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HomeMy WebLinkAbout2016-06-27 CC Packet Enclosure Oak Park Heights Request for Council Action Meeting Date June 276.2016 Time Required: 10 Minutes Agenda Item Title: Kwik Trip—B-3 District Text Amendment to Allow Motor Fuel Stations and Car Washes—Conditional Use Permit for the Motor Fuel Station and Car Wash Use.Conditional Use Permits for Signage and Exterior Storages Preliminary and Final Plat,and Design Standards/Site Plan Review at the intersection of 58th Street North and Memorial Avenue Agenda Placement New Business Originating Department/Requestor. Eric Johnson,City Administrator Requester's Signature Action Requested Discussion,Possible Action Background/Justification(Please indicate if any previous action has been taken or if other public bodies have advised): Please see the attached from City Planner Scott Richards: 1. Planning Report dated June 2'",2016 2. Planning Commission Resolution-Unsigned 3. Proposed City Council Resolution Page 165 of 290 3601 Thurston A�nue N.Suite 100 Anoka, MN a660a sone: zal.aeao Faosir»11*:703.427.0520 amount -5 TPC®Planningco.oom PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: June 2, 2016 RE: Oak Park Heights — Kwik Trip — B-3 District Text Amendment to Allow Motor Fuel Stations and Car Washes — Conditional Use Permit for the Motor Fuel Station and Car Wash Use, Conditional Use Permits for Signage and Exterior Storage, Preliminary and Final Plat, and Design Standards/Site Plan Review at the intersection of 58th Street North and Memorial Avenue. TPC FILE: 236.02— 16.05 BACKGROUND Leah Berlin, representing Kwik Trip Inc. has made an application to develop a Kwik Trip motor fuel station and car wash at the intersection at of 58th Street North and Memorial Avenue North. The application consists of requests for a B-3 District Text Amendment to Allow Motor Fuel Stations and Car Washes, Conditional Use Permit for the Motor Fuel Station and Car Wash Use, Conditional Use Permits for Signage and Exterior Storage, Preliminary and Final Plat, and Design Standards/Site Plan Review. The property is currently undeveloped. The property will be platted creating a lot for the Kwik Trip and for the Simonet's Furniture site that is planned Just south on Memorial Avenue North. EXHIBITS The review is based upon the following submittals: Exhibit 1: Project Narrative, Leah Berlin, May 10, 2016 Exhibit 2: Cover Sheet(G000) Exhibit 3: Larxi Survey Exhibit 4: Final Plat Exhibit 5: Site Plan (SP1) Exhibit 6: Site Plan Notes(SP1.1) Page 166 of 290 Exhibit 7: Grade Plan(SP2) Exhibit 8: Storm Sewer Plan (SP3) Exhibit 9: Utility Plan(SP4) Exhibit 10; Site Plan Details (SP5) Exhibit 11: Site Plan Details(SP6) Exhibit 12: Erosion Control Plan(S-P1) Exhibit 13: SWPP Notes(SWP2) Exhibit 14: Erosion Control Details(SWP3) Exhibit 15: Erosion Control Details(SWP4) Exhibit 16: Landscape Plan(L1) Exhibit 17: Photometric Site Plan(El) Exhibit 18: LED Lighting Details(6 pages) Exhibit 19: Roof Plan (A140) Exhibit 20: Building Section (A300) Exhibit 21: Site Plan with Signage Locations(SPI) Exhibit 22: Logo and Sign Detail(CS1) Exhibit 23: Sign Details(CS2) Exhibit 24: Canopy Signage(CA1) Exhibit 25: Canopy Signage(CA2) Exhibit 26: Canopy Signage (CA3) Exhibit 27: Canopy Signage(CA4) Exhibit 28: Directional Signage(DS1) Exhibit 29: Directional Signage(DS2) Exhibit 30: Directional Signage(DS3) Exhibit 31: DEF/DSL Signage(DEF1) Exhibit 32: Pylon Signage/Canopy Signage Details(20 Pages) Exhibit 33: Building Color Elevations Exhibit 34: Canopy Elevations-Gas Exhibit 35: Canopy Elevations—Diesel Exhibit 36: Pkcuures of Kwik Trip Stations(3 Pictures) Exhibit 37: Report of the City Engineer Exhibit 38: Report of the City Arborist PROJECT DESCRIPTION Leah Berlin, has provided the following project narrative: This letter is intended to accompany our submittal for our application to the City of Oak Park Heights for the requested Zoning District Amendment (Text Amendment), Conditional Use Permit, and Site Plan Review. The text amendment is to allow a convenience store with fuel use in the B-3 zoning district Kwik Trip is requesting to be placed on the June 9""Planning Commission meeting. Comnanv Badmround Kwik Trip is a Wisconsin based company that prides itself on providing the convenience of everyday grocery needs at competitive prices. Fresh meat, fruit, potatoes, banana, onions, milk, bread, eggs, butter, and ice cream are stocked in the stores daily. Kwik Trip operates its own 2 Page 167 of 290 dairy, bakery and commissary where milk ice cream, breads, pizzas, sandwiches and soups we produced daffy and shipped to the stores. Protect Information Kwik Trip is proposing the construction of new convenience store with an attached double bay carwash, 20 space vehicle fueling canopy and 2 lane diesel canopy. The new store is proposed to be predominately brick with stucco accents. Colored building elevations of the store and canopies we included in the submittal. Kwik Trip is looking to invest long term in the community of Oak Park Heights by developing this site to better serve our growing customer base. The project is estimated to cost $3,000,000 including the associated equipment and will employ between 20-30 full and part time employees. Signage plans have been included in the submittal. Signage requests include a LED lit stripe on the fueling canopies along with a LED back lit Kwic Trip logo on the gas canopy face and a free standing pylon sign Exterior merchandising is being requested along the store front and at the canopy island ends. Along the front sidewalk of the store, Kwik Trip is requesting a space fora video rental kiosk and an enclosed cage for propane sale and exchange. Under the gas canopy, space for water softener salt is requested. Although not evadable for sale, 2 ice merchandisers are located along the delivery side of the budding for additional ice storage. All Ice sales occur inside the store, but additional storage is needed, especially during peak summer times. Requested hours of operation will be 24 hours a day, seven days a week. ISSUES ANALYSIS Comprehensive Plan. The property is designated as Highway Business/Warehouse on the Proposed Land Use Map. The fuel station, convenience store and car wash will be consistent with this land use designation. Zoning. The property is zoned 8-3 General Business District. The 8-3 District does not currently allow for motor fuel stations and car washes either as a permitted or conditional use. City Staff has reviewed this issue and does not have an issue with including the motor fuel stations or car washes as a Conditional Use Permit in this district. The Zoning Ordinance would need to be amended to add the criteria for motor fuel stations and car washes. See the proposed language and list of conditions with a review of the Kwik Trip as follows: Section 401.300.E.17 and 401.300.E.18 of the B-3 District of the Zoning Ordinance would be amended to list 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 based upon the Kwik Trip is found as follows: 17. Car washes(drive through, mechanical and self-service)provided that: 3 Page 168 of 290 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 are two car wash bays and more than adequate length in the space provided for stacldng. 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. 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 401.16.8.7 of this Ordinance. Comment: All of the lighting shall be shielded by full cut of light fixtures in compliance with the Ordinance. 4 Page 169 of 290 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 will be approved by City Engineer. L 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. 18. 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 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. 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 surtaxed with a material to control dust and drainage which is subject to the approval of the City Engineer. 5 Page 170 of 290 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 Kwik Trip will be 7.1 acres and the lot widths are more than 150 feet. 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 shah 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 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 will be installed. L 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. 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. 