HomeMy WebLinkAbout2024-05-21 PUD-CUP Document to CA For Recording Julie Hultman
From: Julie Hultman
Sent: Tuesday, May 21, 2024 4:02 PM
To: 'Kevin Sandstrom'
Cc: Jacob Rife (JRife@cityofoakparkheights.com)
Subject: Take 5 Oil Change - PUD/CUP For Recording
Attachments: S KM BT_C 55424052114560.pdf
Hello Kevin,
Attached is the Take 5 Oil Change PUD/CUP for recording.
Thank you,
Julie Hultman l Building Official
Planning&Code Enforcement
Office: 651.351.1661
From: bizhubC554@cityofoakparkheights.com <bizhubC554@cityofoakparkheights.com>
Sent:Tuesday, May 21, 2024 3:57 PM
To:Julie Hultman <jhultman@cityofoakparkheights.com>
Subject: Message from KMBT_C554
1
NOTICE OF CERTIFICATION
STATE OF MINNESOTA )
COUNTY OF WASHINGTON ) ss.
CITY OF OAK PARK HEIGHTS )
I, the undersigned being duly qualified and acting as City Administrator for the City of Oak Park
Heights, Minnesota DO HEREBY CERTIFY that I have compared the attached document:
Planned Unit Development
And
Conditional Use Permits
For
Minor Auto Repair Including Oil changes
And Ten Parking Spaces
For
Take 5 Oil Change
At
13227 60th St. N.
City of Oak Park Heights
with the original thereof on file at the offices of the City of Oak Park Heights, and that the same is a
full, true, and complete copy of said document within the files of the City of Oak Park Heights.
WITNESS my hand and the seal of the City of Oak Park Heights, this 21st day of,its
May, 2024. °
° dF.
Jacob i -
City Administrator '• '` �`�`
CITY OF OAK PARK HEIGHTS
PLANNED UNIT DEVELOPMENT AND CONDITIONAL USE PERMITS FOR MINOR AUTO
REPAIR INCLUDING OIL CHANGES,AND TEN PARKING SPACES FOR
TAKE 5 OIL CHANGE AT 13227 60TH STREET NORTH
Planners File No.: 236.02—23.06 Date Issued: May 15,2024
City Council Approval: January 23,2024
Legal Description: (Washington County Geo. Code 05.029.20.22.0022)
OUTLOT A,BRACKEY FOURTH ADDITION,WASHINGTON COUNTY,MINNESOTA
Owner: Krueger Lane LLC
5353 Wayzata Blvd Suite 650
Minneapolis,MN 55416
Applicant: Jarman Development Group
Luke Brodeur
2404 Crestmoor Road
Nashville,TN 37215
Site Address: 13227 60th St N
Oak Park Heights,MN 55082
Present Zoning District: B-2 GENERAL BUSINESS DISTRICT
Permitted uses set forth in Ordinance 401 Section 401.06.,401.30;401.03
I. PLANNED UNIT DEVELOPMENT AND CUP PERMITS FOR:
The City of Oak Park Heights approved an application from Luke Brodeur representing Jarman
Development Group for Conditional Use Permits and a Planned Unit Development—General Plan, minor
auto repair including oil changes,and ten parking spaces; Final Plat;and site plan/design standards review
to construct a Take 5 Oil Change at 13227 60th Street North within the existing Oak Park Heights Retail
PUD.
The oil change will be located on an open lot that is currently Outlot A. Menards and the City stipulated
to a delay of construction on this outlot when the Menards development was first approved by the City
Council in June 2016. That stipulation expires on June 30,2024. The Outlot can be replatted and the City
can consider approvals, but the development cannot occur until after that 06/30/24 date.
1
Planning Staff prepared planning reports dated January 4, 2024 and January 17, 2024, reviewing the
request, and the Planning Commission held a public hearing on January 11, 2024 and recommended
approval with conditions. The City Council considered all materials, staff reports, and recommendations
on January 23, 2024 and passed a Resolution approving the Conditional Use Permit subject to conditions
as follows:
II. ADDITIONAL RESTRICTIONS AND CONDITIONS.
1. The Applicant shall be allowed to go through the review process, but no building permit shall be
issued until after July 1, 2024.
2. The Final Plat shall be subject to City Engineer and City Attorney review and approval.
3. The utility plan shall be subject to the City Engineer review and approval. The grading and
drainage plans shall be subject to the review and approval of the City Engineer and the Brown's
Creek Watershed District.
4. All noise generated from the business shall be compliant with Section 401.15.B.11 of the Zoning
Ordinance. The service doors to the building shall always be closed except when vehicles are
moved in and out of the service entrances.
5. All lighting fixtures shall be full cut off and installed in compliance with the lighting standards of
the Zoning Ordinance. The total height of the ground mounted light fixtures shall not exceed 25
feet.
6. The outdoor lighting shall be turned off one hour after closing, except for approved security
lighting.
7. The landscape plan shall be subject to City Arborist review and approval.
8. Mechanical equipment that is located on the roof or visible from street level or from neighborhood
properties shall be screened with materials that blend harmoniously with the building facade
materials.
9. Signage shall be limited to one wall sign per facade and subject to the requirements of Section
401.15.G.8 of the Zoning Ordinance.
10. All signage shall be subject to final review and approval of City Staff for conformance with Zoning
Ordinance standards. The sign lighting should be designed such that only the text and logo
portions of the signs are to be lit at night. Staff shall approve the lighting specifications for signs
at the time of permitting.
11. All auto repair activities shall be conducted indoors.
12. All storage of trash, recycling, materials, parts, and supplies shall be interior to the building or
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totally within the trash enclosure.
13. The applicant shall receive and retain, if required, a Hazardous Waste Generators License from
Washington County.
14. The Planning Commission was favorable to, and the City Council approves the building material
selection and colors.
15. The Planning Commission was favorable to, and the City Council approves the transparency of
the building elevations.
16. The site plan shall be subject to the review and approval of the Fire Marshal.
17. The property and this development shall be subject to any and all other preexisting Developer's
Agreements, PUD agreements, and amendments/supplements thereto of record that apply to the
overall development area. To the extent any inconsistency may exist between such agreements
and this CUP,the more restrictive shall apply.
III. Reference Attachment:
The reports of the City Planner dated January 4,2024 and January 17,2024,and all exhibits and site
plans approved by the City Council are annexed hereto by reference as Exhibit A.
IV. Abandonment:This permit requires continuous use in order to preserve the Conditional Uses granted
by the City under the terms hereof. Any discontinuation or abandonment of the uses permitted
hereunder upon the site for a period of 12 continuous months shall void the permit.
V. Annual review: An annual review is not imposed as a condition of this permit.
VI. Property Conveyances: The foregoing restrictions and conditions shall run with the property. Upon
conveyance, a former owner shall have no further responsibility for such obligations after such
conveyance, which shall become the obligation of the then-current owner(s) and operator(s) the
subject property.
(remainder of page intentionally left blank,signature page to follow)
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IN WITNESS WHEREOF,the parties have set forth their hands and seals.
CITY OF OAK PARK EIGHTS
Date: {5 -Z '2(124
ary McC• ^.er, ayor
Date: 1(1" M �L i By .—
Jacob 'ife 'ity Administrator
OWNER
Date: " BY 4.44/L
ep
Vinci t Driesse Kruger Lane LLC
APPLICANT
Date: 57114, 20Zq1 By `_---1
Luke Brodeur,Portfolio Manager
r
This instrument drafted by:
Eckberg Lammers,P.C.(KSS)
1809 Northwestern Avenue
Stillwater, MN 55082
4
Exhibit A
Reports of the City Planner
Dated January 4, 2024 and January 17, 2024,
and all exhibits and site plans approved by the City Council
TPC3601 Thurston Avenue N, Suite 100
Anoka, MN 55303 E'r\Ciuju..
Phone: 763.231.5840
Facsimile: 763.427.0520
TPC@Planningco.com
PLANNING REPORT
TO: Jacob Rife
FROM: Scott Richards
DATE: January 4, 2024
RE: Oak Park Heights — Take 5 Oil Change — Planned Unit
Development — General Plan, Final Plat and Conditional Use
Permits - 60th Street North and Krueger Lane
TPC FILE: 236.02 —23.06
BACKGROUND
Luke Brodeur representing Jarman Development has made an application to construct
a Take 5 Oil Change at 60th Street North and Krueger Lane within the Oak Park Heights
Retail development. The application consists of a request for a Planned Unit
Development — General Plan; Final Plat of Brackey Fifth Addition; Conditional Use
Permits to allow for minor repair including oil changes, and for parking; and Site
Plan/Design Guidelines review. The property is zoned B-2 General Business District.
The oil change will be located on an open lot that is currently Outlot A. Menards had
prevented construction on this lot when the development was first approved by the City
Council in June 2016. That stipulation expires on June 30, 2024. The Outlot can be
replatted and the City can consider approvals, but the development cannot occur until
after that date.
