PL 06/07/1989 - 7108PLANNING COMMISSION AGENDA
WEDNEDAY, JUNE 7, 1989
7:30 P.M.
Barbara Dacy
Planning Coordinator
�,:
�
City of Fridley
A G E N D A
'�h-� C��
�
��
� I
PLANNING COMMISSION MEETING WEDNESDAY, JUNE 7, 1989 7:30 .M.
LOCATION: COMMUNI ED ATIO CENTER, 6085 - 7TH STREET N.E.
CALL TO ORDER:�
ROLL CALL•
APPROVE PLANNING COMMISSION MINUTES:
May 17, 1989
CONSIDERATION OF A LOT SPLIT L S #89-03 BY MAR-LEN
DEVELOPMENT CORPORATION : . . . . . . . . . . . . . . . . . . . . . . . 1
To split off the easterly 230 feet of Lot 1, Block 1, Mar-Len
Addition to create two separate lots. The two legal
descriptions are as follows:
Parcel A, that part of Lot 1, Block 1, Mar-Len Addition,
according to the recorded plat thereof, Anoka County,
Minnesota, lying westerly of the east 230 feet thereof.
Reserving an easement for driveway purposes over the north 20
feet of the south 70 feet thereof. Subject to a drainage
easement over the north 20 feet thereof. Subject to other
valid easements of record.
Parcel B, the east 230 feet of Lot 1, Block l, Mar-Len
Addition, according to the recorded plat thereof, Anoka
County, Minnesota. Together with an easement for driveway
purposes over the north 20 feet of the south 70 feet of that
part of said Lot 1, lying westerly of the east 230 feet
thereof . Subj ect to a drainage easement over the north 20
feet thereof. Subject to other valid easements of record.
Generally located at 81st Avenue N.E. and Hickory Street N.E.
CONSIDERATION OF OLD CENTRAL AVENUE CORRIDOR STUDY. ....... 2
CONSIDERATION OF PROPOSED REVISION TO REDEVELOPMENT DISTRICT
A1�TD CREATION OF NEW TAX INCREMENT DISTRICT FOR ONAN AND
ADJACENT PROPERTIES , , , , , , , , , , , , , , , , , , , , , , , , , , 3
CONSIDERATION OF PROPOSED EXPANSION TO WERNER'S FURNITURE.
5901 - 3RD STREET N.E, , , , , , , , , , , , , , , , , , , , , , , , , 4
�.
,
,�
Planning Commission Agenda
June 7, 1989
Page 2
CO_NSIDERATION OF PROPOSED PARKING AREA EX ANSION FOR FRIDLEY
VFW. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
CONSIDERATION OF BRICKNER REVISED PLAN , , , , , , , , , , , , , , 6
CONSIDERATION OF EXCESS PROPERTY AT 1220 - 52ND AVENUE N.E.. . 7
RECEIVE THE MINUTES OF THE APPEALS COMMISSION MEETING OF MAY
23. 1989 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . YELLOW
RECEIVE THE MINUTES OF THE HOUSING & REDEVELOPMENT AUTHORITY
MEETING OF MAY 11. 1989 . . . . . . . . . . . . WHITE
�- Vl � .���/� .
OTHER BUSINESS: � i/
c
ADJOURNMENT: ���� � �( `���
.�.s J
CITY OF FRIDLEY
PI.ANNING COMMIBBION MELTING, MAY 17, 1989
ti�OrM��►�Y��MlrM��w����Yr�.►�Y��Y�wM ���M�NN�Y�r���YS�AM�rMMA�Y�1Yw�.Y.1►.Y
CALL TO ORDER•
Chairperson Betzold called the May 17, 1989, Planning Commission
meeting to order at 7:30 p.m.
ROLL CALL:
Members Present: Donald Betzold, Dave Kondrick, Dean Saba,
Sue Sherek, Alex Barna, Paul Dahlberg
Members Absent: None
Others Present: Barbara Dacy, Planning Coordinator
Michele McPherson, Planning Assistant
Dan Sullivan, 1161 Regis Lane
Pam Hengel, 5932 - 6th Street N.E.
Keith Poppenhagen, Keith's Auto Body
Mike Thompson, 10501 Fillmore St. N.E.
R. W. Parkinson, Phillips 66
L. E. Leiker, Phillips 66
Arlin Allison, Phillips 66
Jim Filippi, North Star Eng. - Phillips 66
(See attached list)
APPROVAL OF MAY 3. 1989. PLANNING COMMISSION MINUTES•
MOTION by Mr. Kondrick, seconded by Mr. Saba, to approve the May
3, 1989, Planning Commission minutes as written.
IIPON A VOICE VOTE, ALL VOTIN(3 AYE � CHAIRPERSON BETZOLD DECLARED THE
MOTION CARRIED IINANIMOIIBLY.
1. PUBLIC HEARING: CONSIDERATION OF A PRELIMINARY PLAT P.S.
#89-01. SULLIVAN'S OVERLOOK•
Being a replat of that part of Lot 8, Auditor's Subdivision
No. 25, Anoka County, Minnesota, lying southeasterly of the
following described line: Commencing at the Northeast corner
of said Lot 8; thence westerly along the North line, 255 feet;
thence southwesterly 62 degrees 14 minutes 40 seconds,
deflecting to the left, to the South line of said Lot 8 and
there terminating. Together with that part of Lot 9,
Auditor's Subdivision No. 25, Anoka County, Minnesota, lying
northerly of the following described line: Commencing at the
Northeast corner of said Lot 9; thence south along the East
PLANNINQ COMMISSION MEETING MAY 17 1989 - PAGE 2
line of said Lot 9, a distance of 49.4 feet to the actual
point of beginning; thence deflect to the right in a
northwesterly direction, along a line to its point of
intersection with the North line of said Lot 9, said point
being 335.8 feet west of the Northeast corner of said Lot 9
and there terminating, generally located at 1161 Regis Lane
N.E.
MOTION by Mr. Kondrick, seconded by Mr. Dahlberg, to waive the
reading of the public hearing notice and open the public hearing.
IIPON A VOICE VOTE � ALL VOTING AYE i CHAIRPERSON BETZOLD DECLARED THE
MOTION CARRIED �IdANIMOOBLY.
Ms. McPherson stated the property is zoned R-1, Residential
Dwelling District. The petitioner is proposing to plat and split
part of Lots 8 and 9 to create two lots. A house and fenced pool
exist on Lot 1 of the proposed plat, and his daughter plans to
build a house on Lot 2 of the proposed plat.
Ms . McPherson stated there is a ravine with mature oak trees in the
northeast corner of Lot 2. The neighbor to the northeast is
concerned that there be little alteration of that ravine in the
construction process, so one of the stipulations for the
preliminary plat limits construction to above the 952 foot contour.
She stated Regis Lane curves up to the intersection of Regis Drive
to the east, so the Engineering staff is recommending the driveway
to the new single family home be placed as close to the westerly
lot line of Lot 2 as possible to increase the sight distance and
improve the sight lines to the Regis Lane/Regis Drive intersection.
Ms. McPherson stated staff is recommending the Planning Commission
recommend approval of P.S. #89-01 with the following stipulations:
1.
2.
There shall be no grading below the 952 foot contour on
the northeast corner of Lot 2.
The access to Lot 2 shall be toward the westerly side of
the lot and shall be hardsurfaced.
Ms. McPherson stated the rear yard setback for the new lot is about
33 feet so that should run pretty close to the 952 foot contour.
Mr. Sullivan stated he lives on the front part of the lot. His
daughter will be constructing a single family home on the second
lot; however, she has no house plans at this time. He stated he
has one complaint and that is that Regis Lane is not shown on the
City's half section maps. Because of that, he had to pay more
money to have his property surveyed. He stated that, after 20
years, it is about time the City put Regis Lane on the map!
p„
PLANNING COMMI88ION MEETING, MAY 17. 1989 - PAGE 3
MOTION by Mr. Kondrick, seconded by Mr. Saba, to close the public
hearing.
TTPON A VOICE VOTE � ALL VOTING AYE � CHAIRPERBON BETZOLD DECLARED THE
PIIBLIC BEARING CL08ED AT 7s45 P.M.
MOTION by Mr. Kondrick, seconded by Ms. Sherek, to recommend to
City Council approval of Preliminary Plat, P.S. #89-01, Sullivan's
Overlook, being a replat of that part of Lot 8, Auditor's
Subdivision No. 25, Anoka County, Minnesota, lying southeasterly
of the following described line: Commencing at the Northeast
corner of said Lot 8; thence westerly along the North line, 255
feet; thence southwesterly 62 degrees 14 minutes 40 seconds,
deflecting to the left, to the South line of said Lot 8 and there
terminating. Together with that part of Lot 9, Auditor's
Subdivision No. 25, Anoka County, Minnesota, lying northerly of the
following described line: Commencing at the Northeast corner of
said Lot 9; thence south along the East line of said Lot 9, a
distance of 49.4 feet to the actual point of beginning; thence
deflect to the right in a northwesterly direction, along a line to
its point of intersection with the North line of said Lot 9, said
point being 335.8 feet west of the Northeast corner of said Lot 9
and there terminating, generally located at 1161 Regis Lane N.E.,
with the following two stipulations:
1. There shall be no grading below the 952 foot contour on
the northeast corner of Lot 2.
2. The access to Lot 2 shall be toward the westerly side of
the lot and shall be hardsurfaced.
IIPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON BETZOLD DECLARED THE
MOTION CARRIED IINANIMOIISLY.
Ms. Dacy stated at their June 5th meeting, the City Council will
probably establish a public hearing date of June 19th for the final
plat.
2. PUBLIC HEARING: CONSIDERATION OF A SPECIAL USE PERMIT SP
�89-07. BY PAUL J HENGEL•
Per Section 205.07.O1.C(1) of the Fridley City Code to allow
a second accessory building on Lot 7, Block 4, Bonny Addition,
the same being 5932 - 6th Street N.E.
OTION by Mr. Kondrick, seconded by Mr. Barna, to open the public
hearing.
IIPON A VOICE VOTE � AI,L VOTING AYE, CHAIRPERSON HETZ07�D DECLARED THE
PIIBLIC HEARING OPEN AT 7:46 P.M.
�
�
pLANNING COMMIBBION MEETING MAY 17 1989 - PAGE 4
Ms. McPherson stated the property is zoned R-1, Residential
Dwelling District. Because the petitioner wishes to construct an
accessory building over 240 sq. ft., he must request a special use
permit. She stated that in addition to the attached single car
garage, there is a 10 ft. x 10 ft. or 12 ft. x 12 ft. metal storage
building in the rear yard.
Ms. McPherson stated construction of the accessory building will
include removing three mature trees, one of which is an oak tree.
Ms. McPherson stated staff is recommending the driveway be joined
to the neighbor's driveway to the south so there is not a 1-2 ft.
area in which to try to maintain grass.
Ms. McPherson stated staff is recommending the Planning Commission
recommend approval with the following stipulations:
1. The access to the accessory building shall be
hardsurfaced and shall join the neighbor's driveway to
the south. The access shall be hardsurfaced by September
1, 1989.
2. The accessory building shall be architecturally
compatible with the existing house.
Mr. Barna asked if the neighbor's driveway is at zero lot line.
For example, if the neighbor's driveway is 2 ft. from the lot line,
then they cannot ask the petitioner to hardsurface 2 ft. of the
neighbor's property.
Ms. McPherson stated
driveway is at zero
surveyed.
that visually it appeared that the neighbor's
lot line, but it would probably have to be
Mr. Barna stated he would be more comfortable with saying the
driveway should be built to the zero lot line.
Mr. Betzold agreed and stated there might even be some easement
problems associated with using a common driveway.
Ms. McPherson stated there is a 5 ft. drainage/utility easement
which the petitioner is definitely honoring. He has plans to build
the garage 6 ft. from the rear line and he does have the 3 ft. side
yard setback.
Ms. Pam Hengel stated she is representing her son, Paul Hengel.
She stated having the driveway hardsurfaced by Sept. 1, 1989,
(stipulation #1) will be difficult financially. She stated there
are quite a few trees that will have to be removed and that will
be costly. The new qarage at this time will only be used for the
PLANNING COIrII�IBBION MEETING MAY 17 1989 - PAGE 5
storage of a boat, and they would like to have the hardsurface
requirement postponed until next year.
The Commissioners had no problem with Ms. Hengel�s request and
agreed to extend the hardsurface stipulation from Sept. 1, 1989,
to June 1, 1990.
Mr. Betzold suggested that if the petitioner does not know where
the lot line is in relation to the new driveway that he have the
property surveyed.
Ms. Dacy stated that because the Code provides that driveways must
be located 3 ft. from the lot line, the petitioner must have
permission from the adjacent neighbor to put the driveway at zero
lot line.
OTION by Mr. Saba, seconded by Ms. Sherek, to close the public
hearing.
IIPON A VOICE VOTE, ALL VOTING AYE, CHAIRPER80N BETZOLD DECLARED THE
MOTION CARRIED IINANIMOIIBLY.
MOTION by Mr. Kondrick, seconded by Ms. Sherek, to recommend to
City Council approval of Special Use Permit, SP #89-07, by Paul J.
Hengel, per Section 205.07.O1.C(1) of the Fridley City Code to
allow a second accessory building on Lot 7, Block 4, Bonny
Addition, the same being 5932 - 6th Street N.E., with the following
two stipulations:
l. The access to the accessory building shall be
hardsurfaced and shall be placed at the zero lot line.
The access shall be hardsurfaced by June 1, 1990.
2. The accessory building shall be architecturally
compatible with the existing house.
IIPON A VOICE VOTE, ALL VOTIN(3 AYE, CHAIRPER80N BETZOLD DECLARED THE
MOTION CARRIED IINANIMOIIBLY.
3. PUBLIC HEARING: CONSIDERATION OF A SPECIAL USE PERMIT SP
#89-08, BY KEITH'S AUTO BODY•
Per Section 205.17.O1.C.(9� of the Fridley City Code, to allow
a repair garage on that part of the East 46 acres of the West
1/2 of the Northwest 1/4 of Section 12, T-30, R-24, Anoka
County, Minnesota, described as follows: Commencing at a
point on the West line of said East 46 acre tract distant
623.5 feet South of the Northwest corner of said East 46 acre
tract; thence South along the West line of said East 46 acre
tract 161.63 feet; thence East parallel with the North line
of said East 46 acre tract 538.98 feet, more or less, to the
Westerly right-of-way line of State Highway No. 65; thence
pLANNING COZII�IIBBION MEETING MAY 17 1989 - PAGE 6
Northerly along said Westerly right-of-way line 161.63 feet,
more or less, to the intersection of a line drawn from the
point of beginning and parallel with the North line of said
East 46 acre tract; thence West parallel with the said North
line 538.73 feet, more or less, to the point of beginning, the
same being 7570 Highway 65 N.E.
MOTION by Ms. Sherek, seconded by Mr. Saba, to waive the reading
of the public hearing notice and open the public hearing.
IIPON A VOICS VOTE, ALL VOTING AYE, CSAIRPERSON BETZOLD DECLARED THE
MOTION CARRIED IINANIMOIIBLY.
Ms. Dacy stated this property is zoned M-1, Light Industrial. To
the north and west is M-1 zoning (Lampert Lumber), to the south is
R-4 (mobile home park�, to the east across Highway 65 is a mixture
of C-3, Commercial, and M-1 zoning.
Ms. Dacy stated this property has an extensive building permit
file. There are a number of code compliance issues that staff has
been trying to work on with the property owner. Also, the
ownership issue plays a role in this case in that the property has
changed ownership on a number of occasions in the last six years.
In fact, there have been repair operations in the second building
toward the rear of site since 1983, and the file contains
correspondence from City staff to property owners at that time to
make them apply for a special use permit for a repair garage as
required by the M-1 district.
Ms. Dacy stated Keith Poppenhagen, the petitioner, of Keith's Auto
Body, was unaware of the special use permit application process.
Upon coming to the office for a routine visit, staff discussed with
him the necessity of having a special use permit. Staff also
contacted the owner of the property who is represented at the
meeting.
Ms. Dacy stated the main issue with this property is the number of
code compliance issues that need to be conducted on the site:
1. There are no paved or hard surface areas between the two
buildings on site.
2. There are a number of piles of junk and debris, not
necessarily related to the repair operation.
3. There are setback issues.
4. There is pavement in front of the building all the way
up to the lot line on the sides and to the front.
PLANNING COMMISBION MEETING, MAY iT. 1989 - PAGE 7
Ms. Dacy stated that also of major concern to the City is that the
property is serviced by a septic tank, and the drainfield for that
septic tank is located in front of the first building. In 1984,
Anoka County determined that the septic system was failing. At
that time, the property owner worked with the City to look at
connecting the property to City sewer. There are three
alternatives to doing that:
1. Sewer exists to the south within the mobile home park;
however, these sewer lines are private and pernaission
must be granted by the mobile home park. Further, the
proposed length of extension from the mobile home park
to the two existing building may be too lonq for a simple
service connection. A larger line and manholes may be
necessary.
2. A connection across the Lampert Lumber property to the
north is the second alternative. An eight inch line and
manhole is located between Lampert Lumber and the Amoco
property. An easement would need to be obtained from
Lampert Lumber and their pavement would have to be
reconstructed and replaced.
3. The third alternative is
from the manhole betwee
station to the Highway 65
the service road to the
The estimated cost for
Approximately $10,000 of
the bituminous mat of th
to extend the eight inch line
n Lampert Lwaber and the Amoco
service road, then south along
front of the subject property.
this alternative is $27,000.
this work would be to replace
e service road.
Ms. Dacy stated staff has tried to put together a list of
stipulations that would bring the property into compliance with the
ordinance and to work with the property owners to achieve a
timetable for compliance. The current property owner states he is
willing to agree to a timetable but wants to prioritize the
necessary building improvements before doing any site improvements.
Ms. Dacy stated staff is recommending the Planning Commission
recommend approval of SP #89-08 with the following stipulations:
1. All parking areas shall be paved and lined with six inch
poured concrete curb by August 1, 1990. A five foot
setback on the north and south property lines shall also
be created in compliance with the setback requirements.
2. A 20 foot planting island shall be created along the
front property line in compliance with the parking
setback requirement by August 1, 1990. The island shall
be curbed and planted as proposed in the proposed
landscape plan included in the packet.
PLANNING COMMI86ION MEETING MAY 17 1989 - PAGE 8
3. All piles of debris, car parts, pallets and other
materials shall be removed from the south side of
buildings and either stored within the building, removed
off the site or contained within a six foot opaque fenced
area at the southwest corner of the site. All noxious
weeds shall be removed and the lawn area maintained in
a neat fashion. All semi truck trailers which are
inoperable or used for storage shall be removed from the
site. This work shall be completed by September 1, 1989.
4. The building shall be improved to meet the Uniform
Building Code requirements by June 1, 1990.
5. The property shall be serviced with sanitary sewer by
January 1, 1991. In the interim, the property owner
shall remove the septic system and install a holding tank
by January 1, 1990. The tank shall be pumped on a
regular basis and a copy of the pumping contract shall
be submitted to the City.
6. A letter of credit in the amount of the outside site
improvements including poured concrete curbing and
landscaping shall be submitted prior to initiation of
construction.
7. A letter of credit in the amount of the construction cost
for connection to the sanitary sewer shall be submitted
prior to construction.
8. The special use permit shall be reviewed by City staff
on an annual basis.
9. There shall be no sales of automobiles on the property.
Ms. Dacy stated that because they do not know the status of the
septic system, staff is proposing a holding tank be installed and
pumped on a regular basis so they would not have to be concerned
about the effluent coming out of the drainfield. Then, looking at
a long term approach, of eventually connecting to the sanitary
sewer.
Ms. Dacy stated the owner, 7570 Incorporated, is at the meeting to
explain the complications with the fee ownership because that has
an impact on when they can achieve the site improvements.
Mr. Poppenhagen stated his business has been in this building since
November. When he was in the process of buying the site, he called
the City to see if he needed a permit, and he was told he did not.
It was not until he came into the City offices that he found out
he did need a special use permit.
„
PLANNING COMMISBION MEETING, MAY 17, 1989 - PAGB 9
Mr. Mike Thompson, 7570 Incorporated, stated the person who leased
the building before Mr. Poppenhagen applied for a permit but did
not follow through. There are vehicles outside the building from
the previous tenant that Mr. Poppenhagen is trying to get rid of.
There are no certificates of ownership on these vehicles so it has
been difficult.
Mr. Thompson stated the whole building is a mess, and it is going
to take a year to get everything straightened out. He stated he
is one of the owners, but there are some real problems on who
really owns the building. He stated they bought the building from
a company that went defunct. The company that had the building has
a C.D. on it. The first mortgage is handled by Midwest Federal,
and the C.D. is owned by a company that went bankrupt. Since
Midwest Federal has the first mortgage on the property, it is being
handled by United Mortgage; F.D.I.C. is handling the first
mortgage, and anyone who wants to buy the building has to go
through F.D.I.C. to say they own it. That is what they are up
against now. He stated that at this point they do not know who
owns the building, and after being told what needs to be done to
the building, he is not sure they want the property with all these
stipulations.
Mr. Betzold asked Mr. Thompson if there were some stipulations he
did not agree with.
Mr. Thompson stated the first thing they would like to do is make
the offices and warehouse space livable--putting on a new roof, new
garage doors, painting the building. The new sewer is absolutely
mandatory, and new electrical service into the front building. So,
they are looking at $100,000-130,000 for just the building
improvements.
Mr. Thompson stated he was at the meeting with Mr. Poppenhagen to
get the special use permit, and they will have to let the courts
decide who owns the building.
Mr. Betzold stated if 7570 Incorporated did get clear title to the
building, are there any stipulations that are problems?
Mr. Thompson stated before he can look at any of the stipulations,
they need to know who owns the building. If the building comes
back to them, then they are going to do the improvements to the
building he mentioned earlier. As far as the debris, Mr.
Poppenhagen will help take care of some of that.
Mr. Barna asked Mr. Poppenhagen if he was willing to clean up the
area around the building and put up a new fence.
pLANNING COMMIBSION MEETING MAY 17 1989 - PAGE 10
Mr. Poppenhagen stated he would get that corner cleaned up,
although the fence might be a little more of a problem.
- Ms. Dacy stated staff is recommending until September 1, 1989, to
have the area cleaned up of debris, inoperable car parts, pallets,
semi-truck trailers removed, and a six foot fence installed
(stipulation #3)• So, the petitioner has almost the entire summer
to get it done.
MOTION by Mr. Kondrick, seconded by Mr. Saba, to close the public
hearing.
IIPON A VOICE VOTE � ALL VOTINt3 AYE � CBAIRPER80N BETZOLD DECLARLD THE
PIIBLIC HEARING CL08ED AT 8:22 P.M.
Ms. Sherek stated she thought there were two different issues here.
This whole area is a disaster, and Keith's Auto Body has little
control over the whole building. She thought all the stipulations
should be struck except stipulation #3• The rest of the code
enforcement issues should be pursued with whoever the owners are.
Mr. Saba stated he thought the stipulations should all be there,
but that the timetable be pushed out farther than August 1, 1990,
so it gives some time to get the ownership issue settled.
Ms. Dacy stated she understood what Ms. Sherek is saying that
Keith's Auto Body by itself is not causing the code compliance
issues, but the necessary parking and landscaping improvements are
all typical requirements for the operation of any establishment for
any special use permit. Keeping the stipulations with the special
use permit will help the City keep track of the code compliance
issues. One year from now if the property owners cannot make the
deadlines, they can always request an extension from the City
Council. Staff is strongly recommending the nine stipulations
remain with the special use permit request.
Ms. Sherek stated the only stipulation of immediate concern is the
septic tank issue and the timetable of January 1, 1990, for the
installation of a holding tank. It might not be a big issue if
this is another dry year, but it could be a big issue if they have
a wet year.
Mr. Thompson stated they have been pumping the septic tank on a
regular basis, and it seems to have cured the immediate problem.
He agreed that last year was an exceptionally dry year; and if this
is a wet year, they will have to pump it weekly. If the City wants
the septic system removed and a holding tank installed, that is a
lot of capital.
Mr. Saba stated he did not want any stipulations removed, but maybe
they should put some priorities on the stipulations. He saw
PLANNINa COMMI88ION MEETINQ, MAY 17, 1989 - PAGE 11
stipulations #3 and #5 as high priorities. He sympathized with Mr.
Thompson's situation, and he did not think they should force all
these improvements by the dates set forth by the stipulations.
Mr. Thompson stated he wants Mr. Poppenhagen to get his special use
permit. He wants the building occupied, and he wants the ownership
issue settled. The roof repair has to be done right away, because
they are losing a tenant because of the leaking roof. He cannot
see putting $50,000-60,000 into site improvements and letting the
building go empty.
Mr. Dahlberg stated that in order to allow Mr. Poppenhagen to
operate his repair business and to allow Mr. Thompson time to
attempt to find out who does own the building and resolve the
issue, it might be prudent for the Planning Commission to recommend
approval of the special use permit. He did not think they should
eliminate any of the stipulations, but they should establish some
dates that can be responded to once something has been resolved
with the ownership of the building. However, some monies will need
to be expended before the ownership situation is settled. Iie
thought the septic system should be dealt with prior to 1991 in
some manner, either by pumping the tank on a regular basis or the
removal of the old tank and installation of a new tank that will
be pumped on a regular basis. Or, the septic system should be
investigated to see if there is a potential health hazard. He
would like to see the date for stipulation #3 sooner than September
l, 1989.
Mr. Saba stated he agreed with Mr. Dahlberg.
following timetable for the stipulations:
Stipulation #1:
Stipulation #2:
Stipulation #3:
Stipulation #4:
Stipulation #5:
August 1, 1991
August 1, 1991
As soon as possible
January 1, 1991
Same as recommended
He recommended the
or August 1, 1991
by staff
Mr. Saba stated he agreed stipulation #5 with the sanitary has high
priority.
Ms. Sherek stated she thought an evaluation of the present septic
tank system should be done right away.
Ms. Sherek stated regarding stipulation #8, she would recommend
the special use permit be reviewed by City staff on Oct. 1, 1989,
and thereafter on an annual basis.
Mr. Betzold stated he had some real misgivings about this special
use permit request, even though,,he is sure Mr. Poppenhagen and Mr.
Thompson are doing the best they can to make a bad situation work.
He stated he did not think the owner situation is going to be
PI,ANNING CO1rIIKI88ION MEETING MAY 17 1989 - PAGE 12
cleared up quickly, and the potential owners such as Mr. Thompson
are not going to want to pour money down a hole in the interim.
He stated he is prepared to vote against the special use permit,
because he believes that in this case the City's best interest
might be served by trying to force the issue--shutting the building
down and, if needed, condemning the property. He did not feel any
optimism at this time of getting any of these code violations
cleaned up.
Ms. Sherek asked if the City Building Inspector had inspected the
site, particularly for things like the leaking roof, the
substandard wiring, bad furnace, to the point where the building
might have to be tagged with an eye towards condemnation. She
thought that should be done right away, and this special use permit
request tabled until such an inspection is done.
Mr. Barna agreed. He stated he is very uncomfortable with this
substandard property. It could easily be a health hazard and a
fire hazard, and it is located very close to the mobile home park.
He is uncomfortable with any businesses being in the building
without knowing the condition of the building. He stated the
ownership is unknown, and no one is going to put money into
improvements at this point. A possible ccndemnation action might
straighten the mess out.
OM TION by Mr. Barna, seconded by Ms. Sherek, to table Special Use
Permit, SP #89-08, by Keith's Auto Body, and to direct staff to
complete an on-site inspection of the property at 7570 Highway 65
N.E. for a full determination of the code violations and safety
hazards on the property.
IIPON A VOICE VOTE, BETZOLD, SHERER� BARNAr SABA, DAHLBERG VOTING
AYE, RONDRICR VOTING NAY, CHAIRPERSON BETZOLD DECLARED THE MOTION
CARRIED BY A VOTE OF 5-1.
Ms. Dacy stated this
Commission in one
�� neighborhood.
item will probably be back before the Planning
month. New notices will be mailed to the
4. PUBLIC HEARING: CONSIDERATION OF A SPECIAL USE PERMIT SP
'�89-09. BY PHILLIPS 66 COMPANY:
Per Section 205.18.O1.C.(3) of the Fridley City Code to allow
commercial retail, with a motor fuel station/car wash, on
Tract A, Registered Land Survey No. 78, the same being 7295
University Avenue N.E.
OM TION by Ms. Sherek, seconded by Mr. Kondrick, to waive the
reading of the public hearing notice and open the public hearing.
IIPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON BETZOLD DECQLARE �THE
MOTION CARRIED tTNANIMOIIBLY AND THE PIIBLIC HEARING OPEN AT
PLANNINa CO1�QrIIBBION MEETINQ. MAY 17. 1989 - PAGE 13
Ms. Dacy stated this property is located on the southeast corner
of University Avenue and 73rd Avenue and consists of 2.3 acres.
The property and the property now known as the Northco Business
Park has been zoned M-2, Heavy Industrial, since 1958. The M-2
district permits an automotive service station as a permitted use;
however, this special use permit is to put retail sales in an M-2
District. In this case, the automotive use is a permitted use and
the special use permit is needed for the retail sales of qrocery
items within the building.
Ms. Dacy stated the petitioner submitted a site plan which shows
the gas pumps, the building where the cashier and grocery store are
located, as well as a free-standing car wash to the south of the
proposed structure. To evaluate the creation of commercial uses
in an Industrial district, the Code has set up some standards by
which to evaluate them:
1.
2.
exceeding 5 000 square feet The total area of the gas pump
island and service building is approximately 5,940 square
feet. The proposed retail area at 400 square feet is 14� of
the total square footage.
suvporL LLlll occupancy of the buildina The traffic generated
by the gas pumps is accommodated by the parking surface around
the gas pumps. The total square footage of the building along
is approximately 750 square feet. Five parking spaces are
required and the site plan indicates six parking spaces.
3. Onlv wall mounted signs subiect to limitations of the Citv
Code, shall be permitted. The petitioner does not propose any
wall signage for the convenience retail use. Signage is
proposed on the canopy and a free standing pylon sign is
proposed for the automotive use. It should be noted that the
ordinance requires a maximum height of 25 feet. The plan
indicates 30 feet. The proposed sign area is 91 square feet.
The ordinance permits a maximum of 80 square feet.
4.
The �ronosed use shall only be permitted where it can be
'��`�`_L___L _ _� i• • . . " . " _ _
inzersecz�ons. Tne traffic attributable to the convenience
retail is smaller than the traffic that will be generated by
the permitted use of the automotive service station.
Entrances are proposed onto 73rd Avenue and on the
PLANNINQ COMMIBBION MEETING MAY 17 1989 - PAGB 14
5.
University Avenue service road. A median exists in 73rd
Avenue, thus causing the proposed entrance to act as a right-
in and a right-out. The location of the intersection meets
the 75 foot intersection separation requirement of the zoning
ordinance generated from the retail use or the automotive
service station will not affect the level of traffic which
will cause the traffic counts on 73rd Avenue or the service
road to exceed their capacity.
� .,.,... ..
located. The property is bounded on the east by the No co
Business Park, on the west by University Avenue, and
commercial uses on the west side of University Avenue.
Duplexes and single family zoning are located north of the
site across 73rd Avenue. The zoning ordinance requires a 100
foot building setback when the property is adjacent to
residential districts. The building and canopy are located
approximately 68 feet from the property line. The structure
must be shifted to the south in order to meet the setback
requirement.
Several changes to the landscape plan should also be made in
order that more native species are proposed to coexist with
the existing vegetation on the site and to improve screening.
The following changes to the landscape plan are recommended:
A. Locust species should not be used.
B. The 12 inch Ash and 14 inch Boxelder on the north
boulevard must be removed.
C. Gro-low Fragrant Sumac shall be used instead of the
Spirea in front of the car wash area.
D. Southerland Juniper should be used instead of the
proposed Colorado Blue Spruce.
E. Bur Oak should be used as a boulevard tree instead of the
Sumit Ash. Eight Bur Oaks should be planted along 73rd
Avenue and the University Avenue service road, planted
60 feet on center, instead of the proposed Locust trees.
The Bur Oak species is proposed in other areas along the
bikeway.
F. Clusters of Quaking Aspen should be used on the south
side of the parking area toward the existing vegetation
stand. The Gro-low Fragrant Sumac should be mixed with
the proposed Juniper plantings.
G. Six inch shredded bark mulch should be used for ground
cover area.
H. Multi-colored stones should not be used.
I. Section 205.18.07.D.(4).c requires a continuous 36 inch
planting strip must be provided between the parking area
and abutting streets. The proposed junipers shall
therefore be connected around the east, north and west
PLANNINa COMMI68ION MEETINa. MAY 17. 1989 - PAGE 15
6.
sides of the proposed hardsurface area. A 2 to 3 foot
berm combined with the proposed planting strips would
also be appropriate and may be more effective to screen
the traffic activity on the site.
lnausLrlal use. lnis standard is applicable to a multi-tenant
building situation and is not applicable to this case.
Ms. Dacy stated Phillips 66 wants a car wash included in the
development. She stated that in the agenda is a memo from the City
Attorney, Virgil Herrick, dated May 3, 1989. Mr. Herrick proposes
that, based on staff's interpretation of the Code, a car wash is
not a permitted use nor a special use permit within an M-2
district; therefore a car wash cannot be constructed.
Ms. Dacy stated two items came up after the writing of the staff
report:
1. There was the question as to whether or not the area on site
does contain a protected wetland. The site has accepted
runoff from adjacent properties for a number of years, and
there is a portion of the site that is listed on the National
Wetland Inventory Map; however, it is staff�s understanding
that the size is below one acre. If it is below one acre,
then the Army Corps of Engineers reviews the plan; however,
any filling of the property is covered under the nationwide
permit. If the filling of the wetland is over one acre, then
an Army Corps permit would be required.
Staff has added a stipulation that, if necessary, the Army
Corps of Engineers be obtained prior to construction.
2. In regard to the proposed bikeway/walkway along the south side
of 73rd Avenue, the City is requesting an easement along the
south property line.
Ms. Dacy stated staff is recommending the Planning Commission
recommend approval of the special use permit subject to eight
stipulations:
1. The site plan shall be revised such that the canopy and
building meet the 100 foot setback.
2. The landscape plan shall be revised as follows:
a. Locust species should not be used.
b. The 12 inch Ash and 12 inch Boxelder on the north
boulevard will have to be removed.
PLANNING COI�IIBSION MEETING MAY 17 1989 - PAGE 16
c. Gro-low Fragrant Sumac shall be used instead of the
Spirea in front of the car wash area.
d. Southerland Juniper should be used instead of the
proposed Colorado Blue Spruce.
e. Bur Oak should be used as boulevard tree instead of
the Sumit Ash. Eight Bur Oaks should be planted
along 73rd Avenue and the University Avenue service
road, planted 60 feet on center, instead of the
proposed Locust trees.
f. Clusters of Quaking Aspen should be used on the
south side of the parking area toward the existing
d Th Gro-low Fragrant Sumac should
vegetation stan . e
be mi�ted with the proposed Juniper plantings.
g. Six inch shredded bark mulch should be used for
ground cover area.
h. Multi-colored stones should not be used.
i. A continuous 36 inch planting strip must be provided
between the parking area abutting streets. A
combination of berming and planting is also
acceptable.
3. A car wash is not permitted.
4. There shall not be outdoor operation of lubrication
equipment, hydraulic lifts, or service pits or the
outdoor display of inerchandise. The display of petroleum
products between pumps or the temporary display of
merchandise within four feet of the station building is
permitted.
5. The property shall not be used as a place of storage or
depository of wrecked, abandoned, or junk motor vehicles,
or the sale or display of used motor vehicles.
6. The site plan shall be revised to comply with the
standards of the sign ordinance.
7. The petitioner shall convey a 15 foot bikeway/walkway
easement along 73rd Avenue N.E.
8. Petitioner shall obtain Army Corps of Engineer permit
prior to issuance of building permit.
Mr. Betzold stated the Commissioners had received a copy of a memo
from the City Manager regarding a proposal from Council Member
Billings which could result in the closing of the University Avenue
service road on the west side of University. How might this impact
this groposed developme�t?
Ms. Dacy stated that at this point it is just an item that staff
has been asked to look at. This is only an information item.
�
1
I
PLANNING COMMI88ION MBETING MAY 17 1989 - PAGE 17
Mr. Arlin Allison stated he is with Phillips 66 out of
Chesterfield, Missouri. He stated they are proposing to construct
an automobile service station at the southeast corner of 73rd and
University. The site is 2.39 acres with approximately 560 ft. of
frontage on University Avenue and 284 feet of depth on 73rd Avenue.
He stated they have prepared a video which shows the site and
similar service stations in other locations.
Mr. Allison handed out a brochure entitled, "First Impressions",
which is utilized by Phillips 66 for their independent marketers.
The brochure shows a representation of the type of construction and
configuration that is proposed for this particular location.
Mr. Allison stated he would first like to address the car wash
issue. He stated the Zoning Code, as written, is a flexible
document not unlike the U.S. Constitution where interpretation is
added to the document to give it an equitable and fair means of
guidance to the City in its development and for projects presented
by developers. The Zoning Code cannot possibly list every possible
use pattern under every classification. The staff report in
reference to the car wash has followed the memo from the City
Attorney stating that the words ��car wash" are not listed under the
M-2 zoning classification. He agreed with Mr. Herrick that those
words are not listed, but the Code gives several instances of
guidance that will allow the flexibility of this document to allow
the construction of this car wash either as a permitted use, an
accessory use, or following the provisions for the special use.
