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2016-07-22 WC Recorded Document #1241654 - PUD
Receipt:#330183 1241654 AMN $46.00 Return to: 1111 111 1111 11111 111 1111 ECKBERG LAMMERS BRIGGS WOLFF&VIERL 1809 NORTHWESTERN AVE Certified Filed and/or recorded on: #110 7/22/2016 10:13 AM STILLWATER MN 55082 1241654 Certificate#: 73517 Office of the Registrar of Titles Washington County,Minnesota Jennifer Wagenius,Registrar of Titles Amended Planned Use Permit a_ NOTICE OF CERTIFICATION STATE OF MINNESOTA ) COUNTY OF WASHINGTON ) ss. CITY OF OAK PARK HEIGHTS ) I, the undersigned being duly qualified and acting as City Administrator for the City of Oak Park Heights, Minnesota DO HEREBY CERTIFY that I have compared the attached document: Amended Planned Unit Development Oak Park Sr. Living—Phase III 30 Unit Memory Care Building with the original thereof on file at the offices of the City of Oak Park Heights, and that the same is a full, true and complete copy of said document within the files of the City of Oak Park Heights. WITNESS my hand and the seal of the City of Oak Park - ei.hts, this 27th day of January, 2015. frJf7son ministrator CITY OF OAK PARK HEIGHTS AMENDED PLANNED USE PERMIT File No.: 236.02-13.01 Date Issued: June,2008, Council Action May 27,2008 Resolution#08-05-23 Amended PUD Permit Council Action August 26,2008 Amended PUD Permit Council Action June -2012 Amended PUD Permit Council Action May 29,2013 Legal Description: (Washington County Geo. Code ) See Attached Exhibit "A" Owner: Oakgreen Commons,LLC,Green Twig,LLC, Oakgreen Villa,LLC,Oakgreen Senior Villas,LLC Address: 775 Green Twig Way Stillwater,MN 55082 Co-Applicants: Archnet Inc. Anchobaypro,Inc. Site Address: 58th Street at Nova Scotia Ave and Oakgreen Ave Present Zoning District: B-4 Limited Business with PUD Overlay Permitted uses set forth in Ordinance 401 Section 401.15 C 3 I. AMENDED PLANNED USE PERMIT: The City of Oak Park Heights has received a request for a Planned Unit Development amendment as it relates to Oak Park Senior Living Phase III(formerly Oakgreen Village) at Nova Scotia Avenue North allowing an increase in overall density to 335 units, adding a 30 unit memory care addition to the existing Senior Assisted Living and Memory Care building,relocation of the existing three unit townhome building to face the existing four unit building within the development. All uses shall be subject to the following conditions and/or restrictions imposed by Resolution No 13-05-21 adopted May 29,2013 of the City Council of the City of Oak Park Heights as follows: A. The application submitted for a Planned Unit Development amendment as it relates to the Oak Park Senior Living Phase II(formerly Carriage House CO-OP)allowing an increase in the density at Oakgreen Avenue and 58th Street North and affecting the real property : Be and the same as hereby approved by the City Council of the City of Oak Park Heights with the following conditions: 1. The City Council approves the increase of density to 335 units as presented in the Master Plan. 2. The Minor Subdivision, as well as the dedication and vacation of any easements shall be subject to the review and approval of the City Engineer and City Attorney. Further amendments to the plat shall require review and approval of a Preliminary/Final Plat. 3. The development agreement shall include a provision that the Oak Park Senior Living Phase III will remain as senior rental and shall not be converted to non restricted rental housing. 4. The City Council approves the widening of 59th Street and removing the street medians on 58th and 59th Streets at Nova Scotia. All changes to the roadway are subject to review and approval of the City Engineer. 5. The City Council approves the plan with the proposed private and public trail system. 6. The City Council approves the Master Plan but requests the Applicant look at options for providing an additional setback and landscaping between the future Senior Living Building(Building 6)and the existing four unit townhome building. 7. All tree removal and landscape plans shall be subject to review and approval of the City Arborist. 8. The grading and drainage plans shall be subject to City Engineer and applicable watershed authority review and approval. 9. All utility plans shall be subject to review and approval of the City Engineer. 10. The City Council approves the non shielded,residential style light fixtures as proposed. 11. The applicant shall submit any plans for new signage subject to City approval. 12. The traffic numbers are subject to review and approval of the City Engineer. 13. The Fire Marshal and Police Chief should review the plans and determine the accessibility of emergency vehicles throughout the development. 14. The snow storage areas and plan shall be subject to review and approval of the City Engineer. 15. Any mechanical equipment that is ground mounted or visible from adjacent streets shall be screened as required by the Zoning Ordinance. 16. The City Council approves the final building appearance,colors,materials and the variety between buildings as found in the proposed plans. 