VAR 95-33% V
CITY OF FRIDLEY
APPEALS COMMISSION MEETING, NOVEMBER 21, 1995
Chairperson Savage called the November 21, 1995, Appeals
Commission meeting to order at 7:30 p.m.
ROLL CALL:
Members Present: Diane Savage, Larry Kuechle, Carol Beaulieu
Members Absent: Ren Vos, Cathy Smith
Others Present: Michele McPherson, Planning Assistant
Jim Freichels, 6051 - 6th Street N.E.
Dick & Ardyce Edwards, 6050 - 7th Street N.E.
David Erickson, Erickson Oil Properties, Inc.
MOTION by Mr. Kuechle, seconded.- by Ms. Beaulieu, to approve the
November 7, 1995, Appea16 Commission minutes as written.
UPON A VOICE.VOTE,-ALL VOTING AYE, CHAIRPERSON SAVAGE DECLARED THE
MOTION CARRIED UNANIMOUSLY.
1.
reduce the side yard setback of�an attached garage from 5 feet
to 3 feet to allow the construction of a 17.6 foot by 20 foot
addition to an existing attached garage, on Lot 14, Block 1,
Bonney Addition, generally located at 6051 - 6th Street N.E.
MOTION by Ms. Beaulieu, seconded by Kuechle, to waive the reading
of the public hearing notice and to open the public hearing.
UPON A VOICE VOTE, ALL VOTING.AYE# CHAIRPERSON SAVAGE DECLARED THE
MOTION CARRIED AND THE PUBLIC HEARING OPEN AT 7:33 P.M.
Ms. McPherson stated the variance request is to reduce the side
yard setback for an attached accessory structure from 5 feet to 3.3
feet. The property is located at 6051 - 6th Street which is south
of 61st Avenue, west of 7th Street, and on the east side of 6th
Street. The purpose of the request is to allow construction of a
17 foot x 20 foot addition to the rear of an existing attached
garage. Also located on the subject parcel is a single family
dwelling unit.
Ms. McPherson stated a variance was granted in 1965 to allow a 4 -
foot setback for a garage. The garage was built closer than the
APPEALS COIMIISSION MEETING, NOVEMER 21, 1995 PAGE 2
variance granted. With the addition, the entire length of the
garage wall would be approximately 42 feet. Located south of the
subject parcel is also a single family dwelling unit. The bedroom
side of the dwelling unit to the south is located adjacent to the
proposed addition area.
Ms. McPherson stated the petitioner has some options which would
allow him to meet the setback requirements, including constructing
the addition at the 5 -foot setback, thereby creating a jog in the
wall and adding some architectural interest for the adjacent
property to the south, or the petitioner could construct a detached
accessory structure which would require a special use permit.
Ms: McPherson stated this request is within previously granted
variances. Staff has no recommendation regarding the request. If
the Appeals Commission chooses to approve the request, staff
recommends the following stipulations:
1. 'There shall be no openings in the wall of the addition.
2. The wall shall be one hour fireproofed to the roof deck.
3. The existing garage shall be- retrofitted to meet the fire
code.
Mr. Kuechle asked if the existing garage did not meet the fire code
requirements because of the proximity to the adjacent living space.
Ms. McPherson stated the existing garage does not meet the fire
code requirements because there is an opening (a window). If the
structure is closer than 5 feet from the lot line, the fire code
requires that there be no openings in that wall.
Mr. Ruechle stated he understands this to mean this does not
require a fire -rated wall, just no windows.
Ms. McPherson stated this is correct. Theoretically, the
petitioner could add a layer of sheetrock on the inside of the
garage and that would meet the fire code.
Mr. Freichels stated that regarding the ordinance and the three
issues the summary mentions, the summary states the public purpose
is to provide space between structures to reduce the possibility of
a fire. 'The proposed addition does not increase the fire risk.
The proposed addition is actually further away from the adjacent
property than the existing garage. There is no additional fire
hazard due to the addition.
Mr. Freichels stated the summary states the public purpose is to
provide access to the rear yard for emergencies. Again, the
proposed addition does not decrease access to the rear yard. It is
APPEALS CM44aSSION NEETING, NOVEMBER 21, 1995 PAGE 3
the same with or without the addition. The variance granted in
1965 affected the rear access.
Mr. Freichels stated the summary stated the public purpose is to
limit the condition of crowding in the residential neighborhood.
