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PC Staff Report 06-15-21PLANNING COMMISSION STAFF REPORT Tuesday, June 15, 2021 Subject Consider a Request for a Two­Foot Height Variance for an Accessory Structure on Property Located at 6300 Hummingbird Road Section PUBLIC HEARINGS Item No: B.1. Prepared By Bob Generous, Senior Planner File No: Planning Case No. 2021­10 PROPOSED MOTION: The Chanhassen Planning Commission, acting as the Board of Appeals and Adjustments, denies the requested two­ foot accessory structure height variance and adopts the attached Findings of Facts and Decision. SUMMARY OF REQUEST The applicant is requesting a two­foot height variance to allow them to keep the accessory structure as constructed. APPLICANT Armenak Petrosian, 6300 Hummingbird Road, Excelsior, MN 55331 SITE INFORMATION PRESENT ZONING:  Single­Family Residential District, RSF LAND USE:Residential Low Density ACREAGE:  0.82 acres  APPLICATION REGULATIONS Chapter 20, Article II, Division 3. Variances Chapter 20, Article XII, “RSF” Single­Family Residential District Section 20­904, Accessory Structures BACKGROUND The house was constructed in 1945. The property was replatted in 1978. Building permit #2019­01889 was issued on August 9, 2019 to demolish an existing shed and replace it with a 24’ x 32’, PLANNING COMMISSION STAFFREPORTTuesday, June 15, 2021SubjectConsider a Request for a Two­Foot Height Variance for an Accessory Structure on PropertyLocated at 6300 Hummingbird RoadSectionPUBLIC HEARINGS Item No: B.1.Prepared By Bob Generous, Senior Planner File No: Planning Case No. 2021­10PROPOSED MOTION:The Chanhassen Planning Commission, acting as the Board of Appeals and Adjustments, denies the requested two­foot accessory structure height variance and adopts the attached Findings of Facts and Decision.SUMMARY OF REQUESTThe applicant is requesting a two­foot height variance to allow them to keep the accessory structure as constructed.APPLICANTArmenak Petrosian, 6300 Hummingbird Road, Excelsior, MN 55331SITE INFORMATIONPRESENT ZONING:  Single­Family Residential District, RSFLAND USE:Residential Low DensityACREAGE:  0.82 acres APPLICATION REGULATIONSChapter 20, Article II, Division 3. VariancesChapter 20, Article XII, “RSF” Single­Family Residential DistrictSection 20­904, Accessory StructuresBACKGROUNDThe house was constructed in 1945.The property was replatted in 1978. Building permit #2019­01889 was issued on August 9, 2019 to demolish an existing shed and replace it with a 24’ x 32’, one­story accessory structure. RECOMMENDATION Staff recommends the Planning Commission, acting as the Board of Appeals and Adjustments, deny the requested two­ foot accessory structure height variance, require the applicant to apply for a building permit, revise the plans and reconstruct the garage to meet the 20­foot building height, and adopt the attached Findings of Facts and Decision. ATTACHMENTS: Staff Report Findings of Fact and Decision ­ Denial Findings of Fact and Decision ­ Approval Development Review Application Narrative Plan Sheets Affidavit of Mailing CITY OF CHANHASSEN PC DATE: June 15, 2021 CC DATE: June 28, 2021 REVIEW DEADLINE: June 29, 2021 CASE #: PC 2021-08 BY: RG SUMMARY OF REQUEST: The applicant is request for a two-foot height variance for an accessory structure. LOCATION: 6300 Hummingbird Road APPLICANT: Armenak Petrosian 6300 Hummingbird Road Excelsior, MN 55331 PRESENT ZONING: Single-Family Residential (RSF) 2040 LAND USE PLAN: Residential Low Density ACREAGE: 0.82 acres DENSITY: NA LEVEL OF CITY DISCRETION IN DECISION-MAKING: The city’s discretion in approving or denying a variance is limited to whether or not the proposed project meets the standards in the Zoning Ordinance for a variance. The city has a relatively high level of discretion with a variance because the applicant is seeking a deviation from established standards. This is a quasi-judicial decision. Notice of this public hearing has been mailed to all property owners within 500 feet. PROPOSAL/SUMMARY The applicant is requesting a two foot height variance to allow them to keep the accessory garage as constructed. The applicant has stated that the design of their addition and garage will allow for the future connection to a reconstructed single-family home. PROPOSED MOTION: “The Chanhassen Board of Appeals and Adjustments denies the requested two-foot accessory structure height variance and adopts the attached Findings of Facts and Decision.” 