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HomeMy WebLinkAbout01-11-10 PC Agenda Packet4~4~ Takata treed .~. ~ria~ fake, M~ 53'72-~7~4 R~U~AI~ P~~~I~~~ ~~~~~~ ANNA ~~~~~y ~~~~~~ ~ ~ y !~ C~ Council ~arnbers ~;OD p,~n, ~. III Nlee~ing ~~ rt~cr; ~, Approval of ~Vlir~utcs: ~. ~o~en~ber , ~00~ ~~1~311C earln~s: A. EP~9»~30 N~~~o~~~ Lane Des~n-~uil~ LL is reuesfin a variance from ~h frot~~ ya~~ sfru~ure sefbao~ foz~ co~~s~~4~ic~ion of a resi~len~ial house a~d~~~on, 4, Ord Business: 5, ~e~~~ Bn~~ne~; G, A~n~~ounce~cn~s and C~rre~po~l~i~zlce: '7', At~~ ol~r~~~ne~~~: ~:I1~ F~LE5110 ~'~.r1~T~~G C01~113I5S[0\~xl~ AG~h{DA5~AC011 ~ 10.~,V.cit~ra~pr~or~ake.com Pone ~52.447.~80~ / fax 952,447,4245 Planning Commission Meeting Minutes November 2, 2009 DRAFT PLANNING COMMISSION MINUTES MONDAY, NOVEMBER 9, 2009 1. Call to Order: Chairman Ringstad called the November 9, 2009, Planning Commission meeting to order at 6:12 p.m. Those present were Commissioners Perez, Billington, Fleming, Howley and Ringstad, Community Development and Natural Resources Director Parr. 2. Approval of Minutes: The Minutes from the September 28, 2009, Planning Commission meeting were approved as presented. 3. Public Hearings: A. PUBLIC HEARING TO CONSIDERA CONDITIONAL USE PERMIT TO ALLOW FORA UTILITY SUBSTATION IN THE AGRICULTURAL ZONING DISTRICT Community Development and Natural Resources Director Parr presented the Planning Report dated November 9, 2009 advising the Commission that the Shakopee Public Utility Commission (SPUC) has filed an application for a Conditional Use Permit (CUP) to allow for a utility substation on the property located north of County Road 42 and 21 (west of the future Co Rd 21 expansion to the north) on the City boundary shared with the Shakopee Mdewakanton Sioux Community. This site and the property west, east and south of the site are zoned A (Agricultural). The demand for electricity has grown, as has the need to locate a utility substation in the vicinity of where it is proposed as a part of the subject Conditional Use Permit (CUP). The proposal involves locating an electric substation and the necessary accessory equipment (transmission line structures, high voltage supports, breakers, switches, power transformers, switchgear buildings, static shield wire support poles, and an antenna pole. Site characteristics and an analysis of access, signage, landscaping, lighting, structure and fencing requirements were provided; along with an analysis of Conditional Use Permit requirements. Noted that the application was shared with Shakopee and the SMSC and neither expressed concern. Joseph Adams, SPUC representative, 255 Sarazin Street in Shakopee, commented that the site was chosen due to access to the transmission systems and a corridor to distribute the power. Thanked staff for their assistance. Comments: Fleming: Asked about the timing for construction and the future access point. Adams: Responded that it is scheduled with the CR 21 construction as part of the agreement with the County to do the rough grading along with grading for the road project. Will begin construction in late summer 2010 and continue to early summer 2011. Billington: Asked if there are concerns about the noise and impact on adjacent property. Kevin Favero, RW Beck, 1380 Corporate Center, St. Paul: Replied that the main noise that people are concerned with is the 60 cycle hum from the transformers. Explained that they buy low noise transformers so the sound is attenuated by the time it reaches the property edge. L:109 FILES109 PLANNING COMMISSION109 MINUTES1MNll0909.doc Planning Commission Meeting Minutes November 2, 2009 DRAFT Billington: Asked if any impact on wildlife should be anticipated. Favero: Replied that the surrounding fence is designed with small mesh to prevent animals from entering the substation site. Billington: Asked about how power sources feed into and out of the substation. Favero: Replied that electrical circuits going north and south along CR 21 will be underground. Billington: Asked where above-ground wire will be encountered. Favero: Responded that the north existing overhead lines are on CR 16 and to the south they are along CR 42 and those will continue to be in place. Billington: Asked if lights will be operating 24-hours per day. Favero: Replied there will be very small lights for security purposes. Howley: Asked if the property will remain agricultural zoning. Parr: Replied it will most likely never be residential. With the CR 21 extension coming through, there may be commercial to the north if appropriate. Howley: Asked if this electricity goes on the grid for everyone. Adams: Replied it will be for customers in the Shakopee service territory. Territories are proscribed by State law. Some residents of Prior Lake will be served with this substation. Howley: CR 21 will be new gateway to the City and this will be the first thing people see when they enter the City. The landscape plan is good, but asked if it will be irrigated so it will remain viable. Adams: No irrigation is planned at this time, but experience at other substations has shown that the Arbor Vitae will thrive and form a solid screen around the fence over time. Howley: Asked what protection the City will have in the event the plantings die. Parr: Replied that the City will have a letter of credit for 125% of the value of the landscaping and it remains in place for two growing seasons. Beyond that, the CUP requires the landscaping. They will be responsible for replacing anything that dies. A MOTION WAS MADE BY BILLINGTON AND SECONDED BY FLEMING TO OPEN THE PUBLIC HEARING. VOTE: Ayes by Perez, Billington, Fleming Howley and Ringstad. The motion carried and the public hearing opened at 6:24 p.m. Comments: No person stepped forward to speak. A MOTION WAS MADE BY HOWLEY AND SECONDED BY FLEMING TO CLOSE THE PUBLIC HEARING. VOTE: Ayes by Perez, Billington, Fleming Howley and Ringstad. The motion carried and the public hearing closed at 6:25 p.m. Comments: Howley: Concurred with the findings and will approve. Billington: Will approve. Perez: The applicant has worked with staff and conditions have been met. Will approve. Fleming: Thanked applicants for answering questions. Will support. Ringstad: A good observation that this substation may be the first thing people see entering the City and the landscaping is important and likes that there is a process to keep it in place. A MOTION WAS MADE BY BILLINGTON AND SECONDED BY FLEMING TO APPROVE RESOLUTION 09-05PC APPROVING A CONDITIONAL US PERMIT TO ALLOW A UTILITY SUBSTATION IN THE AGRICULTURAL ZONING DISTRICT. VOTE: Ayes by Perez, Billington, Fleming Howley and Ringstad. The motion carried. 4. Old Business: None L:109 FILES109 PLANNING COMMISSION109 MINUTES1MNll0909.doc Z Planning Commission Meeting Minutes November 2, 2009 DRAFT 5. New Business: None 6. Announcements and Correspondence: None 7. Adjournment: The meeting adjourned at 6:29 p.m. L:109 FILES109 PLANNING COMMISSION109 MINUTES1MNll0909.doc 3 45~G Dakota fret .E. Prior Lako, .~ ~~~~~-~?~~ ~~tA'A'ES~~~~ PLAN~fIN REPORT AGENDA ITEM. I~BJEDT: SITE ADDRESE: PREPARED BY; PUBLID HEARI~l: DATE; DASD FILE; INTR~DUTI~N ~~ D~NIDER 11ARlANDE FRDl1~ THE FR~~fT YARD ETBA~S FAR THE DNTRHDTI~N ~F A RE~DENTIAL ADD~T~~N IN THE Rye ~L~'~U DENSITY REIDENT~AL~ ~~NIN DISTRIDT 4~~U LARD STREET NE JEFF MATZ~CE, PLANNER ~ YES N~~N~A JAN VARY ~ ~ ~ 2~~ 0 ~w~ 0 Memory Lane Design-Build LLB Is requesting a variance to car~struct a house addition on praperty located at 480 ~,ords Street 1V~ an Fords llar~d east of bounty I~lighway ~~ Far this proposed construction, the following variance ~~ required. # ~ Are ~,3 food variance frorrx fie ~r~~r~urr~ ~ hoof fror~f y~ra~ sef~ac#~ ~et~~re~ irr ~~e ~- ~ ~o~~r~ Use ~ifricf ~eciior~ ~ ~ ~~. ~4D~ ~3~~, BACKRQUND The properky is zoned R-~ {~.ow Density Residential} and D ~Shoreland ~veriay District}, and i guided R-LD Urban Low Density Residential on the ~o~o amprehensi~re Plan Land Use flap. A ane~story single family dwelling currently occupies the lot, f~IS~:[I~l(~~ The applicant is proposing a rr~ajor house remodel project to alter the current one-story walkout hone into a ~[~/~-story cottage style house, The existing house was constructed in ~g3 ar~d is currently ~}~ ~ ~ square feet The applicant has proposed to rr~aintain the existing footprint of the house and rear deck as park of the remodel project, In order to gain a mare secure and safe entry into the dwelling€ the applicant proposes to add a covered entry aver the front proposed entryway. The current front yard setback of the existing dwelling is 2~ feet to the Lards Street Right-of-way easement line. The proposed covered entry will extend further Iota the front yard to a proposed setback of ~ ~.