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Home My WebLink About99-041 Variance April 12, 2000 Brad & Michelle Lein 3852 Pershing Street SW Prior Lake, MN 55372 Dear Mr. & Mrs. Lein: The City has determined your new deck addition does not meet the requirements of Resolution 99-016PC and Exhibit A, as depicted on the survey you submitted with your building permit. The deck stairs and landing area encroach beyond the allowable setback of 5.82 feet as shown on Exhibit A, and as approved by the Planning Commission on July 26, 1999. The City shall require you to remove that portion of deck that encroaches beyond the approved setback. This office would like to solicit your cooperation and community spirit in correcting the violation on or before May 1, 2000. Should you have any questions regarding this matter, please call my direct phone number at 447-9854 between 8:00 a.m. and 4:30 p.m., Monday through Friday, and I will assist you. Thank you for your cooperation. Sincerely, 1 Steven Horsman Zoning Administrator 16200 ~filM6Ck Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245 AN EQUAL OPPORTUNITY EMPLOYER \. Project # Doc. No. T 1 06088 File Vol. 74 Page 119 Gert. 24915 OFFICE OF THE REGISTRAR OF TITlES scon COUNTY, MNNESOTA Certified Filed on 08-10-1999 at 04:20 [JAM [xJ PM Pat Boeckman, Registrar of Titles 01 by C./ , Deputy Fee: $30.50 STATE OF MINNESOTA) )ss. COUNTY OF SCOTT ) The undersigned, duly qualified and Deputy City Clerk of the City of Prior Lake, hereby certifies the attached hereto is a true and correct copy of the original. RESOLUTION # 99-16PC CASE FILE # 99-041 on file in the office of the City Planner, City of Prior Lake. Dated this 29 day of July, 1999. (City Seal) 16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245 1:ltemplatclvarianceltruccopy.doc AN EQUAL OPPORTUNITY EMPLOYER RESOLUTION 99-16PC A 6.5 FOOT AND 5.68 FOOT VARIANCE TO PERMIT A GARAGE/ROOM ADDITION WITH SIDE SETBACKS OF 10 FEET AND 5.82 FEET INSTEAD OF THE REQUIRED 16.5 FEET AND 11.5 FEET, AND A.8 FOOT VARIANCE TO PERMIT A 14.2 FOOT SUM OF SIDE YARD SETBACK INSTEAD OF THE REQUIRED 15 FOOT SETBACK. BE IT RESOLVED BY the Board of Adjustment ofthe City of Prior Lake, Minnesota; FINDINGS 1. Bradley and Michele Lein have applied for a variance from the Zoning Ordinance in order to permit the construction of a garage and room addition on property located in the R-l (Low Density Residential) District and the SD (Shoreland Overlay) District at the following location, to wit; 3852 Pershing Street SW, legally described as Lot 35, Green Heights, Scott County, MN. 2. The Board of Adjustment has reviewed the application for variance as contained in Case #99-041 and held hearings thereon on July 12, 1999. 3. The Board of Adjustment has considered the effect of the proposed variances upon the health, safety, and welfare of the community, the existing and anticipated traffic conditions, light and air, danger of fire, risk to the public safety, the effect on property values in the surrounding area and the effect of the proposed variances on the Comprehensive Plan. 4. Because of conditions on the subject property and on the surrounding property, it is possible to use the subject property in such a way that the proposed variances will not result in the impairment of an adequate supply of light and air to adjacent properties, unreasonably increase congestion in the public streets, increase the danger of fire, and danger to the public safety, unreasonably diminish or impair health, safety, comfort, morals or in any other respect be contrary to the Zoning Ordinance and Comprehensive Plan. 16200 E~~rP~~Ek~0~~O~~t9p~?g~.t~le, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245 AN EQUAL OPPORTUNITY EMPLOYER 5. The special conditions applying to the subject property are unique to such property, and do not generally apply to other land in the district in which such land is located. The unique circumstances applicable to this property include the substandard lot size, the fact that the property was platted prior to the adoption of the zoning ordinance, the location of the existing house, and the lack of a garage on the site. 6. The granting of the variance is necessary for the preservation and enjoyment of a substantial property right of the applicant. The variances will not serve merely as a convenience to the applicants, but are necessary to alleviate demonstrable hardship. The factors listed above do not allow for an alternative location of a garage without the variances. 7. The contents of Planning Case 99-041 are hereby entered into and made a part of the public record and the record of decision for this case. Pursuant to Section 1108.418 of the Ordinance Code these variances will be deemed to be abandoned, and thus will be null and void one (1) year from the date of approval if the holder of the variances has failed to obtain any necessary, required or appropriate permits for the completion of contemplated improvements including the future structure, yet to be designed. CONCLUSION Based upon the Findings set forth above, the Board of Adjustment hereby grants and approves the following variances, as shown in attached Exhibit A with the condition as shown in attached Exhibit B, for future development on the lot meeting required setbacks; 1. A 6.5 foot variance permitting a 10 foot side yard setback instead of the required 16.5 foot variance for a garage/room addition. 2. A 5.68 foot variance permitting a 5.82 foot side yard setback in place of the required 11.5 foot setback for a garage/room addition. 3. A 0.8 foot variance permitting a 14.2 foot sum of side yard setback in place of the required 15 foot. 4. The existing impervious surface area of 3,679 square feet shall not be increased as shown in Exhibit B. 5. The applicant/owner is required to provide grading plans acceptable to the City Engineer for the treatment of storm water runoff prior to approval of a building permit. 6. The variance must be recorded and proof of recording submitted to the Planning Department within 60 days. Pursuant to Section 1108.415 of the City Code, the variance will be null and void if the necessary permits are not obtained for the proposed structure within one year after adoption of this resolution. 1:\99fi1es\99var\99-041 \re9916pc.doc 2 Adopted by the Board of Adjustment on July 26~ Anthony Stamson, Chair ATTEST: ~ e. ~ kt (fAlL. Donald R. Rye, Planning Director I: \99fi1es\99var\99-041 \re9916pc.doc 3 Building Permit BRAD AND Survey for: MICHELE LE/N EXHIBIT A ~ C> ,~ ~ o ~ ~ ~~(i'1Jt~1) ~!"--t< r {5!)Jl~5 ., ,5 \ 5 . : ~ 10 'M' \ ~ 4' 95{B 35 ;t\ l' ~ "\~oo"" ~ :''''~ . 10. 0;) 0\ N ~ . \0 94~.9 ~ ~ ..- '8::;8 34 36 <':>w Zlfl ~:J lDo XI. w ----- ------ --- ~ ~ PEJ~SH'NG --- N ----- I Scale: 1 inch = 30 feet 939.555.00 SlREO SOUTHWEST \': ----- -,.-----.-- LEGAL DESCRIPTION , hereby certify thot this is 0 true ond correct representation of 0 survey of the boundories of the land above described and of the locotion of o proposed house. Lot J5, GREEN HEIGHTS, according to the recorded plat thereof, Scott County, Minnesota. Doted this 4th doy of Moy, 1999. REHDER &. ASSOCIATES, INC. Garage Floor E/evolion - 942.00 Firsl Floor Addition E/evolion = 950..)4 Bosemenl Floor Elevalian = 942.00 P/~~-- Alvin R. Rehder, Land Surveyor Minnesota Registration No. 13295 Revised May 25, 1999 Revised June 10, 1999 Revised June 16, 1999 Rehder and Associates. 'nc. CIVIL ENGINEERS AND LAND SURVEYORS Area B,J 11 square feet (0.1 9 1 acre). J440 rederal Orfve- . sun. 240 . [ooon_ IItM..Dta . Pttone (851' 452-5051 JOB: 994-1139.011 EXHIBIT B City of Prior Lake Impervious Surface Calculations Property Address: 3852 Pershing Street Southwest Lot Area: 8,311 Square Feet Square Feet x 30% = 2,493 Square Feet Existing Conditions: House Dri veway, Walks Shed 1296 Square Feet 2260 Square Feel 123 Square Feet TOTAL . 3679 Square Feet Proposed Conditions: House Driveway, Walks, Retaining Wall Shed 2406 Square Feet 1150 Square Feet 123 Square feet TOTAL 3679 Square Feet Prepared By 4L ~H'LJC:/L Date Jq,.</~ /?,,, /9P9 Company /fEHOE"..-e. ,:,," 4..5soc.. .. Z"N< , Phone # ~~/) ~ 52 - S?:J-s I , ./ ASSENT OF APPLICANT File # 99-041 - - As Approved by Resolution # _99-16PC_ The undersigned hereby assents to the following: 1. I have read the conclusions and conditions of said Resolution, and I am familiar with their contents and with the content ofthe exhibits. 2. I fully accept all of the terms and conditions of said Resolution. 3. I understand Section 1108.400 of the Prior Lake Ordinance Code provides as follows: 1108.413 Revocation and Cancellation of a Variance. A Variance may be revoked and canceled if the Zoning Administrator determines that the holder of an existing Variance has violated any of the conditions or requirements imposed as a condition to approval of the Variance, or has violated any other applicable laws, ordinances, or enforceable regulation. 1108.414 After One Year. No Construction Required. All Variances shall be revoked and canceled if 1 year has elapsed from the date of the adoption of the resolution granting the Variance and the holder of the Variance has failed to make substantial use of the premises according to the provisions contained in the Variance. 