and tt�e fron e outdoor sales azea. 2,000 4,000 $,400 Drive I7p R'indows.In order to use this lumens lumens lumens allowance, luminaires must be within 20 � per per per feet horizontal distance of the center of the drive- drive- drive- window. up up up window window window 4,000 8,000 1b,400 Vehicle Service Station. This allowanc�is p lumens lurnens lumens lumens per installed fuel pump. per per per um um um *By conditional use permit only. 1 When lighting intersections of site drives and puhlic streets or roads, a total of 600 square feet for ea.ch intersection may be added to the actual site hardscape azea to provide for intersection lighting. (2) Limits tv o�ff-site impacts: All luminaires shall be rated and installed according to Tables 5, 5 and 7. A luminaire may be used if it is rated for the iighting zone of the site or lower in number for all S,U and G 21105-7 PLYMOUTH ZONII�TG ORDINANCE ratings. Luminaires equipped with adjustable mounting devices permitting alteratian of luminaire aiming in the field shall not be pertnitted. Table 5—Maximum Allowable Backlight Ratings �- . 7�. .� .. , .� . -�wr��Eii1����4�� �5�. � . .�_��I,�.�, � ._. a • }.. .f . .,�a_: .rE�4.. -_ ,.:; � : ,,�.� .: � .�Y��: ��,w _ _, _ _ _ ._ _ �4 �, Greater than 2 naounting heights from B 1 B3 B4 BS ro e line or not ideall oriented 1 to less than 2 mounting heights from B1 B2 B3 B4 ro ert line and ideall oriented 0.5 to less than 1 mounting height from B� B 1 B2 B3 ro ert line and ideall oriented Less than 0.5 mounting height from g� BO BO B 1 ro e line az�d ideall oriented *By conditional use permit only. 1For property lines that abut public walkways, bikeways, plazas, and parking lots, the property line may be considered to be 5 feet beyond the actual property line for purpose of determining compliance with this table. For property lines that abut public roadways and public transit comdors, the property line may be considered to be the centerline of the public roadway or public corridor for the purpose of determining compliance with this table. NOTE: This adjustment is relative to Tables 5 and 7 only, and shall not be used to increase�e Hardscape Area of the site. Table 6—Maximum Allowable Uplight Ratings _ "���,}''�,"��i;�;�„� ^, -,� � -.� ,•;� Area ii tin � UO UO UO UO Ornamentallighting and luminaires not UO Ul U2 U3 t�sed for area li tin *By conditional use permit only. 21105-8 PLYM�UTH ZONIl�TG ORDINANCE Table 7—Mazimum Allowable Glare Ratings 1:.�a�ii�,Y f �1� '_;.F. �i1 ' !� !► - — ��.d Crreater than 2 mounting heights from � G1 G2 G3 ro rt line or ideall oriented 1 to less than 2 mounting heights from � GO G1 G1 ro ert line and not ideall oriented 0.5 to less than 1 mounting height from GO GO GO G1 ro ert line and not ideall orien#ed Less than 0.5 mounting heights from � �p Ga GO ro e line and not ideall oriented *By conditional use permit onIy. (3) Shielding for parking lot lighting: .Ali parking lot lighting shall have a UO rating, except that omamental parking lot lighting shall meet the requirements of Tables S, 6 and 7 without the need for external field- added modifications. {e) Required lighting controls. Lighting systems for non-residential properties shall be extinguished or reduced in lighting by at least 50 percent beginning at curfew and continuing until dawn or start of business, whichevsr is sooner. The reduction shall be determined as an overall avezage for a site. When possible,the lighting system should be turned off entirely. (1) Curfew. Curfew shall be as follows: LZO,the later of 8:Q0 PM or clase of busiz�ess LZ1,the later of 8:00 PM or close of business LZ2,the later of 10:00 PM or close of business LZ3,the later of midnight or close of business (by conditional use permit only} (2) Low voltage landscape lighting shalI be completely extinguished at the Curfew time stated above or one hour after the site is closed, whichevex is sooner. {3) Exceptions to curfew: a. When there is only one{conforming) luminaire for the site. b. Code required lighting for steps, stairs, walkways, and building entrances. c. When in the opinion of the City Council, reduced lighting levels at a given loeation wi11 cause unacceptable increased risk and design levels must be maintained. 