~ feet with a ~ ~I~ foot roof overhang In accordance with the honing ordinance, overhangs are allowed to extend into a yard up to feet, ~,1D ~~esl~~ ~Ta~i~€~~c~slvareis~pcre~o~~doc ~ruvw.cityofp~~'tor~a~e,~orn P~7orre 9~2.4~7.~~00 / ~`a~ 92,~47.~~ The impervious surface of the lot is currently ,7~ square feet ~~8,3~10 of the total ivt area. 11~lith the proposed house entry addition the proposed impervious surface ~rouicl be ,8~ square feet ~~ 8.7°10 of the total lot area, The buildable area of the property which would not rewire a variance from a yard setback {an area which is D ft. from the lake, ~~ feet franc the side Iot line, and ~ feet from the frontlrigbt-of-way easement line} is less than ~~ square feet. ~hfALYI ~Iarr""ante 1~ar~fsh~p ~~nd~r~s Section ~ ~ 08.04 states that the Board of Ad~ustn~ent may grant a variance fror the strict application of the provisions of the zoning rdlnance, provided that: ~ . There are extraordinary cvnditivns or circur~s#ances, such as irregularity, narrowness, or shallowness ofthe iotorexcep#ional topographical or physical conditionwhich are peculiar#o the property and do no# apply to the other landswithin the neighborhood orthe same llse his#ric#. The Irregular shape of the narrow property creates a hardship forthe property owner to construct a reasonable house on the properky~ The applicant proposes a remodel which confines the ma~arity of structural construction to the existing building footprint and will not Increase the existing nonconfor~ring setback to the lace. 1lllith only a 5~0 square foot buildable area, a homy could not be constructed on site witt-out the nand far setback variances from the honing ~rdlnance. ~. The granting of the variance is necessary to permit the reasonable use of the property involved. In order to allow for a safe and secure entryway and a reasonable amount of square footage far a modern have, the granting of the variance appears necessary. 3. The granting of the variance gill not unreasonably impact the character of the neighborhood or be detrimental to the health and safety of the public welfare. The granting of the variances will not impact the character and development of the local neighborhood. Many of the lots slang Lords Street are also irregularly shaped with existing nonconforrr~ing franc yard etbackst 4. The granting of the variance is in harrnon~r with the general purposes and intent of the pity ordinance and the comprehensive Plan. The granting of the variance Is in harmony with the general purposes of the ordinance and Comprehensive Plan. A purpose of the caning ~rdinanceto "rood the most ap~rop~ia~e aid orderly deve~orner~f a~ the reide~f~a1, b~~r~e, tnduslrla~, ~c~blrc land, ar~d public area" and to ff~~hal?ce the aosfhe~r'o oharac~er of the ify." The granting of the variance will allow far the remodeling of a ~ 960s style one-story hams to a modern cottage-style lake hams. 1:19 ~lesl~~ v~ri~nee~l;~ore~sl~c~epo~t~doc ~~ The hardship is due to circumstances unique to the property not resulting from actions of the owners ofthe property. The hardship is due to circumstances unique to the praperty areas which were created by the narrow, irregular shape of the property. ~~ The granting of the variance wiii not reuit in allowing a use that is prohibited in the zoning district in which the subject property is located. The granting vfthe variance would allow farthe rernodel of a singie farr~lly hone which r an alloyed use in the R-~ Law Density Residential} caning District. 7. The granting of the variance nay be necessary to alleviate a hardship of the inability to use solar energy systen~s~ The granting of the variance will net be necessary to alleviate any hardships of the inability to use solar energy systems ~~N~LUI~N The strict appiicatian of the ~~ foot front yard setback appears to create a hardship far the property owner to place a reasonable house on the property, The applicant proposes a remodeling of the current home which confines the majority of structural construction to the existing building footprint and will not increase the existing nonconforrning setback to the lake, The existing let of record i narrow ar~d irregular- shapedcreating only 50 square fact buildable area without the reed far setback variances frorn the honing ordinance. In addition, many