CR 91-215 CUP - Holday Companiest
September 25, 1991 do P X� Council Report 91 -215
K
CONDITIONAL USE PERMIT - HOLIDAY COMPANIES
Proposed Action
Staff recommends the following motion: Move to approve
Resolution 91 -122 approving the conditional use permit to
construct a gas station at 1120 2nd Street South
Approval of this Resolution will allow construction of a gas
station.
The Commission on a 6 -1 vote approved Resolution 91 -19
recommending approval for the construction of a Holiday Gas
Station.
overview
Holiday Companies is proposing to construct a new gas
station on the, southwest corner of County Road 3 and 11th
Avenue. Currently Amoco is located on this site and leases
the property from Jim Justus. The applicant will raze the
existing business and construct a new building.
The new building and gas pumps will be oriented to 11th
Avenue rather than County Road 3. A canopy will be
constructed over the gas pumps.
A gas station is a conditional use within the B -3 district.
See Zoning and Planning notes within report.
Primary Issues to Consider.
o: Is a gas station allowed in the B -3 district?
o Is there an impact to the area with the new
construction?
o How will this operation differ from the existing
operation?
o Will additional right -of -way be needed if County
Road 3 is expanded?
Sumortina Documents.
o Detailed Background
o Analysis of Issues
o Site Plan
o Resolution 91 -122
, * ,- p a A CtA A d,44- -"n4
Nancy s.dAnderson
Planner
CR91 -215
Page 2
Detailed Background
Comprehensive Plan and Zoning
The Comprehensive Plan has designated this site as
commercial. The zoning on this site is B -3. The proposed
use complies with both the zoning and comprehensive plan.
, Landscaping
The landscape plan shows a heavily landscaped area along
County Road 3. The Zoning Ordinance requires 14 trees on
this site. The landscape plan shows 5 trees of the required
size. However, the City Council is allowed to grant a
waiver if additional landscaping would take parking spaces.
More landscaping would take the parking area on the north
side of the site. In this case the applicant has landscaped
heavily with shrubs.
Staff is recommending that the staff and applicant review
the landscape plan to see if additional improvements can be
done to the landscaped area.
An underground sprinkling system will be installed.
Fire Marshal Considerations
The Fire Marshal has reviewed the proposed plan and has
found it acceptable.
Engineering Considerations
There are several easements on the site that need to be
removed because they are not valid. The City will also be
requiring an easement for an existing storm sewer on the
site. The Engineering Superintendent has.reviewed the plans
and found them acceptable. The Engineering Superintendent
has noted that the applicant will be required to use erosion
protection measures on the site during the construction
phase of the project.
Parking
The Zoning Ordinance requires four parking spaces. The site
plan identifies a total of 12 parking spaces. Eight parking
spaces are along County Road 3, and four are on the south
side of the building.
Zoning Reauirements
B -3 Requirements Site Plan
Front yard (County Road 3) 20 feet 85 feet
West side yard 0 5 feet
East side yard 0 110 feet
Rear yard 10 feet 55 feet
CR91 -215
Page 3
Signage
The site plan identifies a pylon sign in the front yard.
There will be additional signage on the canopy. The pylon
sign and the canopy signage comply with the sign ordinance.
Trash Handling
The trash area is located on the southwest corner of the
building next to the parking on the south side of the
building. The trash area will be enclosed. This area will
have space for trash to be picked up for recycling.
Access
Access to the site will be from County Road 3 and 11th
Avenue. Two access points are detailed from 11th Avenue.
Both of these presently exist. The curb -cut closest to
County Road 3 does not meet acceptable design standards for
the distance from a major intersection, therefore staff is
recommending that this access is closed. If County Road 3
is expanded in the future this access will have to be
eliminated. The applicant is aware of the staff's
recommendation, but is requesting the access.
The site plan shows a reduction in the access on County Road
3 from 40 feet to 32 feet. Any change in the access will
require County approval. - The staff does not oppose the
reduction in the size of the access.
The southern access on 11th Avenue is a joint access for
Justus Lumber and this site. The site plan shows a slight
increase in the size. The staff does not oppose the
widening of the access.
The applicant has submitted a stacking plan. This plan
shows the cars stacking east to west.
Exterior
The .exterior of the building will be brick. Several
different types of brick will be used. The applicant will
bring in samples of the brick for the City Council meeting.
Primary Issues to Consider
o Is a gas station allowed in the B -3 district?
A gas station is allowed in the B -3 district as a
conditional use permit with the following conditions:
1. The site shall be constructed for drainage according to
aplan submitted and approved by the city engineer and
fire marshal;
f
CR91 -215
Page 4
2. The entire site not covered with building or
landscaping shall be hard surfaced;
3. The lighting shall be accomplished in such a way as to
have no direct source visible from the public right -of-
way or adjacent land in the R district;
4. No driveway access is less than 40 feet from a street
intersection;
5. Any other businesses operated on the site shall conform
to this code;
6. The site shall be constructed for parking and traffic
according to a plan submitted and approved;
7. If the station is self - service, each pump island shall
accommodate six vehicles in storage land in addition to
those accommodated at island;
s. The front yard shall be landscaped and ten feet in
depth; if station is non - conforming, a curb shall be
constructed to separate the drive from public.walk.
The site plan conforms with these requirements.
o How will this operation differ from the existing
operation?
The new Holiday building will not have a car wash or an auto
repair business. This operation will be strictly a gas and
convenience store.
o Is there an impact to the area with the new construction?
The use of the site will essentially be the same, without
the existing auto repair use. Without the auto repair the
site will have less need for long term parking. However,
there will probably be more of a need for short -term parking
as Holiday concentrates on providing for convenience grocery
needs. Also with the closing of one access, the site should
be safer from a traffic perspective.
The landscaping along County Road 3 will be an upgrade from
what presently exists, which the staff feels is in line with
the improvements to County Road 3.
CR91 -215
Page 5
o. Will additional right -of -way be needed if County Road 3
is expanded?
If County Road 3 is expanded in the future, additional
right -of -way will be needed along the south side. The site
plan does indicate the proposed new right of way line. If
County Road 3 is widened, there still will be a 15 -foot
landscaped area along County Road 3, All of the site's
landscaping area is within this area and can remain.
Staff is recommending that the landowner and the City enter
into a development agreement to formally clarify the issue
pertaining to the future dedication by the landowner of
additional right -of -way. The Planning and Zoning Commission
has recommended the City not require the landowner to
dedicate the necessary right of way at no expense in the
future. Please see the attached "Zoning and Planning Notes"
for a clarification of this issue.
Alternatives
1. Approve the conditional use permit to construct a gas
station on the southwest corner of 11th Avenue and
County Road 3. By approving, the applicant can
construct a new gas station.
2. Deny the conditional use permit to construct a gas
station on the southwest corner of 11th Avenue and
County Road 3. By denying the conditional use permit,
the applicant will not be able to construct a new gas
station.
3. Continue' for further information. If the Council
i n that further information is needed, the item
should be continued.
ZONING AND PLANNING NOTES
Staff reviewed the proposal with the Commission. Mark
Nelson, representing .Holiday, appeared before the
Commission. Mr. Nelson reviewed the site plan with the
Commission.
The Commission discussed the following:
0 landscaping
o access
o removal of existing gas tanks
o sidewalk
John Novak appeared before the Commission. He requested
that a sidewalk be extended on 11th Avenue to the traffic
signal. Mr. Nelson stated he would have no objection to
adding the sidewalk.
There was considerable discussion on the following condition
in the resolution: "That a right -of -way easement is
dedicated in the future at no expense to the City or
Hennepin County for the anticipated expansion of County Road
3. A development agreement shall be entered into by the
applicant, landowner, and the City to formally outline the
specifics of the County Road 3 easement dedication."
Jim Justus, owner of the property, expressed concern that he
would not be compensated for the easement by the City or
County. Lee Gustafson, the Public Works Director, stated
that it was not uncommon to request easements with a
proposal. The Commission was concerned about the part of
the condition that required no compensation to the owner of
the property for the. easement.
Staff stated that obtaining the easement in the future could
be an expense to the City.
The Commission recommended removing the requirement that the
future right -of -way for County Road 3 is dedicated at no
expense to the City or Hennepin County.
