07-24-18 BZA Agenda Board of Zoning Appeals
Regular Meeting
Tuesday, July 24, 2018
7 pm
7800 Golden Valley Road
Council Chambers
I. Approval of Minutes— June 26, 2018, Regular Meeting
II. The Petition(s) are:
4325 Golden Valley Road
Brittany Owen, Applicant
Request: Waiver from Section 11.72 Fences, Subd. 3(A)(1) Front Yard Fence
Requirements
• 2 ft. taller than the allowed 4 ft. of height along the front yard (west) property line.
Purpose: To allow for the construction of a fence.
2081 Indiana Avenue North
Mark Neal, Applicant
Request: Waiver from Section 11.72 Fences, Subd. 3(A)(1) Front Yard Fence
Requirements
• 2 ft. taller than the allowed 4 ft. of height along the front yard (west) property line.
Purpose: To allow for the construction of a fence.
III. Other Business
IV. Adjournment
, This cJocument is available in alternate forn7ats u��n a 72-haur re�'uest. Please cal!
763-593-$Q06(TTY: 7b3-593-3968)to�r�alte a re�uest. Exam��les of alternate formafis
may include large print,e3ectranic, Braille,audiocasset�e,etc.
Minutes of a Regular Meeting of the
Golden Valley Board of Zoning Appeals
June 26, 2018
A regular meeting of the Golden Valley Board of Zoning Appeals was held on Tuesday,
June 26, 2018, at City Hall, 7800 Golden Valley Road, Golden Valley, Minnesota. Chair
Perich called the meeting to order at 7 pm.
Those present were Members Nelson, Orenstein, Perich and Planning Commission
Representative Brookins. Also present were Planning Manager Jason Zimmerman,
Planning Intern Amy Morgan, and Administrative Assistant Lisa Wittman. Member Maxwell
was absent.
I. Approval of Minutes—April 24, 2018, Regular Meeting
MOVED by Orenstein, seconded by Perich and motion carried 3 to 'I to apprvue the April
24, 2018, minutes as submitted. Member Nelson abstained.
II. The Petition(s) are:
529 Burntside Drive
Aaron Koski, Applicant
Request: Waiver from Section 11.72 Fences, Subd. 3(A)(1) Front Yard Fence
Requirements
• 2 ft. taller than the allowed 4 ft, t�f height along a portion of the front yard (north)
property line.
Purpose: To allow for the construction of a fence.
Morgan pointed out the property on a map and in aerial photos and explained the applicant's
request to build a 6 ft. tall fence, rather than the allowed 4 ft., along a portion of his northern
front yard.
Morgan explained that this property has two front yards. One along Burntside Drive and one
along the Highway 55 frontage road. She stated that that the primary access to the house is
located on the east side of the property with a secondary access located on the west side of
the property. She explained that the applicant's proposed fence will be in-line with the house
and will enclose'all entrances into the house, increase privacy, and mitigate traffic noise. She
added that if tMe property directly abutted Highway 55, the applicant could build a 6 ft. tall
fence in the front yard by right.
Morgan discussed the points of examination and stated that staff is recommending approval
of the variance request because it proposes to use the property in a reasonable manner, the
circumstances are unique to the property, and the variance would not alter the essential
character of its locality.
Perich asked if the entrance along the north side of the property was a second driveway.
Morgan said yes.
Minutes of the Golden Valley Board of Zoning Appeals
April 24, 2018
Page 2
Perich asked if a 6 ft. tall fence could run the entire length of the northern property line if a
variance is granted. Zimmerman suggested that it be made clear in the motion that the
variance if granted is only for the portion of the yard that starts at the west corner of the
house and goes straight to the west property line.
Aaron Koski, Applicant, said this is a unique house. He stated that the side yard is basically
divided in half by an existing fence and shed which affects the play area and the size of the
yard. He said he would like to install the proposed fence for privacy and noise mitigation and
clarified that he is only proposing to install a 16 ft. section of fence from the west corner of
the house to the west property line.
Nelson noted that the unique circumstance in this case is the two front yards. Koski agreed
and stated that they really don't consider that area along the west fo be a front yard:'Nelson
added that the applicant did a good job explaining in his applicatian th� other options he's
considered.
Perich opened the public hearing. Seeing and hearing no one wishing to comment, Perich
closed the public hearing.
Nelson said she is support of the requested variance because it is in harmony and consistent
with City's Comprehensive Plan, it is a reasonable reguest, and the unique circumstance is
that it is a corner lot on Highway 55. Orenstein agreed that this is a pretty straightforward
request.
MOVED by Perich, seconded by C7renstein and motion carried unanimously to approve the
request variance to allow a fence 2 ft. taller than the allowed 4 ft. of height along a portion of
the front yard (north) prope►ty fine,
III. Other Business
• Election of Officers.,
Orenstein nominated Nelson to be Chair, Nelson accepted the role of Chair.
Nelson nc�minated Orenstein to be Vice Chair, Orenstein accepted the role of Vice Chair.
IV. Adjournment
The meeting was adjourned at 7:20 pm.
David Perich, Chair Lisa Wittman, Administrative Assistant
���� ��
T�'h�sical I)evel�►p�cn+�nt 3�►+epartrnen�t
�s3-5��-�C�9�/7�i3-�9�-81�9��ax}
Date: July 24, 2018
To: Golden Valley Board of Zoning Appeals
From: Amy Morgan, Planning Intern
Subject: 4325 Golden Valley Rd
Brittany Owen, property owner
Introduction
Brittany Owen, owner of the property at 4325 Golden Valley Rd, is seeking a variance from the
City Code to build a six foot fence on the west side of their property, adjacent to Kyle Place,
which exceeds the maximum height allowed. The applicant is seeking the following variance from
City Code:
_ _.__ _ __ _
' Variance Request City Code Requirement
An additio�nal two feet in height in�excess Section � �� ���� w_._ ____ _.. .. _.�._. �.w.�,
� W� 11.72, Fences, Subd. 3, Regulations by
of the maximum four feet in height i Zoning District, A, Residential and Multiple ',
permitted for a fence in the front yard, ' Dwelling Zoning Districts, 1: Fences in the front
totaling a proposed height of six feet. '., yard shall not exceed four feet in height. Fences
' in the side and rear yards shall not exceed six feet
��'�� ; in height.
_ _ _
Background
• City Code does not permit fences above four feet in front yards in Residential districts to
preserve the aesthetics and character of local neighborhoods.
• The lot is approximately 12,880 square feet and zoned for R-1 Single-Family Residential
use.
• The lot has two front yards—located on the north and west sides.
• Primary fa�ade of the property is on the north side; garage access is from the west.
• The applicant has stated that a six foot fence is necessary for increased privacy along Kyle
Place.
Analysis
tn reviewing this application, staff has maintained the points of examination to the considerations
outlined in Minnesota State Statute 462.357, requiring that a property exhibit "practical
difficulties" in order for a variance to be granted. To constitute practical difficulties:
1. The property owner must propose to use the property in a reasonable manner
The construction of a fence in the front yard constitutes a reasonable use of the property.
2. The landowners' problem must be due to circumstances unique to the property that is
not caused by the landowner
The property has two front yards.
3. And the variance, if granted, must not alter the essential character of the locality
The proposed fence would alter the character of the property and the surrounding
neighborhood. Other properties along Kyle Place face the street as the primary entrance
to their properties and have open yards. The construction of a 6 foot fence in the front
yard would look out of place and disrupt the openness of properties along Kyle Place.
Additionally, staff assesses whether other options are available to meet the applicant's need and
do not require a variance. Alternative options exist such as:
• the applicant could build a 4 foot tall fence in their front yard
• the applicant could build a 6 foot tall fence 35 feet from their western property line
Both of these options would not require a variance and would help minimize the impact to the
character of locality.
Due to the impact a 6 foot tall fence would have on the character of the locality and the existing
alternative options, staff does not support the need for a 2 foot height variance for the fence.
Recommendation
Staff recommends denial of the request for a variance of an additional two feet in height in
excess of the maximum permitted four feet in height for a fence in the western front yard.
:P�td�,, �
.�. ',, zi>> _
` ,
G- _�
� — t � -. ,.,.;.u �
--� - . 430, 424, 423, 422, 2,4, 2,�3
�
V
....:. '�. 2080�. .
