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8 PCSR 04-26-1994 t'C.r ` AGENDA ITEM 8 ( ty of MEMORANDUM River TO: PLANNING COMMISSION FROM: STEVEN B. ACH, CITY PLANNER 6X7 DATE: APRIL 26, 1994 SUBJECT: PRELIMINARY PLAT REQUEST BY HERITAGE LANDING DEVELOPMENT PUBLIC HEARING, CASE NO. P 93-12 REQUEST Request to subdivide approximately five (5) acres into nine (9) single family lots. LOCATION North of Palmer Addition and east of Joplin Street. • ATTACHMENTS Location Map, Zoning Map, Preliminary Plat, Grading Plan, Memo from Terry Maurer, Landscape Plan, Property Owners List ZONING/LAND USE Rld (Single Family Residential)/MR (Medium Density Residential) ANALYSIS The subject five acres is currently occupied by Mr. Kincanon's house and associated out buildings. The house will be made part of the plat and located on Lot 5, while the out buildings will be removed. The property is currently zoned Rid, which requires a minimum of 14,000 square foot lots with 90 feet of frontage. All lots within the plat meet these two requirements. • P.O. Box 490 • 13065 Orono Parkway • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425 Heritage Landing 2nd Page 2 April 26, 1994 • EXISTING TREES Currently, the property has several stands of existing trees. Towards the southeast are primarily oaks and towards the northwest are a combination of ornamental trees which line the driveway to Mr. Kincanon's house, along with conifers on the opposite side of the driveway. The developer plans on relocating as many conifers and ornamentals as possible prior to grading the site. However, some trees will be loss due to their proximity to one another or grade changes. CUL DE SAC The proposed cul-de-sac is approximately two hundred and eighty feet in length which falls within the requirements set forth in the City zoning ordinance. The cul-de-sac has a large landscaped island, which at its widest point is approximately 100 feet in width. This island will provide a nice opportunity for landscaping to be placed to create an aesthetic environment at the end of the cul-de-sac. As mentioned by Terry Maurer, the road width and radius within the cul-de-sac will have to be modified to improve circulation. One other issue which needs further review is how the City • should best handle maintenance of the center of the island within the cul-de- sac. Terry Maurer has suggested creating an outlot and dividing that particular outlot among the nine lots within the plat. This may work, however, further review is needed. LANDSCAPING As indicated at the last Planning Commission meeting, plats are required to provide one overstory tree for every 60 lineal feet. This same requirement will apply to Heritage Landing Second Addition and will have to be reflected on a landscape plan submitted for staff review and approval. RE COMMENDATION It is recommended the Planning Commission recommend approval of the requested Preliminary Plat for Heritage Landing Second Addition with the following conditions: 1. TREE PRESERVATION PLAN BE SUBMITTED ALONG WITH A GRADING PLAN TO ILLUSTRATE THOSE AREAS OF TREES THAT WILL BE SAVED DURING GRADING OF THE • PLAT. heritage.planning Heritage Landing 2nd Page 3 April 26, 1994 • 2. ALL OUT BUILDINGS BE REMOVED PRIOR TO RECORDING THE FINAL PLAT. 3. A UNIFORM MAILBOX DESIGN BE PROVIDED. 