HomeMy WebLinkAboutPL PACKET 05162006 Meeting Sheet
IIIIII VIII VIII VIII VIII VIII IIII IIII
104955
Box: 33
Folder: PL PACKETS 2005-2011
Document: PL PACKET 05162006
CITY OF ST. ANTHONY
PLANNING COMMISSION MEETING AGENDA
MAY 16, 2006
7:00 P.M. REGULAR PLANNING COMMISSION MEETING
COUNCIL CHAMBERS
I. CALL TO ORDER.
II. ROLL CALL.
III. APPROVAL OF MEETING AGENDA.
IV. APPROVAL OF MEETING MINUTES OF APRIL 18, 2006
V. COMMUNICATION WITH CITY COUNCIL.
VI. PUBLIC HEARINGS.
VI.1. CUP- Tanning Salon
VII. CONCEPT REVIEWS.
VII L Pratt/Ordway Phase II
a. Rezoning to PUD
b. Preliminary Plat
V11.2 Building Fasteners - Variance Request for Parking Expansion
VIII.INFORMATION AND DISCUSSION.
VIII.1. Comp Plan Task Force Update
IX. ANNOUNCEMENTS.
X. ADJOURNMENT.
F:\Planning\PC Agendas\2006\051606 pc agenda.doc
I CITY OF ST. ANTHONY
2
3 PLANNING COMMISSION MEETING
4
5 April 18, 2006
6 7:00 p.m.
7
8
9 I. CALL TO ORDER.
10 Chair Stromgren called the meeting to order at 7:00 p.m.
11
12 PLEDGE OF ALLEGIANCE.
13 Chair Stromgren invited the Commission and the audience to join in the Pledge of Allegiance.
14
15 II. ROLL CALL.
16 Commissioners present: Chair Stromgren; Vice Chair Hanson; Commissioners Galyon,
17 Hoska, and Young.
18
19 Absent: Commissioner Jensen.
20
21 Also present: Assistant City Manager Kim Moore-Sykes.
22
23 III. APPROVAL OF MEETING AGENDA.
24 Motion by Vice Chair Hanson, second by Commissioner Jenson, to approve the meeting agenda
25 as presented.
26
27 Motion carried unanimously.
28
29 IV. APPROVAL OF MEETING MINUTES.
30 Motion by Commissioner Galyon, second by Commissioner Hoska, to approve the Planning
31 Commission meeting minutes of March 21, 2006.
32
33 Motion carried unanimously.
34
35 V. COMMUNICATION WITH CITY COUNCIL.
36 Chair Stromgren noted a representative is not required this month since there are no public
37 hearings tonight.
38
39 VI. PUBLIC HEARINGS.
40 None.
41
42 VII. CONCEPT REVIEWS.
43 7.1 Conditional Use Permit for a Tanning Salon—St. Anthony Shopping Center.
44 Ms. Moore-Sykes indicated that Deborah Tomberlin contacted staff to discuss the City's
45 ordinance regarding operating a tanning salon in the St. Anthony Shopping Center. She
46 explained that body tanning salons are a permitted conditional use and Ms. Tomberlin has
47 indicated that she has a tentative rental agreement with Al Esther, one of the owners of the St.
l
Planning Commission Meeting Minutes
April 18, 2006
Page 2
1 Anthony Shopping Center. Ms. Tomberlin is proposing to open the tanning salon in the end unit
2 where Hansen's Gifts was previously.
3
4 Ms. Moore-Sykes stated staff provided Ms. Tomberlin with the City's requirements regarding a
5 conditional use permit and an application. On Friday, April 14, 2006, Ms. Tomberlin submitted
6 a completed application, fees and additional information regarding her application. Ms. Moore-
7 Sykes advised that this application will be on the May 16, 2006 Planning Commission agenda for
8 public hearing. She noted that Ms. Tomberlin is in attendance.
9
10 Chair Stromgren requested a summary of her proposal.
11
12 Deborah Tomberlin, applicant, explained that her goal is to open a clean, safe, up-to-date modern
13 tanning salon in St. Anthony because there currently is not one.
14
15 Chair Stromgren asked if it will be located only in the space previously used by Hansen's Gifts.
16 Ms. Tomberlin answered in the affirmative.
17
18 Commissioner Jenson asked if she had selected a name. Ms. Tomberlin stated she has not yet
19 selected a name and will do some web research before selecting one.
20
21 Commissioner Jenson advised that there are restrictions to the size of signage.
22
23 Chair Stromgren informed Ms. Tomberlin that at the public hearing the Planning Commission
24 will want more specifics on the proposed signage since the St. Anthony Shopping Center has a
25 sign permit. Ms. Tomberlin stated she is working with a sign company.
26
27 Commissioner Galyon asked what is the difference between the beds. Ms. Tomberlin described
28 the type and strength of the tanning bulbs. Commissioner Galyon stated it appears there will also
29 be a makeup station. Ms. Tomberlin answered that is correct.
