Loading...
HomeMy WebLinkAbout07-10-2003 Planning Commission Meeting PacketVIII. Old Business Adjournment: CITY OF OAK PARK HEIGHTS PLANNING COMMISSION MEETING AGENDA Thursday, July 10, 2003 - 7:00 PM Estimated Times 7:00 I. Call to Order: II. Approval of Agenda: III. Approve Minutes: A. June 12, 2003 (1) IV. Department / Commission Liaison / Other Reports: A. . Commission Liaison: - - B. Other: 7:15 V. Visitors /Public Comment: This is an opportunity for the public to address the Commission with questions or concerns regarding items not on the agenda. Please limit comments to three minutes. VI. Public Hearings A. Continued - Midas Multi - Tenant Retail Building: To consider requests for site plan review and conditional use permit for a one- story, multi - tenant retail building located between Applebee's and Jerry's Auto Detail at 60 St. N. (2) B. WATE Enterprises: To consider request for planned - unit development amendment f o r design changes to office /warehouse: building and parking at : . - 5 610 Memorial Ave. N. (3) C. , Stillwater Area High School: To consider request of I.S.D. #834 for conditional use p ermit amendment allowing bleachers to be installed at Stillwater Area High School softball field and tennis court locations at 5701 Stillwater Blvd. N. (4) ---- rY\ t s S 1 n 5 S Czn n n D. Shoppes of Oak Park Heights To consider request of North American planned phase for hase II lanned unit development concept approval for retail development located East of Menards (5) VII. New Business IX. IsiformationaL A. Next Meeting: August 14, 2003 — Regular Meeting @ 7:00 p.m. B. Council Representative: July — Commissioner Dwyer August — Commissioner Liljgren CITY OF OAK PARK HEIGHTS PLANNING COMMISSION MEETING MINUTES Thursday, June 12, 2003 ENCLOSURE Call To Order /Approval of Agenda: Chair Dwyer called the meeting to order at 7:00 p.m. Present: Commissioners Liljegren, Oswald, Runk and Powell. City Administrator Johnson, City Planner Richards and Commission Liaison McComber. Chair Dwyer welcomed new Commissioner Chuck Oswald. Commissioner Liljegren, seconded by Vice Chair Runk, moved to approve the Agenda as presented. Carried 5 -0. Approve Minutes: Vice Chair Runk, seconded by Commissioner Powell, moved to approve the Minutes of May 8, 2003 as amended. Carried 5 -0. Department /Commission Liaison Reports /Other Reports: A. Commission Liaison: None. B. Other: None. Visitors /Public Comment: There were no visitors to the meeting or public comment other than items upon the Agenda. Public Hearings: A. Midas - Multi tenant Retail Building: To consider requests for site plan review, zoning district text amendment and conditional use permit for aone story, multi- tenant retail building located between Applebee's and Jerry's Auto Detail at 60t St. N. City Planner Richards provided a brief review of the requests and reviewed his memo summarizing events of the May Planning Commission meeting. Richards pointed out that the matter of the zoning text amendment would need to receive approval prior to any other approvals being permitted. Richards noted that when the Central Business District zone was created, it was specifically designed to not include any type of automobile repair and that those types of uses existing at the time were "grand- fathered" in . Richards asked the Commission for direction on the zoning ordinance amendment in the way of a recommendation to be forwarded to the City Council as the first step of addressing the applicant's requests. Chair Dwyer opened the hearing for public comment at 7:08 p.m. Charles Radloff, for the applicant, addressed the Commission and noted that a variety of issues have been discussed with staff, including water run off and curb cuts. He expressed that it seemed prudent to address the matter of the zoning text amendment prior to expending time and finances on the details of the project as they would become irrelevant if the project wasn't permitted to be in the area. Planning Commission Minutes June 12, 2003 Page 2 of 3 Mr. Radloff commented on the request for zoning text amendment, stating that the land had been conveyed, with a covenant that a Midas building be on the parcel. He indicated that they were surprised to learn that their parcel was being included in the Central Business District zoning and as such the Midas use not permitted under the zone. He expressed that his client had been under the impression that his property would not be affected by the zoning change. To that end, Mr. Radloff suggested that the Commission consider the parcel as having been "grandfathered" as a result of the property having been sold and owned by his applicant, prior to the Central Business District zoning, with the deed restriction that a Midas be placed upon the parcel. City Administrator Eric Johnson thanked Mr. Radloff and his client, Peter Houser for working with the City in addressing questions related to the parcel and their request. He expressed his understanding that while a deed restriction may exist, it has no bearing on the decision for the land use by the City. Very brief discussion ensued between Johnson, Richards and Mr. Radloff as to the process held at the time of rezoning and efforts undertaken in addressing concerns for affected property owners. Commission discussion ensued as to the nature of a Midas operation, possibilities of removal or easing up on the deed restriction in light of city ordinance standards, the possibility of grand - fathering versus a zoning text amendment, the practice of selling land with such deed restrictions. It was noted that the City is not part of any such transaction, nor as a practice are they consulted of such an arrangement. Commissioner Liljegren, seconded by Vice Chair Runk, moved to close the public hearing at 7:23 p.m. Carried 4 Commission discussion ensued as to the property deed covenant, planner's request to table the conditional use permit and site plan review, Hwy. 36 changes and potential ramifications, deadlines to act upon the applicant's request, Hwy. 36 mapping and timeline goals and general concern of potential changes and their impact upon the property being considered. Vice Chair Runk, seconded by Chair Dwyer, moved to close the public hearing at 7:23 p.m. Carried 5 -0. Discussion ensued as to Hwy. 36 mapping process and approximate timelines for the same, potential impact upon Central Business District flavor with a Midas presence, possibility of allowing a zoning map change versus a text change putting the few currently existing automotive uses along 60` St. out of the Central Business District, mixed use of the retail center being proposed, the desire not to see an auto mall and alternatives for dealing with the deed restriction placed upon the parcel by the seller to the applicant. • Vice Chair Runk, seconded by Commissioner Powell, moved to recommend that the City Council deny amendment to the zoning ordinance, permitting light auto repair within the Central Business District. Carried 5 -0. New Business: A. Council Representative Schedule: Review and Update: Chair Dwyer reviewed the schedule and noted that November needed to be filled. Commissioner Oswald will serve as Council Representative for the month of November. Old Business: No Old Business was placed on the Agenda at the time approval. The following items were discussed at this section. Vice Chair Runk noted that the Planning Commission Bylaws require a recommendation be made to the City Council. Brief discussion ensued wherein it was clarified that this does not mean that an item cannot be moved forward to City Council without a recommendation of the Planning Commission. Chair Dwyer encouraged all citizens to participate in City meetings and attend them when they may be affected by matters being discussed. Dwyer pointed out the importance of citizen participation and that Planning Commission recommendations are forwarded to the City Council for their review, consideration and decision. • Informational: Brief discussion was had as to potential development applications being received for July public hearing and as to the status of the vacant Rainbow Foods store space and fuel center. A. Next Meeting: July 10, 2003 — 7:OOp.m. B. Council Representative: June — Chair Dwyer July - Chair Dwyer Adjournment: Commissioner Powell, seconded by Commissioner Liljegren , moved to adjourn at 7:43 p.m. Carried 5 -0. Respectfully submitted, DA fli,Li--fry\cpvL) Julie A. Hultman Community Development Approved by the Planning Commission: Planning Commission Minutes June 12, 2003 Page 3 of 3 MEMORANDUM NORTHWEST ASSOCI CONSULTANTS, INC, 6775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55.416 Telephone: 952.595.9636 Facsimile: 952.595.9837 planners @na - cplanning.corn TO: Eric Johnson FROM: Scott Richards DATE: July 2, 2003 RE: Oak Park Heights Oak Park Commercial (Midas) . g FILE NO: 798.02 -- 03.05 City The Cit Council will consider the Zoning Ordinance amendment required for allowing r auto repair as a conditional use in the Central Business District (CBD) at their minor p , July meeting. 