HomeMy WebLinkAboutPC97010 - 10/29/97 - Hwy 252 & 66th AveCity of Brooklyn Center
Planning Commission Application
Please Print Clearly or Type
Application No. 9
Street Location of Property Hwy 252 & 66th Avenue, NWCyo &0" A/6 /V
Legal Description of Property Tracts A and B. Registered Land Survey No. 1442
River Road Dental (Steve Schell) 560-0571
Owner Scherer Bros. Lumber (Gary Scherer) Phone No.627-0812
412 66th Ave., Brooklyn Center
Address 9110 83rd Ave., Brooklyn Park
Applicant Hnl i dn;4 Atnti nnstores, Inc- by Mark Nelson Phone No. 830-8767
Address 4567 West 80th St., Bloomington, MN 55437
Type of Request: 11 Rezoning El Variance
xx Subdivision Approval
11 Other:
Special Use Permit
Site & Building Plan Approval
Description of Request: Plat existing two (2) lots into three (3) lots as part of proposed
dental office redevelopment and new Holiday Stationstore.
The applicant requests processing of this application and agrees to pay to the City of Brooklyn Center,
within fifteen (15) days after mailing or delivery of the b' ent, the actual costs incurred by the
City for Engineering, Planning and Legal expenses reasonably and necessarily required by the City for the
processing of the application. Such costs shall be in addition to the application fee described herein.
Withdrawal of the application shall not relieve the applicant of the obligation to pay costs incurred prior
to withdrawal.
Fee
Receipt No:
Dates of P. C. Consideration:
Approved Denied
following conditions:
Hola s Inc.
Applicant's Signature
Date
PLANNING COMMISSION RECOMMENDATION
lets
this day of 19, subject to the
Chairman
CITY COUNCIL ACTION
Dates of Council Consideration:
Approved '� Denied this day of� s��� r�" 19, with the following
Planning Commission Information Sheet
Application No. 97010
Applicant: Holiday Stationstores, Inc.
Location: Northwest Quadrant of T.H. 252 and 66th Avenue North
Request: Preliminary Plat Approval
The applicant is seeking preliminary plat approval to subdivide into three lots the property that is
currently described as Tracts A & B, Registered Land Survey No. 1442. The *property in
question is zoned C-2 (Commerce) and is located at the northwest quadrant of T.H. 252 and 66th
Avenue North. It is bounded on the west by R-3 zoned property containing the Riverwood
Townhomes; on the north by vacant R-3 zoned property; on the east by T.H. 252 right-of-way;
and on the south by 66th Avenue North with the Super America gasoline service station and
convenience store on the opposite side of the street. The total land area contained within this
preliminary plat is 142,684 sq. ft. or 3.28 acres.
The current Tract A is a vacant L shaped parcel that bounds the existing Tract B on the north and
west sides. Tract B currently contains a one story dental office/clinic. The purpose of the
proposed preliminary plat is to create various lots which would accommodate a redevelopment of
this area. The redevelopment would relocate the existing dental office/clinic to the west and
create a parcel for development of a Holiday Stationstore approximately where the dental office
is now located. The proposal would also create a lot which would border the dental office and
Holiday Stationstore on the north but would remain vacant for future development.
The new legal description is proposed to be Lots 1, 2 and 3, Block 1, Holiday Brooklyn Center
Addition. Lot 1 is proposed to be 53,603 sq. ft. in area (1.23 acres) and would be the site for the
proposed Holiday Stationstore. (See Planning Commission Application No. 97011.) Lot 2,
which lies westerly of Lot 1, is proposed to be 35,090 sq. ft. in area (.81 acres) and will contain
the redeveloped dentist office. (See Planning Commission Application No. 97012.) Lot 3,
which is located northerly of Lots 1 and 2, is proposed to be 53,992 sq. ft. (1.24 acres) and will
provide a buffer parcel between the Holiday Stationstore and the abutting R-3 zoned property.
This parcel will be subject to future commercial development.
