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HomeMy WebLinkAbout2016-03-02 Planning Report TPC3601 Thurston Avenue N, Suite 100 ENCLOSURE 4 Anoka, MN 55303 Phone: 763.231.5840 Facsimile: 763.427.0520 TPC@PlanningCo.com PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: March 2, 2016 RE: Oak Park Heights — Holiday Stationstores - Conditional Use Permit for Fuel Station and Car Wash, Conditional Use Permit for Signage, Preliminary and Final Plan, Design Guidelines/Site Plan Review- 14773 60th Street North TPC FILE: 236.02 — 16.01 BACKGROUND John Baregi, representing Holiday Stationstores has made an application to redevelop a Holiday fuel station and convenience store at 14773 60th Street North. The property is at the southeast corner of Highway 36 and Osgood Avenue. The application consists of requests for a Conditional Use Permit for fuel station and convenience store, Conditional Use Permit for signage, Preliminary and Final Plan, and a Design Guidelines/Site Plan review. The property is currently a Holiday Stationstore and a closed Valvoline oil change facility. Washington County will create a new right of way and 59th Street to connect Osgood Avenue North to 60th Street that will be east of the new fuel station. The current access will be eliminated at the north side of the site. The property will be platted creating a lot for the Holiday Stationstore, the right of way for 59th Street North and an outlot that will be the remaining portion of land owned by McCullough and Sons. EXHIBITS The review is based upon the following submittals: Exhibit 1: Cover Sheet (C-0) Exhibit 2: ALTA Survey Exhibit 3: Right of Way Graphic Exhibit 4: Demolition Plan (C-1) Exhibit 5: Site Plan (C-2) Exhibit 6: Grading and Drainage Plan (C-3) Exhibit 7: Utility Plan (C-4) Exhibit 8: Detail Sheet (C-5) Exhibit 9: Detail Sheet (C-6) Exhibit 10: Site Details (C-7) Exhibit 11: Tree Replacement Plan (L-1.0) Exhibit 12: Tree Inventory (L-1.1) Exhibit 13: Landscape Plan (L-2) Exhibit 14: Site Photometric Plan (SE1) Exhibit 15: Light Fixture Specifications (Four Pages) Exhibit 16: Floor Plan (A1) Exhibit 17: Exterior Elevations— Building - Color(A2) Exhibit 18: Exterior Elevations— Canopy— Color(A3) Exhibit 19: Exterior Elevations— Sign Details (A2) Exhibit 20: Exterior Elevations— Sign Details (A3) Exhibit 21: Perspective Diagrams—Two Pages Exhibit 22: Preliminary Plat— Holiday Oak Park Heights Addition Exhibit 23: Report of the City Engineer Exhibit 24: Report of the City Arborist PROJECT DESCRIPTION The Holiday Stationstore is to be located at the southeast corner of Osgood Avenue and Highway 36. The existing building will be removed as well as an unused former Valvoline oil change building. A new fuel station, convenience store and car wash will be constructed in its place. The convenience store building will be 5,596 square feet with a 2,334 square foot car wash for a total of 7,930 square feet. One fuel station canopy will be installed on site. Access for the site will be from Osgood Avenue and from the newly extended 59th Street. Washington County will be extending 59th Street east and north to connect to 60th Street, thereby creating a new frontage road east of the proposed development. The existing segment of 59t Street to the north will be turned back by MnDOT and be used as part of the redevelopment site. The remaining portion of the site, south of 59th Street will be platted as an Outlot and remain as developable property with access to the new frontage road. No direct access to Osgood will be allowed for this parcel. ISSUES ANALYSIS Comprehensive Plan. The property is designated as Commercial on the Proposed Land Use Map. The newly redeveloped fuel station, convenience store and car wash will be consistent with this land use designation. Zoning. The property is zoned B-2 General Business District. A conditional use permit is required for motor fuel stations and car washes subject to a review of conditions. 2 Section 401.30.E.2 and 401.30.E.3 of the Zoning Ordinance lists criteria for review of car washes and motor fuel stations. Most of the issues raised in those criteria have been addressed in this report. A review of those criteria is as follows: 2. Car washes (drive through, mechanical and self-service) provided that: a. The architectural appearance and functional plan of the building and site shall not be dissimilar to the existing buildings or area as to cause impairment in property values or constitute a blighting influence within a reasonable distance of the lot. Comment: The buildings are subject to Design Guideline review. The buildings and site will be conforming to the performance standards of the City. b. Magazining or stacking space is constructed to accommodate that number of vehicles which can be washed during a maximum thirty (30) minute period and shall be subject to the approval of the City Engineer. Comment: There is 140 feet of stacking space or room for at least seven cars in the space provided for stacking. c. At the boundaries of a residential district, a strip of not less than five (5) feet shall be landscaped and screened in compliance with Section 401.15.E. of this Ordinance. Comment: A landscape area of 10 feet has been provided for lot lines. d. Parking or car magazining storage space shall be screened from view of abutting residential districts in compliance with Section 401.15.E. of this Ordinance. Comment: There are no abutting residential districts. e. The entire area other than occupied by the building or plantings shall be surfaced with material which will control dust and drainage which is subject to the approval of the City Engineer. Comment: All of the parking area and driveways are paved. f. The entire area shall have a drainage system which is subject to the approval of the City Engineer. Comment: The drainage system shall be subject to approval by the City Engineer. 