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HomeMy WebLinkAbout2005-11-14 CPC Packet• 1 water. THE BIRTHPLACE OF MINNESOTA CITY OF STILLWATER PLANNING COMMISSION NOTICE OF MEETING The City of Stillwater Planning Commission will meet on Monday, November 14, 2005 at 7 p m in the Council Chambers of Stillwater City Hall, 216 North Fourth Street AGENDA 1 Case No V/05-64 A variance to the Duplex Residential Zoning Regulations for a commercial use, therapeutic healing retail sales home business located 104 North Owens Street in the RB, Two Family Residential District Lisa Ann Clark, applicant 2 Case No SUB/05-65 A subdivision of Lot 3, Blk 15 Carli & Schulenberg's Addition (15,000 square feet) into two lots of 7,500 square feet each located at 324 Wilkins Street East in the RB, Two Family Residential District Scott Junker, applicant 3 Case No V/05-66 A variance to the to the front yard setback (30 feet required, 23 feet requested) for the expansion of a garage located at 928 South Greeley Street in the RA, Single Family Residential District Dennis Peters, applicant 4 Case No V/05-67 A variance to the rear and side yard setbacks (5 feet required, 3 5 and 2 4 feet requested) for the construction of a garage located at 1006 West Pine Street in the RB, Two Family Residential District Brian Roeller, applicant 5 Case No V/05-68 A variance to the front yard setback (30 feet required, 25 feet requested) for the construction of a porch located at 315 West Olive Street in the RB, Two Family Residential District Greg Stokes, applicant 6 Case No SUP/05-69 A modification to a special use permit for the Rivertown Inn Bed and Breakfast for a 270 square foot kitchen addition located at 306 West Olive Street in the RB, Two Family Residential District Mark Balay, representing Jeff and Julie Anderson, applicant Other Items Washington County presentation on Manning Avenue improvements CITY HALL 216 NORTH FOURTH STILLWATER, MINNESOTA 55082 PHONE 651 430-8800 ) City of Stillwater Planning Commission October 10, 2005 Present Robert Gag, Chairperson, Gregg Carlsen, David Junker, Dave Middleton, David Peroceschi, Paul Teske and Jerry Turnquist Others Community Development Director Steve Russell Absent Mike Dahlquist Mr Gag called the meeting to order at 7 p m Approval of minutes Mr Turnquist, seconded by Mr Middleton, moved approval of the minutes of Sept 12, 2005 Motion passed unanimously Case No SUP/V/05-56 A special use permit for a restaurant, Apnlle's Showers Tea Room, and vanance to the parking regulations (15 required, 0 proposed) at 120 N Main St in the CBD, Central Business Distnct Sheila Procaccim, applicant Ms Procaccini was present She said her business will serve high teas/luncheons The business will be open from 10 a m to 4 p m Tuesday through Sunday Mr Carlsen asked if there would be outdoor seating Ms Procaccini noted there is not enough room to accommodate outdoor seating Mr Junker suggested the business would be a nice addition to the downtown and noted there is public parking available across the street Mr Junker, seconded by Mr Carlsen, moved approval as conditioned Motion passed unanimously Case No V/05-57 A variance to the front yard setback (30 feet required, 14 feet proposed) for construction of a house addition and office above garage at 1336 Second Ave S in the RB, Two Family Residential Distnct Brett Chnsianson, applicant The applicant was present He explained the garage is not structurally sound and the kitchen has no foundation He said he had obtained a permit for the garage and the kitchen reconstruction Scott Spisak, 1326 Second Ave , questioned some inconsistencies in the plans and asked whether the garage would be 32 x 25 or 28 x 28 as shown in the sketch Mr Christianson said the structure would be 28 x 28 Mr Spisak said his primary concern was with the potential office use Mr Christianson said the office would be for his own personal use, doing drawings and estimates, and would not be used to conduct any outside business Mr Turnquist, seconded by Mr Middleton, moved approval as conditioned Motion passed unanimously Case No V/05-58 A variance to the front yard setback (30 feet required, 17 feet requested) for construction of a porch at 817 S Fifth St , in the RB, Two Family Residential Distnct James and Joan Holper, applicants 1 1 City of Stillwater Planning Commission October 10, 2005 The applicants were present along with architect, Roger Tomten Mr Tomten said they had looked at the streetscape He said the intent was to incorporate a Victorian era -style porch with construction of an attached garage He noted there are a number of houses in the neighborhood that are set closer to the street than the proposed porch, and he said the proposed design is in keeping with the neighborhood Mr Junker, seconded by Mr Turnquist, moved approval as conditioned Motion passed unanimously Case No V/05-59 A variance to the front yard setback (30 feet required, 20 feet requested) for construction of a detached garage at 124 N William St in the RB, Two Family Residential District Enc and Kristen Green, applicant Enc Green was present He noted that currently they have no off-street parking When asked about the location of the proposed garage, Mr Green responded that in the future they might like to add on to the house Mr Turnquist, seconded by Mr Carlsen, moved approval as conditioned Motion passed unanimously Case No V-05/60 A vanance to the lot coverage (30 percent allowed, 44 percent proposed) on an existing non -conforming lot and side yard setback from the nearest structure (15 feet required, 7 feet requested) for construction of an attached garage at 602 N William St in the RB, Two Family Residential District Mitch Patnck, applicant Mr Patnck was present He explained that the existing garage is in need of a new roof and door and the slab is buckling/sinking He said he had contacted several contractors who suggested it would be more economical to construct a new garage than do needed repairs He said they would like to construct the new garage attached to the house He said based on his measurements, the proposed garage would be a minimum of 10 feet from the neighbor's garage Steve Perry, 603 W Maple St , spoke in favor of the proposal He said the existing garage has been a sore point with neighbors and any cleaning up of the property would be good for the neighborhood Mr Patnck also said he had a letter from neighbors in favor of his plans Mr Junker asked if there would be a breezeway between the house and the new garage Mr Patnck said there would be a mud room/laundry area as a transition between the house and new garage The garage would be built nght up to the house, he said Mr Patnck also pointed out with the removal of the existing slab, the new garage would not greatly Increase the amount surface coverage, in fact, he suggested that removing the existing garage would add to the amount of open space on the lot Mr Turnquist and Mr Junker both referred to the size of the lot and suggested the proposal would improve the appearance of the lot Mr Middleton noted the 2 City of Stillwater Planning Commission October 10, 2005 plan, with the removal of the existing garage and patio, doesn't increase the amount of surface coverage and moved approval of the two vanances Mr Peroceschi seconded the motion, motion passed unanimously Case No SUP/05-61 A special use permit for a 250 square foot sales trailer from November 2005 to May 2006 at 350 N Main /St/ in the CBD, Central Business Distnct David May, Stillwater Mills on Main, applicant Mr May was present He explained the request is to place a trailer at the northwest corner of the site to house sales activities As proposed, the trailer would be in use from about Thanksgiving of this year until May 2006, after which time sales activities would be housed in a permanent location off Mulberry Street Mr Junker asked about the number of sales people, Mr May said there will be no more than two sales representatives There also was a question about parking Mr May said there will be some parking available at the rear of the site dunng the winter season, he said there is also on -street parking available in the area Mr Middleton asked about signage Mr May said, as proposed, an 8 square -foot banner will be placed on the street side of the sales trailer Mr May said they likely will also utilize some temporary "open house" signage, that signage will be placed pnvate property, he noted Mr Teske, seconded by Mr Peroceschi, moved approval with the condition that there be no additional signage Motion passed unanimously Case No V/05-62 A variance to the front yard setback (20 feet required, 13 feet requested) for construction of a porch on a substandard lot at 1009 S First St in the RB, Two Family Residential Distnct Ron Gullickson, applicant Mr Gullickson was present He showed photos of the existing property He also said he had letters from neighbors on both sides of his property who supported his plans Mr Junker asked if the existing front windows would be utilized Mr Gullickson said he had learned that the front part of the house can't be saved He said he plans to use historically correct matenals such as Nardi -plank Mr Peroceschi asked about the amount of impervious surface Mr Gullickson said the dnve in front of the garage would be constructed utilizing pavers rather than a bituminous surface Mr Gag suggested the proposed porch would be a nice improvement Mr Turnquist, seconded by Mr Teske, moved approval as conditioned Mr Junker noted the only vanance being considered/approved is that for the porch Mr Junker also asked if the building department was aware that the front portion of the house can't be moved/saved Mr Gullickson