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Home My WebLink About03-143 Priordale Mall/P.L Variance Resolution and ~inutes 1~/t)J1f)3 pc~ RiA. O:r Jtfe.- :;" L:\TEMPLA TE\FILEINFO.DOC Planning Commission Meeting December 8, 2003 MOTION BY RINGSTAD, SECOND BY LEMKE, ADOPTING RESOLUTION 03- 15PC APPROVING THE 64 P ARKING STALL VARIANCE FOR THE HOLLYWOOD BAR AND GRILL. Vote indicated ayes by all. MOTION CARRIED. Stamson explained the appeal process. B. The City of Prior Lake is requesting a Variance from the minimum number of required off-street parking stalls for Priordale Mall located at 16760 Toronto Avenue SE (Case File 03-143). Planner Cynthia Kirchoffpresented the Planning Report dated December 8,2003, on file in the office ofthe City Planning Department. The City of Prior Lake is requesting a Variance from the minimum number of required off-street parking stalls for Priordale Mall located at 16760 Toronto Avenue SE. In order to configure the new "ring road", the City needs to acquire right-of-way, therefore the following Variance is required: A 39 stall Variance from the 426 off-street parking stalls requiredfor Priordale Mall (Section 1107.307 Off-Street Parkingfor Commercial Uses.). The property is zoned C-4 (General Business) and is guided C-CC (Community Retail Shopping) in the 2020 Comprehensive Plan. The subject property is unplatted. Access to the site is gained via Toronto Avenue. Priordale Mall was constructed in 1971. Its current use is a multi-tenant shopping center with the possibility of approximately 519 parking stalls. The City of Prior Lake is acquiring right-of-way for the extension ofthe ring road project. The right-of-way extends through the Priordale Mall property and removes 132 potential parking stalls, making the number of parking stalls fewer than that required by the Zoning Ordinance. The nonconformity being created by government action, the Zoning Ordinance provides that such action provides sufficient grounds to meet the hardship criteria to grant a Variance. Based on the findings, Staff recommended approval of the Variance. Comments from the public: Attorney David Knodell, representing Bealemake Partners LLC, stated they were appreciative ofthe City's efforts on this matter. He has not seen the variance report and documents and was unsure of some ofthe figures and there could be issues on the parking stall requirements. Again, they may have to revisit the variance issue after final plans have been made. The public hearing was closed. Comments from the Commissioners: L:\03 Files\03 Planning Comm\03pcMinutes\MN120803.doc 3 ._~~:t:.....-.;.Ioo.~-"""~'<""'~" Planning Commission Meeting December 8, 2003 Stamson: . Question the staff as the applicant is redeveloping how the variance is applied. . There are different uses with Hollywood and the Mall. . Rye responded it takes an overall parking ratio for an entire shopping center. The only exception is restaurants with liquor that are calculated separately. Otherwise a blank number is applied on the entire mall. One stall for every 220 square feet. Rye explained the different uses determine the parking stalls. Bars and restaurants are figured in. Lemke: . This is a repeat of the first variance request. . Support. Perez: . Agreed. . Hardships have been met. Atwood, Ringstad and Stamson: . Support. MOTION BY LEMKE, SECOND BY PEREZ, ADOPTING RESOLUTION 03-14PC APPROVING THE 39 PARKING STALL VARIANCE FOR PRIORDALE MALL. Vote taken indicated ayes by all. MOTION CARRIED. Stamson explained the appeal process. C. The Shakopee Mdewakanton Sioux Community has submitted an application to rezone the original Dolan property A (Agriculture) to the C-4 district to allow a parking lot. This property is located on the west side of CSAH 83, about % mile south of CSAH 42 and directly north of Mystic Lake Casino. (Case File #03- 145) Planning Coordinator Jane Kansier presented the Planning Report dated December 8, 2003, on file in the office ofthe City Planning Department. The Shakopee Mdewakanton Sioux Community (SMSC) has filed an application for a rezoning of80 acres of property located on the west side ofCSAH 83, approximately % mile south ofCSAH 42 and directly north of Mystic Lake Casino. The proposal ~nds the Zoning Map to change these 80 acres from A (Agricultural) to C-4 (General Business). This property is presently zoned A (Agriculture). The 2020 Comprehensive Land Use Plan Map designates this property as C-HG (Hospitality General Business). This designation has been in place since at least 1999. The property was never zoned C-4 - - L:\03 Files\03 Planning Comm\03pcMinutes\MN120803.doc 4 Doc. No. A 640349 OFFICE OF THE COUNTY RECORDER SCOTT COUNTY, MINNESOTA Certified Filed and/or Recorded on 01-02-2004 at 11 :00 ReceiptOOOOOO Pat Boeckman, County Recorder 04 Fee: $20.00 STATE OF MINNESOTA) )ss. COUNTY OF SCOTT ) The undersigned, duly qualified and Planning Secretary of th~City of Prior Lake, hereby certifies the attached hereto is the original true and correct copy of RESOLUTION 03-014PC A RESOLUTION APPROVING A 39 STALL VARIANCE FROM THE 426 OFF- STREET PARKING STALLS REQUIRED FOR PRIORDALE MALL #03-143 Parking Variance for Priordale Mall 25-902-021-0 ~)H{MA~ Connie Carlson City of Prior Lake Dated this 23rd day of December, 2003 ~ ' (.,: l j".)_ ........ .. .I., '", ~..,...oj..,C ': (City S~an\ 'II .1." .,..;-~) '- / ".~n I: Ideptworklblankfnnlttuecopy ,doc ._-.".._.;'.",..~"':"..;.-:,:,_._..'.. ',:" '~"'''J'", ~. . "'!. ; 'Ill' ',_""'...........___,;;..~'-"......._''''.~_..._~_-'-_c....:.:.........:...........,....:........~,..,'.....__", ~-......~~"...~_...,.... ,.~...... ~....;.:.;.......__;..'.......;......:...::. :..__._...____.. ._.....:.,,_._.._.:>.-""~ .~___..,. ---.......~...'~~_ .,._'......:.