HomeMy WebLinkAbout2001 08-16 PCP PLANNING COMMISSION AGENDA
CITY OF BROOKLYN CENTER
AUGUST 16, 2001
REGULAR SESSION
1. Call to Order: 7:30 p.m.
2. Roll Call
3. Approval of Minutes - June 28, 2001
4. Chairperson's Explanation
The Planning Commission is an advisory body. One of the Commission's functions is to
hold public hearings. In the matters concerned in these hearings, the Commission makes
recommendations to the City Council. The City Council makes all final decisions in
these matters.
5. Herbert A. Margolis 2001 -016
• Request for Preliminary Plat approval to combine and divide 13.957 acres of land located
east of Brooklyn Boulevard between I -94 and 69th Avenue North into two lots.
6. Herbert A. Margolis 2001 -017
Request for a Special Use Permit and Site and Building Plan approval for an 11,000 sq.
ft. addition to the Brookdale Dodge automobile dealership at 6800 Brooklyn Boulevard.
7. L & D Contracting 2001 -018
Request for a Special Use Permit and Site and Building Plan approval to enlarge the
convenience store and expand the car wash at Hark's Mobil Station, 6501 Humboldt
Avenue North.
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8. Information Presentation from Brooklyn Center School District Regarding School
Expansion.
9. Other Business
10. Adjournment
Application Filed on 7 -26 -01
City Council Action Should Be
Taken By 9 -25 -01 (60 Days)
• Planning Commission Information Sheet
Application No. 2001 -016
Applicant: Herbert A. Margolis
Location: East Side of Brooklyn Boulevard Between I -94 and 69th Avenue North
Request: Preliminary Plat
The applicant, Herbert A. Margolis on behalf of Bri-Mar Company, Inc., is seeking preliminary
plat approval to combine and divide 13.957 acres of land located on the east side of Brooklyn
Boulevard into two lots for the Brookdale Dodge automobile dealership and the Luther
Brookdale Mazda dealership (formerly Ryan Olds).
The property under consideration is zoned C -2 (Commerce) and includes the former Total Gas
Station site, the Big Wheel Auto Parts store, the Car X/Pit Stop site, Brookdale Dodge and
Brookdale Mazda. It is surrounded on the west by Brooklyn Boulevard; on the north by 69
Avenue; on the east by R -1 and R -3 zoned property; and on the south by I -94 right of way.
BACKGROUND
For a number of years, the City and Hennepin County have pursued the widening of Brooklyn
Boulevard from 65 Avenue on the south to approximately 71 Avenue on the north. The
widening of this roadway necessitated the acquisition of certain properties, or portions of
• properties, on the east side of Brooklyn Boulevard north of I -94. In the area between I -94 and
69 Avenue this has meant the total taking of Pilgrim Cleaners, Total Gas, Big Wheel Auto
Parts, and Pit Stop Oil Change. All of these buildings have been removed from their respective
sites. Negotiations are nearing final completion on the acquisition of the Car X property and this
building should be removed in the near future. Partial takings of the Brookdale Mazda and
Brookdale Dodge properties have also been accomplished.
The Brooklyn Boulevard widening project includes a center median to be constructed from 1 -94
up to 70 Avenue with breaks at the freeway ramps and 68 and 69 Avenues. The construction
of the center median would result in only right in/right out access for the Brookdale Mazda site.
A series of complex negotiations between the City, the County and the various affected property
owners has resulted in an agreement that calls for the redrawing of property lines along with
appropriate easement agreements that will allow the two automobile dealerships to have full
access at a signalized intersection at 68 and Brooklyn Boulevard.
The proposed plat reflects the resulting property changes. In effect, the remaining land from
Total Gas, Big Wheel Auto, Pit Stop and Car X sites will be attached to the Brookdale Dodge
property, while the southerly leg of the Brookdale Dodge property will be attached to the
Brookdale Mazda property, squaring out that site and allowing full access to the 68 and
Brooklyn Boulevard intersection.
