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HomeMy WebLinkAbout02-10-2005 Planning Commission Meeting Packet CITY OF OAK PARK. HEIGHTS PLANNING COMMISSION MEETING AGENDA Thursday, February 10, 2005 — 7:00 p.m. Estimated Times 7:00 I. Call to Order: II. Approval of Agenda III. Approve Minutes of: A. January 13, 2005 (1) B. February 1, 2005 (2) IV. Department / Commission Liaison / Other Reports: A. Commission Liaison: B. St. Croix Crossing Update: C. 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: Ackerman Estates: To consider requests for Comprehensive Plan Amendment Rezoning, Preliminary and Final Plat Approval forconstruction of nine single family residential dwellings, located Northwest of Oak Park Blvd., East of Oakgreen Avenue, and South of Hwy. 36 (3) B. Walmart: To consider requests for a Conditional Use Permit, Variance, Subdivision and Site Plan Review for Wahnart store expansion 5815 Norell Ave. N. (4) C. Lowe's: To consider requests for a Conditional Use Permit, Variance, Minor Subdivision and Site Plan Review for construction of a Lowe's Home Improvement Store, located South of 58` St., East of Memorial Ave. N. and West of Hwy. 5. (5) VII. New Business: A. Goal Setting VIII. Old Business: Ix. Informational: A. Next Meeting: Match 10, 2005 — Regular Meeting @ 7:00 p.m. B. Council Representative: February -- Chair Dwyer March - Commissioner Lilj egren X. Adjournment f EN CLOSURE CITY OF OAK PARK HEIGHTS PLANNING COMMISSION MEETING MINUTES T hurs day, January 13, 2005 Call To Order: Chair Dwyer called the meeting to order at 7:00 p.m. Present: Commissioners Liljegren, Oswald, Runk and Wasescha. City Planner Richards, City Administrator Johnson and Commission Liaison McComber. ADUroval of Agenda: Vice Chair Runk, seconded by Commissioner Liljegren, moved to approve the Agenda as presented. Carried 5 -0. kDprove Minutes: Chair Dwyer, seconded by Commissioner Oswald, moved to approve the Minutes of November 4, 2004 with language amendment to Department /Commission Liaison Reports, section B. Carried 5 -0. Department /Commission Liaison ReDorts /Other Reports: A. Commission Liaison: Commission Liaison McComber announced that this meeting would be her last as the Commission Liaiison and that Councilman Jack Doerr has been appointed as the new Commission Liaison and Mayor David Beaudet as the Alternate. McComber thanked the Commission for their dedication and professionalism, stating that it has been a pleasure for her to work with them. Chair Dwyer thanked her the compliment and expressed the same to her as well as his surprise in the change to Commission Liaison, adding that she will be missed. Vice Chair Runk claxified that the Mayor was appointed as the Commission Liaison Alternate as well as City Representative to the Middle St. Croix Watershed Management Organization (MSCWMO). Runk questioned how the appointments were going to work out, as it is his understanding that the MSCWMO meets the same evening as the Planning Commission. He asked that McComber direct his inquiry to the City Council. B. St. Croix Crossing Update: Commission Liaison McComber reported that their will be a Stakeholders Group meeting on January 18, 2005 from 9:00 a.m. to 4:30 p.m. at Stillwater City Hall. Vice Chair Runk noted that he attended the City Council worksession following their recent City Council meeting, wherein they discussed the Hwy. 36 Corridor. Runk expressed his concern that the City Council is not looking at the issue from a planning perspective of what will be there when the project is done versus that of what is there now. Discussion ensued as to the corridor issue including, property and structure values now and potential change upon project completion, the 1995 Plan, where the plan changes are coming from and what has been mapped. Chair Dwyer stated that it has been some time since the Commission has received any information the project and suggested that receipt of an overlay of the businesses affected as well as a copy of the 1995 Plan would be helpful. Commission Liaison McComber noted that the affected business plan overlay was available for viewing at City Hall and that she would attend to getting them copies of the 1995 Plan information. J Planning Commission Minutes January 13, 2005 Page 2of6 C. Other: Visitors /Public Comment: There being no visitors to the meeting other than those present for items upon the published Agenda, Chair Dwyer moved to the Public Hearings portion of the Agenda. Public Hearings: A. Ackerman Estates: To consider requests for Comprehensive Plan Amendment, Rezoning, Preliminary and Final Plat Approval for construction of nine single family residential dwellings, located NW of Oak Park Blvd., E. of Oakgreen Ave. and S. of Hwy. 36 City Planner Richards reviewed the January 7, 2005 ping report regarding a request for comprehensive plan amendment, rezoning, variance, prep urinary and final plat approval for a nine lot single family residential development to be known as Ackerman Estates. Richards provided an in issue analysis, discussing the same and noted that the Co ssion would need to make their determination on the matter of the Comprehensive Plan Amendment request first as it establishes the course of action relative to the applicant's additional requests. Richards provided conditions to approval, for consideration, should the Commission elect to recommend approval of the requests. Brief discussion ensued as to the Hwy. 36 Alignment ramifications in relation to the proposed development project. Chair Dwyer opened the public hearing for comment, encouraging the applicant and those with comments to the proposed project to address the Commission. Todd Erickson of Folz. Freeman & Erickson Inc., introduced himself and discussed the natural amenities of the site and their proposed design to work with as much of the natural elements as possible, reduce impervious surface and maintain safe access to the development. Mr. Erickson stated that he believed saving the significant trees to be the hardship for the variance being requested. Mr. Erickson addressed questions as to his take on the potential impacts of Hwy. 36 alignment changes to the development, wherein Mr. Erickson expressed that he feels the project should be okay and doesn't feel that the neighborhood value would be diminished by what is currently being proposed as to Hwy. 36 alignment changes. Discussion commenced between the Commission and Mr. Erickson as to traffic flow onto Oakgreen Avenue, ponding at the site, the process of State land acquisition once a Hwy. 36 alignment is approved, potential hardship to new homeowners from roadway changes if project is approved and the Commission's preference to see single family homes at the site rather than commercial development. Greg Johnson of Manchester Homes introduced himself as part of the development group proposing the project. He stated that the group has been seeking land in the area to construct quality homes and create a welcoming community. Mr. Johnson noted that the Ackerman's have been at their home since 1945. i 1 Planning Commission Minutes January 13, 2005 Page 3 of 6 There being no other visitors to the public hearing, Commissioner Liljegren, seconded by Vice Chair Runk, moved to close the public hearing Carried 5 - Commission discussion ensued as to the project design, comprehensive plan amendment issues of consideration ramifications to area as a result of Hwy 36 alignment and 4 een Avenue roadway �'y �� y changes, trees, and legitimacy of tree saving as a hardship. Chair Dwyer, seconded by Commissioner Oswald, moved to continue the public hearing to the next regular meeting of the Planning Commission to allow the Commission the opportunity to have more specific information on the Hwy. 36 1995 alignment and to allow the developer the opportunity to work with their engineer on redesign options that works with the trees and potential road impact. Carried 5 - 0. Chair Dwyer suggested that for February, the developer look at a plan with one less lot in their configuration, provide more information on the plat being presented and that information be received from the City Arborist as to the significance, if any, of the right -of -way setback upon the sites tree inventory. B. Wal -Mart: To consider requests for Zoning District Amendment from CBD, Central Business District to B -2, General Business District and Comprehensive Plan Amendment allowing Wal -Mart store expansion and possible change of zoning classification of surrounding property, located at 60th St. N. and Noxell Ave. N. City Planner Richards reviewed the January 6 , 2005 planning report regarding requests for an amendment to the comprehensive plan and to the zoning district for proposed expansion of Wal- Mart, noting that the site was zoned B -2, General Business District when it was constructed in 1992 and was changed to CBD, Central Business District in 1998 when the City approved the Central Business District concept in the area, which included Wal -Mart. He provided an in issue analysis, discussing the same and noted that the Commission should review areas to the north and east of Wal -Mart for possible re- designation and rezoning as well. Richards noted that Wal -Mart is anxious to move forward and is looking for some direction as to the zoning as they are looking to bring specific plans for the expansion to the Planning Commission in February. Richards noted discussion that had been held as to hybrid zoning some time ago and added that the B -2, General Business District zoning does have specific design guidelines to it. Chair Dwyer opened the public hearing for comment and invited the applicant and those wishing to speak to the matter to address the Commission. Dave Sellegren of Fredriksen & Bvron. P.A. introduced himself as the Minnesota Land Use Counsel for Wal -Mart Stores, Inc. twin cities office. Mr. Sellegren discussed the aspects of the proposed expansion and it amenities as well as how those amenities have varied from store to store in Minnesota. He stated that the problem with the expansion in question appears to the be auto related use amenities, which resemble those in place to the West of the site, and being unable to make it meet the requirements of the sites current zoning of CBD, Central Business District. r Planning Commission Minutes January 13, 2005 Page 4 of 6 Mr. Sellegren stated that, at City staff suggestion, Wal -Mart is seeking rezoning of the site to B -2, General Business District. He added that he found the staff report and analysis to be sound and that is supports the recommendations within the report for rezoning from CBD, Central Business District to B -2, General Business for the site. Phil Mantia, of Erin, Inc. (a Midas Franchisee) introduced himself as a representative of adjacent property er owner, Pete Houser, and stated that the y l have no objection to the proposed Wal -Mart expansion or to the B -2, General Business District rezoning and would hope to see they property included within a B -2, General Business District zoning as well. Mr. Mantia briefly discussed Mr. Houser's previous, unsuccessful attempt to gain approval for a Midas Muffler at the property. There being no other visitors to the public hearing, Vice Chair Runk, seconded by Commissioner Wasescha, moved to close the public hearing. Carried 5 -0 Commission discussion commenced largely to the CBD, Central Business District zoning for the area and designated to the City Comprehensive Plan. Discussion included the rationale behind the creation of the CBD, Central Business District zoning, visualization of the area with "big box" businesses and a change in or all of the zoning for the area, potential impacts of changes to Hwy. 36 and the St. Croix River Crossing on the area, the potential of the CBD, Central Business District "downtown" becoming a reality and the City's efforts to make it a reality as well and some reluctance to walk away from the concept of a Central Business District "downtown" altogether. Linda Pilgeen one of the owners to the Haase property, which is within the Central Business District zoning, was invited to speak. She stated whatever the zoning, the land will be sold one way or the other as they are property owners and not land developers. She pointed out that while she likes the Central Business District "downtown" design, the City has done nothing to make it a reality and that not a potential purchaser has approached them with an offer that works with it. She added that she wasn't sure but she felt that the B -2, General Business District zoning would likely have a better effect upon the sale of their property. Chair Dwyer express that he was not willing to walk away from the Central Business District zoning until an alternative that at least maintains some of the character defined by the Central Business District such as landscaping and planting elements for example. To this end, Mr. Sellegren shared the concept of what Wal -Mart has in mind for landscaping at their proposed expansion site. With relation to possible rezoning of the Wal-Mart site specifically, there was discussion as to buffers between the zones and zoning change breaks between business and residential properties allowing for green and play area for children in the residential area. Mr. Sellegren noted that they have been looking at purchasing additional land to the rear of their existing store to even out their property lines. The Commission discussed right -of -ways and roadways presently in and potential to come to the area, Traffic elements and general safety, sentiment that the automotive aspect as proposed has generally been undesirable irxegardless of the zoning and questioned if the rezoning was to make the proposed project feasible or whether or not it would be feasible without the automotive aspect. I 4 Y Planning Commission Minutes January 13, 2005 Page 5of6 Timelines for the applicants project, the possibility of separating their request from an overall area zoning amendment, and the possibility of scheduling a worksession with the City Council and the Planning Commission to the matter and subsequent process for addressing Wal- Mart's application request was discussed. Chair Dwyer, seconded by Vice Chair Runk, moved to continue the public hearing discussion at a reconvened hearing February 1, 2005, immediately preceded by a joint worksession between the City Council and the Planning Commission at 6:00 p.m. Carried 5 -0. C. Senior Housing Partners: To consider request for a Conditional Use Permit for land reclamation and grading required by City Ordinance 308.08 and as required to perform removal and remediation of soils containing low -level petroleum contamination. Mike Price of Senior Housing introduced httnself and explained the situation wherein they had contracted analysis of the soils at the site and found that there were areas in need of cleaning and remediation. It is their desire to improve the soils through remediation, in preparation for land sale so that the site is ready for any future development. Chair Dwyer opened the hearing. Eric Stommes of GME Consultants discussed three areas at the site in need of remediation, explained why remediation is needed and discussed the plan for soils improvement which entails removing of debris and contaminated soils and then backfilling to the original grade with suitable soil. Chair Dwyer, seconded by Commissioner Liljegren moved to close the public hearing. Carried 5 -0. City Administrator Johnson reviewed and discussed the items enclosed with the Pig Commission meeting packet as to the project. Johnson noted that approval was being recommended and noted conditions recommended be met subject to approval. Vice Chair Runk, seconded by Commissioner Wasescha moved to approved the request for Conditional Use Permit, subject to the conditions outlined in City Administrator Johnson's memo of January 13, 2005. Carried 5 -0. New Business: A. Planning Commission Liaison Change: Chair Dwyer noted that if it were not for Mary McComber's attendance to the meeting, the Commission would have been without a Liaison present from City Council due to scheduling conflicts with the newly appointed Liaison and alternate. Dwyer expressed his belief that the Planning Commission has been very well supported by Mary McComber as the Commission Liaison and expressed his concern about losing something of the team without Mary as a part of it. He asked that Planning Commission son Change be placed as part of the Agenda for the February 1, 2005 Joint Worksession between the Planning Commission and the City Council. He would like an explanation as to how the Planning Commission is going to be as well supported with a new Liaison appointed. i r 4� V Planning Commission Minutes January 13, 2005 Page 6of6 B. Trails: Vice Chair Runk addressed the issue of trails and foundation by which to require proposed developers to place trails without an understanding of where they can be placed and what areas right -of -way exist. Discussion ensued as to the potential trail along one side of Oakgreen Ave. and methodology of acquiring and placement of trails. Chair Dwyer suggested that it would be helpful for the Planning Commission to receive a copy of the most recent trail to get an idea of what is out there and anticipated at the time of the plans preparation. Old Business: A. 2005 Meeting Dates & Council Representation Schedule: Commissioner Oswald, seconded by Commissioner Wasescha, moved to accept the schedule as presented. Carried 5 -0. Informational: A. Next Meeting: February 1, 2005 6:00 p.m. —joint Worksession with City Council February 1, 2005 7:00 p.m. -- Special Meeting February 10, 2005 7:00 p.m. — Regular Meeting B. Council Representative: January — Commissioner Oswald February -- Chair Dwyer Adjournment: Vice Chair Runk, seconded by Commissioner U1jegren, moved to adjourn at 9:52 p.m. Carried 5 -0. Respectfully submitted, Julie A. Hultman Community Development Approved by the Planning Commission: 0"sUR� CITY OF OAK PARK HEIGHTS PLANNING COMMISSION MEETING MINUTES Thursday, February 1, 2005 Call To Order Chair Dwyer reconvened the January 13 , 2005 Planning Commission meeting by calling the meeting to order at 7:00 p.m. Present: Commissioners Lilj egren, Oswald, Runk and Was es cha. City Planner Richards, City Administrator Johnson and Commission Liaison McComber. Approval of Agenda: Commissioner Liljegren, seconded by Commissioner Oswald, moved to approve the Agenda as presented. Carried 5 -0. Public Hearings: A. Continued - Wal -Mart: To consider requests for Zoning District Amendment from CBD, Central Business District to B -2, General Business District and Comprehensive Plan Amendment allowing Wal -Mart store expansion and possible change of zoning classification of surrounding property, located at 60 St. N. and Norell Ave. N. Continued Planning Commission discussion ensued as to the public hearing held on January 13, 2005 b the Planning Commission Chair Dwyer summarized some of his feelings as to the items of discussion had with the City Council at a joint work session prior to reconvening of the January 13, 2005 Planning Commission meeting and public hearing discussion. Chair Dwyer expressed that he felt there was a need of some kind of buffer between commercial and residential areas. Discussion was had as to various zoning possibilities and the implications of each. Dave Sellegen of Fredriksen & Byron, P.A. was present and reiterated that the Wal -Mart Su p ercenter is typically a package concept and while there is some small variation from time to tinge, typically the auto use is an include amenity. He added that Wal -Mart is attempting to provide additional services to the community with their proposed expansion and that the development will be at least equal to that of development to the west of the site. Commission discussion ensued as to the automotive use for the site and the general feeling toward automotive use as well as the degree of automotive use to the area as a whole. Chair Dwyer stated that he believed the development could still potentially serve as a gateway to the City Mr. Sellegren asked that the Planning Commi ssion address Wal- Mart's request for rezoning of the site to B -2, General Business District separate from action to possible rezoning or comprehensive plan amendment to the entire CBD, Central Business District. Nice Chair Runk, seconded by Commissioner Oswald, moved to recommend that City Council approve the applicant's request for rezoning and comprehensive plan amendment to have their site rezoned from CBD, Central Business District to B -2, General Business District. Motion failed 2 -3, Dwyer, Liljegren and Wasescha voting nay. Chair Dwyer expressed his desire to have clear direction from the City Council as to the area and the Central Business District. He asked for Commission comment and continued discussion wherein Commissioner Liljegren stated that he did not see the Central Business District happening and that he also has not heard any objection to Wal - Marts expansion proposal in the area. Chair Dwyer questioned what bringing in more automotive use does for the community and how it would affect smaller businesses providing similar services that are already in operation within the community. Planning Commission Minutes February 1, 2005 Page 2of3 Discussion continued as to the Hwy. 36 Alignment plan and its potential impact upon the area and its viability s a Central Business District "downtown ", what kind of control would be had by the ty Ci t should a B -2 General Business District zoning be approved as to the design and what the zonin ermits m the way of min or and major automobile uses. Commissioner Liljegren discussed gp y the matter of as facilities and expressed that he did not like the idea of gas in the area recalling the g ' ' ' the al -Mart Su former Rainbow