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Final Plat of Table Mound Acres Copyrig hted March 15, 2021 City of Dubuque Consent Items # 6. City Council Meeting ITEM TITLE: Final Plat of Table Mound Acres SUM MARY: Zoning Advisory Commission recommending that the City Council approve the Final Plat of Table Mound Acres subject to waiving the lot frontage requirement for Lot 1 and Lot 2. RESOLUTION Approving the Final Plat of Table Mound Acres in Dubuque County, lowa SUGGESTED Suggested Disposition: Receive and File;Adopt Resolution(s) DISPOSITION: ATTACHMENTS: Description Type ZAC Letter to Council Supporting Documentation Resolution Resolutions Application Supporting Documentation Vicinity Map Supporting Documentation Final Plat of Table Mound Acres Supporting Documentation Staff Memo Staff Memo Map of Subject Property Supporting Documentation Planning Services Department Dubuque City Hall THE CITY OF � 50 West 13t"Street �I;M�n,� Dubuque,IA 52001-4864 �� 1 I (563)589-4210 phone , I I I (563)589-4221fax (563)690-6678 TDD �VlasteYpiece on the Mississippi 2017+2019 planning@cityofdubuque.org March 5, 2021 The Honorable Mayor and City Council Members City of Dubuque City Hall — 50 W. 13t" Street Dubuque IA 52001 Applicant: Mike Weber Location: East of Cascade Drive & South of Vanderbilt Street (Parcel No. 15-12-200-002) Description: Final Plat of Table Mound Acres Dear Mayor and City Council Members: The City of Dubuque Zoning Advisory Commission has reviewed the above-cited request. The application, staff report and related materials are attached for your review. Discussion The applicant, Mike Weber of Weber Land Surveying, spoke on behalf of Royal Oaks Development Corporation. He explained that the plat would create two lots. He said that Lot 1 would be sold to the neighbor to north, Table Mound Mobile Home Park, and Lot 2 would be retained by Royal Oaks. No one from the public spoke regarding the request. Planning staff noted that the submitted Plat of Survey of Table Mound Acres split an approximately 70-acre parcel into Lot 1, 22 acres, and Lot 2, 47.6 acres. Staff noted that the north lot would be sold to Table Mound Mobile Home Park, and the south lot would remain under its current ownership. Staff said that both lots are substandard in that neither has frontage along a privated or public street. Staff said that, if approved, the Commission must make such approval subject to waiving the frontage requirement for both lots. The Commission sought to clarify that the request was only for a lot split and that there were no other zoning changes. Staff confirmed that there were no zoning changes and explained that the plat was being reviewed by the Commission because it is within the City's two-mile extra-territorial jurisdiction and that it would create substandard lots. Service People Integrity Responsibility Innovation Teamwark Final Plat Table Mound Acres Page 2 Recommendation By a vote of 7 to 0 the Zoning Advisory Commission recommends that the City Council approve the Final Plat of Table Mound Acres subject to waiving the lot frontage requirement for Lot 1 and Lot 2. A simple majority vote is needed for the City Council to approve the request. Respectfully submitted, �� Martha Christ, Vice Chairperson Zoning Advisory Commission Attachments Service People Integrity Responsibility Innovation Teamwork Prepared by: Wally Wernimont, City Planner Address: City Hall, 50 W. 13th St (563) 589-4210 Return to: Adrienne Breitfelder, City Clerk Address: City Hall, 50 West 13th St (563) 589-4121 RESOLUTION NO. 68-21 A RESOLUTION APPROVING THE FINAL PLAT OF