EXHIBITS
The review is based upon the following submittals:
Exhibit 1: Submittal and Project Narrative
Exhibit 2: Title Sheet— C1.01
Exhibit 3: Existing Conditions— C2.01
Exhibit 4: Site Plan — C3.01
Exhibit 5: Grading Plan — C4.01
Exhibit 6: Erosion Control Plan — C5.01
Exhibit 7: Utility Plan — C6.01
Exhibit 8: Landscape Plan — L1.01
Exhibit 9: Landscape Notes and Details— L1.02
Exhibit 10: Lighting Plan — Sheet 1
Exhibit 11: Elevations/Sign Plan —A-000
Exhibit 12: Final Plat— Brackey Fifth Addition
Exhibit 13: Site Pictures
Exhibit 14: Report of the City Arborist
Exhibit 15: Report of the City Engineer
PROJECT DESCRIPTION
The project narrative provides the following description:
Jarman Development requests PUD, CUP, and Final Plat approval for a Take 5 Oil
Change located at Outlot A, Brackey Fourth Addition. Take 5 is a quick service oil
change in which customers stay in their personal vehicles throughout the duration of the
oil change. The building will be 1,660 square feet. The lot will provide 10 parking stalls
located to the south of the building, an exterior trash enclosure located at the southeast
of the lot, and full site circulation via a bypass lane located on the north of the building.
The site will drain to the existing filtration basin located to the south of the site, which
has been designed to accommodate 85 percent impervious for the Outlot, while 66
percent is proposed. A Brown's Creek Watershed permit will also be obtained for the
stormwater runoff. A landscape plan has been proposed which provides tree and shrub
plantings per the City Code.
The exterior of the building will be comprised of a variety of materials including brick,
glass, stucco, and metal as required by the City Code. The colors of the building will
consist of the Take 5 brand red and earth tones to fit in with surrounding development.
The north face of the building has been provided with glass windows as requested and
noted in the preapplication meeting with City Staff.
ISSUES ANALYSIS
Comprehensive Plan. The property is designated as Commercial on the Proposed
Land Use Map. The oil change business is consistent with that land use designation.
Zoning. The property is zoned B-2 General Business District, and a Conditional Use
Permit is required to allow minor repair/oil changes in this District. Section 401.30.E.3
of the Zoning Ordinance lists the criteria for review of the oil change business. A review
of those criteria is included later in this report. Design Standards/Site Plan review is also
required.
The District requires a 40-foot front yard setback,10-foot side yard setback and 20-foot
rear yard setback. The building is conforming with the setback requirements. The
building height maximum in the B-2 District is 35 feet. At its highest point, the building
will be 20 feet, 8 inches.
Subdivision. In 2016, the subject property was platted as Outlot A in that there was
the development limitation placed by Menards. Now that the limitation expires in June,
the property can be replatted as Lot 1, Block 1, Brackey Fifth Addition. A Final Plat has
been prepared in conformance with the Subdivision Ordinance. The park dedication
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fees, and all connection fees have been paid. The Final Plat shall be subject to review
by the City Engineer and City Attorney.
Access. The site is currently accessed from the Oak Park Heights Retail development.
Two accesses are proposed from the parking area of the development. The traffic flow
is designed so that vehicles will enter the site and can either park or continue to the
building for the oil change. A bypass lane is also provided on the north side of the
building. The development shares cross easements for parking.
Car Stacking. The plans show three bays available for oil changes. There is adequate
space for two cars for each bay that are waiting to enter the building, Additionally, there
is additional space in the drive aisles. There is more than adequate space for car
stacking.
Parking. Section 401.15.F.9 of the Zoning Ordinance requires four off-street parking
spaces, plus one additional space for each 800 square feet of floor area over one 1,000
square feet for auto repair including oil change. The required parking for the site is five
parking spaces.
The site plan indicates that 10 parking spaces are to be constructed, one of which is
disability accessible. The design exceeds the parking requirement which now, under
the new parking ordinance, will require Conditional Use Permit review. Staff does not
have an issue with the number of stalls proposed versus what the requirement
specifies.
Grading/Drainage/Utilities. Grading, drainage, and utility plans for the site have been
provided by the Applicant. The City Engineer has provided a separate report on
engineering issues. The grading and drainage plans shall be subject to review and
approval of the City Engineer and the Browns' Creek Watershed District.
Lighting Plans.
Fixtures. The lighting plan indicates the locations of the freestanding fixtures and wall
packs. The fixtures will be LED and full cut off. The Zoning Ordinance specifies a total
height of not more than 25 feet from ground level to the top of the fixture for the
freestanding lights.
Photometrics. A photometric plan has been provided. The light intensity is required to
be less than one-foot candle at the centerline of adjacent streets and 0.4-foot candles at
the property line. The plan complies with the lighting standards.
Hours. Outdoor lighting for parking lots shall be turned off one hour after closing,
except for approved security lighting.
Landscaping. A landscape plan has been provided. There are no significant trees
onsite, but four small spruce trees near the southeast corner of the site will be protected
during construction and one is proposed to be transplanted. A review of the landscape
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plan had been provided by the City Arborist. The submitted landscape plan is subject to
City Arborist review and approval.
Mechanical Screening. The plans do not indicate details of ground or roof mounted
mechanical equipment. Any exterior mechanical equipment, either on the roof or
ground mounted, will need to be screened in accordance with Section 401.15.E.10.e. of
the Zoning Ordinance.
Trash/Recycling Storage. The Applicant has provided a plan for the trash and
recycling enclosure. It will be constructed of brick to match the building, with a painted
metal gate.
Signage.
Freestanding Sign. No freestanding sign is proposed for this business. There is
already a development sign for Oak Park Heights Retail.
Wall Signage. The Zoning Ordinance allows for a total of three wall signs, each on
separate facades. The proposed sign plan indicates two separate wall signs on the
east and west elevations and one sign on the north elevation for a total of five wall
signs. A Conditional Use Permit has been requested to allow for the additional wall
signs. The sign plan approval in May of 2017 for the development limited the wall
signage to one wall sign per tenant. In keeping with the original approvals, it is
recommended that only one wall sign be allowed per elevation. With the visibility of the
site from Highway 36, one wall sign per facade is thought to be adequate for this
business.
Total Allowable Wall Signage. The total square footage of signage shall not exceed 150
square feet of wall signs for the site and the signs cannot exceed 80 square feet or 15
percent of the wall area, per facade. The proposed wall signs are as follows:
Total No. Total
Sign Square Feet of Signs Square Feet
East Elevation: 51 2 78
28
West Elevation: 51 2 78
28
North Elevation: 28 1 28
TOTAL 3 184
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As indicated, the wall signage should be limited to one per façade to meet the allowable
number and square footage. The Applicant could determine which sign to use on each
façade.
Directional Signage. The plan provides the design of the directional signage.
Sign Illumination. Staff will approve the lighting specifications for the signs at the time of
permitting.
Design Guidelines.
Architectural Guidelines.
Façade Treatments
The building will have a definite base, middle and top on all facades. The
elevations are broken by design features and different materials.
Ground Level Expression
This is a one-story building with a raised roof feature.
Transparency
The building uses glass on the north, west and east facades. The Design
Guidelines require at least a 20 percent transparency on ground floor, street
facing facades. The transparency of the north elevation that faces 60th Street
North and Highway 36 is 19 percent. The transparency of the east elevation that
faces Krueger Lane is 16 percent. The Planning Commission should comment.
Entries
The building features the main entrance and exit for vehicles on the east and
west elevations. A person entrance is on the north elevation.
Roof Design
The roofline is broken by a varying roof line.
Building Colors
The Design Guidelines indicate that building materials should accent, blend with,
or complement the surroundings. Warm toned colors are encouraged and will be
used for this building. The Planning Commission should comment.
Building Materials and Colors
The applicant has provided elevations color elevations for review. The facades
will include brick, glass, stucco and metal. The materials are consistent with the
Design Guidelines. The Planning Commission should comment on the building
materials. Building material samples will be available at the Planning
Commission meeting.
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Franchise Architecture
The building is a franchise design which is compatible with the Design
Guidelines.
Site Design Guidelines
Building Placement
The proposed building has the main entrance facing the access driveway.
Parking Areas
The parking area is landscaped with perimeter plantings.
Stormwater
Stormwater will be addressed in the City Engineer's report.
Pedestrian and Common Space
Currently, there is a trail adjacent to the subject property on 60th Street North with
access through the parking lot.
Landscaping
The plans indicate the proposed landscaping subject to City Arborist review.
Trees/Shrubs
Subject to City Arborist review.
Fencing
No fencing is proposed.
Utilites/Service/Loading/Drive-Through/Storage Areas
Addressed elsewhere in the planning report.
Lighting
Addressed elsewhere in the planning report.
Signage
Addressed elsewhere in the planning report.
