HomeMy WebLinkAbout08-14-2003 Planning Commission Meeting PacketEstimated
Times
7:00 I. Call to Order:
II. Approval of Agenda:
III. Approve Minutes:
A. July 10, 2003 (1)
CITY OF OAK PARK HEIGHTS
PLANNING COMMISSION MEETING AGENDA
Thursday, August 14, 2003 - 7:00 PM
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.
B. Kohls — PUD: General Plan: To consider a request for planned. unit..
development: general plan for construction of a Kohl's department store and
four retail tenant spaces and rezoning from 0, Open Space to;33.2, General
Business, located East of Menard's at 60t St. N. (2) . I•
C. Snyders -- PUD Amendment: To consider a request for planned unit
development amendment for redevelopment of existing .. striprnall, located at
•
the corner of Osgood Ave. N. and 60 � St. N., for a one- story, multi tenant
retail building. (3)
VII. New Business
A. Central Business District Requst for joint worksession with City Council.
Adjournment:
D. Dvorak - Rear Yard Setback Variance: To consider a request for a variance
for a rear yard setback at 5898 Olinda Ave. N. (4)
VIII. Old Business:
A. Routson Motors/Denny .- Hecker 14702 60 St. N.: Status of former
Amoco site and signage issues.
IX. Informational:
A. Next , Meeting: September 11 2003 -- Regular Meeting @ 7:00 p.m.
g p gular
B. Council Representative: August -- Commissioner Liljgren
September •- Commissioner Powell
CITY OF OAK PARK HEIGHTS
PLANNING COMMISSION MEETING MINUTES
Thursday, July 10, 2003
Call To Order: 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.
Approval of Agenda: Commissioner Powell, seconded by Commissioner Liljegren,
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 June 12, 2003 as amended. Carried 5 -0.
Department /Commission Liaison Reports /Other Reports:
A. Commission Liaison: None.
B. Other: None.
ENCLOSURE 1
Visitors /Public Comment: There were no visitors to the meeting or public comment other
than items upon the Agenda, Vice Chair Runk, seconded by Commissioner Liljegren moved
to close the visitor /public comment portion of the meeting. Carried 5 -0.
Public Hearings:
A. Midas - Multi- tenant Retail Building: To consider requests for site plan review
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 action taken by the City
Council on the June Planning Commission recommendation for denial. Richards suggested
that the Commission consider continuing the public hearing to August.
There being no visitors to the public hearing Vice Chair Runk, seconded by Chair Dwyer,
moved to continue the public hearing to August. Carried 5 -0.
B. WATE Enterprises: To consider request for planned unit development amendment
for design changes to office/warehouse building and parking at 5610 Memorial Ave. N.
City Planner Richards reviewed his report, discussing prior approval for planned unit
development and the request for changes to design and parking. Richard noted that the
proposed plan changes appear to be better suited for the site and the applicants needs.
Chair Dwyer opened the hearing for public comment. Applicant, Will Zintl was present and
made himself available for questions.
There being no visitors to the public hearing Chair Dwyer, seconded by Commissioner
Liljegren, moved to close the public hearing. Carried 5 -0.
Planning Commission Minutes
July 10, 2003
Page 2 of 5
Commissioner Liljegren, seconded by Commissioner Powell, moved to recommend City
Council approval subject to conditions noted within the July 2, 2003 Planning Report,
specifically:
1. The access and circulation plan is subject to 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 *ithin both buildings shall be
subject to review and approval of the Fire Chief and/or Building Official.
9. All site lighting shall be constructed in conformance with the Zoning Ordinance.
Carried 5 -0.
C. Stillwater Area High School:To consider request of ISD #834 for conditional use
permit amendment allowing bleachers to be installed at Stillwater Area High School
softball field and tennis court locations at 5701 Stillwater Blvd. N.
City Planner Richards reviewed his report, provided an issue analysis and discussed the
conditions within his report for the request.
Chair Dwyer opened the hearing for public comment.
Mike Braebender, representing ISD #834 and Stillwater Area High School was present and
made himself available for questions, wherein he noted that the color scheme of the bleachers
was not planned to follow that of the stadium.
There being no visitors to the public hearing Vice Chair Runk, seconded by Commissioner
Liljegren, moved to close the public hearing. Carried 5 -0.
t
•
Planning Commission Minutes
July 10, 2003
Page 3 of 5
Vice Chair Runk, seconded by Commissioner Powell, moved to recommend City Council
approval subject to conditions noted within the July 2, 2003 Planning Report, specifically:
1. The bleachers shall be constructed in compliance with the Minnesota Bleacher Safety
Act and the Building Code, subject to approval of the Building. Official.
2. The bleachers as proposed shall be completed by December 31, 2006.
3. The City Arborist shall comment on the need for shade trees adjacent to each of the
bleacher locations.
Carried 5 -0.
D. Shoppes of Oak Park Heights: To consider request of North American Properties
for phase II planned unit development concept approval for retail development located
East of Menards.
City Planner Richards reviewed his report, provided an issue analysis and discussed the
conditions within his report for the request. Richards noted the relationship of this
application to the Kohl's application, which was recently approved.
Chair Dwyer opened the hearing for public comment.
Steve Johnson of North American Properties was present and addressed questions regarding
planning of the area and potential tenant composition of the site.
Discussion ensued as to design and structural identity for tenants, timing of project in relation
to Kohl's Fall 2004 opening.
There being no visitors to the public hearing Vice Chair Runk, seconded by Commissioner
Liljegren, moved to close the public hearing. Carried 5-0.
Discussion ensued as to landscaping, stormwater drainage and holding pond expansion,
discussion with MnDOT and uncertainty of Hwy. 36 /frontage road changes and planning of
project in light of the same.
1. The City finds that the proposed concept plan, building and parking arrangement to be
• generally acceptable.
Commissioner Powell, seconded by Vice Chair Runk, moved to recommend City Council
approval subject to conditions noted within the July 2, 2003 Planning Report, specifically:
2. Rezoning of the property to B -2 with a planned unit development overlay would occur
concurrently with the general plan of development approval.
Planning Commission Minutes
July 10, 2003
Page 4 of 5
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
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. Applicant 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 general plan shall include expanded parking stall end landscaping and green 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
.._nn 60t Street 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 58t 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.
14. Detailed plans related to lighting, signage and landscaping shall be subject to review as
part of the general plan of development consideration.
1
•
Planning Commission Minutes
July 10, 2003
Page 5 of 5
15. The applicant shall be required to enter into a development agreement 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.
Carried 5 -0.
New Business: None.
Old Business: None.
Informational: Brief discussion was had as to potential development applications for
August.
A. Next Meeting:August 14, 2003 - 7:OOp.m.
B. Council Representative: August - Commissioner Liljegren
September - Commissioner Powell
Adjournment: Commissioner Powell, seconded by Commissioner Liljegren , moved to
adjourn at 7:43 p.m. Carried 5 -0.
Respectfully submitted,
Julie A. Hultman
Community Development
Approved by the Planning Commission:
ENCLOSURE 2
NORTHWEST A$$OC1ATED CONSULTANTS, INC.
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone: 9 52.595.9636 Facsimile: 95 planners@nacplanning.com
PLANNING REPORT
TO: Eric Johnson
FROM: Bob Kirmis /Scott Richards
DATE: August 7, 2003
RE: Oak Park Heights — Kohl's Retail Development, North American
Properties:- PUD General Plan
FILE NO: 798.02 — 03.06
BACKGROUND
North American Properties has requested PUD General Plan approval to allow the
construction of a Kohl's Department Store and four other retail users (totaling
approximately 157,000 square feet) upon a 24 acre site located south of 60 Street
North and west of Norell Avenue North. The subject site is presently undeveloped and
is encumbered by a 225 foot wide Xcel Energy easement and power line.
Other retail occupants in the building will like`I_y include Pier 1 Imports, Michaels, TJ
Maxx and Dress Barn.
In conjunction with the requested PUD General Plan approval, the following additional
approvals are also necessary:
Rezoning of the site from 0, Open Space Conservation to B -2, General Business
District.
Final Plat (replat)
A PUD Concept Plan for the Kohl's development was approved in May of 2003 and is
substantially similar to the PUD General Plan being considered at this time. The Kohl's
development constitutes the first phase of the project referred to as "The Shoppes of
Oak Park Heights ". The second phase consisting of three restaurants and a bank along
60 Street was conceptually approved in July of 2003. It is anticipated that a request
for PUD General Plan on the second phase will be received in the coming months.
Attached for reference:
Exhibit 1:
Exhibit 2:
Exhibit 3
Exhibit 4:
Exhibit 5
Exhibit 6:
Exhibit 7:
Exhibit 8:
Exhibit 9:
Exhibit 10:
Exhibit 11:
ISSUES ANALYSIS
Rezoning
The subject site is currently zoned 0, Open Space Conservation. To accommodate the
proposed retail activities on the property, a rezoning of the property to a B -2, General
Business District designation is necessary
The subject property is guided for commercial use by the City's Land Use Plan (as
contained in the Oak Park Heights Comprehensive Plan). Therefore, the proposed
zoning designation is consistent with the Comprehensive Plan and will allow retail
activities similar in scale with the existing Menard's development to the west and the
Wal Mart to the east.
It should be understood that use of the property shall be limited to uses allowed within
the B -2 zoning district.
A PUD overlay will be applied to the property to accommodate the phased development
and to allow the multi -lot shopping center.
Subdivision
Boundary and Topographic Survey
Approved Concept Plan
Final Plat
Site Plan
Landscape Plan
Building Elevations
Grading, Drainage & Erosion Control Plan
Utility Plan
Freestanding Sign Detail
Lighting Plan
Traffic Report
Legal Description. The subject site presently overlays a portion of Outlot B, Brackey
Addition. To accommodate the development, the replatting of the property into lots and
blocks is required.
As shown on Exhibit 3, the final plat entitled "The Shoppes of Oak Park Heights"
consists of two lots and an outlot. Lot 1 Block 1 corresponds to the Kohl's building and
parking area while Lot 2 overlays the building and parking area of the other retail users.
2
•
• The final plat shall be subject to review and approval by the City Engineer, City Attorney
and MnDot.
•
Park Dedication. Park dedication requirements for the property were previously
satisfied as part of the Brackey Addition plat.
Outlot A. Outlot A located along 60 Street North is to be reserved for future
commercial retail uses and possible MnDOT right -of -way. Future development of the
outlot will be subject to a separate PUD process.
Easements. As a condition of plat approval, easements as may be required by the City
Engineer, should be illustrated.
To be noted is that the subject site is configured such that the property's easterly
access from Norell Avenue must be achieved through the adjacent City property to the
east. As a condition of subdivision approval, an access easement with the City should
be provided. Conditions for purchase of the access easement shall be outlined in the
development contract.
PUD General Plan
Plan Modifications. Like the approved PUD Concept Plan, the General Plan of
Development consists of an 86,000 square foot Kohl's store and four other retail users.
The buildings are located on the southern portion of the property (south the XceI Energy
powerline easement) and face north toward 60 Street North. .i
While the configuration of the Kohl's building has not changed, there have however,
been some slight modifications to the PUD General Plan as summarized below:
Retail Spaces. The size and configuration of the four retail users east of the Kohl's
building have been slightly modified. Basically, the two larger tenant spaces have
been switched from periphery to interior locations. This results in an increase in the
total building area from 67,000 to 71,235 square feet. Additionally, a change in the
loading area locations has been proposed that will result in a change in service
vehicle circulation patterns. Considering that the site has adequate off- street
parking supply, ample vehicle maneuvering area and that the character of the
development has not been compromised, the proposed building changes are
considered acceptable.
Norell Avenue Access. An access to Norell Avenue has been provided near the
existing Wal Mart pond. Such access provides improved circulation to the site and is
considered acceptable provided an access easement be obtained from the City, the
owner of the property.
3
Use
-
Ratio
Required Spaces
Phase 1
Kohl's (86,000 gsf X .9)
77,400
1 space per 166.6 sq. ft.
465
77,400
1 space per 200 sq. ft.
387
Kohl's Addition (19,200 gsf X .9)
17,280
1 space per 166.6 sq. ft.
104
17,280
1 space per 200 sq. ft.
87
Four Retail Bays (71,235 gsf X
64,109
1 space per 166.6 sq. ft.
385
.9)
64,109
1 space per 200 sq. ft.
321
Total
954
795
The City Engineer has indicated that the two -way truck access at Norell Avenue is
acceptable but that the truck access from 58 Street North should be removed. The
applicant should submit a revised site plan which reflects the Engineer's
recommendation.
Retaining Wall. The retaining wall near the overhead power line towers has been
slightly modified to fully encompass the towers. This change is likewise considered
acceptable. The grading and placement of the retaining wall should however, be
subject to written approval of Xcel Energy.
Off- street Parking Supply. The total off- street parking supply for the first phase has
been increased from 838 to 883 stalls.
