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HomeMy WebLinkAboutPlanning Commission Minutes 03-21-1979PLANNING COMMISSION, CITY OF PLYMOUTH MARCH 21, 1979 A regular.meeting of the Plymouth Planning Commission was called to order by Chairman David. Davenport at. 7-35 p.m. in the City Council Chambers, 3400 Plymouth, Blvd. 14EMBERS PRESENT., Chairman Davenport, Commissioners Schneider, Vasillou and Eagleton MEMBERS ABSENT: Commissioners Threinen, Barron and Wire STAFF PRES01, Director of Planning, Blair Treme!-e PUBLIC HEARING 79011 - Jack Gassner Variance Staff reviewed the report dated March 16, 1979 regarling the proposal for a variance from the subdivision ordinance to permit a 2 -parcel lot division at 18225 County Road 24, wherein each parcel would be deficient as to width and as to area, Chairman Davenport opened the Public Hearing and recognized Mrs. Mary Weinzierl, 18820 County Road 24 who represented the petitioner; she explained that the petitioner was out of town and not able to attend the meeting, She stated that the petitioner had acquired the property in the fall of 1978 and was aware of the problematical character of the soil and topography as well as the pending deferred special assessments which have been accruing since City Council action in 1,969 allowing for the deferred assessments. She stated the petitioner's position was the costs of developing the property, including substanti , C-: sz-11 correction and grading as well as the special assessments, could be better borne: if two parcels each with a single family home were allowed. Chairman Davenport confirmed that the special assessments had been deferred at the request of the then property owner, He inquired of Mrs. Weinzierl what the alleged hardship was in the context of the variance criteria listed in the subdivision, ordinance. Mrs. Weinzierl responded that the condition of the land and the amount of the special assessments rendered development of the parcel with one dwelling virtually prohibitive given the limitations of the real estate market for this area- She suggested that the prevailing real estate market values in the area better related to 2 single family dwellings on the property, Chairman Davenn-ort, requested Staff to re -3d the ordinance criteria for a variance. Commissioner Vasiliou commented that it appeared the ;-imary grounds for the variance were economic and noted that the lots to the east and west were comparable it, size and contained single family dwellings. Mr. Robert Richel$ 1V05 County Road 24 stated his property is immediately to the east of the subject property and that he had lived there for 25 years. He stated his concern was with the amount of fill and corrective grading which woult be necessary and the effect such work would have on the drainage of the area. He stated he did not feel the property values in the area would be enhanced by 2 single family dwellings rather than one; and he stated that the conditions of the lz..nd had been known by the former owner as well as the, present owner. Mrs. Weinzierl commented tbat the former owner had offered the property to neighboring residents who had not been interested in purchasing the land. She stated that the peti- tioner believed 2 new single family dwellings on the property would enhance the area. PLANNING COMMISSION MINUTES March 21, 1979 Chairman 0avenport closed the public hearing MOTION by Commissioner Schneider, seconded by Commissioner Vosiliou, to take action on the petition at this meeting. MOTION CARRIED (4-0-0) All in favor Following further discussion there was a MOTION by Commissioner Vasiliou, seconded by Commissioner Schneider, to make the following recommendation to the City Council:: That the request by Mr: lock Cassner for a variance as 1 o lot w;dth and area in the matter of a proposed lot division of property at 18225 County Road 24 be denied for the ')ollowing reasc,ns 1, The criteria for granting variances from the subdivision ordinance, per Section 500.41 of the City Code hav-s not bees-, met. 2. The negative impact of the variances upoi] the comparable parcels neigh- boring would be greater than the alleged and primarily economic hardship of the petitioner who knew of the conditions of the land and the deferred special.assessments prior to purchase, MOTION CARRIED 0-0--0) All in favor Commissioner Schneider stated that should the City Council find basis for granting the variance and the subsequent lot division, detailed soil correction, grading and drainage plans should be required. 