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HomeMy WebLinkAboutFully Executed Amended PUD & Sign Variances DocumentCITY OF OAK PARK HEIGHTS AMENDED CONDITIONAL USE PERMIT PLANNED UNIT DEVELOPMENT PERMIT AND SIGN VARIANCES FOR KTJ LIMITED PARTNERSHIP ELEVEN Legal Description: (Washington County Geo. . bode 0 6-029-20-11-0011) Lot 2, Block 1, Oak Park Ponds Addition Owner: KTJ LIMITED PARTNERSHIP ELEVEN Applicant: Same Site Address: 5801 NEAL AVE N OAK PARK HEIGHTS, MN 55082 Date Issued: June 7.2001 Date Amended January 8,2002 Present Zoning District: B -2 Permitted uses set forth in Ordinance 401 ' .,� section 4 QL30 CONDITIONAL USE PERMIT FOR: All uses shall be subject to the following conditions imposed conditions and/or restrictions m osed h the City of oak Park Heights. P by tyouncl of the General Description: 1. That the Applicant shall be allowed t with develop with the consent of the Owner that . in Center portion of the parking lot of the Oak Park Pond Shopping g designated within the attached Exhibit "A", constructing s a covered , constructing a fuel station consisting of three fueling pumps, , vered canopy, and a 64- square foot kiosk to r cond • ' p ovide for customer services, providing that the following conditions are met: A. Both existing catch basins and the existing • • g storm water pond shall be improved to prevent and treat fuelspillages prior to their entrance into the City's storm sewer P catch "Stormceptor" basin may tY system. In lieu of improving both existing ch basins a new Stormceptor" p g y be incorporated to collect storm water runoff spillages from the entire fuel station site. Final drainage and fuel �nage plans shall be subject to the review and a ro of the City's Engineer, Bonestroo, Ro sere ' Anderl i k Associates, and no construction shall be allowed on site pp val & until such time as all plans are approved. B. Access to the site during the ' g period of construction shall be subject to the supervision review of the Building Official of the City of Oak J and Park Heights and the City Engineer for the ' Heights, Bonestroo, Rosene, Anderlik � Associates, g e City of Oak Park soczates, to assure compliance with the plans andspecifications submitted for approval to the City staff. C. A landscape plan shall be developed by ' ' e p y the Applicant and shall be submitted to the City to be subject ct to the approval of the City's Arborist. D. All signage to be implemented upon the . p e fuel station site must comply with the stand within Section 401.15.G of the Code of Ordinances standards set forth wi aces of the City of Oak Park Heights. E. The Applicant shall submit and ' rec eve approval of a detailed lighting and hotornetric plan that demonstrates that lighting p g from the proposed canopy is in full conformance with the outdoor . standards provided for within the Code of Ordinances tdaor l�ght�ng dinances of the City of Oak Park Heights within . 4O1.15.B.7 of the Zoning Ordinance. g thin Section P. The Applicant shall submit color renderings renderin kiosk, k, canopy and related facilities will comply with demonstrate the p y with the Design Guideline Standards, including ' of all franchise colors on the structures. g the elimination G. The City Engineer, Bonestroo, Rosene, . ' � , Anderlik � Associates, shall have the right of sign of the pump islands. g foil review of the design H. The uSe of outdoor speaker systems at • y t the site shall be prohibited. I, Should the Applicant request an outdoor storage area, they must reapply to the Oak Park Heights for approval of an additional .. pp �' City of al Conditional Use Permit under Section 4 of Oak Park Heights. 1 . 30 .E.5 of the Code of Ordinances of the City eights. J. The fuel service center must have . hours of a an attendant on duty in the kiosk at all times during g the K. The Applicant shall designate an off • 401.15. � g street loading area �n conformance with Section of the Code of Ordinances of the City of Oak k Park Heights or otherwise schedule all fuel deliveries during off-peak hours. gasoline and L. The Owner has agreed to the location ' of a future private roadway access from the northeast corner of the property to the property directly to the ' rty y east of the subject roe (Outlot nd Addition) and shall cooperate to execute implement p p � A, Brackey � documents necessary to same at ' such time as the private drive is to be constructed with City approval. Such pp cross easements and roadways shall not change the exi pattern of traffic along the north line of the Owner's property g sting cast to P pe�Y and shall be