6 Page 171 of 290 Comment: The access points will be reviewed by the City Engineer. I. All signing and informational or visual communication devices shall be minimized and shall be in compliance with Section 401.15.E of this Ordinance. Comment Ail 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: Motor fuel stations in Oak Park Heights have been granted approval for only ice and propane sales in locked enclosures. p. All conditions pertaining to a specific site am 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 no issues with this request as It relates to the criteria. 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 two canopies comply with all setback criteria. 7 Page 172 of 290 Setbacks. The Disbict 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 for the buildings and canopies. The building meets and exceeds these requirements. The two canopy structures are also well within the building setback requirements. Subdivision. The Kwik Trip property is to be platted as Lot 1, Block 1 Oak Park Station Second Addition. It will be platted in conjunction with the Oak Park Heights Furniture Warehouse/Simonets. The proposed Lot 1, at 7.1 acres and with a lot width of 339 feet on Memorial Avenue North, and 369 feet on 58th Street North will be compliant with the minimum lot area of 15,000 square feet and a lot width of 100 feet specified for the B-3 District The plat will be subject to review and approval of the City Attorney and City Engineer. The park dedication fees have been paid for this area. 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. Access/Traffic. The site will be accessed by a curb cut into Memorial Avenue North, one on 58th Street and a third on Minnesota Avenue North. The location of the access points is subject to review the City Engineer. The plan shall be subject to review by the Fire Marshal for emergency vehicle access. The Applicant shall provide a snow removal plan or indicate if the snow will be hauled off site. The City Engineer anticipates that Kwlk Trips traffic generation will impact the 58th Street and Highway 15 intersection. A right turn lane onto Highway 15 may be required that Kwlk Trip has agreed to pay for. A condition will be added related to this potential intersection improvement. PedestrianlTralls. The 8-foot trail along 58th Street shall be extended westerly from Minnesota Avenue North and around the corner to continue on 58th Street along the entire length of the Kwik Trip site. The trail will also continue on the Simonet site. A six foot walk along Minnesota Avenue North will be constructed and maintained by Kwik Trip. 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: 4 parking spaces 4 spaces 7.584 square feet x .9=6,826/200= 34 spaces Total Requirement 38 spaces 8 Page 173 of 290 The site plan indicates that there are 23 parking stalls and 20 service points for the development. The City allows the service points to count as parking spaces. Of the stalls, two disability stalls are provided next to the main entrance. 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 located adjacent to the building. The enclosure is to be constructed of a brick facing that will match what Is used on the building and the gates will be wood. Grading/Drainagelutilitles. 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 Brown's Creek Watershed District. Lighting Plans. Fixtures. The lighting plan indicates that the parking lot lighting will be a full cut off LED light fixture mounted on a pole and base. The specifications indicate a height of the pole and base at 18 feet. 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 indicate the use of a recessed LED downlight for the building. The fixtures will be required to be 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. Kwik Trip has agreed to a raised red strip on the canopies with no lighting. 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 candies 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 and within the parking lot and drive aisles, and along the street frontages. 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 Arborist. 9 Page 174 of 290 Mechanical Screening. The applicants have provided plans that indicate the mechanical equipment being totally screened by the roof system. 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 in height and the message portion of the sign is 98 square feet. The electronic message portion of the sign Is 36 percent of the entire sign area, which is not 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 one Kwik Trip wall sign and one car wash sign, each on separate facades. There are multiple signs on both canopy structures. The building wall and canopy signs consist of the following: Building Signs Size-Square Feet North Elevation—Kwik Trip 24 South Elevation—Car Wash 22 Canopy Signs -Gas South Elevation— Kwik Trip 24 East Elevation—Kwik Trip and Fuel Price 24/35 North Elevation—Kwik Trip and Fuel Price 24/35 Canopy Signs—Diesel North Elevation—Diesel Enter 1 Fuel Price 35/17.6 South Elevation—Exit 12 Total _ 252.5 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. 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 252.5 square feet. Staff would suggest that the number of signs on the gas canopy be limited to three signs instead of five. This would be consistent with the requirement for no more than three wail signs per structure. The Planning, Commission should discuss if this amount of signage is necessary for the site, especially in that they are placing wall signs 10 Page 175 of 290 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 pnovisions 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 (i.e., 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 elimination of two of the gas canopy signs, which ones to be determined by the Applicant. Staff also questions the need for the pricing signs in that the freestanding size will dearly indicate that information. 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 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. Facade Treatments The building will have a definite base, middle and top on the front and side facades. Ground Level Exoression The building height maximum In the B-3 District is 35 feet. At its highest point, the building will be 21 feet, 11 inches. This is a one story building with a hip roof. The main entrance is defined by a gabled roof and brick detailing. 11 Page 176 of 290 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 facade facing 58"'Street North will be 35 percent transparent. Entries The building features the main entry on the north facade. The entry is highlighted by a gable roof and brick detailing. Roof Design The roofline features a metal hip roof. Ail of the mechanical equipment is screened by the roof. 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, stucco, glass and metal roofing. Building material samples will be available at the Planning Commission meeting. Franchise Architecture The building is a franchise design but 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 north, east, and west. The building facades have adequate architectural interest. The building is well landscaped. Parking Areas The parking area is well landscaped with perimeter as well as plantings within the parking lot Storm water Storm water will be addressed in the City Engineer's report. Pedestrian and Common Space Trails will be extended around the site on 58"' Street North and Memorial Avenue, as well as Minnesota Avenue North. 12 Page 177 of 290 Landscaping Building entrance plantings are required and have been provided near 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. Utilites/Service/Loading/Drive-Through/Storape Areas Addressed elsewhere in the planning report. L hti Addressed elsewhere in the planning report. Sianaae Addressed elsewhere in the planning report. Pedesbian/Bicycle Routes Addressed elsewhere in the planning report. A bike rack will need to be provided near the front entrance of the building. CONCLUSION I RECOMMENDATION Subject to the preceding review, City staff recommends approval of the following listed requests subject to the conditions that follow • Text Amendment to Allow Motor Fuel Stations and Car Washes in the B-3 District • Conditional Use Permits for the Use, Signage and Exterior Storage • Preliminary and Final Plat • Design Guidelines/Site Plan Review 1. The preliminary and final plat shall be subject to review and approval of the City Engineer and City Attorney. All vacation of easements and creation of new easements shall be subject to review and approval of the City Engineer and City Attorney. 2. The location of all access points from City streets shall be subject to the review of the City Engineer. 3. The site plan shall be subject to review and approval of the Fire Marshal. 13 Page 178 of 290 4. 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 Browns Creek Watershed District. 