• 8 -16 -01
Page 1
. The current Brookdale Dodge showroom, which is located on a portion of the property to be
attached to Brookdale Mazda, will eventually be demolished and a new facility for Brookdale
Dodge will be built. Planning Commission Application No. 2001 -017 comprehends the site and
building plan/special use permit approval necessary to accomplish these changes.
The proposed plat is made up of portions of five properties that would be replatted into two lots
and an outlot to be known as the Bri-Mar Addition. Right of way for the expansion of Brooklyn
Boulevard (County Road No. 152) will be dedicated with the plat and is shown. An expanded
right of way area is provided for opposite 68 Avenue to provide an intersection type access to
the two proposed lots. Lot 1 will be the site of the Brookdale Dodge dealership and is proposed
to be 267,588 sq. ft. (6.35 acres). Lot 2 will be the site of Luther Brookdale Mazda and is
proposed to be 304,599 sq. ft. (6.993 acres). A 30 ft. by 26 ft. outlot (proposed Outlot A) is
established to house PCA monitoring equipment in a shed surrounded by a 6 ft. high chain link
fence on the former Total Gas property. This structure will be located there on a temporary basis
while monitoring akes lace.
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Cross access between the Dodge and Mazda dealerships (proposed Lots 1 and 2) will be
established as part of an agreement between the various parties. Said access easement agreement
should be filed with the plat.
The City Engineer is reviewing the preliminary plat and will be making written comments, which
will be attached for the Commission's review. Copies of the preliminary plat have been
. forwarded to Hennepin County and MNDOT for their review because Brooklyn Boulevard is a
county road and the plat abuts highway right of way. Comments received from these agencies
will also be passed on. No on site water detention is planned for this area as water will be
conveyed to a regional facility located in the Palmer Lake basin area. The particulars of such
plan for the Brookdale Dodge dealership have been reviewed and approved by the Shingle Creek
Watershed Management Commission.
i
A public hearing has been scheduled for this preliminary plat and notice of the Planning
Commission's consideration has been published in the Brooklyn Center Sun/Post.
R FCOMMF.ND A TTO
This preliminary plat appears to be in order and approval is recommended subject to at least the
following conditions:
1. The final plat is subject to review and approval by the City Engineer.
2. The final plat is subject to the provisions of Chapter 15 of the City Ordinances.
3. Cross access agreements between the proposed Lots 1 and 2 shall be filed with the
final plat.
• 8 -16 -01
Page 2
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• Application Filed on 8 -3 -01
City Council Action Should Be
Taken By 10 -2 -01 (60 Days)
Planning Commission Information Sheet
Application No. 2001 -017
Applicant: Herbert A. Margolis
Location: 6800 Brooklyn Boulevard
Request: Special Use Permit/Site and Building Plan Approval
The applicant, Herbert A. Margolis on behalf of Bri-Mar Company, Inc., is seeking a special use
permit and site and building plan approval for an approximate 11,000 sq. ft. addition to the
Brookdale Dodge automobile dealership at 6800 Brooklyn Boulevard.
The property in question is zoned C -2 (Commerce) and is the site of the proposed reconfigured
property for Brookdale Dodge as comprehended by the preliminary plat under Planning
Commission Application No. 2001 -016. It is bounded on the west by Brooklyn Boulevard; on
the north by the old Pilgrim Cleaner's site, the Brookdale Honda off site lot and 69 Avenue; on
the east by R -1 and R -3 zoned property and on the south by the Luther Brookdale Mazda
property. The retail sale of motor vehicles is classified as a special use in the C -2 zoning district.
• The applicant proposes to make an 11,000 sq. ft. addition to the existing Brookdale Dodge
service building. This would be to replace the current showroom building. Following
completion of the new construction, the old showroom and connecting walkway would be
demolished. As indicated in the preliminary plat report, the building and land reconfigurations
are the result of extensive negotiations and agreements between the City, the County and affected
property owners due to Brooklyn Boulevard widening and redesign plans. When all is said and
done, Brookdale Dodge will have a combined showroom, office and service center with access to
the 68 Boulevard intersection while Brookdale Mazda will have an expanded lot for
additional automobile display and access to this same intersection.