Mr. Allison stated in reference to their position in maintaining
that the car wash is allowed by right, they are going back to the
definition of automobile service stations which is a place for fuel
and other essential services related to the operation of motor
vehicles or retail directly to the public. The term ��essential"
basically meaning something necessary, fundamental, or basic. They
maintain that a basic service for the operation of a vehicle is the
cleaning of the vehicle and taking care of the condition of the
vehicle.
Mr. Allison stated that going back to the development of the car
wash in a service station, historically, one of the bays was
utilized as a car wash area and cars were manually washed. That
evolved into having�the one of the bays dedicated to having an
autcmated car wash where customers would drive into the stall, the
car wash machine would operate, the customer would back out, and
go on their way. That was modified further by the removal of the
back wall of the bay allowing the customer to drive into the car
wash bay, get the car washed, and drive through. The modern day
service station, as constructed by a majority of the major oil
companies--Shell Oil, Texaco, Phillips 66, Amoco, Mobile--have car
washes in conjunction with their service stations where the size
pLANNINa COMMI88ION 1�E ING MAY i? 1989 - PA(3E 18
of the property allows it. In Fridley, they are mainly seeing
convenience stores as opposed to service stations such as the
SuperAmerica and Jet Mart convenience stores. He stated other
cities have started to define their definition of service stations.
One jurisdiction in the City of Tulsa, Oklahoma, has ruled that a
single bay roll-over car wash, when associated with the sale of
gasoline, is an accessory use and has granted it by right.
Mr. Allison stated that under the definition of a service station
use, Section 205.18.O1.A.(1), a principal use is that which is
deemed not to be "dangerous or otherwise detrimental to persons
residing or working in the vicinity and will not impair the use or
value of any property but not including any uses excluded
hereinafter". The definition of "service use" is the cleaning,
washing, adjusting, repairing, rebuilding, overhauling, or
finishing of manufactured products. The M-2 classification
specifically allows, as a permitted use, repair shops, heavy duty
repair shops, body shops which, in their activity, will clean
vehicles prior to repair. Under this Code, they would have the
right to have a car wash for that type of operation. He is
maintaining, therefore, that the M-2 classification would allow a
car wash. Phillips 66 maintains a single bay roll-over car wash
is a principal use under the definitions of "automobile service
station" and a permitted use and would request the Planning
Commission give a favorable ruling as by right. In the alternative
to it being by right as a permitted use, they believe it is �n
accessory use basically, under the definition of "service use" for
the servicing of a manufactured product. The definition of
"accessory use" is a subordinate use which is located on the same
lot as the principle building or use and is necessary or incidental
to the conduct of the principle building or use, "incidental" being
a minor or secondary activity, but usually associated.
Mr. Allison stated Phillips 66 maintains that the principal use of
their facility is for the sale of gasoline products, and that is
evidenced by their advertising. No one will see Phillips Petroleum
Company advertising their car wash, other than by having a sign
underneath the pricing sign saying the car wash is free with a
gasoline fill-up.
Mr. Allison stated the definition of a car wash establishment is
also important to take into consideration. The facilities he has
noticed in Fridley that fall under that definition are the car wash
operation on the northwest corner of University Avenue and 73rd
Avenue and Riverside Car Wash at East River Road and Mississippi
where the principal use is the retail sales of car wash as a
service, with associated gasoline sales at both locations.
Mr. Allison stated another indicating factor that their principal
use is for the retail sale of gasoline is that on a 2.3 acre tract,
if the principal use was to be a car wash, it would be improbable
� PLANNING COMMI88ION ME$TING MAY 17 1989 - PAGE 19
that they would dedicate a 25 ft. x 48 ft. building as the
principal use and also make it secondary access to this point.
Traditionally, car wash establishments take up the full lot.
Therefore, they are maintaining in the alternative, if the Planning
Commission does not rule that they have the car wash by right under
the definition of "automobile service stations��, that they are
allowed an accessory use under the terms of the Code.
Mr. Allison stated, finally, dealing with the special use permit,
Section 205.05.04.A listed the purpose of a special use permit is
to provide the City with a reasonable degree of discretion in
determining the suitability of certain designated uses upon the
general welfare, public health and safety. The special use
provision listed in M-2 under which they fall under is under
Section 205.18.O1.C.3 which states that commercial/retail service
users, Class II restaurants within office and/or industrial
buildings, including those with the drive-through components (their
car wash is a drive-through component), banks, cleaners, photo
shops, fast food restaurants, and similar uses (the only connection
between any of these items being the drive-through component and
the retail aspect) shall be considered a special use permit on an
individual basis. In reference to what is specifically excluded
under the M-2 designation under Section 205.18.02.H, it states that
all uses are excluded unless a special use permit is obtained.
When reading that in conjunction with Section 205.18.02.A which
basically states that all uses unless specifically listed are
excluded, therefore, the City is not allawing uses that are in
other designated categories, it becomes clear that the intent of
the Code is to allow the flexibility for the Planning Commission
and City Council to rule on this on an individual basis based on
the impact on the general welfare and public health and safety.
Staff listed performance standards which Phillips 66 staff has gone
ovex in reference to the inside sales, and, basically, Phillips 66
has met these standards:
1. The maximum aross floor area cannot exceed 30� of the
buildina�s total floor area with no such individual tenant
exceedina 5.000 sq ft.
Mr. Allison stated that in this situation, the structure utilized
for the car wash is 1,155 sq. ft. and going in conjunction with the
determination of the gross floor square footage, not taking into
reference the canopy area which is approximately 5,900 sq. ft., it
comes out as a 19� ratio..
2. The Darkinct su�olv shall be in compliance with the
reauirements of the City Code and shall ba sufficient to
su�nort full occupancv of the buildina.
Mr. Allison stated the site plan indicates six designated parking
spaces as well as the ability to park along the side of the store
�
pLANNING CO1�iIBBION MEETINa MAY 17 1989 - PAGE 20 ".
or beside the service station on either end, also at the pump
islands, and it allows adequate stacking space for vehicles waiting
to go through the car wash.
3. Onlv wall mounted sicrns subiect to limitations of the Citv
Code shall be �ermitted.
Mr. Allison stated that, as far a�s wal �a h��tands oncei ably la
thing envisioned is the words car
"Phillips" ID shield on the structure.
4.
the Institute of Tratric �n ineers �ia ���G�--� �_ --
intersections.
Mr. Allison stated that, basically, the customers coming into the
service station and utilizing the pump islands will then be going
back through the car wash. He estimated approximately 85-90� of
the vehicles coming through will be coming and going through the
car wash as opposed to people coming directly for car wash use.
Therefore, the level of traffic service is not impacted by the
incidental or accessory use.
5.
located.
Mr. Allison stated the property is to the east of the Northco
property which will be developed, basically, as a wholesale/
industrial office type business park. The property to the north
is the single family and duplex residential area. The property on
the northwest corner of University/73rd Avenue is the car wash
establishment with associated gasoline sales, and there is an
office building on the southwest corner of University/73rd Avenue.
The use proposed by Phillips 66 is similar to the Amoco Station on
Osborne/University in which a car wash is associated with the sale
of gasoline and is located directly across from a residential area.
In reference to the compatibility with this location in conjunction
with other locations, the proximity of the car wash establishment
at the northwest corner of University/73rd Avenue to the duplex
across University Avenue is approximately 385 ft. Under the
Phillips 66 proposal, the proximity of their car wash to the
residential structure across the street is 138 ft. He is trying
to show the Planning Commission that this type of use in
conjunction with other residential areas has, on other cases, even
a closer proximity to the residential area; therefore, the impact
and the compatibility of location is evidenced.
' PLANNING COMMIgBION MEBTINa. MAY 17, 1989 PAaE 21
Mr. Allison stated that regarding the landscaping, they will take
into consideration the recommendations made by the City on
landscaping.
Mr. Allison stated that in reference to the setback issue, under
Section 205.18.03.D. (1) , a front yard depth of not less than 35
feet is required for all permitted buildings and uses, except there
is another provision dealing when any other industrial district is
adjacent to or joins any other district, permitted buildings and
uses shall not be closer to the street right-of-way abutting a
residential district than 100 ft. In this situation, City staff
has interpreted this to mean that the south right-of-way line of
73rd Avenue is where the 100 ft. line would come from. Phillips
66 maintains that the south property line does not abut
residential; it abuts a heavy industrial district. The only right-
of-way that abuts a residential district is the north right-of-way
line of the University Avenue service road, because everything in
between that is Public Faeilities Zoning. They maintain they are
in compliance with the setback requirements.
Ms. Dacy stated it is her understanding that in the heavy
industrial district and in the light industrial district, the 100
ft. setback is also to create more of a campus approach. In this
area they have Target and the new Northco Business Center.
Historically, it is her understanding these buildings across from
residential were set back from the road right-of-way 100 ft. so
there would be more of an open air, campus-type approach.
Mr. Allison stated the City is applying a stricter standard on
these type of buildings than the lesser intensive use necessarily
of a service station. They put the service station as a permitted
use, and then applied the industrial standards. That is why he is
saying there is room for interpretation of the Code.
Mr. Allison stated in reference to the inside sales, he would like
to draw a distinction between the Phillips operation and what a
SuperAmerica or Jet Mart operation in reference to the issue of
what is indicated to be a retail space. Saying 400 ft. for actual
retail area is slightly exaggerated when they look at what is
included in the standards SuperAmerica or Jet Mart store in terms
of retail space.
Mr. Betzold asked what would happen if the City Council concurs
with the opinion of the City Attorney and says "no" to the car
wash.
Mr. Allison stated if they thought they did not have the ability
to go in under the M-2 zoning, they would probably come back with
a rezoning to C-3 zoning.
r
;.
pLANNING COMMIBSION MEETING MAY 17 1989 - PAGE 22
Mr. Jim Filippi, North Star Engineering Consultants, stated there
is a 15 ft. bikeway/walkway easement on the north side of this
property that was given to the City in 1980 and is already recorded
as one of the documents.
Mr. Saba asked about the hours of operation.
Mr. Allison stated they are proposing a 24 hour operation which
includes the car wash.
Mr. Dahlberg asked if Mr. Allison had discussed either with City
staff or the City Attorney prior to their reports the
interpretation of all the items he has outlined to the Commission.
Mr. Allison stated that when they began the project, in a
discussion with staff, there was an indication they would be able
to apply for building permits and start right away. After further
review of the plans and further discussion with staff, it evolved
that the staff was going to recommend that a special use permit was
needed for the car wash as well as the retail sales.
Ms. Dacy stated when Mr. Filippi came into the office, she informed
him that the automotive station was a permitted use, but there was
some question of the retail sales and it would require a special
use permit. She was not aware of the car wash issue until later
in the process. Once she was aware of the car wash, she consulted
with the City Attorney, and he wrote the memo the Commission
members had received.
Mr. Betzold stated the Commissioners had received a copy of a
letter addressed to Barbara Dacy dated May 16, 1989, from Bruce
Carlson of the Northco Corporation. In the letter, Mr. Carlson
stated that Northco is opposed to the development of the Phillips
66 station. They feel another service station is a negative and
adds nothing to the community that is not already present in
abundance. They would prefer this corner to be built into office,
a bank, a medical center, or professional or community-related use.
They are also concerned about the wetland area and what might
happen to the smaller portion of the property left over after the
service station is developed.
MOTION by Mr. Kondrick, seconded by 89 • fr maMr.� Bruce Carlsontof
record the letter dated May 16, 19 ,
Northco Corporation.
QPON A VOICB VOTL, ALL VOTING AYE, CHAIRPERSON BETZOLD DECI,AR�D THE
MOTION CARRIED IINANIMOIIBLY.
Mr. Allison stated they are below the requirements for securing
permits for the wetland area. He would like to address the issue
of what could be deemed as excess property. He stated they have
a
PLANNING CO1�II�SIBBION MEETING MAY 17 1989 — PA(�iE 23
no plans for the development of this property, other than for a
Phillips 66 service station, and they are not trying to market the
property.
Ms. Kay Harrison stated she represents the owner of the property,
Soo Line Railroad. She stated they marketed the property for about
1/2 years seeking an activity of the kind of prospects Mr. Carlson
of Northco had mentioned in his letter. A medical use seemed to
be feasible. She stated they approached physicians in the area
and Unity Hospital. They also has a proposal by a bank to develop
the site into a two-story facility. In going through the process,
they discovered there were soil problems on the site, substantial
enough to deter some of the uses and make it economically
unfeasible for a lot of the uses. Other unsolicited calls of
interest were from smaller users who wanted to divide the site into
two parcels. When Phillips 66 approached them, the economic
feasibility seemed to be there for them.
Ms. Harrison stated there are a lot of '�see through'� (empty) office
buildings across University Avenue, and it soon became clear to
them that this is not a good site for speculative office.
A resident living across the street from the proposed service
station stated he clid not see the need for another convenience
store in the area, much less a car wash. There is a car wash
across University Avenue that doesn't do that much business. He
did not think any variances on setbacks should be given to Phillips
66. If they want to be here, then they should follow the
regulations that exist.
Mr. Pat Maxey, 7388 Symphony, stated they cannot stop the gas
station because it is an allowed use in M-2 zoning, but he did not
think another gas station is needed. There are already plenty of
gas stations in the area. And, he did not believe another car wash
is needed in the area. He would like to see another use for this
property as suggested by Northco.
Mr. Maxey stated he is also concerned about the safety of the
corner of University/73rd Avenue. There is a lot of traffic at
that intersection, particularly in the morning. What kind of
traffic situation is a service station on the corner going to
cause, plus the additional traffic into the business park that is
being developed? He stated he is totally against another service
station, convenience store, and car wash.
Mr. Ron Mattson, 7324 Symphony, stated he attended several meetings
with Northco Corporation. He stated the Northco people were very
cooperative and interested in working with the neighborhood, the
Planning Commission, and City Council. In fact, they made several
modifications to the development to accommodate the people. But,
at this meeting, it is a different story. Phillips 66 seems
pLANNINa COMMIBSION MEETING MAY 17 1989 - PAG$ 24
determined to put in the service station with the convenience store
and the car wash no matter what, and they are telling the
Commission and the neighbors how it is going to be done. He stated
he did not like this kind of attitude.
Mr. Matson asked if any marketing study has been done regarding the
need for this particular business in this area. When this business
fails, the neighborhood is going to be left with a boarded-up
eyesore like they had with the Phillips 66 service station on
University/Mississippi for many years. So, what happens when this
business fails, and no one wants to buy it?
Mr. Allison stated they did conduct a market study of this area,
and the study indicated that the economic climate is sufficient to
support this station as well as other stations in the area. In
reference to other Phillips 66 stations that have failed, they were
probably not company-owned and operated stations. They were
probably independent business people and the stations could have
failed for a variety of reasons, other than the demand for gasoline
in the area.
A neighbor expressed concern about the safety and the traffic. She
stated there are a lot of young children in this area. The service
road coming out onto 73rd Avenue is going to present problems.
She is also concerned about a service station being a place for
people to loiter. Has Phillips 66 given any thought to that
problem?
Mr. Allison stated that with the type of operation they are
proposing for this location, with the lighting they will have on
site, and with the management, they do attempt to keep all
loitering off the property. Anyone suspected of loitering is asked
to leave the property.
Mr. Allison stated Phillips 66 representatives are prepared to sit
down with the neighbors at any time to discuss this proposal. Now
is a good time to discuss the neighbors' concerns before the City
� Council meeting.
A neighbor expressed concern about another entrance off 73rd
Avenue.
A neighbor expressed concern over the 24-hour operation. He would
prefer a professional-type business on this property.
Mr. Allison challenged the neighbors to visit another Phillips 66
station at another location to see how it is managed and to talk
to the neighbors around the station to see if they have similar
concerns/problems.
". PLANNINa COMMIBSION MEETING MAY 17 1989 - PAGE 25
A neighbor stated a traffic flow study should be done before this
service station is built.
Mr. Betzold stated traffic is a concern in this area, but he would
be more worried about how much traffic will be generated after
Northco and this property are developed.
Mr. Allison stated in reference to the concern about the longevity
of the car wash across University Avenue, they are basically
appealing to a different clientele than the Phillips 66 car wash.
It is an adequate car wash but not the same as automatic car
washes. They have stations that have the automatic car wash
establishments located behind Phillips 66 stations (two locations
in St. Louis), but both are flourishing because of the different
clientele they appeal to.
MOTION by Mr. Saba, seconded by Mr. Kondrick, to close the public
hearing.
IIPON A VOICE VOTE, ALL VOTIN(3 AYE, CHAIRPERSON BETZOLD DECLARED THE
MOTION CARRIED IINANIMOIISI,Y.
Mr. Kondrick stated Phillips 66 can certainly put the service
station in if they want; however, in all deference to the people
who make the laws and interpret them, he would vote in favor of the
special use permit with all the stipulations presented by staff,
and that the car wash not be permitted. He felt the petitioner
should honor the setbacks because other developers have been asked
to honor the setbacks.
Mr. Saba agreed. He stated he would strongly urge the neighbors
to meet with representatives from Phillips 66 to present their
views and input before the City Council meeting.
Mr. Barna stated the issue of the car wash is up to the City
Council. He stated he felt strongly about the 100 ft. setback.
Mr. Dahlberg stated he is also concerned that a 24 hour service
station operation at this location is not the most desirable or
most appropriate use. It is not unreasonable to expect that this
lot could remain vacant until there is a use better suited to the
site.
Ms. Sherek agreed with Mr. Dahlberg. She stated 73rd Avenue is in
her neighborhood. She drives that street many times a day, and is
a lot of traffic on it. She dr.ives past this area and then past
the SuperAmerica on Highway 65/73rd Avenue, and it is a disaster.
To put another disaster less than one mile from the SuperAmerica
is not a good idea. She stated she agreed with Mr. Dahlberg that
a service station is not necessarily an appropriate use for this
site.
pLANNING COMMIBSION MEETING MAY 17 1989 - PAGE 26
Mr. Betzold stated in looking around the City, there is not much
that can be done with these type of small lots, and they usually
end up with service station-type business on them. He recognized
the sensitivities of the neighborhood, but since the service
station is a permitted use, they cannot prevent it from being
developed.
I
MOTION by Mr. Rondrick, seconded by Mr. Saba, to recommend to City
Council approval of Special Use Permit, SP #89-09, by Phillips 66
Company, per Section 205.18.O1.C.(3) of the Fridley City Code to
allow commercial retail, with a motor fuel station/car wash, on
Tract A, Registered Land Survey No. 78, the same being 7295
University Avenue N.E., with the following stipulations:
1. The site plan shall be revised such that the canopy and
building meet the 100 foot setback.
2. The landscape plan shall be revised as follows:
a. Locust species should not be used.
b. The 12 inch Ash and 12 inch Boxelder on the north
boulevard will have to be removed.
c. Gro-low Fragrant Sumac shall be used instead of the
Spirea in front of the car wash area.
d. Southerland Juniper should be used instead of the
osed Colorado Blue Spruce.
e.
f.
prop
Bur Oak should be used as boulevard tree instead of
the Sumit Ash. Eight Bur Oaks should be planted
along 73rd Avenue and the University Avenue service
road, planted 60 feet on center, instead of the
proposed Locust trees.
Clusters of Quaking Aspen should be used on the
south side of the parking area toward the existing
vegetation stand. The Gro-low Fragrant Sumac should
be mixed with the proposed Juniper plantings.
g. Six inch shredded bark mulch should be used for
ground cover area.
h. Multi-colored stones should not be used.
i. A continuous 36 inch planting strip must be provided
between the parking area abutting streets. A
combination of berming and planting is also
acceptable.
3. A car wash is not permitted.
4. There shall not be outdoor operation of lubrication
equipment, hydraulic lifts, or service pits or the
outdoor display of inerchandise. The display of petroleum
products between pumps or the temporary display of
IV
PLANNING COMMIBBION MEETING MAY 17 1989 - PAGE 27
merchandise within four feet of the station building is
permitted.
5. The property shall not be used as a place of storage or
depository of wrecked, abandoned, or junk motor vehicles,
or the sale or display of used motor vehicles.
6. The site plan shall be revised to comply with the
standards of the sign ordinance.
7. If necessary, the petitioner shall obtain a permit from
the Army Corps of Engineers prior to the issuance of a
building permit.
IIPON A VOICE VOTE, BETZOLD� KONDRICR� BAHA� HARNA, VOTING AYE�
DAHLBERG AND BHERER VOTING NAY, CHAIRPERBON BETZOLD DECLARED THE
MOTION CARRIED BY A VOTE OF 4-2.
Ms. Dacy stated this item will go to City Council on June 5.
5. RECEIVE MAY 1 19gg pARK.S AND RECREATION COMMISSION MINUTES:
MOTION by Mr. Kondrick, seconded by Ms. Sherek, to receive the May
1, 1989, Parks and Recreation Commission minutes.
IIPON A VOICE VOTE� ALL VOTINa AYE, CHAIRPERSON BETZOLD DECLARED THE
MOTION CARRIED IINANIMOIISLY.
Mr. Kondrick stated that the Parks and Recreation Commission is
very concerned about the ongoing problem with geese at Moore Lake
and Harris Lake and are asking the Planning Commission to concur
with the Parks and Recreation Commission's concern and that the
City explore the possibility of participating in the DNR's Goose
Control Program.
MOTION by Ms. Sherek, seconded by Mr. Saba, to concur with the
Parks and Recreation Commission's concern about the goose problem
and to request City staff to contact the Department of Natural
Resources about the City of Fridley participating in the DNR Goose
Control Program.
IIPON A VOICE VOTE, ALL VOTINt3 AYE, CHAIRPER80N BETZOLD DECLARED THE
MOTION CARRIED IINANIMOIISLY.
9
6. �2ECEIVE MAY 4. 1989 HUMAN RESOURCES COMMISSION MINUTES:
OTION by Ms. Sherek, seconded by Mr. Kondrick, to receive the May
4, 1989, Human Resources Commission minutes.
IIPON A VOICE VOTL, ALL VOTINa AYE, CHAIRPERSON BETZOLD DECLARED THE
MOTION CARRIED ONANIMOIIBLY.
:�I,
M
pLANNING COMMISSION MEETING MAY 17 1989 ' pAG$ 28
7. RECEIVE MAY 9 1989 APPEAIS COMMISSION MINUTES:
O�I TION by Mr. Barna, seconded by Mr. Dahlberg, to receive the May
9, 1989, Appeals Commission minutes.
IIPON A VOICE VOTE, ALL VOTING AYE � CHAIRPERSON BETZOLD DECLARED THE
MOTION CARRIED �IdANIMOUBLY.
ADJOURNMENT:
MOTION by Mr. Kondrick, seconded by Ms. Sherek, to adjourn the
meeting. IIpon a voice vote, all votinq ape, Chairperson Betzold
declared the May 17, 1989, Planninq Commission meetinq adjourned
at 10:45 p.m.
Res ctfully subm' ted,
��
Lyn Saba
Reco ding Secretary
� _—y� r —„� �
��. �_ � , -- - -
� --�=��� �_�r� _ _� � �l � �P s _ 1, G. _ _
-- E ��er _ __ _P� : f��� _ �G_ -
" -���51 � _�JlW �lo S -- � %
� .� �03_41_ _v v�,ed, �,
; ��'� 1¢-x� _ — -___7���,5 .� �o�
�.� �. �.� s� r �'---
� , _ ���
-��• -.
i � .�... -
� -- -� �� ` s --� �c� N y ST -
� �� J33 j_$'�jy O�du
! �S� %��
� - - - � - -- ? 3 3 � ��ry�•CP�.� ,���1�
�
; 1�� _�t Sb� _------ 73�`� SyM��an S� ��
y
AA
C
���.
��
al. Y1,
t
. �� �
:
i . ` �,Il r„
► �;,�
�
�
�
►
�tJ���� _ �3� 8 Sy�,i�� s%. -� �
`'` v� � ,J �� � � t�� �' "
� �3�11 S� J f
� � - - _ y ��a�y S �
� ``� J' � L"„�� .J�11.� -- '�.�"i � � " i i ` �.1'' ,� i •. � �" -
; �.1 i � van _ _a�b c � _
� ��Gh�
_ . _ .---1 Y9Gy�e w��1� I�G��
o��(%f� � _ .._--- _ _ /oS"Q� r��,,,,�a[_�jJ N•�� Q(H;,rr
�
! �u►� ---- - ---- p�►►�, G � <�
�J,�; _ ---- .- -�s�'�-�,, �,,'l �� �
�-- -,, - „� , - - �
- - � � � ---- -- - . -- - - -
---- �q3a � .�_� ._ ---- - - -- --_- _
- �r��-�-I ��+� -- - - - _-- - - - - - - -- _ - _.
__
�.��_ - --- _ ---- - - --
������ ��r _ _ ___
�---- -
-��-�� ���;�n-s � �a-�- - -- - -
,7,--� _, ----- -
----- T .�',3 0�~ � ��5�.1?�� -- -
� ��,.�'�-� _-- -
__ . _ j�i.�, . s�x . _ ,�
- �D� i"i � _,�p �—
-- -��z� S�tP� s�-1U�
--- - -�r� l� �i � ���� �, --
�
� 1
�� STAFF REPORT
APPEALS DATE N/A '
C���F PLANIWNG COMMISSION DATE June 7, 1989
F'RIDLEY C1TY COUNCIL DATE A�� r�-/1g
REQUEST
PERMIT NUMBER
APPLICANT
PROPOSED REQUEST
LOCATION
SITE DATA
SIZE
DENSITY
PRESENT ZONING
ADJACENT LAND USES
8� ZONING
�$
PARk DEDICATION
aNaLYsis
FINANCIAL IMPLICATIONS
CONFORMANCE TO
COMPREHENSIVE PLAN
COMPATIBIUTY WITH
ADJACENT USES � ZONWG
ENVIRONMENTAL
CONSIDERAT�NS
STAFF RECOMMENDATION
APPEALS RECOMMENDATION
PLANNING COMMISSION
RECOMMENDATION
L. S. 4�89-03
N��.r-Len. Development Corporation
To crea.te two separate parcels
81st Avenue and Hictory Street
6 acres ±
N/A
1�-2
NF-2 on all sides, Springbrook Nature Center to the
northwest
Utilities available, connection needed
To be paid at the time of building permit issuance
N/A
Yes
Y es
N/A
Approval with stipulations
Staff Report
L.S. #89-03
Mar-Len Development Corp.
Page 2 •
REQUEST
The petitioner, Mar-Len Development Corporation, is requesting to
split Lot 1, Block 1, Mar-Len Addition, into two smaller lots. 'A
6 acre parcel, Lot 1, would be split into a 3.69 (Parcel A) and
2.31 (Parcel B) acre parcel. Mar-Len Development has a buyer who
needs a smaller parcel.
SITE
The site is generally located at 81st Avenue and Hickory Street,
north of the ANR truck terminal. The site has been used
alternately as a borrow and fill site for adjacent properties so
there is little or no original vegetation on the site. There are
also no protected wetlands on the site.
ANALYSIS
The proposed lot areas meet the 1.5 acre minimum lot area
requirement. Several drainage easements exist over the original
parcel along the north, west, and south sides and there are
drainage ditches within these easements. Because Parcel B does not
have direct access to an adjacent street, a 20 ft. driveway
easement to Hickory Street across Parcel A is proposed. However,
according to the Zoning Code: '�...every lot, in order to be built
on, shall have at least one lot line which abuts for not less than
25 feet along a street or along a permanent, unobstructed easement
of access to the lot from a public street as approved by the City"
(Section 205.04.04.C). The petitioner should have this 20 foot
easement corrected to 25 feet and in recordable form before the lot
split is approved by the City Council. In addition, a maintenance
agreement for the maintenance of the private drive to include
patching of potholes and snow removal should also be recorded
against both parcels.
Typical City policy has been to discourage landlockinq
parcels. Although a private easement is proposed, Parcel B does
not have public street frontage. Hickory Street exists as a paper
right-of-way extending to the northwest corner of the property.
The right-of-way is now occupied by a drainaqe ditch which accepts
a significant amount of runoff from the surrounding watershed. The
ditch could be reconstructed and a stormwater pipe installed
��; however, this improvement has not been comtemplated by the
City, given its cost to do so.
If the street were in place along the entire front of the subject
parcel, staff would recommend a split in an east/west
configuration. Another alternative would be to create a public
Staff Report
L.S. #89-03
Mar-Len Development Corp.
Page 3
street along the proposed location of the driveway easement. This
would also enable Parcel A to be split into another parcel if so
desired. However, road construction for two lots may not be cost
effective. .
Therefore, a 60 foot right-of-way should be reserved to accommodate
the construction of a typical city street in case of future
subdivision. Reservin�ublic easement at this time may complicate
maintenance issues or setback/parking issues. Therefore, staff
recommends that a stipulation be added to require construction of
a public road if future subdivision is proposed.
It may be necessary to upgrade Hickory Street to a 10 ton capacity
road depending on the intensity of development on the subject
property and others to the west of Hickory Street. At the
time of the upgrade, a cul-de-sac would be constructed at the end
of Hickory Street. Prior to the construction of the improvements,
the City would conduct a special assessments public hearing.
STAFF RECONIl�iENDATION �'s �%�j
!�
Staff recommends that the Planning Commission recommend approval
of the request, L.S. #89-03, to create two separate parcels by Mar-
Len Development Corporation with the following stipulations:
1. The petitioner shall correct and have in recordable form a 25
foot driveway easement prior to City Council approval on June
19, 1989.
2.
�.
4.
5.
�
A maintenance agreemsnt concerning general upkeep and snow
removal for the private driveway shall be recorded against
both Parcels A and B prior to issuance of a building per�mit
on either parcel.
A park fee shall be paid prior to the issuance of building
permits.
A grading plan with stormwater calculations shall be submitted
and approved by staff prior to building permit issuance.
A 60 foot public right-of-way shall be created and a public
road constructed should future subdivision occur.
���; . ���
_ � � �� l�
`
��
�
� ��
�'� ,.
�
���
�
, ��
CITY OF FRI DLEV
6431 UNIVERSITY AVE. N.E.
FRIDLEY, MN bb43Z
(612)�i71-34�0
LOT SPLIT FORM L.S. # � �-�3
IAr SPLIT FEE � PARR FEE RE(EIPr #�� 2
9�IIXJL� PLANNIl�IC� m1�+BSSI0r1 MEETIl�IG �ATE: C.P !� 8
�i: ��_ 1 �� 44M' ��Il�.�� ,;ia��M��. !:�
PROPERTY INFORMATION
p,n�2ESS ; s 1 st & xickory street
L�AL DESQtIPPION:
LOT � BIUCR � 'II2ACT/ADDIT� Mar-Len Addition
PRESENT ZC�IIlQG H�Y- Industrial
REASC�1 FOR LOr SPLIT: A sketdl af the property aryd the proposecl lot split with any
existing structures shawn should acoan�any this appl ication.
Buyer needs smaller lot
* * * * * * * * * * * * * * * � * * * * � � * � * * * * * * � * * * * * * * * * * *
FEE OWNER INFORMATION
Np,j„� Mar-Len Development Corp• pgq� # 429-3371
p�p�g� 2209 Phe� Road, P.q.//Box 76, Hugo, NIDT 55038
SIGNAZ[JRE DATE �,� J / U /
Note to Cont r�has�is���e� �e�s*m�s� �i�n*f*r* �r*o* * *p�o*e�ss�n�.* * * *
* * * * � * * * * * * * * * *
PETITIONER INFORIIAATION y
� Mar-Len Develo�ent Corp. (Iarid Trucking) p�q� � 429-3371
��� 2209
.0. Box 76, Hucto, N�1 55038
�//�
�! ._.........__..... ................ .
�**�****��**�#��*******�**�*�****�*�******
• i � .. , � n ••. �. .;� �a�. .. �_
M �• N� •• • ��� �,� ��+► � � .
STIRJLATIDNS:
&�"
4� _
�"n �
�_
C�TYOF
FRIDLEY
CIVIC CENTER • 6431 UNIVERSITY AVE. N.E. FRIDLEY, MINNESOTA 55432 • PHONE (612) 571-3450
May 12, 1989
TO WHOM IT MAY CONCERN:
The City of Fridley Planning Commission will be holding an informal
hearing on a request for a lot split, L.S. #89-03, by Mar-Len
Development Corporation, to split off the easterly 230 feet of Lot
1, Block l, Mar-Len Addition to create two separate lots. The two
legal descriptions are as follows:
Parcel A, that part of Lot 1, Block 1, Mar-Len Addition, according
to the recorded plat thereof, Anoka County, Minnesota, lying
westerly of the east 230 feet thereof. Reserving an easement for
driveway purposes over the north 20 feet of the south 70 feet
thereof. Subject to a drainage easement over the north 20 feet
thereof. Subject to other valid easements of record.
Parcel B, the east 230 feet of Lot 1, Block l, Mar-Len Addition,
according to the recorded plat thereof, Anoka County, Minnesota.
Together with an easement for driveway purposes over the north 20
feet of the south 70 feet of that part of said Lot 1, lying
westerly of the east 230 feet thereof. Subject to a drainage
easement over the north 20 feet thereof. Subject to other valid
easements of record.
Generally located at 81st Avenue N.E. and Hickory Street N.E.
Anyone who wishes to be heard shall be given an opportunity at the
Planning Commission meeting on Wednesday, June 7, 1989 at the
CONIl�iUNITY EDUCATION CENTER, 6085 - 7TH STREET N.E. at 7:30 p.m.
DONALD BETZOLD
CHAIRMAN
PLANNING COMMISSION
Any questions related to this item may be referred to the Fridley
Community Development Department, 571-3450.
Planning May 19, 1989
L.S. 4�89-03 City Council
Mar-Len Development MAILING LIST
Mar-Len Development Corporation
2209 Phelps Road
P.O. Box 76
Hugo, MN 55038
Donald Kasbohm
8290 Main Street N.E.
Fridley, MN 55432
Bryant-Franklin Corporation
900 West County Road D
New Brighton, MN 55112
ANR Freight System Inc.
P.O. Box 5070
Denver, CO 80217
7 T's Management Inc.
1300 Grey Fox road
Arden Hills, MN 55112
Planning Commission Chair
City Council Members
;
I
1
U u �35Kl3
��
N //f CDAN[l7
�.
. ' CORPORATE LIMiTB OF :
�
• ~ - 1 � � �^ I � '
`•�"�.� �. t / ` +. �� I . � .�
'�\ '\ '!i. I ' - _ P.'Ny I
� . / '~•
P� "" ' .
\ � , L• i� i1 : :.: �i� . , �
� 1 i * �% � I ^A�. l{C� n Js sd NC/GS �
b ` "'_" � ,'Fi.w� O�N � _� .
a 1 I I I
\ .,.� � � j i
� i • r �
` �'' k
, � `�a � •,
�t1 `� \ ` . -.. .. ' .w/ �
\` �`� \� ,'r•_ _' - -___-._ - ,_-��
Y ��� � . '� �- b
t � J^ . �t .
� � �„� a �
Y
, V 1
� �
J
.. � � ' .� �!�•n:
�.103�, .;� ,
.26�i . ��''�� __._.
�
� � _c_.
QN. " .~r, : , v • �n�
-- -- - --' �-- ---- —
.11
\
�
- y . . .. -_ I -•rs
s
____-___-__ "'__�� ___'- _ __.-_� . I
, L \ /
i
� -
'�
_ �� \, �
,,� _
. . ;N
, +
- �,
� ', :
, ..,
, , �,
_ _,
` Z �
_ � � `1
1 �
-�eL 'l 0
� �17�"� � `� Y
�:��' � .±r.
;- _. --_- :.'�� _ _� -
'✓ i •
��
���
�P
� •.I !
r!
a'
QQ s I�I
'-°;:�==
. ;
/ • `
D _. `
�
j�4'�
�.. i
F �N CUw'•
Tr •
LOCATION MAP
VM//IL G► I�"IJJVVI/�II GJ
LAND SURVEYORS, INC.
�' 17720 Highway 65 N.E. - Ham Lake, Minnesota 55304
�LIT FOR: Acton Construction, Inc. 434 - 7646
OESCRIPTION: r
PARCEL A
.ot 1� Block l, MAR-LEN ADDITIUN, according to the recorded plat thereof, Anoka County, Minnesota, lying resterlr of
�.feet thereof. �
,se�ent for driveray purposes over the north Z4.04 feet of the sauth 70.00 feet.thereof. ��
•ainage easeoent over the north �0.00 feet thereoi. •
+r vaIid ease�ents of record. .
. . , .. ; .
PARCEL B .
I f et of l.ot 1�, Bloct 1, MAR-LEN ADDITIUN, acccrding to the recorded pi�# thereof;�Anoka�Connty, Minnesota. �
tn �a5e�ent.for driveway purpo5es ovRr, the north �O.QQ :feet of the south 70.00 feet:oi ;that part of said Lot 1,
of. the east �30.00 feet thereaf. . �� . ! . �
vinage easeeent over the north �0.00'feet thereof. .
!t valid ease�ents of record. ,
33
60 j
N88'/I'39"E
598. �2
� 3 .37 Easen�en , 230.0
Dr-airu�ge
_ �
� �
� �
� d
IW
I��
�
� I�
M ^ I 4►"
ao i �
o��.,
� �o
lo
PARCEL A
(3.69 AC. ��
��
��
-- z3o.o,� --
=---
1 � ' PARCEL B
�o
z �2.3� AC. �'J
Jt
,
,
��
:
o;
MM
�a
�
� _ ----- �— � o
LN ProPoseo! Drivew� Ea.se�c•r "' ---- — ---
� ,� Or+a.rna.9e ! �/f:/�fy � EQsem�a� h I
� 230.os �
� 367. /2 i
�_ 597.l7
� 588°l !'39"W
(�O I -�C
. j
y � � fEET.
