Loading...
5.2. PCSR 05-25-2004 Item # 5.2. Cty of Elk River MEMORANDUM TO: Planning Commission FROM: Scott Harlicker, Senior Plann DATE: May 25, 2004 SUBJECT: Case No. CU 04-16 Request by STM Development for a Conditional Use Permit for a Class 2 Restaurant and a Multi-tenant Building Request Consider a request by STM Development for a Class 2 restaurant (Taco Johns) and retail space. Location Outlot A,Home Depot Addition. Zoning/ Land Use PUD (Planned Unit Development) /HB (Highway Business) 60 Day Rule In order to comply with Minnesota Statute 15.99 (60 -Day Requirement), action must be taken on this request by June 25, 2004 Attachments • Location Map • Memo from the City Engineer • Development Plans • Site plan from Elk River Crossing PUD STM Development May 25,2004 Page 2 Overview The applicant is proposing to construct a 7,900 square foot multi-tenant building that includes a Class 2 restaurant (Taco Johns). The restaurant will occupy about 2000 sf. and includes a drive-thru;the remaining 5,900 sf.will be leased out to other businesses. The additional tenants have not been identified at this time. The lot is 40,000 square feet. It is currently a mix of undeveloped open space and parking/drive aisles. This site was identified on the approved site plan for the Elk River Crossing PUD as a future building pad. Analysis Site Plan • Parking and Access The site plan utilizes the existing entrance into the Home Depot parking lot and will be access through the Home Depot lot.The drive aisle for the drive-thru intersects with the existing drive aisle into the Home Depot lot then loops around the building.A landscaped peninsula is being constructed at the main entrance. This will provide additional stacking area for vehicles waiting to exit out to Zane Street. The parking area in front of the building is being reconfigured. Seventeen parking are being removed to provide space for the drive- thru access. However, 10 additional spaces are being constructed in front of the building. There will be a net loss of seven spaces. This net loss should not have a negative impact on the overall availability of parking spaces. • Pedestrian Access The site plan for the PUD included a sidewalk in the median between Walmart and Home Depot parking lots. It connects Zane Street with Home Depot.The applicant will be installing that sidewalk. • Grading, Drainage and Utilities Grading, drainage and utility issues are addressed in the City Engineer's memo. • Landscaping The applicant is proposing to remove 3 trees. These trees should be replanted somewhere on the site. Possible locations include the peninsula at the entrance from Zane Street and in the median between the Walmart and Home Depot parking lots.No new trees are proposed. The applicant should submit a landscape plan for the area around the building. • Building Elevations S:\PLANNING\Case Files\2004\CU 04-16 Taco Johns\CU04-16PC5-25.doc 2 STM Development