Loading...
5 Subdivision 8591 Tigua Lane, Gorden Schaeffer CITY OF CHANHASSEN s- PC DATE: Oct. 7, 1998 - CC DATE: Oct. 26, 1998 CASE #: 96-8 SUB B : AI-Jaff:v J- Z cd: () - -1 a. a.. <{ ~ ~ W I- - C/) STAFF REPORT PROPOSAL: Amend conditions of approval for subdivision 96-8 to subdivide a 7.05 acre parcel into two single family lots with a variance to allow a wood shed to encroach into the required rear yard setback. LOCATION: Lot I, Block 1, Rice Lake Manor (8591 Tigua Lane). East of Tigua Lane and southwest of Rice Marsh Lake APPLICANT: Gordon Schaeffer 8591 Tigua Lane Chanhassen, MN 55317 (612)975-3810 PRESENT ZONING: RSF, Residential Single Family ACREAGE: 7.05 acres DENSITY: 0.28 Units per Acre ADJACENT ZONING AND LAND USE: N - S- E- w- RSF; and Rice Marsh Lake RSF; and R-4, Vacant Land R12; City owned Open Space RSF; Residential Single Family WATER AND SEWER: Sewer and water are available to the site. PHYSICAL CHARACTER.: The site contains a single family residence and a shed. It is heavily wooded and contains wetlands. 2000 LAND USE PLAN: Residential Low Density . h :,t. /1 JJ~ L '- '-'- I __,"'-r Chanhas.. ~ !--N ~~ ~1 = <llrf'- Bststs ~ "d ~ ~~j -1\1 j, :: t ~ \;;:P IUD! ~ Ra'\ d ~ "-, ~ .. ~r- ~t= t:-? · .'e5\ell' -, ) ~ ~ ...... I it:: eo- >- !'-, :5tV~ ~_~ SlaIeH~ I~ 4 a;::~li~ ,,- .,~ ~. ~ l f ((4!j;j~ ~ k:',~~~~ ' i ~ "-J 'A .J. II; I Ny;::. fJr I.> IQ e5> I. (~ -:1d-~.tJ 0:i; ";~ ..J. ------~ ,:'f II : I. ~ Ie( , ~ 6'''; '" ! , 1 ~ '\~ /DQ;". x;! I 'JJH \ f r \ ' ". ',~.,' \ j , ~ ,'" ' -. ~'-';"'/ rJ.utrt I /1..7 :\'l\ Jrrr<- /r \'i illJL\ i ~: ~/ I f$S> Lakf Susan tj;; f" JI~rsh La~ Wf=-,\ j ~"- l ~- ::l ~~~~~ dlt'; ,r ~ -==1 ~~f/~J ,w. M1~7~' /r/4i~'~i~ '_~~__. _----~-~--~ ~) '- ~ ~ I l1JJ= ~ E , :.....: ~I Jl,.-.,~ - -.; ~.2.\'2 _ _ _"" _ _ __ u /~~~~ f j' ?~~?_~:?------ ~~~ ,/ I Lo~O^-'QRi\eV81. ff&.' ! "1 i---'~cW- r~ ~g':':~'~ 1:-;//'1; ! i ~ &i'" ~ j I , -..J '. ... I ~ , " ~~ Park - - _ _ '.'" ,-{."", ,;,,,,,,'t,:.. !-- ... w". '" ." ...."'.:.1:1, ./ --~- '" ---,- {.,,"', ,.. -~~ /' 1 BaDd! oere ;,~ ~ ': Heighl::s 0:: /~ :, I (parle ~f!J ' ,.; r~rfobU 'E. i ;: ..,.B..an.....:. cf.:..i..~.e...rei;'ll 'W',/:,jJl Lake > -. ~<, ('1/", >::< "" v ... _ i i<b~t>:)LGi: LUll" Riley ~ ~ ' :/'C)~';';k2 t.b __.,"~..,"(~L i- ~.~ ~'..,... ~!~ ~ . ....."......'.."L.';;".'.,'.,""-"',.!::-:.'.,,"'''~'C'.:H,.<'.'..0.">>.. ~ c: 'I ~ . ',v, ""'.'-' _. > c T"""''''<:<''';;'''' = ," $ ".-- . ~...... - ., ~ 'ri,--j " " '{ ,,-.- "~ " - r-- Q) .c_ .co '- c.. c: Q) "O_ W .... o > ... u -"-' Schaeffer Subdivision October 26, 1998 Page 2 BACKGROUND On June 26, 1980, the City Council approved a subdivision of 39.8 acres into 8 single family lots, Rice Lake Manor. On June 10, 1996, the City Council approved a metes and bounds subdivision to subdivide Lot 1, Block 1, Rice Lake Manor, a 7.05 acre lot, into 2 single family parcels. Parcel A was made available for future construction. Parcel B contains a single family home. One of the conditions of approval for the subdivision concerns an attached accessory structure (wood shed I garage), located on Parcel B, which encroaches into the required rear yard setback. There was also a dog kennel that straddled the property line and encroached onto the parcel to the east (city owned land - open space), however, this structure has since been removed. When the building permit for the existing house was submitted for approval in 1982, the survey showed the structure located 10 feet from the rear property line. The zoning ordinance requires a minimum setback of 30 feet. We speculate that as a result of an oversight, the permit was issued and the house was built with a 10 foot rear yard setback. The attached wood shed was not part of the building permit for the house. This section was added on sometime after the building permit was issued for the main structure. Staff does not have a record of this addition. As a condition of approval for the subdivision, a condition was placed requiring the applicant remedy the situation by removing the attached accessory structure. The applicant is requesting an amendment to the conditions of approval to allow the attached accessory structure to remain. PROPOSAL The applicant is requesting an amendment to one of the conditions of approval for subdivision 96- 8 to subdivide a 7.05 acre parcel into two single family lots by requesting a variance to allow an existing wood shed to be located one (1) foot from the rear property line. The condition the applicant wishes to amend states "Remove the structure on the east side of the dwelling, or obtain a permit to alter the structure to meet building and zoning code requirements." The applicant wishes to keep the wood shed which is located within the east portion of the residence. In order to do so, a rear yard setback variance must be granted. Variances are granted on hardship basis. On the other hand, the parcel is large enough to accommodate a shed in a different location, however, this is an existing structure that is architecturally and esthetically compatible with the main structure. The land located east of the subject site is currently owned by the city. This land was purchased through Right-of-Way Acquisition Loan Fund (RALF). The land is being held by the city until such time when MnDOT takes ownership of it. The city is not in a position to trade or sell any of this land. Therefore, we cannot add land to Parcel A to eliminate the variance. This limits our choices to either grant or deny the variance. Schaeffer Subdivision October 26, 1998 Page 3 FINDINGS The Planning Commission shall not recommend and the City Council shall not grant a variance unless they find the following facts: a. That the literal enforcement of this chapter would cause undue hardship. Undue hardship means that the property cannot be put to reasonable use because of its size, physical surroundings, shape or topography. Reasonable use includes a use made by a majority of comparable property within 500 feet of it. The intent of this provision is not to allow a proliferation of variances but to recognize that and develop neighborhoods pre-existing standards exist. Variances that blend with these pre-existing standards without departing downward from them meet this criteria. * Literal enforcement of the ordinance would require the applicant to remove the shed, however, the house would still be in violation of the zoning ordinance since it encroaches into the rear yard setback. As mentioned earlier, we have no record of the addition, however, the house location was approved by the city. The location of the shed is logical in relationship to the layout of the house. It