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07-22-08 BZA Agenda Board of Zoning Appeals Regular Meeting Tuesday, July 22, 2008 7pm 7800 Golden Valley Road Council Chambers I. Approval of Minutes - June 24, 2008 II. The Petitions are: 701 Parkview Terrace (08-07-10) Kathryn Sedo. Applicant Request: Waiver from Section 11.21, Subd. 11 (A)(3)(a) Side Yard Setback Requirements . 7.7 ft. off the required 15 ft. to a distance of 7.3 ft. at its closest point to the side yard (north) property line. Purpose: To allow for the construction of a garage addition. III. Other Business IV. Adjournment Minutes of a Regular Meeting of the Golden Valley Board of Zoning Appeals June 24, 2008 A regular meeting of the Golden Valley Board of Zoning Appeals was held on Tuesday, June 24,2008 at City Hall, 7800 Golden Valley Road, Golden Valley, Minnesota. Chair Sell called the meeting to order at 7 pm. Those present were Members Kisch, Nelson, Segelbaum, Sell, and Planni Representative McCarty. Also present were City Planner Joe Hogeboo Assistant Lisa Wittman. I. Approval of Minutes - May 27, 2008 McCarty noted several typographical errors. MOVED by McCarty, seconded by Segelbaum and mo the May 27, 2008 minutes with the corrections not II. The Petitions are: Request: ubd.11(A)(1) Front Yard Setback d 35 ft. to a distance of 18 ft. at its closest rd (north) property line. construction of a deck on the rear of the home. ey of the property and explained that the house was originally rd property line. He stated that the issue was brought to the d the City Council in 1970 where it was decided that the home as located and continue as a non-conforming use, but there could be to the footprint of the home. He stated that the current owners, Mr. & ased the home in 1994 and were not aware of the stipulation placed on he City Council in 1970 until they recently applied for a building permit to xisting deck. Hogeboom stated that the City Council decided at their May 20,2008 meeting to amend the language in the pre-existing variance to allow the applicant to apply for a variance only for this proposed deck expansion. The pre-existing variance was amended to read: "At no time shall there be any further expansion of the residential structure at 400 Dakota Avenue South covered by Building Permit #9036, except that said residential structure may be expanded to the rear side of the house and the house may be repaired, rebuilt or remodeled so long as there is no expansion to exterior dimensions." Minutes of the Golden Valley Board of Zoning Appeals June 24,2008 Page 2 Hogeboom stated that staff is recommending approval of this variance request because the applicants are restricted to building only in the back yard, it is a very unique lot and it will not have an adverse affect on any neighboring properties. Segelbaum clarified that the Board is considering a front yard variance even though the applicant's are not proposing to expand toward the front of their house. The City Attorney has recommended that a condition of approval be placed on this request only to allow this proposal. Hogeboom said yes and reiterated that this variance request 0 'ns to this proposed expansion of the deck and any other proposals in the future come before the Board again. the the at a use is e explained uld ppeal that ted that they are in Kisch asked if the Board could still consider the house to be no front yard setback variance request but still somehow allow t proposed deck in the rear yard. Hogeboom stated that the Boa legally non-conforming. They can only approve or deny 'an that if the Board were to deny this variance request decision to the City Council. He added that the Ci support of this proposal. McCarty questioned if the Board were to couldn't build any type of conforming str that the City Attorney has suggested City doesn't know what a homeo,^, request why the applicants the future. Hogeboom stated rticular proposal because the to bu d in the future. Nelson stated that the City A their advice makes sense. Cathy Cope, Applicant, st She said she bough deck expansion onto has no plans f this vanance issue has been going on since March. has talked to a contractor about building a 10ft. x 10ft. ,k to accommodate the hot tub. She stated that she the front of the home. Board should allow for larger deck dimensions so the come back if they discover they need a slightly larger deck to t tub. Hogeboom suggested that if the Board approves the variance imensions so the applicant would have some room to work with. t any size deck would still have to be built within the setback areas. Sell aske e hot tub is going to be located on the lower level. Cope said no. It will be built on the upper level of the deck but it will be partially lowered. She noted that if the house were built in the correct location to begin with, she wouldn't