.. 4224 2101
' 2040
c
4210 y
4400 ,
4520 � 4250 4240
� Subject Property 4�Zo Zoe, ,
2
� Golden Vailey Rd
1945 4525
1945 L t9� �15 42d5
4520
4570 --
.... 1935 1940
4500
�0 1930
fy x
i
����»t�pkt'C;�1 192Q 1910
1885
4525 1925
4515 �05 1920
4225
.. 1919 1915
1905 1910 _ _ �
- 7905
1875
1865 ' ��"��'�� u���� �
- ��,' '- , z �
1900 `� --� �
860
1855 ��"�
- 7860
�
PlBnning � 7800 Golden Valley Road,Golden Valley,MN 55427-4588 City of
763-593-8095 � TTY:763-593-3968 � www.goldenvalleymn.gov � planning@goldenvalleymn.gov �olden
PLANNING APPLICATION valley
• • • • - . . -
Street address of property in this application:
4325 Golden Valley Rd Golden Valley, MN 55422
. •• •• •
Name(individual,or corporate entitiy):
Brittany Owen
Address:
4325 Golden Valley Rd Golden Valley, MN 55422
Phone number: Email address:
425.614.5049 brittany.owen@hotmail.00m
Aufhorized Represen£ative(i�othef#I�an applican#}:
Name:
Address:
Phone number: Email address:
Prop�tty awner(if other khan applicant):
Name:
Address:
Phone number: Email address:
• � •
Provide a detailed description of the variance(s)being requested:
Property is located on corner lot at Golden Valley F�i and Kyle Plaoe with the front of the house
facing Golden Valley R�. We are requesting permission to build a6' high privacyfenoe along
yard that f�s Kyle Race.
Provide a detailed description of need for a variance from the Zoning Code,including description of building(s),description of proposed
addition(s),and description of proposed alteration(s)to property:
We are seeking a variance from Zoning Cbde 11.72 SLbdivision 31. Fences in the front yard shall not
exoeed four (4)feet in height. Fences in side and rear yards shall not exceed six(6) feet in height.
We are seeking to install a 6' high fence approximately 19' from curb and 4' in from property line in
the yard that faces Kyle Raoe as it is more of a side and badc yard due to building'sorientation; this
creates a privacy issue from those who could approac� on Kyle Place. The fenoe will be attractive
and professionally built.
Planning � 7800 Golden Valiey Road,Golden Valiey,MN 55427-4588 c�}ity of
763-593-8095 � TTY:763-593-3968 � www.goldenvalleymn.gov ( planning@goldenvalleymn.gov g�6den
valley
• � • • - . . - . - .
Minnesota State 5tatue q62.357�equires that a property exhi6it"practicaf clifficulties"in order far a variance to be cansidered.Practical
difficulties•
• result in a use that is reasonable
• are based on a problem that is unique tp the prc�perty
• are not caused by the fandowner
':• do not alter t6e essentia)character of the(ocality
To dernonstrate how ybur rec}uest wi1(comply with Minnescrta State S�atute 4fi2.357,pkease respand to the�allowing questions.
Explain the need for your variance request and how it will result in a reasonable use of the property.
In order to adiieve the desired privacy we are reque�ing permission to build the fence the 6'
maximum height allowed for side and badc yards. Neighbor directly adjacent to property along Kyle
Pl�e hasplanted treesand shrubson their property in an effort to increase privacy between their
property and ours in a co� effective way. Discussions about a fence have already been oonducted
with this neighbor and hastheir full support due to the maintenance required of the trees and
shrubs.
What is unique about your property and how do you feel that it necessitates a variance?
Property currently allows unobstructed views and access into the home from Kyle Race creating
a privacy and potential security issue.
Explain how the need for a variance is based on circumstances that are not a result of a landowner action.
Orientation of homes in neighborhood were determined at time of construction.
Explain how,if granted,the proposed variance will not alter the essential character of your neighborhood and Golden Valley as a whole.
Ae�hetics about the fence have been taken into a000unt for all residents in neighborhood. Fence
will be con�ructed of cedar with the first 4' in height being full privac�r using 1x6 boards. The
upper 2' will be oomprised of alternating 1x3 and 1x6 with 1-1/2" spacing between them creating
an interesting and visually appeasing aesthetic while maintaining privac�r. Please see att�hed
renderingsfor proposal.
Planning � 7800 Go{den Valley Road,Golden Valley,MN 55427-4588 city of .,.:
763-593-8095 � TTY:763-593-3968 ( www.goidenvalleymn.gov � planning@goldenvalleymn.gov �olden
valley
• • • � - . . . - .
The City requests that you consider all available project options permitted by the Zoning Code before requesting a variance.The Board
of Zoning Appeals will discuss alternative options to seeking variance with you at the public hearing.Please describe alternate ways to
do your project that do not require variances from the Zoning Code.
Without requested variance from the Zoning Code, we do not see any�ternate way to provide an
endosed yard with the desired privacy, aestheticsand level of sea.�rity.
. �, . �
l7 �urr�e�t�ut�vey of yaur pr€�perty,incEuding proposed adclit'ron and new presposed building ancl structure set6acks(a copy of G�#den <
Valley's survey requiremQnts is available uparr request;a�piication considered incornplete�vithout a current prp}�erty survey)
❑ ' C�ne sur�en�co(ar�ShatograRl�of Ehe area afFeeted by#he proposed variance'(attacM a printed photograph fcs this appliea#ian ar
email a digita{irriage ta plannir�g�goldenvalt�yrnn.gs�v�s�rbrntt adclitiar�af phatogra}�hs'as needed) ;.
O ' Fees$2c�e�applicatian fee far 5ingtc-�amily Resi�l�ntial,$3ot�appliGatio�fee f4r alt other Zoning D�strieks
C1 Legal desariptions�xact I�gal description oF the 4and'inuglved ir�th+s applieati�n(atta�h a sep�rate sheet if necessary):.
. .
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.I have considered all options
afforded to me through the City's Zoning Code and feel there is no alternate way to achieve my objective except to seek a variance to
zoning rules and regulations.I give permission for Golden Valley stafF,as wel)as members of the Board of Zoning Appeals,to enter my
property before the public hearing to inspect the area afFected by this request.Please include printed name,signature,and date for ap-
plicant,authorized representative(if other than applicant),or property ower(if other than app►icant).
Name of Applican!(please print): Brittany Owen
c4.�
Signature of Applicant:�;, �-��� �t'-�-^-a••�-"�.-. Date: 07.12.18
`.f
,4utl�ariz�d Re�rresentatFrer(if other tha+n applicant}
Name(please print):
Signature: Date:
Pra}�erty Glwn�r Eif�ther than appl�c�r�tj'
Name(please print):
Signature: Date:
Please note:The City of Golden 1/a((ey wi((send notice of your variance request to afl adjoining property owners as well as owners of
properties directly across streets or alleys. Your neighbors have the right to address the Board of Zoning Appeals at your public hearing.
1%u are advised to persona(ly contact your neighbors anc!explain your project to fhem before the public hearing.
�, This�i4cument is available in alternate fvrmats upan a 72-hour requQst.Please call 763-593-8006(TTY:763-593-3468}ta
make a request E�sampies of alternate farmaEs majr incfude targe pri�t,electrnnic,BraiNe,audiocas�etTe,etC, '
�
� �,� � � I
� � � �� � � � -
� c��� _
��� . r .. . .�.
.� . .
. . r: ^,.t. � , :"f`1 '� ..-tR '. !..rs.
a
. . ,
, . � . , . .
. .: .�:.a`4 .... . ,.;: , r2'.,�'1-✓� ,. ,. .
. +;�c' .�y��
� , 7� �')+c, .. • �_ . � - i°; -�'—^y .
. �',.,.. � 7.� � , ." :
� �� z29 y1��" L� S?RE�'T �t�:� �{� MtNhiE11P(}E�IS, MiN ♦.
,�� ���� .�. � ..r ��✓„r r ��;��k '����.Pc������1#�}.r �+h � .
� � �t��2 s .,y �,",�.�,,.r, o :.�'�', � - �"�t.3��� ��.� .
�� � � .. i ... i�jf��. � ..
. �������.��������� �� ��� ` ���� . . . � . . .
far '�a ��r
�"'��.�- ��;C�'�.- ��N �,� �.. �. E� �'` ��.
1'��'`� /,� $`.�.� ��ca�`
. . �
.___.._.......
� �
�
� . '
� ,�
� � � � � �
� ' �- � � �,
� �
�4
��} � � ��� � .
.l t �
:',� �, `JjPE�t�,
� � � �
� =�G� V"Q&'t S"G4•5"� � �
;�,, ��1����� . +`�
. i� Y �. .�i�ay,�� . �. 4
� ... . . .�. � �. .... . . .. . � j ��. .
/f�'�.p � �
� � � .�
�
��sc��p���r�:
� �
Lot 1, �lc�ck 1, zlrh9MERN�A�f TEf2F2Ac€, .
