HomeMy WebLinkAbout1999-04-07 NAC Planning Report Enclosure - 4
F NORTHWEST ASSOCIATED CONSULTANTS
INC COMMUNITY PLANNING DESIGN MARKET RESEARCH
PLANNING REPORT
TO: Tom Melena
FROM: C Putz-Yan /Scott Richards
DATE: April 7, 1999
RE: Oak Park Hei - Bur Kin PUD/CUP Amendment and Variances
FILE NO.: 798-02 - 99.04
BACKGROUND
Dolphin Real Estate Development is the owner of the Bur Kin Restaurant located at
5907 Neal Avenue in Oak Park Ponds. Dolphin Real Estate Development is re an
amendment to the PUD/CUP a and variance from the Desi Guidelines in order
to allow brown awnings that have been installed rather than g reen awnin that have been
re The applicant is also re variances from si re and Desi
Guidelines.
Attached for reference:
Exhibit A: Site Location
Exhibit B.- Letter from Dolphin Fast Food
Exhibit C: Letter from Katharine Widin Re Landscapin
Exhibit D: Ima of Existin and Proposed Si
Exhibit E: Site Plan (December 12, 1997
Exhibit F: Site Plan (Ma 22, 1998
ANALYSIS
Amendment to the PUD/CUP. Dolphin Fast Food is re an amendment to the
PUD/CUP to allow brown awnin to remain on their buildin instead of the g reen awnin
re b the Cit as part of the ori approvals.
Staff feels g reen awnin coordinate with the existin shoppin center and should be
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 554 16
PHONE 6 1 2-595-9636 FAX 6 1 2-595-9837
re Staff recommends denial of an amendment to the PUD/CUP-
Variances. The applicant feels that the Bur Kin Restaurant has an identification
problem because the buildin does not have the standard Bur Kin appearance or
si and lacks visibilit from Hi 36 and 5. The applicant is re
variances from si re and Cit Desi Guidelines to allow the followin
1. Install a freestandin pole si that is 59 feet hi and includes Bur Kin
Rainbow and Oak Park Ponds si The Bur Kin portion of the si is
proposed to be 16 b 16 feet, 256 s feet. A clock would be included on the
si
The existin freestandin si was approved with the shoppin center PUD site
plan. A chan to the si would re an amendment to the PUD a
The proposed si g reatl y exceeds re in size and hei and staff feels
that there is no variance j ustification to allow for such a si increase in
si Staff recommends denial of this re
2. Install red parapet li around the perimeter of the buildin
Parapet li was denied with previous re and does not relate to the rest
of the Oak Park Ponds development. Parapet li is part of the franchise
architecture for Bur Kin The Oak Park Hei Desi Guidelines prohibit
franchise architecture ( architecture that is not uni to the site) and buildin color
wraps. Staff recommends denial of this re
3. Replace existin Bur Kin racewa letters on the north and west sides of the
buildin with 8 b 8 foot ( 64 s feet) Bur Kin lo si
The Bur Kin lo si are easier to identif than the current smaller racewa
si and are immediatel associated with a Bur Kin restaurant. The lo
si replace existin si and, therefore, not add to the number of si or add
si to the s foota of si Staff recommends approval of this
re
4, At the Oak Park Ponds entrances install 3 b 3 foot Rainbow and Bur Kin lo
si in con with the current Oak Park Ponds identification si
The entrance monument si were approved with the PUD site plan for the
shoppin center. Alteration of the si re an amendment to the PUD
a In addition, the Zonin Ordinance allows a monument si to be a
maximum of 40 s feet and have a hei of ei feet. The revised monument
si exceeds size and hei re and is not an acceptable desi
2
65. Install a highway sign for Burger King and Rainbow on the south side of Highway
36 before the Highway 5 exit ramp.
The simulated off -site sign shown in the submitted image is located within Lake
Elmo. oak Park Heights has no jurisdiction here. If the sign was proposed to be
located within oak Park Heights, the sign would still not be allowed. The City does
not allow off -site, billboard signs. Section 401.15 -G.7.a of the Zoning ordinance
prohibits advertising signs, which are defined as any permanent non - governmental
sign advertising products, services, commodities, entertainment or other activity not
offered at the location of the sign or not exclusively related to the premises on
which the sign is located. There is no variance justification to allow a billboard sign
on Highway 36 for rainbow or Burger King. By allowing a billboard in oak Park
Heights, a precedent would be set that could be extremely detrimental to the
community.
Site Plan. The site plan dated December 12, 1997, and approved by the city Council in
January, 1 993, shows menu boards located just southeast of the restaurant without an
island in the drive aisle. The site plan used for construction and dated May 22, 1993,
includes an island in the drive aisle with menu boards located on the island and adjacent
to the island. The drive aisles and menu boards have not been constructed in accordance
with the approved plan. The Planning commission should comment and the City Council
determine the acceptability of this change in design.
Landscaping. A number of issues relating to landscaping are described in an attached
letter (Exhibit c ). The Planning Commission should comment and the City council
determine the acceptability of the landscaping that has been completed that does not
adhere to the approved landscape plan. The applicant must finish installing the
landscaping as approved in the landscape plan and must care for the plants, as described
in Exhibit C.
CONCLUSION AND RECOMMENDATION
Based upon the preceding review, our office recommends denial of an amendment to the
CUP /PUD to allow brown awnings rather than green awnings. we recommend denial of
variances to allow a freestanding pole sign, red parapet lighting, logo signs added to
current oak Park Ponds signs, and a highway sign. We recommend approval of a
variance to allow the replacement of raceway letters on the north and west side of the
building with Burger Ding logo signs not to exceed 64 square feet each subject to the
following conditions:
3
1 The Plannin Commission should comment and the Cit Council determine the
acceptabilit of the installed landscapin that does not adhere to the approved
landscape plan.
2. The applicant must finish installin the landscapin as approved in the landscape
plan and must care for the plants, as described in Exhibit C.
3. The Plannin Commission should comment and the Cit Council determine the
acceptabilit of the revised site desi re menu boards and an island in the
drive aisle.
pc: Kris Danielson
Jim Butler
Gre Dolphin
4
State Hiuhway31; — ---
\ r t
/ A North �
mom
3
St Senior High SCho
Site Location
Buildings
Water and Wetlands
500 0 500 1000 Feet
r✓
SITE LOCATION MAP
INC
City of Oak Park Heights
April -- - - 999
Exhibit A
DOLPHIN FAST For �' , INC.
258 Hennepin A
Minneapolis, Minnesota 55401
6121338 -4220
March ?5. 1 999
City of Oak Park Heights
14168 North 57 Street
Oak Park Heights, MN 55082
RE: Burger King 9t�7 Neal Ave. Variance Requests
Conditional Use Permit:,
We are requesting p
uestin that the Canopies remain the brown versus the green. The reason being that the
General Cont ractor made a mistake during construction. \Vr^ had specified green canopies in our building
specifications.
But now l g w
I okin at the buildin e feel that the brown matches the building colors better because of the
tinted I lass and the brown brake metal around the windows. we also would like to point out that our
color configuration more closely matches the Bank building which also has the brown roof system, an
since both these buildings are on the outer perimeter of this development the current colors certainly
appears to be acceptable.
'variance: Other Commercial:
cu
rrently our Burger Kina located at 5907 Neal Avenue has an identification problem. This problem
� .�
b ecause of the City r equirement that the building does not have the Burger King standard building
exists b �
look and signage. and the fact that visibility from HigliwaN's 36 and 5 is non existent.
Because o f the p hysical location and surroundings we need to improve the identification of the building
and obtain better visibilit from the highway.
This can be I- comp1ished by the following:
1 Instal p
l a freestanding pole sign that is 59 feet high Burger King. Rainbow and Oak Park Ponds sign.
� �.
The Burger King sign dimension is 16 X 16. A clock would be included on the sign.
2. Install red parapet lighting around the perimeter of the building .
ell l cw CNistinq_ Burger King raceway letters on the north and «vest side of the building and replace
Rep a ti Z
their Nvith 8 X 8 Burger King Ingo signs.
4. At t ile Oak Park Ponds entrances install 3 X 3 Rainbmv and Burger King logo signs in conjunction
with the current Oak Park Ponds identification sigils.
Install a hi liwa`• sign for Burger King and Rainbo�N on the south side of 11ig1�« a�' �6 before the Ins w ,�
111 01m 5 exit raiiip.
We lla\ e enclosed images of tivllat these signs would look like.
Theses requests
will not be detrimental to the public welfare or to other land owners or improvements in
it�liborhood. Tlxis �� onIN help solidifA the city I s co illillit"l ent to help develop healthy businesses
the ne ,
in your col
Zlinunity . if both RainboN� - Foods and Burger King were to close because of lack of business it
�� ould
certainly have aii effect on the future of Oak Park Ponds. As IN e all know the tai base of
col11inercial property is important to the community and the cin�.
Lf N - ou li {ave any questions or conccrns please cull me at 612-371-7450
Thank - You.
