HomeMy WebLinkAbout2018-06-26 CC Meeting Packet EnclosureOak Park Heights
Request for Council Action
Meeting Date June 26th, 2018
Time Required: 10 Minutes
Agenda Item Title: Consideration of Ridgrecrest Commercial Development — Conditional Use
Permit. Planned Unit Development, Concept and General Plan Review.
Etc.
Agenda Placement New Business
Originating Depariment/Requestor Eric Johnson, City Administrator
Requester's Signature
Action Requested _ Discussion, Possible Action
Background/Justification (Please indicate if any previous action has been taken or if other public
bodies have advised):
Please see the following from Scott Richards, City Planning Consultant
1. Planning Report dated June 71, 2018
2. Recommending Resolution of the Planning Commission — Unsigned
3. Proposed City Council Resolution
TPC3601 Thurelon A%mnue K Suits too
Anoka. MN 55303
Phone: 763.231.6840
Fowlmlle: 7493.427.0520
TPCQFiann1nUCo.corn
PLANNING REPORT
TO: Eric Johnson
FROM: Scott Richards
DATE: June 7, 2018
&T.• -*42
RE: Oak Park Heights — Ridgecrest Oak Park Heights I Planned Unit
Development — Concept and General Plan, Conditional Use Permit
for Drive Thru Restaurant, Preliminary/Final Plat, and Design
Guldelines/Site Plan Review —13523 60th Street North
TPC FILE: 236.02 18.03
BACKGROUND
Trent Mayberry of Ridgecrest Oak Parts Heights I has made an application for Planned
Unit Development - Concept and General Plan, Conditional Use Permit for Drive Thru
Restaurant, Preliminary/Final Plat, and Design Guidelines/Site Plan Review at 13523
80th Street North.
The lot and building were previously the Eagles Club. It is situated at Highway 38 and
Norell Avenue North. The site will be redeveloped with two buildings, one which will be
a freestanding Panora Bread with a drive thru and the second as a retail building with
no tenants identified at this time. Over the past year, the City has been In preliminary
planning for improvements and realignment of the 801h Street North (frontage road) and
Norell intersection. This pian would accommodate the current plan for that realignment.
A copy of the conceptual plan layout is found as Exhibit 13.
The Planned Unit Development will allow a multi building shopping center with joint
signage, access and parking. The site is currently zoned B,4 Limited Business District
that allows retail and restaurant development. The Panora Bread plan would require a
Conditional Use Permit for a drive thru. A Preliminary/Final Plat is required to subdivide
the parcels Into the respective lots for the two building sites and the buildingsk to will
require Design Standards and Site Plan review.
EXHIBITS
The review is based upon the following submittals:
Exhibit 1: Project Narrative
Exhibit 2: Cover Sheet (Sheet 1)
Exhibit 3:
Preliminary Plat (Sheet 2)
Exhibit 4:
Tree Preservation Pian (Sheet 3)
Exhibit 5:
Existing Conditions and Removals Plan (Sheet 4)
Exhibit 6:
Site Plan/Potential Future Roadway (Sheet 5)
Exhibit 7:
Grading and Erosion Control Plan (Sheet 6)
Exhibit 8:
Utility Plan (Sheet 7)
Exhibit 9:
Landscape Plan (Sheet 8)
Exhibit 10:
Landscape Details (Sheet 9)
Exhibit 11:
Photometric Plan (Sheet 10)
Exhibit 12:
Turning Plan (Sheet 11)
Exhibit 13:
Conceptual Layout — 60'" Street North and Norell Avenue
Exhibit 14:
Panora Bread — West and South Elevations (0106)
Exhibit 15:
Panora Bread — East and North Elevations (0107)
Exhibit 16:
Panora Bread — Exterior Perspectives (0 108)
Exhibit 17:
Panora Bread — Drive Thni Clearance Bar
Exhibit 18:
Panera Bread — Drive Thru Canopy Elevation
Exhibit 19:
Panora Bread — Drive Thru Canopy Elevation — Side View
Exhibit 20:
Panora Bread — Menu Sign Elevation
Exhibit 21:
Panora Bread — Menu Sign Screen
Exhibit 22:
Panora Broad — Lighting Specifications
Exhibit 23:
Retail Building — Floor PlaNExtedor Elevations (Al)
Exhibit 24:
Retail Building — Floor Plan/Exterior Elevations - Color (A1)
Exhibit 25:
Retail Building -- Lighting Specifications
Exhibit 26:
Report of the City Arbotist
PROJECT DESCRIPTION
The Project Narrative for Ridgecrost Oak Park Heights I is found as Exhibit 1.
The former Oak Park Heights Eagles 94 site is proposed to be redeveloped into multi -
tenant retaiUservice and restaurant uses.
The masterplan features two buildings placed along Novell Avenue to form an urban
edge as well as maximizing visibility opportunities at the intersection and from Highway
36.
The northern building features a freestanding restaurant with a dnW thru. Ample car
stacking is provided within the development. Parking is provided at a ratio suitable for
high4evel, restaurant type uses Pylon signs are located at the main entrance and off
Norell. The signs am designed to match building architecture with a brick base. One
pylon sign is proposed for each of the two future lots
The building architecture utilizes brick with soldier course pattems. Storefront glass is
maximized at the front elevation and turns the carers. The use of spandrel glass on
Me street facades gives the appearance of the front while disguising back of house
elements. The use of multiple styles of awnings and placement of brick elements helps
to differentiate tenants
2
Signage is consistent with Individually mounted back N channel letters and located in
designated sign band area. Two trash enclosures are located for convenient access
and are of matching materials to the buildings with landscape screening and softening.
