AF-V - 41063/ � a ,
e �.
. _
! a � �
w
� F '
�
,''J / ! I IIIIII I IIII II III IIIII IIIII II III IIII I IIII I I II
Record ID 1620965
485195. Oa2
ABSTRACT�TORRENS
D�CU M ENT
. .:..
- -:
1N� Inl f1�Od
S N �2i?� Ol/1..�d2i1S9d
Z�0' �9�6L6 �
_. ,
L960Z9� al pao�ay �
��� ���� ��II� �I��� ����� ����� ����� ����I �����I �
�
r � • .
e �
r a
• �/ ',.
STATE OF MINNESOTA
COUNTY OF ANOKA
CITY OF FRIDLEY
)
)
)
In the Matter of: A Variance, VAR #05-12
Owner: Casey James Klipstein
APPEALS COMMISSION
PROCEEDINGS VARIANCE
The above entitled matter came before the Appeals Commission of the City of Fridley and was heard on the
10th day of August, 2005, on a petition for a variance pursuant to the City of Fridley's Zoning Ordinance, for the
following described property:
To reduce the rear yard setback from 36 feet to 25 feet to allcw the expansion of a single stall garage,
legally described as Lots 20-23, Block 2, Spring Brook Park, Anoka Co, MN, generally located at 7942
East River Road NE.
IT IS ORDERED that a variance be granted as upon the following conditions or reasons:
Approval with five stipulations. See Appeals Commission meeting minutes of August 10, 2005.
STATE OF MINNESOTA
COUNTY OF ANOKA
)
)
CITY OF FRIDLEY )
OFFICE OF THE CITY CLERK
� , � ,.
.•
,
I, Debra A. Skogen, City Clerk for the City of Fridley, with and in for said City of Fridley, do hereby certify that I
have compared the foregoing copy and Order granting a variance with the original record thereof preserved in
my office, and have found the same to be a correct and true transcript of the whole thereof.
IN TESTIMONY WHEREOF, I have hereunto subscribed my hand at the City of Fridley, Minnesota, in the
County of Anoka on the � day of `71��.�. , 2005.
DRAFTED BY:
City of Fridley
6431 University Avenue N.E.
Fridley, MN 55432
,
'+� y r'F
�?� c � ��� �`'�
Debra A. Skogen, City Cle �:,�;`�6 ° '�
;
�� � -� � i-•
�,, ., '� � � . ;
a
.`
�� � a � a
') e." e ti <� °��'.i
�.�����'� •:�=��� ' �eA�
'J� �` )
-,
�� / •p��Y1� *',�
_>.� p `�% ; y� �, t�� ,� �. ` .,
1��_ti4�,
Variances are valid for a period of one year following approval and shall be considered void if not used within
that period.
r : '
s� �.
� �.
• tl+� t
CITY OF FRIDLEY
APPEALS COMMISSION MEETING
AUGUST 10, 2005
CALL TO ORDER
Chairperson Kuechle called the Appeals Commission meeting to order at 7:30 p.m.
ROLL CALL
Members present: Ken Vos, Brad Sielaff, and Larry Kuechle
Members absent: Blaine Jones and Gary Zinter
Others present: Stacy Stromberg, Planner
APPROVAL OF MINUTES: June 22, 2005
MOTION by Commissioner Voss, seconded by Commissioner Sielaff, to approve the minutes as
submitted.
UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KUECHLE DECLARED THE
MOTION CARRIED UNANIMOUSLY.
PUBLIC HEARINGS:
1. Variance request, VAR #05-12, by Casey James Klipstein for consideration of a
variance to reduce the rear yard setback from 36 feet to 25 feet to allow the
expansion of a single stall garage, generally located at 7942 East River Road
NE.
MOTION by Commissioner Vos, seconded by Commissioner Sielaff, to waive the reading and
open the public hearing.
UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KUECHLE DECLARED THE
MOTION CARRIED UNANIMOUSLY AND THE PUBLIC HEARING OPENED AT 7:34 PM.
Ms. Stromberg explained that the petitioner is seeking a variance to reduce the rear yard
setback from 36 feet to 25 feet to allow the expansion of a single stall garage at his home
located at 7942 East River Road. She then reviewed the petitioner's hardship statement as
follows: "I am proposing to construct an 18 foot by 40 foot garage, reducing the rear yard
setback from 36 feet to 25 feet. The variance� if granted, will not alter the character of the
neighborhood. The neighbors in view of this proposed garage do not have a problem with the
garage being built. Due to the expansion of East River Road, my driveway has been shortened
by 12 feet therefore; my property cannot be put to a reasonable use under the code
requirements.°
Ms. Stromberg further explained the subject property is zoned R1, Single Family, as are the
properties to the north, west and east. The property to the south of the subject property is an
apartment building and is zoned R3, Multi-Family. The property is located on East River Road
just south of Longfellow Street. The existing home and garage were constructed prior to 1949
CITY OF FRIDLEY APPEALS COMMISSION MEETING AUGUST 10, 2005 Page 2 of 3
and the shed on the south end of the property was constructed in 1970. City Code requires a
rear yard setback with a depth of not less than 25% of the lot depth. In the petitioner's case, the
minimum rear yard setback is 36 fe.et. The petitioner plans to reconstruct and expand the
existing single stall garage. The reconstructed garage will be 18 by 40 feet and will allow for
additional storage of vehicles.
Ms. Stromberg stated in 1997, Anoka County acquired additional right-of-way to allow for the
expansion of East River Roatl, which resulted in a loss of approximately 20 to 25 feet from the
parties' front yard setback. This reduction in land area helped to hinder other addition
possibilities. City staff hasreceived- no comments from neighboring property owners. Staff has
no recommendation as simifar variances have been granted in the past:
• VAR #05-03 at 1383 76th Avenue — to reduce rear yard setback from 29 to 16
feet to allow construction of an addition.
• VAR #04-03 at 5365 Matterhom Drive — to reduce rear yard setback from 25 to
16.4 feet to allow construction of an addition.
Ms. Stromberg added that if this variance is approved, staff recommends the following
stipulations be attached:
1) Petitioner shall obtain all necessary building permits prior to construction.
2) Garage expansion shall be constructed to meet all building code requirements.
3) Garage expansion shall be architecturally compatible with the existing home and
finished with complementary siding and color scheme.
4) Windows or another architectural treatment shall be designed to add visual interest and
break-up the aesthetic of the 40 foot wall on the north side of proposed garage
expansion. Plans shall be reviewed and approved by staff, prior to issuance of a
building permit.
5) Petitioner shall establish vegetative cover around construction area to prevent soil
erosion, including the yard section north of the driveway, within 30 days of the
completion of construction.
