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7 PCSR 04-20-1995 ITEM NO. 7 TENTATIVE SCHEDULE • FOR UPCOMING STEERING COMMITTEE MEETINGS March 9 URBAN SERVICE AREA (completed) -East Highway 10 -Service District East -Possible Modification to the North (Conclude Urban Service Area) March 23 TRANSPORTATION & April 6 -North East-West Route -Hwy. 169 & 10 Corridor -Future Collectors/Arterials April 20 COMMERCIAL/INDUSTRIAL -Location -Redevelopment • Opportunities May 4 HOUSING -Mix of Housing/ Land Use -Housing Maintenance -10 Acre Minimum Lot Size May 18 PARKS & RECREATION June 20 LAND USE PLAN/ZONING MAP REVIEW GOALS & POLICIES OF COMP PLAN July 18 PLANNING COMMISSION PUBLIC HEARING • August 28 CITY COUNCIL PUBLIC HEARING s:planning:sc:schedule MARK W. MARTIN 4111 11063 205TH AVENUE,N.W. ELK RIVER,MN 55330 PHONE: 441-8200 April 13, 1995 HAND DELIVERED Mr. Bob Minton Chairman, Steering Committee Planning Commission City Hall Elk River, MN 55330 Dear Mr. Minton: I would like to be a part of the new city/county transportation committee being formed to review • the need of an east-west corridor in northern Elk River. I am a citizen of Elk River concerned about its future. I have attended various committee meetings concerning the future of my community. I attend all committee meetings with an open mind. Between the meetings which have been held regarding the east-west corridor, I have taken the time to talk to and meet with other concerned citizens and city/county officials to better understand the important issues surrounding the need for such a road. Please feel free to call me to discuss this further. Thank you for your consideration. Respectfully yours, Mark W. Martin M WM/j lm 172143 cc: Arne Engstrom • APP 17 1995 Robert Minton Elk River Steering Committee Chairman 111 Elk River, Minnesota Dear Mr. Minton: I would like to submit myself as a possible candidate for a citizen's voice in the new transportation committee that was recommended to be formed by the Steering Committee at its last meeting on April 6, 1995 to evaluate the need for a east-west corridor in Elk River. I live at 13822 211th avenue NW in Elk River and would be willing to put forth the effort in studying if there is a need for it. I can be contacted at 574-3981 during the day, or at 441-7436 during the evening. Thank-you for your consideration. S °ncere y, • t Brabec i cc: Arnie Engstrom • • April 11, 1995 Mr. Bob Minton Chairman- Steering Committee Elk River City Hall P.O. Box 490 13065 Orono Parkway Elk River, MN 55330 Dear Mr. Minton, We were in New Mexico on March 23rd when the extension of Urban Services was discussed by your committee. F.wEA neighbor informed us that a portion of our property was included in a proposed area for receiving"the future. This property includes approximately 80 acres of farm land and woods with legal descriptions of Sect. ll, Twp-032, Range 26, ER 59 NE 1-4 of NE 1-4, and ER 60, NW 1-4 of NE 1-4 Ex. RR and that part of NE 1-4 of NW 1-4 lying NEL on the Tax Rolls. This property is east of the railroad tracks. iAs I stated when I attended your September 22nd meeting, we have no intention, or desire, to develop or sell this property. During that meeting the Mayor indicated that it was not the city's intent to force land sales because of sewer and water extension. If this property is assessed, we would be forced to sell property that has been in the family for approximately 75 years, or longer. Because our property is on the edge of your proposed extension, and not between two areas that would be served, we request that our property be removed from the proposed Urban Service Extension Area. Please reply. Sincerely, v \ . Roger N. Eull Jean M. Eull 18880 Boston St. NW Elk River, Mn 55330 ity of IlkRiver MEMORANDUM TO: Steering Committee FROM: Steven B. Ach, City Plannerjr DATE: April 20, 1995 SUBJECT: Commercial/Industrial Development Letters from Residents Enclosed are three letters, two of which are from residents expressing interest in serving on the east/west roadway committee. The third letter is from Mr. Roger Eull stating his opposition to sewer and water. Commercial General • Attached is my memo to the Steering Committee dated July 14, 1994. Please refer to this memo for background information relating to commercial development that was presented to the committee last July. Thursday's meeting will begin with an overview of the inventory of commercial property. Also included will be a map illustrating where the City is today in regards to commercially zoned property. From that point the presentation will take a turn towards where the City should be in the future with commercial development. As the Committee begins to discuss this issue, the following questions may be considered: • Is there enough commercial property? • Are the existing commercial zones in the right place? • Are there areas that should be rezoned to commercial? • Are there existing commercial areas that should be rezoned to some other type of zoning classification? • What appearance should commercial development have along the City's major corridors? • 13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425 Page 2 • Should