May 25,2004 Page 3 The building will be constructed of a mix of materials.The exterior of the building will be a mix of EIFS/stucco and artificial stone.Most of the building will be EIFS/stucco with the artificial stone wrapped around the corner of the area that will be leased by Taco John. The individual tenant spaces will be delineated by variations in the parapet and awnings over the entrances. The applicant has not identified specific colors.The color rendition of Taco Johns shows a mix of colors,light browns,red and peach. Recommendation Staff recommends that the Planning Commission recommend approval of the Conditional Use Permit based on the following findings that the request: (1) Will not endanger,injure or detrimentally affect the use and enjoyment of other property in the immediate vicinity or the public health, safety,morals, comfort, convenience or general welfare of the neighborhood or the city. (2) Will be consistent with the comprehensive plan. (3) Will not impede the normal and orderly development and improvement of surrounding vacant property. (4) Will be served adequately by and will not adversely affect essential public facilities and services including streets,police and fire protection, drainage,refuse disposal, water and sewer systems,parks and schools; and will not,in particular, create traffic congestion or interference with traffic on adjacent and neighboring public ' thoroughfares. (5) Will not involve uses, activities,processes,materials, equipment and conditions of operation that will be detrimental to any persons or property because of excessive traffic, noise, smoke, fumes, glare, odors, dust or vibrations. (6) Will not result in the destruction,loss or damage of a natural, scenic or historic feature of major importance. (7) Will fully comply with all other requirements of this Code, including any applicable requirements and standards for the issuance of a license or permit to establish and operate the proposed use in the city. The conditional use permit is subject to the following conditions: 1. All comments of the City Engineer shall be addressed. 2. All trees removed shall be replanted on site and shown on the revised landscape plan. 3. Landscaping around the building shall be included in a revised landscape plan. 4. Exterior colors and materials shall be supplied prior to Council consideration. S:\PLANNING\Case Files\2004\CU 04-16 Taco Johns\CU04-16PC5-25.doc 3 t �5 I� 6 , cO;Neo� %44 dog War ■ i • IP Q -mu /� �a 7 rya i 4.;Fid <ID fn r u •n 11 1 ,I • 04, . MULVANEY II 111 it ° : • RD SL �R� ■ POINT-a, a IHIr II , So4al Moe v q� � .' z _kri ' N, � SITE ' o rovezniall11 IIIII MI II Ar,• PARSE • n ri o ,.� HCHLEi . oI:W �.' . j I TO o00 �m�. i floc ._ 1 u p A 'ell6i ____A4 ,--- - - - . . �H�B� � � � R���. 