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Home My WebLink AboutRe: code violation L � a. . • , • • � • � • , emo To: Melanie Curtis, Planning&Zoning Coordinator From: Christine Mattson, Planning Assistant Date: 10 May 2011 Re: 601 Park Lane Background At the April 14, 2003 meeting, Council approved hardcover, setback, and structural coverage variances to allow construction of additions to the existing home, to reconstruct a main entry landing, and to construct a revised decorative wall. Approval was subject to the specific conditions, Item 3(c) of the conditions of approval in Resolution No.4952 states: The proposed hardcover and structural removals as shown on Exhibit A must be completed before footing inspections are approved. In the Fall of 2010, Lyle Oman, reported he observed what appeared to be new construction at 601 Park Lane within 0-75' zone. On December 1, 2010 we sent a letter to the property owners, Mr. & Mrs. Rudd, notifying them of the violation. You received an email from Mrs. Rudd on December 15, 2010 informing us the structure Oman observed is located on the neighboring property. After closer review of the approved resolution, we agreed that the shed Oman had observed was in fact on the neighbors property, a deck attached to the neighbors shed was to be removed, which it was, along with a boathouse/shed. You emailed Mrs. Rudd on December 20, 2010 to clarify the misunderstanding about the structures. A copy of Resolution No.4952 (including Exhibit A) was sent to Mrs. Rudd which showed the structures to be removed (the Rudd's deck attached to neighbor's shed and a boathouse/shed on the Rudd property). On January 10, 2011, Mrs. Rudd again emailed you stating the survey attached to the resolution was not consistent with her version of the "final approved" survey. Mrs. Rudd further explained that she recalled the boathouse/shed being discussed as to be removed, but field changes were made with multiple portions of their brick walkway being removed, along with a brick border on the lake/west side of the house and the brick undemeath the steps to their front entrance as well as the entire brick sidewalk along the south side of the house being removed. Mrs. Rudd stated, "According to my husband, all of these areas were inspected by the inspector before we were allowed to pour the footings for our addition. I think the inspector's name was Bruce..." w:�.street files�park Iane�601\file memo-close violation.doc �_ � � As you know, on January 28, 2011 staff reiterated to Mrs. Rudd the official final approved survey which was attached to Resolution No. 4952 (and signed by the property owners)was part of the document was recorded with Hennepin County and filed with the property's chain of title. It was at that time the Rudds were given a deadline of May 1, 2011 to remove the shed or appeal staff's decision. Oman performed a site inspection on May 2, 2011 and the shed remains on the property. Summary Based on length of time elapsed; the inconsistent follow-up or enforcement; Inspector Bruce Vang being no longer employed with the City to offer his account of the events and the lack of documentation in the file I recommend discontinuing the pursuit of the violation at this time. I further recommend the property owners be informed about permitting requirements and that conformance with Resolution No.4952 be sought in conjunction with any future requests for permits or variances on this property. •Page 2 , r , . �ll"I z �]Lt 1 DATE TIME CITY OF ORONO CALLED IN INSPECTION NOTICE SCHEDULED c� _� PERMIT NO. COMPLETED ADDRESS�LiS�S�trl�- �YI�� OWNER TELEPHONE NO. CONTRACTOR �: DESCRIPTION ;O� �tv�" J ' � � ❑ FOOTING ❑ PLUMBING FINAL ❑ EXCAV/GRADING/FILLING Q ❑ POURED WALL ❑ MECHANICAL RI ❑ LAKESHORE/WETLANDS y ❑ FRAMING ❑ MECHANICAL FINAL ❑ TREE REMOVAL Z ❑ INSULATION ❑ WOOD BURNER/FIREPLACE ❑ SITE INSPECTION Q ❑ RADON SLAB ❑ WATER HOOK-UP ❑ PROGRESS � ❑ FINAL ❑ SEWER HOOK-UP ❑ COMPLAINT � ❑ DEMO-SITE ❑ SEPTIC MAINT. ❑ FOLLOW-UP _ ❑ DEMO-FINAL ❑ SEPTIC INSTALL ❑ HARD COVER REMOVAL v ❑ PLUMBING RI ❑ SEPTIC FINAL ❑ FOUNDATION/REMOVAL � OWNER/CONTRACTOR TO MEET YOU:_YES_NO � COMME TS: W � � a j O � a � � 5t-4G� ��S N-o�" <3 Z rv �=-rvw.�� w � Q � z w � W � � a W ❑WORK SATISFACTORY:PROCEED ❑ PROJECT COMPLETE � ❑CORRECT WORK&PROCEED ❑ ISSUE CERTIFICATE OF OCCUPANCY W O ❑CARRECT WORK,CALL FOR REINSPECTION TEMPORARY V BEFORECOVERING PERMANENT ❑CORRECTUNSAFECONDITIONWITHIN HOURS. �pHOTOTAKEN INSPECTOR WILL RETURN ❑ CITATION ISSUED ❑STOP ORDER POSTED.CALL INSPECTOR � INSPECTION REQUIRED.CALI TO ARRANGE ACCESS. Call forthe next inspection 24 hours in advance. �952� 249-4600 OwnerlContracto site• Inspector_ White Copyllnspector's File Canary CopylSite Notice . , , Christine Mattson From: Christine Mattson Sent: Wednesday, January 26, 2011 11:32 AM To: 'krisrudd@mchsi.com' Cc: Melanie Curtis Subject: FW: Rudd 601 Park Lane Attachments: admin@ci.orono.mn.us_20110126_092137.pdf Kris, Thank you for the information you've provided. We agree that the deck indicated as "required to be removed" with the variance was removed. Thank you. We mistakenly confused the shed on your neighbor's property with the shed on your property which was also required to be removed. Your conversations with Melanie have resolved this confusion, thank you for your patience in this matter. However, the shed on your property still must be removed to be in compliance with Resolution No. 4952. The final survey governs the removals is the survey attached to Resolution No. 4952, labeled as Exhibit A. This survey reflects the deck and shed to be removed. Within the resolution itself, under Conclusions, Order and Conditions, #3, it states, "..structural removals as shown