Loading...
HomeMy WebLinkAbout012-640-17-4206-VAR-2016-007 Town of Hunter �� I County of Sawyer June 23, 2016 Date A � r� SUBJECT: Variance Application � To: Sawyer County Zoning & Conservation Administration ��� �4 �1� 10610 Main Street, Suite 49 ;ly�,� � Hayward, Wisconsin 54843-0668 ZONJNG�4,�?�;�1,�+��,���� Owner: Brian & Sara Priester 517-449-5706 715-462-4346 brianpriester@gmail.com Address: 1792 Yosemite Drive Okemos, MI 4886+� Anticipated time of presentation (minutes) to the Board of Appeals (Circle one) : <15/ 15-30 h30 Property description: PRT NWSE & PRT NESW & OUTLOT 2 CSM 34/8 #8079 S 17 T40N R06W 012-640-17�206 #8550N River Road Volume and page no. of deed: QCD# 400390 Acreage and lot size: 0.45 Zone district: Residential/Recreational One (RR-1) Application is for: The construction of a detached 24' x 28' garage (26' x 30') with eaves. The proposed structure would be located 5' at the closest point to the rear lot line. The proposed structure would also be located 73' from the ordinary high water mark of the Chippewa Flowage. Variance is requested as: Section 18.4(a) Dimensional Requirements, Sawyer County Zoning Ordinance, would require the prior granting of a variance for any structure located closer than 40' to the rear lot line. Also Section 14.2 Setbacks From Navigable Water, Wetlands, and Bluffs, Sawyer County Zoning Shoreland-Wetland Protection Ordinance, would require the prior granting of a variance for a structure located closer than 75' to the ordinary high water mark of navigable water. i ` ( Name and address of agent: Signatures of property owner and agent and/or purchaser. The above hereby make application for a variance. The above certify that the listed information and intentions are true and correct. The above person/s/hereby give permission for access to the property for onsite inspections. Office of Sawyer County Zoning and Conservation Administration 10610 Main Street,Suite 49 Hayward,Wisconsin 54843 �� _ (715)634-8288 kathy.m arks@sawyercou ntygov.o rg August 17,2016 Re: VAR#16-007,Brian&Sara Priester Dear Brian&Sara, Notice is hereby given that on August 16, 2016 the Sawyer County Board of Appeals approved the following application with conditions: Town of Hunter-Brian&Sara Priester. Part NW%SE'/<and Part NE'/<SW%and Outlot 2 CSM 34/8#8079;517,T 40N,R 06W;Parcel#012-640-17-7206; Doc.#400390;.450 total acres;Site address 8550N River Road;Zoned(RR-2) Residential/Recreational Two. Application is for:The construction of a detached 24'x 28'garage(26'x 30')with eaves. The proposed structure would be located 5'at the closest point to the rear lot line. The proposed structure would also be located 73'from the ordinary high water mark of the Chippewa Flowage. Town approved. Conditions: 2 year limit for submitting of land use application;Maximum height of 18'; Maximum size of 26'x30'with eaves;Runoff/Catch basin design for North,West and East sides of property approved by Zoning&Conservation;"2"Sheds on property to be removed by expiration of Land Use Permit. The Board of Appeals approved your application based on the following findings: It would be not be the basis of economic gain or loss; it would not be a self-created hardship; There would be no change in the use in the zone district; It would not be damaging to the rights of others or property values. Any person or persons jointly aggrieved by the decision of the Zoning Committee may commence an action in the Circuit Court for Writ of Certiorari to review the legality of the decision within 30 days after the date of this notice. Kathy Marks Deputy Zoning&Conservation Administrator Office of Sawyer County Zoning & Conservation Administration 10610 Main Street Suite 1t49 , Hayward, Wisconsin 54843 ° (715)634-8288 E-mail: zone.deputy@sawyercountygov.org August 17, 2016 To: Town Clerk—Town of Hunter Dear Clerk, Notice is hereby given that on May 17, 2016 ,the Sawyer County Zoning Board of Appeals approved the following application: VAR#16-007, Priester Town of Hunter- Brian & Sara Priester. Part NW % SE '/< and Part NE '/< SW '/< and Outlot 2 CSM 34/8 #8079; 517, T 40N, R 06W; Parcel #012-640-17-7206; Doc.#400390; .450 total acres; Site address 8550N River Road; Zoned (RR-2) Residential/Recreational Two. Application is for: The construction of a detached 24' x 28' garage (26' x 30') with eaves. The proposed structure would be located 5' at the closest point to the rear lot line. The proposed structure would also be located 73' from the ordinary high water mark of the Chippewa Flowage. Town approved. Conditions: 2 year limit for submitting of land use application; Maximum height of 18'; Maximum size of 26'x30' with eaves; Runoff/Catch basin design for North, West and East sides of property approved by Zoning & Conservation; "2" Sheds on property to be removed by expiration of Land Use Permit. The Board of Appeals approved the application based on the following findings: It would be not be the basis of economic gain or loss; It would not be a self-created hardship; There would be no change in the use in the zone district; It would not be damaging to the rights of others or property values. Any person or persons jointly aggrieved by the decision of the Zoning Committee may commence an action in the Circuit Court for Writ of Certiorari to review the legality of the decision within 30 days after the date of this notice. Kathy Marks Deputy Zoning & Conservation Administrator Sa�vycr Cuunty 'l,oning Administr:ition o O .. � Inspectiou Report � ^ .-. � .., b Owner(s) 13rain c� Sar�i Priestcr � � m `'� AJ�Iress 17)2 Yosemite Drive Okeroos MI 488(7 .`"-� '� tn AgcnUPin�chaser � � � � � Address � r � O 131dr/Plbcr/CS"I' % � � � Address � Inspeclion � 1'rivatc ❑ Public Violation ❑ 7_oning ❑ Sanitation y ❑ Dwclling ❑ Mobilc I-lomc ❑ Commercial � Gar.ige ❑ Addition �„ � Setback - l.akc ❑ Setback - Road � Sclback - Lot Line ❑ Soils Verification ° c � Variunce Required �' = ,—1 N' o QCD 1l40(1390 ItR-2 O.JS ncres CSM 3d/R !l8550N Rivcr Road � 3 0 � � �,�:�PCwo— xC Z N �ro W a�¢�. �... m x � 1�a�:ance. re�a;t� �� �ro?�sc� 9A,r�.A¢. s � (`�,� �o'F �1� � , r�-etb���, -73' or�wr� Srt.N�-.�,u c� 0 � n x � o � 51,e� �v �J�J.�S ��Stvt� w' � iu Z�"pe /'�/ 7s ,� I-o �°�°�_t �`�a�/ V 0 ,_..