1108.415 After One Year. New Construction Reauired. All Variances shall be revoked and canceled after 1 year has elapsed from the date of the adoption of the resolution granting the Variance if a new structure or alteration or substantial repair of an existing building is required by the Variance and the holder has failed to complete the work, unless a valid building permit authorizing such work has been issued and work is progressing in an orderly way. 1108.416 Upon Occurrence of Certain Events. If the holder of a Variance fails to make actual use of vacant land, or land and structures which were existing when the Variance was issued and no new structure, alteration or substantial repair to existing buildings was required; or if a new structure was required by the Variance and no building permit has been obtained, the Variance shall be deemed revoked and canceled upon the occurrence of any of the following events: (1) A change in the Use District for such lands is made by amendment to the Zoning Ordinance by the City Council. L:\99FILES\99V AR\99-04 I \ASSENT.DOC 1 16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245 AN EQUAL OPPORTUNITY EMPLOYER ~' .. (2) Eminent domain proceedings have been initiated to take all or any part of the premises described in the Variance. (3) The use described in the Variance becomes an illegal activity under the laws of the United States of America or the State of Minnesota. (4) Title to all or part of land described in such Variance is forfeited to the State of Minnesota for nonpayment of taxes. (5) The person to whom the Variance was issued files a written statement in which that person states that the Variance has been abandoned. The statement shall describe the land involved or state the resolution number under which the Variance was granted. (6) The premises for which the Variance was issued are used by the person to whom the Variance was issued in a manner inconsistent with the provisions of such Variance. 4. I understand the granting by the City ofthis Resolution is in reliance on the representations that I will fully comply with all of the terms and conditions of said Resolution. I understand and agree upon notice of non-compliance with any term or condition, I shall immediately cease conducting activities pursuant to the notice or will take all actions necessary to accomplish full compliance with said notice and conditions ofthe Resolution. r:c ~/O --9 C( ~cr~ SIGNATURE. OF APPLICANT ~ ~~~c SIGNATURE OF OWNER DATE 3852 PERSHING STREET SW, PRIOR LAKE, MN ADDRESS OF PROPERTY L:\99FILES\99V AR\99-041 \ASSENT.DOC 2 09/08/99 14:32 FAX 6124476146 -JAMES BERG COUNTY AUDITOR MICHELE LEIN SERVICE-OBJECT RECEIVED FOR 6700/3402 SERVICE FEES PAID BY CASH OR YOUR CHECK i 15447 LEIN HEATING 99/08/10 16:23 AUD# llJ02 M.ICHAEL NGUyEN COUNTY TREASURER RECEIPT # 5142 YEAR F/A# CLIENT/PROJ# MIA TOTAL TENDER CHANGE TOTAL 30.50 30.5 30.5 AGENDA ITEM: SUBJECT: SITE: PRESENTER: REVIEWED BY: PUBLIC HEARING: DATE: INTRODUCTION: PLANNING REPORT 5A CONSIDER RESOLUTION 99-016PC APPROVING A SIDE YARD AND SUM OF SIDE YARD SETBACK VARIANCES FOR BRAD & MICHELE LEIN, Case File #99-041 3852 PERSHING STREET STEVEN HORSMAN, ZONING ADMINISTRATOR JANE KANSIER, PLANNING COORDINATOR YES -1L- NO JULY 26, 1999 On July 12, 1999 the Planning Commission held a public hearing considering variances for 6.5 foot and 5.68 foot side yard setbacks and a .8 foot combined sum side yard setback for a garage/room addition to an existing structure on a non-conforming lot of record. After closing the public hearing and continued discussion, the Planning Commission directed staff to prepare a resolution granting the applicants variance request, rather than the required side yard setbacks of 16.5 and 11.5 feet, and 15 foot combined sum setback. The resolution was to include conditions for no increase in impervious surface and approval by the City Engineer of a grading plan for the treatment of storm water runoff, along with the findings of fact as discussed in the staff report and Exhibits A and B. RECOMMENDATION: The attached Resolution is consistent with the Planning Commission's direction. The staff recommends adoption of the attached Resolution. L:\99FILES\99V AR \99-041 \99041PC2.DOC 16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245 AN EQUAL OPPORTUNITY EMPLOYER ALTERNATIVES: 1. Adopt Resolution 99-016PC approving the Variances for two side yard setbacks and a sum of side yard setback as directed of staff to prepare. 2. Table or continue discussion of the item for specific purpose. ACTION REQUIRED: Motion and second adopting Resolution 99-016PC. L:\99FI LES\99V AR\99-041 \99041 PC2. DOC Page 2 EXHIBIT B City of Prior Lake Impervious Surface Calculations Property Address: 3852 Pershing Street Southwest Lot Area: 8,311 Square Feet Square Feet x 30% = 2,493 Square Feet Existing Conditions: House Dri veway, Walks Shed 1296 Square Feet 2260 Square Feet 123 Square Feet TOTAL . 3679 Square Feet Proposed Conditions: House Driveway, Walks, Retaining Wall Shed 2406 Square Feet 1150 Square Feel 123 Square Feet TOTAL 3679 Square Feet Prepared By 4~ ~H.oC:/L Date J~.N'~ /?,,, /P99 Company dcHOE...-e. ~". 4..:5SdC .. I"N<. Phone # ~/) '/' 5Z - S<:Js I , , ./ PLANNING COMMISSION MINUTES MONDAY, JULY 26,1999 1. Call to Order: The July 26, 1999, Planning Commission meeting was called to order by Vice Chair V onhof at 6:30 p.m. Those present were Commissioners Cramer, Criego, Kuykendall and Vonhof, Planning Coordinator Jane Kansier, Planner Jenni Tovar, Zoning Administrator Steve Horsman, Assistant City Engineer Sue McDermott and Recording Secretary Connie Carlson. 2. Roll Call: V onhof Kuykendall Criego Cramer Stamson Present Present Present Present Absent 3. Approval of Minutes: The Minutes from the July 12, 1999 Planning Commission meeting were approved as presented. The applicants for the first item were not present, therefore Item A. of Old Business was called. 5. Old Business: ~ A. Case File #99-041 approval of variances by Resolution 99-16PC - Brad and Michele Lein. Zoning Administrator Steve Horsman presented the Resolution. MOTION BY CRAMER, SECOND BY CRIEGO, TO ADOPT RESOLUTION 99-16PC GRANTING A 6.5 FOOT AND 5.68 FOOT VARIANCE TO PERMIT A GARAGE/ROOM ADDITION WITH SIDE SETBACKS OF 10 FEET AND 5.82 FEET INSTEAD OF THE REQUIRED 16.5 FEET AND 11.5 FEET, AND A .8 FOOT VARIANCE TO PERMIT A 14.2 FOOT SUM OF SIDE YARD SETBACK INSTEAD OF THE REQUIRED 15 FOOT SETBACK. Vote taken signified ayes by all. MOTION CARRIED. 4. Public Hearings: Commissioner V onhof read the procedures for the public hearing. Planning Commission M.in. utes Cot] -r-'dfo- ) 1:\99files\99plcomm\pcmin\rnn072699.doc PLANNING REPORT AGENDA ITEM: SUBJECT: SITE: PRESENTER: REVIEWED BY: PUBLIC HEARING: DATE: 4C CONSIDER A SIDE YARD SETBACK VARIANCE FOR BRADLEY & MICHELE LEIN - Case File #99-041 3852 PERSHING STREET STEVEN HORSMAN, ZONING ADMINISTRATOR JANE KANSIER, PLANNING COORDINATOR _X_ YES NO JULY 12, 1999 INTRODUCTION: The Planning Department received a variance application on June 10, 1999, from Brad & Michele Lein proposing to construct a garage and room addition to an existing single family home without a garage. The proposed addition includes two levels and totals 2,220 square feet, with a tuck under garage of 847.5 square feet and mechanical room of 262.5 square feet on the main level. The second level includes a family room, bedroom and bath with a total of 1,110 square feet (see attached floor plans). The existing impervious surface area is 3,679 square feet with a lot area of 8,311 square feet. This amounts to a 44% impervious surface coverage which exceeds the allowable 30% coverage by 14%. The applicant intends to eliminate a portion of the existing driveway and walkway to offset the coverage of the addition. The end result will not increase the existing impervious surface ratio as allowed under City Code 1104.306 (1). The impervious surface calculations are supplied by Rehder and Associates, Inc. dated June 16, 1999 (see attached Exhibit B). The applicants have submitted a copy of survey with impervious surface calculations, preliminary building plans and a letter to address the nine hardship criteria required for variance approval (see attached). DISCUSSION: The property is located within the R-1 (Suburban Residential) and the SD (Shoreland Overlay) Districts. The lot is substandard with a dimension width of fifty five (55) feet. One sideyard setback of five (5) feet is allowed for L:\99FILES\99VAR\99-041\99-041PC.DOC Page 1 16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245 AN EQUAL OPPORTUNITY EMPLOYER nonconforming lots of record. In addition, the sum of the side yard must be at least 15 feet. The applicants' proposal provides a 5' and a 10' side yard setback for the new addition. However, Section 1102.405 (6) states 'the width of the side yard abutting a building wall shall be increased 2 inches for each 1 foot the length of the wall of the building exceeds 40 feet". The wall on the east side of the lot is 79 feet, therefore a16.5' setback is required. The applicants have requested a variance of 6.5 feet along the east property line. In addition, the wall on the west side of the lot is 79 feet, thereby requiring an 11.5' setback. The applicant has also requested a variance of 5.68 feet for the portion of garage/room addition along the west property line. Finally, a variance to City Code 1101.502 (8) Required Yards, which states in part, "the sum of the side yards on the nonconforming lot is at least 15 feet" (see attached) is also requested. As proposed the 5.82 setback for the addition and the existing structure setback of 8.38 feet totals 14.2 feet requiring another variance of .8 feet. The proposed addition and existing structure are depicted on a copy of the Certificate of Survey by Rehder & Associates, Inc., dated May 4, 1999 (attached Exhibit A). The applicant does riot own either of the adjacent parcels. The noted 10 foot walkway adjacent to the north and east lot lines were platted for the benefit of owners of record in the Green Heights Addition. Lot attributes are as follows: Size Requirement to Variance be Buildable Requested (as a substandard lot) Area 8,311 sq. ft. 7,500 sq. ft. N/A (above 904 el) Lot Width 55 feet 50 feet N/A (measured at setback) Side Yard Setbacks East 16.5 feet N/A 6.5 feet West 11 .5 feet N/A 5.6 feet Sum 15 feet N/A 0.8 feet VARIANCE HARDSHIP STANDARDS 1. Where by reason of narrowness, shallowness, or shape of a lot, or where by reason of exceptional topographical or water conditions or other extraordinary and exceptional conditions of such lot, the strict application of the terms of this Ordinance would result in peculiar and practical difficulties or exceptional or undue hardship upon the owner of such lot in developing or using such lot in a manner customary and legally permissible within the Use District in which said lot is located. This criteria addresses the lot shape and dimensions and their relation to practical difficulties or undue hardship placed upon the owner for use in a L:\99FI LES\99V AR\99-041 \99-041 pc. DOC Page 2 manner customary and permissible. Reasonable use may be made of the property if the Ordinance is literally enforced. However, a 55 foot lot is considered substandard and variance requests to garage setback have been considered a reasonable hardship by past commissions when no garage exists. The setback variance requested along the east property line can be eliminated by downsizing the proposed addition. 