Future Building Expansion. As shown on the site plan, a future expansion of the
Kohl's store totaling 19,200 square feet has been depicted south of the building. It
should be recognized that the expansion area is being considered at this time. A future
expansion of the shopping center will require City staff review and approval at the time it
is proposed. If any changes are made to the plans that are not consistent with the
approved General Plan, the processing of a PUD amendment would be required.
Traffic Generation. A traffic analysis has been provided as attached Exhibit 11. The
only intersection significantly affected by the development would be at Norell Avenue
and 60 Street. The traffic analysis indicates that easterly traffic movements at that
intersection would drop to level of service "F ". The analysis also provides alternatives to
address that traffic issue.
Off- Street 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 concept approval for phase 1 of the development (now being considered),
the Planning Commission and City Council agreed to vary 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 with the specific restaurant
and bank standards remaining applicable.
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.
4
•
Phase 1 of the development provides 883 parking stalls and Phase 2 an additional 300
parking stalls for a total of 1,183.
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
requirement (1 per 200). With this in mind, the proposed parking supply of 1,183 stalls
satisfies this requirement.
In regard to the parking lot design, two concerns exist. First some concern exists in
regard to the orientation of the six handicap stalls located along the east/west drive aisle
directly north of the building. To avoid circulation conflicts associated with the backing
of vehicles into such drive aisle, it is suggested that the stalls be relocated to the interior
of the parking lot.
A second concern with the parking lot relates to cart storage. If "cart corals" are to be
provided within the parking area, they should be illustrated, on the site plan. is ::
Setbacks. For the purpose of evaluating setback requirements, the subject site's
frontage along 58 Street is considered the front yard and is therefore subject to a
minimum 40 foot setback. With a setback of approximately 185 feet, such setback
requirement has been satisfied. The project is also meets applicable 20 foot side yard
and 20 foot rear yard setback requirements. All of the parking areas will be set back at
least 10 feet from the property lines.
Grading and Drainage. As required, a grading, drainage and erosion control plan has
been submitted for review.
The applicants do not anticipate the need to construct a stormwater pond on this site at
this time, although adequate area would be provided for in the northwest corner of the
outlot. That is also the location designated for a stormwater pond in the City's
Stormwater Management Plan. The applicant has applied for Browns Creek Watershed
District approval for the site. The watershed may require contributions for downstream
stormwater improvements or allow for drainage to and expansion of the regional pond
adjacent to the Menard's.
5
Phase2
Restaurant (5,500 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. ft. X .9)
5,400
1 space per 250 sq. ft. + 10
32
Total
383
TOTAL PHASE 1 AND 2
1,337
1,178
•
Phase 1 of the development provides 883 parking stalls and Phase 2 an additional 300
parking stalls for a total of 1,183.
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
requirement (1 per 200). With this in mind, the proposed parking supply of 1,183 stalls
satisfies this requirement.
In regard to the parking lot design, two concerns exist. First some concern exists in
regard to the orientation of the six handicap stalls located along the east/west drive aisle
directly north of the building. To avoid circulation conflicts associated with the backing
of vehicles into such drive aisle, it is suggested that the stalls be relocated to the interior
of the parking lot.
A second concern with the parking lot relates to cart storage. If "cart corals" are to be
provided within the parking area, they should be illustrated, on the site plan. is ::
Setbacks. For the purpose of evaluating setback requirements, the subject site's
frontage along 58 Street is considered the front yard and is therefore subject to a
minimum 40 foot setback. With a setback of approximately 185 feet, such setback
requirement has been satisfied. The project is also meets applicable 20 foot side yard
and 20 foot rear yard setback requirements. All of the parking areas will be set back at
least 10 feet from the property lines.
Grading and Drainage. As required, a grading, drainage and erosion control plan has
been submitted for review.
The applicants do not anticipate the need to construct a stormwater pond on this site at
this time, although adequate area would be provided for in the northwest corner of the
outlot. That is also the location designated for a stormwater pond in the City's
Stormwater Management Plan. The applicant has applied for Browns Creek Watershed
District approval for the site. The watershed may require contributions for downstream
stormwater improvements or allow for drainage to and expansion of the regional pond
adjacent to the Menard's.
5
The grading and drainage plan should be subject to review and approval by the City
Engineer and Browns Creek Watershed District.
Utilities. The City Engineer and Public Works Director have indicated that the existing
utilities can adequately serve the proposed development.
The submitted utility plan should be subject to review and comment by the City
Engineer.
Trails /Sidewalks. Trails presently exist on the south side of 60th Street and south side
of 58 Street. There are no existing sidewalks along Norell Avenue, 58 Street, or
Krueger Lane.
The proposed development includes a sidewalk in the front of the retail customer
entrances. .
The Parks Commission should comment if any additional trails or sidewalks should be
constructed as part of this development. Sidewalk connections within the right -of -way
of Krueger Lane should be considered to allow for pedestrian /bicycle access from the
south. Adequately marked crosswalks on 58t Street at Krueger Lane would need to be
considered with any potential crossings.
Loading Area. The loading areas for the building are proposed in the southern
portion of the subject site and are to be accessed from the south, east and west. As
previously indicated, the City Engineer has found the proposed Norell Avenue truck
access to be acceptable but has recommended the removal of the :58 Street... access.
•
' The submitted landscape plan illustrates significant screening of the Kohl's loading area
located in the southwest corner of the site. Specifically, landscaping and berming are
proposed to reduce the impact of the loading docks to Boutwells Landing and Autumn
Ridge residents.
Building Height. The B -2 District specifies a maximum building height of 35 feet.
The building elevations indicate building heights of 35 feet and lower, depending upon
the retail store facade. Thus, the proposed building height is considered acceptable.
Architectural Appearance. The proposed development is subject to the City's Design
Guidelines that apply to all new commercial development in the City. In regard to
architecture, the Guidelines state that buildings should be designed for the site and
relate to surrounding buildings. Functionally speaking, the design of the building
responds well to various site design parameters including the power line easement,
access limitations and site visibility.
In regard to building design, the Guidelines state that "franchise architecture" (building
design that is trademarked or identified with a particular chain or corporation) is
5
• prohibited. While the Kohl's and other chain store wall signs admittedly contribute to
conditioned store recognition, the facade design and roof articulation are not considered
"franchise architecture" and are therefore considered consistent with the Guidelines.
The Guidelines also state that commercial uses must use at least three "Grade 1"
materials and must be composes of at least 65 percent of "Grade 1" or "Grade 11"
materials.
The Guidelines state that "Grade 1" materials include the following:
•
•
•
Brick
Glass (minimum 20 percent)
Natural stone
Masonry
Stucco
• Copper panels or terra cotta
According to the submitted building elevations, the Kohl's and attached retail spaces are
to be finished in a combination of brick, glass and EIFS (exterior insulating finishing
system), all Grade 1 materials. Thus, the material requirements of the Guidelines have
been met. While the percentage of glass is less that 20 percent (approximately 9
percent proposed), such condition is considered acceptable in consideration of the
internalized nature of the building.
The Guidelines further state that the color of commercial buildings should blend with he
architecture of the area. The proposed building is to be finished in various earth tone
colors and is considered compatible with the area - The applicant should provide .color
building elevations and building material samples for Planning Commission and. City
Council approval.
Landscaping. As required by ordinance, a landscape plan has been submitted for
review. As shown on the plan, a variety of landscaping has been proposed on the
periphery of the site including substantial screening in the so uthwest corner of the site
(near the Kohl's loading area). In such area, a combination of Austrian Pine, Black Hills
Spruce and Red Sunset Maple have been proposed.
While the landscape plan is considered generally acceptable, the following
modifications are recommended:
1. Seasonal planters be provided directly north of the four retail stores within the
sidewalk area.
2. A landscape planter containing decorative shrubbery and /or flower materials be
provided at the base of the proposed freestanding sign.
The landscape plan should be subject to review and approval by the City Arborist.
7
Store
Building Elevation Area
Sign Area (Percent)
Kohl's
North - 10,745 s.f.
292 s.f. (3 %)
West - 7,119 s.f.
292 s.f. (4 %)
South -10,344 s.f.
NA
Tenant
North - 2,001 s.f.
146 s.f. (7 %)
South - 1,298 s.f.
292 s.f. (23 %)
TJ Maxx
North - 4,185 s.f.
281 s.f. (7 %)
South - 3,252 s.f.
281 s.f. (9 %)
Michaels
North - 4,181 s.f.
374 s.f. (9 %)
South - 3,705 s.f.
374 s.f. (10 %)
Pier 1 Imports
North - 2,665 s.f.
224 s.f. (8 %)
East - 4,987 s.f.
154 s.f. (3 %)
South - 2,339 s.f.
160 s.f. (7 %)
Trash. While it is anticipated that trash handling activities are to occur near building
loading areas, specific locations lave not been identified on the site plan. As a condition
of PUD approval, specific trash handling locations should be indicated on the plan.
Trash receptacles should be located within enclosures and not be visible to surrounding
public streets.
Outside Storage. While it is understood that there will be semi- tractor trailer parking in
the rear area of the site (associated with deliveries), the loading area is not intended to
function as an outdoor storage area for Tong -term trailer parking. As a condition of PUD
approval, it is recommended that outside storage on the property be prohibited.
Lighting. As required by Ordinance, a lighting plan has been submitted for review.
According to the Ordinance, no Tight source or combination thereof may cast light on a
public street that exceeds one footcandle meter reading as measured from the
centerline of such street.
Light standards are proposed to be dispersed throughout the off - street parking area
while wall- mounted security lighting has been proposed on the south, east and west
sides of the building.
In accordance with Ordinance requirements light poles within the development will not
exceed 25 feet in height (25 foot high poles with fixtures proposed). Additionally,
proposed fixture types and illumination levels have been found to be acceptable.
Si na e. .Both- ..wail ,sins and a freestand have ,,been proposed for the
develo ment. Wall signs have been proposed on all sides of the building while the
freestanding g proposed si n has been osed along. Norell Avenue North near the Wal Mart
p
pond.
For wall signs, the ordinance allows a total sign area of up to 15 percent of a facade not
exceeding 300 square feet. The following is a summary of the proposed wall signage:
8
•
As indicated above, three of the proposed wall signs fail to comply with the maximum
area requirements of the ordinance. Specifically, the south elevation tenant sign (which
comprises 23 percent of its wall area) and the two Michaels signs exceed allowable
area requirements. As a condition of PUD approval, all proposed wall signs must
comply with maximum allowable area requirements of the ordinance.
As shown on Exhibit 9, the proposed .freestanding sign measures 20 feet in height and
exhibits an area of 150 square feet. According to the ordinance, freestanding signs for
multiple occupancy buildings may not exceed 20 feet in height or 100 square feet in
area. As a condition of PUD approval, the proposed freestanding size should be
reduced in size from 150 to 100 square feet.
Development Contract. The applicant will be required to enter into a PUD
development contract with the City. The City Attorney will require submittal of all cross
easements and other easements necessary for this development.
CONCLUSION /RECOMMENDATION
The proposed development is consistent with the Comprehensive Plan and the planned
zoning for this property. Based on the preceding review, our office recommends the
following:
A. Approval of the rezoning of the subject property from 0, :Open Space
Conservation to B -2, General Business Distr.ict.
B. Approval of the "Shoppes of Oak Park Heights" final plat subject to the following
conditions:
1. The City approve the PUD General Plan.
2. The City Engineer, City Attorney and MnDot find the final plat to be
acceptable.
3. An access easement be acquired from the City to accommodate the
proposed northerly Norell Avenue access to the property.
C. Approval of the PUD General Plan subject to the following conditions;
1. The City approve the rezoning of the property to a B -2, General Business
designation with a planned unit development overlay.
2. The City approve the proposed final plat.
9
3. The submitted traffic analysis is found to be acceptable by the City
Engineer.
4. The six handicap stalls located along the east/west drive aisle directly
north of the building be relocated to the interior of the parking lot.
Zrucry .� cV c ,
cart cora s re to a provided within the parking area, they shall be
illustrated on the site plan.
uLA,u oppA
6. The grading and drainage plan shalt 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
development contract.
7. The utility plan is subject to review and approval of the City Engineer.
9. The applicant provide color building elevations and building material
samples for Planning Commission and City Council review and approval.
10. The grading and placement of a retaining wall adjacent to the transmission
. li.ne. towers shall. be subject to written .approval. of: Xcel .Energy.. :.....:.
11;r T - ;_..__ - _ - - .. __ __ _ - -_ ru k access et
The Parks Commission provide comment on the need for additional trails
and sidewalks within the right—of-way of Krueger Lane and marked
crosswalks on 58 Street at Krueger Lane. If a sidewalk is required by the
City, it shall be constructed at the applicant's expense and subject to
review and approval of the City Engineer.
— Gut— 4japt,Lco-Li tb ccp,prtiop
12. Seasonal planters be provided directly north of the four retail stores within
the sidewalk area.
13. A landscape planter containing decorative shrubbery and /or flower
materials be provided at the base of the proposed freestanding sign.