___...;.,;.... ....;.......:.,..... ,~,.. . .. . ~"' ' i/ oY6::r~K~';~~' , ).. ~'."'."'" "4."~,. ". i r.. ",. , ,,' ,.. ','7 1_ 'i"-;'~' i U' . drrl ' \' I;; .\~ ' '~NESO;// 16200 Eagle Creek Avenue S.E. Prior Lake, MN 55372-1714 RESOLUTION 03-014PC A RESOLUTION APPROVING A 39 STALL V ARIANCEFROM THE 426 OFF- STREET PARKING STALLS REQUIRED FOR PRIORDALE MALL BE IT RESOLVED BY the Board of Adjustment of the City of Prior Lake, Minnesota; FINDINGS 1. The City of Prior Lake is requesting a Variance from the minimum number of required off-street parking stalls for Priordale Mall located on property zoned C-4 (General Business) at the following location, to wit; 16760 Toronto Avenue SE . S % of Section 2, Township 114, Range 22, Scott County, Minnesota. 2. The Board of Adjustment has reviewed the application for the Variance as contained in Case #03-143PC and held a hearing thereon on December 8, 2003. 3. The Board of Adjustment has considered the effect of the proposed variance upon the health, safety, and welfare of the community, the existing and anticipated traffic conditions, light and air, danger of fire, risk to the public safety, the effect on property values in the surrounding area and the effect of the proposed variance on the Comprehensive Plan. 4. The right-of-way acquisition extends through the PriordaleMail property and eliminates 132 potential parking stalls, thus creating an exceptional condition on the property. Priordale Mall needs those eliminated potential parking stalls for the redevelopment of the site. 5. The government action creates a unique situation because the road extends through the property and eliminates 132 potential parking stalls. 6. The Variance is necessary for the preservation and enjoyment of a substantial property right of the owner to remain competitive and have ample parking for various types of uses. . 1:\03 files\03 variances\priordale\approval resolution. doc www.cityofprioriake.com " Phone 952.447.4230 / Fax 952.447.4245 , . 7. The Variance will not be contrary to the intent of the Zoning Ordinance. Section 1107.2303 (3) of the Zoning Ordinance provides a sufficient basis to meet the hardship criteria and grant a Variance when the nonconformity is a result of government action. 8. The Variance will not serve as a convenience to Priordale Mall. but is necessary because the right-of-way acquisition will eliminate the potential for 132 parking stalls to be constructed on the site. 9. The contents of Planning Case #03-143PC are hereby entered into and made a part of the public record and the record of decision for this case. CONCLUSION Based upon the Findings set forth above, the Board of Adjustment hereby approves the following variance: 1. A 39 stall Variance from the 426 off-street parking stalls required for Priordale Mall (Section 1107.307 Off-Street Parking for Commercial Uses.), subject to the following condition: a. The resolution must be recorded at Scott County within 60 days of adoption. Proof of recording, along with the acknowledged City Assent Form, shall be submitted to the Planning Department. Adopted by the Board of Adjustment on De,ciber 8, 2,003. . /JJJJ iv~ Anthony Stamson, Commission Chair OEST' ~) . / ICWilC -' ,';- Donald R. 'R~: -unity Development Director 1:\03 files\03 variances\priordale\approval resolution.doc 2 .;. ~ . ~ " LEGAL DESCRIPTION 25-902-021-0 SECT-02 TWP-114 RNG-022 El/2 SWl/4 & Wl/2 SEl/4 LYING S OF HWY 13, LYING N & E OF BROOKSVILLE CENTER 2ND & ENIVID 1ST ADDN & LYING W OF TORONTO A V EX COM SE COR OF 1-1, BROOKSVILLE CENTER 2ND, N'ERL Y TO NE COR, NE 25', SE TO PT 125' E OF POB, W 125' TOPOB. L:\03 Files\03 Variances\Priordale\LEGAL DESCRIPTION.doc ./'''PRi'"', ~o/..~""."'."N~'~f,~ f-.,'.~,:,:\.7 U .... " ',f,4 ~ ~ :~~::.,. 16200 Eagle Creek Avenue S.E. Prior Lake, MN 55372-1714 --~-_.. --,', ,. .."-~-~~.._-_'.............~.__~. __~"",,-,~,"~'_~'_~"___~'_____~_a',__,.__,__"~_~._~... .~"_~..~_. ,_~__..._.__,_ ~~..'_' ~'.._._'~' ___,__,~, __. .~"._'~'~~ "_'__'_'~__"",~ December 23,2003 Scott County Recorder Scott County Government Center 200 Fourth Avenue West Shakopee,MN 55379 Dear Sir or Madam: Enclosed for recording is a True and Correct Copy of City of Prior Lake Resolutions 03- 14PC and 03-15PC. Pleasesend the documentation and your statement to my attention at the address below. If you have any questions, let me know. Thank you. (Ji/lAit t Connie Carlson Planning Dept. Secretary enc. Cases 03-142 an~ lRECLTR www.cityofpriorlake.com Phone 952.447.4230 / Fax 952.447.4245 STATE OF MINNESOTA) )ss. COUNTY OF SCOTT ) The undersigned, duly qualified and Planning Secretary of the City of Prior Lake, hereby certifies the attached hereto is the original true and correct copy of RESOLUTION 03-014PC A RESOLUTION APPROVING A 39 STALL VARIANCE FROM THE 426 OFF- STREET P ARKING STALLS REQUIRED FOR PRIORDALE MALL #03-1~ Parking Variance for Priordale Mall 25-902-021-0 ~)j ~VU ~/ G.~Jv, Connie Carlson ( City of Prior Lake Dated this 23rd day of December, 2003 (City Seal) I: \deptwork\bl unk6m\truecopy. doc STATE OF MINNESOTA) )ss. COUNTY OF SCOTT ) The undersigned, duly qualified and Planning Secretary of the City of Prior Lake, hereby certifies the attached hereto is the original true and correct copy of RESOLUTION 03-014PC A RESOLUTION APPROVING A 39 STALL VARIANCE FROM THE 426 OFF- STREET PARKING STALLS REQUIRED FOR PRIORDALE MALL #03-142 Parking Variance For Priordale Mall 25-902-021-0 f!J~f!ui ~ City of Prior Lake ' Dated this 8th day of January, 2004 (City Seal) ]: \deptwork\blankflm\truecopy .doc 16200 Eagle Creek Avenue S.E. Prior Lake, MN 55372-1714 RESOLUTION 03-014PC A RESOLUTION APPROVING A 39 STAll VARIANCE FROM THE 426 OFF- STREET PARKING STALLS REQUIRED FOR PRIORDALE MALL BE IT RESOLVED BY the Board of Adjustment of the City of Prior Lake, Minnesota; FINDINGS 1. The City of Prior Lake is requesting a Variance from the minimum number of required off-street parking stalls for Priordale Mall located on property zoned C-4 (General Business) at the following location, to wit; 16760 Toronto Avenue SE S % of Section 2, Township 114, Range 22, Scott County, Minnesota. 