2003 meetin . The Planning Commission had made a recommendation to the Y p City Council only on that ortion of the application related to the zoning amendment. The issues related to a conditional use permit and site plan .review remain on the Planning Commission agenda. the City Council agrees with the Planning Commission on the Zoning Ordinance If t y 9 amendment and denies the. request for a change of language, then the Planning Commission, fission at their Jul 10t .meeting, should follow through on a recommendation of denial permit for the conditional .use ermit and the site plan. If the City Council decides to g amend the Zoning Ordinance to 'allow for .minor auto repair in • the. CBD, then all three issues should g o back to the Planning Commission for discussion and action. application for these requests was made on April 17, 2003. The app The City extended the q time for or review by an additional 60 days to a deadline of August 15 The City should finalize a decision on this issue bythe July 27, 2003 City Council meeting. pc: Peter Houser Charles Radloff ENCLOSURE 2 • • PLANNING REPORT TO: Eric Johnson NORTHWEST ASSOCIATED CONSULTANTS, INC. 5775 Wayzata Boulevard, Suite 555, St. Louie Park, MN 56416 Telephone: 952 595.0636 Facsimile: 962.695.9837 planner naoplanning.com FROM: Bob Kirmis / Scott Richards DATE: July 2, 2003 RE: Oak Park Heights - W.A.T.E PUD Amendment (5610 Memorial Avenue North) FILE: 798.02 - 03.04 ENCLOSURE 3 BACKGROUND At the May 13, 2003 meeting of the City Council, the Council approved a Planned Unit Development for W.A.T.E Enterprises, Inc. to allow the construction of a 12,800 square foot office /warehouse building and 4,127 square foot cold storage building upon a 2.3 acre site located west of Memorial Avenue North between Highway 36 and 55 Street North. The subject property is legally described as Lot 4, Block 2, Kern Center 2 p p Y g Y Addition. The approved site plan depicts loading activities on the northwest side of the building and off - street parking on the south east side of the structure. Since receiving PUD approval, the applicant has expressed a desire to modify the approved site plan to essentially "flip flop" the loading and off - street parking areas. To accommodate this change, the processing of a Planned Unit Development Amendment is necessary. Attached for reference: Exhibit A: Exhibit B: Exhibit C: Exhibit D: Applicant Correspondence Approved Site Plan Existing Conditions /Demo .Plan Grading & Erosion Control Plan • Exhibit E: Exhibit F: Exhibit G: Exhibit H: Exhibit 1: Exhibit J: ISSUES ANALYSIS Utility Plan Layout & Circulation Plan Planting Plan Building Elevations /Floor Plan Trash Enclosure Detail Lighting Plan Access and Circulation. The proposed site plan differs from the previously approved plan in that the loading area has been relocated from the northwest to the southeast side of the building. In conjunction with such change, the building's off - street parking area has been shifted from the southeast to the northwest side of the building. While the orientation of the principal building and the parking has changed, no changes to the plan in terms of area or general layout have been proposed. The proposed re-orientation of the building is considered highly positive for the following reasons. • A common /shared loading area is created with the existing business to the southeast which results in a more efficient use of space. Building views are provided of the adjacent ponding area rather than the neighboring loading area. • Additional tree preservation will result. One concern that does exist in regard to site circulation relates to the four parking stalls located in the southeast corner of the site within the proposed loading area. To avoid potential conflicts with service vehicles, it is suggested that the four stalls be eliminated and that the adjacent row of parking (to the northwest) be extended to the southeast. Access and traffic circulation issues will be subject to the review and approval of the Fire Chief to determine if there is adequate turning radius for safety vehicles between the building and storage facility. The access and circulation plan will also be subject to the review and approval of the City Engineer. Off-Street Parking and Loading. Off- street parking and loading is regulated by Section 401.15F of the Zoning Code. This requires, among other items, that the entire perimeter of the lot include concrete curb barriers that must be setback 10 feet from any lot line. As a result of the proposed shared access arrangement, the 10 -foot setback requirement has not been satisfied on the northeast and southeast sides of the site. This condition can however, be accommodated as part of the PUD. • A detailed analysis of the areas off - street parking supply requirements was provided by the applicant as part of the May 4, 2000 and June 28, 2002 PUD report. According to the report, there are 260 parking stalls required. Currently 284 parking stalls exist in satisfaction of the requirement. . . , The new site plan indicates 45 additional parking stalls. The 12,800 square foot building would require 42 parking spaces based upon a combination of office and warehousing use. Lot Coverage. Section 401.300 G of the Zoning Ordinance states that, for lots within the B -3 District, not less than 20% of the net buildable area of the parcel must be devoted to green space. With 21 percent of the subject site being devoted to green space, this requirement has been met. Landscaping: 'The - applicant - is - proposing - shrubs =on the northwest side of proposed building (Spreader Yew and Anthony Waterer Spirea). Additionally, three Ash trees are proposed on the south side of the proposed building. The applicant will be responsible for all fees associated with tree replacement: The tree replacement fee will be set by the City Arborist. A tree replacement agreement and landscaping plan will be subject to the review and approval of the City Arborist. Signage. The applicant has not submitted a sign plan. All site signage will be subject to the requirements of Section 401.300 N of the Zoning Code. Trash. According to Section 401.300 K of the Zoning Code, trash receptacles must be fully screened and be consistent with the design of the principle building. The applicant is proposing two trash enclosures, one north of the proposed cold storage area and one in the northern area of the site. The exterior finish of the trash enclosures will be painted concrete block and is consistent with the existing building to the southeast. The applicant is also proposing to have wood gates as part of the trash enclosures. CONCLUSION AND RECOMMENDATION Based on the preceding review, our office views the proposed site modification as a significant improvement to the previously approved site plan. As a result our office recommends approval of the PUD Amendment subject to the fulfillment of the following conditions: 1. The access and circulation plan is subject to the review and approval of the City Engineer and Fire Chief. 2. The applicant should identify the location of snow storage within the site plan. 3. The four off- street parking stalls located within the loading area be eliminated and the adjacent row of parking (to the northwest) be extended to the southeast. 4. The landscaping plan is subject to review and approval by the City Arborist. 5. The applicant shall pay a tree replacement fee set by the City Arborist. 6. The drainage and grading plan is subject to the review and approval of the City Engineer. 7. The utility plan is subject to the review and approval of the City Engineer and Fire Chief. 8. The location of fire hydrant and sprinkler systems within both buildings shall be subject to the review and approval of the Fire - Chief - and/or building-official.