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HomeMy WebLinkAbout01-10-47 RESOLUTION NO. 0 1 - ( 0 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 JACOB HOLDINGS OF STILLWATER LLC, LOCATED ON PROPERTY ON NEAL AVENUE FOR CONDITIONAL USE PERMITS FOR OFF -SITE PARKING BE APPROVED WITH CONDITIONS WHEREAS, the City of Oak Park Heights has received a request for conditional use permits to allow for off -site parking and open and outdoor storage off Neal Avenue directly west of the Stillwater Ford Lincoln Mercury dealership, and after having conducted a public hearing relative thereto the Planning Commission of Oak Park Heights makes the following findings of fact: 1. The real property affected by said application is legally described as follows, to wit: Lot 1, Block 2, Jacob 2 ° Addition and 2. The applicant has submitted an application and supporting documentation to the Community Development Department consisting of the following items: SEE ATTACHMENT A and 3. Section 401.15.F.11 of the Zoning Ordinance allows for any off -site, off - street parking which is used to meet the requirements of this Ordinance to be processed by a conditional use; and 4. Section 401.30.E, conditional uses of the B -2, General Business District, allows for open and outdoor storage as an accessory use; and 5. City staff prepared a planning report dated October 2, 2001 reviewing the request for the conditional use permit approval; and 6. Said report recommended approval of the conditional use permits in that they were consistent with the applicable City policies, plans, and ordinances subject to the is fulfillment of various conditions; and 7. The Planning Commission held a public hearing at their October 11, 2001 meeting and took comments from the applicants and public, closed the public hearing, and made the following recommendation: NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION FOR THE CITY OF OAK PARK HEIGHTS THAT THE PLANNING COMMISSION RECOMMENDS THE FOLLOWING: 1. The conditional use permit requests submitted by Jacob Holdings of Stillwater LLC to allow for off -site parking and open and outdoor storage off Neal Avenue and affecting the real property as follows: Lot 1, Block 2, Jacob 2nd Addition Be and the same is hereby recommended to the City Council of the City of Oak Park Heights for approval with conditions as follows: 1. The off -site parking lot shall only be used by Stillwater Ford for employee parking, temporary parking for factory incentives and promotional allotments, and temporary placement of existing vehicles to allow for periodic maintenance of the car dealership lot. 2. The applicant shall provide a delineation of parking stall use on the car dealership lot, subject to City review. 3. No sales, repair work or servicing of vehicles will be allowed on the off -site lot. 4. The off -site lot will remain under the same ownership as the car dealership lot. 5. The City Engineer shall approve the location of the driveway from the off -site lot to Neal Avenue North. 6. No signage, including signs within car windows, shall be allowed on the off -site lot. Directional signage, consistent with the Zoning Ordinance provisions, shall be allowed. 7. The City Council shall allow 10 foot setbacks for all parking /curb barriers on the off -site lot. 8. The landscape plan shall be approved by the City Arborist. The lot shall be screened from the public right -of -way in compliance with Section 401.15.E of the Zoning Ordinance. 9. The grading and drainage plan shall be subject to review and approval of the City Engineer and the Browns Creek Watershed District. 2 10. The lighting plan and fixtures shall comply with Section 401.15.B.7 of the Zoning Ordinance. 11. Other conditions and requirements as specified by the Planning Commission, City Council or staff. Recommended by the Planning Commission of the City of Oak Park Heights this 11' day of October 2001. George Vogt, dhair 0� ATTEST: s Kimberly Kafnper, Acting City Administrator 3 Attachment A Property ID # 06.029.11.0015 • Attachment B _X Application form and payment for fees _X Proof of ownership or authorization to proceed as applicant X A parcel search obtained from Washington County of all properties I located within 500 feet of the exterior boundaries of the property X Property Tax Statement _X Grading and Drainage Plan _X _ Landscape Plan _N /A_ Signage Plan _X Lighting Plan _N /A Tree Protection and Replacement Plan (As per Arborist) _N /A Building Elevations X Other Plans and /or information as required by Ordinance or requested by City Staff C: \Projects \Dns— Oreq -2 \Coots \7U=Iic.drq 09/20/2001 11-.11:01 AM COT m S T R FORD EMPLOYEE AND h 3 STORAGE PARKING 0 ° u OAK PARK HEIGHTS, MINNESOTA LOCATION MAP � Ug tl / n 36 A o 60TH STN 1 S « a .' I ; / gg v / �' i // mi ". % •�,% ,% NTH ay ' C1 COVER SHEET �+ w G1 GRADING PLAN O � Y L1 LANDSCAPE PLAN .y U Q NOTE STILLWATER FORD EMPLOYEE PARKING • OVERFLOW FOR SPECIAL ALLOTMENTS • PROMOTIONAL FACTORY PACKAGE rb OF NEW CARS TO BE STORED UNTIL x` \ / / D; ON SITE IS AVAILABLE AT STILLWATER FORD. SEP 2 2001 -- -- -- -- -- -- -- -- -- -- - - --� S wo 0 90 45 50 90 1E0 o ` FF 666 SCALE af EXHIBIT 1 ! SITE LKsIiMO SCHEDULE NEW am 1 O & AM O10111711p„tl mmil nlom ' uplr CONO11A1g1 1 =m CAM sr m o ]I i TOTAL PARICN 646 / allo T p0 ` A TDOIK V ON MY DWIM Al VM : lr ERAl10N 07s7 rs On fmaxamm C REOrbats 40 MORE 1 : MO .W V: ow L% QrMWX 3- R4= 40 WATr AN Ta00 W r DW rx . • 1'01 Ott 6 a "" - \ w- ME NM n1r/nunLl \, tSIE 7s1r Y K. m "YG r{,T►AVOW W IlOrff _ 1 � ML eclrm AT ' ; • ,# LbTM0 SLOPE I : 1 LxO � L]wtiY ArrI l sm �YY//;;y����� SI`�A NAM IRAR P 10CIf uM V. L M OtAAON 0. 1 CbP 1M 1ID��1'11 u- PIMP 1 . 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O,AIL7ei1 A0 7[ V . 01KT i 0AL1L COW1N Lx 1 1 ; pAM„LJ T sr ' I rxx O A= 1 e , J WHII VLIL 1 F � 1 Oyu II raA. tw:rETE sM,IarL C „IAxL •'� lu AS COMING, 4 JIL— U GTKT AHrM _ 1 NWACLJS PROVIDE ONE SIGN PER HANDICAP .STALL a" Ifs n rrL . r11' -ar 1 B HANDICAP SIGN y' ,r 1i7r, " �";... F - � iy I'm r sm" WoInE 8 1d rS . .. A11101 rLe 4f �. } , :1 7 0 ,,, AEOIMIOIO ;' 7rr p. ' rA%VhWff ACE ar CM 1IOIr , solve rssT =11C. -- i A py�� r i , , (111 S T A . Ar-S' I MiIT A'OLE -� 1' • . e —q ' v e J 7 mr • • w,ir' +.•. e ' 3rs:1!.•: YAOPOIIT IML n.1s' '+•t..•� ;: y, fib • B se ne fi r ::.:..... . .... , ® g • 1• AS a f }I rT• 1 . / + � 1 �� r - RevMcnv, • NO7E• rlLS: roltlalre Rom 0MrrAiL s .T3'/rf OID" sDPE MOVE / 7 =• IbMIOa W` ANO.wTW A4f01rR MIEAOIr fCrE m rRVDft acme nIw ?aLHr.S `� T — rs 1 C CON CURB & GUTTER 7 NOT M — — _ i roL LAW g{R _ 1 Certification: I= 1 sm. a1r 1 11.+.r a.rr M MOVE CUM -4 low 1 � rA1pA � v _ #ff- SLti aSF. N SCIBALL M sv +IS. el bS+rely s i �• $ •ry Wr1OR� (1EE O� 1 1 Ceaa r•4w.11O, N. -- r I,LL• - - - -- ------------- - - -• -- -- —:L _umar - -- Drawling r at. cm .A1 EA6I. rNOre.,T UVL mlm SITE PLAN • � © Sheet O HANDICAPPED RAMP/PARKING LAYOUT le Sd1B r.,r�• EXHIBIT 2 Uo� P -bole • 5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416 Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com PLANNING REPORT TO: Kimberly Kam per er p FROM: Scott Richards I DATE: October 2, 2001 RE: Oak Park Heights — Stillwater Ford: Off -Site Parking FILE NO: 798.02 — 01.10 BACKGROUND Jacob Holdings of Stillwater LLC has made an application for conditional use permits to allow for off -site parking on an adjacent lot for the Stillwater Ford dealership. The off - site lot is 1.37 acres, is described as Lot 1, Block 2 Jacob 2 nd Addition, and is located directly west of the dealership on Neal Avenue. The properties are both owned by Jacob Holdings of Stillwater LLC and are zoned B -2, General Business District. Surrounding the off -site lot is Arby's to the north and Pony Express Car Wash to the west. To the south is the driveway for Pony Express and a stormwater pond. Stillwater Ford was granted a conditional use permit and site plan changes on October 26, 1999 for the remodeled car dealership building and parking lot. Attached for reference: Exhibit 1: Stillwater Ford Employee and Storage Parking Exhibit 2: Stillwater Ford Dealership Site Plan Exhibit 3: Grading Plan Exhibit 4: Landscape Plan Exhibit 5: Lighting Plan Exhibit 6: City Arborist Comments II ISSUES ANALYSIS Zoning Section 401.15.F.11 of the Zoning Ordinance allows for any off -site, off - street parking which is used to meet the requirements of this Ordinance to be processed by a conditional use. Specific conditions for approval of off -site parking are provided in the Zoning Ordinance and are reviewed below. Section 401.30.E, conditional uses of the B -2, General Business district, allows for open and outdoor storage as an accessory use. Specific conditions are also listed in the ordinance and are reviewed below. CUP Request. The conditional use permit is being requested to allow for off -site parking to allow for employee