implemented in a way to be without the owner. y M. The Applicant shall provide a copy of the • py Maintenance Contract into which they enter for purposes of monitoring and maintaining catch basins and y . d trap systems that are designed to catch any fuel on the site. Such contract shall be filed annually Y I wally with the City of Oak Park Heights. N. The Applicant shall demonstrate that the site has adequate trash and rubbish storage. The trash storage area shall be inside the proposed building g p p ding or in a trash enclosure that is constructed materials as the building. of the same 0. A sign variance has been ranted to allow signs w � signs to be placed along the canopy of the service station consistent with the sign drawing on file and of record Community of d xn the office of the Director of Cornrnuni Development the City of Oak Park Heights. P. On January 8, 2002 the City Council issued ' ' variance the a n additional sign variance to allow: e pylon sign to be increased to 310 s uare feet. limited Height is I�m�ted to 30 feet. B. A 150 square foot sign is allowed on the northeast ortheast corner of the Rainbow Foods building. g C. The wall light fixtures on the north side • of the Rainbow Foods building shall be retrofitted with Zoning Ordinance lighting requirements. g tied to be g g II. ADDITIONAL.., RESTRICTIONS AND PROVISIONS The following additional restrictions and rovis' Conditional ions being part of the Condrtional LJse Permit to b herein affecting the following matters shall be: be issued A. Accessory Buildings: None allowed B. Fencing: None allowed C. Exterior Storage: None allowed 17. Chemical/Pollutant Storage and Disposal: g posal: None allowed except fuel roducts su MPCA storage requirements and regulations. P hj ect to E. Screening: Per approved site P lan F. Landscaping: Per approved site p lan G. Lighting: Per Ordinance H. Parking: Per approved site plan 1. Hours of Operation: See Above J. Advertising/Signage: See Above K. Drainage: Per plan approved by the city engineer L. Other: None III. Reference Attachment: The recommendations of the City Planner as adopted by the City Council are annexed hereto be reference. IN WITNESS WHEREOF, the parties have set forth their hands and seals. Date: iz1Ve-2._, Date: Date: By • Its David Beaudet Mayor Kimberly' amper '- Acting City Administrator KrJi LIMIT PARTNERSHIP ELEVEN By, WHEREAS, the City of Oak Park Heights has received a request from KTJ Limited Partnership Eleven for an amended planned unit development and variance to allow for an increase in height and sign area for the existing pylon sign, placement of illuminated tenant signage on the south and west facades of the retail building that backs up to 58 Street and placement of an illuminated 150 square foot Rainbow Foods sign on the northeast comer of the building at 5 801 Neal Avenue; and after having conducted a public hearing relative thereto, the Planning Commission of Oak Park Heights recommended that the application be partially approved and partially denied subject to conditions. The City Council of the City of Oak Park Heights makes the following findings of fact: 1. The real property affected by said application is legally described as SEE ATTACHMENT A 2. The applicant has submitted an application and supporting documentation to the Community Development Department consisting of the following items: follows, to wit: and and RESOLUTION NO 02 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 KTJ LIMITED PARTNERSHIP ELEVEN FOR ADDITIONAL SIGNAGE AT THE OAK PARK PONDS DEVELOPMENT, 5801 HEAL AVENUE NORTH FOR AN AMENDED PLANNED UNIT DEVELOPMENT AND VARIANCE SHOULD BE APPROVED WITH CONDITIONS SEE ATTACHMENT B 3. The property is subject to specific general plan of development approvals for the Oak Park Ponds development approved in 1997; and 4. The applicants have proposed a 310 square foot pylon sign that would be 45 feet in height, a 150 square foot sign on the northeast corner of the Rainbow Foods store and additional individual tenant signs on the west and south facades of the building that backs up to 58 Street; and 5. All of the proposed signage exceeds the signage allowances specified under Section 401.15.G of the Oak Park Heights Zoning Ordinance and what was approved for signage under the general plan of development approved for the subject site in 1 997; and request; and 6. City staff prepared a memorandum dated December 6, 2001 reviewing the 7. The December 6, 2001 memorandum recommended that the application for an amended planned unit development and variance be approved for the pylon sign area, the 150 square foot Rainbow sign, and one additional wall sign for each tenant space on the building which backs up to 58 Street. The request for an increase in height of the pylon sign to 45 feet was recommended for denial. 