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2016-09-12 WC Recorded Document 4082718 PUD-CUP
Receipt:#335527 4082718 USE $46.00 E Return to:FILE III I 11 IIII II II I III II I 11111 4844 North 300 West Suite 202 Certified Filed and/or recorded on: Provo UT 84604 9/12/2016 3:38 PM 4082718 Office of the County Recorder Washington County,Minnesota Jennifer Wagenius,County Recorder 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: Planned Unit Development, Concept & General Plan And Conditional Use Permit Oak Park Heights Retail (The Driessen Group) SW Intersection of 606 St. N. &Krueger Lane N. with the original thereof on file at the offices of the City of Oak Park Heights, and that the same is a full, true and complete copy of said document within the files of the City of Oak Park Heights. WITNESS my hand and the seal of the City of Oak Park Heights, this 31st day of August, 2016. 1' 7 Eric Joh :on • City A. .nistrator ' ,t ✓ C CITY OF OAK PARK HEIGHTS PLANNED UNIT DEVELOPMENT, CONCEPT AND GENERAL PLAN AND CONDITIONAL USE PERMIT File No.: 236.02-16.04 Date Issued:June 27,2016 Legal Description: (Washington County Geo. Code: 05.029.20.22.xxxx) See Attached Exhibit "A" Owner: Robert L.Brackey 80 East Arlington Ave. St.Paul,MN 55117 Applicant: The Driessen Group 4999 France Ave. Suite 216 Minneapolis Mn 55410 Site Address:60th Street&Krueger Lane Present Zoning District:"O"Open Space to be rezoned to B-2 Permitted uses set forth in Ordinance 401 Section 401.03 A. 7. I. PUD& CUP PERMIT: The City of Oak Park Heights has received a request from The Driessen Group for Planned Unit Development, Concept and General Plan, Conditional Use Permit for a drive through restaurant, Zoning District Amendment to B-2 District, Preliminary and Final Plat, and Design Guidelines/Site Plan. The property is to be subdivided as Brackey Fourth Addition, requiring review and approval of a Preliminary and Final Plat. A Conditional Use permit has been requested to allow for a drive through restaurant. Design Guideline/Site Plan approval is required for a new building and site improvements. 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 All permits and uses applied for are granted but shall be subject to the following conditions and/or restrictions imposed by the June 27,2016 Resolution of the City Council of the City of Oak Park Heights as follows: The City Council of the City of Oak Park Heights approval subject to the following findings of fact: 9 � i The preliminary and final plat shall be subject to review and approval of the City Attorney and City Engineer. 2. The City will not accept ownership of Outlot B. 3. The site plan shall be subject to review and approval of the Fire Marshal. 4. All grading, drainage, erosion control, utility plans, and access driveways are subject to review and approval of the City Engineer. Storm water plans are also subject to review and approval of the Brown's Creek Watershed District. 5. The Applicant shall obtain a driveway access permit from the Minnesota Department of Transportation if necessary. 6. City Staff review and approval of the restaurant drive through is required when the building plans are submitted. 7. The Applicant shall provide a snow removal plan or indicate if the snow will be hauled off site. 8. The landscape plan shall be subject to the review and approval of the City Arborist. All required landscape plan details shall be submitted to the satisfaction of the City Arborist. 9. All mechanical equipment on the roof or on the site shall be fully screened in accordance with the provisions of the Zoning Ordinance. 10. All light fixtures shall be full cut off,compliant with the height requirements, and be consistent with Section 401.15.B.7 of the Zoning Ordinance as it relates to lighting requirements. Outdoor lighting for the parking areas shall be turned off one hour after closing,except for approved security lighting. 11. All signs shall be designed to comply with the Zoning Ordinance requirements for size, number, placement and internal illumination. 12. The bases of the three pylon signs shall be landscaped and included on the landscape plan, subject to review and approval of the City Arborist. 13. The Planning Commission was favorable and the City Council approves the building design and building materials. 14. The Planning Commission was favorable and the City Council approves the proposed transparency of the front façade of the Lot 3 building. 15. The City Engineer shall review and approve the turning radius for the drive through at the south east corner of the Lot 2 Building. 16.A bike rack should be identified on the site plan and placed on site for each building. III. Reference Attachments: The reports of the City Planner June 1, 2016, City Engineers report dated June 1, 2016 and site plan approved by the City Council are annexed hereto and incorporated herein by reference. 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. V. Annual review:Annual review is not imposed as a condition of this permit IN WITNESS WHEREOF,the parties have set forth their hands and seals. CITY r ' o AK P• '. HEIGHTS Date: By /tt... // _i/w! _, •i omber Date: By rr:/// c Johnson ity Administrator The Dries•••n Group /sem/�6 Date: By 1/26.6Permit older Krueger Lane,LLC /5 �/6 Date: By Permit older ASSIGNMENT OF OPTION AGREEMENT This ASSIGNMENT OF OPTION AGREEMENT is entered into as of August 1 , 2016, by and between The Driessen Group, LLC ("Assignor") and Krueger Lane, LLC ("Assignee"). WHEREAS, Assignor, as purchaser, entered into that certain Option Agreement with Robert L. Brackey, as seller, dated February 24, 2016 (the "Agreement") relating to real property in the City of Oak Park Heights and being a part of Outlot A, Brackey 3"d Addition being replatted as Lots 1, 2 and 3, Block 1, and Outlots A and B, Brackey Fourth Addition (the "Property"); and WHEREAS,Assignor desires to assign the Agreement to Assignee under the terms and conditions set forth herein. NOW THEREFORE, for good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged,the parties hereto agree as follows: 1. Assignor does hereby assign, transfer, and set over to Assignee, all of Assignor's interest as purchaser in and under the Agreement, together with all rights incidental to the Property and all deposits made in connection therewith. 