HomeMy WebLinkAbout2013-08-27 CC Packet Enclosure Oak Park Heights
Request for Council Action
Meeting Date August 27111.2013
Time Required: 20 Minutes
Agenda Item Title:_ Pizza Ranch.Rezoning.Conditional Use Permit—Design Guidelines
Review.Etc.
Agenda Placement New Busine
Originating Departm- 1 • .•i ,-story ,/ Johnso, Ci Administrator
/I Requester's Signature
Action Requested Disc • 6 Possible Action
Background/Justification(` ease indicate if any previous action has been taken or if other public
bodies have advised):
Please see the enclosed from Scott Richards,City Planning Consultant.
1. Planning Report dated August 8th,2013
2. Recommending Resolution from the Planning Commission—Unsigned
3. Proposed City Council Resolution
3601 Thurston Avenue N, Suite 100
p c Anoka, MN 55303
Phone:763.231,5840
Facsimile:763.427.0820
TPC@Pian ni ngCo.corn
PLANNING REPORT
TO: Eric Johnson
FROM: Scott Richards
DATE: August 8, 2013
RE: Oak Park Heights — Pizza Ranch — Rezoning from 0-Open Space
to B-2 General Business District, Conditional Use Permits for Drive
Through and for Number of Parking Spaces, and Design
Guidelines/Site Plan Review- 13045 60th Street North
TPC FILE: 236.02— 13.05
BACKGROUND
Ernest Swanson has made applications for a rezoning from 0-Open Space to B-2
General Business District, Conditional Use Permits (CUP) for drive through and for
number of parking spaces, and Design Guidelines/Site Plan Review at 13045 60th
Street North to construct a new Pizza Ranch restaurant adjacent to the existing
Americlnn Motel.
The one Conditional Use Permit is to allow the construction of a drive through in the B-2
District; the other Conditional Use Permit is to allow for the restaurant to be constructed
with a slight reduction in the number of parking spaces from what is required by the
Zoning Ordinance. City Staff has calculated the parking and has determined that the
site will be compliant with the number of stalls proposed.
In that this is a totally new building on an empty lot, the Applicant will need to comply
with the Design Guidelines for the building and site improvements.
EXHIBITS
The review is based upon the following submittals:
Exhibit 1: Project Narrative, August 5, 2013
Exhibit 2: Narrative on Pizza Ranch Pick-Up Window Car Stacking
Exhibit 3: Title Sheet (T1.11)
Exhibit 4: Floor Plan (A1.21)
Exhibit 5: Equipment Plan (A122)
Exhibit 6: Exterior Elevations(A2.11)
Exhibit 7: Exterior Elevations(A2.12)
Exhibit 8: HVAC Screening Building Sections (A3.11)
Exhibit 9: Existing Site and Removals Plan (C1.11)
Exhibit 10: Site Plan (C2.11)
Exhibit 11: Site Utility Plan (C2.12)
Exhibit 12: Grading Plan (C3.11)
Exhibit 13: Existing Drainage Patterns(C4.11)
Exhibit 14: Proposed Stormwater Plan (C4.12)
Exhibit 15: Proposed Stormwater Plan Details and Notes (04.13)
Exhibit 16: Details (C5.11)
Exhibit 17: Details (C5.12)
Exhibit 18: Lighting Plan (C6.11)
Exhibit 19: Landscape Plan (L1.11)
Exhibit 20: Landscape Notes (L2.11)
Exhibit 21: Trash Enclosure Details (S1.41)
Exhibit 22: Lighting Specifications (13 pages)
Exhibit 23: Report of the City Arborist
Exhibit 24: Pylon Sign
PROJECT DESCRIPTION
I & S Group, Inc., the project architect and engineer has provided a Project Narrative
found as Exhibit 1. Excerpts from the narrative are as follows:
Project Location
Pizza Ranch
13045 60th Street North
Oak Park Heights, Minnesota 55082
Site Identification
Lot 2, Block 1 Brackey 2nd Addition
Proposal Summary
A new 6,374 square foot, 220 seat ground up building constructed to the National
Franchise standards with a tentative opening in the winter of 2013-2014.
How Compatible Is it with Surrounding Properties?
This projects location will be taking a bare properly and developing a restaurant
that meets the brand image of Pizza Ranch but also harmonizes with the
development design standards. The proposed building will be surrounded by
another restaurant and retail businesses. The zoning allows this type of business
and it will be an enhancement to the area. It will fit in extremely well with the
surrounding properties.
2
Hours of Operation
The restaurant will be open for lunch and dinner 7 days a week. Service will
begin at approximately 11 am and end at approximately 10pm. The lunch buffet
will begin at approximately 11 am and end at approximately 2:00pm. The dinner
buffet will begin at approximately 4:30pm and end at approximately 8:00pm.
Number of Employees
Two weeks prior to opening, all employees will be hired and start training. Pizza
Ranch will create 4 full time jobs; General Manager, Assistant General Manager,
Kitchen Manager, Guest Services Manager. There will be approximately 70 part
time jobs created, most of who will average about 20 hours per week and about
$7-$11/hr.
ISSUES ANALYSIS
Comprehensive Plan. The property is designated as Commercial on the Proposed
Land Use Map. The proposed rezoning to B-2 General Business District is consistent
with the Comprehensive Plan. The use of the site as a restaurant is also consistent with
the Comprehensive Plan.
Zoning. The property is to be zoned B-2 General Business District. Restaurants are a
permitted use, but drive through or pick up windows require a CUP.
Section 401.03.A.7. lists the criteria for review of a rezoning, There are no issues with
this rezoning in that it is designated for B-2 General Business District in the
Comprehensive Plan.
Subdivision. The property is platted as Lot 2, Block 1 Brackey 2"d Addition. There are
no changes requested related to the lot or easements.
Setbacks. Building setbacks required in the B-2 District are as follows:
Building
Setbacks Required Proposed
Front 40 feet 85 feet
Side 10 feet 50 feet west/100 feet east
Rear 20 feet 380 feet
The building setbacks are complaint with the Zoning Ordinance requirements. All
parking and drive aisles must be set back at least 10 feet from the property line. All of
the parking and driveway areas are compliant with this except for the joint property line
with the Americlnn Motel, where the joint driveway is acceptable.
Traffic Circulation/Curb Cuts. The site will be accessed by 60th Street and share the
existing curb cut for Americlnn Motel. The site was planned for a joint access when the
motel was constructed, The development contract with the property owner specifies
that there would be no direct access from 60th Street to 58th Street, but a secondary
3
access for the undeveloped property to the south could be made through the property to
the west adjacent to the Kowalski's Market.
Deliveries. The Applicant has Indicated that deliveries would be brought via semi-truck
usually at off peak hours. The semi would park near the rear of the structure in the
driveway or parking area.
Pick Up Window/Drive Through
The Pizza Ranch will feature a pick-up window for preorders. There is no order board.
As a result, the customer will only need to pay and receive their product, thus reducing
the time in a typical restaurant drive through. If a customer arrives before the order is
ready, the payment is processed and the customer proceeds to parking stalls
designated for pick up only. The stacking space should accommodate four vehicles
which will be more than adequate for this type of drive through.
Section 401.30.E of the Zoning Ordinance lists the criteria for drive through food
establishments. The pick-up area for the proposed Pizza Ranch will comply with all of
the criteria listed.
Parking. The following table provides an analysis of proposed and required parking
spaces:
Parking Area Required
Requirements Spaces
1 per 40 square feet 4,477 X .9=4,029 SF dining 101
1 per 80 square feet 1,897 X .9= 1,707 SF kitchen 21
2 spaces Drive-through window 2
TOTAL 124
Per ordinance, the site would require 124 parking spaces. The site plan indicates 132
parking spaces on site with four additional in the drive through area. There is more than
adequate parking for the restaurant. The applicant had applied for a CUP to address a
potential deficit in the number of required parking stalls for the site. Based upon the
calculations above, a CUP will not be required.
The site will also accommodate five disability accessible stalls in compliance with
requirements. All of the parking stall and driveway dimensioning is within the
requirements of the Zoning Ordinance.
Snow Storage. The plans do not indicate an area for snow storage. The applicant
shall provide a plan or indicate if snow will be hauled off the site.
Landscaping. The submitted landscape plan is subject to City Arborist review and
approval. City Arborist comments are found as an exhibit to this report.
4
Lighting. The submitted photometric plan illustrates light levels that are within the
maximum of .4 foot candles except for the joint driveway area. This is acceptable in
that it is the access for both the Americlnn Motel and the proposed restaurant.
Light standards may not exceed 25 feet from the ground surface to the top of the light
fixture. The light fixtures, as provided in the application materials, are required to be full
cut off and are compliant with the height requirement. Any lights visible through the
windows of the structure should also be shielded and full cut off.
The plans include two decorative light fixtures at the front entrance of the building that
are not full cut off. The plans also show the use of lighting under the parapet that will
light the facade. The Zoning Ordinance allows for decorative fixtures and lighting of
architectural features, subject to approval of the City Council. The Planning
Commission should comment on the use of the architectural lighting.
All light fixtures will need to comply with Section 401.15.B.7 of the Zoning Ordinance as
It relates to lighting requirements.
Trash Storage. The plans show the location and design of the trash enclosure. The
gates will also need to be constructed of wood to match the structure. Chain link fence
material will not be allowed.
Mechanical Screening. The plans indicate that the parapet walls are designed to
totally screen the mechanical equipment. Exhibit 8 includes a graphic that shows how
the equipment will be screened.