Foods gas facilities operation. He questioned if all ercenters had W p gasoline. Darcv Winterspoke on behalf of Wal -Mart as to the gas facilities, stating that gas has been approved . at their Redwin g location but has not been fully constructed as the gas tenant has not completed their business to the P oint of the facility being completed and becoming operable. She noted that gas is typically a 24 -hour service operation. Commissioner Wasescha stated that he does not feel the City Council has shown interest in the Central Business District and that in light of that support lacking, he revisited the area and has no real P roblem with Wal- Mart's expansion. He stated that he believed it would be a good use of the land and added that he feels that the g as could be done better and that perhaps this could be worked upon. Commissioner Wasescha, seconded by Commissioner Liljegren, moved that the earlier motion made by Vice Chair Runk be reconsidered. Carried 5 -0. Vice Chair Runk seconded b y Commissioner Wasescha, moved to recommend that City Council approve the applicant's request uest for rezoning and comprehensive plan amendment to have their site rezoned from CBD, Central Business District to B -2, General Business District. Carried 5 -0. New Business,: None. Old Business,: None. Informational,: A. Next Meeting: February 10, 2005 7:00 p.m. — Regular Meeting B. Council Representative: February — Chair Dwyer P March — Commissioner Lit j egren Adjournment: Commissioner Liljegren, seconded by Vice Chair Runk, moved to adjourn at 7:35 p.m. Carried 5 -0. Respectfully submitted, Julie A. Hultman Community Development Approved by the Planning Commission: NORTHWEST ASSOCIATED CO*NSULTANTSr INC* 4800 0 Iso, n M emorial Hi Suite 202,, Golden Valle MN 55422 Telephone: 783.231.2555 Facsimile: '763.231.2561 planners @nacplannin MEMORANDUM ENCLOSURE 3 TO: Eric Johnson FROM: Scott Richards DATE: Februar 3, 2005 RE: Oak Park Hei — Ackerman Estates FILE NO: 798.02 — 04.15 The applicant's representative, Todd Erickson, has indicated that the will not have revised plans for the Ackerman Estates project in time for consideration at the Februar 10, 2005 Plannin Commission meetin The applicant ma be lookin at alternative housin st for the site that would more ade address ri concerns with Hi 36 and Oak Avenue. It is likel that the Plannin Commission will review these plans at the March Plannin Commission meetin The applicant will be re to withdraw the application for the sin famil concept before a different site plan and housin st is proposed. The application was received on December 14, 2004. The Cit g ranted itself another 60 da to the review timeline for a total of 120 da The application will need to be considered b the Cit Council no later than its April 12, 2005 meeting. ACKER9VANESTATES February 3, 2005 Dear City of Oak Park Heights, Attn. Eric Johnson After the Planning meeting in January, we went back to the drawing board and tried several layouts using single family lots on the site. While paying attention to the 1995 bridge plan, we were unable to create a feasible plan. For this reason we are removing our request for approval of a single family layout. We are submitting this plan as its alternative. In analyzing the property and the impacts of the 1995 bridge plan we designed an attached housing design. This plan calls for 26 one level townhomes with basements and look -outs. This plan identifies the current 1995 bridge plan and leaves adequate space to build the infrastructure necessary for the new highway. The units will contain two bedrooms, two bathrooms, large family rooms with vaulted ceilings, large eat in kitchens and informal dining rooms. The basements will be finished upon request. This one level living is a product that is in high demand. The association is very appealing to empty nesters and seniors looking to downsize from their homes and get away from the maintenance. Due to the lack of this type of housing in the valley, we feel that the majority of our customers will come from the surrounding community. We thank you for your consideration of this project and look forward to discussing it with you in the near future. Respectfully, Greg Johnson Chief Manager r ACKERMAN LS Folz, Freeman, Erickson, Inc. LAND PLANNING + SURVEYING ♦ ENGINEERING PRELIMINARYPLAT 11, ft 56ZA MEMORIAL AVENUE NORTH Ws STU.LwATER, MINNESOTA 55082 LA Y® UT W/ AERIAL PHOTO s Phone (651) 439 -8833 Fax (651) 4349331 V AR ='r s 4 s i Si' ry l i G r; •,tarp. t•# ::, -. .. yr ,. ,. i% r F.,0/ �. , , � , � ax ,, �s!y � [ � "'.�- I 0 p''v SCALE IN F££7 70,01 ? 0 20 y1 j T INCH - 40 fEF7 429. 00 D ' { � F , r 1 w ° . , N 1 , IN v I o- i - .,— y w'Y s, . c REVISED 01/20/05 leap "o. 04-1840 AMMAN ESTATES - OAK PARK HEIGHTS, MINNESOTA - 12)13 /2004 ATTACHMENT B 4 ENCLOSURE NORTH WEST ASSOCIATED CONSULTANTS., INC. Telephone: 783.231.2555 Facsim lie: '763.23-1.2561 planners @nacplannin 4800 Olson memorial Hi Suite 202, Golden Valle MN '55422 PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: Februar 3, 2005 RE: Oak Park Hei — Wal-Mart Expansion: Amended Conditional Use Permit, Si Conditional Use Permit a Variance, Subdivision and Site Plan/Desi Guidelines Review FILE NO: 798.02 — 04.16 BACKGROUND The Cit of Oak Park Hei has received a re for an amended conditional use permit, si variance, subdivision and site plan /Desi Guidelines review to allow for an expansion of the Wal-Mart store at 5815 Norell Avenue North. Wal-Mart has proposed purchasin Outlot A of the Haase Addition to add an additional 6.3 acres to the 18 acre site. The existin 97,744 s foot store would increase in size another 109,395 s feet for a total buildin area of 207,139 s feet. The store size will be increased to add a g rocer y line and automotive repair. A drive-up pharmac element has been proposed as part of this re Additionall an area has been planned for automotive fuel sales that would not be reviewed at this time. The potential lessee of the site would appl for a separate conditional use permit to address the buildin si and other site details. Wal-Mart had previousl applied for a re to chan the Comprehensive Plan desi and to rezone the propert from CBD, Central Business District to B-2, General Business District. A plannin report, dated Januar 6, 2005, outlined the Comprehensive Plan and zonin issues for the CBD. The Plannin Commission held the public hearin on the issue at their Januar 13, 2005 meetin and continued the discussion to Februar 1, 2005 to allow for a joint work session with the Cit Council on this issue. Followin the workshop, the Plannin Commission recommended that the land use desi should be chan to commercial and the propert be zoned B-2 District. Attached for reference: Exhibit 1: Existing Conditions Diagram Exhibit 2: Preliminary Plat of Wal -Mart 2 " Addition Exhibit 3: Site Plan Exhibit 4: Grading and Erosion Control Plan Exhibit 5: Utility Plan Exhibit 6: Landscape Plan Exhibit 7: Landscape Details Exhibit 8: Tree Inventory /Preservation Plan Exhibit 9: Building Elevations /Sign Exhibit 10: Sign Details Exhibit 11: Lighting Plan Exhibit 12: Lighting Details Exhibit 13: Comments of City Arborist Exhibit 14: Draft Traffic Study ISSUES ANALYSIS Comprehensive Plan /Zoning. The Planning Commission, at their January 13, 2005 meeting, held a public hearing to consider the request by Wal -Mart for the change in land use designation from CBD to commercial and for the rezoning to B -2. The meeting was continued to a special meeting on February 1, 2005. At that meeting, the Planning Commission recommended that the Wal -Mart property and expansion area be redesignated to commercial and the property rezoned to B -2, General Business District. The Planning Commission discussed the issues related to the automotive fuel station, the drive - through pharmacy and the auto repair area planned for the Wal -Mart store. These uses are allowed through a conditional use permit in the B -2 District. It was determined that the Planning Commission would discuss these issues as part of the site plan review process. The City Council will address the land use designation and zoning issues for Wal -Mart at their February 8, 2005 meeting. The City Council will also likely direct the Planning Commission to review and provide a recommendation on the land use and zoning issues for the remaining portions of the CBD. Setbacks. The original Wal -Mart and proposed site plan has been designed to B -2 District standards. The new plan will comply with the 40 foot front yard, 10 foot side yard, and 20 foot rear yard requirements. Additionally, all the parking lots and driveways are set back at least 10 feet from the property line. Subdivision. The applicant has submitted a preliminary plat that includes the combination of four parcels into one lot that will be known as Block 1, Lot 1, Wal -Mart 2n Addition. This plat includes Outlot A of Haase Addition that is the area that is being added to the overall Wal -Mart property to allow for the expansion. Park dedication had previously been paid on the first Wal -Mart Addition and on the Haase Addition. Wal -Mart Expansion Planning Report Page 2 1 • Approval of the preliminary and final plats of this lot combination is subject to review and approval by the City Engineer and City Attorney. The City Engineer will review the plat for any additional easements that might be required. Access. The site plans indicate that an additional truck access point will be made on Norell Avenue North, across from the existing Kohl's truck access. This entrance would be separated from the customer access, driveways and parking areas as requested by the City Engineer. The site plan also indicates that the two existing entrances on Norell Avenue are to be moved. The middle access point would move slightly to the north. The City Engineer has found this to be acceptable. The northerly access point is proposed to be moved further north near the property line. The City Engineer is not favorable to this and has requested a redesign so that the entrance does not move from its current location. Norwich Avenue is proposed to be constructed beyond Applebee's to connect with the existing 59 Street North right -of -way. This would enable a northerly access directly onto Norwich and the construction of a driveway access up to Norwich /59 Street. The City would also reserve the right to provide access to the east through Wal -Mart property, if necessary, to provide east/west access from adjacent development. Pedestrian access has not been addressed within the site plans. Staff suggests that a crosswalk be added on Norell Avenue North to connect the existing sidewalk in the Kohl's development to a sidewalk that would connect to the front of the Wal -Mart store. Parking. The site plan indicates that after this expansion, a total of 1,036 spaces will exist on site. The Zoning Ordinance requires at least one space for every 200 square feet of floor area. Based upon the calculations found below, a total of 932 parking spaces would be required by Ordinance. 247,139 gross square feet X. 9 = 186,425 square feet of floor area a@ 1 per square foot = 932 parking spaces Twenty -one spaces are provided as accessible spaces. This number is consistent with the Minnesota State Council on Disability standards for parking. If an automotive fuel station is approved, there would be adequate spaces to allow for that use. The site plan indicates a seasonal sales area. The original conditional use permit allowed for outdoor sales and it is expected that Wal -Mart will continue the sales area with the expansion. Approximately 50 stalls would be taken when the outdoor sales area is in operation. There is an adequate surplus in stalls to allow for the outdoor sales area. Most of the parking will meet the minimum dimensional standards of the Zoning Ordinance. One exception is in the southeast parking lot area where the stall length for the head -to -head stalls is only 18 feet. The site plan should be revised in this area to allow for 20 foot parking stalls and 24 foot drive aisles. Wal -Mart Expansion Planning Report Page 3 1 • Lighting. A lighting plan with photometrics has been provided by the applicant. The lighting levels would be acceptable and consistent with Zoning Ordinance standards. It g g is suggested that the applicant lower the lighting levels after the store closes to maintain adequate lighting for security but to reduce the amount of light from the site. The Planning Commission should discuss this issue. All of the lighting fixtures in the parking lot and on the building would be replaced with "shoe box" lighting fixtures with full cut off and shielding. The fixtures would be required to be installed so that the total height to the top of the fixture or pole would not exceed 25 feet. Landscaping /Screening. The submittals include a landscape plan with landscape details for the site. The plan proposes to remove most of the significant trees on the site and the existing berm on the property's south side. The City Arborist has provided comments on the plans as found in Exhibit 13 to this report. All landscaping plans shall be subject to the review and approval of the City Arborist. expansion will move the building and the loadin /drivewa The proposed p g 9 Y activities to the south adjacent to the Y ro ert line. Staff has been working with the applicants to p p provide plans that will adequately screen the loading and outside storage operations from 58 Street and adjacent residential development at Boutwells. The plans indicate an eight foot wood fence with a setback of only 10 feet for landscaping. Staff does not find that adequate for screening the truck delivery area at the southwest corner of the building or for the outdoor temporary container storage area near the southeast corner of the building. The applicants will provide perspective diagram from 58 g pp p a p Street of how screening will be accomplished with the fence and landscaping. That perspective will be available at the Planning Commission meeting. Staff has suggested at least a 20 foot setback and possibly a berm with landscaping along the southern edge of the property for screening. Grading and Drainage. The submittals include a grading and drainage plan. Stormwater calculations have also been provided by the project engineer. All grading and drainage plans are subject to review and approval of the City Engineer and the review of the applicable watershed district. The proposed ponding near the intersection of Norell Avenue and 58 Street North will address the stormwater ponding for the site. Utilities. A utility plan has been submitted. The utility plan is subject to the review and approval of the Public Works Director and the City Engineer. Signage. The building elevations indicate the proposed signage for the building and site. Additionally, the applicants have provided a diagram showing sign dimensions. The B -2 District allows a maximum of 300 square feet of wall and freestanding signs. The site is allowed one freestanding sign and two wall signs. The sign plan for Wal- Mart proposes to exceed the allowable number of signs and overall allowable square footage of signage. The proposed signage is as follows: Wal -Mart Expansion Planning Report Page 4 Sign Size Proposed Location Wal -Mart Building: Wal -Mart 190 square feet Front Elevation Super Center 39 square feet Front Elevation Low Prices 44 square feet Front Elevation Food Center 50 square feet Front Elevation Tire and Lube Express 46 square feet Front Elevation We Sell For Less 68 square feet Front Elevation Liquor 18 square feet Front Elevation Garden Center 57 square feet Front Elevation Wal -Mart Tire and Lube Express 40 square feet Front Elevation Total 552 square feet East Elevation Remote Pharmacy: Wal -Mart 48 square feet West Elevation Pharmacy Drive - Through 31 square feet North Elevation Total 79 square feet Monument Sign: Wal- Mart/Super Center Total 110 square feet Applicant to Identify As indicated, the total amount of signage proposed is almost twice as what is allowed for a business in the B -2 District. The number of signs also significantly exceeds the two wall signs allowed. Under Section 401.15.G.9 of the Zoning Ordinance, the allowable square feet of signage area can be varied by conditional use permit. The numbers of signs would need to be varied by variance. Staff suggests that the numbers of wall signs be decreased by eliminating the "Low Prices" sign and the "We Sell For Less" signs on the front fagade. Both of these signs do not advertise the name of the business or provide direction for the customer That would reduce the overall allowable signage by 112 square feet. The signage for the remote pharmacy is appropriate and should be allowed. The monument sign is proposed at 12 feet in height. The allowance in the Zoning Ordinance is for 20 foot freestanding signs. The sign is proposed at 110 square feet. The sign must be a maximum of 100 square feet and have a landscaped base. The site plans do not indicate the exact location of the sign. The criteria for review of a conditional use permit is found in Section 401.03.A.7 of the Zoning Ordinance consists of the following: a. Relationship to the specific policies and provisions of the municipal Comprehensive Plan. b. The conformity with present and future land uses in the area. C. The environmental issues and geographic area involved. d. Whether the use will tend to or actually depreciate the area in which it is proposed. e. The impact on character of the surrounding area. f. The demonstrated need for such use. g. Traffic generation by the use in relation to capabilities of streets serving the property. Wal -Mart Expansion Planning Report Page 5 h. The imp act upon existing public services and facilities including parks, schools, streets, and utilities and the City's service capacity. L The ro osed use's conformity with all performance standards contained herein (i.e., p p parking, loading, noise, etc.). • allowances, through conditional use The City has �n the past granted a permit, for large g p format retail business with wall areas that can support significant wall signage. As a p ercentage, the amount of signage is considerably less than 15 percent of the overall fa ade thus allowing a conditional use permit instead of a variance review. There should be no impact on the area in that other businesses in the area have been granted conditional use permits for the same reason. For the sign variance,* the following criteria from Section 401.15.G.16.a applies: 1. That particular physical surrounding, shape or topographical conditions of the specific parcel of land involved exist. 2. That the condition involved is unique to the particular parcel of land involved. 3. That the purpose of the variation is not based exclusively upon a desire to increase the value of income potential of the business involved. 4. That the alleged difficulty or hardship is caused by this Ordinance and has not been created by any persons presently having an interest in the parcel. 5. That the granting of the variation will not be detrimental to the public welfare or injurious to other land or improvements in the neighborhood. 6. That the proposed variation will not impair an adequate supply of light and air to adjacent property, or substantially increase the congestion of the public streets or interfere with the function of the Police and Fire Departments of the City. The number of requested signs is subject to variance. Staff recommends the proposed signs except for the "Low Prices" and "We Sell For Less ". The justification for the additional signs is that this particular business acts as a multi- tenant business with a g . variety f services provided, all under the Wal -Mart name. Most of the signs such as v "Food Center" or "Liquor" are more directional in nature and not advertise the store. Additionally, because of the power lines, the building must be set back from Highway 36 which affords less visibility. The signage must be reasonably sized to identify the store and its general services the highway. Trash and Recycling. All trash storage and recycling will be stored and removed through the loading areas at the rear of the building. There will be no freestanding trash storage areas. Outdoor Storage. As indicated, a previous conditional use permit for Wal -Mart was ranted for outdoor storage of shipping containers and to allow the seasonal garden center. The container storage will be moved from its existing location at the southwest corner of the building to the southeast corner. The City had required Wal -Mart to berm and landscape this area around the containers so that they were adequately screened from 58 Street. Staff has indicated concern to the applicant about the adequacy of screenin g with the proposed plan. Revised plans should be submitted, subject to Wal -Mart Expansion Planning Report Page 6 t review and approval of the City, that indicate additional berming, fencing or landscaping to adequately screen the rear of the building. Building Height. The B -2 District specifies a maximum height of 35 feet. The building elevations indicate heights of 35 feet and lower, thus the proposed building lights are considered acceptable. Mechanical Equipment Screening, The Zoning Ordinance and Design Guidelines require that roof mechanical equipment be adequately screened. The south and east elevations indicate a significant number of mechanical units are visible. The fagade design /parapets must be changed to adequately screen this equipment. 