30
31 Chair Stromgren asked Ms. Tomberlin if she is a resident of St. Anthony. Ms. Tomberlin
32 answered in the affirmative.
33
34 Vice Chair Hanson asked about hours of operation. Mr. Tomberlin stated she is working with
35 Barry Tedlund, owner of Fitness Crossroads, on the hours of operation. She stated that in the
36 summer they are considering hours from 10 a.m. to 7 p.m. and during the high season when
37 people have more use for the salon they may have hours of 7 a.m. to 9 p.m.
38
39 Chair Stromgren asked what is high season. Ms. Tomberlin explained that in Minnesota the high
40 season is from January until April or May.
41
42 Vice Chair Hanson asked how many employees they will have. Ms. Tomberlin stated she plans
43 to hire four plus her and her husband.
44
a
Planning Commission Meeting Minutes
April 18, 2006
Page 3
1 Commissioner Galyon asked if this is the first time she has owned a business. Ms. Tomberlin
2 stated it is but she has managed a retail store. She stated she decided on a tanning salon because
3 of the poor condition of local tanning salons.
4
5 Commissioner Galyon asked if she is a tanning bed user. Ms. Tomberlin stated she is and found
6 there is a need for a clean and well-run salon in St. Anthony.
7
8 Chair Stromgren raised the issue of parking and asked if she foresees many people waiting during
9 the peak season if all the beds are full. Ms. Tomberlin stated she has ample parking on that end
10 of the shopping center. She explained that if it is not easy to find parking, people will go
11 elsewhere.
12
13 Chair Stromgren noted the peak season for the Dairy Queen will be during a different time than
14 the peak season for the tanning salon.
15
16 Vice Chair Hanson asked about the cost for tanning. Ms. Tomberlin estimated the cost to be
17 $25-$35/month for unlimited tanning and $6 for a one time tan depending on the level.
18
19 Commissioner Jenson asked if she will charge by the minute. Ms. Tomberlin stated she will not
20 charge by the minute since it is not very popular.
21
22 Commissioner Galyon asked what is the draw on amperage if all beds are in operation. Chair
23 Stromgren noted that issue is under the purview of the State Electrical Inspector.
24
25 Chair Stromgren asked if there is a State license. Ms. Tomberlin stated there is as well as a
26 Health Department permit and her staff will be certified. She explained that tanning is more of a
27 safety and cleanliness issue than it was back in the 1980's since people are more safety conscious
28 today.
29
30 Vice Chair Hanson asked if separate men's and women's bathrooms will be required. Ms.
31 Tomberlin stated the City Inspector has indicated they are not required as long as she has an
32 adequate hallway for emergency entrance and exit and at least four feet for handicapped access.
33
34 Vice Chair Hanson asked whether the size of this space does not require separate men's and
35 women's bathrooms. Ms. Tomberlin stated the unisex bathroom is adequate.
36
37 Chair Stromgren noted this application will be before the Planning Commission in May for a
38 public hearing. He informed Ms. Tomberlin that the Commission will need additional
39 information on the signage.
40
41 VIII. INFORMATION AND DISCUSSION.
42 8.1 Comprehensive Plan Task Force Update.
43
44 Ms. Moore-Sykes stated the Council did approve the Comprehensive Land Use Plan Review
45 Task Force at their April 11, 2006 meeting. Staff has met with the consultant, Bill Weber from
Planning Commission Meeting Minutes
April 18,2006
Page 4
1 McComb Frank Roos Associates,who was selected from the RFP process. She advised that Bill
2 Weber has done every Comprehensive Plan for St. Anthony while working with different
3 companies, BRW most recently. Ms. Moore-Sykes stated Mr. Weber is very familiar with the
4 community, working on task forces, and with Planning Commissions. She advised that the first
5 Task Force meeting is May 8, 2006 from 6:30 to 8:30 p.m.
6
7 IX. ANNOUNCEMENTS.
8 Ms. Moore-Sykes advised of a meeting that will be held May 10`h and facilitated by Ramsey
9 County to talk about installing sidewalks.
10
11 Chair Stromgren congratulated Commissioner Young on the birth of her child.
12
13 X. ADJOURNMENT.
14 Motion by Commissioner Jenson, second by Commissioner Galyon, to adjourn the meeting at
15 7:17 p.m.
16
17 Motion carried unanimously.
18
19 Respectfully submitted,
20 Carla Wirth
21 Timesaver Off Site Secretarial, Inc.
STAFF REPORT
To: Planning ComtTussion Report No.: VI.1.
From: Kim Moore-Sykes,Assistant City Manager
Date: May 16, 2006
Subject: Request for Conditional Use Permit for a Tanning Salon—St. Anthony Shopping Center;
Requested Action: Conditional Use Permit fora Tanning Salon
Property Address: 2922 Pentagon Drive
Zoning District: Commercial
60-Day Expires: June 13,2006
Waiver Letter Required: N/A Yes Date Sent; No
*Action on this application scheduled for 23 May 2006 Council
meeting.