Grading, Drainage, Erosion Control and Utilities. Grading, drainage, erosion
control, and utility plans are subject to review and approval by the City Engineer. Storm
water issues are also subject to review and approval by the Brown's Creek Watershed
District.
Signage.
Freestanding Sign., The applicant has proposed a 20 foot pylon sign near the entrance
to the site. The proposed sign includes a changeable message board. The plans
indicate that size of the sign and the changeable message board is 141 square feet.
The property is within the Destination Retail Highway Sign District which would allow
one freestanding sign of 150 square feet and a maximum height of 30 feet. The Design
Standards recommend the use of ground or monument signs rather than pylon signs.
Most of the new signs constructed along the Highway 38 frontage in recent years have
been monument signs. Staff recommends that a monument sign be constructed as
originally proposed with the development application.
5
Wall Signaoe. The following wall signage is proposed:
Total No. Total
Sign Square Feet of Signs Square Feet
North Facade: 72 1 72
East Facade: 72 1 72
West Facade: Blade sign, size 1 —
not identified.
TOTAL 3 144+
The Zoning Ordinance would allow for two wall signs on separate building facades. The
total allowable sign area, with the freestanding signs, would be 500 square feet. The
applicant has proposed a total of three wall signs with a total of 144+ square feet. The
applicant will need to eliminate the blade sign on the west facade or request a variance
to allow the third sign.
Sian Illumination. The freestanding sign is proposed to be internally lit. The letters of
the message board may be lit but the background cannot. The wall signs are lit by
goose-neck futures. The signs will be required to comply with the Zoning Ordinance
lighting requirements. Staff will approve the lighting specifications for the signs at the
time of permitting.
Design Guidelines
Sustainable Guidelines. City staff has questioned the applicant on how the project has
been designed to achieve at least a certain degree of sustainability. The applicant will
need to discuss the methods in building construction and site design with the Planning
Commission of how these issues have been addressed.
Architectural Guidelines.
Facade Treatments
The building will have a definite base, middle and top. The facades feature
differences in materials, a prominent porch and a varied parapet to provide
architectural interest.
Ground Level Expression
This is a one story building with excellent visibility to Highway 36. The main
entrance is well defined by the porch roof.
6
Transparency
The building uses glass on all of the facades except for the rear. The Design
Guidelines requires at least a 20 percent transparency on ground floor, street
facing facades. The ground floor of the facade facing Highway 36 is 23 percent
transparent.
Entri?s
The building features a prominent entry with a double door and the gabled end
of the porch roof.
Roof Design
The roofline is broken into segments on all of the facades by a varied parapet.
The rooftop mechanical equipment will be completely screened within the
parapet of the building.
Buildings Materials and Colors.
The applicant has provided color elevations for review. The primary building
materials of brick, stone and glass will exceed the 60 percent requirement on the
facade facing Highway 36. The east and west elevations also feature the stone
base and use of brick on a portion of the facade. None of the prohibited building
materials will be used. Building material samples will be available at the
Planning Commission meeting.
Franchise Architecture
The building is a franchise design but the materials have been changed to
comply with the Design Standards. This should be discussed by the Planning
Commission.
Site Design Guidelines
Building Placemgnt
The proposed building has a well defined entrance facing Highway 36.
Parking Areas
The parking area is landscaped with perimeter plantings as well as plantings
around the building.
Storm water
Storm water will be addressed by the City Engineer.
Pedestrian and Common Space
Currently, there is a trail along 60th Street at this location. The site plan indicates
a trail connection through the Pizza Ranch site from 60th Street to the south
property line. It is expected that this trail will eventually be constructed to 58th
Street and be connected to another new trail behind the Menards.
7
The City is working with the applicant and the Browns Creek Watershed to look
at options for providing a separated trail along the stormwater pond at the east
edge of the site. Staff will update the Planning Commission as to the progress of
this alternative trail location.
Landscaping
Building entrance plantings are required. The main entry does not include
planting areas but seasonal pots could be added. The Planning Commission
should comment.
Trees/Shrubs
The trees and shrubs used in the landscape plan shall be subject to the review
and approval of the City Arborist. The Arborist has indicated that the plan is well
designed with a good variety of plant materials.
Utilites/Service/Loadina/Drive-ThroughlStoraae Areas
Addressed elsewhere in the planning report.
Llahting
Addressed elsewhere in the planning report.
Sianaae
Addressed elsewhere in the planning report.
Pedestrian!Bicycle Routes
A bike rack will be required. The applicant should identify a location.
CONCLUSION/RECOMMENDATION
Subject to the preceding review, City staff recommends approval of the following listed
requests subject to the conditions that follow
• Rezoning from 0-Open Space to B-2 General Business District
• Conditional use permit(CUP)for a restaurant with drive-through.
• Design Guidelines/Site Plan Review
1. All grading, drainage, erosion control, and utility plans are subject to review and
approval of the City Engineer. Stormwater plans are also subject to review and
approval of the Browns Creek Watershed District.
2. All light fixtures shall be full cut off, compliant with the height requirements, and
be consistent with Section 401.15.B.7 of the Zoning Ordinance as it relates to
lighting requirements.
8
3. The Planning Commission shall comment on the use of the decorative light
fixtures and the lighting of the building's architectural features.
4. The Planning Commission shall comment on the building design and building
materials.The applicant shall provide building material samples for Planning
Commission review.
5. The trash enclosure shall be redesigned with matching wood gates.
6. All mechanical equipment on the roof or on the site shall be fully screened in
accordance with the provisions of the Zoning Ordinance.
7. The Applicant shall provide a snow removal plan or indicate if the snow will be
hauled off site.
8. The Applicant shall replace the proposed pylon sign with a monument sign
compliant with the signage requirements of the Design Guidelines
9. The Applicant shall remove one of the three proposed wall signs or apply for a
sign variance.
10. The Applicant shall provide pedestrian access through the site from 60th Street to
the south property line. Staff will update the Planning Commission on the
alternative plan to provide a separated trail on the east side of the site adjacent
to the stomiwater plan.
11. Outdoor lighting for the parking areas shall be turned off one hour after dosing,
except for approved security lighting.
12. All signs shall be designed to comply with the Zoning Ordinance requirements for
internal illumination.
13. The landscape plan shall be subject to the review and approval of the City
Arborist.
14. Building entrance plantings shall be required. The Applicant shall revise the
landscape plan or provide seasonal planters at the main entrance to the building.
15. A bike rack should be identified on the site plan and placed on site.
16. The Applicant shall discuss methods of construction and site design as it relates
to sustainabil'ity with the Planning Commission.
pc: Julie Hultman
9
fe)
It
t-
10 lit j 1 1 11 1 1 I ' I'
E6 _.
II i 1 1 I
g ' g•,/:
R ; ' 2
=2 11 If 1 Ilibr –,,
14-1 C:10 II
Mi 'Tiad ;I 9 3
Itgigi lim : td gi
MI fill] I:- --_ —r.
i ilti 111 " II-I 1 diii 1 li
pis .- - - ,
el ..... , _
11 , L 1 E li r
I
U1
t I
———_
777"
La
Z 1:9
g
LU cg
5
----- z
. 1
Cii ci il is 4
g r
a 4
.
,.,-- t„ sq 4!!:3 .1441 1 .,"
i a.z
c...) z = — - ,#) 1"Ity
1 2g
Z < trrl Ztj ii gr 4: 51a 3514;4 t EN
I .-v" *"...:411 ". '.
it • • 6 5 1-0
4 Ce in— f... 0i A 5:E111261:11;111
=I ....
Ce M --,
: w
, ‹ -I-
; ' , 1._
1 / in
I , 0. ' ' 1 Z
,,., ill L
,
I I
-
.____I H
Z3 Ill
4:1 ,1 11
0 I Y.
1 2
I
1
, -
,- L' i-,lisr.,.40 ' .- . r .1....1.7.-4-%;'— T • :44,, •••!.:.•-•-----1' ",-;:,-;-:-'' *:,0.1.'
''..Z.:-- M, .
, I •1 i.44.P
moil
la
.. . 1 .„.; br. 1
• :
%-metajig&•
,:::,----17 ,,q i - ..,' b
-C.;- fr. ; '' :0 • ''i s'..„.. •
C. k iti. ....,:.
1,1':i: .etir liIPI.:'
-'. .1.r. ;", ' '•;:!:''''. . '::::,„„,..._ -;i _ ■_ _. „ ' ,
.,:va' '!',.,„.:*1!=:::1:• „.;.;,..:'!„.•7'1 I, -' L. , - • I, ■ „ , . .i. .
- a‘
I ,.47--T . .,- „.,Not 2.-,„...t.....t.,,., t., . ,, 4 .,,--. _
4411
., ,,, ,....._ .
.. , • ,. , . 5 1111! .1
i' I hat
-., K ,.!
Z /
1 ' 4a7st 17-.A..;-"ri.
' I 't lits . --
.4 I, ,:,
.. , .
.- 4
-- %,— ,• . I'', ,.\,.._ -4-.:
C
g i xi -1
7..),,,.).-%!, , 4,.- . ::-•"z: . • 401.. .1
10 .,,. t ..
is Ohlklit
P 1 :' 11. ..•, I 111
1 ,,
in b g g2 i
...t , - 4.:- . ,'
,.,. ..:.,.‘'
Il i P.11
t r• ,s,. , e ! ..,: ., ,,') i.,,i ••,,-n.,, y'.y', ..,V ,L.,,;,,, , i 1
1 hige
; – .!: '' ' ' ' . • IIV ''. ''f''"4i • ii,"%':4 1 .
