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9.1 SR 02-22-2022Request for Action To Item Number Mayor and City Council 9.1 Agenda Section Meeting Date Prepared by Work Session February 22, 2022 Zack Carlton, Planning Manager Brent O’Neil, Economic Development Director Item Description Reviewed by Main Street and Gates Avenue Development Cal Portner, City Administrator Proposal Reviewed by Action Requested Provide the applicant with informal, non-binding, feedback regarding their proposed project at Main and Gates. Background The Mullins Group has been working with staff and the Housing and Redevelopment Authority (HRA) on development of the HRA-owned Main and Gates redevelopment site. The property includes seven parcels that have been acquired by the HRA and demolished to prepare the area for new development. The current proposal includes for a four-story, 55-unit market rate apartment building with approximately 4,000 SF of commercial on the ground floor along seven detached townhome units. The apartment building would face main street and begin to establish an urbanized corridor between 169 and Main Street. The attached plans, elevations, and site renderings give a feel for the project and what it would bring to the area. Staff completed an initial review of the project and provided the applicant with a letter outlining initial comments and concerns. At first review, two concerns rise to the top, and warrant a closer discussion by the Planning Commission and City Council. First, due to the current zoning and performance standards, the project will likely need to be developed as a PUD. What are the Council’s thoughts on the overall fit to the site and location within the community? Second, the proposal is deficient on parking. The comment letter breaks down the current proposal and what we have reviewed in the past. What are the Council’s thoughts regarding the parking proposal and possibly using street parking to address the deficit? Planning Commission The Planning Commission reviewed this item during a work session on January 25, 2022. The Commission was supportive of the concept and location, but shared concerns regarding parking and traffic. They suggested the applicant seek opportunities for increasing available on-site parking with a goal near two stalls per residential unit in addition to the required commercial parking. They would also like to see a traffic study submitted with any future applications for this site. Land Sale and Incentive Considerations The property is owned through the HRA for development. In addition to all other considerations necessary by the city, the HRA would need to approve of the development plan and sale price of the land. The Elk River Vision A welcoming community with revolutionary and spirited resourcefulness, exceptional service, and community engagement that encourages and inspires prosperity. Updated: August 2020 The city took requisite actions at the time the property was acquired by HRA to allow for the costs of acquisition, demolition, site stabilization to be reimbursed to the HRA under a future TIF district, should one be adopted. The proposers of this development have indicated their project costs and operating projects would necessitate a request for TIF to support the project. They understand the TIF process includes a formal application, review by the city’s financial advisor, the Joint Finance Committee, and HRA prior to a final consideration by the Council. They are requesting feedback from the Council on any TIF considerations prior to advancing the project further. Financial Impact None Mission/Policy/Goal  Support the growth and development of the city. Attachments  Location Map  Applicant’s Narrative  Site Plans and Renderings  Staff Comment Letter  Applicant’s Presentation Ap r `-b125 i Al y ;m **. 