HomeMy WebLinkAbout2025-10-09 Planning Commission Meeting Packet
PLANNING COMMISSION MEETING AGENDA
Thursday, October 9, 2025
6:00 P.M.
I. Call to Order / Pledge of Allegiance
II. Approval of Agenda
III. Approve August 14, 2025 Planning Commission Meeting Minutes (1)
IV. Department / Commission Liaison / Other Reports
V. Visitors/Public Comment
This is an opportunity for the public to address the Commission with questions or comments on issues that are or
are not part of the regular Agenda. Please limit comments to three minutes in length.
VI. Public Hearings
A. Nickolas and Jessica Ross CUP – 5420 O’Brien Ave. N.: Review and consider an application
for a Conditional Use Permit to allow a setback that is less than required and for
construction in a side yard for an accessory building at 5420 O’Brien Ave. N. (2)
B. ABJKM Holdings LLC CUP – 14608 60th St. N.: Review and consider an application from
Kevin Pattah on behalf of ABJKM Holdings LLC for a Conditional Use Permit to allow a
cannabis retail dispensary at 14608 60th St. N. (3)
C. Stillwater Auto Holdings CUP – 14819 59th St. N.: Review and consider an application from
Dave Triemert for a Conditional Use Permit for construction of an additional parking lot for
Central Automotive at 14819 59th St. N. (4)
VII. New Business
VIII. Old Business
IX. Informational
X. Adjourn.
Enclosure 1
PLANNING COMMISSION MEETING MINUTES
Thursday, August 14, 2025
I. Call to Order/Pledge of Allegiance:
Chair Van Denburgh called the meeting to order @ 6:07 p.m. Present: Commissioners Husby,
Kremer and Van Dyke; City Administrator Rife, City Planner Richards, and City Councilmember
Liaison Representative Liljegren. Absent: Commissioner Nelson.
II. Approval of Agenda:
Commissioner Van Dyke, seconded by Commissioner Kremer, moved to approve the Agenda as
presented. Carried 4-0.
III. Approval of July 10, 2025 Meeting Minutes:
Commissioner Van Dyke, seconded by Commissioner Kremer, moved to approve the Minutes as
presented. Carried 4-0.
IV. Department / Commission Liaison / Other Reports:
City Councilmember Liaison Representative Liljegren updated the Commission as to the City
Council having accepted the recommendation of the Planning Commission and approved the
Cannabis Retail Dispensary CUP request from Cryptic Stock Movement LLC and that they also
held discussion regarding food trucks.
City Administrator Rife added that the City Council is allowing four cannabis licensed business
within the City and provided an update on the new well project, known as Well 3, at the West
side of the City, near Kwik Trip.
Brief conversation was had as to the status of the 58th St. Project. City Administrator Rife noted
that it is a County project connecting 58th St. N. to Manning Ave. and updated the Commission
as to the timing of work to his knowledge.
Planning Commission Minutes
August 14, 2025
Page 2 of 3
V. Visitor / Public Comment: None.
VI. Public Hearings:
A. Robert Benson CUP – 1899 Upper 55th St. N.: Review and consider an application from Robert
Benson for a Conditional Use Permit to allow a setback less than what is required, for a sconed
accessory structure, and for construction in a side yard for an accessory building at 14899 Upper
55th St. N.
City Planner Richards reviewed the August 6, 2025 Planning Memorandum to the request,
noting City staff recommendation for approval.
Chair Van Denburgh opened the public hearing at 6:17 p.m. and invited public comment.
Robert Benson – 14899 Upper 55th St. N.: addressed the Commission, stating the shed
would be to place outside equipment and to keep their yard looking nice.
There being no public comment, Commissioner Husby, seconded by Commissioner Van Dyke
moved to close the public hearing at 6:19 p.m. Carried 4-0.
