Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
06-14-2012 Planning Commission Meeting Packet
CITY OF OAK PARK HEIGHTS PLANNING COMMISSION MEETING AGENDA Thursday, June 14, 2012 — 6:00 p.m. I. Call to Order II. Approval of Agenda III. Adjourn to Worksession — Planning Commission Vacancy Interviews (1) IV. Reconvene Regular Meeting A. Commission Appointment Recommendation: Discuss and make recommendation for appointment to Planning Commission vacancy for a 3 -year term commencing July 1, 2012 and culminating May 31, 2015. V. Approve Planning Commission Minutes — April 12, 2012 (2) VI. Department / Commission Liaison / Other Reports VII. Visitors /Public Comment This is an opportunity for the public to address the Commission with questions or concerns not on the agenda. Please limit comments to three minutes. VIII. Public Hearings A. Port of Sunnyside Club, Inc. (Sunnyside Marina): to consider a request for Setback Variance and Conditional Use Permit to allow construction of eight shade structures over existing patio areas at Sunnyside Marina located at 6413 St. Croix Trail, N. (3) B. Greg Mischo: to consider a request for a Conditional Use Permit to allow the manufacturer of metal fabrication equipment in the B -3, Highway & Business Warehouse District at 12430 55 St. N., #107 (4) IX. New Business X. Old Business XI. Informational A. Upcoming Meetings: • Tuesday, June 26, 2012 City Council 7:00 p.m. /City Hall • Thursday, July 12, 2012 Planning Commission 7:00 p.m. /City Hall • Tuesday, July 24, 2012 City Council 7:00 p.m. /City Hall B. Council Representative: • Tuesday, June 26, 2012 — Commissioner Dougherty • Tuesday, July 24, 2012 — Commissioner LeRoux XII. Adjourn ENCLOSURE 1 Potential questions of Planning Commission Interviews. Name of Applicant: Why do you want to be a member of the City's Planning Commission? Please explain similar roles /positions that you may have held. Do you feel it is important that the City have zoning regulations? If you were at the grocery store and someone walked up to you and said, "...I saw you on television....boy are you dumb to vote in favor of that development, it looks horrible ", what would you do / how would you react? Is there a particular development or zoning decision the City made that stands out as good or perhaps bad? Why? CITY OF OAK PARK HEIGHTS PLANNING COMMISSIONER APPLICATION 61k-\ b/d a 4 .7 /1 NAME DATE To provide the City Council with an understanding of you, your background and your interests, please answer the following questions. (You may attach an extra sheet if necessary.) • ADDRESS h � =-6 PHO ( -� -cob( ► - ... on ecamcq,v NE E -MAIL HOW LONG HAVE YOU LIVED IN OAK PARK HEIGHTS? ! t OCCUPATION: ;OV\e / n„, t t vu t f EMPLOYER: PHONE: PRIOR EXPERIENCE ON CITY COMMISSIONS, CITY BOARDS, ETC. m. PLEASE PROVIDE A SUMMARY OF WHY YOU WOULD LIKE TO BE APPOINTED TO THE OAK PARK HEIGHTS PLANNING COMMISSION. IS THERE ANY OTHER INFORMATION YOU WOULD LIKE US TO CONSIDER REGARDING THIS APPOINTMENT? Please retum to: Date Received: (For office use only) Julie Hultman City of Oak Park Heights 14168 Oak Park Boulevard PO Box 2007 Oak Park Heights, MN 55082 CITY OF OAK PARK HEIGHTS PLANNING COMMISSIONER APPLICATION Robin Anthony 4/27/12 13992 55 Street North Oak Park Heights, MN 55082 651 - 206 -4882 HOW LONG HAVE YOU LIVED IN OAK PARK HEIGHTS? 19 years OCCUPATION:Self Employed EMPLOYER: PartyOnStillwater PHONE: 651 - 206 -4882 PRIOR EXPERIENCE ON CITY COMMISSIONS, CITY BOARDS, ETC. Member of the Chamber of Commerce. Former redistricting committee member, Election Director, Election administrator for the Secretary of State. PLEASE PROVIDE A SUMMARY OF WHY YOU WOULD LIKE TO BE APPOINTED TO THE OAK PARK HEIGHTS PLANNING COMMISSION. I have lived in Oak Park Heights since 1993 and have raised both of my kids here. I have always been interested in the growth and management of the city and many of the opportunities the city has seen over the last 19 years. I also believe there are more opportunities in the city's future and would like to be a part of it. IS THERE ANY OTHER INFORMATION YOU WOULD LIKE US TO CONSIDER REGARDING THIS APPOINTMENT? I have 12 years with both state and local government and eight years in global consulting. I recently have left corporate America to start my own small business in the Valley which offers an opportunity to give back to the community in many ways. I am a firm believer in buying and giving back to the local community. Robin R. Anthony robinanthony@comcast.net 651 - 206 -4882 SUMMARY Over 20 years experience working in government and corporate environments with a primary emphasis on software implementation, project management, change management, communications, training, business engagement and organizational effectiveness. Strong customer service philosophy and work history requiring ability to assess and respond to business opportunities in a professional and timely manner. A self- starter and team - player fostering confidence, ability to multi -task, and to successfully work in highly exposed positions. CORE COMPETENCIES • Project Management, Issue /Risk Tools, SharePoint, Status Reports, Methodology, Gantt Charts, Dashboards, PMO Tasks • Business Analysis and Business Process Redesign • Policy Development and Strategic Planning • Excellent Communication (oral and written), Presentation and Interpersonal Skills • Microsoft Project, Word, Excel, PowerPoint, Outlook, uPerform, Lotus Notes • Training Coordination, Design and Delivery • Leadership Training and Coaching • Change Management and Organizational Effectiveness • Detail Oriented, Organizational Management, Coordinate Events • Political Pressure, Confidentiality, Aggressive Deadlines • Supervision and Team Development CERTIFICATIONS • Certified Capability Maturity Model Integration (CMMI), Accenture • Project Management Professional (PMP), Accenture • Certified Elections Registration Administrator (CERA), National Election Center, Auburn University • Certified Leadership Models for Management and Change, University of St. Thomas • Certified Managerial Strategies for Executives, University of St. Thomas PROFESSIONAL EXPERIENCE PartyOnStillwater, Owner: Event Planning, Gift Baskets, Rentals, Promotional Products October 2011 to Present Capella University May 2010 to May 2011 Consultant to VP of Marketing and Portfolio Strategies. • Ongoing interaction and planning with senior leaders in the organization • Coordinated and defined new business processes as assigned • Managed communications for VP and work closely with all levels of the organization Robin R. Anthony robinanthony @comcast.net 651 - 206 -4882 Manager, Accenture Consulting Company October 2001 to April 2010 Organizational Effectiveness Manager in the Talent & Organization Performance service line. Principal responsibilities include: • Acted as Project Manager for numerous high revenue and exposed projects • Lead efforts to redesign business processes in several industries, e.g., healthcare, finance, government, mining, energy • Design, develop and deliver process and system training for clients • Guide