5.6 PCSR 01-30-1995 Memo to�iannin Commission Page 2
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Jax�ry 24, 199
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S ANALYSIS
The Planning Commission is directed to Section 900.12(15)(j) "Standard for
Retail Shops and Stores". This brief section identifies the guidelines for
approving a conditional use within the business park zoning district. Staff
believes the convenience center is the exact type of commercial that was
envisioned when drafting the business park zoning text. The convenience
center as a whole will include some service-type businesses (fuel/convenience,
dry cleaning), and others that will complement the business park
(restaurants).
As presented to the Planning Commission and City Council at previous
meetings, the ideal concept within the business park would be to have certain
commercial uses in close proximity to the intersections such Joplin and
Highway 10, and from there transition into more of the industrial-type uses
that fit within the business park. Once again, this proposed convenience
center, given its location and size falls within those locational guidelines.
ZERO LOT LINE DEVELOPMENT
• The application also includes a request for a zero lot line development for a
common driveway. The driveway would provide access to both the proposed
convenience center and the commercial lot to the west. The zero lot line
request has a benefit to both the City and developer. The common driveway
eliminates the need for the developer to provide setbacks along the side
property line, allowing more land within the lot to be utilized by building and
parking area. At the same time, the City gains some benefit by reducing the
number of curb cuts onto Business Park Drive and controlling access by way
of shared driveways. For the most part, landscaped areas are still provided
and the overall intent for required green space is not lost.
SITE PLAN REVIEW
The conditional use permit application has included a set of development
plans for the convenience center. The following comments are offered based
upon staffs review of the submitted plans. The developer has provided
revised plans dated 1/18/95 addressing some of the earlier comments,
however, the revised plans have also included some new elements such as the
car wash. These new elements have not been fully analyzed and therefore,
we will just have some general comments related to these new additions.
•
s:planning:pc:cu94-40
Memo to Planning Commission Page 3
January 24, 1995
1111
A. Parking and Circulation
1. Concrete curb and gutter should be used throughout the entire
parking area.
2. The right-in-only off of Joplin will need to have a design and
proper location as approved by the City Engineer.
3. The parking lot in the vicinity of where the right-in comes in off
of Joplin could use some additional traffic control (i.e.,
landscaped island).
4. The original plans showed a drive-up window on the west side of
the convenience center that raised several concerns by staff.
The revised plans appear to address several of those concerns by
providing separation between the drive aisle and drive-up lane,
additional stacking space and improving the exiting from the
drive-up lane into the drive aisle. This particular design may
need some additional slight modification, however, it appears to
function much better than originally presented.
III 5. All traffic control islands within the parking lot shall be curbed
and landscaped. This will break up the large paved area with
some aesthetic design elements.
6. Site visibility triangles will have to be kept clear of signs
and landscaping to allow safe vehicular movement to occur on
site.
7. One of the new additions to the plan is a car wash behind the
convenience store. The location of this use may present some
traffic conflicts; as vehicles exit the car wash they will
immediately be in the drive aisle.
B. Landscaping
1. The landscaping area behind the convenience center and along
Business Park Drive shall include earth berming and
landscaping to screen the service area behind the building.
2. The landscaping plan does not include any overstory or
ornamental trees within the landscaped area along U.S.
Highway 10. It would be recommended that some of these
IIItrees be included to provide balance throughout the site.
s:planning:pc:cu94-40
Memo to Planning Commission Page 4
January 24, 1995
• 3. Underground irrigation shall be provided throughout all
landscaped areas as set forth in the business park standards.
C. Pedestrian Circulation
1. It is recommended that a sidewalk connection be provided to
the interior parking area from the sidewalk along Joplin. This
will provide a convenient access for customers either biking or
walking from the residential area to the south to the
convenience center.
D. Refuse Collection
1. Each of the three trash enclosures proposed behind the
convenience center shall be screen with an enclosure
comprising of masonry materials that will complement those
included on the principal building.
2. Each of the enclosures shall be large enough to accommodate
the collection of recyclable materials.
• 3. The trash enclosure shall be incorporated into the landscape
plan to maximize the screening from Business Center Drive.
E. Building Elevations
1. Additional information needs to be provided regarding the
specific materials planned to be used on the building.
F. Other Issues
1. Efforts should be made to buffer the appearance of any vent
pipes from the underground tanks.