..;4.' - u li Eit
- ;• '...7: ..„. .!. it!'(:;.:-1.
$i inh
ir‘;' ' ‘'.. .;-- . ":** p- i, . - 440,-,1
-- , ----- - —
gt
1 9 .' jil.,
1....,
. t,I1 iE Pr F', i ; iiL Q 1 :
0 111
�( 't 1 1
J:
I
" u
:' 11)!'i ��ip
# i): !I " r
i, / pi l ' , i . : .
i■ . w 174 i�•t I 1'•
6"`°1 ..ti':G `fit. k.111 •,4-' 1
4V, I r
1 4 t
:.,0j.:,1.1 .. 13 ti.. i . F.1
I
1 I
A t
i,
. . [ r I,.. I
P r
I I t ? t I t i
.I. ,It -- -- • ♦1 i .
II _
•• .w • r. • .. ., • .• ' ., •..,. .. � 1a
•.t
tt � t , I
11, ` YI I I l!E e
t eat ti I:I
• ., N
•I t `•:r ■
.
I. t , O
.. ........__.,....___. .....__:...,... .1 . ..].C P o O q G
1
I
. ' s, e• wr ., • ,, .> •e <. • ... is s., • •, s ••a1
I() . _ ....._
!iv , R. ai ILI .ii
I . ! ' 1 HI
i 'II ! 1 I I 5
il;1 11, _F tii N 41 .1 izi 1 • .
, 1
1 4
L., col II iii r t
i
i . 110i !! gi 1 il'..,.., II rill
' 1 f i, 4
owIll
1 i l'. --
1 a II •f .. 1 i--., .. . , il
, .,_ . , d 1111 i_i";1.-:--- illiii) 8 11
ir/
! 1 r''''' 'I' "....: ... --. ,
n . .:-7"'t!''.r44%• -. -!
. ..,.
. '. 1
1 I .
, i b I le . / 115 '...i.
....:;.• l' ;' ' --,
/ ,
, Li fi,)
' -------7:;;;-, ".■ ....
i 14-
/ 1"74---. ..
■ / —I 1 ;() ;
I;
, ...,
t
ii.- I .rx .11 . .„, .7.• .
„
=A) 0 t4) (,), Q,'..,10 , „
1:-• :-.. -•- 4 .1
i rET-.,•..:-. T.; if if.1 ' • ' ".
-
II , !,
'tic
-4.. i
.,,,,,- z-7,-..
I.,- .3
t;,, _,-.; 1.- .,:l G, -.1 14• 10;:.::.f, . I e fp
ri". ' t , •
;7`r. r".'..;.:i t: - 'I- ts r.f• .i, :. „-' 1.t'It'
1. ,,,,,,,; U.; 1 -
'' --‘-1 --2 .
I , .1 :.1
r......:. r • • '
,
'■ • • fl, 10
A
I I $
1.. -:4 I-. -,-.1 i -; r:
• .1.- 1.- ,:.1 F, :1 ' -1
1 .;„.„,: : 1;
t:, "..'3 E -.,1 , 11 i
-.."" I , I- 76.-
I .. ./
---,:''''.kt-'"_ , 0
, i.. .• :;,..' 'I !!.;".'.:::1
■ '''''. 14..; ,;)
."':11:i': - '77`;_l
.
1: ;.,..1 1„: 2-1 .4 ii
!,
1.' '1 r ..--1 I: 1 -F-f,)4;i'., 0 -:,..,)!
0 -1Fi..' m...T..i...;:, t,F,::. .r k..'.i:•T-7 2"'71i1...7..,'" ;:.7 J 1
r
1,,:'.:.„--.-•...:-..,,-.,,..,.7,.,)R,::,.--.:....:.:,1, -...7.....-..-,;..7y.I :
T - „ „ :,l'
,:,';.'..,"I0!'.•
14
I-
u e N
. .,_ ...
.-:-:.h.,.• ....-G-,
1.• 1,1 t - 1 ,i- )1
...... .:;...„, ....42,,, ...?....J1 , 1
0 4.!„-■..-1 IL,- ,-'1 f,.._ L.; , . . . . k---`
!,,,-.,'. .
L, L,r. L." -71, ::: fu. ;!. ; '11 i' :-
0
.... - _
,...-, .......
. . , , t•3 0 .. 0
, .
iII -
z aci
!jlfJt i :Ill dg :', 'R i it $! r !; ., al kg
y
i 4
1 a 'g7 , yi
l ; � " i ii . .1 IN
ig j , c
a ` .i. ,Pe d
Oil /, 1[110111 t i i ill !it i �:i�
Al 111 ,YYt i .♦�aa tt ,
fi ' a
ii weHH... { "
t ; 3 ! ;1
s
tde7HiS oaua' >i .- 111011 ' ll till'• In
,« .a 4, � � � �1 i gip.•I x' 11
��� .' I3 !ilia• , r{' ; ! Ii E
•
11 : .SipIb e E /611. 11
al RN. 6' IiiIirlii;ii i ii ill t :WREN Mai!ti
`, PCaw
w' C @e"f. MC:
is ■INIM ni., ...
P
di q
' word .
1
ill
11 a
V+ahw C' ! t
�I 5nc+t MYBw ! S�
� �a ebSq� eY ei �x ._,_ ®e¢q t II !o3 0.
Illatbn
f'"
!d attmaa. did { . 9
&Hoff 'y .
i
j t= ,i di •i y�, • }
.
rt.:. r ro LI
I •
IL
I!? pt+itE
C I Lt
e.a:
,'. BCP1E
WWI'to W
ii
✓ i i K
4,14 / da i F} i _m
IF 1. .
m
Me Me
it
e HMSO
li
I
pp
i Y ^ mod" i$ ._ . .. � � I.ti
Mt i 1 E" 1 it
1.300 0 g.kaf 13 ft L'1'1;si I''S4S 4 Sc d. • 1.44 4 4't 4 h
N
1111'' % pi' •• • Y i i . .. gal lia 4 0. iii•
tl I t•
. ikt; I lidlig Itill 1 1 11- I—` ffit- C
L!J!!! 1ii'1' ' i llI � I,a1I[' ]' ; ;i-
; :e a,a a I , l
errioit.,.! t.
t �. 1 ' : ; �i� ;11l,. .1 it
!I111 r I.jTiI.!i'r i i'1i
t.
1 11 li 1 li ir I "1
1 11 tL1^ia _
•
i• L i•ar!aiia aala :111111 � i'l
r. aa
'; 1 i E ri
R
;i , 7103
•
W.PIP'14 ti
te C( pit.37
1 i Etr •
Weil
t ,: M III.
'
ag
■■E■'
f _'1 At ■■■:1
t I t >.
p j.. ,MIME
if pp
! pq „ -- ,5 ( O
Iii a
s 0 i a \ a 1
a�
a a
11 i
c�xL�`a "pia gs; i li2ii Qk pit
§1 14
444 44 4 4 444 4 44 4 4
CO .
CI—v
1 I k
C:11 i 1 Ilk, Elli h k
8 ce; a I it . .7.7 I la I fli I
cmi 1 ,3 i; • ,„,-- I
1 ' tit 11 1 1,1 1
1 II i 1 i'.. — ? it Isli i 's AI :
p , .... :1 I; 4 Iii
....
I
k i i 1 i I •: .. kid! lip
, ti
I h . ,
Iii:. i to - 1 i 1 i', •••• ,11k1111 v 0
ill ' 1 i; • • ••!impl . I
ari
1
I
I kb
S.
1 .
1 k ,
/
/', i
/
I /
I .
, .
1 .
I ! .
1 it .
ta
,
I. .; . I
ii.:
1
,
i
I' 1g
.
i /0
i .
I. / L.
,
, 1 1--
r 1
1
/ I.. 1.. 1
1
I
, P II 1
, •
I I I,
I ,
i '
I
\ k
, .
, oh \ r., IN i
R. s
it
1,
, e
, _NI
\ ,
,
": ■
■ k
11 t
1
%
1 , k
, ,
,
I ,
\ ,
,
,
,
„
, .
il i
,
„ IP %.-
,
\
. . „,,...
, . . .
am."6.0i6d
O.
°l. Ifs re III '9
iC..01 I 1 E eikl 1
,
Illllfll $ 11I I, ° 4 . : 4 �l • II
! IlithlisiPintillh 1 hilot II I , z... 42p0- 1J 11:
I
: II kid1ll b'h Iii
1 1 1 11 giibill : z
A
1 I
s .- 1 I
i
1 I
,
1 f
1
' ltl: g i .„
lor, ,,xD e I _.--' .... , L. __________
I,r; g • -
iir:::,/y : ) 4 .. g i --•
Li --•5.
�' { " • ._`—
�1,: ' -
. , •.-- -'-
��• t Ott E b•
• S
• I. tII,V,''7 i i 1/
64i at I
t tit:
� /Alt ; J i �`f 5,. 19 1 fin -_-N -
j B . \ \ ; Safi 1 _ �
kh mo ........,_.._ •_--_.-^-�i-. T-• -- r
111 yy,!! ; I
, i. 111:4- 1 1 1 i rw 6
I "el qLi OM�aaw eweDeswr
� � z t
\ $ f I
1
kJ
03 .
, io , 001 i 1 1 1 i 1•
=. 11 18 lik, _... i 5 1
; z
" 1 il 'Et ---
Clog I 1 1 i 1
I
...
ii 111,, , . Le _i• ,,
. 1 i ,
Mil I J1
1 fli I! i im , Egg 1, I 1 1,,iill
ty 1 ini i 1 di i ititil P i
1111111 . 1 II !