clients to successfully manage change in an environment that may be global, multi - polar, multi - cultural, cross - generational, and virtual at an accelerating pace • Assist client executives communicate frameworks, cultural norms, and stakeholder engagement practices • Develop trusted relationships with client executives /C- Suites across client organization • Plan and drive stakeholder engagement, leadership alignment, impact analysis, learning /training, communications, business readiness, deployment, and adoption measurement • Re -align organizations, its people, and their actions with critical business imperatives and specific objectives • Build new business models and help clients integrate and operate them Election Administrator, Minnesota Secretary of State May 2000 to October 2001 Served as the Communication Liaison between the 87 Minnesota Counties and the Minnesota Secretary of State's Election Division. Principal responsibilities included: • Provided executive -level support to the Secretary of State to increase stakeholder support critical to success in multiple statewide initiatives in a political challenging environment • Served as the internal project manager for the implementation of a new centralized statewide Voter Registration System, Election Night Reporting System and the Redistricting Process • Enabled the Secretary to focus on election administrative objectives by fostering relationships, prioritized /coordinated schedules, addressed local and national media, provided ongoing debriefs for testimonies and speaking engagements, met aggressive timeframes and provided seamless administrative support • Executed training efforts for 750+ county and municipal personnel on new systems, policies, procedures, statutory changes, media management and election administration best practices • Performed all election administrative tasks interacting with candidates, the media, election officials, government entities, election administrators, the Governor's Office and the public Director of Elections and Taxpayer Services, Washington County Minnesota August 1998 to May 2000 Came on board immediately prior to the 1998 election cycle to lead a staff of 27 full -time employees and 700+ temporary election workers in successfully delivering the 1998 Congressional Primary and General Elections. Principal responsibilities included: • Voter registration administration and ballot design meeting statutory deadlines • Election night reporting and public relations Robin R. Anthony robinanthony @comcast.net 651 - 206 -4882 • Candidate and campaign finance filings; caucus and canvass coordination • Election officials training and liaison with state offices, cities and the media • Managed taxpayer services customer representatives collecting property taxes and serving constituents of Washington County Legislative Coordinator, MN Planning /Governor's Office December 1994 to August 1998 Leveraged extensive knowledge of the legislative process, the structure and mission of state government Agencies, Boards, and Commissions, and a network of professional contacts in the legislative arena to develop the first legislative electronic tracking system in a new administration. Principal responsibilities included: • Designed a legislative tracking system successfully used by all Minnesota governmental entities • Performed detailed analysis of all Legislative Bills and obtained appropriate reviews from Boards, Agencies and Commissions prior to submitting Bills to the Governor for SignatureNeto in a timely manner • Coordinated and hosted events and meetings for 'key' state and local officials Administrative Assistant/Management Analysis Supervisor, MN Pollution Control Agency March 1990 to December 1994 Began a career in Minnesota State Government as a Clerk Typist I and was rapidly promoted to Management Analyst Supervisor; later given additional duties as Legislative Assistant, Board Secretary and Executive Assistant to the Commissioner. Took advantage of the opportunity to improve operating procedures and staff organization at an Agency where both morale and efficiency needed a boost. Gained broad hands -on exposure to the basics of administrative management, budgeting, HR activities, purchasing, information technology, training, organizational development and communications. Principal responsibilities included: • Performed day -to -day and high -level administrative tasks in a fast pace environment • Managed executive's calendars and travel itinerary • Assisted with presentations, events, documentation, speaking engagements and Board Meetings. EDUCATION • FastTrac Graduate, University of St. Thomas 2011 • Attended Capella University focused on BA in Management and Leadership 2010 • Attended Century College with a Focus on Organizational Study from 1995 — 1999 • Attended numerous training courses, workshops, conferences, etc. in a variety of business and management areas in my 20 -year career in both public and private sector Potential questions of Planning Commission Interviews. Name of Applicant: Why do you want to be a member of the City's Planning Commission? Please explain similar roles /positions that you may have held. Do you feel it is important that the City have zoning regulations? If you were at the grocery store and someone walked up to you and said, "...I saw you on television....boy are you dumb to vote in favor of that development, it looks horrible ", what would you do / how would you react? Is there a particular development or zoning decision the City made that stands out as good or perhaps bad? Why? RECEIVED APR 0 9 2012 City of Oak Park Heights Planning Commissioner Application Resident: Daniel L. Thurmes 5610 Newberry Avenue N. Oak Park Heights, Minnesota 55082 HOW LONG HAVE YOU LIVED IN OAK PARK HEIGHTS? A little over nine years. 1 purchased my home on January 23 2003. I had been a Stillwater resident since 1964. OCCUPATION: I own and operate Cornerstone Land Surveying Inc. located Y2 mile from Highway 36 in Stillwater. Cornerstone Land Surveying, Inc. Suite #1 6750 Stillwater Blvd. N. Stillwater, MN 55082 Phone 651.275.8969 Fax 651.275.8976 dan @cssurvey.net PRIOR EXPERIENCE ON CITY COMMISSIONS. CITY BOARDS. ETC. I have been to countless planning commission and city council meetings in every metro area city and township representing clients with development projects. I have served on the Board of Directors for Landform Engineering Company in Minneapolis and GWO Construction Company in Stillwater. I am currently on the Board of Directors for the Stillwater Country Club. PLEASE PROVIDE A SUMMARY OF WHY YOU WOULD LIKE TO BE APPOINTED TO THE OAK PARK HEIGHTS PLANNING COMMISSION: I believe that it is time that I serve my community. I would like to offer my expertise in land planning, land development and community processes to the city that my family lives in and enjoys. Page 1 of 2 :30 PM IS THERE ANY OTHER INFORMATION YOU WOULD LIKE US TO CONSIDER REGARDING THIS APPOINTMENT? My flexible schedule allows me to be accessible to city staff, planning commission members and residents for meetings