The proposed addition will not crowd any more than the existing
structure. The actual space between the structure on his property
to the adjacent property is greater than the 10 feet required by
the 5 -foot setback. The actual distance between the buildings is
12 feet from eave to eave. If the structures were built according
to the ordinance, they could actually be closer. Due to the
neighbor's structure being over further, there is approximately 13
feet between them. This block has three structures that encroach
closer than his property after the addition.
Mr. Freichels stated staff recommended three stipulations. He
questioned the first stipulation.
Ms. McPherson stated the first stipulation requires there be no
openings along the side of the structure adjacent to the property
line. This .means there ' can be no .windows,. doors, etc. If the
structure met the 5 -foot setback, openings would be allowed along
that side.
Mr. Freichels stated they are 12 feet from eave to eave. There is
no additional fire hazard associated with the addition than
currently exists.
Ms. McPherson stated the fire code cannot be waived. The fire code
does not take into account the proximity of adjacent structures.
It talks about the structure on the lot in proximity to the lot
line. Because the structure is less than 5 feet from the lot line,
the fire code states there can be no openings in the wall. The
third stipulation may be a point of negotiation with the building
official. The addition itself cannot have any openings.
Mr. Freichels stated they did agree that the new structure should
be one hour rated for fire. He requested the Commission's
approval. He thought the issue was rather straightforward.
Ms. Savage stated the Commission cannot grant a variance unless
there is a hardship.
Mr. Freichels stated that if he were to do what staff asks to move
the proposed addition over 5 feet, he would have to move the
electrical service box and outside plumbing. There is also a tree
in the back yard in that area. He could not go back further
without encroaching on a large maple tree.
Ms. Savage asked what the addition would be used for.
f
APPEALS CCMaSSION METING, NOVEMBER 21, 1995 PAGE 4
Mr. Freichels stated he had three .children and bicycles plus other
things they need to use. He wants to use the addition for storage.
They have wood for a fireplace. When his children drive, he will
need another place for a car. Staff had talked about a shed. The
price difference is not great enough for the property value as
adding on. It is also cheaper to come straight off the lines of
the house. When the house was built, the garage was not built the
way it was supposed to have been. It was also moved over. It was
supposed to be even with the roof line. With the addition, that is
what they are proposing to do. It is also easier for the truss
work.
Ms. Savage asked if the neighbors objected.
Mr. Freichels stated they had no objections. The neighbor to the
south told him they would support the request. There is quite a
distance between them and the neighbor because their house is moved
to the south. The neighbor who lives behind their house is at the
meeting.
Ms. Beaulieu.asked the petitioner ifthey built the house.
Mr. Freichels•stated, no., They moved into the house nine years
ago. The house was built earlier. It was damaged by the tornado
in 1965 and that is when the garage was built.
Mr. Kuechle asked the width of the existing garage.
Mr. Freichels stated the existing garage is 20 feet wide.
Ms. Edwards stated they live behind the petitioner on 7th Street.
They are in favor of the proposed addition. The petitioner now has
a small lean-to type of structure. Many days, they could not get
their things into that structure. To her, it would be worthwhile
if they were able to build a bigger structure to keep their things
inside. She did not think it would make a difference to the back
yard. She has a shed in the back yard to do the same type of
thing.
MOTION by Mr. Kuechle, seconded by Ms. Beaulieu, to close the
public hearing.
UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON SAVAGE DECLARED THE
MOTION CARRIED AND THE PUBLIC HEARING CLOSED AT 7:46 P.M.
Mr. Kuechle stated he would be inclined to recommend approval. He
thought the hardship was a bit weak. The petitioner could offset
the addition the amount that would be required. It might even look
better and break up the length of the wall. However, he felt it
would picky to say no. He would vote yes.
APPEALS CCbZaSSION FETING, N07ZMBER 21, 1995 PAGE 5
Ms. Beaulieu agreed. The fact that someone else built beyond the
variance was existing when the petitioner moved in. They did not
create that. They are adding to that wall. Also, there is a tree
that might have to be harmed or moved if the petitioner were to
build in a different direction. She saw no detriment.