Background:
Ms. Deborah Tomberlin contacted Staff to discuss the City's ordinance regarding opening a tanning salon in the
St. Anthony Shopping Center. Body tanning salons are a permitted conditional use (Section 1635.03 (k)) and
Ms. Tomberlin indicated that she has a tentative rental agreement with Al Esther, one of the owners of the St.
Anthony Shopping Center. She is proposing to open the tanning salon in the end unit where Hansen's Gifts was
previously.
Staff provided Ms. Tomberlin with the City's requirements regarding a conditional use permit and a CUP
application. On Friday,April 14, 2006, Ms. Tomberlin submitted a completed application, fees and additional
information regarding her application. Ms. Tomberlin also attended a concept review of her CUP application
before the Planning Commission on April 18, 2006.
Attachments:
• Copy of Application
• Propose Salon Layout
• Narrative of the Project
051606 Tanning Salon CUP request.doc
t
i
3301 Silver Lake Road •St.Anthony,MN 55418 • (p)612.782.3301 • (f)612.782.3302
www.ci.s aint-antho ny.mn.u s
CONDITIONAL USE PERMIT APPLICATION
A. GENERAL DATA ,
NAME OF APPLICANT: u m 6 TO Yti I',-z✓ '
The above-named individual,firm or corporation hereby respectfully sub is the following data in support of the
preliminary information provided on the accompanying zoning application summary from dated � ' 0 for the
purpose of securing a Conditional Use Permit.
CONTACT PERSON: L�S T k?"e V— A LJ Ci
Last Name Fust Daytime Phone Number
(l
PROPERTY ADDRESS: c7` 'f"P-1'1+a g p " r S 1 o,-op)
J5 � 1
B. PROJECT INFORMATION
1. Specify the section of the ordinance which applies to this project:
2. Brief narrative description of this request:
3. Written justification for the request,includin discussion of how any potential conflicts with existing nearby
land uses will be minimized: --!-= �e G-'►-tU C Q v"4-1 i J 5
4. Check all additional supporting documents and data which are being submitted to help explain this project
propo
site plan
topographic map
detailed narrative
p( operation plans
❑ engineering plans
P( ❑ landscaping plans
P/A elevations
I hereby certify with my signs a that all data on my application forms�ans and specifications are true and correct to
the best of my knowledge: n u 4:—/� , , y0 v
Signature of Applicant Date
In accordance with 1665.04 of Chapter 16,Zoning and Land Use,the City of St.Anthony hereby ❑ approves,
❑ denies the foregoing application for a Conditional Use Permit. If approved,said approval is subject to the following
general and special provisions:
(continued on the next page)
F:\Planning\Forms\2005 CUP Application Information.doc
i
Applicant Name for Conditional Use Permit
Timothy and Deborah Tomberlin
2705 Townview Ave.
St. Anthony, MN. 55418 ph. 612-788-9082
Owner's Name of rental property
Al Esther
St. Anthony Shopping Center, LLC
PO Box 555
Wayzata, MN. 55391 ph. 612-741-6469
Legal and street address of property.
2922 Pentagon Drive
St.Anthony, MN. 55418
1
Hi , My name is Debbe Tomberlin and I would very much like to open a tanning salon in
St. Anthony. Indoor tanning, for individuals who can tan, is an intelligent way to
minimize the risk of contracting sunburn while maximizing the enjoyment, beauty
and natural healthy glow of a tan. Indoor tanning nowa days called"smart tanning",
provides a controlled environment for a soft, gentle tan, with less UV exposure.
I will be proud to feature the best and latest in equipment from top U.S. manufacturers.
Because I will be an independent salon, I will be able to feature products from all the
leading lines. My aim is to provide St. Anthony with the most successful and pro-
gressive tanning salon to educate the customer through a knowledgeable staff, and
literature in a very Calcare Clean Certified, friendly and attractive environment.
My husband and I have lived in St. Anthony for six years and have two children ages
5 and 6. We want to bring a very much needed CLEAN tanning facility to St. Anthony
that will be owned and operated by St. Anthony folks. Thank you very much.
Tim and Debbe Tomberlin
b' SunStar 33 ZnStar32 Solaris 336 S1 ion
o
o
Y N
� r
12'2 6'6
n ti
Solaris 336 Solaris 336 Solaris 336 OW
11'8
F "i
SunStar 332
Lj
Solaris 336 Solaris 336
Ts Ts 4' T
SunStar 332
Cq
.J
SunStar `r 16"� OAA
b SolarF7T6-
48 SolarForce 648
Ts 4' Tej
' r
a 1
SunStar 432 This layout is provided as a
courtesy and is not an architectural
rendering suitable for use as plans
and specifications or for securing
permits of any kind. Neither ETS,
Inc.,nor any agent or employee
thereof,shall be responsible or
liable in any way for the
construction or set-up of the
project as shown in this layout,
including but not limited to,the
material or labor supplied in
connection therewith,any errors,
inconsistencies or other defects in
this layout,or any work done
4'10 according thereto.
