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8 PCSR 06-22-1993 ( / lt y of ,� TO: PLANNING COMMISSION MEMBERS River FROM: GARY SCHMITZ , ZONING ASSISTANT Cr DATE: JUNE 16, 1993 SUBJECT: CONDITIONAL USE PERMIT REQUEST FOR A MOTOR VEHICLE SPECIALTY SHOP-INDY LUBE/PUBLIC HEARING CASE # CU-93-17 APPLICANT: Indy Lube, Inc. , 6505 East 82nd Street, Suite 209, Indianapolis, Indiana 46250 . REQUESTED ACTION: Conditional Use Permit to allow the construction of a 2 , 100 square foot three bay drive through oil change facility. SITE ZONING: C3/Highway Commercial SURROUNDING ZONING: North and West - PUD/Planned Unit Development East R-2b/Two family residential South - R-4/Multi Family Residential and R-lc/Single family residential LEGAL DESCRIPTION: That part of the southeast quarter of the northeast quarter of Section 34, Township 33, Range 26, Sherburne County, MN. A complete legal description is available at City Hall . When the plat of Auburn Commons 2nd Addition is recorded, the legal description will be Lot 2, Block 1, Auburn Commons 2nd Addition. BACKGROUND The applicant is requesting a conditional use permit to construct an Indy Lube drive through oil change facility. Motor vehicle specialty shops are a conditional use in the C3 zoning district. The facility will consist of a small, 2, 100 square foot drive through automotive fluid maintenance facility. Indy Lube is a chain of 10 minute oil change centers and has just started to locate in the Minnesota area. AUBURN COMMONS 2ND ADDITION The proposed Indy Lube is located within the existing unrecorded plat of Auburn Commons 2nd Addition. Faith Fellowship Church, represented by Gary Santwire, went through and received approval for a commercial lot split on April 15, 1991 . Enclosed is a copy of the minutes from that meeting. The plat has never been recorded with Sherburne County. Therefore, if this site plan is approved, it can only be done contingent upon the plat being recorded at the County and all P.O. Box 490 • 13065 Orono Parkway • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425 Indy Lube CUP Page 2 June 16 , 1993 conditions of the plat be in place and fees paid before the project can proceed. There are a few conditions placed on the plat of Auburn Commons 2nd Addition that directly affect this site plan. They are as follows : 1 . Faith Fellowship Church - When Faith Fellowship Church requested preliminary and final plat review of Auburn Commons 2nd Addition, there was concern from staff about the location of the existing church to the newly created lot and the size of the remaining parking lot. A condition of the plat was for the developer to show through a survey that the setback and remaining parking lot meets City Code. This information was supposed to be provided to staff before the plat was recorded. If either the setback standard or parking lot requirements cannot meet existing code and the proposed lot lines must be moved, this plat would have to come before the City Council again. At the time this memo was written, staff had not received the necessary survey to determine this . 2 . A condition of the approval of Auburn Commons 2nd Addition was for the developer to provide the City with an additional 15 foot easement for drainage, utility, and roadway purposes along Dodge Avenue. This was necessary for the future upgrading and widening of Dodge Avenue. Currently, the right-of-way along Dodge Avenue is only 50 feet in width. The Indy Lube site plan does not show the additional 15 feet of right-of-way required by the plat. Through the conditional use process, staff would recommend setbacks measured from this easement line rather than the existing right-of-way. This would mandate that the entire building would need to be shifted 15 feet to