HomeMy WebLinkAbout#6775-variances-2017 ���p CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
y� G�. No. 6 7 7 5
`qkESH���
A RESOLUTION
APPROVING VARIANCES FROM
MUNICIPAL ZONING CODE
SECTION 78-1; 78-330; 78-1279; and 78-1700
FILE NO. 17-3940
WHEREAS, on April 19, 2017, Jason Peterson and Anelise Peterson, husband
and wife (hereinafter the "Applicants"), applied for variances from the City Code for the property
addressed 4105 Highwood Road and legally described as:
Lot 16, Highwood Lake Minnetonka, Hennepin County, Minnesota(hereinafter
the"Property");
WHEREAS, the Applicants have made application to the City of Oron,o for
variances to Orono Municipal Zoning Code Sections 78-1, Building Height and 78-330 to allow a
new home or addition to be connected to the existing detached garage resulting in a defined
height of 32 feet where 30 feet in defined height is the maximum permitted; and
WHEREAS, the Applicants have made application to the City of Orono for
variances to Orono Municipal Zoning Code Section 78-330 for lot area, lot width, and side yard
setback of 5 feet where a 10 foot setback is required for the new home addition and three tiered
decks on the Property which is substandard in area and width; and
WHEREAS, the Applicants have made application to the City of Orono for a
variance to Orono Municipal Zoning Code Section 78-1279 to permit the new home addition and
three tiered decks to encroach as much as 15 feet lakeward of the average lakeshore setback
line, according to the survey dated June 21, 2017; and
WHEREAS, the Applicants have made application to the City of Orono for a
variance to Orono Municipal Zoning Code Section 78-1700 to permit 28% hardcover where 25%
is the maximum permitted, which is less than the existing 34% hardcover on the property; and
WHEREAS, on May 15, 2017, after published and mailed notice in accordance with
Minnesota Statutes and the City Code, the Planning Commission held a public hearing, at which
time all persons desiring to be heard concerning this application were given the opportunity to
speak thereon; and
WHEREAS, on May 15, 2017, the Planning Commission recommended approval
of the variances; and
�
���p CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
y� G�' No. 6 7 T 5
tqkESH���
WHEREAS, on June 12, 2017, the City Council reviewed the application and the
recommendations of the Planning Commission and City staff and directed preparation of findings
for approval of the variance.; and
NOW,THEREFORE, BE IT RESOLVED that the City Council of Orono, Minnesota
hereby approves the requested revised variances as described above based on one or more of
the following findings of fact concerning the Property:
FINDINGS OF FACT:
1. This application was reviewed as Zoning File #17-3940. The analysis contained within
staff memos and the exhibits attached to the aforesaid memos, all minutes from the above
mentioned meetings, and any and all other materials distributed at these meetings are
hereby incorporated by reference.
2. The Property is located in the LR-1 B One Family Lakeshore Residential Zoning District.
3. The Property contains 8,377 square feet or 0.19 acres in area and has a defined lot width
of 51 feet at the ordinary high water level and 48' at the 75 foot setback.
4. The Property is within Tier 1 and hardcover is limited to 25% according to the Stormwater
Quality Overlay District.
5. Applicant has applied for the following:
a. Defined Height Variance.
b. Lot Area and Lot W�dth Variances.
c. Side Setback Variances.
d. Average Lakeshore Setback Variances.
e. Hardcover Variances.
6. In considering this application for variance, the Council has considered the advice and
recommendation of the Planning Commission and the effect of the proposed variance
upon the health, safety and welfare of the community, existing and anticipated tra�c
conditions, light and air, danger of fire, risk to the public safety, and the effect on values
of property in the surrounding area.
ANALYSIS:
1. "Variances shall only be permitted when they are in harmony with the general purposes
and intent of the ordinance . . . ." The proposed new home is residential in nature. Due to
the separation distance between the adjacent homes, there is adequate space for light,
2
���p CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
y�, � NO.
6775
L
l`,kES H���
air and open space befinreen the addition and the neighboring homes. The lake setback
of the proposed home is an improvement over the existing. The variances are in
harmony with the Ordinance.