14. The landscape plan be subject to review and approval by the City Arborist.
15. Trash handling locations shall be indicated on the site plan. Trash
receptacles shall be located within enclosures and not be visible to
surrounding public streets.
16. Outside storage on the property (including trailers) shall be prohibited.
10
•
17. All wall signs not exceed 15 percent . of the area of an applicable facade or
300 square feet in size.
18. The proposed freestanding sign be reduced in size from 150 to 100
square feet.
19. The City finds the percentage of glass illustrated upon the proposed
building elevations (approximately 9 percent) to be acceptable.
20. The future Kohl's expansion of 19,200 square feet is found to be
acceptable with this approval. The expansion plans shall be submitted to
City staff for review and approval subject to compliance with the Zoning
Ordinance and this general plan approval.
21. The applicant 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.
cLckkk5,6 Ck
11
9 11 11
• 1111.11ffiligiallil
ea.3+""" 111111H11 411
11
1 1 I
111i
0•414 • I. 114 •011S•*t tER08000•4
.t
••■•••■••■•••••••••/...... ••••••• .•••••••••••■.••••■•••••••• .•••■•■•••■••••• ••••••••
r
1,
•
COSINCIUllita
\ •
4.1,1"......
BRACKEr 2ND ADDMON
•••,•• •••••••• •••••••
.....
N.
....f.,.....-= . ......,..— I:7— i
1-■ N.
..... 1
..... ..... / . N.,
..,.. 1 1 •
...,„
\‘'\>•■••\ \ .
N \
‘ \
IrAL MART
i.
1
1
A4 A l d I
ii II / !
v il K z
ii. d 1! is id
4 14.1
1: is! g .!, 1 II% •
f
I i
' q I I I I h
il • IZ : ih 1 199 1
1!. I .., I A 1
i f 0 if in : i'i'i'
! ii; 17 1:: li il il ii
k k 213032i Op 4
a li a I 04: at:
il IV I 1 1i ii ii I li Is
1 11 q 1 1 i 0
§1A fit . li I: : : : : I I
'. R ••• azi%)t.
■
/
1
AVENUE NOR'TH L
a
7 -
149.42
1
4.11c, .1
4, .r
. 111•16 , 111111,
vs am we pi am p
..••■•••••■••••■
- •••••••■•■•
123 NV algal 21108/Stne 6.0 smut
v
••
•••
Jii
-do
I I gi
in 8
I N
�3.
1
F
r
cn
h)
1
16'
1 �
FUTUR EXPANS
• 19,200 SF
• STATE SAY 36
60th 8TAEET NOFCiH
0;111 . 11
PPIP
ff
c� )
58th STREET NORTh!
c C;;:
a
1
1
g
Ji
r
•
'Hum
I hi
1
4
J
C
f-1/11 1 11 LW 1.11
a
3
)� 11111111111 f
w
L
■ * \
\ I \
\ 1 " .
1 \
\ j \
NSP TRANSMISSION
UNE TOY&RS
i.
PI 1111111
8
..
tn
:Fe CV
W iV
N
< 0
W
c d
N
NORELL AVENUE NORTH
1
0
1-
W
1-
to
z
f
Ij�
111
"A
1
1.1
J
c
Its- 9 t P cell
3
as' t 2 ...
', m Z i
:4
. % 8 So
'c .... 14 $
4 1 13 ° k °
a - i il
*IA
Z: t11
i li g-,
. c .
.. IR
R t 4till
0 4 MI
a"
*s
R r 12. it
'b o' 9 2. N
.... L.,
.g? Er*
•rar Fa R 23K1
t -A
U Ni R T T
,....:6 I 2p kt
o 43 tl,k
-, R .
0 RR a g
V4 i c'
v. 2 all v
-0 sp.
. s.V
24 e
i A trT
z .a.- n 6
i -a 1
t
li
r 4 b
0 rl if
P Pq it
)
to FA R 2
%, X .
fr ..M
2 a - ao 1 ,,
% k.i.;
:, A' 8 8 1 t
1 F' e
) it2 t
T .4 .(1
-a
. 2 rg:
J tb t
9 k : g 8 x 0
.4
,-i.
t . z t
2 2 t am
R
1 0 z
T 2
i cIf I Ra
X) ;I 4. vr,
,, m a
0 , ,, ii' t
-, a
g- ,..
'ci Z 0.
, & .
^
R .1 St&
4%, i 4
RR
*R b a. c'13..
a sla i.tg
-
0.
z it if
a '42 cx „
Cr g" 4. T 1
ft
i Z'A
1.0
cle
4'k
4
16
i ng
§
5.
4
0.
I
j3P 3'
(1
0
g
•
OP
C1) 11i
Er' i ll CI
4 4C
0 144 cov
.‘ iot
Lk z c
zc :6-
(s)
1,441
Po
-.L
L_
1 an S7 P1
.....
00'051
o
trl6 S7 Puo, -• 1 6
M.,a'.91069N
♦
• a Jo f6t Jt.O9 i! P.s uP 10 luaWUUO3
• *tin uofsslivswovl .tuOdua3 J&$Od ralo ?S WV1 ON
z
a. t
I it
scC 1 03S11IMS I tz
4° 1 1 1I
N ` I I- — — — ± VTA k i
Z z I 0 oT rS 6 2# Rigs I ; s°
��
9r :UM 31 VJS
T� 01'16f
{ � ECU S7W/
1 dt1 P
99'001 Mjf
w1tt 3,it,8ro6eS
N
**1 a6od .opaap Jo rya roe of PsCt.OsDP m l ootooso3
*in uoIsslwsuoJl uodwoa .J*MOd MOWS 11.1011.JON 73
Cr 96 + �
.4 e 4 , .
z
fB -Z8 '0N fold LOONJ1 Jo ' 'V
0 17 4q44-1.-1 4. -
1 P.
1
1•
10'fy*•9
4..991,
O •
•
OZ 'S 6t'
1/I MN JO /l N JO +VtI S
9i19ti b1SCt1 VON ?
lad 1uowsro3ova 1�
o 03
A 2?
.11A4 1
VI v
3 „zr,S'*069N
O
8601
M,. IS,rCo6UN
sets..., I .
l g ee Z1.D
Sp, 6 , p --'
� I N,
1 �2S..
Lr'18l M-C4It
ti
16'9it
Vole
Q
ftalj
000 ~ 9fis11 'iZ9i9 roN ' 30 0
r- "'� �d luulaso3 £ll9N1
8
t 3 V ' g
ap
It
e• s,r
g 1
:vs
1
90,1 1
8
8
90729Z • M,.61,9r
�`• 'ON f VI11 . Se 1 d IAJr♦V . ; - •
.
.. w V/ r I♦ VIN i ♦IJf • 11/ 11/ 1`/.�a.L " 1 /
...r �.r.�.� .� •r. •.�.-�rr ..r +� - ....�� -� •� �► �. ar ..w.rr .r► ... ..��- �. �.. w�rrr .� w .r.r�..�.�rr
• • 1 C . , ,c. AVM 1 /JtMeV i vv vv.Il uvc 1/ v v a.a .]V .j.a v.18'ec 3 aCrz v' vii i/
d ea.t�� s
0/0 MN 10 Z/l N 10 au11 'N
St
1
09
I
18-z9 °N Job .1001M Jo
ao17 •(i to -1u £s ayi^oS ,
L619Z1 'oN0 \
Joass°3 1ff9Jn ;
. 6 !
tit •t*1 M.90.6t ?N 1
I • OS'rt •
1 3.6C.9t,ItN
0t'ot
S
1
to
1<
CA I
1
0
k
�• ?
g
rlllllllll1lllil1llilllP €II
IIJIIIIIIIII�IIi ,II�,III
11�1�11111(Ill�Ifllll �@
•
•
—
Ifl x•11 111
lip • 10 A
11 11 1
1 1 fl 1 11' ! 1 1 1
KRUEGER LANE
1
\fl
NORELL AVENUE NORTH
•
•
0
3
g
is**
E
iota]
-4 ■111
P 4-6 .1 11
NA
MAI
b
a
s 14 Ai
s * s
� f ,
1
1
4 I 1
11 I VI
zu° final
t., 0). pity 0. le h.
2
-
�u
-+-1 0 Q)
(1) ci1 • --Q
4 3) • -
_
!Ile: '4'.13
....0 E
■�
vi c ;
Ile (a)
w p
c x
NIIH HIIHMI
I UM INU MI MU
1
1 MI IIIIM
•
•
C
0
z
■■
MUD
111111111111
MUM
:MN
• r NU 1
■ lira
■ill
MinkriTZ
a ■.
MOM
MUM
MOM
111111
1111111
1111111
111 !1' 1
,111
11»8
Me MU
i.
n=
1 1 1
■
X11" I1
MgW m.
OM ■■ a
MM1■
MOOMEM
MUM
Eff OM"
1111111
1 11M1
1111111
ti
•
r.
z
n
p
z
LL
0
Q
W
W
9
•
l
0
O
c
0
W
•
mot:.- • na�!�<m r,�.e- as,.v�w^r'k«v a�w4!� .sgaa�w m.r�!Y�r��, Er'r TT • . Txs�Rte^�:n�
.1 1 /1 s 1 is 1
1 I 1 1 lilt 11 1
1 I h 1 111,
11, 1 111 il 1 jkj i 11!' 1 s 11 �f j � I 11 01 1 1 '• lei 11.1
11 ki 1 1 :11, 1 1 ! !ill ell 1 1 1 11 A
p A 1 a =
1 11 � � + � 1 � � P' � 1 t ijijij ' ��'• 1 c } :i� =rl f , 11 pi I I is lila Tv 1
I II Hi .11
i 11;si is : tl i :; !! f i :
� :� ! li ; thz
#�3fl:�i _ I :� IIII �» ,_ ! i1 : !
. w.+. �w�.« �... e+.... �+ f+. y�. v�»"!^^' v' 6![. M' r+✓. �tww+ s.` �.. �Tle *�w`enr.�.'r"�R�+�+�...r ++w� w.r , t�-
lby
.4
m
W
0
e 3
- 0
- •K
b z i
51b
EA 1
0.
a
4'
1
X
1 11
0
z
4 1 ,
1
1
F
1
1
. * FPO Jed
.. 3 s 3 Avert
tfJ
r
9 �Q
8 $
1
, t•0iI *010 01 Off NW I/4 thoNIV1 /4
HJHON 311■3AV 1`13:1ON
1
1
1
1
1111,1111
NW!!
1111111
1111111
1 111!
ll
:::::::
:::::::
:::::::
:::::::
!TIT
�lI
kr
1
1
1
1
1
1
it
•
1
1
11
11
r' Ji
■
1
1
1:
11
1
1
1I
11
11
1
11
1 11
! I !
111
III
p�
m
111
11■
1
y ♦�
1 1
111
111
111
11
11.
m
z
rt . t`i t
1 i : `� it!!
th
th Ad!' gt,
IPP'
1 1 ' ! [ ' i t * f t
•
R \\\\\\ \\\*\\\
£Ma1*,e ONUS= \ P f+1
I E
Imo..
V
fe.
Pil
KK
architects
minneapolis
newport beach
KKE Architects, Inc.
300 first avenue north
minneapolis, mn 55401
phone 612/ 339 -4200
fax: 612/ 342 -9267
THE SHOPPES OF
OAK PARK HEIGHTS
OAK PARK HEIGHTS, MN
Graphic Seale
1/4" P-0"
EXHIBIT 9
Project 0308.1212.01 Drawing Number
Date July 31, 2003 SIGN
Drawn by AJH
KA 01
Checked by
1 TYPE: A
DESCRIPTION •
McGraw- Edison's Galleria
combines beauty and versatility
to make it an excellent choice
for architects, specifiers and
contractors in today's
energy- and design- conscious
environment. An aesthetic
reveal in the formed aluminum
housing gives the Galleria e
distinctive look while a variety
of mounting options and lamp
wattages provide maximum
flexibility.
APPLICATION
The Galleria achieves superior
fight distribution by utilizing a
seamless reflector system,
making it the optimum choice
for almost any small, medium
or large area lighting
application.
DIMENSIONS
rocruna
Imm)
Medium 10
OM)
Large
Wins)
Arm Mount
c
D
235
11
279
1412
368
SPECIFICATION 'FEATURES
A•••Housing
Formed aluminum housing
with stamped reveal has
interior - welded seams for
structural integrity and is
finished in premium TG1C
polyester powder coat. U.L.
listed and CSA certified for wet
locations.
B--- Ballast Tray
Ballast tray is hard - mounted to
housing interior for cooler
operation.
C•- •Ballast
Long -life core and coil ballast.
M•.w•a�M�Ni�••M�
�N.M••N••M••NN�.N•
t.
327
191/4
480
25 7/B
NOTE Top cap used on GSM with 1000W flat glass vertically limped optics oaf.