A(' CRISS/PARKTM("T
Access to the Brookdale Dodge property will be from the newly configured 68
Boulevard intersection. It will be a shared access with cross access easements granted between
the Dodge and Mazda dealerships. This will be the only Brooklyn Boulevard access for
Brookdale Dodge. Access to the site can also be gained from 69"' Avenue North.
The new property configuration will allow an expanded parking/display area between Brooklyn
Boulevard and the new showroom for Brookdale Dodge. Required parking for the auto
dealership is based on multiple parking formulas. 5.5 parking spaces per 1,000 sq. ft. of gross
floor area is required for the retail and showroom space (3,415 sq. ft. equals 19 spaces); one
parking space for every 200 sq. ft. of gross floor area is required for the office portion of the
• 8 -16 -01
Page 1
building (3,158 sq. ft. equals 16 spaces); three parking spaces per service bay and one parking
space per each service employee is required for the service repair areas (31 service bays and 28
employees equals 121 spaces). A total of 156 parking spaces are required for this use. There are
468 parking spaces, including handicap parking, on the site which will accommodate required
parking plus vehicle display and storage throughout the site.
B -612 curb and gutter will be provided around the new parking/display area in front of the new
showroom. A new 15 ft. green strip will be provided from the expanded Brooklyn Boulevard
right of way line. An existing shed, surrounded by a 6 ft. high chain link fence, is located in the
northerly portion of this new parking area. The shed contains PCA monitoring and pumping
equipment for the old Total Gas Station operation. This structure will eventually be removed
from the site once this activity is completed and will then become part of the parking/display area
for Brookdale Dodge.
C'TR AT)MG/DR ATNAC'TF./[ TTTT.TTTFg
The applicant has provided grading, drainage utility and erosion control plans, which the City
Engineer is reviewing. New storm sewer will be constructed westerly of the new building
location and contain four new catch basins. This will drain the new parking lot into existing
storm sewer that serves the parking lot on the east and north sides of the building. Existing storm
and sanitary will be removed and replaced around the perimeter of the new showroom building.
The sanitary sewer will connect to existing sanitary sewer on the north side of the building.
• B -612 curb and gutter will be provided to assist drainage. Concrete parking delineators will be
provided at the end of parking lanes and around landscaped areas.
The City Engineer is reviewing the drainage, grading, utility and erosion control plans and will
be providing written comments, to be attached with this report for the Commission's review. The
overall drainage plan does not include on site water retention. Drainage from this site will be
directed to a regional storm water pond located in the Palmer Lake basin. This overall drainage
plan has been reviewed and approved by the Shingle Creek Watershed Management
Commission.
T.AN CAPTNCT
The applicant has submitted a landscape plan in response to the landscape point system used to
evaluate such plans. The plan includes a landscape summary showing the existing landscaping
on the site and the applied point value for this landscaping. This 6.35 acre site requires 421
landscape points. The landscape analysis indicates there are 48 existing shade trees, 15 existing
pine trees, and six existing decorative trees, which amounts to 579 existing, landscape points.
The applicant has been encouraged to provide additional landscape in the nodes on either side of
the new green strip to be provided along Brooklyn Boulevard and perimeter and decorative
plantings and trees around the perimeter of the new building addition. He has responded to this
by proposing four new shade trees (Ash), four new coniferous trees (Colorado Green Spruce),
8 -16 -01
Page 2
• one new decorative tree (Indian Magic Crab) and 80 new shrubs (including Anthony Waterer
Spirea and Blue Chip Juniper). This would add 105.5 more landscape points to the existing 579
points for a total of 684.5 landscape points. Although the plan does not meet the generally
required distribution of landscaping, we feel that the amount of landscaping well exceeds that
required and that the plan is acceptable.
RT M .T)TNCT
The new showroom office and slight service expansion will be attached to (on the Brooklyn
Boulevard side) of the existing service building. The north and south elevations will be rock
faced concrete block painted to match the existing. The west, or Brooklyn Boulevard elevation
will have aluminum store front windows across most of the face with the exception of where two
glass overhead doors will be located leading to the service garage area. Over the store front
windows and overhead doors will be an E.I.F.S. band with an E.I.F.S. and glass architectural
feature around the main entrance to the showroom.
