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HomeMy WebLinkAboutPC85001 - 12/20/84 - Shingle Creek Pkwy & John Martin DriveF_11.1-1NING COMMISSION FILE File Purge Date:N�95 FILE INFORMATION Project Number: 6500' PROPERTY INFORMATION Zoning: C2 PLAN REFERENCE Note: If a plan was found in the file during the purge process, it was pulled for consolidation of all plans. Identified below are the types of plans, I any, that were consolidated. • Site Plans • Building Plans • • Other: rgrctd+ng $ dr01nc1gL Pkup 35ed q, fih 1 u4,d CCL'0 ' � FILE REFERENCE Note: The following documents were purged when this project file became inactive. We have recorded the information necessary to retrieve the documents. Document Type Date Ranae Location Agendas: Planning Commission Office Minutes: Planning Commission Minutes: City Council Document Type Resolutions: Planning Commission Resolutions: City Council z 2,01,9y> �/'i/8 5> City Vault Z11,l`85 1 z11718<f, Y141,95, City Vault Number Location City Vault 65 - 9 7 ('�/,0/85 7 City Vault Ordinances: City Council es- 0 3 (L/��/85� City Vault COMMERCIAL/INDUSTRIAL PROPERTY FILES CHECKLIST CITY OF BROOKLYN CENTER PLANNING CU1•1i•11 7)"'A uN APPLICATION • Application No. 85001 ci,k 7, Please Print Clearly or Type `' Street Location of Property shingle Creek Parkway and John Martin Drive Legal Description of Property (see Attached) Owner Ryan Construction Company of Minnesota, Inc. Address 7401 Metro Boulevard #500 Edina, MN 55435 Phone No. 835-7990 Applicant Ryan Construction Company of NLinnesota, Inc. Address 7401 Metro Boulevard #500 Edina, MN 55435 Phone No. 835-7990 Type of Request: Rezoning Subdivision Approval Variance X Site & Bldg. Plan Approval Special Use Permit Other: Description of Request: The owner seeks approval for the construction of a Target store with an attached retail shopping center. Also included is an outlot parcel for a potential restaurant location. 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 billing state- ment, 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 ligation to pay costs incurred th prior to withdrawal. .0 /� z2 /� J Fee $ 100 Receipt No. (,p54 (o Date: PLANNING COMMISSION RECOMMENDATIONNN Dates of P.C. Consideration: — % 7- 0 nt•s bignature Approved L Denied this day of 19 , subject to the following conditions: CITY COUNCIL ACTION Dates of Council Consideration: Approved Denied this _20 day of amendment: man 19 d S , with the following P/I Form No. 18 (over please) Planning Commission Information Sheet Application No. 85001 Applicant: Ryan Construction Company Location: Shingle Creek Parkway between John Martin and Summit Drives Request: Site and Building Plan The applicant requests site and building plan approval to construct a 105,000 sq. ft. Target store and 34,160 sq. ft. attached retail center on the parcel of land east of Shingle Creek Parkway between John Martin Drive and Summit Drive. The land in question is zoned C2 and the proposed retail use is a permitted use in that zoning district. This application was reviewed by the Commission at its January 17, 1985 meeting and tabled with direction to the applicant to revise the proposed plan in accordance with the recommendations of the staff report submitted at that meeting. Most of those recommendations have been acted on favorably and still more revisions are being considered. The most significant revision to the overall proposal has probably been the elimination of the auto center on the northeast side of the building. (This results in the withdrawal of Special -Ilse Permit Application No. 85002.) The garden center which is to remain on the northeast side will be surrounded by an 8' high masonry wall to provide effective screening. In addition, the building exterior of the Target store is to be brick, compatible with the brick exterior of the retail center. Rounded corners will provide some vertical relief on the Target building similar to the retail center. The retail center has been shrunk in size by 4,800 sq. ft. at the south end to allow better truck movements to and from John Martin Drive. Another significant change in the plan is regarding the access arrangements. A right -turn -in access and right -turn -out access on Shingle Creek Parkway are proposed. No median cut will be granted. A deceleration lane adjacent to northbound Shingle Creek Parkway will be installed requiring a relocation of the public sidewalk onto the Target property within an as -yet -to -be -obtained easement. Parking stalls adjacent to Shingle Creek Parkway will be left in the green - strip, counted as proof-of-parking.