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98-791Council File # I� Green Sheet # (�� RESOLUTION CITY OF SAINT PAUL, MINNESOTA 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 Presented By Referred To Committee: Date PRELIlVIINARY AND FINAL PLAT FOR GUSTA.FSON GARDENS ADDITION WHEREAS, Lenore Miller has submitted the attached preliminary and final plat to subdivide a lot at 1237 Birminghazn Street for City Council approval; and WHEREAS, the appropriate city departments have reviewed the plat and found it meets the requirements of Chapter 67 of the Zoning Code; and WHEREAS, notice of the public hearing before the City Council was duly published in the official newspaper of the City and notices were mailed to each owner of affected properry and properry owners situated wholly or partly within 350 fee of the subject properiy; and WHEREAS, a public hearing before the City Council was held on August 12, 1998 at which all interested parties had an opportunity to speak, the City Council having considered a11 the facts and recommendations conceming the plat; NOW, THEREFORE, BE IT RESOLVED, that the City Council accepts and approved the attached preliminary and finai plat for Gustafson Gardens Additions by Lenore Miller. Department of: �� . .�-� .. - - Q�ja'=i�%1�►►�, ��I!\�I,_IT l. � � Adopted by Council: AdoF By: Apps By: Date C uncil Form rbved ty Attorney B //�c�- �-Zt�-�f� PED Larry Soderholm 266-6675 Item Aug.26, 1998 TOTAI # OF SIGNATURE PAGES GREEN SHEET r• _�--:.—,r• �r� �Cg —`� � � No 62120 mm.uoae. aneau�e.. � a anwnanax ❑ cmauK ❑ m+wa.tseaNCFam ❑ wwrw.mmkera ❑r�rort(art�sasrWm ❑ (CUP ALL LOCATIONS FOR SIGNATURE) Finalizing City Council action taken Aug. 12, 1998 approving the application o£ Lenore Miller for a preliminary and final plat to allow the property at 1237 Birmingham Street to be sub- divided into two lots with single family homes (Gustafson Gardens Addition). a PLANNING COMMISSION Cl8 CAMMITTEE CNIL SERVICE CAMMISSION Has this Perso�rm eu�u wwketl under a con[ract tarthis de0artmmt? YES NO Nas thte peraonfirm ever been a citY emWoYee7 YES NO Does thie perso�rm poesess a sidll r�M rannallypos5ebs�:tl by any eurten[ aty empioyee7 YES NO Is ihin persoNPom a targeted venaort YES NO Nain all vas answeis on seoarate sheeR aM atlach to meen shect 'OTAL AMOUNT OF TRAtiSAGTION L UNDIN6 SOURCE COST/REVENUE BUOGETED (GRCIE aNE) ACTIVITV NUMBER YES NO WWCW.INFORMATION (IXPWM -�� 7 Q � ` � � ; 4 6 t t ( i I � I ; { it { 1=� � � � � ` 1 _ - , I : f, f : ? � ; ; � �� ` � � �g e t '� i i t � F � p a i� � x c z � � }; 2� d j # � �33�� # _j � +` �� t i i � =� � ; , � � �� i � � j ; � �� a� t3 � t � '� fi . � i� I� :� d �t: : 3 e i i t r 4 ( e j 5 � �_ � { €� � � �} �`� ' R�[ntinh+�aw�n9 n �.v_�..�.. r/ y uq n [ VU�� W ir�i w� 7 . t � f � � �3 � §� � � �� t � fiR .� = i' �� C� ] f � � �' aT t i8 # . � �� ,_ ,*- � s� i �3 � e$ F. i a' !a 3 � , ; � i ` � I � � ! . €I � �i • €- $ �� t I �� ;$ , 3f �' i a � �y �t S �� ,� � �! t; _ __ � •� � :i i � �;� � i� 3� !a� �� . � � �� sa� ----� . �"3e .........., o Y oh$ ..:.: .. _ .., � � a �� 1 n�� ry ' T_I _ -- ' � � � � � � I � . p::� `J � i'� � � d � • :' �' 'A �:_1 " ! e . � ' $i . �, :., � _ � 2 a � �; 4 �Q% � i � a E I � �n� 1 i � e�A T � a ppp � f II�� { ' °� � � �� l 1.1mSnl 1lY L2JSV I l4lQ b b . t'_, � % � O � � R b a y - �i• �� •'. 0� ': �, lY.i�''.�� . Ibl I �Ik�� a� �� g �� z= �� 3 $� �� .o �� £ �7 �9A €i� bY�� a� B3 �by 8�M1 � i e x �3 � a� 0,��-y- YYI��'s � C� Grwr�"`� Q`� .1°lt ��°'� #18428-98) Adopted Yeas - 6 Nays - 6(Benanav not present £or vote) 48. Resolution Ratifying Assessment - 98-754 - In the matter of sidewalk reconstruction on Lafond Avenue, Van Buren Avenue, North Grotto Street, Marion Street, and Englewood Avenue. (File #597001, S97002, 597033, 597034, 597041 & 597042� Adopted Yeas - 6 Nays - 0(Benanav not psesent for vote) 49. Resolution Ratifying Assessment - 98-755 - In the matter of sidewalk reconstruction on St. Josephs Lane, Exchange Street, West Seventh Street, East Seventh Street, West Ninth Street, Livingston Avenue, Winslow Avenue, West George Street and Stryker Avenue. (File #547004-597006 & 597044, 597046, 597047) Adopted Yeas - 7 Nays - 0 5D. Resolution Ratifying Assessment - 98-756 - In the matter of Seventh Place Mall Operation and Maintenance Costs for 1997. (File #18428-19971 Adopted Yeas - 7 Nays - 0 51. Resolution Ratifying Assessment - 98-757 - In the matter of improving White Bear Avenue from Conway Street to Fremont Avenue. (File #18772) Adopted Yeas - 7 Nays - 0 52. Public hearing to consider the preliminary and final plat application of Lenore Miller to allow the property at 1237 Birmingham Street to be subdivided into two lots with single family homes. Motion of Intent - Application Granted Yeas - 7 Nays - 0 MISCELLANEQUS 53. Mayor Coleman's 1999 Proposed Budget Address. Suspension Item Resolution - 98-758 - Amending C.F. 98-634, adopted August 5, 1998, to reflect the effective closing date of August 5, 1998 for Jazzville, Inc., 486 N. Robert Street. Adopted Yeas - 7 Nays - 0 DEPAR'I'MENT OF PLANNING & ECONOMIC DEVELOPME:NT Pamela WiteeZoclS Dtrector CTTY OF SAR�T"f PAUL Norm Coleman, Mayor July 29, 1998 Ms. Nancy Anderson City Council Research Office Room 310 City Hall Saint Paul, Minnesota 55102 Dear Ms. Anderson: 25 West Fovrth Sdeet Samt Pmal, MN SSI01 S� ��.��►t Telephone: 6I2-266-656i Faaimile: 612-�28-3374 I would like to confirm that a public hearing before the City Council is scheduled for Wednesday, August 12, 1998 for the following zoning case: Applicant: Miller, Lenore File Number: 98-201 Purpose: Location: Preliminary and final plat application to allow the properCy to be subdivided into 21ots with single family homes. 1237 Birmingham Street between Maryland and Ivy My understanding is that this public hearing request wili appear on the agenda of the City Council on August 5, 1998 and that you will publish notice of the hearing in the 5aint Paul Legal Ledger. Please ca11 me at 266-b583 if you have any questions. Sincerely, f�a.� �-/ � . The Saint Paul City Council wikl conduct a pnb7ic hearing on Wednesday, August 12, 1998 at 5:30 p.m. in the City Council Chambers. Third F1oor City Hall-Caurt House. to consider the preliminary a»d fina7 plat application of Lenore Mil7er to allow ffie property to be subdivided into two lots with single family homes at 1237 Birnvngham Street. Paul Dubruiel Zoning Aide cc: City Council member Bostrom • �rsraunr• 2iOTICE OR POSLTC HEARING Dated: Aagust 3, 1995 - NANCYANDERSON - Assistant City Council Secretary (AUgust 6, 1998) DEPARIMENTOFpLANNING & ECONOMIC DEVELOPMENT Pameta Wheelock, Director CITY OF SAII�IT PAUL Narm Coleman, Mayos wr�r August 5, 1998 Ms. Nancy Anderson Secretary to the City Council Room 310 City Hall Saint Paul, Minnesota 55102 Ciry Council Hearing: August 12, 1498, 5:30 p.m. City Council Chambers PURPOSE: To consider a preliminary and final plat request by Lenore Miller to allow tha property at 1237 Birmingham Street ta be subdivided into two lots, creating an additional buildable lot on the . northern part of the property, on a block that went unplatted at the time of development. Dear Ms. Anderson: 25 fYesf Fourth Streel Sairst Paul, MN 5� IO2 a�• Telephone: 6l2-166-6�65 Facsimtie: 612-2283314 RE: Zoning File #98-201: Lenore Miller Preliminary and Final Plat to subdivide 1237 Birmingham Sueet into two lots (west side of Birmingham between E. Maryland and E. Ivy Avenues) Ms. Lenore Miller has submitted an application for preliminary and final plat approval for subdivision of the properry at 1237 Birmingham Street into two residential lots. The property has a duplex on the southern part of the lot; the northern part is vacant. Attached ate the staff report and the final plat for your consideration. This application meets aH subdivision requirementz and staff recammends approval of the preliminary and final plat. This item is scheduled to be heazd by the Saint Paul City Council on August 12, 1998. Please call me at 266-6575 if you have any questions. Sincerely, Larry S rholm Principal Planner Attachments cc: City Council members , Ken Ford, Planning Administrator L,enore Miller Ann Woods, District 2 Community Council q�.19t • PLAT REVIEW: STAFF REPORT FOR CITY COUNCIL FILE # 98-201 1. APPLICANT: MILLER, LENORE DATE OF HEARING: 8J12J98 2. L� � 7 CLASSIFICATIONc P1at Review LOCATION: 1237 Birmingham Street PLANNING DISTRICT: 2 LEGAL DESCRIPTION: see file PRESENT ZONING: R-3 ZONING CODE REFERENCE: 67301 and 67.406 STAFF INVESTIGATION AND REPORT: Lany Soderhalm on 815(98 8. DATE RECETVED: 07l29l98 DEADLTNE FOR ACTION: 09l27l98 � A ---- — $. C. D. . PURPOSE: To consider application for Combined Preliminary and Fina1 Plat to divide one lot into two lots. PARCEL SIZE: 112' of frontage on Birmingham St, X 126.56' deep. The proposed southem lot has 62' of frontage; the northem lot has 50' of frontage. EXISTING LAND USE: An up-and-down duplex is located on the southern half of the existing lot with a lazge sideyazd on northern half. SUI2ROIJNDTNG LAND USE: Predominandy single-family homes on both sides of Birmingham with two or three more duplexes mixed in. E. ZONING CODE CITATION: Section 67.301 of the Zoning Code provides that a plat is required when previously unplatted land is subdivided. (In most cases dividing one residenrial lot into two lots, each of which meets lot size requirements, would be a"lot sp1iP' which couid be approved by the zoning staff. In this case the properiy is on a block that was never platted and the properiy descriptions aze in metes and bounds. Platting is required to simplify and clarify the legal descriptions.) Section 607.406 gives the findings that must be made in order to approve a subdivision of land; these are listed in Section H of the staff report. F. HISTORXNISCUSSION: The applicant, Lenore Miller, is the executor of her mother's a �.