COOPER UGHT1NG
CATALOG .GSM- AM- 400- MH- MT -AS -FG IM c G RAW- E D I S O N
997
213/4
552
27
686
B
or
152 or 229
6 or 14
152 or 358
6or14
152 or358
D »•Reflector
Spun and stamped aluminum
reflector in vertical lamp units, •
or hydroformed anodized
aluminum reflector in
horizontal lamp units.
Rotatable optics standard.
E •••Doo r
Formed aluminum door has
heavy -duty hinges, captive
retaining screws and is
finished in premium TG1C
polyester powder coat. (Spider
mount unit has steel door.)
F•••L.ns
Convex tempered glass lens or
Hart glass.
Spider Mount
D
337
15 aril
381 or 406
183f4or193►4
476 or 502
GSSIGSM!GSL
GALLERIA
SQUARE
7a -1000W
Metal Halide
ammamor 111
High Pressure Sodium
ARCHITECTURAL
AREA LUMINAIRE
Dark
Ski
DARK SKY FRIENDLY
In aft fiat glass configurations.
SINGLE
ENERGY DATA
CWA Banat Input With'
150W MH HPF (210 Watts)
176w MH HPF 1210 Watts)
175W MH HPF trio Watt)
250W MH HPF 1295 Watts)
250W HPS HPF {300 Watts)
400W MH HPF 1455 Watts,)
400W HPS HPF (465 Wad)
1000W MH HPF (1090 Watts)
1000W HPS HPF (1100 Watts)
02,
EXHIBIT 10
ADH012827
•
TYPE:
DETAILS
REFER TO CHART FOR DIMENSIONAL INFORMATION
MH
(mounting height)
O
o
0
0
a 1
Cr
�
0
s
COOPER LIGHTING
1
handhole
125/16•
f_1
Base View
4
3
2
5
CATALOG #:
HANDHOLE (section through standard handhole)
SPECIFICATIONS
1 • • •ASTM Grade steel base plate •
with ASTM A366 base cover.
2•••Handhole assembly 3" x 5" on
all RTS poles.
3—Steel shaft minimum yield
55,000 PSI. Shot blasted and
painted with polyester powder
coat
RTS7A22 -SX -MX
COOPER LIGHTING
Handhole reinforcing ring
welded to inside of shaft
Cover retaining screw
Stamped handhole cover
Ground lug receptacle
. 4 — Drilled or Tenon (specify).
5 --Anchor bolt per ASTM A576
with (2) nuts, (2) flat washer,
and (1) lock washer. Nuts,
washers and threaded portion
of bolt are hot dip galvanized 3"
hook for 3/4" bolt. 4" hook for
1" bolt.
RiSROUND
TAPERED STEEL
FINISH COLORS
F=Dark Bronze
G.-Galvanized
H=Red
I=Royal Blue
L=Buttercup Yellow
N=Diive Green
P=Prlme
(Designer Beige
S=Silver
V=Grey
W =White
X==None
Y =Black
20' - 50'
Mounting Height
ROUND TAPERED
STEEL
z
v�
"05
0
LE a �
L
x
ccl
. as>tn1
L
cD
0
a)
3
cu
*
co
0
O
W
ca
t�
v
1
1
1
z
II
Z
1
� O
v
4C
ID
2
8
O
2
O
A
n
1
1
1
1
3
•
x
s
1
3
O
0
1
es
1
3
3
a
8
8
a
U
J
J
csa Z
Eno
if 4
c4 r
0 co
I co
a co t
t° Or
cI,cgg NW 'olegnB
an `Aaning'g 5ui }y6il up
•
z
I 8
°
I7-
A
SI
10 a'O R ; K 14 N o
liesenvit
• • . ' •N .a .fir .'d ..- 0 4 .'d • o
.a •o W. w'"' .o W. . W. O. el' A .a' .a . •°
O h q q O O l�
• O .O O O O .� - •• •• •- • o
g q o a q q • q q a
. .° .a �° .o wa' .° •o .o .°
Nw `soodeauuiW
sapadad ue31a911ay 41-1
NV\1 `s14fiiaH *led )IeO
SiiuoN
N
}
4
0 0 0
O O O
R N R
.155
r r r
a
g
O 0
O 8
RN
51
S r
0
8
a
3
0 0 0 0
O O O O
N N P I N
0
a
l6
9
0 0 O
0 o O
NNN
2
r r r
O 0
O O
R!8
c
a
4
O O
O O
NN
r
0
N H
a 8
I I
r r
.111111111111:111111111111
w
ef
eiG a w v.. a o e s
.r N A Pf b O h• • 01 R FI ri n rl
a
3
A
a
Pi
4
A
i8
A
co
O
R
3
18
4
8
3
R
R
O O
$ $
R N
1
R
1
O
R
2
R
O O O O
Edge
3 8 3 3
1.!
R
8
O O
R,R
88
id
HINHIM 11111111111
N R !0 R R N R R Z R R fi !8 !! e V V V 3 ** 0
• 04 0. 0 •" •, W. •w .a •.. &d
A .N : .�.
. 3 .
,0I
• • t• .10 .o 111.." .ft .b .W •"a .r
�! 4 't 't q
4
q o 0
R R s° so s° .° .�
. c4 - W. •o
R 4
or- . - • o .a
lit
r
• • w i . - .." . . .A s°
.° •° •°
4
4
•a
0 • 0 .° .O • o
: Wen
:mad
° O O O
s W. •° •°
4 q O O q
s s s s
q q q
.° .o .
et
o
M
0
CID
4 4 4 4 4 4 , 4 4 0. 0 O, q q 4 0 0 4 0 4 O
so s W. .o W. . s .° . 0 •a •° s •° so • •0 so • • •
q o 0 0
• . s so s • .° s° . • .'°
q q o q ° g q q q 0 ° o q a, o g q q q q g q q q a a, o, o q
.O .° . .a •a . wo .0 .0 .0 • . • •o . . . s° so • .O s s° •° se' s° .o .o s° •0
a o o g q o q o q
. .° .° •0 . . .0 • s
q q q q q o q o o,
.o .o so .° .° .° so .a sQ so o, w
i0
° q
•O s° •O
q q O,
• a •a •o
q q q
.o .o .o
o q q
. ° W. W.
q q a
°
s° so
O q o
• ` .O s • - ea •a s°
r O q O q
• ° ■ . •o •o
° O a
O
00
11
O O d o O O et ▪ s° et 1 4 et R
q q
• _ .° • o
• 0 . 0 • 0 .
•
• o
• O
• o
s°
•°
s°
..o .. • _.
• o
ro
• o
q
• o
•°
• o
so
leo
4
s°
4
s°
s°
.
•
O
ir)
c\I
co
N
ca
a�
0
d
cI)
_c
z
0
rn
a)
2
0
a�
c _i111111144V -
Iiiii 1 ... _.
...... NE
. • -- -II
•
.. . if f
.0 ., to ..., 0 .6 .ir_. 0 0 : 0 0 . 1 1.0.0 1, 7 i ... . % lb , . . . . ..• o o: o.o os to
Ii . g
.0.0 .0.0 .0.0 .0.0 ., . . .0. o.o as to " .. *. ......e Nig lo .. mow II : ° O "0: I. 0.04i t t. It .0 a . . 1 b.o *o.o O.o Os so.o
t . 1, . t , . .1:1., ra r 4 1 i: 0 . 1 13 . "... s'i . e. o . to ,. O.o O . • o s 'o.
ig
to 'b.o Os ti os 3.11 46.3 3A .7 6.0 3.8 5 il tirj a o0.6 Qs' .I , ii: - . 1.1 " iiihi t & A -4 0.6 02 . 5 I .6 4 . I t II i I 1 i t a .... ■ I I a g * 4
8 0.0 0.0 1.0 0.1 .0 8 7.1 8 1 ' -.8 1101 8 - • 7. ` 0.1 ••• .. III* '4 %ISO % -11r . . .7 5.7 . 8 8 2.0 8 4.4 8 4 1.1 1. 8 3.5 8 8 3.7 0 0.3 0.0 0.0 8 0A %A !
•
Ail
0.0 8 0A 0.0 0. 0.4 8 0.8 1.1 0 41.1:, a te .1.1 7 • 1.1 . e l •Ilare .3 ..111. 1 1.11•••• . . .1.2 Z 12 1 . 41 .• 1 2 " • '. % - 1 4 1.3 0.1 " 0.1 0.0 " 0.0 8 0.0 0.0
1.o eo.o so.o O. 1.1 ti . I L I, ' 0 1E0 . .9 • A.A. Is fr,... • I. .• ..9 • : - %. • .1 - 0.1 .7 . . 1 • Joup...eson
NI NM
'0.0 lbsi ' . 1.0 '0.1 . .4 zA M 2.1 1.1 z.1 3 6 " 1.5 1.5 " 22 13 $ 7 4 4 " L3 i 1.8 I V • 0.3 " 0.1 0.0 " 0.0 0.1 0.0 0.0 " 0.0 " 0.0 OA 0.0 Os to Os •o.o to Os
■
■
• I � . peu6lS
Aetal Halide Fix
c Heights, MN
1
and Pridno Contact
& Survey,LLC
la' - PH: 763-6844
1
I
M
1
1
z
v�
"05
0
LE a �
L
x
ccl
. as>tn1
L
cD
0
a)
3
cu
*
co
0
O
W
ca
t�
v
1
1
1
z
II
Z
1
� O
v
4C
ID
2
8
O
2
O
A
n
1
1
1
1
3
•
x
s
1
3
O
0
1
es
1
3
3
a
8
8
a
U
J
J
csa Z
Eno
if 4
c4 r
0 co
I co
a co t
t° Or
cI,cgg NW 'olegnB
an `Aaning'g 5ui }y6il up
•
z
I 8
°
I7-
A
SI
10 a'O R ; K 14 N o
liesenvit
• • . ' •N .a .fir .'d ..- 0 4 .'d • o
.a •o W. w'"' .o W. . W. O. el' A .a' .a . •°
O h q q O O l�
• O .O O O O .� - •• •• •- • o
g q o a q q • q q a
. .° .a �° .o wa' .° •o .o .°
Nw `soodeauuiW
sapadad ue31a911ay 41-1
NV\1 `s14fiiaH *led )IeO
SiiuoN
N
}
4
0 0 0
O O O
R N R
.155
r r r
a
g
O 0
O 8
RN
51
S r
0
8
a
3
0 0 0 0
O O O O
N N P I N
0
a
l6
9
0 0 O
0 o O
NNN
2
r r r
O 0
O O
R!8
c
a
4
O O
O O
NN
r
0
N H
a 8
I I
r r
.111111111111:111111111111
w
ef
eiG a w v.. a o e s
.r N A Pf b O h• • 01 R FI ri n rl
a
3
A
a
Pi
4
A
i8
A
co
O
R
3
18
4
8
3
R
R
O O
$ $
R N
1
R
1
O
R
2
R
O O O O
Edge
3 8 3 3
1.!
R
8
O O
R,R
88
id
HINHIM 11111111111
N R !0 R R N R R Z R R fi !8 !! e V V V 3 ** 0
• 04 0. 0 •" •, W. •w .a •.. &d
A .N : .�.
. 3 .
,0I
• • t• .10 .o 111.." .ft .b .W •"a .r
�! 4 't 't q
4
q o 0
R R s° so s° .° .�
. c4 - W. •o
R 4
or- . - • o .a
lit
r
• • w i . - .." . . .A s°
.° •° •°
4
4
•a
0 • 0 .° .O • o
: Wen
:mad
° O O O
s W. •° •°
4 q O O q
s s s s
q q q
.° .o .
et
o
M
0
CID
4 4 4 4 4 4 , 4 4 0. 0 O, q q 4 0 0 4 0 4 O
so s W. .o W. . s .° . 0 •a •° s •° so • •0 so • • •
q o 0 0
• . s so s • .° s° . • .'°
q q o q ° g q q q 0 ° o q a, o g q q q q g q q q a a, o, o q
.O .° . .a •a . wo .0 .0 .0 • . • •o . . . s° so • .O s s° •° se' s° .o .o s° •0
a o o g q o q o q
. .° .° •0 . . .0 • s
q q q q q o q o o,
.o .o so .° .° .° so .a sQ so o, w
i0
° q
•O s° •O
q q O,
• a •a •o
q q q
.o .o .o
o q q
. ° W. W.
q q a
°
s° so
O q o
• ` .O s • - ea •a s°
r O q O q
• ° ■ . •o •o
° O a
O
00
11
O O d o O O et ▪ s° et 1 4 et R
q q
• _ .° • o
• 0 . 0 • 0 .
•
• o
• O
• o
s°
•°
s°
..o .. • _.
• o
ro
• o
q
• o
•°
• o
so
leo
4
s°
4
s°
s°
.
•
O
ir)
c\I
co
N
ca
a�
0
d
cI)
_c
z
0
rn
a)
2
0
a�
c _i111111144V -
Iiiii 1 ... _.
