11-28-2017HOPKINS PLANNING & ZONING COMMISSION
AGENDA
Tuesday, November 28, 2017
6:30 pm
THIS AGENDA IS SUBJECT TO CHANGE UNTIL THE START OF
PLANNING & ZONING COMMISSION MEETING
I. CALL TO ORDER
II. ADOPT AGENDA
III. OPEN AGENDA – PUBLIC COMMENTS/CONCERNS
IV. CONSENT AGENDA
1. Minutes of the October 24, 2017, Planning & Zoning Commission meeting
V. PUBLIC HEARING
1. Planning Application 2017-12-SUB, Hopkins Doran Subdivision
VI. OLD BUSINESS
VII. NEW BUSINESS
VIII. ANNOUNCEMENTS
1. 2040 Comprehensive Plan Update – Cultivate Hopkins
IX. ADJOU RN
PLANNING & ZONING COMMISSION MINUTES
October 24, 2017
A regular meeting of the Hopkins Planning & Zoning Commission was held on October 24, 2017,
at 6:30 p.m. in the Council Chambers of Hopkins City Hall.
Present were Commission Members Laura L. Daly, Elizabeth Goeman, Kristin Hanneman, Brian
Hunke, Matthew McNeil and James Warden. Commissioner Emily Wallace-Jackson was absent.
Also present were City Planner Jason Lindahl and Economic Development Intern Kurt Howard.
CALL TO ORDER
Chair Hunke called the meeting to order at 6:30 p.m. New Commissioner Elizabeth Goeman was
introduced and welcomed.
ADOPT AGENDA
Commissioner Warden moved, Commissioner Hanneman seconded, to adopt the agenda. The
motion was approved unanimously.
OPEN AGENDA – PUBLIC COMMENTS/CONCERNS – none.
CONSENT AGENDA
Commissioner McNeil moved, Commissioner Daly seconded, to approve the minutes of the July 25,
2017, and August 22, 2017, regular meetings. The motion was approved unanimously.
PUBLIC HEARINGS
1. Planning Application 2017-05-TA: Pawnshops, Payday Loans, Currency Exchange and
Coin Dealer
Mr. Lindahl reviewed the background of this item, which is now being formally reviewed with this
public hearing. The only pawnshop in the City will be displaced because of the coming light rail
station, which precipitated a moratorium on these uses. The Commission has reviewed this issue
twice, discussing appropriate zoning districts, whether uses should be classified permitted or
conditional and development standards. Staff reviewed other communities’ standards, and the
Commission determined that St. Louis Park’s model was closest to what the Commission wants.
The Commission directed staff to develop standards and remove the uses from B2, Downtown
Central Business District, and along Mainstreet on either end, zoned B3, and directed that they
should be conditional uses. Business licensing was discussed but all uses have stated requirements
and the Commission determined that is adequate. A draft ordinance was taken to the Council at
their September work session. They were generally supportive and wanted to continue licensing for
pawnshops. The Council suggested the Commission talk further about limiting the number of uses
based on population. Mr. Lindahl went through the wording on the proposed ordinance. Home
businesses and antique shops are not impacted.
In response to questions from the Commission, Mr. Lindahl stated that grandfathered status
continues when properties are sold; he did not do analysis on how many such businesses would be
possible if they were limited by population. No other cities reviewed limited the number, except
Edina, which prohibited all uses. The Commission consensus was that population limitations were
not necessary.
UNOFFICIAL
Minutes of the Planning & Zoning Commission, October 24, 2017 – Page 2
Chair Hunke opened the public hearing at 6:50 p.m. No one came forward to speak.
Commissioner Daly moved, Commissioner Warden seconded, to close the public hearing. The
motion was approved unanimously. The hearing closed at 6:51 p.m.
Commissioner McNeil moved, Commissioner Warden seconded, to adopt Planning Commission
Resolution 2017-04, recommending the City Council approve an ordinance amending Sections
515.07 (Definitions) and 535 (Business Districts) of the City Code related to zoning standards for
Pawnshops, Payday Loan Agencies, Currency Exchanges and Coin Dealers. The motion was
approved unanimously.
2. Planning Application 2017-10-TA: Small Cell Wireless Technologies (TABLED)
This item was originally scheduled for public hearing because of new state legislation. Since being
placed on the agenda, the City Attorney has advised further study before taking any action.