Gre, Dol.p1� RUR R
-. - A franchisee
KING
Exhibit B
henna To : K ris D anie lson
Comm_ U e v eL Director
City of oak Park Heights
From: Katharine D. Widin
Municipal Arborist
Re: Bugger King Landscaping 313019
On 3129199 l visited the site of the new Burger King restaurant on Neal Ave. in Oak
Park l ei ghL 1 examined the landscaping which has gone in so far and compared i t to the
landscape plan which was originally submitted. ! have the following comments about the
landscaping;
1. The landscaping has not been completed. Most of the trees and shrubs have been
planted, however, there is no scud yet and the Perennials and annua have uot. Ix-
put in. The landscaping which was planted adheres to the ori ginal plan with the
fol lowi ng exceptions:
a. 5 Norway maples and l linden were planted instead of the 6 Freeman maples
b. a sugar maple has been substituted for the `Patrnore ash by the curve of the
di ve- th rou gh
c.some plants have not been put im
9 of the Mugho pine (by the main entrance)
25 of the `Goldflame' spirea (bed by the curve in the drive - through)
7 ` Little Princess' spirea (i the bed by the order beard)
2. *rhe plant mater al generally looks alive at the present ti me; however, all the trees and the
large scrvjccbct'j'y slimbs which were balled & burlappcd planting stock have rope
Still tied around the base of the trunks, the burlap has not been folded dawn into the
planting holes and the tops of the wire baskets have not been removed. In many
cases the burlap of the root ball is exposed and the trees will die if this is
not corrected iM The following things need to be done:
a. by Fri. 412 water the root balls and immediately cover any exposed burlap with
4 iricheN Of 1110iSLCLICd WOW chi oj• shredded bark mulch until the ro pe and
burlap and wi re can be removed
b. carefully cut and remove all the rope that secures the top of the basket or ball to
the tree trunks
c. carefully excavate around the sides of the root balls and expose the top half of
the ball - then remove Lhe burlap fr die top 1/3 of the root ball and fold it down
into the hole or cttt. it off and discard i L. if there is a wire basket holding the root
ball, cut oft' the Lop half of the basket with bolt cutters and remove it.
d. n* g ht af' €er cutting off the basket, put the dirt back in the hale around the root ball.
water the Foot bail and cover it with 2 incliC� of soil. Mulch the trccs and shrubs
with 4 inches of wood chips or .shredded bark mulch and again water well.
EX hi b it
` i
a
• ■ r
r
is s' .. •' ► {• %` '�� ,
• .v .�' .. s . 4 «• � ,. ' `�..� -ice' /�. ' • {�.. b � r,..+. -
s - .. _ ' • . 4 I�: t .,}' ...
At NA -
s. u PONDS
IN* JZ
■ r ti • ■ y� is
+.
.: - �r. ■r• • ' • IIr•.� � �+ w " .... � ►. ti•••,'. ":a * Y . S L - R
•�, : 1��..■. rte° j• �.
� -V
New �� w ; ;.• i. ifs ! i r. j + .
•` .. �� .� r.,.� � ,t, � ■ -7� ..ref ^.' �� .•� ^�V•.
� '•rte• H• � > s + �= Y• t , `r�. l'7R` • •. r .i .y}%' . /Af►Wfs'•'��'�'• '' ��rt'.�I. ��:•i �i•af►.. ;�:�`: -e `•
'... �:..- A...Ye
•• wr..5.. , r..•ka3R�.•�,■rr,. i•+•rrr•• - +n +rt+• .. • .. .. .. .. , ...... .. .. .. ,, .�
r ±•
&oil it
3
M I. ate ` ' /�' : ;` • s i �� • �� 7L • _ • r
S r 1 J�*
t
r
fps r �� � � t , •- � t3
`= r • �• •r 7'!� Tf �� tiC t rc +. ,.,i r
•r. +_. rte: r = ..x'17, - � � _" ^. � ;,�
a ?:�! .,i. 'N � •r4 .lYr�� ST�u .1d' r n �; y.) �: *`Y l+` �'�. • ..� r sx {i *'�' � ,
-• - t. 'Z,� _ �' • ,• ,_. S`. ' ~: � ( 1-a � .. ! fr: " ;�`" ` � •: r��: Y • l,a, t � ' a�,' {r.
r ; 2�'i`+ •sif` s:r t � = f ,t�• , ms' + s� s Sa
' T e Sri �:" .�" ��� �''.�,�x•t,�� ��i� �:�� �=s .�,�, ` '� • �''_
" .. ' •. - ` � . c%.! i ;.�.+''- r � � 3 - - .. .7 x _ ;Y,.. 7 r _ � I . t (� F, `�'- �xy.:T r,. , • 3 � .5 [ ( '��'' �'
.. •'�• ����"'� v� '��ri� t'tt•,.✓r . � ' '. lv•s�. w;': : ^C}��`' •J +c. k' G' -], +r..- r'� Y■.,i S r7. � yam• + i .i �, tiC� ►
�y r A sa'` yT = r� y �. �• „_c7�
. �y,�;�.:- • : f -� - ' �' °rte �''•i::' e.; . - ■'•:z;, ��j' =r 'i1t »�� r "i• - ,(€'� ? °'^' `"`� '>�' �" �, 7.� • -•r.� ,
1 �Y^: ! +•!' f A 'a�r •' �1� 3 I:C' r
a !; � ••� �t.�.� i •' �3 •r �L� r 1�-t' r•�'S� s� �''` �.y� .e .� k -'� . � - . �.7 .. ,f,;�� - .`.7 -• � �.;
+ S!`R al �h r . 1Vr {TSB •�+ }{ -'
n Ifk
, • F • y �", l'v - f `-•j t .=? sT + yG -+ '•'•�f .; . }-.' 7l } � C , lf I' r fl �, , , S r Yt . ►t t .- ..,-r. y -Y`. 7' G •111,. 3 �•q t.t i ■..- ET.`�.' e r 1: 'rtl j ' 'C!
_ +• �` • :h' 5 :'•''K.7 �: s. �l��'{r � r',�y �•"! ..7 �: y. .i.�: •�� �.i��'•: -�� .�r„�;x sC }: �• iY�¢.e:4 �A,- 1f.L��L., t��� - rid j• ? . ���7w� • F ��_�= y�+, 7 r• y � r . N � 1 ■
• L!l'e�t• • , 5 C. �`•: N ,/n a1 P•.r :t, 3• • . �.� �:; �� •i :r4� ; •(
i J ! fit -:•; Y :d'G{
a -' i t rr�S7 i_T G •Y >f•..- t : r . f�:µ3a�,''Lr'�r''' '"5 �. .f� 7 ��;.`,:t'1•;� +, � f• f �. ,,
y �r. 4 it � w+rff.'--`` � f: �� .rr � 2.: - +i ce y f • �� � * " L �. � �'S .t , qrf� ay rl 7► �� ]� � ] M Y b. �'.., Y1
'.7: �r'�- rG�, i�{{ �,,;,.�. + - ..R 1�'., rL.. �' ,•l.t 5 ,.4}w�.� 7 ....�� r.�. �� •`� .>'~ ,�+ ",r.�•tµ' {�i � "+•'�, .,,,,• ��� - '�� 1r r r� ",. ,�.T�r
•y.i •'T , r7'1 1r Y.. ts"` - a _`Y'i'r.'.: �-.' yr. -7'� _,. iR •t• y ,;b. � . - iZ +� f J ' .t"� ,14L7 " ti 1� 4 .: 1.:, v r.. - .�77"��e �:■ �'� �F • k.. 7"�• i1.e; 'S'��rr' :.�rt''.l;i� r. L�.ir . �. Y• r f ,{ r l�,'�' TD'S ' • h �
' i. . � == f. ,: � � =] ,.:.: :5 . -rr~'�; �� -; +.. s•.-+C y� R�, � . •�..r'•'s -" .�r.t: ��- .i �s..,. ±. h:e �:. Y sa. .�•.� .te [� .�r7�s. _ .,e � �r i � y/t �
.. * [ i _r•. .Y I�: - •i'.'•: -., -w• -. ii;• ��•s -�: �r :�■, .. �� �_itr� _ �'T•�:'L.t,�� . G ,�. { LFi••i• s .lr�+R ._rrx w' . �_ '--a� S ' � L: • Y.! :' � �`► • r•r t
_ ► is .L. f 1 ;LK. w.�' �. i �:' !4- �.'^
•.'+.! w�a •.i.. '.r'.• .*.3 �:1�,•. Ati' r- trrr ?l ''r\,.�••: ". rr y •'' 3'� •� F
... '��:• � .! �.. ^:!: ^.e:['`•itiy .C N':Jti;•• .J - �L': +�.{ rfrC [ „t ~'r'",. f'+.� - - � .'•1' P ' +tr i �. - • / 'Y _
}:`;j ..�. ,rtrr ..5' ` :;..::•''3 •lx: ' p :n *� � •r. + 4,• *. •�Cr J � - � 1`r ..j�,, � e �.
Y}' .r :+•�•••. 't ' �1:•r Y:r .f S!'l' s i. ,J • . t{f�`^r � � _ 'r Y� y� v - I' ..� � ..e• t 0
:L < ,jj'� '� r �..� : • . •,.•s'. •'Lis �..,..�Ny ..$. ��.'. .�. :;�:.�L y .l r.. �ti si7� r J. •'F� �, l� yY. `►: s■'+ �,,�7� -r
`7 ►' ,-r [err" ^,,�Fy t c.,, -G.;f` z:'L' ,ft• ^ r ��r, lc ;.. CSC_ 4 Y �;. t r 4 S� r1�� �i . } 1+1� " Y!
sr. 7f- A�a ''... 1. �(`,J.n a. s r�vY■• t r �' R ~.� Y 17Yy' ,F
J
. i ��, : �. 1 .f..4 � •�� { '".+i .c y •. !7.��;• S.• �y -• .+ i• a . � j.lV".�•,,n• tn� +t '!:'�. � .•�'�- � L '}y�;"S 5 , • � �'• . .� i - r .� 1 1 1 �• .�'
- '.ti ,`� �,ifF.. r .3 R.Sr �Y is� � r . _..':: •,' T f s , �'• ��ry r. ''ti i.;;•'1• }..J�'::r i� ='�• 7 •T a.++. ��•�.• � •+.y� .fr > }� Y. yl `� '7 �: Y' ! + .� re }•, `r^. �•� }•S •'r �`;.
-.5 ::a. •>r 1 ; .0 a. }.i +[ . is � s., v - J�TS•. a •. -�'. ^ r . 1.;..
,V• .•'L•�.J,, �. �"t�+rir,. • t � .,t� -• .3 i�;'i;�c 1_ !� ; i � { ��,, � r s,,. air. rY
• *r • •! 'iYt.•S. ° � ,. -4,r. •.{'i�>?:�. Y�. ti's .�. i 7� rf•�` -... 1 ..(� \� -' •�� 1 �-; r y }r+^ .♦ ..i .x� .at+ :N -. rS � rf .+ .� j 1', '' �' J r�
.. i"' •Y. • e i� °'� � .. .. _ +.. �+t: 7- • •r• v S r't'•• ' Vi S'ki. .!� i. 1'•. t ._. •.y,': y : ?, �? YTS: �. -¢.
