HomeMy WebLinkAbout2016-09-13 CC Packet Enclosure Oak Park Heights
Request for Council Action
Meeting Date September 13'11 2016
Time Required: 10 Minutes
Agenda Item Title: Menards -5800 Krueger Ave.N. -Design Guidelines and Site Plan Review
Agenda Placement New Business
Originating Department/R.,. i • `. ohnson.City Administrator
Requester's Signature
Action Requested Discuss Possible Action
Background/Justification(Please indicate if any previous action has been taken or if other public bodies
have advised):
Please see the attached from City Planner Scott Richards:
1. Planning Report dated August 24t 2016
2. Planning Commission Resolution-Unsigned
3. Proposed City Council Resolution
59 of 200 City Council Agenda packet for 9-13-16
TP 9801 Thurston Avenue N.Suite 100
C Anoka, MN 66303 ENCLOSURE . 3
Phone;783.271.0840
Facsimile:763.427.0620
TPC@Pisnningca.00m
PLANNING REPORT
TO: Eric Johnson
FROM: Scott Richards
DATE: August 24,2016
RE: Oak Park Heights — Menards — Design Guidelines and Site Plan
Review—5800 Kruger Lane North
TPC FILE: 236.02— 15.03
BACKGROUND
Tyler Edwards of Menards has made application for Design Guidelines/Site Plan review
for the existing Menards at 5800 Kruger Lane North. The application consists of a
request for a 19,366 square foot addition to a warehouse at the southwest corner of the
site. On the northwest side of the warehouse, an adjustment to the fence and
landscaping will be necessary to accommodate vehicle access between the fence and
the expanded warehouse. The 75-foot overhang on the south and west sides of the
store will be completely enclosed with green steel and garage doors to create a climate
controlled storage space. This change will not be visible from nearby roadways. An
existing entrance at the front of the building that provided access to the garden center
will be removed and filled in with a concrete wall and windows to match the front facade
of the building.
Additionally, Menards is working with the developers of the Oak Park Heights Retail
development to the north to create a curb cut between the Menards parking lot and the
new development.
EXHIBITS
The review is based upon the following submittals:
Exhibit 1: Applicant's Narrative, July 22,2016
Exhibit 2: Site Plan(SP)
Exhibit 3: Building Elevations(ELEV)
Exhibit 4: Warehouse Elevations(WHSE)
Exhibit 5: Cover Sheet(C0-1)
Exhibit 6: Partial Survey(loft)
60 of 200 City Council Agenda packet for 9-13-16
Exhibit 7: Demolition Plan(C1-2)
Exhibit 8: Site Plan(C2-1)
Exhibit 9: Grading and Drainage Plan(C3-1)
Exhibit 10: Utility Plan(C4-1)
Exhibit 11: Detail Sheet(C8-1)
Exhibit 12: Report of the City Arborist
Exhibit 13: Report of the City Engineer
PROJECT DESCRIPTION
The Applicant's narrative for the project is found as Exhibit 1.
Menard, Inc. is submitting a site plan review application for the Oak Park Heights
Menards store located at 58(X)Krueger Lane. Since the stone opened in 1997 the facility
has been remodeled and expanded a few different times to match the amenities offered
at the new stores we are building across the country. These periodic store updates
ensure the guests that shop at this store have the same experience as a guest
shopping at any of our other store locations. The proposed remodel includes a new
drive through aisle addition on the front of the existing warehouse and the enclosure of
the overhang around the south and west sides of the store.
The 19,366 sq ft addition to the warehouse will be added on the front of the existing
building. The new warehouse space will be constructed using materials identical to the
existing warehouse. The slope of the roof shown on the attached elevation plan will
slope down from the existing peak and will not exceed the existing maximum roof peak
The roof of the new warehouse area will not have any skylights as required by the
original ordinance. Additionally, no new lights will be added to the exterior of the
warehouse. The fence separating the warehouse from 58th Street along the south
property line is taller then our average fence height and will screen almost all of the
additional warehouse area. No storage of materials will be visible from outside the yard
area. On the north side of the warehouse we need to make an adjustment to the fence
line to make room for vehicle access to both drive lanes through the warehouse. This
new fence will be constructed out of the same treated wood found on the existing fence.
The relocated fence will be built on solid ground owned by Menards and will not impact
the pond northwest of the lumber yard.