Chair Hunke opened the public hearing at 6:54 p.m. No one came forward to speak. Commissioner
Hanneman moved, Commissioner Daly seconded, to close the public hearing. The motion was
approved unanimously. The hearing closed at 6:55 p.m.
Commissioner Daly moved, Commissioner Hanneman seconded, to table Planning Application
2017-10-TA: Small Cell Wireless Technologies. The motion was approved unanimously.
3. Planning Application 2017-14-TA: Day Nursery and Adult Daycare Facilities
Mr. Howard stated that application was initiated by staff to address land use and transportation
challenges, such as transparency of windows and client drop-off on streets. There is inconsistency
of language in the present code referring to use titles. Existing conditional use permit standards
require only that the facility be licensed. There are no specific standards to manage land use and
transportation. The proposed amendment will strengthen and clarify licensing and prohibit frontage
on Mainstreet in B2 and further add off-street parking requirements and loading area requirements.
Two current properties would be impacted by the proposed changes and be allowed to continue as
they are but not expand unless they meet the new standards.
Chair Hunke opened the public hearing at 7:16 p.m. Matthew Kern, COO of Augustana Care
(Open Circle and Chapel View) appeared before the Commission, stating Augustana has been
providing services for 120 years. He introduced Director Peggy Gaard of Open Circle, which has
existed since 1982 when she started. She stated that her staff buys parking passes and uses the
ramp. She told the Committee the key times for metro mobility buses are between 9-10:30 a.m. and
2:30-4 p.m., and that PRI, another program serving adults, also has Metro Mobility buses on the
other side of street. She said she was hoping mirrors could be put up at the Wells Fargo drive
through. She said they appreciate being in Hopkins, try to be good stewards and have volunteers
expediting drop off. Mr. Lindahl stated he appreciates Open Circle’s attendance at the meeting,
and both Open Circle and the Resources and Childcare will be allowed to continue as they are
now—the goal is to prevent new uses in B2. Open Circle has conditional use and only off-street
parking requirement would change. Resources and Childcare would become non-conforming
because it abuts Mainstreet. Commissioner McNeil moved, Commissioner Daly seconded, to close
the public hearing. The motion was approved unanimously. The hearing closed at 7:24 p.m.
UNOFFICIAL
Minutes of the Planning & Zoning Commission, October 24, 2017 – Page 3
Commissioner McNeil moved, Commissioner Goeman seconded, to adopt Planning Commission
Resolution 2017-05, recommending the City Council approve an ordinance amending Sections
515.07 (Definitions) and 535 (Business Districts) of the City Code related to zoning standards for
Day Nursery (Child Daycare) and Adult Daycare Facilities. The motion was approved 5-1, with
Commissioner Warden voting nay.
4. Planning Application 2017-15-TA: Off-Street Parking Standards
Mr. Lindahl gave the following overview: This application was filed by Barbara and Mohsen Zadeh,
owners of 1605 Mainstreet, a former bridal shop that has been vacant for some time. The Zadehs
are interested in rehabbing their property in the West Mainstreet Overlay district but find it difficult
to meet off-street parking standards. Staff feels this could be alleviated by adjustments to off-street
parking zoning standards. Downtown has district parking facilities such as lots and ramps, so
individual businesses are not required to meet parking requirements. Staff feels Second Street South
between 6th and 7th Avenues has the same challenge and has included this area in the proposed text
amendment that would provide off-street parking requirement reductions in exchange for adjacent
on-street parking, proximity to transit services and bike parking provided on site.
Commission/staff comments included: Is 5-bike requirement per parking spot? Doesn’t seem to
alleviate the property owner’s burden. What are property owners required and what do they feel
they need? Commission should consider whether proposal is proportionate to alleviate on-street
parking requirements. Idea is to bridge the gap and be one tool in parking regulations. We have
universal parking standards, but are trying to customize to Hopkins with exemptions to fulfill goals
of pedestrian/bicycle use. Seems counter-productive to future plan for area.
Chair Hunke opened the public hearing at 8:21 p.m. Barbara Zadeh, owner of 1605 Mainstreet and
former KFC building, appeared before the Commission. She stated that a year ago she lost tenant
and found they don’t have adequate off-street parking for a new tenant—need 12-17 spaces for
current standards. She stated she was pleased proximity to transit is being considered because that is
a reason they chose Hopkins. She questioned 5 percent credit, in her case less than one space, and
would like 25 percent. She said the amendment will help her, but won’t solve her problem, and she
favors a public parking lot and more credit. In response to a question, she stated they have area for
3 space and an ADA loading area. A total of 6 may be realized if a shared parking agreement is
reached.