of the lots along Lards street are irregularly shaped with existing nonconforming front yard setbacks; therefore the proposed structure will conforrr~ to the general character of the neihborhaad~ Based upon these findings in this repack, staff recommends approval of the requested variances with the following conditians~ ~} This resolution rrrust be recorded at catt Jaunty within ~ days of adaption~ Proof of recording, slang with the acknowledged City ~sser~t l=arm, shall be submitted to the omn~unity Development hlatural Resources Department prior to the issuance of a building perrnit~ ~} An application fare building permit rnust be subrr~itted prierto one yearfror~ the date of variance approval, 3~ The building permit is subject to all other applicable pity, aunty, and state agency regul~tla{ir ALT~R~lATi~IE ~ , Approve any variance the Planning orrimissian deers appropriate in these circurnstar~cesr ~. Table or continue discussion of the item far specific purpose . Deny any variance because the Planning a~rmission finds a lack of demanstrated hardship under the zoning Cade criteria, 1;19 ~~esl~~ ~~ar~a~~ces~vor~is~~cr~~~~~rt~d~~ ~~co~~~N~~~~c~rio The recommer~~ations by staff require the ~oilov~ing notions: ~ . A notion and second adopting Resoiution 09y0~P app~ovinq the ~oflov~ring variance su~~ect to the cited conditions. ~ ~n 8, 3 ~oo~ va~rar~c ~ror~ ~~e ~rrir~ur~ 25 ~oo~ ~ror~f yard efbac~C regc~~rea~ err the ~- ~ ~ot~~r~ Use ~~s~~ic~ ~ec~iar~ ~ ~ 02.405 ~3~~. ~4TTAH~NT ~, ~,ocation map ~, Resolution 49-a~P ~, property ~~uner Narrative 4, purvey Proposed Architectural elevation ~:I~~ fi~esl~~ ~~~~1~~iC~51~fo~eislpCre~~~t.c~oc ~ O~ PRIO A RESOLUTION APPROVING A VARIANCE FROM THE REQUIRED MIMNIMUM FRONT YARD SETBACK FOR CONSTRUCTION OF A RESIDENTIAL ADD1TtON IN THE R-1 (LOW DENSITY RESIDENTIAL} ZONING DISTRICT BE IT RESOLVED ~Ythe Hoard of Ad~ustr~ent of the pity of friar I..alCe, Illlinnesota; I~INDINS ~. l~ler~ory Lane design-Build i requesting a veriance from the Zoning rdinane to allew for ti~re eonstru~tivn of a residential house ~ddltion at the follo~ring location, to wit; 48~ Lards Htreet C~E~ Prior Lake, NiN 5~~~ P~f] ~ 25-93 ~-D 11 ~~ Parcel 1: ~ tract of land in Government Lot fight ~8~, section Thirty-five ~35~, Township One-~iundred Fifteen ~~ 1 ~} I~arth, Range Twenty-two ~~~~ west, catt County, Minnesota, described ~ fa[laws: Commencing at ~ paint that is 220.28 feet earth and 328.53 feet east of the Northwest corner of Lot 1, in the plat of Maple park Share Acres, said point being on the center line and east edge of a concrete bridge; thence North 8 degrees 00 minutes Fast a distance of ~ 29~~ feet; thence South $~ degrees 00 minutes Fast a distance of 112.4 feet; thence North b~ degrees 4 minutes Fast a distance of 1130 feet; thence North ~4 degrees 5T minutes East a distance of 264,45 feet; thence North 73 degrees 1 T minutes Fast a distance of 45D~~ feet to the actual paint of beginning; thence North 77' degrees 54 mtr~utes Fast a distance of 20D~8T feet; thence North 14 degrees 06 minutes west a distance of 114~~0 feet mare ar tess to the high water mark of Prior Lake; thence southwesterly along said high water mark to its intersection with a line bearing North ~2 degrees 06 minutes west from the actual point of beginning; thence South 12 degrees a6 minutes East a distance of 35~~ feet more or less to the actual paint of beginning, Parcel 2; That part of Government lots 8 and ~, section 35, Township ~ ~ ~, Range 22, Scott County, Minnesota, lying easterly of the foltawing described lir~e~ Commencing at a paint that is 220.28 feet north and 32853 feet east of the northwest corner of lot ~, in the plat of Maple Park Shore Acres, said point being on the centerline and east edge of the concrete bridge; thence i'iarth 83 degrees Oa minutes Fast a distance of 129,oD feet; thence youth 81 degrees 00 minutes East a distance of ~ ~2,4D feet; thence North b1 degrees 34 minutes Fast a distance of ~ ~ 300 feet; thence North 54 degrees 57 minutes Fast a distance of 264.45 feet; thence North 73 degrees ~ 7 minutes Fast a distance of 284.20 feet to "Paint A", thence North 75.00 feet more or less to the high water mark of Prior lake, and the paint of beginning of the line to be described; thence frarr~ said point of beginning an the high water mark southerly through "paint A" and