and discussions during normal business hours, nights and weekends. Please return to: Date Received: (For office use only) Julie Hultman City of Oak Park Heights 14168 Oak Park Boulevard PO Box 2007 Oak Park Heights, MN 55082 Page 2 of 2 ENGLosuRE 2 CITY OF OAK PARK HEIGHTS PLANNING COMMISSION MEETING MINUTES Thursday, April 12, 2012 — Oak Park Heights City Hall Call to Order: Vice Chair Dougherty called the meeting to order at 7:00 p.m. Present: Commissioners LeRoux, Squyres and Powell; City Planner Richards and Commission Liaison Abrahamson. Absent: Commissioner Bye and City Administrator Johnson. II. Approval of Agenda: Commissioner LeRoux, seconded by Commissioner Squyres, moved to approve the Agenda as presented. Carried 4 - 0. III. Approval of March 15, 2012 Meeting Minutes: Commissioner Powell, seconded by Commissioner Squyres, moved to approve the minutes as presented. Carried 4 - 0. IV. Department/Commission Liaison / Other Reports: Commission Liaison Abrahamson notified the Commission of a recent and upcoming open houses being held by the Minnesota Department of Transportation regarding the St. Croix River Crossing project. V. Visitors/Public Comment: None. VI. Public Hearings: A. Continued: Stillwater Motors — 5900 Stillwater Blvd. N.: Consider requests for CUP Amendment Allowing Retrofit of Building Exterior, Deferment of Deadline for Upgrading Curbing and Lighting, Design Guidelines and Site Plan Review. City Planner Richards reviewed the April 5, 2012 planning report and three exterior design options presented by the application. Vice Chair Dougherty opened the public hearing for comment and invited the applicant to speak. Ward Sessing of Sessing Architects — on behalf of Stillwater Motors introduced and discussed alternate color schemes, noting that General Motors preferred option to be silver and blue. Commission discussion ensued as to rationale for color choices, G.M. branding, the proposed elevations in relation to the Oak Park Heights Design Guidelines, and the proposed alterations essentially moving a nearly compliant building further away from ordinance /design guideline compliance. Vice Chair Dougherty noted absent Chair Bye's comments that of the 3 options presented in the meeting packet material she was most in favor of option 3 being comfortable with the blue accents and that leaving the mass of the building tan better fit with Design Guideline requirements. Planning Commission Minutes April 12, 2012 Page 2 of 2 Vice Chair Dougherty closed the public hearing and asked the Commission for a motion. Commissioner Squyres, seconded by Commissioner LeRoux, moved to recommend the City Council approve building design option #2 as presented within the April 5, 2012 Planning Report. Carried 4 — 0. Commissioner LeRoux, seconded by Commissioner Squyres, moved to recommend the City Council approve that all signage shall comply with the approvals granted on July 26,2005 with a total of ten wall signs and no more than 655 square feet of total signage. Carried 4 — 0. VII. Old Business: None. VIII. New Business: None. IX. Informational: A. Upcoming Meetings: • Tuesday, April 24, 2012 City Council 7:00 p.m. /City Hall • Tuesday, May 8, 2012 City Council 7:00 p.m. /City Hall • Thursday, May 10, 2012 Planning Commission 7:00 p.m. /City Hall B. Council Representative: • Tuesday, April 24, 2012 — Commissioner Squyres • Tuesday, May 22, 2012 — Commissioner Bye X. Adjourn: Commissioner Squyres, seconded by Commissioner Powell, moved to adjourn the meeting at 7:35 p.m. Carried 4 — 0. Respectfully submitted, Julie Hultman Planning & Code Enforcement Officer Approved by the Planning Commission: T . p 3601 Thurston Avenue N, Suite 100 ENCLOSURE 3 Anoka, MN 55303 Phone: 763.231.5840 Facsimile: 763.427.0520 TPC@PlanningCo.com PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: - June 6, 2012 RE: Oak Park Heights — Sunnyside Marina: Conditional Use Permit and Variance — Patio Shade Structures FILE NO: 236.02 — 12.03 BACKGROUND Rick Chapman, General Manager for the Port of Sunnyside Club, Inc. has made applications for a variance and conditional use permit to allow construction of eight shade structures over existing patio areas at the Sunnyside Marina. The structures will be within the required setback area of the St Croix River. The variance is required for the proposed setbacks from the St Croix River and a conditional use is required for a building permit within the River Impact District. Attached for reference: Exhibit 1: Letter from Rick Chapman, April 26, 2012 Exhibit 2: Diagram of Patio /Shade Structure Locations Exhibit 3: Information on Solara Shade Systems Exhibit 4: Picture of Installed Shade Structure Exhibit 5: Color Sample PROJECT DESCRIPTION Mr. Chapman has provided a description of the shelters in the exhibits listed above. The shelters will be installed over existing patio areas; all of which are within 20 feet from the Ordinary High Water Level of 675 feet. The structures are nine feet, six inches in height. The color of the structures has not yet been selected but it will need to be a natural color that will be of earth or summer vegetation tones. A Sunnyside Marina committee has indicated that it may be an adobe, cameo or latte color. Mr. Chapman may have additional information regarding the choice of color at the Planning Commission meeting. All of the structures would be bolted to a concrete footing. The final installation shall be subject to review and approval of the Building Official. The sizes of the structures will vary based upon the sizes of the patios: Structure 1: 13 feet x 20 feet Structure 2: 20 feet x 24 feet Structure 3: 12 feet x 20 feet Structure 4: 12 feet x 22 feet Structure 5: 11 feet x 18 feet Structure 6: 16 feet x 21 feet North: 16 feet x 17 feet Main: 13 feet x 28 feet Comprehensive Plan. The Comprehensive Plan designates this area as commercial land use. The marina use is consistent with the commercial land use designation. Zoning Ordinance. The site is zoned R -3 Multiple Family District. Marina and boat storage facilities are a listed conditional use permit in that district. A CUP is also required to allow the shade structures in the River Impact District. A variance is required in that the structures will be within the 100 foot setback from the OHWL of the St Croix River. Lower St Croix River Management Rules. The Lower St Croix National Scenic Riverway rules, as authorized by Minnesota Statutes, have been adopted by the City of Oak Part Heights by reference. The setback requirements require that any structure, such as the proposed shade structures, be setback at least 100 feet from the OHWL. The structures are required to be Tess than 35 feet in height. As proposed, the structures shall not exceed 9 feet, 6 inches in height. Additionally, the exterior color of the new structures is required to be of earth or summer vegetation tones, unless completely screened by the river by topography. The proposed structures will be in full view of the river. It is suggested that the structures be an earth tone color, possibly the adobe or latte colors that have been