17. The applicant shall be required to enter into an amended development agreement. The development agreement shall be subject to the review and approval of the City Attorney and City Council. 18. All conditions as approved by the City Council on January 31,2012 for Oak Park Senior Living Phase I. 19. The Applicant shall provide the existing Homeowners Association members with all required documentation, annual reports,and financial records within 60 day of City Council approval. Additionally, existing assisted living units of senior housing/memory care in the high rise and main building now located upon the property shall not be replaced or reduced by the location of new memory care units allowed by this permit. The approval herein supplements but does not replace prior approvals and permits which remain in place unless specifically contradicted by conditions imposed herein. III. Reference Attachments: The reports of the City Planner dated May 9, 2013 and site plan approved by the City Council relative to the development are annexed hereto by reference. Also the April 17, 2013 survey as prepared by Folz, Freeman,Erickson Inc. IV. Abandonment: This permit requires continuous use in order to preserve the Conditional Use granted by the City under the terms hereof. Any discontinuation or abandonment of the uses permitted hereunder upon the site for a period of 12 continuous months shall constitute abandonment and void the permit. Prior permits to the extent not inconsistent with this amendment are retained. V. Annual review:Annual review is not imposed as a condition of this permit {THE BALANCE OF THIS PAGE IS LEFT INTENTIONALLY BLAN IN WITNESS WHEREOF,the parties have set forth their hands and seals. CITY OF OAK PARK HEIGHTS At - Date: By L' 4: ,r omber yor r Date: 1 --1 2 2 By /J j /i'f Johnson r Administrator •. chob` f�,Inc. Date: l ;7 /3 /AC _� By: imothy L.Nolde Its: Chief Manager P/ 0. - - . - ns,LLC Date: 77t, , I ce By: T. /thy .Nolde Its: Chief Manager /g/t � O• $ LLC Date: 7 / By: i 'othy L.Nolde Its: Chief Manager /c1/7X O• s;� -nio� Vill. �C Date: / By: othy L.Nolde Its: Chief Manager G -- . 'g, LC Date(?/(f77 0k. By: '"imothy L.Nolde Its: Chief Manager i f EXHIBIT A LEGAL DESCRIPTION Lot 1, Block 2, OAK PARK SENIOR LIVING,according to the plat thereof on file and of record in the office of the Registrar of Titles,Washington County, Minnesota. Plat Oak Park Senior Living Plat Recorded under the following Document: Receipt"2914+58 1236390 PL' 156 50 1111111111 RE510 S4DSO Return to: CCMMERC1f1 PARTNERS rfn,E Certified filed indica recorded on: 2005 UTHVT1STMr3D0 MR;€ALS MN 555402 71)9r20'S it 24 AM 1235390 CealAcaM R. 63807 63888 Office of the Registrar of Titles Washington County,Minnesota JennsW Viagermos.Rooftree ofTarts 1 1 ' EXHIBIT "B" PLANNERS REPORTS AND SITE PLANS • ��.1-=== St,w ® € 3 '^�+"`�+'. ZBO%NN 1131VMTS1S NW'S1H013H)ILVd MIO g ����• Selz = O a:aM!ial.i:�tiUelaaa AVM DWI N33U•J sa �� €g`•' gs: 3 71050DCNIII 18uW1011Suss SMi� IN 3SYHd`ONIM NOINNS MMA NVO �i i MM - -immimmommomous _=",.€p@�4. 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Suite 100 AnokaTh, MN 55303 Phone: 763.231.5840 Facsimile: 763.427.0520 TPC@ Plan n i ngCo.corn PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: May 9, 2013 RE: Oak Park Heights — Oak Park Senior Living Phase III — Planned Unit Development Amendment- Proposed Memory Care TPC FILE: 236.02— 13.01 BACKGROUND Mike Diem of Archnet, representing Oakgreen Commons, LLC, has submitted an application for amending the Oakgreen Village Planned Unit Development (PUD) to allow for an increase in overall project density to 335 dwelling units, to add a 30 unit, two story addition to the existing Senior Living Facility, and to relocate an existing three unit townhome building. The addition would extend to the west of the Senior Living facility and would be connected by a walkway. The existing three unit townhome building would be relocated to the site facing an existing four unit townhome structure. The Applicant also proposes to add a dining room enclosure over the existing patio on the east side of the Senior Living Facility. The changes to the PUD occur at the north side of the project site between Nova Scotia Avenue North and Oakgreen Avenue. At this time, the Applicant is looking for approval of the revised Master Plan, and PUD General Plan approval for the proposed Memory Care building (Building 3), moving the three unit townhome building and adding the dining room enclosure to the Senior Living Facility (Building 1). General Plan approvals for Buildings 4, 5, and 6 will be by a separate application at a later date. The General Plan approval for the Oakgreen Village project was recommended by the Planning Commission on May 8, 2008 and approved by the City Council on May 27 2008. The most recent amendments to the plan were approved by the City Council on January 31, 2012. That approval allowed an overall density of the development, including the existing townhomes and the Senior Living facility to not exceed 291 dwelling units. The review is based upon the following submittals: Exhibit 1: Existing Conditions (C1.1) Exhibit 2: Master Plan (C2.1) Exhibit 3: Layout Plan (C2.2) Exhibit 4: Open Space Calculation (C2.3) Exhibit 5: Grading and Erosion Control Plan (C3.1) Exhibit 6: Utility Plan (C4.1) Exhibit 7: Landscape Plan (L1.1) Exhibit 8: Lighting Plan (E1.1) Exhibit 9: Certificate of Survey Exhibit 10: Storm Sewer Easement Sketch Exhibit 11: Title Sheet (TO) Exhibit 12: Dining Room Addition (A1.0) Exhibit 13: Basement Plan (A1.1) Exhibit 14: Floor Plans (A1.2) Exhibit 15: Roof Plan (A1.3) Exhibit 16: Enlargement Plans (A2.0) Exhibit 17: Enlargement Plans (A2.1) Exhibit 18: Elevations (A3.0) Exhibit 19: Project Narrative from Tim Nolde, April 3, 2013 Exhibit 20: Existing Site Pictures Exhibit 21: Memo from Chris Long, City Engineer Exhibit 22: Approved Master Plan, January 12, 2012. PROJECT DESCRIPTION Tim Nolde has provided the following narrative related to the request for the PUD amendment: Due to extraordinary demand, Oakgreen Commons, LLC desires to construct a two story, 30 unit Memory care addition to its existing building. Said addition would extend to the west and be connected by an enclosed heated and well-lit walkway(see attached drawings). The most recent plan calls for the removal and placement of the existing three unit townhome building to the site facing our four unit townhome structure. The attached Layout Plan is the basis for our current request to modify the PUD. On a lesser note, due to the increased demand, we would like to enclose our outdoor patio, thereby making our indoor dining room larger. Drawings and conceptual plans for this request are hereby attached. The visible changes to the previously approved plan are as follows: 1. Due to the Council's concern for emergency vehicles, 59th Street is widened to 36 feet and street medians on 58th and 59th Street are to be removed for easier vehicle access. 2 2. We increased the amount of off street parking from 24 stalls to 58 while maintaining the same amount of"green space': 3. We condensed the two buildings consisting of 44 units into one of 36 units. 4. Total unit count has increased to a `possible" 351 units from the previously approved 291 units. 5. All proposed townhomes which face the Goodwill store have been eliminated due to marketability. 6. The patio abutting the original Oakgreen Commons Building will now be enclosed. We think these changes enhance and reason well with this site. The apparent increase in density is illusory, since we are asking to expand our Memory Care units and decrease the amount of units which add traffic, residents and guest, by 12 units. The residents of the Memory care units never drive, nor avail themselves of outside services. We view this increase in units as an entirely different "use"of the site. By condensing the two 22 units buildings, we are actually increasing the amount of "green space", while increasing parking. The entire project looks more symmetrical, with the two townhome buildings across from each other and the two buildings condensed into one. We are also requesting the Council to approve the issuance of Tax Exempt Revenue Bonds for this addition. The approximate amount would be $4.9 million and would be non-obligation on the City's behalf. The units proposed with this amendment are as follows. See Exhibit 2. Existing Memory/Senior Care— Building 1 120 dwelling units Existing Town Home Units 11 Under Construction Senior Living — Building 2 62 Memory Care— Building 3 30 Memory Care— Building 4 30 Senior Living — Building 5 32 Senior Living — Building 6 50 Total 335 dwelling units 3 ISSUES ANALYSIS Adjacent Uses. Uses adjacent to the subject site are listed below: North of Site: Present Zoning — B-4, Limited Business District Present Use— Highway 36 orientated commercial development, Goodwill and the Xcel Energy power line easement South of Site: Present Zoning —O, Open Space and R-1 Single Family Residential District Present Use—City park land and a single family neighborhood West of Site: Present Zoning — B-4, Limited Business District Present Use— Lowe's/CSM Commercial development East of Site: Present Zoning — B-4/PUD, Residential Planned Unit Development Present Use— Existing Memory/Senior Care and Senior Living (under construction), and Oakgreen Avenue Comprehensive Plan. The 2008 Comprehensive Plan designates this area as medium density residential. The increase in number of approved units places the area into a high density residential classification for land use purposes. The land use classification of the Comprehensive Plan was changed to high density residential in 2011. Zoning. This property has been designated as B-4, Limited Business District which accommodates residential development as a conditional use. As such, the underlying base zoning district is B-4, Limited Business District with a PUD overlay. The B-4, Limited Business District lists two-family, townhomes and multiple family dwellings as a conditional use. The performance standards of the R-3 Multiple Family District must be complied with for residential development in the B-4 Limited Business District. Subdivision. The Applicant has provided a certificate of survey to accomplish a lot rearrangement with a new legal description for each of the new lots. This could be addressed by the City through the Minor