is a close walking distance to the entrance into the home. The applicant uses wood as the primary source of heat for the home. However, it is still possible to move the shed somewhere else on the property. The removal of the shed and reconstruction of it somewhere else on the property will cost additional funds. Under the state law, financial difficulty does not constitute a hardship. The ordinance also mandates that staff survey the surrounding area within 500 feet. All structures within the area meet the required setback. b. The conditions upon which a petition for a variance is based are not applicable, generally, to other property within the same zoning classification. * The conditions upon which this petition for a variance is based is not applicable generally to other properties within the same zoning classification outside of the immediate area. c. The purpose of the variation is not based upon a desire to increase the value or income potential of the parcel of land. Schaeffer Subdivision October 26, 1998 Page 4 * The purpose of this variance will allow the property owner to keep the shed in its present location. The purpose of the variance is not based upon a desire to increase the value or income potential of the parcel ofland. d. The alleged difficulty or hardship is not a self created hardship. * There are two factors that contribute to this situation. The first deals with the location of the existing home. As mentioned earlier, the building permit for the house was approved with a 10 foot rear yard setback which is in conflict with ordinance requirements. The second factor deals with the fact that there is no record for the shed. If the shed was built without a permit, then the hardship is self created. e. The granting of the variance will not be detrimental to the public welfare of injurious to other land or improvements in the neighborhood in which the parcel is located. * If the variance was approved, the applicant will be required to change the type of construction on the easterly wall of the shed to one hour fire resistive construction with no openings or projections beyond the wall. This is a building code requirement which is regulated by the state. f. The proposed variation will not impair an adequate supply of light and air to adjacent property or substantially increase the congestion of the public streets or increases the danger of fire or endanger the public safety or substantially diminish or impair property values within the neighborhood. * The proposed variance will not impair an adequate supply of light and air to adjacent property or substantially increase the congestion of the public streets or increases the danger of fire or endanger the public safety or substantially diminish or impair property values within the neighborhood. PLANNING COMMISSION UPDATE On October 7, 1998, the Planning Commission reviewed and approved this application unanimously. The discussion focused on the ramifications of approving the variance. Staff explained that we can only speculate as to what the future might hold. The property located to the east is guided open space. Should the land use map and zoning of the property change, structures might be placed on the land and grading might impact the subject property. Engineering staff believe that measures could be taken to minimize impact on the Schaeffer property. Schaeffer Subdivision October 26, 1998 Page 5 RECOMMENDATION Should the City Council decide to approve this variance and amend the conditions of approval for Metes and Bounds Subdivision #96-8, Rice Lake Manor Estates, as shown on the plans dated received April 12, 1996, staff recommends the following conditions be added: 1. The applicant will be required to change the type of construction on the easterly wall of the shed to one hour fire resistive construction with no openings or projections beyond the wall. 2. The registered land survey shall be amended by a Registered Land Surveyor to reflect a minimum of 1 foot setback from the rear property line." A TT ACHMENTS 1. Application. 2. Public hearing and property owners list. 3. Staff report dated June 10, 1998. 4. Planning Commission minutes dated October 7, 1998. 5. Site Plan. g:\plan \sa \schaeffer .doc I ., 'WoodShtd c J::. ~o. f ~ · ../V\." fJ wl~ Pu. .. , .. :~;,"'- ,-.... 'V ';:_;;-:';::;-"-",/~-:.); ., ',' ',. .. ... SOULn~/t:)m,~~<' . ., .. ..'._y~. -', ,', .. ''''-.. ',- ',-,',," ': '.,'~.. ,,' . ,............ '.. ......<,.,~ .."........... .... .... .,.. - -;-, '- '- .. -~;"-. -- -"<- ?- d- -q8 b.ectr c;~ or ~h-~t1J,~ nl"'~ toe. tkr i ~ hr e\ V<-lrl't'f\<Jl 6,.+ 8<59 I As J ''f> c..v ss~cf Wl~ g "'-AoI'kl.1 '^ v" r ~ ~ 1'\ Ce.. '\..v l., ~ ~ IN i /. J.v~t~h C~N<t'\+1 ~ lks .1 ~ r~o..~w1S : Y "L. '" ~ s .).ro/l:7 "Y <9.'\ s: c;I.,r ~ 9 )7" #0. rJ- ::r- .Ao"\OI "J C "M P ~ . S A~1'f,.r 8591 Tigua Lane Chenhasse.n. MN 55317 1.800.65:5.4631 . email: djfree@netradio.net www.netradio.net/so ulfood v 'V ~./Z ~ 7 ..""'~. /'. ,.~ --~ CITY OF CHANHASSEN 690 COULTER DRIVE CHANHASSEN. MN 55317 (612) 937-1900 DEVELOPMENT REVIEW APPLICATION APPLICANT: (?OrJ Q^ CS cllrt~-t~\ OWNER: C~O.lJOI\ ScJ..1~~ f' ADDRESS: gS9 I 1"""~VCl\ LOII'I..P ADDRESS: I I Ghl'lll' 1, '" S s.e '" VV\N S s -:s, .-=t- I r TELEPHONE (Day time) CjT~ -3.8/ 0 TELEPHONE: I ( _ Comprehensive Plan Amendment I _ Temporary Sales Permit II - Conditional Use Permit _ Vacation of ROW/Easements - Interim Use Permit -~ Variance _ Non-conforming Use Permit - Wetland Alteration Permit _ Planned Unit Development. _ Zoning Appeal _ Rezoning _ Zoning Ordinance Amendment _ Sign Permits , _ Sign Plan Review _ Notification Sign - Site Plan Review. 1- Escrow for Filing Fees/Attorney CostU ($50 CUP/SPAN ACN AR/W AP/Metes and Bounds, $400 Minor SUB) Subdivision. TOTAL FEE $..3-5 + 150 - - - A list of all property owners within 500 feet of the boundaries of the property must be included with the application. Building material samples must be submitted with site plan reviews. OJJ1" . -4lf'wt::/lty six full size folded copies of the plans must be submitted, including an 8W' X 11" reduced copy of transparency for each plan sheet. ... Escrow will be required for other applications through the development contract NOTE _ When multiple applications are processed. the appropriate fee shall be charged for each application. · NOTE - When multiple applications are processed, the appropriate fee shall be charged for each application. PROJECT NAME Woo J ~ h ed LOCATION Z. (;\ S -\- s ,'eJ-.c... 0+ II 01/5-0 LEGAL DESCRIPTION L<Jtl A< c- +f?c}.J.o1h~ h9V~ Gt.J- '?SOJ I ""'~ o/IA. '-"^R. 1<;;; 0\ ~J 0 oJ ~ J.v ~ \JJ It, ,'G--J.., ill Op.rz.a rJ Jo k (J0\rd-- o--P- ~ I . O("I~''''l>.l S~+ur-4L. U 0 WQOd -shed ~x~ 1If:+....f.r.gW) .1fu. L,OV~L wh\c~ pv+<; i"- 1 ';:-00+ OV-lqlj J:::.,()VV\ CJ'l(A""h'f5~^ C''A,- .,o./~~ PRESENT ZONING ~ ~ F REQUESTED ZONING a...:) r PRESENT LAND USE DESIGNATION LQ vV .Dr 1\ "~'1 Qe:~ ~ ckf\~'aL REQUESTED LAND USE DESIGNATION Ln \A J ~.