Staff is recommending that the City Council include as a
condition for approval that the future County Road 3 right -
of -way easement be dedicated at' no expense to the City or
Hennepin County.
CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION NO: 91 -122
RESOLUTION MAKING FINDINGS OF FACT AND APPROVING
APPLICATION FOR CONDITIONAL USE PERMIT CUP:91 -5
WHEREAS, an application by Holiday Stationstores for a
conditional use permit to allow construction of a
Holiday Stationstore is hereby approved.
WHEREAS, the procedural history of the amendment is as follows:
1. That the application for Conditional Use Permit
was filed with the City of Hopkins on August 27,
1991.
2. That the Hopkins Planning Commission reviewed such
application on September 24, 1991.
3. That the Hopkins Planning Commission, pursuant to
published and.mailed notices, held a public
hearing on September 24, 1991; all persons present
at the hearing were given an opportunity to be
heard.
4. That the written comments and analysis of the City
Staff and Planning Commission were considered.
NOW THEREFORE BE IT RESOLVED, that application for CUP:91 -5 is
hereby approved subject to the following Findings, of
Fact:
1. That the proposed use is a conditional use within the
B -3 zoning district.
2. That the proposed site plan meets the requirements for
a conditional use permit.
BE IT FURTHER RESOLVED, that application for CUP:91 -5 is hereby
approved subject to the following Conditions:
1. That a right -of -way easement is dedicated in the future
for the anticipated expansion of County Road 3. A
development agreement shall be entered into by the
applicant, landowner, and the City to formally outline
the specifics of the County Road 3 easement dedication.
2. Any revisions in access from County Road 3 as proposed
are approved by Hennepin County.
3. Erosion control measures shall be provided during the
construction of the project..
4. The northernmost access along 11th Avenue shall be
eliminated.
5. Landowner shall cooperate with the vacation of existing
easements and shall provide a storm sewer easement to
the City for an existing storm sewer on the site.
6 Proposed use shall comply with all standard City C.U.P.
requirements pertaining to such use.
7. The applicant shall work with staff and submit a final
revised landscape plan.
8. That sidewalk be installed by the applicant or
landowner along the west side of 11th Avenue adjacent
to the appropriate property as determined by the City.
9. That the applicant will provide a monetary allowance to
the City for the additional required trees to be
located along County Road 3.
10. That applicant work with staff on possible further
widening of the southerly access on.11th Avenue.
Adopted this 1st day of October, 1991.
Nelson W. Berg, Mayor
ATTEST:
James A. Genellie, City Clerk
1305-
U
�J
No .112
V/,-�
1
i
1
w L - - - - - - - - - - - - -- - - - - - - - - -- - - - - - - - - - - - -
�
t 1
1
1 i. It 1! 11 I I
g [ � { 1► i 1 �• I I �� 1 I .. I i
-� Qui�J J
�1
_^
' O U
-- 1.
U)
lit A
PI
v
1 c
i - ff l . t 1 - u
0 1 A)
\ 1
-�- - --
COUNTY ROAD NO. 3
R' - -- 11 "
I rVI �l/ /� 1 - OVL RALL SIZE - -- J.D. G.
, � . � �n+r srao v/r ua� ss � _ _
art a-e eac izrus . in�am+
eae Rsr suro �eo en+c �na,n no�
� - asmc eua+� a,vos ca+on'
(sm�cn� rn�. un�s) io s
ra+a�m m own� war v/o�
- ca+m m im+v+e exsr. rsmrAec nko
- em� se ro � mva�e
b - axm rusr � vaafvar eaaert
I . � .. � AT lIM AK CFDI 1D 1RNflG IxlOVG
WNSIR
L- 1-- J w��ucr � nc �r
f -
�----� + �
i �
L_ 3 ' ` _! •
i
f - �.` ��s-ar i
�--- �
s�+ar uin r�sar. (a ¢raU i 5 �` p1 � � � �
��3Tf�, n�-8 FD�R �TAIS �ol W � Gntt�x� r - � - � ��yQ�t � 1 I � , ' � .
i
7 RtQ1/GT itfS � _ - - - + � � �
� �
I �
- - - � � - - - � � .
� r---"- -^-����--��., I I � � �
� - __ _ '__ - __ - � i 4 I z
13 1 � 1 I � i
14 � �
� � S 3 � I . � . .
� �, , �, � I I � �
L_! ' ^! 1--: '_ = _ ,___ � � �
��-- ---------- -- --
i r ---- i J---------�--� � a
. � „ ' 1lKAlE VA1@C LLLCL.G4S tLiHt � UdvfVAY CA�Q7i ,
' � � ts� Kso lDGete n�CT. twws � i � � b�
I re� tva°r V/OUrErt s � � � �j•+
utn ett�T UxA 7o sn rf. F
TYP. 3 YCS 2 IOQif ttM4 ) ( r - - -' - - - - - - - - - - - - - - - '�_� -� - " - � 5 � -S 7D'-C gI'--0'� �'' �b t•i
1 �'T ��'� fA� � ' ' � � ' ti � i � � ^ .
� � 1 �
14-0 �J7 iSL�t HQfl4Y 9Ct1
NFD ttlTi O NIE �RfiE O 04t � � 'RtA31 O'Ia09J� �7EE _ � -- �' � � O
� 7D 9Q rT. (iYP. 3 Sq . I 1 3Tf b-4 fiR ffTAiS ----� i 'u
8 � EUlET fOGO � i 1 YAiI PAQ( 7'71t/5 j - -- - r•�
� N.s HU1747 ](7i � � O!l-S M: � � I fi I� i i i
car�c m rurnLL s�' a�� z4 w i i � tiOk�IDAY STAiI M� ^r Ic��t� 1 p�� a I� � � � �
t£fdt SY�lii4 O BILWG k GNCI'Y� WS � 1 1 �-- --� o �6TAL N�a �OBS 34 TT 1 QY Of�t ( 5� ,
SlGNAGE & PiPING LAYOUT ; ; ,�„,��_ 1 �� � '„ ����� � � ;. �" j �� ;
� � � � v �� -? YI n �-- ---- �! � � � � �e ;
4 � � ' I ( �
� � � � 3 �i � _ * � � ,
I I ��'--� - � f iB q �,
� � , �-4`� �i � s c �— --- —�, u �
, io , tR i i i� '
� t �istvwc �a�uT'ata - � b r R � � i i i� czsr. a�aco sw
� , b tiG WJT'S � A=3 r-�;
i i� .�-s� xsr ' � i � q-�t �... � m��sx�
, ew.ct �e v� '. � � � � � �' a�rrosm rcv ea.�sxr
i t '�a�m °"q�' �-------- +�------�----- ---�-r---�= =� ==- - - � � � rt �. rroaro� rEU a�+a ue �
• � i I • d • --- i � ---� - � - - U -- � i i � � rxsr. �.sa�a+r uf
� � '� � ' u� ��-� � - - � - , � i •, � � i � � � � e�asr. a,� u�
� � T CONCPEtE . 14 � � , g � ' S 2 1 I �� �
-----------' . � 3dX1?8' CAtqPY � .75 9 1 3 1 � J /` �
. � tREG7m DY UR5t5 � . ; r - - � � � � � �
- � , � � � o ' � e
, _ i . -' __ _� , _�
IT�VEVAYEAg7'FNfI�-- � - -' _._ ^ _._ � __ _ �_ � � '
_ t_�_____ _'�____ '
� � 0' 27-0' ZZ'-0' 4 27 � Y'-S't �-�
NSP. EA33II4i CN�T fOQINGS * . _-_ 1 1 � i. gy
}�ISPET'lS� SCF1�Dl)l.E �� �" � � r�� � t � I i � : , �
rv� n� �rrE r�,a nwc � i � � � , � r';
i n,r� ua�uv� a - - --i------- '--------s- ___�, -__.._-_r"� y �'/�
�
2 D..NL IE3'L 4 . b I � PLaG Pa.£ � _ _ - _' � i ' � � �
A-8 FCR IEf
3 WaL tttf.4IIII 1 � � , , y 5R - - .5R � � I y'R ,
4 IlIAL U�t,£AtYD V/ 3 . uyR ✓ I
5 I31N. SP. Ulfl4'tD 2 . " -0 _ I ,,
8 QIN_ LttEACH) i � . N
10 35-0"
'°� � �, 3 � i i Tx avErruE souTx '
e wa.. sr. uaF.e�n z .....�. � I ; �
� wa� unrJarn i i �! � �
�]0 RkL lft£tQ7l V/ 3 . -- - r � ',
� 31 ANIL SP. LNFARb 2 ' ...� ' i
. - j` �� �---�-�-
� � � � �
� wa� u�nrm v� s TANK SCHEDUIF I
1{ A1AL LlSEL 4 ' . . q
. N0. � LMAQTI' PRCLUCT � � s 20 10 0 20 40 .