3 g. All lighting shall be hooded and so directed that the light source is not visible from the public right-of-way or from an abutting residence and shall be in compliance with Section 401.15.8.7 of this Ordinance. Comment: All of the lighting shall be screened and shielded by full cut of light fixtures in compliance with the Ordinance. h. Vehicular access points shall be limited, shall create a minimum of conflict with through traffic movement and shall be subject to the approval of the City Engineer. Comment: The access points have been approved by Washington County and the City Engineer. All signing and informational or visual communication devices shall be in compliance with Section 401.15.G. of this Ordinance. Comment: All signage shall conform or be subject to a Conditional Use Permit. j. Provisions are made to control and reduce noise. Comment: The site shall not create excessive noise. The Applicant shall address noise levels from the car wash. k. The provisions of Section 401.03.A.8 of this Ordinance are considered and satisfactorily met. Comment: The Planning Commission should review the criteria to. determine if there are any issues with this request. City Staff has no issues with this request as it relates to the criteria. 3. Motor fuel station, auto repair-minor and tire and battery stores and service, provided that: a. Regardless of whether the dispensing, sale of offering for sale of motor fuels and/or oil is incidental to the conduct of the use or business, the standards and requirements imposed by this Ordinance for motor fuel stations shall apply. These standards and requirements are, however, in addition to other requirements which are imposed for other uses of the property. Comment: The motor fuel standards have been applied. b. The architectural appearance and functional plan of the building and site shall not be so dissimilar to the existing buildings or area as to cause impairment in property values or constitute a blighting influence within a reasonable distance of the lot. 4 Comment: The buildings are subject to Design Guideline review. The buildings and site will be conforming to the performance standards of the City. c. The entire site other than that taken up by a building, structure or plantings shall be surfaced with a material to control dust and drainage which is subject to the approval of the City Engineer. Comment: All of the parking area and driveways are paved. d. A minimum lot area of twenty thousand (20,000) square feet and minimum lot widths of one hundred fifty(150) feet. Comment: The lot area for Holiday will be 2.5 acres. e. A drainage system subject to the approval of the City Engineer shall be installed. Comment: The drainage system shall be subject to approval by the City Engineer. f. A curb not less than six (6) inches above grade shall separate the public sidewalk from motor vehicle service areas. Comment: Curbs shall be provided. g. The lighting shall be accomplished in such a way as to have no direct source of light visible from adjacent land in residential use or from the public right-of-way and shall be in compliance with Section 401.15.B.7. of this Ordinance. Comment: All of the lighting shall be screened and shielded by full cut of light fixtures in compliance with the Ordinance. h. Wherever fuel pumps are to be installed, pump islands shall be installed. Comment: Pump Islands have been installed. At the boundaries of a residential district, a strip of not less than five (5) feet shall be landscaped and screened in compliance with Section 401.15.E. of this Ordinance. Comment: A landscape area of 10 feet has been provided to lot lines. j. Parking or car magazine storage space shall be screened from view of abutting residential districts in compliance with Section 401.15.E. of this Ordinance. 5 Comment: There are no abutting residential districts. k. Vehicular access points shall create a minimum of conflict with through traffic movement, shall comply with Section 401.15.F. of this Ordinance and shall be subject to the approval of the City Engineer. Comment: The access points have been approved by Washington County and the City Engineer. All signing and informational or visual communication devices shall be minimized and shall be in compliance with Section 401.15.G. of this Ordinance. Comment: All signage shall conform or be subject to a Conditional Use Permit. m. Provisions are made to control and reduce noise. Comment: The site shall not create excessive noise. The Applicant shall address noise levels from the car wash. n. No outside storage except as allowed in compliance with Section 401.30.E.5 of this Ordinance. Comment: Only ice and propane sales in locked enclosures shall be allowed for outside sales. o. Sale or products other than those specifically mentioned in this subdivision be subject to a conditional use permit and be in compliance with Section 401.30.E.6 of this Ordinance. Comment: The Applicant may request sales of items such as salt, wood, or landscape chips by requesting a separate Conditional Use Permit. p. All conditions pertaining to a specific site are subject to change when the Council, upon investigation in relation to a formal request, finds that the general welfare and public betterment can be served as well or better by modifying the conditions. Comment: The Planning Commission and City Council shall review. q. The provisions of Section 401.03.A.8 of this Ordinance are considered and satisfactorily met. Comment: The Planning Commission should review the criteria to determine if there are any issues with this request. City Staff has not issues with this request as it relates to the criteria. 6 r. The City may allow a motor fuel pump canopy to encroach ten (10) feet into a required setback provided the canopy support structure does not encroach on the setback and the setback encroachment will not result in an obstruction of traffic visibility. Comment: The canopy complies with all setback criteria. Setbacks. The District requires a 40 foot front yard setback, 10 foot side yard setback/20 foot adjacent to right of way and 20 foot rear yard setback. The building meets or exceeds these requirements. The canopy structure is setback 30 feet from the property lines adjacent to Osgood Avenue and 59th Street. It is compliant with the 20 foot side yard setback requirement. Subdivision. The property is to be platted as Holiday Oak Park Heights Addition. The Holiday Stationstore is to be platted as Lot 1 Block 1. A 60 foot right of way will be created for 59th Street. Outlot A will be created for the remaining portion of the McCullough property that will be of adequate size for development and would have access only to 59th Street. Directly to the east of the newly created 59th Street is a row of existing garages at 14843 60th Street North. The garages were constructed a number of decades ago on the property line. Washington County has indicated that it will take into account the foundation and structure of the garage when constructing the roadway. The garages exist now as a non conformity and will continue as such after construction