4. A DEVELOPERS AGREEMENT BE PREPARED AND EXECUTED PRIOR TO RECORDING THE FINAL PLAT. 5. PARK DEDICATION IN THE AMOUNT OF $4,050 BE PAID. 6. ALL COMMENTS STATED IN TERRY MAURER'S MEMO DATED APRIL 15, 1994, BE INCORPORATED AND MADE PART OF THIS PLAT. 7. ADEQUATE STREET LIGHTING AS DETERMINED BY ELK RIVER MUNICIPAL UTILITIES BE PROVIDED. • • heritage.planning • .!-:a*. y, . %, RSP . \ / / / / e 0A 0�i-- V �� &0� / I--Rio tO '', ' ' \� // 1 g 'IJ o` ' Cit:,1 w 334 ' / I 5 /:- ?e ./ I / / .. r. 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II iii0,440 i / /` . .-- L___ii - O -------,.....s. / I/ / / I ' / Of / r) ,L, ;/ ' P� / 3i41 40�� / //'�/ i I � r�1,,1\ I,REMoVE � 3 0-4 __ __ C i , —— j —t--1 1 —KT-7 1-..\\\, ..k \ t 6N4 2 / 1 I "/ �o - -- -- ;. � I/ o 2• 17,../__ m A , 0 ( 'L • -----11',Gcz:,5F'1Eti / / &..ET- \ ,c____7_,_____7__i \--i 1 r jit (/// / . /' .0 0 0 \ ' , I li 7 7 1 410 \ I [ / / ./ ./ / \ rg.... / , ' z' / ___] r o c \ 2.24 , 04- i J — --' t--;_ -7_� .Nc' OO'ck' 413 _- - ----- -- - - r--'--- -_!....=—y=— -- ---7=-- --- - - - - — — - - — -- - -- - - ' JOPLIi STREET f I -- • r~ ' t Drainage and thus: Is __.t "f1� I 5 0 1 50 INNIIIM1 — + - -, t o SCALE IN FEET I ..,.... -..,.. „r,,_y-- --\ I' ,v 1- � �' .'N o`cr. c , W 334, 5 ..,---/"-/--/7 /" ,/i 1/ ? r 8 .. / , , _, , , , , • .7., : r---- — I -7-— --16 --, / / , 7\i, ,,. // / / , il 1 i _ _ __ __ • 0 , ' / •, , t ,' 1 ,58,Soc, • / / 4 11010\ / // J i i II . \ , '• c. 4 /moi I / // , t1\ / / \ j 'irsi IJ ' i 1� -- { Ex.N�U'�E i I l ——II 10 6 �//11 �i / 1 I♦♦ 0 -- `1 M 3 --... eil / !j-) i L \� ' �. / � j i 8.. �\ I REM. 1 qp 111, :. .i iit 0 „„....----•--11 -Th. / ,:...„.-'-.... v I ,3m.5E I - --- v', ( ,... •-.1 0 .- i 1 f / Sr / r (11)--1 �! \ / I i M I1 fo�/E 1 IL _ lit / /. �F. per\ \ V �' -- r �� \ . ,4t� / I 0 1 / .S 0.\ /I) (3.. -§.1 :, / • s g 16 ik 1 , i / . \ A 5 I i 1 ( IL . ..r ' ---_,acc,;'.8,__.a 1 V—Ti,--_ ,, 1_.7, ------- r / / % N 3 1 / ,� k 1 / s / i e u_ I/ // v�. F i, \ 0 0 If, --) 1 ..111411"1"V" - ______,-.. ..--) AlkA 9% 6" / _.__... ..a II nor. V//EMIIIM" -_._ -__--__-- -- - --qo� ---.-' - - - - - - - - - - - - - '�fi -- >= -----_-T- -___--- STREET — 4' _ JOP IL _ �.- _ - - - .. —y —_____ / ----__ _— _ _ - v o A° .5..,:.-:A mss Drainage .�..`. thus: LI* 0 50 10 150 —to " SCALE IN FEET I--•• • r,..,, Being 10 of-way 1 and adjo otherwis, i St CONSULTING ENGINEERS April 15, 1994 File: 230-177-11 Mr. Steve Ach City Planner City of Elk River 13065 Orono Parkway CIVIL ENGINEERING: Elk River, MN 55330 ENVIRONMENTAL RE: HERITAGE LANDING 2ND ADDITION SITE PLAN REVIEW MUNICIPAL Dear Mr. Ach: PLANNING As requested, we have reviewed the submittal for the Heritage Landing 2nd Addition. Based •STRUCTURAL on our review, we would offer the following comments: SURVEYING 1. The information we reviewed consisted of a preliminary plat and a preliminary Grading Plan, both prepared by John Oliver and Associates and dated November 9, TRAFFIC 1993. TRANSPORTATION 2. Generally, it appears that all building sites are set too low. The Grading Plan indicates a curb grade of 0.50% from the back of the cul-de-sac. This would be an absolute minimum grade to eliminate the potential for birdbaths during street construction. However, when this grade is run back from the catchbasin shown at the low point, the actual top of curb elevation at the rear of the cul-de-sac appeared to be approximately 0.5 feet higher than shown. This is consistently true around the entire length of the curb line. Having the curb actually higher than shown on the Grading Plan would mean that house elevations should also be raised. 