need a variance to build her proposed deck. Sell opened the public hearing. Seeing and hearing no one wishing to comment, Sell closed the public hearing. Minutes of the Golden Valley Board of Zoning Appeals June 24, 2008 Page 3 McCarty said this is a tough decision because the intent back in 1970 is clear. He said he doesn't see any problems with granting a variance for this proposal or denying it and having the City Council decide. He said it seems silly that the applicants have to come before the Board of Zoning Appeals because of a mistake made over 30 years ago. Segelbaum questioned if there is a way that people could be made aWare of these types of issues before purchasing a home. Sell stated that is why he recommends people have title insurance or an attorney with them at their closing. He stated thatthi as been here for many years and there are so many trees on this property tha~ . rd to even see the deck being proposed. He said a lot of people were inv al 1970's decision and it is hard to overturn all of their work. He exp s are sacred in Golden Valley so it is a big deal to approve front yard recommended that the ct that the Board knows nting the variance request. than sending the item back Kisch said he is unsure if it would be best to approve this varia go back to the City Council to make the house legally n onf additions won't have to go through this process. Nelson stated that the City Attorney and the City Board approve this request. Segelbaum stat how staff and the City Council feel makes Sell agreed and said he would rather se to the City Council. Kisch questioned what type of la home, not to the sides or fro within the confines of said fine expansion only to the rear of the ted la guage allowing the hot tub to be built McCarty said he would be report. f the house means straight back from the plane of the ans straight back from the plane of the sides of the house property lines. McCarty said he thinks that it would mean the ouse straight back toward the rear property line, not out toward he is concerned about building in the side yards and that the language for ambiguous. He said he would be more comfortable with language stating Ion can take place behind the house as it exits today. . McCarty asked if there is any possibility of this property being subdivided. Hogeboom said that the applicant has not indicated that they plan to subdivide the property but the property could potentially be subdivided if the existing house was remloved. Nelson asked if the language proposed in the staff report would be cl~arer if the word "side" was taken out. Segelbaum said the words "directly behind the r~ar wall of the existing house" are clearer. Minutes ofthe Golden Valley Board of Zoning Appeals June 24, 2008 Page 4 McCarty asked if the Board is approving a variance based on what was submitted to them from the City Council and staff or if they are approving a variance for the proposed deck or for any type of structure in the rear yard. Hogeboom clarified that the language submitted to the Board from the City Council and staff only gave the applicant the right to come to the Board of Zoning Appeals but the Board is deciding on whether or not to approve a variance to construct this specific deck. MOVED by Segelbaum, seconded by Kisch and motion carried unanimo the following variance request: . 17 ft. off the required 35 ft. to a distance of 18 ft. at its closes (north) property line to allow for the construction of a deck The deck must be located behind the rear walls of the ho of the existing structure. 1845 Hampshire Lane (08-06-08) David & Mariorie Gardeen, Applicants Request: Waiver from Sectio Requirements (3)(a) Side Yard Setback . ft. to a distance of 7.34 ft. at its closest property line. Purpose: uction of a deck on the rear of the home. Hogeboom referred process of remodeli house that wo be i house was pia he property. He stated that the applicants are in the They are proposing to build a deck on the rear of the ide plane of the house. He noted that the way the how the homeowners can expand. hitects, architect for the project, stated that the applicants me and they want to build a screen porch on the back corner of that when the survey was done they realized that the back corner of in the side yard setback area. He noted that the proposed new deck ch any further into the side yard setback area than the existing home already e showed the Board pictures of the neighboring home~ that have the same sort of porch and deck that they are proposing. . Sell referred to the survey and asked if the applicants are proposing to build the deck around an existing tree. Battles stated that the tree Sell is referring to may have to be removed because it is close to the foundation. Minutes of the Golden Valley Board of Zoning Appeals June 24, 2008 Page 5 Sell asked the applicant