...... NE
. • -- -II
•
.. . if f
.0 ., to ..., 0 .6 .ir_. 0 0 : 0 0 . 1 1.0.0 1, 7 i ... . % lb , . . . . ..• o o: o.o os to
Ii . g
.0.0 .0.0 .0.0 .0.0 ., . . .0. o.o as to " .. *. ......e Nig lo .. mow II : ° O "0: I. 0.04i t t. It .0 a . . 1 b.o *o.o O.o Os so.o
t . 1, . t , . .1:1., ra r 4 1 i: 0 . 1 13 . "... s'i . e. o . to ,. O.o O . • o s 'o.
ig
to 'b.o Os ti os 3.11 46.3 3A .7 6.0 3.8 5 il tirj a o0.6 Qs' .I , ii: - . 1.1 " iiihi t & A -4 0.6 02 . 5 I .6 4 . I t II i I 1 i t a .... ■ I I a g * 4
8 0.0 0.0 1.0 0.1 .0 8 7.1 8 1 ' -.8 1101 8 - • 7. ` 0.1 ••• .. III* '4 %ISO % -11r . . .7 5.7 . 8 8 2.0 8 4.4 8 4 1.1 1. 8 3.5 8 8 3.7 0 0.3 0.0 0.0 8 0A %A !
•
Ail
0.0 8 0A 0.0 0. 0.4 8 0.8 1.1 0 41.1:, a te .1.1 7 • 1.1 . e l •Ilare .3 ..111. 1 1.11•••• . . .1.2 Z 12 1 . 41 .• 1 2 " • '. % - 1 4 1.3 0.1 " 0.1 0.0 " 0.0 8 0.0 0.0
1.o eo.o so.o O. 1.1 ti . I L I, ' 0 1E0 . .9 • A.A. Is fr,... • I. .• ..9 • : - %. • .1 - 0.1 .7 . . 1 • Joup...eson
NI NM
'0.0 lbsi ' . 1.0 '0.1 . .4 zA M 2.1 1.1 z.1 3 6 " 1.5 1.5 " 22 13 $ 7 4 4 " L3 i 1.8 I V • 0.3 " 0.1 0.0 " 0.0 0.1 0.0 0.0 " 0.0 " 0.0 OA 0.0 Os to Os •o.o to Os
•
REVISED TRAFFIC REPORT FOR
RETAIL DEVELOPMENT
OAK PARK HEIGHTS, M 1 N N ES OTA
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 - 9375150
Fax 952- 937 -5822
EXHIIBIT 11
Summary
The p ose ur of this preliminary traffic study is to document the potential significant
p p
transportation impacts resulting from the development of the Oak Park Heights retail
P p
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
Th e proposed ro osed Oak Park Heights retail. site development will be located south of T.H. 36
g .
in Oak Park Hei hts. The site is bordered by Krueger Lane on the west, Norell Avenue
g
on the east, 58 Street North on the south and 60 Street North on the north. Customer
's planned .from two driveways s on .Kru.e er Lane, one driY.P.W.Py. 60 ' on
access to the site. � p y 0. ..
Street North and one driveway on Norell Avenue. Truck traffic will access the site from
wa on Krueger Lane, two driveways on 58 Street North and one driveway on
one driveway g � Y
Norell Avenue. The driveway on Norell 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
Mid Entr.
83
8
NCO
72
10Th
mo
South Entr.
18-
o
40Th
r
33
245-
North Frontage Road
X124
r-70 •
TH 36
CCU
15 - + c ����
230Th ,1 ► A
X90 6o h • 165--
r-o t St 1070 - 4 o In
15O
140-
170-3 •
�
NN 90
F
x
4-30
U) 2
IL( -1010
Page 2
The .planned roadway lane usage is shown on Figure 2.
Figure 2
Planned Roadway Lane Usage
•
Mid Entr.
South Entr.
58th St
1�
-.�
North. Frontage Road
T'H 36
co
m
U
� North Entr. "a
T r • 0
Z
60th St
Norell Exit
d
dlb�
err
Tr'
err
#
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.
Page 3
Intersection Name -
•
- Existing
60th St. N. & North Site Access
SB
, A
Dela
Krueger Lane & 60th St. N.
:
A
Dela
Krueger Lane & North Site Entrance
Dela
A
Dela
Krueger Lane & South Site Entrance
Existin •
A
C
Krueger Lane & 58th St. N.
B
B
C
Norell Ave. & 58th St. N.
B
B
C
Norell Ave. & Norell Ave. Site Exit
A
Norell-Ave. &-60th_St. N.
C
- •
Scenario
EB
WB
NB
SB
Intersection
Dela
LOS
Dela
LOS
Dela
LOS
Dela
LOS
Dela
LOS
Existin •
23.1
C
19.3
B
23.9
C
18.5
B
21.1
C
Trip Generation
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
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.
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 development' includes the following uses: at
the south end, an 86,000 square foot Kohl's with a future expansion area of'19,200
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
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
Shopping
Center
Additional New Trips:
High - Turnover (SitDown) Restaurant
Fast Food with Drive -Thru
Bank - drive -thru
Subtotal Added Trips
12.70
2.50
6.00
2120
83
44
165
292
55
40
259
138
329
164
551
Total New Trips:
191.72 1 598
591 1,189 I
KSF Try • s In
• 170.52 306
Traffic Assignment
Table 3
Trip Generation for Oak Park Heights Retail Site
1 Trip generation was determined based on the standard trip generation rates contained in Trip Generation, 6th Edition
(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
Tri • s Out • Total
332 638
•
% North Frontage Road
TH 36
5 %•
•
• Mid Entr.
25
in
a)
U
0
..North . RN:GE _
0
Z
Figure 3
Direction of Approach
58th St
60th St
0,
cn
0
0
U
South Entr. Q
m
0
s.. z
Norell Exit
0
a
L
Page 6
15
0
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:
5%
• Shortest Path —This is the path that traffic would be expected to choose if no
traffic congestion would interfere with travel (Figure 4).
• 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 Norell Avenue
in the southeast comer of the development (Figure 6).
• Figure 4
Development Volumes — Shortest Paths
s
Mid Entr.
. • •
100
21
N CO
0
0101•
72'
South Ent. 3-111
40
:314
182
245
North Frontage Road
TH 36
< • 4
AP r219
pl c c
a)
;151
e NOrth Entr.
coo
MI •
co
46
•-0
ill 5
.1#11:
COT.-C›
<
.11111N111111.11111
353•>
17-N j
60th St
z
Norell Exit '
11;
58th St
c ti
L.
14(1
200—>
LO
,
`
lo
15 tO 1,07)
230 1 2 1 rk,
1070-> co to
ti
475-
15-x
41.
tL 45
1- 75
r
T r
t •
"4
e
Prtr--56
N 4
1 1 1 44; es16
P :11,nr
Page 7
Figure 5
Development Volumes -- Partial Reroute
100
21
C4 03
7
N a0
Mid Entr.
72
10"y,
co
e-
South Entr. art
18 -3
0
4o-.A
182
245
North Frontage Road
4
e
SirSi
r CO
N
X 25
x
TH 36
224 -
17-y
0
z
4- 357
.e-219
1 )4
us .
North Entr: Q
Norell Exit
58th St
60th St
m
0
0 J
E (IP
5'ct '
z °1
0
426
200
v
b
10 omen
15
230 L
45
4 75
,x"185
7 )1' r
N ‘-z90
E
r323
165
1070-4 co ko
209 o r. o
211
63--) � T r"
• .-10-N •
tr cv
i- N cc
:1
Page 8
=Figure 6
Development Volumes -- Norell Avenue Complete Rerouting
North Frontage Road
TH36 .
10
2 "')
t� �r1
! t
(7,2
NM
cv �
Mid Entr.
72
10-N
t�Dr�'N
�� %4 South E ntr.
0
40
c•,
co
182-
245
< 4- 357
237219
....11W
170
L 43
4
165
1070 to t
7 , • 1 0
.
209
120-A
- •• _ ... _ _ . .. 55- -0 . ). t l.'
a) 15 w
x204 North Entr. <
:11 -e
0
z
Norell Exit
58th St
60th St
I0
C, CI)
409-
196-)
'1T
o
"4.5
8
5
15-4 g ar-- o) 44:091
230-NA N +-8166
x
J
P; .J ( 5
`�qc 4-60
� r; 5
6°
Page 9
Intersection Name
• Post Development Paths
•
Shortest
Partial
Reroute
Complete
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 f
C t
Norell Ave. & 58th St. N.
B
C
C
Norell Ave. & Norell Ave. Site Exit
A
A
B
Norell 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.
1
•
Table 4
Post Development PM Peak Hour Level of Service
* Determined using HCM 2000 methodologies in Synchro
t "C" Level of Service achieved with alt -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
Norefl 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 Street and Krueger Lane are adequate.
The access from Krueger Lane will result in trucks making a left turn when
entering before backing to the loading dock or making a longer backing move
afiter fuming from 58 Street.
• The spacing between the T.H. 36 and 60th Street intersections along Norell is
currently inadequate. This is planned to be addressed throughafuture upgrade
projects for T.H. 36.
• With the current P.M: peak hour traffic volumes at the intersection of 60th Street
and Norell, the intersection analyses for the intersection in isolation indicate that
there will be inadequate capacity.and unacceptable operation. In 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 turning right from the north site drive onto
60 Street, then fuming left to travel northbound on Norell 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 turn from 60 Street to Norell will
become overloaded: This is - shown by re stop -sign=analysis of
Norell Avenue and 60 Street, where the critical east to northbound left turn
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 to 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.turn 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 11
east most lane to make a right turn onto T.H. 36. Further, the drivers must turn
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, er, eastbound on 58 p g
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 preferred 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
•
•
August 12, 2003
Mr. Eric Johnson, City Administrator
City of Oak Park Heights
14168 Oak Park Blvd., P. O. Box 2007
Oak Park Heights, MN 55082 -2007
Re: The Shoppes of Oak Park Heights (Kohl's Development)
General Plan & Final Plat Review
BRA File No. 55-03-000
Dear Eric:
We have reviewed the general development plans and final plat for the proposed Kohl's Retail
Development as submitted by Westwood Professional Services, Inc. and have the following
comments /recommendations for your consideration (comments still applicable from our concept
plan review are shown in italics):
Final Plat:
1. Label the dimensions of the Utility Easement in the southeast corner of the site (water tower
location).
2. Include standard 10' drainage & utility easements along the southerly and easterly property
boundaries where none are shown.
3. Include square footages of Lot 1, Lot 2, Outlot A and MnDOT State Highway 36 right -of-
ways in Outlot A on the Plat. 0
4. Include platting information (drainage & utility easement for storm water /ponding) for the
proposed expansion of the Menard's Pond west of Menard's.
Site Layout/Access Locations:
5. The Shoppes of Oak Park Heights (Kohl's) calls for six access points: three "main" entrances
(two off Krueger Lane and . one off Norell Avenue N.) and three delivery vehicle access
points (one off Krueger Lane, one off 58 Street N. and one off Norell Avenue N.). Not all
three delivery vehicle accesses are needed. The two accesses to Krueger Lane and Norell
Avenue N. can sufficiently serve the development. The third access to 58 Street N. is not
needed, and we recommend it be eliminated. If the developer feels strongly that it remain,
than the access to Norell Avenue N. should be revised to an out access only for delivery
vehicles and signed as such.
6. The main entrance to Norell Avenue N. requires the applicant acquire an access easement
over the Wal -Mart pond property, which is owned in fee by the City. A legal description of
this easement has been prepared and forwarded to you and the City Attorney. This access
location is less than 100' from the existing Wal -Mart access, which provides a less than
desirable separation distance. However, these two driveways are at least offset in the "proper
direction" (no left - turning movement conflicts).
7. The p roposed northerly access to Krueger Lane is approximately 200' from the existing
northerly Menard's access, while the proposed southerly access lines up across from the
southerly Menard's access. Krueger Lane is a three -lane road striped with a center dual left
turn lane. These access points are acceptable as shown. We recommend future access to
Krueger Lane for the parcel north of Menard's be lined up across from the Kohl's proposed
northerly access.
8. Verify whether the 10' radii proposed for the delivery vehicle access points on Krueger Lane
and Norell Avenue N. are sufficient for proposed truck turning movements.
9. Where the two storm sewer connections are proposed to the existing storm sewer in Krueger
Lane, show the limits of excavation/restoration and that joints will be via saw cutting.
Traffic:
10. The traffic report previously submitted is acceptable with respect to projected trip
generations/traffic volumes and projected direction of approach percentages. Although the
analysis is acceptable (as stated in the 8/7/03 Planning Report), the result of the projected
Level Of Service F at 60th Street N. and Norell Avenue N. is not.
