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HomeMy WebLinkAbout11-10-2005 Planning Commission Meeting Packet• VI. Public Hearings: VII. New Business: VIII. Old Business: Ix. Informational: • X. Adjournment. CITY OF OAK PARK HEIGHTS PLANNING COMMISSION MEETING AGENDA Thursday, November 10, 2005 -- 7:00 p.m. I. Call to Order: II. Approval of Agenda: III. Approve Minutes of October 13, 2005: (1) IV. Department / Commission Liaison / Other Reports: A. Commission Liaison: B. St. Croix Crossing Update: C. Other: 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. A. Valley Sr. Services Alliance ( Boutwell's Landing): To consider a request for Planned Unit Development (PUD): Concept Plan for skilled and memory care additions to Boutwell's Landing, located at Norwich Ave. N. and for an historic village addition to McKean Square, located at Norwich Parkway, both of which are part of the Boutwell's Landing campus. (2) B. Village at Oak Park Heights: To consider requests for Planned Unit Development (PUD): General Plan and Preliminary/Final Plat Approvals, Street Vacation and Site Plan Review for a development to be known as Village at Oak Park Heights, including construction of a Lowe's Home Improvement store, located North of 58 St. and West of Oakgreen Ave. N. (3) A. Next Meeting: December 10, 2005 — Regular Meeting @ 7:00 p.m. B. Council Representative: November — Commissioner Caspers December - Commissioner Dwyer 1 � ,ENCLOSURE 1 • • • Call To Order: Chair Runk called the meeting to order at 6:00 p.m. Present: Commissioners Caspers, Dwyer, -Lilj egren and Wasescha. City Planner Richards, City Administrator Johnson and Commission Liaison McComber. Approval of Agenda: Vice Chair Liljegren, seconded by Commissioner Wasescha, moved to approve the Agenda, as presented. Carried 5 -0. Approve Minutes of September 27, 2005: Commissioner Wasescha, seconded by Commissioner Caspers, moved to approve the Minutes as presented. Carried 5 -0. Department /Commission Liaison Reports /Other Reports: A. Commission Liaison: . B. St. Croix Crossing Update: Commission Liaison McComber reported that the Stakeholders Grou p and Visual Quality Sub - committee met recently and that the bridge design is moving forwarded. It is anticipated that there will be an open house scheduled in December. C. Other: Public Hearings: CITY OF OAK PARK HEIGHTS PLANNING COMMISSION MEETING MINUTES Thursday, October 13, 2005 Visitors /Public Comment: There being no visitors to the meeting, Chair Runk moved to the Public Hearings portion of the Agenda. A. Kathleen MacDonald: To consider a request for a 22 -foot Variance to rear-yard setback requirements, allowing an addition to an existing residential dwelling located at 5810 Olinda Ave. N. City Planner Richards reviewed the October 5, 2005 Planning Report as to the request, provided an issue analysis and recommendation for the same. Chair Runk opened the public hearing for comment. Kathleen MacDonald introduced herself as the applicant and discussed the rationale for her physician request. She noted a h Y sician letter supporting her request in order to construct a handicap q accessible master bathroom addition, shared photos of other homes within her neighborhood as well as a letter, signed by her neighbors, supporting her request. Ms. MacDonald noted that she had discussed the staff recommended addition location with her builder and it was determined that such a location was impractical due to window placement and her gable roof style. As to the property lines, she explained that when looking into survey's they were very expensive and that she and her neighbors have been maintaining what they have assumed to be their yard in all of the time she has been in her home, which she noted as been nearly 21 years. Discussion ensued as to property ownership and potential development of vacant land to the rear of her home, property lines and surveys, existing non - conformance of applicant's home to setback requirements, location of addition, accessibility of restroom amenities, past variances granted to homes within the same neighborhood, and variance hardship criteria. There being no other visitors to the public hearing, Vice Chair Liljegren, seconded by Commissioner Wasescha, moved to close the public hearing. Carried 5 -0. Commission discussion ensued as to limitations /rationale for not being able to retrofit existing bathroom or to construct addition in location that would comply with zoning ordinance, existing non - conformance, setback requirements, property line issues, precedent setting, physicians support letter, neighborhood variance history, potential use of vacant land behind applicant's property and lack of information to satisfy hardship criteria. Commissioner Dwyer, seconded by Commissioner Wasescha, moved to recommend City Council denial of the request. Carried 5 -0. B. United Properties: To consider requests for Variance to signage requirements for Oak Park Ponds Shopping Center, allowing additional signage to pylon sign and for Kowalski's Market, allowing additional signage to monument sign - 5801 Neal Ave. N. City Planner Richards reviewed the October 6, 2005 Planning Report as to the request, provided an issue analysis and recommendation for the same, including conditions for approval should the Planning Commission elect to forward an approval recommendation to the City Council. Chair Runk opened the public hearing for comment. Planning Commission Minutes October 13, 2005 Page 2 of 4 Greg Dolphin - Burger King -5970 Neal Ave. N. addressed the Commission as to the request, noting that he wasn't opposed to the request but rather wanted clarification as to what was being g requested for approval consideration. He noted that in 1999 he was denied a variance to signage requirements in the same area and that he would like to receive equal treatment in signage consideration. • • li I 1 Planning Commission Minutes October 13, 2005 Page 3 of 4 Brief discussion ensued in response to his request for clarification and the circumstances of his 1999 request and the changes made to the Zoning Ordinance and signage allowances since that time. There being no other visitors to the public hearing, Commissioner Dwyer, seconded by Vice Chair Liljegren, moved to close the public hearing. Carried 5 -0. Discussion ensued as to the monument signage placement and design with applicant representative, Beth Holmgren. City Administrator Johnson noted his meeting with the sign contractor as to the signage being requested. Commissioner Dwyer, seconded by Vice Chair Liljegren, moved to recommend City Council approval of the request, subject to the following conditions of the October 6, 2005 Planning Report: 1. The area identification pylon sign shall be allowed to be increased in size to a maximum of 310 square feet and contain individual tenant identification. 2. The pylon sign shall not exceed a total height of 35 -feet. • 3. Kowalski's Market shall be permitted to have up to a total of 520 square feet of wall and freestanding signage. 4. All sign panels shall be lit in accordance with the Zoning Ordinance sign provisions, including the requirement that signs with internal lighting shall include illumination of only the text and/or logo,portion of the message. Carried 5 -0. New Business: None. Old Business: A. Commission Council Representation Schedule: Revised schedule for review, revision and approval. Chair Runk reviewed the proposed schedule and asked if there were any changes needed to the same. There being no changes brought forward, Chair Runk asked for a motion to accept the schedule as presented. Commissioner Dwyer, seconded by Vice Chair Liljegren, moved to accept the 2005 -2006 Meeting and Council Representation Schedule as presented. Carried 5 -0. Informational: City Administrator Johnson noted that new Zoning Ordinances and map had been prepared for the Commission and were left at their seat for them to take with them. He noted that these are current with all recent changes made and having been approved. He asked the Commission to recycle their old materials and thanked staff and City Planner Richards for their work in getting them done. A. Next Meeting: November 10, 2005 7:00 p.m. — Regular Meeting B. Council Representative: October — Commissioner Runk November - Commissioner Caspers Adjournment: Commissioner Wasescha, seconded by Commissioner Caspers, moved to adjourn At 8:07 p.m. Carried 5 -0. Respectfully submitted, Julie A. Hultman Planning & Code Enforcement Officer Approved by the Planning Commission: Planning Commission Minutes October 13, 2005 Page 4 of 4 • • PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: November 1, 2005 RE: FILE NO: 798.02 — 05.13 BACKGROUND VSSA has made application for concept plan approval for a skilled care addition, memory care addition, and a historic village on the Boutwells Landing campus. The proposed concept plan is consistent with the plans approved in 1999 that included future phases with the care and memory centers. Concept plan approvals that included these elements have since expired, making it necessary to review a new concept plan. The request includes the following: ■ Care center, 110 bed -- 2006 • Two level parking ramp and parking lot expansions — 2006 ■ Historic Village including school, band shell, and chapel — 2006 • City park enhancements, park shelter — 2006 • Memory Care Center, 28 unit, relocated adult and child care — 2008 Conservatory connection to existing Town Center — 2008 • Tunnel to business district — 2008 The concept plans indicate the timing of each phase of the development. A project narrative also explains the history of the Boutwells Landing project and the needs for senior housing and services in the St. Croix Valley. Attached for reference: Exhibit 1: Exhibit 2: Exhibit 3: Exhibit 4: ENCLOSURE 2 NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231.2555 Facsimile: 763.231 .2561 planners@nacplanning.com Oak Park Heights — Valley Senior Services Alliance (VSSA) Concept Plan Review — Skilled Care Addition, Memory Care Addition and Historic Village Existing Conditions Boutwells Landing Concept Plan Boutwells Landing Concept Plan Details Site Lighting Plan Exhibit 5: Exhibit 6: Exhibit 7: Exhibit 8: Exhibit 9: Exhibit 10: Exhibit 11: Exhibit 12: ISSUES ANALYSIS Care Center First Floor Plan Second/Third Floor Plan Lower Level Plan Elevation Plans Parking Ramp Sections Historic Village Buildings Landscape Plan -- Boutwells Landing /Park Project Narrative Project History /Existing Campus. Ten years ago, Lakeview Hospital recognized a need in the St. Croix Valley for additional older adult housing and services. Three organizations, Presbyterian Homes and Services; Lakeview Hospital; and Croixdale Residence, joined together to form Valley Senior Services Alliance (VSSA), a non- profit organization to meet the needs of older adults in the Valley. The organization envisioned a community that would provide a continuum of care that would meet the needs of older adults as they age in the community where they lived and worked. That vision became Boutwells Landing which now includes: • 56 village homes (side -by -side townhomes), completed in 2000. • 94 assisted living apartments in the Commons building, completed in October 2001 (since July 2004, 29 of these units are dedicated to memory care). • The Gathering at Boutwells Landing, a residential hospice service in the Commons, founded in 2004 in partnership between Lakeview Hospital and Boutwells Landing. • 101 units of independent living apartments in the Terrace, completed in February 2002. • A Town Center that links the Commons and the Terrace, and provides convenient services and opportunities for community, both for residents and members of the larger St. Croix Valley community. Features include a town hall/ chapel, a general market, cafe, museum, bank, barber /beauty shop, educational classrooms, theater, library, fitness center, two pools, and locker rooms. • A Boutwells bus to transport residents within Boutwells and into town for shopping, medical appointments and other activities. The bus provides more than 350 rides each month. • 78 brownstone units (one level independent living homes), six coach homes (detached single family homes), and 75 additional village homes (side -by -side homes), all now taking reservations. VSSA has recognized from the beginning, that to provide the continuum of care, a skilled nursing care facility would need to be part of the Boutwells Landing complex. The care center and memory care addition would provide the services to complete that continuum. 