. �t � 'r � 11. art Y� aL - � KM� 3i`' -, •� ln.
.'.Y c - - .. �.. is•^•'•r•' a . '.t... "•�:�.,[ i,.• ►: :rr' .r 7. +'• •t -. i - . - IL 9; • 'c ,ir {''C :::. . 1 J,., Sr! � .�4.
- ,y •,: 'Z= ....i ^F�: a.''' {4 ' +�'-- - '•.e - ...'r' :Sas• � ON C .� , _g � f r.� �V �C � • •''t ''t.
1 ' .7:•tt � -. "' -' �u.. f"�'' ^ +�f '. Y.�;ry J ! [ M r; � f P t
: '��:'Y t � F t• {5 P" R �'� j C Y y� .► { � R A F
At " ,� .. J' G j .S. • •'�'t • ..t• t, .r �.�� Yµ 1 JMS: �• .,rs
r �. , •rte - + ti(:' ^r... �! •�`+. . {.. • tiyi•� i i-y r • a`r�'.� • 4w' 1:: G' 1 ,�.
♦♦♦ t: +:`i:y r :1f •- �:;r'��t �'�'i'� Fi .it'r:'ri t '_ >i �;, -r7. ) .r r' " "r, r ^ ., _Y r. �i' n .� .i � V. y ���• .�
l •CydA, r _' a': � - y Y � .1,, 'iS ; ,1. i Y_ �' r•w -r' y� .f
}- _.) •l .�• I.! , l 7� �1 C, V �' .... •.` - 1 � r �» .J' Y. r � "[f t Z
• f ,� ••�� _ . f' f' ~�!� S ��. 1 •F` .. f � r• - f 7.• q� � 17�•`��'rt Yi�:• +��.,� , �.
. 1'_ r - '.: L7 -r�'. - 4 i �'`•: � *. �•+.1 �+^��.� 'it� "••t'i� :S'. ,r . 5C ' 'T �'Y' � M•;� �"' /F •a ''T
i t - , .i . ^" :' �' +. r• r�•' [•'!' �' ' ',J ::.:✓ ' ! 1 .7}t '�� % 4r�� �'...e Sy�f r1. r' , ,r w,
.t �+ _ " f ' .il ^'• i :} . l(' �3 .r:' :4 "fir �• • 4 �, F titi . w3!!r �� •rk •4..J � .T.' �L � .-��: *. _ WIS ,'r :q .1_ ��� 1 }+ F; } ,,y�� '
r T.. • ;•:a}+. :s.u..... - ��r r C5 3 •3"i: a .s �■. (a r' )
�.. 'l• r L�{ r �'�•. . ?` ��� ,r ..ti;�K•4� •�_i . "` „` .lrt....': r' •.r ^\ '�yS_•:.t = �`.>•.vtiX �' ¢�t'� ��=icMi ;';?f' # 1' ±� �r �` i f .v •r Sr fl+ '
,i�". _Lir `� r ci•Z .�, L ` fl r �2 �`{Y. {' l7 . -i �4! or !t fi r d " :+• •, f+.,r:' r ► •��,�
�• 'Y - •.� • - ,. ;-� }_ .i t LrJ!••Y r •F 3. ,. 1?� .t 3!s';
a. . �.• _ �., ,.. '!'� "' ;�_ t. .: ;.; .rte >, +, x , 4 r - r
■ <. ;r• r.! r 3 Ss, 1�� 7r •- � - -rT;. f.;�'` �r- fi.'�3�A. :C,Jti dpi- '� ?iLJ 1 r .s'`... �� v .� a
'+ '�S'' - .�`-" Y.• +. t . r -Y._ -- `l.r r r S .v. •3r+ ra'T t.� r
L ~ : 1• r r�.` - 1; - d •- t.. r�: c f
i ' ■ �....r ,�.yu' ?
. __ f .• s. n:
•' 1 •L �J { :.J f t i - rY�Sy .rT f:I�ti' l .�1 ..., �... r,.. .'• -
�i.'
•*-
( - Y= r� {.. .[f' :�'- [• `1' 7. � L'• '•j
3 'f r- :r__,L• 'K:'. •,+' - !., - � }`.: ..+ p hi•. L.{(.'_.•1!,Tr .�.� {.:.1 1Y N' �
lb-
' • } t f ���• a �i �; C^'4 ; 'r, r•..._ 3 : . . tiKrt:r_ :a:t- r�1 ±� 1. , �..r •.A 7 I • .� ,i y,�
•� :f= .~Y =�= r :t::.' r' .`r.� - tr:: = = �'`..'i• � ( •+�' •:; ti'• ! -- •'Z L' � f i' .�i^ :L)• �(r
.. .3 S :•r �'� +,.Z (- L T��. - �1`' ,•1 '� •• ` {- - t _ . :/ tTw� ^� �.t- tir7 Tea ,�. ,a
.t' _ ', ;• r, `,... =�• :•+: + � - .s• 1.. • + :Rtir:;'k , k ,c, ��" . "{ �Y -'- :L�h �'� •... �F ..'4 .e �.
~.! r . T• .... rr; � • 1)'�:..•� =a'�• ~?i.- rc•.•! .r: �3.. _ - + `' � r.. -, ' 'v�/ .i r�'r•�7�' -�; � ! L }�`•t' r
� - •' ti['., ':.. f �i.�+y;'tiY .`:. -, :�.: M:�s7��}" ' r r` .1 t��a ,[ �' � ,.� 3
; • �. f, i; `'_s °' �• ,, � ' y f r � , t ,. i... = ++' • �� �:..;�" _'fy�� +r ,t , 1t?- w
. r .
.- � l ---.w 'fi . rL � . - � r .-•T .,-
L
f+
�l
x
t
X
t
S � ,
/
!
i
`k
.;F ,. �.. t' I '•� •7' { .V► •� •.�•y • •mow•• - • •. - • .
•. . .� � �..f . Rr ' - .. - .. .. � W eras . �.. _ �Y
■ '� i:� flf�!!w ir' .�_ � ' � ��� -: !�►��� s �� '� �•• �1� r f r 7►.Cr� ` •ff„
.. • ...- .- .....w `.. •rwi�� ��� � i• r ,...w.�,l�r r ► r' � MiriL ;� 1 • ♦ ■ • .S:
k T S•• �` 1�• .y •s a . - ir—�• �1Ar� 1�. �.� • �'' •r .: � � � • i.�� :r. -• `
00 17 ,. •� . r - . �K ir,..• ' i•r.i�a:: 1� !.' ..•k iti� • _ � ! y4 [ s . 1. r " • � "''; .a`''! ;'t..'�� t� -
' �'+ '•. saa .sail !�'. ""'"'' ® - � ; • �1 • ! f y � � .aF'r.:�•, +' f.�.� � � • 'Fr .'4 �..rS �'t•.� � J � •� �. :,,1�+►,Yrv;• Is ' .� -: y r
��` y� .Z .r r! }R4-.,: +• � ���•s_••'rvY='•.�f.� H: •�►rf�'�`7'e►rt' "• H.•` I r te + �.
r °�w • W 7M F+`w�•: •f *• . {1 ,r : * Vrw ..• 1.. .. ! :�•:' 'rfM�}. I+'• f�.�•.,s. �', r..�,,,e . f r _ :'�•�r. �:, f +ter ++' ►w��.r�. rr•• ....' - 4'I .+r• .. ..
•!-e • �`lr. "l�.i .t .xw , rsi T` lL �• • ~ �' t. '�YwT'i�)'�!`+'P +' ` r ••rw , . • i.�:�r'rr!"• , .�! — . `.. ...
��... t I:r �.� ..�- : �: 'r � : /�:' w � i� . �•. ri, ' ••. r :s :1,;:: J. f •�... f/ . " "-! • .s.L t t} • .•f! . .A tie• • .5. •,/-.; /�: R.. 1►r•r• _ ,���• r. •. .. w w-
- +r �. �. .��r..'k . i•• ] ` ,+ .. a i =' ,i: `! •1', • •T• ! :� ��. ? a+y �,Krwrti�F
ti.i'. .• + ► .�v !.. ��. �• L �' = ; i � ,�l r e. ..` r a 1. / r.+�wfwyry�
�Yia; •rtrN. ,{„r ifs- "•. fir. � yi11. :.►e. rl : ,t•��. ( .rr. :Y. : i. . .. . . t
r7..Irr•:.rrS �S. f r{ a`, { is � . + -'� . e' .. r '.!.• .kli,.•�' _, „•.. ..
;ri � ti • ,, r ' F` .'H 't" ii : c�. ' µ' i i 'i - .i_. • . . i t ..
+}' � �rj ir.» r. q:- ''T.•µ y � �/ ^ti. (," -o• • i# •►,; � !':' � r f•: • +• -.�•:'... . ► •t' .r•f••.`' w' ' t •r S• • r - � - .. ,[
� i �'• t l a .• ■ � �' �S .Ij t. t .R ='.'' ^'�'• -f i C` � �.`.. • # • ,ti ` v�� s� + 'i `t -
r .i•. s■ .� .,a � - � � . •�.4 ::': .'�':• '.rte �• r t - �� .r w...� .s{, ' t.•. ..t'•.
�4. • ► C�iw 7�a , � `�. - � '�!: `f � t ti Rtrs �...(•`r:.ii1 r ,F.r.:' : y ,r';. �• w ■•.` : •. 4� ! �• +i4 ,.�'� • :N•. •f'i - • ` i', F.:a.•d. �. '� 1 .. r -- ..
�N M. ti Ir• .�i.,'M; ✓. 6 • +r �.•.� lu J • �'j.i�� #• :�• r � �1 �,��R t' ,1 -� h.�,' r. F.- .�:L.R ': i.lt art' f �.� , r �`.. - -
• �•L // .f i '� F ■•�� +�Yyl ! .r••• :.~rrRlr rt .H .}.. fE.'r� '•'.,� •Y• !`i :i• R'I.• -.. t � 1•• • i . 1 � •r •�1'
1' 3 - l+t. • .r' � . {I. ■ ..� •1. •'.• / a. t _ - -k.