responded in the affirmative Motion to approve the vanance for the porch as conditioned passed unanimously 3 City of Stillwater Planning Commission October 10, 2005 Other items Initial discussion/review of the development concept for Liberty West, a 7 8=acre site (20 lots) east of County Road 15 and surrounded by the Liberty development — Present were Marc Putnam, Roger Tomten and Chris Aamodt Mr Patnum briefly reviewed plans for the site The site is heavily treed, which necessitates the use of substantial retaining walls The plan utilizes an existing storm pond as an amenity Initial plans have some homes with garages to the rear, others are front, recessed garages The plan includes 31 3 percent open space, with trail connections to the Liberty development Lot sizes are the size of the Liberty cottages, 6,000 square feet Dunng discussion, members indicated they were favorably impressed with the plans and said the field trip to the site the previous Saturday had been helpful Much of the initial discussion centered on Washington County's plans for County Road 15 improvements and the Impact on this development proposal Mr Junker asked whether the County's plans, if implemented as proposed, would essentially kill this project Mr Russell responded that nothing has been settled regarding the County 15 improvements Mr Russell suggested inviting the County to present plans/options at a Planning Commission meeting It was agreed that would be a good idea Mr Turnquist said he thought it would be important that the Commission be united in support of this project when meeting with the County Mr Russell noted while the Commission may favor the concept, there are several potential issues, specifically park dedication and the shared dnveway access with the Liberty development Mr Putnam responded by saying plantings will provide a buffer from the Liberty residents, and the many trees on the site provide a park -like setting, as well as trails that provide access for other folks to enjoy the amenities of the setting Mr Turnquist moved concept approval of the plans Mr Carlsen seconded the motion, with a question about lot sizes Mr Putnam said lots will be 6,00 square feet Motion for concept approval passed 6-0, Mr Peroceschi did not cast a vote Mr Peroceschi, seconded by Mr Turnquist, moved to adjourn at 8 30 p m Motion passed unanimously Respectfully submitted, Sharon Baker Recording Secretary 4 l PLANNING APPLICATION REVIEW FORM CASE NO V/05-64 Planning Commission Date November 14, 2005 Project Location 104 Owens Street No Comprehensive Plan District Single Family Zoning District RB Applicants Name Thomas and Lisa Ann Clark Type of Application Variance Project Description Variance to the use requirements of Duplex Residential District to allow retail sales Discussion The request is to use the residence on the northwest corner of Myrtle Street and Owens Street for retail sales The RB zoning regulations do not allow retail sales The Comprehensive Plan cautions against commercial uses on residential collector streets The request tends to start a strip commercial land use pattern and further impacts the character of the neighborhood with retail activity, parking and signage The Len's Food use and Heath Club are legal, nonconforming uses and were in place before the RB regulations were changed Recommendation Denial Findings The proposed use variance is not conforming with the Duplex Residential Zoning Regulations Attachments Letter of submittal and application PLANNING ADMINISTR, ION APPLICATION FORM COMMUNITY DEVELOPMENT DEPARTMENT CITY OF STILLWATER 216 NORTH FOURTH STREET STILLWATER MN 55082 Case No Date Filed Fee Paid Receipt No ACTION REQUESTED OS' Special/Conditional Use Permit ?C Vanance Resubdivision Subdivision` Comprehensive Plan Amendment* Zoning Amendment* Planning Unit Development * Certificate of Compliance *An escrow fee is also required to offset the costs of attorney and engineering fees The fees for requested action are attached to this application The applicant is responsible for the completeness and accuracy of all forms and supporting matenal submttttet in connection with anyappl►catron All supporting matenal (► e., photos, sketches, etc) submitted with applicatim becomes the property of the City of Stillwater Sixteen (16) copies of supporting matenal ►srequired /fapplicatior is submitted to the City Council, twelve (12) copies of supporting material is required A site plan showing drainage and_setbacks is required with apphcatrons Any incomplete application or supporting material will delay the application process After Planning Commission approvals, there is a 10-day appeal period. Once the 10-dayappeal ended, the applicant will receive a zoning use permit which must be signed and submitted to the City openod obta►n the required building permits PROPERTY IDENTIFICATION Address of Project 104 Moils l4 Assessor's Parcel No o3 a03A06V2 Zoning District Description of Project _ (G O Code) IS "1 hereby state the foregoing statements and all data, information and evidence submitted herewith in all respects, to the best of my knowledge and belief, to be true and correct. I further certify 1 will comply with the permit if it is granted and used " Property Owner-TIA 1(Y Q5 t LI cA Pon Mailing Address 1153 031006 A City - State - Zip,S \ 0-ef VVI V Ecj 2 Telephone No Signature tad (Signature is required) Qx 4 7— r 7A6 (Signature is required) Lot Size (dimensions) x Land Area Representative Mailing Address City - State - Zip Telephone No Signature SITE AND PROJECT DESCRIPTION Height of Buildings Stones Feet Principal Accessory Total Building floor area square feet Existing square feet Proposed square feet Paved Impervious Area square feet No of off-street parking spaces (q i' H \mcnamara\she la\PLANAPP FRM Apnl 20, 2005 October 13, 2005 Planning Commission Commumty Development Department City of Stillwater 216 North Fourth Street Stillwater, MN 55082 Re Property at 104 Owens Street Dear Planning Commission We own the property at 104 Owens Street in Stillwater on the comer of Owens & Myrtle directly across from Len's Grocery Store, next to a duplex and in view of the Just for Me Spa It has been a hardship to utilize the property for residential purposes as it is a busy and noisy corner and seems to be more of a commercial corner, especially for the comer we are at being directly across from Len's many people park nght in front of our property to patron the store After we purchased the property we found the previous owner had cut through main support beams and did "home improvements" on his own, to include eliminating main floor kitchen The property is zoned residential duplex and there is a one bedroom upper apartment I would like to utilize the property for Therapeutic Healing retail/sales It is a hardship to utilize the property as a duplex since the lower portion cannot function as such Also the traffic and the noise is a concern We have done much work to improve the property and would like the same opportunities as our neighbors I would like to sell therapeutic healing products, books, music and other health and wellness products and therapy information relating to therapeutic horticulture and natural healing practices There is a dnveway and several off-street parking spaces available both on Owens and Myrtle Street This would be very subtle and small scale In the spnng of 2006 I will become certified in Therapeutic Horticulture I would also like permission to have small groups of individuals gather for health and wellness informational purposes I am requesting a vanance rather than a zoning change to give the opportunity to the city to return it to the use of Residential Duplex use if we sell the property or discontinue the use There would be no additional structures requests or boundary changes Sincerely, IL, Lisa Ann Clark/mailing address 4535 Osgood Avenue N Stillwater, MN 55082 nU 0 N CD 0 j. x cn m (n O m CSAH 5 W 0.0 200 200 1 f aN so d %em; m so a94 II N . U N .4 %"' y M 9 SUTH OWENS STREET nr 3E350 GEOClmm u m m 2."'+ m m a.,r u % 91 % . r. N N 4O a m N tm s N 9 Y 4y 8 tl 0n O 53' � g m M m 42 N <3- 8 _ SOUTH m cn r m (n GREELEY m NO • 7 m NORTH SHERBURN g CSAH 50 a �m m u r 7 .�T u 9 m 50 m 50 43 N r a 4r 7 O g lm U !m r U 3 GREELEY m cn 1 C) m t -Q x ._„ 0" a STREET a 14 m m m m m NORTH OWENS x m .c...�„ m m d� STREET u N �:� m 'a m INN m �N o m m 1m m n . 9 '7 S. 3 9m s Ni & 6.1 2' m N 6m N 1' N 10 N 1 91 r 21 ' N i, - 4i miTm m m m�ym m 75. STREET u m y7 m m m m 7s m O $ N m m_ a N e v$7 lead w epos 1 1 7 1 1 d i 2 2 z z z itirra _ man A i i 2 z i PLANNING APPLICATION REVIEW FORM CASE NO V/05-65 Planning Commission Date November 14, 2005 Project Location 324 Wilkins Street E Comprehensive Plan District Small Lot Single Family Zoning District RB Applicants Name Scott Junker Type of Application Subdivision Project Description Request to subdivide on 150' x 100' lot (15,000 square feet) into two Tots of 75' x 100' (7,500 square feet) Discussion The request is to subdivide a 15,000 square foot lot into two lots of 7,500 square feet each The two lots meet the dimensions and size requirements of the RB District The City has an outstanding assessment on the property that will have to be paid before final approval and recording of the lot split Recommendation Approval Conditions of Approval 1 The City assessment on the property shall be paid before the recording of lot split 2 A certificate of survey shall be prepared showing 7,500 square feet per lot before final approval and recording the lot split Attachments Application and plans i r4 PLANNING ADMINISTR, ION APPLICATION FORM 1 COMMUNITY DEVELOPMENT DEPARTMENT CITY OF STILLWATER 216 NORTH FOURTH STREET STILLWATER MN 55082 i Case No ,. 