2. Any grading within MnDOT right-of-way will require a permit.
This will need to be obtained prior to issuance of a building
permit.
G. Signage
1. A complete sign package will need to be submitted for review
and approval.
• 2. Free-standing sign shall be a monument style and wall signs
consist of individual letters.
s:planning:pc:cu94-40
Memo to Planning Commission Page 5
January 24, 1995
RECOMMENDATION
It is recommended that the Planning Commission recommend approval of the
conditional use permit request to construct a 19,000 square foot convenience
center with the following conditions:
1. All of the comments contained in this memo dated 1/24/95 be included
in the revised plans and submitted for review prior to issuance of a
building permit.
2. All of the comments within Terry Maurer's memo dated 1/19/95 be
included in the revised set of plans.
•
•
s:planning:pc:cu94-40
I'II.ISI LTI\l F I IIEI RS
1326 Energy Park Drive January 19, 1995
File: 230-259-11
St.Paul,MN 55108
612-644-4389
1-800-888-2923 Mr. Steve Ach
Fax 612-644-9446 City Planner
City of Elk River
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330
RE: COUNTRY CROSSINGS BUSINESS CENTER PRELIMINARY PLAT
AND SHOPPING CENTER
Dear Mr. Ach:
CIVIL ENGINEERING
ENVIRONMENTAL As requested, we have reviewed the information submitted for the Country Crossings
MUNICIPAL Business Center preliminary plat and the shopping center proposed on Lot 1 Block 1. The
PLANNING information we received relative to the plat consisted of a preliminary plat, Preliminary
SOLID WASTE Utility Plan, and Preliminary Grading Plan, all prepared by John Oliver and Associates,
STRUCTURAL and dated December 27, 1994. For the proposed shopping center, we received a
SURVEYING Preliminary Site and Utility Plan and Preliminary Grading Plan also prepared by John
TRAFFIC Oliver and Associates, and dated December 27, 1994. In addition, we received a
TRANSPORTATION Comprehensive Drainage Study for the area, again prepared by John Oliver and Associates,
dated December 23, 1994. Based on our review of these documents, we would offer the
ELECTRICAL/MECHANICAL following comments:
ENGINEERING:
HVAC A. PRELIMINARY PLAT
POWER DISTRIBUTION
SCADA The major issue concerning the preliminary plat is the alignment of Business Center
SYSTEM CONTROLS Drive and the right-of-way widths for the eastern portion of Business Center Drive
and the northern portion of Joplin Street. On the west end of Business Center
Drive, the right-of-way alignment intersects with the west plat boundary at a jog in
the MnDOT right-of-way. In other words, if the right-of-way were continued
westerly from the plat boundary, it would be partially within MnDOT right-of-way
because the right-of-way is wider west of this proposed plat. Therefore, we would
recommend that the alignment of Business Center Drive be brought slightly farther
to the south so that the north right-of-way line of Business Center Drive aligns with
the south right-of-way line of TH 10.
•
OFFICES IN:
MINNEAPOLIS
PRIOR LAKE
ST.PAUL
WASECA
230/259-1905.jan
• Mr. Steve Ach
January 19, 1995
Page Two
At the east end where Business Center Drive intersects with Joplin Street, there is
approximately 275 feet from the south TH 10 right-of-way to the centerline of
Business Center Drive. We believe that this distance is too short and would not
adequately allow for traffic movements along this section of Joplin Street.
Therefore, we would recommend that Business Center Drive be moved a minimum
of 50 feet south where it intersects Joplin Street, to increase distance between the
intersection of Business Center Drive and Joplin and the intersection of TH 10 and
Joplin.
An analysis undertaken by the City relative to road widths in this area would
indicate that Business Center Drive as it meets Joplin Street will be five lanes wide,
two lanes westbound and three lanes eastbound, requiring a minimum right-of-way
width of 100 feet. Also, Joplin Street as it approaches Business Center Drive and
then carries northerly to TH 10 will also be five lanes wide and also require a right-
of-width of 100 feet. The remainder of the right-of-way widths within this plat are
adequate at 80 feet wide.
• It is recommend that Oudot A within the plat be dedicated to the City. This will
allow its use for drainage purposes and potentially, in the future, the extension of
a roadway easterly from Joplin Street to Orono Road.
At the southeast corner of this plat, the right-of-way width is shown as 97.17 feet.