'oomgf w I U=w T = m' r z• I s 1 mil 1pis ° C 9cn nvENUE Nw i - I HILLSIDE • � 9 • ii.02 DUSTRIAL ciRCU EI :Ill CITY PARK o L a 13 ER ' o0 (‘ \ / °I o It 0 ■' tLocation Map River Case Number. P 04-10 & CU 04-16 STM INVESTMENTS -ovvard R. Groen Corpany May 19, 2004 File: 823670J-0240 Mr. Scott Harlicker Senior Planner City of Elk River 13065 Orono Parkway Elk River, MN 55330 RE: TACO JOHN'S SITE PLAN REVIEW Dear Mr. Harlicker: As requested, we have reviewed the site plan information submitted for the proposed Taco John's restaurant to be located in the outlot adjacent to the Home Depot site on Zane Street. D'Larc of Plymouth, Minnesota prepared the information we reviewed. The submittal package consisted of a site plan, a grading and drainage plan, and a utility plan. We did not review the floor elevations or the landscaping plan. Based on our review and comments received at the staff review meeting, we would offer the following comments: 1. The area where the proposed Taco John's and additional retail space is proposed to be located is an outlot to the Home Depot plat. Therefore, it will need to be replotted to create a buildable lot. 2. There will need to be appropriate cross access agreements in place between the newly created lot and Home Depot for traffic and utility service. 3. The site plan maintains the green buffer strip on the north side of the proposed development, and continues the sidewalk through the buffer strip from the Home Depot site to Zane Street. • 4. The proposed building includes a drive-through window for the Taco John's restaurant. The drive-through is 20 feet in width along the north side, and then narrows to 13 feet in width on the west side where the actual pickup window is located. The traffic patterns created are reasonable for a drive-through restaurant facility. 5. The only additional storm sewer that is proposed to pick up drainage along the drive- through aisle is catch basins and a small diameter storm sewer connecting to the existing catch basin located on Zane Street. The remainder of the site will drain to the existing storm sewer facilities located in the Home Depot parking lot. Ltr-051904-Harlicker.doc 2550 University Avenue West • Suite 400N • St. Paul. MN 55114 • 651/644-4389 fax 651/644-9446 toll free 888/368-4389 Mr. Scott Harlicker May 19, 2004 Page Two 6. Sanitary sewer can be provided from the existing manhole located on the northwest corner of the Home Depot site. A 26-foot stub, eight inches in diameter, was placed out of that manhole. The stub is approximately at elevation 877.4. 7. Watermain is also located in the same general vicinity as the sanitary sewer. There is an eight-inch water loop entirely around the Home Depot site. In addition, there is an eight-inch stub from the Zane Street trunk watermain into the site located just south of the proposed building. In discussions with Bryan Adams, General Manager of the Elk River Municipal Utilities, we believe that the water system should be looped between these two locations. The Fire Chief should be consulted regarding placement of a hydrant in the proximity of the proposed building, if necessary. If you have any questions regarding any of these comments, please call. Sincerely, Howard R. Green Company tic d Terry J. Maurer, P.E. TJM:sw Ltr-051904-H arl icker.d oc • i i, ■ g.2 =s 94 i i«__C�S rt a P2 -15. t • VZ iig 1—�E - -- 4'j_1_j`�' DELTA t4S2 \O P ZANESlREFI - --- 4 i ! ' 1 ; I co m ■I v °w ` I I _— o oi �1I . l, +I I o h --cq, II �A t_ �'� I I �1� po ,f`'.