Until MnDOT updates the existing Highway 36 /frontage road intersections, the existing
intersection of 60 Street N. and Norell Avenue N. will experience increased delays. This • is
noted in the Conclusions section of the traffic report. To try to alleviate delays at this
intersection, 'tie recommendation is to use ' "signing and any other practical 1 methods " to
encourage motorists exiting onto Krueger Lane to head south and use 58 Street N. to Norell
Avenue N. or use the Norell Avenue N. access directly. A small percentage of motorists will
probably use these routes after experiencing delays when using 60 Street N It is difficult to
predict how successful signing or other practical methods will be at directing significant
percentages of other motorists to use these "partial reroutes ".
We do recommend/require that internal signage be installed directing motorists existing onto
Krueger Lane to head south to access Highway 36 (via 58 Street N. and Norell Avenue N.)
or to use the Norell Avenue N. access directly.
Grading/Drainage:
11. The City's Annexation Area Surface Water Management Plan (SWMP) requires a storm
water pond at the southeast corner of Krueger Lane and 60 Street N. to accommodate storm
water runoff from a portion of this site, the proposed outlot, as well as areas upstream
(easterly) of this site. The developer proposes to enlarge the existing Menard's Pond in lieu
of providing on -site ponding. This revision to the City's SWMP is acceptable and was also
approved by the Brown's Creek Watershed District (BCWD) at their August 11, 2003 board
meeting, with four conditions as outlined in an August 7, 2003 memo from EOR, the
B C WD' s engineer.
12. We have also reviewed the storm water modeling and proposed Menard's Pond expansion
analyses performed by EOR and concur with their data presented with minor differences (see
attached August 11, 2003 internal memo from Jason Swenson).
13. The Menard's Pond proposed storm sewer outlet structure requires more detail and should
include a skimmer structure at the new 12" outlet.
14. The proposed safety /aquatic bench shall be a minimum of 10' wide.
15. One of the BCWD's conditions requires that the proposed pond bottom contour be widened
to 20' where it meets the existing pond bottom. In a subsequent phone conversation I had
with EOR, they realize the site constraints will make adhering to this condition very difficult.
As such, they are requesting as much widening of the contours as is possible.
16. The proposed Menard's Pond expansion will require lowering the rim elevation of an
existing trunk sanitary sewer structure from 935.56 to approximately 925. A 10' sanitary
sewer stub exists to the south out of this structure at an elevation of approximately 921.25.
With the proposed pond slopes, this stub will virtually daylight at the new slope face. As
such, this stub (and associated drop structure) should be removed and the resulting openings
in the existing structure sealed. Additionally, we recommend this lowered structure be fitted
with a watertight casting due to its proximity with the pond HWL.
17. Storm water runoff from this development is proposed to be collected on -site via storm sewer
and connected to the existing storm sewer in Krueger Lane. The existing. storm sewer in
Krueger Lane was sized to handle runoff from the majority of this site. We require storm
water runoff calculations (proposed flow) to verify sizing of proposed internal storm sewers
and whether the existing storm sewer in Krueger Lane can accommodate the additional area
from the northeast portion of this site.
• 18. Include in the Storm Sewer Data table the diameter ofthe . structtures.. A, number of structures
will :need .to be larger than . the standard '4' diameter due to . the large storm sewer . pipes
entering and` extin
g g
Sanitary Sewer:
19. Two existing 8" sanitary sewer services are provided to this site out of Krueger Lane. The
previous concept plans proposed utilizing the southerly service only to serve this site. These
general plans have been revised and propose utilizing the northerly service only to serve this
site, which is acceptable.
20. We recommend lowering the invert of Sanitary MH -2 by 3' or 4' to make the grades
upstream and downstream of this manhole more uniform (as designed the grades upstream
are approximately 0.53% while the grades downstream are approximately 9.70 %)
Water Main:
21. The proposed water main layout is acceptable as shown. Two existing 6" water services are
provided to this site out of Krueger Lane. The proposed utility plan indicates utilizing both
of these services to create an 8" loop in front and in back of the proposed buildings,
connecting on the east side and then connecting to the existing 12" water main in Norell Ave.
N. via a wet tap.
22. We recommend insulation be provided between all water main and storm sewer crossings to
alleviate potential freeze up conditions.
Miscellaneous:
23. A retaining wall up to 14' in height is proposed in the vicinity of the northwest corner of the
water tower easement. Detailed structural calculations shall be submitted to the City for
review and approval prior to construction.
If you have any questions or require additional information, please contact me at (651) 604 -4815.
Sincerely,
BONESTROO, ROSENE, ANDERLIK & ASSOCIATES INC
Dennis M. Postler, P.E.
cc: Judy Hoist, Finance Director
Jay Johnson, Public Works Director
Jim Butler, Building Official
Scott Richards, City Planner
Mark Vierling, City Attorney
Kathy Widin, City Arborist
Dan Parks, Westwood Professional Services, Inc.
DMP, DDH, File -- Bonestroo & Associates
Attachment
K:155101d1Koh1's - East of Menards_General Plan Review_8-12-03.doc
Memo
Project Name: Kohl's Development / Menard's Pond
Expansion
To: Dennis Postler
From: Jason Swenson
Re: Drainage Review of Menards Pond Expansion
. Bonestroo, Rosene, Anderlik and Associates, Inc.
0 St. Paul Office:
2335 West Highway 36
St. Paul, MN 55113
Phone: 651- 636 -4600
Fax: 651- 636 -1311
0 Milwaukee Office:
1516 West Mequon Road
Mequon, W153092
Phone: 262 -241 -4466
Fax: 262- 241 -4901
0 Rochester Office:
112 7 Street NE
Rochester, MN 55906
Phone: 507- 282 -2100
Fax: 507 - 282 -3100
Client: City of Oak Park Heights
File No: 55 -03 -000
Date: August 11, 2003
0 Willmar Office:
205 5th Street SW
Willmar, MN 56201
Phone: 320 -214 -9557
Fax: 320 -214 -9458
0 St. Cloud Office:
3721 23 Street S
St. Cloud, MN 56301
Phone: 320 - 251 -4553
Fax: 320 -251 -6252
Bonestroo
arm Rosene
Anderlik &
Associates
Engineers & Architects
This memo summarizes a drainage review of the proposed Menard's Pond Expansion to accommodate the
adjacent Kohl's Development, located directly to the east of Krueger Lane.
The 1995 Annexation Area Surface Water Management Plan (SWMP) identifies a required pond in the
northwest corner of the property for the proposed Kohl's development. The pond was designated to serve
areas located on that parcel, as well as the parcel(s) located to the east of the existing Wal -Mart store for rate
control purposes. The current development proposal for the Kohl's development includes no on -site water
quality or rate control features. Instead, the developer proposes to expand the pond located north of Menards,
est of Krueger Lane. Ultimately, this is the last pond serving the City of Oak Park Heights before drainage
crosses Highway 36 into the City of Stillwater.
The developer proposes increasing the size of the Menards Pond by 08 :acres of .surface area. The expansion
results in an approximately 8.5 acre -feet of additional flood storage volume. In addition, the outlet from the
pond would be modified to provide rate control for smaller storm events. No infiltration is assumed in these
calculations. The following table details the peak discharge rates from the modified Menard's Pond for various
storm events. High water levels for the 100 -year storm are also shown for comparison. These conditions
reflect ultimate development, and assume the parcel located to the south of Applebee's handles its storm water
rate control either on site or by rerouting storm water to an enlarged pond to the south of WaI -Mart.
www.bonestroo.com
0 Grayslake Office:
888 East Belvidere Road
Grayslake, IL 60030
Phone: 847 - 548 -6774
Fax: 847- 548 -6979
1.5 -Year Event
(2.8 inches)
Peak Discharge
10 -Year Event
(4.2 inches)
Peak Discharge
100 -Year event
(5.9 inches)
Peak Discharge
100 -Year Event
(5:9 inches) High
Water Level
1995 SWMP
20 cfs
26cfs
36cfs
923.5 feet
Menard's Pond Expansion
5.0 cfs
8.0 cfs
14.0 cfs
923.7 feet
Memo
Project Name: Kohl's Development / Menard's Pond
Expansion
To: Dennis Postler
From: Jason Swenson
Re: Drainage Review of Menards Pond Expansion
. Bonestroo, Rosene, Anderlik and Associates, Inc.
0 St. Paul Office:
2335 West Highway 36
St. Paul, MN 55113
Phone: 651- 636 -4600
Fax: 651- 636 -1311
0 Milwaukee Office:
1516 West Mequon Road
Mequon, W153092
Phone: 262 -241 -4466
Fax: 262- 241 -4901
0 Rochester Office:
112 7 Street NE
Rochester, MN 55906
Phone: 507- 282 -2100
Fax: 507 - 282 -3100
Client: City of Oak Park Heights
File No: 55 -03 -000
Date: August 11, 2003
0 Willmar Office:
205 5th Street SW
Willmar, MN 56201
Phone: 320 -214 -9557
Fax: 320 -214 -9458
0 St. Cloud Office:
3721 23 Street S
St. Cloud, MN 56301
Phone: 320 - 251 -4553
Fax: 320 -251 -6252
Bonestroo
arm Rosene
Anderlik &
Associates
Engineers & Architects
This memo summarizes a drainage review of the proposed Menard's Pond Expansion to accommodate the
adjacent Kohl's Development, located directly to the east of Krueger Lane.
The 1995 Annexation Area Surface Water Management Plan (SWMP) identifies a required pond in the
northwest corner of the property for the proposed Kohl's development. The pond was designated to serve
areas located on that parcel, as well as the parcel(s) located to the east of the existing Wal -Mart store for rate
control purposes. The current development proposal for the Kohl's development includes no on -site water
quality or rate control features. Instead, the developer proposes to expand the pond located north of Menards,
est of Krueger Lane. Ultimately, this is the last pond serving the City of Oak Park Heights before drainage
crosses Highway 36 into the City of Stillwater.
The developer proposes increasing the size of the Menards Pond by 08 :acres of .surface area. The expansion
results in an approximately 8.5 acre -feet of additional flood storage volume. In addition, the outlet from the
pond would be modified to provide rate control for smaller storm events. No infiltration is assumed in these
calculations. The following table details the peak discharge rates from the modified Menard's Pond for various
storm events. High water levels for the 100 -year storm are also shown for comparison. These conditions
reflect ultimate development, and assume the parcel located to the south of Applebee's handles its storm water
rate control either on site or by rerouting storm water to an enlarged pond to the south of WaI -Mart.
www.bonestroo.com
0 Grayslake Office:
888 East Belvidere Road
Grayslake, IL 60030
Phone: 847 - 548 -6774
Fax: 847- 548 -6979
Memo
Bonestroc
o Rosene e
Anderhk
Associate
Engineers &
As shown, the proposed modifications to the pond outlet and expansion result in substantial decreases in peak
discharges. High water levels in the 100 year -storm are slightly higher than those proposed in the 1995 SWMP.
However, they do not threaten any existing structures or roadways, and thus are acceptable.
As part of the permitting process, the BCWD modeled the 1995 Annexation Area in XP -SWMM to verify
compliance with the BCWD rules. The model is generally consistent with the City of Oak Park Height's updated
HydroCAD model. The District's model assumes ultimate conditions and further improvements to the
Applebee's pond, ond, similar to what is assumed in the City of Oak Park Heights' model.
The BCWD's model and memo dated August 7, 2003, show the proposed improvements to the Menards Pond
meet the peak discharge requirements of the BCWD rules. As modeled, the results are generally consistent
with the results of the City of Oak Park Heights' HydroCAD model.
The BCWD's volume control rules do not apply due to the Cooperative agreement between the City of Oak Park
Heights and the City of Stillwater.
The BCWD also conducted a review of the water quality features in the Annexation area. The model was not 4,
received in time to adequately review it prior to the preparation of this memo. The memo dated August 7, 2003
does show that the proposed system meets the requirements of the..BCWD for. water. quality. . - . •.. ..
Summa
ry:
As proposed, the Menard's Pond expansion meets the BCWD rules for peak rate control and water quality. The
proposed expansion and outlet modifications meet the requirements of the 1995 Annexation Area SWMP, with
p ex p
a slight increase in the 100 -year HWL to 923.7. The BCWD's volume control rules do not apply due to the
cooperative agreement between the City of Oak Park Heights and the City of Stillwater.
Approval of the proposed pond expansion and outlet modifications is recommended.
1055155030001Storm _SewerOrDrainageNatershed JASAMenards Pond Expnasion Memo 08112003.doc
Bonestroo, Rosene, Anderlik and Associates, Inc.
