84-700 WHITE - CITV CLERK
PINK `� - FINANCE G I TY OF SA I NT PA LT L Council
CANgRV - (�-aPARTMENT
BLUE - MAVOR File �O• � ��O
�
Cou ci olution
Presented By
Referred To Committee: Date
Out of Committee By Date
WHEREAS, Mr. and Mrs. William S. Reiling applied to the Board of Zoning
Appeals for a variance from the strict application of the provisions of Section
61 .101 of the Saint Paul Legislative Code pertaining to minimum side yards
required for single family residences in the R-1 zoning district for their
property located at Lot 77, except the easterly seven feet thereof, Lane's
Edgecumbe Hills; and
WHEREAS, Following a public hearing with notice to affected property owners,
the Board of Zoning Appeals by its Resolution 9535 adopted March 27, 1984 granted
the petition for variance from the provisions of Section 61 .101 so as to allow
the construction of a single family residence with a four foot east side yard
on the above described property on condition that construction was to be com-
pleted in accordance with the application for variance and the site plan on file
with the Planning Division of the Department of Community Services; and
WHEREAS, The decision of the Board of Zoning Appeals was appealed to the
City Council by Mr, and Mrs. Thomas Barnes pursuant to the provisions of Section
64.205 and requested that a hearing be held before the City Council for the
purpose of considering the actions taken by the said Board; and
WHEREAS, Acting pursuant to Section 64.205 through Section 64.208 and upon
notice to appellant and other affected property owners, a public hearing was duly
conducted by the City Council on May 3, 1984 wherein all interested parties were
given an opportunity to be heard; and
WHEREAS, The Council having heard the statements made, and having considered
the variance application, the report of staff, the minutes and findings of the
Board of Zoning Appeals, does hereby
RESOLVE, That the Council of the City of Saint Paul does hereby affirm the
decision of the Board of Zoning Appeals in this matter and does hereby concur
in the findings made and determined by the said Board; and, be it
COUNCILMEIV Requested by Department of:
Yeas Nays
Fletcher
� ��t� [n Favor
Masanz
Nicosia
Scheibel __ Against BY
Tedesco
Wilson
Form Approved City Attorney
Adopted by Council: Date
Certified Yassed by Council Secretary BY
gy,
Approved by ;Navor: Date _ Approved ayor for Submission to Council
By - BY
�
WHITE� - C�TV CLERK
PINK - FINANCE G I TY OF SA I NT PAU L Council
CAN�RV - GEPARTMENT X/1 �/J
BLUE - MAVOR File NO. V -I ��
�
Council Resolution
Presented By
Referred To Committee: Date
Out of Committee By Date
FURTHER RESOLVED, That the appeal of Mr. and Mrs. Thomas Barnes be and is
hereby denied; and, be it
FURTHER RESOLVED, That the City Clerk shall mail a copy of this resolution
to Mr, and Mrs. William S. Reiling, Mr. and Mrs. Thomas E. Barnes, the Zoning
Administrator, Planning Commission, and Board of Zoning Appeals.
2.
COUIVCILMEN Requested by Department of:
Yeas Nays
Fletcher
� �F�c� In Favor
Masanz
Nicosfa
schetbe� �___ Against BY
Tedesco
Wilson
MAY 2 9 1984 Form Appro d by City Attorney
Adopted by C ouncil: Date
Certified as d ouncil BY
/
B� .
t#ppr ;Vlavor: Date MAY 3 1 1984 Approv � y Mayor for Submission to Council
B BY
Pusust�EO J UN � - 1984
,., . ..
(RETURN TO JEROME SEGAL AFTER ADOPTI.ON) _. '� ___
WHITE - CITV CLERK
PINK - FINANCE GITY OF SAINT PAUL Council �
CANARV - DEPARTMENT
BLUE - MAYQR File NO• ��-�
�
Council Resolution
Presented By
Referred To Commiitee: Date
Out of Committee By Date
WHEREAS, Mr. .and Mrs. William S. Reiling applied to the Board of Zoning
Appeals for a variance from the strict application of the pro,visions of Section
61 .101 of the Saint Paul Legislative Code pertaining to minimum side yards
required for_ single family residences in the R-1 zoning district for their
property loca_ted at Lot 77, except the easterly seven feet thereof, Lane's
Edgecumbe Hills; and
WHEREAS, Following a public hearing with notice to affected property owners,
the Board of Zoning Appeals by its Resolution 9535 adopted March 27, 1984 granted
the petition for variance from the provisions of Section 61 .101 so as to allow
the construction of a single family residence with a four foot east side yard
on the above described property on condition that construction was to be com-
pleted in accordance with the application for variance and the site plan on file
with the Planning Division of the Department of Community Services; and
WHEREAS, The decision of the Board of Zoning Appeals was appealed to the
City Council by Mr. and Mrs. Thomas Barnes pursuant to the provisions of Section
64.205 and req�ESted that a hearing be held before the City Council for the
purpose of considering the actions taken by the said Board; and
WHEREAS, Acting pursuant to Section 64.205 through Section 64.208 and upon
notice to appellant and other affected property owners, a public hearing was duly
conducted by the City Council on May 3, 1984 wherein all interested parties were
given an opportunity to be heard; and
WHEREAS, The Council having heard the statements made, and having considered
the variance application, the report of staff, the minutes and findings of the
Board of Zoning Appeals, does hereby
RESOLVE, That the Council of the City of Saint Paul does hereby affirm the
decision of the Board of Zoning Appeals in this matter and does hereby .concur
in the findings made and determined by the said Board; and, be it
COUNCILMEN ' , Requested by Department of:
Yeas Fletcher Nays -
Galles [n Favor
Masanz
Nicosia
scne�bei _ Against BY
Tedesco
Wilson
� Form Approved by City Attorney
Adopted by Council: Date
Certified Yas�ed b}� Council Secretary BY
B�;
Appro��ed by ;1lavor: Date _ � Approved by Mayor for Submission to Council
., i n..
- - --—
. R, w . _.. . .- .- _. ---_. . . . - � .-
WHITE - CITV CLERK � .
PINK - FINANCE G I TY OF SA I NT PAU L Council /�,
�ANpRV - DEP4RTMENT File �O. V � / �
BLUE - MAVOR
�
Council Resolution
Presented By
Referred To Committee: Date
Out of Committee By Date
FURTHER RESOLVED, That the appeal of Mr. and Mrs. Thomas Barnes be and is
hereby denied; and, be it
FURTHER RESOLVED, That the City Clerk shall mail a copy of this resolution
to Mr, and Mrs. William S. Reiling, Mr. and Mrs. Thomas E. Barnes, the Zoning
Administrator, Planni.ng Commission; and 'Board of Zoning Appeals.
,�
2.
COUNCILMEN Requested by Department of:
Yeas Fletcher Nays
cen� In Favor
Masanz
Nicosia � •
scneibei _ Against BY
Tedesco
Wilson
Form Approved by City Attorney
Adopted by Council: Date
Certified Passed b}• Council Secretary BY
B� .
Approved by 'Navor: Date Approved by Mayor for Submission to Council
� � � �7° ��
,��w`t�Y °";. ' ' CITY OF SAINT PAUL
'` ` �' DEPARTMENT OF PLANNING AND ECONOMIC DEVELOPMENT
� nui�uiu b
� t°� �� � o DIVISION OF PLANNING
� ,.
�ee. 25 West Fourth Street,Saint Paul,Minnesota,55102
612-292-1577
GEORGE LATIMER
MAYOR
April 23, 1984
Albert Olson, City Clerk
Room 386 City Hall
Saint Paul , Minnesota 55102
RE: Zoning File #9535 - Barnes
City Council Hearing May 3, 1984
PURPOSE: To consider an appeal of a variance qranted to Mr. and Mrs. William
Reilinq by the Board of Zoning Appeals to allow construction of a
single family residence four feet from the east side lot line.
BOARD OF ZONING APPEALS DECISION: Approve (7-0)
STAFF RECOMMENDATION: Approve
SUPPORT: Applicant only.
OPPOSITION: Two individuals testified; 1 letter (read into record) ; and report
from Southwest Area District Council .
Dear Sir:
On March 13, 1984, the Board of Zoning Appeals held a public hearinq on the
application of Mr. and Mrs. William Reiling to vary the minimum side yard standards
in an R-1 zoning district. Granting the variance would allow a single family
structure to be built four feet from the east interior lot line. Staff recommended
that the application for variance be approved.
The applicant explained the proposal highlightinq the extent to which the desinn
was altered to increase the compatability with other structures in the area and
provides adequate space be�ween the proposed structure and adjacent structures.
Thomas Barnes testified that the structure is too dense for the lot and is not a
reasonable use of the property. He suggested that the applicant can readily comply
with code regulations by deleting the third stall of the attached paraqe. Helen
Widder testified that the applicant created their own hardship. Michelle Lichtig,
representing the district council , reported that the Southwest Area Council voted
4 to 3 with one abstention to recommend that the variance be denied because the
structure would be too close to the neighbors property. The hearina was closed
and the case was discussed by members of the Board. A motion to approve the variance
passed on a 6 to 0 vote.
. C�"F��o-�a
. ,
Paqe Two
Patricia Barne s filed an appeal of the Board of Zoning Appeals decision on
April 10, 1984. h1s. Barnes based the appeal on two points outlined in her
letter of appeal (see attachment).
This matter is scheduled to be heard by the City Council on May 3, 1984.
Please notify me by May 2, 1984, if any member of the City Council wishes to
have slides of the site presented a t the City Council public hearing.
Sincerely,
,
Fred S. Haider
Zoning Section
FSH:pmk
Attachments
C -�"y - �� (/ • " � .
. APRI_ICATION rOR APPEAL � �Y" -�� ° ZONING OFFICE USE ONLY
CITY OF SAIPdT PAUL —
� � � �� �_- � Fi le �
_ ARPlication Fee $ �J `��--
� Tentative Hearing Date ;��� �r 1 � � �����
/
Application is hereby made for an Appeal to the ��'��j ���.l,,,,n.�.�
under the provisions of Chapter 64, Section , Pa�aph of the Zoning Code
to appeal a decision made by the � Board of Zoning Appeals
Planning Commission on - , 19. .
Zoning Administratar (date of decision)
Planning Administrator
Other
A. APPEL A�N %� � /,�
Name_��/�,. �/J1�:.� �Za�-jr�� � ��f-�.-�r,_� Dayt ime phone �,Y�.�7S�.��"�
�
Address_�7//d ���,�a.� �,,,� j(/��,-�J�,� Zip Code_ �//
B. DECISION BEING APPEALED � ., ..
Zoning fi le name ��, , � �� . �(J,��,��,x„z.t, �. /��c„z�Zoning Fi le # ��3 �
Property Address/Location S, 5, ��.��� 4��-- �:�� �„ � ., J ��tt- ����1� `�n,�,�
Legal description ' � � ,�2 �,! f_�� � 4 ,,(�
C. GROUNDS FOR APPEA! (Use additional sheets if neces�arv. }
(txplain why you feel there has been an error in any requirement, permit, decision
or refusal made by an administrative official, or an error in fact, procedure or finding
made by the Board of Zoning Appeals or the Planning Commission.)
r�, '` — ----- � —-- �n �y
/���i`;��-.. ����-�<�-L Lk <''��t-- .t�(1L.-� �C-�'=���7'�-�i'/�1`-'���.�i{1�
— �' -
_ _ _._�_ _..
� _--------�--.�.__., __ .
._ _.. .. _,
�
_ ,
�t.-7[� _/.- �;� L:=!9�L1�-:�. L- - / � —
� � �-- __ � - 2..- _�-�:-�--�-�A.�
, : -_.
_ _ . _--��----'�
_ . ..(�-_._. , ... � �r ,..... `~ �ti��'✓� (�� � ..
�G♦ ��.� - CI i :�,�C�. (... � �° .^,.. �" '?��Lt'!�Z/ .�L ��L� '��
%/ ... - . ^ ..! c. .
�C���' / ��l / % -J / ��
K ->cc=,!�� .L� , lL���Z " � G-�° c.L__�l>> c.� ,ci�� . `J'� C�;:.-�.�/!�',�-�(�?'''1
� � v��
,
\' �-,, , - -
. �_� _� .__...--, ��u` G�� . �
.
.��'� C:c'ta.� � �:�. : l'�%l �'�..�� _`-- � . �;z�b�`� �-ct
,.