* .:\ fl(/24 \ rim m In E °.,„,F1;14- .' I Ap ,19 A ' P=;.. a�Ap,c�`mvvv 4� U 6a – A A A,N )�" � I 14A l2!� -irN=6'OZ u) Z \ I (',n ,0 f DN O 1 ;1 iS \ 91S<OO� TS� 1' r.; '/ 11 r M I _yk �) Z Ij�.. 2,0 m V1 O p \_ 1 l z'L �I II 2:32, 9z a0rn I P i / ill �4/1. '- 11 iizo0 ,pm 4 d ztnn z mrv-o a '� N1'51 S' W 64,0 my o mzm I Z — ��I 3� p� 5a� l� - c',— f Z Z O i -1 T D] �-' - mm A oz C N O A 00 ; E O n 1 W��� p — ZO Oy D A VID L ]I p] '�'•� N D 41O VI m ZO Z p f1= 0 m 1., _ A v O A IO T m OD I1 O OD Fi Z \0) Z A CD i III ��I --- O m02'S O Cn D_ ZZ C z <zNN Z 2D r r� c) I_ —r-* l ,i II 0 VI D mxzz Z z IJ __� �0 in 0 co in D z ' - �_ I m m taw I I- _ I I J0 UTILITY EASEMENT "° :pt)" 'drie r e a '*`'r ni. gT \ w w�.m a.w - O A"-13 OA OO6O N �RFA6 II i oi En sing to ma yv nD A I o,c tt k II in r .0 f x D� D D � � y " I i cp I 21 v o �y,A � mo � m et t Wm w ego m -o I o0 o ,,4°,% vqmm[A _ A I G I I I' 1 (n I I P \cv I 7. a i " 4C j; -S UJ a r 35 2 z i i C7 --I 1 S A 0 4 G H o g i yr C�) 1-- goy mJ r v �b 11 1 InR Y� {�N� I ./ IIr II r 5rd d,it L' ,�M, 1 I f la'. Ill 4rri ,t j' 3 s 44 ``\.� -.,a a 6 a ' -e-1Q, - - -....-------- ow -$ v 1- -- ,I ice— �_ mnmF FTr 1 1 1 m ` - yy .vm�tikmvo • O ��, , 1 - ZoznoiI';j I ZO �sr, 'C ICI \\y \ I� — -- nnmao 1 1 + o I ON,V ofo a�z b-uti �- II I `1 , i, Qz J1 oz aim x ;3,ii d i2-10 fOva NC �IZPn I R \[I � 11 I vA I L_ m is I1 __+ID L 1. _ Z 0C s Fy�m2 I n DHom b� 'c —\ v _ I F II m O ➢ A C Z zowz in zcFs n 1 a n ms p D >_ v v ' C -, Am m °T �s z�1 ''� zo x Sri Cm 1°0 - _ -. \ d \' P�'6, \'_' �., ; I , h—'— 1 y II (, a' Vl =sq2 C CY // fl z K zo N o z m D z Y F p m m \ gg 6 G' __ �a-�I I 1 'I is o a m n m s mrn 1 Sl_ - '.� m woel* o co a z zz �r�I�y� .� m s o n 1'-"I-" E aria,' 1,----'11 n o n //-- I 1 I Arl -c zi n o m 1 __— ∎ ) s: — ' x ._ I r_' " xmmm 1to � n W N 0 'IL� mm C Z AAA n O '�I P — Pi n K 1 1 I y al f. �j. �I I-'_'— j Q d Z~N 3 � m �`�4i4 i) _ 111 f 1)� I .� r ::_-_ _ j O — N W W W Z O X Z O Z m { I C)A W -I o o N OZ 'd N 2 p mmm 0 > v z S. V7 O Z __— n ma OI 7_, L _ O n _. w I I I- u m II Z -. N N Ai. C Ili 9 O S = M --ITT 'n v �' �mm ® m mm / t pd p an `a o S I 0 n In z Z .� '9 \ . A v V . .A ` s u n-1 z co co m co V . A A V A A V - 1 (A, Z f N OO �,A,A A .A I 1 .I v r 5 op Ex co co 0 — _—_ I > co N � n Z N N \ , N \\ \. 1 m r \ A A h� v A' I -1 m ill m o, Ili \ �\ \ - � \ \ \ M N OD CO CO w p A: A ' V A CO CO CO CO CO C \ , \\ ':\ I o mill . OR \ \ \ \ \ \ \\\ �� \ 1 v A VA� vA v v. A N A 3 2 —��.