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7.6. SR 06-20-2016City of Elk az — River Request for Action To Item Number Mayor and City Council 7.6 Agenda Section Meeting Date Prepared by Public Hearinj 20, 2016 Zack Carlton, Planning Manager Item Description Reviewed by Franklin Outdoor Advertising — Oudot A, Elk Path Chris Leeseberg, Senior Planner Business Center Reviewed by ■ Preliminary Plat of KAF Acres Cal Portner, City Administrator ■ Resolution for Final Plat ■ Conditional Use Permit for Changeable Copy Sign Action Requested Approve, by motion, the Preliminary Plat of KAF Acres with the following conditions: 1. Any item or condition found that indicates the site is likely to yield information important to pre- history or history shall be reported to the city immediately. Further, the city reserves the right to stop work authorized in its approval until the site is appropriately investigated and work is authorized. 2. The plat be updated to include dedication of public right-of-way along the south and west boundaries of Lot 1, Block 1, to facilitate the future extension of Business Center Drive and a Highway 10 frontage road. Adopt, by resolution, the Final Plat of KAF Acres with the following conditions: 1. Staff approval of an updated final plat reflective of the dedicated right-of-way required as part of the Preliminary Plat. 2. Park Dedication shall be paid in the form of cash in the amount required by the city at the time the Final Plat is released for recording. (currently 8% of the county assessed value) 3. Surface Water Management Impact Fee be paid in the amount required by the city at the time the Final Plat is released for recording. (currently $1,326/acre) 4. Any item or condition found that indicates the site is likely to yield information important to pre- history or history shall be reported to the city immediately. Further, the city reserves the right to stop work authorized in its approval until the site is appropriately investigated and work is authorized. Approve, by motion, the Conditional Use Permit (CUP) with the following conditions: 1. The Conditional Use Permit shall not be recorded until condition three has been satisfied, and the use will not be considered a legal operation until the CUP has been recorded. 2. The CUP is not a building permit and all required sign permits must be approved by the building department prior to any construction activities on site. 3. Submittal of plans and specifications outlining compliance with the standards set forth in Sec. 30- 864 (e). P a w E R E U 6 Y NaA f RE] Background/Discussion Case No. P 16-06 & CU 16-16 The property is zoned Highway Commercial (C-3) where advertising signs are permitted as a principal use. The property is currently an oudot and before a building permit may be granted for the site, the property must be platted. The applicant is proposing to remove the existing 12 x 25 foot billboard as it is nearing its useful life expectancy. The sign will be replaced with a digital changeable copy billboard that is 10 x 36 feet and 35 - feet tall when measured at the road grade. To complete the sign relocation the applicant received a variance (V 16-04) to place the sign within the wetland buffer setback area, a preliminary and final plat to receive a building permit, and a CUP to create a digital changeable copy sign that is larger than 30 square feet. The new location meets all setback and spacing requirements for signs, except for the wetland buffer setback. Analysis Comprehensive Plan The property is located within the Highway Business district which guides the property for commercial uses. This area guides development towards regional market orientations and notes that business should be regional in nature as well. The proposed use will promote regional businesses, many of which may be outside of the City of Elk River. The proposed use is consistent with the Comprehensive Plan. Transportation/ Circulation Construction access for the sign will be from the north side of the property. Staff has requested that access from the south, along the berm, be minimized to reduce impacts to the existing vegetation in the area. There is an access road along the south and west sides of the lot to be platted, which provides adequate access for construction activities. Future maintenance access will be required to follow the same route. Right -of -Way Dedication Since the Planning Commission review staff has identified a need to acquire right-of-way (ROW) along the south and west boundaries of Lot 1, Block 1. The ROW will provide the land needed for a future extension of Business Center Drive west of the intersection with Waco Street. The planned roadway extension will connect with Service Drive NW in Big Lake Township where ROW has already