how long they have owned this home. David Gardeen, Applicant, stated that they closed on the house on May 1 and they are currently renting another home in Golden Valley while this house is being remodeled. McCarty said he thinks the proposal is a good idea but there are other ways to build a deck without requiring a variance. . Sell asked when the house was built. Battles said the house Gardeen, Applicant, stated that both neighbors are ok with the oning Appeals a few months to consider when granting a rope ,the second is if there are unique impact to the surrounding things, e would support t~is proposal. Segelbaum referred to the site plan and asked Battles to comment on th adjacent to the "porch deck". Battles stated that initially they were goir]! deck off of the screen porch but the house has an odd configuration . there is a side door leading no where. Segelbaum asked the architect if he had considered end right at the 15-foot setback line. Battles state the setback area because there would be a safe deck is more of a landing or transition to the Hogeboom referred to a presentation gi prior and reminded the Board that th variance. The first is the reasonab circumstances with the property neighborhood. Kisch said th Segelbaum stated that th not create the current situ is a matter of the im has a negative i pac not a hardship. However the homeowners did he situation is unique to these homeowners. He said it ounding neighbors and he does not think this proposal ding neighbors so he is in favor qf the proposal. roposal would add value and aesthetically improve this home. posed deck is keeping in line with the side pf the house and ny closer to the side yard property line he is also ,in favor of the , seconded by Nelson and motion carried unanimously to approve the nce request: . . 7.66 ft. off the required 15 ft. to a distance of 7.34 ft. at its closest, point to the side yard (east) property line to allow for the construction of a deck on'the rear of the home. Minutes of the Golden Valley Board of Zoning Appeals June 24, 2008 Page 6 2310 Byrd Avenue North (08-06-09) Beau Farrell. Applicant Request: Waiver from Section 11.21, Subd.11(A)(1) Fro~tYard Setback Requirements Hogeboom referred to a survey of the property and noted the would like to construct a deck. He stated that the proposed d side of the home but in a front yard setback area. He stated th noted by the applicant is that there is no other way to e placement of the house on the lot. . 16 ft. off the required 35 ft. to a distance of 19 ift. at i point to the front yard (west) property line. Purpose: To allow for the construction of a deck on the s' Segelbaum referred to the survey and asked abo property line along Byrd Avenue. Beau Farr the house and it is located approximately Avenue. e from the house to the is a deck on the front of erty line along Byrd Kisch noted that all of the houses proposed deck is allowed it may rive line up with each other and if this ward McNair than the other houses. Farrell explained that the and safety reasons beca leads to no where. ants to build the proposed ideck is for aesthetic . g glass door on that side <;>f his house that Sell asked how r 0 would vary fro discovere t h' built so the proposed deck would be. Farrell said the deck I 0 3 feet in height. He added that during his research he ed to have a McNair address but he is not sure why it was perty line. . S house was built. Farrell said the house was built jn 1949. there was a deck on the rear of the house. Farrell said yes and pointed on the survey. . Sell asked the applicant how long he has owned the property. Farrell said he has owned the property since 2004. McCarty asked if the existing deck in the back yard is useable. Farrell said it is useable but he wants to build the proposed new deck because he has the sliding Qlass door that goes no where. Minutes of the Golden Valley Board of Zoning Appeals June 24, 2008 Page 7 Kisch asked which room in the house has the sliding glass door in it. Farrell said the sliding glass door is in the living/dining room area. Kisch asked if the proposed 16 ft. x 14 ft. deck size is relative to the function of the deck or if it could be made smaller. Farrell said the proposed deck could be smaller but without a variance it could only be five feet in depth. McCarty asked the applicant if he has considered building the deck from door side of the house and then wrapping it around toward the front of Byrd Avenue where there is more space. Ferrell stated that there is r as McCarty sked arrell if that uch a large front McCarty asked the applicant if he is planning on replacing the d house. Farrell said he will probably need to replace it in a yea Segelbaum stated that putting the deck in the southwes suggested would only require approximately a 2-foo would interest him. He added that the