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Staff ReportsSHOREWOOD CITY COUNCIL MEETING January 9, 2006 Page 2 of 8 D. Adopting RESOLUTION NO. 06-002, "A Resolution Setting the 2006 Regular City Council Regular Meeting Schedule." E. Approval of the Recording Secretary Services Agreement F. Adopting RESOLUTION NO. 06-0031, "A Resolution Approving Supplemental Agreement 5 for the County Road 19 Intersection Reconstruction Project, S.A.P. 216 - 101 -02; S.A.P. 27- 619 -18." G. Adopting RESOLUTION NO. 06-004, "A Resolution Establishing a Policy for Out - of -State Travel by Members of the City Council." H. Establishing May 20, 2006, as Spring Clean -up Day 4. MATTERS FROM THE FLOOR There were no matters from the floor presented this evening. None. 6. PUBLIC HEARING None. 7. PARKS Director Brown reported there had not been a meeting of the Park Commission since the most recent Regular City Council Meeting; thus, there was nothing to report on at this time. The next meeting of the Park Commission was scheduled for Tuesday, January 10, 2006, at City Hall at 7:00 P.M. 8. PLANNING Commissioner White reported on matters considered and actions taken at the January 3, 2006, Planning Commission meeting (as detailed in the minutes of that meeting). A. Text Amendment of C -3 Zoning District Applicant: Lynne Fisher Location: 24285 Smithtown Road The applicant, Lynne Fisher, requested this request be postponed until the Planning Commission had completed its study of allowable uses in the C -3 District. Councilmember Wellens stated at the January 3, 2006, Planning Commission meeting, he had suggested to the Commission that it consider rezoning the C -3 District, in which 24825 Smithtown Road was located, to a C -4 District. SHOREWOOD CITY COUNCIL MEETING January 9, 2006 Page 3 of 8 In response to a comment by Councilmember Callies, Commissioner White explained the Planning Commission had not completed its study of allowable uses in the C -3 District, and the C -2 District had been eliminated. She also stated over time the Planning Commission envisioned the possibility of eliminating the existing C -4 District. Councilmember Turgeon stated she did a site review of 24825 Smithtown Road at the request of the applicants. She stated there were a number of allowable uses in a C -4 District that she would want to discourage in that C -3 District. She noted she was appreciative of both the applicant's and the City's issues. Mayor Love stated the applicants had proposed a plan that would be very compatible with the site, but not with C -3 zoning regulations. He then stated he agreed with Councilmember Turgeon, the consequences of the zoning change needed to be considered. He concluded the Planning Commission should assess the consequences of changing the zoning from a C -3 District to a C -4 District prior to this item coming before the Council again. 9. GENERAL/NEW BUSINESS A. Wellens moved, Lizee seconded, Adopting RESOLUTION NO. 06 -005, "A Resolution Making Appointments to Certain Offices and Positions within the City of Shorewood for the Year 2006, subject to the following amendments: Park Commission Liaison for January — June 2006 would be Christine Lizee; Planning Commission Liaison for January — June 2006 would be Paula Callies; Liquor Stores Committee — Martin Wellens would replace Laura Turgeon; Minnehaha Creek Watershed District Liaison would be Paula Callies; Riley Purgatory Bluff Creek Watershed District Liaison would be Paula Callies; and Lake Minnetonka Cable Commission would be Martin Wellens." Motion passed 510. B. Authorization for Benefits Consultant Services Administrator Dawson stated this item had been continued from a December 12, 2005, Council meeting. Council had requested clarification that the services to be rendered by Stanton Group Services, the recommended firm, would include review of benefits communication and the open enrollment process, and identify what improvements should be considered. Dawson explained Stanton Group Services had revised its December 1, 2005, proposal to clarify the scope of work to be done, and there was no increase in cost resulting from the change. Callies moved, Turgeon seconded, authorizing the services of Stanton Group Services to perform an independent review and analysis of the City's employee benefits program, per its proposal of December 1, 2005, as revised, subject to the cost not to exceed $5,800. Councilmember Wellens stated the deliverable expectation seemed vague, in particular the assessment of the benefits communication. He questioned what the communication problems were and whether or not a consultant was required to address the problems. In response, Administrator Dawson stated the Employee Benefits Committee had recommended improvements to communication timeliness, the communication effectiveness of benefits changes, and in conducting the open enrollment process. Motion passed 4/1 with Wellens dissenting. RECEIVED H 'nn5 CITY OF SHOREWOOD Mayor Woody Love City Council Members City of Shorewood 5755 Country Club Road Shorewood, MN 55331 Re: 24283 & 24285 Smithtown Road Shorewood, MN 55331 Mr. Mayor, Woody Love & City Council Members: December 