The floor plan shows new showroom space, office space, and a service write up area in addition
to four new service bays to be attached to and incorporated into the existing building.
T .TCTHTTNCT/TR A SH
• The applicant has submitted a lighting plan showing the photo - metrics and location of new
parking lot lighting to be provided. The foot candles shown do not exceed the standards outlined
within the City's zoning ordinance. The light standards will be a cut off type of light to direct
light down onto the site. The ordinance provision requires that light standards be shielded in
such a way as to concentrate illumination on the property. No glare should emanate from, or be
visible beyond the boundaries of the property at the prescribed foot candles. The plan submitted
appears to be within the parameters of the City Ordinance.
The plan shows no location for a trash enclosure on the site. It is assumed that trash will be
contained either within the building or the applicant will provide an appropriate location for a
trash enclosure to be installed. Roof top and on ground mechanical equipment are also required
to be screened from view. The site currently contains a large brick and cedar screen wall around
the north and west sides of the property screening the parking lot areas from abutting residential
property. This screening device meets the requirements of the ordinance and is in good shape to
continue to providing necessary screening on the site.
SPFCTAT.ITSF. PERMIT STANDARDS
This application also involves a special use permit for the expansion/alteration of the existing
automobile dealership. It is, therefore, required to meet Section 35 -220 of the City Ordinances
(attached). These standards require that the proposed special use permit will promote and
enhance the general public welfare and not be detrimental to or endanger the health and safety of
• 8 -16 -01
Page 3
the public; not be injurious to the use and en'
• P J enjoyment of other property in the immediate area, nor
substantially diminish or impair property values; not impede the normal and orderly development
of surrounding property; be designed so as to minimize traffic congestion on the public streets;
and conform with the applicable regulations of the district in which it is located.
It is believed that the proposed reconfiguration and expansion of the Brookdale Dodge dealership
will not have any detrimental affects on the health or safety of the general public. We do not see
this proposal to diminish or impair property values within the neighborhood and in fact see this
redevelopment to be a plus. The Brooklyn Boulevard widening project, which is considered to
be a public improvement to this area has caused the need to redevelopment various parcels in this
neighborhood and this proposal, and the subsequent platting application dividing most of this
area into two lots makes sense. At least three curb cuts along the east side of Brooklyn
Boulevard will be eliminated and the automobile dealership use of the property does not have
significant impact on the traffic in this location. The redevelopment will be constructed and
arranged in such a way as not to interfere with the use and development of neighboring property.
The site design meets the building, parking, landscaping and setback requirements set forth in
City Ordinances. Again, we believe this proposal meets the standards for special use permits
contained in the ordinance.
A public hearing has been scheduled with respect to this special use permit and notices have been
sent to surrounding property owners.
• RECOMMM- MATT nN
The plans are in order and approval is recommended subject to at least the following conditions:
1. The building plans are subject to review and approval by the Building Official with
respect to applicable codes prior to the issuance of permits.
2. Grading, drainage, utility and erosion control plans are subject to review and approval
by the City Engineer prior to the issuance of permits.
3. A site performance agreement and supporting financial guarantee in an amount to be
determined based on cost estimates shall be submitted prior to the issuance of permits
to assure the completion of site improvements.
4. Any outside trash disposal facilities and roof top or on ground mechanical equipment
shall be appropriately screened from view.
5. The building is to be equipped with an automatic fire extinguishing system to meet
NFPA standards and shall be connected to a central monitoring device in accordance
with Chapter 5 of the City Ordinances.
• 8 -16 -01
Page 4
6. An underground irrigation system shall be installed in all landscaped areas to
facilitate site maintenance.
7. Plan approval is exclusive of all signery which is subject to Chapter 34 of the City
Ordinances.
8. B -612 curb and gutter shall be provided around all parking and driving areas.
9. The applicant shall submit an as built survey of the property, improvements and utility
service lines prior to release of the performance guarantee.