— V d M - mn����I*',>�/> 3 n I r. a FM 41 "1 bil ;1 c) z o A) 11?n-3 qp 4 F ''" 14 A � u •Yµ u II N h nrl l.? J 404 i' -- Q o o m•_8 i '.>$ --. .13-"-'1‘ _ III III E: ________T_L,_.___:_A___._'l_:E_; Ir , • tig F42 11 - p '1 c 1.v aFl T �1 - _ 1W , rr G 8 II) - T 1+� UA_ I O owzaa�A A2 1 1 ° �f A_ � v II TS Op� Trim 2". II O Amp 1� I� Vl A I I(. zz?�m�� O /a �, � 'C' I�L_K� \ ICI __.. III yzv7�' ooya V I I L y s, N I �y z yzrn I, m ._— I � _ ; I li 2212 i °A00 - row �" `� r mnT a " y I jZ I I r 1 Av S ∎-- 4 N2 I 1 c> .__ _ II \\ u,' 9 409 r 9 zimz 666aaa y_. ... ` >C I II.�_ ,rym z AI\i13 o no a s n cA Irv--_ v':z 4zi 1n 920 z m--1 A o v a m(z�AfO in -42 = A rA2 m m 3a .\ \ 1, ! f-- li fi T.TJ WI o �z. � ° <A i z zz c ` ask )� -— �, ` � W L V1m Z,, ? x\ n i I'' N' 444 En 1 mo-Z z < mA ii II I III.. '' < r zo PI — m I , I. / n In z m — � — I I I 1r— __ I __. _'J I _ -II I I _—___.— - --- I II, M-- it ' I III " (1 1 I l Rum' :II IJ -_. I�-' I I �/ I 1 I I -- ZXI /1I rmi 03 01 V A \ V V A II I "K Z I I r N N NA `;`v.A yAy v `v. I `- ' VN ' I i ��. I / tñ11 Lt i{p5 m �� ( -) ) , �� 7ANE --- STREET - 1 v 1 / _— ▪ I,` / IIII M " I 0 �J"III _ _ i _ ' mull `� , -_ 0 g�-- III -,�r�:�[f{�`f�\ r —_61�ll a. B f\ 1ii1$iIi�_ 5 ! ii 10— , • °s rite ii I _ 2 41{ �I 5 t�kS r_ EDP l T _' 7 _ twt� and, r il 4,0 ... , __ _ v ___ ____ ____ Odllllspe3l.l' __ a lfi- IIII I . I i n o L'lu ui m°x111 r 41/2 — a Y 4f I 11,NJ11 � O IIII JIII I I i IIII L,th III5 MI APNWROANN _ � .,-w = — — ki 'ice \___ {{9 a 7 ; to II' �; C l• i 59 ii([ {19 i' ti `14 iS ° . 2 Ti I Pi }fir '-I �� ' Li ri i;} i= {e i; F� 1 It -1� i ie1 It { o i i{ f; TI t II ls. iI it9i ill ill }! A it _ ; i!i ti ! iii II '; ;i • IL °I 0 ill Ii- 33; �c' 1 1 i ;� f } 'f o l� ij t i t II I�i i � ?i i 11 s iF g " 1 1 ] s a, i. 7 i ,� ii : t }3 , �i, ..}: v7 r :# 7 O i i { i i i, X i if; 94 li at �, m iii iii _ { , 7 i { }i ( . i i ' f_. i . 11 `$pI �1�I ] �I 1Y [ { • i i El i t 1 i �01 T It !I II '' _ i ill z01 III !t#'if Ii! i} 1111 1 iI WI DI N tie ii ;ft 71' - It; R g _$ I 11 `1 ` 11 .. 11, ;i I I tlil I�i4ii .f ill' fi !If 9 � it y +t ii t9} 11 g!1 tii t �} a ii d ii f! ii ..t ,,i , 391 i i ilki lie} :i i Iii p1 a E1 a t1ii i! j!if-I Ili { iii ! 1' jwi ,°1. :1 :t5 7i I +i m r: ig 1i�i{ 1 i a WO 113` 7 r• it =i 7,;►t.= i}I i .0i 1i _ i 1i i -1} !i 1 ff J' it Jt}t}} ti I 7`: i ii 1II1 i1 is it 't jI`Ii 1, ,4 +i 1 1 { 7: � it, i; i i st { t¢i { i' i :}t iFi, a{i 1} t j! t , z oag ` IA 0 (( gff qy i @ G L1v C 1?gf WI O 4`�yl Gx -{ 1~sE © ^Bap 4") I y I -1 ° 4i n A 0 ti o z g 1 it rlar,l:.)1 — 1 lial _i p b I • r I CO El C ' NO ITS I 17 til • 01 At- ■ ' I Ir- � , 1 AIAAA iii la 1 1 7 s'" ¢ iii n rr men r I Ji ig ', I 1 1J 1 I u MU D„--II I. LIII `\ 111 7 n �� \ �� I P FPpp I H. 1 r qv -_ - _._ � n ? id d 1 '_ ■� ® 1 j I I H _ _ f / I���■ — j - o I I um 2 • ■ ti_ 1I£I' I T 1 Q 1 I 1 1 ° w F a C_ R. P. l'I d ti Z1 0 • F` marl WdblfiYV F 4 0 o 1$ 4 nx, d._ •I ail it —a Lil re a ti z o e 11 �; L frl tn e� Loch g l7 �- a, I / _— I / _ / / / / , / / / .