8. The Planning Commission held a public hearing at their December 13, 2001 meeting, took comments from the applicants and public, closed the public hearing, and recommended that the application for an amended planned unit development and variance be approved for the pylon sign area, the 150 square foot Rainbow sign, and one additional wall sign for each tenant space on the building which backs up to 58 Street. The request for an increase in height of the pylon sign to 45 feet was recommended for denial. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL FOR THE CITY OF OAI( PARK HEIGHTS THAT THE CITY COUNCIL APPROVES THE FOLLOWING: A. The amended planned unit development and variance submitted by KIT Limited Partnership Eleven for additional signage at the Oak Park Ponds development at 5 801 Neal Avenue North 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 for partial approval and partial denial subject to the following conditions: 1. The pylon sign shall be allowed to be increased in size to a maximum of 310 square feet and contain individual tenant identification. 2. The pylon sign must remain a maximum of 30 feet in height. 3. A 150 square foot Rainbow sign be allowed on the northeast corner of the Rainbow Foods building. 4. The wall light fixtures on the north side of the Rainbow Foods building shall be retrofitted to be compliant with Zoning Ordinance lighting requirements. 5. All other conditions of the Planning Commission, City Council and City staff. 2 2002. ATTEST: Approved by the City Council of the City of Oak Park Heights this 8th day � f January Kimberly Kampen Ac`Eing City Administrator Davi 3 eaudet, Mayor Cit of QijkjErkHei thts 14168 57 Street N . Box 2007 • Oak Park Heights, MN 55082 ® Phone (651) 439 -443 � � 9 • Fax 439-0574 Lots 1 -6 Block 1 Oak Park Ponds Addition 06.029.20.11.0011 "Attachment A" TREE CITY U.S.A. Oak Park Ponds, 5801 Neal Avenue • Application form and payment for fees • Proof of ownership or authorization to rocee p d as applicant • A parcel search obtained from Washington County of all properties • . Y p p s located within 500 feet of the exterior boundaries of the ro ert p p Y • Property Tax Statement • Signage Plan • Other Plans and/or information as required by Ordinance or requested Y q ted by City Staff 3 full scale sets of plan 20 — 11" X 17" sets of plans Cit of Oak Park Heights 14168 57th Street N 0 Box 2007 ® Oak Park Heights, MN 55082 e Phone (651) 439 -4439 ® Fax 439-4574 Kris Danielson Community Development Director City of Oak Park Heights 14168 57 St , Box 2007 Oak Park Heights, MN 55082 "Attachment B" Plans and all correspondence should be submitted to: TREE CITY U.S.A. WIIEREAS, the City of Oak Park Heights has received a request from KTJ Limited Partnership Eleven for an amended planned unit development and variance to allow for an increase in height and sign area for the existing pylon sign, placement of illuminated tenant signage on the south and west facades of the retail building that backs up to 58 Street and placement of an illuminated 150 square foot Rainbow Foods sign on the northeast corner of the building at 5801 Neal Avenue; 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 SEE ATTACHMENT A 2. The applicant has submitted an application and supporting documentation to the Community Development Department consisting of the following items: follows, to wit: and and RESOLUTION NO. �f�ity PLANNING COMMISSION CITY OF OAK PARK HEIGHTS WASHINGTON COUNTY, MINNESOTA SOTA A RESOLUTION ESTABLISHING FINDINGS OF FACT AND RECOMMENDING TO THE CITY COUNCIL THAT THE REQUEST BY KTJ LIMITED PARTNERSHIP ELEVEN FOR ADDITIONAL SIGNAGE AT THE OAK PARK PONDS DEVELOPMENT, 5801 NEAL AVENUE NORTH FOR AN AMENDED PLANNED UNIT DEVELOPMENT AND VARIANCE SHOULD BE APPROVED WITH CONDITIONS SEE ATTACHMENT B 3. The property is subject to specific general plan of development approvals for the Oak Park Ponds development approved in 1997; and 4. The applicants have proposed a 310 square foot pylon sign that would be 45 feet in height, a 150 square foot sign on the northeast comer of the Rainbow Foods store and additional individual tenant signs on the west and south facades of the building that backs up to 58 Street; and 5. All of the proposed signage exceeds the signage • g gnage allowances specified under Section 401.15.G of the Oak Park Heights Zonin Ordinance a e under the g ante and what was approved for g he general plan of development approved for site the subject site m. 1 997; and 6. City staff prepared a memorandum dated December 6, 2001 reviewing the g request; and 7. The December 6, 2001 memorandum recd • for an amended planned recommended that the application panned unit development and variance be approved for foot Rainbow • pp or the pylon sign area, the 1 SD s q inbow sign, and one additional wall sign for each building � 8� � tenant space on the btuld�ng which backs u p Street. The request for an increase in height of m�men g the pylon sign to 45 feet was recommended for denial. 