� �r J i � "' $. b`/. o� ,-`' � r3N� � � ek l,p„� �� � ,F{�8'�. � I �x�a, �ra:oFie�� � �� � � ���} � ePY� I� ' ; a�„�, P�,pn� �o' as+��� 4 ay� g � ��') � ��;ae b�" o -c ��;�) 5 t :�e. � z � ��� , :, � ,______—� .. G�' PQ�'''°'' `� —P3 ` i� S� � �N L� F ° �� � �+ 0• CB�� '� � � Discussed �vith l3rian c�: Sara 1'riester. Jeremv I-[ill and Jay Ko•r_lo���ski (zonin� officc) Datc & "I'imc G/21/1G 10:00AM Signal��re o�IncnPrinr � : �g,iU �� APPLICATION FOR VARIANCE SAWYER COUNTY BOARD OF APPEALS ADDITIONAL INFORMATION (To be completed by applicant) Completed by Brian S Priester (First Name) (MI) (Last Name) The purpose of this form is to provide you with information that pertains to the granting of"arealdimensional"variances and to assist you in preparing for your presentation before the Sawyer County Board of Appeals. Use additional paper for responses if required. Example responses are not related to any variance ever reviewed by the Board of Appeals. This form will become a part of your application packet and is to be returned to the Zoning Department by the variance application deadline. Part 1. Applicant supplied Information. Current use of�property & improvements Property contains a residential property with one 8 x 8 "well house"/shed. A small temporary shed is located where the proposed garage would go. Currently used as vacation home, but plan to retire full time within five years. Describe the variance re uc� ested Add 28 x 24 detached two-car garage, which would be 5' from the rear lot line, not 40' per standard zoning setback. It would be 73' from the lake, not the 75' per zoning setback. Describe the effects on the propertv if the variance is not rg anted— In order to live here year-round we need a garage for our vehicles and general storage (e.g. lawn mower, etc.). It would also protect property value. Describe alternatives to the requested variance such as other locations, desi n� s and construction techniques. Attach a site map showing alternatives that youu considered in each category below. a) Alternatives you considered that will comply with existing standards. If you find such an alternative, you may move forward with this option with a regular permit. If you rejected compliant alternatives, provide the reasons that you rejected them. (e.g., "Space is not available to expand in any other direction or location. House is too close to the side lot lines and the lake.") Due to the lot size, dimensions and location (lake on two sides) everything we considered required a variance. b) Alternatives you considered that require a lesser variance and reasons you rejected them. (e.g., "Addition is the minimum size that is required."). The only other possible location would be next to the house on the southeast side, which would be great. That would require a less variance. That will not work because we would need to drive over the septic field to get to the garage. There is no other suitable place for the septic. When we installed the septic 13 years ago we were told it was the only place on the lot suitable. Describe the impact on vour property and adjacent properties if the variance is rg anted. Not exactly sure. We will need to cut down some trees, but those are currently a continuous threat to take down power lines (these lines will be buried as part of the project). All these trees are more than 75' from lake. I can't think of a way it will impact other adjacent properties due to the unique spot. Both the rear lot variance and side lot variance are adjacent to my relatives' property, and they are supportive of this project. The treed shoreline in this back bay would make this garage barely visible from the lake and it's a part of the lake that is not used very much. The only other close property is an unbuildable lot that is used for docks as deeded access to the lake. We take stewardship of the lake very seriously. In the winters we have collected pieces of docks, barrels, etc. from other parts of the lake and thrown them away and generally always try to pick up trash and debris of any kind. We keep a shoreline buffer where we don't mow or trim and you can barely see our home from the lake because of this. I have personally planted 14 evergreen trees on the property that will ultimately completely block the home from being seen from the lake. Part 2: Three-Step Test. To qualify for your requested variance, you must demonstrate that your property meets the following three requirements. This is known as the "three-step test." 1) Unique Property Limitations. Unique physical limitations of the property such as steep slopes or wetlands that are not generally shared by other properties must prevent compliance with ordinance requirements. The circumstances of an applicant (growing family, need for a larger garage etc.) are not a factor in deciding variances. Nearby ordinance violations, prior variances or lack of objections from neighbors or the Town Board do not provide a basis for granting a variance. Do unique physical characteristics of your property prevent compliance with the ardinance? X Yes. Where are they located on your property? Please show the boundaries of these features on the site map that you used to describe alternatives considered. The dimensions of the property are irregular and the depth of the lot is short due to topography and surveys, and the fact that the lake wraps around a peninsula and has a small backwater bay that approaches the rear of the property, creating a limited area that because of the 75' setback, makes it very difficult to build a garage without a variance. ❑ No. A variance cannot be granted. 