indicated. Floodway. From the FEMA maps it appears that all of the shade structures are within the Special Flood Hazard Areas. Minnesota Rules, Section 6120.5800 indicate provisions for structures within the floodway: B. Structures accessory to the above uses and commercial excavation and stockpiling of materials may be permitted if: (1) structures are not intended for human habitation; (2) structures will have a low flood damage potential; 2 (3) structures or stockpiles of materials, if permitted, will be constructed and placed so as to offer a minimal obstruction to the flow of flood waters; (4) structures will be firmly anchored to prevent flotation; and (5) service facilities within these structures, such as electrical and heating equipment, will be at or above the flood protection elevation for the site as described in part 6120.5700, subpart 5, or adequately floodproofed as provided in part 6120.5900, subpart 3, item D. Comment: The structures will not be used for habitation, will be firmly anchored and will be a very low obstruction to the flow of flood waters. The City will add a condition that in the case of a flood, the City Administrator may order the structures to be removed if it is thought that they may obstruct the flow of flood waters or become lose and be caught up in the current. Lighting. The shade structures are not proposed to be lit. No lighting shall be allowed on the structures. Signage. No signage shall be allowed on the structures. Grading and Drainage. There is no grading of the sites in that the shade structures will be placed over existing patio areas. The shade structures will not have a solid roof structure that will require any changes to the drainage around the structures or patios. Design Guidelines. These accessory structures will be compatible with the Design Standards. Department of Natural Resources. The Department of Natural Resources (DNR) has been notified of the request. Molly Shodeen, the Area Hydrologist of the DNR is aware of the request and has not expressed any concerns to date. Variance. The Planning Commission and City Council should consider the following criteria of Section 401.04.A of the Zoning Ordinance regarding variances: 401.04.A General Provisions and Standards 5. Conditions. A variance from the terms of this Ordinance shall not be granted unless it can be demonstrated that: a. Undue hardship will result if the variance is denied due to the existence of special conditions and circumstances which are peculiar to the land, structure, or building involved and which are not applicable to other lands, structures or buildings in the same district. 04 -2 1) Special conditions may include exceptional topographic or water conditions or, in the case of an existing lot or parcel of record, narrowness, shallowness, insufficient area or shape of the property. 3 2) Undue hardship caused by the special conditions and circumstances may not be solely economic in nature, if a reasonable use of the property exists under the terms of this Title. 3) Special conditions and circumstances causing undue hardship shall not be a result of lot size or building location when the lot qualifies as a buildable parcel. b. Literal interpretation of the provisions of this Ordinance would deprive the applicant of rights commonly enjoyed by other properties in the same district under the terms of this Ordinance or deny the applicant the ability to put the property in question to a reasonable use. c. The special conditions and circumstances causing the undue hardship do not result from the actions of the applicant. d. Granting the variance requested will not confer on the applicant any special privilege that is denied by this Ordinance to other lands, structures or buildings in the same district under the same conditions. e. The request is not a result of non - conforming lands, structures or buildings in the same district. f. The request is not a use variance. g. The variance requested is the minimum variance necessary to accomplish the intended purpose of the applicant. h. The request does not create an inconvenience to neighboring properties and uses. Comment: Overall, the shade structures will not have a significant impact to the shoreline in this area in that is already a highly developed area. If they were proposed in a natural area, there would be significantly more impact. The shade structures are being placed mainly for the comfort of the people that utilize the existing patios. There is no negative impact created by the structures, but there is really no special circumstances, hardship or "practical difficulties" that warrant the granting of a variance. The Planning Commission and City Council should consult with the applicant as to their reasoning why a variance should be granted for the shade structures. Conditional Use Permit — River Impact District. The placement of the eight shade structures is subject to a CUP under the River Impact District. The Planning Commission should consider the conformity, and impacts of the proposed project in making its recommendation. The conditional use permit criteria, found in Section 401.03.A.7 of the Zoning Ordinance, are found as follows: 1. Relationship to the specific policies and provisions of the municipal comprehensive plan. 2. The conformity with present and future land uses in the area. 3. The environmental issues and geographic area involved. 4 4. Whether the use will tend to or actually depreciate the area in which it is proposed. 5. The impact on character of the surrounding area. 6. The demonstrated need for such use. 7. Traffic generation by the use in relation to capabilities of streets serving the property. 8. The impact upon existing public services and facilities including parks, schools, streets, and utilities, and the City's service capacity. 9. The proposed use's conformity with all performance standards contained herein (i.e., parking, loading, noise, etc.). Comment: The shade structures will not have a negative impact to the shoreline in this is a highly developed area. The areas are already in use by people that are utilizing the patios. There are no negative environmental issues, traffic issues or impact to public services. CONCLUSION AND RECOMMENDATION Based upon the preceding review, the Planning Commission and City Council will need to consider the variance and CUP criteria. City Staff does not see an issue with granting a CUP for this request, but requests that the Planning Commission consult with the applicant to determine if there are any special conditions or hardships that warrant this variance. Findings of fact related to the variance and CUP will be created based upon the Planning Commissions findings. If the application is recommended for approval, City Staff recommends the following conditions: 1. There should be no permanent or temporary lighting installed on the shade structures. 2. No signage shall be installed on the shade structures. 3. Footings and installation of the shade structures shall require a building permit subject to review and approval of the Building Official. 