211U5-9 PLYMOUTH ZONING ORDINANCE (fl Prohibited lighting. (1} Mercuty vapor lamps (2} Luminaires mounted to aim light only#oward a property line. (3) Luminaires mounted in a way so as to cause confusion or hazard to �affic or to conflict with traffic control signs or lights. (g) Following installation of any lighting on a site, the engineer or lighti.ng professional who prepared the lighting plan shall certify in writing that the location, type, mounting height, initial luminaire lumens, and photometric data inctuding BUG ratings a11 comply with the approved lighting plan. (h) Any new lighting installed after the effective date of this ordinance shall be in compliance with the requirements of this Section. Any lighting in e�cistence before the effective date of this ordinance thax does nat comply with the requirements sha11 be cnnsidezed legally non-conforming. However, if a property owner proposes to replace 50 percent or more of the existing exterior luminaires oz standards in any one year period, the luminaires or standards must be replaced in conforniance with this Chapter. (�lmended by Orc�No. 201 S-1 S, OS/26/1 S) Subd.5. Light Trespass Limitations. The illuminance levels provided in Table 8 shall be used for enforcement should concerns of obfizsive lighting or questions of compliance arise. This provision shall apply to all exterior lighting, and to interior lighting if the light source is visible of�site. The illwminance values provided in Table $ shall be measured at the lot line unless said lot line abuts a public street, in which case the illuminance values shall be measured at the centerline of su�h public street. Table 8—Light Trespass Limita�ions , -- . - �-'B�.�Yr�"�� �tCi�iiti � {�,��a� � �z_ �� + �i''t .. . � i� t �� - �S1 �� �•� 'i �l.�r�: �i Lt7 �. -�_.... �– _.— ��'r _�'�� !,� i,� � ,�„�-.- t - Te LZO 0.0 foot-candtes 0.0 foot-candles I,Z 1 0.1 foot-candles 0.1 foot-candles LZ2 0.3 foot-candles 0.1 foot�andIes LZ3 0.8 foot-candles 0.2 foot�andles Sabd.6. Exempt Lighting: The following luminaires and lighting systems are exempt from the provisions of this Section. 21105-10 PLYMOUTH ZONING ORDINANCE (a) Lighting required and regulated by the Federal Aviation Administration or other federal or state agency. (b) Situations where fire, police, rescue or repair personnel need light for temporaty emergencies or road repair work. (c) Temporary seasonal lighting provided that individual lamps are less than 10 watts and 701umens, (d) Temporary lighting for theatrical,television and performance areas. (e) Soffit or wall-mounted luminaires with less than 375 initial luminaire lumens and pertnanently attached to dwellings (including multi-family residence but excluding hotels or motals) at a height not to exceed 20 feet above the adjacent grade. {fl Lighting in swimming pools and other water features govemed by Article 680 of the National Electrical Code. (g) Code required exit signs. (h) Code required lighting far stairs and ramps. (i) Interior lighting, except as addressed by Section 21105.06, Subd. 5 of this Section. Sabd. 7. Special Purpose Lighting. {a) High inter�sity lighting. The following lighting systems are prohibited from being installed except by adnninistrative permit. (1) Aeriallasers. (2) Skytrackers. (3) Motion detection security lighting, except that such lighting for single- and two-family homes shall be permitted and shall be exempt from the requirement for an administrative permit. (b) Other special lighting. (1} Lighting systems not complying with the technical requirements of this Section but consist�nt with its intent may be installed for the foilowing applications upon issuance of a conditional use permit. Each request for a conditianal use permit shall be evaluated based upon the 21105-11 PLYMOUTH ZONING ORDINANCE standards and criteria set forth in Section 21015.42, Subd. 4 of this Chapter. (i) Outdoor athletic fields and recreation areas. (ii) Construction lighting. �112} National and State flag lighting with spotlights greater than 3,400 lumens in LZ2 and LZ3 and 2,000 lumens in LZO and LZ1. (iv} Floodlighting of buildings over two (2) stories high. (v) Public monuments, public buildings and religious institutions. {vi) Ornamental lighting in LZ4 and LZ1. (2) To obtain a conditional use permit, appl'zcants shall demonstrate that the proposed lighting installation: {a) is not within LZO or LZI, except for o�rnamentaI lighdng and necessary construction lighting. {b) Utilizes fully shielded luminaires and, if required, side shielded and internally shisided luminaires that are installed in a fashion that maintains the shielding characteristics unless certified in writing by a registered engineer or by a certified lighting professional that such shielding is impracticaI. Where fully shielded fixtures cann�t be utilized, acceptable luminaires shall include only those that are installed with maximum aiming angles of 65 degre�s above nadir. Said aiming angle shall be measured from nadir as defined by an independent testing agency using Type B photometry as defined by the IES. {c) Has received every reasonable effort to mitigate light trespass and light pollution, supported by a signed statement from a registered engineer or by a certified lighting professional describing the mitigation measures. (d} Complies with aIl the technical requirements of this Section after curfew, with the following exception: No illumination of athletic fields shall be permitted after 11:00 PM, except to conclude a scheduled event that was in progress before 11:00 PM and circumstances prevented concluding before 11:00 k'M. (c} Lighting for single and two family homes,manor homes, and townhauses. 