�9� estate and she is selling her mother's house, which is an up-and-down duplex. The � prospective purchaser of the house is a Russian immigrant family that cannot get bank financing for the whole properiy, just for the house. The seller, therefore, proposes to subdivide the land and sepazate the financing: the house and southem lot will be sold outright with a bank mortgage, and the northern sideyazd will be sold to the Russian family on a contract for deed. The family owns property in Russia, which they have not yet been able to se1L The northerly part of the lot is lazge enough to be a sepazate, buildable residential lot. Sometime in the future a house may be built on the lot, but the buyers have no plans to do so. Lenore Mi11er's agreement with the purchaser was made before the zoning staff realized that the lot was previously unplatted property and would need to go to the City Council for a public hearing. With the delay for a public heazing, the real estate closing has been delayed and the Russian family has moved into the house as renters until the plat is approved and the purchase can be completed. A tenant with a lease continues to live in the second unit. G DISTRICT COUNCIL RECOMMENDATION: The District 2 Community Council received only 13 days notice of the public hearing and has not had time to hold a community meeting. Their informal staff inquiries did not find reasons for them to object. For a typical lot split case that is approved by the zoning staff, the district council wouid not even be notafied of the action. � H FINDINGS: All the applicable provisions of the Legislative Code are complied with. City staff have reviewed the proposed preliminary and final plat and have deternuned that all applicable provisions of city codes aze met. The property is zoned R-3 (single family} and the house is a legal nonconforming dupiex. The mnumum lot size in R-3 zones is 6,000 square feet. The proposed northern lot is 6,278. The lot with the duplex is 7,785 square feet, lazger than the 6,000 squaze feet which is aiso required for a dupiex in the RT-1 duplex zoning district. The minimum loi width in R-3 zones is 50'. The proposed lots aze 50' and 62' wide. 2. The proposed subdivision will not be detrimental to the present and potential surrounding land uses. This requirement is met. Creating an addition residential lot that meets zoning standards and is similar in size to other lots on the block will not be detrimentat to the surrounding homes. The area surrounding the subdivision can be planned and developed in coordination and compatibility with the proposed subdivision. This requirement is met. The area surrounding the new lots is already fully developed with houses. � 4. The subdivision is in conformance with the Comprehensive Plan. This ��-1qti requirement is met. The District 2 Plan {1488) designates the block for low � density (one to four unit) residential iand uses. The subdivision preserves and incorporates the site's important egisting natural features, wherever possible. This requirement is met. The proposed lot is currently side yazd with no remauung naturai azeas. 6. All land intended for building sites can be used safely without endangering residents by peril from floods, erosion, continuously high water table, severe soil conditions or other menace. If the new lot is ever used for another house, it can be developed safely. The development can be economically served with public facilities and services. This is an infill lot in a neighborhood that is already served by public facilities and service. H. STAFF RECOMMENDATION: Based on required findings 1 through 7, staff recommends approval of the preliminary and final plat for 1237 Birmingham Street, which is called Gustafson Gardens subject to the condition that the applicant shall file a copy of this Resolution with the FZamsey County Recorder. Attachments: Application Final plat (reduction) Location map . SUBDIVISfON REVIEW APPLICATION • '�' Departmenl ojPlanning and Economic Devetopmext ir _ �i Zoning Section � 1100 Ciry Hall Anner 25 West Fourth Slreet Saint Paul, M.N SS102 26b-6589 �1� -?v1,. 'zo Eng / o��c� use u�}! File no. R � : C . �$6 � � �i� `-' I a�-�9r �1z�! '�ec�tative #�ea��g date: , ' � APPLICANT Name 1...� hcre �� i � 1� 1? Address_ 3 _5?_ b�t � h �-� City �'�AItT. 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DEPAR'IMENI' OF PLANNAIG & ECONOMIC DEVELOPMENI' Pamela Nheelock, Dirutor 9K� '7`t� S-` CITY OF SAINT PAUL Norm Coleman, Mayor July 29, 1998 Ms. Nancy Anderson City Council Reseatch Office Room 31Q City Hall Saint Paul, Minnesota 55102 Dear Ms. Anderson: I would like to confinn that a pubiic hearing before the City Council is scheduled for Wednesday, August 12, 1998 for the following zoning case: � Applicant: Miller, Lenore File Number: 98-201 Purpose: Location: Preliminazy and final plat application to a11ow the properry to be subdivided into 21ots with single family homes. 1237 Birmingham Sueet between Maryland and Ivy My understanding is that this public hearing request will appear on the agenda of the City Council on August 5, 1998 and that you will publish notice of the hearing in the Saint Paul Legal Ledger. Flease call me at 266-6583 if you have any questions. IJ Sincerely, ��o� T'he Saint Pavi Ctty Coundi wHt �onduc{ a pubiic hearfng on Wednesday. August 12. li� at 5:34 p.m. in ihe qtp Councll Chambcrs, Third Floor City Sall-Court House. to consider the prdim3nary and final plat appllcat3on of Lenore Miller to aTiow the property W be subdSvidai fnto tvco lots with aingle fssaily homes at 1237 Birmingham sa«t. Datied: Augusi 3. i998 � �� #A+�K s. 79881 Paul Dubruiel Zoning Aide cc: City Councii member Bostrom 25 West Fourth Street TeZephone: 612-266-6565 Saint Pau1, MN55102 Facsimile: 612-228-3314 .��. aor�cL ar � � DEPARTMENT OF PLANN7NG & ECONOMIC DEVELOPMEN7 Pmneta Whee[ock D+tector CTTY OF SAIN'I' PAUL Norm Coleman. Mayor August 5, 1998 Ms. Nancy Anderson Secretary to the City Council Room 310 City Hall Saint Pau(, Minnesota 55102 City Council Hearing: August 12, 1998, 530 p.m. Ciry Councii Chambers PURPOSE: To consider a preliminary and final plat request by Lenore Miller to allow the property at 1237 Birmingham Street to be subdivided into two lots, creating an additional buildable lot on the • northern part of the property, on a block that went unplatted at the time of development. Dear Ms. Anderson: 25 Wesr Fowth Sheet Saint Pau1, M.'J55702 li "� \ l Te[ephone: 612-266-6565 Focs"rmile: 612-228-3314 RE: Zoning File #98-201: Lenore Milier Preliminary and Final Plat to subdivide 1237 Birmingham Street into two lots (west side of Birmingham between E. Maryla�d and E. Ivy Avenues) Ms. Lenore Miller has submitted an application for preliminary and final plat approval for subdivision of the property at 1237 Birmingham Street into two residential lots. The proper[y has a dupiex on the southern part of the lot; the northem part is vacant. Attached are the staff report and the finai plat for your consideration. This application meets atl subdivision requirements and staff recommends apgroval of the preliminary and final p1aY. This item is scheduled to be heard by the Saint Paul City Council on August 12, 1998. Please call me at 266-6575 if you have any questions. Sincerely, Larry S rholm Principal Plancter Attachments cc: City Council members ' Ken Ford, Planning Administrator Lenore Miller Ann Woods, District 2 Community Council ��'i °� 1 � PLAT REVIEW: STAFF REPORT FOR CITY COUNCIL FTLE # 98-201 l. APPLTCANT: MILLER, LENORE DATE OF HEARING: 8112198 2. 3. 4. 5. 