141 IS" 754 -1520 75- 0 --'l5 9 Mullins Group C olicept Rey-i N7, � 1; � bi a "I "I "I Case �1` o: CR 22-01 — 'v►er the mullins group January 10, 2022 Mr. Zack Carlson Planning Manager City of Elk River 13065 Orono Parkway Elk River, MN 55330 RE: Main and Gates Redevelopment Project Concept Review Dear Mr. Carlson: On behalf of the 4125 Sub S Corp team, thank you for considering us as your HRA’s project team for the redevelopment of the Main and Gates project area. We are excited about this opportunity and look for- ward to collaborating with the City of Elk River and various stakeholders on a unique project concept for this property. Please see the attached project narrative regarding the proposed mixed-use concept. Please note renderings and plans will be shared in a separate PDF file and updated renderings will be completed in the forthcoming weeks. 4125 Sub S Corp has assembled a team that has previous Elk River experience and is very familiar with the local Elk River real estate market and local development pattens in the community. Our ability to synthesize common goals and bring together community stakeholders will help define a plan to help the City of Elk River realize its vision for this redevelopment site. The proposed mixed-use project meets the city’s vision through infill redevelopment near Downtown Elk River while providing a vibrant streetscape with rental housing, first-floor commercial space, and connections to trails, sidewalks, and transporta- tion corridors. We look forward to discussing the project concept with your further and receiving your feedback. If you have any questions regarding our submittal, please do not hesitate to contact Matt Mullins at 612.281.6729 or mmullins@mullinsgroupinc.com. Sincerely, The Mullins Group, Inc. Matt Mullins President 4735 Spruce Way | Maple Plain, MN 55359 | 952.922.7310 | www.mullinsgroupinc.com Mr. Zach Carlson January 10, 2022 City of Elk River Planning Page 2 Project Overview 4125 Sub S Corp is proposing a mixed-use development featuring ground-level commercial space along Main Street (approximately 4,000 square feet) with three levels of rental housing above. The development will feature a main 4-story building with 55 units. However, the north portion of the site is planned for a second phase of townhomes should site acquisition proceed rd on the remaining single-family home along3Street NW. The following summarizes the proposed concept. Site plans and renderings are located in a separate PDF file attachment. Main & Gates Project Overview Lot Area (Acreage)1.73 Proposed Units55Units/Acre32 ZoningC2 (office)Proposed ZoningPUD Gross Sq. Ft.112,536Commerical Sq. Ft.3,967 # of Stories4Bldg. Height48'8" high parapet 45'8" low parapet SetbacksParking Stalls91 total Front - Main Ave.10'Underground51 Side - Gates 5'Surface41 Sides 15'Stalls/unit1.65 Unit Mix (subject to change)Est. Project Cost$14,300,000 1BR9 1BR + Den4Est. Ann. Property Taxes$137,500 2BR20 3 BR22 3BR Townhomes*8 * Future 2nd Phase The proposed land uses would provide a transitional buffer between the commercial land uses along Main Street and those residential uses to the north of the subject site. We believe the proposed mixed-use approach will complement all the surrounding land uses. Furthermore, the site has a potential to be a catalyst site for other redevelopment opportunities near the downtown area and the Main Street corridor. the mullins group Mr. Zack Carlson January 10, 2022 City of Elk River Page 3 The first-floor commercial space will take advantage of strong traffic counts along Main Avenue while providing easy accessibility to motorists