7, 2005 e �a We are requesting an amendment for the above referenced property, currently zoned C -3, General Commercial, to allow a "building trade contractor's shop," currently allowed in the C -4 District. We intend to use the building for our companies, S.J. Fisher Construction, and Anderson Cooling & Heating. We are local companies, currently located in Tonka Bay with the majority of our business servicing primarily the Shorewood community and surrounding area. We are established businesses that are a good fit for the area. Most recently the site has been a sales lot for used autos. Currently the site contains two unattractive buildings, one of which is a non - conforming "pole" type building, that have since out lived their useful purpose. As traffic comes into Shorewood from the West, these are two of the most visible structures at the newly configured roadway. See Exhibit A photo. Even their relationship to each other, staggered, is unappealing. We intend to make site improvements by removing both buildings, the office and pole building, and building one office /warehouse with an updated cottage style character. The building will blend into the fabric of the land. See Exhibit B which represents a first past concept proposal for the property. We are a full service remodeling and heating company and feel it is necessary to have a building that shows the quality of work that we provide to our local customers. We will generate little traffic volume. Our employees typically meet at the job site. We meet customers at their residence. We expect little walk up traffic. With the newly created faster sweeping curve in the road at the site entrance, we believe that a high volume of traffic potentially generated by a retail/sale facility is a less appropriate use of the site than our contracting business. The existing C -3 business on either side of this site are an auto repair transmission shop and an auto fuel station with an auto repair shop. These auto repair businesses fit in the C -3 zone. However, a contractor's shop is currently not allowed but seems to be just as good of a fit, if not better. C -4 is allowed just a few businesses to the east, specifically Minnetonka Dredging and The Garden Patch. We intend to keep the area neat. We will not need outdoor storage for construction materials. As an important aspect of our business, we need to portray a neat and orderly appearance to generate interest in our business. We feel that the combination of the above - mentioned criteria, site improvements, little traffic, local companies servicing local customers and the fact that there are similar type companies in the area, will show that we are a good fit for the area. Thank you for considering our amendment request to include a contractor's trade shop in the C -3 zoning district. Sincerely, Steve & Lynne Fisher Jay & Cheryl Anderson cc: Paula Callies Chris Lizee Laura Turgeon Martin Wellens Brad NieLsen k E�c�-1 t � t T A �� i� � �'�, CITY OF SHOREWOOD PLANNING COMMISSION MEETING TUESDAY, 6 DECEMBER 2005 MINUTES CALL TO ORDER Acting Chair Gagne called the meeting to order at 7:00 P.M. COUNCIL CHAMBERS 5755 COUNTRY CLUB ROAD 7:00 P.M. Present: Acting Chair Gagne; Commissioners Gniffke, Meyer, White, and Woodruff; Planning Director Nielsen and Council Liaison Wellens Absent: Chair Bailey, Commissioner Conley APPROVAL OF MINUTES • 1 November 2005 Meyer moved, Gniffke seconded, Approving the November 1, 2005, Planning Commission Meeting Minutes as presented. Motion passed 4/0/1, White abstaining due to her absence at that meeting. 1. PUBLIC HEARING — TEXT AMMENDMENT TO ALLOW GENERAL TRADE CONTRACTOR'S SHOPS IN THE C -3, GENERAL - COMMERCIAL ZONING DISTRICT BY CONDITIONAL USE Applicant: Lynne Fisher Location: 24285 Smithtown Road Acting Chair Gagne opened the Public Hearing at 7:02 P.M., noting the procedures utilized in the Public Hearing process. In addition, he stated any items recommended for approval this evening would be placed on the December 12, 2005, Regular City Council Meeting Agenda for further consideration. Director Nielsen explained the history of this case, noting Lynne Fisher and her husband Steve are the owners of SJ Fisher Construction Co., currently located in Tonka Bay. They had arranged to purchase the property at 24285 Smithtown to relocate their business. The property is zoned C -3, General Commercial, which presently does not provide for trade contractor's shops as either permitted or conditional uses. The Fishers had requested an amendment to the Code that would allow such use in the C -3 District. Director Nielsen went on to explain the subject property is approximately 85 feet wide and contains 18,199 square feet of area. It is currently nonconforming with respect to setbacks and due to the presence of a pole type accessory structure. The applicants propose to completely redevelop the front portion of the site. The rear portion of the property was occupied by a telecommunications monopole and small equipment building. He reviewed land uses and zoning surrounding the site. The Fishers' had requested the classification of "building trade contractor's shop" which is currently