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3.1 \i - Item# 3 . 1 . ity of ' Elk MEMORANDUM • River TO: Planning Commission FROM: Scott Harlicker, Planning Assistant 44A DATE: August 12, 1997 SUBJECT: Amoco Oil Request for Conditional Use Permit, Public Hearing Case No. CU 97-17 Request Consider a request by Amoco Oil for a conditional use permit for a convenience store, gasoline sales and a car wash. Attachments • Revised plans dated August 6, 1997 Ill Overview At the July 22,1997 Planning Commission meeting, the applicant presented a revised site plan that addressed some of the concerns presented in the staff report. The revised plan shifted the location of the building and car wash, increased the buffer area along 197th and Evans, and redesigned the entrance on 197th. The application was postponed to allow the applicant time to finalize the revised plan and give staff and the Commission an opportunity to review it. The preliminary and final plat for this site, Hillside Crossing III, is scheduled for the August 18th City Council meeting. This conditional use permit is also on the August 18th agenda for Council consideration. Issues The following issues were discussed at the July 22 Planning Commission meeting: • berming and landscaping • traffic and circulation • • lighting • signage 13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD & Phone: (612) 441-7420 • Fax: (612) 441-7425 Memo to the Mayor and City Council/CU 97-17 August 18, 1997 Page 2 • Berming and Landscaping The location of the building and the car wash were changed on the revised plan. The building was shifted to the south property line midway between Evans Street and Highway 169, and the car wash was shifted to the west property line, parallel to Highway 169. These changes made it possible to make the berm along 197th and Evans wider and higher. The proposed landscaped berm on the original plan was much narrower and was not as high as the berm shown on the concept plan. The berm on the revised plan is 48 feet wide along 197th, on the original plan it was about 25 feet wide. The height of the berm has also been increased, it is 2 feet higher than what was shown on the original plan. The top of the berm will be 6 feet above the finished floor elevation of the building, which is what was provided on the concept plan. In order to maintain adequate sight distance along Evans Street the berm on the north side of the proposed access on to Evans should be cut back or eliminated. The landscaping plan will need to be revised so that it complies with the • requirements of the zoning code. The applicant is proposing to provide oversized trees in order to reduce the total number of trees required for the site. In order to receive credit for oversized overstory trees, trees have to be 4 1/2" caliper, the applicant shows three trees at 3 1/2". In order to receive credit for oversized conifers, trees have to be 10' high, the applicant is proposing trees 8 feet high. There are 7 overstory trees proposed for this site. With credit for 3 oversized trees, 9 overstory trees area required. There are 4 conifers proposed, with credit for two oversized trees, 4 conifers are required. The conifers needed to