0 St. Paul Office:
Office:
2335 West Highway 36
Road
St. Paul, MN 55113
Phone: 651 - 636 -4600
6774
Fax: 651 -636 -1311
0 Milwaukee Office:
1516 West Mequon Road
Mequon, WI 53092
Phone: 262 -241 -4466
Fax: 262 -241 -4901
0 Rochester Office:
112 7 Street NE
Rochester, MN 55906
Phone: 507 - 282 -2100
Fax: 507 - 282 -3100
❑ Willmar Office:
205 5th Street SW
Willmar, MN 56201
Phone: 320 - 214 -9557
Fax: 320 -214 -9458
0 St. Cloud Office:
3721 23 Street S
St. Cloud, MN 56301
Phone: 320 - 251 -4553
Fax: 320 -251 -6252
www.bonestroo.com
❑ Grayslake
888 East Belvidere
Grayslake, IL 60030
Phone: 847-548 -
Fax: 847- 548 -6979
BACKGROUND
Attached for reference:
Exhibit 1:
Exhibit 2:
Exhibit 3:
Exhibit 4:
Exhibit 5:
Exhibit 0:
Exhibit 7:
FN f! ngt.IRE
0111111 3
NORTHWEST ASSOCIATED CONSULTANTS, INC.
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone: 952.595.9636 Facsimile: 952.595.9837 planners @naoplanning.com
PLANNING REPORT
TO: Eric Johnson
FROM: Cynthia Putz-Yang / Scott Richards
DATE: August 5, 2003
RE: Oak Park Heights — Snyders Drug Stores / Lower St. Croix Mall:
Planned Unit Development (PUD) Amendment
FILE NO: 798.02 -- 03.10
Snyders Drug Stores has requested a planned unit development amendment to allow
construction of a building addition and to allow other site and building modifications at
the Lower St. Croix Mall. The building is located at the corner of 60 Street North and
Osgood Avenue North. The proposed addition is approximately 4,900 square feet in
size. At this time, improvements are only proposed for the northwest wing of the Lower
St. Croix Mall Building and the surrounding site area. Improvements to the southeast
wing of the building and the rest of the site may be proposed in the future.
The site is part of the St. Croix Mali PUD that was originally approved in 1979. The City
has approved a number of PUD amendments since then to allow site and building
modifications. In 2001, the City approved a PUD amendment and design guidelines
review for the Lower St. Croix Mall to allow a change in signage and awnings. The
application shows the owner of the Lower St. Croix Mali as C & H Properties. Proof of
ownership by C & H Properties must be provided, or SC Mall LLC must provide written
authorization for the application.
Existing Conditions
Site Plan and Drainage /Utility Concept Plan
Landscape Plan
Building Exterior Elevations
Lighting Details
Trash Enclosure Plan
Letter from Applicant
ISSUES ANALYSIS
Zoning. The property is zoned B -2, General Business. Retail uses are permitted
within the B -2 District. The St. Croix Mali was approved as a PUD; therefore, a PUD
amendment is required before any site or building changes can be made.
Parking. The proposed addition is 4,906 gross square feet in size and requires 22
additional parking spaces. Based upon the survey of existing conditions, it appears that
12 parking spaces would be lost due to site modifications. The modified Lower St. Croix
Mall building has a floor area of 18,265 square feet; therefore, 91 parking spaces are
required. The site plan illustrates 75 parking spaces in the parking lots directly north
and east of the Lower St. Croix Mall building.
Because this site is part of the overall St. Croix Mall PUD, parking requirements may
also be met by the parking lots to the south. Although ownership of the Lower St. Croix
Mall is changing, the parking cross - easements will remain. The following table contains
parking analysis for the entire St. Croix Mali area based upon information previously
supplied by Andersen Corporation and information provided with this application:
Use
Retail
Office
Total
Floor Area
90,606 x .9 = 81,545
217,219 x .9 = 1 95,497
277,042
Ordinance
Requirement
1 per 200 square feet
3 + 1 per 200 sq. ft.
Required
Spaces
408
980
1,388
1,332 spaces existing
- 12 subtracted in site modifications
+ 155 available at Bowling site (proof of parking)
1,475 parking remaining after modifications (87 spaces more than required)
The information listed above demonstrates that adequate parking will continue to be
provided with the proposed site and building modifications.
Drive Through. Two drive - through lanes are proposed on the west side of the building.
The applicant has explained that approximately 20 percent of pharmacy business, or 30
to 40 transactions, is expected to be drive through business. The drive - through lanes
are segregated from parking areas and are not expected to. interfere with circulation
patterns.
Store Operation. Snyders expects to employ a total of approximately 30 people. The
store would likely be open 8 a.m. to 9 p.m. Monday through Friday, and 9 a.m. to 6 p.m.
Saturday and Sunday. The drive through may be open shorter hours.
Design Guidelines. Proposed exterior building materials include burnished block,
glass, stucco, and EIFS on the front (north) facade. The front facade is approximately
27 percent glass, which exceeds the minimum requirement of 20 percent glass. The
front facade complies with the guideline that requires at least three high quality
2
materials. A new entry canopy and articulated EIFS panels at the top of the wall break
up the roofline and provide variety. The side and rear facades are finished with painted
8 x 8" scored block, EIFS, and an acrylic finish over concrete block. A concrete frame
provides vertical elements that break up the wall expanses.
Colors have not been specified. The colors should be soft, warm, earth tones. The
applicant must provide color elevations and building material samples for Planning
Commission review and approval.
Signage. An existing freestanding sign is located at the northwest corner of the
property next to 60 Street North and does not comply with current sign regulations.
Details of the sign must be provided and plans for bringing the sign into conformance
with Section 401.15.G of the Zoning Ordinance must be submitted for City review and
approval. The freestanding sign may identify multiple tenants, and may not exceed 100
square feet and a height of 20 feet. The freestanding sign base shall be surrounded
with a landscape planter at least three feet in height and constructed of materials to
match the principal building. The planter shall contain decorative shrubbery and/or
flower materials.
For multiple occupancy buildings, tenants on building ends may have a maximum of two
signs each to be located at the front and side elevations of the tenant space; therefore,
Snyders may have a maximum of two walls signs. Additional on- premises directional
signs, not exceeding four square feet in area, may be allowed to identify the pharmacy
drive through: -The total cumulative sign area of wall and freestanding signs, except for
directional signs, shall not exceed 300 square feet.
Seven wall signs are proposed with a total area of approximately 310 square feet. To
comply with the sign regulations, one of the "Snyders Drug Stores" signs must be
eliminated, as well as the "1 Hr. Photo" and "Pharmacy" signs. If "Pharmacy Drive Thru"
signs are retained, they must be reduced in size from approximately 23 square feet
each to no more than four square feet each to comply with directional sign
requirements. A revised sign plan must be submitted for City review and approval.
Landscaping. A landscape plan has been submitted that includes new deciduous and
evergreen trees and shrubs. The landscape plan is subject to City Arborist review and
approval.
Lighting. The drainage and utility plan shows that two pole lights are proposed within
the right -of -way next to the east parking lot. The Zoning Ordinance requires the light
source of an outdoor light fixture to be set back a minimum of ten feet from a street
right -of -way; therefore, the two proposed pole lights next to the east parking lot must be
relocated to be no closer than ten feet from the property line.
A photometric plan must be submitted that complies with Section 401.15.B.7.d. This
110 section reads, "No light source or combination thereof which cast light on a public street
shall exceed one (1) foot candle meter reading as measured from the centerline of said
street nor shall any light source or combination thereof which cast light on adjacent
property exceed four - tenths (0.4) foot candles as measured at the property line, per the
method outlined in Section 401.15.B.7.e."
Light standards may not exceed 25 feet from the parking lot surface to the top of the
fight fixture. The lighting details provided include pole lights with convex lenses. The
lenses must be revised to be flat. The proposed wall lights must be revised so that the
luminare contains a cutoff that directs and cuts off the light at an angle of 90 degrees or
less.
Refuse. A new masonry dumpster enclosure with swing gates is proposed on the back
side of the building. Details of the . dumpster have been provided The exterior wall
treatment of the enclosure should be revised so that it is similar and/or will complement
the principal building.
Utilities. The location of the sanitary sewer line in relation to the proposed building
addition is subject to review and approval by the Building Official.
Storm Water. Drainage and storm water issues are subject to review and approval by
the City Engineer and the Middle St. Croix Watershed District.
CONCLUSION / RECOMMENDATION
The application generally complies with City regulations and is a reinvestment in an
existing development, which is consistent with City goals. We recommend approval of
� the PUD amendment subject to the following conditions:
1. Proof of ownership by C & H Properties must be provided, or SC Mall LLC must
provide written authorization for the application.
2. The applicant must provide color elevations and building material samples for
Planning Commission review and approval.
3. Details of the existing freestanding sign must be provided and plans for bringing
the sign into conformance with Section 401.15.G of the Zoning Ordinance must
be submitted for City review and approval. The freestanding sign shall not
exceed 100 square feet and a height of 20 feet. The freestanding sign base shall
be surrounded with a landscape planter at least three feet in height and
constructed of materials to match the principal building. The planter shall contain
decorative shrubbery and/or flower materials.
4. A revised wall sign plan must be submitted for City review and approval. The
plan must include a maximum of two wall signs. In addition, on- premises
directional signs, each not exceeding four square feet in area, may be allowed to
identify the pharmacy drive through.
5. The total cumulative sign area of wall and freestanding signs, except for on
premises directional signs, shall not exceed 300 square feet.
6. The landscape plan is subject to City Arborist review and approval.
7. The two proposed pole lights next to the east parking lot must be relocated to be
no closer than ten feet from the property line.
8. A photometric plan must be submitted that complies with Section 401 .1 5.B.7.d. of
the Zoning Ordinance.
9. Light standards may not exceed 25 feet from the parking lot surface to the top of
the light fixture. The lenses must be revised to be flat. The proposed wall lights
must be revised so that the luminare contains a cutoff that directs and cuts off the
light at an angle of 90 degrees or less.
10. The exterior wall treatment of the proposed dumpster enclosure shall be similar
and/or complement the principal building. Details must be submitted for City staff
review and approval.
11. The location of the sanitary sewer line in relation to the proposed building
addition is subject to review and approval by the Building Official.
12. Gradin g g subject and drainage issues are ect to review an d ap proval by the City
Engineer and the Middle St. Croix Watershed District.
5
LZ ZZf 41 9frOW
;z, 1 05
•
Lti
q 1 i
�
r
m
z
i I
1 4
N
a
• v
1
1
•Subject:
FW: Snyder's - Landscape Plan
Sent: Wednesday, August 06, 2003 10:37 AM
Subject: Snyder's , - Landscape Plan
> OPH Staff -
> 1 have reviewed the landscape plan for the Snyder's project and have the
> following comments:
> 1. The Iandscape plan is attractive and should enhance the project
> 2. The plant species are acceptable, being hardy and relatively free of
> insect and disease problems
> 3. The landscape plan shows "10 GPS" plants in the bed fronting Osgood
> Ave., but "GPS" is not identified in the plant schedule
> 4. "removal of top rungs of wire basket, top of burlap, and twine from top
of
> root ball and base of trunk " should be added to the tree planting detail
> 5. The developer should pay close attention to the possibility of tree
> branches limiting sight lines on the west side by exit from drivethrough
> onto access road
> Kathy Wdin
> OPH Arborist
Fit,:
1
Fit,:
• • tYPE:
DESCRIPTION
McGraw-EdI on'e Gallerta
combines beauty and versatility
to make it an excellent choice
for architects, specifiers and
contractors In today's energy
and design- conscious
environment, An aesthetic
reveal in the formed aluminum
helloing glveethe Getletie a
distinctive look while a variety
of mounting options tamp
wattages provide maximum
flexlblllty.
APPLICAT1oN
The Gelierfa achieves superior
light distribution by utilizing a
seem leas netlsctor systacn,
mailing it the optimum .choice
for almost any small or medlum
area lighting application,
DIMENSIONS
AAi
ca o ; ' 11 1}{11 lt�rao • nu
CATALOG Si
PEC(P(CAT!ON FEATURES
A•..H a uslna
Formed aluminum housing
with stamped reveal has Interior-
yielded seams for structLtral
integrity and le finished In
polyester powder coat thL.
dated for wet locations. CSA
approved.
1 Tray .
Ballast tray le herd - mounted to
housing interior for cooler
operation.
C»•Ballast
Long -life core and colt ballast,
GMA4OI29FTIMAI 0136
Phdw• A 8 C D E P a, . 14 .
*Am tMd 18 a/t 2 1 15 VA 21 WA a at 1a 12 Z1
mm 281 19 7 '102 D8 392 162 or 536 303 511
Jim Maw
b•Npafiectoe •
Spun and stamped aluminum
reflector in vertical lamp units,
or hydrofornnod anodized
alunhlnUrn eeflector in
horizontal lamp Units,
Eh,nnonf
Forged aluminum door has
heavy-duty hinges, captive
retaining screws and is • .
flnlehed in polyester powder
'coat (Spider mount unit has
steel door.)
F—L• ns
Convex tempered glass lens.
Bptdar Mount
F1.1 TMT4IJ T FEJR 9N7REC IHH
McGRAWEDISON.
GMGAWRIA
25o -ao
Metal Halide
ARCHITECTURAL
1AHT
SEE THE
CUTSHEETSfOR
THE POLE DETIAL
E tV S R QY D ATA
CWA &gut input Wins
280W MN HPF Wane)
ioow MN HPF t4SS Watt*
92:8 8002 tt • m r
ZYPE
• DETA IS
M To CHART Fon D1MtNNiDNA1. iNPORMAT1oN
Ima nand holghU
e
1.