BL821 AHB BA1972M
R 21'10
1 l
I
�� t
STAFF REPORT
To: Planning Commission v Report No.: VII.1.
From: Kim Moore-Sykes, Assistant City Manager )/4v5
Date: May 16, 2006
Subject: Hunt/Pratt Phase II Residential Development at Silver Lake Village
Requested Action: Concept Review
Date Application Received: Not yet received.
Property Address: 39th Avenue/Stinson Boulevard
Zoning District: Commercial
60-Day Expires: N/A
Waiver Letter Required: N/A Yes Date Sent; No
*Action on this application scheduled for N/A Council meeting.
Background: Staff met with Daryl Gemar, Pratt Homes, and Stacie Kvilvang, Ehlers, in January of this year
regarding the Pratt Homes proposal to construct Phase II of the Silver Lakes Homes development. At the
January meeting, Mr. Gemar advised City Staff that Pratt Homes was in the process of purchasing Don's
Carwash and Firestone Tires,which has been identified as Phase II in their redevelopment plan. Since the
properties involved in the Phase II redevelopment proposal was not owned by Pratt Homes at the time that the
original Mixed Use PUD was initially approved by the City Council, Staff advised Mr. Gemar that Pratt Homes
will need to rezone these two properties in order to include them in their already existing Mixed Use Planned
Unit Development (PUD). Pratt Homes will also have to apply for subdivision of property to combine these two
lots in order to continue the Phase II section of their construction plan. In addition to rezoning the properties
and combining the lots, Mr. Gemar was advised that Pratt Homes will need to secure final plat approval. This
information was later reiterated in a letter to Pratt Homes on January 26, 2006.
The Phase II Environmental Review of Don's Carwash site and the Firestone Tires site has been completed and
Pratt Homes is now interested in moving ahead with their planned Phase II residential construction.
Action: None required at this time.
Attachments:
• Site Drawing
• Letter from Staff dated January 26, 2006 to Pratt Homes
052306 PRatt Homes Phase II Concept Review.doc
Mr. Daryl Gemar January 26, 2006
PRATT HOMES CORPORATE OFFICE
3500 Willow Lake Boulevard,Suite 100
Vadnais Heights,MN 55110
RE: Phase II, Silver Lake Village
Dear Daryl:
This letter is being sent as a follow-up to the meeting with you and Stacie Kvilvang on
January 24,2006 during which we discussed what needs to be done for the continued
redevelopment of Phase II of the Silver Lake Village. Phase 11 of the residential portion
of the Silver Lake Village includes the properties located at 3901 Stinson Boulevard (PID
31.30.23.33.0006 and 31.30.23.33.0018) and 2415 - 39th Avenue NE (PID 31.30.23.33.0010).
The City understands that Pratt Homes has closed on 3901 Stinson Boulevard NE and
closing on 2415- 39th Avenue NE (PID 31.30.23.33.0010) will occur on or about March
15, 2006.
Once Pratt Homes has closed on and taken possession of the above-mentioned
properties,Pratt Homes will need to apply for the following actions in order for the
redevelopment of the Phase II site to continue.
• Rezoning to PUD
• Subdivision of Land/Preliminary Plat
• Final Plat
The question of the need to rezone did come up during the meeting and upon further
research,I determined that the original PUD delineation did not include the car wash
site or the Firestone site because Pratt Homes did not own them at the time, therefore
did not have control of the properties.
The rezoning and subdivision of land require public hearings before the City's Planning
Commission. Recommendations regarding the rezoning and subdivision of land, as
well as the final plat require approval before the City Council. These issues may be
addressed at the same Planning Commission meeting and the same Council meeting
according to the following dates:
Concept Review: March 21 - Planning Commission
Application Due: March 21
� R
January 26, 2006
Page 2
Public Hearings: April 18-Planning Commission
Rezoning
Subdivision of Land/Preliminary Plat
Council Approval: April 25
Rezoning
Subdivision of Land/Preliminary Plat
Final Plat
Minnesota State Statutes require that any land use or zoning related applications be
approved or denied by the governing body within 60 days of receipt of the completed
application by the political subdivision. To be in compliance with this statute, the City
responds to submitted applications in the following manner.
As we discussed,applications for rezoning and subdivision of land/preliminary plat for
the Landings at Silver Lake Village will be presented to the Planning Commission for an
informal concept review on February 21, 2006 and public hearing before the Planning
Commission on March 21, 2006. Planning Commission recommendations for approval
or denial on your applications will be forwarded to the City Council and presented by a
Commission representative to them at their next meeting. The City Council will make a
decision on your applications at the March 28, 2006 Council meeting. The Council can
also approve the final plat at the same meeting,if the other two issues have been
approved.