TABLE MOUND ACRES IN DUBUQUE COUNTY, IOWA Whereas, there has been filed with the City Clerk a Final Plat of Table Mound Acres in Dubuque County, Iowa that is within the City's 2-mile extraterritorial jurisdiction; and Whereas, said Final Plat of Survey has been examined by the Zoning Advisory Commission and its approval has been endorsed thereon; and Whereas, said Plat of Survey has been examined by the City Council and they find that it conforms to the statues and ordinances relating thereto. NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF DUBUQUE, IOWA: Section 1. That the Final Plat of Table Mound Acres in Dubuque County, Iowa is hereby approved, and the Mayor and City Clerk are hereby authorized and directed to endorse the approval of the City of Dubuque, Iowa upon said Final Plat of Survey. Passed, approved and adopted this 15th day of March, 2021. By: Or - IL"� Roy D Buol, Mayor ATTEST: By: _ x Adrienne N. Breitfelder" City Clerk Dubuque THE CTTY QF � City of pubuque ��"y�� Planning Services�epartment DT TB � �I �� Dubuque, IA 52QOI-4845 � �i Phone: 563-589-4�10 zoo�•zo�z*24I3 Fax: 563-589-4221 Masterpiece orc the Mississippi 2Q�.7*2019 planr�inq�citvofdubuaue.ora PLANNZNG APPLICATION FORM ❑Variance ❑Prelicninary Pfat OSimple Subdivision ❑Certificate of Appropriateness ❑Conditional Use Permit ❑Niajor Final Pla� []Texk Amendment ❑Advisory Design Re�iew(PubliC Proje��s) ❑AppeaE ❑Minor Final Pfat ❑Temporary Use Permit ❑Certificate of Economic�fon-ViabiGty ❑Speciai Exce�tion ❑Simple Site Plan ❑Annexation ❑Historic Designation ❑L€mited Setback Waiver ❑Minor Site P[an ❑Historic Revol�i�g Loan ❑Demalition ❑RezoningJPUD/ID ❑Major Site Plan ❑�{istoric Housing Grant ❑Port of Dubuque/Chaplain Schmitt Island �esign Re�iew Please pe or pri,nt leaiblv in inlc �� -j)�,- /4 f� Prppe�.�,a�,�,�r�$�: Royaf Oaks Developmen� Corporation phone; address: 50 Mi-T-M Dr �1�,; Peosta state: IA Zip: 52068 Fax#: Cell #: E-rnail: Applicanti�9en�: M�ICe We�3er P�o�e: 563-590-4993 �ddress:26789 46th Ave ��ty; Bernard state; �A �i�: 52a32 FaX#: �e1� �:563-59�-4993 E-ma��: mjweber1 a�berr�ardtel.com 5ite locatian/address: Neighbarhaod Association: ExisCing zoning: R-��COUfI�y�Prpposed zoning: District: Landmark: ❑ Yes ❑ No Legal Descriptian (Sidweil parcel ID# or Int number/binck number/subdivision): ParCe� �O. �5�22��02 �otal property(Eot)araa (square feet or acres): 68 aC�'es Describe proposal and reason necessary(ai�ach a letter of explar�ation, if r�eeded):S�litting the existing Parcel known as Lot 1 of the North 112 of the NE 114, Sec. 12, T.88N. R_2E. af the 5th in Dubugue County into two j Lots for the purpose of sefling the North lot to the adjoinir�g land owner to the North � CER-fI�ICA7ION: I/we the undersi ned, do hereb ceriri � , g y fy/acknowfedge that: , 1.It is the property owner's responsibility to locate property lines ar�d to review the abstract for easements and restrictive ; tovenants, i 2.The infarmation submitted herein is true and correct to the best of my/our knowledge and upfln submittal becomes public j record; I 3, Fees are not ref�ndable and payment does not guarantee approval; and 4. All adciitional required wri`�d raphic ferial are attached. �:�. � l v�� Property Owner(s): y/ �� Date: / � Applicant/Agent, �� Date: ! ' � /- �! 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"� . > 'a � �� a�fo1:2_ aw , y "`e r �,'K��'.3, t�/ O U C�U �� ,�« � � Ci f Dub e o :� x �� ri"r � �>"" k�'t" �- _� . � �. ;�' �- { � �' �}* «� ` � a � t , � : ��; � � i.� �.x / �'��r�� '� �� **� ` �� .'y '�`-: +�� },�.� � t ,�'� �t��...�,�?•. t % �'� :.