Landscaping around the site includes a vmlety of deciduous and coniferous tree
plantings with complementary shrubs and perennial plants Native pants and with a
seasonal color change are used to provide interest throughout the year. All non -paved
areas of the site will be covered wfih plant material.
ISSUES ANALYSIS
Comprehensive Plan. The property is designated as Commercial on the Proposed
Land Use Map. The use c f the site as retail and restaurant buildings is consistent with
the Comprehensive Plan.
Zoning. The property is zoned B,4 Limited Business District that allows retail and
restaurant use as a permitted use. Shopping centers with joint signage, access and
parking require a Planned Unit Development overlay. The Concept and General Plan
phases of the process can be. combined for this development in that all the General
Plan information has been submitted and deemed complete.
A conditional use permit has been requested to allow a drive thnu for the Panora Bread.
Section 401.301.E of the Zoning Ordinance provides the review criteria for this request.
The drive thru as designed complies with the criteria.
Subdivision. The property is to be subdivided as Ridgecrest Oak Park Heights I with
one lot for each of the buildings. The plat will be subject to review and approval of the
City Attorney and City Engineer. The park dedication fees have been paid for this area.
Lot 1, Block 1 will have an area of 1.01 acres and Lot 2, Block 1 will have an area of
1.26 acres. The lots will comply with the minimum lot size of 15,000 square feet and lot
width of 100 feet. Easements around lot lines shall be dedicated as required by the
Subdivision Ordinance and the City Engineer. A Final Plat shall be prepared for review
by the City Council.
The plat includes moving the north and east property lines into property owned by the
C6 to accommodate the development. In exchange, the City would take the land to the
south in fee or as an easement to allow for the potential construction of the frontage
road to the south. The Site Plan, found as Exhibit 6, indicates how this frontage road
would fit with the plan for the Ridgecrest development.
Setbacks. Building setbacks required in the 13-4 District are a 40-1oot front yard
setback, 104bot side yard setback and 20 foot rear yard setback. Norell would be
considered the front yard for the two lots. The Lot 1 which includes the Panora Bread
building, will have a 44-1oot building setback to the property line and Lot 2 with the retail
building will have a 30-1oot setback. To 60th Street North, the Panora Bread building will
have a 32 -foot setback. The Planned Unit Development would allow flexibility in the
setback requirements.
3
All parking and drive aisles must be set hack at least ten feet from the property line.
The parking lot setback to 60th Street North is at the narrowest point five feet. The
Planning Commission should comment on the proposed setbacks.
Traffic Circulation/Curb Cuts. The site will be accessed by 60th Street North at the
north side of the property. This access is shared with the office building to the west.
The site plan also indicates the potential for a southern access if the frontage road is
constructed in this area. The City Engineer shall review the locations of the access for
their acceptability. A turning movement plan has been provided. The plan shall be
subject to review by the Fine Marshal for emergency vehicle access.
Pedestrian Access. There is an existing sidewalk on the south side of 601h Street
North that ends at Norell Avenue. With the potential for reconstruction of the 60th Street
and Norell intersection, the sidewalk could be extended south along Norell Avenue.
The City will condition approval of the project on the Applicant agreeing to escrow
sufficient funds, as specified by the City Engineer, to complete the sidewalk
improvement or agree that the City will complete the work and petition for the public
improvement, waiving notice of public hearing and assessments, as required under
Minnesota Statute 428.
Additional easement for the sidewalk may be required. The City Engineer should
consider this as part of the approvals.
Parking. The following table provides an analysis of proposed and required parking
spaces.
Parking Requirements and Calculation
Lot 1 Building Shopping Center. 6 Spaces per 1,000 24
Square Feet
4500x.g=40501166=24
Lot 2 Building Shopping Center. 6 spaces per 1,000 38
Square Feet
6.q7 20 x.9 — a n wn w i►n — na
Per ordinance, based upon the shopping center parking requirements, the site would
require 60 parking spaces. The proposed site plan indicates a total of 108 spaces, 53
spaces on Lot 1 and 66 stalls on Lot 2. There will be cross easements for parking and
access throughout the development. The plans indicate six disability stalls adjacent to
the front entrances of the two buildings, which will be adequate for the site.
Drive-Thru for Restaurants. The Panera Bread building has been designed with a
circulation lane to allow for a restaurant drive-thru. The stacking distance would be
adequate, but there would not be room for an alternate lane around the queue. The
restaurant drive-thru requires a conditional use permit. The plans include a drive
through clearance bar, a canopy with order box, and -the menu board.
4
Snow Storage. The plans do not indicate an area for snow storage. The applicant
shall indicate where the snow is to be stored. Snow storage shall not interfere with
parking stalls.
Landscaping. The submitted landscape pian is subject to City Arborist review and
approval. City Arborlst comments are found as Exhibit 26.
Lighting. The lighting plan indicates the locations of the parking lot and site fixtures.