2 • • Unit Breakdown. The current submittal reflects slight changes to the numbers of units for each phase of development from the original PUD submittal. The current existing and proposed unit count is as follows: • EXISTING / PROPOSED HOUSING UNITS Phase 1 (Existing) Independent Living 91 units Alzheimer /Dementia Care 12 units Assisted Living 89 units Duplexes 44 units Quadraplexes 8 units TOTAL 244 units Phase 11 (Existing) Independent Living 78 units Duplexes 81 units TOTAL 159 units Phase 111 (Proposed) Assisted /Memory Care 38 units Skilled Nursing Care 110 units TOTAL 148 units TOTAL PROJECT UNITS 551 units Zoning. The area has been zoned PUD District. When zoning property as PUD, the City designates an underlying district as the basis for compliance with the ordinance. In that the principal use is a mixture of residential and business use, the appropriate underlying zoning has been designated as R -B, Residential Business Transitional District. Within that district, multiple family dwellings are allowed as a permitted use and nursing homes and similar group housing is allowed as conditional. The Boutwells Landing project will comply with the conditions set forth in Section 401.28.E.3 related to nursing homes and similar group housing. Subdivision. The final plat for Boutwells Landing has been approved and is filed with Washington County. The main campus area is designated as Lot 1, Block 2. The adjacent park area is designated as Lot 2, Block 2. The Haase Nature Preserve area is designated as Lot 2, Block 3. There are no changes to the property description as a result of this new development. Lot Area. The area of the main campus lot is 694,393 square feet. The Zoning Ordinance requires at least 1,000 square feet of lot area per unit of elderly housing. The lot could support 694 units of housing. At complete build out of all phases of the main campus, 418 total units are proposed. • Setbacks. The Zoning Ordinance under the R -B District requires 30 foot front and rear yards and 10 foot side yard setbacks. Additionally, one of the conditions for approval of nursing homes and other similar housing requires a doubling of the setback requirements. As such, the front and rear yard setbacks would be 60 feet and the side 3 yards 20 feet. All of the buildings proposed for the main campus would be at least 70 feet from the right -of -way of surrounding streets. A setback of 10 feet is required for all parking areas from the right -of -way. All of the proposed parking areas are at least 20 feet from the adjacent rights -of -way. The following setbacks apply to the building and parking ramp structures: Care Center — 58 Street right -of -way Memory Care — 58 Street right -of -way Memory Care — Norwich Ave right -of -way Memory Care -- Norwich Parkway right-of-way Parking Ramp -- 58 Street Parking and Driveways Existing Units (Phase 1) Independent Living Elderly Housing — one stall required per unit 91 X 1 = Existing Units (Phase 1) Assisted Living / Alzheimer Five spaces plus one for each three beds 101 + 3 + 5 = 4 Required Proposed Setback Setback 60 feet 60 feet 60 feet 60 feet 60 feet 10 feet 110 feet 105 feet 60 feet 110 feet 60 feet ++10 feet Parking. Currently, 214 surface stalls and 80 underground garage stalls have been constructed for the Boutwells Landing main campus. The approved PUD also included an additional 55 stalls that would be held as proof of parking to be constructed with subsequent plans. The Zoning Ordinance includes parking requirements for the category of sanitariums, convalescent home, rest home, nursing home, or day nurseries, for elderly housing and for offices. The parking requirements for each aspect of project is as follows: 91 39 Existing Units (Phase 1) Town Center Three spaces plus one space for each 200 square feet 27,923 --- 10% = 25,131 = 3 = 129 Proposed Units (Phase 2 Constructed) Independent Living Elderly Housing — one stall required per unit 78 X 1 = 78 Proposed Units (Phase 3 Proposed) Assisted /Memory Care /Skilled Care Five spaces plus one for each three beds 148 + 3 + 5 = 55 Total Requirement for All Main Campus 392 • Currently, 214 surface stalls and 80 stalls under the independent living facility are constructed. New surface stalls and a two level parking facility will be constructed as part of the phase to be completed in 2006. The two level parking facility will be located between the new care center and 58 Street. Elevations of the parking facility have • been included indicating how it will be constructed within the existing slopes so that it appears as a surface parking lot from 58 Street. One hundred ten spaces will be constructed, making the parking total for the main campus at 404. The proposed parking will meet the requirements of the Zoning Ordinance. As part of general plan submittals, locations for disability accessible stalls will need to be identified. Access. As part of the parking lot changes, the access drive from 58 Street into the north side of the main campus will be moved 55 feet to the west of the current driveway location. The City Engineer has reviewed the proposed driveway location and does not see a traffic or site line issue. Minimum Floor Area. The Zoning Ordinance requires that elderly housing have the following minimum floor area per unit: Efficiency Units 440 square feet One Bedroom 520 square feet As constructed, the existing independent living and assisted living facilities meet these standards. Detailed floor plans with dimensions are not available at the concept level of review for the proposed units. Floor plans will be required with the general plan of development submittals. Building Height. The elevation diagrams do not include the overall heights of the three story care center. It is expected that the height will exceed the 35 foot height limitation of the R -B District. A conditional use permit will be applied for, if necessary, at the general plan of development stage. The City granted a building height conditional use permit as part of the PUD approvals for the existing main campus buildings in 1999. Building Design. The Boutwells Landing project would be subject to Design Guidelines requirements in that it is a residential /commercial use within a PUD. The specific building design and materials will be reviewed as part of the general plan of development. The buildings are to be similar in design and character as the existing campus buildings. The plans include a one story conservatory within the courtyard surrounded by the existing town center and the new care center. That is projected to be constructed in 2008. Additionally, the plans indicate a tunnel under 58th Street to connect the main campus with the commercial district to the north. That feature is also planned for 2008. Costs and engineering considerations need to be addressed before specific plans and a timeline for that construction can be completed. Historic Village /Parks. Plans for a school, chapel and band shell have been presented for the area south of the existing City park off of Norwich Parkway. The school is a historic structure that would be moved from another site. The chapel is a structure designed to resemble the First Presbyterian Church in the Stillwater area. VSSA had planned on constructing a picnic shelter on the site but has proposed participating with the City on the construction of a shelter in the City park. The details of 5 the CityNSSA joint park shelter project will need to be considered by the Parks Commission and the City Council as a separate issue from the PUD review. The site plan indicates a parking lot to be constructed adjacent to the historic village. It is a 28 stall lot that is identified as proof of parking. The Planning Commission and City Council should provide direction to the applicant regarding the parking lot and timing of construction. If special group events are going to be held at the facility, the parking lot should be constructed. Landscaping. A conceptual landscape plan has been submitted as part of the application. The City Arborist has reviewed and approved all landscape plans. More detailed plans are to be submitted as part of the general plan of development review. As part of the conceptual landscape plan, the area between the main campus building and the pond within the City park is shown as planted in prairie grasses. VSSA representatives have requested to pay for the conversion of these areas into prairie plantings and to establish a more definitive edge between the mowed grass areas and the area that slopes to the pond. The general plan of development will address more definite plans for this area. Grading and Drainage. Grading and drainage plans will need to be submitted for the general plan of development and shall be subject to the City Engineer's review and approval. Utility Plans. Utility plans will need to be submitted for the general plan of development and shall be subject to the City Engineer review and approval. Sidewalks/Trails. The site plan indicates the addition of new sidewalks as part of the additions to the main campus. A sidewalk is added on the west side of Norwich Avenue and connects to the trail on 58 Street. Sidewalks are added in front of the proposed buildings and provide connections to the parking lot. The Parks Commission and Planning Commission should comment on the concept plans for the sidewalks. Lighting /Signage. Preliminary plans for lighting have been provided. Detailed plans for lighting and any signage will need to be presented for general plan of development review. CONCLUSION 1 RECOMMENDATION Based upon the submittals and review herein, City staff recommends the approval of the concept plan for the skilled care addition, memory care addition, and historic village. The concept plan should be recommended with a condition granting concept plan approval until the end of 2008. That would allow the 28 unit memory care center, related adult and child care, conservatory, and tunnel approvals to remain in place until the general plan of development applications are made for that phase of construction. The concept plan approvals are recommended with the following conditions: 6 • • • 1. Concept plan approval shall extend to December 31, 2008 for this application. 2. The Planning Commission and City Council should comment on construction and timing of the 28 stall parking lot adjacent to the historic village. 3. The City Engineer shall approve all driveway locations from 58 Street. 4. Detailed floor plans with dimensions and square footages shall be provided for general plan of development review. 5. Detailed elevation diagrams with dimensions shall be provided for each building to determine building heights as part of general plan of development review. 6. The City and VSSA should discuss construction of a park shelter in the City park as a joint venture. 7. The Parks Commission and Planning Commission shall review all proposed sidewalk and trail connections and provide input for general plan submittal. 8. The applicant shall submit detailed plans as part of general plan of development review related to off- street parking locations, design and number of stalls. 9. Material samples for all proposed buildings shall be required as part of general plan of development review. 10. The applicant shall submit a detailed lighting plan as part of general plan of development review. 11. The applicant shall submit tree removal and tree preservation plans subject to review of the City Arborist. 12. The applicant shall submit detailed landscape plans as part of general plan of development approval subject to approval of the City Arborist. 13. Signage details will need to be provided as part of general plan of development approval. 14. A detailed grading and drainage plan will need to be submitted subject to review and approval of the City Engineer. 