Commissioner Kremer, seconded by Commissioner Van Dyke, moved to recommend City
Council approval of the request, subject to the conditions within the planning
memorandum, specifically that:
1. The final grading for the proposed structure shall be subject to approval of the City
Engineer. If the proposed structure creates any adverse water runoff impact to the
adjacent property, the Applicant/Owner shall take measures to mitigate the issues
subject to review and approval of the City Engineer.
2. Any exterior mechanical equipment associated with the shed shall be screened.
3. The exterior of the proposed shed shall be finished with siding and in a color to
match the current principal building exterior.
4. No kitchens or bathrooms shall be allowed in the proposed shed.
5. The Applicant shall apply for and receive a building permit for the structure. All
applicant building code requirements shall be met.
Carried 4-0.
Planning Commission Minutes
August 14, 2025
Page 3 of 3
VII. New Business:
A. Review Bylaws: City Administrator Rife reviewed proposed clean-up amendments to the
Planning Commission Bylaws.
Discussion ensued as to the proposed amendments. Commissioner Kremer stated
opposition to not requiring Planning Commissioner attendance and expressed that he felt it
was good for the Planning Commission to show their dedication to their Commission
appointment, by attending City Council meetings. Commissioner Husby expressed that it has
been helpful to have Planning Commission representation at the City Council, when there is
a Planning item on the Agenda on occasion, where insight is needed. It was also agreed that
if a matter is on the Agenda for public hearing and that the applicant is not present or
represented and there are questions, the matter gets tabled to the next meeting.
Commissioner Kremer, seconded by Commissioner Van Dyke, moved to recommend
acceptance of the amended Bylaws proposed by City Administrator Rife, with the proposed
amendment to Article 5.f. stating that a Planning Commission member attend City Council
meetings that have a Planning Commission item on the Agenda.
Carried 4-0.
VIII. Old Business: None.
IX. Informational: None.
X. Adjourn. Commissioner Kremer, seconded by Commissioner Nelson, moved to adjourn at 6:31
p.m. Carried 4-0.
Respectfully submitted,
Julie Hultman
Building Official
MEMORANDUM
TO: Jacob Rife
FROM: Scott Richards
DATE: September 30, 2025
RE: Oak Park Heights – Setback Conditional Use Permit for Accessory
Building – 5420 O’Brien Avenue North
TPC FILE: 236.05 – 25.03
BACKGROUND
Nickolas and Jessica Ross (Applicants) have submitted an application for a Conditional
Use Permit (CUP) required for placement of an accessory building in the side yard at
5420 O’Brien Avenue North. The proposed accessory building is 80 square feet and will
be located on the north side of the garage on an existing concrete slab.
The property is zoned R-1 Single Family Residential District.
EXHIBITS
The review is based upon the following submittals:
Exhibit 1: Project Narrative
Exhibit 2: Location Map/Site Plan
Exhibit 3: Building Plan
Exhibit 4: Site Photos
PROJECT DESCRIPTION
The project description for the application is as follows and found as Exhibit 1.
We are seeking a Conditional Use Permit to install a shed next to our garage (north
side). The shed will be purchased, built and installed by Tuff Shed and will be 8’x10’,
with a height of 6.5’. Shed would be about 2’ from the wall of the garage and 11’ from
the property line to the north. Shed would be used for outdoor power equipment and
woodworking tools.
Reasons for wanting to put this in the side yard and not the backyard.
•It already has a concrete foundation which held a shed the previous owners had.
I’ve attached a Google street view image.
Enclosure 2
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• North side of backyard is downhill from neighbors’ yard and has quite a bit of
water run-off and the foundation might not be stable.
• We do not have an area in our backyard that is flat enough for an 8’x10’ shed
and also more than 5’ from our property line.
• Several trees in our backyard also inhibit our ability to build a shed and
foundation we would not like to remove any trees as they are all healthy.
• Both of our immediate neighbors also have sheds in the side yards, I’m assuming
they were grandfathered in but we like the look of it and also would make life
easier when it snows.
Attached google street view photo and GIS Image (which was provided by Julie) show a
shed previously in the exact place we want to put one.