MOTION by Mr. Kuechle, seconded by Ms. Beaulieu, to recommend
approval of Variance Request, VAR #95-33, by James and Kathleen
Freichels, to reduce the side yard setback of an attached garage
from 5 feet to 3 feet to allow the construction of a 17.6 foot by
20 foot addition to an existing attached garage, on Lot 14, Block
1, Bonney Addition, generally located at 6051 - 6th Street N.E.,
with the following stipulations:
1. There shall be no openings in the wall of the addition.
2. The wall shall be one hour fireproofed to the roof deck.
3. The existing garage shall be retrofitted to meet the fire
-code.
UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON SAVAGE DECLARED THE
MOTION CARRIED•UNANIMOUSLY.
2.
Per Section 214.11.02.E of the Fridley City Code, to increase
the maximum size of a f ee-standing sign from 80 square feet
to 126 square feet on Lo1, Block 1, Commerce Park Addition,
generally located at 760 University Avenue N.E.
MOTION by Ms. Beaulieu, seco.
of the public hearing notice
UPON A VOICE VOTE, ALL VOTING.
MOTION CARRIED AND THE PUBLIC
by Kuechle, to waive the reading
to open the public hearing.
CHAIRPERSON SAVAGE DECLARED THE
ING OPEN AT 6:50 P.M.
Ms. McPherson stated the request i for a sign variance by Erickson
Oil Properties to increase the ximum square feet of a free-
standing sign from 80 square feet t 126 square feet. The request
is for 7600 University Avenue N E. which is located in the
southwest corner of the intersection of Osborne Road and University
Avenue. The property is zoned -2, General Business. The
petitioner is proposing to install a sign with the Conoco logo at
the top, several price items, and th Freedom logo at the bottom.
The petitioner recently completed con truction of the new Freedom
store at that corner. The petitioner oved the existing building
on the site and constructed a new stat'on.
Ms. McPherson stated the sign code requi es that the applicant meet
four conditions prior to approval. Sever4l years ago, the City did
G7YOF
FRIDLEY
FRIDLEY MUNICIPAL CENTER • 6431 UNIVERSITY AVE. N.E. FRIDLEY. MN 55432 • (612) 571-3450 • FAX (612) 571-1287
November 22, 1995
James & Kathleen Freichels
6051 - 6th Street N.E.
Fridley, MN 55432
Dear Mr. & Mrs. Freichels:
On November 21, 1995, the Fridley Appeals Commission officially approved
your request for a variance, VAR #95-33, to reduce the required side yard
setback from 5 feet to 3 feet, to allow the construction of a 17.6 foot by
20 foot addition to an existing garage on Lot 14, Block 1, Bonney
Additional, generally located at 6051 - 6th Street N.E.
Approval of this variance request is contingent upon the following
stipulations:
1. There shall be no openings in the wall of the addition.
2. The wall shall be one hour fire rated to the roof deck.
3. The existing garage shall be retrofitted to meet the fire code
requirements.
You have one year from the date of Appeals Commission action to initiate
construction. If you cannot begin construction in 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
572-3593.
Sinc rely,
Michele McPherson, BLA
Planning Assistant
MM/ls
Please review the above, sign the statement below and return one copy to
the City of Fridley Planning Department by December 6, 1995.
ro cur w' h a�tio aken.
a/�=
i
•
James & Kathleen Freichels
6051 - 6th Street N.E.
Fridley, MN 55432
Dear Mr. & Mrs. Freichels:
0
November 22, 1995
On November 21, 1995, the Fridley Appeals Commission officially approved
your request for a variance, VAR #95-33, to reduce the required side yard
setback from 5 feet to 3 feet, to allow the construction of a 17.6 foot by
20 foot addition to an existing garage on Lot 14, Block 1, Bonney
Additional, generally located at 6051 - 6th Street N.E.
Approval of this variance request is contingent upon the following
stipulations:
1. There shall be no openings in the wall of the addition.
2. The wall shall be one hour fire rated to the roof deck.
3. The existing garage shall be retrofitted to meet the fire code
requirements.
You have one year from the date of Appeals Commission action to initiate
construction. If you cannot begin construction in 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
572-3593.
Sincerely,
Michele McPherson, BLA
Planning Assistant
MM/ls
Please review the above, sign the statement below and return one copy to
the City of Fridley Planning Department by December 6, 1995.
Concur with action taken.
W1 0 r
CITY OF FRIDLEY
CrIYOF COMMISSION APPLICATION REVIEW
File Number File Date Meeting Date
61 10/25/95 11/217/95
File Description: VAR #95-33 by James & Kathleen Freichels, 6051 - 6th St. N.E.