The lighting specifications indicate that the fixtures to be used in the parking lot will be
full cut off and LED and compliant with height requirements. The building light fixtures
indicate the use of all full cut off fixtures. The photometric plan has been provided and
will need to be revised so that the foot candies do not exceed a one candle meter
reading as measured from the centerline of a public street and not exceed 0.4 foot
candies at an adjacent property line.
All light fixtures shall be full cut off, compliant with the height requirements, and be
consistent with Section 401.15.8.7 of the Zoning Ordinance as it relates to lighting
requirements.
Trash Storage. The plans show the location and design of the two trash enclosures.
The brick colors will match. the buildings. The doors will be constructed of composite
wood and painted to match the brick color. The sides and rear of the trash enclosures
will be landscaped.
Mechanical Screening. The plans for the Panora Bread and retail buildings indicate
that the parapet walls are designed to screen the mechanical equipment. The Applicant
shall provide a site line diagram for Paners Bread to indicate that the mechanical
equipment will be screened from view from Highway 36 and Noxell Avenue. All
mechanical equipment shall be required to be screened as provided in accordance with
the Zoning Ordinance requirements.
Grading, Drainage, Erosion Control and Utilities. Grading, drainage, erosion
control, and utility plans are subject to review and approval by the City Engineer. Storm
water issues are also subject to review and approval by the Brown's Creek Watershed
District.
Signage.
Freestanding Si n. The plans indicate two pylon signs, both of which are on Lot 1.
The Ordinance allows for one freestanding sign per lot and two additional freestanding
signs on the same lot if constructed as a monument. The first freestanding sign can be
a maximum of 100 square feet in size and be no more than 20 filet in height. The
second monument sign can be eight feet In height and 60 square feet. The
freestanding signs will need to be setback at least five feet from the property lines.
5
The proposed freestanding sign is 20 feet in height and 48 square feet. The plan
should be updated so that the second sign meets the size requirements for a monument
sign. If the Applicant places the second sign on Lot 2, it can be constructed to the same
size requirements as the freestanding sign. The bases of the two signs are proposed
to be landscaped and included on the landscape plan.
Wall Si na e. The Zoning Ordinance would allow for three wall signs, each on a
separate fagade for the Ponera Bread building. The elevation plans indicate the Panora
Bread logo on all four facades. There are two signs that indicate the availability of a
drive thru. These signs are considered as informational and no not count in the total of
numbers or square footage. The Ordinance would allow a total of 150 square feet of
wall signage and the four signs total 92 square feet. The fourth sign can be allowed
through Planned Unit Development approvals. The Planning Commission should
discuss this request.
The plans indicate potential tenant signage for the retail building. The signs would
need to comply with the Zoning Ordinance requirements as the tenant spaces are
leased. For the retail building, the Ordinance specifies a maximum of 200 square feet
of signage per wall and maximum of 500 square feet per building.
Sion illumination. The signs will be required to comply with the Zoning Ordinance
lighting requirements. Staff will approve the lighting specifications for the signs at the
time of permitting. The building signage will be individual lit channel letters, attached to
the face of each elevation. The sign lighting should be designed such that only the text
and logo portions of the signs are to be lit at night. The sign background will need to be
dark.
Design Guidelines.
Sustainable Guidelines. The applicant will need to discuss the methods in building
construction and site design with the Planning Commission of how sustainability has
been addressed.
Architectural Guidelines.
Facade Treatments
The two buildings will have a definite base, middle and top. The fa9ades feature
differences in materials, strong comer elements and a varied roof line on the
retail building to provide architectural interest.
Ground Level Expression
The buildings are one story with excellent visibility to Highway 36. The buildings
will be constructed such that the brick materials and detailing will be featured on
each elevation. The entrances are prominently featured with metal canopies or
canvas awnings.
r
Transoarencv
The Design Guidelines requires at least a 20 percent glass on ground floor,
street facing facades. The Panera Bread building will feature glass of 25 percent
on the west elevation, 27 percent on the south, 8 percent on the east, and 11
percent on the north (Highway 36). Staff has worked with the Applicant to
improve the appearance of the two street facing facades and increase the
amount of glass. The retail building will have a 38 percent transparency on the
west elevation, 15 percent on the east and 16 percent both on the south and the
north elevations.
The Planning Commission should comment on those facades of the Panera
Bread and the retail building not meeting the transparency requirements.
Entries
Both buildings feature prominent entries with canopies or awnings.
Roof Design
The roofline of the retail building features varying parapet heights to break up the
roofline. The roofline of the Panere Bread is of a consistent height. The rooftop
mechanical equipment will be completely screened within the parapet of the
buildings. The buildings are one story and less than 35 feet in height.
BuIldina Materials and Colors
The applicant has provided color elevations for review. The primary building
materials of both buildings are brick, EIFS and glass on all facades of the
structures. None of the prohibited building materials will be used. Building
materi
Pedestrian and Common Space
Addressed elsewhere in the planning report.
Landscaping
Building perimeter plantings are provided for both buildings.
Trees/Shrubs
The trees and shrubs used in the landscape plan shall be subject to the review
and approval of the City Arborfst.
Utilites/Service/Loadfn Drive-Throuah/Storage Areas
Addressed elsewhere in the planning report.
Lighting
Addressed elsewhere In the planning report.
Sianaue
Addressed elsewhere in the planning report.
Pedestrian/ Bicycle Routes
A bike rack will be required for each building. The applicant should Identify
locations.