2. Assignee does hereby assume all obligations of Assignor under the Agreement as of the date hereof. IN WITNESS WHEREOF, Assignor and Assignee have hereunto set their hands as of the date first written above. ASSIGNOR: ASSIGNEE: The Driessen Group, LLC Krueger Lane, LLC By: By: Vincent , Driesse , Chief Manager Vincen J. Driessen ole Member AGREEMENT REGARDING COMMON OWNERSHIP This AGREEMENT REGARDING COMMON OWNERSHIP is hereby made as of the 91 day of August, 2016 by and between KRUEGER LANE LLC, a Minnesota limited liability company("Owner") and the City of Oak Park Heights ("City"). WHEREAS, Owner is the owner of real property located in the City of Oak Park Heights (the"City"), Washington County, Minnesota legally described as Lot 2, Block 1, Brackey Fourth Addition("Lot 2") and Outlot B, Brackey Fourth Addition("Outlot B"); and WHEREAS, the City, as a condition to approving the plat for Brackey Fourth Addition, requires that Lot 2 and Outlot B be commonly owned at all times in the future. NOW, THEREFORE, the parties hereto agree as follows: 1. Owner agrees that legal title to Lot 2 and Outlot B shall at all times be held by the same individual or entity, and any assignment, conveyance or other form of transfer, voluntary or involuntary,which would result in legal title to Lot 2 and Outlot B being held by different persons or entities or in different names shall be void and of no force and effect. This agreement shall run with the land and be binding on all future owners of Lot 2 and Outlot B. 2. The City confirms and advises that it is a signatory on a 2004 Cooperative Agreement (AUAR Agreement) with the City of Stillwater and the Brown's Creek Watershed District which further regulates the wetland area located on Outlot B as part of a larger stormwater drainage system, and that costs which are charged in connection with maintenance of Outlot B, if any, are charged consistent with such Agreement, city ordinance and/or the Browns Creek Watershed District regulations. 3. This Agreement may not be changed orally, but only by an agreement in writing signed by the parties hereto(or their respective successors). This Agreement shall be governed by and construed in accordance with the laws of the State of Minnesota. IN WITNESS WHEREOF, the parties hereto have set their resp; f e hands as of the date first written above. 7 ' KRUEGER LANE LLC CITY OF O P RK HEIGHTS By / agi BY li Pa 1 A. Stearns, Vice Presi a ent E '' + f n ity Administrator 215071 STATE OF MINNESOTA ) ) ss. COUNTY OF HENNEPIN ) e This instrument was acknowledged before me on Alio f 9 , 2016 by Paul A. Stearns, Vice President of Krueger Lane LLC, a Minnesota limited l4iability company, on behalf of the limited liability comp. , ii , i A/ 1, �, MARY SEIGER Notary Publ WARY pUBUC-MINNESOTA My Commission Expires Jan.31,2018 () STATE OF MINNESOTA ) ) ss. COUNTY OF WASHINGTON ) lio This instrument was acknowledged before me on 411 2-f p , 2016 by Eric Johnson, City Administrator • he City of Oak Park Heights, Minnesota, on behalf of the City. ii i_i A 1 1 otary Pub, �� ""• MARY SEIGER ti / WARY -MINNESOTA / 1-�.- r Wires Jan 31.2018 mfr 2 WRITTEN ACTION OF THE SOLE MEMBER OF KRUGER LANE LLC (appointing Officers) Vincent J. Driessen (the "Member"), being the sole member and chief manager of Kruger Lane LLC, a Minnesota limited liability company(the"Company"),hereby adopts the following resolutions in writing: WHEREAS, the Member desires to appoint Vincent J. Driessen ("Driessen") as President, Treasurer and Secretary of the Company, and Paul A. Steams ("Stearns") as a Vice President of the Company,and Driessen and Steams desires to accept such appointments;and WHREEAS, the Member desires to authorize Stearns, as vice president, to execute and deliver on behalf of the Company any documents relating to the Company's acquisition and development of property in Oak Park Heights,Minnesota. NOW,THEREFORE,BE IT RESOLVED,that the Member hereby appoints Driessen as President,Treasurer and Secretary of the Company and Stearns as Vice President of the Company, which appointments shall be effective as of the date hereof. FURTHER RESOVLED, Steams is authorized and directed, as vice president and authorized signatory,to execute and deliver on behalf of the Company any documents required in connection with the acquisition of Lots 1, 2 and 3, and Outlots A and B, Brackey Fourth Addition, Washington County,Minnesota, with the leasing of Lot 3 to Goodwill Industries, Inc., and with the borrowing from Anchor Bank, N.A. of a loan to acquire said property and financing the construction of a Goodwill facility pursuant to said lease. IN WI'1 LESS WHEREOF, the Member has executed and made this Written Action effective as of August 3) , 2016. Vincent J.Driessen, ole Member ACCEPTANCE OF APPOINTMENTS AS OFFICERS OF KRUEGER LANE LLC Vincent J. Driessen,a Minnesota resident,hereby accepts his appointment as President,Treasurer and Secretary of the Company and Paul A. Steams,a Minnesota resident,hereby accepts his appointment as Vice President,in each case of Krueger Lane LLC,effective as of the date of the foregoing Minutes of Action. Vince J.Driess Paul A. Stearns 214896 i ? r r EXHIBIT "A" LEGAL DESCRIPTION That part of Outlot A,BRACKEY THIRD ADDITION, in Washington County Minnesota which lies North of the North line of Lot 1,Block 1 of said BRACKEY THIRD ADDITION and which lies Easterly of a line drawn from the Northeast corner of Lot 2,Block 1,BRACKEY SECOND ADDITION to the most northerly corner of Lot 1 Block 1,said BRACKEY THIRD ADDITION ; excepting therefrom the East 6 feet of Outlot A which lies South of the North 72.16 feet of said Outlot A,and excepting the East 20 feet of the South 40 Feet of the North 72.16 feet of said Outlot A. To be re-platted as: BRACKEY 4Tn ADDITION • ► i a EXHIBIT'B' June 1,2016 PLANNERS and ENGINEERING REPORTS AND SITE PLANS TPC3601 Thurston Avenue N,Suite 100 ENCLO r Anoka, MN 55303 Phone:763.231.5840 Facsimile: 763.427.0520 TPC@Planni ngCo.com SURE PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: June 1, 2016 RE: Oak Park Heights — Oak Park Heights Retail — Planned Unit Development — Concept and General Plan, Conditional Use Permit for Drive-Thru Restaurant, Zoning District Amendment to B-2 District, Preliminary/Final Plat, and Design Guidelines/Site Plan Review—Southwest Intersection of 60th Street and Krueger Lane TPC FILE: 236.02— 16.04 BACKGROUND Vincent Driessen of The Driessen Group has made applications for Planned Unit Development, Concept and General Plan, Conditional Use Permit for Drive Through Restaurant, Zoning District Amendment to B-2 General Business District, Preliminary/Final Plat, and Design Guidelines/Site Plan Review and the Southwest Intersection of 60th Street and Krueger Lane. The lot is currently vacant with the exception of a small accessory building. It is situated between Menards and Highway 36 and is a highly visible commercial development location. The Planned Unit Development will allow a shopping center with joint signage, access and parking. The site is currently zoned 0-Open Space that will require a rezoning to B-2 General Commercial District. The developer is planning fast food restaurants that require Conditional Use Permits for a drive thru. A Preliminary/Final Plat is required to subdivide the property from a larger parcel and the buildings/site will require Design Standards and Site Plan review. EXHIBITS The review is based upon the following submittals: Exhibit 1: Project Narrative, May 11, 2016 Exhibit 2: Traffic Study, May 11, 2016 Exhibit 3: Site Overview, May 2016 Exhibit 4: Cover Sheet(C0.0) Exhibit 5: Alta Survey Exhibit 