� ��-.=�.-7� -- �-�.�__���`� '
If you have any questions, please contact: ,,.�:�� _ � :.c��:
�'----�Applicant's signa ure
St. Paul Zoning Office
1100 City Hall Annex i? '
25 West Fourth Street - •�'•��� ��'
Saint Paul , Minnesota 55102 te City agent
(298-4154) .
.J- - \ 9/82
C��/�' Gi_,-z.c, a ,'�/'.r���rc•-�t.... (j�, Z <�—�..�ls-c/.�s�_, t
J )
� ,
,
._� ` f
.t.�s-�F/ ��w�:�( `, �`��"-�l3�--y'tt /! `' / d
!�'�`�'�''�'3"�L-G/UG-t��„t�.;( C_X�C.-�is�/L vG.CL�C.// .� a � `� � �'/�,� 1���-G% '..i�.✓�� .i•:.�n��'��C
- Y.�--ti
7
� � ����
Fu�r;�.uar�� to the T-�arc:h 27 , 19z�, City of Sai��; Pau1.,
��;021"C O� i�Ci!1?Tl'bT /`��pt��S �t8.�0 f i� t!C2'l � tV@ �l�Z'eb�, r_'z �T1 'c1,J;��a.!�
d?.ted A�r�.� 1 J, 1 98�.
T�!is �raria�ce w4s z irs� brou�;pt to tiie Sa�atr,tv�s v �ea Di�
.. „— .
trict Counc�i, Marcn. 12 , 1984, Gloria D�i Chur���, �:nich ��,�
at-tended along wi.th o�ar neigh�,ors , t�2rs. A. G, l�;•�zel?erleile
and I�"rs. Eleanor Eich-ten. Tne ti ax�iance was deraied.
Lve, then attended the Public Hearing of t:�e }3oard o�' Zoning L �
Appea?s on Tuesday, P�arc'_n 13, 1984. The decisian re?�.dQred b�r
the Sou�htivest Area District �our.cil �ras ap�areritly ir�!m,ateria�.
l�'e appsal on the fol�ovring premises:
'; . �+�le believe an err�r lias been made in �'indin� ;#Z .
The su�ject proper-�y can be devel�ped in a ma:r:ner consistant
G�ith neighbar?ng parcels by el?minating the third garage.
T�r� c�.r garages are consistant throughout LoVre� Saint Dennis,
�vith the exception of one hame s2,;t back at least 'f20 feet,
on almos� tr.ree acreas af property,
ThQ subject parcei widt'_n had been reduced 7 ieet �raor- �o
az�ci in l;x�o�r�ledge of obtairiing� said property.
2. Finding �4 states that the variance can be gra.nt�c� ��ri-�n_
�utdetriraen-t to the neighbors' supply of light an�. air or .dir��n—
ishing estabiished Fz'op2?''�y values with?n the surro�,;ncl?no ar�as. -
��Je feel t'r_e esthetic value and con-tinui�y �f t�is ne�ohbo-r�oa�
tivi11 be :interrup�:ed� The existing homs;� hase been d���gr�ed
and buil� to ennar�ce and fi� the prapert��s. -
Tne Zoning Code Citation: Section 61 . 101 , Sch�du�e of
,
Re�ulations, requires trat single family resider3tial structures
be set �back ten fe�t from sidQ lot lines.
Pet.itzon ta fo?lo�rr, � +
, . G�� ��7a�
htI;i;►TES OF THE ��EETIiyG OF 7HE 20ARD C; Zti`di'�� APr�tALS ��; "
CITY COUi�CIL CiiA�+G�RS, Si". P,-`�JL, i��I:��!';�SOTA, F1;�P,C� t3, 1�3�
PF;ESE`��T: ��ine. S�rnmers; i�-i�ssrs. Grais , Kirk, �sborn, Pai.eY'SOt't
and �,!oocis of tk�e �3oard of Zoring Ao,�eals; :-�r. Segal ,
City Attorney; i•�1s. Bese;��Gn, t!r. Naider and �;r, i;cGu-i-re of tn�
Plannis�y �ivision Staff. " .._
A3SF�!_: G1 adys i�orton
7h� mee�ing was cnairecl uy 5a�� Grais, !!ice-C%�air�an.
";R. & �•i�S. !�IILLIA"�i REILING (f`9535) : Requ�st for variance to canstruct
an attacP�ec garage on pro,�erty oca�reJ on the sacrth si�'e �f Lo�;rer
St. �err.is, east of Sirchman Lane.
Tne ap�licart !,�as present. T�ere �.�as oppositior, preser� at t�e ��earin�.
t•:r. �lai�er sho:•;ec+. sl i des o� the s i te un a revi e�:;ed the s�a�f re�ar t 4�!i��i a
recc�:�?r��i�ilatior, i or ap;�roval . "rio corre�;�onaenCa :�:as received �� the r!tatt�r.
!•iillia:�! pe�iling, 1835 Ha�7�shire, sta�.eu tliat ihe ho,mE ;�ras d2s3�ned to E�len�
irtc� t�e nei�h�orr�oe�. Ne explainpd t��at they ��;or�ced t�,itn Ci �� staff an�
revi sec tt�ei r prcposal by mov i ng tl�e 1 ocat i en of the ilcuse an�-: cilan,i ng t;te
dirr:er,sion o�� the 4�ouse �ro:� h4 f�e� ta �0 feet. T��a, a1sc� ctE3n�e;f �ha ,•:est
side yar.�i setback to 10 fezi:. The �ro;�oseci setbac.:s are COi2S3S�F_'�i� +:ait�
the area.
i�+iche'?e l.�chti�� rP�resen±inc the S�_iyh!�ar�st Are�. �istricf�O[.It1C? � ,
submi��ed a letter and testified in o�position. S��° statec t�at �t�e
applicants could constr�sct a house �;rit�out a variarce tnat t��aul:i �e
ce��atible ��ith the neighbornoed. T��P district feels tt��� the Iocatian of
the propose:l garage i s j ust to cl ose to t�e ad;;acent nzi�%��ar.
Tom 8arns,. 211Z La:�e•r St. Dernis, sno::e in o�p�sitio^. He stated tt���t
there is a lot of spac� b�tt�;ecn the fian��s in t�ast area c� HzgnTand °��� -
� arJ ti;e pro�osed structure �,�oul� bc �oc �e�se �for ti?e size of the loF i� -
c;�estior. iie presen±ed a letter ir o�pasitior� rrc�r f".ary and �-1'lr_I,ae� Naus,
2J'�� Lo�:ler St. Denn i s poad.
;�2�i'(i !•i1d���Y'� Z�U� Loti�i�l" St. �°I1n15 , S�dt�C� t[lc�� ttla a,.^.��7Cdi2�S 4•lere c1.•'?t"?
of th� siz� of the lot :�rhen tt�ey ���rc,�ased the ;�rop?rty. TF}er� c!oulc� �? no
proble� if tt�ey cr�ns�ructeci a 2-car rara�e. �ir. :-;aiu�:� rea� tF�e �tetter
int� t,1e reco•rd. ✓ �
6�;r. Reiling reocr•ted that 't;�e ho�.s� ii,�K�ediately to tl�e :•.�st �as onis a �`
fror.t �ar�i setback. The 1 an�scapi n; tP�ey pre�ose ari 1 i :.e � 1�t m�re
beavtifi�l tfian v�hat is tf��re pres2rtl;�. Ne stG�:ed tnat a 2-car c�ara�e susfi
:,roul� not �aork i�eca�.�se of t;�e dim`n;ior�s of t%�e nous� an� alsc �ecaE�s� t���
space i s n�edec;.
i!earir:, no fu��t�er testir�ony, f-:•r. �r�is close� .ti�e ���Tic �1G�'i.!"ZCI�. �:�r�t�ort
��� ��
i'r. � `�Srs .li 1 ? i a�� ;���i 1 i ng (;��535) �ay� 2
i%ir. Ki r� move�i a;�proval based or Fi nc i n�;s 1 t�?re�:�n 5 of �r�e staf� re�ort. _
t�ts. Su;.r�r�ers seconded the motion, ���hic,� passe� oi� a ru31 caT1 vote of
o to 0. �
Submittec! by: ��� � Approv��' ��
�y - � �� � ,.�/j � °
. ` � S/t��l�� �I � �� ��r�•-.i� c%'<!/ `.'�? /!/ �_ -!/ / � '
�`-�� L: .�;;�_-��-�.�.%��•�-' �
Fred S. Hai�e� aladvs ;�i�r�o►�, C�air�an
,
�
. �� ��
QOARD OF ZONING APP�ALS STAFF REPQRT
FILE � 9535
l . APPLICANT: P�R. & P�1RS. WILLIAM S. REILIiIG UATE OF HEARING: 3/13/8�
2. CLASSIFICATION: Variance
3. LOCATION: Vacant lot on south side of Lo+�rer St. Dennis, east of Birchman Lane
4. LEGAL DESCRIPTI0�1: Lot 77, except the easterly 7' thereof, Lan�' s Edgecumbe Hills
5. PRESENT ZONING: R-1 ZO�;IVG CODE REFEREfdCE: Section 61 .101
6. STA�F INVESTIGATION & REPORT: DATE 3/2/84 BY Fred S. Haider
����__�_���_���������������������____��������___��_��_��������.���___�����_�_���_���_�3���
A. PURPOSE: To consider a variance of code provisions that require 10' side yards to`
construct a single-family house in the R-1 zone. Applicant proposes a 4' east side
yard for an attached garage structure.
B. AREA & FRONTAGE: Irregular shape parcel with 93' frontage on Lower St. Dennis by
' along the interior lot line f or 20,646 square feet of lot area.
C. SITE & AREA CO�JDITIO^!S: The site is a vacant lot that include a steep slope in the
rear of the parr_el , Rambler style housing exists on both sides of Loti•Jer St. Dennis.
D. ZONING CODE CITATION: Section 51 .101 , Schedule of Regulations, requires that
sing e fami y residential structures be set back ten feet fram side lot lines
in the R-1 zone..
E. FINDINGS:
1 . The subject property cannot be developed in a manner consistent with neighboring
parcels without a side yard variance because the parcel width has been reduced
7' before the landowner acquired the lot.
2. Without variance the applicant �dould incur exceptional practical difficulty ana
undue hardship as distinguished from mere inconvenience by reasan of the shape
�nd topogra�hy of th2 par�el . The app;icant h�� r;adified the f?oor pian ��
provide the required west side yard as we11 as the approximate required east
side yard except for an attached garage. Further reduction of room sfzes would
greatly impair the viability of the executive rambler style of this structure.
3. The proposed variance is in keeping with the spirit and intent of the Zoning
Code and Comprehensive Plan for St. Paul .
The St. Paul Housing Plan states: "New development should be planned and
designed to enhance and compliment existing character. New development should
not simply add to, but should improve and strengthen what exists." The style
and massing of the proposed structure blends with the other residences in the
area and will sustain and compliment the existing neighborhaod character.
The District 15 Plan contends that:
- There is a lack of continuity in character between the newer and older
housing stock in some areas. �
- There appears to be a real competition from the suburbs pulling many residents
away from the community.
While the a.pplicant could construct a residence ather than a rambler style
without variance, such construction arould detract from the continuity o� the
neighborhood. The applicant has a strong desire to cons'truct this house in
Highland Park but due to a shortage of lots w�ith 100' frontage would be f orced
to build outs�de of St. Paul if the variance were �enied.
4. The variance can be granted without detriment to the neighbors' supply of IigF�t
and air or diminishing established property values arithin the surrounding area.
. _ _ _ ._ _ _ �
- __ .... .._.....�_�...:.__. .._. .__.� ...>, ,.,.,__ ....,,. _.s, _.-.- -
. , ..-�.�:r;,,.�.
. ' �c ��e�J
r�';l. 3� MRS. WILLIAf�I S. P,EILIPIG (�9535) Page 2
E. FINDINGS CONT'D.
The proposed side yards are adequate to allow construction and maintenance of
the structure from its own lot and the proposed 4Q' to 50' of space between the
applicant's structure and easterly neighbor's structure assures the neighUoring
property sufficient open space for light, air and fire safe�y of both propertie�.
5. A single family house is a principal perrr�itted use in the R-i rone. Granting
the variance would not alter or change the zoning district cizssir�cation of the
property. ,
6. The request for variance is based primarily upon a desire to enjoy full use of
the subject property and not merely for economic gain.
F. STAFF RECOP4MENDATION: Based on findings 1 through 6, staff recorrenends the
requst for variance as amended be approved. -
.
t .