been dedicated for the connection. The Heritage Maples Senior Living plat, northwest of the current site, also dedicates ROW along Hwy 10 and includes construction of a segment of the planned frontage road. Requiring dedication of ROW for public streets is permitted via MN Statute 462.358. Grading/ Drainage Impervious surface on the site is not proposed to change and is not subject to our updated stormwater ordinances. No grading has been proposed. Parking The proposed use does not require dedicated parking spaces. Signs The proposed sign must follow the requirements for digital changeable copy signs as outlined in section 30-864 (e). (e) Digital changeable copy signs. (1) In addition to subsections (a) and (b), the display must be static, and the transition from one static display to another must be no more than two seconds. The images and messages displayed must be complete in themselves and without continuation in content to the next image, message, or any other sign. (2) May not change more often than once every eight seconds. (3) Digital displays must be equipped with automatic dimming technology or other mechanisms that automatically adjust the signs illumination level based on ambient light conditions. (4) No sign may be of such intensity or brilliance as to impair the vision of a motor vehicle driver with average eyesight or to otherwise interfere with the driver's operation of a motor vehicle. (5) The display must be designed and equipped to freeze the device in one position if a malfunction occurs. The display must also be equipped with a means to immediately discontinue the display if it malfunctions, and the sign owner must immediately stop a digital display when notified by the city that it is not complying with the standards of this ordinance. Applicable Regulation Preliminary and Final Plat Approval of a plat may only be ordered if the following findings have been made, as outlined in Section 30-375: (1) The proposed subdivision is consistent with the honing regulations (article VI of this cbapter) and conforms in all respects with all requirements of this Code, including the honing regulations and this article. The property is zoned Highway Commercial and the proposed use is consistent with all requirements of this code. (2) The proposed subdivision is consistent with all applicable general and specialised city, county, and regional plans, including but not limited to, the city's comprebensive development plan. The proposed subdivision does not conflict with any city, county, or regional plans, including the Comprehensive Plan. The applicant is platting a single oudot to a single lot/block configuration to comply with state and local standards regarding establishment of a principal uses and building permit standards. (3) The physical characteristics of the site, including but not limited to topography, soils, vegetation, susceptibility to erosion and siltation, susceptibility to flooding and drainage are suitable for the type and density of development and uses contemplated. The site is suitable for the proposed development. The sign is proposed to be relocated to a spot that increases compliance with city standards, but still requiring approval of a variance. (4) The proposed subdivision makes adequate provision for water supply, storm drainage, sewage transportation, erosion control and all otber services, facilities and improvements otbem'se required in this article. The subdivision will not be connecting to city services as the proposed use does not require such connections. Impacts to storm drainage are not expected to be significant. (5) The proposed subdivision will not cause substantial environmental damage. The subdivision will increase compliance with the city's environmental standards by moving a structure out of the wetland buffer area and into the buffer setback area. (6) The proposed subdivision will not conflict with easements of record or with easements established by judgment of a court. The subdivision will not conflict with easements of record. (7) The proposed subdivision will not have an undue and adverse impact on the reasonable development of neighboring land. The subdivision will not create an undue or adverse impact on the reasonable development of neighboring land. (8) The proposed subdivision is not premature. A subdivision is premature if any of the following exists.