parking, temporary parking for factory incentives, and promotional allotments (to be stored only until space is available at Stillwater Ford and not intended for long term use and /or display for sales purposes), and for temporary placement of existing outdoor automobiles for periodic parking lot maintenance, as needed, at Stillwater Ford (such as snow removal or pavement repair). The proposed lot is designed to park 126 vehicles. All of the stalls and driveways are compliant with the design requirements within the parking standards of the Zoning Ordinance. The lot is proposed to be paved and provided with curb and gutter. The existing dealership lot has 620 parking spaces. The ordinance requirement for the dealership is 93 parking stalls. The applicant will be required to provide a proposed delineation of parking stall use on the car dealership lot. This would include customer parking, sales lot and stalls for the service center. Employees would be required to park on the off -site lot. Grading and Drainage. A grading and drainage plan has been provided and is subject to review of the City Engineer and the Browns Creek Watershed District. The preliminary design of the project has been presented to Browns Creek Watershed District for their initial comments, which are as follows: 1. Watershed requested runoff from lot to be directed to ditches along parking lot, thus allowing a longer runoff path for more change of infiltration. 2. The new drainage plan reflects the lot to break in the middle from the northwest corner to the southeast corner, water runoff flows to the northeast corner and the southwest corner of the parking lot. 3. Curb cuts to be placed in the curb line instead of a storm sewer system. 4. Landscaping is to incorporate more water tolerating plants on the south side of the parking lot. Landscaping. A landscape plan has been provided as attached and has been subject to review by the City Arborist (see Exhibit 6). The plan could be revised to incorporate Stillwater Ford Off -Site Parking Planning Report Page 2 landscaped parking islands within the lot, especially in widened islands at the parking row ends. In that the lot will be used for open and outdoor storage, the landscaping will need to be increased to screen the cars from Neal Avenue. Lighting. A lighting plan has been provided which indicates fixture standards and a photometric plan for the site. The pole height and fixture will be no more than 25 feet in height and will be required to be a full cut off fixture at an angle of 90 degrees or less. The photometrics of the site indicate that the light would be directed so as not to exceed the ordinance requirements. CUP Review Criteria Off - Street Parking Criteria. The conditional use permit criteria for off -site parking are listed below with a review of each. 1. Off -site parking shall be developed and maintained in compliance with all requirements and standards of this Ordinance. The off -site lot will be designed to meet the performance standard requirements of the Zoning Ordinance. 2. Reasonable access from off -site parking facilities to the use being served shall be provided. One access driveway is provided onto Neal Avenue North. The City Engineer should comment and approve the location of the access in relation to other driveways to Neal Avenue. 3. The site used for meeting the off -site parking requirements of this Ordinance shall be under the same ownership as the principal use being served or under public ownership. The car dealership property as well as off -site parking lot are both under the ownership of Jacob Holdings of Stillwater LLC. 4. Off -site parking for multiple family dwellings shall not be located more than one hundred (100) feet from any normally used entrance of the principal use served. Not applicable. 5. The parking lot is not to be used for sales, repair work or servicing of any kind. No vehicle sales, repair work or servicing has been proposed or will be allowed on site. The applicant has requested that the lot be utilized for employee parking, temporary parking for factory incentives and promotional allotments and Stillwater Ford Off -Site Parking Planning Report Page 3 temporary placement of existing outdoor automobiles to allow for maintenance on the dealership lot. The intent of the ordinance is to allow for off -site parking as a means to meet the requirements of the ordinance. As indicated, there are more than adequate stalls on the dealership lot to meet the ordinance requirements, but additional stalls are needed to accommodate the existing and potential sales volume of the dealership. The use of the off -site lot for the vehicles, as proposed, is appropriate to the normal operations of a car dealership. 