2) No Harm to Public Interests. A variance may not be granted which results in harm to public interests. In applying this test, the Board of Appeals must consider impacts of your proposal and the cumulative impacts of similar projects on the interests of the neighbors and the entire community. Some, but not necessarily all of these considerations are: (1) Public health, safety and welfare, (2) water quality, (3) fish and wildlife habitat, (4) natural scenic beauty, (5) minimization of property damages and (6) achievement of eventual compliance for nonconforming uses, structures and lots. Explain how the granting of this variance would not harm the public interests or how it may even enhance the public interests. I cannot think of any harm to the general public interests. I think it would enhance as it would allow us to live here year-round, which would deter would-be thieves during the winter months. Currently it is pretty desolate in the immediate vicinity. Also, making it habitable year-round would allow us to contribute to the local community in other ways such as supporting local businesses, volunteering for various lake related activities such as clean up days and loon watch. The immediate neighbors on both sides are my relatives, and they are supportive of this plan. Finally, some power lines would be buried as part of the this project, providing more stable electricity to two cabins and reducing safety risks of downed power lines. 3) Unnecessary Hardship. An applicant may not claim hardship because of conditions which are self- imposed or created by a prior owner(for example,excavating a pond on a vacant lot and then arguing that there is no suitable location for a home.). Courts have also determined that economic or financial hardship does not justify a variance. When determining whether unnecessary hardship exists, the property as a whole is considered rather than just a portion of the parcel. You are applying for an"area variance.' An area variance relaxes a dimensional standard such as a setback,frontage,lot area,or height. For an area variance,unnecessary hardshiv exists when compliance would unreasonablv prevent the owner from usine the oropertv for a permitted pumose or would render conformitv with such restrictions unnecessarilv burdensome. The importance of the public purposes of the ordinance,the degree to which the restriction supports those purposes and the extent of the relaxation of the resh-iction are weighs against the limitarions full compliance would impose on use of the property. Is unnecessary hardship present? X Yes. Describe. With no garage we would not be able to live in this area year-round.The winters are too harsh for vehicles to be left outside.The lot is narrow, which limits any potential side expansion of the house,and the lot is not very deep,and with water located on both front and rear,the setbacks required and the shape of the lot severely limits the ability to build a garage. ❑No. A variance cannot be granted. Additional information. To be as clear as possible, I'm including the following explanations, photos and maps. The aerial photos should help with this description. From the blacktop River Road there is a long gravel driveway leading to four properties. These properties are the only lots down this access driveway. I believe part of this driveway is technically River Road, but I'm not sure about that. l . The first property on the left in an unbuildable lot that is used a deeded access to the Chippewa Flowage by three owners ��ho own property on a different section of River Road. The drive���ay forks at about this point. 2. "f'o the right is a cabin (in my drawing cabin #3) on a very large lot. This is tlle property that «�ould be most impacted by this project (too close to the rear lot line). The owners are in full support o1�our project. 3. If you take the fork to the lett it becames a shared drive way for two cabins, one of«-hich (the middle) is ours. The other cabin (cabin #1 ) are also in support of the project. The same people own both cabin #1 and cabin #3. 4. The main point is the onlv cabins in this area are ours and two others o���ned by people in support of the project (family members). I c�n't speak for the people «�ith the "deeded access" parcel. "I'here is no cabin on that, just docks for their boats. 5. Because of the terrain no part of the project is visible from the "main lake." The portion of the lake that this is close to is a seldom-used dead-end portion vf a back bay. "I�l�e satellite photo shows this very well. 6. The attached photos show how heavily treed the shoreline is in this area, making the garage hardly visible from even this part of the lake in Spring, Summer and Fall. 7. The garage would be "tucked in" as far as possible in back corner of our lot. It is the only place for t11is stnicture as outlined elsewhere. �f,� ,� `r�ayr s, _ !� r�_ ,_.m�...� .,...,,_� . . ... ._�W-f "---�— '� 1 A�' j ! y,�'#'" j�� �c_�.2 € ��-..h, 4 �� I ��Ey,. ) (r ._ . l �� ___... ._-- ----W._ `. } rt �. t °� \ � , ,� �'t i 'F,'�A ,z , � '�: �' ,�� ,� - � �,� ,,,t t �. r % `;F ,.,,.. j" t`f 1( € ."i..�_, t�:� �Jxb. i �, . � }' ��y,,,� 7 � , � �7��v ✓� � E -�,,- i � �r ,`> J _ -- i ..,�^^� ' f`� <•L�'�J .r'"�� n � ;� .._ �y__� , � � s '-�.,la �,,,,•..-'`� ,} . . 7in�r�r�` ���� r,'t „�� � � _•it, �'� ��7 �{��� �r E p.« C-�, � .• r -� ? � �,„. �. .t:. , � 3 i „f ,2y i.a:, ;. � -'e._...._ _-_........_ ' ` � � P � 1 �# _. � i { `'; f - I ( � zt........_......�,_�,__.__-,_.,�.. . � � _.._�.,� __..,.._....__ i , , _._.__._._......_ ..._...............,....._.,.,._„_ � € i . S� ...� G ... ` � ik`.:f... ��. i x i � � t Garage would go approximately where this shed is and to the left. It would be "cut in"to the hillside a bit. The telephone pole would be removed and the line buried. � ` � ����`,i � ° ������� �'�'�� � �_ � � � ��,� � �e m� � ��'� � � � � � �r � � � �� � � � �� ����� ��, � ��:� �� �`.�' � � � "��i��a �� � ��� � �? \�����_ ����•..� �,"�'E. �,�, �:� � w � � � � ��� � �� �,, � � � �� � � ,�_� � �. ��� � �����' - �°'� � .� y��,a ` �" a ��^�,. � � � . ...�,.�v� � . ,� a�Y"„«� �*�� \�` .: i �� ��`�� �"a z ,�� ` � � � �� �� � ���� �'�� �� � �� � r ��� ��. �-� �� .» �-� �.�� � � ��� � � . .� .4 �. � � � ,. 3 � �'�� � �, ,� � ��. �� � : � �, , �.... u* s� � ;� ��,,.,. �.� � , e�"' . . • .�' '� `¢ at � �..� . '�'e'�!�'; x � �� '"�. ?w:a ,,,: � ,,�:� _c_. �."�.�. - ;..„;.��.. �,• ''. x .. . .. � .. .,�;. . .. _ . . . . � `" �� � �� � -��� �• ����'v �a . , � � �� :�����';� . � . r� �� ��� � �,� ��� � �� � � ,� � " „ �• z' � � <� �� � � �� � . � A ����\�e � ���` ,���.t�v ` � ���^ \yy��`s�'� � � : � �' � � »��F � "� . � � �`,���€^� t�,a�,` g; ,�`,� ' e..� ��� � �,r � _� . ��. �., ����� �'��� �� �� g � �� ����� R: .��„� .� � ��. � N 4 . � .� i \ �. � �.