- a. xists. a. Lack of adequate stormwater drainage. b. Lack of adequate roads. c. Lack of adequate sanitary sewer ystems. d. Lack of adequate off-site public improvements or support systems. The proposed use will not require connections to city services, additional traffic will not be generated from the use, and the property is largely a stormwater pond with little impacts from the use. The project is consistent with all required findings for approval of the Preliminary Plat. If denial of the plat should occur, it shall accompany recommendations or determinations by findings or a report stating how the proposed use does not comply with the standards set forth in Section 30-375. Conditional Use Permit The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location: (9) mill 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 orgeneral welfare of the neighborhood or the city. The property abuts one residential property to the west, public roadways to the north and east, and additional property owned by the applicant to the south. The relocation of the sign and resulting illumination are not expected to impact the surrounding properties. (2) mill be consistent with the comprehensive plan. The proposed use is consistent with the comprehensive plan. (3) mill not impede the normal and orderly development and improvement of surrounding vacant property. The surrounding properties are developed, and the proposed use will not impact future improvements to the properties. (4) Hill 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. The proposed use will not require connection to essential public facilities, and will not create traffic, police, or fire demands. (5) mill not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons or property because of excessive traflic, noise, smoke, fumes, glare, odors, dust or vibrations. The proposed use will increase the ambient light or light pollution in the area as a result of the large digital changeable copy sign. Staff believes the conditions imposed on all digital signs in section 30-864 appropriately mitigate these concerns. (6) mill not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. The use will not result in the destruction, loss or damage of a natural, scenic, or historic feature of major importance. (7) mill fully co*ywitb all other requirements of this Code, including any applicable requirements and standards for the issuance of a license orpermit to establish and operate the proposed use in the city. Provided the variance (V 16-04) has been approved, the use and site fully comply with all other requirements of the city code. If denial of such a permit should occur, it shall accompany recommendations or determinations by findings or a report stating how the proposed use does not comply with the standards set forth in Section 30-654. Planning Commission During the public hearing the applicant spoke in support of their application and no other comments have been received for or against the request. The Planning Commission unanimously recommended approval of the Preliminary Plat and CUP. Statutory Review Period Per State Statute X15.99 the required 60 day review period for the CUP ends on June 25, 2016, and the 120 day review for the plat ends on August 23, 2016. Financial Impact None Attachments ■ Location Map ■ Applicants Narrative dated April 28, 2016 ■ Staff Comment Letter dated May 5, 2016 ■ Applicant response letter dated May 17, 2016 ■ Preliminary Plat updated May 13, 2016 ■ Right-of-way Recommendation Diagram ■ Resolution for Final Plat I 1,7Pro 11 ML duo I 20092 Edison Circle East Clearwater, MN 55320 uw����P 320.558.3000 - 800.221.4144 - fax 320.558.3004 OUTDOOR ADVERTISING "Outdoor Advertising SELLS for you all day, every day." April 28, 2016 To: City of Elk River Planning Department, Planning Commission and City Council Subject: Land and billboard at Hwy 10 W. and Waco St. Greetings Mr. Carlton, Commissioners and Councilors, We are requesting the platting of Oudot A Elk Path Business Center to Lot 1, Block One 1, KAF Acres; simultanaeously requesting a CUP for a digital sign larger than 30 square feet and a variance if necessary to relocate the sign out of the wetland buffer zone but within the wetland setback area. Approval of the plat will allow us to operate our billboard under the guidelines of the C-3 zoning district. Our request is to remove the existing old wood pole I2x25 billboard sign and rebuild a new steel single pole 10'x36' with the ability to install a digital face. A conditional use permit is needed to install a digital sign over 30 square feet. The new sign will match the size of the other signs we have rebuilt in the city and will remain the principle use of the property. Our request will move the sign away from the pond, to the berm, and out of the wetland buffer zone. The new site, will also allow us to build a safe distance from the electrical wires and meet the set back requirements and allow for more work space under the sign. We feel this is in the best interest of all involved and ask that you waive the variance fee because we are improving the current nonconformity. The new site is supported by Environmental Technician Kristen Mroz. Our request will meet all performance standards of the C-3 zone and as well move towards conformance with a single pole sign and moving out of the buffer zone. We feel a digital sign would fit well at this location for 3 main reasons; 1. Very few signs on the west side of town. 2. Near a stop light. 