� o '"tx ` � : �'n := n 4� i�4 � �*�r},e _x �j�'P^�� -1� � � �� .�.a,,, ,� #° C 4c��t3i,. � � 3( �'.w' ;:d .� }Y +�4. � '� SA : ' -s k,.� � �� o ;� .'�� p � t� ,�� ,�A �� ` �`� �_L'{ �.�� Applicant: Mike Weber u=...��_ g:y,.�� p �.•.. . � �,,� X � m �' `�.,� .'� 4 � s�.€ �"a"+�a '�". �`:i� � '�� t �`� � �.�� s -�'�'�z� '�. �<�+ '��,�i � r • f �` " �,�'�? F fl+ � � �� - Location: East of Cascade Drive & .:, �,,�G.:� �� • ��., I�!y' `f� �� g� � �� '� � .� .,I ��:��:��"�� '�,:� � � ; � South of Vanderbilt Drive //J '� � � `� PIN: 1512200002 � • I �.4 . � ��^�'�: . `'y;, . -.... � � �'+• y� ` ��t . e� �� ,t„ if,�'1. . � � � f �� - �, � � Proposal: Plat of Table Mound — Y k: . . �� ` � � : �� " ,•; ''��'.�`�� Acres ��°�� . �,�,g��t+p. �rF�. � � - f ��`v. �� F �. � } � � � �'�� . � se:gw. �� x,:f�v 1 � ��-f. ; w � a "'� a -t""��, . ♦ �� .�,�,�` � � �: � � ��,� � � Subject Property . � - � ' '� '�� 4�wi �� -� � + � , F • ��x�� a _ .� � ,� ' P � e s � '�'�� f � �.. F� i � �� '�` ,w�,, at�+� .,�� !.�`' �f /��'! � ,�>�'-,n��,�i�, �- } �b.t Efi � F 3 . 'qs "`'�°`�,•:. ,e��.a` ,t��a.'�: $ '�e�6' ? ; �' �.'� � � � � � , J,�p.� ,�E . ,�� ;;�, ��'� � �� . . City Limits � � � '/�€�'.a�� `�t` �i �� "�'�`� � �' �* �:es� �T','� � , '!`' 'e � ^.�1� �- __ a � K� � , t �/ .r�#"'� �.,�F '�.��' r ��` ' '� � �" ��'�« '"�` �,�` � ) F: .�b�. ��,, f` � _ ys`� t � �"'� �-� `� r �. - 7��.� � r � ,�r t•�`r R 1'�W F ffi� 1n �Y� �F :i . ��W.+.' — �` ��.�r` �: � p O� ♦'M� 1�,� �.n.� �k .. � �gl . �I FJ .� .. . , , � :� � ' '� '� +,_ � 'r �� l J� Q�xx��$��(� `f! �� A ��1" � .}#'"a��F� `4��4k 4 r�� ^' ` L� ..� �I� . ..�,n t' �' �$ � ,�� '� � T,h 1C. i� _ � � "�.'., g' h / d�t:. � rJ�� 2�� _ '�.� .�„S� . . . . �� • }'A.,_Q �` � y '�.'��"�� '�' S' �` A P�� '` � *�-� �,: � e.�.�,,,�; g � �" g�� Feet .:j i . �e �' �- � i. '+�.. �� ' � �� -t��, 1:10,000 PREPARED BY�� MICHAEL J, WEBER, WEBER SURVEYING, LLC, 26789 46TH AVE, BERNARD, IA 52032 C563) 879-4173 Index Legend Fin al Plat of Reque'StorrA� sP�ege�a�res, se�. iz, raeN RZE TABLE MOUNDACRES Proprietor� Roynl Onks Developr�ent Corporation sur�eYor M��hae� �. Weber in Dubuque County, lowa Surveyor Conpnny� Weber Surveying, LLC NOTE�� THIS PLAT IS A DIVISIDN OF LOT 1 OF THE & Return To�� 26789 46th AVE, Bernnrd, IA 52032 NORTH 1/2 ❑F THE NE 1/a, SECTIDN 12, T.88N, rojweberl@bernnrdteLcon 563-590-4993 R,2E. ❑F THE STH P.M., DUBUQUE COUNTY, IOWA AS SH�WN IN PLAT BOOK 30 PAGE 351 � N 89'45'18" E 926.26' q Q LOT 2 N OS'18'48" E (S 89'79'40"' W 926.58') � NORTH 1/2 OF THE NE 1/4 149.81'(150') r�e [ae., sec. �z, r.eeN. w SEC. 12, T.88N. R.2E� R2E OF THE STH P,M, � CPLAT BOOK 30 PAGE 35U N OJ 52'42" E rouN� corvcecre noNunENr �' � S 89'35'43" E " 203.29'(20329') 414.13'(414.13') � �n a f o zN N 89'12'54" E 1293.69'(1294.36') LOT 1 � a 'Y �4 0 �n �, =a N o,�oa',3" E TABLE MOUNDACRES � � Q,� 208.30' AREA=22.00 AC q aN q zo S 89'12'54" W 2674.41' u '�� co A `n K i— p� �� q U �� LOT 2 oF2��l� � � w TABLE= MOUNDACRES t��0�.�E6 `� �' AREA=47.63 AC �o� t�°eP � � a t��G ,O�' sE COR., NE-NE, N � � O �f �' '� �O OFCTHE STBBP,MRPE. p o ^ SW COR., NW-NE, � P Q � � SEC. t2, T.BBN. R2E OS �QV PLFlCEO 5/B' �IFl, p � OF THE STH P.M. � RERpO W/ORNNGE M Z PLACE➢ 5/8' DIP. N0. I5084, fA RER00 W/ORaNGE rvo. iwen. S 89"51'14" W 2689.67'(2651') LOT 1 0' 200' 400' SOUTH v2 ❑F THE NE v4 � SEC. l2, L88N. R.2E. (PLFT 600K 3 PAGE 309) SCALE IN FEET LEGEND NaTES�� SCALE� 1" = 400' suevErEn �wE � uNcrcn srarEs aua�[c �allo 1� ALL MEASUREMENTS ARE IN FEET AND DECIMALS TFIEREOF. EXISTING PARCEL LME CORNER OESCRIPTION aS NOTE➢ 2. THIS PLAT IS SUBJECi T❑ RIGHT ❑F WAY AND < ) RECOR➢EO DIMENSION PLPCE➢ 5/e' STEEL