Board see yard variance request. Farrell stated that the gas meter is also 10 with the way the topography of the land' deck as he has proposed it. Sell note relocated. st corner of the house and ore sense for him to build the I_it could have the gas meter Segelbaum suggested that t back with a different prop uest to allow the applicant to come sed deck would break the line up of all the houses and .. air. He added that the applicant could replace the ows and that would solve any safety issues. s all line up along McNair and that this proposed deck would why front yards are so sacred and said he thinks the City would want upgraded. Segelbaum explained that there is a lot of precedent set regarding yard setbacks and that the Board has to look hardships when approving variances. He added that this request is for a deck to be located in almost 50% of the front setback area and he doesn't really see a unique circumstance in this case. He again suggested that that applicant table his request and come back with an alternate design that would require a lesser variance. McCarty stated that another option would be to install steps off of the sliding glass doors and build a patio instead of a deck. Minutes of the Golden Valley Board of Zoning Appeals June 24, 2008 Page 8 Farrell agreed that it would be best to table his request at this point in order to try to come up with an alternative that may not require any variances at all. Sell stated that the applicant can table his request until the September 2008 Board of Zoning Appeals meeting. III. Other Business IV. Adjournment Sell reminded the Board Members of the Board/Commission appreciaf June 25 at Brookview. The meeting was adjourned at 8:45 pm. Mike Sell, Chair 08-07 -10 701 Parkview Terrace Kathryn Seda, Applicant Hey Planning 763-593-8095 I 763-593-8109 (fax) Date: July 14, 2008 From: Golden Valley Board of Zoning Appeals Joe Hogeboom, City Planner 701 Parkview Terrace Kathryn Sedo, Applicant To: Subject: Background Kathryn Sedo is the owner of the property located at 701 Parkview Terrace. Ms. Sedo is requesting a variance to City Code to construct an addition to her existing garage for the purpose of accommodating a handicap-accessible ramp. The proposed addition would encroach into the side yard setback of the property. Ms. Sedo's daughter has a physical disability which limits her sense of balance. A ramp would help to make the home more accessible. By expanding the garage to the north, an indoor ramp could be built between the garage and the home. This proposed ramp could be accessed from the garage and from the outdoors. Requested Action The proposed project requires a variance from the following section of City Code: . Section 11.21,Subd.11(A)(3)(a) Side Yard Setback Requirements. The City's Zoning Code states that side yard setbacks in lots greater than 100 feet in width in the Single Family (R1) Zoning District must be at least 15 feet from the property line. Ms. Sedo is requesting 7.7 feet off the required 15 feet to a distance of 7.3 feet at its closest point to the side (north) yard property line to allow for the construction of a garage addition. Prior Variance Requests In December of 2003, Ms. Sedo applied for a building permit to construct an addition to the rear of her home. At that time, it was noted that the existing home was located outside of the setback boundary. Ms. Sedo was awarded a variance to the side yard setback requirements, as well as a variance to the front yard setback requirements. The existing variances are as follows: . 1.7 feet off the required 15 feet to a distance of 13.3 feet at its closest point to the north side yard property line for the existing house. . 5 feet off the required 35 feet to a distance of 30 feet at its closest point to the front yard property line along Parkview Terrace for the existing house. No other variances exist for this home. Attachments Location Map ( 1 page) Variance Application (3 pages) Plan Showing Existing Conditions (1 page) Plan Showing Proposed Garage Addition (1 page) Board of Zoning Appeals Notice of Final Order dated December 23,2003 (1 page) Memo from Director Mark Grimes dated November 17,2003 (2 pages) Photos of the Property (3 pages) Property Survey (1 page) 217 2091 20S 213 4224 4212 4116 4J.Oll (\lLENCREST RD 4211 4201 4115 523 S29 535 JANA.LYl\! CIIl 520 528 532 !i36 100 TYR:0l TRlN 708 709 701l llOO 208 209 301 310 315 4100 401 4101 ~ lI1 ~ :E nl :0 SOl 416 415 541 510 51S 601 6lS 1011 721 801 901 909 1001 920 1000 1020 1030 4112 4102 4032 4022 4012 1122 1101 1109 c I Subject Property I :102f1 City of Golden Valley Board of Zoning Appeals (BZA) Zoning Code Variance Application 1. Street address of property involved in this application: l-o, ffT~K~ U~~ Tg-~ 2. Applicant: J ~ (\-"Tl{ (L'-/ ~ Name :r I ~ ~O 1-01 PA1G~"'~ le{L Address 6t)LA~ \J A-u.E1 iVW ~ lk, City/State/Zip l.9lL.