8. The Planning Commission held a ubl ` hearing � �c hearing at their December 13, 2001 meeting, took comments from the applicants and public, closed public hearing, ed the publzc hearzng, and made the following recommendation: NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION MMISSION FOR THE CITY OF OAK PARK HEIGHTS THAT THE PLANNING COIVENIISSION RECOMMENDS THE FOLLOWING: A. The amended planned unit development submitted • . p t and variance submitted by KIT Limited Eleven fo additional si a e at the g he oa.k Park Ponds development at 5801 Neal Avenue North and affecting he real roe : g property rty as follows. SEE ATTACFIMENT A Be and the same as hereby recommended to the City Council of the City of Oak Park lei hts for J partial approval and partial denial subject to the following conditions: cond�t�ons: g 1. The pylon sign shall be allowed to be increased in ' reared �n sx�e to a rna�xmurn. of 310 square feet and contain individual tenant identification, 2. The pylon sign must remain a maximum o height. 3. A 150 square foot Rainbow sign be allowed • gn lowed on the northeast comer of the Rainbow building. ow 4. One added wall sign on the south facade only, not to exceed 65 square feet, shall a �h � � be allowed for each tenant space ce in the building which backs up to 5$ Street. 5. The wall light fixtures on the north side of the Rainbow Foods building shall be retrofitted to be compliant with Zoning lighting g g ordnance l�ght�ng requ�.rerxzents. 6. All other conditions of the Planrzin. Co Council Commission, City Council and City staff. 2 Recommended by the Planning Commission of the City of Oak Park Heights this 13 day of December 2001. ATTEST: Kimberly Kamper, cting C ' Administrator George Vogt, hair 3 Cif of Oak Park Heights 14168 57 Street N •Box 2007 Oak Park Heights, MN 55082 • Phone (651) 439 -4439 Fax 439 -0574 Lots 1 -6 Block 1 Oak Park Ponds Addition 06.029.20.11.0011 "Attachment A" TREE CITY U.S.A. 3 full scale sets of plan 20 — 11" X 17" sets of plans City -.)f Oak Park Heights 14168 57 street N e Box 2007 . Oak Park Heights, MN 55082 • Phone (651) 439 -4439 ® Fax 439 -0574 Oak Park Ponds, 5801 Neal Avenue "Attachment B" • Application form and payment for fees • Proof of ownership or authorization to proceed as applicant • A parcel search obtained from Washington County of all properties located within 500 feet of the exterior boundaries of the property • Property Tax Statement • Signage Plan • .Other Plans and /or information as required by Ordinance or requested by City Staff Plans and all correspondence should be submitted to: Kris Danielson Community Development Director City of Oak Park Heights 14168 57 St , Box 2007 Oak Park Heights, MN 55082 TREE CITY U.S.A. PLANNING REPORT TO: Kimberly Kamper FROM: Scott Richards DATE: December 6, 2001 BACKGROUND Attached for reference: Exhibit A: Exhibit 8: Exhibit 0: Exhibit D: Exhibit E: NORTH' EST ASSOCIATED CC SULTANTS, INC. 5775 Wayzata Boulevard, suite 555, St Louis Park, MN 55416 Telephone: 952,595,9636 Facsimile: O52 696.9837 planners @nacplanning!com RE: Oak Park Heights — Oak Park Ponds: Amended P U DNa ria nce For Signage FILE NO: 798.02 - 01.15 Keith Ulstad, representing KTJ Limited Partnership Eleven, has made application for an amended planned unit development (PUD) and - variance to allow for an increase in signage for the Oak Park Ponds development. The request includes an increase in height and sign area for the existing pylon sign, placement of illuminated tenant signage on the south and west facades of the retail building that backs up to 58 Street and placement of an illuminated 150 square foot Rainbow Foods sign on the northeast corner of the building. The general plan approvals of the PUD granted specific allowances for signage at the Oak Park Ponds development. The amendment to the PUD and variance is required to increase or significantly change the allowable signage on site. Approvals