79012 i Plymouth Industrial Associates/Ryan Construction Co. Preliminary Plat/Plan Staff introduced the item reviewing xhe report of March 16, 1979 regarding the proposed subdivision into five (5) industrial lots of the approximately 40 acres in the northwest quadrant of 49th Avenue North and Nathan Lane. Staff also commented on the March 20, 1971 Engineer's Memorandum, Item #6 regarding the recommended extension of51st Avenue North from the east to the west boundary of the property, rather than the proposed cul-de-sac. Commissioner Schneider voiced concern with 51st Avenue North continuing through 'the property into an area guided LA -2 with eventual intersection with Zachary ,Lane on the west. lie stated that this would =invite undue truck traffic from the industrial area through a residential neighborhv-od. Staff noted that with the present49thAvenue/51st Avenue design trucks could also -proceed westbound from this area although not as readily as if 51st Avenue were directly connected through the subject property, Chairman Davenport opened the Public Hearing and recognized Mr. Rich Sathre of McCombs - Knutson Associates who repre4ented the petitioner. He displayed graphics of the proposed development and explained that the land to the West of this property was very constrained with respect to topography and wetlands, and stated that the proposed cul-de-sac design for 51st Avenue was -made in consideration of reducing the traffic generation to the west. He suggested that perhaps 49th Avenue/51st Avenue could be terminated in a cul-de-sac from the gest, but not connected to 51st Avenue as it extended into this property from Nathan Lane. Mr.. Sathre discussed the various marsh areas in the development and the compensating or mitigating actions which were being proposed to balance the enviro%mental impact the development would have on the area. He stated that some of these measures had been reviewed by the Department of Natural Resources which had tentatively endorsed the sections.. Staff noted that a ;mandatory Environmental Assessment was required for this development, PLANNING COMIMISSION MINUTES -3- March 21, 1975 and that the petitioner had prepared an Environmental Assessment Worksheet (EAW)l which would soon be submitted to the appropriate State agencies. Chairman Davenport inquired about the proposed extension of railroad trackage into the site from the mainline tracks on the north edge of the property, Mr. Sathre responded that be did not feel the extension of tracks into the site would be detrimental to the area on the west and, suggested that during site plan review for the individual propertie the City could require special buffering and screening., Wes Clemens, 5615 Evergreen Lane -representing Northwestern Bell who owns the property across the street to the east stated they had been aware the land was zoned I-1 and had anticipated eventual development. He stated concerns regarding extension of 51st Avenue North through the project and endorsed the concept as proposed. He also stated that the aesthetics of the site and buildings should be of comparable quality to the North- western Bell site. Duane Ofetrich, 1912 Timberline Spur representing Meadow Corporation developers of the Nathan Trails RPUD south of 49th Avenue North stated three concerns., 1, The proposed railroad trackage extension southerly toward 49th Avenue on the east side of proposed Lot 5; 2, The need for substantial screening and berming of parking areas as they abut residential areas; 3. Concern with the major entrance onto 49th Avenue North and whether truck, traffic could not be diverted northerly to 51st Avenue they) to Nathar, Lane then to 49th. He stated that an industrial development of the magnitude proposed especially with the railroad trackage, could have a detrimental effect on the quality housing to bedevelopedinthearea. Chairman Davenport inquired of the petitioner who comprises Plymouth Industr"al Associates. Mr. Sathre stated it involved individuals of the Ryan Construction Company, Chairman Davenport recognized Mr. John Gabrielson of Coldwell Banker Co. realtors and inquired as to the nature of the proposed uses. Mr. Gabrielson, stated it was expected whatever uses would be permitted by the ordinance in the I-1 district would be developed, and the character of the development would be similar to that in the Minneapolis Industrial Park area.. Further discussion ensued regarding the proposed railroad trackage design and fir, Sathre noted that no trackage was proposed for Lot 1, that the corridor shown on the south side of Building 5 and the corridor shown on the west side of building 2 were fire lanes and not railroad trackage. Chairman Davenport said the proposed building coverage appeared to be substantial. Mr, Sathre responded that the maximum 35% ground coverage had been shown to indicate possible development. Chairman Davenport remarked that site amenities in the form of landscaping and green areas seem to be sparse considering the density of development on the Northwestern Bell site, Commissioner Schneider stated that it was the responsibility of the developer to provide buffering and transition to neighboring areas. John Sullivan representing Ryan Construction Company stated that the petitioner intended to promote a quality development and that at this time the petitioner wished to retain the option of maximizing the use of the site to include possible 35% ground coverage. Mr. Sullivan also remarked that, per Staff's suggestion, it appeared that the United Hard- ware property could be incorporated into the final plat of the Ryan Business Center: he I PLANNINC COMMISSION 14INUTES -4- March 21, 1:979 stated the