6300 Hummingbird Road June 15, 2021 Page 2 APPLICABLE REGULATIONS Section 1-2: Building height means the vertical distance between the highest adjoining ground level at the building or ten feet above the lowest ground level, whichever is lower, and the highest point of a flat roof or average height of the highest of the highest gable of a pitched or hipped roof. (20) Chapter 20, Article II, Division 3. Variances Chapter 20, Article XII, “RSF” Single-Family Residential District Chapter 20, Article XXIII, Division 1. Generally Section 20-904, Accessory Structures BACKGROUND The house was constructed in 1945. The property was replatted in 1978. Building permit #2019-01889 was issued on August 9, 2019 to demolish an existing shed and replace with 24’ x 32’, one-story accessory structure. SITE CONSTRAINTS Zoning Overview The Single-Family Residential zoning district permits a single-family home and up to 1,000 square feet in accessory structures. Building height for homes are limited to three stories and 35 feet. Accessory structures are limited to 20 feet in height. The maximum hardcover is 25 percent impervious surface. Bluff Creek Corridor This property is not encumbered by the Bluff Creek Overlay District. Bluff Protection There are no bluffs on the property. Floodplain Overlay This property is not within a floodplain. Shoreland Management The property is not located within a Shoreland Protection District. 6300 Hummingbird Road June 15, 2021 Page 3 Wetland Protection There are no wetlands on site. NEIGHBORHOOD Variances within 500 Feet: There is one variance within 500 feet of the property. 6200 Murray Hill Road #1977-08 15-foot front yard setback ANALYSIS Detached Garage In 2019, the applicant applied to construct a 768 (24 ft. x 36 ft.) square foot, one-story, approximately 15-foot tall, detached accessory structure to replace an existing shed. Foundation Elevation After beginning construction, the applicant modified his plan to construct a two-story accessory structure without submitting revised plans to the city for review. In March, 2021, the homeowner submitted revised plans for the garage he had built. His initial submittal showed the shed height at 22 feet; however, the corrected plans show it right at the 20- foot height limit. 6300 Hummingbird Road June 15, 2021 Page 4 Staff informed him that he needed to call the Building Department to set up a final inspection. In order to verify that the revised plans he submitted were accurate, we had the building inspector check the following: 1) Floor to ceiling height (especially lower level) 2) Verify that 4:12 pitch trusses were used. 3) Verify the shown two-foot grade differential. The building inspector went to the site on March 12, 2021, to perform an inspection. He determined the building height to be 24 feet 10 inches with the roof height constituting four feet, with an average height of two feet. The building height then becomes 22 feet, which is two feet taller than permitted by Code. At that point, staff advised the applicant that they would need to apply for a variance. RECOMMENDATION Staff recommends the Planning Commission, acting as the Board of Appeals and Adjustments, deny the requested two-foot accessory structure height variance, require the applicant to apply for a building permit, revise the plans and reconstruct the garage to meet the 20-foot building height, and adopt the attached Findings of Facts and Decision.” If the Planning Commission determines that the variance should be granted, staff recommends that the following motion and Conditions of Approval be adopted: 6300 Hummingbird Road June 15, 2021 Page 5 The Chanhassen Board of Appeals and Adjustments approves a two-foot accessory structure height variance, subject to the Conditions of Approval and adopts the attached Findings of Fact and Decision. 1. The applicant shall provide revised plans that accurately reflect the constructed building. 2. The applicant shall schedule and receive a final inspection. ATTACHMENTS 1. Findings of Fact and Decision (Denial) 2. Findings of Fact and Decision (Approval) 3. Development Review Application 4. Applicant’s Narrative 5. Plan Sheets 6. Affidavit of Mailing g:\plan\2021 planning cases\21-10 6300 hummingbird road var\staff report_6300 hummingbird rd_var.docx 1 CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA FINDINGS OF FACT AND DECISION (DENIAL) IN RE: Application of Armenak Petrosian for a two-foot height variance for an accessory structure on property at 6300 Hummingbird Road, zoned Single-Family Residential District, RSF – Planning Case #2021-10. On June 15, 2021, the Chanhassen Planning Commission, acting as the Board of Appeals and Adjustments, met at its regularly scheduled meeting to consider the application from Armenak Petrosian for a two-foot height variance for an accessory structure. The Planning Commission conducted a public hearing on the proposed variance preceded by published and mailed notice. The Board of Appeals and Adjustments makes the following: FINDINGS OF FACT 1. The property is currently zoned Single-Family Residential District, RSF. 2. The property is guided in the Chanhassen Comprehensive Plan for Residential Low Density use. 3. The legal description of the property is Lot 5, Block 1, Murray Hill Replat of 17 and 18. 