. � ....... ....r �.ar e�r
/ NEREBY CENT/fY TNAT TH/S Sf/RYEY, PLAN�
OR REPORT WAS PREP10RE0 Br A/E OR G/I�Eq
IIY D/RECT S(/PERV/S/ON AND TNAT / AM A
Of/LY REG/STERED LAHO SURVEYOR U/YOER
THE LA11�S Oi TJIE STATE OF AI/NNESOT.t.
\ �_ �� � �
SITE PLAN
2
�
�
crnroF
FRlDLEY
DATE:
TO:
FROM:
SUBJECT:
STUDY PURPOSE
PLANNING DIVISION
MEM4R,ANDUM�
June 2, 1989
Planning Commission Members
Barbara Dacy, Planning Coordinator
Michele McPherson, Planninq Assistant
Old Central Avenue Corridor Study
The Planning Commission considered the first segment of the Central
Avenue Corridor Study on April 5, 1989. To follow is the second
segment of the Central Avenue Corridor Study which encompasses the
area from Rice Creek, north to Osborne Road. Also, in studying the
immediate properties abutting Central Avenue, we found that the
remainder of the land between Old Central and Hiqhway 65 should be
considered so that a cohesive plan is developed for the area. This
area is labeled "Expanded Study Limits" on the attached maps.
"SPORTSMAN'S HIGHWAY"
In analyzing the first segment of the corridor we identified a
potential unifyinq theme of the "sportsman's highway". To promote
this theme and to provide a unifyinq element through the corridor,
it was suqgested that the City consider a boulevard/parkway street
improvement approach for Old Central Avenue. It was recommended
that the emphasis be on boulevard improvements with landscaping and
appropriate street lightinq as opposed to creation of a median.
Further, bikeway/walkway improvements were suggested to connect the
commercial area with the surroundinq neighborhoods. A
comprehensive signage pla was also recommended to be implemented.
�
EXISTING FEATURES
1:� There are eight vacant land parcels all located north of 73rd
Avenue and west of Old Central Avenue.
2. The existinq zoninq is predominantly liqht industrial on the
west side of Old Central Avenue and residential on the east
side. There are pockets of commercial scattered alonq the
corridor. Also existing alonq the west side of Old Central
Avenue is a mobile home park.
Old Central Avenue
June 2, 1989
Page 2
3. Most of the structures in the corridor were built prior to
1956 and in the 1970's. There have been isolated projects,
both multiple family and industrial construction in the
1980's. �
4. In 1958, the zoning on the west side of Old Central Avenue was
predominantly M-2, Heavy Industrial. The intersection of 73rd
Avenue was zoned C-2, and surrounded by R-1 and R-2 zoninq on
both sides of Old Central Avenue. In 1964, the M-2 zoning on
the west side was changed to M-1, Light Industrial. In 1969,
the R-4 zoning was created for the mobile home park. Also.in
1969, the entire Onan property became M-2, Heavy Industrial,
and the southeast corner of Osborne Road and Old Central
Avenue was rezoned from R-1 to C-1. Since 1969 there have
been three minor zoning changes in the corridor. The east
side of Old Central Avenue has a strong character of
residential. The west side of Old Central Avenue has a strong
character of commercial and industrial. This character
extends westward to Highway 65.
5. There are two nonconforming uses in the corridor. The single
family home on the Waldoch property is nonconforming in the
C-1 district. Secondly, the house on the property south of
the American Legion is nonconforming in the C-1 district.
6. Traffic counts number approximately 7,100 cars per day north
of the railroad tracks and south of 73rd Avenue. North of
73rd Avenue, the traffic count drops to 5,700 cars per day.
North of Osborne Road into Spring Lake Park, the traffic count
drops to 2,800 cars per day. (All traffic counts based on
1987 information.)
7. The natural features that exist in the southern part of the
corridor do not exist in this portion. However, the boulevard
along the east side of Old Central Avenue on the Onan property
extends the boulevard landscaping concept that was previously
discussed with the first phase of the study.
8. A number of auto part stores and junkyards are located along
73rd Avenue. Determan Tanks and Welding is located south of
73rd Avenue.
ALTERNATIVES
We have prepared scenarios for a residential alternative and a
commercial/industrial alternative. We chose to combine the
commercial and industrial uses given that both uses tend to
compliment one another in this study.
Old Central �venue
June 2, 1989
Page 3
Residential
1. The existinq residential pattern consists of a pocket of
multiple family development along Norton Avenue and alonq the
south side of 72nd Avenue. The other strong area o�
residential development is on the east side of Old Centrai
Avenue, north of 73rd Avenue. The heavy industrial area to
the south (Onan) and the commercial and industrial properties
to the west of Old Central Avenue tend to isolate this
residential neighborhood from the remainder of the community.
In fact, these residents may identify more with Spring Lake
Park (within their school district) or with Moundsview. The
residential alternative could assist in creatinq a stronger
connection to this part of the community by creating
residential family areas at the southwest corner of Osborne
Road and Old Central Avenue. This area is currently vacant
and is located behind the Viron Road development where Rocky
Rococo's and two medical office buildings exist. Across from
76th Avenue is an existing industrial use which utilizes most
of their lot for outdoor storage. This use could be relocated
to other industrial areas in the City or even in the corridor.
.
2.
3.
This site could be considered not only for multiple family but
single family as well if appropriately designed with interior
streets and adequately located away from commercial and
industrial areas.
An existing commercial buildinq is located on the northeast
corner of Onondaga Street and Old Central Avenue and south of
Fireside Drive. This area and the lots to the north of it
across Fireside Drive have been zoned commercial since 1958.
The property on the north side of Fireside Drive was rezoned
to R-3. The area around the existing building is residential.
The uses within the building could be relocated to other
multi-tenant, commercial and industrial facilities. The
design of the building is a green concrete block structure
which would be better located in an industrial area where
similar materials exist. This site has also had several Code
violations.
Two office buildings are located at the southeast corner of
Osborne Road and Old Central Avenue. A small multi-tenant
commercial strip center is located immediately south of the
oPfices. The office buildings appea= to be compatible with
the residential neighborhood behind them. However, the
,commercial strip center is substandard in appearance and the
site does not contain the typically required site improvements
for an attractive commercial development. Under the
residential alternative, the strip center should be removed
from the property and the property be used as single family
Old Central Avenue
June 2, 1989
Page 4
home sites. Although a double frontage lot, they should
access the interior street of Meadowmoor Drive.
4. On the west side of the Norton Avenue multiple family area are
four properties which are zoned industrial but primarily used
for commercial activities such as the sale of mobile homes,
offices and the former Kurt Manufacturing buildinq. The
topography in the area is very steep heading to a ravine as
one proceeds east from the service road. Although the
existing buildings are substantial in size and construction,
the City may want to consider redeveloping this area into
multiple family to overlook the ravine and take advantage of
the one small unique natural feature in the area. As one
travels north on Highway 65, the Rice Creek wooded area is
immediately south of this area and improvement to this part
of the Highway 65 corridor would be consistent with not only
the objectives of the Central Avenue Corridor Study but
improving the image along one of our main entrances.
5. Using a residential approach to the corridor, the mobile home
park could be maintained in its current location. However,
its appearance along Highway 65 and Old Central Avenue needs
to be improved. Its location in the middle of a commercial
and industrial area is not appropriate.
Commercial/Industrial
1. The property located on the southwest corner of Osborne Road
and Old Central Avenue could remain as light industrial.
However, it should be noted that this area has remained vacant
and has not had the level of development interest for
industrial areas.
2. The primary objective in the area of the northwest corner of
73rd Avenue and Old Central Avenue is to remove the existing
junkyards. In between the existing junkyards are two well
established industries: Limpro Inc. and Spiral Manufacturing.
This area could be redeveloped into a business park
development which could compliment the campus business
approach of Onan and Medtronics. In order to accomplish this,
we have developed the following scenario:
a. Remove the mobile home park and relocate Tam's Rice Bowl
and improve the appearance to commercial properties along
Highway 65. (Relocation issues regarding the mobile home
park would have to be researched further).
b. Vacate 73 1/2 Avenue and create a new street opposite
Onondaga Street to proceed west to the Highway 65 service
road. Another street would be created to the north to
Old Central Avenue
June 2, 1989
Page 5
ONAN
Fireside Drive. The frontage alonq Highway 65 would
retained as commercial and the remaining area to Old
Central Avenue would become industrial. Lots should
created such that the storage areas would be located
the rear of the buildings.
be
be
�at
This would be complemented on the south side of 73rd Avenue
by relocating and removing Determan Tanks and Welding.
Determan's parcel extends south to 72nd Avenue. This parcel
could be split in an east/west fashion such that the north
half could be developed where the rear yard is reserved for
storage and other industrial activities. The same concept
would be applied to the southern lot abutting 72nd Avenue.
Along Highway 65 and west of the Crysteel building is a vacant
parcel and at the southeast corner of 73rd Avenue is an
automotive service station. These properties are now zoned
M-1 and would be more appropriately zoned to C-2. This
pattern would mirror the plan discussed on the north side of
73rd Avenue of having commercial on Highway 65 and industrial
east to Old Central Avenue.
Under the residential scenario, we discussed the four
properties on the south side of 72nd Avenue as becoming a
multiple family residential site. Alternatively under this
scenario, these properties would become commercial.
Encouraging a commercial pattern rather than the currently
zoned light industrial pattern may be better suited to the
area given the topography and the lack of adequate lot size
for industrial activities.
TAX INCREMENT DISTRICT
The City is also proposing to create a tax increment district and
modify its redevelopment district to include the Onan parcel and
several properties along Old Central Avenue including all of the
area north and south of 73rd Avenue. Onan is proposing a�
million dollar office/warehouse expansion at the southeast corner
of the site. The redevelopment district and the tax increment
district will enable the City to remove lonq time eyesores, such
as the junkyards, and control redevelopment in the area to promote
a business park approach on the north side of 73rd Avenue. The
modification to the redevelopment district and creation of the tax
increment district comes at an appropriate time during the City's
study of Old Central Avenue.
COMPATIBILITY WITH PHASE ONE, SOUTHERN SEGMENT
We discussed the "identity crisis" that exists along the southern
segment of�Old Central Avenue. At the Planning Commission meetinq
Old Central Avenue
June 2, 1989
Page 6
on April 5, 1989, the Planning Commission direction was to reserve
the east side of Old Central Avenue as residential and the west
side as commercial. The pattern in this study segment is similar
to the one discussed by the Planning Commission. The east sid��of
Old Central Avenue is strongly residential. The west side of Old
Central Avenue is strongly industrial and commercial. '
The industrial character of the area west of Old Central Avenue
does not have to be necessarily negative as the junkyards and the
Determan Welding uses. Further, because of the relatively small
distance to Highway 65, the west side of Old Central takes on a
different character than that discussed on the southern segment of
Old Central Avenue.
A bikeway/walkway should be created on the west side of Old Central
Avenue from Osborne Road south to connect to the bikeway/walkway
path planned on the south segment. Further, the boulevard
improvement scheme would also be consistent with the improvements
proposed on the south side. Although the neighborhood ambiance in
this study segment is less than the south side, a consistent
lightinq and landscaping format would help unify the varying land
uses on both sides of the street.
RECOMMENDATION
Staff recommends that the Planning Commission recommend to the City
Council that the City pursue items #1 through #3 under the
residential scenario. Secondly, we recommend the implementation
of items #2 through #4 in the commercial/industrial sc ario.
Also, a comprehensive boulevard improvement projec e initiated
to include signage, landscaping, lighting and bikeway/walkway
improvements. ,, °
.
BD/dn ��z�, � C� ��
►�u-�� ' �� `�
M-89-295
�
�
,
m
.`
�
�
1 \
\
' r�7Y Oi FHIDLEY ''
�w• m.m. r.[twa
�� � � �
"•,: �
....� �.... ti:....
y�.a.
_ � '�
�
_�
SCIIDOI.
pISTAICTS
v /
� ~
5�'-k#D ,A AREA
�"'- ,hase 2
� �
f�
��
" .> �
1
I,
�
I
a€
Central Avenue:
Problems and Opportunities
N//2 SEC. /2, T 30, R. 24 -
C/TY Of FR/OLEY
,.2.
_._ � � �
� 2 � . , 12 � ___--�
( � I ' ,
N I N
� f SE / r�
,� . � . _ .. - ° � � �'\ '�. �
��� �LA .P R� �, • : 1�.�.�ii�wv:I ,i�AaR li i �� . . GTY I ITS;: H r i. � � � • ^ j. /0 //' ' ��� ��lIM� x1 � ��� •� ,� `��:''4r�
: � y° � i �� �, p s: t. ° �� � (it3� �z''jFR) EY�iC� • . w�� �L; y 3 �� ' » �� •jji � �� � 1_ a Q� � !p � t ^�' .
.) i' /0 . • c� l+9 ( (a f tw lA . 'tr = ��r*
� � � -; � AD %T �N �3 ' �.y � "�t ' � •da zz zi m n �e ,� K is l.r ° '�s �+� � ► , �; +� �+ �
, � ' � o�, A DER ON ty .. �v �.x: � ',�• � ,..�,�� ,,w
1 � ��..�r••••� ` � .. • • •� • • • r • • • • �i � �RIVE a �! �4 s' + � k ' ,9 �
r , ............ 1. ,� ,5
. �� �/ i ............. a,,, .
� . . . ?t e ! p: ! ► • • • • • • • • • • • ✓ J.. � � �) (f) (M) M1 IP M �f � IJI� i1(Ii
� i • • • • • • • � � � • • � • y
f� � �• •. . •••••••••••• 4 : /? // ro 9 R �(� �� �'��� • � . rvl
� � • • • � • • • • • • • • • � .
• • • • • • • • • • •
..sia/��p.t.wiiry .r. 1 �, i�i i ��i����i y����i {�s) � �, � � �d)� M?� y� r's ; �{`�.
. �. . i.� rn I'M .w..u. 1 i i i i • ��5�10�i ii i ... � � �' � � �m � (� (5 • z�+1 . 0�3.s = �N r\ii � ��
. �. OQ � 1 • • • • • • • • • • • • • • • • • • • �� .9 Z 2 0 �1�2 �� � M�7 �1i
• • • • • • • • • • • • • • • • • •
• • • � • • � • • • • • • • • • • • • y� � r�" •/" '+. '!,Q 1%q
. " •�•••••••••••••••• {{� �1 ► � i�)• V� 'i6iN
. � . . . • ' ,- , I � � • • • • • • • • • • • • • •� ��� G • • • /�{, + � t ..
� � •1����1�{�'P.IG1��1iT i• a �� �,�.- Za. m . �� �, l �, . ,.,� � .
' • •: . :• �ri� W • 1 � ��� l�• �E
Q!r • •••• •••••
. .. p � • • • � • • • • • • • • • • • • • • � � � �' 1 � �, s� �
� w4 � ;i.;. . � � • �' •.�.i :�: ��.': : : ��: : •�: : •': i �AMw f� � � ,,. � � ; 23... ;• : � ` l� � •
+os..i! r-�.... 1' � ... • • • • • • • • • • • • • • • • • : �• !�+ �• • •'n: .. , •%.ti " ., . ,�'
__ r,w.r�y,�ww '�',�,�'��.. �� • • • • • • • • • • • • • • ^� , '.,�, ����x�,,� Il 'a�✓
. . . . •�.��.'� 'flT--�7rV�'a�u"�_� \\ i,
w�r� •' •
..,. ♦ ! ! ' � � 1 1/.'S� � � ^• O � r /
n t AK1
� �
�/ rl�, I � K
�a�b
�
� � � � �a.� w iry c.r Ic; � ,� t � ^ ' . r � � . � , � , w �r s
� � s�.� �iev i : - � !� � • •
� . . � � . n.« ar�i�. �..� . • • ..� 'i �,� � : 1�'� � �'� i! .n `.t Y�:
i j . ,. �,�' a - �.., .� �..,�. �oti �r �
. � � , , £. /w..r M,�I 1 .y ... . i iBRRY� fA
.t� � t 2@n ►� , i p) ...� r f ,1 "1�0 •.
,, r�ln�l j � `�1 �` l A Y '
. : I ' . . . . � - :�isl � � �` ., . / „ . ....� y, '�� :iJ 0 w � �� � :
I � (D� . . .'� . L i�J .,,.�' ,.71� N d f lr J T�L
j . 1 p . ��y¢�,�� ��•i .f :�►t � U� ��� Y�;i sKw�c ` yu?� y r S�r
' y •. . . � / 1� �� l S ./ Q J �� � a • O� i+ O• iys. iz . n.' r t
� 2 th � /4'>sy y� �'' 4l�• S � � � ��. ,� � ,. 1�, •
I�: a �„ r w'� • P` � Nix•' 'ai.r �.. r
�, '; , ---- a -- �-- — � -� � '' ~ �.��.mr.r- � FN'S,. --�''--m—��r- .r�
a
, ., r _+w. ' '� • •. 3 � � ••l...... �� � � .
, � . ( � � _� �..,r: /J � . � � y. i .�•� A) . 1 j ' qW • �- r , .
�� c� -..-�, ;, i r,.•, . � c N � $., � �•�.' ,, .. .W,- w . ,� _ . j
.�� � 'ili°, I'. Z. �• � N.M iV�J � ��+� !1 Y
—1__ wr�h.sG....rii./N06i�s • ! '� � !•�� .i i..�.y r �itV � ; ,..i.
. . � i . . _ — r.u.� � I :.i • i • • . �j.i� (A 2 o I� � I
�. .� • li • • - . r� W . t . 1 7 � /.r.r i.��I �i�..i
�' . . = "'.;,� . � � 1' 4�. , • • • �— , . � 4�J ,y. .<� �y1., � i ' R �
. � � ? � - � � � . �� � ��• W� � l�Y .�r 2 G 1 �`" y M �, j i. . � ... .
-� ,� . . . �_— � � .«.' •�Vi i:�: r y = + I 1 N � . • :
� � F� ..J � . . . . . . .... . , : 6 .� -�
.. .. � .
f" � ` � :FIRESIDE � DRIVE r �' '. M:J :•.
� `=1 I H .� I � I � i~�i i �� �� • !J� y '''(!� ,��' ` Pe\O� 'R�(�'j' r r• a 'O�
. Q � � � ,,�1+¢ •; .�';• 3 i i." i.n �1 - f FJ
� � v~i �:, ' ,•.,. �' . � . ,.• . IUrn �►� Q�`- , —� ` � 4
> .i ;. »...., y..; . � :
� .�. � � � � � . � ;� TI .i. �(I• �'I. /�r ftt$ o � �•�a!1 .v\ i �, � ���� � '� �
.,, : . .. . . � r � _ �� �-. �ri n,) e �f� ,i � hr� .��� .•' I .,.
1 ��, � I � ON N AGA ( STR EET � �" �
� ... . . y*i �����. l� '�, r,. , � • ;,/�Mty, ;R�,�`Z�''r .r.�.ir. ,��.�
` � CE7VTRAL VlEW� �.. .....M W i ��T/ N y 3�SWBDIVN ON �;�, `, �.•; �,/lM� � `� Aut
- �� s„'i 2nd ;�, ADD/T/ON .� i ._ .,...�..... � � ��R � 24�'�,�26�28 ,; • ; , • ' a P ,� . _
I ' ; `" _ i " . .�,•��+ �_ 35�; .�� ,». M, ► p . ~ , .
_..;� � .. L �, � � . ,
� ` (,� ll� (o � �(n p) (�� (U 'n (�) .. (N (�) b,) �y ��) j I IN1 .�,, :., � � � 4N �I , ' _ 'r� • ' .�
: I 1 3 � i � � �o iz u :. � • .W:' . A- . ..., . N. � ;.' 73 (/2s VE. � �
" ' P ' � ; ;'' •' 1F: =^�;a� �+M w ;:•t , ,m� , . ;., F,
. � � . • �' ' M� � -.' -- Q i Gri /�I � �7 � (�7 � : ,� ' r � i
731/2 AVE. N. . I e., a ..... " r "'�"�'° ,� m, �A T:� �<' l -.
� : :•'�. � � . � , 23 25 ; 27•29 � � ` ^.
� � � r'w� �,ri . we.�yl � � K� � (M �y ,3 y, : _ � .'a�. � r
,. ! . ' 'f �' �' ., , � K* p7. l�' M, !�' M) i � �1 .�2n e�:� �cr -�' -;�� N0. 129� • s r s • r` i .
:r. r! / 1 3♦ S� f s 6�f q� q(d :�� N ir y n I�� • •�y :�t(r�i'�::ei' � '--�— "� -'Ur"a �
. I �i'� �i � r � ✓ � . .. .. ' . . �. ' . • �.._
I --
v�=---�-e-- -3-------�_ - — =�FNyE-;-a--eou«T� sfa�£-�►ro+es►+wR�a.�----�---��re---�---r�-E-------•--
. .y' r�•�' . -- - -- - - -- - - - �' fC.i2
1. i � ^� ...:: ;a 5 , . ..+
,�q � {P �• �
� �;�.L.. ' • i ,R.r.. � ,,r �
� ,y�� ;: . Z a � ��_ �� ;� �
.� � � �
� M+1 • � � 4����, �t1,: { �--- _ - -- ---
(y��� �����..� �I��[� �: �b- �%ij'- -�nysf-w--1
Q ��' `t 1 ... , . .. - �
. � ��
r'� j � •
Qv �� ' , y'� � ' ' �
� � � '� �
�
� . .\ . � �M�f7p .
� 3t ' , rrr.. � � I � /
� � � �
N .•��[r [t � � � i
QQ � ; :�:s.,r�...�, .: ;° "�.:` "�:•'y:. i r
� � � � �'�w _ . 2' ,'s
� 3 ; AUDLT9.R$.;: - - ,e.SU9-. .%R �� : . " „
V, ..., � _ - i W � :�•� e�
� o..,,., , � .o, . +.,... N0. 89 3 ` �.�,�.•
. � _ �: • . � „�
�> � � � .. ' "= „ro�
:s � � -- -.». 'tc. •' ',�� �� a.ty
2 ,,., 4 ., ,�:.:.,, ,.., 5 : 6 : ,7 8 : . •� '`
� � . . � � � s. �.: �no miiruq.: :.� ...rr iwi ei . � • • _ . dYlw CO�iO��hpv .
`� � ' ..r AVE. ___. .
. - � � '— ; '—NOR70N ._ .
. ,t 9 i �o� , � , p .
� . . � �, 1 rm n,r. �., nn .n� �' .r 'y� . .
. � .. ... �E. (� � r. � i � � y i i • � ���� Q . . • . .
. . • ..w ..�r. OM iris • � �. �
. �' O! . _. . . . _--. �-�-- __ . _. . . - •--� _ -+ _�—.. ' __ .._ . . .
� — �._.c _. _ -�� � _ . , . . ..�. � � � , . � �
. . - ,,' _` . . - `. • � - - _ � y . � .
.; , � O Y' ._ M�pNEgOTq � r Study Area
,�, z — t_ ...,,., - ; _ .
. • • ` � -. _ +�,�..,,, X i � . . . 9 - � . .
2 � . � � ~ ~ � ��� """ � Extended. Study Area
..... , --- —
4 •
� o . ?z' s¢•
. ., s o °' ao • . TR4hSFER '
� � . � � . K. � � . r . .
. � � � w � • • . � ' .. ; X / �ib�. .
, � i. III Q / . ' W.. : � . ,y,y, . .'
W ��
1 ♦��
. .. ..... � ' z•• '' �4�(
1, ,�e... ro..... ' ; ' {{�,Y �
t W d � ,
... ' _'. 2 ~ • J � •�.n " 1 • / ~~• �' ,
� � 2 �; A.re f �� � n�•. ��� .r f�� y - ��
' - = R L. S. . � _ "� - � c
�.,., R � % u . g
82 ; "
- -- �' ' - i .,..�. .
� i � �
; " • • - COUNTY' ti0A0 "M" ' '
. � . . . u r... .. • ••• � � � S /N CORNfR � .
. . Sf�C. /P u .. . ..... .
33 :-... M �.. • �. �. � .�. � 34 i 4� 43 .. 44
�� �� Age of Developments
N 1/2 S�'C. /2, T 30. R. 24
C/T Y OF FR/OLEY
,- -,
, ,
� 2 �
.�
;
II
12 ----�
n � 21:''. � �
�� �LL'� N// A i �` .
--� SE /
�. A � _ '- —'1� ,�t•� .
, q / A. . �.+ •e' , . ', ' J i�w...et t= �R 1 i �' �Y � �$�;�'.•' r a �• M tl � j /o i/� W~ �. � i ��� ei 1 i� �� •� +�'�h"�}; .
: b P� I � e u.',✓i,W...j e` p�� �� ' ieo eo ��:.. :» F �vJ � t s � 3 c �. B� ,�1� j >�� � 1 n� � 1 r �.
' � �.� � �f �� p =; :� ;" i ( � ( jFRI Elr C1 " r� N !'� � 0 s �s�� •,
�) � �, z � � r � , 3 2 I 4r1 l� t+� ( (a t l� .
� ��� A '�r �nr {i . ��=�4 p. �j � A DER ON za �� rr z� � �� � . �'� ,< <s �,,,� �< <� �� ,�. � � � }�.� �� °:�
.. ` �. ..... ; . .. �°ZS I � DRIVE � �s W4 s. lr �,,r� � �
1 1 �
r� �'R t`� s ri' e :i ✓a.�? j.. ;t }y �u (r� p � *' • al�' �e„ � �elfl n�p� r
I =� (t � ., t 4 M4G E /� /� �� n 9 � �t �S A� ,
�j f' � � (NT � „ .?) N's �po
..riaJ! ���! w.I�q '" +� t n i � � .n...,. 1 (L S/ ) 1 2 � � i /' ��' • pp I �� 2 Z• =•�3r O t j � �N �lii � 1 � � ��
� '� °f-0 l►� !' M , q1
Q 1 .Ml, y ,.. �� r r- .--, �' � ir aa b �=76T
, - _ , ; � i�d,. . , �P +, � � r} m �, p� � . ,.,�
' � DEVELOPMENT -��}, W: ��•� ;. �:�' `�. �'� } E
� , � � �� 2�0 !r . . . :Nj� � .E!�1 7�' i� � r23� � Pp lj� � ,: �� �l�t, i
i:.. ix;:� � 1j ... .�:: ,. .r�. . ;'i'.^ .. ,' .-rr � �'• , . '"' � if a@10.
I��M%a i�llr ���� M••••i`• • ��� •!y�,� j����y � 1 � �� Q
�w►� ' w . ' � , ._�"- � . YTf—�CY �•� W , t '1. f
o,:� �6 s • � r :� ; .�. s a .� "�' t :s7t + �i '�„ !/ o�c AI
� ra�a .F . . ) i , � eo �1 rt .i �rl � �: �
a. w i7 �i /e/ . y� .rr ��a , Fri pn „ b M• � �}� e • �
,. �.. ivu : - " ► i . i : y ,a v
� ,�...ar�,.n+� � k,,,;;j��•� 3� l,.i�� ����i '� ' o.�jda,//y f �r �� �py • 7�'` ;n `.t d„
y �, {, . � �.�... ar� l .� ... I j a �
. i�� r i �M t' . : �a .. ..,, t. �* "eio ,+ �� �n Y , ;
, i�tili + r'�+r.,,�> >�r :'r� ,� ;r� � •��M < �
. I .. � .:s�l � _�: . : ��1>> �� �. ,,� � 4 0 y . j M r w . � f` J ��
, ��r' . ��tn �!_ f •�rl , U, cu Y .�� r, � 1 �e,`. r � {�' s�� ; . � J �
� •. � � � � /� T �i S � Q e � t 9 oy O /�rr p �.+ �Hr• ,w �./. '• .w �
� �• � Z � � /r'J'O/ W S�.i.�'^?'e� r3 GI�F� S� ! sP M 'r• N iw :r �,�[ .r '.
''• g�i ' Q _- --=�— _ — I � �+. �lF,r�R--^_� .�..�.+,..— � FF�"-». -- ' 'i' I• `;:-
f � ---- .. " ' ` Vt •
� ..,. � i '� ,:::.; ,n� �' , L • • K;, �' ITOR'S ,s _, ' : ' s
� � � _' �..,> f �n �� I . F, • ' �� ( M cj� : +ia� � _ ..v ,� i
� .�� � . Ci '�..,.... . ..roe, i,� 7� � 1 � � K�� 9 ��..a i..�! �� ./ i.i.y • -�J• i
� �.�L�� M bufGn�.NNI.�D6i�/ !1 I 7 z � //�N . / .f �N �i�'1 �
� �:� i 2 —�— nu.� �. :0 7 i ✓� ' ��P�:,l��z � Y t 7� I�►.�. �.�•� , �'..
� Y ..... /.) �' V. • � ,, ' 4• ,� "' r� �►+ i �
� � Z . � . � ;l• (1 , (•! I w' � �".'• q� i 2� i : ,.., . � a ... a
° � '1� ' --1 �'n. ,r,,.r v� •�r �;N:,: � �^ •ra .;,.,.,
6 ` "_
� � F� ` ' � :FIRESIDE ' DRIVE' ''� ���� � 10" '`�f • 1 °' ` IQ
=1 � � � W . I . I 1 /w �Ji ?' '^ Y'� •lty� `,s� ��,�� O� , � ��� •�� �� � O
, r i � � 3 i � ai.�
• �' � � N �� I ,.,=.•.,f .,.� �u � '.� ...,,�M . Ilrn �, QO`= ;.; ` y��F �,, f ; 4 -�.� � • ae
l. swv �I .,.v: � ;si`i � '/il }r�� � w •(.)t ! ,�. � 1 . �,�• � I �, i.
. �, � iM I : rr � I )�,,, 2 �� :�: � ir1• A�) � .�.. � 1 � � i i .�:� ,
, 1 : � I i! ON X�iA � STR EET ° `"_'�,
I �`' " •
� .. ��i� �YALNUT"� d�� J� � ��, Y%' � V,[� j ��I, ••� /� •2 ,' �
CENTRAL � ',, � v'', ��SWeDlvl ON � t., � ""= t+'�,// / • «� ,� � � t�.
' �l MOR ,�� : �i �• � ? Q�%� li '�•"'w� pt2¢vi .24� 26�{ 28 ;; • � �• �� � p ,�, AT
. - II - V G /IV i � .. i,4'iwt.w � ..�N I b.�• ) ` �
- � i � t ... _'�;' •�., � � 5M� � !�p L ,Q, ., s , ' , '
� I• - � i • '17� ' . . a
� 4 p� lp (o � �M) p) (�0 �v i I ' . �� ; � �j �iN'� ; , �
` � ' ' , �,� :...� � ._: ',. T3 I � . • �
� , � I 2 3 ° s r e I � �,. .h�. ,-" .�l � „' . N. I :. �+� � • :.., ,a,
� i ��" , '�N � �a�� �.A � . � •j ,
, P �r, � .�"� ,...
73 I/2 AVE. N. ' J c;"z .� .n`' -.... .... �y� � bn IF'i ...�...w M, �� i,,, .l i
� � I �_ �� 23 �25 :27�29 , ; '
I s ..W..�ry� � r.9 �, 3,,, . ? ,N. .
� } � `r, r �i pq w� ne,,.n +•A�++: d�, "i� • 7 I a• s�• •
.. ! , _ S t�� �' �� � M. �, �' �^ , , I i F,. , .a , ip I":�q:r �%� _� ".� N0. 129 � -�- � �.�
. � : r. �r / 1 3 � S . c � � 6 i � • �i ir � � ti ir � J - --�. _•_ . � � -� .
. � � � � �l � -� � „� ' _�. .. . . . � . �_ . -
� ° - �--COUtFf Siftif--R}Df118HYVAi`'N9:$—'""'--�-3�RB---�AVE--M:f-------'`-
y�-= ---i�f.f-- �'--------�- - -- - - - - - "'�'..,.,.....�.-:� f�y�i �
_;1•� . �T,•��- ^ . . _ _ _ _ : a-. n � . n ' ' � �
��° i: ..t`.. E , . .. '
. ,��`Zrwl � :� M � � ' • • \ � .
� �� I De/CI • 0 .as,' . � 5.f I .
� � � • i . . . � . . .
. . ` :ti�1... �_ ... O i �, � /b/ . '�M II M N N � , ` . .
L � �
p".d •• ' • �� Z � �� 1 •"" ' -" "--" �'' 4 � � a�� J
� I � �...�: — w :.
i:_ , ,. �: � -1«��',_••__s -
��. .���: �.m�n � ..�ra
• � . . ' 1 �' � .�I . : � •N ' . "
. . �� ' • t ' �•,, r, ' n ,, 1 . , -' ' � . .
� i , � t � � �/,` rou�« ur/ � I
� � . � � vMK/ � �
. � � � A� . � . . .
� . . � � � � � IiN�� t � M IN . � .
. . � � ( . . . I .
N '��MK� ff S � � � �
Q v ; . — s�.,�-1- --�e-ne- - -+f-F-- � � : r
� / �- �.w. ti,.a». � ' ; ' c� � r; '� , �«' ; ,
eI' ; iM,: � Nrll�f Nit Z 1 � w i .
4 a = � SlDL?'9R� �� "�w_ �UB-. .T CO DD , � '°
3 y--- ,..,• �°' rf
i rN�� � � _ � ^ � •
� a.,.. , � V, ... + ,... N0. 89 � 3 • �" / ' ,.� = M, "'
• � „ � i.i
S ;
� ^ ... _
. � 1 �' . ..� . . . I7M0/
. . � ' �ui ... '�lG. � °� �w� 'ri roi ; t:' f a . .
2 :°: 4 .,• ,,,, �,.., 10 a�
W .. ... ..� n' ` 5:.. ,..�6 ,', 7 S �9 ; w... co�.n...,o.�
. � I n� �q•.'.:.� 'f. ` . , _ . .
. � _ i I — ; �--NORTON � - .�.� Y RVE--- ; ---- � � .
. . �t O i ri„ , O . . .
� /, I rneA •�..n.. u.i . n�i ,;i,„ � ' � : � � �
�E r. I ,• NO. T A EN({f , � 3 <
.e...
, '
+' , , y . ..
. -. � • ' � N�t� OM �%ES � ... " . � "_� �. 1. .
� � � IWitr�iN � _ .... . . .. ."�_' ���'_� '" " �� �. .. ���� "' _
�.. ��.t' �'1_I..I+ .. Q �.. . . . . �� F , � . ,
'- --� -`- __ - - -- . " c Area
� � . � " M1NMEgOTA - _ .,. _ . r V�u�y
�� ' Y _ F
• $ 2 - t • ,,.. R �
. • • .. . .. 2 � _'_ - _ "'"'. � � 7
. " " : � � - o, p
� � � � "�-� � � Extended Study Area
2 ,. , _ _ . --- —
o . z2' sY . Tq .
.,,.� r � c �' �o � 4NSF fR �
; _ «„ : ,
` ' ' t �M — . i r ' t . f � � / ��Y�V�.
� � �� . ' . ` . � . r. ', . �.a 4rM .
g W: •
,�� y� '
�. .., .
A
� MPNI� I��rtl 0 � W': : . �,CN/�� •
� ti�I1 [MM�� 1 . ' � . .
. � ' t � d � e � � .
yQ r . �., r- •+�� �
~ J � �.nw � � � •
. �s. ::•'_'.' � -..... � N � � < � rir..a.:r �r � 1:� Y - .
. � _ R.L.S. . r � » ... . �j�
� � = c
�
�,,' � � i 82 ' � �
, _
. � . � I .�.c. . � �
_ � �
' � - • GOUNTY' ROAO "M• ' _ .
f _
� . �� � , . • •• .. � S /N CORNEN
� f. , .. . r � ,S(C. /2 . ., u .. .........
33 ..... .. -,. .. �;.F _ � 34 ' I 4 43 44
��� � - Common Owners
i
� -
�Al�:*:+.�/'./'��
"� % � �"�� �+ s.�
r- ,� �
!
jJ I /
�
�����
�
c�
I z
}
Q
3
�
��
/�/
, -�� � �E
,., �- �-� -r-�-:
� , �• �. .T�.��4. � .
• • • i i� s�•
3. • a. Rqo.. . .�.
• ......... ,
��11 � •� a� ��_�b � i • '�.
a� RTO �
� • • M�T�� � ���
• • � • � �,� �� � • /
�� � • •
.,ry� rRANSF
i6/�//I>i� ER
�.....
�. .r . -
;��.'�����00�� : e�
�u�.
�sn�v •
' I.7.S� -
:'� ��oavovo �
,...
,«.