� 75 QJA U1£NSD 1 1 4-0��5-6' 72000 GAL. LNPAtfD � � �
� fq�'z 7&2 iQtQll �. 70 ff tFlD � 2 4-0"�P5^0' 12000 G4L SP.W�F/ItD - - � 75 5
� 3 K-0 �Q5^0 � OOU G4L V-
� 4 4-0'�25-0' 12000 G4L �1.
r sca�E � '=20
TT� REVISI S IOCATION:
� , I
� �•-- NO. DAiE qiANGE BY H 0 K{ N �
.�:�I� - � � ,�� • <� "" .�` s"� �„�: SiTE PLAN
w.� Hol�d
4�om an�es t� 'C'�/Y/R � ��y SCALE pRAWN 8Y DAIE DRANING N0.
;��lo P _�,,, ,�aso'_o �.o.c. s,zs,s, 6
nse� wesr aoni MINN A Q� ,
. ' ` •
•
I
i
t !
� �
� '
� ! I I ' ;
� _t� � _ _ .�' . nasr. zo' s�a, � � � ,
�ret rn ��� ; ' C''�
� '/ � �
i � i i ;
i � i � g� �' z � ,
�' � � i i . � �
{ $,`� '; y i i � i �� �
i �
� � � �---� ------- a--- �
� a
. , �. � , � � �,�,
IIE�tVAY CASTDdf i �
� �. 1 I � � �
� �
i r------------------ — ca+c a � � i � � I
! � i . r€v � siva�+ �tc 1 I - '
, �O �'�� ; z
� i � �
I 1 "" , O
� I 1 4 � -- �- I 4 � '
.�9 r —,� _ � _ � r _ , v
i i 1 � -- �� �.
i � i � � � �
1 � ' HOL.�fQ4Y�ON5� � I� � ;: , � I
1B7et sm � r a,d .; , g, I I
�,a � (- i � �- sa� .et�e. zv� sa tr. 4 i� �,� � '
�' I L-- � � � �
� i �- I �� � �� � i � �'�' ' � i '
�
' ' L - --L---- P! � � i �g, �
i � � - _� � � �,.� ; I
I I 3• _ 0 �
L__�
� i �-4rr �" �� � .�•� 4 S �-- �" --r -� i � g ..
� � �"i ' �- - J �7. � � t S i v i i � � �
i i D� , '' ' S I�' �� i i i i� ;
, , �� �s • , � r - � �•° � R i i �' r , � ; '
. . , � �
� i �� . � i . � i � a I , �~ j-i� �9 g � � � �'
• d �----------+ �------------ ---r-t---�.. - � � ,
i i • d { _ � --� � -- � "-� � b ---; � ---; I � � � �p i � �
_ - _ _ _ - _ _ _ _ _7N' � � • •� . y� p �`Z �' e w • 9�� � • 6 I �� • 3 I � � '
. . �'� � ,�. ` ` � �
s � �
i i �' °��, :? r- - ' � 'a ' • ' i °°S ' i
� �=' �--' � �=' � arra� oasr. ka ;
CI�EVAY FAYI'ENTI I ____��_________ _'f � _______� 0 �ao �ncro - �,
. N.sP. FAS3tNf I a0'� �_B9 � e0y as R= — _57 _ '* � I `°75 ��"�. � � � " 9 .
� ��� � 1 I 1 �� � i 6
--- -I- ' �----""_---��I"� ' J' %/�
- I ---#"---�- ` a�ccac�...rr �
I
� - _ � r ' �' u s
K E Y � �� ,�5 � � o �
, .. �.% - - _
,O �
�o — � � �,� — � -� �
� —���
ul
'� "'� °�'""°� 11 TH AVENUE S OIJTH
.� nr�«me�c ,�m .�
c rae � ane/anane .,,��.,
(r.c)
- mm� io eo Rc nsrati ff '
<� ecv um as+.s/ �nuno+ ,,,�,,,,
cr (i) e�est.. aso nf ttsrnu a� �
►fv iY �mrc+ �x �„
�� ! i
- � ,
' � zo �o o zo +o
� �' �s s
SCALE 1 "=20'
No. nn� R a�iaN�ce S eY �oca�or�: H OP K I N S, M N
' °: OII� C � r � � • � �"� ""�: GRADE PLAN '
l a� O� a���S F1sbd� t\'��/f//Ci, � r'" }{p��q. SCALE DRAWN BY DATE DRAN7NG N0.
�� ��� � 1'�20'-0' J.O.G. 9/3/91 a // '
�. �667 11£ST EOTk STRffT MlP1FilP �1NiNESOTA 53137 - �L�
� � ,� ,� . „�,� ,�. PLANT �1A�ER(AL '
' sr�ns nsun�n ar oa+smucna� �7 oar,a+ nnrf s� raovr um mrE
- cct+m ro asrai nnceroon mrrn� m
. Rt�Q O�ASt � V/ 310P iFAVtiG 9 Y.RQ377 dtpttR 12` M. ER . SAR�lII O.N1tA �'
� � 3p QA4EY5 DVN6 ft7L7S1C4E (t� -24' . Efi LQ'7qCfW. GAVEYI MAttA �
. � 4 H'ES .41�Ffft 6M � �15 Qt'8295 'APES �
- - . . ?� GR�fitiNE 3TF'A S �� S�'f�A Ol2'IM�A 'GQ,�fUT� '.
.. . 4 tlt77N, flQfttlJflJSf .2 C8 Cl$119A 710UWRO5 ►St I
73 154H11 DOG1R1m 36"M. � tUf OQdtlS S1RQ�ff7t4 Y541fif � I
� S8 d.lE CfP dH'tR � POT dN't1a15 fQ2 $lE U[' '
�+��� � � E77tAtDt7011'OtIRtY7tJG0.E 2<' POT 2LNl�N)CY11�7F1/77fMlrt• .
A1M /Q V M f�6 I
��1 Y�L.�l�OO- � �"�.SG �U Qp.S Q1.�CD .� R�MN�i .Y..1� �Q� .YL .
�Rw�
�1w�T r0Ib1V Iale1 1a i M(i6 I .
V�l'�K W SM1! � i
�� �� �� � � � f
r..,�� .�,� ...� � i � ,
,,,„.�,�.».� _ J °osr. xo• s�ua+ � t
n wm w�a�c r.a� afwc ma � '�
. . rua�cmxwao� � r+tu.aro�ctsowi � •.• - -,- - � - . ��Flt EA'.FTRii ' i � ,,..
ws ivew� °O6 W 1 w�n� ei ac tl a�u� � . '.
/ � tuwe rc � nnm ww�c . � �1 . � '.
uw a n�c e� � �'
// " eww aw� // aua s.�c a�ana�ia � 1 1 � t O
/ / � ar.�rrr�iacwi� � / / �ueus�cwe � 1 I ; F z �..
� uwanw�cm I � � I �
mch.meaw � � �_ � 1 I � ,,� I'
� �P
` dawisam..�. � + I I' I '�
�rmcmcNvawa � I I li� �!. � � :
�� w��s a mn��
� � O i�
� r ---- i ' �-----------;� u " �
' . . � J� I SIdY£VdY £G�T , I .
� ( � I �lE Gf , � i i � i
. C�LEC47�K7JS lfiff �� IECLUOUS if� i i - _ - _ _ - - _ -- - '- - - - - _ - - - - - __ - �_- " - i ; G ; ' I I i �
aa+w ac . �n, ae . 1 I � � �
I I _ _ �'�'
� ruwymo.�ruo� � 1 1 r ---�-�- �; •,, i � '�.
