The URL can be used to link to this page

CR2003-112 CUP Wendys " l .. (OIlY OF '\ - HOPKINS . July 30, 2003 Council Report 03-112 CONDITIONAL USE PERMIT - WENDY'S Proposed Action. Staff recommends the following motion: Move to adopt Resolution 03-63, approvmg a conditional use permit to construct a Wendy's restaurant at 502 Blake Road. At the Zoning and Planning meeting, Ms. Hatcher moved and Ms. Halverson seconded a motion to adopt Resolution RZ03-15, recommending approval of a conditional use permit to construct a Wendy's restaurant at 502 Blake Road. The motion was approved unanimously. Overview. The applicant, Wendy's International, is proposing to construct a new restaurant at 502 Blake Road. 502 Blake Road is south of the existing Wendy's location on Blake Road. Wendy's leases the existing building and will move their operations to the new building. 502 Blake Road is currently a vacant lot; previously MT Bears was located on the site. Wendy's is proposing to construct a 2903- square-foot-building. The proposed building will have 96 seats and a drive thru. Wendy's has also applied for a parking variance. Primary Issues to Consider. . What is the zoning of the property, and how has the Comprehensive Plan designated the subject site? . What are the conditions for a fast food restaurant? . What are the specifics of the development? . What are the recommendations of the traffic study? . What was the discussion at the Zoning and Planning meeting? Supportin1! Documents. . Analysis of Issues . Site Plans . Traffic Study (see variance report) . Minutes from Neighborhood Meeting . Resolution 03-63 ~ (}rdOA()O'l\ Nancy . Anderson, AICP Planner Financial Impact: $_N/A Budgeted: Related Documents (CIP, ERP, etc.): Notes: Y/N Source: ~. CR03-112 Page 2 . Primary Issues to Consider. . What is the zoning of the property, and how has the Comprehensive Plan designated the subject site? The property is zoned B-3, General Business, and the Comprehensive Plan has designated the site as commercial. A fast food restaurant is a conditional use within the B-3 zoning district. . What are the conditions for a fast food restaurant? 1. The site is designed and constructed to handle parking and traffic flow according to a plan submitted to and approved by the city; 2. The site drainage is designed and constructed according to a plan submitted to and approved by the city; 3. That screening be provided along the property lines to control headlight beams when abutting an R residential district 4. The lighting shall be accomplished in such a way as to have no direct source of light visible from the public right-of-way or adjacent land in an R residential district; 5. That the front yard and side yard shall be landscaped with the front yard not less than 20 feet and side yard not less than ten feet; 6. That the provisions be made to pick up the adjacent neighborhood daily relative to material initiated on the site; 7. Drive-through address systems shall not be audible from any residential parcel. The following are the actions that Wendy's has taken to comply with the requirements: 1. A parking and traffic analysis was completed. 2. A drainage plan has been submitted. 3. A six-foot fence will be constructed on the south property line 4. The lighting will be directed away from the residential district. 5. The front setbacks are more than the 20 and 10 feet. 6. Trash containers will be provided on site and daily inspections will be completed. 7. The drive-through ordering system is state-of-the-art and will also provide a board that displays the customer's order. . What are the specifics of the site plan? Landscaping . The site is required to have 14 trees of the correct size and the landscape plan indicates 16 trees of the correct size. The larger trees are located on the east and west sides of the property. In addition to the trees there are scrubs located near the building in the front and . CR03-112 Page 3 back. Public Works I have reviewed City Submittal sheets prepared by Landform dated 6/27/03 for the proposed Wendy's Restaurant on the MT Bears site. I have also reviewed the Storm water Narrative and the BMP operations and maintenance manual. The following are my comments: Sheet C 1.1 1. This sheet should be signed by a Registered Land Surveyor with the appropriate certification 2. The parcel appears to be owned in fee title to centerline of Blake Road. A right-of- way 43 feet in width should be dedicated for public street purposes. Hennepin County should review the right-of-way needs because Blake Road is a County Highway. Sheet C 1.2 1. Remove and terminate existing sewer and water service at the mains and restore street. Contact Art Carlson rather than Mike Lauseng, applies to note, #18 and #20 Sheet C2.1 . 1. Contact Mike Lauseng for details of grease trap requirements. 