of the roadway. City Staff is researching whether park dedication has already been paid on this property. If it hasn't, the amount of dedication will be calculated by the City and would be a condition of approval. All vacation of easements and creation of new easements for the plat shall be subject to review and approval of the City Engineer and the City Attorney. The contractual agreements on all land transfers shall be provided to the City prior to final approvals. Access. The site will be accessed by a two way curb cut on Osgood, two curb cuts on 59th Street and a right turn out onto Osgood. The location of the access points are subject to review and approval of Washington County and the City Engineer. No access shall be allowed from Outlot A to Osgood Avenue. Parking. Section 401.15.F.9 of the Zoning Ordinance requires a motor fuel station to provide four off street parking spaces and the retail convenience store to provide one space per 200 square feet. The parking calculation for this site is as follows: 7 4 parking spaces 4 spaces 5,596 square feet x .9 = 5,036 / 200 = 25 spaces Total Requirement 29 spaces The site plan indicates that there are 32 parking stalls planned for the development, two of which are disability accessible. The layout as designed will meet the required number of parking stalls and disability accessible stalls. The parking area will be completely surrounded by curb and gutter. All of the parking areas are setback from the property lines at least 10 feet in compliance with the requirements. The setback areas will be landscaped. Trash Enclosure Location. A trash enclosure area is proposed near the south end of the site by the storm water basin. The enclosure is to be constructed of a brick facing that will match what is used on the building. The gates will be a metal frame with cedar board screening. Grading/Drainage/Utilities. Grading, drainage and utility plans have been provided by the applicant. The City Engineer will provide a separate report on engineering issues. The grading, drainage and utility plans shall be subject to review and approval of the City Engineer and the Middle St. Croix Watershed District. Lighting Plans. Fixtures. The lighting plan indicates that the parking lot lighting will be a shoe box style, full cut off LED light fixture mounted on a pole and base. The specifications do not indicate a height of the pole and base. The Zoning Ordinance specifies a total height of not more than 25 feet from ground level to the top of the pole or fixture. The plans also indicate the building mounted light fixture specifications. The fixtures are full cut off. The under canopy light fixtures are also included in the plans. The fixtures will be completely installed within the canopy. No strip lighting of the building, canopy or freestanding sign shall be allowed. Photometrics. The lighting plan is in compliance with zoning requirements for lighting intensity. The light intensity is required to be less than one foot candle at the centerline of adjacent streets and 0.4 foot candles at the property line. Hours. Outdoor lighting for parking lots shall be turned off one hour after closing, except for approved security lighting. Landscaping. The submitted plans indicate plantings around the building, surrounding the parking lot and drive aisles, and surrounding the filtration basin and the storm water basin. The City Arborist has provided a report on the landscaping as attached to this report. The final landscape plan is subject to the review and approval of the City 8 Arborist. The plans also include a tree inventory and identify the trees to be removed for the Holiday site and in the right of way. The City Arborist's report shall indicate if tree replacement funds will be required. The tree replacement required for the McCullough property, if any, shall be deferred until the property is developed. Mechanical Screening. The applicants have indicated that the mechanical equipment on the roof of the building will be a prefinished flat panel with textured to match the EFIS material used on the building. Any other ground mounted equipment shall be screened. Signage. Freestanding Sign. The Zoning Ordinance allows for one freestanding sign not exceeding 18 feet in height and 80 square feet in sign area. The plans indicate that the proposed freestanding sign will be 20 feet, 3 inches in height and the message portion of the sign is 100 square feet. The electronic message portion of the sign is 30 percent of the entire sign area, which is compliant with the provision that limits the electronic message to 35 percent of the sign area. The base of the sign has been landscaped. A Conditional Use Permit will be required to vary from the sign height and size. Wall Signage. The Zoning Ordinance allows for a total of three wall signs, each on separate facades. The proposed sign plan for the building indicates three Holiday wall signs and two car wash signs. There are three Holiday signs on three sides of the canopy structure. The wall signs consist of the following: Building Signs Size - Square Feet North Elevation - Holiday 59 South Elevation - Holiday 59 East Elevation - Car Wash 26 West Elevation - Holiday/Car Wash 59/26 Canopy Signs Size South Elevation - Holiday 47 East Elevation - Holiday 47 West Elevation - Holiday 47 Total 370 The perspective diagrams include signs on each of the canopy pillars. In that the site is already exceeding the number and allowable square footage of signs, the pillar signs will not be allowed. Pump Island Signage. The Ordinance allows each pump two square feet of signage on the pump. The Applicant shall clarify the amount of signage and what type of signage on the pumps. 9 Total Allowable Signage. The total area of wall signage shall not exceed 200 square feet for the site. The total wall and canopy signage proposed for the site is 370 square feet. The Planning Commission should discuss if this amount of signage is necessary for the site, especially in that they are placing wall signs on both the building and canopy. The Conditional Use Permit would allow for the number and amount of signage proposed. Sign Illumination. The wall signs and the pylon sign are to be internally lit. The sign lighting should be designed such that only the text and logo portions of the signs are to be lit at night. The sign background will need to be dark. Staff will approve the lighting specifications for the signs at the time of permitting. Conditional Use Permit. The Conditional Use Permit criteria, for consideration of the signage is found in Section 401.03.A.7 of the Zoning Ordinance. The review is found as follows: 1. Relationship to the specific policies and provisions of the municipal comprehensive plan. 2. The conformity with present and future land uses in the area. 3. The environmental issues and geographic area involved. 