SC�ie t3."=3t}'
�+e hereby certify that this is a tr�,e �r�d carrecf repres�enf�flc�n of a survey of
the bo�ndar�e� af the �and abc�ve clescribed ancf c�f fihe lacati�n of aft buildirr��,
i f any, #h�reon, �nd a# I v i s�tz(e encroac#�men t�, i f an�. Frarn car ar� sa i d l,�rrd,
t3�ted this �___5th d�v of "June , �95?« �GAN, FI£tt7 b �QwAK
� 5urvey rs
� i �e No 571� 8c�c�k �lc� �
, � �
. . . .. . . . . . . .. �� .��. ..� �'� "1 9`�►} { ,,•��.. � �•"-.,h,� .
. . .. . . . T . . .. . . ... .... ..
•�.. t �e�,�a,� �.o a• ,. - _ �
. `�r� * +� • `x �P'd�- ��, f€' §��'
� � , ..t:� -tt«.�,
� - � , ���- t �
i ' 'v, wts,;`i, ','
� � �' I i � 4�o V..
��' � � � _ _ � ..� " (I
� �'�Y �k� �,��'� .r �� �
,
.t�� `�,^�� ,< � � � ��
,
��� ���� � � � },
_ 1 ,,�,���.� r� �
w. r�; ��F' ,.i. P . . �.. ,.�;y��:.
y. �
i' �� �Y'• e . � ��� ,��yvSy,'.
� �S
�° � ,� �' E '
� ^
E ����
� � ���'� '�� � � �� �� , r'�,� �'
�
.� �"'s��`,--
� �,���� f � •�� � �� �'�;�..�� � � ��n a i y� �� � . .�r
•� �;���� •ati� . I I
-� . � ... � . .
/ �� � � :� t
�, �`� � j �r � ;i � � ,Yg�� �
��",���`�'�� � I� I� � ��
� r . . ... � � '�r��`.� .
_. ���4 �4...�.. •+ �h��5 t ;.
� ., ._�,p`�'s�x �, _ ., � �I .... �.� � ,..,' '. + ��� �_
� � �r$ v �
� � � %�
{� � �� i r ,� ,
����. -� �� �
. .1� �` .' >t� C:�r
� •,� • `"'��'dy,� :�k
M`��� ; � �1? .. � i� i�
t I iY
�+� � �,���ti�4� ia��� !
,.2 .., " �. � � �� „IyIY q�"������ ��t�'
�• 41 1
� "-� .�., y�� �� �� � � � � �
... �;.
r i ��� ��
a ^ . ;�,e 4 �,�. a�.°. ..
'��� �'� � e. � '�
t���,.` ,� � *'�;� .�' .�' ' a, ` ��' � � I I
�,='� ;�i-� t� . ,a , . �^•��
+�ys,fi' ' � ,_ .��.` ...� ,�'3+ � I
�i. i�, ` '� 1, , � .'r�'* 'A �.: i� r ."y. �,
. = . ��t'"' -y� w,r *� ' � �� �, f+��'� � ;�
�! �� ' "` WR" �'�''�'`''s.tk .r'�; ""r+rS r N � � �'
�,. , r, a kG'xi. ,: .�
� �"j�, r "d , y,� ''� �^'� �; a¢ #1 � � k� �'V
� w. � .' � ti1�.��
Ar • �... , . � %� ��*„��"� .e z a,,
. �,,� 4 �, � '� � � m a 1�,, "?'i� � ; � �„• ��
s 1 ��Q �"" �.,rt�t�+� � � �� ��
y y �,� � ��y,�.�; Y I �4.: '��`-z9
��t: � ., a�,�'�,�,�df �.. ,�.*.�*� � `�i .�'s- � }�,� ��.. .����������� -�' ��� �;
. i5� t� a c,
° � ,� � .
�����' , !�n �l'+A'x;i�;'� . ! � � -.�w, ,r���e�,�.�
�•�q : :,� .7�r�.r` �'; ' , .� t'�. I��������� ��" � � �'
_� .. +1 ;. �-�.. ;�� ��+g;"� � �` b �. ��
' ' "1' �` �r ;,'A � +�1. ',� y n " '�
�,:� •s T �` � , �� `�� �` "�"� s` � ��I���������
. � " ♦ � .1 t.4 ��,� '�, y �
� � . �� ? � ��� II liil��1lII� �
�� s . �. • ������ �
. . �,�� �.�. � �� .
.,�.. �. ,. � -_—
. w •• 4 �. �,���� `'� � �
�.►
.. S . � � . . ��.
{ I�, ♦. � � . .
�/ �.
N . � � •
*.. R ��� . � ����� ,�t..i' •� . ... � !�1
Z �
� � �!��y . . . � ;
1T
n
.� .. . � � �,�^+'-�Y . QM � 'Ma"� k � �}
l` � s ��
"�'�.4� + � :p ��$
F . 4z
. � �'YY t _x`Y+,4 r�S
� N'"r t�� � a
��M � � � � �
. . , ,
4 � . i.a . y fi'_ .b, d . aya
f'� y�(!+ -}�ri� �.s ��. ��� . A �.. � ''+� '�
� • � .�-. � �� � �:
.. ;,� .
•.^- , '� . , �x,� � �'�
� -``�� � � � � �'"'"'" ���� � �`
� . � .. <w" � �����
� !{ �;.i� � �'. . . � �. .,t.. . � . � �.��k '�''��.
, . �.-• .� �".' , ' � �F� ��r�,� ' .€ "��
- . :i � �� x y #�� i'. � �,. i�.,� � .r
. ��'�. , '�„ � �IQ��� � �s � � #� � ;�� � � .� �,
.. ..�• , . .
�
�,,,,�'� _ +,
�f �� ;-i� r.
�; �'.�'�� ��: .'�. � r �X ��
_�.j '�� � Y�", ��,�°^'� t .
�p�` Ai ), P ���"'�� _
�,'��.. � >r "l��'k'n.�� r.`,F.
{ �Y ��4 4
,'�s �� " ,��''` f'`� ��"� �w p '�;'
,�, ' �, � ,. +� � . a�� �r. .
. A'��
� � � r a� r'�� I�. � ��� - , ` �
,
�P '��`` ' 'i� � ��� `++ ;
� x � � ti P�,-ti.�u���" .m �< �"�.a��,
.A���' �4 t 3,,. �� �J ��:.�} � '� �� ] �� ..
5
�� t }� ..i`~ � �' ��,.�� � �r�` � �'a"�. .
(1�i.� %�F 5 t�� .� �p E x�.�.
� . yYt t J^ # • � .� a ;k ' .
y 4� r�� � �R :(��
x�� � ���> � b ..� � ro.v'.s
�>"`y � ��� ��i' �t�" � i . I� t*1 ..
-g � �,q � � �y�, 4
.} �� y ,����' �
s � �'
r;°�.
�-
- '
_'' . . ;
,
.�` r_"t�
a, ��
,I I
. , � ��
�.'�' r, �„
� ��H � i�fi �:
, � �..� � , a; . K Y �'
�aF � 1� #
..�n^a`,;�'w'. . �' � �"�'� ', -r .
F
�. � � r�� �'����. �'�� �
�F-+;? �" ��F d+.` 4W I . .
aY
�4F
� r- 4'''qqq���� ,. H�,� �
r�� �,r''�+,�� � �
.: � �.. � ;, , �
.y
. �� �
1�,� �.; �
' x ;���b
� �
���e `.p� . �
�R � F�' �
�
�_ , ,
;��b"��' � �� . .
� '
�
: � � ; � r�� �, :. �
kN �"a ��
�;; _ � ��`� � .� �
x � x-,, r: r � � �
: , ����" � �
.k( Y. �^� �.� � Y:'4.K. ��. �:$y��`3..�� .
{
} Efi�
*' � ,'� �• � ,� �.,+c
'� i:� � �' �"� ° , . y�, �"� ^�" �� �
..,f`x"' '"�4 d"'�`� �. �""# ¢ y,: C �r .
�; � �, � �.
��:�k ;'�':..�;� �� ���r :
.r#� ,,"w.� �� gR $ � ?
�2� j� r.� Y '��� t��j � � ��4 �
� y � �`�y� �fi� � Z
��
�°�. �- �'• * ,�..�Y
n �� .�'t '�€ . � '�g �..;x�±?�� ; �,� a
wa� fi
x .P d+ki �•} � .�*'c
.,'� . ,�, � �� {� ;� y
� ,
.�� � � ���
� � �k,,t�� � �",�,� � �
� ' ��; r +�� l
.J�f j, � ��-fr�a���, � ���� ��.� .
c % +i ,�t } x iPt ��. 4 �.r��. '�,'�'" � 3
a
��;,a,�"" ' 9, I � '�" �`1�� r � �,.�°
y< } �i : y A,
3 . � � .'i. u,�1 ��f.. j�p. 1 F'� < "� �S f�il' : Q�f`} .
r� �,,� .. � � � . ..� � ., .�c t'�.. ..� y ,���r,���� �.�4 ? k� � .