on Exhibit A..."Attached is a copy of the resolution and exhibit for your reference. We understand this time of year is not suitable for removal of such a structure, therefore will extend the compliance date to May 1, 2011. Please remove the shed on or before this date in order to avoid legal action. The property will be inspected after this date for compliance. Please contact Melanie or myself with any questions. Christine Mattson Planning Assistant 952-249-4620 -----Original Message----- From: Kris Rudd fmailto:krisrudd(camchsi.coml Sent: Monday, January 10, 2011 11:20 AM To: Melanie Curtis Subject: Rudd 601 Park Lane Melanie, I apologize for not getting back to you last week. Over the weekend, I had a chance to 'dig out' our remodel file/paperwork. In reviewing my files, I had MANY drafts of different surveys. Attached is the last survey we had done....which was marked in my files as 'Final Survey.' I am not sure that the survey we received from you in the mail was of the final draft, as it looks a little different? I also noticed that the one I am sending was signed and dated by Gronberg. In a nutshell, even though we did not add any additional hardcover in building the addition to our home, The City of Orono wanted us to give up something because compared to current standards of acceptable hardcover, we were over that percentage. In discussions with City Officials, they seemed to be most concerned with eliminating any hardcover that was near the lake. That is why we agreed to remove the deck located less than 50 feet of the lake shore (abuttin up to our neighbors boathouse/shed). As agreed, we took that deck down. (It used to be raised with a railing). Typically, when our dock is removed for the winter, large i � � << , dock sections are set on the grass to hold all the other dock sections....so it may currently appear as though there is still a deck. In the spring, there will be no appearance of a deck in that location. I believe there may have originally been a discussion about removing our shed. However, since there has always been a shed in that location sitting on a poured concrete slab, we instead agreed to remove multiple portions of our brick walkways. I have attached another copy of the final survey, on which I highlighted all the areas that were removed. In addition to removing the deck by the lake, we removed two different portions of our brick patio on the lake/west side of our house, the brick border on the lake/west side of our house, the brick underneath the steps to our front entrance, as well as the entire brick sidewalk along the south side of our house. According to my husband, all of these areas were inspected by the inspector before we were allowed to pour the footings for the addition (I think the inspector's name was Bruce?!). I hope this helps to clear up whatever confusion there may have been. Please call me if you have additional questions. Thank you! Kris Rudd 612-270-9749 z CERTIFICATE OF SURVEY FOR - �SIIANE 8c .KRTS ,RUDD dF`� LOT 14, BLOCK 6, MINNETONKA SUMMIT PARK EXISTING d`� HENNEPIN COUNTY, MINNESOTA HousE ExisTiNc � C�'J , DECK GARACE . „ y" LECAL DESCRIPTION OF PREMISES : � �--""" - - � � �, Lot 14, Block 6, MINNEfONICA SUhfi11T PARK � �� - . � �` � o : denolea Iron markar i � � � � �/ � (ooea); denotas eMlating apol alevat(on, meon eeo Ievei datvn ��9'3 , 1 ^�� .�ral/� (J� � Bearinpa ahown are boeed upon on oeevned dolvn, o � �� -P � � -S 9, � �,,, '� a � �Q � •_% 73°� ��, ihls eurvsy Inlends to ehon the bovndorice of Ihe aDore N �'' ,� � � deeeribed properly, ihe locollon vf on e�lsliny house ond O � shed, lhe �000llon ol oll rlalEle "hordcorer', and Ihe propoeed � - N Iocollon o( o propoeed oddlllon lheraon. 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' .. � s. e+.�'y .-��, ��w� . `1 �t. � wiw'�>i`�,.�'p�,, �.. �' �'�.e.�'f `:t-71 � ..t _� `•�,ri'' . �v�y,..�., �$��a�v.`e ,��.�.��, �_`q� H ^:.x� t s .. 1 . �'�l'k&�'��g�;w k��l ry"'y,y-.;{�. G ��+,�('i�`�y�W� m A a },� t 1 4 �,Fe;P ^zg1 a , i rp,�. .•"i �� = t yv+ '..t' • '4��+r��` y � -t ' � �, sir"Z p�a� w � e r� .g. .: �+, 3� .` w�� 1 } r } ��ti y/j: f'� y i .,�� „� � i ?, � 2 " 16t � .:i'�,�}� ��v.* . �,�q � 3'��41 �� j:P�l�1 �� {� �[` ��` �`` �� r r �.�y�.�`�� , � ? i�X '�'4 .{ } � : �� -��6 �.'�� ',�,°�,�r "�,5,',t �t ��} „�' `;�'. 4 t . � ti�:��.�'�`�.-:��i�r��4�1�,,1�.�(�iy�ny�'.;,��n�,,�� I> M �,ti,�x r`, �' �:.�;� r,+� � + ,�'a. _�.'�,,.. ., .,- , ., .. . . _ �'' �)Intemet�Protected Mode Off �+� � +�105� , , , � Christine Mattson From: Christine Mattson Sent: Friday, January 28, 2011 10:51 AM To: 'Kris Rudd' Subject: RE: Rudd 601 Park Lane Kris, I understand you have a copy of what you believe is the "final survey". This is not consistent with the approved plan on file with the City. The resolution which was recorded with Hennepin County and filed with the chain of title is the final approved plan in the City's opinion (previously attached). This survey is attached to the resolution document you signed following the Council approval. Based on documentation in our file, this is the correct and final approved plan. Staff does not have the discretion to agree with you and allow the building to remain based on your survey. In short, because it is not in compliance, the shed must be removed by May 1, 2011. If you would like to appeal staff's interpretation of this document before the Council you must submit a letter in writing to Melanie Curtis along with $100 appeal fee. Your letter must be received two weeks prior to the desired Council meeting date (Council meets the 2nd and 4th Mondays of each month), we would present your appeal letter to Council and staff would prepare a report. You will have an opportunity to speak