(Staff recommend this based on a traffic analysis by Dean Wenger of Barton-Aschmann Associates for this project which projects a total parking demand on the site of 772 spaces while 880 are possible.) Concrete medians in two parking rows are also provided to reduce cut -through traffic. The accesses on John Martin Drive and Summit Drive now have extended throats with no intersecting driving lanes or parking for approxi- mately 100' in from the property line. Medians have also been extended. A third access on Summit Drive is also proposed to serve the Garden Center. Staff recommend this access rather than a con- nection between the Garden Center and the main Summit Drive access which could cause difficulties in the proper function of the main access. The latest plan submitted provides 880 parking stalls which meets the retail parking requirement for 139,160 sq. ft. of retail space and a restaurant of up to 120 seats. (This number of seats works out to 35.4 sq. ft. per seat with a 4,250 sq. ft. restaurant which is more realistic than the earlier estimates. Again, however, no approval of a specific restaurant is implied by this action.) 2-14-85 -1- Application No. 85001 continued Some reduction in the number of parking stalls is probably necessary to accommodate truck movements south of the building to exit the site onto John Martin Drive. This stall reduction will presumably impact the restaurant seating. Regarding the traffic analysis for the site, Dean Wenger has provided further information as requested by the City. Mr. Wenger has in- corporated alternate assumptions about the direction of approach of the customer traffic coming to the Target site. Based on either assumption, however, Mr. Wenger concludes that the level of service at all relevant intersections will be "A". Staff and the City's traffic consultant (Glen Van Wormer of Short -Elliott -Hendrickson) are more of the opinion that the level of service will be "B" and perhaps "C" during certain peak periods at certain intersections. This, however, is still an acceptable level of service. It appears, therefore, that traffic impact should not be a reason for denying or altering the project. Regarding the landscaping plan, the new plan uses smaller tree stamps and some increased landscaping will be provided adjacent to the garden center. Staff have also asked for a reduction in the number of Ash trees (with a concomitant increase in other shade trees), more berming along Shingle Creek Parkway, more landscaping in front of the restaurant pad and landscape islands in the parking lot. All but the landscape islands have been agreed to. The grading plan has been modified to provide higher berms in the large green areas and normal berms approaching a 3:1 slope in most greenstrip areas. The catch basin in front of the John Martin Drive entrance has been relocated. The plan notes curb and gutter around all parking and driving areas. The applicant wishes to be excused from the requirement to provide curb and gutter around parking lot islands. However, this is a long standing policy that should not be altered without further review apart from consideration of this application. Staff have also drawn attention to the high finished floor elevation of Target and have warned the applicant that this may lead to grade problems from the main Summit Drive access to the store entrance. The applicant has assured us that this matter will be considered to try to minimize these grade problems. In general, the plans for the proposed Target development do appear to be in order and approval is recommended, subject to at least 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. Grading, drainage, utility and berming 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 by the City Manager) shall be submitted prior to the issuance of permits to assure completion of approved site improvements. 2-14-85 -2- Application No. 85001 continued 4. Any outside trash disposal facilities and rooftop 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 accord- ance with Chapter 5 of the City Ordinances. 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. B612 curb and gutter shall be provided around all parking and driving areas, including parking lot islands. 9. The replat of the property shall receive final approval by the City Council and be filed at the County prior to the issuance of building permits. 10. The applicant shall amend the name of the development and the plat so as not to be confused in any way with the City of Brooklyn Center prior to preliminary plat approval. 11. Plan approval excludes the restaurant portion of the project which is subject to future review and approval. 12. All outside storage in the garden center area shall be effectively screened from view by an opaque masonry wall. Excepted from this condition are the tops of tree seedlings. However, no packaged merchandise shall be visible from outside the garden center. 