ISSUES ANALYSIS
Comprehensive Plan
The property is designated as low density residential in the Comprehensive Plan
Proposed Land Use Map. The request for the accessory building is consistent with the
Comprehensive policies related to low density land use.
Zoning
The property is zoned R-1 Single Family Residential District. The accessory building
requirements in Section 401.15.D of the Zoning Ordinance require that the structures be
in a rear yard, be five or more feet from side lot lines, eight feet from the rear lot line and
six feet from any other structure on the same lot, unless requirements of the Building
Code are addressed.
Accessory buildings are required to be in the rear yard. In this case, the shed will be
placed in the side yard adjacent to the house. The Applicants have indicated in the
project narrative that the trees, topography and drainage would not allow placement in
the rear yard. A Conditional Use Permit would be required for the proposed structure in
the side yard.
The Applicants have provided a site plan that indicates the placement of the structure
two feet from the house and 11 feet to the property line. The Zoning Ordinance
requires a five foot setback to the property line and six foot setback to the house unless
Building Code requirements are met. The shed will be required to be constructed in
accordance with the Building Code to allow a two foot separation.
Drainage
The City Engineer will review the drainage for the site. There should be no issues with
drainage on the side lot in that the shed will be 11 feet from the property line.
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Accessory Building Requirements
Section 401.15.D provides a list of requirements for construction of an accessory
building on a property. Please find a review of those criteria:
1. Connection with Principal Building. An accessory building shall be
considered an integral part of the principal building if it is connected to the
principal building by a covered passageway.
Comment: The house and shed will not be attached.
2. Location. No accessory buildings shall be erected or located within any
required yard other than the rear yard except by approval of a conditional use
permit according to the provisions of Section 401.03 and Section 401.15.D.13 of
this Ordinance.
Comment: A Conditional Use Permit has been requested to allow the shed
structure in the side yard setback area.
3. Height/Setbacks. Accessory buildings shall not exceed twenty (20) feet in
height or exceed the height of the principal structure on the lot. Accessory
buildings shall be five (5) feet or more from side lot lines, eight (8) feet from the
rear lot line and shall be six (6) feet or more from any other building or structures
providing the requirements of the Building Code are met. Accessory buildings
shall not be located within a utility and/or drainage easement unless written
approval is obtained from the easement holder. The setback and height
requirements under this provision may be varied by approval of a conditional use
permit as provided for in Section 401.03 and Section 401.15.D.13 of this
Ordinance.
Comment: The proposed setback from the house is two feet that will be
addressed to comply with Building Code. All other setback and height
requirements will be met.
4. Lot Coverage. No accessory building or detached garage or combination
thereof within a residential district shall occupy more than twenty-five (25)
percent of the area of the rear yard except by approval of a conditional use
permit according to the provisions of Section 401.03 and Section 401.15.D.13 of
this Ordinance.
Comment: The proposed shed will be in the side yard.
5. Number of Structures. No building permit shall be issued for the construction
of more than one (1) private garage or storage structure for each detached single
family dwelling, commercial, industrial, public or institutional building except by
approval of a conditional use permit according to the provisions of Section
401.03 and 401.15.D.13 of this Ordinance. Every detached single-family
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dwelling unit erected after the effective date of this Ordinance shall be so
located on the lot so that at least a two (2) car garage, either attached or
detached, can be located on said lot.
Comment: The existing garage is part of the house. The proposed shed will be
the first detached structure on the lot.
6. Size. No accessory building for single family dwellings or combination of
attached and detached accessory buildings shall exceed one thousand, two
hundred (1,200) square feet of floor area, except by conditional use permit as
provided for in Section 401.03 and Section 401.15.D.13 of this Ordinance.
Comment: The total area of the garage and proposed shed will be
approximately 650 square feet.
7. Administrative Approvals. Storage buildings one hundred twenty (120) square
feet or less and in conformance with the provisions of this Ordinance may be
approved by the Building Official without a building permit and may be in excess
of the number of structures allowable in Section 401.15.D.5. above.