4. Whether the use will tend to or actually depreciate the area in which it is proposed. 5. The impact on character of the surrounding area. 6. The demonstrated need for such use. 7. Traffic generation by the use in relation to capabilities of streets serving the property. 8. The impact upon existing public services and facilities including parks, schools, streets, and utilities, and the City's service capacity. 9. The proposed use's conformity with all performance standards contained herein (Le., parking, loading, noise, etc.). The Planning Commission should consider the criterion above as it discusses the number of wall and canopy signs as well as the overall square footage of signage. Staff would suggest that less building wall signage should be allowed in that the canopy signage will be visible from three sides and the forth side will be advertised by the freestanding sign. Staff would suggest elimination of the building wall Holiday signs on all of the facades except for the front entrance. The request for the additional height and size of the freestanding sign is reasonable. Design Guidelines. Sustainable Guidelines. The Planning Commission will ask the applicant on how the project has been designed to achieve at least a certain degree of sustainability. The applicant will need to discuss the methods in building construction and site design with the Planning Commission of how these issues have been addressed. Architectural Guidelines. Façade Treatments The building will have a definite base, middle and top on the front and side facades. 10 Ground Level Expression The building height maximum in the B-2 District is 35 feet. At its highest point, the building will be 22 feet to its highest point. This is a one story building with raised parapet features. The main entrance is defined by a metal canopy. The Planning Commission should comment if the ground level expression is adequately addressed. Transparency The building uses glass on all of the facades. The Design Guidelines requires at least a 20 percent transparency on ground floor, street facing facades. The front façade facing south has 29 percent glass, the façade facing east has 10 percent glass, the elevation facing north has 11 percent glass, and the façade facing west has 20 percent glass. The Planning Commission should discuss this. Entries The building features entries on the south and west facades. Both entries feature raised parapets and prominent features to distinguish the doorways. Roof Design The roofline is broken on three facades with a raised parapet feature. There is rooftop mechanical equipment on that will be covered with a textured finish to match the EFIS façade of the building. Building Colors - The Design Guidelines indicate that building materials should accent, blend with, or complement the surroundings. Warm toned colors are encouraged. The building colors proposed will be compliant. Building Materials and Colors The applicant has provided elevations with the building materials identified and color elevations for review. The materials will include brick, simulated stone, EFIS, and metal canopies. Building material samples will be available at the Planning Commission meeting. Franchise Architecture The building is a franchise design. The use of materials and the architectural features of the building are not out of line with what is specified in the Design Guidelines. The Planning Commission should comment. Site Design Guidelines Building Placement The proposed building has entrances facing the south and west. The building façade adjacent to Highway 36 has adequate architectural interest. The building is well landscaped. 11 Parking Areas The parking area is landscaped with perimeter plantings. Storm water Storm water will be addressed in the City Engineer's report. Pedestrian and Common Space The trail along Osgood Avenue will be continued to 59th Street. Landscaping Building entrance plantings are required and should be provided at the main entrance to the building. Trees/Shrubs The trees and shrubs used in the landscape plan shall be subject to the review and approval of the City Arborist. The Arborist has indicated that the plan is well designed with a good variety of plant materials. Fencing A wrought iron fence is provided between the parking area and the ponding areas. Utilites/Service/Load ing/Drive-Th rough/Storage Areas Addressed elsewhere in the planning report. Lighting Addressed elsewhere in the planning report. Signage Addressed elsewhere in the planning report. Pedestrian/ Bicycle Routes The Comprehensive Park and Trail Plan includes a trail location along the east side of Osgood Avenue. A trail connection is being constructed between Highway 36 and 59th Street. With development of the McCullough property to the south of 59th Street, the trail extension will be constructed at that time. A bike rack will need to be provided near the front entrance of the building. CONCLUSION / RECOMMENDATION Upon review of the requests for Conditional Use Permit for a fuel station and car wash, Conditional Use Permit for Signage, Preliminary and Final Plan, Design Guidelines/Site Plan Review City Staff would recommend the project with the conditions as follows: 12 1. The preliminary and final plat shall be subject to review and approval of the City Engineer and City Attorney. Park dedication shall be paid if it had not been done as part of previous platting. 2. The contractual agreements on all land transfers shall be provided to the City Attorney prior to final approvals and recording. 3. The grading, drainage and utility plans shall be subject to the review and approval of the City Engineer. The drainage plans shall be subject to the review of the Middle St. Croix Watershed District. 4. The Applicant shall provide additional information to the City regarding noise levels from the car wash, subject to approval of the City. 5. All lighting fixtures shall be full cut off and installed in compliance with the lighting standards of the Zoning Ordinance. The applicant shall provide details on heights of the parking lot light fixtures. 