2. "Variances shall only be permitted . . . when the variances are consistent with the
comprehensive plan." The lot width, lot area, and setback variances allowing
construction of a single family residence in a residential zone are consistent with the
Comprehensive Plan as well as the character of the neighborhood. The variance to
permit 28% hardcover which is a reduction from the existing site conditions is consistent
with the comprehensive plan's lake protection philosophy.
3. "Variances may be granted when the applicant for the variance establishes that there are
practical difficulties in complying with the zoning ordinance. `Practical difficulties,' as used in
connection with the granting of a variance, means that:
a. The property owner in quesfion proposes to use the property in a reasonab/e manner,
however, the proposed use is not permitted by the o�cial controls.
The request to permit construction of a new home with a tiered deck, on a
substandard lot within the 10 foot side setback and average lakeshore setback
appears to be reasonable as the adjacent properties do not appear to be adversely
impacted; the mature vegetation and topography separate the Property-from
adjacent neighbors. The height of the new portion of the home will be lower than
the existing garage to which it is being connected.
b. The plight of the landowner is due to circumstances unique to his property not created
by the landowner.
The height of the existing garage, the slope, the shape and size of the Property
were not the result of actions by the Applicants. The nearest structures on the
neighboring properties are offset and set back sufficiently to allow for light, air, and
open space befinreen each of the homes.
c. The variance, if granted, will not alter the essential character of the locality."
The setbacks or defined height of the proposed new home will not alter the
character of the neighborhood. The setback of the proposed home and tiered
decks within the 10-foot side setback is consistent with the small setback nature
of the neighborhood. The proposed open post construction of the tiered decks will
permit drainage to be maintained. Stormwater drainage in this neighborhood is
challenging.
3
���p CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
y� ; No. 6 7 7 5
G
`AkE S H 0��
4. "Economic considerations alone do not constitute practical difficulties." Economic
considerations have not been a factor in the variance approval determination.
5. "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 Orono City Code Chapter
78."This condition is not applicable.
6. "The board or the council may not permit as a variance any use that is not permitted under
Orono City Code Chapter 78 for property in the zone where the affected person's land is
located." This condition is not applicable, as the use for a residence is an allowed use in
the LR-1 B District.
7. "The board or council may permit as a variance the temporary use of a one-family dwelling
as a finro-family dwelling."This condition is not applicable.
8. "The special conditions applying to the structure or land in question are peculiar to such
property or immediately adjoining property." The topography, lot area, lot width, and the
garage's proximity and orientation to the property line are special conditions unique to the
Property.
9. "The conditions do not apply generally to other land or structures in the district in which the
land is located." The topography, which drops off steadily as you move toward the lake,
the lot width narrowing from the lake toward the road, as well as the nonconforming
location of the garage on the lot make the Property unique.
10. "The granting of the application is necessary for the preservation and enjoyment of a
substantial property right of the applicant." Options for a conforming connection to the
existing garage are severely limited on the Property. The defined height variance, lot
width, lot area, hardcover, and setback variances for the house are necessary to
preserve the rights of the applicants.
11. "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 for the home will not adversely impact health, safety, comfort, or
morals; nor will it be contrary to the intent of the Code.
12. "The granting of such variance will not merely serve as a convenience to the applicant, but
is necessary to alleviate demonstrable difficulty."The lot width;the location, height, and size
of the existing garage to be connected to; as well as site topography, create practical
4
���p CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
y�, ; rro.
6775
G
`AkES H 04�
difficulties affecting the Property. The setback and defined height variances for the home
are necessary and will not merely serve as a convenience to the Applicants.