4. Variance Findings – Section 20-58 of the City Code provides the following criteria for the granting of a variance: a. Variances shall only be permitted when they are in harmony with the general purposes and intent of this Chapter and when the variances are consistent with the Comprehensive Plan. Finding: The applicant is proposing to increase the permitted height of an accessory structure by two feet. Accessory structures are limited in height so that they maintain the appearance of the neighborhood. Generally but not always, accessory structures are one story in height. By adding a second story, the applicant has created a larger structure than is permitted. b. When there are practical difficulties in complying with the zoning ordinance. "Practical difficulties", as used in connection with the granting of a variance, means that the property owner proposes to use the property in a reasonable manner not permitted by this Chapter. Practical difficulties include, but are not limited to, inadequate access to direct sunlight for solar energy systems. 2 Finding: The property owner could construct an accessory structure that complies with ordinance. Their original building permit submittal complied with ordinance. It was when the plan were revised, and not reviewed by the city, that the applicant exceeded City Code. c. That the purpose of the variation is not based upon economic considerations alone. Finding: The variance would allow the applicant to keep the constructed accessory structure, thus saving on demolition and reconstruction costs. d. The plight of the landowner is due to circumstances unique to the property not created by the landowner. Finding: By revising the accessory structure without submitting the plans for City review, the applicant constructed a building that exceeded City Code. e. The variance, if granted, will not alter the essential character of the locality. Finding: The variance will permit an accessory structure that is taller than most accessory structures. f. Variances shall be granted for earth sheltered construction as defined in Minnesota Statutes Section 216C.06, subdivision 14, when in harmony with this Chapter. Finding: This condition does not apply. 5. The planning report #2021-10, dated June 15, 2021, prepared by Robert Generous, et al, is incorporated herein. DECISION The Board of Appeals and Adjustments denies the two-foot accessory structure height variance and directs the applicant to apply for a new building permit and remodel the structure to comply with City ordinance. ADOPTED by the Chanhassen Board of Appeals and Adjustments this 15th day of June, 2021. CITY OF CHANHASSEN BY: _______________________________ Steven Weick, Chairman g:\plan\2021 planning cases\21-10 6300 hummingbird road var\findings of fact and decision - denial.doc g:\plan\2021 planning cases\21-10 6300 hummingbird road var\findings of fact and decision - approval.doc CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA FINDINGS OF FACT AND DECISION (APPROVAL) IN RE: Application of Armenak Petrosian for a two-foot height variance for an accessory structure on property at 6300 Hummingbird Road, zoned Single-Family Residential District, RSF – Planning Case #2021-10. On June 15, 2021, the Chanhassen Planning Commission, acting as the Board of Appeals and Adjustments, met at its regularly scheduled meeting to consider the application Armenak Petrosian for a two-foot height variance for an accessory structure. The Planning Commission conducted a public hearing on the proposed variance preceded by published and mailed notice. The Board of Appeals and Adjustments makes the following: FINDINGS OF FACT 1. The property is currently zoned Single-Family Residential District, RSF. 2. The property is guided in the Chanhassen Comprehensive Plan for Residential Low Density use. 3. The legal description of the property is Lot 5, Block 1, Murray Hill Replat of 17 and 18. 