2-14-85 -3- Planning Commission Information Sheet Application No. 85001 Applicant: Ryan Construction Company Location: 6100 Shingle Creek Parkway Request: Site and Building Plan The applicant requests site and building plan approval to construct a 105,000 sq. ft. Target store and a 38,960 sq. ft. attached retail center on the six parcels of land east of Shingle Creek Parkway between John Martin Drive and Summit Drive. The property in question is zoned C2 and is bounded by vacant C2 zoned land and LaBelle Is on the southeast, by John Martin Drive on the southwest, by Shingle Creek Parkway on the northwest, and by Summit Drive on the north, northeast. Retail sales is a permitted use in the C2 zoning district. There is also a proposed auto center in the Target store that is a special use in the C2 district. A 4,250 sq. ft. restaurant is indicated on the plan, but no details are provided. This element is not comprehended in any approval. Access to the site is proposed off John Martin Drive and two access points off Summit Drive. The easterly access on Summit Drive is primarily a truck access and meets the normal ordinance maximum of 30' in width. Because of the volume of traffic entering and leaving the site, the westerly access on Summit Drive is proposed to be 58' with a 4' median and the access on John Martin Drive is proposed to be 46' with a 4' wide median. Openings of wider than 30' have been allowed in other instances where a median is utilized. No access has been proposed off Shingle Creek Parkway and such an access would be out of kilter with the parking layout. However, it may be that a right-in/right-out access off Shingle Creek Parkway, with no median cut, would take some of the burden off the other accesses, particularly with respect to left turns into the access on John Martin Drive. Such an access off Shingle Creek Parkway should only be approved if there is a realignment of parking within the site. The applicant has submitted a traffic analysis for the proposed site prepared by Barton-Aschman Associates. It projects peak hour traffic volume at the site to be 478 trips inbound and 444 outbound (p.5). Figure 5 of the report shows important traffic movements associated with peak hour site trips. The busiest access is projected to be on John Martin Drive with 578 total movements in and out (309 of these are left turns). The main Summit Drive access is projected to have 391 total movements during peak hour, 190 of which are left turns. The major traffic problems posed by the development will be at the John Martin Drive access and at the intersection of John Martin Drive and Shingle Creek Parkway. Signals are tentatively planned for the John Martin Drive/Shingle Creek Parkway intersection. This development will likely affect the type of signal and possibly the design of the intersection. The currently proposed development is likely to increase traffic volumes to the Summit Drive/Shingle Creek Parkway intersection to the point of warranting the installation of permanent traffic signals at this intersection. The additional traffic volumes generated by the proposed development will also add significantly to traffic problems in at least the following locations: -C.S.A.H. 10 and Shingle Creek Parkway -John Martin Drive at the service road/ramp Easterly of T.H. 100 -weaving problems along John Martin Drive and Summit Drive between Shingle Creek Parkway and the entrances to the development -I- Application No. 85001 continued In addition to the traffic generated by the proposed Target and retail center, the City must look at the potential traffic generated by future uses on other vacant land in this area. The City has requested an evaluation of the traffic analysis by Glenn Van Wormer with Short -Elliott -Hendrickson. Mr. Van Wormer feels that the overall peak hour traffic projection is realistic, but would like to have further information on projected traffic patterns at various times. He feels that the direction of approach to the site will be less from the Highway 100 south corridor than projected by the analysis and there will be more traffic from the north. Although the report projects a level of service in the "A" range (no problems), Mr. Van Wormer feels the result will probably be a "B" or "C" level of service (problems, but acceptable). Mr. Van Wormer has commented that the layout of the site creates difficulties and that the proposed arrangment of accesses is poor with traffic ultimately becoming confused and clogged on site and possibly off. He also recommends consideration of a right-in/right-out access on Shingle Creek Parkway. It is noted that City staff met with representatives of Ryan Construction on 12/17/84 to review an earlier version of the site plan. At that meeting, staff requested the developer to amend the plan to reduce the severe traffic problems associated with the then -proposed driveway to Summit Drive directly opposite Earle Brown Drive. Our objection was not to the location of the driveway with respect to our roadway system - rather to the congested entrance area on -site which would result in expansion of that congestion into the intersection. The current plan shows two alternate locations for the driveway - both removed from the Earle Brown Drive alignment. It is our opinion that neither of these alternates provide any improvement because both still are poorly designed within the site. In fact, the original location may be better than either of these alternates because that would allow a future traffic