21105-12 PLYMOUTH ZONIlIG OR.DINANCE (1) Ligfiting systems for single family homes in all Lighting Zones shall be in compliance with the Pre-Curfew Light Trespass Limitations at the lot line provided in Table 8 above. Lighting systems for two family homes, manor homes, and townhouses in all Lighting Zones may consider the Pre-Curfew Light Trespass Limitations at the subdivision boundary instead of the lot line. (2) Morion activated lighting systems for single family homes in all Lighting Zones shall not be activated by movement beyond the lot line, and motion activated lighting systems for two family homes, manor homes, and townhouses in all Lighting Zones shaII not be activated by movement beyond the subdivision boundary. (3) Lighting systems for s�ingle family homes, two family homes, manor barr�es, and townhouses in all Lighting Zones that provide lighring, or are intended to provide lighting, for recreational purposes (i.e., sport courts, hockey rinks, oz other similar features} shall direct lighting downward and inward from the perimeter lot baundaries, shall not exceed 15 feet in height, and shall be turned off between 10:00 PM and 7:Q0 AM. (Amended by Ord. Na. 2013-27, 10/22/�3) 21105.07. SMOKE: The emission of smoke by any use shall be in compliance with and regulated by the State of Minnesota PoIlution Con�rol Standards, Minnesota Regulation APC 7017. 2I1.05.08. DUST AND UTHER PARTICULATE MA,TTER: The emission of dust, fly ash or other particulate matter by any use shall be in compliance with and regulated by the State o�Minnesota Pollution Control Standards, Minnesota Regulatian APC 7011. 21105.09. AIR PQLLUTIQN: The emission of air pollution, inciuding potentially hazardous emissions, by any use shall be in compliance with and r�gulated by Minnesota Statutes 116, as anay be amended. 21105.10. NO�ISE: Noises emanating from any use shall be iz�compliance with and regulated by 2025 of the City Cocie. (Amended by Ord.Nv. 2000-06, 02/29/Od) 21105.11. OUTSIDE STORAGE/DISPLAY: Snbd. 1. General Provisions that apply to All Zoning Districts. 21105-13 . Item 8 �Ol Y� To: Chair Leskinen and Planning Commission Members Jessica Loftus, City Administrator �� �' G lqxFS H��� From: Jeremy Barnhart, Community Development Director Date: March 21, 2016 Subject: #16-3816, City of Orono, Text Amendment: Emergency access docks Public Hearing Application Summary: The proposed ordinance would define a county dock and allow for the issuance of the same. Staff Recommendation: Planning Department Staff recommends approval of the ordinance amendment as drafted. List of Exhibits ExhibitA. Draft Ordinance Background Hennepin County has approached the city with a proposal to install a dock attached to land within their right of way for the purpose of transporting citizens from Lake Minnetonka to waiting land based first responders and law enforcement. This dock would serve patrons of the east side of the lake, including the Big Island area. The Council was supportive of the proposal upon review during the Council work-session on January 25�'. An ordinance amendment must be narrowly written to ensure that the same standards could not be applied to other uses, ie unintended consequences. The proposed draft allows, as a permitted use, a county dock in the LR-lA zoning district. A county dock is also newly defined as a dock owned and operated by Hennepin County for the sole purpose of facilitating lake to gound transportation of patrons in emergency or law enforcement situations. This definition narrowly defines what a county dock is, including it must be owned and operated by Hennepin County, only for transportation, and no boat storage is permitted. Staff recommends adoption of the ordinance as drafted. PC Exhibit A March 21, 2016 ORDINANCE NO._, THIRD SERIES CITY OF ORONO HENNEPIN COUNTY, MINNESOTA AN ORDINANCE AMENDING THE ZONING ORDINANCE PERTAINING TO COUNTY DOCKS IN THE LR-lA ZONING DISTRICT THE CITY COUNCIL OF ORONO ORDAINS: SECTION 1. Section 78-1 Definitions is hereby amended to read as follows: Countv Dock means a dock owned and operated bv Hennepin County for the sole purpose of facilitatin�lake to �round transportation of patrons in emergency or law enforcement situations SECTION 2. Section 78-302 Permitted Uses (LR-lA) is hereby amended to add the following: Sec. 78-302.