Paul Pokorny appeared before the Commission; he stated the biggest challenge for him in selling is
the parking—needs 12-20 spaces. He has no spaces at this time. He said the amendment would go
a long way to allowing development of his site.
The Commission discussed increasing the percentages for credit and allocating credit on a case by
case basis, making the bike rack ratio 5 to 1 and increasing the percentage for proximity to transit.
In response to whether Second Avenue South could be separated and approved tonight and the
west end of Mainstreet be dealt with later, Mr. Lindahl stated Mr. Porkorny doesn’t have urgency
now and the issue is the same for both areas—off-street parking in areas that are having difficulty
attaining it. In response to Mr. Lindahl, the Commissioners stated they were in consensus on the
following issues: One-for-one on-street parking credit; 10 percent for transit; 5 bike racks for 1
stall; 5 percent for bike racks; and, when a fraction is produced, round up to next whole number.
UNOFFICIAL
Minutes of the Planning & Zoning Commission, October 24, 2017 – Page 4
Commissioner Goeman moved, Commissioner Hanneman seconded, to close the public hearing.
The motion was approved unanimously. The hearing closed at 9:23 p.m.
Commissioner McNeil moved, Commissioner Hanneman seconded, to adopt with adjustments
discussed, Planning Commission Resolution 2017-06, recommending the City Council approve an
ordinance amending Sections 550.01 the City Code related to zoning standards for Off-Street
Parking and, to reiterate, for transit from 5 to 10 percent and for transit or bicycling where a fraction
is produced, the number be rounded up to the next whole number. The motion was approved
unanimously.
ANNOUNCEMENTS
Mr. Lindahl updated the Planning & Zoning Commission on the following item:
1. 2040 Comprehensive Plan Update—Cultivate Hopkins
The last meeting in September focused on the built environment, specifically on redevelopment and
what types of places are desired, so that staff can adopt policies to create them. The next meeting
on November 8 will focus on the natural environment and sustainability planning. Commissioners
who attended the last meeting enjoyed the meeting, reported there was a lot of participation and
great discussion. They felt they got insights about specific neighborhoods on a micro level and the
places and types of redevelopment that are desired.
ADJOURN
Commissioner Warden moved, Commissioner Goeman seconded, to adjourn the meeting. The
motion was approved unanimously. The meeting adjourned at 9:28 p.m.
Respectfully submitted,
Jason Lindahl
UNOFFICIAL
November 28, 2017 Planning Application 2017-12-SUB
PRELIMINARY/FINAL REGISTERED LAND SURVEY – Hopkins Doran
Proposed Action: Staff recommends the following motions:
• Move to adopt Resolution 2017-07, recommending the City Council approve the Preliminary
Registered Land Survey for Hopkins Doran.
• Move to adopt Resolution 2017-08, recommending the City Council approve the Final
Registered Land Survey for Hopkins Doran.
Overview
The applicant, Doran 810, LLC, requests preliminary and final registered land survey approvals
to separate part of the existing Moline apartment building. According to the applicant, this
request is necessary to separate the 189-stall, grade-level garage and the pedestrian and bicycle
lobby from the rest of the building so it can be transferred to the Metropolitan Transit
Authority. The Metropolitan Transit Authority will then own and operate this section of the
Moline building to serve the Downtown Hopkins light rail station. This application has no
impact on the 241-unit apartment building or the below-grade parking garage that is intended to
provide parking to its residents. This transfer is consistent with the original plans detailed in the
development agreement. Staff finds the proposed preliminary and final registered land surveys
in conformance with the City’s Comprehensive Plan, Zoning regulations and Subdivision
standards, and recommends the City approve these requests.