The zoning ordinance requires that all parcels have frontage on a public right-of-way. The
proposed Lot 3 has frontage along the T.H. 252 right-of-way, however, no access to that roadway
will be allowed. The parcel is in effect land locked without some type of access arrangement
allowing access to the site over the proposed Lots 1 and 2. The applicant is proposing to provide
appropriate access to Lot 3 and the necessary cross access easement will have to be filed with the
final plat of this property. Also, cross access agreements between Lots 1 and 2 will be required
because access to Lot 2 will be gained via Lot 1.
A 60 ft. wide easement runs north and south through the approximate center of this proposed
plat. The easement area contains an existing sanitary sewer and must be maintained. The
8-14-97
Page 1
easement will be along the westerly 60 ft. of Lot 1 and continue through the approximate center
of the proposed Lot 3.
The City Engineer is reviewing the proposed preliminary plat and has forwarded a copy of it to
MN/DOT and has requested their comments. It should be noted that there is surplus MN/DOT
right-of-way located southeasterly of and adjacent to this plat. We have encouraged the applicant
to contact MN/DOT regarding the possible acquisition of this surplus property and the inclusion
of that property in this plat. It is not necessary for this land to be included as will be shown in
the site plan for the Holiday Stationstore, however, it would seem beneficial to include the excess
land with the Holiday proposal and would not leave a vacant, undevelopable portion of land
between the station and the T.H. 252 right-of-way area.
The plan for this area calls for a shared access along 66th Avenue North for all three of the
proposed lots. The City Engineer has requested comments from Mr. Glen Van Warmer of Short,
Elliott, Hendrickson (SEH) regarding the desirable location of access to the sites.
A public hearing has been scheduled for this preliminary plat and a notice of the Planning
Commission's consideration has been published in the Brooklyn Center Sun/Post. Also, as
previously mentioned, MN/DOT has been notified of this proposed plat.
All in all we believe the preliminary plat is in order and does reflect the proposed redevelopment
outlined in subsequent planning commission applications. Appropriate cross access easements
will need to be developed in a manner approved by the City Engineer and City Attorney.
RECOMMENDATION
The proposed preliminary plat appears to be in order and approval of the application 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.
Appropriate driveway and cross access easements shall be developed and filed with
the title to the properties in question. These easements and documents are subject to
the review and approval of the City Engineer and City Attorney prior to final plat
approval.
4. The existing 60 ft. wide easement shall be continued and shown on the final plat for
this property.
8-14-97
Page 2
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MEMORANDUM
DATE: August 4, 1997
TO: Ron Warren, Planning and Zoning Specialist
FROM: Scott Brink, City Engineer
SUBJECT: Preliminary Plat and Site Plan
Proposed Holiday Station and Dental Office Relocation
T.H. 252 at 66th Avenue North(NW Corner)
(Holiday Brooklyn Center)
DRAFT
A preliminary plat and site plan has been submitted to the city for review and approval.
The plat submitted for review was prepared by the firm of Bolton & Menk, Inc., and dated July 23,
1997. The following comments are offered at this time.
• Additional Drainage and Utility Easements should be provided along the property lines, a
typical standard provided on most plats. A minimum five(5) foot easement along both sides of
property lines, and 10 feet along existing roadways, or roadway right of ways should be
provided.
• A utility plan has not yet been submitted at this time. Any common sanitary sewer and water
lines that would serve both facilities, along with any shared driveway/access should be
accounted for in an appropriate agreement. A utility and maintenance agreement with the City
will also need to be provided. These agreements should be developed and recorded with the
final plat.
• A permanent easement 60 feet wide traverses through the center of the property. It is
imperative that no permanent structures or facilities be located within this easement. In
addition, it is recommended that the existing sanitary sewer within this easement be inspected
for its condition prior to any building on the site.
• Traffic issues, particularly access to and from the property from 66th Avenue has been
examined, and a report from SEH is attached. Key points from the report are as follows:
There will be conflicts between exiting left turning traffic from both the Holiday and
Super America stations. Depending on any future redevelopment in that area, it
appears that a center median on 66th will eventually be required. The applicant
(Holiday) should be made aware that installation of a center median on 66th Avenue is
a strong future possibility.