directly to the Council about the situation. As I stated above, unfortunately staff does not have the authority to change the official plan and in our opinion the plan attached to the resolution is the official plan. Please let me know if you have any further questions. Christine Mattson Planning Assistant 952-249-4620 � / �i� ,M�ba� -----Original Message----- �� 1 � Y ' (� From. Kris Rudd [mailto.krisrudd@mchsi.com] '� �`` j/� Sent: Thursday, January 27, 2011 2:11 PM � To: Christine Mattson � \1 � (�i � Cc: Melanie Curtis �� " . Sub�ect: Re: Rudd 601 Park Lane S k� � �I� C�� 3v - Christine, 1 As I believe I stated in my previous email to Melanie, the si � be the same as the 'final' survey in my files. To my understanc ,� qeen included in the resolution. I am attaching a copy of that surv .,�� areas that were removed. Looking through my files, it appears that on November 20, 200, .�.,e did an inspection prior to allowing us to proceed in pouring the footings. According to my husband, he and Bruce inspected the deck that was removed, as well as all of the brick walkways/patio portions that were removed. Our shed was in its present location when that inspection occurred. We never had intentions of removing our shed and I don't believe we would have been allowed to proceed in pouring our footings if our shed was suppose to be removed and we had not removed it. i 1� 1 It appears that similar to the confusion on which shed was actually ours, there has been additional confusion on which survey should have been used?! Please let me know if there is anything else I can do to help in clearing up the confusion. :-) Thank you! Kris Rudd 612-270-9749 -----Original Message ----- From: "Christine Mattson" <CMattson@ci.orono.mn.us> To: "krisrudd@mchsi.com" <krisrudd@mchsi.com> Cc: "Melanie Curtis" <MCurtis@ci.orono.mn.us> Sent: Wednesday, January 26, 2011 11:32:08 AM GMT-06:00 US/Canada Central Subject: FW: Rudd 601 Park Lane Kris, Thank you for the information you've provided. We agree that the deck indicated as "required to be removed" with the variance was removed. Thank you. We mistakenly confused the shed on your neighbor's property with the shed on your property which was also required to be removed. Your conversations with Melanie have resolved this confusion, thank you for your patience in this matter. However, the shed on your property still must be removed to be in compliance with Resolution No. 4952. The final survey governs the removals is the survey attached to Resolution No. 4952, labeled as Exhibit A. This survey reflects the deck and shed to be removed. Within the resolution itself, under Conclusions, Order and Conditions, #3, it states, "...structural removals as shown on Exhibit A..."Attached is a copy of the resolution and exhibit for your reference. We understand this time of year is not suitable for removal of such a structure, therefore will extend the compliance date to May 1, 2011. Please remove the shed on or before this date in order to avoid legal action. The property will be inspected after this date for compliance. Please contact Melanie or myself with any questions. Christine Mattson Planning Assistant 952-249-4620 2 , � -----Original Message----- From: Kris Rudd [mailto:krisrudd@mchsi.com] Sent: Monday, January 10, 2011 11:20 AM To: Melanie Curtis Subject: Rudd 601 Park Lane Melanie, I apologize for not getting back to you last week. Over the weekend, I had a chance to 'dig out' our remodel file/paperwork. In reviewing my files, I had MANY drafts of different surveys. Attached is the last survey we had done....which was marked in my files as 'Final Survey.' I am not sure that the survey we received from you in the mail was of the final draft, as it looks a fittle different? I also noticed that the one I am sending was signed and dated by Gronberg. In a nutshell, even though we did not add any additional hardcover in building the addition to our home, The City of Orono wanted us to give up something because compared to current standards of acceptable hardcover, we were over that percentage. In discussions with City Officials, they seemed to be most concerned with eliminating any hardcover that was near the lake. That is why we agreed to remove the deck located less than 50 feet of the lake shore (abuttin up to our neighbors boathouse/shed). As agreed, we took that deck down. (It used to be raised with a railing). Typically, when our dock is removed for the winter, large dock sections are set on the grass to hold all the other dock sections....so it may currently appear as though there is still a deck. In the spring, there will be no appearance of a deck in that location. I believe there may have originally been a discussion about removing our shed. However, since there has always been a shed in that location sitting on a poured concrete slab, we instead agreed to remove multiple portions of our brick walkways. I have attached another copy of the final survey, on which I highlighted all the areas that were removed. In addition to removing the deck by the lake, we removed two different portions of our brick patio on the lake/west side of our house, the brick border on the lake/west side of our house, the brick underneath the steps to our front entrance, as well as the entire brick sidewalk along the south side of our house. According to my husband, all of these areas were inspected by the inspector before we were allowed to pour the footings for the addition (I think the inspector's name was Bruce?!). I hope this helps to clear up whatever confusion there may have been. Please call me if you have additional questions. Thank you! � Kris Rudd 612-270-9749 3 � ` i r Melanie Curtis From: Kris Rudd [krisrudd@mchsi.com] Sent: Monday, January 10, 2011 11:20 AM To: Melanie Curtis Subject: Rudd 601 Park Lane Attachments: Survey601ParkLaneFinal.jpg; SurveyFinalHighlighted.jpg Melanie, I apologize for not getting back to you last week. Over the weekend, I had a chance to 'dig out' our remodel file/paperwork. In reviewing my files, I had MANY drafts of different surveys. Attached is the last survey we had done....which was marked in my files as'Final Survey.' I am not sure that the survey we received from you in the mail was of the final draft, as it looks a little different? I also noticed that the one I am sending was signed and dated by Gronberg. In a nutshell, even though we did not add any additional hardcover in building the addition to our home, The City of Orono wanted us to give up something because compared to current standards of acceptable hardcover, we were over that percentage. In discussions with City Officials, they seemed to be most concerned with eliminating any hardcover that was near the lake. That is why we agreed to remove the deck located less than 50 feet of the lake shore(abuttin up to our neighbors boathouse/shed). As agreed, we took that deck down. (It used to be raised with a railing). Typically, when our dock is removed for the winter, large dock sections are set on the grass to hold all the other dock sections....so it may currently appear as though there is still a deck. In the spring, there will be no appearance of a deck in that location. I believe there may have originally been a discussion about removing our shed. However, since there has always been a shed in that location sitting on a poured concrete slab, we instead agreed to remove multiple portions of our brick walkways. I have attached another copy of the final survey, on which I highlighted all the areas that were removed. In addition to removing the deck by the lake, we removed two different portions of our brick patio on the lake/west side of our house, the brick border on the lake/west side of our house, the brick underneath the steps to our front entrance, as well as the entire brick sidewalk along the south side of our house. According to my husband, all of these areas were inspected by the inspector before we were allowed to pour the footings for the addition (I think the inspector's name was Bruce?!). I hope this helps to clear up whatever confusion there may have been. Please call me if you have additional questions. Thank you! Kris Rudd 612-270-9749 � • � " , , . '� � ' • � � . . . CERTIFICATE OF SURVEY FOR SHANE & KRIS RUDD OF LOT 14, BLOCK 6, MINNETONKA SUMMIT PARK EXISTING HENNEPIN COUNTY, MINNESOTA �� cA�RAT� � _---- � LEGAI DESCRIPTION OF PRQIISES : lot 14; Block 8, UIMETONCA SI�iAIT PARK � �� o : denotss fron rtorkar 1�933 N � � f (pos3): ds1rotea existing apot elevotion,meon asa levsl dotun �o � Bearings ehovm ors based upon on aesuned datvn. rL � 10"• " V � � � -�� 13,p9� 6 - � � This survay intarWs to slww lAe DourMaries of lha obove ,• N � descriMd property, the locotion o1 on existing house ond e � shaE, t�e Ixation of oll vlaible "hardcover", a�d t�s proposed loeotion oi a proposed addiUon thereon. IL does erot purport �lw� ��b -✓ to show ony other (mprovamen�s or eneroackrontn. /'�� (� ,/ � � "1P BLAqCTOP DPoVEWAY ' /�� '� _ EXISTING t � � � _,.p G u�iawc'��'', �� G . g." '�:1� ab�\ lNE".�•-'T� PAIp �' HOUSE �i � ..__„� i 2� ``avrx*o�r""( �s _ .. .._ _.. 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CERTIFICATE OF SURVEY FOR SHANE Bc � KRIS RUDD � OF LOT 14, BLOCK 6, MINNETONKA SUMMIT PARK HENNEPIN COUNTY, MINNESOTA � � ° , o�« �crw oescRiana+oF raaiisEs : � .� Lot 14; Blook 6, 111METONCA StMAIT PARK. � �� o : eenote� I ron mork�r �q,Q 33 � + ' (soea): denotes exl�linq pot �Iwotlon.mean aeo Iwsl dotan � o � Bearinqs slarm ors bcsed upon on u��vnd dotun. ��:� ' O �.z+ �-�g°p9� �� • `�'" o �� Thi�wrv�y Inlende to�Aw� tM Ooundwle�of tha obow . � O�sarlMd propa�ly. lM locotfon of an sxfatinq houss ond � e � � sMd !M Iooelion oi all vl�ibls ^MrEcov�r", und ths propos�d la�tlon of a ptopw�d addit�on thereon. 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Ms��ww�+om�a.o.,m em w�nc�a ws ac wc v r�aw a�woa� . a�'� � � COlIBU:7tlq @IGY�ERS.LANO �ptVEYW6.81TE PWAERS 10 �N6 qOR1H WMJ.OIU OttlVE.LONG LANE.I�C�4 83158 �w Mo. p� 6�-475-4/41 H-nsa it7rs 03-063A � oe�e rl uonec�n os-oes� 0 �- � 0 0 0 0 ❑ ❑ 0 Powder m • DOWN o Foyer -------- 0 ----- _� --- Away Room °� 5'-4 I/2" 5'-8 I/2" ----—— I O'-8 I/2" 3'-0" I 0'-8 I/2" Dining 0 � �o Kitchen N --- -- --�P -- ,;. + , _ i N i � i i � i � i i - + � � ; DECN �m � � � � Great Room N ' – � � � � � � � � � � �' � �, � I 26'-O" 1 MAIN FLOOR PLAN � � A2 Scale: 1/4" = 1'-0" Z o p c� ----- Bath Mechanical O 3 O =_----- ------ 10'-81/2" 0 ------- -- ----- --- --- ---- ----- 0 0 Storage o ------- � —------ � � UP - ---�-- --- — --- -- — — — — — — ----- - -- -- — — -- �— - — ----- --- � + � m � � �' Kid's World 0 � 14'-I" 26'-0" 1 MAIN FLOOR PLAN � � A1 Scale: 1/4" = 1'-0" Z ' � � � Bath � o � m OI o � 0 -------- � � � , -------- , � , � � � -- , � �,o-�� I 0'-8 I/2" 3'-O" I O'-8 I/2" ' � -------- � � Guest Bedroom i _ Master Bedroom � i -------- �1 i i I - i i m -------- N i ' O ----I---- � � � _ I , � � i Q� ----'---- i � i - i i O � -------- , _� __i_______ _ _-_________ ________ __J__ � _______ _________ N -------- .