5. Kwik Trip's traffic generation is anticipated to mnpact the 58th street intersection with County Highway 15. Kwik Trip shall be responsible for the costs associated with the installation of a right-turn lane onto or from County Highway 15 including all elements, appurtenances and adjustments related thereto on City streets and/or as may be additionally required by Washington County on County Highway 15 to accommodate those right-turn lanes. Ail installations shall be at the direction and timing as determined by the City Engineer followed establish roadway and engineering standards and when the City Engineer deems it is reasonably warranted. 6. An 8-foot trail along 58th Street shall be extended westerly from Minnesota Avenue North and around the corner to continue on 58th Street along the entire length of the Kwik Trip site. The trail shall be installed and paid for by Kwik Trip. A six foot walk along Minnesota Avenue North will be constructed and maintained by Kwik Trip. 7. The Applicant shall provide additional information to the City regarding noise'levels from the car wash, subject to approval of the City. 8. All lighting fixtures shall be full cut off and installed in compliance with the lighting standards of the Zoning Ordinance. 9. The canopy light fixtures shall be full cut off and installed within the canopy structure. 10. The outdoor lighting shall be turned off one hour after closing, except for approved security lighting. 11. No strip lighting of the building, canopy or freestanding sign shall be allowed. 12. The landscape plans are subject to review and approval of the City Arborist. 13. All mechanical equipment on the roof or on the site shall be fully screened in accordance with the provisions of the Zoning Ordinance. 14. All signage shall be subject to final review and approval of City Staff for conformance with Zoning Ordinance standards. 14 Page 179 of 290 15. The Applicant shall clarify the amount of signage and type of signage on the gas pumps. 16. The Planning Commission should discuss the amount of wall and canopy signage that will be allowed for the site. 17. All signs shall be designed to comply with the Zoning Ordinance requirements for internal illumination. 18. Only ice and propane sales in locked enclosures shall be allowed for outdoor sales. 19. The Planning Commission shall discuss the ground level expression, façade transparency, building materials and general building design and determine compatibility with the Design Standards. 20. The Planning Commission should comment whether the franchise design of the building Is In keeping with the Design Guidelines. 21. A bike rack shall be provided near the front entrance of the building. 22. The Applicant shall provide a snow removal plan or indicate if the snow will be hauled off site. Pc: Julie Hultman 15 Page 180 of 290 -4 .: 3 i t ft 4 IIIIIIIIIPPIP191Pf�.�i 'v 3_ fit' Eric Johnson City of Oak Park Heights EXHIBIT.P.O. Box 2007 Oak Park Heights, MN 55082 Letter of Intent May 10, 2016 Mr, Johsnon. This letter is intended to accompany our submittal for our application to the City of Oak Park Heights for the requested Zoning District Amendment(Text Amendment), Conditional Use Permit, and Site Plan Review. The text amendment is to allow a convenience store with fuel use in the B-3 zoning district. Kwik Trip is requesting to be placed on the June 941'Planning Commission meeting. Cogrioany Background Kwik Trip is a Wisconsin based company that prides itself on providing the convenience of everyday grocery needs at competitive prices. Fresh meat,fruit, potatoes, banana, onions, milk, bread, eggs, butter, and ice cream are stocked in the stores daily. Kwik Trip operates its own dairy, bakery and commissary where milk, ice cream, breads, pizzas, sandwiches and soups are produced daily and shipped to the stores. FrQ act Information Kwik Trip is proposing the construction of new convenience store with an attached double bay carwash, 20 space vehicle fueling canopy and 2 lane diesel canopy. The new store is proposed to be predominately brick with stucco accents. Colored building elevations of the store and canopies are included in the submittal. Kwik Trip is looking to invest long term in the community of Oak Park Heights by developing this site to better serve our growing customer mer base.The project is estimated to cost $3,000,000 including the associated equipment and will employ between 20-30 full and part time employees. Signage plans have been included in the submittal. Signage requests include a LED lit stripe on the fueling canopies along with a LED back lit Kwik Trip logo on the gas can� efir o a free standing pylon sign c « y i r f � }t �ys • fj Exterior merchandising is being requested along the store front and at the canopy island ends. Along the front sidewalk of the store, Kwik Trip is requesting a space for a video rental kiosk and an enclosed cage for propane sale and exchange. Under the gas canopy, space for water softener salt Is requested. Although not available for sale,2 ice merchandisers are located along the delivery side of the building for additional ice storage. All ice sales occur Inside the store, but additional storage is needed, especially during peak summer times. Requested hours of operation will be 24 hours a day, seven days a week. We appreciate your time and consideration. Please call me at 608-793-6461 if you have any questions or need additional copies submitted. Sincerely, Leah Berlin Kwik Trip, Inc-Store Engineering Development/Project Manager 608-793-1547 Iperiln@kwiktrip.corn ',moo Our Mision: To serve our customers and community more effectively than argon else by treating our cMorrers, coworkers and suppliers as we,personally,would kke to be treated,and to make■diatoms in someone's We WOO&14dk Aar Stores•Tobacco Outlet Plus•Contents='transportation,LLC.Hearty Platter Mtauruds&Cam Page 182 of 290 IBM IQ13'NQYM WO MIK/M LLL it1013 siOM911iHANOJ 411 I 414 ilil Pia 133H8 a3AOJ I'I I I ! 1 . N, 1114 tiIN b a r Y I1 i Mr .. 1 1 lellill ?,,, ' W daguggiiiL 1%-• r tme Q * o W w1 -. w W .., i 1 z � O < ". .1-- • -•:- t ,,:.:%. I— cn oi iv- -N., N 4 (/) RI Ii i : t: h oi Ns, EL .,r Til � '�f- - r 1 Et S . i N__... . in- u) r- _ R A. :1g. Ne g 1IiIiI1 ...il . 111111 1011i. 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F ,,... , , ,. .., r , _ }fir ,, Don' t let your reputation depend upon yesterday's LED technology. .f 4 4. V Principal LED's(P-LED)Fusion Series is designed to have the ,-r. a I� r ii-, -_ ' best possible heat dissipation by utilizing P-LED's proprietary,. _ Chip on Board(COB)technology.It also has specialized optics At �. for even illumination In any sign type through a proprietary die encapsulated optic HIGHLIGHTS I Zero fight loss after 6,000 hours of 3rd party testing (tile r °r; ! , d 4,- ` ■ Patented CAB technology for maximum lifetime .,'.. . . ,I, , , , ■ Quick Release Tab reduces labor time • Optks Series for shaibw or return mount applications ■ Conformally coated to enhance water resistance(IP66) ■ Available in 2,3,or 4 modules per foot(150-320 LM/ft.) ■ Available in atom CCTe of white and all colors ,,. , ,!,; /1J(Jt7,,, , r, , U Solder-free connections SPECIFICATIONS Dimensions O.65'W x 15°Lx 0.25°H °A'W x 21.x 0.15°H(RGB) Beam Angle 170°Medium Dome Compressed Lambertlan Operating Temp. -40 to+60•C Intensity(White) 80IA/module C. Efficacy(White) 107 LM/W(system) sr 37 Power Supply P-LED 12V DC � FasteningPeel&Stick/Mechanical Screw-hole e4111v - Protection Grade IP66 Medium Dome Packaging 25 ft.per bag or 100 ft.per box Compressed Lamberden Optic Warranty 5 Year(Product)/5 Year(Ltd Labor) W 3"-B so 5. 