Comment: The proposed shed at 80 square feet will not require a building
permit.
8. Building Permit. No building permit shall be issued for the construction of an
accessory building in a residential district when an existing detached garage or
other accessory building is located on the same lot, except by conditional use
permit as provided for in Section 401.03 and Section 401.15.D.13 of this
Ordinance.
Comment: The proposed shed is the first detached accessory structure on the
lot.
9. Accessory Uses. No accessory uses or equipment such as air conditioning
cooling structures or condensers, swimming pools, and the like which generate
noise may be located in a side yard except for side yards abutting streets where
equipment is fully screened from view.
Comment: Any exterior mechanical equipment associated with the shed will
need to be screened.
10. Compatibility. The same or similar quality exterior material shall be used in the
accessory building and in the principal building. All accessory buildings shall
also be compatible with the principal building on the lot. “Compatible” means that
the exterior appearance of the accessory building including roof pitch and style is
not at variance with the principal building from an aesthetic and architectural
standpoint.
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Comment: The exterior of the shed will need to be designed to complement
the current principal building exterior.
Conditional Use Permits
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. There is
limited area in the rear yard to construct a shed. The shed should not have an
impact on the adjoining property, and there is no impact on public services or
traffic.
CONCLUSION/RECOMMENDATION
The Planning Commission should consider the application for a Conditional Use Permit
required for placement of an accessory building in the side yard at 5420 O’Brien
Avenue North. If the Planning Commission is favorable to the request, it should
consider the following conditions:
1. Any exterior mechanical equipment associated with the shed shall be
screened.
2. The exterior of the proposed shed shall be finished with siding and in a
color to match the current principal building exterior.
3. No kitchens or bathrooms shall be allowed in the proposed shed.
4. All applicable Building Code requirements shall be met to address the
proximity of the proposed shed to the house.
PC: Julie Hultman
Condi&onal Use Permit Request
5420 Obrien Ave N, Oak Park Heights, MN 55082
Nickolas & Jessica Ross
Project NarraAve
We are seeking a CondiAonal Use Permit to install a shed next to our garage (north side). The shed will
be purchased, built and installed by Tuff Shed and will be 8’x10’.
Reasons for wanAng to put this in the side yard and not the backyard
-It already has a concrete foundaAon which held a shed the previous owners had. I’ve aWached a
Google street view image.
-We do not have an area in our backyard that is flat enough for an 8’x10’ shed and also more than
5’ from our property line
o Several trees in our backyard also inhibit our ability to build a shed and foundaAon and
we would not like to remove any trees as they are all healthy.
-Both of our immediate next door neighbors also have sheds in the side yard, I’m assuming they
were grandfathered in but we like the look of it and also would make life easier when it snows.
Shed would be about 2’ from the wall of the garage and 11’ from the property line to the North.
Exhibit 1
Condi&onal Use Permit Request
5420 Obrien Ave N, Oak Park Heights, MN 55082
Nickolas & Jessica Ross
Project NarraAve
We are seeking a CondiAonal Use Permit to install a shed next to our garage (north side). The shed will
be purchased, built and installed by Tuff Shed and will be 8’x10’, with a height of 6.5’.
Shed would be about 2’ from the wall of the garage and 11’ from the property line to the North.
Shed would be used for outdoor power equipment and woodworking tools.
Reasons for wanAng to put this in the side yard and not the backyard
-It already has a concrete foundaAon which held a shed the previous owners had. I’ve aYached a
Google street view image.
-North side of backyard is down hill from neighbors yard and has quite a bit of water run-off and
the foundaAon might not be stable.
-We do not have an area in our backyard that is flat enough for an 8’x10’ shed and also more than
5’ from our property line
o Several trees in our backyard also inhibit our ability to build a shed and foundaAon and
we would not like to remove any trees as they are all healthy.
