HomeMy WebLinkAbout2001-12-03 OPH Ltr to CA Forwarding Document for RecordingSincerely,
JAI I:
Enclosure
14168:Oak Park Boulevard No P.O. Box 2007. Oak Park Heights, MN 55082 =2007 • Phone: 651/439 -4439 • Fax: 6511439 -05.74
December. 3, 2001 .
Mr. Mark Vierling
Eckberg, Lammers, Briggs, Wolff & Vierling
Attorney's at Law
1' 83 5 Northwestern Ave. .
Stillwater, MN 55082
Re: Resolution 01 -10 -46 •. A Resolution Establishing Findings of Fact & Resolution of the
City Council That Request By Jacob Holdings of Stillwater LLC, Located on Property .
on Neal Ave., . for Conditional, Use Permits Be Approved With Conditions.
Planner's File No.: 798.02 -01.10
Dear Mr. Vierling:
Enclosed herewith for filing at the Washington County Recorder's Office, please find the above -
referenced Resolution and Notice of Certification for the same as signed by City Administrative
Assistant, Kim Kamper.
Kindly advise me if there is anything further you need me to do. Thank you for y our. assistance.
(iltu+rnuJo
Julie A. Hultman
Community Development
Tree City U.S.A.
STATE OF MINNESOTA )
COUNTY OF WASHINGTON ) ss.
CITY OF OAK PARK HEIGHTS
NOTICE OF CERTIFICATION
I, the undersigned, being duly qualified and acting as Secretary for the Community
Development Department of the City of Oak Park Heights, Minnesota DO HEREBY
CERTIFY that I have compared the attached document:
(Seal)
Resolution #01 -10 -46
Establishing Findings of Fact & Resolution of the City Council
That Request by Jacob Holdings of Stillwater LLC
Located on Property Located at Neal Ave.
For a Conditional Use Permits
For Off -Site Parking
Be Approved With Conditions
with the original thereof on file at the offices of the City of Oak Park Heights, and that the same
is a full, true and complete copy of said document within the files of the City of Oak Park
Heights.
WITNESS my hand and the seal of the City of Oak Park Heights, this 3 day of
December, 2001.
u } }
Jude A. Hultman
Community Development Department
and
and
RESOLUTION � l OE
CITY COUNCIL
CITY OF OAK PARK HEIGHTS
WASHINGTON COUNTY, :MINNESOTA
A RESOLUTION ESTABLISHING FINDINGS OF FACT AND
RESOLUTION OF TAF CITY COUNCIL THAT THE
BY JACOB HOLDINGS OF STILLWATER LLC,
LOCATED ON PROPERTY ON NEAL AVENUE FOR
CONDITIONAL USE PERMITS FOR OFF -SITE PARKING
BE APPROVED WITH CONDITIONS
SEE ATTACHMENT A .
WHEREAS, the City of Oak Park Heights has received a request for conditional
use permits to allow for off site parking and open and outdoor storage off Neal Avenue directly
west of the Stillwater Ford Lincoln Mercury dealership, and after having conducted a public
hearing relative thereto the Planning Commission of Oak Park Heights recommended that the
conditional use permits be approved with conditions. The City Council makes the following
findings of fact and resolution:
1. The real property affected by said application is legally described as
follows, to wit:
Lot 1, Block 2, Jacob 2nd Addition
2. The applicant has submitted an application and supporting documentation
to the Community Development Department consisting of the following items:
3. Section 401.15.F.11 of the Zoning Ordinance allows for any off site, off-
street parking which is used to meet the requirements of this Ordinance to be processed by a
conditional use; and
4. Section 401.30.E, conditional uses of the B-2, General Business District,
allows for open and outdoor storage as an accessory use; and
5. City staff prepared a planning report dated October 2, 2001 reviewing the
request for the conditional use permit approval; and
6. Said report recommended approval of the conditional use permits in that
they were consistent with the applicable City policies, plans, and ordinances subject to the
fulfillment of various conditions; and
7. The Planning Commission held a public hearing at their October 11, 2001
and took comments from the applicants and public, closed the public hearing, and recommended -
that the conditional use permits be approved subject to fulfillment of conditions.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL FOR
THE CITY OF OAK PARK HEIGHTS THAT THE CITY COUNCIL APPROVES THE
FOLLOWING:
A. The conditional use permit requests submitted by Jacob Holdings of Stillwater LLC to
allow for off-site parking and open and outdoor storage off Neal Avenue and affecting the real
property as follows:
Lot 1, Block 2, Jacob 2nd Addition
Be and the same is hereby approved by the City Council of the City of Oak Park Heights with
conditions as follows
1. The off-site parking lot shall only be used by Stillwater Ford for temporary parking for
factory incentives and promotional allotments, and temporary placement of existing
vehicles to allow for periodic maintenance of the car dealership lot.