. _:• ..•��� �- .... •� • ►r. ! Yrry 1•.•f•.rl••y(• •.••�1'.MW ••fn•1 •.. sf �. /�•. r•y•�.n.. R..yr �.,..- �'
4',+, ��.'+" :T'w•�a. ��ry+ r��rw!! reF �w!" YIe. J� �'/ f! w�^ �TI" . 1."�"r{.r*'Ir4't ` "! . �'rM'+ • �p» n.rrR•+•+l�Mi - wr.rr *�..►••.Iw+�w� • «r Iry w,. r. • r`7! ?•H+. - .r .�,.Z.r.•t.. - .� !. �....rwl•. �.s�w. r. /. .�..... . � .•... r...�... ...y .. .. �. �
.,li=•!f•Tw r^fnr.:•r. -1. ••V..ew �Y4+ • a•Mw+r :'v ." •�. � • i 'r: � . .. .. ,i li. - 1,5 . +�.i +r �ir� :.0 ►K ^nYri t t..� y �t v.. :s•s•.. .iF..r•.. '.�. x - '�•�ii �i.' ►..;{ �• -. .�.•'•' �., .. .� .�.. .. • . .f .... • e .. .. ..
' •- �•u.•rF. f ' . •1. /•- •.�•.. . ry.. • 3 wi j, / .�. • � ' Y•. ..
rJ7�Jke4'1 , �.� •ir'..r .•.ir:.tii•r.�r r+R -:+Wrr sl� � •: :: �'r',', �. .. ..l•:'. i s�l.'rr, =C:'T .�V' Y'•rt',r c ' .. •. �"":.5 .:•:~ L'i •i •1'•i }'•'. a .. •i N .• r ,r... .. .
�Ne•'1alT'.tifi/. ►. :f.'4, �.TV3:. •I� ;A.�.r••�• •• /-.ir �. ►:s - j: ,. . . 1: .... �. !1 �',.i ■ter Rt,� /f .1�. \!� � ' �•Y 1 NrH ►++rMMrf/IFMw�wrl•.VrHr r - r .+. ..... r , ..
� . ��• � :� .V �:,■• .. RI.Y • .v ?.•r. • � • 'I / ! I f -• .F - 1.��'/nF�AA-+ -A wif •'J . .F, i} •f'. 1 .
.F .. .. .. .. ... ,.. •. .. .. L +• .� i� • � .. - .• ��� - M � :'1. ;��' ��r '�- �.f!'•�Llilrwtr�T�.a�yc'
. y ^•6• .++ 4 1== ■ �rJ Hi.'N. M.r� ►/.#f w.H .�.: Jy•. .}
r. .` w r+ • r ME r .���'• • - r + g � + • • r s� s^•rfi
�i 1'Lr. `� i. •� `y. ;�!•',�'„y- 9 ! ?fir r •� : 3� Y�`r1'I liFWI.. i .i+r� Kr •ijM1,•, : y; :'1 !�'t•s.• - .wr' �:...
'' �y i(Y M'• ArRi j".I'� • ' •'1�wi•• '.r,'R,.w � .•-.. �. •. . rr 1 • Y - rr 4R der +K
iwt 7s • .st � f •.�"' �•^w` ►,.-N' �.. `,��! •.,}.1 r _ �• yE►��� _ • f � �aw.at �►Frj7a� /NSM�.. " mss �.-- +�/.c..! ` �7kY irw f'i• / y /+k• ['` M' 6-j". r . ,.
•i •�- _ �!►�! . ��/ .�CM�■ .� .`V � 4 L 11
� ^ a .. - ..._ _. _. - . - . .. .. .. .. •
a°
a "r ,
I �1
y'
i. •1i
•
- - c
f'
r•
S" _ `�i►Ah':: �•x� •�.•'r• ' + jar;
• � � Jf :.r.•• � ... .. -r Sirs .F•
i� 1• •x
��' f R.' � ' ~L j +1' t fR J �• h � i. �- t '. .
Rf- . �rr • 4 It 1'' •'� '!'. f 1'7►,. ri' rr •r �= i 5 ' 3 ! •i � •�f� - ..F!
] �'Ir•S Cr �. � r s �� ��fi! t ��w .��i!�v�' Y�l'ti. �:.''�■;.i ��jsl.,' r•[• ���L[' S�L�[, .t,r +l�ri���� �l"y';'•3a`+«•�.•. ...
c • - t,rir/i;� `:L r1�SG. r..•� :ri., r .►;'• , �S!► ik1�r;" 'G fit, 2 • errs ,} �`; g""• •• y;;
{• • - i••• `�. `` q Ty . . x► • Y �r�. 1-• er;. a 1: tii y� r
■ N • k ' 1«• 7 :!� t+ • :
;. ►; f �`' ■ ' i .r. a' xti.�•i*' fr ,'rl 1+ 1irC+} r L �• �" •� n�, "ijf . �r
`:� �i/h.y S1; j} • i.�`►• ! 4 j '1 �.... 1 ..1 r t!+•• � �„±. �- -; W, • i�t, .+� �•�r �. } _ �, . . ;. t■�. �`! 1 -
'f
�W �,r, � � . }-� tr�; : N� . {y -� ` . k � 7' i .. T \ : ,J �• 4 • �. 1:. ■ S/r!:• .S i •r..:
• � i •� .•C. - �� ... y �: *';' w V r+ ,. � ?!J �.. ir�: fi ,•. 7`• r .::.• : j: rfdr �� � +
] i; �'" ;;e } ��.�i��' •''tir:.: '• . �r� � r•%i"�' 1 '.aa.•- ri,:irriai�i:.'.7+(�C•'' ate, -' .. ... _ � e 4 • f. J �� ;r..i •
�, i ti :•�, ■ .`,t. it `J. .. .. ••• +•: --��� •. .. .. -- _ , y�{� :r`; ]:�, C r: "�: ''w ��....•;c •� ' tir
F . �]. r .. - •a. wrsYra., ..w.- .. .:..► � .� - ••�.+5 }�}r.L�7rtr.. �•. : ;.�"' �+.•••• :.c;
YF.•'�r -...r• K'.. y .... �C v ■r. ti•: - •rr�ww J..yw•;.,w•A'�� :. • _ :. r • , w. :P.r + l ^ �� �!,! wNC y.
m l. � .,+.. [�, f .. 3: i ' i � • a► '•• µ� ��1 - ,
MW
M , r � -
�' 'ir- .�. f i ".W:i: '!• =]' ! ]• 1 r - t - _ . i', : e. �.� 1 • r .�.M • ' f4. �.`�.�,•• - .ri c �• ?t :.,: ��J • S . } •�� -• +. ..y .y.
W rat, .4:.rr. {� _ t'. '.1• • � -•.. •r.�•..' `��: •_�.` r . -r. • +y� •• � .t' _ . � •'��a Y •' !t
eiSY;• .+r.'�� .�} :1s •:i: �. : t:i. �. - ,y• •.: t � 'f'. �f.� ,= .�,
:c• 1r •i _ 's
r_
Y 'r' •r
. a■rf� • i•: : i . 7. •L�. -
14 f t 4'7 , • t• _ ►fir y;,` -� _
.a•�r a .! + r �i�
. �y Mfr S • f : ► .s - L' r• _ ■ rrR � • ,•,
• 1 '•! • t , • rt. � ■p �.. '•! '� r,
j . •: y •_ �a w.r
tz
:7.� •;+ ~- fp='E'I....r• - •!`••:: • _ • ar !rte •�� •f `r
w !Li •� .+► -'i'J. •f• yi d ►i •i s.• ••• -. E` s,. •• • r : _.. .' .. r .• .. . : •. - . , -
ri xL� InLrfti'R':. •'Y �' � r• .N. .��� • ,•..� a€ ,f ��,'• •..++., �� • - •7 . .. .. • .. ,.r 4�y/if L .• , - ,
,; ,1` .• '? •r f!� -:: •• � • •: .� .�. •• • "• 1. - .. r � .S a -
.�. '!L. w�+� = 7�i '- • � i �� ..t. ►fy r'.- ;.M.., -t •:►c':�� _ .k L.�i �•tt �.._: ■.: }'.�'•.�'. .r'... �'r • ••� r � . .i r 1 jS.r ►1+4w , 1 .. a
:l. ��7r*;.. �.r .i. J••�� . +iF :
'�ca i:' ~ ' - �r i' , ., - r: ". � ` -�.yf ,�.f •. � "�. .. ..
:, ``��� �5:. ��•.�r: i!- •� `� . ►rat r �i.'.: . % i1•.ti r.;. .r r �f� `• .i• .►• �! .
�.a�•.f''is �fr w.i' _ • �•! _ ti :r �:. ;�, - ►�•tF �; =s • r r •• {+ '.li ` r..t1.r .` y. i'�: »r: _ ' . • - .