It appears that this dimension is incorrect and should be 96.5 feet.
The Preliminary Grading Plan for the plat shows a berm along the entire west side
of Joplin Street. We would recommend that berm not be arbitrarily placed here,
but be designed into each lot after consideration of traffic movement and driveway
locations.
B. COUNTRY CROSSING SHOPPING CENTER
The proposed shopping center shows a right-in only entrance off of Joplin Street.
We see no problems with this type of approach; however, we would recommend
that it be moved slightly further south to maximize the distance from TH 10, and
that it also be slightly redesigned with a narrower width and perhaps a sharper curve
to preclude any opportunities for vehicles to exit onto Joplin Street from this
entrance.
We question how the drive-thru traffic utilizing the gas station will operate.
• Currently, if a vehicle were to enter off of Joplin Street and access the pumps, they
would be headed directly toward an exit onto Business Center Drive. The design
of this roadway will include a median down the center which will make this
entrance a right-in/right-out only. Vehicles wanting to get back to Joplin Street will
230/259-1905.jan
• Mr. Steve Ach
January 19, 1995
Page Three
be unable to do so from this access onto Business Center Drive. This may lead to
movements of traffic behind the building in the loading zone or trying to turn
around in the pump locations. We believe it may be better to turn the pump islands
so that they are perpendicular to the store entrance, allowing vehicles to come in
and be directed toward the store after fueling. They could then leave along the
northern portion of the store accessing the westerly entrance and exit to Business
Center Drive which will allow left turn movements.
We have been unable to come up with a reasonable flow of traffic around the drive-
up window location. If there is any substantial amount of vehicles accessing this
drive-up window at any time, they will interfere with normal traffic and parking
movements in the remainder of the lot. We would recommend that this issue be
further evaluated and, at a minimum, a concrete median be placed to define the
drive-up lane adjacent to the building. There is also a concern for vehicles leaving
the drive-up window location, as they exit onto Business Center Drive and conflict
with vehicles entering at that location, since they have to cross the entrance lane of
traffic.
• Utilities are planned along Joplin Street as part of the current contract the City has
for the Western Area Phase II improvements. These utilities have not been
constructed yet, so it will be relatively easy to modify their locations to correspond
with the layout of this plat. There are no utilities planned for Business Center Drive
yet, so these will need to be constructed as part of a change order or by the
Developer. The Fire Chief has reviewed the layout of water servicing the site and
has asked for the two hydrants on the north side of the building be relocated to the
islands in the center parking lane, and has also asked for the hydrant shown on the
south side of Business Center Drive to be relocated to the north side for easier
access in the case of a fire at the shopping center. The final issue with utilities is
the need for a water loop. Currently, the plat as it is proposed would not provide
for looping of the watermain. Consideration may need to be given to whether or
not the water system needs to be looped immediately to service this area. Certainly,
in the long range plan as this area further develops, there will be several
opportunities for the loop of watermain as utilities are extended both westerly and
southerly.
The Fire Chief has requested that the service drive behind or south of the building
be expanded to a minimum of 20 feet in width at all locations. This will provide
adequate width for this to be used as a fire lane.
• The Grading Plan shows a series of spot elevations along the eastern portion of the
gas station island area. These appear to be misstated and should be reviewed and
revised accordingly.
230/259-1905.jan
• Mr. Steve Ach
January 19, 1995
Page Four
C. STORM DRAINAGE
The storm drainage plan submitted by the Developer consists of a series of small
ponds spread throughout the proposed plat that are intended to restrict the runoff
from the site to its current rate. Runoff currently leaves the site through a 24-inch
diameter culvert under TH 10. The intent of the Drainage Plan is to continue to
utilize this existing culvert to its fullest extent. At this point in time, it is difficult
to give definitive comment on the Storm Drainage Plan because the City has just
authorized a Comprehensive Drainage Plan for the entire western area of the City.
We would indicate, however, we are somewhat negative on the layout of the ponds
in this development, since they overlap drainage and utility easements. In other
words, these easements in a storm situation would be flooded and virtually useless
for telephone, electric, or cable installations that are above ground. We would like
to reserve final comment on the Storm Drainage Plan and the layout of the ponds
until we have been able to complete our preliminary analysis of the overall western
area which should be accomplished prior to this plat being submitted to the City
Council. We would indicate, however, that the concept is reasonable and we do not
• believe that the issue of final layout of the storm drainage system should be reason
to hold up the progress of this plat.