10 www.p-ledAtom• 1326-227-4677• seles0p-led.COmm Page 199 of 290 Fusion yl MAXIMUM COVERAGE CHART 3' 4-5' 3" FS3IFS4 4' 5-6' 45' FS2/FS3 5' 6" • 5' FS2/FS3 6' 8" 6-7' F52/FS3/FS4 8" 12' 0-12' FS3/F54 'Product and depth may vary depending on face material and desired brightness PRODUCT COLORS Fusion Fusion Fusion Fusion Fusion Fusion Part Number Part Number 2 3 2 3 2 3 Red 625nm 28 42 12 1.8 50' 33' PL FS2-RD1-P PL-FS3-RD1-P Ruby Red 633 28 42 1.2 1.8 50' 33' PL-FS2-RR1-P PL-FS3-RR1-P Amber 592 25 37 1.2 1.8 50' 33' PL-FS2-AM1-P PL-FS3-AM1-P Orange 609 25 37 1.2 1.8 50' 33' PL-FS2-0R1-P PL-FS3-0R1-P Blue 460 8 12 .84 1.26 70' 46' PL-F52-BL1-P PL-FS3-BL1-P Green 525 30 45 .84 1.26 70' 46' PL-FS2-GR1-P PL-FS3-GR1-P RGB RGB N/A N/A 1.5 N/A 40' N/A PL-FS2-RG1-N N/A Sign White 6500K 160 240 1.5 2.25 40' 26' PL-F52-WH1-P . PL-F53-WH1-P Med.White 4300K 160 240 13 225 40' 26' PL-FS2-MW1-P PL-FS3-MW1-P Warm White 3500K 150 225 1.5 2.25 40' 26' PL-FS2-WW1-P PL-FS3-WW1-P 'Sign White Fusion.2hattoobincoderCMardC6Y,Thecodewilharybasedongeogmphlclocation. FUSION 4 Sign White 6500K' 320 3 20' PL-F54-WH1-P 'Curtain CCTe available from(3000-12000K) The FrrsioJT Series is the 'go to system for most channel letter applications. www.p led.com•1-325-227-4577•.ei sep-led.com 11 Page 200 of 290 GE Lighting Solutions Technical Data Sheet Tetra° PowerStri P LED Lighting System Replaces fluorescent tubes in single ,,• ''4 and double-sided box signs 44.46. �,* • • • isp S6 imagination at work Page 201 of 290 Tetra® PowerStrip Energy efficient replacement for fluorescent tubes Tetra PowerStrip and Tetra PowerStrip DS from LED Benefits Drive Sales GE Lighting Solutions are the innovative LED systems that replace fluorescent tubes in box signs resulting Tetra pip hos the potential to increase in reduced energy costs,improved uniformity and soles by offering valued benefits for end-user lower maintenance expenses, driven projects.This LED system is a cost effective Tetra PawerStrlp is our 12 Volt LED system for investment for sign owners who are conscious single-sided box signs,and Tetra PowerStrip DS is about their energy and maintenance costs,brand our 24 Volt LED system for double-sided box signs. image and environmental impact. Box Signs have never been Tetra PowerStrip drastically slashes energy costs by offering up to 79%energy savings over T12HO easier to install fluorescent while providing better light consistency Tetra PowerStripis a low-voltage lighting s m across the sign face.This lighting system delivers g � uniform light up to 4 times longer than fluorescent. that does not require the construction of sockets This long life drastically reduces maintenance costs for mounting.The easy-to-handle system eliminates while protecting brand image,and it's all backed up the handling of fragile gloss tubes and can be cut with a 5 year limited warranty.The RoHS compliant between modules for easy installation in new or system contains no lead,mercury or gloss making retrofit signs of any site. handling and disposal less of a concern. Tetra PowerStrip •Single-sided LED system •12 Volt System •Pre-drilled holes and industrial grade mounting tape for easy install Continuous wire through LED Potent-pending Opthlens" module uses IX connectors maximizes the area of light 7:00/ for maximum strain relief coverage by creating a wide, 3M VHBTM industrial grade uniform viewing angle mounting tape allows Pre-drilled holes for greater convenience make mounting easy f when installing •ik Can be cut 'v t ` between modules 'r a Low-voltage 112V}system {� makes wiring and installation easy Overmolded design protects against moisture. dust and damage Page 202 of 290 GE Reliability The Optilens" Difference Only GE Lighting Solutions has the depth of Tetra PowerStrip features Optilani t',an innovative experience that comes from supplying over 20 technology that maximizes LED performance.This million feet of Tetra LED lighting systems across patent-pending optical lens helps spread light exactly the globe.Every Tetra product is backed with a ►+where it's needed most,resulting in bright,uniform reputation for reliability that is unsurpassed in the light distribution across the entire sign face. industry.We perform stringent testing of the entire Teva PowerStrip with OptiLens provides over 20% system-utilizing GE Six Sigma standards-rather than greater surface area coverage than just LEDs alone. just pass on supplier reported performance claims. The superior brightness and uniformity that this LED system provides enhances and protects brand image through better looking signs. Tetra PowerStrip Tetra PowerStrip without Optilens with Optilens 0 Tetra PowerStrip DS •Double-sided LED system •24 Volt System •Can be custom cut to length Can be cut on wire between any module Continuous wire through LED module uses IDC connectors far maximum ' Overmolded design strain relief Patent-pending Optitans" protects against moisture, maximizes the area of tight dust and damage coverage by creating'a wide, viewing angle ,,,,, k_ I a *._ .a r. L ' RSM 1- -# ^1£ F .,. ,.Ii ,__ .:.. .:: 'ice" Mounting to rail is simple with • pre-drilled mounting holes Installation is easy with rail system and low-ualtage i24Vi wiring Page 203 of 290 • Components Slut Description Package Quantity GEWht55P3-65K Tetra PowerStrip 6500K 48 modules GEW WSSP3-41K Tetra PowerStrio 4100K 48 modules GEWHDSP6.6SK Tetra PowerSttip DS 6500K 32 motes GEIA4NDSP6.41K Tetra PowerStrip D5 4100K 3/modules GEPS12.20 Power Supply 172 VDC/20 WI Input Voltage 90-264 VAC 10/PK GEPS12-60 Power Supply 112 VDC/60 Wl,Input Voltoga 90-264 VAC 10/PK GEPS12-60U Power Sup111112 VDC/60 WI.Input Voltage 108-305 VAC 10/PX GEPS12W-60 Power Supply 112 VDC/6014/1,Input Valthge 90-264 VAC 10/PK GEP524.20 Power 124 VDC/20 WI,Input Voltage 90-264 LAC 10/PK GEPS24-80 Pow Supply 124 VDU80 WI,Input Voltage 108-264 VAC 10/PK GEPS24-1000 Paver Supply 124 VOC/W0 W9,Input Voltage 108.305 VAC 10/PK GEPS24W-80 Pow Suoolu124VDU801A Voltage:90.2664 VAC 10/PK GEPS24-1BOU Power Supply 124 VDC/180 WI,Input Voltage 90-305 VAC 8/PK 9409 18 AWG Supply Wire10.82 mm2 S00 f./spoo111524 m) 191600041 22-14/WG Twist-On Wire Comectars 10.33-2.08 mm2 500/P14 192160004 18-14 AWG Inrfne Connectors 00a(0.22-208 mm2 500/PK GETMEC1 18 AWG Wire End Cops(09rum')m2 100/PI( GEDSRLOB Tetro PowerStrip Rail 196)nJ2A4 ml 8 Rails/PK GEDSt61 Tetro PowerStrip Roil Assembly Bracket 20/PK Technical Specifications Specification item Tetra PowerStrip Tetra Powerstrip DS Color Temperatures 6500K,4100K 6500K 4100K Typical BrtghOness(lunens/module) 6500K:249Im/module 6500K:498bnhnodute 4100K:2011m/moduk A10011:402Int/module Viewing Angle 135°horirontol 6erMng angle 140'vertical viewing angle 135•horizontal vievfng angle 140°vertical sieving angle Length of Wire Between Modules 4 In.1102 mmi 8 in.(203 mm) Cutting Resokittan Cut on w're between every module Cut an wire bet een every module Power Supplies GEPS12-20 hips 90-264 WK,Output 12 VDC/20 W GEPS24-20 Input 90.264 VAC.Output 24 VDC/20W GEP512-60 Input 90-265 VAC.Output 12 VDC/60 W GEPS24.80 Input 108-264 VAC,Output 24 VDCAIO W GEPS12-600 Input:108-305 VAC,Output 12 VDC/60 W GEPS24-100U input:108-305 VAC Output 24 VDC/100 W GEPS12W-60 nut 90-264 VAC,Output 12 VOC/60 W GEP524W-80 Input 90-264 VAC.Output 24 VDC/60 W GEPS24-180U Input 90-305 VAC,Output 24 VDC/80 W Moserrtum Loading per Power Supply GEP812-20:5 modules X4.20:3 modules GEPS12-60:16 modules GEP524.10t 12 modules GEPS12-600:16 modules GEPb24-3000:16 modules 0311811W-60:16 modules 4W-80:12 modules GEP524-1801k 14 modules per bank 28 modules per supply MordmumSupply wire limits Supply Win Gouge I4mdmum bistatce Supply k*s Gauge Madmen Distance 18 AWG 00.82 mm4194091 20 8.16.10 ml 18 AWG 1002 mm4614091 20 ft.(610 ml 16 AWG 1131 mm°l 25 ft.17.62 m1 16 AWG 11.31 mil 25 ft.17.62 m1 14 AWG(2.08 mm4 35 ft.(10.67 nth) 14 AIAIG(2.08 mm'( 36 ft(10.67 ml 12AVG 0.31mmq 40Cling m) 12NAG(331mmi 40fL17219m( 10 AWG(5.27 mmq 75 ft.(2296 ml 10 AWG(527 mm') 75 ft.(2286 ml 8 AWG 1835 mm2) 100 ft.00.48 ml 8 NIG 18.35 mm2 100 ft.130A8 ml wawa 4rk*kednaavdance iv%Wvare Melte lbtrrdBecuk cork NW sign Dimensions For best reaps,recommended sign depth is For best results,recommended total sign depth is S inches(127mn)or greater. 10 inches 1254mm)or greater. Energy Consumption Strip:313 W/module,System:3.58 W/madude Skip:6.24 Whnodule,Sys-term 7.14 W/module Operating Environment -40'C to s60-C -417C to+60°C System Certifications UL Recognized 45219167.UL Classified#6229508,CSA Approved 4216319,CE.C-1kk,Rol-6, IP66 rote[:separate enclosure required,damp location rated 6SI8i SITU +I tE 0 li GE Lighting Solutions • 1-888-MY-GE-LED • wwwgelightingsolutions.com C�' l� � 1-888-69-43-533 GEtlgleusotew,uLisose:daisjtithe cenerdOgtrcLemony Too rsatrodsuorkdGELiltiegSclera LIC.-rig bwodadlgoore sode:resatVeererdB ita*pery , 0 2011 GE tig+tng Sdwara LLC k i rnodo.raided settee toMenge enr lst outs Alwaves on daps oresecd voues she aeosvel cede tocortsiq;cordibne I 51191074-RInal0 Page 204 of 290 1 1--- . _____ ULI- Iwo w -._ -. .. - _ � ip.r PR ,0.1 •1�rlt'llLlia{L fig tij cr. ONi l�� MUI tin VAIN .. ix 11111111 Iwilt 4':4 48) 4:4 Qa 4.4 1, h e 11 I 11 ,::::, . '.' .., . : ' - I i Ilium .1 1 1 . 1 ° chi .1 i o . 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EXHIBIT ;� 7 2335 Highway 36 West St.Paul MN 55113 () Stantec Fax:`65;,x° June 2,2016 Mr.Eric Johnson,Administrator City of Oak Park Heights 14168 Oak Park Blvd.N.,P.O.Box 2007 Oak Park Heights,MN 55082-2007 Reference: Kwik Trip—Plan and Drainage Design Review Dear Eric, We have reviewed the plans and drainage calculations regarding the proposed Kwik Trip.Further comments may be forthcoming with subsequent submittals. Following are our comments and recommendations: Stormwater Management 1. The project is subject to review by the Brown's Creek Watershed District.The City shall be provided a copy of the permit approval letter from the BCWD prior to construction. 