6. No advertising sign or material is to be located on the property where the parking lot is located. No sign is proposed or will be allowed on the off -site property. 7. All parking is to be kept back of the setback building line by barriers unless otherwise specifically authorized by the City Council. The parking is compliant with the 10 foot parking lot setback requirement of the Zoning Ordinance. Compliance with building setback requirements would significantly limit the number of stalls allowed on the off -site lot. The City Council can authorize compliance with the 10 foot setback as part of this approval. 8. Except as provided below, the site used for meeting the off -site parking requirements of this Ordinance shall be under the same ownership as the principal use being served or under public ownership. The car dealership lot and off -site lot are under the same ownership. 9. Except as provided below, off -site parking for non - residential uses shall not be located more than three hundred (300) feet from the main public entrance of the principal use being served. No more than one (1) main entrance shall be recognized for each principal building. The off -site lot is approximately 250 feet from the front door of the car dealership. 10. Any use which depends upon off -site parking to meet the requirements of this Ordinance shall maintain ownership and parking utilization of the off -site location until such time as on -site parking is provided or a site in closer proximity to the principal use is acquired and developed for parking. The off -site lot will need to remain under the ownership of Jacob Holdings of Stillwater LLC. Property, possibly to southeast of the dealership, could be purchased for expansion of the business. 11. Compliance with off - street parking requirements provided through leased off - street parking may be approved by the City Council, subject to the following • conditions: Stillwater Ford Off -Site Parking Planning Report Page 4 Not applicable. 12. Any such other conditions as may be deemed necessary by the City Council to protect the welfare and character of the nearby land uses. Additional, reasonable conditions may be added. Open and Outdoor Storage Criteria. A conditional use permit for open and outdoor storage is required to allow for the temporary parking or storage of vehicles on the off- site lot. The criteria are listed below with a review of each. Open and outdoor storage as an accessory use provided that: 1. The area is fenced and screened from view of neighboring residential uses or if abutting a residential district in compliance with Section 401.15.E of this Ordinance. The lot is not in view of residential properties. 2. Storage is screened from view from public right -of -way in compliance with Section 401.15.E of this Ordinance. The lot will be landscaped, but must be screened adequately from view of the public right -of -way. 3. Storage area is grassed or surfaced to control dust. The lot will be paved. 4. All lighting shall be hooded and so directed that the light source shall not be visible from the public right -of -way or from neighboring residences and shall be in compliance with Section 401.15.8.7 of this Ordinance. The lighting shall be in conformance with the Ordinance. 5. The provisions of Section 401.03.A.8 of this Ordinance are considered and satisfactorily met. The Planning Commission should review the conditions to assure compliance with the CUP criteria. i Stillwater Ford Off -Site Parking Planning Report Page 5 RECOMMENDATION The proposed off -site parking for Stillwater Ford is generally consistent with the applicable City policies, plans and ordinances. Therefore, staff recommends approval of the conditional use permits for off -site parking and to allow open and outdoor storage for Lot 1, Block 2 Jacob 2 nd Addition subject to the following conditions: 1. The off -site parking lot shall only be used by Stillwater Ford for employee parking, temporary parking for factory incentives and promotional allotments, and temporary placement of existing vehicles to allow for periodic maintenance of the car dealership lot. 2. The applicant shall provide a delineation of parking stall use on the car dealership lot, subject to City review. 