If you have any questions regarding any of these comments, please call.
Sincerely,
MSA, CONSULTING ENGINEERS
a
Terry J. aurer, P.E.
TJM:tw
•
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CASE: CU 94-40 ,\
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JAN 2 0 1935 •
•
•
19 January 1995
KICEk
ATTN: Steve Ach
City of Elk River
It11111106111MIL
13065 Orono Parkway 55330
DEVELOPMENT
4
CORPORATION
Re: Subway Drive-Through
GENERAL
Dear Steve,
CONTRACTOR r To whom it may concern, in reference to Subway, after-speaking with Corporate
Headquarters and Subway owners locally and nationally, concerning the maximum
amount of car stocking needed fora drive through window. Thegreatest amount
1500 of cars at Subway is generally between three-five(3-5) cars. However, there are
usually 1 or two (1 or 2) cars at a time.
• JACKSON As per the city on the newest site plan for the mall, we have created a median to
separate cars leaving the center versus cars going through the drive through.
STREET N.E. „ It is not definite that Subway will be leasing the end space, as we have had other
inquiries, one of them being Leeanne Chin Chinese Cuisine restaurant. It is our
hope that you would accept the drive through as per our site plan. But maybe we
MINNEAPOLIS could review the drive through as per tenant(s)who use spaces.
MINNESOTA We also have added some additional parking spaces for the center, which we feel
will be more than adequate to accomodate the mall. Thank you for your
consideration and time for allowing us to present this project to you. If there are
55413 any questions, please feel free to call me. Thank you.
612 - Sincerely
a
788-6840 /
Daniel P. chmann
FAX 612 ,
• - 789-0608
IIMMIMNIMMINM
•
JAN 2 i995
$NEso .
�� ZO
• a Minnesota Department of Transportation
��T OF TKPa� District 3
1991 Industrial Pk. Rd.
Baxter, Minnesota 56401 (218) 828-2460
Quality Service Through Individual Commitment
January 17, 1994
Mr. Steven B. Ach
City Planner
P.O. Box 490
Elk River, MN 55330
Dear Steve:
RE: C.S. 7102 (T.H. 10)
COUNTRY CROSSING BUSINESS CENTER
As requested, our engineering staff has reviewed the preliminary plat for
Country Crossing Business Center. In response, we offer the following comment:
The Business Center Drive appears to encroach on T.H. 10 right of way. We
do not advocate this type of encroachment. We would need to have justification
why the service road could not be located farther from T.H. 10 before con-
curring with this proposal. It would also be beneficial to see what the
plans are for the extension of this service road beyond this plat.
Thank you for the opportunity to comment. Should further questions or concerns
arise, feel free to call
SinQerely,
Anthony J. Kempenich
District Traffic Engineer
cc:
D.L.Raisanen/G.N.Kreutzer/Jim Povich
Roger Busch
Cal Puttbrese
AJK:mc
•
An Equal Opportunity Employer
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REVISIONS PER CITY STAFF COMMENTS
DATE: 12/27/94 I hereby certify that this plan was JoluiOliver d Associates, Inc. COUNTRY CROSSING
DESIGN BY: GL prepared by me or under my direct ewe .�.......v....-.n r.-.aw SHOPPING CENTER
DRAWN BY: GL supervision and that I am a daly saw Oodg.ev.,w..
CHECKED BY: TLH Registered Engineer under the laws da;te,,yi„�.v. ELK RIVER, MN
of the State of Minnesota. (t12)441-2072(8.X)441-6686
REVISIONS: FOR
SITE LAYOUT 1/18/95 201 W.Travelerff Troll TravelerAdd,200 RIVER WOOD DEVELOPMENT
Durn.via.,I01 66837
(0l2)894-8048(FAI)894-3040 PRELIMINARY SITE & UTILITY PLAN
Signed: DRAWING FILE: TEXT FILE: S OF 2 IFILE NO.
Date: 12/27/94 Reg. No.12699 IGL:\6719.31\SC-SRII 1 DISC:\NAME
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co \\ \ \ \ I I LOT 1 , BLOCK 1 COUNTRY CROSSING BUSINESS CENTER
. P 0 \ \ �� I
\ \\ \ I AREA : 3.09 ACRES , 134,600 SF.
