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HomeMy WebLinkAboutPC94014 - 2050 Freeway Blvdt PLANNING COIVIl MSION FILE CHECKLIST File Purge Date: " FILE INFORMATION Planning Commission Application No.g - 014 PROPERTY INFORMATION � �� f Zoning: 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, if any, that were consolidated. • Site Plans Building Plans Other: 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 Range Location Agenda Cover Sheet: Planning Commission Agenda Book Minutes: Planning Commission -7 / City Vault Minutes: City Council ' Aa City Vault Resolutions: Planning Commission Resolutions: City Council V a1 Ordinances: City Council DndL'Aance AmiendmPnt Historical Photographs: Planning Commission City Vault City Vault City Vault City Archieve CITY OF BROOKLYN CENTER PLANNING COMMISSION APPLICATION an5o Faewcy ,BrvaC Please Print Clearly or Type Application No. Street Location of Property N.W. Corner of Freeway Blvd. & Shingle Creek Parkway Legal Description of Property Tract "B", Registered Land Survey No. 1619 Owner COUNTRY HARVEST BUFFET MANAGEMENT, INC. 94014 Address 915 - 118th Ave., S.E. Suite 309 Bellevue, WA 98005-3855 Phone No. (206)637-8996 Applicant COUNTRY HARVEST BUFFET MANAGEMENT, INC. Address 915 - 118th Ave., S.E. Suite 309 Bellevue, WA 98005-3855 Type of Request: ✓ Rezoning Subdivision Approval Phone No. (206)637-8996 Variance '� Site & Bldg. Plan Approval Special Use Permit x Other: POD Dfescription of Request: To make an existing "I-1" property a "PUD/C2 To accomodate a restaurant and provide for future development of another restaurant. 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 the obligation to pay costs incurred prior to withdrawal. 1% / A n _ Fee $ j2©o Receipt No. Date: /D -7y PLANNING COMMISSION RECOMMENDATION _sates of P.C. Consideration: ;'//y/9 piicant's Signature .= Droved Denied this f�day of %% 195c�, subject to the O r.� E�s� C✓�' r, 1owlng conditions: Chairman CITY COUNCIL ACTION OA 1 Z-19-` 4 A C Res q 14 - Z tes of Council Consideration: -�� CIc �t5 94-253 :,proved Denied this day of f3 F OE 19 , with the following --ndment: sS&f- 40MC r L O V A c Form No. 18. (over please) Clerk _._ i.... _.. CITY OF BROOKLYN CENTER, MINNESOTA 6301 Shingle Creek Parkway 55430 PROCEDURES AND REQUIREMENTS FOR FILING APPLICATION FOR SITE AND BUILDING PLAN APPROVAL Prior to submission of an application for plan review and approval, prospective applicants should arrange an informational meeting with -the Planning Staff to discuss preliminary plans and to become familiarized with applicable ordinance and policy provisions. Four (4) copies of the following documents and information shall be submitted, at least 14 days prior to the date of the regular Commission meeting, concurrent with filino the application (required documents must be consistent with ordinance and policy provisions before an application may be accepted): 1. A certified site survey drawing by a registered engineer or land surveyor showing pertinent existing condition, accurately dimensioned. 2. *An accurately scaled and dimensioned site plan indicating: a) parking layouts and access provisions, including calculation of ordinance parking requirements; b) designations and locations of all proposed buildings and required setback lines; c) fences, walls or other screening, including heights and type of material; d) outside lighting provisions, type and location (foot candle strength at property line must be calculated); e) curbing (B612 curb and gutter is required). Indicate radius measurements; f) building information, including: gross floor area, type of construction and occupancy classification. 3. *A landscape plan showing areas to be sodded or seeded, quantity, location, size and species of trees and shrubbery. (Note: underground irrigation is required in -all landscaped areas in commercial and industrial districts. Plans must be so noted). 4. *Building floor plans, elevations, sections and specifications, including materials proposed. 5. *Existing and proposed land elevations, drainage provisions, and utility provisions, including the diameters of utility lines. 6. Additional drawings, plans or information deemed necessary by the Secretary. *Must be prepared by a registered architect or person registered with the State Board of Registration for Architects, Engineers, Landscape Architects and Land Surveyors, and said drawings/plans shall be so certified. NOTE: Upon approval of plans by the Council and prior to issuance of permits, a Performance Agreement as to approved site improvements and a supporting financial guarantee, in an amount to be determined by the City, are required. Acceptable financial instruments include cash escrow; certificate of deposit; and performance bond. Copies of the Zoning Ordinance may be obtained from the Administrative Office. Questions should be directed to the Planning and Inspection Department. P/I Form No. 19 Planning Commission Information Sheet Application No. 94014 Applicant: Country Harvest Buffet Management, Inc. Location: Northwest corner of Freeway Boulevard and Shingle Creek Parkway Request: Rezoning/Site and Building Plan - PUD/C2 The applicant is requesting rezoning and site and building plan approval for a commerce planned unit development proposal for the property at the northwest quadrant of Freeway Boulevard and Shingle Creek Parkway. The purpose of the proposed action is to provide a site for an approximate 10,000 square foot Country Harvest Buffet restaurant with seating for 400 patrons. The plan would also provide an area of 1.03 acres, 100 feet in width, on the west side of this site for future restaurant development. The property in question is currently zoned I-1 (industrial park) and is 4.15 acres in area. It is bounded on the north by Parkway Circle, a private access drive serving various businesses in the area with the Parkway Place office/industrial building on the opposite side; on the east by Shingle Creek Parkway with a building containing various industrial uses and the Spiritual Life Ministries on the opposite side of Shingle Creek Parkway; on the south by Freeway Boulevard with Chi Chi's restaurant on the opposite side; and on the west by the Minnesota State High School League building. The proposed rezoning is to planned unit development/commerce (PUD/C2). Restaurant uses, as are contemplated for this site, are not acknowledged uses in the I-1 zoning district. Up until 1990, restaurants were acknowledged special uses in the I-1 zone and could be authorized through the granting of a special use permit. In 1990 the city rezoned property in this area to C2 and removed the special use provisions from the 1-1 zoning district uses. The city also amended its comprehensive plan to acknowledge this area, and the area around it, as appropriate for light industrial, commercial and service/office uses. Also about this same time the city established the PUD process to, among other things, promote flexibility in land