- 9. All site lighting shall be constructed in conformance with the Zoning Ordinance. • • W.A.T.E. Enterprises, Inc. 11255 50 STREET NO: *LAKE ELMO, MN 55042 * 651 -439 -7973 March 7, 2003 Community Development Department City of Oak Park Heights ^ 14168 Oak Park Blvd. North • • •• P.O. Box 2007 Oak Park Heights, MN 55082 'Attention: Community Development Director . Reference: New 80' x 160' Office/Warehouse Building. Building at 5610 Memorial Avenue North. eetin in May, 2003 the council a At the city council m . g y, approved our project. During meeting Ma" or Beaudet made a comment about taking the building and flipping it. That was the first time that I hear about his idea. After careful review of the project site and reviewing all different options I decided to flip revs g p p the building because the lay out is 100% better than the existing plan and I feel that it will help the neighbors also. By eliminating the following item's that are located facing the pond area are docks, drive in doors, truck traffic and by flipping the building to the back side the appearance and noise level to th e neighbors side will be 100% better. Also the docks, drive in doors and the truck traffic will be contain in one location behind our existing building at 5600 Memorial Avenue. I have also talk with Mr. Brad Carmichael- City fire code official regarding flipping the buildin g and he said that it would be 100 % better access to both exiting fire hydrants and to the location of the building fire sprinkler connection. flipping By - fli in our new building around at 5 610 Memorial Avenue we have resolved a dui stet problem which we have with our other building at 5630 Memorial Avenue. Our p p tenant has a 30 and dui ster that they need for there business. Now we can build a Y � trash enclosure to screen the their dumpster. This will also help the appearance to the neighbors side and city code. 1 am also workin g -- with Kathy Widin City Arborist to see if we can eliminate some retainin g wall. , save existing trees, adding more trees and plants that face the pond area. EXHIBIT A For your reference, I am enclosing a list of contacts and information for the different areas that will be involved in the construction of the buildings. If you have any questions feel free to call me at my office at 651-4394973; As we have proven in the past, we will do everything possible to ensure that the job Gets done right. Sincerely, 410( Will Zintl 29055 NW `b31WM71US 141110N 3f1N3AV T/I1IOW3W OL9S • { , 3Y1 Meld I DN I 'TIN IZ M . 90 1 -00 'ill illorstarAlu NITA 1000 t199i West kWwog. Z 51011r LWATIL S a�N3 ,u►ns ON11� NV IJQ (v1 - wd `ts° sta `aitti. ►v1V Oot tars L Atli . °t3 29055 NW `b31WM71US 141110N 3f1N3AV T/I1IOW3W OL9S • d1053NNIW `N3LVMllI1S • NINON 3fIW3AY 1d1�10W3W MS 35f1018bVA SOdUBd DN I 'TIN IZ M Mid 108U100 NOISO11 V DNIC519 03SO1Oli • Nex I t .3 soma Ammo swim. awro...prowlw I 8 Z • .r \ a d O 4 'l 0 al °R°R Vilgg 4, • ,• • ry� / 9433q �W �� F W O Z m H $ V,Et 5 oWwr m op. '''t� a � o 0 W863 o 2 °F- .�- . 96 Q izn N 1' .b 0 .: c� Z n r F � . a ~ © '61W ' . ``' 0 �i1v OR R x* ..,, 4,8 w a g g �i t`m� Vt '016 rag ,.... .. 4%5 ghl Fo . - a -,„§ Ak WI ig. y o V W � c351; Z O it 2 ,.., ;i OC to C Z O W 0 m v W N m W Z d nP ! a gd 1 *.i.R g oe elw § 5 5A0 2 zm A X 0- ' c7cj a HI n ° g*F d n. °� bra 8 igg 4 1 Q o� o O W VmM J u+ m Y F O ; .zJ Wit? W �� t Z �,,, (n +�{ N Z IsI C.? � O . W 20 1+ W W pg. C, . g 0 m W ��: z ., ,° o w.7. KT 6 . z E 8$2 8 6 Nt _,,, - gT ITM 58 31. R 0 * zN 8 '4 2% 64d' % ow 2 z—,wo 1--, IhN ;.2 c; ve -. WE „ a ,7 3Ri on 0 gan 8 5g n om sw4 tsa Rt PP aggD ots ii? ing oz sz I • • • • a. 1 a , (9 44. Ni, Is a , ` ut 'o 5 g ■ . ` 4. c \ 1 p I ' i c o d II. .S N Mg iv b E . a a v •'g W ` E . � g • Iv" o Eli E x c ov oS s aw E E o .LN30103810 .LS0d Wf11N1NIW • • 0 0 a E. C � • - o ..J 0 o0. 0 oz tO 1 '') N NO3 0 0 0 t o ° .s 0) z •� x a �-- T g 0 0 0 o Q .H C as Q 4j • < d- p Din - F 0 V z 0 • • E Q go 6 .: • E 1:-.., = .. if 7 0 S. a c z x w � � l n m X 2 .ww /w/ \ - A / , ) e l; N N < / <■% / ' b rT /� 1 ( 31 mum DUNG CONDITIONS & DEMO PUN n Nr) Q SE 5610 1 RIAL AVENUE NORTH ATER, MINNESOTA 7fii W.A.T.E. ENTERPRISES szedatuissis 5670 MEMORIAL AVENUE NORTH STILLWATER, MN 55082 Folz, Freeman, Erickson, Inc. tJ1ND PLAiTheiO s SURVEYING ENOINEERING 562O MEMORIAL AVENUE Phan ism OHO w ,► WATh ,*I59061 8 0 0 1 0 0 8 if EHEERIRRURRUM A i I. 21 1 15 12 5 10 , Remain 18 Remain 10 I 17 17 I 21 12 I 11 27 l 9 � � l n m X 2 .ww /w/ \ - A / , ) e l; N N < / <■% / ' b rT /� 1 ( 31 mum DUNG CONDITIONS & DEMO PUN n Nr) Q SE 5610 1 RIAL AVENUE NORTH ATER, MINNESOTA 7fii W.A.T.E. ENTERPRISES szedatuissis 5670 MEMORIAL AVENUE NORTH STILLWATER, MN 55082 Folz, Freeman, Erickson, Inc. tJ1ND PLAiTheiO s SURVEYING ENOINEERING 562O MEMORIAL AVENUE Phan ism OHO w ,► WATh ,*I59061 8 0 0 1 0 0 8 A 2 REVISED T 11J1711s 12 1 CITY 0+ NO. REVISION PT1ON pat � � l n m X 2 .ww /w/ \ - A / , ) e l; N N < / <■% / ' b rT /� 1 ( 31 mum DUNG CONDITIONS & DEMO PUN n Nr) Q SE 5610 1 RIAL AVENUE NORTH ATER, MINNESOTA 7fii W.A.T.E. ENTERPRISES szedatuissis 5670 MEMORIAL AVENUE NORTH STILLWATER, MN 55082 Folz, Freeman, Erickson, Inc. tJ1ND PLAiTheiO s SURVEYING ENOINEERING 562O MEMORIAL AVENUE Phan ism OHO w ,► WATh ,*I59061 8 0 0 1 0 0 8 WNW' aiva N01.141113530 NOISIA3ei *ON 7,1 3YL 3Y1 Walt toinh SiN3YOV03 Ain inwon 03S1A3Il 0 0 mumwm otemvans 4 01040114M4Y1 N weriumramA ta,pciaa IfffrOti 1 .1 COMO (124 MST NY( IMAMS ILIXON ITIMATIVIV01191 OBS •3111 cuompixa 4 uutaaa1d 'zioa VLJ4t41V 1111, I ILL3 1-11.110N 311N3AV WINOW3IN OL9S 3S110H311YMMI/10 03S0c1Old Cr) MWDWR S3S111c11131N3 . 31YM SKITINEWAt5 NYld 1011NCO NOME V marn MOM win= VIOSS NIN -- SILVAN itiS I-U.110N 311N3AV 1i1101 0L9S =MOW • -T Ig Sid L 0 1 W * ' R 11 W a H DQE 5 • R XRui.c: e Sg .- 'ci = xo - cn ?, § .._x 1 0041X "$ r g „,g 6N d g ,,x ti5r . Iv. . m taX gtxg -: Ha tc4 p 60 6 0 g X* 1 %. a34 *+" § cg Eli6 5N ° ; ._.p 6 V86 c 0 41 0.65PS q 22 2 P illta ii (' x 1 401 0-. Loll itkt g JP4 k S Xft. g to. 5 . E 25eS la M x r EnT, 0 m. 5x x§ 1 .4 m.< s ig = 5w -1 50uJ g g -6 V L I P k- 6 10 6 xg gd F :" g .. nig 45 mom OS* A :! ° Ox g. 253 4 § . PX 8 g1 4 ti . a . a Di 8r.- Ig tn tat i l l Ar g MI ig gig§ 0 g p 1 wg ts ei 0 35w mz 4 111 ° cl Q Pe< '65 L's'izt ! iT gi 50§ 6. PO 1 65 . 46 pElc ftb- g 50; 2 852.1 Dw 00Wp a. ila- L W 2§1 e xaa ' 1 0 ilog ezw .c 5 Or ,g _J ; n 56; 7 s gaq 53 6 g zp .ru% EO. 82 ER M cem .-mz 2,,, PP a3vga 14 0! A ,. 01 el 't S ID ‘ P 03 SI' .., 4-. , N o 1 q6.4 ' . .0t IN3/4038113 .I.S0d rinroari N irE . • I DAM f 177,747 tOOD A BKXSON 4041 8 , Iiii:Pi prigle 11 hi 1 TN REVISED T ./17m MOH an 3 /1+/0o REVISION PION DATE I DAM f 177,747 tOOD A BKXSON 4041 8 , Iiii:Pi prigle 11 hi 1 TN m PROPOSED UTILITY PLAN figlIELHIME ® OUSE 5610 1 RIAL AVENUE NORTH • ATER, MINNESOTA eakammen W.A.T.E. ENTERPRISES astuiranni 5670 MEMORIAL AVENUE NORTH STILLWATER, MN 55062 MAIM AMU NUU.di2f lS.tU NUISI/U21 U aii`Ir 0®= s.N3Y r104 ua El= a3s1A3a ___ 0 _111111 MINIM MIN= ti 4 g I NEN 0 0 0 0 r 0 0 0 0 N H 0 c • 0 • • • p co 4 PI 9 ** 11114.. w411* %* :Are b Ifft0C1 OW =I UMW (10) =Id U00 TELLY/ 1113 ILLVOtiffltailY1W11011310Z9S DIOMINIONIT otaufs OtilliNYtd • 0 i i tr► 0 •ouI 'uos:4u3 'Aretaaaz3 'nod 0 o o . 0, S3 SI?Id1131N3 71 NY1d NOEYVDID V H Wr1 MOM WMITEIFC v `SILVM I 111,:, SON N1N3AY Mvr11OW3W 0/95 WRINUIRMU 1 ' �i ! , � � ♦ X ' I , 1 �. � `> �� ` c,'� ../...„...........„.•<‘■ / 1 1 (- .`,:q A,. • ,". . 1 1. 1. ` O LC.) L /4 • te 1V.).► `tr $r 1 U.1tlIV1111 -a.J I� HDJON 311N3AV 1V1lOW3W O1.9S 3SAOtBINM3DWO WSOdOla eL '4 0 g 8 ilciL 6 Pi< N1 W N g to bi it3 id 6 5 d s Q 1N� led <8 8 �O „cm •• 1 s7 "i'i !*1 C o w > a J Redmond Linden Prairie Fire Crab Apple Red Maple (Not Northwoods) 81—Color Oak Potmore Ash (3 ") f Spirea Anthony Waterer (18 ", #5) I Yew Doric Green Spreader (18 ", #5) DESCRIPTION N -+ N W W 18 � auarnTr q it g a I 11 1+% a n MUM PLANTING PLAN • 6r1:1 OFRa/WAREHOUSE 5610 1 RIAL AVENUE NORTH ATER, MINNESOTA W.A.T.E. ENTERPRISES cratinfinali 5670 MEMORIAL AVENUE NORTH sT1L wATER, MN S5082 Folz, Freeman, Erickson, Inc. LAND PLANNING SURVEYING ENGINEERING 5620 MEMORIAL AVI NUE 51ILLWATEt, MN SOU Plow 091} 43,1113 1 Ifehlts 4 w r v � M o 0u, * 0 0 Nv CN CZO n•� �I1�ia A °a® N ° m o u) C ) i o rn m • m is 0 O • • • 1 2 NO. REVISED CITY REVISION 'ION /i7Iu TM TAE 4/bb1 TAE . ikirne DIM DATE • .• ewo a.r.�war. um via • R7 paws paosetes pK+or p...a�o 4p•�*+•.1� � `Ltou$T.sop • .k I - d1 , I a .411g. x I � s N I .r . 1•• M x I • - £ _•........••..•_• x ti • • - • • • • • Alm 3- Paorlard APP * =11 Puy voisosacitur pulp Loot apun J0 out dq pfd n�► Vod=i0 b0clun P Ods'lntld tglq{ via 4 *b apag • dD 3 7r1 1Q- i 1 fi .. T it tai • 4 II 1.1,-f 21 0 11% 4 rill s J1J. W •• • Let • , • • • ` J ` a LLY A513 -14 • . • `Peri • • . • w . Q i II 14 5" IA 21 A • 0 : ` K1:4a1q •I()r -( nV "1 - 10 1-4-91 01 ,Ji • ,� nl5rJ c. � NNIM : I; - 4 a 3 1• 11' 1 Li : 1 1 gi. I ° ei i f " -- 41 smacirmi li 1 . . I i .9••••T . .r.r...s.r.....rRee . • 4.•••.a.g..,e .,.....,,.■■.........,,,...,. , MVVWN•4411,WM•MIPM...V.Moo.r .AII.•%•tW, .r.i.........ap, ........• .- 0.......1.....•.........tVv.....Wr .. ....r..• • , ••,•,,,A. ..,...••• Ow.. • ........... , ..a,.r • ..... .. .R.s.laowt.. W. • . mr.v.iortmost4rri ■aer,,r..,,.r.erw,r.....r. ...,...r...0=•- 0..10.47,0womr ' ArOlealaWM..0..1sta.......0 1...