Development Agreement. A Development Agreement would be required between the
Applicant and the City related to the transfer of property and other development issues.
The development agreement shall be subject to review and approval of the City
Attorney.
CONCLUSION f RECOMMENDATION
Subject to the preceding review, City staff recommends approval of the foilowing listed
requests subject to the conditions that follow:
• Planned Unit Development, Concept and General Plan
• Preliminary and Final Plat
• Conditional use permit (CUP) for Drive Thru Restaurant
• Design Guldelines/Site Plan Review
1 The preliminary and final plat shall be subject to review and approval of the City
Attorney and City Engineer. A Final Plat shall be prepared for Cfty Council
approval.
2. The Planning Commission should comment on the proposed building, driveway
and parking setbacks.
3. The site plan shall be subject to review and approval of the Fire Marshal.
8
4. All grading, drainage, erosion control, utility plans, and access driveways are
subject to review and approval of the City Engineer. Storm water plans are also
subject to review and approval of the Brown's Creek Watershed District.
5. The Applicant shall agree to escrow sufficient funds, as specified by the City
Engineer, to complete future sidewalk improvements adjacent to the property or
agree that the City will complete the work and petition for the public
improvement, waiving notice of public hearing and assessments, as required
under Minnesota Statute 429.
6. Additional easements for the sidewalk may be required subject to review and
approval of the City Engineer.
7. The Applicant shall provide a snow removal pian or indicate If the snow will be
hauled off site.
8. The landscape plan shall be subject to the review and approval of the City
Arborist. All required landscape plan details shall be submitted to the satisfaction
of the City Arborist.
9. All mechanical equipment on the roof or on the site shall be fully screened in
accordance with the provisions of the Zoning Ordinance. Panora Bread shall
provide a site line study from Highway 36 and Norell Avenue demonstrating how
the parapets will screen the mechanical units.
10. All light fixtures shall be full cut off, compliant with the height requirements, and
be consistent with Section 401.15.B.7 of the Zoning Ordinance as R relates to
lighting requirements. The freestanding signs shall be limited to one per lot,
unless designed as a monument sign.
11. All signs shall be designed to comply with the Zoning Ordinance requirements for
size, number, placement and intemal illumination.
12. The Planning Commission should discuss the fourth wall sign on the Panora
Building.
13, The Planning Commission shall comment on the building design and building
materials. The Applicant will provide building material samples for Planning
Commission review.
14. The Planning Commission should comment on the transparency of the north and
east elevations of both buildings.
15. A bike rack should be identified on the site pian and placed on site for each
building.
N
16. The applicant shall be required to enter into a development agreement. The
development agreement shall be subject to the review and approval of the City
Attorney and City Council.
pc: Julie Hultman
10
Fro.. 1
NARRATIVE
RIIIGECREST OAK PARK HEIGHTS I
The former Oak Park Heights Eagles 94 site is proposed to be redeveloped
into multi -tenant retail/services and restaurant uses
The masterplan features two buildings placed along Norell Avenue to form
an urban edge as well as maximizing visibility opportunities at the
intersection and from Highway 36.
The northern building features a freestanding restaurant with a drive thru.
Ample car stacking is provided within the development. Parking is provided
at a ratio suitable. for high-level, restaurant type uses. Pylon signs are
located at the main entrance and off Norell. The signs are designed to match
building architecture with a brick base. One pylon is provided for each of the
two future lots.
The building architecture utilizes brick with soldier course patterns.
Storefront glass is maximized at the front elevation and also turns the
corners. The use of spandrel glass on the street facades gives the
appearance ofthe front while disguising back of house elements. The use of
multiple styles of awnings and placement of brick elements helps to
differentiate different tenants.
Signage is consistent with individually mounted back lit channel letters, and
located in designated sign band areas. Two trash enclosures are located. for
convenient access and are of matching materials to the buildings with
landscape screening and softening.
Landscaping around the site includes a variety of deciduous andconiferous
tree plantings with complimentary shrubs and perennial plants. Native
plants and with a seasonal color change are used to provide interest
throughout the year. All non paved areas of the site will be covered with
plant material. Perimeter trees are planted 40 feet on center fu011ing the
municipal guidelines.
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dlsb WHm Will a Compact bogrofile design that's super easy to Instal as a
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Color: Bronze Might 4.5 ibe
Technical Speclfica#ions
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Photocell:
120V Button Photocell Included. Pnolocel In only
compalble with 120V.
Driver:
Constant Current, Class 2.10tt-2771I, 50160 Hz., GKV
surge protection, 72OmA, 100-277VAC OA Amps,
Power Factor 99%.
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DLC l..lsted:
This. product In flirted by Design Lights Conscrdun
(DLC) as an u&a-effident premium product that
qualifies for the highest list of rdmiss *urn DLC
Member UR111m.
DLC Product Code: PBGaMC1KT
UL Listing:
Subble for wet bcagans. Suitable for mounting within
ibn (oft) of to ground
ADA Compliant:
SLIMTM is AOA Compliant.
Dark Bky Approved:
The International Dark Sky Association has approved
Oft product as a fug cubit R* *11 ad luminaire.
l IESNA LM 7S IR LM40 Tasting:
RAS LED IuwAnairee have boom', Ii by an
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79 and L.M40, and have received the Department or
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Construction
IP Rating:
Ingress Protection raft of IP66 for dust and water
Cold Owthar Starting:
Minimum starting temperable is d0'C (4WF)
Project:
Prepared By:
Driver IMa
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Constant Current
120V:
027A
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NIA
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WA
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Heavy-duty mounting bracketwHh hinged houdrg for
easy Installation.