2. The Board of Adjustment has reviewed the application for the Variance as contained in Case #03-143PC and held a hearing thereon on December 8, 2003. 3. The Board of Adjustment has considered the effect of the proposed variance upon the health, safety, and welfare of the community, the existing and anticipated traffic conditions, light and air, danger of fire, risk to the public safety, the effect on property values in the surrounding area and the effect of the proposed variance on the Comprehensive Plan. 4. The right-of-way acquisition extends through the Priordale Mall property and eliminates 132 potential parking stalls, thus creating an exceptional condition on the property. Priordale Mall needs those eliminated potential parking stalls for the redevelopment of the site. 5. The government action creates a unique situation because the road extends through the property and eliminates 132 potential parking stalls. 6. The Variance is necessary for the preservation and enjoyment of a substantial property right of the owner to remain competitive and have ample parking for various types of uses. 1:\03 files\03 variances\priordale\approval resolution.doc www.cityofpriorlake.com 1 Phone 952.447.4230 / Fax 952.447.4245 7. The Variance will not be contrary to the intent of the Zoning Ordinance. Section 1107.2303 (3) of the Zoning Ordinance provides a sufficient basis to meet the hardship criteria and grant a Variance when the nonconformity is a result of government action. 8. The Variance will not serve as a convenience to Priordale Mall, but is necessary because the right-of-way acquisition will eliminate the potential for 132 parking stalls to be constructed on the site. 9. The contents of Planning Case #03-143PC are hereby entered into and made a part of the public record and the record of decision for this case. CONCLUSION Based upon the Findings set forth above, the Board of Adjustment hereby approves the following variance: 1. A 39 stall Variance from the 426 off-street parking stalls required for Priordale Mall (Section 1107.307 Off-Street Parking for Commercial Uses.), subject to the following condition: a. The resolution must be recorded at Scott County within 60 days of adoption. Proof of recording, along with the acknowledged City Assent Form, shall be submitted to the Planning Department. Adopted by the Board of Adjustment on Dece ber 8, 2003. (JEST: JJ 0 Don~R1..\~~Unity Development Director Anthony Stamson, Commission Chair 1:\03 files\03 variances\priordale\approval resolution.doc 2 LEGAL DESCRIPTION 25-902-021-0 SECT-02 TWP-114 RNG-022 El/2 SW1I4 & Wl/2 SE1I4 LYING S OF HWY 13, LYING N & E OF BROOKSVILLE CENTER 2ND & ENIVID 1ST ADDN & LYING W OF TORONTO A V EX COM SE COR OF 1-1, BROOKSVILLE CENTER 2ND, N'ERL Y TO NE COR, NE 25', SE TO PT 125' E OF POB, W 125' TOPOB. L:\03 Files\03 Variances\Priordale\LEGAL DESCRIPTION.doc 16200 Eagle Creek Avenue S.E. Prior Lake, MN 55372-1714 ON TIME DELIVERY January 8, 2004 Suesan Lea Pace Halleland, Lewis, Nilan, Sipkins & Johnson Pillsbury Center South 220 South Sixth Street - Suite 600 Minneapolis, MN 55402-4501 RE: Priordale Mall and Hollywood Inn Resolutions Dear Suesan: Enclosed are certified copies of the above Resolutions and 5 copies of the Real Estate Appraisal Report for G. Crawford and Betty Wiestling. If you have any questions, please let me know. Sincerely, ~ Connie Carlson Planning Dept. Secretary Enc. , www.cityofpriorlake.com Phone 952.447.4230 / Fax 952.447.4245 Original Reports . '. ....... ';_:~:.;;""";" -.:..... .~'_....,<''Ce',:;r'i' '~:~"i'.,i'.:-_-:f_.l..><:..-<t.'.'1ir'l'~""'- ..-'-..' "'.- - .-- ~ - - - L:\TEMPLA TE\FILEINFO.DOC 16200 Eagle Creek Avenue S.E. Prior Lake, MN 55372-1714 AGENDA ITEM: SUBJECT: SITE ADDRESS: PREPARED BY: REVIEWED BY: PUBLIC HEARING: DATE: CASE FILE: I. INTRODUCTION PLANNING REPORT 5B CONSIDER AN OFF-STREET PARKING VARIANCE FOR PRIORDALE MALL 16760 TORONTO AVENUE SE CYNTHIA KIRCHOFF, AICP, PLANNER JANE KANSIER, PLANNING COORDINATOR X YES NO-N/A DECEMBER 8, 2003 03-143 The City of Prior Lake is requesting a Variance from the minimum number of required off-street parking stalls for Priordale Mall located at 16760 Toronto Avenue SE (S % of Section 2, Township 114, Range 22). In order to configure the new "ring road" shown on Attachment 3, the City needs to acquire right-of-way, thus the following Variance is required: 1. A 39 stall Variance from the 426 off-street parking stalls required for Priordale Mall (Section 1107.307 Off-Street Parking for Commercial Uses.). II. BACKGROUND The property is zoned C-4 (General Business) and is guided C-CC (Community Retail Shopping) in the 2020 Comprehensive Plan. The subject property is unplatted. Access to the site is gained via Toronto Avenue. Priordale Mall was constructed in 1971. Its current use is a multi-tenant shopping center with the possibility of approximately 519 parking stalls. In 2000, the City approved plans for a ring road that connects Franklin Trail to TH 13. The first phase, constructed in 2002, is primary access for Park Nicollet Clinic and Keystone Communities (senior housing and assisted living). The second phase connects the first phase with Duluth Avenue. And the third phase connects Duluth Avenue to TH 13. The City plans to construct both the second L:\03 Files\03 Variances\Priordale\P~~dfJStiorlake.com Phone 952.447.4230 / Fax 952.447.4245 and third