. , _ .. ,---__ _ __ _ ,.,___ ,. ._. _�, ._ - - - - _ -
_._. �._.� _. _._�� _ �.__�,�:_.__.��. �.�,..��-�,A__._. s�
.,-- . �F �S�-7a�J
� � city of sair�t �aul �
board of zo�ing appeal� r�solution
zoning �ile �umber 9535 '
date March 27, 1984
4�1NEREAS, ��r. c�� �"rs. btilliam S. Zeilir.�� nas applied for� � v�.riance fror� tf;e
strict ap;�lication of the provisin;�; or Section o1 .1Qi o� �f,e St. PauT
Lec�islative Code ��ertaining to mirir��un s�ide yards rzqui�,-a for single-
family resid�nces in the R-1 zonin� district; and
!JHEREAS, ti�� Saint Paul 8oar�i cf �onirg f;ppeals conciucte;: u �;:n1ic hearing
�iarch 13, 1 c8 r, purs�:ant to sai d a�peal i n accordance �;i t:� ttle requirements
of Section 64.2U4 of the Legislativ� Code; and
t�!NEREAS, the Sairt Paul 8oard of Zoning Appeals based upon evidence
presented at the pu5lic hearing, as substantially reflecte� in the minutes,
made the follot�aing findings of fact:
1 . The subject property cannot be developed in a manner consistent with ~
neighboring parcels without a side ya�d variance because the parcel
width has been reduced 7' before the landowner acq�ired the lot.
2. t,lithout variance the applicant G,�ould incur exceptional practical
difficulty and undue hardship as distinguisned from mere ir�conver►ience
by reason of the shape and topograpny of the parcel . The applicant has
modified tP�e floor plan to provide the required ��!est side yard as viell
as the approximate req�ired east side ya•rd except for an attacr�ed
garage. Further reduction of room sizes �;ould greatly impair the
viability of the executive rambler style ot' this structure.
3. The proposed variance is in keeping G-titn the spirit and intent of the
Zoning Code and Compr?rensive Plan for St. Pau1 .
The St. Paul Housing Plan states: "PJe�v develop^�ent should be planned
and designed to enhance and compliment existing character. Cdew
development shoulcl not sirrply add to, but shoulci ir�prove and strengtr�en
wi�at exists." The style and massing of the proposed structure blends
with the other residences in the area and will sustain and compliment
the existing neighborhood character.
'�he South��rest Area P 1 an con cends that:
- There is a lack of continuity in character betcreen the nev!er and
older housing stock in some areas.
- There appears to be a real competition from the suburbs pulling many
residents a��ay from the community.
lJhile the applicants could construct a residence other than a rambler
style 4vitnout variance, such construction vrQUld detract from the
� continuity of the nei�hborhood. The applicants have a strong desire to
construct this house in I-fighland Park, the community arhere they
presently reside, but due to a shortage of lots Hrith 1Q0` f rontage
would be forced to build outside of St. Paul if the variance L�rere
denied.
.
moved by MS. Summers
seconded by Mr. Peterson _
i n favor �
.
against �
SEE REVERSE SIDE FOR: TIME LIMIT/APPEAL/CERTIFICATION
Mailed March 28, 1984
.._. -_. _._..__._ . . . ,..___..__..__ _.x�...._.�_ _.�..Y -,...._,..,..<x.T....
.�._._�..,..,..R R�.,...�.... _._.,.�_._.�„p,,.���s
. . - . . _ _ . �
_ �- �y`7°-�
hir. & ;�:rs . ,�lilliam S. P,eilin� (;�9535)
4. The variance can be gran�ed without detrime;�t to the neighbors ' su�ply
of light and air or diniinisning established pro��r��y values within the
surrounding area.
The �roposed s�ide yards are adeyuate to allc�;r ct�?r.s}ruction and
mairtenance of the structure from its own lot anci ���e �roposed 40' to
50' or space between the applicants ' structure a�tu �asterly neighbor's
reside�tial structur2 assures the neighboring pro;;�_r�y sufficient apen .
space for light, air and fire safety.
5. A single famiy house is a principal permitted use in the R-1 zone.
Granting the variance �vould not alter or change the zon�ng district
classification of the property.
u. The request for variance is based primarily upon a desire to enjoy fuli
use of the subject property and not merely for economic gain. --
NOk�, THEREFORE, BE IT RESOLVED, by the Saint Paul Board of Zoning Appeals
that tP�e provisions of Section 61 .101 be hereby �raived to a71ow
construction of a single-family residence with a 4' east side yard upon Lot
77, except the easterly 7' thereof with all construction to be completed in
accordance with the application for variance and the site plan on file with
the St. Paul Planning Division.
TIME LIMIT: No order of the Board of Zoning Appeals permitting the erection
or alteration of a building or off-street parking facility sha11
be valid for a period longer than one year, unless a building
permit for such erection or alteration is obtained within such .
period and such erection or alteration is proceeding pursuant
to the terms of such permit. The Board of Zoning Appeals or the �
City Council may grant an extension not to exceed one year. In
granting such extension, the Board of Zoning Appeals may decide
to hold a public hearing.
APPEAL: Decisions of the Board of Zoning Appeals are final subject to
appeal to the City Council within 30 days by arryone affected by
the decision.
CERTIFICATION: I, the undersigned Secretary to the Board of Zoning Appeals for
the City of Saint Paul , Minnesota, do hereby.certify that I have
compared the foregoing copy with the original record in ir�y
office; and find the same to be a true and correct copy of said
original and of the whole thereof, as based on approved minutes
of the Saint Paul Board of Zoning Appeals meeting held on
t�arch 13, 1984 , and on record in the Saint Paul Planning
Division ffice, 25 W. Fourth Street, Saint Paul , Minnesota.
Mary Dieveney Beseman
Secretary to the Saint Paul
Board of Zonir,g Appeals
___ ._ _�......._a_____ _, _... _..�_._ . _
. ; � � e...._ . �
__..� ,_._,�.._�_ _.r T. ._ ..�.,.__..�, ._ _—,d.....r,_.._..
..,,�
. - ' v�
. - . � • ;,� . .. ,..
w�
; , � � r
� � �� '
. �- � , ;_ . � �.�. . � �--_ � ; ,� .�, �o-�
. . . lw .J� � ��
`r.J ,
. • ZONING 80A�D �.° : :
�".; -, � �,,� ,. �
APPLICATION FOR ZONING ORDINANC��:.V�t�NCE� �=�, �-�
��-`iv �
CITY OF SAINT PAUL Jf S �. ,�� :;
c^�/ � 1`4" 4
1 /� v t
A VARIANCE OF ZON�NG CODE CN�PTERi:-�/ ,SECTION!�f� '� PARAGRAPFf � y
1S REQUESTED I�J CONFORti11TY`NITH THE POWERS VESTcD IN rNc dQARD OF ZONING AP— . ,,,,..
�'_
i
PEALSTO PERMITTHE�!j_',v',`!y:,-��� �' �, -J�- - - � F �JjON PROPE�F�Y +��..
� {��� r�
DESCRIBED BELOW. C�r1 7/ct� , n —�'i� �<r��
:r,
1� ��
A. Appiicant; NAME: �'`jl" 2� �-jrs. !�1i 11 i ar� S. R�?1 i na V `�= _
- =�
ADDRESS 1�35 Na,ai;�sh�ir� t?��nn�►:-� .,'�:'
��r.
, � DAYTIME TELEPHONE NO. ?��—�Y�� ZIP CODE ���I�,��i,
1. Property interest of appiicant: (owner,contract purchaser,etc.?
O�vner
2. Name of owner (if different)
B. Property Description: ADDRESS
Lane's Edgecu�be
1. Legal d.:scription: LOT����RLOCK _ AD�._ {-�i�1�__
t�;e eas+erly 7 feet th?r�of. �
2. Lot size: 93� X �2��
��
3. Present Use F��j;�! {_.pt Present Zoning Dist. Cj»T�P F?,�i 1�
C. Reasons for Request:
1. Proposed use
,
S�nnle Family �esidence
. , � .
2. What physical characteristics of the property prevant its being used for any of the permitted uses
` , in your zone? (topography,soii conditions,size and shape-;of lot,stc_)
��<<__ t�:;� a;id�h o� 10� --� Sk-��, o-f' 1�,-t- c.,�'
rea.n .
3. State the specific variation requested,giving disiances where appropriate. ���{-
�
;�� ���a�r::�' :=:;i� �lan. 5 fc�ot si�� �ard s�t Qa�ka���
(�� is r��.:��xes���, �i��:.�a� �� �� �oo� si�?���aru �e` �ac�c�. ,'�►!
--4 _. -
4. Explain how your case conforryS to each of the following: (; � . �.. �I
(v� S.d� C.1 Ond �-''{'{�G�e�L't�w� (1��'St' �'�'f�^�+ t 5 �P�2b teo
1-��� ��thatthe s ictagpli_c� on of the provisions of t e Zoning Or�fiance would resuit i ecuFiar
�Yi� or��epti na pr�a tica�difficulties,or exceptional undue hardships. ? ; �
Y�}.
mY f ���
r�a�;: �
���,����,�,`; ;� �-.�'�� '' t ti a� .
� iao� ?.i
CASHIERS USE ONLY ��_.
b. That the granting of a variance will ,-M ;� „ ��, �,}j
F_. .. - ..;.+ �
not be a substantial detriment to }�� :_ :' "`� - = t�_
public good or a substantial impair `:_ .ii,F';i
ment of the intent and purposeof ,_ __;,I?!` __!
�� the Zoning Ordinance. :, —-_- r,�;e(;�:
`-Q � ;;;'±`,�e� �'c"! ;-f.?+t:��'T ' •�r"t9i=: - - _ .
4 _ _ " _ _
' > ,t + •./ Gi'�
/ ���"��
. �. � � ,:
NOTE: THIS WIL NOT BE PROC�S3EQ WITHOUT A COMP�ETE SfTE PLAN�}/�;
� �v� ;�, �f✓f!✓� � � � �
Signature t�%� .%
i; �
` /
�ate Received
� � � ���7°� ,
; ) I�� , �,i ,�
� , ,, -
� I �;�'
��� � ''�� I��I I� � . _ -� _ —
i :I ; � � :� �L; �?s
�I� I ��.I;, � . . . � � . . . - ._ - i �
��,� �� _ . . _�
` 1''' s- ' R� �°
► � __ ��- .
i�` � � � �� �'; ����� ��
� .,-�.__
�i I. �� {' a,�...���� . ;{� �
� ��y��
APPLICATION FOR ZONING VARIA�dCE
ul. S. Reiling - Lot 77, Lane' s Edgecumbe Hills
4-a. The designed home cannot be built on the subject 1ot ulith 10 foot -
side yard set backs.
A redesigned home would use most of the lot and allo�r for little
rear yard. Also, tt�e home ��aould interfere with the neiqhbor`s
rear yard views.
4-b. The home has been designed to blend into the neighborhood and enhance- T
the neiahborhood.
The setting of the home has been designed and positioned on the 1ot to
create minimum interference with the neighbors' sight lines.
The elevations have been developed to conform to existing slopes as
much as possible.
The original plan and twe alternate plans (P. and B) are �ttached.
Request is made to approve Plan A.
This plan has a 70 foot set back from the street paving. Neasurement
was made with the other homes in the block.
�ee���e��
The averaae therefore is 70 feet and that is incorporated into P�an A
and Plan B. 7he original plan had a 60 foot set back f rom the street
paving.
Plan A positions the home north and south and allo4,�s for a 6 foot side
yard on the west side. The lot is one foot wider at that point than
at the front (north) side. The east side has a 5 foot set back at the :
garage and an 11 fuot se�� back at the hcuse. ,
SUMMARY
T�erefore: .
The variance is requested because the lot is only 93 feet wide versus �
the normal lot o�F 100 feet or more in taidth. The lot also has a severe -
drop so only the "shelf" is buildable. �
Hence the dif-�iculty of buildinq a large home on the site if the 10 foot
side yard set backS are required would "fill up" the buildable area `
leaving no rear yard and obstructing th� neighbor's rear view. '
a
The granting of the variance does na harm to the community as it allows =
an architect��ra.11y attractiv2 home to be built. It is better for the hames �
on the east and west side because it matches their alignr�ent and preserves
their views. This residence u�ill blend into the area. It will enhance the
neighborhood and the elevations conform to existing slopes. ='.
�.