Recommended Mounting Holght:
up to 22 R
Lana:
Tempered gleam Inns.
Reflector.
Specular ttrermoplaMia
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High4emprraturs s3c*w
Finish:
Fomwlated for hWrdumblgy and bW lasting calor.
Green Tochriology:
Mercury and UV free. RoHS compliant corrQCnents.
Polywiler powder Coat 6ntsh f0min ted wmwd 1116
use of VOC or Me heavy metals,
UM
Date:
LED irtfo
Watts:
Color Temp:
Calor Acmm%7:
L70 Lifespan:
Lumene:
EZeecy:
26W
3000K
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100000
3462
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LED Charatoristics
LED:
Mul&chip, longaife LED.
Lifespan:
1 DD,OW-how LED lifespan based an IES LM -80
rasuls and TM -21 calculations.
Color Consistency:
344W MaQhdam ERM binning to achlevs card
lbaum-to4bdurm color.
Color Stabtifty:
LED colortomperature Is warranted W MIR no mare
Own 200K In CCT over a 5 year parbd.
Color Unifamnity:
RAB a rang* of CCT (Comeisted OoW Temperature)
fal*ws the guidelines for the American Natlanal
Standard for Specification* for the Chromdcly of
SW State LIgMMg {SSL) Products, ANSI C7S.S77-
2017.
Patents:
The dealpn of the SLIM- Is protected by pal wb In
U.S. Pat X881,884, and paneling patents In Canada,
China, 7131wran and M®duw.
HID Replacement Range:
Replaces 175W Metal Halder
Buy American Act CompRancm
RAB values USA manuflactudngl Upon mqueK RAB
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product to be made BAA eanplient
Need help? Tech help line' (888) RAB4000 Email: salmserabweb.com WebaRe: wsw.robwob on% Page 1 of 2
Copyright 02018 RAB Lighting Inc. All Rights Reserved Nab&: Spedita kmrts ani subjod to dwa Vo atsny time wMxxd notice
SCOOP - model; WS -W20506
LED Wall Mount
WAC LIGHTING
Responsible Lighting*
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Project:
Location:
PRODUCT DESCRIPTION
With a tfre east aluminum houSing and etched glass, Scoop provides lasWV performance for years to come, Itfietiatures a patentpending design fora water and
dust proof IP66 rated luminalre. Mounts in both upward and downward orientations.
FEATURES
• Fnergy Star' rated
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• Mounts Up or Down
• IP65 Rained, EfL & cETL Wet Location Listed
Die-CastAkaninum Construction
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• Dimming. ELY (1200 or 0-1 OV
• ADA Compliant
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Consbuc6an:/Uuminum with etched glass.
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MauntinolMounts dhectiytojunction bar
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FlnislisBrurhed Aluminum (AL), Black j810. Brom =, Graphite (GHQ, White M
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iVISUALPHDTOLWfRICTOOL PAGE 1 OF 4
Page I of 4
htW.//www.visual-3d.c om//tD01t owtomeWcViewerIdefault.aspx71&212638 5/31/2018
E4.24
• City of Oak Park Heights
14168 oak Park Blvd N.• Box 2W7 . Oak Park He*hb. MN 55082 • Phone (651) 439-4439 • Fax 4394574
Memorandum
Tor Eric Johnson, City Administrator
Cai Scott Richards. City Planner, Juga HuNmen, Building Official
Fow, -. Lisa Danielson, Arborist
Dai+ar 069612018
Rm Ridgscxest Oak Park Heights I Landscape Plan Review
I have reviewed the landscape plan submitted by Trent Mayberry dated May 1511h 2018 far the
Ridgec rest Oak Park Heights I project. The following includes my comments and/or
recommendations:
Tree Preservation Plan (Sheet 3 of 11)
(Dee Repkwemnt Cakidadon)
The final plans must Include the updated tree replacement calculation as shown below:
[(AIB) x C] x A=D
A Total Diameter Inches of Sign'd'icant Tnses Lost as a Result sof the Land Alteration
8= Total Diameter Inches of Significant Trees Situated on the Land
C= Tree Replacement Constant (1.33)
D= Replacement Trees (Number of Caliper Inches)
[(113 C.1 J276 C.I.) x 1.33] x 113 C.I. =D
D=61.76 Replacement Caliper inches Required
A total of 133.5 Caliper Inches In plantings are Included In the proposed plant
schedule (Sheet 8 of 11) therefore; the tree replacement requirement has been met
(Note. A height=Caliper Inches was the converslon used in celculafing for Deciduous
Under and Confers Overatory trees)
TREE C1TY U.S.A.
Landscape Plan (Sheet 8 of 11)
The overall design of the plan is attractive and will complement the site well. The plan includes
an acceptable species selection of deciduous trees, coniferous trees, ornamental trees,
shrubs and perennial plants to be installed ((542) total plantings). All plants Included In the
plan are hardy under local growing conditions, tolerant or resistant to major insect and disease
problems and fairly low maintenance. All trees planted must be landscape grade trees of good
form and structure, no park grade trees. All plant sizes, root and container classes Included In
the plans conform to the City of Oak Park Heights zoning ordinance requirements. The
locations chosen for most plants are appropriate. All plantings must be planted on private
property and not the City boulevard right-of-way. The plant quantities Included in the planting
schedule must correspond with the plant quantities on the landscape plan. The plant schedule
Includes (18) Annabelle Hydrangea shrubs and (19) are shown on the plan. This must be
corrected on the final plans.