A 75 ft wide overhang surrounds the west and south sides of the Menards store building
today. The purpose of the overhang is to protect the products we sell from the elements.
As it exists today the overhang is semi enclosed with green steel in several locations
but wide open to the elements in other locations. As part of this remodel Menards plans
to completely enclose this overhang area with green steel and garage doors to create a
climate controlled storage space for our products. The lights that are currently being
shielded so they do not shine to the south will continue to be shielded as they are today
and no new exterior lights will be added as part of this project. The storage racks
positioned against the exterior of the existing walls will continue to be located In their
current locations after the project is completed. However previously approved
ordinances have ensured that they will not be visible from outside of the lumber yard
2
61 of 200 City Council Agenda packet for 9-13-16
because of the taller fence. After the project has been completed the changes will not
have any impact on the outside appearance of the store from the nearby roadways and
the interior changes will match the existing store very well.
The developer of the property north of our store has requested a curb cut between their
development area and our parking lot to share a driveway and connection to Krueger
Lane. Menards Is willing to work with the developer to accommodate that request.
ISSUES ANALYSIS
Comprehensive Plan. The property Is designated as Commercial on the Proposed
Land Use Map. The continued use of the site for retail commercial use is consistent
with the Comprehensive Plan.
Zoning. The property is zoned 8-2 General Business District. The retail use is a
permitted use in the B-2 General Business District. Changes to the exterior of the
building and the site changes require Design Guidelines and Site Plan review.
Subdivision. There are no changes requested related to the lot or easements.
Setbacks. The building setbacks are not changing with the remodel The expansion
of the warehouse area on the west side of the site will not impact setbacks and on the
south side, the rear yard setback is being maintained. The fence line is being adjusted
on the northwest corner of the property, but 'setback requirements are not being
impacted.
Traffic Circulation/Curb Cuts. The site will continue to be accessed In the same
location on Krueger Ln North. The Applicants are working with the developers of the
property to the north, Oak Park Heights Retail Development related to a curb cut so that
there is a cross access. Staff is supportive of this but would make any approvals of the
• design subject to the City Engineer's review.
Parking. There is no change to the parking areas and no requirement for additional
parking for the site with these changes.
Lighting. The Applicant has indicated that there would be no new exterior lights
installed on the warehouse or as part of the changes to the site. My new light fixtures
shall be full cut off, and be consistent with Section 401.15.B.7 of the Zoning Ordinance
as it relates to lighting requirements.
Trash Storage. No changes are indicated to the trash storage area, although the trash
compactor Is to be relocated.
Mechanical Screening. No changes to mechanical equipment locations have been
indicated on the plans. All new mechanical equipment on the roof or on the site shall be
fully screened in accordance with the provisions of the Zoning Ordinance.
3
62 of 200 City Council Agenda packet for 9-13-16
Grading, Drainage, Erosion Control and Utilities. Grading, drainage and utility plans
have been provided by the Applicant. The City Engineer has provided a separate report
on engineering issues. The grading, drainage and utility plans shall be subject to review
and approval of the City Engineer.
Signage. There is no change to the signage with this request.
Design Guidelines
Architectural Guidelines
Facade Treatments
The only change to the exterior is on the west side of the front facade, where the
garden store entrance is being removed and replaced with a concrete wall to
match and windows. The materials and colors will match the existing façade.
Ground Level Expression
This is a one story building with visibility to Highway 36. The entrances are not
being changed except for elimination of the garden center entrance.
Transparency
The transparency will not change significantly with the new windows that are
being added at the garden center entrance.
Entries
The building features a prominent entry.
Roof Design
A portion of the roof will be enclosed which will not be visible from the exterior of
the structure. The warehouse expansion will consist of an addition to the existing
building. The new portion of the warehouse will be lower in height than the
existing structure. The existing fence should screen most of the new warehouse
structure. The roof of the new warehouse will not have any skylights.
Building Materials and Colors
The applicant has provided color elevations for review. All of the new building
materials are what is currently being used on the structure.
Franchise Architecture
The building is not a franchise design.
Site Design Guidelines
Building Placement
The proposed building is well placed on the site and Is a prominent feature along
the Highway 36 corridor.
4
63 of 200 City Council Agenda packet for 9-13-16
Fark Areas
The parking area will not be changed.
Storm water
The drainage plans are subject to review and approval of the City Engineer and
the Middle St Croix Watershed Management Organization.