specifics would be proposed at the time of final plat, MOTION by Commissioner Schneider, seconded by Commissioner Vasiliou, to take action on the petition at this meeting. MOTION CARRIED (4-0-0) All in favor MOTION by Commissioner Schneider, seconded by Commissioner Vasiliou, to make the following recommendation to the City Council: That, the request by .Plymouth Industrial Associates/Ryan Construction Company for preliminary plat/plan approval of 5 Industrial lots in the northwest quadrant of 49th Avenue North and Nathan Lane be approved subject to the following conditions; I. Compliance with the Engineer's memorandum, except with respect to Item #6: 51st Avenue North is to be designed as indicated on submitted plan. 2. Completion of the required Environmental Assessment review process. 3. Internal railroad trackage shall be limited to the north side of Lot 2 the east side of Lots 3 and 5, and to the west side of Lot 4. 4, The setbacks along the west and south boundaries of the plat shall be 75 -feet. 5, Landscape plans for those portions of the plat on the west and south sides shall indicate substantial berming and buffering as a means of providing effective transition and screening. 6. The final plat shall include the United Hardware property to the south- east of this plat. In further discussion Commissioner Schneider stated that with respect to Lot 2, he would prefer to see the existing ponding retained as much as possible; recognizing that it would require a shift in the building location from that presented. MOTION by Commissioner Schneider, seconded by Commissioner Vasiliou, to amend the main motion with the addition of a seventh condition; 7. The staff report for the final plat shall include a summarization of the physical constraints analysis with respect to this site. in further discussion Chairman Davenport stated concern with the possible height of the industrial buildings especially on Lots 2, 3 and 5.' He recognized that the petitioner was representing the maximum ground coverage and that the actual buildings proposed would probably vary in mass, but height was of particular concern since it would affect the visual .esthetics in the entire area. MOTION by Chairman Davenport, seconded by Commissioner Vasiliou, to amend the main motion by adding an eighth conditions 8. Tae building heights on Lots 2, 3 and 5 shall be limited to 36 -Meet or 3 stories whichever is laser. Chairman Davenport called for a vote on each of the amendments. MOTIONS CARRIED (4-0-0) All in favor Chairman Davenport called for a vote on the main motion as twice amended. MOTION CARRIED (4-0-0) All in favor Further discussion ensued with respect to the land west of the subject site north of PLANNING COMMISSION MINUTES March 21, 1979 49th Avenue North and south of the railroad tracks which is guided LA -2 but which was zoned some years ago as I-1. Commissioners stated concern that the LA -2 guiding shouldberetaineduntilitisclearlydemonstratedthatotherguidingwouldbemoreappro- priate; in that content, the zoning should not be I-1. MOTION by Commissioner Schneider, seconded by Commissioner Vasiliou, to direct Staff_ to research the status of the ownership of the property west of the previous plattingnorthof49thAvenueNorthandsouthoftherailroadtrack, and to schedule a public hearing for purposes of rezoning tha land from I-1 to R-0. MOTION CARRIED (4-0-0) All in favor The meeting recessed at 9:10 p,m.. and resumed at 9:20 pm. A-552 - George A. Jackson Associates Revised Final Plat Staff reviewed the report of March 16, 1979 regarding petitioners' request to plat 9 industrial lots at the northeast corner of 28th Avenue )4orth and Vicksburg Lane rather than the 11 Tots approved under Council Resolution 76-723, Chairman Davenport recognized Mr. Dennis Schauer who represented the petitioner, and the Commission reiterated its' concerns that the landscaping and buffering along Vicksburg Lane and along 28th Avenue North should be substantial in consideration of the adjacent residential developments.. 'Mr. Soiaauer* stated the petitioner was aware of the City's concern. MOTION by Commissioner Vasiliou, seconded by Commissioner Schneider., to make the followinn recommendation to the City Council:. That the revised final pkat proposed by George A. Jackson Associates for Vicksburg Industrial Park at the northeast corner of 28th Avenue North and Vicksburg lane consisting of 9 4ndustria" lots be approved subject to the following conditions: 1. Compliance with the City Engineer's memorandum for this project. 2. Appropriate measures to implement construction of the proposed new Medina Road and Ranchview Lane as approved by the City Engineer: 3. Review and approval of the property abstract by the City Attorney shall be confirmed in writing. 4. All dead and diseased trees shall be removed from the site at the sole expense of the developer, 5. Private curb cut access for proposed `ots 1 and 2, Block 1 shall' be exclusively to Medina Road and to 28th Avenue North respectively. 