! M•r r y L� ti 1 •:.l S / .:�.r i.:F'3 +a.`t.1/S� �• � •t 'i i�11.•.r . •t • ••LY +. _. .3) • JS f � :.5 ±'•' i • C, • R".. �l'i.; e rr .. ..• :_ •,l';! .. .. � r •; ' .. •'~ - . . ..�' -
.Sii{r' . ♦, ��' ..,. �i�ZE d i •,s l•''i`7 1 .a � � .;..: .�•. �..�, f •f i:. • + �i• ' rs� � C�ri .'. : :. •• r. , r' " �4 i -. .. � � - •' f
'.iAJ+ S1"Y�u i. !',: i.. �_�..; •..:•: ;r.•.r /..i�, °.I�r/ ~' }•7:�rla. . i' E'• J{! t; , • � - .. - ,.
my
�1lr .sw.lf M:-R� aC`��jl;y/► • If i'�. • f • ti r.- a:l�l!•.. F 1 ► n'•'•• • • +: -r = i,r •• .. r ` r► • * • • • ■ ' r
�.�f•LL-.�..- irt•��r,ir::r r �' ��• i � `;Y ..�; .. fi,j•'i ,rt., e..t�,�,: `.r. '• + r •� •w w. '• . +' '�
r,
•! ru:?', -+ ,.r s..••s•• .1, -r7 T' =:�.r •,. ir• .rte a e fj• ae }•.,; ,K.• {!.• n e 7' i _ "'a 1 NI `ft { 3[ ��O! �f s
7' `y]► :s: � - :I• >•.�., .. • - •r•' r rr. r'"=.�r •<' r •�, •f: n;ry - r+ L "'' :?['fi=,�'�� �. 1•• �rw n v�r• .L ■ �+ �+'x• •* ^ ± �r 'rte - w•- -�a
TSf qi�' . �` rir +yf�,dE :'� ri � .�Y; .Jj -Ld ~ l:y.:T} fr' l- r•�. ki'v• ;'• ry i'•- , +�i.,. r_' F 'i rz �- �lr r ��• �' . _ rf"�rY �;y �� •�, ' ''�X
7.vti ..:T }. y � • 7�� � „ Tx' }'j , r x{ ,4;1 f.t ,L :i T+ K� i t .S�fH }• �v5 {Y . �' • ��M�.:'� �1 � ` y �• �_1` "r� � *�.
711 �'� ���.ttL�r; �'3!� y '� , S+c►, 4r.>tr k' iY +` %3. r y4E�i 4 �i� S! ' �^i
:�+7+',•.a r ��'� ^_ 'Y. ;� rY•i�2• •.e 'r.■ r • ; r te r• t r •� �L e
�� ! .r, E r .{}Q * t, :`�$: .r; ` �'k r t�i , `i3{f '�" J ' ,r�} + fir , �.1 'r ,� i , n
5y,, `�"�'• �Y: `.0 ,� qi , 3L r'� '7..,S 'T. Y`}t'y ■' w.fr J - S+r.' • W
FFi� r � �� '� s. 'K �,' v' � ? . J �71Y�'1 • r�� y' � R.T { �x}L `P r te ' , ! r 4+ { - r' q
Y. '�• j� ZT �7- 5 ' W.}�1, j '..X -..�� ��,.,��rll ���]!`�] . { .�'� pr,��y�� f
r?� r + � ���- '`,' +.••{�'�jsY, !�� i+`��T�;!�7= �7�`:. :x � ^! '�* �! n 7 • .�I +�� � y T ,rr ir17�4zi'r%�'��' C ,d � , t`+ r {.
LI4 r 4: i ,� Y i + , �� r [ rS;rt•y r.. d► 1r •F c S
r
r! � r � A':(r �. �i+••• !!i h ti''3 [ 7M •Frt., s, � t.. • 'x � _ • _ .�' - '�{• ' �c",11
K;K� rr i� ' � ;l, �{�'. "i• i.. -�• w J e } ri.• ,�; �j 5:+4 � ■� ��r+��.� � '� �'��`"S `f � • y �t�, '
i.n �SY' Er .■. �. � v •�S• �j i' �` �1' �Y' a�tir�;`�..•cry.C:� - �' fC• Y �?I•' � • ' r ; ��: :� ti•�i• � ' 1 'r� �.� �•� � � � .1 � .f .� .
!F r ■.r T �• r. ���:��' ^3.� �i,? ' ��;� •;s, ;r.• _ w `r1�T , •� !� ';r ;'n. �' .� .:r�F,• �t ► ;•�:• •r•.r,�: x . ir. .ti] .� "i•. r•,,.• >IV''1'�;,]r r .i`Y..' ,� ;t•; +�y ;,c: {-�-1 s�'4�,1, 4' � ,�• ,L' �.
J r� Y . ir�. > ' � v r s i, >: �f:� , "z =' r c a rf'r' .7. r•. �• � - r � • �j . � ,
's • f �� � ► � f rL , tS s� '�' ..a� r. ,� t•• �{ � i .ms 's �, r r
i. �? s/i f :t { r '� •! TT: f ■ _ yY i ii t x ' f_ * •; s� ti,� • ��, , t • •1n' L' �rJ r t +tf� t� t f 'w �f I� { a ` a' S �
�_..�frrr,•.. �r� �(� : : }y �# ii aK'�� `_; '• } ,:.v r:` -;� , e'. t o
, t
- •. Y`��� .�•1f �' c •� r, "i. t+ . ■� ' •F= j{ i! y. i xYl'! y � w •• �� -� .Y y - $;el - r r t•' .,;+t. .�” r , _ .` r L�+
sr s r�x _r 1 + r: A• r s .� �•.� "4 t [ � tFL'.j r r• ,C• {r' [ is f +^. '. ►„., y
�� t�[r �-.� ,,�+ ' r..y • t • j.. .P'.r" r
- ,1 i f , • .� � � � � �. ��l fi i 1 �! ms s' � � � .!
~,i{ [ ri i • 7• f p i ±� of S f, rl ,!•e 1 , � + ? : L . M1L : rF , •'.i��, 1 = Cr:_ y„
' �r?� ; � ����� r.a '.?•� r� ,S'� T � •e"�''� .1 • • ' • ► +� , �i r..S" 1 .�t �.h'�f�-. •••� x��s. i •��•.. �+ -�'� = f r1". r. r a !• .1' /T �!.f'1 i�;r'
f '•S 1 J S{'' r ,; 4 Y r - k ... y �!: Sys F . .'• ., .: �[!: ••}.. l i ' � �- 1' ■'' !'.:r r �} r �y .e
{s:..i._'.'rrir?i.r -{-• � � r. s ►• "• i �C " ' • �; ;:� fir, t '�s�'�;' i,I� ^f' Sl�ri'�•.���` a:. - • {.,, :•i� . �r r; ti•.• Y.' ryt�: i= Ss4�r,�.r{a7 r'." � C� j''. � :�`f • 'y
_ •' � rr•.: :t� �'YT_r• _fr •3. 4,. �.�1.t• .ti�]� ;rrE' ,r 7f.e:�r.�x .r``fl �' 'r ;r +,. ! '' +. r .�,' s. 4 .y-.. tirj+•. ? .. r.,r'{;'r• :.lri-:u' t ,r t.�rs 'i.� . �+ r .. _,S�
t y� i r, ',S} �'` r 4 �.•. rr . L.� aiF r r i Si 7 'r
r: :i. ,tx,.�rr.,t. {- {r ^'t�1. :! :;r,} -:.1- .. F,'�a, =" 'fi ,•'�H) [ � .f :.Ky„� , � Fk -''� .[. •- ' i ■ ,.r.: -1 - •. �� t� y ' }+ r• i. ; - 'r:,.i, !.. "�r. �H.:_ h.•.�d:+..•.•.: . �, • }•f'.4,,: f �•+•, �,, .r. {. �. f� y t+ ii
..�'- L. ►r ciy.• . r a f :K•. ,.� .,s n •.3r^ r - : 4- •r..•Lr • rr !: .y• ,. {Y -. ' }.
t' i.� r 1 � r' r .'^r.l?. � .J1' r •! C 1 � f � •'; ✓ { ,i�r_r: a �" •i. a -. L .•
�i+ - 1L 4 •�`•' � 7 T' : *., ' 1 �r� . ,� " � ,. ��- T"xY ' }.t�.��{�• �,}7 ,�,�"r�:� [ Y �r rs 'r,.r J �Y, ,' .a � � ! �� � •I
�i• •=� • - .1L�:! ?•. r .. e• r. y.� 1► ��.... } _ T {`•`` �: � U N .•i �xi ]•r •t �Y -+.
r,F•rt, J• •r Y.° t ] r•;! !l :+ X. ;, ,. Lr n,e• .1 .i� y► r i. r '+y. ,.7F s ' r�
C : r�,••� •47f t - t'i�`jJ!i i-V; s rte.. r ;' 1 a!ri, t� f f- s � ' � -; - �(��G,, Z. - �:. - 4 r ri�"t'r '-' •�,} i• .
r', r,F . '..s tt•'.l , �4 -.!. i. �+, --a. � l.. •7. j , ■ ; f. ` ;' *: �ir� r •�,,'r� �' .r��' }..:i� rFF • e . -. � ■ - = - 'i• , i '� y . ■ , •.i��7M .� �•, r4, L'� I . � �,
,• �� '.L :e.M s
., ,: - .s, d •'+" i1"•: -:w�' :J'' :,�.r + • 11 +''' v rF:�: °:{ rv'r'rC•jj'f-r i,. •J 'X,.•y ''r' : S'•- 4' ::+,-. ` Ff "+ :_'k!" ��. -'' S'. Lip f 7 ;i - Z7 • j .� } � t •�. � • f
=f• f.,l.uf, rs IrT '7 _ . a :]:rte n.r. • T,. ;4 R ,;i'. .i':'s= Z rr .ti' �. - 'i: - �, {�:,� r 1r : i�} . }�y' : fti Yjr i�.�...?�!r f�. t �^Ci �.
': , f !-� . r :+ j• „�!.; ' • ` r.. ^ , i� .� . CK• `� �� •y� , sf .. a'� ••.� 5. 't!:i �' -� ; " 'r • ► }�.: ,l 'r� J �rr F � 'S�,'71�.5 { • ,}.{ � y„� � [ 'SC
' {' : f 'r• `w: 5f• 't:1 i : f:_ - .Y i ► .i- "Y�i , . �r -t : c�.•�• ' Y !t = .� • ,•.::ts1. s -'S+;' afXN aF.:r �ilr.r"..i s •f �'r r {� �Sr .)'4r.,: ? r •. }" .k•li• �?::'nl ..■': • r '•r:::+' �G • ?C' i•3 7'J^r5t,� ■.siyJ7l3+r.I �� ti�''� ,r., %i sJ+ r fT
r'. F •, r •�.• t i! rer �r .�, r _ '1 r te, rr. r�l. r r �.�,• 4• � rr XI _'.s, .r• r. + t• f w =+i- ,,,,r �! y
._ :;(;e �ri,'•r:Fr,:.; =:: 1'riE�'`'.:r�;.l t�1: -e ••�•r. :7i •s,,(j.'ystGs +r• r .:'a'- r�" a.•' •� a'; "- y a.,:.•G „'�"S'I �•rr�% . Y''� +` '� - ',� �g tr.