6: Demolition Plan (C2.0) Exhibit 7: Erosion Control Plan (C2.1) Exhibit 8: Erosion Control Plan (C2.2) Exhibit 9: Site Plan (C3.0) Exhibit 10: Truck Movement Plan (C3.1) Exhibit 11: Pedestrian Access Plan (C3.2) Exhibit 12: Drainage and Grading Plan (C4.0) Exhibit 13: Utility Plan (C5.0) Exhibit 14: Landscape Plan (LI.0) Exhibit 15: Photometric Plan (1) Exhibit 16: Preliminary Plat— Brackey Forth Addition Exhibit 17: Perspective from Northeast Exhibit 18: Perspective from Northwest Exhibit 19: Perspective from East Exhibit 20: Retail Lot 1, 3D View and Floor Plan (A100-1) Exhibit 21: Retail Lot 1, Exterior Elevations (A200-1) Exhibit 22: Retail Lot 1, Exterior Elevations (A201-1) Exhibit 23: Retail Lot 2, 3D View and Floor Plan (A100-2) Exhibit 24: Retail Lot 2, Exterior Elevations (A200-2) Exhibit 25: Retail Lot 2, Exterior Elevations (A201-2) Exhibit 26: Retail Lot 3, Floor Plan (A100-3) Exhibit 27: Retail Lot 3, Exterior Elevations (A200-3) Exhibit 28: Retail Lots 1 and 2, Elevations and Floor Plans (A202-1) Exhibit 29: Signage Plan (ASI00) Exhibit 30: Monument Signage (A300) Exhibit 31: Trash Enclosure Plans(A310) Exhibit 32: Report of the City Engineer Exhibit 33: Report of the City Arborist PROJECT DESCRIPTION The Project Narrative for the project is found as Exhibit 1. PROJECT: Proposed Retail Development at the Southwest Corner of 60"' St N and Krueger Lane in Oak Park Heights, MN PROJECT DESCRIPTION: The proposed project is composed of three buildings of approximately 20,600 SF, 6,000 SF, and 6,600 SF. The site is located on in the southwest corner of the intersection of 60"'St N and Krueger Lane in front of the current Menards Store. The buildings will be privately developed and owned and leased to the tenants. The applicant is requesting a rezoning of the property, preliminary and final plat, and site plan approval. 2 SITE AND BUILDING DESIGN: The site area is approximately 7.84 acres in size and is bordered by a regional stormwater pond to the west, Menards parking lot to the south, 60th St and highway 36 to the North, and Krueger Lane and Retail to the east. The property is currently undeveloped, and is guided for commercial use but zoned Open Space under the current City of Oak Park Heights Zoning Map. Rezoning is requested to zone the property to B-2 General Business as guided in the City of Oak Park Heights Comprehensive Plan. The purposed subdivision will subdivide the property into 3 separate parcels and two Outlots. The Outlot in the northeast corner may be developed as some point in the future, but is currently under a no build restriction by Menards that will expire at a later date in the future. The second outlot will contain the current regional ponding system. The final site plan has the building located on the northern and southern portions of the lot with parking to the north and east respectively. Buildings 2 and 3 will have a drive through as shown on the site plan. The building and parking lot setbacks are in conformance with the setbacks outlined in the B-2 zoning code for the City of Oak Park Heights. City parking requirements have been met based on retail and restaurant uses in the buildings with shared parking agreements. Each building is provided with a trash enclosure, lots 1 and 2 will have easements to allow the trash structure to be shared on lot 1. Buildings 2 and 3 include drive through areas with circulation and queuing for 7-10 cars. Two dock doors are provided on the west facing (backside of building) of building 3. A trailer may remain in the dock and be switched out periodically. The other dock space of building 3 is used for a trash compactor. Parking for 222 cars is required per the City regulations and parking for 224 cars is provided throughout the entire development with a shared parking agreement between the 3 lots and outlot to the northeast. Shared access from Krueger Drive and 60th St N is proposed and a separate application to MNDOT for the access on 60"'St is in process. A landscape plan is provided as part of the submittal package, and is in accordance with the City Code and Design Guidelines. The truck dock area is screened by ever green trees to the west to provide screen of the area. Building architecture is in compliance with the design guidelines as well. Water and Sewer Utilities will be extended into the site from Krueger Drive, and will have private easements over them between all the lots in the development. Water will be looped to 60"' St and fire hydrants will be installed internal to the development in accordance with the local fire code. All buildings will be sprinkled in accordance with the building code. Each building will have its own 6-inch water and sewer service extended to it from the internal 8-inch sewer and water lines. Future utilities will be extended to the Northeast Outlot to provide for future development of the Outlot parcel. Currently, the water from this site flows to the north, west and south, but ultimately all flows to the regional pond located to the west of the development. A separate stormwater permit application is being processed by Browns Creek Watershed District. This property is under a special TSMP agreement for stormwater management between the City of Oak Park Heights, City of Stillwater, and the Browns Creek Watershed District. This agreement states the regional pond was developed under the Browns Creek Watershed District Rules in 2001, and this site was designed to discharge into the regional pond with an impervious surface and green space area equivalent to a Curve Number of 92. The regional pond provides for some volume control for the site, however the Browns Creek Watershed District rules have changes for volume control. The project will be required to provide the difference in volume control between the old 3 and new rules. A infiltration basin has been provided on the east side of the project to provide the required difference in volume control. Prior to stormwater entering the infiltration basin, treatment will be provided in accordance with the Browns Creek Watershed District and MPCA regulations. With the addition of the infiltration basin, the project exceeds the stormwater requirements outlined in the TSMP agreement, Browns Creek Watershed District, and the City of Oak Park Heights stormwater requirements. SITE LIGHTING: Pole mounted cut off shoe box fixtures are provided at the parking lot. In addition, decorative wall pack fixtures are provided at street and entry sides on the building. A photometric plan is provided. BUILDING MATERIALS: The exterior of building 3 on all four sides is a combination of brick, burnished block and stucco in earth tone colors. A light tan brick base and columns with a terra cotta colored EIFS top are separated by a middle section of burnished block. There are windows on all four sides of the building, with high windows providing daylighting for the processing areas within. Canopies and raised parapets are provided above the entry, and columns