� ioorucvrue¢ p•_p• I I - - - - - -
. nttis� _ _ • I
� �� �� I 1 I � � � `� �
" u'�"���...mo � t I � F101�4Y STAltOf�S�E I� �� �
� � uw a�w.c � ^r"� naic • 7HTnL AR£A �085 5� 'FT . 1
�im a m� a ��� eoc 1 I r 1 ,� I i � 9YG5 tJ+FA 2974 54l �i: �� J � �� � i
� _ _ /'- i I 1.__ 1
I 1 � Z ��� � I � I I �
I I L=- Lt L �-- ---- ��� I � , I
� r �t' I , , . �
I ! 3' - - �] ' �
� I 1 �--� - i � 1 "S ��' I
t I f � �{ r-- ---T �� j ' �i �
n ca�e=fftat�s � i i L_ � i 6 � � t R i U i i� Q� I
� � S) r'• �r= � ; < < � i „ d �
� � � ;�� : , ; ' � �r-� O;) �
� � � . � i . S _ J i i �
i � � • � � ----. ' ----i �------�----- ---�-r---�= �� =�- t � '
� � � r � ; ; -- L' ; _ _ �- - -;_ � i ---; lJ ---� � � - � �
u L- -- �� _� ��4 i i �
, , ,
. � .• . '
•� � _ i � i �
1 I 14
- - - - - - - - - - � I 1 15 . ' 9 6 I � .
; 8 5 2 t � � , / ',
. NOI�S: - � ' �--- �--= � _ _ � �., ' • ; ' ,- ' ' � -'
, -
� ,
' ------- - -----=== ' - � ' � ' � '
IfEKVA7 EAg7'FMI __._________�___ __�______ _._ ( . i �
- BAg PI�itD CY ItQLXY �CQPAttS � � t_ _t � � . '�.
- tEV Of� S7CMi A7 M'1037'IAIE R4�t/� TFF1iQ � NSP. EA$'Q�T - �
- tNOSC'.aPE Cafl2eGlRt aW1 Wa'Y atl. 54Mi0tcY g�fR I � �_ _� I I .�
� .,,�„�Y � � .� � , , , , . J - ,
— n,wr ruaeaeu s,a.� eE cunner+,fm orc ci> � . �_ � j% 1
nu ,r.a� u�a+ �ara�. cant,iw uo
nc�ren¢ nr wrec -�- - - - - - - - - = c � _ `_� _ _- J - _ � ., r ' y
- QE 7FE !m'IAC84if AT NT'R�FCA7E ltE CR ` � � � � �
lPOr iSOLCST D1' O'aKit 1 1 I �� I �,,, �.
- PtAMNG 3Ca. rot (NC1tM.41 W57 tlEtn: I y I e �.
- 1 flX 1 lII 5-2/-� C4TTR4aL 18tli�t � _
1'0t QL lII 1� � �� . . � � �,
2 11fOR0U(7L7 Wf 1 PART `�MD MO 1►AftT � �
. PE47 M)55 V/ S PARiS tHt1L@R NO � .
lOP 50..
- Rl�MNG XL tIX 3Wl � 143JgD AT fAQI '
R!J(f lAG4lICN PtR LETAI. � � i
- Sm 9Wl �!E O,�TITD II1�tA.55 V/ �5 aF ��.
� �'�� �"'� 11 TH AVENUE SOUTH
���«��.«�.��
NQf AGCtPTAHE 4T 1K 1PE ff t1�fGi1W
�fAt1 � fltQPRY ICPIA� rr��r '
- WDSCJJ'E WlIR4CIUt 9WL %A� 5 CttPACim �
TCP9R N �A�45 TD � 3�'P1t � .
- t1lOSW'£ CQtiRACiQt 3W11 CQQ7iA�f MS �QOC\ . '�.
V/ ORQ6 AT SIE Wi1 WYY£RD KflC 19t fO'" '�.
� OhRlRu SQEAI£ � � � ,
- WaSUiPE COARACIOR D IETQ1�£ 1'Qt S�NG _�� ���
4LL AAEAS 1flQf AIE ASIII�D PRt1'7 LhfSitdIC7XX ` � � � � - � � �-"�-� . _ �
- Sm :tWl !£ SUI� QI SCltS QE'AIOt 7t1AN 71f� . • � . . ' � ��
�� � � � � .
- �WOSCAI'E GWiRAC10k TO t�6TALL 640G 11YdtY � . - _ . . I
IDCJiG AW3l�D ALL RMIIKG �6 . . � . .
V/lA1fbCI�PtTIG lT�ISQiS $f0l.lD TN�1 7p [XGVAIE . .
20 1D O 20 'a
x aF aro e�n¢ so� r,m r€v s� n urs�s n»ic'
� v/ oasr. sci mv� carn urec ' �s s
SCALE 1 "=20'
- No. �a� �c.��i N�c,�� eY iocnnonr: H 0 P K f N S, M N
� r� � . h,, �"� ""� LANDSCAPE PLAN
�� �� � oltda c � "' NG NO.
I I��, � m anies Meidoy 1 ,'�Vf/IGi, � � ��pr SCALE DRAWN $Y DA7E DRAWI
' �`�' � r � � � �� i'=20'-0' J.O.G. 8 22/91 �,,,— �
.'�sr9� i:�^r�i wi r•i��--'IAIIMIEE�MfA'15. MMINE.SOTA 35�37 �w',..+n�w-�.�r,� � �
� �I
i
� N. BOIMC� �.Ol1C . '
' y--. itfe%- : �o+i= :.;� _"�,�"-�' .tt _ :'' . �:.�"� _ �� � � , '�
M
. . ..wo� . .w.. �.+n �I
� �- . • +.v'Yk ..:�%?'!� � '� �wj� r _ .. : ` I II
NENN. CO. ;C?D. NO. 3 '�
P L { �. er
�
c rr h o�iro sm
ub E
P
�
eou.d C ne 9 y
f o
,wa. � ,«.., ,..... Ooc. No. roo926i i M � E I
� x c��seled � Sfree� ond H�ghwoy Eoaemenf per � ""'�'~" I
,y ��c«,c. i Doc. No. rov�are �' ! r j 1 °�S'�'O� I ..: _ -
' qS��� � � �EA� `.' �.� �- ��.. '�...,� .
^.�-- -_,.� � ' v;r:. i.-_'- � - ��i _ � _ .-=1ec.co=- 1 . � b -I c«,� � • -^ � .- . s
. ... _ .: _ ' " � ,.; ::�..._ ... � a.,�. .
... ..-:,. :: i c r "._ _ _�t_. ._ -^_ � � i ; = _
/-� � � a ��."p . s�� �� � • E 65 � � � � � � .. � � \ � . w.ae � ' • 0 20 40 60 �.
n f ^�- � . wa '.t�.� �.i� . � vef_...�.. � ���r � �. ..�`. � - iw� �ew.�t � � � '�,
� �, �•. $on�a'ry Setiler FSmf pe'i"'�'F --�.. � O > �'► \ t . .
. � M - "'Doc.il"o:�+ssosciooa2co � oi �� r\. \�?� ~. ' � . SCAIE Nt FEET
r,enb.rikn • _ ..t� .-� -- ,` ' 3 ' lA41M ' � -- �� �'�. . � a �:.�.s , E � I '.
..! U . ..�_"�r\. 8 � , . ,.
, Q � .. . I QY .J_-;(-- aT""_T_'g�n_�-.�-Un�er^^-S�Ton�sf e_.� �\ o•' ' \S `Cl I� i � . �
r_I_ ..... � . (� j
-s Kr�� ^ yT � .. � a �sa .� ' `� Vacofecl Son Sew Eem� � ��l b ���� � I m +' � "" . s I
. -- � E�� perpoc No.�ooq2co� 1 r� r-� �� � i p �, �` =c ( i
� �7. . m � u w�acoi Qock I � � � � i �`E , �.\ P, { , , \ � Q' ( i
� � 4 � O�Q r .-"a9^ 4�1�� ` ° , �.i Lo � �4 `9y ��{� �_c� � I � i
'���.���...��i 4, wp� � [x �s �.a.� eJ p, oJ w �\� b.'\a\� .. �.�u 1 � I !
.
j. el � ..s ��++ a bs �ss ,�6� p i
+.� wa p �- .a. � ...ws - � �;�.��Q � �
� --yp 7 . . `' • . � �� i ` i I Curb � . ( �� . � � � � � L � . I � ` - � . .