Subdivision process. The Applicant has discussed this with Washington County and it is acceptable to them. The Minor Subdivision, as well as the dedication and vacation of any easements shall be subject to the review and approval of the City Engineer and City Attorney. Park Dedication. Park dedication has been satisfied for this area. The applicant paid the maximum percentage (14%) of equivalent cash value as part of the original approvals in 2006. Project Density/Open Space. Section 401.15.C.3 of the Zoning Ordinance establishes the density thresholds for residential properties. Elderly housing requires 1,000 square feet of land area per unit excluding right-of-way and wetlands. The multiple family requirement is 2,500 square feet per unit. 4 The total property currently under control of the owner is 770,186 square feet. With a total of 335 units proposed, the resulting density is 2,299 square feet per unit. As long as the project stays as a senior rental complex it would meet density requirements of the Zoning Ordinance. The development agreement will need to include a provision to assure that the project remains as senior rental and is not converted to non restricted rental housing. The application materials also indicate that with 770,186 square feet of total area, 421,340 square feet are open space. This results in 54.7 percent of the total development as open space. The City does not have specific open space requirements for development. Proposed Street Access. The existing roadway system that was developed for the Oakgreen Village and Oakgreen Commons projects will remain in place. Based upon concerns of the City Council and Staff, 59th Street is to be widened to 36 feet and the street medians on 58th and 59th Streets at Nova Scotia Avenue are to be removed for easier emergency vehicle access. The City Engineer shall review the plans and comment on the widened street and improved access. Trails/Sidewalks. The Master Plan as attached includes the locations of the existing public trails and the proposed and existing concrete sidewalks. The combination of the trails and sidewalks should provide adequate access within the development and connections to the surrounding public trails. The Planning Commission should comment about the proposed sidewalks and connections to the existing trail system. Private Park. A private landscaped area with a gazebo is proposed just to the west of the Senior Living building (Building 2) that is under construction. There are no changes to this private park area with the proposed change to the Master Plan. Setbacks. Within a PUD, the base district setback requirements (R-3) are applied only to the perimeter of the project. The R-3 District specifies setback requirements as follows: 30 feet front yard, 30 feet rear yard, and 20 feet side yard. If the lot is in a corner, not less than 30 feet from a lot line is required for side yards. The PUD section of the Zoning Ordinance specifies that buildings should be located at least 20 feet from the back of a curb line from roadways as part of the internal street pattern. Additionally, the ordinance specifies that no building within the project shall be nearer to another building by one-half the sum of the building heights of the two buildings. The two proposed Memory Care buildings (Buildings 3 and 4) are set back approximately 15 feet from the internal roadway. The buildings should be moved back so as to comply with the 20 foot setback. The Planning Commission should review this setback and discuss whether the buildings should be moved back. All three of the Memory Care buildings (Buildings 1, 3 and 4) are interconnected and technically one building for setback purposes. 5 /D Tree Preservation/Landscaping. The applicant has provided a general landscaping plan that has been approved in the past as well as detailed plans for the foundation plantings around the proposed Memory Care building (Building 3). The City Arborist is in the process of reviewing the plan. The plan shall be subject to the final approval of the City Arborist. Grading and Drainage. Detailed grading and drainage plans have been provided as part of the development submittals. The City Engineer and the applicable watershed authority shall review and approve all of the grading and drainage plans. Utilities. A detailed utility plan has been submitted. The final utility plan is subject to review and approval of the City Engineer. All of the utilities within the development shall be private but built to City specifications. Lighting. A lighting plan has been provided that includes street light fixture specifications and locations within the private street network. Some of the street lights are in place and others are proposed. The proposed light fixture is identical to what has been used previously. It is a full cut-off fixture with a flat lens. The street lights will be maintained and all electricity costs will be paid for by the developer/homeowners association. The plans indicate the wall light fixtures to be used on each of the proposed buildings. These fixtures are the same as what was approved for the existing Memory/Senior Care building (Building 1) and for the Senior