Commissioner Vos questioned if the setback requirement on a lot of this shape is measured
from the longest point.
Ms. Stromberg responded that it is taken by the average of the longest and shortest depths of
the lot. The petitioner lost approximately 22 feet of his front yard by the additional right-of-way
acquired by Anoka County along East River Road. Also, most of the existing garage will be
removed for this new construction.
Chairperson Kuechle asked the petitioner if he had considered moving the garage forward to
mitigate the rear yard setback.
Mr. Klipstein explained he'd like to extend his driveway as much as possible so he would have
room for off street parking for two vehicles.
Chairperson Kuechle asked if the petitioner has any objections to the stipulations
recommended by City staff.
Mr. Klipstein stated he has no objections. He added that he plans to put finro windowrs on the
north side.
' . �� . ♦+t -.i
E =
� �
� . c,�i�
�
t � '�
�' � . - �
�� '
' � •
+yi .
� �"-' " : �
�_.
�
�ITY OF FRIDLEY APPEALS COMMISSION MEETING AUGUST 10, 2005 Page 3 of 3
MOTION by Commissioner Sielaff, seconded by Commissioner Vos, to close the public hearing.
UPON A VOICE VOTE, ALL VOTING AYE, CHA�RPERSON KUECHLE DECLARED-THE
MOTION CARRIED UNANIMOUSLY AND THE PUBLIC HEARING CLOSED AT 7:43 PM.
MOTION by Commissioner Voss, seconded by Commissioner Sielaff to recommend approval of
VAR #05-12 with the stipulations recommended by staff.
1) Petitioner shall obtain all necessary building permits prior to construction.
2) Garage expansion shall be constructed to meet all building code requirements.
3) Garage expansion shall be architecturally compatible with the existing home and
finished with complementary siding and color scheme.
4) Windows or another architectural treatment shall be designed to add visual interest and
break-up the aesthetic of the 40 foot wall on the north side of proposed garage
expansion. Plans shall be reviewed and approved by staff, prior to issuance of a
building permit.
5) Petitioner shall establish vegetative cover around construction area to prevent soil
erosion, including the yard section north of the driveway, within 30 days of the
completion of construction.-
UPON A UNANIMOUS VOICE VOTE, CHAIRPERSON KUECHLE DECLARED THE MOTION
CARRIED UNANIMOUSLY.
2. Update on Planning�Commission and City Council actions.
Ms. Stromberg reported the rezo ing for 5601 East River Road (JLT Group) was approved by
the Planning Commission and will e going to the Council on August 22"d. She also reported
that Commissioner Zinter has resig d from the Appeals Commission and the Appeals
Commission's August 24�' meeting h s been cancelled.
3. Other Business
ADJOURNMENT:
MOTION by Commissioner Sielaff,
UPON A UNANIMOUS VOICE VOTE, CHAI
MEETING ADJOURNED AT 7:48 P.M.
tlJ� submitted by,
i
Brazys
a Secretary
by Commissioner Voss, to adjoum.
KUECHLE DECLARED THE
. �. � , �` �i1
. �y
e -
. , ' a�
t , ` _�
�OI�A COL�Ti' MINNESOT:� ~ ` '
Document No.: 485195.002 TORRENS
� I hereby certify that the within uistrument was fil�d in this
; office for record on: 11 /04/2005 2:39:00 PM
, Fees/Taxes In the Amount of: $46.00
MAUREEN J. DEVINE
Anoka County Property Taa
�' Administrator/Recorder.�Registrar of Titles �
' TAP, Deputy
Record ID: 1620965
I ANOItA C�L'1VT1' MINNESOTa
Document No.: 1979563.002 ABCTRACT
I hereby certif�� that the within instrument was filed in this
�' o�ce for reeord on: 11I04/2005 2:33:00 PM
Fees/Taxes In the Amount of: $46.00
�i MAUREEN J. DE`�INE
; Anoka County Property Ta� '
Administrator/Racorder/Registrar of Titles �
' TAP, Deputy
i
Record ID: 1620967 '
,
. , _
_
CIIYOF
FRIDL�.Y
FRIDLEY MiJNICIPAL CENTER • 6431 UNIVERSTTY AVE. N.E. FRIDLEY, MN 55432
(763) 571-3450 • FAX (763) 571-1287 • TTD/TTY (763) 572-3534
APPEALS COMMISSION
ACTION TAKEN NOTICE
August 16, 2005
Casey Klipstein
7942 East River Road
Fridley, MN 55432
Dear Mr. Klipstein:
On Wednesday, August 10, 2005, the Fridley Appeals Commission officially approved your
Variance, VAR #05-12, to reduce the rear yard setback from 36 feet to 25 feet to allow the
expansion of a single stall garage, legally described as Lots 20-23, Block 2, Spring Brook Park,
Anoka Co, MN, generally located at 7942 East River Road.
Approval of this variance is contingent upon the following stipulations:
1. Petitioner shall obtain all necessary building permits prior to construction.
2. Garage expansion shall be constructed to meet all building code requirements.
3. Garage expansion shall be architecturally compatible with the existing home and
finished with complementary siding and color scheme.
4. Windows or another architectural treatment shall be designed to add visual interest and
break-up the aesthetic of the 40' wall on the north side of the proposed garage
expansion. Plans shall be reviewed and approved by staff, prior to issuance of a
building permit.
5. Petitioner shall establish vegetative cover around construction area to prevent soil
erosion, including the yard section north of the driveway, within 30 days of the
completion of construction.
You have one year from the date of the City Council action to initiate construction. If you cannot
begin construction during this time, you must submit a letter requesting an extension at least
three weeks prior to the expiration date.
If you have any questions regarding the above action, please call me at 763-572-3595.
Sincerely,
�� ��1�` li}'1/�,�; �` ��Y��( �� ` ' �� , .` /!
� -� L' �•• � ;v ,sJ gi
Stacy Str�mberg'
Planner °� �
,;
SS/jb
Action Taken Letter — VAR #05-12- Klipstein
Page 2
August 16, 2005
cc: Variance File
Mary Hintz
Stacy Stromberg
Please review the above, sign the statement below and retum o copy, to the ' of Fridley
Planning Department by August 29, 2005. �p
���
Concur with ac ion taken.
C-05-60
�i` •
, CITY OF FRIDLEY
APPEALS COMMISSION MEETING
AUGUST 10, 20.05
CALL TO ORDER
Chairperson Kuechle called the Appeals Commission meeting to order at 7:30 p.m.
ROLL CALL
Members present: Ken Vos, Brad Sielaff, and Larry Kuechle
Members absent: Blaine Jones and Gary Zinter
Others present: Stacy Stromberg, Planner
APPROVAL OF MINUTES: June 22, 2005
MOTION by Commissioner Voss, seconded by Commissioner Sielaff, to approve the minutes as
submitted.
UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KUECHLE DECLARED THE
MOTION CARRIED UNANIMOUSLY.
PUBLIC HEARINGS:
1. Variance request, VAR #05-12, by Casey James Klipstein for consideration of a
variance to reduce the rear yard setback from 36 feet to 25 feet to allow the
expansion of a single stall garage, generally located at 7942 East River Road
NE.
MOTION by Commissioner Vos, seconded by Commissioner Sielaff, to waive the reading and
open the public hearing.
UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KUECHLE DECLARED THE
MOTION CARRIED UNANIMOUSLY AND THE PUBLIC HEARING OPENED AT 7:34 PM.
Ms. Stromberg explained that the petitioner is seeking a variance to reduce the rear yard
setback from 36 feet to 25 feet to allow the expansion of a single stall garage at his home
located at 7942 East River Road. She then reviewed the petitioner's hardship statement as
follows: °I am proposing to construct an 18 foot by 40 foot garage, reducing the rear yard
setback from 36 feet to 25 feet. The variance, if granted, will not alter the character of the
neighborhood. The neighbors in view of this proposed garage do not have a problem with the
garage being built. Due to the expansion of East River Road, my driveway has been shortened
by 12 feet therefore; my property cannot be put to a.reasonable use under the code
requirements."
Ms. Stromberg further explained the subject property is zoned R1, Single Family, as are the
properties to the north, west and east. The property to the south of the subject property is an
apartment building and is zoned R3, Multi-Family. The property is located on East River Road
just south of Longfellow Street. The existing home and garage were constructed prior to 1949
CITY OF FRIDLEY APPEALS COMMISSION MEETING AUGUST 10, 2005 Page 2 of 3 } '��
and the shed on the south end of the property was constructed in 1970. City Code requires a
rear yard setback with a depth of not less than 25% of the lot depth. In the petitioner's case, the
-minimum rear yard se#backas 36 feet. The petitioner plans to reconstruct and expand the
existing single stall garage. The reconstructed garage will be 18 by 40 feet and will allow for
additional storage of vehicles.
Ms. Stromberg stated in 1997, Anoka County acquired additional right-of-way to allow for the
expansion of East River Road, which resulted in a loss of approximately 20 to 25 feet from the
parties' front yard setback. This reduction in land area helped to hinder other addition
possibilities. City staff has received no comments from neighboring property owners. Staff has
no recommendation as similar variances have been granted in the past:
• VAR #05-03 at 1383 76�' Avenue — to reduce rear yard setback from 29 to 16
feet to allow construction of an addition.
• VAR #04-03 at 5365 Matterhom Drive — to reduce rear yard setback from 25 to
16.4 feet to allow construction of an addition.
Ms. Stromberg added that if this variance is approved, staff recommends the following
stipulations be attached:
1) Petitioner shall obtain all necessary building permits prior to construction.
2) Garage expansion shall be constructed to meet all building code requirements.
3) Garage expansion shall be architecturally compatible with the existing home and
finished with complementary siding and color scheme.
4) Windows or another architectural treatment shall be designed to add visual interest and
break-up the aesthetic of the 40 foot wall on the north side of proposed garage
expansion. Plans shall be reviewed and approved by staff, prior to issuance of a
building permit.
5) Petitioner shall establish vegetative cover around construction area to prevent soil
erosion, including the yard section north of the driveway, within 30 days of the
completion of construction.
Commissioner Vos questioned if the setback requirement on a lot of this shape is measured
from the longest point.
Ms. Stromberg responded that it is taken by the average of the longest and shortest depths of
the lot. The petitioner lost approximately 22 feet of his front yard by the additional right-of-way
acquired by Anoka County along East River Road. Also, most of the existing garage will be
removed for this new construction.
Chairperson Kuechle asked the petitioner if he had considered moving the garage forward to
mitigate the rear yard setback.
Mr. Klipstein explained he'd like to extend his driveway as much as possible so he would have
room for off street parking for two vehicles.
Chairperson Kuechle asked if the petitioner has any objections to the stipulations
recommended by City staff.
Mr. Klipstein stated he has no objections. He added that he plans to put two windows on the
north side.
� �
CITY OF FRIDLEY APPEALS COMMISSION MEETING AUGUST 10, 2005 Page 3 of 3
MOTION by Commissioner Sielaff, seconded by Commissioner Vos, to close the public hearing.
-UP(3-P� A�OICE VOTE, ALL VOTING AYE, CHAIRPERSON KUECHLE DECLARED THE
MOTION C/�RRIED UNANIMOUSLY AND THE PUBLIC HEARING CLOSED AT 7:43 PM.
MOTION by Commissioner Voss, seconded by Commissioner Sielaff to recommend approval of
VAR #05-12 with the stipulations recommended by staff.
1) Petitioner shall obtain all necessary building permits prior to construction.
2) Garage expansion shall be constructed to meet all building code requirements.
3) Garage expansion shall be architecturally compatible with the existing home and
finished with complementary siding and color scheme.
4) Windows or another architectural treatment shall be designed to add visual interest and
break-up the aesthetic of the 40 foot wall on the north side of proposed garage
expansion. Plans shall be reviewed and approved by staff, prior to i'ssuance of a
building permit.
5) Petitioner shall establish vegetative cover around construction area to prevent soil
erosion, including the yard section north of the driveway, within 30 days of the
completion of construction.
UPON A UNANIMOUS VOICE VOTE, CHAIRPERSON KUECHLE DECLARED THE MOTION
CARRIED UNANIMOUSLY.
2. Update on Planning Commission and City Council actions.
Ms. Stromberg reported the rezoning for 5601 East River Road (JLT Group) was approved by
the Planning Commission and will be going to the Council on August 22"`'. She also reported
that Commissioner Zinter has resigned from the Appeals Commission and the Appeals
Commission's August 24�' meeting has been cancelled.
3. Other Business
ADJOURNMENT:
MOTION by Commissioner Sielaff, seconded by Commissioner Voss, to adjoum.
UPON A UNANIMOUS VOICE VOTE, CHAIRPERSON KUECHLE DECLARED THE
MEETING ADJOURNED AT 7:48 P.M.
submitted by,
Secretary
City of Fridley Land Use Application
VAR #05-12 August 10, 2005
GENERAL INFORMATION SPECIAL INFORMATION
Applicant:
Casey Klipstein
7942 East River Road
Fridley MN 55432
Requested Action:
Variance reducing the rear yard setback
E�sting Zoning:
R-1 (Single Family Residential)
Location:
7942 East River Road
Size:
15,584 sq. ft. .36 acres
Existing Land Use:
Single Family Home
Surrounding Land Use & Zoning:
N: Single Family & R-1
E: Single Family & R-1
S: Apartment Building & R-3
W: Single Family & R-1
Comprehensive Plan Conformance:
Consistent with Plan
Zoning Ordinance Conformance:
Section 205.07.03.D.(3).((a)) requires a
rear yard setback with a depth of not
less than finrenty-five (25) percent of the
lot depth.