Pedestrian/ Bicycle Routes
As indicated, a trail is located along 60th Street North adjacent to the site.
Bike Rack
A bike rack will be required for employees.
Development Limitation. Based upon the agreement made between the property
owners and Menards in 1995 and amended in 2007, the Outlot could not be developed
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until after June 30, 2024. The Applicant will be allowed to go through the review
process and hold on any construction until after July 1, 2024.
Conditional Use Permit Review Criteria.
3. Motor fuel station, auto repair-minor and tire and battery stores and service,
provided that:
a. Regardless of whether the dispensing, sale of offering for sale of motor
fuels and/or oil is incidental to the conduct of the use or business, the
standards and requirements imposed by this Ordinance for motor fuel
stations shall apply. These standards and requirements are, however, in
addition to other requirements which are imposed for other uses of the
property.
Comment: The use will comply.
b. The architectural appearance and functional plan of the building and site
shall not be so dissimilar to the existing buildings or area as to cause
impairment in property values or constitute a blighting influence within a
reasonable distance of the lot.
Comment: The design of the building is consistent with the Design
Guidelines and the surrounding buildings.
c. The entire site other than that taken up by a building, structure or plantings
shall be surfaced with a material to control dust and drainage which is
subject to the approval of the City Engineer.
Comment: The parking area and drive aisles are paved.
d. A minimum lot area of twenty thousand (20,000) square feet and minimum
lot widths of one hundred fifty (150) feet.
Comment: The size and width of the lot is compliant.
e. A drainage system subject to the approval of the City Engineer shall be
installed.
Comment: The City Engineer will review.
f. A curb not less than six (6) inches above grade shall separate the public
sidewalk from motor vehicle service areas.
Comment: A curb shall be installed.
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g. The lighting shall be accomplished in such a way as to have no direct
source of light visible from adjacent land in residential use or from the
public right-of-way and shall be in compliance with Section 401.15.B.7. of
this Ordinance.
Comment: The lighting will be compatible.
h. Wherever fuel pumps are to be installed, pump islands shall be installed.
Comment: Not applicable.
At the boundaries of a residential district, a strip of not less than five (5)
feet shall be landscaped and screened in compliance with Section
401.15.E. of this Ordinance.
Comment: A strip of at least 10 feet is provided.
j. Parking or car magazine storage space shall be screened from view of
abutting residential districts in compliance with Section 401.15.E. of this
Ordinance.
Comment: There are no abutting residential districts.
k. Vehicular access points shall create a minimum of conflict with through
traffic movement, shall comply with Section 401.15.F. of this Ordinance
and shall be subject to the approval of the City Engineer.
Comment: The access points shall not create any conflict issues.
All signing and informational or visual communication devices shall be
minimized and shall be in compliance with Section 401.15.G. of this
Ordinance.
Comment: The Planning Commission and City Council shall review the
signage plan.
m. Provisions are made to control and reduce noise.
Comment: The service doors to the building shall be closed at all times
except when vehicles are moved in and out of the service entrance
1n. No outside storage except as allowed in compliance with Section
401.30.E.5 of this Ordinance.
Comment: No outdoor storage shall be allowed.
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o. Sale or products other than those specifically mentioned in this subdivision
be subject to a conditional use permit and be in compliance with Section
401.30.E.6 of this Ordinance.
Comment: This provision shall be complied with.
p. All conditions pertaining to a specific site are subject to change when the
Council, upon investigation in relation to a formal request, finds that the
general welfare and public betterment can be served as well or better by
modifying the conditions.
Comment: This provision shall be complied with.
q. The provisions of Section 401.03.A.7 of this Ordinance are considered
and satisfactorily met.
Comment: The criteria are reviewed as follows.
r. The City may allow a motor fuel pump canopy to encroach ten (10) feet
into a required setback provided the canopy support structure does not
encroach on the setback and the setback encroachment will not result in
an obstruction of traffic visibility.
Comment: Not applicable.
Section 401.03.A.7 The conditional use permit criteria, found in Section 401.03.A.7 of
the Zoning Ordinance, are found as follows:
1. Relationship to the specific policies and provisions of the municipal comprehensive plan.
2. The conformity with present and future land uses in the area.
3. The environmental issues and geographic area involved.
4. Whether the use will tend to or actually depreciate the area in which it is proposed.
5. The impact on character of the surrounding area.
6. The demonstrated need for such use.
7. Traffic generation by the use in relation to capabilities of streets serving the property.
8. The impact upon existing public services and facilities including parks, schools, streets,
and utilities, and the City's service capacity.
9. The proposed use's conformity with all performance standards contained herein (i.e.,
parking, loading, noise, etc.).
Comment: The Planning Commission should comment if any of these criteria will be at
odds with the Conditional Use Permit proposed for the site. City Staff does not see any
issues except for the request for additional wall signs.
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CONCLUSION I RECOMMENDATION
Upon review of the requests for a Conditional Use Permit to allow for a Take 5 Oil
Change at 60th Street North and Krueger Lane within the Oak Park Heights Retail
development including the following requests:
• Planned Unit Development — General Plan
• Final Plat of Brackey Fifth Addition
• Conditional Use Permit to Allow for Minor Repair, Including Oil Changes
• Conditional Use Permit for Parking
• Site Plan/Design Guidelines.
City Staff would recommend the project with the conditions as follows:
1. The Applicant shall be allowed to go through the review process, but no
building permit shall be issued until after July 1, 2024.
2. The Final Plat shall be subject to City Engineer and City Attorney review
and approval.
3. The utility plan shall be subject to the City Engineer review and approval.
The grading and drainage plans shall be subject to the review and
approval of the City Engineer and the Brown's Creek Watershed District.
4. All noise generated from the business shall be compliant with Section
401.15.6.11 of the Zoning Ordinance. The service doors to the building
shall always be closed except when vehicles are moved in and out of the
service entrances.
5. All lighting fixtures shall be full cut off and installed in compliance with the
lighting standards of the Zoning Ordinance. The total height of the ground
mounted light fixtures shall not exceed 25 feet.
6. The outdoor lighting shall be turned off one hour after closing, except for
approved security lighting.
7. The landscape plan shall be subject to City Arborist review and approval.
8. Mechanical equipment that is located on the roof or visible from street
level or from neighborhood properties shall be screened with materials
that blend harmoniously with the building facade materials.
9. Signage shall be limited to one wall sign per facade and subject to the
requirements of Section 401.15.G.8 of the Zoning Ordinance.
10.A11 signage shall be subject to final review and approval of City Staff for
conformance with Zoning Ordinance standards. The sign lighting should
10
be designed such that only the text and logo portions of the signs are to
be lit at night. Staff shall approve the lighting specifications for signs at the
time of permitting.
11.All auto repair activities shall be conducted indoors.
12.All storage of trash, recycling, materials, parts, and supplies shall be
interior to the building or totally within the trash enclosure.
13. The applicant shall receive and retain, if required, a Hazardous Waste
Generators License from Washington County.
14.The Planning Commission should comment on the building material
selection and colors.
15.The Planning Commission should comment on the transparency of the
building elevations.
16.The site plan shall be subject to the review and approval of the Fire
Marshal.
17.A bike rack shall be identified on the site plan and placed on site.
Pc: Julie Hultman
11
Sam bt k
�`�! 1 Engineering I I Planning I
December 12, 2023 RECEIVED DEC 1 3 2023
Julie Hultman
Planning and Code Enforcement
City of Oak Park Heights
14168 Oak Park Blvd N.
Oak Park Heights, MN 55082
Subject: Take 5 Oil Change
Oak Park Heights, MN
Jarman Development
Dear Ms. Hultman,
On behalf of our client, Jarman Development, we are respectfully submitting a PUD, CUP,and
Final Plat application for the City of Oak Park Heights review and approval. The project
proposed the development of a Take 5 Oil Change located at Outlot A, Brackey Fourth Addition.
PID: 0502920220022
Legal Description:
Outlot A, Brackey Fourth Addition, Washington County, Minnesota
Submittal Requirements:
1. Application Form and Payment for Fees
2. Proof of Ownership or Authorization to Proceed as Applicant
3. A parcel search obtained from Washington County of all properties located within 500 ft
of the exterior of boundaries of project
4. Project Narrative
5. Contact Information List
6. Schematic Drawing of Proposed Development
7. Staging/Phasing Plan - Not Applicable, project will be constructed in one phase
8. Property Survey/Lot Dimension Plan
9. Property Tax Statement
10. Grading and Drainage Plan
11. Existing Site Conditions Plan
12. Site Development Plan
13. Landscape Plan
14. Traffic/Vehicular Management Plan
15. Signage Plan
16. Lighting Plan
17. Tree Protection and Replacement Plan - No trees impacted
18. Building Plans with Elevations
19. Other Plans and/or information as required by Ordinance or requested by City Staff
12800 Whitewater Drive,Suite 300,Minnetonka,MN 55343 I 763.476.6010 Sambatek.com
Take 5 Oil Change
December 12,2023
Page 2
Project Narrative:
Jarman Development requests PUD, CUP and Final Plat approval for a Take 5 Oil Change
located at Outlot A, Brackey Fourth Addition. Take 5 is a quick service oil change in which
customers stay in their personal vehicles through the duration of the oil change. The building
will be 1,660 s.f. The lot will provide 10 parking stalls on located to the south of the building, an
exterior trash enclosure located at the southeast of the lot, and full site circulation via a bypass
lane located on the north of the building. The site will drain to the existing filtration basin
located to the south of the site, which has been designed to accommodate 85% impervious for
the Outlot, while 66% impervious is proposed. A Brown's Creek Watershed permit will also be
obtained for the stormwater runoff. A landscape plan has been proposed which provides tree
and shrub plantings per City Code.