that utilize Main Street as a roadway connection between Highway 169 and Highway 10 and/or Downtown Elk River. The commercial space will be neighborhood-oriented serving residents of Elk River while proving additional employment opportunities to area workers. Residents will enjoy pedestrian connectivity to Downtown Elk River and the proximity to trails and other commercial establishments while boasting walkabil- ity to the surrounding neighborhood. Zoning The subject site is currently zoned “C-2 Office District;” however multifamily housing or mixed useis not a permitted use in this zoning district. The Draft Comprehensive Plan identifies the site as “mixed use”. Therefore, the developer is proposing rezoningthe property to “PUD – Planned Unit Development District.” The PUD will provide creativity within the design and de- velopment concept and the proposed uses fall in-line with the proposed land use in the Com- prehensive Plan. Because the project is designed as an urban infill redevelopment the building has been brought up to the street to increase curb appeal and create a streetscape along both Main and Gates. As such, the proposed setbacks differ from more suburban style development. Setbacks for the property are as follows: Front lot (Main): 10 feet Side lot (Gates): 5 feet Sides (adjacent properties): 15 feet Comprehensive Plan A review of the Draft Comprehensive Plan supports the development of a mixed-use concept on the subject site. Key findings include: The promotion of infill development in the core areas in Elk River while increasing hous- ing choice and preserving the character of surrounding neighborhoods. Establish roadway, sidewalk, and trail connections. Expansion of pedestrian connections Encouragement of density in establishedareas Mixed-use land use identified in the future land use map the mullins group Mr. Zack Carlson January 10, 2022 City of Elk River Page 4 Height As proposed the project would be four stories and an estimated 45’ to 48’ pending the parapet. Parking The City of Elk zoning code identifies off-street parking for 2.5 stalls per unit for multifamily dwelling, one space of which must be completely enclosed. It is our professional opinion that this parking requirement is excessive as manycities have revised their zoning codes to 1 stall per unit + guest stalls. The zoning code also specifies one parking stall for every 200 square feet of floor area for retail space. Thus, a total of about 19 stalls would be needed for this parking ratio. As proposed, the project would have 91 total stalls, including 51 underground and 41 surface stalls. This results in a parking ratio of 1.65 stalls per unit; which we believe is sufficient to meet the needs of renters and commercial users on the site. Given this ratio, the developer will be requesting a variance for parking quotas on the site. Market Justification The City of Elk River has low vacancy rates and pent-up demand for rental housing. The most recent housing study for Sherburne County (2020) indicated the City of Elk River could support 288 market rate, 120 affordable, and 72 subsidized units over this decade. The Mullins Group, Inc. has found Elk River has a vacancy rate of less than 3% in 2021, a bal- anced market is considered a 5% vacancy; indicating strong demand for rental housing. We have also inventoried all the new rental construction along the Highway 10 and Interstate 94 corridor and have found new construction vacancy rates are 2.8%. At this time there are no other market rate rental developments formally proceeding in Elk River and we find the proposed project will help meet the need for housing in Elk River. The proposed project will feature larger unit sizes that will be attractive