4. Variance Findings – Section 20-58 of the City Code provides the following criteria for the granting of a variance: a. Variances shall only be permitted when they are in harmony with the general purposes and intent of this Chapter and when the variances are consistent with the Comprehensive Plan. Finding: The applicant is proposing to increase the permitted height of an accessory structure by two feet. While accessory structures are limited in height, they applicant has constructed the accessory structure to fit in with a future reconstruction of the home on the property. By adding a second story, the applicant has created prepared this structure for the future home. b. When there are practical difficulties in complying with the zoning ordinance. "Practical difficulties", as used in connection with the granting of a variance, means that the property owner proposes to use the property in a reasonable manner not permitted by this Chapter. Practical difficulties include, but are not limited to, inadequate access to direct sunlight for solar energy systems. g:\plan\2021 planning cases\21-10 6300 hummingbird road var\findings of fact and decision - approval.doc Finding: The property owner could construct an accessory structure that complies with ordinance, but it would not lend itself to a future connection to a reconstructed home on the property and would require significant modification to be connected to a future two- story home. c. That the purpose of the variation is not based upon economic considerations alone. Finding: The variance would allow the applicant to keep the constructed accessory building. d. The plight of the landowner is due to circumstances unique to the property not created by the landowner. Finding: The reconstruction of the home is a timing issue for the applicant since the home is currently occupied by his father. Rather than having him move while a new home is constructed. e. The variance, if granted, will not alter the essential character of the locality. Finding: The variance will permit the applicant to keep the accessory structure, which is permitted on properties zoned RSF. f. Variances shall be granted for earth sheltered construction as defined in Minnesota Statutes Section 216C.06, subdivision 14, when in harmony with this Chapter. Finding: This condition does not apply. 5. The planning report #2021-10, dated June 15, 2021, prepared by Robert Generous, et al, is incorporated herein. DECISION The Board of Appeals and Adjustments approves the two-foot accessory structure height variance subject to the following conditions: a. The applicant shall provide revised plans that accurately reflect the constructed accessory structure. b. The applicant shall schedule and receive a final inspection. ADOPTED by the Chanhassen Board of Appeals and Adjustments this 15th day of June, 2021. CITY OF CHANHASSEN BY: _______________________________ Steven Weick, Chairman Qtsx- (.t tL.q oh Ja_ $200 COilIIIUNITY DEVELOPMENT DEPARTMENT Planning Division - 7700 Market Boulevard Mailing Address - P.O. Box 147, Chanhassen, MN 55317 Phone: (952) 227-1100 / Fax: (952) 227-1110 CITY OI CHAI{HASSII{ u v APPLICATION FOR DEVELOPMENT REVIEW subinitbrDd!: ?/oo1Sl n*"k /,s l>t ccoa",a / t a-l >l 6GDay Reviev, Date:Ulot Section 1: Applicataon Type (check all that apply) E tnterlm Use Permit (lUP) E h coniunction with Single-Family Residence.. $325E att oners...... ............. ... ...$425 (Rolet to ha qf/ryiae AIPlic ion C,€,c,did tu tqdtd I Compehensive Plan Arnendment......................... $600! Minor MUSA line for failing on-site sewers.....$100 E Conditional Use Permit (CUP)E Single-Family Residence ................................ $325D att oners...... .......................$42s slffid inloot,,rjo, thal md s.,,np',-y hb aniL?/lrryr) E SuMivision (SUB)!fI trtr Create 3 lots or less .................--..................... $300 Create over 3 lots $600 + $15 per lot(__ lots) Metes & Bounds (2 lots)...,..............................$m Coosolidate Lots. ................. $150 $300 on Permit (WAP) $150 $275 $100 E Lot Line Adjusrnent.........................................$150E Finat P1a1...................... ........$7OO (lncludes $450 esoow for attomey costs)' 'AdditbrEl€scrqw rIlay b€ rlSrirEd b o0€r applications Arough 0ta devdoFnenl omtacl E Vacatlm of Easemenb/Rigtrt-of-way (VAC)........ (Addliond ,.cordng tu€s m.y ely) E Variance (VAR) E Wetland Alterati Single-Family Residence $7s0 $100 $s00 E sbn Plan Review........................-......................... $150 E Site Plan Review (SPR) E Adminisrrawe ......................$1mI Cornmerciautndusfial Disticts'...................... $5OO Plus $10 per 1,0(x) square feet of building area:( thoussnd square feet) 'lndude nmb.r of ldgbq employoas: E Escmw fq Recoding Documents (cfEck all that D ConOitionat Use PermitE vacatbnE Mdes & Bounds SuMMsion (3 docs.) 'lrdude nunb€r ol Agg €mdoF€5: Residential Disficts............................. Plus $5 per d,velling unit ( units) $500 El Nomcatim Sign (city b irdar and rEmorre) ! Property Orners' List within g)0' (city ro gsncraie affer pre-appticarion rn€eting) gE: lthen rflddph +plica0ons r]l pToc6sed conoJrrnly, the approp.ld! ftc shCl be.rrargcd lor ..ch appllc.Oon. $3 '6"*:T..l......, gso per dodmentE Site Plen AgreementE wetlandE oeeos TOTAL FEE Alteration Perrnit .