The exterior of the building will be comprised of a variety of materials including brick,glass,
stucco and metal as required by City code. The colors of the building will consist of the Take 5
brand red and earth tones to fit in with the surrounding development. The north face of the
building has been provides glass windows and entrance as requested and noted in the pre-
application meeting with City staff.
We appreciate the City's consideration of our application. Please contact me with any questions
or concerns at 763-746-1606 or jbaileyasambatek.com
Sincerely,
?IA 304
Joseph Bailey, PE
Project Manager
12800 Whitewater Drive,Suite 300,Minnetonka,MN 55343 I 763.476 6010 Sambatek.com
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City of Oak Park Heights
14168 Oak Park Blvd N •Oak Park Heights,MN 55082•Phone(651)439-4439•Fax 439-0574
Memorandum
To: Jacob Rife, City Administrator
Cc: Scott Richards, City Planner, Julie Hultman, Building Official
From: Lisa Danielson, City Arborist
Date: 1/3/2024
Re: Take 5 Oil Change- Landscape Plan Review
I have reviewed the updated landscape plans submitted by Sambatek for Take 5 Oil Change
Project; plans dated 12/26/2023 (City Resubmittal). The following includes my comments and/or
recommendations-
Landscape
ecommendationsLandscape Plan (Sheet L1.01)
The overall design of the plan is attractive and will complement the building well. The plan includes
an acceptable species selection of deciduous trees, ornamental trees, shrubs and grasses to be
installed ((108) plantings total). The plants included in the plan are hardy under local growing
conditions, tolerant and/or resistant to major insect and disease problems and fairly low
maintenance. All plant sizes, root and container classes included in the plan conform to the City
of Oak Park Heights zoning ordinance requirements.
Landscape Details (Sheet L1.02)
Planting Notes/Planting Detail
The landscape notes and planting detail submitted is still incomplete. Please see my notes next
to each of the following items to include on the final plans:
1. All trees must be landscape grade trees of good form and structure not Park Grade trees.
Trees with poor form will be more prone to storm damage and failure in the future. Please
include this in the planting notes
2. Burlap wire and all rope must be removed from the top 12" of the root ball on all trees.
Please include this in the planting notes.
TREE CITY U.S.A.
3. All trees must be straight and not need staking after planting. Contractor shall stake trees
only if the tree(s) begin to lean within the guarantee period, please include this in the final
planting notes.
4. The landscape contractor is required to plant trees and shrubs according to the approved
planting detail diagrams and landscape notes submitted with the final approved landscape
plan. This will be checked after planting and any deviations from the plans must be
corrected before the landscaping will be approved by the City, this must be noted in the
final plans.
5. Contractors doing any type of tree work must secure a City of Oak Park Heights Tree
Worker's License for 2024 from the City of Oak Park Heights Building Department. All
required documents must be submitted with the application.
6. The City Arborist will conduct an Initial Landscape Inspection after all plants/trees, mulch,
etc. have been installed.
7. The City Arborist will conduct a Final Landscape Inspection typically (1) year after
installation, at the end of the plant guarantee period. For Final Acceptance of Installation
and Landscape Plants the specified planting procedures must have been followed and all
plants must be alive and in good condition at the end of the plant guarantee period
Additional Resources
If you are in need of some further information on the City of OPH Ordinances and Other
Resources in Regards to Trees. Planting and Landscaping please reference the following items:
c City of OPH Ordinances
o 401 (see 401.16 Design Guidelines Ordinance)
o 1302 (Shade Tree Diseases and Pests)
o 1304 (Tree Ordinance)
o 1305 (Shade Tree Program)
o 1307 (Tree Protection)
o City of OPH Development Application Packet (see Pages 10-12)
o City of OPH Design Guidelines Packet (see Pages 25 & 26)
o City of OPH Tree Species List
o City of OPH Tree Workers License Application
o American Standard for Nursery Stock (ANSI Z60.1-2014 is the most recent version)
published by AmericanHort
Please contact me if you have any questions regarding this landscape plan review. Please feel
free to forward my comments to the development team for this project.
2
TREE CITY U.S.A.
Stantec Consutnna Servires.Inc
Stantec 733 Marquette Avenue Suite 1000,Minneapolis MN 55402-2309
January 4, 2024
File: 193800151
Attention: Mr. Jacob Rife
City of Oak Park Heights
14168 Oak Park Blvd.
Oak Park Height, MN 55082
Reference: Take 5 Oil Change—Plan Review
Dear Jake'
As requested, we have reviewed the revised plans dated December 26, 2023 regarding the proposed oil
change facility at the southwest quadrant of Krueger Lane North and 60th Street North. Following are our
comments and/or recommendations:
Sheet C3.01 —Site Plan
1. Refer to the Fire Department review of fire lanes and circulation.
2. The plan should identify the locations of the regular-duty and heavy-duty pavement sections.
Sheet C4.01 —Grading Plan
1. It appears that the drainage near the northerly entrance must flow northerly to the existing curb cut;
however, the proposed spot elevations indicate only a 0.02' grade drop across this entrance. The
grading should be revised in this area to ensure drainage reaches the curb cut; a valley gutter
across this entrance may be needed.
2. There is grading proposed on the adjacent lot to the west. The applicant should ensure that if this
property is owned by a different entity that they have the appropriate permissions to complete the
proposed work.
Sheet C5.01 —Erosion Control Plan
1. A sediment control BMP should be installed at the existing curb cut at the northeasterly corner of
the adjacent lot immediately to the west.
2. The City reserves the right to require additional erosion control measures as determined/necessary
during the construction of the project.
January 4.2024
Mr.Jacob Rife
Page 2 of 3
Reference: Take 5 Oil Change—Plan Review
Sheet C6.01 —Utility Plan
1. The size and material type of the existing sewer and water stubs should be called out on the plan.
2. Per the record plans for the utility stubs, the water service is 6" in diameter. The plan should call
out a 6" gate valve and box and any proposed changes (i.e. reductions) in pipe diameter between
the valve and the proposed building.
3. If the building is required to be sprinkled, a 1.5" diameter water service is likely not sufficient.
4. The Fire Marshal shall review the proposed watermain and determine the need for a fire hydrant on
the subject property. If a hydrant is required, it shall be provided and installed per city standards
and detail plates
5. The watermain, sanitary sewer lines, and storm sewer facilities that serve the site will be private
and maintained by the owner.
Sheet C9.01 —Details
1 The pavement section thicknesses need to be called out on the details.
General Notes
1. Review of parking, lighting, landscaping, or building items is by others.
2. The Owner shall be responsible for obtaining all required permits.
3. The City reserves the right to inspect the construction of the project. The City must be notified of
and be included in the preconstruction meeting.
If you have any questions or require further information, please do not hesitate to contact me.
Regards.
Staritec t:onsulting Services Inc.
MN,WI,CA
Principal
Phone:612-712-2085
Lee Mann@stantec.corn
c. file
Julie Hultman, Building Official
Andrew Kegley,Director of Public Works
January 4,2024
Mr.Jacob Rife
Page 3 of 3
Reference: Take 5 Oil Change—Plan Review
Scott Richards.City Planner
TPC3601 Thurston Avenue N, Suite 100
Anoka, MN 55303
Phone: 763.231.5840
Facsimile: 763.427.0520
TPCi PlanningCo.corn
PLANNING REPORT
TO: Jacob Rife
FROM: Scott Richards
DATE: January 17, 2024
RE: Oak Park Heights — Take 5 Oil Change — Planned Unit
Development — General Plan, Final Plat and Conditional Use
Permits - 60th Street North and Krueger Lane
TPC FILE: 236.02 — 23.06
BACKGROUND
Luke Brodeur representing Jarman Development has made an application to construct
a Take 5 Oil Change at 60th Street North and Krueger Lane within the Oak Park Heights
Retail development. The application consists of a request for a Planned Unit
Development — General Plan; Final Plat of Brackey Fifth Addition; Conditional Use
Permits to allow for minor repair including oil changes, and for parking; and Site
Plan/Design Guidelines review. The property is zoned B-2 General Business District.