*4.1......0.0.,n11.,../..4.• • • 111111111= 111111111111111111111111111111111111111 11111111.11111111111111111111111 MIIIINIIIIIIIIIIIIIIIIIIIIIIIIIII 111111111111.11111111111111 Mill= , . , I. • ,, . 0 rq --k r. 1 r • ■•■ • • • • .t k 0 0 4 • •• • • 1 • CO MO 2 1°0 I' Ms •q m 18� ma INN a Valinendi *MI • vs po Nowlin pas, is apla Luaa•olApeleveydei5./1/ 1/1 SyZZ-veir (L99) -)( j OO$tr-1+8b I•99) 01129 NW 'InbdIS • PseoU luo iel 0996 J.WI4d _ • GO/6/9 440100.121 ; S OISIA3C7 MiliA21:1110.1 carom ,? V LOS3NNIMI `S1HO13H MOM MVO H1aoN ane 7v►aowaw 01.99 Al d31N33 SSNIStI )IdVd NN!M N aus :woioHd :3U L.1.33FIS ;AS WAVUO :A8 03)1331133 W ...0V01. OM lilt u, 1a0 1 °Id \otas\uwv\oor'■ romn000l ova 6MP330LWs.wos 6u4ow0 1! G / j, u `u V u .s v • .., .. .. _._. Feb -1 k03' 03:37pm From - Viking Elaciric . 1 2 11111111 S 3 1 • PHOTON( 67R hCS 3 2 1 2 2 iTsD. di34 -MT 401 -Wat K 3400114.innon •Fo tab r do res , toe mow* or(DIRtxcS itarcoliPAATION $AMPLE NUMitfit$ MPHR.I0 49444T4 • Laduervito SPottlits Prowld StanMH . 3a MN ltrdIx1 h Soles 14114brorsor C lightino o. a Irrooranglon tamp IMMO 4 )k t Watun * (.; ja.P. 0v tci yv+�r M 74.70W 1121•10ow Z4W - Now. S =yy ' , sav goo -aso+N � ,� P 3� � 4oa -o3bW 1 0 HA. 1144111140 PAHMIps 420004:urMn Clear Loop Ooduslt (odd as TtlioNVOIMAglook rhocooandrol Rocaptatio Pi.Sit 140, 077 ar 247Vf IR2•oovb Nod Om 140 ate 0.0uoki standby AF.FouretoD $t ftlW RIA/HS(41ovoe owe 11 31.4 Ur* OtIr iniornal Osoni mount ehh'! 81Z BT5 7447 • T b( .. r • ltud/ vua N N H Alit }VIE K D y 2 3 0 1 2 w W 2=1 ._111 w , tio, h n r+r.�•+�• s wows .tom M ++ �enhsha ar I Mss 10 - -- N0'TFit = 6 K" �'I+Mt�'►0o+1 Motel Aldo. �• Watts s30js'll Odd, .,d�+o 11 + . ' M ��,.��r�pM.t tr suAlo4p odsrlK 3 A HR-5 rd 'Thr 34,000&um° Omer Lam0 : . HR Lsrov LAMP Wi �. R P5t/M 400 . • YL•7 M aZzLt.'SlE.'w Ali 7Z7 50 "�' N4 'Older d ) HPa J!A'1YP _CCU 4410V i4eMA 1f' a w _MMM`� Iltompi NEMATyOa aJl/l'� a rdor photti lYo 0 mons •frl o 2 vorileat nla Mauna Squere ram OAlfr �� 0AA11 for Round P6141 ;PA 0A10111.vvolt Mount Drooled tudslE,rQ 2 3nr OA Mori*or ! Ann tend A� �1ditR+r' OM03_rhvto,a347v NINA rv• tipiudo SPA'; volume to 1.65 3 2 1 0 1 2 3 4 3 1 a 2 4 .es r ill' U1sU •,■�.,•.. - .iS �• OAd IvInk ,nti.t sss ! 0.211 horn* Food wog. as ifiet •*s s O st am *Nom* jp�,rylt�l r�w�. CAwss+K tlsdt Caws( V�d++i+►* M'�''rw+�. men: ips*mMliont sliononhI eI *ow 'MINN WM.. MIK & Mgt Mir wah the stww N.uoopuragh Q�cchtrsa �t�y QA 302QP 770.186.4600 FAX /70 46.031)1 J►otHo1035n C�rntamoe Mist Corot Highway 7 4 Slush P UZ /14! ZUUa l0 : 14 ritA t'1 o1 4o* L '*o Feb-14-02 X02 0347pm • From - Viking Eiectris . ntSCRipTiON The Lumarli Hamme a . oc�pplece dle.oest housing. provides amaoth, cl an atheticswht° eking . watertight Pre on of the elecVlael ccimponerds. A optical. oompig s assembly delvers rope photometric* to foul beam n p�vrns for mae�mu m 'o� wet %IL listed t !potions. c$A Oorlifl*d. AP, LICATI Superior bairn uti1on and smooth dIstribUtioq rnaki the Hammer ideal for ping Rms. access tondwsys and ethe omere oat Irking applicadans. a s's *te 1Q...... _... _...._.........__..._... . _.. ntsrn1nan . MATc.k 1#41 A itek 'Teel f c* 13 lab wz-e. ;.. w ALL m.01444.6.1 pe .�►t1 JAS.aru1.+.`l F ,c:r(4 , R 4 .s Sq STa.a. FRONT OIMMNBIONS COOPER UGHT)NG it aimml --- -- ....... 1. f�,,,,,, r......,.r. . • • SPECIFICATION PEATURNS A..•La ;cbes Sprtng4o dsd• divas% latches provide entry without tools. �...i�eulr ;no Weather-resistent, one.piece csi oice aluminum housing Is finished in dark brorao polyester powder o as indard. Optional available c...natie0t.ar Hydrofonnad anod1zid alurninum reflector delivers repastabis Type 1, 11. IN and Forward Throw dLstrlbUdons• p•,•tasket D1a-cut, *wren polyester aaket saala WALL MOUNT DRILLING ls j I14mm) g . die. hvk 14) taramml +812 878 7087 g.,.Door RernotAble one -piece die-oast aiyrnlnn� doorwdri olear flat tempered gloss lens. Sul -use porce'n sow for high pressure sodium or above 15OW Metal Halide Wm*. *.••wisest Raniovable Swtng•do d d pn ballast mbly stay arm mount unite. Optional bid MQpnt available. Hard rinotIM ballast assembly stemleni on internal ellpfittor option. HARD i1t1'Uh1T BALLAST ...,.......... ,••••111V....q.,....i.Ur I. ARM MOUNT DISILLIN'3 4" Clalfmrsi 4tmm1 470 tI2'n ill %14MM1 fir hola i NOT • P.002/805 F-05 a• 1.0 MARK' • • HRHMME 7O.4OQVnt Kish Prss9llr• Sodium mall Hondo amplowillr A a wMOvN1% AIWA /BITE LIG 5'IBRGY DATA 4l000sancia Sant Watt* 7! W tirs orawatio is: OW HIV HPR IT= Wow) it ow HPS 14Pil i70oW WOMAN MPS PM Waal G NI Ullman, Input WarzOr IOW iS HI, POO Waati CNA Wow Input Wow TIM NH iiPte RZinwatzl 2 232w Hrs HPF 125O wsusl :sow MH HO ce*WAltsi stogy MP MT Ma wow/ %ssaw MPH F ti DOW MP HPF (448 Wet* $ ppw KPF 140 Wartil 4 O0W Hra HL' y46 YMi =t bDHOS0351 110 • BACKGROUND Attached for reference: NORTHWEST ASSOC1ATED CONSULTANTS, INC. 5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55418 Telephone: 952.595.9636 Facsimile: 952.595.9 837 planners@nacplanning.com PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: July 2, 2003 RE: Oak Park Heights -- The Shoppes of Oak Park Heights (Phase 2 Kohl's), North American Properties: Concept Plan FILE NO: 798.02 — 03.08 North American Properties has requested PUD concept plan approval to . allow . the development of property ert at the southeast corner of 60 Street North and Krueger Lane. p p p Y The subject site is 6.1 acres and is directly north of the proposed Kohl's and other retail development that was given concept plan approval by the City Council on June 4, 2003. The property is zoned 0, Open Space Conservation -and would be rezoned to B -2, General Business District. Thee request is being : processed as a PUD overlay to allow the multiple commercial buildings with joint access . and parking. The rezoning will be done at the general plan stage of the PUD process. It is anticipated that a general plan of development application will be brought forward for the entire development in August. Exhibit 1: Boundary and Topographic Survey Exhibit 2: Concept Site Plan Exhibit 3: Concept Grading Plan Exhibit 4: Concept Utility Plan Exhibit 5: Site Plan with Parking Information Exhibit 6: Elevations Exhibit 7: Highway 36 Roadway Plan Exhibit 8: Project Narrative Exhibit 9: Revised Traffic Report ENCtOSURE 5 ISSUES ANALYSIS Comprehensive Plan. The subject property is designated as commercial by the Land =Use Plan the Oak Park Heights Comprehensive Plan. The proposed shopping center is consistent with the Comprehensive Plan and the existing Menard's development to the west and the Wal Mart to the east. Zoning. The subject site is currently zoned 0, Open Space Conservation and is proposed to be rezoned to B-2, General Business District. A PUD overlay will be applied to address the phased development and allowing the multi lot shopping center. The property would be rezoned as part of the general plan of development review. Subdivision. The proposed development is contained in Outlot B, Brackey Addition. The property will be replatted into lots and blocks as part of the general plan of development review. The applicant has indicated that the plat may include a lot for the Kohl's site and one or more platted lots for the other retail users. The applicant has indicated that the plat for Phase 2 may include platted lots for each of the proposed site users. Surrounding Properties. The subject site is surrounded by the following: • 60 Street North (Highway 36 to the north). • Norell Avenue, McCormick's Furniture, City water tower site and Wal Mart to the east. 58 Street North and Boutwells Landin g to the south. • Krueger Lane and Menard's to the west. Project Description. The development . consists of two restaurants, a fast food ,: . . location and a bank site with a total square footage of more than 2.1,200 square feet..: The site plan indicates the creation of a drive aisle with access off of Krueger Lane that separates the Phase 2 currently under consideration, from Phase 1 that has been approved as a concept plan. The other access to the site would be from 60 Street adjacent to the existing lift station. Two other access locations proposed within Phase 1 will provide internal circulation for both phases with access to Norell Avenue and Krueger Lane. A portion of the Phase 2 area would be included in the Highway 36 frontage road plans that have been developed by MnDOT. Official mapping of the roadway has not occurred and the schedule for re- routing the frontage road unknown. If the frontage road is re- routed, the 7,200 square feet restaurant building and a portion of the parking would need to be removed. The fast food restaurant, the bank, and the 5,500 square foot restaurant would remain with parking. ade uate Exhibit 7 includes a plan that q incorporates the frontage road as now planned with the three remaining buildings and parking. 