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� � �� , � � 26'-O" 1 2ND FLOOR PLAN � � A3 Scale: 1/4" = 1'-0" Z . � : � c�� C��,��,� TIME CITY OF ORONO CALLED IN INSPECTION NOTICE SCHEDULED 1 vYa"l� PERMIT NO. COMPLETED u � ADDRESS �� C�i��-- `�.V�L� OWNER TELEPHONE NO. CONTRACTOR >; DESCRIPTION �e�� (�S�U�x--wQ►'(1� v�l��'� � � ❑ FOOTING ❑ PLUMBING FINAL ❑ EXCAV/GRADING/FILLING Q ❑ POURED WALL ❑ MECHANICAL RI ❑ LAKESHORE/WETLANDS � ❑ FRAMING ❑ MECHANICAL FINA� O ❑ TREE REMOVAL Z ❑ INSULATION ❑ WOOD BURNER/FIREPLACE ❑ SITE INSPECTION Q ❑ RADON SLAB ❑ WATER HOOK-UP ❑ PROGRESS � ❑ FINAL ❑ SEWER HOOK-UP ❑ COMPLAINT J ❑ DEMO-SITE ❑ SEPTIC MAINT. ❑ FOLLOW-UP _ ❑ DEMO-FINAL ❑ SEPTIC INSTALL ❑ HARD COVER REMOVAL J ❑ PLUMBING RI ❑ SEPTIC FINAL ❑ FOUNDATION/REMOVAL � OWNERICONTRACTOR TO MEET YOU:_YES_NO � COMMENTS: � W � o N�T ��cre �. � 0 � W � Q � z W � W � � a W ❑WORKSATISFACTORY:PROCEED ❑ PROJECTCOMPLETE � ❑CORRECT WORK&PROCEED C ISSUE CERTIFICATE OF OCCUPANCY W � ❑CORRECT WORK,CALL FOR REINSPECTION TEMPORARY V BEFORECOVERING PERMANENT ❑CORRECT UNSAFE CONDITION WITHIN HOURS.�OTO TAKEN INSPECTOR WILL RETUFiN �CITATION ISSUED ❑STOP ORDER POSTED.CALL INSPECTOR ❑ INSPECTION REQUIRED.CALLTO ARRANGE ACCESS. Call for the next inspection 24 hours in advance. �952� 249-460� OwnerlContract Inspector. White Copyllnspector's File Canary Copy/Site Notice � O� O O CITY of ORONO �.�, Municipal Offices � _ aj �,`�� ,'�, Street Address: Mailing Address: "�+�� , ,�,�' 2750 Kelley Parkway P.O.Box 66 ,�G Orono,MN 55356 Crystal Bay,MN 55323-0066 �`�kE3Hog' December 1, 2010 SENT VIA U.S. CERTIFIED MAIL NO.: 7007 0220 00001989 7640 Shane & Kristine Rudd 601 Park Lane Long Lake, MN 55356 RE: Zoning Violation at 601 Park Lane PI N: 06-117-23-41-0048 Recently City staff observed a new structure constructed in your lake yard. This structure consists of illegal hardcover and structure within 75-feet of the ordinary high water level (OHWL) of Lake Minnetonka as well as within the average lakeshore setback area. After further research staff has confirmed that this structure did not appear on an October 28, 2002 survey (attached) of the property and subsequently no permits have been issued for this structure. . To summarize, this structure is considered an illegal structure and must be removed. The illegal - structure is in violation of the following City Code sections 78-1279(1) & (6) Placement of � Structures on Lots; 78-1288 Hardcover Limitations; and 86-66 Building Permit Required. Copies of these code sections are attached for your reference. This letter will serve as your notice that the property must be brought into compliance before Monday, December 20, 2010 in order to avoid legal action by the City. In order to bring your property into compliance the structure must be removed from the property before Monday, December 20,2010. The property will be inspected after this date to verify compliance with this notice. Please be advised, if you fail to correct the violations this matter will be sent to the City Attorney for consideration of legal action. If you have any questions, please don't hesitate to contact me at mcurtisCcaci.orono.mn.us or 952.249.4625. Sincerely, CITY OF ORONO Melanie Curtis Planning &Zoning Coordinator Attachments Telephone(952)249-4600• Fax(952)249-4616 www.ci.orono.mn.us . � � ' ' �,'n/� o }`�' I � i. • . ..: ..0 f`- 0' ;i � � � � � Postage $ � � . � � CeRified Fee 2 �'� � Retum Receipt Fee C Postmark � (Endorsement Required) �,� � Here Restricted Delivery Fee p (Endorsement Required) ; / � 55� �` O Total Postage&Fees � �y��,,,r� � Sent To � --------�I'�ane---q-.K��fi n�---►�udd------------------- O Street,ilpt IVo �. o�Po Bo��---�q�''�---��.�--------------------------------- City,State ZIP+4 � �� :�� . � � ■ Comple � item 4 if Restricted Delivery is desired. `� y �..gent ■ Print your name and address on the reverse ��1 ❑Addressee _ so that we can return the card to you. B. Received by(Printed Name) C. Date of Delivery . ■ Attach this card to the back of the mailpiece, ��_�_�+� or on the front if space permits. D. Is delivery address different from item 1? ❑Yes 1. Article Addressed to: If YES,enter delivery address below: ❑No ��-�--- ��aS�� ""�I �r^� �� 3. Service Type � � i�/� w r `��1�a,C�� n ❑Certifled Mail ❑Express Mail �(� �r t Iv ��Sc�til� ❑Registered ❑Retum Receipt for Merchandise ' `1 `J ❑Insured Mail ❑C.O.D. 4. Restricted Delivery?(Extra Fee) ❑Yes 2. ArticleNumber 7p07 0220 00�0 1989 764� (fransfer from service IabelJ PS Form 3811,February 2004 Domestic Retum Receipt 102595-02-M-1540 ) 1. , + December 1, 2010 601 Park Lane Page 2 of 2 Sec. 78-1279. Placement of structures on lots. When more than one setback applies to a site, structures and facilities must be located to meet all setbacks. Structures shall be located as follows: (1 Structure and on-site sewera e s stem setbacks (in feet from ordina hi h waterlevel: Setbacks Sewa e Public Water Structure Treatment Classification Unsewered Sewered S stem NE 150 150 150 RD 100 75 75 GD 75 75 75 Tributa 100 75 75 (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 stairways, lifts, landings and lockboxes. 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 instances where the average lakeshore setback can not be met, administrative approval may be granted at the discretion of the planning director provided no lake views of an adjacent lakeshore lot are obstructed and adjacent neighbors provide written approval. Sec. 78-1288. Hard cover limitations. (a) Hardcover allotment. The following hardcover restrictions apply to all properties in the Shoreland Overlay District: (1) Hardcover zones. a. Within 75 feet of the Ordinary High Water Level (OHWL) of any lake or tributary, no hard cover or impervious surface shall be placed, located or constructed, except for driveways, stairways, lifts, landings and lockboxes as regulated elsewhere in this Code. b. Between 75 feet and 250 feet of the OHWL, there shall be no greater than 25 percent hardcover. c. Between 250 feet and 500 feet of the OHWL there shall be no greater than 30 percent hardcover. d. Between 500 feet and 1,000 feet of the OHWL there shall be no greater than 35 percent hardcover. Sec. 86-66. Required. It is unlawful for any person to erect, construct, enlarge, alter, repair, move, improve, remove, convert, or demolish any building or structure, or any part or portion, including but not limited to the general construction, plumbing, water well, on-site sewage treatment system, wood stoves and fireplaces, ventilating, heating or air conditioning systems, or cause such work to be done, without first obtaining a separate building or general permit for each such building, structure or separate component from the city. � o� O O CITY of ORONO � Municipal Offices ��, ,�� . .