2. Conditions applying to the structure or land in question are peculiar to the property or immediately adjoining property, and do not apply, generally, to other land or structures in the Use District in which the land is located. The unique circumstance is the existing structure and its position on the lot which prohibits the construction of a garage without a variance. This is an existing condition created when the home was built in 1977 and cannot be altered to meet the ordinance requirements, so hardship does appear to exist in relation to the structure and its position on the lot. The literal enforcement of the additional 6.5 foot setback would limit the garage overhead door width to approximately 9.5 feet at the entrance. 3. The granting of the proposed Variance is necessary for the preservation and enjoyment of a substantial property right of the owner. These are conditions which have existed since the property was constructed in 1977. The proposed garage/room addition setback is a hardship brought on by a change in the zoning code and is not the result of the applicant's actions. However, expansion or intensification of a legal nonconforming structure is not permitted by city code and the room portion of the proposed addition can meet the ordinance requirements with design changes. 4. The granting of the proposed Variance will not impair an adequate supply of light and air to the adjacent property, unreasonably increase the congestion in the public streets, increase the danger of fire, or endanger the public safety. The granting of the garage/room addition setback variance is not contrary to the public interest with the addition set back to the rear of the existing structure. In this location there is a minimal affect on adjacent properties. As noted, the required setback on the east side of the property can be maintained with a different design. However, the adjacent walkway does provide additional area between this property and the adjacent lot. 5. The granting of the Variance will not unreasonably impact on the character and development of the neighborhood, unreasonably diminish or impair established property values in the surrounding area, or in any other way impair the health safety, and comfort of the area. L:\99FILES\99V AR\99-041 \99-041 pc. DOC Page 3 Established property values should not be diminished in the surrounding area and may improve with the garage/room addition. The health safety, and comfort should not be impaired with the granting of this variance because a minimum 15 foot separation between adjacent buildings is maintained. 6. The granting of the proposed Variance will not be contrary to the intent of this Ordinance and the Comprehensive Plan. The granting of the proposed Variance to the required setback on the west side does not appear contrary to the intent of the Ordinance and the Comprehensive Plan with the garage side setback. The required setback on the east side can be maintained by redesigning the addition. 7. The granting of the Variance will not merely serve as a convenience to the applicant but is necessary to alleviate a demonstrable undue hardship or difficulty. In relation to the structure's position on the lot a setback variance for the garage/room addition appears to be a hardship. The setback variance on the east side is not necessary to alleviate a hardship. 8. The hardship results from the application of the provisions of this Ordinance to the affected property and does not result from actions of the owners of the property. The hardship, with respect to the setback variance on the west side of the property, results from the application of the provisions of this Ordinance to the affected property and not the actions of the property owner and how the structure was placed at the time of construction. The hardship pertaining to the setback on the east side of the property are a result of the actions of the applicant. 9. Increased development or construction costs or economic hardship alone shall not be grounds for granting a Variance. Economic hardship or construction costs do not appear to apply in this case as it applies to the setback for the proposed garage addition. The need for a setback variance along the east side of the property can be eliminated by redesigning the proposed addition. RECOMMENDATION: Staff has concluded the variance for a side yard setback and for the required 15' combined sideyard setback for the garage/room portion of the addition along the west property line meets the above criteria. This shall allow for a minimum L:\99FI LES\99V AR\99-041 \99-041 PC. DOC Page 4 building setback along the west property line of 5.82 feet and a variance of 5.68 feet from the required 11.5 feet per City Code 1102.405. However, the 6.5 foot variance request for the room portion of the addition on the east lot line does not meet hardship criteria and should be setback 16.5 feet from the property line, as prescribed in the Zoning Ordinance. Approval of any variances should also be subject to the condition that the existing amount of impervious surface will not increase and that the applicant provide grading plans acceptable to the City Engineer for the treatment of storm water runoff prior to building permit approval. ALTERNATIVES: 1. Approve the variance requested by the applicant, or any variance the Planning Commission deems appropriate in the circumstances. 2. Approve the variance for the setback along the west side of the property and deny the variance for the setback along the east side of the property as recommended by the staff. 3. Table or continue discussion of the item for specific purpose. 4. Deny the application because the Planning Commission finds a lack of demonstrated hardship under the zoning code criteria. ACTION REQUIRED: Staff recommends Alternative #2. A motion and second adopting attached Resolution #99-12PC approving a 5.68 foot setback variance for the garage/room addition to be setback 5.82 feet from the west lot line and a .8 foot variance to a 14.2 foot combined side yard setback, subject to the conditions listed in the resolution. A motion and second adopting Resolution #99-15PC denying the 6.5 setback variance for the room portion of the addition is also required. L:\99FILES\99V AR\99-041 \99-041 pc. DOC Page 5 RESOLUTION 99-12PC A 5.68 FOOT VARIANCE TO PERMIT A GARAGE/ROOM ADDITION SETBACK OF 5.82 FEET INSTEAD OF THE REQUIRED 11.5 FEET, AND A.8 FOOT VARIANCE FOR A 14.2 FOOT COMBINED SIDE YARD SETBACK. BE IT RESOLVED BY the Board of Adjustment of the City of Prior Lake, Minnesota; FINDINGS 1. Bradley and Michele Lein have applied for a variance from the Zoning Ordinance in order to permit the construction of a garage and room addition on property located in the R-I (Low Density Residential) District and the SD (Shoreland Overlay) District at the following location, to wit; 3852 Pershing Street , legally described as Lot 35, Green Heights, Scott County, MN. 2. The Board of Adjustment has reviewed the application for variance as contained in Case #99-041 and held hearings thereon on July 12, 1999. 3. The Board of Adjustment has considered the effect of the proposed variances upon the health, safety, and welfare of the community, the existing and anticipated traffic conditions, light and air, danger of fire, risk to the public safety, the effect on property values in the surrounding area and the effect of the proposed variances on the Comprehensive Plan. 4. Because of conditions on the subject property and on the surrounding property, it is possible to use the subject property in such a way that the proposed variances will not result in the impairment of an adequate supply of light and air to adjacent properties, unreasonably increase congestion in the public streets, increase the danger of fire, and danger to the public safety, unreasonably diminish or impair health, safety, comfort, morals or in any other respect be contrary to the Zoning Ordinance and Comprehensive Plan. 5. The special conditions applying to the subject property are unique to such property, and do not generally apply to other land in the district in which such land is located. The unique circumstances applicable to this property include the substandard lot size, the fact that the property was platted prior to the incorporation of the City, the location of the existing house, and the lack of a garage on the site. 1: \99files\99var\99-041 \re99I 2pc.doc 1 16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 4Zl7-4245 AN EQUAL OPPORTUNITY EMPLOYER 6. The granting of the variance is necessary for the preservation and enjoyment of a substantial property right of the applicant. The variances will not serve merely as a convenience to the applicants, but are necessary to alleviate demonstrable hardship. The factors listed above do not allow for an alternative location of a garage without the variances. 