6. The canopy light fixtures shall be full cut off and installed within the canopy structure. 7. The outdoor lighting shall be turned off one hour after closing, except for approved security lighting. 8. No strip lighting of the building, canopy or freestanding sign shall be allowed. 9. The landscape and tree removal/replacement plans are subject to review and approval of the City Arborist. 10. All signage shall be subject to final review and approval of City Staff for conformance with Zoning Ordinance standards. 11. Advertising signage shall not be allowed on the pillars of the canopy. 12. The Applicant shall clarify the amount of signage and type of signage on the gas pumps. 13. The Planning Commission should discuss the amount of wall and canopy signage that will be allowed for the site. 14. Only ice and propane sales in locked enclosures shall be allowed for outdoor sales. 13 15. The Planning Commission shall discuss the ground level expression, façade transparency, building materials and general building design and determine compatibility with the Design Standards. 16. The Planning Commission should comment whether the franchise design of the building is in keeping with the Design Guidelines. 17. A bike rack shall be provided near the front entrance of the building. 18. No direct access from the Outlot A to Osgood Avenue shall be allowed. Pc: Julie Hultman 14 e 133HS H3AO3 . 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I`1. k1 .; _ ___ c e a 5 A a ` iii o� 2mmm • P P F 08 � 9 .� m ° m m P g E m 0 m m m F° 3 13 �� � P �' off . m� o Ra °6 0 m } P , -1I ,- - r w E F F 6 S r a 1^ m Pi ::,.;1,,, m mi g ; m 17 g'„; . - ag e ° ; : .N N Ai•1 0 ot'9 A S P fA 81 f ; p M, R' P m J H. g m0 . r r m M P,�P ;- P -P-.-P_. i; ;_ a a m - - - R P ^-. P- m a �a m N _. ° _ m o 0 0 0 P o • p ,o d o P P f' p ,. : P P e, P F° _ .v •v c P a v v e °. e.--e o v- WE 5I 9[59105X55 Agvp1'Aepi0 yyp'uel01VDM0WOAYJ'90\69051\SIOS\:i LED CANOPY LIGHT - LEGACYTM (CRU) EXHIBIT 1 SC—Standard Symmetric US&tnt't,patents pending. HOUSING-Low profile,durable die-cast,aluminum construction,providing a reliable weather-tight seal. LEDS-Select,mid-power,high brightness,LED chips;Cool White 5000K color temperature,70 CRI(nominal). DRIVE CURRENT-Choice of High Output(HO)or Very High Output(VHO). AC-Asymmetric OPTICS/DISTRIBUTION-Choice of Symmetrical or Asymmetrical,which directs light through a clear tempered glass lens,to provide a uniform distribution of light to vertical and horizontal surfaces. OPTICAL UNIT-Features an ultra-slim 3/4"profile die cast housing,with a flat glass lens. Unit is water-resistant,sealed to an IP67 rating.Integral designed heat sink does not trap dirt and grime,ensuring cool running performance over the life of the fixture. AC distribution utilizes a reflector which alters the look from a standard S distribution PRESSURE STABILIZING VENT-Luminaire assembly incorporates a pressure stabilizing vent breather to prevent seal fatigue and failure. DOE LIGHTING FACTS HAZARDOUS LOCATION-Designed for lighter than air fuel applications.Product is suitable Department of Energy has verified representative product test for Class 1 Division 2 only when properly installed per LSI installation instructions. data and results in accordance with its Lighting Facts Program. DRIVER-State-of-the-art driver technology superior energy-efficiency and optimum light Visit www.lightingtacts.com for specific catalog strings. output.LSI driver components are fully encased in potting for IP65 moisture resistance. Complies with IEC and FCC standards.Surge protected at 10KV.0-10 V dimming supplied standard with all drive currents. DRIVER HOUSING-Die cast aluminum,wet location rated driver/electrical enclosure is elevated above canopy deck to prevent water entry,provide easy"knock-out"connection of primary wiring and contributes to attaining the lowest operating temperatures available.Seals to optical housing via one-piece molded silicone gasket. OPERATING TEMPERATURE--40°C to 50°C(-40°F to+122°F) ELECTRICAL-Universal voltage power supply,120-277 VAC,50/60 HZ input.LSI drivers feature two-stage surge protection(including separate surge protection built into electronic driver)meets IEEE C62.41.2-2002,Scenario 1,Location Category C. FINISH-Standard color is white and is finished with LSI's DuraGrip polyester powder coat process.DuraGrip withstands extreme weather changes without cracking or peeling. INSTALLATION-One person installation.No additional sealant required.Installs in a 12"or 16"deck pan.Deck penetration consists of a 4"hole,simplifying installation and water sealing.Unit is designed to quickly retrofit into existing Scottsdale(4")hole as well as openings for Encore and Encore Top Access and to reconnect wiring for the SC/ECTA without having to relocate the conduit.Retro panels are available for existing Encores (see back page)as well as kits for recessed and 2x2 installations(see separate spec sheets).Support brackets are provided standard,to prevent sagging of deck. SHIPPING WEIGHT-25 pounds(single pack),50 pounds(double pack). EXPECTED LIFE-Minimum 60,000 to 100,000 hours depending upon the ambient temperature of the installation location.See LSI web site for specific guidance. WARRANTY-Limited 5-year warranty. LISTING-UL and ETL listed to UL 1598,UL 8750 and other U.S.and International safety Class 1, Division 2—Standard on HO only standards.Suitable for wet locations. T5 Temperature Classification—The surface PHOTOMETRICS-Applications layouts are available upon request.Contact LSI Petroleum temperature of this product will not rise above Lighting or petroleum.apps@lsi-industries.com 100°C.,within a 40°C ambient. Gas Groups A,B,C,and D—Group A:Acetylene/Group B: Hydrogen/Group C: Propane and Ethylene/ Group D: Benzene, Butane, Methane& Propane. This product,or selected versions of this product,meet the standards listed below. Please consult factory for your specific requirements. RoHS DLC 1P67 C E C c 4L us Ida COMPLIANT Intertek 4rrEo� LISTED wet location wet location miliallifirm Project Name i Fixture Type I 05/28/15 ©2014 Catalog# I LSI INDUSTRIES INC. LED CANOPY LIGHT - LEGACYTM (CRU) LUMINAIRE ORDERING INFORMATION TYPICAL ORDER EXAMPLE: CRU SC LED HO CW UE WHT Prefix Distribution' Light Source Drive Current Color Temperature Input Voltage Finish Options CRU SC-Standard LED HO-High Output CW-Cool White(5000K) UE - Universal WHT-White 2L-Bi-Level Switching' Symmetric VHO-Very High Output Voltage BRZ-Bronze AC-Asymmetric (120-277V) BLK-Black 347-480V' FOOTNOTES: 1-AC distribution utilizes a reflector which alters the look from a standard S distribution. 