REROD EASEMENTS OF RECORD AND NOT OF RECOR➢. P,O.H. POINT OF BEGINNING 0 W��RANGE PLASTIC CaP MARKE➢ 'WEHER PLS 15084' 3. ACCESS TD PUBLIC RIGHT �F WAY IS ACROSS THE ROW RIGHT OF WnY � FouND 1-1/4' DIA. PIPE ADJOINING L�TS BEING IN COMMON OWNERSHIP, ac aCREs I HEREHY CERTIFY THAT TH[S LanD SURVEYING ➢OCl1MENT WAS WEBER SURVEYING, LLC 0��\\ �AND ��0 PREPARED AN➢ THE RELATED SURVEY W�RK WAS PERFORMED BY ME OR 26�H9 46TH AVE \��Qeo,aeepe fG% UNDER MY ➢IRECT PERSONAL SUPERVIS[ON ANU THAT I AM A DULY BERNARD, IA 52032 LIC , F�D L D SURVEY U ➢ER THE LAWS OF THE STATE OF IDWP, �ZS' e�e'AL% f '1 .�. PH�� 663) 879-4173 =�^ wicHc.E� �. e1= � L FAX�� C563) 879-4199 / )� Y C ),�� i _ 4" o$ • � .� 4 Ii1i L^�`�... *J,ei N rn..9.^� � L.v 1 =�e WEBER sA5 MICHAEL J, WEBER (OATE) DRAWN BY'� MJW � 15084 ° � LICENSE NUMBER t �84 SURVEY DATE'� OV28/21 %��° �� MY LICENSE RENEWAL ➢ATE IS OECEMBER 3L 2021 DWG. 21003 ///��//�Ip��W�pP��\\\\ SHEETS COVERED BY TH[S SEAL �, SHEET 1 8� 2 S H E E T 1 ❑r � Sheet 2 of 7 Survevor's Certificate I, Michael J. Weber, a Duly Licensed Land Surveyor in the State of lowa, do hereby certify that the following real estate was surveyed and platted by me, To Wit: Lot 1 of the North 1/2 of the NE 1/4, Section 12, T.88N. R.2E. of the 5�" P.M., Dubuque County, lowa. This survey was performed for the purpose of subdividing and platting said real estate henceforth to be known as TABLE MOUND ACRES in Dubuque County, lowa, subject to easements and right of ways of record and not of record, the plat of which is attached and made a part of this certificate. All monuments are placed or will be placed within one year from the date this plat is recorded I hereby certify that this land surveying document was prepared and the related survey work was performed by me or under my direct personal supervision and that I am a duly licensed land surveyor under the laws of the Staite of lowa. f / /� �) .✓ i BY � ai"h+;..%/' I/ �u4�-�,-- :l , vt�.�i r i lr�1 . !�t)� 1 Michael J. Weber� Date y Licensed Land Surveyor License No. 15084 License Renewal Date: 12/31/21 Counl:y Treasurer Certificate Dubuque, lowa , 2021 I, the undersigned, Eric Stierman, Treasurer of Dubuque County, lowa, do hereby certify that all taxes levied against Lot 1 of the North 1/2 of the NE 1/4, �ection 12, T.88N. R.2E. of the 5'" P.M., Dubuque County, lowa (Parcel No. 1 51 2 200002), have been paid and said real estate is free from taxes as of this date. Treasurer of Dubuque County, lowa Sheet 3 of 7 Owner's Consent Peosta, lowa , 2021 The foregoing, Final Plat of TABLE MOUND ACRES in Dubuque County, lowa, is made with the free consent and in accordance with the desires of the undersigned owners and proprietors of said real estate. Royal Oaks Development Corporation A.J. Spiegel, President State of lowa ) ) ss: County of Dubuque ) On this day of_ , AD 2021, before me the undersigned, A Notary Public in and for the State of lowa, personally appeared A.J. Spiegel to me personally known, who, being by me duly sworn, did say that he is the President and Secretary of Royal Oaks Development Corporation; that no seal has been procured by the said corporation that said instrument was signed on behalf of said Corporation by authority of its Board of Directors, and the said A.J. Spiegel, President of Royal Oaks Development Corporation acknowledged the execution of said instrument to be the voluntary act and deed of said Corporation by it and by him voluntarily executed. Notary Public in and for the State of lowa Sheet 4 of 7 Attorney's Certificate , lowa , 2021 TO WHOM IT MAY CONCERN: This will certify that I have