6. CLASSIFICATION: Plat Review LOCATION: 1237 Birmingham Street PLANNING DISTRICT: 2 LEGAL DESCRIPTION: see file PRESENT ZONING: R-3 ZONING CODE REFERENCE: 67301 and 67.406 STAFF INVESTIGATION AND REPORT: Lazry Soderholm on 815l48 8. DATE RECEIVED: Q7l29/98 DEADLINE FOR ACTION: 09l27198 • A -- — — – B. C. D. PURPOSE: To consider application for Combined Preliminary and Final Plat to divide one lot into two lots. PARCEL SIZE: 112' of frontage on Birnungham St. X 126.56' deep. The proposed southern lot has 62' of frontage; the northern lot has 50' of frontage. EXISTII�G LAND USE: An up-and-down duplex is located on the southern hatf of the existing lot with a large sideyazd on northern half. SURROUNDING LAND USE: Predominantly single-family homes on both sides of Birmingham with two or three more dupiexes mixed in. E. ZONING CODE CITATION: Section 67301 of the Zoning Code provides that a piat is required when previously unplatted land is subdivided. (In most cases dividing one residential lot into two lots, each of which meets lot size requirements, would be a"lot sp1iY' which could be appmved by the zoning staff. In this case the properiy is on a biock that was never platted and the property descriptions are in metes and bounds. Platting is required to sunplify and clarify the legal descriptions.) Section 607.406 gives the findings that must be made in order to approve a subdivision of land; these are listed in Section H of the staff report. , F. HISTORYlDISCUSSION: The applicant, Lenore Miller, is the executor of her mother's R.��'l . estate and she is selling her mother's house, which is an up-and-down duplex. The prospective purchaser of the house is a Russian immigrant family that cannot get bank financing for the whole property, just for the house. The seller, therefore, proposes to subdivide the land and sepazate the financing: the house and southern lot will be sold outright with a bank mortgage, and the northem sideyazd wili be sold to the Russian family on a contract for deed. The family owns properiy in Russia, which they have not yet been able to seil. The northerly part of the lot is large enough to be a sepazate, buildable residential lot. Sometime in the future a house may be built on the lot, but the buyers have no plans to do so. Lenore Milter's agreement with ihe purchaser was made before the zoning staff realized that the lot was previousty unplatted property and would need to go to the Ciry Council for a public hearing. With the delay for a public hearing, the real estate ciosing has been delayed and the Russian famiiy has moved into the house as renters until the plat is approved and the purchase can be completed. A tenant with a lease continues to live in the second unit. G DISTRICT COUNCIL RECOMMENDATION: The District 2 Community Council received only 13 days notice of the public hearing and has not had time to hold a community meeting. Their inforxnal staff inquiries did not find reasons for them to object. For a typical lot split case that is approved by the zoning staff, the district council would not even be notified of the action. � H FINDINGS: All fhe applicable provisions of the Legislative Code are complied with. City staff have reviewed the proposed preliminary and final plat and have deterxnined that all appiicable provisions of city codes aze met. The property is zoned R-3 {single family) and the house is a legal nonconforming duplex. The minimum lot size in R-3 zones is 6,000 square feet. The proposed northern lot is 6,278. The lot with the dupiex is 7,785 squue feet, lazger than the 6,000 square feet which is also required for a duplex in the RT-I duplex 2oning district. The minimum lot width in R-3 zones is 50'. The proposed lots aze 50' and 62' wide. 2. The proposed subdivision will not be detrimental to the present and potential surrounding land uses. This requirement is met. Creating an addition residential lot that meets zoning standazds and is similar in size to othex lots on the block wiil not be detrimental to the surrounding homes. 3. The area surrounding the subdivision can be planned and developed in coordination and compatibility with the proposed subdivision. This requirement is met. The area surrounding the new lots is already fuily developed with houses. � 4. The subdivision is in conformance with the Comprehensive Plan. This �I, �`� �{ � requirement is met. The District 2 Plan (1988) designates the biock for low density (one to four unit) residential land uses. 5. The subdivision preserves and incorporates the site's important eusting natural features, wherever Qossihle. This requirement is met. The proposed lot is currently side yard with no remaining natural areas. All land intended for building sites can be used safely without endangering residents by peril from floods, erosion, continuously high water table, severe soil conditions or other menace. If the new lot is ever used for another house, it can be developed safely. 7. The development can be economically served with pubiic facilities and services. This is an infill lot in a neighborhood that is already served by public facilities and service. H. STAFF RECOMMENDATION: Hased on required findings 1 through 7, staff recommends approval of the preliminary and final plat for 1237 Birmingham Street, which is called Gustafson Gardens subject to the condition that the applicant shall file a copy of this Resolution with the Ramsey County Recorder. � Attachments: Application Final plat (reduction) Location mag r SUBDIVlSION REVIEW API'LICATION . '�' Department ojPtanrting and EconomicDevelopment +� _ ,� Zoning Section �� 11OD City Hall Ann�r 25 Wes1 Fourtl: Stree! Sair:t Paul, M.N 55102 266-6589 APPLICANT PROPERTY LOCA710N n LJ . TYPE OF ��:'?�� Zo �ng ofifice use a �.File no._� �' � Fee `� S;� Tenfative heanrtg r�at �:::; � $�-1 `� �, �lZ�1 s." : Name Le hc�N �41 i 11� �2 Address 357 ��i�A 5 City �'�A}t T St. �,�Zip I i5 Daytime phone �"� Name of owner (if different), l�o_I m� C u5 cc:tSun Cclece�s�dl Gontact person (if differe�t) Phone � Legal description: (�. N Z /s �� sE (aftach additional sheet Split ❑ Lot Split with Variance iminary Plat ❑ Final Plat ApplicanYs signature Date City agent STAEF USE QNLY :- Plarirnna IT[strscc Plgtts �s��F��uL>� �_ai?ti U<,e Ivlaa� _. rYaz ;� ,: rA.,��n : . � uy - ��ncascvv�u,u .�.�irznce[tzs..� . jaftacFi adciitionat slieefs �€necessar�r} ��Z • � `J � V.i � � . iS s� e� �� . t� e�� _., •E tte ,, .� .�c . u .� ; �� - � � N� �� _ V � .,...... �.��,. � ..' :w..�°.. 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O`O,O; + + + + � - - - ��: -- -- -- - - - -- - ' O O' O O O p� � C� Oii O � � � a �! �i ; s � 41 � ( �i, � ' � ' �" �' y -� �- � �f � ' _ _ � _� � _ , i 1 ; � i ' 1�. i i �.., '+ s � � �� T? T i 1� i � CS_ � � I i v � , � i : �j` � '� ' `� ' ' �2 � �2 !i2 �' � AVE. � --- - � , � ' �� , � , �z ,z �z �� I ' ; _�~� � ;�?;C�,Q' I a 6 , �? 4 L Council File # I� Green Sheet # (�� RESOLUTION CITY OF SAINT PAUL, MINNESOTA 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 Presented By Referred To Committee: Date PRELIlVIINARY AND FINAL PLAT FOR GUSTA.FSON GARDENS ADDITION WHEREAS, Lenore Miller has submitted the attached preliminary and final plat to subdivide a lot at 1237 Birminghazn Street for City Council approval; and WHEREAS, the appropriate city departments have reviewed the plat and found it meets the requirements of Chapter 67 of the Zoning Code; and WHEREAS, notice of the public hearing before the City Council was duly published in the official newspaper of the City and notices were mailed to each owner of affected properry and properry owners situated wholly or partly within 350 fee of the subject properiy; and WHEREAS, a public hearing before the City Council was held on August 12, 1998 at which all interested parties had an opportunity to speak, the City Council having considered a11 the facts and recommendations conceming the plat; NOW, THEREFORE, BE IT RESOLVED, that the City Council accepts and approved the attached preliminary and finai plat for Gustafson Gardens Additions by Lenore Miller. Department of: �� . .�-� .. - - Q�ja'=i�%1�►►�, ��I!\�I,_IT l. � � Adopted by Council: AdoF By: Apps By: Date C uncil Form rbved ty Attorney B //�c�- �-Zt�-�f� PED Larry Soderholm 266-6675 Item Aug.26, 1998 TOTAI # OF SIGNATURE PAGES GREEN SHEET r• _�--:.—,r• �r� �Cg —`� � � No 62120 mm.uoae. aneau�e.. � a anwnanax ❑ cmauK ❑ m+wa.tseaNCFam ❑ wwrw.mmkera ❑r�rort(art�sasrWm ❑ (CUP ALL LOCATIONS FOR SIGNATURE) Finalizing City Council action taken Aug. 12, 1998 approving the application o£ Lenore Miller for a preliminary and final plat to allow the property at 1237 Birmingham Street to be sub- divided into two lots with single family homes (Gustafson Gardens Addition). a PLANNING COMMISSION Cl8 CAMMITTEE CNIL SERVICE CAMMISSION Has this Perso�rm eu�u wwketl under a con[ract tarthis de0artmmt? YES NO Nas thte peraonfirm ever been a citY emWoYee7 YES NO Does thie perso�rm poesess a sidll r�M rannallypos5ebs�:tl by any eurten[ aty empioyee7 YES NO Is ihin persoNPom a targeted venaort YES NO Nain all vas answeis on seoarate sheeR aM atlach to meen shect 'OTAL AMOUNT OF TRAtiSAGTION L UNDIN6 SOURCE COST/REVENUE BUOGETED (GRCIE aNE) ACTIVITV NUMBER YES NO WWCW.INFORMATION (IXPWM -�� 7 Q � ` � � ; 4 6 t t ( i I � I ; { it { 1=� � � � � ` 1 _ - , I : f, f : ? � ; ; � �� ` � � �g e t '� i i t � F � p a i� � x c z � � }; 2� d j # � �33�� # _j � +` �� t i i � =� � ; , � � �� i � � j ; � �� a� t3 � t � '� fi . � i� I� :� d �t: : 3 e i i t r 4 ( e j 5 � �_ � { €� � � �} �`� ' R�[ntinh+�aw�n9 n �.v_�..�.. r/ y uq n [ VU�� W ir�i w� 7 . t � f � � �3 � §� � � �� t � fiR .