the east, which may affect the entire layout of the site. DRAINAGE AND GRADING PLAN - Terry Maurer, City Engineer, has reviewed the drainage and grading plan on this property. Attached is a memo from Terry outlining his comments . It appears that, in general, the grading plan does not work for this site. Mr. Maurer' s letter highlights several of the key issues involved. One possible solution may be to raise the proposed building elevation which would allow for positive drainage away from the building. Mr. Maurer also recommended that a barrier type concrete curb and gutter be required surrounding the bituminous driving and parking areas . Staff would suggest that the applicant and Mr. Maurer get together to design a grading and drainage plan that meets City Code. TRAFFIC - Included in Terry Maurer' s letter are comments relating to the traffic flow on this site. On the site plan it shows a driveway opening on Dodge Avenue that is approximately 50 feet wide. This is too wide of an area to be left open and it has been recommended that the driveway be restricted down to 24-30 feet in width. The site plan also shows a 15 foot wide one way only drive along the north side of the building. Staff Indy Lube CUP Page 3 June 16, 1993 feels that traffic will enter off Dodge Avenue and try to go the wrong way on this drive. It is staff ' s suggestion to widen this drive to allow for two way traffic. LANDSCAPING AND SCREENING - City Code requires one tree to be planted for every 40 linear feet of the lot. The proposed site plan does not show any locations of proposed tree or shrub plantings . This site plan would require 27 trees to be planted. There are no existing trees located on this lot. Staff would recommend that as many trees as possible be used to screen the residential property along the east and south property lines, however, site lines should be maintained at the intersection of 5th Street and Dodge Avenue. The dumpster, mechanical equipment, and rooftop equipment must be screened from view as per City Code. PARKING - Automobile service stations are required to have four parking spaces plus two parking spaces for each service stall . This would equal ten required stalls for the Indy Lube site. The applicant does meet this requirement. Elk River City Code also requires that drive through banks and restaurants have the ability to stack five vehicles per drive through lane. It appears from the existing site plan that this requirement could be met. However, if the building is pushed to the east 15 feet to accommodate the additional right-of-way 411 on Dodge Avenue, the stacking of five vehicles per bay may become more difficult. ENVIRONMENTAL - The applicant has indicated that he is willing to service a used oil drop off site. City staff strongly encourages the applicant to follow through on this plan as the City is in dire need of a used oil drop off site. SIGNAGE - The applicant would be required to meet all applicable C3 sign standards . BUILDING - The proposed Indy Lube building would be constructed of split face block and would be 16 feet in height. The building is rather small ( 70x30, 2 , 100 square feet) and has three overhead garage doors . Vehicles would enter on the east side of the building and exit on the west side. A picture of the proposed building is enclosed in the packet. RECOMMENDATION Staff feels that this site can accommodate a Indy Lube or other drive through oil change facility. However, there are several existing issues which may affect the overall site plan. Staff would suggest this item be tabled until the applicant can II! adjust his site plan in terms of grading and drainage, traffic flow, landscaping, and other issues outlined in this memo. During this time, the outstanding issues of Auburn