phases during the summer of 2004. In order to construct the road, the City is acquiring property from Priordale Mall and Hollywood Bar and Grill, which are presently under common ownership. The proposed roadway extends through the existing parking lot south of the mall, eliminating parking stalls and creating nonconforming parking, thus, necessitating this Variance application. III. DISCUSSION A. Proposal The ring road right-of-way acquisition will eliminate 132 parking stalls from the Priordale Mall site. There is a potential for the construction of 536 parking stalls on the property, however, the majority of these stalls have not been constructed on the site. Two access changes are proposed in conjunction with the road construction. First, the City intends to vacate Toronto Avenue. Second, Priordale Mall will have two points of access on the new ring road, one at the location of existing Toronto Avenue and another further south. Priordale Mall will retain the access on TH 13 at Toronto Avenue. In addition, the property will continue to be accessed via Duluth Avenue through the existing cross access/parking easement with Wells Fargo Bank. B. Required Off-Street Parking Section 1107.304 of the Zoning Ordinance requires 1 parking space for each 220 gross square feet for shopping centers less than 100,000 square feet. Shopping Centers are defined as "a group of commercial uses planned, developed and/or managed as a unit which has common parking facilities and contains a minimum of 50,000 square feet of total floor area. Shopping centers may include more than one building and more than one contiguous properly. Theaters and restaurants with liquor which locate within shopping centers will be considered separate principal uses for establishing parking requirements." Priordale Mall currently has ability to construct 519 parking stalls on the property. However, only 387 will be available to be constructed after the right-of-way acquisition. Based upon the shopping center classification, 426 parking stalls are required on site. Thus, the site will be deficient 39 parking stalls. c. Non-conformity as a Result of Government Action Section 1107.2303 (3) of the Zoning Ordinance provides that "if a governmental body takes land by exercise of its right of eminent domain and by that taking creates a parcel which does not conform to the width, area, or yard requirements of this Ordinance, the non-conforming parcel shall become a legal non- conformity and may be used thereafter only by complying with the provisions of this section, however, such a legal non-conformity is exempt from the L:\03 Files\03 Variances\Priordale\PC Report.doc 2 amortization provIsions as contained in this Ordinance. The same non- conforming status of the non-conforming parcel will result if the governmental body acquired the land by negotiation rather than by condemnation." Moreover, "...a property which becomes a legal non-conformity as the result of a governmental taking applies for a variance to reinstate the legal status to the property, the governmental taking shall constitute a hardship for the purpose of the variance." IV . ANALYSIS A. Variance Hardship Findings Section 1108.400 states that the Board of Adjustment may grant a Variance trom the strict application ot the provisions ot the Zoning Ordinance, provided that: 1. Where by reason of narrowness, shallowness, or shape of a lot, or where by reason of exceptional topographical or water conditions or other extraordinary and exceptional conditions of such lot, the strict application of the terms of this Ordinance would result in peculiar and practical difficulties or exceptional or undue hardship upon the owner of such lot in developing or using such lot in a manner customary and legally permissible within the Use District in which said lot is located. Finding: The right-ot-way acquisition extends through the Priordale Mall property and eliminates 132 potential parking stalls, thus creating an exceptional condition on the property. 2. Conditions applying to the structure or land in question are peculiar to the property or immediately adjoining property, and do not apply, generally, to other land or structures in the Use District in which the land is located. Finding: The government action creates a unique situation because the road extends through the property and eliminates 132 potential parking stalls. 3. The granting of the proposed Variance is necessary for the preservation and enjoyment of a substantial property right of the owner. Finding: The Variance is necessary tor the preservation and enjoyment ot a substantial property right of the owner to remain competitive and have ample parking for various types of uses. 4. The granting of the proposed Variance will not impair an adequate supply of light and air to the adjacent property, unreasonably increase L:\03 Files\03 Variances\Priordale\PC Report.doc 3 the congestion in the public streets, increase the danger of fire, or endanger the public safety. Finding: The Variance will not impair an adequate supply of light and air to the adjacent property, unreasonably increase the congestion in the public streets, increase the danger of fire, or endanger the public safety. 5. The granting of the Variance will not unreasonably impact on the character and development of the neighborhood, unreasonably diminish or impair established property values in the surrounding area, or in any other way impair the health, safety, and comfort of the area. Finding: The Variance will not impact the character of the neighborhood because the 132 parking stalls to be eliminated have not been constructed on the site. 6. The granting of the proposed Variance will not be contrary to the intent of this Ordinance and the Comprehensive Plan. Finding: The Variance will not be contrary to the intent of the Zoning Ordinance. Section 1107.2303 (3) of the Zoning Ordinance provides a sufficient basis to meet the hardship criteria and grant a Variance when the nonconformity is a result of government action. 