: ���i��: �:
■Q � ���.■
— _ � � 'r's0■
�
2 a
2 �e
i q
� ia
�� �o ,< „
6 !6
�s
17 7 �Z 10 14
i8 6 � �� � ,
C
° � ' „`� � v. � I9 g v 12 13 2
-z � a
� S � zo �
--� ,.Z j � �� 1 = 21 3 2 I
'> "� "3 e' � ° � ¢ � � - -' Q /2 //
7 7h �VE'�'�E N E TM e��
' JiWI L I�ND ,/ i r ;3 t:,� �.. ti;.►� 4
t '' qCRES ° ' � 9 '" FtAN RY -':� �
� .:�� 3 � ,�•, t,�;� � � ` ,�y —
4 �'
0
" S7d$�/�I'S N
,� ,6s p �
s �s � � �� ,�� � —��.1 s Q ��
Z % 'O = � �' P i .•� , �
-�
3 Z e .�
1 �o' j� �v�'�
�
�� _�- Z� Z: ro _---. �� Z
}� ;, ND. l �urv�5 � _ _Qa
s
_. E �.;
.•2� ':'� ' N • • • • • • • • � , � �
::�. .�i•' .•3: } .': .'.'.'.'.'. ESTAT � ;�_ ,
-�.--.z.i . - s .: w: .
a, •• a t • • • i • • •
�P� _ • r • • • • � e - � `�` a
• • • • • • • •
r3 a 0 . a � ,, ,
«
« /
W
�
z
w
�
Rq�!
�i,,CW
j
�'S�c.. _
�
ZONING MAP
N//2 SEC. /2, T 30, R. 24 �
C/TY OF FR/OLEY _
;� 2
__ � �
� 2+ .;. � . 12 ----� ,
1 I NI N +
,
s_� � p . ,_.., . ��. .. i � -
� �..w � 1
� �,�- �a �P �r , . ,fe �.�� •� �..PBR ,: ;
1 y' r � � i; p Ti r� '� i� i
� a �+ �� �
.�
�` � I•# �, �T �N �i '"° p. �I
/
. � � i4
�, ,.... � .
. . . � � ' /, r �• `/ . � i
2t = s �N.' e
f � � , ,� i
..,....��'"•'�•.�:..� ..
' ; �,�
(/ , !h . O .n. s/ 1
. � �� a0 lr l.
A � �/ rlv�Ir��/ � i� � •• �
.IFVIPriwn �w . . . . . .
.�., �
� r��r
. . Or .M.i�i 4/ /L j
Nl.4 •
' �
. ; I� � � �� �' i
���� � o , �
i � z �,�
�� � i � } _
! ---- a -- _-_=,_�_�— _ _�.._—
� '� �z° , �' ,�.;� �� i
I �
_.1_� c i
� �, . Y -- +na./1
� � �I FI —
� F„ ...
�4..1 �. ,•
�, i� � I W I N• •�N'y •��iYi���,�I�
• �- '�<:�'? i <•�'}ti:(�'r:..+
� I .,; :;..;;:, .;•:.:,;..:;�,�
v, ' `:;:{�:.�' `�t•C?:r{;
. t� . .. (! � . :r ...r• �t�. � i �.
� ,���� ���� � i •�.�y���;��
►� � � ;,+.. rl .� . �' '�'�i�:�:i:�'.�.
, � • ` :C? � �•�:? � ;:
: I •:�L����:'":( ='�'�i'
� �� ' . I �,':y _��'.�����,�?,�C
I . . . - ' •�"� � � • � :t .� ' ���•
i
� CENTRAL
� �! „ . 2�d
� ( � ` �n tr M � j,, (•� ¢a (a
: :l 1 3 � s 1 � ,
, ' ' p � ../.
73I/2 AVE. N.
� �
1 - '�f �e� l� ,,,
I � �. � �:f� ss / 1 3♦ 5.. F� f 6� '
�l �� �f
1 ;r..•
- vf--=---�r.f-- -3-------�- --
r�.---- ' � - - - - - - - - - - - ,.,;;
� .«.:+. �
�� �*.:,w:� � � ; M '
� �•.. i r�tr s � ,n
♦ w �� �
. .'�i ws. . •� � ; �� Nv/
.• Z `'• � t
.. � � ����+'� ��a�. �i I •I M� ,� 1 Is - Ifij="-: j'e-�cl.•=--= -
V•;: ;e t , •y.,�'�, a n ':
Q" ;i. • r 1 i'` ,•'� °
� �� Vr�rro
� � ; . �:..,..
� , ,, , - �
N ~�MK.�7l1 ] � � � � � =
Q � � •""'-" w��nww� [�� -'1'!� � ��� � ���_'N:�—'
Q` � � � ; ... .. ,: ..,, a.. � 2 t .�~ . . .; , rs
� � .. .; w �e.. �R : .
4 3;� A�►DLT9R�y:-. ...��_�:�Q � '� i i• i
� ,...., - , � : •,•:: :- ,
a,b. , � . . _ ... . «.,..e � .� � .� .T .��1 �
'� t? , N0. 89 3 ........ ...
. x� _ � .......... .
� ;.
.......:.:: �
,e ~ � �. :.;..a 4 "' `:,:. �, r.., 5 .;� ;.. w6c. .. ,7, ',8 ; � ; ` � :� �
� . � . . � � �yI• KI(fqN.�, .� wrI I /�/I . • • � • • •
� � ---noRFO» - WL'.:
� O I 9 �n, y � ,� �
�� .. . , .. .
� n, � ,•.,�E ,.,.. i I.. ,«, �•., �'•::. :NO, T' A„� �• �
.
�. �' '„' oM ,:f. �
_ .w.,.....o , .:.,. �'�J.'�► .• �
2 . ...
- �._...- _ . .,+ O �� � � �
� �. ' . - !:. _ - .. _ .
� t .
_ . • Q Y ` MINNESO7A - - . � _ .
t 4 Z 1 • u., x 1
� . . � .. . .. . .. • 2 � � � - � ... n'�"'�.. A ' on
, , g Q � _ • ,..,,� ,
2 ,,, � F.. , ......
a:
�.�.r t .. O . 0: 02•7p' .
� ... •
' _ , �� -
� �M�2�
A �. �
4
,,. W
.a....» ,..... � '
� .o... �......
� W
. . . . . � . N a ' � .
� .: -� r-.__. ? � : Rrr ,.• .
� — R. L. S. , ,
;
�., e ! / 82 '
� __
� . ,��� _ f ,�.c. .
' ' ` I
` -
�
� .. .
' � . . Y. �r .�... .. . r .
33 . ... M �,. • �:.,._.�.. • 34
E / n
. A �i �� V' , � � ^�• ` Z � ��, �M• �,��
r �. ) . /0 // ~ � t� � ♦ � ,�\ r'}hi�'
.i 4 � e' 7. B `1 i� ��� � +� r111 r �� �«.�'
.� � At, 1a , � ± i e+* " ''
��y, � 1� ?o �i'�' %a I� � � �s lya„ ° '�Is �� . ,``� ' � �i,' r; !�� `�e: �,, i :
` �,r� �'" (►
,,r , oft�vE _ �9r Wa :_ _ • _ , �
� e:: ba „n R� M �" � +� .M's b9s �s� • ,.1+� ,SP
�/M� /? i/ ro 9 E � � q�p � v� • � ri.
� , � �a) M� m l*s y �NC,
..' .'b f �p�N �ii V
� i ie� 1+�,� i�o �5 , 2 .�: �� r a M�� � �� M
l��iB 4 " Nl �' r� A' y "^ � `�i7 D � t�6TM
��� W . ��f� /d�. p„t,+ ;Z! `Z�t'. • ' m r%/ Q�i9 � ; � �} � K� i
:(ijn �, '~'� � �r23� _' � �M 'lAl � p� �� al+, ,E
,J� :1+..�.� •"'� �!1 dIV •L1�VC--�r � � `N � �1 � �' • � 0 4Bq �
+ � t .� � a • e : % � � .�. s a �� ' �' r :.rt� ; �, � dp„ �� . � 'i. AA`
.i ,�. ��A ,� �r1 l+" .i. � linl � . � W� �l h0 �1 (�l ��1 (/�� � i � '.i J
s . . .. �� j • * •
t � /7 iJ
1 } v..� i �1� f � � .9 . ('� � � •i (•� s � • : �� � : �' � • is �r,ti i' ?"� ; 'n � `.t 4� i
� \ •��� b �• ~ �.,♦ ^J�p ' i i V! . �.
� i�;Ir�+. � A 2(A F� a ...� i f• i� W ••� i
..� �/ � r � t � l�l 1p Y '�
� _�_ /l41 i f . , . "`� ' �: H) : � >'lr i,�'�� ���1 �t� �S �.+, < .Ya�
� . � f `'�. � E Vl � ! � f- t 4� J eJ! �
� pi • ��r'r� t. . 1 �pl , U�. �ii Y�» � s� y� y` +� .
�' � , s . < � � 0 ,�. ,. .,�• , , .. P ,
� � s,,�,.�-�,, ,3� ���� = p, �y. tiM,J: y ��«� '''
-�K `�;.. � n�a �......�, 't.-�—,.-^r � 3, T R _- � .. � .��
� • �(+1 ( � J� : '�r t � ..� ry/M .r .t � = r j �
.� 7.h ' � �° � R�: i�'r� !G z �� (,i� .i i.iy. ��r.. �N 1tpq� _ , ,.i�.R
� . t � f /�..., w�I ' a..t
� �}V+.�•{�w.�l+ °�^ 'n '±� , :��i S Z � 23 �'" y �«.+ M � � � . �'. ,
,+W � T I� M � . �
I W' +' ,��.�rY � + �
---J � •�'�'�•�'�'� DRIVE, :�:y4 's •,,•: 6 . .. ��'
� ; ; •FIRESIOE• , � �,,' . • � � .�� � I :� - ! r'.
y. ! � , %i �y '; ••t. �"1 0 k,.,,» , .: � -Q .
, 1 I ", 3' ; ✓:.. Fir> � `\ _ � �� 4 � .
i � . ..� , e . �`�fn �1 00 . �l �1rr.i I !a�+� � � �' � �
4 �(I ../41 l.r, � q i a� ��(•�!� .v! 3�. � ���✓� �•
;. � i ,%n° ` �ft�.♦. irl iu) �e ��� ,+ � M'' ."'6: � � .•, � .•'. ..
� � � ON N �6A STR EET � '�-�'"+
i. Ma- i N� S�� lr� �� ,-y� w). . .. � • � ' .� �wt j e .+,' _ '� .r,e ... , � '
ry*j 2 3 � 4 S � 3�SUB��V� �iV i (.�1 ! ��' � �� � r ~ ��, ' � ' �
_.�� I� .._ �T/ N �,.a�w� ,;,��d� -24f 26�28 :,,j • � , K' a Y�. ,� . A��
� •� � � ;ty� y_ JS��i'.r� ta.� � / D,� �� � Z s , • 'A.
' , N Lr �
� i1 i� �.�, � '�4�"� ' .731/2� .. '�"t ..
�\ .�•, � � ;' r• � �.A M • wr � .:. .
I •��• • .'L (M,� ±tr'�i+�' Q �'r'� %I /�) I � ��� i �R.t� � �, �'i�r. �Ii� /r..
• I a ':, .•r'� :n� , ,'.. ' `'' � ""� 2 3 �25 : 27�'29 .M, c�� . ' � �',.� ,t �.
1 k
I I ,r,�...�,.�� l �Ml 3 = s�, r
i j y • {;i ���',!; �2 v'�: �� _�' ;��: N0. 129 • `' r ' ' ;" 5 �
;� •,. - +'� ro,p(, , i '— —�— � ` �""'. `
c , --�-'-COUNT SFATf-AtDi4t8MYVAY-N9:9--'7tl'----�'3fi9---'�Vf---M:E--'—'-.L-- -
LtFNS'E °
�EC. /P N ,° � .
�5 � • . ...
i} �
, , �
�
�
. .-,� N � � .
� �
. ..
�w�� ;�
,_
; :• � �M_2� ..
�
�
s ° ���
. . �- ��roi
�A:•� '`
.: 3 0+.+ cowro�..,or
::.-
• 0
�� a � �
•.�'�• oi - . - -- - - -+ -- - - , � . , . .
F_ __ _- --- -- .
la- .
N
} Study Area
F
, O . . ' . ' ' . . . . .
� � -- — Extended Study Area
. Tq
4NSFfR
,,., : �
, } ' -. ' Aj r ,'.Y•. , �
:, .'� Mry, .
W' '` �•�
W' � � l ��,��'4r �
i �� �
� '
�,� � '�ry i .
J . � i.no � •�' � • �
� nn.:..i• .� !� . y . � .
� ., ,� , �
W ' . ' �a
u ,
. ,
• � COUNTY' ROAO "H" � - '
S I/I COANER � � �
�€r. �r ...... ,.. . .
'14 43 44
� 1989 Zonin
9
N//2 SE'C. /2, T. 30, R. 24 - �
C/T Y Of FR/OLEY
,-�
,2 �
__ % � �
� 2' :;. 12 � .
I I N I ER
Sf / t
.�• .. .R.. �,�.. . �, _ . . . ... - e. ^ -._1`. ..
r p M ,. .., Z �\ `� t \
�" LA P ' Rr , , ,/,,, �,,,, . •t= 8 R , ; y � � �TS .: ^��: M ,. �, • M n ; ,o „ 4 � � i � � ��, "' „ � . � �� �,,
� Ifs fw+vtMw.r f�� ti � '1 .• �� t � 1 '� p .,J ti. �'�
� �1� , � ' y: b ��� r� t? �` � (izroJ I"eol � (� 2 s 4 s c' �. B `t�j ,> G�� hAt 1_ a U� � � es�"�`� ' -. _
# � ,., Mz . � r . � 3 z FRI EY� �� � �
� 4 � a..l fp lMl h� (a (�� � �. �. 'rr �' �ARE 2
.� ��i AD !T �N ii .+��p� p. `�'t � A DER ON zo ,�� zz zi zo i� �e �� a�s �yr °'�Ic �9'� L� � K� �,: r; }�� � r,� .
.. �, � � �..,.. � . �*zs �,� DRIVE + �r IAa s_ � �+ �,r� � �� 4
� � .SF
ii �P' _ �/ � t ✓B�' • j ;" �> i � M� � �► �` .�s �5 '� l� • 1
r
� { � ` �! ld t :f � M P • 9 Hl�
� t'c 4 M�c � i�, a i/ ro 9 R pNa �`a'r • � r'�
..,rir/! ��.t,..�•�y �: .� (zYO) (n) � z ..a � .. .wi� ��+)j M� (�'r i�'�
� � . t rh . i'� ...,.,... 5Ii) / l� (o ( : nr1 C=M3' 1FN r,,,
1 �� i� � •. Z 2� 26 � i�
� Q ; -M}B � l� . f� � r, l� f r �' �• � C'jz M�i �'o ��' � �� �T6TH
' w � ' DEVELOPMENT -�'�� a : , > , •• , r} m � � • ,•� �
' ;; �o , r W �, ,dr� �;� •. � z�,. � � � �w ) E
� �u !+�%�i' . � Z' � :f►:?� � 6� 7..:- �'�23�. P LA� • � �� d�, '
. wbs i� M�.+r 1' � ... �. :..�.,,� .. :�1!s. �TSa �.. ,` -X�'!•» ." I l�� i �
.w+visa+wr. "�`,', i ,„ , . �4
a
�� _�.• " . �}}�.pyfNkl�-.�s . R ,, �' . �' o .
. . . . lrkb � � � . . oia�R� � e S • : t : � � �'.. f .� ''' � � � � � � ` �"-� %t
� o.. w i c r/c; 'i �� ^ Mo„ "1 ,/ � A/fE
ry /h �• �(0 (.rt �Fl ^ ) hrl . . M�' 1 M) M) (�l �.1 (r ; � � � 1 r � �
� .rlr /�wi � ' (o �� .. ' � f' � � � � � .
. . . � . ww R�dir.i.�r 1 tA.�jK.w• � �� y,(�1;� li�� � � ��� ��,�. 'r� i! 'M�y ! �f 'n � `t l..t
. . \ �^ .Y1 , NN !
� ' � . . . � � � . � � . � /? y, 3�I � � r� Pl�t� ::Cn F= � : p .. ..� i F� � �;�� r�� •� � � �1 • � W .. -�
� :snl _* : ' -� ' � h) . ��sr ��f, �6p'� :r� � l� a Q s .
I tD� ��� ` f,,,�... ., R�,• y. a „ . f-
r �^ � ���
I I O , �� • �6,r� � ,5• I '(Ml U �;,. r � ('� ''� ��„L � {� s� ' y` �
� � Z - . �Y!/ M j.+�, �;`�q� l3 il(�� S ♦ _ , f • � ` � 04 � : � ,O� �M � ��N Y �LM'[ ` •� �•�
�Y !�� , ----Q -' —_-�— _�_ « `•� �.� ..+.rn.— � FF�aa. --s��' - d�
� � `<� r =' ,,.,> ��� , � ' --�.' a..,;�A) i�i 10`� � �1 C� ' ;M� � •'� �,y TOR�S � :w,. i• , ail:
I C9 'i...... iJ � 1-� i . .7. d!i✓+r �` _ �.�
tt -.,... I, _. i'� �,� g i�... .,.., ..�. !*.• r r
F ! _ ____ ��__ .e��.wse....uaiaos..s � i.9 y ♦ ! � %��� � 2 � N� C.�j .i i.iy ��' �.� 1� ! -�.
■ �' '� 7 : . . " ��r� � , t � N7 � /n..... I.i�1 � .a..i
e
_ A Z ...�o. / � �' V. . "�, j � , � , I + w; ,,,. �y�. � _ �23 • s: .., ' � p M . � ; .
i . � . . � . .�q,• .w: .�:•e:`a = ` .ra . ....+w ~M~ I 1 .•� . ,
- fr fir� /�aV � .
�� FI �� " ..� . . 6 � �
,� � _ --- � --� ' : fIRESIDE ORIVE ' r'~r!!i• ;:����� b 4�... '�+ � � `` . r r�
i I � � W I . I j �.... I � �J: y� �� ' F: •qwl \ �`O� �e�( '� '` '�' d O�
` Q I 1 li../��¢� ��� 31 S a�. '�" ` .� � �
` a � N �" � .� �.-e... . ..(.�r. � .., � ..�• � �(�1 �\y o0`1 ,r� �w�,..: �INNj � �.I I y � �
a � � ;�„'°R„ :I :.;:,w.. .,i• 1� i � h , �be� '��� � i : 4 � • � ` �>?; . �. �� � � r � r w. `r , •. , � • .' � `
' ' I • '' I .« � % /w r: i�i � A�) � .... ' +�s� v� ' .
�,
, 1 ��. � ' < ON � �GA STREET � ��•
�*i IVALNUTM' "' "`' i'° 'Y' w. „ � . � '� "` ,;.`'•, ..�w "' „ ',' •�
.:... . �, � $ a e a s � 3�35tJBDlV1 ON � r� a "': ���/� � " h ?J
CENTRAL V/EW� "..il/�NOR w ; � i " °,e( � ,, « d, � • - K 0
!� e„'' 21rd ,M, AOD/T/ON., �� r.� t � ` D T/�»N .�� , ,,'2� � '24� 26t28 ,,; ; , ' � 2�i•� .�• ' a� .
� I, � ' . ..w � !• � I. •n �a•��� '_ +�Sl��i:rwl�.� �� I j �, ��.� � � � •
I " F• i � 17 4^� . �• �� � N� . • aJS% I A
� � �„ m �n � "�, (�� (�o �a �n (�� �' (� c�> (m (r �� i� , i `< �j0 � '� 4� � _
� 1 1 3 � s s d �o i it ;i :. �' i d l ""' /; -...� �- _ wM '• 73 1�► �' t '•
. . -P ' � I '� � �`' � .ha� '' �•�.i� i+l� 'W�.'�.: i w• � •�• '� I , ' 1
� � I� �y �r,, --�ar�.e�r 6 �� �i (�i I'S')°("q� i : � s ':.... 'i�'��'
731/2 AVE. N. • I �.i;''�Z �( .(s' .. .... ��, s..,...�,t° 23 25 27��29 m, f5i T:� i��' �,.� ,l r.
' ' ; �.• "' s ' , �":4:'`v� j{' tr� i � M J t�: l�, • M N
•• �� . � �}' �p� l� �� , � N7 r'. ld �i {�� M� t �� ' � �, cs� p�+.= ,...�,.• �4., •�,.y „�„ ,,.� iVO. ��� i s t s .•r� ' �
i. . � .. � :se rJ / 2 3 f S- F f 6� i• u/S y� •� it i� il I � -�'�-.� y�l-(I� I:�:+.i � � � � __�' �. -Lww. r
� li, �i � � � � . �-q . r' . � � ' — ' '
� -3-------- � "' :` -` -=;;-eoiiH� sra�-�roi+rsr+rw�r-wa.�--'�----�r�---�--- —
vE—=---rr.f— -�- �_,,,,,.. _ �cNyE
-yiii�--� �,:----- - - - - - - - - - - - - - '" [c. it . ,..
�,,,- S ' o , � ' ,...Y;
. i; ��� ..i.:.. °', ° '• ...� � . .
N f:. d . � � ..
r�� m " � �
.
. y ���w. � ' I r�cr / � .n,. . . . • : - .. .� .
. ` . w �, .. . . O , • i � � n r n w � � �' I . �
•'�: � .Z i � i M/ , r � � .
� ��
�..■r ' • . ' k �1; � : . � . ..
� ��/. • � , %�:::,_:�K--•----- _, .�_..+
A �1� ia � �.; �. A►M ! .. �V I. i' �x 1'a ^" S -,v' j
` +' •�� j .��.. �� .0 '1
vIr� . - n � I ; � � � � .
Q " � �x �j �� . i � n�• , �� ,� ,
� ,.: j ,a.+ ,aa�� N I
�� � � «w.Ci 0 _ . .
� � i ' �ir `
� Q. . . - N ".r��ti [i• i.� j � � �� � . � . � .
O � - : f83*s� '--?E-ffB' - ..t: �1�'-E,—' i
� . . Q� / � . � I � .•.. «..nw..� rr � .i 2 i ' (� W� i� � (..� � ' . . / .
.�: ws�r �. � ,,, 'S
1 -
v ,...., � 3 A�DL9R��: _ . _ ." w_ �UB- T..R CO Od.. . ,,_ �
x '
ao.r i I . _ .. C „ � M
� � � p. +..... N0. 89 3 � � ' M•
,� _ � � .i i,�
. :e � i w .. —�.::.. ^L�. )I INI ��l/ . roI ^M' I1l�O/ � .
,,,�... 4"' b:::. ,,,., 5:,., 6 �,? 8 :9 ,: lo . r•
� � �. N; ..,.�..:,.,^.. .... ,«� .., . 3
� � : ' .. , = av�� co�.row�r,dv
� � i ' '— ;�--NOR70N ..' �f�•AVE:--; _...__ .
� . �e O 9 i •n . . �r . O . . . .
� / � 1 au. � .n.. n un .n� � • .
, i8' I(� r. I NO�7T A `ENUE , I3 � ' . '
� � ' h�.lr��wo � rilt y QM �%4S � '� . .' � .
, . Z . • ✓. r _ . .__ . . . .. ..�_ _ _��.�� .... . _. . � �_' � y ��� ��. . _ ���� . ..._ .. ...
�� . .. t, r..Y_I �.�1 0 ' . . Q . . � •
�'�'` � - i:. _ _ - - - _ _ r" '
� t , N
-.; . . � ep Y M�NNESO - > Stud Area
' � ..-.. ... _ 2 � .L _ •iq a.,, , � � � � ? �
:. � � F- •. �� �
2 ��� � ` �" • -- -- Extended Study Area
,,.,.r r � �' o ��• . TRqNS .. ,
FER
� .,. • �,,, i �
_ . Z . . � - . . /� ( i�Ny. . .
' . . � � . �.r ... � . � A i � . .
� .. . . � ,•, W / , , 41' ' � � . . ~ a"�.
��
O 1 � _'.. ` � � . � R, � ' � . .
� � 1 .o«. n....... , ; . . . . � �,,r,.
t W < ' �s
. . � � .[ _' r ' _� . i ~ � • ' J . �.nn • �, ,~ • / y~� � , .
R.rr r' Q .ir.. •�.� �� j: p
' - R. L. S. . .� � .,' .,. � + �
= Z
�., � i ; W . ' �At
" � 8Z ' " -
-- , " i ...�, .
� . ,' _ � , . �
� � � ' - COUNTY ' ROAp " M " � - i
� . . rr �... •. • •• . � S //I COANfN � � .
�€C. /p '� '
33 ..... M �,. . , _ w . 34 ' I 4 43 .. . ....... 44
'� � 1986 Zonin
9
N//2 SEC. /2, T. 30, R. 24 -
C/T Y OF FR/OLEY
;,� 2 �
__ � i
� 2�. .. I` �2
I I i '' ��'
N/{f N t
'� SE / "
, r , ,_.. � . { _ • ' � ��- �\
�.I � . . ' �� +�.
:�� %.ii . P R/ � �. ::'w oI ,t� eR 1 j �' �Y I IT$�;r:� %� .� �. .'^''r � . •p j /O �. y1 � • �r ��1�� _ �t i' �'4�.
�- � y ��e j I�«wi:w.�. a, p!� t; (+� �'}..« i(y� 2 i 4 � r 7. �r> > OG (� , @�1 p 1 �� .
I) � �; . /+� , � 0 , �; Ib , �,' air� ; �` ; (/ 3 . (zojFftl E�: �( J �13 � /1 _ _ � r ` � c• ..
� � " a.rl • (� lM (r) � /� � . �
f a� AO lT �N �► ' A DER ON Z, �; zr zi ao i� �u .� K rs li� °'�s t� :� y� 1Q,° r; ��''�( `�� �o
� �, i} • ii�. w� O• � A) O' 9�! i k�1� �'~ 7
i , �� �� -� ,% ' .. . , c zs �r � ORIVE a �s II� _- ' ' ,� a
:e a�,� c� :i �a�, . �.. r t,� l►�� �' + rst� �f4+� ;
. � . (J� i� :t � � Y 4 l�'p6 !w/� /? // M 9,� . R �} �S � p� _y��r'L' •
aM/HIl ��.a..�•q : � .. � � (z*o) P�) � M . .. ��j � � . Ar M`s � ��,• " �
� a n t� Y .....,.. si.� 1 2' o�e� c�? ,�'o' p�5 . z�"' t�;ij,. Z �+N r,,, ��
'b
, `M� � i s s o C'ir !'�' � � � t1a. • ���
� " _ O � • : � � ~ �d�: ,'� ~ �� �p4i� �',� "'` �n>• N}� < j =T6T
� � �,o �r DEVELOPMENT ��'�9 W � ��.� ,.��.� � � ' � . �� ��. � �, . ,.,� .E
� I..:.� . � �� Z iNjn � 6p' 7%', i� � !23~. �: � �' ��1 '
wGl.Nr y�r.w l: ... � J.: . . �. .,, � •. ;.?�. .:YS . .�'» .;�� '� `A , j/e�
Ib�MlAw� �N w .� . On
MtiI � � l�.,�" � ' � �i'� . � , al I � O
n' � � ~, o,<� a s a . s r.::: :. s a " r clsS p�: i '!D„ "' p'' ♦
� . . � r��a . _ r i , � , I �, �� � a , / pG M
. ' � a.w�` cri/c; � . y� � _ .� ,,.��fl .. Er� f�" .e, r�• Q�� 1 I, � . �� ' � � '�,
/e> J ..
. . . NirR�s�II.Mr ; kN:�/Kw t ��- 1(�Q 1���Z i �% NN p,� � i�� � 'IAti ��� /l 1n W a� �
qgr/ � S
.. ( . "�� �Dt,.+, � � r ,i �C� ►- • p) �� ..,, [. ,�. nfn .'J � W
� : y /?'rl � / •�� �^�`� �. r' �a'11 �t� l�l ,�S��w. < • �
:srs/ _�_ ¢ t ; r �; l�l : � ' = r� . J �
I t0� . � ,,,`' .�l,c y a � f_
� � �'� /s,!' � d �• •�A � � , + e„ � �,' s :. � � �
� S . Z � � � //�/ � 5,�. 'w%O� r3 FIO� S, �a I s �' e j 0� P' 6� �Q. �..r it� .Y' �� f�r ��
� � ' I w NIR r�
I, ' ft , ---- a -- --!">= __..,`_ � -►,��, � • ^-=�...rnr ' IF�i,. --�r�-- - .i �
•i . +r. ' • " . r. �. .... •' . _ . ,►: ' � ..
�. C:
' C i =' � �,:. !n � . � �, � � . ✓,�s, �' t^�' � �' S` ' �r�� w *" }' ITOR S ;: . � • ;
i c9 -..•.,., n, ►- . , • � ..w
� .y, .. f..w . .� _� t y
; � Z ---'�'-- ,.�.sc.�.�:i�°i.ras..s j' i� ph '�° .`l►�: id K�2 c 9 "'� ! i c•� .i n.i�y •r. � u� i
� . 1 . � . nu.� ••
'�
�� •0 � . . � � r2 W * .. 7 � ,,..,, ..,•, •,.i
t Y ,... /•� •• - 4 .a � F M . F
� 2 I V: !, � 1• P' • w' ,'•• l+l' :�{� _:'�) �' 7 r".�� r, i� �
i � . � . � i. i.. �:.r. nr� � .w' .+.: xr: e,. •.e ....�w �/ . �. a
'.r
'� �' F� ----� ! - ' " '"` • c ' _:`
` � ~ ` ! :fIRESI�E � DRIVE r ''. :�" IOK � �+= 1 � ' . � A-�
� ij . 4J � I � . � � j '•...« ` Fj� "'� .� n� `.�• s�,�� O� i+.. � ' `
I "n � ` � � ��' 1� O
" � , I =..,+'� �i 1 /°) j 1 � .,r� �/.� "" � '��.. � ,
� 4, N �:� � .�o..� . (u ; . � •. ' ��fn • �l oo`'t !M? �w�..`.: �.��+1 � �
�f; . � � ;,,,�i, r� •a��I :�v: � 1�. � • /s�l �Lr �i. � � . .. �a!� �.�. 3 �. � • ��� f `,.' .- �
• `i . I .• i I ') .�„ jNe ,i? �r�• /e) e li i f � � .'
J � .�.. �
, 1 ,,. � I 4 ON AGA STREET y `- M
� �* I•WALNUT "' d�� �.� C� '� ,.: a� , .. „ i .K �' :, �+ i �'., .�,, :'� ^ ��
� CE7VTRAL V/EW�.I.......i{/iNOR � � W �• �.�� 3z 3 a'� s� 33$WBDIVI ON � c..t � :v'�`✓/ / "•
I , , (� �' i . ° � T/ N , .,, ,�. � ,., �. . < - �,
�� ;, :'' 2�d �N, ADD/T/ON , jI r . ..�.� �... • ' i2�t � 24t 26 28 :; • � , . � Y�.� � , A4
� (: . . . � "°,,, . ,. � �1 � ...t,l �: , _�'M '_ �S��I..�o�w.. M� �„ � L D .� ~ j I �
. � ` pl (i� (0 � (rl {A (�J (,�) 0) �� �� (A (U i� (� �� /� � I : ') 7 �� °,' "� 'J 4N � � d • Jl% I
, I 2 3 � s � � ,o a n :. , i , i �. _ � � .. .. / ; ..:....,.� � y � , 73 1 . ► + � � ' • �
, , I , ..... ... _.
I I •,�.�. �:; .M1, �! w �,,,
, P � i . � _;�,::•� � �i , • :.�� N�
i �r� � � Gn I�1 I'� ��'� � /1 ��, � u-., t i
�3 v2 ave. N. • I � �:!".�: .i�ri ..,�. � ,.�;�, � .�.,,y,t° 23 �25 '27,•29 .M, E5i 2S = � ;., t �
� .. � • 'S' 9 1 lP1 l 1 H� ) I ' ly1 ' � dn uri +^"M,; �� ��� �+� �V1 �jp � (� M ,�� � : y: � r
� ile s / 1 3/ 5. F lI 6l 7/i i/ /Id ��� +I y r� /7 I I� •� �i i���I�# :w�i� _l i�"E �N. �GJ . I __�_ .�. �ya�a r
Ii dl I� +� �, � d :� .. . �• � . . . �
Vf--_'�1:f'� -�'---- � „ 'CENLE .�.i-COUNT STAiilltf��HGl4WAY'i'19�-""i°�'--�'3RB-'—'AYE-'M��---"— - -
�(1, rr,•--- � A � - - - - - - - - - - - - s .. `.- - Ec. it .. •
1. �(MJ A ..::.. ; a. u t�.,.�.. ' ,� �,
• ) . . .•
� A� `r`�r+.q ! . � . "' y. .0 � : j : t ; � . . . .
� ��s�. I naC1 / 0 .it� ` � .
rll • i . r � { 1 �
� � . .ti�w's- - i� Z ; .�� t �y w o • n n � ; � . . .
� . � � ,• ♦ '� I R �� t ����� � .��_� , S N 1 t N�I� .
I'S"J6 � �
. � ���I� . •�a� ..� , •/ M�,.. , . .. �tl I:i'y'L. �l . .�i .
V ,'' ,t, t � �i � � � , +� ' . .
Q.. �• v �n. ! 1 �` ii'i rou.. �� ..ua .r I
� .. � w I�KI p . . . .
�� � �y ' � Ki F� e � � �' � `—^I M - I /, . .
Q� O ! .w.� �.� r� • - I]. . (M � .I''.` .-�irF—' ..' . . . . � � . .
/ ~ ( � �%' � I�1tINN�I L � ' • , �S 1 � .
� �
� ,...., � 3 : A�DLT9.R�� : - . : . - = - �u� ' .rR co � oa . ;.:, �
= wr..a � ' � � / � �.� , • M
? °"'"' ' � c? �°' . N0. 89 3 • �'�':'
, x ; ? ... .. �
- � i - _ . � � .". .. ^�.. ..; ',�, ",., ± .., • .. � M.. rroi
,,,, 4 .,•'".: ,.., 5 :,,, 6 ' 7 8 ;9 � 10 ''
� ' .. �`� ._ ..... , 3
o• ia •v.o .e�5uq.,� • r i« si ; -
, i = Av�w COi►/OMIiPv
�s � I f uv — . ..--NORTON ..' .sraY...` AME. ; ---�0 �
. ��, I rniA �.u.. u.� rn� •�n 'r T w A ENUE'" �•� Q � .
� � � .,. . �8; � I N� r. � NO. , , , , �.3 . • . � •
+ , ......
i . �
. ... • . .. .. � ; ....,....e , ...n y OM /TES �1 -
� _ � .
. ., .. _ . .. .. d _ . - ---- - � -- — - —� _ .. .
. . . • — - --- -- -- _ .
. . -_ ..- _..� � �� � � _ .. . . . . ... � . .
. �" `. _ . -- .. , .
. � . - - 1:.._. _ . _ _ � 1- . .
� t N
, . $ - -- M,�HE : . Study Area
�-� _ Y SOTq r
Z--� t .� .,,,, s �-
:. ... .. o � � - - `•�"' , a,....I o, � y
2 •� • — -- Extended Study Area
,,,., r k o. �P• sy r '
o , o• �� RqNSFER �
- . - -.,., : ,
- - _ , . �,. _ .., '; - _ t X it ''Nb«
� ,
... ... 4 , W: ,' �''• w�,,�
,..... � ! z`. ', fl,� �'
1 .e... �..w.. W ' �W4y
. . ' t W ` '�� . . � .
' - - •,--- 2 ~ • �,� `' �� �.i,ti �
. .. 2 i/� . J � irne• �• • �
� � : W � r' � .ir..aen �t Er �
� — R. L. S. . .� � .. . .., �' � .
� + / W ��
�., � .
, _
82 ; .
—; _ �' r ,..�, .
� _ i . �
. ; � ` � - COUNTY ' fiOAD -" M " � - • •
,
� . , � � . . . n ... .. • .. N ^ . � s �N cowNEA �. �
S�C. /2 u .
33 .._. �. �,. M , � .�. - 34 /,�, 43 .. . ....... 44
����� _ �I979 Zon�in
9
N l/2 SEC. /2, T 30, R. 24 �
C/T Y OF FR/OLEY
, ;' 2 �
�� ,- � �
\\� — 12 . ----�` :
2 2) ?� N/I / A t ,.�
� � SE /.
.�+ ; ��� ��1' i..w� � 'i i '� �Y � �T$�.r..n r �� � � p N y� � i" .�l�Pl' ''�, �'-_—;��,�.��T`' �
(„ ,.�LA P RI � , j� �i.w °�i • e`A�R ri ; • �� :' :.. 4 3 6 � - B `l;3 > b�� (!�1 i_ ► N� !� ? r � „ .
j � N �. �J �. /1 t �_� i� .� �` � (/[o %J� , �,+).. r) ) A � � �tf � �M« 2 .
; '� � a z FRI E1��� M i� c r� �!� o � _ � w� ,
�, � t:� �� 1 d �2 , k��� p. �_ � A DER ON :z :, � �, �- , �• �s ul,a; < <� �, �' � �; ��" ,�`� �� p
f � �i. av ti , : .. �,� �sr �4 _ - .9 .s�
lT �N -s.�. , y,,; � DRIVE s"
•. � � . .. n - i� Nlr� .
�; r,p.• `l i ✓e�? j.. :., ba M l►� I� M' .�t bA5 �1 : .'�6 ir
� . � . ti n 4 � �iJ � � :f 4 ' � /? /? // p 9 '� • d� C �� � ' �, r�
� �, �
[�:� , n,� � � �-� � ,�)a "� �+. .N
.. i��:�prl.wr.�Y ,,. (z7o) o r,� �'
' � �" r. ►�r ,..,. 1 Z� i /I�,p N'?.� � �o �5 a 26 t`�31 �i'N ,�v� � �i, . �,�I
h S/w) M
4� ,� y � „ ,,. ..... � • r •», �� s b � � :76TH
, • w - o / ` ; OPMENT -n$ � � ,�i� �"u�: ' i �ia,'. • ' • �s,.