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 the "franchise architecture" (building design that is trademarked or identified with a particular chair or corporation) is prohibited. The Wal -Mart store that is to be remodeled and reconstructed is significantly changed in appearance from what is there now. There is greater variety of building materials and in detailing, making it more in conformance with the Design Guidelines. The City would not consider the proposed structure franchise architecture in that it blends well with other new commercial development that has recently been completed in the community. The Design Guidelines also state the commercial uses must use at least three Grade I materials and must be composed of at least 65 percent of Grade I or Grade 11 materials. The guidelines state that "Grade I" materials include the following: • Brick • Glass (minimum 20 percent) • Natural stone • Masonry stucco • Ceramic or terra cotta • Copper panels According to the submitted building elevations, structures are to be finished in a combination of brick, glass EIFS (exterior insulating finishing system) and CMOs (concrete masonry units). The guidelines also require that at least 20 percent of the front building fagade must be glass. Only two of the building materials are Grade I and 7.4 percent of the front fagade is glass. While the materials are not compliant with the guidelines, the facades are well articulated with attractive detailing. The variety of Wal -Mart Expansion Planning Report Page 7 f materials and the architectural features may justify a deviation from the guidelines. The Planning Commission should comment on the fagade design and materials. The gui delines further state that the color of commercial buildings should blend with the architecture of the area. The proposed building is to be finished in various earth tone colors and is considered comp atible with the area and the Kohl's development to the west. pp The applicant should provide building material samples for Planning Commission and City Council approval. • se Area and to an area as Gas Lea Automotive Fueling Area. The site plans indicate the north corner of the site. The applicants are not seeking approvals for that opera at this time. An automotive fuel station operator would make an application for the fueling uelin area at a later date. The site plan should be revised to eliminate this area it with the ap parking and landscaping with this approval. The and r eplace . plan may nin Commission want to comment at this time as to the desirability of the Y fueling station as it fits with the surrounding area, and the potential traffic issues with such an operation. Pharmacy The site p lans also indicate a drive - through pharmacy pick up and drop off location � 'n the north central portion of the parking lot. The building would be considered an acc esso ry structure that would be serviced by a pneumatic tube system. The B -2 allows o pen and outdoor services such as this through a conditional use permit. District p The conditions for allowing open and outdoor services relates primarily to automotive uses. A review of the relevant criteria is as follows: pp d. The architectural appearance, scale, construction materials, and functional plan o f the building and site shall not be dissimilar to the existing nearby commercial and residential buildings, and shall not cause impairment in property values, or constitute a blighting influence within a reasonable distance of the site. g g architecture is similar to the principal building. There should be no design The arch�te p p issues with the accessory building. e. q Y Adequate analysis and provisions are made to resolve issues related to demand for services. No use shall be allowed that will exceed the City's ability to provide utility, police,. fire, administrative or other services ces to the side. The facility can be adequately served by emergency vehicles. j. Pro visions are made to control and reduce noise in accordance with Section 401.15.13.11 of this Ordinance. A n y p system s eaker used for the drive - through shall be in compliance with City noise requirements. Wal -Mart Expansion Planning Report Page 8 k. Vehicular access points shall create a minimum of conflict with through traffic movement, shall comply with Section 401.15.E of this Ordinance and shall be subject to the approval of the City Engineer. The City Engineer has indicated no traffic issues with the proposed location. There is adequate stacking distance for cars waiting to utilize the facility. Auto Repair. As part of the application, Wal -Mart is requesting a Tire and Lube Express that would provide minor auto repair including oil changes, tire sales and service, and battery sales and installation. The auto repair facility would be on the east side of the building. The B -2 District allows for minor auto repair as a conditional use permit subject to the following conditions: a. Outside sales areas are fenced or screened from view of neighboring residential uses or an abutting residential district in compliance with Section 401.15.E of this Ordinance. There shall be no outside sales areas associated with this operation. b. All lighting shall be hooded and so directed that the light source shall not be visible from the public right -of -way or from neighboring residences and shall be in compliance with Section 401.15.13.7 of this Ordinance. Addressed in the lighting section of this report. C. Sales and storage area is blacktopped or concrete surfaced and all paved areas are surrounded by concrete curbing. All parking and driveways areas shall be paved and surrounded by concrete curb. d. The architectural appearance, scale, construction materials, and functional plan of the building and site shall not be dissimilar to the existing nearby commercial and residential buildings, and shall not cause impairment in property values, or constitute a blighting influence within a reasonable distance of the site. Addressed in the architectural appearance section of this report. e. Adequate analysis and provisions are made to resolve issues related to demand for services. No use shall be allowed that will exceed the City =s ability to provide utility, police, fire, administrative or other services to the site. The auto repair can be adequately served by emergency vehicles. f. All islands in the parking lot shall be landscaped. Wal-Mart Expansion Planning Report Page 9 The site shall be adequately landscaped. g A strip of not less than ten (10) feet shall be landscaped at the edge of all p arking /driveway areas adjacent to lot lines and the public right -of -way. Addressed in the landscape /screening section of this report. p h. All automobile repair activities shall be conducted within the principal structure and the doors to the service bays shall be kept closed except when vehicles are being moved in or out of the service areas. A condition will be added requiring the doors to be closed. L F Y acilities on a site contiguous to an residential district shall not be operated g between the hours of 10:00 PM and 6:00 AM unless otherwise allowed by formal action of the City Council. condition will be added reflectin this A co g requirement. q 1 Provisions are made to control and reduce noise in accordance with Section 401.15.6.11 of this Ordinance. No outdoor speaker systems will be allowed with the auto repair business. k. Vehicular access points shall create a minimum of conflict with through traffic movement, shall comply with Section 401.15.E of this Ordinance and shall be subject to the approval of the City Engineer. There should be no traffic issues in this portion of the parking lot. i. A drainage system subject to the approval of the City shall be installed. Addressed in the drainage plans subject to review of the City Engineer. M. All signing and informational or visual communication devices shall be minimized g g and shall be in compliance with Section 401.15.G of this Ordinance. Addressed in the sign section of this report. n. The p rovisions of Section 401.03.A.7 of this Ordinance are considered and satisfactorily met. The Planning Commission should review the conditional use permit criteria and determine if the auto repair facility complies. i Wal -Mart Expansion Planning Report Page 10 CONCLUSION /RECOMMENDATION The proposed development is consistent with the Comprehensive Plan and the B -2 District zoning for this property. Based upon the preceding review, our office recommends approval of the following: • Amended conditional use permit to allow open and outdoor sales and outdoor storage (includes seasonal garden center, temporary semi and shipping container storage, and remote drive- through pharmacy). • Subdivision /Lot Combination. • Sign Conditional Use Permit and Variance. • Site Plan /Design Guidelines Review. With the following conditions: 1. The City Council approves the change in land use designation of the Comprehensive Plan to commercial and the zoning is changed to B -2, General Business District. 2. The final plat and all required easements shall be subject to review and approval of the City Engineer and City Attorney. 3. All access to Norell Avenue shall be subject to review and approval of the City Y Engineer. 4. Wal -Mart shall allow access to the east through their property, if necessary, to provide east/west access from adjacent development. 5. A plan for a crosswalk on Norell Avenue and sidewalk access to the front of the Wal -Mart store shall be provided by the applicant subject to review and approval of the City Engineer. 6. All parking shall comply with the minimum dimensional standards of the Zoning Ordinance subject to review and approval of the City. 7. The Planning Commission shall comment on requiring Wal -Mart to lower the parking lot lighting levels after store closure. 8. All lighting shall comply with the minimal standards of the Zoning Ordinance for height, type of fixture, and foot candle levels. 9. The landscape plan is subject to review and approval of the City Arborist. 10. The applicant shall redesign the rear of the building to add additional landscaping, berming or fencing to fully screen the truck loading and outdoor storage area subject to review and approval of the City. Wal -Mart Expansion Planning Report Page 11 t a 11. The g rading, drainage and erosion control plans are subject to review and approval by the City Engineer and applicable watershed district. 12. The utility plans are subject to review and approval of the City Engineer. 13. The front elevation signs that read "Low Prices" and "We Sell For Less" be removed from the allowable signage. 14. The applicants shall indicate the proposed location of the monument sign on the pP p site plans and provide adequate landscaping for the base. 15. All trash /recycling activities shall be totally contained within the building. There will be no outside dumpster storage. 16. The applicant shall provide adequate screening, subject to review and approval of the City, of all roof mechanical equipment. 17. The Planning Commission and City Council should comment on the building architecture, materials selection, and colors for conformance to the City's Design Guidelines. 18. The site plan shall be revised in the area identified as "gas lease area" to include parking and landscaping. A conditional use permit with a revised site plan will need to be applied for to allow the automotive fuel station operation. 19. Any speaker system for the drive - through pharmacy shall be in conformance with the City noise requirements. 20. All automobile repair activities shall be limited to within the principal structure and the doors to the service bays shall be kept closed except when vehicles are being moved in or out of service areas. 21. There shall be no exterior storage of automobile parts, parked cars, or related . All storage shall be internal to the building. An items on the site g g Y cars to be stored outside of the building shall be in full working order. 22. All noise created from automotive repair operations on the site shall be in conformance with Section 401.15.6.11 of the Zoning Ordinance. No outdoor speaker systems for the automotive repair operation shall be allowed. 23. The applicant shall receive and retain, if required, a Hazardous Waste Generators License from Washington County for the Tire and Lube Express. 24. The Tire and Lube Express operation shall not be operated between the hours of 10:00 PM and 6:00 AM. 25. Any other conditions of the Planning Commission or City Council. Wal -Mart Expansion Planning Report Page 12 '`� f +eQ•�r t , + -'�� / / • � y - :• ",-. �' ---�f� �,� i ! n�rE_ �;1 Yrd ; ,,._ -� �_�_ t i '` � iP U J j a i ` ` t t' * ! { i Y • ' . 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O I .r ' �i per, ,, g� r: �r� •, � ..� l' '� 1 ( Rhwc /fe aum► wowr i � 1 "'� � '� T •�> +• �` +� �,.� — — _ -- -- ( — ru /w _ • )!... _ _ _ — iSa'' Q I r --1- -- - t a S071 '33'W 4 •. ,; •z f. ;. ; + '. 04 0 ; ► O No OAK z � 4 s }a ;.� . I t `I' i0 I 0 UTLo V � r a ' 85.65 • -�__ 501'5208 "E ::b I ~ L �S HOP IL SF IL •c c u �. N _ b" o ! a y E ! o •t 75 a 7C #A yr O IR O i t t it O • p iE a O . 0 li` b I 4 s s N� r t o A �So° M s N P yt3 I �, it LU �d r f rase Iowa L > g $ 3 $ r . •c g '� Jib ,,, N i° 1� !3 a° ^� o '1'i 2 �7 . a f Fit CD z q 3- �; its= g �i p r S ..� Ile �. $ �•' i I ♦ `` Z to cr a 3o. U 1 1 A x a N �- s s 3 � I � •—. •3 1 2 . ir L2 A I t a u n _I ffi A A f.p 0 san IL I R o lWara He0lona ft � ne�or und *K this plan and b t D..I9nrd EngiJlan�I7�g • Plann�irsy • • 9 WAL -MART EXPANSION STORE #1861 --01 FRA • 1 aln a dut U y avnsed Lan Surveyor under Crown ItHJ • the laws of the Stu(* of Minnesota pnw � A acta ' �'��' OAK PARK HEIGHTS. MINNESOTA Date 12110/04 Pl,Xrl«lA+! AlQilr/esefo 3.fN7 wont o ate►• i {�-��� WAL —MART STORES, INC. Name } Jim_" 0. Hereof, approve H011- � yli•. ��� PRELIMINARY PLAT fp Date 12/ 10 (.leapse 1�'2S5 ��°'� Aludstee, Ins Ifl• ! s . N8938 PARKING RATIO � 00 , I r Proposed Parking �Anaiys ( 3 z co 'c EXISTING BUILDING AREA 97,744 S.F. >_ z .:.�... _ 25 . 00 j ,// ,: PROPOSED EXPANSION AREA 109,395 S.F. oz� �- $ I ' '� TOTAL BUILDING AREA 207,139 S.F. tnZ w EXasw c MON SIGN , 2 C _ •• S 3J I TO MAIN I i !.� ! r� (SIGN PANS REPLACED) ••• ! - Z I I; STANDARD SPACES 1015 SPACES ox tn r ACCESSIBLE SPACES 21 SPACES cnl� I � �•� � :� ."'n � ... 0 5o zoo CART CORRALS 20 Z x z I I # y ; `, Tr•r ,� :t g. :. SCALE IN FEES TOTAL PARKING x a f 103fi SPACES I Ii i I �� •; , f .1;:ti,..,'r_ :'�'V. RATIO 5.00/1,000 S.F. � ¢ a. . � --,,.• ., ,;. •h' I N89.38'z7"W ¢ 224.17 :--, < ♦ �. 1. ALL CALCULATIONS BASED ON TOTAI. CROSS SQU ARE F of Bcncowc. j oE EX0 ►- ]] . '` 4r I - -- -- -- - z. W REar� AR�uNG SPACES, S • Q RETAIL 1/200 S.F. CE TO • o+ # i / t jyr - - - -t P N - I i CAS: 4 + 2 1ACE: STALL tCA' TM • A E N89 39 41 "W . �"':' / ' ! 433.28 -. _ _ TOTAL REQUIRED: 1069 PACES 3. PARKING LAYOUT MEETS WAL -MART STANDARDS WHICH IS WTHN LOCAL REGUIR94NTS. _ ; { I _ -. _ _ ._ - QTY coact. WIDTH: 9' - -NEW HEAW WW -tO' PARIsSIKi SETBACK- - - S i DEl"H.' 20' PAVEMENT • r (I - _ _ 4. PARKN ND 90• C SHOMW CONTAINS BOTH 60' A PARKING SPACES. N - � ^ TYPICAL WAL -IAART OMIE1lS10NS DEPTH: 3' PROPOSED AN OPE Nr ATt - s _ _ r µ -. M TWO WAY AISLES: 20 N0 p E -� w - • - M me , :. _a, • , Z 11.03 = °- Y)l I i - -- ACREAGE SUMMARY. L . ...... ..-. . _.... ._.... .. _... � .. _.__ o_ . .+•lam.` , .".. -_.r -• �• "� w ._«�:..: -:- ! � - A C C 6 PARCELS ACREAGE ,,. HAASE a r r „4 PARCEL WAL --MART -LOT 3, BLOCK 1 16.3± Q } !� NOVAK WAL --MART LOT 4, BLOCK 1 1.7± o, AVENUE NORTH " T ExT>aISON PARCEL TO BE ACQUIRED 6.3± TOTAL 24.3± rho* �•• __ _ _ _ Ex15itNG STDR�AwA7ER DE "' P BOT N 2 931 hti�` / , , , j POTENTIAL ROW DEDICATION 0.8± loppoK ( FROM! ORIGINAL GRADING � ��• f�.� .� ' � �' L -MART PARCEL 23.5± I � � � I TOTAL W A . H. , I 59TH STREET PROPOSED H00 -:939 63 emn.e 1 37"£ vp j""�'""°� .... TH TOTAL GREEN SPACE 5.4± 1 �.- -_ --- GAS LEASE AREA 0.5± I ,••' 1 � a • OCATE 00 TO NOREDL A ( rr+r o O I EXISTING ZONING CLASSIFICATION: CENTRAL BUSINESS DISTRICT CEIO PROPOSED ZONING CLASSMATION: GENERAL BUSINESS DISTRICT �8-2; rj � t�l I LOCAL JURWC'7HON: QTY OF OAK PARK HEIGHTS FLOOD ZONE CLASSIFICATION: NA z CC . i Sri J ,i •G I cW BUILDING DATA a .- � GROSS BUILDING AREA: 207,139 S.F. �+ v • { t7 BUILDING SEMACKS REOO (CENTRAL BUSINESS DISTRICT): 0' FRONT YARD A 16 v • 4� . K• ;. f Y 1C�' ^ }_ y it j r n ti `. / i :�. Cr SIDE YAM J`. .. >. t x \ �k �'\!. t k ?^ ►.r j ?; /� z 20' REAR YARD GROC E • 1 a / Ot'� % K t A } a�', /l / y / f it, � ` r� ` VE�BU�; .,ar �{ / y" r _ BUILDING SETBACKS REQO (GENERAL BUSINESS 0157RICT): 40` FRONT YARD 3 • 7A ' � ?A' SIDE YARD 20 p / / /�/ r♦ /i/ . , . / /i' // r� ' / y x �. fi , .0 '-; ! ' (�M YARD } E o • • . / ... �. - - D 4 4i./• /�, .,/•, /� .�T., Vy : A x ` h B c E TO WATER ON PON t1' >. r r./ �a. a @UIIOiNC 1IIt7CNT: in z o C,,', , I +(� E_ S� �`•' N ffi937.00 z / x ? x� ��:'''��i`y C h / +�Cd� ,�, �'1�' ; } Y (n 1 MAXIMUM BY CODE 36' �, r. � , < l x i c �; ! I wAt -MART SuPExcertTElt 301f 939.75 i t.< Y� t? BUILDING COVERAGE `y X1+Y . ! WAL -MART SUIrRCta P M 20X* r NEW HEAVY DUTY ' K : x � �! t ! y,'\.� a ' ��` ,y;C % Y: / y � V4.> .t y PAVEMENT a is i ► ' �.' ' 4 't �..`i t, r / .(�, X j ► .� rr� • �,� \xt •� `� nr �r v " "� �{ l. ��� /,, 't / X� 1/t // M� _ £ EXISTING WAL --MART STORE %� ��,P I � '`•� R -��t t r ���• ;� '�'' , N OUSTING BUILDING AREA 97,74.4 SF 1 ' • .It� F.F.E. 948.00 t a ENTRANCE TO NOREIl. I / t , %;! i ! ! • g. R /. -x <3. / j A E NORTH = I ` .�' :a:• •..•:,7. x Y. , r `� 7 �'� tY J f _ - /; / ,, 6K ?Y X) {r /. � . � , .rY�' %r .'. W Ot i `'' x r ' i X r` `v / ?,f �'��! "�I? /•/'1 7. s CMU O . / %1 •' 'tip, .;Y.t Y y. /+..� y }, i "�,1. } � /'� /�.\ • i COMPRESSORS A / N� C �.' �' A Y = / <`r ' ✓.'r�v`I`Y':r v :I� >•V• - ,t r i S r { }� t y �.t x . ��: C 1:� r..I x Z. x }. TEN B' MCH W000 Y Cr I ;� ar• y a '! �. t ,�•a' ' K'Y�' .0 �/UX Y iA r t {!Sry p . STORMWATER = �e- .:.ti- '•'•r°ti.. - ,.r,�_;.,.:,.•; /, y� a'v'�;i : / t� `� �'.'� ��i, x :.�.�'k�,�y v• I o OETENMON POND M +; y ,A �. '✓�.' v ` �` e �' ' �a" �yy �i Y v - �x I T r l: .sr �: ' •:�s }.. • ��' t, r t•' .�� s r ( ,io! A .� f •( t +C t %t t Y it • r 1C n �' { / /,S . i ' ��G.tiY 'C, o I HWL=940.4 HWL =94247 =i :' t ` �f� ' t` k,' 'a'is • 111':1, �_`�,. % Y ^ •�'•!Y 1 �.'JC lY `1 ki: y <). rY l,), {��� ` ✓Y j� �' r� I Q.' / .� . ;• 1..+•�y , : ,. t : /' /� � r i i/r /i� r� •!/ ,,.. , • . p / Te ,� A' r r /i /i / /// r/! ' f/ /, !i ri �i/r /ir'i /i a, v') r;�. ; , ♦ai Y. `I� ' ti .;_'.'\ ;o. ` /`a•l./':l� { N 0' X 4S' CMU SCREEN +'r• r:!' �» .c• ?;c c , . x .7''Z X.I:3iT` %/ .'F�Pr7fi /`� - ` - { � �''� j i Y's C «' , .<'v . ;(r / < , �.'.I# 2:f�li•r' a,M:; "• • 'X'C�. I,�.Y /Y, y,` /'I,t./V11• YrV� /!! `t/,'� �a'� �• . r �' 7:.ti i I; ?% 1 /.:. �.. ♦. •/�• .t a t' X t ♦ ;. 1. r. ALLFT/9ALE STORAGE •( r I � C .� n.�.1/.r•..� i�� t „ +.+�,. +�a�Z :t < ��,� r <�` r c x >' < I t /'1Y't alY'.: �!Y w Y `: ft1 :C ► Y,'< i }•Y I ,:Y�r tJ1 ♦� 4 tl►i X ` �3 -e �. .� Kl :..1.� /..'.."t/I..\♦.I`.r` Cn`/ �yf�'�l` ✓�J. j ♦ A7t X'/'< ♦Y'��Y "�:t `G 'l`i`7;'C I a'C'f (�: h ` • 1 1T � C,:: 7 .� '. •'. / V ` 'a Y Y " > 1! `i 'w' X Y `! Y Y :i x % � :/ Y Y. b' : �l X V y j; �/V�•°� / �. / ♦C/�, �C f x dt. /� f J� :'. •,1;/• r 14_--- � - _ -10' PARTING �A'M - -_ �. "...... _ _ _ _ _ .. .. -. _. I ' 1 � •I' to.. , Ahi. ^Ilia r,Al +i'►.1ralri �%i1�/`✓'✓ ^la��la� / •V ` . ' _ - ; _ - CRETE • ' S t • • ' d ': t �/ rl !r "'.' +l Y t K ';l is '�C •/ S. w X Y. !.' :t y 'J 1 X , • I `�_ ` •� I ,'� _ x `t x �.`� Y x :: Y >. y';� ,+ i f I 589 4210 W 3�Q.41 .. LEGEND FOR :c 9 x x• : •, N EW ON c zE TttRAL 59' ��' I ' '• ' :.':.' ; .�• •; - -�-_- �M -:._. acwai R,'�a�i�i�i+'c��. -� J., ! :. PAOPOSEO IMPROVEMENTS R �'.� NAN >.y -•380 `S rM, L st 00 •s ;`� ` ;�: ` �x - ;_,._ _ - v., v v • Y i tv cr .... , oOSTw tm.a c eNC !. . 58 1 '�'� 6� S9~' r` r - �' ' 3 O1 �- PROPOSED BUILDING f •% NEW BUILDING AREA ^s _ .� -- I I 1 .. sr r or _.- .-,•__ __ � _._ �i PROP95ED CCIRs • 1. '. c;tc A ND CUTTER 'y EXISTING CONCRETE PAVING Ia • Q• ?0 - 00 ' ; % ''' I H yr N8936'21 'W I 0' X 43' Cs.KI 'zcRm+EO 623.36 �,, , NEW ` N O�r ,(,� R 0 00 AVDAENT TRASH COMPACTOR AREA /EIAIE STORAGE HIGH wooD FENCE �� ASPHALT O%SRLAY Q NUMFiER OF PARKkiG STALLS PER ROW C a ' ! `;,l f 72 AREA NErr STAt�ARD ouTY • NEW UCHT POLE AM FIXTURES . ASPHALT PAVING 4 PIPE BOLLARO - -�_ NEW HEAVY DUTY CS CART CORRAL ASPHALT PAMNC I T �.' �- NEW HEAVY DUTY C•- 4.0 A �\�- ....wr�.�- •�.•r•�w CONCRETE PAVING MFRA FILE 1 4916 I „� `� ._: �Y_ ,� _..: •:�`� mss-- °!' :.:3. �;' � �: � �+�•:,� - ;� t 4 � 1 w MINIM ta SW�,_.� Owl Idmi— — lob 111111111111b s �. 4i t +; _ dWA T ._. ._.�._......•.r.... t1 1. 1,.f► Ii 1,,, ' ' ► .1� ••,. -- •.1�.. 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I) A W Q 1 � U Z U D i E g u m in Q y ` BARS Z � MULCH TYP ..'•'" REDDEO BARK MULCH D BARK � � :2 � -'''' + '' _ •,,,. -•'� MULCH TYP. * Q A PLANTING DETAIL TYP. 6 ¢ w C� TAI P� ANTINC DETAIL TYP_ SCALE 1 = 10' SCALE 1 = 10 C SCALE 1 = 10 `"� SCALE 1 = 10 E (P\.---.-PLAN TING DETAIL SCALE 1 = 10 I SCALE 1 = 1 1,, o BLACK POLY REDDED BARK EDGER TYP. a � � MULCH TYP. ``y � ° MAINTAIN PLANTINGS v ; E 2 MIN. BACK OF 11-0 ' CURB + �.. �........ OI 4 MAINTAIN PLANTINGS 4 S ; ♦ s r� 2' MIN. BACK OF t �. � = Ai j)T- P L A N TI N G ' CURB -� _ =,�� SCALE 1 — 10' K SCALE 1 — 10' . 6 '� '` . s s S SOD BACK OF CURB THIS ISLAND a F SCALE 1 = 10 HREDDED BARK V d MULCH TYP. t1Z A Jr rE G ` ' PL ANTING NOTES t_ ALL 1R TS MLW K WAL7W. 00WICIIS MA"AL. FM OF PESTS t7. u!E Awrll- anoc+�aT t rL uF at A�r�ovm �u,�� oM AND MUM AM eE Coi1TAANEtI e11onN at "M NO WALA IM 000100 S' FIJI M01R it+ tGf AND ron eroealmts Mvl� ♦ �� ^r r + ♦ y Al /OICAND R THE PLANT Llm AN1 IN A A l I" MAMIFACILN1Qe'TI M111RLIGITOiL ALL _ � ! / • ♦ Z ALL�IIMOLt O'ECF7Aa AND FULL iRJIDFD AMC FRa1LCIWN OURM MARNAKTY PI LAW FALL FM WW= + • ti , ♦ ___ LANDI '� } /� � � • PLI111�TS 1NCII ARE 4C>E3Et, 11K+1115FACTOR� �T01� 01111WR OR /t PI M fOR /R#� 1N111�S MO �7tlt CICKTANNIS ♦ ♦ $ f i COMELY Vffi M OT lFpE1e'A11N3977 PLWr TI'FE 1 8M lWWL Af1ETR iiLSTALLAAOi. + 4. NO 111ERTLITIOMS OF FLANT MAIEUIiAL !MALL. LIE AC10"M UilM MILK OWL K MM FROM NAIOPMX SU. stDNE'; APPIMPM N IIM11N1 WY 111E LAiOICAM AR04=T. pMOCAL NOMIOUS WEEDS, ETC. SOIL M0111R MALL HAVE A PM ♦ R1MIW i t AND 7.0 AND 10 - 10 - 10 FQT1Ll>!1e AT AE Ml[ aF 3 I L ALL FLA111R0 tTOOC *$ALL COIIFCRMi 70 THE AA EJI >iTNOAl10 PWiOS I= CUR YARIL M FLAMIMRO =2 VIC010WAE In � ♦ # r O FOR MUI >TOCTI,' AM -ZK LATEST ==K 0► 1ME AMVVAN MI "DM WT IM EMI= VED V 11010'Alsli KM 1NE 1W i a A1 of ilUlelEIel7i NC AM lHAll 00NS7TTLrtE 11NAWM t2' Or fOR. ♦ ; / i �OE31 N MID � ! PL M 10 IIDl� A/l4iML R[ Fy10]ECfEO 10 IL ALL FLAMTS BALL SE CUARANNED FOR OME COMPLETE the ow tJ11E FTRO1l ALL oollsiTlucTloN neAFFT� XIORACE aF oRO1M110 StA90N (AUN11l t - NOTE am 1 1A1111_Ti OItE1IMRSE . 