7. The granting of the Variance will not merely serve as a convenience to the applicant but is necessary to alleviate a demonstrable undue hardship or difficulty. Finding: The Variance will not serve as a convenience to Priordale Mall, but is necessary because the right-of-way acquisition will eliminate the potential for 132 parking stalls to be constructed on the site. 8. The hardship results from the application of the provisions of this Ordinance to the affected property and does not result from actions of the owners of the property. Finding: Section 1107.2303 (3) of the Zoning Ordinance provides that a non- conformity as a result of government action constitutes sufficient grounds to meet the hardship criteria to a grant a Variance. The hardship results from government action. But for the extension of the roadway through the property, Priordale Mall would not need a Variance. 9. Increased development or construction costs or economic hardship alone shall not be grounds for granting a Variance. L:\03 Files\03 Variances\Priordale\PC Report.doc 4 Finding: Increased development or construction costs are not associated with this Variance. Staff believes the nine Variance criteria have been met. The right-of-way acquisition for the ring road extends through the property thereby reducing the number of parking stalls, creating nonconforming parking. Thus, the government action constitutes sufficient grounds to meet the hardship criteria to grant a Variance, pursuant to Section 1107.2303 (3)of the Zoning Ordinance. V. CONCLUSION The City of Prior Lake is acquiring right-of-way for the extension of the ring road project. The right-of-way extends through the Priordale Mall property and removes 132 potential parking stalls, making the number of parking stalls fewer than that required by the Zoning Ordinance. The nonconformity being created by government action, the Zoning Ordinance provides that such action provides sufficient grounds to meet the hardship criteria to grant a Variance. Based upon the findings set forth in this report, staff recommends approval of the Variance. VI. ALTERNATIVES 1. Approve the Variance, or approve any variance the Planning Commission deems appropriate in the circumstances. 2. Table or continue discussion of the item for specific purpose. VII. RECOMMENDATION Staff recommends alternative #1. VIII. ACTION REQUIRED This request requires the following motion: 1. A motion and second adopting Resolution 03-014PC approving the 39 parking stall Variance for Priordale Mall. IX. ATTACHMENTS 1. Resolution 03-014PC 2. Location map 3. Site plan 4. Applicable regulation L:\03 Files\03 Variances\Priordale\PC Report.doc 5 16200 Eagle Creek Avenue S.E. Prior Lake, MN 55372-1714 RESOLUTION 03-014PC A RESOLUTION APPROVING A 39 STALL VARIANCE FROM THE 426 OFF- STREET PARKING STALLS REQUIRED FOR PRIORDALE MALL BE IT RESOLVED BY the Board of Adjustment of the City of Prior Lake, Minnesota; FINDINGS 1. The City of Prior Lake is requesting a Variance from the minimum number of required off-street parking stalls for Priordale Mall located on property zoned C-4 (General Business) at the following location, to wit; 16760 Toronto Avenue SE S Y2 of Section 2, Township 114, Range 22, Scott County, Minnesota. 2. The Board of Adjustment has reviewed the application for the Variance as contained in Case #03-143PC and held a hearing thereon on December 8, 2003. 3. The Board of Adjustment has considered the effect of the proposed variance upon the health, safety, and welfare of the community, the existing and anticipated traffic conditions, light and air, danger of fire, risk to the public safety, the effect on property values in the surrounding area and the effect of the proposed variance on the Comprehensive Plan. 4. The right-of-way acquisition extends through the Priordale Mall property and eliminates 132 potential parking stalls, thus creating an exceptional condition on the property. Priordale Mall needs those eliminated potential parking stalls for the redevelopment of the site. 5. The government action creates a unique situation because the road extends through the property and eliminates 132 potential parking stalls. 6. The Variance is necessary for the preservation and enjoyment of a substantial property right of the owner to remain competitive and have ample parking for various types of uses. 1:\03 files\03 variances\priordale\approval resolution.doc www.cityofpriorlake.com 1 Phone 952.447.4230 / Fax 952.447.4245 7. The Variance will not be contrary to the intent of the Zoning Ordinance. Section 1107.2303 (3) of the Zoning Ordinance provides a sufficient basis to meet the hardship criteria and grant a Variance when the nonconformity is a result of government action. 8. The Variance will not serve as a convenience to Priordale Mall, but is necessary because the right-of-way acquisition will eliminate the potential for 132 parking stalls to be constructed on the site. 9. The contents of Planning Case #03-143PC are hereby entered into and made a part of the public record and the record of decision for this case. CONCLUSION Based upon the Findings set forth above, the Board of Adjustment hereby approves the following variance: 1. A 39 stall Variance from the 426 off-street parking stalls required for Priordale Mall (Section 1107.307 Off-Street Parking for Commercial Uses.), subject to the following condition: a. The resolution must be recorded at Scott County within 60 days of adoption. Proof of recording, along with the acknowledged City Assent Form, shall be submitted to the Planning Department prior to the issuance of a building permit. Adopted by the Board of Adjustment on December 8, 2003. Anthony Stamson, Commission Chair ATTEST: Donald R. Rye, Community Development Director 1:\03 files\03 variances\priordale\approval resolution.doc 2 _ocation V1a) for ::>riorda e V1a Variance j'~ ~~")}\ l~~~ -- - ~NI"~"~__ / FRANKLIN TRL 5E _ /'i< )&~~!::// ~ 00 ------- -------- I~ % : % I I I I ~Jr,~ILJWllll-I~11 ]J[]J[]J~IIIIIII u} I is- ')- I jg . I L "" ~O;e;sT 5E ~ _ '~~~ ~ r ~ r w. n ~ lJLLJ VINE 5T I PONDVIEW ~ r I Jt~\ ( \ i -z. ~ + 1200 Feet I 800 400 o 400 I If !I I I ..