2 • Use Ratio Required Spaces Phase 1 0 Kohl's (86,000 gsf X .9) 77,400 77,400 1 space per 166.6 sq. ft. 1 space per 200 sq. ft. 465 387 Kohl's Addition (19,200 gsf X .9) 17,280 17,280 1 space per 166.6 sq. ft. • 1 space per 200 sq. ft. 104 . . 87 Four Retail Bays (7 gsf X .9) 64,109 64,109 1 space per 166.6 sq. ft. 1 space per 200 sq. ft. 385 321 Total 954 795 Phase 2 • ,. • .;e: • ' Restaurant (5 sq. ft. X .9) • 4,950 1 space per 40 sq. ft. 124 Restaurant (7,200 sq. ft. X .9) 6,480 1 space per 40 sq. ft. '° 162 Fast Food (2,500 sq. ft. X .9) 2,250 1 space per 35 sq. ft. 65 Bank (6,000 sq. if X .9) 5,400 1 space per 250 sq. ft. + 10 32 Total 383 TOTAL PHASE 1 AND 2 1,337 1,178 Traffic Generation. The traffic analysis that was conducted for Phase 1 did not include the uses proposed in Phase 2. The parking analysis has been updated to include the entire development and is found as Exhibit 9. Of particular issue is the intersection of Norell Avenue and 60 Street and how Phase 2 will further impact the traffic movements at that location.. The City Engineer should comment on the potential traffic issues associated with this development. Off Parking. According to Section 401.15.F of the Zoning Ordinance, shopping centers must provide six parking spaces per each 1,000 square feet of gross floor area. As part of the approvals for Phase 1. concept plan, the Planning Commission and City Council agreed to vary from that requirement and determine an appropriate ratio for the development. At a minimum, the retail standard of five spaces per 1,000 square feet should be maintained and the restaurant/bank requirements would not be varied from. As shown below, a total of 1,178 spaces for the entire development are therefore required based upon the five spaces per 1,000 and 1,337 spaces based upon the six spaces per 1 ,000. Phase 1 of the development provides 1,008 parking stalls and Phase 2 an additional 300 parking stalls, for a total of 1,308. There will be cross easements for parking throughout the development. The Planning Commission and City Council, in approving the concept plan for Phase 1, discussed the retail parking need versus the City requirements based upon the ordinance. The consensus was that the general plan approvals should allow for a lesser number of stalls than required under the shopping center (1 per 166.6) parking • requirement. Staff agrees that the minimum should be based upon the retail 3 requirement (1 per 200) and that the number of stalls indicated on the site plan be reduced and shown as proof of parking. Based upon the requirement of 1,178 stalls and a supply of 1,308, staff suggests that approximately 100 stalls could be converted to landscaping and shown as proof of parking. If a need is identified for additional . parking at a later date, the landscaping, with approval of the City, could be converted to parking. As part of the general plan review for both phases, parking stall ends could be widened to at least 18 feet in width and a 18 foot center island could be added with trees directly north of the Xcel Energy easement in Phase 7. Staff has identified approximately 96 spaces that could be removed and landscaped. The widened stall ends would provide additional area for trees and landscaping that would significantly impact their appearance and survivability. Setbacks. A preliminary plan has not been submitted to date in order to evaluate the front, rear and side yards of the proposed lots. The B -2 District requires a 40 foot front yard setback, 20 foot rear yard, and 10 foot side yards or 20 feet on a corner. The PUD approvals allow for variation of the setback requirements to accomplish the desired site plan. There appears to be no issue with the building or parking setbacks as proposed. Building Orientation /Internal Access /Site Issues. The building locations of Phase 2 have been determined partially based upon the possible future location of the frontage road. The orientation will provide good visibility for the four buildings to the north as well as the Kohl's and development to the south. The access locations to Krueger Lane and 60 Street are appropriately spaced from existing curb cuts and the internal access between Phase 1 and 2 is positive. The Zoning Ordinance requires drive through lanes to have at least 180 feet of .stacking distance. Both the fast food and bank will have .adequate. stacking. area and distance. The exit. at the drive through lane for the .fast food may provide for a difficult turning movement for vehicle.,exiting to the south. The City Engineer should. :comment on this area of the site plan. z. i lift station has access off of 60 Street North directly adjacent to the The existing ft y 1 proposed access. It is recommended that the access be re- oriented to the access road and the curb cut on 60 Street be removed. The site plan indicates a trash dumpster to the south and west of the fast food building. It is recommended that the dumpster be moved adjacent to or within the building so that it is not a prominent feature on the primary access road. The general plan of development will need to more clearly address pedestrian access external and internal to the site. Sidewalk locations and connections to existing sidewalks and trails will be evaluated at that time. There are no existing sidewalks on the subject site adjacent to Norell Avenue, 58 Street, or Krueger Lane. The Parks Commission should comment if any additional trails or sidewalks should be constructed as part of this development. Sidewalk connections along either Norell Avenue and /or Krueger Lane should be considered to allow for pedestrian/bicycle access from the 4 • • south. Adequately marked crosswalks on 58 Street at Norell Avenue and Krueger Lane would need to be considered with any potential crossings. Grading and Drainage. A concept grading and drainage plan has been submitted for this development. The applicants do not anticipate the need to construct a stormwater pond on this site at this time. The applicant will be required to apply for Browns Creek Watershed District approval for the site. The watershed may require contributions for downstream stormwater improvements or allow for drainage to and possible expansion of the regional pond adjacent to the Menard's. The Browns Creek Watershed District will be meeting on July 14, 2003 to discuss the drainage issues for this site and the potential for expansion of the regional pond adjacent to Menards. The general plan of development and development agreement will need to address appropriate stormwater improvements /projects that result from the development of this property. Utilities. A concept utility plan has been submitted for this development. The City Engineer and Public Works Director have indicated that the current utilities can adequately serve the proposed development. Utility plans are subject to review and approval of the City Engineer. Loading Areas. The Phase 2 plans do not indicate locations of loading areas for the three restaurants. The general plan review will need to address loading areas and p - otential traffic /parking impacts while trucks are unloaded. Architectural Appearance. As the development proposal moves forward, the . architectural appearance of . the structure will ..be . •subject.. to. detailed .: - review.. in comparison with the City Design Guidelines. . p . .Lighting, Signage, and Landscaping. Detailed plans related to lighting, signage, and landscaping have not been submitted. Such plans will need to be submitted and considered as part of the general plan review. Development Agreement. The applicant will be required to enter into a development agreement with the City pending approval of a concept and general plan. The City Attorney will require submittal of all cross easements and other easements necessary for this development. Conditional Use Permit Criteria. In the B -2 District, drive -in food restaurants are a listed conditional use. Section 40.30.E.1 lists the criteria for reviewing the fast food establishment. The criteria is as follows: a. The architectural appearance and functional plan of the building and site shall not be so dissimilar to the existing buildings or area as to cause impairment in property values or constitute a blighting influence within a reasonable distance of the lot. 5 g. . ._.