2. Dimension the location of the 6' wood fence on the south property line. Sheet C3.1 1. The proposed elevations shown in the driveway appear to assume a curb at the storm sewer inlets because this is 0.5 feet of difference in elevation. There is no curb in this location and the elevations should be shown to reflect this. 2. The plan calls for installation of a bituminous curb along the south property line. There is most likely a setback for this curb that should be discussed with planning. 3. The sidewalk crossing the north entrance drive should have pedestrian ramps installed at the curbs. 4. Note 6 indicates a geotechnical report may have been completed. Please provide a copy of this report. 5. Note 16 indicated a combination of B618 and B612 curb types to be used. Please indicate the location of the transition between the two styles in the driveways. . CR03-112 Page 4 6. A watershed permit must be obtained from Minnehaha Creek Watershed District before construction may begin. 7. The silt fence and stormsceptor should be installed before demolition and site grading work commence. Block and rock detail and rock construction entrance must be installed prior to any site grading. 8. It appears no NPDES permit is required as the site is less than 1 acre. 9. Details of the paving sections should be filled in on note 18. 10. The proposed elevation at the west end of the trash enclosure should be raised to provide drainage. 11. ST MH #3 should have a grated casting as a backup for CBMH#I in the event its inlet capacity be exceeded. 12. The condition of the existing storm sewer pipe should be inspected prior to finalizing construction plans. The condition of the outlet and rip rap should be inspected before connecting to the.existing pipe. Sheet C4.1 . 1. Contact Art Carlson for water service and sanitary service permit 2. Contact Mike Lauseng for details on grease trap requirements 3. Sanitary sewer and service pipe materials PVC SDR 35 4. Storm sewer pipe materials should be RCP 5. Contact Hennepin County for right-of-way permit for utility work in Blake Road. Sheet C7.2 1. Detail 8 shows concrete pavement thickness as 7 inches. City Standard Plate STR T- 6A shows concrete to be 8 inches thick. Storm Water Narrative 1. The discharge velocity for the IO-year storm is shown as 10.8 Feet per second. The rip rap at the outlet must be stable to withstand this velocity and prevent erosion. The condition and quantity of rip rap must be examined. 2. The stormceptor sizing sheet provided shows that for model STC 450i the % TSS removal rate is 83.2 % but it does not show what flow that removal rate is effective on. . CR03-ll2 Page 5 3. BMP's Operation and maintenance manual 4. The owner should record at Hennepin County an agreement requiring the property owner to operate and maintain the site BMP's. The agreement should also allow access to the facility for city staff to inspect the condition of the site BMP's. The owner should provide an annual report to the City detailing the inspections that have been conducted and any maintenance that has been completed Fire Marshal The Fire Marshal has review the preliminary plans. He has found them acceptable. Parking The parking study has indicated that 29 spaces are required for a restaurant of this size. The site plan indicated 37 spaces. The ordinance requires 48 spaces. The applicant has applied for a variance. Trash The trash will be located on the southwest comer of the site. The trash area will be enclosed as required by the ordinance. Sidewalk There will be a seven-foot sidewalk along Blake Road. The staff has contacted Wendy's to contact the County to see if the County wants the additional land that the sidewalk would be located on. The existing sidewalk is not located on County property, nor are any of the abutting properties sidewalk. Access Access to the site will be from Blake Road. The new access and exit into the site will be lined up with Oxford Street as per the recommendation from the traffic study. Wendy's will have to apply to the County for an access permit. Exterior The exterior of the building will be brick and stucco. The brick will be on the lower part of the building and outline various parts of the building. The stucco will fill in around the windows. . CR03-112 Page 6 Setbacks The following are the required and proposed setbacks: Front yard South side yard Side yard Rear yard B-3 20 feet 1 0 feet 10 feet 35 feet proposed 48 feet 48 feet 43 feet 50 feet Fencing The site is required to have a fence if it abuts a residential district. The site to the south is a residential building. The applicant is proposing a six-foot fence on the south property line. Surrounding uses The site is surrounded by residential to the south, the creek to the west, residential to the east and the old Wendy's to the north. . What are the recommendations from the traffic study? The following are the conclusions of the study: 1. The current site plan will provide adequate stacking space for drive-through queues during the peak noon period for the proposed Wendy's restaurant. 