- i'1 R-e<7:J{1\ ~ I~. { REASON FOR THIS REQUEST Jo ob-j....,.,,^ ~ ~rJV\I.J -F;,,... ~ Wood st..QJ <:::0 1h6tf- C7\. S'vI b - ~. ,Ii' ro r c: /\ co l...e-fe. This application must be completed in full and be typewritt n or clearly printed and roos1 be accompanied by all information and plans required by applicable City Ordinance provisions. Before filing this applica1ion, you should confer w~h the Planning Department to determine the specific ordinance and procedural requirements applicable to your application. This is to certify that I am making application for the described action by the City and that J am responsible fot ~mpfying with all City requirements with regard to this request. This application should be processed in my name and I am the party whom the City should contact regarding any matter pertaining to this application. I have attached a copy of proof of ownership (either copy of Owner's Duplicate Certificate of Title, Abstract of Title or purchase agreement), or I am the authorized person to make this application and the fee owner has also signed this application. I will keep myself informed of the deadlines for submission of material and the progress of this application. I further understand that additional fees may be charged for consulting fees, feasibil~y s1udies, etc. w~h an estimate prior to any authorization to proceed with the study. The documents and information J have submitted are true and correct to the best of my knowledge. J also understand that after the approval or granting of the permit, such perm~s shall be invalid unless they are recorded against the title to the property for which the approvaVpermlt is granted within 120 days with the Carver County Recorder's Office and the original document retumed to City Hall Records. ~~~@ ~ignature of Applicant Date ~ ~. ,,-/..Z...---.. ? Signature of Fee Owner Date Application Received on Fee Paid Receipt No. · The applicant should contact staff for a copy of the staff report which will be available on Frfday prfor to the meeting. If not contacted, a copy of the report will be mailed to the applicant's address. . NOTICE OF PUBLIC HEARING PLANNING COMMISSION Wednesday, October 7, 1998 at 7:00 p.m. City Hall Council Chambers 690 City Center Drive SUBJECT: Request for an Amendment to Conditions of Subdivision Approval APPLICANT; Gordon Schaeffer LOCATION: 8591 Tigua Lane NOTICE: You are invited to attend a public hearing about a proposal in your area. The applicant, Gordon Schaeffer, is requesting an amendment to conditions of approval of Subdivision #96-8, to subdivide a 7.05 acre parcel into two single family lots with a variance to allow a wood shed to encroach into the required rear yard setback located east of Tigua Lane and southwest of Rice Marsh Lake on Lot 1, Block 1, Rice Lake Manor (8591 Tigua Lane). What Happens at the Meeting: The purpose of this public hearing is to inform you about the developer's request and to obtain input from the neighborhood about this project. During the meeting, the Commission Chair will lead the public hearing through the following steps: 1. Staff will give an overview of the proposed project. 2. The Developer will present plans on the project. 3. Comments are received from the public. 4. Public hearing is closed and the Commission discusses project. The commission will then make a recommendation to the City Council. Questions and Comments: If you want to see the plans before the meeting, please stop by City Hall during office hours, 8:00 a.m. to 4:30 p.m., Monday through Friday. If you wish to talk to someone about this project, please contact Sharmin at 937-1900 ext. 120. If you choose to submit written comments, it is helpful to have one copy to the department in advance of the meeting. Staff will provide copies to the Commission. Notice of this public hearing has been published in the Chanhassen Villager on September 24, 1998. .. - 0 oJ rt ~~ INGELHUTZ DEVELOP CO J EAST HIGHWAY 212 lASKA, MN 55318 LAWRENCE & NANCY STEIN 8541 MISSION HILLS LANE CHANHASSEN, MN 55317 ULLYONS ,'1 TIGUA LANE IANHASSEN, MN 55317 E & GAIL HAUTMAN 51 TIGUA LANE iANHASSEN, MN 55317 VERL Y FIEDLER ~1 TIGUA LANE ANHASSEN, MN 55317 .VID NAGEL 50 TIGUA LANE IANHASSEN, MN 55317 ~HARD LARSON 30 TIGUA LANE IANHASSEN, MN 55317 3SION HILLS VILLAS HOA ) CITIES MANAGEMENT 15 WAYZATA BLVD WZATA, MN 55405 .NDRA & JAMES JONAS EN 81 MISSION HILLS LANE JANHASSEN, MN 55317 l. SUNITA GANGOPADHYAY 71 MISSION HILLS LANE ,ANHASSEN, MN 55317 JTHONY & PAULA FARRAJ 31 MISSION HILLS LANE IANHASSEN, MN 55317 I- Z <( u :J a.. a. <( ~ ~ W I- - (f) j. 10, ',-,ITY OF CHANHASSEN ~ j.DATE: May 15, 1996 - CC DATE: June 10, 1996 CASE #: 96-8 SUB STAFF REPORT PROPOSAL: Metes and Bounds approval to subdivide a 7.05 acre parcel into two single family lots of 2.87 acres, and 4.18 acres, Rice Lake Manor Estates LOCATION: Lot 1, Block 1, Rice Lake Manor. East of Tigua Lane and southwest of Rice Marsh Lake APPLICANT: Barry McKee 324 South Main Street Suite 260 Stillwater. MN 55082 (612)430-1717 Brenda Schaeffer 27306 County Road A Spooner. WI 54801 (612(635-9545 PRESENT ZONING: RSF, Residential Single Family ACREAGE: 7.05 acres t;l:~k':: b, City A~llll~ fndorsad V' 7:>w A DENSITY: 0.28 Units per Acre r.:j~:[jji;r;d r;..;o....tj ~~~:~~_. 5- 3/- 9 (;, , Date Subr"it:ed to Commission ADJACENT ZONING AND LAND USE: N - S- E- w- RSF; and Rice Marsh Lake RSF; and R-4, Vacant Land RSF; City owned Open Space RSF; Residential Single Family --;;;;S;;:-';;tt;it;:;-c~~ _f-/d-9~ WATER AND SEWER: Sewer and water are available to the site. PHYSICAL CHARACTER.: The site contains a single family residence and a shed. It is heavily wooded and contains wetlands. 2000 LAND USE PLAN: Residential Low Density .' :: :. ;.' : :. Susan ) uj (-1 ',", ,!-:;j oS /,~y A;farsh Lake ~~ ,~ :~ ~~ ~ a: r- C. C )~ . _ .~.' -8 . "'j;;l W ~~ --- .... .... ~-- 0 0 --~~ ~ u u ~ . ~sso ~ ~ &~ c" Ii= ~~~~ ..;1= y/ ~~ ~. r-","'."hlondT,.j/ ~!l ~ ""........ ~ ~~ -- ~i:/i.~..J.. \~ - - ~ - h,\? ~ __ ~ '\ \--\.~ I ~ ~ _ _ ~ O?o<)t.D .-:- ~ ~ - ?B- . _ '- ~ ~ ,~ / Bandi~ere Heigh~B t--1 (park meerfobt I / B)dime~e -ffJ: ~:~ C~UDi.~ . ~>& U- r-~ ~erk~/~ \)~/7 'C..~ I n ,-dklli/ / 11 1--.. , / , ,/ r--I' ([ I L !Ii (;it f.\. ,{5{~,:;~I:;j':j 2J .-- "Q . DIL.- BeL- LoerJ-t ~ a e R_l---- 81v. .- :,,: l - ~ I l' - Q:) .!E ~ ~ 'IT Lake Riley ~ c: >: :J .... 