� . .. subject to-the approval of the City Engineer: .. • •.: y. b. At the boundaries of a residential district, a strip of not less than five feet shall be landscaped and screened in compliance with Section 401.15.E of this Ordinance. c. Each light standard island and all islands in the parking lot landscaped or covered. d. Parking areas shall be . screened from view of abutting residential districts in compliance with Section 401.15.E of this Ordinance. e. Parking driveways areas and drivewa s shall be curbed with continuous curbs not less than six inches high above the parking lot or driveway grade. Vehicular access points shall be limited, shall create a minimum of conflict with through traffic movements, shall comply with Section 401.15.F �fthis Ordinance and shall be subject to approval of the City Engineer. Alt lighting shall be hooded and so directed that the light source is not visible fro the public right -of -way or from an abutting residence and shall be in compliance with Section 401.15:B.7 of this Ordinance. h. The entire area shall have a drainage system which is subject to the approval of the City Engineer. i. The entire area other than occupied by buildings or structures or plantings shall be surfaced with a material which will control dust and. .drainage and which is All signing and informational or visual communication devices • shall be in compliance with Section 401.1 of this Ordinance. j• k. The provisions of Section 401.03.A.8 of this Ordinance are considered and satisfactorily met. The initial review of the criteria indicates that the proposed site plan and fast food establishment will comply with what is listed above. A more complete review of the criteria will be done as part of the general plan review. CONCLUSION /RECOMMENDATION The proposed development is consistent with the Comprehensive Plan and the planned zoning for this property. While issues remain related to traffic and stormwater, staff would suggest this project could be recommended for concept plan approval with the conditions as follows: 6 • 1. The City finds that the proposed concept plan, building and parking arrangement to be generally acceptable. 2. Rezoning of the property to B -2 with a planned unit development overlay would occur concurrently with the general plan of development approval. 3. The City Engineer shall comment on the traffic analysis provided by the applicant. The traffic circulation plan and required improvements shall be subject to review and approval of the City Engineer. 4. The grading and drainage plan shall be subject to review and approval of the Browns Creek Watershed District and the City Engineer. All required stormwater improvements and /or payments shall be outlined in the general plan approval and the development contract. 5. The Zoning Ordinance parking requirement of six parking spaces per 1,000 square feet may be varied for this development as part of the general plan of development approvals. Applicants shall work with City staff to determine appropriate ratio for the development. Parking stalls that are in excess of the requirements for this development may be shown on the site plan as proof of parking and landscaped appropriately. 6. The eneral plan shall include expanded parking stall end landscaping and green g areas to replace excess parking stalls. 7. , „The exit at the drive through lane for the fast: food should be reviewed for vehicle turning movements subject to approval of the City: Engineer..... ... :..: 8. The existing lift station access shall be re- oriented to the access= road and the curb cut on 60 Street be removed. 9. The trash dumpster located to the south and west of the fast food building shall be relocated adjacent to or within the building. 10. The general plan shall address adequate loading areas for the restaurant buildings. 11. The concept utility plan is subject to review and approval of the City Engineer. 12. The Parks Commission shall comment on the need for additional trails and sidewalks on /or adjacent to the subject site. Sidewalk connections along Norell Avenue and Krueger Lane to 58 Street with crosswalks should be considered. 13. The architectural appearance of the structure shall be subject to Design Guidelines review as part of the general plan of development consideration. 7 14. Detailed plans related to lighting, signage and landscaping shall be subject to review as part of the general plan of development consideration. 15. The applicant shall be required to enter into a development contract with the City subject to review and approval of the City Attorney and City Council All cross . easements and other easement documents required for this development shall be subject to review and approval of the City Attorney. 8 Plio.f l @l� I{1 � y @��a� .eeemai..a.�1i11itlll {30 1 '11 ' O 0+A • 1. : 14•.Nmmo c eeeme®e■v 1 �� titer + r ...�.•�� +� ;0111111ms! OISMaItitieW aRA t a. / 2N0 ACC l I v/ v ! 1 /A / 1}141. i a vo !ix81111 • . to . .�� .� .� . - Ti li I -12 iat sg :221 1 2g2 3 1 2 11 2 21% 2 2 L., 2 21 tit , t 1 '1 !%t 1. t4 th. t. t. A�1 n/T /nA1 i•t&7 1 /V/ v AVENUE NORTH T • 1A a Ps +4w I+ 1/1 as •I/ M " r /rte P s a .1..1 0 X )3 0 a z O O w 3 �' w H Lk 1 14147 1 I� • C� .. � J 1 1 1 1 1 F 1 Pe4 a ae 0 r 4 HAION EnN3AV -mix* 1 1 1 1 1- • m c t iiiniiiniiininuk ■ ♦ fry 2 1 ■ 1 • vr --�' _ - SNY1 ammo M 1 1N r lig I 441 5 a 1 1 1 1 1 1 1 1 1 1 1 S44 L JL L 011 1 J x 1 1 4/ mg ; a 4 X 41 lb l 1:7.1 1. JC 1 WV rs..2 z W z tx 0 O q of th Iis •1I 111 ti! 1 ' . tit 0:1 ,,C) RI' CD 7 NI I. 45 . P1/4"41 � : o 1tUL111 L vialtrAI imIlNININNIIIIINNNI Newur■Nommoorimiwi""il wil........1‘111■••■•••••••"1.;4 0 1 1 1 H1ION 9t1N3Ab T SUON \ r \ ill ----17 \. le \ / \ . \ \ \ m o� B ir. r t :4 itith 1 IT 4'4 O rd 0 t 'd' sl 41 a—C E <4= L. cd 0 w HI D I II 11111[111111_0 J91I6 dIIIIII1, l LI 1 U Li 11il w w a .. • 5' i0 $ fps k 5' a g 5' is A 5s 0— J4 11111111 r 0 4 5' 411 2 0 0000000 rfi EDI a 51 is g h y 51 11 1111111111118 I � - d(IIIliI11iIlIiIIII fo oo Nolo 6610 0 0 0 4 o oo 00 ,1 111111111111111111111-1111111 H 111111111 0 10'1111111111111111E118 F. - 4) N OL 4 4- HIGH VOLTAGE EASEMENT x h r) U • 0 d at ■ 99 1-- "RUE R IANFTIOFFF r r I— D2 (53 W i r,E,E-- rreRT+ — 1 — — I Olga J 1 1 I 1 • • fl 1111111! 111111111111 i 1 1111111111 i1111111111IIllllllia pa p C CD rn o m r CD IJ d 7 2 —1 1 1 1 1 1 1 1 1 i101Ik111H111111111 1111111111 !Hui llllllll)iliil I I VIII 111111 IIIIli 1111f11114111I111i1' „„„„„i,„,„,„,„, iIlllliil I11I Il 1111, ll ,„„„111 ill lilil111II "„„„„,!„„, r � ' 1 111111,„,,llll I ,1.11, "l ilI1111lI IINI t11117 tir }Xrrlf57r lA/1Xlr� 1 to 74 0 o75 9 z _1 11111111111111111111 1111111111 I I I I i 111111111111111 1111111111111111111 1111111111 ,II9I1111111111111191, • III II 1111 I Ilii1111111111l1111 I IIIII1111111111(9l1 • •' 11111 1111111; � � 1111i 111_ • 1 M 11 1111„,„,,„„!'„, IIIIli1IlI1 Ill'1111111111l11111 3 w 5 ') Z'3 el' el O a fv r,,-- 3 c_ CD ul o n g s lip ;f I • 0 t 0 v 0. iv (1) 0 E ° t le -6 i (u a cd cid ifi Id 12 Y 1 1 11111111J1 E 0 cd� C E N or m m N N 0 0 s aw — 12111111111r - 4 .) 5i • N• tat 5' 5' 1 51 a 5' 5' h z 01 01 11111,111111T111111111118 ;;i 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 EJ '14 L1J (LI I I I I I I I I I I I I l 00 00 po 0 tauo 00 { 5' 5' 5' h a i 5' AMMO 1 11111111111111111111[111111111111111110 1111111111111111111111118 -F 04ddg �l pae'°q1)y --.1-j - - — 1 — KRUECER aavE iaoFTFr HIGH VOLTAGE EASEMENT--01 es a a 8 — (5000 1 1 1 1 60' E- Newt -- -- 0 0 0 i t1 i i 1 1 1- • A PUD -- Concept Plan Application Narrative The Shoppes of Oak Park Heights -- Phase 2 June 20, 2003 Introduction North American Properties is submitting the attached application for development of a 6.1 -acre site in Oak ?ark Heights, Minnesota. An Application for development of the 18.4-acre site site (Phase 1) was previously submitted to the City in April 2003. The City Council approved the Phase 1 Concept Plan on June 4, 2003. This narrative describes the Phase 2 site development and various aspects of the application request. Location The site is presently 60 esentl vacant and located at the southeast corner of 60 Sind North and Krueger Krueger Lane. The overall parcel is bounded on the south side by 58 Street North. State Highway 36 is directly to the north of the site. Through the center of the overall property �•Y y is a 200+ foot overhead electric i transmission easement and a city water tower is south of t property. Along the north property boundary, near 60 Street is an existing the subj ec p pe�rty g p p �Y sanitary sewer lift station. Also along 60 Street are existing public sanitary sewer, city ar'y .. watermain and stoma sewer lines. Menards is located west of the site and Wahnart is located to the east of the property. Site Development • � As shown on the Concept Site Plan, the proposed. commercial site will include a variety , . . ofret� users including