I. . a-S K S o ?
1111111 I Ili" '
x
Ai k.
1-- .• t 6 g
'I'.
al itholli .0 h,1
mi IP Mir toPPIth e gi 'T ':
I 1!.! /I II t:
i X-•gela 11 1
t 1 1 II il II iii 19 19
I al v
a b
a .
, i : . 1 1 •b !ifi ii ii p' - I 1 e
I .
1
, I
, • , 1 , •
\ N
\
s.
1
i
1
i 1
1
IL,
\ \
*"--..... \
1
i,,,. 1
i
L.________._._'
; s
.
)
WI. I I ws g
i 2
-1 m ig 1
-
V
--
d • (I I .
Ji gi
Litt . ,",. .,..1.--
\k
! /
i V --- - .--.-1,;:-- -- --4__. 4
... h- 11;
."--....-7 ' ''t-.-3.--4.4.-.---111116.tr:,-. to , „I.
c' ; ...
:, hi F'. :ML::: 4!:_ 7-."%liz-_-,,.,.. ._
1 ,.... 1$i x 0 ...r.
, i ei-- -,-4-- • - --.7-1`""w--....4
, . ' g • 1 0, , larssa.muunn v. 7 v4i, I :- I
\
1- 1
1
. , . , • , . --v. ' — ... ----
1 1 1 I j 1
11 i i. lk .; 1 1 li i 1 H 1 . 1 i L
• ; '; '---- ; , :---- if 1'"----‘—
, 1 i
: ‘. i 1 •
1 • 4
r—. 110 1 It,
. --
V.
■ i I§I c
Rims CINV WILLOW tamonemon
1
F—
I i 0 i 1 1 _
_...
. ..
r
r
Col q qj 11.0
Clei li 1 i li: Lid° . I I _ 1.1 11 q I I .
t, 1 1 t !
epai :, 0 g DI
fa
J j[ y �+ p
, . 1•i . -5 t t . i i !11 ‘
II1 ! Illr III I
b
I1 • r . II
1 1 r ,
j ,., I
1
1
x 1
g s
+i! •.. ,otf: Et
- 1-,1 I 41:•..:,'-`,...;' 1.1.--'... '*---...._ ------„,.'fit i
1 �� 1 i j``� :.I TT!! a^`�` `+�a , 1ti E
I,i� __ arc ;.`--
li 1 ~
,1 ii ! b {� p Y
4j r �� • ! _ • i I ayes a itli
1 _,___.1. tatlfli aM1191OW IilA.71f1�Y 1 1
,: NN 1 L._ ...._L, 1
c..;
,,--
)--
co
,
. 111 ill
n =oil i'16 r7I-111,11 2 „Nal i ID tp i 1 ir i
4 '• ! ...
al a il „t,.., gri i , Ir :i
if 11. 1 - ; g il .1
I rii um 1 0 ...
3 1 4
cma Illy I IF 1 E :dig a
1 x 11 li ! Ili - 110111 2 i
e lel 41Pr 1, i 1 161 111 1 , , .1 ii. -
' Till I Ilivk
sq
1110111 i Ili I
fl,
1
I hip.pli . 11 ;ohil 811 ....esza.-
3A :
S „
I 1 1
ih., Mid
1 I I I
,. l'i • ' .- I • „ 1 _
i 6, •• 6
I I 1
1 . t
\
1
\ ...
.......„--- ...,
1 ....,
, .
\ .
,
-- L _..__. _
\
..,
4 "-----.. \-,
s, .......a...-__,. ‘.......
1 .1
' ■ , '
• .
1 ...
\
MI ig 1
s '
-\;7:.."-...., ..... i
, ' ■'14, ' ; ''' . "'"--• .....
...'s--... ..i
,....,...•
Is .
, .1.;s' '''''s•.4;-^.- ,...:. --, . .. . , ....'-
1 10,
•
\ 1 ! ; . ,/-17 ---'-ii,,..,:..--_,
'-' rill bliatitik:-..:: ....:■::::.-714-,/.-, O.
.6 t
iiS 0.
D: bi
..,
;,,11-1,1],--"7—',-•.,,,,,,,,....,........,
11 I,
e.!
, MA
' Pe• : It. i P •
• Jim
n __i '
,
,..----f,.... 1.„,.....,, .
c ,,., , . .,
Pli Ma II._Ism
,., .
I r
1
-=_- -- --—---..=----7---—- 1
1 ■\i'l iri .
' '0 I nuns atm-mow itusamowv
, I 13i '41
1 . ,
—-- -----I
is, i I 1
...,..,___.,.......___
. .
t
ti)
I--
co
1 f !! f •
: =i 11 sa litik 11 I II
1 Fi! 1 li ,i II 1 1 11 ....:
4
il.
ellii I itirr 1 pi il'I 11 i ill ____11111111, 1. 4,
v- i IN A h 1 16 ' 'il 4iiii/
, . 1 i .vo 1, 1 i
. r
111 1 11 1 i I
! 1 1 1 1 6 1 1 L i le‘ I
li
i 010111118 / 11011iigli! i
,,H. :i . i. t. . : If , k 111 is •
-./Itegt&io- 11 K
i I
1 1 1 • .
; II ' :
. . . • lit ti to
1 i
a .
1 \
-..... i i
I
., 1 -,,
\ i
I
•.,„„
„ 1 1
L .._
_---- .
I;L'it 1 411' _ „
1
'5
, , --,
\
i'4'1 •
1
1 t ,
, .
i
.ti'■ tl 1 , t, ,,,......„) '
E 1
• •1.,••4•• r.-__ „ 1,
'11:1'1,..:•:'.-.., .1'••,. -----::----.)„.
., •10, i ,,,;,....:-....:,,,-......:..-".... r-..„ • .-;.:....„
7 I :
...17 .
r , ;
,. ! ,
. . it :;,
II if ,
1 tl ' ' -
•,. -, •. . . --„,... 11
i!
vs
ti 1
l'i
i g
. 3
t --. ". -—- . - --- ' -----Z 0
k.
e r:
g
ki
*
il 11 ;7
,, !
• 7
I
,...,..
/ : -..TI
;
I
1- 1 -4W-777,-- '---,••:.:-:.•,;11.„. /
---
, .., ,
t : • -4..7--
—1 _L____-------- —:
!ita• _ . „,...1,k„,„,....._t„, „ „,r_. ....+r....--...—... --........_.—/—
1; 1 '• ',, '1. — •
11
. i •
—,_ i,!' 4- i •
L ... ._ :_!. _._ . 11 ' . I
-
A A i :
: ,,,,, ., i
,.. ,
. 5•\1 I — ---'si-r-- ,-- -----------======
] *sums GT wow mranavivev
1 i —I ilin I
• - . l'i i . ik 1–........._..._......_..——...—...._—_,— —..:
{
cr
J.-
g
8 ....) , .
, 1 1 ii li il i-
, „is
1.,
1 ,,,..i... M1E V
a 9111c : ' i II r ' .i ,, I I
11 1 ,4 id 3
Ili 11 I 1
1 I
1
ii III I li Ill II la
g III /2 la / I
1 i II' 1 I
1 ilit
.1 1
11 1. I 1 x I illi 411 .i f il
Hi 1 1 11 '' I i : 1 IV ' I 11-1 II 1 Hi'
1 If i
.;i! i li Id. i! 1 1 .11
III i 1 'I 4
ti 1 ti I
J1 quo I is I. 1 1 i
ill to it .1 si I i i I
Pt' 'tit& lip li ii ifri 14 pp IP 11 11 ,I I —
II fill fi Ulf lii I I ii I ill
Ill pi .1 . il ,, , di : 1, IX I
i. fi i II MI Ill 1 iti
,....
,,,,,
1 ,
i.FET
12 i
S.,
I,al I 1
ES
.
i% L.._ ,....... 1g ag
's '
s.
, --„....,.
. v,,, ....
, --.------ \..
, 004
1 i
Lig!' ' iild ' Ya.-"' ---*t §
• : wgiii., •..s 41.- ... ; ;
Ill'ir-... 4.."----;,-Ii--..,
gi
I '1 Ll,.,JI.,4073.-.--7---110.24- i":4:...:.-:,,,;:,,,....
2 i i i
.,il .--..,....... , ,.: ; ! •-.4,1. ,... -.... •-At,........ ........ b
.,..,., 14,
v' ,11, ' bit,l'''' '1*.•'......-. '441- "..^.747."...,
M 1 • ' 41271141.1P. '''''.' • . ..`... ..
9''' •,
• a.
ill
-. sim
1 ' .1, ,'' •' f• ;Ialkiil ... -41 ,i,-;, .-:-.-::: ., .7...7.1---- -z•L
\ : t,1 4 . 1-''' - zis.s,
4.0...r,,,, -~-1Vm'Irfirr". '',, , --•, 44'
24 ,
i
.....,-,err
- ,,- ..
2 ,....ei v 1 r, .0 . ..
i. , oi.L:_•„?.:r.259■111- ' ri i I t t iii,i‘ A ' , I
. . I On -=w .:1 ._ -.- ..; r ...1 ' % •
11,'■ !", ' ''''''k'l I r ' .' r -iu
I 011.,.;,.. .„, „
_ -- --7° -
___=_F____..-..
I 1 ............
• -3-- . ,:-.1 —11
1 „
_,- ... . i 1
it !„___'...L.—.....] L'i-- _ T_____=__ ___.
0
e • sauna ow ULM N1111011MIll
/4 lifff
ci2 l'ill,
_ g
•
i Il it' •1
11 i 1 IV i'!