development and redevelopment. A concern on the part of the city at that time was that convenience food restaurants and some other uses were inappropriate for development on this particular site. The city was not necessarily opposed to a restaurant at this location, but was concerned that the special use permit process would not protect the interests and concerns of the city. The PUD process was considered appropriate for considering anything other than light industrial or service/office land uses for this property. A Planned Unit Development proposal involves the rezoning of land to the PUD designation followed by an alpha numeric designation of the underlying zoning district. This underlying zoning district provides the regulations governing uses in structures within the Planned Unit Development. The rules and regulations governing that district (in this case C2) would apply to the development proposal. One of the purposes of the PUD district is to give the City Council the needed 'flexibility in addressing redevelopment problems. Regulations governing 11-17-94 1 Planning Commission Information Sheet uses and structures may be modified by conditions ultimately imposed by the City Council on the development plans. The Planning Commission's attention is directed to Section 35-355 which addresses Planned Unit Developments (attached). The PUD process involves a rezoning of land and, therefore, is subject to the rezoning procedures outlined in Section 35-210 of the zoning ordinance as well as the rezoning evaluation policy and review guidelines contained in Section 35-208 of the City's zoning ordinance. The policy and review guidelines are attached for the Commission's review as well. The applicant has submitted a brief narrative describing the Country Harvest Buffet restaurant, its philosophy and the proposal. Meals are served buffet style in a family oriented restaurant that serves no alcoholic beverages. The Country Harvest Buffet Management, Inc. owns and operates over 30 such restaurants in the western United States and is planning expansion in the midwest. This Brooklyn Center location would be one of the first Country Harvest Buffets in the Twin City metro area. Their narrative notes their request to change the zoning classification of the land that they propose to occupy from I-1 to PUD/C2. They believe their addition will make a positive contribution to this area and they note other restaurants in the immediate area as well as office buildings and light industrial buildings in the immediate area. They note Shingle Creek Parkway is a major arterial bordering the east side of the property with light industrial and office uses on other sides. They note specifically that there are no residences bordering the property which may cause conflicts between the land uses. They indicate their proposal is to build a restaurant of approximately 10,000 square feet with seating for 400 and parking for approximately 207 vehicles. The Country Harvest Buffet site would occupy 3.12 acres of this 4.15 acre site. The remaining 1.03 acres westerly of the Country Harvest Buffet restaurant would be undeveloped and set aside for future development such as a smaller restaurant. Primary access to the site will be on Freeway Boulevard with secondary access from Parkway Circle. The access will be a shared access serving both of the restaurant sites. It is possible that the remaining undeveloped site might be subdivided off from this property and sold for future development. However, such development would be subject to development restrictions and further Planned Unit Development review and approval prior to its construction. The applicants have not provided specific information as to how they believe they meet the rezoning evaluation policy and review guidelines. The following is a staff review of the Rezoning Evaluation Policy and Review Guidelines contained in Section 35-208 of the City ordinances. 11-17-94 2 Planning Commission Information Sheet a. Is there a clear and public need or benefit? The staff assumes that the public benefit of such development is the utilization of this land in a manner consistent with the development criteria established by the city. It is not anticipated that this development will be a detriment to the community but, on the other hand, be a positive factor providing restaurant services to the businesses and people in the immediate Brooklyn Center area. b. Is the proposed zoning consistent with and compatible with surrounding land use classifications? The staff believes, as will be noted later in this report, that the development of the Country Harvest Buffet restaurant can be considered consistent and compatible with surrounding land use classifications. The area does have other food service businesses and restaurants and there is a large employment base surrounding this area that can make use of such facilities. We believe the site layout, landscaping, parking and other physical features, given some minor modifications, can be compatible. C. Can all permitted uses in the proposed zoning district be contemplated for development of the subject property? The staff believes that all permitted uses and proposed uses can be contemplated for development in the proposed Planned Unit Development zoning district if this proposal is accepted. It should also be noted that the development of this site as proposed uses will not have an adverse affect on developing the remaining parcels in the industrial park zone. d. Have there been substantial physical or zoning classification changes in the area since the subject property was zoned? We have reviewed the history of rezoning, comprehensive plan amendments and zoning ordinance amendments relating to this specific area. Zoning classification changes were made in order to rule out some land uses that the city believed were inappropriate for the industrial park area and this site in particular. The ones being proposed are not considered inappropriate and therefore, can be considered. The PUD process is believed to be an appropriate vehicle for considering such uses. e. In the case of city initiated rezoning proposals, is there a broad public purpose evident? This evaluation criteria is not applicable. 