0 C () :J o c: .... (..).. 'c. 0) c: c 0) :r: .... .' 0) > ...., co U I I I T I II' Rice Lake Manor Estates June 10, 1996 Page 2 PROPOSAL/SUMMARY The applicant is requesting approval for a metes and bounds subdivision to subdivide a 7.05 acre site into 2 single family parcels. Parcel A will be available for future construction. Parcel B contains a single family home. The site is located southwest of Rice Marsh Lake and west of Tigua Lane. The site will be accessed via Tigua Lane off of a private driveway which will be shared by three homes. The proposed lots meet the minimum requirement of the Zoning Ordinance. The site generally slopes to the northeast. The natural drainage of the site will be maintained with this subdivision. The Park and Recreation Commission is recommending that park and trail fees be paid in lieu of park land. Staff believes that this plat request is a reasonable one and consistent with guidelines established by the city Comprehensive Plan and Zoning Ordinance. We find it to be well designed. Weare recommending that it be approved with conditions as outlined in the report. BACKGROUND On June 26, 1980, the City Council approved a subdivision of 39.8 acres into 8 single family lots, Rice Lake Manor. With this proposal, the applicant is proposing to subdivide Lot 1, Block 1, Rice Lake Manor, into two lots. SUBDIVISION The applicant is proposing to subdivide a 7.05 acre site into 2 single family lots. The density of the proposed subdivision is 0.28 units per acre. Both lots far exceed the minimum 15,000 square foot of area. Parcel A is proposed to have an area of 2.87 acres, and Parcel B, 4.18 acres. Parcel A will be reserved for future development. A shed is located on proposed Parcel A and needs to be removed prior to recording of the final plat. A section of the existing home which is located on proposed Parcel B, straddles the property line and encroaches onto the parcel to the east (City owned land - Open Space). This section was added on sometime after the building permit was issued for the main structure. Staff does not have a record of this addition (a lean-to and a kennel) but we recommend that the applicant remedy the situation by removing these structures. Rice Lake Manor Estates June 10, 1996 Page 3 A fence which appears to belong to a neighbor is shown on the north property line. There is no record of a permit for this fence. Permits are required for fences (CCC 20-1017), and a fence may not be built on adjoining property (CCC 20-1019). Staffhas no way of determining when the fence was built or if the applicant was aware of the encroachment. The property to be split must meet code requirements, necessitating, at a minimum, removal of the section of fence violating the code. The applicant may wish to work with the neighbor in the removal of the noncomplying portion of the fence. What appears to be a deck is shown on the northwest comer of the house. Although the original permit appears to include a deck, it was not shown in its current location. It may have been built differently at the time of original construction or added later. A deck added later would have required a building permit. The applicant should determine when the deck was built and obtain an after the fact permit if a permit would have been required at the time of its construction. A structure is shown extending over the east property line. No structure regulated by the building code may cross a property line. This structure was not shown on the original survey, nor is there a record of a building permit for its construction. Any structure regulated by the code will require a permit and must be altered to comply with the building code and city code. Staff notes that the proposal is consistent with the Comprehensive Plan and generally consistent with the Zoning Ordinance. WETLANDS According to the wetland delineation performed by William Engelhardt and Associates, three wetlands have been identified on-site and they are described as follows: North Basin is part of the Rice Marsh Lake wetland basin and is Type I, 2, 3 at different points along the shoreline. This wetland is on the Chanhassen Wetland Classification Map, the NWI Map, and the DNR Protected Waters Map. West Basin is an aglurban wetland located along the western boundary of the site. The wetland extends off-site to the southwest; approximately 3/4 acres of wetland is on site. This wetland is part of City Wetland A24-3(1) and is mapped as PEMCd. This wetland has been delineated as Type 1/2 and drains to a ditch wetland that eventually drains into Rice Marsh Lake. Southeast Basin is also an aglurban wetland part of the drainage system that connects the West Basin to Rice Marsh Lake. It has also been identified as Type 1/2. - Rice Lake Manor Estates June 10, 1996 Page 4 Ree:ulations The City administers the 1991 version of the Wetland Conservation Act (WCA). It does not appear that a wetland replacement plan will be necessary for this project; however, improvements or changes to the existing drainage ditch will require mitigation and permits. In addition to the requirements of the WCA, the City also requires a buffer strip and buffer strip monumentation around the wetlands. The buffer strip width required for natural wetlands is 10 to 30 feet with a minimum average width of 20 feet and the buffer strip width required for an ag/urban wetland is 0 to 20 feet with a minimum average width of 10 feet. The principal structure setback for these wetlands is 40 feet measured from the outside edge of the buffer strip. GRADING AND DRAINAGE Only minor grading is anticipated for utility installation and driveway construction for the new home site. This work will most likely occur when a building permit is issued for the new lot. Staff recommends that a detailed grading, drainage, erosion control and tree removal plan be submitted for review and approval by staff prior to issuance of a building permit. The site contains wetlands and drainage swales which conveys runoff from the surrounding parcels through this site. A drainage easement should be dedicated over the wetlands and drainage ditches on both parcels to preserve the neighborhood drainage pattern. The drainage easement shall be a minimum of20 feet wide. The City's Surface Water Management Plan (SWMP) proposes a trunk storm sewer system in the future (24-inch RCP) to replace portions of the drainage ditch. There are currently some existing storm sewers/culverts, as well as a small sediment basin, in place. According to records, this system was constructed in the early 1980s in an attempt to pretreat runoff prior to discharging