Commons 2nd Addition can also be researched to verify that all of the Indy Lube CUP Page 4 June 16 , 1993 • conditions placed on this plat can be met. Most notably, the setback of Faith Fellowship Church to the newly created lot and the size of the remaining parking lot. 110 • / CONSULTING ENGINEERS • Maier Stewart & Associates Inc. June 15, 1993 File: 230-183-11 Mr. Steve Rohlf Building & Zoning Administrator City of Elk River P.O. Box 490 13065 Orono Parkway Elk River, MN 55330 RE: INDY LUBE SITE PLAN REVIEW Dear Mr. Rohlf: As requested, we have reviewed the Indy Lube Site Plan submitted by A.C.M. Company, Inc. Based on our review, we would offer the following comments: 1. Sanitary sewer service is only available in 5th Street from Baldwin Avenue to the east; • therefore, sanitary sewer service to this site will have to be provided from the south. 2. Watermain is available in both Dodge Avenue and 5th Street, the west and south sides of the site. 3. It is not clear from the material we reviewed whether or not the site is proposed to have concrete curb and gutter surrounding its bituminous driving and parking areas. We would recommend that a barrier type of concrete curb and gutter be required. 4. In general, the grading plan does not work very well. The following are a few examples of items that need to be revised and/or corrected: • Elevation 101 runs directly into the side of the building but the building elevation is at 100.5. • On the east side of the building, there are areas in the driving surface that appear to be too flat. • There is nothing provided on the grading plan that shows any type of handicapped access up to a building door. • The grades in the northwest corner of the site do not work. • 1959 SLOAN PLACE, SUITE 200, ST. PAUL, MINNESOTA 55117 612-774-6021 9800 SHELARD PARKWAY,SUITE 102, MINNEAPOLIS, MINNESOTA 55441 612-546-0432 • Equal Opportunity Employer Mr. Steve Rohlf IP June 15, 1993 Page Two 5. There is drainage from the property immediately east, the existing church, which runs directly onto this site. It is not clear how much drainage comes from the church property. If this is a significant amount, provisions need to be made to intercept this with some type of swale and direct it away from the development of the Indy Lube site. 6. The Indy Lube site is shown to cover the area which is currently the existing gravel parking lot for the church. This raises the obvious question of does the remaining parcel containing the church have sufficient parking. 7. The site plan shows a driveway opening on Dodge Avenue approximately 50 feet wide. This is too wide an area to be left open. The driveway should be restricted down to 24 to 30 feet in width. 8. The site plan shows a 15-foot wide, one-way only driving area along the north side of the building. It is questionable whether traffic will not enter on Dodge Avenue and try to go the wrong way on this drive. We would suggest that the drive be widened to allow for two-lane traffic. ID9. The Dodge Avenue right-of-way is only 50 feet wide. The City's capital improvement program lists the upgrading and widening of Dodge Avenue as a future project. The City may want to consider acquiring additional right-of-way from this piece of property to provide for this widening. If you have any questions regarding these comments, please call. Sincerely, MAIER STEWART & ASSOCIATES, INC. fie4.:7.;frai&eee... Terry J. Maurer, P.E. TJM:tp 183-1505.jun • ity Council Minutes Page 7 o April 15, 1991 COUNCILMEMBER KROPUENSKE MOVED TO APPROVE THE VARIANCE REQUEST BY ALL-LAN PARTNERSHIP. COUNCILMEMBER DIETZ SECONDED THE MOTION. THE MOTION CARRIED 5-0. / 6.9. Administrative Subdivision (Preliminary and Final Plat) "Auburn Commons Second Addition" by Faith Fellowship Church