1PCC�FIO1 1FI auARA111EE slut CI Ftxi Cost OF , ( } j MI ETC riTiH1 NT. ORAAUOE PLASTN: SAI FL4cm UOr1AODiM1: NCLlXm LABOR IMO PLANT= ? A0010A1ELY turPORtED my Sym FUCK rases or 04 MAN" VAC94 m 'KASC IS /111E OF P1.AxiMloe MM let CONIRAC101 MAY U-1 TO RAW N QW -WASCM VIVIII l.Y AT 11IS/1+EUt RfX • a • :MOAN ARE IIRMIOIIIAiE COM !ULL ME NMLflli RX 0EW000S Pal "Ta � ! COMPLEX COVO1ACJE d ALL. FLAMil10 RED! AT sACNO ma MN Am O t -aUIE k ALUG 2I -NOV, t t MAINTAIN PLANTINGS AM 21-++. 1 j A�urloa To Comm aDMFOw TR1 11E ocACT coilotlloN� aF iDE >l� 2' MIN. BACK OF 1 L MUST K PLAWIM MUL04M AND STANED AS JH0`Mi IM 1w� 2t o A A oct: t CURB j L ALL RANTING AREAS MUST HTE COIAPLtlE1.Y MYLfl1ED AS VECIF . • IL MULCH 210=0 HARDWOOD MUI K OJE N AND FREE OF "own WOOD OR aim OELCIOmm MATUNAL. N ALL MASS 11. IWFtE7iANR>r l4ALL IL N T NAITOIATELY AF1oI TAW FOR11Ot1 l T �, *9 MA7MK a w PLAAZ PLA MATDrAL 9NALL rt PIIOIOCt® AND ' GOO AN No : MAM111a D D i'OR W= LMIL m W"" AN Root MU a MANUTATIO I LJl X A E ""AL Ai CIN CF PI is COVILM t. ON OHiAM NIO� A W T 5 TO 1 NIO1L•�I P E ARCH T=r POW TO POPC M HLA1 SE MI A ND PLAN1110 s ACClu � ArrmiA. � r�� + /1lTALLATAX USE FICA 71ELl� OW" Ilm me t FOL VAIM a " M1N& M LA1DIa O MUM" 1 See sheet L.1. a 1 for tree r0v)0AAL/t,jm" COUQI am Umum u*jmV �E in -FSna. R6-1ETRN0 MMIN i* FMID U OUSE AM =44C FL OM IN A PLUMS I ONINN . ARM AOCWrAMCL IF[ sHU nlMI31 L AXI ,f D` " L+ ES CM1 ATE a =VlCA TAAE rnEC W E 0 TM YAWMM M IM PONSOLF1Mt 1IDM�wL III COMTRACi X *VLL r , C i 0 U Cl t FLAUTii1C No 1u AND ao+ERAt pOIES CoNVOK to E 11EiPCNSSLI: Foie IIl<31lING INE 7=3 FLIM iNGUla wr 111 Guam= rusaL IX iIC COMiRACTOR IFULL WE OIl iREEPONSSELE RX ALL MULCHES AM ZL ANY FL MANFUL Rd HO C" . AKT Alms MONM, OQ w P A"M SQL GUAM - W= TO COTE THE W= MM ON 711[ f H P N - n N G D i u�sc•. uocnyn FLAIL � ALL QU#mw tE3 Smart ON 1HE muff SDOX A r �� 0Z ,m Z � � ��y R 1 SCALE 1� -- 10 "1 wwom WK aIMO1 WINE saE am 4m WOO NO ME AL L sTORAaE aF MAZaex� al �un�Llt� a�-s1E WILL � , Aw = No mm" A& FLAKt Lest awAls 14. ATE CONTRACTOR SHALL IM PAwaoTTS, P IE7lS AIM 23, iMATf7MIQ MANTAlH A 1NWMq SCICK A O Ct WILL } + ♦ MItDINCS GJEM MC UWTAXCL ALL PEOG`UIMAN NO W4ML 1401 V AW ALL R.AMTS CHI A UM MI EXINEMELY MM CAN Aar #Wm& *"q Ew"ce oOMrvMe.T AMM MAPLE N COW 21 ACCESS 70 K MAWTANO 111ROiwwuT 001111RIACiION FtIOM ALL O11Y tlIt'l1INIM MAMt MIM OFM Aa 010UNIOa BY UOICAMIS aF ga- wo.Na� 00I MrtsTES !TALL OE r11D1r y RdOYEO nm 111E sR ANY KANT HEAT 11000 SUCH AS tML111ID LZA IR3� CHM MINSTS [ WOO IN mi ddn "k %" Dome 3i'A 0113 H dLJl1F=EII �J comr LOO w LIM DISWALLAI M RAXTTS OWT M / IN IM A�HMQ Y�1KM �AIRANIGI FOR FOR'' IM71DLCLfIRAC7ER lMti • BEDDED BARK AAMt Wm x 1> m" • A"" l0i"W rY 911E R SINFICA �] cCMt 137 CAI VE AYE iRACTM" oCWx�1N'O FAOtrno su�LC 1E i�t 101 11EDUESr w 1N►1lla. A MK NX%* P" V. 0-4 low LLV /J COlfl 30 IL M OOHIPACfOII 21ALL OE RErVN9XX FOR CORAL.IMIO WIN ALL IS SM SALT X FOR FFAI INVI CIAT04 7' TKkk EX A"UCAI LE COOCL R£O1N,AT06 AMC PE71STS 00MR.i1 AE WMIL ti. 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' •�:L� L , H i 1 { i -•-"• ♦` `°. `S,'\ >'C 7 � !}C >'. ( 7• ' X K Y�J♦.•� ` i t • I t 1 • \' • j.., l it L , . 3 i I , -� , I , •,� NO VAK A VENUE NOR rH w _. . , 554.65 S01 - 52 08 E I M C M M --� -< O ;7 M Q rn cn _ M 0 C a > 0 Q Z 0 Z M RmAB on Revisions i hereby certify that this Plan was prepared br Dast ad CCT En�� �� P k-0 WAL* MART EXPANSION STORE #1861 —01 ,t` am* sus Nt� W ms or under my direct sdp"slan and that N I am a duly Licensed Landscape Architect Orawn CCT Awvwe North J3[1150 l.yrd OAK PARK HEIGHTS. MINNESOTA Phom* E under the town at the State of Minnesota Date 12110/04 AryrnauM MAve afe _ 5 ' 447 WAL *MART STORES, INC. N ;" � � � a.� � PRELIMINARY TREE INVENTORY /PRESERVATION PLAN A Date Ucaise / ""i , rii a - A022-SI`GN SIGNAGE SCHEDULE, 092404 INDIVIDUAL FRONT SIGNAGE QTY COLOR ARU TOTAL AREA OHS nQ AL'tAAR I W TE 19 SF 190150 I , v"TE: 391 SF SF e r r 2 RED 145.6 sr 4l vi.2 SF oed Cants I IIIHITE 50.!A $F 50.4 SF ut a W 72 44.3111 Sr 144 3F v 56 a Cantor t 9M19 5&W SF 59. Sa .2 S Sell Far Laos I WHITE GIL SF Sa.2 SF 0 2 I RED ILI f 16.1 SF" � � Ke lc S Lub* I VWX 47. F 47.7 SF eaa -> 1 WFItTE 45. SF 4& SF TOTAL FRONT SIGNAGE 851.9 SF VE - THRU PHARMACY SIGNAGE AL'AI lFeLUE I 4&W SF 4&2CI SF I H i I Ili( 3 Ve ru gw� 2 1 WHI7E 1 31.001 - SF' - 92AQ SF t it v I 2 1 BLUE 1 2.44 SF` 4. SF w 17TT - eLuL- 1 3,551 IL50 SF A-1 TOTAL DRI -THRU P"ARM M "AGE 121 3F ;j p 43- Al BLUE 11.131 5F 11,1151 SF 3 gal l LUSE I DLUE 26. SF 26.24 Slr I SLUE 39. SF 39,7 SF 3 WHITE 3. Sir • Exprww W" TE SL SF 26. SF TOT AUTO CENTER SIGNACQ 113.7 SF CENTER KIM TIRE A - LUKE Z 14.31 SF 29.04 SF TOTAL AUTO CENTER KIOSK SIGNAGE 29.G4 SF iv MTRACM QUIZ& MORZ KALIXNG SIGNAGE IlIfLia SIC 3'-4- 1. CONTRACTOR MUST REMOVE ALL 4, wnFY wAL-MART s1cm 94 EXCESS DIRT. BE)eORE EXCAVATING ANY PLANNED • CAST STONE PLAN L BACKF%L OVER CONCREI LIANDSCAPIED AREA. FOOTINGS. 3. CONTRACTOR SHALL PAWT ANY e . CLM FACIE Me REM OF ALL ATTACHED HARD*ARE. comwT, SIGNS AFTER COMPLETED mTA ELEIVIRICAL BOWS. EM 70 MATCH [SKIRT. CLEAN UP ALL MAM SON INTERNALLY 013cn SECDON AT MONUMENT 2• -4" KAMMINATED I - PILASTER 29 -s op to CRETE W 7 PRECAST CMU Tf) I z low CAP f-V*WM LETTM 1 w k Cr 0 A w� C- 0 NCIC RM I VO4M o o MI t C4 P-4 CA b r--AQ ca EE MU MCK C0:2 FT EL C) lw - 3 p uz -- C CONCRETE MUCK VENEER 0 ISSUE BLOCK 0 FWTINC ALL Ml W^ MASONRY coo STRUC try r1c BAOCGROUND TO tn '10 -414-7 UATCNH PJLDM 5 1- ,QNYMENTSECTON 1:Enter Exit:I- 14.52 SO. FT. Pharmac Drive-Thr i-Uquor W6 SO. FT. 3' -3 @-51 AGE (3.23 SCL FT.) (2.42 SO. 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O 0. 0 0.0 0. 0 00 0. 0 0.0 me 0. 0 .0 0. 0 0. 0 0.0 0.0 to 0.0 as as ad o0 0.0 0.0 0.0 0.0 a 0.0 to 0.o as 0.o 0.0 a 0. CIO o. 1 0 .o .0 0.0 ao 0.o 0..o to 0.a 0.a 0.0 0.o as to 0.a 0.D 0. 0 0.0 0.0 to as 0.0 to to 0.o 0. 0.0 0.o Q0 0.o 0.o 0.o 0.0 0.0 to to to to as 0.o Me 0.0 0.D as 0.o 0.o MO 0.0 M0 CIO M 0. to 0. 0 0.o 0.0 as 0.o as to to to 0.o to 0.0 0.0 0.0 as 0.0 as as 0.0 0.o 0.0 0.0 0.0 0.o as Me 0.0 as to a 0.o aDo a.D 0.0 a 0.o 0.o o.o 0.0 Me as as as 0.0 0..o 0.o 0.0 as 0.0 0.o 0.o 0.o 0.o 0.0 0.o 0.o 0.0 to Me 0.o 0.0 0.0, 0.0 0.0 Me 0.0 0.0 0.0 0.0 0.o 0.a 0.o to ao EXHIBIT 11 MeefO +. ties 1,1w1MO ocsoi es wm a lalellm rOawATioM sirn� sr oliOls Ta ia�at liesilreQ !n[ neTAAS r+iowoeb M17Ode AK Aer�uam arty AS � rsltuAtAAlron AIQ ►iso aeK+►taa wAY loarlaurllr AM= PeMCM POe COOMM MIIM 10 WAU A104 CeMWAL WK eOalalAlw Omar LWA11CMX m1 mu mAm". elainnm moc"t 11C4 260.11121 K CODRI M IM WM IM CW11I Agp/M 8tCOW 1112roeeI I'm tit PIRLM. 2 UM M OC DATA 4 1[2119 10 eOUMV ITANI 1111131131 LAMMATORY CCIe111 I a'MIMC WTAK AM MOb11L 1eAMarAe LWM laR X MiCn of LAW. M.IAn AM umom III OMT Ma 01361171 Z COWO MAMCt 10 fAC rff CWC AIO 011101 LOCK 1111=11,1011)MM" O 1K 111tW4+0101 TY Q 1!O 0.040 !!!M K WON" 1e11"RC70t VIAL gm go Om m Witimto mu 23426 WAL- -MART #1861 --01 svH cu. ugitsr 042n65 OAK PARK, MN + s«.lo.. foom �05237W LIGHTING DESIGN -- REVISION 3 1 - •�q• 1- • 1 DMt 0523868 NU88ELL UW Nr?G 2000 ELECTRIC WAY CWU5TIA ZWRC% VA. 24073 MAGNUSQUARE@ II SERIES Vertical Lamp MSV Flat Glass Job Type .Wal-Mart Dim ensions •- C u e . „,..,,,,,,,�,,,..,.,�►«.,,,M NRTLIC A t i Housing Rugged, one piece aluminum, formed and welded, allows no MSV access to weather. A B Lens / Door Frame 14 .9” 21.0" sq. Extruded aluminum door with sealed tempered flat glass lens. Door 378 mm 533 mm is hinged and has gasketed seal to housing when secured with two Hubbell Gard® Fasteners. Ballast Mounted to a galvanized steel end support, which ties into arm for secure support. Optical Full cutoff performance with maximum uniformity. Segmented reflector system produces excellent pole spacing capability. Additional Features Lektrocoteg powder coat finish provides protection to aluminum construction and lasting appearance. All units supplied with lamp for installation convenience. UL and CSA NRTL/C certified for wet locations. Multiple optical capabilities and mounting accessories are available. Ordering • • series mounting wattage source distribution voltage finish options Number m'� MSV A 400 P FW 5 2 Al R4 SERIES DISTRIBUTION LEKTROCOTE FINISH MSV Magnusquare® II Series FI Type I 1 Bronze Vertical Lamp - Flat Glass FP Type ill 2 Black FT Forward Throw 3 Gray MOUNTING FW Type V sq. 4 White A f Arm mount VOLTAGE OPTIONS WATTAGE / SOURCE 5 480V Al 10" arm shipped in fixture 400 P Pulse Start g 347V carton 1000 H Metal Halide QuadTap@) (120, 208, 240 A4 4" arm shipped in fixture carton 1000 P Pulse Start 8 277V) Twist -Lock photocontrol 400 S High Pressure Sodium E 50 Hz 220/240V 1 receptacle (specify voltage) PCR(X) (photocontrol ordered separately) F(X) Fusing (specify voltage) Note: E.P.A. - 2.8 Sq. Ft. (Fixture only) R42 4" found pole adapter shipped in fixed carton 5" round pole adapter shipped R5 2 in fixed carton 1. Substitute voltage for "X"- 120V; 2- 208V ;3 240V;4 277V;5- 480V;&347V� ( 1 2. Must select option Al or A4 EXHIBIT 1 2 Accessories must be ordered separately. See Accessories. i Comments See back for •„�� Photometrics ® Submitted by Architectural Cutoff r BSO L Hubbell Lighting, Inc., 2000 Electric Way, Christiansburg, Virginia 24073, (540) 382 -6111 Fax (540) 382 -1526 OTD 2- 5/01 MSV /Fiat I NSTALLAT ION I NSTRUCT I ON$ FLAT GL.ASS GLA.�E S�H��I�:,E F OR ... MOUNTING SCREW ( 4 REQ ! D ) TIGHTEN SECURELY MSV FIXTURE WITH FLAT GLASS r �n DOOR FRAME r ti r► 1 REMOVE THIS INTERNAL flEFLECTOR PANEL FROM .DOOR FRAME ASSEMBLY (SIDE OPPOSITE SHIELD) SH-IELD (SHIELD IS USUALLY ATTACHED TO THE POLE -S I DE OF FIXTURE) WARNINGSI * DISCONNECT POWER BEFORE INSTALLATI OR SERVICING * ADDING THIS SHIELD WILL INCREASE EPA. VERI THAT POLE IS SIZED PROPERLY. INSTALLATION: * USE SHIELD AS A TEMPLATE FOR MARKING HOLE LOCATIONS * ORILL .136 "0 HOLES ( 3 /8" DEEP MAX) IN DOOR FRAME * ATTACH SHIELD TO DOOR FRAME WITH 'SCREWS PROVIDED * REMOVE INTERNAL REFLECTOR'PANEL (SEE DIAGRAM) Hubbell Lighting, Inc, ,A Subsidiary of Hubbell Incorporated 2000 Electric Way '14UBBELL Chrlstlansburg, VA 24073 -2500 (540) 382 -6111 268-1254-9901 PAX (540) 382 -1526 { . _ I 4 f 3 1 / /`ONIIOO %I S/i'li �. ' 7" H /MOTE fl1A11E � C,':7 211 1/ HC •+_ f 2a) HOLES - 7/1 F DIA l `'�_ _ ?m 1 /4 NC BOLTS r 1 1MWtf ENTRY HOLE - 1 -1/4" Om . \ - i i CA S" X!" .RIHGTION ! c/N 3- 1 /2"SQ HOLE 67 1 /2 " - MAX CL .. ALL HOLES CUT ON SHEET: 401HDED.. COVER ALL SIDES EXCEPT IWfl. iROU H/NOLE VIEW A -A DRILLING vllttt ReWQtANI PUSH-w ptua5 CAMERA MOUNT ON TYPE'C' POLES ONLY • f WELD SEAM O 45DEG. r E 'TOP D1A.' FROM BACK OF POLE __, : ___ E Of ORIt L DFTAfI, (SEE CHART) f f . I GROUN CUP COYER BOLT 21 1O' Ur 21' BACK- UP BAR r IF !SP - 2 -1 WHOLE COYER DESIGNED TO ACCOMODATE u GMAW 3 X 1000N MAGNUSOUARE 11- MSV SERIES FIXTURE DETAlL FlXTURES O 120 MPH + 1.3 GUST - 156 MPH PEAK D i rail UMf2WT mm"n rl.fea+In mPIVA it ,r,a i! i crosrr RPf ruw VI wmmdl -140- 12 a' -D' 170 MPH NO 5.5" a.1 S" t 7t"A. - AA K.sl 1/1^ SOtSI w 4 . wuwnl.Isn -ts 197-0- 17RLLau un 4.,s- a 11- alina_,sswso as � --�► 11131E 1M t 7A. 11 11'_ 0" 17R LLPN tt11 5.5 6.13" 11R - %% w.%t 0 4x7 RE- INFORCING WHOLE FRAME wu11n_ t 7f1- t 7 1 7" -tr 17 u,.w N o s_s- ■ tn- 12CA _ as " yr Sam C/W COVER. GASKET & GROUND CLIP wu1 ln_ 1113-17 111 tr 1713 uaw wn 5.5" 9 t s+ 1 It' A - 51 Ks1 wu14n- 1 14'- d' 170 uPH NO 53" ■ 1 %" I MA - VA m C H /HOLE FRAME DETAILS ru, Kn- I11f- 17 151 17n u,w wo t s" *.I 17mA _ %a tc%t C L.3 VIN t fill- 1711 - t 7 1 fit- f7' I in MPH k0 S S" a . 1A 17t.A - .'A XSI GA ERA 1 am »n- 17f1 -17 1 r -t7' 11f1ut w wn % %" •. ;" 1 +n► - R,s, vri 3/4" Now v1 ' ' TYPE L ONLY) PSP- 2-1 1 6 . ru 1 mu 1713_ 11 1 a" tr 116 up" un SA 11.18" + 111.4 - %.% wet LAJ v MrMt40.170 -t7 It*-tf 170u1K1 wn .S <S" o,ts" 17gA- S,S KSI ynHn t 713_ 17 717 Ir t 2o uPw Ho 3.3% *As s^ 17nA - SS wR1 W147141 71'- tr 170 MPH un 5.5" a.1 S" 17t.A - 55 KSt WU77R.70 -7 21 -0 t7GYPw No % S" 11.iS" 17CA- 3.5 K1t _ 0 SHAFT TO BASEPLATE WELD DETAIL wulln..1130 7,11 - Ir 17nuPw Nn 4 .s« a.t!s" S -in I - %6q 1rr1 wu74n 178-17 741- n' 178 uPw wn 3.1%* a. Is* 17r-A - sr1 wc1 f /i' 3uW � If 3/ 4" SO � ta117.Sn.1In 17 711" -a 1 to 1tPU wn A a7s- a 1 .1" 17f:A _ %s wst W Wu7.%f1- 1713 -7 -f' 7s' -M 17n MP14 Yf{ 5.9173 O t Sq 7rJ - %% RV = 1YtNf,M1.17n-12 7fi" -Ir 17n6PH NO 3.575" 11.1Y" t76A -As Kv VUt7717I- 19!1.17 711 ►fr 12a WPM Nn 1 11711" a 1.5" I,2cA - 5A K.SI Y b •�•� i wuj NA. I1r1 I1 7R -& 11t1uPH Nn 3 27A a 15" 110 - ,r1r,vrf 0 1 4x.11' w711n.17n..I1 ta" -n" 17nuPu wn 3.1175" a W 11r'1 - .. wrI vul ri..17n- 11 lff -O' 170k" "n 1117% 2.1's- IICA - 3S KSt WMA 16. 1711 - 17 1 t._ 1r 1713 LI" ►N1 1 1175- 61,4 17 CA - AA ICU '� i � wu11n.11n.1 11 ".. fr 1113 UP" un 3.4175" 8.1%* 1717-4 - %S KSt I t . wu llli- 1713.11 311' -a" 170utH wn 3.875" 11.13" 11x,4 _ sa 1181 1 - i /4'SOtSi .- ». -�-.. --•� _ �� rrylai_t7a7_c 3a" -a. 1211 uPw YFS 3.875" a.1 7W -55K51 POWCO CSA /uL LABE „1x- _ / HOLE cu FRAME C I -►h' -� 1 �r - 1] n GRQ CLIP. GASKET do COVER oz `" ' WALMART 2003 A .°-° ��� Powco STEEL PRODUCTS LTD. 'BOTTOM QIA' 1 RD TAPERED _�► ~< �� .i nn -1 . s[1lrttau t 1/7a/at (7cCELL[HGE W SERVICE AHD agW1J/Y 1.,..4 ..i riAln.1 � ' a+.iF11► ~ 1�1 � � n Opt. 50 90 A/1111OLE INk A/5MT3 AS NOTEn CAT WM999-'WIND- 'SHAFr- ['C'(OPTIONAL)l BASEPLATE DETAILS SO 1: - -13" 1 -I/2' 1 - 1/4" ►R arils• SMAW .wag a%Ma urpoomm r..wtu M M R+IIfr'arte rr+v TEXTURE SLACK 1 P01,01241rl sRa POWAERCOAT emu, ._s.1 Ea/ r i f Page 1 of Scott Richards W rorn: <kdwid in@comcast. net> To: "Tom Ozzello" < tozzello @cityofoakparkheights.com >; "Julie Hultman" < jhultman @cityofoakparkheights.com >; "Dennis Postler" <dpostler @bonestroo.com >; "Eric Johnson" <eajohn son @cityofoakparkh eights. corn >; "Jim Butler" <jbutler@cityofoakparkh eights. corn>; "Scott Richards" <sdchards @nacplanning.com >; "Mark Vierling" <mvierli ng @eckberg Jammers, com> Sent: Tuesday, January 18, 2005 9:35 PM Subject: Landscaping - Wal -Mart OPH Staff - ' Please refer to my memos of Dec. 28, 2004 and Jan. 4, 2005 regarding the landscape plan and tree removal for this project. The most recent landscape plan for the Wal -Mart expansion consolidates some landscaping on the southeast corner of the site, but otherwise does not add more landscaping for screening the back of the building for Boutwell s Landing residents and Autumn Hills Park users. The number of trees to be preserved has decreased, and they do not list all the evergreens on the south berm as being significant trees (60 trees), which they are (my memo to Scott Richards dated 1/4/05). They are removing most of the significant trees on the site (over 100). A lot of plant material proposed for the renovation, but the trees will be considerably smaller than the trees which are already there. In lieu o calculating a tree replacement requirement, perhaps size of evergreens could be increased to 8 -10 feet, particularly on the south side. Also size of aspen are not according to code and should be increased to at least 1.5 in. caliper. If the trees which are proposed to be planted on the south side for screening are not on a berm, I do not see how that side of the building and the loading docks will be adequately screened. It still also looks as if some trees are to be planted in the right -of -way area for 5 8th St.. If you have any questions regarding this review, please contact me. athy Widin PH Arborist . EXHIBIT 13 2 /1 /2( rage i or J Scott Richards From: <kdwidin @comcast. net> To: "Scott Richards" <srichards @nacplanning.com> Sena: Tuesday, January 64, 2665 4:36 PM Subject: Wal -Mart Proposal and Tree Removal Scott - I went over and walked the Wal -Mart site today. There are about 32 trees (mostly evergreen) on the N, E and W sides of the building which are of significant size (8 in. dbh deciduous and 10 foot height coniferous). There are approx. 60 evergreens and 2 deciduous trees in the S side berm area which are of significant size. This makes a total of approx. 94 significant trees which would be removed for the proposed project. The total on their plans is 5 significant deciduous and 17 significant evergreens (larger spruce on N and W sides of existing building). I think that they should address the significant size of the evergreens on the south berm, take diameters and calculate the tree replacement requirement for the project using the formula in the city's Tree Preservation Ordinance. This would amend my memo of 12/28 which was based on the plans they submitted which listed only 22 significant trees to be removed. Please pass my. com cents on to the developer since I will be at a conference on wed. 115 and will be unable to attend the Site Review meeting. Kathy Widin OPx Arbori st. 1/5/20( Page f ot" Scott Richards W rom: <kdwidin @comcast.net> To: "Tom Ozzello" <tozzello @cityofoakparkheights .cam >; "Julie Hultman" < jhultman @cityofoakparkheights.com >; "Dennis Postler" <dpostler @bonestroo.com >; "Eric Johnson" < eajohn son @cityofoakparkheights.com >; "Jim Butler" <j butler@cityofoa kparkh eights. com>; "Scott Richards" <sdchards @nacplanning.com >; "Mark Vierling" <mvierling @eckberg iammers. com> Sent: Tuesday, December 28, 2004 12:07 PM Subject: Landscaping - Wal -Mart Expansion OPH Staff - I have reviewed the tree removal and landscape plans for the proposed expansion for Wal -Mart and have the following comments: 1. All trees and Shrubs currently on site will be removed except - for 11 of the trees off the SE end of the existing building. Most of these trees and shrubs would not be considered significant per the City's Tree Preservation . Ordinance. Many trees, shrubs and perennials are proposed for the expansion landscaping and would satisfy planting requirements. 2. It does not look as if there is a provision for a berm on the south side of the expanded building. There are many residential units on the south side of 58th St., as well as a City park. I would recommend a berm or some kind of tall screening or fencing to screen views of the back of the building, loading docks, storage areas, etc. If there is not coon for a berm north of 5 8th St., perhaps they will need to put in larger trees, such as 8 -10 ft. tall. . The species of trees, shrubs and perennials which are proposed to be included in the landscaping are acceptable, The hardy, attractive, disease- resistant species which do not require excessive maintenance. I would recommend tha they replace at least half of the Summit ash with other deciduous tree species such as honeylocust, hackberry and oak _ reduce future damage from imported pests such as the emerald ash borer which is anticipated to invade Minnesota within the next 5 -10 years. 4. Plant sizes are appropriate, except possibly for evergreens on the south side of the expansion as mentioned in item t and the 1 in. diameter quaking aspen around the west detention basin. These trees should be larger (at least 1.5 diameter for aspen). 5. The Planting Detail for trees and shrubs looks good. The developer should be sure that the landscape contractor is aware of the specifications in the planting detail, such as removal of top rungs of wire basket, burlap and twine, and watering several times during the planting process. Contractors will be required to return to complete this work if it i�_ not done at time of planting. Watering once per week during the first two growing seasons will also be important for establishing new landscape plants, and provisions should be made for watering of trees, shrubs and perennials. 