11-17-94 3 Planning Commission Information Sheet f. Will the subject property bear fully the ordinance development restrictions for the proposed zoning districts? The staff believes the subject property should bear fully the ordinance development restrictions for this PUD/C2 proposal based on findings which will need to be made by the city and a development agreement between the city and the developer which will address any, and all, issues raised and acknowledge an approved site plan as part of this development agreement g. Is the subject property generally unsuited for uses permitted in the present zoning district, with respect to size, configuration, topography or location? The site in question is not unsuited for development as an I-1 (industrial park) use. The City has long believed that this particular site should be used for a more intense development than a light industrial manufacturing type use. We have, over the years, reviewed proposals for office developments, office/industrial uses and high-rise office development uses in this area. The proposed Country Harvest Buffet restaurant is believed to be an appropriate use of the property as well. The likelihood of service office and/or light industrial development in the next few years on this particular parcel is remote. h. Will the rezoning result in the expansion of a zoning district, warranted by: 1) comprehensive planning; 2) lack of developable land in a proposed zoning district; 3) the best interest of the community? We believe the creation of a PUD/C2 zoning district in this area provides for the necessary flexibility in dealing with development issues for this site. The proposed development, in our opinion, is in the best interests of the community. i. Does the proposal demonstrate merit beyond the interest of an owner or owners of an individual parcel? The proposal appears to have merit beyond only the interest of the particular property owner and will lead to an upgrading in the site and the physical characteristics in this area as well. SITE AND BUILDING PLAN PROPOSAL The proposed plan calls for an approximate 10,000 square foot, 400 seat Country Harvest Buffet restaurant to be located on 3.12 acres of this 4.15 acre site. The building will lie easterly of an area that will remain undeveloped for future development. The building will be surrounded by a parking lot containing 207 parking spaces which will meet the ordinance required parking for a 400 seat restaurant with 14 employees at the maximum planned shift. Access to the site will 11-17-94 4 Planning Commission Information Sheet be via a curb cut on Freeway Boulevard almost directly across from the access to Chi Chi's restaurant. This will be a shared access with any proposed development to the west. Access from Shingle Creek Parkway will be via Parkway Circle to also serve the Country Harvest and the future restaurant site. No other access to this site will be allowed. The parking requirement for restaurants is 1 space for every 2 seats and 1 space for every two employees at the maximum shift. Six handicapped parking spaces are provided at the southeast corner of the building close to the main entrance. DRAINAGE/GRADING/UTILITIES This aspect of the proposal is being reviewed by the Engineering Department. The proposal will not have to be reviewed by the Shingle Creek Watershed Management Commission as an area drainage plan was prepared for this site and surrounding sites at the time this property was subdivided. There is a drainage pond located at the southeast corner of the site to service this area. A walkway, connecting the sidewalks along Freeway Boulevard and Shingle Creek Parkway, is proposed around the west and north sides of the pond. A decorative fence (split rail, similar to that at the Earle Brown Heritage Center) will be placed around the ponding area. Drainage from the site will be carried via storm sewer through catch basins located westerly of the restaurant and at the northeast corner of the site. Catch basins are proposed on either side of the south driveway. The storm sewer conveys drainage to the pond at the southeast corner of this site. In reviewing the grading plan for this site, it is noted that there is no berming of the green strips to provide screening of car headlights in the parking lot. The parking lot along Shingle Creek Parkway and Parkway Circle is about 4 feet higher than the streets. We recommend screening, if not through berming then with a dense hedge row to shield the headlights from cars parked in these areas. LANDSCAPING The applicant has submitted a landscape plan in response to the landscape point system. The plan indicates a variety of plantings including shade trees, decorative trees, coniferous trees, shrubs and flowers with a point value of 233 landscape points. The point requirement for this 3.12 acre site is 227 landscape points (Note: landscaping for the undeveloped area will be required for that site at the time such a plan is submitted. In the meantime the area should be seeded in a manner that can be maintained). Perimeter green strip plantings include 2 radiant crab, 2 white pine, 2 red sunset maple and a Colorado green spruce along the north green strip. Ten existing shade trees are located already along the Shingle Creek Parkway green strip. Four Colorado green spruce and 1 white pine would also be located in this area. Two radiant crab and a red sunset maple are proposed for the south green strip along Freeway Boulevard. Parking lot island plantings include 2 spring 11-17-94 5 Planning Commission Information Sheet snow crab and 2 skyline honey locust trees as well as Mugho pine and crimson pygmy barberry. Around the perimeter of the building are 3 spring snow crab, 1 Amur maple and 3 Techny arborvitae. Also Montgomery spruce, Mugho pine, white potentilla, crimson pygmy barberry, gold drop potentilla, compact American cranberry, rosy glow barberry, Blaauw juniper, Welch juniper, Nikko blue hydrangea, variegated dogwood, mockorange, nest spruce, dwarf Korean lilac, snowmound spirea, Northern Lights rhododendron and seasonal flowers. The large island area and corner islands will be grass. Underground irrigation is required for all landscaped areas. The plan also shows sidewalk around the entire building area. BUILDING The building elevations indicate the exterior to be Dryvit with face brick along the lower portion of the building. Wood trim would be located around the doors and windows with a red metal roofing material. Columns are located along the south and east elevations near the main entrance to the restaurant. LIGHTING/TRASH Four hundred watt high pressure sodium lamps on 30 foot high poles are located at various points on the site plan. They will be a box type fixture to direct light downward rather than to cause glare off of the site. Also roof lights are located on the building near the main entrance. The trash enclosure is at the northwest corner of the building. No detail is provided but this area must be completely screened, including gates. Recommend the screening be masonry, the same as the building. The plans with some modification with respect to parking lot screening appear to be in order. This PUD/C2 proposal, as previously mentioned, is a rezoning with a specific development plan. As such, it must go through the normal rezoning process. Generally, rezonings are referred to a neighborhood advisory group. In this case, the Planning Commission is the advisory group for this industrial park area. A public hearing has been scheduled and notices have been sent. The Planning Commission should determine whether or not they are prepared to make recommendations with respect to this Planned Unit Development proposal at this meeting or if additional time and consideration is needed. All -in -all we believe the plans are in order and I will prepare a draft Planning Commission resolution for the Commission's consideration at Thursday evening's meeting. This resolution will outline the Planning Commission's consideration of this matter and also site recommended considerations for recommending approval of the PUD rezoning as well as a set of conditions which should be included with the approval. Recommended conditions of approval would be 11-17-94 6 Planning Commission Information Sheet at least the following: 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, and utility 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. 