Janelle Szklarski explained that Faith Fellowship Church is requesting a preliminary and final plat review of the plat of Auburn Commons 2nd Addition. She indicated that the request is to create two commercial lots from one lot. Mayor Tralle opened the public hearing. Gary Santwire addressed Staff's concern regarding a survey showing the location of the existing building and parking lot so that setbacks can be verified. He stated that he would submit a certified letter from the surveyor showing the location of the building. Richard Duggan representing Faith Fellowship Church questioned the amount of park dedication fee because of the fact that one parcel was existing. Janelle Szklarski stated that it is the Policy of the City to collect from existing parcels during an administrative subdivision of commercial property if park dedication has never been paid for the parcel. • There being no further comments from the public, Mayor Tralle closed the public hearing. COUNCILMEMBER SCHULDT MOVED TO APPROVE THE PRELIMINARY AND FINAL PLAT OF AUBURN COMMONS 2ND ADDITION WITH THE FOLLOWING CONDITIONS: 1. THAT THE DEVELOPER PROVIDE THE CITY WITH A 15 FOOT EASEMENT FOR DRAINAGE, UTILITY, AND ROADWAY PURPOSES ALONG DODGE AVENUE. 2. THAT THE DEVELOPER DEDICATE 6 FOOT EASEMENTS ALONG THE SIDE YARDS. • 3. THAT THE DEVELOPER ELIMINATE OUTLOT A FROM THE PLAT AND COMBINE IT WITH LOT 1. 4. THAT THE EASEMENT ALONG THE NORTHERN PROPERTY LINE OF OUTLOT A BE EXTENDED TO THE EASTERN BOUNDARY OF LOT 2. 5. THAT THE DEVELOPER PROVIDE AS-BUILTS OF THE WATER AND SEWER LINES TO THE CITY. FURTHER, THAT THE STUB-INS BE INSTALLED PRIOR TO RECORDING OF THE FINAL PLAT. 6. THAT THE DEVELOPER PAY $1,500/ACRE TO THE CITY FOR PARK DEDICATION PURPOSES. 7. THAT THE DEVELOPER PROVIDE THE CITY WITH A CERTIFIED LETTER FROM All/ JOHN OLIVER'S OFFICE SHOWING THE LOCATION OF THE EXISTING BUILDING AND PARKING LOT ON LOT 1 SO THAT SETBACKS CAN BE VERIFIED PRIOR TO THE RECORDING OF THE PLAT. IF THE LOCATION OF THESE ITEMS DICTATE Council Minutes ril 15, 1991 THAT THE PROPOSED LOT LINES MUST BE MOVED BECAUSE S 't '� fi BE MET, THIS PLAT WOULD HAVE TO COME BEFORE THE CITY COUNCILk•AG IN 8. IF IT IS NECESSARY TO CUT THE STREET, THE CONTRACTOR ORDEVELOPER . IS REQUIRED TO PLACE A $2,000 BOND WITH THE CITY PRIOR TO OPEN CUTTING THE STREETS, AND WILL ALSO BE REQUIRED TO FULLY RESTORE THE STREETS WITHIN 48 HOURS OF THE INITIATION OF OPEN CUTTING. THE DEVELOPER OR CONTRACTOR SHALL ALSO PROVIDE THE CITY WITH A TRAFFIC CONTROL PLAN TO BE APPROVED BY STAFF PRIOR TO CUTTING INTO THE STREETS. COUNCILMEMBER HOLMGREN SECONDED THE MOTION. THE MOTION CARRIED 5-0. 6.10.Conditional Use Permit (Agricultural Use) Gerald Ruopelius/Public Hearing Janelle Szklarski indicated that Mr. Ruppelius is requesting a conditional use permit to construct a 3,200 square foot agricultural accessory building on his property located at 10496 18Ist Avenue NW. In addition, Mr. Ruppelius has raised slaughter cattle on his property for the past 18 years and because it is a legal nonconforming use, a conditional use permit is necessary. Robert Bischoff, Planning Commission Representative, indicated that the Planning Commission recommended approval of the request. • Mayor Tralle opened the public hearing. There being no one for or against the matter, Mayor Tralle closed the public hearing. COUNCILMEMBER DIETZ MOVED TO APPROVE THE CONDITIONAL USE PERMIT REQUEST TO ALLOW A 3,200 SQUARE FOOT AGRICULTURAL BUILDING WITH THE FOLLOWING CONDITIONS: 1. THAT THE NEW BARN BE SET BACK 300 FEET FROM ANY NEIGHBORING DWELLING. 2. THAT ANY FENCED-IN AREA BE SET BACK AT LEAST 200 FEET FROM ANY NEIGHBORING DWELLING. 3. THAT THE COLOR OF THE NEW BARN MATCH THE EXISTING HOUSE. 4. THAT THE EXISTING BARN BE REMOVED WHEN THE NEW BARN IS CONSTRUCTED. 