for the Rainbow Foods and connected retail area as well as the retail center that backs up to 58 Street were granted in 1997. At that time, the City g ranted a variance to allow for a 454 square foot Rainbow wall sign, two 60 square foot wall signs on the Rainbow facade and allowances for three, eight foot high monument signs. All of the other signs, including the pylon sign, were allowable under the sign requirements of the Zoning Ordinance. Existing Pylon Sign Proposed Pylon Sign Existing Signage -- Rainbow Shopping Center Tenants Existing /Proposed signage - South Building Existing /Proposed Signage Rainbow Foods ISSUE ANALYSIS Existing Site Signage Proposed Signage Pylon Sign. The applicants have proposed a 310 square foot pylon sign that would be 45 feet in height. The sign has been designed to utilize the same base as the existing pylon sign. The appearance of the sign would be similar to the 'existing sign except that four tenant signs would be placed below the Oak Park Ponds and Rainbow signs. The increase in signage height is being requested in that recent construction in the area has made the existing signage not visible from the Highway 5 off -ramp. Rainbow Sign. The request includes the addition of a 150 square foot sign on the northeast corner of the Rainbow Foods store. The sign would be placed such that cars heading westbound on Highway 36 would see it before the Highway 5 off - ramp. Individual Tenant Wail Signs. The applicants have requested that additional wall signage be allowed for the building which backs up to 58 Street. Currently, each of the tenants are allowed up to 150 square feet in the sign area above the awning on the front of the building. This signage is not easily visible from any of the adjacent streets. The actual area for signage above the awnings is 125 square feet per building bay. Signs have been proposed for each of the tenants on the south facade. One additional sign for Wells Fargo Financial is proposed on the west facade. Variance Criteria Section 401.15.G.11 of the Zoning Ordinance specifies criteria for the granting of sign variances. The criteria and analysis for the Oak Park Ponds request is as follows: t That particular physical surroundings, shape or topographical conditions of the specific parcel of land involved exist. 2. That the condition involved is unique to the particular parcel of land involved. 3. That the purpose of the variation is not based exclusively upon a desire to increase the value of income potential of the business involved. 2 Number Sign Area Height 30 feet Pylon Sign 1 135 square feet Monument Signs 3 48 square feet each 8 feet Rainbow Sign (Wall) _ 1 454 square feet MI .1.1 Rainbow Tenants (Wall) 2 60 square feet each -IN MI Wall Signs Allowed 1 per tenant of 150 square feet each . ISSUE ANALYSIS Existing Site Signage Proposed Signage Pylon Sign. The applicants have proposed a 310 square foot pylon sign that would be 45 feet in height. The sign has been designed to utilize the same base as the existing pylon sign. The appearance of the sign would be similar to the 'existing sign except that four tenant signs would be placed below the Oak Park Ponds and Rainbow signs. The increase in signage height is being requested in that recent construction in the area has made the existing signage not visible from the Highway 5 off -ramp. Rainbow Sign. The request includes the addition of a 150 square foot sign on the northeast corner of the Rainbow Foods store. The sign would be placed such that cars heading westbound on Highway 36 would see it before the Highway 5 off - ramp. Individual Tenant Wail Signs. The applicants have requested that additional wall signage be allowed for the building which backs up to 58 Street. Currently, each of the tenants are allowed up to 150 square feet in the sign area above the awning on the front of the building. This signage is not easily visible from any of the adjacent streets. The actual area for signage above the awnings is 125 square feet per building bay. Signs have been proposed for each of the tenants on the south facade. One additional sign for Wells Fargo Financial is proposed on the west facade. Variance Criteria Section 401.15.G.11 of the Zoning Ordinance specifies criteria for the granting of sign variances. The criteria and analysis for the Oak Park Ponds request is as follows: t That particular physical surroundings, shape or topographical conditions of the specific parcel of land involved exist. 2. That the condition involved is unique to the particular parcel of land involved. 