-,.., ~u , '- '-~\ ../ --1D --1\ \ ..J s " c . ~ o ~ o ,- ~ ~ .;: -' A .,1lO0II0n__ WSB 1.':-"= ~ ,.= ~ CUIlRENT DESIGN Ring Road Prior Lake, Minnesota ~ v ~ --- 0 75 15. r ~ n r--' I I I ;1 U LJ\., '--- ~ = '----' = i \ ' (/'V;J <: / r--- ;//-... ) i. //) L -<,-( ) iCJ \\[ / ; r ~l;.r0 \;;= d; _ WSBI'nljocINo.l_ Figure Number 1_ h I USE I Pool HallsNideo Arcades Skating Rink or Public '1 Auction House Sports!Health Clubs! Physical Culture Studio! Swimming Pool Theater, Auditorium, Assembly Hall, Meeting Hall Restaurants With Liquor Restaurants Without Liquor Retail Store, Grocery Store and Service Establishments Where More Than 25% of the Gross Area is Customer Area. Retail Store and Service Establishment where less than 25% of the Gross Floor Area is Customer Area and where Product is Picked up or Delivered by Patron. Shopping Centers with over 100,000 square feet. -+ I. Shopping Centers with less than 100,000 square feet. Grocery Store with Shopping Centers Food Services including designated seating areas within Shopping Centers Zoning Ordinance REQUIREMENT 1 parking space for each 25 sq. ft. of customer area. (- 50 parking spaces, plus 1 additional space for each 100 sq. ft. of floor space in excess of 2,000 sq. ft. 1 parking space for every 200 sq. ft. of non- court area plus 2 parking spaces per tennis or racquetball court and 1 parking space for each 50 sq. ft. of deck area for a swimming pool. 1 parking space for each 3 seats of design capacity. 1 parking space for each 50 sq. ft. of gross floor area. 1 parking space for each 60 sq. ft. of gross floor area. 1 parking space for each 180 sq. ft. of gross floor area. If, however, the merchandise displayed for sale is large such as furniture, carpeting, large appliances, or automobiles, the parking requirement shall be 1 parking space for each 500 sq. ft. of gross floor area. 'I ( "-: 1 parking space for each 1 00 sq. ft. of customer floor area. 1 parking space for each 200 gross sq. ft. 1 parking space for each 220 sq. ft. 1 parking space for each 180 gross square feet of floor area. 1 stall per 200 sq. ft. of gross floor area for up to 2% of the gross floor area of the shopping center. Food Service exceeding " 2% of the gross floor area of the shopping center gross floor area shall require 1 stall - May 22, 1999 City of Prior Lake 1l07lp14 APPLICA'l'lO~S & APPLICArl'IO~ ~A'l'bRlALS L:\TEMPLA TE\FILEINFO.DOC Planning Case File No. () 3...... I (j~ Property Identification No. ~~ -qO 9--()~( -0 City of Prior Lake ZONING/LAND USE APPLICATION Type of Application Brief description of proposed project (Please describe the proposed amendment, project, or variance request. Attach additional sheets if necessary). VOr-lC4nc-e, to ~mlt "CJ07 pO riLl nl1 s.~ II-S. 0... t Pneyd C{'1-€ Ma II . o Amendment to Zoning Map o Amendment to Zoning Ordinance Text o Amendment to Comprehensive Plan Land Use Map o Conditional Use Permit IRJ Variance o Planned Unit Development o Senior Care Overlay District o Home Occupation o Amendment or Modification to approved CUP or PUD o Other Applicant: Address: Telephone: Lrtv Or- PflQr LCtK..e ~ QGy)WC--i'. trzlnK:.- ~'e.r (home) (work) (fax) ....-. ^ . Property Owners (if different than applicant): -'5~ At..- .M A Ii- ~ rA R:1 N bIG> Address: U.QiOb R~ U...JlSu....L:t'L I. ~t.O--n ~U-.CAQ I eft.. Telephone: (home)0~1 ~9-llibl -(work) Type of Ownership: 0 Fee 0 Contract for Deed q~" , (fax) o Purchase Agreement Legal Description of Property (Attach additional sheets if necessary): l(P'700 T()rlJY)' u Ave St::: s:ec. 1lCY\ !J... ,\ IVv\J II4-J Rn9 &9. To the best of my knowl ge the information provided in this application and other material submitted is correct. In add' . n, I have ead t relevant sections of the Prior Lake Ordinance and procedural guidelines, and understand that ap i ation i ot b rocessed until deemed complete by the Planri~; qfrector or assignee. JI11'f/o::J, Date! I Date ADDITIONAL PROJECT INFORMATION (Required for PUD,CUPand SC Overlay District applications) Will the developers requestJillancial assistance from the City? o Yes o No If yes, please describe the amount and type of assistance requested (attach additional pages ifnecessary). Will anyone .other than the applicant be involved in the ownership, development & managementofthis project? o Yes (If yes, please attach a list of the names and the role of all persons involved in the project.) 0 No 1:\handouts\2001 handouts\zoning\zoning app.doc ~~---~'-~-~---~...'-"~..,~.,<~~-'_.... ._~~ .._._-_...-----.-.,._~.~-_. ,_.~~--~,~-~------,...-._"~,..'_-...~, ~".~,... 16200 Eagle Creek Avenue S.E. Prior Lake, MN 55372-1714 December 9, 2003 Anthony Stamson 16095 Wren Court SE Prior Lake, MN 55372 Dear Mr. Stamson: Enclosed please find Resolutions 03-014PC and 03-015PC for the Priordale Mall and Hollywood Bar & Grill Variances, as adopted by the Planning Commission on December 8,2003. Please review and sign the resolutions and return them in the enclosed self-addressed stamped envelope. Should you have any questions, please feel free to contact me at 447-9813. Thank you. Happy Holidays. Sincerely, L~ Cynthia R. KirC'ho Planner Enclosures " www.cityofpriorlake.com Phone 952.447.4230 / Fax 952.447.4245 Overheads Presentation ~aterials L:\TEMPLA TE\FILEINFO.DOC Location Ma) for Priordale Mall Variance I L r- / FRANKUNTRl SE ~.,) / . ~~/ \ ~&' / ./ ) ) /~' "1- ri f I - ~ 1 OWER ST SE rlvn~"'OI ~t VINE ST --, ~ ~ ~ ~~m: ' ~ ;p ~ :> - - ~ - - em VA ~ 170'TH ST E :, ~~,~~~ i "t. ~ _i( 'u / /~_ N 400 0 400 800 1200 Feet + I I " If ~ ~I~ . ..