2. The applicant shall provide a delineation of parking stall use on the car dealership lot,
subject to City review.
3. No sales, repair work or servicing of vehicles will be allowed on the offsite lot.
4. The off-site lot will remain under the same ownership as the car dealership lot.
5. The City Engineer shall approve the location of the driveway from the offsite lot to Neal
Avenue North.
6. No signage, including signs within car windows other than MSRP or warranty stickers,
shall be allowed on the off site lot. Directional signage, consistent with the Zoning
Ordinance provisions, shall be allowed.
7. The City Council shall allow 10 foot setbacks for all parking /curb barriers on the off site
lot.
8. The landscape plan shall be approved by the City Arborist. The lot shall be screened
from the public right -of -way in compliance with Section 441.15.E of the Zoning
Ordinance.
2
9 e The grading and drainage plan shall be subject to review and approval of the City
Engineer and the Browns Creek Watershed District.
10. The lighting plan and fixtures shall comply with Section 401.15.B3 of the Zoning
Ordinance.
11. Other conditions and requirements as specified by the Planning Commission, . City
Council or staff.
APPROVED by the City Council of the City of Oak Park Heights this 23rd day of
October 2001.
ATTEST:
4.44,
Kimberly K
er, Actin City Administrator
3
' d B eaudet,Mayor
Attachment A
Property ID # 06.029.1 1.0015
Attachment B
Application form and payment for fees
Proof of ownership or authorization to proceed as applicant
A parcel search obtained from Washington County of all properties 1
located within 500 feet of the exterior boundaries of the property
X Property Tax Statement
X Grading and Drainage Plan
Landscape Plan
NIA Signage Plan
X Lighting Plan
N/A Tree Protection and Replacement Plan (As per Arborist)
NIA Building Elevations
W Other Plans and/or information as required by Ordinance or
requested by City Staff
WHEREAS, the City of Oak Park Heights has received a request for conditional
use permits to allow for of -site parking and open and outdoor storage of Neal Avenue directly
west of the Stillwater Ford Lincoln Mercury dealership, and after having conducted a public
hearing relative thereto the Planning Commission of Oak Park Heights makes the following
findings of fact:
follows, to wit:
and
and
RESOLUTION NO. QI T° LJ
PLANNING COMMISSION
CITY OF OAK PARK HEIGHTS
WASHING'T'ON COUNTY, MINNESOTA
A RESOLUTION ESTABLISffiNG FINDINGS OF FACT AND
RECOMMENDING TO THE CITY COUNCIL THAT THE
REQUEST BY JACOB HOLDINGS OF STILLWATER LLC,
LOCATED ON PROPERTY ON NEAL AVENUE FOR
CONDITIONAL USE PERMITS FOR OFF -SITE PARKING
BE APPROVED WITH CONDITIONS
. The real property affected by said application is legally described as
Lot 1, Block 2, Jacob 2n Addition
�. The applicant has submitted an application and supporting documentation
to the Community Development Department consisting of the following items:
SEE ATTACHMENT A
3. Section 401.15.F.11 of the Zoning Ordinance allows for any off -site, of-
street parking which is used to meet the requirements of this Ordinance to be processed by a
conditional use; and
4. Section 401.30.E, conditional uses of the B-2, General Business District,
allows for open and outdoor storage as an accessory use; and
5. City staff prepared a planning report dated October 2, 2001 reviewing the
request for the conditional use permit approval; and
6. Said report recommended approval of the conditional use permits in that
they were consistent with the applicable City policies, plans, and ordinances subject to the
fulfillment of various conditions; and
7. The Planning Commission held a public hearing at their October 11, 2001
meeting and took comments from the applicants and public, closed the public hearing, and made
the following recommendation:
NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING
COMMISSION FOR THE CITY OF OAK PARK HEIGHTS THAT THE PLANNING
COMMISSION RECOMMENDS THE FOLLOWING:
1. The conditional use permit requests submitted by Jacob Holdings of
Stillwater LLC to allow for ofd site parking and open and outdoor storage off Neal Avenue and
affecting the real property as follows:
Lot 1, Block 2, Jacob 2nd Addition
Be and the same is hereby recommended to the City Council of the City of Oak Park Heights for
approval with conditions as follows:
1. The off-site parking lot shall only be used by Stillwater Ford for employee parking,
temporary parking for factory incentives and promotional allotments, and temporary
placement - ofe)dstingvehicles W to al owforperiodic mainter ance of f the car de - apershi.p lot.