7. The contents of Planning Case 99-041 are hereby entered into and made a part of the public record and the record of decision for this case. Pursuant to Section 1108.418 of the Ordinance Code these variances will be deemed to be abandoned, and thus will be null and void one (1) year from the date of approval if the holder of the variances has failed to obtain any necessary, required or appropriate permits for the completion of contemplated improvements including the future structure, yet to be designed. CONCLUSION Based upon the Findings set forth above, the Board of Adjustment hereby grants and approves the following variances, as shown in attached Exhibit A and Exhibit B, for future development on the lot meeting required setbacks; 1. A 5.68 foot variance permitting a 5.82 foot side yard setback in place of the required 11.5 foot setback for the garage/room addition nearest the west property line. 2. A 0.8 foot variance permitting a 14.2 foot combined side yard setback in place of the required 15 foot setback. 3. The existing impervious surface area of 3,679 square feet shall not be increased. 4. The applicant/owner is required to provide grading plans acceptable to the City Engineer for the treatment of storm water runoff prior to approval of a building permit. 5. The variance must be recorded and proof of recording submitted to the Planning Department within 60 days. Pursuant to Section 1108.415 of the City Code, the variance will be null and void if the necessary permits are not obtained for the proposed structure within one year after adoption of this resolution. Adopted by the Board of Adjustment on July 12, 1999. Anthony Stamson, Chair ATTEST: Donald R. Rye, Planning Director 1:\99files\99var\99-041 \re9912pc.doc 2 RESOLUTION 99-15PC A RESOLUTION DENYING A 6.5 FOOT VARIANCE TO A 10 FOOT SIDE YARD SETBACK INSTEAD OF THE REQUIRED 16.5 FEET. BE IT RESOLVED BY the Board of Adjustment ofthe City of Prior Lake, Minnesota; FINDINGS 1. Bradley & Michele Lein has applied for variances from the Zoning Ordinance in order to permit the construction of a garage/room addition on property located in the R-1 (Low Density Residential) District and the SD (Shoreland Overlay) District at the following location, to wit; 3852 Pershing Street, legally described as Lot 35, Green Heights, Scott County MN. 2. The Board of Adjustment has reviewed the application for variances as contained in Case #99-041 and held hearings thereon on July 12, 1999. 3. The Board of Adjustment has considered the effect ofthe proposed variance upon the health, safety, and welfare of the community, the existing and anticipated traffic conditions, light and air, danger of fire, risk to the public safety, the effect on property values in the surrounding area and the effect of the proposed variance on the Comprehensive Plan. 4. Because of conditions on the subject property and on the surrounding property, the proposed variance will result in the impairment of an adequate supply of light and air to adjacent properties, unreasonably increase congestion in the public streets, increase the danger of fire, and danger to the public safety, unreasonably diminish or impair health, safety, comfort, morals or in any other respect be contrary to the Zoning Ordinance and Comprehensive Plan. 5. The applicant has control over the house design and shape, such that the hardship created has been created by the applicant. Reasonable use of the property exists with a smaller building addition footprint. 6. While this is a substandard lot, there is no justifiable hardship caused by the lack of a room addition as reasonable use of the property exists without the granting of the VarIance. 1:\99files\99var\99-041 \re9915pc.doc 1 16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245 AN EQUAL OPPORTUNITY EMPLOYER 7. The granting of the variance, as originally requested, is not necessary for the preservation and enjoyment of a substantial property right of the applicant. The variance will serve merely as a convenience to the applicant, and is not necessary to alleviate demonstrable hardship. The factors above allow for an alternative structure to be permitted with a reduced variance or none at all. 8. The contents of Planning Case #99-41 are hereby entered into and made a part ofthe public record and the record of decision for this case. CONCLUSION Based upon the Findings set forth above, the Board of Adjustment hereby denies the following variance for a future garage/room addition onto a single family dwelling (as shown in attached Exhibit A); 1. A 6.5 foot variance for a 10 foot side yard setback in place ofthe required 16.5 feet. Adopted by the Board of Adjustment on July 12, 1999. Anthony Stamson, Chair ATTEST: Donald R. Rye, Planning Director 1:\99files\99var\99-041 \re9915pc.doc 2 3852 Pershing Street 6J ~U\U1;~~ "- -~ ~ 333f 3l 1 3l 71 ~~~\~~:~~ " ,,\~&/ ~ - , 1 ~ - "1 ~ /. .3 - - r- ..:.J BASSWOOD RO I 8 t# . 1 _ L.o... 1 , ~V, ' -z:~~z: 7....1 3....1 W 8 ~X _~_ 0 II i IS 4 s:;:: ~(~ . 500 o 500 Feet I <""~-l ~. ~~VJ.~li~" : ;.,'\ '\/, " ~ , , ~\Jt 'fi p~, : ,0 4;11.~~ld: ~ .~ ...,'I~~~ tijj ~ ~~~1i - -~ <'>,. <c _ _ -y, . ~~ ;~. .:-P .~~ I cT. '10-"'"'" \~i ~ ~ -,. . =1ft+ t---:- .,lhBj Ill' 0:. ~ ppu.... f\~ ~ N City of Prior Lake Planning Commission City of Prior Lake Planning Department June 1999 We have met with City of Prior Lake Staff in the Planning Department since May 1st to discuss alternative plans that would meet the City of Prior Lake zoning requirements and give us the opportunity to add a garage to our property. Our home does not currently and has never had a garage in the entire 21 years we have been Homeowners of this property. After ,careful consideration and many meetings with the City's Planning. Department, we have come up with a final plan. Our house was initially constructed in October of 1977. The contractor we purchased the home from placed the house on the lot. Our home is on a small narrow lot that is considered substandard by City requirements and zoning today. Our p'-an is to construct a garage addition to our existing house. We are staying within our existing impervious surfaces and within all city requirements to the best of our ability. The exception to this is the variance we are requesting. We do not see any alternatives to this plan in order to meet other zoning requirements. -2- We believe we meet the hardship requirements in the following way: 1. Where by reason of narrowness of our specinc lot, the application of this Code would make our addition impractical and virtually impossible while following other codes and standards, specifically impervious surfaces. 2. Because of the existing placement of our house this is the only logical and practical way to add a garage. 3. The granting of the proposed Variance is necessary to preserve the enjoyment of our home and have the right to have a garage which is considered a necessity in Minnesota. 4. Th~ granting of this Variance will not impair adequate supply of light and air to the adjacent properties, will not increase congestion in public streets, increase danger of nre or endanger public safety. 5. The granting of this Variance will only enhance the character and development of our neighborhood and will in no way diminish property values or impair health, safety or comfort of the area. 6. The granting of the proposed Variance will not be contrary to the intent of this Code, because we have chosen to eliminate many possibilities of other variances and go with asking for the least we could to get by, rather than asking for more vanances. -3- 7. The granting of this Variance is not merely for convenience, but for hardship because we feel to not have a garage is a hardship. 8. The hardship exists not because of what we have done, but by the size of our lot and the way the existing house was place by the initial contractor. 