---------------�--------_
' ���°'� �a j ;I � � ve�. t^a q -.:, "1
�t r�t�. �:i w � �t ��-sd� �ry A . +����lr i� �.�
6 � 3
-------- �r z
____. �
ti
5
�
�
--- �
.:il�.�r�. ��'i� "'1 .� i'�sr. s-=+� s, �?� �"' �
� � T _�.��-�
:>- .,,�� i� tt �i�s�� � � ��i:�.� �
� a
.
I
�� -; _._ . .�,
_ <,,..�..,--_._ �� � �,.�..� ,�...__�___ _ _r.. ___ _.._.. ,_ .
.,_ . ;.
- .
,, --..
_.� . -; - _,
,,� •.
- � _ __ . A
�Y : _ . ,. _- ��t:� : ,i : ' � . -: _ .
f ' ' _ ' , . .. .:3 i �- _,.�-Q';��(�` r -_ o . . ' i � ' . .
, ��
' . . . � . .. . .1 �. � ' .
_ ' . - - . _. r `•�� . . '_!'_ � � .
-. . • ' � ' ti � � �� . �"-�t�— � � �
� - ' , • ' � ••P '�! y. ' � �.'�'. f
' • - ' _ . �,. - � tt� .e 1 1. � ��.;_�.:���qQ� �}� ♦ . .
. - , _ _ . .l _ ����� '1 1' �',: " .. �y'--.I.1Eli�: - • ? � . - ' `
t - ' �S ��Iy
j �, I
' � S fi �y� �� . . �� r
2s _ _:_" � 1q � ' ... . '—__ . . I�$ ��ri
!v� . � � c ~t , �'�' �'b .
'�2 1
rE ,iS - � - a�y
A��� 1 t .;� 1 �
'e n
� �� E - .. . .,. - �4 _ � ' �� . � .� / _..._� � .
j � � � T:_ : � ♦ \� .
� ��__ t .. : t.. �I 1 _
_ . , _ - -. � � --— �� � d __
� i �-11�1 I ,I A. ,. .. . j.— L�fl � -{�� .
�
i '
��, . _ � �
, _ -
, . � ; ��; �i , ,.;
i�"�� _ �� ,�; . + ; i �_
, � :
�:---� i; � �
� , �i� a :
_ ;� i — t –i� � ; � ..
��. �.L { . . � _ ' s
� !i •r. Q
. _- � ' �
t ,
� � . - � - • �
�;� I � _—_ 1 _. , . _ .. �
�� � � � � i ,; � _- .
- I! ' \a g ' • , �, I f 1��!' '� � __. �
+L-- h , � �' -
�j, i--�— � � � � � rn —-- ._ , _ ...
-Y--^� . +• �`�\r_ - � - ^ � � ; �
� �i �� -��i \ � . . � � . p � - . �
� � '� , 4^ S s � � . � � � "
4A � Z ^ �� � j . ' ���
R � . .. . '� ' �� • .. @�
�� i y . � -.
� � -�
,�'LI � __ � � ��N � � �� .� , � . . _.�; ' ' , c Y . . ..
'i� � ' R �� �.� � � ' : . ' _ ,`.. �- _,. �`- . {
a
Ip �'--—-- lj * i - � ( � . ..
��- �: �� .� . --� . ,�
�; _ -_ __ : ; , � ;.. � ; �� z�: - ..
�1 � I� ( I (�`I' . _ , ? .' . _ ' �� � ' . .. .
�' 1 7 ' . � �'. ' _ . .. ' � � ..•�� ' ' � 1 . .
� — l; . . . r -
�!——— j--=—=��r. � i;; ._�� - w . <� �. , .
.. �� ——— ��� --`�`— - �I,' � ,° _- . � :. - ; ,.
- �.� i� C 1 6+��. ` , •)
.L T . � . . O . � . 7�� . ,. y . , �. A � •. � .. . j .
o r I_ - , . . � Q ! _, .
-- - '� � ` -_ ,� . . . � . _
I�� ; -t i1 �--, � ' f' � , . _..
� .+� � r° . .' ��� • .
�, i• '..— . . ; � - -
i. � . �� . . .� , ��. . . ,
� ��. � ;� .. : ��-. 0 ,:� �� � . .:.� � � .�� .� . ��f��' � . �� . . -. . •-.. -
�� __ I� �-��� � � I 1 "
-- --� � ,4�� � , -� .��?_ � .
__ :�{ ��I z �` �� - �s ' _ . .�
1� �i I ��.,j Z � k �ti. . �� � .
r– '� � I S '' �I E �.` _
.. � ��� � r � � ._ . . . , � � ___ . ' .� .
. � w • , �I s�' ', . . � -t�o �:�r �Y �~ "j' � �' .... . � . ..
' ', i � k j
� ,�` t � . �� � a � , . .
�. � a - � ,, �,'�\' �: Q: � : - :- .
_ � / ;' :�� � ���;..�.�. � �:l, _� � .
.,
.-
_ .
, �f � � � ,.. ; � i� �.�� ,t:. . .
,. :, ; `.
,., •. ; • , ,
� . -� - i ! _ u -ti• � - i
. ` �:o i •;�s i '� \�. � ' . .
' � . C• '~� .�, y t ... i �// . . \ _ .. �.. ' . . .
. � � . ��' �A y � ' _ � _ ' ' ' . ' . ,
� p " `Yl' � I _ � � � ��/ . � . \ � . . �
�-O��/� � .s,1..; i- �1 - ,�_�� � ". .
�..9:.n r, . � . . . .
� -- .._. _. ... . ............
. .
-'�- ._wrr..��:.�. -� .�.........__.. . ._�.... __.......... ........ . ...... .. _. . ._. . .. ..
' .�.� • ''c0::=
�Y..;a_ .�_.�..n.. .._.�......._'__ ... . _ .. .
.. . . . ._ . ry-.�°S`4 j ' .. ` . . '__��_
�
.. � .. . _ . ... . ..... . � . . . �
�
. _ . . ; �r•O 6�t
—�--1♦
�.v-O f ,� � >
-�--�
4 . _ . . .__ . . . . . . . . � .
. . . _ L� I �L•_J . �e_--. �"= i
.
'� ---��
.- ' . ..;`. , • �.
.. .. � . - . . . . - ! � i
_ � �.. . i I �' : � - .
� .' _� !� ... . I � - � � . i
�'�f� � I S � , , . � � ' �
oa_. !� I� t------f
-�<Q j � , ���-- - ._ _� �_ _
--,
� � � --_- — , --..�_,,
� ; i l i—`— ' � — , �
,� � 7 � . S�' - _ _ �. I � ' � ;
J � 1 �,� 'vai Z.� ^Q� . i°n7'' � . a° • I, . ' ,
; �S.� ,�,. .�. i
.. � � a_ . - , .
_ � � � , � ' _ ' ` . �v� �` ' . . I
��, �
� � , _ I �" �o -
,� �� . r�.: , � . 1
j� ! y - - �� 5�:� wa� � ; �- :
� i�+ �r _ . 1 �` F f� I ',-=r i ;
IC � " _ �C, C_r- , + ?� I ,
o _ _ ���, �-� I
_.. . � ' , _ . °K �' � �—� . �L�j; I }—� t �
. " . , . � � �� � . � . I'` � I
� _ "'.. �m _ � � .
. _ 1 -- - �4� ��� � `'`--�
. •.
i _ . _ , !
- - .
' " ` .
t � �
; _. �,. � :
, i . � � . � ;
, � � � � � , i
� � : i� �I ' - :� tE, IX, x�.. � � �
�
_'.�, t__ s � t „ � � --t-.,� ��� � �i � ,
' . ; �� f � �
.. �_ � N sl t� III: I,*
J : i __�� ' �IF � �� `�� ?j j - IC
! � . � ; � �- -� „� � • �� Iil�
. i � � • —��r .
- � � 1 - ��=�4 i . 1 �I �'.J� r
. . . _ Q O� � p'� _ � k�I_S� � C,� e � f 1 .% /� i
/i �
�.._... _-��' . . . 4++ I . �-- � �r ~__� �._= —�%/�� � R
.. ; �„- .-`f l_ '�. '- ;:. '�-� ( ' . .....: �-.- . . � �,Cf �� `
1 ��e �- � .�-o ! �o-v � Cq+� � � � LYS�' \ I F�
,. � . � �~.� I�-', _..� - � . . r� 1 S:a \� C�
. � � c � �`-� r-��--1 f€� � � �Y � ��� x�:��� ��
- a � � - � �� I �: . '�F L-r ��� ;:� ��! I � T;:
�. � y� N o_ p ' •- �. � � ?�---'•�,
� p ���� �,. � �
i p `v �I 0 C av 2 $2p `! ' b�'� -;: "r �': ! �°�:
- � . qPp . CT - n �� � I 6�4 i` - - �Ii, i
' - ' � � I ,ca - � � � l� '-� f n I
. — . i p .. -'II� FT s i S' ��� !�, ,;���_—_'-i
I � 7 J � !S;tr IT C 17�� �ir�' �
a �� /
� . � ... . `O ,pl •I ! _� ��C vl /y%jII .
\J —""1 !
��� -1 (- ' ' �)� ' — - __" ——. '�� ' i
° �¢y A��1 � . 3 �� � ' ' � -'� � ' �. ' ; , �� � i.�-
��r � � i �i � '�) • � �' I
N � �S, _ . _ � � � � - � ,� IS ';:�, ;�N�
o . [ � . Iy . p{.-y�, , �( ,
' `._ . ' �4�! . . S ' Y. � � �� p e �� ,� �c` ; \� �.� I` �
� �r-- — �' --�-- � I � �-- ---�- ,;a 4 II� J � i
'�L
� � :� —{�— 7 1f I I \r S }
—�' �-i--r �—�— —� ' I ° I �ru+����� ' i ��' 4 1� O �
—�-� ' � �——^——T — : - �_ t1, '' C,c/1 � � s� ro� -'_ ,- � _ I � . �� \\ � I
'--� l +��5� � j�; Y �o 's' ,`t;..�. i � fiy � , �
-+- — a�` ��r �;_ ti�'�l - �-, �: F� ':�t .� >"?'�� ,;� 1 t:
� ;�° € ^ = - . �. �� ��� -��� � 0 ' � . ,.� 4 �.. � ''•`3, � ; � �; °, �� � I
/ �y . : �( � ,, � -��;
0 ,l � Ec+ rt. ��� � - LJ3�� -�;' Y� C�,� � I�.� ��.�_, f,��' �- ly—�� I�-
`� 6+. { tr �� (� R' � e _ -.`£c` �..1: � js
�F . - 1� i€ lv ��.i �i j I i i .� �c';;" I I �„ `. � I � j �
�l- i '� •:'t y �,:; I� i J I 1
� �`� I �'t .:r:-a-:s-�� I� �, �
� � .� :.'u y � �� .—�a—, o -+� ^ u J __� � �� i �� 'r u.•�.,. ` I ;~I � lc � i
�,, =� � .--�: —— - -- �L' �"�' � - -i �' �` - - --1 'x ,' i �..
,�---- ! —— -� - - �-�+ _ ��. �-�.,�u s� .�.�. — - —_-� I �
. • _' I G-O ... � ' ' � =i _"_�', .
I
. . . t� . . �6-o Z L S'`� 7"� ' _ " Iv-� 1 jc c:..._�
. ---��;�=�-c�_
. . ,�. . � � .jS- � �'-�.W�;.�-
' _ 14.
—1
. � . _ � . � , ' �' � . . � . � ' �
� ;
(rv������(/ .. .. . � � � . . . '
��� n�:::.::sC�..._.._....._ .. ..:....:...__.:_..._.� .� . ;. .. . �. . . . . , . . . -
..__°.__ ___.�.._ - -."- ----- -- --'- _ . .. . .. ... _
?��s ^ �. �-::�
t
. �".,�y� f . . , _ � . .. .
� �
. . .. . .� � . . .
._� d;'�.�.-J� 1i ..y- i��- � . � . . ' � .
: ,• � .�, 1 :. .. . , . .
. . .`�� . � ' �.z, E��.. � 4'� ' - ' . . . .. .. . . �, . � � .
a, j . .
' � �_ �{� ,
�t`• - t
. . . _ .. ._ + _ �.�yyt�.,� � � � . . /i. i . . �:. � .. � ..
- , . � . . . . _ ^^T+��-' . ' - , . , . . ' ' • ,
� S �
- � . . . �y�y r � . ' � . .. . ' -
74-� -
�"�r, • , • , . �
� z;,� ,. ..,; sn-�
.�„ � ,
..: -
�� 4�� _ . . ._ �; ' . . . 4� y _ , ' ' , . . / . . �� . .