6. Some of the specified trees look as if they will be planted within the street right -of -way for 58th St. just to the NV' the existing detention basin. These trees should be planted on the Wal - Mart property, not within the street right - of- way. If you have any questions regarding this memo, please contact me. Kathy Widin Arborist City of Oak Park Heights 2/2/2 Engineering Planning Surveying y McCombs Frank Roos Associates, Inc. January 20, 2005 Mr. Eric Johnson City Administrator City of Oak Park Heights 14168 Oak Park Boulevard North Oak Park Heights, Minnesota 55082 SUBJECT: Wal -Mart Stores, Inc. Draft Traffic Study Wal -Mart Expansion #1861 -01 MFRA #14918 Dear Mr. Johnson, Per the letter from your consulting engineer, Bonestroo Rosene Anderlik & Associates, dated January 13, 2005, we are forwarding to you for your review the draft Traffic Study for the Proposed Wal -Mart Expansion in Oak Park Heights, MN, dated January 14, 2005. If you have any questions or require additional information, please contact us at 763- 476 -6010. Yours truly, N TZ.A Erik W. Miller P.E. /ewm cc: wren Erickson, Bonestroo Rosene Anderlick & Associates Scott Richards, Northwest Associated Consultants KK Yeow, Wal -Mart Stores, Inc. Darcy Winter, D.E. Winter &Associates EXHIBIT 14 Dave Sellergren, Fredrickson &Byron, P.A. file s: Amain Awa1149181corresljohnson1 -20 15350 23rd Avenue North Plymouth, Minnesota 55447 phone 7631476 -600 - fax 7631476 -8532 e -mail: mfra@mfra.com t 1. -BENSHOOF & ASSOCIATES, INC. TRANSPORTATION ENGINEERS AND PLANNERS 10417 EXCELSIOR BOULEVARD, SUITE TWO / HOPKINS, MN 55343 / (952) 238 -1667 / FAX (952) 238 -1671 14 January, 2005 Refer to File: 04 -87 Ir MEMORANDUM TO: Erik Miller, McCombs Frank Roos Associates, Inc. FROM: Edward F. Terhaar and Erik Seiberlich j RE: Traffic Study for Proposed Wal -Mart Ex sion Park Heights, MN PURPOSE AND BACKGROUND The purpose of this report is to present the traffic s is for the prop ed Wal -Mart store expansion in Oak Park Heights, Minnesota. The location, shown in Figure 1, presently includes the existing 97,70 e foot retails The site currently has two access points to the west intersecting nue and on to the north intersecting 0th Street. This 'study stud inclu g Y s • Trip generation roposed ex ion duri a a.m. and p.m. peak hour periods. • Identifyin . is 0 Of ew trips at ve " tersections 'on Norell Avenue. This analysis will re el level of s ice at all intersections, and queue length for c proa 6 ! Propo Developme arac* cs The prop expansion cons t of an adding approximately 113,000 sq. ft. of store space, prove . a total of 4 parking spaces, and the conversion of the existing Wal- Mart to a Wal- Super re. The concept plan, shown in Figure 2, includes the slight relocation of the a nts on Norell Avenue. A gas station with 12 fueling positions will be constructed 1 e northwest corner of the site, and a remote drive -thru pharmacy will be constructed the north edge of the parking lot near the access to 60 Street. ti • Mr. Erik Miller -2- 14 January 2004 M Other Expected Development Several other projects in the area are in planning or construction stage, and are expected to be completed by the year 2007. For the purpose of this study, the following uses were assumed: • 100 unit townhome complex north of 5 8 th Street, south of the Wal -Mart • 100,900 square feet (sf) of office space north of 58 Street, south the Wal -Mart • Retail area vest of Norell Avenue, south of 60th Street incl ding: o 5,800 sf sit -down restaurant o 15,000 sf of retail space o Tire store with three service bays ` b ' f _ . v •,,... „� _ r t1V' tc.ftiil llt «+ Lt1i� tJ a � +' f.. `" � � '� .+� r.�; - � , � � .' . _ 0�� 5� . pt Awm _.. r CR01000 0 `'" 8t StQ� � �:` .�� n��►��. w a= W� � � �1�1.1, 00 :a3: I{�' 1 r�r - ' �;�" sic �r t +r '� z;, 1�1MF 1t1 — , .�..,,.ti �, �► �+ Lv cc;R 15. r , ' � C.T. C � : �' �1`, s t `:� _ LIt �► cn R �; t��Rl� #�G►� ; S � ,�� : l • l�fl��1 $ !l0 tRE ' U E y '" fit. i#'01 , ,c * L 14 •,: o �.. 1 C K; *, ; 1 e. Aw 4 4 fir. UA -Sr "t, Uk #� � . � ,►c S T . f . . t co iCE t2 ` i t ,yam •-3r 1. E?RE:�F�S � sr"- �, �1��� �i 1;J� t�5 1tr,. VO44sio A. C.t r� 1 �• fi r'.. , � .►ri ' � ,{ E, G�'`1! . � .5'4'. 'x ,.. .'� ` TO + 2C C , . i, r +� CURYC DES . t4 Q"' .• tY 49 '�~r „� l.tN `.:.' y��' v 3`K nd, r.wr=---= - =., �,c � 1.awt � �. � .a �. � •��� � �` .�: STILLWATER TOWNSHIP MWOTAO pill Jr, 15 LOCATION � �.; ` � � %a Sit" .St y ft' . , sli PI LO 55�ih ` 9'. �" � tJ, {� �`/,;j ''j ���• � � � . fi�%""� N � V�t.1. ��f�w i�kt�lt �� f a 1 � � }�s� ••. ,,, �4 OAK PARK H IGHTS t "....`. ;j ? . 0. l . / of &R OA "' t • s A'PPROAMATE SC IZ BA � i J �{� I aLLI. Zi a Ste, .ww..•. j M GCUM 1�S FRANK R OOS � ASSOCI INC. R. Y FOR WAL-MART EXPANSION C) 01 11 4Lw%rUI)Y LOCATH 0 I OAK PARK HEIGHT'S, MN BENSHOOF & ASSOCIATES, INC. 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",.+ � €'a''t�1i � � z3j¢ "+� �'�'�' - `: } t �m'�- •mt�� a„' IrsHY ,,!3;,� r at t¢� '�h � TS� a� x1� '�r`.' ♦�, ��'�'t� c F 1 e � a `^�r 1• ! �, VS'y t+k. � , C 4 �� ♦. h "�i� s} 3 � ���� �- b x, .: v 5t 5 , i 't � t4` is �r.: � - � s' t• >r i b.!'{i ft+..v 1 � 7 2[�G �e� � 9�i.. Yr �: y 7 1 •._ -rya �S`.yi 1 s h _ L��� �,,tj t � {�t {�� � �' �' � j a t .� 1, 1L :yY` '':i Yy �' - S �. r�T'�� a r,� EE � ° - ... lt d • _- ))�� �hv .r 1►• 1 � 7 w � � f - � - /t �K + • ' q •> te' ? x I ^4 Mr. Erik Miller -5- 14 January 2004 r EXISTING CONDITIONS The existing 97,700 sq. ft. Wal -Mart store is located south of TH 36 and is bounded by 60 Street, Norell Avenue and 58 Street. The store is presently served by two access roads to the west on Norell Avenue, and one on the north to 60 Street. All accesses are three - legged intersections with the Wal -Mart approach stop controlled. Norell Avenue is a four -lane road with shared through/turn lanes at the south access, and a shared through/right turn lane and exclusive left turn lane at the north access. 60 Street is a three lane roadway with two -way a left turn lane. The intersection of TH 36 and Norell Avenue (Washington ue to the north) is a four legged signalized intersection. TH 36 is a limited access e ay that connects the metro interstate system with the northeast suburbs and e. to S ter. The eastbound and westbound approaches are served by dual left, two h lanes and a right turn lane. The northbound approach has on lame, one t lane, and one shared through/right turn lane. The southb d apprcLach offers one lane, two through lanes, and one right turn lane. a ectio , ' signal contra with the east and west approaches allowing protected left to e northbo and southbound left turns offer a protected phase prior to permitted. To better understand the existing trafri k ns at the su ersections, turning movement counts were conducted at thr, , in s on a cal weekday in December from 7:00 - 9:00 a.m. and 4:00 6:0 i is were performed at the following intersections: t • TH 36 an - Aven • 60 S treet and 11 e' 58' S d No ve E D FUT AD CHANGES Future road changes as : ciated With this project will be minor. The location of the two accesses o �rell Avg ue will both move to the north, and the median on Norell Avenue near the s . 4 ss Will 'be lengthened_ Mr. Erik Miller -b- 14 January 2004 M TRA►.1{ nC FORECASTS Approach Traffic forecasts were completed for one year after the expected completion of the expansion of the Wal-Mart (2007). Traffic forecasts were developed for the a.m. and p.m. peak hours, which experience the highest traffic volumes at the study intersections. The following describe the scenarios for which turn movement volumes were developed in the study area: • 2004 Existin g - Turn movement volumes for this see were established through actual counts taken on a typical weekday 0 - 9:00 a.m. and 4:00 - 6:00 p.m. in December, 2004. The counts were en at Mowing intersections: o TH 36 and Norell Avenue o 60 Street and Norell Avenue 0 5 8 th Street and Norell Avenue Turn movement counts for the two existing art access intersections on Norell Avenue were interpolal sed on trip get ; tion for a Wal -Mart of that size, and observation of the 0 fights site. • 20(1 ;' No- -Build - Historic trends f TH S , • change in AADT over the past 8 years. In maintain a ervative ecast, a one percent per year growth rate appli through tr is on T 36. In addition to this growth rate, trips ed by other expec Wes, the retail, townhome and office uses, were add e arri the 2007 n wild volumes. • 2 ed o increase in floor area, and change in the intensity of the ore (Wal- a Wa uperstore), trip generation estimates were ulated. The rence een the new trips and the existing trips, plus the e ted trips for gas ation were then disseminated onto the local roadways base 'storical ffic patterns and the distribution of present and future populat The to sum of the 2007 no -build and the newly generated and distribute - shown as the 2007 build volumes. Trip Generation Trip generation estimates were developed for the gas station and expanded Wal -Mart Superstore using data presented in the Institute for Transportation Engineers' (ITE) Trip Generation, Seventh Edition, 2003. The resulting trips are shown in Table 1. These trips are shown as compared to estimated counts for the existing Wal -Mart store. Mr. Erik Miller -7- 14 January 2004 Table 1: Weekday Trip Generation for Wal-Mart Expansion Weekday AM Peak Hour Weekday P.M. Peak Hour Size (1 k Gross Trips Multi -Use Diverted New Gross Trips Multi -Use Diverted New Land Use sf Rate In Out In I Out In I Out In ! Out Rate In Out In I Out In I Out In t Out 68 % 32% 0% 20 % 80% 50% 50% 0% 20% 80% Ex isting Wal -Mart 97.744 0.84 56 26 56 1 26 11 1 5 46 1 21 5.06 247 247 247 1 247 49 I 49 198 1 198 Ex � . 51% 49 % 0% 20% 80 % 49% 51 0% 20% 80 New Wal-Mart 210.524 1.84 198 190 198 190 40 38 158 152 3.87 399 416 399 416 80 83 319 - 333 rt�y e. a:. ..:t • , �: .•;1. I. a. y � r ^'''i i .r.�;r+..i. _ 10. i '{e:�"; ; �•Fa fYtv:Ii::. ';iii.$ t .' .p�''r'- '' i y:. T�`.,:. , ' . ti ..i:!l��o `'r.'YC'•j r p ,T� %1-1 • )„�< ,.`� : +:w`�`.i:.; _ ,';• f ` �w+�*a �yyaY �^Y,S x. i'e.' "`'� r - a t 2 <• Zt [r - .r '� �': 3 S r • a� : � ,, , � � � , � , , � � '• r . • t J>«:c i..: '� '-.. �d. :✓ ».j "i! e•? Y r w'.. ' .'�r ,y.�!'..h,+�R'` <» '[y.'�• .J: Y`•iCr,,.•'•,�i }:' �-7_61� 1 • 'r Pr?' -: ' a„? ♦ ti , r".; .i(:x,. ?k ,y. Y,S R # ,7.JIJ a..$ F�M. • .`,.:a diy'�i . 2:�= �i F• l • !�� ;,a k. �''•.. ji a'`.� r,, /IQs vi9a 'rte. „i . t. f' `•� 's !�" `.>.f.:: t� �,,:� �" `;rk • k l' x5 •' � j i' �•!i ,,.��( Y c` i/T•�'��i .`''�'j: r; a 't� "2 r,..2.- .„ ��' -R•;�, i. • +�. - ��,: F, -•r " r.1.r, \ r1!� .Y ., :r... .8 e. 2 +.. .w.•:' >•v,. . AD DITIONAL TRIPS ' !'1i/ ..a �' 1-• '� ) r, `t. rr" 'Y - } - 4 :r" .) r: ':w a at' •.L {<Z -. �rn'%'r• ••o.�y C�S: �.., r :U. :: .+5 ;....' 1:�:A:.�s •tti. ���. r'. � • !' ..C!'r! .".: �`: i.t;..f I' ., { .. ..,+•:.� ` •,, rrr, � ...{ vt vv .n. tr Yh' ,'j ::.>vr,�.," �ti,. ;�' 2'V... jC.r, .. \: :.i :itr •,r.. • �,�. ..� '�':::rr'f" .a.. y Kr, rw 'w �'.i' `k }.:.,,�.G' ?.3Y�• ; 7 �ri >'1c�'�`:.:''A - � r,,s , .,.L,;•� f' �..Y'�:t ,••LJ .�i: �. F,_a ���2 �. JI 1 S �,�?r'!�a ^..ij °$ :i.' � ityt � �!i.a.r .,•y�..a)�+{, : t �}I !,1 R ~ -_ :.;A•.. �. - ;,� �• =fin.+ w•` •ra . +�• .,•r .' ^< } �' :� , 'J"• ��'T•+ .?...•�.�.. K,,"' )� .� �� � � ' .. r ' .: �'i�- �' a� •.�„ . ,Y, JtY" fit..: �'i �. •.. « - : i �' . � a�, i +' �., < ,'�-. � ..+.t. ,in s �. �:•: e<. t r 4 : li:• a _! rk ; a�ci,;••; +•`i :�!�"•. C. r '+Y:.�` ki.. r .���.�' .vim•... >;r ..-,:N 1. : i�:...�.1!z•'. ".^ ._.�... n 'Y"i4.• .,!r ;r, r ...r` .e; •I;i�1 50% 50% 50 % 50% 50% 50% % 50% 50% 50% 21 21 1 108 54 54 27 27 27 27 Gas Station {VFP) 12 13.86 83 83 42 42 21 21 17.84 • .. ;,r. �.r � ... --,� .•' •►' - 2.�•• -,� 'm �` „ .+ta t »• ".;,d+y'sr.; y t ' �y .Y �, > ti •.ifr� y 7 Y �f .w Sii 'r /� - 1 --12 .� � - .iT 1 �v {a . �• � • a� '� '..� •' •'a- 7 �; . . :_ "K�.. 0'i ADDED TOTAL k..: --k,:. F.,ay:•., (Fwr.�^.. � a �nr11.4 ��.. �r•t,L+ +4�Cn .,i.., u::.. .s s+. An adjustment was made to the trips generated by the as tation ount for trips that would visit both the Wal -Mart Superstore and the on before ing to Norell Avenue or 60 Street. The oss trip total for as station was reduc 50 ercent � P to account for these trips. The W al -Mart trip of alt d. The net trips generated by the gas station and Wal- uperstore can be classified into one of the following trip types: « New Trips -- Trips solely to and � ' ect deve ent p p _ Diverted Trips -- Existing "throug ' trip t will include a stop at the Wal -Mart Supers ? . gas station Based on data pub by the , the exists traffic patterns and past studies on other Wal -Mart expansions, rop `on of new verted trips were determined. These percentages are shown in Table S ows the nera the other expected developments in the area. e 2: Weekd rip neration for Other Expected Development We y AM Peak Hour Weekday P.M. Peak Hour Size (1 k ross Trips ti -Use Diverted New Gross Trips Multi -Use Diverted New Land Use sf) Rate Out Out In Out in Out Rate In Out In Out In Out In Out 3% 100% 0% 100% 97% 33% 100% 0% 100% Townhomes 100.000 0.44 7 7 37 0 0 7 37 0.52 50 17' 50 17 0 0 50 17 88% % _ 100% 0% 100% 17% 83% 100% 0% 100% Office Space 108.900 1.55 149 20 149 20 0 0 149 1.49 8 1 20 2 5 28 135 0 a 28 135 t'� ♦ d :i r �. d ., aai� ":4 v ;. { ',.- s•�• • .2 �r''�i'2. 2�!. •+'4i ii. r :' 'j4'+ 'vi« . 't ..� •}. � ;. 1 k ./•.:. .a,,.. ^4 }; .P �. 7�3 ( -� 'C ]?��" �� ;`�),. ".Y' i- .�,',��•.. /� ♦X it7n (.: O.�I•���� `Yi, y� A�, I .Y .,• : i *, ' {•. �+: t1'.VAs.• • a `r: Y.. �5! w�6 ^1. .4� ".Y �w • J� x ' TOTAL TRIPS - .'�v�.�� �: *� .��Fs.���:��w :.>. Q��'• .,,0, .'�� ;,�5,,,,,� .�•..._ �: ,..: ...Y, ,.. ,..:....r:� �,.�:: .:. _ _� .... �• �.. ^ . '_. Weekday AM Peak Hour Weekday P.M. Peak Hour Size 1 k Gross Trips Multi -Use Diverted New Gross Trips Multi -Use Diverted New Land Use sf) Rate In Out In Out In Out In I Out Rate In Out In Out In I Out In Out 68% 32% 80% 20% 80% 58% 42 % 80% 20% 80% Restaurant 5.780 0.00 0 0 0 0 0 0 0 0 11.52 39 28 31 1 22 6 1 4 25 1 18 61 39% 8J 2 %a 8 % 44% 56% 80 % 20% 80% Retail 15.200 0.74 7 4 6 1 3 1 1 1 5 1 2 2,71 18 23 14 1 18 3 1 4 11 f 14 51% 49% 80 % 20% 80% 49% 51% 80% 20% 80 % Tires Plus 3.000 3.00 5 4 4 3 1 1 3 2 5.19 8 8 6 6 1 1 5 5 TOTAL TRIPS r1.2� _. g :� ,1� 6+ 2 2. 8.' �,;,fi4 . 59 5'1, 4fi. ;10 ►:41:' ='3 Y� Mr. Erik Miller -8- 14 January 2004 r Trip Distribution The .next step in the traffic forecasting process is to establish trip distribution percentages. The origin, and destination of each trip type was determined based on existing traffic volumes, the existing roadway system and previous studies of this type. The following are trip distribution percentages for each trip type: • New Trips for the Wal -Mart and Gas Station o 30% to /from the west on TH 36 o 30% to /froze the east on TH 36 o 20% to /from the north on Washington. Avenu o 5% to /from the west on 60 Street o 5 %- to /from the east on 60 Street o 5% to /from the west on 58 Street o 5% to /from the east on 58 Street • New Trips for the Townhorne and a lce elop is o 15% to /from the west on TH 36 o '15% to /from the east n TH 36 o 20% to /from the no ashington Av S °i2 o 5% to /from the west on t o 5% to /from the east on 6 Str o 20% to /from the west on 5 S o 20% to/ f k east on 5 8 eet • New Trip R.etai evelopment 0 ilp o 15% to k th on TH 36 I o ° to /fro ea om rth on ashington Avenue o 20% t the o 60 Street o 5% to /fro e eas 60 Street 5% to /fro we on 58 Street 0 o to /from east on 58 Street • Diverted o A.M. - k Hour • 44% from the west on TH 36 continuing east on TH 36 • 56% from the east on TH 36 continuing west on TH 36 o P.M. Peak Hour • 54% from the west on TH 36 continuing east on TH 36 • 46% from the east on TH 36 continuing west on TH 36 Mr. Erik Miller -9- 14 January 2004 Traffic Volumes Trip generation estimates for the other expected development and, the proposed expansion and gas station were then assigned to the surrounding road network based on the above trip distribution types and percentages. Traffic volumes for all three scenarios in both peak hours are shown in Figures 3 and 4. H+ Y t r 4u y 4 i r 4 r o Mr. Erik Miller -10- 14 January 2004 Q mss �11/6S8j6�3 -� so s Ire t N i � A� NOT70�►tE I �j ' NORTH 'ACCESS ---- 20Q4 �?CISTING a F - 200 NO. L ILD F> SOUTH ACCESS °dam W}�L- )KfiAf�T (7 T V p T T 17X3/so 68T-m sz 76nsM 991130h 30 —3 MCCOMBS FRANK R{)OS FIGURE 3 ASSOCIATES, INC. TRAFFIC STUDY FOR - - -. _ VI{AL- tVtART EXPANSION A.M. BEAK HOUR 1N OAK PARK HEIGHTS, MN TURNING MOVEMENT BENSHOOF &ASSOCIATES, INC. VOLUMES TRAHBPORTATIONENOINEERSANDPLANNEAS Mr. Erik Miller -11- 14 January 2004 cq TH 36 to- 60TH ST. MAW 141/174/17,4' ---j � T N TM's NOT TO r* NOM ACGSS 200 EXISTING � I cQ .2b07 N045UlLD F— 2t307 BUILD o XX/OUxX z �, 1 c°� U-) � W50/110 24/24/40 SOUTH ACCESS � 1NA6 MAR7' � r 8 •- 84/12611 58TH 5T. 119/113/120 —� 1021718/118 ---'i MCCOMBS FRANK BOOS FIGURP 4 ASSOCIATES, INC. TRAFFIC STUDY FOR WAL -MART EXPANSION PA, PEAK HOUR IN OAK PARK HEIGHTS, MN TURNING MOVEMENT iFBENSHOOF &aSsocIarEs, INC, VOLUMES TRANSPORTATION ENGINEERS AND PUNNEN8 Mr. Erik Miller -12- 14 January 2004 TRAk 'inC ANALYSES Capacity and queuing analyses were performed for the subject intersections for each of the three scenarios. Roadway and intersection geometries for each of the scenarios are as described previously. Capacity Analysis Capacity results are presented in terms of level of Service (LOS), which ranges from A to F. LOS A represents the best intersection operation, with very 1* elay for each vehicle using the intersection. LOS F represents the worst in ection operation with excessive delay. Most agencies in Minnesota consider tha _ represents the minimal acceptable LOS for normal peak traffic conditi f ate of the capacity analyses are presented in Figures S and 6. Major changes to intersection LOS from the pr - ous sc engno are exlas s flows: • TH 36 and Norell Avenue - Durin g the a.m. � ur, 11 movemie is in all three s scenarios operate at LOS D or better. There is - change to delay from the existing scenario to the build rio. During the p.m. peak hour, all m ern II three narios operate at LOS D or better. From the existing scena to _ ' scenario overall intersection del a sed less tha £`� ee seco • 60 Street rell A ue - Durin e .m. p eak hour, all movements in all three scenarios ate S C or be D..: ea k in the ex i ting scenario, all movements operate at LOS i ' or better w e exc o eastbound left turns which operate at LOS E. In } o -build sce the p ance for all eastbound movements deteriorates- to L' During th f ild s enario the eastbound movements remain at LOS F, whi - westboun ough/right movement operates at LOS E and the westbo ..eft perate at LOS F. Because of the close proximity of the TH 36 an rsections the 60'h Street intersection operates poorly in all p scenarios. • North Access and Norell Avenue - During the a.m. peak hour, all movements in all three scenarios operate at LOS A or better. There is little change to delay from the existing scenario to the build scenario. During the p.m. peak hour, all movements in all three scenarios operate at LOS B or better. There is little change to delay from the existing scenario to the build scenario. Mr. Erik Miller -13- 14 January 2004 r • South Access and Norell Avenue - During the a.m. peak hour all movements in all three scenarios operate at LOS B or better. There is little change to delay from the existing scenario to the build scenario. During the p.m. peak hour, all movements in all three scenarios operate at LOS C or better. There is little change to delay from the existing scenario to the build scenario. • 58 Street and Norell Avenue - During the a.m. peak hour, all movements in all three scenarios operate at LOS B or better. There is littl =, to delay from the existin g scenario to the build scenario. During the p.m. peak hour, all movements in all y ee sc i ` s operate at LOS B' or better. There is little change to delay fro e 'sting s t o to the build scenario. Northbound Queuing at the TH 36 and Nore A ;4 .d e Inte s tion ~{ Because of the proximity of the TH 36, 60th Street an h Wal -Mart access intersections, it was important to dete _ whether any R-111 es from TH 36 would block the upstream intersections. The main r`: that northb afric stopped at TH 36 would block vehicles trying to use the 6 Str F 11 Aven. 3 intersection or those attempting to exit or enter the Wal -Mart. t #. 3 There is approximat 00 queuing s ce availa le for northbound Norell Avenue between j nd 60' treet. A qu e tending 150 feet would fully block the intersection if vehi ,. 0. id eue to the th of 60 Street. The north Wal -Mart access is 350 outh o . for the 60 Street intersection a q ueue could be efor rfering w the access intersection. This analysis uses the 95 ' ercentile u = hich ns hat queues will be equal to or shorter than the q q q cal ength 95 per of th e. During the eak hour, e maximum 95 percentile queue calculated for any of the scenarios is 10 t for th. eft turn movement. There will be little impact from queues as a result of the se. ". expansionidevelopment during the a.m. peak hour. During the p.m. p e hour in the existing scenario, the 95 th percentile queue length for all lanes is about 150 feet. Therefore, at the present time the 60 Street intersection is sometimes blocked by the northbound queue. In the 2007 no -build scenario the 95 percentile queues in the left turn and through lanes are 170 and 180 feet, respectively. In the 2007 build scenario the 95 percentile queue in the left turn lane is 270 feet, while the through and through/right turn lanes measured 190 and 250 respectively. These queues fully extend past the 60 Street intersection, but do not extend to the north Wal -Mart access. Mr. Erik Miller -14- 14 January 2004 Comments Regarding Access Locations on Norell Avenue As shown in the site plan., the proposed development will have three access points on Norell Avenue. The northern most access will be located immediately south of the existing auto detail access. This land use also has two access points on 60' street. Based on the limited number of trips generated by this use and the number of access points available, it is our opinion that the close spacing of the Wal -Mart access to the existing auto detail access will not impact traffic operations on Norell Avenue. There is adequate space between the north access point and the f,Ie Avenue to accommodate the point is also p roposed volumes. The �.ddle access point on cess Norell p p p adequately spaced from the existing retail access on the of Norell Avenue. The southern most access point is aligned across fro e isting truck access on the west side of Norell Avenue. We support this - tion. - F } F•p it i i .t .S } f P , L, �y v eY Mr. Erik Miller -15- 14 January 2004 MA Ot WO D 01D..-t ' /0 AWA 60TIti ST. <4a N as NOT TO' SGAI,� �--. A/A/A N4FiTN ACCLSS 2004 EXISTING 20 NO-BUILD w �a �-y- 2007 B1311..D � O xV�oC/�Ot z Afs+lA SOUTH ACCESS WAL -MART �m �+E— NAlA 58TH ST. NAVA MCCOMBS FRANK RODS FIGURE 5 ASSOCIATES, INC. TRAFFIC STUDY FOR . 1NAL: MART EXPANSION AA PEAK HOUR BENSHOOF & ASSaCIATES,INC. IN OAK PARK HEIGHTS, MN LEVEL OF SERVICE T( UNSPORTATIONEN0INEEHSAMDPtANNEAS M „ . IvIF. Erik Miller -I6- 14 January 2004 x a Qfl 3 TH 36 4 j C D / 0 - 1/ D DMID T 60 PT i S � ci�� N �r� a as N OT TO � WAlB . NORTH ACCESS 2U0� EXiSTiNG 4 a� 2007 NO BUILD �-�°- 2007 E3lJ1LD �.