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variance application info
� 1 � . 8 TO: Chair Hawn and Orono Plannina Commission Members Ron Moorse, City Administrator - FROM: Wendy Bottenberg, Zoning Administrator/Planner DATE: June 13 , 2001 SUBJECT: #01-2686 543 Park Lane Variances -- Public Hearing Zoning District: LR-1B One Family Lakeshore Residential District(1 acre) Lot Area: 10,128 s.f. (.23 acre) List of Exhibits A Analysis Worksheet B Application C Site Plan/Survey (Existing and Proposed) D Elevations/Floor Plans E Neighborhood lots F Hardcover Calculations G Photos of Property H Location Map I Property Map J Permit Record K Property O�vner's List � Pertinent Code Section: 1. Section 10.03, Subd. 14(C): Structural Lot Coverage: The total combined footprint areas of all principal and accessory structures shall not exceed 15%of the lot area. To permit a variance to allow 2,19�.5� s.f. (21.6%) structural lot coverage where 1,792 s.f. (17.7%) e:cists and 1,519.2 s.f. (15%) is allowed. 2. Section 10.22, Subd. 1 (B)and Section 10.56,Subd. 16(L)(2): Hardcover in 75-250': ��"ithin 7�- 2�0' of the shoreline there shall be no greater than 25% hardcover. To permit a variance to allow� 3,767.�� s.f. (�3.1%) hardcover where 4,4749 (63.1%) exists and 1,772.75 s.f. (25%) is allo���ed. 3. Section 10.24, Subd. 5 (B): Side Yard Setback: The following minimum requirements shall be obsen�ed for LR-1 B district- 10 feet. To permit a variance to allow the garage to be 5' from the side lot line ���here 10' is required. 4. Section 10.24, Subd. 5 (B): Side Yard Setback: The following minimum requirements shall be obser��ed for LR-1 B district- 10 feet. To permit a variance to allo�v the entryway to be 6.6' from the side lot line where 10' is required. 5. Section 10.2=�, Subd. 5(B): Rear Yard Setback: The following minimum requirements shall be observed for LR-1B district - 35 feet. To permit a variance to allow the garage to be 8.8' and 14.6° from the rear yazd lot line. �. #01-2686 Terry& Su_anne Johnson S,t3 Park Lane ' 6;'13,'2001 Page l . 6. Section 1022, Subdivision 1 (B)and Section 10.56, Subdivision 16(C)(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. To permit a variance to encroach 20' and 32' into the average lakeshore setback. Description of Requests: A. Applicant has requested variances to permit construction of an attached garage to the street side of the residence. The new garage will be 24'x 24'. A portion of the existing garage will become the new�master bedroom. The new garage will extend 16' closer to the street than the existing garage. Variances are needed because the garage encroaches into the rear setback, side yard setback, increases the structural coverage on the lot over the allowed 15%, and hardcover in the 75-250' � setback area is over the allowed 25%. B. The second part of the request is to permit including the steps into the existing entryway on the south side of the residence. The entryway is already covered and the applicants wish to include the steps as part of it. Variances are needed because the entry way encroaches in the side yard setback, hardcover in the 75-250' setback area is over the allowed 25%. The entryway will not increase the structural lot coverage. The existing entryway and steps are already considered structure. C. The third part of the request is to permit enclosing a ground level patio. The