Primary Issues to Consider
• Background
• Legal Authority
• Subdivision Review
• Engineering Review
Supporting Documents
• Resolution 2017-07
• Resolution 2017-08
• Preliminary Registered Land Survey
• Final Registered Land Survey
• Moline Plans
• City Council Report 2015-105 – Preliminary/Final Plat – 810 Second Street South
• Moline Development Agreement Excerpt – Section 4.4 Purchase of Grade-Level Garage
_____________________
Jason Lindahl, AICP
City Planner
Financial Impact: $ N/A Budgeted: Y/N ____ Source: _____________
Related Documents (CIP, ERP, etc.): _________________________________________
Notes:
Planning Application 2017-12-SUB
Page 2
Background
In March of 2016, the Hopkins Housing and Redevelopment Authority (HRA) entered into a
development agreement with the applicant detailing the terms and conditions for redeveloping
the Moline site. The Moline site consists of 241 apartment units and two levels of parking. The
underground parking area contains 252 stalls for the Moline residents. The grade-level garage
contains 189 stalls and a pedestrian and bicycle lobby to serve the Downtown Hopkins light rail
station. Plans for the two parking garage levels and the pedestrian and bicycle lobby are attached
for your reference.
Section 4.4 of the development agreement (Purchase of Grade-Level Garage) states the
applicant will construct the grade-level garage and pedestrian and bicycle lobby as part of the
entire building and then sell it to the City. The applicant is now close to completing the building
and desires to subdivide grade-level garage and pedestrian and bicycle lobby from the rest of the
Moline building in order to transfer this section of the Moline property to the City. The City
will then transfer this section of the building to the Metropolitan Transit Authority, who will
own and operate it to serve the Downtown Hopkins light rail station.
Primary Issues to Consider
Legal Authority. Subdivision approvals are considered quasi-judicial actions. As such cases,
the City is acting as a judge to determine if the regulations within the Comprehensive Plan,
Zoning Ordinance and Subdivision Ordinance are being followed. Generally, if the application
meets these requirements it must be approved. The applicable standards for this application,
along with staff’s findings for each, are provided below.
Subdivision Review. Prior to construction of the Moline building, the entire property was
assembled through the platting process as Lot 1, Block 1, Hopkins Doran Addition. The details
of this review can be found in City Council Report 2015-105, which is attached for your
reference. The City Attorney, in consultation with the applicant’s attorney, determined that
separating the grade-level garage and pedestrian and bicycle lobby from the Moline building
must also follow the formal subdivision process.
Standards for reviewing subdivision requests are outlined in Section 500 of the City Code. This
section of the Code details a two-step preliminary and final plat process for land subdivision and
reviews the proposed subdivision against the applicable standards in the Comprehensive Plan
and City Code (land use designation, zoning classification, lot size, vehicle and pedestrian access,
park dedication, grading and drainage, public improvements and the like). These characteristics
were reviewed in City Council Report 2015-105 and are unchanged under this application. As
noted above, staff also finds the proposed subdivision consistent with the terms and conditions
of the original development agreement detailing the subdivision and transfer of the grade-level
garage and pedestrian and bicycle lobby.
Engineering Review. The City Engineer has reviewed the preliminary and final registered land
surveys and has no comments regarding this application.
Planning Application 2017-12-SUB
Page 3
Alternatives
1. Recommend approval of the preliminary/final registered land surveys. By recommending
approval of the preliminary/final registered land surveys, the City Council will consider a
recommendation of approval.
2. Recommend denial of the preliminary/final registered land surveys. By recommending
denial of the preliminary/final registered land surveys, the City Council will consider a
recommendation of denial. If the Planning Commission considers this alternative, findings
will have to be identified that support this alternative.
3. Continue for further information. If the Planning Commission indicates that further
information is needed, the item should be continued.
CITY OF HOPKINS
Hennepin County, Minnesota
PLANNING & ZONING COMMISSION RESOLUTION NO: 2017-07
RESOLUTION MAKING FINDINGS OF FACT AND RECOMMENDING
THE CITY COUNCIL APPROVE THE PRELIMINARY REGISTERED LAND
SURVEY FOR HOPKINS DORAN
WHEREAS, an application for a preliminary registered land survey has been submitted
by Doran 810, LLC; and
WHEREAS, the procedural history of the application is as follows:
1. That an application for preliminary registered land survey was submitted by
Doran 810, LLC, on September 27, 2017;
2. That the Hopkins Zoning and Planning Commission, pursuant to mailed and
published notice, held a public hearing on the application and reviewed such
application on November 28, 2017: all persons present were given an opportunity
to be heard;
3. That the written comments and analysis of City staff were considered; and,
4. The legal description of the parcel is Lot 1, Block 1, Hopkins Doran Addition.
NOW, THEREFORE, BE IT RESOLVED that the application for a preliminary
registered land survey for Hopkins Village is hereby recommended for approval based on the
following Findings of Fact:
1. That the preliminary registered land survey conforms to the requirements of the
City’s Comprehensive Plan, zoning regulations and subdivision standards.