signal system installed at the Summit Drive/Earle Brown Drive intersection to also serve the Target entrance. At the 12/17/84 meeting, staff also presented the developer with an outline of elements to be included in the requested traffic generation study. Analysis of the Barton-Aschman report indicates that many of these elements have not been addressed, while others have not been answered satisfactorily. One very important area which is not addressed by the Barton-Aschman study is the question of additional trips which will occur between this development and Brookdale - by "comparison shoppers" etc. The proposed plan provides parking for 890 cars. This is to provide parking for 143,960 sq. ft. of retail space (the combination of Target and the attached retail center) and for an approximate 100 seat restaurant. (Note: The 100 seat restaurant would have to be reduced in seats by the number of employees on the maximum shift. Staff are also concerned over the size of 4,250 sq. ft. relative to the number of seats in the restaurant which indicates some excess capacity. However, this element of the plan is not subject to approval at this time and further consideration maybe deferred.) It should be noted that the site plan maximizes the utilization of this 13.4 acre parcel of land. This results in all available areas being covered by either building or parking. Minimum green areas are provided. Furthermore, the parking lot is out of kilter with the major traffic generator, Target. The parking is mostly located in front of the strip shopping center. The result may be that some tenants in the center will suffer because their customers will be crowded out by Target traffic. It should be noted that the flow of traffic on the site is likely to be confused and -2- Application No. 85001 continued clogged by the way the accesses at both Summit Drive and John Martin Drive lead into the parking lot. At the Summit entrance there is a poorly defined open area in front of the access that leads at various angles to parking stalls and the main driveway in front of the building. The access at John Martin Drive would seem to handle outbound traffic well, but inbound traffic will either dead end into the south end of the shopping center or fork left in front of the building. The main flow of inbound vehicles should be toward the driveway in front of the building. There is also a poorly defined traffic area immediately outside the proposed auto center at the north corner of the Target building. This area is very poorly defined compared to the K-Mart auto center on Earle Brown Drive. Staff recommend a total rethinking of the auto center location. In summary, it is the opinion of City staff that the site plan is very poorly designed and will result in significant traffic congestion problems on the site and at the entrance areas. We recommend that the developer be requested to develop alternate site plans for consideration, starting with a committment to properly designed access points, then designing the site accordingly. The landscape plan calls for 52 shade trees including Summit Ash, Norway Maple, Greenspire Linden, American Linden and Skyline Locust. Most of these shade trees are in the perimeter greenstrip areas though there are 12 Skyline Locust and 4 Greenspire Linden proposed in the pavement area in front of Target and the retail center. The plan also calls for 8 Radiant Crab, five clustered along John Martin Drive and three along Shingle Creek Parkway. In addition, 26 Black Hills Spruce are proposed in greenstrip areas adjacent to public streets, 12 in the area opposite the proposed Auto and Garden centers. Finally, there are over 150 shrubs proposed, including Seagreen Juniper, Compact Spreading Yew, Compact Euonymus and Compact Viburnum. These shrubs are located in planting beds around a freestanding sign at the corner of Summit Drive and Shingle Creek Parkway, in front of the proposed Target store, and in front of the attached retail center. Staff would note in passing that the landscape plan uses tree stamps that are out of all proportion with the size of the plantings to be installed on the site. The tree stamp for decorative and coniferous trees scales about 25' in diameter. The stamp for shade trees is almost 40' in diameter. If these trees ever reach this size, the building will probably either have been razed or be a historic site. Therefore, in spite of the appearance of generous landscaping, staff feel that more trees could be proposed, especially along the property lines adjacent to LaBelle's and a proposed neighboring shopping center. Also, no trees or landscaping have been proposed in parking lot areas. Some visual breakup of the lot is needed. The grading plan provides fairly generous berms in a couple larger green areas and minimal one foot high berms along most of the greenstrip areas. These berms should be maximized to a slope of 3:1 which normally allows for a 2.5 ft. high berm in a 15' greenstrip. Drainage on the site is to be collected in