patio will be enclosed to be a screen porch. A variance is required because it is encroaches into the average lakeshore setback. The screen porch will not increase the hardcover in the 7�-250' setback area or structural lot coverage. Background: The applicants' initial proposal was more expansive than the plan now in front of the Planning Commission. After reviewing the application, staff discussed hardcover calculations and structural coverage on the lot with the applicant, explaining that structural coverage on the lot was increasing and was already over the allowed 15% by city code and the amount of hardcover in the 75-250' setback area is well over the allowed 2�% by city code. The applicant decided to go forward with the plan but with some modifications. The entryway remains the same, as does the screen porch and side loading garage, ho��ever the garage wall was moved 8' into the residence reducing the size of the house but still constructing a 24' x 24' garage. The applicant also committed to remove substantial amounts of hardcover to lower the hardcover co��erage in the 75-250' setback area. • The structural coverage on the lot will increase �vith the addition from 1,792 s.f. (17.7%) to 2,19555 s.f. (21.6%), above the allowed 1,519.2 s.£ (15%) . Moving the wall 8' into the residence reduces the existing house by 169 s.f. but the 24' x 24' garage adds 576 s.f. to the residence. A net increase of 407 s.f. (3.9%). • The hardcover in the 0-7�' setback area is not changing. The existing 0-7�' hardcover is 242.8� s.f. (6.3°/a). • The hardcover in the 75-250' setback area is decreasing. The existing 75-250' hardcover is 4,474.9 s.f. (63.1%) and decreasing to 3,767.55 s.f. (53.1%). #01-2686 Terry& Sz�_anneJohnson ' .5-F3 Park Lane � 6/13/?001 Page? • The garage addition to the east side of the residence will be located �' from the side property line where 10' is required. The existing garage meets side��ard setback standards. The garage addition also will be located 8.8' from the rear lot line ���here 3�' is required. The existing garage is located 22' and 28' from the rear lot line. • The entryway addition to the south side of the residence will be located 6.6' from the side lot line where 10' is required. The existin� entryway is 6.6' from the side lot line. • The enclosure of the existing patio to a screen porch will not increase hardco�-er or structural coverage on the lot. It will only change the use of the azea. The applicant is proposing to remove substantial amounts of hardcover on the property. Included is the concrete patio on the west side, concrete sidewalks on the north side and a larQe portion of the driveway�. Neighborhood: The properties in the neighborhood on the north end of Park Lane are 100' «�ide lots. The applicants property is 50'. (Exhibit E). The lots at the south end of Park Lane are �0' wide. Since 1990 several properties on the lakeside of Park Lane have applied for��arianczs. 577 Park Lane- (50' wide lot) In 2000 the owner of the property was appro��ed for �-ariances to construct a family room addition where a deck��-as located and to allow improvements to a screen porch. Variances were approved to allow >j.l%hardcover in 75-2�0' setback down from 58.2%, side yard setback to allow the addition to be 6' from the property line and to germit structural cove:age of 1,881 s.f. and encroachment into the average lakeshore setback. The structural coverage on the property was existing at 1,881 s.f. The structural impro��zments were replacing eYisting structure. 