2. The current site plan will not cause any serious negative impacts at the Blake Road/Oxford Street/site access intersection, provided that the suggested signing and striping shown in Figure 5 are implemented. ) 3. Based on a basic parking review at the existing Wendy's restaurant on Blake Road during the peak noon period, we have determined that the current site plan will adequately accommodate the expected. peak parking demand for the proposed restaurant. . What was the discussion at the Zoning and Planning meeting? Ms. Anderson reviewed the site plan with the Commission. Christine Moss, representing Wendy's, appeared before the Commission. Ms. Moss reviewed the site plan with the Commission. Ms. Moss stated that they had received approval from the Watershed District to drain into the creek. . Frank Murray, the property owner to the south, appeared before the Commission. Mr. Murray was concerned with the following: . Smells from the food . CR03-112 Page 7 . Lighting . Loud speaker for drive-through Mr. Janssen addressed these issues with the Commission. The Commission asked how long construction would take. Mr. Janssen stated approximately 90 days. Alternatives. 1. Approve the conditional use permit. By approving the conditional use permit, the applicant can construct a Wendy's restaurant as proposed. 2. Deny the conditional use permit. By denying the conditional use permit, the applicant will not be able to construct a Wendy's restaurant as proposed. If the City Council considers this alternative, findings will have to be identified that support this alternative. 3. Continue for further information. If the City Council indicates that further information is needed, the item should be continued. . I i3 1;; "0 '" '" > " .. en 0 (") ;!: ~ z C5 z " I I ~~~ : ~ . ~I ~ ~ m :z: o ~ (J) o r o " )::> en ::c o z m o ::r: )::> ~ OJ c:: ::IJ C) m ::IJ (f) I 6; '" '" ~ C5 Z en I ~ '" o f;i ~ ~~ r ~f ~ ~Ipl~~;< fJ p~ ~~ Rr.~; ~ ~iii~~~ ~ ~ ~~~~~~~~ij~~~~ ~~l"~ ;~;':!"~ ~ ~~l ~~~ ~~~ g~ ~~i~~ ~~~~Q .~~ ~~PD gs ~~~ ~ ~~;~~~~IM~~~ ~~~~ r"o c _ fHfJi: Hfi t:fF~~!i'fi'rf;'5';r;rFF~i!:f:;r~iilnE[.:rFE!J''l'~g.'~:f~~ll'!!!'~:i'~;?j'f;r],f~~~.F!?1i'1~!nrli'~ ~;ia ;;t]itpl;ph HJ~ii"P l'J.Jrr":~ :~!ID~~lq~e~"~~;I~I~.i~~al!~"-~if~:;'~li~i B~ I.I! d . ,,"- ~;la ",i "If' J:ll'! a~3.l1i'.if~ )!~ ~ ~g[~,h2 :r~-~ p ~ '.H .gr.~! ~!i I~.~'" ~ ~J ~'-' h!"f~~;' ~g. ~ ~......! ~ Ii S;.J' ~ ; if ~ f~ H ; ~i r ~ I i~' i ~ . , ~1 ! ! . "~~~~~~~~~~~~~"'~~~~~~~~~;jl~~~~~~~:~~~~~~~~~;';~#~~;~;<~~~~~i:~~~~Fr.~~~5!i; ~ > ~ f~"~j~~l~:!U~;?~~ "J"''''''''''n of,? T "nWirf1h "}{i;I~WWmrw;!mrff~i~;lW1}f!J , I ~ ~ ~ ~ ~ '" ~! ! , ~ ~ i o ] alO\(Ol~:"'I\~Dl ~ ~ ~ ~}ii ,-. , ! ^ ~ ~ I ; ~ ; i ~ ~ ~ ~ ~ HDl i ffi ?D 'f}f '" ~r:J 0 D'~ ~ 5 n ~ ~ , ~Du~ 1fT .." ;:j In. 1114 q~ .t~~ I, ~. ~ f ! ; to " ~ " ~ "' o I I 'j P . !" ' , . , . ' , : H: 'i" " , ~~ p g ~ ~ ,~ ;:; 2 p m "~ , in n i t:i ~ ~ ~ ~ e i ~ , !;;~~ ~ ~ 2': ~ P "" ~ '~ ~ ~ ~~ ~ ~ 1 , ~ ~ " ~Q~~ ... ~ ~ ~ ~ ' on! ~~) ~ @ 0 G> ill ~ ~~ sO ~~ ~~ ~Z ~[/) 0" ~i~ ~ ~ en C5 Z (") ~ " o .. ~ '" o I ~ I!l . ~~~ ~i~ ~ !~ ~; ~ ~ "; ~ , "Iii ~ ~ p;: i , ! ! I ~ 00 f;j ~ tj 1;1 (") " I ~f. !: ~, li U ::'it; " ~~ ~ , I ~ m 1; to '" '" en en I B M ,- ~~ ~ ~ E ~ ",~~I ..~d II ~ ~g~~~ gg"g~ ~ ? ~ ~ ~ I ~p ~;~~~ ~ (g ;;-0"1 """'" "! ",:, ""'I @ n UJ ~i .. . ~ ~ ~ !i'! Cii 'OJ >-3 : d ~1ii q :;; ~ fm ~ ~ . fJJ ~ ! "' OJ UJ ~ ~ ~ ~,' 'l:J ~"'~ ~ ~ ~ m ~ m; [;l~~1'l li~~ ~.",~~ " " ~ V/,I ~ ~ ;g ~ 0 ." "' ~ ga ~ ::j ~ ! i , I m~* i!l""~ . . g ~ ~ ~ ~t l:i ~ MI I [;j ---- q E ::j g '" ;;; (") I U i! ~~ i~ 'I " ~~ ,. 35 95 ~~~ ;~~ ~ I , " ,; " il '" ~~ i~~ ~ ii ~ .; ., , ~~ " , " ~~ ," g . i~ il . i ~ 8" m f;1 ;n ;~~ ~~ct ~!'l~ Ii! 19! Ii! ~~~ ~~: i~~ ii;, ~~. i~i i~i ~!! q ~ ~"~ ;p~ fA"m . m . m . ~ ~ ; ~ ~ ~ i I ' . i i ' . . ", , . , . ~~ ~ z 1 " , H H H H * m ~ m :m ~!~~~!! ~~~ ~~~ ~~~ ~~~ ~!~ m ~&i ]:~~ ~LH ~~i'j ... e.Cl~ ~;;, f!~ ~~~ ~~~ l!i ""r'" U~ .,,, rf~ ~~~ &S"~I!S"~ ill '" ~i~ ~,,~~~,,~~ ~~r; i~~ '.' ~n ~~~ ~:!l~ '11. '11. ~~ ,I. !I. ,I. ~l;; ~f' ~~ ,.z 'Co :::r.; . ~ Q !~~ o~ ~iij iii5 ~~~~ '':'-< l~g n!!l lilfl ~= ~ m ~ ~?;; ;~y , z > . c ~ . " z ~!. !iJli ii'H 11,!U 'I I I · Ilill ih'l .'!' (1 '"~ "iQ) me !'l\Jl IH "'~ > r- i ~ ffi ~ ~ ~~ !!1~ ~ :::> ...... I " ~ f'; '" ::: "" Ul ~U~~~~i~ ~i~~~UU h~~~~~~~ !iiei~l:; ~~~ ~! i!1 ~! Ii! ,I ~i~ ~i ;" ~-< eo, '" r - - - - -"- - -/::::::/~ ---------~------------~~----------~----------------- M'O M~ ~o ) )f ~ ,'t \~ .",'~~ ~~ \\ ,po e.~ ~ .' n~ ~~ lill~o \",. ~~; <} , ~. [J ~ 135.39 " -'" W<O " -IVl eC)"""' lTli'OZ 1-{&) aw'" -'l"""'C a~5 \)2 a" ~, ~ SO()"25'47"W , ::111 ' .1 r"" :f> \. '\ ~ ~ ~ "" d ...., :::c > (") ..., td ~\ ~~. o_~ '" " ~ '" .~ '" 0; " '" '" '" ~ J" , \ 1i'tt, 'O~ ~ ~ T__ ~II ----., 7 ~~~ ~~. E3 o -< = ~ ~ -3 ~ i'= ~ ~~. ~ e '1 ~ ~ ~ ~ 8 .,; zzg:] U10r :3-3~ QCl:z :5"'1:; z "" €I ~-........, () <-~ i'(Jl me ~IJJ IH "':j > r ~ e ~ :;O~ o M<: '0 U) I-M ~>-3l'J ...>Z ffi~t) de~ 2 >-3 [j) ~~~ ~iy j~ P" rl~ '. l hi i ~I I~ I!i!i 4~ , ~ i ~II ~ ~ o 8 z J~~ "'''' ,,=, ..... ~t'i eJ ) ! "/ l ;/ ,~\\ -~ ~."O Y{~' · ~U '~~, ' '- ~ -- '" '" ~ - - - - -':- - 7/{~- '" ~ c, o ~ ~ ~~ @lolO~~ .