The oil change will be located on an open lot that is currently Outlot A. Menards had
prevented construction on this lot when the development was first approved by the City
Council in June 2016. That stipulation expires on June 30, 2024. The Outlot can be
replatted and the City can consider approvals, but the development cannot occur until
after that date.
The Planning Commission, at their January 11, 2024, meeting, held a public hearing,
took the Applicant's testimony, and after consideration of the application, unanimously
recommended approval with conditions. There were no other members of the public
present at the public hearing. The recommended conditions are found below and the
City Council resolution.
EXHIBITS
The review is based upon the following submittals:
Exhibit 1: Planning Commission Planning Report with Exhibits — January 4, 2024
CONCLUSION / RECOMMENDATION
Upon review of the requests for a Conditional Use Permit to allow for a Take 5 Oil
Change at 60th Street North and Krueger Lane within the Oak Park Heights Retail
development including the following requests:
• Planned Unit Development — General Plan
• Final Plat of Brackey Fifth Addition
• Conditional Use Permit to Allow for Minor Repair, Including Oil Changes
• Conditional Use Permit for Parking
• Site Plan/Design Guidelines.
The Planning Commission recommended the project with the conditions as follows:
1. The Applicant shall be allowed to go through the review process, but no
building permit shall be issued until after July 1, 2024.
2. The Final Plat shall be subject to City Engineer and City Attorney review
and approval.
3. The utility plan shall be subject to the City Engineer review and approval.
The grading and drainage plans shall be subject to the review and
approval of the City Engineer and the Brown's Creek Watershed District.
4. All noise generated from the business shall be compliant with Section
401.15.B.11 of the Zoning Ordinance. The service doors to the building
shall always be closed except when vehicles are moved in and out of the
service entrances.
5. All lighting fixtures shall be full cut off and installed in compliance with the
lighting standards of the Zoning Ordinance. The total height of the ground
mounted light fixtures shall not exceed 25 feet.
6. The outdoor lighting shall be turned off one hour after closing, except for
approved security lighting.
7. The landscape plan shall be subject to City Arborist review and approval.
8. Mechanical equipment that is located on the roof or visible from street
level or from neighborhood properties shall be screened with materials
that blend harmoniously with the building façade materials.
9. Signage shall be limited to one wall sign per façade and subject to the
requirements of Section 401.15.G.8 of the Zoning Ordinance.
10.AI1 signage shall be subject to final review and approval of City Staff for
conformance with Zoning Ordinance standards. The sign lighting should
be designed such that only the text and logo portions of the signs are to
be lit at night. Staff shall approve the lighting specifications for signs at the
time of permitting.
11.All auto repair activities shall be conducted indoors.
12.All storage of trash, recycling, materials, parts, and supplies shall be
interior to the building or totally within the trash enclosure.
13. The applicant shall receive and retain, if required, a Hazardous Waste
Generators License from Washington County.
14.The Planning Commission was favorable to, and the City Council
approves the building material selection and colors.
15.The Planning Commission was favorable to, and the City Council
approves the transparency of the building elevations.
16.The site plan shall be subject to the review and approval of the Fire
Marshal.
Pc: Julie Hultman
3
T P C 3601 Thurston Avenue N, Suite 100
Anoka, MN 55303
Phone: 763.231.5840
Facsimile: 763.427.0520
TPC@PianningCo.corn Er\aZUKL-
PLANNING REPORT
TO: Jacob Rife
FROM: Scott Richards
DATE: January 4, 2024
RE: Oak Park Heights — Take 5 Oil Change — Planned Unit
Development — General Plan, Final Plat and Conditional Use
Permits - 60th Street North and Krueger Lane
TPC FILE: 236.02 — 23.06
BACKGROUND
Luke Brodeur representing Jarman Development has made an application to construct
a Take 5 Oil Change at 60th Street North and Krueger Lane within the Oak Park Heights
Retail development. The application consists of a request for a Planned Unit
Development — General Plan; Final Plat of Brackey Fifth Addition; Conditional Use
Permits to allow for minor repair including oil changes, and for parking; and Site
Plan/Design Guidelines review. The property is zoned B-2 General Business District.
The oil change will be located on an open lot that is currently Outlot A. Menards had
prevented construction on this lot when the development was first approved by the City
Council in June 2016. That stipulation expires on June 30, 2024. The Outlot can be
replatted and the City can consider approvals, but the development cannot occur until
after that date.
EXHIBITS
The review is based upon the following submittals:
Exhibit 1: Submittal and Project Narrative
Exhibit 2: Title Sheet — C1.01
Exhibit 3: Existing Conditions — C2.01
Exhibit 4: Site Plan — C3.01
Exhibit 5: Grading Plan — C4.01
Exhibit 6: Erosion Control Plan — C5.01
Exhibit 7: Utility Plan — C6.01
Exhibit 8: Landscape Plan — L1 .01
Exhibit 9: Landscape Notes and Details — L1.02
Exhibit 10: Lighting Plan — Sheet 1
Exhibit 11: Elevations/Sign Plan —A-000
Exhibit 12: Final Plat — Brackey Fifth Addition
Exhibit 13: Site Pictures
Exhibit 14: Report of the City Arborist
Exhibit 15: Report of the City Engineer
PROJECT DESCRIPTION
The project narrative provides the following description:
Jarman Development requests PUD, CUP, and Final Plat approval for a Take 5 Oil
Change located at Outlot A, Brackey Fourth Addition. Take 5 is a quick service oil
change in which customers stay in their personal vehicles throughout the duration of the
oil change. The building will be 1,660 square feet. The lot will provide 10 parking stalls
located to the south of the building, an exterior trash enclosure located at the southeast
of the lot, and full site circulation via a bypass lane located on the north of the building.
The site will drain to the existing filtration basin located to the south of the site, which
has been designed to accommodate 85 percent impervious for the Outlot, while 66
percent is proposed. A Brown's Creek Watershed permit will also be obtained for the
stormwater runoff. A landscape plan has been proposed which provides tree and shrub
plantings per the City Code.
The exterior of the building will be comprised of a variety of materials including brick,
glass, stucco, and metal as required by the City Code. The colors of the building will
consist of the Take 5 brand red and earth tones to fit in with surrounding development.
The north face of the building has been provided with glass windows as requested and
noted in the preapplication meeting with City Staff.
ISSUES ANALYSIS
Comprehensive Plan. The property is designated as Commercial on the Proposed
Land Use Map. The oil change business is consistent with that land use designation.
Zoning. The property is zoned B-2 General Business District, and a Conditional Use
Permit is required to allow minor repair/oil changes in this District. Section 401.30.E.3
of the Zoning Ordinance lists the criteria for review of the oil change business. A review
of those criteria is included later in this report. Design Standards/Site Plan review is also
required.
The District requires a 40-foot front yard setback,10-foot side yard setback and 20-foot
rear yard setback. The building is conforming with the setback requirements. The
building height maximum in the B-2 District is 35 feet. At its highest point, the building
will be 20 feet, 8 inches.
Subdivision. In 2016, the subject property was platted as Outlot A in that there was
the development limitation placed by Menards. Now that the limitation expires in June,
the property can be replatted as Lot 1, Block 1, Brackey Fifth Addition. A Final Plat has
been prepared in conformance with the Subdivision Ordinance. The park dedication
fees, and all connection fees have been paid. The Final Plat shall be subject to review
by the City Engineer and City Attorney.
Access. The site is currently accessed from the Oak Park Heights Retail development.
Two accesses are proposed from the parking area of the development. The traffic flow
is designed so that vehicles will enter the site and can either park or continue to the
building for the oil change. A bypass lane is also provided on the north side of the
building. The development shares cross easements for parking.
Car Stacking. The plans show three bays available for oil changes. There is adequate
space for two cars for each bay that are waiting to enter the building. Additionally, there
is additional space in the drive aisles. There is more than adequate space for car
stacking.
Parking. Section 401 .15.F.9 of the Zoning Ordinance requires four off-street parking
spaces, plus one additional space for each 800 square feet of floor area over one 1,000
square feet for auto repair including oil change. The required parking for the site is five
parking spaces.
The site plan indicates that 10 parking spaces are to be constructed, one of which is
disability accessible. The design exceeds the parking requirement which now, under
the new parking ordinance, will require Conditional Use Permit review. Staff does not
have an issue with the number of stalls proposed versus what the requirement
specifies.
Grading/Drainage/Utilities. Grading, drainage, and utility plans for the site have been
provided by the Applicant. The City Engineer has provided a separate report on
engineering issues. The grading and drainage plans shall be subject to review and
approval of the City Engineer and the Browns' Creek Watershed District.
Lighting Plans.
Fixtures. The lighting plan indicates the locations of the freestanding fixtures and wall
packs. The fixtures will be LED and full cut off. The Zoning Ordinance specifies a total
height of not more than 25 feet from ground level to the top of the fixture for the
freestanding lights.