, ,k .,,�, �,us..l,^ �c; x_ t '•; : '�� s��.i� �,�,.
5 w t ��°°.f *T"°"` " '1'�; � "' F' ° � ��
'`�� �,�j 4 ��. `�' ��4 � ��a ,c � "1'�.���, � � 3 � ;
� � ,���4r� � �t € t ��, �
?,� µ: �% $' � ��i � t ��
c � � � +�`
� }[, 4
� `F0.:i.. � + (`� ��l�2� .. *���i .J� '! t � � d .
92� � ,�' � � 3 L�j i 4
�` - � t �.. '�F,�''t ,� ''y'i�. �k. '�d�. y � � ..
� '�� ` � ! � �„ y�*�'+� L .. $ , ; :
t + �#: r �; ,
" �' ��� '. a r � ,.��., �, ,
� �,� , '`" � �;
� r,t�: ��f �; � � €t� ; �t�.
� �
� �r'±�45y ti� I�� �"+ �x�_ 1k�� _. �x�� � .
t. > �3! i.i �< s , � � . �
,
r � � � ;c��.„ '� �
�� - � , �
�___.%'��, �� �� l� ��« �,��
,� , ��;
.t
� j �•c � f
� ,, .
t � t � � � � �:� � � ,
I
' ;� � _� ,, � �
ii � li � l � , � � R ; :�.� '°"4+ �� i.
� � � ��� =�r� �,��� � �
i � ' _ �:� � �yx.
, � - �� ,� .�.
, i . � �_ i . � . , _ _. M<. ,.. . �
�����, � � � � �� � �
G ��� �, � e �
,��. ti � � ��.°� ,s�,�.,•�
..� + �i t L y, �.?" gy �: &`��
, �+ ���i�>�� ''•'�£� � +�'✓ �:
::;����� �;,��u.'�`�
s` :"'� �� �;
� ��� °� f ����Y,s
. ;
t ,. �.
�' * q k � � �� :�
., 4 �. � a � .�' ?
�` � � q Gar 3 �v���,
f^� ���{ ,� ���4 1'1� � '�„���f�4y '"�,. '.
#� � �� .
�JR y�� �
'� �'_._. Y. * ��r� �l i�4�� �� ��
.p � ?�.� : ��, '� Xjl %
e.y;, _ •� yd � '� �7"-
r•�� `�4��, �� 3 / ��„a �����{ ��� � � �:
- � ' �� �T� �� �'..
.7,. .�-:€��°'. y S„*� � � f w� � ������ � �� �..�
_ I�� : _ � �''
I � ,� r q a�� . � �°
� ...� � `},`�, i �I �`�;F,: � m �� x s..,M1 • ,s�„ r JA
n` �-.i�i .a,�'' %��'i.� �'
t �
�'t � , �!'� .'! � �� �°� ����5�. ���M .
..: � ; � ` � r.
iB
Y. � . ,,.6: � ,i.4,., � �r:..7
` F
Y y,,�
i. �t0.`� �� � I��� y�� ��,� K1�p�, �
P. t
�
,
�`� � >��. a , ��� u�� F;
�� a �, ",� �.: �� ,a, a
'��' F -°�' x r '� .;��_;
��� _ t �,; �,: + .� :
�,� .. �. �� � � 14�, . s.
tri.A �� °a�.; �s� t�, �,!
� k� � � l w v.- i W.e t"':�ti't,r� '-.P ,.
� i
��� +{ .,yy�'��` ��„ ��.Y �'�i��'�� r 4'
,y sA � +�.ut k"��: x #r` 9'�" X iA.�. -r�
,'y 1
✓",�w � ,�. ,�'
� °v�,� '. � ,� � � � ��". `s„�;' ���x.a��
'� aa � ��,�> � 1 k��s�'�:��t�`_�` �*�'��:�� �<:
�`�r '. .'_'�' "�' �'' *, .4 ,�°w '
A.r � e� � 1! �`t4 .��k � 8"� �.• � IX�
�4 � � i
.�'s. ,'' � , g 4'^� -,. : A R'� 1
. �1 5 ,ya �Z '? �+r^ �� '� �1 ;¢ �:
r n:. �• 'k . S r z' �'`�i' ±�Y ¢, !.S 4�7
"t' �i ] �x .�,�'^i �,i
r� ���� ! �' ��(� ��EF �q. ��,'y r� _i VI F�(,A�.
M � � .� �
� ������� � �.�_ � � �����F� -
`�.p.�p y��. � � � � � ,�Y'�' d�'�.,Y� ��
, �.: 'C,;{.m �'t� � � � ' "��"' C� x�
�s",�3��. c,'`�` � �'` �*�� ��''
�S.. ��� - ��.s �� � .` �f � ��.�'� !� �� �� �{
1�� _ a� r;.- �' `��� , � � �����
, �.' _, }f �E. .
, -� . ..'.� �
�� '+T� �x�' w' !, .
� r n
4.i� ¢.,` ,qp�y i'�'.
F � � _
._ �.'s, �Yn'�!
3
. .,.. � , ...k + , � „� ., ..i �x �v
qt 4
1 ��,'�`�;�.` f��� � +.,�
. ' ,i �. e�.. �„ � �t�( .�:,A � ';��' ��
�
, r .._ : n �4 .
4 �` �., ....�� . , . .�'. ^jy't�.� 'y��.
a�� �'� �� ��� �'i �
,R«� " t r ` 6� ,. � .. r � ,: . � � ; ,sg, .
y � i,
� t ,F .^ 7=� ,g i f, [r,.
�? � ,yYX a�� �F �: "�
� � , .,�n, � ���,�,�x"` � .� wF 4._ '� �P.
',. ��ti•` � ,� �i .x,":' + S � ' t �a'�t�
v��� �� � ..�g ?' ro`�� y�ti .
1�,�2 ' . � . Y 4 §�, T . �'3
. � ,.:�- . ' ,.,' � ..� ^1C
1
. �� '� _ x ;., �� , t y4S1Y��'''
n,:
.� � x� 'a ;ar r��t � sq� t
R��:. ,�� • a ; . , :
'�t- Y� � a�r;��s �� d��s+��X �
�s;�, a: �.�' �. . � F e ti �4
7 a
`'`�.`��a��� �T . � � .s�s � � T ,iA{ M:..:
� ,�,- � � . A.�. � y�sw �t�.1£ �3 >� �4 �y}.
� . ¢ h� '�M � �A� x'��� ��
yro�'SM.,• -F3"', �i ��s; ,� � � �`
"R""�� "3� £:�, �' �7�� ..$ �. ��'
��y �M ,4 � � a`�� ��'�`��a
r �� �y��� � � �fi i ` �� ;
�{"' �s ✓.. -��R
r�"�y�'p :� f f x
.. f �i � - � �� <�� .� }� k' �t`� ��
i
� j � � F- � . � . ..
� /f � , �� � ' � ;' 4 �a. �:a `� ��'�� ��,,>,�
iF� / � � . .. � ' �� �4
r �� r { �� , � X..;� < �` ��. :�,z�'2'
`�'l� lE f� �- ��
, � � . � � �
� � � C,
J / j� --,'�,ria.ac�,��.� . . � .. ry �y e� m-r
.\,�4�� t� � � i ��',"" _�� � •M�w�Y ��� � Y��
`1 �{
j P,_. �' �= .g �-� ��k� t'-�� �
_.� I _xe �; 'T.c °`''�. '
F A�" s ��, ' R +"r� s
� � �' � . - � ��4 t E � ��:�
a6�, 't' �i .: ,{,?' . y=y.�
�� � ,. "•'� ! t'�r ,;s` �t{•�y
�'��''��` � ` � � ' � �� � � � " � �� �` _:
� � . $
�� � � � �`sY a {����,�- >' ' a� ,;rt �''' �,'�, '
; ` � A" � ;� � '4 �+.� :x'`
����i������ � v i���w�t � y 3 ���. ��' �, "�'* t a� .
� .� � � 4 :� �`= o�,.�' � �'+"' .
.,.a..�. . ,.. . - ��r�ia�.i:. � ���.'�4 ..A ,,� �"�qx��.,,� .� '�',
, , ,
� � . :
,,`�-,,�' �r �: ' -
���`� � �� �� � � . � � � � '� �` �
S�' f��y� ��� •i ti~ `' i. .�r ^ � ' . ' , �q
'� "i f 1�".,�, �wI' ...F I,. `l � f`�_ . � � t,'..
bA '.. M1 �v`� �q ��� i 4, `�Y t U : . . af M.
'� „�` Sf 6.x*, ; r"�._. ,a
t• �'�'�• �,. � # .' '°� ,
�' � � ��"i� �4;: � i'1 '" x � . . . . ., .