2-347V only available in HO drive current. 3-Bi-Level available on"HO"drive current only.It provides a manually operated,2 position toggle switch to permit switching from"HO"(high)to 50%of power(low)drive currents. ACCESSORY ORDERING INFORMATION (Accessories are field installed) Description Order Number Description Order Number Retrofit Panels-EC/ECTA/SCF to CRU,for 16"Deck Panel 525946 Kit-Hole Plugs and Silicone(enough for 25 retrofits)' 1320540 Retrofit Panels-ECTA/SCF to CRU,for 12"Deck Panel 530281 CRU FKL-Flange Kit2 537530WHT Retrofit 2x2 Cover Panel Blank(no holes) 357282 1-Consists of(25)7/8"hole plugs and(1)10.3 oz tube of RN Retrofit RIC Cover Panel Blank(no holes) 354702 2-Flange Kit used to mount CRU in double deck applications DIMENSIONS 12 5/16" 7 7/8" 4 1.(313 mm) _II 1 (200 mm) (t_ / ° ° 1 1 �311/16" " U .. (94 mm) 7\ /7 20 3/4" °""'° 71/8" (527 mm) ° ° ° ° (180 mm) I 7/8" 20 3/4"(528 mm) 20 3/4"(528 mm) (22 mm) F 20 3/4"(527 mm) i 26 3/8" (671 mm) 14"(356 mm) o 12 1/4" -(311 mm) 615/16" '7\ TOP PAN i ' u L (177 mm) 71/8" 1 l /� CANOPY 26 3/8" (181 mm) (� \ v° (671mm) +_ I L / I" \ i 3/4"(20 mm) 1 9/16"(39 mm) Retrofit Panels Installed i ♦ CRU FKL(for double deck applications) LIGHT OUTPUT-CRU Lumens Watts LPW SC SC SC '= HO-High Output 18,000 140 129 3 a VHO-Very High Output 21,900 164 134 U 0 Project Name I Fixture Type I 05/28/15 ©2014 Catalog# I LSI INDUSTRIES INC. LED AREA LIGHTS - (XGBM) US patent D574994&7,828,456 and MX patent 29631 and US&Intl.patents pending SMARTTECTM THERMAL CONTROL-LSI drivers feature integral sensor which reduces drive current when ambient temperatures exceed rated temperature. OCCUPANCY SENSING (IMS)—Optional integral passive infrared motion sensor activates switching of luminaire light levels.High level light is activated and increased to full bright in 1-2 seconds upon detection of motion.Low light level(30%maximum drive current) eu, is activated when target zone is absent of motion activity for-2 minutes and ramps -_____; down(10-15 seconds)to low level to allow eyes time to adjust.Sensor is located on the front of optical assembly and rotates with the optic.Sensor optic has a detection cone of approximately 45°.Examples of detection—occurs 30'out from a 30'mounting height pole;occurs 20'out from a 20'mounting height pole. ENERGY SAVING CONTROL OPTIONS—DIM—0-10 volt dimming enabled with controls by others.BLS—Bi-level switching responds to external line voltage signal from separate Shown with optional decal striping 120-277V controller or sensor(by others),with low light level decreased to 30%maximum drive current. DOE LIGHTING FACTS EXPECTED LIFE-Minimum 60,000 hours to 100,000 hours depending upon the ambient Department of Energy has verified representative product test temperature of the installation location.See LSI web site for specific guidance. data and results in accordance with its Lighting Facts Program. Visit www.lightingfacts.com for specific catalog strings. LEDS-Select high-brightness LEDs in Cool White(5000K)or Neutral White(4000K)color temperature,70 CRI. LIGHT OUTPUT-XGBM DISTRIBUTION/PERFORMANCE-Types 3,5,FT and FTA available-field rotatable Lumens(Nominal) Watts reflectors. Type 3 Type 5 Type FT Type FTA (Nominal) A LW 14080 13840 15020 16560 140 HOUSING-Square,die-formed aluminum.Fully enclosed weather-tight housing contains s SS 20180 18040 20700 23030 187 factory prewired drivers and field connections. HO 26750 25460 29070 31810 300 TOP-ACCESS COVER-Gasketed,tethered top-access cover provides ease of installation 3 LW 11450 11290 12220 13470 136 and allows for easy driver access.Four captive stainless-steel fasteners secure the top- SS 16390 15170 17230 18750 188 access cover to the housing. ' HO 22240 20550 23510 25410 288 LED Chips are frequently updated therefore values may increase. OPTICAL UNIT-Clear tempered optical grade flat glass lens sealed to aluminum housing creates an IP67 rated,sealed optical unit(includes pressure stabilizing breather).Optical unit can be easily field rotated in 90o increments.Directional arrow on optics allows alignment without the unit being energized. MOUNTING-2-1/2"x 5-3/8"x 12"extruded aluminum arm mounting bracket shipped standard. Use with 5"traditional drilling pattern.Round Pole Plate(RPP2)required for mounting to 3"—5"round poles.(See Accessory Ordering Information chart.) ELECTRICAL-Two-stage surge protection(including separate surge protection built into electronic driver)meets IEEE C62.41.2-2002,Location Category C.Available with universal voltage power supply 120-277VAC(UE-50/60Hz input),and 347-480VAC. DRIVERS-Available in Low Watt(LW),Super Saver(SS)and High Output(HO)drive currents(Drive currents are factory programmed).Components are fully encased in potting material for moisture resistance.Driver complies with FCC 47 CFR part 15 RFI/EMI standard. OPERATING TEMPERATURE- -40°C to+50°C(-40°F to+122°F). This product,or selected versions of this product,meet the standards FINISH-Fixtures are finished with LSI's DuraGrip®polyester powder coat finishing process. listed below.Please consult factory for your specific requirements. The DuraGrip finish withstands extreme weather changes without cracking or peeling. RoHS FC ( E® c 4L us DECAL STRIPING-LSI offers optional color-coordinated decals in 9 standard colors to LISTE COMPLIANT Wet location accent the fixture.Decals are guaranteed for five years against peeling,cracking,or fading. ARRA 1P67 9 lids , WARRANTY-LSI LED fixtures carry a limited 5-year warranty. Funding Compliant ® Fixtures comply with ANSI C136.31-2010 American National Standard for Roadway Lighting PHOTOMETRICS-Please visit our web site at www.lsi-industries.com for detailed Equipment-Luminaire Vibration 3G requirements. photometric data. SHIPPING WEIGHT(IN CARTON)-Fixture-44.5 lbs(20 kg) Arm-5 lbs.