10. All work performed and materials used for construction of utilities shall conform to
the City of Brooklyn Center's current standard specifications and details.
11. A special use permit is granted for the altered automobile sales, display and service
operation indicated in this plan. Any expansion or alteration of the use not
comprehended by the zoning ordinance nor this approval, shall require and
amendment to the special use permit.
12. The special use permit is subject to all applicable codes, ordinances and regulations.
Any violation thereof shall be grounds for revocation.
13. The old Brookdale Dodge showroom and connecting walkway shall be demolished
and removed from the site in conjunction with the occupancy of the new addition.
14. The final plat comprehended under Planning Commission Application No. 2001 -016
shall receive final approval and be filed with Hennepin County prior to the occupancy
of the Brookdale Dodge showroom addition.
8 -16 -01
Page 5
• Application Filed on 7 -31 -01
City Council Action Should Be
Taken By 9 -29 -01 (60 Days)
Planning Commission Information Sheet
Application No. 2001 -018
Applicant: L & D Contracting Company
Location: 6501 Humboldt Avenue North
Request: Special Use Permit/Site and Building Plan Approval
The applicant, L & D Contracting Company on behalf of Harks, Inc. owner of the Mobil Station
at 6501 Humboldt Avenue North, is seeking a Special Use Permit and Site and Building Plan
approval to enlarge the convenience store as well as to expand the existing car wash at the above
location.
The property in question is zoned C -2 (Commerce) and is bounded on the north and west by R -5
(Multiple Family Residence) zoned property containing a 102 unit apartment complex; on the
east by Humboldt Avenue with the Brooklyn Center Junior /Senior High School on the opposite
side of the street; and on the south by Freeway Boulevard with the Holiday Inn on the opposite
side of that street. A gas station/convenience store /car wash is a special use in the C -2 zoning
district.
• The applicant is planning to expand the existing convenience store into three of the four service
bays at the site and to also add 10 ft. to both ends of the existing car wash so that a newer type
car wash can be installed. The fourth service bay, a former car wash bay, will be converted to
accommodate convenience store storage and a car wash equipment room.
The convenience store expansion will more than double the size of the existing retail operation
by providing 1,210 sq. ft. of sales area plus coolers (3 3 9 sq. ft.), walk -in freezer (130 sq. ft.),
storage space (185 sq. ft.), checkout counter (250 sq. ft.), bathroom (48 sq. ft.) and an existing
clean room (108 sq. ft.). The expanded and remodeled car wash and equipment room will total
an additional 1005 sq. ft.
A(' CF9' ;[PARKTNG
The proposed plan calls for no change to the access for this site, which is gained from driveways
located along Humboldt Avenue and Freeway Boulevard. The former owner in 1994 expanded
the retail area and at that time provided 25 parking spaces to meet the minimum requirements in
the zoning ordinance for parking. Eleven parking spaces were required for the retail area with
three parking spaces being required for three of the service bays plus one space for each service
bay employee and two parking spaces for service vehicles. The current applicant is proposing to
do away with the service bays and convert this space to either retail, storage or equipment room.
2270 sq. ft. of the building will be devoted to retail space or accessory storage and the applicant
has proposed to provide parking on the basis of 5.5 parking spaces per 1,000 sq. ft. of retail
8 -16 -01
Page 1
• space. This comes to 12.48 or 13 parking spaces to meet the parking requirements. The spaces
would be located along the north side of the site where 17 former parking spaces were provided.
The reason for the reduced number of spaces in this area is to accommodate the expansion of the
car wash and to provide stacking space in this area. Five additional parking spaces are located at
the southwest portion of the site and handicap van accessible parking is provided next to the
building. It might be possible to provide some additional parking, but we believe the analysis
provided (providing 13 parking spaces specifically for the retail establishment) should
accommodate parking on the site. This does not account for pump island parking, which also can
be accommodated and could provide up to six additional spaces. The fact that the service
operation is being discontinued will free up parking spaces which can be used for retail
customers.
CTR AT)TNG/DR ATNAGE/171UTTF.S
There are no alterations being proposed with respect to this site regarding changes in grading,
drainage or utilities. No watershed review is required and, therefore, no such plans are included
with this review.