��.� p., Street Address: Mailing Address: '�+�� .;�` ,�,�' 2750 Kelley Parkway P.O. Box 66 ,�G Orono,MN 55356 Crystal Bay,MN 55323-0066 �`9'k'ESII�4' 20 December 2010 Shane & Kristine Rudd 601 Park Lane Long Lake, MN 55356 RE: Zoning Violation at 601 Park Lane PI N: 06-117-23-41-0048 The City received your email dated December 15, 2010 regarding the observed new structure constructed in your lake yard. According to Resolution #4952 by the Orono City Council, dated April 14� 2003, the deck and shed were to be removed as part of a variance approval of your remodel project. A copy of this resolution and the exhibit illustrating what was to be removed are attached. On page 4 of 6 under Conclusions, Order and Conditions, Item 2(c) specifically refers to the removal of the hardcover and structures. According to our records the structure on your property is new and unpermitted. If you have information to the contrary please provide it to me for our consideration. As stated in our December 1, 2010 letter, this structure is considered an illegal structure and must be removed. The illegal structure is in violation of the following City Code sections 78- 1279(1) & (6) Placement of Structures on Lots; 78-1288 Hardcover Limitations; and 86-66 Building Permit Required. This letter will serve as your notice that the property must be brought into compliance before Monday, January 3, 2011 in order to avoid legal action by the City. In order to bring your property into compliance the structure must be removed from the property before Monday, January 3, 2011. The property will be inspected after this date to verify compliance with this notice. Please be advised, if you fail to correct the violations this matter will be sent to the City Attorney for consideration of legal action. If you have any questions, please don't hesitate to contact me at mcurtis(c�ci.orono.mn.us or 952.249.4625. Sincerely, ITY OF O ONO Melanie Curtis Planning &Zoning Coordinator Attachments Telephone(952)249-4600 • Fax(952)249-4616 www.ci.orono.mn.us Melanie Curtis From: Kris Rudd [krisrudd@mchsi.com] Sent: Wednesday, December 15, 2010 9:54 AM To: Melanie Curtis Cc: shane Subject: 601 Park Lane Hi Melanie, We received your letter dated December 1, 2010 regarding a zoning violation at our house--601 Park Lane. The structure in our yard is not new. My husband's grandfather built our house in 1970. At that time, there was a cement slab poured. There has always been a 'boat house' sitting on the cement slab in the same location. Please feel free to contact me with further questions. Thank you! Kris Rudd 612-270-9749 1 � � � ' . y �,.4. �, _ .��,� �f� .n;��' ._ - "��» ` ��* AA`�. r s�n�. �, Y��, ^'�t. ,+rF ��* *^.,r e�+; k . i ` . p ' u` , .'___ �..�,�„�yqy„ _�. . . i f s'. �. � � � � �"��m � Nx ��F� � . ..�"''S•`. , ^e�': � � 4 �M 1 p�,��y�:K� '` *#S" ,='`� �^ # y�"�� .� - 1we '�l",` ��,13' -�{^� 'Y+: . �.� !^ .. '.p° {"'f.: .�a�P �,'� t ,.._.., ,.... � dwa3 i '�. !' .. , j'� * �.N�.. 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L ;� �. { . .. . , � - i . ��. �� . ._ Selected Parcel Data Date Printed: 11/23/2010 10:57:15 AM Parcel ID:06-117-23-41-0048 Current Parcel Date: 11/5/2010 Owner Name: SHANE R&KRISTINE M RUDD Parcel Address: 601 PARK LA,ORONO, MN 55356 Property Type: RESIDENTIAL LAK Sale Price: $5,500.00 Homestead: HOMESTEAD Sale Date: O1/1970 �', Area (sqft): 10019 Sale Code: i,' �� Area (acres):0.23 A-T-B: ABSTRACT I', i', Market Total: $616,000.00 I! Tax Total: $6,068.72 �II l'__ http://gis.co.hennepin.mn.us/HCPropertyMap/Locator.aspx 11/23/2010 CERTIFICATE OF SURVEY FOR �° ��a �I i r�� '� _ SHANE 8c .KRIS .RUDD . GITYA��- �� ,�, Exisri c x �IT� � Lea�v _ OF� LOT 14, BLOCK 6, MINNETONKA SUMMIT PARK ��, ;� ; �-�Or1 H E N N E P I N C O U N T Y, M I N N E S O T A Hous ��r��;��Y�.,� fl�� EXIS ING , , �� _l �"pS''E�`i"R;i:.i_�P `��'-'a1 a'� ��`��:'��. -� GAR GE ,� • R!"`r �,a , ,.-. ...-'Y CJ � f� � x ,j'n r...� 1�� - .,, d�. �_.._._..._.___........ LEGAL DESCRIPTION OF PREMISES : �� ' Y� o�::: t �� Lot 14, 81ock 6, MINNETONKA SUAMIT PARK � �1 �' �_oZ 'y, F�. _ �1 DAT�_._._— - -- ._�.�_ : � .,��---- , � � o : denotea fron morker �g.�3 � (/) � � (aoe.7): denoles axfstinq apot elevalion, mean sea level dat�n � +�„� � orBaarinys ahorrn ore Oaaed upo� on oaavrcd dotun. O � �j1 � � n � � .;� �3�09� � �� ,,.. ,,, f_ �� Thl� �urv�y Inlends lo ehow Ihe boundorla� ol lhe abo�s � N � O ducrlbad prop�rly, lh� locallon ol an •Ml�llnq hou�s ond � � � �A�d Ih� IocaUon ol oll vl�lble "hordcover", and Ih• proposed � e loco�lon ol o proposed oddllion thereon. Il does �ol purport � �I•��.�� .6 PROPOSE -••"'� � � lo �how ony other lrrprovoronls or ancrooclmenla. � , � ......- �P . DOIiION ..._..�� O po._......... .. � � ........... � � '!' �q�0 s�',i Yi ........ J P ��1 ............... �� DLACKiOP ORIVEWAY , EXISTING .,• �, . • •�•��Te�«/ �J oecu � ,«� 35� �.� _ - �-IOUS� o�.,� 4�, a�� _ ��jO N P��. �:;.,., : yGa Z\ �"ry �e....n�w ro M -.. pGo t ,. IIINlIM It ` �o �,,...�'.'o'. o.