CONCLUSIONS. ORDER AND CONDITIONS:
Based upon one or more of the above findings, the Orono City Council hereby
grants the following:
• Variances to Orono Municipal Zoning Code Sections 78-1, Building Height and 78-330 to
allow a new home or addition to be connected to the existing detached garage resulting
in a defined height of 32 feet where 30 feet in defined height is the maximum permitted;
• Variances to Orono Municipal Zoning Code Section 78-330 for lot area, lot width, and side
yard setback of 5 feet where a 10 foot setback is required for the new home addition and
three tiered decks on the Property which is substandard in area and width;
• A variance to Orono Municipal Zoning Code Section 78-1279 to permit the new home
addition and three tiered decks to encroach as much as 15 feet lakeward of the average
lakeshore setback line, according to the survey dated June 21, 2017; and
• A variance to Orono Municipal Zoning Code Section 78-1700 to permit 28% hardcover
where 25% is the maximum permitted, which is less than the existing 34% hardcover on
the property to allow redevelopment of the Property; subject to the following conditions:
1. Council approval is based on the entire record, above Findings.
2. The approved project shall conform to the survey dated 06/21/17 by Travis Van Neste and
building plans submitted by the Applicants and annotated by City staff, attached to this
Resolution as Exhibits A 8� B.
a. The egress well shall be removed from the plans and the setback of 5.2 feet along
the west property line, including the fireplace chase, shall be maintained.
3. Any amendments to the plans which are not in conformity with City codes may require
further Planning Commission and City Council review.
4. Authorities granted by this resolution run with the Property not with the Applicants, but are
permissive only and must be exercised by obtaining a building permit for the new
construction and commencing construction of said project. A framing inspection must be
completed within one year of the date of Council approval, or the variance will expire on
that date (June 26, 2018).
5. Violation of or non-compliance with any of the terms and conditions of this resolution may
result in the termination of any authority granted herein.
5
�`��p CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
s� �; No. b 7 7 5
`qkESHO��
ADOPTED by the Orono City Council on this 26th day of June, 2017.
ATTEST: CITY OF ORONO:
� �
,
Anna Carlson, C�ty Clerk Dennis Walsh, Mayor
6
CERTIFICATE OF SURVEY
LEGAL DESCRIPTION: / � � � � � �
LOT 16, HIGHWOOD LAKE � � o� PREPARED FOR: C'
MINNEfONKA, HENNEPIN COUNTY, �s, � � Res No
MINNESOTA 0 / �N JASON PEfERSON •
� Q, p� -��L � Exhibit A
/ �1'� e�P �`� ° #17-3940
i o� 5y°������ � � ' ` � W���ER
o � �,. /
� / � rn+ '�"""� ./ / w� � � POWER POLE
`�st�a�a"�� 1 I 8° ��
� ,]��y,�E m ��y-q �-`��,�0� �� � �g 0 COMMUNICATIONS
C` f�.NSPaN 01, , °�i°o,�,°� t\� � PEDESTAL
��'�� � RE� �� � � Scol..� SANITARY SEWER
� /� � i f K �9 O 2O � MANHOLE
/
� pROP�5E0 � / I � � a` OVERHEAD UT1LIiY LINE
4� �/
DRIV�P 6
/ 18.0 4.0 �9� � � � � /
� �'� ��h � ! �
—9 z EXISTING � \ 6: i � CONCRETE SURFACE
3' ' GARAGE TON� o \ 1 � �i
-9°°J REMAIN � � �o / �
� GFE�964.3 ° �
ese ��p� � �N i / 1 � ,. ' BITUMINOUS SURFACE
9 � 7/f I �
4,og 3 Z � E�S w�' eap 0 p I (\\ � p(ISTINC CONTOUR
�SE # �
�9}' (TO REMAIN)
NO w ,cP s i�pR�P SED /9e0 /I/ OF4�• // (TO�BEGCHANGED)
O �?.'� NOU 05 '$\ \� � c�� "' f' PROPOSED CONTOUR
W `� #4� �1E a`a � / \ ._ �M�l
c0. RE < ��
� 9�p � �`�s ESRM�J�o � / s�0o��'� �PROPOSED SILT FENCE
no setback encroachment �'P��,."°s I � ;=
approved for egress well or 3: �'` �c�t'" ,-,� � a q�
fireplace chase ,_ °" /�, .z�q �� �N� i�% -�
A ��
;-� 0,��6 �� � \ /o ,
Sr� c �938�
E
\� SG�'� �` � NOVSf.OI /� !