3. The drainage on the south side of the plat shows rear yards which drain directly 1326 Energy Park Drive across Lot 9. The Grading Plan should be reviewed in this area to keep rear yard St.Paul,MN 55108 drainage within the designated easement areas. 612-644-4389 4. It is not clear where the drainage flowing off the lots on the northerly side of the plat Fax:612-644-9446 ends up. No topography is shown for those lots in Heritage Landing 1st Addition which abut this development. Additional topography and drainage arrows should be added to show where the drainage from Lots 1 through 4 will end up. •9800 Shelard Parkway Minneapolis,MN 55441 612-546-0432 Fax:612-544-6398 177-1803.apr • Mr. Steve Ach April 15, 1994 Page Two 5. Generally speaking, the Grading/Development Plan should include additional information such as elevations at property corners and along property lines and flow arrows to clearly spell out the intended patterns of drainage after grading is completed. 6. Watermain needs to be looped from Heritage Landing 1st Addition into Heritage Landing 2nd Addition. Water is currently extended to the rear lot lines of Lots 4 and 5 abutting Lot 3 of Heritage Landing 2nd Addition. It should be noted that the extension of watermain will not be a direct straight alignment. Due to the configuration of lots in Heritage Landing 2nd Addition, the water extension will need to have horizontal bends along the rear lot line of Lot 3 and then the side yard lines of Lots 2 and 3. The preliminary plat should show wider easements in this area to accommodate the watermain construction. A minimum of 20 feet total should be shown along this alignment. 7. The cul-de-sac shows a relatively large island in the middle which is intended for landscaping. This raises the question of ownership and liability. We would • recommend that the island area be placed in an outlot of which each of the nine lots has a 1/9th interest in. This will eliminate the responsibility of the City to maintain any landscaping there, since it will not be within public right-of-way. 8. The street section shown is similar to that constructed in the Heritage Landing 1st Addition and is adequate for the development. 9. The storm sewer shown from the low point down to the ditch along Joplin Avenue should be reanalyzed. It does not appear that there is adequate depth to construct these facilities given the 902.0 elevation for the outlet in the Joplin Street ditch. 10. The island shown in the cul-de-sac only allows for a 20-foot wide driving lane around it. We would recommend that the width of the driving lane around the cul-de-sac be widened to a minimum of 28 feet to allow for reasonable 2-way traffic, emergency vehicle access should a car be parked in this area, and also enough room so that two cars can negotiate the corners of the island while still staying in their own lanes. 