>" ~,~'" ro~El~ ~!il::l~J: ~~~~~ ;-;;1 " c.i;' ! ", \" im ~ ~'" g~ i ".~~ ~ 'l~ Ij 1 ~~ ~~ "- ~ ~1~~ ~i o~'>, ", ,.. " , ~. .! ~, ~t :ra "\ ~, ;~ ~~ i^ ;;; <0 ~ " ~ ~ '" '" ;0 '" '" '{",- ~J. \ '. ',,- /------ f7: ~\ "i , ". a '" ~ '" ~ C' 2l eJ UJ , " w '" w "" "" "" 0"' _ Ii" '" _ '" '" II '" f- !" 'V,.. IV' ;II IV';:i !" v v!" I,,;) v>'... fI' ,., ~I fI\ V V f" I" I ,.. "w "~" '"' ""," "'" '" .H ""~. M" '!"""'" ".,,"" "w Co'" o,o"'l .>no," '0' "" -0' "1 DO ODD" "_0' '0 O' _ "'9"-'''. I" '." '," ~'I ,. 01 ~.. .'," Iii 0 ~i''''' ~"" " ii' 'l~'! 'lrl' ,..> l! 'ID~' 'g D'l . ".F 01 IF ~ "~"i~ ',' ~: i~~ ;~j ~~, ~~ !i m Ud i!~ !i~imn U~~~: ~:: ~i!~!; ~!i!i;. !:! M ~;~ d! i~ ~!~ ~ j~n II Ii ~ ;~:!~J~!I <! ."~ ~~ &;~ l~ ~~ '!$ ;.',~ ~,! ~~~,m!~ i~~~ ~~ ;;~ ~~~~;! ~;:FOi l:~ ;'! !I~ ~g! ~; ~~, ~ ~,~~ "~~ ~ hi!':.i! $~ f:!~~ 1lI~ ~!iiF ~ ~~ gl'\ ~~I1i: ~i~ :.'l~~8.,~~~ffi s.;:~(.> Jd'" ~~t B.,;;lfisl'i ~~tir,l~: ~~~ ~<J~ h-' rut;Jil ~~ <::.~~ ~ ~~';;~ ~ -<3 ~ ~Nii:;;j~J,h~ Il ~ii !! if~ ; i~ !i m~ m m~f!m m; Ii !! !!~m iilm ~~; ~:~ ii~ :i!i li~ ~ m~ ! Ii ~ m~ml! Ii ~~ ~"~~i ~ " ;1 ~~;, ~I! ;~~rl'~~ lO,'; ~ ~[. l, m~i '!"~~ g, ~l~ ~~l !~ i ~a.l : ~;~! ~ ~ 1.~~,g.'!li~' ~~ ~i :i ~~~ ~ ! I; i~j ;~~ d!~i~;~~ ~m~~.: ~~ ~~~~~ ~~!~~; ~I :!; ~~~ !i ~ ~~~ ill !~~l ~: I~~~s~~~~ ~, ~~ ~. !~~ : ~ ~~ i!~ ~i. lii:'lil ~d* i !~ liil; ~i~,-!~~ :! h' :!g ~! ~ ~~! I ,I~: I i 'i!!~!i~, "'~ ,..a l';I ..:~':'! 1:. .<> Si!-. :;l....t\ "-'il~ 1=1l:c::",/il;;; ';:~cr,- '!) ~ z'~lJ5i- <:l @iJ'1 8~ ~'l!/" 2~g ~:il lJ ~11l~ ~ /,;2'"'" ,," i'iI <s~:r.~(f{ I! n i~ ~!I ; ; n ~h ~!! !mm~ !!Ii i ii ;~m ii;~,i i~ Ili ~l~ ~: ~. U j i:ii ~ ~ . m!ild! . ~rn ~~ ;~ ~ i f;~ :.:1: ~; s~:~~U ~:~~ '" ~i ~E~ ~ m~[Jg ;$ ; ~i ~ C> ..fi ~ ~~!~ ; . ~~~, ;~i* ~ ~ ~~ ~. : ~2' ~ ~f"u;jl~o ~~~n1 ~ ~ ~.ti ~l\~ ~~ ;;n ~ ; "g tl . ~"'~ g,... ~ f;; " ~ ~ ~ I x ~~ ! ! i ~ ! m , ~ . . , , , , . lU ~!'f,m ~.~ j~1 H ~~ I 3 , ~ . ~o 8 U", g"ll tf~ mi i"21~ J~ l~g n!!J S~Q !!:~ we;) r;...... ~ m ~: iilS~ti3~ : ".~ 'Z ~ ~5~ ~ 'j ~ ii ~ i~ g ~ 51 n iHI' ili~ hI'! hl~ !, I ;gilt" Ii 1:>1'" 0 it - elll' !" ':,::'f! fL ~ lj ;, "" I. II >-<in ! II () '-~ ~(J) "'e !:l0l [H "'~ ) r 5fg~~ 'Ocn<:8 1\ ...., trl "'>Z ~ c:: 1-1 .::>::Jv $ >- -<: z~[J) >~ ~'v. Zl~ ~ :V7' ~ yr , z > , c . c z x 'I, !IIl! rj'H I q" 'I J II · 'IFI II-h ..111 ~I" o '" ffi z p ~ I ~ n " 5 "'c ~~ ~ --' tv ---.- --.", '"' ./' .--/ ---- ---- - ~ --- ~ ~ ~ ~ ~ , ',- \~, ~ m Q '" [:J '" >- C" Z l;J Ul I "e-,,"O : i"--<>>~"~>>"t"-!- . i~~~~~~;g 8=~~~~~;~ i;~l<~i", " im;il!l RD) ~ I IeJ 101 19 ~ 13 I 'I~i. 1;; :~~li" li'~ i~ ,p Ii ;:l 11m ! ,! ii "" ,oll' &; "' il;' ~,I' ~ I!II 31 tii In .. > ~'"'FF~ t ;~ ~J; ,",...:i. t:l lil 'Ul ,0 ">~ ~ " ~. !!/ ><l . > I ."". Q ,mm -, ,<- Ul '" ~~~rn!5 a ~~ ~~ ~' ~ '" ,. 5:~~ ~ i ~~ ~~ ~ ~ ~ ~ ~,"." "I" ,,' M , .-< ~~ :-..~~ ~ ~ ,,; ~~ ~ ~ ;:g ~ ~ . > ;.., '" "", ,. z " ~ "H I"' ~!!~! : I ~ : ,,> ~,;. !1':;" ~ ~ 0 ~ 15 ill ~",,", f> .... ~ &' !:!! !; lfil f I ~g ~ ~; ! ." .' ! q :; , ~, 'F ~ ~ ~ ~ I BLAKE 'I'C ~ ~:il ~~i e ....~ ....! ! I~ ~ H · "",,,, mm,~' ~ S '! ~ ~~~i~ ~~~~~ ~ I t5 ~ ~ ~~~~i ~~~~~ ~ I~ ~ ..,M n" ~ ,~ z " "r""'H ~ i m . 1 ~ ~ 1';' ~:" ~ ~ H : > s ~~~ 1?: ~.< >- I ~u 9!ilffi I" Jl:~~ ~!! , ~ I' 1<;: i , ~ ! co- o;j n ~~~~ ~ ~ ,..'" 0 > aQ -:: ::a ~ ,,~ ~ " ~ ~ S? " :- ;::l ~ = n ~ E !'i ~ ~ m ~ ; I lf~! PI nn i' ! ;g!f~ ~ r tlL.} fl, ,,!:::I~I' !" ~'i I. 2: I' .~" J> I' il ~ Ii !!I II o '-~ !.i"0l me J:lQ! ~~ "'~ ) r "'::0 5tr1<J~ "Ow<;g ~ >-3 trl ...:>Z zc: !Jl ::0 t) ~ :>~ z~[J} " 'r-' ~ Ifill ~ ~1. ilIH ~ ~~ ~~ J IIJ~O~V7 ~ IllWi ~~ ~ " Il'if m ~~!!J ~ ~: ;11 '" ~ ~~ Iii n tv ....... .~ " ~~ u , /. / ~~~. .-/ t ,0 u ~ ~i ~, ,i ,. .~ ! ! ! : -; ~ ~ ",'" ~ 0~'V ~ i~ !g ~ "~ ~! o p. () () 111 CO (J> ijj r 111 () c )U OJ )U p. :r 11 N () C )U OJ --t )U P. Z (J> =i 6 Z' is 'j' n I' '" m " "' 1; 51 " '" ej 1'l CD i3 z () a Z "' "' o t-' ~ i I! Illi ~ ~!i;l:l'2: ~ ~~~~ ~ ~h~ ~ ~~~~ g ~:~~ c: ?!F2 d ~~" ~ '2~ ~ g~~ I ~! ~~~ I'! ".:::" .cl.~i'i: :1 ji!~ li .. ~~ ;1 II 1; ~g !. l! ~~ ~: m~i mu~ ~!I! ~~d~ 5~;~~S a~~ ~~:'--.;ti """," rj. III F~~9~ ~~~~j~ i~~ P~F6 ~~,. ~ ..I"~ ~~~; !~;!~ 1ij ~~~,~ I;~~~ ~~~ ~."' ,,,$,,1 ,,0 ~...,G>2 :;!~;IIi!' ..~!ll !;!t m;h' R;! ffi~~~ ~~~~~ ~~~ ;5.."'''' ~2!"l;2 Ii..~ l~i~ m!~i~ U@ ,I.! ~~.;, ;il 5l1liil~ "",,,,,,,,~~ =~~ ~i~~ ~:i~! ~ ~ ~~~ ;,>!l;g ii! ~~o '~l'l5 ~~t ~8i 1:1 ill ~.. l;i !i~ ,1< >~, !i ~~ , , , ~~~f ~~i; ~~i~ =~i& I~~~ pi; ij ~n : ~~ ~~~ ~ 11 ! F \ ; : I ! ' ~ ~ " , , ' ! J I' , ~ ~ ~I ~ Ii !i III I! ~~ ~~ :!i!l1~ '~., ~, , ~~: ~~ ~ i U !' ~ l ~ ~~ ~~ ffi !~, :' , l FF !l , ~;;'i!! i\iiS f- nl i! i - m~jlili ~i'd ~d ~~n~~~ ~~~i;~;~ ~~~~~ ~~~ ~~~~~;;1 ~:~<i1 f;ishQ~~ ~~~~~2~g ~~~~~ ~"'~ ~l~~~~~ '"~;;:~ iil~Kl~~:~~ ~,Wj,l;~!';~~ ','i! m ~im, i~~~ ~~!i@h~ l~eiih; -~~~ ~~~ ~g $~~ ~; i?~*~~~~~ "2i~~~1~ ~?~~ ~~~ ~~~ ~~~ j~r;~ ~~;~;~ ~;!~ ~~~ 'id:~ Ql: ~ ~i: ~ ~~~~ ~~~ '" Ol P ~:~ ~ ]:~ E ~~~; 2~~ ~~ ~ ~~ ~J! ~~~~ €c;~ ~- ~~ ~ ~ I ;;i"" " ~ " !