`��pF /9n6 g /g�0.�I StN�R`cN'pJ lfl
// `�-Z 0� —_�_936i
OE�K �e � 1k
���� o< � � 93� W �
"I f0>S� / s �/ Cd ��9}4i
SF,t J � \ /.,' i / �!
� / O� O Of'//t� C+ // �4" N�
J � oPON v�o���;9-y�, �"�`O � P.�f,P2��'IN,NP
1'�'� a�P QEN / ,�� I� 6 'N�6 N��9 al
NOTES• �930 i��������L/ \a /9��i� /D�p��'N�g1
1) THIS SURVEY WAS PERFORMED WITHOUT THE 3e� %i '�
l� �� � /
BENEFlT OF A TITLE INSURANCE COMMfTAIENT. / � / � \ /�� �I /�
� 'r� \
2) P.I.D.: 07-117-23-44-0014 � ' � �� � /
�954� \ \ `I i� I I /���
3) PARCEL AREA: 8,377 SQUARE FEET (ABOVE � \ ,�,�� � I� �� ^
ORDINARY HIGH WATER LINE OF lAF(E MINNETONKA) Z.RaE �� — � � `, r`
i ,�\ r
_—eaz—— ��•p9 / � {'.
4) BEARING &4515 IS ASSUMED. N ,/',��yNE �" ��/ O \
/ / Sv�c�� �i /�` '`
5) DATE OF FIELAWORK: 4-18-2017 � � � '�/\ C�
� — � ��%�� \"
6) ELEVATION DATUM: NAVD 88, BY GPS � ��9�
/��
OBSERVATION \\ `}o.o $ / � �
7) DRNNTILE TO BE INSTALLED ALONG EAST AND ��� SA
WEST SIDES OF FOUNDATION — OUTLEf TO PROPOSED
RAIN GARDENS „x��� � CERTIFICATION :
HARDCOVER CALCULATIONS: ��
P ��x�'x � I hereby certify that this survey, plan, or report
PROPOSED DRIVEWAY 437 SQ. FT. P was prepared by me or under my direct
D(ISTING GAR4GE 618 SQ. FT. � supervision and that I am a duly Licensed Land
PROPOSED HOUSE 1076 SQ. FT. Surveyor under the laws of the state of
WOOD DECK 169 SQ. Ff. • Minnesota.
BOARDWALK 167 SQ. Ff. •
PUMPHOUSE 20 SQ. FT.
SICNED: � . .
'DECK AND BOARDWALK BOTH PROPOSED WITH 7rvvb W.Van Nest�, Minnewto Prof�aaional Surnyor 44109
GAPPED BOARDS (PERVIOUS) Miahigan Protasional Survsyor/�8695
JOB / 2017022 ISSUED: 4-18-2017
TOTAL: 2,487 SQ. Ff.
—100 SQ. FT. (PERVIOUS) ow�wtr er: Tw�m REV: 8-21-2017
SCALE: 1' e 20 FEEf
TOTAL 2,387 OR 28.5%
VAN NESTE SURVEYING
PROFESSIONAL SURVEYING SERVICES V S
85 WILDHURST ROAD EXCELSIOR, MN 55331
PHONE (952) 686-3055 TOLL—FREE FAX (866) 473-0120
WWW.VANNESTESURVEYING.COM SHEET 1 OF 1
� � � !W�
City of Orono
�on�o Hardcover Calculation Worksheet
y� `� Property Address: 4105 Highwood Rd Mound MN 55364
��KfSH�Q'� Prepared by: Date:
Travis Van NPstP-Si�rvP��r 6-21-2017
Stormwater Quality Overlay District Tier: (Circle oneh/'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 property, 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 within the 75' setback line and
calculate hardcover s uare foota e 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 18 x 15 ta er 8 feet W 437 S.F.
B Drivewa retainin wall Not within 75 feet 30 S.F.
C Gara e 618 S.F.
D 1x50 50 S.F.
E 120 S.F.
F ement too R r of Id house Remove 12x36 206.8 S.F.
G Cement Stoo /walkwa west side of old home 4x38.5 154 S.F.