0
l,1
AA/ CATALOG g;
.NaN.1 N•.•..•4
handhold
!T
l�r
Boss view
GoQC� '; i NT1u609.ON
STD DARK BRONZECOLOR
SINGI.E HEAD MOUNTING
4ANDHOLI (section through standard handhole)
SPECIFICATIONS
•1 •..ASTM Grade steel base plats
with ASI M A365 base coven.
2 auembly3' x 5' on
ell RTS poles.
S•••9svel sHIft mnln #tnum yield
65,000 PSI. Shot blasted end
Painted with polyester powder
cont,
FIT513A3SSFMT
COOPER LIGHTING
ilandhole nslaiorelnb r1he
welded to Mild. of shift
Covet tstitnfhd wow
enuntred hrndhde saver
Ground 1ug mceptecle
4 or 'Amon (specify).
, • •Anchor bolt per ATM A57g
with (2) nuts, (2) fiat washer, .
and (1) lock*eeher. Nit,
washers and threaded portion
of bolt ere hot dip galvanized 3'
hook tot 3/4" bolts 4' hook for
1' bolt,
514 I N33N 19143
�itS
TAPRED O ST
FINISH COLaRs
••Dark Stotts
t •GalVanfxed
H•Red
tl•Aoyal Blue
La*Buttsrcup Yellow
Nm011ve Gran
P -Prtmr
• besigner Beige
S•Slfver
M3ray
W vhlts
X .None
Y■8lack
Mounting Height
sommiummen
ROUND TAPERED
STEEL
WW92 :8 800? '17T ' 1f f
•YPEI
DESCRIPTION
The Lucnark Wei -Pak provides
a durable and efficient exterior
light source for any application
requiring maximum
performance and minimum
maintenance, The rugged, die-
cast aluminum housing,
stainless steel hardware and
sealed and- gasketed optics
•connpartment combine to
Malaita Wal -Pak virtually
impenetrable to contaminants.
U,L. listed and CSA certified.
APPLICATION
Easy to Install, the
Wal -Pak complement° any
envitonrnent and Is ideal for
loading docks, underpeaeee,
tunnels, stairways, building
entrances, vehicle ramps and
schools, '
DIMENsIoNs
BB1
1e" t*aemml
C 1 _11t111I11 tact • ni.R
CATALQ 0 gs
sPBCIF %CATION NATURES
A— Housing
Die-cast aluminum housing
is finished in dark bronze
polyeoter powder coat.
8 ••iOptt col System
Class Lana combines with dual
reflectors for repeatable
photometrica. . -
c-tQasksttng
Foam.in -place high- temperature
silicone gaskettnd seals out .
external contaminants&
MOUNTING MAIL
it0 t1aiSmm1 d 1r2• 116knm)
1
d We C121tnml
2 slid' tebmml
Three 2161'I ..�
Die. Mtg. Holes
Acme to
Outlet FT •
threaded hub)
r tlort ml
to bottom of
housing
4•I.H•1 N• 11. 1.• 1.. I.. N1. M.1 1. M.• 1•.. 1 ••.1H.1.1111••1.1••1..1.11.HH/
V 5/8'
t2d4mm)
sa wHPsaMH.2S0WMH
10 1 1/2` t2E7
acw HPS. 400W IP tnm S &
12 1/10' t305mm1
MHWL =7O- MT.11..F
D•••galtast
High power factor ballast with
class H insulation. Minimum
starting temperature is -4o° C
for HPS and 40° C for MH.
•l•ens Assembly
Lens assetnbly is hinged at
bottom for easy installation
and relarrlping, Refractor Is of
impact-resistant boroalllcate
prismatic glass or polycarbonate.
9IJT N T)1Jl F)M7R"1 181.1
411:12.2 :8 EeP2' •in
LUMARK'.
WLWAL4'iK
50•400W
High Pressure Sodium
Motel Halide
fsessomer
WALL MOUNT
ENERQY DATA
Rssctor h8sit f nput Watts
sow HPS NPF/HPP tae Wott*i
70W HPS NPF/HPP (12 Watts)
100W HP3 NPFIHPF (Ile Wi
• 1BOW HP NPFfHWF (17s Watts)
High What input Watts
Sow MH HPF tee Weft)
70W MH HPF (VL Watt;)
100w Mk HPF 020 Wain)
150WHPSKPf(194Wirt*
CWl Ballast tnptrt Welsh
280W HPS HPF 1300
cWA Belled Input Watts
171:W MH HPF (210 turf
20DW MK HFF (260 Wan l
230W Mk HPF (Z95 Waste)
4*ow MH MK (138 Watlel
400W HPS HIT iSe3 With)
51/4411442. tattme*Tieg., F•
►.l'(pisp 5'roloe.
As'i1P $4411417 $• u1114..0&
ga uaup a or- r'j'.. 1
MVC- 847S.JPG
EXHIBIT 60
iuimi■i
11111111
Z
ILI
0
a)
o
U
•
tutiu
f-
a
z
0
W
J
W
2
O
Q
CC
Q
a
MIN
*MI
z
tn
y
0I
i�.
W
0 .
to
r •
O
22 1-
N
U3
0
%—
s
1
<EXISTIN6
ENCLOSURE
DUMPSTER
11111111111111111111111111
si ■1111111a1s11■
11•01111
.1;1;:]
a.
� s • w
1
• Y
i ♦ j
•• r
•
11111111
scan■
*aiu
1111111.1111111111111111
1111111111111111111111111111
*rna
iuimi■i
11111111
Z
ILI
0
a)
o
U
•
tutiu
f-
a
z
0
W
J
W
2
O
Q
CC
Q
a
MIN
*MI
z
tn
y
0I
i�.
W
0 .
to
r •
O
22 1-
N
U3
0
%—
s
1
<EXISTIN6
ENCLOSURE
DUMPSTER
SNyDERs
• Drug Stores
July 29, 2003
City of Oak Park Heights
14168 Oak Park Heights
P.O..Box 2007
Oak Park Heights, MN 55082
If you need any additional information, please feel free to contact me.
Sincerely,
Group Vice President
DLLs
C: Leland Clark, V.P./Real Estate -- Snyders
_ P.O. Box 320 is Minneapolis, Minnesota • 55440 -0320
14525 Highway 7 • .Minnetonka, Minnesota • 55345 -3742 • Telephone 952 - 935 -5441 • FC
www.snyderdrug.com
DRUG EMPORIUM'
Snyders Drug Stores, Inc., has been o p e r a t i n g d r u g stories i a Minnesota since 1928. The
new store we are planning on building is our newest 12,600 sq ft prototype drug store.
will . c the normal in x _ of merchandise ou would expect to see in a
We Garry ... you
with our main focus on the pharmacy. items
We will be expanding our selection of food
m g dairy. frozen and da' . The store will have a drive tbru pharmacy window, which
has become the norm in the drug store industry. We will employee about 30 employees
and will be open 7 days a week.
EXHIBIT 7
•
BACKGROUND
Attached for reference:
Exhibit A:
Exhibit B:
Exhibit C:
Exhibit D:
Exhibit E:
Exhibit F:
Exhibit G:
ANALYSIS
NORTHWEST ASSOCIATED CONSULTANTS, INC,.
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone: 952.595.9638 Facsimile: 952.595.9837 planners nacpIanning.00m
PLANNING REPORT
SURE "4
J. Michael and Carolyn Dvorak have requested a variance from rear yard setbacks in
order to construct a 160 square foot (10 feet wide by 16 feet long) attached screen
porch. The Dvoraks will also build a 10 foot by 10 foot deck adjacent to the porch. The
deck would be allowed within the rear yard setback. The house is currently 32 feet from
the rear property line, requiring a variance of eight feet to allow the 10 foot wide porch.
A variance is necessary in that a 30 foot setback is required from rear property lines in
the R -2, Low and Medium Density Residential District.
TO: Eric Johnson
FROM: Scott Richards
DATE: August 5, 2003
RE: Oak Park Heights -- Dvorak Variance: 5898 Olinda Avenue North
FILE NO: 798.07 -- 03.01
Site Elevation
Front Elevation
Site Elevation /Foundation Plan
Cross Sections
Floor Plans
West Elevation
Applicant Narrative
Existing Conditions. The applicant is proposing the addition to the west side of the
existing house. The screened porch would be adjacent to the existing dining room of
the house. The rear yard of the lot is relatively flat and no mature trees would be
affected by the addition.
The house was originally constructed with a 40 foot front yard setback. The existing
side yard setbacks are 10 feet on the north and 34 feet on the south. The difficulty in
adding to the rear of this structure has resulted from the original placement of the house
10 feet more than the 30 foot setback.
As indicated, the 10 foot by 10 foot deck can be constructed in the rear setback area as
long as it is set back at least five feet from the rear and side yards.
The applicant could construct a screened porch as a freestanding accessory structure.
The building would need to be six feet from the house and have a setback of eight feet
from the rear lot line and five feet from side lot lines.
VARIANCE CRITERIA
Section 401.04.A.5 of the Zoning Ordinance states that a variance from the terms of this
Ordinance shall not be granted unless it can be demonstrated that:
a. Undue hardship will result if the variance is denied due to the existence of special conditions and
circumstances which are peculiar to the land, structure, or building involved and which are not
applicable to other lands, structures or buildings in the same district.
1) Special conditions may include exceptional topographic or water conditions or, in the
case of an existing lot or parcel of record, narrowness, shallowness, insufficient area or
shape of the property.
Undue hardship caused by the special conditions and circumstances may not be solely
economic in nature, if a reasonable use of the property exists under the terms of this
Title.
3) Special conditions and circumstances causing undue hardship shall not be a result of lot
size or building location when the lot qualifies as a buildable parcel.
b. Literal interpretation of the provisions of this Ordinance would deprive the applicant of rights
commonly enjoyed by other properties in the same district under the terms of this Ordinance or
deny the applicant the ability to put the property in question to a reasonable use.
c. The special conditions and circumstances causing the undue hardship do not result from the
actions of the applicant.
d. Granting the variance requested will not confer on the applicant any special privilege that is
denied by this Ordinance to other lands, structures or buildings in the same district under the
same conditions.
e. The request is not a result of non - conforming lands, structures or buildings in the same district.
f. The request is not a use variance.
g. The variance requested is the minimum variance necessary to accomplish the intended purpose
of the applicant.
h. The request does not create an inconvenience to neighboring properties and uses.
2
•
•
•
The preference of the applicant is to have the porch attached to the house adjacent to
the dining room, but other options exist that would allow for at least a three season
room that would be a detached structure. A structure at least six feet from the existing
house that would meet side and rear setbacks would not require a variance.
Staff does not find there to be an undue hardship in this case. There are no special
conditions or circumstances related to topography, vegetation, or other conditions that
would provide justification for a variance. Options would be available to the applicant to
construct a detached accessory porch in the rear yard area. Staff is also concerned
that the extent to which the setback area would be encroached and the precedent that
may be set if the City were to approve variances without adequate justification.
RECOMMENDATION
Staff does not support the variance request and would recommend denial of the
application. If the applicant makes a case for undue hardship and if the Planning
Commission finds that the application meets the criteria for granting a variance, the
Planning Commission may recommend approval subject to comments and conditions of
the Planning Commission and staff.
'‘e4 1 IQ
4
dEt
a k
‘n ger
� p
I OQ/
,091
IMO
o
5
0
ur —4 1
Y
V
V 4.
:� 3 171
•
1 EXHIBIT A
ct
4,
m
w
e
•
•
1
.05
•
H.
••n..n•�1•W
r•MM •..• . w M..r.. wMYS +N+. .
�wr
Isti(
e.
•
Z �Y
•
•
10.
-• - tea..•• .+11.a -wi
•
•
•
M•I.�y•. PM•��••• Y.M. M!♦►w/N�•YY.w•
•
•
l4
..
•. •
: ::
r
1
.
•
.
°
t
;
snt
l
(
•
- - '
(
•
•
•
•
• .•
.•
% . /
•
•
•
1
•
••
••tr. .
.•
UJ
•
Project Narrative
Variance Request
J. Michael & Carolyn L. Dvorak
589$ Olinda Ave. No.
pid #04 029 2021'OQIO
•
This request is for a variance from the rear setback line of 8.0 feet for the construction of ••
an attached screen p orch and deck. The screen porch will be 10' (wide) x 1.6' (long) and • the deck 10'x1.0'.
This will run 26 feet long along the back of the house and extend 10 feet wide into the
yard. The 10 feet wide is the reason for the request due to the narrow (100') lot depth.
We have a 40' setback, and a 28' wide house, which gets us to 68', which is dust 2' shy of
the 30' backyard setback; therefore the 8' variance request to construct a 10' wide porch.
The screen p orch will be of frame construction attached to the house with attached
rooines.
EXHIBIT G