2. Rate control and water quality requirements are addressed by the existing regional pond to the south of the site(Pond H36-9P). 3. For projects creating greater than 1 acre of new impervious area,the NPDES Construction Stormwater Permit requires a water quality volume of 1"over the new impervious area. Based on the submitted information,the project creates 1.89 acres of new impervious area and will be subject to the NPDES requirements.It is acceptable to use the regional pond to meet NPDES permit requirements. 4. The submitted HydroCAD modeling will be acceptable pending updates/responses on the comments below: • The 96 LF 12"HDPE @ i%originating from the trench drains is not included in the HydroCAD model. • Routing:Sub-catchment 8(8S)is modeled with flows offsite. What portion of 8S drains to the trench drains(above)and what portion drains from Pond 8P to Pond 6P? • Routing:How does the rooftop drainage from Sub-catchment 5(5S)reach Pond 65. Emergency Overflows(EOF)locations and elevations should be added to the plan sheets(Ponds 2P,4P,6P,and 8P). Design with community in mind Page 244 of 290 Mr.Eric Johnson Page 2 of 4 Reference:Kwik Trip—Plan and Drainage Design Review Site Plan 1. The trail along Memorial Avenue North needs to have no less than 3-feet of separation from the roadway pavement for snow storage.The trail will need to line up with the trail section along the Furniture Warehouse project to the south west. The walk along Minnesota Avenue should be 6-feet wide to match the walk across the street along the Bank property,and this walk will be maintained by the property owner. 2. Refer to the Fire Department review of fire lanes and circulation. 3. Match existing curb and gutter at driveway access at Minnesota Avenue North. 4. Additional vehicles will be added during the peak hours to the intersection at 38th Street and Stillwater Boulevard due to Kwik Trip. The numbers are of a magnitude that further study may be warranted to determine the effects and the need for potential modifications to the intersection. It is likely that Washington County will also have an interest in this issue. Grading,Drainage,Erosion Control 1. The grading design along the south west property line adjacent to the Furniture Warehouse will need to be revised. The drainage from Kwik Trip should stay on the Kwik Trip property until it discharges to drainage ways in the right-of-way. 2. The grades for the access to Minnesota Avenue North need to be coordinated with the plan for the cul-de-sac being designed and constructed by Pizza Ranch. 3. The stormwater facilities proposed for the site,including facilities that encroach into the drainage and utility easements and the city right-of-way,shall be considered private and shall be owned and maintained by the Owner. 4. Show interim erosion control measures for exposed areas if permanent measures are not placed immediately following grading. 5. The City reserves the right to require additional erosion control measures as determined/necessary during the construction of the project Design with community in mind Page 245 of 290 CIO Mr.Eric Johnson Page3of4 Reference:Kwik Trip—Plan and Drainage Design Review Utility Plan 1. Connections to the City's sewer and water systems shall be per the City's standards and detail plates. The City or its designee shall be present for water and sanitary sewer service connections to the City's systems. 2. The City will allow the new service connection wye for the sanitary sewer service per City Standard Detail Plate SER-6. Details 1. Provide a Trail Section detail,show a minimum 5-foot separation from the roadways for snow storage and a 2-foot zone at the same grade as the trail,between the trail and the ditches. 2. Revise the quantities table for Rip Rap Detail for Flared End Sections to be consistent with the City's Standard Detail S'ib-]3. The City's detail plates can be provided upon request. 3. Provide a detail for the rip-rap at the curb cuts. 4. Provide a detail for the 6-inch gate valve installation. 5. Revise the Precast Reinforced Concrete Manhole detail to conform with City Standard Detail Plate STO-2. General Comments 1. The City reserves the right to inspect the construction of the project. The City or its designee shall be present for water and sanitary sewer service connections to the City's systems. 2. The Owner will need to comply with all requirements of the NPDES Construction Stormwater Permit and the Brown's Creek Watershed District. The City reserves the right to require additional erosion control measures as determined/necessary during the construction of the project. 3. Parking,lighting,landscaping and building to be reviewed by others. 4. The Owner shall be responsible for obtaining all required permits. Design with community in mind Page 246 of 290 Mr.Eric Johnson Page 4 of4 Reference:Kwik nap—Plan and Drainage Design Review 5. Utility construction and improvements in the right-of-way need to conform to the City's Standard Detail Plates. The City's details can be provided upon request. If you have any questions or require further information,please do not hesitate to contact me. Regards, STANTEC CONSULTING SERVICES INC. 437,1Lee M.Mann,P.E. city Engineer Phone:651-604-4850 Iee.mann@stantec.com cc: Andy Kegley,Public Works Director Julie Hultman,Building Official Scott Richards,City Planner Mark Vierling,City Attorney Lisa Danielson,City Arborist Design with community in mind Page 247 of 290 DCHIBIT 3 R 1111 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 Ta Eric Johnson, City Administrator Cc Scott Richards,City Planner,Julie Human,Building Oficial Fronts Lisa Danielson,Arborist Dates 05127/2018 Rau Kwik Trip Landscape Plan Review I have reviewed the landscape plans submitted by Kwik Trip, Inc. dated Monday, May 9th 2016.The following includes my comments and/or recommendations: Landscape Plan (Sheet L1) The plan includes a satisfactory selection of shade trees, evergreen trees, ornamental trees, shrubs, perennials and grasses. The design is acceptable and will complement the site well. Most plants included are of acceptable size and variety. All ornamental trees however, must be a minimum of 6-7 feet WI (potted) or 1.5 inches in diameter(B&B) to meet minimum City size requirements for ornamental trees, this must be changed in the final submitted plans. Most plants chosen are hardy under local growing conditions, tolerant or resistant to major insect and disease problems and fairly low maintenance. The crabapple trees submitted in the plans have a fair tolerance to apple scab. I would recommend substituting a crabapple variety with an excellent tolerance to apple scab such as Malus 'Prairifire' crabapple and/or Malus`Royal Raindrops'. Landscape Notes&Details (Sheet L1) The landscaping notes and planting details included Is acceptable. The landscape contractor is required to plant trees and shrubs according to the final approved planting detail submitted with the final approved landscape plan. This will be checked after planting and any deviations from the plan will need to be corrected before the landscaping will be approved by the City, this needs to be noted in the final plans. The(A.N.S.I.)American Standards for Nursery Stock Z60 should also be followed and noted in the landscaping notes. TREE CITY U.S.A. Page 248 of 290 Please contact me If you have any questions regarding this landscape plan review. Please forward my comments to the development team for this project. 2 TREE CITY U.S.A. Page 249 of 290 m x tva .; . . r # . r 0 ' .'. ,-.. 1:41) mow. i..--),TY ii N.. ! F (A. S m , Ft r I -, N OOr J f rt.� / / UI O�Q a �!r a .12‘m# , ,111 / / ' <I, i i n °L. ° I -, ., ,f. `a �a ice/ ;'t' ro c aro i '3C d cs. 0. „, ,,, „ ...,7 %,..,_,,,,,,., m * 41---•: =.:-,1 ; tip �: t. t _ qt r " # _ i a n # _..-.-- ^ce i 0 f , o re,-,-1,,,,mea ,t ' j- (,, 4.0 , ,,A4: ,,.;;,..:„,!,,,_,, ,...1,..r, ..„9:, ,, ,,=,,,:rilir .).