� = i' �� C� ] f � � �' aT t i8 # . � �� ,_ ,*- � s� i �3 � e$ F. i a' !a 3 � , ; � i ` � I � � ! . €I � �i • €- $ �� t I �� ;$ , 3f �' i a � �y �t S �� ,� � �! t; _ __ � •� � :i i � �;� � i� 3� !a� �� . � � �� sa� ----� . �"3e .........., o Y oh$ ..:.: .. _ .., � � a �� 1 n�� ry ' T_I _ -- ' � � � � � � I � . p::� `J � i'� � � d � • :' �' 'A �:_1 " ! e . � ' $i . �, :., � _ � 2 a � �; 4 �Q% � i � a E I � �n� 1 i � e�A T � a ppp � f II�� { ' °� � � �� l 1.1mSnl 1lY L2JSV I l4lQ b b . t'_, � % � O � � R b a y - �i• �� •'. 0� ': �, lY.i�''.�� . Ibl I �Ik�� a� �� g �� z= �� 3 $� �� .o �� £ �7 �9A €i� bY�� a� B3 �by 8�M1 � i e x �3 � a� 0,��-y- YYI��'s � C� Grwr�"`� Q`� .1°lt ��°'� #18428-98) Adopted Yeas - 6 Nays - 6(Benanav not present £or vote) 48. Resolution Ratifying Assessment - 98-754 - In the matter of sidewalk reconstruction on Lafond Avenue, Van Buren Avenue, North Grotto Street, Marion Street, and Englewood Avenue. (File #597001, S97002, 597033, 597034, 597041 & 597042� Adopted Yeas - 6 Nays - 0(Benanav not psesent for vote) 49. Resolution Ratifying Assessment - 98-755 - In the matter of sidewalk reconstruction on St. Josephs Lane, Exchange Street, West Seventh Street, East Seventh Street, West Ninth Street, Livingston Avenue, Winslow Avenue, West George Street and Stryker Avenue. (File #547004-597006 & 597044, 597046, 597047) Adopted Yeas - 7 Nays - 0 5D. Resolution Ratifying Assessment - 98-756 - In the matter of Seventh Place Mall Operation and Maintenance Costs for 1997. (File #18428-19971 Adopted Yeas - 7 Nays - 0 51. Resolution Ratifying Assessment - 98-757 - In the matter of improving White Bear Avenue from Conway Street to Fremont Avenue. (File #18772) Adopted Yeas - 7 Nays - 0 52. Public hearing to consider the preliminary and final plat application of Lenore Miller to allow the property at 1237 Birmingham Street to be subdivided into two lots with single family homes. Motion of Intent - Application Granted Yeas - 7 Nays - 0 MISCELLANEQUS 53. Mayor Coleman's 1999 Proposed Budget Address. Suspension Item Resolution - 98-758 - Amending C.F. 98-634, adopted August 5, 1998, to reflect the effective closing date of August 5, 1998 for Jazzville, Inc., 486 N. Robert Street. Adopted Yeas - 7 Nays - 0 DEPAR'I'MENT OF PLANNING & ECONOMIC DEVELOPME:NT Pamela WiteeZoclS Dtrector CTTY OF SAR�T"f PAUL Norm Coleman, Mayor July 29, 1998 Ms. Nancy Anderson City Council Research Office Room 310 City Hall Saint Paul, Minnesota 55102 Dear Ms. Anderson: 25 West Fovrth Sdeet Samt Pmal, MN SSI01 S� ��.��►t Telephone: 6I2-266-656i Faaimile: 612-�28-3374 I would like to confirm that a public hearing before the City Council is scheduled for Wednesday, August 12, 1998 for the following zoning case: Applicant: Miller, Lenore File Number: 98-201 Purpose: Location: Preliminary and final plat application to allow the properCy to be subdivided into 21ots with single family homes. 1237 Birmingham Street between Maryland and Ivy My understanding is that this public hearing request wili appear on the agenda of the City Council on August 5, 1998 and that you will publish notice of the hearing in the 5aint Paul Legal Ledger. Please ca11 me at 266-b583 if you have any questions. Sincerely, f�a.� �-/ � . The Saint Paul City Council wikl conduct a pnb7ic hearing on Wednesday, August 12, 1998 at 5:30 p.m. in the City Council Chambers. Third F1oor City Hall-Caurt House. to consider the preliminary a»d fina7 plat application of Lenore Mil7er to allow ffie property to be subdivided into two lots with single family homes at 1237 Birnvngham Street. Paul Dubruiel Zoning Aide cc: City Council member Bostrom • �rsraunr• 2iOTICE OR POSLTC HEARING Dated: Aagust 3, 1995 - NANCYANDERSON - Assistant City Council Secretary (AUgust 6, 1998) DEPARIMENTOFpLANNING & ECONOMIC DEVELOPMENT Pameta Wheelock, Director CITY OF SAII�IT PAUL Narm Coleman, Mayos wr�r August 5, 1998 Ms. Nancy Anderson Secretary to the City Council Room 310 City Hall Saint Paul, Minnesota 55102 Ciry Council Hearing: August 12, 1498, 5:30 p.m. City Council Chambers PURPOSE: To consider a preliminary and final plat request by Lenore Miller to allow tha property at 1237 Birmingham Street ta be subdivided into two lots, creating an additional buildable lot on the . northern part of the property, on a block that went unplatted at the time of development. Dear Ms. Anderson: 25 fYesf Fourth Streel Sairst Paul, MN 5� IO2 a�• Telephone: 6l2-166-6�65 Facsimtie: 612-2283314 RE: Zoning File #98-201: Lenore Miller Preliminary and Final Plat to subdivide 1237 Birmingham Sueet into two lots (west side of Birmingham between E. Maryland and E. Ivy Avenues) Ms. Lenore Miller has submitted an application for preliminary and final plat approval for subdivision of the properry at 1237 Birmingham Street into two residential lots. The property has a duplex on the southern part of the lot; the northern part is vacant. Attached ate the staff report and the final plat for your consideration. This application meets aH subdivision requirementz and staff recammends approval of the preliminary and final plat. This item is scheduled to be heazd by the Saint Paul City Council on August 12, 1998. Please call me at 266-6575 if you have any questions. Sincerely, Larry S rholm Principal Planner Attachments cc: City Council members , Ken Ford, Planning Administrator L,enore Miller Ann Woods, District 2 Community Council q�.19t • PLAT REVIEW: STAFF REPORT FOR CITY COUNCIL FILE # 98-201 1. APPLICANT: MILLER, LENORE DATE OF HEARING: 8J12J98 2. L� � 7 CLASSIFICATIONc P1at Review LOCATION: 1237 Birmingham Street PLANNING DISTRICT: 2 LEGAL DESCRIPTION: see file PRESENT ZONING: R-3 ZONING CODE REFERENCE: 67301 and 67.406 STAFF INVESTIGATION AND REPORT: Lany Soderhalm on 815(98 8. DATE RECETVED: 07l29l98 DEADLTNE FOR ACTION: 09l27l98 � A ---- — $. C. D. . PURPOSE: To consider application for Combined Preliminary and Fina1 Plat to divide one lot into two lots. PARCEL SIZE: 112' of frontage on Birmingham St, X 126.56' deep. The proposed southem lot has 62' of frontage; the northem lot has 50' of frontage. EXISTING LAND USE: An up-and-down duplex is located on the southern half of the existing lot with a lazge sideyazd on northern half. SUI2ROIJNDTNG LAND USE: Predominandy single-family homes on both sides of Birmingham with two or three more duplexes mixed in. E. ZONING CODE CITATION: Section 67.301 of the Zoning Code provides that a plat is required when previously unplatted land is subdivided. (In most cases dividing one residenrial lot into two lots, each of which meets lot size requirements, would be a"lot sp1iP' which couid be approved by the zoning staff. In this case the properiy is on a block that was never platted and the properiy descriptions aze in metes and bounds. Platting is required to simplify and clarify the legal descriptions.) Section 607.406 gives the findings that must be made in order to approve a subdivision of land; these are listed in Section H of the staff report. F. HISTORXNISCUSSION: The applicant, Lenore Miller, is the executor of her mother's a �.�9� estate and she is selling her mother's house, which is an up-and-down duplex. The � prospective purchaser of the house is a Russian immigrant family that cannot get bank financing for the whole properiy, just for the house. The seller, therefore, proposes to subdivide the land and sepazate the financing: the house and southem lot will be sold outright with a bank mortgage, and the northern sideyazd will be sold to the Russian family on a contract for deed. The family owns property in Russia, which they have not yet been able to se1L The northerly part of the lot is lazge enough to be a sepazate, buildable residential lot. Sometime in the future a house may be built on the lot, but the buyers have no plans to do so. Lenore Mi11er's agreement with the purchaser was made before the zoning staff realized that the lot was previously unplatted property and would need to go to the City Council for a public hearing. With the delay for a public heazing, the real estate closing has been delayed and the Russian family has moved into the house as renters until the plat is approved and the purchase can be completed. A tenant with a lease continues to live in the second unit. G DISTRICT COUNCIL RECOMMENDATION: The District 2 Community Council received only 13 days notice of the public hearing and has not had time to hold a community meeting. Their informal staff inquiries did not find reasons for them to object. For a typical lot split case that is approved by the zoning staff, the district council wouid not even be notafied of the action. � H FINDINGS: All the applicable provisions of the Legislative Code are complied with. City staff have reviewed the proposed preliminary and final plat and have deternuned that all applicable provisions of city codes aze met. The property is zoned R-3 (single family} and the house is a legal nonconforming dupiex. The mnumum lot size in R-3 zones is 6,000 square feet. The proposed northern lot is 6,278. The lot with the duplex is 7,785 square feet, lazger than the 6,000 squaze feet which is aiso required for a dupiex in the RT-1 duplex zoning district. The minimum loi width in R-3 zones is 50'. The proposed lots aze 50' and 62' wide. 2. The proposed subdivision will not be detrimental to the present and potential surrounding land uses. This requirement is met. Creating an addition residential lot that meets zoning standards and is similar in size to other lots on the block will not be detrimentat to the surrounding homes. The area surrounding the subdivision can be planned and developed in coordination and compatibility with the proposed subdivision. This requirement is met. The area surrounding the new lots is already fully developed with houses. � 4. The subdivision is in conformance with the Comprehensive Plan. This ��-1qti requirement is met. The District 2 Plan {1488) designates the block for low � density (one to four unit) residential iand uses. The subdivision preserves and incorporates the site's important egisting natural features, wherever possible. This requirement is met. The proposed lot is currently side yazd with no remauung naturai azeas. 