11. Glenn Sundeen from the Elk River Municipal Utilities has recommended that this development contain two street lights, one at the intersection of Joplin and one near the rear of the cul-de-sac island. The need for the second street light is anticipated due to landscaping of the island which could cause the area east of there to be fairly dark. • 177-1803.apr • Mr. Steve Ach April 15, 1994 Page Three If you have any questions regarding these comments or would like further information, please call. Sincerely, MSA, CONSULTING ENGINEERS ,-------)e7, Terry J. Maurer, P.E. • III 177-1803.apr Z 'ONI QW \ . ,va r 8 t(5 r> W Aj = — — m •. . meq...,. •.. � • ._ .. 0 'It :` r • •;,.'..--.::, k.,,. • / fi. . - � y d-F/ 1 � - -:- s ty i } „`¢\��DH°n1�Ntr: . ay : lit !9' , '\ • >, ICM \ '.� �/,jy/ y.ir 6— A!...lE 6i-vn ' // y \' e 7 L,.m•,ti • \ ` • • • • ecl t • 4) It SHERBURR COUNTY ABSTRACT & T! TLE CO. — 411 PAT RASMUSSON PRESIDENT CATHY BAILEY August 31, 1993 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 as Lot 1, Block 2, Heritage Landing, Sherburne County, Minnesota. Heritage Landing Dev. Bryan Builders, Inc. , 214 Cater Ave NW, Elk River, MN 55330 New Innovation Homes, 22750 Norris Lake Rd, Anoka, MN 55303 Richard Kincanon, 17939 Joplin St, Elk River, MN 55330 R. G. Schirmer Const, 12650 132 Ave N. , Dayton, MN 55327 Lite Construction, 13504 Riverview Dr, Elk River, MN 55330 Harry Lakoduk, 13407 Mississippi Rd NW, Elk River, MN 55330 Calvin Sorenson, 17825 Joplin St NW, Elk River, MN 55330 Lloyd Barthel, 17801 Joplin St NW, Elk River, MN 55330 Alberto Sanudo, 13416 Riverview Dr NW, Elk River, MN 55330 Mark Lucas, 13346 Riverview Dr NW, Elk River, MN 55330 Thomas McNair, 13328 Riverview Dr, Elk River, MN 55330 • Richard Crapser, 13308 Riverview Dr NW, Elk River, MN 55330 MIchael Hull, 13294 Riverview Dr NW, Elk River, MN 55330 James Simpson, 13278 Riverview Dr NW, Elk River, MN 55330 Rolland Barthel, 13240 Riverview Dr NW, Elk River, MN 55330 Richard Gongoll,g , 1 3386 Riverview Dr NW, Elk River, MN 55330 E. Dale Palmer, 13368 Riverview Dr NW, Elk River, MN 55330 Robert Danforth, 13224 Riverview Dr NW, Elk River, MN 55330 Gregory Kreuser, 13385 Riverview Dr NW, Elk River, MN 55330 Lynne Grupa, 13351, Riverview Dr NW, Elk River, MN 55330 Robert Kopitzke, 13335 Riverview Dr NW, Elk River, MN 55330 John Dietz, 13319 Riverview Dr NW, Elk River, MN 55330 Ellsworth Dahlin, 13303 Riverview Dr NW, Elk River, MN 55330 Jeffrey Weyenberg, 13289 Riverview Dr NW, Elk River, MN 55330 Donald Wille, 13273 Riverview Dr NW, Elk River, MN 55330 Steven Barthel, 13241 Riverview Dr NW, Elk River, MN 55330 vo4 � , GJLL �C* 4.1? CENJco p'� I z. _ t -f® / d' •• rpt V:0? • �� f • a £; ++ 0d�,+cs 317 KING AVENUE • ELK RIVER, MINNESOTA 55330 • (612) 441-3280 /rrarML7 4 sesues.artzy nd t/r/s asp Affiliated with American Land Title Association P-' .// ` • • ITEM 8 ( / , le 'ity of ,A tMEMORANDUM 0 O J ik, TO: PLANNING COMMISSION FROM: STEVEN B. ACH, CITY PLANNERs44 DATE: MARCH 22, 1994 SUBJECT: REZONING REQUEST BY THE CITY OF ELK RIVER, PUBLIC HEARING, CASE NO. ZC 94-02 REQUESTED ACTION Consider rezoning approximately 15 acres from Il (Light Industrial) to Rlb (Single Family Residential). LOCATION North of Highway 10 along the Queen Street alignment. 