there be additional zoning districts created to establish a better • hierarchy of commercial areas? Downtown Another important element to commercial opportunities in the City is downtown development. The commercial character of this area has changed over the years as highway business has expanded along the Highway 169 corridor. Bill Rubin, the Economic Development Coordinator, has prepared a memo outlining issues relating to the downtown. Bill will be in attendance at Thursday night's meeting to discuss issues relating to downtown development. Land Use Issues This last segment under commercial development, focuses on specific parcels or areas that may warrant a change in zoning. Included in the Steering Committee packet, is a map illustrating twelve areas. Most of these areas have been brought up at either a previous Steering Committee meeting or in terms of possible development applications. The following is a brief explanation of each of the areas identified on the attached map. Also included, is a current zoning map that the committee should refer to • acknowledging surrounding land uses. Area#1 This 18 acre parcel is currently vacant. The existing land use is MR (medium density residential) and zoned R1C (single-family residential). The property owner has recently submitted an application to the City to rezone the property to planned unit development, with an underlying land use of commercial. This item will be presented to the Planning Commission on Tuesday, April 25th. Area #2 This area is approximately 20 acres in size and contains one single family residence. The property is wooded with rolling topography and is currently zoned R1E (single-family residential), with an underlying land use of residential. This area has been discussed as an extension of the Hillside commercial project at the northeast corner of Highway 169 and 193rd. Area#3 This area is approximately 5 acres in size and contains a mixture of single 11111 family homes and commercial businesses. The current zoning for the south s:planning:sc-4-20memo Page 3 half is R3 (townhouse/multi-family residential) and the north half is zoned I2 ID (medium industrial). This parcel was discussed at a previous Steering Committee meeting as a potential candidate for a zone change. Area#4 This area is approximately 3 to 4 acres in size and is the current location of Morrell Trucking. The current zoning is R4 (multi-family residential). This parcel was also discussed at a previous Steering Committee meeting, however no conclusion was made at that time. Area#5 Also located along Jackson Street, this parcel is approximately 3 to 4 acres in size and has a current zoning of C2 (office district). The property is currently vacant at this time. Area#6 This property is approximately 3 to 4 acres in size and is currently vacant. The current zoning is R3 (townhouse/multi-family residential). The property was recently purchased by UPA for possible expansion of their current • facility. Area#7 This property has been included in previous commercial development proposals. The property has a billboard sign at the northeast corner, with the balance currently vacant. The current zoning is R3 (townhouse/multi- family residential), with the billboard site currently zoned C3 (highway commercial). Area#8 This area is approximately 110 acres in size and contains an existing mobile home park, along with 2 single family residents, with approximately 90 acres currently vacant. There are currently 4 zoning designations on the area; C3 (highway commercial), R2B (two-family residential), PUD (planned unit development), and R1C (single-family residential). This area has been considered in the past for commercial development. • s:planning:sc-4-20memo Page 4 Area#9 • This is a strip along the west side of Highway 10 and the 165th Avenue alignment that has no relation to a property line. The area is currently zoned C3 (highway commercial). Area #10 This area is located in the extreme southeast corner of the community along Highway 10. Some of the property within this area is currently developed, while other portions are currently vacant. This area was included for two reasons: 1. It lies outside of the urban service area, identified by the Steering Committee, and there may be an interest in discouraging commercial development in an unserviced area. 2. The City of Ramsey has expressed a long range concern of providing compatible land uses along the common border between Ramsey and Elk River. Area #11 • This property is currently zoned C3 (highway commercial) and is vacant. Issues with this particular piece of property include access and compatibility with the general rural zoning in Big Lake township, immediately to the west. Area #12 This area has been discussed in the past by the Steering Committee, however, no decision was made. The current zoning of the property is R1B (single-family residential). Industrial Development The discussion on industrial development will parallel the outline described above for commercial. The committee may want to consider addressing some of the questions outlined above as they relate to industrial development. Also, there are three identified