-Permitted uses. (7) County Dock, when: a. directly connected to Hennepin Countv Ri�ht of Wav. b. no overnight boat storage is permitted. c. no cano�v may be installed d. approved bv Lake Minnetonka Conservation District. SECTION 3. EFFECTIVE DATE: This ordinance shall take effect immediately upon its passage and publication. ADOPTED this day of , 2016 on a vote of_ayes and_nays by the City Council of Orono, Minnesota. ATTEST: Diane Tiegs, City Clerk Lili Tod McMillan, Mayor Ordinance published in The Laker and The Pioneer newspapers the week of , 2016. 1 Item 9 . ��=VO y� �` G tqxf5 H��� To: Chair Leskinen and Planning Commission Members Jessica Loftus, City Administrator From: Jeremy Barnhart, Community Development Director Date: March 21, 2016 Subject: #16-3817, City of Orono Text Amendment: define Existing Ground Level and Engineered Grade Public Hearing Application Summary: Ordinance amendment related to Existing ground level,and adding new definitions related to Grade Staff Recommendation: Planning Department Staff recommends tabling action on the ordinance, pending development of the % story definition, as they two may be related. list of Exhibits ExhibitA. DraftOrdinance Background "Existing grade" is an important term in the application of the zoning ordinance,as the height of buildings and structures (fences, support poles, etc.) are based on grade. Grade is used to determine if the lowest floor is a basement or a floor, impacting the 2 %story determination. In the attempt to issue building permits for homes before a new final grade has been established, as in newly platted property,or as part of a conditional use permit,the city uses an engineered grade. The draft ordinance amends the definition of Existing Ground Level. It also amends the definition of Basement and Building Height to consistently use Existing Ground Level, and adds new definitions Engineered Grade and Natural Grade, as these terms are used in the Ordinance. In addition to the definition changes, sections referencing grade are amended to reflect consistency. These sections in 78-1403, 78-1405, and 78-1685. Since these terms are closely related to the %story discussion, staff suggests tabling this amendment until the%2 story definition is reviewed, expected in April. PC Exhibit A March 21 2016 I 1 ORDINANCE NO._, THIRD SERIES 2 3 CITY OF ORONO 4 HENNEPIN COUNTY, MINNESOTA 5 6 AN ORDINANCE AMENDING THE ZONING ORDINANCE PERTAINING TO THE 7 DEFINITION OF EXISTING GROUND LEVEL 8 9 10 THE CITY COUNCIL OF ORONO ORDAINS: 11 12 SECTION 1. Section 78-1 Definitions is hereby amended to read as follows: 13 14 Basement means that portion of a building that is partly or completely below the Eexisting 15 Gground L�evel. A basement shall be considered as a story for purposes of determining the 16 number of stories in a building, when the finished surface of the floor above the basement is more 17 than six feet above the existing ground level for more than 50 percent of the basement's perimeter. 18 The perimeter of the basement does not include portions of the house or garage that do not have a 19 lower level but are merely "unexcavated". Artificially raising the grade adjacent to the foundation 20 of a structure (by filling or by a combination of filling and retaining walls) above the surrounding 21 natural terrain shall not be allowed as a method for converting a defined story to a defined 22 basement, regardless of any other benefits to the property of such action. Finished gade that I 23 increases more than one foot from Eexisting Gground L�evel shall be considered as artificially 24 raising the grade. However, artificially raising the grade when such action merely restores a I 25 previously excavated site to its original�Natural G�rade may used as a method for 26 converting a defined story to a defined basement. 