Pedestrian and Common Space
Not Applicable.
Landscaping
There are minor changes to the landscape plan that are subject to the review and
approval of the City Arborist
Trees/Shrubs
The trees and shrubs used in the landscape plan shall be subject to the review
and approval of the City Arborist.
Lighting
Addressed elsewhere in the planning report.
S na
Addressed elsewhere in the planning report.
Pedestrian/Bicycle Routes
Not Applicable.
CONCLUSION/RECOMMENDATION
Subject to the preceding review, City staff recommends approval of the Design
Guidelines/Site Plan Review request for Menards subject to the conditions that follow:
1. The Applicants are working with the developers of the property to the north, Oak
Park Heights Retail Development, related to a curb cut so that there is a cross
access with Menards. Approval of the design shall be subject to the City
Engineer's review.
2. AU light fixtures shall be full cut off, and be consistent with Section 401.15.B.7
of the Zoning Ordinance as it relates to lighting requirements.
3. The Planning Commission shall comment on the building design and building
materials.
5
64 of 200 City Council Agenda packet for 9-13-16
4. All mechanical equipment on the roof or on the site shall be fully screened in
accordance with the provisions of the Zoning Ordinance.
5. The grading, drainage and utility plans shall be subject to review and approval of
the City Engineer and the Middle St. Croix Watershed Management
Organization.
6. The landscape plan shall be subject to the review and approval of the City
Arborist.
pc: Julie Hultman
6
65 of 200 City Council Agenda packet for 9-13-16
_ 4-1
MENARD,
July 22,2016
City of Oak Park Heights
Attn:Eric Johnson
City Administrator
14168 Oak Park Blvd N
Oak Park Heights,MN 55082
RE:Menards Warehouse Expansion Project
Dear Mr.Johnson,
Menard, Inc.is submitting a site plan review application for the Oak Park Heights Menards store located
at 5800 Krueger Lane.Since the store opened in 1997 the facility has been remodeled and expanded a
few different times to match the amenities offered at the new stores we are building across the country.
These periodic store updates ensure the guests that shop at this store have the same experience as a
guest shopping at any of our other store locations.The proposed remodel includes a new drive through
aisle addition on the front of the existing warehouse and the enclosure of the overhang around the
south and west sides of the store.
The 19,366 sq ft addition to the warehouse will be added on the front of the existing building.The new
warehouse space will be constructed using materials identical to the existing warehouse.The slope of
the roof shown on the attached elevation plan will slope down from the existing peak and will not
exceed the existing maximum roof peak.The roof of the new warehouse area will not have any skylights
as required by the original ordinance.Additionally no new lights will be added to the exterior of the
warehouse.The fence separating the warehouse from 58th Street along the south property line is taller
than our average fence height and will screen almost all of the additional warehouse area.No storage of
materials will be visible from outside the yard area.On the north side of the warehouse we need to
make an adjustment to the fence line to make room for vehicle access to both drive lanes through the
warehouse.This new fence will be constructed out of the same treated wood found on the existing
fence.The relocated fence will be built on solid ground owned by Menards and will not impact the pond
northwest of the lumber yard.
A 75 ft wide overhang surrounds the west and south sides of the Menards store building today.The
purpose of the overhang is to protect the products we sell from the elements.As ft exists today the
overhang Is semi enclosed with green steel in several locations but wide open to the elements in other
locations.As part of this remodel Menards plans to completely enclose this overhang area with green
steel and garage doors to create a climate controlled storage space for our products.The lights that are
currently being shielded so they do not shine to the south will continue to be shielded as they are today
and no new exterior lights will be added as part of this project.The storage racks positioned against the
exterior of the existing walls will continue to be located in their current locations after the project is
completed.However previously approved ordinances have ensured that they will not be visible from
outside of the lumber yard because of the taller fence.After the project has been completed the
changes will not have any impact on the outside appearance of the store from the nearby roadways and
the interior changes will match the existing store very well.
66 of 200 City Council Agenda packet for 9-13-16
5101 MENARD DRIVE EAU CLAIRE, WI 54703-9825 PHONE(715)876-5911 FAX(715)876-2868
MEMARD
The developer of the property north of our store has requested a curb cut between their development
area and our parking lot to share a driveway and connection to Krueger Lane. Menards is willing to work
with the developer to accommodate that request.