project 4"beyond the face at the building's entry facade. Buildings I and 2 are a combination of brick and EIFS on all four sides. Two brick colors are used, a light and dark orange/brown. EIFS is a medium brown. Storefront on buildings 1 and 2 to be dark bronze to match the rich colors, building 3 to be clear anodized to go with the lighter overall scheme. SIGNAGE: Building signage is proposed above the entry. Signage will be internally illuminated individual letter signs. ISSUES ANALYSIS Comprehensive Plan. The property is designated as Commercial on the Proposed Land Use Map. The use of the site as retail and restaurant buildings is consistent with the Comprehensive Plan. Zoning. The property is zoned 0-Open Space Conservation District. The Applicant has proposed a re-zoning to B-2, General Business. The retail and restaurant buildings are permitted uses within the B-2 General Business District. Section 401.03.A.7. lists the criteria for review of a rezoning. There are no issues with this rezoning in that it is designated for B-2 General Business District in the Comprehensive Plan. Shopping centers with joint signage, access and parking require a Planned Unit Development overlay. The Concept and General Plan phases of the process can be combined for this development in that all of the General Plan information has been submitted and deemed complete. Subdivision. The property is to be platted as Brackey Fourth Addition with three lots for each of the buildings and two Outlots. 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. Outlot A is at the northeast corner of the property at the intersection of Highway 36 and Krueger Lane and is subject to a no build restriction by Menards. That 4 • restriction will expire in the not too distant future and the lot could be developed at that time. Outlot B covers a large pond that is part of the regional drainage system. The City has an easement over the pond/Outlot B. At this time, the City will not accept ownership of this pond. Setbacks. Building setbacks required in the B-2 District are a 40 foot front yard setback, 10 foot side yard setback and 20 foot rear yard setback. All of the building setbacks are complaint with the Zoning Ordinance requirements. All parking and drive aisles must be set back at least 10 feet from the property line. All of the parking and driveway areas are compliant. Traffic Circulation/Curb Cuts. The site will be accessed by 60th Street North at the north side of the property and Krueger Lane on the East. The City Engineer shall review the locations of the access for their acceptability. The plan shall be subject to review by the Fire Marshal for emergency vehicle access. The Applicant will need to obtain an access permit from the Minnesota Department of Transportation for the driveway onto 60th Street North. Parking. The following table provides an analysis of proposed and required parking spaces. The assumed uses are retail for Lot 1 and 3, and two 60 seat fast food restaurants as well as another retail space for Lot 2. Building Parking Requirements and Calculation Required Spaces Lot 1 Building Retail: 1 Space per 200 Square Feet 27 (6,000 x .9 = 5,400/200 = 27 spaces) Lot 2 Building Restaurant: 89 Seating— 1 Stall per 35 Square Feet Kitchen— 1 Staff per 80 Square Feet Both Restaurants: (1,800 x .9 = 1,620/35 =46 spaces) (3,200 x .9 = 2,880/80 = 36 spaces) Retail: 1 Space per 200 Square Feet (1,600 x .9 = 1,440/200 = 7 spaces) Lot 3 Building Retail: 1 Space per 200 Square Feet 93 (20,600 x .9 = 18,540/200 =93 spaces) TOTAL 209 Per ordinance, the site would require 209 parking spaces for what is currently proposed with the retail and two restaurants. The proposed site plan indicates a total of 224 spaces, 54 spaces on Lot 1, 63 on Lot 2 and 107 on Lot 3. There will be cross easements for parking and access throughout the development. The plans indicate nine disability stalls adjacent to the front entrances of the three buildings, which will be adequate for the site. 5 Drive-Thru for Restaurants. The Lot 1 and 2 retail buildings have been designed with the circulation to allow for a restaurant drive-thru at the rear of the buildings. The stacking distance would be adequate, but there would not be room for an alternate lane around the queue. The proposed multiple restaurant drive-thru requires a conditional use permit. City Staff would need to review the final plans for the drive-thru with ordering boards and pick up windows. A condition will be placed requiring City Staff review and approval of the multiple restaurant drive thru when the building plans are reviewed. Snow Storage. The plans do not indicate an area for snow storage. The applicant shall indicate where the snow is to be stored. Snow storage shall not interfere with the proposed landscaping. Landscaping. The submitted landscape plan is subject to City Arborist review and approval. City Arborist comments are found as an exhibit to this report. Staff has requested additional detail information for a complete review of the landscape plan. Lighting. The lighting plan indicates the locations of the parking lot and site fixtures. The lighting specifications indicate that the fixtures to be used in the parking lot will be full cut off and LED and compliant with height requirements. The building light fixtures indicate the use of all full cut off fixtures. The photometric plan has been provided and complies with the Ordinance. All light fixtures shall be full cut off, compliant with the height requirements, and be consistent with Section 401.15.6.7 of the Zoning Ordinance as it relates to lighting requirements. Trash Storage. The plans show the location and design of the trash enclosure. The brick colors will match the buildings. The doors will be constructed of composite wood and painted to match the brick color. The sides and rear of the trash storage area will be landscaped. Mechanical Screening. The plans and the narrative indicate that the parapet walls are designed to totally screen the mechanical equipment. Grading, Drainage, Erosion Control and Utilities. Grading, drainage, erosion control, and utility plans are subject to review and approval by the City Engineer. Storm water issues are also subject to review and approval by the Brown's Creek Watershed District. Signage. Freestanding Sign. The plans indicate two pylon signs to be used at each entrance to the site. The signs can be a maximum of 100 square feet in size and be no more than 20 feet in height. In that this is a PUD review for a shopping center, the two signs of this 6 size can be allowed at the two entrances. The bases of the two signs will need to be landscaped and included on the landscape plan. Wall Sianaae. The Zoning Ordinance would allow for separate tenant signs for the two multi-tenant buildings. The signs would need to comply with the Zoning Ordinance requirements as the tenant spaces are leased. For Lot 1 and Lot 2 buildings, the plans indicate that there would be a maximum of 200 square feet of signage per wall and maximum of 500 square feet per building in compliance with the Ordinance. For the Lot 3 building, there are three 71 square foot signs on three facades of the building. This signage is in compliance with the Ordinance. Sion Illumination. The signs will be required to comply with the Zoning Ordinance lighting requirements. Staff will approve the lighting specifications for the signs at the time of permitting. The building signage will be individual lit channel letters, mounted on a raceway attached to the face of each elevation. 