areas which may warrant some discussion on possible zone changes. These areas are highlighted on the enclosed map and are presented as follows: • s:planning:sc-4-20memo Page 5 Area #1 • This area is approximately 200 acres in size and contains a mixture of vacant and developed land. Once again, this area is beyond the urban service area, as identified by the Steering Committee, and therefore presents the same question as the commercial area which lies outside the urban service area. In addition, the City of Ramsey has responded in a letter expressing concern with compatible land uses along the Elk River and Ramsey city limits. Area#2 This triangular piece of property in the downtown area is currently zoned I1 (light industrial) and contains River Valley Lumber, the Eagles Club, and the vacant NAPA building. Recently, both the Eagles Club and River Valley Lumber have expressed interest in having the property rezoned to commercial. Area #3 This area is approximately 20 acres in size and is the current site of the County Fairgrounds. The current zoning is R3 (townhouse/multi-family residential). This area has been discussed by the Steering Committee in the • past as a possible site for expanding the business park. Conclusion In concluding the discussion on commercial/industrial development, the Steering Committee should review and comment on the current goals and policies. If new goals should be added, the committee may wish to express those at Thursday's meeting. 0 s:planning:sc-4-20memo ITEM NO. 5 ELK RIVER CENTRAL BUSINESS DISTRICT (CBD) 0 I. REVIEW/DEFINE CBD BOUNDARIES Elk River's CBD is perhaps best defined as a core area at, say, Main Street and Jackson Avenue. The core area has multiple extensions from it. These extensions include: • The East Main Street office corridor which connects the CBD with the highway commercial uses at U.S. Highway 169; • The Railroad Drive/3rd Street NW area; and, • The Jackson Avenue corridor - which runs north/south from U.S. Highway 10 to School Street. Each corridor has its own unique characteristics. For example, the East Main corridor is primarily single family residential that is currently undergoing a transformation into office uses. This has required the displacement or demolition of the single family uses prior to the construction of the offices. The city/HRA has played an active IIIrole by way or redevelopment grants to ensure that this corridor emerges as planned. The Railroad Drive/3rd Street area is characterized by existing commercial/governmental/medical uses. Redevelopment opportunities exist in this area to connect it with Gates Avenue. The Jackson Avenue corridor perhaps represents an emerging zone which may connect the CBD to the Elk Park Value Center and other Highway 169 users. The east side of Jackson is a mix of commercial and residential uses. The west side has some vacant commercial sites as well as a potential redevelopment site where Morrell Transfer exists. Barriers or constraints to development in the Elk River CBD include: • The Mississippi River; • A river crossing (Otsego bridge); • U.S. Highway 10; and, • The railroad tracks. While these features present challenges to the CBD, Elk River is in an enviable position when compared to other "suburban" communities that are currently exploring initiatives to establish a central focus or I an identity. Capitalizing on the CBD's strengths will be a key to • ensure the long-term success of this critical area. II. EXISTING USES IN THE CBD Existing uses were identified at a previous Steering Committee meeting. Please refer to a handout on this topic in the agenda packet. In addition, a color coded map identifying the various uses in the CBD will be available at Thursday's Steering Committee meeting. The Elk River CBD is anchored by financial institutions, drug stores, automotive, professional, hospitality, medical providers, and a wide array of service providers. While the retail base of the community has clearly shifted toward Highway 169, the CBD remains an excellent area for the previously-identified uses. Preserving the CBD's existing base and expanding on it represent both challenges and opportunities in Elk River. III. PRESERVATION OF CBD'S CHARACTER • A fundamental role of a city is to preserve its character - be it historical, cultural, recreational, etc. Elk River's CBD stands in contrast with other CBD's relative to its historical perspectives. Given the lack of true historical buildings in the CBD, the city and the respective property owners should not overlook the other characteristics which help create a sense of place in the CBD. These characteristics include signage, lighting, sidewalks, streetscapes, landscaping, etc. IV. PARKING ISSUES Municipal lots are maintained in Jackson Square, the former railroad property running parallel with U.S. Highway 10, the lot behind Kemper Drug and Champion Auto, and the lot along Railroad Drive. Two of these lots were improved in recent years by the HRA. The lot behind Kemper Drug is scheduled for improvements this year. It is likely that the Railroad Drive lot will be improved in 1996. It is not practical to expect existing businesses at the