1 �- . . / . .._� '.�� � .. � � ' '.:t��� � I - I�
J u , (+ `h.� _ x+ . ,�°"� � `L � �. ..� _ �ttlIIlou. �I
1 � . " ' O�Q � � ► 'orm SaJa• �r's� . «. • - .. r r a �� -_ � . .
� 4`. :� �. L r-� = � � . •,••.»� � ,: ?- E! Tr�cts A. �! an0 C. 1tEGIS'iFRm !NO AR1Ifl' IID. Dli. Files of tAe Reqtftnr ot
�� w �1 ---a-cM,,,- s.a� -. . -� � ,y. -�+��.- � S g� - � S' FR
^ �r�; �� 1: .� . . � � �, ��i� i ' . '�.. ' • .. . I I �:., . f�i 1 T1Ues. M�Ote �Gountl. NNwwta.
. • '� a' • - - 1'�" � � � `t r... cv i Sform �' Se�Jer � menT b � ' _ � � .
p 9��� `
�� ' ' } . R� � . ��No.. �oonzct . � 1k� �__ n�� �.�.� � � � I� t- '.
M.N w .�� l :,\ •. � S�` �s :��, TN M N Hn Yrlrat u tAw�n. Elw�ttw . tIS.N (11G1N-1f29).
�.'.. _ _fi .__L___ _ �. __.�_____ _� ._�._ �___�._ -�.+it
� CfYFYA! ItlTEi:
�., � 1:-: ..,:. .
,.., . ...., .
' ' ��� ::e:;;� ���� .� ��o�y s"�er � / ' •� ' dl '
I _ {_ _�. �=' � �r p.r tbc. No �--•.-. � �; l. . - o.�oc.: S.o� ..n...c hi.ia.
.,,, _ -�
�`'-'. "�= . . :5 �" '.. � ..� . �"' . '� .too9ee� r t. r. • D.noc.: ttynt suw.rd.
' o . p�nptes Ul r5ser.
- � � , •'�' . _ . .. . �(,' � �`�-Cono� '/ � � � ( , � � 1. r• - D�wKes MN� �fM. II
K� f .. . i . . � �n�� � ���.�" . � \ .(:••.�.•'
�!� a..a . � .` _ � , y..-. .� _. _ _ ._ �-.._�«.. . ' : � � . t ! � I � s �;r. 6. ► . . Gn�tes �wrrrMSR. .
� ' w� g � .. � N � . �. :.w. ' :� ^~ ,'� � • � � �_-�. . T. ►M O. OMetea r�ole. �
� r �°t. - o»,.., ..., ' w....,,
1 d ;.. . .• . . i' = ' ' , a. c� �- o.�oc.: c,cc► asln.
� pa� :;{: � , � c r' � �I' e-� 9. w... Denotes q�a wlve.
`�,�-..�_..;:?..,'' : • � �'
De�ot�s yawr yol�.
4i ' i N .{� f P . I � y �°, i Il.-- .• GO��••�• D�IIOSfi� M1Af19lWIIA IIiLY��� 9�f 1tne.
� � Amoco Gos Sfo�ion ' � x '� p 1 � -
0 1 `_ �.i�: d � # `� .� � :'.ru�.�.. � � t' � I ' � iI ` y - ia =u�ct=.�. o oe: a�.�yhw,�,Nap�a,.. . � .
aas io � -E7ee. rona. o �
. p I; �. �.t,: �I.pE'. c�.�� a !��.:. ., lt.---onM�-_ Oenotts overMad O�r and telepAene 11M.
�:, p . f f,: ..c•».u� , ��...w� w.» c•».a . . �. • �� 0 . '�'�. � - � �. �'
_ �. . �.. � . ' `° '� I5. x9U.� . Demtes e:tTttnq spet �le•atton.
� � � �� � �� _' �' �%� � � � •' ' � -a 16. x 915.53 - Denote: eristt entrance elwattoa.
�. - - , . . :: ._ . _ � _.. ,:� ���. � V � .� N �-� I � , �
' • H� ..M yy ., � 11. -��►--. penotes ezf:tfrg centour.
; y T� ti_ � � . . �r � .: .. f-� �. ��.. : .` .•c....u� � •: . -- ',Y`:t° ; .p . �r d � � -'�� ° 38. &�Nngs shown an Ws�d ex tAe sou2A Net of Trad 8 hartng �n assur! ,
�CLntoiner •�-�� ; ' ' \:l. • CenC�e e • ' . _ _ �� � •; 1p � � , � Oearirg of YE57. �
�' � . ��;��- .'.�;.Overlwhgf' •...�� wy,�_:_ - :. • o � � aI t 19. Ana - '.�
/� ' _ � '")'. . �"' "`� , �"� � ' ' ' �� �� V C»ss � 1D.�00 sW+r� feet �r O.t!!S xres ,
Mu a I . .� .•. � ..�� . . . ' �' � - b � .` � � _�� �'I RoaA . 2.BQ iwarc feet e� 0.065{ acns �.
° /� .� + 1 t. � � },� O 0 Met � D5,553 spuan feet or 0.liLi ac�es
4 �s,ta ��.�s � .: � S� ' ,. .- � '^� � � ��t�� i ��_� 2� � E• H 20. TLtt.sur.ey ws VRP+nO �ftAout tM Meefft of � tttl� co�it�ent.
�. � .,�.., •,,.� � � P ' � . t1J o E � -�� - I
� .� Bi�uminoua r �\ � s' � R � f � 21. ��r..rrv�re.ra.atb�w:ci+«�i»a er tuta �xas+e� �nd M i�rieus
" 1 B�fumimuO � 1 � wa.• � �� �. � �� � F � � � @ � II �
) / M\ � - A C°"o' e�r6 `�.�1 i �_'' v �
\ I / �� � . " : .• �w1 �wa . , ' ��' � ' N � - ' I I
. wf ♦ �.` � � � �• � l
' � � . . �M.��' .. � I I
MA ��� � /j ,�j
0,01AT� � • Mq.. j
� � � � •' C�,.�J ��� f ,�t ' �' #.' �� � p I
� � � � Orive�/o Eaaemen4 er mc No 10099T4�` . '' S •�_� I I I . I
� I _'I""-'- � �02499 i t003S16 � � . �o c . ',. �'' . ! . � � I �I
•- _•-:,�_' .. � f i4 . � ���n❑ �'� .T ° .. .. f ". , .. ` � � I I
;^ Bi�Vm�nou5 � s • ,(�
_ /� � � 1 � ; ��:�� r 1 . � � �i.�� �n 1 O `f r ! �� - , � �� I�i
wF� ' I � L. �I
.. , , .
-, � s � t i :.._ , -�6000- : � �
` � - __.�.._�...�...�_ �...�.._�._�YCP�._�...�._.�. ,�� � �
' � �.. ' : _�'. . .� � � I
- �:�. . �`���������:�� ; ���������..�� f �.. ' I i .
w 1M.II + ��I'" • N1 ♦
% � ...i� .9n.� � ' I '• o I
� N.9 P. Foeemen� er poc. l�o ` ' � I ._
. !"� iolo9z2 � P 8itummou5 9 �. 1- i �I
. � ', /'"� I � . 1 I � � .
� ' :-o::`.: .. � . . �.w.. ". � '•� �' �• i �� I I
. � ��
� �'. j ' �
TUSTU$ tUH9Ff2 LbMPK1NY BUILDING � ��
!�A•SS�
IKfOR: 'S'12L
TAts Oravtng pas Oe�en tMCkW ME � M � : � ,
� tt �� +;s �.� a� ot � w . � ��,
�- , 9 -�- , scro�..; T,�osn.
b7
REVISIONS CUENT LOCATIOM
T er nev�s�or+ ceRn�cnnorr � S C H O E L L& M A D S O N� 1 N C. ;
� ...... a...., ... .,. ....., _.
� CK'D .+���+.+.�•��«....� ENGINEERS • SURVEYOAS • PLAHNERS I
eY �� � M ��� _ _ SOIL TESTIN G • ENV IR ONM E N T A L S E R V I C E S H D C, l D A Y C O M P A N/ E S H O P K/ N S� M/ N N E S O T A
�'� '�� '1G��7'� lOSiO WAYZATA lLYD.