__ _-_ / \ _ a --k_____. - - -- . _______ _„___,,== T---- _ u:0-7?-. •-t ,wiii. • ,:i ,,,,a,_____________ ., ____ --... ..- / \ / as A Al I raT AtA h . Th\----') , ,•J r> _ __ _ __. _ _ • not ;,...-;,.. . - Mr; 11/SN 741 - r- En L LC ( / , --,-, , 0 " =, , (.r Ave -7 Pi _ Lk) -T1 d r Ti- 11 - -f\--,M„ 0) \ . Illj E- OM - — cc) b Ill C, --1 0 > c 0 --- :o nti, IRDL .1 --e-71:1- -- r 1" lii --0 —Nd Ci -11 0..5- 41 — --- -z---- _ rill ___ _ _— _ _ - _ _ ____ -- ----- _ ------ ----- ----- -- --- _____---- — -- 44 4 yr lb A . _ _, ‘ i1/41,4 _ - 1 _ u CO r r- - =- ar _ L -- (7.1 U -- 410 -- -, LA I ) - _ .airil Lim,-N-n _____ ______ ----4-(, 5 IT r 1._ `-i ___—--- 0,,, C4.? _ i " ' — 1_---c7 ---- VA -- -- ----- — -- --- I TO Hir ---__—— ---- _—_--- --- - — (../n OP 1 AO n-- --- r.,: -,,,, 4,,w 4a-co ______ _4_ — _ - - m - ___ _ rl _ — _ ._ Cm. (51 r ..... — — -- cilla — 4 SU', _ _ . __ _ — (ht _ ©war -cc 1 • -J. . (fro At—, cy.L.0 (0 — INC:7- 4,-c.79 __ _ ._ / /- .,4, 0 isas ) (;vs cis*tic --C il,we rra 4(1, kat■ortn, W___ $ + IS \Si: a .....).4 avanits. _ ,___NlIrl lis . . • ,..- a R ,e),„„,,„:5.,:mri,„, .,...„:0 , 40 7 a<It' 0 Y.!P f4ffe trgniun,,bvimi wa.,A,K„4:44 ; ,a Luc "00 al,0.0r.,,vaa za,,,v0;:,,,nm•-•,---, L,- v 1 , . \\k - --r ii ) rn -,.- .:- M ,---- 14, Ak immil 0-1 —I ___I 00 > c oi 0 ripti P I Cli f— t.:-- In m Co - 1101 Ls%_ Eiiir (f-, 0 . r sr ri-, c - 4„ • ri-1 lir -mg M 0 I Ill _ ..,, Sc, 0 . 1 IH -1 •t f 0 1 . , . . . r ■ , . , .1. .1;* #.• -, 11: . [ [ U") ----, i .. ,. . . % (.7 . ....- . , . V;;•-- IJI... 4 [ C, . ' ' ■ , ',, , A .... , , . . - . ' -11 " ' -.„1,,, ,• ', -,,,,,,,,,,i - tiejw446-,,,,,..„,,,,, w- ,• „ , , , , i.',, o.• , *,.. . . 11/41431t) . 'A , ' - . ..i . .-.. '• 4 L . . .. .i. „I .. c„) 4 1 , tiri , .la ■ 1111 •'.1 r , CA , . ,. CAII . , ] , , . , . . ,. M . --` r , . — ' ■ , 1 1 --, .- . '. 4 . .. .,..T..4i,... ze 2; . 1 li . .... Arc . . „ - . Pi -- ›.. r• w,,,;, 1 -A flitriftg 1' . , . '', i'iJ n .. iiii.c2h,. : ;1, ikt• ..;. 1' 4 r 511 '.' :r•' i, ::1•,,,I, . , . .,,,,. . le : 5. •i; ;I : MIMI' ',di' 1. ;;41::,‘;;I:',Tivi,- L'; !” Al.rs,',.i..-Li, i '-- 'A. ” Ir:',.,,H.•-•.;•4.' , rL :12{Litqebe ' ",:•13q''t CA ,i-ft:kith', 04: "iii,..; -r.:12,Itte• 1 - - $4irit4 ', ,rimil ''''•,,,-44... ,. e. . , ..i...s.,,.... IN • 1 I ::=7--7-t "k ''.,12,4•5- ::;;;;4•;; ; - .1 •w••0 ' ' ----- Vek .-?.....wz*?,:. ,.;. :r:::,474.k,. g ..1 - 3,w• ••46,1 ,, J._ C•., ...w• .13 t ', : 'H-t--::4i. IMMINIMIN it ›.- •' ‘,;' __—__ ! r-.:---g-, 1111111111111111S — , ti f wir: t11011 r '----=z •Tii iV I.' t , t i .; , ,_•-•,n•.7,7 . tr''.- • Wr,,.:.ii ,,.......;4 -..„ ‘ Or rill ' ,'''. ;,.23;:licie-,: ,*1, '4 t* 111,0*WV.H;t4•.'5,4,4;:z . ;.f■ 0 f Li - * "''..-'1!".:, ';-,..-_•;:. -4;1 -:: lotikn,...,?''',:‘,,,-i. :i I . , • .a , .,:.'fi:',•,;:tv.-: it ..„ , ,.. , tr. 4„P•-; .