~ ' ~ i ~ Z "' t:l ~j '" l';; t<J ,. I I a ;pl i~~ !!~! ~.~ ~ ~ ~ ~ ~ ~ ~ii ~~\t': 'l~ s" ~ ~~ ~ :!l ~; ~ H ~ , ! ~ ~ ~ ~iil~ ;!~~ i5~~ I -3 ~ f: 2 n ~ ~ ~ ~ I. .P., !J.f ! ."II~ I &'lm , S::I'[' , g;' i L:!j , ~ l: o-<li II () L~ !E(J) me !'\tn 8~ "'~ )> r- ~ ~ ::: ::0 <J o tr1 <; 11 UJ "'" ~ ..., L"J ..>Z ~Cr-1 .::ov ~>...... .'Z"'; z ...., [j) i. ~. 7 z z > " o . " " z " ,! !ljl! "1"ln I thJ f i, i'll', hi: "il (: ~ ~ ;;: >'" 6~ "''' ~~ l1'" 2: n~~ U-J ~,m . ;~ ....... ;;~ ,"""""'~ m ~~ffi~~~;~~ ~ i"",.~f:~~~1 g;j ~~:~S:F ~~ ~ "o~",~,,,,,1'; '2>,1,,~~ '" ~~~:~2~-:I;, ~ 1ll.:::;t,,.3:i2lr,; (f] ~g~!~~~ii ~~~~~~~:~ ;'~~5~:~2~ 1~":.iIE; ~i~~!~~i~ ~l'J~~:o.!f:lI-W~ s~~}j,'l:~~it j!;!i;i~i i'I~l- // // // (,~~ , ~ OM I ! "~l~O .,,/ ;", ",m ./ . 40,.,,.1 / """!'<" .,e, ,,/ J ~!!;@ iI' /" ~~~ ~~~ ~~~ /'./ > ~ 2.1 // " ~~~/~ , ~~ " ////// ,..../j / '" // //./ - - I 1 :h', 1 , "" ~~~ ~~ ~lIi ------- J;:;! ^ ~~ BLAKE I I 1/ ~> I I ~ 1 /1~1 r l~ I~ "- L-\_ -- '~l~ ""'I ~l!- l~~! ~~~I .,~S>-:7 / e q g, ~ a ~ I ~ I q ~ "' '" o I I I Ul " i .., "' o o '" .., ". I 8~~ ~ \TII-l Z azVl ~ (JuG IT' --\lU...1J1 ~~() n 7D!\\O a ",z z ~-\\Jllf) Vi-<7ci 7ii ~rC c ~~ ~ ~~ ~ ~ !:: U> ::: =i u> (;I " . ~8 ~~ ~~ ~~i d ~I II i~~ ~~ ~If ~ !ll~H " '. ,&"~ H'1i 9 "I ~'" < ,I, ,,!~ ~ "., ~~ ~~ ~ U~ a. ~~ ; :,,! n ~ i ~ii "' , ,'. "~I ' "l~" , ~ ' ~, ~ ~ 3 Sg :;i " \j! g... I ~ ~! !il ffi. ~ ii;>j~ ~~8 ""~ > ~ I;:J ~ . m~~ "'! !il '~~!~il'il! !I "'~> Ii .", I,. " ~~~~~ ~m~ ~~ ~~~ g~ ~!i~~ :~~ ~~ ~~~ ri~ !!~i~ ~;~ ~~ m ~ ~~:t~ l~~ ~~ ~m~ ~ .~i" ,~, ,I I.. g "~"~' !.! !: ,.~ : ~~~; ~~~ ~~ ~*~ Q ,,,,lR,,,, jil""''' "ri! i~ili Jl ~~:~ '~l ~! ;~i ~ t~"! ", !~ ,5! . ;~~~ ~~, ~~ ~~~ a I." ~." 1, '. , ~~l.ll~ ~~l f;1!:j ":;1 ~ ,"J\l~~~!l a ill ~i ~ ~. ~;~ !' ~, l ", ii " g~ ~~ 0< ml " ;~ . ~:~ ." j! " ;r. , ~; " , ~~ p ~"g I~~ Ii; m ~; ,li ,'l '"l . " 8 ~ " H ' " , " , " rn ~ ~ i ~ ~ ~ ~ ~ f l ~ "O;'Ii-';; ~m ~g~ I~~ i1H "'~ .!S!~.5l: Ut w"..,m ~~it: il~ UI '.7::;,,;- ~ m~ ni ~~ n~ ~ !g~ ~~p. l:~ ~~ Ci !~ 'l;; 'll! Iii; ~n;! ~~~ l'>~~ ~~~ ~h ". !1,1 ii: ",:11i: ~I! ~- t; ~~; ~.. . ~ ~ " i . " ~ ~ , , . ~~i.l T ;~~ loj ~~z ~i: ~~ I: ~~ ~: i~ II ,I I' ~~ ~; . ~ , "~~ , ,I: g ~ ~o , ~ '" · " 'I ! I I" ~ !l ~,.. 'tI... "'jil ~ ~ ~~ ~ ~ ~a 'i! !!l r~ Il! ~ ~~ " , I' ~, :g l ~ ;,j "E I. 8 ~ a".. Jll is ~61 ~ ~ ~i :; ~~ ; np ~ :: I ~ ~l j " "i'i' : t! g 7< do: ;;:; ~" ~ ~ ~~ ~ ~e · !~, · rn' ~~~ ~~ ~ " :'-' c:> ~O !il =z z ~~m!ll ~ ~)I- = :i r- .. 5.- nI ~: ~~~ ~~ 1'3 ..~~ '2 ;:;l 51 :;:; 5 ~ ~ Inl~ !II h! '1 -oM Ii I [;J!!! I!, ell!, '" ~'I Hf" I ~ 11 n :':i IJ !1. Ii () ~~ ~(j) me !:ll)l !H "'~ )- r ::::tJ Otr:l~ 'U (f) -Z ~ c:: 1-1 .::tJv ~>~ z~(f] I~~ " z > o c , " z , II, !! Ii ~!ln 11iW f I · illl! 1!i!1 , ~~ rn\; ~~ %~ n ...j::.. "'"" G o , r (j m 1& <ON, ~ 12 ~~;' 6 ~~ ~~,! ~ ~ ~~: ~ l !:~ AI ~ ro~~ R ~ ~;i c! .~~; z. IU g a m en ~ 8 ~~ DO o!ri Oz Zm O\J fHOJ -I =i me (j'>~ cz ~2 l>(j'> Om m\J 7 "' cs 111 en " 1'= "' Ii ~~ ~~ ci " " Ii G 1> o o m (j'> (j'> ill r m o e ill OJ III !I t II " o F m ""' ~~ rem !l k'~~~tJ Ii .'........ .".'.. _ 00 , "i. '" !!l~ !:c --"0- . ..=n- '" . " k " I~ ni :1' ii! ~II '! 8 OJ <S' hi o e ;U ill (j'> m o -l ~ z o " o l> r "' m~ 5~ " - _ '" ~~ I 9-;_ Yl ..J,.., ~I . ~l Ji Cc ~~ 8 ~ ~~ .1 ~ R ~,l; ill t.J IU !! f.(io: ~ !Z\lW mlil 8mP' ~~ j; rrt i~i ~i t.: (J> H, !~ L ~ ~;~ ;i ~~ n l~ ~~ H' "'l>I" z. \J ~~'" ,~, ' 9:~1! gS.," ;~m 6'TnaaTT<lI ~ , F ~ ~~ ~~ ~ ~;j :~ ~ ~I/:~; ~l E ,. 1>(j'> of) OC m1> *fH ~tJ1 m~ (pr -1> ~III 1>\J (i\ m z o w o ~ r m ~mli lJ '; o E J: m m r o I 1> jU (j'> -< ::I ~ r z o " o ~ 8 ~ ~ IJ 11 li m ill o r r l> ~ ~ ~i g! ~ . e~ '" > ~ Q ~ ~ " - i) : ~" i ~ ~ >- ~ g ~ ~ I I ~ e 11 ~ ~ ; ; j{.f~1 [ !II ~ hI il .,J~ Ii ! ~m~ "I ,Ci" I ;;;::'1I r- z 11 , S;; jl l -< 11 o L~ ~(j) me ~\)l IH "'~ > ,... ::~Z ~ go ~ tz >-<: 2 0-3 [j) H:~~~ ~~~~ !~.y I~I~ ~ ~ ~ 111 > I ~ ~ rn ~ ~ 8 ~ ~9 Ing :1 -.l ..... 0) () ~ ~ J> r o ;1l ~ 1> ~ Z ;I> !-' ~ ~ ~~~~re~~~g ij 1!1~;i ~; !~~~~ ~- o:!i! --1 f'; R. 'S ~, F< '. "; : l~ ~ i ; ~~ '( ~ ~ h ; f,l II Ii 8 I m l> ~ U C -I -{ (J> ;= -I -n Tn Z () z m o o ~ ~l' ;:~ ~;~ " " ~.~ ~~~ "", II! 'i o 1) l> '< m ~ Z -I ~ E () c Z -I a '"' () ~ 'i, !~ it '0 ~~ ~ ~ II ~~ " ,m !~ i' I! d ~: ~~ .. ~ ~! m J'"T: ::;1 ~~ ;.'l. ~ : -. ~~ ., m. n ~ d m ~.: '" ., " " s' ~~ ". i~ ~* " ~. i , , ! ,.. , 0) z o l'; ~ ~i "' " ~~ ii e !:~F~~"() ~.d~'~~ l!j,~l~~ !~~:~~!~ 1'-''';' " !:~;~~~: li'~;:'~ "C"Jo~rn ~~~~~f~~ !;!i"!'~' '!gll~ .., ~~i ~~~ ,I" ~,' .' f:t: ( . l"1 ,~" ~!:li5 ~~..;,",p i~~~5~~~~ ~~:~:~~~* ~~~~i~~E~ p !1'!~'l~" ~i l~I!~f~l, " ~~;h!;~ ;~ ~{g~~i~: ~i !t.~,:~~ !ij~ ~ ~i~~:~~~ 'Jm j\ln~ '", "lEliI"'i 0) " "5 ~, \JJ '" <:J <:J ~ z Cl '"' () ~ ~ ~-==} I 'i -< ). " . ffi~ 8 l> '< :1 m Z -I :1 l> ~ Z (\\ D TI -I z ;t:: Cl r en () ~ ~' \ n \ I o h,gE. ~ ~ <:; 1'5~!;! ~,,~ ~ ;!i\lll5 r- "l (J>! ~~ii *! F~ ~i~~~~ -I! oil! l ; rH ~ i~: ~ j R ~ i~l: ~ m6 ~:~i~ D ~ ,'R' rn ( ~"',' :"= i l>! .'