~ f ~ A uOp' .j.ueJJno\pOO\ZOO-[9ZIV.:l , -, 0 ~ ~ ~ S\ '" [ .... [] -, [J L <> 0 0 1-'------.. - ..-....--...-, -1 l 1...-' ) ! -' ,-' (s'~ YJl~ -........ '('--..-..'--- ,,' ..........') " ,------ , I [ '1: LI -,..~ ~ ~I ........"./' /\ '~ ~/ '\ '.....N........ --.. - --L"l I I j ] " /,1 '..........- 1 ""'It"'l" . ; '-1 r ; I I, Ii J l !;I Ii I , ---k , 'I r i '" . I ! 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W::I."'C'IMI;I:::lI:,:' .:I.....".ulI:...1i 783-641....800 FAX 763-641-1100 11€1l(1,. a.Tn TH&T rM5 .........S'fCIfIC"'ION,OllII(I"GIT .AS ""AIlU IT 0llI LN)fJI lIT M:Ct S&fta'll5Df AN) lllAl ..... " GUll L1C(NSl:O PIM>>"[UlONo\l rCKUI lH)U T~~ DAVID Eo HUTTON. P.L I M:VISIOIfIfO. I lIlJ't.AUTI... SCALll AS _Tn IlAff l"lAN .', Of51.. ''I', 1 .... SK CH[CC[l1 UI p..c. .... I DEH D12I]-oo IECOID Ctl"'f 1', D.Tf 1/21/02 191]] IIEARl~G ~orl'ICES L:\TEMPLA TE\FILEINFO.DOC NOTICE OF PUBLIC HEARING TO CONSIDER VARIANCES FROM THE ZONING ORDINANCE FOR OFF-STREET PARKING You are hereby notified that the Prior Lake Planning Commission will hold a public hearing at Prior Lake Fire Station #1, located at 16776 Fish Point Road SE (Southwest of the intersection of County Road 21 and Fish Point Road), on: Monday, December 8,2003, at 6:30 p.m. or as soon thereafter as possible. REQUEST: Variances to have less than the minimum number of required parking stalls for Priordale Mall. APPLICANT: City of Prior Lake OWNER: Bealmake Partners SUBJECT SITE: 16760 Toronto Avenue SE, legally described as part of the S % of Section 2, Township 114, Range 22, Scott County, Minnesota. If you are interested in this issue, you should attend the hearing. Questions related to this hearing should be directed to the Prior Lake Planning Department by calling 447-9810 between the hours of 8:00 a.m. and 4:30 p.m. Monday through Friday. The Planning Commission will accept oral and/or written comments. Oral or written comments should relate to how the proposed construction and requested variances are or are not consistent with the Zoning Ordinance and variance hardship criteria. Prepared this 1 ih day of November 2003. Cynthia Kirchoff, AICP, Planner City of Prior Lake To be published in the Prior Lake American on Saturday, November 22, 2003. L: \03 Files \03 Variances \Priordale \Published Hearing Notice.doc Cynthia Kirchoff From: Cynthia Kirchoff Sent: Monday, November 17,20038:31 AM To: Prior Lake American (E-mail) Subject: Variances for Priordale Mall & Hollywood Deb- Please publish the attached hearing notices in the November 22nd edition of the Prior Lake American. Thanks. Let me know if you have any questions. Cynthia Kirchoff, AICP Planner City of Prior Lake 16200 Eagle Creek Avenue SE Prior Lake, MN 55372-1714 (952) 447-9813 (952) 447-4245-fax 11/17/03 Page 1 of 1 AFFIDAVIT OF SERVICE BY MAIL COUNTY OF SCOTT ) )ss ST ATE OF MINNESOTA) (~.AA1L ~~fthe City of Prior Lake County of Scott, State of Minnesota, being dul~)rorn, says on the ~ay of ~. __~ 2003"she served the attached list 9fRerson~ to h~ve an in!erest in~e \J~t..L YLo~ -U-~ V/~~(U'YltYctA..f.t vtMK by mailing to them a copy thereof, ~~ in an envelope, posthge prepaid, and b epositing same in the post office at Prior Lake, Minnesota, the last known address of the parties. Subscribed and sworn to be this day of .2003. NOTARY PUBLIC L:\DEPTWORKIBLANKFRM\MAlLAFFD,DQC NOTICE OF PUBLIC HEARING TO CONSIDER VARIANCES FROM THE ZONING ORDINANCE FOR OFF-STREET PARKING You are hereby notified that the Prior Lake Planning Commission will hold a public hearing at Prior Lake Fire Station #1, located at 16776 Fish Point Road SE (Southwest of the intersection of County Road 21 and Fish Point Road), on: Monday, December 8,2003, at 6:30 p.m. or as soon thereafter as possible. REQUEST: Variances to have less than the minimum number of required parking stalls for Priordale Mall. APPLICANT: City of Prior Lake OWNER: Bealmake Partners SUBJECT SITE: 16760 Toronto Avenue SE, legally described as part of the S % of Section 2, Township 114, Range 22, Scott County, Minnesota. If you are interested in this issue, you should attend the hearing. Questions related to this hearing should be directed to the Prior Lake Planning Department by calling 447-9810 between the hours of 8:00 a.m. and 4:30 p.m. Monday through Friday. The Planning Commission will accept oral and/or written comments. Oral or written comments should relate to how the proposed construction and requested variances are or are not consistent with the Zoning Ordinance and variance hardship criteria. Prepared this 26th day of November 2003. Cynthia Kirchoff, AICP, Planner City of Prior Lake To be mailed to property owners within 350 feet of the subject site on November 26, 2003. L:\03 Files \03 Variances \Priordale \Mailed He~.P1oticeldoc WWW.cllyOtpnoraKe.com Phone 952.447.4230 / Fax 952.447.4245 Property Owners wit lin 350' of Priordale Variance ................ \1 I I I -'~L'" N PID SHSRTN I SHHOUS SHSTRE SHAD2 SHCITY S SHZI SHZ' HOUSGS STREGS STT A IPRPLAT I PR PR LEGAL 1 LEGAL2 SECT-12 TWP-114 RNG-022 COMMON ELEMENTS: LOT 3 & 10 BLK 1. LOT 7 & 9 BLK 2. LOT 5 BLK 3, LOT,3 BLK 4, LOT 3 253791950 DR HORTON INC MN 20860 KENBRIDGE CT STE 100 LAKEVILLE M 55044 0 PLAT-25379 CIC 1079 DEERFIELD CONDOMINIUM BLK 5. LOT 5 BLK 6. OUTLOTS A & B SECT-02 TWP-114 RNG-022 COM ELINE W112 SE1/4 1940.8' N OF SE COR. WON RD 652.15' TO HWY 13 & POB. W 410. DEFLECLEFT 241.19'. NEON HWYTO 259020493 SCHOELLER.JOHN J & CAROL A 3570 BASSWOOD CIR SW PRIOR LAKE M 55372 16511 ANNA TRL SE POB SECT -02 TWP-114 RNG-022 COM 410' W OF INT OF NW ROW OFHWY 13 & TWP RD. W 230', SERL Y355.78' TO NW ROW 259020492 UNITED STATES POSTAL SERVICE PO BOX 69069 ST PAUL M 55169 0 13, N 200'. NW TO POB. SECT -02 TWP-114 RNG-022 W112 SE1I4 & E112 SW1/4 COM 1940.8' N OF SE COR W1/2 SE1/4W 652.15', SW 640' TO POB, SW 119.77'. SW231.5'. SE 302.8',NE TO 259020494 PRIOR LAKE STATE BANK 16677 DULUTH AV PO BOX 369 PRIOR LAKE M 55372 16677 DULUTH AV SE INT WITH POB, NW TO POB. SECT -02 TWP-114 RNG-022 W112 SE1/4 COM 1677.13' N OF SECOR. W215.84' TO POB, W 481.35'. NE 175'. ETO PT 444'W OF ELINE. SE TO PT 72,87' NOF S 259020460 VELlSHEK,DAVID E & MARY KAY 7540 CREDIT RIVER BLVD PRIOR LAKE M 55372 0 LINE. E 192.16'. S 72,87'TO POB. 253910010 HEALTHSYSTEM MINNESOTA 6500 EXCELSIOR BLVD ST LOUIS PARK M 55416 4670 PARK NICOLLET AV S PLAT.25391 PARK NICOLLET ADDN SECT -02 TWp.114 RNG-022 SECT-02 TWP-114 RNG-022 W112 SE1/4 COM 1177.13' N OF SE COR. W 700' TO POB. W 15O'.N 387.2'. NE TO INT W POB, 259020470 BEALMAKE PARTNERS LLC 3535 VIA FLORES SAN DIEGO C 92106 0 S 497.87' TO POB. 252850020 BARSNESS.E N 1000 WATERSTN ATTN HEATHER L PEROITR1 MILWAUKEE W 53202 0 PLAT-25285 BUSSE FIRST ADDITION .2 252850010 DAVANN INC 15538 SCHROEDER CIR NE PRIOR LAKE M 55372 1784 0 PLAT-25285 BUSSE FIRST ADDITION 1 SECT -02 TWP-114 RNG-022 E112 SW1/4 & W112 SE1/4 LYING S OF HWY 13, LYING N & E OF BROOKSVILLE CENTER 2ND & ENIVID 1 ST ADDN & LYING W OF TORONTO AV EX COM SE COR OF 1-1. BROOKSVILLE CENTER 2ND. N'ERL Y TO NE COR, NE 25'. SE TO PT 125' E OF 259020210 BEALMAKE PARTNERS LLC 3535 VIA FLORES SAN DIEGO C 92106 16760 TORONTO AV SE POB. W 125' TOPOB, SECT-02 TWP-114 RNG-022 P/O SW1/4 LYING BETWEEN OLD & NEW HWY 13 & 259020491 PRIOR LAKE STATE BANK 16677 DULUTH AV PO BOX 369 PRIOR LAKE M 55372 0 LYING SW OF BUSSE1 ST ADDN 250220011 BEALMAKE PARTNERS LLC 3535 VIA FLORES SAN DIEGO C 92106 0 PLAT-25022 BROOKSVILLE CENTER 1ST ADD 1 1 EX BROOKSVILLE CENTER 2ND ADDN 253910040 HEALTH", ",eM MINNESOTA 6500 EXCELSIOR BLVD ST LOUIS PARK M 55416 4637 PARK NICOLLET AV S PLAT-25391 PARK NICOLLET ADDN 3 2 SECT -02 TWP-114 RNG-022 LYING N OF LINE COM 170' S OF NW COR. NE PARALLEL WI N LINE 192.59' TO E LINE LOT 1 & THERE 251770041 HOLIDAY STATIONSTORE INC PO BOX 1224 MPLS M 55440 16800 DULUTH AV S PLAT-25177 BROOKSVILLE CENTER 2ND ADD 1 2 TERMINATING SECT -02 TWP-114 RNG-022 S 200' OF TRACT: P/O W112 SE1I4 COM PT ON E LINE W112 SE1/4 977.13' N OF SE COR. W 700' TO POB, W 150', N 58720'TO S ROW HWY. NE TO PT N OF POB. S ,CURVE SE 127.06'. N 79-15-49 E11.13' 697.87' TO POB EX W 25'L YING N OF TO E LINE OF ABOVE TCT 61.23' S OF LINE COM SW COR ABOVE TRACT. N NE COR OF ABOVE TRACT & THERE 259020481 PRIOR LAKE. CITY OF 16200 EAGLE CREEK AV PRIOR LAKE M 55372 0 102.3' TO POB TERMINATING 259020211 MARQUETTE BANK SHAKOPEE 380 251770010 FIRST NATIONAL BK SHAKOPEE 380 259020480 BORKA,LORRAINE 14384 251770040 HOLIDAY STATIONSTORES INC 4567 259020220 PREMIER EQUITY INVESTMENTS 3237 25177OOSO WETTERLIN INC 16820 252690010 UNITED STATES POSTAL SERVIC 6201 252690020 UNITED STATES POSTAL SERVIC 6201 2S022003O PAR INVESTMENTS LLP 1000 2S022OOSO ISO 719 5300 252690030 BB VII REAL ESTATE HOLDING LL 4570 MARSCHALL RD S SHAKOPEE M 55379 SECT-02 TWP-114 RNG-022 Wll2 SEl14 & Ell2 SWl14 COM SECOR OF 1-1 BROOKSVILLE CTR 2NDNW 419.74'. NE 25', SE TO NE COR OF 2-1, W 125' TO POB EX PIO LYING S OF LINE COM SE CORBROOKSVILLE CTR 2ND, N 11-28.19 W ALONG E LINE LOT 1 83,60', CURVE 0 W LINE OF ABOVE PARCEL & THERE NE 99.36' T TERM EX PIO LYING S OF LINE COM SE COR LOT 1 , N 11-28-19 W ALONGE LINE LOT 1 83.60' TO POB. W 24.03'.CURVE SW 80.70', N 21-15-20 W 45.73' TO W LINE PLA T-25177 BROOKSVILLE CENTER 2ND ADD 1 LOT 1 & THERE TERM SECT -02 TWP-114 RNG-022 S 200' OF TRACT: PIO Wll2 SEl14 COM PT ON E LINE Wll2 SEl14 977.13' N OF SE COR, W 700' TO POB. W 150'. N 587.20'10 S ROW HWY. NE TO PT N OF POB, S TO POB, CURVE SE 127,06'. N 79-15-49 E 697,87' TO POB EXW25'EX PIO LYING N 11.13' TO ELINE OFABOVE PARCEL OF LINE COM SW COR ABOVE TRACT, N 61.23' S OF NE COR OF ABOVE PARCEL 102.3' & THERE TERM ST S PLAT-25177 BROOKSVILLE CENTER 2ND ADD 1 2 S PIO o MARSCHALL RD S SHAKOPEE M 55379 o RUTGERS ST NE 80STW PRIOR LAKE BLOOMINGTON M 55372 M 55437 o 4393 MAPLEWOOD HENNEPIN AV DULUTH AV SE COLLEGE BLVD STE 400 COLLEGE BLVD STE 400 SECT -02 TWP-114 RNG-022 Wll2 SEl14 COM 977.13' N & 412,SO' W OF SE COR, MINNEAPOLIS M 55408 16829 TORONTO AV SE W 412.5'.S 273', E 412.5', N 273' TO POB, PRIOR LAKE M 55372 0 PLAT-25177 BROOKSVILLE CENTER 2ND ADD 2 2 OVERLAND PARK K 66211 2443 0 PLAT .25269 ENIVID 1 ST ADDN 1 1 OVERLAND PARK K 66211 2443 0 PLAT-25269 ENIVID 1ST ADDN 2 1 COM SW COR. N 266.8', E 460'. SW HASTINGS M 5S033 4671 TOWER ST S PLAT-2S022 BROOKSVILLE CENTER 1ST ADD 2 67.88'. S 217.16', W S08' TO POB, PRIOR LAKE M 55372 4540 TOWER ST S PLAT-2S022 BROOKSVILLE CENTER 1ST ADD 3 E 300' OF EDINA M 55435 0 PLAT-25269 ENIVID 1ST ADDN 2 LYNWAY WESTWOOD DR SE PO BOX 539 77 ST W STE 150 16200 Eagle Creek Ave. S.E. Prior Lake, Minnesota 55372-1714 RETURN SERVICE REQUESTED t:'-' - .----:J I' - ...;.;; ':::;;:"OY"c f............-.....L '~. .c: ~/ f" ..<:1" ~ -.ol"'!!:- ~ -1-i~.. --U'-; a. 21 ,- Is., NOV26'03 I (-?'.1 . . 4, t - 'c.~'- ~.... ~IN~; P,B.METf'" .;.' 605571$_ PREMIER EQUITY INVESTMENTS INC 3237 HENNEPIN A V MINNEAPOLIS. MN 55408 PREM237 55~OQ203~ 1603 21 12/01/( RETURN TO SENDER :PREMIER EQUITY INVESTMENTS 5605 W 36TH ST #205 SAINT LOUIS PARK MN 55Q16-250e RETURN TO SENDER SS:+ OiiK:j4'1~.R~ ft."::: \ 111111111 IIlli 1\ 111111 11111I1 HIII\ln III 1\11111 11'11111111 il