Zoning History:
1922 — Lot is platted.
Home constructed Pre-1949.
1970 — Shed constructed.
Legal Description of Property:
Lots 20, 21, 22, and 23, Block 2, Spring
Brook Park
Public Utilities:
Home is connected.
Transportation:
East River Road provides access to the
property.
Physical Characteristics:
Typical suburban lot and landscaping.
SUMMARY OF PROJECT
The petitioner, Mr. Klipstein is seeking a
variance to reduce the rear yard setback from
36 feet to 25 feet to allow the expansion of a
single stall garage at his home, which is located
at 7942 East River Road.
SUMMARY OF HARDSHIP
"1 am proposing to construct an 18 ft, by 40 ft.
garage, reducing the rear yard setback from 36
ft. to 25 ft. The variance, if granted, will not
alter the character of the neighborhood. The
neighbors in view of this proposed garage do
not have a problem with the garage being built.
Due to the expansion of East River Road, my
driveway has been shortened by 12 feet
therefore, my property can not be put to a
reasonable use under the code reguirements."
- Casey Klipstein
SUMMARY OF ANALYSIS
City Staff has no recommendation as this
variance is within previously granted
dimensions.
Similar variances granted:
■ VAR #05-03 1383 76�' Avenue
Variance approved to reduce the rear yard
setback from 29 ft. to 16 ft.
■ VAR #04-03 5365 Matterhom Drive
Variance approved to reduce the rear yard
setback from 25 feet to 16.4 feet.
CITY COUNCIL ACTION/ 60 DAY DATE
City Council — August 22, 2005
(Location of Garage Expansion — Rear Yard
Staff Report Prepared by: Stacy Stromberg
VAR #05-12
REQUEST
Petitioner, Casey Klipstein, is seeking a variance to reduce the rear yard setback from 36 feet
to 25 feet to allow the expansion of a single stall garage at his home, which is located at 7942
East River Road.
SUMMARY OF HARDSHIP
"1 am proposing to construct an 18 ft. by 40 ft, garage, reducing the rear yard setback from 36
ft. to 25 ft. The variance, if granted, will not alter the character of the neighborhood. The
neighbors in view of this proposed garage do not have a problem with the garage being built.
Due % the expansion of East River Road, my driveway has been shortened by 12 feet
therefore; my property can not be put to a reasonable use under the code reguirements, fl
- also see attached hardship statement.
- Casey Klipstein
ANALYSIS AND CODE REQUIREMENTS
The subject properly is zoned R-1 Single Family as are the properties to the north, west and
east. The property to the south of the subject property is an apartment building and is zoned R-
3, Multi-Family. The property is located on East River Road, just south of Longfellow Street.
The existing home and garage were constructed prior to 1949 and the shed on the south end of
the property was constructed in 1970.
Existing Home and Garage
City Code requires a rear yard setback with a depth of not less than twenty-five percent (25%)
of the lot depth. In the petitioner's case, the minimum rear yard setback is 36 feet. The
petitioner plans to re-construct and expand the existing single stall garage. The reconstructed
garage will be 18 ft. by 40 ft. and will allow for additional storage of vehicles.
In 1997, Anoka County acquired additional right-of-way to allow for the expansion of East River
Road, which resulted in a loss of approximately 20-25 ft. from the properties' front yard setback.
This reduction in land area helped to hinder other addition possibilities.
Right picture — Setback between Existing Garage and Side Yard property line
Left picture — Location of Proposed Garage Expansion- Rear yard setback variance
City staff has received no comments from neighboring property owners.
RECOMMENDATIONS
City Staff has no recommendation as similar variances have been granted in the past.
■ VAR #05-03 1383 76�' Avenue
Variance approved to reduce the rear yard setback from 29 ft. to 16 ft. to allow the
construction of an addition.
■ VAR #04-03 5365 Matterhom Drive
Variance approved to reduce the rear yard setback from 25 feet to 16.4 feet to allow
the construction of an addition.
STIPULATIONS
Staff recommends that if the variance is granted, the following stipulations be attached.
1. Petitioner shall obtain all necessary building permits prior to construction.
2. Garage expansion shall be constructed to meet all building code requirements.
3. Garage expansion shall be architecturally compatible with the existing home and
finished with complementary siding and color scheme.
4. Windows or another architectural treatment shall be designed to add visual interest
and break-up the aesthetic of the 40' wall on the north side of the proposed garage
expansion. Plans shall be reviewed and approved by staff, prior to issuance of a
building permit.
5. Petitioner shall establish vegetative cover around construction area to prevent soil
erosion, including the yard section north of the driveway, within 30 days of the
completion of construction.
a
� ��. � `C�� � 4�`� ' � „��" �' ' ./`' � ,r . ��,,;,�.�_,
The Variance, if granted, will not alter the character
of the neighborhood, it will enhance it. The nei�hbors
in view of this proposed garage do not have a
problem with the garage being built. Due to the
expaction of East River Rd.. That has shortened my
driveway twelve feet, I would like to use that twelve
feet by building a larger garage. My property cannot
be put to rea.sonable use under the current coed, due
to the single car garage built with the hou�e in 1949.
At this current date I have three vehicles that I would
like to house in a garage, for insurance reasons.
�t��� �� _ , ,
�a j.- ��� �� ' � �, � g ,
�
���� ' �-� �
;� 'v.� nr � �=, / �. �
�
�,.
�'� – ;::�.- – -
�` e.e. � �-_
. ,: ^� � ,�
� � �' ='� � .
�����.\�; �� ��. � � _ a ,��
��
�,���� �' � _
^ � N :_�; � f�,�� �-
_ `� ° , , ,� .
,� �, �, �a .�,�,
��° ������ �, �� �
f.: �, � �. �f �r , ; , , r � �--
— �-
,� ` � %� ,
„` --?_� �� �f�,��
�_
����; �
.' � CERTIFICATE OF SURVEY �
, . � FOR: Casey Klipstein
7942 East River Road
Fridley, Mn.
LEGAL DESCRIPTION: Lots 20, 21, 22, and 23, Block 2, SPRING BROOK PARK.
LEGEND:
Scale: 1 inch = 30 feet
Bearings as shown are assumed .
• Denotes Iron Monument Found - .
o Denotes Iron Monument Set (Capped RLS No. 10948) � �
'a P.P. - Denotes Power Pole
Area = 15746.7827 Sq. Ft. or 0.3615 Acre.s . � � ,
Note: Distances as measured are in feet, tenths and hundredths of a foot.