3. No sales, repair work or servicing of vehicles will be allowed on the off -site lot. 4. The off -site lot will remain under the same ownership as the car dealership lot. 5. The City Engineer shall approve the location of the driveway from the off -site lot to Neal Avenue North. 6. No signage shall be allowed on the off -site lot. 7. The City Council shall allow 10 foot setbacks for all parking /curb barriers on the off -site lot. 8. The landscape plan shall be approved by the City Arborist. The lot shall be screened from the public right -of -way in compliance with Section 401.15.E of the Zoning Ordinance. 9. The grading and drainage plan shall be subject to review and approval of the City Engineer and the Browns Creek Watershed District. 10. The lighting plan and fixtures shall comply with Section 401.15.B.7 of the Zoning Ordinance. 11. Other conditions and requirements as specified by the Planning Commission, City Council or staff. PC: Kris Danielson Mark Vierling • Stillwater Ford Off -Site Parking Planning Report Page 6 — -- -- - - -- -- — -- - - - -- -- —— C: Projecla \Owga Greg - 2 \Cools \7600otla.dwg 09/20/2001 ii:n:oi AM cor - -- —- - - —-- -- - -- -- -- -- - m STH FORD EMPLOYEE AND S TORAGE PARKING 3 a a OAK PARK HEIGHTS, MINNESOTA a — LOCATION MAP np 5 m 36,' 60TH ST N srm N sar Q F �1 0 w INDEX a �; Cl COVER SHEET w \ / G1 GRADING PLAN _ L1 LANDSCAPE PLAN U NOTE 0 STILLWATER FORD EMPLOYEE PARKING & OVERFLOW FOR SPECIAL ALLOTMENTS & PROMOTIONAL FACTORY PACKAGE 3`e \_ N OF NEW CARS TO BE STORED UNTIL •�`� /' / � awc ON SITE IS AVAILABLE AT STILLWATER FORD. - - - - -- - SEP 2 2001 - - - -- zn / Ii3 s �( / —e k /_ - x N al A M1F nq ' o ao w eo eo izo d SCALE IN EXHIBIT 1 • • • rr SITE LIGHTING SCHEDULE SIDE 1 : 000 A EXISTING OON I& CHAT" 2- OMUXTT DIW n. N TOTAL PARKING: 644 _. 000 • iA \ f - s¢ SITE ITJR 0 0 1, r x CONC. DAM ... NEV CONC. PER APPROACH PER REOINN?!NTS �R CITY REOLIREMEN75 M ETA. �.' iE %IUIE OETK T x 00uc BASE LSl CiTA/ON R - 7000 I qBP F1. NEw LON �R '\ �. �• NTM HAL G S�T �_" PERe/QJTr�I i i ANINCT PAVOERT METAL HALIDE RI ME AIREME OS 6 - - -- 1 ` 79.37 1 pRWOTM LINE 73]0' m /EJaIT SIDE I : IR 1/7 YAR BE\DID AT 11 MEETS PAMWIT 1 : 2 NITRE RWP A2 RELOWE EME NG 30' V. t 1 i ��IIENOK , GlralA LIwrM A-11—IN, PA L9, OTA1DIt R T 1000 IYATi ri1B0' EABiR1G 901t� I 1 WISED &WAQ COME. °� METAL. NAUK ; ,�1,7D' ib 7ED� ; ..jjO�' t ` e RELOCATE LP: 40D WM Blamer. t11Y 900 AS NE\r 73' X. V. ON ENSMO GREEN R T 1000 1D11T qBP F7. 1 EXIST. � L 'r 1 ` I\ I I 1 � k4b—ft $0422 r-0• N. H. LP . BASE LSL BRIM 2 - l HALIDE 1 eO At w_r � � - v' 1 PNODSBOD.OfN Fm7�B100N7 RS \. M,NNH, NOT USED I Ir USED \` , BIT. APPROACH LIMB 1 1 a I 60�RU{r�wl - ��AO 1 1 I Pp mRNP �` -VORD' BROAD USED CAR SIGN I Pile! SON ` S'TIlwC ; �ll0 A QTIP�� 6 A - 610 BE DOW aB, M OPMIap IE1K ORD R //,ED �' il�iwtoa IY� aROT AID P E N AI , A V O MOM 10IEA\E A NAMING) NAMING) PA110N 118' OEEP. AS EXISTING 30" V. ON L9. CITATION TO RELOCATED h 1 6BV E1lo.A 0 G 9OMV RI OOr�,� UPR61Me1w,On — r OPEN AOA AIV1101E0 SWAM IE3REE R' x LONG BAS N/ , P0111RE r r � rm 7K RnA7ta OLrti _ DD ONE (1) ADDITIONAL MT. " mRM.mwoRiDON. ADI,marw i HANDICAP CURB CUT ° r x � F 3°' °" t9, a *ATION A - TDOO BRTT w°o- ,P ^ ' pO 1 Project: _ `"J BOT A BCNE vow WAS 1 _ T'La1 • REPLACE a 1 w CONC, BAS V I.S. OVATION - 100° IM1T P qB0 CSEDTL) _ ° RHINE ETRS'f. PAVIID 19TNM 1 ARNMO RR NEW x CONC. K x V. ON EXISTING EXISTING 2' a BAS BAAR A - 1000 1M1T qB0' / '� lE7BAOC 1 ON IN X BAG AND STLIBaS A2 SYkN / / A t ON BLVE B'STATE IS N D RRET 7D , / B 1 RNR IAAWN' V A S CONC. PA FAT / REMOVE EAST. PANNG Y/GL CONC. CURB /0-0 BT. ACE t PAVING (MA,oI _ B AT VAN ACCESSIBLE STALL ONLY 7a CALV. RETA iE A2 TIE LP f ' • r _ :. ~ 1 (PAMNRD) / �1� , Y 1 _ R7 F.F.E. .E.. B•-r ; ro, IS Y 1 g i II / EMITTING 1 �qk WAY" ELL 7 CONCRETE ANRaND 4- A? / .•, �� /• ^• — — — — aNB AR O 111 QRD M[ C0.UN 8 Q p +1 T IL RA 82 G IL TRANS. cvsro rIII (A(t2 ; g PROVIDE ONE SIGN PER HANDICAP STALL N C A PAICir ST. j HANDICAP SIGN BI Q F.F.C. w D REO \ C (AB9R,E 10C 1 p NOT D STNS � I tE lP� •� 1 APRaI� an �T PAi1lp,T AEE ID CU16 2Sd I �' ,NCT.i hiT LO" 9A4 R.63• b I (4 Y(NL9EIPi i Rr-E' RF1WM EXIST. An Rr R EXIST. 