for larger households and a live-work environment as more households desire flexibility and more space since the pandemic. Renters are also seeking out locations outside the core Twin Cities as they seek more affordable housing options, good schools, more space, and flexibility. the mullins group Mr. Zack Carlson January 10, 2022 City of Elk River Page 5 Team Overview & Experience 4125 Sub S Corp is a family-owned real estate investment company focused on new construc- tion, value-add property acquisitions, and commercial management. We actively invest in multi-family properties and commercial lease projects. We are a privately held commercial real estate investment company, with over 25 years of ex- perience in development, new construction, management, and investment. With deep roots in the Minneapolis-St. Paul investment community and surrounding communities, we develop ground-up or buy and hold multifamily assets and commercial-leasehold properties with a focus on adding value. Our investment and management goals are long-term in scope, and we main- tain an active interest in both acquisition and partnership opportunities. The 4125 Sub S Corp real estate portfolio is outlined below. As illustrated in the table, 4125 Sub S Corp has investments of over $120 million to date. 4125 Sub S Corp is committed to Elk River for the long-term and would like to diversify our portfolio through additional investment in the Elk River and is excited about the opportunity to deliver a catalyst project on the Main and Gates property. 4125 LLC Real Estate Portfolio Yr. BuiltLocationProject NameType# Units/Sq. Ft.InvestmentProject Description 2022-20223Minneapolis9th Street CollectiveMR Rental, Commercial21, 90, 60$50MMixed-use Development 2022Austin, MNAustin City LimitsMR Rental56$3MHotel conversion to housing 2021HugoJack Pine PlaceMR Rental84$20MRental Townhomes 2019MahtomediMahtomedi FlatsMR Rental36$9MDeveloped, sold asset 2019LakevilleJuniper CommonsCommercial90,000$13MFlex space 1995Chippewa Falls, WIPumphouse CrossingMR Rental120$11MExisting Rental Acquisition 1980Black River Falls, WIBlack River HousingMR Rental116$7MExisting Rental Acquisition 1995Eau Claire, WIOxbox VillasStudent Rental56$7.5MExisting Rental Acquisition Total Investment$120.5M Matt Mullins – The Mullins Group, Inc. Mr. Mullins will assist with due diligence, entitle- ment support, and market feasibility. Matt has over 20 years of real estate, develop- ment, and market feasibility experience and has previously drafted the last two housing studies for the City of Elk River and recently completed the Sherburne County Compre- hensive Housing Assessment in 2020. Robin Mooney, Andy Wise, & Dean Dovolis – DJR Architecture. Ms. Mooney will pro- vide client relationship management and assist with assembling the architecture/design team and collaborationwith the team and City of Elk River stakeholders. Mr. Wise is the the mullins group Mr. Zack Carlson January 10, 2022 City of Elk River Page 6 project designer and will be the primary architect on the building design and function. Mr. Dovolis is the Principal at DJR and will be overseeing the design. Timing and Next Steps The 4125 Sub S Corpteam is excited about the opportunity to collaboratewith the City of Elk River, setting the vision to drive further investment in the neighborhood and surrounding areas. Our team of seasoned professionals will deliver a high-quality project that will be an amenity to the community and a catalyst for future growth. We look forward to discussing our development concept with you further. If you have any questions regarding our submittal, please contact us. Again, thank you for your consideration for our mixed-use development concept. the