allowed as a conditional use permit in the C -4, Service Commercial zoning district, be allowed by conditional use permit in the C -3 District. Director Nielsen clarified the request being considered at this time had to do with the use of the property and what was acceptable in the C -3 District as a whole. He stated C -4 Districts are fairly limited in Shorewood. CITY OF SHOREWOOD PLANNING COMMISSION MEETING December 6, 2005 Page 2 of 10 Director Nielsen stated if the Planning Commission agreed with amending the C -3 District regulations, Staff recommended taking the language currently in the C -4 District regulations which provided for this by conditional use, not as a permitted use, thereby requiring the Fishers to go through a public hearing specifically for this site. With regard to issues of land use, Director Nielsen stated the front portion of the proposed building would house the applicants' offices. Offices are already allowed in the C -3 District. As indicated in the applicants' request letter, most of their activities take place on construction sites. Their employees typically do not come to the office location; they go directly to job sites. This being the case, the traffic generated by the proposed activity may be less than other allowable uses in the C -3 District. The rear (and larger) portion of the proposed building will be used as storage and some incidental assembly of mechanical ductwork. Director Nielsen stated the most significant concern with the use being proposed had to do with the element of outdoor storage of vehicles, equipment and construction materials. The applicants' illustration plans do not provide for such storage, nor is there space at the rear of the site to accommodate it after the required setback. The provisions of Section 1201.23 Subd. 4.e. (Service Commercial — conditional uses) attempt to address this issue by requiring screening and landscaping from the street and residential properties, and by limiting the amount of storage area to 30 percent of the lot area and no more than the area of the building. Director Nielsen stated Staff recommended the Planning Commission and City Council consider the purpose of the C -3 District — "...to provide for the establishment of commercial and service activities which draw from and serve customers from the entire community or subregion." when evaluating this request. Staff also recommended the Planning Commission and City Council consider the types of uses already allowed in the C -3 District. The applicants' request letter made some comparisons to existing C -3 businesses. Director Nielsen explained if the Planning Commission and City Council approve amending C -3 District regulations, the applicants would then apply for a conditional use permit and submit the necessary detailed plans. With regard to issues with site and building plans, Director Nielsen stated there were not enough parking spaces for the proposed building (which could require a smaller building to be built); the proposed parking design did not comply with Shorewood's parking regulations (the drive aisle and parking spaces as shown were too narrow); and additional perimeter concrete curbing is needed around the parking areas and driveways. He went on to state proposed landscaping should be consistent with the recommendations of the County Road 19 Corridor Study and must be prepared by a registered landscape architect, the site plan must address site lighting and trash facilities, and the property may be required to provide some sort of ponding to accommodate storm water runoff. He stated, the applicants must provide an "as- built" survey of the site showing existing site improvements, and the plans submitted must be to a workable scale. In summary, Director Nielsen stated the first decision for the Planning Commission is that of land use, is the proposed land use request acceptable for this C -3 District? Seeing no one present wishing to speak on this topic, Acting Chair Gagne opened and closed the Public Testimony portion of the Public hearing at 7:15 P.M. CITY OF SHOREWOOD PLANNING COMMISSION MEETING December 6, 2005 Page 3 of 10 Commissioner Gniffke stated the Planning Commission had recently reviewed and discussed the possible permitted uses of C -3 Districts. He stated he would not support the equivalent of a C-4 District conditional use permit in a C -3 District. Commissioner Woodruff concurred with Commissioner Gniffke. He also stated if the request were for a C-4 C.U.P., the proposed parking would have to be revised to conform to C -4 C.U.P. requirements. Commissioner White stated the auto repair shop site next to the proposed location is zoned C -3 and has a large shop in the back of the lot. She stated Shorewood had such a small portion of land zoned for C -4 use. She agreed the proposed building size would need to be reduced. She stated she could recommend approval of this request to City Council. In response to Commissioner White's question, Director Nielsen explained the requirement for parking spaces is recommended by the Institute of Traffic Engineers. He stated Shorewood wanted to ensure adequate parking in commercial districts. Commissioner