6. All land intended for building sites can be used safely without endangering residents by peril from floods, erosion, continuously high water table, severe soil conditions or other menace. If the new lot is ever used for another house, it can be developed safely. The development can be economically served with public facilities and services. This is an infill lot in a neighborhood that is already served by public facilities and service. H. STAFF RECOMMENDATION: Based on required findings 1 through 7, staff recommends approval of the preliminary and final plat for 1237 Birmingham Street, which is called Gustafson Gardens subject to the condition that the applicant shall file a copy of this Resolution with the FZamsey County Recorder. Attachments: Application Final plat (reduction) Location map . SUBDIVISfON REVIEW APPLICATION • '�' Departmenl ojPlanning and Economic Devetopmext ir _ �i Zoning Section � 1100 Ciry Hall Anner 25 West Fourth Slreet Saint Paul, M.N SS102 26b-6589 �1� -?v1,. 'zo Eng / o��c� use u�}! File no. R � : C . �$6 � � �i� `-' I a�-�9r �1z�! '�ec�tative #�ea��g date: , ' � APPLICANT Name 1...� hcre �� i � 1� 1? Address_ 3 _5?_ b�t � h �-� City �'�AItT. 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DEPAR'IMENI' OF PLANNAIG & ECONOMIC DEVELOPMENI' Pamela Nheelock, Dirutor 9K� '7`t� S-` CITY OF SAINT PAUL Norm Coleman, Mayor July 29, 1998 Ms. Nancy Anderson City Council Reseatch Office Room 31Q City Hall Saint Paul, Minnesota 55102 Dear Ms. Anderson: I would like to confinn that a pubiic hearing before the City Council is scheduled for Wednesday, August 12, 1998 for the following zoning case: � Applicant: Miller, Lenore File Number: 98-201 Purpose: Location: Preliminazy and final plat application to a11ow the properry to be subdivided into 21ots with single family homes. 1237 Birmingham Sueet between Maryland and Ivy My understanding is that this public hearing request will appear on the agenda of the City Council on August 5, 1998 and that you will publish notice of the hearing in the Saint Paul Legal Ledger. Flease call me at 266-6583 if you have any questions. IJ Sincerely, ��o� T'he Saint Pavi Ctty Coundi wHt �onduc{ a pubiic hearfng on Wednesday. August 12. li� at 5:34 p.m. in ihe qtp Councll Chambcrs, Third Floor City Sall-Court House. to consider the prdim3nary and final plat appllcat3on of Lenore Miller to aTiow the property W be subdSvidai fnto tvco lots with aingle fssaily homes at 1237 Birmingham sa«t. Datied: Augusi 3. i998 � �� #A+�K s. 79881 Paul Dubruiel Zoning Aide cc: City Councii member Bostrom 25 West Fourth Street TeZephone: 612-266-6565 Saint Pau1, MN55102 Facsimile: 612-228-3314 .��. aor�cL ar � � DEPARTMENT OF PLANN7NG & ECONOMIC DEVELOPMEN7 Pmneta Whee[ock D+tector CTTY OF SAIN'I' PAUL Norm Coleman. Mayor August 5, 1998 Ms. Nancy Anderson Secretary to the City Council Room 310 City Hall Saint Pau(, Minnesota 55102 City Council Hearing: August 12, 1998, 530 p.m. Ciry Councii Chambers PURPOSE: To consider a preliminary and final plat request by Lenore Miller to allow the property at 1237 Birmingham Street to be subdivided into two lots, creating an additional buildable lot on the • northern part of the property, on a block that went unplatted at the time of development. Dear Ms. Anderson: 25 Wesr Fowth Sheet Saint Pau1, M.'J55702 li "� \ l Te[ephone: 612-266-6565 Focs"rmile: 612-228-3314 RE: Zoning File #98-201: Lenore Milier Preliminary and Final Plat to subdivide 1237 Birmingham Street into two lots (west side of Birmingham between E. Maryla�d and E. Ivy Avenues) Ms. Lenore Miller has submitted an application for preliminary and final plat approval for subdivision of the property at 1237 Birmingham Street into two residential lots. The proper[y has a dupiex on the southern part of the lot; the northem part is vacant. Attached are the staff report and the finai plat for your consideration. This application meets atl subdivision requirements and staff recommends apgroval of the preliminary and final p1aY. This item is scheduled to be heard by the Saint Paul City Council on August 12, 1998. Please call me at 266-6575 if you have any questions. Sincerely, Larry S rholm Principal Plancter Attachments cc: City Council members ' Ken Ford, Planning Administrator Lenore Miller Ann Woods, District 2 Community Council ��'i °� 1 � PLAT REVIEW: STAFF REPORT FOR CITY COUNCIL FTLE # 98-201 l. APPLTCANT: MILLER, LENORE DATE OF HEARING: 8112198 2. 3. 4. 5. 6. CLASSIFICATION: Plat Review LOCATION: 1237 Birmingham Street PLANNING DISTRICT: 2 LEGAL DESCRIPTION: see file PRESENT ZONING: R-3 ZONING CODE REFERENCE: 67301 and 67.406 STAFF INVESTIGATION AND REPORT: Lazry Soderholm on 815l48 8. DATE RECEIVED: Q7l29/98 DEADLINE FOR ACTION: 09l27198 • A -- — — – B. C. D. PURPOSE: To consider application for Combined Preliminary and Final Plat to divide one lot into two lots. PARCEL SIZE: 112' of frontage on Birnungham St. X 126.56' deep. The proposed southern lot has 62' of frontage; the northern lot has 50' of frontage. EXISTII�G LAND USE: An up-and-down duplex is located on the southern hatf of the existing lot with a large sideyazd on northern half. SURROUNDING LAND USE: Predominantly single-family homes on both sides of Birmingham with two or three more dupiexes mixed in. E. ZONING CODE CITATION: Section 67301 of the Zoning Code provides that a piat is required when previously unplatted land is subdivided. (In most cases dividing one residential lot into two lots, each of which meets lot size requirements, would be a"lot sp1iY' which could be appmved by the zoning staff. In this case the properiy is on a biock that was never platted and the property descriptions are in metes and bounds. Platting is required to sunplify and clarify the legal descriptions.) Section 607.406 gives the findings that must be made in order to approve a subdivision of land; these are listed in Section H of the staff report. , F. HISTORYlDISCUSSION: The applicant, Lenore Miller, is the executor of her mother's R.��'l . estate and she is selling her mother's house, which is an up-and-down duplex. The prospective purchaser of the house is a Russian immigrant family that cannot get bank financing for the whole property, just for the house. The seller, therefore, proposes to subdivide the land and sepazate the financing: the house and southern lot will be sold outright with a bank mortgage, and the northem sideyazd wili be sold to the Russian family on a contract for deed. The family owns properiy in Russia, which they have not yet been able to seil. The northerly part of the lot is large enough to be a sepazate, buildable residential lot. Sometime in the future a house may be built on the lot, but the buyers have no plans to do so. Lenore Milter's agreement with ihe purchaser was made before the zoning staff realized that the lot was previousty unplatted property and would need to go to the Ciry Council for a public hearing. With the delay for a public hearing, the real estate ciosing has been delayed and the Russian famiiy has moved into the house as renters until the plat is approved and the purchase can be completed. A tenant with a lease continues to live in the second unit. G DISTRICT COUNCIL RECOMMENDATION: The District 2 Community Council received only 13 days notice of the public hearing and has not had time to hold a community meeting. Their inforxnal staff inquiries did not find reasons for them to object. For a typical lot split case that is approved by the zoning staff, the district council would not even be notified of the action. � H FINDINGS: All fhe applicable provisions of the Legislative Code are complied with. City staff have reviewed the proposed preliminary and final plat and have deterxnined that all appiicable provisions of city codes aze met. The property is zoned R-3 {single family) and the house is a legal nonconforming duplex. The minimum lot size in R-3 zones is 6,000 square feet. The proposed northern lot is 6,278. The lot with the dupiex is 7,785 squue feet, lazger than the 6,000 square feet which is also required for a duplex in the RT-I duplex 2oning district. The minimum lot width in R-3 zones is 50'. The proposed lots aze 50' and 62' wide. 2. The proposed subdivision will not be detrimental to the present and potential surrounding land uses. This requirement is met. Creating an addition residential lot that meets zoning standazds and is similar in size to othex lots on the block wiil not be detrimental to the surrounding homes. 