\
IlL
1
li. 1,11 i i____________ _._ _ _—_.. I
, .
- -
CO , f li I‘10 1 it, II I
t2.61 Iii - ill d :' ' F f
eta ' • _ , ! I ' . , '0111 J1 1
1 W4,S
$. 1 2 III 1 • 1 4et\\ 4 4 DI;
it II
I 11
te,ti:sr s. 1 ri
le l � � l i r
4/ 1
' 0
imiii �
ii ,
i1 { 1 lii ji J=�' 1111111 11 ! I 1 I{ J
it i ' e I Ii 1111 I111,iIj 11 1 ; J j I i Pi :i Ili 1 II 11 1 li i IIIL: 1III! li II ii ii I f'i i� ,' :yip ii �; �l 1= i f Jq
III 111 i i;�� 111 ;1 IlIllilt lb 1111 J1 ii h1lIil
� �
} , It i i i 11 1111 1111111 it 1 :
= 1 1 1s i I ltil
Ii11 UH Ii I ! !1 t�iit11 niiiiii it I i i i ifi ii!liq
i ilk I A ,Ur1 s i ; 'I 1 ►I i �111 �
I 1 t I 1 Ai I Ii Hi1� ,1 :l IJ I ;;- 1 ;i'1 w
11I it it /I I !I 11 11 I; i It: ! !Ili J111
� I ! . IL I Iii rt
•#.0
*--
03
8 12-1 i
Ei 111 I., 1 I
ki i III i a 1 I I '
MI i lii 1 li. 1 8. 'I 1 ; 8 I/ I I
h . '1- /I
lel IP i liti:11..t, I a
E_ 1 i•
Iff 'I. ig 1 1 I itill I
I '
1
i I
I 11 I 11
h 4 i 11 i L . I 1 Ill
, ...,..,
-..,
WI li I b
in II PP 14 I Ii /1 E
lei 11 h II li 1
,
pi% 11 .
In 11 I .-... ..-. Du il 2 63
/2 =
- ))--: 11
Erse,
k -,..! 1 • ,.. /.‘1%,,,,,\ ._ • ,.,, ,,, i id 1.41 g
a r . ,
.. . g
i 1E A • ‘ '':'\ :''k:' 1E
11 1't
ir----i- , P 1. ‘ VY`" il i *, i
ig. 1 t, , I E •. i E 1
E
ime 1 ill , ,,, • •, 1 - : fa
• .-
b 11
a n 11 HI
i
d • 11 l'' • ji I 1g lir 1 li fi
I4 1 el31 wet- - II 1
L1 i: ; II. V
L — 1 1 !Mr
1,0 i g li
'''''4. . S i j r
i ' • I i 1 *6 I - ' 1 ,
--1 P 1._ .111 a i i
1 li I"
•,,, t_s ri
is tt! ; *
Ig is ill A 1
N I
4 1....„
qu 1 i I
il ii
.A0 E q F 1 ,,
i 4 . •
M 2 : • . z
g .1
ih
t 11. is
-.4 - 1. p
I li ' .'
! 1 It . ' :, . P-:I. 1 . 31 ...§
I li 1 g
J w . •
, •I`+,
1 x .• 11 '''''',,:'
og • 0 lit : °I Fl ,
!I . . II
§ " : . i I I 1 .•
I k ' 4 : V
iil , - '
i ' \ l 1
'. g.1 ':-.s. 1
es 'i
ig
ti
1=
m
0...1 i J. , Pgi i ' 0 I Ill
I!
eiihila Ith— ! i Itill . I V III 11 ilo 1 0. ,_,1=Li
Mak 4 + aaa
a1 ° i MI!
I4 I illil Q
I
le g ° g Tali ���! fl,�iy 11i�� a r
�� a 1 ID CJ t- ;
1.611:1 1
Hof 111 3
mum loll e,
{„ � ., t i r :
al* - !
iUVI I
!1/0 F
M
N.
— v,. ..'.'''
\ , .11. ii 1 : -- ,.._4.,
1
II t
i °r' it i! 'y
f?
P MO
#i i _ 5 1 E�" i
pi a i i rip of- L ;tin i
—7fr-fr _ 1 i
N i t,!�,tR T b ear: li
g , ell M
ftí ' q 4� I#RTi ii I ■■Jiji1,i 3� � Y iG a
a = E ii ` iliiY.r
s
CO
r••■•
t'...
CO
I
LsJ =11 ag A 1
C)I ;I 111 1 :41111htpt. 11 1 ek 1 I 1111: 1
LDI
cleillin I iiii-7 :, 1_ 1 11 li :11 11 i ,
11,1 , ,..
v„.
I • r ...- ,-. I -') I -
II
i t i ill ' i, 1
.1v .h.,
,
. , i „. i IE 1 I i&ik i
1 iv; Hi 1 3 i
IIill
111
il
1
I Fls
mansmiffillinall 1 'i 1
1 11 11111
1 11
... ,
09 il 1
11 i 1
I i'l
I
i I
1 11 11
''U
II I II!!
11 it
\ ' i
1 I
:
I ,1111
. 1_1
\ - ------
\
I
I
1 1
I
I I I I I g 1
ji 1 i I 11
li P !!!
01.1 IP*.!_
S...,
L
...__, ,
-. ..,
-----------
1 1 ,.
..,
,...
■ c., ,
,
4 .
\
0 v ,..-- . '..-... ji
00. 454 _ ,_
il) : ,41"1:41.
, _ 4.5 -t--s.
t w -. • - *tr.- -- - 4'---
i
1 P.' ''‘..-
3/4 - ...44.-t ..E 43 -5'45 4- F.4:«3 3- , :-.%..--..:._...,..
i 1 '1 -461 '.. '` ■ - 1 ••••• .•.. \' :Mr.._ -4A--7*- -..0.10: -471:4- ---..-4.4--
- .:, ' •.*3- - 7:rA--- -.--"..1:4:45 -4--- —'--- 1
;;4, ■4:t4 ss,y., , .., --.----
.._._.•„„„. id1,1,,,,, moms pan '!:Sr"'11ii. ..:111r..1•11:..11111.-474/K-Ai' .... 7 .4.7.7.7.,.....,,,, S:
05-_,_
IF :::- tt-..--, - -'''-'1 .,_..%
,A ,e.
\
..i. 4011F— 44, - 1.* 4;34-421 1 41;-. 411,„ 1-: .
c•*ii 45. :1-7.,„:__,....
"All:_211-.1e4 _ -IL ..:, .-. .. -. ,
E7f.fA r- r, r.j. - 0 P ,1 11 -, ii = F i i - -4 ----
- ____.....-: — ... _ _ _ - _ —,,,..... -
'I I ' • - ---—1:1...::___
11'
,.,„ ...._
1_ .......OM AWN matosiamnr
ii
t 1 1 t 1 i
1
, '• ___ _
1 —
LJ----
- .
CO
I ki 1 11
i- II
01 't ift .1:11111 =- '
t.a� II E Ili .4' V W.0111 .. i! li r s 1 ti-`T a:I =i °Mr. i f�a t p 1 1 .1-- -ft' i F,fi 11111 ;t ! i
b.
' :Ibip� s !• fir. g 1 Fi al
gals ` � isy i4Ih#stP"g iii i`!b I h P i
] 11:11 :: : ::: :II! 1 1 „ .,' Yf N C ft- s .e i 14si
A ri ?LI! I i' .:e
e' ! $ r.4 : . !pt. . 1 1 1
.ld ,. r .•1' 11 fl ! 5 ! INF ;: g
r` aE d * W c 7 % t z I a :
r W :-1 Y Iy� . Cq 3 i I to 4n M : tgi 8 1 w i Z 9 iF W [
_ g~ $ ' a c i ill
- - Ida : ! • E. �; c?" 't
ill
.4.,,,essa... ]1.. ..
I It i`w ''! -^�- `,`,' - '
t t `�._�".'y�- ±
i∎ 041'Y
I `_
--
+ .,psi• s. . -.1*--"':.-
liki ta..,,,,,lip,10,0 .3..rq .:!:_ . , •
i
�
11! : __,_:),,- - ___, : 1' ----.,
i t i 1 ` _
+
--..•j ' , "-
/. nrys,�a �.11 , -
.1� I
1 ►
-u.cs r._ � ►~ W+.__� _ • m
t . �r dy F�rrt:r:A i s L"
1; 0! -1 hi •r — -=- — I t r r
t\lc : • i�15 01W Walls I: D IIMti I
i� rn,1„ [,...._.,i--IL___• _i_
1 , t
, , , .
0
tv
P- t
M o 1 j a y • , I 111 (, 9 i gel 1!11 E 1 j� 1 1i' I r
901r ;*. -
ac
`f!1 1 li f 1 3 i
s1;1 I {i I . r 41 ;
ill j I i :► j! i■ t 1 , !,� a t1 a1 ,iflJil t # it I 1
r 1 Is 1, i r raas si {! 1; ,ai i 1 A i' I 2Fa iji 4 ! ( !trip 3 f i_ et 1 li 161 ;11x1 ill I' 1 11! f11 i ) • ii; I ! ! i 1,+ ti ;EI i I
�i ;,�.�, ��f�y'ty 1 , Ei � i ' t FE � I � 1i11 e 1
I ''01,111;111111:1a 1 t i j4 {i F ti .I I t 1 ii 1 ,t41. 'lib l $ ; •t;
I
fliPW, It;!h{c t # F1 in 1 , .7 ,11 +i ! , I, 'iii s,,1 11
i i = s x t ri E ,s;t s , 1 a tt 1 It a' 1 41, taa a I•
Of !Sj i 1r'� Ir , I ; 3 1 I k f `ii 14 L PPP 11 ! 1
I !a;�JE11f1� ii;fl$r I 1 ' f1 i 1 1, !_j {}i� tb ; 1 PPP ii .