two restaurants, a fast food pad, and a bank site totaling 21,200+ square feet of retail space. The site plan ahoy/8 the locations of the' proposed, buildings; parking arkin areas and vehicle access drives. The site plan also identifies the number of . proposed parking 0 osed arkin stalls to service the project. Primary access to the site will be. from a , Y accesses driveway proposed off of 60 Street and Krueger Lane. Two other access p ro P locations proposed with the Phase 1 development will provide internal circulation pathways 4v athwa s to Norell and Krueger Lane near the proposed Kohl's building. From discussions with the City • and M IDOT it is understood that the 60 Street Frontage Road may be rerouted through this site in. conjunction with the future Highway 36 and Norell Avenue interchange project. At this time the schedule for the roadwayrerouting is unknown. In the case of the frontage road being rerouted, the 7,200 SP restaurant buildin g parking and some arkin. would be removed to accommodate the roadway. However, the remainin g buildings three buildin would not be impacted by the new frontage road and the remaining parking areas would be adequate to serve the building uses. The overall property is currently platted as one outlot. Although a preliminary plat has Th p ply Y p . not yet been completed for the site, it is anticipated that the plat for the Phase.2 project no y p may include platted lots for each of the proposed site users. • EXHIBIT 8 Site Guiding and Zoning . Accordin g City's the Ci 's Comprehensive Plan, the site is presently Guided for a Commercial use. .To accommodate the proposed site use, the property will need to be rezoned from its current "0" Open Space -- Conservation District zoning to "B -2" General Business District. Rezoning of the site will likely include a Planned Unit Development (PUD) overlay. Bnild3ng Architecture . The narrative on the building types will be provided by the Architect. Roadway Access the r rovides ample acc to the proposed site • The roadway system surrounding p. operty p P and piimary access will be from 60 Street and Krueger Lane. The Preliminary Traffic Stu y •submitted with the Concept , t Plan Application provides additional information on . � existing and proposed traffic conditions: Site Utilities Public utilities for sanitary sewer, watermain and stone sewer service are presently a vailable to serve the site within the .adjacent roadway right -of ways. It is anticipated that other utilities i.e. gas, electric, telephone) are also available to serve the site. As shown on the Concept Utility and Grading Plans, stop water drainage from the site tY will be directed towards an existing 48 -inch stone sewer pipe within Krueger Lane and . • the existin. g storm sewer facilities within 60 Street Both storm sewer pipes drai s west into a regional onal and created with development of the Mehard s site The proposed concept plan for thus site does not include onsite ponding facilities. The ability of the � p � currently being Menard's pond to service both Phase 1 and Phase 2 developments is curt n y g studied by the Brown Creek Watershed District. It, is anticipated that the Menard's pond ponding enlarged enlar ed if additional onding facilities are required to serve the overall. site. •s • • REVISED TRAFFIC REPORT FOR RETAIL DEVELOPMENT OAK PARK HEIGHTS, MINNESOTA June 2003 Prepared for: North American Properties 300 Prairie Center Drive, Suite 225 Minneapolis, MN 55344 Phone 952- 974 -9200 Fax 952-974-9300 Prepared by: Westwood Professional Services, inc. • 7599 Anagram Drive Eden Prairie, MN 55344 Phone 952 - 937 -5150 Fax 952 -937 -5822 EXHIBIT 9 Summary The purpose of this preliminary traffic study is to document the potential significant transportation impacts resulting from the development of the Oak Park Heights retail site. This study is intended to be an update to the April 2003 study, necessitated by additional development now under consideration for the study area — two sit -down • restaurants, a fast-food restaurant and a drive-through bank. Background Information The proposed Oak Park Heights retail. site development will be located south of T.H. 36 in Oak Park Heights. The site is bordered by Krueger Lane on the west, Norell Avenue on the east, 58 Street North on the south and 60 Street North on the north. Customer access to the site is planned from two driveways on Krueger Lane, one driveway on 60 Street North and one driveway on Norell Avenue. Truck traffic will access the site from one driveway on Krueger Lane, two driveways on 58 Street North and one driveway on Norell Avenue. The driveway on Nord! Avenue will serve both customers and trucks. The background traffic count data for this study was obtained from the SRF Consulting Group and from traffic counts. SRF had collected traffic counts within the.last year for their studies of T.H. 36. P.M. peak period turning movement counts were collected on Krueger Lane at 58 Street North and 60 Street North for this study. The existing p.m. peak hour traffic counts are shown on Figure 1. Page 1 Figure 1 Existing PM Peak Hour Traffic Counts North Frontage Road 83 8" h < r TH 36 170 OTh 0 _ 0 t. North Entr. "Q cv o Entr. Mid 72 0' 10 Q coo 1 � E--0 South Entr. - r o . - . o 18 0 - ) T r 40Th t wo 33- 245 Norei! Exit 7`1 3 4- 237 58th St 60th St 51, 4," °., 0-, II; 0—) 0 E o to ;Ai ka5 x'9 10 pogo • 15--4 co o? CO 230'NA . 185- 1070 - > o to 150Th II "'o 120-' k ri5 '-7 x'985 cJ N cc) x ` - 290 < r115 1 ) r T-65 u7., L. +-so '— (.15 '- CO { ti Page 2 The planned roadway lane usage is shown on Figure 2. Figure 2 Planned Roadway Lane Usage North Frontage Road E-- e- 4-- 60th St th- =4 Tr � North Entr. a s Tr 0 Z Tyr Norell Exit Page 3 AIL All intersections in the study area are controlled by stop signs except for the traffic signal located at T.H. 36 and Norell Avenue. Using the data summarized on Figures 1 and 2, intersection capacity analyses were conducted to determine the level of service of the critical intersection turning movement for each intersection. The results of the existing volumes stop sign capacity analyses are summarized in Table 1. Intersection Name • • . .. Existing NB 60th St. N. & North Site Access Intersection A LOS Delay Krueger Lane & 60th St. N. : A Delay LOS Krueger Lane & North Site Entrance LOS A 23.1 C Krueger Lane & South Site Entrance B A _ C 18.5 Krueger Lane & 58th St. N. 21.1 B Norell Ave. & 58th St. N. • B Norell Ave. & Norell Ave. Site Exit A Norell Ave. & 60th St. N. C • • cenario EB WB NB SB Intersection Delay LOS Delay LOS Delay LOS Delay LOS Delay LOS Existing 23.1 C 19.3 B 23.9 _ C 18.5 B 21.1 C Table 1 • Existing PM Peak Hour Level of Service Stop Sign Controlled Intersections * Determined using HCM 2000 methodologies in Synchro This table shows that with current volumes, each of the intersections in the study area operates at an acceptable level of service. A capacity analysis was also performed for existing volumes for the signalized P tY anal Y intersection at T.H. 36 and Norell Avenue near the site. Table 2 Existing PM Peak Hour Level of Service Signalized Intersection Analysis T.H. 36 & Norell Ave. Table 2 shows that with current volumes, T.H. 36 and Norell Avenue operates at an acceptable level of service. Trip Generation The trip generation for the site was computed using the standard trip generation rates contained in the publication Trip Generation 6th edition, 1997, Institute of Transportation Engineers. The proposed developmentincludes the following uses: at the south end, an 86,000 square foot Kohl's with a future expansion area of19,200 square feet and four other retail uses totaling 65,323 square feet; and at the north end, two sit -down restaurants totaling 12,700 square feet, a fast -food restaurant of 2,500 Page.4 High- Turnover (Sit -Down) Restaurant 12.70 83 55 138 Fast Food with Drive -Thru 2.50 44 40 84 Bank - drive -thru 6.00 1 65 '164 329 Subtotal, Added Trips 21.20 292 ' 259 551 square feet and .a drive - through bank of 6,000 square feet. The average shopping center trip generation rate was applied to the total size of the development's south end retail land uses and the average rates were applied for each of the north end uses. A comparison of the average shopping center trip generation rate with the trip generation for a similarly sized Kohl's store at another location revealed a slightly lower rate for the Kohl's store than the suggested I.T.E. rate. The average shopping center rate is expected to be a very reasonable estimate for the proposed development. Previously Studied New Trips: Land Use • Sho * sin * Center Additional New Trips: Total New Trips: Traffic Assignment Table 3 Trip Generation for Oak