. . �:�.�.�� i „�„��,, � MINNETONKA, MN. f57<0 � � �.
'� um �
� '
.
� .
� �� � � _� �
�� � � ��
�� �� �
� ��
� � � a
�� �� � ,
+� � � ti � � �
O r � � .
�� �
s•c� � a�r � t
� � � ��� � Y �'.
� 11
; c�� �� y 1 �s 6, 6y'
' _ � �'§ �� II �
y � x �' 7 11 a� �
� � I
I pp �
� K ; 1 VCT.
,� � �
/A i r•m _
� v+ � ` � �� w � !' � 6,
� �
* 1 �
�
� ; �� �
� �
, _
�-- � �� ��� � � � �
� � ��
� I i . � ,�- � ��a� ��� � � � �
�'� �
� �,, � . � � a ��
� �� � ��
�� i � a �
'I' w � � �
i
'il �===5= �\ � �
�-� � g �
T �
A � � �� \ � 1p � S�
����� r�€� ' � 7!' 1 s•
L �
M � ����� ��� i'i � � � � � �� � � � 3 � � �
�� � �� � �� � a 2 � a � ��l� ���
►^� �'� ' � � a p� �� .
� � �� x �� � �� � � � �
�� r � � � , , �� « �
g � �� ��
. E� � � � + �- -- v 51 �
i'i
� Q � ��� � �
? ���� � � 1� -- D � , ^ _ § � .
� � 7 � X ' �' ���` � � T �
� �.g� ��r — �¢ � � �� � � � � '
, 4� ,� � � � � � ��
� � ��� � � �� �-0 i
� r ar�
� � s �� L �.� � � � - \
¢� I I \ �
Il ^ � — — _ �
� ��� � ' ��� � � ' �
. ��� � � _ � ;
,. �
� ��� �
, � ,
�`�� . �, � , "b =��� ����� � � �� � �
� � �� � �
� � ' � � � � i �� ���� ���� �' a %�� aa ,
� � � � a � �� ��� ���� � ' � � � �
� � - � -�--- - _-_ ----_ �
� - � � - -- - - __ �4
r � "_ ' 4 �
� � f' ' I e o r � � °�
� � { . , -- — �e O
� � .
�
� � � - � � � o� ___ � �
� , o� � o�
#�� , m _ � � .
� � � ��
- - - --- ---_ ____ _ _ - -� __ _ ___ �
� �
i � � �.
� � � — _� � ----- -� �
� � � ���I� ������� � �� �� �� � � � � �� � "�
� � ��� �� �� �Q �
; � I �g� �� �� � � � �� � � � a� �� �� � � �
� �� , �� � � � . �� ��
� �~ � � Ho• � r ex ro�
� � _ , qe �r �sv *
� r e • � T• r s•
r-a• r+•
�
�. �s-0.
�
--- - - -----� - - -- - - - - - - - . � '
- -_ _ ---
. � `' ��� ���� ��� ' `� ���� ���� �g ��� � � � � � r � '° " ° �
� � e�� ���,� ��� A ��� ��� �� �w� � � � � � � � W �
�p � � � 9 �n P°
�� " �� ��� b S9r� ��� � �� ��� � •� �R �� � �15�
� � � V!• . V91FY �� � � � • � � . 9 2t ^t
4 � � � � �
� � --�- - � § -- _:_ -_-
� �� i o �� ___ _—
�s ��� �_ _ .
� ' 4 \' ' Q ���� _.. " ..=_= d.
�' � Q f � . ._ �� ` ' � t - �
� ' � _. ... . : .. _ � i �I� 'i��' � � • I �
_� _ _ ' , - _ . . i r il+���) i III d i i ,' i �
' --- i � ;�I � i;� I i t�� I -_
� �'°!. �y'� �� ild 4 ! .1 I � I � . � �� _ •
�� ,�g ����� �� � �� ����� �, � I � p
a� ro i�-o' I, � � I � '�
� �� ii� Id� ii�
. , �� �� f�e�� � � � I t F �ii � I � �j i �l I 1 1 � -
� i' II
il � I ,�� i,� : L 11 d _ i
O z . +e� . y__ � It I I I!11 � � I . �� � O i�
' 7 ! t I � I��II i' � j_ r ..' � t
� � � � � � � � � ��!���I' � :!i�!' � ; ���3� t �
b� , b�' �� °jlli� '� �III I �� I� ����I f- UL�1
T { � � I : ;I� �� �r� -
�� ii � g �ii � �
� i �, j � � �i �r i Iil i'• ���1 � »
� � � � i �� � 1 � �� �.
I � �1. �(
1� � � A I. . �,� � � � `�.
� ,,},%, �� I I'i; � 11 �� �
� t I I I I I '� �
� I �►� ;I !I ( � ; � _ �� �
� i i �� �I i„ .� � i i �
• � � �;�;�;� i , �� ( �- �
l, . , �� '' �a '���� I �
� , �.. , ,� � � � � � `
� '�' ��i I����I� I � e�� � I O '
1 1 II �� �il, I � 0 � �
��� ����� �� � � a���� � �� �� � ����T� �� � � � � � I I� ;� ' �� � �� i O ,
�� � ,
�� � e � �`�� � ° �� P�� � � � ��� ; � I'��I ! ;I � ' ��i i n
��; �� � � � ������ a�+# � � � �i�.i;.: '��" I � ► v
� �� ,.�' � � � 1 q i� ii� �I� �il 1 1 O"�C�
�� � ' 1 I 0 � C
• 1 1 Il j�l j!i� � I I� � � ��
� d ' V �`� VERIFY �� ��'I� II � ��II i � I 1 I -
� 1 � �� I�'I';�i ��' Irl � -� I 1 I
�� ' I� • i� I I1 _ __
� � � / � I� I ,, � I I
Y h, i '' � ir -
b� 1� e . � / c�i � J � ��� y �y
�
� �� � E �"_ __ � ' � � ����� �����
r .- --- � ,� I I
7, �� � �
�� Y N �� O O O
�� � f � � � � �� ��
�� �� ,�' ��� ���� �� i � � �� Q �� �� d � � � �
�� r� � °'� �i a�� � � � �� d� � � .. v � � ��
�� �� � � � � � � � � �� � � � �� �
� � � ��
�
� � ����
� 7�� = =m � � �� =► =�
� �� �
�q� � �� / � !n,' m� �H
6 ���� � �J.i�.jv ' I /'i �',' �,'. � � , ,i ,' a� `s�
� � �� � ���j � �
�� ,� r , � �� �
� .,\. . � �����
��a ��- �� , � ., y r
� _ s ; r ����
;.
e ' . ,� �
, �,
_,__ Q - , .
� ;� -
� L � �� . � _ :_� .
_ r.� I �_ '�: 1 1 ' .
,� � I I� ' � ( I .
� I .��;. I�I
"��,�"y� �8 � � � �y?�� �� �� �'� rb �; ��li�;i;l� ;� I �� � __ i
I � �� � � e �s � � � � � � ;;� ; , � ��, i , , i -- ��1
� ���� � � ��� � �� � �� '� �, : I � ; ! _ ��
� �� tl ��'i!!'
� j i t �, _ 4
� ���� � � " i� III'�I! !I� l � � �' � - -- �
�
� � ��
� � , �;. ; � � I� f -�- ��
� • � i � i�!; �
,ii I���I'� ii �I :_
. � a� �;,U: � i � i � i . �
��� �i i illll�� li i i ��' � � � ": � 3
� � �It _.. �� _. '
1 1 ' �' i �
s ,, i I � � � ; � � --- .:
. ' 1 1 I� � illl�� li� i�II I , �� � I I ,...
I I il II,�;�I; ��I II�I I I� �..
� �� ��
,�� I � f 1 � �.,i �.,.
� � i , �,IIi'` :: I�I, � „ . -- -
, �r
�� �
����� �
� � ���°� __
: � �ti_�, �
�.
���
���
� -
�,. -,. .. , _ . , , . _ ... . .,,. ..,,R•
, . • ,,
' ; �'' �''
;.
a �� �A i�" � ��� ��� ��� ���� � � �� �� � �� ��� �� � � -. .