into Rice Marsh Lake. In conjunction with the Mission Hills development directly east ofthe site, a series of storm water ponds were constructed to pretreat some of the runoff prior to discharging into the site. Staff is not recommending at this time that any new improvements be constructed with this subdivision proposal. Therefore, the applicant shall be responsible for SWMP fees pursuant to City ordinance. Currently, the SWMP fees for water quality and quantity are $800 and $1,980 per acre, respectively. Wetlands are subtracted out from the gross acreage. These fees are payable to the City at the time of final plat recording. UTILITIES Municipal sewer and water service is available to the site. The water service is located in the east boulevard of Tigua Lane. The water service will have to be extended from the main line to the home by the applicant or future property owner. Sanitary sewer will have to be extended up from the existing main adjacent to Rice Marsh Lake to service the home. This will also be Rice Lake Manor Estates June 10, 1996 Page 5 required in conjunction with the building on the new lot. A permit will be required for the extension of sewer and water service to the house through the City's Building Department. The new lot will be subject to sanitary sewer and water hookup charges in accordance to City ordinances. Currently, these hookup fees are $1,115 for sewer and $1,460 for water (per unit). These fees are payable to the City at time of building permit issuance. STREETS Staff has been working with the applicant to look at future development potential of this site. Given the sensitive nature of the site, i.e. trees, wetlands, drainage ditches, future development may be limited to a private driveway until such time as the parcel to the south develops. At that time the easterly portion of the site may have the potential to access a public street. During the interim, a private driveway is proposed to be shared with Lot 2, Block 1 and the existing resident on Lot 1, Block 1 in addition to the new proposed lot. The existing driveway is proposed to be upgraded to meet the City's private driveway ordinance. Cross-access easements should be prepared and recorded. PARK AND RECREATION The Park and Recreation Commission recommended the City Council require full park and trail fees be paid as a condition of approval. COMPLIANCE WITH ORDINANCE - RSF DISTRICT Lot Lot Home Home Wetland Area Width Depth Setback Setback + Buffer Ordinance 40,000 sq. ft. 125' 125' 30' front/rear 40' + (0-20) 10' sidel150'lake Parcel A 125,262.84 sq. ft. 186.95' 1007.93' 30' front/rear 40' + (0-20) 10' sides/ISO' Parcel B 182,169.97 sq. ft. 137' 1099.67' 30' front/rear 40' + (0-20) 10' sidesl150' Rice Lake Manor Estates June 10, 1996 Page 6 LANDSCAPINGffREE PRESERVATION The applicant has submitted a tree inventory for the Rice Lake Manor development and according to plans tree removal for the proposed building pad and utilities will be within maximum removal allowed for a large lot residential site. The development has about an 85% existing canopy coverage and approximate removal for the development is 7,100 sq. ft. including building site and sewer installation. PRIVATE STREETS - FINDINGS The applicant is proposing the use of an existing private street to provide access to the new parcel in this development. City Code, Section 18-57 (0) permits up to four (4) lots to be served by a private street if the city finds the following to exist: (1) The prevailing development pattern makes it infeasible or inappropriate to construct a public street. In making this determination, the city may consider the location of existing property lines and homes, local or geographic conditions, and the existence of wetlands. (2) After reviewing the surrounding area it is concluded that an extension ofthe public street system is not required to serve other parcels in the area, improve access, or to provide a street system consistent with the comprehensive plan. (3) The use ofa private street will permit enhanced protection of wetlands and mature trees. FINDING: The prevailing development makes it infeasible for the construction of a public street. It is heavily wooded and contains wetlands. There is an existing private street that does not meet ordinance requirements. The shared portion of that driveway must be built up to a 7 ton design and meet all requirements of the private street ordinance. Staff is recommending that the private streets as proposed by the applicant be approved for reasons outlined above. Rice Lake Manor Estates June 10, 1996 Page 7 PLANNING COMMISSION UPDATE On May 15, 1996, the Planning Commission reviewed and approved this application unanimously. The one condition that was amended at the meeting was # 1 0 relating to the location of a fence that encroaches onto the subject property. Staff had recommended the fence be removed, and the Planning Commission amended the condition to require the applicant to bring the fence into compliance with City Code. Also, following the meeting, staff received a letter from the Department of Natural Resources pointing out that Rice Marsh Lake is classified as Natural Environment and all structures must maintain a setback of 150 feet from the Ordinary High Water mark of the lake. The applicant is showing a lake setback line located 125 feet from the Ordinary High Water mark of the lake. This can easily be corrected and will still allow a large building pad. RECOMMENDATION Staff recommends the City Council approve Metes and Bounds Subdivision #96-8, Rice Lake Manor Estates, as shown on the plans dated received April 12, 1996, subject to the following conditions: 1. Tree Preservation fencing must be installed around the perimeter of the building site, 20 feet from the proposed pad, before grading or excavation begins. No trees will be permitted to be removed except those within the building pad and 20 feet from the pad. Also one tree will be required in the front yard setback area. 2. Prior to issuance of a building permit on Parcel A, a detailed grading, drainage, erosion control and tree removal plan shall be submitted to the City for review and approval. 3. The applicant shall dedicate to the City drainage easements over all wetlands and drainage ditches. The drainage easements shall be a minimum of 20 feet wide. 4. The applicant shall be responsible for Surface Water Management fees pursuant to City ordinance. 5. Extension of sewer and water service to the new lot will require a permit from the City's building department. Rice Lake Manor Estates June 10, 1996 Page 8 6. The new lot will be subject to sanitary sewer and water hookup charges pursuant to City ordinance. 