~. ~ r= i 1~1 i I ~ ~ ~ !l~ ,. Ci ~g !i i~ i~ ~l ~~ ~~ Ro; ~ ! G (J> -, l> 1Jl ;= N ITI \J mill ZO ~R Zo 00 mz (j> -I III (5 B l[J _ () 0 ~ Z ~] I ~O'~ Ou H o ~ ~4 ,~ ~, %~ f~ I ~j I: ~~ !i ~~ , , 8 (pill mr \:10 ~~ z1> -IZ ,,0 r;1l iilo ;1lR ~ ~~;;j ~ ~~~ 5 . c -< " = ~ sa , ;:;j * 52 i ~ o f] 'Z n li!"!I"lll'" "ffil!'i<l<, ,'~H" ~ ~ i ~ ~ If'''11 , ill ~ hi 1 itp ~, ~ '"0 to' ~ Ii j 1:J'!' ~ II ell! j, :;;;,' I z ,I U 5; d I! .., H () J ~\J\ "'e ~QJ ~~ ~ r ::~~~ QtTJ ~ 'U Ul ~ 1\ ..., trl ... >- f-7 z c::: L, !Jl~t) d~~ z ..., [f) ~~Jb ~iFY , z > " c . z x II. liJii "i'l! ii' llw i I i'IJll 11,11 Ilh, , ~ o;!l ~B lng ~ -.l tv ----- '0, ~ ~ ~ 0 s ~ Cl_____ g. 0_ _--1:;-0- . ~ "' 0 ~ I:l ~"9,,,,:, 0" _ - ~------ ~--'" / ~O ,~ , - " !;l.llQo . " 0 ;;;" ~ . , G" " .0 " 0" .-/ ~ -- o __--- ." ---- _ _ _~lJi"i-U~.~'91 . ,:. -,' (p ,,0 _ '-", II ,0 " ' ~ ~ - - -g'''- :;; 0._ _~, [l , _.~ []" " ~ 0 . ~ . ,r " .~ Il ~ 0 00 ./ ./ ./ " " "~ ~ <I C . . '.' 00 0' . C ".i;O .0 1;:" ," .' " " '" 0 0 ,,~~~:~~~-~, ~ ", . t ".",' ~ 0 ;I'" '" ." ~ ~ -,,'r," .0 .' ", 00 ::0 (p " , , , , ~ ~~ 00 " ,0 .eo " .0 . .0 .0 :0 ., , ~ .0 0' . ., 0" 0" 0" 0' . 0 ., ~ ",' J}"" .~~:' c , ~ , 0' " 0" "~ " '" ,;. 0 ,,0 ~ C " ~ ' 0 "" ~ , . O' . 00 ] , ~ , " " " 0 . " 0' 0" . ' " " - . ~ , .' " " . . '. 1:''' . , " 0' -, " .0 ,0 " ~>! " .0 " " " b b ,,0 .' . ' t;i .' ,.~ II ", ~ [] . . ~ " ~ ' ,,' " , 0 0' 0" O' .' l;:t - ~'<l ~ ' . ' ." ~ ~ 0' 0' " " 0 ~ lJ " .' ~ II .' ~[] '" ~ ' fjO 0 ii:P . ' " 0' " "': 0 G ~~ 0' 0' .' flo ~~ ~' ~' " g" ~" "'''~ ~ ' ~ .;:[] ~c " ;:J~~ J> ~ ~ E t:" . ' ~ II 0' ", ," ~'u .~ 0 ;:;0 ;3", \9 .. " m' " " . " ,,~ @5 g:D " . to '" g~ ,./, ./~ . ' ~ a ~ [] g' ~ ill .' 'f:: ci gJ - =. = . " ~ " "':" . 0' . t;l ,PICK-UP , " W1NDDII 00 m" (" " = c=;D ~,o !i;" " 00 " . , 'C ~~ .' 0" eO .0 ::;. ;:;" " 0 ~ 0 !;l". E ' , !:!" 0' . 0 g II 0" . . " .0 00 ~ ' ~ 00 . ' " ~ c " ~ ' " , 0' " . . , " ." ~ [] .' . , ,0 o' .~ " -~--.-,;r - t>""- -7"- -~- E' ~ 0 _0 .' 0' ", .0 " 0 - 0" ~ " -~~"._~"---- ~ . "';, , )(.'"' --" ~~ ~, 0 . " " , " . '".'" .0 ",>.0 !'I'l ." C" ~ " ~ Ii c," ." I I 'IQq -=----- "" @ - !~ 0 I ~ "~ I, . 1;:" ~ Ii 0" E'1 "' E:" 0" ~ "( B LA'I<:E 'RD~, , z . " "" eO EO 0" 00 0" - . " , I I I I I ~ ~!i~!l ! m -- -- .~ I ~~ ~ ~~F9 c ~ ~~E~~;~~I gj - ~ iH~~ ~ ~ ~ ". '" U I:'" ~S~~~~~~i [';j I ~ ">,~ · :>- . > · S '" :oj ~~~ H ~ ~~g~~5 ; ~ ~ ~ ~,,~ ~ ~ ~~ "' 1II1i ii/II c: ^~, ~ \7 9~ ~ ~ ~u~gt ~ ~ ~ p. ~ ~~ .. fii ~~ '" ~h I , Ie 1"1 '0 l : ~~~,:~ en ~ , ""' Ii '" iii ~ I\J "' ~~ ~ lli ~2f;~~ljl "," f ~ ~ r:t.I I'i~ "I J1" 11, '" "".!j~ : < "' ~ ~ ~ ' 0 , 0 '" ~~g ~!! ~ 'i~tj ~ I 'to g '" '"I " J}) ! 7J ~U!~!~il ~~ -.:. gil'~R~=l ::; 2: .i. g e 2 0 ~( ~ ~~,,"~~;~~8 "' ~~~ "'5 ~ . ~~'&!':!f re. tj t"' i'1 "' a~ r ~ !-j i!~$~~g j, ,,1I, "r en ;;\1 I "' ~ r :r mnu~; ~ . ~~,~, 0 ~ ~ ~ ~ ~~ '" v . * (") l . ~;:,.2 "~ '" ~ ~"! ~ ..., 'L, r: 0 ~~ i I W;~ "% ::;,,;' ., , '" ~~~;~dil ii;1i ....j .' ~!!!~!i~~ "'~ ~ ~ ill, il~ --;o~ ~ () ~ I ~ illl ~ Q~~2: ~i i'il Q ~ t h BfA ~ ~ 1" ~" !I'i! n ." ~ " ~ ~ ~ I hi ~-JtTj ~m ~'Z1i1 ~ ~ '" -->'2 ~c ~~c: ~ , ;:;j ~[;iiJ f I z~ . 1J1 "'.,,~ ~ ~ ~ jJl t) 8 ~ ~oz ;::3 tv ~~ i' >'ll! d~-< "~ c3;<1~ ~ ' ~~! ~ h'l ~ ~ ....... ~~ ~ I: ~f Z-JUJ ~ 1<i ~' ') I " ~ i '" '" ~ "' en ~ t;J d I l!I I Ii Iii 'i~ ~i . u ~~ ~l ~~ ~ ~, mj ~ , ~i ~~ o ~ '" '"~ ~~~ ~ ~ 2) g~ ~ " !;; (~ .~ ~~ " @ '" c: / ,// (. I5i ,. 6 == ~~ ( I @ III ~ ~ ~ " I !;; '" ~ ... en ~ i €;lO.O * ! g ~ ~ O() ~ I Ii I~ ~~ ~~ l il ; ~~ ! 'I I > , li~ " " ~ j . f !~ ag f ~~ a. ~ ~ n ~ . ~ . . I s:: i3 Ul ~ L~ a ~ RD : ~ m .. v~" Ij m ~ mY om ~~ ~IF l!~ ~.~~ : ~ !Ill~ i!= !F iii; u l)lp~ 1ft ~i~~ :: ~ ~~~~i ~!ffi d ~~~~ " '" ; ,"e< ~ " ,.,1- .>~ '" ',m, ~~ ~~i g~ ;~~;~ ~ ii:~i~ ~~~-!; %i~~ :j!!i' ~~li i~ ".~ffl: ~ <:l ~~~~~ ~'8i;i f- ~5~:;; ~~ ~~~ ~; ~~2;;j ~ ~ ~~~~:l: ~~i ~~ ~~~~ ~ :~~ ~~ ~~;: I! ~@B~ ~~;: ~ ~~ii i ~~~ ~~ :i~~ ~ ~ lli~~ ~~~ ~ I~:~ ~ ~~~ ~~ ~E~~ ~ ~ ~Q8i ~1iiJl ~ E~~ ~. "<'I'" ;1;31 ~I:!l~<> ;.: 2 gn~l,: i;I-'~ .: ilP." : a: ~;. ~~~ I ~ i!li d~ ~ ;*; ~ ~~5 :~ ~~1S. ~ a~:~ ~~~ ~ ~~~ ~ n~ ~~ ~~~ ~ ~g~~ ~~~ ~ ~~~ '" ....1;1" "'... ;;;1,\:;' ::; V<2~~ f<!i:t ~ ~,.:;:: ! ~;i !~ m ' !!i! i:i ! !i! ! ~~ ---<l ~~~ Qr:~? "~:-f ~ i'G~ C '". il ~"' ~!" am' ~ ms, ~ !~ ;; !'~ Ii:' ,I: , h~ '" 1i!~ "'~ zS~ ii ~~ ..ij : ;~ ~ ~~ ~~~ ~~ ~ ~~ BLAKE " ~e ,. '; I! ~~ ~F ~i ." "l I! ,~ ~< .' Ii ii " ~~ i~ ."'~ m ;U , u, " " ~ ~ ~ tor ~ j . d : ~ ~ ~ , ... en I ~n m ~~~ ~! II '" ~ , , m 20 IJ: ;S~~ ~ ~~~~E3 ~ ~";;l c;3 ~~ "'2 .~ ;:;j ~ ~ SE i" g ~ ~ I ~ ~ ~ (1 <-~ ~(J) "'e !'l\)l 8~ "'~ ) r- ;::::0 o tT1 <1 ,,(J') <; i1 >-3 trJ '"' > 1-7 Z c:: L, ,Ul ::0 t) S:!Z ~ z >-3 (J) II~ , > o . , z 'I, !!hi -;~lr .l;ih i '! i I · .IIll !I',!l i.!!f ~ ~ ~ > ~~ r tv ...... GlUARR'fTILE CA~T CE~HIC TILE DE=r;!.TILE ~TIL.E g' ~ """" ~ CER.d,/1/CTLlJ: "' ~O O~ ~ "11 - z: I - - ~ o FAN"L1NGo E o 0 ~f:= ~ ~O 0 0 0 0 0 ~_I;; o VINl'LFA8RIC E)<p06ED SRlCk f'AINTEDD~ tI ~a 0 a 0 0 0 0 0 o 0 0 e.uaPENDED () F 0 o 0 0 ACoU~C ~ m o 0 o 0 0 IIlA!1.HAal-E Z o 0 0"",,,,-' " @@ . . ... II' II' ~EIc:.I-1T CF~ET) PAINT -, o 0 0 &TAIN '" 0- AL\Jl'1.000R.lRlH :r ooo~o PLA6TIl::l..RIINATE 0 G '" 80GB 8 ri'<<..