White stated maybe the Planning Commission should revisit parking space guidelines. She sited the Cub parking lot as an example of more parking being required than may have been necessary. She questioned the number of parking spaces this proposed request would require. Director Nielsen stated a review of parking space guidelines could be worthwhile, but he did not think the guidelines were significantly out of line. He went on to state this particular request may not need that much parking, but other C -3 land uses may need that many parking spaces. Councilmember Wellens questioned the practicality of retail in that location; traffic in that area moves differently after the redesign of the County Road 19 intersection. He stated maybe the Planning Commission should review the possibility of changing that area to a C -4 District from a C -3 District. In response to Commissioner Meyer's question, Director Nielsen clarified if this request was approved the change applied to all C -3 Districts. He stated Shorewood does not favor spot zoning. He then reviewed which Shorewood properties were zoned C -3. Councilmember Meyer's stated he did not think this request was very different from other businesses in C -3 Districts. He stated more discussion should occur regarding broader ramifications of amending C -3 District regulations. Discussion ensued regarding what type of businesses the Planning Commission would want in this C -3 District and rezoning this site to a C -4 District. White moved Recommending Approval of Text Amendment to Allow General Trade Contractor's Shops in the C -3, General - Commercial Zoning District by Conditional Use. The motion died because it was not seconded. Jeff Speitzer, Sharratt Design Company, who was acting as the Fishers' Design Architect on the project, stated the Fishers' plans are for illustration purposes only. He stated should this request be approved it would be possible to reduce the size of the shop area, reduce the size of the office area, or possibly eliminate the proposed office space entirely. He stated the entire S J Fisher Construction staff does not go to the office on a daily basis; therefore less parking would be required. CITY OF SHOREWOOD PLANNING COMMISSION MEETING December 6, 2005 Page 4 of 10 Discussion ensued regarding the varying concerns by Commissioners regarding this request. Commissioner White expressed concern about Shorewood's lack of C-4 zoned property. She stated Shorewood zoning did not support non - retail type local businesses. Acting Chair Gagne stated Shorewood was a "bedroom community ". Commissioner Woodruff asked for an explanation of C-4 District regulations which are part of the Zoning Code. Discussion ensued regarding the wording and the interpretation of the wording of C -4 land use regulations. . Steve Fisher asked the Planning Commission if their intended use of this property was for retail, which would create more traffic than his business would create. He stated S J Fisher Construction only has 6 employees and they do not have customers coming to their offices. He went on to question what that property could be used for, he did not see retail as suitable for that property. Gniffke moved, Woodruff seconded, recommending denial of Text Amendment to Allow General Trade Contractor's Shops in the C -3, General - Commercial Zoning District by Conditional Use. Motion passed 4/0/1 with White dissenting because Shorewood does not have enough C -4 zoned property to support local businesses. Director Nielsen stated this request would still go to City Council which makes the final decision. Acting Chair Gagne closed the Public Hearing at 7:40 P.M. 2. PUBLIC HEARING — C.U.P. FOR COMMERCIAL BUILDING AND TEXT AMENDMENT REGARDING SHORELAND DISTRICT HARDCOVER REGULATIONS Applicant: Frostad Development Co. Location: 23505 Smithtown Road Acting Chair Gagne opened the Public Hearing at 7:40 P.M. Director Nielsen explained the history of this case, noting Frostad Development Company, LLC proposed redevelopment of the Shorewood Nursery property at 23505 Smithtown Road as an office building site. In his letter dated 30 November 2005, Todd Frostad explained his proposal. He requested a conditional use permit for the office building and also a zoning text amendment that would allow greater impervious surface for commercial sites within the "S ", Shoreland District. In addition, Director Nielsen stated the property is zoned R -C /S, Residential- Commercial/Shoreland, contains 91,860 square feet of area (2.1 acres), and was currently occupied by the Shorewood Nursery. It consisted of three permanent structures, a trellis area, storage bins for landscape materials and outdoor storage area. The nursery exists under a conditional use permit. The property slopes gently from south to north with varying vegetation on all but the north side of the site. He went on to review land uses and zoning surrounding the subject property. Director Nielsen stated the Frostad proposal included a 24,000 square -foot office building with associated parking to the north and south of the building and a drainage pond, located at the rear of the property. He 4 r 9' Brad