2. The applicant shall provide a delineation of parking stall use on the car dealership lot,
subject to City review.
3. No sales, repair work or servicing of vehicles will be allowed on the off-site lot.
4. The off -site lot will remain under the same ownership as the car dealership lot.
5. The City Engineer shall approve the location of the driveway from the off-site lot to Neal
Avenue North.
6. No signage, including signs within car windows, shall be allowed on the off-site lot.
Directional signage, consistent with the Zoning Ordinance provisions, shall be allowed.
7. The City Council shall allow 10 foot setbacks for all parking/curb barriers on the off -site
lot.
8. The landscape plan shall be approved by the City Arborist. The lot shall be screened
from the public right-of-way in compliance with Section 401,15.E of the Zoning
Ordinance,
9. The grading and drainage plan shall be subject to review and approval of the City
Engineer and the Browns Creek Watershed District.
2
10. The lighting plan and fixtures shall comply with Section 401.15.B.7 of the Zonin g
Ordinance.
11. Other conditions and requirements as specified by the Planning Commission, City
Council or staff.
Recommended by the Planning Commission of the City of Oak Park Heights this 11 day of
October 2001.
ATTEST:
/ 1 4 4 " 7 - 2
Kimberly Kafnper, Acting City Administrator
3
4,
George Vogt, ? air
Attachment A
Property ID # 06.029.11. DO15
Attachment B
X Application form and payment for fees
X Proof of ownership or authorization to proceed as applicant
X _. A parcel search obtained from Washington County of all properties 1
located within 500 feet of the exterior boundaries of the property
X Property Tax statement
X Grading and Drainage Plan
X Landscape Plan
N/A Signage Plan
X Lighting Plan
N/A Tree Protection and Replacement Plan As per Arborist)
p )
N/A____ . Elevations
ther Plans and/or information as required by Ordinance
.�... q y or
requested by City staff
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PLANNING REPORT
TO: Kimberly Kamper
FROM: Scott Richards
DATE: October 2, 2001
RE: Oak Park Heights — Stillwater Ford: Off-Site Parking
FILE NO: 798.02 — 01.10
BACKGROUND
Jacob Holdings of Stillwater LLC has made an application for conditional use permits to
allow for off-site parking on an adjacent lot for the Stillwater Ford dealership. The off-
site lot is 1.37 acres, is described as Lot 1, Block 2 Jacob 2' Addition, and is located
directly west of the dealership on Neal Avenue. The properties are both owned by
Jacob Holdings of Stillwater LLC and are zoned B-2, General Business District.
Surrounding the off-site lot is Arby's to the north and Pony Express Car Wash to the
west. To the south is the driveway for Pony Express and a stormwater pond.
Stillwater Ford was granted a conditional use permit and site plan changes on October
26, 1999 for the remodeled car dealership building and parking lot.