A representative from Pratt Homes is required to be at all three (3) of the above-
mentioned meetings. If a representative is not present at or is unable to attend the
meetings on the above-referenced dates, the Planning Commission and/or the City
Council reserve the right to table these requests until a future meeting.
Once the owner has received approval for rezoning and subdivision of land, permits can
be pulled. Because there are underground fuel tanks on both the Doris Car Wash site
and the Firestone site, they will also need to be removed. Please contact Assistant Fire
Chief Don Drusch at 612-782-3403 for more information regarding these tanks.
If you have questions or concerns regarding this process or your application, please feel
free to contact me at 612-782-3312 or via e-mail, kmoore@ci.saint-anthony.mn.us.
Sincerely,
Kim Moore-Sykes
Assistant City Manager
cc: Stacie Kvilvang, Ehlers
Enc.
� I —
i
SBe'18'JJ'I P00 80
N8976.42"E MOO m 58976 42"W 7800
B 5 eri A 5 8 `
Ii \
,4m 7im .X
8 4 8 8 4 r
8 �8 8� ; /
2nm S $ Ism \I `
SBB'JB'IP"8 19860 v ry v
3 U .' N8978'42"E 14000
Om N m ]lm ]1m m
IU
m ,nm 1
.m m 8 BLOCK 5 g / t 1�
Q r 2 8o rr 1 2 3 4 5 rl
8 8 2
I W �� m s a B a m
J 76m Ism 1 3c
0 a
m ----------- —�914r34Si — -----Z----- m----------- ---- — ----- -- — --- --- ---r, -- ------- —
I
I
O NB97842E 7800 N8976'42E 7fl00 I I mm 24m aim ]4m , 7'
'^ N8976'42"E 14800
VJ I I
I b 91 ig
�+ N8976'42"E 180.00 I I N6976.42"E 14800 \"`�/�/�/-!!!••,
- d y xim 24m ]1W. ]lm 31m =60 24m ]lm ]1m xim
I i
B I I 83
I I g
g g I i g 8
• 8 '48 _ 8 6 �j 8 0 ,8 8 8 - B
,I• �I I�
I 3 1 2 3 4 5 6 3 i 1., 2 3 4 5 ;
g BLOCK 3g l o BLOCK 4 r
I I
I I i
I I
I
I I
—---------a2m—________a1m____—______a2m___________ __ ______1______________1__ ____a4m____ aa.00________
_____ _____ ______ r7am ____
N88']6'42'E 18000 I I . N8976 42"E 14800 '
•10 rmrl u1w1r E4Quprt v[916oc ]e7617 s na679m-.
2mm xim
S88'J6 61 I1 40000
I ° S
39th AVENUE N.E. / �,
STAFF REPORT
To: Planning Commission Report No.: VII.2.
From: Kim Moore-Sykes,Assistant City Manager �4�?
Date: May 16, 2006
Subject: Building Fasteners
Requested Action: Concept Review
Date Application Received: Not yet received.
Property Address: 2827 Anthony Lane South
Zoning District: Industrial
60-Day Expires: N/A
Waiver Letter Required: N/A Yes Date Sent; No
*Action on this application scheduled for N/A Council meeting.
Background: Staff was contacted by Mr. Loren O'Brien, CEO for Building Fasteners, about the process for
applying for a parking variance. They are considering renovation plans for their building to add more office
space. As part of this renovation, Mr. O'Brien reported that in order to relieve their parking situation, they are
planning to expand their parking area on the west side of the building. To construct the expanded parking area,
they are proposing to encroach approximately 10 feet into the right-of-way adjacent to Anthony Lane South.
Mr. O'Brien also suggested that they may need to add approximately 4 to 7 parking stalls in the front of the
building for walk-un clients. This proposal involves the area to the south of the building and also encroaches into
the right-of-way adjacent to the south loop of Anthony Lane South.
Action: None required at this time. The property owner requested that he be able to come before the Planning
Commission for a discussion of this parking expansion proposal. Mr. O'Brien is very interested in maintaining
his business in St. Anthony and is looking for ideas that will allow his business to stay.
Attachments
• Sketch Plans
• Project Explanation Letter from Loren O'Brien
052306 Bldg Fasteners Parking Variance Concept Review.doc
BUILDING 2827 ANTHONY LANE SOUTH, MINNEAPOLIS, MN 55418
FASTENER S TELEPHONE (612) 788-7468
FAX (612) 788-1914
PROPOSED PARKING AND BUILDING ADDITION
FOR BUILDING FASTENERS 2827 ANTHONY LANE
Brief History:
Building Fasteners has been a St Anthony business since it's
inception in 1988. Starting with 3/employees and leasing 500/sq ft
at the St. Anthony location the company has grown to over
100/employees with 5 locations. Included in those locations is the
company owned building in St Anthony and a company owned
70,000/sq ft Distribution Center in Ramsey. We also have branch
locations in Duluth, Fargo and Mankato. Our core business is
hardware distribution but we also have a Machining/
Manufacturing and a Packaging division within our Ramsey
facility.