examined ttie abstract of title of Lot 1 of the North 1/2 of the NE 1/4, Section 12, T.88N. R.2E. of the 5`h P.M., Dubuque County, lowa according to plats thereof covering the period from government entry to certified on that date by and find that said abstract shows good and merchantable title to said real estate in free and clear of all liens and encumbrances and shows ta:Kes paid including taxes for the year Attorney-at-Law Sheet 5 of 7 City of Dubuque Zoning Advisory Commission Dubuque, Iowa 2021 The foregoing Final Plat of TABLE MOUND ACRES in Dubuque County, Iowa, is hereby approved by the City of Dubuque Zoning Advisory Commission and approval of said plat by the City Council is hereby recommended. e Zoning"Advisory Commission City of Dubuque, Iowa City of Dubuque, Iowa Dubuque, Iowa 3— 16 2021 Mrie-ent K., Bte,4 Jet, The undersigned, Roy D. Buol, Mayor and Kevin , Clerk of the City of Dubuque, Iowa, do hereby certify that the foregoing Final Plat of TABLE MOUND ACRES in Dubuque County, Iowa, as appears heretofore has been filed in the office of the City Clerk of Dubuque, Iowa and that by Resolution No.the Qity Council of the City of Dubuque, Iowa approves said plat. "�Z' Roy D. Bu ayor of the City of Dubuque i --Fiflis"-, Clerk of the City of Dubuque A86e-rne rL Bre.p+FJer Sheet 6 of 7 County Assessor's Certificate Dubuque, lowa , 2021 The foregoing Final Plat of TABLE MO�UND ACRES in Dubuque County, lowa, was entered of record in the Office of the County Assessor of the County of Dubuque, lowa, on the date first written above. County Assessor of Dubuque County County Enqineer Certificate Dubuque, lowa , 2021 The foregoing Final Plat of TABLE MOUND ACRES in Dubuque County, lowa, , was reviewed and approved by the County Engineer of Dubuque County, lowa, and approvai of said plat by the County Board of Supervisors is hereby recommended. County Engineer of Dubuque County Countv Board of Health Dubuque, lowa , 2021 The foregoing Final Plat of TABLE MOIJND ACRES in Dubuque County, lowa, is hereby approved by the Dubuque County Boar� of Health and approvai of said plat by the County Board of Supervisors of the County of Dubuque is hereby recommended. Dubuque County Board of Health Countv of Diubuque Zoninq Commission Dubuque, lowa , 2021 The foregoing Final Plat of TABLE MOUND ACRES in Dubuque County, lowa, is hereby approved by the Dubuque County Zonirig Office and approval of said plat by the County Board of Supervisors of the County of Dubuqu� is hereby recommended. Dubuque County Zoning Commission Sheet 7 of 7 Plats Officer Dubuque, lowa , 2021 I, the undersigned, Dubuque County Plats Officer, have reviewed and examined for compliance with the Dubuque County Platting and Subdivision Ordinance the Final Plat of TABLE MOUND ACRES in Dubuque County, lowa and have found said plat to be acceptable. Dubuque County Plats Officer Countv Board of Supervisors Dubuque, lowa , 2021 The Dubuque County Board of Supervisors of the County of Dubuque, lowa, do hereby certify that the foregoing Final Plat of TABLE MOUND ACRES in Dubuque County, lowa, has been filed in the office of the County Board of Supervisors, that Resolution No. , the County Board of Supervisors have reviewed and approved said plat. Dubuque County Board of Supervisors Chairperson Attest: Dubuque County Auditor Counl:y Auditor's Certificate Dubuque, lowa , 2021 The foregoing Final Plat of TABLE MOUND ACRES in Dubuque County, lowa was entered of record in the office of the Dubuque County Auditor this day of , 2021. We approve of the subdivision name or title to be recorded County Auditor of Dubuque