@ $soo Section 2: Required lnformation Description of Proposal Property Address or Location:i0 0 Hua parcet#: )s.S.rClI&,Legal Description: Total Acreage:Wetlands Present? E Yes El No Serecr one fZS F Requested Zoning . Select One Requested Land Use Oesignation . Select One 6ie Hrlr:st Present Land Use Desig 661;66. Selecl One &isting Use of Property: Echeck box if separate nanative is attached. r E Rezoning (REz )E Phnned Unit Development (PUD) ..................E Uinor lmenOment to existing PUO............-....E ff ottrcrs...... lnterim UsqPermit Variance 7>o Easements ( easements) Pres€nt Zoning: Section 3: Property Owner and Applicant lnformation Name frntact: Phone:Address: City/Statetz ip Email: Cell: Fax: DateSignature: PROPERW OWNER: ln signing this application, l, as property o,vner, have tull legEl capacity to, and hereby do, authorize the filing of this application. I understand that conditions of approval are binding and agree to be bound by lhose conditions, subjec{ only to the right to otject at the hearings or during the appeal periods. I will keep mysetf informed of the deadlines for submissbn of material and the progress of this application. I turther understand that additional fees may be charged for consulting fees, feasibility studi6, etc. with an estimate prior to any autlrcrizetion to proceed with f}e I certify the information and exhibits submitted are true and Address:OO Huautri,,g Qc{ R4Mngsgl ei/a L- P.fr-ot;o cofrect. Contact Emait: cRRe o Signalure: PROTECT ENGIIiIEER (if applceb) Name: tq. e I (' enrr^ Cell: Fax: Oate Cell: Fax: ^t Address: Contact Phone: City/Statezip: Email: This applicalion must be compleEd in tull and musl be accompanied by all inbrmation and plans requircd by applicabl€ City Ordimnce provisbns. EoforB filing this applicatbn, rebr to the apFopriate Applicalbn Cfieddist and confer with the PhnnirE DeparfiEnt to determine the specific ordinance and apdicable procedural r€quirernents and fees. A determination of compleleness of the application shall be made within 15 business da)6 of application submittal. A written notice of applicetion deficiencies shall be mailed to the applicant within 15 business da)/s of application. tryho should receiye copaes of statr rcports? Owner Via: Ma: Ma: Ma: dEmair ! Eemait E E emait E Eemar E Mailed Paper Copy Mailed Paper Copy Mailed Paper Copy Mailed Paper Copy City/Statezip Email: Appli:ant Engineer other' Address: INSTRUCTIONS TO APPLICANT: Com plete all necessary form fields, then selecl sAvE FoRM to save a copy to your device. PRINT FORM end deliver to city along with required docurnents and payrnent. SUBMIT FORM to send a digital copy to the city for processing. SAVE FORI PRII{T FORM SUBMIT FORM APPLICANT OTHER THAN PROPERW OWNER: ln signing this applicalion, l, as applicant, represenl to have obtained authorization from the property owner to file this application. I agree to be bound by conditions of approval, subjecl only to the right to object at the hearings on the application or during the appeal period. lf this application has not been signed by the property owner, I ha\e attached separate documentation of full legal capacity to file the application. 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 will keep myself informed of the deadlines for submissaon of material and the progress of this application. I further understand that additionalfees may be charged for consulting fees, feasibility studies, etc. with an estimate prior to any authorization to proceed with the study. I certify that the information and exhibits submitted ere true and conect. study. Name: pnone: 1{A- ) ?o - ?43 ? city/statezip: Section 4: Notification lnformation 'Other Contacl lnformation : Name: To whom it may concern, We hereby requesting approval of variance for newly build structure (Shed/Garage) that stands 2' above allowed accessory structure height of 20'. While our original permit request was submitted for much lower height, during the construction we came to realization that in the future we would like to make this accessory structure part of the new house, that will be built on this parcel. To accommodate for desired (typical these days) height of the 9' for the first floor and 8'for the second floor and taking in consideration the fact that future house will need to be elevated at the min of one feet from the ground, we ended up with 10' for first floor and 8' for the second story of the new structure. While our desire was to have much higher root pitch, to keep up with essential characters of the current locality and surroundings and harmonizing with current structure roof line with the existing structure, we went with 5/12 