9. We are not asking for this for any other purpose other than to be able to have a garage on our existing property for personal use. Thank you for your careful consideration of our request. ... ~-+ Bradley and Michele Lein 3852 Pershing St. SW Prior Lake 447-6182 ~ ~ fir 1101.503 (1) (2) (3) Zoning Code Nonconforming lots of record in the R-l and R-2 Use Districts may have side yards of not less than 5 feet if the following criteria are met: " ) ~ The sum of the side yards on the nonconforming lot is at least 15 feet. ~ No yard encroachments, as permitted in subsection 1101.503, are located within 5 feet of an adjoining lot. ~ A minimum separation of 15 feet is maintained between all structures on the nonconforming lot and on the adjoining lot. Yard Encroachments. The following shall not be encroachments on yard requirements: Eaves and gutters, provided they do not extend more than 2 feet into a yard; and provided such encroachment is no closer than 5 feet from any lot line. Yard lights and nameplate signs for one and two family dwellings in the R-l, R-2, and R-3 Districts. Floodlights or other sources of light illuminating authorized illuminated signs, or illuminating parking areas, loading areas, or yards for safety and security purposes if these meet the regulations of subsection 1107.1800. ") '..,_.. (4) Flag poles, bird baths and other ornamental features detached from the principal building which are a minimum of 5 feet from any lot line. (5) Canopies no more than 12 feet wide are permitted in the "R-4", "C-1", "C-2", "C-5" and "1-1" Districts if they are open at the sides, comply with provisions of subsection 1101.506 and provide 14 feet of clearance if located over any access roadway or fire lane. (6) The following shall not be encroachments on front yard requirements: a. Awnings and door hoods which extend 5 feet or less into the required front yard. b. A vestibule which extends 5 feet or less into the required front yard under the following conditions: ~ The vestibule shall be designed, constructed and attached to the principal structure in compliance with j . ') the building'code. \J May 1, 1999 llOl/p40 City of Prior Lake /----....... ) () ,0 Zoning Code effective date of this Ordinance, may be further subdivided to create buildable parcels which meet the following standards: ~ The lot must have at least 75 feet of frontage at the front building line and at the Ordinary High Water elevation. ~ The lot must be at least 12,000 square feet in area above the Ordinary High Water elevation. This provision is effective for 6 months following the effective date of this Ordinance and expires on November 1, 1999. (4) Principal buildings. There shall be no more than 1 principal building on 1 lot except by Conditional Use Permit or as provided under subsection 1106.100 through 1106.600. 1101.502 Required Yards/Open Space. (1) The area of a yard, bufferyard, or other open space shall not be reduced below the minimum size required by this Ordinance.. (2) If the existing yard is less than the minimum size required by this Ordinance, it shall not be further reduced in size. (3) If the existing bufferyard or other open space is less than the minimum size required by this Ordinance, it shall not be reduced in size. (4) No yard or open space which is required by this Ordinance for any structure shall be included as a part of any yard or open space which is required by this Ordinance for another structure, except as provided in subsection 1107.2000. (5) Usable open space which is required by this Ordinance shall contain improvements such as outdoor swimming pools, patio areas, game areas, landscaped and grassy areas which contain benches, sculpture gardens, pedestrian paths and trails, or similar outdoor fixtures or features. Roofs, driveways, and parking areas shall not constitute usable open space. The minimum dimension of usable open space shall be 30 feet. (6) On a through lot, both street lines shall be front lot lines for the purpose of applying this Ordinance. (7) On a comer lot where the rear yard abuts the side yard of an interior lot, the setback for a detached accessory building is the same as the required front yard of the interior lot. City of Prior Lake May 1, 1999 llOllp39 (5) ~jr Zoning Ordinance Through lots and corner lots shall have a required front yard on each street. r The width of the side yard abutting a building wall shall be increased 2 inches for each 1 foot the length of the wall of the building exceeds 40 feet. For the purpose of this subsection, a wall includes any building wall within 10 degrees of being parallel to and abutting the side lot line of a lot. (7) Side yard widths may be reduced if the side wall of a building is not parallel by more than 10 degrees with the side lot line, to permit the average depth of the side yard to conform to the minimum side yard depth in the District, but no side yard shall be less than 5 feet deep. No side yard shall be reduced to prevent construction of a driveway from the street into the rear of the lot unless a garage which has access from the street is located on the lot or an alley provides a secondary access to the rear yard of the lot. (8) A single family dwelling which legally existed or for which a valid building permit had been granted on or before the effective date of this Ordinance, may be expanded by an addition or dormer, provided the addition does not extend into the existing side yard, and provided the combined width of the side yard for the building and the adjacent building is not less than 10 feet. ('....~ ..:-.;....i (9) Any parcel which is subdivided for the purpose of creating condominium ownership is permitted provided that the overall density created within all condominium parcels and the common lot do not exceed the maximum density permitted within the zoning district. Any front, rear, and side yard dimensions shall apply from the building face to the property line of the common lot. 1102.500: "R-2" Low To MEDIUM DENSITY RESIDENTIAL USE DISTRICT. The purpose of the "R-2" Low To Medium-Density Residential Use District is to provide areas which are or will be developed with a mixture of residential dwelling types that are of an overall low to medium density . 1102.501 Permitted Uses. The following uses are permitted in the "R-2" Low To Medium-Density Residential Use District if the use complies with the Residential Restrictions and Performance Standards of subsection 1102.800: May 1, 1999 City of Prior Lake l102/p18 /_.."\ } (-~ J ~ Zoning Ordinance J. All home occupations shall be subject to an annual inspection to insure compliance with the above conditions. k. All applicable permits from other governmental agencies have been obtained. (2) Group Day Care/Nursery School in a religious institution, community center, or academic educational institution complying with all of the following conditions: a. At least 40 square feet of outside play space per pupil is provided. b. The outside play areas are fenced and screened with a buffer yard. c. Drop off and loading points are established which do not interfere with traffic and pedestrian movements. ~ Dimensional Standards. (1) No structure shall exceed 3 stories or 35 feet in height, whichever is less, except as provided in subsection 1101.508. (2) The ground floor area ratio within the R-l Use District shall not exceed 0.3. (3) The following mtmmum requirements and those additional requirements, exception and modifications contained in provisions (4) through (9) below and in the Subdivision Ordinance shall govern the use and development of lots in the "R-l" Use District. Lot Area Lot Width Front Yard Side Yard Rear Yard (Sq. ft.) (ft.) (ft.) (ft.) (ft.) 12,000 86 25 10 25 (4) The depth of the front yard of a lot shall be at least 25 feet. If the :~ average depth of at least 2 existing front yards, for buildings within': . 150 feet along the same block front of the lot in question are less or greater than 35 feet, the required front yard shall be the average depth of such existing front yards. However, the depth of a front yard shall not be less than 20 feet or be required to exceed 50 feet. CitY, of Prior Lake May I, 1999 l102/p17 I ~ I ~ -, I ~ ~ < Zoning Code Building. Any structure having a roof which may provide shelter or enclosure of persons, animals or chattel. /~----.., "> ,.~ That portion of the exterior wall of a structure which shall lie in a vertical plane. One face shall be terminated by an exterior angle of at least 210 degrees framed by two exterior walls each being at least 18 feet in length or a curved portion of such exterior wall which shall have a central angle of 30 degrees or more. Building Height. A distance to be measured from the mean curb level along the front lot line or from the fInished grade level for all that portion of the structure having frontage on a public right-of-way whichever is higher to the top of the parapet or rooftop equipment, whichever is higher, of a flat roof, to the deck line of a mansard roof, to a point on the roof directly above the highest wall of a shed roof; to the uppermost point on a round or other arch type roof; or the mean distance of the highest gable on a pitched or hip roof. 5TO~Y -r .:c... FLAT .c;\..H:::IJ HElaHT c.....\ ..J ~M!NT :. I~ PJIl~ Caliper Inch. A unit of measurement describing the diameter of a tree measured 4.5 feet above the fInished grade level. Canopy Tree. A deciduous tree planted primarily for its high crown of foliage or overhead canopy. Carport. Space for the housing or storage of motor vehicles and enclosed on not more than 2 sides. Channel. The natural or artifIcial depression of perceptible extent along a stream or drainageway with a defInite bed and bank to confine and conduct flowing water either continuously or periodically. City. The City of Prior Lake, a municipal corporation, along with its duly authorized boards, commissions and representatives. ./ City of Prior Lake llOl/p12 May 1, 1999 Zoning Ordinance (1) The applicant for a building permit on that property shall provide a report prepared and signed by a professional engineer registered by the State of Minnesota on the impact any excavation, fill or placement of structures will have on the site and whether the excavation, fill or placement of structures will cause any slope to become unstable or will impose loads that may affect the safety of structures or slopes. The report shall also include the engineer's recommendations so the site development will not interfere with adequate drainage for the site or adjacent properties, will not obstruct, damage or adversely affect existing sewer or drainage facilities, will not adversely affect the quality of stormwater runoff, will not adversely affect downstream properties, wetlands or bodies of water and will not result in erosion or sedimentation. (2) The owner of the property shall provide certification from a professional engineer registered by the State of Minnesota that the fmal grading of the site was completed in compliance with an approved grading plan and that the recommendations contained in the engineer's report have been adhered to. (3) The Building Official, the Planning Director and the City Engineer may waive the engineer's report requirement for replacement decks, new decks or additions to existing decks, and additions or new structures not exceeding 480 square feet in size under all of the following conditions: , ') ,..