__ � ' 14-3 � Zb- �Z-+�.. �Y
— � 2•v+x • '-— 1•� � �r-�-G _ .6- -o ' �� .
-— � _ � fi .. � �:� �. � .
� o , � - . . _ ._ ; . .
o ' �G"�� , � � ! , '�. �
� � �'�— �— s�ru, "'': ,':•uru : i"
•S�niL. . �� s o1r.�aor
� .. , , 1 � _' \ j Q ,�/ ' '.
IK u'qmen � . �' ^ ; -7-� i � 1J' ' � �,Yx . � � � � . � � � // �y . � �
-- � � ;� �� �� ; ��� ., �� � � , � -� �,;� � � � � � ,
— ' � � ' � - � � , � aQ �pq- F� • - �` �'" - � ,� � '
J � -€� { 4� � . � �� . .l � $� R . .4 ��' F�� .,u s i
y ��� � � � � y R� �� 'f'����. �c'�, _ � f-- �• � �
� ' � S�,D, ` I �'- � i� at �� y� ( Q��Gt � .. Y � c o ; �_ ��t � ' � iA �
o � -� 1�'- l r �� • d' 0 S i
g.1 i, g ��� � ...� � �� ..:-�� � � � $s�; ,
� .p , g�� t I(1� t .-�«--� 4° 3-c. O ' s i . s . q ��_ i
L `�' �
� ��� � � �� . ' � � � P � � � � �. - - - $ rc � \ �, 3� �
---� � � � i i F -� o ; :Zx�_-,.�.,� -- - s , � ., {x �� i �
aj, � � �v a�.frc �`2� � r �C � 's�':� R / � G � � �-G ; �
' � � . C � 1� ' � �_..�wrn[�s---� w�a.rGa��= � _ _ �. 1� (
�-__ e
---�-� ' jo -- � + ' � Q . " ,. ��z°�'� � -_=- �. ��� i
j� c�-- ' `"__ 4�0 5-o a-G.' . .. 4- _ " � • - `\
t� � �---� fA � � - - �� _ ���° �!__� �_� � �� � �
I � ���
1 i 'YY � P"` - � F��p K s� �
� 4 -_-..ys.w�. 1 \ m __ i �� �
� V' � i , _' ► ��i . �� _
i � � i � . � .. i I �r � Iy��� iCl ;
—'-_ ..r �1 � � I � �i ' \\ C � . � � / � � '�� � �� { . ��i ;I _ �_ .
� -�y-.� . � 1 ; icu Ia ��, � � ° .. {
_ ; ..�r�aru.,,..-s ' --�� �� � � rsld� I�o- I V' y�- -'i`I/� � (� .� 4.i ' !�'� ;�. �
� � � 1 � } �� i � I �
�30 � .. � � - -► / � � ' w ( I� . 1�_�.�Y 3 I �. :.�v.r:� J �
�-�-� �� � i� , ��Z , o , r � � _. � ) i
, � . ' ` �
_ ; � o � � �I ' - _ J i �� p�,� , � �• � ;`� i
i -�- � �A �-� —� � c '` ��
��
: � , � Y :�r' . � � � g �3-, � ;
� ; ;;l J • �; � s _ -- � ,
� 1
N��
M
� ± i �,�.� ,{�.----�-� �IIIg � � � � �� ;
� � g I _ a w� ��� \ ... . / � a,� �Ir . � �� i
o ; � �-` `� . � � �� � -y � $�•i 1----{ � � :��e `� �{� -- �� -- � �� i�
� i: � � �, �: :O Q� -{uc,voNOl��--_- o �-!1----i-- --c . o '
+� � �� � G c : g P��---T- . �tlEltJ � � � I
1 � ���L ,� . � �I� I � T,� , � SB �
j _ �.ti� s.o '�-'.- 9•r� i�s � S� I � �-c.. .�, '1-� s-9 b-� � � i I
----;._ �a � __ . ;
: �\! �_ ' T :�I _ �F �� 3-9 �
r o y r4 �,•
� �-A , �''�°° �' �i t..,o.� - � I �
� G � � 1 �� , ,.�j ' k � g�,tl � I - .�.�,r�o I; _;� '.�� j �4 i �
``Z7• O � �
� ; � N N o � a x � j. �r•� ,'� �� a � � q'.a +
i � o � < <
� � � Z"� � 12-o � � � � . c . r, f i 1 r' r� i -
Ts � , � - - � � . I .f �'� � - �Ixc �(1!��ry � i a ,,� I�
Y 5 .� 6 2.cc - , �U�i r � �
�-� , 9 1 � ''- - — �- —� a $ w'..._' y � � t .�O'„1 I i
t F �� � f
� -' -� _._r- j I , :�:�av � F !
-___f,_-_'; ,�- . O ��'��, �
A��_ �4 � �O �\ �� � �' � �T . I
� -� � _ � ; -
. ., � �I�� �` r �r-- ---�-�—1--f Ir�" �
�, � ' ��.; , a � k M�"�we. . ��c ( . ={�i�;.l I i,; i',�r.�' 1
a� � 1 ri .A � Li" �13
�_� 1 's !_ ��r �� " $ � �r � s��� �. �� I �f��l i � `
� r� 1�
��0 ! 1 IG I �� � � � �i�Y� " - fi :.wx�� , � `ci� � �`� f�'s°. ii
� �,,(� r - av � � ;' I
�j � � � '.a I I� {, ��' � �� G\Sb''� + f __ �--- - -1�� ——J I� {.; -•' �
i C 'l � � .�] � �� 3 � � � C i
� I � � � � � ¢;,---,:�. ,� � �� , ��. � ;
� j � I� � �� fywo ;�I _� (c k / "�� . ��� . � �
` __ � c,.fwc I�' _� -- . — - --
- L — - , ==�
ti �L �
—�- , � � � ;
;� .s-`I � I __ o , 1 �t-- ,��-;.- � i
: - _ . �� � � , � � � �
. , - v F � IL-/a 'L-(� �' cJ'(� I ° ?� "" a-r��=----4.
' ' _ = I�1 i , ��ct-, �:
� Y I_I � .�� �z-ri:'.•".�`: _-tc--�-�
� � � Ik . r
. .� = I
c�. � - Y I 1n—'"� .
:� _ - � . .. �+.JS> fai.ww.Pin'�
_(': - ' •F . .
f
.%S.' '- , ' .
'K. . C.
�f f
� �
1 �
J f
����—�d ��
�_=' - _ . . . ♦ -
,
_
s�� . - ;:
..� __
,.�...:a.__....�.��� _...<.,_ _
- .:-.:.�-.-.:��.� � � _ . _ . _ _ . .
. T- .
.;. . . _ _ _ .
,,{,,�,,,,�„ ,,, :.; _• :. _�:_ ;�. .
- _,_..,` _ . . , � • , .. . ,
. . __---
,
. . r._- ---� - ----1
• .,�.. .
. , �o-..�
. . - ' - �.A�'...�` �� 3
. 'a` � i '
� • + • •: j . � , . . . � . �.f ,, �
1 - ' .a �. ' ��„ r'. :. N ,veua� .~`a' . : . . . . .���� ' -� �' ,
� � ' � ' N /' ' ' ��- . ' . � ;' � �t�'. .
".a. '°.7i v�,,�.•� `'N , . a+,,� r ,Y C .
i � --._rez_..._.Q . y L
...-. . � � _ �<� ..�_ : .,...-� � . _ . . a . . . . , .. - �`--7-e�
� }" _ i�„�. - t • a , . '�o�d' � ; �1�+ . ..
� �,ii " �-. . i � • : '
. � - , . • .;� ... ....�� ��,': : � �:��.
'_--i� . . • • � : ' h � ---6-�-- �.=---• � � �i.
. ��^t
�- �`' _ " ` .i,� . . ••+aj . . ` 'O .,�_ ' ,�, . � , , c+� . .•'N ��i;y a
�o' ° ,r'! ,!i.: p� ',
i; - i - "' � c' a .�.� . a . , ° " o � \� � v i i O
� � s -'' , . . _ . . . �i ��2��I�}` ., Z =
--� - � - e� � R`�`�: ` ti �
• o r� �_° r _ - o � :I�2 ,r ' � o
iT. , b e2 , ; � :
� �- - - �y t�� �. .
�. . �,�. ,�
� . ��. 1 S-: �. ` .� . .. . . . . I: '+� a i ;,�..
`�a . �a . . ' t��i � . �
' � . 6�_' " ..T ' i�I' [ Y .V ��j. . � � �� , � . ��~O ' ..�� y��,1 �. ; `;; .. .
. . % '�v � . , •as �. � a 'w: � ? :: .
� � . ' ' . . - , v .. . � ' � °' :j: `1,�� � i`� .
. . _ � _�_ . � � . . - . � . 1 a��a :.��� i v?
, ' ` 1� �il� e` � .
� .
` ��1. `, p ��` i �
• ----sis��--�:r-- +.; i r� •��b ,r �.•y '��` -- --"`s � � "'� ] �
� � ` :
- - 's `,, ., �. ' .
� rc c� r io.t t•cr. � t� rY � � �..�.° '� ° c' � .� `
. - � . _�''"°'_ . ---�� - — - — ' ua.=�s.o, : . �
, .
.. m �
. _ . � _ �:. , . l:
� _ . _ :--:�- . - � . , . � � .
rvoeo�,.i� r'ft,vcr � e '
. .I.r �� � r� � ' � ; . •.� ; #
�^." e
�er
r-�I:
, . , �.;
_ . ;
- _- ; -- � - . - _-----�•- .._ , �
. . . P .
. . . ,.. �. � . � � •-� . . . . -� . . ' � J�. � _ . � . � . .� - ' � ' . .
� � F I� �(�` �� I� n�; .
"' .. ^ '7/ fl.. �''�(�� ��' - . 1' . � t_ . .``I_' .
� q� �� a�y" x� e�r- i i,_.'
�_�� Y__I�• � �1 � x`�
, 9 � �.,}i�'
4 � ,� ' { I� � i�� �� ;Ic,�° ���;
_ _ �� _ � � -��` ' A�, i # I? �.'?�
. b . . . � �?
_, _ ,��•� �...� 9 � ' i ��-..
� j . �
, r
.__ Y , ,
. v /�
' ��� ---
1 �— I .
..�� ' ' S'\� � / ' ,.
IH
--`�,_� _ ! 1 ; � �'y . , _ . . ��E
_ ?___ �,t-�.-, � b �(��. ;� , �•�+ , - J
�____ u � ,
� i� �; � �' _� ;
:, ;----�!s---j
. _ � �' i .. c N ' i
� - � .. . ( _ ' --•-- �----- -
. . . I iA � �7��;�rr il� �� i � � � . � i, 1
� � } �a• �+M. y.1 � � . 7 ° ' ' �'N .
- -- n,• ;-T-- � �p ' � � �,��
� �a i I+� � �� � � � `�� ; _�
� � i .. � 1 +��� §F ��#.
�' � ?— 7
. . �Ji-j1 1,
. _ , . . , . ' ' _ a�.5e� . � � . �I c� ' `�- .
. . I . I . �---�'^--- —, "�
- � ,� ,�_:, . x- �e� an- 'a� � a�� �;I g )�_ , 3
.. . �� _ F (' i. ..� �' y�— �� --4• . . I J - '-L+_s �„ ,�i� �
P1 �' _; b' I . ��i�; ' ' .��. � � � � �
� , � �
�, • " � I� - -ip'�. �+- _ _- 1� L
. ..... . . 1 � �� , C' V Z � (d, 'C � `t ,.
�y O y �=�' � ' = li
\(''L�• � y� ._J�� �y�- __� �_J
-s � 1�, � .{ �� y 1". 3v__
_. . o +�' — c• �? : 1 t JI � � �,
P i" "���' � � Y 1
. _ ' _ . . .,iQ � y ','1 'a--i� 1„ - i=—T 3 . \ Y''t
. � _. , . '�� � p I� I '� j� "�"""e__ + �-- _. ._
.. �•• ��� � � il� ' }� Y io. . �.
� �
� ---�-�--.. � � �!;F : �,,� :I F,.�! i
_ a ; �,� IP. � I^;� � � _ _:� I
�_
-�--,- �__� � s, � �'o k � ;s J,
� � � � �
! iq ,..�J-i � ! F :°�� � � ,- - �
� i iJi� � I � _
_ ,�— ;..��,� �' ��� ��� � i" �;,--.