Attached for reference:
Exhibit 1:
Exhibit 2:
Exhibit 3:
Exhibit 4:
Exhibit 5:
Exhibit 6:
vatli ASSOCkkittel Cto1allik.110114„
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone:952.595.9636 Facsimile:952.595.9837 planners@nacplanning.com
Stillwater Ford Employee and Storage Parking
Stillwater Ford Dealership Site Plan
Grading Plan
Landscape Plan
Lighting Plan
City Arborist Comments
ISSUES ANALYSIS
Zoning
Section 401.15.F.11 of the Zoning Ordinance allows for any off -site, off-street parking
which is used to meet the requirements of this Ordinance to be processed by a
conditional use. Specific conditions for approval of off -site parking are provided in the
Zoning Ordinance and are reviewed below.
Section 401.30.E, conditional uses of the B-2, General Business district, allows for open
and outdoor storage as an accessory use. Specific conditions are also listed in the
ordinance and are reviewed below.
CUP Request The conditional u permit is being requested to allow for off site
parking to allow for employee parking, temporary parking for factory incentives, and
promotional allotments (to be stored only until space is available at Stillwater Ford and
not intended for long term use and/or display for sales purposes), and for temporary
placement of existing outdoor automobiles for periodic parking lot maintenance, as
needed, at Stillwater Ford (such as snow removal or pavement repair).
The proposed lot is designed to park 1 6 vehicles. All of the stalls and driveways are
compliant with the design requirements within the parking standards of the Zoning
Ordinance. The lot is proposed to be paved and provided with curb and gutter. The
existing dealership lot has 620 parking spaces. The ordinance requirement for the
dealership is 93 parking stalls.
The applicant will be required to provide a proposed delineation of parking stall use on
the car dealership lot. This would include customer parking, sales lot and stalls for the
service center. Employees would be required to park on the off -site lot.
Grading and Drainage. A grading and drainage plan has been provided and is
subject to review of the City Engineer and the Browns Creek Watershed District. The
preliminary design of the project has been presented to Browns Creek Watershed
District for their initial comments, which are as follows: .
Watershed requested runoff from lot to be directed to ditches along parking lot,
thus allowing a longer runoff path for more change of infiltration.
2. The new drainage plan reflects the lot to break in the middle from the northwest
corner to the southeast corner, water runoff flows to the northeast corner and the
southwest corner of the parking lot.
3. Curb cuts to be placed in the curb line instead of a storm sewer system.
4. Landscaping is to incorporate more water tolerating plants on the south side of
the parking lot.
Landscaping. A landscape plan has been provided as attached and has been subject
to review by the City Arborist (see Exhibit 6). The plan could be revised to incorporate
Stillwater Ford Off -Site Parking
Planning Report
Page 2
landscaped parking islands within the lot, especially in widened islands at the parking
p
row ends. In that the lot will be used for open and outdoor storage, the landscaping will
need to be increased to screen the cars from Neal Avenue.
Lighting. A lighting plan has been provided which indicates fixture standards and a
photometric plan for the site. The pole height and fixture will be no more than 25 feet in
height and will be required to be a full cut off fixture at an angle of 90 degrees or less.
The p hotometrics of the site indicate that the light would be directed so as not to exceed
the ordinance requirements.
CUP Review Criteria
Off-Street Parking Criteria. The conditional use permit criteria for off -site parking are
listed below with a review of each.
�.
Off-site parking shall be developed and maintained in compliance with all
requirements and standards of this Ordinance.
The off -site lot will be designed to meet the performance standard requirements
of the Zoning Ordinance.
2. Reasonable access from off -site parking facilities to the use being served shall
be provided.
One access driveway is provided onto Neal Avenue North. The City Engineer
should comment and approve the location of the access in relation to other
driveways to Neal Avenue.
3. The site used for meeting the off -site parking requirements of this Ordinance
shall be under the same ownership as the
s p principal use being served or under p
public ownership.
The car dealership pro as well as off -site parking tot are both under the
p
ownership of Jacob Holdings of Stillwater LLC.
4. Off-site parking for multiple family dwellings shall not be located more than one
hundred (100) feet from any normally used entrance of the principal use served.
Not applicable.