2. That the preliminary registered land survey conforms to the terms and conditions
of the development agreement.
Adopted this 28th day of November 2017.
__________________
Brian Hunke, Chair
CITY OF HOPKINS
Hennepin County, Minnesota
PLANNING & ZONING COMMISSION RESOLUTION NO: 2017-08
RESOLUTION MAKING FINDINGS OF FACT AND RECOMMENDING
THE CITY COUNCIL APPROVE THE FINAL REGISTERED LAND SURVEY
FOR HOPKINS DORAN
WHEREAS, an application for a final registered land survey has been submitted by
Doran 810 LLC; and
WHEREAS, the procedural history of the application is as follows:
1. That an application for final registered land survey was submitted by Doran 810,
LLC, on September 27, 2017;
2. That the Hopkins Zoning and Planning Commission, pursuant to mailed and
published notice, held a public hearing on the application and reviewed such
application on November 28, 2017: all persons present were given an opportunity
to be heard;
3. That the written comments and analysis of City staff were considered; and,
4. The legal description of the parcel is Lot 1, Block 1, Hopkins Doran Addition.
NOW, THEREFORE, BE IT RESOLVED that the application for a final registered
land survey for Hopkins Village is hereby recommended for approval based on the following
Findings of Fact:
1. That the final registered land survey is consistent with the preliminary registered
land survey.
BE IT FURTHER RESOLVED that application for final registered land survey for
Hopkins Doran is hereby recommended for approval based on the following conditions:
1. Conformance with all terms and conditions of the preliminary registered land
survey.
Adopted this 28th day of November 2017.
__________________
Brian Hunke, Chair
T R A C T B
TRACT A
TRACT ATRACT AT R A C T AT R A C T A
TRACT B
TRACT A
TRACT B TRACT ATRACT A
0
SCALE IN FEET
30 60
DENOTES FOUND CAST IRON MONUMENT
DENOTES 1/2 INCH IRON MONUMENT FOUND, UNLESS
OTHERWISE INDICATED.
DENOTES 1/2 INCH BY 14 INCH IRON MONUMENT SET
AND MARKED BY LICENSE NO. 43933.
FOR THE PURPOSES OF THIS REGISTERED LAND
SURVEY, THE NORTH LINE OF HOPKINS DORAN
ADDITION, IS ASSUMED TO HAVE A BEARING OF
NORTH 87 DEGREES 32 MINUTES 48 SECONDS WEST.
NOTE: THE INTERIOR TRACT BOUNDARIES ARE NOT
MONUMENTED DUE TO THE FACT THAT SAID
BOUNDARIES LIE WITHIN THE PHYSICAL STRUCTURE OF
THE BUILDING.
BENCHMARK: TOP OF HENNEPIN COUNTY CAST IRON
MONUMENT LOCATED AT THE SOUTH QUARTER
CORNER OF SECTION 24 AS SHOWN.
ELEVATION = 922.40 FEET (NGVD 29)
PRELIMINARY REGISTERED LAND SURVEY NO. ______R.T. DOC. NO.
SAMBATEK, INC.
VICINITY MAP
SECTION 24, TOWNSHIP 117N, RANGE 22W,
HENNEPIN COUNTY, MINNESOTA
SITE
1ST ST. S.9TH AVE. S.EXCELS
I
O
R
B
L
V
D
.8TH AVE. S.TRACT A
TRACT B TRACT ATRACT ATRACT A: TRACT A HAS NO UPPER OR LOWER ELEVATION LIMIT EXCEPT
WHERE IT ABUTS TRACT B.
TRACT B: TRACT B LIES AT AND ABOVE AN ELEVATION OF 925.4 FT. AND
AT AND BELOW AN ELEVATION OF 941.1 FT EXCEPT AS SHOWN.
I, Mark R. Salo, hereby certify that, in accordance with the provisions of Minnesota Statutes, Section 508.47, I have
surveyed the following described property situate in the County of Hennepin, State of Minnesota, to wit:
Lot 1, Block 1, HOPKINS DORAN ADDITION.