7. The private driveway should be upgraded to meet City ordinance. Cross-access easements shall be conveyed to benefiting properties. 8. Full park and trail fees be paid in accordance with City ordinance. 9. The applicant shall remove all structures that encroach onto the city property located east of the subject site. 10. The neighbor's fence located north of the subject property which encroaches onto Parcel A must be removed brought into compliance with City Code. 11. Building Official's conditions: a. Determine construction period for structure at the northwest comer of the property and work with Inspections Division staff to obtained permits and inspections, if any are required. b. Remove the structure on the east side of the dwelling, or obtain a permit to alter the structure to meet building and zoning code requirements. 12. All structures shall maintain a 150 foot setback from the Ordinary High Water mark of Rice Marsh Lake." A TT ACHMENTS 1. Application 2. Public hearing and property owners list. 3. Memo from Dave Hempel, Assistant City Engineer and Phillip Elkin, Water Resources Coordinator, dated May 8, 1996. 4. Memo from Mark Littfin, Fire Marshal, dated April 26, 1996. 5. Wetland report prepared by William R. Engelhardt Associates Inc. 6. Memo from Steve Kirchman dated May 6, 1996. 7. Letter from DNR dated May 16, 1996. 8. Planning Commission minutes dated May 15, 1996. 9. Preliminary plat dated received April 12, 1996. C ITV OF CHANHASSEN 690 COULTER DRIVE. P.O: BOX 147. CHANHASSEN, MINNESOTA 55317 (612) 937-1900 . FAX (612) 937-5739 June 14, 1996 Bany McKee Suite 260 324 South Main Street Stillwater, MN 55082 Dear Mr. McKee: On June 10, 1996, the City Council approved Metes and Bounds Subdivision #96-8, Rice Lake Manor Estates, as shown on the plans dated received April 12, 1996, subject to the following conditions: 1. Tree Preservation fencing must be installed around the perimeter of the building site, 20 feet from the proposed pad, before grading or excavation begins. No trees will be permitted to be removed except those within the building pad and 20 feet from the pad. Also one tree will be required in the front yard setback area. 2. Prior to issuance of a building permit on Parcel A, a detailed grading, drainage, erosion control and tree removal plan shall be submitted to the City for review and approval. 3. The applicant shall dedicate to the City drainage easements over all wetlands and drainage ditches. The drainage easements shall be a minimum of20 feet wide. 4. The applicant shall be responsible for Surface Water Management fees pursuant to City ordinance. 5. Extension of sewer and water service to the new lot will require a permit from the City's building department. 6. The new lot will be subject to sanitary sewer and water hookup charges pursuant to City ordinance. 7. The private driveway should be upgraded to meet City ordinance. Cross-access easements shall be conveyed to benefiting properties. Mr. Barry McKee June 14, 1996 Page 2 8. Full park and trail fees be paid in accordance with City ordinance. 9. The applicant shall remove all structures that encroach onto the city property located east of the subject site. 10. The neighbor's fence located north of the subject property which encroaches onto Parcel A must be brought into compliance with City Code. 11. Building Official's conditions: a. Determine construction period for structure at the northwest corner of the property and work with Inspections Division staff to obtained permits and inspections, if any are required. b. Remove the structure on the east side of the dwelling, or obtain a permit to alter the structure to meet building and zoning code requirements. 12. All structures shall maintain a 150 foot setback from the Ordinary High Water mark of Rice Marsh Lake. Please submit all documents related to recording this subdivision, such as easements, deeds, remove non-conforming structures as required by City Council, etc. After all information has been received, we will be able to record the subdivision with Carver County. If you have any questions, please feel free to contact me. Sincerely, ~~~~~ )~ Sharmin AI-Jaff Planner II Enclosure c: Brenda Schaeffer Dave Hempel, Asst. City Engineer Steve Kirchman, Building Official City of Chanhassen 690 Coulter Drive, P.O. Box 147 Chanhassen, MN 55317 (612)937-1900 Date: 4/19/96 To: Development Plan Referral Agencies From: Planning Department By: Sharmin Al-Jaff, Planner II Subject: Requesl ror t'reliminary plat of Lot 1, Block 1, Rice Lake rvi.mor imc tV;,; single family lots on property zoned RSF, and located at 8591 Tigua Circle, Rice Lake Manor Estates, Barry McKee. Planning Case: 96-8 SUB and 96-1 W AP The above described application for approval of a land development proposal was filed with the Chanhassen Planning Department on April 12, 1996. In order for us to provide a complete analysis of issues for Planning Commission and City Council review, we would appreciate your comments and recommendations concerning the impact of this proposal on traffic circulation, existing and proposed future utility services, storm water drainage, and the need for acquiring public lands or easements for park sites, street extensions or improvements, and utilities. Where specific needs or problems exist, we would like to have a written report to this effect from the agency concerned so that we can make a recommen~tion to the Planning Commission and City Council. ' This application is scheduled for consideration by the Chanhassen Planning Commission on May 15, at 7:00 p.m. in the Council Chambers at Chanhassen City Hall. We would appreciate receiving your comments by no later than May 6,1996. You may also appear at the Planning Commission meeting if you so desire. Your cooperation and assistance is greatly appreciated. 