;a !g ftlllf: Vtilif ill l 1}B ^ t 1 li till }� 11 12 ±1 ?1111 z� �i`
4, g,Y1ZcJf,j. f[ ,3 §l «li`= «f! 1„, 9 13 : ;- a e a1 s«:,1 9r. '11'...:1
9
,
°# if`i 1 `f! `a ' 1 } I1 rt!I .1 ° t111Ii `1 ji13 1
II! fI I 1if 1 . 31 f I rlt s£ L Il !iI , 1 a 1 rJ hi! 1ii'� ' 1; jf � I. fr iJ I }$ i11t1 P:lj! t ! 1 iiffl j1 t!!i { Jul 1ul F = I :: 1, i j I
14 1 01;i T 1 l! 0101 i,1� 4° ! ! F!`!l ti i' l" 11 r 41
fit I}• �I s[[ S 1 iI 1 !
i! F t111 ls. 1a! l`i 1l 11'1'p 1 D ; l� ' I' �; 11: S ai: i � i1 �E[ ��'i1,1 1:01 „' , i.1: F¢ tt,: II 4if1ii 1 is aF Isf s i(ii} 1 � i lilt! C D i IX � '+.1 i' € rti lii . ii
4 t 1 iris 111 124 .1Ei n I, i[ 'iitint it is iii�r'iii nth I
!.if y ft1c f 11 1 i ! r iFIK I! � i 1s :
lit: .i; ]j{{ f {1 10 It'1 tI , l,1; I
2 1 , 1611 i!J !;b r. i( 1:t iy 5 f d1 i t la 1
4/11111/ii 1 e 1 i B ir1ri1 �i ' tva: ��+�iij#,'�fa s� � �1F . ��i•C= ;� .
N.Z f t■ t' I i t P1a1.�+3EiR {I3 ii it*' l#t3� l};� i
v 11 r + 1 i{` t _[{a'_idi l':'.48'11111 i ! 1 € 1 a3 i L. .! ii
c s.li t t il11ie al b r _ 3 a1° 'S5 ::AA.?...S a.. ,1 «1, 1i .: Is, «i
Ilim
641
--3 - _
5 tit. s 1111 1111°
It mi II
1 sit
oillif t
ce i fe sil 1 yi 1 ii i 1,11 •! I 11 II., 1 . li 11,0.1 11 i
(pi if iji 1 11:::- s_ s I? '"Is '-
1 1 1 Iff
ellilif ; ... % iiiii . i 1 al ii . ,..1.,1 I. g i
v 1 &E 1 1 . ;, , loul.
1 i.... iBlii ; 1- In i I::,.,,— IV LIR i 1 d
I il i a
• i ii MORNI
ar I a
1 I II 1 i
I N \
\ s,\ IN '11/4 ii• i 7
\‘, \
, \ \\, \s,
,
•• • _ • - .
. .. . h p
„...
II,
, .
) 8
iii
I. et,
.,
1,1.. w.___•1110.M,A
• .
s
x I
g!, i, *
21
i i
ii PI I , ...._..._.
.
11 Fi 3
E 4 - <i> Ili .
, ' ' r zoir•lal 1:
...
.. ,
. ,
. A '4===■."."■ •••••' „
I i
1 1
1 t4-
/ 1 1 Sliti.„1111111111.110.111M.,
•Tr_____,...,,,,l, 1 I 1 fa
1 i
! I
1.1
. .
1 1 --1 P . r . :.---7.7--..:7,1•1*.,:7--- . 1: i 1 .
, \6 6064r9/ ■
r •-----,— .....,...--Stf;s...77,1-,-.-7.-..._ . . it 1 \x. it .. g I.
1 11 -.F..1.-4-L.kt... - ; - — = . • J •;,.' ' .'.
s ii : .. • --. , .., e ., ';,-,:,1! ), ,,r-,,, 0
ll
... ffic) ; \
$ .
1 1
Afat/11111.-
M , Ct(I; -I 4 II ploomm•••■•11-
' . . ...
XHIBIT 2d
U-
w
0
a
rqti
Z H N
N < z h
�I tf) - c j - io c - tn 4 J =.10 il x LLr ,n < d U
x u < t" 5 d3` "' < � z
DZ
NJ +i 3 f, 0- 3 uu d
• • • • • • N
N
p
4 rz
s
it
V
Pte
,<C
I
0.4.:
�
rex
A R.:k'
A r
U.1.1038
AZ ioRY
g E
• w T N
NO
'—
OM
2. a
0111
COD
mmil
cm
III►
CV
N
N
EE �r r L W
2 D 1 5
CV 4 ! ® 1'
I
o a
cv it, W It )'
"III
; / 1 hill
O 1.7c �, �t�I _.I
z
it•
!!!_!
ii 3 I
iii i
I
ti
b 1' I IwJl
1
LI 1r c I 1
is x x4
Ill � �� i -II a I $!
o f iJi 1 1I 1 1 1 {1 I tit
i � t �.. j �
iirifilii I ill �'
Zi 'gilt! Wallin t 2 1 a i]
1' U Ili! 5.i a2
i i 1 i li As
if
.1:1 2 ih 'et 2i /ii _ 1 •1p o
6
�` tt _. E 1 18 :111111116 ills Vii MIN__ 1 — ! i`
a r---- < — a vial 1
w 2
V =ass all ..L..� i a
�� ■ i
o 41E d all xo S
M field a h 11- ral
IXr--.e::
e leill Salt h1I NIH li C is II �'' i ; I g
B II gill ; ; IL — s ! 8
ion It rnt2 gi a E1 a a il a di _ gi Ai v.
c7 ri rff��6d.gli 0.4 o2 1 TA
g
is„ 6 � � lifl^�� sdC edid �s dd!'�'`e�t05tMddt /H u v
-" clAgl 2111 x xx. z z E 6
L . 111
if
l e
l
{1 2 211 I I
N 1 i L ;Jtf 1111a ' I
I i11
o Z t �Iiiii Sthilll
I a i
) hhihig v;UuhI
I ildix.
1 11I lay Q iIHI
f ' tla z 1tfli
'si ,
Iliifiii9fit p # 11111111 ! �M
�#ill lid 1
IiiiiiI,qtiJiJIIsu i r.* 1 gill Iii iii
iiiIIITINIPilqie 1 d 0
41 gi IiIiiiiiiiiii iiiii . '
:: i lM7OX DMWDIgwW M7Y1II i
■■■■■■■ . fli 1 ■■■■■■■ . I i t 1 1 1 Ii 1 ; P
■._.■■■ . i I i . I # d i ,,�.
r Q ■■■ . 11 1111 Ih :11g1W
+b ,al4; ! f a i Y.r lioemmomm _ db,�,(�r.r;�1 111.■ . 1i3 �If III ti ! M!Mill
k
•1.
WORM OWIMIIfn AD WWI.MIMEO
1 i rn n T e - n w e-
— ■ .i 1111 ■■■■ .
1111■■■■■ 1 _
i i iU
VIII1u■■ 0 Wf 4 ::: memo ('
y pp
E i I !,.... .,..me , ► E
i 1 " iiiimlir "1
iMmwDM.......vtna i i "A^S 3 5 5 5 V i 5 4 E
J : ..■■■ 3
1 - 1 ■■■■■■■ „ 11 3 @....meme.... o i
_
•• i•• . i 1 I P
■iI./i111111■ e u ,.. ids dsss._ _. _ WIrilltil illmilmif 5
C
I
I AIL_ a f,-..1 sa. ;� 1 0 i 3 lh
■■ m �� Hi .2_ � dill
3 r, I bhl
a 1§ I d li @h its:wii= thm — i
77 hill
1 — < --- ti i III;
i IA Ilifil 411 I■ i
ids -- a
L---.
1Ii r pi �@a `xo � �' �
�� �
Ta —W.
III�ii s w.
o
3
3II� dale iiui fItfI li ii ii
i c I s
!i al a g 4 " 1,2 �e al Qi E$ a hi t2! :I di y put 1 ii
Ai w x Se p 45 e ti ti � � Vill t 09691 1 hi
VIA IUI l
rile fi g d si
itti
Y
a ° ' ni 15151 ; p
• Ill SI y rill z: EE
111EMII gMINIg 111
: i.
i m � IllifIV? ggsgE.-�,sssS I
iiiii 1 Mil - ;-
to Lan il
CE 1 F g w
+ ����pp[[ qSqS ��SSpp 4S QS ySoc s+ry Li
LLit00030000033OOD 3 i 0 666 g � f � � - y M T �j 1 lit6 170��al
ig
2 e+ $ 4 iii
o i .4 N
O
- �O ri y, 531 N N N N N N N N N N N N N N N N ill w
F
N �
i g
lifillilul
1$ 515555515 ,15555551 4 :: if
1 2,
Ill 4 t =2.
ei 0" 11 111111111111M Pi
':;; I
;
i- , b I I i S '''I i
' 7 0 we ,l, : ._ i i i :
. .) :cd
5- ,...