. -- C1h � y �I�f�� :�is�";� � � ��T ���'�,��
. `� '� � C? i ! _� �+- ,.— � � _ ='i I
��''''�� � �— � � r•
I� I._.n�� ` r r,s ;
,'� � I�E w! . f �0 ^'� �„ ���F-_�1, c�__,i_�',,�� °���,�
_1 •.t i ��M�
� , ��
� ` j� i i ��:� � � � - .� ;._.1,
E '�,�
.. _- , .. Q �_ r II F I�� �� II C� �� � i—�-��i
. i �` ��'_, ,�� „� l,�I�f,� e �� � 1�.�..
.. . . � "'as- ._. � ~r~I i ��`� . � � v j`• _I���i {{���.III'' � .
� �S !t' {I i I' ,yi. � _ ��F,-.. �`_;I^� � �� -,".' I�<.' I .�.- i::l-
I� ;Y i fdp�'
�.(�j' y.-i- � � 'T :J I -: �' '
�o �33� �4 ; � � JJ�� F t -,__ c .�
� t-i �i( �-� �c ��i� ;� � ( � !� «-.�,� ! ; .
I°. � 7 ,N, �;t �
�� � !�� k ;'- � }_+'.it � .
-.M , ',�- I
v-� �_' c!u �� P ,--1 � i
F ;a � r=_F , i .:
, - , . � �-= ',
. � . ,-�
�— .
_
��—�fi� —.�! jY `,_-�-_r--; i
,.�.,._.s�..._�..�,.�.- ---
--�.�x..,.T�.,._» . _
�,���-,: _ �_-__ �-- - � �� ��
s
G�_Q
V • ,
• � C3 ► �-1 i�'-•j►1 l �.,t
i � �� _ �j�ar1`I�t y` +WA.N�
!
� �
� `
� I
� �
80� �
; , �
�e�w e.�a� �R o rH ��. , - .�
3l �
� � �
K'adue� FQow 3a
n
�
; � oi F •—
y ; ' � ,a►b+ .
� _ �/,D� ----_ ° __Qo�L
— —;
a
� __ 5���� �
� Gjr'l��fr ' 1
, � ; i i d
� /� � � ./��a
, ; .� - -- r- ___ . )' ``
� � 4
c
i �y
�. 1��V'�[ i �
j � - ► �
I � � j �
-- - . � ; 3
+ -- --�----------�
� ' I !7r i .���1�"'t'O {'F 41� -
1 � —' �� --_
1 � :
i � t���'s'
, f �
� ;
! � !9.o'
� �- �
7 . ! i
: � 75,p�
j }'- -------- ---- --- - ------- .,—,_-- '
, C RQduecd � �ow, -� 8� .____.__ _---- -
i . �
{ _ _--_--- �
�
4
�. I .�t bz q,�e�tPr
��w�
, ,
� '�a�„ q �
;� !
, , � � �
` J
� , ►
► ,
� � � � ��
. ,
. ,
_
_
. _
; - _ _ - �
+ `
_ ,
�T - _ _ _ _
,
1 pP� �C \ \ ` } 1
�r i�� _ A��'� � �i
�
. �- � ; {,
� ,.._..- _
. , _ .,.,,.,,_ ._. .._ ��_.. ._ , . ,. .,.� _ --- __.� .� �
_..,._ ,_. _... � _. .,.., __, . _,..,
. .... . .
' _ , . • _ r�- ' -��
i� . i �_. _
` � �y-ya�
r���n �2, �9s4
Southwest Area District Cour_cil:
Some Startling facts have come to �}r attention concerning the home
being built on Lower St Dennis east of Birchman Ira.ne. A gara.ge
is presently planned to be built only 4 feet away from the adjacent -
property at 2112 7�ower St. Dennis Road. �
This close proximity creates a health hazard to the people living
in that home. There will be definite pollution problems tieing so
neax to their swimming pool. That construction csill ruin the
recreational enjoyment planned by th.at fa�cily. Also, the thxeat
of a vehicle going out of control and causing a tragic death will
be a daily dang�er.
In addition, the closeness of tha-t structure will cause a definite
eye—sore in the neighborhood and block the na.tural flow of sunlight
and beautiful landscaping that we now enjoy.
There are reasons for the la.ws tha.t govern the construction of
family dwellings. `�his flagrant disregaxd for the Laws� the
nei�hborhood and the good of the community must be corrected.
Sincerely,
�� � ���
����� ���
2095 Lower St. Dennis Road
�
_ . . ._ . _ ._ _ ., _
. .. . _ . _ .. _._ . _ _ , _ ..
�
�
- � `
�
.._ '
.r . .. , . . • .. . � � • . . � . � . � � . � . - � .. _ .. � ' _ � :�` ��� �
' ` �� ��_ 7°�
�'� � '�'�����" �� �,� � � �`�'� � �� �� � � � � �
POST O r F f C E BOX #16095 ST. PAU L, M N 55116 (612) 690-0866
T0: Board of Zoning Appeals
FRO�f: Southwest Area Di_strict Council (S�.TAD)
riichelle Lichtig, Comriunity Organizer
DATE: rlarch 13, 1984
RE: Variance Request - ��acant lot on ttie South side of Locaer
St. Dennis, East of �iirchman Lane -
The Southwest Area District Council (SWAD) discussed the variance
request at the monthly board meeting, March 12, 1}84. After re-
viewing the zoning staff report and building plans, the Board - �
passed the following motion: DU� 'TO THE LACK OF A\ ATTE�Si'T TO COIvFORM
THE BUILDI\G TO THE LOT, THE SOUTHtdEST AREA DISTRICT COU�ICIL
OPPOSES GR�INTI\G THE VARIANCE.
. •
,. . _. ., . .. -_ . _ . - ._ ..
, � _ . .... .�... .._... ...:. ..... . -• - --_...
1
�
S
. h _ ' 4
,
.
. . . - '� � �+. ' . . � �� . .. � .. �
f`.K .. . � .. . � . . . � . . . ' � - _ - � ' . � i��. . .�-�
o ; ; ; i � : :
_i � ' ' �-- /�� -
� i -f' � P-/!GH A�I.� Ps;�}{ �%' '
� � � J �� �
i ( i � . ✓R. $ Sr�_ NIC'i}� _ � •- ��.
• r_ �
� o a o o , o q � ._,. �� �
s - ��
-- '�' t :! .<-�-, r~ _
� i���__--___ R � �� � __ --- ----------------�� C----
P-95 �
� � ; , q 4 � � � o
i � o ; ' ' o ' ' � p Q s� � '� �'
! � �
� i � , , � � � ( i � ' ->
�. ; i ; � i � � � I i --
� --E - - --�- -�- -_._ . -- ---�-- -��
-_
- { � � � ' �- � � — I �a
�-_ � ! I I � I�' t � � � .� —
� i ' � , '; i_ � � � � 4
� , i � � � � f r � ° ',�
_ O i �� i C� � Oi �O O' J �r..a'` Q�� ..� �'3
,
o UP�'�� S�1l�i�' D���4� R�A� � � : � '�'i —
; � �
O O � Q � Q � f � � p . 4 �� . . C
. , � , _-t __ - �,31
,; rJ ' � � � i � -'. ��.
t
C � i I i � �-- ° �'°-, -
� �s
-------- i t { � I � -! - ��
O � . � ; � � --C� ,_4--' � ,.
- ----� o ` � i � � ,, � � a
O � rz. � � � � � � ,�`' �� -
_ C�` � j j I � ,-�! � � . ^9� O
_ � . � p�i��� � _ ����
o W SAI�IT s �� o
�` � Q �� o
�y d p �. Q
Q � O �t:�A U _.
` :
= Q �3
-- - - - . . O
V V V O 4
_ ,.,.
I .�S3w� `� ��' � � .
I Y � y� ��-�� -_ \ `/ V 4 V
:K �� rJ" %�.,� S� i� 4� . ' . . • �j. .r � �, .�+r � �:.it :.:1 },.:�• 4,t4.�s' � f�` • _, t
�;; (,3 G� , �,. �:� �:;;� � :�.. w ,. � . - ._: .• - t. �
A,F� /� �`�' �v�[� fi� r' � � �r�j ^� �.,`, •� :� •�r ��
�,,�• r;.:j 1,�,3 � � `i;;� �"'�tYl'� ���!J �67„�P�" � �'u'� �,��.�Ti!� ..,, � ^3 � .
' �' —
� , v' � �} 4 'i 4',� „ , �.1 f, '•,y +� t:� .��f.-..*�' .� -„� '3 ,' � :3 4 }
� ^ ` ', � -� �ii.� /�� .1 . �ii . _ f
!V � f�. � �,�; .,3 •`� � `'••',� „ �;.� .,,� � �;;. = ;-. � � E
' 'Y� i:� � a,.7 ''� '�� �� =:� .� � 4'�� .., K3 '•�ti�G� �t• '� f,� 2 4` t
.. . �:•:J �.. �. :i. 5...j � �._�� `, . {-
r �-Y
...._,�,_ �
ARE�A i�AP
APPLICANT M r• � �r5. Ll�c1�1 ClVY1 S. � I.EGENO
e� i �a
-- — Z4NtNG DISTRICT 80UN�ARY
PURPOSE � Y' G2.Y', t�, . � SUBJECT PROPERTY
r O ONE t FA�1lLY PLAN�ttNG
�J i v1A�e 1'"Cc� �OV1�1P D1STR{CT
¢ Tw0 Fat�iLY
FILE N0. �5 �J� � �
II (� M�LT(PLE FAMILY
DATE _ �a�rC. I'1 I3���g�t � i�f
• s n COMMERCIAL
SC�1Lc � f'� _ �Q�� .�_ �0�7� � ^� *� .ca► ii�JDiJSTRi��_ ��� ;���- �
_ �
SA!!VT PA�L PLANNfMG 80ARD V VACA,VT � l!.
� . .,_. _. _ _
. _ —
µr ;. . .
.- . _
__.__
� � � r � �
Y s -r. . P�,UL C11" � � ou� ci�
PU �� l � HEARii�� G NOT' IC �
ZONI �C
To: Property owners within 350 feet of the
subject property and Representatives of FIL E N 0. 9535
Planning District 15. P A G E `
P U R P 0 S E To consider an appeal of a decision of the Board of Zoning
Appeal to grant a variance to allow construction of a single-
family house to be set back 4 feet from the east side lot line:
L Q C���Q� Vacant lot on the south side of Lower St. Dennis, East
of Birchman Lane.
PETITIOiVER
Mr. & Mrs. Thomas E. Barnes �
H�ARIiVG Thursday, �;;�� io:oa a.M.
Citv Council Chambers, 3rd Floor City Hall - Court House
QU�S����`S Zoning 298-4154
(Fred Haider)
Contact the Zoning Section of the Planning and Economi�
Development Department, Room 1101, City Hall Annex,
25 W. 4th Street, St. Paul, Minnesota 55102
Legal Description: Lot 77, ex the E'ly 7' thereof, Lane's
Edgecumbe Hills -
Notice aent 4-20-84
y ; a � �.^ ' � ��' . av^ r ..tn �. �.� t tt: .� ,. .�
t � x' t ��
f t � .. � '1 .�_ "!' � 7 S..'� i« 4 � /J J�'�
i�
•t
'� .
, ..1 f � . ' . .. �x�� � 3�4 � ,�i .�. - ��.-. � ��.�' i`,- /�/�✓' �e
t' ,
�t �'-Si .Wi .�. A y� �`. ,,�; 1. . J F�� . `� G^la �.4, 1. ',
�'_� � * � �� p ..��K K '� �� rt. ��... �a �'�' � :�t
. ._ s-� :. f ��
i �-. : . S` - M �. t _•: : � �► ;� yr �,Z t . : � ;.;,4 ,.,.� 4_ 'i� � -. � � i y � F�
`ii k:,,� nQ�� II►�a+�`1� Fr[..'�;4'i7aYl��. r�g� �.M�� L9l�� �i�..��.�U�♦ ���iJrif...K� . � H
I t� .•,ssr 3r, n�F . ��r.