I hereby certify that this REGISTERED LAND SURVEY is a correct representation of the property described hereon;
that this REGISTERED LAND SURVEY was prepared by me or under my direct supervision and that I am a duly
Licensed Land Surveyor under the laws of the State of Minnesota.
Dated this day of , 20 .
Mark R. Salo, Licensed Land Surveyor,
Minnesota License No. 43933
STATE OF MINNESOTA
COUNTY OF
The foregoing instrument was acknowledged before me this _______ day of _________________, 20___, by Mark R.
Salo, a Licensed Land Surveyor.
Notary Public, County, Minnesota Notary Printed Name
My Commission Expires
HOPKINS, MINNESOTA
We do hereby certify that on the ______ day of ____________________ , 20___ , the City Council of the City of
Hopkins, Minnesota, has approved this REGISTERED LAND SURVEY.
City Council, Hopkins, Minnesota
By: Mayor By: Clerk
RESIDENT AND REAL ESTATE SERVICES, Hennepin County, Minnesota
I hereby certify that taxes payable in 20___ and prior years have been paid for land described on this REGISTERED
LAND SURVEY, dated this _______ day of _________________, 20___.
Mark V. Chapin, County Auditor By: , Deputy
SURVEY DIVISION, Hennepin County, Minnesota
Pursuant to Minnesota Statutes Section 383B.565 (1969), this REGISTERED LAND SURVEY has been approved this
_______ day of _________________, 20___.
Chris F. Mavis, County Surveyor By:
REGISTRAR OF TITLES, Hennepin County, Minnesota
I hereby certify that the within REGISTERED LAND SURVEY NO. was filed in this office this _______
day of _________________, 20___, at ______ o'clock ____ .M.
Martin McCormick, Registrar of Titles By: , DeputyTRACT ANO SCALE
NO SCALE
TRACT A
NO SCALE
L:\PROJECTS\DOR20397\dwg\Survey\20397-PRE-RLS.dwg, 11/7/2017 8:41:34 AM, msalo, DWG To PDF.pc3, 34x22, 1:1
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1 , LL';
w'v'E-F`A S, th pr,ce:a r l ist ry rf; ap l c i a is a fc l r:
I'l at aa applac ec n fi r relamAa aa-y/fi ab t wva s s a1 i ikted t y TT:)r x S] 0, I.L', n
Au ust 2, 2 15;„
2. Tha lae c rk `z iz; nd T'1aa ir C°a ru n s r a, rs a ttit tc in ifle ar d pu1 lz:1
a c e, 1 1 a ublic hear i t9 appl catl a i revi v d u l p ali ai c n m.
5,a b r 9, 2015: al a s r set wwerc gi re a p rr u ihy be l ar an
T"9a tl e wr tten c rr:r rLt ar d tza ysi af'Cit r s f f v r 1si 9 r d.
A. L;l descriptie r f n ie par:t i a f lla aas:
L,cat.s , 3y 4, 5, i, ?, 8, ', fl, l 1! , 1 2, 1, 9 5, ' and 2, a 1 i lc ck 13, W;
Cv rnn apc l s, T r;l ea- wit a: Tl arts f` t11 adj ai r'r l; naar-c l a11e a a c f
tlj ii ir e stce-y_weste ly al]y a pc ir r said T.,ts fh t ac r ae l r said Lats b reas+a
rf' t e ac tae r 1 ere; az d "rgt her r t: That part c` 21°d S r et 'r utl a ai xiz aii
lac 13, yur, tn he-1y c f he ce ter 9ir tl r'; and lyin ka tw e 1 c ens eans
a rc ss it af t e w st a rsd east ines +` s i Bic k 13. '"a efh r wutl: Lots 1, 1, 7 nd 8;
arre s P'r pe ty T et r ith: 'at p rt f he ad cai vir vac d I'o t i-e ut n a.fl1 y
ly rng West if te c n r rn Y e c f`nd ka tvveea e tex si s c c s i ,i'the a-t] 1ir
said L t 1 r d h S au he s er y line c:k id , 16, Torreils P'rc p r y 7";th r witl:
T ti }ro t ` tl tc dj ai ira v te Ea erly-'Je crly alley 1yir N rtherly at l e cer ter
c tl cr f anti b tweex t e xte a c rns acrass rf h 'r'est d n af sa id [, 1 ar d t11
c nter i ie c f dh djaini; vacat d d t 1-c at a.]; '""a e h ttl with: Tl t pa t e f ihe
ad oza r vac ed ald y ly n East c i t ;e ter la ae h r;c md kr:wvc n the xterusi s
cr,ss i a f` t 9-tiz an+ 'kx li s af said e :Bl ack , „VVest Mi r eapc li'".