15. The utility plan is reviewed as part of general plan of development and is subject to review and approval of the City Engineer. 16. A snow removal and storage plan shall be submitted by the applicant. • 17. The Police Chief and Fire Chief should comment on any safety vehicle access issues of the access points, driveways, or of the general site plan. 7 18. The applicant shall be required to enter into an amended development contract • with the City specifying the conditions of approval and address the issues related to phasing the development. 19. Any other conditions of City staff, Planning Commission, Parks Commission or City Council. 8 U z z • v4 z 0 0 z r1 co H O r, CA w FT w (,) qN C qa N C 'JZ )ftft IL 7 1' F. 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It gp complete is the missin piece that will lete the community of caring envisioned by VSSA when the p idea for Boutwells Landing was first conceived. Planning for Boutwells Landing began nearly 10 years ago in response to the area's limited supply 1 of older adult housing and services and a projected growth in the number of older adults in the area of 350 percent over the next 25 years. The first housing at Boutwells Landing -- 56 Village Homes (side -by -side townhomes) became available in 2000. In the following two years, 94 assisted living apartments (29 of which are now memory care units) and 101 independent living apartments were completed in two separate living complexes. They are linked b y an innovative Town Center that offers the convenience and community gathering areas of a small "downtown" area, accessible not only to assisted living and independent living residents, but to the residents of Village Homes (137) and the Brownstones (78), and. to the community at large. The consensus among residents, staff, partner organizations and the community is that the missing iece in this community of caring is a care center. Currently, when residents of Boutwells Landing need skilled nursing care, either for short -term or longer -tern health . issues, they need to leave Boutwells Landing, separating them from the friends they've made and the staff they've come to know and trust, and often, from a spouse who no longer drives, creating undue hardship for everyone involved. Nearby care centers are generally full, and the nearest Presbyterian Homes care center is 18 miles away, in Roseville. Boutwells Landing is an ideal location for a new care center. There is available land and the main building was architecturally designed to link to a 90 to 110 -unit skilled nursing facility. In addition, locating care centers with other older adult housing helps give care center residents the experience of being part of a larger community and lessens any feelings of isolation. A campus the size of Boutwells Landing along with St. Andrews Village, the Deerfield, Croixdale, Summerhouse of Woodbury and Echo Ridge would both support the care center and benefit from the p resence of 24 -hour nursing staff and an on -site clinic. It also provides the community at large, which is experiencing a shortage of care center beds, with another nearby option for nursing care. The care center will require an investment of $20 million, exclusive of land costs, which have already been absorbed in the construction of the original buildings. Care centers, although a critical a ll di art of the continuum of care, are traditionally the least feasible financially. To make the p care center financially viable, we seek to raise the entire construction cost through philanthropic p hilanthro is ca ital. A generous grant of $10 million from Andersen Foundation invites the opportunity to raise the remaining $10 million so that we can put this gift to use and break pp y ground for this crucial component in Boutwells Landing community of caring. EXHIBIT 12 All of these living options are located within a beautiful natural setting with rolling hills, majestic oaks and pines, park areas and nature trails, and all feature access to a wide variety of planned activities designed to meet a wide variety of needs. They include computer and arts classes, support groups, informal gatherings for coffee or cocktails, movies and other entertainment, exercise classes, discussion groups, religious services, a choir, and variety of off - campus outings. This style of older adult housing reflects a growing evolution from the congregate rental units of the 1980s, to a complete continuum of products designed to accommodate the lifestyle needs of extremely diverse market segments: from younger active older adults who may simply desire to live among peers and be relieved of some of the daily tasks of home ownership, to very frail older adults in need of wide range of support and services. The need and desire for the Boutwells Landing community experience and continuum of care is clear from the occupancy rate alone, ranging from 95 to 100 percent among the completed housing options, with several having a waiting list. Broad Community Participation Among the VS S A partners, Presbyterian Homes & Services manages the property and housing services, while Lakeview Hospital manages the homecare services provided to the residents of assisted living, as well as a new hospice unit. As part of the partnership, PHS and Croixdale have also worked together to completely rebuild the Croixdale assisted living and independent living apartments, providing additional options for St. Croix Valley older adults and linking them to the continuum of care available at Boutwells. Other organizational and community partnerships have also been integral to the success of Boutwells Landing, offering convenient services to Boutwells residents and volunteer opportunities for residents and community members, and bringing people of all ages onto the campus, providing numerous opportunities for multi - generational interactions. For example: • The Museum is operated by Washington County Historical Society. • Since 2001, Warm World, a,29-year-old Child Development Center in Stillwater provides services to more than 55 pre-schoolers every day in the main building. • Lakeview Hospital Diabetes and Nutrition Education program, with eight professional nurses and dietician, is housed in the main building. • H.S.I.'s adult day program, Circle of Friends, is housed in the main building and serves 40 adults each week. • Lakeview Hospital houses their entire Homecare/Hospice program (over 40 professionals serving all of Washington County) within the main building. • H.S.I.'s Meals -on- Wheels program is housed in the main building and the Boutwells Landing kitchen provides more than 3200 meals each month to support this countywide service. • First State Bank and Trust operates a branch within the Town Center and Lake Elmo Bank has a satellite office in the Terrace. • Courage Center was instrumental in the design of the Fitness Center and the pools and is operating several classes. 3 • because Lakeview Hospital currently staffs the assisted living services at Boutwells the coordination of care as residents need to move to and from assisted living, the care center and the hospital will be much easier to facilitate, because it will all take place within one system of care. A campus the size of Boutwells Landing would both support the care center and benefit from the presence of 24 -hour nursing staff and the on -site clinic that would be part of the care center. For P example, the emergency call pendants available to all residents would be connected directly to the nurses on staff, providing faster, higher -level nursing care during emergencies. Residents throughout the Boutwells campus would have greater peace of mind, knowing there is a nurse on dut y day, hours a da , and potentially a clinic right on campus as well. The clinic we envision would be in the vicinity of the new care center with two exam rooms, one treatment room, a reception area, and record storage. The clinic would be staffed by Stillwater Medical Grou P, physician multi-specialty 50 h sician multi -s ecialty clinic linked to Lakeview Hospital, located in the St. Croix River Valley. The convenient access would help ensure continuity of care for residents of Boutwells Larding and eliminate transportation and parking hassles. Boutwells Landing is in conversation to pilot a geriatric clinic to access services on site. Family members will likely appreciate the convenience of treating health needs within one location, reducing the amount of time off from work when they accompany loved ones. It also provides the community at large with another nearby option for skilled nursing care. This will be a benefit for all adults in the community. Increasingly, care centers are used not just for older adult care, but for rehabilitation after strokes, joint replacement surgery and other medical situations where there is a need for non - hospital nursing care before a patient is able to return home. Today, the average length of stay in a care center is 45 days, with'many stays under 20 days and shrinking. In short, a Boutwells Landing care center will benefit Boutwells Landing residents, other older adults in the area, and the entire St. Croix Valley community. The Boutwells Landing Care Center: A new kind of nursing care The current Boutwells Landin g site can accommodate the proposed expansion, while preserving the natural beauty and integrity of the land as open space. The 90 to 110 -unit care center is designed to be linked to the north side of the main building that currently includes the Town Center, the Commons assisted living building and the Terrace independent living building. For residents of these buildings who need nursing care, the location will allow them to remain easily connected with a spouse or friends who still live in the Commons, Terrace or Village Homes. The initial design is still in process, but it will likely have features similar to the care center PHS is currently building in Bloomington, including private resident rooms with private bathrooms, kitchenettes and sitting areas. The goal is to provide a living environment that is as "home- like" as possible, while meeting each resident's nursing and personal care needs. The residents will live in "neighborhoods" of four to 20 residents, each with a communal activity /dining room area that will serve as a focal point for social interaction at mealtimes and g atherin s, and reducing the need for frail residents to journey down long hallways to access g • basics of care, and pay the same reimbursement rate throughout the State of Minnesota, despite higher metro -area costs. . As a mission- driven organization, however, VSSA feels a commitment to provide the older adults we serve with a full continuum of care, including skilled nursing care. The project will require an investment of $20 million exclusive of land costs that have already been absorbed in the construction of the original buildings. To make the care center financially viable we seek to raise the entire construction cost through philanthropic capital. Carrying debt load on the care center would hinder its operation. For the expansion to move forward, significant philanthropic support is required from area foundations and community members, with many naming opportunities available to honor a person or group or perpetuate a family name. A generous grant of $10 million from Andersen Foundation invites the opportunity to raise the remaining $10 million to break ground. Proposed Timeline Construction to begin as early as 2006 Architect Insite Architects, Kirk Velett Summary Boutwells Landing is standing at the threshold of a major expansion. For several years this vital older adult community has needed a care center to keep pace with the level of care and programming Boutwells residents and the St. Croix Valley community want and deserve. This is a moment of great promise for the community the entire area has come to appreciate. Boutwells Landing is now at a point where substantial community support is needed to make this vision a reality. Your gift can help this important community asset continue to offer the services our older