mullins group J u S11N0 3S00H NM01038 £ /Ad01S Z ml�- ml S11N0 3S00H NM01038 £ /Ad01S Z m, p. 3Atl S31tl0 M Z Q p 05 N W H Q C9 L.I J U - Oltail _NI A7), _;, lwffi-v W-- :=::::::: �■ �■ �I MIIII MIIII ■ ■ M= 1 ■ mom mom, momi m ONEm■I ®■ ®■I ®■I ®I MIN!! MIIII Imo■ �■ III �II!I W ■WR®hIII OMR1111111,: . ��IIIIIII i■ ��IIIIII N■ � � Irlllllll �■ �■ �Irlllllll =itIII a 111111111i 1■ 1■ ■IIIIIII �, � �, � �� ■Ilnlll ■IIIIIII � �■ ■ �■ \ate 1■ 1■ IIII I\ WIN I\ MINI\ mIl ■� 00, •'� ■IIIIIII �■ �■ '%r , •■ I■ \ ONE ONE M■ M■ M■ ME M■ M■ I ■ ■ ■� ® /�® �® i r1iii � !i qmi 0104 � 10 �0 loom EE& \� \� �■ �■ ■�II( !PC IIII ■ __ ■ ■ �ii TI [IIIIII IIIIIII ;' ;I _ .■ ■IIII! .■ .■ �iiilll IIII IIIIIII IIIII __ �_ _ r_, - - - •■i H. '■i IIII�� -IIII IIIIill IIIC£B 1 III � M■ M■ M■ OEM IME IME IME IME IME IME IME 001 M■ M■ M■ M■ �■ M■ M■ �■ Z Q p ob N W H Q C9 O w U w ce~ r,t U_ Q 3 _ O January 19, 2021 The Mullins Group, Inc. VIA EMAIL: mmullins@mullinsgroupinc.com Matt Mullins 4735 Spruce Way Medina, MN 55359 RE: Concept Review – Main and Gates Project Dear Applicant, Thank you for applying for a concept review. The submitted plans have been provided to all city departments to solicit initial feedback on your conceptual project. The following comments should be considered in preparing final plans butare not a comprehensive review of a formal submittal. General Comments: 1.The requested parking deviation was noted as a concern from multiple departments. Ordinance requires 138 parking stalls to support the residential use and 13 stalls to support the commercial space – for a total of 151 required stalls. Submitted plans include 91 parking stalls, or 60 stalls short of the ordinance standards. a.Staff and Planning Commission/Council have supported a reduced parking requirement in the past but has generally maintained a 2-stall per unit minimum. i.Excluding the townhomes, 110 residential stalls would be required at 2 stalls per unit. b.Assuming a 50% reduction to the commercial requirement, the current proposal provides residential parking at a rate of 1.5 stalls/unit. c.The potential for on street parking willneed tobe reviewed in more detail. 2.The proposed building height exceeds the maximum height outlined in the ordinance. This will need to be approved with a variance or through a PUD. rd 3.The existing water service line for 425 3 Street runs to Gates Ave through the former 326 Gates Avenue property (it was under the house that was demolished). This existing service rd needs to be considered for any construction at the corner of 3 Street and Gates Avenue. 4.There is an existing three-phase overhead line along Main Street that could impact the design and construction of a future project. 5.A six-foot wide sidewalk along all public streets will be recommended by staff. The project will also require ADA compliant pedestrian ramps at both entrances and at new crosswalk locations. Phone: 763.635.1000 www.ElkRiverMN.gov 6.The individual driveways accessing Gates Ave will not be supported by staff. Please amend the plans to show internal access from the site. rd 7.The sightlines at Gates/3 may not meet ordinance standards for a vision clearance triangle, or intersection visibility, please verify. a.Vision clearance triangle means the area of a corner lot bounded by the right-of-way lines and a line connecting the two points on the property lines 30 feet from the intersection of the property lines. 