3. The area surrounding the subdivision can be planned and developed in coordination and compatibility with the proposed subdivision. This requirement is met. The area surrounding the new lots is already fuily developed with houses. � 4. The subdivision is in conformance with the Comprehensive Plan. This �I, �`� �{ � requirement is met. The District 2 Plan (1988) designates the biock for low density (one to four unit) residential land uses. 5. The subdivision preserves and incorporates the site's important eusting natural features, wherever Qossihle. This requirement is met. The proposed lot is currently side yard with no remaining natural areas. All land intended for building sites can be used safely without endangering residents by peril from floods, erosion, continuously high water table, severe soil conditions or other menace. If the new lot is ever used for another house, it can be developed safely. 7. The development can be economically served with pubiic facilities and services. This is an infill lot in a neighborhood that is already served by public facilities and service. H. STAFF RECOMMENDATION: Hased on required findings 1 through 7, staff recommends approval of the preliminary and final plat for 1237 Birmingham Street, which is called Gustafson Gardens subject to the condition that the applicant shall file a copy of this Resolution with the Ramsey County Recorder. � Attachments: Application Final plat (reduction) Location mag r SUBDIVlSION REVIEW API'LICATION . '�' Department ojPtanrting and EconomicDevelopment +� _ ,� Zoning Section �� 11OD City Hall Ann�r 25 Wes1 Fourtl: Stree! Sair:t Paul, M.N 55102 266-6589 APPLICANT PROPERTY LOCA710N n LJ . TYPE OF ��:'?�� Zo �ng ofifice use a �.File no._� �' � Fee `� S;� Tenfative heanrtg r�at �:::; � $�-1 `� �, �lZ�1 s." : Name Le hc�N �41 i 11� �2 Address 357 ��i�A 5 City �'�A}t T St. �,�Zip I i5 Daytime phone �"� Name of owner (if different), l�o_I m� C u5 cc:tSun Cclece�s�dl Gontact person (if differe�t) Phone � Legal description: (�. N Z /s �� sE (aftach additional sheet Split ❑ Lot Split with Variance iminary Plat ❑ Final Plat ApplicanYs signature Date City agent STAEF USE QNLY :- Plarirnna IT[strscc Plgtts �s��F��uL>� �_ai?ti U<,e Ivlaa� _. rYaz ;� ,: rA.,��n : . � uy - ��ncascvv�u,u .�.�irznce[tzs..� . jaftacFi adciitionat slieefs �€necessar�r} ��Z • � `J � V.i � � . iS s� e� �� . t� e�� _., •E tte ,, .� .�c . u .� ; �� - � � N� �� _ V � .,...... �.��,. � ..' :w..�°.. 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O`O,O; + + + + � - - - ��: -- -- -- - - - -- - ' O O' O O O p� � C� Oii O � � � a �! �i ; s � 41 � ( �i, � ' � ' �" �' y -� �- � �f � ' _ _ � _� � _ , i 1 ; � i ' 1�. i i �.., '+ s � � �� T? T i 1� i � CS_ � � I i v � , � i : �j` � '� ' `� ' ' �2 � �2 !i2 �' � AVE. � --- - � , � ' �� , � , �z ,z �z �� I ' ; _�~� � ;�?;C�,Q' I a 6 , �? 4 L Council File # I� Green Sheet # (�� RESOLUTION CITY OF SAINT PAUL, MINNESOTA 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 Presented By Referred To Committee: Date PRELIlVIINARY AND FINAL PLAT FOR GUSTA.FSON GARDENS ADDITION WHEREAS, Lenore Miller has submitted the attached preliminary and final plat to subdivide a lot at 1237 Birminghazn Street for City Council approval; and WHEREAS, the appropriate city departments have reviewed the plat and found it meets the requirements of Chapter 67 of the Zoning Code; and WHEREAS, notice of the public hearing before the City Council was duly published in the official newspaper of the City and notices were mailed to each owner of affected properry and properry owners situated wholly or partly within 350 fee of the subject properiy; and WHEREAS, a public hearing before the City Council was held on August 12, 1998 at which all interested parties had an opportunity to speak, the City Council having considered a11 the facts and recommendations conceming the plat; NOW, THEREFORE, BE IT RESOLVED, that the City Council accepts and approved the attached preliminary and finai plat for Gustafson Gardens Additions by Lenore Miller. Department of: �� . .�-� .. - - Q�ja'=i�%1�►►�, ��I!\�I,_IT l. � � Adopted by Council: AdoF By: Apps By: Date C uncil Form rbved ty Attorney B //�c�- �-Zt�-�f� PED Larry Soderholm 266-6675 Item Aug.26, 1998 TOTAI # OF SIGNATURE PAGES GREEN SHEET r• _�--:.—,r• �r� �Cg —`� � � No 62120 mm.uoae. aneau�e.. � a anwnanax ❑ cmauK ❑ m+wa.tseaNCFam ❑ wwrw.mmkera ❑r�rort(art�sasrWm ❑ (CUP ALL LOCATIONS FOR SIGNATURE) Finalizing City Council action taken Aug. 12, 1998 approving the application o£ Lenore Miller for a preliminary and final plat to allow the property at 1237 Birmingham Street to be sub- divided into two lots with single family homes (Gustafson Gardens Addition). a PLANNING COMMISSION Cl8 CAMMITTEE CNIL SERVICE CAMMISSION Has this Perso�rm eu�u wwketl under a con[ract tarthis de0artmmt? YES NO Nas thte peraonfirm ever been a citY emWoYee7 YES NO Does thie perso�rm poesess a sidll r�M rannallypos5ebs�:tl by any eurten[ aty empioyee7 YES NO Is ihin persoNPom a targeted venaort YES NO Nain all vas answeis on seoarate sheeR aM atlach to meen shect 'OTAL AMOUNT OF TRAtiSAGTION L UNDIN6 SOURCE COST/REVENUE BUOGETED (GRCIE aNE) ACTIVITV NUMBER YES NO WWCW.INFORMATION (IXPWM -�� 7 Q � ` � � ; 4 6 t t ( i I � I ; { it { 1=� � � � � ` 1 _ - , I : f, f : ? � ; ; � �� ` � � �g e t '� i i t � F � p a i� � x c z � � }; 2� d j # � �33�� # _j � +` �� t i i � =� � ; , � � �� i � � j ; � �� a� t3 � t � '� fi . � i� I� :� d �t: : 3 e i i t r 4 ( e j 5 � �_ � { €� � � �} �`� ' R�[ntinh+�aw�n9 n �.v_�..�.. r/ y uq n [ VU�� W ir�i w� 7 . t � f � � �3 � §� � � �� t � fiR .� = i' �� C� ] f � � �' aT t i8 # . � �� ,_ ,*- � s� i �3 � e$ F. i a' !a 3 � , ; � i ` � I � � ! . €I � �i • €- $ �� t I �� ;$ , 3f �' i a � �y �t S �� ,� � �! t; _ __ � •� � :i i � �;� � i� 3� !a� �� . � � �� sa� ----� . �"3e .........., o Y oh$ ..:.: .. _ .., � � a �� 1 n�� ry ' T_I _ -- ' � � � � � � I � . p::� `J � i'� � � d � • :' �' 'A �:_1 " ! e . � ' $i . �, :., � _ � 2 a � �; 4 �Q% � i � a E I � �n� 1 i � e�A T � a ppp � f II�� { ' °� � � �� l 1.1mSnl 1lY L2JSV I l4lQ b b . t'_, � % � O � � R b a y - �i• �� •'. 0� ': �, lY.i�''.�� . Ibl I �Ik�� a� �� g �� z= �� 3 $� �� .o �� £ �7 �9A €i� bY�� a� B3 �by 8�M1 � i e x �3 � a� 0,��-y- YYI��'s � C� Grwr�"`� Q`� .1°lt ��°'� #18428-98) Adopted Yeas - 6 Nays - 6(Benanav not present £or vote) 48. Resolution Ratifying Assessment - 98-754 - In the matter of sidewalk reconstruction on Lafond Avenue, Van Buren Avenue, North Grotto Street, Marion Street, and Englewood Avenue. (File #597001, S97002, 597033, 597034, 597041 & 597042� Adopted Yeas - 6 Nays - 0(Benanav not psesent for vote) 49. Resolution Ratifying Assessment - 98-755 - In the matter of sidewalk reconstruction on St. Josephs Lane, Exchange Street, West Seventh Street, East Seventh Street, West Ninth Street, Livingston Avenue, Winslow Avenue, West George Street and Stryker Avenue. (File #547004-597006 & 597044, 597046, 597047) Adopted Yeas - 7 Nays - 0 5D. Resolution Ratifying Assessment - 98-756 - In the matter of Seventh Place Mall Operation and Maintenance Costs for 1997. (File #18428-19971 Adopted Yeas - 7 Nays - 0 51. Resolution Ratifying Assessment - 98-757 - In the matter of improving White Bear Avenue from Conway Street to Fremont Avenue. (File #18772) Adopted Yeas - 7 Nays - 0 52. Public hearing to consider the preliminary and final plat application of Lenore Miller to allow the property at 1237 Birmingham Street to be subdivided into two lots with single family homes. Motion of Intent - Application Granted Yeas - 7 Nays - 0 MISCELLANEQUS 53. Mayor Coleman's 1999 Proposed Budget Address. Suspension Item Resolution - 98-758 - Amending C.F. 98-634, adopted August 5, 1998, to reflect the effective closing date of August 5, 1998 for Jazzville, Inc., 486 N. Robert Street. Adopted Yeas - 7 Nays - 0 DEPAR'I'MENT OF PLANNING & ECONOMIC DEVELOPME:NT Pamela WiteeZoclS Dtrector CTTY OF SAR�T"f PAUL Norm Coleman, Mayor July 29, 1998 Ms. Nancy Anderson City Council Research Office Room 310 City Hall Saint Paul, Minnesota 55102 Dear Ms. Anderson: 25 West Fovrth Sdeet Samt Pmal, MN SSI01 S� ��.��►t Telephone: 6I2-266-656i Faaimile: 612-�28-3374 I would like to confirm that a public hearing before the City Council is scheduled for Wednesday, August 12, 1998 for the following zoning case: Applicant: Miller, Lenore File Number: 98-201 Purpose: Location: Preliminary and final plat application to allow the properCy to be subdivided into 21ots with single family homes. 