� sou ACCESS � • d3� +JAL -MAA7 _ a� ' wan AIAIA 58TH ST. A/A/A A/A7A ,.,--� MCCOMBS FRANK BOOS FIGURE fi ASSOCIATES, INC. TRAFFIC STUDY FOR WAI -MART EXPANSION PA, PEAK HOUR W BENSHOOF & ASSOCIATES, W. W OAK PARK HEIGHTS, MN LEVEL OF SERVICE TAAN3PORTATIONENOINEERBANDPLANNERS ■ Mr. Erik Miller -17- 14 January 2004 , CONCLUSIONS Based on the information and analyses presented in this report, the following conclusions were made: • The proposed expansion of the Wal -Mart store and gas station are expected to generate a total of 390 additional trips during the a.m. peak hour and 429 additional trips during the p.m. peak hour. • Other expected development in the area is expected to `' e 229 trips during the a.m. peak hour and -327 trips during the p.m. pea • All movements at all intersections operate in a s facto niter during both time eriods in all scenarios with the except' f stboun • . westbound 60 p � p. Street movements. During the p.m. peak , these operate a levels of • service in the existing, 2007 no- build, 007 b ' d scenarios. e proximity of this intersection to TH 3 c al con dtrafficope ons. • The northbound 95 percenti .e queue at the nd Norell Avenue intersection extends into the 6 eet intersectio ng the p.m. peak hour in the existing scenario and is ex p tend beyon tersection in the no- build and build scenarios. This q ue reach t north Wal -Mart access .� i c ection in any scenario. E • It is our op' that a ; cess points Norell Avenue are properly located as shown on. Ian. R 2 'sSe ^p d s h z: r y N O RT I RW � E & . TE4 Q "�o:'� 4800 Olsen Memorial H ighway, Suite 202, Golden valley, MN 55422 Telephone: 763.231.255 Facsimil6: 763.231.2561 planners@nacplanning.com MEMORANDUM ENCLOSURF. P5 DATE: February 3, 2005 TO: Eric Johnson FROM: Scott Richards RE: Lowe's of Oak Park Heights NAC FILE: 798.02- BACKGROUND Lowe's Home Centers, Inc. is requesting CUP /PU D ap roval. The 12.6 acre site is located at the Intersection of State Highway 5 and 58 Street North adjacent to S & C Bank. The site is zoned B -3, Highway Business and Warehousing District. The project will consist of a Lowe's Home Improvement store containing a total of 167,584 square feet, including a garden center. The store will face 58 Street North with most of the 521 parking spaces located between the store and 58th Street. The store will include a covered loading area In additional to the CUP /PUD approval, the following additional applications have been made: • A conditional use permit for a parapet that exceeds the maximum allowed under Section 401.15.C.4. • A conditional use permit to allow reduction in the number of parking spaces required under Section 401.15.F.9.00 • A conditional use permit to exceed the allowable area for signage. • A variance to allow signage exceeding the number allowed under Section 401.15.G.9.d. Attached for reference: Exhibit 1: Land Title Survey and Topographic Map Exhibit 2: Site Plan Exhibit 3: Grading and Drainage Plan Exhibit 4: Utility Plan Exhibit 5: Landscape Plan Exhibit 6: Memo from Kathy Widin, City Arborist Exhibit 7: Building Elevations 3 Exhibit 8: Building Material Percentage Study Exhibit 9: Building Perspective Exhibit 10: Signage Plan Exhibit 11: Lighting & Photometric Plan Exhibit 12: Lighting Specifications Exhibit 13: Traffic Study ISSUE ANALYSIS Zoning. The project site is zoned B -2, Highway Business and Warehousing District. The purpose of the District is to provide for the establishment of retail and wholesale sales, storage, warehousing and limited manufacturing and production. The proposed Lowe's store is compatible with the purpose of the District and the Comprehensive Plan. Subdivision. The project site is on one existing parcel. No subdivision is required. Site Access. The primary access to the store will be on Morning Dove Avenue off of 58 Street North. The applicant and City Staff are proposing that Morning Dove Avenue be vacated and converted to a private drive. The vacated street would include access easement for S & C Bank and utility easements. The Planning Commission should make a recommendation on the vacation of Morning Dove Avenue. The City Council will hold a pubic hearing on the vacation proposal. Two other access points will be 400 feet apart on Memorial Avenue North. One of these points will serve primarily for truck access to the back of the building. There will be no direct access to Highway 5. The curb cuts for these access points are 45 feet and 50 feet. The curb cuts are subject to review and approval of the City Engineer. Lot Coverage. The B -3 District requires that no less than 20 percent of the site be green or landscaped. The project plans shows that this minimum requirement is met. Setbacks. All parking areas are to be setback at least 10 feet from the property line. Project plans indicate conformance with this requirement. The proposal also conforms to all building setback requirements. In the B--3 District these requirements are: Front Setback 40 feet (Highway 5 and 58 Street) Side Setback 10 feet (Morning Dove Ave.) Rear Setback 20 feet (Rear property line) 2 Traffic Generation. A traffic analysis was provided in January 2005 for three intersections: Highway 5 and 58 Street North. 58 Street North and Morning Dove Avenue and 58 Street North and Memorial Avenue North. The analysis indicates that there is little change in the level of service due to the Lowe's store. West bound traffic on 58 Street should not affect access into the Lowe's site at Morning Dove Avenue. The report recommends that the west approach to the Highway 5 and 58 Street intersection be signed and striped to indicate a shared left turn /through lane and a shared through /right turn lane. Lowe's is working with MnDot on signal timing and traffic flows to minimize the impacts of traffic generated by the project. The City Engineer will recommend upgrades in his report. Off-Street Parking. According to Section 401.15.E of the Zoning Ordinance, retail stores are to provide 1 parking space for each 200 square feet of floor space. The required spaces for the 167,584 square foot store, less 10 percent, is 754 spaces. The applicant is proposing 521 spaces including 12 handicapped spaces. The Council has approved previous reductions in parking requirements for commercial. developments. The preference of the retail tenant for reduced parking is given considerable weight as it reduces the amount of impermeable surface and reduces stormwater runoff. The proposed reduction in parking is recommended. Lowe's will be providing information to support the proposed reduction. A conditional use permit is required to allow the reduction. Grading and Drainage. Grading and drainage plans have been submitted for review. The plans show a stormwater pond behind the building on the south. The pond is part of a larger detention pond located on the adjacent parcel containing an office strip center. An erosion control plan has not been submitted. The grading, drainage and erosion control plan are 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 reviewed and approved by the City Engineer. Loading Areas. Loading is provided for in two areas at the rear of the building. Both areas provide adequate maneuvering space for trucks. Additional screening is recommended around the loading area serving the garden center. Some screening is currently provided, however, this area is close to Highway 5 and thus visibility is a concern. Building Height. The B -3 District specifies a maximum building height of 35 feet. Most of the building is 29 feet high. However, the peaks of two cornices rise above this. The Zoning Ordinance allows for cornices to rise three feet over the 35 foot maximum, however, both cornices exceed this allowance. One rises to nearly 39 feet and the other cornice over the main entrance rises to 49 feet. 3 OK Section 401.15.C.4. allows these maximums to be exceeded by conditional use permit. Building Height Conditional Use Permit The City Council and Planning Commission shall consider possible adverse effects of the conditional use. Their judgment shall be based upon, but not limited to, the following factors: a. Relationship to the specific policies and provisions of the municipal comprehensive plan. b. The conformity with present and future land uses in the area. c. The environmental issues and geographic area involved. d. Whether the use will tend to or actually depreciate the area in which it is proposed. e. The impact on character of the surrounding area. f. The demonstrated need for such use. g. Traffic generation by the use in relation to capabilities of streets serving the property. h. The impact upon existing public services and facilities including parks, schools, streets, and utilities, and the City's service capacity. i. The proposed use's conformity with all performance standards contained herein (i. e., parking, loading, noise,etc.). ' 0 The request for the additional height of the cornices attempts to add visual interest by adding variation and articulation to the fagade of a very large big box building. The proposed heights result in cornices that are scaled appropriately to the overall mass of the main building structure. The B -3 District is designed for large buildings that are setback a great distance from the street. The Lowe's project is a use in this District that is supported by the Comprehensive Plan. The height of the cornices will have no impact on surrounding uses, traffic generation or the provision of public services. Approval of the Conditional Use Permit to allow the two cornices to exceed the height is recommended. Landscaping. A landscape plan has been submitted for review. Comments on the landscape plan have been provided by the City Arborist and are found in Exhibit 6. The landscape plan is subject to review and approval by the City Arborist. HVAC and Trash Screening. The site plan shows a trash compactor and electrical equipment located near the rear loading areas. It is not clear from the plan how these areas are architecturally incorporated into the main building structure or what materials are being used to screen it. It is also not clear if rooftop HVAC equipment will be visible from ground level. Additional information needs to be provided to clarify these concerns. 4 Lighting. A lighting plan has been submitted for review. According to the Ordinance, no light source or combination thereof may cast light on a public street that exceeds one foot - candle meter reading as measured from the centerline of such street. Parking lot lighting will be standard shoe box fixtures with full cut off. The total height to the top of the fixtures will be 25 feet. The applicant has provided specifications for parking lot lighting (Exhibit 12). Wall lighting is proposed for the two side walls and rear wall of the structure. The applicant will need to provide specific detail for all side wall lighting. The photometric plan (Exhibit 11) is consistent with the Zoning Ordinance lighting standards. Signage. Three wall signs and one freestanding sign have been proposed for the project (Exhibit 10). The freestanding sign is a monument type sign that is 20 feet high. It will be located along Highway 5 adjacent to the S & C Bank parcel. This sign conforms to Code requirements. Required and Proposed Si Percentage Percentage Allowable Sign Area Number of Number of Allowable Proposed Sign Area Proposed signs allowed signs Proposed Wall Up to 15% 3.4% 300 SF 490 SF 2 3 Freestanding NIA NIA 100 SF up to 51 SF, 20 feet 1 1 20 feet high high For wall signs, the Ordinance allows a total sign area of up to 15 percent of a fagade, not exceeding 300 square feet. Sign areas exceeding the allowable area of 300 SF but less than 15 percent of the fagade may be allowed by conditional use permit. This situation applies to this project. Exceeding the allowable area will have little visual impact due to the minimal percentage of area devoted to signage this project is proposing. In evaluating this change using the above listed criteria for CUPs, the proposed signage will have no negative impact on surrounding uses, traffic or the provision of public services. Approval of a CUP is recommended. The Zoning Ordinance allows two wall signs, whereas this project proposes three. A variance is being requested to allow one additional sign. One of the signs is the Lowe's name and the other two are directional signs, one for the garden center and the other for the indoor lumber yard. In considering all requests for a variance and in taking subsequent action, The Planning Commission and City Council shall make a finding of fact that the is proposed action will not: 5 a. Impair an adequate supply of light and air to adjacent property. b. Unreasonably increase the congestion in the public street. c. Have the effect of allowing any district uses prohibited therein, permit a lesser degree of flood protection than the flood protection elevation for the particular area, or permit standards which are lower than those required by State law. d. Increase the danger of fire or endanger the public safety. e. Unreasonably diminish or impair established property values within the neighborhood, or in any way be contrary to the intent of this Ordinance. f. Violate the intent and purpose of the Comprehensive Plan. Allowing a third sign will not cause any of the above listed negative impacts and the Planning Commission and City Council may make such findings. To grant a variance, the additional sign must be found to not violate any of the terms or following conditions: 1. 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. A) 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. B) 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. C) 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. 2. 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. 3. The special conditions and circumstances causing the undue hardship do not result from the actions of the applicant. 4. 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. 5. The request is not a result of non - conforming lands, structures or buildings in the same district. 6. The request is not a use variance. 7. The variance requested is the minimum variance necessary to accomplish the intended purpose of the applicant. 6 8. The request does not create an inconvenience to neighboring properties and uses. The Planning Commission and City Council should consider the above listed criteria in determining whether a variance is justified. Lowe's is essentially one store offering multiple services that are often provided by separate stores. The directional signs for the indoor lumber yard and garden center are necessary conveniences for customers to direct them to two of the major services offered within this one store. The strict interpretation of the code would deprive Lowe's the customer communication that would be available to stores located in a multi- tenant commercial center. Approval of the variance is recommended. Architectural Appearance. The proposed development is subject to the City's Design Guidelines that apply to all new commercial development in the City. Site Design. The project consists of one building fronted by a parking lot. The building is placed with the long dimension perpendicular to Highway 5. This arrangement along with the S &C Bank's location along Highway 5 works to hide and minimize the perceived size of the parking lot from the highway. The long dimension of the parking rows are perpendicular to 58 Street North. The parking lot contains a number of large landscaped curb islands that help to break up the size of the lot. The parking lot is well buffered from surrounding streets. Pedestrian circulation has not been included within the development or to connect it to adjacent parcels or community trails or sidewalks. Buildinq Architecture. The building is classic franchise architecture, similar in material and scale to Lowe's built throughout the country. There are no details or materials that respond to the site in Oak Park Heights or the Midwest region. The building contains fagade and roof articulation and variation in color and material to create visual interest and is similar to other recent developments in the area. The building colors are primarily warm earth tones (salmon and beige). Less than 30 percent of the building is blue. No grade 1 materials are used in the structure. Thirty three percent are grade 11 materials (precast concrete panels) and 50 percent are grade i I I materials (E.I.F.S. and metal). Elevations for the sides and back of the building are not provided, but it appears from the provided perspective drawing that these other walls contain large expanses of blank walls. Some articulation through use of vertical pilasters on the building wall facing Highway 5 are shown on the perspective. However there are only five shown on the 360 foot wall. The Planning Commission and City Council should comment on the building's architecture and its deviation from the City's design standards. 7 CON CLUSIONS1RECOMMENDATIONS The proposed project is consistent with the Comprehensive Plan and the B -3 Zoning District. Based upon the preceding review, our office recommends approval of the following: • PUD /CUP • Conditional Use Permit for a reduction in parking • Conditional Use Permit for Building Height • Conditional Use Permit for walls signs to exceed the allowable area. • Variance to allow three signs. With the following Conditions: 1. City Engineer review and approval of access curb cuts. 2. Inclusion of City Engineer recommendations for road and traffic upgrades at Highway 5 and 58 Street North. 3. The grading, drainage and erosion control plan are subject to review and approval by the City Engineer and Browns Creek Watershed District. 4. The submitted utility plan should be reviewed and approved by the City Engineer. 5. Submittal of additional information showing how the trash area, HVAC and electrical equipment will be screened from view subject to review and approval of City Engineer and Arborist. 6. Additional information providing specific detail on side wall lighting. 7. Review and approval by the City attorney of the utility easement in the vacated Morning Dove Avenue. 8. The Planning Commission should comment on the building architecture, materials and color for conformance to the City's Design Guidelines. 9. Submittal of an erosion control plan and approval by the City Engineer. 10. Additional screening around the loading area next to Highway 5 subject to review and approval of City Arborist. 11. Review and approval of the landscape plan by the City Arborist. 12. Information provided by applicant from other stores showing that the proposed reduced parking spaces are sufficient to meet customer parking needs. 8 t ♦ - � ' M cd X18 Hour* betm t O IL , • 9 2004 Westlnood PMfSWknd SWO0416 IML \ f \ ~� Legal Descri Lion From TIt /e Commitmen 9 P w Ta FM f 2U_t�i66 INWNNNW� • AV .1$ � Lot z Not* 1, OU PARK STARM agen=t to the record d plat thereof, *WNhetar COWN Nhnesota # $� f f �` '�*•�� General Notes %, 1) We survey was prspand wd79F J.1 ho*g an effectIve dote of xxor of 2) Subfict P+�Pa`�' aPP to be dosslAtd are Zone C wheel scdsd Marrs flood frnswarnct Rats M Cnrrrrntxnlfy - Penal Nuvnber 270499 0043.8 doted ma f7. Inz J) Subject property contains 549, 062h Sq.FL or 12.6a* ocros. 4) Subject properly At cumody roved 8 -3 W way Buslrness R Morehouse zoning dstrkt.-• 3) Sueb*ct prgparfy carttokhe 0 told porluhg ita0a ea 6) The uundwpvund ut#ks Mown bay* bow located Morn Ud w►wy �► amatlon and rxfsthg a1�,vwhgt fii � � q car t thou that t Fitt n 24 F= u tJfltla t�hotKt carnprJst aN suds utolues 1n the area, elthr h "-** or abandoned The surveyor tes j INV close =;=d utlllttes shown an in the exact /ocollion hdavtad althotplt he doe: arllfy liner they are beatad oe oc+c+urately a poes�Dlt hart hformatlan avaNablO• 7 N eurv+ry4 r has not phys�kagy located the wx r�round utNtka� (Capher Stole OM Cal lkke! Na t \ \ 8errchmcrlc tap Stith nu! of S Hula 1h a row of the eout/ntast tram leg of a trnrnrnlstlon lower 20400 feet west o/ the htersect/ort of \ \ ter fm arr►orld Delve aid Sb+aet North=94SON► \ \ AW • \ \ of i '�► \ / WV 927 LEGEND Saw Loff SMW "Wact \ �` 0 0 / as Rnus M •• tsrr MreE ® InAr" a ear -- r+W @ —-.. ^0W DEanc aw neat rte PwM?tr race m �a�,race� e+M+wr+acr / A. 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AC.91t and NSpS Jin 4N • ( 4- \ �- 1999. and kx*4 a ltarrs 10 2. ':� 4, $ !�, 7. A 9. 1Q, 11 and 1J of Table A tharro Plnrs vant b the Acaarocy fte Standar ce t led by AL " NSPS and A bsbw e ffoc tk t� adequate survey persarntel aen�y*d Jh pnxwdUrv4 � •..• � � � � �Q ltwther cwtllfit drat priopar order to ochkW resents eonrparoWe to those auftwd In the *Ukknum An9146 Distance and Closure Requftments for Surre mo asurernenb Mhldh Carted Land tlaundanW lbr ALWACSW eo Landes W sharer t are / that It and the info metlorw, ur�res, angle was v~, 4 E} �' ' �► Mal tm survey correcify Mows the locatkn of atf bUldh9% n Wx of Iruc& then WW mot �/; 1, km"Ya men is on the Prwmbest hdrtalt►rg, &Md J�rrl'tatk % aN ut llty ( 1 haw ) streets. YIC m earar»snt; and riots-of -envy' and that; ex-opt as shower. then &V no (a) arose otents or dote- 01--woy arrow to \ the PremhmW (b) party waj6 (c) enb an odjokbg prwntsa:, strwb or oft)* of eery of sold Not by my bu>Idir� ►tsbh strrteturrs or resole inparmwts, or (d) encroachrn rvva Ar tpon the Prwrnigws budding, t at /e itrvctun or other Wshk hrpmv+sm*nb slttatad art any od�krk premh� ph)ekd evidence of bmmdor of Me s 8 / ��'� '' ` sea+ sr• K #bode or w e bu�ld�frg lines. to of stated on tint ONWJC and that me trrprovMmrnta do not vfdati any that C . t or that there are no "n `� , : / QQ' S �' l h ereby erb other thet a y w Mouse. and the � Wirmy c to E�hi bat o mf r bnosrledgt and belief. 