Photometrics. A photometric plan has been provided. The light intensity is required to
be less than one-foot candle at the centerline of adjacent streets and 0.4-foot candles at
the property line. The plan complies with the lighting standards.
Hours. Outdoor lighting for parking lots shall be turned off one hour after closing,
except for approved security lighting.
Landscaping. A landscape plan has been provided. There are no significant trees
onsite, but four small spruce trees near the southeast corner of the site will be protected
during construction and one is proposed to be transplanted. A review of the landscape
3
plan had been provided by the City Arborist. The submitted landscape plan is subject to
City Arborist review and approval.
Mechanical Screening. The plans do not indicate details of ground or roof mounted
mechanical equipment. Any exterior mechanical equipment, either on the roof or
ground mounted, will need to be screened in accordance with Section 401.15.E.10.e. of
the Zoning Ordinance.
Trash/Recycling Storage. The Applicant has provided a plan for the trash and
recycling enclosure. It will be constructed of brick to match the building, with a painted
metal gate.
Signage.
Freestanding Sign. No freestanding sign is proposed for this business. There is
already a development sign for Oak Park Heights Retail.
Wall Signage. The Zoning Ordinance allows for a total of three wall signs, each on
separate facades. The proposed sign plan indicates two separate wall signs on the
east and west elevations and one sign on the north elevation for a total of five wall
signs. A Conditional Use Permit has been requested to allow for the additional wall
signs. The sign plan approval in May of 2017 for the development limited the wall
signage to one wall sign per tenant. In keeping with the original approvals, it is
recommended that only one wall sign be allowed per elevation. With the visibility of the
site from Highway 36, one wall sign per facade is thought to be adequate for this
business.
Total Allowable Wall Signage. The total square footage of signage shall not exceed 150
square feet of wall signs for the site and the signs cannot exceed 80 square feet or 15
percent of the wall area, per façade. The proposed wall signs are as follows:
Total No. Total
Sign Square Feet 1 of Signs Square Feet
East Elevation: 51 2 78
28
West Elevation: 51 2 78
28
North Elevation: 28 1 28
TOTAL 3 184
4
As indicated, the wall signage should be limited to one per facade to meet the allowable
number and square footage. The Applicant could determine which sign to use on each
façade.
Directional Signage. The plan provides the design of the directional signage.
Sign Illumination. Staff will approve the lighting specifications for the signs at the time of
permitting.
Design Guidelines.
Architectural Guidelines.
Facade Treatments
The building will have a definite base. middle and top on all facades. The
elevations are broken by design features and different materials.
Ground Level Expression
This is a one-story building with a raised roof feature.
Transparency
The building uses glass on the north, west and east facades. The Design
Guidelines require at least a 20 percent transparency on ground floor, street
facing facades. The transparency of the north elevation that faces 60th Street
North and Highway 36 is 19 percent. The transparency of the east elevation that
faces Krueger Lane is 16 percent. The Planning Commission should comment.
Entries
The building features the main entrance and exit for vehicles on the east and
west elevations. A person entrance is on the north elevation.
Roof Design
The roofline is broken by a varying roof line.
Building Colors
The Design Guidelines indicate that building materials should accent, blend with,
or complement the surroundings. Warm toned colors are encouraged and will be
used for this building. The Planning Commission should comment.
Building Materials and Colors
The applicant has provided elevations color elevations for review. The facades
will include brick, glass, stucco and metal. The materials are consistent with the
Design Guidelines. The Planning Commission should comment on the building
materials. Building material samples will be available at the Planning
Commission meeting.
S
Franchise Architecture
The building is a franchise design which is compatible with the Design
Guidelines.
Site Design Guidelines
Building Placement
The proposed building has the main entrance facing the access driveway.
Parking Areas
The parking area is landscaped with perimeter plantings.
Stormwater
Stormwater will be addressed in the City Engineer's report.
Pedestrian and Common Space
Currently, there is a trail adjacent to the subject property on 60th Street North with
access through the parking lot.
Landscaping
The plans indicate the proposed landscaping subject to City Arborist review.
Trees/Shrubs
Subject to City Arborist review.
Fencing
No fencing is proposed.
Utilites/Service/Loading/Drive-Through/Storage Areas
Addressed elsewhere in the planning report.
Lighting
Addressed elsewhere in the planning report.
Signage
Addressed elsewhere in the planning report.
Pedestrian/ Bicycle Routes
As indicated, a trail is located along 60th Street North adjacent to the site.
Bike Rack
A bike rack will be required for employees.
Development Limitation. Based upon the agreement made between the property
owners and Menards in 1995 and amended in 2007. the Outlot could not be developed
6
until after June 30, 2024. The Applicant will be allowed to go through the review
process and hold on any construction until after July 1, 2024.
Conditional Use Permit Review Criteria.
3. Motor fuel station, auto repair-minor and tire and battery stores and service,
provided that:
a. Regardless of whether the dispensing, sale of offering for sale of motor
fuels and/or oil is incidental to the conduct of the use or business, the
standards and requirements imposed by this Ordinance for motor fuel
stations shall apply. These standards and requirements are, however, in
addition to other requirements which are imposed for other uses of the
property.
Comment: The use will comply.
b. The architectural appearance and functional plan of the building and site
shall not be so dissimilar to the existing buildings or area as to cause
impairment in property values or constitute a blighting influence within a
reasonable distance of the lot.
Comment: The design of the building is consistent with the Design
Guidelines and the surrounding buildings.
c. The entire site other than that taken up by a building, structure or plantings
shall be surfaced with a material to control dust and drainage which is
subject to the approval of the City Engineer.
Comment: The parking area and drive aisles are paved.
d. A minimum lot area of twenty thousand (20,000) square feet and minimum
lot widths of one hundred fifty (150) feet.
Comment: The size and width of the lot is compliant.
e. A drainage system subject to the approval of the City Engineer shall be
installed.
Comment: The City Engineer will review.
f. A curb not less than six (6) inches above grade shall separate the public
sidewalk from motor vehicle service areas.
Comment: A curb shall be installed.
7
g. The lighting shall be accomplished in such a way as to have no direct
source of light visible from adjacent land in residential use or from the
public right-of-way and shall be in compliance with Section 401.15.B.7. of
this Ordinance.
Comment: The lighting will be compatible.
h. Wherever fuel pumps are to be installed, pump islands shall be installed.
Comment: Not applicable.
At the boundaries of a residential district, a strip of not less than five (5)
feet shall be landscaped and screened in compliance with Section
401.15.E. of this Ordinance.
Comment: A strip of at least 10 feet is provided.
j. Parking or car magazine storage space shall be screened from view of
abutting residential districts in compliance with Section 401.15.E. of this
Ordinance.
Comment: There are no abutting residential districts.
k. Vehicular access points shall create a minimum of conflict with through
traffic movement, shall comply with Section 401.15.F. of this Ordinance
and shall be subject to the approval of the City Engineer.
Comment: The access points shall not create any conflict issues.
All signing and informational or visual communication devices shall be
minimized and shall be in compliance with Section 401.15.G. of this
Ordinance.
Comment: The Planning Commission and City Council shall review the
signage plan.
m. Provisions are made to control and reduce noise.
Comment: The service doors to the building shall be closed at all times
except when vehicles are moved in and out of the service entrance
1 n. No outside storage except as allowed in compliance with Section
401.30.E.5 of this Ordinance.
Comment: No outdoor storage shall be allowed.
8
o. Sale or products other than those specifically mentioned in this subdivision
be subject to a conditional use permit and be in compliance with Section
401.30.E.6 of this Ordinance.
Comment: This provision shall be complied with.
p. All conditions pertaining to a specific site are subject to change when the
Council, upon investigation in relation to a formal request, finds that the
general welfare and public betterment can be served as well or better by
modifying the conditions.
Comment: This provision shall be complied with.
q. The provisions of Section 401.03.A.7 of this Ordinance are considered
and satisfactorily met.
Comment: The criteria are reviewed as follows.
r. The City may allow a motor fuel pump canopy to encroach ten (10) feet
into a required setback provided the canopy support structure does not
encroach on the setback and the setback encroachment will not result in
an obstruction of traffic visibility.
Comment: Not applicable.
Section 401.03.A.7 The conditional use permit criteria, found in Section 401.03.A.7 of
the Zoning Ordinance, are found as follows:
1. Relationship to the specific policies and provisions of the municipal comprehensive plan.
2. The conformity with present and future land uses in the area.
3. The environmental issues and geographic area involved.
4. Whether the use will tend to or actually depreciate the area in which it is proposed.
5. The impact on character of the surrounding area.
6. The demonstrated need for such use.
7. Traffic generation by the use in relation to capabilities of streets serving the property.
8. The impact upon existing public services and facilities including parks, schools, streets,
and utilities, and the City's service capacity.