3. Parcel ownership secures the site. In summary we are asking for your approvals to help us improve and update our business operation on the west side of Elk River. Thank you for your time and consideration. I look forward to discussing this at the next available meeting. Should you have any questions, I can be reached at 763-286-2009. Sincerely, Steven L. Anderson 13065 Orono Parkway Elk River, MN 55330 May 5, 2016 Steve Anderson Franklin Outdoor Advertising 2002 Edison Circle East Clearwater, MN 55320 VIA EMAIL: sanderson@franklinoutdoor.com RE: Comment Letter, Preliminary and Final Plat — KAF Acres Variance — Structure in wetland buffer Conditional Use Permit — Digital Changeable Copy Sign Dear Mr. Anderson, Staff conducted a review of the materials submitted on May 2, 2016. The following comments and recommendations are intended to bring the project in line with current city requirements and should be addressed on future plans. It is helpful to include a response letter to the comments below. Unaddressed comments will be incorporated into recommended conditions for Final Plat approval. General Comments 1. Please submit an updated site plan accurately depicting the final location of the sign. The site plan should include all setback information to ensure compliance with city ordinances. 2. City ordinance limits advertising sign height to 35 feet when measured perpendicularly from the nearest road grade. Please provide a section or other appropriate information illustrating the final height of the sign and nearest road grade. 3. A plan identifying erosion control and vegetation around the sign is required. Variance 4. The sketch plan shows the sign in the most reasonable location in terms of wetland impacts. The requested site plan will allow staff to confirm the impacts. 5. Please identify the construction and maintenance route to and from the sign. This can be shown on the site plan. All efforts to minimize impacts to the 25 foot buffer area should be made. Phone: 763.635.1000 Fax: 763.635.1090 www.ci.e1k-river.mn.us P0WEBE0 6 NAf"'UREI Plat Please include the ordinary high water level of the pond and the associated 25 foot buffer line on the preliminary plat. If you have any questions I can be reached at 763.635.1035. Please address these comments on future plans submitted to the city. Sincerely, Zack Carlton Planning Manager zcarlton@E1kRiverMN.gov 20092 Edison Circle East Clearwater, NIN 55320 uw����P 320.558.3000 - 800.221.4144 - fax 320.558.3004 OUTDOOR ADVERTISING "Outdoor Advertising SELLS foryou all day, every day." May 17, 2016 To: City of Elk River Planning Department, Planning Commission and City Council Subject: Platting KAF Acres Greetings Mr. Carlton, Commissioners and Councilors, We are requesting the platting of Outlot A Elk Path Business Center to Lot 1, Block One 1, KAF Acres; simultaneously requesting a CUP for a digital sign larger than 30 square feet and a variance if necessary to relocate the sign out of the wetland buffer zone but within the wetland setback area. Approval of the plat will allow us to operate our billboard under the guidelines of the C-3 zoning district. Our request is to remove the existing old wood polel2x25 billboard sign and rebuild a new steel single pole 10'x36' with the ability to install a digital face. A conditional use permit is needed to install a digital sign over 30 square feet. The new sign will match the size of the other signs we have rebuilt in the city and will remain the principle use of the property. Our request will move the sign away from the pond, to the berm, and out of the wetland buffer zone. The new site will also allow us to build a safe distance from the electrical wires and meet the set back requirements and allow for more work space under the sign. We feel this is in the best interest of all involved and ask that you waive the variance fee because we are improving the current nonconformity. The new site is supported by Environmental Technician Kristen Mroz. Our request will meet all performance standards of the C-3 zone and as well move towards conformance with a single pole sign and moving out of the buffer zone. Upon application, staff had comments. We have addressed most of the comments on the final survey and with the following comments. Temporary access from hwy 10 will be used during the construction phase of this project. An application has been submitted to the MNDOT. Regular and ongoing maintenance will use old Waco St to access the sign. We