provide screening on the berm will be in addition to what is needed to meet the landscaping requirements. The landscaping plan complies with the requirements for ornamental trees. All required landscaping must be planted on the Amoco site. Additional overstory trees should be planted along Highway 169 Traffic and Circulation The access from 197th was redesigned so that it minimizes the possibility for customers to use it as an exit on to 197th. The inside curve is such that it will direct cars into the site not around the perimeter as was shown at the July 22nd meeting. There is an internal connecting access provided between Outlot A and this site. The access is located 66 feet from the Highway 169 Ill right-of-way and will be constructed to the south property line. The Evans f:\shrdoc\planning\scott\cu97-172.doc Memo to the Mayor and City Council/CU 97-17 August 18, 1997 Page 3 • Street access is shown north of the intersection of 196th and Evans, the same location as it was on the original plan. In order to provide for adequate sight distance and reduce conflicting turning movements staff is recommending that the proposed access line up with 196th street to the east. In order to help maintain the required sight distance along Evans Street, it is suggested that the driveway along Evans Street be straightened and shifted slightly to the west. A diagram illustrating this will be provided at Tuesday nights meeting. Parking There are 13 parking spaces proposed in front of the building. The zoning code requires 12 spaces. The parking spaces are separated from the proposed access between the two properties with a 3' wide curbed peninsula. This peninsula should be widened so that it could accommodate some landscaping. The widened peninsula may require eliminating one parking space, this could be accomplished and still meet the parking requirements. A 6 foot sidewalk is proposed along the front of the building. Outdoor displays located on the sidewalk are allowed provided a 6 foot walking area is • maintained. If the applicant has plans to utilize the sidewalk to display merchandise, the sidewalk will have to be widened so that the 6 foot walking area can be maintained. Lighting Because the orientation of the building will now be towards 197th, there was some concern expressed regarding the impact that the lighting will have on the adjacent residences. With the revised plan the activity on the site will be directed towards the residences on 197th. Provisions should be made to ensure that the lighting will not impact the adjacent residential areas. Methods to accomplish this could include canopy lights that illuminate the area under the canopy and not adjacent areas, limiting the lighting of the canopy to the area that is used for signage and making sure that other site lighting is directed towards the interior of the site. The height of the residences on 197th will also mitigate the impact of the lighting. The houses are at an elevation of about 1009 feet, about 13 feet higher than the finished floor of the building and about 9 feet below the top of the building. This provides the residents a view of looking down into the site and not directly into the