1 F/ -- _ BIT. Cm \ �NSP EASEMENT \ ")1�:��A _ 1 z'tVl g O K ATE Y • �� _ i PROPERTY LINE 82W I o PROPERTY b_ 416 82 b r-p M IS EASEMENT Q o �I 1 M 1 >r S E, BR. 811 O 1 NOTE, WHIN CONialRS INpG1E IalpE 0 SLOPE DPE RldGim ABOVE / 'T AND MATCH 35-r (ttl +Cf} Re visionMATCH ADJOINING PAVEMENT 10 1'REVf7TT t,T1T1ER FROM TlT10N0•. 8 p 1 Paa /�NOrsr. [Jnrb CONC. CURB & GUTTER °� a = _ NOT D wu u-r u-0•. M-LI• 1Ed 1 : (772 CART) W AY ff-r FORD P LANE \'/ a3� E � T• 1 . - BANNER ( 2011 °"h Certfflcation: S S-n' rt'-R•. a•- n -REYOK E7i52 ' 1 Pelbslw, t 1#T. alts k REN D05f'C ; Blr. CURS t rl. REMOVE BIT. PAVNG O¢IINn aW R1011 a v d/y _i EAST. Pad M u,dr Aval BT SL W. RF. IPIR d M Ma d ABP,RdO .CURB 1 WRIIN 10' PARNNG ndNw90 FIOf11A'1 TR,dr M y \ � — — �� — — — — � �_ —�` � •� NSP�T —�^ \ —� / (gE oTL)� i1 \� ; sL79ACR LAS _ y_ - - — - - — — — — - -- - -- 1 — -- --- —� EA4'JILNT - - - Dra Ang ^- \ �T PROPERTY UK 7q.RB SITE - D PLAN NORTH C H ANDICAPPED RAMP PARKING LAYOUT © Sheet Na ,:.. ,,.. SITE DATA SITE PLAN EXHIBIT 2 ALT • • • - - C: Projects \Dwgs - Greg -2 \Cools \7600011o.dwq 09/20/2D01 11:11:01 AM CDT Semopbore Pp/ -- Q d k e e y a1 . NOTES 3 z Q r '� % PRIOR TO ROUGH GRADING, INSTALL SILT FENCE IN LOCATIIONS SHOWN > O OR AS DIRECTED BY THE ENGINEER. ADDITIONAL SILT FENCE WILL BE Q 0 "b e // 9 �/ / F6� w 1 REQUIRED WHERE LOCAL CONDITIONS REQUIRE. W ff , �j ROUGH GRADING SHALL PROCEED ON AN AREA BY AREA BASIS TO - - '- J 6 'j / �,'�/ '.� •Q �/ �' jO� CA 946.51 9g6 T'� /I / _ ------ _ _ / S��// % MINIMIZE UNCOMPLETED AREAS. _�,' '� ��/ '•�,`�� e �'� �// / S�r V� AS EACH AREA OUTSIDE THE STREET IS GRADED, PROVIDE NATIVE - - -- TOPSOIL, SEED, AND MULCH ANCHORED WITH A STRAIGHT SET DISC W WITHIN 48 HOURS OF FINE GRADING. Q p C,p� \p � MAINTAIN AND REPAIR SILT FENCES (INCLUDING REMOVAL OF `__ - - -- \ ACCUMULATED SILT) UNTIL VEGETATION IS ESTABLISHED. SEED TO BE MnDOT TYPE 500, MULCH TYPE 1 (2 TONS /ACRE). N SEED FOR PONDING AREAS TO BE MnDOT TYPE 15A (WET TOPSOIL TO BE MEADOW MIX). Q ` A L / - - - _ _ , / R t ` / ESPREAD TO A DEPTH OF 6 INCHES ON THE FRONT n 946.0 ' r j - '� 9449 -r _ _ _ _ - _ _ _ _ _ �Y' AND REAR PORTIONS OF THE LOTS. ' A / '�.v�y '� / � �'` % `'9 r SS �; ' /, . ` ` r -------- 940-- - - - - -- EXISTING CONTOURS i 950 NEW CONTOURS �^ Cpl % 986.2 EXISTING SPOT ELEVATIONS ° m X 986.2 NEW SPOT ELEVATIONS -a --1945 -_ .yv ' r '��' / / ' / qs , •d �<v SILT FENCE o OE 9:4, < ®r 4. , - .C�--� � SILT FENCE o ` \ �� PROPEX SILT STOP' FABRIC DR Z EQUAL- FASTEN TO STAKES Z c _ _______ STAKES WOOD a SAKES ®4' O.C. - ------ 93r 931 9.3 o--- ' _ ______ - __ ____- \\ 5 8 \ � V 10 MIN.- =. 93{_ 9 _ 3- 3- ______________________________. 43 � EXISTING GRADE z g3Fr_________________ CKFILL '-5 --- -------- FES -lnv�9 \ .Oq u\ _ ,moo• I u n I r �I OE pE - -- - --- - pE RA - - - 938 37B--- -- -- -- -- ---- -- ---- --- -`= OF — BURY BOTTOM ' I I -- Wh]R- ----DE - _ — 'QE 1:�\ Q[� O 6' ,. - - - - -- -- -- ------ - - --- - OE----- -- 3E / , FABRIC _ _ - - -- = +e_ _ ------- _ ---- _ _ _-- - - - - -- ------- -- - -- --- - --_ -_- _ -_ G / I ? Y __ __ _ _ � -- -- -- - F MH Son >: -- ------ .? T op-943.6 94k_____________________ ____________ ________ ` - PROPOSED EMBANKMENT V a - Mfl SFortri - - InvW =931.30 -- 944 --------------------- -Top =9422---- ------- ''--- ------ __ ?--- --= - =- = =S {2=--- .—_ � �_ 993 - -- - - - - - - --- ----- - i_=9a \ --- ------938------ ------------- O - - - - -- - -- S - ------ -- ------ - ---- -- -- - -- - - - -- - _ ro -- _ , FES Inv -939.3 - - /MH m _ ROCK CONSTRUCTION ENTRANCE elgtw uE rs X J 1 , C� CUT DUAL 6' MNIMU Y I X' ; r,.w 4 y WASHED ROCK '•`�:,' -' • • 0 90 45 00 80 120 NO SCALE > W 4 J a • g ; � o SCALE IN FEET EXHIBIT 3 G 1 �+ � • • -� ` T -- - -- - -- -- - - - -- - - - -- -- ----- -- - -- - C: \Projects \Dwgs— Creq -2 \Coats \7600011o.dw9 09/20/2001 17:11:01 AM CDT - - - -- — - -- - -- — -- — -- -- - Semrpl,ore i pP - 1 «mei_ : \\ .DECIDUOUS TREE - -- - - — 'jf �I rp SCALE • \\ ; NOTES: pp _' - \ B �� ` �57N wow w 2 r Haa wmvm oP / ; n s ,s mx nic oRS ,n to s1ANe w msn . r to 3' W �IQ ANN NMW ,Ra N A %A/P09W PriWGOTAC 2 o J / / S 9 a C / f° — / B t RdEESIRAOi/SAr7E. —° --- - - - - -- • J ip / / i ��`` / �" / / i , t-Vr 1 / G ./ TREE NWP W FIRST BRANd1 E. N G � , L / / /' �' �•� l � / / �; ' ``` ' / - , / r i�io-',n r�',mus�mm.> z NAWNS - EE,E PER rre r SOMAll 10 21 ON / -r-w "n VAAIE nlc O tl X1, A. / ` ' `` • P AN SOL - SEE SPEC ' `�'�'' • IRPSEA .