9. The proposed use's conformity with all performance standards contained herein (i.e.,
parking, loading, noise, etc.).
Comment: The Planning Commission should comment if any of these criteria will be at
odds with the Conditional Use Permit proposed for the site. City Staff does not see any
issues except for the request for additional wall signs.
9
CONCLUSION / RECOMMENDATION
Upon review of the requests for a Conditional Use Permit to allow for a Take 5 Oil
Change at 60th Street North and Krueger Lane within the Oak Park Heights Retail
development including the following requests:
• Planned Unit Development — General Plan
• Final Plat of Brackey Fifth Addition
• Conditional Use Permit to Allow for Minor Repair, Including Oil Changes
• Conditional Use Permit for Parking
• Site Plan/Design Guidelines.
City Staff would recommend the project with the conditions as follows:
1. The Applicant shall be allowed to go through the review process, but no
building permit shall be issued until after July 1, 2024.
2. The Final Plat shall be subject to City Engineer and City Attorney review
and approval.
3. The utility plan shall be subject to the City Engineer review and approval.
The grading and drainage plans shall be subject to the review and
approval of the City Engineer and the Brown's Creek Watershed District.
4. All noise generated from the business shall be compliant with Section
401.15.B.11 of the Zoning Ordinance. The service doors to the building
shall always be closed except when vehicles are moved in and out of the
service entrances.
5. All lighting fixtures shall be full cut off and installed in compliance with the
lighting standards of the Zoning Ordinance. The total height of the ground
mounted light fixtures shall not exceed 25 feet.
6. The outdoor lighting shall be turned off one hour after closing, except for
approved security lighting.
7. The landscape plan shall be subject to City Arborist review and approval.
8. Mechanical equipment that is located on the roof or visible from street
level or from neighborhood properties shall be screened with materials
that blend harmoniously with the building façade materials.
9. Signage shall be limited to one wall sign per façade and subject to the
requirements of Section 401.15.G.8 of the Zoning Ordinance.
10.A11 signage shall be subject to final review and approval of City Staff for
conformance with Zoning Ordinance standards. The sign lighting should
10
be designed such that only the text and logo portions of the signs are to
be lit at night. Staff shall approve the lighting specifications for signs at the
time of permitting.
11.All auto repair activities shall be conducted indoors.
12.All storage of trash. recycling, materials, parts, and supplies shall be
interior to the building or totally within the trash enclosure.
13. The applicant shall receive and retain, if required, a Hazardous Waste
Generators License from Washington County.
14.The Planning Commission should comment on the building material
selection and colors.
15.The Planning Commission should comment on the transparency of the
building elevations.
16.The site plan shall be subject to the review and approval of the Fire
Marshal.
17.A bike rack shall be identified on the site plan and placed on site.
Pc: Julie Hultman
11
0
Sarnbatek Engineering I I PIE I
December 12, 2023 RECEIVED DEC 13 2023
Julie Hultman
Planning and Code Enforcement
City of Oak Park Heights
14168 Oak Park Blvd N.
Oak Park Heights, MN 55082
Subject: Take 5 Oil Change
Oak Park Heights, MN
Jarman Development
Dear Ms. Hultman,
On behalf of our client, Jarman Development, we are respectfully submitting a PUD, CUP, and
Final Plat application for the City of Oak Park Heights review and approval. The project
proposed the development of a Take 5 Oil Change located at Outlot A, Brackey Fourth Addition.
PID: 0502920220022
Legal Description:
Outlot A, Brackey Fourth Addition,Washington County, Minnesota
Submittal Requirements:
1. Application Form and Payment for Fees
2. Proof of Ownership or Authorization to Proceed as Applicant
3. A parcel search obtained from Washington County of all properties located within 500 ft
of the exterior of boundaries of project
4. Project Narrative
5. Contact Information List
6. Schematic Drawing of Proposed Development
7. Staging/Phasing Plan - Not Applicable, project will be constructed in one phase
8. Property Survey/Lot Dimension Plan
9. Property Tax Statement
10. Grading and Drainage Plan
11. Existing Site Conditions Plan
12. Site Development Plan
13. Landscape Plan
14. Traffic/Vehicular Management Plan
15. Signage Plan
16. Lighting Plan
17. Tree Protection and Replacement Plan - No trees impacted
18. Building Plans with Elevations
19. Other Plans and/or information as required by Ordinance or requested by City Staff
12800 hfewate=Drve, ' xa, Tririe'tOrh. 55'343 t)-J. reg `t a
Take 5 Oil Change
December 12,2023
Page 2
Project Narrative:
Jarman Development requests PUD, CUP and Final Plat approval for a Take 5 Oil Change
located at Outlot A, Brackey Fourth Addition. Take 5 is a quick service oil change in which
customers stay in their personal vehicles through the duration of the oil change. The building
will be 1,660 s.f. The lot will provide 10 parking stalls on located to the south of the building, an
exterior trash enclosure located at the southeast of the lot, and full site circulation via a bypass
lane located on the north of the building. The site will drain to the existing filtration basin
located to the south of the site, which has been designed to accommodate 85% impervious for
the Outlot,while 66% impervious is proposed. A Brown's Creek Watershed permit will also be
obtained for the stormwater runoff. A landscape plan has been proposed which provides tree
and shrub plantings per City Code.
The exterior of the building will be comprised of a variety of materials including brick,glass,
stucco and metal as required by City code. The colors of the building will consist of the Take 5
brand red and earth tones to fit in with the surrounding development. The north face of the
building has been provides glass windows and entrance as requested and noted in the pre-
application meeting with City staff.
We appreciate the City's consideration of our application. Please contact me with any questions
or concerns at 763-746-1606 or jbailey@sambatek.com
Sincerely,
:?4,0, 5.-04
Joseph Bailey, PE
Project Manager
12600 Whitewater Drive,Suite 300,Minnetonka,MN 55313 I 763 176.6010 Sambatek.corn •
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City of Oak Park Heights
14168 Oak Park Blvd N.•Oak Park Heights,MN 55082•Phone(651)439-4439•Fax 439-0574
Memorandum
To: Jacob Rife, City Administrator
Cc: Scott Richards, City Planner, Julie Hultman, Building Official
From: Lisa Danielson, City Arbonst
Date: 1/3/2024
Re: Take 5 Oil Change- Landscape Plan Review
I have reviewed the updated landscape plans submitted by Sambatek for Take 5 Oil Change
Project; plans dated 12/26/2023 (City Resubmittal). The following includes my comments and/or
recommendations:
Landscape Plan (Sheet L1.01)
The overall design of the plan is attractive and will complement the building well. The plan includes
an acceptable species selection of deciduous trees, ornamental trees, shrubs and grasses to be
installed ((108) plantings total). The plants included in the plan are hardy under local growing
conditions, tolerant and/or resistant to major insect and disease problems and fairly low
maintenance. All plant sizes, root and container classes included in the plan conform to the City
of Oak Park Heights zoning ordinance requirements.
Landscape Details (Sheet L1.02)
Planting Notes/Planting Detail
The landscape notes and planting detail submitted is still incomplete. Please see my notes next
to each of the following items to include on the final plans:
1. All trees must be landscape grade trees of good form and structure not Park Grade trees.
Trees with poor form will be more prone to storm damage and failure in the future. Please
include this in the planting notes
2. Burlap, wire and all rope must be removed from the top 12" of the root ball on all trees.
Please include this in the planting notes.
TREE CITY U.S.A.
3. All trees must be straight and not need staking after planting. Contractor shall stake trees
only if the tree(s) begin to lean within the guarantee period, please include this in the final
planting notes.
4. The landscape contractor is required to plant trees and shrubs according to the approved
planting detail diagrams and landscape notes submitted with the final approved landscape
plan. This will be checked after planting and any deviations from the plans must be
corrected before the landscaping will be approved by the City, this must be noted in the
final plans.
5. Contractors doing any type of tree work must secure a City of Oak Park Heights Tree
Worker's License for 2024 from the City of Oak Park Heights Building Department. All
required documents must be submitted with the application.
6. The City Arborist will conduct an Initial Landscape Inspection after all plants/trees, mulch,
etc. have been installed.
7. The City Arborist will conduct a Final Landscape Inspection typically (1) year after
installation, at the end 0' the plant guarantee period. For Final Acceptance of Installation
and Landscape Plants the specified planting procedures must have been followed and all
plants must be alive and in good condition at the end of the plant guarantee period
Additional Resources
If you are in need of some further information on the City of OPH Ordinances and Other
Resources in Regards to Trees, Planting and Landscaping please reference the following items:
c City of OPH Ordinances
o 401 (see 401.16 Design Guidelines Ordinance)
o 1302 (Shade Tree Diseases and Pests)
o 1304 (Tree Ordinance)
o 1305 (Shade Tree Program)
o 1307 (Tree Protection)
o City of OPH Development Application Packet (see Pages 10-12)
o City of OPH Design Guidelines Packet (see Pages 25 & 26)
o City of OPH Tree Species List
o City of OPH Tree Workers License Application
o American Standard for Nursery Stock (ANSI Z60.1-2014 is the most recent version)
published by AmericanHort
Please contact me if you have any questions regarding this landscape plan review. Please feel
free to forward my comments to the development team for this project.