- Co '2-4 ~ \~ Business Phone ~~ s-:rl-lo~1 Home Phone /of?- itJ, llJ g L- Cell Phone s.~o'/.. f/Jt/J I @ lJ~N . ~U Email Address 3. Detailed description of building(s), addition(s), and alteration(s) involved in this petition. The site plans and drawings submitted with this petition will be the basis of any variance that may be approved and cannot be changed before or after the building permit is issued. S:.&7E 1t--rrTtc4iFit) PL~<;r ~h s.u~~i?'1. 4. A brief statement of the hardship which provides legal grounds for the granting of this variance (see Frequently Asked Questions for an explanation of a "hardship"). Attach letter, photographs, or other evidence, if appropriate. ()u~ l)~'kTe'fL k~ ~fe>LA(tL r-\~s. ~~ ~tr ~f\NT JO 1 fV.-.pj2,(j)fi' -liet- ~ TD () ot- HaM &. S kD-iA1> ~ krc ( tS f\1.A1j~ ffl-{J IS ~ j.)~ tJT}terYL! 1l-\A-T WDlJ LJ). &€ H~~ g Y A- flAAP A'N~ g~ 1,0@!l& (" lib -rD livL HOMt;', .s~ A-171tCiiGt:.> PIlttJ/- of bIWJL/J1 5. To the best of my knowledge the statements found in this application are true and correct. I also understand that unless construction of the action applicable to this variance request, if granted, is not taken within one year, the variance expires. ~~~ 6. If the applicant is not the owner of all property involved in his application, please name the owner of this property: Variance Application Sub ittal: OO~~ t--\ ::r s.~t> Print Name of owner The following information must be submitted by the application deadline to make a complete application. If an application is incomplete, it will not be ac epted: ~ Completed application form, including signatures of surr unding property owners. K A current or usable survey of the property must be attac ed. See the handout on survey requirements. ~ A brief statement of the hardship which provide grounds for the granting of this variance (see Frequently Asked Questions for an explanation of a "ha dship"). Attach letter, photographs, or other evidence, if appropriate. Y You may submit detailed description of building(s), addi ion(s), and alteration(s) involved in this project. The site plans and drawings submitted with this application will be the basis of any variance that may be approved and cannot be changed efore or after the building permit is issued. Variance application fee, as follows: $125 - single famil residential; $225 - other Signatures of Surrounding Property Owners Note to the variance applicant: As part of the variance application process, you will need to att mpt to obtain the signatures of all surrounding property owners. This includes all properties abutt ng the applicant's property and directly across the street. If on a corner, this means across both street. To obtain these signatures, you will need to personally visit ea h of these property owners, tell them about your project (we encourage you to bring along a copy of our building plans) and have them sign the area, below. The signature is meant only to verify t at you have told them about your project and gives them opportunity to comment. If you have attempted to contact a property owner on two sepa ate occasions and not found them at home, you may simply write something to the effect "made two attempts, owner not home" and then write their address. City staff will also send a written notice informing these property owners of the time and place of the BZA meeting. Note to surrounding property owners: This is an application by your neighbor for a variance from the ity Zoning Code. Please be aware of any possible effect the granting of this variance could have on our property. You will also be receiving a written notice informing you of the time and place 0 the variance meeting. 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"- n - ,~ -r: - - i~ , i ;::. ~A: .... - ,- ; ,}c-n "* \i- - -()-- ~ -,~ , , i i . l . ! . i i f . ! ; , i , - ::::IiI , , . . , , , , ... ! \ -,_.- _"_.M . ! ; Ii -, ; j '\ :'... i " . t- ".,. --- .-. -..--".---.-. , i - j , , -, . oll'[a.~Yro~ll~y CITY OF GOLDEN VALLEY Board of Zoning Appeals Notice of Final Order City Hall 7800 Golden Valley Road Golden VaHey, MN 55427-4588 763-593-8000 }63-593"8109 (tax) 763-593-3968 (TDD) December 23,2003 Number: 03-11-65 Mayor and Council 763"593-8006 Petitioner(s): Kathryn Sedo Address: 701 Parkview Terrace City Manager 763-593-8002 Golden Vallev. MN 55416 i\lblic Safety .. Police: 763-593-8079 Fire: 763,593-8055 763-593-8098 (fax) At a regular meeting of the Golden Valley Board of Zoning Appeals meeting held on November 25,2003 your petition forthe following waiver(s) of the City Zoning Code were approved: PublicWorks 763-593-8030 763-593-3988 (fax) · 1.7 ft. off the required 15 ft. to a distance of 13.3 ft. at its closest point to the north side yard property line for the existing house. Inspections 763- 593-8090 763-593-3997 (tax) · 5 ft. off the required 35 ft. to a distance of 30 ft. at its closest point to the front yard property line along Parkview Terrace forthe existing house. ]yfotor Vehicle Licensing 763-593-8101 Attached you will find an unofficial copy of the minutes of the Board. Planning and Zoning 763-593-8095 Finance 763-593-8013 Staff Liaison Board of Zoning Appeals Assessing .763-593-8020 If waiver(s) are not acted upon within one year from the date of this Order in accordance with statutes, the waiver(s) have expired. Park and Recreation 200 Brookview Parkway Golden Valley, MN 55426-1364 763-512-2345 763.