continuing along said line extended southerly to the intersection with the high water mark on the southerly shore of said land being described; AND lying westerly of the following described line: Commencing at a point that is 220,2 feet earth and 32853 feet east of the northwest corner of Lat ~, in the plat of Maple park Shore Acres, said paint being an the centerline ar~d east edge of the concrete bridge; thence North 83 dagrees 00 rr~inutes East a distance of 129FOD feet; thence youth 81 degrees 00 minutes Fast a distance of 112,40 feet; thence North 6~ dagrees 34 minutes East a distance of ~ ~ 3,00 feet; thence North 54 degrees 57 minutes, East a distance of 264,45 feet} thence North 73 degrees 17 minutes Fast a distance of 45000 feet to "Paint 8"; thence North 12 degrees D6 minutes west from "Paint B", to the high water mark of prior Lake and the actual point of beginning of the line to be described; thence from said point of beginning an the high water mark South 12 degrees 06 minutes Fast through "Paint B'} and continuing South ~ 2 degrees 06 minutes Fast to the intersection with the high water mark at the Southerly shore of said land being described, Scott County,l~innesata; l;lU filesl0~ va~~ia~lcoslvaroislapp~•or~al ~#1Rd~~i~rlake.cot~ ~ Phone 2.4~7~800 I Fax 5~.~~7.4~45 ~, The Board of Adjustrnent has reviewed the application far the variance as contained in Case ~~»~ ~ and held a hearing thereon on January ~ ~, ~a a. 3, The Board of Adjustment has considered the effect of the proposed variance upon the health, safety, and welfare of the community, the existing and anticipated traffic conditions, light and airy danger of fire} risk to the public safety, the effort an property values in the surrounding area and the effect of the proposed variance an the Canprehensive Plan. 4. The irregular shape of the narrow property creates a hardship far the property owner to canstr€~ct a reasonable pause on the property, The applicant proposes a remodel which confines the majority of structural construction to the existing building footprint and will not increase the existing nonconforming setback to the lake. lll~ith only a ~g square foot buildable area, a home could not be constructed on site without the need far setback variances franc the Zoning ordinance. ~. In order to allow far a safe and secure entryway and a reasonable amount of square footage far a modern hame~ the granting of the variance appears necessary. The granting of the variances will not impact the character and development of the Ioca~ neighborhood. Many of the lots slang ~,ords Btreet are also irregularly shaped with existing noncanfarming front yard setbacks ~. The granting of the variance is in harmony with the general purposes of the ordinance and Comprehensive Plan, A purpose of the Zoning Qrdinance to ~`~ror~o~e ~~e n~af a~ra~ria~e ana~ ora~erfy a~avelo~n~enf of fie ridenfial, wines, in~c~sfriai, public lan~f, ana~ p~biio areas" and to "finance fhe aesihe~ic character of the Cify," The granting of the variance wil! allow for the remodeling of a ~ 9~s style one-story harne to a modern cottage-style Iake home, S. The hardship is due to circumstances unique to the property areas which were created by the narrow, irregular shape of the property. . The granting of the variance would allow far the remodel of a single family hope which is an allawe~ use in the R-~ ~I~ow Density I'~esidential} Zoning District. 0. The granting of the variance will not be necessary to alleviate any hardships of the inability to use solar energy systems. ~ ~ , The contents of Planning Case #0~-~ 3Q are hereby entered into and made a part of the public record and the record of decision for this case. C~~IL~~~N Based upon the Fin~Iings set forth shave, the Baar~ afAdjustment hereby approves the follawing variances to allow for the construction of a residential addition on a property zoned R~~ ~l~ow Density ~esidential~; ~. Are 8. foof variance from the r~inin~utr~ ~ fool fronf ~a~~ setback req~irea~ rn the ~~ ~ Zoning (Jse ~is~rr'c~ ~e cf~on ~ ~ ~~. ~ ~~ ~}~. ~:1~9 f~~es1~9 va~•iat~~~s1~a~•ei~lapp~•ova~ re~o~litfDll,~~C ~ The variance i subject to the foliowing conditions: ~, This resolution rrrust be recorded at Scott bounty v~ithin o days of adoption. Proof of recording, along v~ith the acnov~edged pity Assent Form, shall be submitted to the omr~unity Deveiopment ~ Natural Resources Department priorto the issuance of ~ building permit. ~. An application for a building permit must be submitted prior to one yearfrom the date of ~rariance approval. . The building permit is su~~ect to all other applicable city, county, and state agency regulations Adopted by the Board of Adjustt~ent on January ~ ~ , ~~~ ~; Dan Rir~stad, orsmission chair ATT~T: Jeff latztce, Acting ornmunity Development & Natural Resources Director ~:i0 ~ite~lo9 va~•~~~~ceslv~re~l~pprov~l r~so~ut~on,doc ~ Voreis Variance Location Map (4580 Lords Street) ~~r~ iU i5 ~! ~~ i r ~.J! ~~ ~)~.