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. Design Guidelines Sustainable Guidelines. The applicant will need to discuss the methods in building construction and site design with the Planning Commission of how sustainability has been addressed. Architectural Guidelines. Façade Treatments The three buildings will have a definite base, middle and top. The facades feature differences in materials, prominent columns and a varied roof line to provide architectural interest. Ground Level Expression The buildings are one story with excellent visibility to Highway 36 and Krueger Lane. The entrances to Lot 1 and Lot 2 buildings will be visible from Highway 36 while the Lot 3 building entrance will be visible form Krueger Lane. Transparency The Design Guidelines requires at least a 20 percent transparency on ground floor, street facing facades. The Highway 36 facing facades will have a transparency of 29.8 percent for the Lot 1 building, and a transparency of 30.4 percent for the Lot 2 building. The Lot 3 building will have a 17.3 percent transparency facing Krueger Lane. The Planning Commission should comment on this façade not meeting the transparency requirement. Entries All three buildings feature prominent entries with canopies. 7 Roof Design The rooflines of all three buildings feature varying parapet heights to break up the roofline. The rooftop mechanical equipment will be completely screened within the parapet of the building. All three buildings are one story and less than 35 feet in height. Building Materials and Colors The applicant has provided color elevations for review. The primary building materials of the Lot 1 and 2 building are brick and EIFS on all facades of the structure. The Lot 3 building is a combination of brick, burnished block and stucco on all four sides. None of the prohibited building materials will be used. Building material samples will be available at the Planning Commission meeting. Franchise Architecture The building is not a franchise design. Site Design Guidelines Building Placement The proposed buildings are well placed on the site and will be a prominent feature of the intersection at 60th Street North and Krueger Lane. Parking Areas The parking area is landscaped with perimeter plantings as well as plantings within the parking lot. Storm water Storm water will be addressed by the City Engineer. Pedestrian and Common Space There are existing trails along 60th Street North and the east side of Krueger Lane. The applicant has provided pedestrian/bike access plans with crosswalks on the Site Overview plan. The Planning Commission should comment. Landscaping Building entrance plantings are required. The plans indicate trees at the front of the building and planting boxes at the entrances. Trees/Shrubs The trees and shrubs used in the landscape plan shall be subject to the review and approval of the City Arborist. Utilites/Service/Loading/Drive-Through/Storage Areas Addressed elsewhere in the planning report. 8 Liahtina Addressed elsewhere in the planning report. Sianam Addressed elsewhere in the planning report. Pedestrian/ Bicycle Routes A bike rack will be required for each building. The applicant should identify locations. CONCLUSION / RECOMMENDATION Subject to the preceding review, City staff recommends approval of the following listed requests subject to the conditions that follow: • Planned Unit Development, Concept and General Plan • Zoning District Amendment to B-2 General Business District • Preliminary and Final Plat • Conditional use permit (CUP)for Drive Through Restaurants • Design Guidelines/Site Plan Review 1. The preliminary and final plat shall be subject to review and approval of the City Attorney and City Engineer. 2. The City will not accept ownership of Outlot B. 3. The site plan shall be subject to review and approval of the Fire Marshal. 4. All grading, drainage, erosion control, utility plans, and access driveways are subject to review and approval of the City Engineer. Storm water plans are also subject to review and approval of the Brown's Creek Watershed District. 5. The Applicant shall obtain a driveway access permit from the Minnesota Department of Transportation if necessary. 6. City Staff review and approval of the multiple restaurant drive thru is required when the building plans are submitted. 7. The Applicant shall provide a snow removal plan or indicate if the snow will be hauled off site. 9 • 8. The landscape plan shall be subject to the review and approval of the City Arborist. All required landscape plan details shall be submitted to the satisfaction of the City Arborist. 9. All mechanical equipment on the roof or on the site shall be fully screened in accordance with the provisions of the Zoning Ordinance 10. All light fixtures shall be full cut off, compliant with the height requirements, and be consistent with Section 401.15.B.7 of the Zoning Ordinance as it relates to lighting requirements. Outdoor lighting for the parking areas shall be turned off one hour after closing, except for approved security lighting. 11. All signs shall be designed to comply with the Zoning Ordinance requirements for size, number, placement and internal illumination. 12. The bases of the two pylon signs shall be landscaped and included on the landscape plan, subject to review and approval of the City Arborist. 13. The Planning Commission shall comment on the building design and building materials. The applicant has provided building material samples for Planning Commission review. 14. The Planning Commission should comment on the transparency of the front façade of the Lot 3 building. 