T rr s Prc p r y 'r ekl er vvatk: "k at pa t rf r l Str awth d yaya i; lla s 14, 's
Cv i n ap al s, lyir sauthe l af rtk e c erqt line th e'; ar c9 lyir aenwe 1 e ter ic s
c-rrss i c t tl e t a e t l es r f id 1 ck 13. Taa r s ''r p r y
QW, Tk Ef.E" E I' F a+LV th ti t t I?rlli atia i fc r rclirni yaryf 1 1 t
1E-2 i r;y a rr ved aas d c z e %lowin; imd n s af F ct:
la t1 p c ri iaryl`a p t t t ts subdivi ia res uir a a ats.
I: I"1" 'L1T``,. ff E,S LV i t ia t pp c tv i aaa ar l z inx ryl 9 ]t CJ l S-' is h ret y
ap:K a.v d a se:d c r t le fc Ilawi; cc'itic t a sh ll N i t ta fi sati5f cti 1 'tl C"aty ps a+r t+
lcas: caithe F'iaial I'a, :«lc s ntl ti-vvis ares y st cl:
1. 'T'i at lne pla a t t -avid viden f u rr t tl, n tl e c rm ` a cc i rr it n 'crr
title a suar ac, surl ect t t revde r a1 d app ava1 c t1M °ity Att rt.
2. '1 a li c r7fi sl a l p y, u ac an d n l c'th City, a 1 e pertis s, I ii ed b 1 Ci T
k ati tQ "aty i c ars in clatican ta thi d v iapi t at d }es nu ia, ar c9 a11 prcrvide ai
crow cie.p sit i xr ar.r t tc e d t nra rv d l y tlu 'ixy. id ex e-s s sh l i I:dle, bu
a r r l r t d t, sta f i re, i c;l udln, i n at lii-it i tti,1 c:ur y ras, c v a n l be:rvc fits,
r;eeri:o;, l a r l l r c lti x fee a'a urr d i r]a ic a t a t x; r v p rn m.
l t the sbrt l ti is a rovetl 'c r tl cc rustr a ora afa 2 5-u it az zner t bu ifl fli at i ]
Fir;t Street S t4:.
at t r re per y is r zc n.
S. T"at Ci y r;in r ap•c v es t1 e si lines ar r C 6inth A enta a nti x sic r Baul v rd.
O. "T at t si hn 1 ne are rerx aia a a blflc c,r w rsl i c r r e s z t is c x e tc thc Cv y by
i e a li r
7. ,z a;rccrn t car rla h 11 lae s:u i itt, abj a rc,vtie r1' a rov 1 $ t e "ity
El ix e r, fc r tll ca ata aa tl u C`nt r]irut Er$es y uti i ies, a1 ic1 re1c tuc i s;a11 1
aa p d by st r C n er1?c i t Er er c th a r icar7.
Ag p uc x sha 1 prc-vid nf arnn tian r dir 1 iste ce rf" ra a taluti s r ed roy Xc
ie y in Seconci Street au uth, s ubj ct t t r vve a arud a p rc v i c fthe Cii r I;ine;r. In
1 ev ra x y .ati]ties awa ed by Xce1 Ei ec y ist i ec at S c et 'uth, at a er r C r
l a si 4 s nitted, s 1aj;t tcr t1 e ¢eview atac }r va1 c f h Ci En iz eer, ,r i e
re a ti+ af' t ic :ce9 r er y natil ti s, r}c -elc cati n sha l bc cmz pl t e1 iy eit c:
n1 r;y r 1 e ppli;ant.
e a,dlcar t s li n r in c p u-c ua e „-e e xt, ra d by e °ty, fcar t vac t d
a cc d kr t S ut1z.
1 tl. Tl e p i r t s l e t r ant a evel ent a;r c ar 1t, dra t d 1 y thc Cnty, r a d he
d v a prrre-t f tQxe pr perty pa i r t+ 7y pertnits b in i sued f tl d°e9 aprr rtit a 1
r a rt; e t, l a w v r, x appl cand n y ra Jk a apl'uc tic r fc r a d h C°ity nay raK t,
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