-Both of our immediate next door neighbors also have sheds in the side yard, I’m assuming they
were grandfathered in but we like the look of it and also would make life easier when it snows.
AYached google street view photo and GIS Image (which was provided by Julie) shows a shed previously
in the exact place we want to put one.
Exhibit 2
Exhibit 3
Exhibit 4
PLANNING REPORT
TO: Jacob Rife
FROM: Scott Richards
DATE: October 1, 2025
RE: Oak Park Heights – Conditional Use Permit for a Cannabis Retail
Dispensary – 14608 60th Street North
TPC FILE: 236.02 – 25.05
BACKGROUND
Kevin Pattah of ABJKM Holdings, LLC (Owner) / Boundary Waters Capital LLC
(Applicant) has made application for a Conditional Use Permit for a cannabis retail
dispensary at 14608 60th Street North. The retail dispensary will be in the Joseph’s
restaurant space, where it is proposed to occupy the entire building. It is expected that
the restaurant will move to a different location in the area. The business would be
known as Mango Cannabis.
Section 1413 of the City Code regulates the operation of cannabis and hemp
businesses, and Section 401.18 of the Zoning Ordinance addresses the zoning
requirements for cannabis and hemp business operations.
The review is based upon the following submittals:
Exhibit 1: Project Narrative
Exhibit 2: Preliminary License Approval – Minnesota Office of Cannabis
Management – June 6, 2025
Exhibit 3: Location Map
Exhibit 4: Floor Plan
Exhibit 5: Cannabis Sales Buffer Map – City Wide
Exhibit 6: Section 401.18 – Cannabis Business and Hemp Business Operations -
Zoning Ordinance
PROJECT DESCRIPTION
The project narrative is found as Exhibit 1. The introduction to the narrative that
provides an overview is as follows:
Enclosure 3
2
ABJKM is the real estate holding company that currently holds the lease with an option
to buy agreement with L&F Holdings LLC for the property located at 14608 60th Street
North Oak Park Heights, Minnesota. It is our understanding that the Conditional Use
Permit stays with the property for at least one year and as such will remain in effect
while ABJKM Holdings completes the required construction updates laid out in our site
plans.
Boundary Waters Capital, LLC will be the licensee holder at the same property, holds a
preliminary approval, and will lease the property from the real estate holding company
once all OCM and Oak Park Heights requirements are met including completion of
upgrades and gaining a full license from OCM, Boundary Waters Capital LLC has
submitted a retail registration to the City of Oak Park Heights with the understanding
that it will not be processed until the CUP is approved by the City Council.
The business will operate responsibly and professionally, with a strong emphasis on
community safety, regulatory compliance and minimal impact on surrounding properties.
ISSUES ANALYSIS
Adjacent Uses. Uses adjacent to the subject site include Highway 36 to the south,
and commercial development to the east, north and west.
Comprehensive Plan. The property is designated as Commercial on the Proposed
Land Use Map. Use of the site as a retail use is consistent with the Comprehensive
Plan.
Zoning. The property is zoned B-2 General Business District. Section 401.30.E.12 of
the Zoning Ordinance lists cannabis retailers as a conditional use in the B-2 General
Business District. Boundary Waters Capital LLC has received preapproval from the
Minnesota Office of Cannabis Management for a microbusiness license. The definition
of microbusiness allows for both growing and sales of cannabis products. The B-2
District only allows for a cannabis retailer and no growing operations. A condition will
be placed limiting the allowed use. The criteria for review of a conditional use are found
as follows:
Conditional Use Permit Criteria. 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.
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9. The proposed use’s conformity with all performance standards contained herein (i.e.,
parking, loading, noise, etc.).
Comment: The Planning Commission should review the above criteria regarding the
request for the conditional use permits with this application. City Staff sees no issues
with the request as proposed.
The Applicant has provided the following comments regarding land use and the
conditional use permit:
• The proposed facility meets all zoning and buffering requirements set by local
ordinance.