� � � �� R q a, � � �� a� � �_ � x� ,
���� +� �� � ! � , �i �, � > � ..�
4 I �� ���� � �� �t gR ��� � �ta
� �r����� ��� � ��� �� �� �i a ���
� �i � " ' '' � � ��� �
� �� �
���� �: � � � � :
o �,_ ��: - . .
�_ , .
� • o ,
. • ' . ;
• —�. I
�� �� � �.�.: „ � K*� �� � � �� �' �� �' � � g� �� i
� : � �� :... � RQ� � � � � �� � � �� ��� �_
. � . � � ' ' � �� � p �` �p � »' s �� �� � ''���
� �1 � � �� = s� ~ � 6 � � � � �
� �4 � ��� ��" � R� ����� ���'��� ' � "�� �R ��� �� � #����
� � � � M � �r.. � � � � w
, � � � ����� ����
� � �a� � � � � � N � ���
. . � � • �� �
� , �� � ��
� � � �� Y � � ��
� � � � � � �x ��� � r
. �� ��� � .
� p � r� �.. _
, � � �� �—, .
> � �4 a
.. � � .
� e
, � • o �_�
,. �
�� ��� p a ���
._. � � � � � ��� �q �� � ,
� . � ��� �F �
���� � `
. ���
. , . ��
. �, � � . , � ,�� �� �� � � � �a ���r ,.
� �� � . . . �0 YY AT OOd91 � � � `��.� �� ��p� .
tD 17 AT f4E� � a
� �� r� � �'1' AT I� 68ST � ��p � ��; � r � S��*�
� ��� � �� �, � �� � �°�
. � � �� � _
M
r i=�.�
� �4
O
• • � +� ' � • � .
w � �
� �'�� ° lj •. a� . . .
�i � ��� �� - � --- -�_��=��..�----�.��----- �� � � � ; •"
� ��� � p • � � � � � t �
� .� � . � F 1 � N
!�� • d . • • � s ' � � 1
� . ��� �� �����
� � � �1 3 � ��� � � �A � � � ��� �
� ' � � �' � ����� ��� �4 � � � � ��� lY' M!
�� � � � ��$ F R j � a�
� � �� �4 ����� � R�
� �~ �r—�(,• (
1I � i�+ � v � � .
� � , • ' ,
� —�'1 � . 1 1 . -- --�
� _�_._.
••
� � m � �� � � � �i��� � � �� � �� r �� �� � � � �� �� �a��� � �r
' � � � � �� � � � �����p � �� ° � �� _� ;� ��� �� � � ��y� �� �
� ��i ���� �� �� �� �R4 ��' � � � � � �� �� � r � � R �����"� �� .
� � � � �gg �� ?; �� �� �� � �� �� �� � � . � : . . �:�.
� � � � � ���� � � ��� �� � � � ��� � � � ` �
.,
,! ��� � �� �� � � . . : : �:�`
� * �g� � • � � "' , � � 4 .,
� � � � � � . . � � � , � � � � . � . �'�"'
J � : , ..� . � _ . + � . , � :'����. , �rs� ,�.��
, ,, , ; ,� �. .. . ,• r ,��-
Vn � � r. . . . , .. ,J,t�M... •. :�t ���.i.�.
� :Y't . i �.�y R s�1.
N + v � ,. .�� � ' � �• � . , • • ?;f.��^�
;� !„ � � '�.':e,��:�R�.�
� t � � � �� �.': , r °. . . '' . � � .. T .
� � . � � � ' , ,, •� � ' .
� �. ��� � ��'�.a�
,'� � � . . � � • . ..� � � . , �� .. � ��� � � , , ,. . � � �..
YI '�O� �� �� �x� � ,', \ a/�y�.�
� ;: , , . ` ; , � � =� .,.:; ; .� x r ,:
�� ''« � {I� ` � , . ! ��,�,:]4 {n`� �� L 'i, �� . , � �� , �� • ��� � t S r i•,. I ���+ , � ' w � '
Q� M }„�
� �°,� ' � .Y '�� � . , ; . 7,�'7���' •, � •rS•',1�. '_� i' � , ��` �s ,�'� �� '( . �:� ♦,
i� � . t � i ���.1��. k � ��" . ;t �. 'l �` � � f � � � s • �
�' �a� � 1'• .'} , ..];!� •a' k' . . ` !, t' ' . • .
� , t; :S * ,s' .� r �:� ,�
` , . . . . i .. . , . , �' � -
, .
� �� .
-- � � � y an or+ � � �
� ; :; • — � �� �
� ,. �. �
� .' . � �� � ,: . .
.�� � � �� �� �
Q . � � �
� .� .. .
� � ����� �; -,� � � � � � � ;� ���� �� �� ����� � ��� �� � �� g��� � 3�
� �� � � �� ���� � �� � � ��� F �� � � � � � � �_ ��
, � � � � . � � � � � ��i '.� � ��� � �� � � � �
� � � � ����� � ��� � � � � � , ¢� � � ���� , � � � $� ��� ���� �
. � � �� � g�� � �� � � . � � � � � �
� � � � � ��� � � �� � �� � ��
, . � � �� � � � ��� �� � � � � ��� � ��� � �
�� � � � . � �
� �
� � � � . � . �
� ° ��o-re' wf ra� r
� � _-� t � '' �.ct aa� �r. • '�
o � -�' - � �---- � � _ _. _v � � � �
y � '� r � � *
� �� � � --- �,
,
� � � � '� - - �-+
�
'� �� -----"
N � � Y
� _ __---. � � � �
... � � � ��.�
� �
� �. ,� � � � � � y �� �� � � � � 3 �� ,�C'� �� �� ��� �
� � � � � � �� � � ' �� � � � � • � � � � ¢ �
'� � � � � � �� a� � � �� , � � ��� � � � � �� ����
�� �� � � � � �� � �� � �� �� � v �Q � � �� ,, �
H � �� �+a � * � . �, i � � ��� � � � � ., F � � ���
�$ fR� � �� ��� S'��� � � �i � � � �'Xi F�� � y' �
(A � �e
�
� ����� � � � � ��_� '� � � � � � ��
��� �� �� � �
����� � �
�� a -. ��
�d
�� ��
A � `
� _ �.
� � � r .�• etn sn� ��'i a"� '' � .
�
� � � � � � � � � \
� � �. �
�
���_ _ _ _ _ � I mr a� au � �•�e• �F. r�a
f � � �
� `��
� �� ��s�� � � ���� �_ -
;�: t � � � ��� �� �� a � � � �a �'p�� � �� 5'.���" ��
� �� � � � ��r �� �� < " : � � �� �� � � �� �
� �l� �� �. J � a�� � - � ,T-T Y4' R � �',' �� � .
� •f' � �
�� � � � �'�' __ °''r
� b y
. � � ���� �i � � � � D q � .
� � y
§'��� �� D � e � 4 e
� �
� i p • ' 0
�1 � �f � ` � y �
a ��� � � � ° �
�� � � °�
�� � � �
� � � '
�# ,�� v,• •
; � e Q , ,.,.. . s �
�
4 00� ar.� � e
�1 � � � v . � � ��� d, � � �Q � �� � �
- � � � ���� � ;, � �� l� � 4 a �� �
� �� � � � � a � � � � . �
� � � e � � �� � � �
� � � � ��� rv ���� �� e ��
� �� � ��� � p � ° �
g
��
��
�� k
� � .
_ 4 y y
1 � 1 `` �
_� � � � � T
_� � � ~
� .
� d �
�� � � . _ _ � �
� --—-- ,
..
� � -� � � � � �� � � � � � Q� � �� �
� ���� � ���� � � �� � �� ��
� � �� � �� � � �� � � � 9�
� � � � � � a ��
�� � �
�,
� ^����) . ��; r zF+Q;A;�` t . . , . �`1'r%� .� t +�✓. � ,��� 'M1"� �� � j,.k P�! 1'.: � � r � r"i:. �'t, �' . , ��Yi�% ��
�'1` �,� >�,} '' ' u4 � �� . t 'f; �, � �� � .''�� . •!•• � • ' t'� � , e+�.� r 'r � •'� ,g .