5 till
0 0 $
- Nil lI I. e1
k"" hp VIP IF.F5 I. 1 li i
11 I ll II
I 11 Ili XI
1.41 g
cr j
tIiii ii
0 WI/ Jai/ Jail hil illi41 Mw
U : all, — is - la qa 1
IIIQ � 0. iila sil2 iliii s 1 f ‹ii 1
N laim: lig cc 2 s R u L ® I�jya� I ii
r ,s1,(;)
` n
. xi : J IL
Iiii 171 xl ili 1: 14 I ii!! ii
1
fflj ,. I
e
T .1 E r,-* ; 1 I 1 Of al 1
I : m � s ;
i
I' ! 0 Hs-1 5 I m E rill ill li i
ha 9 0. T ! idsa 1 5 3 di
L 1 - I I 1ilJiiJi 1iM t1
Eli elliiiiiiii 111" i i 11111 il
I II 21
}' - hi '.114 hail d■ Ph10111141
VmS§ i _ aIE U
$ H H H
p g akIERbel @ g1iithi1iiJ fte 'o4 ' 'i ; itim i#k i 1 III a a e�e� ! !_
g ijI1I!1iIi!H Ili CO` Pi 1
i � i
1
hi V
itttJliHilIIIt ItIJ .1 J 1 ��oifil l } II R
ild Ili II o;g
• IifiiJilIHhiiIIiliui � .$Ia asseF Si; 0, e
Iaosxa�uluolgogwn�i ra E d 4
■■■MEIN•, 1 1 S €
■■■■■■■ , 11
g ; ■■■■■■■ , I1 s II a
1 Ifi kM11 1. , it st. l .
1 IIW111IM11(I• , 1111 t r
• fffi9�_q9� �� k
I7 7 T • 2 q ry - i f
■MME■■■ , I; 1 41 ■■■■■■■ : 1
i ■■■■■■■ , -I a ■■■■■M■ , I
F ■■■PPM. , i I a ■■■■■■■ . 1 i f 1
■/'r X11\■ ■■■�_' 1■ . _ P
6
si s I%!41�111■ _ I 1 j ■N% 1\11■ _ i# j=
I turtrim 11m d lib I g ■Ifr,ki��111■ . 11I I 0
Ji .i z I
i 1 Ill i b r
'� Q 1XO�rI M11f10v1 AfLM1 FlAY) R 1Naill;Ofl N�S1MLIn N if .-
■E � q � ' 9 i 00€ 1 � I 1 ■■NM■■■ . 1 l ■ ■■ it r p:I
it ■■■■■■■ , ii : NN■■■■ . l` 1ili! Q 4'4 '°
§ ^ 4 ■■■■■■■ . 1j 1 E i ■MM■M■ ' 1; ° ilill;,l Z e
1 i ■�! M■ la g 5 ■Me%r■ - lit! i
IN Nr X711111\■ _ /D€ ■Mf5= \l " il" 1a#ii i
ji a 11 B.t ii Eutrom a lum a El 1 ■rrrriMMr 1 e 1 f f i
M 1 i 5 e ■ 1 a 1 :'r
1 a 1 n� 1 A �e a 'J 1 0' 111 11 RI
i 9 Q z I 1 �ssir+ 3i 1;� I
Z q 1 m - I i1111J1111 131111 :jh
rigs ' ill j �j �i :l
,. I t 111 11111 �1 _ _h _H
g .1111 MCP i ! ail f... _
,J1i(i!I!'IhI INitijii! r II E 11 4 k hI i ail a s g alt eN 11 fig 1Il ;Itii}iIIiUiiii
? 8111 wi 101111 , 11 I a Amu ll ip 1 il 1111
Rill kk
`` EiiiUhIHIiII1IlliJi i G ill anei� i3 � 4x-
nc�wrnn+or�n Mowoan i
d ■■■■■■■ lk S f
f 4 �
6 ■■■■■■■ q 1 J
X I \■ i g�
II Itl RIV IN■ - a: i
I I111IL■■ItI (IU . i1h i $ i
si : !
y L M017HP4r awf1$ fl DmrorI ogpen.t�LA� . ' a
■■■■■■■ . I
1 ' ■■.■■■■ . i` ffii I
L ....... 1 2 I _L ■■■■■■■ , 1j i I
■■■el■■ . 1 i i mum . h 1 t
N 1 ��r1 r1u���.Iu■ . o it I l ■mam 1`�• . 0 f) (�
1I I IIW IOYllfl M�t1INAO� LIOBHPYrO�OYM�wO1111i10- v b .
E „ I 1, , 111'.1 s
I I I s I ■■■■■■■ b i i 1 4 ■■■■■■■ . le F i li f i Q
i ■■■■■■■ , I1 r a ■■■■■■■ , fit 6 z : 6
■■■•■■■ , j .. ■■■■■■■ . I 1 t g ■I! \■ . ;i R j i ■■,1PII ■ . I t i i III I I C a
1 cl. li 1 rm n , il a2� Pill �I p
{ `? !
o
W
ak. ,
,.,;
5. le _.-:, „.
,.,,, 1
I .1 0 II !,.1 I
1 1 t,;,.,
, 1
i .b
_ .
e s abj4 ai
1 ,44 e
N Ails tIi � p l ' j ,1 ii €��ae1Alst
a ,„ ,.a r
i. MO Si 1 11 ; igAll 01 g
G O pill Wa II 2
w m " I 44.x . , ,
zo, ii tIt1t1!jtit!J11 i m 5 lit ! 1 _
1
0,
U) :0
it 1-
x
4 LI
$ x
in V
5 -i■I ,
17
a ti 1
4' I 1 I
8 1
1 i
0 - ,
ILI I"
cc 4
52
i
Jr
_ .__., .„........._.„., .
. .
1 „ I
4
t
7
44
r 0
, t
il
i 1 .,•
E.
m
'I 2'
,
, \
iv
x
\ Iv
I \
1
,............. ....
-„,..._
\\\ 1
EXHIBIT 2 i
U-
w
0
ti_
1—
w hLL
z 1 N u. I I i z z
_
z uDC t 2 u � u, vz ¢ Lu Lu
4 < W g w < u r
3Y mm s2 - 0 t s � < la _I Z
Zv m0. C ] LL _' x m = w ,1 U) CCU
k g � um mE b u = ' M d
m u. s kl $ d0S u) 6 •s Q
• • • • •
IL
o
til-:- Ti '''''''.'%..\,....s.............
:V,,, „Ii.,;t.ts: =
m
Q ; a
I CIA
3
4 4
AZ zq
a
as
9+y . Lig
gmm5
O O N O
w��
Or,
a:
1 *� '_.
J,
A RECOMMENDING RESOLUTION
OF THE
PLANNING COMMISSION
CITY OF OAK PARK HEIGHTS
WASHINGTON COUNTY,MINNESOTA
A RESOLUTION ESTABLISHING FINDINGS OF FACT AND
RECOMMENDING TO THE CITY COUNCIL THAT THE
REQUEST BY ERNEST SWANSON FOR A PIZZA RANCH
RESTAURANT AT 13045 60TH STREET NORTH
REQUIRING A REZONING FROM 0-OPEN SPACE CONSERVATION
TO B-2 GENERAL BUSINESS DISTRICT, CONDITIONAL USE PERMIT
FOR A DRIVE-THROUGH,AND DESIGN GUIDELINE/SITE PLAN
REVIEW
SHOULD BE APPROVED WITH CONDITIONS
WHEREAS,the City of Oak Park Heights has received a request from Ernest
Swanson for a Pima Ranch Restaurant at 13045 60th Street North,requiring a rezoning from 0-
Open Space Conservation to B-2 General Business District,Conditional Use Permit for a drive-
through,and Design Standards/Site Plan review,and after having conducted a public hearing
relative thereto,the Planning Commission of Oak Park Heights makes the following findings of
fact:
1. The real property affected by said application is legally described as
follows,to wit:
SEE ATTACHMENT A
and
2. The applicant has submitted an application and supporting documentation to the
Community Development Department consisting of the following items:
SEE ATTACHMENT B
and
3. The property will be rezoned from 0-Open Space to B-2,General Business
District by the City Council as an Ordinance action;and
4. Properties zoned B-2 General Business District requires a conditional use for a
drive through; and
5. Design Guideline/Site Plan approval is required for a new building and site
improvements;and
6. City staff prepared a planning report dated August 8,2013 reviewing the request;
and
7. Said report recommended approval of the conditional use permit and Design
Guideline/Site Plan review subject to the fulfillment of conditions; and
8. The Planning Commission held a public hearing at their August 13,2013 meeting,
took comments from the applicants and public, closed the public hearing, and made the
following recommendation:
NOW,THEREFORE,BE IT RESOLVED BY THE PLANNING
COMMISSION FOR THE CITY OF OAK PARK HEIGHTS THAT THE PLANNING
COMMISSION RECOMMENDS THE FOLLOWING:
A. The application submitted from Ernest Swanson for a Pizza Ranch Restaurant at 13045
60th Street North,requiring a rezoning from 0-Open Space Conservation to B-2 General
Business District, a Conditional Use Permit for a drive-through,and Design Standards/Site Plan
review affecting the real property as follows:
SEE ATTACHMENT A
Be and the same as hereby recommended to the City Council of the City of Oak Park Heights for
approval with the following conditions:
1. All grading, drainage, erosion control, and utility plans are subject to review and
approval of the City Engineer. Stortnwater plans are also subject to review and
approval of the Browns Creek Watershed District.
2. All light fixtures shall be full cut off,compliant with the height requirements,and be
consistent with Section 401.15.B.7 of the Zoning Ordinance as it relates to lighting
requirements.
3. The Planning Commission recommends the use of the proposed decorative light fixtures
and the lighting of the building's architectural features.