will provide erosion control as necessary during construction with silt fences during excavation. All disturbed ground will be repaired, seeded or planted. Landscaping block will be used where necessary. We anticipate similar landscaping as our sign on hwy 169 near Main St. Our survey indicates the elevation at the sign site is 4 feet lower than the road grade; therefore the maximum overall height of the sign cannot exceed 39 feet from grade. In summary we are asking for your approvals to help us improve and update our business operation on the west side of Elk River. Thank you for your time and consideration. I look forward to discussing this at the next available meeting. Should you have any questions, I can be reached at 763-286-2009. Sincerely, Steven L. 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A SHERBURNE ,/ COUNT) C--IR-MONUMENT. o u v�/ CP 4- o • 53� � LAND rnlo co / /tIAGE AND UTILITY I� / //E SEMENT OVER ALL qcn`b/ I / �I _ / //F LOT I, BLOCK I. / �/ WET o �I`11 LAND A -I- F• �� I 1 //0 l� \ \ \\ �8 �� J �// / ¢�r,\r `�' I�.i 1♦i .iii\r �- ♦i ♦i co, 9 o X89 AY o r -v w /-900 / /{ T 902\ L w cn w \� / ��• \� / 111+1 LJJ ♦-\ ' I � Lill /♦ r- \ 1 -I- r- r1 r- /\ I I r1 -I- I I A r\ r\ 1 -I- 1 /\ L I 1-- / ♦/ L- 1• 1 L_ 1\ 1 ♦/ �/ 1\ 1 1 1 /-, L/ L/ 1 1 1 ♦/ I v City of Elk *�� River Resolution 16- A Resolution of the City of Elk River Granting Final Plat Approval for KAF Acres Case No. P 16-06 WHEREAS, application has been made for final plat approval, pursuant to Section 30-374 of the Elk River City Code of Ordinances, of the property legally described on attached Exhibit A and hereinafter referred to as "the Property"; and WHEREAS, a preliminary plat of the Property was approved by the City Council on June 20, 2016; and WHEREAS, the proposed final plat is consistent with the preliminary plat as approved by the City Council; and WHEREAS, the proposed final plat complies with each of the conditions set forth by the City Council in its approval of the preliminary plat of the Property. NOW, THEREFORE, BE IT RESOLVED It is hereby determined by the City Council for the City of Elk River as follows: A. The proposed subdivision is consistent with Chapter of 30 of the City Code of Ordinances and conforms with all of its requirements. B. The proposed subdivision is consistent with all applicable general and specialized city, county, and regional plans including, but not limited to, the City's Comprehensive Plan. C. The physical characteristics of the site, including, but not limited to, topography, soils, vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and drainage are suitable for the type and density of development and uses contemplated. D. The proposed subdivision makes adequate provision for water supply, storm drainage, sewage transportation, erosion control and all other services, facilities and improvements otherwise required herein. E. The proposed subdivision will not cause substantial environmental damage. P O w E R E U 9 1 AUR F. The proposed subdivision will not conflict with easements of record or with easements established by judgment of a court. G. The proposed subdivision will not have an undue or adverse impact on the reasonable development of neighboring land. 2. Final plat approval is hereby granted for the Property, subject to the conditions set forth in attached Exhibit B. The officers of the City are hereby authorized, once the conditions set forth in Exhibit B are met and complied with, to sign the final plat for the Property and to issue a certified copy of this Resolution giving final approval of the plat. 4. The owner of the Property is authorized to record the final plat as required by law and shall file proof of said recording with the City. No building permits will be issued for the Property until the final plat is recorded. This final plat approval shall expire two years from the date of this resolution if the final plat is not recorded within that time. Passed and adopted this 20"' day of June, 2016. John J. Dietz, Mayor ATTEST: Tina Allard, City Clerk P O W E R E D 0 Y AUR EXHIBIT A LEGAL DESCRIPTION Outlot A, ELK PATH BUSINESS CENTER, Sherburne County, Minnesota POWERED 0Y AUR EXHIBIT B CONDITIONS OF APPROVAL 1. Staff approval of an updated final plat reflective of the dedicated right-of-way required as part of the Preliminary Plat. 2. Park Dedication shall be paid in the form of cash in the amount required by the city at the time the Final Plat is released for recording. (currently 8% of the county assessed value) 3. Surface Water Management Impact Fee be paid in the amount required by the city at the time the Final Plat is released for recording. (currently $1,326/acre) 4. Any item or condition found that indicates the site is likely to yield information important