The station site does not appear to have adequate circulation space and mobility for
delivery vehicles. The report describes these inadequacies further.
• The total site area as submitted is 3.40 acres. The property will therefore not be subject to
review by the West Mississippi Water Management Commission. However, stormwater
management of the site has been reviewed in conjunction with the City's Water Management
Plan, and the City's existing storm water infrastructure.
It appears from the proposed plan that stormwater will be directed from the site by an internal
storm drain system that will connect to an existing 15 inch storm water pipe, located on the
property adjacent to the west. Because the pipe appears to be on private property, it is not
shown on city record drawings, and should be verified for its location and allowable use. It is
presumed to drain to an existing City maintained storm water line that is undersized according
to the City's Water Management Plan. It is therefore recommended that the applicant provide
an on -site storm water detention facility that will at a minimum, limit the amount of discharge
from the site to the pre -developed condition.
• Because the property borders State Highway Right of Way(T.H. 252), the plat will be subject
to review by the Minnesota Department of Transportation. A copy of the preliminary plat has
been submitted to Mn/Dot, however, no comments have been received at the time of this
writing.
• Any additional comments or recommendations by the City Attorney
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3535 VACNAIS CENTER DRIVE. 200 SEN CENTER. ST. PALL. MN 55110 612 490.2000 &)0 315-2055
ARCHITECTURE - ENGINEERING - . ENVIRONMENTAL . • TRANSPORTATION
August 6, 1997
W. Scott Brink
City Engineer
City of Brooklyn Center
6301 Shingle Creek Parkway
Brooklyn Center, MN 55430
Dear Scott:
RE: Brooklyn Center, Minnesota
Proposed Holiday Service Station
66th Street at Highway 252
SEH No. A-BROCT9801.00
As you requested, we have reviewed the proposed site plan for the Holiday Service Station to be located
on the northwest corner of 66th Street and Highway 252. This station is proposed to be 4,200 square feet
in size and will have six fuel islands and twelve fueling stations. Also included is a dental office located
to the west of the Holiday station. There is an additional oudot shown to the north of the two buildings.
Traffic Volumes
We anticipate that the Holiday station will generate approximately 1,800 vehicles per day. We anticipate
about 135 vehicles in the am. peak hour and 160 in the p.m, peak hour. They will be equally distributed
between inbound and outbound.
The dental office is anticipated to generate approximately 200 to 250 vehicle trips per day. The trips to
and from the dental office will be relatively evenly spaced throughout the day, and will have little impact
on volumes on the driveways or on 66th Street.
The service station traffic will come primarily from traffic already on either Highway 252 or 66th Street.
We estimate that approximately 60 percent of the total traffic and up to 80 percent of the p.m. peak traffic
will be "pass -by" traffic. These trips will impact the volume of traffic at the driveways, but will not add
to the volume of traffic on the roads.
Taking into account the volumes generated by the dental office, and both the new and pass -by trips from
the Holiday station, it is possible to develop a turning movement forecast for the driveways. Primary
concern will be left turns in from eastbound 66th Street and left turns out from the driveway onto
66th Street. In the a.m. peak hour, we estimate there will be 32 eastbound left turns into the
establishments and 47 southbound left turns to go east on 66th Street. This is approximately one. left turn
into the facility every two minutes, and less than one per minute exiting the facility and turning left.
In the p.m. peak hour, the volumes for the left turns will diminish. This is primarily due to the direction
of the pass -by trips of the Holiday station and the relatively few anticipated inbound trips to the dental
SHORT ELLIOTT
HENDRICKSON INC. MINNEAPOLIS, MN ST. CLOUD. MN CHIPPEWA FALLS, WI MAOISO.N. WI LAKE COUNTY. IN
EQUAL OPPORTUNITY EMPLOYER
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Mr. Scott Brink
August 6, 1997
Page 2
office. We estimate there will be 21 eastbound left turns to the facility and 39 southbound left turns
exiting the facility.
Because of the high volume of pass -by trips, it is not anticipated that the station will have a major impact
on the operation of the intersection of 66th Street and Highway 252. As an example, we estimate that the
additional northbound to westbound left turns will be approximately 10 to 15 in the p.m. peak hour.