Currently our growth has put us in a situation where we are in need
of additional office space and parking spots. We operate 24/hrs a
day Monday thru Friday and have parking issues during shift
changeover and when we bring personnel in from our other
locations for meetings.
Attached you will find a sketch plan that will help us continue our
growth. Not included in the sketch plan is a complete exterior
update with an application of a colored liquid vinyl. I have always
taken great pride in the appearance of our property and would like
to invest in our future here in St. Anthony. Thank you for this
consideration.
Loren O'Brien
CEO/ Building Fasteners
—— NORTH UNE OF SEC.7, T.29, R.23
W
W�
O cj t °° 0000
- rnolL ^ "J: - —'•.o•iv; R04".
�, '; t,i r•,.�'rt I:��:JF'f:', "'ii:a '9:,T:.,.. -,I Y,-,_�y�
;i S., NORTH,•'AESOF Lb
,I rF( .- -•'`, Oirn�h,f '�y iM1x-e•, '',I:;i`• 71A' �� s,...,•,. tti,;.:; -
=i; .:;;*�;h '.,.;il H��"•.'Y, T�-:''' ,d, l ^i 4+• 'i,#r:,.; yo-rr �i.: d. tr:.y,�;a�{it at^.z rr .n•`` •i,Yih'',,,
U N,TY:>:I:RO:A D
C'• 1ii•,• �., ,{ d✓ - G.,.al4K"`;xir �y
�:; - — — i• 3r=^t d•, c. '�P—,,—;_ -„L„ ,.-. r,gIZN,.,r1"�i_1. K�1"=:r_i_�'h`"^t �' .i:=i_r._eL-•_ ,i
f-�}" :k':re` -+r.;ger:�'L,: it .yr.' er,•c.-.arC.,,a.IL'.;<• •,_: �s: ,r, ,,r' 'e 4 Y 'ls,* i'�;,:.,. =•s; �i„1,-: .i".
�'� '�F #Si, �'c::N;" `.'�3,— le. ;lav li n:,;�• �„ ;
'�^I_ ,•s�>r k 'i SS, .f H”,
-� �:l.r.'. ;.< :;':+;' sTi';'�,p; :�';' •Iyq
uYD O.. J r.':,x i'.• x'• { 1'fi'•ii: .f' .#`I .}r,i�.•',,N
i ,.r:SIr {'1:4.'.., ,;h•'; -i:'.S✓V„�"�j )�? r
EXCEPTIO"4f%�`•;�,z�: 5ir:a �` dF ir•r ti^,'Y; is hf,l;.•; .aarsr'•� °t. y9.h!`t2; -
't : ,SeL9TH .,. ►? E 'E�, ,,,�9:�' XC�PTJ4N` ;'0'.t:•
9., ;r• ;. ,' ;tt. br•. :_�% , •�r",t,: •1!•• �. ,� _� ..•
rl` .•1, `'bj""?9. `. Li�i >nA9' ,-. ' :_�""';�CP•r` .f'' ,I �r 0�• "i;f f,'',•c,v;�,;;.E• •a•`' '0:,,,�•'TGY,; e,`S�u'i-.,Y O
Si,'-.—�...•^,�`——•�—_——°—r—— ^ii-.-_.:,'� N,: — .�. _.r1 ———=-- _'., ,r(04SYr',-„%•�t,h;Sy,,yr\ ——_
,,•;.e,W ai '�';"p�9 ; =r— ry — — ;i v,A,•llr.,{S`�i" ry�
i" ',.'.....F S,t;.•y' ,y i/2 IN IP try �, .`.
09
5 �•
t1 ti',� :i.,r f,41 �1•' i _�ndi.
1ANO5CAPE.. 2 ° o,;;:. •''' C•, 1:: >o
1. ;,r'h`f •,��. ,+ (r•-. 1•;;`;a:,!P,.,,' ., �,. AREA
' �" ,�',v,A r,r.....B<.;,4J t 'r ry;;i ej,,."-•.�:+ .!'.A,,y'p'14„ A
��,,;)', ';-rAr•,;', 'II. 61 `;}il'`-,y}-h-�y�+"i wl:,;���L'Y�'•^'r - • 1 1 2 `tt� `•" .I ,�••a-;,t°7 -
:`-;
11c' . bp
�•
ELEC MH?, 511 II� -i, c �;Ir•as�i� i(I
st il,' � Lw;�i;tl,1��` I-,n�`• ''-� :,� �;,<v •�';�:,,::,.�:;:i�r ,O. ? ,p'�.