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 accordance with Chapter 5 of the City ordinances. 6. An underground irrigation system shall be installed in all landscaped areas to facilitate 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. 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. The property owner shall enter into an easement and agreement for maintenance and inspection of utility and storm drainage systems, prior to issuance of permits. 11. The plans shall be modified to indicate parking lot screening along the green strip areas. 12. All work performed and materials used for construction of utilities shall conform to the City of Brooklyn Center's current standard specifications and details. 13. The applicant shall enter into a development agreement with the City of Brooklyn Center, to be reviewed and approved by the City attorney, prior to the issuance of building permits. 11-17-94 7 Planning Commission Information Sheet 14. The area identified on the site plan as undeveloped shall be seeded in a manner to allow appropriate maintenance. Further development of this area is subject to amendment to this Planned Unit Development. 11-1'7-94 MINUTES OF THE PROCEEDINGS OF THE PLANNING COMMISSION OF THE CITY OF BROOKLYN CENTER IN THE COUNTY OF HENNEPIN AND THE STATE OF MINNESOTA REGULAR SESSION NOVEMBER 17, 1994 CALL TO ORDER The Planning Commission met in regular session and was called to order by Chairperson Willson at 7:35 p.m. ROLL CALL, Chairperson Tim Willson, Commissioners Donald Booth, Mark Holmes, Robert Mickelson, Dianne Reetn and Ella Sander, Commissioner Debra Hilstrom was excused from this meeting, Also present were the Secretary to the Planning Commission Planning and Zoning Specialist Ronald Warren, and Planning Commission Recording Secretary Ruth McLaurin, APPROVAL OF_MINUTES - OCTOBER 27. 1994 There was a motion by Commissioner Sander and seconded by Commissioner Booth to approve; the minutes of the October 27, 1994, Planning Commission meeting as submitted, The motion passed. Commissioner Mickelson abstained as he was not at that meeting, CHAIRPERSON'S EXPLANATION Chairperson Willson explained 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. APPLICATION NO. 94014 (_COUNTRY HA.'sST BUFFET MANAGEMENT, INC.) Chairperson Willson introduced the first item of business, a request from Country Harvest Buffet Management, Inc. for rezoning and site and building plan approval for a commerce Planned unit Development proposal involving a 10,000 square foot, 400 scat restaurant at the Northwest quadrant of Freeway Boulevard and Shingle Creek Parkway. The Socrotcay proGentod the staff report, used overhead transparencies to Ehow the location and detail (see Planning Commission Information Sheet for Application No, 94014, attached). Commissioner Booth inquired regarding the portion of undeveloped land, he would like to indicate no fast food restaurant be allowed on that site, The Secretary indicated this could be covered in a stated condition to the resolution. 11-17-94 Commissioner Booth indicated concern for the holding pond and if any additional safety fencing would be necdcd, The Secretary noted that fencing around the pond was not required, it was being provided more for appearance, Commissioner Reem also noted concern that a fast food store would be developed on the small portion of the parcel. The Secretary indicated a fast food restaurant would be a special use and would have to be presented to this commission for approval. The Secretary reiterated that limitations could be, covered in an additional condition to the resolution, Commissioner Holmes inquired regarding the holding pond, if the city is liable say a drowning occur. The Secretary noted the pond wa, on private property and that'the land owner would also he rc.Cpnn5ihle for its Safety. Commissioner Holmes also inquired if the portion of undeveloped land on this site would have; the room to guild anything. The Secretary referred this to the architect, but Indicated that the applicant is not indicating replatting at this time and would need to in order to sell that portion of the parcel, He added that the minimum lot width in a C2 zone is 100 feet and this area meets the standard. PUBLIC HEARING (APPLICATIM NO, 94014) Chairperson Willson asked for a motion to open the public, hearing on the request for Country Harvest Buffet Management, Inc, at 8:37 p.m. There was a motion by Commissioner Michelson and seconded by Commissioner Holmes to open the Country Harvest Buffet Management, Inc, public hearing. The motion passed unanimously. Chairperson Willson asked if there was anyone present who wished to address the Commission. The representative for Country Harvest Buffet Management, Inc., Mr, Sid Scott stepped forward, Mr. Scott indicated the long range plans for the undeveloped parcel would be for additional parking, Mr, Scott reassured the commission this parcel would be maintained in an attractive manner. The Secretary noted perhaps a time frame could be established for the small undeveloped parcel, if the parcel was not sold, or developed within two to three years the commission could require permanent irrigation, landscaping and curb and gutter. The Secretary noted for clarification that condition number 14 would also prohibit the development of a fast toad establishment. The: Secretary also noted the addition of condition number 15, If development or sale of identified undeveloped area is not completed within three years the Planning Commis:iion requires permanent irrigation to this area. 11.17.94 Chairperson Willson called for any more questions, for the applicant or for anyone else to speak at the public hearing. CLOSE PUBLIC HEARING Tlw,nG was a motion by Commissioner Mickelson and sccondcd by Commissioner Booth to close the public hearing at 8:50 p.m. The motion passed unanimously, ACTION RECOMMENDING APPROVAL OF APPLICATION NO, 94014 COUNTRY HARVEST BUFFET MANAGEMENT, INC.) Member Robert Mickelson introduced the following resolution and moved its adoption: RESOLUTION NO. 94-2 REGARDING RECOMMENDATION DISPOSITION OF PLANNING COMMISSION APPLICATION NO, 94014 SUBMITTED BY COUNTRY HARVEST BUFFET MANAGEMENT, INC. The motion for the adoption of the foregoing resolution was duly seconded by Commissioner Booth and upon vote being taken thereon, the fallowing voted in favor thereof; Commissioners Willson, Holmes, Booth, Mickelson, Sander, and Reern and the following voted against the same: none, where upon said resolution was declared duly passed and adopted. The Secretary noted that the application will bs.