pitch to mitigate esthetic view of new addition during the time 2 structures will remain on the parcel. As you can see in pictures below, lowering the roofline made the new structure to fit esthetically into neighborhood and existing structure character without standing out due to the structure size. ,t- t !tr! tfi, - d While we met all the min requirements for the height of the building for our future construction needs, we unfortunately have a "practical difficult/' with complying with current zoning ordinance for the height of accessory building since it is a stand-alone structure currently. We will be in compliance with the zoning ordinance for the height when this structure will become part of the main structure. We would like to emphasize that this height difference does not change property value. We have lived 2Gr years in this community and have no previous, existin8 or future intensions to create any hardship for anyone with our plans on our land. We are just trying to build a better future for our family with the means and timeframes that we have today. We are asking for the approval of the variance until we build the new structure and become compliant with the zoning ordinance again when new garage/shed will become part of the new house. Sincerely, Armenak and Lena Petrosian Future CITY OF CHANHASSEN AFFIDAVIT OF MAILING NOTICE STATE OF MINNESOTA) ( ss. CoUNTYoFCARVER ) I, Kim T. Meuwissen, being first duly sworn, on oath deposes that she is and was on June 3,2021, the duly qualified and acting Deputy Clerk ofthe City of Chanhassen, Minnesota; that on said date she caused to be mailed a copy ofthe attached notice ofa Public Hearing to consider a request for a 2-foot height variance for an accessor? structure on property tocated at 6300 Hummingbird Road, zoned Single-Family Residential (RSF)' Planning Case No. 2021-10, to the persons named on attached Exhibit "A", by enclosing a copy ofsaid notice in an envelope addressed to such owner, and depositing the envelopes addressed to all such owners in the United States mail with postage fully prepaid thereon; that the names and addresses ofsuch owners were those appearing as such by the records ofthe County Treasurer, Carver County, Minnesota, and by other appropriate records. this3(tr day of S ubscribed and swom to before me Kim Meuwissen, Deputy k (Seal) JEAII Iil STECI(LIilG ilohryhffi'ilImGa!l,hEt-rrx,Ea 2021. N otary Public Subject Parcel Disclaime. This map is neither a legally rccorded map nor a survey and is not intended to be used as one. This map is a compilalron of records. information and dalia located in vadous cily, county, strate and federal offces and other sources regading the area shown, and is to be used for reference puryoses only. The City does not warant that the Geog6phic lnformation System (GlS) Data used to pepare lhis map are enor free and lhe City does not represent that the GIS Data can be used for navlgational, tracking or any other pu.poie requidng exacting measurement ol distance or diredion or preosion in the depiction of oeographic features. The preceding disclaims is provided pursuant to Minnesota Slalutes 5466.03, Subd 21 (2000). and the user of this map acknowiedges that the City shall not be liable tor any damages, and expressly waives all claims, and agrees to defend, indemnify, and no6 harmless the city trom any and all claims brought bt User, its employees or agents. or third p€rtes which arise out of the use/s access or use of data provided. (TAX-NAi|EE rTAX_ADD_Llr rTAX_ADD_L2l (Next Record)N(TAX-NAMET <TAX_ADD_LI r r<TAX_ADD-L2r Subiect Parcel lI Diaclaimor This map is neither a legally recorded map nor a suryey and is not intended to be used as one. This map is a compilatron of records, infomatjon and dala located in vaiou3 clty, county, state and federal off@s and other sources regarding the aree shown, aod is to be used lor reference purposes only. The City does not wanant that lhe Geographic lnformalion System (GlS) Dala used to prepare this map are enor free and the City do€s not represenl thal the GIS Oata can be used for navigatronal, tracking or any other purmse requiring exactng measurcment of disliance or directron or precjsion in the clepictjon of geographic features. The preceding disclaimer is provided purcuant to Minnesota statutes s466 03. Subd. 21 (2000). and the user of this map acknowledges thal the City shall not be laable for any damages, and expressly waives all claims' and agrees lo defend, indemnfy, and hold hatmless the City from any aM all claims brought by user. its employees or agents, or tiird pa.lres whict afse out of the useis access or use of chta povided ! I fr T E D a -- rrf* tp\-! -)\. 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