- . � `��
. . . . �
, �
,,,._ ��•9� .
I � fjnolw Ca. _
'L Mor�.� � ' �
�
�c'5��� � � D6 2Q ?�,� o Z . -/��o� ' s �
.b3 � � - �. Fcl�, ��
I � Pr'cke-i o `�• ;�:s�� _ � .
F�n«j 'er�e°� '..� N� `� � I�.�.�'dP �� p� y,�, �`'°a�� ``�-9A
� �� �a(D� � � 1 !� < . . �'^�'• piy. �,..a?v�Sr � � ` `v .
a� � � 4 �= 7 Z'� �_ rY" 2 �� � �`�v� j
Rtl � .7.Z `t.Z' • `'C� a�
�_' -M O ��� . �'7 /p .
. � d� .t- 9, � , v `i, ' ,p�' � �'��
Q o '9 . ' � �,8 ,� � �/ �� \ . �� d 1
�. � �i' : � �,1 .S / 'A � �
( � a
---� �' zoP �,k° �` � L' �9 � � �',r �,[� ��g
Q .Q�n�hron / � (�Ca N � �� 'I�r 7
_Y ? y� ,h
O lo v
. �`
� � '>4.4 � � 9
� �
.� LI p
pc� I Q,P � a� r - � 's
� ,�''O�Qi W6Dd �'1°�� pM1l1� Z� . I`� J
N Alley � _ . __ .
�,�� �a,00 �„� "_'' ¢ �
�2 � �(ot r"� �' �I� th� rY S.%
Q�cks'i' i3 NS�°22 5� E4& �;�+���°�= �' ^ ik�ce �. P.P.
i' I 1' � t' °�"� M � 5�¢el o �,, �'` c eL F¢nc,e ��?�
I � a0 Z h r shed — PI k T e.
o � C� .
� �^ p •Z � .._.�. � �
�oe� = — I!1•22 N8�°Sl�r6"E�— —
� �� o�n P P' I� �' .���
Q��.�� L o T" - � •�� �'�
. Rnoka Cm r1en..
— - — . � G��� l. Bq��,F9
SURVEYOR'S CERTIFICATION: �G'��
I herehyt�ertify that this survey was prepared by me and that I am a duly �O
Register d Land Surveyor under the I of �e State of Minnesota. As S�r�
s,urvey by me this �^day of 2005.
1..-- . 10948
Gary L. Bac er Land Surveyor, MN License No. ] 0948
• • � w I /I /LOO�
Design #37340 � � �
Y
'�** Take this sheet to the Building Materials counter to Qurchase your materials. ***
You select d a ara e with these o tions:
9 9 P .
Ic� �b' INide X' D�ep X 9' N igh
6able roof w/ 4/12 pitch trusses 2' O.C.
2x4 Wall Framing Material
12" gable/12" eave ov�rhangs
1/2" OS6 Wall Sheathing
S/8" OSB Roof Sh�athing
N. Gray dinyl 4" Double lap Siding
30 yr. Oakridge, Onyx Black Shingles
White Vinyl Soffit � fascia
White Aluminum Regular Roof Edge
White vinyl overhead door jamb
1- Garage Door Opener�s)
Fror� View
Baek View
�o�
���� �l-jso/
Today's cost for materials estimated in this design: $ 4784.43
6ase garage without options: $ 2542.07
*The base priae inaludes: 0° Eave/0° 6a61e Overhengs, Framing Materials,
7/16 OSB Roof Sheathing, 20 y�. Fi6ergless Classia - Qnyx Bleok Shfnglea,
Pine Faaoia, 6alvenlzed Regular Roof Edge, 8° Textured VerFlwl Hordboard Siding,
No Servlee Doora, No Overheed Doors, No Windows, or Any OFher Opt(ons.
e�
,�� L )
�
�
�
�����i�l�i�+�����
(763) 572-3592
COMMUNITY DEVELOPMENT DEPARTMENT
VARIANCE APPLICATION FOR:
Residential Commercial/lndustrial Signs
ired for submittal, see attached)
Property Identification Number:
Leg�al Description: Lot �02��.Zd23 Block TractlAddition S �n /� �/
Current Zoning:_�
Reason for Variance:
Square Footage/acreage:
Have you operated a business in a city which required a business license?
Yes No �_ If Yes, which City? �
If Yes, what type of business? /
Was that license ever denied or revoked? Yes No --
FEE OWNER INFORMATION (as it appears on the property title)
(Contract purchasers: Fee owners must sign this form prior to processing.)
NAME: �ars�-i ��....es �/,:,S�o�,
DAYTIME PHONE: (���) 2� �- �s�� SIGNATU
Section of City Code:
FEES
Fee: $1,400.00 for commercial, industrial, or signs:
Fee: �?�i9:�'�or residential properties: o�� Receipt #: Received By:
Application Number: I/'�7� b.5-� �
Scheduled Appeais Commission Date: � - �� °�
Scheduled City Council Date: - o�
10 Day Application Complete Notification Date: �- �OS
60 Dav Date: �. S- OS
VARIANCE APPLICATION
SUBMISSION CHECKLIST
The following shall be the minimum submission requirements to the Appeais Commission.
Applications wiil not be accepted if the following is not submitted:
RESIDENTIAL:
ITEM SUBMITTED RECEIVER'S COMPLETE REVIEWER'S
INITIALS INITIALS
Completed application, with fee
(Application is considered complete if
all blanks are completed, and both fee
owner and etitioner have si ned.
Scaled certificate of survey, by a
certified surveyor, of property showing
north arrow, existing and proposed
structures, lot and block number,
adjacent street names, and buildings
on adjacent lots within 10 feet of the
common lot lines.
Elevation of building and description of
materials.
Narrative of proposed building, and
hardship statement.
COMMERCIAL AND INDUSTRIAL:
ITEM SUBMITTED RECEIVER'S COMPLETE REVIEWER'S
INITIALS INITIALS
Completed application, with fee
(Application is considered complete if
all blanks are completed, and both fee
owner and etitioner have si ned.
Scaled certificate of survey, by a
certified surveyor, of property showing
north arrow, existing.and proposed
structures, lot and block number,
adjacent street names, and buildings
on adjacent lots within 10 feet of the
common lot lines.
Elevation of building and description of
materials.
Landscape plan for all projects .
requiring a parking lot expansion of
four 4 or more s aces.
Gradin and draina e lan.
Erosion control lan.
F
:i
CITY OF FRIDLEY
PUBLIC HEARING NOTICE
BEFORE THE APPEALS COMMISSION
TO: All property owners/residents within 350 feet of property
generally located at 7942 East River Road NE.