27 28 Building height means the vertical distance between the highest Existing Ground Level�� 29 �1��or ten feet above the lowest ground level, whichever is lower, and the 30 top of the cornice of a flat roof, or the deck line of a mansard roof, or the uppermost point on a 31 round or other arch-type roof, or the median height of the highest gable of a pitched or hipped 32 roof. Topogaphic changes which elevate the adjoining gound level above the existing terrain 33 shall not be considered in determining building height. For a pitched or hipped roof situation, 34 regardless whether the highest living space in a building is a half-story or full story, if the highest 35 living space contains windows (excluding skylights) the upper measuring point for defining 36 building height shall be the median height of the top of the highest window and the highest peak of 37 the roof. 38 � 39 Existing G�round L�evel means the elevation of the grade at the base of an existing structure, 40 measured at points abutting the foundation wall, or the��g Natural Grade of a vacant lot or 41 the En�ineered Grade established bv an approved r��plan at the time of final�lattin�or 42 Conditional Use Permit. 43 44 En�ineered Grade means the elevation of the ground, or an�paving or sidewalk built upon it 45 which has been established on the basis of an engineered adin�and draina�e plan for the 46 property that has been reviewed and approved by the city for the propertX 47 48 Natural Grade means the elevation of the �round surface in its natural state, prior to excavation or 1 49 filling. �used for 78-1379 Alternative energ.�, stemsL 50 51 SECTION 2. Section 78-1403 Lot Coverage and Massing Standards is hereby amended 52 to read as follows: 53 Sec. 78- 1403. - Lot coverage and massing standards. 54 In all zoning districts other than the I—Industrial district, all lots that have a gross acreage of 55 less than two acres shall comply with the following inassing standards for structures: 56 (a)Maximum total footprints allowed. 57 (1) On lots equal to or greater than 10,000 square feet in area, the total combined 58 footprints of all principal and accessory structures shall not exceed 15 percent of the 59 gross lot area. 60 (2) On lots of less than 10,000 square feet in area, the total combined footprints of all 61 principal and accessory structures shall not exceed 1,500 square feet. 62 (b) Calculatio�� of massing. The following shall be included in the calculation of the total 63 combined footprints by structures: 64 I65 (1) All roofed structures more than six feet above g�e� Existin Ground Level. 66 67 (2) Tennis courts, patios, decks, and all similar open structures when partially or fully I68 enclosed by fences, railings or walls which extend more than six feet above-g� 69 �e�e�Existing Ground Level (if any portion of such structures extends more than six 70 feet above grade level, the entire structure shall count toward lot coverage). 71 72 SECTION 3. Section 78-1405 (a) (5.1)Nonencroachments is hereby amended to read as 73 follows: 74 75 (5.1) Retaining walls, subject to the following provisions: 76 a. Retaining walls may be located in all required yards when all of the following 77 conditions are inet: 78 1. The structure is located at least ten feet from the edge of the traveled roadway; 79 2. The structure is not located within a drainage, utility, or other easement, 80 except upon approval in writing for an encroachment agreement by the city; or 81 similar approval from another regulatory and/or utility agency; 82 3. The structure creates no impacts to drainage direction, rate or volume for 83 adjacent properties. 84 b. Retaining walls which do not exceed two feet in height above existing grade, which 85 are located within the property and at least five feet from any property line, and far 86 which the amount of imported fill associated with the structure does not exceed 20 87 cubic yards, do not require a building or land alteration pennit. � 88 c. Retaining walls exceeding two feet in height above Existing Ground Level�or 89 for which the amount of imported fill associated with the structure exceeds 20 cubic 90 yards or which are located less than five feet from a property line, shall require a land 2 91 alteration permit and upon recorrunendation of the building inspectar may require city 92 council review or a conditional use permit per the provisions of section 78-967. 93 d. Retaining walls exceeding the allowed height of a fence in a given required yard 94 shall be located so as to meet the required accessory structure setbacks established for 95 that yard. 96 97 SECTION 4. Section 78-1405 a(8) Nonencroachments is hereby amended to read as 98 follows: 99 100 Fence height. The ineasurement from the top of any part of the fence, including posts or other 101 structural supports, lattice, ornate top design elements, and so forth measured to the Existin� �02 Ground Level ����*�^R �-^�'�below the fence, as measured perpendicular to the slope(see 103 Drawing). Exception: Post finials extending above the top of the fence shall not be deemed as 104 part of the fence for height detennination purposes as long as they do not exceed ten inches in 105 width per finial and do not extend above the top of the fence by more than ten percent of the 106 allowed maximum fence height at that location. 