CBD core (Main and Jackson) to provide off-street parking. However, as one moves out 110 from the core, some minimal parking standards should be required for each use. Moving out even further, perhaps commercial users are • required to meet or exceed the city's off-street parking standards. As future opportunities are presented, the city/HRA should consider adding to its inventory of off-street parking lots in the CBD. V. RIVERFRONT INITIATIVES The Mississippi River in Elk River's CBD is an overlooked asset. Work is currently underway to explore and plan for the construction of a pathway along the river in the downtown area. If successful, this pathway may serve many purposes, including: • Adding to the CBD's character; • Reinforcing the community's sense of place; • Creating a place for activity in the CBD; and, • Establishing the basis for a showpiece in the city's multi-use trail system. Issues such as design, cost, phasing, and sources of funding are unresolved with this proposed riverfront trail. However, in order to IIII reinforce the CBD's sense of place for the community and its residents, a high priority should be placed on this project. VI. REDEVELOPMENT OPPORTUNITIES Numerous sites in the CBD and the surrounding area present themselves as redevelopment opportunities. These sites include: • Northwest corner of King and Main; • Southeast corner of Lowell and Main; • Highway 10 corridor from the Main Street/10 intersection to the Proctor Avenue and 10 intersection; • Jackson Avenue - Railroad Drive - 4th Street triangle; • Southwest corner of Jackson Avenue and School Street; • Railroad Drive/3rd Street towards Gates Avenue; and, • East Main Street. 0 ''ty of R• iver MEMORANDUM TO: STEERING COMMITTEE FROM: STEVEN B. ACH, CITY PLANNER,,' DATE: JULY 14, 1994 This next meeting will focus on commercial development in Elk River. Over the past few years commercial activity has been brisk. With the addition of road improvements to Highway 10 and Highway 101/169, Elk River has become more accessible and attractive to prospective home builders and future residents which in turn fuels the commercial growth. Unlike industrial development, commercial activity follows growing markets that occur along with residential growth. Elk River is in a fortunate position to have the opportunity to take advantage of the strong commercial interest in this area. The challenge will be to manage this activity and maintain a high level of quality, project a positive image of the City, and enhance the City's • tax base. The following is a brief description of agenda topics for the scheduled meeting: ITEM 5: RETAIL SALES ACTIVITY Exhibits A through Exhibit G illustrate general information regarding commercial activity. Exhibit A should not be a surprise because of the growth in Sherburne County. Basically, since the median household income has increased over the years, total retail sales and effective buying income has followed a similar curve. Exhibit B provides a breakdown of retailers within Elk River according to their standard industrial classification (S.I.C.) code and associated gross sales for 1992. Food stores ($ 35,890,525) followed by auto dealers/service stations ($ 27,870,304) and general merchandising ($ 12,420,013) lead the list according to gross sales. With the development of Elk Park Center and other proposed general merchandising stores, this category should experience and increase in upcoming years. Exhibit C gives a comparison of retail sales within Sherburne County as well as Elk River's share of the County activity. The City's percentage of sales P.O. Box 490 • 13065 Orono Parkway • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425 Agenda Review Memo Page 2 Steering Committee Meeting July 14, 1994 • has decreased over the past five (5) years, however, with the development of Elk Park Center, Hillside Crossing Commercial, and possibly the property at Highway 169 and Main Street, Elk River's share is likely to increase in the future years. Exhibit D is a memo from Bill Rubin to the Economic Development Authority explaining in more detail the preceding two exhibits and the overall retail sales activity from 1992. CONSTRUCTION ACTIVITY Exhibit E illustrates commercial/industrial construction valuations since 1988. Last year, 9.5 million dollars worth of commercial/industrial construction occurred in the community. 1994 is expected to be another banner year for commercial construction. Elk Park Center, Hillside Crossings, and surrounding commercial activity should certainly surpass last year's numbers. FISCAL IMPACT Exhibit F gives a perspective of commercial and industrial contribution to the City's tax capacity. In total, $3.85 million in taxes representing 44.5% of the City's tax capacity is generated by commercial and industrial development. As discussed at the last Steering Committee meeting, both industrial and commercial development provide a majority of taxes and job opportunities for a community. The importance of these two land uses for a community should not be under estimated. The next exhibit was taken from a Growth Management study for the City of Lakeville. The analysis illustrates how