537 Park Lane- (100' wide lot) In 1994 the owner of the property was appro�•ed for�-ariances to build a new residence on the property. The variances approved were to allo«�the structure to be 6' from the street, hardcover in the 75-250' setback area at 26.4% and a bluff setbac�. The proposed improvement was to be consistent �vith the existir�� improvements of�he properties to the immediate east and west of the property. 583 Park Lane - (50 ` wide lot) In 2000 the owner of the property was appro��ed for�-ariances to construct a second story to the e�isting residence. The variance approved ���as side �-ard setback. The existing residence was 3' from the side yard lot line therefore requiring a side �-ard setback variance. The structural lot coverage and hardcover were not increasing on the pro�m�. The eYisting structural coverage is 21.7% and the hardcover in the 7�-250' setback zone i� 6�%. �01-2686 Terry& St�_anne Johnson ,� . 5-13 Park Lane 6,�12/Z001 Pnge 3 .. ,, Statement of Hardship: The applicants have included their statement of hardship in Exhibit B. The applicants should also be asked for their testimony regarding this issue. Issues for Consideration: 1. The structural coverage on the lot is increasing. 2. The residence was built in 1960 in its present location, prior to current zoning ordinances but generally in compliance with all current codes. . 3. The adjacent lots are both 100' wide. While this lot is 50' and small for the LR-1B zoning district standards. 4. The hardcover in the 0-75' setback azea is not changing. 5. The hardcover in the 75-250' setback area is decreasing. 6. Will the 25' backup apron serving the side loading garage leave enough maneuvering room? The side loading garage will allow for parking on the driveway rather than the street. However, doors facing the street will lower the hardcover and will force parking to occur on the street. Pazk Lane is not a heavily traveled street. 7. A permit was issued in 1964 for construction of the porch. 8. Other issues raised by the Planning Commission. Options for Action: 1. Recommend approval variances. 2. Recommend denial of variances, stating reasons. 3. Table. 4. Other action. ., #01-2686 Terry&Su=anne Johnson f� 593 Park Lane 6/12/2001 ' Page d . , - . � ' � ANALYSIS WORKSHEET Lot Area• L R-1 B Lot Area Required 43,560 s.f. (1 acre) Actual 10,128 s.f. (23 acre) Hardcover Calculations: Distance from Total area in Allowed Existing Proposed shoreline setback hardcover hardcover hardcover 0-75' 3,862 s.f. 0 s.f. 242.85 s.f. 242.85 s.f. (0%) (6.3%) (6.3°'0) No Change 75-250' 7,091 s.£ 1,722.75 s.£ 4,474.9 s.f. 3,767.55 s.f. (25%) (63.1 %) (53.1 %) Structural Coveraae: Total Lot Size Total Structural Coverage 10,128 s.f. (.23 acres) Allowed: 1,519.2 s.f. (1�%) Existing: 1,792 s.f. (17.7%) Proposed: 2,195.55 s.f. (21.6%) ; . � �-I�, � '�� � Y � �/ '/ � �'. �'�i� Y . ::a9�,[aa ,;="'� f;�'=aa'�,�'� .� � ;�-�,��-_� - �, •:� APplication # ��-a��� .,.._ r,.-;_.0 Date Recen•ed ,5�0� 3�U! Amount Paid-�' �S'D� v o CITY OF ORONO - VARIANCE APPLICATION Initial Application Fee $250.00 � ($50.00 per each additional variance) � - Renewal Variance Fee $150.00 (no change from original application) Variance for non-conforming structures $250.00 After-the-Fact Fees (Double application fee) PROPERTY INFORMATION Site Address S�{3 p�,r�L, Lq,y�,.