0 Date Filed Fee Paid /OD Receipt No igues ACTION REQUESTED Special/Conditional Use Permit Variance Resubdivision Subdivision* Comprehensive Plan Amendment* Zoning Amendment* Planning Unit Development * Certificate of Compliance *An escrow fee is also required to offset the costs of attorney and engineering fees The fees for requested action are attached to this application The appl,cant is responsible for the completeness and accuracy of all forms and supporting material submitted in connection with any appbcation All supporting material (i e , photos, sketches, etc) submitted with application becomes the property of the City of Stillwater Sixteen (16) copies of supporting material is required If application is submitted to the City Council, twelve (12) copies of supporting material is required A site plan showing drainage and setbacks is required with applications Any incomplete application or supporting material will delay the apphcat►on process After Planning Commission approvals, there is a 10-day appeal period Once the 10-day appeal period has ended, the appl►cant will receive a zoning use permit which must be signed and submitted to the City to obtain the required building permits PROPERTY IDENTIFICATION Address of Project 3 aL-I l\ \ enS F-q4--- Assessors Parcel No c2l 6 30 ao y 30 O aq RG Description of Project Lo+ 61 V\ 1 S (GE ode) Zoning District , c��c%% j�, �-QN1j,U12 l,_ 1 60x0 �a 2. \--) S t I hereby state the foregoing statements and all data, information and evidence submitted herewith in all respects, to the best of my knowledge and belief, to be true and correct I further certify I will comply with the permit if it is granted and used " ,� Property Owner 3 zar l IitQ, iZ Representative i %�� /" Mailing Address P 0 'R d D,,5 Mailing Address City - State - Zip 1-itl, Thr s c) City - State - Zip Telephone No . — q .3 -) 1 a Signature A00 ii n ignature i Lot Size (dime sions) /sd x Land Area / vd Height of Buildings S 1. r sFeet Principal Accessory Telephone No Signature equired) (Signature is required) SITE AND PROJECT DESCRIPTION l0 Total Building floor area square feet Existing square feet Proposed square feet Paved Impervious Area square feet No of off-street parking spaces H \mcnamara\sheila\PLANAPP FRM April 20 2005 1/ 1 } 11203 4 ER AVEN --' 1 1_1 ;12a3 11 _ ,,® r 1® -r L _ f let-1Q- '-E-17t,0 - \_ 3 i ----' .34,3 113 . r 1--i t tho 1 'MI6 / V • t5 1 [NS_ 1023 IQI-5 /1020 1011 1012 1005 Location Map boos NORTH BROA 3 R_IW R_IW R19W 11111 11114 T'BN m- t: RBN T7N U T27N R2 W R_IW R2OW Vicinity Map 0 1 r f 1023 0 1013 0 86 Scale in Feet Tars raw., cancarr aa.waml �$ha Coma Mr. arom w.lg Co.urv.roc Mc Phone I se canal MAP MP Ode. NOS 1 (0027) 2 (0028) NS b STREET Location Map 28-030-20-12-0025 32 (00`I O) 28 150 27 (00'11) R21W R2OW R19W T32N T32N T3IN T3IN YOU ARE HEF T3ON T3ON T29N T29N T28N T28N T27N t T27N R22W R2I W R2OW Vicinity Map Scale in Feet This drawing is the result of a compilation and reproduction of land records as they appear in various Washington County offices The drawing should be used for reference purposes only Washington County is not responsible for any inaccuracies Source Washington County Surveyor s Office Phone (651) 430 6875 Parcel data based on AS400 information current through August 31 2005 Map printed October 7 2005 PLANNING APPLICATION REVIEW FORM CASE NO V/05-66 Planning Commission Date November 14, 2005 Project Location 928 South Greeley Street Comprehensive Plan District Single Family Residential Zoning District RA Applicants Name Dennis and Linnea Peters Type of Application Variance Project Description A variance to the front yard setback (30 feet required, 15 feet requested) for the expansion of a garage Discussion The applicant's are requesting a variance to the front yard setback to expand the existing one car garage, creating a two -car garage The existing garage is 16 feet wide, by increasing the garage an additional 6 feet, it would fit two cars According to the attached letter from the applicants, they are trying to sell the house and most potential buyers are looking for at least a two -car garage The existing garage was built in the early 1995's approximately 15 feet back from the curb A car cannot be parked in the driveway without protruding into the street The garage is closest building to the street in the surrounding area, increasing the width of this structure creates more structure that by the ordinance should be at least 30 feet off of the property line Recommendation Denial Conditions of Approval Should the Commission approve the variance request, staff suggests the following conditions of approval 1 The addition shall match the existing architectural style, materials and colors of the main structure Findings 1 That a hardship peculiar to the property, not created by any act of the owner, exists In this context, personnel financial difficulties, loss of prospective profits and neighboring violations are not hardships justifying a variance 2 That a variance is necessary for the preservation and enjoyment of substantial property rights possessed by other properties in the same district and in the same vicinity, and that a variance, if granted, would not constitute a special privilege of the recipient not enjoyed by his neighbors 3 That the authorizing of the variance will not be of substantial detriment to adjacent property and not materially impair the purpose and intent of this title or the public interest nor adversely affect the Comprehensive Plan Attachments Application Form/Letter from the Applicants/Site Plan/Elevation Drawings WES PINE STREET, ALLEY 3 i§ ' NORTH LILY LOTS Y E i ^` • i --rrr / • LILY LAKE N WEST WILLARD 1 2 •w 4. • 1 /t ;'/\/ i// .*.a Pen e.f w anu w i a i WALTER NELSON S ADDIT ON a a WEST a 0— •- e WILLARD a a +� 1 7— �- • 4- •- -4 1 it WEST ABBOTT i i 4-1 7 I., — LAKE STREET 1 QI CO I1,l 0ti 1 /t i • LILY LAKE ..0e1 OM Or MurERS MOM re, rims 12. LILY LAKE PARK S STREET WASHINGTON SQUARE PARK 2+1 F it r —5 - 2ND ADDITION a ° WEST CHUI 22 WEST ANDERSON 1 23 ie a —, 13 • i Empty T,e • TOTTER COURT w11O • 2 • i 96 ATR i •" -040 NAboi 27047 • . LILY LAKE BEACH AND RECREATION AREA d • • • Location Map F WEST ORLEANS STREET.. • &an [NW YEWS PI YE MO 2,-NOV •- r r s r0 • MG POMO R22W R21W R_OW Vicinity Map 0 329 Scale In Feet NI *wing 1N 000Wen and 600000 sna two. wu. WO. an Caul mlc. w .0 na Ny W HO Cans ml neon d. F..cv * � W a - Saw W, Mc HLIO wbased on s.00Info imlnl Od� 200 4 1J/03/2005 14 17 6514308810 CITY OF STILLWATER PAGE 01 PLANNING ADMINISTRATION APPLICATION FORM COMMUNITY DEVELOPMENT DEPARTMENT CITY OF STILLWATER 216 NORTH FOURTH STREET STILLWATER MN 55082 rase -No Date Filed Fee Paid Receipt No ACTION REQUESTED Special/Conditional Use Permit t/Vanance Resubdivision Subdivision* Comprehensive Plan Amendment* Zoning Amendment* Planning Unit Development * Certficate of Compliance The fees for requested action are attached to this application *An escrow fee is also required to offset the costs of attorney and engineering fees The applicant is responsible for the completeness and accuracy of all forms and supporting material submitted in connection with any application All supporting material (1 e, photos, sketches, etc) submitted with application becomes the property of the City of Stillwater Sixteen (16) copies of supporting material is required If application !s submitted to the City Council, twelve (12) copies of supporting material is required A site plan Is required with applications Any incomplete application or supporting material will delay the application process PROPERTY IDENTIFICATION Address of Project_ 5 GI �J Srt S Assessor's Parcel No Z c" l (ID Code) , Zoning District Descrrptia in of Projec# -�n ��� �n a.Q' e "b Z. cad (. ex �+-�"� zoo. c L Iio,j S-X '"\ QI�iV W34 Nn "1 hereby sta the foregoing statements and all data, information and evidence submitted herewith in all respects, to the best of my knowledge and belief, to be true and correct 1 further certify 1 will comply wit? the permit if it is granted and used " Property Owner =L ALs D)'.s Representative Mailing Address (6-4C) /(/ia� S' ! Mailing Address Crty - State - Zip /I.( ap i -cad N 55 i Ci •disli Telephone No �ra3 _7'aq-617i r 777- 3323 SignatureC � _z-, .;-----'.