1237 Birmingham Street between Maryland and Ivy My understanding is that this public hearing request wili appear on the agenda of the City Council on August 5, 1998 and that you will publish notice of the hearing in the 5aint Paul Legal Ledger. Please ca11 me at 266-b583 if you have any questions. Sincerely, f�a.� �-/ � . The Saint Paul City Council wikl conduct a pnb7ic hearing on Wednesday, August 12, 1998 at 5:30 p.m. in the City Council Chambers. Third F1oor City Hall-Caurt House. to consider the preliminary a»d fina7 plat application of Lenore Mil7er to allow ffie property to be subdivided into two lots with single family homes at 1237 Birnvngham Street. Paul Dubruiel Zoning Aide cc: City Council member Bostrom • �rsraunr• 2iOTICE OR POSLTC HEARING Dated: Aagust 3, 1995 - NANCYANDERSON - Assistant City Council Secretary (AUgust 6, 1998) DEPARIMENTOFpLANNING & ECONOMIC DEVELOPMENT Pameta Wheelock, Director CITY OF SAII�IT PAUL Narm Coleman, Mayos wr�r August 5, 1998 Ms. Nancy Anderson Secretary to the City Council Room 310 City Hall Saint Paul, Minnesota 55102 Ciry Council Hearing: August 12, 1498, 5:30 p.m. City Council Chambers PURPOSE: To consider a preliminary and final plat request by Lenore Miller to allow tha property at 1237 Birmingham Street ta be subdivided into two lots, creating an additional buildable lot on the . northern part of the property, on a block that went unplatted at the time of development. Dear Ms. Anderson: 25 fYesf Fourth Streel Sairst Paul, MN 5� IO2 a�• Telephone: 6l2-166-6�65 Facsimtie: 612-2283314 RE: Zoning File #98-201: Lenore Miller Preliminary and Final Plat to subdivide 1237 Birmingham Sueet into two lots (west side of Birmingham between E. Maryland and E. Ivy Avenues) Ms. Lenore Miller has submitted an application for preliminary and final plat approval for subdivision of the properry at 1237 Birmingham Street into two residential lots. The property has a duplex on the southern part of the lot; the northern part is vacant. Attached ate the staff report and the final plat for your consideration. This application meets aH subdivision requirementz and staff recammends approval of the preliminary and final plat. This item is scheduled to be heazd by the Saint Paul City Council on August 12, 1998. Please call me at 266-6575 if you have any questions. Sincerely, Larry S rholm Principal Planner Attachments cc: City Council members , Ken Ford, Planning Administrator L,enore Miller Ann Woods, District 2 Community Council q�.19t • PLAT REVIEW: STAFF REPORT FOR CITY COUNCIL FILE # 98-201 1. APPLICANT: MILLER, LENORE DATE OF HEARING: 8J12J98 2. L� � 7 CLASSIFICATIONc P1at Review LOCATION: 1237 Birmingham Street PLANNING DISTRICT: 2 LEGAL DESCRIPTION: see file PRESENT ZONING: R-3 ZONING CODE REFERENCE: 67301 and 67.406 STAFF INVESTIGATION AND REPORT: Lany Soderhalm on 815(98 8. DATE RECETVED: 07l29l98 DEADLTNE FOR ACTION: 09l27l98 � A ---- — $. C. D. . PURPOSE: To consider application for Combined Preliminary and Fina1 Plat to divide one lot into two lots. PARCEL SIZE: 112' of frontage on Birmingham St, X 126.56' deep. The proposed southem lot has 62' of frontage; the northem lot has 50' of frontage. EXISTING LAND USE: An up-and-down duplex is located on the southern half of the existing lot with a lazge sideyazd on northern half. SUI2ROIJNDTNG LAND USE: Predominandy single-family homes on both sides of Birmingham with two or three more duplexes mixed in. E. ZONING CODE CITATION: Section 67.301 of the Zoning Code provides that a plat is required when previously unplatted land is subdivided. (In most cases dividing one residenrial lot into two lots, each of which meets lot size requirements, would be a"lot sp1iP' which couid be approved by the zoning staff. In this case the properiy is on a block that was never platted and the properiy descriptions aze in metes and bounds. Platting is required to simplify and clarify the legal descriptions.) Section 607.406 gives the findings that must be made in order to approve a subdivision of land; these are listed in Section H of the staff report. F. HISTORXNISCUSSION: The applicant, Lenore Miller, is the executor of her mother's a �.�9� estate and she is selling her mother's house, which is an up-and-down duplex. The � prospective purchaser of the house is a Russian immigrant family that cannot get bank financing for the whole properiy, just for the house. The seller, therefore, proposes to subdivide the land and sepazate the financing: the house and southem lot will be sold outright with a bank mortgage, and the northern sideyazd will be sold to the Russian family on a contract for deed. The family owns property in Russia, which they have not yet been able to se1L The northerly part of the lot is lazge enough to be a sepazate, buildable residential lot. Sometime in the future a house may be built on the lot, but the buyers have no plans to do so. Lenore Mi11er's agreement with the purchaser was made before the zoning staff realized that the lot was previously unplatted property and would need to go to the City Council for a public hearing. With the delay for a public heazing, the real estate closing has been delayed and the Russian family has moved into the house as renters until the plat is approved and the purchase can be completed. A tenant with a lease continues to live in the second unit. G DISTRICT COUNCIL RECOMMENDATION: The District 2 Community Council received only 13 days notice of the public hearing and has not had time to hold a community meeting. Their informal staff inquiries did not find reasons for them to object. For a typical lot split case that is approved by the zoning staff, the district council wouid not even be notafied of the action. � H FINDINGS: All the applicable provisions of the Legislative Code are complied with. City staff have reviewed the proposed preliminary and final plat and have deternuned that all applicable provisions of city codes aze met. The property is zoned R-3 (single family} and the house is a legal nonconforming dupiex. The mnumum lot size in R-3 zones is 6,000 square feet. The proposed northern lot is 6,278. The lot with the duplex is 7,785 square feet, lazger than the 6,000 squaze feet which is aiso required for a dupiex in the RT-1 duplex zoning district. The minimum loi width in R-3 zones is 50'. The proposed lots aze 50' and 62' wide. 2. The proposed subdivision will not be detrimental to the present and potential surrounding land uses. This requirement is met. Creating an addition residential lot that meets zoning standards and is similar in size to other lots on the block will not be detrimentat to the surrounding homes. The area surrounding the subdivision can be planned and developed in coordination and compatibility with the proposed subdivision. This requirement is met. The area surrounding the new lots is already fully developed with houses. � 4. The subdivision is in conformance with the Comprehensive Plan. This ��-1qti requirement is met. The District 2 Plan {1488) designates the block for low � density (one to four unit) residential iand uses. The subdivision preserves and incorporates the site's important egisting natural features, wherever possible. This requirement is met. The proposed lot is currently side yazd with no remauung naturai azeas. 6. All land intended for building sites can be used safely without endangering residents by peril from floods, erosion, continuously high water table, severe soil conditions or other menace. If the new lot is ever used for another house, it can be developed safely. The development can be economically served with public facilities and services. This is an infill lot in a neighborhood that is already served by public facilities and service. H. STAFF RECOMMENDATION: Based on required findings 1 through 7, staff recommends approval of the preliminary and final plat for 1237 Birmingham Street, which is called Gustafson Gardens subject to the condition that the applicant shall file a copy of this Resolution with the FZamsey County Recorder. Attachments: Application Final plat (reduction) Location map . SUBDIVISfON REVIEW APPLICATION • '�' Departmenl ojPlanning and Economic Devetopmext ir _ �i Zoning Section � 1100 Ciry Hall Anner 25 West Fourth Slreet Saint Paul, M.N SS102 26b-6589 �1� -?v1,. 'zo Eng / o��c� use u�}! File no. R � : C . �$6 � � �i� `-' I a�-�9r �1z�! '�ec�tative #�ea��g date: , ' � APPLICANT Name 1...� hcre �� i � 1� 1? Address_ 3 _5?_ b�t � h �-� City �'�AItT. 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DEPAR'IMENI' OF PLANNAIG & ECONOMIC DEVELOPMENI' Pamela Nheelock, Dirutor 9K� '7`t� S-` CITY OF SAINT PAUL Norm Coleman, Mayor July 29, 1998 Ms. Nancy Anderson City Council Reseatch Office Room 31Q City Hall Saint Paul, Minnesota 55102 Dear Ms. Anderson: I would like to confinn that a pubiic hearing before the City Council is scheduled for Wednesday, August 12, 1998 for the following zoning case: � Applicant: Miller, Lenore File Number: 98-201 Purpose: Location: Preliminazy and final plat application to a11ow the properry to be subdivided into 21ots with single family homes. 