� � �"'� s v,a. a�\ \ 1�. ''C�a�o..ow �N i �f�fl o V [�A, J �.A N ��rw �^ ,.- � t a�\ 1 j N p��to u�u� .w°i" Q . ..... � lUl.�) (�\ ....��^NEYS701F. I 9a � OEd( �D�' [�O•V� J- RETANNGt„�„ SO w ��6.g8 1 � \ WALlS i ^� qq 's � � .r G y\ �, .�, «� .� �`°"' • tn (w�I � y� ��.. ....� 1 Exisrwc �' SURVEY.-�•'"� � s� SHED .1 ,. � LINE • o\\ , 33Bg � �� w EXISTING . � � . / 0 r� � 38 �cK HOUSE ` r" -S �3�p5 .� — r�a� �� r � ": , � � �`'.ti._..___.....- �o�a �� 3�; � � �� ,�� o,,,� �� . GRON �KRCBY CENTfY 1HAT T1K P�AI{SPECi1CAiqµpt pEPpti �� ' '"`°' '°""°"°"�'°"'"`°"'�'"'a""'"°"°"° �° BERG & ASSOCIATES INC. w�'P�P�D BY 4E OR U-0ER MY ONECT SIiENV15qN AIA �•- durx t Ha� vnmosm wonai amx�wmco�a nro�im em ) ilui 1 AA1 A DUIY UCEeiSEO PRO►ESSqNAI ENC�EER NA IAND 9NKtaR U�(R tl[L�1K 0(11E STAtE Gf Ml[SOTA a'� E� ��tWG ENGPIEERS, IAND SURVEYORS, SITE PIANNERS 10-28-02 acarto� 445 NORTH WILLOW �tIVE,LONC LAKE. MN. 55358 MSG +oe w. 952-473-4141 DA7E 1.��IKfN'r'�a�q 03-057A UJ—OS3A , �vo/ ��rk. L�� . � � O� O O � CITY of ORONU � :� � �: , ;�.. ti �'�� G~ RESOLUTION OF THE CITY COUNCIL �kESI3�4 NO. � � � � A RESOLUTION GRAN'FING A VARIANCE TO MUNICIPAL ZO�NING CODE SECTION 10.24, SUBDIVISION 5 (B); SECTION 10.22, SUBDIVISION 2; SECTION 10.56, SUBDIVISION 16 (L)(2); SECTION 10.03, SUBDIVISION 14 (C); AND SECTION 10.03, SUBDIVISION 15 (A) FILE NO. 03-2877 W�iEREAS, Shane Rudd and Kristine Rudd, husband and wife, (hereinafter "the apglicants") arz the owners of the property located at 601 Park Lane, within the City of Orono (hereinafter"the City") and legally described as follows: . Lot 14, Block 6, Minnetonka Summit Park, Hennepin County, Minnesota, (hereinafter"the property"); and WHEREAS, the applicants have applied to the City for variances from 1�unicipal Zoning Code Section 10.24, Subdivision � (B); Section 10.22, Subdivision 2; Section 1�.56, Subdivision 16 (L)(2); Section 10.03, Subdivision 14 (C); and Section 10.03, �ubdivision 15 (A) to allow a 219 s.f. first story garage addition with a second story bedroom onto the street side of the existing home and to reconstruct a main entry landing on the south side,with a rear yard setback of 283' where 30' is required; side yard setbacks of 8.4' on the north and 6.5' on the south {for main entry landing)where 10' is required; an overhang encroachment of 2.5' on the north and south substandard side setbacks; a decorative wall, located 2.5' from the south side yard setback where 10' is required, encroachin�an additional 1.5' �vith overhang into a substandard setback; 3,508 s.f. (67.2%) hardcover within the 75' to 250' lakeshore setback zone where 1,305 s.f. (25%) is permitted; and lot coverage by structure of 2, 175 s.f. where 1,SU0 s.f. is permitted, in the LR-1B zoning district; and WHEREAS, after due published notice and mailed notice in accordance with Minnesota Statutes and the City of Orono Zoning and Planning Codes, the Orono Planning Commission held a public hearing on March 17,2003,at which time all persons desiring to be heard concerning this application were given the opportunity to speak thereon. NOtiV, THEREFaRE, BE IT RE54LVED by the City Council of Orono, Minnesota: Page 1 of 6 , 1 i �. t O� � � O O � � CITY of OR4�T0 i F� :, .:�i.. �! � ti RESOLUTION OF THE CITY COUNCIL �l'q p4"'�'G N O. 4 � - kESII FIl��I�TG S 1. This application was reviewed as Zoning File#03-2877. 2. The property is located in the LR-1B Zoning District,where 1 acre is the minimum required lot area. The property consists of approximately 0.21 acres. 3. The Orono Planning Commission reviewed this application on Mazch 17, 2003 and recommended approval by a�-ote of 5 to 0. 4. The Planning Commission made the following findings of fact: A. The existing residence was built in 1990,prior to the current zonin= ordinance; B. The 8,950 s.f. (0.21 acre) lot«-ith a�0' width does not meet the minimum lot area(43,560 s.f. or 1 acre) nor lot wldth(140')requirements for the district; C. There is no hardship to support the proposed 28.3' setback from the rear lot line. Therefore, the proposed addition must be located no closer than the required 30'setback from the street, further reducing hardcover and structural coverage on the property; D. The application proposes to reduce hardcover from 374 s.f. (10.03%) to 337 s.f. (9.03%)where none is permitted in the 0 to 7�' hardcover zone by removina a shed, deck and brick patio; E. The application proposes to reduce hardcover from 3,508 s.f. (67.2%)to 3,396 s.£ (65.06%) where 1,305 s.f. (2�%) is permitted in the 75'to 2�0' hazdcover zone by removin�brick patio and reducing the main landing deck; F. The application proposes to rzduce structural coverage from 2,239 s.f. (35%) to 2,016 s.f. (22.53%) where 1,�00 s.f. is permitted by removina a deck, shed and by reducing the proposed overhan�s to an encroachment of no more than 1.75'; G. The side setbacks will remain 8.4' on the north side and increase from 5' to 6.5'on the south side with the application; H. There is no hardship demonstrated that would support the variances for the proposed decorative�vall encroachment, and allo��°in?it would decrease�views of the lake enjo5•ed by the neiahboring property o�vners. PaQe 2 of 6 �o� 0 0 �� CITY of ORONO � � .. � ,� . �p:� � �� ,� G'�' RESOLUTION OF THE CITY COUNCIL ��kESYt�g'� NO. � '� 4 � 5. The City Council finds that the conditions existing on this property are peculiar to it and do not apply generally to other properry in this zoning district; that granting the variances will not adversely affect tra�c conditions,light,air,nor pose a fire hazazd or other danger to neighboring properry;would not merely serve as a convenience to the applicants,but is necessary to alleviate a demonstrable hardship or di�culty; is necessary