lights. • f:\shrdoc\planning\scott\cu97-172.doc Memo to the Mayor and City Council/CU 97-17 August 18, 1997 Page 4 • Signage There is a freestanding sign proposed for the northwest corner of the site, near the Highway 169 and 197th Street intersection. The applicant is proposing a 20 foot high pylon sign. The freestanding sign for this site shall be a monument style with a maximum height of 10 feet and a maximum area of 100 square feet. Elk Park Center and the other PUD's along Highway 169 have similar signage requirements. All signage will require a sign permit and comply with the sign agreement for Hillside Crossing II. In determining the maximum amount of wall signage allowed, all wall signs proposed on the building, canopy and car wash shall be included in the calculation. The Hillside Crossing II sign agreement limits the number of wall signs for each principle building to one for each street frontage with a maximum of 2, must be individual letters limited to 10% of the area of the building wall and no wall signs shall face a residential district on the east side of Highway 169. Elevations / Canopy The applicant has indicated that the building will be about 22 feet high and • the canopy will be about 19 feet high. The elevations include split faced block on the bottom of the walls and a cream/tan metal finish around the display windows. The exterior of the building and the car wash should match, as should the exterior of the dumpster enclosure. Elevations of the canopy were not available. Grading and Drainage The grading and drainage plan is being reviewed by the City Engineer. He will hand out a memo outlining his concerns at Tuesday nights meeting. Recommendation It is recommended that the Planning Commission recommend approval of this request for a conditional use permit with the following conditions: 1. The top of the berm along 197th and Evans be at least 6 feet above the finished floor elevation of the building. 2. The proposed driveway on Evans Street line up opposite 196th Avenue. • 3. A landscaping plan be provided that complies with what is required in the zoning code. The landscaping should include evergreen trees f:\shrdoc\planning\scott\cu97-172.doc Memo to the Mayor and City Council/CU 97-17 August 18, 1997 Page 5 IIIplanted on the berm and around the trash enclosure, overstory trees planted along the street frontage, and understory trees planted on the interior of the site. The screening provided on the berm will be in addition to landscaping required by ordinance. 4. A landscaped and curbed peninsula be provided on the west end of the parking area in front of the building with a width of 5 feet to allow for landscaping. 5. The lights on the bottom of the canopy be designed so that the light is directed under the canopy and does not spill over to adjacent properties and the backlighting be limited to the area used for signage and the stripe. Other on site lighting shall be directed towards the interior of the site. 6. The grade at which the freestanding sign is placed shall not exceed the grade along the northwest corner of the site. 7. If the second driveway between this parcel and Outlot A is approved, the related improvements shall be installed with this development to the property line. • 8. All comments of the City Engineer shall be addressed. 