-,-----/ a. An inspection of the site does not indicate any obvious erosion conditions. b. There is no history of bluff failure on the site or on the adjacent lots. c. All required setbacks are met. ~ "'114 Impervious Surface Covera~e: Impervious surface coverage for lots in all Use Districts shall not exceed 30 % of the lot area, except as provided in the following sections. Such impervious surface coverage shall be documented by a certificate of survey at the time of any zoning or building permit application, according to the defmitions of impervious surface as listed in subsection 1101.400. An existing site which is being altered, remodeled, or expanded without expanding the existing impervious surface may be allowed, provided that where appropriate and where necessary, structures and practices for the treatment of storm water runoff are in compliance with the Prior Lake Storm Water Management Plan.and approved by the City Engineer. ,', . )". '. ,. ~ City of Prior Lake l104/pS May 1, 1999 ~'''' L, ", Zoning Ordinance the purchase of property, environmental testing or remediation, demolition of structures and other similar activities. d. Reduction in Intensity. A non-conforming land use may be changed to a less intense non-conforming land use subject to approval by the Zoning Administrator. The property owner or tenant has the burden of providing evidence that the proposed land use is less intense than the existing non-conforming land use. . The Zoning Administrator shall consider the evidence provided by the property owner or tenant in evaluating relative intensities, including, but not limited to each of the following factors: ~ Hours of Operation; ~ Signage; ~ Off-street parking and loading; ~ Nature of business operations; ~ Type of equipment or machinery; ~ Outdoor storage; ~ Number of employees; ~ Aesthetic impacts on surrounding property; ~ Property values. "'-, I / The decision of the Zoning Administrator may be appealed in the manner set forth in subsection 1109.300. Nonconforming Structures. a. Permitted Construction. In the following cases, construction is permitted on or within a legal non-conforming structure: ~ Construction which is determined by the Building Official to be necessary to bring the building into compliance with applicable health and safety codes. ~ Construction which does not extend, expand or intensify the non- conformity . ~ Routine maintenance and non-structural alterations and repairs that do not extend the useful economic life of the structure. b. Any single family detached dwelling unit which exists on May 1, 1999, the effective date of this Ordinance, on any nonconforming lot located within the R-1, R-2, or R-3 Use District which is later destroyed by fIre or other natural disaster may be rebuilt if a building permit for reconstruction is issued within 365 days of its destruction and if it otherwise conforms with the provisions of this Ordinance. ,;<) May 1, 1999 City of Prior Lake l107/p57, l'"'""\ \:.J 1'-:-......., U Zoning Ordinance This provision allows a structure to be rebuilt as long as it meets setback, lot coverage, impervious surface and other applicable provisions. If the structure does not meet these standards, a variance will be required. (3) Non-Conformity as a Result of Government Action. If a governmental body takes land by exercise of its right of eminent domain and by that taking creates a parcel which does not conform to the width, area, or yard requirements of this Ordinance, the non-conforming parcel shall become a legal non-conformity and may be used thereafter only by complying with the provisions of this section, however, such a legal non-conformity is exempt from the amortization provisions as contained in this Ordinance. The same non-conforming status of the non-conforming parcel will result if the governmental body acquired the land by negotiation rather than by condemnation. If the owner of a property which becomes a legal non-conformity as the result of a governmental taking applies for a variance to reinstate the legal status to the property, the governmental taking shall constitute a hardship for the purpose of the variance. (4) Nonconforming Signs. All non-conforming signs must be brought into compliance with this Ordinance or removed within 1 year from the effective date of this Ordinance. - (5) Nonconforming Parking. a. Any use on any property which contains a non-conforming parking lot or paved area shall not be expanded or intensified unless the property is brought into compliance with. the standards contained in subsection 1107.204. However, all unpaved non-conforming parking lots must be brought into compliance with Section 1107.204 (5) within 5 years of the effective date of this Ordinance. In addition to the other penalties provided by law the City may withhold a Certificate of Occupancy for any property not in compliance with this Section. b. Any land use which does not provide the number of parking spaces required by subsection 1107.300 for the amount of parking provided may remain as a non-conformity; however, the land use may not be expanded or intensified unless it provides the parking spaces required under this Ordinance for the expansion or intensification. A use will be considered to be expanded or intensified if any of the following occur: )> The floor area is increased. May 1, 1999 City of Prior Lake 1107/p58 City of Prior Lake Impervious Surface Calculations Property Address: 3852 Pershing Street Southwest Lot Area: 8,311 Square Feet Square Feet x 30% = 2,493 Square Feet Existing Conditions: House Driveway, Walks Shed 1296 Square Feet 2260 Square Feet 123 Square Feet TOTAL 3679 Square Feet Proposed Conditions: House Driveway, Walks, Retaining Wall Shed 2406 Square Feet 1150 Square Feet 123 Square Feet 3679 Square Feet TOTAL Prepared By 4t- ~HLJc:/L Date Jv;</~ /?~ /999 Phone # ~/) s/ 5Z - 5tJ-:SL . ./ Company /fEr/oe/<... ':"'~ 4":;..50<:- . I rNC. MOTION BY CRIEGO, SECOND BY VONHOF, TO ADOPT RESOLUTION 99-13PC APPROVING A 1,582 SQUARE FOOT V ARlANCE TO PERMIT A LOT AREA OF 6,417 SQUARE FEET FOR A LOT TO BE BUILDABLE RATHER THAN THE MINIMUM REQUIRED OF 8,000 SQUARE FEET; AND A 1.5 FOOT V ARlANCE TO PERMIT A MINIMUM LOT WIDTH OF 55.8 FEET AT THE FRONT YARD SETBACK RATHER THAN THE MINIMUM REQUIRED LOT WIDTH OF 57.3 FEET; AND A 1.55 FOOT VARIANCE TO ALLOW ROAD ACCESS ELEVATION OF 906.45 RATHER THAN THE MINIMUM REQUIRED ELEVATION OF 907.9 AS PER THE FLOOD ORDINANCE AND THE 4 CONDITIONS AS STATED IN THE PLANNING REPORT AND SUBMIT A GRADING AND DRAINAGE PLAN WITH THE APPLICATION WHICH MINIMIZES ROAD RUNOFF AND SEDIMENTATION PROBLEMS ON ADJACENT PROPERTIES. Vote taken indicated ayes by all. MOTION CARRIED. MOTION BY CRIEGO, SECOND BY VONHOF, TO ADOPT RESOLUTION 99-14PC DENYING A 5.9% VARIANCE TO PERMIT IMPERVIOUS SURFACE OF 35.9% RATHER THAN THE MAXIMUM PERMITTED ON 30%; AND AN 8 FOOT VARIANCE TO PERMIT A DRIVEWAY WIDTH OF 32.00 FEET RATHER THAN THE MAXIMUM PERMITTED OF 24.00 FEET. Vote taken indicated ayes by all. MOTION CARRIED. Stamson explained the appeal process. A recess was called at 8:00 p.m. The meeting reconvened at 8:06 p.m. ~ C. Case File #99-041 Brad and Michele Lein are requesting a 6.5 foot variance to the side yard setback for the property located at 3852 Pershing Street. Zoning Administrator Steve Horsman presented the Planning Report dated July 12, 1999 on file in the office ofthe City Planner. Staff concluded the variance for a side yard setback and for the required 15' combined sideyard setback for the garage/room portion of the addition along the west property line meets the hardship criteria. This shall allow for a minimum building setback along the west property line of 5.82 feet and a variance of 5.68 feet from the required 11.5 feet per City Code 1102.405. However, the 6.5 foot variance request for the room portion of the addition on the east lot line does not meet hardship criteria and should be setback 16.5 feet from the property line, as prescribed in the Zoning Ordinance. Approval of any variances should also be subject to the condition that the existing amount of impervious surface will not increase and the applicant provide grading plans acceptable to the City Engineer for the treatment of storm water runoff prior to building permit approval. 