� o �, DEVEL 9 � �.�. ' � �. � � � . . , ,E
y�- :, � �' 2�. � . . '�'•i° '.. ;,�;� seb'� ` '23s, ••' �1„� N l� lA; � ' a� ,��
/n.s 1� ... i.i �. :...., , . .. ," .y�x�' �» h �� 1 �
.i �ia:... ��`.',;.:i'.' .. ,- �r• � ��, r,/�� < �i t
...,, ' � �• r . , r ��%r�. s .N . . kt � � ,a �°,� pN�!"I ° rc A�
: ' ��
n, �. � :�
. l��a .i .vs(1 i� � ;, � � (Ml , •r�n 1 FA �1 (el ✓1 ( �, �.£ � w 1�
1 o+w i7 �i/cj . /» .•� .w. �!
. � »��..� is.e,• _ - ..: l� • . j� ... � ���.i A) � �' � �' �i • y ; „. � `t 4��t
.*�. a.r...,� 1 k.•;.iic�.' � ' � � , p : t ' t i �►. ! �r'� � � 4
� .....,, ru1 !: � �,p � tBniGS W
. . ., � � •N.+• . � .itt 1:C� �' _ (d �. �i � � �l rl p Y S..
. i /.?'rl a / `.` r..�> >'lr e.r' ��A1 .t i. i .N < �...��
IA -�: 2� �l''• N � I�) •: f.. . Ir J. M!l
� , : � � . .. .: , �i� .91' �E A � �, a� . � .. .Y� � ..
� �i /��r r,i .{ l U`. l� Q 7» *• t�� •�' r Q• nr� ir :.r� r, �< .r .w p,•�
� � .. � Z , . . %(Y'/ W 5.1"�01 13N ilt�� S I 2 sP �� 'r• N�M '�: LiK
. �, � } . �I � � --n.�.ri.r- _ �•� ' - _ - .i �' .
�� ' [ � ---- a -- —�—�-,Y,._�_ _ . — � �; ' ! — --w TOR'S � :' `�
,_ �� ,.�7 I . i � ..:;;;`►) �M (+0 r �l i � iiyt ' ✓ : .r l.r.. ' %� 'f ' f.,�'
� .�' � � U' :i:y,:. � ,�i.�:, �• � ' �' I(N � �� �: •�c4 9 ��.� w�l ��� .i ..i.y, r�"' �µ 4� _
i• � �_�.��- .MiMiGwwNN /.�06iN I �O 15 • � ��i ��� W z � , i ~' � /A.r M/�/ • � ��d
� � _ — n... 7 � �
� ,�Y ..% 1' V,,. ';�. (�, f, w: '�' i�J y{. Z �Za '� µ a ""'� w�+ ;.,� � � .�: , �
A Z � ,, rr. l�ri iw +v' .+Vi aa: a i f rwe ....+V � �
' --, � ;_�• .. 6 .. ...
� � °C � - � I + � ��� • � ' �
� �- F� ! :FIRESIOE DRIVE •'., .'q.� �10`{ �M� :: ; O
.� � �: . :�I.'..1 J�i:\'�'�I.�• � % � • I j '....« !�) �ti � ~': �'1' `'� ��`Q� a��� '� �, � +
� `=j � W . I �����i`Mifri,i� �iiN����i• ��� ,, I=�./� ¢I ,/e) 3� � r�TM r�� . w.'�� `� �� I
•i � \• �i' O�j �""`� ��a.r) y �
� • ~ i .•e.F ��.!'�i� � �,!i���Iy�/�p �:���i•� 6N • .. '' .��f4 �yl O Tl � � �
. �� � . � . � � ..ba ..,v_ �i'V��i:V:►7r��.i ��1 %'�'� ¢ I • �/.1 ��r fit 9 � . �`<.�:f .v q � � •" � .✓ ..
� i: � . � �n« � +I � � • • � • • i �%�� � � I ?.•' �O' /•ir .I: (✓1• /��) F �.: � 7R . .'uf�� 1 `'�� � ♦' , �
•.,. : . :;i;. � .. . . � . ., .; ' � i• ....
�i I � =('1��' t•1•}'f•O� � Ci.�:�' �, ON IIGA STREET e -
�y ►- ...-
• ';��% ; �•�'%`;: :"�.7"':s:,�� �
, 1 �{•�I:�:�'.�••.�: ' a '. � , , � �� � ,.. . • ,,�wt �• R ,�,. z •�� r. `o
rr � I �i�'�:Li:�.�.. . .N:. .•�� h� I �.��. p i''
. I ����� ����,�` �W I lf'ALN(JT. N d lr � M� . . f/ }•
,, ° s H 335WB�IV1 ON � c� �"'= :d //
� CE7VTRAL V/EW� _.,. .,...M NOR � ; '' �P � �T/ N .�•^'« ' �� • � ` `, � '�s A��
, , ,•� i "''2 �24� 26 28 ,� • ,• � p �,. ; �
i� � U � �,►� 2/Jd �"' ADD/T/ON ' � „� ! : •-`,� ? . ,, � , � i _ 35M! ...„ � � �,� ' M ' � L � . � . j�, . � � .
( i " M I �: "�% , o..' N�� , .
.
� p� (P (n � (r) (') 6d (a> 'o (F� �' (ro N) (� (v �� . i� i � . IM� � .,.� � � 4 � r 73 � ~ � � � � '
� �' s � j 3 ° S 1 d� io / /2 ;i :♦ : � �' 1 . ff i .. �. .M�' . : n i' � � w �.�-i` �. w. . �! ' , i :�� 'i•.��
� � .� � I I �� �f � � �?r.bl � ti � I" , J �M � � • 'I.r. j I
I.+ � � ' .y � �%4
� .1 1 �'i � � � .l !.,
73 1/2 AVE. N. ' f J C;"2 ��� .M'�, . .. ^ ��, ..�.. 23 25 •,27�29 M, � , �•, , ..
��' �" y� ,w�� •r� 1 i r"9 M 3''� i += u.: ..
. . � � � I!' � iew� urw� .�e. ! �� !'P • l f d ti� � ♦
' � • b Jn�aas
,.. � ' .. � l-0' l., . rl , � N�. C� .�l H� //) E � '' `�. I I V � �! � t 321 I�#;..,:�_t%Y -� ';�a� (�. �� ! _ _�- i. . r
� de �f � l 2 3 ♦ 5 . i �f 6 �f is u �t ._, � . i iJ �! "� � ; . J . -c --� �
N//2 SEC. /2, T. 30, R. 24 �
C/T Y OF FR/OLEY
� ;' � ' � �
� ;
�' II
� �' '� N/ I R I � . • �`�` . .
IL �- sE i r "�
�• ; .. . _ .
• .,. • ._... � '.' • �. _ , ...,� n 'n �„ �n N „ .. � . �,,. � - -=�;�\ +.� "�
��� LA IP Ri � � ;.,w ;� R , ,. �. ', M , �o �� � � „ l� ', � �
J� •wwe( � � y1
� ` i�e e: a+✓�� .�. �`p;8 ;; ,ti i : (V) 2 3 4 .s i 7 . B `113 > �� (� . !_ t 1��, : ^�� � t �a�. �. �
4 '
� � � JI � • s� \ 1 ! n.q � lw lM (r) ��7 (N 41U � l►�• � .tr � _ • ��i��
�) � i�� ,., ,�i C� i3 •�'��� �, �ij Z� wr zz zi ?� i� id i� ic IS ���„ �c �°� ' L� �� �i N' !'�� �t �c
, iA IT ON , {
�e) P • � a �! �4 t. ,� k�v� �� �
r zs � DRIVE ' �
.. ' ;i �e�� _�' ' r/J c f Y } �: �a i; p� n �' �l► '` ,PS�t ba5 ra� ,s��� �
:e • p'�c ( /? /? i/ ro 9 R E� � �l�' � �� • ri''
f � .
..,i..i�`�i°.��a..r.�y .+ 1 �,�, .: l r ��+)� p� W Mi r�..,
�� 'rrrn i .a...,. �� �D (4) '.�o. 25 26r1 itlPjg., 2 �N ��ii � ' �
� Q �B Q = � "�.' '� �� `�, . ""` �,,�• . � ��Z �1j e Q 3� ll�s ' "�r `:i6i1
F � r + � � � ; - r} � , w ° '•sls) tii� • �'� .. Z�'�:,y � r} m � ' �"� �i'K i IfL • ^�,�'
� � �o , r � ' � , _ � y� ,: �E
. 't� ���, �� Z :11 � ' i � l'�23�' .�.y'� '� i� �.'7 � �� � �l� �
� � � rr.�..., & i7 :::' �. ...:.; :�=� %si''r •;v � : l` p a�4)
� r.+r.�a,...w "'�°', ; F !;..' • ` ' • ��✓'°LH _ ~ �1 • �, p
on.. �'_�- ; - � � < 'i.t
� �,crai is a ♦ J r •� j ��• � �/''s � u'� � � 'Q�" / � JIA
� ro�ra � �
. . o.. .� iO crI /c / .0 . ��0 ; �,ri N' .. Pa� P 1 : � 6^' �l IM �) (rl ��) �I : i �� t • � � '�,i J
:
w�.. � _ t,v1�iP�c.. �y1 �� y �' �i(•'+• � � n C; � �y i �yf �� .� g `� '�
. '� �' y�/�r.� � �,• ii 2Cn F' a �d .��t � . nlp i � ' Y!
\Qi�" . .�i .l ,A W � �
I � � l i? y� + j �, r��qA h� . � hr r.r '�� t� � ��s N � :
� � �c� 'a -�� . i ',� ' ,, .�l''' y . , • r = f_ • ., r �^ J �t,`;�
. I � Q, • ��r'*i, N;?' f� '(�►� U, ��i > > M . "'•i e�' � 'j � srt.rc y�t! .v` r -
, � �. [
�Y' 13, i S O a s f.+ 1. Oj/ � a � O• hs' /f �sr �M, ../ .•.r w.
i: � Z M s:�� . �, a!e =',,. f � . P' e '�, N� =ei+r ., a-
'' �!t r ---- a -- --''�-- �— � -�,�' ' �_�,.r-�T H-�°`a,� --� -�s--�—✓' 1. ; ""'
�i, ,
. � �� _� �(0 I y.� * o:�:;• � tOr li . �1 '' � ;� 1�.�' •'f�l 3� ITOR�.S �� � �• ' �
� C r 6�.r.� I (+. i �� :.p � j
� � j'. (� . �,,,,... - H' . � '.y .� l.wr �I _( � t � � �
i I = ����� , i '� 5 • ! � R�: � K 2 e 9 ""� ,'v�l C.�j .i r..iy •r. .t 1fpq� i „ii
1 �� . . !u/.� •p ? rZ .. t i 7 � /.s.rs I.��/ `..� . r.1
) . ' � _ W p� s. M' " ,____� F -.�-
_ ,� � . Z ....�/. . y� �•:f �1 ,(•! w! '���1 l i p qp Z Zs 7 r�'� M ir,� � �+ �. �. v
` 1 � � �_ '� � Ir hsi /�a� W � « , v� . i Z "aa �� __ .. � _
�1 f� `'.I �FIRESIDE DRIYE, y f~'�� 10�. a a,c. 6 :I �, j ` . r��
�,, •,.. � .QP
ir . I Q . I � 'I:,,,lM.¢' �) �' �i ✓.� r�,liY� �M,�`O� Rt� •� �r,
` �' . t~!1 (; � . �. F ; . , .., ( �(n �,�, OQ\i �� � •".�� �!�,+i `..� � � �
, �: � inw al � s: 1� � � ��� ��n . 4c. $ � ° • t•��� !; 3 �. � � ����` :f � ,y, � .
V� I ,� i' •l b N �: ,ri• itl,) e ^� l� i h�` ,' � . �.�' .
1 �� � I � � ��« �, ON AGA � ,t STR EET � `-'- "-
� •* i IYALKUT "' a'' �' cs^ 'r' w. ' ( , •, "� '� �'� �'. � '�
� � CENTRAL �' j � ��^� '�( D�T/ /S/ '�"+' ��3w WBDIV�� ON . � ; "'= sv"��// / 3 ' , q A
,� - " ''2(? ; �24a 26= 28 ,, � ,. ' a P �,: ; t
Ij � 2/ld . � i � � ... ., �, v i_ �SMI ._., i».• M, � j • •,` �" , • -
� � � � .. L ,Q, s
� i • � 17 c,� ��.; ' , . ,�; �
� � i„ tn �n � "G, (�� (�a �a � i � �r� ; .,.� � 3 4� � � �
` r ! 2 j ° s � a � .. l " "' � ; � : �- ..« w. .. 73 1 ► .. e , ,
. . � ' . � ' •' r � W .
' � .�. ._...� . �
� '`'� j u^' _.;�-"'rl ' �} ' ' i ,'"� "'
� � '
, M� ,� �r - ` � .:,, .d� G�I !�) � � � (,wu ,� �/� � ' �yi. i u�r. �
73 1/2 AVE. N. • � •; .�`'•' -• •. r~ �s �� 23 �25 : 27�29 , F ,,, t ..
. � i�. (r� ` I I �• lpl (�• w�•/ri �'+'��1� � M� � M M 3� � � •y' �n ~
� ' I � �
i . � - ��' �0' N� ,�i M�t roea ,� � I �. � •!-3 �2 ��.u��+ _� ':w: �. �� � � _ � � r
� � :le rf / 2 3 I S. s 7 6 �7 � i i � �/� ��� � . _c . �pl�(i� I:..�:+ri - .-�- .i `_ L�aw. -
d'1 �i f� e �•+� �'• •
i r - i�--COklNT sTaff�-Aro+�tBfiWAi`-N6.�--.'�°•.--fi3fi9---�ME---N:i.-----y
�
y�--=---1t.f—._3'"------�- ' ,_ �ceN;E .
t�:---- - - � - - - - - - Et. I?
� . � � ; i �� ^ � .w'.:.. � � ba� 5 � . . � . .
� . . G` ��� �) , �1 tRICI I �!f' , � . . � � �
\ �, • ;• � � � i . .
:.: wi . ..i Z ;�1 /o/ � � .
� ���', •'�a' H.{ I I�.�� !'1 �u Itiii!-'jrs�r ='_'= - '� . � .
�' �
. � � `1 ��t' j . ..�..♦� ./� ' ;�� � � � .
Qv .. � `p � s �
� � +, � � � �,;t �
� � vMKIO . ..
� - � a Q....,. '" j" "
� � � . � . '
� o ' ",M.r,"r, 4' • �Ne-'• ' . .�.•...tr.f. ; �
Q � 1. � ; ,.w. ...w.(.wo� u .i 2 � • � ` (�• ,�T s�• �Y �
I � Q ' ��• ' 'r`..' + 'T ' •S
� � � .l�DLT�R�� .._ . W � _ ��.UB-. .TR C4 DD ; � �... --
,.«„ 3 , ..... ' �,
V x ... ......, i . - r� ; ? • �
� a,,.. , c9 . ND. 89 3 • / �.� �M.
, � � � J' '^..'.. "L: �wr. rui �si iroi• r�r�f.: �� � /�lM/ .
I r.ii u' mi iwi mi•» •+ �
W t .. .,.b 4 ��•� �. 5: ::. ,« 6.., i 7' 8 �9 IO 3 a►.. co�+n...,w.
� �y,• NHtMtl.i . � . � � .
1
_ � I — ;N—NORfON _- rrAVE-^= -- .
�t � irs. �
� �, i ,.,,�e, ..,., i i 4 IMl ,,., I .:., r ,. � .•, . `
w. NO , t A ENUF " � 3 < : �
„ � �.n`:...o . ..'.n �' OM %T�S p -- - - -- - -+ -- - ' — -- - _
� �' '�^-. . ',ri...� � p ' � .. . .... . Q — . .__.. . . ..--- ,-�-�-- ....... . , .
. t t � _. � ' ' . N . .
���_� _ • ' o Y MiNMESOTq Study Area
• 4 z — t • �� r' Z
N � . - . . m.�.... p � . . � . .
2 _:; ._.... � � � - ,- .. •,. � � . ---- —Extended Study Area
o . 22 • sz• T .
�,�., r p o• �, RqNSFE .
R
. ... • w, : � ' .
_ . � � -,.,�,..
� , � . �,,, _,, . + x
� n �• . i . � . :' � ��.� afM, � . .
4 - . W� . . . . � . . .
. . ,�. W . 7• - q •.:.
.a...... ,..... o � z'; ' 4�CW
i ...r. m..... j AY
t W t .<
� ; � h Q . .i � � ..� . . , • 'yy, • .
� _ r _.._ 2 ~ ' J . .�.on� � � . � . .
. . . .. . . 2 v% : R..r r' Q � nr..�.... .r j � y '� t
� , , � � � � n ui - . � .
R. L. S. � ''
z c
�., , � ' ' 82 � � _ • " c
, __
:
i.�.�. . ,
..,.., f - , ' _ i ' -
' . = • _ COUNTY'' ROAO "H" � - `
. . �
• •• � S /N COANfR �
� � . r.n �..... „�. �C./Y ..•i.. .a.....
33 . ... � �,. w � ~ _ ' 34 � � 4 43 44
. � _._ 1.954_ Zoning _ _ .
�0
N//2 SEC. /2, T 30, R. 24
21:
C/T Y OF fR/OLEY
;�' 2 .
, �.
`; J�, �2
,: �
�
�
. -•R-� I -�. - � - o .. .. .., :,.. -n h,. (n V V'' „ '��'„ � �, 3• • . • _','��'„Z`R
�° LA P�Ri � � � �`w o� ' '_: �R , ; .. ,. �,- M � 1 �O U �+ � ti1 Nj � �� ,� ,*\ .'}. .
ife Z: t�..:ii,iw.�. e�p ii � '(y) p j 4 � i �- 9 `lij •� �7 (�L � � h� � i t �,
' i .. y' � � �: p � r` ,: `, i a.r� � (A l+9 (�� (+� l.n p[� Ln. �. � •rl � _ _,�M'2 '•
i) � � � � 1 (A � tl �. � A�i d� � 1a 1 � IZ ?/ IG /J /d Il a �s U9� �s �°'� �� f� ' � �, }�9 r�oc y'\' �
-t � r' .AD � IT �N i� �. . �t �e) �'' �� �t l�4 s' , � �k� � r.v
. � �� •i zs � ORIVE � .. ' ' ,f ,�
ii � i,� J r,d c� 1._ ;. `� a� p� In M' r�' �� �S tst� I �sl�'1
. . �� :t � �t M�6 E /�� /? // M 9 R EMl �l� �K_y � r� ,
i� � � + �y
..,ri.N��p�� ..�.wy � .+ fp)3 M� W Mf i\r'
z' 1 �� �. �� � ,�'j.. Z �N r�ir � � tl .
��w r i„ i � � .,....,. � a /o�,p ��;� 0 5 � Z � , O !�' M�j � �, • �+�t
p 'r`?e Q �� •-" ^ �� r • r --• ��, t� �Z � ° � :76T1
.. � � ; � � id.': '' � �z0.'. ' ' , �j 1�i . r�t�
' � �' s , w' '�i+� .., r.4 • t. ' ' �,s ) ;E
� �i �10 �r ;N � �w :' i .r23.`r ti lA; ' �► pL�,
�.•..r �N;� & i� � ... ,. ..:_; :, :,�y:� •,�s ` •.. �„ ;.�.+�. „� ' I l` �� � a�)
%+►.�.a�wn �.r�i�� : { !... , i• . � ,..:v�=' `. il � • O
,�..,, � � �. � , s s � � r : � •; ��, s .. � � i � � ,�p„ ,,, _f' e O '� A�
. ��`� ¢
� � a. w 7 r.7 /c; _ .� ..n �q .. poi pn � .� 1 pnl : . Q"' �1 : �� ; � S� ; �" * 'r !
,rr.. � , -kA-„�t�•# 1�� �•�� •1('t ' � jw.� y!�i � rl : � ("'ti . �r „ �H Q�� s�
I ....,, `�� �t, _C' f- : ia t ,i �p •� . tBr�G� A yj ..
• , r... ' r
� a � �'ry Ol t �/ �•1 �ly�l Y .aa�
' / bl / a . ; :''�•f �b11 . �! �� Q .
� � . �� "*, . . �iFi�'� �:t�'+�' -`'t?l.` N . � 1�1 r ' ! � � J � �Ai!
� � r �Z� /6'4� � ' �• '(Yl �; �l Y �7) A; � N ± ` � jMwY' '�"" ti. J
� ��� � O . � / T ,i , S I Q S � t �I r �' iw� a� .m• : . r� •• w:� �
� . � Z . . W Stj.`'"Y'�� • r3 GI�� _ �^ ' O! �dP i, e 'r, N�.v � )� �LMf •• �
I' ai Q —�— � ^-. .. �.--�r.r.r„r- ' F� --i -n�--��r-�—,r,�-.-#W
� _ — a ' , � �
f, ---- _ - ..... ' �I..' (n)` "` �� ` ' ;:,o,N � ; I �` ; , .
. 't ; c....;: ��� � �,. � S� ' .., ., �,,." w�„ ;r = • r �
�I i � _ _—__L_ i :] a � Z�' �' '�2 �, 9 �"� � i Ci� .i i.i.y .r.. ,si 11� j �`:;
, � H.,., .o M1' r� - .. : i 7 , ,�..,., ..,•, ` , ...�
AZ ....�h) . V. w.' � ! J� .y�� Z �2s � �� M �r•� �+ � . ��
—� � �-�-� F� � I � DRIVE, ' �� �A• �'� ,M: � .e.' 6 � �; � � 'i-�
: �� , W I � � :,,,• %n g �= ..:`�'?1 !�'� �Ol� k,:... � ,`. y .QP
, Q i i � a 3' ` . ,,�M Fi.n � � � `� 4 � '�
. , ► . Vi !' ' ��'� e.F � • � � 71 �w�r.i .I �ti�+i ` � ,' •
t � .•_y,y .' � lLfj w w � � I �Ir�r �. . .' �
� � ,I ,.,,. �c {: � 4 � �.,.� . i ,,,�: � . : � �;, �
, �� � !� � �� /x,r ♦: 1 ir1 %u) e �� i , A� i :
` 1 � � i i I . ON N AGA §TREET i `-`"
I r• p, I M . � , y, . • I . . • �1rt . j� e �.'• 2 •, .� .n , o
i CEJVTRAL r* I ' ; ; (s � 335UBOIVI ON i i,a `t '"- ��d �// / - . �' r�i �- � '
� � ��+� I Q� %� /i� "'«� r��'� iv� ..2. � 26` 28 ;,; � �' P;+�n n, A�
- 1 ,_ •. .: � 4 � �. '' � :
, �, 2�d r .. ..K� � � �5��, ...,, ��.. a, p f
� . .�:,.:,, , � � '.;, � , , .
� i, , _.� _ . � . . .�; �
� � pi p� �n � "�i (�) (,a �� i j ` �� � '.,•� � `j 4`"� .� •' 73 I � � VE. � � : � ,
` ?1 2 3 � s f a � � � .M�/� �,�. �- ;:. w. ' „
P . � ._..
i :����' �-, �.t , . � ., ,�,
� ��.� . �, ,..,. • � �
' i,, .. � w:.:,a°� �" , �' � ..V ��,� ' E5i t�
73 I/2 AVE. N. ' i � •��• '�r' 23 25 � 27•29 �' A . � i je, t p
' � _ ,�, �, �, �, � ,.�.�,,,»�,..��tr��l „�, ��a N0. 129 � (� ,'� �` ° , :y• i" ,
•
- `s ., i2p �.,.. � - --�- � -°"""�
i :re rt l 2 3 I S� F f B � � � � � . .. . _ �ld �� I:.:, i �' . � ' ' --
dd � �+f, r � ✓_ . ...u,n - - •
� 1 ; . � t � _.S�_.� ' }p'��"i'�0:�'—"art�'_'��. " '_
:�'• _�
� ." -N;f— -3---------t- • . ,,... ' - +c NYE
j tlHT STAif R � �- �-
�__' _ - c. it
r..--° --------- ---i�.
i ' ..f.:.. . . . �. '
•S t�� �/ i � .� � � ` �
� •�• 1 rR�[7 s 0 .K a ti i �
` y �f . I' . . : � �
A ♦, O � �� � M q I H I� ,�
I y "s . _ Z � (H t /f/1 •
' �4: �. � ' " _ ! 2 4 v!•1 ! !{
. («r% �• ' �� I "' " ��1
(•- •'� ..� ♦+ j� I�f . I:ii'�''jrs-rc."___ -w- -
.� . � �. i"�t%''� a: . . ' ��. _ : - «�' . � � . .
t s ;t ..
v � + • •ri n ,�
- ` _. ' y �� ' � ' ';'.,
,{- � � � i.�', � iesiM. aat� w �
� a
� N�rr o
� � ,I "..e�cr [��• i •�j • •—_,I N i /
�� Np I � �,r+s . �P-N�� � ' -�1-E— � . . �
Q . • .a w..oww u � ' �, M p�� 3ep ��•.� ii
, � � ; .• r. ,�: : n� �.n 2 � �° «
��`°". CO Od '°
' 4 •; ; AU9lT9R��=-� - ----�.U9-. T.R ^. ".,. � r■M�2�
Vr N�n . _ � . � � i • M . \ . �
� �,,,., , � p. ...�..e ND. 89 3 • � � ' �,.• �
. � _ ' . � ni
� i - •. _. - . ' • ^"' ^ - r �aoi
',� � ' •r�,.. "L:. i � ia� ��i . roi ;.r. .,s .
,,., 4 .. ,,,, ,.., ' "7 g '9 10 '
. � . W � s.....u. .e�:� `� ._5:... 6 3 . or�w rowMwu,pv � . .
� . . . � . � �.. �M.: �ri si . . . . � . . .
•� ; ' S
� � I % ��—NOR'fON..._ .�rRYE�—s ."'_' .
. . � p � �nr . . . . � � .
. � /•, � rn�' � y,.. ew u.i n�i ��.� "A ENUF." (3 Q ' : .
�8; NO, r �fi , . ,
. , (� �. ( . y ,
� �w.�....e OM /TES � � - . ..-- ----- .... _. - - •-- - -� --- - -- - '
— __..- - . - -', — •- . _ �:_._ _ . . ... N •
` M� - Study Area
.+• • � g Z _�L MMESOTA -' ' ?
" _ •�-.., � �
... .. > Z .�...,....
. � ` � � . 1��. � •�CO� Q
2 .. ` � � -- � • = -- --Extended. Study Area
a.
� 1� 0: �2• st• ��� , tR � , . � , �
,, r p o• �. ApSFER
' ... • - u. : .
�. �" t '"--...
. - ;� _ M 2 �+ � x
._, � �
� ,. � ..
. � �. . ' . � . �' ��. M y, . .
rIr . _�) . . . .. �a.i.. ,
.a....« ,.....
o , W:; `+ A��Cq,,�Y .
3 .o... �...... � Q _ �
�. . � y � ' . . . � i � . , .. R � �1 • ' tiy, i
� .. � . . .: - r - -- ? . ' �l � � ooe � . . � .
N : < .ir..... �. .t j � Y
. � A.re i � � �e . n � \�.
. ., _ R. L. S. . • Z - c
� .
�.,,, , : ; 82 , � _
_ ' �- i ...�, . '
-� _ �
� . - • • . COUNTY' ROAD "M" � -
__ � � r—
- • •• • � S /N COdNfR . �
� p. rr i.,. .. , n � � S�C. /t � . .. i .. i......
,' 33 . ... � �,. �: �. �.—� � 34 ' 14 43 . 44
� _ 1958 Zonin
0 9
, � -
' � �
/ /
� �
� �
.�rl:�s"' �s , . * - ��y�'�`�;i
. � : �►'�'�;�'z!'''i;i'���'�'�'`'���'i'1'1�1, ���' �E�!Id�� � ����� �I'� :,,,:
�i1"t1i;�1�i���1�,.�1�14� ' b� � . �� ���
- ��11 NM�1 �,I��q,���l t���1� � . 3
. ,, , � �����������,�a�.1�ii►,�,�:�1�i . . - -. ����������� � ��
� ,,.,�..�:,..,., ;� � . ��.
��yc��=��:��rN���"�t � .- �� �
� � � ! � �� r�: N,�:.::.:
y�1i�03�f�1,1�1i41��M�9
�,�;�,�,��c;+,���.�.�,���!!!,��1,±���!�����G , - � � ������ �� �� '����
����.��rr�r� � , .
�� ��i'y��i4���1 �,q�to��zt��r � : � �� �� . �. � ,
� . r,�,r,�,+,�.�.�,��,;�,�,�,�rrrr���� • � � � : � � � � �� � � � - � � �� � �:� _
�1�1�����������1����'1�4'I�I�����M�1������7 . . - � � � � �i� �� .: �� ��T;� : �`. � �-
�'�41���i��i�N����������i� �� � � � _ , ��� �� � �,v'`� ' ��
° R,���,�,1.�,����1,�,4,b,�,i,1,���.1,.���,��� � � � ��
� .f"'.� r--
i�rrr�r��rrrrrrnrrrr�rh�- - � :,�•� � j :• � • �� �� �,� :� �� _
.:►�rr����rr�����������r�rr► \ . �. ,�±��,, - ����� ` � � ' ' "
;, �������������,��������rr��'; �; .. „��:� ���� ��� , ,...
r��r���o�z������������r�� �
����4�r���r������'�'��i���r����4�i���i���rV�i�� � ,. �� ►,;;,;� ,,. _ �� : • . ^ ���� -
���iuuu���u�uu�u���� � �'``� � .
, . , , , , ,e.�,�,�,�y.�y.�,�,���y���r . \ ` ,
, �����.� �.��t� �� ,
. irt�tn�����t�rr�rtn � ' �, - � � � � � � _ ,� � _ ��
• ��1�1�1��I���M���w111�l; ��� � . Q� , � � ,� � ,, �� ,
rr�r����r�������r���� � �� ��� � �����
. ,�► � �������,��,��,���,��.�t� \ �
,,.�..�.. �,�., ,�
�rirrl•�'�r�r`r�rririrv�4�4� � �� '�"' � �
;�!!! � bf���liNi�; �� ' ;� �. , � �, , -
,,�.�.�i;i.11.1.�.1.11.1.1.11.1.1,1.1� , 4 , �
� � �
► . ����
0 ��
1��`�����i����������������yz�����������1��� � '� ��
1 I�/.��/��./���/�����/��������1������1 � � `. �� . ��!
�� �
' .� '�7•� ; :� :: �=-e,\ ����������` �� � �� ��� � am
��'�'�' �'�'�'�������. a . ��►� V\\\ � 1► L :.\\`►"Z►�\\\\\\�
I�����I���f�+��v�������'�'� � \ � - � . � - ��� � � • .
- ��Nl�1l il1������ �, �, :�� . � � �
��1 ��1��,�4i111 �11� r ' � " � ' ;r , ��
��r���r������, �� ���.=_ .
i�l�l��`I`��,`1���1�1+i��`I � � \
..:
.1,1,�,�,1,1�.,��.I��,A1��,. � _ � � � ��
�' . . . ►�� P .i� �''�� i \�,� w, ��, :►► ,1 �, . � : � , • ` �
i,�rrr, ,, k �i�. .� ,� �:���,�`�,� � t . , , , � �
�1�1tiii�Ff i� 11,,1 ��-,, . ., ����� , � � � ; �
��.�.�1.��.��.�.�.��lt:i�.��r��t.�..;...� `.�
1�'�1'�'1►'1'1'1'�,!�0'rl��►'1'fl'1�t� � �'`,�����\� �� `� ��' � ���
Dt4�1�.�►�,10�����.1� ►�� �.�►, �o �, � . ;
@���I�i�►�t,����Cl�i��+i���4�r�i�i��1 � �\.������'�:�
�"1;1;��1�1�i;i:1���;��1� �i�����i'� \�\\�\\\\\��\\�\ �� � • ���, �
►���{'�'!'�r4'�i��,�'�'!1�'�,�'l�,, ���'�`�.�� �'�. �I �� �� � ���� �
��'Z��I►,D;I���C�1�i'1��;►�� :�v`��\�`.'� :��. � � .� �
►3�►tnN ro1111�►16//1, _��.__�L_� _�
- � �
'�'�'!'ZSS��I'1' � r��''%"�',:��
� ������� ��II � � /,��t?'�',;%%✓w
,+��� � %• `��,���iJ�
. ,y.�1�il�lc�a� �i, � .�✓.��� �' �%�
��������.��� �e�i �� o/i��,�.�:�
. ,. , � �,������
���r,���s���,r � % : -- -
. ' ��r������b�►� . �.
��r�.�+�!+�r
������i9��Ave�1i/� _ / / �
' ��;0������IE ���1`t� � ---- — -
. :.� �
' �;� �ii��O�C�������1i
�� 1��1.�, ,, 4',�,��l,M� � • � • , :
�rri����
�,```,�i1���+��4,0�Q`'���`�` � ; ;�
.11.1.1.1.1.1.1.1 � 1 A 1
�'�'�.�'�'�.�'�.�.� ., ., y, - ,
��dl��,`�i?I����;� : .
nF�n���
1�4�����1Zd��4 � ' " � �
���,+�i�i��+i�i :
.. . �
,
_ � � s .
�
�..�:�� � '
�
� -• �
� � �
� �
• " � �
N//2 SEC. /2, T. 30, R. 24 .
C/TY OF FR/OLEY
'2 �
_� % � i
� , 2 i.. �, �2 � i I ----� �
�—�,.---
. , . .�.., �
,, t�,� � ca P Rr , �
�ii �� �r , � ,,. �
Y �, i40 /T �N ;
.. �
, :t
-- �
-- �i
�r,
. •�iMlr..�p. � ..�•ry
(Ni�'
�
r�.r...
9
r«
If)
tD�
�
Z
Q
�'
=I
Y
�i
¢'
H
W
Q
F
�,
•• �„�,r
�.tr� re�� '
" 3 A DER:
r
��
� a.�)
�Z 40� ���
S�•
��'LOPMENT
/e rrj
w aerry..�r
/::i'�/
//�,p
?%'���%��`���'��
26
- �r
' � �, �
x ° '�s �+'�
a lr4r tA.
� ��,,�� �_ ��
t�
L � ►�' t �'
� �, i
s. � •
r�'p1F �� �,� ' �
W M
�N rl// �
0
�. .,
W�
�
r � '
. � _
,. �".:..�:;.' � :,�s�'' :=�: `' ;�2 : � . `, � �, �+�' � �
::.�. • �r�..o.Xr_:T,.�. ff.�_. �7 i 11 � �' • ,p 0 �BAY:
:,. �a � s a • � r :: � s s •/ s, /Y!J �' "-�` O; A= �,� �, �/ t , �f/f)
_ ,� ' �(A �,r) MI �) pnl � \. �� � � � '�i !
_ , .� .w. � .
( .� . , � � , �r� ' � � ��
1 g... �:�_., � ,�� ,, p� . � c• i � y ,i .d.irq. 'a .�lr :! }� ; .. W `.c 1� �
�`. . . . "� y�Q . f . . �.►.r ai� i � i � y .
�ilr.+. � r �t! �C't F � �J s....� • l� '•��� .e p r W •
_ � � y, ( i � ��.��[,'A1 r ' � � `.l �ly�l p Y �
.�? t � - � : � F) . � �a • nr'�i I�sl .t.t� M 4
�1 �� r.`�. `s�'7l. N.. d . . . .:f� 'r' J t,s
i �4i is�lir�,i ^� �• f •�rl ' �, ;� r �'» (('; ''; d'L (+ � � sM+"� 4u�1 y <
a J I : O�i O i«.' p. �., sr' . �' '"
M 5,�., • �� �s c�e� x � f � : P • « '" w� � ' Y '��i�r'' P ' �
j -►_xc- ', -_� ,.,.+,.r- •---�'.r-� FN°y,. �- - t-r�--77�—�'T�f"7�—.Z-�l �#VE
/ f{' � •+ •
� : ,.:,;;h� � �,�� ;� � �� ITOR'S
••� a
Y. . 1i N � »� : : �.� .. �, ,, �
� . � S , _ ,.� �, ., �,;�. w�. ,� = r
.� 1h � . s� ��l � �p d^Z �' 9 ^'.� .'�J i C.�� .i ...�. �'"' ..r 1t�ql = ,,,i.�
'O i � . ' � � ` r� � .. i S � � /A'.w N// /y . . � ' I� �{
�
V.. �•^ /1 ...r' ��' '�� !•i' ,�n 2 42s s. . ' . s I rw ., i p C y,
� �:.r. n.� M.. .w: ; M: r , � = a ~~ i � + . a. �
j ; -� � -� .. -� �:`_" s , -• � , ,��
. ' :FIRESIUE �, DRIVE '+`��� 10" ��' eh�' � ''� �I :: � �,
� ' %« � i y :�i - ..,��!!.� �a O� • �,..,.. ; ,,• d -Q�
, i N , �" 3 i � �.� 'i.n :�' �� ` � � ---�-�� � �
� I.r , , r% ,' I (!� • �„� QO ` ,r� �,;�:,,',; I I � � , 4 � �
�ci � 'i., fs;s . »•{.,+� wt a �,. � . �......� ,. �
a � ') .. .,,, . .rNr . i: � ir� ,, h�? e . �i � M' . .+K: i ' `' � � � r.