2
TREE CITY U.S.A.
►5
Srdnier ronc,,itn
Sta ntec 733 Marquette Avenue Suite 1000,Minneapolis MN 55402-2309
January 4, 2024
File 193800151
Attention: Mr. Jacob Rife
City of Oak Park Heights
14168 Oak Park Blvd
Oak Park Height, MN 55082
Reference: Take 5 Oil Change— Plan Review
Dear Jake
As requested, we have reviewed the revised plans dated December 26, 2023 regarding the proposed oil
change facility at the southwest quadrant of Krueger Lane North and 60th Street North. Following are our
comments and/or recommendations:
Sheet C3.01 —Site Plan
1 Refer to the Fire Department review of fire lanes and circulation
2 The plan should identify the locations of the regular-duty and heavy-duty pavement sections.
Sheet C4.01 —Grading Plan
1. It appears that the drainage near the northerly entrance must flow northerly to the existing curb cut;
however, the proposed spot elevations indicate only a 0.02' grade drop across this entrance. The
grading should be revised in this area to ensure drainage reaches the curb cut; a valley gutter
across this entrance may be needed
2. There is grading proposed on the adjacent lot to the west. The applicant should ensure that if this
property is owned by a different entity that they have the appropriate permissions to complete the
proposed work.
Sheet C5.01 —Erosion Control Plan
1. A sediment control BMP should be installed at the existing curb cut at the northeasterly corner of
the adjacent lot immediately to the west.
2 The City reserves the right to require additional erosion control measures as determined/necessary
during the construction of the project
January 4, 2024
Mr Jacob Rife
Page 2 of 3
Reference: Take 5 Oil Change-Plan Review
Sheet C6.01 —Utility Plan
1 The size and material type of the existing sewer and water stubs should be called out on the plan.
2. Per the record plans for the utility stubs, the water service is 6" in diameter The plan should call
out a 6" gate valve and box and any proposed changes (i.e. reductions) in pipe diameter between
the valve and the proposed building.
3. If the building is required to be sprinkled, a 1.5" diameter water service is likely not sufficient
4. The Fire Marshal shall review the proposed watermain and determine the need for a fire hydrant on
the subject property. If a hydrant is required, it shall be provided and installed per city standards
and detail plates.
5 The watermain, sanitary sewer lines. and storm sewer facilities that serve the site will be private
and maintained by the owner.
Sheet C9.01 — Details
1 The pavement section thicknesses need to be called out on the details.
General Notes
1. Review of parking, lighting landscaping, or building items is by others.
2. The Owner shall be responsible for obtaining all required permits.
3 The City reserves the right to inspect the construction of the project. The City must be notified of
and be included in the preconstruction meeting.
If you have any questions or require further information, please do not hesitate to contact me
Regards,
btantec Consulting Services Inc.
)-yi
MN,WI,CA
Principal
Phone:612-712-2085
Lee.Mann@stantec corn
c. ftle
Julie Hultman, Building Official
Andrew Kegley, Director of Public Works
January 4,2024
Mr.Jacob Rife
Page 3 of 3
Reference: Take 5 Oil Change—Plan Review
Scott Richards,City Planner
RESOLUTION NO.
CITY COUNCIL
CITY OF OAK PARK HEIGHTS
WASHINGTON COUNTY, MINNESOTA
A RESOLUTION ESTABLISHING FINDINGS OF FACT AND
RESOLUTION OF THE CITY COUNCIL THAT THE REQUEST BY
JARMAN DEVELOPMENT FOR PLANNED UNIT DEVELOPMENT
- GENERAL PLAN; FINAL PLAT; CONDITIONAL USE PERMITS;
AND SITE PLAN/DESIGN STANDARDS REVIEW FOR A TAKE 5
OIL CHANGE AT 60" STREET NORTH AND KRUEGER LANE BE
APPROVED WITH CONDITIONS
WHEREAS,the City of Oak Park Heights has received a request from Jarman
Development to construct a Take 5 Oil Change at 60`h Street North and Krueger Lane
within the Oak Park Heights Retail development. The application consists of a request for
a Planned Unit Development—General Plan; Final Plat of Brackey Fifth Addition;
Conditional Use Permits to allow for minor repair including oil changes, and for parking;
and Site Plan/Design Guidelines review; and after having conducted a public hearing
relative thereto, the Planning Commission of Oak Park Heights recommended that the
application be approved with conditions. The City Council of the City of Oak Park
Heights makes the following findings of fact and resolution:
1. The real property affected by said application is legally described as
follows, to wit:
SEE ATTACHMENT A
and
2. The applicant has submitted an application and supporting documentation
to the Community Development Department consisting of the following items:
SEE ATTACHMENT B
and
3. The property is zoned B-2 General Business District in which minor auto
repair including oil changes is a Conditional Use; and
4. The site was granted Concept approval as part of the Planned Unit
Development in June 2016 for the Oak Park Heights Retail development. A General Plan
approval is now required for development of the subject lot; and
5. The lot is currently platted as Outlot A. Review of a Final Plat for
Brackey Fifth Addition is now required for the subject lot; and
6. A Conditional Use Permit is required to allow for minor auto repair
including oil changes in the B-2 General Business District; and
7. A Conditional Use Permit is required to allow 10 parking spaces to be
constructed where 5 are required; and
8. Site Plan/Design Standards review is required for the construction of the
new building and site; and
9. City staff prepared a planning report dated January 4, 2024,reviewing the
request; and
10. Said report recommended approval of the requests subject to the
fulfillment of conditions; and
11. The Planning Commission held a public hearing at their January 11, 2024,
meeting, took comments from the applicants, closed the public hearing, and
recommended the application for approval with conditions.
NOW,THEREFORE,BE IT RESOLVED BY THE CITY COUNCIL FOR
THE CITY OF OAK PARK HEIGHTS THAT THE CITY COUNCIL APPROVES
THE FOLLOWING:
A. The application submitted by Jarman Development to construct a Take 5 Oil
Change at 60th Street North and Krueger Lane within the Oak Park Heights Retail
development. The application consists of a request for the following:
• Planned Unit Development—General Plan
• Final Plat of Brackey Fifth Addition
• Conditional Use Permits to Allow for Minor Repair Including Oil Changes
• Conditional Use Permit for Parking
• Site Plan/Design Guidelines Review
affecting the real property as follows:
SEE ATTACHMENT A
Be and the same as hereby approved by the City Council of the City of Oak Park Heights
with the following conditions:
1. The Applicant shall be allowed to go through the review process, but no
building permit shall be issued until after July 1, 2024.
2. The Final Plat shall be subject to City Engineer and City Attorney review
and approval.
2
3. The utility plan shall be subject to the City Engineer review and approval.
The grading and drainage plans shall be subject to the review and approval
of the City Engineer and the Brown's Creek Watershed District.
4. All noise generated from the business shall be compliant with Section
401.15.B.11 of the Zoning Ordinance. The service doors to the building
shall always be closed except when vehicles are moved in and out of the
service entrances.
5. All lighting fixtures shall be full cut off and installed in compliance with
the lighting standards of the Zoning Ordinance. The total height of the
ground mounted light fixtures shall not exceed 25 feet.
6. The outdoor lighting shall be turned off one hour after closing, except for
approved security lighting.
7. The landscape plan shall be subject to City Arborist review and approval.
8. Mechanical equipment that is located on the roof or visible from street
level or from neighborhood properties shall be screened with materials
that blend harmoniously with the building facade materials.
9. Signage shall be limited to one wall sign per facade and subject to the
requirements of Section 401.15.G.8 of the Zoning Ordinance.
10. All signage shall be subject to final review and approval of City Staff for
conformance with Zoning Ordinance standards. The sign lighting should
be designed such that only the text and logo portions of the signs are to be
lit at night. Staff shall approve the lighting specifications for signs at the
time of permitting.
11. All auto repair activities shall be conducted indoors.
12. All storage of trash, recycling, materials, parts, and supplies shall be
interior to the building or totally within the trash enclosure.
13. The applicant shall receive and retain, if required, a Hazardous Waste
Generators License from Washington County.
14. The Planning Commission was favorable to, and the City Council
approves the building material selection and colors.
15. The Planning Commission was favorable to, and the City Council
approves the transparency of the building elevations.
3
16. The site plan shall be subject to the review and approval of the Fire
Marshal
Approved by the City Council of the City of Oak Park Heights this 23`d day of January
2024.
Mary McComber, Mayor
ATTEST:
Jacob Rife, City Administrator
4