1:\99fi1es\99plcomm\pcmin\nm071299.doc 7 Planning Commission Minutes -? - (? ..c, l1 Comments from the public: -------------------- Michele Lein, 3852 Pershing Street, stated they have been the homeowners for 21 years and do not have a garage. Applicants are staying within their existing impervious surface. The Leins have worked with City staffto work out the best possible plan meeting the city codes and requirements. They feel they meet the hardship criteria with the addition improving the neighborhood. Mrs. Lein explained the proposal and asked the Commissioners to consider their proposal. Renee Siebenaler, 3842 Pershing Street, supported the variance request and feels it is the best alternative for the neighbors. Paul Christensen, lives in the neighborhood and said he uses the adjacent walkway and supports the requests. The public hearing was closed. Comments from the Commissioners: Cramer: . Commend homeowners for looking at all the alternatives including the impervious surface. . It is a substandard lot and applicant has made every attempt to meet the code. . Supports both east and west side yard variances. The proposed addition is setback from the walkway. It is a unique property. . It is an improvement to the neighborhood. V onhof: . Originally in favor of staff report, but the applicant made a very compelling point. The variance hardships have been met and supports both requests. . The efforts applicants went through is commendable. Stamson: . Concurs with commissioners. . The variance hardships have been met on both sides of the home. . The ordinance is not to create a tunnel length affect and allow reasonable air flow. The 10 foot walkway takes care of that issue. Criego: . Agreed with Commissioner's comments. . Questioned the .8 foot variance. Horsman explained the existing structure and setbacks. . Feels strongly the 10 and 5 foot setback is reasonable. . Hardship has been met with building length. . Reduce setbacks. The garage entrance would have to be .8 feet less. 1:\99fi1es\99plcomm\pcmin\mn071299.doc 8 . Mrs. Lein explained the proposed deck plan. . Recommend approve all variances except variance dealing with the side yards having a sum of 15 feet. Open discussion: Discussed the garage setbacks. Applicant Brad Lein, 3852 Pershing, explained he is using a substandard 12 foot garage door. Cramer is willing to retain the impervious surface trade off to keep the garage. V onhof agreed. The variance hardships are met. MOTION BY CRAMER, SECOND BY VONHOF, DIRECTING STAFF TO DRAFT A RESOLUTION APPROVING A 5.68 FOOT VARIANCE TO PERMIT A GARAGE/ROOM ADDITION SETBACK OF 5.82 FEET INSTEAD OF THE REQUIRED 11.5 FEET, AND A .8 FOOT VARIANCE FOR A 14.2 FOOT COMBINED SIDE YARD SETBACK AND A 6.5 FOOT VARIANCE TO A 10 FOOT SIDE YARD SETBACK INSTEAD OF THE REQUIRED 16.5 FEET. Vote taken signified ayes by Vonhof, Cramer and Stamson. Nay by Criego. MOTION CARRIED. Vote taken signified ayes by all. MOTION CARRIED. D. Case File #99-029 (Continued) Paul and Mary Viereck are requesting an amendment to Section 1102.1104 of Zoning Ordinance relating to Outdoor Display and Sales within the C-3 Specialty Business Use District. Planner Jenni Tovar presented the Planning Report dated July 12, 1999, on file in the office ofthe City Planner. Staff recommended approval of the Ordinance amending Section 1102.1104 of the Prior Lake City Code. Rye and Tovar explained the existing accessory use ordinance. Comments from the public: Paul and Mary Viereck, 3465 140th Street NW, Shakopee, pointed out their goals to see the redevelopment for Prior Lake's downtown. Vierecks felt they met all the requirements and explained their proposal and expectations. Paul Viereck stated he attended the recent downtown meeting and was impressed with the attendance. Mr. Viereck invited the commissioners to talk to downtown businesses and enforce the 1:\99fi1es\99plcomm\pcmin\rnn071299.doc 9 - - ------- - - -------- - - ..------. -;;.. -~- .:.~~~ .->.;. - \A -"- ,," ". ... . -'-.-"'-'"..........c ...--' fi ,-" ~--~ ~~,_-..-'_"'.., , ., ':'. r',~,J --;_ _ :-- ' " " , 1 \ '_:l CC> If'r-"" , " ",,' I <:;:; \"J \ ,'" j W 1..::::1 LS '~, L:.:J L . Planning Case FDe No. ~ [)l-f I Property Identification No. 0 9-b ( .or Lake ' PLICATION ~.V. /\\\0 <xJ \D\'~V Qj) Prior Lake, Minnesota 55372-1714 / Phone (612) 447-4230 Fax (612) 447-4245 , Type of Application: Brief description of proposed project (attach additional o Rezoning, from (present zonini) sheets/narrative if desired) to (pro.posed zonini) o Amendment to City Code, Compo Plan or City Ordinance W~ ~pose -to but \L\ Cln o Subdivision of Land (xt1nrned +u.ck }>>1chr ~r~ o Administrative Subdivision -to our hoY'he w i~ DamS o ConditionalUsePermrt abDve . 181 Variance ~n"ble o~.D.e ~D(S): god e /I[;Zdt'lO':.> o Other: r fo.,? . SI' yo..YI set- Cl \I o 'f"l fAY'l [e.. .... Applicant(s): Brr>a ct N\ i chele... L~n Address: 3g6~ Per-shY n'j ST.5'N -fO...)C ~ 1.}4-7 - (p' lI--h Home Phone: at4- -, - wIg- ~ Work Phone: PI D it- ~ '5 DqlJ-():l-~ Property Owner(s) [If different from Applicants]: Address: M~ Home Phone: Work Phone: ~ Type of Ownership: Fee _Contract for Deed _ Purchase Agreement . Legal Description of prgerty (Attach a copy if there is not enough space on this sheet): L.ot- 35 r--een Heights ~lvi5!'Dn P\D~ ~ SOg4-D26 To the best of my knowledge the information provided in this application and other material submitted is correct. In addition, I have read the relevant sections of the Prior Lake Ordinance and procedural guidelines, and understand that applications will not be processed until deemed complete by the Planning Director or assignee. ~ J?" ~ 5-/3-qq Applicant's Signature Date (!~~ //Pi:) 5 --I 3 -qq Date THIS SPACE TO BE FILLED IN BY THE PLANNING DIRECTOR OR DESIGNEE PLANNING COMMISSION APPROVED DENIED DATE OF HEARING CITY COUNCIL APPROVED DENIED DATE OF HEARING CONDITIONS: -' Signature of Planning Director or Designee Date 16200 Eagle Creek Ave lu-app2.doc - ,--'-~--- --- -"-- ,- '-- CITY OF PRIOR LAKE 16200 EAGLE CREEK AVE SE PRIOR LAKE, MN 55372 (612) 447-4230, FAX (612) 447-4245 RECEIPT Ii 34569 DATE:tfrtt.., IO'''l~ Received of ~ ~h -&he ~ ~ the sum of ~ . loV '--- for the purpose of dollars '/f)~W~~ (%JL l~~ ,t} Invoice # $ I ~D.~ BRADLEY R. OR MICHELE LEIN 1:LJ!!..un 138'<lJ.b::J____ JJ LlJ [] ,3852 PERSHING ST., SW 447-6182 j?RIORLAKE, MN 55372 759~;050 1 5 3 1 4 Date k - J 0 - q q ~fenlres 11_._.__-- ;.j.~&R~.l~ CfJ. ..........."'..... ~~ j] ~ r-~ ~. ..- "-l1997 THOMAS KINKAOe. MEOlA ARTS GROUP. SAN JOSE 'J \ City of Prior Lake Planning Commission City of Prior Lake Planning Department June 1999 We have met with City of Prior Lake Staff in the Planning Department since May 1st to discuss alternative plans that would meet the City of Prior Lake zoning requirements and give us the opportunity to add a garage to our property. Our home does not currently and has never had a garage in the entire 21 years we have been Homeowners of this property. After careful consideration and many meetings with the City's Planning Department, we have come up with a final plan. Our house was initially constructed in October of 1977. The contractor we purchased the home from placed the house on the lot. Our home is on a small narrow lot that is considered substandard by City requirements and zoning today. Our plan is to construct a garage addition to our existing house. We are staying within our existing impervious surfaces and within all city requirements to the best of our ability. The exception to this is Code 1102.405 Dimensional Standards and we are requesting a side yard setback of 10.1e f~~} verses the required setback of 16.5 feet or a variance of 'jfS!I feet. We do not see any alternatives to this plan in order to meet other zoning requirements. -2- We believe we meet the hardship requirements in the following way: 1. Where by reason of narrowness of our specific lot, the application of this Code would make our addition impractical and virtually impossible while following other codes and standards, specifically impervious surfaces. 2. Because of the existing placement of our house this is the only logical and practical way to add a garage. 3. The granting of the proposed Variance is necessary to preserve the enjoyment of our home and have the right to have a garage which is considered a necessity in Minnesota. 4. The granting of this Variance will not impair adequate supply of light and air to the adjacent properties-, will not increase congestion in public streets, increase danger of fire or endanger public safety. 5. The granting of this Variance will only enhance the character and development of our neighborhood and will in no way diminish property values or impair health, safety or comfort of the area. 6. The granting of the proposed Variance will not be contrary to the intent of this CodeJ because we have chosen to eliminate many possibilities of other variances and go with asking for the least we could to get by, rather than asking for more vanances. -3- 7. The granting of this Variance is not merely for convenience, but for hardship because we feel to not have a garage is a hardship. 8. The hardship exists not because of what we have done, but by the size of our lot and the way the existing house was place by the initial contractor. 9. We are not asking for this for any other purpose other than to be able to have a garage on our existing property for personal use. Thank you for your careful consideration of our request. ~~~~ Bradley and Michele Lein 3852 Pershing St. SW Prior Lake 447-6182 NOTICE OF HEARING TO CONSIDER THE FOllOWING: 4r 't~ lNNESO A 6.5 FOOT VARIANCE TO THE SIDE YARD SETBACK FOR HOUSE AND GARAGE ADDITION. ON PROPERTY lOCATED IN THE R-1 (lOW DENSITY RESIDENTIAL) DISTRICT AND THE SD (SHORELAND) DISTRICT IDENTIFIED AS 3852 PERSHING STREET SW, PRIOR LAKE, MN. You are hereby notified that the Prior Lake Planning Commission will hold a public hearing at Prior Lake Fire Station #1, located at 16776 Fish Point Road SE (Southwest of the intersection of C.R. 21 and Fish Point Road), on: Monday, JULY 12, 1999, at 6:30 p.m. or as soon thereafter as possible. APPLICANTS: BRADLEY & MICHELE lEIN 3852 PERSHING STREET SW PRIOR LAKE, MN 55372 SUBJECT SITE: 3852 PERSHING STREET SW, legally described as LOT 35, GREEN HEIGHTS, Scott County, MN. REQUEST: The applicant is requesting a variance to allow for the construction of a garage and room addition to an existing house on the lot to be set back 10 feet from the property line verses the required sixteen and one half (16.5') feet per section 1102.405 (6) The width of side yard abutting a building wall shall be increased two inches for each one foot the length of the wall of the building exceeds forty feet. The wall totals seventy nine feet, existing wall fifty four feet plus addition wall of twenty five feet. If you are interested in this issue, you should attend the hearing. Questions related to this hearing should be directed to the Prior Lake Planning Department by calling 447-9810 between the hours of 8:00 a.m. and 4:30 p.m. Monday through Friday. The Planning Commission will accept oral and/or written comments. Oral or written comments should relate to how the proposed construction and requested variances are or are not consistent with the above- listed criteria. Prior lake Planning Commission To be published in the Prior Lake American on June 26, 1999. Mailed July 1, 1999. L:\99FILES\99V AR\99-041 \99-041 PN.DOC 1 16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245 AN EQUAL OPPORTUNITY EMPLOYER 55 /W,ofs ,.." I\) ~ J:> ~ 01 J:> C1l J:> ~ :.. '""j ~ ?' " \ ), '* " 1 .. ->> ~ -':-"fl ;i ~ i: ;; " \. ~1 ,..