Park Heights Retail Site KSF Trips In • 170.52 306 Trips Out • Total 332 638 1 191.72 1 598 591 1 Trip generation was determined based on the standard trip generation rates contained in Trip Generation, 6th Edon (institute of Transportation Engineers, 1997). • The existing count data on Krueger Lane, along with other factors, were analyzed to determine the expected direction of approach percentages. The counts on Krueger were indicative of the direction of approach for the existing Menard's store adjacent to the planned retail development. The direction of approach for the proposed development is expected to.be similar to the existing Menard's store. The direction of approach percentages are shown on Figure 3. Page 5 Figure 3 Direction of Approach Three methodologies of traffic assignment were employed to better accommodate anticipated capacity shortages at the intersection of Norell Avenue and 60 Street North. The traffic operations of this intersection are the most significant concern of this study. The close spacing between T.H. 36 and 60 Street North on Norell Avenue limit storage for queuing vehicles and make lane weaving difficult. The methodologies of assignment change the use of the Norell Avenue/60 Street North intersection to exit . the site for travel to the intersection of T.H. 36 and Norell Avenue. These three methodologies vary the paths by which traffic exits the site: Shortest Path -This is the path that traffic would be expected to choose if no traffic congestion would interfere with travel (Figure 4). Page 6 Partial Reroute =Traffic would be expected to adjust to this path to avoid congestion. It would be the quickest travel time path (Figure 5). Complete Rerouting —This is a forced rerouting of traffic .exiting the site to avoid 60 Street north. It routes some customers through the exit onto Ntorell Avenue in the southeast comer of the development (Figure 6). Figure 4 . Development Volumes —. Shortest Paths TH 36 23°- � E-139 • + i j . 60th St 0 � 71.% . NN Mid Entr. • 72-x' 10" ccNN South Entr. 18-fi o-+ 40 M • j 182 245 North Frontage Road 353-> 17 (1) co ‘-'t51 , v r62 North Entr. < r `+43 F-237 r � N t 0 z Nord Exit 58th St 0J o *1) o to 14 20 4,jt a 165r' 1070 -> co , c ti 475-' 85-) 9 - 4 5 F-r5 A ' t E x 1-11. csi T%-56 2 gi ch -15 Page 7 • Figure 5 Development Volumes — Partial Reroute 100 N cc LO N o0 Mid Entr. 72-x' co 00 c)C4 South Ent. a .18 0 40-NA c) o yrt 182-' 245--) North Frontage Road 4 X37 TH 36 4- 357 *'21 60th St 426 200 10 o 15.-÷ CO ' 230 v c, 165 1070 o to 209 NjOr'. 0 ant L45 '-. x'185 'y�r 4 x'323 P) r . x4 N 4"'60 X15 Page 8 .Figure Development Volumes Volumes -- Norell Avenue Complete Rerouting North Frontage Road csi o an, Mid Entr. 72'1/ . , T 10 4 co cs T j —w Ent. ,� - �/ South E ,r . 0 . C x North Entr. k Q 0 18 " T 4o-, c1tio r 'r Norell Exit 17 �o 182 245 +139 r237 c r, ;- 43 +'237 TH 36 17� Z + r-19 58th St Page 9 60th St o-> '1T •1 coin 15 - 4 av 230 185 1070 to . of % 120- 4-y o C) ks 4-72 409 196 T r ic9r"-29Q < r323 �!' --50 i'c 4 r, s t cl T� Intersection Name . • Post Development Paths Shortest Partial Complete Reroute . Reroute 60th St. N. & North Site Access B B C Krueger Lane & 60th St, N. B B B Krueger Lane & North Site Entrance B C C Krueger Lane & . South Site Entrance • . _ . B D , . _ . D . Krueger Lane & 58th St. N. B C t C t Norell Ave. &' 58th St. N. B C C Norell Ave. & Norell Ave. Site Exit A A B Nore11 Ave. & 60th St. N. F F F Scenario EB WB NB SB Intersection Delay LOS Delay LOS Delay LOS Delay LOS , Delay LOS Post Development 28.1 C 23.8 C 25.5 C 22.3 C 25.2 C A capacity analysis of the post - development traffic volumes was performed. The results are summarized on Tables 4 and 5. Table 4 Post Development PM Peak Hour Level of Service 'Determined using HCM 2000 methodologies in Synchro t "C" Level of Service achieved with all -way stop As shown in Table 4, with the addition of the Oak Park Heights retail development all the stop sign controlled intersections will operate at acceptable levels of service except Norell Avenue and 60 Street North. The critical movement at this location is the east to northbound left turn. Table 5 Post Development PM Peak Hour Level of Service Signalized Intersection Analysis T.H. 36 & Norell Ave. • Table 5 shows that with the post development volumes, T.H. 36 and Norell Avenue operates at an acceptable level of service. Page 10 Conclusions • The amount of traffic added by the Oak Park Heights retail development will not cause significant impacts to the nearby signalized intersection of T.H. 36 and Norell Avenue. • The planned driveway entrances on Krueger Lane are expected to operate well and without capacity problems. Adequate site access points.for customers has been provided. • The planned truck accesses along . 58 t ' Street and Krueger Lane are adequate. The access from Krueger Lane will result in trucks making a left tum when .entering before b.acking to the loading dock or making, a longer backing move *after fuming from 58 Street. • The spacing between the T.H. 36 and 60th Street intersections along Noxell is currently inadequate. This is planned to be addressed throughluture upgrade projects for T.H. 36. • With the current P.M. peak hour traffic volumes at the intersection of 60th Street and Noxell, the intersection analyses for the intersection in isolation indicate that there will beinaduate capacity.and unacceptable operation. to addition, given the short spacing to T.H. 36;.many difficulties would be expected with queuing and weaving between the two intersections. • Approximately 35% of the traffic exiting the site will be destined for eastbound T.H. 36. The most likely path for this traffic, if there were no impediments, is to leave the site area either traveling northbound on Krueger Lane and turning right to travel eastbound on 60 Street or fuming right from the north site drive onto 60 Street, then fuming left to travel northbound on Noxell Avenue and finally turning right to travel eastbound on T.H. 36. When the majority of traffic exiting the site follows this path, the northbound left tum from oul Street to Noxell will become overloaded. This is shown by the re of a stop sign analysis of Norell Avenue and 60 Street, where the critical east to northbound left tum movement is level of service "F ", with an extremely high modeled delay (654 seconds average per vehicle fuming left). • The left turn movement from eastbound t� northbound at 60th Street and Norell is of concern because drivers face a difficult yield decision at the stop sign. They must yield to cars that tum southbound to Norell Avenue from T.H. 36; to cars that are traveling northbound on Norell Avenue or to cars that pass through the intersection from the north leg. The situation is complicated further because many of the left turners planning to turn east on T.H. 36 will attempt to turn to the Page 1 1 • east most lane to make a right tum onto T.H. 36. Further, the drivers must tum into an area that has limited storage space for vehicle queuing. The vehicle storage area between, 60 Street and T.H. 36 will not be adequate during peak traffic conditions. The problems at 60th and Norell can be lessened by encouraging site traffic destined for T.H. 36 to use Norell Avenue instead of 60 Street. This will reduce the number of vehicles stopping at the stop sign and reduce the total delay. To some extent, the expected 'traffic congestion may encourage drivers to find an alternative direction. The path of southbound on Krueger, eastbound on 58 Street north and northbound on Norell Avenue is one alternative. A second alternative is to exit the site directly to Norell Avenue from the southeast area of the site. it is suggested that signing and any other practical methods be used to encourage this movement. • The traffic volumes on T.H. 36 are expected to grow significantly if a river crossing is constructed. The growth in traffic volumes will necessitate the construction of a grade separated intersection. at Norell Avenue to accommodate the projected traffic volumes. When this occurs, the traffic bottleneck on Norell Avenue will be eliminated. • The p referred solution is to move the 60 Street frontage road further south. This will provide more space between T.H. 36 and the relocated frontage road for . weaving and vehicle storage: . It will take some time for the site to reach full occupancy and full demand. Once it is separated, it will be able to accommodate the area traffic volumes but may require 4 -way stop sign control and possibly a traffic signal. Further study is necessary to fully estimate the impacts to determine the ideal frontage road configuration and the impacts of moving the frontage road. Page 12