� � �"� ��s ��'t„�`a���� � � � � �� ���������� �. �� � s�� �:�r � �� � � ���`� z'� ��'4" ��� � �, � �- "€ `� � � �`�a� � �a � `� i � . a � �.� .�. � -..� Y'�. . � ,� . �'�° w� . ��;� �'` ���� �••,���fy�•.'MC�=. Er " w�", �M .. �.a� ����.,+ �.��,�R� . � .. .. . ��;�� � .-: �`�-.t,�'���_ :� � i. , �� .. .... � •i'��... »�^S,' _. � . > .. The proposed structure is not visible from the "main lake." The lake setback variance is needed because it is 72' from a"back bay" which is rarely used. The satellite photo below gives you an idea of how out of the way this bit of the lake is. The shoreline is completely treed in this area so even in this back bit of the lake this structure would hardly be visible from the lake during spring, summer and fall. See photos below. Satellite view of area. "Back bay" referred to. Approximate location of garage. „ ��-,����..�� , �, ��°; ���� ia � i � ; � �� a� �� � ��„�' �> � � � � ,e � � � 2� � ���� � � � a +� � ��M. �•, � � r� ���� �� �� �� �� \ ,' �� ;�.'r'. ... �. �i.+ - - ��� ����` � � <�� ;�. � � '���` �+'�.^��.,; . ; � � � � � � � � + �� � � i �,� � .�� �` �-,y- ��" �\���� * - � � � � � .- �� � � , �-� �a ���� > y„ ,�. �`� � �� �' .� ��; � � ��.�, �,� � �C � �` � "� ��� � i� .� �C` � ��a��*�d x � y� y "e �b J��� :t �. '�p,� � &..'"`e^i >r. �E . .� M �<� �, _ � ��� �'� �'w q� t w.�s �. -t� �""y� ,^�\ � � ��mc � � "`C � : �',��i e s��+ �4� Sx�, �tl„ � � t E � �� � � - C�� Y .` �m S.� � \i* �� ��R�.�' � s y �Y�jt` .� � v +�'� �.�� � 3A, t�,�^ z ��. aa� � �. � � ���"�� �����'«-��'�.`'�°�w�`�� � �', � a ��� ° � �'r- �'`�" _ti � �p. �, Si`A<�j A � `h3'� { L � �, , � Q': .y. �.�'�- � 4 1�g � •9 s.vwu,aS��l�a.���.'*��" e,a.�.:�..siil.a'�°� .r..�. �\�.��� This is not part of lake. Moore's Bay This is the view from the lake looking at where the garage would be 73' from the lake. As you can see, the current shed cannot be seen at all. The proposed garage would be similarly situated and difficult to see from this portion of the lake. �. �� >> y ,,, ` �� � � vc � � � � �� �\��` ����� � ��'�:' ��, :', �� . � ��'` � �� �: ��� �VA �� �S� � �� ��. � 3 ��� � ���� �`'° �V A � � .� . '� A� *,. A� �'�. ��> � a�� ��� A � � A� �' r�� � � �� _ ������ �� � �yr 3 �v � - � o��"��' � � , ���� �� ��� °�}�' � yr s p�`�� � i �. „•;��' ��� � � ` �a����.. �������`" � ,,�; � \ � ,: av� � � �� � �� .x k`i.. t � , �.. � : � „ �� Y`�A� ���z � � � :� ,` ��� � �� \:.� �? � <�, . �, �� `��" ar���� � �bM \ \ �. ��+$d �*�� �r- �� .��,., ��: �� � , :. ` ��� �: � \� �� � . ��„�.. �, a€:. � e . � ����� � � �� ��� ��sj { ;� � � �� � � ��� �w�.,., � ° �� � � �� \ `�,���� �� � ����� � ��� � � � � _ ����� � �� ����\ � � k ,�i ' �;. \\�°��\,�\� \ � �\\\ � .�' �t� '"L . s�. .� � . � ����� '�`���� ,:, �o\\� �'� ,:: ... ` � � ��� � .,.� , � ,� � k� :c � ,� 7 Y .. � �� ..yw. . �� .��.. � , ,, � ���� �� z�� �� \ � .\� \ \a � �.+ ', �`�S ���� �� � � Z �� ��� � � '�� '� � � �\ O `����� p������ \�\\\�� � _ � :� ��� � r � L ��f r� t� y 5� �i� .�+ �,. ���`��'��, ��:� ` �\\\� " ��,, `� \ � Wi `, I,I�, ; �`� � a. �.� � � �? 5�:: � ��\°��� �`i�� � °�� � \� ��:: ���:� � ���� 3 ��2� , � '����� �.,,, � r,.. , �.r����: � �..� � '� >��c�a°.'. t� �._ ,�� „ �-._ . s,�� - " � p �� � b f�r�. kj}���1 :V�����. � kCj��. .� '�.�'-�'1 1�.� � 9' � ' ¢ , �`� y� �� AY "� � 4 �t� �4 �r� �,(.T� �� x M; �,'3',;!1, #:'��.�!t. � _ r ���r [t � J�i!�€a'S J . . . �. I _ '. P' � � �� � ��_ k..-` - �e� ��. ' � 'y . �y�. �j �,uw _ .1R S4�" '�'�4 d 7'':u'v .,.��.,.- �� „� uq,. ' ,�j . �(: � � *� �p.�dl� i�„� 4y� Y 4X��M"' `.,>..� � '4 � (I �� ,�} / ��'�.�T) �L6.Fi a p, 'YY•r,t t�7 s� ,t� ..-� '. q I .� µ. + ��.e�.kPY �. ��'5.,�� "�� :s �,; 1�'+ � ''� � .�"..+ �` 5.- 9� � k ,A���. '��...�'.�. l• `.3' T '�� :,�;�� ���.�� 4 �; Xs �. , ,�yz 1,5, �'� t,. '{ 'n-� z��'�(�,i. o �$ `� ' x �', pe"���� .`�th�.`k ,'q��e� ¢- �'�3{•� ��. I l'y ,9'0��4 R�' r.S�t' Js T'-. .y., ,. �i� ,�.' l�i:vs e r�t .,k {. �rita*"F {},��.. f 5!`� ! r l;' �.' ,��'�` �'s�G��,,,'C � >�t s { - ,�� ,I►'i � Y' ' r- V�q?4; � ff'' f� ���'�• � " { ' ' . �7Jy�� �' � t .V����. .,+'� yy�;]p }.t �� I. ``" � ''+Ak �'^,�r�:� t a:i"�. '�;� � + • „�� f r .{c� . < k t�.�~"R ,.-,FIe � �t� }�'. h .� �,�Y '6 �1f.n �,�a F�'':. � \,�' z, ; �� _ .��y�&y � "t� . y . � !" .��Y t ,� .yt: � v5'a s�g Y .- „t '�`A° 1` �`,� � k _ � �.k' l�"ry�' �'4�l+�y_ "ti .^ �►6 �w x �' �r � M � ��¢��� � „�:,�° ��� `� ?� ~�i . -x !t� y ya e .tif1� �,�,, a �� .,}. � � � �`� �ti + a ? ,� ,�lk u?t' �+�y�} � �r � #r � . ` �� i � �f. '� � � y+ � .[� " ��a �Os2: .rti,�Y't y�2``.'. r . � ' e.�-u'Y f ' y. . .- v y'. � . .t � +. ,ar °s . �� ` .J �f. Lc. .ds� � iP�� "i '4 l� 'h ' E �•�� �.. o-� ... �'' � �s a'�zk ��„� � � . 1., � 'ra t" �hrr.,' �. a�� ,,,. . . .�. � ,� * � t 4''� <ti:�y��3`' � � � tr �. . 3 i � �� � � a� �,/ � '� � J .�a���� l a � �-� t �a> e ' �' ...I�A � � j` �, ' .y ',,y. �,?� M�a � r ��, t �.,-. � ,.� �� f` . �. � �.ti r j a� .i ��¢ �� -sa. c.,}��� .q S�t {:. 'r�.� , • '. Y�f k`.. 3� '� i,�,'�t�z" r r i .. �,��: _ ^�--�r ;a h�� � �ri-... � �1 t- �� �� .i i a `1. �'►�� . �'..::� �`a � ;�+s;.�- � �`"'','Y- a s ' S , �. �v r �` _ 4",�y !� � .`�.i'�t,� � �C'� ) . `r ,�fd �'t_j�V W7 .. f T�W''$�c 2 �"f ., t ` ' ". S E !�` e*� ' �. 1 '� �s ��.�^ ^�' ' 1✓ �l � �.� r'�" ,� .b� }��� :. �. �k�, 7� s +t ,r �,� ir�,*' .+ "r'°,� .� � a s ,�, ��' w c y # .{� ' e 'fi T" !�' �. �c�� ..r'� ..�,..��� twr . .�_ ���+, � � .. 4�WY1 a� ._ /t ..:�'C• ` '�*� s r •�+v�,�r���4�";,'� �y�yq� '��' ���+e�>-^`.-,� k �� _ « .. �t : .. , . , : .,+ � _ , .• �-r.:• � ' �� � � : ,- .. . . ,. ,''-." . .�-.. ... e,,. �. � ,,� . r . �1 _ � � ' ,. �'� i �- � ' ` ' �r� �' �f r .�;�`',#' a v! �.c+ 41"' �� +.K• ■ W 3 �`#.`.�:� �p `w : ; ��� " 4 3 ~ S '�.' , �� ; / Y� �,4 .�b. R r,� ,� g{�.. � � '� tl�� . s^,. � h ' ��; j. �� t s`� t �� ,.� 4+ .`_ /�+�• iYY� �l.rs�' . . -"�e� yj. -' y �;.a,:.' Q^.� � � �'.• `� �-� "�` ,� �. ��, r ` �.'�� � , � � ' # �.,r r �` i �.� '� � � �� • _ �`�� r�i � �'Q� '�. <. � � u . l. .a� � � �... �� � � , x +t = r iY .}S �II� C -� � �aR �n'@� n�+* . �... a �. ". .' . . r + i : ?' � r~� � ��� � .:� , " � � 9 ' � r . ,;�a , �,�� s» ' 3 9= 4 ����� "�' ,,,�* �. � ; ► ♦ p �. � �t Sj �• , �gl ' , ' .�i . ��3�6. �" �. 4; 's w����.. �h ��._� # '`� a ., � � � ;�. � ,.M.� ,. ,' `� g � *n ' ,�; � �''� �, � - �..- ,iY�,� �`,; ��+. .� �, ,t��cy�T „ . ..