@@.....mO(1ll1l>LOCATIct4 0 ~ ~ ~ m:im ,,@ a ~ ~ . .... ll:Giili;ll N -l . Q> ;s: !il1l:.....~b. \>l .... I>> \>l b> b> b> .... .... LEAF&IZE , .. ~il . . , , . . , , , . :r. ~ "'- ~ ilI::1 --' II' II> II' II> --' --' --< --< ! . ,"~~ . . . . . . . . . . :'i~~~ It ~tii~ III (1 1'1 1'1 11 p. p. J>. J>. ELevATION U ~ ~~B 0 0 0 0 ~~~"'" ~ ~ '0 I"~~ 0 &TEEL 11 ~ ~~~ 0 0 0 0 ~l1gJ::!NA1l! ITT " .~ ,,,,, ~ e IU H .. :=" ~ a ijinr:l! 0 0 0 0 ALU1INLI1 ?J.::I: ~i~ 0 = m ]:.. Ii: ACJ~TAal...E .ALtt1 lJ @@@GG) OOOOFIVDT I~ ~ ~~ U ~ij ~~ - - """ 1.\ ]I g ~, ~~ ~~ ~~ m m ~ li~ !" h -~ eM'''' r ~ ~ ~ ~ ~i! P f'RIvACT !'j ~ ;. ~~ i,i! ! 0 " 0 0 m~ '-= \l ~ ~l i!! ~-I 10; U' 0 0 0 0 0 0 e.eLl-C:LOe.E:F! n tJ ~~ !~: ~ 0 0 0 0 0 0 0 0 0 P~&TOf' !:j F ~~ ~ ~~ ~ 0 0 0 0 0 0 I"\JSl-FUU. ~ m ~;g ~ g~ ~ 0 0 0 I"ANIcI-lA~lllARe rn 88 i!;:1:2 ~ Df3LACTll'O':;DCJO (jl fi HI' Il .... .... ROa1&Ii:iN P. ... jll~ ~ 0 0 0 1I-lRE5I-KlLD () rn 0 0 0 DOQR.l!I.IeEF f\ ,,0 CI-IIME ~ .. 0 V1!lIOH PtINEL HJ~ .' ~~i ~~ i ~!~ i ii :jl' ~ ~ III "l" ~$' ~ 0 ~ ~, ~ ~ ~- ~~! ~' ~ ~~ ~ ; d ; r ~~ ~o~ :;~ i ~i i 8 ;~ ~ · i g~ -E~ "~ g "- ~ ; ~" F= o:~ ~s . ~!: ' h _ ~~ > ~~ ~ I; m~ o. .. ~ m ..~ ~ ~. ~ . .~ ;V '"~~ ~ic~: ~ ~~ i~un ~ q ~_i ~ ~~ \' ~~~ l' ~ ~ ~ ~ "~ (p _ \ h ~ _c B ~ ~ ~~ ~~ "i ~ ~ ~ 2~ O""~"" I'- _" U ~ ~ ~ ! ~~ \ , . ~~ I ~~ ~ ~~ h $;:::;: 6 ~ 2lil a'*~' I' m j~a~ ~.~ ~ ~ ~ '" o o :r ~ r o G '" n!H 9 n" m I ~ ~ PI"ln m in~~." ~ Ln> ~n {; 22H~ ~ i n " o 0 0 ~! @GGG ~ ~ Ii ii Q ~ ~ ~ ; n ~ qn ~. n ~ Q ~ I ."-'1-" (i')@ . " 03> Ii> ~ ~ n . . ~ ~ ~ ~ ~ iH ~~ ~ .- . n~m~ ~ ~~i,~~ ; .do~ , n~iI ~I~. ~~ \ . ~ ~ ~ "' :l~ a'-10" @ ~" ~ z ~ ~ ,- . IT;B1~ if ~~ ~i ~ ~~ L .~ i"~ "-0' og t~ 2~ ~iil '0- F ==j ~U~~ tI ~@ J!! m ~ :::!@ 2 @ ~~ s: I i~ ~~ ~ i ~~oii~ o~~~. ~~~~ .~~ ~ib ~ ~ . ~ ~ ~ j= (f) Iii am :~ ii ~ 1'_8" 33'_,z>' J1'-4" W "~B ~~" F~~ g .- ~ ~!~~URG= FL.OOFt FL.AN 'Hm -~'" a Ii:n !! t1f ; ~ I hqrGbv IlIrlli~ lha! Ihl. plan, .pecUlclItlan or report wal pr.p"...d by me gr undor my dlr>lcl sup.....I.]on and lhal I 11m a duly reg13IBud ARl":HITn-T under fhG law~ Dr lh. SIal. 01 MINNESOTA Rogblrlltl $lgnallll1l ~ ~ i " i I I L Q m if 1I z . ~ ~ o ~ ~ cpo "~ il f.. 5 i r- ~ (J> 2 m r- m ~ -t 2 ~J "" II ~~ ci n "~ ~. , ~ r m~ "R UI n ~ """ t~~ __d:;;O DeL.. D~D ~~~ ~~~ ~dvl ;:l~~ D~" Z " ~D;;a rZD < "'''''' ~~~ [] o [] ,to iiI. . 0 ~ m ~~ " ~ (J> 2 m r- m ~ -t 2 -+\ ~~.j~ ~~M ~~~~~ ~~86~ e.;~. ~~~~~ ~~o~ii >ih~ o~ ~ "~ .!J ~~ h ~ij ~~ 5~ I~ ~~ ~. ~5 4'."''' UI ~m I&'-.oj." mg ffi~ "a .>~ ih !~ ( iiu~ !I': ~s~ P~g . ~I~ q~; I m ~ -t 2 ~ ~ Oof 2 ~~'lf~~ ~~~H ~< ~~~l~URGERS EXTEFtIOFt ELEVATI0N6 E5FtICKIeEFtlE6 II FA6CIA IU ~!i ip ~f ~~ fn~i EFllll:;!' . ~ ~ , . g 1&'-4' I het.byclrl11vlhalthlo plon.lp"clflcallanor .cport w.o pnlp"tIId by m. ar undor my dlrllCt '""p.","'la" and thai I am "dulr ....Olll.....d ...IlCHIITr>T "n<lerth.taw.oftha Slot. ", MINNESOTA RoOlllrotlc 5lgnalur. " ; @ ! if , - ~ ""* ~NT ~ GWI<I1TY i I!l'i''E9 rAIJJ!C .llI...- ....;;;;< ~&t~I'i!a-lTi c:uANT1TT i m ~ i ~ ~ m ~ ...... to '" eY ;i ?i ~ I'1AfIl:K l:GlUIFHeNl NUMEle~ - - ... a.1ANTm iii ~ ;!j 2 ~ ~ I ~ i ~ ~ m - --... -.. u~n ..l!h ~ P ~ x ~ ~ "IE H. ^ ~ ~ ~ ~ ~ , . U ~ ~ ~ ~ 9 (ii t! B ... III II' '" -- ... --... ; U~ UH~ ~~~ m"""~ ~'2 "~i~~ ~Ru ~~ m;o Ii I~ " u g ~ !! -----,,'" >~~UB H'pl;;.~ "~h~~a 'Q ~'" ; ~ ~ J:I!Jl tli !!. <Ii ii> SI~~PB~ 11 ~~~~m~ i"n~h, lI;l1m~8~~{i W' ~ r~ u= '" """ 'c'" ~::g~ --ll:^' D",-< ~~D _p....>IC l> >(,o1(TJ r ~~~ : :J>DCIl g ~~~ g :l>O:;::(] Vl rzD < R~g D'" C '" -< ! :! 2 1iI B i ~rnrnooo In m m CI 0 0 . . . ~ltl~ltl~l~ ~--"II'- I~ H~ ,~ ; n p ~ ~ · ~ U ~ ~ i!i ~;II 'ii z~ ~ . ~rnmrn .~~~~~ rnrn. rnrnrn rnrn ~ i1 m ...... ... .. .. ,,-- IJ' .. i::l = ij m ~ i ~ ~ m ~ =~ ...."," c:uANT1TT ~ i ~ ~ m ! ! j 2 1iI B i ~ ili@ ...."'....'" OO.....UOUl . . . rn rn ~ rn rn rn rn rn rn rn rn rn rn rn rn rn rn rn~ . ~, ~ I~ ;:l ::I ij ~ ~ ~ 2 2 S! 1 - - . - - - - 1- - - - - ----- II!! - - . F ~ IB~H pH~ I" Pg. ~ la ~ iii ~ ~~.~~ ;'''1 ~ . ~ . :2 III ~ ~ '" l Ii " ~ i ~p l ~ h ~ ~; ! aU ~q ~ " " ~ B * ~ :! 2 1iI B i ! ~mm "'Ill." ~~] ." . ~u ~ Ii ~ ~ " r ~ & I p~ .. .. - - - p ~ ~ ~ ~ h ~ ~ q "g L ~ ~ ~ ~ I ... '" -- .. - I;Jl !!!.'!! j - .. ~ PUHIH ~ ~hU~ h i ~ ~~p h lll!l1f1~1~ ---......."': ----- ~iBIUHHH ;~~F.IP I~;H ~~! i. ~~aH ~ ~~ ~ H ~ ~ ~ 1'1 () 1'1 1'1 1'1 ~~~~~ In~ " 2 ~ i 5 =mo" . . . U ~ ~ m :';1:';1:';1<1<1~I~rml ~I:I:I:I:I:I: ~~ ~~I. ~mm . . . , m m o. . ::i.~_,_,_,_ ~~~~~~PH ~~?PP.F~~ U~UHn ~~~"._.,. ~~jiH~O~ ~~o~i~ ;~ ~.." ~ HU C ~q~~ '- ~ '- ~ ~ H "101"1"1" < < j;I ~ ~ ~ ~ Ii Ii ~~~~~~6 ......j1 UU~" ~~~~~.. H ~ d ~ d COJ ~ COJ d CO> ~ d~QQQ ~um . .. rnrnm "10 ;;[0 "I!I!I-"- ~s g OJ .. _ _ n~ "~ ~ a a ~ ~''''mmmmmm lIlQ>lP\lIlIllJllPlIl mmmm,nmlll;; (l>Q>\lIlPlPlP\lIQ> Zz'l; JE.~i . . . - ~---..