5. The parking lot is not to be used for sales, repair work or servicing of any kind.
No vehicle sales, repair work or servicing has been proposed or will be allowed
on site. The applicant has requested that the lot be utilized for employee parking,
temporary parking for factory incentives and promotional allotments and
Stillwater Ford Off-Site Parking
Planning Report
Page 3
temporary placement of existing outdoor automobiles to allow for maintenance on
the dealership lot. The intent of the ordinance is to allow for off -site parking as a
means to meet the requirements of the ordinance. As indicated, there are more
than adequate stalls on the dealership lot to meet the ordinance requirements,
but additional stalls are needed to accommodate the existing and potential sales
volume of the dealership. The use of the off -site lot for the vehicles, as
proposed, is appropriate to the normal operations of a car dealership.
6. No advertising sign or material is to be located on the property where the parking
lot is located.
No sign is proposed or will be allowed on the offsite property.
7. All parking is to be kept back of the setback building line by barriers unless
otherwise specifically authorized by the City Council.
The parking is compliant with the 10 foot parking lot setback requirement of the
Zoning Ordinance. Compliance with building setback requirements would
significantly limit the number of stalls allowed on the off --site lot. The City Council
can authorize compliance with the 10 foot setback as part of this approval.
8. Except as provided below, the site used for meeting the off -site parking
requirements of this Ordinance shall be under the same ownership as the
principal use being served or under public ownership.
The car dealership lot and ofd site lot are under the same ownership.
9. Except as provided below, off site parking for non - residential uses shall not be
located more than three hundred (300) feet from the main public entrance of the
principal use being served. No more than one (1) main entrance shall be
recognized for each principal building.
The off -site lot is approximately 250 feet from the front door of the car dealership.
10. Any use which depends upon off site parking to meet the requirements of this
Ordinance shall maintain ownership and parking utilisation of the off -site location
until such time as on -site parking is provided or a site in closer proximity to the
principal use is acquired and developed for parking.
The off -site lot will need to remain under the ownership of Jacob Holdings of
Stillwater LLC. Property, possibly to southeast of the dealership, could be
purchased for expansion of the business.
11. Compliance with off - street parking requirements provided through leased off-
street parking may be approved by the City Council, subject to the following
conditions:
Stillwater Ford off Site Parking
Planning Report
Page 4
Not applicable.
12. Any such other conditions as may be deemed necessary by the City Council to
protect the welfare and character of the nearby land uses.
Additional, reasonable conditions may be added.
Open and Outdoor Storage criteria. A conditional use permit for open and outdoor
storage is required to allow for the temporary parking or storage of vehicles on the off -
site lot. The criteria are listed below with a review of each.
Open and outdoor storage as an accessory use provided that:
1. The area is fenced and screened from view of neighboring residential uses or if
abutting a residential district in compliance with Section 401.15.E of this
Ordinance.
The lot is not in view of residential properties.
2. Storage is screened from view from public right-of-way in compliance with
Section 401.15.E of this Ordinance.
The lot will be landscaped, but must be screened adequately from view of the
public right -of -way.
3. Storage area is grassed or surfaced to control dust.
The lot will be paved.
4. All lighting shall be hooded and so directed that the light source shall not be
visible from the public right -of -way or from neighboring residences and shall be in
compliance with Section 401.153.7 of this Ordinance.
The lighting shall be in conformance with the Ordinance.
5. The p rovisions of Section 401.03A8 of this Ordinance are considered and
satisfactorily met.
The Planning Commission should review the conditions to assure compliance
with the CUP criteria.
Stillwater Ford Off Site Parking
Planning Report
Page 5
RECOMMENDATION
The proposed off -site parking for Stillwater Ford is generally consistent with the
applicable City policies, plans and ordinances. Therefore, staff recommends approval
of the conditional use permits for off -site parking and to allow open and outdoor storage
for Lot 1, Block 2 Jacob 2nd Addition subject to the following conditions:
1. The off -site parking lot shall only be used by Stillwater Ford for employee
parking, temporary parking for factory incentives and promotional allotments, and
temporary placement of existing vehicles to allow for periodic maintenance of the
car dealership lot.
2. The applicant shall provide a delineation of parking stall use on the car
dealership lot, subject to City review.
3. No sales, repair work or servicing of vehicles will be allowed on the off-site lot.
4. The off -site lot will remain under the same ownership as the car dealership lot.
5. The City Engineer shall approve the location of the driveway from the offsite lot
to Neal Avenue North.