— Signature (Signature is required) City - State - Zip Lot Size (dimensions) 5 v x 2- _C Land Area__ A C 4 ca.Cse s Height of Buildings Stories Feet Pnncipal _ I Accessory Telephone No (Signature Is required) SITE AND PROJECT DESCRIPTION Total Building floor area Existing square feet square feet Proposed square feet Paved Impervious Area square feet No of off-street parking spaces 2 H lmcnamara‘sheila\PL ANAPP FRM May 1, 2003 J Garage Hardship Variance Request Dennis & Linnea Peters 928 Greeley St S Our house at 928 Greeley Street South is currently for sale One of the challenges we've encountered in that process is the fact that our garage is a 1-1/2 car width, and most potential buyers are looking for at least a 2 car width The garage is i6 feet wide By widening an additional 6 feet, we can make it a 2-car garage Built in the early 195o's, the garage is approximately 15 feet from the curb We are requesting a variance from the street setback requirement, to allow us (or the purchasers) to widen the garage on the south side by six feet The location of the north, east and west walls would not change This would maintain the current 15 foot setback from the street The south wall would be approximately 23 feet from the south lot line Because of the closeness of the house to the garage, and the narrow lot (5o feet wide), there are no other options for garage expansion Please see the attached drawing Thank you for your time Sincerely, Dennis & Linnea Peters Lot Line Front Entry t J Existing Concrete Pad 6 feet (—addition to - garage i c 1 f r r t i I i. r 1 k kitchen Garage 4 16 Lot Line / ---- 5— 1 ► r curb Dennis & Linnea Peters 928 Greeley St S 15 928 Greeley Street S Dennis and Linnea Peters 928 Greeley Street South, Stillwater, MN Floor Plan Abstract, Main Floor, 1160 Finished sqft* (All Floors Total 2332 Finished sqft)* 3-Season Porch 164x116 Bedroom #1 132 x 121 Bedroom #2 105x111 *Information contained herein and attached deemed reliable but not guaranteed Buyer to venfy dimensions Deck 1610 x 11 6 Page 1 of 3 Living 221 x 13'1 Gas Fireplace Eat -in Kitchen (158x203) 1-Car Garage 153x213 • • • • • • • • • • • • PLANNING APPLICATION REVIEW FORM CASE NO V/05-67 Planning Commission Date November 14, 2005 Project Location 1006 West Pine Street Comprehensive Plan District Two Family Residential Zoning District RB Applicants Name Brian Roeller Type of Application Variance Project Description A variance to the rear and side setbacks (5 feet required, 3 5 feet requested and 2 4 feet requested) for the construction of a garage Discussion The applicant is requesting a variance to construct a one car (12' by 20') garage, replacing a deteriorating one car (12'6" by 28'5") garage The proposed garage would be located 3'5" from the rear property line and 2'4" from the side yard property line The current garage sits 2'5" from the rear property line and 1'5" from the side yard property line The length of the existing garage is 7'5" longer than the neighbors' garage which is located directly to the north of the applicants garage, the applicant is proposing to locate the front of the proposed garage even with the front of the neighbors' garage making a uniformity The garage will be a wood frame structure, with vinyl siding matching the color of the main structure The variance is required due to the width of the lot and the placement of the existing house This is the only location that a garage could be place with room for a vehicle to enter and exit Recommendation Approval with conditions Conditions of Approval 1 The garage shall match the main structure in architectural style, color Findings 1 That a hardship peculiar to the property, not created by any act of the owner, exists In this context personnel financial difficulties, loss of prospective profits and neighboring violations are not hardships justifying a variance 2 That a variance is necessary for the preservation and enjoyment of substantial property rights possessed by other properties in the same district and in the same vicinity, and that a variance if granted, would not constitute a special privilege of the recipient not enjoyed by his neighbors 3 That the authorizing of the variance will not be of substantial detriment to adjacent property and not materially impair the purpose and intent of this title or the public interest nor adversely affect the Comprehensive Plan Attachments Application Form/Letter from the Applicant/ Site Plan/Elevation Drawing/Survey PLANNING ADMINISTR,,TION APPLICATION FORM COMMUNITY DEVELOPMENT DEPARTMENT CITY OF STILLWATER 216 NORTH FOURTH STREET STILLWATER MN 55082 Case No Date Filed Fee Paid Receipt No ACTION REQUESTED Special/Conditional Use Permit X Vanance Resubdivision Subdivision* Comprehensive Plan Amendment* Zoning Amendment* Planning Unit Development * Certificate of Compliance *An escrow fee is also required to offset the costs of attorney and engineenng fees The fees for requested action are attached to this application The applicant is responsible for the completeness and accuracy of all forms and supporting material submitb in connection with any application All supporting material (i a, photos, sketches, etc) submitted with apphcatrc becomes the property of the City ofStd/water Sixteen (16) copies of supporting material is required. Ifapphcatl is submitted to the City Council, twelve (12) copies of supporting matenal is required A site plan showing drama( and setbacks is required with applications. Any incomplete appbcabon or supporting matenal will delay ti application process After Planning Commission approvals, there is a 10-day appeal period Once the 10-day appeal penod h. ended, the applicant will receive a zoning use permit which must be signed and submitted to the City to obtain tl required building permits PROPERTY IDENTIFICATION Address of Project 1006 Pint L srree r Assessor's Parcel No Q?go3o02O 3 3008/ Zoning District R.3 Description of Project (PPr3°, I D q/41A3P (GEO Code) "1 hereby state the foregoing statements and all data, information and evidence submitted herewith in all respects, to the best of my knowledge and belief, to be true and correct. I further certify I will comply with the permit if it is granted and used " Property Owner 2oeri er- 02 / /Q-fit-te Kit 4 Mailing Address / r City - State - Zip (aAYPO/'T M" Telephone No 65-1-34a-osb3 Signature 5"Sv0 3 tn. - 2g0-3Ls''1-Cei4 Representative 544-1 e Mailing Address City - State - Zip Telephone No Signature (Signature is required) (Signature is required) SITE AND PROJECT DESCRIPTION Lot Size (dimensions) 126 x 5 I Land Area 6 L 2 6 sck-fl Height of Buildings Stories Feet Principal 2+ ,4rri C. Accessory jQl30VT 30 'tv f"it' Total Building floor area square feet Existing -' square feet Proposed 2 N 0 square feet Paved Impervious Area /537 square feet No of off-street parking spaces 3 + H \mcnamara\shella\PLANAPP FRM Apnl 20 2005 60 252 AP PREP. Gan 14 13 12 1 SHERBURNE ID 30 H 0 (n 60 06 4 WEST OLIVE A 4 I0 a we. 6 14" 9 ! rJ Fp Y 8 a3 2O6 a 7 0.. 2 p2..1 y J 8 A a WEST 1n x (n 0 OAK OP 4 6 4w 10 a 12 14 VACA .. PIN BK27.s, ffDS 2 3 16 2 O OAP 11F°S Di 3 0 { q 4, (n <Ern ty, T 14 ,7Mm / 13 \5 9O°i / Location Map 60 7 8 STREET se 4 A w � Cr' so CPO. 8 8 8 a ®„ so O a a 4 d A A WEST ▪ OLIVE a ,7 <Empt Te> 6D,7) A ! 1 14 13 11..' 30 �r 8 A as 12 d g ao 11 EB so 10 00 ST STREET O A w w 1- (n Z w 0 H 0 (n 6 2 ro ue v. a • ! 3 t a • $ 2 9 1 26 A VACATED PI s EiliaZ DEED,\ V/V .1 • 1R to w 1- (n C9 STREET RAN AK 2 DEEDS PG 296 6 296 2 1 7 a a 6 �� R a R a A 7 3�1 Ra �' A a 2 A V. R a 7 144 13 , 7 as I 8 65555 8 a an i Ir. 1 •11590110116 LE At 065011661014 STREET RQN PER OFFICIAL 1876 PERFECTED PLAT OF STILLWATER 0 4 0 {�+ a3 R t6R i ��' .... A ml ? 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Da Cowyfiu..wr Pt Pisan 1 Pero n 66.4009 P San Dann NM Please find my application for a variance to rebuild a garage at 1006 Pine Street The existing structure is in bad shape, and could fall at any time What I am proposmg is a single car garage, 12 feet wide by 20 feet long, to replace the existing structure The existing structure is 12'6" wide by 28'5" long The new garage will be located 3'5" off the back line and 2'4" off the sidelme The current garage sits 2'5" off the back line and 1'5" off the sideline Because of the length of the current garage, it is 7'5" longer than the neighbors' garage I am proposing to place the front of the new garage even with the front of the neighbors' garage, to make it umform with the neighboring garage It will be 1'0" shorter than the neighbors garage The garage will be a wood frame structure, with vinyl siding, 10'6" from the base to the peak Due to the lay out of the lot, this is the only way that I can find to put a new garage on the existing lot, and have room for vehicles to get in and out of it Thank you f r your time Brian Roeller 12 4 0 FRONT ELEVATIONS Ixb RAKE TRIM BRICK MOIAAIN& DOORS AND ININDOW5 TYPIGAL 12' LAP SIDING SHOP*4 Y9/IO' ENSURE PREFORMED OUTSIDE CORMS FOR LAP SIDING -0— GRADE SCALE I/4' = I'-0' 12'-O'Y1EE 4/12 ROOF Prrc 12 20' I OPE 51E DOOR GRADE —e .a o ON. / a 4'9/11d1 ii Al C 1/A° = I1_ii^ ICE ACE 1 0 KEYSTONE WALL- - - - 2 • jci 4 la ---S LINt 01• LUl 1J BLOCK 2 GRAY & SLAUGHTERS ADDITION TO STILLWATER r \`,\ 210 `,\\�1 \ 0 5 ROOF UNE- — \ \ (t picas) \ WOOD GAPAGE NI \ 4\ 21 0 \ \\ \,eimm o CO I f 1 I /1 -r L lJ I 1 ' L y .f.11.Ft t�,r,a jti- +�, i� ��jp--'` fi�KNx I ' y ', t-wT: .- 4- 'i 4 '1- ml % 42 yg --fit �'re ., 1 (,� , > { a 1,-� '=� Y ?.F v ,+¢ `,= } j 1., �` n t r ±"'R'c; -II..+,y%�� 2 �a 7��tirrx i;�z S+ 'eery r n ., t1,r 6" I r,'_,fl ,Ldy ir,•.i ;t..y« },,x t c .,�'P-ketlr 5\' ,+A i�wv -i�/i ham,„'-}v- k_ 1, r- �,yI I�'i �'r rc '`a �. )r-r- } 'Yi7 ,64,'- 3 �z+* } F r �, 4 a}4-1 id +r am' 4I1 7 S+ A .1!, r `# S t e i cc i I ro - i r, s.� - i e #'i',? 4 - tr't+ 'y. 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'4. r -- -- --rfr: : — ""n � - t - ✓.- , s 1.-1, , y ' t r '-'''''',..0 ..,. r ` R ` `� -1 a _' -1- 4'?' r l a c -1 > Cr- I.,s") cs S-r rj .A s i ,,- , IZx'ti > A. _k 126 00,.rx t t _ ' y " ,_,.,� °� , 1� , k�.,,. - { F a , t `•<- 4 A r i" -'''1, i- t,.'i4 u/ J�§'x"i� -. ,ny .s;3- .Y' <q5 f. ,,.4- ti� tir x.# - N J N LINE OF LOT 1 B/ OCK 5 GRAY & ti SLAUGH7ER S ADDITION TO STILL WA TER 11 1. 0 3 1/MBER WALL \ \ \\ \ \ \ \ \ 385, \ , • • 2 STORY WOOD FRAME DWELLING NO 1006 124 u !--Cr4 /1 T L L, 48 \, \ \ 21 3\ �� \ v s 3d3 I- -LINE PARALLEL TO THE N LINE OF LO STREET RIGHT OF WAY AS SHOWN ON WASHINGTON COUNTY HALF SECTION MAP-- S 0 6 CONCRETE WALL a a `N89 °18'27"W ' 126. 