9. All signs will require a sign permit and shall comply with the requirements of the Hillside Crossing II sign agreement and the city sign ordinance. 10. If the access from 197th is approved, the street light along 197th shall be relocated. 11. Sight distance along Evans Street be kept clear with landscaping kept lower than 24 inches or higher than 42 inches. 12. The exterior of the dumpster enclosure and the car wash shall be split faced block to match the exterior of the building. 13. All disturbed areas shall be sodded including that area within the Highway 169 right-of-way. 14. Approval is contingent upon the preliminary and final plat of Hillside Crossing III being approved. Plat must be filed with Sherburne • County prior to beginning construction. f:\shrdoc\planning\scott\cu97-172.doc Memo to the Mayor and City Council/CU 97-17 August 18, 1997 Page 6 • 15. Required fire hydrants be provided as determined by the Fire Chief. 16. Erosion control must be in place prior to commencing grading on site. • • f:\shrdoc\planning\scott\cu97-172.doc PROPOSE' FUTURE DRIVEWAY IWO L4OCATIOY)N (VERIF GgOSSMG — -- - --1 l/i I • ALISO. _' r ' E�%� - h V --- . C ' li" "nom °TI; I- I WI >A'T L 1 0 y01,5e AI 7:00030. Po l `.• I ' DRNEL a _4\ ,,,,. \\\\,,,\„ ,, W,40,:,..._,. ..,:. ..... , NG�' I , ,‘,.,, , , ‘,„ ,g., . „ ,,,,tv._ .1. aa , .Pip.40. 1._.1 .7.. h 12 < 017 Crit ' . ---: ..4' --- . . NO RIGHT .I N % 4 S ( I I 'TURN SIGN 111,13; j§ m 6 ORNtwAY I DO NOT b tjm I6 Is1 00. ENTER SIGN ' E}�.^. SI . Z^ I& 111 Q 7. jab_ I = 0 EIva -WAV _ V I '1 �pyt 1 I I ��D � y��, -,�,y ' - `I I I W I O DENIER ui,y _ 03 33 l ( SIGN O I ���VVV 1 I E—..201,_—� FlENTOR I - LI ( EEMRY�SIGN • i 'N I i 0 / 37._B.. CEMFR�, n • I • b VI/ MMM C NOT V ” L CONC.CURB&GUTTER 0 =WASH.EXrt ( I iIt � 1 a ENTRY SIGN ." b . UCM .0 POLE POLE I ' CONTROLCARWASHI ENTRVICE/5TACgNC I/d E fJENTRYFIN.M48'-. .08'-99"4.30 I '10 I I 25'-0"BUILDING SACK - - • I I l•/ ITTIT _ . — . _0a0— ... MI i U.S. HIGHWAY NO. i CONCRETE CURB SLOPE 3/4'/1•-0" % -*. 0 W J PAVING CONCRETE CURB tI. IS BASE HATERI4l BITUMINOUS •p•p, 0 PAVING n • 'o.. v ..• BASE MAMMAL o / 1_SI B" ,1r 7 1/2"YJ �C J r (AI) CONCRETE CURB & GUTER (z CONCRETE CURB © HANDIC I d� `At T'=t•-0 A1) 4"= t'-0" ) Mr 3B"=1 CC) JIY , / \ \\\�PG\\ SITE PLAN VP i DTIII )III 31111111A1IIIIHIID 911111111llll1lll1[1 �� ' 7111 1111 H11111111111111111 /• Ii SCALE IN FEET y„A mom _ _o-....7,-- .'— — N` ��q" SITE DATA: '.�sw�.w4 9 \ , Ni. LOT AREA 59,923 S.F. (1.37 ACRES) NOTES: 4995115185 AREA: 3,589 S.F. ( 8%) FOOD SHOP 2,340 S.F. I. VERIFY LOCATIONS OF U11L111ES `•.,,�.. / 4;e I \ CARWASH 1,248 S.F. GOPHER STATE O E°CALL 454-0002 -- "�''S,�e„ LANDSCAPE AREA: 22,733 S.F. (39 R) ` _ I \ PARKING/MINE AREA 33,532 5?. (98%) 2 LOGATIONS°R TO OF nun,STUBS `� \i \\ PARKING SSTDAPRD°PROVIDED: I+ 3. SITE DATA�T HJ FROM: HANDICAPPED STALL 1 LOT SURVEYS MPANY.INC \ SU TOOTALl9 ACES ]78°1 73rd AVENUE NORTH }• PARKING OUIDEUNE PE¢ALL CITY: 11 612N 586 30933INNESOTA 35428 \ 1 STALL PER 200 S.F. DATED:5/29/1887 _\ \ A \ \ \ \ \ HILLSIDE CROSSING TWO \\ W OUTLOT C 36 \\\ \�\ \ �✓• ` I\ � \ • � \\ \\ \ 11 \ \ I \ ;i1 \ 1 \ \ \ \\I \ \ I I I I I ( \ B/ •III _ 2 t ,4 • I 1 ` ` 1 t I I Bpd Or YS.Rooms.1m M.R ..'P WW7 ovEAxvin WKS _ _ b MUT,'POLE II'FM /a 1 f COQ("IMP PUS I69 / , CST.Y11 SIGN TO MEET STATE / -- AND ADA CODES CIE.I 4 241 K. K. DESIGN 6112 EXCELSIOR BLVD. DPSIGN MOUNTED ON BUILDING) MINNEAPOLIS, MN J 922-322A srn1,r, I ,A liA 0 ;i 1 ---,.........,j"--,...............1----.,.............