1 '
� ON � A6A } STREET � `�-"� '
''* I WALNUT "' a�� M� C� ' °� W, . . �. ( , i� . •'�Y` . ', R �.�, Z .,./� � ; , ti ',
�i, �`r� 3 a i a s w 3�SlJBDIVI ON (+i :� "'- �v �// / � f� A�1I
i °,4 �T/ N ,.��w,. ��'2� », .24? 26' 28 � � , . '9' a P�r� �
r �� . • ... _ ., �..,.I;.. .: � - � t '* ' . '"' ' _
' ,1 _ 1ir�. 1�� ''• _ 3'S�+�I ...., I�w. M� I n j(. �� ��� s � �
� I : I % � 1� ^.% � N'� � . � . '�� i �
� � � . .. � ? ..:..�'.,.� � �3:4 ' ' 73 I/2 z VE. � • e ' • '
I I j � A yr , .�. %��:� '� W :'� µ• j , '�} � . .�� N,
I ' I r
il � . M� „� i � (r� -_� Q ��,.,, .d� (Mi /il � � �(M M �A � � ,� � u,r, l ,r
Ii : ^n� ..... ' ��' ""'` 2 3 25 � 27��29 ' .� , � ,., t ,..
� � !i`� �y,l' (F.• uui��wri �iww:��l� � K� i � M �y� � :N, r
I 1 � •! 4:.'�;;.• � ;•'; N0. (29 • s t! :a` ��
. :,e� ,! �„ �� �, .� - --�._, :p�iP���,�:-:, � � , � __�- 1 ..�..aw.
� ' ` .� � ." ' .. . • ' � . . . � �� _
-itE---3—'-'_-'�— _ itfNYE *-���T $TA�E-lkfDi1i6f1WAY'�'19:9'—"�"''---i'3'R9"'JRVE---Nf-------'---
t�.•--- - c iz
:! � � . ..
�' ��%�� ./ I�
����i�l��l��'I � i���;��r/���
� • ti���1�,��1.�p.1, � �«��l�' o�
}D/F+i��. ��/�\',�: % � O,s:�.ls;,Fp v��: ,I
, � ',rt `'����i`l��91 � - - - ,
y �
i��«'e�����e�i�� % I
.
.._ .� _ �______ , 1/ _ _ /,
.
� ,, �,„:�
�
. ; � �
. --��� •l
�
/ ' /
d
;
,
,
,
,.,
„ro,
aYIM C�bA11/OM
. � . .__ . . .. ..�_' _��_`� . _._ _. .. . � .�� � -Y �� � _ �� . .� _. .. .
� �._. [' _. 'I_I Ii __. � . , r F . • ��. •
'"
, -i... ._ ' '--_ y
. ` _ c
• • Q M►NMEgOTA > Vtudy Area
"� - Y
, • -
,
. . : �
. $ Z .-.� i .�. ,... A / - . _ .. �. . .. .. , . � .
• w • :.. �.» ..._ .' i = - v....... � t� - 7O .. �. . . _ � . .. . _
._'. � :. ... . .. "so 1�. � - � -.. , � ,-"; ' o, � �..
� .-�- � �•-•• • -- �--- Extended Study Area
,.,., r o o, o?'� � rR4 pSFF �
_ R � :
. , � �.r _ � . . . - j . . . k ( ,•Nw••• � .
..� � � � � �" � . . .
. � u� 4 W: �. . ,' . ..,, ,r"y,
W �. .
.e.�ww nun � � W� 'r �,�(jYA
� i row. c'..... � � . � Y
` W < ', � �
2 �,a„ . J ,„ �' � • ��y, .
. ,T. :[•.- _ r _ . 2 i/� . . � irnn � f ' . �� `
. � . � � k.re r' < . �.. .ir.....� .t . I.
. — R. L. S. . � , ., ..,, ' � `
. Z
. � ( ,•� 4 � ! / 82 ^ � . u . ..... . � • . C��
. _ ; � � - . ! rwicr • � . , _ � . . .
. _ �� ' � i �
� �
� COUNTY' ROAD "H" � i
� •. • � � . S //I COANfR ��', � . � . ` .
� � r. u � ,. .. �.[C. /P . u . ....... .
33 �... �. �,. • .. � �_. • 34 , � 4 43 44
� .
� r10
I ce
na
n ia S
R
e
s
ide t
�
� � K�� � � --� � --�
� ,� � � �s r
T �� &i
�� �� .Jh. � }a� ��t.-.,..
� ��,��� �. �� �.,,� �-�_� � pos
��� ��y ���.
' °���' '� �' � �
:�a,� +��, - x
4 t
m.� ��,�� �
._. �` � � ';� �.
,`,_�.�§ -� � '� ' '� �
. � "�' �. _ . �, r`` � - �� � -�.� �
Y� � � � _ ' . � - rn +ti1 t
� � � �.
� ♦ �' j`j � } � r ����'� �i .
� � �' +i -
���}jg,�"; ��, , ;��� [,�� � '��► � r :��
a4 � • ��9
p:. �+'� ' T Y'A . ^ 4 ^. .�
s '; S,'. a-., �; �.+ r±;;,�'A ,.�n,��#. � � �.
7 ^ � �'
r. cn`�?�; O 11 ��� `7
�i`; � � x
8
A �4 .
� ':'
�. h ..
� � . µ� ,
� �:. 4
;�
', ;a
Y
� ' < � � �� ��` ' � q "�; . f'� �,
�e �I �: �}�,' � �� �v, ,� �� a .
g �4d, P' `�. b � W
�� -��� :�J�Y ..� '.,�! � �� �` : �, � ��t . �
�� 7, .�� q$: fl'�"' �- �� ' 3' ��d
, y ' j � .-� �� iL� :� � ``��'� ��n A ; '6 ..�
:i�- � �.�;#e . � a ;�,. Lx �., . ,
� � 4 • � —.]$� T;��t+� � 6 'kv . y � L p 1
z .. �,. �' ��' �`:s� � � "� �� -1�. � �vi ��,y,�=
; '� F' � `� T i ,'� "��, ,, °" p lil a,�",b'�a� e„�i'' ' �y' � :
��� � � � � �k : r�� � � � �
� � ,�.. � � � ��� � a„ � � �i �. � �a��
; r .
, .. p °;p
•'w,' � �.�-,, ` '-'�5� j �,�.i: � ;:'�'�' '�"�;d �w�� �`:
m. , xx- '
,... . �-, ., -
,
, . ,� � .� � -' �,� s .
.
. . A -r : ,K. , ., "' r:�
-r ;�', z, _ .�:
.r . � . � .m.�. .. .,. � _
_
.. .. , x. . , �, . . ., ..—a—v-..,� - °� -
.r, �
,y .
pu �' ... -,-X �. a'$.w '' ' � ; ,. '" ' � ., "' t�x'�y` . .,,
,2 � Gdq � vi ,�i . . �� s_1.''k %�% ww6F�_i�"���,.�i r��.l4�..� ol.�T�..E§$ 44�A� . ..
�j e
., � >vy �y.� �,g$
F ��y' .,s _ . . f ,�.��' � - � � � a�k
� " � .p�c. x �' '" f.' ., . '�rF � ..�. � �,.'� '• ��� �� :� ` �
`� � ��K
� r f�" , .� rt
. . j
��'�
�3`� � � t =l � « A. '� � 'g ^ �p+ , } I
`� ,£ .. �i' ¢: �� , �"�a ^.,� 4Aa
� �, �? �� � � ��� �.
�� � � � �� � �� �� - , �
�`�� �! � ��:'� � ��r �,,, ``{� � 1 �� �� `.� � 1
a Y , _ (''� a. �. .
,a� �� t' �� � ��.
'd"� �. F � � r � :
.�`i �; �" I _.�.�� J.r. . . • � 1
�' ' "
�. � �,,' , ` � • -.� a,: .
�,�; � '- r � �. � �. ��, �,� -.��di-��::, �,� . y ����' �r. • �� .
k ,. � £;'� �'` ^ ,q� � .�■ na t � <}- r '�':
�' � .ik' . r,sz ;�, • �,+ , � ��'�,£'
.. . � �
� � , ' � �� ��� � �
,�
� • " 1; s
. � � �+'�'�t�� ''��" � � s � � .�, i
� �
�rr ", '�i 7 / , ' :� " r��� �'i.'r.11:i�C`r'uc�r,.t�ia �` �° i
�
. � � iF
�f � � I' I " � '' 11 t t) . ' �
�'i a �♦
1
� ' X� �i
�,
�-�``` , ' � �. ♦ -. ., ` ,
,,
, r
� , '�° ���� � � .� tit � � %�. „�
• � s n1n 'u-z " ' -��` r -
�, � ��; � �� , ".� i ' � ` ��s' � rr"� .
�� . , .
.,
� , . 'i�v i ...�; , '�'� .,r. e�. � , qlk� :. , i ,�>
a, y..
. _� �" ��ar: .. �
, • C'`.� � r: ... , �,. � ► �; � �!�' 2�� :
�` < �� � �� �.y � F-�� � �+�' �
� � , � p �� ; � ��''¢ 4PF : ��C � s�; y
� ' �^ � �� �- � t .�� �i � _ p .
�"' � . �� � I � '"� � k "u , : r ry. ""�, k�..�SP. �a d� .
�`. ,�. ",���„.3R ��� , ; '� ��'
�� °�� , �� " _ .
: . . �
{.. � a � ° � ,�° �d" ��� ' � �e, .e
� t ' ��
> �
.
,
°i t ,. � ; ,.� " ,� � ,'� `� � , ' I+ee�CG� X/�ii`
k
�-.. �. �h ]�.
� y \.
., �
�„ . .
� -„ �,
. , .
, _ _ :. .
� ,�
. rt
, _-,:.; .... � ,. �
"' � ` �,,'�r � �L'a
._ �
. ;
�� �< � . � a � � � ; ��tt���� �� �j�,��
� . .�... � a .
� N i
� � F � . e .N y
� �
,c. ,, �� � - _ _ .
� k 4, i
�
, ' � � � F �"4� b' .'�
��
.
,� �. � � �---- �-� �i� � �, ��r.�. � ���� � � ; �=:
�:; �' ',rY °!"�' .� I�' ='t'�F';: ei���
y ,.
��.. - F �, _ t. �,�' � .. r Y v � +� a . � � ��� ��
8 : � � -: =� , � +`' � ' �
� ;; �,� , �r; � � ,� �:4 ���� � ;�� ��'r''� � r• �_ ��, °��.' ,
.,
�
4 ;� ���. �::.-. ,��� , "�e' i., d r� :t � ��I��c , s� `l � , .
s ^
.� � , �e ' R' �' a4,
. . � _ �, r
�
1 r.�
� � .« �+� �;�� _ .c,��:', i t��. r bR� �,�",<�+TS� ,:���.�
� r �.�. ...
-� ,
.
,
. .
� ._ . ., � � , `�. . r�. �_, � � -
�. r � �
. . � o. ., � .�_
,� . �,�,.
.
� �
_.
� � . � e �� _ �
�. � _ r
,� � :�- .a r- �—��' _
- _ .. . ,
,
� . �,._s �. �
_ � __ , f :
.
,�._ :„ ` � �_ ; , � �. ���,�h� „��, �.., ,� �,n" �-'��•
� , . . ��
. x
� � . ,.�.:��"�' ,�
� �, }' .;�� �,' . t� [ -� -�* , — : � . �
�, ��� d,; a*� � �
'� : � � �, . .� i .._. �� �e < <�� r �" ,.
� y.� . '. f � � �' .�r���� � <F�", ..,�,+r� � 1 ��`. '�� �a:., � ' � .
.
k �
4, r..., r�"' k. I ..e #. . "
e , t '� ' 4aF �E->>��',.�� �� '�" � `4
� s��� � 1
�' "`-' '? � ?+ "k � � s � '`j.I--`q�p ��� � �� . "4
� �°r .� .� � h. r E5 •
� �.. � � ;�, , �,�,�, ` ;�� ;
.
` � �.d,' �. %tf��'"� �i ~°` .� , , _
� � , .0 � , _
, . '
� •
` j �"
.�
: �
'i
�. P_ �_ � ' T 1 � .
µ� �s 4' P; �
\�
: .. ,�«
�
� ,. < , ,
. .
��,. ��� :
..`t:' � � �, �_,.t..,. a _ � '�"""�.' ;:t� .t:t �"`r
n �'_ }II'� a ' ANDERSON ' �.s� " ;��:4-' S : 1 p � v � ,e j � q s a ,� �'s.k,,,j° �'s e +t w �, �. �. { �3 � :. .�. � •• - - - - ' I
p •!, ,/ � ^ � •" �,�y(`��. 'DRIVE -si.-�+=-+a��.c K' r by � s:� � • p��` ;~� '�� r({ '' , � �
� � �
� . � r ��u: t m ► . . • t• a � �� � Y il
Ps � + � a� yy'_ 8. �o i i' .., i, ak ,.:a r..n _ r' s P ay
�
;r,�, .�> � :-;�'riEF�ftA � �^r • � .� � . � % � �
—,. �; .... s„ I' � �
; .oQ .� 1 i 4. •<��.�:D �s,z � y Tax Incr
, � �-� - - � � :� ement Dis#rict �
� q�o „ DEVELOPMENT I -2, � ..�.� •' 6r° ; � ` .t't
I � .:: r.' . �i° _ =-'i'v�, . 2a, _ � � ^ a�9 ?', �� � ,c �
i. �' ° �
� e�
.. � � + � ,..,, F .t o � 7+ a•
,+n. I ,..2 .. . , y :sz � . . �/�-� . � . ��, �„ o �.:. � ' %� � :
A.A.sitACl � ,a.�v r "'P . J,�:: aA r'1.. M.. .. �,: ,,.y•r, r'.•!C � .• / a ��� U „ � I
I " , • �r�l � , ♦—
.w. rry ,� { .w • f ,' � �s � [ i �i = � '.� y� � ,� y }dLa �
� C . /� , � `w+ �+i + . �
i i ,rLn ►' .. . �v ,... A � -i � � � � p � a'� a • • �
'ff --..7e/ isW 'P� � �"'+1 _ F , � � ,o � ,;; : r"
C� tr � � � 'r ' h� „ r=� a ^'°i� tr'� .�.P �� �� � a .? �
' 21 . � �� � ,v�F a � s ': � s � � i �, �4 J ��iy s� {' fwr ir� � + ,� � � .. r� � ��
Q� __c�_� i � s�i f y �•� �� ._. , �0�7� 1i p` ia. u' � • •Sy � �i ` _ .
t �
�'-il'-- - , . � . �.....+r�---waii".,=r- • v—+-r . —�.�.1��• ' -
. 2. 'Ta i �.- ' _ . . '_ I
i�' �--� ' ,�o �� �• `L� � f,1 r r• ' �, � .. 3� lil TOR'S ,. �."' � ° � '
Yi��1 �4r/ArMIiOIw/ 1 � �{� f (�� 1 T2 � � � I 4I I M ~_ � � � rl N O�� r M.
I '` I ) • � F — ', / '� , /' �1' . M .
?i 1 V y e p w, '7 = a2 d 7 r �...� .r+� i' °� R AI .p� ry� vi i
¢' a� i � ' � � �, n:l4,wr ^i! ti ?� .r ,..,, 6 ° !A" ,.: • «. ' Pa
� y�I :FIRESIDE DRIVE �'' x' � 10'f pt •e 'i r.. �� � (o. ' ��s' � M . .I: a y...
Q� � i p"� '.? s' •�� ! r � 1 Z r� ._..
p.l � : . n. f i � +� � � yo "' '� ;� �n � Q.. �a . � . 1 C..
t/1 11 ' ,�hn.w%r �= ... � • � tt �p + ....
.... � we. W' 1 I;I� �.' QQ� .) "" �I,..7 � � � cn . y, !+1J �.
i � 4� h12 � � i� Bu • .a!{ i. _+ ��� ��•�, "� y 'f B a1 f 1 B 1 ` I
I � � bl �d :� i !� � �: � • „ i
� I ¢ O!1 A6A STREET � � �-�.�.--wiew�c.T-' `"� I
■ ■ � ■ � /� 'Z , Id/.NVi s. . s� W yQ ' w). ' ' i " \ �}� s • •• • y �y •r� o. - �
� ��� Y!f W. �. ! I� d 1� �.� � � ♦ � �r�� � �t �j"�� � M
+' �S � �� '=� ` � • � i �i/bl�/ 01 . �LBOIV�90N �.�; - '�,a� J/A/!� ��� 4 i 2a n 7i n .
* � PI1D _� ADD/T/� � '� ■ _ '22 ry 24� 26A 26 • - � � �' p AUO: � :�
I + � - � � � �-1 ■� f � s �-r... a $5}M,�� � i � � .�� • F i.. . " .
' 'p i ' '�';a.'.: t . I , ' ; � • Id �y, � '3 17 � �,p -.., L� . '`'• ,. � '' .� "' � �
I .�,s�.�• �,�. ,i.o��� �. r,� .a � : . `. =-;.8 �4�1 �' "."� �+ �� �'g
•; ` a .� � ' • �' ' 7S • e ,
i yi .s , t : � aw ... � • , ,- �, " .•�
� ` : 1/2 AV E. N. E. a S � .�, •* �p � �. „n � �:...¢� edl 'yi '� bi a<ti � � y�',a,�q � � .,+ � � •''" �, ` 9
� - � ti F .:. �r 23 25 ; 2T 29 ' �K � " t ... � � i
J r. � �r° • s�����g� ��i» �i'.�����.a°,1sw "` � }�' j � _" "", t - o • !ni w �. ' 1� II '
' ;� Y �s I �. u �:. � e +e. n �L � } ;2(0� : N0. 129 : ; , i � p � ' i • �...� • • NOt108 � i
--•----�*- . _ � . .' -��7Y-S�RT£-R= ^■ ■ � ' Y � � � � � � �I
� ' � *��[o _ ID . --�3i2B--.--AV�-'k.fr-- _ ' _ -- �:� � �,
- _ - m- �.�-0 - � ...rcEat��E � . .._
; ° � � ' ' 35 '° `�?o''�'_� : � I�
� z � � � .. . �. `
! s;L�-�` -•t:,.�..._.<�"i,�'i a
�34,`° `�
� '� v :�0 2 ,,� '•:� !� 38 _ : :
o _�•�. ■, f ' �
: > � ,�'.w........ ■� 2; �������r�_' �,
o a MauoiTORg; _. _ sua: T�co �JOd��� �
�_ � ... . ^....... ND.� 89r . 3_ i�� � �a � n 39
� �
i ..::::.� _ ^ �5p^ j -,6 , � '-8 =.» r9e. � • 10�� 3 �•�. �
� 4 `"
i �
l� 2 w.. tt«vunpr
' O ' � r"p - .'-y10R�01f- --wr-�.rdrrRVE. � r
i.. ... .�.1 .. � . . � n ;
.� � ls � � � � � I �:'• Noxs� ' � "a �;vs 13 ' < � :
z ',� ' � _ a ' �Foiresirrs i _ ' , :
•o Y � M�p��t'^ '. ..�� ,q - — -- ---' --- --- - ---� -- -- � ;— - -- � .
A--
N•2 1 .. -.. � _ �_ _ . �� i
i � - , : ,+ � ,,,,, , j � I
�• A F� � � � � .. ���
a , �- � `
� . o o . =z' �Y ' - � ,
{ o• �°• � _ ° Tq4 -
i' � ..- NSa` � `1 - , , `
�_ _ ' ;} ' - _ . • ������
� ■ ` i����.
- � iru n►� � M(Wa� `�. .
� ; . CENTRAL•�- I//Ef��."t: ". . . ' NOR , �� - _ � '� _ �
av�i � ' .. ' ��i 2�td ; �"'� ADD�TION� � - '. ,., r !�!4 �
,� . . . .... : , . ... �� : � •` . -
� . � 2 �3's s� r �� �a� (�� ��� G�� r� (�u �A) l� �s �� �� �� � , , . - � � _ ��. �
a ,o � �z �? ,. .� � �- � �20 . ��� �
P 9 011121 741516171819 �'' ' —_- � ---- � _ ■
eouNSr • -- rw.a - ' e�• • - - -- ' -
� - - �
3 I/2 AVE. N.E. : °` `°"°"'
,., c ..a.. __.... :« w
� ' ' 44 rotaNO w. wworesav
■ ' -
_ `, � .� _ - ,� �q� � , �� �� , �' �,, �,,':�'' � . '�� . «� � ,a;.,".'"�,• -
�s` / `3 f S • a 7 B� .� /r it �s :v i� ;F �i �s`J � •v� . •
�.. 22 3 2 27 28 29
i � r.+� i s e
. .. �
r . _. _ � `' � A/YUtKSi!/Y � �.,�r,�� �,: , : . z 1 , � ,� , q . � . �:,�,i� fi� � ,,; � v " g a • ''p�;,,� � ' _ -
� `'/ � : � r'�' � � DRWE "+�s�'.�s'" Pi, • lM, � st� ' � � � •, .
,i� p` s �. � .�n) i sa v w s • r i�a 1. � � ' ' •��S r y �l. +
' � • � �r �y c � :` 4 o r : T1EI� _ S r:. m. � .. ., • y +�• � • � PPA� , _ �
;s.ol M� ,�, . .
� -•� °°- �-�� , s� l �. -`��.�, °� ?S Redevelopmer�t District '
, ... . ;� e �
� ..,. '� � .. ,
� . z,,o ,. ' DEVELOPMENT -�, �f- e!� p
Ix �. N: s e � ��; .ZD� ` �y ij r alA C � g '�. .� � •a � + �
� y '� n � c� .� p ' � �� i
I , ., r 7 a
.,�; ••ry .1 e :s .:. . , r � � f., o �• �` �:�
wr =r�.IC1 � w.� .. � +;., :�.. � ~ . � �� I
, , . r� • v : M . �.,�i p, �,.: �i` F � / a ':.i � 1 � � � .
� ���I.� � �!: � � N �� i P • �',�, f � �f 1 n. • � �� , •,. 1+ A� t .—
V �° . �� '�/►�I t .ii , . � C.�� �
� .� �- , u� ' • � , n � . i ,ti, i p " • � .
� i'b+, y
1 ! -.� d � �' �j % � -' c� �`� Q �n � y,� .,l ``'' t�°.,4 3 ��'�` • 4 w � �
I °z; . I , � wM = '. : � .. t ` '•� :
, ,,... • i� • �
� Q� __ry_� i � i sf .f. t �;i��� � � � ���tO���P' 4 w.a s .7' w .e� �6.; w ,�� ., _
I-3'-- � --„l— . ; --�$T—�.- lis�--� � �--'e-Tiiq=�- ��--�-' ^-� �-i.��—aw�..-ik�.
=; � � _.
� U' . �"�' � . 4 � � �L� Y y r �' .� � 'r W TOR'S � i a ,
=I �...........v i , �i�' l� � � 9 ..°..`.++'w. L ! • , �° N i i:. a � 1 :r ' f '
Y� � , � 'h , �%7 � ���'�i �� �r , � . � . ~ �
z: y,, , �� �, ' 9 7 � ,.�.. .a .� .i,. ;.t .
�; � a: w:l4t:� ..�.`�f + sS a Z'� .� n" ai a ��.
�,` fl I N..,, 6 �!"'� a «,
� F� i � iRESi DRIVE �' �' � 10� ,t• •� 1 « � ;FC • � P < _ ,,
I j o� s 4 s r � r.
� i j'7 � � ��•s ♦ _ 'K
I •� .. � ~ 1' s ~' 0•.,� '' r -
� b � �wr�..ii,�. y Yi. ir ��' '3' ♦ y ` oo� ' '� `� » � J�. tt r�: 1j
i� .�i i
� •1 � �2 . i �;� h Z � � � �� `,�n.a�iut' �:l�I.1��• �,,��i �.� �j ;� j,�� � , e ,*�� B • « m; v:1 � _
r a
� I 3 Q � � ON AW S7REET � � �T�•�—.cyw.p�.r_• '--
CE7V774AL � NEM' f ..g...�NQ� ; ' W , W � + N'� i � �� W ! � " ` �rt i Y, ." � * �,� :. � � �. > - .
4 �.r� PAd �' a A�/7I' v �''� � . �1 �i/bN °' ..: UBOM90N y+ `� `- ',+� J/�� • y, � ; ' �; "' ,.
I ` . .. • • J .r� �� �'22'", 24 � 261 28 • - � � ` �� a 8 AUD. • .� .a 7�
' 'r ' • ' � `� .� ' r �� ' 32".. � F = 3's�l�-• � : •�' ~ ". ~ �
� ��'�+ �� ilx��.:�f .o C �,� .b� � �Tr r� �:,,, '4r� � L�D � .•'�: � '� r Y�� �-.8
� �P'�' � , �.. . I t ,r.+ W, t r%' � i . �.' ' 7S , � s . t` <
I t y `'� ''''� 1 � �! 1 ! � 's #
� z 73 V2 AVE. N.E. e : : �'� y �i �-'3 ...,,.. � �.:•..d1 p �7 �il�f a, (�A� y � „�, '� % ' r �_ ' 9
J�� I y �'P �d �� t �t�? r.�j e:• •p ` ��� v, "�.�,...�.r- ..� 23 2S r 27 29 � t � �
� '�: G! • °a.� - s� �•,�, i u' � .M ,'�.'� °W .0 b- � �'M •� :2U "i . o :�. i it9 : • �~ �i k �' � • t.�=e 10 �II °'
, . ,�
s
. t r � ' , i ^ - - '� :° : . y a • NO 108
, r,
� �� � - -°--;
--•-�- - . ......� ,4. .
T ... _ . . �q(irc. _ . _ '�T-}RB-•.-AY.�F-N.E. - - --�- " +n. ar.rw a..
° '� m 3,.4 � � � � �¢n�;,oE'' _ .. . _ _
' 2 �.r •�C' 4 '��-`; �
� ^� �',.s.s�"1` � .. ' 'l�+7 _ -. .- -'. �- � c
� ' � � � <.�` .^L.... �
��< l � � ., , _ ;
� Q.`...,o !
C • ''^�1'-7P+ib�' :�"_`t ..N.E. r /
° ;� ���� R ---__SU81 .r�ca �5vo$ " �1 � o
� = q j =..... . . 89r ' a" . "� � � `� �� " 39
� ; _- - � • - '. _ ,,,
� •,;�24� �b".���6��j;-8 - . 9�, i•10� ,�s' i•woi �
I � ' - --+a�+w.- — ..��--: : o... «.�..�..,.e.
� --�--zr
a •. - :�.r .... ...� •• o � .
.•• I I I'l� NORi'�.�r' �'a nyF • 13 i , , i
— • a �tO�ESis6s
o� .._.. � °� - - - --- - - --- --
� - • - ' ^ _ . � i - ---- - z
- p y M�hn�ESOT}- � - � � �
i � L ' - ± ~
� t (L - .. ° ; ' �.e„ - 7
� F ' O
a, '
pn . _�' !7 ' . - ' � ' ,
°� ao „" iFq '
A , NSCEQ� � ' • N
� • '! ` ' . s, .j� � ' Z
- atlll .`fPP6!
CD'NTR�L Y/EW �: p M NOR , �w� .. � _ _`` "''�w�. , . _
� . (�''.:: 2nd ��� ,q�pD�T/OAl
. . . o � - f �-� ,
� ..,. � - r° , F' . � ' Q -
-�, t in a G) (a) (�s). (i) (�+) G�� w) (rU [a�) i� (v �v� , ¢) - _ '� ���', c� Q .
�,b �� z 3 5 0 7 B Y /O / JI /B i4 .:5 6 X O •' ��\
� 7 P 9 011121 14 516171819� ,.. .,,_ .
� ,�
ouwsr •- ewa - �• • - --- _ __ , _ _r
�� 73 I/2 AVE. N.E. ` �< <�.,�.
, . . . :� ;r ,.,,.. .._.... :« „
44 �Ol4ND M. IMDfffOM
..` ` .. _.. -' . �. . ll �i �l �1 7 ' , ti}) � (r� ��� lS� (y'g� •i Ni r,;.n.r. uaverw
_" �S` . l 3 � '� "L � �li �9 ,c /i "/� i� ;e �s �F 277• 28 B '29 , ..a.. .a... �..,o..
�
1 . . '• t � rr =i_ . � iT K � "
� PLANNING DIVISION 3
� -
MEMOR,ANDLiM�
Fr�o�°Y ��.
. ;,
�� � ;,�
>>
DATE: June 2, 1989
T0: Planning Commission Members
FROM: Barbara Dacy, Planning Coordinator
SUBJECT: Item �%3 on the Planning Commission Agenda, Onan Tax Increment District
The information I need for this item has been held up. All materials will
be delivered to you Monday.
Thank you. ' � �� � n
BD/dn �` � �� �
�
�
crnroF
fRIDLEY
DATE:
TO:
FROM:
SUBJECT:
Mike Larson from
a 20 foot by 60
buildinq at the
PLANNING D IVISION
MEMOR,A�IDLIM�
June 1, 1989
William Burns, City Manager
Planning Commission Members
Jock Robertson, Community Development Director
Barbara Dacy, Planning Coordinator
Expansion of Werner's Furniture, 5901 - 3rd
Street N.E.
Werner's Furniture has submitted a proposal to add
foot addition onto the existing Werner's Furniture
northeast corner of 3rd Street and 59th Avenue.
On November 5, 1984 the City Council approved a special use permit
to allow the furniture use to occupy the building. Several
stipulations were attached to the permit, includinq providing a
parking area, concrete curbing and landscaping. Because only three
parkinq stalls were proposed, the requirement to create a parking
lot and pave it with concrete curbinq was waived.
ANALYSIS
The property is zoned S-1, Hyde Park District. Section
205.21.04.C.(2) states: "Alterationa may be made when they improve
the structure, provided that they will not increase the number of
dwellinq units, the bulk of the buildinq or enlarge the use.°
Staff advised Mr. Larson regardinq the ordinance requirement and
stated that staff would recommend denial based on the language in
the S-1 district regulations. The site would also have to receive
variances to the front yard parkinq setback, the driving aisle
width, the five foot setback in front of the proposed addition and
the number of parkinq spaces.
Cnstom Mechanical received a special use permit in 1988 in the same
district for re-use of a structure �as a contractor's �rard.
Although Custom Mechanical did not propose an expansion to the
structure, variances �rere granted for parking setbacks and other
similar items as proposed in this proposal. Durinq discussion of
that application, both the Planninq Commission and City Council
discussed the future of the existing commercial uses alonq
University Avenue.
Werner's Furniture
June 1, 1989
Paqe 2
The intent of the S-1 district is to promote a residential
character in the district and to "protect the property rights of
all present land owners as much as possible, while promotinq the
residential character of the neiqhborhood". The Werner's Furniture
proposal includes refinishing the exterior of the building to brick
and stucco block. Mr. Larson has also agreed to provide a paved.
parkinq area with concrete curbing and landscaping. This proposal
constitutes an improvement of the property which would be more
compatible with the surrounding uses. It is also located at a
street intersection and is a use which does not appear to adversely
impact adjacent properties. The neighbor to the north of the site
is one of the employees.
RECONIl�lENDATION
In order to allow the continuation of the commercial uses and
possible improvements such as Custom Mechanical and this request,
staff recommends that the S-1 district be amended to establish a
special use permit process for expansion or improvement of existing
commercial properties. The special use permit process has been
required in the past for re-use of commercial buildings in the S-
1 district; however, this requirement is not specified in the
ordinance. It has been an administrative policy to require a
special use permit.
Expansions of some commercial uses such as Frank's Used Cars along
University Avenue would not be appropriate; however, this
recommendation may qive the City Council a better ability to guide
development in this area until a potential tax increment district
is created where active redevelopment efforts would occur to
encourage residential construction.
Staff advised Mr. Larson that we would have this policy issue
reviewed by the City Council and Planning Commission inforaially
prior to him filinq the appropriate applications. He understands
that despite the informal direction, other issues may arise during
the public hearing process and that an informal direction from the
City Council and Planninq Commission may or may not change.
BD/dn
M-89-283
nr ow � O
�`�1 l-.� ,-�.-) �1
2
�/ N fs N
i ^ .p �! !as„ � �,.9 e�d
'tfpn ?f P .9�i Z9
( y 3pp• ao,`, J ,g 13 2B
e748 4 z7 z�(i) 6:a1 27
H i� 26�i� S�l _Zf.. ._.D.... P6
1d(N/ i "PS •- ! pp 2!� !'s) 2 5
3� !4I PF�w� 7 2I' -9'" 8q V
a.t ' B Y sA: B pp e . B h
Zi f 2L ! � �' � 9 � � „ 22 ro� �
�a� �a 2� io�q� P/ _Jp _ 2i14� i
: YopA //GN 2o ii 2�� // 20
� ; �f /2/Pl /f WJ /2 0 /f --J2-. /9 {
� is /! �S /3 /B /3 /B
�7.'rJ /I /7.irj �f /1y '"!¢ - /.^ \
i :✓J .70� K /J 1 / i ;6 ,
g
o � ,�. . s , �
� ¢f 2 z? �1 ,a�/ P z�
se �' . 3 r� :B.F 3 Y= aB 3' 2B l
s� 4 _Z.7.. 'i .'7Q 4 z�
Pa�f 5.'a'. d6�d 3' If 5, iBp
2b f "TJ"' • f S�1 �/ • r!
z< �� � � 2l�q � � .21 pe ►�
� , a�- B '�L '9 - P� �B
`2a f ' �_ •-9.'. W 2s . y � '
2i,n i0 W L i ro�+• .? .yi '/O L�i�
' z� �� d Z. z a¢ _! . Z 2 i� � Z �•+�
r j �I � •. 'T .?. /9 /P 9 "
,'rB"" '! ,B ? ,3_! � B �'.i
�L `��.. � J. a- H �/4<' F I
�.�� �s M / v% ,s /i t �q .e ^
S9TN AVENUE N.E.
�t t . i' i3 8� � 4. .
� 29.I :9 { :J4 �F9
7s ♦s. Z 29 ? N :rw �' p-aeer
z�. �a N z- q.� z�. sa �.�4'
a. �. 3 5� N.- • 5 '- MI �':'e
. Z�� � � 6 '=3w �' E
"�- 1 2p �a• Pr� �>. �4•
ar �! _ 6w� ���Z_+ .a �,.,
f
2 t i / 11 O i' ¢.!' 4 I��
_ � � ��zp
'I 1' 1 /j , � • \ ' .9 -J' .l:L -9 ♦
:B t3 id v r? �:6 .y+� r F.
/7 -� ►/4� /1 p � ,�iy ' �.9 �
:i i S.'
'SBTH AVENUE -- itE.:
ew' � z r `— _?�., •°Q,, _.{ ''� ' ^.`�,.
RZ�►'� `�%f�
� _, . 1 • .
0
�
23
N �/2 S
���
2�
� � �
:c .'l—_ e �P. .o ✓ je i••� &' ` i, d � .
1s � ._�..�. _t. ^ I �' i
dNPB r 9 ' , �19 3 i.. . � �,O �
.n�1� ♦ � O'l' 'I Z
'. ,+ s p •. s x M,s a'�
?Jn !
Z 7� �1 � - $ � ��
"'1y:. B g : YJ �v'•
Z � 7
es r�.� 'S 5M�
�'r� �a �r� `+ :�L
1t+ Y/ . li` B // �
/9 '� K l /I �.t
W // 1 .�'1 .�4 j� ..B 1.++' i
Q�4 `pN� - s� i�� f/s �
d /� ° � � � i � !
� • 3 ...6`O TN
:�
i H
t d'
!W
: )
� Z
:�
�'
W
2
f
H
S
F
{O
+� • . �.
� AV E. � N. E. •`~ ~ �
� i-'.I..; ��• .
y'' " I i �,' i� i� ,�
;� �z�f a i, :�,
;, ;�, 1• � r' ,'
>,; � ,' � :.�
�,,.,,,.. ' PLACE
�'4' i . �, " , I j • . i.
�k� ^l+S. ,e4'si,�,;, � .�1���5;' F.
+ �� `�:.T I-AVENliE--;'.z_ �'.r'�fs--;—
I ��l �� �"� 1""_1 ��
24
LOCATION MAP
. �
�
,,
'" --- r'lv.o' ' '� .
---�� . _
� � � -- -
� ' '
_ - -- ,• � •
- ' _ _ . . � .. � + � � g',- . I�iT���i.� t... . � � _ I
- ' '� . l . � _ _ "Y _ . .. �. c � T A t
. • �� • .
- r . . P i=.. _
, _ ' }' . - - � •e�:^ . � . - . f:
• _ ' ' + �4 Y' '. _ . �� -
' . . �� � ' ... -- • _
� . �i��an�i . '
, , �1JIbDINb" . I !7' �• 14'
�
- • i
0 �
.
N �I��ooEP �
� � .�PDITIDIJ � / N
, ��
�o
� ,
��
. �
1 _' _- .
, �
I-�_ �Y
�D�TIJHI�ur� � -��-
f'hv�N(/ 'j S . S
� r - +�
; �
j � ' � i 1(�
� i �-�
i • - i
i f 9� ^I � _ `
.
—,
� �O � �"" ' _
,
; � � ---- ----- --T ;�:
'- � !'�.f+nN(x, i � '
� 'ti _. �, �°w "'w,+ - �
�
- " -- � ,
11r,o' -�
. N }�°i'Elh'f LAdb./ ..