adults need to stay together as couples, even when their care needs vary, and allow older adults to remain in the community of care they love if their level of care increases. Board of Directors Mark Campbell, Chair Donald M. Davies Curt Geissler Robert S. Hagstrom Beth Heikkila Jeffrey Robertson Cara Torseth 7 • PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: November 4, 2005 RE: FILE NO: 798.02 — 05.09 BACKGROUND NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231 .2555 Facsimile: 763.231.2561 planners @nacplanning.com Oak Park Heights — Village at Oak Park Heights, PUD, General Plan of Development Review — Lowe's and Phase 1 CSM Development ENCLOSURE 3 CSM Equities LLC has made application for a PUD general plan, street and easement vacation, preliminary /final plat, and conditional use permits for building height, parkin and signage, and variance for signs to allow the development of property south of 60 Street North and east of Wal Mart. The subject site is 22.36 acres and will be ro developed adjacent to the proposed Novak Avenue North that will connect 60 Street p adjacent p p with 58 Street. The development is proposed in what was formerly the Central Business District that was rezoned B-4, Limited Business District by the City Council on July 26, 2005. The concept plan for the Lowe's and CSM Development was approved by the City Council at their September 27, 2005 meeting. The proposed development includes a Lowe's Home Improvement Center as the main stand alone tenant. The area to the front (north) of the Lowe's is proposed with a retail Y development by CSM that will include a bank with drive through, a restaurant pad and p three buildings with multiple tenants. The general plan application for the CSM development includes only the two multi- tenant buildings labeled as Building A and B. This is considered as Phase 1, the other freestanding pads and the third multi - tenant building would be reviewed in a separate phase. Novak Avenue would provide a separation for the planned development to the east. One hundred feet of right -of -way would be dedicated to provide adequate boulevard and landscaping area for a separation to a potential residential development. A townhome development concept plan has been recommended by the Planning Commission but has not been reviewed by the City Council. Attached for reference: Exhibit 1: Existing Conditions Exhibit 2: Preliminary Plat Exhibit 3: Comprehensive Site Plan Exhibit 4: Comprehensive Grading and Erosion Control Plan Exhibit 5: Comprehensive Utility Plan Exhibit 6: Comprehensive Stormwater Management Plan Exhibit 7: Comprehensive Landscape Plan Exhibit 8: Tree Preservation Plan Exhibit 9: Novak Avenue North Plan and Profile Exhibit 10: Lowe's Site Plan Exhibit 11: Lowe's Demolition Plan Exhibit 12: Lowe's Erosion Control Plans Exhibit 13: Lowe's Grading and Drainage Plan Exhibit 14: Lowe's Utility Plan Exhibit 15: Lowe's Landscape Plan Exhibit 16: Lowe's Lighting Plan Exhibit 17: Lowe's Pole and Building Fixtures Exhibit 18: Lowe's Building Elevations Lowe's Material Percentage Study Lowe's Monument Signage CSM Existing Conditions Survey CSM Phase 1 Site Plan CSM Phase 1 Grading and Erosion Control Plan CSM Phase 1 Utility Plan CSM Phase 1 Landscape Plan CSM Phase 1 Lighting Plan CSM Phase 1 Building Elevations CSM Phase 1 Project Narrative City Arborist's Memorandum Exhibit 19: Exhibit 20: Exhibit 21: Exhibit 22: Exhibit 23: Exhibit 24: Exhibit 25: Exhibit 26: Exhibit 27: Exhibit 28: Exhibit 29: ISSUES ANALYSIS Adjacent Uses. Uses adjacent to the subject site are listed below: North of Site: Present Zoning: Present Use: South of Site: Present Zoning: Present Use: West of Site: Present Zoning: East of Site: Present Use: Present Zoning: Present Use: Stillwater Business Zoning north of Highway 36 60 Street North and Highway 36 B-4, Limited Business District Undeveloped Area B -4, Limited Business District and B -2, General Business District Applebee's and Wal Mart B -4, Limited Business District Undeveloped Area and Xcel Substation 2 • Proposed Project: The proposed development would feature a Lowe's Home Improvement Center as the primary stand alone tenant. The store would be placed south of the Xcel power line easement. A retail bank with drive- through, a restaurant pad, and three separate buildings with small retail il and restaurant tenants are planned to the north of the power line easement near the 60 Street/Highway 36 frontage. Of the retail pads, the current general plan review is only for Buildings A and B that are adjacent to Norwich Avenue. The access for this development to Novak Avenue and the stormwater pond would also be constructed at this time. The development would be accessed from Novak Avenue North which would be constructed between 58 and 60 Streets at the time of project development. Access would also be provided from Norwich Avenue North to the west. The placement of Novak Avenue North is consistent with the concept plan for Oakgreen Village, the proposed townhome development directly to the east. The Planning Commission, at their June 9, 2005 meeting, recommended approval of the concept plan for the 79 unit townhome development. The concept plan has been forwarded to the City Council for review but not on a laced meeting agenda as per the applicant's request. There is p g g also potential for development of that area as commercial retail use. The southerly portion of the development site (82 feet) has been taken from the property platted as Boutwell's Landing Outlot A. VSSA has agreed to allow a portion of this property to be incorporated into the development plans for Lowe's. VSSA representatives have indicated that they will continue to pursue a mixed office and residential development for their property north of 58 Street. A concept plan was approved for development by VSSA in this area but that approval has expired. Comprehensive Plan. The City Council amended the Comprehensive Plan Land Use Map as its July 26, 2005 meeting to eliminate the Central Business District land use designation and replaced it with commercial land use. The subject property is totally contained within the former Central Business District. The proposed development is consistent with the new commercial land use designation of this property. Zoning. The City Council at its July 24, 2005 meeting rezoned all of the area specified as Central Business District to B-4, Limited Business District. The proposed development is consistent with the new B -4 District zoning of the property. A planned unit joint develo ment is re uested to allow access and parking of the coordinated p q development plan. Subdivision. A preliminary /final plat was submitted as part of this application. The plat would dedicate right -of -way for Novak Avenue North and create the separate development parcels. With previous platting, the City had required right -of -way and easements for 58 and 59 Streets. The right -of -way that has been dedicated will need to be purchased by the developer for fair market value while the easements can be vacated and turned back to adjacent landowners. The City Council will hold the public hearing on the easement vacations. The Planning Commission should provide a recommendation on the vacation as part of the preliminary/ final plat review. 3 A fair market value for the right -of -way will be determined by an appraisal and the terms would be addressed in the development agreement. Park dedication will need to be paid for those areas that are currently in a metes and bounds description. That would be a portion of the area identified as Lot 1, Block 1 of the plat. The City will require a dedication of 10 percent of the fair market value of the property as determined by the purchase agreement. The park dedication amount will be established in the development contract and paid in full at the time of final plat signing and recording. Street Access. Access for the development would be 'Norwich Avenue North and Novak Avenue North. The plans indicate the construction of Novak Avenue North between 60 Street and 58 Street. Based upon concept plan approvals, the Novak Avenue North right -of -way has been widened to 100 feet from the south line of the Xcel power line easement south to 58 Street. The 100 feet of right -of -way will enable adequate separation and screening for potential residential development to the east. The project developers continue to work with Wal Mart to allow a cross connection at the front of the buildings to provide convenient joint access. If a positive response is received from Wal Mart, the site plan can easily be amended to allow the joint access. Traffic Analysis. The applicant provided a traffic study for the development as part of the concept plan review. The City Engineer will provide a review of the traffic study in a separate report. Trails /Sidewalks. The site plan indicates a sidewalk on the west side of Novak Avenue North extendin g from 58 Street to the northerly access drive within the development. The sidewalk does not extend to 60 Street, but will be required as part of the 1 ro'ect approvals. A trail should be shown along 60th Street North connecting P Novak Avenue and Norwich Avenue North. The Park and Planning Commissions should also comment on the need for better trail connections between buildings and other existing and potential surrounding development. Setbacks. A 35 foot drainage and utility easement was established as part of the Haase Addition plat on the north property line of the development. The buildings and parking have been setback south of this easement area. The B-4 District requires 40 foot front yard setbacks, 10 foot side yard, and 20 foot rear yard setbacks. The buildings along 60 Street North are setback 40 feet in compliance with the ordinance. A 40 foot setback would also be required for the setback from Norwich and Novak Avenues North. Buildings A and B on Norwich are proposed to be setback 20 feet/23 feet, part As art of the concept plan approvals, the City Council agreed to allow a variation of the setback through the PUD if the rear elevations of the building and the gP landsca in provided an attractive side to the development. All other setbacks P for the buildings and parking are met. 4 410 Fencing /Screening. The rear of the Lowe's store adjoins property that is undeveloped and owned by VSSA. Formerly approved concept plans for the VSSA property have included multi-story mixed commercial and residential buildings. A 20 foot to 26.7 foot landscape area with a berm, fencing, and tree plantings is proposed for the south property line. The plans do not indicate any details of the proposed fence including its location, materials, or height. The setback area has been increased from the concept plan submittal and should give adequate area for the berm and landscaping. The berm is at its highest point four feet above the surrounding grade. The City Arborist has made comments about the landscaping plan for Lowe's and has found it to be inadequate, especially for the areas where screening is necessary. The applicants shall provide fence details and an enhanced landscape plan in general and specifically amend it to provide adequate landscaping on the south property line. The Lowe's store will include heating, air conditioning, and mechanical equipment on the roof structure. The applicant has indicated that the roof surface and the back of the front parapet will be white. The mechanical equipment will also be painted white to match. A combination of the berm and adequate landscaping and fencing will adequately screen the project from future development to the south. Conditions will be placed upon the approvals to assure that the plans are updated to provide the screening as required. Landscape Plan. Landscape plans for the CSM project and for Lowe's have been provided by the applicant. The City Arborist has reviewed the plans and submitted comments in a review as attached. In the memo, the City Arborist had few comments on the CSM portion of the development but had significant issues with the Lowe's plan. The per a plan shall be revised er the comments of the City Arborist. Additionally, p the south property line landscape screening should be revised and enhanced subject to review and approval of the City staff and City Arborist. Grading, Drainage and Utility Plans. Grading, drainage and utility plans have been submitted. The City Engineer shall comment on any issues with the plans. A stormwater pond has been provided within the development to address runoff issues. All grading, drainage and utility plans shall be subject to review and approval of the City Engineer. Parking. According to Section 401.15.F of the Zoning Ordinance, shopping centers must provide six parking spaces per each 1,000 square feet of gross floor area. As part of the approvals for the other Lowe's location on Highway 5, the City accepted a parking ratio of one space per 290 square feet of gross floor area. The current proposal includes a slightly smaller building footprint of 139,410 square feet. With the 10 percent reduction in gross square footage for calculating parking stalls, the net building square footage is 125,469 square feet. The applicants have proposed a parking ratio of one space per 237 square feet of floor area. The parking proposed as part of the concept plan is 529 stalls for the Lowe's store. This is a slight increase from the 521 stalls proposed for the larger store on Highway 5. 