to pre -history or history shall be reported to the city immediately. Further, the city reserves the right to stop work authorized in its approval until the site is appropriately investigated and work is authorized. P O W E R E D 0 Y AUR a r -• �e+AL� mow; � }y Franklin Outdoor Advertising Plat & CVP P 16-06 & CV 16- 16 City of Elk River } n - "'-�L,77 , All— .x — ad' � 'tis. —• ', — � :� .tia� •. z _ ti "' r �— i t — • I�'r'.., - '- . R WL re 7 � r C Y Background ■ Requesting Plat approval ■ Parcel is currently Outlot A of Elk Path Bus. Center ■ Required to be platted to establish permanent use ■ Billboard on site is being removed ■ New billboard expanded area & height, and moved ■ Conditional Use Permit ■ CUP required for digital changeable copy larger than 30 sf — 360 sf requested NF. ,,TA h. 1VI I;► A ►-I rr.r a 1`� IIAwA i i •." \ \ E7iS7�- WEST QUARTER'LiAIE RNG. 26. SEC. 31, TWP. 33. - �� E 5408_8D1gg�'C -- N89.48'35"E 1420.97 77$9=4t 35"E 39$x$3 4 -� THE WEST 1/4 CORNER OF SEC. 31, / of CS r /4 CORNER OF SEC. / n r 9 THE EAST I TWP. 33, RNG. 26, A SHERBURNE Inc �9?� TWP. 33i RNG. 26. A SHERBURNE COUNTY CAST IRON MONUMENT. ``.-CDUNTY CAST'-IR9N-MONUMENT. z �/ Ilbso \ ` ! 3.S a v / WET %/�'1 LAND zy AGE AND UTILITY %/1 I t/E/55EMENT OVER ALL �/� / / //41` LOT I, BLOCK I. ' ' N WET51 LAND it 11 r l 86-884 -_ TQC'• J : �-�N: � 96- 0 4-. 1-90,2 W � 4 r� p uy lel � GRAPHIC SCALE :�. Q i�,A rl 1 r•r 1'�e.rr_.I-J i r/D M 1 F-Rf h-- II I a/1 Rf 1 FH 1% 1 1 i'); 1 1`I I A I SCALE: 1 INCH = 100 FEET 1 a. A l a , \Lf a J a 1 1 EAST-- WEE •QUARTER LINE OF SC -�,l TWP. 33, RNG. 26. - 1\189°48'35 E�— X5408.80 — \ N89°48'35"E 3987.83 -- a I� THE �ST I f�CORNER OF SE ,n lV p• 3�4 a .� t RNG. 26. ASH ERE 0—I f ) NOU TY CAST IRON MONUME� 0 z � � r ATER LLEV WE LAN i TOP OF BAN EDGE OF WATER i J WATER ELEV. QD I RCP Z y J� OVERFLOW / Q i CONTROL r / STRUCTURE AINAGE AND UTILITY co SN OVER OF LOT IT ALL BLOCK / r- / ION l l\ 1 1 T 1 /\ T A REA 1 ., 1 ., 1 / Iq` , WET LL co O co I , I LAND co Lo r� i i e, i w r r— / do t.. a/ - Y i-s w -9pz� a1 --- o .. 1 11-1 .. 1- Y•�.. C fks, Applicable Regulations for Approval ■ Findings for approval of Plat outlined in Sec. 30-375 and staff report. ■ Findings for approval of CUP outlined in Sec. 30-654 and staff report. ■ All digital changeable copy signs must comply with performance standards in Sec. 30-864 (e) . ■ Consistent with required findings. C Planning Commission ■ The applicant spoke in support of their application. ■ PC voted unanimously to recommend approval of plat and CUP. C fks. Right-of-Way Request ■ Since the PC meeting staff identified a need for right-of- way along south and west sides of lot 1 , block 1 . ■ Provides the property for future extension of Business Center Drive to county line. ■ First pieces dedicated with Heritage Maples Plat 75-131,2200 75-137-2300 l 4 I -, . 46 •- _ 75-131-2211 . �`,�� I'll It jL RW . �v �� .- - •' .� 75-131- 5 PC `' - 75-131-xtQ1 - m t": s� vv da t t. .0 � -rhe 75-721-0010 t �,�• - {� � � � T ]� � . __. _ -z_,. _ 75-131 3210 _ " .,•'� ail r, 75-$$1-001U 5811 SQ 7561x0020 - 7.58,96-0155 1 _y ys� 1 E EM [;k r. r ! f L 4f m r• `- ' ;� -- EAST,,- WEST QUARTER L4NE OF SEC. 31, TWP, 33, RNG. 26. -- -` 9s48`35"E 54{18.80'-8ga4 — — I�89�4$�35"E 39883 -- - � f o ,�/ � � $$��` 8g�'- ��g THE EAST I/4 CORNER OF SEC. 31, Q fq} ��_ TWP. 33, RNG. 25. A SHERBURNE `'11 COU3VTi(�CAST`#R"9fil- fONUMENT. V, U 1Q? o 1� WET 'r t LAND c�r •1 � � 4r rq f ' fA co e 1 Iq 1 f / � AGE AND UTILITY �� co //E ACSEMENT OVER ALL `�' r � rco F LOT I, BLOCK I. // /I- — q WET- LLJ 1 N LAND X11 1 � l 1 .-. 1 Irrr �r ''a Ltj OD 1 e I I r�jr ti \ r• I I r• I L I r r+ i+ (39 I;�-I�,,1 a a � r -� C .�� `'�' �7 r♦ r- • 1-rr-rte .:, C fks.: Action Requested ■ Approve the Preliminary Plat, Final Plat, and CUP with the conditions outlined in the memo. New Location r,Fr i„ -U. 4_ti-�- -- ® An • # � �T ff t i% f 4 r {42 +R r f : . � LOW 30-0"FACE 4--0' 3 3 5P.Q 9'-4"=28-0 4'-0" UPRIGHT UPRIGHT y UPRIGHT $UPRIGHT REAR I LADDER HANG RAIL I 10'-6 I STRINGER REAR WALKWAY FACE I 3--0- HAND I TORSION RAIL- I I NIDE 2'_0"APRON FRONT FRONT CR0550VER LEDGER WALKWAY COLUMN PIPE 1 2'-O" H.A.G-L- II SLOPE CONCRETE GRADE AWAY FROM PIPE 3"j =lll,il II rA Y JA I 6 ELEVATION I I I I I a'-o^ 3" 6-0 4'-0" 4'-0- 3' 3.. d 2'-a' 4'-0" 70N r-a' WELDEDWIRE FABRIC 4x4-W4xW4 (B.5,OF COLUMN) 5EC7 I ON A-A C fks, Comprehensive Plan ■ Comp. Plan guides property for Highway Business uses ■ Development is oriented towards regional markets and promote regional businesses. ■ Proposed use consistent with comp. plan C Transportation/Circulation ■ Primary access from the south via driveway ■ Construction and maintenance access of concern ■ No impacts to wetland buffer area ■ Access from west and north rather than south