'f�+ll� hv�NU�
SitP Pla„ • _ . ..,
y ��� �i�.� � _ i v'�. , t _
i Yk � �
t � � 4- J'` py
S 4:g+Q�,���� ' �' _ � � ' •` '
" �° ��`� �. �, •
_'�� '-"� .�a l,�., r.'^i. ��,� iY'rya.sq�� `+(
- � r" d`t-�.e � x'�F!
' ,sr �_�„ t� G,., - � � �' � �x•.5e. _. a ti'
y ( �� � ' - a " �� � �; :: �` t� '`+C� yn.°'S��:
� : ' . - . ..._. - s.-^�:.-.. ' . � .
Y��.yi
� � � 1�.1�/4'ID��� •
�� ���
:�.' � . _ � . ,.
�_� �
�x I4� �3yILt�11-ib NEW s�LlGto
ovE� RxYa�° BR�G�
g'
'i,�. ,
!
I I �
i �
� i I
�
.. � .� � , • . _e_ ¢.� ��_. '
_ "- ;"i
!`". _"_' - .. . ..� � ..
. . . ' 1�� - ' " a�- . ) s . . "
itA'� �
_ ��`�`� i-�i` <
4 ` L1'.
_ .'/:_ ��,
=1 �
:;'j j�'
�
�
cinr oF
FR! DLEY
DATE:
TO:
FROM:
SUBJECT:
�
PLANNING DIVISION
MEMOR,ANDUM�
June 2, 1989 .
Planninq Commission Members
Barbara Dacy, Planning Coordinator �
Potential Rezoning Request, Fridley VFW Post
The Fridley VFW located at the southwest corner of Osborne Road and
Highway 65 is considering purchase of the Amoco property
immediately to the east of it for expansion of the VFW's existing
parking facilities. The Amoco station is working with the MPCA to
correct subsoil contamination. Both properties have been zoned M-
1, Light Industrial, since 1960. The Fridley VFW is seeking the
City's informal direction as to whether a rezoning request to
change the zoning to C-2, General Shoppinq, would be acceptable as
well as a proposed parking expansion.
Given the similar commercial uses in all four corners of the
intersection and given that the existinq uses are commercial in
nature, rezoning the parcel to C-2, General Shopping, would be
appropriate. Further, rezoninq the property to C-2 would
specifically permit a lodge as a permitted use. At this time,
lodges and assembly facilities are not specifically listed in the
M-1 district. As to the VFW�s proposed parking plan (see attached)
staff has volunteered to work with the VFW in developing a plan
which meets the required setback and landscaping provisions.
RECOMMENDATION
Staff recommends that the Planning Commission direct staff to
advise the VFW that the Planning Commission would consider approval
of the rezoninq to C-2, contingent upon improvement of the site
plan to meet the C-2 parkinq and landscaping requirements.
BD/dn
M-89-296
,� � ('fl/ �
A ��
� � � �
� � � � � �
� .
� ? �� ��
� ��r� �
�
,� � ��
,
.`� s t
�-�� �� � s
..
� /o
� � ��
� �
�� �
e
�
�S
I
N //2 SEC.
��Tr �
.,
N I CO N£N � �' .' N
s��. � � � _
� � � •�, .;.o. • e • ��'!+I ��� - , Ri.^ � � ,., �� 1 �. .�i....�. +=�I,B�R 3= , •. y - - - CITY II�ITS ,;� p � .
; �p,,, .,, , l i _ .
3 � 2 � 1 '' y t z I e; �� .> 1� ��y izo.� 'eOjFRI�EY� a� 3
;.r ,-N , ,..,� i � �� n $2 4�,; � ',', , a z ',:
o �, ,�j �� Ap �T N j �, o: ,� A DERSON
, � . � , e�, � .._ ..—
�; S � ., -. � ; ,, ,; '°',�. "-i ' ; '" t ,,�:
e � y �= =�; I � � ,.3 � J '` `' +
j � ;m� r, .�
1 !a7 a
. _.waM=%"'cs�ii:owOiM' I r � lL-'oJ �
iG vo/ ♦ I I � �± p!, 2 r, ... � S, i)
e 6 � ;� �
lcc: , . . 0
'� `� ' �A �� � DEVELOPMENT
,.,., p� n�,o ,m
...r �350) � ��up R 'i `
.� ��
.rJJwr/! ��
°'Jf� 4j.w .r.nvl�lwUU � ••• .ro.
� `�a� � i •; »-}CS�I �` �I
Y�_ " •� ' � %� I
:ra2 • _cz: � f��ra
M� 4 �/i or P/7 4/ /L I J �j'I
G � � J eM IVl.4 {� 'ti0/
wr.r R�✓ry. �r
f�" a� .��`�s' � I
s(�..�` �OS)
< /Z � -�.�J
tN'S � as�
� I
'�° �3 , a °z , ; ..��.�
,�,o .
' ��� w�� .� 3 B�� ' __ a _ --=T= — — 1 -
� , .
•�B � W �5��' ��) C�. 1 =� �w.vF�� �
jW C7 r•...�. l
� � �aYi/OwiiV� NOiww/
/ � ( �_',% . � T. ' l�Yd
a ,< y � �6 ._� .
+ � X o .. /+)
G / ��a�) Z .
.�
�so Y i7 �� fl
��'� a (ao�9 � .
(qo
iwo m /B i I W � �
/Z�� : �
� fa�o�� Q I �
/f F- !U
ari :i� A) �orhitV%rrA N��!
�4G14 � � '� flNJ � �I.L
�°°° zo I I .� 1
.,n p> I
/5� q�� � �+y � I �
��� (toa22 `' :�i�%R� hEW� s 'is�.Il� N� ���
;�, �,�� 4, � � °c�' 2�d �� aasvmaw
23 -
„ /�
Giao) , � c+� N M � (r) (�) (d. �,� (�� (� �� (A C �� i �� � iA
�i 2� G) 1 Z j ° S f s s �p /J N i� ie �
, � ,. P
cs <'� � i,� �
z,� .- • y 73 V2 AVE. N.E.
o iaao),� � +.. . .
24n � �� � �" 1 li' ,� � �P � M N' l� c,�'
(.�ao) i.a r1;. / 2 3♦ S i 1 B�f io i/ it �J .v /f �� n �
� 2� w. 27 (n ; d� li '� •
ri/i
23
�
24
�
LOCATION MAP
�
N
�
�
A
�
.�
_
�
�
_ _. . ..-- � -: - - -- — � -- - ---
� �
' a �
� �
--�
�__ I . , ' `
' I ,} j ' '.
. 1
� y� � ; i
I ' ' t
� �
� i
7
I
�
— ' �
� ��
-;
, -
. i._._�
i�
. . � �;
� . =-
����
� ���1
�
�
I --- �
�
.;
,
,
�; .
�►
�
1- i
I
�
� I
� f
I
. I
i
i
i h
�A� ; ��
. 02 � Y oy
i � �
�
�h ��--- � i 3
� * •' � � >
� !'�� �
?° � � �
� ��
�_
• . - �
.. . • �
--- ----�------ • - Oo
�. U
' �- � Z
. � -" 4t
i I � ,�
.. ; �
- , � �o
; ;
,
;
�
!�
1
��� '
I
I ��
� '�� ���
cwrv�r 9�rn2�s S 9,(M N 31.�tS
',
�
� PLANNING DNISION 6
�
MEMOR,ANDUM�
crnroF
FRlDLEY
�
DATE: May 25, 1989
TO: William Burns, City Manager
FROM: Barbara Dacy, Planning Coordinator
SUBJECT: Brickner Apartment Project
I met with Tom Brickner on May 19, 1989 regarding development of
his property along Old Central Avenue N.E., adjacent to Sandee's
Restaurant. We reviewed the Planning Commission minutes of April
5, 1989 regarding the first phase of the Old Central Avenue
Corridor study. Mr. Brickner advised me that he has reconsidered
development options for the property and has decided to withdraw
his plans for an apartment project. Apparently, Sandee's
Restaurant has had to turn away a significant amount of wedding
business due to lack of adequate space in the existing facility.
Mr. Brickner is now considering expanding the restaurant for
banquet facilities and then developing the remainder of the
property for parking. Mr. Brickner has prepared a preliminary site
plan and staff is currently reviewing whether or not it meets
ordinance requirements. The proposal addresses the parking concern
raised by the City Council earlier this year. The Planning
Commission will also be advised of his plans.
BD/dn
M-89-261
7
_ PLANNING DIVISION
� -
MEMOR,ANDUM� �_
crnroF
FRlDLEY
DATE: June 2, 1989
TO: Planning Commission Members
FROM: Barbara Dacy, Planning Coordinator
SUBJECT: Recommendation on Excess Property, 1220 - 52nd
Avenue N.E.
BACKGROUND
The City obtained title to the subject property as a tax forfeited
parcel on January 11, 1974. The City indicated on the application
for obtaining the subject parcel that the parcel is needed for
street and public access purposes to realiqn 52nd Avenue N.E. (see
attachments). The realignment has not yet taken place but could
occur at any time. The City would retain street easements should
the parcel be conveyed to another owner.
Since 1973, the parcel has been used as driveway access to the
South Fridley Apartments. For the last seven years, the apartment
owner has maintained the City's property and the existing driveway.
We have recently received complaints regarding the use of the lot
for parking. Steve Barq, Code Enforcement Officer, has worked with
Mr. Mandel, manager of the apartments, to prohibit parking on the
lot.
The City offered to sell the property to the apartment owners in
1982, but the property owners at that time did not respond to the
offer. Mr. Mandel indicated this fall when working with Steve Barg
that he would consider buyinq the property if it could be used for
more parking; however, he would not buy the lot if it was priced
as a single family lot.
After visiting the site and looking at various options, usinq the
property as a parking area is not appropriate. After observing
typical residential setbacks, less than ten spaces would be
created. Further, it creates more of an imposition onto the
abuttinq homeowners.
Excess Property
June 2, 1989
Page 2
Current Status
Currently, a driveway exists across the lot which is used as a
secondary access by the apartment projects. The driveway does
serve a traffic and safety purpose for the apartments. Without
the access through the lot, the apartments would operate on only
one driveway. Further, in an emergency situation if the existing
driveway was blocked, access to the rear of the property would have
to be gained by adjacent properties. Also, one driveway would
force all of the traffic through the parking lot to the existing
driveway.
We have evaluated three options:
l. Sell the property to the apartment owner in the amount of the
taxes owed on the property (approximately $3, 000) on the basis
that the driveway is vital to the operation of the apartment
site. Further, the lot would be combined with the apartment
parcel and returned on the tax rolls. The condition of sale
or a restrictive covenant could be filed to prohibit parking
on the lot and to ensure its proper maintenance.
2. Sell the property to another owner to construct a single
family home. Selling the property would mean discontinuance
of the driveway access to the apartments.
3. Lease the property to the apartments and prohibit parking on
the property.
�
RECOMMENDATION
Staff recommends the City sell the property to the apartment owners
so that proper traffic safety is maintained and that the property
can be returned to the tax roll. The sale should be contingent
upon the provision that parking is prohibited on the parcel, and
the parcel is maintained properly. As of the writinq of this
memorandum we are waiting to receive a formal response to the
City�s offer. In the meantime, we wanted to gain the Planning
Commission's recommendation.
Because the City owns the property in fee, the City has to declare
the property as excess prior to making a conveyance. A public
hearing will be held before the City Council on July 10, 1989.
BD/dn
M-89-297
�
N 1/2
cirr
C/TY
SEC.
�
OF�
� ��_ 21 �
— J .r.,coxre� -
�' .-.......,. �..
lY.r � a r i ' ° t�. i l
r ' .� � •Ni� �� � Z K,1� ' \'' � �. ra� ,�r i W a j �j � ' w .W i � i
�• � .• i p: ►� i �+ Z H,0 Op c Z"� IHE
�- �� 2 S •� � y Z`' r�p a �. C 2�� a
�, (.ri! ef �,� �i t N y y� �� � M,
� .�
� as.�.�., . W� p�`�l� `�O n� t+ ` i'� �(�; 1 f i,
W �R.� W N S.. _
' ;� ��r-;'v' 4 �'P Z 'P+ � a �`F a+' i� .�� is e:C ii. ' �c�
4 i G' '
Z�' i� ~ �F M� �� �� ' S\ d alC' �C n 2 ya � iM'� l7.n
4 Q �. a.
� wm �a � . , Z ",,,.� N
1 _ A DITORS A� p'�F� �,,'.::':� •:��.' 'ri-' `r e� a =
»J r ^"�' _ .p ; N.
i •::1. � Y -"^ , : is ! ..� , � V ' ,�.
._`� ... ...o. � � r �t� II .,` q +� � � m �� � � _.
...`.`�I��*. ' 3 ' . �: '• S f�= Mil e . i s•ff t� r✓
� �� � _ " ti� �• �� � • ; � � i•
.a�cu'�_., F r '�' - ., �� ~� f,'• � -;�_ = .
� _ "s" ^'—"�- n F. �•CJ` • � . �..` _ .r :.�t : � '�t . GO�l1
' � p �n ` `� <e� �.� �°°) ls+o) .�::� AVE� N E•� :.,� : �,�N _ °
i ?�� d• r' j ' . . . � � v �, � 1 .
, � �r. T a 3 . ..«Q w s . � 0f , +IJ�,u� ^, .
� \ � '.� •Y e f � � �. 'f: � �.1 �.
��S B IVISI N -. ,-�r
^ � i....e� -- � � r iq Ir "w,� .'n � :' :rr � . �-i i ; . ~ �
� �J �,� ! � i4,4� : 17 � 1 f1 • �I' 'p'�i :� ( ��• •
/n,,� � l.1 � �� �� � � � wY " i' I l O�� , � , a i ..r �i � r�
<✓' � �� U i:,'�:. �+."a,+j��5�' '1` t� ��. �''� TERRACE•
�,� , � * �' �, ,�� ,,,, ,,. .. .n. ..
3 COLUII�BU t '`bG, ,» • L�� .� .�" � ' � 3.. ` i .. ; p �',3
2� i MM� . C :��`' • J p . .r+ . „J �, °,ti,, r• ` +_ � � .
'� �y � �� a'r�n di 1�� �h+� � , a ,„ ..i.► . �m '
�, i,` s - , •, •• � • 'q: 'i. �� rII• •�,t. M�. ?t. r-. c). •~�'
� � a �^ �fr . 1�,8�,� 's. `S`. .� q. < Q � .. .,Zi ! � ... � ^' . �
i /t :�� � ji/ ��„ �P s� •rF' �J �• rs• '�'e� ��, ti�:r;i , �� °�.ia •� i;� ��
� . . ,�31 �.. �.,, ,.• . : . K. W ,.• : %�
a �',; Ne ,. � �.; -.. -.,. .; ,v : •_ � ..
� \ Y � H ' � � i�` I ,D � �
. r p1 ., ';r� . j� �A `ri. �� ��i�'.! ,,`.i .; `nFiti ° .,�,p'� -
n s. E.i $ w� � !', . .. �."P°'` � Ye a � �. '• �" ,•�„_..
V � . �. 'ay_. `; ,t /�� : :W i � ��� s w +�� r�i�! 0. ,` • � y :F, t D r,'� �O •s ��a�
� � �''x i,SQ �'°r Q � ".�i"'' Ol.r: ✓.t' , ! _ + � : �.t?+ � .
� .J � ~ :n� ��..r • '�a�t ' ~ � �' �., ...�a .� i�, .
W��p'/ ,y11 � J � t ,a , eee , ., ��� ,$7� r� .. ! /'� � i
Z � Lw� ��� ,, , � , � n"'„ � , •�.;.' - ! ' . 6 : �, J, � • ,+
`" dn (�� iin i 'M �N ' ,4. • � -*' °� _� ' � , �� � �.
N "
Q � '- `� » i ` ' PIERCE + �, ••�.� � ;, �"� ,w'2� , , b ,�, i ,r � �•;G � t n�a
: �zi � � �. .. � : .r,,:. •" r • r "-
C o ' .ar✓� ,r.`'� � ' -� • �rw,, , n� .n� �( � ::.. n rej. =v. ,i�., y' w� e •�.7 �r„ �
9 a o :. . . , . .� . ` , . . ; --
1 1 9 .. �vu �"H"e'�.- _ r� p, � ,�i� �� ;wi � ' �I" � ' � ° ��<!. .4i`Q�;`! ,r ' �'` ..�,• ' m �,
J - :pyfw � �. , �3 •i r 'J. �� e .,• a • ���•,..ti i o �
Q Mn..r.�d SOTJI "�°. , �rJ � ✓i D 0 ,i�. • @.• ,y+� � .% sl' .: .".r . . �
'' �t' '"'' �,�, :-,'i�'°' � �. ai.., ri, w ",� 9� �!uM . rF'• . L �y!+ •, � , '`/ii
2 ��'�' .�• l�r.l � .: �,,,� %i��> •w• . t - ,n,.. b �a,y:.� � �r o (r�fa)
t� ' 'W ` ... "` �MA o N.E.� • w iYf � : • ' � ' /r' i
, � �i w - '^-,..; :�Nilf. � ; ' `z • • i .? °'•� 6 Oo..o. �
' � �. . t k •'' � ..`r ..�.� .1"• t .s �t � �P '� ti " �., i � �rR'•.•-•
.� �%� �/w � A ♦ ' i s r.. �:.;� .41 , ` , � a .. j ' �}' +� . i .'���'�'�ii • ` ,'i<�•. � � ; �w),
, 153 e�-'h n v,�, d� ei� M, �'�� o-�� t+,� �� a" ,;� y.,,. ♦ _;'G.' `,�t ' == f
.. •� a _ • ° ' ./''r' . , i �'o. ";4:' n.
W - �j cw,h J °�: " z ,,. M + � ,.:•. _ . � •
~ Y , +o � a n :, y r� g t. r n e y.� .' .si' `, 1 �' � GE
N � � . a �.r � +Pi n° n'r� r �►' V� ' •�' '� i � ' 'r' �i �a ,, w-� 1' y'2: ' „ TERRP
"'°C (O �. r w ' ` p ..rN s ti � n �"" t � •'1• ' � �.s:.
� s0 .I � ii.• i � .
. ki,� �u%� ;r: LINCO N~ ,,,, M . i'.' 't � r•• Q i � � �, � �:�.
- .,..,,,, • . r+.
- � �rr.r a i � � p ,�• .� o � a a � � 9 �Y , w ` r . }� � _ • '+L�° � ��' - •
�� � t �I � t y •� ,�� �y iin hn (i0 - !ni �Z �u 'w, w � '
N �.
� „y�r n • w
+i ' ' •
IlN�rnca• t�'�s��� Pw 7 '^..'
LOCATION MAP
:
�
� a. F .il�. .:. r _ .. � � y- ::�^'
m� j��p� X � z�.��, � �.� �y t � � x� ti, _4 `�' 'i�'.rr� +��i -. �'��
� "�'� F ` � �
� � i.�'t� I � �i_ . � �'-e �, , s � �� �� � � l � x .�� ti . �� �.,,,
.r � �'S � �: 5. �-'� �. t� ��q' �. �. .z" ".� r � e
� . �. �, �'�-,, � . �r �
� � ., vi i., � "� �z: .� �,.o p �` ' ���* �' �"` ; � � ��� ' `�� �_.
:
�� �.•�::- ';��._ 1 �' �"� r,'� ���t`, �.... �a� �Y f 1r�=. •�' i.�.2� 7T i = a t �' + -��s:' //' �'. �«.r �"�T-�,�._t
y�!�i lr� •�- �,.. .... .t. � .: _ ' ' . .. •'x ^�'� �- ���
M Ti^t . ,_ � � ��}^�a.�.�L �...y �y �` y„ � �Z �� �� _ +�. ti � ,�, L' ��, � l � �6 � � .
�tf� i � }'- , '�� �r` ��
,�_ i: � �� ,'• _,,;:_� ��.r l � . : � _ �� _ r.. r < � Y - ��� .�.hy"°
� ,�' � ♦ :u x
�-� � � .'.r. �� �' . y�,,'. ti , r � � :�� � �/� - � �� � �, � � � � -+ � ' '� �' . � -
��{a ,l� � i`��.�''��-�f '� a�- �y � y 4 �� l/ ;,, S . ��� ! '`y?PK so- _
- . ,/: .f[ t- Jti�. t"" ,( � . , . �! z - � k, �� ,{� �y7, �-�` � E� � , a ��S
� � ��' � ..�� 3 J� 5 �: ��� /�s � i a i � � i ��.�'�". � � �' �� 1`��' +� `i � ��' 1 r 4 � -a
, ia. . .
_
t£j� � . C �.r'_� .. e.. " - � � � �
Wl�� t i�y, �. .s � L �' k !% � . '�
1 .r ,�i^ � "��j '3a�i� �.F �i 3�y'.�R ` � .. � �I��� ��� . ��, �`�` � l��'1��` t`� ' ��..
. �
� .
;
� �� .. `, .� \'• J .. , � �� ���� �'k� � �,�M" J _ �_�i �"�tl. t,� :•�t
� � `a� ��
� f, �
_ ,�
. . _ _{ �- .. , �
, �,�� --
�. � . ,
. �,. �,, : -: �. u �� . , .; •,. � . - ,; �.�-j� � ��
k+ .- � �
�- � .
.,,�; . � �. , , . _ � .
..
� �� �
� Y � 3 z�'}. �! � � �" '��,. m .�a� F1 ' � <, � �."5 � '� � r A � ; �� _'� �� � �, �'�� � . , �
t�.r ' � t '•q.."&•��' r � � � ` '� M1 =?' "TMi. _ �'�. ^l`j� .Y�� "a�. �,� '�� n� ��•.
T'
'.� �.; . �� \ R f ry S
Y 1': � �� � '�°� � j� �' �� I ` � � � �; '��,'} . 4 ¢ � '� °.,� J�,' �:� z "'_
� "�, � �_:i � �;} � y ��' �� . ��S�R'''� "�'�r�' ; f
-�' '> _- � � r � ��
'T d
- s-a S� +� '+° �
S �r ,� � �. � , \ ' = � ✓ � '�t �� F � � • _f � � y�, *� 7 " '� � �c V � � �s � -
.-+3.'f. ,� �c . y ,:0 ; �, � � # ��tl � �._ i ^. �: , .
���` � �3 w� � ` L 1 �,-,�a�_' � � � � ��"� � �i� � - �� _�7 �'�"� � a � A _ �j ��� J,� :, �Ry � .
i ..�'. �� , `; � p � rj]- �' i�. _ �" � � . ��_ �' ��A 'A ` � �-,� ,,., � �'
'»�t �"K3.� � r f�L � L { {v. '�� (S'�+ -'Y 7 '� �K� ' '4 :Y. � .�J � �'t '�N ' iC,•�r
� ":1 ? ':++R�: � �� � 9�_ .���� �` � �. R �_ � w ��1 -,y �.'� '`rr , � �, , i _ !
-� i . : '� - �a`4�. . �. + . � R> ° ,.5� �
� : � �P�,,. � E ,. � � , � � � � •: - t �j� ��:� L �
ay tl i -2 ,� .±.. f 1 _''i
�� �:� "�iv��P _ :_! - `.t.� �_�' '{�` �'"'� � ij,� ti \�` —,.�i' y a1C' �� � .
� � Y � �, 1 �� � ,�'� �?' � ry � � � . L
� 3 � t� ��' _ ,�r d-� � � f : i ���,: 6°, j� � :.� i„�`'„4 : .. � '` �: �Pi ^ �a. 3 , +v tf. �+�.; � 1 . � J
� �:
'.. �,� � �� i �� '"`' � ° .`� � 'L' ' 3'� � ,�`� .�.�x ■ � � � 7i., �.
� � ;+ r1 '.. . � °.: � '� '�;�.. - � � '�^; ,��7 r
l� 'S ' i � P� � ^ �. � (,,, ' � ` .. �. ,a+e•'
fY ' ^. � �.�
r �; fi.l � � +,'�. , y ��fy`' . \ � �� '� _� � \
�.t ' .�c.� b��'�I`�; ; � �� .�,'.ti'.,: . .�,. ��i.. '�. ,,`�: ��'�e.n"` � ��,.F.,`�.-wtq�
� �.�`• "� � ��`� -y� + `�- �� �.i " . � � ���T��. �;..,'" �,,��. �,:.
- ��� �. �'�V _��� �, ,_',� 4' -�+c�:�. --�'1 .�.•�+�. �� `.
.<
- ,.
:. t:�:t7�'r'�E . �.
.
:'�'�' . . '. t . � . .S�X, ` �y �"�:, �;±�; .�' _ _ T" � :
z � �.� �s �: , yn;,. ` �t � p �, `� ; S s.
a�., ''�:.���'�s:6.� '�3 '�z-'> � �e�e4. � � ��. 4�'r., � � i '....�- 5�,:.� fi,, �.. � (
Y 4 � � �/�l �.,�r ,}� � a. I� _ �. y" . ,� • J
F � � T-.' _ � ��� f � . ' �\�{�' • J � . , Y .£�! b_,�r -`�-`� L. � �s t � ,1 l- :._.c. .� _, ; �.
+ _,
� ". ���[� 1~�'J� � . ,,� r!` ; �f"�� .� ��{{{..,,'y .��'
� : � ���- , � `� / rS�` '�� �Fi �, • �. �Ib". �` r`� . ^ '� -
`�0�3?-� ' "f+' � "��`n,��y'y �
..r. _. .� �.. „ `
=r` � � �' i ' .. �' � �. r ��' �. c r � � .�� .
. '�.. �'�+�,A,,�- . :. ' . . . 1 "�-�. ,`'��'`' �t� ' � � �;;� � � �. � j' �� L�7� �- 'x;
±"c°'`i\�'`"j-.:- - � _ � ��`.'� �.. ., `-~ °. , � � } `� r::�' r..`�. ��.. R
k ���. }, �
�7 � �' . _•' �.� J. � � - � `�1�`�-��v �d �,w.�.'�7�.
'1 3 � . \� ���_ �,�`.t- �..;�:> �i�t�c.n�'�1��Y',� s�R �.� �• .
'� � ''' �_fy' +�` `�,a7a�"0" ..'�:.„
f �J�.l - ��c�, ��y���� � ��� `a€°�,$ � ?'r�� �i �i
. �a t�<... - -=Z; y �+ ,���'� A,I , ,�r �". T . � �� � f .n � .X z a. 3,` 1 � �e; "� � -
,f �"� °.'� �r� ?�:} '"� - � �-
. . ���'�r - . ,. . . � F'1 n..�- ' �'� ,�ri; i,�e �ry"�;'t �"`,�'�����)���.'; ��[,``� �'•„ �,}Z
y. • alr' . . 'ri' �.� ?'
f � ��� �� � � ' .; :�. :?� _ ,
1 �� i � t F� ,. ,`� ^�� a l� �.
� ,� � ' � , _
� � , ;. �' � �°'�+Z , �` _ � .�s
�&: ` ; �a � e� -� ��� -
�1 � � \ �. } II
�. .f :.. .�.�.r1�ic. �" -r� `� q � �:'��r s���1�'!'� �
� ��y� � 1✓ �
�a - t'- : �.f._.= • �`s: � �.� �`�� '���, ' .�1 �
`j�� � � �-�y }.
; � �� � • . ^ �� � � ; � ,.� � X� �,"M� �''f , �'�c � ��X. •xa K s ?i �
t �' � � e'%.1: , � �'n X�{.�"i_.. ;
f j S� `, � � ; �� � � � ��� .z� '" ?�'s � .�'�?- �'�`'
� � �, _ �.t _
.`� ; �" ' i ���'` ..:" r ��i . � . �.�
`��� �f � ,n�J '� ���. v�� �' ' � �
.� � `.-�'`� _ �..�5?E'" �"``���i�.'�::.'��� x���Q��� __ ��:
��
f "� �
�
�
�- �°"' � � - �.e : � - Ilb s'' .: �^" —
� +��,t � �RaY` j �. � `� : y.. i : tt
�, � .
� /����..�; ri- �'°ri� �'a. � � .�� > ,
.� �,! `C 'iJ .- 1, _ y� _ ' �._.. ' i
,::. #5. ! w• `!' � l ` � .
� ��a* l.�'Y .�c -' 4- � -c.�
��'� �' �l'� � � � � ���► _ � r���_ _ '_' _ _ . _ � �
�' •r,. .`. v._i��s- w=�`.' � �,. li: .1 .. . ���'.
. �.i�
��. = �1� _ . , �.i.+�':�: `...�- — �: � -•� .rif _ _ _ _ �
,�.�� � tii��.� __
� •_. - ,� : .,��� �., ; : �T►8, ,�.;�v ,. _ ,,,.. ..�_.�.
, .._.� ..:._...�.;�, �r,._,...,_,..,._..�..«.,.�.-....
�'""3i� . �
____ �.,,.,._,.�..-�..
.�... .
� � — r ,. ;, ,� _ ,
,.�« �� t i,yt.,.1.�w, �.L��:..-+�,,��1 �se1'•.. _ .. S�'
! •< wl! � z- ,, . r . :, • .
f �' : ts � . � "
�N =' �� r� L �(�;�� j �Y ,a . ,E;� � . i6lX � '- . . �. ..
M,�! � � ��t'�` �,�, —, y'� � ,.
.
, �..�. • �;y . , i . .f' ; .�..'"' � � "a.
' '� ... �.��, ' ., .?
4 tC �� iti i�F ' � ' -.--
..- . _ . ' �"'rr�'�
/►,7� l/JI
� � � �. :� i
.�;� �
����
a Ar
�.., ra
� �i+7'�
::�
�
�
��` :i
.�
•
, ._ •
ft�- �,---- ; . -.._.= ��� �; .=:� � � oo ;.
. ,,E - . _ - - : � .r--- _ -- ��� . _ _ �R� ..1�;_ .-:-- � : �. =`,
/� � „ . .. , • j ' �• �� •� �±• "' ' .. � .w � . � • A «��'�p - �.
� � ' ' . T w O. I • ..r ,r.. �..+k,..a �~ -'.. . �� 'r �, � � �t
� s .a`: �A `�t { - � _:r� :' _ :. � „°�� '' � � - � '•�.. �i't,•�•-��e i � rr ����� • �' ��r_ .���..
� � " � . _�..�.:- `� � ' . . ''•r. r. '.,c ' �.� + � '�•�: i�e+.`'P''� � �,'�,"�•�.' .'. � ,�� :'`
`-�: (^ 'r�: J.►'... � ♦..rt t ..?�..1 �' .v,i��i:,� ,� -r>.; ��:��.1�
� �. .. . . r• � _ , ; . • . . .. . . P;"�,.T
C b ;,._, .: t � :�` �. ' j`; , . R . t1 � �
� . ...�i,�.� �'�'.��. •"'�*bi''''+�'�����;".'2��^r:•' � '.i_: ,y��'S. ���Y j1t�''r
� � � � '..:� Y ., '. . : S ; . +.-"�..i ; :t ,:. � , 7 � . .. •j : ..� � �,�'
� � .' rr •: ,r�.��L':'�: ',;'s , -_ . ��s.i..� �• �.., r ��_.
i� ; -'P Y r%.. � �sa s • �.w }�,�� � i:�� �,�,F, •a' • •
. . ' - i .Y � ..:_t� y c.�+ _ t = L � F a. _ < : � • � ♦ ��� �. � � t, .. • i� � �.r i�� V,'
•' i ' ••�•ti.: •• .. a s *' � ' �° ,,' °` a • ' �.� r::a
. •t Y ' t °..�+ 'r. t .T .�' � ,e - •'t� s..t� �- . i .�'„ .�:1 � .: .
. � � �� • ' 4'.. � w.. . . .. � f7j„ t,'.
� •t _ �.
, � . . iv . . f � � ..�s•..� ..
�` C �J� J.' � :t• r�r' � d
. . . "� .''' �. a:t�^ ii;,,...:i,.'��- V +� �/ •/(�/ � _"t.t,.t�? ^ • . . .s� : LS�Jt '/ !���`) ;;.�. ii..r§. ��: _ : <�,�'�i Y � (:^7 ';
�,rfs�� -�..�.p �' �.,•,-�•.�•' r^'[',:f"- °s` ��/- i-�.� ��.�+�_ �. :,<�f,
. . � y�.� � _ •� �r.: •`�••.►. �,� +Sy,.�'.J{� :i,� u;. . .t. i i ..
_ .� � . �� :=:..a• �- � ; - � p' '
• `ti 4 � �. • �L . +.. . : ' � . .: `t. . ( � r
�.�.. � :�r! t�r�.�
- ••� ' •'�s;,. � � ::.ti.4'y�t,�� :�,.::s`�i �� ° f+��.�c.�,`'J�,`+'� ' `"'�:
' , • � �i','. '�: � ,. . ,� ..•.'.Y 7. },P:,•�i.� '� .� . . � . � .-c.^t ..� . - � z a �5�.
. 7 �' � .. f�.- � i.
' - � x: � � .� "�' .;� . ' E• f .' �= T ►C
' � a ' � - . . s' '..�. - 'i c � �� . .�,.Y,�, � - � ,.
_ 1 • '. ' . . , ,^+ M _ ; ��; ; i . . :. �^ .:�. .., �' �.
M� ,�s.• '...: r� q= rR �;,, fa. s i'_:.* '•'+"f °%?` r� �''t l`� fi.t� r�� Yr�"'-..c' � i;f .,w::
, . , a.• ' - `+ ;� .•o. ..�,_ �+^�S'^- . . �.�. Y � j .> � � 11. _ �C•r:,k,
.� ( ':: •." • " 1�/' ' ...+ ''.� .
. .. . .. . � ���, . . � I .. a�.�.,�-• .^ ::� � ' �''y���:+"•� '�Z �' ��'�� �!^�.. C��I A * ' � , ,Y � �{
•^/ / . -�i- �• � \`�' �� �,: '-_:� � •., . • ° � 't:.•i..�. � • :� � ,.� S� � vy :�i.:
' . . �/ r�^(♦ /��f� � �...�� ���� �• � - _ .,` `,r � . 'y�i _�, !'. � y,E.
. �%v yg/ � + , a� :, F .r t � ' t�. i�r JiT ��.�
. . ' ��T. � � � t. t � T .l.'L. �':R�i . . � • �: � S � _
�� ' . •y�` ���� i' _ y +i� ♦.tj..y�. � .,� k �'� :
� �� ' :i' ,�4` r` .'':�'c•��{T• �. ' �^'� � `�, f ^i:T�ia�,'� a� •{. 1. � - �ji
i � � � � 1 : � .. : y. r' - '.� ,��:y u v� 3 _ . . � ... , �.
1 � � � � . - � � y �?'' : � � � �.s- t _ d.,'. ( � � _ .� . �� �'. c • : w ; � � • 7
� '+ ��� �' �.: -� ,.:4 .i.� t �:: y �.-� y- -.- '�'i .:..•_ r ,a�
. ; . _ � . . ' a ; ..�. � . �' ;: � .3.•�!t:.: r '; f . t ' . . a . �• � ` : . _ .
.. . . _ e i l J r � • � 4 - �. ,l 'f' Y � 'f' _ • . - . . . . ' . .«{ z.: i_
• „ , . . - Y .••L .� .., � �••. ' �±}�` � �� �S �� ' •�� •
�' • � � .�'.:. y��n,�v�M� •�� �'� '��`.� l
. •• ^ .1j�. '� I • -•'� N : • ^ - -'' ��W _
� � � -<. :. : ° � � - . : .�• .:• o . ,��r : � . _. `,;
- . . 'r tj � 1 l : i � � � � � Y i :', . . , . - . •'� yr
. � ' � 't.. a. ;. � �y, - y: � � /lC � � - y � f �
. " �;j` , t' ' � � -. .' i. � 1 �7 �• (
. . � . y- i ._;.. . �.' ,.. ' [ t . -
, . : • t f - '. ��tf'' ��, - '�` ' _•�~ •�.� �`�/ i • _
. .. - . • , ' � � . i � . �..� .. _ _ .s: , 1:� � : . . t
�� � � .. :—, %,� , - �- ---- .. - .:; ' .
..� `.- �';' - �� Z�'�Q/ ' " F
� �.. . . ; . . . �, -r•y- -r s �c , i ' -5 ���' � : - � - .
������ V1 i • 'y :^ =%�:;�ai. ° �,.���. �T� .`f ' � I- ••` . _
• •� T Y:N��•y •� � • � � )�. .. �. �
- _� -. � ��_ -�� ��ah�• _:-. C _-
. ' .. . . . . . •� � '�• � ��' ' %iL• r. •• •`f
OOI _ F � �°t •.!� i _ _ • � s - :o , . � ..
. . , . . ,.:: : . . . . o : . �: - C . . .
. • - � • . . �.. Q �4: �� • • • ` ' 1' " . � . .
, , . • i' O - ' '� O ' - •N � ` � : N ,_ , 1. . •
. � � \ 'N . � � �y r ' � � ..I- � � s
. . . -_ . . � _ _ N � . �: _ , :�;� _ =:�
_ . . • :-c - • N � c _. � � . ., , .
, . .. . � .� '� i�"s+ :� .^ a� c i� ` � .�� :.�r.-�_ '�.. . .
• . � ,' ..'.' � �., . . - c . i' r - �� � '?..4! �*(1C :�'� '�� �i..r .
' ,� ' ' . � � ' j.. '� '7. s •-y'��� � _ - . . � � .
i• _.. . ..t• .�. ..r. :.i• _ . .'� � -k:a-' _ . • _ '��' �S�_� •� ':
. . �. . . . . � . . .._ • � �: �.. . _ -_-- – 'L9/ — — — — — : .� _ .w_:
__ OO!—_.— _. __ppJ-- K. ,. :�. ��,. .__ . :,., .`-- . •�,`� � `�-
� 3.Ff.�:�) ' � 'r • s �. r`" ; '`i:,:-'i':�,'." F"l - �� s- .t�•�:.1��'t :;;tF..� r" ..i�•' _� ��%;:..