5. THAT MR. RUPPELIUS BE LIMITED TO 6 SLAUGHTER CATTLE ON THIS SITE. 6. THAT MR. RUPPELIUS DOCUMENT THE AGREEMENT WITH HIS NEIGHBOR FOR THE DISPOSAL OF MANURE. 7. THAT MR. RUPPELIUS WATER THE SITE IF DUST BECOMES EXCESSIVE. • 8. THAT PROPER HOUSEKEEPING ACTIVITIES ARE APPLIED IN ORDER TO MINIMIZE THE POTENTIAL FOR ODOR PROBLEMS. COUNCILMEMBER KROPUENSKE SECONDED THE MOTION. THE MOTION CARRIED 5-0. • - INDY LUBE MINNESOTA, INC. • ''''',1',::' .r � A n, ''} ."3� c� a { ^ vr d ,--;,.*:'1,-.5-f;-".7,.. *:.,r,L { r +�'xt -i .w..0 r t4: t rr�r.4:4:4';;--N,',,' "-r-:',.4,,•.::;;;•:',1:x} z a • # t ' $ h') a . `�i �*yt r 'cep ••i����,� ''r' ,- '.'��,•--.1,,-....t.;1.6. i` ' ;ky._�. p �_. k ,.a...44.t;,.„,,,_ te wR` 9 e$ ;�r rF Ivor LUBE • J.,,a a • oi i - ;4,.. 4 i ,, ,„,; °'.,..1 ''..,'.0 1 .'- .: RR��) __ Pik.: f 4 41I.�w IV • "1• v - - ��k•� if-. 411 • Response to standards for Conditional Use Permit in Elk River. 1. Indy Lube facility will not endanger, injure or detrimentally affect the use and enjoyment of other property in the immediate vicinity. Indy Lube is an environmentally sound company. All stores accept used oil from consumers so that it is properly disposed and recycled. No other facility in Elk River accepts used oil or anti-freeze. Indy Lube is a very moral company. It is a drug free work place. All employees are required to pass a drug test. The President of the company is an Eagle Scout and Entrepreneur of the Year and the employees follow his leadership example. 2 . Indy Lube will follow the Comprehensive Plan. 3 . All surrounding property of the new Indy Lube facility is already developed, to the north is a retail strip center, to the west is a drive-through KFC, an apartment complex is to the south • and to the east is a church. 4 . Indy Lube will have little effect on utilities. The facility is a small 2 , 100 sq. ft. bi-level building. There will be no strain on the city infrastructures. The Indy Lube facility will not cause any traffic problems. The site is developed to keep an orderly traffic flow. There is no overnight parking of customers. All work is fluid maintenance performed in approximately 10 minutes or less. 5. Indy Lube does not manufacture any product; therefore, there will be no excessive noise, smoke, fumes, glare, odors, dust or vibrations. Indy Lube is simply an automotive fluid maintenance facility where the technicians changes oil and other automotive fluids. 6. There will be no destruction, loss or damage of a natural, scenic or historic feature as the store will be built on already flat, commercial property. 7 . Indy Lube will fully comply with the requirements of the • City's Code of Ordinances. RUSH V,I, LlL_-,i;i, 1 ] dE�, QUINN • --- • (12300) , % , 0 . + A II x (12200) PROCTOR __, e4l 1 t l AVE. it ' . (wain OXFORD \� - --'E. t 41,I liaw mil® (1210o) 1 \ �iMr J _� NORFOLK ` ` *tut'LfE •"I N°� — ----\ MORTON \ _ C; (12000) �� _ �(�lq�iI cj "nap. ..`�% I f, rugLOWELL --- e` aZ /.'„ p•� o x "1 Ii ,�� \ s r (119 0 0) Rr..-- KING 1i ��S'� 'r' jj���0,�;�`'� v: ? WE:-..'41 Jot.2. JACKSON � ' 1 Oa , I-.--1----1( I (118 0 0 i 1 O11', ,uc■s AVE `�1 • dill 1 IRVING ?°(' 1b /vil t% Fill: MI: 1141111 i O 4141 (11700) I-4°9 xY ®FTIIO HUI lill:11r ,HOLTI - x GATES l/ 3ffli ^� iPIuIIIJIIiiii FREEPORT 11; ...... .-• /• 1 la 1.,`ci Oc:Si::1:5 �1 I_ , w -- r r'j;r0�``6 a [� Nrimjetirmisii 1E4 = o • .a'i° nu dg Al �e� L E .. OI OI p en o � /� iiv4•c j, cm ill x4P op* /4 ♦rja, !;PLIIIIIIIIP;$4 ii N7Altl mJISS/SS/M'��� �' O 416,-,I*11%.444,1514:•444,. � Q,--00.. iiiiiirrs k;I- 111.41:111:1 .., ollisThatl:. 