~ ~ ~ 7~~9 Application For Variance 1z/zs/zoos We respectfully request approval for a variance required for the remodeling of our residence located at 4580 Lords St. N~, Prior Lake, Mn 55372. Our proposed architectural plan does not expand the existing #ootprint except for a new front stoop overhang which is 16.7' from the roadway easement. (1) The residence, located on Martinson's Island (formerly called Lords island prior to a causeway being constructed to connect the two islands), was built in 1963. A significant portion of the home's original construction and floor plan remain from 1963. Our planned remodeling is intended to bring the residence up to 2009 standards in regards to existing codes and common floor plans found in newer construction. The home was originally allowed to be built on a narrow lot. At the same time the City of Prior Lake obtained an easement along lords Street that resulted in the residence being nonconforming from the beginning. ~2) We believe the granting of the variance is necessary to permit the reasonable use of the property. It is reasonable to have a front stoop overhang to protect individuals from the elements when entering and leaving the residence. Within the next ten years w~ will be less mobile as we approach retirement age and one of us, Richard Voreis, already has an artificial hip. Our safety and ghat of our elderly visitor's will be better served with an adequate stoop overhang that will minimize winter snow and ice built up on the front steps. t3) Our proposed remodeling plan consists of a haste€ul cottage style dome that will blend well into the character of the neighborhood. The design is modest in size, incorporating a story and a half road side appearance. (4}The granting of this variance would be in harmony with the general purposes and the indent of the City Ordinance and the 2030 Vision Comprehensive Plan. The Housing Quality & Diversity element the 2030 Vision indicates afive-year goal to develop and implemer~t a housing plan tha# provides opportunities for lifecycle housing. Our remodeling project meets the goa! of li#ecycle housing. We will recon#igure our residence to not only meet our needs today, but afso into our retirement years. In retirement our residence will be our permanent Mome which we plan to reside in twelve months out of the year. Presently the residence is not handicapped accessible; that will be corrected with the remodeling. (5) The hardship is due to circumstances unique to the property not resulting from actions caused by us (see # 1). ~6) The granting of the variance will not result in allowing a use that is prohibited in the zoning district in which the subject property is located. The property is located in a residential zone and will continue to be utilized as a residence. (7) The granting of the variance is not necessary to alleviate a hardship of the inability to use solar energy systems as a solar system is not planned. However, a Geothermal HVAC System is planned to be installed, like a solar system, a geothermal system is environmentally friendly and a major step towards living green. Thank you for your consideration of our variance request. We believe it to be reasonable and to fall within the parameters required for such consideration. V ~~~ Richard L. Voreis Marie K. Maes-Voreis ' •' ~ - ~ ~ z .yyy, _ _ L _ -- , [' =1 ~_-'cif _ ~ ~ . ~k ~ ~ ~ ~ _ , ~ ,~ r . ` i • ~f ~ _ ~ - ~ . _ ,~ 14 ~ - J~~ ~ - ' ' ;~ .- *r is = ~ ~ t ~ ~ 11, ' ,' +~.. ' ~ _ _ ' '~ t`1. ~" `~ `~ ~ ''tip` ~ li t ~ ~ ~ _- ~ ~ • ~' 13.E • ~ ~• ~ ~ , • ~ 1~},- , ~ ~ - - . ~r~ r . ~ _ w ~ - • . - -. _ ~ /I • ~ r~ ~ ~ , - e iii pir ~r F j -+ ~ ~ - - y ~ ',• y _ - .~~ !.* ' .fix ~ _ ~ f _ - i . _ ' ~., ; - , .. .. .. .. • -- - ;: 4 - • ~~ ~'