8.Stormwater treatment will be required for all new impervious (minus what the existing residential properties had prior to demolition). If impervious increase is net 1 acre or more, NPDES requirements will have to be met. 9.A landscaping plan will be required along with the final submittal. Thank you, and please let meknow if you have any questions. Sincerely, Zack Carlton, Planning Manager 763.635.1035 ti 40 r �• T k3�C1 � GTu7 .r— Main & Gates Redevelopment Project Presented to: City of Elk River Planning Commission January 25, 2022 Presented by: 4125 Sub S. Corp Team "iwltAl- �--Ilk .�["�.;,,�,•',,,,�;,�,4 ice,>�Ilr`. City of Elk River Site Overview Proposed Concept Project Renderings Next Steps/Contact Us 4125 Sub S. DJ R 4125 Sub S. Troy Mathwig Mitch Jilek .CRY of Elk River DJR Dean Dovolis Andy Wise Robin Mooney Matt Mullins 4125 Sub S. DJ R Project Description 2022-20223 Minneapolis 9th Street Collective MR Rental, Commercial 21, 90, 60 $50M Mixed -use Development 2022 Austin, MN Austin City Limits MR Rental 56 $3M Hotel conversion to housing 2021 Hugo Jack Pine Place MR Rental 84 $20M Rental Townhomes 2019 Mahtomedi Mahtomedi Flats MR Rental 36 $9M Developed, sold asset 2019 Lakeville Juniper Commons Commercial 90,000 $13M Flex space 1995 Chippewa Falls, WI Pumphouse Crossing MR Rental 120 $11M Existing Rental Acquisition 1980 Black River Falls, WI Black River Housing MR Rental 116 $7M Existing Rental Acquisition 1995 Eau Claire, WI Oxbox Villas Student Rental 56 $7.5M Existing Rental Acquisition Total Investment Jack Pine Place — Hugo https://Oackpineplace.com/ $120.5M 4125 Sub S. DJ R E.R. Rental Market Summary. • Pct. Renters: 23% (1,900 units) • 40% of rental units in 1-unit structures • Few MF units delivered past decade • Avg. Rent: $1,136 1 $1.27 PSF • Vacancy Rate: 2.0% Demand (2030): 288 MR units L ake • Granite Shores Lar,esbQra Ridgewood Ilei t,t� Monor Llon`s Park Elk Ridge Estates Elk Park Estates School Street A.pts, School Place Apts. Elk Ridge ,Manor Dove Terrace Auburn Place Apts. Elk Crossings •Jackson Dove Tree Apts. F :iHills di�w°ci Jackson Place Granite Shores our Crest Apts. Tara Hills Estates > Balmoral Apts_ r nnllwoad Apts. • Pineview River Garden Apts. Estates Evans Meadows • The Depot Elk River € f Elk River Lodge Station •i Coachman Ridge 4125 Sub S. DJ R $2,000 $1,800 $1,600 $1,400 , $1,200 ZGEff.-Ti7s, $600 $400 $200 $0 Rental Market Trends Comparison, Q4 2021 Elk River Metro Elk River Metro Elk River Metro Elk River Metro Elk River Metro Total Studio I 1BR I 2BR 3BR ■ Rent Vac. Rate 7.0% 6.0% 5.0% a� 4.0% U i 3.0% u ca 2.0% 1.0% 0.0% 4125 Sub S. DJR Team Overview $P PrroiecMenderings Next Steps/Contact Us 4125 Sub S. DJ R Al Sthoal St NW 3 7th St NW Lrons Parti D m o 6th St NW y Z to � Z _ cs 4th Sl NW 41h St NW ELK RIVER of 0 as pr amstNw � H/ NW A h �y /0 3rtl St NW Mai, 3t � �1111 i River ,.� 10 Mtsstssi?pl Wyk Hllls Ds D 2 0 9�a r rr z � \1 P 0 BSrh qye c' 5th St NW c° m a' 163,a Main Sf 2h Main St m QN y, 7B 'L l Sf A yQ NW 169 Elk River Site ono 779t �2 4125 Sub S. DJ R N II — 3rd St NW 53 ft F90 ff 0105 0 0115 0 ' 0.18 Acres ' 0.31 Acres S 53 ft 53 ft 53 ff 53 ff 116 ft rn 0130 0135 0140 0145 a 0150 3 0.20 Acres 0.20 Acres 0.20 Acres 0.20 Acres s 0.44 Acres 153 ff 53 ff 53 ft 53 ft 116 ff 3 Main St z c7 MAIN & GATES PROPERTY SUMMARY 430 MAIN ST NW 75-401-0130 0.20 City of Elk River HRA 426 MAIN ST NW 75-401-0135 0.20 City of Elk River HRA 420 E MAIN ST NW 75-401-0140 0.20 City of Elk River HRA 414 MAIN ST NW 75-401-0145 0.20 City of Elk River HRA 406 MAIN ST NW 75-401-0150 0.44 City of Elk River HRA 326 GATES AVE NW 75-401-0105 0.18 City of Elk River HRA 419 3RD ST NW 75-401-0115 0.31 City of Elk River HRA Subtotal 1.73 4125 Sub S. DJ R Site Aerials SITE • .00 or SITE 00 SITE 3P 4 mai Phot, iLoak,ingNoithwest 40. 40 .00 SITE 00 00 • North: Residential (R2a, R3, R4) • South: Commercial • East: Commercial • West: SF Home & Commercial SF Home: West of Site Commercial: East of Site Dental Office: SW of site Commercial: South of site 4125 Sub S. DJ R Site PLn 1. 