6. Site plans will be developed with a 75 -foot buffer and substantial landscaped green strip along 28th Avenue North and along Vicksburg Lane. MOTION CARRIED 4-0-0) All in favor A-718 - Robert Middlemist Final Plat Staff reviewed the roport of March 16, 1979,regarding petitioner's request for Final Plat approval of 12 single family lots on Outl of A of the Robeitt Middlemist 3rd Addition in the southeast quadrant of Zachary Lane and County Road 9. Chairman Davenport recognized the petitioner who was asked why this plat was designated the 4th Addition, when the 5th Addition had been approved last year for property to the PLANNING COMMISSIOff MINUTES -C- March 21, 1979 east. Petitioner responded that his Engineer had designated the plat names and that this plat was next to the 3rd Addition which could be only partially platted in 1977 due to the non-availability of City sewer. Ken Jensen, 910E Ximines Lane stated he had nothing further to add. MOTION by Commissioner Vasiliou, seconded by Commissioner Schneider, to make the following recommendation to the City Council That the Final Plat for Robert Middlemist 4th Addition consisting of 12 single family 'lots in the :southeast corner of Zachary Lane and County .Road 9 be approved subject to the following conditions; 1 Compliance with the City Engineer's memorandum for this project. 2. Payment of park dedication fees -in -lieu sof dedication in the amount of $3,300..00 ($275 x 12 lots) 3. Provision in the development contract for proper erosion control during construction in accordance with City erosion control policy. r. Lot width variances are acknowledged for Lots 10, 1.1 and 12. 5. All dead and diseased trees on the property shall be removed and hauled away at owners expense. MOTION CARRIED . .0-0-0) All in favor 7901.6 - Gregory Riaa e Variance & Concept Plan Staff reviewed the report of March 16, 1979 regarding petitioner's proposal to develop an approximate 5 acre site on County Road 18 north of the Soo Line Railroad tracks with a If development. Staff explained that the site was not served by utilities which were in the 5 -year Capital Improvement Plan for installation in 1980. Petitioner is seeking a variance from Council Policy Resolution #75-664 which prohibits development in such areas. Staff explained the petitioner had also submitted a concept plan for development of the site in support of the variance request and for purposes of solicit;ng Commission direction in the preparation of final site plans shouldthe variance request be approved. Chairman Davenport recognized Mr. Riggle who suggested that the Commission could review the proposal :as a 2 -bedroom dwelling with approximately 800 garage units. He discussed his letter of January 9, 1979 speaking to the Council policy criteria for a variance, and explained that the proposed use was not intense, had no employees ocher than the resident caretaker and generated low traffic_„ Petitioner also stated that sewer and water needs for the apartment could be provided on-site until City utilities were available; and that the owner would be willing to post a bond insuring that Utility connections would be made when municipal services were available. As to fire protection Mr. Riggle suggested that the city was prepared to handle fire emergencies in existing areas of the City that did not have utilities and that the peti- V over was prepared to divide the proposed buildings with fire walls at a greater frequency than that required under the Uniform Building Code. He also stated that fire extinguishers would be provided on the outside of the building every 150 -feet, and he indicated that "dry" fire hydrants would be installed in anticipation of City water being available in 1980. He suggested that there was no dan0er to the general public, that there was no occupancy PLANNING COMMISSION MINUTES -7- ` March 21, 1979 on the situ other than in the 24edroom dwelling unit, and that the proposed use should not place any undue burden upon the City for lack of publicutilities, Discussion ensued regarding a March 20, 1979 memorandum from the Police Department relative to the existing mini -warehouse use further south on County Road 1.8. The report indicated the experience with respect to burglaries and vandalism on the site. Mr. Riggle suggested that the petitioner's company had an effective approach to ,providing security including enclosure of the site with security fencing and use of a`check--in/ check-out procedure for users. He stated that there would be hours of operation and the facility would not be open at night. He also commented that the facility would never be unattended. Staff stated that the proposal represented premature development in the area especially in consideration of the 1980 scheduled installation of utilities; it was noted that in the case of the Bass Lake Plaza Addition to the northwest, the Council had directed that no further development nccur in that area, other than the earlier approved car dealer., ships, until utilities were available, Commissioners responded that the proposed use; appeared to be unique from other types of commercial or industrit,l uses in that extremely low demand existed for sewer and water, and that a variance in this regard would not extablish an undesirable precedent. MOTION by Commissioner Schneider, seconded by Commissioners Fasiliou, to make the following recommendation to the City Council: That the request of Gregory Riggle representing Allstate U -Lok Storage for a variance from Council Policy Resolution W75-664 regulating urban development in areas without util ties be approved in consideration of the following. 