---...,..........]-----,...........„.----...............„ roz abew i 1 , 24 LP . 1 1 r—t---- nollo-in coder I 1 ' I)rehottiig .0. viola oh* II I ,___L________ ,,,,- ;; 1 <> t ; , . i i ; A 4. 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Larr L-1EVAricv.,1 Pgrt-ir r:LEvATION I t EXTERIOR FINISHES ow ENTRY ROOF : BLUE STANDING SEAM STOREFRONT : BLUE * TOP EXTERIOR WALL FINISH : EIFS - 2 COLORS - CREAM/TAN O BOTTOM EXT. WALL FINISH : SPLIT FACE BLOCK : MEDIUM RED BROWN _ ____ .........._ AMOCO - MID - SIZE C-STOItE ELEVATIONS - FIRST CHOICE FOR ALL LOCATIONS „.._,. Ai)P12()X. SCALE - 1” = 12" 6/26/97 -1-1 . /i i. 1 1/I/! `I / ^,^,nom 1 - • / ' \i o 0 ` - „,.. 111 1 - - .„.;,,,,f---"'-'-'''''' e•% '' 1 n n„- �°,• �, -•� .,,,.�.- /� C.1.°93.63`` ?� _ .{ \ \�i.. N}Vwo, � .� -Ch-096 -GATE VALVE / 8" pIP WATERMAIN .-� I a �wp5 1112- 80 0`S' ,c e �`p" . ,z" �._._..'_'`_. �` E I I ° ,1 c� ,4 1 soy � ', CA 999.07 R�3�oGI-K�" ,' i --�-_+\28AEN-BENCHMARK 994.5/ •�\ v 8 I` VA CV7 �,,{{../'�,...'.,',ate.. g] 1, I .,D` 16 j (C g9,. - \ 111'74_1111=44"4-4,9 ^ --:- �_ .. 1 _= 1 4 y=1'` 1� - pq@$i - I /' c ,--.‹.7. -tG-- _ / 99.083 900.0] 61 O11 §1R ` G I ,r l�J������% ° O, / / ,40, �r G°� P -- I! 99508 / 1.1 T 1 !I I AP���/" /.' (9' / '997,75 //1 11 j aI //// / 998.95 , $ " / E 1 ` / / / J� / 994.• II 1 // I /(//^� I / !/ / / 990.99 :a �y �U 1 V 3j1 1P 1 I III ' / / 996.39 9R 4_.1 , • 994.0] 1 I / �i I I 99833 / / --994- - \ „ ppI 'r> • / ~ d'......1.\ / 997.29 /•. \ / 1 1 `.- '�1 wI 119! / \ 9949] �p .- '\r. . / \ .40 1 1 111 I Nits` / • / 1 . . .., .-.. .Ip\1; / \-/ r �z,a : 111 •`- 9 �, IP CO \ ; / 99t�9 • - 1, ilio 1 ,,,,, \,, f 66 1 '. • 0,, . g 1\ V // 9w96 ••5fiI A _✓1' W1 G 1 996.90 / ti YYY""III -A I l / 99449/ 1 II , � Mil o \✓/ // --__ � 11 4: z0'� 1 i ;g1 '1 A i' 981.61 \ 98259 itti $ 4 � 1\, ` gg `I `\Ir11-1- `\-1• / / 981.]1 --.- 1 1 r.i\. 1 /1 1 1 1 1 , 1 / �, I �'- / / 991.06 +ii N� ;� ,r> �i 1 cDi // ice, PI f �? I \1� , 11 \\ 994.47// 1 / EI Ip+lf N� 1011 ` ./ 991.96 996.09 L / 98094 i I',2' I I�o1; 111 / S 02°03' 08" W 699.48 ----_ II iO 1103�w \992.11 / 1= • � * ----- _.992. THE EASTERLY RIGHT ----�. RFS -- 1 ' •LL ELEC.BOXES OF U.S.HIGHWAY N0. 1 -- 998]8 • 11 1.5 N \l _� 991.36 989.$i�•�_�- �. i� 988.09 998.12 _. �..,p]q� - \ I�- •UTILITY POLE -�- 988 fr 0 - -- 1 •' OVERHEAD WOES `-�-• --- 144 4p * \\ 989.67 \L ' ,. / __ _ r -- - /\\..� \% / c_98_5J2 1 _-J- 984.97 98458 J - . /TC 98745 -_ 99658 -Tb4l i 981.41 --�- _ 987.03 -- ---•99646 -- --- _ 98E61 • I 1 `` 1 1 ♦.. •. 1 I 11/-\1 1111 / A \ ' I--11 7.-7 50, /1 V .' 1 1,‘:711 1 1 1'1 5 1 G I r/ 41 / / -z7 II I: / / /' / ;:' / / lc. / / ! \ / e \, \ / Legal Description: \ A ' >,./ OUTLOT C, HILLSIDE CROSSING TWO, Sherburne County, Minnesoto `•,1 1/ f \ \ • /.