1. City Departments @'fity Engineer /It. City Attorney ls'~ity Park Director d.Fire Marshal 'e': ~uilding Official , ' ,"C Water Resources Coordinator ;;'--"':--.. '"gJ orester 2. Watershed District Engineer 8. Telephone Company (US West or United) 9. Electric Company (NSP or MN Valley) 10. Triax Cable System II. U. S. Fish and Wildlife 3. Soil Conservation Service 12. Carver County a. Engineer b. Environmental Services 4. MN Dept of Transportation 5. U.S. Army Corps of Engineers 13. Bonestroo Engineering 6. Minnegasco ~ Dept. of Natural Resources 14. Other- Planning Commission Meeting - October 7, 1998 Peterson: Ladd. Yeah, I feel the same way. I think if we, although this would be ideal to have it inside, I think when it was originally built is when the time to do the trash. Trying to retrofit something now would be... With those comments heard, may I have a motion please. Burton: I move that the Planning Commission recommends approval for conditional use permit #98-4 for the operation of Subway located at 2413 West Highway 7 at Seven Forty-One Crossings Center, based upon the findings presented in the staff report and subject to just condition two in the staff report and not the condition one. Peterson: Is there a second? Joyce: I'll second that. Burton moved, Joyce seconded that the Planning Commission recommends approval for conditional use permit #98-4 for the operation of Subway located at 2413 West Highway 7 at Seven Forty-One Crossings Center, based upon the findings presented in the staff report and subject to the following condition: 1. The operation shall comply with all conditions of site plan review #86-2. All voted in favor and the motion carried unanimously. PUBLIC HEARING: REQUEST TO AMEND CONDITIONS OF APPROVAL OF SUBDIVISION #96-8 TO SUBDIVIDE A 7.05 ACRE PARCEL INTO TWO SINGLE FAMILY LOTS WITH A VARIANCE TO ALLOW A WOOD SHED TO ENCROACH INTO THE REQUIRED REAR YARD SETBACK LOCATED EAST OF TIGUA LANE AND SOUTHWEST RICE MARSH LAKE ON LOT 1. BLOCK 1. RICE LAKE MANOR (8591 TIGUA LANE). GORDON SCHAEFFER. Sharmin AI-Jaff presented the staff report on this item. Peterson: Questions of staff? Burton: Did you say the house has a variance? AI-Jaff: It's not an approved variance. When I said that it has a variance, I meant that it was built without meeting ordinance requirements. Yet the city approved this permit. I suspect it was an oversight. Burton: Okay. Peterson: Other questions of staff? 4 Planning Commission Meeting - October 7, 1998 Conrad: Sharmin, what are the negatives of approving the variance? Al-laff: Today the land immediately east of this property is guided park. Open space. Now it could be open space 50 years from now. However, maybe a new commission could come in and take a second look at our comprehensive plan and say, prime buildable land and decide to put structures on that property immediately next to it. Setbacks could become a problem. Grading could. You would be impacting the structures. Conrad: So whoever. . . decrease the value of the land. Park, it probably doesn't, does it? Or open space. Al-laff: It's truly screened. There is quite a bit of woods there. It's a log home and an attached structure, the accessory structure is also made out of logs. It belongs to that type of setting. I don't see it as imposing from an architectural and aesthetic standpoint. Conrad: It's 10 feet from the rear yard in that setting, how did we let that happen? Building inspector? What was it that, when the house was built, what would have not triggered? Al-laff: Large number of building permits sitting on a desk and you just want to. Conrad: Is there something about the lot itself that would have? You know don't know which is the rear yard. Don't know which is the side yard. Anything like that? I didn't tour the site. loyce: It's a real narrow lot though, isn't it? It's a strange looking lot. AI-laff: It's almost in a triangular shape. Joyce: Pie shaped lot. Conrad: So the down side is if we convert the neighboring property to something other than what it's guided. Then it's a problem. But for open space there's no problem, well kind of because we're not really protecting anybody from this house. AI-Jaff: An open space, even as an open space. Let's say the city decides it's going to be soccer fields. Grading is going to take place in that area. It's grading that could impact that neighboring structure. Brooks: But I thought that you're saying that the land is held by the City until MnDOT takes ownership of it. Am I on the wrong land? Al-laff: ...is the question. I don't know. Brooks: So I don't understand, can we convert it to residential anyway because if MnDOT is going to take it. 5 Planning Commission Meeting - October 7, 1998 Blackowiak: MnDOT could say they don't want it. Conrad: If they decide not to put the highway in then it's. Brooks: Well they're going to, no. They're going to hold off for 40 years while they decide while they decide whether to put the highway in. Al-Jaff: There are wetlands on the site. It's very close to Rice Marsh Lake. Commissioner: ... Al-Jaff: I believe it is. It is on a cement slab. The wood shed? No? Dirt. Okay. Dirt. Sorry. Blackowiak: Chairman, I have a quick question. Back to the conditions that were approved in 1996. Talked about 11 (b), which is on page 8 in the back half. Remove the structure on the east side of the dwelling or obtain a permit to alter the structure to meet building and zoning requirements. Two questions. First. Is the owner the same that had to comply with these requirements in 1996 as today? Is it the same owner? AI-Jaff: Maybe the applicant could address that part of it. Blackowiak: Okay. And the second thing, have the requirements that were placed on the property in 1996 been met? Have they been met? Al-Jaff: Everything with the exception of the shed issue. The wood shed. Blackowiak: Okay. Which leads to my next question. When we have a conditional use or a variance or something like that, or conditions that aren't met, what happens? We run across this all the time. Al-Jaff: We won't issue. That's the whole problem. They want to record the plat. We won't sign off on it. Blackowiak: It's simply because they have not met the initial conditions that were imposed 2 Y2 years ago? Al-Jaff: Exactly. Blackowiak: Okay. That helps. Peterson: Would the applicant like to address the commission? Please come forward and state your name and address. Brenda Schaeffer: I'm Brenda Schaeffer, 8591 Tigua Lane and I'm Gordon Schaeffer's mother. And I can give you a little bit of the history. I purchased this house from the original builder who 6 Planning Commission Meeting - October 7, 1998 was Gerald Hendrickson. Who was from this area and I believe he developed that whole area on Tigua Circle so I was the second owner of this house and it came with the shed on it. My son is actually purchasing this piece of property now with me and there's one thing that isn't on here that I don't know that Gordy mentioned but I also live there but one of the reasons that we did not remove this. I don't know that I've seen all of this but that I had really had an agreement. I had sold this house to someone else and got it back basically. And my son is now working with me but I have a physical disability. I had been in an auto injury and I have fibromyalgia and if any of you have been out there, you can see where this wood shed is. This is our primary source of heat. We heat by