4. The color of the structures shall be of earth or summer vegetation tones. 5. The City Administrator may order the structures to be removed if it is thought that they may obstruct the flow of flood waters or become lose and be caught up in the current. 6. The plans are subject to review and approval of the Department of Natural Resources and any other state or federal regulating agency, if applicable. 5 EXHIBIT - I On the Beautiful St. Croix River Port of Sunnyside Club, Inc. 6413 St. Croix Trail North Stillwater, Minnesota 55082 • 651 -439 -2118 • Fax: 651-439-1033 MARINA April 26, 2012 Eric Johnson City Administrator City of Oak Park Heights 14168 Oak Park Boulevard North P.O. Box 2007 Oak Park Heights, MN 55082 -2007 Dear Eric: The Port of Sunnyside Club, Inc. is attempting to install a shade providing structure over their eight existing picnic areas. The product is called "Solara Adjustable Patio Cover" and would be installed by Poolside of St Paul. At your request, I presented plans to Scott Richards at City Hall on Wednesday moming, April 25, 2012. Scott reviewed my proposal and sent an e-mail at the end of the day. In the e- . mail he referenced the language included in the "Model Shoreland Ordinance". Based on the language - of the ordinance, the Port of Sunnyside Club, Inc. would like to request two variances to the ordinance: "B. Water- oriented Accessory Structures. Each lot may have one water - oriented accessory structure not meeting the normal structure setback in Section 5.21 of this ordinance if this wateroriented accessory structure complies with the following provisions: The Port of Sunnyside Club, Inca is requesting to build eight of these structures (2) the setback of the structure or facility from the ordinary high water level must be at least ten feet; The Port of Sunnyside Club, Inc. is requesting a variance to this ten foot rule. At normal pool elevation of 675.4 feet above Sea Level these picnic areas are well over twenty feet from the shoreline, however at 685 feet above Sea Level each of the areas would be within ten feet of the shoreline. Thank you very much for your consideration of this request Please let me know if any additional documentation is required of the Port of Sunnyside Club, Inc. Sincerely, Rick Chapman General Manager RECEIVED APR 2 6 2012 N I H m x W UV U3 > . Z x R I- pIER PieR Pi en Pie"? Z ReR } • I PIER 3 a a or IS a Nt ■ ex p O M '" a E. at sr w r a IC," a GU EST p0 Ct(g �,. . a M� 1 M m L m � �: c` as as oil a it w� w a �' i 3 • R g & w+ III : w� r; • NJ la e gg " I Y a a s s s " I goo _ la N ORTH g S a r i ' 4,1 ' � 02 o r DOCK = t vs t tt t �sy 1 - V v D 95V1C43H-Li�S i .- I . .. _ ... _ _ ...... • . .,,, .. , . . , •--, - 1 o. : ; t: : i 1 .. . .. .. .• , . ,,, ,,:1 „ , , ,„ t , ,,,q 4 ,,,,,,,,,,, , ,. ... . , SOLARA ... • A D TUSTABLE PATIO COVER , , ... *N■ . . - • . Pt- •,,, • ' / ' .: 3, "1k _ r 1 - r r , \ A \J.. ir---1 ,-- DJ - I fc ,-\\ 7 . r 1 7 , : 14..., , ..f.i„....., .40 ,. . ••.....i.:. ,, fra.,00,.. 1 _ ........ty• .z. •• •,,•.,.,. . 4 k. ,„.••7 4 :. • it - • ''''' ' ' ) ■ i L I -. - vi•-', „ . _ ,. -- . ( ci u n 0 1 i r r Er _• ) riL • . .... i t* • . ....••,.:, ,:,,, 1 -:'•.;*"'...: 4., ' - **i,- . ."''' ■ '' , .. , ',1;. ' ' 'i,',.-.'!.. ;•.;.. :::. ,, ' • .-.. .. ,,,... ,41144 ' 1 • • . .. ,... .7 , • 4111 1bVt• 1 . - ' C . . 4 ... - * . 4 , . • t „ \ S:46- J --':\ . . .„ _ ... 4 . t ',,..,. ... ....,4,.., , t .. . .. , .,. . .. - , .......„, , . .,. • - , Eco- Friendly 6 reasons why we say Solara is the Greenest t .k. Patio Cover on Earth: •Made of maintenance free recyclable aluminum. •Catches the natural rain water which can be stored .. -': �- 3 s. _---- _ ,..N -_ - --- or diverted to garden or lawn. .... ........ . •When shading it can save you on home cooling 'F.„ energy. • When open it can provide valuable passive solar rays to save on home heating energy. -Because the open louvers will allow up to 98% of " .; the natural light in it can save on home and patio , _ * }t�* .- lighting energy. ,. •When the louvers are closed Solara will protect your patio deck, furnishings, and appliances from , : , the weather, saving you from having to replace +'° them early. t Shading your walls with Solara helps cool your -- '- –. � • .. — • home in the hot months, un- shaded walls can be up + to 300% hotter. - �.. _. _. j,. � p , . M " T A Y t i 1 .0 40 1 1Vp * tt* il * y , - -..-„, ..."` -- I t- .1 ,,• , i ' Durability and Cleaning The heavy -duty rafters, beams, and posts are de- a signed to endure high winds and snows. Solara can be engineered to withstand 701bs psf of snow and up to 120 mph winds. Open the Solara louvers to 130 degrees (cleaning mode) and you can wash off the top of the louvers from beneath with a garden hose. Because it is made of aluminum Solara will never rust, rot, or fade. It comes with a lifetime limited, . warranty. , b ' • ft., `L' Adjustable Patio Cover Changing the way you think about shading systems. Solara is 3 Patio Covers in 1. With Solara you only have to Buy one patio cover to get the Benefits of Three different types of patio covers. #1 Angled Pergola t TM °..- -" " On a hot sunny day you will want to open your "' {`' Solara louvers till they shade the sun. Now you .r«" ~._,, L. will have 100% shade, full ventilation, and the maximum amount of light. That is what adjust- ,- - -47, ; . - ability is all about. "'--` _ `` #2 Open Pergola 2 �# r — . •, On cold sunny days you will want to open the ' Solara louvers 90 degrees. That will give you up «•�'� - " fla' to 98% of the natural direct sunlight allowing the ' ` ` * '"' ', . 1 passive solar rays to warm up your patio and your -. • - ' }..K home. . .. IA #3 Solid Patio Cover X ,` , , On rainy or snowy days you can close your Solara }•' louvers all the way to protect your patio furnish- - 41,f; ings, barbeque, deck, and pets from the elements. . . . # .. 1 al prrlf ' 1 ' ' Ill 4 4 . i ,__ r . I mo`—. f 1 ((rr// I 1 in 444 711114:, ,. "w. S+§' !t! `- y «3 „ , « - e ms A ` *` Ilk '4 at „ilk t 4IA a l b , s.N.■ \\ \ , '-‘, \ IA \ \ I ' I 1 : I :44 %.. \\ . :,..‘ :0 A I i " �; t N' 1 % ., i 1 I 1 Commercial Applications: Solara has been installed at NASA, U.S. National Parks Service, Restaurants, Employee Shelters, and other commercial installations throughout the world. Solara has also been featured on Home and Garden TV on the Carter Can Show. for more information: www.patiocover.us CLOS ... 10 ..., , t 4 s 1 OPEN O OPEN .‘.. Q ,.,.,,, r _ . ..... : ,....... 0 „...„- , ..........., ,.. ,.: ......, _., ... ,.. ,,_----..-- _ ci,) .. con ..... . ,, . ,...._.__ _ , //1 / 1 . "•:.7 � ' IPM- ..._ _ . co 11 „iiiillil slim N . i' I .:.: ,0 ,r1....4 • -. 9 •,,.,_ 0 t` : 1 1 1 1 1 ■ - • ■ r ? to 1 1 i i i -.j , - .. _. - - - - - . - i , , - r - • • ■ - - - - - - - - - - - - r a�F :. � ]1 `` -, , -- 1 • .- .1 41 • 1 !",*k - tt • ' 44 * 44 ":•-", ‘ ' - . ' ' . . . .. I le ' - - ' ii llks0.4.: . . . vi _ �A. L z • _ 1 r ' "'" . - '-' .....- ..... %. . '' ' 2, - di S' .g...