-512-2344 (fax) 763-593-3968 (TDD) Planning 763-593-8095 I 763-593-8109 (fax) Date: November 17, 2003 To: Golden Valley Board of Zoning Appeals From: Mark W. Grimes, Director of Planning and Development Subject: 701 Parkview Terrace (03-11-65) Kathryn Sedo, Applicant Kathryn Sedo is the owner of the house and property at 701 Parkview Terrace. (The property is located on the east side of Parkview Terrace south of Glenwood Ave.) The applicant is requesting variances from two requirements of the Residential zoning district found in the Zoning Code (Section 11.21) in order to allow for the construction of an addition on the rear of the house above an existing deck that was built in 1991. The applicant came to the Inspections Department in order to begin the building permit process. Since there was a current survey available, it was known that the existing house does not meet the required side and front yard setback. Also, the survey indicates that the existing deck was built slightly into the required sideyard setback area in 1991. (The addition will be constructed over the deck.) No variances were required for the deck construction in 1991. This was a mistake and variances should have been applied for at that time for the deck construction because of the nonconforming location of the house. It does appear that the deck was to be built to meet the 15 ft. setback but it is off by about 0.5 ft. as noted on the survey. City staff has allowed the applicant to sign off on a "Hold Harmless" agreement form in order to receive a building permit for the construction of the addition prior to the issuance of the variances to make the house and existing deck legally nonconforming. The staff agreed to the "Hold Harmless" agreement only after the applicant submitted the required survey and application materials. The signed "Hold Harmless" agreement is attached.. . The following are the requested variances: . Section 11.21, Subd. 7(C) Side Yard Setback. City Code requires that the side yard setback shall be 15 ft. The variance request is for 1.7 ft. off the required 15 ft. to a distance of 13.3 ft. at its closest point to the north side yard property line for the existing house. . Section 11.21, Subd. 7(C) Side Yard Setback. City Code requires that the side yard setback shall be 15 ft. The variance request is for .58 ft. off the required 15 ft. to a distance of 14.42 ft. for the existing deck and proposed addition at its closest point to the north side yard property line for the existing house. . Section 11.21, Subd. 7(A) Front Yard Setback. City Code requires that the front yard setback from a street shall be 35 ft. The variance request is for 5 ft. off the required 35 ft. to a distance of 30 ft. at its closest point to the front yard property line along Parkview Terrace for the existing house. The City files indicate the house was built in 1939. The deck was constructed in 1991. No other permits were issued to increase the footprint of the house. However, the house has been expanded vertically. No variances have been granted or applied for on this property. ~ j } 1'r1U I' 'f' .J Ii I 1 V -- , ~ . ~ . -- , , p , t l } f .. \ i i' .:{ 'F" ., }' \ { ~ (I.' ,~ fi)~ , /!.~:~ 11'..' , \~~ ..\\ ;h l,\; l'l t ...~ '" ~ " ..... '" -II .~ ." . ;,. . ,of ':'A ":/ .;1 , ~ ... :; 'Ji '(.(' , .., ~~ .~ -:1 · ~, ':~ .~ ... ~ ., I · t ",' ...,&~ I ~1 I .. ~' . , 1-' e;1 j "1 .... .. ~ .. '.. ~ ;- ~~ .. . ,,\ ; r... ~ !. -,\$ :'-., ":... ~-. . .-, -"..".... '" ~ -.,.. iiingiSta.te License Ntynber 9235, set, if 11011 is filled in, then y me or under my direct supervision and that I am a Professional Laws of the State of Minnesota. .~ U 40 ~ ~ t ~\{, , \" ~ bO .~ ~ ~ I~ .~ .~ = ~ ~ I SETBACK INFORMATION FRONT = 35' SIDE = 15' REAR = 41' 30 ( riff! tJ,J,,'1JI' t~;~ S 86'21'06" E 208.06 178.06 30.0 --.... ,-- /. ....~ I - I --'..... -.;....~ :x:: ./t) l{)<C ....../D I- W (f) \ \ I SETBACK. LINE 41' SETBACK WI = I co 00 ot'- (000 Po ~~ 01 (f)l J I .1 W 2 .,= 1 STORY WALKOUT 01 ~{}r .~ m'<t z co.C'.J #701 :J1 .,.,., 00C'\j ~ ( o. U/ ......C'\j ~. /0 <( ~ ~I Iz ~ ---- -----..... ~ 35' SETBACK --- --- SETBACK LINE --- --._I~ --~ ,.... ,...: N I \ \. ,.--' 3 ......-...;.:. 166.44 ,201.44 N 8616'38" W -~ .... , I /