County Rerorder's Certificate Dubuque, lowa , 2021 The foregoing Final Plat of TABLE MOIJND ACRES in Dubuque County, lowa, has been reviewed by the Dubuque County Recorder. Dubuque County Recorder MORTGAGE HOLDER CONSENT' The undersigned for of do hereby certify that the attached Final Plat TABLE MOUND ACRES in Dubuque County, lowa is made with our free consent and in accordance with our desire as lien holder and mortgagee. BY: State of lowa ) ) ss: County of Dubuque ) On this day of , AD 2021, before me, the undersigned, A Notary Public in and for the State of Iowa, personally appeared to me personally known, who being by me duly sworn, did state that he is of of of the corporation executing the within and foregoing instrument, that said instrument wa<.> signed on behalf of said Corporation by authority of its Board of Directors, and that as officer acknowledged the execution of the foregoing instrument to be the voluntary act and deed of said Corporation by it voluntarily executed. Witness my hand and Notarial Seal on the date above written. Notary Public in and for the State of lowa Dubuque THE CITY OF � All•Ameriea City DuB E ��,��. � � � � ��' Maste iece on the Mississi i Z°°'.Z°lZ=Z°13 �p pp Zoi�*zoi9 March 8, 2021 TO: Zoning Advisory Commission FROM: Guy Hemenway, Assistant Planner� SUBJECT: Final Plat of Survey Table Mound Acres in Dubuque County, lowa INTRODUCTION The submitted Final Plat of Table Mound Acres subdivides an approximately 70-acre parcel into two lots located in Dubuque County within 2 miles of Dubuque's city limits. Lot 1, on the north 1/3 of the property, is 22 acres in area and Lot 2, on the south 2/3 of the property, is 47.6 acres in area. DISCUSSION The subject lot(s) are currently vacant or partially cultivated for row crops and contain heavily wooded bluff areas and some flood plain along Granger Creek. There is a mobile home park abutting the north and west sides of the subject lots. Currently, the 70-acre parcel does not have any frontage on a platted private or public street and, after subdivision, neither new lot will have frontage. The applicant proposes to subdivide the 70-acre substandard parcel and create two new lots that will have no street frontage as required by standards established in the Unified Development Code (UDC). Although the new lots will not have street frontage, Lot 1 will be sold to the adjoining owner of the Table Mound Mobile Home Park which has frontage along Hwy 151/61 and Lot 2 shares 230 feet of adjacency with a commonly owned lot to the west that has approximately 400 feet of frontage along Highway 151/61 (see attached map). Splitting the 70-acre lot as requested will have little effect on the status of the subject property or surrounding properties or on residential density. As the newly created lots are substandard, the Zoning Advisory Commission must approve them subject to waiving the frontage requirement. RECOMMENDATION As the plat is in substantial compliance with all UDC standards save the minimum frontage requirement, Planning staff recommends the Zoning Advisory Commission review the Final Plat of Survey of Table Mound Acres and recommend approval subject to waiving the lot frontage requirement for Lot 1 and Lot 2. Enclosure �`� • ��'�.�"��` .��! '��/L�';�Idll�!�:�.l�� ,�'� ,�., ` y�IIV ��e`p�� ' , -�,��,j�._� . � � � � - ��' � . Y . . �r _ -�' - ��, - � � �� _ � C � � Y I � i .. � ' � ' C • � � �/ � . �: � � I^ _ . _ ,. ,� �: � '�� ,�, _ �. _ � , � , � �. � _ .� _ , � I�<��'�, . . ' ' � � �,. � �� . . �>�.f,� z _�. �a 1 � � �� S°� -! 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