66th Street Operations
" The driveways to the Holiday station are offset from those to Super America based on the proposed site
plan. Left turning traffic from the Holiday station will be in direct conflict with the left turning traffic
from the Super America station. In other words, the left turns will be turning toward each other a short
distance apart and there will be conflicts.
As part of other studies for the City, we have reviewed the potential increase of traffic along 66th Street
with the probable redevelopment of the area south of 66th Street. We anticipated that the heavy
northbound to westbound left turn and the number of driveways immediately west of Highway 252 will
require some type of a median and/or change in access. Installation of a median along 66th Street will
�f y significantly change the traffic pattern to and from both the Holiday station that is proposed and the
existing Super America station. The applicant should be aware that a median is a possibility, and will
perhaps be required as traffic volumes grow.
No calculations were made for the potential traffic from the outlot to the north. The outlot is relatively
large in size.
Site Plan Review
The general circulation to the Holiday station should work well. Traffic will normally enter from the
south and approach the gas pumps, facing north. Most of the traffic will then exit by making a left turn
back to the common driveway to the west of the station, or travel to the east around to the carwash on the
north side of the building.
Motorists entering the site from the east will probably use the enter -only driveway. Because of the angle,
they will be entering at a higher than normal speed, and will be faced with an immediate decision as to
which pump island to visit. They will be in conflict with traffic entering from the west which will come
through the west driveway. With the relatively low volumes and with the westbound traffic being
somewhat controlled by the traffic signal on Highway 252, conflicts will not be a regular occurrence.
It is not apparent where the trash container will be. If it is assumed to be at the northeast corner of the
site, trash trucks will have to travel around the pump islands. With the current geometrics, the trucks will
have to enter the site from the common driveway on the west, and travel to the aisle between the building
and the gas pumps. It does not appear possible for the trash truck to travel onto the site from the east one-
way driveway without traveling between the pump islands, which will be difficult if there are vehicles
at the islands.
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August 6, 1997
Page 3
Exiting the site will also be difficult because of the islands and design of the area north of the carwash.
Turning templates indicate that the island between the exit from the carwash and the area north of the
carwash will restrict the trucks and prevent them from making a turn without traveling over the island.
We anticipate that delivery trucks will have the same problem. It appears that delivery trucks will use the
east side of the store for parking since there is limited room on the west side or in front of the store. Thus,
delivery trucks will have the same circulation problems that trash trucks have. In addition, the delivery
trucks will be in the path of vehicles approaching the carwash.
Gasoline transport tankers will also have a problem on the site. It appears they must be scheduled to
arrive from the west, use the west driveway and hope there is no traffic so they can make the reverse turn
to reach the southwest corner of the site. it appears that the storage tanks will probably be located on the
east side since placing them anywhere else will put the unloading tanker truck in direct conflict with
circulating vehicles. The tanker, when exiting, will have to travel between the store and gas pumps since
it is physically impossible to make the move around the north side of the building. Because of the narrow
area, it appears that all deliveries will have to be made at off hours and hope that there is little traffic on
site.
All circulation on the dental office site will be in through a single access point. We assume that the
employees will be parking in the south parking lot and that the east lot will be reserved primarily for
clients. The westerly two spaces in the south parking lot will be difficult to exit from since there is no
turnaround area. It does appear that there is adequate parking for the dental office based on the size of
the building.
If you have any questions regarding our review, trip generation calculations, or site plan comments, please
feel free to call us. If you need additional information, we will be glad to supply it.
Respectfully submitted,
Short Elliott Hendrickson Inc.