We appreciate your support of the investment in our store and if you have any questions about the
project please let me know.Thank you.
Sincerely,
Menard,Inc.
T er Edwards
Real Estate Representative
Menard,Inc. 5101 Menard Drive Eau Claire,WI 54703
0:715.876.2143 C:715.579.6699 tedwards@menard-inc.com
67 of 200 City Council Agenda packet for 9-13-16
5101 MENARD DRIVE EAU CLAIRE,WI 54703-9625 PHONE (7151876-5911 FAX (715)876-2868
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77 of 200 ----- =tstVolitiellzik- panda packet for 9-13-16
4k 12.
1111
City of Oak Park Heights
14168 Oak Park Blvd N.• Box 2007.Oak Park Heights.MN 55082•Phone(651)439-4439•Fax 439-0574
Memorandum
To: Eric Johnson, City Administrator
Cc: Scott Richards, City Planner,Julie Hultman, Building Official
From: Lisa Danielson, Arborist
Date: 08/12/2016
Re: Menards Expansion Project-Arborist Review
I have reviewed the landscape plans submitted by Tyler Edwards for the Menards Expansion
Project. The following includes my comments and/or recommendations:
Tree Inventory
The plans submitted did not include an inventory of all existing significant trees on site (please
reference City Ordinance 1307 and pages 11-15 in the Development Application packet). The
inventory should include tree ID, species, size (in DBH), notes, and if the tree will be removed
or preserved. This must correlate to the landscape plan submitted and is also needed to
complete the tree replacement calculation if required.
Tree Protection
A tree protection plan must be submitted with the final plans to protect the trees which are in
close proximity to the construction zone. The fencing should be placed at the drip-line of trees
to be preserved, and should be described in the tree protection specifications (please
reference City Ordinance 1307).
Landscape Details and Notes
The landscape legend shows a satisfactory choice of plants some native or improved cultivars
of natives. Most of the trees and plants chosen are hardy under local growing conditions,
relatively insect and disease free and fairly low maintenance. There is good species diversity
in the plan. The following items must be addressed in the final plans:
1. AH plants in the landscape legend must include the scientific (Latin) name and common
name, size class, and type of planting stock.
TREE CITY U.S.A.
78 of 200 City Council Agenda packet for 9-13-16
2. Planting of any Japanese Barberry (Berberis thunbergii) is prohibited in the City of Oak
Park Heights.An alternate low maintentance shrub such as ninebark is recommended.
3. Planting detail diagrams and notes must be included for trees (deciduous, evergreens, and
ornamentals) and shrubs.
4. The landscape contractor for the project is required to plant trees according to the approved
planting detail submitted with the approved landscape plan. This will be checked after planting
and any deviations from the detail will need to be corrected before the landscaping will be
approved by the City. This needs to be included in the final submitted landscaping plans in the
landscaping notes section.
Please contact me if you have any questions regarding this landscape plan review. Please
feel free to forward my comments to the development team for this project.
2
TREE CITY U.S.A.
79 of 200 City Council Agenda packet for 9-13-16
t3
Julie Hultman
From: Mann, Lee
Sent: Wednesday,August 24,2016 2:28 PM
To: Scott Richards
Cc: Julie Hultman;Andrew Kegley;Eric Johnson
Subject: Menards
Hi Scott
The only item I see on the Menards plan we talked about before, and that is the encroachment toward the
pond where they are moving that retaining wall. They will need to document that the watershed is ok with that
change.
Let me know if you have any questions...
Lee
Principal
Stantec
2335 Highway 36 west St.Paul MN 55113-3819
50
The content of this emoil is the confidential properly of Stantec and should not be copied,modified,retransmitted,or used for any purpose except with
Sfantec's written authorization.If you are not the intended recipient,please delete at copies and notify us immediately.