Landscape Detalls (Sheet Number 9 of 11)
The landscape notes and planting detail submitted is acceptable. The landscape contractor Is
required to plant trees and shrubs according to the approved planting detail diagrams and
landscape notes submitted with the final approved landscape plan. This will be checked after
planting and any deviations from the plans must be corrected before the landscaping will be
approved by the City, this needs to be noted In the final plans.
Please contact me if you have any questions regarding this landscape plan review. Please
feel free to forward my comments to the development team for this project.
2
TREE CITY U.S.A.
A RECOMMENDING RESOLUTION
OF THE
PLANNING COMMISSION
CITY OF OAK PARK HEIGHTS
WASHINGTON COUNTY, MINNESOTA
A RESOLUTION ESTABLISHING FINDINGS OF FACT AND
RECOMMENDING TO THE CITY COUNCIL THAT THE REQUEST OF
RIDGECREST OAK PARK HEIGHTS I FOR PLANNED UNIT
DEVELOPMENT, CONCEPT AND GENERAL PLAN, CONDITIONAL
USE PERMIT FOR A DRIVE THRU RESTAURANT, PRELIMINARY
AND FINAL PLAT, AND DESIGN GUIDELINES/SITE PLAN REVIEW
SHOULD BE APPROVED WITH CONDITIONS
WHEREAS, the City of Oak Park Heights has received a request from
Ridgecrest Oak Park Heights I for Planned Unit Development, Concept and General Plan,
Conditional Use Permit for a drive thru restaurant, Preliminary and Final Plat, and Design
Guidelines/Site Plan review, and after having conducted a public hearing relative thereto, the
Planning Commission of Oak Park Heights makes the following findings of fact:
1. The real property affected by said application is legally described as
follows, to wit:
SEE ATTACHMENT A
and
2. The applicant has submitted an application and supporting documentation to the
Community Development Department consisting of the following items:
SEE ATTACHMENT B
and
3. The property is zoned B-4 Limited Business District that allows retail and
restaurant development as a permitted use; and .
4. The Applicant has applied for a Planned Unit Development, Concept and General
Plan to allow a shopping center with joint signage, access and parking; and
5. The property is to be subdivided as Ridgecrest Oak Park Heights I, requiring
review and approval of a Preliminary and Final Plat; and
6. A Conditional Use permit has been requested to allow for a drive thru restaurant;
7. Design Guideline/Site Plan approval is required for a new building and site
improvements; and
8. City staff prepared a planning report dated June 7, 2018 reviewing the request;
and
9. Said report recommended approval of the Planned Unit Development, Concept
and General Plan, Conditional Use Permit for a drive through restaurant, Preliminary and Final
Plat, and Design Guidelines/Site Plan review, subject to the fulfillment of conditions; and
10. The Planning Commission held a public hearing at their June 14, 2017 meeting,
took comments from the applicants and public, closed the public hearing, and made the
following recommendation:
NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING
COMMISSION FOR THE CITY OF OAK PARK HEIGHTS THAT THE PLANNING
COMMISSION RECOMMENDS THE FOLLOWING:
A. The application submitted from Ridgecrest Oak Park Heights I for Planned Unit
Development, Concept and General Plan, Conditional Use Permit for a drive thru restaurant,
Preliminary and Final Plat, and Design Guidelines/Site Plan review affecting the real property as
follows:
63" 1.1%111:[ .I►
The Planning Commission recommended the following subject to the conditions as follows:
• Planned Unit Development, Concept and General Plan
• Preliminary and Final Plat approval.
• Conditional Use Permit for a Drive Through Restaurant.
• Design Guidelines/Site Plan Review.
1. The preliminary and final plat shall be subject to review and approval of the City
Attorney and City Engineer. A Final Plat shall be prepared for City Council
approval.
2. The Planning Commission was favorable to the proposed building, driveway and
parking setbacks.
3. The site plan shall be subject to review and approval of the Fire Marshal.
4. All grading, drainage, erosion control, utility plans, and access driveways are subject to
review and approval of the City Engineer. Storm water plans are also subject to review
and approval of the Brown's Creek Watershed District.
5. The Applicant shall agree to escrow sufficient funds, as specified by the City Engineer, to
complete future sidewalk improvements adjacent to the property or agree that the City
will complete the work and petition for the public improvement, waiving notice of public
hearing and assessments, as required under Minnesota Statute 429.
2
6. Additional easements for sidewalk improvements on 60't' Street North and Norell Avenue
may be required subject to review and approval of the City Engineer.
7. The Applicant shall provide a snow removal plan or indicate if the snow will be hauled
off site.
8. The landscape plan shall be subject to the review and approval of the City Arborist. All
required landscape plan details shall be submitted to the satisfaction of the City Arborist.
9. All mechanical equipment on the roof or on the site shall be fully screened in accordance
with the provisions of the Zoning Ordinance. Panera Bread shall provide a site line study
from Highway 36 and Norell Avenue demonstrating how the parapets will screen the
mechanical units.