4► / to d JRStrwnentotJOn, and odquo P t ' � � r' {J fit trrndersJgr►ed Ibrthar oir'tllFet that prop+r 1Wd procydurw�, C2 w ( }\ 1 Q ere &replayed Jh order to achieve reealb comparable to th 9aunabrla b TAIA Land � tans and p �,<Q aowre Requ�ir ments for St rwy Measurements whkh control Land M' ST. ! The underWgnod dso eartM�a that the Pr�sr inu shown harem tits wNhJh at 'ores of min�nd llooel6rg' doaslRsd o O � � / � � e C, oecor'dlrtg to flood insurance Rat. A/qp Canmunity -Pared JVtxrrber• 270499 0045 8 dat May 17, 40 h '� �- " / �� �`� ,'� SITE g / / ��r M K Date: AA / r / ` ru / � ',..• � -� / } , Mart 11 Weber Uh nesoto Lkense Na 1204J o NV / vote: 11/08/04 Sh eet: I of 1 .�, Lot 2, Block 1 Prepared for: OAK PARK STAT1 UN ALTA /ACSM T Westwood Professional Services, Inc. ; OZARK CIVIL ENGINEERING, INC. 75x9 Anagram Drive 15022 West 106th Street Land Tie Survey Eden rnirie, MN 55344 Phoc+et 552/937 - 5x50 Fa>G 9321937 - 5822 ez.�d a� av�dote Lenexa, Kanaoa 66215 park Park Heights, Washington County, Minn oto EXHIBIT 1 • i + {�� i REVISIONS e SITE DATA +�� d�� r DATE DESCRIPTION Lowe s Tract 12.60 % ` r si` Told �.•' ' . + t 9; >� airs auk •• SS Soles Floor 118.000 S.F. 0ffic4 Area 3 S.F. ' ------- -- - --- Recieving/Storage 13.307 S.F. U011ty Roosts 1.370 S.F. rI d ntrant.e 1.049 S.F. CA J 1 Q 9 E E 6HIP Li,l. #fir1 06 Vain Exit 331 S.F. a ft le 12W - 1 U �r �^ - r E O t Q, .tl 1% Lumber { 5 F n m w•••_ r..�_., ww ._ -ter ' ERNS C•EA t + erg brain Bvld'm4 Told - X SCALE IN FEET Garden Center, I ` ( Shade Structure 5. 286 S.F. _ ______...•.•.-- �_...________,_- ._,__ J �X/S -..� i -- _._...-_ Covered Area $.293 S.F.' + t.. 0pan Area 14,574 S.F SITE PROPOSED FEATURES •�-- Gorden Center Total 299.�S �.�...". w �.,..� EOU►pART UNE • • 400 SM S��� NOI(TH $ --� No -Cowed Area 7 301 F. _ ` ~• -•-r_� EASE of 1 LIN u1� J Staging Area Total w ` ~ �F. T ETE CURB ANa Q ' sN�u s L PA CONCR HE P GUARD 554�3'32"F 369.54 •1 S/G yAL P o �a � RAIL fALL r . orlon nt+lremerlts� ».,......... ....�.. Lo*e s Parking Regired 61) FIRE LANE STRIPING C- PR4*ACr k Lgsrtr rASEW&I Nt FR Pr� i Standard M 7 1 — } Handicapped LOCATION OF KPILD0 C CONTROL POINT 0 I Total Parking Reqlred 25 PROPOSED P SPACE COUNTER y . ' S14 Ra tio -4.5 (apat:.aR/1000 SQ tt o h + Local Parking Required ■ ■ ■ 111 DROP OM•�ETS (SEE GRADING PLAN FOR ) Z ' I .� Q P I Standard 680 SANITARY SEA WANHOLE 12 ' �-k fl Handicapped - ---. -. ��� FIRE HYDRANT MIITM GUARD POS'15 D izz • 7 Total Forking Regtred uTOUTY Par ,a n + rn tom► Raw-5.0 (spun/low sib CART CORRAVvepta A* M+� A= K tom • • ' Parking Provided :. Z 4' e r . c Standard 509 HEAVY DUTY ASPHALT PAYEVIENt Handicapped 1 VOO T u,. ` 24• � S & C BAN K + Total Parking Provided HEAVY DUTY ETE �, Radio- '.176(vpu* / 0W st) • � V .� t,� C .. WIN '~ ss• as.b' a� � X 61 6Q•00 ;�►~ L � - C to y v SITE GENERAL NOTES: SITE DETAILS MIT "•••••""^•, •••••• -r . Qom aMA ti.1t �I Nry� d{ 1116 RAII AM[ Tar! N AIIOq WQ lKi�14 ft�lllQfis N�wr 460" �r Ilr �w.r� w MwM� tMa rwrl w Rw+rd � V COOLCM 61 ! ott1G K i 111C COMIRAC�N'ti R tp OAtaYtAtE Qol,slll,tetolr staata .Ma1 r...t� WM «ne t..rwe .. r.t •1 ,.A, ..l sr }+w.a O ... ra z Q�O7 "` !M{L 1 111 AL 0� VI AONM 1K PLAO N7 �.,•,,�. C WHIM , t►j I r '� 7Aa' p • Q_ trstsols>Z, Pnt+ID swDc stAMt�tto twtr ttttuYMoca 1.�� TRAFFIC FLOW ARROW C t ill s , d r SDI R � , p + .� , `; rte. ®PAVOOT WARIdNO STOP 14/ BAR O � } � t � urns olraleM 0101M ALL QM rtmsatllts sruti tic nrMa[R culls AND ... `C A- _ __ a ,,,, -, i n ^ , i• - 4 ; [ ovtlitt pT,� - Ma FIRE LACE STRIPING it ` W SW~ 2M" K I= t1t:TA6 pl3ta 6f�Ci�Q ��! �• Q V O'i Ati r stet t ► � ® DOUM SUED "NO PAU'"G LAW SIGN .'. 1 p�q a5 b 1 r 3+A�tt tA6ot6 "Mt1r 14 6oCGYt A 'MW AC•t�' t1o) N ACD�Tat t6 fllt AsoNC. `• + sort aallrM3 a � LOBE'S ROAD SIGN DETAL TV. p • _ , t •�� !_ ; '�• � 11R wrlQAt'Fp tl[i'Ipt to tit IuNS colt c><+tCt toG► AIp • • i = "" ! D]tD ' (, 0*rNSa rttoor[ wtorrc aA ats tM M +4M t1c � CART REn�N RAM (Fsn,bt,.a ana lnxtaa.d by Lara) L ME c IWC �� H4 �RO3. c o ID sca ltzlr O M av0 � � M in[ M. c�t�ta ron Now k ® STANDARD DUTY W HALT PAWMENT SECTIO14 H fYY. 20 EAST. EAST WCK 104 t . I f �1 w N. WILKESBORO, NC 26666 I ; 0 pjO V II '"s � 'e � t� Oov HEAVY DUTY ASPHALT PAVOOT SECrow M � � " UUM OIL^ 33GAN M r Ate+ « 331LO LM? M M ••••`"•,•••••— •••••_� — " , r M "C"" ® HIEAVY DUTY CONCRETE PAW - WENT SECTICN • • ALL RAN swu>, t1[ wtcs+r ►tom: or tdlilt•>t• 0. i �0• ,. } , Li•l a aw�eruMl .>tts�alc 110 AK 10 W rAa or Dulls ?AM Or .T4 CONCRETE CURB & GUTTER DETAIL ~ on e l a 'mi at. SWOL • SOS , 114-A r ",,. D7! 1 •' ` e � �: ♦ 1l� Aoc�ollorrta M 4M1�a1.gR.�i'N,�Rl10Atitt111as � sr1[ sttstu►�ot� CONCRETE CURB k WTTER DOWELED JOINT DETAIL • �OR� • _ .- ••. — " SITE NOTES DSO! CONCRETE PAVaW JOINT DETAILS T+ j (aJ } { °• j t� rwe. t..n.r y 1n. qn+.+. «..�.M► su .�..1 DETAq.s >� @31D {' IND-us �A� '" • p P� P ANTED L� TDOOR CONCRETE (A _ 0. _ TAPER ace To IUVOCH EXISTING tc' i •, Ai.IC YELLO* LMT 2 <' AIAx • 0.0 Q 4'i' "TES AREA to r : V) (9D51 TAPER CURB FitOLI a' TD Cr IN FEET Q STOP SIGN DETAIL PA ' • 1 z, :: ,• • To1F>:NCE 1 •�. � �1 (S06) r "DE PAINTED sTRIPES 2' MC, • 46' ►tA�1cAP Nc slat 8 co �.. • 4 MADE LANE STRIPn4l� (SEE PLAN FOR LENGTH AND COLOR) e • 20' r 1 3 b, .1. ' ' z 116KSG?UAR �y • 4 ,b • W { �,'' •" =sivw fA111YaWXXdttl I `1 Ot � f G_ ENLARGE[ CUSTOMER LOADING CANOPY • f i, ; SCALE - 1•-20' SOIL" v r I • 1 SEE AR f/1 PAINTED 0 _ t cgs 1 I 8 i AR OWS PAINTED YELLOW t ` LOAt?ING ONLY Z (90N V3 ONIM 7 &S VIM _j Ljj PAINTED WHITE PAINTED O CL 1 3�: = .� }}�� • 24" HIGH to o o. �y ' ?�^, : •a.. ••ST $ •�' •� ",� • •. ' •� +r�. YI L f: 3 •• I. •� { ;� . '� r ;• . r r . I "STOP' AND ST ' 10 SKIP • I t . BAR D 10 CONCRETE iulwlcU O + ♦ • ` ••• .1, ` •�• • •• • •" ••' . •1 ••r "•_ J •• • ±• ''• ••� .'. •• • �'• r �� !; •Y ET � • 4 0-yo ! t I••• -_ -_ __ __ SDb ,. '.••. .,. .•�• •.�''' .. ., 0.11.1 r � : .. .35'• ,• ••ti •'�� ��.. •.. Q •,� a•• ti •, '. .r ` w• • ` , • Pip- . •+ i- •Y ; 1 • . .. /.• {rI • • ` t (7011111111 -- AI30vE OPY � o �, a�>ea• 4�� oo•�+c c 07 I CL to ;�, : � � Diu -t o�oe •`'' • .= .�, -,_, •; � � C--- Ctt•1#i/KCE' 3 ur, fA -gWNI aT PLAr ' -'.' :s , LL1 to \ k i CONCRETE FILLED ISLAM �,,, W I d- (�'.t . � .....�..�.. ..r..�.... WW ...........� ". turd -- $, V 1t o'�" "m ( BUILDING CONTRACTORS Q 4 ' 54' ' 533 61 25 + �- " • • IY 1'� Z t I 4" CONCRETE CURB do GUTTER ORX*4AL + s tat 1 SM DATE: Ot - 1i - OS PAINTED YM1TE ARROWS (BY SITE CONTRACTOR P'ERIAT SET OF -� t ir, �"�lY ON r _ .. C►STI SHEET O r L. � � ,( s I DATE, IT "'T• 1 _ • • 1/RTA�• ` " • • 04- ar5 -4o74s- EXHIBIT 2 s z l a I� m 1 � � r ■ ■ r I i • A � ■ Sr R r r o �■ r Q - --•937 kakL A ' VE NO R .► �' Y i Ilia bpi as . i +� wtl 3 _� £ 38 — ° � �+ ° R ■ CAR- $n..w -- 935 �rEG 933 — _....r� . L .........»....... _........r� Cy £Ef, 93 6--- -� 9�G 93S a 34 933 9 93 3 i '—•— rr .. .. �...........��..w .. �... .Y - �.... �ilC HGMAY NO.5 (87LLWATa �--- .� - .. r .�� .. - - r rr I...�+.++� f r .+.r.......r.... wr wry - w r o. •..�I�wY.,111Y r �.�.YY.Y�. w� ��.� wlil YI�r�Y YY N.IYY. -w�w�s ., ..wwr -w�. of r���l��- �.rw...rw� � � r w. r - �.....�� s� w�..r�. l r s a i Y•wr� r r, �� s � w� oil > c RA I G AND DRAINAGE PLA �` m Jf aw G D N N 00 LOWE OF: ® 3 Civil En Hearin Inc, 9 6W SUBMITTAL ° 1006 k l it. sew 'e:'. BsMonrM% 72712 s OAK PARK HEIGHTS 04 a �°'` ( 4; ) . ( V, / „,.�6.WOcM 1z 80) HWY 5 do 58TH ST. NORUAK PARK HEIGHTS, c . ltsotoa( 913) 3 c. 1� V) (913) Se. 0261 ( 6S is a • • �cT « 04 -0473 w ar: vs cH c7m » t °e� 31ao+7o th / (s1� 310- (h e — `g39 —94 ./..+.'� �r6r..w r q I r.Z1� • 1� 1 I ill p l ! o Ell 1 ! 1 f 12' oIP art>; w t2• DIP *ATE" "�- wt= A ASt MEMORIAL AVENUE NO RTH rl 7" 1w g C oer . S m R r� x • � ! YL •A 4� rrrl•►� • �� rirawtipwM.MIPIJ���� n.. w:. �rl. f4s.�r•i��+.�fr!!!!�!'±l�.ALIR. Y .... •w.r+rryrrr- _ _ w r .� Ct ' } o 1'A.,01 ' 1A.,01 / olo1 ' Cl f Ir ' 1 C� - - - • • - -_.ww+ son .•. rwrw .•ww - _.r_. __ 1 0 r � • �• _r : cl) rl ! O 1 f • b Cf) 1111111111.j AF rr f r I a rn w�Mrv� • • CD s ' 90 1 i 10"W 10 t0'•W fD •W - . . ........ Wo SL 1 s' >A) Fate 4A14 Y J ,�- sM MttCE VAR UTATE ...+++ww -rn _.� .r ...�.�.�- .�..+�_+� w _ w...e..r...w.r•.+�.... w w r r� • w a.�..n...- ..� +....._.r.wr w �r.�r.__..�..r w w w.rrr.��.. _ _ .. w r ..rM.�.�+ w.. -. r UNK HGIFWAY NO. a (STL:L.WATER BOULEVARD N 14 - f � 1 • 1 ] 1 9 IZ �� - Jim � g x x� 1 * * * * , a IN o a x 1 5 A * f f F i x ] 31 Oka I l e % -� x .. ., tr iE : r- 114 T 0 JAX j I x IM r , * P 5 $ z --� • lit g �•� x y g %x k 4 � f ] > �X Iii got lop (D E) ns R o g g ilt o t as rw — X � UTILITY PLAN 5. ONO S LO1NE S OF. 4496 SUBMITTAL , to -J 1 olvll En ntn Inc. m eow � � � ssr 9 O s tt rooe 't as,~ `c• a«► Utz OAK PARK HEIGHTS to R K* ��, • 9,� w lz 5 to 3 HIkY do 58TH ST. NORD,AK PARK HEIGHTS. � 1 ) .tean tu�M sr. tt.«, ICs to �� 04-0476 q* VS OCED Or. 3 (913) 31 CLO470 ( Y) / (913) 31 0.026t (I r - r 0 } t 1 1 1 . 1 1 i i 1 h 1 1 1 o i c - 1 1 i n m US m MEM ORAL AVEWE NOM v �0 of am aN i r'9-t f - r'i1 r r . rn to 0 0 rn Imo Q a e 5 S i ' II ' - .� »� •--•» .--� .._ .» .......rte ..�_ `'+- 'ii+.+LY "r+i+y.1. � �•� O i 8 1'•w�.•..+• ti 1 J� _ -r w _++......n.. -�.. _ _ w..�+- ..�.+r _ _ ►�.�._..�.�r. ++r ut�t�c HGMAY NO, S (STIL WAS BO MEV � . � No") 1 l t � t w M n� v �0 of am aN i r'9-t f - r'i1 r r . rn to 0 0 rn Imo Q a e 5 S i ' II ' - .� »� •--•» .--� .._ .» .......rte ..�_ `'+- 'ii+.+LY "r+i+y.1. � �•� O i 8 1'•w�.•..+• ti 1 J� _ -r w _++......n.. -�.. _ _ w..�+- ..�.+r _ _ ►�.�._..�.�r. ++r ut�t�c HGMAY NO, S (STIL WAS BO MEV � . � No") 1 l t � t DI i a m 3 T. a I p r r r 0 00 1 1 1 N 171 p 1 9 i t 1 1 R� R I I I 1 1 if I fil Ill; N, ��• {� I :� d el �� r ; x�� ����� f� `i � � a���� �Q � ,� � .�� � �� it i is • r to r P q ° fi � r J = ; � � g � '.A �a A s Q �y� r 1 �� .s =: •: i!A � �� � � Q 4 i � � T �q� R { p s I E p x gig g p M , g 'g M Lq�� r tf p e G P _ I o % ji Y dip r # A ° W R LANDSCAPE PLAN v v rr LOWE S OF: � c 40% SUBMITTAL u0. Civil En ri ng Inc. ION st. sl. - c' 5"Ift"ft 7Z T12 .o OAK PARK HEIGHTS �� L °° `� z (479 444 Mt10 (V) / (470) 4"9W (F) Z � (n HWY 5 & 58TH ST. NORUAK PARK HEI --a Oka 160x2 *"t 106th st. towse. its 13 (913) 310.0470 (h / (113) 310.0261 V) • • MOXCT 14 04 -0475 MA BY. V MCKED sir: - • • •� • • • � �'1 C M >' �f w z z a r r F F - -N {t W� �� y D i a m 3 T. a I p r r r 0 00 1 1 1 N 171 p 1 9 i t 1 1 R� R I I I 1 1 if I fil Ill; N, ��• {� I :� d el �� r ; x�� ����� f� `i � � a���� �Q � ,� � .�� � �� it i is • r to r P q ° fi � r J = ; � � g � '.A �a A s Q �y� r 1 �� .s =: •: i!A � �� � � Q 4 i � � T �q� R { p s I E p x gig g p M , g 'g M Lq�� r tf p e G P _ I o % ji Y dip r # A ° W R LANDSCAPE PLAN v v rr LOWE S OF: � c 40% SUBMITTAL u0. Civil En ri ng Inc. ION st. sl. - c' 5"Ift"ft 7Z T12 .o OAK PARK HEIGHTS �� L °° `� z (479 444 Mt10 (V) / (470) 4"9W (F) Z � (n HWY 5 & 58TH ST. NORUAK PARK HEI --a Oka 160x2 *"t 106th st. towse. its 13 (913) 310.0470 (h / (113) 310.0261 V) • • MOXCT 14 04 -0475 MA BY. V MCKED sir: - • • •� • • • � �'1 C M >' �f fil Ill; N, ��• {� I :� d el �� r ; x�� ����� f� `i � � a���� �Q � ,� � .�� � �� it i is • r to r P q ° fi � r J = ; � � g � '.A �a A s Q �y� r 1 �� .s =: •: i!A � �� � � Q 4 i � � T �q� R { p s I E p x gig g p M , g 'g M Lq�� r tf p e G P _ I o % ji Y dip r # A ° W R LANDSCAPE PLAN v v rr LOWE S OF: � c 40% SUBMITTAL u0. Civil En ri ng Inc. ION st. sl. - c' 5"Ift"ft 7Z T12 .o OAK PARK HEIGHTS �� L °° `� z (479 444 Mt10 (V) / (470) 4"9W (F) Z � (n HWY 5 & 58TH ST. NORUAK PARK HEI --a Oka 160x2 *"t 106th st. towse. its 13 (913) 310.0470 (h / (113) 310.0261 V) • • MOXCT 14 04 -0475 MA BY. V MCKED sir: - • • •� • • • � �'1 C M >' �f rage i of 1 Scott Richards 1 q,rom: <kdwidin @comcast. net> To: "Tory Ozzello" < tozzello @cityofoakparkheights.com >; "Julie Hultman" <jhuitman a@cityofoakparkheights.com >; "Dennis Postler" <dpostler a@bonestroo.com >; "Eric Johnson" <eajohnson r@r cityofoakparkheights .com >; "Jim Butler" <jbutier @cityofoakparkheights .com >; "Scott Richards" <srichards@nacplanning.com >; "Mark Vierling" <mvierling @eckberglammers.com> Sent: Tuesday, January 18, 2005 9:05 PM Subject: Landscaping - Lowe's OPH Staff - I have reviewed the proposed landscape plan for the Lowe's project and have the following comments: 1. The plan is not very interesting, but, given the constraints of a large retail store of this type, it will serve the purpose of providing some greenspace and screening of the building for the property to the southwest. 2. The plant species are, for the most part, ones which are hardy in Minnesota and relatively free of insect and disease problems. Most have been planted on other properties in Oak Park Heights and done well. Which,cultivars of red maple, hawthorn and Viburnum are they proposing? Colorado spruce and Concolor fir are species which do not usually do well in heavy clay soils. Both species are specified to be planted on the southwest side of the site, which will be a hot, dry location. Both do best in our area in evenly moist, well- drained soils and in sites which are somewhat protected. These trees will require addition of some organic matter to the native soil at planting, and also re- application of mulch and supplemental watering during and after the 2 -3 year establishment period has passed. I cannot recommend an alternative evergreen to use on this site, as there have been problems with white spruce across Hwy. 5 Afttbe high school and pines would not provide as effective a screen as the spruce and fr. with appropriate and t care, these species should 'be able to survive well and provide the desired landscape function. 3. The planting detail shows rubber hose to be used around the trunk of a deciduous tree when applying staking. The text "Notes" state that 3/4 in. nylon strapping could be used in place of the piece of rubber hose. Current practice advises nylon strapping of 1.5 to 2 inches width be placed around the gunk of a tree during staking to prevent girdling of the trunk. If you have any questions regarding this review, please contact me. 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V r r MAGNUSQUARE011 SERIES Vertical Lamp IVISV Fiat Glass Job Type Dimensions •- • NRTUC .NIMplNNftN/tlIMfUNq..; ":,:?:' ty,•. Housing Rugged, one piece aluminum, formed and welded, allows no MSV access to weather. A g Lens I Door Frame 14.9" 21.0^ sq. Extruded aluminum door with sealed tempered flat glass lens. Door 378 mm 533 mm is hinged and has gasketed seal to housing when secured with two Hubbell Gard® Fasteners. Ballast Mounted to a galvanized steel end support, which ties Into arm for secure support. Optical Full cutoff performance with maximum uniformky.*Segmented, reflector system produces excellent pole spacing capability. Additional Features Lektrocote® powder coat finish provides protection to aluminum construction and lasting appearance. All units supplied with lamp for installation convenience. UL and CSA NRTLIC certified for wet locations. Multiple optical capabilities and mounting accessories are available. Ordering Information series mounting wattage source distribution voltage finish options Catalo NUMber MSV A SERIES DISTRIBUTION LEKTROCOTE FINISH MSV MagnusquareO 11 Series FI Type I 1 Bronze Vertical Lamp - Fiat Glass FP Type lit 2 Black MOUNTING FT Forward Throw 3 Gray A jArm mount FW Type V sq. 4 White WATTAGE 1 SOURCE VOLTAGE OPTIONS 5 480V Al 10 arm shipped in fixture 400 H Metal Halide g 347V carton 1000 H Metal Halide QuadTapO (120, 208, 240, A4 4" arm shipped in fixture carton 1000 P Pulse Start 8 277V) Twist -Lock photocontrol 400S High Pressure Sodium E 50 Hz 220/240V C receptacle (specify voltage) P R(Xj (photocontrol ordered separately) F( Fusing (specify voltage) Note: E. PA. -2.8 Sq. Ft (Fixture only) R42 4" round pole adapter shipped In fixed carton R52 5" round pole adapter shipped in fixed carton 1. Substitute voltage for "X" (1- 120V;2 208V;&24(YV;4277V;5- OV;6 -347V) 2. Must select option Al or A4 Accessories must be ordered separately. See Accessories. Comments See back for Phot+oim h ics ® Submitted by: Architectural Cutoff HLItJ. Hubbell Lighting, Inc., 2000 Electric Way, Christiansburg, Virginia 24073, (540) 382 -6111 • Fax (540) 382 -1528 OTD 2- 5/01 MSV/Fiat EXHIBIT 12 MAGNUSQUAREV 11 SERIES Vertical Lamp MSV Flat Glass Orderki • • ACCESSORY - Must be ordered separately Catalog Number Descrlptlan Weight EPA ibs kg ft imZ FLUSH MOUNT HARDWARE MAL -FM Flush mount hardware - must order when no arm or adapter is desired on a pole. .25 .1 - - ARMS MSV -4 -X 4" rigid arm 2 .9 .2 .02 MSV -'t0 -X 10" rigid arm 5 2.3 .5 .05 MAL -KF -X Adjustable arm for flat surfaces. (10" Length) 5.7 2.6 .5 .05 KNUCKLE MAL -K -X 2 3/8" OD tenon s1pfitter for one fixture 5 2.3 - - MAL -TK -X 2 318" OD tenon s9plitter for two fixtures 180 7 3.2 - - TENON ADAPTERS SSP -90 -X Square - slipfitter for 2 318" or 2 718" OD tenons - drilled for four fixtures (10" arm required for, 90 configuration) 20 9.0 .4 .04 RS D- 3120 -X 2 318" - 2 7/8" OD allpfitter for max..three fixture (120 °) (10" Arms Required). 20 9.0 RSD -90 -X For 10" arms only - four fixtures max. 90 - 4" OD (must order RSD-04 for each lumineire) 20 9.0 2 318" or 2 718 OD tenons. WALL PLATE MAL -WP -X Cast wall plate with fixture hardware, mounts over recessed 4" outlet boxes - 5.7 2.6 - lag hardware by others. POLE ADAPTER RSD -04 -X Nominal 4" OD pole adapter provides a fiat surface for arm of fixture mounting. 1.5 .7 RSD -05 -X Nominal 5" OD pole adapter provides a flat surface for arm of fixture mounting. 1.7 .8 1.1 .11 GLARE SHIELD MSV - FGGS -2 Extreme glare shield The lid ,.gl, ass uoonn Mounts to housing. Restricts lighitnng to anyone 1.8 .8 1.1 .11 side of fixture. Black finish is standard. Note: Specify Finish - Repiaoe X =1- Brorue, 2 - Blsck, 3 - Gray and 4 -Whits eo vo MAL -FM MAL -KF -X MSV -4 -X MAL -K -X MAL -TK -X MSV -10 -X SSP -90 -X MAL -WP -X RSD - 04!05 -X MSV- FGGS -2 H u. Lighting, Inc. Hubbell Lighting, Inc., 2000 Electric Way, Chrisdansburg, Virginia 24073, (540) 382 -6111 • Fax (540) 382 -1526 - http: /Miww.hubbell- ftg.corn1 Hubbell Canada, Inc., 870 Brock Road South, Pickering, Ontario L1 W1Z8, (905) 839 -1138 • Fax (905) 839 -9108 - hftp: /Iwww.hubbeli- canada.com/ MAGNUSQUAREV II SERIES Vertical Lamp MSV Flat Glass Photometrics TEST NCB o o HP -08637 DA�rE= 2- z�•aooi CAT NO MSVA I OOOH — FPx ANN x LUMINAIRE LAMP CLASSIFICATION SOCKET POS.:FIXED TYPE: 1000w IaET, HAL. DISTRIBUTION: SHORT REFLECTOR: ALUMINUM ANSI: M1000/U /BT37 I.D.: OS -11 TYPE: III SPECULAR ENVELOPE: BT 37 L.C.L.:7.0 INCHES CONTROL: FULLCUTOFF ENCLOSURE:CLEAR, FLAT GLASS I LAMP(S) at LUMENS /LAMP: 110000 GENERAL 21.000 TEST DISTANCE: 36 FEET LIGHT FLUX VALUES PERCENT To approximate perrormance for LUMENS OF LAMP s i m i l or i amps w! th d! rferent DOWNWARD Lumens, multiply Lumens, Lvx SIREEI IDE 39091 •5 and Footcandles by this ratio: L • C .1870 33052 30.0 14.870 �.p�10E UPWARD 0 0.0 olrmtiSIDE ES 0 010 RATIO = SELECTED LAMP LUMENS 110000 G.C. TOTAL 72143 65.6 I SOLl1X DIAGRAM { I 100TCANDLE D I AG::M MOUNTING HEIGHT: 10.67 METERS MOUNTING HEIGHT: 35 FEET -----Half' Maxi mum Cand I epower Trace - - - - - Coef'f'icient of Utilization Curves +� Maximum Candlepower 180• MAXIMUM AT H=56,2 V = 65.5 ° 001 0.2 0. 0.4 043 0.e 017 A - W •� ! to ! 21 1 WW s . n • 4 1 d 0 S - 7 • S 4 3 2 1 0 0 1 2 2 4 s Q 1 2 *75 245 0 • RATIO OF LONGITUDINAL DISTANCE TO MOUNTING HEIGHT MOUNTING MIGHT CORRECTION FACTORS . ou t i ra 20 25 30 35 40 45 50 Ma a n 8.10 7.62 9.14 10.67 12.19 13.72 15.24 Factor 3.06 1.96 1.36 1.00 0.77 0.60 0.49 TESTED TO CURRENT IES AND NEMA STANDARDS UNDER STABILIZED LABORATORY CONDITIONS.-VARIOUS OPERATING FACTORS CAN CAUSE DIFFERENCES BETWEEN LAB DATA AND ACTUAL FIELD MEASUREMENTS. 'i�.i. Lighting, Inc. Hubbell Lighting, Inc., 2000 Electric Way, Chridansburg, Virginia 24073, (540) 382-6111 • Fax (540) 382 -1526 • http:#www.hubbell•Itg.com1 Hubbell Canada, Inc., 870 Brock Road South, Pickering, Ontario L1 W1Z8, (905) 839 -1138 • Fax (905) 839 -9108 • hftp://www.hubbell- conada.conN MAGNUSQUARES 11 SERIES Vertical Lamp MS`/ Flat Glass Photometrics TEST NO e e HP - oe635 (MTE= 2-21 - 2001 e N OW MSV1A l OOOH- F Wx -x CAT . LUM I NA I RE LAMP CLASS I F I CATI ON SOCKET POS.:FIXED TYPE: 1000W MET, HAL, DISTRIBUTION: SHORT PEFLECTOR:ALUMI ANSI: M100WU/BT37 1.0.: OS-11 TYPE: V-SQ SPECIA.AR ENVELOPE: BT 37 L.C.L.:7.0 INCHES CONTROL: FULLCUTOFF ENCLOSURE: CLEAR , FLAT GLASS 1 LAMP(S) at LUMENS/LAMP: 110000 GENERAL +. zc.000 . TEST DISTANCE: 36 FEET • • LIGHT FLUX VALUES PERCENT To approx i mate perrormance for LUMENS OF . LnMP, simi I s- with different - DOMWAW Lumens, multiply Linens, Lux mt z 1 DE 38981 4 and Footcand I es by this ratio: L.C. 14.870 38981 35.4 HOUSES I 0 UPWARD STREETS I DE 0 0.0 UPWARD o 0.0 RATIO - SELECTED - - LAMP LUMENS 110000 O.C. TOTAL 77963 70.9 (� ISVLUX DIAGRAM ISOFOOTCANDL.E DIAGRAM MOUNTING HEIGHT: 10.67 METERS MOUNTING HEIGHT: 35 FEET ---M--Halr Maximum Candlepower Trace - -- -- — - Coef'f'icient of` U t i l i z a t i o n Curves +� Maximum Candlepower 180 MAXIMUM AT H:45,2 V = 64.6 ° 001 042 0.3 0. 065 coo 007 ... Vi \1 N 2 , now I � / I de 0 UL 1 O t - L.. 2 r , 1 0,0 0 00 44• r n 4 a / . , one O I 1— I t 7 e 5 4 3 1 2 1 O 0 1 2 3 4 5 e 7 2.75 2.25 O • RATIO OF LON131 TUD I NAL D I STANCE TO MOUNTING HEIGHT MOUNTING HEIGHT CORRECTION FACTORS Moun r n et 20 25 30 35 40 45 50 + '_ Mimes 6. 