# Li., .t.,- , t i 9,, fi Page 250 of 290 A RECOMMENDING RESOLUTION OF THE PLANNING COMMISSION CITY OF OAK PARK HEIGHTS WASHINGTON COUNTY,MINNESOTA A RESOLUTION ESTABLISHING FINDINGS OF FACT AND RECOMMENDING TO THE CITY COUNCIL THAT THE REQUEST BY KWIK TRIP INC. TO DEVELOP A KWIP TRIP MOTOR FUEL STATION AT THE INTERSECTION OF 58TH STREET NORTH AND MEMORIAL AVENUE TO INCLUDE A REQUEST FOR A B-3 DISTRICT AMENDMENT TO ALLOW MOTOR FUEL STATIONS AND CAR WASHES, CONDITIONAL USE PERMIT FOR THE MOTOR FUEL STATION AND CAR WASH USE, CONDITIONAL USE PERMITS FOR SIGNAGE AND EXTERIOR STORAGE,PRELIMINARY AND FINAL PLAT,AND DESIGN GUIDELINES/SITE PLAN REVIEW SHOULD BE APPROVED WITH CONDITIONS WHEREAS,the City of Oak Park Heights has received a request from Kwik Trip Inc.to develop a Kwik Trip motor fuel station at the intersection of 58th Street North and Memorial Avenue to include a request for a B-3 District Amendment to allow motor fuel stations and car washes,Conditional Use Permit for the motor fuel station and car wash use,Conditional Use Permits for signage and exterior storage,Preliminary and Final Plat, and Design Guidelines/Site Plan review and after having conducted a public hearing relative thereto,the Planning Commission of the City of Oak Park Heights makes the following findings of fact: 1. The real property affected by said application is legally described as follows,to wit: SEE ATTACHMENT and 2. The applicant has submitted an application and supporting documentation to the Community Development Department consisting of the following items: SEE ATTACHMENT B and 3. The property is zoned B-3,Highway Business and Warehouse District which does not allow for motor fuel stations and car washes;and 4. The Applicant has requested a Zoning Ordinance amendment to allow motor fuel stations and car washes as a Conditional Use Permit in Sections 401.300.E.17 and 401.300.E.18 of the B-3 District; and Page 251 of 290 5. City Staff,after reviewing the Zoning Ordinance amendment request,would support the change to allow motor fuel stations and car washes as a Conditional Use Permit in the B-3 District; and 6. The property is to be platted as Lot 1,Block 1, Oak Park Station Second Addition, requiring review and approval of a Preliminary and Final Plat; and 7. A Conditional Use Permit shall be required to allow the motor fuel station and car wash at the subject site; and 8. A Conditional Use Permit shall be required to allow for a freestanding sign that exceeds the requirements of a maximum 18 feet in height and 80 square feet in sign area. The Applicant has proposed a freestanding sign will be 20 feet in height and 98 square feet of sign area. A Conditional Use Permit is required to vary from sign height and size; and 9. A Conditional Use Permit shall be required to allow more than three wall signs and a maximum of 200 square feet of wall signage. The Applicant is proposing two signs on the building and eight signs on the two canopies for a total of 252.5 square feet of sign area. The applicant has agreed to eliminate two canopy signs for a total of 204.5 square feet of sign area. A Conditional Use Permit is required to vary from number and overall square footage of signs; and 10. A Conditional Use Permit shall be required to allow outdoor storage. Only ice and propane sales in locked enclosures shall be allowed for outdoor storage;and 11. Design Guideline/Site Plan approval is required for a new building and site improvements;and 12. City staff prepared a planning report dated June 2,2016 reviewing the request; and 13. Said report recommended approval of the request for a B-3 District Amendment to allow motor fuel stations and car washes,Conditional Use Permit for the motor fuel station and car wash use, Conditional Use Permits for signage and exterior storage,Preliminary and Final Plat, and Design Guidelines/Site Plan review,subject to the fulfillment of conditions; and 14. The Planning Commission held a public hearing at their June 9,2016 meeting, 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: A. The application submitted from Kwik Trip Inc.to develop a Kwik Trip motor fuel station at the intersection of 58th Street North and Memorial Avenue to include a request for a B-3 District Amendment to allow motor fuel stations and car washes, Conditional Use Permit for the motor fuel station and car wash use, Conditional Use Permits for signage and exterior storage, 2 Page 252 of 290 Preliminary and Final plat,and Design Guidelines/Site Plan review affecting the real property as follows: SEE ATTACHMENT A The Planning Commission recommends to the City Council of the City of Oak Park Heights approval of the sign Conditional Use Permit subject to the following findings of fact: 1. The Conditional Use Permit criteria in Section 401.03.A.7 of the Zoning Ordinance have been reviewed and it has been determined by the Planning Commission that the additional height,sign face size,number and square footage of signage is justified. 2. The Applicant had previously proposed ten building and canopy signs for the site which is significantly more than the three allowed by the Sign Ordinance. With the proposal for eight wall signs,the overall amount of signage will be reduced on site to a total 204.5 square feet. 3. The additional sign height to 20 feet and 98 square feet of sign area will ensure visibility and identification of the business from Highway 36 and Osgood Avenue. Be and the same is hereby recommended by the Planning Commission of the City of Oak Park Heights subject to the conditions as follows: • B-3 District Amendment to allow motor fuel stations and car washes. • Conditional Use Permit for the motor fuel station and car wash use. • Conditional Use Permit for additional sign height, sign face size,number,and square footage of signage. • Conditional Use Permit for exterior storage limited to ice and propane. • Preliminary and Final Plat approval. • Design Guidelines/Site Plan review. 1. The preliminary and final plat shall be subject to review and approval of the City Engineer and City Attorney. All vacation of easements and creation of new easements shall be subject to review and approval of the City Engineer and City Attorney. 2. The location of all access points from City streets shall be subject to the review of the City Engineer. 3. The site plan shall be subject to review and approval of the Fire Marshal. 4. 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 Browns Creek Watershed District. 3 Page 253 of 290 II 5. Kwik Trip's traffic generation is anticipated to impact the 58th street intersection with County Highway 15.Kwik Trip shall be responsible for the costs associated with the installation of a right-turn lane onto or from County Highway 15 including all elements,appurtenances and adjustments related thereto on City streets and/or as may be additionally required by Washington County on County Highway 15 to accommodate those right-turn lanes. All installations shall be at the direction and timing as determined by the City Engineer followed establish roadway and engineering standards and when the City Engineer deems it is reasonably warranted 6. An 8-foot trail along 58th Street shall be extended westerly from Minnesota Avenue North and around the corner to continue on 58th Street along the entire length of the Kwik Trip site. The trail shall be installed and paid for by Kwik Trip. A six foot walk along Minnesota Avenue North will be constructed and maintained by Kwik Trip. 7. The Applicant shall provide additional information to the City regarding noise levels from the car wash, subject to approval of the City. 8. All lighting fixtures shall be full cut off and installed in compliance with the lighting standards of the Zoning Ordinance. 9. The canopy light fixtures shall be full cut off and installed within the canopy structure. 10. The outdoor lighting shall be turned off one hour after closing,except for approved security lighting. 11. No strip lighting of the building,canopy or freestanding sign shall be allowed. 12. The landscape plans are subject to review and approval of the City Arborist. 13. All mechanical equipment on the roof or on the site shall be fully screened in accordance with the provisions of the Zoning Ordinance. 14. All signage shall be subject to final review and approval of City Staff for conformance with Zoning Ordinance standards. 15. The Applicant shall clarify the amount of signage and type of signage on the gas pumps. 16. All signs shall be designed to comply with the Zoning Ordinance requirements for internal illumination. 17. Only ice and propane sales in locked enclosures shall be allowed for outdoor sales. 4 Page 254 of 290 18. The Planning Commission was favorable of the plans for building ground level expression,facade transparency,building materials and general building design and determined compatibility with the Design Guidelines. 20. The Planning Commission agreed that the franchise design of the building is in keeping with the Design Guidelines. 21. A bike rack shall be provided near the front entrance of the building. 