-��" x� .. :� r �. . �' �_ ��'+w.,�� q� � . _..
y�.. ��� .. . . . .
j�> :f .�.�. � ?5'.�
�e k ~ �S ��r t � r a�a�'
�. Il j, f� S ^yd1 � . ` �# � {�*:: yl,� � . . .. � .. � -
A. d 1 f ` � '*�3: n g' A F S � �:
_.r.;. � t . �1'1.. .� ��',�' S� �� _ � . � � � �
✓ ' ! t
S �� �y5r � g�� *r y � � .� � � � L�. . ..
,f�r� I�ti� "!± .a R�fi�� ,�'?a R i',y� � '`�� � _ .
.fyY ,�'� t�4 � ; .f �, k�� 1.� _
r .
. xi +{, , �� y�a Y � . . . .
5 • � d� a
� - � �yj ti ,� .
)a. V ��M"L. `���'�.- .�.� " .
sr:
�'.f = }N�f�,� � �" '
. . � ;�
.
.. . ,
. t .= ' ��� #�." `�,�
'� •� J^� � ' :a ��f ,rp R�, 1 .
c. �w �.. ��x .k�y.�,'��. ...�..
� s i�T �,� � � .�R �.�,�. . ���^"t.7}� � .
. �•�••��J '��� ` ���# � �.'� .
.�• `�� y �� • + �.��� _
�``-3-i' !•�.�.t�. 'l'�, �'a`�a t� a
"y ' �'��� ,it � �'�. { ... �.
1k�� ``y� - + <.. .�
� § '_ �o. r`.
� r-. � r: t�,;�.. . ` - -.�t� ;� r . .
�{ } � ;�� 4'. tT t. �'�lr- �
. .
r �� ��, � ��� ��`�`� .
- .�y�� �
.;ae 4-, ' t ."
j :�..'��ti ,: �'_ l_` "i'. '-i ,,,
� � ! .�� �` ;�..�. , ..
. . ' _.��� .�
•r' :F F >�,�a �
, :
..� -..� ' .,'y . v .... -- . „
�,.�.. *� r,� ' '` �I.� . .
.+ i +µ �� ' .. � . , ��.
~r�i �.��� }
Xs'� ,:: �• �, s `
� .•k� � :Y�� �
•1� �`���. �3 `�. .. � ..
y- �'���` �; �.� Y{t
F',Tw� �?��sr`� +�i • •�x-�, ,� ..
•'i . x !• ...� ��P Ji
� -r' `3�;,' i
.. , �, ." R' � i �
�`r • �� ,. � s• �a�', �, I�4` '
�� +�{t. `_ -.�t.'
Y�. . .. �yt rc,. � ! 'V',y ��:, , .
'� � �;�� �. �r : �
Y�,. }�� _ . . �'
,*, ... ry r I , ,
..,�� ' . ._n
g 'Sj+�, — ,r ' �
�r (�.
.$.: . , ,•} �s-r<�..~�'I• �'- � ..t �� ... .
_ . . . . � *- .,
. . . . j _Y ��".�.� �� 1 1' ... �
- � x'<.• ��r .
.
; � : ' �� ��.. ' .
��fy 1, . x •.. f � �..� .. � - i
L �� Y ^i
�. . �.-*s�,`t 'd(��`4��" f� �� >,'�:�� .
C'` �. .r �`� • �-'�t��, � '�"'.♦ �' `�' i §'. �'" . � ..
• ������►`.� �♦ .a ���;
��r "� �'i�. - .� �. .�, -
,,, �`rt,; �, . ��,�,�-`� �,��,
.,.�r � t � �
��'�1vv"`' - '� � irs,. � ;t.'' . ..�. .uirrlf,�` a`„� j� .�. . .
_ �� �� v '� k���.�� �.x^�,t � ���
�7 � F.k fs� � * � `
�.�� �� ♦� � _ .A� F,.f .�.��, ` � , � ..
�, � �I.1 f j. 1 �� �� �- .'��.� t y Y ^(2 •�y' �
,.'% �... ��• . -�
��' �. r ,
,. � K #;
�' � ,` �
s� f�, jtt
¢�� � :,x .�: a�� F 1 .
�_ x - � e��. �,� +i .
�a� � �i�q� .��' 'Y�� 5t� p�n�•5
��� ,� . � � .
� a `� � ,� ���b .� �r ` a'�s. � .w� �,'l
t 4 '�tt�r �+`
{�p� a �
x P
'r � r � c �
'�`.- 'i,• r ��'"� Y � 4�. �6�,�$ a..� - r ,
� � ,�;,,� jC� �, =a ;� ,
; �` � � �� p
r 4 ,;� {�f'•� 4.
! . ��� �� �� M'F '� � ..� �� .
� n v �f , �
'fr � � �. f� �x*� L��'i���;�� �� �: ?`�'�'G�� > a .
s �� ��,. M� �' � .
, y � ,�`' � � ;,�.,''�� et�� �� �
� ,�.. �,��,,s��, .
�: 'f-t,_ '�� g d'''� K�S. . a� �, a`x�"
� ,
Yf ^, �A�t A�°'
" � � f�r,� � � .
�' La
' �, ' � � t �wG � ���4�� .
r.. #a yr�' o . ,�
j-`�T , . '*"' � F.�+ 4f� ��.
>
.
.il, �a� �<�. '; � ... + .,.y. � .
' `� ' ' a�v � .n� .:� d� S 9 .
' :� .
.. �s - ;`� ��' "��k �
- . .'� , .:. � - . ,
-, , .. �' . 4, � .�
# r
� � 1 r ; �� '�
i; � ��r �s,,� �'�
a J � .
�'�:� � �E
° w .: d� �� t 3
'� ,tw^,/, � { ;�� 4
.�ti �y .,,„ �:v ��,�� '� q
a � € �4 i .p� :
� �y�� - , . . .
� � �
,'vg� �v�' _ � �} �� �� .�.a3 €�;
r� t �a-�# t� .
r
w ,�.
�� �a� . : g� .
'� �, t',��i�a �s:� e,��7F`-.�
3 � � �
tY �
�.��y ,ep
�3��v+t1`��� .� � .
`�N�'� �$ . .
}E�
� ' t �
�
�! ,: ., < ���� �, �
Y �.`
:�
. � . , � . � ' �� .
� �" �
?�4
. �s � �'C�. "$r �. k,3#. , �
� � �;. � �
i. ay 1:
A+''.�... . 4� � r,,,� , ,� ��4. �T '^I ��,1.
uY t.
Y 'R . ,.tt ; ` .�� V € r.. � �� �„ .
y .1 �� ;.C., k xf i , � ���� ) : 't41�,�� .
�_ . ;- �� � � ,� ;
. �' � � � . � �
�i �� s e� ; � � # �^� e-�.�r � � � �. .
.�." '�. - � r ���� a i,`; �� t tr�� '* ��`� 3����r��^
�I�� � �,� 4��� �. �� . . , � ��� �� �# 1 �� .
.�` �.1 , L .. rf � �� �A„ � .
� �Y. 1 . W`' 2'Y :�y^. .{�l � l. �,y � 7
. � f�
�.' 1� � t ,!?.� ..
�`€
.:x_
.. tY�� � ,f. .
x
. ^,+:
t
.�i �,r . ��� � !�f s'(��' . .
�` ' ���� � � ��' P '� , � �
fi �- �� � �� y � �
� � ,
� ' `* a
�� � ` � ... �� �5 kt �
� Y
_ �j y R){.y� .. 't g .
_ 5 { . ''�.{ II:G'3� ry q ,�� .
�� � ��� t�� � ����.
�. { ,�p y- ,-�� �c; , �.
.
. � `` � ..� "� ..
� , ,�.
�,� �� .�� � : ������� r <,' �, .
, �
. 1 , 1 '- . .:. -— -i* � �;, �`� � °��� ,a. F ;
..i�� 4 � s6� m , ,�`� `+.'e a � � `�.
M�3A. 4 � v� ti. � �a� ,�fi ���X"'P � ��� ��
p''�� ' ��iv 9' ��.... j�.y L� �y, S )�. # , :3
��:., \F'+v, f���� ' �V � � � p�ai. -� � "�` '}�."4}}t��� ��:«�s! �'��.�" � .
fi .5��' ��L \ `'t�a +�'�.y. ����� a § f�' !
.Y.- ��,�\ �-�'i 7#•EF +l/y f"9,�, � ��.�'� �l �.� 4�,��� ,�:.
rc ��'7'�t �,. � #+' :�� �^ y\ b. , . y� �� r�'' r�-Y�' � � #�� .