$ r � Y -�i{ � �� i ' �.x 3` y . �. ��, ' �-�,-� '�'� t^�� ��� , t �� � � , # �E'1„��` �3. ..� .�� � �� ��� � �_ � �` �� r'�' ..� ����� � � �� ;, ,i 1+ � ' � ''�,� •.ti`' �� ,�, , '"-�r } j ,j•, � 3wR. ;x�ti s� i} ` 4� ���4�• � � � '� i� ��,.� _ 11* - _. �� � � j 3 ���} r ��� t - � �£ i lF^�. �� '�.> � �* .P _'v��_. ,�♦ � � . � --_+ ;�. � � � .�.� � ����� "u i ��r � ; '�� �, �,/: � -`—� � . P. S t � _ �� F ( � .� . :.. . . :r �� M �� F P � 4. .L 1 {� � � � � F_ / �!- /� mY.. k � r �� , ! 1 � p 'fr� � j '^1v �� +�r. ,�E.;y j �•k �i. X '� ..� k�� 7 .§�.4 3`'� .1 � �- Ff : ��.� �� �,� i� � J..�'► ..l . ,�� ... *." . .Y�� �w a �� { �.. . � � ;� , n�.: , ,� ,� ��: � , .�� �� �,4� � ��: d Y ' ,�,� - i,,: � „f'� r r , � a.a f • � . 1 !. ' 's. ��yv � � ,t .,�. a� � �� ��F� _ /y L�� ��,Si k � � r ,�., S 'g 4� /�. d i r �ij; ✓� � - �v . ��� �p, � .t�.t t � ; � �.. �.h. ,y,� •��� "�J 1)R ,��'#' 'k'` �.b; ;;�. � - � ',� r,�F� ,,�!'-.��fa, f��� j j-y �� � i(✓�' �I :t r�' 1 � +£� �¢ . �r . . , �,ti .�f�� ,�i,x x �:� �. ,� ' °,� �a ` ,� ti x .:�s� �.. � � ,� ;� � - .� . � � - -r� � 1 y 4 ��� , �a . . � `� � .� .. _..� �� . � y- .. r .� .�. _ ! � !•' � >-":'�� _ ' '�` � . ' N� ' �, . .r� � `� �,�� - "� I �e+:c�'��i t,; _ #� � �_ "��'�� .. �j ��,� ��d'�Y ��.... � �1k� .� '�` i � 1' �_� �'_¢� fi �" � �3�� � t� a t � � r"J .:1 �� ;�"' ,� �-� � ;�. ,t., I �1�,+�',. �"� . � �. � � �K `�� ,� .i� �^ � � x ` :'. AI� i 7� .►��a ,�y�` '�. �� ,o-'j '�` �° ��#. � !�.�"_ �,. ��� F �4��+ � F't �,. _• ,q3 �,o. '�.,. f � i �! '...'�'".rr ,y�- '� � ���`Yi tY' . ��i� .� ��:: .� � � 1� _ • . . , � r ' �� � F� 3 �1 . � _ � fi +`��.. � �.�7'�.��r. . � . .—^" ;� ` �+. '� �..P.4-_ z . _ - .�� � : ,,. r �# g''� �� � f- �/'�/ •.,t� ;`4 :- � �� � �.'...., �.r ��?, yj ., '�,�� ��.� ��. ,_ � # � E�,,ly�i . �?t#��1, 'h+` � • ( !,ys�' ;;.:'tti,� < �:.� 4 ': .�/ �• .5 ; I �� `� p� ��' �� ��4S �-� .� ��� , '��t �' f�y �'�'q � ����i° � � - s.. � � x� � �� ��� ���� � rt�' h. e,a t� ' . 6 . : . , �� ��� �. r . �. ��. gg+ � "'" � � .. '�},, ... " s �'" ..,'rto�`'��9 w' ' ,' 1' �.�� &. v , � . � ���'. < < � :;,1 /,y�;'_'��i; y'�. � �� .a e �SRt da���4 J �5' ��.f-��^.� ��� ' ,�:. �..��, � -',, •,_.,. .£���i �;.... ,�g� �� � ��..�� �.. n 'wt "��; o Ej., t af,�� e� . ;. .. , _ .. :_� � _��� ..� ��`8� �� , . _ � - ., �. 7 � � 3,_�,� -.� ,,�'� �� ,� . �j ��E 5..�1,�,'�d `',y '$' {t`?7F`.t �' t�'.,� '' �, I Y'�"9-•'�. '"� ', �`��-. .. � •• f F� ... ✓F. �V ti: �' .,�Si• V � y� � .,�� �V�S 3 ..' 4 � iy 4Cy'1 �' �5„ �v�.S �j� � � }?, _�,�n ,�,y,� �.��''� t ,R trx 4� ".���c : �.-< Le'�1 �..;!a$.*�,,;�� � «�.' �• �ti = �� X� ��-,+ �;. �''�� �� s ' �•� i � � �$ �m..��� . ,,y� � � . f � �� ` � ��„k-`� .. � e� � � .�r'� K '� �^+„r� " � �!�` �S`- ` 4V'�� �' A� s#� ' N'�f E��� � v ��� � �y !-" �� � .. � �w.�> r y.� ��sw.Z�q�'i, � e� ��' ��Y~���X����.L!r" '��' � , s�'�. �' i � ,y�� .x�,�s .� ,�x ���' ., �c�;- ..���ey.�� `�`� `��� ""�c�'.g_'ys_ �rij ., +t�j� �. ���.'� � :q �, S.F� ��,. - ,�Cs� �sa � 3� « � y�,.�`,�» � ' t c r E a'�r�' � �ry��, vrz� ''3 }� �#' '�, fk:� t �r�. �y��,' f 1';�, _j7 � � f ��ja �� � '�+oCJIF� � r e. ��� �i ��i � E:��h y'-• � _� .►:;� t U°� " f- �a �7, b�F. !1.- c Y 'j,� �� ` !t � � � u�3'}r ,:'x � r�,$: ,. �•� �,y s- � �}t ...tr�i� w..,� q��' � !V�� � .=k',�, _ v. '4r:< �. ,_1F . " T' '�� 't, � <.� ,A�l4. A's c -. �.. �3 ' � ,� . � . ��r G-l�. / r :B ,� �.�� . � � ';� +: .. :� ��}a�` �, �r �;� `° �� },�. � � .,� l S�� i' %a,,���a.�;. �..�,� .ip 't' ��� �s., ,� ♦`� �,��c I t � ys, .,�..s _ `t �� ,�'T � �� � t��-�� ���� � � ��t� t� '=���.� , �'e� "'�� ��= �.. �'� ��, ..� '�" "u��.-, _ ���r � . �,.,� Ta �, . : � i �'�. �tf '� �r;,C� > - ����+;w.��,��. �o a.d q: . f i "� '��i+ F �".+�j a'�'.' � �n, �� . ��<` � °i ��R� p � t ��,5 f ��� �"� ' .p �� � �l�' � � �� �� ' � � � �_,� �� . �.§'a* ' r' s��- � �,^ � � . %� l'''� � _ �t'�'"�l '�- '2 � .,�- �n,'�' �� 1 �,s.� � .� � '��� � s' �;�� '.-r �,,. � s� >�f ,� � �... ,'�' � , .�� y,,�* ; <d'�° e �. e o� wi" fr� = � 'aa- � �....."' �"t �„� .� +i a "�4��.� ._ � - � � ' � . _. � a , . ' � r�' �» ; , 1 >�' �' �'¢` ;(� r , .� e " .,. . > ., � - x . � a�-,. ' s. „.�� �` � `4 � ,4. � ,a�� Y� _ .. , �a.:- '� ��, e� �, ' �'� � '.�"' � �,> -ti c�: i �' ' � ��Y ' � ' j• � I'c t �� �- ��,�t � y� ��� ���, � �. •�`� °n�:- r . �, .� .. ��' ��� �G d� !` � � 's.}a�.r" , �,f '�� '� � }F r�..�. �Y�'�• � � ��' ...� �' �.:� .� f,+e' . � � 5d�; �; ..� � ,� ��� � ,�.�, 3�a � s ` � �. :� �� ,�•rw�:,..;+Y- '�s� .�y �Y'4� �¢�:: �( +�_ _�r��,. !�`^` '�i >�¢w.P � � � . � �+.. .t. ��r ����� r �� �,s �.. ,�. � �� �{H� q �� - +t ti �- � � �- � � 1 �..��Y �v� � �� � -.: � # ;`,� 1<�' r..'�S a � ..,al4'' »� �v.: k�" �' �-��t . :�� rg � �.�'s iC� }i� `'�� �:91..� .�"A -� g'�' �r 4 x ! ;` "4 'F '� i. � 'wa,a �� '♦ ,�i.�Lr' . II m` C :� . a :� � x. . •'E�v�'..� � "a,''�, ,rt *�;, t"� .� "�s * �e'� • � '. .��;'a� � .„�,.���:� �y� .. ��- $ � . � � � ��� � ti �.. ^ . _ ," . `a���"`e...„,�,.'�'r- .s��. *"� ��:.�Y` a� :, ja i�y'� Y e '- a' �5 ! -.�`t.,, ;'k a's. ,,.'�'^� :t t'� v�� �, �` �.. a�al � E .,., ���� � '� . �.��„' �' ���� �� �..� ` :?- �i �; t �, � 2 vfir �y'+ � �_ A'�A'1` ��:'.� � -�� L {� t � k t� �' y �. j , . l a 1 �.�"�,�..°s�. � :�.... .1r ��� ti � � ,w` q � C s# � ��`�s#4 �� '�s' `} j�:- a�+-,a� '�� � R.�� �a� � ���I � �-' t �i, �"7� 1c� s. t'� � � s- ,4y I a � r k � ��a��ae. .F�2�� . �.. � .�y �,�� _ .,.,,,�,. , ,��5.. , � :t 7 �y`tr-� fi� , �"' �� � � :�� ��,.�� ' �^� , '� �. .,�,a - . ♦�f� �. . � �. a y� .a n. „ � , . . .�,�. x � � ::. , i t, ��, {`� . .'��� '�� �T �. ..�_ �� �4�. r + � � �.� �� � ����� r �. � � ��� ��� -��� ^ C ..R. e� .����'��5� .��} , tfY���y "L� r: �. j�J._ �B� �1 � , �r � ��r;. '�* . � �*a � � � !� � �� � '� ��U a��'�;�Y � �.�_'r ' � ��� x�a ��' �. `��,�� .�r'd� ''a- ��� 4 : � ., .. , � ,. � � _ 1+y� �,� i.'. . ��r ���w �,I�ti +�.�,�.W,:k b,.� �':' 1�d � �'.j,� 2 �'- �, �i �4 '� �.��d�" � 'K t f'''� � ��_�� �,�'; ��§�'r'� � �P� �y�. �' gy��.��� ���, �y�ay� ','�.MS .,t �$ � �� �� �� Ae� ��� ! l,;a� ;�iP�`" -:�'80+" � =rt..v �.. C= ��� �` �: � �i P �" -7 � . , � �,s� -._. ,��' .ft. �y� � _,'�e'�_�t,.��.�` � ,y � �� '�s�� �" � . �; l �} ,.:�� � T . .�...rp K. � �/ � �r, hY ; ��a w y:.� ����,�y_ ~� ,��-�'� ' � � � '�s��i!