H 10x20.3 S.F.
I 2x2-b -10 S.F.
J 24.5x38.6 970 S.F.
K Retainin wall west side of ro ert Over 75 foot setbac 1x65 65 S.F.
� 4. x37.5 169 S.F.
M New Home Foundation Add New 29x41 orners out S.F.
N House DeCk 5x22+8s ft trian le bum S.F.
O Lock Box 4x5 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 Pro osed Hardcover 25 7 S.F.
Excludable Hardcover(See Cit Code Sec 78-1684 :
1 x30 30 S.F.
Walkwa deckin 1/4 a art first 100 s ft exclusion X 100 S.F.
Existing retaining west wall (Over 75 feet) 1x 65 65 S.F.
S.F.
S.F.
2 Total Excludable Hardcover S.F.
3 Net Pro osed Hardcover Subtract line 2 from line 1 2342 S.F.
4 Total Lot Area S.F.
Proposed Hardcover Percentage [(3)_(4)] 28 %
Total Hardcover being removed: 1,748 Sqft
Total Hardcover being removed within the existing 75 foot set back 1,502
Variance Application—January 2017
Page 12
- - - - _ _ _ _ � � �
�W;
I z Res No
� Exhibit B
;� � � #17-3940
_
� -� , mB
� � ��
D
r
m !m
� �r
a
m ` � _ i
o ,' '� � _,
'�
�
O '� Q
x � ' �
x
�
- - - - - - - - - - - - ----- -� G�
D
I� �
i D
, z2'-o"t I m
�`�
�
0
b '�� �
,
� � � Q
� ; � �
; �
- - --- - - - �i._._ J.- - - - - �
:lr.F' .r .�,7'i�:.f:------:ti3 ,�:. ====::-�� 11�
:�� . �� � t=_Q� .. ._ � ��� � �: � D
-�`�,' -}��F`��'� . � 6=_• , - � A
v+ -Fr!�•- ,F�'r' � � f=�� ' I�� FI�=�� �
�
. . , `
. . .
. .. .,
O . .f':F',:• • h =7 = �
. . . i �
, ,.r, ,. I, 1 E
.. .M .F .. . � :." ' �=3� E�'�
. . . . a_
� '�.':�,':�.''�F:�.':�.': �' == i � � f - — ,
- . .,�',. ., . '� � � � i ' y: I � f�
.�.� � .�. . O .. � '_ .. � 1 =' 1 C�� ...� �
N � ==i i ' �. . � i' a• -.i
D .F r . O., . ._' � � :� . i � � I
r I� -. F, . �. __, 5 3 � �, �� _ J
m , � _� � q 3. ,'� � �; _ �
� �
C F � . = E
Cp � _� i y• i E _ — -
- h ' � ! =3 � �� � E
� ' � ' -- --_--f _ _ . _� ,
� � � � = 3 : ...�,_« �..�
u,, b� � . .� .�� m -� . _
�
,o ; � :���:}r,:: ; - � �0` s��] �
� F� } �:� �, �
C O � � '���'
z _���:�� :�.�_�.�. :�� :�� :,
�•'�-�';• �•`:��: �`;�`:��,:�';:; ..' .,o�-o"� I�
�:-.::...
A .�r,_•`;_•F;. .�i:,•�:_:: :�F:, .; : _ i
• ., . .
.
.. : - -• • �
, . , ,-' .
. . . :
.
� . . . . ..• _- - . - - ---_
30'-O" MAX(MUM
s ,"� ' 1' F -F � i'•i. .i:Y� 4 F . --J
O � � :4r• ;'`�_'�r• :'F.•',r• :'`r:'�r:.• :'hr�
o ,, rn - - -- - _ _ _._._ _._ _._._ _._._._ _ _ ._ __ _ _
Z y <
o ~ v
� 7 � t�
----------------------------.
�__,------.,__,------.�__�
--�f==� ' F"! ' E==i
� t=eo � ov=o � c==-
� � i-ci ii°:i ii=:?
v A ie__i ii:_i ii�e?