1 u .V ,� 4.0 ���\ tl.0 ,imills (� ��i� l • Li3 1.x': SHERB URNS COUNTY ABSTRACT & TITLE CO. •PAT RASMUSSON PRESIDENT CATHY BAILEY SEC./TREAS. BONI CULLEN MANAGER Based on the examination of real estate records I find the following are property owners within 350 foot radius of the land described on attached Exhibit. Leonard Kirscht, 539 Auburn Place, Elk River, MN 55330 Kenneth Kellen, 535 Augurn Place NW, Elk River, MN 55330 Lawrnece Lukowski, Jr. , 531 Auburn Place, Elk River, MN 55330 Paul Caswell, 527 Auburn Place NW, Elk River, MN 55330 Daniel Fixell, 523 Auburn Place NW, Elk River, MN 55330 Dennis Aleckson, 519 Auburn Place NW, Elk River, MN 55330 Ronand. and Joe Wagner, 120 5th Street NW, Elk River, MN 55330 Wade Cermak, 364 Baldwin Ave. NW, Elk RRiver, MN 5533030 Dennis Jobgen, 374 Baldwin Ave. NW, Donna Schmiege, 384 Baldwin Ave. NW, Elk River, MN 55330 Michael Pennock, 115 5th Street, Elk River, MN 5533055330 Michael Skogquist, 105 5th Street NW, Elk River, MN William Morrow, 711 W Main Street, Anoka, MN 55303 City of Elk River, 720 Dodge ave. NW, EElk kiRiiver , MN 5555330 D Russell Norha, 650 Dodge Ave. NE, 0 SAuburn of Elk River LTD, 515 Galles Drive, Redwood Falls, MN 56283 Betty Swan, 520A Auburn Place, Elk river, MN 55330 Elaine Lundby, 520B Auburn Place, Elk River, MN 55330 Adeline M. Dietz, 520C Auburn Place, Elk River, MN 55330 Jordan Odegard, 5200 Auburn Place, Elk River, MN 55330 Wilfred Fish, 596 Dodge Ave. , Elk River, MN 55330 JLT Partnership, 580 and 592 Dodge, Elk River, MN 55330 Four Square Investments %Dr. L`�Telcomester cAvet,N43rd Ave. SE,5 Brooklyn Park,uMN tch155429 MN 55350 Sombrero Investment Co. , 6401 Donald Larson, 8768 O'Brian Ave. NE, Elk River, MN 55330 s. Patrick DeMars, 19133 Rhinestone Street NW, Anoka, MN 55303 Janine Holmberg, 87 5th Street, Elk River, MN 55330 Thomas Floodquist, 75 5th Street NW, Elk River, MN 55330 Bertha Santwife, 67 5th St. NW, Elk River, MN 55330 Roger Anda, Box 777, Moorhead, MN 56561 Bruce Shilling, 2750 Maplewood Circle, Wayzata, MN 55391 Continued 317 KING AVENUE • ELK RIVER, MINNESOTA 55330 • (612) 441-3280 Affiliated with American Land Title Association —`•y IHU 21 :08 S. C, A. T. 4418390 P. 02 SHERB URNE COUNTY ABSTRACT & TITLE CO. PAT RASMUSSON PRESIDENT CATHY BAILEY SEC./TREAS. BONI CULLEN MANAGER Continued: Katherine Meyer, 19055 Pascal St. , Elk River, Mn. 55330 Stephen C. Sloth, 544 C. Auburn Place, Elk River, Mn. 55330 John E. Nickolay, 544 Auburn Place Unit D, Elk River, Mn. 55330 Stephanie M. Thornton, 544 Auburn Place Unit B, Elk River, Mn. 55330 Robert Breen, 544 Auburn Place Unit E, Elk River, Mn. 55330 Sandra Duclos, 544 Auburn Place Unit G, Elk River, Mn. 55330 Ruth L. Brown, 544 Auburn Place H, Elk River, Mn. 55330 Deborah A. Steiner, 19748 Proctor Rd. Elk River, Mn. 55330 Rachel T. Ryan, 542A Auburn Place, Elk River, Mn. 55330 Bernice A. Johnson, 542 Auburn Place, Elk River, Mn. 55330 Carl S. Benson, 540A Auburn Place, Elk River, Mn. 55330 Barbara Darsow, P.O. Box 295, Elk River,Mn. 55330 Sharon L. Flader, 536A Auburn Place, Elk River, Mn. 55330 Pearl Schulke, 5368 Auburn Place, Elk River, Mn. 55330 Barrington Place Block 3 Townhome, 530 Z Auburn Place, Elk River, Mn. 55330 • • • • • 317 KING AVENUE • ELK RIVER, MINNESOTA 55330 • (612) 441-3280 tar MLTq Affilieted..:rl a __:___ ._ . _... • 111 Stipulations for Indy Lube 1 . The plat of Auburn Commons 2nd Addition be recorded, all fees paid, and all conditions be in place before the project can proceed. 2 . The grading and drainage plan be revised to meet the concerns of the City Engineer prior to the City Council acting on this request. . 3 . The applicant provide a barrier type concrete curb and gutter surrounding the bituminous driving and parking areas . 4 . The driveway opening up to Dodge Avenue be restricted down to 24-30 ft. in width. 5 . The one-way drive along the north side of the building be widened to allow for two-way traffic. 