Glen Van Wormer
Manager, Transportation Department
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HohdGy Companies
GFN. OFFICE 7967 WEST 801h s IRLE �h1AIL AD()R15`r I (). F( )% 1224 'AINN F \I ( A S. MN 55-110 / PH. 612-8 W-8700 i FAX 612-830-8864
LR[L) T UFFKE SA)I W_ OLD SHAKOPFE RD- N4AIL :AI)DRESS: P.O. BOX 1211, N11NN61P(?LIS %IN 440/ PH. 612 921 5200/ FAX 612-921-5295
Direct Dial: 6121830-8767 Fax: 6121830-1674 E-mail: mnelson@holidayco.com
March 5, 1998
Scott Brink
City of Brooklyn Center
6301 Shingle Creek Parkway
Brooklyn Center, Minnesota 55430-2199
RE: Additional Information for Final Plat for Holiday Stationstore
Highway 252 and 66th Avenue North, Brooklyn Center, Minnesota
Dear Scott:
Enclosed is a copy of the Easement Agreement we plan to record with our final plat.
This Agreement will provide the necessary documentation for the driveway serving the
lots we are creating, and has been agreed to by the Schells.
Also enclosed please find a note from our surveyor indicating MN/DOT is satisfied with
our final plat.
Hopefully this information is what you were looking for to accompany our application.
We look forward to receiving the Subdivision Agreement from you. Please call me at
830-8767 if you have any questions.
Sincerely,
HOLIDAY STATIONSTORES, INC.
Mark W. Nelson
Manager of Real Estate
MWN/bms34
Enclosure
cc: Ronald A. Warren
David D. Hoeschen
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STATE OF MINNESOTA)
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AFFIDAVIT OF PUBLICATION
COUNTY OF HENNEPIN)
Denis L . M i n d a k being duly sworn on an oath says that he/she is
the publisher or authorized agent and employee of the publisher of the newspaper known as
Sun -Post . and has full knowledge of the facts
which are stated below.
(A) The newspaper has complied with all of the requirements constituting qualification as a
qualified newspaper, as provided by Minnesota Statue 331 A.02, 331 A.07, and other applicable
laws, as amended.
(B) The printed Notice of Hearing
which is attached was cut from the columns of said newspaper, and was printed and published
once each week, for one successive weeks; it was first published
on Wednesday the 6 day of August , 19 9 7 , and was thereafter
printed and published on every to and including
, the day of 19 : and printed below is a copy of
the lower case alphabet from A to Z, both inclusive, which is hereby acknowledged as being the
size and kind of type used in the composition and publication of the notice:
abcdefghgklmnopgrst-wxyz
TITLE: Publisher
Acknowledged before me on this
6 day of A
0 1 - 1'rt it I �' �11, , 2
Not ry Public
19 97 .
RATE INFORMATION
(1) Lowest classified rate paid by commercial users
for comparable space
(2) Maximum rate allowed by law for the above matter
$ 2.55 per line
$ 6.20 per line
(3) Rate actually charged for the above matter $ 1.20 per line
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submitted by
Holiday Statloaxterve, Inc..7 ei '
Dated: July 2S,,M7
Ronald A. Warren
Planner Commission seerew"
(Aug 6,1997)PVCty Brklyn Cntr Plat
This pity in
erty located at tt
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Said arowned m
August 4, 1997
Holiday Stationstores, Inc
Mark Nelson
4567 West 80th St
Bloomington, MN 55437
Dear Mark,
Please be advised that the Planning Commission of the City of Brooklyn Center will review
Planning Commission Application No. 97010, 97011, and 97012, submitted for subdivision
approval/preliminary plat, special use permit and site and building plan approval, at its meeting
on Thursday, August 14, 1997, at approximately 7:30 p.m. in the City Hall Council Chambers,
6301 Shingle Creek Parkway.
The applicant or a designated representative must be present at this meeting.
Auxiliary aids for persons with disabilities are available upon request at least 96 hours in advance.
Please contact the City Clerk at 569-3300 to make arrangements.
If you have questions or comments regarding this matter, please contact me.
Sincerely,
Ronald A. Warren
Planning Commission Secretary
RAW : rsc
cc: File No. 97010, 97011, and 97012
NOTICE OF HEARING
ON PROPOSED PRELIMINARY PLAT
CITY OF BROOKLYN CENTER
Notice is hereby given of a public hearing to be held on the 14th of August, 1997 at
7:30 p.m. at the City Hall, 6301 Shingle Creek Parkway, to consider the proposed preliminary
plat to be known as Holiday Brooklyn Center Addition for the property described as follows:
Tracts A & B, Registered Land Survey No. 1442, and Lot 3, Block 1, De Mac
Addition, except that part taken on Minnesota Department of Transportation Right of
Way Plat No. 27-20.