T.ANDgCAPTN(`T
The site is fairly well landscaped based on a 1994 landscape plan provided by the then owner to
meet the landscape point system. The current applicant has provided a landscape schedule that
shows the existing landscaping is a total of 81 landscape points. This meets the minimum points
required for this site, which is 80.
RT M .T)TN('T
The building addition is to both the north and south side of the car wash bay, which is the bay
furthest to the west on the site. As indicated previously, the car wash will be modified to
accommodate new equipment and the extended area is being provided to accommodate that
equipment. The building currently is a combination of brick with board and batten accent. The
applicant proposes to use board and batten siding where four overhead doors on the north side of
the site will be removed. The expansion of the car wash will be mostly brick with board and
batten accent over the upper portion above the overhead door.
TR A RH/T IGHTTN('T
There are no changes proposed to the site with respect to lighting. A trash enclosure area is
located along the west side of the site north of the building. It is in need of repair and updating
for proper screening of trash on the site. It should be noted that the current owner is replacing a 6
ft. high metal opaque fence that was along the west side of the site. Screening is required where
the gas station abuts with multi - residential property. The applicant has repaired and repainted the
screening on the north side. This will suffice to meet the screening requirements for the site.
• 8 -16 -01
Page 2
A propane facility, which was located east of the easterly pump islands, has been removed also.
SPF.CTAT. T 1SF. PF.RMTT STANDARDS
The applicant has submitted a written explanation as to how they believe they will meet the
standards for special use permits contained in Section 35 -220 of the City's zoning ordinance
(attached). This is an existing facility and, for the most part, it is believed the addition is
compatible with the standards for special use permits. Eliminating the service operation will
reduce the number of junk vehicles that have often been parked on the site for an extended
period. All in all, we believe the proposed changes will allow for less congestion on the site.
The applicant also notes that it is their intent to resurface the entire parking lot upon completion
of the interior project. The standards for special use permits require that the proposed special use
permit (in this case an amendment to the special use permit) should promote and enhance the
general public welfare and not be detrimental to or endanger the health and safety of the public;
not be injurious to the use and enjoyment of other property in the immediate neighborhood or
substantially diminish or impair property values; not impede the normal and orderly development
of surrounding property; be designed so as to minimize traffic on the public streets; and conform
with the applicable regulations of the district in which it is located.
The applicant has commented that they believe the improvements proposed will not be
detrimental to the neighborhood and should not impair property values within the area. They
point out that the site should not impede the development or improvement of property but should
r • help spur the development of surrounding dwellings. They note that egress, ingress will not be
altered and said improvements shall conform to the regulations of the district in which the
property is located. We would concur with the applicant's comments and believe the standards
for special use permits can be met particularly with respect to the upgrading of the screen fencing
on the site and the other improvements proposed.
A public hearing has been scheduled for this special use permit and notices of the Planning
Commissions consideration have been sent to surrounding property owners.
RRCOMMFNDATTnN
We believe the plans are generally in order and approval is recommended subject to the
following conditions:
1. Building plans are subject to review and approval by the Building Official with
respect to applicable codes prior to the issuance of permits.
2. Any grading, drainage or utility plans are subject to final review and approval by
the City Engineer prior to the issuance of permits.
3. All outside trash disposal facilities and roof top mechanical equipment shall be
• 8 -16 -01
Page 3
appropriately screened from view.
4. Plan approval is exclusive of all signery which is subject to Chapter 34 of the city
ordinances.
5. The area to the east and south by the entrances into the retail area shall be signed
as "no parking, fire lane" as determined by the Fire Chief.
6. The amended special use permit is granted for the expansion of the retail area and
the car wash addition as contained in the plans submitted. Any other expansion or
alteration of this use shall require additional amendments to the special use permit
granted. The repair of vehicles on this site is being discontinued and shall not be
allowed.