` ���- 3� t � t. �"' -�` ' � F-�- s�6" , f �t s y� �`�j� #,� '7� J: �_ ; • S � . �,"4�. i`'� ,` �-��v�l�Y' ,�x• q a .1 � —. _... _ : , � ;. ''" , ,��� ,; '� "� _ � �r ,�. 'v �� y�� �`°`�. ` - � � ��yiR' �.� � „�",� , "�A , _ � � , = �. ,����.; � t�` �� y� ,�, ti y„ nr"g; ��i��� i ,t" � �-�`� � �� �' � � .�.�<: �g � � ,�j« '.;�?�r+, � ��.'� �� �Y r,rn:� " .-.dT{ ����Y. k �5�,v 4_ y�i—°� �f ' ":i� ��� � � '��� . �� ��� �'��� ����� �� �� b. �.� '" �fi i�°�'� � - :�; � �'�` �`��i h>-' ,'�.� '� '7 � � � ��� � �� r� ��� !� �`.t" - $� e +'�6 ' :.-r„ "��'�PV f'4� �;,;} { 4 .yy�u� � `� � f � u H,: �p L' t� 1"'�•,� \ �n /"C 'C �^ '' c.�r' t �'� °� �,� e`��= e , s� `�` � � � � �,�`.M����� �r � `��°��� �; :� „�������, ` ;�*' � ��- ;� �`' -,�• �� a �, '" ��� �; �• r�. � , ,�,'"'+� " � ,:a, i�' , f y� � � �' �-'�g�, !;��l+W 1 �� � ,��_ ��� :�`i ..�. !- r�-'y� �:.Y.h� �*��, 'J�y `Y' `:-h � ��^� "�/ �t� 5�' �� ,� °' � '�i• �s`� �,�rre�� , � � ..� 1�� �- ��,�: � � = 6 y �t , � ��� � � ��- . � y � . t y ,~ 4 '-Z � 1l�L :`�i. �@' ; � N � y _ �r� --�j - ,�: � .T � \ .{A'1w / �i f{ V��6 ��M� �. ��� ��3 � ��` : ; , : , , , .. . , , , _ : , , � � _ � , . . ....__ , _ ____ ....._ ., . ... ��.... ..._ . . . ;... _ =- - ; : ; � ; , , , : ; , 3 , ` '; ti , , ; ; , . __... ,� _ . � . _ . _. ;... . _. _.. . ; : .__.,,_ �.._. . _ . . ; . ... ; � , ,. ��' , f i � � ��'; . : t : - :, �. ' . ._. _... _ ... . . . . .... ...... ....._..... .......... ..�-... __ .... .,..._. _�a-.... { . , . ` . . ..�'i... '. �.. , .,. :.:,�. ._:.. , .;, � . . ' ;' � ��_.. .'_.__ ��...,.,., '. : _,r --__._.... .._ ,. .... ._ ... . .._ ` .._3 , ^ i- I �. � � - . . .._.... � ( � j � ; _ ' _. :._ k.._�. ; w.._,. .;__ µ. ' _ �.� .�_ _ . ,. . . _ _ _- �y . ._ _ , M ....� ._� � ; � ; �5 . ; � , ... ---_ �._. , _.. __ _ _ _ � r ,,.. .._ : . : , . , : � . � . .._ . �. _. .. ..�.. .. _. _ ... . . . __._ �__. - . .„�. _ _. . ..: . , ' _ ... , _ .�a-�- tina�s�s ;���� s�xa tiq '��� ` _ � � � ; , : � ; f � � � �, _.. _ _ _ _ • ---� .. P . � _.. - - - r °J �__ . . ._ _. ti. . - -�"_ .� __ � _ .. , , : � , . , , ; r 3 ' _f� .i _..j�� � � � i :. ; . i , . ' F . I . , t � .... " � .,' . ! t � t '_ " ' � S _J._ t ,_-X ,,. .__._�� ___ �.___zr - .._w__.� , . -------_i-- s . . .�.,..,,:__ _� , , + � � s � + � } �m • � , t j � ; , , f � , , : ' : i , , � , i j � � i { _ - - � - _ 1 . �----�--._.-�__ . __ � },. ,-__..�_.�..w .,...��_ , + v..1___, ....,.__..{.._._, _._. �_ � w.,._._ s �,�_�..�._..�_.__..�., � f .V,�.-.....r .,�� --1— = i ; i"':.'�'_ ; .i �. . 1 � ; : I ` � � i 1 f� a � � 1 , � . , � __1.._..,,..!�.--;r._.�.` 1 i;—.. ��..__!_._._K.,_...��t�.._ � :..�_ ____....... -_ - ...�.._. _ � ..y._._._.�. --- �.1 � � ` F � -� � � ; ' �_._'� ' � ` � . � : : , ` �-} � { i— � � � � ;� ' ` � i t I ; � � �� � �� � 3 e � � � i 3 9 p , � 1 , � _ 1,..__�.��_._�t..... � , s � \ i l . - �— : - --� �_. __�,.�..��'" ..;...— �.�,.� � €_.,__...� 1� � � � � f ' 4 t i--.__� �\ { f-- � � � C { " � � � p : � { � 4 S 3 � . _."_ _ f _ � �� ...w�� _� .�..�..T..��_._.ur _; �i , � —�-_-�- � ._ � .� ._._.. :,..._.. ;v ----�- u 1 � _ ' i 1 1 i • , I �4 ; � � � , ; , � —,- . , . - , � ! .w_....�__.}_ �__.�_r. �_�.. � , ... _ _ - -- -- - _.. _. � � _ .._...� � i ' i -��1 : ' ��� � � �� �t j �� � � ... . � � � � � � � � � � � 4 ' ; ' � . , � : � t � � F � � � ' �� �w,. . _ �...� i_ _ _ � } � _.�._...�.�.... � { _w��� � -- - §— i ; s�._,, , _ , _ r ,�.__ �,.� � �� y € , : � , s : ._ , . . , • i [ � �� � � r s � s.,�. � _ '�. .. � _ � _� ..k. ._ ..G..,....- f.. y...�. �.f"�'�." . . 7 � ».,�__ - , ._._. _ '_ = i �.3 _.r �. .�.._.�._....�� � � � ' � � ' ` � ; � � � _ � � � � � � : . ��%---t_ _ ��, __ � .�. _ _ � �___� �._ _ _.._. _ ; v...._,�__.;- i i i ! '_, ' `s � i a �W ' ' : , _ . � _ .. . 1 . ` i � � ' ' `t ' ( � _ ` ;�- i ' - �i -� � - ` p � , - , : . � � _ ,I ,,�, k � _ �{V �� . ; J '`�_ �_„ ...__,._._ . � ' ....�r $ y...�_i i.:.: � . '{.,i �lry �� � �i i � , E i I � t : �_ i 1 j t ' � t � � � t { � i f '' ( � t �.. ...,�..i._�___ ..._..-�__� �.�.y,._ .__. _,_._ "'� _'lu'__ _ '_ _ __.. _ r __ _'�...T._._�_... , ' i r ;, � k E j i ;� . ; r� �'7 ` �f i ; ! t � � � i.._ � { � ! -� � � t � � r - �. � . , � � .,.5.�____. �; � j._ �_ .�.._ ; `,.._�—i �_.___,...__.,;._,..�,,._._.� -... ; _ , _� t . i `�' .� � { . t : ��. �_.,__i i = {��.,,,, � ' � ___iy__--- ! -- ` � i f P ! { ; � :. � '�. ,..._.�t _, _.y ., {._.�, .��_,.:,. �'.__ .....[ ! -�-- �--� � i f � t �� � � � # f � � j , :� �j � � ' � S ; �.�._.=:.. ...i.�._�._ '-._ _ '. —��.._a,.,,� : _ i [y ; ?_�� � �..��..._ = t-�. � .. . -, b. .{�_.-.-5-.—_'F { � � ��� �� � � �� � � � � � � � �� _ � � � � � � � � � s j � � � i J � � � � � � � � _.�. j e 7 + E. ...J..:. 1-� ...��.���,,..�...�.�.. � � ..'.�.�—�-�--� - - � (���'Ei." �....-.� ...� _ , � �.�� '��..��_� -..^� i 3 � � ; '� � ' i � �4 � f } i t i t i ��� � S ___' � �.�; � -- t.�.. �._._.J',_._—T..,:... � �, ;-�—� - _� -�---•-•�---�- �_. �_.j__. .._�.._.._3_i 4.. .i �. ? ; � , : � � �� � , 1 � , � . i ( � € � � i ! �:...._.�. s � i a i 1 ? .�- � _ ._..�a...,_.�_� �-•�.-.-'.,�_�.___._i_.._� .�.�.�.�..,; €--,,,.�..�...�3 : «.....�r�Z . ! __�_,,...._;_ _._,� _�.__ .. _� € , ; , 1 i � � I ; , � ._.._, _ .�._ �a , '�`_ # � , G i i e , , E � s : I i 1 _._._�_ � � � � � � z ._.Y,.....,1._�_.___' ;....�.� � - .r �____�- _� . ; ��..��.�. : .�.�;..��. �__..i i 3 } : . g � , � �i : � } s � � ! � t � � t ! ; 3 ,�,._ � E � ,..v._, �_._...�...T..,a.,_.i'_ � � i >�._.� .l...-.......� � t�._..._.,.W.�_ � �._...__.._.....�.r _.._...y..`... ,.�..,— . . . . � �� � � � � ; � i �- �:-. � � : . ( � ` � � � � j � ! i `� i ( � 3 ' i � s �� ��_j�b _ _ . - ' � ��' ' _3 : -__;___r.-l._ : --�---�--� -� �---f ._..._..,i ..�,:. � ..�1.... .. _ ._ `.-. �.�..,� � � �E . -. _.... ,._.�-. . '___._! ' ` a c� ' �. � " _. _� = i � _ _ c �w�_ i _.,..r. ..____,!_1 .._.... ;� _____.._.� . _ �.. � _ �_. �,.�...,�__�_-_--4-._._..l.,....<.� .R,�..__-� — i 1 j [ ; I S . � � ` � ° � 7y � ��.., � � ` ... � � . s � �, � i . � # _M.i i � ' ; 'T__�_�_,_. �.�_. _ . <�,:w - . i � ,Y�.� . �....� _ t..... . � �- e 5�.� �,K...� w..: � N.� ' . i 7 i ` + . � , , � .« . � 4 �..,_...l._._ �___._� .i__ �_ ._y(� �._.., " , ' - _;___' ._ ' �_,__� ,_....�____I � i � � �---.i-_.