* '. - ".; ..,..:1; .':A4.4;: ., c4fris Solara's Standard Colors are as follows: EXHIBIT Cameo I Adobe L. White Gray Design tips: It is best to paint the roof louvers in neutral bright tones, like creme (bright colors inspire a sense of open space), and to have the patio cover poles match the exterior walls or the house's window frames. NI colors are oven applied with an aluminum coating to meet the world's highest standards. TPC 3601 Thurston Avenue N, Suite 100 Anoka, MN 55303 ENCLOSURE 4 Phone: 783.231.5840 Facsimile: 763.427.0520 TPC@PlanningCo.com PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: June 6, 2012 RE: Oak Park Heights — Mischo Manufacturing — 12430 55 Street North -- Conditional Use Permit Review TPC FILE: 236.02 — 12.04 BACKGROUND Greg Mischo has made application for a Conditional Use Permit (CUP) to allow a light manufacturing and assembly use in the DDL, LLC building at 12430 55 Street North. The business is for the manufacture and assembly of metal fabrication equipment. It is an existing business that will move from another location. The site is zoned B -3, Highway Business and Warehousing District in which manufacturing, compounding, assembly, packaging, treatment are a conditional use. The use will be totally contained in the building and no changes to the building or site is required. The project does not require Site Plan and Design Guideline review EXHIBITS The review is based upon the following submittals: Exhibit 1: Project Narrative Exhibit 2: Building Picture and Floor Plan Exhibit 3: Facility Layout Exhibit 4: Planning Report, May 6, 2004 — Stillwater Auto Clinic Review PROJECT DESCRIPTION The proposed use is to occupy 4,188 square feet of the building, 3701 square feet in the main floor and 486 square feet in a mezzanine. The other tenant in the building is Stillwater Auto Clinic. A report reviewing the request for a CUP for Stillwater Auto Clinic is attached. There will be no exterior modifications to the site or the building as a result of this request. The Applicant has provided a narrative explaining the nature of the business as follows: "The plan is to lease space at 12430 55 Street North as currently configured for light manufacturing and assembly. The applicant is purchasing a 60 year old product line of metal fabrication equipment. This equipment includes small manual benders, shears, punches, and slip rollers used in sheet metal shops, R &D labs, high school and technical school metal fabrication class rooms, and metal fabrication shops across the country. Uses of this equipment includes fabrication of sheet metal parts and products, bending of tubing and bar stock for tents, awnings, omamental metal fencing, jewelry, etc. The acquisition involves a divestiture from the parent company and therefore the assets need to be relocated and the business re- established. The operation will involve light machining, assembly, and shipment of the equipment described above, from this location. The business will initially employ a total of 5 employees at this location and could grow to 8 or 10 employees in a of couple years. Pick -up and delivery will be accommodated via small sized trucks which may range from 2 -4 visits per day. There will be minimal if any customer traffic since all sales are conducted via phone, internet, or through distributors. Business hours will be 8 AM - 5 PM Mon -Fri for office personnel and may be 1 — 2 hours earlier for assembly personnel." Processes: 1. Mechanical assembly (bolts and fasteners). 2. Machining (CNC and manual milling, drilling, tapping) — not immediately, but brought in house over a period of time. 3. Shipping and receiving. Note: Welding and painting will be outsourced to area vendors." ISSUES ANALYSIS Comprehensive Plan. The property is designated as Highway Business and Warehouse on the Proposed Land Use Map. The proposed business will be consistent with this land use designation. Zoning. The property is zoned B -3 Highway Business and Warehousing District. Manufacturing, compounding, assembly, packaging, treatment as well as the storage of products and materials is a listed conditional use of the B -3 District. The criteria found in Section 401.03.A.7 and 401.300.E.11 of the Zoning Ordinance must be considered when reviewing a request for this type of business in this District. 2 Conditional Use Permit. The Planning Commission should consider the following issues and impacts of the proposed project in making its recommendation. The conditional use permit criteria, found in Section 401.03.A.7 of the Zoning Ordinance, are found as follows: 1. Relationship to the specific policies and provisions of the municipal comprehensive plan. 2. The conformity with present and future land uses in the area. 3. The environmental issues and geographic area involved. 4. Whether the use will tend to or actually depreciate the area in which it is proposed. 5. The impact on character of the surrounding area. 6. The demonstrated need for such use. 7. Traffic generation by the use in relation to capabilities of streets serving the property. 8. The impact upon existing public services and facilities including parks, schools, streets, and utilities, and the City's service capacity. 9. The proposed use's conformity with all performance standards contained herein (i.e., parking, loading, noise, etc.). Comment: The manufacturing use will be totally conducted indoors and there will be no outside storage of materials or finished product. It is primarily assembly and some machining involved in the manufacturing process. Welding and painting will be outsourced to area vendors. There should be no significant environmental issues or impact to surrounding tenants or property owners. Traffic generation will be minor with less than 10 employees and the level of shipping and receiving that occurs with an operation such as this will not be significant. City Staff sees no issues with the business as currently proposed. Additionally, the criteria found in Section 401.300.E.11 of the B -3 District should be considered: Manufacturing, compounding, assembly, packaging, treatment or storage of products and materials as accessory use provided that: a. The proposed use complies with the performance standards outlined in Section 401.15.8 and all other applicable provisions of this Ordinance. Comment: There should be no performance standards issues. If the business grows to a point where it creates significant impact to the area, the CUP can be reevaluated. b. All manufacturing and assembly operations shall be enclosed within a building. Comment: All manufacturing, assembly and storage shall be enclosed within the building. 