6 . The applicant shall plant 27 trees that meet size requirements outlined in the landscape ordinance. As many trees as possible should be planted along the south and • east property lines to buffer existing residential uses . 411 7 . The signage on the site meet C3 sign standards . 8 . The proposed lighting on the site meet City Code and be directed away from the highway right-of-way and away from nearby residential property. 9 . The dumpster, mechanical equipment, and any roof-top equipment must be screened from view as per City Code. 10 . That any disturbed area not used for building, parking, or drive, should be landscaped with grass in the same growing season that the construction takes place. . 11 . The applicant use the materials in his request (split faced block and a rubber mat roof) in construction of the building. s AS)1 AL. COIL f-f ►K: lUi (:I-• - -1 0 . l . :� f r• c \ • e \ • nu_ ARE/L. I 1 •" • • . - .. .\.... • *. req ' 0 ,e,rim �0 1 o. I • . o, a• qt� • ':�ill • ,. • • , �. • J. • � �`� .. • q 9g- srtIt r 1-• <l tl :4:1;..0‘. ' •• :. • . 0�- ;:?•,.. x , }�T''♦._ _ y10`) ° y + ', : Ir-e/ }tv. M.O`,/ ' ...1.40' 1-"!. • < , .9a 5 • , f .,,:_,..,:;,-;•,:..,......••••;,-_,:::.;!:.1 .16 1, ' • +R :-- Com' 9�. /C •! i''!r. r f '/ +t•• • it • t Q : t..1'-- M:.. ' .......trii:::* r'' r \ • .. 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''•••'t I. • . t, t f i1w`fCA X iz'! � •1 tY 1 :•� ;-^ •, t9 r,.. •1 +—. - /. f.t x . ,.,i :, y • •f, •.,r. 1 ,t d ., '-. ,t`/fir..1`... �t� , ..+..... • + 5 Cert/f/cate of Survey For : Tilt GARY 54/V TW/RE c VP3 North Line of the South 417.42\\feet of ----the S.E. 1/4 of N.E. 1/4, Sec. 34.1 Drainage and Utility Easement described v S 89°3675" E ! __ 1\ in Inst. # I67018. . s, --- — �—... 9 • _\ —300 W 139.28 /80.00 1 i ti 1 • • F_ _ N 20, - - - - z—� ti 20' Sioe/of �� i Ni I I i �\ 1 to OD V �? I I i p V O PROPOSED CI' 1 o _ Ct. ,, LOT 1c\I - - - - - — - /^\`/% CO o Y. (---y /02./O __M_ Lj W .i . -- Ql , i , .56.2 --- a_1 - - N h a, 7 _ V O ' ` a.o r __ / o , C1 i '- 4., I I / P7 0 _ /o "1 -_. , Church I I _i / l i 1 i• SG.i / i/ /0/.70 --- ------+j�JN N ---- - - \ I I cox I � - I I I I IN I I I Io I I I°` jo' I -- - I • I I o 1,-\ I I , , I I I I I I I North Line of Easement for I 80.00 street and utility purposes" described in Inst. # 163045 .1. ... I i ____L___ _____ O l i ro 5TH STREET • 1 f co S 89'3675" 3 E \ o _ Ai — South line of the S.E. 1/4 of N.E. 1/4, Sec. 34, T. 33, R. 26, Sherburne County, Mn.J �) ,' -I- ',1:71:-;mo - ,-- .—__ — — — — _ _ \ \ r-rte / I ,` 1 I A f I \ r-'n / l_, F'f-oposed Lott,B/ock1, A/181/RN COMMONS 2ND ADD., Sher-bur/7c County, y7,7Psota- hereby certify that this survey was prepared by me or under my direct supervision, is :orrect to the best of my knowledge and belief, was executed in accordance with the sf :urrent Recommended Procedures For The Practice Of Land Surveying adopted by the me No. : 348/-/ Book/Page: 88/7/ `innesota Land Surveyors Association, and that I am a duly licensed Land Surveyor underScale: / So' Date: 6//5/93 he laws of the State of Minnesota. This certificate shows the location of all uildings attached to said land, and the location of all visible encroachments, if any, rom or on said land. No liability is assumed except to the client for whom this survey plug st iron pipeRLSset orrth a 7lastic 'as prepared, his heirs, and assigns, and said liability is assumed only for the actual Deng swiped p 8found. 13057. ost of this survey. .Denotes iron pipe OHN OLIVER & ASSOCIATES, INC. JOHN OLIVER & ASSOCIATES. INC. -4 580 Dodge Avenue \J Elk River.Minnesota .55330 y. John 0. Oliver , Land Surveyor (612)441-2072(Fax)441-5665 innesota Reg. No. 8194 Civil Engineering • Land Surveying 1111 ate: l'//G/- Land Planning