Ifil$ � e=ai � e==i � ic:!
(1 ie°Ei � i==° ' e==°
�� ' E==� � E_=� � ES=i
v� ' E_=� ' E==) � E==i
' 4==3 � 4:=d � E2=i
� t—e3 � c--o io==i
� ic°a ii_'_i � i=_i
�� ;0� ' �6'
;
� `i:',;:_'::i�
i ; , ,H 1
; �{
,
, , �.���
�0 �
�1 ; � {,���
I� 0 , ,�-, I
N N , � � ;
8 '
� � „ -�.� ,
w � ', ' ; � t��}[,
�
��
� �� 3 -- - ------ -- - -� . � u�
m m ; ;,��
m ,� ; � i � �, -i
« i � 65°! , ' ;���� �.,
� � � f°=) i
'� I �i f==j r:
iE,°59
� i E'==� '
� 6_53
O , E==�
� E==3
� � ' � E 9
, E _3 � u �1.1.
� E _9 , ,
•E s 9-0
� . i E o�il ;�
--N� +�?3� L �
Z � F —�8 i .�„
f��t:t. '
� ____. ._ � E�=�� �C�;-:
G� _ �
D r. � E :�E f ;, ;
A . H=_3n r, � i �
i re�a�-� .� { I
„ , F�.3 �I:
� � � F�=i � ,�. ' � '� '�.�_
� F�a9 . t,
I r~ If
�.E -) �
� E =3 r��Lj'i"t�(U ' "I
� f =1 a; �;�{i �'
� � E_39 i;l�:,{���,r�,
� I i F� _3 _ �1:
I I I��; ey
I I
� I I
I I
W �
�
� � '
� f �
I I
I I
I I �
n I I I
� 3 � 1 I �
'< m I I
p � 111 1 _. ._ _ _
�
� (� I� W I�D �
� v �O j�t �� i
O
m
i� i� �
�� �� -- - o _ _ _ _ " � � s "
i �
� , i
i i
i i
� � i
i � ,
i �
i i
i i
i i
i �
i i
i i
i i
i i
i �
� �' – — — r fut�
�-t�.��� ��CC#�,r.�-.
n ^+ r��
i I ������r S:i{;_('
� � 1 � ��� t�
R .,i•
� i{,.r{ � �-��,
� ,.
(n � ��, � �, 't- � �_+"
r.r
Z � � -�,�'- f� r�'�
� _ �_.-t,� j ��
1�, r �f-
� I �i f 1l' ,'{� � ��t '{,
� f I �' ,r•����
m � �t�
� � i { {. �i
� � i -r_-�_�_-.�
;m ��t.
� .
N � ; • ,.;
� � � i:,
m � ' ' �� t�fi, {Nt
� ��
°': rn �--- F.�� , _._�----,-� �� '!���[��{l`ir.
= � , �� 1��}y I�;-
a � , . ��-�L ,;
—f � �' , , ' �;�;�;
� - �-.
o � � � � _ ���'�.� , ,_.
i 0 0 : � ; � � �:�
z �, � . � ,, �_
e �, , : � � �� 1t ���
��� � :�� _
� ' �i_: , �': r{� f'�
��
m , � ,'; ` ' �r`,
r:: rr .
� � ��.� �,�.
,
, ; i
� ;— � � � ,���
� ,i i..
..... _ � �
� _ � -ij:"
, I" � � �� . �'`�
� -O ii�:i � is_i
A ; � i°=i � i_=i
' c==3 � f=3i
� ) ' f=_j ' E=='
W Ill $ 3 ' f='3 i 4=='
_^ � O a3 iccc� io�:i
�.r :1 � ic=� i iv_i
� _ _! � ec=i � i__i
N g =� , �__; , �==;
r-., ___� � �___� � �___;
-- � E") � Ec=•
4� °='------"1==�------'ie=�
---'-'--'-'------"--"-'
n
� 3 �
O n �
Z1 - �
_ - m
a
not approved
T � J
15'O' 41'O'� ]ID'O"�
�'-0" 3�'4" K'4"e I]'O"�
l].� �-0. �.p�.