Side yard setback for garage addition
Complete Review Checklist; Return to The Community Development Department
*** Comments ***
Barbara Dacy
Scott Hickok
Michele McPherson
Jon Wilczek
John Flora
Ron Julkowski
Leon Madsen
Dave Sallman
Dick Larson
6051 - 6th Street N.E. Side Yard Variance Request
DESCRIPTION OF REQUEST:
The petitioner requests that a variance be granted to reduce the side yard setback for an attached
accessory structure from 5 feet to 3.3 feet. If approved, the petitioner would construct a 17.75' X 20'
addition to the rear of the existing attached garage.
SUMMARY OF ISSUES:
Section 205.07.04.D.(2).(b) of the Fridley City Code requires a sideyard setback of 5 feet for all attached
accessory structures.
Public Purpose served by this requirement is to provide space between individual structures to reduce the
possibility of fire, to provide access to the rear yard for emergencies, and to limit the condition of
crowding in the residential neighborhood.
The property was granted a variance in 1965 to reduce the side yard setback from 5 feet to 4 feet to
allow reconstruction of the garage and dwelling after the storm.
The petitioner can meet the setback requirements, or construct a detached structure which would require
a special use permit. The petitioner's request is within previously granted requests.
RECOMMENDED ACTIONS:
Staff has no recommendation regarding the request. If approved, staff recommends the following
stipulations:
1. There shall be no openings in the wall of the addition.
2. The wall shall be one hour fire rated to the roof deck.
3. The existing garage shall be retrofitted to meet the fire code requirements.
PROJECT DETAILS
Petition For. A variance to reduce the side yard setback from 5 feet to 3.3 feet.
Location
of Property: 6051 - 6th Street N.E.
Legal Description
of Property: Lot 14, Block 1, Bonny Addition
Size: 10,147.5 square feet
Topography: Flat
Existing
Vegetation: Typical suburban, trees, sod, etc.
Existing
Zoning/Platting: R-1, Single Family, Bonny Addition 1956
Availability
of Municipal
Utilities: Connected
Vehicular
Access: 6th Street N.E.
Pedestrian
Access: N/A
Engineering
Issues: N/A
Site Planning
Issues:
DEVELOPMENT SITE
Section 205.07.04.D.(2).(b) of the Fridley City Code requires a sideyard setback of 5 feet for all attached accessory
structures.
N
Public Purpose served by this requirement is to provide space between individual structures to reduce the possibility
of fire, to provide access to the rear yard for emergencies, and to limit the condition of crowding in the residential
neighborhood.
Analysis
Located on the subject parcel is a 24' X 41' dwelling with an attached 20' X 24' garage. Originally constructed in
1956, they were reconstructed in 1965 after the storm A variance was granted in 1965 to allow a setback of 4 feet
for the garage.
The petitioner is proposing to construct a 17.75' X 20' addition to the rear of the existing garage, thereby increasing
the length of the wall to 41.751. Located on the property to the south is a single family dwelling unit with the
bedrooms adjacent to the subject property. The property appears to meet the 10 foot setback requirements. A four
foot hedge and chain link fence separate the parcels, and provide some visual relief from the proposed addition.
The petitioner could meet the setback requirements, providing a jog in the addition, which would provide visual
interest, and reduce the impact of a 41' long wall. The petitioner could also construct a detached accessory structure
elsewhere on the property. This option would require a special use permit, however, it would reduce the aesthetic
impacts on the property to the south. The request, however, is within previously granted requests.
Staff has no recommendation regarding the request, as it is within previously granted requests. If the Commission
chooses to approve the request, staff recommends the following stipulations:
1. There shall be no openings in the wall of the addition.
2. The wall shall be one hour fire proofed to the roof deck.
3. The existing garage shall be retrofitted to meet the fire code.
ADJACENT SITES
WEST:
Zoning:
R-1, Single Family Dwelling
Land Use:
Residential
SOUTH:
Zoning:
C-2, Single Family Dwelling
Land Use:
Residential
EAST:
Zoning:
C-2, Single Family Dwelling
Land Use:
Residential
NORTH:
Zoning:
C-3, Single Family Dwelling
Land Use:
Residential
Comprehensive
Planning Issues:
Public Hearing
Comments:
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•
PUBLIC HEARING
BEFORE THE
APPEALS COMMISSION
•
Notice is hereby given that the Appeals Commission of the City of
Fridley will conduct a Public Hearing at the Fridley Municipal
Center at 6431 university Avenue N.E. on Tuesday, November 21,
1995, at 7:30 p.m. for the purpose of:
Consideration of variance request, VAR #95-
33, by James and Kathleen Freichels, pursuant
to Section 205.07.04.D.(2).(b) of the Fridley
City Code to reduce the side yard setback of
an attached garage from 5 feet to 3 feet to
allow the construction of a 17.6 foot by 20
foot addition to an existing attached garage,
on Lot 14, Block 1, Bonney Addition, the same
being 6051 - 6th Street N.E., Fridley, MN
55432
All persons desiring to be heard shall be given the opportunity
at the above stated time and place.
DIANE SAVAGE
CHAIRPERSON
APPEALS COMMISSION
Any questions related to this item may be referred to the Fridley
Community Development Department, 572-3592.
Hearing impaired persons planning to attend who need an
interpreter or other persons with disabilities who require
auxiliary aids should contact Roberta Collins at 572-3500 no
later than November 14, 1995.
CITY OF FRIDLEY p
6431 UNIVERSITY AVENUE N.E.
FRIDLEY, MN 55432
(612) 571-3450 COMMUNITY DEVELOPMENT DEPARTMENT
2
VARIANCE APPLICATION FORM
PROPERTY INFORMATION - site plan required for submittal; see attached
Address: 42061 Si vA 5freet A).5.. Fors d.l e y ,_�'(lV
Property Identification Number J� '
Legal description: Lot Fo t i rtar) �10 , B locX One 6), Ronne dd I ! on
Lot y Block Tract/Addition n I'1
Current zoning: Square footage/acreage C�� 14 5 5a'a.. l
Reason for variance and hardship: -T-6 mQ Ck Si &_I; nes of etc i strnQ 51 ruc re,
CMa +0 PEd U C P P WPn-V Of re 19 o okity Code:
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
NNNNNNN NNwW NNNv
FEE OWNER INFORMATION (as it appears on the property title)
(Contract Purchasers: Fee Owners must sign this form
GV - 2:'.
SIGNATURE
PETITIONER INFORMATION
to processing)
.! 1
DAYTIMEPHONE 571 - 2950
DATE jd%a5/95
SIGNATURE
Fee: $100.00 $ 60.00 for residential properties
Permit VAR # Receipt # i fo 7
Application received by:
Scheduled Appeals Commission date:
.heduled City Council date:
APPLICATION
DATE
City of Fridley Community Development Variance Process
APPEALS
COMMISSION
DATE
CITY COUNCIL
DECISION
CITY RECORDS
ACTION AT
ANOKA COUNTY
•
•
r.,
VAR #95-33ames & Kathleen Freichels ohn Hmsverk
James & Kathleen Freichels W5051 - 6th Street N.E. 0070 - 7th Street N.E.
6051 - 6th Street N.E. Fridley, MN 55432 Fridley, MN 55432
Fridley, MN 55432
School District #14 Frederick & Delores Barrett Richard & Ardyce Edwards
6000 West Moore Lake Drive. 6060 - 7th Street N.E. 6050 - 7th Street N.E.
Fridley, MN 55432 Fridley, MN 55432 Fridley, MN 55432
Earl & Charlene Hatten Susan Schmidt Gerald & Judith Henneberg
6040 - 7th Street N.E. 6030 - 7th Street N.E. 6020 - 7th Street N.E.
Fridley, MN 55432 Fridley, MN 55432 Fridley, MN 55432
Virgil & Lucille Haugen Arlo & Marilyn Schweikert Sheldon & Mary Borud
6010 - 7th Street N.E. 6000 - 7th Street N.E. 6001 - 6th Street N.E.
Fridley, MN 55432 Fridley, MN 55432 Fridley, MN 55432
Leslie & Gloria Coleman Ingvald & Mabel Rossing Chester & Jeanette May
6011 - 6th Street N.E. 6021 - 6th Street N.E. 6031 - 6th Street N.E.
Fridley, MN 55432 Fridley, MN 55432 Fridley, MN 55432
Annella & James Ehlert Glen & Linda Huebner David Cooper
6041 - 6th Street N.E. 6061 - 6th Street N.E. 6071 - 6th Street N.E.