four series of catch basins connected by private storm sewer to the City storm sewer in either Summit Drive or John Martin Drive. One catch basin that seems questionable is the one immediately inside the John Martin Drive access. While this is not a major drainage basin, its location in a high traffic area will be a nuisance. It must be pointed out that the drainage that would be produced on the site with this development may exceed the storm sewer capacity presently available in the City system. The present system cannot be analyzed because design criteria have not been submitted. With respect to curbing, the plan shows curb and gutter around the perimeter of the parking lot, but none is indicated around parking lot islands as required and the plan notes do not indicate curb and gutter. -3- Application No. 85001 As to water and sewer service, an 8" water line will loop from Summit Drive to John Martin Drive. Sanitary sewer service splits with the Target line going to Summit and the shopping center line to John Martin. One hydrant, served by an isolated line off Shingle Creek Parkway, is proposed in front of the retail center. Another hydrant is proposed behind the center. The City Engineer recommends installing a further hydrant along Shingle Creek Parkway. The proposed building exterior for the complex is not uniform. The proposed exterior of the Target is an exposed aggregate panel with a painted accent band about the middle of the wall and a narrower band near the top. The proposed exterior of the retail center is to be a saxon brick. The Commission should evaluate the consistency of these treatments and the quality of materials in lieu of past policy of consistent quality of exterior treatments. The plan notes that rooftop mechanical equipment will be screened as required by the City. A trash compactor is to be located behind the building and will be screened by a masonry wall. No trash enclosures are shown for the retail center. The plan proposes a fenced in garden center and an auto center with five overhead doors on the Summit Drive side of the Target building. The garden center is to be screened by a vinyl coated chain link fence and the auto center by the Spruce trees in the Summit greenstrip. Staff consider this to be totally inadequate screening and recommend that the auto and garden centers either be relocated entirely to the rear of the building and/or that much better screening be provided. The proposed plan provides for three loading berths at the southeast corner of the Target building. However, the City's traffic consultant feels it will be very difficult to maneuver more than one trailer into this dock area. It should also be pointed out that other Target stores in the metropolitan area utilize numerous trailers for outside storage of inventory. Such outside storage is not permitted under Section 35-412 of the Zoning Ordinance. It is recommended that the applicant work with neighboring property owners to possibly arrange a joint access for trailer trucks behind both buildings and a consolidated loading dock space for better maneuver ability. Staff have met with the applicant and representatives of Target to discuss the foregoing concerns regarding the plan. No revised drawings were available when this report was typed. At present we can only recommend that the application be tabled with direction to the applicant to submit a revised plan addressing the concerns outlined above no later than two weeks prior to the Commission's February business meeting. -4- Co CL qo RESTRICTIVE COVENANT INSURING COMPLIANCE WITH U $506(b) OF THE UNIFORM BUILDING CODE This Restrictive Covenant is made this day of D� , 1985 by Ryan Construction Company of Minnesota, Inc., a Minnesota corporation, hereinafter called Ryan, and Dayton -Hudson Corpora- tion, a Minnesota corporation, hereinafter called Target. WHEREAS, Ryan is the owner of Lot 1, Block 1, Shingle Creek Center, according to the recorded plat thereof on file and of record in the Office of the Registrar of Titles, Hennepin County, Minnesota; and WHEREAS, Target is the owner of Lot 2, Block 1, Shingle Creek Center, according to the recorded plat thereof on file and of record in the Office of the Registrar of Titles, Hennepin County, Minnesota; and WHEREAS, Ryan and Target wish to construct separate but connected buildings on the above -described real estate as shown on the Site Plan which is attached hereto and made a part hereof by reference; and WHEREAS, 5506(b) of the Uniform Building Code, 1985 edition, does not permit the type of construction which is proposed unless the separate but connected buildings are treated as a single unit and are entirely surrounded and adjoined by public ways or yards not less than 60 feet in width, hereinafter called Yard. WHEREAS, the real estate described herein lies within the jurisdiction of the City of Brooklyn Center, Hennepin County, Minnesota, hereinafter called the City, which is the enforcing authority for the Uniform Building Code, 1985 