~ '. .--":-'-" -,' f- .""-""\ .,..;--....... . . -, . - ...".._,.:;.,:-..:.,..;">.-'".........;'~~~,......,;.;...s:.....,,. AFFIDAVIT OF SERVICE BY MAIL COUNTY OF SCOTT ) )ss STATE OF MINNESOTA) ~ ~Of) of the City of Prior Lake County of Scott, State of Minnesota, being duly sworn, says on the ~ day Of~ she served the ~~persons to have an interest in the ~ ~ I:eA.v\ \./ ' by mailing to them a copy thereof, enclosed in an envelope, postage prepaid, and be depositing same in the post office at Prior Lake, Minnesota, the last known address of the parties. Subscribed and sworn to be this day of , 1999. 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CD I-' CD ~ ~ '1:l ~ ~ '1:l ~ ~ '1:l 0'\ ~ '1:l -.1 ~ '1:l 00 ~ '1:l ~ >< CD III ~ ~ '1:1 III ~ () CD I-' 8~ ~n ~O 08 ~8 t" ~ '"' t"' CD ~ III I-' '1:1 ~ t<l ~ rt III rt ~ 01 0'\ -------------------~-- August 2, 1999 Brad & Michele Lein 3852 Pershing Street Prior Lake, MN 55372 RE: Recording of Approved Variance Dear Owner: The purpose of this letter is to advise you the Resolution approving your Variance on the property located at 3852 Pershing Street, Prior Lake, must be .. recorded within 60 days of approval or the Variance wiII be null and void per Section 1108.200 and 1108.400 of the City Code. Enclosed are two certified copies of the original Resolution and a copy for yourself. One copy of the Variance is to be recorded at the Scott County Recorders office by September 24, 1999. The other copy is to be stamped by the recorders office and returned to the Planning Department as proof of recording. If you have any questions about this matter, please contact me at 447-9810. Sincerely, ~~ Steven Horsman Zoning Administrator 1:\99file~\99var\99-041\recdlet.doc 16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245 AN EQUAL OPPORTUNITY EMPLOYER ---------------- July 22, 1999 Brad & Michele Lein 3852 Pershing Street Prior Lake, MN 55372 Dear Mr. & Mrs. Lein: The Planning Commission will meet on July 26, 1999, to consider approval of Resolution 99-16PC regarding your request for variances to the garage/room addition on your property. You should be in attendence to answer any questions the Commissioners may ask of you. If you cannot attend have a representative with knowledge of the request be present that evening. Should you have any questions please call my direct phone line at 447-9854. _r"'" Than\{ you for your cooperation. Sincerely, Steve Horsman Zoning Administrator 16200 Ii-ogMv~k Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245 AN EQUAL OPPORTUNITY EMPLOYER 09/08/99 14:32 FAX 6124476146 LEIN HEATING I(lJ u ~ , ~ ..0 ..._ .-__- - __------.---.0 ....... ----- -... ....-......---...-..---.-- -'.-- .-..-.----...-. -. - ,... -' ........ . . ., u W. n- 6i' fl~ 15 -C---------.. u_ . epo. (t1!,-~1. u - . ._._e._" .......-....... ..... . .-"" ..-.....----.......---....-. ....,... .. . .,-- .....- ------..-------...... ...-. -..--.......--...-....---..-- -., ..-------~....iw---~ .--- ......---. .... --- .- .,. .,~'- - ... -. - - -------.----..- . ......-...--..-. .. -- --.----- -------..-' -...- ----- -' .... - . ... ._-~ ....__ ..0_' .-- .~--- .........-.....----... .. .-----...- ........ -~.~~~_. ~ -------- ..,- . --. ..... .... -..-.- -----.... . /'frtC---~ ..0 .._., ------... . .-.-.....-..... ....... . , . ''f)-~'' . - -- . -. - (JCtAJ ~. ... ....... --------..---... --,., ... . ,.... .. ......... .-...- ..- ...... --- ---- ..... i ... .... -. ...... ..-.'- .. ,.. ".-7hii11 ....____..__ _.0 ....-.- ..... .. .. .. ... .... .. ------.--...... :~~.:.: ----_..-=--~_.- ...... -.--- ........ - .. . ....-- -------- ....-..-..... ., -------- ". ...- -.- ------ ,. ...__--....--.M... ---------.. .. --.....----------.. ,.--.- -." ......../rTr~--:=-/~Ig ~..._._._--_._... .. .._.. _._~'::J:'-]. -., l[J .. ..---- - - --. . ---.LtG7:::- (o-t-tf;j;;--- .." -..--- ..- --...-.--- .. .--.- ......- .---.---....-... --....... .. .....-.. ""'....,. >: ~.,.._.(,;_ "'. ',. ',.;.:'.. _.,...._~;.._.:'..:'...;~"'...,~..._.....,.,~,~_,.;..,,,...~. ,.",,' . '~"_ " ';.' <,;. .<. ;,;:;"".7".' .,.., .,:.-"..._",'.,,.',.:,-, ,- ~. .; . ......."""""'""..>.-_, -~.._~.. July 7, 1999 Brad & Michele Lein 3852 Pershing Street Prior Lake, MN 55372 RE: Agenda and Agenda Report Dear Brad & Michele: Attached are the Planning Commission Agenda and Staff Report for the July 12, 1999. You or a representative are expected to attend the meeting. You will be given the opportunity to speak regarding your proposal and the staff report. If you cannot attend the meeting, please call me so your item can be deferred to the next Planning Commission meeting. Should you have any questions, please contact me at 447-4230. Thanks for your cooperation on this matter. Sincerely, ~~ Steven Horsman Zoning Administrator 1:\99files\99var\99-041 ~endlet.doc Page 1 16200 Eagle Creek Ave. S.c., Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245 AN EQUAL OPPORTUNITY EMPLOYER '_,~.~.,"". N ",,; .'. ..,'..'..' ~.'.. .., .,'~. .~.,_.-'< :",,:. ..,,.,.....~_>~,,,_.. ,_ '. ,,... _,-._ 1'- .-~ ,.. .-----::'- .:\." ~.~ ... , ~~.",-'c_"_''''''''''_'''~' -:'-~':'...:,,,.. .' .'" .. .~. ~ ~:,,/;:---:-=";:-::-'_',""'> ,~~''"~.' .._;;~.,;"...~..........._._._'......._.........:';...,~~;.~,,.,....;,.._~....,,~.--..' ':''-'~-'''-- 1~-"""" "~.____"___'..._..__. _r " -~.." _. ,. - Brad & Michele Lein 3852 Pershing Street SW Prior Lake, MN 55372 Dear Mr. & Mrs. Lein: On June 10, 1999, the City received your applications for a Variance on your property at 3852 Pershing Street. Upon review of your application two items appear to be missing from the submitted material and must be provided before we will process the permit. This letter serves as your official notification that the City requires the following additional items: 1. A descriptive narrative addres~ing your hardship situation and the actual variance requested, such as, per City Code 1102.405 (6) Dimensional Standards: a side yard setback of 10.% feet verses the required setback of variance of 16.5 feet or a Variance o~ feet. (~,S'""t"\ 2. A copy of your revised house plans as proposed to be built. Upon receipt of the additional information we will process the applications and schedule the public hearing within 3 - 4 weeks. The hearing is conducted by the Planning Commission which meets on the second and fourth Monday of each month. A copy of the staff report will be mailed to you the week before the scheduled meeting. Should you have any questions my direct phone number is 447-9854. Thank you for your cooperation regarding this issue. Sincerely, ~~ Steve Horsman Zoning Administrator 16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245 AN EQUAL OPPORTUNITY EMPLOYER , . o o D j ~ J k:P :rn D ;>0 o ~ o ~ \l o rn p v ~ -p u:; :J;>- "7J -l CJ 0 Z '" "6 <1" -< (J) p.- m .,... :3 "]1 0 ~~. oD ~u g v: ~ 6' ;z: ~ !;l:{,., c;;..L -( . :;: 0 'i' " ~. p1 \' -~ 0..- ~ r ~ :N ::;> ~ f'1 I 1; 3~ ~ o~ , I I I I '" b '0<;." , I -0- - I I p-- - 1:2 I IJ' -{ I z I 0 I D ~~ 70 --0 L J7 7J i 64 J 'i' 0 ~ -V 0 - (p 7 rr1 " Q :7 0 >< ;0 .....,-", . . I I I r o n Building Permit BRAD AND Survey for: MICHELE LEIN 38 <<Xl N 947.9 ci l/ LO ...- ~ ~\AT)~~r ~5.f~50'1 15 \ 5 . : V3 to 9~O \ ~ ..J ~:l\ 10.00 ~\ ~ o ~ ~ ~ o ~ 947.6 l/ ............... "',7.48 947.3 l/ 34 .. ... ....~.. \" . ~ .... \~ . . 00 ..... 939.555. STREET \ \ toL- 945.6 l/ Ow Zlf) \-::> If)O XI. W ose& .' ~{oQ. ('i\(\q {e\O~o\\ ---- SOUfHWESl \:: t i \:: PERSHING Scale: 1 inch = 30 feet LEGAL DESCRIPTION I hereby certify that this is a true and correct representation of a survey of the boundaries of the land above described and of the location of o proposed house. Lot 35, GREEN HEIGHTS, according to the recorded plot thereof, Scott County, Minnesota. Dated this 4th day of May, 1999. REHDER & ASSOCIATES, INC. Areo = 8,311 square feet (0.191 acre). ~~~~--- Alvin R. Rehder, Land Surveyor Minnesota Registration No. 13295 Revised May 25, 1999 Revised June 1 D, 1999 Revised June 1 6, 1999 Rehder and Associates. Inc. CML ENGINEERS AND LAND SURVEYORS J440 F"ederol Orlve 4 Suite 240 . EDgDn. IIinnuDtD 4 Phone (151) 452-5051 Garage Floor [Ievation = 942.00 First Floor Addition [/evation = 950.J4 Basement Floor [Ievation = 942.00 JOB: 994-1139.011 Properties within 350' of Lot 35 Green Heights 5 2 3 2 A \<ESTREL ST. __uo. "". 2 4 5 200 I o 200 400 600 Feet I <I: b ~ ::::l o lD I- VI .. .~'.', I -. . ' '. 7' ( " . I. ~; t I ..~. . ''''';.' '." ;;;-"'~t ~. .. ,'" ~'i"f f.".;. ~~.f .I. r,~~ W~,f" ~,:;;;. ~. . ( :,,,;.~. I'. J,:. 'J ", ,. '\ ~. ~ ~>J.'. .j ,I. ,\~..,~~ ',_ (~.: ~~:' i "\ l-k.,.- l. :.'\~ 'V.lrd'/ rUl..t 1!J '. .' .;, 't~1.:\; ; ~ ~. C. . ." ,. ...