15. The Planning Commission should comment on the pedestrian access through the site. 16. A bike rack should be identified on the site plan and placed on site for each building. pc: Julie Hultman 10 • ' DJR 333 Washington Avenue North,Suite 210,Union Plaza,Minneapolis,MN 55401 T: 612.676.2700 F:612.676.2796 www.djr-inc.com May 11, 2016 PROJECT NARRATIVE PROJECT: Brackey 4th Addition is a proposed retail development at the Southwest Corner of 60th Street North and Krueger Lane in Oak Park Heights, MN. PROJECT DESCRIPTION: The proposed project is composed of three buildings of approximately 20,600 SF, 6,000 SF, and 6,600 SF. The site is located on in the southwest corner of the intersection of 60th Street North and Krueger Lane immediately north of the Menards store. The buildings will be privately developed, owned and leased to a mixture of retail, service and Quick Service Restaurant tenants. The applicant is requesting a rezoning of the property, preliminary and final plat, conditional use permit and site plan approval. SITE AND BUILDING DESIGN: The site area is approximately 7.84 acres in size (approximately 5 acres of upland, and approximately 2.84 acres of pond) and is bordered by a regional storm water pond to the west, Menards parking lot to the south, 60th Street North and Highway 36 to the North, and Krueger Lane and adjacent small shop retail to the east. The property is currently undeveloped and per the City Comprehensive Plan is guided for commercial use but zoned Open Space under the current City of Oak Park Heights Zoning Map. Rezoning is requested to zone the property to B-2 General Business consistent in the City of Oak Park Heights Comprehensive Plan. The purposed subdivision will subdivide the property into three separate buildable parcels and two outlots. The proposed Outlot A in the northeast corner may be developed at some time in the future, but is currently under a site line protection no build restriction to the benefit of Menards. The Outlot B will contain that portion of the site contained in the current regional ponding system. The final site plan has the buildings located on the northern and southern portions of the lot (while pushed west toward the pond)with parking to the north and east respectively. Buildings 2 and 3 include drive-thrus as shown on the site plan. The building and parking lot setbacks are in conformance with the setbacks outlined in the B-2 zoning code for the City of Oak Park Heights. City parking requirements have been met based on a mix of retail, service and restaurant uses in the buildings with shared parking agreements. Each building is provided with a trash enclosure and lots 1 and 2 will have an easement to allow the Lot 2 trash structure to be located on Lot 1. Buildings 2 and 3 include drive-thru areas with circulation and queuing for 7-10 cars. Two truck dock doors are provided on the west facing (backside) of building 3. One of the truck dock spaces of building 3 is used for a trash compactor. Parking for 222 cars is required per the City regulations and parking for 224 cars is provided throughout the entire development with a shared parking agreement between the 3 lots and the outlot to the northeast. Shared access from Krueger Drive and 60th Street North is proposed and a separate application to MNDOT for the access on 60th Street is in process. A landscape plan is provided as part of the submittal package, and is in accordance with the City Code and Design Guidelines. The truck dock area is screened by evergreen trees to the west. Building architecture is in compliance with the design guidelines as well. RECEIVED MAY 1 12016 • Water and Sewer Utilities will be extended into the site from Krueger Drive, and will have private easements over them between all the lots in the development. Water will be looped to 60th Street North and fire hydrants will be installed internal to the development in accordance with the local fire code. All buildings will be sprinkled in accordance with the building code. Each building will have its own six inch (6")water and sewer service extended to it from the internal 8 inch (8") sewer and water lines. Future utilities will be extended to the northeast to provide for potential future development of the parcel Outlot A. Currently, the water from this undeveloped site flows to the north, west and south, but ultimately all flows to the regional pond located immediately to the west of the development. A separate storm water permit • application is being processed by Browns Creek Watershed District. This property is under a special TSMP agreement for storm water management between the City of Oak Park Heights, City of Stillwater, and the Browns Creek Watershed District. This agreement states the regional pond was developed under the Browns Creek Watershed District Rules in 2001, and this site was designed to discharge into the regional pond with an impervious surface and green space area equivalent to a Curve Number of 92. The regional pond provides for some volume control for the site; however the Browns Creek Watershed District rules have changes for volume control. The project will be required to provide the difference in volume control between the old and new rules. An infiltration basin has been provided on the east side of the project to provide the required difference in volume control. Prior to storm water entering the infiltration basin, treatment will be provided in accordance with the Browns Creek Watershed District and MPCA regulations. With the addition of the infiltration basin, the project exceeds the storm water requirements outlined in the TSMP agreement, Browns Creek Watershed District, and the City of Oak Park Heights storm water requirements. SITE LIGHTING: Pole mounted cut off shoe box fixtures are provided at the parking lot. In addition, decorative wall fixtures are provided at street and entry sides on the building. BUILDING MATERIALS: Buildings 1 and 2 are a combination of brick and EIFS on all four sides. Two brick colors are used, a light and dark brown. EIFS is a dark brown. Storefront on buildings 1 and 2 will be dark bronze to match the rich colors. The exterior of building 3 on all four sides is a combination of brick, burnished block and stucco in lighter earth tone colors. A light tan brick base and columns with a terra cotta colored EIFS top are separated by a middle section of burnished block. There are windows on all four sides of the building, with high windows providing daylighting at interior within. Canopies and raised parapets are provided above the entry, and columns project 4" beyond the face at the building's entry facade. Clear anodized window frames and entry canopy are provided to match the light colors on building 3 to lighten the overall scheme. SITE SIGNAGE: There are two site sign types proposed for the project; a pylon sign at the corner of Krueger Lane and 60th Street North and a monument signs at the entry drives of both Krueger Lane and 60th Street North. Pylon Sign: In compliance with Oak Park Heights sign requirements the proposed pylon sign is 20' high and has a signage area of 100 square feet with space for project name and individual tenants. The base and sign box will be a metal with similar colors for the proposed buildings, and the top of the box will have an EIFS cornice detail to match the cornice detail on the Lots 1 and 2 retail buildings. Signage boxes will be illuminated during normal business hours in compliance with City requirements. Monument Sign: In compliance with Oak Park Heights sign requirements the proposed monument sign located at the entrance drives are 20' high and have sign faces of 100 square feet each with space for project name and individual tenants. The signs are designed to match the brick columns and