�i w x r X 1t• WOW SFAK i7 C 19 0 SEf AT NIRf . rT, • 'EA ,p SOD 0 m E — / /� / � i' i • I N o i n E cox>MOUS TREE E wsAu E / NOTES: II II EE ix WirAC, rmwr«wta vaESS ,mPn ootAw<sE T. WE101 AM SEES 6 MBE MA W "IN tIO ALMWAIE tERM mEE STNrr W Wr1RAnll D E G ``/ • G,� R n a nE CRN RACIgES oPmN o stAN rES r E El f m RAC ca a Q • 0G �� / OI PV n AR %r i M S N :r was PWmN nr N nc {_ 0 • \ \�. \ / oonrE srAM a cA sr� Z (111.) 2 \ \ `•�\ \ `- ` / - 16 POL,PRaPIIIlIC 09 � rs. \ \ 9d SIFIl �\ EQUAL TO AREAS TO RECEIVE \ �' / ` � srw SOD AND IRRIGATION D \ / •.� ,giros, oN PUJI saE - s¢ srcc. � -- - - -- -_ =a— � r xrxz/•ramslAxE `1 - - - -- /�- -" —"•/ SET Al ANSE Q M SHRUB M SCALE NOTES: twr ,00sr rr,s or OTdARLIRdD WMAL OW..) scwv C. AIp WES O tIOIL PrRR N r.WnNC t IS W PLANTING SCHEDULE LANDSCAPE SPECIFICATIONS 111i �,,,,�, CODE QTY PLANT NAME SIZE ROOT I I " ALL ROUGH GRADING TO BE DONE BY OTHERS N I I "�" ""`'��` • NO PLANTING WILL BE INSTALLED UNTIL ALL A I 5 I AUTUMN BLAZE MAPLE I 2.5" I BB GRADING AND CONSTRUCTION HAS BEEN B I 6 I COLORADO GREEN SPRUCE I 6' I BB I COMPLETED IN THE IMMEDAIE AREA. C I 7 I SUMMIT ASH I 2.5" I BB I CM W Fm amuo 8 ! — D I 5 I DOGWOOD I 2 I BB I srnACE • E I 12 I SUMMERSWEET I 78" o ao s6 so so Ezo I— III_ `.. F 16 BEARBERRY I I P07 - III —III— I — I I L- - III- $ G I 2 PINK SPIRE CRAB I 1 5 " ` POT — III = 111 =1111 0 T 0 0 o 1 SCALE IT EXHIBIT 4 v iAic 1 t W • • � • l 9e b) 3) I� I.6 8 ) rlptl Oil '40 -M 400W MH Dote- G /24/01 I I Cngineerl Joy Thuslus • Project Name: Dyerfl— cor lot '34 CAN Fdermr�e: v, \Conn.,,\App[ng \OUT \10824GGIJJT.A32 i on project p MAINTAINED FOOTCANDLES SHO AT GRADE r iest proced p4neric idltlons dlf fern V?RIP..( -i Ali Pr°J °=` °ner l= r T r EXHIBIT 5 9 , ° e, er �r� PROPERTY LINE • • • Page 1 of 2 NAC 0-rom: "K.D. Widin" <kwidin @mmmpcc.org> To: <srichards @nacplanning.com> Sent: Thursday, September 27, 2001 3:37 PM Subject: Stillwater Ford Employee Parking - Landscape Plan Scott - I have reviewed the plan for the Stillwater Ford Employee Parking and have the following comments: 1. The Planting Schedule should include the scientific names of the plants. 2. The Planting Detail should also include: cutting the twine at the base of the trunk, cutting off the top of the burlap, or folding it down into the hole, cutting off the top two rungs of any wire basket encasing the root ball. 3. It is preferable to not stake trees. 4. Any added backfill or "planting" soil should constitute no more than 1/3 of the backfill soil put into the hole, and should be mixed with existing soil. W The landscape plan itself is not acceptable and should be re -done by a rofessional landscape designer or landscape architect. It is not acceptable for the following reasons: a. The plant sizes drawn are not accurate and do not reflect the mature size of the plants. e.g. the crabapples are drawn smaller than dogwoods, which are shrubs. b. The plan uses a very strange mixture of plant material. Bearberry, for example, is a native groundcover, not a landscape plant. c. The dogwood is listed as a tree, but the only dogwood close to a tree size which will grow in Minnesota is a pagoda dogwood and this is not a suitable location for it. d. More screening is required along Neal Avenue and most of this should consist of evergreens. If using Colorado green spruce, also use some 'Black Hills' spruce which does better in exposed planting sites. e. The plan as drawn is not attractive and is inconsistent. There should be a variety of plant material but some repetition of design around the perimeter of the lot would be more a ttractive. EXHIBIT 6: CITY ARBORIST COMMENTS 9/28/2001 Page 2 of 2 Kathy Widin Municipal Arborist W ity of Oak Park Heights 9/28/2001 BO"NESTR00 AND ASSOC gy 6516361311 10/02/01 10:59 C9:02/03 NO:773 9onestroo, Rosene, Anderlik and ASSOClatet, Inc. Is an Affirmative Action /Epual Opportunity Employer Bonestroo and Employer Owned Principals; Otto G. Bonestmn. Pk.. - Marvin L. Soiviki, PF. - Glenn R Cook. P.C. • Robert C,. MrtionlCht, PE. MEDE Rosene Jerry A. Buuidun, Pl:. A nderlik & Senior Consultants: Robert W. Rusrrie. PP. • Joseph C. Anderlik, P.C. • Rirhard k turner, PC - Susan M. Fbcritn. C.P.A. Associate Principals: Kaith A. Gordon. P.E. - RObrrt R. Pfrffr,le. mi.. - Richard W. duster, PE. - David O. Loskuta, P.E. A ssociates Mark A, Manson, P.E. • Mirnael 1. Rauanann, PC. - Ted k Field. Ph. - Kenneth P Andwsun, PF - Mark R. Rolfs, PC, David A. BOnestron, M.R.A. - Sidney P Williamsim BF., I ). - Agnes M. Ring, M.D.A. - Allan Rick schmldt, PC. - Engineers 6t Architects Thomas W