10. All light fixtures shall be full cut off, compliant with the height requirements, and be
consistent with Section 401.15.B.7 of the Zoning Ordinance as it relates to lighting
requirements.
11. All signs shall be designed to comply with the Zoning Ordinance requirements for size,
number, placement and internal illumination. The freestanding signs shall be limited to
one per lot, unless designed as a monument sign.
12. The Planning Commission was favorable to the fourth wall sign on the Panera Building.
13. The Planning Commission was favorable to the building design and building
materials.
14. The Planning Commission was favorable to the proposed transparency of the north and
east elevations of both buildings.
15. A bike rack should be identified on the site plan and placed on site for each building.
16. The applicant shall be required to enter into a development agreement. The
development agreement shall be subject to the review and approval of the City
Attorney and City Council.
Recommended by the Planning Commission of the City of Oak Park Heights this 14'h day
of June 2018.
Tim Freeman, Chair
ATTEST -
Eric A. Johnson, City Administrator
ATTACHMENT A
Planned Unit Development Amendment:
Concept & General Plan,
Conditional Use Permit,
Preliminary & Final Plat,
And
Design Guidelines Review
For
Proposed Restaurant and Retail Development
Ridgecrest Oak Park Heights, LLC
Located at
13523 60th St. N.
Washington County GEO Codes:
05.029.20.21.0025
05.029.20.21.0013
05.29.20.21.0016
ATTACHMENT B
Planned Unit Development Amendment:
Concept & General Plan,
Conditional Use Permit,
Preliminary & Final Plat,
And
Design Guidelines Review
For
Proposed Restaurant and Retail Development
Ridgecrest Oak Park Heights, LLC
Located at
13523 60t11 St. N.
Application Materials
• Application Form
• Fees
• Plan Sets
• Written Narrative and Graphic Materials Explaining Proposal
• Mailing List from Washington County (500' from subject property)
• Proof of Ownership or Authorization to Proceed
• Property Tax Statements)/Legal Description(s)
Meeting With City Staff Upon Application Submittal: May 2, 2018
Planning Commission Review & Recommendation: June 14, 2018
PUD Amendment - Limitation on General Concept Plan Approval:
Unless a General Plan of Development covering the area designated as in the General Concept
Plan as the first stage of the PUD has been filed within twelve (12) months from the date Council
grants General Concept Plan approval, or in any case where the applicant fails to file General
Plan of Development Stage and Final Plans and to proceed with development in accordance with
the provisions of this Ordinance and of an approved General Concept Plan, the approval may be
revoked by Council action. (401.06.C.2.e)
Conditional Use Permit - Lapse of Approval:
Unless the City Council specifically approves a different time when action is officially taken on
the request, the conditional use permit shall become null and void twelve (12) months after the
date of approval, unless the property owner or applicant has substantially started the construction
of any building, structure, addition or alteration, or use requested as part of the conditional use.
An application to extend the approval of a conditional use permit shall be submitted to the
Zoning Administrator not less than thirty (30) days before the expiration of said approval.
(401.03.C.4.a and b)
RESOLUTION NO.
CITY COUNCIL
CITY OF OAK PARK HEIGHTS
WASHINGTON COUNTY, MINNESOTA
A RESOLUTION ESTABLISHING FINDINGS OF FACT AND
RESOLUTION OF THE CITY COUNCIL THAT THE REQUEST OF
RIDGECREST OAK PARK HEIGHTS I FOR PLANNED UNIT
DEVELOPMENT, CONCEPT AND GENERAL PLAN, CONDITIONAL
USE PERMIT FOR A DRIVE THRU RESTAURANT, PRELIMINARY
AND FINAL PLAT, AND DESIGN GUIDELINES/SITE PLAN REVIEW
BE APPROVED WITH CONDITIONS
WHEREAS, the City of Oak Park Heights has received a request from
Ridgecrest Oak Park Heights I for Planned Unit Development, Concept and General Plan,
Conditional Use Permit for a drive thru restaurant, Preliminary and Final Plat, and Design
Guidelines/Site Plan review, and after having conducted a public hearing relative thereto, the
Planning Commission of Oak Park Heights recommended that that the application be approved
with conditions. The City Council of the City of Oak Park Heights makes the following findings
of fact and resolution:
1. The real property affected by said application is legally described as
follows, to wit:
SEE ATTACHMENT A
and
2. The applicant has submitted an application and supporting documentation to the
Community Development Department consisting of the following items:
SEE ATTACHMENT B
and
3. The property is zoned B-4 Limited Business District that allows retail and
restaurant development as a permitted use; and
4. The Applicant has applied for a Planned Unit Development, Concept and General
Plan to allow a shopping center with joint signage, access and parking; and
5. The property is to be subdivided as Ridgecrest Oak Park Heights I, requiring
review and approval of a Preliminary and Final Plat; and
b. A Conditional Use permit has been requested to allow for a drive thru restaurant;
and
7. Design Guideline/Site Plan approval is required for a new building and site
improvements; and
8. City staff prepared a planning report dated June 7, 2018 reviewing the request;
and
9. Said report recommended approval of the Planned Unit Development, Concept
and General Plan, Conditional Use Permit for a drive through restaurant, Preliminary and Final
Plat, and Design Guidelines/Site Plan review, subject to the fulfillment of conditions; and
10. The Planning Commission held a public hearing at their June 14, 2017 meeting,
took comments from the applicants and public, closed the public hearing, and recommended the
application with conditions.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL FOR
THE CITY OF OAK PARK HEIGHTS THAT THE CITY COUNCIL RECOMMENDS
THE FOLLOWING:
A. The application submitted from Ridgecrest Oak Park Heights I for Planned Unit
Development, Concept and General Plan, Conditional Use Permit for a drive thru restaurant,
Preliminary and Final Plat, and Design Guidelines/Site Plan review affecting the real property as
follows:
SEE ATTACHMENT A
The City Council approves the following subject to the conditions as follows:
• Planned Unit Development, Concept and General Plan
• Preliminary and Final Plat approval.