'�t� ,fl� �� '; � ; • , ` -� .� ' ,,, h ;, •., ';
�� ��.�.�� �t��s�.c� �d.+e �`,�he��►�F a� .�v����`-�v��,�.!� $'��'#�i� ,
: . �.� � ��i rv '._ � R�F _: . .�. t . � �-i4,.� . ,+ s 'y 1 .. - h�
� _�: �ra�i�.�'�� �llt�r=�`�o��u�i;�:�� c�� �r��s��.� ;���y �4tt�, �C��'��. #�
, � ; � � ., . , ,�
se�t b§u�k f�aa� ��et.�.��im��a �1�a.$�� �lde :� ��.� �. r '� , ` �,.
� W` .h� 413. T �� f R - { t !7
,�'�w.< rL��; ,�, ' t . ' � ,� .' .�. �.SY � .� _" "F -; ��:.y� .: �
',�, , �iVL' �r��,���13.$ �10�f���'���...���3�'#�t'8� t�8 ��,���4 ���� �/�.�,J.�` $' ' � � ,
. � F � i .r �F � �'.�-� .�f •'+� :d:
,} �Y
.P��C��.� �14� ;1�f�»'���i '��1�, �ti�;,� ��� ��t�3����ltull�►'� �1�+��t9��,�g� �°�"` '��:� `�* ' , .
� �� P � �J 16 Yif . , .� :; � .�. : � y '1
?k.. � S U r 9 : 1 , �. �., �: i �, � � -. ._ ..
�a l�ti• ���i�� ��'�i�� ��� �r1. ��Iril�'i,���it�' '�!`���tt��',���t� '��C�Q"�► ?
. . . ,.'"'- - h' � a - �Y� Y,.t,'.. ��,:'��v � . `.i
� •� ���G t z • t ' �� � 3
� da�s� ��`�� +���;��. . � � � t
: . � 'f F ,v �' �.� 'V '� i 4 ;
_ , -�� � � � .. :. ` '� i . ' '' k �� , �F�.��� ... . '� �' y
.t `� 't�l.�"$@ ,,�� ;��'+�� ',�L3 �,�33C�ff1�LlSK�S�'� �'���'kQll� ,,.���� ��'�'. �Att�$ a
,_. � � . .
: . . . . ..
, �.
:;. . _. . .. . � . � -
, . . ,.,.
_ , ,:._ _ -. . ,
.� ` :f �i�h ox�� e�+�p�'�O�♦ ,:���� -s�'t 'ba�l� '�e� ������� Pee�, c� t���
A '�
f ? ': �c, . � , ��e". � �., �� ' � . � } _
; r�,�ii�i7'�.vFM` ��V�r�� ' 4 y'�.rtt�u fi'.
� '� .. ,� . .' ' . .
. t�,, ..;� •.. , ; apt ' �'-� '.F... � ^� 6
w . �,' � i i
' "� � T�'#�� ��g C�de „�i���.�.� �'� ��.�.��31 y Sc�edw,l� d� ',.�e�i�l�- �
�
�. ., � : :, , ,, ;. : _ , ;:�,
• ,... � �:; �.
�. . -
. . , �.
� _ _ :, _ , , : :'
- �;��8�� �$ x�3.�+G$� .��� S � � , ,
.. . ,,
� �� �t��.�' ��.�'i��� structure�.` l�e �e�- ,>
.- � . , , , �;
S : ��t� ���n �'e���`� �i� ,�'��� '�te�, :� _ � '* ..
� - � rr� { ,� c �� � '
�t i
,. ,`_ . '�. �' � - .�, ,_ �s .
, , . ..
� , . .
� �
S
. , . . ,. _ .. . - .y
, ' .� '_ _ .� �,� ." ' �. .. ... � : . .
..'� . -' � :. - ' ...� _ _y .,: .. �'� , '.'.. - � "� � _
. � -
. .�... . � _ .� �y, . ... ...: -,� � . , '
. ' ,
.. .,._� .. . . � " n _ . ' '.' .. ... �Ui
�. .'� �� .-�. - - , . .... "
, , � -� :. . " ` .
�,. . '+. dt J,. �:'^r .. '��13.y _
.�� .✓�• ' 3 ,.1' ��� ' y �t.
� .3
;
. . .� . .:�_ ^ . ..
.. .,.�. . .. . ,. �... . � .:,. :_.. - . . .
.. ��, '._ .. .,,.., .. �.
,..
,
..
t' .�', ;y.w f x � .V• � 1 P '� ���.' '`5
t ., . � . ' ti ' � '�7S _
:. �:,
r - . ,�. .!- k :� , . .. � . . . .�, � 5�'. � .t
t r. d:� _z.. . ' -n r .. `�
., ,
�. . ., :. ;� . . ...
_R :,� .,. ,-y„ . �•... ,. �.;a 8 �' �' .._ 1- , :�i
,.
r
.... ,. � . . . � .. ... ,,.;'��j
:
. ,.
��.:. - -:. - �';;. - _ .. . . -..a .. • ..
i • "
• i �� i �.si � .. .. y � } �'� ' S:�
� . , �
. ..... , , -. � ...�
. :.. ,: .. . . . . .
. , �. , , � . _ , �
... -...� h. - �
� . � ."�w,� � �
(I�.-. .r� _: . ,�... .: . .. � •: . . - _
�r
_ . �
..
� . . . .. :. � � . �.
_.. ...
�
• . :. �: r. � .�.� ... .. . • "' �.i.- . � . .� i . . ��' _
�.
" ` • . .:�.�.. ., .. _ . . .
. . .� �. -�.. ... ,� , : _
. r ,
-.
i�.:
, .. . , .�. �.. ' �' . . ... � . .' ;. .R. - "
� ...'r } F A,� ��
��`' '� �F- j y t � W�r �'' ,
• � ^ / , -
.
�- ,: 4 ,
, .. . : . -C ; ,,•; "„ �
H<: u.
.. . ._, ; ..!� t � ', , e u
;. ; .:
, .
�.:�, ... . �... ',i .,..£" ' a
a
. � `� u �s-.� �R'. �
'c�:'._ �N +"'
�,, ?'
`�}: �'., r �,^' � r :i.�. .� h ..
� !W} 1" .� _L� .l .1. �` .. � .R: �YI; py' 4���- 1� � F� `:
,�' -..# � !' � � `�.�'; {{.' ✓ �'*� '�' • M � *�.
-e "k':� Y'iy�'`�. �..� . • +:•, • ` �.�. ' 4.� ' ��1 4t 2: ,.} 'Y1
9' - a'� -+t " � � y
t �3tf: � {E Y� :,f;«.f4` `e�' F' 4a-4'�'�� .,a .:: rca
� ,�F: �'' s � r1� � :
,S ' 1 ,} µ„
� _ * ` � � r +�t?,n t, '�.
'� � i$ �..4 . . i { i _. t..� ,s.: _ '!
y E� i!'��! �� t, s �• ,� � 4 3� {.
:V� 11 � ��� 'T�.{- . .. 1��.: . .. � Y.' <�x .
.. . _
�•, .�'f a x . .. ,�� ' . �•� f�
, i �.
�. � � _ • � �f- .� 3'.i
_ f.t:F �_ �. .. �..
l .
� �
: `
�...� '. N ! . . - .
. "_�� ' � " �:.' '
� -�� � e", � . . . . . .;� "ry - 1
.
. �-
Y ��' ...
• '2 ya' ' • t '�
� . :.. .. � . .:.
. . . . � . . . � .��. ..., . .. - .. ..� ....+. .. . . '.a:. .. � _. s_ �:.t� ._ ... �
,' �� ' _ r' "t' .. ir,�.s ,Y .yi��' i� ..��' �. ,..�- ,.4r."R�'"i4 .-?�,� `�y4y� �.+`'��'a.��"� ,�1. . !nb��` �; ,�p �:= a;.
� _ii � i r� �.: �` F, �. 3 - , � � ` y�e d`x? 's, �� "-y'R`it*{' . r vy�, =�u ° ; R:3
� a
�, �`� � ,',��V�F- T�..w JS � r�,. � °w>a,� i Er sv <,�,� t� e-�.. � S�� �+�. Ij s �-+' . ,�` {,� �. ,�?a. �.:
.�[i�y ~ t����. � =r�t '�-�" oi �" a�ah�' 'S , �- �y r.. 4t i,� � tr ° ►���" y��.y.��'t �i�� r '*��'y� jn °'-+d�
� y, " �,
� ..� sc*.� ;� ,r ,1� � ���' w'3 i h,�. �'ti�`'�} s '� -�� ���� -c� -��,�"'� '"*' ,p�f ��. � � ��r �� �*� } � . r i�' �.
y .. ' .y,, .t r�. 1.• � ��.. x ;_,� 5 d ..: ,f�, b '�1 p 1� 'y� t'g ..5�,a �'� . 7" 3 + � - er�- .�:� � ��
'{ . �.. M' j• "t, p � ,4; � t : � i � -u 4�. � . r J.�., L y ; j�' .
ra �,� ��'� �'f1'i�� ��,i �x �b;f'1�� '1°�"F�(�y �' S.M ''r"r.�. x�'��2������* `�� .��f�fil,' '^,�srti� �",� r{ � .�
k 4 �
. � .c� �. r ' + 3�.. -� �F �,�.. _'.'j� t , `�� �
v,� � <' �. �, . . u , .. .L'
. . yi°� i�t t � `n i� .2 v
.F -' � . us' r'ti `�fik„Z' i f i f�, �{',y»,� {. .. } .�
-��� �� p r�( r4�^ .}��� ,��.., l t r .� 3 �����i�a �� A�� �` ��7 �F`" f_ ._��,� �;.:� '�� H .
� s _� �" ���w,i. ��� � '�! � r -� �" "�i. ��'�...�'�i� t� � h�. �t t ���^� , '�.� M '�r-;
�. v. � ��,,4 Y ?� � '� p�`��`h.w»} �a 'q er�s$3' �i sg - p ` ,
1T 7. -: c � a��. 3.�V r� '° �� c.�.3�M�,�t�,���iti��r`� -t';� r-�.
}` '- 4 x�t�� ,,� t'�-.° ],�`� �..� � 2 L„ `� ��7,�v�iu 'L��` 3�� � .�r �� a �i�"i+ � t �,��
i ... � ,� .�a �,. s.� .,s2 `� . -� ��� -r .. ��i
T . t ... . � � t g� n, ' n .�_ "�"- � � .i �''' a C . � } �
fih�i s t r� �' "`- �!t � :�f �
t 3" l- s .�4 .+- :4`;, �y . �xya`4 ._ 't �� � }'-� 3+r FP � 'uf�' k�,�` F
� y :u t ^i y ��� ,� y �e���.�..�r'n.��k J�.�i1�%i � ni �"'�ei�y��j �4.�-., ��`.�"'� '�'�{vd`.3. ,.a►4cr ta A :;
' � i �S � I � ' � '� ; �t tq� � � �' 3.4� .F+ 'f G+ , y
4,t*. .Nip r: '� _�: � �:� �: .� �+ ���5'� . '�ae '� ., �.., r n, ��' �o. :j ..� � Y r +^� �+nw i,
�!T �,} r�,,p � y�.�
x � � t. � ���*1 ���i�f���}t'.". ��{'���'NL�t�"rs�+t�t ti�.� .,, � C;l1�y.,,y� �f �i �.�'��'��.+5i`�r,y,� w�-� ��'�}; �' �� it � '�fi r'�A'�",-'
� y, �.; �8 . ...�;r � -: y� �.�. .:;3k �''�, �e� .�`�5.��w� s� .��4� +� .r ` - � y�' , .. ,<
..±�: �' �• ,,, �.i R`" ., � s .± � �, ,P �" �.p�q .. ,' �r,,,
y � -, q�' ,��"# tl�a�.y�M♦�.� ��a,.� +'7����r,i."r""" ,�v.,�• �5 ������ ������� �� i,�j.."��V� ���Jki��.�'�'5.��4 �' . � �.�'t .ijr ..
'�^". 2tt 2r. . M c.
�: `°s � 'TF�LY ..° h lt°��°t� . G',.y .c �.�.
T! , - .
Y. . �� . :' W�,. . j . y +� ''�R�.; ., �i �. .. . -.� 1 �'. a! . � f.
Y . .il
t..:o a �'''rf �t�.fi,-y4 .�': °"s _- ��. '� ;;�� .. } , ,�, 4, .t"� `t��;j�{ . )a :
j � t' �.��w��L ''�.�t x�.j.�7Y 5 df s r �1.r 6:c� 3. : t Y ''""' +� (�` �- '�;.�° )'7r' f'� �,tt 3'�
.'q-. _e. 4,yc �3. e i. S?' F„�-, �
.^� t' .t �(' 1t.^'� H , � '.;1 �A � 2 �, 'J
�' Y r.i' '.^ . 3 �. ., .. .� h �- �'
� :' ,ii�x ;ta�„ n Si; .. �y -
-�4 .,... : . �� -�; y .,� ��y � v.,>4 �+, A�'3 � -�.
c � i .,.�f1 ?r ti Z..F'w �Ti �n '.wF i` �+R r'` 1 lry•:t Fdty,r kY�,�p��.*k a .�t,: �+.�. �.2.