1 Petitioner has established that the proposed use would not cause an adverse, impact upon the natural environment. 2. Petitioner has demonstrated that divergence from the policy would not cause an unreasonable burden upon the City providing services and utilities; through the provision of additional fire wall protection in the buildings and the provision for external fire extinguishers. 3. The proposed use is of extremely low intensity and has no human occupancy other than in the 2 -bedroom caretaker apartment, MOTIONCARRIED (4-0-0) All in favor Chairman Davenport stated that the Commission should give direction`, to the petitioner regarding the submitted site layout which at this time represents a concept plan and would be subject to further review should the City Council approve the recommended variance. ^hairman Davenport state' a primary concern with the possible future uses of the site and buildings should the specific proposed use not be successful. Mr. Riqgle commented that he understood the concern but that he could only speculate as to possible future uses should the petitioner's operation cease. He stated that the buildings were constructed so that internal partitions could be 'Moved and that it was likely buildings would have to be eliminated so that the site could provide the necessary parking as required by the ordinance and needs of other types of industrial uses. Chairman` Davenport stated he was concerned with future owners being aware of the need to comply with applicable ordinance requirements and Mr. Riggle stated he was prepared to assure the City that in the case of any future proposed use other than mini -warehouses, the petitioner would comply with applicable standards Discussion ensued as to possi- bility of applying a covenant on the title of the property to assure that future owners PLANNING COMMISSION MINUTES 8- March 21, 1979 '1 would be aware that uses other than the mini warehouse activity would Y4quire compliance with ordinance requirements for the new use. Mr. Riggle stated he had no objection to a properly drawn legal cover-rit, assuring that the title to the property contain notice asdiscussed. Chairman Davenport stated that a major concern for this type of development would be with the landscaping and discussion ensued regarding the proposed treatment. Mr. Riggle stated that another facility being developed in Burnsville had raised similar concerns and that the petitioner was willing to provide substantial landscape treatment for purposes of buffering and transition. MOTION by Commissioner Schneider, seconded by Commissioner Vasiliou, to j'aake the following recommendation to the City Council: That the concept site plan submitted by Gregory Riggle on behalf of Allstate U -Lok Storage for a mini -warehouse use on County Road 18 north of the Soo Line Railroad tracks be approved subject to the following conditions: 1. That appropriate deed restrictions as approved by the City Attorney be drawn and filed to ensure that the specific use and approved site plan is tied to the property; providing notice to any future owner that other uses would require approval by the City and compliance with applicable City ordinances. 2. The detailed landscape plans be submitted and include the following: a. Groups of four trees (2 deciduous and 2 non -deciduous) be provided every 50 -feet along the north and south boundaries. b. Enhancement of the front boundary with shrubbery and trees, c. That the area in the northwest corner may be landscaped •jf the parking spaces are not required for the proposed use. 3. The total building coverage shall not exceed the ordinance maximum of 351. 4. The petitioner shall provide a written explanation of management policy and security measures to include the presence of caretaker on the site at all times; effective site lighting; the provision for check-in and check-out procedures; and the provision for security fencing. 5. Posting of a surety bond guaranteeing connection to City utilities when they become available, 6. The required site improvement financial guarantee shall be termed for 24 months. 7. Compliance with ordinance requirements for a Conditional Use Permit for the on-site caretaker residence. Chairman Davenport directed Staff to include the Police Department memorandum regarding the existing mini -warehouse facility in the Staff report to the City Council. MOTION CARRIED (4-0-0) All in favor 79009__- Trinity Associates Preliminary Plat Staff reviewed the March 16, 1979 report and the February 21, 1.979 Commission Minutes which deferred action on the preliminary plat request for "Trinity Ponds" west of Niagara Lane on the north side of County Road 15, Staff explained the petitioner has revised the design and now proposes 7 single family lots with a 7 -foot right-of-way dedication on County Road 15; no variances are proposed. 