- referred to the City Council at the November 28, 1994, meeting. The applicant is required to be present at the City Council meeting. If any changes or modifications are made to the plans prior to City Council consideration, they may have to be brought back before tho Planning a- m mission far review. OTHER BUSINESS The Secretary noted the next meeting of the planning Commission will be December 8, 1994. Commissioner Sander noted her absence for this meeting. Commissioner Reem inquired regarding the Chiropractor on 63rd, there is dirt stock piled and parking still lines the street, The Secretary indicated he would review this issue. Commissioner Reem inquired regarding the Old Country Store parking lot. The Secretary noted he would check if the upgrading would be done. Commissioner Reem inquired if the Park and Ride program had started. The Secretary noted the time has been c,%,tcnded due to the hold up of the acquisition of property, Commissioner Mickelson noted congratulations to Commissioner Hilstrom for the victory for the seat on the City Council, Commissioner Ntickelson also indicated he would like to be reappointed and serve on the Planning Commission. All other Commission Members whose terms expire at the end of 1994, also desire to be reappointed to the Commission. 11-17.94 Graydon Boeck, has served on the Water & Resources Commission, and he would like to appoint Dorothea Allen as a way of giving another resident an opportunity"to serve the City, Councilmember Mann concurred all applicants would be excellent. She thanked Mr. Boeck for making application and suggested he consider applying for the Watershed Commission, Councilmember Rosene agreed and extended his appreciation to Mr. Boeck. There was a motion by Councilmember Mann and seconded by Councilmember Scott to affirm Mayor Paulson's appointment of Dorothea Allen and William Siems to the Twin Lake Use Task Force. The motion passed unanimously. -ORDINANCE AN ORDINANCE AMENDING CHAPTER 2 OF THE BROOKLYN CENTER CITY CHARTER Sincc a full Council was not present, the City Manager recommended consideration of this ordinance be tabled to the December 19, 1994, Council meeting, There was a motion by Councilmember Scott and seconded by Councilmember Mann to table further consideration of An Ordinance Amending Chapter 2 of the Brooklyn Ccntor City Charter to the December 19, 1994, Council meeting. The motion passed unanimously. PLANNING COMMISSION ITEM The City Manager presented Planning Commission Application No. 94014 submitted by Country Harvest Buffet Management, Inc, requesting rezoning and site and building plan approval for a Commerce Planned Unit Development involynng a 10,000 square foot, 400 seat restaurant at the northwest quadrant of Freeway Boulevard and Shingle Creek Parkway. The Planning and Zoning Specialist presented the staff report and advised the Planning Commission unanimously recommend approval subject to conditions as outlined in its Resolution No. 94-2. Councilmember Scott asked if this application will require an amendment to the Comprehensive Plan. The Planning and Zoning Specialist stated it will not because the Plan acknowledges this area for Light Industrial, Commerce, and Service/Qfflce uses which is consistent with the proposed development. Councilmember Scott expressed concern regarding traffic circulation foul questioned what can be done to encourage traffic to use the Parkway Circic entrance and discourage use of the Freeway Boulevard access. 11/28/94 _ _ The Planning and Zoning Specialist advised full access is desirable as well as locating access as close to the Chi-Chi's access alignment as possible. He pointed out :there will be no access along Shingle Creek Parkway so the only access on the north will be Parkway Circle. Councilmember Scott noted traffic is always backed up in this location and traffic coming from the east and south may not know the access to the north even exists. The Planning and Zoning Specialist explained an on -site free standing directional sign could be erected at both access points and there could be a directional sign at the corner of Park -way Circle and Shingle Creek Parkway if they were needed. Mike Atkins, representative for Country Harvest Buffet Management, Inc., reviewed the floor plan layout noting the location of the cashier, and areas for seating, and food preparation. Mayor Paulson opened the meeting for the purpose of a public hearing on Planning Commission Application No. 94014 submitted by Country Harvest Buffet ManagcnicnL, Inn. requesting rezoning and site and bulding plan approval at 7:50 p.m. He inquired if there was anyone present who wished to address the Council. Cliff Hill, 7037 Humboldt Avenue, stated he felt this site is located too .close to Chi-Chi's and expressed concern the proposed Country Harvest Buffet would create unfair competition, In response to Councilmember Scotes question, the Planning and Zoning Specialist adv�ised Chi-Cai's had been notified of the Planning Commission and Council consideration. No one else appeared to address the public hearing. There was a motion by Councilmember Scott and seconded by Councilmember xosene to close the public hearing at 7:52 p.m, The motion passed unanimously. In response to Mr. Hill's concern, Councilmember Rosene. commented the Council does not want to do a disservice to Chi-Chi's and he feels these two restaurants cater to different taste. He commented the proposed Country Harvest Buffet will be of benefit to residents and draw consumers from a larger area. He added this restaurant may attract people who notice Chi-Chi's and patronize them as well. Mayor Paulson commented people have property rights and the Council cannot "set" the market, He stated he has been looking forward to having this property developed and feels it will be a benefit. 11/28/94 - 6 - The City Manager presented a Resolution Regarding the Disposition of Planning Commission Application No, 94014 submitted by the Country Harvest Buffet Management, Inc. RESOLUTION NO. 94-253 Member Dave Roscnc introduced the following resolution and moved its adoption: RESOLUTION REGARDING THE DISPOSITION OF PLANNING COMMISSION APPLICATION NO, 94014 SUBMITTED :BY COVNTRY 17iAR EST BUFTET MANAGEMENT, INC. The motion for the adoption of the foregoing resolution was duly seconded by member Kristen Mann, and the motion passed unanimously. The City Manager presented An Ordinance Amending Chapter 35 of the City Ordinance Regarding the Zoning Classification of Certain Land. There was a motion by Councilmember Scott and seconded by Councilmember Rosene. to approve first reading of An Ordinance Amending Chapter 35 of the City Ordinancu Regarding the Zoning Classification of Certain Land. The motion passed unanimously. DISCUSSION ITEMS: .PHONE-IN LINE Mayor Paulson commented this is the: second meeting for having the call -in tclophonc line available. Councilmember Rosene reminded the viewing audience this feature is only available during the live broadcast on Monday nights, not during the Tuesday rebroadcast. 