�J Property Identification Number (P.I.D.) O(�- I I'1-a3 4I Qd'f,3 � Attach legal description to application if not included on required survey. . Date Pro e Acquired ']Iqt3 (month/year) I (do) do no also own the adjacent pazcels of land. Present use of property: _/residential other (speci�=y-) zoninD District: L��- � g APPLTCANT Phor.� (home) Q.�-y7(�-;��$p I�Tame S'U,Zav�nP� andT►'�rU ��i y; coY!(rv�zrri ed�hor.e (work) 95�- �f71' q�6�(T)�63•Y84-, Address: �Sy3 pGi,V',� L(�,Lt-� City. Dr�r n Zip: 5535� y 1��Cs O�VI�'ER (if different than applicant) Phon� (home) Name �'A,YYt.i'i Phon:. (�vork) . Address: City: Zip: DESCRIPTION OF REQUEST Estimated Construcuon Cost $ �'����Q Describe request in detail: /�d� a, rz���, a,nDFo�,�zr�e►� ��,['�nvey�ioc�an �t e � ' r , o �t�v� �1 � �- 6 (attach additional sheets if necessz.-j) VARIA.2�TCES REQUIRED Lot Area Lot Width �Hardcover . � Lot Coverage �Setback: �Front(,5��� �/ Side _ Rew Average Lakeshore Other (specify) HARDSHIP/DESCRTPTION OF UNIJSUAL PROPERTY CO\'DITIONS Describe undue hardship or practical difficulty or unusual properry conditions preventing compliance with Zonin� Code requirements:_Q_ �,�. /� �,h� .�-�1e l,vvt I,• ou� j�o-r,��P r"� �'�furx{�r�oh o Gt � � � � a�'re, ve- ' : � � � s. . .� � h� a- e�a�,'r6 ac��• ��'Ldr�.v� �'h --�(attach additional s eets if necess�-y) 1� �� � ; �" O r6 v� �_, ce w1 wt k�►'� a v►d -�h tl e yv,ed,'��e�.-�r�zs/c Z dd r�,,�S, t.v h,� ►^�;rt. va r��a,�c_as w�'L�` e�a b c:e. i.t,s .k y�a�'h�ai'h res��L'�ec�,�.e �'h �'u r C u YY-z�� �d�u�, � ' s __�__.__ —_,_,.,.d,�. ��� ��� �_. . �r� ::� � : ::::�:<::::�:�:<:::�:�::: 1 - .. ;��:::`::`.�:::::�::::;:; �S � � :::��::».:::.:>:::;>:::: � :.::,:::::::::.�:�. . �O t 7 �. � �:�:� ��`���:�:::�����:�;'�::: . V I J �.��''�.'.�:.'.�::.�::::.�:. N �.� ,, , � . " .. '.��.�;>:`'�::;:'>:� •. ..: ».� ta.00 ::::::...:::..: � �6� .. � i t 18�J.4 Plat 109.51 Meas. „�. o ... �;':: ::;tc;::�::..�:.�.�: � �� � .. r' N 83•�27' 06" L Ro.k Relo�nmq '�b _ .:.::: .... �:�;�::�:: . .:..'�::::•:::�:�:�:��:�::; .... :::;�:��s�:::; ! ' ;.;x��.:: ,d.�.. . :?,-.... - ::��. � �:• �:���:: :. � ..�... , . `•:'':�:�i::Y..':;`.•::�.� .. :..,. ., /� .. 1 �+Ib � eln.:: vr 9 � �...�:::::^. . ..• . . .. , . � . . .. ,.. • . , . � ...�.. .... : .:.. /} .. .:. , :�� `'�� . � �. �. ... y. �,�1 . '. � •. : � 4 �u l �" ...`VI.•:i� � f 11� 'P� �'�d�.���'.'�'.'. •� s'd� � h- 0 :..��.�.:�..� J 4 i v. 0 � 'r�ttj... �'�1�':r.ii�. 4 � i B . ..�'.'� `z � aory np auk � ..... (ir:r:rrr.� :�:�n ri�::: I :.�::::. � ::�:�::: , . ... ........ � Q .;;`.I;:.:�;:::::•.. :�: ' �3 �''I �O t ( , O � . ��p � � � 4 NI LJ � `. i ..•� � • s t +L I _� l � .. . . , � �.. ' . . . .. � .�.� F { R `, oo I . � � �. 1 , �� o � p �3, �'. '�" ::� ' '�� ! .. � �I . • � - I O I • • w Wood Slolrwoy 0 � � e ��� •. r 1 Concrelc � .+• ., ' .. 0 Vover �� '0 � °' Pwn�ar .SQ � ��� � 040 6 ' •��� '� '�� . I . � ` I � .. ,- . . , , ' � ' 3. ,..�.., �. .:. ' . B .Controla.� - �. � � 1 0 � • � V � .�' .a I N1 O'O � ' � - � �.—•�' I 10.3 -- 16.pp ..��. ��.-�i��•.�:.� 7 i NIp � � � _ _,J_�—•-_,—•— � �'�, "' '„�... N I� 4 .���.'.��".�.'.��:..�.':::.��'.'.;�'. _" �i+'b I IJ0.2� �N ' .'.:I.'.::�.'.::':.�:::::::: � � �. I S 8h° 34' 33'� �Y � �::`�:`::�:�`::�:;:�:�`..:.:.:??: � �' .._. ,o,�- �----• �ti� �'""`��- 17�.2 Plat 177.91 Meas. ' _.:,::.:::::::.:�:.