B. No signage shall be allowed on the offsite lot.
7. The City Council shall allow 10 foot setbacks for all parking /curb barriers on the
of site lot.
8. The landscape plan shall be approved by the City Arborist. The lot shall be
screened from the public right -of -way in compliance with Section 401.15.E of the
Zoning Ordinance.
9. The grading and drainage plan shall be subject to review and approval of the City
Engineer and the Browns Creek Watershed District.
10. The lighting plan and fixtures shall comply with Section 401.15.E3.7 of the Zoning
Ordinance.
11. Other conditions and requirements as specified by the Planning Commission,
City Council or staff.
pc: Kris Danielson
Mark Vierling
Stillwater Ford off -Site Parking
Planning Report
Page 6
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NAC
From: "KS/ Widin" <kwidin @ mmmpec.org>
To: <srichards @ nacplann ing.com>
Sent: Thursday, September 27, 2001 3 :37 PM
Subject: Stillwater Ford Employee Parking - Landscape Plan
Scott -
have reviewed the plan for the Stillwater Ford Employee Parking
and have the following comments:
1. The Planting Schedule should include the scientific names of the plants,
2. The Planting Detail should also include: cutting the twine at the base
of the trunk, cutting off the top of the burlap, or folding it down into
the hole, cutting off the top two rungs of any wire basket encasing the
root ball.
3. It is preferable to not stake trees.
4. Any added backfill or "planting" soil should constitute no more than 1/3
of the backfill soil put into the hole, and should be mixed with existing
soil.
5. The landscape plan itself is not acceptable and should be re-done by a
professional landscape designer or landscape architect. It is not
acceptable for the following reasons:
a. The plant sizes drawn are not accurate and do not reflect the
mature size of the plants. e.g. the crabapples are drawn
smaller than dogwoods, which are shrubs.
b. The plan uses a very strange mixture of plant material. Bearberry,
for example, is a native groundcover, not a landscape plant.
c. The dogwood is listed as a tree, but the only dogwood close to a
tree size which will grow in Minnesota is a pagoda dogwood
and this is not a suitable location for it,
d. More screening is required along Neal Avenue and most of this
should consist of evergreens. If using Colorado green spruce,
also use some 'Black Hills' spruce which does better in
exposed planting sites.
e. The plan as drawn is not attractive and is inconsistent. There
should be a variety of plant material but some repetition
of design around the perimeter of the lot would be more
attractive.
EXHIBIT 6: CITY ARBORIST COMMENTS
9/28/2001
di Bonestroo
ji Rosene
OEM Anderlik &
Associates
Engineers & Architects
October 2, 2001
Ms. Kris Danielson
Community Development Director
City of Oak Park Heights
14168 Oak Park Blvd., P. O. Box 2007
Oak Park Heights, MN 55082-2007
Re: Stillwater Ford — Employee 84 Storage Parking Addition
Preliminary Development Plan Review
Bonestroo File No 55- 01-000 ,
Dear Kris:
l� oncUroa, !?SOSene Arrderll arid Associates, Inc, is rrnat1ve Action /tquai Opportunity Employer
and Fmpioyee Owned
Printlpals: Otto G. Bonextrnn, Pt„ m Marvin L. Sor v i1d P.F. Cilvinn R. Cook, PC. = Roberl (. C(;hlrnicht, RE. _
Jerry A, Bourdon, Fl.
Senior Cor]tuitantsi Robert W. Ruaem . P.F. • Joseph C. Anderl k, RC.* Rirhnrd ) turner, P.C. • Susan M. Fbc rirn. C.P,A,
Associate Principal:: Keith A. Gordon, P.H, . Robert R. Plt-rFh.rii., i? . Hr[hard W. ruster, P.E. = David 0, LoSkuta, P.C. a
Mark A, Hanson, RE. i• Michael r, Raumian.t, R.C. = Ted k Field. Pl;. - Kenneth 1' AlriiinI ln, PP . Mark R. Rolfs, PC.