1995 CITY COUNCIL MEETING SCHEDULE The City Manager ad�riscd it has been the Council's policy to accept the upcoming years meeting schedule. He noted the meetings have been scheduled to avoid holidays, and it a problem occurs the schedule can be modified. The City Manager noted the new members will be ceremoniously sworn in at the January 9, 1995, Council mceting, There was a motion by Councilmember Mann and seconded by Councilmember Scott to accept the 1995 City Council meeting schedule as presented. The motion passed unanimously. 11/28/94 - 7 - adoption: Member Robert Mickelson introduced the following resolution and moved its PLANNING COMMISSION RESOLUTION NO. 94-2 RESOLUTION REGARDING RECOMMENDED DISPOSTION OF PLANNING COMMISSION APPLICATION NO. 94014 SUBMITTED BY COUNTRY HARVEST BUFFET MANAGMENT INC. WHEREAS, Planning Commission Application No. 94014 submitted by Country Harvest Management, Inc. proposes rezoning from I-1 (Industrial Park) to PUD/C2 of the property located at the northwest quadrant of Freeway Boulevard and Shingle Creek Parkway; and WHEREAS, this proposal comprehends the rezoning of the above mentioned parcel and site and building plan approval for a commerce planned unit development involving a 10,000 square foot, 400 seat restaurant at that location; and WHEREAS, the Planning Commission held a duly called public hearing on November 17, 1994, when a staff report and public testimony regarding the rezoning and site and building plans were received; and WHEREAS, the Planning Commission considered the rezoning and site and building plan request in light of all testimony received, the guidelines for evaluating rezonings contained in Section 35-208 of the City's Zoning Ordinance, the provisions of the Planned Unit Development Ordinance contained in Section 35-355, and in light of the City's Comprehensive Plan. NOW THEREFORE BE IT RESOLVED BY the Brooklyn Center Planning Advisory Commission to recommend to the City Council that Application No. 94014 submitted by Country Harvest Buffet Managment, Inc. be approved in light of the following considerations: 1. The rezoning and site and building plans are compatible with the standards, purposes and intent of the Planned Unit Development section of the City's Zoning Ordinance. 2. The rezoning and site and building plans will allow for the utilization of the land in question in a manner which is considered compatible with, complimentary to and of comparable intensity to adjacent land uses as well as those uses permitted on surrounding land. 3. The utilization of the property as proposed under this rezoning and site and building plan will conform with City Ordinance standards and is considered a reasonable use of the property. 4. The rezoning and site and building plans are considered compatible with recommendations in the City's Comprehensive Plan for this area of the City. Planning Commission Resolution No. 94-2 5. The rezoning and site and building plans appear to be a good long range use of the existing land and can be considered to be in the best interests of the community. BE IT FURTHER RESOLVED by the Brooklyn Center Planning Advisory Commission to recommend to the City Council that approval of Application No. 94014 be subject to the following conditions and consideration: 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 and utility plans are subject to review and approval by the Engineering Department 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 issuance of permits. 4. Any outside trash disposal facilities and roof top 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. 6. An underground irrigation system shall be installed in all landscaped areas to facilitate 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. 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. The property owner shall enter into an easement and agreement for maintenance and inspection of utility and storm drainage systems, prior to issuance of permits. 11. The plan shall be modified to indicate parking lot screening along the green strip areas. 12. All work performed and materials used for construction of utilities shall conform to the City of Brooklyn Center's current standard specifications and details. Planning Commission Resolution No. 94-2 13. The applicant shall enter into a development agreement with the City of Brooklyn Center, to be reviewed and approved by the City Attorney, prior to the issuance of building permits. 14. The area identified on the site plan as "undeveloped" shall be seeded in a manner to allow appropriate maintenance. If, after three years from the date of the issuance of building permits for this project, this area is not developed or improved additional landscaping, underground irrigation and B612 curb and gutter shall be installed in accordance with City Ordinances. The performance guarantee for this project shall not be released in its entirety until this area is developed or said required improvements have been completed. 15. Further development of the area identified as "undeveloped" is subject to amendment to this planned unit development. The City will not allow this area to be developed as a fast food or convenience food restaurant. The development agreement mentioned above shall acknowledge this restriction or limitation. -./L �c - ibate ATTEST: Secretary Chairperson The motion for the adoption of the foregoing resolution was duly seconded by Commissioner Donald Booth and upon vote being taken thereon, the following voted in favor thereof: Willson, Sander, Holmes and Reem and the following voted against the same: none where upon said resolution was declared duly passed and adopted. its adoption: Member Dave Rosene introduced the following resolution and moved RESOLUTION NO. 94-253 RESOLUTION REGARDING DISPOSITION OF PLANNING COMMISSION APPLICATION NO. 94014 SUBMITTED BY COUNTRY HARVEST BUFFET MANAGEMENT INC. WHEREAS, Planning Commission Application No. 94014 submitted by Country Harvest Management, Inc. proposes rezoning from I-1 (Industrial Park) to PUD/C2 (Planned Unit Development/Commerce) of the property located at the northwest quadrant of Freeway Boulevard and Shingle Creek Parkway; and WHEREAS, this proposal comprehends the rezoning of the above mentioned parcel and site and building plan approval for a commerce planned unit development involving a 10,000 square foot, 400 seat restaurant at that location; and WHEREAS, the Planning Commission held a duly called public hearing on November 171 1994, when a staff report and public testimony regarding the rezoning and site and building plans were received; and WHEREAS, the Planning Commission recommended approval