; ,{z
1
80 of 200 City Council Agenda packet for 9-13-16
A RECOMMENDING RESOLUTION
OF THE
PLANNING COMMISSION
CITY OF OAK PARK HEIGHTS
WASHINGTON COUNTY,MINNESOTA
A RESOLUTION ESTABLISHING FINDINGS OF FACT AND
RECOMMENDING TO THE CITY COUNCIL THAT THE
REQUEST BY MENARDS FOR DESIGN GUIDELINES/SITE PLAN
REVIEW FOR AN ADDITION TO A WAREHOUSE AND OTHER
IMPROVEMENTS AT 5800 KRUGER LANE NORTH SHOULD BE
APPROVED WITH CONDITIONS
WHEREAS,the City of Oak Park Heights has received a request by Menards for Design
Guidelines/Site Plan review for an addition to a warehouse and other improvements at
5800 Kruger Lane;and after having conducted a public hearing relative thereto,the
Planning Commission of Oak Park Heights makes the following findings of fact:
1. The real property affected by said application is legally described as
follows,to wit:
SEE ATTACHMENT A
and
2. The applicant has submitted an application and supporting documentation
to the Community Development Department consisting of the following items:
SEE ATTACHMENT B
and
3. The property is zoned B-2 General Business District in which retail uses
are a permitted use; and
4. Change to the exterior of the building and site changes require Design
Guidelines/Site Plan review; and
5. The request includes a request for a 19,366 square foot addition to a
warehouse at the southwest corner of the site,an adjustment to the fence and landscaping
at the northwest corner of the site, enclosure of a portion of the exterior storage area,and
removal of the garden center entrance and replacement with windows and walls to match
the front facade of the building; and
6. City staff prepared a planning report dated August 24,2016 reviewing the
request;and
81 of 200 City Council Agenda packet for 9-13-16
7. Said report recommended approval of the Design Guidelines/Site Plan
review in that the project is in conformance with the criteria for Design Guidelines/Site
Plan approval. Said recommendation was subject to the fulfillment of conditions; and
8. The Planning Commission held a public hearing at their September 1,
2016 meeting took comments from the applicants and public, closed the public hearing
and made the following recommendation:
NOW, THEREFORE,BE IT RESOLVED BY THE PLANNING
COMMISSION FOR THE CITY OF OAK PARK HEIGHTS THAT THE
PLANNING COMMISSION RECOMMENDS THE FOLLOWING:
A. The application submitted by Menards for Design Guidelines/Site Plan review for
an addition to a warehouse and other improvements at 5800 Kruger Lane and affecting
the real property as follows:
SEE ATTACHMENT A
Be and the same as hereby recommended to the City Council of the City of Oak Park
Heights for approval with the following conditions:
1. The Applicants are working with the developers of the property to the north, Oak
Park Heights Retail Development, related to a curb cut so that there is a cross
access with Menards. Approval of the design shall be subject to the City
Engineer's review.
2. All light fixtures shall be full cut of , and be consistent with Section 401.15.B.7
of the Zoning Ordinance as it relates to lighting requirements.
3. The Planning Commission was favorable to the building design and building
materials.
4. All mechanical equipment on the roof or on the site shall be fully screened in
accordance with the provisions of the Zoning Ordinance.
5. The grading, drainage and utility plans shall be subject to review and approval of
the City Engineer and the Brown's Creek Watershed District.
6. The landscape plan shall be subject to the review and approval of the City
Arborist.
Recommended by the Planning Commission of the City of Oak Park Heights this
1'Day of September,2016.
2
82 of 200 City Council Agenda packet for 9-13-16
Jim Kremer, Chair
ATTEST:
Eric A. Johnson, City Administrator
3
83 of 200 City Council Agenda packet for 9-13-16
ATTACHMENT A
411
Site Plan& Design Guidelines Review
For
Warehouse Expansion
At
Menard,Inc
5800 Krueger Lane,N.
Legally described as:
Lot 1,Block 1,Brackey 3rd Addition
Washington County Property Identification Number:
05.029.20.22.0017
84 of 200 City Council Agenda packet for 9-13-16
ATTACHMENT B
, 'a.
Site Plan&Design Guidelines Review
For
Warehouse Expansion
At
Menard,Inc.
5800 Krueger Lane N.
Application Materials
• Application Form
• Fees
• Plan Sets(3 Large Scale Sets/20 11X17 Sets)
• Written Narrative and Graphic Materials Explaining Proposal
• Proof of Ownership or Authorization to Proceed
• Property Tax Statement(s)/Legal Description(s)
Planning Commission Review &Recommendation: September 1,2016
85 of 200 City Council Agenda packet for 9-13-16
RESOLUTION NO.