David A, Horiratron, M,B.A. - 5Ic ney P Williamsnrt Pr.. 1 5, • AgnCS M. Ring, M,D,A.. Allan tick Szhmidt, l!C„ _
Thorrlat W. Prrrrvnn, I:, • James R. Wield, P.E. • Milts B. Jensen, RC. • L. Pnrlliip Crrrrucl 111, it. = Daniel J. CrIgrtron, ek. .
!snide' MiErrinm. ply.. Thom n A. Syfko, PS, a Sheldon J. Johrtforr • Gale A. Grieve, Pl. - Thom€rs A. Roushiir, ii.:
Robert J. O very, 1
Offices/ St. Paul, St, Cloud, Rochester and Willmar, MN • Miiw.rtik. . Wi • Chicago, IL
Webilte: www,buriexrrrrn.com
We have reviewed the preliminary site and grading plan for the proposed Stillwater Ford
Employee and Storage Parking Lot Addition as submitted by METRO Land Surveying &
Engineering and have the following eommentsfrecommendati ons
Site La outA.ccess LocationE
L o The proposed improvements create a parking lot on the west side of Neal Avenue North in
front of the Pony Express Auto wash. Access is proposed via one new driveway to Neal
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Avenue North slightly south of the property's center. The driveway would be better located
slightly north of the property's center, unless future development considerations (building
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location, traffic flow) negate this.
2. Pedestrian access from parking this arkin lot to Stillwater Ford's main building /parking lot will
need to be addressed (pathways /sidewalks, pedestrian crossing on Neal Avenue N., etc. ),
Parking iot p i:0 ettl,
3. We recommend that the parking arkin lot pavement section be a minimum of 3" bituminous
pavement aggregate avement on 6" gate base, assuming delivery trucks will not be accessing this area (no
typical section shown on the plans).
4. The type of concrete curb & gutter proposed bordering the proposed parking lot should be
shown on the plans.
Grading/Drainage
5. Gradin g proposed for the d P arking lot is designed to route storm water runoff to the west and
p ose
east corners of the parking lot, then utilize curb cuts to allow the storm water to enter
drainage ditches. Adequate riprap should be placed at the four proposed curb cut locations,
and at the downstream end of the proposed driveway culvert.
2335 West Highway 36 - St. Paul, MN 551)3. 651 °636 °4600 a Fax: 651-636-1311
6. The proposed parking area is located right up to the existing drainage and utility easement
encompassing the westerly ditch of Neal Avenue North. As such, proposed grading will fill
in the ditch with 3:1 slopes on its westerly side. North of the proposed driveway, the affect
of this grading/filling is minimal. South of the proposed driveway, however, grading will fill
in the ditch bottom to a point where it is almost 2' above the culvert elevation. The ditch
bottom needs to be maintained (or even lowered slightly) to allow positive drainage from the
proposed driveway culvert to the existing car wash driveway culvert.
7, The proposed curb cuts in the westerly corner of the parking lot drain to a small depression.
It appears that this area is then to drain to the east (to the Neal Avenue North ditch) along the
north side of the car wash driveway. However, the proposed contours are not clear (not well
enough defined) how this w i l l occur. Storm water may actually spill into the car wash
driveway in this area.
8, The storm water retention pond south of Pony Express Auto Wash was sized to handle storm
water runoff from this property in a fully developed condition. However, the appropriate
watershed district should be contacted by the developer /engineer for compliance with any
requirements they may have.
9. An existing catch basin (and pipe outlet to the ditch) in Neal Avenue North will need to be
relocated due to the proposed driveway's location.
jijty
10. If this site is to be (re)developed in the future, consideration may want to be given now be the
developer to inoludelextend sanitary sewer and water services to the site.
If you have any questions regarding this review, please contact me at (651) 604 -4815,
Sincerely,
BONESTROO, ROSENE, ANDERLIK & ASSOCIATES 1NC
„fie ,..
Dennis MF Postler, P. E.
cc: Scott Richards — Northwest Associated ated Consultants, Inc.
Kim Kamper, Acting City Administrator
Jay Johnson, Public Works Director
Jiro Butler, Building Official
DMI', File — Bonestroo
KAW{)1d\SSiliwater ford • Employee & Stomp Parking_10- 2- (1.duc