4. The Planning Commission recommends the building design and building materials.
5. The trash enclosure shall be redesigned with matching wood gates.
6. All mechanical equipment on the roof or on the site shall be fully screened in
accordance with the provisions of the Zoning Ordinance.
7. The Applicant shall provide a snow removal plan or indicate if the snow will be hauled
off site.
8. The Applicant shall be allowed to install the proposed pylon sign with a raised planter in
compliance with the sign requirements. The applicant shall provide a plan for the sign
and planter subject to approval of City Staff.
9. The Applicant shall remove the Pizza Ranch logo on the proposed blade sign.
2
10. The Applicant shall provide pedestrian access through the site from 60th Street to the
south property line.
11. Outdoor lighting for the parking areas shall be turned off one hour after closing, except
for approved security lighting.
12. All signs shall be designed to comply with. the Zoning Ordinance requirements for
internal illumination.
13. The landscape plan shall be subject to the review and approval of the City Arborist.
14. Building entrance plantings shall be required. The Applicant shall revise the
landscape plan or provide seasonal planters at the main entrance to the building.
15. A bike rack should be identified on the site plan and placed on site.
Recommended by the Planning Commission of the City of Oak Park Heights this 13th day
of August,2013.
Jennifer Bye,Chair
ATTEST:
Eric A.Johnson, City Administrator
3
ATTACHMENT A
Site Plan&Design Guidelines Review,
Rezoning From 0,Open Space Zoning District
To B-2,General Business Zoning District,
Conditional Use Permit For Number of Parking Stalls,
And To Allow a Drive-Through Window
Pizza Ranch Restaurant
Washington County GEO Code: 05-029-20-22-0014
Legal Description: Lot 2, Block 1,Brackey 2"d Addition
Physical Address: 13045 60th St.N.
ATTACHMENT B
trnt 4,
Site Plan&Design Guidelines Review,
Rezoning From 0,Open Space Zoning District
To B-2,General Business Zoning District,
Conditional Use Permit For Number of Parking Stalls,
And To Allow a Drive-Through Window
Pizza Ranch Restaurant
13045 60th St.N.
Application Materials
• Application Form
• Fees
• Plan Sets
• Written Narrative and Graphic Materials Explaining Proposal
• Proof of Ownership or Authorization to Proceed
Conference With City Staff Upon Application Submittal: July 31,2013
Planning Commission Review&Recommendation: August 13,2013
CITY OF OAK PARK HEIGHTS
WASHINGTON COUNTY, MINNESOTA
ORDINANCE NO. 2013-
AN ORDINANCE AMENDING SECTION 401.20.8, MAP OF THE ZONING
ORDINANCE TO REZONE 13045 60TH STREET NORTH FROM 0-OPEN
SPACE CONSERVATION DISTRICT TO B-2 GENERAL BUSINESS DISTRICT
THE CITY COUNCIL OF OAK PARK HEIGHTS ORDAINS:
SECTION 1. The City Council of the City of Oak Park Heights has considered a
request to rezone a property parcel at 13045 60t Street North legally described
as Lot 2, Block 1 Brackey 2"d Addition and makes the following findings and
conclusions:
1. The proposed rezoning would facilitate development of the property
for a new restaurant building at 13045 60th Street North.
2. The City's Comprehensive Plan designates the property as
Commercial Land Use, and the proposed rezoning is consistent
with the official Comprehensive Plan.
3. The proposed development would be positive to the commercial
area along 60th Street North and will not cause any adverse impact
to residential neighborhoods.
4. Existing City services are sufficient to accommodate the proposed
development.
5. The traffic generated by the proposed development is within the
capabilities of the streets serving the area provided that the
conditions applicable to the approvals are followed.
6. The Planning Commission, after holding a public hearing,
recommended approval of the rezoning at their August 13, 2013
meeting.
SECTION 2: That Section 401.20.B Map of the Zoning Ordinance, City of Oak
Park Heights, Minnesota, is hereby amended to include the following:
The following property shall be rezoned from 0-Open Space Conservation
to B-2 General Business District:
Lot 2, Block 1 Brackey 2"d Addition
SECTION 3. This Ordinance shall be in full force and effect upon its passage
and publication.
PASSED this 27th day of August, 2013 by the City Council of the City of
Oak Park Heights.
CITY OF OAK PARK HEIGHTS
Mary McComber, Mayor
ATTEST:
Eric A. Johnson, City Administrator
RESOLUTION NO.
CITY COUNCIL
CITY OF OAK PARK HEIGHTS
WASHINGTON COUNTY,MINNESOTA
A RESOLUTION ESTABLISHING FINDINGS OF FACT AND
RESOLUTION OF THE CITY COUNCIL THAT THE
REQUEST BY ERNEST SWANSON FOR A PIZZA RANCH
RESTAURANT AT 13045 60TH STREET NORTH
REQUIRING A CONDITIONAL USE PERMIT FOR A DRIVE-
THROUGH,AND DESIGN GUIDELINE/SITE PLAN REVIEW
BE APPROVED WITH CONDITIONS
WHEREAS,the City of Oak Park Heights has received a request from Ernest Swanson for a
Pizza Ranch Restaurant at 13045 60th Street North,requiring a Conditional Use Permit for a
drive-through and Design Standards/Site Plan review, and after having conducted a public
hearing relative thereto,the Planning Commission of Oak Park Heights recommends that the
application be approved with conditions. The City Council of the City of Oak Park Heights
makes the following findings of fact and resolution:
1. The real property affected by said application is legally described as
follows,to wit:
SEE ATTACHMENT A
and
2. The applicant has submitted an application and supporting documentation
to the Community Development Department consisting of the following items:
SEE ATTACHMENT B
and
3. The property will be rezoned from 0-Open Space to B-2,General Business
District by the City Council as a separate Ordinance action; and
4. Properties zoned B-2 General Business District requires a conditional use for a
drive through; and
5. Design Guideline/Site Plan approval is required for a new building and site
improvements;and
6. City staff prepared a planning report dated August 8,2013 reviewing the request;
and
7. Said report recommended approval of the conditional use permit and Design
Guideline/Site Plan review subject to the fulfillment of conditions;and
8. The Planning Commission held a public hearing at their August 13,2013 meeting,
took comments from the applicants and public,closed the public hearing, and recommended that
the applications be approved with conditions:
NOW,THEREFORE,BE IT RESOLVED BY THE CITY COUNCIL FOR
THE CITY OF OAK PARK HEIGHTS THAT THE CITY COUNCIL APPROVES THE
FOLLOWING:
A. The application submitted from Ernest Swanson for a Pizza Ranch Restaurant at 13045
60th Street North,requiring a Conditional Use Permit for a drive-through and Design
Standards/Site Plan review affecting the real property as follows:
SEE ATTACHMENT A
Be and the same as hereby approved by the City Council of the City of Oak Park Heights with
the following conditions:
1. All grading, drainage, erosion control, and utility plans are subject to review and
approval of the City Engineer. Stormwater plans are also subject to review and
approval of the Browns Creek Watershed District.
2. All light fixtures shall be full cut of compliant with the height requirements,and be
consistent with Section 401.15.B.7 of the Zoning Ordinance as it relates to lighting
requirements.
3. The City Council approves the use of the proposed decorative light fixtures and the
lighting of the building's architectural features.
4. The City Council approves the building design and building materials.
5. The trash enclosure shall be redesigned with matching wood gates.
6. All mechanical equipment on the roof or on the site shall be fully screened in
accordance with the provisions of the Zoning Ordinance.
7. The Applicant shall provide a snow removal plan or indicate if the snow will be hauled
off site.
8. The Applicant shall be allowed to install the proposed pylon sign with a raised planter in
compliance with the sign requirements. The applicant shall provide a plan for the sign
and planter subject to approval of City Staff.
9. The Applicant shall remove the Pizza Ranch logo on the proposed blade sign.
2
10. The Applicant shall provide pedestrian access through the site from 60th Street to the
south property line.
11. Outdoor lighting for the parking areas shall be turned off one hour after closing, except
for approved security lighting.
12. All signs shall be designed to comply with the Zoning Ordinance requirements for
internal illumination.
13. The landscape plan shall be subject to the review and approval of the City Arborist.
14. Building entrance plantings shall be required. The Applicant shall revise the
landscape plan or provide seasonal planters at the main entrance to the building.
15. A bike rack should be identified on the site plan and placed on site.
Approved by the City Council of the City of Oak Park Heights this 27th day of August,
2013.
Mary McComber,Mayor
AIT ST:
Eric A. Johnson, City Administrator
3
ATTACHMENT A
•
tftV
Site Plan&Design Guidelines Review,
Rezoning From 0,Open Space Zoning District
To B-2,General Business Zoning District,
Conditional Use Permit For Number of Parking Stalls,
And To Allow a Drive-Through Window
Pizza Ranch Restaurant
Washington County GEO Code: 05-029-20-22-0014
Legal Description: Lot 2, Block 1,Brackey rd Addition
Physical Address: 13045 60th St.N.
ATTACHMENT B
Site Plan&Design Guidelines Review,
Rezoning From 0,Open Space Zoning District
To B-2,General Business Zoning District,
Conditional Use Permit For Number of Parking Stalls,
And To Allow a Drive-Through Window
Pizza Ranch Restaurant
13045 60`h St.N.
Application Materials
• Application Form
• Fees
• Plan Sets
• Written Narrative and Graphic Materials Explaining Proposal
• Proof of Ownership or Authorization to Proceed
Conference With City Staff Upon Application Submittal: July 31,2013
Planning Commission Review&Recommendation: August 13,2013