�:.:: � ��• �:::::::'.::�::;�::'�:;::.'." i � � o � ,.::::.::.:.�:::::::: � i � � ::�:�.:.:::.;:.:.:.::::..'::.:::::::. , , � O �ot g . ..... \ .... .... . N .. - ��--�� �----- � RUN DATE 05/22/O1 HENNEPIN COUNTY PROPERTY INFORnATION SYSTEM . REPORT N0. PI435401 ' • PROPERTY OHNERS LIST PAGE 1 ' BATCH 501 ' � � � � 38 06-117-23 41 0040 , 38 06-117-23 41 0043 ' 38 06-117-23 41 0044 . � .`n PROP ADDR 00525 PARK LA 00543 PARK LA 00559 PARK LA ` . ,� OHNER.NAME LOIS H BREDAHL , . TERRY R JONNSON JAMES A MULVANNY • TAXPAYER LOIS M BREDAHL TERRY R JOHNSON JAMES A HUWANNY ' NAHE/ADDR 525 PARK lA 543 PARK LA � 559 PARK LA . � LONG LAKE MN 55356 LONG LAKE MN 'S5356 . ' LONG LAKE NN 55356 ' 38 06-117-23 41 0045 , 38 06-117-23 41 0046 38 06-117-23 41 0060 . PROP ADDR ' 00567 PARK LA 00577� PARK LA 04100 ELM ST ONNER NAME AUDREY OVERBY DENISE'L DUENOW ' ' . T P CARROLL 8 S K CARROLI ' TAXPAYER. AUDREY OVERBY DENISE L DUENON THOMAS PETER CARROLL � NAnE/ADDR 567 PARK ,LANE • 577 PARK LA 4100 ELH ST _ . LONG LAKE HN 55356 LONG LAKE MN 55356 LONG LAKE MN 55356 � . '. ' t , • 38 06-117-23 41 0061 38 06-117-23 41 0064 38 06-117-23 41 0085 PROP ADDR 00038 ADDRESS UNASSIGNED. . 00038 ADDRESS�UNASSIGNED� 00584 PARK LA � � f OWNER NAHE KAREN E DUENOH M J 8 M R ALSERS HENNEPIN FORFEITED LAND TAXPAYER KAREN E DUENON. • , ' MITCHELL JLMELISSA R ALBERS CITY OF ORONO NAME/ADDR 550 PARK LA �105 OAK ST . P 0 BOX 66 , LONG LAKE HN 55356 LONG LAKE MN 55356 CRYSTAL BAY�MN 55323 38 06-117-23 41 0099 38 Ob-117-23 41 0102 PROP ADDR 00550 PARK LA 00537 PARK'LA • OHNER NAnE KAREN E DUENON D 8 K" OLSON . � TAXPAYER KAREN E DUENOW DOUGLAS 6 KAR[N OLSON ' TOTAL BATCH 501 00011 � NAME/ADDR 550 PARK LA 537 PARK LA. • • LONG LAKE NN 55356 �ONG LAKE MN 55356 . ' I CERTIFY THAT THE FACTS REPRESENTED ARE AN ACCURATE'AND TRUE REPRESENTATION OF INFORMATION AS IT APPEARS THIS DATE ON THE RECORDS OF THE HENNEPIN CDUNTY DEPARTMENT .OF PROPERTY TAXATION, TO THE BEST OF MY hNOWLEDGE AND BELIEF. � DATE�_��1 BY � _ + ,, . . . . �}�—'�l� fN1� e� • . • �.. �., � _� ( ' • ' . � ' ' HARDCOVER CULATION «'ORKSHEET S`�3 �►h'lr SETBACK ZONE: (CIRCLE OYE) -75' 75_25p' 250-500' • 500-1000' � EXISTING HARDCOVER IN ZONE � A. House X _ — S.F. Lcngth Width X ' = S.F. . X = S.F. X = S.F. • B. Garage � X . _ . S.F. - C. Ilriveway X . _ S.F. X = S.F. D. Sidewall5/ �� � x Q.�� _ �.�D S.F. ��ps �� ' x 3 ' _ ( �0 S.F. E. Patio/Deck �g � x �-� = 7 a. S.F. �iiN;�� X = S.F. F. Laa�ss�pe l b � x O.�� = J S.F. u� 3�•S � X _ o.S� = 1 S.�S s.F: 8=,,-���� X = s.F. G. Other � � � x I� $ ' — �c��,n�h�jv�a.Qe • 18 s.F. TOTAL HARDCOVER IN ZO�tE - aZ`�'oZ. 5 S.F. A TOTAL ROPERTY AREA i�1 ZONE S.F. B a d�a.BS - B � ��ba. �: ioo = �io . A - B � i oo = � �io PROPOSED HARDCOVER IN ZONE A. House x = S.F. Length W idth X = S.F. X � = S.F. � = S.F. B. Gara�e x = S.F. � C. Driveway X _ �:� S.F. x = � S.F. �.. >:� D. Sidewalk ;� _ S.F. � • X = . .S.F. ' '� � E. Patio/Deck X _ S.F. X = � S.F. F. Landscape x _ Underlain X _ S.F. � By Plastic X _ S.F. S.F. G. Ocher x = S.F. TOTAL HARDCOVER IN ZONE - S.F. A TOTAL PROPERTY AREA I�I ZONE - `� S.F. B A -' B Z I00 = (o.� :� % . - - • _ �� �a G�na��s p ropo�e�i2 . � ~�- (�-ee �s-aso'wori�Sl�+J _ :..r :., - �cu�v vx.xc c:�.�:ul.A ' tiv c.rx5�tlk;r;t� � � ' SETBACK ZOYE: (CIRCLE O� Q-75' 75-?i0' 2S�-S00' S00-lOpO' . • 1/ C p� . � . A. xo�� � + a�.