CITY COUNCIL
CITY OF OAK PARK HEIGHTS
WASHINGTON COUNTY,MINNESOTA
A RESOLUTION ESTABLISHING FINDINGS OF FACT AND
RESOLUTION OF THE CITY COUNCIL THAT THE
REQUEST BY MENARDS FOR DESIGN GUIDELINES/SITE PLAN
REVIEW FOR AN ADDITION TO A WAREHOUSE AND OTHER
IMPROVEMENTS AT 5800 KRUGER LANE NORTH BE
APPROVED WITH CONDITIONS
WHEREAS,the City of Oak Park Heights has received a request by Menards for Design
Guidelines/Site Plan review for an addition to a warehouse and other improvements at
5800 Kruger Lane; and after having conducted a public hearing relative thereto,the
Planning Commission of Oak Park Heights recommended that the application be
approved with conditions. The City Council of the City of Oak Park Heights makes the
following findings of fact and resolution:
1. The real property affected by said application is legally described as
follows,to wit:
SEE ATTACHMENT A
and
2. The applicant has submitted an application and supporting documentation
to the Community Development Department consisting of the following items:
SEE ATTACHMENT B
and
3. The property is zoned B-2 General Business District in which retail uses
are a permitted use; and
4. Change to the exterior of the building and site changes require Design
Guidelines/Site Plan review; and
5. The request includes a request for a 19,366 square foot addition to a
warehouse at the southwest corner of the site,an adjustment to the fence and landscaping
at the northwest corner of the site,enclosure of a portion of the exterior storage area,and
removal of the garden center entrance and replacement with windows and walls to match
the front façade of the building; and
86 of 200 City Council Agenda packet for 9-13-16
6. City staff prepared a planning report dated August 24,2016 reviewing the
request; and
7. Said report recommended approval of the Design Guidelines/Site Plan
review in that the project is in conformance with the criteria for Design Guidelines/Site
Plan approval. Said recommendation was subject to the fulfillment of conditions;and
8. The Planning Commission held a public hearing at their September 1,
2016 meeting,took comments from the applicants and public,closed the public hearing,
and recommended that the application be approved with conditions.
NOW,THEREFORE,BE IT RESOLVED BY THE CITY COUNCIL FOR
THE CITY OF OAK PARK HEIGHTS THAT THE CITY COUNCIL APPROVES
THE FOLLOWING:
A. The application submitted by Menards for Design Guidelines/Site Plan review for
an addition to a warehouse and other improvements at 5800 Kruger Lane and affecting
the real property as follows:
SEE ATTACHMENT A
Be and the same as hereby approved by the City Council of the City of Oak Park Heights
with the following conditions:
1. The Applicants are working with the developers of the property to the north, Oak
Park Heights Retail Development, related to a curb cut so that there is a cross
access with Menards. Approval of the design shall be subject to the City
Engineer's review.
2. All light fixtures shall be hill cut off, and be consistent with Section 401.15.B.7
of the Zoning Ordinance as it relates to lighting requirements.
3. The Planning Commission was favorable and the City Council approves the
building design and building materials.
4. All mechanical equipment on the roof or on the site shall be fully screened in
accordance with the provisions of the Zoning Ordinance.
5. The grading, drainage and utility plans shall be subject to review and approval of
the City Engineer and the Brown's Creek Watershed District.
6. The landscape plan shall be subject to the review and approval of the City
Arborist.
Approved by the City Council of the City of Oak Park Heights this 13th day of
September,2016.
2
87 of 200 City Council Agenda packet for 9-13-16
Mary McComber,Mayor
ATTEST:
Eric A. Johnson, City Administrator
3
88 of 200 City Council Agenda packet for 9-13-16
ATTACHMENT A
Site Plan&Design Guidelines Review
For
Warehouse Expansion
At
Menard,Inc
5800 Krueger Lane,N.
Legally described as:
Lot 1, Block 1,Brackey 3rd Addition
Washington County Property Identification Number:
05.029.20.22.0017
89 of 200 City Council Agenda packet for 9-13-16
ATTACHMENT B
Site Plan & Design Guidelines Review
For
Warehouse Expansion
At
Menard,Inc.
5800 Krueger Lane N.
Application Materials
• Application Form
• Fees
• Plan Sets(3 Large Scale Sets/20 11X17 Sets)
• Written Narrative and Graphic Materials Explaining Proposal
• Proof of Ownership or Authorization to Proceed
• Property Tax Statement(s)/Legal Description(s)
Planning Commission Review&Recommendation: September 1,2016
90 of 200 City Council Agenda packet for 9-13-16