Perercnn. Pit. - James R. Maidnd, PE. - Miles a. Jansen, PC. - L. Phillip (;navel III, Pt. • Daniel J. Edgerton. Pt. - Ismdel Marriner. Pt - Thomas A. Syfka, PF.. - Sheldon J. Johiuun - Date A. Crow. Pt. - Thomas A. Ruuchor. Ph - Robert L Devery, Pt, Offices: St Paul, St, Cloud, Rochester and Willmar, MN • Miiw,uikre. WI - lhicagi), IL VRdbsfte7 wwwUurie%trnn.com October 2, 2001 Ms. Kris Danielson Community Development Director City of Oak Park Heights 14168 Oak Park Blvd., P. O. Box 2007 Oak Park Heights, MN 55082 -2007 Re: Stillwater Ford — Employee & Storage Parking Addition Preliminary Development Plan Review Bonestroo File No, 55 -01 -000 Dear Kris: We have reviewed the preliminary site and grading plan for the proposed Stillwater Ford — Employee and Storage Parking Lot Addition as submitted by METRO Land Surveying & Engineering and have the following comments /recommendations: Site Lavout /Access Locations: 1. The proposed improvements create a parking lot on the west side of Neal Avenue North in front of the Pony Express Auto Wash. Access is proposed via one new driveway to Neal Avenue North slightly south of the property's center. The driveway would be better located slightly north of the property's center, unless future development considerations (building location, traffic flow) negate this. 2. Pedestrian access from this parking lot to Stillwater Ford's main building /parking lot will need to be addressed (pathways /sidewalks, pedestrian crossing on Neal Avenue N., etc.). Parking Lot Improvements: 3. We recommend that the parking lot pavement section be a minimum of 3" bituminous pavement on 6" aggregate base, assuming delivery trucks will not be accessing this area (no typical section shown on the plans). 4. The type of concrete curb & gutter proposed bordering the proposed parking lot should be shown on the plans. Gradinp- /Drainage: 5. Grading for the proposed parking lot is designed to route storm water runoff to the west and east corners of the parking lot, then utilize curb cuts to allow the storm water to enter drainage ditches. Adequate riprap should be placed at the four proposed curb cut locations, and at the downstream end of the proposed driveway culvert. 2335 West Highway 36 ■ St. Paul, MN 55113 ■ 651-636-4600 ■ Fax: 6S1- 636-1311 BPNESTROO AND ASSOC 6516361311 10/02/01 10:59 (5 :03/03 NO:773 a • 6. The proposed parking area is located right up to the existing drainage and utility easement encompassing the westerly ditch of Neal Avenue North. As such, proposed grading will fill in the ditch with 3:1 slopes on its westerly side. North of the proposed driveway, the affect of this grading/filling is minimal. South of the proposed driveway, however, grading will fill in the ditch bottom to a point where it is almost 2' above the culvert elevation. The ditch bottom needs to be maintained (or even lowered slightly) to allow positive drainage from the proposed driveway culvert to the existing car wash driveway culvert. 7. The proposed curb cuts in the westerly corner of the parking lot drain to a small depression. It appears that this area is then to drain to the east (to the Neal Avenue North ditch) along the north side of the car wash driveway. However, the proposed contours are not clear (not well enough defined) how this will occur. Stone water may actually spill into the car wash driveway in this area. 8. The storm water retention pond south of Pony Express Auto Wash was sized to handle storm water runoff from this property in a fully developed condition. However, the appropriate watershed district should be contacted by the developer /engineer for compliance with any requirements they may have. 9. An existing catch basin (and pipe outlet to the ditch) in Neal Avenue North will need to be relocated due to the proposed driveway's location. • Utility Connections: 10. If this site is to be (re)developed in the future, consideration may want to be given now be the developer to include /extend sanitary sewer and water services to the site. If you have any questions regarding this review, please contact me at (651) 604 -4815. Sincerely, BONESTROO, ROSENE, ANDERLIK & ASSOCIATES INC 410 lo o Dennis M. Postler, P.E. cc: Scott Richards - Northwest Associated Consultants, Inc. Kim Kamper, Acting City Administrator Jay Johnson, Public Works Director Jim Butler, Building Official DMP, rile - Bonestroo • K,tiSSU)Id1.Klillwater Nord - Fnyiloyee & Storage Parkiq_10.2 -111 Am