(2kg)arm LISTING-UL listed to U.S.and Canadian safety standards.Suitable for wet locations.For a list of the specific products in this series that are DLC listed,please consult the LED Lighting section of our website or the Design Lights website at www.designlights.org. Project Name0 I Fixture Type ( 10/21/15 ©2015 Catalog# I LSI INDUSTRIES INC. LED AREA LIGHTS - (XGBM) LUMINAIRE ORDERING INFORMATION TYPICAL ORDER EXAMPLE: XGBM 5 LED HO CW UE WHT PCM Prefix Distribution Light Drive Color Input Voltage Finish Optional Controls Optional Sensor/Options Source Current Temperature XGBM1- FT-Forward Throw LED LW-Low Watt CW-Cool White UE-Universal BLK-Black Wireless Control System" Sensor LED FTA-Forward Throw SS-Super Saver (5000K) Voltage BRZ-Bronze (blank)-None IMS-Integral Motion Greenbriar Automotive HO-High Output NW-Neutral White (120-277) GPT-Graphite PCM-Platinum Control System Sensor° 3-Type III (4000K) MSV-Metallic Silver PCMH-Host/Satellite Platinum PCI1 20-120V Button-Type Photocell 5-Type V 347-480 PLP-Platinum Plus Control System PCI208-208V Button-Type Photocell SVG-Satin Verde GCM-Gold Control System PCI240-240V Button-Type Photocell Green GCMH-Host/Satellite Gold PCI277-277V Button-Type Photocell WHT-White Control System PCI347-347V Button-Type Photocell Optional Color Decals DIM-0.10 volt dimming (required for satellite fixtures) Options, 45-Light Gold 8BK-8"Bracket(S and D180 only) 20-Charcoal Metallic Stand-Alone Control TB-Terminal Block 55-Black (blank)-None 94-Blue Metallic DIM-0-10 volt dimming4 59-Dark Green 51-Dark Red (from external signal) 21-Tomato Red BLS-Bi-level Switching° 50-White (from external signal-required 700-Aztec Silver 120-277V controls system voltage) Metallic LUMINAIRE EPA CHART'-XGBM ACCESSORY ORDERING INFORMATION2 (Accessories are field installed) 8"Bracket 12"Bracket Description Order Number Description Order Number Single 2.3 2.4 XGBM-HSS House Side Shield(Black only) 482002 BLK' DFK208,240 Double Fusing(208V,240V) DFK208,2408 D180° 4.7 4 8 RPP2-Round Pole Plate 162914BLK DFK480 Double Fusing(480V) DFK4808 BKS-BO-WM-"-CLR-Wall Mount Plate 123111CLR FK347 Single Fusing(347V) FK3478 it. D90° 4.7 BKA-BO-RA-8-CLR-Radius Arm 16901 OCLR PMOS120-120V Pole-Mount Occupancy Sensor 518030CLR" .-.. T90° 12"Bracket 7.2 BKU-BO-S-19-CLR-Upsweep Bracket for round or square poles 144191 CLR PMOS208/240-208,240V Pole-Mount Occupancy Sensor 534239CLRy ill Required 7.3 FK120 Single Fusing(120V) FK1208 PMOS277-277V Pole-Mount Occupancy Sensor 518029CLR8 •>♦TN120 FK277 Single Fusing(277V) FK277' PMOS480-480V Pole-Mount Occupancy Sensor 534240CLR9 Q90" 8.8 FOOTNOTES: 1-Use with 5"traditional drilling pattern. 6-Not compatible with wireless controls system,DIM or BLS option. Note: House Side Shield adds to fixture 2-For wireless controls information and accessories.see Controls section. 7-House Side Shields add to fixture EPA. Consult factory. EPA.Consult Factory. 3- Requires a SiteManager and override switch. Not compatible with BLS or 8-Fusing must be located in the hand hole of pole. IMS option. 9-To be used with any of the PCM/GCM wireless controls systems in the fixture. 4-Not compatible with IMS or BLS option. Consult factory. 5-Not compatible with wireless controls system,DIM or IMS option. DIMENSIONS I 24"sq.(610 mm) / \—T- 9" (229 mm) 12" j 3 15/16" (305 mm)— iI (99 mm) 13 5/16' (339 mm) 2-1/4" House Side Shield(482OO2BLK) 9" (57 mm) (229 mm) - - S. . yi i / 1-3/8" 4118„ (35 mm) • (105 mm) OPTIONAL IMS 518" (16 mm) • I' • • . Project Name I Fixture Type I 10/21/15 0 ©2015 Catalog# I LSI INDUSTRIES INC. 'o QLi 11 mow/ 5p FA ii m VD f ® 2 M i L Y a r WF- � Z N c= eii= @ � =0ct ,/",/ 0 ¢ ° ice I of o Q 1 Ez gO it 1- Q ac ! ! 111 LL 9 1 - ii !g Lcy X331n 04 z Y 1 a y ' g S 1 " x d ; e i i C I g g g 0. " iia j . : 5 ti ! s $ 1 § , e� Is :iz14 1H , ? 1111. 6 ®®OO(g©O®OOO®000. °O®®©000®®000)26)&2®1,1)00C92m1) q 1 0 e.__ ra��N�=1 / 0' W O P®® ®1®SMO© n _. 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W $ ❑ g -� o id a= $s l'"4 a ria. ccl a ag;l 2 .216.13= it a � = • I EXHIBIT 2 3 Stantec 2335 Highway 36 West,St.Paul MN 55113-3819 February 2,2016 File:193801828 Attention: Mr.Eric Johnson City of Oak Park Heights 14168 Oak Park Boulevard PO Box 2007 Oak Park Heights,MN 55082 Reference: Washington County CSAH 26—6o%plan and preliminary drainage review Dear Eric, We have completed a review of the submitted 6o%plan for the proposed realignment of CSAH 26 south of Hwy 36.The Holiday Station plans were also taken into consideration with this review as some of the issues are related. We have also performed a review of the preliminary drainage calculations;a more detailed review will need to be performed when the calculations are final/complete. Following are our comments and recommendations. 1) The drainage plan submittal is preliminary at this point,and final design calculations will be submitted at a later date.In general,the proposed design appears to meet City stormwater requirements. 2) Rate control as presented meets City requirements through a proposed pond. The HydroCAD modeling will be reviewed in greater detail when the design is finalized. The structure numbering and invert elevations in HydroCAD should be revised as needed to match the construction plans. 3) The design will need to meet MSCWMO requirements for water quality and volume control. A wet pond and filtration feature with an iron-enhanced sand filter are proposed,but details still need to be presented. 4) The storm sewer design was not reviewed in detail at this time. Calculations and a drainage area map should be provided for the proposed storm sewer. 5) The design shows the County's and the private storm sewer discharging into City storm system at manhole identified as 5013.If the City is willing to allow this connection,it will need to be reconfigured to achieve a connection that is,at most,9o-degrees to the existing storm sewer line. The current configuration shows the flow of the new line opposing the flow of the existing line. The design also shows the roadway draintile for CSAH 26 connecting and draining into City manholes. 6) All City manholes and catch basins affected and that need to be adjusted should use City style castings and plastic rings(Neenah R-1642-B and R-3290-VB). 7) Watermain and sanitary sewer on the north end of the new Holiday Gas Station property will need to be moved(this will require water shut downs and by-pass pumping).The water main should have no more than a 22 degree offset.Sanitary sewer relocation requires new integrally poured Design with community in mind February 2,2016 Mr.Eric Johnson Page 2 of 2 Reference: Washington County CSAH 26—6o%Plan and Drainage Review manholes.Existing sanitary sewer and water main that is being replaced should be removed • entirely. 8) The valve identified on the tee,in the middle of Osgood,south of the existing south frontage road, does not exist. 