B I" 9'1•
g. d.b.
OO b �� b �3
ti
�� � ��
� �`� r ....... ° �8 6 I '€ ��np
�t' � � '�.......... p o� A y� � $ 0 3mC
� j jl.......... � g � � � ,a . �
a� A .......... �<:3, �ns:�v,. � � �; s€' �� b
t
�. �� 8 (:::....::: -� -
;, , .. x
,_
, x „ ..
p �.. �c
�
�:�
. .
_ � q �
. • n .
.�
a
y d : d= y :: � _ " ....�;._ .. ........
.. ... . ... ...
_ 5
a a � �$ �:: a�. _� i
� Y i .—..5
a a y$ �
� � , o1II� � o ,� -� ` tr..� _ - ,
D ; ���e m I� • �, ■ p • _
�..a A d � � ' ^ .o.y � = b.��..�
.. m
.
� : � y, :: i w" ;►'i��i�_�u�..�_.�i�._��:u�s�u�i��u�u�u�u�u.u�u�u.u�u�r- b
o -
�,
. . , nP.�t ,, ,�%
.
. ,. _ � �
ie'a . .
.
- - °> g� zA�
�.. ,_ � ,_„ .. �'°�� �o"oA,�
a ,j � ���°�
3-0'y 5'-0' p��
N no� :A z I� S=� �� 8QA
� 9'-0" Y'i' b'i' 3'-l" �`" 13'-I" 13'-I'
l'-II' 3=11" 3=]" 41'O' }8'4"� I-9'
IS'-0" G9-0"�
R�
:� � _
°A � � Not approved
,� a�
� �
i c^ +io• :so•�
�s o•
�.�. d.-0.
�
O �
�. .. . .
>- .wr.e win nx. '""'"""""'" • •
. b;--�' . ----- . '----------------`--------------------------- -;
W�����[.y_.;:i'.��.���.�,�.��:�.�1L�.���.���.��n� ----------�-�-��--�-- ....... .-�--��---�-- �-�--�-�- -------------
_ ... ...... ...... ......
� . -... ..... ...
:�!�
%
,��:y� u�
�V6s $6 � R�p b
aR�� E y g � � a g�"x� �px• �pea �p`z �'' � �� " �
_EN s S d 6� 5 � 9 S : � 3 � � d� $
���� 'G ���� - �'�:. ��R. �'. �� �z ��: c� �-�'
� '' o� �§° ��° � : o°�:....: �§ �g°' �� .E:€
e ��� ° '°�° °� ; �p�� �� ��k� ¢�� ��� �^� ga� ¢�� �€ ga>�
� o£� � � $ � � � `� � �€�£
is
pQi '� :� 4C., 4 ' p 4 � $y ��9 �4R
E � m
C � —
'R-,a j�'. .'�"; ., ;r'
,
�..�� ., _ . or.oaR. -
,�.�nn, . .,. • ':�.c.
'.
.
v �'., '.. F l'jy�i�.u�.f�u.u� �.�i
C '.. .''. , . :'� �* . �00� ,
�
•. . ......" _"._......._"..' .......".."..".._."....".................".." ._ w
"' "' x��.: _ sb ��S W d,�0�x3P�� 6
'�., . .. ... .. .. ... .. . .... .. ...... .. .. ... _ _
���:����.i... . z r >
'...._.......__._............_....__...__..__....__..............................' �� � ��"��>m
i��ii�
A �A�
5•4" ]9'rt• 6•rt• 3:l" 13•1'• Yn 13'-I'
l'I•• 41'-0" ]8'-0"�
IS'O" 69'4"�
i�
O
�
z
R d
>D
m�
"O
sz
�
�
z
0 ,�' � 8 �S � JASON and ANELIBE I I I I �¢ � �� R�I � 'x!4 �� �S �� � � °6 R$ i ��> Yf ds ,IS ��\ //
� o �( a n ///��\�
� 1', � � 9� 0 4105 Nlylvncd Roed doro I I I I I I � j � `r �� 3� �Z O � �. $ � �r £� y� 1� V
w i $ {