+;�5� •-r!; ,� ,^,A r:�,y�F„'r'''�ir,ryitit',.�.,;. ,;-
If
if
I'•I', .'I,� 'I'II •6 ',,;�tt'� 3v ,�' 'r'h.,;:t. q :n+.�”}F''-;1
Ili>, '' °.. •C. 1��; �,..��`�.�:,,a', � - .`
''''1•a Ay.F',x`,�•j;;k" s .:11,,, .•IILa` ,lt,,' .4 •rll II
II:�.'�: I yt� 'v k:v,S'=3';',,,!.. r,Y' ry ;: •-Fr
II`f:ni,.i�; _ �L, i'1,' '4' gni p�V�.�i-•" � ''j.~'i tl}�,�I II
'[`:�I ), `.x�gr' aal'Frvi;, _::"•li e, S N 1
II"a�,i' ",I� �,Y.,, `'1-••rJYrfl�df�f ,f:I'. - 0' ,$;_':�•,.; I
'-h .�', ` ''yi'�•'',5T''i<l,.Yi 1:-C7'{i A;,II.h' .r o' �• ;:1 .p
II ±•�9A .� y.��: .'rs•�'4�f^fL+k'r.r":,'Id,.}' ;,c{: II
1115• '� t' ..II - .'.II'�".C.1 1i
cb
-47 'LLJ �•li'y N� �'•��2 0� I
II �kke1�t 4 , r n
Ilil'' ''517 :I•-•
lwv
,J, :I '. "r(' q'{%.,`Q��'„BLIUMINOU' Ititi,�I I".'Va .�?;i•'i `gyp O,.
•`04,�% '-4�Y�',',P.�iRI�IHG�XREA; '' , ,'^':.II �ILL +
:;I•� 1:�`.d 97 '1`11J1i:i- , 3� ..b�'Iti ix•,
,' Iilr„"., ;,II : I .,i 1b n;�K` '#;,<",r •°zf'r,' j,} -.�.`. 1��14-.�i I 'tf r r'y^ ll II
b '+s":y _y:r -,,;;.r�`�A.tl' "•- :.+I{,��tr
a.:i z:•:: a NEW DOOR
I y�f .9''- I � I'.s•:IM• ,,, Yf.Ay��.• :,'y(t:,iyV';I`•i: '1 7< "'tr:'�y"�� I
;fir;. ,•c$'�;✓•"l3�r't ?',,• ','ll
LOCATION
m Ip4.i;'�; ri,, r,•,•r tY,,��.".t;•.., `'t,; ;Y', ri.i' �- .r I I
�� .. ,,'•f+`I n u J,I eS`^-91'3, y j`;�r;r i�'h� ;•s�:
7� '��l:.�i";•-4a,GRi:.,+r.t'j%=:''<••,
I Crlt''.'aL'I ,./II �O ,ialjf y:,I" Q i."4.4�4,!2'•.'�:. 'r;.S•J,;'�..,,,, f•. 1
a I ,�,. .vr:f:{;}'Y',1 :dl't:7+t 1 :,r.•' it f,l.g,t.,,:•:`r,' e
IC:a I ro ppo 1•> tvi ,nI" .. 4ill'�
0. R } i�?y�{'St{,;r �i;i, k 0r•. ,BITUMINO S,`Si i'-,.,- II
o a 5•.1'll.,s"f,i;yr,`ti i �t li ,r. (,ly l,. 11
I ;'l_Nry.5j1 S�' O '•E(�,•, I��i. 'iri't ''ll '�• I
K;.f; .;:=' ,; RAE y;t f{(.r ;11 .i,,i;;.:, ;t-,,�y1• '"<<,! ,„: +O I (y
I� - •,ih ri ,".i. p '�P U i. :p�tANs';1 ;'rtt'i•- ''iii 1'Y I' ;,:'5,;.'t;•r Jl:• V-
I� - :II "J% a •I�'1�(,. .yM1r�/�' .i _ �'�`�S "��'?,G•. I: qlr;. - �ti,. .I L 1.-S, I
~ '-„I '� �_,:yfid;C, •,'�1(tj;,Y r"i'#:• •r il,r b'1'•`.�p• ,`.,},^;`it. ,.', .
ix`{' ,t ,a.'