EIFS cornice details on the Lots 1 and 2 retail buildings. Signage boxes will be illuminated during normal business hours in compliance with City requirements. BUILDING SIGNAGE: Building signage is proposed to be individual channel letters, mounted on a raceway attached to the face of each elevation. Locations for each building are shown on drawings with multiple sign locations for Lot 1 and Lot 2 multi-tenant buildings. The maximum area allowed for each face will be 200 square feet(which will be less than 10% of wall area). Signs will be illuminated during normal business hours, or until 11:00 pm per City requirements. Three signs are proposed for the Lot 3 building as shown on drawings with each sign area less than the 120 square feet allowable (which is less than 10% of the wall area). DIRECTIONAL SIGNAGE: Direction signs are shown on site and master sign plan for identification of drive-thru access, one-way routing, etc. Additional directional signs may be added as required to direct motorists. Design and color of directional signs will be similar to sign faces at monument signs. P:1djr-arch%2016\16-024.00\wordWesigrAzoning&planning\Revised Project Narrative 42516 $ 2 , Kimley>>>Horn MEMORANDUM To: Lee Mann, P.E. Stantec, Inc. (Serving as City Engineer of Oak Park Heights) From: Douglas Arnold, P.E. Kimley-Hom and Associates, Inc. Date: May 11, 2016 Re: Proposed Retail Development—SWC of 60th Street N&Krueger Lane Traffic Analysis Oak Park Heights, Minnesota Introduction The Driessen Group is proposing to redevelop a property at the southwest corner of 60th Street North and Krueger Lane in Oak Park Heights, Minnesota. The total site area is just under 8 acres and is currently undeveloped.The proposed development includes three lots with building area totaling 33,200 square feet. A traffic letter has been requested by Ramsey County staff.The purpose of this traffic letter is to provide existing conditions of surrounding roadways, discuss site trip generation, distribution and assignment, and determine the need for a dedicated right tum lane at the proposed project driveways. Existing Conditions Krueger Lane is an existing north-south three-lane undivided roadway (two through lanes and center turn lane)that is adjacent to the proposed development to the east. The posted speed limit is 30 mph. 60th Street North is an existing east-west three-lane undivided roadway(two through lanes and center turn lane)that is adjacent to the proposed development to the north.The posted speed limit is 40 mph. The existing ADT(average daily traffic)was obtained for the surrounding roadways near the proposed development including Stillwater Boulevard and TH 36. Stillwater Boulevard, south of TH 36, is 22,800 vehicles per day and Stillwater Boulevard north of TH 36 is 20,700 vehicles per day.TH 36 east of TH5 is 29,000 vehicles per day. Exhibit 1 (attached) provides the proposed site location and a summary of existing Average Daily • Traffic (ADT) on the surrounding roadways. This information was provided through MnDOT's Traffic Forecasting and Analysis mapping application. RECEIVED MAY 112016 kimIey horn cone ?5 0 UnGvesr'y Aver SOON S! Pr �1 r� 419 Kimley>>>Horn Site Development Information The development is anticipated to consist of three buildings; Lot 1 will contain a 6,000 square foot specialty retail building, Lot 2 will contain a 3,300 square foot fast food restaurant with drive-thru and a 3,300 square foot high-turnover sit-down restaurant, and Lot 3 will consist of a 20,600 square foot specialty retail building.Access to the development will be provided by two full access driveways; one full access driveway on 60th Street North and one full access driveway on Krueger Lane. Trip generation for the development was calculated based on the Institute of Transportation Engineers (ITE) Trip Generation, 9th Edition. ITE Land Use Code 826 was used for the specialty retail portion of the development in lot 1 and lot 3. ITE Land Use Codes 932 and 934 were used for the two restaurants in lot 2. There is internal access between the land uses so an internal capture reduction of 20%was applied to the external trip generation. Table 1 provides the trip generation for the proposed development. The site is anticipated to generate 170 PM peak hour trips. The AM peak hour was not reviewed for this study because retail is not typically open for business during the AM peak hour of the adjacent street. A pass-by reduction was not applied as the existing roadway volumes along 60th Street North and Krueger Lane are anticipated to be low. Table 1-Trip Generation Analysis PM Peak Hour Land Use Description ITE Intensity/Units In Out Total Specialty Retail Center 826 26,600 Sq.Ft 32 40 72 High-Turnover(Sit-Down)Restaurant 932 3,300 Sq.Ft 20 13 33 Fast-Food Restaurant w/D.T. 934 3,300 Sq.Ft 56 52 108 TOTAL NET NEW TRIPS 108 105 213 Internal Capture(20%) 22 21 43 TOTAL DRIVEWAY TRIPS 86 84 170 The estimated trip distribution of site generated traffic was based on ADT information and anticipated travel patterns. Listed below are the assumed distributions. • 25%east on 60th Street North • 20%west on 60th Street North • 25%east on 58th Street North • 30%west on 58th Street North Exhibit 2 (attached) shows the directional distribution of site generated trips. Exhibit 3 (attached) shows the trip assignment of the site generated trips according the directional distribution. Kimley horn corn 2550 University Avenue West Suite 238N St Paul MN 55114 651M45-4197 Kimley>>>Horn Right Turn Lane Analysis Based on the trip assignment, there is anticipated to be a peak hour volume of 26 for the eastbound right turn movement on 60th Street North and a peak hour volume of 10 for the southbound right-turn volume on Krueger Lane. Due to the low volume of right turn traffic, combined with the low volume of advancing volume on 60th Street North and Krueger Mne, dedicated right-turn lanes are not recommended. This is also consistent with other driveway access along the two roadways where dedicated right-turn lanes are not provided. Summary The proposed development will consist of a 6,000 square foot specialty retail building, 3,300 high- turnover sit-down restaurant, 3,300 fast food restraint with drive-thru and an additional 20,600 square foot specialty retail. The proposed development includes two full access driveways;one on 60th Street North and one on Krueger Lane. The anticipated trip generation of the development is 170 vehicles during the PM peak hour. Due to the multiple access points and traffic being spread out in multiple directions of arrival and departure, the site is not anticipated to have a significant impact on the surrounding roadways and intersections. Additionally, right-turn lanes are not recommended at either driveway to the site. Feel free to contact me if you have any questions or comments via email doua.amoldbkimley- hom.com or by phone at 651-643-0466. Sincerely, Ber4 amj . Douglas Arnold, P.E. kmiley h��m o�m 7 50 Un verset/F v2nu y1!6 SU,tc 2:: N S', Pau! 11N 51;1 6..' ;1� { T ft I- 0 O IQ W r 0 cu Q .