\\ \ \ `\ I [ BUILDING AREA : 19000 SF.
' \ \ I € HANDICAP PARKING : 4 STALLS
Cf?'( p 03 \\ \\\\ \\ i STANDARD PARKING : 82 STALLS
\ \ I ' TOTAL PARKING : 86 STALLS
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DATE: 12/27/94 I hereby certify that this plan was Jon pew A Associates. bc. COUNTRY CROSSING
DESIGN BY: L prepared by me or under my tired ma s,.N....r..um:s.....y,taw rr.rr
DRAWN BY: GL supervision and that I am a duly SHOPPING CENTER
CHECKED BY: TLH Registered Engineer under the laws Rivenlib
of the State of Minnesota. (012)441-2072(7.1r)441-2225 ELK RIVER, MN
REVISIONS: FOR
Le,e„'.",MN a•22"a�`SLUE f00 RIVER WOOD DEVELOPMENT
01.0054-80445(1a101124-2042 PRELIMINARY SITE & UTIUTY PLAN
Signed: .— DRAWING FILE: TEXT FILE: r� LE O.
Date: 12/27/94 Reg. No.12699 GL-\671931\SC-SrlE DISC:\NAME SHEET 1 OF r G 19g1:.% -03
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1 '` I AN [IIIiI iNTO THE GROUND.
I `• \�Jl /J({ t ^^° 1 87.8 X � ~ BALES
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1 / - ' m TEMPORARY BARRIER OF SEDIMENT CONTROL BALES TO
'
PREVENT SEDIMENT-LADEN WATER FROM ENTERING
-__- 886.8 i 1 ( INCOMPLETE STORM SEWER SYSTEM.
i / SUGGESTED PLACEMENT OF SEDIMENT CONTROL BALES
EROSION OONTROL MEASURES (R-18)
DATE: 12/27/94 I hereby certify that this plan was JnJ%p Oahe(a Assoolrtes, ha COUNTRY CROSSING
DESIGN BY: GL,JR prepared by me or under my direct rw•,.v.....Nes c.r e....s w.cod......,
DRAWN BY: GL supervision and that I am a duly SHOPPING CENTER
Dodge Ammar
CHECKED BY: TLH Registered Engineer under the laws �6. Mawr,Memererte
of the State of Minnesota. Off5)441-10,11)44I-5155o7! tr)44f-Ossa ELK RIVER, MN
REVISIONS: FOR
`rti eel T5 HUM!Oe RIVER WOOD DEVELOPMENT
(818)894-J045(MA4884-3048 PRELIMINARY GRADING PLAN
Signed: — DRAWING FILE: TEXT FILE:
Date: 12/27/94 Reg. No.1269S 0.:\B71g.m\SC-dtADE DISC:\NAME SHEET 2 OF 2 1 FILE NO.
6719.31-03
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ANDSCAP //
SEE GRADING PLAN /•
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PLANT SCHEDULE I
4aARK PLANT SIZE ROOT OTY I LANDSCAPE PLAN
A LILAC,CHINESE 18• B&B 31 I SCALE 1" =30'-0" NOR
SYRINGRA CHNENSIS
9 NORWAY MAPLE 2 112" B&6 5
ACER PLATANOIDES"POND'
C BERGESON ASH 2 1/Y B S B 8
FRAXINUS PENNSYLVANICA LANCEOLATA
D BLACK HILLS SPRUCE 6' B&B 14
PICEA DENSATA
E SCOTT PINE 6' B&B 12
PINUS SYLVESTRIS
• NOTE: ALL SOD AND PLANTING AREAS TO HAVE
WATER IRRIGATION SYSTEM
EVERGREEN TREE-GROUND DECIDUOUS TREE-PRUNE BACK
LINE TO BE SAME AS EXISTING 114-WITH ANTIDESICCANT
AT NURSERY r „i
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TOP OF BALL
111101111-1 24-XTXT STAKE DRIVEN
Xliii\---71111.11Nim FLUSH WITH GRADE
12-MIN.. OOSENED SUBSOIL
MI TWICE BALL DIA.