3. That the purpose of the variation is not based exclusively upon a desire to increase the value of income potential of the business involved. 2 4. That the alleged difficulty or hardship is caused by this Ordinance and has not been created by any persons presently having an interest in the parcel. 5. That the granting of the variation will not be detrimental to the public welfare or injurious to other land or improvements in the neighborhood. 6. That the proposed variation will not impair an adequate supply of light and air to adjacent property, or substantially increase the congestion of the public streets or interfere with the function of the police and fire departments of the City. The applicants have indicated that the location of the shopping center and the new development around the site have significantly reduced the visibility of the center and the existing signage. They claim that competition from the other shopping center north of Highway 36, which has visibility from the major roadways surrounding it, has made the leasable spaces in Oak Park Ponds difficult to rent and keep tenants. Staff finds that the request for a larger (more square feet of sign area) pylon sign, the additional Rainbow sign, and the wall signage for the building that backs up to 58 Street is justified. The request for a variance to increase the height of the sign to 45 feet may be justified in terms of visibility, but could lead to a significant number of requests for sign height increases. The City has not allowed a deviation from the maximum height requirement of 30 feet. To allow for this variance may open the door for numerous other height variances along the Highway 36 corridor. The City will begin its work on revising the sign requirements in January of 2002. At that time, it may be suggested to increase the allowances for sign height, although staff may recommend that the maximum height limitation be lowered in the commercial districts. RECOMMENDATIONS AND CONCLUSIONS City staff recommends the following related to the request for a sign variance and an amended PUD for Oak Park Ponds. Approval of the request is also conditioned on the following: 1. The pylon sign shall be allowed to be increased in size to a maximum of 310 square feet and contain individual tenant identification. 2. The pylon sign must remain a maximum of 30 feet in height. 3. A 150 square foot Rainbow sign be allowed on the northeast corner of the Rainbow Foods building. 4. One added wall sign not to exceed 75 square feet shall be allowed for each tenant space on the building which backs up to 58 Street. p g p 3 5. The wan light fixtures on the north side of the Rainbow Foods building shall be retrofitted to be compliant with Zoning Ordinance lighting requirements. 6. All other conditions of the Planning Commission, City Council, and City staff. pc: Kris Danielson 4 PROJECT: PROJECT NO: SCALE: DATE: IRSP Architects, tects, Ltd. Cop right 2001 111.11 I - IIIIIIMININNI BM= MN= MIME MIMI 111111111111 1111O11111111111111 MOM MINN MOM MI= MINI MEM MEM OEM 11.1111111111411111111M =NM MOM- r - UMW MIME MI= MI= MINIM 1111111111111-M MOM NNW - if r�� -- MMM -M� ...... . ........ NIMINIMmilimm MIN NM= MIMI MIME 1111111•1111111111111111111•11111111 MI= WENN MIME NNW 1111111111• MI 11111111.11=11.1111111•0 =MN MOM =III MIN •IIIIIIIII MIMI IMMO 1111111111. MIIIIIIIIIIIIII 11=11111111•11•111 or ummurimmisimel mom ansmi mum mos mums rismilii mom rm. MOM mum wain IIIII• j) 1— w 30 FT. OAK PARK PONDS SHOPPING CENTER (EXISTINCC) 6340.001.11 1/4" l'-0" 1015/01 FC 120 Firm. Avenue North OAK PAIR.K. P 0 N S 14 '-8" q EXISTING MinnespQiis, MN 55401 SK -1 612 '339 0313 FAX 612 33(3 6160 EXHIBIT a PROJECT: PROJECT NO SCALE: DATE: RSP Architects, Ltd. ©C pyr1 ht. 2001 OAK PARK PONDS © D jo)CM9' r - i 1 L J ✓ 1 1 L J 20' -0n fi [ [ J ✓ - 1 1 L J 1T-4n MIMI UMW MM. OMNI MOM MOM SWIM MON 0111•1111111 MM. MIN NM NWINI =WWI WWI= NNIIIIIN OIMENIIIIIINI WM= OMNI mom =OM NO i ' MI= MEN 1101111=1.11=1 NEM MOO WMM � O MNrMrr M MrMMtM M M WPMNAe NINNIIII OWN= OM= MIEN Mont MINI IMMNI MOON WIN= NININ. MEM =In NOM ...110111.01=1 NIP MINI MIMI NM. NM. mum =NW Mil= MINN sum MI= NEM NM= Mal NIN wit .w.M New= a woo WOW 01..rMWWW=OW =NONNOW. .M.W.. 6 340. 01.11 118" i` -0" 10/5/01 f-- o 5 PT OAK PORK PONDS S1- DPPiN6 CENTER 120 First Avenue North PROPOSED Minneapolis, MN 55401 SK -6 612 330313 FAX 612 333 6 EXHIBIT B 1st 7. 23 ii aD 5 4" 114 1t 2 131 iit la 1 1 0— 'a .l 1 w 0 a� CID 0 ea 1�n�1 w ICU ttt A323 A221 t$t tttttt 1 I; 111 1 ps I i i 1 1 11 1 r i 414 0 x w 1 ;r 4ID O n O x 0- Q 0 0 tY 0 0 1 op Nb W Ct� nal 1 0 >E� a • 11 1t 1 0— - as 1 ittt 4