�:• f - � - a{t� ;i7r r.�n_i•:Cl� t u . f!.� 7 ,..� �y>_ •, r �;5• ;! ;r.,[+7, :. �F•�.i�. -. f.: ,thy .r.,rr ,j_ .J r�rf t.j'�.'�`.:f! - "iT Sr • ;,-s Ts+ ' Y i,..r: -.ywJ j +.hT 9c.t7 ,� .,■
re• -•: v x ,' . r , fr r : f' C [ . +h -r •` " ~;
. ' , f'` r ' +' F '! :,✓.r; +? s' ?. + .s •ar;�!• t'r' w �. . r , + • r a r,i .� 'r •�' S ,L •-.•; 'r . �^ .■ r..y - ,r '?' .rat .t . at. ,*.,�, ( t.�4 •7
•r ;j t � p ; r { ! iy �,, � '�Y •'l. Y:.a SYF �..rN;r• .I. - "y. � -t 1'- .,!•l 5'.i.:�: .I� � r �.l' SS� �j� �1 iJ %` •l a.i c..� .1►{• �' :1? y ��
' , ' r +4 1 f' ■+� ;f.l ..( .:: -.:` r .r �•ti. t'•"�+' r ! !'rr' -.i 5•�- ',7 riif:r•'�• � � ;, :.. y � .,• �+ Y r�.. ••, �r:';+ ,�"` yx r�` =s"rr t KS's 1, =' � . r r ti ,.� 3 s� -i"°r# l.i 1^�1 .� r� :��
',, • •t. -. r. r. - fi •4. 1"S • rr �: r1' •: /�- r'• f . - r:' 6 .� rr •I . � ■ %''j, .rK j r - 1 - :.5•, �rS • ':'r �.t� r: ,�• �� r. i ::�i A
Kr' ii %3 �' { "'1 �' r •- k.�„ F r t. -t fi n, Qzi, r: �� sr. Y:ti ^i�•`r.i N -., '{_ n •.1 %?` °:t_, .. r. }rr•Rk lY' : kus'r {� , �._ Cc t!' i1fi �rdG .� 1,1 i� 5' { �sr
i3. •r v: R { :r - ;.. ;� r 'r.+ +i., r, f ,., ,4•'rr r .r.' +•t ,/ Yq "'r . yt r. �
r� ,v :,. � • � �+ � • ?S :f'. �r'. } -'3�1y F t.•.!� { x` ^ ,; • x Y,'�.. r�d .S � [• .� -' `''�+ �. _:� t •�•._�,• .rte �F:i._. ••Z `.i - :'�• .:� .'.�r7,:r ^•.R. .�'... '"; � 'r`• ". ;ti,di;: ! f +! ' r ;^�' � ?'
..` `�ir.,,7R:1{. =: : �'r;r •,1.. :Ti'. r. •r--•'` ;�"J• •t '1'4• 7� r '7 •fi:: } �• ;� l!7: • .^; t. -1 �,` - n 1 `Ti'. �•::. •C`.r�' .Oe �' ' +ir.•F-' f - r_ •`� --:5 ..r h.tG r r i'. 4 4'' /;^ . 4 �y, ��,J r
- :e }, : �' 7�' i 2� . { ?r' �!e r•'�J';Y.1 S L•s•t !!,. ,� i!�, '�'�d.� J {.. , ;� ,• _ ..t.. `�'i•- • s'r .S: - �flti. •i � x . �T. ■: .xi ar,!k .}.• - ..tir '�S. .I'�,"v� .� ..�s�v,.
t :i �� ' ``'' r s s • +' r :t:, }s 7y'• y :r•r .[�.• `±. ,rr r, c i:ri r: ,� ,� ; 7,7, +yrr" ,sue -.t:. .• y v ti ,7 Y +r
'`:� 7 •.i,�_i•.i ^'• t r ' - i .•[ it-' r*`• fLJ. .ri .L .■i►{ f. .. 7 i t• 1. = ±jtii'' -�s./' .L •s �ri .,t's':�: r_IC .� .:[:� .Ce.. .,f•,L r`r r , ��
T • +, ..xl•rS •'!•` .3' �, r-:: 'x- , r7 •r. r. ,.h•: „�• .� r,r^:• -�..- i•t`- .i. r t.• ;�• �•4 7s
:r,c C•: '.,, ::i, .,y,.� . 1 :,rc • '• r L. !.'j...`'• - _F , ^ • w.i4. r. }:3 _C�. j. f�,r•rr e� 3=+1'J , f;:`�i .. i• e• -•; �r •F +.i.s• t ' ='r • .1 ir k }� �[.} ".
i• >v ",r!t Y se. {lra•: :fr. ...�a tivr.ti- i•'= 'ify. -nW+ ,A v�!f..:7. }"{�y. w^..t: e f`2J_S w sf;: .- Y?i;,t�?• rWY :rVs•, .+:. f•{ .t�3r SL�{ •. 7 �i, L �L's''a4�.,._ f: - �:Y: a.R/t •�"J:1�� : I.rt• .. .ka:I:•3 ..r.,
41 r, ,. C,•• .' � p{ r T �. -; - w; ,+ ^•i- t r
rr rt - ri� ^.'r -' .� . � k t_7= �': FJr c:' F,• "F.[ , } .,t7r•1y.x • ..7��:, .�.>:x�_ � •. --S f'�l'�C.hyl. � r - "r, t. r ,. ..• ��� ,� [jj/; ,ri
• +; r Y �?l s f { _J•Li•, ;: r .• 1 I } ! {'• rdf ,•++ fir'. �� �f rarr'•...�!7 ".rl ti• r ..�4:`L+. r+Y +r_, f• �rik1�+•Sl1rtt r':5, ,Zi' �.
• r r � •� -r • :a_, .� .,f,� .,. r 1�• •i' �•�• r [ , 7- .C'
..,. { � '� : . �r` �? k: r•- --t•.L ,,_ ` -,.: �. '1..; •. ,; .�•-' _ •i' L:�:' .;�5 •r ".r •:>.L:'' �`". 4;1
•r.;= - r - s . ..� .� '�
�x , • r + • - ' rr . ' i ' •1 • - - 5 -J =.. '
. �•, r r �,{,, :f'• -• +t .11. .l - f7'C'� x, � +' ` f•�1� • 'r- C. " - �� ,}�• rYY'.
}�r�+ .,...,`t} .�:r r .•c,,, ' - 1 ..� ly �r� .�' -,��• e''�, -r.Y- �+.,•!_ 'fit *e �= ' „ ��'3�� r ]!� !�•'-S'r ;,f'i'"1' /r .�
• .•� _ - • spa .'tiV, w �• ;.[• .v�k;i - - # "'' !4 : x_ .(r. f.' rrTr ;E.• •';i � � ,.rF� -•. • �����y'� Cam •: x i' Y.i �'1t+a _ �, ;� , �r'� °..• ��`.. �Fa. rfs f •' 1 <s.
r. :ir. �•� i� '.� �r . t_. � r -�. t F "z , a.r. .::,•� r �` r- r-�S"�n.�r�;.:.t ,�` •'xx:u � J [ > °' ;•.r� ir. s - '•� �' �� ��'�� ?rX �: { L 7 ' Y � .�-.- l,•
,,�r4'• µTS �.f_,�:. {. i x .. �r _ - _tr7"�'r c;.f.. •i �[ ff;Ly,p�'•rt :6 r•���� r? ■�- Y .,.. �hx� � i'{'YI•r, � :� � ,j•f � tiY� .rya �.r � �'` :�'
� . .. , c : rs .t, , } t,?.e • ' r •J.. 'r r�� •, . '�• ". >; � ,. �• ♦ .r
' ' +, r �r •','-• �cl:: .7 s S•:,,�- ' - i.��"i c R e' ! ] .7. ••' • � r,, r'<'� {+' .7 ,. 4. � ::, f' . �r., . � '4 a Y r .•>.� r 3 } r. - r.�
i t
r., r� ,.• - ,� �.. T' rr x
� � � y f�.: "� i� i �, 7 1 � } {�a, F Y ti�•'t� �c? �•? ° {i »���i�Sc
1. i - '1[ Y' �. ■�r','y:.�. �' K ..`: } x� y y. {' y �S'r. ; .'. i �f 'mot % r i �i �r p`r.'- ` :,'{t' . :L r� • � ' -' j ,.'r'�' �yl /.�' � rr l � y n :1' r , r 'Z • � • S �' S +,i�'?� r +YF ": p �_ rKr •.:
�.y. .7;[ .w►ar {fI 7' arn' =C ., L
it iS�CC:. !, P� s. ate• wSx .a +1Y �• +Y:Ily. ■•r. rrf,• ;.. yr �.*s --.a S ��i? r�T i[C' rTr i+f�rti� �✓ ♦j}f ti ��
+ rre S' re fC.' 11 �F •, '** • - , �'
�Y ^ -;fi; "e`;i: wFlr:t°";+`f�r:tpy� C!r{si�wi': '•Y. ��:_� -' f �,+• >i.f i ��� +. +e r fir' .1ar�yi rw
F 1 � P � e - tt �t• � t !, L .� r .� _5 .�.. s,� �ti. . ��13v •ir �•- .►• '7 _ -•��,��a: -S' -5S ,�. • . r ;r,;•1;�i r J,•'7t � kl• • .R_ N •y'� .rry i �� Y'T}�t'•i' 't
' - . 1 3 /i. '7) i{ :r �?�3 ,.' {e j •rn .s •r • 7�i j `' ? �, ? C4 , F +
., . �•” ,- L t' -�•. %rC' '= ^.-. +i t`� 1X •{ l { - �"•� •i I �,.. v 1 F r _� r j1 A i t7 >�� �i�,+y l� Lb. + ]�
•,s •• • ti ��• • ` �f r ' � i.. • r- -:� ;�s(,•. s• ,. �st' .r ' t t "•.r� 1}. F ='r" tit• YY :s , �' t' {.- Z ,:w � 'if', 'f
t . },• '+ F ,. .� r.• is •' f•� � 1 dJ7 i` Y, i+- - , •{ +1J 4`' e a r
.51.,.r 'µ:r1+�r.,r '• �•` �`� 1t � `s• F r1� 1 r i� f r�Jt., ..r +- lyf }i?!iy, �, s - irf, 3s�•K,?! fir. ;li:: t '�, � t ! �:
.. :>r:: •3n v:' :-F■! -; �• � L• ''7f �t•'- 1. �fr�-�� }•.�. %' ,' <.S• �:,,'l�:�rsa� i .aY� �.�3r' �: � '�rC�,.'+�i � �? r� S�
• ':; „Ji .1r r•• "i ' r - .'fl..a 3 -�' sj�• v+ .? ��., � - r; -�} /� „• -�• .r sl. �r;� r �k!i�'1 .� -;`..+ `}.�� r f {� �L s � r • k,..