35 ' 4, FOUND IRON A 4 - S LINE OF THE NORTH 6 00 FEET OF LOT 1 BLOCK 5- (726 plat)° `NORTH EDGE WALL 0I FT PLANNING APPLICATION REVIEW FORM CASE NO V/05-68 Planning Commission Date November 14, 2005 Project Location 315 West Olive Street Comprehensive Plan District Two Family Residential Zoning District RB Applicants Name Greg Stokes Project Description A variance to the front yard setback (30 feet required, 25 feet requested) for the construction of a porch Discussion The request is for a variance to front yard setback to construct a porch The existing porch that was on the front of the house was removed due to structural failure and water damage The applicant recently researched and found photos of the home circa 1910 and discovered that there was a porch that originally wrapped around the northeast corner of the home He would like to build the new porch as close as possible to the original porch The proposed porch would be constructed of using traditional building materials such as cedar and pine It would be painted to match the colors on the house Recommendation Approval with conditions Conditions of Approval 1 The porch shall match the main structure in architectural style, color and materials 2 All revisions to the approved plan shall be reviewed and approved by the Community Development Director Findings 1 That a hardship peculiar to the property not created by any act of the owner, exists In this context personnel financial difficulties Toss of prospective profits and neighboring violations are not hardships justifying a variance 2 That a variance is necessary for the preservation and enjoyment of substantial property rights possessed by other properties in the same district and in the same vicinity, and that a variance, if granted, would not constitute a special privilege of the recipient not enjoyed by his neighbors 3 That the authorizing of the variance will not be of substantial detriment to adjacent property and not materially impair the purpose and intent of this title or the public interest nor adversely affect the Comprehensive Plan Attachments Application Form/Letter from the Applicant/Site Plan/Elevation Drawings Toa ¢oT 5676a M NTGAP OF (0012) os os II 15 THO Location Map 10 T 1 LWAT.R`I - o 5� R_IW FLOW RI9N R_ W R_IW R2OW Vicinity Map Scale in Feet TN N,M g nsull Camp) Lan na Twiny 0. Ps us. rMaNK mow only wawyon Cow( M warn ran hums.* w — N.- %an ) I 63 wra Nm n wron oaa :usr. 2005 yyy5 `PLANNING ADMINISTF TION APPLICATION FORM COMMUNITY DEVELOPMENT DEPARTMENT CITY OF STILLWATER 216 NORTH FOURTH STREET STILLWATER MN 55082 Case No Vd S w U Date Filed Fee Paid /DO Receipt No ACTION REQUESTED M'771 Special/Conditional Use Permit Variance Resubdivision Subdivision* Comprehensive Plan Amendment* Zoning Amendment* Planning Unit Development * Certificate of Compliance *An escrow fee is also required to offset the costs of attorney and eng►neer►ng fees The fees for requested action are attached to this appl►cat►on The applicant is responsible for the completeness and accuracy of all forms and supporting material submitted in connection with any apphcation All supporting material (0 e , photos, sketches, etc) submitted with application becomes the property of the City of Stillwater Sixteen (16) copies of supporting material is required If application is submitted to the City Council, twelve (12) copies of supporting material is required A site plan showing drainage and setbacks is required with apphcat►ons Any incomplete appl►cat►on or supporting material will delay the app/►cat►on process After Planning Commission approvals, there is a 10-day appeal period Once the 10-day appeal period has ended, the appl►cant will receive a zoning use permit which must be signed and submitted to the City to obtain the required building permits PROPERTY IDENTIFICATION Address of Project , 4 S uJ 01. cJ r S i Assessor's Parcel No 4/66b04 f 8 Zoning District Description of Project F O '7 po Rca4 jOr v nu (GEO Code) "I hereby state the foregoing statements and all data, information and evidence submitted herewith in all respects to the best of my knowledge and be/►ef, to be true and correct I further certify I will comply with the permit if it is granted and used " Property Owner �`�111)) Representative Mailing Address 3a (i) 0 Ls✓cr.'i Mailing Address City - State - Zip ,sc rt-LW 4TL7Z, NA,,) Ss oo Z- City - State - Zip Telephone No 65) - S (-- 0 6 S g Telephone No Signature c---:,,?,,G C-'�/4 Signature (Signature is required) (Signature is required) SITE AND PROJECT DESCRIPTION Lot Size (dimensions) 70 x 1 S 0 Land Area /O,, S Z-g Sq t r Height of Buildings Stories Feet Principal 6' ' L- Accessory Total Building floor area Existing Proposed / VS' Paved Impervious Area No of off-street parking Z./ d 50 square feet square feet square feet square feet spaces H \mcnamara\sheila\PLANAPP FRM April 20, 2005 Community Development Department City of Stillwater 216 North Fourth Street Stillwater, MN 55082 I am requesting a variance for the reconstruction of a front porch to my home at 315 W Olive St The existing porch was recently removed due to extreme structural failure and water damage I would like to reconstruct the porch to wrap around the north east corner of the house Research at the library has shown this design to be original to the house circa 1910 The new porch would be constructed using traditional building materials such as cedar and pine It would be painted to match the colors on the house I have provided architectural drawings for this project I believe this addition would be an historic and aesthetic asset to the home and neighborhood Thank you for your consideration Greg Stokes 315 W Olive St Stillwater, MN 55082 651-351-0658 Sincerely, Greg Stokes g/'a ,.(1;/2' 1 PLANNIP Planning Commission Date: Novembe Project Location: 306 West Olive Stre Comprehensive Plan District: Two Fan Zoning District: RB Applicants Name: Mark Balay — Balay Jeff and Julie A Type of Application: A modification to Project Description: A modification to a kitchen addition. Discussion: The modification to the spe. addition for the Inn. The proposed additi house. It will attach to the east side of th( existing porch roofs. The entry will be redesigned to match the The windows will be a transom height to elements and colors will match existing th The proposed addition will be constructed coverage will remain the same. The design of the addition was reviewed b The applicant consider installing some pan Recommendation: Approval with conditio Conditions of Approval: 1. All revisions to the approved plan Development Director. 2. The addition shall match the existir 3. The applicant shall be limited to th( Findings: The proposed use will not be inj. public welfare and will be in harmony with Attachments: Application Form/Letter from HPC Action — 11/7/05 - +6-0 CERTIFICATE OF SURVEY FOR: GREG STOKES NORTH SCALE: 1 INCH = 20 FEET CATCH BASIN HYDRANT SIGN WATER VALVE UTILITY POLE LIGHT POLE TELE/ELEC BOX GAS VALVE OVERHEAD WIRES WELL MANHOLE CULVERT GAS METER FENCE CONCRETE • DENOTES FOUND 1 /2" IRON PIPE O DENOTES 1 /2" X 1 8" IRON PIPE SET AND MARKED BY 25718 CERTIFICATION: I hereby certify that this survey, plan or report was prepared by me or under my direct supervision and that I am a duly licensed Land Surveyor under the laws of the DANIEL L.4I.IES License. No. 25718 e of Minnesota. ate 5-18-05 AREA: TOTAL AREA OF EXISTING L (as provided by The east 70.00 ADDITION TO S in the office of t Washington Cot NOTES: UNDERGROUND SHOWN EASEMENTS, IF NO EFFORT MAI OR UNRECORDI BEARINGS SHOV THE EXISTING L PROVIDED BY T EFFORT MADE 1 ADJOINING PRC OVERLAPS. 4 ci LA CITY OF STILLWATER Case No SUP/04-02 Permit Fee $500 Date Fee Paid 12/26/04 ZONING USE PERMIT Certificate of Compliance Rezoning Sign X Special Use Permit Variance Conditional Use Amended Planned Unit Development Grading Other Applicant Jeff and Julie Anderson Project Address 306 West Olive Street City/State/Zip Code Stillwater I`'iN 55082 Property Description 28-030-20-42-0131 Zone District RB-Two Family Residential District Permitted Use A modification to a bed and breakfast special use permit for the relocation of two guest rooms from the main house to the carriage house and for special events Conditions of Approval 1 A maximum of two special events (defined as business meetings, bus tours, bridal and wedding showers, anniversaries, weddings and wedding receptions, and church functions) allowed per calendar month 2 All special event visitors shall park on site or on the Bed and Breakfast side of the street boarding the property and not Impact local streets 3 Limit of groups 38 people, 18 guests staying and Bed and Breakfast and 18 others maximum 4 Food must be prepared in a Washington County Health Department approved kitchen 5 All special events shall be over by 9 00 pm 6 No open bar on premises for special events Champagne or wine is allowed on a two- person/one bottle limit 7 All special events shall be held indoors 8 This permit shall be reviewed upon complaint 9 The manager or owners of the property shall live on site and be on site during all special events 10 This use is not transferable to a new owner 11 Impervious surface shall not exceed 40 percent (40%) 12 The applicants are permitted to move 2 guest rooms from the main house to the carriage house, as set forth in the plans submitted In addition, any venting for carriage house will be on the cast side of the carriage house or on the east face of the roof of the carriage house and directed away from the property to the west 13 The venting for the water heater in the main house will be removed from its current location This variance is granted pursuant to the zoning ordinance and is not a substitute for a building permit A building permit is issued by the city building official after approval of the plans and payment of the building permit fee and state surcharge This vanance will be null and void if the project that is permitted by this vanance is not completed within two years from the date the permit is granted and relocated so that it vents on the north side of the office in the main house and into the parking lot This is to be done within sixty days of the City Council granting