0 ATTACHMENTS Location Map, Zoning Map, Land Use Plan Map, Property Owners List OVERVIEW The rezoning involves two separate properties, one of which is owned by Mr. & Mrs. Roy (Custom Motors) and the second by Jerry Gallati. The second parcel mentioned above currently is occupied by a truck repair business and a single family home. BACKGROUND The property under consideration for rezoning has a long history with the County and, since consolidation in 1978, with the City of Elk River. According to City records and an understanding of actions that have taken place over the years, the following historical synopsis has been compiled: • October 30, 1978 - Planning Commission recommended approving rezoning and conditional use permit for a salvage yard containing a body shop, mechanical repair area, and truck dealership. • November 3, 1978 - City Council approved rezoning and conditional use 41 permit as recommended by the Planning Commission. (This conditional use permit was issued to the entire 15 acre site) P.O. Box 490 • 13065 Orono Parkway • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425 • • Zone Change, Custom Motors Page 2 March 22, 1994 • December 1, 1978 - South 1,400 feet of subject property is sold to Clinton • Olson. • November 6, 1981 - The City Council discussed screening requirements for Custom Motors in compliance with conditional use permit. • March 1, 1982 - The City Council discussed Custom Motor's compliance with conditional use permit. • July 12, 1982 - The City Council was updated on Custom Motor's compliance with conditional use permit. • August 1, 1985 - Deeds were recorded effectuating the sale to Mr. Olson in 1978. This action created two separate parcels. • August 27, 1985 - Mr. Olson sells south 1,400 feet to the current owners, Mr. & Mrs. Roy. • May 18, 1992 - The City Council directs the Planning Commission to review the issue of rezoning Custom Motors. • June 23, 1992 - The Planning Commission recommends delaying the rezoning of Custom Motors until an action plan is prepared by Custom Motors and presented for review. • July 20, 1992 - The City Council was informed of the Planning Commission discussion to request an action plan be prepared. • August 25, 1992 - The Planning Commission reviewed the action plan and continues consideration to the September 1992 meeting. • September 22, 1992 - The Planning Commission reviewed the action plan • prepared by Custom Motors and concluded the long range goal should be residential for this area, screening should occur in the near future, and that Custom Motors should begin evaluating alternative sites for relocation. • October 19, 1992 - The City Council reviewed the action plan and directed staff to research alternatives for relocation and funding opportunities. Also, before any funding is granted, a phase two audit would be necessary. • November 9, 1992 - The Economic Development Authority concluded that the City should identify potential sites and possible funding opportunities for Custom Motors. • September 20, 1993 - The City Council authorizes environmental testing and will consider the screening issue in April, 1994. • February 28, 1994 - The City Council recommended initiating a rezoning of the 15 acre parcel from Il (Light Industrial) to Rlb (Single Family Residential). ANALYSIS Since 1980 the affected property has had a comprehensive land