of Application No. 94014 by adopting Planning Commission Resolution No. 94-2 on November 17, 1994: and WHEREAS, the City Council considered Application No. 94014 at its November 28, 1994 meeting; and WHEREAS, the City Council has considered this rezoning and site and building plan request in light of all testimony received, the guidelines for evaluating rezonings contained in Section 35-208 of the City's Zoning Ordinance, the provisions of the Planned Unit Development Ordinance contained in Section 35-355, and in light of the City's Comprehensive Plan; and WHEREAS, the City Council has determined that the specific development proposed for the property is appropriate, but that the most appropriate underlying zoning classification for the property is I-1 (Industrial Park). NOW THEREFORE BE IT RESOLVED BY the City Council of the City of Brooklyn Center that Application No. 94014 submitted by Country Harvest Buffet Management, Inc. be approved as a rezoning to PUD/I-1 in light of the following considerations: 1. The rezoning and site and building plans are compatible with the standards, purposes and intent of the Planned Unit Development section of the City's Zoning Ordinance. Resolution No. 94-253 2. The rezoning and site and building plans will allow for the utilization of the land in question in a manner which is considered compatible with, complimentary to and of comparable intensity. to adjacent land uses as well as those uses permitted on surrounding land. 3. The utilization of the property as proposed under this rezoning, and site and building plan will conform with City Ordinance standards and is considered a reasonable use of the property. 4. The rezoning and site and building plans are considered compatible with recommendations in the City's Comprehensive Plan for this area of the City. 5. The rezoning and site and building plans appear to be a good long range use of the existing land and can be considered to be in the best interests of the community. BE IF FURTHER RESOLVED by the City Council of the City of Brooklyn Center that approval of Application No. 94014 as a rezoning to PUD/I-1 be subject to the following conditions and consideration: 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 and utility plans are subject to review. and approval by the Engineering Department 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 issuance of permits. 4. Any outside trash disposal facilities and roof top mechanical equipment shall be appropriately screened from view. 5. The building is to be equipped with an automatic fire extinguishing sysiem to meet NFPA standards and shall be connected to a central monitoring device in accordance with Chapter 5 of the City Ordinances. 6. An underground irrigation system shall be installed in all landscaped areas to facilitate 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. Resolution No. 94-253 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. The property owner shall enter into an easement and agreement for maintenance and inspection of utility and storm drainage systems, prior to issuance of permits. 11. The plan shall be modified to indicate parking lot screening along the green strip areas. 12. All work performed and materials used for construction of utilities shall conform to the City of Brooklyn Center's current standard specifications and details. 13. The applicant shall enter into a development agreement with the City of Brooklyn Center, to be reviewed and approved by the City Attorney, prior to the issuance of building permits. 14. . The area identified on the site plan as "undeveloped" shall be seeded in a manner to allow appropriate maintenafice. If, after three years from the date of the issuance of building permits for this project, this area is not developed or improved additional landscaping, underground irrigation and B612 curb and gutter shall be installed in accordance with City Ordinances. The performance guarantee for this project shall not be released in its entirety until this area is developed or said required improvements have been completed. 15. Further development of the area identified as "undeveloped" is subject to amendment to this planned unit development. The City will not allow this area to be developed as a fast food or convenience food restaurant. The development agreement mentioned above shall acknowledge this restriction or limitation. November 28, 1994 011 Date Todd Paulson, Mayor ATTEST: Deputy City Clerk The motion. for the adoption of the foregoing resolution was duly seconded by Kristen Mann and upon voting being taken thereon, the following voted in favor thereof: Todd Paulson, Dave Rosene, Celia Scott., and Kristen Mann; and the following voted against the same: none, where upon said resolution was declared duly passed and adopted. CITY OF BROOKLYN CENTER Notice is hereby given that a public hearing will be held on the 19th day of December , 1994, at 7 :15 p.m. at the City Hall, 6301 Shingle Creek Parkway; to consider an amendment to the Zoning Ordinance regarding the zoning classification of certain land. Auxiliary aids for persons with disabilities are available upon request at least 96 hours in advance. Please contact the Personnel Coordinator at 569-3300 to make arrangements. ORDINANCE NO. 94-15 AN ORDINANCE AMENDING CHAPTER 35 OF THE CITY ORDINANCES REGARDING THE ZONING CLASSIFICATION OF CERTAIN LAND THE CITY COUNCIL OF THE CITY OF BROOKLYN CENTER DOES ORDAIN AS FOLLOWS: Section 1. Chapter 35 of the City Ordinances of the City of Brooklyn Center is hereby amended in the following manner: Section 35-1200. INDUSTRIAL PARK DISTRICT (I-1). The following properties are hereby established as being within the (I-1) Industrial Park District. zoning classification: Tract[s] A [and B], R.L.S. No. 1619 Section 35-1240. PLANNED UNIT DEVELOPMENT DISTRICT (PUD). The following properties are hereby established as being within a (PUD) Planned Unit Development District zoning classification: 3. The . following properties are designated as PUD/I-1 (Planned Unit Development/Industrial Park): Tract B R.L.S.No 1619. Section 2. This ordinance shall become effective after adoption and upon thirty (30) days following its legal publication. Adopted this 19th day of December 1994. ATTEST: Todd Paulson, Mayor � ,. �L21Lb�`l�/YLtt�sDl' Deputy City Clerk Date of Publication December 7, 1994 Effective Date January 6, 1995 (Underline indicates new matter, brackets indicate matter to be deleted.) City ,o f Brooklyn Center A great place to start. A great place to stay. November 22, 1994 Country Harvest Buffet Management, Inc. 915 118th Avenue Southeast, Suite 309 Bellevue, WA 98005-3855 Dear Country Harvest Buffet Management, Inc., Please be advised that the City Council of the City of Brooklyn Center will review Planning Commission Application No. 94014, submitted for Planned Unit Development approval, at its meeting on Monday, November 28, 1994 in the City Hall Council Chambers, 6301 Shingle Creek Parkway. This City Council Meeting begins at 7:00 p.m. and this matter will be considered as soon thereafter as the City Council's agenda will permit. 