industrial and commercial positively benefited a community's tax base. Even though these numbers reflect Lakeville's situation, the net result would be similar in Elk River. Generally speaking, commercial and industrial development are "gainers" for cities and school districts. These two land uses generate a majority of revenue for the cities and school districts. On the other hand, single family development demands a considerable amount of services (expenditures) and contributes less tax revenues. INVENTORY OF COMMERCIAL PROPERTY Exhibit H gives a breakdown of commercial property within the City. • Acreage for each zoning district has been calculated along with a calculation memo.steering Agenda Review Memo Page 3 Steering Committee Meeting July 14, 1994 • of total developed and vacant property. The last chart highlights commercial activity over the past five (5) years whereby an absorption rate can be calculated and projections for future commercial development needs can be made. ITEM 6: OVERVIEW OF COMMERCIAL DISTRICTS The City has four (4) commercial zoning designations in affect. The designations are as follows: A. Central Commercial (C1) B. Office District (C2) C. Highway Commercial (C3) D. Planned Unit Development (PUD) CENTRAL COMMERCIAL DISTRICT The downtown commercial area is a very important and vital part of the community. Because of the issues associated with the downtown, this area • will be discussed separately under Agenda Item 7. OFFICE DISTRICT The Office District is basically set up to accommodate governmental, business and professional offices, and other financial related businesses. The two identifiable office corridors extend east and north out of the downtown area. The first is along Main Street between Highway 10 and Highway 169. Recently, development activity has included removing single family homes and constructing new low profile office space along the Main Street corridor. This corridor has a considerable amount of potential to become a high quality corridor, both visually and in terms of its location. East Main Street also provides the link between downtown and the Highway 169 commercial corridor. The second office corridor is along the west side of Jackson extending north from the downtown area. This area has a few office buildings on the south end, however, is primarily undeveloped at this time. Some issues that may be associated with both of these identified office corridors include: • • Development standards memo.steering Agenda Review Memo Page 4 Steering Committee Meeting July 14, 1994 • • The conversion of land use from existing single family residential to commercial uses. • Providing adequate off-street parking to serve the development of office space. • Maintaining the integrity of these office corridors without allowing office uses to escape to the Highway 169 corridor. HIGHWAY COMMERCIAL The Highway Commercial zoning district is the most intensive commercial district. This zoning district is primarily found along the Highway 10 and Highway 169 corridors. The purpose of this zoning district is to provide high impact commercial uses that typically require access onto the highway system and may provide commercial opportunities for a broader area than the City of Elk River. Issues associated with this district include the following: • Development standards. • Avoiding the appearance of strip commercial along the major corridors. • • How far north along Highway 169 and east and west along Highway 10 should the Highway Commercial district extend. • Re-evaluating some of the uses that are currently allowed within the C3 district that may be more appropriate in other zoning districts (i.e., light industrial). PLANNED UNIT DEVELOPMENT The Planned Unit Development zoning district should be established at the time a development proposal is made. Because of the permits required, the City has greater control reviewing PUD projects. Elk Park Center is one example of a commercial PUD development. Under the right conditions, a Planned Unit Development can be used to benefit both the developer and the City in achieving a quality project. Issues associated with PUD's: • Use Planned Unit Development where appropriate. • Establish Planned Unit Development's that can be administered effectively. • Planned Unit Development's should provide flexible standards while at the same time creating a project that has overall qualities greater than a 111 typical development. memo.steering Agenda Review Memo Page 5 Steering Committee Meeting July 14, 1994 • AGENDA ITEM 7 Please refer to Exhibits I-L for additional information. ITEM 8: GOALS & POLICIES FOR COMMERCIAL DEVELOPMENT The current Growth Management Plan lists the following goals and policies: 1. Goal: Encourage the development of a quality community which retains a semi-rural atmosphere while providing necessary commercial development to serve a growing residential population. Policies: • Guide the type and location of development to achieve an orderly development pattern consistent with the semi-rural • character of the community. • Provide for a Planned Unit Development approach which, through the use of site design standards, allows for a mix of compatible commercial and residential development in appropriate areas. 