use of MDR (Medium Density Residential). This land use did not change in 1988 or 1990 when the City considered amendments to its Comprehensive Plan. Clearly, • the Comprehensive Plan has been to maintain a predominant land use of pczccm.doc Zone Change, Cusm Motors •• Page 3 March 22, 1994 • residential for that area lying north of Highway 10 towards the City's western limits. With growing interest for development in the western part of the City, it is appropriate to establish land use and zoning designations to prevent conflicts with upcoming planning applications. AMORTIZATION PERIOD If the Planning Commission and City Council approve the requested rezoning, a five year amortization period will begin for the operation of Custom Motors' (south parcel). On the other hand, it is not exactly clear what type of activity, when uses were established, if lot splits were approved, or when the existing single family home was built on the northerly parcel. Regardless of these issues, the northerly parcel is either currently non- conforming or will become non-conforming and an amortization period of 40 years will begin. I hope to have more information related to this issue available at Tuesday's meeting. RECOMMENDATION Staff recommends the Planning Commission recommend approval of rezoning the 15 acre site from Il (Light Industrial) to Rlb (Single Family Residential) • based on the following findings: 1. The rezoning to R1b is in compliance with the adopted Comprehensive Land Use Plan designation of MDR (Medium Density Residential). 2. The increased development interest on the western part of the community signifies a change in the times and conditions whereby the City needs to consider establishing the appropriate land use and zoning designations. 3. The requested rezoning will establish continuity and compatibility with development that is occurring on both the east and west sides of the subject property and eliminate the island of light industrial zoning from this area. pczccm.doc O. Nom \\ 1947" 193RD I • 1 I \.,` g 192910 :64'I 11". ,a " 8 1915 7 « 1 » pm OAP(INI • S ~� M V mi 111111 AIV E eE a 131"""ripm p ,exp• , i1 _190TH +ki! in Q - — t BM : NtTX .v(, ..msst��s� I MO. I I' map I .v[. I EVE 11111W718 9TH �', c.'Ird• • •_ n°.•(.a v •, E'..••a• �s` 1.115. - - ,',am .1.110 D NstX u1 ' •••••• . :y• . pir AM \—• t 188TH E" o 7 Ili.. P can rr `- ��E 'L 01 �• I 041 187TH •,4101 EL` �r• 1 J` 1 186TH J t% �`` ' t,i. .. mom .c �I d 1 .7.11 \-"Arirr , 185TH »1 CIi �_\ \ s . n 5I / Ir-lr•T� 847" LOCATION ii, ik 0 II 1 183RD " �. 1111° I D —17:11 w Fn' n , V 182 k0 ���»o»c ,w s : iq r..... d 0 M M 1 l"*Oar• cans[ 4 }�.\tInimi 4 !N4''MO �. 181ST i Nao,w(. I K. ., 4*$ . _ o w so �— py -. •A irinii1'W�I.IIIGMTS. i 180TH `' " ±^� .If"1rcE! • •« o• " •�(--::r te ' 0: ) y 179TH 4-/1 I I'i" .: i , . . /"rler :• i $ ... ....... ---"'"'"'".---- ....„--n, • 3 in, xi* !P./ . \n-l—wr"" I 2 #4=—;41*- --"a-el ' I ` _ _ I s »�` aASNavIew noa iloN i s =-3)1: - " LOCATION MAP --C\is4... s./( City oc CASE 94 - �j ' �C 2.. River1....... ...........k.P.O. Box 4c ._ 0 L06� Orono Parkw, •. _i1C R:ve:, MN 55330 • (611) =-"1-1430 • , 1 - -1 I ..-- :1 • )i • l''' -"r „a,,,,,_ „ [ I- \\ , ..s.„,,,. . l • • , • 1 ; . . \)\ • , I -- ... x • ,.....___. , , 0► r n ._ I —n •Q.rrl �� .. 