5 A conditional use permit, as part of the PUD approvals for the project, will be required to vary from parking requirements for the Lowe's portion of the development. Based upon the P revious approvals in the other Lowe's location and the information on actual parking spaces needed for a Lowe's store during peak retail days, staff would recommend the parking ratio as proposed. The other buildings in the development total 48,170 square feet of gross floor area. The P P parking requirement for these structures is 260 parking spaces based upon the shopping center requirement of six spaces per each 1,000 square feet of floor area. The P lan indicates a total of 312 parking spaces for this portion of the development. The concept plan had proposed parking stalls at nine feet wide, 18 feet long, with 24 foot drive aisles. Section 401.15.F.h.1 requires parking stalls to be 20 feet in length. A 22 foot drive aisle is adequate with 20 foot parking stalls. The parking lots have been redesigned to meet City standards. Some of the drive aisles exceed 24 feet allowing for a re- alignment of the parking lot to include a five foot sidewalk in the middle of one of the parking rows in front of Lowe's. The sidewalk could be added on that parking row that would line up with a sidewalk along the west side of the detention pond in the CSM portion of the development. The sidewalk would allow pedestrian access from the front of the Lowe's store into the center of the CSM development. Loading Areas. A loading dock is provided at the rear of the Lowe's store. The area has a turn around radius for trucks and adequate access is provided to easily enter and exit the site. The landscape plan will need to be adjusted to adequately screen the loading dock area. Deliveries for the CSM project can be made from the forward and rear of Buildings A and B. Adequate area exists within the parking lots for small delivery trucks. Semi - truck deliveries for potential restaurants may cause issues with traffic flow. Deliveries should be staged at off -peak hours so as not to create traffic issues. Trash Enclosures. The site plan indicates that the trash enclosures for Buildings A and B of the CSM development are within highly visible and prominent locations of the development. It is suggested that the enclosures be relocated or built within the buildings so as not to be so prominent. The developer shall provide diagrams indicating design and materials of the trash enclosures. Lighting. Lighting plans have been submitted for both the Lowe's and CSM projects. g The Zoning Ordinance requires lighting levels to be held at a one foot candle meter reading as measured from the centerline of a street or at 0.4 foot candles as measured . at a property line of an adjacent property. The photometric plans for both the Lowe's and CSM developments indicate compliance with that standard. Parking lot lighting throughout the development will be a standard shoe box fixture. The height specified will need to be full cut off with no lens protruding below the shield. The 6 total height to the top of the fixture will be 25 feet. Decorative light fixtures are proposed for the CSM development. These fixtures can also be specified as full cut off. The wall fixtures for the Lowe's will be cut off shoe box style to match the parking lot fixtures. All light fixtures will need to comply with the Zoning Ordinance. Building Height. The B -4 District specifies a maximum building height of 35 feet. The CSM buildings are limited to a 22 foot height limitation as part of the Wal Mart development. Buildings A and B are 22 feet to the highest point on the structure. Most of the Lowe's building is 29 feet high. However, the peaks of two cornices are above this height. The Zoning Ordinance allows for cornices to rise three feet over the 35 feet, however, both cornices exceed this allowance. The main entrance cornice rises to 51 feet, 7 inches and the other to 41 feet, 7 inches. Section 401.15.0.4 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. 40 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. 1. The proposed use's conformity with all performance standards contained herein (i.e., parking, loading, noise, etc.). The request for the additional height of the cornices attempts to add visual interest by adding variation and articulation to the facade 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 -4 District allows for large buildings that are setback a g reat distance from the street. The Lowe's project ect is a use in this district that is p J 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. Architectural Appearance /Design Guidelines. The proposed development is subject to the City's Design Guidelines that apply to all new commercial development in the City. The Lowe's building is classic franchise architecture, similar in material and scale to Lowe's stores built throughout the country. There are no details or materials that g rY respond to the site in Oak Park Heights or the Midwest region. The building contains 7 facade 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 111 materials (E.I.F.S. and metal). The CSM buildings feature architecture that is commonly found in shopping centers in Oak Park Heights and throughout the region. The facades contain building materials with a combination of brick, rock face block, and E.I.F.S. Canvas awnings will be added to each of the door and window openings. The buildings have adequate parapet articulation to feature entrances and the facades are adequately broken by architectural features such as columns. A building materials sample board will be required for Planning Commission review on the Lowe's and CSM buildings. The CSM buildings meet the standards of the Design Guidelines. The Planning Commission and City Council should comment on the design and building materials of the Lowe's store and determine if a deviation from the guidelines is appropriate. Signage. The signage standards for multi - tenant structures in the B -4 District allow 100 square feet of signage or 15 percent of the building facade up to 100 feet. The CSM buildings will be allowed two signs per tenant. Signs on the rear of the buildings are allowed by Zoning Ordinance. The signage will be evaluated with the sign permits for each individual tenant. Three wall signs have been proposed for Lowe's. The proposed signs and requirements are as follows: Allowable Proposed Number of Number of Sign Area Sign Area Signs Allowed Signs Proposed Wall Signs 300 square feet 543 square feet 2 3 All of the signs are proposed on the front facade. The Lowe's sign is 348.44 square feet; the garden center sign is 81.56 square feet; and the indoor garden center sign is 60.11 square feet. Exceeding the allowable area of signage is done by conditional use permit. Increasing the number of allowable signs is by variance. Allowing additional sign area and number of signs will have little visual impact due to the minimum percentage of area devoted to signage for this project. In evaluating the request, the proposed signage will have no negative impact on surrounding uses, traffic, or the provision of public services. The third sign, requiring the variance, is more informational p in nature indicating the door for the lumber yard or garden center. The signage will actually assist the customer in finding the correct entrance into the store. Staff recommends approval of the sign conditional use permit and variance in that 410 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 8 • v • 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. Development Agreement. The applicant will be required to enter into a development agreement with the City pending approval of the general plan. The agreement shall specify the terms of the private and public improvements that will be done as part of the development process. CONCLUSION / RECOMMENDATIONS The proposed project is consistent with the Comprehensive Plan and the B-4 Zoning District. Based upon the preceding review, our office recommends approval of the p p g following: • PUD General Plan of Development (Lowe's and Buildings A and B of the CSM Development) ■ Street and Easement Vacation • Preliminary /Final Plat ■ Conditional Use Permit for Reduction in Parking • Conditional Use Permit for Building Height ■ Conditional Use Permit for Wall Signs Exceeding the Allowable Area • Variance to Allow Three Signs With the following conditions: 1. A preliminary /final plat is subject to review and approval of the City Engineer and City Attorney. 2. The applicant provide a copy of the purchase agreement to establish property values for those areas subject to park dedication. Park dedication shall be paid at time of final plat. 3. A public hearing shall be held for vacation of existing right -of -way and utility easements. The development agreement shall specify the amount and terms for reimbursement to the City for the vacated right -of -way. A property appraisal shall be submitted to establish fair market value of the properties that must be conveyed to the applicants. All reimbursement shall be paid to the City at the time of final plat. 4. The street design of Novak Avenue shall be subject to review and approval of the City Engineer. 5. The City Engineer shall comment on the traffic analysis provided by the applicant. The traffic circulation plan and required improvements shall be subject to review and approval of the City Engineer. 9 10 6. The Planning Commission and Park Commission should comment on the private and public trail and sidewalk system for the area. Specific sidewalks /trails to be added include: a. The sidewalk on the west side of Novak Avenue North extend from 58 Street to 60 Street. b. A trail along 60 Street North connecting Norwich Avenue and Novak Avenue shall be required. c. A sidewalk connection through the parking lot from the front of the Lowe's store to the center of the CSM development shall be required. 7. The Planning Commission and City Council finds the proposed building layout and setbacks to be adequate and approves the general site plan as proposed. Only Buildings A and B of the CSM development are approved as part of this general plan of development approval. 8. Revised landscape plans and fence details shall be provided for City Council review and approval related to the screening for the south property line of the Lowe's store. 9. The landscape plans shall be revised according to review and approval of the 40 City Arborist. Revised plans shall be submitted prior to City Council review. Tree replacement payments, as calculated by the City Arborist, shall be made at the time of final plat signing. 10. The grading, drainage and utility plans are subject to the review and approval of the Public Works Director, City Engineer, and the Brown's Creek Watershed District. 