0 PLANNING C014MISSION MINUTES '-9- March 21, 1979 Chairman Davenport recognized Mr. Gionfriddo who represented the :oetitioner and a brio discussio-, ensued. Harold [lay, 410 Niagara Lane North who explained he representedgp himself and air. Wells Wilbor, 15225 Coun;y Road 15, stated he had no objections to the proposal. MOTION by Commissioner Schneider, seconded by Commissioner Vasiliou, to make the followingrecommendationtotheCityCouncil; That the request of Trinity Bks res for a 7 single family lot subdivision west of Niagara Lane on the...., Ide of County Road 15 be approved subject to the following conditions< 1. Compliance with the City Engineer's memorandum for this project. 2. Dedication of 7-feet of right-of-way adjacent to County Road 15. S. Payment of park dedication fees-in-lieu of dedication in accordance with established City policy at the time of final platting, 4. Final plat shall indicate the minimum approved ground floor elevation for each lot and the proposed ground floor elevation for each lot in accordance with City policy. MOTION CARRIED (4-0-0) All in favor Approval of Minutes MOTION by Commissioner Schneider, Seconded by Commissioner Vasiliou, to approve the minutes of the March 7, 1979 meeting as submitted. MOTION CARRIED (2-0-2) Chairman Davenport - Abstain Commissioner Eagleton-Abstain Other Business In other business Chairman Davenport noted the scheduled Elm Creek Conservation dinner on April 11 1979 and requested Staff to make reservations for those Commissioners who would be interested in attending. In other business Staff explained that the owners of the "Rembrandt Property" at the northwest quadrant of 1-494 and County Road 9 had recently submitted a concept plan development of that area which is currently guided IP (Planned Industrial). Staff explained that the owner had been informed of the Commission's review of that area in light of the known physical constraints, and of the Commission's recommendat: that the area be reguided to CL (Commercial Limited Business). Staff commented that "he owner was amenable to that recommendation and had indicated a desire for any further input by theCommis--Yon since .t was the intent to submit a development plan and plat for the area this spy°i,ig, Chairman Davenport polled the Commissioner's and established that it was the Comission's intent to conduct a hearing, which could be in conjunction with a rezoning and preliminary plat hearing, to establish the guiding of the area as CL rather than IP. Chairman .Davenport adjourned the meeting at 11:10 p.m. o_ APPROVED BY PLANNING COMMISSION David J. Davenport, Chairman Blair Tremere, Secretary Plmouth Planning Commission i Date 3/20/79 To: Acting Chief Solberg, Planning Director Tremere From: Det/Sgt Rogers Subject; Incident and property loss survey,: Minnesota Mini-Stora^e, 1015 North Co ;#18, Plymouth, Minnesota., On 3/15/79 1 received a request from Mr. Tremere -4o conduct an incident survey and property loss evaluation on the burglary incidents .at the above location. The information was to be used in conjunction with a planning study on a proposed site for a similar operation within the City of Plymouth. Based on the file research of precinct .number thirty-six, the following is a listing of the numbers of incidents, property value lost, and the year in which the incidents occurred. 1977: eight cases $7690.90 , 1978: seventeen cases $42460.70 1979: four cases to 3/20/79) $8040.00 2 yrs mos 29 cases,lel.60 worth of property loss. It should be noted that there was a tremendous property loss reported in 1978. Thiscan .be attributed to one incident -in which over $32.,000.00 worth of property was takenatonetime. The major contributing factors for these ticidents are of course ine.dequate secutiy measures taken on the part of the victims themselves, and partial3y, I feel, on the part of the business.. Currently there are lighting fixtures around the facility in Plymouth coupled with a chain link fence,.. However, the 90te to the facility is open all evening long, and although the area is checked at various times on various days by the Mgr for the facility, I would recommend stronger security precautions be taken at this or any future sita ofasimilarnatureinPlymouth For example I feel, that it should be necessary, ire view of the amounts and types of expensive property contained in the facilities, that a special 24 hr. guard be placed and the entrance to check in and out, the personnel using the facility, Also a uniform heavy industrial lack system should be utilized that W-Oild be nearly tamper proof and rented to the customer Dy the facility management. These extra measure4 coupled with those already existing would decrease the burglary rate very effectively. As the City grows this type of theft no doubt will increase if the victims do not take the respons- ibility upon themselves to :correct the matter. Submi, ed by, wre E. Rogers Inve igations Div.