�� �. � �.•}k'. i� ii � .- �� ' � � ; j "� -�ti� . . > > � � � ��.1 . � -±�'� r :.� � 1� ^ , q ' ?' '.��A.'� 'i� ��� �:��:'�
u� .. r��,1 ��pW; , � • . '.,i��` "'"'��'. , ':. � . � . .i, + �\ •�;i . :'c�f�•I� .. . �•�� , :
! i: • `. I i �. ', ' � � • � . � ' '� � • . ' t �� y •' , . � j � .
+ 1 r I � 1 � � �f . fh ��
�'t/"�♦ , . ..� �.` -M• .. . .. . .. • . . .. .. .tM.Y . ..�+t.r,... «r. � .... � . .....e... ...«.. � .. ....... ... �..�.._.�.. ... ..... �..... ..�(�'�'' � .
' � ' � � . . � � t � � ' � � � f•
__t___�
- ._. _. _ _. ����� . \ ' � ' . . .� , ' . . J f . , , , ,'.�' �,,� f �. �,. .
, ����� �� „ � ' ► , . , �`
� �� A�� � . � ..:; .
����� � � �� � � � : . �:�.
._ � . � ' �
��. .g , ,`.
��� - - . � � ` �
` _ _� � ' x
� � ~�
� � a� � : � ' � :
� � � , , � ..
� � � . � � ;}
� ,, ; � . �, ,t a
s ,,.. �.
i .,,� r .
. , . H � � ; �•
«/ � . � � +� • �
��y . . � r:�} •�S
� � � . ��
�
� � g � e��g � � �� �. . , ;>.
�� � ���� � " � ' � t
� � � �� ,
� � . .t�—�t a � � �
. � i � (� �� �
�� " + �, ' � �� �� � � �
� � �� � �
� rin � � � .
� � �, � o
� ��� �
� � g � •
> � +y � a
� ❑ � _
�. s
• e
� �
a �� � �. �
�� 0 0
� �
H
. ,. � �� � �
► �� N � � �� � �
� � C�
�.
� � � � .
H �� .
s •�
N �
N � �---�
•, � � M - Z ��
�� � ' o �
� � ��� � �
� �� �
�� �� � � 0
a � Z
�� � H � � ..
� ��
,
� � s t''� r �� ���� �
�
� � �;�� ��� �
, ��•� ��' � ���� �
� � � �� �
� �;� � � a.�� �
� ��� �� ` - � ����
� . ��� �� ���� e
a
; � . D .
� ����' a
� � � � r r rr+� „ag09���0��
� . e . . f - 0 . r rrr. �A r a Nr �gfi5 � pp o p � �
� � � $ � ������ ��� t p ` Z � ��� 8 e
a �.+ � ► ��� ���e� 9`i�49°S 94� � y � .R���1�1?�w��AT��FL ��� �Yf��� � .
� 6 � � " � �
8 � � � ' �tY�t �'C . ��' � �� �� �� Q � H���� �� �� L�e W
- e a � �� �� �� a�� - _ � � �� , �� �
� � � � � � � � �
�� � � e� ,» �. � � , � � � ��� �_���
� � � �� � � � ����� � � �� �� � � ���� d� ��� �� �����������
y QJ � (
� � � ��s �
■ � ; . � �8��� — N��a '� � ��� �l�� �t2� 7_iw7777A�=7�
� y .� ' � eA� � � ����� Y ��� NN .�� � � ��gq � � � ��� � _ ���6� PP �
� i/� � � � � �, . �� �� �� �„ � �� � � � � � � � �� � ��.. ���� � �
� � � � � @ ��� � ������ �� � �� � � � � � � ����� . ,
, a�� . � � � � � � � � �
� � � � � e p � � � ���� �� � � � � � � �� bbbbbb , , b�� � �
� � ' �� (� ��� � � � _ ��` aa� • �
� � � �� � ♦r rr� � �q� ,,,� , ,� � � � ���� ����
� �� , � I � � � � � � , , � , , �� � bbbbbb ' ' b�f
� � �� ���� �� .,, � � -
� � � �� � . � � ����� �����
� '
�. ���-------��� �, �� �� � _..tir � aaaaaa ��
� � � � � � ' �� �� � • �rr �' rrrrrrr r
ua NyNNNN^+
f'qtM!!� �
� ' � � ' a . Vr• '
� 3 a. rr q.
. � � �� � w app r
. , d»
� I"
` �i
I
I
I
( ,
� '
i ,
�
; v-p
' � � �� � ' ����� � � � �
� Ksr. ��°� i����C_� � ;
1 �_���c��
� � �,�s ' � _
ar'.�S st rtar.
S taS� �-sC�S,01 Rar. b � ' �
� - .�. . � _ . � . O O � !
J � / � ,! �s-r w n�ec m�ucn� ar-c cw maac marucxa+ � � / +i � ` �� ffi �
i � � T "'_ ss-s � ma� trc+w wm e � s�-.i rer tm� asevc wm q� j
a�s
; �roc
I � '
I �! I s-d S-7 S-M ~ S-1R S-Yf 3-1D' S-Yl S-3� _'_ � i� I . �
*""�.� fl��'* 71`^i� l��� 7�-�"7�C �
I � ♦
f I � ; _ _ � _ ' � �� ���� �� � g� �� � �� I�) � �� �� j�1�� �� � �� , � � '
� !
1 ! �� � 11LMII�IISFt ' / ��� I �
� f i h ���° I � I � I I� I a 1 l 1 I � F � . 1 i
i 1 � � i $ ,
. � �� I y '� . � 4 1 4 � li � F 1 ' i �1 I I . .
I r
� �� I g'�� � � � � � � � � G i � j � I _r ' � I ��.
, � � — — — — — � � � � ' � I i � � ; �� � � ; J �
� i � ; I 1
, a., � ' � � � � � � ,
; ' � � _ � , : , � �
„ ,-
� , �� �
' � i I � ' b � ,
I � I N I , �
� � s aar ocwas ss-� ,r-o- "�
� . tOtOMlO�t Kl t S -II 3 S-s 4'-Y S' S' � 7•
� ` �
1 � lOQlf
� -----
� — — — — — -•--------- � �
, �„ swoaw
! � � x �s sD � � � -- ------ ----- �
,:� ,' �_.�/iu� ~ .r--`--- � _--� _mwmc
r v i " -- � ❑ I
�Q » : � y � F � ' awu,
� „ stuv v�i� eoNro (trr. s) '
� `� � 1 \ � ; ' a°' � I
�,� �►
� � � g � � � � � :_o � � �� � � �
, �
I IISIAr M4dM 17-llfMlfrif b�S i ft ��/Ktl b�, b ,� � �� OIXdTOt O.M . (
� ' . b � kk ' a b t�;,,J �T� I
P � {}
� I j
I 6-K 77-�'a�S�05ElS _ � _ �d bl \ ^ �sy _..____ 31Y _ `'4' __'�� /
rt ' \ s..v a '� --- --- I � � � � �
L __ ____�_____.._._'_'___'_� _' , TA6i TO ,� � �.
� � �. .� .� � 4J �plNmt 27(
� � � � I--�----�---,
j ( � f � � � '
L � -- --- — ----- --- -- ----- --- -- —� � i , ; i
� i
i
,
�
.. �
� � !
�
1) CONSOL� DURFiG II1JVF3tY St10liD AN FJ'Ef2GtTICY OGCUR APPROVED SUILD�NG STA115TiC5
DT►frR Ot� t10:� CR ALL tI05E5 CNd � 5T01'PfD BY o.i. e�unwc sa�c 4085
MOWVG 0'tRGENCY S�ATGi fROt9 Id1N TO QF suts rLOOR so.FC 2944
• u+¢� s+av�w rtc 495
2) tiiE t7Cf6`fGlAShtR A-�G I"RJLIi-Pl1RP0� T1fPE 10 b. u�sx �Ta+ r�rc. 62
REVISIONS IOCATION: /�p 1 M
� � NO. DATE CIIANGE BY �� ��. �v' K!! 'i S� 1!N
;.���,�, � I � �O� Q���iS � (�� �� � ' � FIXTURE PLAN
II��`�' � ;�� HoIIdOY SCALE pRAWN SY DATE DRAWING N0.
�� ����['� � 4567 N£5T 801N STREET MINNEAP S MINNESOTA 5St37 � 1�4��1�-0 J.D.G. 8/26/91 � 9