11. The City accepts the parking ratio of one space per 237 square feet of floor area for the Lowe's store, resulting in the construction of 529 parking stalls. 12. The trash enclosures shall be relocated or incorporated within Buildings A and B of the CSM development. The applicant shall provide designs and building materials for the enclosures. 13. All parking lot and building lighting for the development shall be compliant with the Zoning Ordinance lighting requirements. 14. Deliveries for the CSM development businesses shall be staged at off -peak hours so as not to create traffic flow issues. 15. The Planning City Commission and Cit Council shall comment on the building design and materials for the Lowe's store and CSM development. • 16. The freestanding monument sign shall not exceed 20 feet in height or include more than 100 square feet of signage area. All signage shall feature light colored text and logos with a dark background. 17. Outdoor storage and sales areas for the Lowe's store shall comply with the plans presented and approved as part of this application. 18. The project developers shall continue to work with Wal Mart on establishing a cross connection at the front of the Wal Mart and Lowe's buildings. 19. The applicant shall be required to enter into a development agreement with the City subject to review and approval of the City Attorney and City Council. All cross easements and other easement documents required for this development shall be subject to review and approval of the City Attorney. All terms of the development improvements and payment to the City for right -of -way and park dedication shall be specified in the agreement. 20. The applicant secure any and all necessary plat approvals and access /right -of- way permits from the Minnesota Department of Transportation, the Brown's Creek Watershed District, and/or the Middle St. Croix Valley Water Management Organization, as may be required. ssuaau roan a sntasna 'rum *3/ /AWN I za owaaral= 0 moti6C : owl= Ind :as strss uw"w S 1✓ cox wqrapos M+N.•V 1a0.14.M ON 4 • 4 c l 8 asiiiril itilDIP;;11 18W5)1010*ymi p 1 tr 'Eli' ! ,65a t r2" g s, ,m 4-1 6 o tal tz Ei °fi§ i4 - i 1 §I �S " i d + I X : AO Ctj 81,4U-s1 - g g.1§ esjIp i1 i ll r Og nif.44.1:44-11 1` 1 ].r '€irk$ '� 11-14vlig-!Pea gel' l' a �. 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PARKING STALLS NET LOT AREA REQUIRED PARKING STALLS 8/1000 SF GROSS LOT' AREA BUILDING FOOTPRINT AREA SITE DATA ZONING 12.7% 17.1% 528 87,481 SF 514 12 394,720 SF 528 532,854 SF 138,134 SF 13.5* 11.11.■•■■•■., 18.7% 294 18 57,057 SF 82' 70,757 SF , 13,700 SF I 24.3% 29.5% 48,638 SF 80. 56,638 SF 10,000 SF 23.8% 30.3% 312 1 9,255 SF 1 i 30,538 SF 52. 39,126 SF 8,590 SF 22.3% 25.7% 38,329 SF 41,759 SF 5,4.30 SF LOT 5 0 BUSINESS) 1 I 69.3% 96,082 SF 63* 108,512 SF, 10,450 SF 156,282 SF 1513,282 SF 17.5% I 21.5% 838 175,992 SF g 817,624 SF 818 1,003,928 SF 156,30451' 9\PLAN SHEETS\050044SITE,DWG 3/23/2005 11146 AM f1 0 n m 2 n w 0 11 CO 0 O 0 >N 0 0 0 b mrm lit3tlU?[l t2SYlit3 E ` 5 T. ill, 11111 BUILDING W 13,700 S.F. IIIc IIIIIIIIII' fa rt.�r■tiv,`, • �� fir: lye .11 if tS rsrs st �tttt ION MN eeh ...... NOS A 1 x 4 2 m x z v 01 03 —4 = i 0 � /3 1 � Y! m •,•4 1 0 _ - , se3 2 N aw ay 811g 2y mg y r� m ;111 {1 ; : .1 0 6 0 14 a o� A 10 0 mei •-t ; '1 . 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UM 3000 1.41gowmpollsAIN 564115 Dm (612) 305-111 Pax: (612) 31/5-7002 DEVELOPING REAL MATE FOR PEOPLE. warns COMMUNTISS • L!!!:11, t SI KS 101 a 000C sPO VMS 10(1,0141,1, CD LL. CO 0 0 U- Z 0 0 'MOW 110d WWII wid °Amu= 9 17.414 WON < 20,2 � W :lip c° 8 :: W W o 0 a RM70a P WV AVO 4 g 8 O12 11 @ t�Jng,g x 't r`43 Z la* W AR 0 i—*,-, 1 1 PA 00. $. W i I g !iW Z g l 4°g1. 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Signature t hereby certify that this plan, specification. or report was prepared by me or under my direct supervision and that I am a duly Licensed Landscape Architect under the Taws of the State of MINNESOTA Date Registration Number ,a, — 8TH STREET NOR n L ■ 0 sr 2 :m > •e ] 0 CSM 500 Washinplon Avows South. 3000 ialaae•polta.. !MIS 8aa, (612) 395 -7000 Fu:161l139S-700 1*VCLOPTNO RYA isrAT6 FOR PSUPM BUM= & cOMMw1mIB : mums twoydiot span WIN mime= coo to+ wSo N r co (0 1- t:: to rl cif c i F-^ rt 0 a Z Z w co H m CD i 1 1 1 o1 1 i 1 1 1 1 1 1 1 1 1 1 1 1 • i H W W H W F— t1� U 2tx!- it�L r:a"i4 awe= Od M ss Wt® 4i1:� Q� �-- CC Z Z :1w ...J If 1 W / V • 4 a 2 • 0 6 „it a t` isgwnN uoflna I1 1 V10S3NNWM Jo *PIS eqt 30 SMDI 941 ,wpun 833NIJN3 pt,su.on Alnp D WD 1 404; (UD uolsh.1.dns p1.1Ip /Iw 1.pun 10 •W Qq p.1od.1d 104 Nodsa 10 •uolloallp.ds uold is% tow Ammo £qaa q 1 (° 0 § 1 r ��� _-�_J r t: • INN A NY'ld NOIIVAd3S3dd 3321 1dulwenS lVld AdYNirl113dd VLOS3NN1PM 1 S1H013H S)121dd >IWO H1MON 3f1N3AV NOIMJON NINON 13381S H109 SJHOI3H )IdVd )IVO ld 30Y11IA L ik i 'Mt ?J tridtatRB L17r"R: m a y r 8 44 l A 00 m z � x g w cr 111 a a • ■ 1 i; i ' \ o \` % +. . 1-> ,-# \ r 41-„,-.;:::_: -- — — 0 -7?-% -- — - i it c =- , yr• 4 8 C6 04 N) fl i 0 Li 1 4Z' ' ' Az8 i ' ....... ....e ma fQ t 4 'tt 1 0 8 a 8 11 1 1 O $ C G 1 1 1 ..-141 O .- a ai 2 4 1 7 I�f 1 1 2 A 2 1 3 i O. c3/4 0 z Q1 O co 10 O O Q x 0 z WV 26'8 S002/172/8 gMQ "53321161 Ndld \61,000 \WS3\1NVI11d' DECIIMMILIBLEI STREET NORTH SCALE I LIP 3 I LI N A I sit 2 M 30 18' -25' IRod Pins (Pins rssinosa)1 r DOH avg 59 13' -25' IRsd Phi (Plnur r slnasa)I r DOH avg 8 18' -25' Red Pins ( Pines rsslnasa)� r DOH avg 31 18' -25' Red Pint (Pins rssnosa)' 7r DOH avg 1 39 18' -25' Red Pint (P nus rosinosa) r DOH avg 3 25' Eastern Red Cedar e DOH avg,(Juntpsrous virglniana) Z7 18' -23' Pins (Pines rasinosa) '7' DOH avi' 8 1s' -25' Rod Pins (Pines resinosa)I, r DOH oval 9 lis. IRod Pint (Pines rwdnosa) 7' DOH avgl 1 13 18' -25' Rod Pim (Plnus rwtnosa) 7' DOH avg w 1 • WS 4 1, b 111 : mums twoydiot span WIN mime= coo to+ wSo N r co (0 1- t:: to rl cif c i F-^ rt 0 a Z Z w co H m CD i 1 1 1 o1 1 i 1 1 1 1 1 1 1 1 1 1 1 1 • i H W W H W F— t1� U 2tx!- it�L r:a"i4 awe= Od M ss Wt® 4i1:� Q� �-- CC Z Z :1w ...J If 1 W / V • 4 a 2 • 0 6 „it a t` isgwnN uoflna I1 1 V10S3NNWM Jo *PIS eqt 30 SMDI 941 ,wpun 833NIJN3 pt,su.on Alnp D WD 1 404; (UD uolsh.1.dns p1.1Ip /Iw 1.pun 10 •W Qq p.1od.1d 104 Nodsa 10 •uolloallp.ds uold is% tow Ammo £qaa q 1 (° 0 § 1 r ��� _-�_J r t: • INN A NY'ld NOIIVAd3S3dd 3321 1dulwenS lVld AdYNirl113dd VLOS3NN1PM 1 S1H013H S)121dd >IWO H1MON 3f1N3AV NOIMJON NINON 13381S H109 SJHOI3H )IdVd )IVO ld 30Y11IA L ik i 'Mt ?J tridtatRB L17r"R: m a y r 8 44 l A 00 m z � x g w cr 111 a a • ■ 1 i; i ' \ o \` % +. . 1-> ,-# \ r 41-„,-.;:::_: -- — — 0 -7?-% -- — - i it c =- , yr• 4 8 C6 04 N) fl i 0 Li 1 4Z' ' ' Az8 i ' ....... ....e ma fQ t 4 'tt 1 0 8 a 8 11 1 1 O $ C G 1 1 1 ..-141 O .- a ai 2 4 1 7 I�f 1 1 2 A 2 1 3 i O. c3/4 0 z Q1 O co 10 O O Q x 0 z WV 26'8 S002/172/8 gMQ "53321161 Ndld \61,000 \WS3\1NVI11d' DECIIMMILIBLEI STREET NORTH SCALE S\050049PROr,DWG 3/23/2005 11146 AM co p o g 2 O z 0 0 0 ca 0 0 1 0 g N O O m 8 0 c O m v 0 0 Z + O 0 O + o 0 + O r ° J 0 O Po 0+ 0 z 0 0 0 O (1t x 0 g. B z 2 F 4 • 0) T 2 0 0 co 0 0 5 co N g Lis t0 O t3 as a 0 0 w 0 0 0 rT p W (J, 8 us t a 0 m 0 0 0 0 8 r Ltt N .A. 0 0 Z m w o m VILLAGE AT OAK PARK HEIGHTS 60TH STREET NORTH & NORWICH AVENUE NORTH OAK PARKS HEIGHTS, MINNESOTA PREUMINARY PLAT SUBMITTAL z V NOVAK AVENUE NORTH PLAN & PROFILE J D —JQ r:fl 4'.r STATE 60TH STREET N. -- (PUBLIC) Signature PAD ► ♦ ra .gar PLAT �- , •♦ n•. nr i� N DOT RA I/ PLA i NO. O2 -85 — -_.4___ . .- Z. 7, r \‘,N,,,_ ....____ t i :_.____„ EFT.. \,,,,.‘ -H- LOWE'S I `7 . :s::t 5 HIGHWAY 1 hereby certify that this pion, specification, or report was prepared by me or under my direct supervision and that 1 am a duly Licensed ENGINEER under the laws of the Slate of WNNESOTA Date Registration Number '. (-: psi: hl;. • 36 58TH STREET NORTH r -- 1 � 1 1 I 1 s 1 s c �t +\ 1 b �r • / IF.K.A. T.H. 212) G � 0 • • 5 W n un Winding. AIM. Sodh. Ss 3000 CSM M 00 ,..p�b.MN�,S Bus: 1512) 305.7000 Fas: 58 12) 345-700! O DEVELOPING itMAL ESTATE FOR PE OPLZ, [wawa/Ls. COMMUN HMON ]111\0AV N p 0� ; 11111 111111 III 111111001 1111111 : Illio 1I 6 111111111111 l,¢ 11111111111 :: Ot 11 � .9 tT �o ♦ 119 S\050049PROr,DWG 3/23/2005 11146 AM co p o g 2 O z 0 0 0 ca 0 0 1 0 g N O O m 8 0 c O m v 0 0 Z + O 0 O + o 0 + O r ° J 0 O Po 0+ 0 z 0 0 0 O (1t x 0 g. B z 2 F 4 • 0) T 2 0 0 co 0 0 5 co N g Lis t0 O t3 as a 0 0 w 0 0 0 rT p W (J, 8 us t a 0 m 0 0 0 0 8 r Ltt N .A. 0 0 Z m w o m VILLAGE AT OAK PARK HEIGHTS 60TH STREET NORTH & NORWICH AVENUE NORTH OAK PARKS HEIGHTS, MINNESOTA PREUMINARY PLAT SUBMITTAL z V NOVAK AVENUE NORTH PLAN & PROFILE J D —JQ r:fl 4'.r STATE 60TH STREET N. -- (PUBLIC) Signature PAD ► ♦ ra .gar PLAT �- , •♦ n•. nr i� N DOT RA I/ PLA i NO. O2 -85 — -_.4___ . .- Z. 7, r \‘,N,,,_ ....____ t i :_.____„ EFT.. \,,,,.‘ -H- LOWE'S I `7 . :s::t 5 HIGHWAY 1 hereby certify that this pion, specification, or report was prepared by me or under my direct supervision and that 1 am a duly Licensed ENGINEER under the laws of the Slate of WNNESOTA Date Registration Number '. (-: psi: hl;. • 36 58TH STREET NORTH r -- 1 � 1 1 I 1 s 1 s c �t +\ 1 b �r • / IF.K.A. T.H. 212) G � 0 • • 5 W n un Winding. AIM. Sodh. Ss 3000 CSM M 00 ,..p�b.MN�,S Bus: 1512) 305.7000 Fas: 58 12) 345-700! O DEVELOPING itMAL ESTATE FOR PE OPLZ, [wawa/Ls. COMMUN HMON ]111\0AV I I a grOi Sail iltgMlie siva a 6 8 ,_0®0®®®, f .1 • • (.9) warm / attrout am aull . ICI1 * (.4) o6064•9, / osgrvis• azuwa.s sj,ii 11001 53 1/10 OD N .0:041 El r . /' • :71 .rriTTT r177717.7 077171.; ; .177. 1 17.7 .r71 + • mar..,■arro. uurmmoo. P WI/1J ,r;I: %A I /41 OA 0 /114 74 IA * :q.yrrirdra.ratzumr 00Z ,D1 ONIC71116 w11 0 a 0 5 • g 0 0 0 g 0 2, :4NE - gt ga . -2 1 I- ?c .r Y ilfici i hil. ;IL g P i Sz ` . t, g - I ... ' '11441 -0. F2-s 0 .A1 g ., i ; 6 .Ati ar,on-i) 1 3011 ' a rownal 1 Ditolki • NW '51H913H )111Nici )WO - 3AV HD1IMON 9 15 HISS 511-1013H )111Vd NVO 10 S3fX\O1 NV 3115 • 6 b • DETENTION POND ` 44. s �i ♦ ♦ ♦ ! %Ss*" ♦ ♦ ♦ ♦ ! i ♦iii 48 4 ♦ ►i ♦i ♦i ♦i ♦i ♦ *►♦i ♦♦i +i ♦ �♦ ♦ !�r * i ♦ i ♦ i ♦ i ♦ ♦+ ♦�'� 4 4*. ♦�► ♦i ♦i!i ♦i ♦i 4:4 �!i_ !��!♦ ±1!!'! •• ws , 4 . 4 04:* . - MA 4,fAtiot 4"V t • W +.4 0 4 4 4 4 , 4 • .44 # • " * OW* *# S %t■ 010 Ot .44+ .** " le'444; • / 4 4. kin rn co x • * DEMOLITION PLAN LOWES OF OAK PARK HEIGHTS 58TH ST. & NORWICH AVE. OAK PARK HEIGHTS. MN . PROJECT Not 04-0461 I DRAWN 911 R0E (CHECKED 9Y: KO 'II ,1r r i 1 pg3 .04429g fro m 0 0 O 0 0 m LOWE'S IMF qi i p1a � o A 1 11 11 1 W 10 fa z 3 n o 1 0 z J� Civil Eng nearing Inc. Corp, Mice, 1009 N.W. 'J• St. Ste. 'c : 4enlarroi9e. AR 72712 (479) 464.9950 M / (479) 4649040 (F) Regional Ofiket 11293 3lrsntg Uoe Rd. trr►r:at., KS 66215 (913) .10.0470 ( ) I (913) 3=261(4) r OF DEVELOPMEN • N m 2 X W � � i ✓ter „ 1 (.11190701E fad / W OLfO'CME (ad PM 711 nth (if 01063.(6tH / fit) osar (6114 LILLL W • II^!.e'.7i.' .[o'A N 1001 .00 • 3 . ouI Cul.teeu 61.13 IIAIO • ii! 4 E 1 fi; li - 1a I le 3-' i; � � ►. � � ! il a� a � 1 1:11 gal <. x $ I N ei 1 11 i !! 1 ; iN d;1 p,;111 i g Elli li 1 I 11 f !! § 1 Ili 14 &HI a i i 4 ; 1 1 i 1111 1 1 3 3 o i ; fij 1 1 NI gill 1( Saar gill 1 ; i t hb 1 i i l i II!{L , // 2 1 `• /04", • , , i/ I VP 1 / i r cT -0 --- - --- -- --._cam .._ 0 6 g negi Hi! 0 Ru Nis a ' t : e ; h / 11 a 1 1 $i til 4 1 z1 41§1 fIvil' 6 0 #3s�`� 11 lq _ - a1 Ag a h 5? &WI ! 11 'i is 0 0 .q 1 !II 4 lei -iv Pill 1 1 111 4 1 ;II 11 4! 11 1 !Doti 1211 11 !I! P 4 °� b II 111 9 a 11 ;; .$ 14 1 os { b v a i g g1 - ;1 i 1! 4 11! i ,,__!__; 4; 1 r h � f 0 ce 0 u 0 W W w 0 4a0 da .3 -�s ox NW '51H713H )lb1d )4Y0 '3AV HDW JON . .LS H185 1 3SVHd NV1d 10111NO) NOIS02d3 7 =AA 03 ,1a3.0j W 1/) 0 0 tx a z W 301 , Aa wmwo j Is+v+o SIHDl3H ?12IVd )WO • a /� S v W'S a <J "!11111:17111 x ai 26i3Oidgigge34 gi "' !I 1 .�. R v . s. 1 e- essc 1 11 i 1i • -- -- .�. , 0 -..` i i 1— ///-------_________ �3rotia • 30 5301 Og `A L 6 u z 0 c S 8 e 1� X 4 i., : j*,■:fr4 .:..:—.7=7.: - .........-..,.. . ✓--;`i / r / .�. ..� ice'✓ � .�.�` I r te /' i � /�/ :(:) kg1,; A A Q ti I ' (� ' l l llll�l� 1. 