► x i8.9-� I�'•s'xa�h� � 10� � S.F, � � � �Fx�� + 6.6 x 3.�5-k �x5 a loo• s.F. • �o� W°�'� x � 5.�. �y,�t�� x = s.�. , � � B. •Gara �e � • .� , �. .� � � , . . . . . � � ' . _ . s. . � . x . . _ �11 1 . _ . - . S;F. .a�, . . . �. Dri��W�y � ��i .' �. �� '�X� � . •. _� :4.5. '�. - •. �� � ;� - . � � � . . . . �,�q �f'� I s.F. �' x --"�= S.F. �4t0�� � - D. s;d�W� x _ a.s - = o 5.�. � � � -� �x i�a� _ � S.F. E. PatiolDeck ��. �D x - g,[ Q S.F, � x � S.F. ' • � rn�:���_,.:`- -•- . . .. � F. Iaadscapc x • . � ' ' ' � � - , �S.F. Undeclala x = � 3.F. $y Piastic X — - '•S.F. Or Fabric . . r��n� . . . C3, o�her �S x o .r'J s.F. � TO?AL HARDCOVER IN ZONE - , S.Fo r'� . TOTAL PROPERTY A IN ZON� - S.F. B • . A � � � � . � _. B o. I xiaa .� . . � J�RQP4SED HARDCOVER TiY ZOYE � � � � � .-.:�� A, Hause x � � - � 5.�. kas� �wtd� x A S,Fo � x - S.Fo x = ' S,F, B. Garagc �� • x �� _ �.p S.Fo C. Drivcway � x � S.F� . X � S.F. .. . , �. Sidewalk 0 � .5 a O Q• S.F• . � . � • . . x . •�, - • , • S,F. �0 ' �` . � ,3 n � 1 � � �� S F�. E, patio/D'eck z ' . �. 1��5-}'�15.�x ��5=� . = S.F. , ' �� ��� ���^. ,V n� .. �._ F: I.aacLscap� x � S.F. Uaderlaln z � S.F. By Plastic X � _ _ 5.�. Or�abric ' � � . G. 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It represents a compilation o(�nformatlon��� { - and data from City, County,end Sfate road authorities and othersou�es:�=:�:;_'--=•: I � _ ----------- --- - _- _ ._. -------� .^\ JJ�� r � ��/�,1-�" �v/�' C!nlI01 IlOtp ; Property Description HouSe � �^ Exist�n9 1 � �� e, H�o�k s, ltinneton3ca \( ) I I Summit Pnrk according to � '�7 '�J I the pint thereot on ffie or L O / � � o! record in the ofHce ot �, —� I ` the Regi�ter of Deeda in `� � aad for �aid county. v I � I +� - 31.7 IE.�O r 16.Op � I 51 Meas. ,42. i '�, � I • Denotea found monument � rt 83°i 27' 06" 189.4 Plat 189. R�Re�ati,�v'�,�— .� � � E _ ! �a,�� � R.� � C„� _ - � � a� , rot� nr�a=ioize �q. rc. � i �,cn o c� --_"'_ „ o a� 1 ''�I I �� � n I n � 9� �= c��,cE � ��w�ti R"�6 �p-„arn� .�i, . ([j � � � '� �� e4 �O�%4 Rock� !� �-��„`"'� ��- -�-- 1 � �U�j � � I I hereby certity thet thi� in � ,7 �. � � � `__t 4 " t ,,,,`,�p � � a true nnd correct _ �I _ . :.��-�'�' '; ��„b °���tsa;�` � � � represeniation ot a aurvey /� _,� �t�qta , '_a js�� _ ''+, f I of the bouadarie� of the l V r � � � o I �, �s� ; � ��; , O y � � lnad nbove dacribed nnd � g� W� �J o `..,, � '' m � ( :� the locaUoa of all bulldinga, f. � � O I , . GR AT�pp .�, n11.^P_ �Qr � . . � I if nay, lrom or on snid �I o I �` o �+ E�t,__„--� " eh 1� lnna. � � •I Q � . -1 ., �N.+r�'� - �,z ' ' . . � . . � 'e � � p � p �'cy, 3, o� � � �h � � —_� �� , � � I Dnted t 5th Dny of July, �"� � v N o n�°, � O �n\ I �k e�O '� ��E" f P�mt� � I 199 � -��,o + I yiood Stainray O �onuete y \� p . � . �r+° N�d^ � ��� _ ' ! . . , � . .� � � �' ' � c,�rn� � acve. I � ". �' . ° .. ,,,i 4* . . � o� O o � I 5 _� _ wa' _" f� � � ' I I Joa . Lenn � RIS� PE io e o I Q I o �� + � � �r o �g � q � f � ' �P' o —i �,�. 16.pp �' Reglatratioa No. 17024 m 'F p I C7� 1 f o �� 1 � r...�fr*' — , ���: 16.5 ^ 16.Op I � u� I Reviaed June 7, 2001 � O i$ N I O � ' N — —l J�s�s i N �4 I 1 O � ��• �� �Iro � y ��.Z� I I � co �� ` i g g4° 34' 33" w � � I I�1 � � �'•� ��••°�-�- 17'�.2 P la t 1 7 7.9 1 M e as. � � � ,o+�- ��;---- •� . ,� Gar. � � I � � � � i � ' � �-� t g N \ No. Reviaion/Lsaw Oata � Joa 1►. 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