Nielsen From: Jeff.Bailey [Jeff.Bailey @target.com] Sent: Tuesday, December 06, 2005 8:42 AM To: abjnielsen @com cast. net; plan ning @ci.shorewood.m n. us Subject: Fisher zoning text amendment Brad, While unfortunately I will be absent from tonight's public hearing, I wanted you to know that I am opposed to changing the text of the C -3 zoning district to incorporate the proposed Fisher redevelopment. Given the ongoing retail improvements taking place just across the street, I don't believe that the site is appropriate for a relatively industrial use. It would be one thing if Fisher were applying for an existing permitted or perhaps even a conditional use in the C -3 district. But to proactively change the zoning text to invite in a use that is not consistent with a longer range vision of the Gateway area seems antithetic to sound planning. The Planning Commission has only touched briefly on a long range vision for the area, but I do not view this proposal in being in keeping with those early discussions. I'd much rather keep our options open for a more retail - oriented use of the property. Jeff 1 CITY OF SHOREWOOD 5755 COUNTRY CLUB ROAD • SHOREWOOD, MINNESOTA 55331 -8927 • (952) 474 -3236 FAX (952) 474 -0128 • www.ci.shorewood.mn.us • cityhall@ci.shorewood.mn.us MEMORANDUM TO: Planning Commission FROM: Brad Nielsen DATE: 4 December 2005 RE: Fisher, Lynne — Request for Zoning Code Amendment to Allow Trade Contractor's Shop in the C -3 Zoning District FILE NO. 405 (05.30) BACKGROUND Lynne Fisher and her husband, Steve are the owners of SJ Fisher Construction Co., currently located in Tonka Bay. They have arranged to purchase the property at 24285 Smithtown Road (see Site Location map — Exhibit A, attached) to relocate their business. The property is zoned C -3, General Commercial, which presently does not provide for trade contractor's shops as either permitted or conditional uses. The Fishers have requested an amendment to the Code that would allow such use in the C -3 District. The subject property is approximately 85 feet wide and contains 18,199 square feet of area. It is currently nonconforming with respect to setbacks and due to the presence of a pole type accessory structure. The applicants, as mentioned in their request letter (Exhibit B) propose to completely redevelop the front portion of the site as illustrated in Exhibits C -F. The rear portion of the property is occupied by a telecommunications monopole and small equipment building. Land uses and zoning surrounding the site are as follows: North: County Road 19, then retail commercial (in Tonka Bay); zoned commercial East: Auto repair (transmission) shop; zoned C -3, General Commercial South: City Hall/Badger Park; zoned R -1C, Single - family residential West: Auto fuel station and auto repair shop; zoned C -3 t,� PRINTED ON RECYCLED PAPER Memorandum Re: Fisher — Zoning Text Amendment 4 December 2005 The Fishers' request that the classification of "building trade contractor's shop" which is currently allowed as a conditional use permit in the C -4, Service Commercial zoning district, be allowed by conditional use permit in the C -3 District. ANALYSIS /RECOMMENDATION Although the applicants have submitted plans (Exhibits C -F), illustrating what they intend to do with the site, the request being considered at this time has to do with the use of the property and what is acceptable in the C -3 District as a whole. The second section of this report will address preliminary issues associated with the applicants' site plan. A. Land Use. The front portion of the proposed building will house the applicants' offices. Offices are already allowed in the C -3 District, and if this were the only use being proposed, the site plan review process would be the only action necessary for a building permit. The rear (and larger) portion of the proposed building will be used as storage and some incidental assembly of mechanical ductwork. They intend to share their building with an HVAC contractor. As indicated in the applicants' request letter, most of their activities take place on construction sites. Even their employees typically do not come to the office location, but rather they go directly to job sites. This being the case, the traffic generated by the proposed activity may be less than other allowable uses in the C -3 District. Perhaps the most significant concern with the use being proposed has to do with the element of outdoor storage of vehicles, equipment and construction materials. The applicants' plans do not provide for such storage, nor is there space at the rear of the site to accommodate it after the required setback. The provisions of Section 1201.23 Subd. 4.e. (Service Commercial — conditional uses) attempt to address this issue by requiring screening and landscaping from the street and residential properties, and by limiting the amount of storage area to 30 percent of the lot area and no more than the area of the building. In evaluating this request, it is recommended that the Planning Commission and City Council consider the purpose of the C -3 District — "...to provide for the establishment of commercial and service activities which