edition; NOW, THEREFORE, in consideration of the premises and the mutual covenants hereinafter set forth and for other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, Ryan and Target agree that the real estate described herein shall be held, sold and conveyed subject to the following covenants and restrictions which shall run with the land herein described, shall be binding on all parties having any right, title or interest in the above -described land, and upon their heirs, successors, and assigns: 1. Ryan and Target agree that the Yard shall adjoin the separate but connected buildings as shown cross -hatched on the attached Site Plan and such space shall be maintained free of any building or structure, and shall be maintained as a Yard as defined in the Uniform Building Code, 1985 edition, provided however, that the said restrictions and covenants shall not prevent the Yard from being used for driveways, sidewalks, curb and gutter, landscaping and similar uses which do not constitute a building Ja s contemplated by the Uniform Building Code, 1985 edition. parking, 2. This covenant shall not prohibit the expansion of either of the separate but connected buildings so long as the expanded separate but connected buildings are entirely surrounded and adjoined by a Yard. 3. This covenant shall not be amended, revoked or altered without the written consent of the City of Brooklyn Center endorsed thereon and recorded with the County Recorder in and for Hennepin County, it being understood that if the Uniform Building code is amended to eliminate the Yard requirement, the City shall consent to the termination of this agreement if all other building, fire, and land use regulations are met. 4. The City is hereby granted the power to enforce the requirements of this covenant as if it were a party hereto, which power of enforcement shall be in addition to all other legal and equitable remedies available to the City. 5. Neither this covenant nor anv amendment thereto shall be of any force or effect until it is recorded with the Registrar of Titles in and for Hennepin County. IN WITNESS WHEREOF, the parties have executed this Agreement on the date first above written. DAYTON-HUDSON CORPORATION, a Minnesota corporat}fon Its I By ' Lc Its rr .LIA RYAN CONSTRUCTION COMPANY OF MINNESOTA, INC., a Minnesota By By Its 2 ACKNOWLEDGMENT OF CORPORATE SURETY STATE OF ss COUNTY OF a ea�edth' s _���` day of (14, �;.� , 19 '.t`, before me PP to me perspnal ay known, who, being by me duly sworn, did say that he, the tl /� ;'?c:c.r: o f iJ� • < C.. 4�',� e%4 - a corporation, that the seal affixed ti> the foregoing i, strument is the corporate seal of said corporation, and that said instru- ment was executed in behalf of said corporation by authority of i S. Boar of :,z.=, and that said �! �'� �,�► kL'. = ��c Z acknowledged said instrument to be the free act and deed of said corporation. 'A; "tic MARILYN E. BAILEY `tl� ±� + NOTARY PUBLIC - MINNESOTA HENNEPIN COUNTY Aks! MY Commission Expires July 17, 1991 STATE OF ss. COUNTY OF ) Notary Public On this' �o day of , 191S , before me appeared to me personally kn n, who, be g b me duly sworn, did say that he, the /�c v of a corporation, that the seal affix to the foregoing inst ume t is the corporate seal of said corporation, and that said instru- ment was executed in behalf of said corporation by authority of its Board f 6 and that said acknowledged said instrument to be the free act ald deed of aid corporation. ry Public �VLENE �== � pUlLIC WITHOELTERAA •.r PIUTARY MBNN�p1N WPIW" I"NESO A '^i ry tl4 COUNTYjmi,t, 1908 3 DVA N construction company OF MINNESOTA NVCOAPOAATED May 14, 1985 City of Brooklyn Center Mr. Ron Warren Director of Planning and Inspections 6301 Shingle Creek Parkway Brooklyn Center, Minnesota 55430 Dear Ron: The site plan on Shingle Creek Center submitted by Ryan Construction and dated January 03, 1985 establishes proof of parking for 890 cars based on 143,960 square feet of retail space. Since that date we have reduced the amount of retail footage. At the request of the City, we have replaced parking spaces on the west side of the lot adjacent to Shingle Creek Parkway with landscaping. Other parking spaces have been eliminated for landscaping at the entry off of Summit Drive. The City has further requested that the eliminated parking stalls be re-established at their directive if they feel the additional interior parking becomes necessary. Therefore, pursuant to the City's request, Ryan Construction Company of Minnesota, Inc. and the Dayton -Hudson Corporation, hereby agree to be responsible for affecting the change if requested. We have attached a proof of parking plan dated 5/14/85 showing that we could accomodate s. Our position is that we would only be responsible for ApAhing parking for this number. RYAN CONSTRUCTION COMPANY nr MTNNFC(1T0 TNf LIM Ti Da DAYTON-HUDSON CORPORATION ''�------ Ti tl e Date 4 Z/ 700 INTERNATIONAL CENTRE, 900 SECOND AVENUE SOUTH, MINNEAPOLIS, MINNESOTA 55402 TELEPHONE 612/339-9847