CASE NUMBER: Variance, VAR #05-12
APPLICANT: Casey James Klipstein
Petitioner or re resentative must attend the A eals Commission meetin .
PURPOSE: Petitioner is requesting to reduce the rear yard setback from 36
feet to 25 feet to allow the expansion of a single stall garage.
LOCAT/ON OF 7942 East River Road NE
PROPERTY AND
LEGAL Lots 20 — 23, Block 2, Spring Brook Park, Anoka County, MN
DESCR/PT/ON:
DATE AND TIME OF Appeals Commission Meeting:
HEAR/NG: Wednesday, August 10, 2005, at 7:30 p.m.
The Appeals Commission Meetings are televised live the night
of the meeting on Channel 17.
PLACE OF Fridley Municipal Center, City Council Chambers
HEAR/NG: 6431 University Avenue N.E., Fridley, MN
HOW TO 1. You may attend hearings and testify.
PART/CIPATE: 2. You may send a letter before the hearing to Stacy
Stromberg, Planner, at 6431 University Avenue N.E.,
Fridley, MN 55432 or FAX at 763-571-1287.
SPEC/AL Hearing impaired persons planning to attend who need an
ACCOMODAT/ONS: Interpreter or other persons with disabilities who require
auxiliary aids should contact Roberta Collins at 763-572-3500
no later than August 4. The TDD # is 763-572-3534.
ANY QUESTIONS: Contact Stacy Stromberg, Planner, at 763-573-3595.
Mailed: July 29, 2005
. �
,, T� cirY oF
FRIDLEY
� '� \
�i� �� �, �
� ' �� �\
� -----�-' �
�� �
L�'B
��� - -
;
;
, _ ��
I, ,
�
�����
� �_�
�
,
•� f
�°�'-�� �
, �,�,, �
�
�
���
� ��
� -a ,
_ ��
Fridley Engineering
Fridley GIS
Anoka County GIS
Map Date: July 29th, 2005
COMMUNITY DEVELOPMENT DEPARTMENT
PUBLIC HEARING NOTICE
E
Z
�
� ���
iG �,
t�`,A �
��
�, ;�t
'� .�.y
. . �%G�
i'' � ,
s ��.
�� ' j-
7942
[11
Variance Request
ZOA #05-02
Petitioner: Casey Klipstein
7942 East River Road
�
Z
��
��
' ��
�
N
W E
S
LATHE DAVID E& LAURIE M GALLAGHER MELVIN R DURAND KENNETH J
409 79TH WAY NE 379 79TH WAY NE 371 79TH WAY NE
FRIDLEY, MN 55432 FRIDLEY, MN 55432 FRIDLEY, MN 55432
KULSETH JACK R& LAVONNE M
369 79TH WAY NE
FRIDLEY, MN 55432
DUNHAM BRADLEY G& JULIE A
321 79TH WAY NE
FRIDLEY, MN 55432
CURRENT RESIDENT
7948 E RIVER RD NE
FRIDLEY, MN 55432
WINIARCZYK ERAST & J A
290 LONGFELLOW ST NE
FRIDLEY, MN 55432
CURRENT RESIDENT
7969 E RIVER RD NE
FRIDLEY, MN 55432
SEFEROVIC TARIK
303 LONGFELLOW ST NE
FRIDLEY, MN 55432
CAREY STANLEY E & KATHLEEN
278 LIBERTY ST NE
FRIDLEY, MN 55432
KIRKWOOD MARY C
409 LONGFELLOW ST NE
FRIDLEY, MN 55432
SATHER JESSICA & DANIEL
351 79TH WAY NE
FRIDLEY, MN 55432
KLIPSTEIN CASEY J
7942 E RIVER RD NE
FRIDLEY, MN 55432
MORGAN SARA J& SALAZAR J P
380 LONGFELLOW ST NE
FRIDLEY, MN 55432
PETERSONLAURA
7939 E RIVER RD NE
FRIDLEY, MN 55432
LEACH JANET M
305 LONGFELLOW ST NW
FRIDLEY, MN 55432
SEFEROVIC TARIK
301 LONGFELLOW ST NE
FRIDLEY, MN 55432
TRIMBO MICHAEL O
288 LIBERTY ST NE
FRIDLEY, MN 55432
MOEBAKKEN JOHN N
391 LONGFELLOW ST NE
FRIDLEY, MN 55432
NORLING JAMES M
341 79TH WAY NE
FRIDLEY, MN 55432
ANOKA COUNTY HRA
ATTN TIM YANTOS 2100 3RD AVE
ANOKA, MN 55303
CHRISTIANSEN MICHAEL & B L
300 LONGFELLOW ST NE
FRIDLEY, MN 55432
EMANUEL JOHN B
7969 EAST RIVER RD NE
FRIDLEY, MN 55432
CURRENT RESIDENT
305 LONGFELLOW ST NE
FRIDLEY, MN 55432
CLAYSON TRENT M& STACEY M
281 LONGFELLOW ST NE
FRIDLEY, MN 55432
DYNKAVITCH TARAS F& LAURA L
298 LIBERTY ST NE
FRIDLEY, MN 55432
BISOGNI BARRY E& CATHERINE M
385 LONGFELLOW ST NE
FRIDLEY, MN 55432
LUNDORFF RICHARD A& SHARON DAUGHERTY STEPHEN J& KIM I OTTE EDWARD A& SHIRLEY A
7990 E RIVER RD NE 300 LIBERTY ST NE 7950 EAST RIVER RAOD
FRIDLEY, MN 55432 FRIDLEY, MN 55432 FRIDLEY, MN 55432
CURRENT RESIDENT
7950 E RIVER RD NE
FRIDLEY, MN 55432
CURRENT RESIDENT
402 LONGFELLOW ST NE
FRIDLEY, MN 55432
CURRENT RESIDENT
7889 FIRWOOD WAY NE
FRIDLEY, MN 55432
CURRENT RESIDENT
7885 FIRWOOD WAY NE
FRIDLEY, MN 55432
STEVENS DIANE E
7892 FIRWOOD WAY NE
FRIDLEY, MN 55432
KLISMITH MICHAEL F& RACHEL C
7905 E RIVER RD NE
FRIDLEY, MN 55432
KOTHMAN JANET L
386 LONGFELLOW ST NE
FRIDLEY, MN 55432
SWEENEY EVELYN L
410 LONGFELLOW ST NE
FRIDLEY, MN 55432
ZIELINSKI JOHN R
7930 59TH AVE N
NEW HOPE, MN 55428
GALLIART ELIZABETH A
7886 FIRWOOD WAY NE
FRIDLEY, MN 55432
MINISH ROBERT A& MARVEEN A
331 PEARSON WAY NE
FRIDLEY, MN 55432
HALVERSON TRACY A& CAROL J
280 LONGFELLOW ST NE
FRIDLEY, MN 55432
RICK STEVEN C& LAURIE L
402 LONGFELLOW ST NW
FRIDLEY, MN 55432
FISCHER CLARENCE J
7897 FIRWOOD WAY NE
FRIDLEY, MN 55432
SCHAFF THOMAS F& NELIA G
22161 JASMINE WAY
ROGERS, MN 55374
BECKER JOHN D
340 79TH WAY NE
FRIDLEY, MN 55432
CURRENT RESIDENT
410 79TH WAY NE
FRIDLEY, MN 55432
LUEHRING KENNETH S 8� TERESA A
273 LONGFELLOW ST NE
FRIDLEY, MN 55432
DAMIANI GINA CURRENT RESIDENT WILLIAM RIESER
260 LONGFELLOW ST NE 7899 E RIVER RD NE 8301 CREEKSIDE CIRCLE STE 101
FRIDLEY, MN 55432 FRIDLEY, MN 55432 BLOOMINGTON, MN 55437
CIlYOF
FR[DLEY
FRIDLEY MU1vICIPAL CENTER • 6431 LJrTIVERSTTY AVE. N.E. FRIDLEY, MN 55432
(763) 571-3450 • FAX (763) 571-1287 • TTD/I°I'Y (763) 572-3534
July 18, 2005
Casey Klipstein
7942 East River Road
Fridley MN 55432
Dear Mr. Klipstein:
Per Minnesota Statute 15.99, local government units are required to notify land use
applicants within 10 working days if their land use applications are complete. We
officially received your application for a variance on July 8, 2005. This letter serves to
inform you that your application is complete.