• Conditional Use Permit for a Drive Through Restaurant.
• Design Guidelines/Site Plan Review.
The preliminary and final plat shall be subject to review and approval of the City
Attorney and City Engineer. A Final Plat shall be prepared for City Council
approval.
2. The Planning Commission recommends, and the City Council approves the proposed
building, driveway and parking setbacks.
3. The site plan shall be subject to review and approval of the Fire Marshal.
4. All grading, drainage, erosion control, utility plans, and access driveways are subject to
review and approval of the City Engineer. Storm water plans are also subject to review
and approval of the Brown's Creek Watershed District.
OA
5. The Applicant shall agree to escrow sufficient funds, as specified by the City Engineer, to
complete future sidewalk improvements adjacent to the property or agree that the City
will complete the work and petition for the public improvement, waiving notice of public
hearing and assessments, as required under Minnesota Statute 429.
6. Additional easements for sidewalk improvements on 60th Street North and Norell Avenue
may be required subject to review and approval of the City Engineer.
7. The Applicant shall provide a snow removal plan or indicate if the snow will be hauled
off site.
8. The landscape plan shall be subject to the review and approval of the City Arborist. All
required landscape plan details shall be submitted to the satisfaction of the City Arborist.
9. All mechanical equipment on the roof or on the site shall be fully screened in accordance
with the provisions of the Zoning Ordinance. Panera Bread shall provide a site line study
from Highway 36 and Norell Avenue demonstrating how the parapets will screen the
mechanical units.
10. All light fixtures shall be full cut off, compliant with the height requirements, and be
consistent with Section 401.15.B.7 of the Zoning Ordinance as it relates to lighting
requirements.
11. All signs shall be designed to comply with the Zoning Ordinance requirements for size,
number, placement and internal illumination. The freestanding signs shall be limited to
one per lot, unless designed as a monument sign.
12. The Planning Commission recommends, and the City Council approves the fourth wall
sign on the Panera Building.
13. The Planning Commission recommends, and the City Council approves the building
designs and building materials.
14. The Planning Commission recommends, and the City Council approves the proposed
transparency of the north and east elevations of both buildings.
15. A bike rack should be identified on the site plan and placed on site for each building.
16. The applicant shall be required to enter into a development agreement. The
development agreement shall be subject to the review and approval of the City
Attorney and City Council.
Approved by the City Council of the City of Oak Park Heights this 26ffi day of June 2018.
Mary McComber, Mayor
ATTEST:
Eric A. Johnson, City Administrator
ATTACHMENT A
Planned Unit Development Amendment:
Concept & General Plan,
Conditional Use Permit,
Preliminary & Final Plat,
And
Design Guidelines Review
For
Proposed Restaurant and Retail Development
Ridgecrest Oak Park Heights, LLC
Located at
13523 60th St. N.
Washington County GEO Codes:
05.029.20.21.0025
05.029.20.21.0013
05.29.20.21.0016
ATTACHMENT B
Planned Unit Development Amendment:
Concept & General Plan,
Conditional Use Permit,
Preliminary & Final Plat,
And
Design Guidelines Review
For
Proposed Restaurant and Retail Development
Ridgecrest Oak Park Heights, LLC
Located at
13523 601i St. N.
Application Materials
• Application Form
• Fees
• Pian Sets
• Written Narrative and Graphic Materials Explaining Proposal
• Mailing List from Washington County (500' from subject property)
• Proof of Ownership or Authorization to Proceed
• Property Tax Statement(s)/Legal Description(s)
Meeting With City Staff Upon Application Submittal: May 2, 2018
Planning Commission Review & Recommendation: June 14, 2018
PUD Amendment - Limitation on General Concept Plan Approval:
Unless a General Plan of Development covering the area designated as in the General Concept
Plan as the first stage of the PUD has been filed within twelve (12) months from the date Council
grants General Concept Plan approval, or in any case where the applicant fails to file General
Plan of Development Stage and Final Plans and to proceed with development in accordance with
the provisions of this Ordinance and of an approved General Concept Plan, the approval may be
revoked by Council action. (401.06. C.2, e)
Conditional Use Permit - Lapse of Approval:
Unless the City Council specifically approves a different time when action is officially taken on
the request, the conditional use permit shall become null and void twelve (12) months after the
date of approval, unless the property owner or applicant has substantially started the construction
of any building, structure, addition or alteration, or use requested as part of the conditional use.
An application to extend the approval of a conditional use permit shall be submitted to the
Zoning Administrator not less than thirty (30) days before the expiration of said approval.
(401.03.C.4.a and b)