107 Nonlakeshore lots. 108 1. Fences and walls within a required front yard or side street yard shall not 109 exceed a height of 42 inches above Existing Ground Level�ri�^r�' ^�-^�� 110 2. Fences and walls within a required rear or side yard shall not exceed a height 111 of six feet above Existing Ground Level ^^^;^^' �-r^a� 112 b. Lakeshore lots. ll 3 1. Fences within the required street (rear) yard or side street yard of a lakeshore 114 lot shall not exceed 42 inches above Existing Ground Level �_'���������. 115 Exception: A fence not exceeding six feet in height may be located along the 116 street lot line of a lake frontage lot which abuts a major thoroughfare. A major 117 thoroughfare for purposes of this section means any county road or state 118 highway. If such fence involves fill or berming, the total combined height of 119 both fence and fill sha11 not eXceed six feet above the height of the crown of the 120 major thoroughfare. 121 2. Fences within the required side yard of a lakeshore lot shall not exceed six feet 122 in height, and shall not exceed 42 inches in height for any portion located 123 lakeward of a line drawn between the most lakeward projection of the fence 124 owner's principal residence structure and the most lakeward projection of the 125 principal residence structure on the adjacent property abutting the side yard in 126 which the fence is located. 127 3. Fences shall not be constructed within the defined lakeshore yard of a 128 lakeshore lot, i.e., shall not be located within 75 feet of the shareline for general 129 developinent lakes, 100 feet for recreational lakes, or 150 feet for natural 130 enviromnent lakes. 131 4. When the building site of a lakeshore lot is separated froin the lakeshore by a 132 public or private road, the following definitions will apply far fence location 133 purposes subject to the provisions of section 78-1405(a)(8)a.2: When the yard on 134 the opposite side of the building site from the lake does not abut a street, such 135 yard shall be considered as a standard rear yard. The yard between the building 136 site and the street shall be considered as a standard front yard. 3 137 c. Special provisions. Split rail fences of no more than three rails within a required 138 front, street or side street yard may have a maximum top rail height of 48 inches 139 above Existing Ground Level ^ri�^�' �-�-�a� Board rail fences within a front, street 140 or side street yard for the specific purpose of enclosing permitted domestic animals 141 may have a top rail height of 60 inches and shall be no more than 50 percent opaque. 142 143 144 SECTION 5. Section 78-1685 Massing standards [within stormwater quality overlay 145 districtJ is hereby amended to read as follows: 146 147 (1)Non-industrial zoning districts. Except for parcels zoned industrial, alllots in the stormwater 148 quality overlay district that have a gross acreage of less than two acres shall comply with the 149 following massing standards for structures. 150 a. Maximum total footprints allowed. 151 1. On lots equal to or greater than 10,000 square feet in area, the total combined 152 footprints of all principal and accessory structures shall not exceed 15 percent of the 153 gross lot area. 154 2. On lots of less than 10,000 square feet in area, the total combined footprints of all 155 principal and accessory structures shall not exceed 1,500 square feet. 156 b. Calculation of massing. The following shall be included in the calculation of the total 157 combined footprints by structures: 58 1. All roofed structures more than six feet above Existing G�round�-Level g�e 59 �e�e�. 160 2. Tennis courts, patios, decks, and all similar open structures when partially or fully 161 enclosed by fences, railings or walls which extend more than six feet above Existin� �62 G�round L�evel g�e�(if any portion of such structures extends more than six 163 feet above grade level, the entire structure shall count toward lot coverage). 164 165 166 SECTION 6. EFFECTIVE DATE: This ordinance shall take effect immediately upon its 167 passage and publication. 168 ADOPTED this day of , 2016 on a vote of_ayes and_nays by the 169 City Council of Orono, Minnesota. 170 171 ATTEST: 172 173 174 175 176 Diane Tiegs, City Clerk Lili Tod McMillan, Mayor 177 178 179 Ordinance published in The Laker and The Pioneer newspapers the week of , 2016. 4