.. .. - ,.ti” �• .i]••r: '`Eri1r].= '': "'!r',. �• _'t+.�. • F •.. { •j r v ',��'4. F y r•• r �r�' �5 %+� y � ^; {' _ '3+ �C. U1•.'
... ,r .•i,- _•.+�• '� F %.'i+• i 1 r riir•:':' SiL y�y�r]y. { `�'... 4-, 1, ' %r'JE. f :�: � a i` rL� � Mt. ���:frti •'j''S
- •H .i �� ?r'I'L i._ .tr ', ICJ Iy - 1. � L 1 + '., - '• 1 iii' ;�.. i°'a` [h y . Y \ f��{ 'T d. y�, 'L' � �V " �'' � �i~�
�s, •tftyi'ti r,,,r. - i [. ; ,i �: r [ ri! i'.IL[ �,� �y P+ : x� .1 '.s.. ,. L�; f..f.q::1"'r � i.:F e 1 sr s' '.+.e.r,j► �r
� _, � .. rr ' ' �� � yl'.. F !.� i3e�e; •� �5:y'� +. f _ .� .
•il:ik�fr rE'lr "b) } � } �r .i ''[a''� rr "1�f /\ 57�, TiY�I�•F : +
..�: • i • :Y �'r• • =-'�5 •��'�.: Y•�y- - 4 f1.:. ') Is .,�■ � '� "r)1Jx� ;�*= S'' ;')"' �'�7��.>;' �.�;'rTl+.��jii�yr.:t.,w �;-� ,S� • /+r�� •� T r S � � ! ..�
yq.drr'-..a it :-;''y �'• " +� r .: •' t�: :l ..'fir- .�:k +�,• ".j '}•• !'.�: h ..r;.i.rii;�1'S:r��� ��.f�[ . ?`�r r L+ �•y - { r
.,r r � }} •r r ,. 'i ' - r r• .'�` s ► - ,�:''� ,. L�; ' �' • '%�.J»: .: E � i! �� �rw J1'"' 3 , i� 7S 1?. • r . r - j■ .1
- ,l K'r s : .j••:i �1 5 5 k :��- �?_'_ ��7.. ,rrr a . � ?: ra :r • � t '` •� ^� 1..,, �.1 �. `.YSA''•� r� �• + 3.,�� r Sf - fri• r ���' • te r
r .-.+ J „Y ; N. •• .q �_ - L• � + 7': ;:.*}y: - �'�,• (4( 4'�'. �•
L ,�. }: f` -'� , _ • • Y•• 4 ['. .. "f', •■' ter - .C.v �• if �' �f �I ■
•.y r1 � ' r� r '� t• .[ r �• � .!� ,. r .7' -i r' •Y .`r ri :� H ':_ 7� �� •
• x' :.(� :s•� �” °�.� w•;'-
,. ' �• :r- � � � -. '�- '' =L;!; : 't '' pry
�.."�.: fir <e�J is t •Sr�%J}r { -•S,'� .a.�:', =:4' .,s: p'f•'ti. •: F.[;L -`r•}, --1e�:'rKS� %�3.�4f-. -ti4 ^t +r.f` ; . rf; �. � `ir[7 �'• - } 1 - ti
- 7 "; : .C,'.-•r - - •r���.� %= rri V' 'r"�• -�•: ? ++`^ "r�; •_' •�' - :+ r [. _""'"""'"�r"'�+r , ■ ! � , '•f ' • �'�
E + 'r i ► �Ta �'�r' ;;•. 3 A t' j': 1 :,T li. ' i r9 f f..
�. � � � te a. r �t�.. r� •�..��, %.
1 • ,mow., , - .
iam
. w�e�' ia�al: t�,. i�: r•; ��ti• csr. Syrrtwow .wr•�,F•:�,.:r.•�_.��.,.., - • ... . - _ ._.
.. - ��Ili���, i�EglNi�� ;JU + +i���i1813 {iQ�I�N�u .. �.._- ,•• .. ...
r - :.� ••.r -. .t?r,_ '� • •1 _ "e
a t• .
f
S�
�
. e ` � i{ ; -• .� ,�: � In r 'r ..
, •,. :c r t1■- i : . - '�� r r '} •• .. .. '�T'ryii��+r3►'.'3��. :.e
sot
' ■ 1�• S • li e. .S��A�f +• r r • _ .
Oft zt
^f ��C[7rR� k P' r +: eFg s "Tie& a tL USX
■• . e :+ia
A R W
r - .
• •• T r $ l
lilt
�•�•% °;yr. �. - . y .: yr. •. .
ii oaf. � f 'r:. �•
t fi=Ly.i;j { {.� ; w•_��F'• • +' ;rr 'j a; rW� ' s'�' .� + `■ : {` ,•F � '
, � "64J
JO
_ ; ,., -... - '' .r ski . � -, •''�
• ; r
_, .. ,• .. . - . �; . - ;�l,i.= �._ - <• �, , •.s (fir : � ..
.. 'r - ■ � r • � � ' ♦ � •.fir 1 #- 1 ..�►'
•3
•' . J
S
1. t`•
t
•
rr �
FV-
jig �.���•%v��l�.rh!'M�':'�MY: i:a..ir:j..=�� -i� • • �' • �`:.
� r S'�ti ':�i: �� i.= w L'' a �"lf� � Y . ► i- � li �!:r f ��`• - "�s•r���// rr: ii ; ._yr' • �� +i�" siv � ; �...,� �: �� j... j r; r % J r•'V . "i i :.��•�' . _ _ ",,;..; :. . .
woo •��►+ ~' '�"� '�•.':•. i i L;.i �•. rP_!�
• j f+� F �.F � I � l,r.• 4 � r_ rr .f •!� rr}.••r i . i
Wk
ON' PAR
'e%NDS
P e
,,•... ;. . s { y►i �. 1;' t i's'' T'.
f��ar���� .�3 • �.'�r %' �•�r"it�F����r'� 'is' �:.. - ' 4 � +• wvsi �;� ..1
i . � I [ ..... ... rr ,r ..r.r�wi.yrr+,..w•vv Ky,t.,,,.•w.w.F : f
piM.. ■n r. +ry,i. r• kJH"""� '�i�� "a �, `'` p '• r+! . •.'.." ;i7• ;r "1�.. : ��.a.r,,: �.�.,�.u•,'. ..
rJe...., -''r �� .4ti— ;+ F'r ''' �. r ! +jy tic- '•iiFfc{ri *::%syi7A i - r
7. • 1.� e' rA,'_.. "/ ..• ! I• ..wi•M-y -V 1w+•'.: era "F.i �a.+7: fF�i. i•K.� J - - -
ow
A ' r ��:���,- i i +'j S!� i��+y�� ?� ���ti"!`:.z►.�s s:.:i� i-.. s •. e' •W '
'� .. *.. .�... Sf "'r1 i;:,¢t+ �y .�.+.7;>� • 'r +"�! b . +�•r s r a• , Srr: ^.: •.. � � '
[� r:�s... f .. �',y � r% irr:Y:'a•r•;•f;ti;s.i�p.: =�, /:;ir�fr� .ti �•7 .'r � -
� r '� .��'.•- r ', •S �. •- ' r�'ry'r�' %�`{. \� {: F.r lid i �� ,i'. .'! •r. r . J �• • � • ' .i e r `r
�w•.,�i • l ~ �• Sri;•" T• ! � ?7ri`��:+.r;�•.lt�?rY.�l.yrjr7� � � ;'i!'.1': i •_ _ � r i , ''Y
t -��,'��' . .. .. i :.. + � • '��` •En't{3�1 •:i : ■4S,i� � �f i r�•7 �. _� ::.r • • .e • ' .. - :li- •` �t _ .r.. ,
..'� i,. • - t, • +�,F H•r'F:.,i ' ►. ��►. r.'" .•• s:^ � re fir• .1: ..�- .�� ..� • • 1.'" •, ti , .� �� L , h `�
+#!�+• • {. - 'yf, •tl.rr+w+ :r:"' • `r�si Jrgr.r .T��•. - �� ;fl:�, ".1 •. ..e' ":' ..
t ;.�ir � � � _ rr' K,: • �r • y r`,. •r:: •wt:J: .. �� ►w.•r�- i.- r . -+ F v : , • . .
�4'% •T. •• �n'r:, y rs ~�_.� •� � •• ►�.: r• . 7 i'f• �•.. -r • . i . , -iti A.• - • ,. r '.. rr ' •J ,' +!• - :r k"
:F L .. / r .. �L�, , • � • .. I .I� : y.. • .. • .. • " _ .. .. • • _ J. • %.tom : "
a. :�• -• •�;'�S.;f!q}r'•,, - � e•t.�..�-■ •... • -.. .. '• s';r'i.. r... _ . • - t+-ii..��=:- 'r. ' +• - �. a •- • r: .