Your Variance application hearing and discussion will take place at the City of Fridley
Appeals Commission Meeting on August 10, 2005 at 7:30 P.M. in the City Council
Chambers at 6431 University Avenue. If your variance application needs to be
reviewed by the City Council, the meeting will be held on August 22, 2005 at 7:30 in the
City Council Chambers.
If you have any questions regarding this letter or the process, please feel free to contact
me at 763-572-3595.
Sincerely,
,, �
,�
�.�;��.��`�;� � �'i_ (����°''-�:,��r %
�: �� �
Stacy Stro berg
Planner � '
C-05-52
, CERTIFICATE OF SURVEY
e � FOR: Casey Klipstein
7942 East River Road
Fridley, Mn.
LEGAL DESCRIPTION: Lots 20, 21, 22, and 23, Block 2, SPRING BROOK PARK.
LEGEND:
Scale: 1 inch = 30 feet �
Bearings as shown are assumed .
• Denotes Iron Monument Found . .
o Denotes Iron Monument Set (Capped RLS No. 10948) . �
� P.P. - Denotes Power Pole
Area = 15746.7827 Sq. Ft. or 0.3615 Acre.s . � • ,�
Note: Distances as measured are in feet, tenths and hundredths of a foot.
. ' . . �
�
..._� ��.qa
Ifjnoka Co. _
'1..� Mon.� � �' �
�°4 'C � ?
����,o �- a s8s 22'S7"W % '� .
ti - i o6. 2 0 — ��Z . - ��o�. �,,
�- �
.b; az � e�
t � Pr'cke-h �: - � � _ � e � � .
, �
� ��,«� ��e°� �..� N� � .�I�.,�-dP � p�_ ; , `�d/� �
� �� P �a,�� . -- � ` _.-, .. ¢ 4=� �° � � . J+s
� � �
� � 4d_ 7Z +� '• r„-2 • � � �
Sil i .7.Z ry.2 � �
= tl � �
pn O o� .: 9� �
I- .- o � ' S � ,� , �� .
� � o - . r 4� �.
� � t � ,�,� � y � s� '�'/ "a �
� °�' I . d- . o�� uc � � �� ` /S �� � � � �
—1 N � Z'Q � �k y!'`� °d L� ' ? / � �W J ,p �
� � Q�n���n � t�ca N 96 ��,. �
° '� �!� �
o ' -
°` , ' - .o
+ . 34.4 �
� , —� L � '�io 9]'
� �,P ,� � � � �' 'S�
Q�Q� Weeei �'-Y►� p;y � G.c
�► A��y ` r i Z� -- � f ..�
oe —`a • �ef � �w�' � �t �
-- ��r `�0,[�D �;� � �'�t P A�'
P���d% t3 NSS°22 57 E� ��,�,c��o�''�y � Fdr�ce �.
�C � . ^ �4 P,P.
� I O O M � ..� ' (�
V � � L✓ .�. - `�' ?
I 5�e� o � . � � � - f f �
Q M ,� , she � Prckz Fence
� p.Z o � .. -c�--� e� /C
� ��C9@j� ;P� �- I I l. 22 N 8�°57'f 6'►J=� ^ � �
�\���,�n P L n-�- I`� , s' .r�
I '� �
. D�noka C�,M�:.
_ �_ . � G��� L. BAC�,�,9
SURVEYOR'S CERTIFICATION: �C'�� .
I hereb}�ertify that this survey was prepared by me and that I am a duly � �D
Register d Land Surveyor under the 1 of �e State of Minnesota. As . S(�Y�
s,urvey by me this �'�^day of 2005.
�-- 10948
Gary L. Bac er Land Surveyor, MN License No. 10948
.
�
m
�
HARVEY A. CARTWRIGtiT
ANOKA GOUNTY SURVEYS
HENNEPIN GOUNT1f SURVEYS
MINNEAPOLIS SURVBYS
9410 PALM STREET
suNSer e.00�e
OWNER
INDUSTRIAL - JUDICIAL
BUSINESS - TOPOCiRAPNICAL
CITY LOTS - PLATTING
�
'
Kermit Peterson
���� � o���
L.AND S UR VEYO�S
RBGIST6RED UND6R LAWB �R STASE OF MINNESCTA
LIC6NSED BV ORDINANGE OF G1TY OF ININNEAPOL[S
34S PLYMOU7H Hl,lILDING FEDERAL 8-8721
�urb
. ,�
` �..
�.
y' �:.�/.!� . -
,� �__ ..,,, Y .
! �
� v 7
�• •�--
r�
�Gertificatc
���,
- , i `��
—�' �
. �. '`�
COMBINiNG THE REGORDS OF
J. E. HILL� CIVIL EN6tNEER
FssweusnEp +9�a
C. F. SANDHOFF
CIViL ENGlNEER
£BTABLtBNED 1008
JAMES NELSON
' suev�row
figTABLISMW f922
MEfROPOLITAN LAND
SURVEYORS� ESTABLtBMED 1831
Invoice 14791
633-31
/r
I� — �. � ._ _� __' � � _ ' '_ _ '� _ _" � _ -' " '__ `_ _� .. _ _. '
` ` , { �_�._ ..�__ - _ .