wood. And to have it, to move it would be a hardship in terms of where we would have to go to get the wood. Also if you look at the land next to it, I believe there is wetlands. I don't know that there is a, there's some water, there's a water way. I don't think you could build very close even if that property does go from the city to somebody else. I think there's some setback requirements. I don't know that but I was told this sometime back and so this is kind of a situation. I've always known it as a part of the house. It is structurally a part of there and we do use it. We fill it with wood every fall and right now we've been waiting because we can't deliver wood until we know where it's going to be delivered. And if you have questions you can ask me. Joyce: Well I'll follow up on Alison's question. Were you the owner then when we had this back in '96. Brenda Schaeffer: Ihad sold it on a contract at that time. Joyce: When this was in front of us you weren't. Brenda Schaeffer: We got the house, we really start moving in and repairing it last fall. When my son started action and we looked into all of this to see what had to be done so we could sell the other lot. Blackowiak: Excuse me though, according to the staff report in 1996 you were the applicant at the time. So in other words you owned the property then when you came before. Brenda Schaeffer: When I signed a contract but I had sold it to Mr. McKee. Who was supposedly taking care of all these things. Joyce: I'm still confused. Who? AI-Jaff: The subdivision was done by Mr. Barry McKee. A separate, the person you sold it to. The property reverted back to Mrs. Schaeffer. Joyce: I see. All right, now I'm, thank you. Ijust got the name confused. Now I understand. Peterson: This is open for a public hearing. May I have a motion and a second please. 7 Planning Commission Meeting - October 7, 1998 Burton moved, Conrad seconded to open the public hearing. The public hearing was opened. Peterson: This is a public hearing then. Anyone wishing to address the commission please come forward. Seeing none, a motion to close the public hearing. Joyce moved, Blackowiak seconded to close the public hearing. The public hearing was closed. Peterson: Commissioners. Ladd, do you have any comments? Conrad: I'm really, Mr. Chairman, I'm not sold one way or another unfortunately on this. You know on the one hand I really would like to use reason on issues when something is wrong... clearly not going to impact the future. I'm not convinced however yet that it's not going to impact the future so that bothers me. So I'm, I don't have wisdom for this particular issue Mr. Chairman. Burton: Well I think if you just applied the strict variance test it would probably fail. However, I look at this as being a situation where the house itself, well the setback's 30 feet and the house is 10 feet away from the line so even if we address the shed issue, you still have a house that we're not going to do anything about that's going to be in violation of the setback. And based upon this fact that it would be hard, it looks to me like it would be hard to put the shed in a place that makes any sense. I think I'd be inclined to essentially ignore the variance application, I mean the application of the variance factors and approve of the applicant's request. Blackowiak: ., . approving it with the condition that the construction type be changed. The fire resistant wall so that it would reflect the intent of the 1996 approval. Peterson: Thank you. LuAnn. Sidney: .. . oversight on the part of the city as well as the applicant... The house is where it is and... Brooks: I have no issues with granting the variance. I think it's a wood shed. It's not a whole house. And the land next to it, I know Ladd you're worried about what could happen to that property but MnDOT right now is buying more right-of-way for 212. Whether or not the magic road happens or not so I don't think they're going to be turning that land into housing any time soon when they're buying more land. I think it's for now an okay situation. So I don't have any Issues. Joyce: Probably allow a variance in this case. . ..both sides had, there were some concerns on both sides. Go forward and let them have the variance. Peterson: Yeah, I agree. There's too many mitigating factors in here that it's... With that, may I get a motion? 8 Planning Commission Meeting - October 7, 1998 Joyce: I move that the Planning Commission recommend approval of this variance and amend the conditions of approval for metes and bounds subdivision #96-8, Rice Lake Manor Estates as shown on the plans dated received April 12, 1996, the following two conditions. Peterson: Is there a second? Sidney: Second. Peterson: Any discussion? Conrad: I just, staff could we accept any increased liability by doing this? Grading on the property next to us? Lawsuits? Is there a liability at all? Hempel: From a grading standpoint? Conrad: You know yeah, something may be graded. Hempel: It's possible but it's probably pretty remote that grading would affect the structure. Joyce moved, Sidney seconded that the Planning Commission recommend approval of the variance and amend the conditions of approval for Metes and Bounds Subdivision #96-8, Rice Lake Manor Estates as shown on the plans dated Received April 12, 1996, subject to the following conditions: 1. The applicant will be required to change the type of construction on the easterly wall of the shed to one hour fire resistive construction with no openings or projections beyond the wall. 2. The registered land survey shall be amended by a Registered Land Surveyor to reflect a minimum of one foot setback from the rear property line. All voted in favor and the motion carried unanimously. PUBLIC HEARING: REQUEST FOR CONSOLIDATION AND REPLA T OF 126,565 SQ. FT. INTO 2 LOTS AND 5 OUTLOTS, MEDICAL ARTS ADDITION, LOCATED NORTH OF WEST 78TH STREET AND WEST OF COLONIAL SQUARE, CITY OF CHANHASSEN. Sharmin AI-Jaff presented the staff report on this item. Peterson: Questions for staff. Conrad: Why are there outlots? 9 .\:- .-- '. I, ~I, 1 lit U.AJi!d.l;.1 II iii'llf; If i hhll'}'lll!;~,~UJI; II ~', I A I 11'. g1l!~"~lil ~ 1",11 . "U11_1-I1 HI~ f jlhl!) Ii t ~'.lHltJI.'!IA';t h iItJ!~! !i i !t~IIH!i~!llilii d 1111S.t 1~ i 11'),1'."1'11.' .-1 11, , "I. ) I .n11 Jr!'fll~111 if Ili~HJi:l ! NI ~J.!n~'H!I~i h ~I lh'''~l 1-1 j 111"f~h!IIIISt.'ll : )' iA~'II-1 131 8 '.n.hl1. 11} J ~ ~i 1"1111 1'1 A ~111111f l'~=tlln ~ ! 1 III .1 .!n If~f' s. hl.lwl, ~ i~ l~='m i~'1 fj ~Miilmuhllu ~ H t!ltnl.1 c "J. ffi ~ .~ I .. g I ~ t! ~ ~ ill l!: \ i il a. . ~~~I &i!~ >d il~~ Ir~~ (!i ;Ii; iw · iitdi i ". , .