10 7.62 9.14 10.67 12.19 13.72 15.24 Factor 3.06 1.96 1.36 1.00 0.77 0.60 0.49 TESTED TO CURRENT IES AND NEMA STANDARDS UNDER STABILIZED LABORATORY CONDITIONS. VARIOUS OPERATING FACTORS CAN CAUSE DIFFERENCES BETWEEN LAB DATA AND ACTUAL FIELD MEASUREMENTS. Lighting, Inc. Hubbell Lighting, Inc., 2000 Electric Way, Christiansburg, Virginia 24073, (540) 382 -6111 • Fax (540) 382 -1526 • httpJhvww.hubbell- ltg.coml Hubbell Canada, Inc., 870 Brock Road South, Pickering, Ontario L1 W1 Z8, (905) 839 -9138 • Fax (905) 839 -9108 : "htt : /hVww hubbeli- canada.coml BENSHOOF &ASSOCIATES, INC. TRANSPORTATION ENGINEERS AND PLANNERS 10417 EXCELSIOR BOULEVARD, SUITE TWO / HOPKINS, MN 55343 / (952) 238 - 1667 /FAX (952) 238 - 1671 21 January 2005 Refer to File: 05-03 MEMORANDUM TO: Mr, Kyle Oswald. mark Civil Engineering, Inc. FROM: Edward F. Terhaar and Erik Seiberlich � RE: Traffic Study for Proposed Lowe's Home Improvement Warehouse in Oak Park Heights, Minnesota. PURPOSE AND BACKGROUND This report presents the results of the traffic study completed for the proposed Lowe's Home Improvement Warehouse in Oak Park Heights, Minnesota. This traffic study included 58' Street as the main frontage on the north side of the development, Memorial Avenue on the west side of the development, and TH 5 on the east side of the development. Volume, level of service (LOS), and delay were studied for the following intersections: • TH 5 and 58 Street • Morning Dove Avenue and 58 Street • Memorial Avenue and 58 Street The proposed development location is one quarter mile southwest of TH 36. The site is presently a vacant lot. The location is shown in Figure 1. Proposed Development Characteristics. The proposed development, planned for completion by summer of 2006, is a 116,000 square foot Lowe's Home Improvement Warehouse. When completed the parking lot will provide 553 spaces including 12 handicapped spaces. Four access points will be provided for the site. Morning Dove Avenue, presently serving an auto dealership to the north of 58 Street and a bank to the south, will become the primary access road offering two routes to the parking field. Another full access will be provided on Memorial Avenue, with the fourth access, also on Memorial Avenue, primarily serving truck access to the back of the building. Figure 2 shows the development plan used for the traffic study. EXHIBIT 13 t! ii iRR • At • � . � wry ' To O APO j j� � - fir ••• •.: w 4 J&;]" � *— :�: �► F- a:o cr.s r cryr� �. tam ,•X ts. N��� aHt•:�+ � v � ,� - �, �, Lac • 4 • � tit IT. kARo KAr �� t �� ��; ��"' ' ' • + PA - SK ' S1'. L It� It. M WMAGE CIT. i ' '�" � ., S T MI. sm KN A. • �r �S" .i ` ?� t � �' � af. �' : M + � � S OtIR= ctQ k 20. MOOOlMiAL CRKEN r W '! t. '€RO CTS 'w •. # �. �i A. AfatR art. L VA ,V 21. WM IT� AYE. r • w-rr, - i Uri is Flow ° St. 2T. F CLL OR t E +�►' Alp x t�R &AN y ' y3 S� yor 4 9 ..1#?►A +ri a ZL S MM- FOLDS Cf. � � """"'` NS �1► w SHIER FtEL GREED v�` ' a �. tl~ P�S S� r 4 �"�' \� D 30. AL�ARTtOC GREEN tR. ..�. � ,fit :. ! �' $:ilt'► �c ST: ''' �'� "`' 3b IMG OMEN �' ... t/� 124 0ARVESr s per . U l"•. *' , t: � ` • S T p. ft lop STILLWATER SME TOWNSHIP f A CL JL ..... ..+ R ••!ns i u n ►� 1i �,. Ll Otto. UO 1f. lid U 1►iAROUESS. -U-it V 1' ► yc ii.t�! 5�• MARMU: -TAW.01 No I �101 34. MARQUESS 't MWEVi . ' " 'I'" ,� SY. '" � � �t. ,�` � .•�. '� ��1; be �. -AMOIN TV LOC aA. .w.A.. wit .n.,N: h i...ww::� a..�. �s.•.=• f.eti -' OAK PA or Stith Sfi. 4 9th SF.. OZARK CIVIL ENGINEERING o T RAFFICSTUDY FOR PR OPOSED FIGURE o LC VWS HOME IMPROVEMENT EENSHQ,0F & ASSOCIATES, INC. WAREHOUSE I PROJECT LOCATION OAK• PARK MEICHTS, MN TRANSPORTATION ENGMEEASAND PLA "NERS , f r M MAGNUSQUAREO II SERIES Vertical Lamp !'ASV Flat Glass Photometrics TEST NO . • HP -0863a 0!►TE: 2 -21-2001 CATe NOG o SV.A I OOOH FWx - x LUM I NA I RE LAMP CLASSIFICATION SOCKET POS.:FIXED TYPE: 1000W MET. HAL, DISTRIBUTION: SHORT REFL.ECTOR:ALUMINUM ANSI: MIOOO/U/BT37 I.D.: OS TYPES V - SO SPECILAR ENVELOPE: BT 37 L.C.L.:7.0 IND S CONTROL: FUU.CUTOFF ENCLOSURE: CLEAR , FLAT GLASS 1 LAMP I S I at LUKENS /LAMP: 110000 G ENER A L 21.000 .TEST DISTANCE: 36 FEET LIGHT FLUX VALUES DEMENT To alpprox i mate perFormance Por LUMENS OF . LAMP s i m i (ar I amps with d i I'f erent oowcNwnRO Lumens, flu I t i p i y Lumens, Lux S �mt� S I DE �i' 4 and Footcandles by this ratio: L.C. 1 38981 35.4 DOWN I DDE STE EE ITS � 0 0.0 UPW ARD 0 o • o RAT 10 = SELECTED LAND' LUMENS 110000 G .C. TOTAL 77963 70.9 I SOLUX DIAGRAM ( I --- - TCANDLE DIAGRAM MOUNTING HEIGHT: 10.67 METERS MOUNTING HEIGHT: 35 FEET -000�-MHalr Maximum Cand I epower Trace - - - - • Coed' i c i ent of Ut i I i zat i on Curves * Maximum Candlepower 180• MAXIMUM AT H=45.2 V = 64.6 ° 001 042 002 _0.4 006 066 0.7 f O V 1 \j N •.. � I / to � 1 NOW } QQ / t'� 1 +' g oo' 8 I s { � r � 1 UL 2 1 t V - L_ 8 1 I 4� 1 O_ I' 7 e s 4 3 2 1 0 0 1 2 8 4 6 d 7 31.75 2.26 0 • RATIO OF LONGITUDINAL DISTANCE TO MOUNTING HEIGHT MOUNT I NCB HEIGHT Curve=CT I ON FACTORS 't f ^ g 20 25 30 35 40 45 50. Ig ht Maunt f 6. 10 7.62 9.14 10.67 12.19. 13.72 15.24 Factor 3.06 1.96 1.36 1.00 0.77 0.60 0.491 TESTED TO CURRENT IES AND NEMA STANDARDS UNDER STABILIZED LABORATORY CONDITIONS. VARIOUS OPERATING FACTORS CAN CAUSE DIFFERENCES BETWEEN LAB DATA AND ACTUAL FIELD MEASUREMENTS. Lighting, Inc. Hubbell Lighting, Inc., 2000 Electric Way, Christiansburg, Virginia 24073, (540) 382 -6111 • Fax (540) 382 -4526 • httpJ/www.hubbell- ltg.corN Hubbell Canada, Inc., 870 Brock Road South, Pickering, Ontario L1W1Z8, (905) 839 -1138 • Fax (905) 839.9108 • httpJhvww.hubbelf- canoda.camf r 11 SERIES Vertical Lamp MAGNUSQUAREO MSV Flat Mass P hotonietrics DATE 2-22m2001 TEST NC . HP CAT. NO MSVA I OOOH FPx x LUMINAIRE LAMP CLASSIFICATION SOCKET POS.:FIXED TYPE: 1000w MET, HAL$ DISTRIBUTION: SHORT REFLECTOR:ALUMINUM ANSI: M1O0O/U /8T37 I.D.: OS -11 TYPE: III SPECULAR ENVELOPE: BT 37 L.C.L.:7.0 INCHES CONTROL: FULLCUTOFF ENCLOSURE : CLEAR, FLAT GLASS 1 LAMP(S) at LUMENS/LAMP: 110000 GENERAL 21.000 TEST DISTANCE: 36 FEET. LIGHT FLUX VALUES 1 'ERCENT To approx iIte rrPormance for LUMENS of LAMP s i m i 1 ar ! amps w h dif'f'erent MWNWARD Lumens, mui t i p I y Luls�eens, Lux min =izIDE 3909 3s .5 mens and Footcand by this ratio L. C, 14.870 SIDE 33052 30.0 UPs"RD o o. o wmcTSIDE r H I � 0 010 RAT I 0 - SELECTED LAMP LUMENS 110000 B.C. TOTAL 72143 65.6 I DIAGRAM ItArUOTCANDLE DIAGRAM I MOUNTING HEIGHT: 10.67 METERS MOUNTING HEIGHT: 35 FEET -----Half' Maxi mum -Card I epower Trace - — — — - Coerr i c i ent of' i I i zat i on Curves * Maximum Candlepower ISO* MAXIMUM AT H = 56.2 ° V=65.5 001 0 2 012 o• 0s 00e 007 Ap - - - . I t t t I so ' wft am 160 t IN 0 2 , s (n a. 2 •6 . 0 � o I � � 4 1 d t t I ' I 7 e s 4 2 # 2 1 0 a 1 2 e 4 6 Q 7 2.75 2.2s 0 • RATIO OF LONGITUDINAL O I STANCE TO ki"T I NG HE I GHT. MOUNT I NC3 MIGHT Curw=CT I ON FACTORS � +, fi t t t rr&et 20 25 30 35 40 45 50 6.10 7.82 9.14 10.87 12.19 13.72 15.24 Factor 3.06 1.96 1.36 1.00 0.77 0.60 0.49 TESTED TO CURRENT IES AND NEMA STANDARDS UNDER STABILIZED LABORATORY CONDITIONS. - VARIOUS OPERATING FACTORS CAN CAUSE DIFFERENCES BETWEEN LAB DATA AND ACTUAL FIELD MEASUREMENTS. Ughting, Inc. Hubbell Lighting, Inc,, 2000 Electric Way, Christiansburg, Virginia 24073, (540) 382 -6111 Fax (540) 382 -1526 • httpJtwww.hubbell- Itg.coml Hubbell Canada, Inc., 870 Brock Road South, Pickering, Ontario L1W1Z8, (905) 839 - 1138 • Fax (905) 839 - 9108 • http:llwww.hubbell- canada.coml BENSHOOF &ASSOCIATES, INC.'. • TRANSPORTATION ENGINEERS AND PLANNERS 10417 EXCELSIOR BOULEVARD, SUITE TWO / HOPKINS, MN 55343 / (952) 239 -1667 /FAX (952) 238 -1671 21 January 2005 Refer to File: 05-03 MEMORANDUM TO: Mr. Kyle Oswald. Ozark Civil Engineering, Inc. F proo* FROM: Edward F. Terh ar and Erik Seiberlich RE: Traffic Study for Proposed Lowe's Home Improvement Warehouse in Oak Park Heights, Minnesota. PURPOSE AND BACKGROUND This report presents the results of the traffic study completed for the proposed Lowe's Home Improvement Warehouse in Oak Park Heights, Minnesota. This traffic study included 58' Street as the main frontage on the north side of the development, Memorial Avenue on the west side of the development, and TH 5 on the east side of the development. Volume, level of service (LOS), and delay were studied for the following intersections: • TH 5 and 58" Street • Morning Dove Avenue and 5e Street • Memorial Avenue and 58 Street The proposed development location is one quarter mile southwest of TH 36. The site is presently a vacant lot. The location is shown in Figure 1. Proposed Development Characteristics The proposed development, planned for completion by summer of 2006, is a 116,000 square foot Lowe's Home Improvement Warehouse. When completed the parking lot will provide 553 spaces including 12 handicapped spaces. Four access points will be provided for the site. Morning Dove Avenue, presently serving an auto dealership to the north of 58 Street and a bank to the south, will become the primary access road offering two routes to the parking field. Another full access will be provided on Memorial Avenue, with the fourth access, also on Memorial Avenue, primarily serving truck access to the back of the building. Figure 2 shows the development plan used for the traffic study. EXHIBIT 13 �� . ''�, }. '� j ='"�/ .� �* X1''1• - 1! :� �� �► '. • F.��fi � � * s •,• •." � �li .� M M � •�:• M" KVJSt+ Off" / y t . `+ f �( 1. "'t �►l� t ; "t+ : �['•C" ST.E.IU RED �=1, ' S�'� : 'Gam a� !A Y � TrT. der i WAY tom �► ,� �. roc' L.s- �. ACE GT. `' �•�..... sic v 44 20, MODOUGAL Cwm to 44 MAR 21- 1PIT�G£ 'AYE, �. � �• �. .. � M . 2k flow ' sT. ' s S. I N 2t. fAM'H[Ll CRE �'• '�L � ��f,� � "R ORLS� ZE: Ste• FS CT. '!► = �C : 24, , s"m- r- mcs tiRE 4+`� 4 ti• ' P�1t -. , bm" co 30. PLARTM IN 'S�. NItR1+S5 r ,CRE�t Dot. � � two• . Wd ST. h 4.4 (wo sl Cal ld 1 E X : aft' \% - 1001- 4 ` ST, tt.. Ni14 • CT. �, k :ESN. Ilk T. OAK '`�� � � .•rte . ;� : �• .. �i��. �fi� �► - � •���+.: �• 22: A�t0UE55• � .� � AF �• M .1ki v. M. ' . + it : PROJEC 3 MARMBS 'tR�IDI.;'CY: _ "th 'ST.. ST4:.. i�► t : , p, MON LOCA :• $4 to { •► ytft � ` OAK PA RS, Ord -ST- V. LOA* ¢ ���:1').•,.t:r,�..�.. �, ter' • - .. ,� ;y � �. .� �► ,N 02ARK CIVIL ENGINEERING TRAFFIC FOR P CU STUDY ' FIGURE'l o RO. E'S 'HOME IMPROVE ENT • �EN�HO�� � AS INC, WAREHOUSE I PROJECT' LOCATION TRANSPORTATION ENGINEERSAND PLANNERS OAK. ?A�1� :HE1�HT'�� N r, i f f Mr. Kyle Oswald -3- 21 January 2005 r EXISTING c - - D - .... ir. 'T ■ i i it M■il ■I i i I .. . . . . 1lbLYMi • X10 "" 1W fit"' liilli 1111111iniI1111441if1111111 ' �. + i •`': ' C .. f. i • I II A.111 •III r - Y jib sea. v LOW :• _;;,•..fit — irw�iw'•n'`"I"'w►r.' ♦ a i •• !!. .. � r • s �.� ; t •ww I� . rlNlic '� • • r OFF-.dig , APPROXIMATE - SCALE- • 0 200' OZAR CI���... • • • � CIVIL TRAFFIC STU DY �aR: PROPOSED LoWE S HO FIGURE 2 IMP WAREHOUSE IN OAK PARK HEIGHTS, MN SITE MILAN BEI�SHOOI� & ASBOCIATE� ING�. TRANSPORTATION ENGINEERS AEI® P f ■ONER r Mr. Kyle Oswald -4- 21 January 2005 EXISTING CONDITIONS AND FUTURE CIUNGES Existing Conditions The proposed site for this development is presently a vacant lot. Morning Dove Avenue cul-de-sacs south of 58' Street at the future main access location. Memorial Avenue and 58 Street are presently two lane roads, serving the local business and industrial uses. TH 5 is a four -lane arterial roadway which runs from Stillwater southwest to Saint Paul and west beyond the Twin Cities. TH 5 has a 55 mph speed limit in this area and has mainly signal controlled at -grade intersections, with the exception of a diamond interchange with TH 36. The following describes the geometry and traffic control at the three subject intersections: • Memorial Avenue and 58 Street — This is a three - legged intersection with the north and south approach being stop controlled. Each approach has one lane which is shared for its two possible movements. • Morning Dove Avenue and 58 th Street — This is a four - legged, stop controlled intersection. The north approach, which accesses an auto dealership, and the south approach, which provides access to a bank, are stop controlled. Each approach provides one shared left turn/through/right turn lane. • TH 5 and 58 Street — This is a four - legged, signal controlled intersection. The north approach of TH 5 provides two left turn lanes, two through lanes, and one right turn lane. The south approach provides one left turn lane, two through lanes and one right turn lane. The west approach of 58 Street has two lanes that are unmarked and operate as a shared left turn/through lane and a shared through/right turn lane. The east approach provides one exclusive left turn lane, one shared left turn/through lane and one exclusive right turn lane. TH 5 receives the majority of the green time, and eastbound and westbound 5 e Street operate with split phasing. Exaected Future Roadwav Changes With the exception of the access locations and the removal of the cul -de -sac from Morning Dove Avenue, no future roadway changes are planned at this time. i C Mr. Kyle Oswald -5- 21 January 2005 TRAr nC FORECASTS Approach Traffic forecasts were completed for one year after the completion of construction (2007). Traffic forecasts were developed for the a.m. (7:15 - 8:15 a.m.) and p.m. (4 :30 - 5:30 p.m.) peak hours, which are the hours with the highest traffic volumes on the nearby roadways. The following describe the scenarios for which turn movement volumes were developed for the study area: • Existing - Turn movement volumes for this scenario were established through actual counts taken on a typical weekday in January 2005, during the previously indicated a.m. and p.m. peak hours. These counts were taken at the following locations: o Memorial Avenue and 5 8 Street o Morning Dove Avenue and 5 8 h Street o TH 5 and 58' Street 2007 No -Build - Historical traffic growth trends in the area showed an approximate increase of three percent per year. This growth rate was applied to the existing volumes to arrive at the 2007 no -build volumes. • 2007 Build - Based on the size and intensity of the proposed land use, trip generation estimates were completed. These new trips were then disseminated across the roadway network based on historical traffic patterns and the location of area population. The total sum of the 2007 no -build movements and the newly generated and distributed trips resulted in the 2007 build volumes. Trip Generation Trip generation estimates were developed for the Lowe's using data presented in the Institute of Traffic Engineers' Trip Generation, Seventh Edition, 2003. The resultant trips are shown in Table 1. t ■ r A Mr. Kyle Oswald -6- 21 January 2005 Table 1: weekday Trip Generation for Proposed Lowe's Home Improvement Warehouse in Oak Park Heights, Minnesota Lowe's Oak Park Heights Trip Generation Size (1 k Gross Trips New Diverted Pass -Bv Land Use sf) Rate In Out In I Out in I Out in I Out 54% 46% 70% 15% 15% AM Peak Hour 116 1.20 75 • 64 53 44 11 10 11 10 47% 53% 70% 15% 15% P.M. Peak Hour 116 2.45 134 151 94 105 20 23 20 23 Gross Trips - The unadjusted estimate of the trip generation resulting from a development New Trips - An additional trip on the roadway system that will speciffically travel to and from the development Diverted Trips - A current trip on TH 36 that will include a stop at this land use Pass -By - A current trip on TH 5 that will include a stop at this land use The gross trips generated by the Lowe's can be classified into one of the following trip types: • New Trips — Trips solely to and from the subject development • Diverted Trips — Existing "through" trips on TH 36 that will include a stop at the Lowe's • Pass -By Trips -- Existing "through" trips on TH 5 that will include a stop at the Lowe's Based on data published by the ITE, the existing traffic patterns and experience from similar projects, the proportion of each trip type were determined. These percentages are shown in Table 1. Trip Distribution The next step in the traffic forecasting process is to establish distribution percentages. The origin and destination of each trip was determined based on existing traffic volumes, major roadways nearby, and the location and concentration of the population. The following are trip distribution percentages for each trip type: • New Trips o 45% to /from north on TH 5 o 35% to /from south on TH 5 o 15% to /from east on 58 h Street o 5% to /from south on Memorial Avenue • Pass -By Trips o A.M Peak Hour 0 50% from the south on TH 5 continuing north on TH 5 • 50% from the north on TH 5 continuing south on TH 5 1 S S Mr. Kyle Oswald -7- 21 January 2005 o P.M. Peak Hour e 57% from the south on TH 5 continuing north on TH 5 • 43% from the north on TH 5 continuing south on TH 5 Traffic Volumes Trip generation estimates for the proposed development were then assigned to the local roadway network based on the above trip distribution types and percentages. Traffic volumes for all these scenarios in the a.m. peak hour are shown in Figure 3; volumes in the p.m. peak hour are shown in Figure 4. NOTTO:SCALE � rc 0 84� a 16/17/17 120/127/127.' 4- 30 ,1'32/40 . 104/1101110 � .� --- 9/'10182 t � �.� �--- 12011271127 T � 58't'H STREET t I 49/52/81 5718Q/70 --�► 6669/TB. --� 102*,",,� elew -W3 23 0 2M E)QSIING* LavVE'S ; f-- �007 stJ. :xxnoaxx N 47ARK CIVIL ENGINEERING TRAFFIC STUDY FOR PROPOSED FIGURE 3 N LOWE'S. HOME 'IMPROVEMENT o WAREHOUSE. IN A.M. BEAK HOUR TURNING �j B�vsHOOF & nssoc�►r,�s, iMC. MOVEMENTY0LUMES � or�rP�rrH�iaHrs, �nM TRANSPORTATION RNQIN EERSAND PLkNNERB s lb f x NoTTO.smE O co w a aG 0 ui 'aw t � 4 � �— 20/21/21 . �j � �-- 245/�B01260 4j. 58TH STREEC 1 . --� 12911$7/ 0 cm 0 `t25/i33,183 —4► � �' � ;3i/39/S5. ---> 0/ .16/16/63 -m .910 eg Re e� r r � r VIM -min 2005 EY(ISTING -2007 NO-OU- LOWE'S. 2007 BUILD ILn xxrAna: N ZARK CIVIL ENGIN EERING TRAFFEC.STUDY FOR PR,OP.08ED FIGURE 4 (J 0 LOWES HOME IMPROVEM.ENT % WAREHOUSE !N P .M. P BENSHOOF & ASSOCIATES INC. OAK MOVEMENT VOLUMES O AK.- HE1aMT8,: MN TRANSPORTATION ' ENQINEER8AMD PLANNERS Y Mr. Kyle Oswald -10- 21 January 2005 TRAFFIC ANALYSIS Capacity analyses were performed for the three subject intersections for the three scenarios in both the a.m. and p.m. peak hours. Traffic control and geometry presented earlier were used in all capacity analyses. Traffic signal tuning was obtained from Mn/DOT 'and used in the analysis to most accurately .simulate actual conditions. Capacity analysis results are presented in terms of Level of Service (LOS) which ranges from A to F. LOS A represents the best intersection operation, with very little delay for each vehicle using the intersection. LOS F represents the worst intersection operation with excessive delay. Most agencies in Minnesota consider that LOS D represents the r .mimal acceptable LOS for normal peak traffic conditions. Results of the capacity analyses are presented in Table 2. Table 2: Weekday Peak Hour Level of Service Results . A.A. Peak Hour Levels of Service Memorial Avenue and Morning Dove Avenue and 58th TH5 and 58th Street 58th Street Street WB NB SB EB WB NS SS ES WS NS SB L T R L T R L T R Exisdrq A A B A A A B D D D A D B A D A A 2007 NS A A B A A A B D D D A D B A D A A 2007 Build A A B A A A B D D D A D B A D B A P.M. Peak Hour Levels of Service Memorial Avenue and Morning Dove Avenue and 58th TH5 and 58th Street 58th Street Street W8 NB SB EB WB NB SB E8 WB NB SB L T R L T R L T R Existing A A B A A A B D D D A D B A D B A 2007 NS A A B A A A B D D D A D B A D B A 2007 Build A A B A A A C D D D A D C A D B A The analyses results for each intersection are described in the following: • Memorial Avenue and 58 Street -- In all scenarios during both peak hour periods the volumes at this intersection remain far under capacity. All approaches operate at LOS B or better in all cases. Morning Dove Avenue and 5 e Street -- In the existing and no -build scenarios during both peak hour periods all movements operate at LOS B or better. The primary movements that see increased volumes due to construction of the Lowe's are westbound left turns and northbound right turns. With the present traffic control and the existing volumes this added volume has little impact on the satisfactory operation of this intersection. In the build scenario all movements operate at LOS C or better. • TH 5 and 5 8 Street -- There is little change in the operation of this intersection due to the construction of the Lowe's. During both the a.m. and p.m. peak hours average delay per vehicle for the intersection increases less than two seconds from the existing to the 2007 build scenario. f Mr. Kyle Oswald -11- 21 January 2005 It is also important to consider the queue that develops on the west approach at this intersection.. Morning Dove Avenue is 270 feet west of TH 5, and problems could arise if the westbound queue were to extend back to the Morning Dove Avenue / 58 h Street intersection. Analyses indicate that the longest 95 percentile queue for this approach occurs during the p.m. peak hour in the 2007. build scenario. The 95 percentile queue at this time is less than 150 feet, and would not affect the operation of the intersection to the west. Presently the west approach is not striped, but provides enough room for two lanes and operates as a shared left turn/through lane and a shared through/right turn lane. It is recommended that this approach be signed and striped to indicate this geometry. This geometry is appropriate as there is detection for two lanes, there are two receiving lanes east of the intersection, and the traffic signal operates as split phase. i r r J Mr. Kyle Oswald -12- 21 January 2005 CONCLUSIONS AND RECOMMENDATIONS Based on the information and analyses presented in this report, the following conclusions were made: The proposed Lowe's Home Improvement Warehouse is expected to generate a total of 139 trips in the a.m. peak hour and 285 trips in the p.m, peak hour. • Under existing actuated signalized control, all movements of the TH 5 and 58 Street intersection will operate at LOS D or better with build out in 2007. 95 percentile queues at the west !V roach will not affect the operation of the Morning Dove Avenue and 58 Street intersection to the west. • The stop controlled intersections on 5e Street will operate in a satisfactory manner during both peak hour periods with full build out in 2007. • It is recommended* that the west approach of the TH 5 and 5 8 th Street intersection be signed and striped to indicate a shared left turn/through lane and a shared through/right turn lane. This geometry is how motorists presently treat the approach in most cases.