22. The Applicant shall provide a snow removal plan or indicate if the snow will be hauled off site. Recommended by the Planning Commission of the City of Oak Park Heights this 9th day of June,2016. Jim Kremer, Chair ATFEST: Eric A. Johnson, City Administrator 5 Page 255 of 290 I ATTACHMENT A B-3 District Text Amendment(Allowing Motor Fuel Stations & Car Washes) Conditional Use Permit(Motor Fuel Station& Car Wash Use), Conditional Use Permit(Signage&Exterior Storage), Preliminary& Final Plat, Design Guidelines/Site Plan Review Kwik Trip Store#111 Washington County GEO Code: 04.029.20.13.xxxx Legal Description: Lot 1,Block 1, Oak Park Station Second Addition Physical Address: 58th St.N. &Minnesota Ave. N. Page 256 of 290 I I ATTACHMENT B is kik B-3 District Text Amendment(Allowing Motor Fuel Stations &Car Washes) Conditional Use Permit(Motor Fuel Station & Car Wash Use), Conditional Use Permit(Signage&Exterior Storage), Preliminary& Final Plat, Design Guidelines/Site Plan Review Kwik Trip Store#11I Application Materials • Application Form • Fees • Plan Sets (3 Large Scale Sets/20 11X17 Sets) • Written Narrative and Graphic Materials Explaining Proposal • Mailing List from Washington County(500' from subject property) • Proof of Ownership or Authorization to Proceed • Property Tax Statement(s)/Legal Description(s) Meeting With City Staff Upon Application Submittal: May 25, 2016 Planning Commission Review&Recommendation: June 9, 2016 Conditional Use Permit -Lapse of Approval: Unless the City Council specifically approves a different time when action is officially taken on the request, the conditional use permit shall become null and void twelve(12)months after the date of approval, unless the property owner or applicant has substantially started the construction of any building,structure, addition or alteration,or use requested as part of the conditional use. An application to extend the approval of a conditional use permit shall be submitted to the Zoning Administrator not less than thirty(30)days before the expiration of said approval. (401.03.C.4.a and b) Page 257 of 290 RESOLUTION NO. CITY COUNCIL CITY OF OAK PARK HEIGHTS WASHINGTON COUNTY,MINNESOTA A RESOLUTION ESTABLISHING FINDINGS OF FACT AND RESOLUTION OF THE CITY COUNCIL THAT THE REQUEST BY KWIK TRIP INC. TO DEVELOP A KWIP TRIP MOTOR FUEL STATION AT THE INTERSECTION OF 58' STREET NORTH AND MEMORIAL AVENUE TO INCLUDE A REQUEST FOR A B-3 DISTRICT AMENDMENT TO ALLOW MOTOR FUEL STATIONS AND CAR WASHES, CONDITIONAL USE PERMIT FORTH;MOTOR FUEL STATION AND CAR WASH USE, CONDITIONAL USE PERMITS FOR SIGNAGE AND EXTERIOR STORAGE, PRELIMINARY AND FINAL PLAT, AND DESIGN GUIDELINES/SITE PLAN REVIEW BE APPROVED WITH CONDITIONS WHEREAS,the City of Oak Park Heights has received a request from Kwik Trip Inc.to develop a Kwik Trip motor fuel station at the intersection of 58th Street North and Memorial Avenue to include a request for a B-3 District Amendment to allow motor fuel stations and car washes, Conditional Use Permit for the motor fuel station and car wash use,Conditional Use Permits for signage and exterior storage,Preliminary and Final Plat,and Design Guidelines/Site Plan review and after having conducted a public hearing relative thereto,the Planning Commission of the City of Oak Park Heights recommended that the request be approved with conditions. The City Council of the City of Oak Park Heights makes the following findings of fact and resolution: 1. The real property affected by said application is legally described as follows,to wit: SEE ATTACHMENT and 2. The applicant has submitted an application and supporting documentation to the Community Development Department consisting of the following items: SEE ATTACHMENT B and 3. The property is zoned B-3,Highway Business and Warehouse District which does not allow for motor fuel stations and car washes; and 4. The Applicant has requested a Zoning Ordinance Amendment to allow motor fuel stations and car washes as a Conditional Use Permit in Sections 401.300.E.17 and 401.300.E.18 of the B-3 District; and Page 258 of 290 5. City Staff,after reviewing the Zoning Ordinance amendment request,would support the change to allow motor fuel stations and car washes as a Conditional Use Permit in the B-3 District; and 6. The property is to be platted as Lot 1,Block 1,Oak Park Station Second Addition, requiring review and approval of a Preliminary and Final Plat; and 7. A Conditional Use Permit shall be required to allow the motor fuel station and car wash at the subject site;and 8. A Conditional Use Permit shall be required to allow for a freestanding sign that exceeds the requirements of a maximum 18 feet in height and 80 square feet in sign area. The Applicant has proposed a freestanding sign will be 20 feet in height and 98 square feet of sign area. A Conditional Use Permit is required to vary from sign height and size;and 9. A Conditional Use Permit shall be required to allow more than three wall signs and a maximum of 200 square feet of wall signage. The Applicant is proposing two signs on the building and eight signs on the two canopies for a total of 252.5 square feet of sign area. The applicant has agreed to eliminate two canopy signs for a total of 204.5 square feet of sign area. A Conditional Use Permit is required to vary from number and overall square footage of signs; and 10. A Conditional Use Permit shall be required to allow outdoor storage. Only ice and propane sales in locked enclosures shall be allowed for outdoor storage;and 11. Design Guideline/Site Plan approval is required for a new building and site improvements;and 12. City staff prepared a planning report dated June 2,2016 reviewing the request; and 13. Said report recommended approval of the request for a B-3 District Amendment to allow motor fuel stations and car washes,Conditional Use Permit for the motor fuel station and car wash use,Conditional Use Permits for signage and exterior storage,Preliminary and Final Plat, and Design Guidelines/Site Plan review,subject to the fulfillment of conditions;and 14. The Planning Commission held a public hearing at their June 9,2016 meeting, took comments from the applicants and public,closed the public hearing,and recommended the application with conditions. NOW,THEREFORE,BE IT RESOLVED BY TAE CITY COUNCIL FOR THE CITY OF OAK PARK HEIGHTS THAT THE CITY COUNCIL APPROVES THE FOLLOWING: A. The application submitted from Kwik Trip Inc.to develop a Kwik Trip motor fuel station at the intersection of 58th Street North and Memorial Avenue to include a request for a B-3 District Amendment to allow motor fuel stations and car washes, Conditional Use Permit for the 2 Page 259 of 290 motor fuel station and car wash use,Conditional Use Permits for signage and exterior storage, Preliminary and Final Plat, and Design Guidelines/Site Plan review affecting the real property as follows: SEE ATTACHMENT A The City Council of the City of Oak Park Heights approves the sign Conditional Use Permit subject to the following findings of fact: 1. The Conditional Use Permit criteria in Section 401.03.A.7 of the Zoning Ordinance have been reviewed and it has been determined by the Planning Commission that the additional height,sign face size,number and square footage of signage is justified. 2. The Applicant had previously proposed ten building and canopy signs for the site which is significantly more than the three allowed by the Sign Ordinance. With the proposal for eight wall signs,the overall amount of signage will be reduced on site to a total 204.5 square feet. 3. The additional sign height to 20 feet and 98 square feet of sign area will ensure visibility and identification of the business from Highway 36 and Osgood Avenue. Be and the same is hereby approved by the City Council of the City of Oak Park Heights subject to the conditions as follows: • B-3 District Amendment to allow motor fuel stations and car washes. • Conditional Use Permit for the motor fuel station and car wash use. • Conditional Use Permit for additional sign height, sign face size,number, and square footage of signage. • Conditional Use Permit for exterior storage limited to ice and propane. • Preliminary and Final Plat approval. • Design Guidelines/Site Plan review. 1. The preliminary and final plat shall be subject to review and approval of the City Engineer and City Attorney. All vacation of easements and creation of new easements shall be subject to review and approval of the City Engineer and City Attorney. 2. The location of all access points from City streets shall be subject to the review of the City Engineer. 3. The site plan shall be subject to review and approval of the Fire Marshal. 4. 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 Browns Creek Watershed District. 