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 Personnel Coordinator 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: cc: Mr. Tim Bloom 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 CITY OF BROOKLYN CENTER CITY COUNCIL 6301 Shingle Creek Parkway 569-3300 INFORMATIONAL NOTICE TO WHOM IT MAY CONCERN: Please take notice that the City Council of the City of Brooklyn Center at its meeting on Monday, November 28, 1994 will consider the petition described below. The meeting will begin at 7:00 p.m. in the City Hall Council Chambers, 6301 Shingle Creek Parkway. A definite time for this petition to be considered cannot be given as it will depend on the progression of the agenda items. TYPE OF REQUEST: Planned Unit Development PETITIONER: Country Harvest Buffet Management, Inc. PROPERTY NAMED IN THE PETITION: 2000 Freeway Boulevard Legal Description: Tract B, Registered Land Survey No. 1619 BRIEF STATEMENT OF CONTENTS OF PETITION: Request for change in zoning from I-1 (Industrial Park) to PUD/C2 (Planned Unit Development) and plan approval to allow for the development of restaurant as well as a future restaurant site. Auxiliary aids for persons with disabilities are available upon request at least 96 hours in advance. Please contact the Personnel Coordinator at 569-3300 to make arrangements. Respectfully, Ronald A. Warren Planning Commission Secretary NOTICE OF HEARING ON PROPOSED REZONING CITY OF BROOKLYN CENTER Notice is hereby given of a public hearing to be held on the 17th day of November, 1994 at 7:30 p.m. at the City Hall, 6301 Shingle Creek Parkway, to consider the proposed rezoning from I1 (Industrial Park) to PUD/C2 (Planned Unit Development/Commerce) of the following described property: Tract B, Registered Land Survey No. 1619, Block , This property is more commonly described as 2000 Freeway Boulevard and is located at the northwest corner of Shingle Creek Parkway and Freeway Boulevard. Said proposed rezoning has been submitted by Country Harvest Buffet Management, Inc. for the purpose of proposing a Planned Unit Development to accomodate a restaurant on the site as well as a future restaurant site. Dated: October 24, 1994 Ronald A. Warren Planning Commission Secretary P�an.a,t'nA � P[an 601 � 6��oi 4, 00P CITY OF BROOKLYN CENTER PLANNING COADUSSION 6301 Shingle Creek Parkway 569-3330 NOTICE OF PUBLIC HEARING TO WHOM IT MAY CONCERN: Please take notice that the Planning Commission of the City of Brooklyn Center will hold a public hearing on Thursday, November 17, 1994 at approximately 7:30 p.m., at the City Hall, 6301 Shingle Creek Parkway to consider the petition described below: TYPE OF REQUEST: Planned Unit Development PETITIONER: Country Harvest Buffet Management, Inc. PROPERTY NAMED IN THE PETITION: Legal Description: 2000 Freeway Boulevard Tract B, Registered Land Survey No. 1619 BRIEF STATEMENT OF CONTENTS OF PETITION: Request for change in zoning from Il (Industrial Park) to PUD/C2 (Planned Unit Development) and plan approval to allow for the development of restaurant as well as a future restaurant site. Auxiliary aids for persons with disabilities are available upon request at least 96 hours in advance. Please contact the Personnel Coordinator at 569-3300 to make arrangements. Res ectfully, Ronald A. Warren Planning Commission Secretary November 14, 1994 Country Harvest Buffet Management, Inc. 915 118th Avenue Southeast, Suite 309 Bellevue, WA 98005-3855 Dear Country Harvest Buffet , Please be advised that the Planning Commission of the City of Brooklyn Center will review Planning Commission Application No. 94014, submitted for Planned Unit Development approval, at its meeting on Thursday, November 17, 1994 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 Personnel Coordinator 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: cc: Mr. Tim Bloom Mr. Sid Scott Van Lom Edwards Architects 34 NW First, Suite 309 Portland, OR 97209 RE: Country Harvest Buffet Proposal Shingle Creek Parkway and Freeway Boulevard Dear Mr. Scott: As requested, I have researched the various development charges which would apply towards development of the above -reference parcel in Brooklyn Center. The City of Brooklyn Center has two primary development charges: water hookup and sanitary sewer hookup. We do not impose other types charges such as dedication fees. The City's hookup charges represent the parcel's share of the cost of providing regional services such as wells, towers, lift stations, interceptors, distribution mains, etc. In addition to the City's development charges, a separate SAC (Sewer Availability Charge) is imposed upon developers by the Metropolitan Council's Waste Services division. The calculation of that fee is coordinated through the City's building official, Clay Larson, in the Community Development Department, The City acts as a pass -through to MCWS, coordinating and collecting the charge and- then forwarding the fee to MCWS. I have reviewed proposed hookup charges to the various development schemes in the area, as detailed in the executed subdivision agreement for Hennepin County Registered Land Survey Number 1619, and previous agreements associated with RLS's 1572, 1564, and 1537. I have come to the following conclusions. 1) The property would owe SAC charges as, required by the MCWS. 2) No sanitary sewer hookup charges are outstanding on this parcel. 3) A water hookup charge is due on Tract B of RLS 1619, the parcel in question. Some of this hookup charge has been assessed and paid 'as relates to previous improvement projects. What remains is an area charge on a total of 92,127 square feet, roughly the area of the parcel outside the front 135 feet on both frontages (see attached "Exhibit D-1 reproduced from the RLS 1619 subdivision agreement). The City's 1994 water area charge. is $10.50 per 100 square feet. 92,127 x $10.50 per 100 sq feet = $9,673.34 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 Mr. Sid Scott September 28, 1994 Hookup charges can be paid in full, or can be certified to the tax rolls as a ten year special assessment. The City's current special assessment interest rate is 9 percent. Please contact me or Mr. Ron Warren, Planning and Zoning Specialist, with your decision as to your preference. I look forward to working with you to realize this development. If I may be of further assistance, please feel free to contact me at 612-569-3340. Sincerely, Diane Spector DIRECTOR OF PUBLIC SERVICES cc: Mr. Ron Warren ` EXHIBIT D--1 �4I .."s. jr 1 44 . '?�I`��1�� � fit•'• � \� �-1 „� �� 1 r' �o •r,.l I • h .. 1 ` , V O f` • by / \ ,•�\ al �.In _ �Po /nj r P _ o -I I RAFT A I ; * I CV �\`�(` PROPOSED •+ \ I � \� Q RAC 13 SO FT —all r T T �) AREq''1�9,47 Sq N + .• 20 AC d419.57 Cl) Au It • ` + • __ J)` mat _ , �K J, �It ,� t//..�� t► t-ter .` \ ... "'. •�.. \ ' I ; w i/', / EEVVQ � �"'�� s;r '�• ., • ails I .A