�d� � � �
�• t -t��°` �g�� • �„ '� " � � `� �F � '�� �., `
�'`� �''��` #� ; ,( S �.t ��A`* :�$ �� c
! �.-'s' ( ���.�' y.,�i � m>°'e� 1��r� v t ; } k��
�`� ''f" � .r . . �"��a` ,'. . ,. � � F� .�' � �
M. � • .�'j � ��n � � . ". 't�.: �'�� t'.�� 1
�S'+t ' �``� ��� �li �r? a �,> r R.� . � , �
� `' . „� �t �..
a 4
M
��� "' r� r��� M' �`'a '� �t M ` � ��," �,.
�a �.'. F5�`� I ;'c; '� t.' �,�4�t�3
. � ..�� .. �y � ..ix �� ,. �� ¢�. .
s �� � e�,� .. '��' ���� ��
��` � 4� �
. �R,,-�ti�.
. . ��� . � � � � ��� *
. . �. , ,_,S �' ; �_,�� � -
.. . ",� "� ,.y 4� .
. . .,.y� � ..
; t ; � � : �� � ��� � � �
� _ � � � � � � ��� � � � � . � .:, �"�� �� - � � a�
� _ � _ � :. , ��� ��
, �
; � t '- ��;� ��; : �F �� a.
, � ��"� ���
-� � � '�! ' � 4- � t
� .� . . .�`
��..�� � •�'� r e,,. P� ;�d'yy„ � '� t�� . �i � . � II
�,.. � �,`: •
. . � .
,
�� ;..a, z�;._ � iT � , ,l;,t�l � II
� `� .� � ,` �� .r . �`',�� k:
(�. .y
-N�.. �� �, t a"�tn'fi ,. . � I�
,r �,. < y.�y . �'�
.� �'-_� .
��� '"'+d#}� ��, {�.�.. �`� '` � i ; ... . �
��
s '+ �;i� , '-'¢ '
,. .
�' `�. ,
�
• u
� , i�f�.#, � '� '��� � � . � . . . . ..
� +D. �� � �. ,+�t�,i K� ... � .. . . � . . . {, ..:.�a.tq;Ld.?�,
L..�<, ,�� 4 �� � � � . . � � . . 9S' .
'W�t� B��yt N 3� � ,� . . � b � t� /
• � ��. � . r •� � . �.
y y� , ' � � . . g�.� + .
` ,�.�, • �. �� �+t�'� t `•�w� T�^. :�. .�� �4>
w
�'.?� l• �Y� s.: �K{t � � )+':.
.�b �lf
f �} � ' � 3'-�
. �� �;
,�
i , k�`
M��y� p
1� � ��41*�A.= ��`
I
� � #,�.�`S ;
? � j t _
� q� . ,% . . .. a
/3 4� ��yy ���"�X"F � ,Ac" :' -`�.
y k Xy'
y � .. . . . ,��y .ifi ��m,�
'� t� �- � ��.s t�������r�.�.
� �
��ti�� i�� ,:� i�� i � ��
X �� ��z ���� �����:
.Z��y x �F K*d*�
. �- s� �' � ��"'"� ���
."yr`�'x ,'� �
��. ��
�_ -. . ��, r ;
�
,. _t:. .
��`
,w, . ,." � ,� w•
��� ,��
ti�"� ,i'�` .y��� �� � -
'!$?� Y���� �-0 . .
��� rv��a ��$��l . � ��`� � � ���
'�`5. �. f { ���s
.�� + � p ��i'� �1'� i� �. � �� �•
7 �: �, .. r��- _ �,L �. i„ �'
r.. �- � . . ,� �. g z � � �' i ��'
� s, � . � ,�,�? ,�,�`�+.. -�,� A� �y�
&4. � 'y y�}
...� a J.. .�. J .: 'yyr',l�.i k 4a�i'+�,. -C�,�'m� f^' f k�� �
•� � �. . „.y ��+�.�/ .�r �/. ' `�:.q"a'4f
�1 ' - �>� `� ��- � iX� i 'n�- �
Jis, 4..� 5 ' �^Y' �yl '_ i �'t".I
- ���� l i�� �" t� .
' � M �a'',�Y`.'•z��?e�, � � �s;n. � t� t t t' . ' �, �, � s
�' a m�-a fi� . r `�`
�\.`'� : �j '#�r �' .h'• �„;y '4&`<�ja . f �;r u ,.h.,� ,V,1.:�...� � �� �§ -9'�
�� .,.�" t i ✓".�F! � °d ,{�:,. 'r' � �r: y��'.� ��'
��
�,.f. � '� rP.�M� .�y 'Kf'f��¢✓'�+y,
P}.� +• . �, � y"�`..9: ±�,'�jC�^ '�` .4 . ,u,�"�' ,
.e-
��^' - �t � :�z'�`
�� X 4 ��''� a:-� .1. 1�' �
.!f'' t� -.� .t � � 4� , t ,, . ''e^ �.` 'C�z
� .' .. ��i+ ���� � s�� �v...�' tr �� �` , �� :�-�c E �� �` �
m :a z '� ." s�5.' ''` ,� 4 �� � r ' � �
� ��. �� ��� �
.�,� , - li +14 .� 4.��` �x. �;,: °. � r-a *�
yy�� �� ` a 4
�Rt � � M r,yt.�R ' ��
r ��
y,—�—�a , ..�, ., "` ir"Y;'!a ,a .., � ' - . t ��
. r;� � • a a
� � � � �
i
i�T.�� 3- .t�' • � � � .; �'" Y
M1.. •• �r� �i, y : - '` ; �"`" � ��
:. . ,s _ •.t. _ r�, �t � �
• - . , .
.
>s• ,� .c�,e,� ,'� �S �� �..
�
. ��►'a„�► a�, � �
��. � . � .. � . -. .r�"�`� af�` ��,y� ry{ I�
•.. . . . :t jr X �{ L' t�
�� �L, • • � ' '�" 5
]Ar � � �?��;h d'�
� �.. L . . . .�StYi� ,.� t -.
.S�.. . . , � .,� �". ,y=' p �';° #
.: � � � "-�s �� �'�.
�I . �', • , � .•�� �� � �� ����
. � ��{
��g� � � ��� �t I��
. ". -. �.y��.� � y 'i �y ����
.� .��' p �;'� �g e�t�. ��'�
. Y, � 5� - . dy" � � .
� �rch
yy i+�
_� � • ' . . . 1w 'hh•:G. 'w+.�' _ ; t s����`J+"� '�S�� �
y��-�� . '.SF_ . 4 '� .. t v - ��, n "�i�''� �{.�.
�"�:: �. � F � �������i I �d
� '�� i' �'�`�m x �'>
' � 4,�.. � �+ ���c �, ;
. 'yRa. 5 .�'`M.
.'r" '' .. . -
,� �
,�� \;,.
_ 'F�
,i � ; ����A x m
. ,�ti�' � � :
.. �� 'M. t - w � � �t � 3; �5 fs#t
,^f� , u �<Y% � $ ���' ',�q+�g` �F
�y 3.. , a s
,t��., ��1�' �t � �sh r,��#,r ��� k� � .
.„
- �� }, ,�_ ,. .� s���� 1'. r ��'., ��-'�,s�; r:..
y�y����''1�?„�.�.,.i;� �' �{�,,
�l .. � wt. �;'S� .., .x y,,�# ��; ��,
���� �� ����
P�ysi�al T��vel�rp►rnent I�e�►��rtrnen�
�s�•���W,s�������-���-s�c��t����
Date: July 24, 2018
To: Golden Valley Board of Zoning Appeals
From: Amy Morgan, Planning Intern
Subject: 2081 Indiana Avenue North
Mark Neal, Applicant
Layla Cemenski, Representative
Introduction
Mark Neal, owner of the property at 2081 Indiana Avenue North, is seeking a variance from the
City Code to build a six foot fence on the west side of their property, adjacent to Legend Drive,
which exceeds the maximum height allowed. The applicant is seeking the following variance from
City Code:
___ __ . __
' Variance Request ` City Code Requirement
An additional two feet in height in excess ;�. Section 11.72,�Fences, Subd. 3,'Regulations b �
Y
' of the maximum four feet in height ; Zoning District, A, Residential and Multiple
' permitted for a fence in the front yard, Dwelling Zoning Districts, 1: Fences in the front
�'�� totaling a proposed height of six feet. � yard shall not exceed four feet in height. Fences
' ; in the side and rear yards shall not exceed six feet '
' in height.
_ _ _ _ _ _ _ ;
Background
• City Code does not permit fences above four feet in front yards in Residential districts to
preserve the aesthetics and character of local neighborhoods.
• The lot is approximately 20,501 square feet and zoned for R-1 Single-Family Residential
use.
• The lot has three front yards—located on the east, south, and west sides.
• Primary entry onto the property is on the east side.
• The applicant has stated that a six foot fence is necessary for containment and privacy,
safety due to road frontage on three sides of the property, and in order to block the
road(s) view.