--:;:;•it ' •;.;";,;;;“;0-,'.1`,J- t Ili .01, ic.1 . r Itl?0? ,i;1 '.. ,144'*•!,,...r.'i,S1 ',..-,•,;,,,. • 4014 it ..:::?;.v.:2, 't .-.. , -.: ....-.: .,r,r. Hubert & T. Mary Marty MAY Q 0 2E114 11814 Highland Rd. NW Elk River, MN 55330 INFORMATION May 05 , 2004 Phone: (763 ) 241-1163 City of Elk River 13065 Orono Pky Elk River, MN 55330 Attn: Planning Commission Re:Case #' s ZC04-04 & ZC04-06 We border the North side of Pete' s Mini Storage (Parcel C, Lot 24, Blk 2 , Ridgewood East<see red shaded area of enclosed map>) and wish to state that Pete" s has been a wonderful neighbor. There has never been a problem with traffic or noise. At the April 27th meeting, we weren't given much of an opportunity to state our concern about the fencing or shrubery along the northern edge of Pete' s . We are completely satisfied with the physical condition of the property as it is . There is a drainage easement across the eastern side of Lot 24, and during heavy storms the run-off will go across the northern edge of Pete' s property to the "holding pond" that is already fenced in. If additional fencing or shrubs were placed in this drainage it is sure to effect the flow of the drainage. If either fencing or shrubs must go in, we would prefer shrubs . As for changing the zoning from R3 to R4, we feel that there are enough apartment buildings in the neighborhood, and allowing more apartments would cause greater traffic problems than increasing the size of the storage units . There is a duplex across Highland from us, and the traffic there is much greater than it has ever been at the mini storage, even on their very busiest week-ends . Also, the four parcels of Lot 24 are rather small, and Pete has been more than generous in allowing us to use the part of his land that lies north of his building and driveway, giving the appearance that our lots are larger. If possible, we wish that one or more of the planning commission would visit the site. Yours very truly C� /�� � a".y"�, ,levy Hubert E . Marty T. Mary Marty --",/ )(' 1 1 I w 1 1 1 1' i j. i 7gsr I rn H 7 9OR p,VE N. Vi T I0 T I NOR - ��� � , 0 ISCSWPOD = I / I � CRCSS ( _I �� •4TH AVE UE NW ' ��� iz )1 119'VIIICIR., J� Y h I A I TiI z w I n H 5� i�/ � , -) 1° I <<s,, 1 TT1:pncFLA ,q - �� Q>IMF II 1 143R o • / / RIDGEWOOD N I �\ NM • I,/i �� �/ f/ PARK OF - p gIL SIDS Lit *kb CR p TH JUNIOR •92ND alli a HIGH II R SCHOOL -flail ''' 1:131,11 R' ME" r 0 �Y NEIDR� w , F {�'� SITE '1, ; ` K '' H '- ���;LUIS� ivi X81 1 E (O . :lik \ III_ ■_--■■_�.. _ 2 o. �r} irlI � I.I ELK ARK • . \ . ., 1 • U I� PARK P r Ili #11 t 11 CENTER I tir CENTER "' i 1 o .� O di 4 w SECOND 2, , ADDITION MFR 31p; - w �_ _ E.-21 . , A N MN I N VANDENBERG ELK RVER PARKER LINCOLN � UNIOR HIGH HIGH SCHOOL ELEMENTRY ELEME TRY cc 111 SCHOOL o SCHOOL SCHO•L ° " wA D cc U- 1 a I MISTREET mss" =� ( it I SCHOOL w ===1�= ∎9I it \-1'' Lc ' i Map t City of N R1Ver Case Number ZC A CU 04 06 PETE'S MINI STORAGE