the permit which is February 17, 2004 14 The applicants are permitted two (2) special events per calendar month All events shall be for no more than 18 guests and 18 other attendees All special events are to be over by 9 00 pm 15 The applicants must provide a quarterly summary of the events held at the B & B within 15 days of the end of each calendar quarter for review by the Community Development Director Those reports must include the dates and times of the events, the number of attendees, a description of the events and a summary of each complaint registered by any neighbor during each report period 16 All external lighting must be maintained at the lowest wattage feasible and extinguished at 9 00 p m The two (2) lights on the front porch of the B & B, as well as the lamppost light at the front stops to the B & B, may remain on We accept the conditions of this permit We understand that any changes from these plans must be resubmitted for approval (666ZY °44161--- Owner or Representative V Community Development Director 2/�3 l v y Date Date This vanance is granted pursuant to the zoning ordinance and is not a substitute for a building permit A building permit is issued by the city building official after approval of the plans and payment of the building permit fee and state surcharge This vanance will be null and void if the project that is permitted by this variance is not completed within two years from the date the permit is granted 615 14 S-CR 10 10 a (0053) Location Map R_IW R2OW RI9W R_ W R_IW R2OW Vicinity Map 10 198 Scale in Feet rowny .nroull con. m .1100 nu. W..mm on ount no M n n enn. NM: I101.8.10 an W.e w N.M. Co. ...or Mono ( �AS.W0�a our.�. 6... •1 1005 t Mark S Balay AIA S t t 1 I % a t e r M i n n sot 110 East Myrtle Street Suite 100 Stillwater Minnewta 55082 (651) 430 3312 10/27/05 City of Stillwater Attn Sue Fitzgerald 216 N Fourth St Stillwater, MN 55082 Dear Ms Fitzgerald B A L A ARCHITECTS Y Michael E Balay AIA Indiana p o l s l n o i a n a 6801 Lake Pla<a Drive Suite C 307 Indianapolis Indiana 46'20 (317) 845 9402 Attached are extenor design illustrations for an addition to the Rivertown Inn which will enlarge the kitchen facility which is being completely renovated this winter Please note that all architectural elements and colors are matching existing materials shapes and colors on the historic building The physical addition is a simple box, ten feet wide and 27 feet long, on the northwest corner of the main house It will also attach to the east side of the existing grapery A curved mansard roof detail is taken form the porches on the house to provide a pleasant architectural solution for a flat roof and concealment of roof top mechanical equipment The redesign of the rear entry is a mirror to the circle top windows and doors in the carnage house along with the pediment roofs Windows are provided at transom height for natural lighting of the kitchen area, as much as possible Please do not hesitate calling if you have a uestions or require additional information Sincer rk S Balay Mark S Balay Arcli!rfects, Inc EXIST WIE170W5 EXIST 6 TRIM EXIST 4I/2 LAP 51DING EXIST" WINDOW 9 • EXIST" WINDOW • NEW STOOP OVER HANG 10 MATCH CRAPEW NEW RACK DOOR W 6 1PM MANSARD ROO? NEW 1RANSOM WINDOWS NEW 6 1RIM NEW 4 I/ 2 LAP SIDING EXISTING CRAPERV 1 A Kitchen Remodel for the O 1 L_ N CC MINNESOTA STILLWATER >- CO C 6Q EI- VA110N5 5GLE 0 a a ti 0 A� a MANSARD ROOF NEW 1RAN50M WINDOWS NEW b TRIM NEW 4 I/ 2 LAP SIDING EXI511NG PALING 0 1 NSW STAIN GLASS MINf7OW 0 1 NM/ TANSOM & 1POUM HUNG WINDOWS 0 '� EXISTING G 0 o, XI5T STAIN GLASS WINDOW n 0 1 EI.EVAn0N5 5 5CA-E I/2 1 0 MAN5ARI7 R0G>' NEW 1RAN50M - WINI7OvV5 NEW 6 1RIM NEW 4 I/ 2 LAP SIDING EXIST CRAPER' ROGf 0 0 i EI.EVAn0N5 5 SCALE 1/2 1 0 A Kitchen Remodel for the 0 0 MINNESOTA STILLWATER Tx' • to • - 2 0 6� Y 7 J a y S 0 WAN au,. umn as wm A5 PLANNING APPLICATION REVIEW FORM CASE NO SUP/05-69 Planning Commission Date November 14, 2005 Project Location 306 West Olive Street Comprehensive Plan Distnct Two Family Residential Distnct Zoning Distnct RB Apphcants Name Mark Balay — Balay Architects representing Jeff and Julie Anderson — Rivertown Inn Type of Application A modification to a special use permit for the Rivertown Inn Bed and Breakfast Project Descnption A modification to a special use permit for the Rivertown Inn Bed and Breakfast for a kitchen addition Discussion The modification to the special use permit is a 270 square foot 10 foot by 27 foot) kitchen addition for the Inn The proposed addition will be constructed on the northwest corner of the main house It will attach to the east side of the existing grapery The curved mansard roof design matches the existing porch roofs The entry will be redesigned to match the circle top windows and doors in the existing carnage house The windows will be a transom height to provide natural light to the kitchen area All the architectural elements and colors will match existing the existing structure The proposed addition will be constructed over an existing slab which means the impervious surface coverage will remain the same The design of the addition was reviewed by the HPC on 11/7/05 and approved with one recommendation The applicant consider installing some panels below the proposed transom windows Recommendation Approval with conditions Conditions of Approval 1 All revisions to the approved plan shall be reviewed and approved by the Community Development Director 2 The addition shall match the existing structure in architectural design, materials and colors 3 The applicant shall be limited to the attached 12/26/04 Conditions of Approval Findings The proposed use will not be injunous to the neighborhood or otherwise detrimental to the public welfare and will be in harmony with the general purpose of the zoning ordinance Attachments Application Form/Letter from the Applicants Representative/Elevations HPC Action — 11/7/05 +6-0 CITY OF STILLWATER Case No SUP/04-02 Permit Fee $500 Date Fee Paid 12/26/04 ZONING USE PERMIT Certificate of Compliance Rezoning Sign X Special Use Permit Variance Conditional Use Amended Planned Unit Development Grading Other Applicant Jeff and Julie Anderson Project Address 306 West Olive Street City/State/Zip Code Stillwater MN 55082 Property Description 28-030-20-42-0131 Zone District RB-Two Family Residential District Permitted Use A modification to a bed and breakfast special use permit for the relocation of two guest rooms from the main house to the carriage house and for special events Conditions of Approval 1 A maximum of two special events (defined as business meetings, bus tours, bridal and wedding showers, anniversaries, weddings and wedding receptions, and church functions) allowed per calendar month 2 All special event visitors shall park on site or on the Bed and Breakfast side of the street boarding the property and not impact local streets 3 Limit of groups 38 people, 18 guests staying and Bed and Breakfast and 18 others maximum 4 Food must be prepared in a Washington County Health Department approved kitchen 5 All special events shall be over by 9 00 pm 6 No open bar on premises for special events Champagne or wine is allowed on a two- person/one bottle limit 7 All special events shall be held indoors 8 This permit shall be reviewed upon complaint 9 The manager or owners of the property shall live on site and be on site during all special events 10 This use is not transferable to a new owner 11 Impervious surface shall not exceed 40 percent (40%) 12 The applicants are permitted to move 2 guest rooms from the main house to the carriage house, as set forth in the plans submitted In addition, any venting for carriage house will be on the cast side of the carriage house or on the east face of the roof of the carriage house and directed away from the property to the west 13 The venting for the water heater in the main house will be removed from its current location This vanance is granted pursuant to the zo,img ordinance and is not a substitute for a building permit A building permit is issued by the city building official after approval of the plans and payment of the building permit fee and state surcharge This vanance will be null and void if the project that is permitted by this vanance is not completed within two years from the date the permit is granted and relocated so that it vents on the north side of the office in the main house and into the parking lot This is to be done within sixty days of the City Council granting the permit which is February 17, 2004 14 The applicants are permitted two (2) special events per calendar month All events shall be for no more than 18 guests and 18 other attendees All special events are to be over by 9 00 pm 15 The applicants must provide a quarterly summary of the events held at the B & B within 15 days of the end of each calendar quarter for review by the Community Development Director Those reports must include the dates and times of the events, the number of attendees, a description of the events and a summary of each complaint registered by any neighbor during each report period 16 All external lighting must be maintained at the lowest wattage feasible and extinguished at 9 00 p m The two (2) lights on the front porch of the B & B, as well as the lamppost light at the front stops to the B & B, may remain on We accept the conditions of this permit We understand that any changes from these plans must be resubmitted for approval tilk °44A/°-- Owner or Representative V Community Development Director A - 2/�3 /o y Date Date This vanance is granted pursuant to the zoning ordinance and is not a substitute for a building permit A building permit is issued by the