Living building under construction (Building 2). As part of the PUD approvals, the Planning Commission and City Council will need to determine of these fixtures are appropriate in that they are not full cut off. A photometric plan has been provided that is compliant with the light intensity requirements of the Zoning Ordinance. Signage. No additional signage has been proposed other than the monument signs on each of the two entrances from Nova Scotia Avenue and at the corner of 58th Street and Oakgreen Avenue. The applicant shall submit plans for these signs that are subject to City approval. Traffic. The applicant has previously provided projected vehicle count information for the proposed development. With the change in type of senior units and the fact that the residents of memory care facilities cannot drive, there is now less of a traffic impact. The traffic numbers are subject to review and approval of the City Engineer. Parking. The Zoning Ordinance requires the following for elderly housing: "m. Elderly (Senior Citizen) Housing. Reservation of area equal to one (1) parking space per unit. Initial development is, however, required for only one-half(1/2) space per unit and said number of spaces can continue until such time as the City considers a need for additional parking spaces has been demonstrated." 6 A detailed review of the existing and proposed parking is found on the Master Plan (Exhibit 2). With a total of 514 stalls, and 335 dwelling units, the buildings in the project comply with ordinance standards for elderly parking and leave additional spaces for staff and guest parking. The townhome units are all constructed with one stall each and are compliant With the widened roadway to 36 feet, there is more street parking to serve guests to the proposed Memory Care buildings. The Senior Living buildings will all have underground parking to serve the needs of the residents. Adequate street and off street parking is provided for guests. Snow Storage. The plans should be updated to indicate areas for snow storage. The City Engineer should comment on the adequacy of these areas. Mechanical Equipment. The applicant's architect has indicated that the mechanical equipment is located within the buildings or at ground level. The landscape plans show screening for ground mounted mechanical equipment on the north sides of the proposed Memory Care building (Building 3). Any mechanical equipment that is ground mounted or visible from adjacent streets shall be screened as required by the Zoning Ordinance. Trash/Recycling. All of the trash storage and recycling will be internal to the buildings. The design of the driveways for the buildings accommodates roll out containers for pickup. Building Height The Memory Care building (Building 3) is approximately 26 feet to the midpoint of the gable roof in accordance with the definition of building height. The building is in conformance with the 35 foot height requirement of the Zoning Ordinance. Unit Types. The Memory Care building (Building 3) will have the following unit types: 1st Level: Studios: 12 Units @ 440 Square Feet Each 1 Bedroom: 3 Units @738 Square Feet Each 2"d Level: Studios: 12 Units @ 440 Square Feet Each 1 Bedroom: 3 Units @ 738 Square Feet Each The Zoning Ordinance indicates that Elderly Housing must have a minimum floor area of 440 square feet for efficiency units and 520 square feet for one bedroom units. Building 3 as proposed is compliant with these requirements. 7 fd Architectural Appearance. The application materials indicate elevations and perspective diagrams from various locations surrounding the development. The appearance of the Memory Care building (Building 3) is similar to the existing building and the one under construction. The building will be primarily brick with upper level lap siding. The roof is hipped. The building connection will be primarily glass and flat roofed. The dining room addition to the existing Memory/Senior Care building (Building 1) will be one story, primarily glass, with a hipped roof. The materials and colors will match the existing building. The plans indicate the material types and specify colors. The project architect will provide a building materials board for review at the Planning Commission meeting. The residential units are not required to be reviewed under Design Guideline requirements, but as part of the PUD, the City can comment and require design and material changes. The Planning Commission and City Council shall comment further on the building appearance and materials as part of the review. B-4, Limited Business Standards. Section 401.301.E.9 of the Zoning Ordinance provides the CUP standards for allowing residential use in the B-4 District. The standards are as follows: Two family, townhomes and multiple family dwellings provided that: a. At least two parking spaces per unit must be provided for on site, or proof is shown of arrangements for private parking nearby. The development will comply with the specific Zoning Ordinance requirements for senior housing. b. No physical improvements, either interior or exterior, may preclude future re-use for commercial purposes. The development could be converted to future office use, but highly unlikely. c. Unit floor areas must comply with Section 401.15.C.6. All of the elderly units are at least 440 square feet for studios and 520 square feet for one bedroom as required by the Zoning Ordinance. d. Compliance with conditional use requirements of Section 401.03.A.8. The requirements will be complied with. e. The development does not conflict with existing or potential future commercial uses and activities. There would be no conflict. 