-. Area = 147,952 Sq. Ft. (3.40 Acres) o\ � Ai' \ .' No title opinion provided as of this dote. `36 -'M s \ \ Utility information from.the records of MSA Consulting Engineers RQ i `'- \ -\ \ dated April 1996 (as built plans not available as of this date). 1 1 ' R� -- \ ,.,1 i\ \ Benchmark: Top rim of sanitary manhole in southerly boulevard \ 2 S. / n \ of Evans Street NW. along the north fine of property as shown 1 6 . , i Elevation = 995.67 feet N.G.V.D. 1929 Adj. y .p0` \ 99236 .to CI, • . <I1 ,Q,\ \ 1 ` • \ \ ^t / _ p0 \ � \ I l \ \ i. \ \ 'It11 , \ t i --.......11,..--411 0 . 9938 1 9003 .. 5\\ I 1 ,,.. \ I ...' , N\ \ ` a . ' ! 1n/ t 1 \ \ SCALE IN FEET il; \\ \\ Di \ \ 1 1 m \ 0 Vi \ 0 30 60 \\ \• \ • \ o DENOTES IRON MONUMENT \ , ,\ N 992.97 a \\ `'��\ 02 1/'/ 1 N 990.38 \f 987.99 S \ \ , \ // / /\ / // / y9833 N'1 A \ \.` \ 99132/ / ..."436.' i \ 1 O 4L..0y . I ` 998.72 I R ` N 4S zA//\\ r.%ar\ ..� '"'„"w"..m...- _^.."a l \ 1 crby \ MENARDS rz 1 I 4 X 21 g&�e a 1 \ \ 90.97 SIGN .yah g8—.... W o ' 111 I l'�50 /?,. (��� r' Np & ...-'_. 10 f3, i-_ >/ 994.96 \,, FLOW 983 20 OA 98283 990.48 \ \ -1 o 18 -- 7 \ - ON 969.70 yr 156.26...• � - ' -'` . \ 994„ / / /ii _ =:: :'"_.4� :\ _ OF WAY LINE \ \\ / E / 'j / / / / A9f � \-\ 3� ,�6\ '_'/ / / / // //9'- 98938 MN 869;72 7' \ ��\ \\ 10 1 '�. / / 97023 \ \ \ \ \ -yam^-_ 9882, '` 080.75 -> may, / �ti_ ----- • rY„Li.../ � I ,I // t- 96&91 ---"1.--\ \_\�- \\\\\'98.5.80 �'/ \ \ 'Jif.�_— -� _ \ \ �,. \ UTILITY POLE „�. -i186 �_ �. '^ ` 45 . ,, ---�_— ,, --9]4.70 \ X. ^OVERHEAD W805 J '. _ 982.99 "-... ------__ ---- - _.— 900.12 MV 960.. \ 97832 07830 __'5-"....- DOE / OF e'7UTANOUS 96687 _-+._- -_ ,�. 995.53 • 984.86 95839 98424 8 ' 1\ 1 I 1 • 021 NORM SITE UNE 4P000 FW.FM 1013.0! 1971H AVE. - - _ CARIO[RR.1008.1. OPADE 1008.0* WEST BOUND¶ANE DIST BOUND¶ANE TOP OF BERM 1001.0 NEON.4 00 9 E1tlS9099 0� B (GPAOE BFAYSLOPE • 1y( NON¢.mP, _ J _ +PPROY ON.Fut,1013.0* 197tH AVE. _, - - 090AOE¶008FLR..0*10587* aN90E AA OE N00OUSE W'FST BOUND LANE EAST BOUND UN- BM 00 ( 1.0 4E0NN t 3:1 TYPICAL BERN SLOPE • SITE SECTIONS (Ity 0 30 60 90 120 SCALE IN FEET 10P Of CANOPY 1014.0 PLAN 1011.8 I 1OP00Roa 91L.Of CANOPY' TOP Of ROOT 100!.0 011.5 r 1 `T•"_ {DOD SHOP Ci•ISH I i 9154 {�1....{H.tuj'ep��, flN.P!0.YY0.0 SITE SECTION 170' EAST OF 169 R.O.W. I PEAK 10104 TOP Of CNWPY 1014.0 1TOP OP 6000 dlieF6�YYi 0 CNI0F v TOP Of 5001110040 MOAN OD SOP �— — —•n4o __ H ' ro�°.` _J MN.Mt 095.0 SITE SECTION 80' EAST OF 169 R.O.W. K. K. DESIGN 6112 EXCELSIOR BLVD. MINNEAPOLIS, MN D 922-3226 s PROPOSED FUTURE DRIVEWAY TWO LOCATION /I 00°4G -I __ .- - -. - __ / / - • olse / . ' I-� $ >11: ,' — /� — Vv•/ ' a -- — OP ow " Poi ,7/• — e rw s.w ttwu Si' .S — . 40 ¢0'1'58 41 0 1.6� • 4 y )J \ _ get. 1 • ,,,,,,.., 1 ---Th 0.41,01, . • ( 0 ) \ 11`+ `II r ,, ,„: ,. .„,,,,,,--4.:,,,,,--.7107P7-0, \� -HYD �' \� HILLSIDE CROSSIN I • ��r•�`����I' / i °\L" �.� §/71- S • S OU-LOT c „:„.., , 1c'.147',/iti I/+:I//� I I / I D I g I a ADJACENT BUILDING 1 �' ,� fi [b. PS I /�� OR PARKING d1I _/I O NRN SIGN C . mm;`` ' ! (�/ i DRItvBWA, W • 00 DO NOT EENTER SIGN cZ^7QI x IM 1 (0 t I II Iy�� 1DENT R� b-3 � _• • SIGNII a TARWASHQ ' 1II II. -11 `441j ENTRYSIGt.1 1 pq��p�! 