Analysis
In reviewing this application, staff has maintained the points of examination to the considerations
outlined in Minnesota State Statute 462.357, requiring that a property exhibit "practical
difficulties" in order for a variance to be granted. To constitute practical difficulties:
1. The property owner must propose to use the property in a reasonable manner
The construction of a fence in the front yard constitutes a reasonable use of the property.
2. The landowners' problem must be due to circumstances unique to the property that is
not caused by the landowner
The property has three front yards. The location of the house on the property causes the
western front yard to look and act like a back yard.
3. And the variance, if granted, must not alter the essential character of the locality
The proposed fence would not alter the character of the property. While the side of the
property facing Legend Drive is technically a front yard it functions as a back yard, with
the main entrance to the property on the east off of Indiana Avenue North.
Additionally, staff assesses whether other options are available to meet the applicant's need and
do not require a variance. Due to the unique circumstance of three front yards and the location
of the house on the property, staff finds that a conforming four foot fence in the western front
yard would not address the property concerns. Therefore, the applicant's request for a two foot
height variance for their fence is a reasonable request in order to increase the privacy of the
property as well as limit the road(s) view.
Recommendation
Staff recommends approval of the request for a variance of an additional two feet in height in
excess of the maximum permitted four feet in height for a fence in the west front yard.
2?ii --- 2135 2150 ,�30 2205
2200
42.10 220i 2121 21J0 4035 2201
L
� _.i
4020 2272
(E:CIt"t`1',. . 4025 `
2111 2110 _ 2200
�
- 4010
4301
4241 �31 4221 2141 2105 2104 4015 2150
cr
�i��,r�
..1�l.ir =.
�,
4224 .... 2101 2700 4005 2130
a 4001
4210 2
400 •
4250 �40 � 2100
4320 20t1
d120 4110
4100
2080
A000 2040 39
0.125
°35 °24$ Subject Property
2�00
1940
1920 1910
1885
i
I
i
I
I
� v I
�,�.. zw v FUYe
�,` � --
� ! �
� �..� �''�, _ �� � " �
i �F�� -� � � �
i � ��
t�? �
.
� _
� � �`
d l
.
�
\
.�.:: " ` " .. .
.�. ...__ _ ��• �
M^;
.._ _� . � �'M
..\ '_. C'w]aAY
,__." � . . ...
� - 'raF Y
. �
�: ... .., ..�._.. jT I
F1 A J I
STEF I l I
� \�'. _�I J I
I� `� j/ � �i I
-' I� 'i � rxG� I
' � a � I
��-��
I� � ��. �
:� - ��;,.w �
��i
� -- �' �
i ;; �
,
, _ , ,
_ _, . .�_ ,
r�� � � ,��ArE - � �
;, --_ _ � _ _ _
_ _ � , �
�� �� i = _ - , �
� � - ' j
.� � - - ,� �
�,�„� �x=m /
�:. �,�� ;
\ ; �
,
<
� �
i
�
. :: , �
,
- � � � � �
�� �.
i P /!"'�� ` `�
�� ; �;r.
F: .uarx.+vr��
d�, � /
I \ � I
� I
�' �' .. � �
� I
y.� I
�. _ ;
. .. . ...- V f-
k
��
----—__— �� '"�
_ _ �w � �
_'-�-- w�c a,;erau' - _— �,a..:`1�' *x+,'�. �_ :,�.,t,:: .=es k ►
— - _ " RA.°t:-. ��: 5.
�` �v
`l
�„
� ,yz a �� -,.� f� ,r a ..,,�.�,.
`� r�+h' > 3= f'^^„t�- "- `'�� � r"�.
� ty �� �
� �r r�' � �x++ �
��; T"'�'; { ,�,d1� ' w �1' \� �
� +�� x.t �'�ak7�s'� �1�'��� t s v 'txw �',-.,, ` ",,..` ` I
� ,�w ;��� �s m� �--�.,.,�..
�`��:�i�.^ .ei���'�,�j�$�:�� �1�� �� �- ~�'�, I
�^�=�-� ��,�tn�����: y `:� �'u,y��"�.e �\.,�� '�, �
������ �.t� �''� "�ry � �``r:1 .,�..� ���•� y f �
�r� � I
�7 �.. � � �� �.
+�:� �'^ \ '��\
���, �;�.- ✓+,xu e�a�.cr cn��� ��\ � ��y i I
�,
\� �
�� 1�.�, `
, �r r ���,�t"` ' �� ��b,�
�
��' x.���,:n^` afl�,'� �
1,r i
��_ �
� � NE�1L KESIDENCE
� �c,a�iNi�,n.a nvFr�uF nioRT�t
�„4 GCLCE�VALLEY,MN,55422
� sse re.a�
�1 � =8 6-7�-7�Ifi � '. N/A
ttRCW.NSIHAATOd J�x1M by
RDM. RC.. #I A
�,�-�, ,,,,:i,:
_ . _ .__ _ __ _ III
�A . �� ��.�< ,��:,� �,: ��.. ,. ....�.��� .�. . ._ , ,
_J�_ _,�.��� �.���,�;� r�,.e�� �
_�m._��� . ��b:u�.. . _
� �
�
�
�
�
�
L
� �C�r A�V . �1 ��..D �r !1���N'A #�t. , .
z , �-� -;� . .,„w� r,• µ'a
� ���VE1f� �� ,�.�,.- .: _ ,.
�
� ,
� >� �
� �����.�� ���� :���� ��* � ��;����-��,� �r���, #` �;
,� �
s �: ;'�
� � �� _
� � ��
`� F
a a r�j
� C� RT1�tCAT1� OF St�RVE'�"` ' m �
� �� n,.�., �..�,,.��..,�� �', ������ � �.�..� � �
�. . �. .,�,. � ,
� P s'�''�"�",�t�''"� x r.,r �+�' ��"yxd �a+F"�¥� �.$✓i.d ��= 1 � ��
; �^.`�" �t4a^�''�' . ,sm,r»xs.F«a- ��. rw� n..�e,va�m�ro,�«,.,� , ��sr�a�w� �
<��+ u
�
,� #
� �' t �"�, ».� �°.»a+'"� a.. „,,. "` � i,:.� 2
y. e,� � 1'�' �^�..'�_� � t . A i
� � .��` �;p � �,
� ���m,�,,. � z� �r,:�,-3 ';
� � t." � `s.. £�
+� � "�. �,N°�� � u. _..�,�,�. . .,,� �^. �x�, � a
� �, � � xF ¢'x- x; �� � �
� s� s � �a�` , ;
�y�, YFvE. h � #, ��t i �te, � .,¢„} � k
�s' �n'2'p �� � �i" F 9�.r..._ "J° ti4i. c
J � � "� ,a
�' ��a &# � �x� �
p {4•,, �`�+ s � .�� � r Y
i Wu�::��Y��a��` s;x� 5' a -> �. � ! ��'- r �
� � fi� �g6 �^, �� � �"� a
# . � :� � u� � .m� k
� '��""��,,�";� �+�,�t,� �F�" ,,�" �a��d�';�#�:��� `� a�' � �� �� c�;`^} �� m�m �
, n
� ��' "���'; �i b�r+���'� � ��� s.���1;��';� � � � � � � �`� � � � �� � �
, r f � �
� ��� h���ar����� �`�� r�,��3��"�, �� ��a � �: �` �S� .e, $.. ?�;e�.... m� .,�,�. ,�� �r „ #
" "Y''�a`�'� �,�'�'� n'"s��� '��" �'' � �'i�r �'`�'�.. t�� �;: � �� '� �' .r''e �' `'"`� R� '���'�. �
� b��;v;�" �"�����` .�b't'"�i �k� ��� �'""� �"" �� � ��` r °� � ,�� ��'"� ?" �=f �
� �"' � �
� ��;.��" �,^�.�`' ��' 'a` s�a���.+���` ma�t;;� ��k .cr i "': ''�. ;u`, �
i 9'�;�� �°.a'�" ":� � "���x �;�y, ' i�"t;:`u�.T � �, f s �,�. # i
. ay < a � �, �,�' �
� 1"s��d.r��"'�r}�" �;�a"� %��°,a��."� a�g wa��-�����a t ;�� �'< :v, �,,.
4.. a ` ��. E �,k ��,
h �,nfya:.„.�<�."*i� %��,d��.�'.y �' � a.. � .;
h . �€ � , �u� ;
k � +�ir.f +"'�' , a
ff � ���}� A�? �� � �
3 �A��m IEYT.�^°t4� � �:.� .,.F t
� ��;��i�9y Yrt ,;i; #� �}1.,�� ,'w �t L:^,s„� FY" � � �.�;r,
. '�,,.. ,�w,�a�,.�� . � �, ,d��" `�..
} �' M,;• s
j fi
� f �`�nt� �
b a.��✓ �:e ,w„� .�„ } .�.