1 1 L.J ,.../. • .. pm , IDO ,�, X 1 ,z14 4 ma is • • 2.1 i Ci fr. bz vt[ry 'welty s ''' s''' `. 9 j r vi: I � -.,.n. Y '. . 1: i \' 4.7 "y r^ V 1 R b LOCATION ........... ... ... . .r �: CUSTOM MOTORS . q .„,,:„„„„„„„....,,„„„:„,.:,;,,„„,„:„.„:.,.,,,.,:„..t,,.. ..,, ! Fez . ,,„„„,„;,,,,,.k.„„„,.„„,,,,,,,,.„,„.:,,„„: : ! ..... . .,..„„,„,..,„.,,,,„.„„„.„„„;.,„ _. ,,,:,:,:,:,:,:,:,:,:,:,:„,,„„ C3 =- _ R1b ' R1c RR ;�R4� i • I PUD 3 .12.` ...et I a'''?. ''''''',$?e. '. 4t/r''017....CO.0•C i, .., 1 . 11 I 11 /,',•mooro w w ': ' - R1d • - _ �:� � . ..v.Ill Rib ee' - _ -a. aRid V ...aete� Tvrnev..� .-- ,•M1•.v 5 .— ( i • .."--"---:----'---------''''' , ....:**s"::-:::::.:,f:i::::....T i•-.3....• .. gip ....... ZONING MAP Fioodplaln R2 Two F•mVy R..d.ntlal -- - -• © FOvhwap Commercial Agrlcuitarat Conservation t53 Two Rarity R.rd.nU.I ��-�� I� UqM YrWatrfal l^� Stooks Family R•■Id.nUal R3 To...... MWt)p.Family R.ald.ntlal I2 µ.dlym Industrial I'll Stogie Family Residential Ra MultipleFamily R.e dwtJN J I ((�'''^'�^ Sold'Nast*FadOty ( 2 ti / �l� Siosee Family Raab ntW Planned Unit O•vsbpm.nt A/ "---•\... (( �( r�I &Mao Family Rwdww.4 C7 Central Commercial ����� •�Town \ Single F El Ortk•tH.trlci tmcl Mineral Eauntbn 4 n R..b.nt>v El Tis' :ry of -cr-1 • CASE / � :- 1zc. 94 - a.1kRjyer P.O. Box 490 • 13066 l - Orono Parkway • Elk River, MN 55330 • 612 441-7410 I—. — orimmimumminommomeimor .1 ! I �— ri.3,_ ..t • \--\ �.a i � i likil____ Bki------:* 6._ ..„ . .. ....- in. . , F Mk. • Ir r „c y= .v 0.3•0.3•,,,..„sCri S, tom- : I K - •- raro� �, Vd w( MM • 4., ..... -."""""'"".............................4. J- •E _ G N fH II mom,. AAA 1 '''‘.-i--7 I $., -- a , . - --ii-ii-Niik i;«,--,., r-^ rsT. wa. ND j �,.,b TM w[. EJE„ Or' (4. b 'I,4•`,4 ,K� \+rl'- *.as r J br,p.: •~•�� SErBwD s� .�•',�6L� _ r.r, iet. °r OJ , ! ��I 1;"4-- ..I:.•+•." w` �' - f.�., IP roti u , �, ,\ \— 4^ - 'N44106=1 LOCATION 4..P' a ✓ B n tvzsorr- ✓Ifs rIll '' ,- MI:1- - i \ Lk.. .--. .-,,, , :::::::: ... : , 1:::::::::::. ' - ,„„ ,1,.;,: :::::::::1 row -- :.1-•• ti i..,.. .45'k• , sma-ni of. 11 . IITT. 411/ .; • • • PROPERTY OWNERS LIST CUSTOM MOTORS - ZONE CHANGE 1. 75-131-1211 Sandra Roy 28008 152nd Street Zimmerman, MN 55398 2. 75-131-1210 Jerry Gallati 18738 Queen Street Elk River, MN 55330 3. 75-131-1200 Marlin Moon 13841 Highway 10 Elk River, MN 55330 • 4. 75-131-1205 Lorraine White 18746 Troy Street Elk River, MN 55330 5. 75-131-4200 Hoyt Partners c/o Stewart Wilson Box 277 Elk River, MN 55330 6. 75-131-4205 Sherburne County c/o Dave Loch 13880 Highway 10 Elk River, MN 55330 7. Wilfred Gagne 1415 East Wayzata Blvd. Wayzata, MN 55391 • C" � h 2 s 1vE Al • i.. 2 _ O l�� .., f� ESP LOCATION MAP 4ISSISSIAR, RIVER MT CASE 93-12 ° ve P.O. Bos 390.13065 Orono Parkway ® Elk River, MN 55330 • (612) 441-7420 Floc pl.ln A7 AgakW C.re tb Wal Slaplo Famly R..WidW 97 SbMt. F.M1y R..Ma w .R.eW.dW ic Stngb F.mgy R Ed] qui SkVW Fa y ROMImtW ER SMgI F.-ly Mc tW ZONING MAP R2 T. ftNy PA d.MW _ Tao F.Wy Rmld. j Ra Tvwrdw /MWU09 Family R..I nti.l R4 MulUDW F.ay RaelEe Wi ® R. Umt 0* .mp� Ct Canh. Camm.mW C2 01 k Dwtr 0 IYglnap ComtweW.t �l ugM YWu.trl.l l2 MadWm NWa41el ® Sad W..W F. ft, AT Atd. Tow. ME Mip.t.l Eu.v.tbn CASE P.O. Box 490 • 13065 Orono Parkway • Elk River, biN 55330 • (612) 441-7420