1 a i c y MP 2a8En' OCOAggpoln Or "Wig Pik 31i 1-0ii rn 0 0 z - n 0 . m 0 m e LOWES OF OAK PARK HEIGHTS 58TH ST. & NORWICH AVE OAK PARK HEIGHTS. MN PROJECT Nor 040461 !DRAWN 8Ys ROE ] CHECKED 8Ys • ' 2 EROSION CONTROL PLAN PHASE II KO 1 g � g 0 0 F O fi oq r7i3 Z I F O F F a R Z S 111111111 2€ g h § 2 Rg ,1 E. I 21 MI I fo g ih 1;1 ,; 10 5; 1 1 1 11 I i 1 11 il 1 I 11 51 11 I 1 p if i t gRi q ‘'1 sA 1 1! I 1 ill g~ A 0 i I Q 0 0 z z 0 0 m m r r nr> itnggnir ig Ho coo 10 11 1 4 g > . 1 ; If 1114 $ 1,1 ill gl d .1 7 m z 0 0 z rl 41 I 11 pup! NI II NIT; N! ;1 1; 141 !i; 19 t! ; 001 9 r o pgri -cs e .., i I,1 1 - Ji " of ill r 4 41 zip I (n m 0 0 Clvll Eng neertng Inc. Corp. Office 1008 N.W. J' R. Re 'C : 8ent+osw8ls AR 72712 (479) 464.11950 (V) / (479) 464.9040 (r) Re=loriai (Mcr 11285 Sit Ursa ad. tsaxus, KS 66213 (913) 310.0470(V)/(913)310.0261(F) • OF DEVELOPMENT -=1 Mass. t! n: 5 I .. gA NW 'S 1H9I3H )Ridd NVO '3AY HDLi (\2iON 5' '1S H185 SIHOl3H )t' dVd NVO JO S3lX\O1 Wild 39VN1VII0 DNV oNIavd9 N do i 3 n 3a dO •Dui Nli' '1VH33N3 ; h n at dA UMW lilt 0a0ee0NA rn. wa era 3140 CD VIOL 5 'IR IA i r. trt MI "OM era frn Fr — WM anMmr l 3 3 3 3 3 3 S• 3 3• 3 7„ 4=7 " Pl=3 44"4 likAlimmommli iux / • rcar • iili.lt mania/ ERNI AM "Ai / Tr. / lai dt trot II e. ... / iWbC - ,, • / iaix WA! ENE 1 1k l_fa atc dca I ... =ray ft'M QKi Ktir M rtr WIN rRr I. IF SI IV n n 51 nnnnnn it 1 lob I oI l ® l I l ol C) C o ' 0 • 0m J a 01133HD I Km =A9 W, W Q I 19to t0 loN 17]1094 • 5.LVO 3fW5! 1VNP3RIO 31VO 311551 !3S iJ fl 3d :WO 3llSSI • 3S NOLtDflt S$o - -78W/IN DAWIYMC NW 'S 1H9I3H )Ridd NVO '3AY HDLi (\2iON 5' '1S H185 SIHOl3H )t' dVd NVO JO S3lX\O1 Wild 39VN1VII0 DNV oNIavd9 1 1 . 17=v SNOISIP NOLL IIHOS30 . • N do i 3 n 3a dO •Dui Nli' '1VH33N3 • (d) t9WOI E SEI& / CA) otto E Ms) s1t99 sx' 1 vs Pun pis salt a irmiki (A) 00061 tatty / W osn•999 (60) ma w vaA sa 'O. ".6 V J N ?A 90Di * ' p BUIJeeu 6u3 LIMO 3140 0 CC w c T • rr 1 • • i :I • ...• . .. 7 -...Y I 11 ce (9) 0 a. t3 0 115 b 11 3 5 5.0, rlf - q g i I .i I , .. T 11 I r'x §4 vi pi g . a � �� H I : jdJ II I h i Qh: � .. � a � � � M - g a o god UN It; h '§gt Egv r !PP B x 1111 1°11 � :1111!!!!!! a kk �� 1 X 1 1 1 Y 6 1k F 1 1 a 3 - 11 .o ill .- 9 s I 6 h h 1; 11 g ell r t•�. fir. •a- �.� '' �j4 r �iw r.�+ - � t i a..,. • GRADING AND DRAINAGE NOTES L '1ILLUI I I ITT .1:111:-Zr AVENUE IVOR T : 1 7 1 , 1 7 1 7 1T '. 1777":":1 7 1: - Pi ITUITTEILL77:1111Z,LL7 NOR ICH A VEA ' 1 8 2 1 ( ® e Ai • R d 5 tn ="1 i! if LOWES OF OAK PARK HEIGHTS 58TH ST. & NORWICH AVE. OAK PARK HEIGHTS. MN UTILITY PLAN 04-04611 1 (....N py RDE 'CHECKED 9Yt wiq KO 10 ol p I" 111111 opi 10 g Hof" r I 4 I I eg, 4 ' I' i l Pi - 1.2 If Egg iht grr B 11 - 4 ; r i; IP Pgi t; ; ; qi Ng g u I 41/I J II P. h ; - - 15x 5 al .41-1 g I 5 1 11 w pip ofli 14 I I ill 1111 n Hy Do! 11 b 1 tql oogg NY; 110 To gop h 1 1'4 rTI g 3 R, t /g § $g if 441g 2 a g d i 5 gri.1 b al 11 15 1R gr 1 4 4 11 - PP I I z 11 ?pi A IS I 141 2 1 1 " g 11 114 11 h 1 1 1 0 ia HP 3 P ; 3 vi a p 111 t i 5 f .,/■••••■•■.. Th.\ Civil Eng flooring Inc. s,c2ELL.. -we H. W. 1. SL Ste. •C". lentorwille. AR 72712 (479) 464.1E50 (V) / (479) 464.9040 (F) Reriontl CW1c, 1120 Strang Une Una, KS 66215 (913) 3110470 (11) / (913) 310.0261 (F) GENERAL PLAN OF DEVELOPMENT rn w 0 0 • i 914Wrill - semen iAAa a u v liww°. rows - swan/ ea WAIN iwinn woo - 9MANr11 AO WIL LY 1011,13 .Ll1 t'MYV - I 9∎4210,.AOlWLlr JII'iWI1M) l'MYM - ...I AO 10011Y AMOS frl A• tot ONSANVIA AO Pm. MOON M12104 - CHU N"i1o&ft JIOfM m NM . %WON. 911.1X 1101114 f41 .0 MW I • . . • . . 'PM 01 IVO '1V'� 1 MIL W .111A .0. ' 1$ .f., 'AVN 1001 .4110 3 3 3 3 . . . IMINA[ * 0 0 f C ) fit 00 0 0 0 0 1 i 1 . . SIAM 1 NIONCI IIMIDOOD pro map, inn A *AVO NIVAI1011DE WI 1 1 6000000000 V V i ell iD SS g X iTVrrrLrnImTTILiLutLTnIrsmTzti *** dt Ilk 401111k AVIk. ai.tffk A:NW. AI*. ARP. 1 41/111117KAIIMMIIII IIISMO111111;;WIE1-7.7.01111176,1111111MM. ±". • uJ 0 1 2 S 1U hip X gP 1.11g0 W?ikl gzitA20 ( 5 121002 p§. 8 a MD g 1 1 Ii11121 NOXX,i 1111 H" J /7 • 11111 • r qe i 1 l !Iv - , gri ill Ipil N 3 ig ? ,, y D i riliu i-701 irp I 1 a pi .1 illiv -1 z. 1 1 i lig Ihillr Wit Pli 00 1 1 I I 1 1 11 11 1 1 1 1 l i v 1 1 : 0 1 3 ! 0 1 1 III i 1 1 1 ig il 1 s i i i gigi 10 ;1 k l i il: 1:1401 Ls' 6 M 1 i lt i 11 I I i 14 tl: li l til 0 IMO 1 Sapk , PI ''. C t Jr. ll ill 14 go pbx § ;I, ig Id Ail pi, ;Jill !gill 111151E 11 • NW '51H913H )121Yd )4Y0 '3AY HDVAIJON '9 'IS HISS S11-101314 N'IVd )IVO AO 53/X101 NYld 3dVDSCINV1 NLD)(Od f 1 .4 • - 8 t 6 • • r LANDSCAPE PROPOSED LANDSCAPE GENERAL NOTES MOLL& . w InCrOti (OS) / IA) 000*Olt MO 5lz9914....1•p1 sun ...... sent 45031:124161 (.4 060611P (6t0 / W Oar,* (610 MIL W .111A .0. ' 1$ .f., 'AVN 1001 .4110 ' VI X IN3Wd0i3Aliti3N3.30 JO NVld l0 -oul BUIJOGU BU3 limo . . SIAM iTVrrrLrnImTTILiLutLTnIrsmTzti *** dt Ilk 401111k AVIk. ai.tffk A:NW. AI*. ARP. 1 41/111117KAIIMMIIII IIISMO111111;;WIE1-7.7.01111176,1111111MM. ±". • uJ 0 1 2 S 1U hip X gP 1.11g0 W?ikl gzitA20 ( 5 121002 p§. 8 a MD g 1 1 Ii11121 NOXX,i 1111 H" J /7 • 11111 • r qe i 1 l !Iv - , gri ill Ipil N 3 ig ? ,, y D i riliu i-701 irp I 1 a pi .1 illiv -1 z. 1 1 i lig Ihillr Wit Pli 00 1 1 I I 1 1 11 11 1 1 1 1 l i v 1 1 : 0 1 3 ! 0 1 1 III i 1 1 1 ig il 1 s i i i gigi 10 ;1 k l i il: 1:1401 Ls' 6 M 1 i lt i 11 I I i 14 tl: li l til 0 IMO 1 Sapk , PI ''. C t Jr. ll ill 14 go pbx § ;I, ig Id Ail pi, ;Jill !gill 111151E 11 • NW '51H913H )121Yd )4Y0 '3AY HDVAIJON '9 'IS HISS S11-101314 N'IVd )IVO AO 53/X101 NYld 3dVDSCINV1 NLD)(Od f 1 .4 • - 8 t 6 • • r LANDSCAPE PROPOSED LANDSCAPE GENERAL NOTES C g g g g g C g C g g g g g C C g g g g g g g g g g g g C C g g g g g g g g g CC C g C g g C g g g g C g g g e g g g' g g g g g g g g g g b g C g C g g g g C b E g g C g g g g C g g g g g g g e g g g C g C Q ¢ - Q C g g g g C C C g C g C C C C C E E C g C g g g g g C g g€ g g C g g€ g g g g g e g g e g c P C C a p g g C e C g g g g g g g g g g g C g . g g g C C C g 1 C C g e e g g g g C C g g g g g C C g E E E E E E E L e e e e e g g g g g e e g g g S g g' C g g' g g C C C C e g C C C C C C g g g g e b g g g g g g C C C C C g E E e e e E g g e g g e g e C g g g g e e e e e E g g e C g g g° g g g g C C g g e P P,► g G E g g g g g g g g g g g g :: - - g g g g cg g g g g g g g e g e g a g e - P P P P A P e g g e e G C P„ g g P: g P P 'v C C P v v g r C.4 i c } f r k Es.it. - IF L N: tol i w' g e 'i `1= 4 i Ip li E ' ; ci !II iii i0, . ► Wi ii1i4 .iiai M., iAPIIIMii steer i 'Laa■ t a■s.aa■aa■aaa■aaaaaa■aaaaa ■s ■ L ■ 41' • ti E e e e g e p g g e g g C g I; g , g g e g C E g e E EC e g g e g e E g C • g g E g g e g g e g g LOWE'S OAK PARK HEIGHTS, MAN 1 A =IL Ls IBA= la 110.11ANIL sumac rr moos 11.04 um It row. sit mats it ff Mlr DEMOUCED t► AS row. � nos DENADDIts i AY poilin orLy Arnei FRED CiED rMDOR. 70 IIIPALLA11014. 0111Kk >piE kroU pot (Pau cDoo to irp *s, a i z li1DAG / s Pe�ore* t1( .0 rar w�c CDp10111AtED !/ i1( 1RJ1c ��T ' 11�A DATA °P ; r 1� " 1A T"0 1 �� aM !�. S><. Y Arr[Ci r1E10 11[911.iS & COIf.tiA1NX is rACVtr COOL A own Lock mt:oiarc Eltis 6 rut RE5901isour, or nit ohmic Aw M *ties ies imPaSOt Aint . HUBBELL Industria a�1ii�t�• r; n or : • S = �D r0 '} p i�'t A nph„iA� z A I j h 3 �3 a< b� N _ � 3m'j tAX to m a C g g .g g g g g g W C C C C C g C C CC C C c g g g g e g g g C g g g s e g e g C g CC g C g g g g C g g g g g g g g g g 703o Dlr. _o c= * 3 0 CC 3 5_DC= *CO c :in Ocr,•,.�Cto #COC 1P 3 w1U 3� 3C�Q Sp t7d� D � a '143 Qtx�w P Q 3 'S 3 QtS! P O D 37 C 3Dw E w = m .+A pro i•'}- =m .+A A r'7 =A .+ U . r'i • g. — rc� ^� j p r---a-r-9 � ,4: , p SNP ADZ 1013.+3 ,+C"Uy 01435ii n tl 3 1 J A V i sco< II M n 5 5.• °'; ri Q ! a i' Q b=0 •m5 r7 w • x • - U ,x x 0P-vi ° gin aje O P S2. ct .+ 5514 5 P j c '' •u A f2, f'7 1 1 P N 3 5` 1 L ' HUaBELL Yi wiln- Outdoor Lighting 5Pr- r t+45 3 � ro 1 30.70 3, X it N tl el 'oo A rF m ' • V 3 3 N S jr, 0 p o, 61 E 3 ro 3:4 3 � .+ 1 ir 'a rU P r A N 9 1 Type l Bronze -'_ Type Ill 2 Type IV - Black TypeVsq. 3 : Gray 4 White t B1 Type l BP Type Ill BT. Type IV - BW TypeVsq. P Z C--- - ..... Twist -Lock photocontrol -receptacle--(specify-voltage) ( photoocontror ordered pa tety) separately)- F( jz .. -Fusing- (specify -voltage }. AR4* : 10 inch arm and RSD =O* Round Pole Adapter CS_ _ .. Cutoff. Shield._ . FG Flat Glass MAGNUSQU ARE® 11 SERIES ® Submitted by: Job Lowe s Home Improvement Warehouse , Type H35FG Ordering Information Catalog Number SERIES SOURCE S H P Vertical Lamp series WATTAGE 25 250W 40 400W 10 1000W (metal halide only) MSV Magnusquaree 11 Series - MSV 10 BP .:.5 High Pressure Sodium Metal Halide Pulse Start wattage VOLTAGE 5 ..:.. 8 1. Change letter V to B for high performance reflector. 2. Substitute voltage for "x" ( 1- 12O142?08143- 240V;4-277V;5- 480V;6 -347V) 3. *4 or 5 inch round pole adapter - - - Accessories must be ordered separately. See Accessories. dF isnr - -- -- valtage --. -- __. finish- options- -. 480V . Tr4 -Tape (120, 277, 347V) .QuadTap® (120, 208, 240, 277/) LEKTROCO'] _F N1SH OPT1O1is Comments _ See back for Photometrics uminum, formed and- eekied•or •long Housing Rugged, one piece a weatherability. Ballast Mounted to a pre- galvanized steel end support which ties-into- or yoke for secure, cool operation. Lens / DoarPrarne Door assembly -is hinged and held in place-by wig - s " : y A one .piece lens_.gasket seals to reflector gii ing. protectidn frooLditt and insects.- Lektrocote® Finish Elect r applied powder coating, high temperature.honded.. .._ - to - c um adherence r- a and finist hardness. Additional Features All fixtures .supplied wdhJamp.. for . installation convenience.Madous optical distribotions ava llabte electiomtif arms adapters allow use en- newer-existing-poles: +4Ubbell-.SSP steel-of -- SAP aluminum poles are recommended. Units are .NRTUC _certified...... and UL listed for use in North America. - Architectural Cutoff EXHIBIT 17 Hubbell Lighting, Inc., 2000 Electric Way __ Ghristianshurg „_.Virginia,.2407.h, .- (540 382 -&111 • Fax (540). 3821526__ _ _ OTEL1,. 8L98 t j . • z tg < z 1 1 0 • • , re 0 ri 0- 111 2 m w 65 X z 5 d 0 WI 6 E.2 62 em 0 0, < z 0 5g3 1 • i- x 0 0 0 8 1 Q k rnn I 2 tg Wirt! tn j 0 O O f 14.3 (0 V 4+ U 1,3 x x 34 x 31 X VI ay 4. w O 0 En O f 13 n C7 0m n ' r -n * m Z (*i c "{ c C D C p. :::11 W SA IQA 0 ( 'f 13 : u ). p 1 _ S Q a O Z A M a� 8 •9 4 3 Z ,. 4 N 0_ „vi a I o . n n R. o i a c to v n R. to 3 ti c ° n 0 3 � ' ' 0 ar to 3 0 A 0 0 Q a c �° 0 a 0 0 O O O 0 Y 0 - n 0 D 0 m C�3 z 1 rn 1 0 • • - Malltant\CSI1\050049\plan sheetsAlulldIngs A L B\050049econ-nb.dwg 10/14/2005 11.21 AM m -i< 0 1 z a ••■••■■■ :4: c r.— 40 9 r 2 2 1 0 z -4 r r 16), -•. .r- 0 0 • m o I )- I > > m CI > — 0-k o z -1 rri z rq cD N. , z 13 0 .11 0 0 1 r 71 fi f;v . •00 1 x) --- .... 1 ?, _ - , z m s O ? 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Z g g .2 8-8 4 ',..„ .......—...- ..,.................... ......--,- r> t> t> NRRWICH 14 --- I cn 1 . r PVC 0 RIM= , ..„-- tpuBL11 . - • ----... Signature > 70 0 rn r I- WEST LINE OF THE EAST i \ 1193 FEET SEcT1ON 5 SO1*.52'14"E 578:27 i hereby certify that this plan, specification. or wort was prepared by me or under my direct sUpervislon and that 1 am a duly Licensed LAND SURVEYOR under the laws of the State of MINNESOTA Dot. Registration Numbor 13625 6011-1 ST. N PD NO. 05-029-20-12-0042 • --WESTERLY LINE -0E EAST _1093.00 ,FEEf THE N 1/2 OF E- ; TH NE 1/4 OF SEC. 5, T. 1 29, R. 20 CI) 0Z o ornZ -33 Vt tfi MUNICIPAL UTILITIES DRAINAGE EASEMENT `1%; Sp1`52)14"E 633.04 .. r R114.942.55 -- --. __ ------- j olt - ----------------- EASEMENT TO THE CITY v E GU OAK HEIGHTS -IGHTS AS DEPICTED \ W112 WIRE E -- 2 -------- ------ •, — 0N -- I3ARR - STACK 'SUR r ,-,gby 1/40 / , DATED 8Z 11/1990 SOId-52'14"E 4 „ 1 W LINE OF THE CAS. 1 1 c3 rY —1 M M 1 z . 