7. The special use permit is subject to all applicable codes, ordinances and
regulations. Any violations thereof shall be grounds for revocation.
i 8 -16 -01
Page 4
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JUL -30 -2001 02:10P FROM:L AND D MAINT CO 6514302551 70:7635693494 P:2/3
Layout and Design for the New Millennium
L.- 2 _MAINT EN. _E COMPANY
• 6045 Lake Elmo Avenue North
Stillwater, Minnesoota 55052
Telephone 651 -430 -2550 Fax 651 -430 -2551
31 J U LY 2001
MK RONALD A. WARREN
CITY OF BROOKLYN CENTER- PLANNING AND ZONING
6301 SHINGLE CREEK PARKWAY
BROOKLYN CENTER MINNE50TA 55430 -2199
RE:
HAWS MOBIL
6501 HUM13OLOT AVENUE NORTH
BROOKLYN CENTER, MINNESOTA
I
MR WARREN:
IN KEGAURD5 TO THE CONDITIONS AND STANDARDS FOR THE SPECIAL USE PERMIT OUR
OUTLINE 15 A5 FOLLOWS:
THE SCOPE OF OUR PROJECT 15 TO ENLARGE THE EXI5TING `C' STOKE WITH THE PURPOSE
OF SERVING THE NEIGHBORHOOD COMMUNITY WITH A LARGER SELECTION OF
MERCHANDISE. THE FINISHED PROJECT WILL NOT ONLY BE LARGER, THE INTERIOR OF THE
STORE WILL 13E BRIGHTER ADDING TO THE SECURITY OF THE PATRONS. THE ADDITION OF
TEN FEET TO EACH END OF THE EX15TING CARWA5H 15 BEING ADDED 50 THAT THE OWNER
MAY INSTALL A NEWER TYPE CAKWA5H.
THE EXTERIOR FINISHES WILL CONFORM TO THE EXISTING F1N15HE5, IN THE CASE OF THE
BRICK; THE MATCH WILL BE AS CL05E AS P055I15LE. THE EXISTING ROOFING MATERIAL
AND A NUMBER OF THE ROOF JACKS THAT NO LONGER HAVE A FUNCTION WILL BE
REMOVED. THE ROOFING MATERIAL WE PROPOSE TO INSTALL 15 A THREE TAB 30 -YEAR
A5PHALT/ F15EKOLA55 SHINGLE. TH15 WILL PROVIDE THE STRUCTURE WITH A `CLASS A'
ROOF.
THE LARGE PROPANE TANK THAT WAS LOCATED ON THIS 51TE HAS BEEN REMOVED AND
THE AREA IN QUESTION HA5 BEEN PUT INTO SOD, 5HRU55 AND FLOWERS.
THE EX15TING METAL FENCING I5 NOW BEING REPLACED WITH A MATERIAL THAT 15 MORE
IN KEEPING WITH THE NEIGHBORHOOD.
•
JUL -30 -2001 02:10P FROM:L AND D MAINT CO 6514302551 TO:7635693494 P:3/3
WE AL50 INTEND TO RESURFACE THE ENTIRE PARKING LOT AT THE COMPLETION OF THE
INTERIOR PROJECT. WE WILL BE REMOVING 5EVERAL PARKING SPACES TO ALLOW CARS TO
TURN SAFELY INTO THE CARWASH. THE PARKING LOT WILL BE RE5TRIPPED A5 5HOWN IN
OUR 51TE PLAN.
THE IMPROVEMENTS PROP05ED ABOVE WILL NOT BE DETRIMENTAL TO THE NEIGHBORHOOD
AND SHOULD NOT IMPAIR THE PROPERTY VALUES WITHIN THE AREA, THE 51TE 5HOULD NOT
IMPEDE THE DEVELOPMENT OR IMPROVEMENT OF PROPERTY BUT SHOULD HELP SPUR THE
DEVELOPMENT OF THE SURROUNDING DWELLING5. THE EGRE55, INGRESS WILL NOT 5E
ALTERED AND 5AID IMPROVEMENT5 SHALL CONFORM TO THE REGULATION5 OF THE
D15TIZICT IN WHICH TH15 PROPERTY 15 LOCATED.
SINCERELY,
PETER E. MARTIN
PROJECT MANAGER
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