� ��^'� � aw a. ;
r h�,," tt � � � ,
� n
� . ���a'a+� �".4�r `�r.,�`.'�m., � ' a
' 'S"�a ;�� n,.�, �t.
}. . � "+�,�w 4 �y ,:', .�
� �„��^# �y.,�� a�d� �, v�y,� $n �''� *
i � �`�«,, �' :.;� �rU f
� �� �"m�` v- � �"`�,'�y� �� " 3
� '�y x �� ,» , �:�' .
t °"'+` t
`a �"�',:.� '�� , t'�"4i� �`� �
� �`'":,Y� i;? a
¢ � �°'� � r
� `�"a�z��'t��. r� i
� � �" ,
s y �� �
� ' �`e
,�.,�� }`.�
a ..€�sR ^u�;;.
�¢1 g,� �y g 'y� �
����� f`;����`@m� "'�`dA'a f y '�g�' �°S' 8" . � � .
�. a ��. t o�" � f � e',a�. z� �'.�w� ��`�"."6 ��, �^�.�a,;'�` �""�¢ 'P�';.����.�^,F,p" $� *: s� �f �n7�` °^��w � 3
��� �� �%�".,c��`s���" � , �" � 3 �� ' �r�s`' -���`.�+��; ������?"h��� e����,� �,� ��e 4?Y �r��,.,�?�� �"t� �,"�� '� . � r"�a, � � ."$f "+ �; �
,
{� ,, � �. ` �
.«
� Y t , r.m . u�
z i �°3r�;k.� ���^e�'c L�"3„$&'�,� �: +W'r s� `.,� r '�3: �7a6k�Z� �R'ca,;;����'�N'���1�$�.��r� $ � �n�''Yx� �r°`��.,. %'w�' ��. ��.`z � �5�;�'�;� �
� �
k �
�.� ,-. .. , �)
�i. �t���,� ' ""�;�. n�'�'°�N �+:� e �'�� �r��� ,, �� ����n� a* � �.,q ¢y
s
�; ..,.a am�,e�a�:»,m,,..� .�..�w�reeM«;P,m�,.,.:.:m..,.Ar„�,g�+.,.m.m,�.a..,.w,<N,y.,8' 3� ...,a'#'".���y � v.,W.�,�a� 6,� 3'S%-„n fi��`r�-,�, E
�:�, ..«�.�..,,...�. ,� �-p..�... . �,.,....�.,.,��.�.,�.,,<m...,.«��,.,�,�»„�,.�..,,,�.�.. ,......�,,..,�» . F;�-,.�"11..��'�"�`�'�"� a �i, ." d �:
aaE w . . . ,�r t.� .�.�., � .. �....w..�.�`�3, . , ,� .�'
Planning � 7800 Golden Valley Road,Golden Valley,MN 55427-4588 citi�Uf
763-593-$095 � TTY:763-593-3968 � www.goldenvalieymn.gov ( planning@goidenvalleymn.gov ��)�������
PLANIVING APPLICATIt,1N ���1��
'r4.'r,'.v°..
� � � � • •
Street address of property in this application: ��Y��
2C��'� �GGCGe�`1 G�,. ��j�2%'(.�_
. •• •• . •
Name(individual,or corporate en it'y��
Add ress:
2 C� � / �r d� a�t�t f�t�`�- ����-�
Phone num �? � ��/ ����� Email addres � � �� �������
a %i E�
Authorized Representative{if other than applicant):
Name: J
l�l� �A C�1'h�,rl`�1G' L��- �Q-nclSCo i
Address:
Phone number: Email address:
q'S2 - �135- 0�`6`� (o�. a a tr,s�w✓6��ow►ds �� • �
Property Owner(if other than applicant):
Name:
Address:
Phone number: Email address:
•� •
Provide a detailed description of the variance(s)being requested:
� /�?��-�-/ l,� � -�i� ��=�?C/�-- �� `�-'�t.� �C���..� �x��
.�.�.�- .�u� � �-a � « �� ���',�
�v �� �
� �
Provide a detailed description of need for a variance from the Zoning Code,including description of building(s),description of proposed
addition(s),and description of proposed alteration(s)to property: �
/�;.',�,�1�/), ���� }-�d'�'C)�G�'�f''�- .._r-���¢� 3 ��2C16
t��G�� /" '� ,� �' ''
�. yr��G� C��J �. �l�z.d�s tZ�2�-C �.�'�Q'���� �
��� i ,������,�� �,�/���``�.-
UG'��.L e.-1 /�.O�r� 1��� �
����� �
Planning � 7800 Golden Valiey Road,Golden Valley,MN 55427-4588 crfy o f „
763-593-8095 � TTY:7b3-593-3968 ( www.goldenvaileymn.gov ( pianning@goldenvalleymn.gov ����������
valley
• • • • - . . ' . - .
Minnesota State Statue 462.357 requires that a property exhibit"practical difFiculties"in order for a variance to be considered.Practical
difFiculties:
• result in a use that is reasonable
• are based on a problem that is unique to the property
• are not caused by the landowner
• do not alter the essential character of the locality
To demons#rate how your request will comply with Minnesota State Statute 462.357,please respond to the following questions.
Explain the need for your variance request and how it will result in a reasonable use of the property.
f/1 C� �5 ��'.�� ���``-�� C�CJx�I�� —
�,�'�- � -�'� -�� �z��-�-'
,�- � ���,���._.s � . �'�,,�,,�, � � a��
�-�--�- �'' �_�.o �� � ����...
������.�� ��� �� � ��
��'� �v�c �C��) �'���r/
What is unique about your property and how do you feel that it necessitates a variance?
.
��,,�,� ��a�'.4 ���c,��'c-��� ,,v�. -
� ���� � �� � ��,�r�-�..._-
�:��� ��� ��
Explain how the need for a variance is based on circumstances that are not a result of a landowner action.
�0�2� ,'t��.,.,� l��I� �L?��'a°''I�GC�'�- �
, ��/Z ` � �� �
��������l�
, � -
��� ,���-� l�_� � � ��� ���`�-�- ������
Explain how,if granted,the proposed variance will not alter the essential character of your neighborhood and Golden Valley as a whole.
�.�,�����..�'�-� �� `�.r��'-�--a� � �`-��
� G�'�'�
� ��,��� -��t°� ���..�z � �� �--�-�--- ,
� ,� � �(/� �t .
�� ��,� ��,�,� ��- ���,�r,�
���
��...P,� �bd ,�d.� � 1 ,
Planning � 7800 Golden Valley Road,Golden Valley,MN 55427-4588 cif}�Uf ;
763-593-8095 � TTY:763-593-3968 � www.goldenvalieymn.gov � planning@goldenvalleymn.gov �7£�����?��
�.> v�a��e�
• � • • - . . . - .
The City requests that you consider ail available project options permitted by the Zoning Code before requesting a variance.The Board
of Zoning Appeals will discuss alternative options to seeking variance with you at the public hearing.Please describe al4ernate ways to
do your project that do not require variances from!he Zoning Code.
• � � � .
O Current survey of your property,including proposed addition and new proposed building and structure setbacks(a copy of Golden
Valley's survey requirements is available upon request;application considered incomplete without a current property survey)
O One current color photograph of the area afFected by the proposed variance(attach a printed photograph to this application or
emai)a digital image to planningCalgoldenvalleymn.gov;submit additional photographs as needed)
O Fee:$20o application fee for Singfe-Family Residential,$30o application fee for all other Zoning Districts
O Legal description:Exact legal description of the land involved in this application(attach a separate sheet if necessary):
. •
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.I have considered all options
afForded to me through the City's Zoning Code and feel there is no alternate way to achieve my objective except to seek a variance to
zoning rules and regulations.I give permission for Golden Valley staff,as well as members of the Board of Zoning Appeals,to enter my
property before the public hearing to inspect the area afFected by this request.Please include printed name,signature,and date for ap-
plicant,authorized representative(if other than applicant),or property ower(if other than applicant).
Name of Applicant(please print): !/��-/� ��/L-�-
Signature of Applieant: Datez 7.3 ��
Authorized Representative(if other an applicant)
Name(please print):
Signatures Date:
Property Owner(if o#her than applicant)
Name(please print):
Signature: Dale•
Please note:The City of Golden 1/aI(ey wi(l send notice of your variance request to all adjoining property owners as well as owners of
properties directly across streets or a(leys. Your neighbors have the right to address the Board of Zoning Appeals at your public hea�ing.
You are advised to persona((y contact your neighbors and exp(ain your project to them before the public hearing.
� This document is available in alternate formats upon a 72-hour request Please call 763-593-8006(TTY:763-5933968)to �
E make a request. Examples of alternate formats may include large print,electronic,BraiNe,audiocassette,etc. ti