TREE PLANTING DETAIL
NO SCALE
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' REGISTRATION
ENGINEER DEVELOPER ARCHITECT PROJECT SHEET DATA
JOHN OLIVER RIVER WOODS CHARLES J.RADLOFF COUNTRY _ REVISIONS
Sr ASSOCIATES, DEVELOPMENT CROSSING '12/27 94 ISSUED FOR
INC CORP ARCHITECT SHOPPING G PRELIMNARY CITY REVIEW
9071 VALLEY VIEW RD j
580 DODGE AVE. 1500 L\CKSON ST N.E. SUITE#251 CENTER
ELEK RIVER,MN 55330 MINNEAPOLIS,MN 53413 EDEN PRAIRIE,MN 55.344
VOICE 441 2072 VOICE 788 6840 VOICE 941 5474 STATE HIGHWAY#10 SHEET TITLE
JOPLIN ROAD_ LANDSCAPE PLAN
FAX 441 5665 FAX 7890608 FAX 941 5240 ELK RIVER,MN
Psi ;4 '' H OF3
SHEET NUMBER
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11 1 I REGISTRATION
.
ENGINEER DEVELOPER ARCHITECT PROJECT SHEET DATA
JOHN OLIVER RIVER WOODS CHARLES J.RADLOFF COUNTRY REVISIONS
&ASSOCIATES, DEVELOPMENT CROSSING '12/27/94 ISSUED FOR
INC CORP ARCHITECT SHOPPING PREUMNARY CITY REVIEW
9971 VALLEY VIEW RD
580 DODGE AVE. 13(x)JACKSON ST N.E. SUITE#251 CENTER
ELEK RIVER,MN 55330 MINNEAPOLIS,MN 35413 EDEN PRAIRIE,MN 55344 I
VOICE 441 2072 VOICE 798 68-40 VOICE 941 5474 STATE HIGHWAY 410 SHEET TITLE
JOPLIN ROAD SITE LIGHTING
FAX 441 51,65 FAX 7590608 FAX 941 5240 ELK RIVER,MNNNN���� 2 of 3
//� , ets ti j SHEET NUMBER
PUMP CANOPY ..:;s9.4,:.„..
::-.
WITH MASONRY -:`<"N. ..!,Wee,':.
ui"-'i
COLUMNS a e i:.snx ;;R :
9 H)/dXfG E - n
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AIllIIE' NI�IINIII�911�� -I11� 1I"" pU In�i�li101iil�Il9 " 'II n�I�iIIII�iiLi :'I'llll�pi "I„ I�ull "�"'u'1 �1� 1��N "
O i _ _ 5: .0 !- : ,---
ELEVATION - STATE HIGHWAY #10
SCALE 1 - 1 0-0
ROOFING ROOF BEYOND
SCf
SHINGLES -\ E,
M
q - CEDAR ME,
2 ";„, - SIGN BAND
STORE FRONT
? LI,jjIIIIIIIIIQu11MINIANIrlirHi
$TORE FRONT }- — GAS STORE MASONRY x2 ? _
COLOR GLASS ? -`, ®=.. . BRICK 01 - COVERED
`.,°- b -
LIGHTED
OUTLINE
SIGNAGE ,.may;,. ROOFING
..,14 .,. i SHINGLES
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ON WEST ELEVATION
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.0 i
21
PUMP ISLAND
CANOPY
&to SEE SITE PLAN
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4 TRASH
I o ENCLOSURE - ='�` -------
IENGINEER DEVELOPER ARCHITECT PROJECT SHEET DATA
JOHN OLIVER RIVER WOODS CHARLES J.RADLOFF COUNTRY REVISIONS
&ASSOCIATES, DEVELOPMENT CROSSING 12/27/94 ISSUED FOR
INC CORP ARCHITECT SHOPPING PRELIMINARY CITY REVIEW
4071 VALLEY VIE\V RD
5011Lx)UCE.\VE. 1501I.\CKSONSTN.E. SUITE#25I CENTER
ELEK RIVER.MN 55110 NMI NNE.\POLIS.MN 55411 EDEN PRAIRIE,MN 55344 —________.___.-_.
SHEET TITLE
VOICE 44I 21172 VOICE 7'LS.SW VOICE "1415474 ST.\TE I ICHW\Y\10 ELEVATIONS
F.\X 441 5r,L5 F.\X-•"tli#S FAX `14I 52411 ELK RI\'ER.\IN FLOOR PLAN
3 of 3
6i/i/ _' SHEET NUMBER
At,
409,
1