—�—� � "�' i � � � ; �- j �_ #... __�_. p � � �" i � �� ; { � ` } � 1 � : � i � e � � ; S ���� � i ( 4 1 3 t � s � ` ! a { � � � �_;� ,"s � ,��_.—_ .f �._..� '� _ _ __. ._s_�....m..! ._....�..__.!_ ..e�..�s_ �;.�.�.d.. .�. } � ...a —�--- , E � � � �� E � � � � ti j i �._{ a.,l._� ;._._ ,,....._:;_ .._.,._.C"�..,___ . ',. � __ _.... _.�__-t .._.� _. . �. �._. .....,,.. ._ _ . . \ �_ __. . ' ' i � ' � i �� � ' \� ; } `�_ ' _' 'j"' � � _...� E 1 ,!. � � ; � � ..� e . [ , . , . . : : : ` . \ � F . y i . ; � t s \ z }.. ..�i .....��_ .�.....�..� ��..,...��.rF_....�.. . 1--..� ...�; \ ._ �..- . ��� . � , # . � � ���..-^ � �� 3 3 � \ � : V�N' � ���_ �..�.� . �i _ ` 4 � ° � i ' ` t ; i i i � � t � � j � ; '�t , . . __ �"..,..._..:.. _. __ �. _ _.. ... .� _ . ..... .. _.. •___# ..�... ; .._. �.,..._... . .�. _..�. _S . »r.- ,_,,__ . � � . ....s.�_.��-�•--. .: '_ ` ; _ , , , � r � . ._.�- ,... .. .. ? # f a . . � . , � k t t � " { t�- . _ . . �...__-.e-� �. , f ; ....�__ � .._ } ,lr ' . � _ � � . � .r._ � , ; .. �_ � (_......,� e i__ _i. ....� ` + ..<��._i � ._� _..€. �_�_._� _�_� ��_ _(_ �--�_ �_ � � ( � ; _. � .. .._. € t _ � _ � i I ! _t 3 i �..�. _.:.__���._..t....., ,- '-,-..._ _.:_� _ 4� ., , _ t ---- s_.r: ,� _ _ .. x--. .._..� , . + ; ` � �., �� f._ .S'^ ; �_. ..�...� �... .._� � � ���- _ • + �. : . : � : "� �. ' � + • . t 1 � : ' ' -. �. ' � . � ..1.� __ ., , ... ,..v......�.._._.. ...� ,....._. . ...... � � i n�__.. .,..1�_.�._...�....::.., �.� ,_._a.,.._.. . .__,.�_. .,e... '.._,_�.. ..._�� ...___"" _,..._...., i... _.... _..._ ... _,._ _ �.. . 4 { � ) L�� � � �l��8Wf1N llWt��d J.�It/11Nt/S r� �' . �"iJ��Jlj UI�V Jlf�l�l'YY11GJ i�Fivi�iu6v ' . ' 4- 0 2ziac ,`.VV c'L D12-640-� �^ 1?,2170 � 012-fi40-17 �� 2 Q68AC. 2103 p0� 6 �.. _ _ 40-17 c,`���. �..�i Y� .�'6 __. , � 04 1.30nC. .,��\/—, „�_ � 1.59AC. - 9.85AC. i40-17 l.e3nC. i,� N E--NVG� �,2-640-,- ,20, 640-17 �w5a[. Q��.,lG� 2535ac. :105 �,`�C �� ��-�� l.31AC. V"�n�iv\v� \�r 640-17 L� 114 t.a3n[. 012-640-7? C 2 3 2406 �O Q 2.65AC. � O � Q12-640-17 2416 LAIAC. lJBHC. 072-64G-1? 1301 012-64D-17 1401 i in.esac. o,z_s�_,� � SE—�z����� C �� /� O.i6nC. - ..__�1/,/7' S.52HC. ` :� t� W� l0���4 � --•�•---- � • � - -`'►8 0 �`'`�-�'�:r. 012-640-t? 3.93AC. 2418 e.z3nc JOHNSON'T RESORT i O � CONDOMINIUM 012-640-17 O12-640-17 � 072-640-t7 7302 � 0 3131PC � 29.z;� �-r�F '���� q0P` �-• 2 ❑ 5.28FC. �� 012-2S4-OO OIOO Q ❑ 7HRU � 012-284-00 1100 2 bQ l:Je..�oi Q b O ��O -�p0 `�p 4 � N�TE� `b�`ti ti`ti `ti1�'c- � SECTION BREAKDO�lN HAS BEEN 012-640-1� 7301 012-64Q- o.�'��,�p��o.�y�'� �,ohP 012-6 � a PR�vIDE➢ BY SHVVER COUNTY o.osnc.4 � a� -i 2 Zi SURVEYORS OFF[CE. IT MAY N0T AGREE � � W[TH �OCALLv aCCEPTED SURVEYS. � � 012-6400.6IAC. � O O 9 �N -ti 3104 Q or �, 2 � N'� 2 Q12-640 �n r J��� O o� C 17 311o61AC N Oto� I O- 3 012-640 o m� � L38AC. 17 3123 �.t5ac. i n i CQ 0.6�AC. � �� 4 o,z-s� CHIPPEWA FLOWAGE t.46ac. N O 17 3124 p � 0.97AC. � eQC ,� NorE: �� �'���� o<o m g 5 Q MAPP[NG OVERLAP MAY � oa �`r' a� �c�'�+ p72-E4-0 EXIST BETVEEN CSM N'S _ C��� O �„� i�' '�'^ '�%o -17 3t21 5977, 5978 AND 1892. ^i 4�,��_�'["- � N `�^ �v� ��,� FURTHER RESEARCH HAY 'V ?L L52AC.p� � � � 1 p` � �75n[. BE RE�U[RE�. 35.65nc. 0.62AC.0.59PC 0.51nt. 012-640'17 41D2 �\�__�E r'�11--�'"� SPORTSMAN'S LODGE �'�3A�' L08AG _�] .yQa}� o�,� �.aonc. ot2-sao- CONDOMINIUM & R.V. PARK a'O �'n o� `a. -17 ht*73 � � UNITS 1-7 m,:., bM �;,� ti^�" �,00 � Ja R.V. UNITS 1-12 i , ` <v n � N� � ��j � �� o� SEE RECORIIED CWY7➢ p� O I p f 'ry1 0,1 � �p PLAT f02 ACCURATE � CO Q'� 9M S�FT AREA ANO O O � 1 O / �O L22AC. N� LOCAT[ONS 6 1� o� 2 0`���� oiz-sao cQ � o ois-2�n+Ru o�oo �. , L66AC. 153AC L40AC. 3 O O -1! 310J�... / 3.SOAf. 072-279-00 ��00 6�'`1 R�O� LSInC. 3 Z t 012-64A-17 � CQ o 03 3101 Q t��. 2 012-640 �'L� 5 t.6�nc. 6 -17 4201 DOO 012-fi40 NOTE: 0 � -17 4305 NO TAX LD F�R ISLAN➢S OR LAKE BE� LISTE➢ IN . a ���I 5 CIJRRENT TAX ROLL 0� � 0.66AC. ��p� 2 O 0.53NG 0.97AC. ( C ��x 0.59AC. ��2-640 NOTE� 2� 3 CO � -17 4303 012-640 SECTI�N BREAK➢OVN HAS BEEN q Q -77 4304 PROVI➢E➢ BY SAWYER CaUNTY 5 SURVEYORS �FF[CE. CT MAY N�T AGREE 1 o.ssnc. W[TH LOCALLY ACCEP7E0 SURVEYS. p12_270-00 0800 � THRU 012-640 012-640 -17 4306 -17 4307 012-279-00 1900 012-fi40-17 4402 � r — � .i. SPORTSMAN'S LODGE 2�.6�nc J CONDOMINIUM & R.V. PARK 2-sao-t7 344i UNITS 1-7 3o.42nc. R.V UNITS 1-12 see aecoe�o car�ao C,R;_ _r� '�j� —C'� PIAT FOR NCCURATE t t ,.��. SOFT AREA nN➢ � LaCPT[ON$ D12-640-17 4301 3o.tenC. 012-b40-t7 4301 0 Ot2-640-77 3403 3o.ianc � 6.ISAC. � Kathy Marks From: Wenholz,Michael D-DNR<Michael.Wenholz@wisconsin.gov> Sent: Wednesday,August 10,2016 12:51 PM To: Conservation Cc: Zoning Deputy;Jay Kozlowski;Lutze,Kay E-DNR;Pericak,David M-DNR;Patrick,Keith A-DNR;Casina,Douglas D-DNR Subject: comments regarding the Priester variance request I am writing to provide comments regarding the Priester variance request scheduled to be heard before the Sawyer County Board of Appeals(BOA)on Tuesday,August 16,2016. Thank you for providing the hearing notice and site maps. I am providing these comments in place of making an appearance in person. Please have them delivered to and read before the BOA. The department understands: • The applicant requests to construct a 30-foot x 26-foot(780 square foot)accessory structure(detached garage) that would lie 73 feet from the ordinary high water mark(OHWM)of Birch Lake,within the 75-foot OHWM setback required under s.12.0 and 14.1 of the Sawyer County Zoning Shoreland-Wetland Protection Ordinance. • A compliant location on the property does not exist due to a septic system drain field being placed in the only location on the property it can be. • The application packet states the impervious surface on the lot including the requested garage would be approximately 8.6%,well below the maximum allowed impervious surface as per the impervious surface standards of s.59.692(1 k)(am),Stats,and s.NR 115.05(1)(e),Wis.Admin.Code. However,it is not clear how much impervious surtace would exist with the associated driveway to the requested garage. It is assumed from the site map that this driveway would be sloped toward the lake for at least partially sloped toward the Chippewa Flowage. References to Statute and Wisconsin Administrative Code are made as the existing Sawyer County Zoning Shoreland- Wetland Protection