1237 Birmingham Sueet between Maryland and Ivy My understanding is that this public hearing request will appear on the agenda of the City Council on August 5, 1998 and that you will publish notice of the hearing in the Saint Paul Legal Ledger. Flease call me at 266-6583 if you have any questions. IJ Sincerely, ��o� T'he Saint Pavi Ctty Coundi wHt �onduc{ a pubiic hearfng on Wednesday. August 12. li� at 5:34 p.m. in ihe qtp Councll Chambcrs, Third Floor City Sall-Court House. to consider the prdim3nary and final plat appllcat3on of Lenore Miller to aTiow the property W be subdSvidai fnto tvco lots with aingle fssaily homes at 1237 Birmingham sa«t. Datied: Augusi 3. i998 � �� #A+�K s. 79881 Paul Dubruiel Zoning Aide cc: City Councii member Bostrom 25 West Fourth Street TeZephone: 612-266-6565 Saint Pau1, MN55102 Facsimile: 612-228-3314 .��. aor�cL ar � � DEPARTMENT OF PLANN7NG & ECONOMIC DEVELOPMEN7 Pmneta Whee[ock D+tector CTTY OF SAIN'I' PAUL Norm Coleman. Mayor August 5, 1998 Ms. Nancy Anderson Secretary to the City Council Room 310 City Hall Saint Pau(, Minnesota 55102 City Council Hearing: August 12, 1998, 530 p.m. Ciry Councii Chambers PURPOSE: To consider a preliminary and final plat request by Lenore Miller to allow the property at 1237 Birmingham Street to be subdivided into two lots, creating an additional buildable lot on the • northern part of the property, on a block that went unplatted at the time of development. Dear Ms. Anderson: 25 Wesr Fowth Sheet Saint Pau1, M.'J55702 li "� \ l Te[ephone: 612-266-6565 Focs"rmile: 612-228-3314 RE: Zoning File #98-201: Lenore Milier Preliminary and Final Plat to subdivide 1237 Birmingham Street into two lots (west side of Birmingham between E. Maryla�d and E. Ivy Avenues) Ms. Lenore Miller has submitted an application for preliminary and final plat approval for subdivision of the property at 1237 Birmingham Street into two residential lots. The proper[y has a dupiex on the southern part of the lot; the northem part is vacant. Attached are the staff report and the finai plat for your consideration. This application meets atl subdivision requirements and staff recommends apgroval of the preliminary and final p1aY. This item is scheduled to be heard by the Saint Paul City Council on August 12, 1998. Please call me at 266-6575 if you have any questions. Sincerely, Larry S rholm Principal Plancter Attachments cc: City Council members ' Ken Ford, Planning Administrator Lenore Miller Ann Woods, District 2 Community Council ��'i °� 1 � PLAT REVIEW: STAFF REPORT FOR CITY COUNCIL FTLE # 98-201 l. APPLTCANT: MILLER, LENORE DATE OF HEARING: 8112198 2. 3. 4. 5. 6. CLASSIFICATION: Plat Review LOCATION: 1237 Birmingham Street PLANNING DISTRICT: 2 LEGAL DESCRIPTION: see file PRESENT ZONING: R-3 ZONING CODE REFERENCE: 67301 and 67.406 STAFF INVESTIGATION AND REPORT: Lazry Soderholm on 815l48 8. DATE RECEIVED: Q7l29/98 DEADLINE FOR ACTION: 09l27198 • A -- — — – B. C. D. PURPOSE: To consider application for Combined Preliminary and Final Plat to divide one lot into two lots. PARCEL SIZE: 112' of frontage on Birnungham St. X 126.56' deep. The proposed southern lot has 62' of frontage; the northern lot has 50' of frontage. EXISTII�G LAND USE: An up-and-down duplex is located on the southern hatf of the existing lot with a large sideyazd on northern half. SURROUNDING LAND USE: Predominantly single-family homes on both sides of Birmingham with two or three more dupiexes mixed in. E. ZONING CODE CITATION: Section 67301 of the Zoning Code provides that a piat is required when previously unplatted land is subdivided. (In most cases dividing one residential lot into two lots, each of which meets lot size requirements, would be a"lot sp1iY' which could be appmved by the zoning staff. In this case the properiy is on a biock that was never platted and the property descriptions are in metes and bounds. Platting is required to sunplify and clarify the legal descriptions.) Section 607.406 gives the findings that must be made in order to approve a subdivision of land; these are listed in Section H of the staff report. , F. HISTORYlDISCUSSION: The applicant, Lenore Miller, is the executor of her mother's R.��'l . estate and she is selling her mother's house, which is an up-and-down duplex. The prospective purchaser of the house is a Russian immigrant family that cannot get bank financing for the whole property, just for the house. The seller, therefore, proposes to subdivide the land and sepazate the financing: the house and southern lot will be sold outright with a bank mortgage, and the northem sideyazd wili be sold to the Russian family on a contract for deed. The family owns properiy in Russia, which they have not yet been able to seil. The northerly part of the lot is large enough to be a sepazate, buildable residential lot. Sometime in the future a house may be built on the lot, but the buyers have no plans to do so. Lenore Milter's agreement with ihe purchaser was made before the zoning staff realized that the lot was previousty unplatted property and would need to go to the Ciry Council for a public hearing. With the delay for a public hearing, the real estate ciosing has been delayed and the Russian famiiy has moved into the house as renters until the plat is approved and the purchase can be completed. A tenant with a lease continues to live in the second unit. G DISTRICT COUNCIL RECOMMENDATION: The District 2 Community Council received only 13 days notice of the public hearing and has not had time to hold a community meeting. Their inforxnal staff inquiries did not find reasons for them to object. For a typical lot split case that is approved by the zoning staff, the district council would not even be notified of the action. � H FINDINGS: All fhe applicable provisions of the Legislative Code are complied with. City staff have reviewed the proposed preliminary and final plat and have deterxnined that all appiicable provisions of city codes aze met. The property is zoned R-3 {single family) and the house is a legal nonconforming duplex. The minimum lot size in R-3 zones is 6,000 square feet. The proposed northern lot is 6,278. The lot with the dupiex is 7,785 squue feet, lazger than the 6,000 square feet which is also required for a duplex in the RT-I duplex 2oning district. The minimum lot width in R-3 zones is 50'. The proposed lots aze 50' and 62' wide. 2. The proposed subdivision will not be detrimental to the present and potential surrounding land uses. This requirement is met. Creating an addition residential lot that meets zoning standazds and is similar in size to othex lots on the block wiil not be detrimental to the surrounding homes. 3. The area surrounding the subdivision can be planned and developed in coordination and compatibility with the proposed subdivision. This requirement is met. The area surrounding the new lots is already fuily developed with houses. � 4. The subdivision is in conformance with the Comprehensive Plan. This �I, �`� �{ � requirement is met. The District 2 Plan (1988) designates the biock for low density (one to four unit) residential land uses. 5. The subdivision preserves and incorporates the site's important eusting natural features, wherever Qossihle. This requirement is met. The proposed lot is currently side yard with no remaining natural areas. All land intended for building sites can be used safely without endangering residents by peril from floods, erosion, continuously high water table, severe soil conditions or other menace. If the new lot is ever used for another house, it can be developed safely. 7. The development can be economically served with pubiic facilities and services. This is an infill lot in a neighborhood that is already served by public facilities and service. H. STAFF RECOMMENDATION: Hased on required findings 1 through 7, staff recommends approval of the preliminary and final plat for 1237 Birmingham Street, which is called Gustafson Gardens subject to the condition that the applicant shall file a copy of this Resolution with the Ramsey County Recorder. � Attachments: Application Final plat (reduction) Location mag r SUBDIVlSION REVIEW API'LICATION . '�' Department ojPtanrting and EconomicDevelopment +� _ ,� Zoning Section �� 11OD City Hall Ann�r 25 Wes1 Fourtl: Stree! Sair:t Paul, M.N 55102 266-6589 APPLICANT PROPERTY LOCA710N n LJ . TYPE OF ��:'?�� Zo �ng ofifice use a �.File no._� �' � Fee `� S;� Tenfative heanrtg r�at �:::; � $�-1 `� �, �lZ�1 s." : Name Le hc�N �41 i 11� �2 Address 357 ��i�A 5 City �'�A}t T St. �,�Zip I i5 Daytime phone �"� Name of owner (if different), l�o_I m� C u5 cc:tSun Cclece�s�dl Gontact person (if differe�t) Phone � Legal description: (�. N Z /s �� sE (aftach additional sheet Split ❑ Lot Split with Variance iminary Plat ❑ Final Plat ApplicanYs signature Date City agent STAEF USE QNLY :- Plarirnna IT[strscc Plgtts �s��F��uL>� �_ai?ti U<,e Ivlaa� _. rYaz ;� ,: rA.,��n : . � uy - ��ncascvv�u,u .�.�irznce[tzs..� . jaftacFi adciitionat slieefs �€necessar�r} ��Z • � `J � V.i � � . iS s� e� �� . t� e�� _., •E tte ,, .� .�c . u .� ; �� - � � N� �� _ V � .,...... �.��,. � ..' :w..�°.. 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