, - .-; � ,,, .,, �.,,. - _
�� . . �. : .�f: �' - -
� �: �� �;.
.
� • - , �...
� - -- - - - - - ��`_- _� -_-- -�t - - - - - - - - - - -- - - - __ `- o .
�
I �
- � �, -- _----- ; � .: �v - - -- - - - - - - - - -
��� ,
. c� � t�' -� ' , .
+'�} r Arof• -
f�
� $iz�l sie.j
. -�.
.'' � 3 �
, �. J ^� IF ._..._... ._
. ' , ry � �
i
f�
�'
. .
��.
I here�y certify tha� t?��s is a tr�_7e �nd correct nlat of a
� � -
i survey of Lots 20, 21, 22 and 23, 51ock 2, S�.,ring �rook Park,
� Anoka County,
# ��innesota, as surveyed �y me �his �9th da� of x`=rch, 1956.
.,
�
, � . , ,.,...--
� ' , • �� �. r:,
SImNED .. ---- - - -- -•-
CART"�RUGHT ANO OL901v �; � ,�*
�
�
e �
` V�
� � �
�
� ��
� ��
��'" '
�
� ��
R"'�, .���-- �.:,o.
r— r—
r— r—
� �
— r— r--
� �
� �
�' �
i r--
� ' ` r._
�— �-
� �
r—_ t—
r—
� ►.y«.. _ �� ..�
� y'�' ,, . �I • .. .�.
� K' T�'!'"!, '
- r 1F
. � ..
�
�.!
_'•.
.i''° . ;�: '��i�� �
f �9
Y"fa'�� . ' . . .t ,
�,1�R ��-i .t � . A.�r f . .
rj,�r• -,}�"' . . �,:X� � ' w�.
y�_ rA �j � >fY
.. � !'�Sy" .� � i�' = y0.
_ I��'�.' . �, �ti '�' ���\�' f\+ , ,n�
A .1
` �:
� �� ` ���� - 2 � ��
R..
. _ �... . i� �'4 �. .� t. ,� �ti
:-`r
��
, �iw
� a:, .- �i'
,. ��
_..�►' � � �",
_.::_ i
��-
� _ - --� �.� _:
. . ��
��
M
.
�9�!'` •,. M1w"kY'�^='I � ;
=�'�_��: �.',�'" . .St� p""7���ti
� _ '.� ^�w�t,'y
"'�.� � . . �M . , i i i :�
, �t-���.,
\
� .
,.•'u,'.
.. . , . ,'_,a;
. .f �� , :
- 1 1(./ �,M � � � �+' �� � .�
�`"��iS'� i',.�'i5:�r�,' '�. -
a�;����'� ' .; .
'��?�r :4.-,� , �'?� � {� ��
" 'v • ''ti� � �` '�'' '►a- • , y, . .
,� �i'� .. . � ?`''♦r � -
�. "' r ,' ' . � , � r. -
�,'; r� y':� 'iF +. : �:�
r� . "��a�n.. ,. .. . . y
r.s'�_'.dF:-� • �.. ` ,'a'•� �� ��
.� ,Y� � _y � �
. � -�_�, �� .
•�
.y
G
�.
� :�
�
C � �
� - � � ,a�.
�
_ � �
,;��_ "' -- _ a� �...
"i�r : ;,�..,..� ,� t�, , � �= .
„ �y+l�. ....
�
�
M�' , �', ;
� yy 6 �µ�y�• - .
��
' ,, 1 n.....-........,.,:.�.�w�....w..-....-aa,
� � ' �y �. f �� � .. . ..._...�.�.
��� ik%,4.�, t I I-
���1 .r/' ,��` � _...._..__.._...._.___�-.,._.__
r�"i � ,� �
9 �
� � � ' ��
������ � � -....,.�.
- ' _�__<
r , � ,,,,. �� � . � . _ ...
�
, - -
�� 1i1r ' ! �+�J ; , __-_ _ -..,,.�: ---------
' ��1�,�� , _- _ _ �---__
� r � ,', �
'� .
� , � � r �_ I
��'!�r��_ „�M
1 4
, [ � i�.l', � ' � 4'�� r � . � • : "�. _ r.�,. .
, '�' . ��'/,� , +�� �11 r' �, _ . ' �
p ���1
'[ , ' i`. �Y} � 1 { 1� • �b�.
14 . . � . 1 yf �� � •r �'''� .�11w w l 1 . s . � �..�
�
0
' T,
;
�
�
�,•������ � M�' � 1
"^A
� �. � c.i�'[!►i. ...rl
`
�.LI
�'
•'�� .
� `'\1'
�♦
I
i
�.
r� � i
�. y r�1''�%
V ' ��.� ` .
� �
.,�
�
" - �u
• � ,: . %i i i
,;�'Ik
a ,;'"Y ,•� .� ; •.
, •.
. � ,; . '* ,",
.,
� � � } i a
'1 .
`� ��:},til�t.
�
_�——,�,_•- __=_._:-.:_
v
: t�-_ :,:.;�� --
a
, a.
;,:; . �
' �"�
,� �.$
`iro f �
+.
'�
�
� �
e
f'�b: '.
.''1:. . � � 1
°`,�J''�3,`
- • �� ''�- �:(�•r7
' � � ��, � . . .' � ��A�.y
� fir �,'��,^�`t , :i��t;v.:'��'�i��� Y,� ,��e �
�d 4:,�' ��.���� � � � .. '��� �'
ti� ` .7 �+1v
�� �4�-, �Fy, .:.� ',��,y . .�"°:y � ' �`d �i, �A -<,,.x ��� ',
iR��-. ¢A�,,� r�, �, .
y. . y.%� ni. ai���•�� ,.�. :kP^.','�f�'.;� ' � �� _ �,� � �T µ�.�'_.
► ;�
�K
� '�
�-�
�;
e 1I
� !
. .. . . . . �f:4l: �""°fM'@':.
:�wr . � � �
��' � , ., • ����y ` �
,i�, ��� L ���� wt'� �
�. , .�: 7y����:1. K �• �'�1 � " e �w . : .
� A1;'; .y+�c
,� ` � , ' t�,1� , •� � , .: `�•'�•`,. .
• , j�. ; n r
- • , ,.� 1K • � , '�; �l'° Ir� k
+ �, ��, `'
���...h .. L► � .
� ' ,�
__.1 '
� _�
4'
�
- �����• '�t°'''.Z��`:�k Y.r .
��` '�.�1,��` � . . � ' ' . . .