This property is more commonly described as the property located at the northwest
quadrant of 66th Avenue North and Trunk Highway No. 252.
Said proposed preliminary plat has been submitted by Holiday Stationstores, Inc.
Dated: July 30, 1997
Ronald A. Warren
Planning Commission Secretary
Holiday Companies
GEN. OFFICE: 4567 WEST Both STREET / MAIL ADDRESS: P.O. BOX 1224 MINN EAPOLIS, MN 5.5440 / PH. 612-830-8700 / FAX 612-830-8864
CREDIT OFFICE: 5501 W. OLD SHAKOPEE RD. / MAIL ADDRESS: P.O. BOX 1216 MINNEAPOLIS, MN 55440 / PH. 612-921-5200 / FAX 612-921-5295
July 24, 1997
Ronald A. Warren
City of Brooklyn Center
6301 Shinglecreek Parkway
Brooklyn Center, Minnesota 55430
VIA MESSENGER
RE: Preliminary Plat Application for River Road Dental Clinic/Holiday Stationstores, Inc.
Highway 252 and 66th Avenue, Brooklyn Center, Minnesota
Dear Ron:
Enclosed please find the following items required for our Preliminary Plat Application:
1) Four (4) copies of the Preliminary Plat.
2) A check covering the $200.00 application fee.
3) Application for subdivision approval.
This preliminary plat is part of our overall submittal for the redevelopment of the River Road Dental
Clinic, a new Holiday Stationstore, and a future C-2 use. We hope to have our plans for this
development prepared for submittal next week. We will be submitting for our site and building plan
approval, special use permit, and variance.
Please call me at 830-8767 if you have any questions pertaining to this application. We look forward
to continuing to work with you.
Sincerely,
HOLIDAY TATIONSTO ES, INC.
Mark W. Nelson
Manager of Real Estate
MWN/bms16
Enclosures
cc: Gary M. Scherer
Dr. Stephen Schell FOOD
L�� '` N6n6�Wide / I LESS
City of Brooklyn Center
A great place to start. A great place to stay.
July 8, 1997
Mr. Scott Peters
Minnesota Department of Transportation
Water's Edge
1500 West County Road B2
Roseville, Minnesota 55113
RE: Preliminary Plat of Holiday Brooklyn Center
Holiday Station Store and Dental Office
Northwest corner of T.H. 252 at 66th Avenue North
Dear Scott:
Enclosed, please find a copy of a preliminary plat submitted for the above property. This
preliminary plat will be considered by the City of Brooklyn Center Planning Commission at its
August 14, 1997 meeting. Your review and any comments would be appreciated prior to that
meeting.
We also anticipate receiving a site plan with proposed grading and utilities. I will forward a copy
of that plan as well when it becomes available.
Thank you for your assistance. If you have any questions, please feel free to contact me at 569-
.)-1 40.
Sincerely,
Scott A. Brink, P. E.
City Engineer
"-1:t: Ron Warren
6301 Shingle Creek Pkwy, Brooklyn Center, MN 55430-2199 • City Hall & TDD Number (612) 569-3300
Recreation and Community Center Phone & TDD Number (612) 569-3400 • FAX (612) 569-3494
An Affirmative Action/Equal Opportunities Employer
August 14, 1997
Mr. Mark Nelson
Holiday Stationstores
4567 W 80th Street
Bloomington, MN 55437
Dear Mr. Nelson:
You recently submitted a Planning Commission Application for a variance for the property
located at Hwy 252 and 66th Avenue North in Brooklyn Center. Since it was determined that an
application for a variance was not necessary, we are returning the application fee of $100 to you.
If you have any questions, please contact me at 569-3300.
Sincerely,
Ronald A. Warren
Planning and Zoning Specialist
RAW:rsc
Enclosure