.- ��hip-..i. . . .� :.r i Y - �.�. �, � 4 . � .
� s.� �t�'�'�- ��~_ �'••�._'��• �j,w • • ' �.� �• �' �.�►.��.v'•v-s'` •�'
� t . ,a. :.�..,.•i• . . •ti : °e .
. . •' , . �" r _� ""• �s fF .AS,:r �� Nr . � . ~'�"_ � ..y � �1t?�sr +'ii.
' � f r � � `'� „ 'Q M y= � i t _.
' . . • �; .r, .t r J� r s `Yt. � 7� �� �ii . : .� : �4 - i� �3 �.".� .i.i�� 4i.�i e '• �' ✓ i, '`� . �'�:L ��t � } = w . :.' ; =�w
, . .. '� r., .. ? • ,� _ �". * ♦'- t . �,a ci ; ^ � > ..1 , .� �s: . .
- • - ,. ?� i�• �`• %��,. i a ��C .. .ty, �.V-4- G� ��., .- .. ' .y-r.''� :T.
, ( • ' ' =,�r .� . . s _ �`��r�.�:' .�. �„i�.�s �1������ �� ,i.:•y-Q..� %1.�� a V-.':�.,='�.`::w l .ip �'L:�� t.~ e+'! J.
. .. �j• . _ . . f• , ,}�. .., 4: `�..;:: iy�: . -.. � ,
�• • . . .� �.�: '' . r . ... _,,,� a .- �. �:.
. ��.�.,__C' {a; •- �';- "':�_,' rt,• .':x-r '':-::.L,, t`' {:!-: '.Rf'�Q1� m y ,r. r- rz!.. , • . �':.�.,
i;. . ' •d.•- . ��.' f� . - �c� .-,i»i• :�.Y--J'•y.'S..l+i.d'+: :>� 'L A ' r� r.."-'::� }/":,S,:a�'�,,i' ��•.y•'�..
•�. 4 ' • „_ _' ,.�.-s•..- � � i..'.'.: _- �c.-.� yY ,. •� . .
', • , .`, : f; _ '.ia'; - ..T' ' � :i':.-... '.''" .+ '�"'r rO °, 't: �T `1 �:� _ -r • .•'!,_�'►�
. ,rc:.r_ C. e' ••t r� �i�;,,fi.�:_� �:.o��•`' I'���•� t•,,� _ f-• :•�a: ` •a�.� ��:.
• •. ' . � � �_� . � _. . .: � .� .'jr � . � . Y, �., . ` � ��• A. i: � �:' •
' � • �'r.,.' -. a � y� . , !. .T.,,,'-i= r. .+ � � `� "" 1�. • �' " .v: . _ ,- .
o • ` . '� 'o'` �' �'- . . . f .r � +� +. :r_�.• .y: !.e s�K �:� _, N �y � i-�'yR �t.': •� � � �' .1 ,• .; '.'-.'S�• t.
. . • � -� � •.+'Y ..i� � •:.,; , �. -�v. ?.:: . ry, ra. � �,r' � .r �, • d�c �. •�'i � I f. � ' �, ♦ . � : ' �1.:
i •. � •IT• .% ' • CiI �' C )�•h � �.'�.} �w-r4 K� �i� �Q.� �� � •r." •~ �;1. L . ��ti::
• ' ' • ' .��. �t t a' � w � f.:::},..�� t't't1` !��r .- ; ' � = .Y _�.-. �{� � _ r
• � r�r ,��.' w.+o� � `` ..e. O L • C� . .: �•.; "',l', , , ,?'
. . • .y r.. - -�p. • . • . . • ,;, � :+' ,tit'..` _ . i:- N' v- _`'. � ' ��-t .. �. �, '* �.` : •s•_ •r_
• . � •. ' ~� •. '~ . L � �•t 4 •' .�. .-r't�" �„��• . ^ ` •� .t �. QVi� t/l � '• • r���' .'Y -,.'r . � Yy Jq' •�'t
. • ~ - V.! � ' • � ....,, • Q �0.1�(7.r . 'C.� � : "!� � '+..��•-- • . .�� ! '�
� - .ti.L�.. ,..�C � '^ �d': � .`�.�N.� _�p'.�,..�,�.'`.:g��;��� )-,:_..�.+i`�'��,�.`�f�4�' -6*.` tan CN� �!���:T:�i' •*��= ��D 4
_ .. ... , � L�'�'.:%:. . .:'f t: ��+' �.i�'i+.� ��x!' _'- � �^�, `<�:, _ i.•-;• r .�.�. _!f� ?w v� �< :•
� • .. ' . . � . . ._. _�� '.T f��' i^ ��t - �'• � �\ . ti b .
h. � '_ ' � i .V • - � •
�.mm�._ . ' •__ . Y . . ' . _` . ' • � . . � .. � .. .- . " . . . .• ~r . . .i.-. � . . . _r. .-. . . .. .., _
v', y� - -� .y.�'�� F�9J' �- ' � , . . ; - t `�' � ;'$'� = .
([ �
J ^4'1_'} ,z'-. 'T"`sy F ! � - r f . � -
�a ��#'� F' , b i � j � - .� ' . _ 4} � y
F� 1 �''Y . �. ' . i [ r � *. . ' � . i � � � q � �.. ~
a 1.��� y-, '+a� ; . 1�� .'. Q. Q.
+i
'���9� sr ? ' , " . �.;_ . .:_,P"''.�' . .. �. - . � . ,, _� ti�-.: � :...�i .'r'�' �♦
�S OL
� e. • � '. .. . �� � e ` fl ..
� 1 . . . � . . - I; + �, r; . �
z,� . �... ' . - �"1 r :F� � � �' v
�„ . _. , �
a a �`
`1
; , ; . - - :os� 3 � \ • .�,
�1.{L . , - . � . : : �, � . : Q . . �
: '�
�'� . . r , °� � � � -, � �� � •
�� ���. .3 .. $ ..�� : � J� Q
� . . , . ;��: � - , . -_
n . . -- - . �
�,� . � . . . r 1
� • o� — .— — —� '� . �� ;u . '.
-� 3 0
{ ,1337ts � . J� -, ' g . � , �
, ,� . 0 7 d-� �. �� Q " , ^ � �
�, . . � h _ _ � . Q ,._ _ , . : � . � �
-. � . , . ,
�; " � ' � '` ` �'°t h
_ . • o ; � \ "�� �` ! �°. � ' - . � 0 ;
. . . 1� �c
, . . �� ' L �
- -' • � � �' . , � j,L �
.. ' . . _ � y /// •� �/ � �'w., �� �
. . �Yi}..� r ' �✓ � . � ,. � � _ i ' � � �
��
� ( r ' • "' Qt cy
\ •� �
: • " .. ±�j� � � ._. tii—• �• � �.
F • � o =( 1 – ''1� � t' . � C
'. ``c . i I � , – �' � •
� % , _— .
� �- �
,�= ' , ' � . �
, i � / . �� �� u
- � 4 c o'c {-
. _ .D , ,r- .
. . - Q _ _�� ` . � ,OG/ _
: - �°`3 ; w . �'� � ..
,; � � . . .
. , � ' w a; � '� . � � 00 . ; ,°,� . .
. � �� � Q ��' � � ,_ �£. � � f !
. . �. �
' . �p � � . ! \ � v W �. ; O � . � ` i
1
'' k � 1 �
� � � i Ol . ¢ � `j �� �Cj
' � ' ..�
� � _ ; � � � - . ='�-n. � a , t� v,t ��
. •. -� :' . � . . . . . ,� -
�.. , � j--- • � � � , �
, - �, '+' . �'c� _ � �� �
r . ¢ 3 � . . Ot r
� �
. ,� � j � 4� � ty J VJ
, t� i • Q W ¢ : � rl �
� N ' �rYiy . . a � �
�� H Q
' . H°�d�d '' . ac 2 p,. � p�f � • V �
- ' � � t1 �°, � k. Z� Q" � � � 1
� � ,, 2 O ` 2 1 . �
r� �
� , o o� � F * ' n �. ,� � i
� . . �. - -►n �n . � j - o � � �\
. � ,� �► ,� �. � ,3 � � � � h •
- . a �� �-
- ._ ' _ I �. . � 1 � � .� .
. � . .� � ,o�
• - . .�' . .i.. . .
L ) . • .
'.;,, - , . . � /i !
ti -. : � : r, ` � . . . . • '
�
CITY OF FRIDLEY
7►PPEl�LB COMMI68ZON lIEETZNG, MAY 23, 1989
-----------------------------------------------------------------
CALL TO ORDBR:
Chairperson Barna cal�ed the May 23, 1989, Appeals Commission
meeting to order at 7:30 p.m.
ROLL CALL:
Members Present:
Members Absent:
Others Present:
Alex Barna, Diane Savage, Kenneth Vos,
Jerry Sherek
Larry Kuechle
Michele McPherson, Planning Assistant
Norman and Mary Herzog
APPROVAL OF MAY 9. 198� �PF��ALS COMMISSION MZNUTES•
MOTION by Mr. Sherek, seconded by Ms. Savage, to approve the May
9, 1989, Appeals Commission minutes with the following correction:
Page 1 in motion to approve April 25, 1989, minutes, "Ms."
Sherek should be changed to "Mr." Sherek.
IIPON A VOICE VOTE, ALL VOTING AYE, CHAIRPER80N BARNA DECLARED THE
MOTION CARRZED IINANIMODSLY l�ND THE MZNLTTES l�PPROVED A8 AMENDED.
1. TABLED: CONSIDERATION OF A VARIANCE REOUEST VAR #89-05 BY
WILLIAM E. CARLSON AND CARROLL A. BRENNAN:
Pursuant to Section 205.07.03.D.(3).(a) of the Fridley City
Code to reduce the rear yard setback from 25 feet to 13.8 feet
in order to construct an enclosed 16 ft. by 16 ft. porch on
Lot il, Block 2, Creekridge, the same being 1495 Creek Park
Lane.
Ms. McPherson stated that due to illness, the petitioner was unable
to attend the meeting. This item would remain on the table until
the June 13, 1989, meeting.
2. �ONSIDERATION OF A VARIANCE REOUEST VAR #89-08 BY NORMAN AND
MARY HERZOG•
Pursuant to•Section 205.07.03.D.(3).(a) of the Fridley City
Code to reduce the rear yard setback fro� �� feet to 17 feet
to allow the construction of a porch addition on Lot 38,
APPEALS COMMISSION MEETING. MAY 23. 1989 PAGE 2
Revised Auditor's Subdivision No. 77, the same being 115 Glen
Creek Road.
MOTION by Mr. Sherek, seconded by Ms. Savage, to open the public
hearing.
IIPON A VOICE VOTE� ALL VOTING AYE, CHAIRPERSON BARNA DECLARED THE
PIIBLIC HEARING OPEN AT 7:31 P.M.
Ms. McPherson stated the petitioner is proposing to construct a 16
ft. x 13.6 ft. enclosed porch with a deck onto his house. The
property is zoned R-1, Single Family Dwelling District and Glen
Creek passes to the north of the property. The property is
virtually landlocked. The petitioner has an easement for access
to Glen Creek Road.
Ms. McPherson stated staff is recommending the Appeals Commission
approve the variance due to several features:
1. As previously
right-of-ways
except for an
Creek Road.
mentioned, the property does not abut any street
which makes the property essentially landlocked
easement to the south between two lots to Glen
2. In the "Stated Hardship", the petitioner stated that "the
house was built in 1956 when current setbacks were not in
existence." In reality, the Zoning Code was in existence in
1955. But, in looking at the placement of the house on the
original survey, it appears the house was placed 28 feet from
the rear lot line, leading staff to believe that in 1956 the
minimum 25 feet was used as the required rear yard setback.
Staff calculated the rear yard setback by adding the two
sides, dividing by two, and taking 25� of that, making the
rear yard setback actually 33 feet. Because the house and
the access face the south, staff determined that the rear yard
is to the north.
3. The parcel abuts Glen Creek. There is adequate separation
between the proposed addition and any buildings across the
Creek. There are a lot of evergreens and deciduous vegetation
on the property, so staff feels there is adequate separation
of the visual or physical intrusion onto adjacent properties.
Ms. McPherson stated the Engineering Department has raised the
concern of the potential for erosion, and staff has suggested that
the petitioner use some silt fence to help prevent any erosion.
Ms. McPherson stated the petitioner will not be putting a full
basement under the porch. He will just be using frost footings so
the amount of soil to be disturbed would be as large an area as
rPPE�LB COIfl+II88ION KEETING, MAY 23, 1989 PAGE 3
needed to accommodate the diameter of the required footing. She
stated that erosion was a concern, but she did not feel it was a
large conce�n because there is no full basement, and they will not
be moving a lot af dirt. The Appeals Commission could add this as
a stipulation if they felt it was a concern.
Mr. Norman Herzog stated they desire to have a three season porch
so that they can enjoy the natural area and the Creek. The
proposed location of the addition is the only spat on the house
where they can build a porch. To the west is the garage; the
bedrooms are on the east, and the front of the house (south) does
not lend itself to an addition.
Mr. Herzag stated that at this time of year, the houses across the
Creek can har�ly be seen because of the vegetation. He stated the
unusual thing about their lot is they do not own the property from
the bank down to the Creek. In a normal situation, they should own
the property down to the Creek. The owners of the properties two
lots over do own the land down to the Creek.
Dr. Vos stated that in other words if the Herzog's owned what they
should have, they would not need this variance.
Mr. Herzog
Creek. He
build the
problem.
stated Glen Creek is an undeveloped creek like Rice
stated the land is completely flat where they intend to
porch, and he did not envision any kind of erosion
OM TION by Dr. Vos, seconded by Ms. Savage, to close the public
hearing.
IIPON A VOZCE VOTE, ALL VOTING lIYE, CHAIRPERSON BARNA DECLARED THE
PIIBLIC HEARING CLOSED AT 7:49 P.M.
Ms . Savage stated she looked at the property, and she did think
this is a unique giece of property. There is nothing behind the
Herzog's exc�pt the Creek, and there is a deep embankment going
down to the Creek with a Iot of vegetation. She stated the houses
across the Creek cannot even be seen at this time of year. There
was certainly lots of green space, and she felt the granting of
this variance was certainly in keeping with the spirit of the Code.
She would be in favor of approving the variance.
Mr. Sherek, Dr. Vos, and Mr. Barna agreed.
OM TION by Ms. Savage, seconded by Dr. Vos, to approve variance
request, VAR �89-08, by Norman and Mary Herzog, pursuant to Section
205.07.03.D.(3}.(a� ai f�e Fridley City Cade to reduce the rear
yard setback froa� 33 feet to 17 feet to allow the construction of
a porch addition on Lot 38, Revised Auditor's Subdivision No. 77,
the same being 115 Glen Creek Road.
APPEALS COMMISSION MEETING, MAY 23, 1989 PAGE 4
IIPON A VOIC$ VOTE� ALL VOTING AYE, CHAIRPERSON BARNA DECLARED THE
MOTION CARRIED IINANIMOIISLY.
ADJOURNMENT•
MOTION by Mr. Sherek, seconded by Ms. Savage, to adjourn the
meeting. IIpon a voice vote, all notinq aye, Chairperson Barna
declared the May 23, 1989, Appeals Commission meetinq adjourned at
8:00 p.m.
Res ectfully sub 'tted,
Lyn Saba
Recording Secretary
C
�
_ �;
h
CITY OF FRIDLEY
80IIBINa ic REDBVSLOPlSENT ]1IITHORITY lSEETING� 1SAY li� 1989
�.�.�+.wrn....rn.r.�rn.....v.orrrr.�r..�..n.rnrrr..arrr�.�rrrrrn.rw....rw.rrrr�r��.rrrrn..�...rrw.
�ALL TO ORDER:
Chairperson Commers called the May il, 1989, Housing and
Redevelopment Authority meeting to order at 7:11 p.m.
ROLL CALL:
Members Present: Larry Commers, Virqinia Schnabel, Duane Prairie,
John Meyer
Members Absent: Walter Rasmussen
Others Present: Jock Robertson, Executive Director of HRA
Dave Newman, HRA Attorney
Bob Boisclair, Boisclair Corporation
Liv Horneland, Coldwell Banker
Dick Bienapfl, One Appletree Square, Bloomington
APPROVAL OF APRIL 13. 1989. HOUSING & REDEVEIAPMENT AUTHORITY
�lINUTES :
OTION by Mr. Meyer, seconded by Ms. Schnabel, to approve the April
13, 1989, Housing & Redevelopment Authority minutes as written.
IIPON A VOICE VOTE, ALL VOTING AYE, CBAIRPERSON CO�RB DECLARED
THE MOTION CARRIED IINANIMOIIBLY.
l. CONSIDERATION OF CHANGE ORDER TO MOORE LAKE COMMONS
LANDSCAPING CONTRACT:
Mr. Robertson stated the development agreement stipulated that the
HRA contribute $95,000 to the landscaping and irrigation
improvements. Due to a favorable low bid, $79,184.00 is the total
of the scope of the work as bid. In consulting with the developer,
Michele McPherson, Planning Assistant/Landscape Specialist found
the developer had also gotten some very favorable bids and, in
fact, had purchased more than the recommended number of trees in
their original landscape plan.
Mr. Robertson stated at the meeting the Commission members had a
substitute recommendation for essentially the same amount of money,
$15,000, but for an additional 10,000 sq. yd. of sod urhich the
developer does need.
I I
d �
HOIISING � REDEVELOPMENT AIITSORITY MESTING, MAY 11. 1989 - PAGTs_2
Mr. Robertson stated staff is recommending the HRA approve Change
Order No. 5 for the addition of 10,009.8 sq. yd. of sod at $1.58
per sq. yd. for a total of $15,815.50.
O�! TION by Ms. Schnabel, seconded by Mr. Prairie, to approve Change
Order No. 5 to the Moore Lake Commons Landscaping Contract for the
addition of 10, 009 . 8 sq. yd. of sod at $1. 58 per sq. yd. for a
total amount of $15,815.50.
IIPON A VOICE VOTE, ALL VOTING AYE � CHAIRPER80N COMMERS DECLARED THE
MOTION CARRIED IINANIMOIISLY.
2. INFORMATION ON BOISCLAIR CORPORATION REDEVELOPMENT CONCEPT FOR
SOUTHWEST 4UADRANT OF UNIVERSITY AVENUE AND MISSISSIPPI
STREET•
Mr. Robertson stated in the past nine months, staff has been in
contact with Mr. Bob Boisclair of the Boisclair Corporation. Mr.
Boisclair has looked at the site, talked with staff, and has
indicated his interest in the site to Coldwell Banker, the listing
agent. Staff inet with Mr. Boisclair and Mr. Bienapfl on April 21
to discuss a proposal for a mixed use development with housing and
retail. Mr. Boisclair's proposal raises some policy issues which
should be discussed at the same time the proposal is reviewed.
Staff is recommending Mr. Boisclair make his presentation at this
time, and then they can discuss some of the policy issues raised
by his proposal.
Mr. Newman stated staff also told Mr. Boisclair that staff is not
prepared to answer any specific questions at this time since their
financial consultant has not been able to do any evaluation yet.
Rather, they wanted this discussion to be more general in nature
and to discuss general policy discussions.
Mr. Boisclair thanked the HRA members for allowing him to present
this mixed use development proposal. He introduced Liv Horneland
of Coldwell Banker and Dick Bienapfl from the Waterford group. He
stated both Ms. Horneland and Mr. Bienapfl have been very
instrumental in bringing this development to the proposal stage.
Mr. Boisclair stated he would also be showing some slides to show
the HRA the architectural concept taken from a working model. The
slides will give the HRA a better perspective and feel for the
project. He stated Mr. Ed Bell, the architect in charge of this
project, could not be at the meeting. Mr. Boisclair stated he
would do his best to present Mr. Bell's architectural concepts and
economic general direction of their proposal.
Mr. Boisclair stated most people know of his involvement with
Riverplace and Galtier Plaza, and it is sufficient to say that all
the adverse publicity about his financial troubles is now behind
/{
` �OIIBING & REDEVELOPMENT AIITHORITY MEETING, MAY 11. 1989 - PAGE 3
him. He is now looking forward to new opportunities with expertise
and deeper wisdom based on that experience. Regarding this
proposal, they do have the confidence of outside financial
investors who will put this project on a very favorable sound
basis. They e�cpect to deal with FHA as the primary source of
insurance, and most of the retail will be separately financed by
a conventional lender. However, he needed some direction from the
HRA at this meeting if he is going to be able to proceed.
Mr. Boisclair stated that since they presented their concept, they
have done some refinements to further enhance and hopefully reduce
the cost to the public and enhance the private side of the
opportunity as well. The final concept will range between 260-350
units, and the retail will be about 80,000-85,000 sq. ft. Total
development costs will range from $27-32 million. They expect to
generate a new population base of 500-600 people into this location
and, along with that, new purchasing power of approximately $10-13
million. They will create 270-350 new jobs. So, from a public
perspective, there is a lot at stake, and it is something highly
achievable if they are able to work in a private/public
relationship which they are proposing to do.
Mr. Boisclair stated there are two phases to the entire project
based on the need to pre-lease the retail. They have had strong
interest from Walgreen as being their primary anchor tenant for the
initial retail phase. Walgreen will take approximately 10,000-
12,000 sq. ft.
Mr. Commers asked what the significant difference were between
Alternate I and Alternate II.
Mr. Boisclair stated that the primary difference is in the
subsidized housing. When they went through both runs, it was a
surprise to them that it did not make any difference in terms of
the public/private investment ratio except the occupancy was
different. So, as far as they are concerned from an economic
perspective, it makes no difference either way.
Mr. Meyer asked the price ranges for market rate and subsidized
housing rates. In the subsidized portion, one bedroom rents for
$365-450 and two bedroom units about $460. In the market rate
portion, the range for one and two bedrooms would be roughly $500-
600.
Mr. Meyer stated that at the last meeting, Ms. Dacy and a
representative from Health Planning and Management Resources gave
a report on the survey done of senior housing needs in the City.
They found seniors, aged 55 and older, can afford to pay from $300
on the low side to mid-$600 on the high side. In seemed the rental
ranges being proposed by this development would capture people in
both groups--subsidized and market rate.
80IISING & REDEVELOPMENT AIITHORITY MEETING MAY 11 1989 - PAGE 4
Mr. Meyer asked Mr. Boisclair to describe the quality level of
construction.
Mr. Boisclair stated the� key material they are proposing is
concrete, more likely poured in place, not pre-fab. It would not
be wood frame, but they need to compete with that rental market
that is wood frame housing. In terms of the finished detail, they
expect the quality to be equal, if not superior, to what people are
familiar with.
Mr. Prairie asked about the square footages of the apartments.
Mr. Bienapfl stated the one bedrooms will range between 750-800 sq.
ft., and the two bedrooms between 950-1,100 sq. ft.
�Mr. Meyer stated the unit costs and square footages seem
appropriate, yet at the same time, they don't want a project in the
city that is second rate. He was familiar with Mr. Boisclair's
other projects, and they were certainly not second rate. He stated
these costs just seemed to be too good. How sure was Mr. Boisclair
of his costs?
Mr. Boisclair stated he has very valid budgetary information for
the construction from a man whose credentials are very long. He
stated he has every confidence in this person's budgetary
information.
Mr. Meyer asked if a market analysis had been done.
Mr. Boisclair stated they have actually "door knocked" on projects
that are of current vintage such as Springbrook Apartments in
Fridley and the new project in Coon Rapids, and then Summit Oaks
and some of� the older projects to see what the disparities are.
Both the new projects are wood frame. He stated they have an
inherent cost benefit of at least 15-20o because their building is
concrete. A wood frame can be built for $38,000 per unit, and the
same unit costs $45,000-46,000 with concrete. That includes
elevators, underground parking.
Ms. Horneland stated this proposed project provides the densities
with the housing, yet also gives the retail. She stated one
significant aspect of the retail market is that it is demarcated
by the river. The river has virtually cut the retail market in
half. That was the problem for Tanurb in that they just could not
get massive retail, nor could they get a major grocery store. She
stated Mr. Boisclair and Coldwell Banker has had conversations with
grocers, and they just will not come into this location. The scope
of the retail business has to be significantly smaller, so if they
want redevelopment on this site, they have to have the massing with
the housing and the smaller retail.
HOIISING & REDEVELOPMENT AIITHORITY MEETINC3. MAY 11. 1989 - PAGE 5
Mr. Horneland stated that on behalf of the owners of the property,
they have been working with three different parties, and at this
time Mr. Boisclair is in the lead as far as his involvement and the
depth of analyzing the project. The owners want something to
happen. They are pretty well convinced it is not going to be a
Tanurb-type development, and they understand the problem the HRA
has with going outside the district. The owners would like to see
something happen on the site, but if not, they are also willing to
just sit there. �
Mr. Boisclair stated the land itself is a big part of the bullet
that is going to be there with or without the proposal. He would
like the HRA to ignore the land acquisition, even though it is a
real dollar, and look at their project, because it really has the
value to create above that land subsidy, which is distinct and very
unique.
Mr. Commers thanked Mr. Boisclair for presenting his proposal.
3. CONSIDERATION OF ASSISTANCE POLICY FOR SOUTHWEST OUADRANT:
Mr. Robertson stated he would now like the HRA to go to the second
part of this project and discuss some of the policy options.
Staff, as well as the developer and the land owners, need some
direction.
Mr. Robertson directed the HRA's attention to Mr. Newman's letter
dated May 3, 1989. Obviously, what they are seeing is a
development proposal that requires several million dollars of aid
beyond the increment that the site itself can generate, and it goes
into pooling. In the history of the HRA, they have not done any
pooling before.
Mr. Robertson stated when the staff reviewed the overall financial
condition of the HRA bonds and projects at the end of the January,
they had a fairly good perspective on the their commitments,
financial depth, reserves and alternatives. At that time, they had
a fairly strong consensus of the HRA and City Council that
resolving the questions about the 100 Twin site was top priority,
and the southwest quadrant of Mississippi/University was second
priority.
Mr. Robertson stated staff prepared a general comparison which
gives the HRA the highs, lows, and the mediums of the HRA's policy
alternatives:
HOIISIN(3 & REDEVELOPMENT AIITHORITY MEETING. MAY 11. 1989 - PAGE 6
OAtions
#1
#2
#3
#4
BOIITHWEST QIIADRANT POLICY OPTIONB
Value of Project
Multi-Use (like Boisclair)
$25-30 million
Down scale of Option #1
$12-15 million
Tanurb type
Approximately $8,000,000
Level of Assistance
Several $million beyond
project area
Approximately $1,000,000
project area
Full increment generated
by project
Release the property from the redevelopment project
Mr. Robertson stated Mr. Boisclair has raised his sights to Option
#1, and before they commit any more staff time and consultant time
to analyze the project, staff needs some direction from the HRA.
Mr. Commers stated he thought the real issue is whether or not they
want to go out of the district. And, in order to know that, they
have to have a projection of how much they would have to go outside
the district. They have identified their priorities, and this is
their second priority. If it a priority, then they have to face
what it is going to take to develop the site and what they have to
do to get it done. If necessary or if it is appropriate, is the
HRA prepared to go outside the district?
Mr. Newman stated it is his concern that sometimes when they get
a proposal, staff gets too far ahead of the HRA. Staff wants to
know if this is something the HRA wants explored and if they want
the numbers run to see if it makes sense. By the same token, the
developer has to expend a considerable amount of money to further
refine the project. The HRA has to spend money to refine it, and
he did not think any of them want to commit these extra
expenditures if the HRA is not interested. Staff is not looking
for a final decision or a binding decision, but just a sense of
direction that staff is following the HRA's direction.
Mr. Robertson asked if the HRA is willing to commit several million
dollars from other projects to make this second project work.
Mr. Commers stated the HRA cannot make that decision when they do
not know the amount, but they can make the decision on whether or
not they are willing to do funding outside the district.
�_ i
�
�OIIBING & REDEVELOpMENT AIITHORITY MEETING, MAY 11. 1989 - pA(3E 7
Ms. Schnabel stated it is like being invited to a party and being
offered cake and pie, but they can only choose one. They just do
not have enough facts to make that kind of decision.
Mr. Robertson stated he thought the decision making is cyclical.
It is not linear in that they start at the beginning and go all the
way to the end and then make the decision. In fact, they cycle
through it once very rough, and then based on some preliminary
judgments, they cycle through again at a more intense level of
detail and of commitment to some time and money. Right now they
are at that first level.
Mr. Prairie stated it is conceivable that they could agree to
pursuing this priority and then if things started happening on the
100 Twin property, this could get in the way.
Mr. Commers stated they have to look at Item A(Dave Newman's May
2, 1989, letter, page 2j, and Item A is dependent a little bit on
their first priority which is the 100 Twin site. They will have
to look at that again and see what the status is. On the other
hand, he did not know why the HRA had to lock themselves into
anything--saying they can only use money in one area or another.
He thought they should be flexible and be open and be able to do
a project if they like the project.
Mr. Meyer stated he certainly liked the looks of this project, and
it seems to be right for this corner. It seems to be the type of
housing wanted as shown by the senior survey, and the retail
portion would support the housing.
Mr. Robertson stated that because of the commitment the City is
going to take in doing a financial analysis, staff has told Mr.
Boisclair that they need a deposit up front of $5,000. So, that
is another commitment Mr. Boisclair has to make.
Mr. Newman stated the $5, 000 evolved from a discussion with Mr.
Robertson, Mr. Burns, and himself. The HRA has not formally
adopted this position, and the HRA may feel uncomfortable with
charging a developer to help defray the City�s costs in doing
financial analyses. He stated staff spent a fair amount of money
in evaluatinq the Tanurb proposal and the proposed development at
57th Place. In the last month staff has been contacted by several
other developers who are interested in the Mississippi/University
site, and he could see more proposals coming where staff will be
spending more and more money to evaluate proposals. He stated
other cities do ask developers �or up front money to help defray
these costs, and both Mr. Robertson and Mr. Burns thought it is
something the HRA should be doing.
Mr. Prairie stated he thought it would be easier to justify a
developer sharing in the cost if the answer is °yes" to the
�OIIBING & REDEVELOPMENT AIITSORITY MEETING. MAY 11. 1989 - PAGE 8
proposal. If the HRA is saying "maybe", then the HRA should share
in that cost. But, if that is going to hold up the project, then
maybe they should waive that fee.
Mr. Commers stated staff needs to do the analysis and find out what
the HRA costs are going to be for this proposal so they know what
they are taking about, and he did not know how they can expect the
developer to pay at this point. He stated the HRA is willing to
be open and look at things, and are maybe willing to do some things
to get additional tax increment, but they have to get some sense
and some feeling of what they are talking about so they can make
a judgement about that as it relates to the HI2A's #1 priority.
Mr. Newman stated to summarize what he heard the HRA members
saying, they are willing to go outside the immediate project area
for assistance if they feel the project merits it, or it doesn't
jeopardize the HRA's financial capability. Secondly, at this time
the HRA does, not want to require some advance payment from
prospective developers on a site.
Mr. Commers stated he is saying that they should get their
financial consultant to look at this particular project.
Mr. Newman stated that in all fairness to this developer or another
developer, because of the financial commitment Mr. Bob Levy is
attempting to extract from the purchase agreement, the HRA is going
to have to move fairly quickly and fairly extensively so that they
can hopefully have more financial information by the next HRA
meeting.
Ms. Horneland stated Mr. Levy has the concern that because he has
gone through this situation with Tanurb and there are expanding
attorneys' fees and other costs, he wants to know that the
developer is in the deal, that the developer is paying some
analysis money. It isn't a significant amount now, but it does
escalate and it keeps everyone involved honest.
Mr. Commers stated he could understand Mr. Levy's position, but he
did not know how that impacted the HRA.
Mr. Newman stated most developers he has talked to want to move
through the process fairly quickly, because the longer it takes,
the more they will have to pay Mr. Levy.
Mr. Boisclair stated he is certainly ready to negotiate with Mr.
Levy, and he is willing to pay Mr. Levy some earnest money if he
ha� some sense from the HRA that they like the project. Although
the time frame is important, they will allow the HRA the time
needed.
HOIISING & REDEVELOPMENT AIITHORITY MEETIN(i, MAY 11, 1989 - PACiE 9
Mr . Newman stated they have been sett ' ng the standard that whatever
developer they talk to in earnest n�eds to have some kind of site
control. Once the developer has that site control, they are going
to want to act fairly quickly.
Mr. Commers stated this is different than some of the other
projects where the HRA has said they are willing to give some kind
of assistance if the project can be put together. At this point,
the HRA is saying they might be willing to assist in the project,
but they need to see some numbers first, especially because this
is su�h a big project. This is a potential $25 million project,
and he did not think the HRA should hesitate for the $5,000 the HRA
has to pay to the financial consultant.
Mr. Prairie and Mr. Meyer agreed with Mr. Commers.
Ms. Schnabel agreed. She stated she is also a little reluctant at
this time to require Mr. Boisclair to put up any money.
Mr. Newman stated another issue he would like to raise is whether
or not the HRA has any problems with Mr. Boisclair's past financial
history. It is staff's position that Mr. Boisclair's past
financ�al troubles do not cause them any particular difficulties.
Mr. Prairie stated he felt the strength of Mr. Boisclair's
financial statement is the determining factor.
Mr. Commers stated that at this point, staff should see if the
numbers go together; and if they do, then they can look at this in
more detail, but not at this preliminary stage.
Ms. Schnabel agreed.
Mr. Robertson stated the plus side�of Mr. Boisclair's financial
troubles is that Mr. Boisclair is proposing to use the same
architect as his previous projects, and those projects have had a
lot of design success.
Ms. Horneland stated that from a market perspective, Coldwell
Banker has done tremendous work seeking tenants and researching the
marketplace, and they know what works in the marketplace. She
stated one of the reasons Riverplace suffered is because the
developer tried to create the marketplace. This is a totally
different situation in that they already have the marketplace.
They are not creating anything new. �
Mr. Commers stated it is the consensus of the HI2A that they would
like to look at it. Their financial consultant will look at it and
give his overall viewpoint of the availability of funds, hopefully,
within the next 30 days. The HRA is certainly not opposed to qoing
outside the district for additional financing.
z
$OIISING & REDEVELOPMENT AIITHORITY MEETINt3, MAY 11. 1989 - PAGE 10
Ms. Schnabel stated she was very impressed with the proposal as
presented.
Mr. Newman stated they need to know that the HRA has established
some kind of formal commitment, some site control, with the
property owner, and then they will proceed.
Mr. Commers stated the HRA want the numbers first so they can make
a decision on what they want to do. They do not need site control
to do that. This is just a preliminary determination right now.
Mr. Newman stated what if another developer comes in with a
proposal for the same site.
Mr. Commers stated then they might have to look at that proposal
also.
4. INFORMATION ON STINSKI DEVELOPMENT AGREEMENT:
Mr. Robertson stated this is an information item only. No action
is needed by the HRA.
5. INFORMATION ON UNIVERSITY AVENIJE CORRIDOR CRABGRASS CONTROL:
Mr. Robertson stated after discussions with MnDOT, Anoka County
personnel and the Fridley Park Foreman, staff recommending that no
spraying for crabgrass should be done because too many bare spots
with no vegetation may cause dust problems and an unsightly
appearance.
Mr. Meyer stated everyone kr►ows that crabgrass is a first rate
nuisance and a third rate cover. Why not just "bite the bullet"
and kill the crabgrass and invest in new sod?
Mr. Robertson stated what the staff is essentially saying that
there is so much crabgrass, if they kill the crabgrass, they would
either have to reseed or resod.
Mr. Robertson stated since the HRA had agreed to do a minimum of
Corridor maintenance for a year, do they still want to kill the
crabgrass or should they wait a year?
Ms. Schnabel agreed they should probably wait a year and then put
the money into the budget for resodding.
Mr. Robertson stated that would be his recommendation.
Mr. Commers stated it is the consensus of the HRA to do nothing as
far as the crabgrass this year.
�
HOIIBING i� REDBVELOPMEI�T AIIT80RITY MEETINd, I�iAY 11. 1989 - PAQE 11
6. ESTIMATES: GREENMASTERS - LAKE POINTE MAINTENANCE
OT ON by Mr. Prairie, seconded by Ms. Schnabel, to authorize the
payment of $4,644.14 to Greerunasters, Inc., for Estimate �l for
Lake Pointe maintenance.
IIPON A VOICE VOTE, l�LL VOTING l�YE, CBAIRPLR80N COIrIIdERB DEC7�ARED THE
MOTION CARRIED ONANIMOIISLY.
7. CLAIMS:
OTION by Ms. Schnabel, Beconded by Mr. Meyer, to approve the check
register as presented.
IIPON A VOICE VOTE, 11LL VOTING AYE, CHAIRPERBON COlrIIrtER6 DECLARED THE
MOTION CARRIED IINANIMOIIBLY.
ADJOURNMENT:
OM TION by Mr. Prairie, seconded by Mr. Meyer, to adjourn the
meeting. IIpon a voiae vote, all votinq aye, Chairperaon Commers
declared tbe May li, 1989, Housinq � Redevelopment Authorfty
meetinq adjourned at 9:10 p.m.
Res ctfully s mitted,
Ly Sa a
Rec rding Secretary