't d 3�v !f . r. 4 ^' '+ y .. .. .. 't.. • ♦ �. ,.r.r :: r, i+� ��'• .- ... . , .. •� `-... •sa. + 't
•..,. .r.` • "�r.. }•f= y RJlr.r�j r - +f7 • .... . , i i, i- .Z: .r :ri ?�_r _ .w.. +' . �:: , ... �.•. tir
,y': ! n� iri' s. . • *•' . ti. z:• r
.i a �rr • "r:' r~ , r'i ♦L!.Z� • � 4.^�'• {+:' ' -- ....r i :^'�••. e,• • s e.', r" r,!r►' • °,s. , r�'. "..�• )`. '' O •t .Z.,�..' . . S',
h�t,t'J :lrif. r��f •: � � y''�. - :_r ry i•.• .•r • ' ! •r, .. .. +i.. r t ve ;' • .+ �' .. _ _
P:•i` .. r - _:�= °r ' ;'ay4r ,�.f]�.-i:�.•r''1:Y '"/' 'R -• • > +w• .ry <_ :VY.'•. "{ya " - •,. ...+ ._ -�
•�'.� -. - :j '�wl'..:+r�'rs•tir.�•F1r_ .. •'.: 'r+.a• f T • �'i'' - • .
.. ' s ' i • L', • ,e: c%w� , "i'r} Syr 1` • +r ' . - r .s • - , •, y .±. • • • • .. . + , • .. "F
• • f +�. •Ir ;� 'F '�• !•r. /•. • _ is r � f
, 7
. 5r
fir'• •:J
F
.A ♦ r.
-
a,
- r
e
SITE DATA:
REOUESM
cr) ■ .� 1, Ame A-at to r-- 8 ewioprnent Plan far Mm II of the Oak Park
Ponds Planned Ur pmeret
al Dgvw Arxera��imtca LxxG.
� 2- Condrliwiol Use
I \\ \� parrrtit far q drive through rnlourant. _ KNOINSIRING
U1 `• \` CAPE A.RC crun
C.0 / 1 `.!� ZONNG_ ENVER rrUMITAt SERVICES
`1
t \` B -2. Cvl Business
.� � Exat'sng ener -2. General Business
iTFtBAfi PLAHHII+1f;
LE) Propa
, l aed
IN North 9--2. Gaervl Husrwu 921 kaTnaoad Arenue
East $ -2. Genera{ 8wpnew Suite +Iao Tel: 612 -CW -97 2
All West O Open space c nwvtion St Paul, WN 55L14 let. 812- 659 -o1i91
— � ` South 4. Open Spoce, Corwedion
LOT COVOW.'r—
�� ` t `� tatT BURGER KING
60,494 SF R E S T A U R A N T Area �� `.\ , .` L ape Lal. Area
Area 31. U]9
3,
SF 5907 N E A L AVE. 2 973 SF A N .
.� OAK PARK H T5 . M N
� � ` � �t `' �\ \\ ` ` Parking tat t.andsaape Area
�� �� \ \
• GL ! PorlcAg Requi red' 55 0 8 2
FGtchan m (1451 SF 0 1/50 SF} 18
service Area
Arm CC17 +�• r O �+ • , ` ` • {2158 5F - 468 5F of Ploy 1720 4 1' } 35 5F 49
Addtiord Orive Through 59oees 2 FQf7:
Told Parking Required 70
DOLPHIN
Par ' seal Inckm1 S
Lsng Proposed erwg Handicap Spaces)
. - - - ..... REAL ESTATE
`
M
-,�� ZOMGsf, S. DEVELOPMENT
Front Yord Setbacks 258 H E N N E P I N AVE
C7] f =1 ` \ 40 fee
m .�• ' • -P \ \ Parking ,4 feet MINNEAPOLIS, MN
Sign 10 feet
6 \ 13 \ ` \ Side Yard Setbacks
Cr7 standard
P or% 10 feet
-B l Rio' �` ` ` ` R•rght Of Way 10 fe
LT7 �i. v ` 5 - .� ` �\ BuTdng 20 feet
'
N 11 I
Parking 10 1"t
Rear Yard Setbacks
CD g 24 tees
Pwkim
Parking
=3 24 45 ` \ . \ 10 feat
f-- t1ROPPO 5' t'Juiidirg Height SS fact
i
°• PRELIMINARY
` SITE LAYOUT PLAN
11._f U R7-4. �•� nervy centir tnat wa pre n, apecificatior. or report
row md c
=t by " or under nv cr a
24• t
�up.r�,i elan
r under wr S of Alinrnraa a SecGana act
LZ7 Eagm CURB (TYP) - R2 4� RESTAURANT `� (��� laNU BOARDS ' • � ` 32fi a2 to .726 -55. r aS' Pe
c , LlgH11fA`!+f so � ` Date: 12/12/97 Reg. No.: Vqf"
124 rr Signed:
' �• 7 r ` ` SI NOTES: Y;rm or - ,,,, �QrR Rdvifier7 ESescriafi0rt J
o II f DROP
' C URB _ r , t. Conlrvctar shoA contact Cop1Kr Stote One Cali'. tvo (2) worllcing days
1 2+ 63' 7 a , 4 rior to 2 0< r aft -F. �3 (or Wil
� 20
emotions. Twin Cities Metro Arco;
C. -
CU 3 L 0' 27' PA \ 2. Contractor shall fink) verify the locations and elevations of exMn ubliG►s
R4• and topogrophic features prior to start of aRa grod;ng. The contractor shot
' R20• I ` immediately notify the en of any decrepancies or variations from *n-;. *n-;. t2'
PROPOSED 8512 � r ES 'Standar
� �� � � 3. M censtrvdion shall conform to ltinnesoto
i �) 85 SPA 'C / } d Depaytenent a{ Troasgartatiari
22' CLFB
5peeifeeotion for Construction'. 1988 Ediion. �
42
4. All catch basins and manholes in paved oreas steal be romped 0
l f` l
.74 feet.
f �� � ' ] 1 = r all catch basins ir ped e gutters shall be svmped 0.15 lees. Rim elevations shown !
[ on the pbans reflect lum eievowna. I
I r 171' e r 5. Al curb and gutter to be cwxratc 8612 unless noted otherwise. � f
.lab. No.' 97483
L
- - J , `, �� 6. Typical full s 90' ize porking stall is 9' -0' x 20' -o' urdess noted Drown: EH
otherwise. iiondieop stalls shall be 12 -0* k 24 -4* vniess noted otherwise_ Dole: 12/12/97
✓,I f f Scoic I'» 20'
I AE]GIl W/ Ex,5TtffG FACE OF CURB
I 7. AR dimensions to bock o! curb unless Acted otherwise. North _
J [?' _ xfl• <o• so•
Cn ,� # NOT FOR CONSTRUCTION
[]"1 i _.... ..�� � =•1 �y � ` �\ ,� Sneer •
w
C D D
C2
Exhibit E
I antacrrr fl.n,
SITE h. S:
•
I. COWRACTOR %VU CCHTACT COPNER STATE ONE CAW MrinM TM'O
\� WO3bC C DAYS PRIOR 30 n(CAVAMN MWOR CONsnm CnOK FOR U7tt1TY
LOCATIONS. I" CITIES 6CM ARFJI. 454 -ODOO OR TOLL -FREE (.a. * +c•ci.Rt.e.. xa�
e ` 1 -600- 252 -tT66.
`\ LNCIH
C
Z C.DH[RACTOR SFW_L nEU1 VERIFY TNE- LOCAT1aNS AM ELEVATORS OF C= 88RLNG
DnTM 1A'[MS AND tOP00WrsCS FEATURES PRIOR TO D=VADON AND/OR LANDSCAPE ARCHMECTME
CMISTRUMN. CM(iRACMR SKkLL IIU(EDiAW N01IFY THE PRGW ENVIRONMENTAL SERVICES
DNGINEEA OF ANY ASCRfPMX= OR VARIATIONS FRCW PLAK4.
URBAN PLANNING
\ �
3. ALL CU67RUCWH SHALL CONFORW TO UMESSOTA DEPARTMENT Of
% CONSTRUCTION SERVICES
TR SPORTATIOH '5TAN WD SPEMI AT16N FOR CONSIRLICTIOW 146E EDITIOFL " 1!� A..eus
rult� iGd T� iI! iAL --Lt3i
• 4. ALL CURB AND SITTER TO BE CONCRETE 8612 UK =S NOTED OTFE7tr►TSE RL F&ML WX 66114 Pa .six-- ow-o"I
5. ALL DILE =#lS TO FACE OF CiIRB t]HLE55 NIOTEO animw- BURGER ' KING
6. SIZE OF PARIONG Alin KANDCAPPED STALLS ARE HOTEO ON PLAN.
RESTAURANT
• ' `� 5907 NEAL AVE. N.
OAK PARK HTS., MN
55082
IN, DOLPHIN
REAL ESTATE
'.•: \��r,� DEVELOPMENT
258 HENNEPIN AVE
MINNEAPOLIS, MN
55401
***w '\
/ �� ` 35.15• � � � •
.�
. *
., 5.00'
%sz
7.00' \ _
ENs ARE ' SITE LAYOUT PLAN
f �► p ro ::! •
I Moqr onrr ti,r fK nr, reaw+n a Que 09 Pv�P.wa
W ,fit
I �D•
_ _ � .,.. � ... � � � � t om ` , \ � � � YcL• 1CG ■R
41p
som
II y�
PROPOSED 4L `
SIGN
'mom 7
s Rt:4610N \
e R ` SICHII4E]fT
? CFt l
R2W \
24.00• STALLS a 9• -0 a
= TI NC am {TrP) 1158' (Typ) - 27.00' ASP f/ wm
PROPOSED B512 CURB [tYP} INSTALL SALVAGED STOP � � PRE-LENU
SICK AND P O,�_ 16 57ko C 9'-0' - 1".00' BOARD `
5L1TC O NC 7S0
)
SiH /P8P /8FY
I 0cic 5/2.2/98
L. _ North
R te) -AMN W/ EXISTM FACE OF CURS 1 J.� o' 20' t0' 60' ;
1 I CONSTRUCTION DOCUMENT
I $hec}:
fei sw�sice ![ D � awwc 7rre , C2
Exhibit F