Ordinance is in the process of being updated to reflect three separate Statute changes that had immediate effective dates. At this time Sawyer County has until October 1,2016 to finalize the revisions to its Shoreland Zoning Ordinance. The applicant must demonstrate meeting all three required variance criteria,and the request is to be for the minimum relief necessary to relieve unnecessary burdens(Anderson,Robert M.American Law of Zoning 3d,(1986)Vol.3,s. 20.86,pp.624-5),to be granted a variance. The department is not sure the applicant has demonstrated meeting the three criteria required for being granted a variance,or that the request represents the minimum relief necessary to relieve unnecessary burdens. Is the requested garage really necessary,and necessary at the requested size,and not just a circumstance or desire of the applicant? The Snyder vs Waukesha County Zoning Board of Adjustment decision(74 Wis. 2d 468,478-79,247 N.W.2d 98)made it clear a circumstance of the applicant is not a factor to be considered when deciding variances. Given the above,and their own findings,the BOA must determine if all three variance criteria are met for the request,and that the request represents the minimum relief of the ordinance standards necessary to relieve unnecessary burdens. If not,the variance request should be denied. If so,and a variance for the request is granted,the department recommends including at least the following as a condition of the variance: • All runoff from the requested structure be captured,drained to,and treated in an appropriately-sized rain garden or other similarly engineered system,and that the rain garden or engineered system be approved by the Sawyer County Zoning and Conservation Department. Please note that these comments are in regard to shoreland zoning regulations only,and do not reflect applicable erosion control,waterway permitting,floodplain zoning,or other department regulations. Thank you for the opportunity to provide comments regarding this request. Please contact me if you have any questions regarding this email. 1 Mi�t�' . We are committed to service excellence. Visit our survey at http://dnr.wi.�ov/customersurvev to evaluate how I did. Michael Wenholz Regional Shoreland Specialist — Bureau of Watershed Management Wisconsin Department of Natural Resources 1701 N 4`h Street Superior, WI 54880 Phone: 715-492-0200 michael.wenholz@wisconsin.�ov � dnr.wi.�ov ; ��;. .� ro�, „��� ___., �t� � _ 2 Town of Hunter Sawyer County � SUBIECT:Variance Application#16-007 AUG 1 5 2016 AWY R COUNTY TO:Sawyer County Zoning&Conservation Administration ZONNINGADAlII�STRA7)ON 10610 Main Suite#49 Hayward,WI 54843 E-mail:zone.deputy@sawyercountygov.org Owner(s�: Brian&Sara Priester Address: 1792 Yosemite Drive Okemos,MI 488f�(� 'Prop�rty uescription:Yarc`iUv�(ij'v��i%�anh'rfE'ijµ�w'i,anh�uPiot2�SiGi Sk%'u'#�isuiy;Sii,i'v"��'v,rcJd'v'v; .450 total acres; Zoned (RR-2) Residential/Recreational Two; Parcel #012-640-17-4206; Doc. #400390; Site address;8550N River Road Application is for: The construction of a detached 24' x 28' garage (26' x 30') with eaves. The proposed structure would be located 5'at the closest point to the rear lot line. The proposed structure would also be located 73'from the ordinary high water mark of the Chippewa Flowage. Variance is requested as: Section 18.4(a) Dimensional Requirements, Sawyer County Zoning Ordinance, would require the prior granting of a variance for any structure located closer than 40'to the rear lot line. Also Section 14.2 Setbacks From Navigable Water, Wetlands, and Bluffs, Sawyer County Zoning Shoreland- Wetland protection Ordinance, would require the prior granting of a variance for a structure located closer than 75'to the ordinary high water mark of navigable water. By Action of the Town Board,Variance is: (�Approved ( )Denied ( )Tabled Public Hearing:August 16,2016 � � - u a Rusk,Chairman Dier,5 pervisor Kay Ryan,Su rvisor . �. _ � _ 0 AU6 15 2016 '� Dear Members of the Town Board: SAWYER COUh�TY Z�fVING ADMI�1157RATION Your Town Board decision is an integral part of the decision making process for the Sawyer County Board of Appeals. The Board of Appeals would like your cooperation in stating the reasons or comments why you approved,denied,or tabled the variance application. Re: Brian&Sara Priester ����(Zu�l ' _ �� -Su�-5c7 TU �un�;t�(� ��SZ 2�c'fi�:�� hr� Rl,�ry �)�F, R��iJ CGA��,uSi � T�- Dated this�_day of 0 J+'u-��-L-� � 20�L �o.,..L. :�.�,. Patric 5 affield,Clerk Office of Sawyer County Zoning and Conservation Administration 10610 Main Street, Suite 49 Hayward,Wisconsin 54843 (715)634-8288 URL:wwwsawvercountvgov.org E-maiL zone.deputy@sawvercountvaov.or� -, lune 27,2016 Re:NOTICE OF PUBLIC HEARING DATE Dear Brian&Sara, Your application for a variance will be considered at a Public Hearing before the Sawyer County Zoning Board of Appeals on: August 16,2016. This hearing will begin at 6:00 P.M. at the Sawyer County Courthouse, 30630 Main, Hayward,WI 54843.Please use the rear entrance off of Kansas Avenue. It is recommended that either you or a representative be present at the Hearing. A lack of information about the situation may result in an unnecessary delay of a decision. Failure to appear may result in the denial of the application. If it is impossible for you or a representative to be present, please submit a written statement to this office directed to Alan Gerber, Chairman of the Board of Appeals. This statement should include a description of the general terrain and surrounding development and your proposed intentions or purpose of the request. Photographs of the property and/or buildings are helpful. Explain the undue hardship inflicted upon you by conforming to the required minimum regulation, which induced the variance request. Convenience and financial loss or gain does not constitute a zoning hardship. Your application will also go before the Town Board. Some townships also have a Planning Commission. Please contact your Town Clerk Patricia Swaffield for the day and time of the Planning Committee and/or Town Board meetings so you or your representative may appear. If you have any questions,feel free to contact me. � Ka arks Deputy Zoning&Conservation Administrator