3 c. Adequate analysis and provisions are made to resolve issues related to demand for services. No use shall be allowed that will exceed the City's ability to provide utility, police, fire, administrative or other services to the site. Comment: The proposed use should not exceed the City's service capabilities. d. The provisions of Section 401.03.A.7 of this Ordinance are considered and satisfactorily met. Comment: The criteria related to review of a CUP are evaluated above in this report. Parking. Section 401.15.F.9 of the Zoning Ordinance requires at least eight spaces plus one space for two employees on each shift based on maximum planned employment or at a minimum of at least eight spaces plus one space for each 500 square feet of floor area. The parking calculation for this site is as follows: Option 1: Base = 8 spaces 1 space for two employees (10 / 2) = 5 spaces Total 13 spaces Option 2: Base = 8 spaces 4188 square feet / 500 = 8 spaces Total 16 spaces Of the two options within the Zoning Ordinance, the square footage calculation requires the most parking spaces at 16. The other tenant in Building 2 of the development is Stillwater Auto Clinic that requires 11 parking spaces. Building 1 tenants require 46 parking spaces. The total parking required by ordinance is 73 stalls. The development was constructed with a total of 99 parking stalls. There is adequate parking available. Loading areas /Trash Enclosure Location. The loading access to the building will be through an existing door at the northwest side of the building. This area faces the other building of the development. All trash and recycling shall be stored in the building or within the designated trash enclosures for the building. Grading /Drainage /Utilities. There are no exterior changes that require revisions to grading, drainage or utilities. Lighting Plans. There are no changes to exterior lighting. 4 Landscaping. There are no changes proposed to the existing landscape. Mechanical Screening. Any additional exterior mechanical equipment required for this use will require screening in compliance with the Zoning Ordinance and Design Standards. Signage. No signage plans were provided for review. Any signage proposed for the development shall require a sign permit and shall be compliant with the Zoning Ordinance and Design Standards. CONCLUSION / RECOMMENDATION Upon review of the request for a Conditional Use Permit to allow a Tight manufacturing and assembly use in the DDL, LLC building at 12430 55 Street North, City Staff would recommend the project with the conditions as follows: 1. All manufacturing activities shall be limited to within the principal structure and the service and delivery doors shall be kept closed except when vehicles are being moved in and out of the building. 2. There shall be no exterior storage of materials or finished product on the site. All storage shall be internal to the building. 3. Welding and painting activities shall be out sourced to vendors. If welding or painting activities are to be done on site of if the business expands beyond the assembly and manufacturing processes originally approved, the applicant shall make a request in writing to the City Administrator with documentation. The City Administrator shall determine if the expansion of activity shall require an amended CUP. 4. All noise created from operations on the site shall be in conformance with Section 401.15.6.11 of the Zoning Ordinance. 5. All mechanical equipment installed outside of the building shall be screened in accordance with Section 401.15.E.10.e of the Zoning Ordinance. 6. All proposed signage shall be in compliance with Section 401.15.G of the Zoning Ordinance. 7. The applicant shall receive and retain, if required, a Hazardous Generators License from Washington County. 5 EXHIBIT - 1 Project Narrative 12430 55 Street North The plan is to lease space at 12430 55 Street North as currently configured for Tight manufacturing and assembly. The applicant is purchasing a 60 year old product line of metal fabrication equipment. This equipment includes small manual benders, shears, punches, and slip rollers used in sheet metal shops, R &D labs, high school and technical school metal fabrication class rooms, and metal fabrication shops across the country. Uses of this equipment includes fabrication of sheet metal parts and products, bending of tubing and bar stock for tents, awnings, ornamental metal fencing, jewelry, etc. The acquisition involves a divestiture from the parent company and therefore the assets need to be relocated and the business re- established. The operation will involve light machining, assembly, and shipment of the equipment described above, from this location. The business will initially employ a total of 5 employees at this location and could grow to 8 or 10 employees in a of couple years. Pick -up and delivery will be accommodated via small sized trucks which may range from 2 -4 visits per day. There will be minimal if any customer traffic since all sales are conducted via phone, internet, or through distributors. Business hours will be 8 AM - 5 PM Mon -Fri for office personnel and may be 1 — 2 hours earlier for assembly personnel. • EXHIBIT - 2 . . , , am Y' • L . ar 43' V 1(Y.7 h II i ' r a 1 .—_ MOM - a t # 177 .—g' -8" _ 3 1 -"- --1 Main door: 3701 sf __ Mezzanine: 486 sf _ ___ Y _ r i I TOTAL: 4188 sf ri ' - s` I 2 1 ;f3 k1 's' (ROUND LEVEL :C !. "' ' t Scent 1 . - t. t { 1 i i L X11 — ;----- ‘ IrVIMIIIIIIIIIIIIIIIII 1 -2~ s' • 4 --- 11111 _ ram '!'ii'�TI;'� ME LEVEL : " 0! * Scam =1' -ce . . EXEIIBIT - 3 Facility Layout tq 1 ii x- - k t 1 it& t 1 Q -- i Lt J x 1 5 _ l p . 67 1 i\kl'' I.- 1 I 1 1 S 1 1 [ t gy p, t 3 i i i 1 •a op e 1 L S 1 1 1 ! ! 1 1 t 1 1 1 z4 ' - EXHIBIT - 4 NAC, NORTHWEST ASSOCIATED CONSULTANTS, INC. 5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416 Telephone: 962.595.9636 Facsimile: 962.595.9837 planners@nacplanning.com l Enclosure 2 PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: May 6, 2004 RE: Oak Park Heights — Stillwater Auto Clinic, DDD LLC Development at 12430 55 Street North FILE NO: 798.11 BACKGROUND Steve Continenza, owner of Stillwater Auto Clinic, has made application for a conditional use permit to allow for the auto repair use in the B -3, Highway Business and Warehousing District. The auto clinic has been in operation since the Fall of 2003. It was recognized that the use was in operation when a sign permit was requested. The DDD LLC development was approved in 2001 as a PUD that allowed the project to be constructed in two phases. The plan has subsequently been revised. The latest change was made in the Spring of 2003 when Building 2 was reconfigured to be smaller in size and the parking lot size was increased. Building 2 is completed. The Stillwater Auto Clinic is the only tenant currently in the building. Building 1 is completely leased. A list of the tenants of the DDD LLC development is found as Exhibit 4. Attached for reference: Exhibit 1: DDD LLC Site Plan Exhibit 2: Building 2 Floor Plan Exhibit 3: Building 3 Elevations Exhibit 4: DDD LLC List of Current Tenants ISSUES ANALYSIS Project Request. The request is to allow an auto service facility in the B -3 District, located in Bay B of Building 2. Section 401.31.E of the Zoning Ordinance lists auto service centers, motor fuel stations, car washes, and oil change facilities as a conditional use. Mr. Continenza's operation will be completely indoors, and they perform vehicle diagnostics, engine repair and management, ABS brake and drive train repair. The Zoning Ordinance lists specific criteria for review of auto service stations and motor