�J" i:i �: .' .Y �. � '�2'. '� y�.�� 4 .. ,. .
... ya 3. ...af � � - � J r����, 3f� l.-� n 1'. 'p :., y` N-r� fEf �t
� �`� ,� i ��.'.".�E"��`4; �;t kil:� �`�.'��.���� �♦ .`?r`'.. �S,. i ��.x�``.r,��;•��+��'�� �1'` !4' �.�.^���t �.i.r�s,.65,� � � t� 1 _ '�.
:�� ,. -"� -:
;,., �.. .�t . .� �. , � ,> _
,
;: .
.t
tfk ,�
� ' . �, h _., � ,s ., � � i
4. uf P. '�..,,.�"�idr #� � �� � Y} � � s., �_Vf��� ���,.� '�.�7 �i��� r���'� �y��: � � '��
r �, '.L s �.L a 1�«..� �4`�. � � L� � ��J �
3� �
4. } - z. . ..,` 'x` '; �i`r•`�'L�., �`� "� y{ ..` � +:�y �y�-ri�'"4q �,'�� '._ '. ''� 1: :i� ° �4n q�iF,
i .` - C'.�.' :' ���;�+r +.Y`, - ;�,.j" `4�� ,Y: i '�y�:E.� 4,' �. '' .y�, Y � . � �et �.
T�'�•. �'.,,� � ' � ... � ;"S �; '�.' v"� �F�'_ .( . t ..�� ,s 4-�7 u »'7�" .r + �-ys
� �� i t l .'� � ♦ - h. 1 � N Ya . i� "-:. 12:
� � �' x�.�'' .�r '�} .-� ta... � '�':+f;��_� �'L���{; ' ;�M1 ..r�.`"�a�'n�.'�' ���_.:� ,v S.'�`k. � '�.td'� 4jT . ; -�' �'�
..:
. " _
. � ,
��.� , .�. . .:� , .. ,_ .� �' �...k,�.. . ��y.:. '�-rs .
r L
� �_ _ � -, .. �.. � n . .. r �, F � .
�� an � r ¢�, { ° 5t�,;. > a.. . ���/� �?�..�.'�A r �;K a t-�� '�F �j� y .y.} .
� ..t t a� F 'Mw""7F��¢ �f a �2 w{ } � � �'
t:� � �ly �,r . -♦y r � y �:i+ . r
* �F.v .� ka `j } ` `fi.._Y ��4 �tt. ' ���" �i�iaaaR�g �' �4!'.r,.''�.��L *u� ;�w ��u `��4r,�. �... 'f�.
di ..� .�� °k 3�r+k�tv h �� � �+r R"4 f � � ,,X , �e.
.��. �.. ..' _ ,� �..' '.�s.'h. 's . n..�r > � .,'-.. ,x y..� R`-'+�. � ,.�. , �"y'i
: a ,, � _ � , � .�4. , �� �a�
, :- ��.: �-�.,..,a:�. .�_ ,�,.«..�."�.�.�.;. . ��,��..�.�.�-.� --�;»,�` -� �x
,_ , . , . ,. � ,
;:.0.�. �k.�.'� +��--�!t°'-'
+r r " ,• � <,F :,; ,� �� ,
,. .. .� �� �' �. ..� .- �Y rs � - t * �- � ' � �.
14 ' . �., y si �" k .. ' d fR.�: ��4aWwuK.»N `I+.^'4s+~ -f ,�jy. x -:o a- � .
.� '� �.�.,�. �..Nri..'w 7 Jt.4 �4�M .,i.� *aFMv+S^.s7+f�ysYNnyvr.�lin Y� . � . � �"*" ,; . ..
:
y � . :� .:% �. .x +i!'%. r •Y � r�t "5�` y,k i`.�
` . :.� . :� : � -�y� �i^�?� � � _. ��
pv t y`�� t3.
R�, iY:r.}� .ti.- {iw'''r..�if �. �'3.���k.x�nr;Y.g w"*E�AiI�^ep,�4M�4}µ N+�ntYb' .��y..-.s�n�1�` yl�ly�r� .+ 'Y " .,f :
`� � `� ,�.� r t �`g{, �� w. " �L`r ' t .. �,� ,1�� ._' rK .,�� "�:�.i�,.u.� A.� w ' s ..� r "r r-= a +x.
'n ,y.
� � t�AN �`,
d ,.?' �' . 4 � .. .�( � .:�i,�.�wa. ....+••_..,,.::a�., �.a, r/✓;�+o -•�+.•S},�.�'s aY.���, w„s.a+�,te...F- `16,�...��w��+'� 'Fa`.a"M''.`�. . M �'�'j
t � h ��4 c . -� S-�,'. �. �., ''.. � T � � z�� " .�P h � f''' S #.
r a. .. 1 Y"i- �� f G +� ` us,.��� . , ,�. - ' � J. � `" t tkv w t'� `�{� . - ..tr c� a a'.f,.,� a
�'�, ri..;, dq;,,r„�.,,,,,r ��` ,..�.rs�..�-». �w•a.f--"^�-.- �+w.�' :-i.w�i.s�aa.'- - .+r,`:""' � �"`' _..''Mf'�j'k"`'�;LY'pNM"" `-^'"'J�° -
ty� �;� � u ;�`- ��• s .. . �. r. „ .. w! � ,,,: sc� r F R �,
fTY l 3 :-. ... .� _ i �.h Mr. t . ,� (� -<
R.:�- � j A 4 .. .:. i '„ � �AC � ' 'T,,�
� i: 3 r '. .� .±t � .,w, �..a.ti ._... --6��S4.�i+.rn.-r -r, ��++..+ar�w.w,.. �;•i-.� *^��''s'h'Ei',L�..S�.�vw�.:+sr.«+ , ��
(i . r,�.. � �' q � ���- r.- � �_+
� :: L :'a ff , 1 - ,_ ' ,_. . t: ', � .
'�i� s: !
' _.�..w..��` w.�,R,,.w-+�.,.w,�., � '^4a�.:�yr, .E,,.v.�.4rr",«±w. .Y+ b'.-"3+�+� -yj�:.. `.�c'T�4w�+�;r�"2� 4.s� '... .��.
f �i � � tj�, � �.�K.�� H� �±'� ';. s-� .,t� .... „adlJ � �� 7 �_. .`='�Cn4 ., �#'.
r r„, F k ...
� �� r -..t t '� � l ' .� � „�..,, �.�r�wv�,�'^�`et,"��'.t'�w-r >±.r�.�ae•.� q-. .
s A,'��r-+.,e�ur..x��„�y1l�"""".e.o"+`Ftr�e[t"'.,��� ty^�w�t��,. . '
� '+r .:p f R 5�n-'w 1 �-: �, ,. . ':: k . �.t;,�y� ', ,� 1 sr :.
! ta, � '. ' : i� .� u �r br ~ .' T ..:�� � w �y"�'- �titi
t 4. } �� ��i ����, .'. . ., .. �!,. '.,��,..� �} � i � � `�� �`3'�� < 4�
�Fyw. r,y�.�. ..ar.��^"�Me�/+_^"�.r�ryY�+ °�'.`!�C"�"��x u _
�j - c: � �Ta �t �, .� M �3 C ° .� .(, vy�:;��' -'9' ] :. '
) 4. t �� -�.� Y' ..-. V �:�. {�,�, .�Y - 4
., L S .: ''�. ._ fi . M� ,w ( T-k,y �: YT C��' ysc �� f..tY,
� ..' .�..�j .:' t"`a�.A ��. .'rf 1 rN��.i ..�{(4 � .��4 j �;!'
�y aMwYWur � M+k�M eM a'"� � � �p�widT'e�'° '�aMi �.•. } �+ 1
_kt 4 ,y N " '1 � h �r�4�f�F-�_r 4�� ��T-'y�� _�i� !�x•�Y Y� $ S �f � w�'�j P`
4F
p ye0. � . � � a. y� `: .� �. i t fn, y. .�, .., i `1R. � x.P{'kv�-.a��� .a
:r";k}�•"q�"w"�"""i.�ra�h. :..,.1�� �.ka.°'1` +^., -�.y�r'� ...�y.�S.ti�,-�-�<vr :�.4re�.Y"+��"^ . . "'
R �q,> � ..k .a: ;� � �i"3�#t B .:�.,pr .�, �3,�• .,� � . �, J ;Y._ ' '"y! �# '" .-,' F � �
,�'� ,'� r_', vz � t.� -� . -� ; 3. 3� �.�' .. ti e�a,i �3. . . . .;,.. �,`
� v ��l � �'}: K �y j � : v- .+�\
• +...�¢.�n�, .'�'awr� ��-�.yhr•.1i'4+i:r.Niw+r�a',�^. 'ur• .�.yd"+'a�c^1�t+� �.pCr ".c.k"'. 4.'art�"b.�'9$�"'p"" �, .�t^ '�u� ,�',t- ,
� T
� . :�, �� 'S a - �. v �r a '.�r Yi� ;� i � - � v �a
� �, w -« � rn -�. : .. � ` ..� 's �...N• � l .. - t`k .
t � '{ �i ' '�. .. ` _'�,t .0 Rt�dn ,��� f-��' i }ir .,.��- ,r :.i' .�.��:.
� �4 r ��:* �..,,� ,� �rr�+� ,-�n+�:awx N-;�, T-��0+�+A6.� �t���.- #fYv..y�sy�i�y.�^.e«a� +..�-�r��'.6e-v�F..a..�.+.r,*e.. •a.��,. _ .'-..`W i�,� �? � Si.:�
� �' y�, �. �,`" �s ,r�� i+" ' �
N d� t. �` 4. - .�F.y ''s. X ... ,.. . �•i ,� a,' - . .. �r`'�. r
.,.' .-:_ :.s� .ti�, : " . ::: � �! � vti � ,� ... �� ���... % `� r�,c� r n r '�?a � .� �.�t� "j`�+�'� »n'i
* � �`r- �1Vwv. ,.r. Y;..�Hwr�»Mj(�!�+K.wi�•..rasei�- `�..7�f{:iNr�•�tlMSRffiP+�a.�Y"W7"�'p�'�ws ..,,yw -.:��G.-..u�y:3�.. ^d-w+w'i� r.... -..r�yya e� q,
. � �R � 'N .:� �, : �J �.: k �-. � .A � , lt �i�:
i �JE . •� .� in �_. . ..� '} . .f"� d:Tv .; . .. ., j Y
�e'411 +{ �J �, C �� ', �\ "•� t �L .� 't :.
t - r(.�.s�w. .,r>:°y'I��qM^,�w"V�%""•�,+`_+.:�Wi!e"� ,r-.K.� .:L. .,�n..r;i,.Nr �±:i..i• .-+i«, w. � -
wr,r 4S :.i�+e iV "�:
f r��^ ` � �- � .+-:,.,
� , „ t;'Y , ,
.
:i
-: '�''"� ' �.�,w:.yKir..�5ti.:�.w�.,�tw:....+vs ..,.,�.w.-,w....,,..�..�..r._a�,...r .......:a ..u� ,.,..Wi�r- ttu�.. w,',r.� +r;`+tt+•.a�U.-;:-.� .-«r�..r+ �v
. ,,,w„�
...' . ,. . . . . ' ' '
w . .. �.�, ..`,, .. -: .„, � :'..; ,.* . ''s . .
.'
-,. . -'���.
. ;:
,
' ,.. _ c� . . .. � . . . f� s`T .-« Sr ._• � R f� .
�' ! � - 4M � � X'.
j ��'• ;` w.�, e'�� :A:' .. , . .. �' r Y � +eM *..
. � •
-'._ . ' �4. x .:�..Z" 4.!" n.' ,,t �P ' Y "`.S
i
. �
, , �
- ' -.a._ .,-'.. ,i.....- .�.,�. . » r4 �� �. .�.. '. .x`W�r.> . �'� ...�, _ �. _.. .. . .aS.�. � . .�,aFd�'t _ . �? ... . . ,,.�i...__� .. � . .
.. . .. . . _ .... , a�� :�` .