city building official after approval of the plans and payment of the building permit fee and state surcharge This variance will be null and void if the project that is permitted by this variance is not completed within two years from the date the permit is granted r Mark S Balay AIA Still u a t e r M i n n c so t 110 East Myrtle Street Suite 100 Stillwater Minnesota 55082 (651) 430 3312 10/27/05 City of Stillwater Attn Sue Fitzgerald 216 N Fourth St Silllwater, MN 55082 Dear Ms Fitzgerald B A L A ARCHITECTS Y Michael E Balay AIA Indiana p o 1 I et n a 6801 Lake Pla a Drive Suite C 305 Indzanapoli,. Indiana 46/20 (317) 845 9402 Attached are extenor design illustrations for an addition to the Rivertown Inn which will enlarge the kitchen facility, which is being completely renovated this winter Please note that all architectural elements and colors are matching existing materials shapes and colors on the historic building The physical addition is a clmple box ten feet wide and 27 feet long, on the northwest corner of the main house It will also attach to the east side of the existing grapery A curved mansard roof detail is taken form the porches on the house to provide a pleasant architectural solution for a flat roof and concealment of roof top mechanical equipment The redesign of the rear entry is a mirror to the circle top windows and doors in the carnage house along with the pediment roofs Windows are provided at transom height for natural lighting of the kitchen area as much as possible Please do not hesitate calling if you have as uestions or require additional Information Sincer ark S Balay Mark S Balay Arclrfects Inc rD I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I 1 0 R q IllIk OMMM a 0 0 0 0 0 0 0 w \\ o DWG MOE a vR00C NO 6 1 I I 1 Y I A Kitchen Remodel for the Rivertown Inn STILLWATER MINNESOTA � OOMIllall 11016•11RO Of WW1 v Relf. a r O."'�`�` �" ' ` rtON1900 Or 110 MDR CI POI DI VIM if, nal "� rq �m p c �n a DATA DU. 0NAR MLKfa9 YSa i MARK DATE INR D[$DRIFI ON 92101 11 Ni111UN eI00W B A L A Y yark 0 e lay AO4 Na B anu. Slreel ron� u:w: REV DATA 1030P 1e Y9m400L 1 MOMECTS 6901. SW. ter MN 6068 Tel Al) NO MIS 1 I 0 O I 0 MANSAM ROOF NEW TRANSOM WINWOW5 NEW 6 1RIM NEW 4 I/ 2 LAP SIDING EXI511NG PALING J 0 0 0 1 NEW 51'AIN GLASS MINf2OW • XI51' STAIN G1.A55 WINDOW NEW TI?AN5OM & PO113L I� 1NG WINPOW5 �EXI51ING Gt?AI kY-y 0 9 �LtVA11ON5 5 50,41 1/2' 1-0 MANSARD ROOF NEW 1RAN50M WINDOW5 NEW 6 IRIM NEW 4 I/ 2 LAP SIDING �� EX151 GRAPEPY RX 0 0 EI.VA11ON5 5 5CAU I/ 2 I 0 Remodel for the c t U 0 Q) MINNESOTA STILLWATER m 5 1 5 5 A 4 A5 Memo To Planning Commission From Steve Russell, Community Development Director" ---- Date November 9, 2005 Subject Manning Avenue Improvement Washington County is in the process of preparing plans for widening Manning Avenue from TH 36 to CR 12 (07/08) and to TH 96 (future) A series of public meetings have been held to identifying transportation issues and develop road improvement alternatives At this point, the County is preparing a final alignment for consideration by the City of Stillwater, the City of Grant and other interests effected by the improvements On October 8 and 10th, 2005, the Planning Commission held a field trip and discussed plans for an 8 acres site located along Manning Avenue As part of the discussion plans for improvement to Manning Avenue and its impact on site development was described, Commissioners expressed concerns for the impact of road improvement on existing tree stands and topography of the site Also mentioned by the developer was the right of way width needed for road improvement and screening of future development from the four -lane road The Commission felt it would be timely to have the Manning Avenue improvement plans presented for Planning Commission information At meeting time, Washington County Public Works staff will present available plans Attached to this report is a section from the Washington County Comprehensive Plan (2-96) regarding linear parkways and more specifically Washington Parkway The proposed improvement to Manning Avenue is the first section of "Washington Parkway" to be improved so it's critical to set a good example for design standards for the improvement Scenic quality, environmental protection and fit with local trail systems are all objectives for Washington Parkway The Washington Parkway concept can be discussed at meeting time To help implement the County concept, the City has required right of way and trails along developed sections of Manning Avenue Recommendation Presented for information only -:'/" ud S C 169/a p/4,-) LINEAR PARK SYSTEM PLAN SUMMARY INTRODUCTION This chapter of the Recreation/Open Space System Plan summanzes the Linear Park System Master Plan that was approved in 1996 The Master Plan details a proposed interconnected county -wide system of linear parks A Linear Park System is a series of open space and recreational comdors that connect communities parks, and other trails A Linear Park System provides accessible recreation opportunities for a wide range of outdoor activities -- walking hiking, jogging, biking, skating skiing snowmobihng and horseback riding By providing people with easy access to the natural world, linear parks also offer educational and interpretive opportunities Important rural scenic and historic areas would receive recognition and protection through a scenic road program and linear parkways Demand for and usage of linear parks is growing One indication of support is the high use of existing facilities The existing system is illustrated on Figure PP- 12 The Willard Munger State Trail is busy to the point of near capacity on pleasant weekends, as are many trails in Minneapolis and the western suburbs Attendees at the Comprehensive Plan s public meetings have voiced strong support for improved trails in the County The 1990-1994 Statewide Comprehensive Outdoor Recreation Plan (SCORP) notes that trail recreation is becoming increasingly important and that demand for more trails are being felt at all levels of government The County system would hnk to regional trails across county borders as well as connect with local trails m cities and townships The County will work with the Metropolitan Council to adopt the elements of this Linear Park System into the Regional Trail System • • • #21733 6-48 February 1996 • Linear Park System Plan Washington Parkway reen ••••••• Off -Road Trails Trail Search Area - New Alignment Possible Parks Rural Centers Lake Elmo Grey Cloud Island Regional Park • Park Reserve,' Mississippi National River Recreation Area William O Bnen State Park Manne on St Croix Square Lake Park Lower St Croix National Scenic Riverway 23 Afton Village %%! Afton �.:.: State ;2 �A Park Point Douglas Park Washington County Comprehensive Plan February 1996 FIGURE PP 13 Ltnear Park System Plan Summary Goals and Objectives for the Linear Park System Goal 1 Estabhsh a coordinated system of local, county and regional linear open space that will meet present and future recreational and transportation needs in the County Objectives A Provide a system of County trails that will link components of the County and Regional parks B Provide a system of County trails for recreational and transportation use with recommendations for scenic drives C Provide a system of County trails that will coordinate and encourage the connection of existing and planned trails at the local level D Provide a system of multiple use and multi -seasonal trails that is safe enjoyable, and accessible to the public E Develop a County trail system that coordinates with other public and private agencies F Emphasize trails and scenic drives along the St Croix Mississippi and other waterways Goal 2 Develop a hnear open space system that complements the County land use and transportation plans and promotes proper management of natural and cultural resources Objectives A Preserve unique or sensitive environments B Preserve geological sites C Protect hydrologic resources D Preserve wildlife habitat E Preserve histoncallcultural resources and attempt to locate trails in their proximity when possible #21733 6-50 February 1996 Linear Park System Plan Summary • • • Goal 3 Coordinate a program to implement and maintain the desired Linear Parks and Open Space Plan Objectives A Develop standards to ensure preservation of unique environments geological sites hydrologic resources wildlife habitat, and histonc/cultural resources B Develop guidelines to ensure preservation of natural landscapes C Identify appropnate acquisition funding sources and schedule D Identify appropnate support facilities to site along the comdors for public use, such as rest rooms, drinking fountains, mile markers, rest areas kiosks etc E Identify reasonable development capital costs and capital improvement programs F Identify necessary maintenance information and education programs and provide for a sustained source of funding G Establish a volunteer program to assist with trail maintenance and patrolling #21733 6-51 February 1996 i Linear Park System Plan Summary SYSTEM OVERVIEW The Linear Park System is a county -wide system of trails that provides recreation, exercise, scenic dnves bicycle commuting and environmental preservation The trail network would hnk people, parks and city and township trails The layout of the system network is illustrated by Figure PP-13, Linear Park System Plan An analogy for the geometry of the system would be a backbone and nbs A north -south comdor along County State Aid Highways 15 and 19 -- Washington Parkway -- would be the 'backbone and would provide direct connections to Big Manne Park Reserve, Lake Elmo Park Reserve and Cottage Grove Ravine