fuel stations. Those criteria that are applicable to solely an auto repair center will be complied with. Conditions will be added to the approval related to outside storage areas, keeping the doors to the service bays closed, noise, and licensing. Parking. Based on the information the applicant has provided, Building 1 contains approximately 7,050 square feet of office floor area and 10,150 square feet of warehousing area. There is a mezzanine level in one of the units that increases the office area within the building by approximately 2,700 square feet (3,000 square feet gross minus 10 percent = 2,700 square feet floor area). This results in a parking requirement of 46 spaces for Building 1. The second building contains 7,032 square feet of space, of which Stillwater Auto Clinic is 3,696 square feet. The Zoning Ordinance provides a parking requirement for auto repair consisting of eight parking spaces plus one additional space for each 800 square feet of floor area over 1,000 square feet. The auto repair use would require 11 parking spaces. The other tenant space at 3,336 square feet would require 11 spaces if utilized for auto repair, two spaces if occupied as warehouse space (based upon square foot requirements), and 18 spaces for all office space. The total development has 99 parking spaces. If 46 spaces are required for Building 1, 11 spaces for the Stillwater Auto Clinic, and 18 spaces for the other tenant space based upon an office utilization, a total of 75 spaces would be required for the development. A surplus of 24 stalls allows for parking flexibility for the project owner as it relates to potential tenants. Performance Standards. The buildings and site have been constructed according to approved plans. All grading and drainage, lighting, building design, trash enclosure, and landscaping issues were resolved at the time of construction. Signage. The proposed wall sign for the development will be required to meet all requirements of Section 401.15.G of the Zoning Ordinance. 2 RECOMMENDATION /CONCLUSION Based upon the preceding review, it is recommended that the conditional use permit to allow for auto repair use, for the Stillwater Auto Clinic at 12430 55 Street North in the B -3, Highway Business and Warehousing District, be approved subject to the following conditions: 1. All automobile repair activities shall be limited to within the principal structure and the doors to the service bays shall be kept closed except when vehicles are being moved in or out of service areas. 2. There shall be no exterior storage of automobile parts, parked cars, or related items on the site. All storage shall be internal to the building. Any cars to be stored outside of the building shall be in full working order. 3. All noise created from operations on the site shall be in conformance with Section 401.15.B.11 of the Zoning Ordinance. 4. The applicant shall receive and retain, if required, a Hazardous Generators License from Washington County for the Discount Tire operation. 5. All proposed signage shall be in compliance with Section 401.15.G of the Zoning Ordinance. 3 m s 1 F r f Proposed Building For DDD L.L.C. Building #2 Oak Park Heights, Minnesota P F r i F r E ! f r�r f =q a a �r�� t( F�iFt jt'i!e! a €tK ii F, t ; 1 !!I1 . ; ! 11 F i � t � } f 1!' t � ! a. ! fi �• ��l Mfr i<t``� r r ° �� ![ f� 1j 1 j F tt 1 } .F j j( tj _ jFFP ; !; - rF !r; F • tP! ? #ff f 4 g� ' ll r l l � lb t � { 1 r 111111111/11 F f .s.ks ;; pill { rat €p V I v {' i FFFFFFFFFFr �� 4 X 11 1 D• 1 • V[ Slvo[ Z --- _ s 6 - I/O , T v/[ 1 Tp75 1181HX3 '•'� 6[ l.N S3cu a000 ad 1 moo NM S 3wvae 3006 3300,1 SdIHS ® 3 .03 10 . • . V.111 7i.': 0 L T .�© ® � `NNti.1b.a,.` � II -l I.� l , q '4 9 • I. �� • ebb IY . �,� . N L[ • ]06M . / L� � -2 = A -S '� ..1 -.4 tr / A .400 0301101:01 Ma I. 00 .0 ' 301 0.00 w w3 ". w X16 a 2.0.1r2 365 00 X031,301 ANT 1WR R AI! M A[ 03.63 t0'V: IO 03151101' W1B OYONa 31031 ° 0]O l aPl iIOILL ➢/1 OnN 30X2 . IONOW Y A11•110.1110.1 19112. \\ .mom. D. . x ✓ 3W5 .TT .wN ]d6 30 TM16 T •00.1. tm Tv S MIS MIRO ..! 2.317.11003 All 0301A00301A02... O OW 0]u036 RI w6w 13 s 01 3.N 00 .1 i 031tla 2:1110H t tvrc WV Y6'•.° 6p /°� V.DIt �.Y610 A- .0,0 -51 0;01 _— s• IM ww> vril 70.0.0, , ./al TOW 2.1.3 Ww u .• I A -1 A r I . Aw vs OISY r t • 1 D 'I it _ 03V1 Ouv -versa m3 Y .o na.o -. I mot 5[- C • w U . / t ; A -.0, %0 0a • wall KW •.. 1 _- 55'/03 =YI16NI 51 r .• t I o_ {• o-F w6 ..."....0 v0 .K ••••a6 •l.v x / '... 1 .YISr L • ,t 1 0 ' ' ,� I t1 n • 5 01., v ••••riW. 1v .0 w.ve •.. ,d,•.m Twos AS N36YU 1 A -.I .0.4 „Y75 Ztl � , - ; _ ~er 400 °wm O • SOW OOO . Oev � n r 6 � O 151X003 • WV '21..35 ,30. 11tl130 110031533 030atl1N3� -......0-4, { — — 003..610 - 3 a A-.1 31:01 1 0:11•2240 . A- . -. tmo 3 OtOI 7.7 r a 0 00 ° - a-- - A � , r _ 0311161. y a A -.1•.o- a uo1 • 1— 0 LY /L 1 301FY .r3. 1 Amore 3 L 0 -F f atas W .. - — I //013 - �' " .a I 1 roma. satart ..m s 7 5S . . . 1 . a«.. N , .,/, ■ � moat r w 01 Illwa • O y °[ —C - ' r 3Lnmg5 33[1x5 A 31000 C.• fD / o o! � e } v i __,I .:3.03 � � # ® A NVid a000 = CO CL C c O /0L1 0\ - O le 0 IN Z N SY AI• � I • LI N A -.L A A-1 -.:7'" __ Zal5 Iii MI .�5 ,- a -F1 , S ;_ II �■- 00, I ® 1 1 ® I I ® II ® II = I I ® I 0313•00•33 , As.ul LL 3m. to 6i - 1 1 I 1 I 1 1 1 I I I ® g ® T ^ m.o „, I I I .360,,. 11 POO ,<0 11 I I ..60 ,r0 1 4 I II, 0 e Y.l 4 A.,r1.A-FI . !1•A-A1 .2.:.•!2-2 { .0 -F1 -1-.".Y-L, -,,..L-°-.:_4! 3 9 j g �i � rw p nn / 4 u A O3. ▪ .SUM LA33BOW . " 0 1 0.1 d 5+ -0 ® C II . C. O 0 ta• Q IV I ... 3x 1 v 9 1,3 c S10311119tl O �• ma A RC • 1 I 1 • . Q l tl 3 d X/ l A --- 1 y a ° ° *---+� - A -. • . _ ' ® l r� A- •1 iA .rl .v .rl IA-. t A 6 O ® — — — — AA1 V • P.w.E . 41.11. m KT� tQ IN Wa c Stu Ws. .. • C1 � /Mr G9L p � / U G Cl M9MG WLp n , , • ma�y� '1271.." - •••••,• L A Y P E R T A R C H I T E C T S a N I ..., ! - . ." . 1 : 1 1' ' , I I ii -:;: T , ''' tionsuRN $ E ?Ilal ., Zr � S EO - O e mP e ■ .1.017. O017. RRNGDY C. la. LOOT az � � Cr x/ mL 11.R94LL C.10. STwK1u.L ® EAST T I -a ELEVATION R 1" sLuc. r.w rn n ..saw• • PCORACt MOCK • n -IEO -r Pm.. ma. n \ \ el el ' IN d a.P n nI�OOp 0 c Iz- Too ss-e 0 Z 0 Q NORit -I €LEV 'ION u r ,^^„�"a.°° 1 ' 12 f C � n - - . C.I. r � a x. � J • Tnr m _ - ..... Pam= aaw n .._.....: ..._:_......._.... Lb c 0 P x. axcc SOW na_ PANT aaa a n CD .I • y O • V ....+m atan 0 - V J maw 0 O.. A n • O t twr 0 in © SOUTH, VON ATI w3 sauc: SOUTH ELE •v $170 oo u C.. OF EOP � µ •y /— .xmr NV C.I. OST aw.. f PS C.J. Cy PS. C .O. e•• IL al • 4 • 130-0" r.omn __ X s� \ _ 1 3. ~'b i 0 Z'E�_& r: µ1" _-,L —_--- 5 ELEVATIONS I Sheet N..... WEST E - VATION I A3 EXHIBIT 3 STILLWATER AUTO CLINIC, WE PREFORM VEHICLE DIAGNOSTICS AND REPAIR TO ENGINE MANAGEMENT, ABS BRAKE AND DRIVE TRAIN SYSTEMS. TENNANTS CURRENTLY IN DDD COMPLEX INCLUDE BLAKE BUILDERS - HOME BUILDER ATHLETIC PERFORMANCE - GYMNAZIUM FLOORING NORTH LAKES COMMUNITY CHURCH - OFFICE, COUNCELING, GREIF CENTER MARKET CONNECTIONS - MARKETERS FOR HEIZ KETSUP COMPANY NORTHLAND TOOL - MANUFACTURER OF PLASTIC INJECTION MOLDS STILLWATER AUTO CLINIC - AUTOMOTIVE DIAGNOSTICS AND REPAIRS EXHIBIT 4