2. Goal: Maintain and encourage the continuation of a well designed employment and business opportunity in close proximity to the community. Policies: • Direct future commercial development to those sites which support and strengthen the existing downtown area. • Limit development of strip or scattered site commercial and industrial operations along the City's major roadways. • Allow commercial expansion only in close proximity to existing services. • memo.steering Agenda Review Memo Page 6 Steering Committee Meeting July 14, 1994 • • To evaluate all proposals for commercial and industrial development to determine impact on municipal and natural systems. 3. Goal: Preserve, maintain and/or strengthen the physical and visual qualities unique to the community. Policies: • Adhere to controls as to the size and placement of signage and landscaping for commercial and industrial applications within the City limits. While evaluating the current goals, the Steering Committee may want to consider some of the following issues: • Consider establishing a neighborhood commercial zoning district which allows uses that are convenience oriented and compatible with the • residential areas. • Consider establishing a commercial zoning district that would fall between the office district and highway commercial zone. This district would allow an intermediate type commercial district in locations where the most intensive highway commercial zones are not appropriate yet provide exceptional retailing opportunities for uses other than office. • Consider what planning or redevelopment efforts could occur to maintain vitality in the downtown area. • memo.steering ITEM NO. 4 • • INVENTORY OF COMMERCIAL PROPERTY TCiTALACR'ES ('1NE© COIVIMERGIAL 873 ACRES 0 C1/ Central Commercial - 55 Acres 0 C2/ Office District - 56 Acres 0 C3/ Highway Commercial - 622 Acres 0 Planned Unit Development (Business Park) - 140 Acres ♦ TOTAL ACRES DEVELOPED 469 ACRES • TOTALACRES VACANT 7111:11:1111404 ACRES 0 Restrictive Areas for Development - 27 Acres • TOTAL 27 ACRES TQTAL NET ACRES AVAILABLE FOR..EVELOPMENT ;377 ACRES • HIGH ABSORPTION RATE 377 ACRES -;- 14 AC/YR Years Worth of Commercial Property 26.9 Years • LOW ABSORPTION RATE X77 ACRES ...... ....... 2 AC/YR Years Worth of Commercial Property 188.5 Years Page 1 of 2 • TOTAL ACRES WITHIN CURRENT URBAN SERVICE AREA 375 ACRES 0 Developed - 227 Acres 0 Vacant - 148 Acres 0 Restricted - 10 Acres 0 NET AVAILABLE ACRES - 138 ACRES ♦ TOTAL ACRES OUTSIDE CURRENT URBAN SERVICE AREA 499 ACRES 0 Developed - 242 Acres 0 Vacant - 257 Acres 0 Restricted - 17 Acres • 0 NET AVAILABLE ACRES - 240 ACRES Page 2 of 2 • • STEERING COMMITTEE City of Elk River I I I 1 I I New Commercial Development (Total Acres) 1988 1 1989 1990 1991 1992 1993 Total 3.5 2 11 1.5 8 14.2 40.2 i Number of Acres Per Year • 16 - 14 - 12 - ..--- 10 - 10 - r / 8 7 \ / 61 / \ / / 4 ` ------ / N / 2 —� / 0 1988 1989 1990 1991 1992 1993 Page 1 • COMMERCIAL 1. GOAL: Encourage the development of a quality community which retains a semi-rural atmosphere,while providing necessary commercial development to serve a 411 growing residential population. POLICIES: • Guide the type and location of development to achieve an orderly develop- ment pattern consistent with the semi-rural character of the community. •Provide for a Planned Unit Development (PUD) approach which, through the use of site design standards, allows for a mix of compatible commercial and residential development in appropriate areas. 2. GOAL: Maintain and encourage the continuation of a well-designed employment and business opportunity in close proximity to the community. POLICIES: •Direct future commercial development to those sites which support and strengthen the existing downtown area. •Limit development of strip or scattered site commercial and industrial opera- tions along the City's major roadways. •Allow commercial expansion only in close proximity to existing services. •Evaluate all proposals for commercial and industrial development to deter- mine impact on municipal and natural systems. • 3. GOAL: Preserve, maintain and/or strengthen the physical and visual qualities unique to the community. POLICIES: •Adhere to controls for the size and placement of signage and landscaping for commercial and industrial applications within the City limits. • MIME_ 1i i �� _ � r I�11.����.r __ �� ,�_si �. �� �1 ,.,„.. 11111.11.;--- - imiimir. _1 wrWEI WIPP' II _ itilljklIIIIIL .a„-ii; 0 WV „pi__ r rot. .6 - mi. w.t . .1,1 ___..„. 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NO. 52 0 ROAO 1 184 f COUNTY COURT 183RD E HOUSE , y -i_ -- h 1tl 40 - ' • =— l ' r3 {�\ _-___ -- i ,ORONO PARKWAY i • O r,' 1 j 82ND I II �'_ -�'-- ■■ Ill mi, tit sunup 0 -4.• \. PINE WOUO • trv ' Ar COII COURSE VI 3 UMW -- - ...-. �' ' u —' COON TY ROAD NO. 30 : `•/• �■'Y■�� ®iii®®iii Pim 80TH i� ' s _ ..• � ® - a 1 ----------- -- 0 c—_— , 4 P': 4 .. v, , IA IIA „ , - r ist.4 .:, ,. „.„-,,...-_, 6 — 19TH `�� `�~ �', R� L— 1.:12'1)1 i - I4jLU > R1RuwoRT \,.... ILII JIII 1,0 Ili A.itlll I 1� 1 I11�)l�ll�!\l • _-irk VI 4 v