Fridley, MN 55432 Fridley, MN 55432 Fridley, MN 55432
John & Eleanor Jensen Robert & Sharon Ness Christopher & Barb Rodgers
6070 - 6th Street N.E. 6060 - 6th Street N.E. 6050 - 6th Street N.E.
Fridley, MN 55432 Fridley, MN 5543 Fridley, MN 55432
Daryl & Lori Vossler Alvin & Bernadette Bovy Victor & Alice Zick
6040 - 6th Street N.E. 6030 - 6th Street N.E. 6021 - 5th Street N.E.
Fridley, MN 55432 Fridley, MN 55432 Fridley, MN 55432
Doug & Christine Rodemeyer Delores Keith Dominick Scarcella
6031 - 5th Street N.E. 6041 - 5th Street N.E. 6051 - 5th Street N.E.
Fridley, MN 55432 Fridley, MN 55432 Fridley, MN 55432
Gregory & Luella Severson Betty Borske Steven & Barbara Haynus
6061 - 5th Street N.E. 6071 - 5th Street N.E. 6020 - 6th Street N.E.
Fridley, MN 55432 Fridley, MN 55432 Fridley, MN 55432
Bernice Weller
6011 - 5th Street N.E.
Fridley, MN 55432
Phillip & Shirley Eddy
6110 - 6th Street N.E.
Fridley, MN 55432
Kim Jm Hyun & Jung Sook
6111 - 5th Street N.E.
Fridley, MN 55432
James Bjorklund
6110 - 7th Street N.E.
Fridley, MN 55432
Cameron 011ila
R J. Slater
6111 - 6th Street N.E.
Fridley, MN 55432
Richard & Shirley Beck
6100 - 6th Street N.E.
Fridley, MN 55432
Patricia Dufresne
6121 - 5th Street N.E.
Fridley, MN 55432
Edmond & Selina Sworsky
491 - 61st Avenue N.E.
Fridley, MN 55432
Ralph & LaVonne Sommer
6101 - 6th Street N.E.
Fridley, MN 55432
Donald & Sharon Eltgroth
6120 - 6th Street N.E.
Fridley, MN 55432
William & Cheryl Kennedy
6101 - 5th Street N.E.
Fridley, MN 55432
Lawrence Waldhauser
6120 - 7th Street N.E.
Fridley, MN 55432
John & Phyllis Banholzer
6121 - 6th Street N.E.
Fridley, MN 55432
School District #14
6000 West Moore Lake Dr.
Fridley, MN 55432
Stan & Adeline Musial Dean Weigel Lorraine Lanahan
455 - 60h Avenue N.E. 6000 - 6th Street N.E. 6005 - 5th Street N.E.
Fridley, MN 55432 Fridley, MN 55432 Fridley, MN 55432
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pzz
1Y.ffi7
17
hZ
°12
-4
4
9
o
Ar
&A 77
4;f
/1S./•F
46
cun)
No
3JI
"0 TH
•
th
ti
7.f
z4%
16
.Iysz,o
21
,--137
�71
24
/4.
-9-
/,g
AVA &I
mJ
1.35.z
1_3y zo
17
16
0
t.
LLJ
w
1jj.'z 7
pzz
1Y.ffi7
17
hZ
°12
-4
4
N
o
Ar
No
3JI
"0 TH
•
th
ti
7.f
z4%
16
.Iysz,o
21
,--137
�71
24
/4.
zz
/,g
1g,
.6
1.35.z
1_3y zo
17
16
0
LLJ
w
1jj.'z 7
pzz
1Y.ffi7
17
hZ
°12
-4
4
N
AVENU N. E.
7.f
z4%
22
.Iysz,o
21
24
zz
/,g
1g,
.6
1.35.z
1_3y zo
17
16
0
LLJ
w
w
1Y.ffi7
17
hZ
°12
-4
4
N
4;f
/1S./•F
cun)
C,)
Cl)
IL
667
3
4
/3
.-I .
11!144
LO
2Q
(D
TH
A I I r_-
AVENU N. E.
z4%
22
.Iysz,o
21
24
zz
1g,
.6
1.35.z
1_3y zo
17
16
0
1Y.ffi7
4M 17
e)
N
4;f
/1S./•F