3 Page 260 of 290 5. Kwik Trip's traffic generation is anticipated to impact the 58th street intersection with County Highway 15. Kwik Trip shall be responsible for the costs associated with the installation of a right-turn lane onto or from County Highway 15 including all elements,appurtenances and adjustments related thereto on City streets and/or as may be additionally required by Washington County on County Highway 15 to accommodate those right-turn lanes. All installations shall be at the direction and timing as determined by the City Engineer followed establish roadway and engineering standards and when the City Engineer deems it is reasonably warranted. 6. An 8-foot trail along 58th Street shall be extended westerly from Minnesota Avenue North and around the corner to continue on 58th Street along the entire length of the Kwik Trip site.The trail shall be installed and paid for by Kwik Trip. A six foot walk along Minnesota Avenue North will be constructed and maintained by Kwik Trip. 7. The Applicant shall provide additional information to the City regarding noise levels from the car wash,subject to approval of the City. 8. All lighting fixtures shall be full cut off and installed in compliance with the lighting standards of the Zoning Ordinance. 9. The canopy light fixtures shall be full cut off and installed within the canopy structure. 10. The outdoor lighting shall be turned off one hour after closing,except for approved security lighting. 11. No strip lighting of the building,canopy or freestanding sign shall be allowed. 12. The landscape plans are subject to review and approval of the City Arborist. 13. All mechanical equipment on the roof or on the site shall be fully screened in accordance with the provisions of the Zoning Ordinance. 14. All signage shall be subject to final review and approval of City Staff for conformance with Zoning Ordinance standards. 15. The Applicant shall clarify the amount of signage and type of signage on the gas pumps. 16. All signs shall be designed to comply with the Zoning Ordinance requirements for internal illumination. 17. Only ice and propane sales in locked enclosures shall be allowed for outdoor sales. 4 Page 261 of 290 18. The Planning Commission recommends and the City Council approves the plans for building ground level expression, facade transparency,building materials and general building design and determined compatibility with the Design Guidelines. 20. The Planning Commission and City Council agreed that the franchise design of the building is in keeping with the Design Guidelines. 21. A bike rack shall be provided near the front entrance of the building. 22. The Applicant shall provide a snow removal plan or indicate if the snow will be hauled off site. 23. Applicant is requesting the City to build Minnesota Avenue North to its property and requesting special assessment financing.Applicant agrees to the determination of benefit as provided by the City Engineer and agrees to an assessment of the full benefit over a one-year term at 5%per annum.Applicant also waives notice of assessment under Minn. Stat.429.061 and waives rights to appeal under Minn. Stat 429.081 Approved by the City Council of the City of Oak Park Heights this 27th day of June, 2016. Mary McComber,Mayor ATTEST: Eric A. Johnson, City Administrator 5 Page 262 of 290 ATTACHMENT A B-3 District Text Amendment(Allowing Motor Fuel Stations&Car Washes) Conditional Use Permit(Motor Fuel Station&Car Wash Use), Conditional Use Permit(Signage&Exterior Storage), Preliminary& Final Plat, Design Guidelines/Site Plan Review Kwik Trip Store#111 Washington County GEO Code: 04.029.20.13.xxxx Legal Description: Lot 1,Block 1, Oak Park Station Second Addition Physical Address: 58th St.N.&Minnesota Ave.N. Page 263 of 290 ATTACHMENT B {A B-3 District Text Amendment(Allowing Motor Fuel Stations.&Car Washes) Conditional Use Permit(Motor Fuel Station& Car Wash Use), Conditional Use Permit(Signage&Exterior Storage), Preliminary & Final Plat, Design Guidelines/Site Plan Review Kwik Trip Store#111 Application Materials • Application Form • Fees • Plan Sets(3 Large Scale Sets/20 I1 X 17 Sets) • Written Narrative and Graphic Materials Explaining Proposal • Mailing List from Washington County(500' from subject property) • Proof of Ownership or Authorization to Proceed • Property Tax Statement(s)/Legal Description(s) Meeting With City Staff Upon Application Submittal: May 25, 2016 Planning Commission Review& Recommendation: June 9,2016 Conditional Use Permit-Lapse of Approval: Unless the City Council specifically approves a different time when action is officially taken on the request,the conditional use permit shall become null and void twelve(12)months after the date of approval,unless the property owner or applicant has substantially started the construction of any building, structure,addition or alteration, or use requested as part of the conditional use. An application to extend the approval of a conditional use permit shall be submitted to the Zoning Administrator not less than thirty(30)days before the expiration of said approval. (401.03.C.4.a and b) Page 264 of 290 CITY OF OAK PARK HEIGHTS WASHINGTON COUNTY, MINNESOTA ORDINANCE NO. 2018-401- AN ORDINANCE AMENDING CHAPTER 401, ZONING ORDINANCE TO ALLOW MOTOR FUEL STATIONS AND CAR WASHES AS A CONDITIONAL USE WITHIN THE B-3 HIGHWAY BUSINESS AND WAREHOUSING DISTRICT THE CITY COUNCIL OF OAK PARK HEIGHTS ORDAINS: SECTION 1. Section 401.300.E.17 Conditional Uses, of the B-3 Highway Business and Warehousing District of the Oak Park Heights Zoning Ordinance is hereby added to read as follows: 401.300.E.17 17. 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. 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. c. At the boundaries of a residential district, a strip of not less than ten (10) feet shall be landscaped and screened in compliance with Section 401.15.E. of this Ordinance. 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. 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. f. The entire area shall have a drainage system which is subject to the approval of the City Engineer. Page 265 of 290 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.B.7 of this 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. i. All signing and informational or visual communication devices shall be in compliance with Section 401.15.G. of this Ordinance. j. Provisions are made to control and reduce noise. k. The provisions of Section 401.03.A.7 of this Ordinance are considered and satisfactorily met. SECTION 2. Section 401.300.E.18 Conditional Uses, of the B-3 Highway Business and Warehousing District of the Oak Park Heights Zoning Ordinance is hereby added to read as follows: 401.300.18 18. 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. 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. 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. d. A minimum lot area of twenty thousand (20,000)square feet and minimum lot widths of one hundred fifty(150)feet. e. A drainage system subject to the approval of the City Engineer shall be installed. f. A curb not less than six (6) inches above grade shall separate the public sidewalk from motor vehicle service areas. Page 266 of 290 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 401.15.6.7. of this Ordinance. h. Wherever fuel pumps are to be installed, pump islands shall be installed. i. At the boundaries of a residential district, a strip of not less than ten (10) feet shall be landscaped and screened in compliance with Section 401.15.E. of this Ordinance. 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. 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. I. All signing and informational or visual communication devices shall be minimized and shall be in compliance with Section 401.15.G. of this Ordinance. m. Provisions are made to control and reduce noise. n. No outside storage except as allowed in compliance with Section 401.30.E.5 of this Ordinance. 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. 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. q. The provisions of Section 401,03.A.7 of this Ordinance are considered and satisfactorily met. Page 267 of 290 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. SECTION 3. The Planning Commission of the City of Oak Park Heights held a public hearing at their June 9, 2016 meeting, took comments from the public, and recommended that the City Council approve the amendments as provided in this Ordinance. SECTION 4. This Ordinance shall be in full force and effect upon its passage and publication. PASSED this 27th day of June, 2016 by the City Council of the City of Oak Park Heights. CITY OF OAK PARK HEIGHTS Mary McComber, Mayor ATTEST: Eric A. Johnson, City Administrator Page 268 of 290