1 ® CARSI +w� IT1cCARWASHAA11 11 ENTRY SIGN ® ,� , 0 o + �'SIGf� I o c 1\ .. UGHT IJGHT •� POLE I z 4B•_0"x28•_0° ( — FlN FlA ELEV 99450 ,o 1 B-4 •r T T '‘i-'..'. I \— — / Ate} �. �oxros as w .— _— ARFA:700 S.F. SON'' HEIGHT:20'-0" I 1 1 J.Sgt o� nc urnnv ew i a VA Ital. li U.S HIGHWAY NO. 169 0 . K. K. DESIGN 6112 EXCELSIOR BLVD. / MINNEAPOLIS, MN i 1 ' 4 Y 922-3226 55416 s / J' . �2 / / \\��\\���c LANDSCAPE PLAN IMF �\ GO 4o Co- '/ \ Q^(F�� U 30 60 90 120 38X GREEN SPACE ••• / 1111 H11 JIIIIIIIIIIIIIIIIII 1111111111111111111 B°1°8 n 8A LEO BREAM 4 SII lilt IlliHlJllllll�lll RARAR , / SCALE IN K MULCH FEET NEED BRIER -0-••.f— '— s— • \ et- PLANTING SCHEDULE ROI MAI RN rro.owwn 1 • , KEY QTY. COMMON BOTANICAL MATURE PLANTING SIZE NAME NAME SIZE &ROOT TYPE \ POTENRIIA POTENIRIA 24" /5 POT ./ \ 1 \• A 60 GOLD DROP PRUIICOSA • \ i \ YEW. TAXUS X MEDIA 36"TO 48"HIGH #5 POT 27 SPREADING 80"WIDE B \ \ ARBORVITAE, THUJA 10'-0"TO 15'-0" 8&B `• \ N`, 5 TECHNY OCCIDENTAUS MIMED 7'-0"HIGH 6'-0"HIGH •\ • \ \ C FLOWERING MALUS 15-0 TO 18-0 B k B 5 CRAB, 'RED SPLENDER' 2 1/2"0 \ • \ D RED SPLENDER ♦\ \\ \\ \ 044"ice` 2 MMAPLE, ACERUM 50-0 TO 80-0 8 A 8 \ E 2 1/2"P \ iv\ UNDER. MA X 45-0 B B 5 REDMONDEUCHLARA 2 1/2"Y \ \ �'.F REDMOND' 3 1/2"0 SEE PLAN �4i SPRUCE PICEA GLAUCA 60-0 B&B 4 BUCK NILS DENSATA B-0 HIGH TWO \ \\ •A V' • Qq TiP G 6-0 HOT.MIN.REO •�\ .\ \ ��c \ \ \• \ a \ \ \ \\ I\ • L. \,. �. \ \ LgI \ \ \ 6 \ \ b , I 1 • \\ N l 1 1 ' \ N. ` I \\ ''s , I 1 \ If1 tI 5 \\ \ 1/ 0 g I I ' \ `67.;' 1 1RM — - 0.A. -- — - - -- - "{Z_ - - - - - - - - - OVERHEAD WIRES WRAP ME — — — 'Q UDLf V POLE 1 : ' A. RN MAR, I swu TOP OF PLANTINGS \L111-I \ S` wl �� I/AE" t CCN y2y -uuLcll _ TOP Of BERM 3 1001.000 0. - `�.,. 3:1 SLOPE P Sl n 000 te�� R " sDp o P_. n _-Pr,-s-7;),,,,. TOP OF CURE-P+O5800 E 898.03 L -`�`y..-... ..,. : C5'-0"TOa9'-o'WIDE J,cuRB - / TYPICAL BERM AT PLANTING BEDS (y d#/,' /(I// ADJACENT TO PUBLIC RIGHT OF WAY J f it z -F.,. i,.t-s;ORT •• . .`le-� Mt'+S'wl..r' 4' e;.-,e.. 5�-- -- --7--- -1.a'' KF ' �' -S #. . aC _ #.R fir/ �'` , a � O ' -, • �.�n � ` LTJ .� N� {� .. . .;: ;�,_`i :Y' +. „,.... .A -.. x.r;::: ;L.. `:, .' :,0.',a.._. ,AzA t.: k't.. ..:"S5 . ,;-4.;. ry,,..fb.i.�,_..<4ii*".46 s:,. _ . ,.., No. Signcomponent -=AreasQ' .#t . Class/ tbrand 1 T&O signs .4116STidi 60" x 100" 35.0 74921 AMOCO 1❑ I . oodShop i© 1 109 Mr 1189 - sdwr ,�® - �.. 1259 i . "- • Car Wash Free ?"..,,� READER-BOARD HERE - 16 FOR SPECIALS AND OTHER - 5 21"x 6'/'Add-on signs DISPLAY ADVERTISING (goal post Food Shop) 11.4 76219 - ;« (goal post Car Wash) 11.4 76218 v (goal post Diesel) 11.4 76220 `;- r ` ` i20 i : F. . ' . :„, 1111 . fi .. i ! .. ,--• . .... 1 -: -,. '. �_ _ . • _ • 10 3'x 6'/z' Price sign (goal post) 19.5 75930* r 1..:-.f., . 13 5'/i x 6W Price sign (goal post) 35.8 75945 22A 101.7 sq. ft. • 16 3'x 6'/z' Reader boards (goal post) 19.5 74722 -bio O 4104 SI"""' MoD 4I(o t b ',stI 20 20' Goal post N.A. 75852** • * T&O sign with black background to be used ONLY when use of standard T&O sign is restricted by local building permits ** Use C/B 76474 for Florida South building code NOTE: The listed sign square footage ,moi * New sign component in 1994 includes actual area of the sign components. g p Poles are not included. N.A. = Not Applicable