to preserve a substantial property right of the applicants; and would be in keeping�vith the spirit and intent of the Zoning Code and Comprehensive Plan of the City. 6. The City Council has considered this application, including the findings and recommendations of the Planning Commission,reports by City Staff,comments by the applicants and the effect of the proposed variances on the health, safety and welfare of the community. CONCLUSIONS, ORDER, AND CONDITIONS Based upon one or more of the above findings,the Orono City Council hereby grants variances from Municipal Zoning Code Section 10.24, Subdivision 5 (B); Section 10.22, Subdivision 2; Section 10.56, Subdivision 16(L)(2); Section 10.03,Subdivision 14(C);and Section 10.03,Subdivision 15 (A)to allow a 168 s.f. first story garaje addition�vith a second story bedroom onto the street side of the existina home and to reconstruct a main entry landing on the south side,�vith side yard setbacks of 8.4' on the north and 6.5' on the south(for main entry landina)where 10'is required;an overhang encroachment of not more than 1.75' into the north and south substandard side setbacks; a revised decorative u•all,meeting the required heiaht limits for a fence in the side yard(6'maYimum);3,396 s.f. (65.06%) hardcover within the 75' to 250' lakeshore setback zone where 1,305 s.f. (2�%) is permitted; 337 s.f. (9.03%) hardcover within the 0 to 7�' lakeshore setback zone where none is permitted; and lot coveraDe by structure of 2,016 s.f. where 1,500 s.f. is permitted. Approval is subject to the follow-ing conditions: 1. Council approval is based on the revised site plan submitted by the applicants as attached to this resolution as Exhibit A. Any further amendments to the site plan may require further Planning Commission and City Council review. 2. Approval is subject to the followin� conditions: a) Building plans shall include rain gutter and down spout locations, . directing�vater away from adjacent properties; b) Erosion control shall be installed, inspected and approved prior to work on the site; and Page 3 of 6 � : �� O _ V o �,� o �� CITY of OROND r�i ��3� � .t ur�...... �',� �l� �,'�' RESOLUTION OF THE CITY COUNCI L �`�kEs8�4�' NO. � � � �� c) The proposed hardcover and structural removals as shown on Exhibit A must be complete before footing inspections are approved. 3 . Authorities b anted by this variance run with the property not with the applicants, but are permissive only and must be exercised by application for a buildin�permit within one year of the date of Council approval, or these variances will expire on that date (April 14, 2004). 4 . Violation of or non-compliance with any of the terms and conditions of this variance shall constitute a violation of the zoning code, shall automatically terminate any authority granted herein, and shall be punishable as a misdemeanor. 5. The undersib ed applicants have read, understood and hereby aaree to the terms of this resolution and on behalf of themselves, their heirs, successors and assians, hereby ajree to the recording of this resolution in the Chain of Title of the property. Adopted by the City Council of the City or Orono,Minnesota at a regular meetinj held on the 14th day of April, 2003. ATTEST: ,� ,�"'G/� ; ��r,.� ' �7 ,�� c, .u� Linda S. ee, City Clerk , ar ara A. Pet� n, or i ; �� . Property O� er (s) � � Paae 4 of 6 � . O� � O Q �� CITY of ORUNO � � tl :�.. ti ti RESOLUTION OF THE CITY COUNCIL ��`9kESII�g'�G NO. � 9 � � STATE OF NIINNESOTA COUNTY OF HENNEPIN The fore�oing instrument was acknowiedged before me on this 14th day af April, 2003 by Barbara A. Peterson, Mayor of the City of Orono, a Minnesota municipal corporation and said instrument was executed on behalf f e City. �_ ��' li; �� /�/'� �. RACHEL DODGE �: - � � ,,.� , � .�r�� ;j � �:,,�-I'��` NdTARYPUBLIC-�"07A � v c4 ... My GanNaion Expbt Jfn.31,2005 ' .��: c;� Notary Public ,ti,:,,,�.r, _.� STATE OF MINNESOTA . COUNTY OF HENNEPIN �� The foregoing instrument was acknowledged before me on this j � day of April,2003 by Linda S. Vee, City Clerk of the City of Orono, a Minnesota municipal corporation and said instrument was executed on behalf of the City. - ;�� ' , ,, ^ n �� •��° " RACHEL DODGE �, ,�C. `��,, l�-� f ��`�/�., �'� i' �' �, NOTARY PUBLIC-M1NNE."•OTA ��. � Notary Public �'v �. .. �r Conrr�inlon E�i'es J�r►.31,2005 ti ,�� ..�:,:�µ�:�. . .�.. State af Minnesota ) ) ss. County of Hennepin ) This instrument was acknowled�ed before me this � day of��—�C�.ntil�/,12003 by Shane Rudd,husband of Kristine Rudd. . � ' �c+� �-E l��CS�—. RACHEL DODGE � , �? � � NOTARYPUBUC-MINNG"ora �: � NotaryPubliC '�' ` My c;omrnission Exp�res ra,.s�,zec5 ` �' Pa?e 5 of 6 � � '� I �O� O � O �� ,� C ITY of URONU � . :. � � �' ~' RESOLUTION OF THE CITY COUNCIL �t`4k'ESYiOg'�G NO. � 9 �; a� State of Minnesota ) ) ss. County of Hennepin ) This instrument was acknowledged before me this �h day of , her 2003 by Kristine Rudd,wife of Shane Rudd. . �_p �� O�.c� � Notary Public F� � RACHEL DOCJE ��: . �2 ( � NOT/LRY PUIIL:C-�:;'ti�":^OTA ;:: _ ""j Cemrr�i,ssan Fx�irs Je: . .2�G.i `` t;, .�.::�:.__ -----^--�-._...^"---- _ Pa�e 6 of 6 CERTIFICATE OF SURVEY FOR SITANE 8c .KRIS .RUDD - � ,- dF`� LOT 14, BLOCK 6, MINNETONKA SUMMIT PARK EXISTING - D� HENNCPIN COUNTY, MINNESOTA HousE EXISTING � , DECK GARAGE , „ `�- IECAI DESCR�PTION OF PREMISES : .- """" n ._. ._. �� lol 14, Block 6, MINNETONKA SU.MIT PARK - e� �� J�t � _ � � � o : denolea Iron morXer � �/ � (vae.7): denole� eMlating epot elevolion, mcon eeo Ievei dotvn 149�33 , N '/y ^�' � ;.uiMO (P � Bearinqs ahown ore boeed �pon on aeauned dalvn, o � [� �� O �t� 1U ' :.' �3°a9� � ,� °„� •" - ,�, . 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