• The property’s main road location, ample parking, and commercial zoning make
it compatible with surrounding land uses.
• With limited hours, strict access controls, and a professional security plan, the
facility will not negatively impact neighboring properties, public parks, or
community resources.
• All exterior modification to the building wall will obtain the necessary permits and
approvals from the city of Oak Park Heights in accordance with the standards
and conditions of the B-2 General Business District.
Regulation of Cannabis Businesses and Hemp Businesses. Section 1413 of the
City Code provides the process and registration of cannabis and hemp businesses.
This is the second application for this type of business in the City, and Section 1413.08
limits the number of cannabis businesses to four.
Cannabis Businesses and Hemp Businesses. Section 401.18 of the Zoning
Ordinance provides minimum buffer requirements, hours of operation, and regulations
related to noise, odor, signage, lighting, security, and outdoor use. A review of those
requirements is as follows:
Minimum Buffer Requirements. Section 401.18.A. of the Zoning Ordinance provides the
following buffer requirements:
1. The operation of a cannabis business is prohibited within:
a. One Thousand (1,000) feet of a school property line.
b. Five Hundred (500) feet of a daycare principal building.
c. Five Hundred (500) feet of a residential treatment facility.
d. Five Hundred (500) feet of an attraction within a public park that is
regularly used by minors, including a playground or athletic field.
As measured in a straight line from the closed part of the building or actual leased
space of the Cannabis Business use-principal to the property line to the school, the
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closed part of the principal daycare building, residential treatment facility and/or
attraction within a public park.
Comment: The buffer map attached as Exhibit 5 show that the proposed location meets
all buffering requirements.
Noise. Section 401.18.B of the Zoning Ordinance provides the following requirement:
There shall be no noise carrying beyond a lot upon which a business is located, except
for normal car and pedestrian activity.
Comment: This will be a condition of approval.
Odor. Section 401.18.C of the Zoning Ordinance provides the following requirement:
Cannabis Businesses and Hemp Businesses shall be ventilated so that all odors cannot
be detected by a person with a normal sense of smell at the exterior of the facility or at
any adjoining use or property; they shall not produce noxious or dangerous gases or
odors or otherwise create a danger to any person or entity in or near the facilities.
Comment: This will be a condition of approval.
Hours of Operation. Section 401.18.D of the Zoning Ordinance provides the following
requirement:
1. Cannabis businesses are limited to retail sales of cannabis, cannabis flower,
cannabis products, lower-potency hemp edibles, or hemp-derived consumer
products between the hours of 10:00 a.m. and 9:00 p.m., seven days a week.
Comment: The Applicant has included the City hour limitations in the application
materials, and it will be a condition of approval.
Signs. Section 401.18.E of the Zoning Ordinance provides the following requirement:
Cannabis and Hemp Businesses are subject to City Ordinance Section 401.15.G.8.d.1
regulating freestanding signs and are permitted one wall sign subject to the maximum
size and heights of City Ordinance Section 401.15.G.8.d.2.d. All other signs are
prohibited.
Signs shall only contain words and shall not contain or depict a cannabis flower,
cannabis product, hemp edible, hemp derived edible consumer product, or any other
logo, picture, image or symbol intended to denote or suggest cannabis, hemp, or related
paraphernalia. Additionally, a business logo containing the above depictions shall not
be displayed as part of any exterior signage. No products, interior signage,
advertisements or the like attention getting items shall be placed or displayed that may
be visible from the exterior of the Cannabis Business or Hemp Business. This section
shall apply to any and all signs, including temporary, sandwich boards, etc.
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Comment: A sign plan is discussed in the project narrative. The signs will need to
comply with all sign requirements, and a sign permit will be required. This will be a
condition of approval.
Lighting. Section 401.18.F of the Zoning Ordinance provides the following requirement:
All lighting shall be shielded and angled in such a way as to prevent light from spilling
outside of the boundaries of the parcel(s) or premises or directly focusing on any
surrounding uses.