9) Water and sewer services will need to be capped and abandoned for the old Valvoline(5365 Osgood),the old Holiday Gas Station(14773 6oth)and 14791 6oth. 10) City sanitary sewer manholes 541 to 539 are not shown on the plans on the east side of Osgood parallel to the water main.This sanitary sewer should be removed and bulkheaded appropriately as it is close to the pond excavation. 11) City Standards and Detail Plates need to be added to the plan set to correctly construct the work described above. Please let me know if there are any further questions. Regards, STANTEC CONSULTING SERVICES INC. )//a,ekt.A"---- Lee M.Mann,P.E. City Engineer Phone:(651)604-4850 Fax:(651)636-1311 lee.mann@stantec.com c. file Andy Kegley Lucas Miller,Stantec Dan Edgerton,Stantec Design with community in mind EXHIBIT 2 4 City of Oak Park Heights 14168 Oak Park Blvd N.•Box 2007•Oak Park Heights,MN 55082•Phone(651)439-4439•Fax 439-0574 Memorandum ToEric Johnson,City Administrator Cc: Scott Richards, City Planner, Julie Hultman, Building Official From Lisa Danielson,Arborist ( j Dates 02/24/2016 Re: Holiday Stationstores, Inc. Redevelopment-Arborist Review I have reviewed the tree replacement plan, tree inventory and landscape plan submitted by Holiday Stationstores, Inc. dated 02/04/16 and revised plans dated 02/18/16. The following includes my comments and/or recommendations: TREE REPLACEMENT PLAN (L- 1.0, Sheet 10 of 12) (Tree Protection Plan) 1. The tree protection plan included is incomplete. A diagram needs to be added to correspond with the tree preservation notes (see Demolition Plan C-1, Sheet 3 of 12 for reference). The fencing should be placed at the drip-line of trees to be preserved. 2. In the tree preservation notes, (7) should be modified to read "No significant trees shall be removed until this tree preservation plan is approved by the City of Oak Park Heights." 3. The legend for the plan should include all symbols used to designate which trees will be protected vs. removed. 4. Tree replacement calculations included in the plans do not correspond with the data provided in the tree inventory (See Tree Replacement Calculations provided on the next page). TREE CITY U.S.A. Tree Replacement Calculations TREE REPLACEMENT [(A/B)xC]xA41 (Credits for trees included in landscaping plans NOT included in these calculations) A HOLIDAY Total Diameter Significant Trees lost 358 inches A COUNTY Total Diameter Significant Trees Lost 422 inches B HOU DAY Total Diameter of Significant Trees 358 inches B COUNTY Total Diameter of Significant Trees 1539 inches C Tree Replacement Constant 1.33 D Replacement Trees(Number of Caliper Inches) HOLIDAY: [(358/358)x1.33]x 358=476.14 Caliper Inches COUNTY: [(422/1539)x1.331x 422=153.89 Caliper Inches Cash in Lieu of Replacement(Estimate) $50/per caliper inch(current rate) HOLIDAY: 476.14 C.I.x 550/C.1.423,807.00 COUNTY: 153.89 C.I.x$50/C.1.47,694.50 TREE INVENTORY(L-1.1, Sheet 11 of 12) Tree species, tag number, size (in DBH), Significant (Holiday Total), Significant (County Total), Significant (Holiday Removal), Significant(County Removal), Notes, Remove/Leave As Is, Right of Way Side, and Significant (Yes or No) were all the attributes included in the inventory table. The totals for tree removal by Holiday Stationstores, Inc. include 358 total caliper inches and by the County include 422 total caliper inches. 1. For Tag #1853 the significant total for the county should be (0) and it is not significant since it is a Siberian elm. 2 TREE CITY U.S.A. Suggestions: A title and other information gathered from the inventory could also be added on this page with the tree removal totals at the bottom of the page (Note: these totals are in caliper inches NOT inches). LANDSCAPE PLAN (L-2, Sheet 12 of 12) Overall Landscape Plan The design includes a satisfactory selection of tree and shrub species to be planted on site. Six (6) deciduous shade tree species, an ornamental deciduous tree species, two (2) evergreen tree species and five (5) shrub species, (121 trees/shrubs total). Plant species included in the plans are acceptable and will complement the site well. Landscape Schedule(Plant Schedule) The planting list includes a variety of native or improved native cultivars, species that are hardy under local growing conditions, those that are relatively insect/disease free and fairly low maintenance. 1. All trees included in the landscape schedule need to include size (in caliper inches AND height), as mentioned in the tree replacement plan comments. 2. The sizes of all deciduous (overstory) and ornamental replacement trees are of minimum size requirements for replacement trees. The evergreen trees (conifers) specifically Thuja occidentalis 'Techny' listed in the landscape schedule (L-2, Sheet 12 of 12) does not meet minimum City tree replacement requirements (Ordinance 1307). All plant sizes must conform to zoning ordinance requirements before approval. 3. Shrubs included in the landscape design should also be included in the landscape legend. 4. The key for two (2) species included in the landscape schedule do not correlate with the landscape design (Quercus rubra RO in landscape schedule, PO on design), (Spirea japonica 'Little Princess' LS in landscape schedule, LPS on design)this should be corrected. Landscape Notes(Planting Specifications) 1. The plans must include the top two rungs of wire baskets on all B&B planting stock shall be removed once tree is in the planting hole, prior to backfilling. The landscape contractor for the 3 TREE CITY U.S.A. project is required to plant all trees and shrubs according to the approved landscape plan. This will be inspected by the City Arborist after planting and any deviations from the detail will need to be corrected before the landscaping will be approved by the City. This needs to be included in the final submitted landscaping plans. 2. Trees proposed to be planted around buildings and high use common areas of the site should be nursery stock of high quality with straight central leaders and not"park-grade"trees. Planting Detail 1. A heading needs to be added to this part of the plan. 2. Planting detail needs to be included for evergreen trees. Deciduous tree planting detail and shrub planting detail has been included in the plans. Edge detail at planting beds and detail for edges at sodded edges could also be added. Cover Sheet(C-0, Sheet 1 of 12) 1.The sheet index needs to be modified for page titles and sheet numbers for correlation. Please contact me if you have any questions regarding this landscape plan review. Please forward my comments to the development team for this project. 4 TREE CITY U.S.A.