8 II f. The density, setbacks, and building height standards imposed as part of the R-3 Zoning District are complied with. The building setbacks are not consistent. The Planning Commission and City Council will need to comment on the setbacks and project density. g. Adequate open space and recreational space is provided on site for the benefit of the occupants. Adequate open space is provided. h. The development does not conflict or result in incompatible land use arrangements as related to abutting residential uses or commercial uses. No incompatible land use arrangements are created. i. Residential use can be governed by all applicable standards of the Zoning Ordinance, Building Code, Housing Code and Fire Codes. All standards will be complied with. j. Residential and non-residential uses shall not be contained on the same floor. Not applicable. k. Residential uses shall be provided with a separate entrance, and separately identified parking stalls. Not applicable. I. The architectural appearance, design and building materials of residential structures shall be consistent with the Design Guidelines and subject to approval of the City Council. The Planning Commission and City Council should comment on the architectural appearance. Development Agreement. The applicant will be required to enter into an amended development agreement with the City should approval of the general plan of development be granted. The development agreement shall be subject to review and approval of the City Attorney. CONCLUSION / RECOMMENDATION Based upon the preceding review, City staff recommends that the Planning Commission review the issues raised with density, and setbacks prior to proceeding with a final 9 recommendation. Additionally the Planning Commission previously had limitations regarding the architectural appearance of the structure. This may also impact their recommendation. If the Planning Commission is prepared to make a recommendation it should recommend approval of the revised Master Plan with a density increase to 335 units, PUD General Plan approval for the proposed Memory Care building (Building 3), moving the three unit townhome building, and adding the dining room enclosure to the Senior Living Facility (Building 1) subject to the following conditions: 1, The Planning Commission and City Council shall discuss the increase of density to 335 units as presented in the Master Plan. 2. The Minor Subdivision, as well as the dedication and vacation of any easements shall be subject to the review and approval of the City Engineer and City Attorney. 3. The development agreement shall include a provision that the Oak Park Senior Living Phase III will remain as senior rental and shall not be converted to non restricted rental housing. 4. The Planning Commission and City Council shall comment on the widening of 59th Street and removing the street medians on 58th and 59th Streets at Nova Scotia, All changes to the roadway are subject to review and approval of the City Engineer. 5. The Planning Commission and City Council and shall comment on the proposed private and public trail system. 6. The Planning Commission and City Council should comment whether the Memory Care buildings should be moved back so as to comply with the 20 foot setback requirement. 7. All tree removal and landscape plans shall be subject to review and approval of the City Arborist. 8. The grading and drainage plans shall be subject to City Engineer and applicable watershed authority review and approval. 9. All utility plans shall be subject to review and approval of the City Engineer. 10. The Planning Commission and City Council shall determine if the non shielded, residential style light fixtures are appropriate. 11. The applicant shall submit any plans for new signage subject to City approval. 10 12. The traffic numbers are subject to review and approval of the City Engineer. 13. The Fire Marshal and Police Chief should review the plans and determine the accessibility of emergency vehicles throughout the development. 14. The snow storage areas and plan shall be subject to review and approval of the City Engineer. 15. Any mechanical equipment that is ground mounted or visible from adjacent streets shall be screened as required by the Zoning Ordinance. 16. The Planning Commission and City Council shall comment on the final building appearance, colors, materials and the variety between buildings. The applicant shall provide a materials board for all of the buildings to be discussed at the Planning Commission and City Council meetings. 17. The applicant shall be required to enter into an amended development agreement. 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