—. l O e • Xfis' + Y z V W w 2 I, ,�; ' W € x Cl) O �, t ce o 1 a , o+ 1�: , Ii ry -^f ✓ 4014 i- k t. 1 (, A ( :ii .µrod ,W� ° t• - t� rt'"�t 1 4t ,off ‘ ; r Az .4t ' g , 3... 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[s I 1 1• i e! e,� tU , 1 J � - _ ® a e 1 Eli ° II Pi I , 1 I I I 1 1 i 0g t 11 I' 4 t i I t 1 0: t IN ..a) —.. ... ® ,f-77 n4,1, CO I I i I I 1 1 1 I , i I *32 Stantec Consulting Services Inc. 2335 Highway 36 West St.Paul MN 55113 Tel:(651)636-4600 Stantec Fax: (651)636-1311 June 1,2016 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: Brackey Retail—Plan and Drainage Design Review Dear Eric, We have reviewed the plans and drainage calculations submitted regarding the proposed Brackey Retail Development.The plans are shown as preliminary and not for construction. Further review will be forthcoming when construction plans are submitted.Following are our preliminary comments and recommendations: Stormwater/Drainage 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 activity. 2. From the City's perspective,rate control and water quality requirements are addressed by the existing regional pond to the west(Pond OPH-25). 3. The submitted HydroCAD modeling is acceptable. 4. The proposed infiltration pond is located within the City's High Vulnerability Drinking Water Supply Management Area,and cannot be allowed per the NPDES construction permit. Traffic Analysis Letter 1. It is assumed that Washington County or MnDOT has requested this letter(not Ramsey County). 2. Please include the date of the traffic counts in the third paragraph under Existing Conditions(Page 1). 3. Provide justification that land use code 826 is appropriate for lots 1 and,in particular, lot 3. 4. Provide existing traffic volumes for 6oth Street North and Krueger Lane,including PM Peak volumes. Design with community in mind Mr.Eric Johnson Page 2 of 4 Reference:Brackey Retail—Plan and Drainage Design Review 5. Using the fitted curve equation instead of the average rate would result in 85 total vehicles at the PM Peak Hour for the Specialty Retail Center(Table 1). 6. The internal capture percentage in Table 1 is ok if code 826 is appropriate for the specialty retail. 7. The assumed trip distribution shown on page 2 does not match Exhibit 2. Site Plan 1. Parking,building location and internal pedestrian ways to be reviewed by others. 2. Refer to the Fire Department review of fire lanes and circulation. 3. At the access connections to both Street and Krueger Lane,match existing pavement and curb. Tie in pavement with butt joints. Erosion Control Plan,Drainage and Grading Plan 1. Construction plans will need to include detail plates. Use City of Oak Park Heights detail plates where applicable. 2. As indicated previously,the proposed infiltration pond is located within the City's High Vulnerability Drinking Water Supply Management Area,and cannot be allowed per the NPDES Construction Stormwater Permit. 3. The stormwater facilities proposed for the site,including facilities that encroach into the drainage easement(Menards Pond)at the west end of the property shall be considered private and shall be owned and maintained by the Owner. 4. Show interim erosion control measures if the sod indicated in the Landscape Plan is 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 7 � Mr.Eric Johnson Page 3 of 4 Reference:Brackey Retail-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. Connection to the City's water main will not be allowed via wet tap. A tee will need to be installed;coordinate with the City's Public Works Department. 3. Clarify the intent for the connection to the City's sanitary sewer system in Krueger Lane. It appears that an inside the manhole drop is contemplated;the City does not allow inside drops in sanitary manholes. 4. The watermain,hydrants and sanitary sewer that serve the site will be private and maintained by the owner. 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. Lighting and landscaping to be reviewed by others. 4. The Owner shall be responsible for obtaining all required permits. 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. Design with community in mind Mr.Eric Johnson Page 4 of 4 Reference:Brackey Retail—Plan and Drainage Design Review If you have any questions or require further information,please do not hesitate to contact me. Regards, STANTEC CONSULTING SERVICES INC. Lee M.Mann,P.E. City Engineer Phone: 651-604-485o lee.mann@stantec.com cc: Andy Kegley,Public Works Director Julie Hultman,Building Official Scott Richards,City Planner Mark Gerling,City Attorney Lisa Danielson,City Arborist Design with community in mind *33 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 To: Eric Johnson,City Administrator Cc: Scott Richards, City Planner,Julie Hultman, Building Official From Lisa Danielson,Arborist Date: 05/27/2016 Rs: Oak Park Heights Retail Landscape Plan Review I have reviewed the landscape plans submitted by The Driessen Group LLC dated Monday, May 2"d 2016. The following includes my comments and/or recommendations: Landscape Plan (L1.0) The submitted plan includes a very basic array of deciduous trees, evergreens, ornamental trees, shrubs and perennial plants as shown in the landscape design and preliminary plant schedule. The design shows many of the deciduous overstory trees to be planted in islands throughout the parking lot. The plant schedule submitted is also very basic and incomplete. The following are items that must be included: the common names and scientific (Latin) names of all plants, all quantities must be listed separately for each individual plant species, a letter code and quantity that correlates with each plant and its location in the landscape plan, this is especially needed to review the islands in further detail. The overstory deciduous trees included in the plans are not of minimum size requirements, to meet requirements these trees must be 2.5 caliper inches.. The 'Spring Snow' crabapple included in the plant schedule has a fair tolerance to apple scab, it is recommended that a crabapple with excellent tolerance to apple scab is planted in place such as Malus'Prairifire' or Malus'Royal Raindrops'. The roses included in the plant schedule should be substituted with a low maintenance shrub such as Physocarpus opulifolius 'Little Devil'. Planting Specifications(L1.0) The landscape notes submitted is acceptable. A planting detail diagram for trees (deciduous and evergreen) and shrubs must be included with the final landscape plans. The landscape contractor is required to plant trees and shrubs according to the approved planting detail submitted with the approved landscape plan. This will be checked after planting and any TREE CITY U.S.A. deviations from the detail will need to be corrected before the landscaping will be approved by the City, this needs to be noted in the final plans. 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.