'a ^ar,,• S!f i..,i°, ¢4.�! O;• �• F:r-`•It:,.•d .,�t`i i!%i- •�•r..Y;.f - p,.lit .,,,.. ;,,,
'.)n69': �R'C,I:.;'�.;:,?3{i�•C. � �I.�°d; �.'{],... ►'p...i;, F'i� �=71�i"' yitr lr�" 1si�,_ ,7,, .`�•I�:, „i`;f;:i.;4�•. r'
_ ,,�. I '6' 6, 1 •bTq >�i '^. 'UL'li'-'-, t -.!n �'I j��'Jgl''•);` I - t,.,f 9�'i it�'7I
�1 •�.i I�\ •'SS�p { r�'i;',.A,. .j }:Ili`�'i ��' �5;,';2'�'r,- 'u" r�'` r��i•:- `c:..-�._ •'{,
1'�.�' 'A,Y;' ° .P :�, rtY.E 1•�a rr•Y:J g.',. .,�••�0. 7'•t'> �'S '�o I't,l"` '„�'':' <i �90,'�'�,1,
�b•9i ,?;,i:�..e” d� ;%rr„ —_i s";+;�'-`�—'t--�_- - '�—'„♦'—,_ar_'� ,:, ,r,,�: 4.3 v^,
•�.i t '•.. ..... .�• ':�j�� p�Di�ja�.,..�;kx,ii;.,'.�..� :,t�:Si' ',d :C;r,'%'%,,,p^Rll'' `?;[tt:'� r9r= 1�•` '6 � /
A• 0 Ory.`
�y6•`�i'<`� <I`�'I�r�,7'� `,.�\ 1• I ,��§��'r.,-•:��t,i} 0• •'ill ry O �
F• li'i;ti•y".,�'�,�:;' :��L„(ti,1 �7'i•,(,,�'`�..'IaH',,.�-,Vo` `——————_——— —————— {' '',� 9 1` \
ri,. .•l�t!,il•i: _ t• �y.,, 'vXSi ,, _ ,;t.;"r„'-., ";J`,°i.�^ I-. ;( •:,: ;.,. � 1•.
- L. ;j!'ni.- •u "('i.l' Y, a' 1,. ,,t•�'�gi• I: �;i. .•i' 0'
,n`•' i.rtt;.' �,m, .6..iii e 1,1,,1.,:(;;�!'. - `1',I^ •:J,IA:''h.;,�,r..#.,f;. I,{'.. %�� \
;,r4r�.y�,h{ �j- ;L�. ,;�{5''...,..;�,i 1 nr;4i'. .f” .(• ;,i,:��'r`I n! „7.'• .�."i. ti" 1
�" :r,• .P. ,�3�1 •rrr� I'•fs 1'.yt•`x r .F •;1„ ,r,, - �,�;..�,.i..,'"i .5'•;". '"i•':�^" a,', ,rpt ='x 1 \
1•%+.e .,l:l sa: 'kll',.. ,0,•r..A,,.;-,.�; .v.,;:,q r, '+'r',:.>`kt,•rl ,;,y'• t'�'- "L;;. .e�' ti...
,§• ;•i" �i` u• ,;6 �. 1',",_ i.v' "ii.;", ',,aw pt„v-.I,.�U. F:I:a,1:�f�'e=i' dk; ��i''1'I�'0.. i4, ,�q, .5y�
- �I,r,����-(r� II ,'i; .b1 ,p, o�.,.d t'w rs .�. �-7r'tH%tA�1Y,:.;,,.);r� r, .r,:;81N>•''ik:.7,!„ •,; .,,,�,1:,.,�,.i':"_' 'r.>'I pr:G+-y \
,,.61r,^}$�'I+au ,�. ..f':r>,_, ::��1 -.'v,`a§{is4�i•�i�,,t•g1•',�'•,.,rb,•,^�atl'„ i;,.;, -
,•,r.,,,.. :z• .,•,d+,rz..,l,...rL er-7 �:�-'. }aJ,,=`!c_ —�, . .. rc'cl•:;17`,iA6�f`,,tY7a11'-:,'�;(-; \
''.t.,. ..,..�>•-” 1,.�, , �, ,
x•z;i'•.tr.• :•i' 4it;.y;;;'•;, 1ii - '`11��r:gg_ -F¢,I l >wd _,nc:” l;•'�f Y; -.'" �, x.. •i”'."k'"l i { � "I;(l'�,•;�
�,`:�• :>•f ,•' 'y�`- '.� ,•; ;fel,,'+,f$;YJ e l;� 6 rth .t:'fi i,• ,: - - _, 'bn�tn'fo�,�' t
`y, L'+.;' '.,1'.-SI'' ',C Y:i'..•iJ
��}y:, "t,,1. ;`$Y,r•l;, '.R'�•ua ra,sn' ,�,r,.,.!'i5r,:u- r:�, dt.•.I•,7 aa4•r,, ,.l ,•M-�o ,�'.:•
C" - 'S.. ';'i�i'!4tiL�:,.�rrtl�,:, }• :ik. -.5•r, ,:�^•,+!''" ,,,, .-rd-,t'' ,f�.,. �`a'` �s- ,,t^,1i:,,��- 4` x';1
,..,-�'r �,,.” . ,a:•, �,',' 'I•,,..�„= •;�� ;k'"',I, J,�''s,:� ri,
'':i•i '•ar. t, 1. ':r•,I,e.-'t r, ��. `:Jtr :;1;,. '',•'{°' -
____— ------'---S-------°I•.,.p --,"i'— ,0------
\I
T -- —————————————— \