draw from and serve customers from the entire community or subregion." It is also recommended that you consider the types of uses already allowed in the C -3 District. The applicants' request letter makes some comparisons to existing C -3 businesses. B. Site and Building Plans. lans. As mentioned above, this application is for an amendment to the zoning code. The applicants' plans are considered conceptual for purposes of this report. If the City determines that the use of the property is acceptable, the applicants would then, apply for a conditional use permit and submit detailed plans for a C.U.P. In doing so, the applicants should consider the following: -2- Memorandum Re: Fisher — Zoning Text Amendment 4 December 2005 1. Parking. The number of parking spaces is inadequate for the size building being proposed. The office portion of the building requires 3.5 spaces, while the warehouse /shop area requires an additional nine spaces for a total of 13 spaces. It is quite likely that this requirement will necessitate a smaller building. 2. The design of the proposed parking and circulation do not comply with Shorewood's parking regulations. Specifically, the drive aisle and parking spaces as shown are too narrow. 3. The parking area and driveways must be entirely encompassed by a perimeter concrete curb. 4. Proposed landscaping should be consistent with the recommendations of the County Road 19 Corridor Study and must be prepared by a registered landscape architect. 5. The site plan should address site lighting and trash facilities. 6. The property may required to provide some sort of ponding to accommodate storm water runoff. 7. The applicants should provide an "as- built" survey of the site showing existing site improvements. Plans submitted must be to a workable scale. If the Planning Commission and Council determine that the proposed use is acceptable for the C- 3 District, staff should be directed to prepare a draft amendment for adoption. The applicants should then apply for a conditional use permit in compliance with the amended code. Cc: Craig Dawson Larry Brown Tim Keane Lynne Fisher -3- J E SMI7NTOWN � Subject property 1��..,.�. ak F+� 0.* � N CLUB LA CD 0 250 500 1,000 I Feet ge oin e) CD � O 3 U C a CD CD CD 16 0 r, KII-- �Fm d Brad Nielsen Planning Director City of Shorewood 5755 Country Club Road Shorewood, MN 55331 Re: 24283 & 24285 Smithtown Road Shorewood, MN 55331 Brad Nielsen: October 27 2005 This application is respectfully submitted to show our interest in getting an amendment to the C3 zoning ordinances to include provision 1201.23 C -4, Subd. 4e for the above referenced property. Specifically: "Building trade contractor's shop for businesses engaged in specialized construction activities such as plumbing, painting, electrical work, carpentry and well drilling; primarily for residential development, but not including heavy construction." We intend to use the building for our companies, S.J. Fisher Construction, and Anderson Cooling & Heating. We are local companies, currently located in Tonka Bay with the majority of our business servicing primarily the Shorewood community and surrounding area. We have been renting space from Lan-De -Con, located in Tonka Bay, with the intention of purchasing an existing commercial site in the area for many years. We have established businesses, with over 20 years of combined service. We are a good fit for the area. There are similar type servicing companies within a few blocks, specially an electrical company, carpet company, transmission company and body shop. We intend to make drastic site improvements by removing both buildings, the office and pole building, and building one office /warehouse with a cottage style facade. We are a full service remodeling and heating company and feel it is necessary to have a building that shows the quality of work that we provide. We will create little traffic volume. Our employees typically meet at the job site. If it is necessary for them to be at the shop, they will not create high traffic volumes. Likewise, customers are typically met at the job sites and will not create high traffic volumes. Because of this, we do not require many parking spaces since the majority of our meetings are at the customers home. We expect little walk up traffic. Exhibit B APPLICANT'S REQUEST LETTER Dated 27 October 2005 AL. We will keep the area neat. Again, we need to portray a neat and orderly appearance to generate interest in our business. We feel that the combination of the above mentioned criteria, drastic site improvements, little traffic, local companies servicing local customers and the fact that there are similar type companies in the area, will show that we are a good fit for the area. Thank you for considering our amendment request to include provision 1201.23 C -4, Subd. 4e. Sincerely, Steve & Lynne Fisher Jay & Cheryl Anderson 0 3 O O Q � W � rn • O O w a� HM tn U H V O ° Ko° .4-j o c cd !� 0 ��'N O UWa kn ON O N ° el N " Exhibit C PROPOSED SITE PLAN lil Wil Exhibit D PROPOSED FLOOR PLAN I A Ln= 00 N • Exhibit E WEST ELEVATION �D COO cd O M rA kn .O� C) c! cd W W f- rA '-V O U as 00 • Exhibit F NORTH ELEVATION