- ppBl! ~pp ~~~h ~ @ 0 g liil~1 ~ . " ~ -H ~ " ~q i ~ ~ ~ & 1 m g ffi I ~ ! m , I . ~ . ~ i ~ ~ &llllo{llo III 0 ::l1ll 0 rn Cl CI Cl R l:l Q Gl g! 8 o "'l"" @"'"", ~ =DCOJ COJ oo@@COJ. COJ I\l\l COJ d8~ ~ n ~ ~ ~ ~ ~ i ~ I l i ; ~ mm~milmHrnrn HHU~H~ ~ --",,-, o ~ ~ 1m ~';;:: ~* _ Irrl~ """ """ """ - """ """ """ 1;; H~'3. Er~ l~ n >~ ~~ l!ko! E~r ~~ ~ t4t~ ~C1~ .~ e: ~ . g~r ~6i ~ Hr ~Cl \] ~~ E' ,. ~ ! IlEEEGlUIFMEN.T5!:l-IEPUU!l'ORllall:Ol-/T6 JI :r . ~~ !~~ ~ . ~8 "11 m " JI :r ~ ill .. ~ ~ I i J!J ~!i ~i~ Ii LW ~~~ i ~ lJi Iii II II! .i ~~6 "a ~m ~I !nl ~~ ~ i~ h ;bi 2~ ~&d 6 2 2~~ ~ Ii ~~~i u' ~ I ~lli~ HMmURGERS EGlIJIFMENT f'LAN - 6TANDAIO!D ~L1- ~:!UlI~ IU! ~li J j 'l~ P I h.nbynrllfylhatlhl. plan, apBclllcallan ar ..part Woo p..parod by m" or undo, my dl",ct ~~~~:;'~~~ and tnat 1"~:rara'hll,,ulr,,;~g:I.~~~ Slallaf MtNNESOTA Ragl.lral Slgnlltutl ~ ,Jul-28~3 lO:39am From-Wendys International 7635331737 T-924 P,002/002 F-811 Neighborhood Meeting for Wendy's International 502 Blake Road, Hopkins, MN On July 16, 2003, Wendy's International mailed an invitation to property owners near the proposed Wendy's restaurant in Hopkins to attend a neighborhood meeting. The meeting was held on July 24,2003 at 7:30 pm at the existing Wendy's restaurant located at 510 Blake Road. The following people were in attendance: George Christiansen Frank Murray 3852 Yosemite Ave., St Louis Park, MN 10384 Franlo Rd., Eden Prairie, MN Both of these gentlemen represented the apartment building to the south of the proposed Wendy's. I gave both gentlemen a set of plans that Wendy's International submitted to the City. Three issues came up as a result of this meeting and a previous meeting I had with Mr. Murray on July 22, 2003. ' . The first issue is that Mr. Murray would like to have some input on the design of the fence that would separate the two parcels. I told Mr. Murray that we would be installing a six foot cedar fence and that we would be willing to stagger the boards to give it a more attractive appearance from both sides to address his concern. Mr. Murray appeared to be satisfied with our response to this issue. The second issue we discussed concerned Mr. Murray's cunent use of property for parking that is within the boundaries of the proposed restaurant. Mr. Murray acknowledged that he knew that he (or his tenants) had been utilizing property on the Wendy's site, but that he thought it was less than what our site plan showed. At the time, aU I had were llx17 copies of the site plan and it was hard to determine exactly how much of the Wendy's property Mr. Murray had been using for parking. I told Mr. Murray that I would get him a full size copy of our AL T A survey the next day. (I hand delivered on July 25, 2003) Mr. Murray based his belief regarding the amount of property used on a survey that he had completed five to six years ago. I asked Mr. Murray for a copy of his survey and told him that I would get it to our surveyor to see what, if any, discrepancies existed. The last issue discussed was the location of our trash enclosure. Mr. Christiansen initially suggested that he would like to have it located on the northwest corner of our lot. After some discussion, a reyiew of the landscape plan and a reminder of our installation of the six foot fence, Mr. Murray consented to the proposed location. -e ; . CITY OF HOPKINS Hennepin County, Minnesota RESOLUTION NO: 03-63 RESOLUTION MAKING FINDINGS OF FACT AND APPROVING A CONDITIONAL USE PERMIT TO CONSTRUCT A WENDY'S RESTAURANT AT 502 BLAKE ROAD WHEREAS, an application for Conditional Use Permit CUP03-5 has been made by Wendy's International; . WHEREAS, the procedural history of the application is as follows: 1. That an application for a conditional use permit was made by Wendy's International on June 27,2003; 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 July 29,2003: all persons present were given an opportunity to be heard; 3. That the written comments and analysis of City staff were considered; and 4. A legal description of the subject property is as follows: Tract B Registered Land Survey No. 1367, Hennepin County NOW, THEREFORE, BE IT RESOLVED that the application for Conditional Use Permit CUP03-5 is hereby approved based on the following Findings of Fact: 1. That the proposed use meets the requirements for a conditional use permit. BE IT FURTHER RESOLVED that application for Conditional Use Permit CUP03-5 is hereby approved subject to the following conditions: 1. 2. j' 3. 4. 5. 6. 7. That the watershed district approves the proposed development That the public works department approves the final drainage, utility and grading plans. That the parking variance is granted. A right-of-way 33 feet in width should be dedicated for public street purposes. That Hennepin County review the right-of-way needs Blake Road is a County Highway to determine if additional right-of-way is needed. That the County approves the access to the site. That the development is constructed as per the recommendations of the traffic and parking analysis. :. Adopted this 6th day of August 2003. ATTEST: Eugene J. Maxwell, Mayor Terry Obermaier, City Clerk