Regional Park County State -Aid Highway 15 would receive the major landscaping improvements and off -road equestrian trails while both County State -Aid Highways 15 and 19 roads would have improved bike shoulders and/or off -road paths East -west nbs or collectors--greenways--would intersect the Washington Parkway improvmg bicycle and auto access to other county, state and local parks local trails and state or regional trails m adjacent counties East -west nbs include • County Road 52 Highway 97 and County Road 50 • County State -Aid Highway 4 • County State -Aid Highway 12 • County State -Aid Highways 16, 19 and 18 State Highway 95 • County State -Aid Highway 38 22 and 20 The backbone-and-nb system will be enhanced by other County and city or township routes and major off -road trails such as the Willard Munger State Trail Either short looping recreational traps or longer purposeful tnps will be possible through a combination of these on- and off -road routes The major trails of the Linear Park System will connect to the regional system in adjacent counties at seven points helping to fill a void in the eastern -most part of the regional trail system In addition many of the supplementary bicycle shoulders existing or planned along the other County roads will hnk to local adjacent or county systems, especially on the westem edge of the County Routes connecting to the regional system will include the former Burlington Northern Railroad line (which also extends into Chisago County to the north), Highway 96 in White Bear Lake (via the Ramsey County system around the lake) the Willard Munger State Trail (planned to eventually extend to the northwest through Manne, past William 0 Bnen State Park and northwards eventually to Duluth) Battle Creek Regional Park, the I-94 bndge in Newport and Highway 61 at Hastings (connecting to a Regional Trail in Dakota County) #21733 6-52 February 1996 n o Linear Park System Plan Summary SYSTEM ELEMENTS The elements of the system are descnbed m the following text Washington Parkway The Washington Parkway is mtended to showcase the rural character of the County It will be characterized by a well landscaped roadway It will enhance the experience of travelling to the central parks and travelling north or south in the County The name "parkway' is used because the design concept involves additional trees along both road edges and m certain locations m a new median space In the southern part of the County, bicycle trails will be provided along CSAH 19 to link city and township trails to trail loops in County or State parks and provide connections to the regional trail system in other counties Washington Parkway should make dnving and bicycling both more pleasurable and functional Washington Parkway will include locations for resting, picnics and car parking, special signage maps and lighting These would complement similar facilities already in place along the Willard Munger State Trail Rest areas will be located near the intersections of each Greenway and the Washington Parkway Shelter, benches, picnic tables, informational matenals and a small amount of parking will be provided at the rest areas Trail design along the Parkway may include • Two eight -foot paved shoulders for bicyclists • A ten -foot paved trail honzontally separated from the road to accommodate two-way traffic for bicycling in -line skating and walking • A 12-foot gravel equestrian trail pnmanly between Lake Elmo and Big Marine Park Reserves • Snowmobile trails in the ditch bottoms or opposite the roadways * • Additional trees in the road right-of-way • Support facilities such as rest and information areas and signs East-West Greenways The east -west Greenways will provide additional access to the major parks, the rural centers and other communities in the County, and to other parts of the regional bicycle system These comdors will include two six -to -eight -foot paved * Over time as development intensifies the trails may not be suited for snowmobiles #21733 6-54 February 1996 0 10 20 30 SCALE IN FEET • DENOTES FOUND 1/2 INCH IRON PIPE MONUMENT UNLESS OTHERWISE SHOWN LEGEND 0 0 EB OHW 4 a FOUND IRON RE -BAR STOP BOX GAS METER ELECTRIC METER POWER POLE OVERHEAD WIRES POLE ANCHOR CONCRETE SURFACE BITUMINOUS SURFACE 186.22 192.77 MEAS. 1.0 KEYSTONE WALL- - - - OHW 1 . 4 OHW FOUND 1.5" IRON PIPE MONUMENT FOUND 1.5" IRON i PIPE MONUMENT • • v fri N • FOUND 1/2" IRON PIPE L.S. NO. 9232 FOUND NAIL I 6I 1` , §� 11 W3 1 DETAIL B 4� NO SCALE i< CO 0 O t , , ,1 WOOD GARAGE 21.0 as ROOF LINE- -"- (typical) [IT COR. ROOF ON LINE- - • PROPERTY LINE-, --TOP OF GARAGE WALL AT ROOF • • -EDGE OF ROOF LINE -COR. ROOF 0.3 FT. S'1 Y OF PROPERTY LINE 064, 28.5� J ,� t� COR. GARAGE AT ROOF rr LEVEL IS 0.5 FT. SLY OF/ TOP OF GARAGE LEANS- - r PROPERTY L/NE- - - NORTH 1.01 FEET BASE OF GARAGE LOCA 770N- - -, WOOD GARAGE 0.5 Roof' UNE- -+- (typkol) 'i h CO r---S. LINE OF LOT 13, BLOCK 2, GRAY & SLAUGHTER'S ADDITION TO STILLWATER 1 n -►- L. L/ 1 • • • • • • 21.0.. 0.5 ROOF LINE- - ((pica/) WOOD GAPAGECO i I .. Z1.0 '�• L.i L_ V 1_I r\ „--COR. ROOF ON LINE '-SEE%DETAIL B 1' `. 28.5 1� TOP OF I;ARAGE LEANS-' i BASE NORTH 1.0f FEET ,' BASE OF GARAGE LOCA 170N- - WOOL' GARAGE 2.8 1 .77 04,4, 28.5 C ----SEE DETAIL A ' 3 4 O .° OH W '1 0.5 ROOF LINE- `!- (typkol) r-(C \J I r Jr - -N. LINE OF LOT 1, BLOCK 5, GRAY & SLAUGHTERS ADDITION TO STILL WA TER L3 r-, i I /1 14 L. V l\ 0.3 17MBER WALL S89'18'27"E 125.82 SE COR., LOT 13, BLOCK 2, GRAY & SLAUGHTER'S ADDITION TO STILLWATER• - 1) L • • • • • , • • • T"' 193.12 MEAS.'. • • --LINE PARALLEL TO THE S. LINE OF LOT 13, BLOCK 2 7 126.00 • 0 h• • 1 „ 12.4. L_ V 38.5. 2 STORY WOOD FRAME DWELLING NO. 1006 4.8 21.3 , 4 �0.6�CONCRETE WALL N ° ° •' . `N89'18'27"W . 126. 35 S.LINE OF THE NORTH 6.00 FEET OF LOT 1, BLOCK 5 Qy (T26 plat)°• -NORTH EDGE WALL 0.2 FT. 4 Sid • SOUTH OF PROPERTY •LINE 4 �• 4 e • Oi IW OHW OHW OHW 38.3 -LINE PARALLEL TO THE N. LINE OF LOT 6, BLOCK 5 STREET RIGHT OF WAY AS SHOWN ON WASHINGTON COUNTY HALF SECTION MAP --= -. ` FOUND IRON RE -BAR --- NORTH EDGE WALL 0.1 FT. p SOUTH OF PROPERTY LINE ° -OHW- OHW U OHW . ° ° OHW WJST PINK' SIIJREJ4'ITP STREET RIGHT OF WAY PER OFFICIAL 1878 PERFECTED PLAT OF STILL WA TER ( AS DEPICTED ON WASHINGTON COUNTY HALF SECTION MAP ) O a' OHW Gi?FL RY - 60 SURVEY FOR: IC INS URA GU TITLE NOV CO 1ANY LEGAL DESCRIPTION: The North 6 feet of Lot 1, Block 5 of Gray & Slaugh ter s Addition to Stillwater; Also a strip of land 30 feet wide adjoining the above described tract on the North, described as follows: Commencing at the Northeast corner of said Lot 1, running thence West on the North line of said Lot to the Northwest corner thereof; thence North on the extended West line of said Lot 30 feet; thence East on a line parallel with the North line of said Lot to the West line of Greeley Street in said Addition; thence South to the place of beginning. Also a strip of land described as follows: Beginning at a point on the West side of Greeley Street 15 feet South of the Southeast corner of Lot 13 in said 91ock 2 of said Fray & Slaughters Addition to Stillwater; running thence South 15 feet; thence West on a line parallel with the South line of Lot 13, 126 feet; thence North 15 feet; thence East on a line parallel with the South line of Lot 13 to the place of beginning, said land being a part of original Pine Street, vacated, Washington County, Minnesota. CERTIFICATION: l hereby certify that this survey was prepared by me or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the State of Minnesota. Date of survey: September 8, 2005 Date of signature: September 28, 2005 Egan, Field & Nowak, Inc. Land (Surveyors Lee J. Nord Minnesota License No. 22033 NOTES: 1. The orientation of this bearing system is based on the east line of Block 2, Gray & Slaughter's Addition to Stillwater which is assumed to have a bearing of South. 2. The area of the property shown hereon is 6,437 square feet. 3. No title work was provided to Egan, Field & Nowak, of '1Tls Cure_;' to verify ownership, the legal description, easements or encumbrances on the property. The legal was provided by Chicago Title Insurance Company. Inc. for the preparation or the existence of any description shown hereon DETAIL A NO SCALE -1 J 1y. MI 11111 OM MI NI Ell . i . MI IN IM . . • i NI NI i i i us we : . INI lei In s --PROPERTY LINE 90 DO 00" 2.8 3.3 ' ' I ;PROPERTY LINE 1 .r to 1 oT5t W= !:4wv_ O!;v1s2dI o E2 0 ; ij Ui 6O m Q �m 0,e,. tn ti 2 0 J ROOF LINE 126.00 FEET TO WEST LINE OF SOUTH GREELEY STREET / A /" A Tr-r1 V/-lull/L_LJ r- / 1 \ L_ L_ / !r- 1 I I 'I L-_ FIELD BOOK PAGE FIELDWORK 2705 30 CHIEF: KK REVISIONS DRAWING NAME: 32212-CERT JOB NO. 32212 FILE NO. 6006 DRAWN BY: kgf NO. DATE DESCRIPTION CHECKED BY: L.J.N. SURVEY FOR: CHICAGO TITLE INSURANCE CO .PANY PROPERTY ADDRESS: 1006 WEST PINE STREET STILLWATER, MINNESOTA EGAN, FIELD, & NOWAK, INC. "SURVEYORS SINGE 1872" 7415 WAYZATA BLVD, MINNEAPOLIS, MINNESOTA 55426 PHONE: (952) 546-6837 FAX: (952) 546-6839 WEB: EFNSURVEY.COM COPYRIGHT © 2005 By EGAN, FIELD & NOWAK, INC. , . 4 n.muo.nm+.6.,r, •••••••••, • . - ' "" ti'i _ _._ ._... ----_—..-- -.—.-_ .....72.0" ,..n. -i--►iirsosr..r�rrrr .....� __ _ a�....� ��i/.I�i...A �_ .._........____.... -_..�_...._ r I..I.I r ....... . .. . . .— . . .. .. . .. i , ,*.'''' idr •• . .... .. ..... ..... ... i i, r 1.I t. n L1 ,,.frl q I! a u1111LL 1rlltr�l- ::: i j;IL...' rj-- _ L b4 :7-;-.........--� t f i • • fr 1 n I)4(0 -rtzm .si . 11— tJ f2- LEA/E - W.4.-L��� LLy tr . L- i 1 (1"-;-"s1-1- 1 €•-t1:1). 1 tics, cIsic 42.1 6.TA. #7- )(g., r� Xdjiz. k (ceit.41-1-1,;) 2x <5/6 Low- 2y4plG!~l • t--t I "" :1' ,<IL.( 6 11 • t(o,n�3_C RRRF mil . �z't = I I; ti r 1! W •