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It is envisioned that a new retail project on this site would not only enhance the architectural character of the area, but it could begin to unify the area into one cohesive city center. The added retail activity would strengthen current retailers in the area and could also be a catalyst for the redevelopment of the adjacent residential/commercial area at the corner of Oakgreen and Hwy 36. This site will be strengthened by high quality architecture that reinforces the growing retail along Highway 36. Founded in 1976 and based in Minneapolis, CSM is a portfolio developer that retains ownership of all the projects we develop. This necessitates that CSM utilize high levels of finish to ensure that the development remains a strong asset for marny years. The project will occupy the site of an old salvage yard with very little architectural integrity: The existing buildings on the site are vacant and in dilapidated condition. This is an opportunity for the City of Oak Park Heights to help transform an old industrial site into a prime destination retail center. Additionally it will increase the property tax base by upgrading the property to its* highest and best use. Site Development: Many plans were discussed and analyzed for the site. The current layout for this commercial retail project is made up of one large anchor tenant, one retail pad (a bank with drive through), one restaurant pad, and retail strip made up of smaller retailers and restaurant users. The final layout has not yet been established and will result from continued input from the City and area residents. As a result of marketing efforts, CSM currently has tenant commitment from Lowe's Home Improvement Center and a signed Letter of Intent from Buffalo Wild Wings. CSM also has high level of interest from M &I Bank plus other national and local retailers and restaurants. Discussion of site and building design: The foreground of the development will set the tone for the backdrop of the larger anchor retailer. With smaller scale multi - tenant retail shops surrounding the site, this is a place for the public to gather amongst benches, outdoor dining patios, and colorful.- landscaping. The architecture of the small shop retail will have pedestrian scale elements such as maximized storefronts, canvas 500 Washington Avenue South, Suite 3000 Minneapolis, MN 55415 • PH: (612) 395.7000 FX: ( 395.7001 • www.csmcorp.net CSM DEVELOPING REAL ESTATE FOR PEOPLE, BUSINESS & COMMUNITIES awnings, and ornamental light fixtures. The facades will use a variety of materials, colors, and textures to express the smaller scale identities of each tenant. Unique signage will be encouraged, yet the size and placement will be carefully guided. Infrastructure: Roadway Access: The City of Oak Park Heights will be constructing a north/south public roadway, referred to as Norwich Avenue. Norwich Avenue borders the eastern boundary of the Proposed Project and will terminate at the South Frontage Road on its northern limit and at 58 Street on its southern limit. The Proposed Project will provide four primary access points along Norwich Avenue. However, one of the four accesses will essentially only serve delivery trucks and service vehicles. A secondary point of access will be provided via the existing Novak Avenue alignment, which currently serves as an access to Wal -Mart and Applebee's. The Proposed Project will also provide an additional internal access on its western boundary to the existing Wal -Mart store. Although Norwich Avenue is a public roadway, its primary purpose is to facilitate circulation within the Project Site, and to feed the development generated traffic to the South Frontage Road and to 58 Street. Traffic Impacts: A traffic impact study has been completed to identify potential traffic impacts associated with the Proposed Project. In addition, the traffic study identifies strategies for improving or mitigating these potential impacts. Refer to the draft Lowe's Home Improvement Center Traffic Impact Study, dated August 9, 2005 for additional information and details. The results of the traffic study found the planned year 2010 construction of the Mn/DOT St. Croix River Crossing and TH 36 Roadway Improvement Project (MnIDOT Preferred Alternative B -1) is expected to accommodate the forecast year 2010 traffic volumes (with the Proposed Project) at an acceptable level of service for the key intersections evaluated. However, the traffic study also identifies several alternative mitigation measures to help reduce the impact of the expected traffic operation deficiencies in the interim. Refer to the draft Lowe's Home Improvement Center Traffic Impact Study, dated August 9, 2005 for additional information and details. Site Utilities : All sanitary sewers from this project shall be routed to the north side of the site and delivered to the 12" VCP sanitary sewer on the south side of the 60 Street right -of -way. As this site is currently zoned Central Business District, it is anticipated that the existing sanitary sewer has been sized to accommodate commercial sanitary requirements from this area and will therefore be sufficient to service this development. Although the existing sanitary sewer is sufficiently deep to serve the site, 500 Washington Avenue South, Suite 3000 Minneapolis, MN 55415 • PH: (612) 395.7000 FX: (612) 395.7001 • www.csmcorp.net CSM DEVELOPING REAL ESTATE FOR PEOPLE, BUSINESS & COMMUNITIES the capacity of the receiving sanitary sewer facilities should be reviewed by the City with this development proposal. Trunk watermain service is available to serve the proposed site from the existing watermain in the southern right -of -way of 60 Street. The watermain will be looped through the site connecting at both the intersection of Norwich Avenue and 60 Street as well as at the northern access point to Novak Avenue. The watermain will continue southerly within the Norwich Avenue right -of -way to its intersection with 58 Street where it will connect to an existing trunk watermain. It is currently assumed, and has not yet been verified that a trunk watermain is located near the intersection of Norwich Avenue and 58 Street. Stormwater and Drainage: Surface water runoff from the site will be directed to an on -site pond prior to discharge off the site to the pond on the south side of the existing Applebee's restaurant. Surface water discharges from the site will meet City and watershed requirements for rate control, volume control, and water quality. Temporary and permanent erosion control measures will be employed to meet City erosion control standards and the MPCA NPDES requirements. PRELIMINARY PLAT Lot Descriptions: The total acreage for the property is 23.05acres. The development will be made up of six land parcels. The designation and sizes are as follows: Lot 1 is 12.23 acres and will contain the Lowe's Home Improvement building and parking area. Lot 2 is 1.62 Acres, Lot 3 is 1.30 acres, Lot 4 is 0.90 acres, Lot 5 is 0.96 acres and all contain small to intermediate sized retail/commercial buildings and parking areas, Lot 6 is 2.44 acres and contains a retail /commercial building and parking area along with a detention pond that serves the entire 23.05 acre site. The remaining 3.59 acres of the site are dedicated as right -of -way. Vacation of Existing Road & Utility Easements: Two road and utility easements will need to be vacated as part of the development process. Both easements are defined as part of document No. 1005324. The first is near the north side of proposed Lot 1 and was recorded as 59 Street North. It does not appear as though any road improvements have been made in this area nor does it appear that any utilities lie within the easement. The second area to be vacated is 40 feet wide and is located near the south side of proposed Lot 1. It does not appear that any utilities lie within this easement. Right -of -Way Dedication: It is proposed that as part of the development process, right -of -way will be dedicated along the east side of Lots 1 -6. This right -of -way will be dedicated as Norwich Avenue North and will run north- -3- 500 Washington Avenue South, Suite 3000 Minneapolis, MN 55415 • PH: (612) 395.7000 FX: (612) 395.7001 • www.csmcorp.net CSM DEVELOPING REAL ESTATE FOR PEOPLE, BUSINESS & COMMUNITIES south from 58 Street North to 60 Street North and will be dedicated as a 100 foot wide right-of- way south of the Xcel Energy property and 80 foot wide right -of -way adjacent to and north of the Xcel Energy property. Also with this project, 60 ' Street North, which runs east -west along the north side of the site, will have right -of -way dedicated to fit the current record right -of -way as described in plat no. 82 -85. Proposed General Schedule: Summer - Winter 2005/2006 City approvals and permits Spring /Summer 2006 Demolition of existing buildings and mass grading Summer/Fall 2006 Construction - 4 - 500 Washington Avenue South, Suite 3000 Minneapolis, MN 55415 • PH: (612) 395.7000 FX: (612) 395.7001 • www.csmcorp.net ----- Original. Message---- - From: kdwidin@comcast.net [mailto:kdwidin @comcast.net] Sent: Tuesday, November 01, 2005 10:06 PM To: Tom Ozzello; Julie Hultman; Dennis Pastier; Eric Johnson; Jim Butler; Scott Richards; Mark Vierling Cc: jddonath @alliant- inc.com; koswald @ozarkcivil.com • —* Subject: Landscape Plans - C5M & Lowe's OPH Staff - I have reviewed plans and other information submitted to me on 11/1/05 on • behalf of the applicants CSM and Lowe's. The tree removal and landscape plans are separate, so I will review them separately. I have the following comments regarding the landscape plans and tree replacement requirements for these two projects: 1. The plan is attractive and should enhance the development. 2. The plant species proposed are diti... se, mostly native, attractive, have few major insect . and disease problems and are easy to maintain. 3. The Planting Detail is acceptable. 4. This project is removing very few trees (33.25 In.). 328 in. are proposed to be planted. Because they are planting more inches than they are removing, there is no additional tree replacement requirement. 5. They should be sure that no overstory trees on the south side of the property are indicated to be planted within the transmission line right-of-way (it looks close on Plan L -2). Only ornamental trees would be allowed within that easement area. 1. The plan is repetitive and not very attractive. 2. The plant species proposed are limited, some species are not native and are inappropriate for the site, and some species will be higher maintenance because of disease problems. 3. Amur honeysuckle is a large shrub, not a tree, and an ornamental tree such as Japanese tree lilac or flowering crab should be substituted for this. 4. Amur maple - is it a tree or multi -trunk shrub form which is proposed? Though It has some good characteristics, this species has proven to be somewhat invasive in natural areas in Minnesota and tends to self-seed into areas where it has not been planted. Another ornamental tree should be substituted for some of the Amur maple. 5. Colorado spruce often have serious fungal needlecast and canker problems after 15 years of age in Minnesota. "Black Hills" white spruce and/or Fraser fir should be substituted for at least half of the Colorado spruce. 6. Shrubs: which Viburnum species will be used? They are very different. Juniperus horizontalis is one of the only shrub species induded on the plan and a lot of it is proposed. This is an extremely low- growing species and won't provide much visual impact 7. There are no overstory tree species Included in the plan. The transmission line easement is only over a portion of the property. Overstory trees should be o.k. In the south, southeast, and southwest portions of the site. Please indude some overstory species such as bicolor oak, red maple, basswood, thornless honeylocust and hackberry in the plan. 8. I would suggest incorporating more of the species shown on the CSM plan into this one so that the landscapes flow together visually. 9. There was no Planting Detail included with this plan. It is intended that the same Planting Detail as on the CSM plan will be used? 10. Tree removal is estimated to be 1372 inches. The proposed caliper inches to be planted are 278. Therefore there is a tree replacment requirement of 1094 inches. Per the city's Tree Preservation Ordinance, the project would need to plant 547, 2- inch diameter trees on this site or elsewhere within the city, or pay cash in lieu of planting of $50. per diameter inch: 1094 x $50. = $54,700. to the city's Tree Planting Fund to be used for reforestation within city limits, if you have any questions regarding this review or report, please contact me. Kathy Widin Arborist City of Oak Park Heights EXHIBIT 29