429 MAIN ST NW 3. 351 MAIN ST NW 2.403 MAIN ST NW d 303 MAN ST NW �.... � a.'ice � ,y � i' -, •_ ' � 1�. � 1 !4 � 5. 312 MAIR 5T N Af 9.5I133DSTNW B. 504 MAIN ST NW �r >e 12.4033R11 ;T 4125 Sub S. DJ R Zoning - Existing ■r• na Jl `7' l prr d r ky r.r ■ ! 'lug ED 10 ►Z4 L:-c --- R_siJRA31_4maml Comp Plan Key Findings: Tr,chftnal lmfi4 wWr Ral_im:lal ■Mb.A • Promotes infill development in the ■ NWA..Ig core areas in Elk River while ■,,,�,� increasing housing choice and ■�°�preserving the character of ■I surrounding neighborhoods. ■ Ra�suk • Establishes roadway, sidewalk, and UniIdMAExI Add trail connections. Expansion of I; R.o�s{.Ir�srnk. 'ova pedestrian connections • Encouragement of density in established areas • Mixed -use land use identified in the future land use map 4125 Sub S. DJ R Team Overview 11 Site Overview Project Renderings IFNext Steps/Contact Us 4125 Sub S. DJ R Main & Gates Project Overview Lot Area (Acreage) 1.73 Proposed Units 55 Zoning C2 (office) Gross Sq. Ft. 95,350 # of Stories 4 Setbacks Front - Main Ave Side - Gates Sides Unit Mix (subject to change) Units/Acre Proposed Zoning Commerical Sq. Ft. Bldg. Height Parking Stalls 10' Underground 5' Surface 15' Stalls/unit 1BR 9 1BR + Den 4 2BR 20 3 BR 22 Est. Project Cost Est. Ann. Property Taxes 32 PUD 3,967 48'8" high parapet 45'8" low parapet 91 total 51 41 1.65 $14,300,000 $137,500 4125 Sub S. DJ R • Mixed -use vertical redevelopment compatible w/surrounding land uses • Rental housing concept: 4-story building (Potential townhomes in Phase II) • Main -floor commercial space I jobs creation I neighborhood -oriented • Streetscape design fronting both Main & Gates • Connectivity to Hwy. 169, Hwy. 10, & Downtown Elk River I Walkable to Downtown • Catalyst project for other redevelopment opportunities • Provides much -needed rental housing in Elk River I Larger unit sizes proposed 4125 Sub S. DJ R Zoning Code: • MF: 2.5 stalls/unit (1 enclosed) • Commercial: 1/200 sq. ft. Proposed: • Underground: 51 stalls • Surface: 41 stalls • On -Street Parking (3rd St. NW) • Bicycle parking = 137.5 stalls = 20 stalls Main & Gates • Streetscape Design I Infill Project • Proximity to downtown, walkabililty • Parking impacts housing affordability 157.5 stalls 12.86/unit 91 stalls 11.65/unit Transportation Preferences Shifting.... • Many cities revising parking min. • Ride -sharing services (Ober, Lyft, etc.) • Self -driving cars (future) 4125 Sub S. DJ R Team Overview Site Overview Proposed Concept Next Steps/Contact Us 4125 Sub S. DJ R lie N D 11- ffl -:1 4125 Sub S. DJ Project Elevations IN ,N — :1 :1 Nsmm onN1:1:::11 1100 1MM-I NAA „ :11 1:1 !M MM lR Immo il ") 1 11 [ 11 Ili : 111 1 �.:: Ill II■1 : _All_II_Il�. III 1 NN 1 19 --- ----- -------------------------------- --------- --. i■i 111 !11 ° :: 1 1�16, 1 INN ■■■ Is on No No-71 ��,.�a� ye wnn *� IAIf111 101 :11 :11 :::11 1,::1 111 IIIH11111iIi111111111111111121111111il III Project Elevations s� '!1 1 !1 1 !1 1 H NONE 111 H I 111 H 11 11::O1 III INNER 111 milli moon !11 ::1 H 1!1 fiROFTRIISS®EARfN LEVELA 133-63I4'V LEVEL LEY€LF 112'-EI' LEVEL 1 III]- _ il• � LEVELPP Scale: l'•2if SCaie:i-21T 4125 Sub S. DJ R Project Renderings 1 N 1� � f� loin l -.OF It now, 911OLM Project Renderings no oil I Not m J "ENTEW.Mr, A. M III I �r �r1�1 711-imllilil i k k� 0, Pr oil Team Overview Site Overview Proposed Concept IVProject Renderings 4125 Sub S. DJ R _N C6 •U ate-+ \ _N � 4/3 N N E O O_ N U ^ u � 4 -+ O CL > N N O N N N o N p 4-0 O E E O U co ^ }, U 4-0 .> N � N O •O 4-J N cn O 4 -+ U u N N .N • }' +-+ N O cn U 4- \ U � 0 ca Q v N .� N N� U 0 •E Q Q J U- Q 0= U � • cn ry r--% r) Q O E O U U O E i Q N cv N E U a--+ 00— O U v N E E