Comment. A lighting plan has been provided in the project narrative. All light fixtures
shall be full cut off and consistent with Section 401.15.B.7 of the Zoning Ordinance as it
relates to lighting requirements. This will be a condition of approval.
Security. Section 401.18.G of the Zoning Ordinance provides the following requirement:
Any security bars, gates or grills shall be retractable, shall remain open and retracted
when the Cannabis or Hemp business is open to the public or otherwise in operation
and shall not be installed on the exterior of the building.
Comment. The project narrative discusses the security plan. The security plan shall be
subject to the review and approval of the Police Chief and will be a condition of
approval.
Outdoor Use. Section 401.18.H of the Zoning Ordinance provides the following
requirement:
All uses and activity shall be conducted indoors, with no storage or activity allowed.
Comment. This will be a condition of approval.
Site Plan/Design Guidelines Review. At this time the Applicant is not pursuing
changes related to site plan or building Design Guidelines review. They have indicated
that if changes to the site or building are necessary, they will pursue an application for
Site Plan/Design Guidelines review.
Parking. Section 401.15.F.9 of the Zoning Ordinance requires one spaces per each
400 square feet of floor area for a building for a retail use. The parking calculation for
this site is as follows:
4,880 square feet x .9 = 4,392 square feet / 400 = 11 Stalls
The building requires 11 stalls. The site currently has approximately 60 parking spaces.
There is a surplus of parking. In that no changes are to be made to the site or to the
building at this time, no process is required. If Design Guidelines and Site Plan review
is required at a later date with anticipated updates, the parking will be reviewed again.
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Tree Preservation/Landscaping. There will be no change to the site landscaping with
this application.
Grading and Drainage. There will be no change to the grading and drainage of the
site.
Utilities. There will be no impact on the utilities of the site.
Mechanical Equipment. There will be no alteration of the building mechanical
equipment to accommodate this use.
Trash/Recycling. The Applicant shall indicate how trash storage and recycling is
handled at this site.
CONCLUSION / RECOMMENDATION
Subject to the preceding review, City staff recommends the Planning Commission
consider the Conditional Use Permit application for a cannabis retail dispensary at
14608 60th Street North, subject to the following conditions:
1. The business operations shall be limited to retail cannabis product sales with no
growing or manufacturing operations on site.
2. The business shall not create noise carrying beyond the lot upon which the
business is located as specified in 401.18.B of the Zoning Ordinance.
3. Site Plan and Design Guideline review for changes to the site shall be required
as required by the Zoning Ordinance and determined by the City.
4. The business shall be ventilated so that odors cannot be detected by a person
with a normal sense of smell at the exterior of the facility or at any adjoining use
or property; the business shall not produce noxious or dangerous gases or odors
or otherwise create a danger to any person or entity in or near the facilities as
specified in 401.18.C of the Zoning Ordinance.
5. The business hours of operation shall be limited to between 10:00 a.m. and 9:00
p.m., seven days a week as specified in 401.18.D of the Zoning Ordinance.
6. All signage shall comply with all sign requirements of 401.15.G and 401.18.E of
the Zoning Ordinance and a sign permit shall be required.
7. All lighting shall be shielded and angled in such a way as to prevent light from
spilling outside of the boundaries of the parcel(s) or premises or directly focusing
on any surrounding uses as specified in 401.15.B.7 and 401.18.F of the Zoning
Ordinance.
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8. The Fire Chief and Police Chief shall review and approve the security plans
addressing public safety, and the business shall comply with all provisions of
Section 401.18.G of the Zoning Ordinance and the approved security plans.
9. All uses and activity shall be conducted indoors, with no exterior storage or
activity allowed as specified in 401.18.H of the Zoning Ordinance.
10. If traffic, parking or delivery issues develop in the immediate area that are
attributable to the proposed use, the Applicant may be required by the City to
implement traffic, parking or delivery control measures as determined by the
City.
11. Any mechanical equipment that is ground mounted or visible from adjacent
streets shall be screened as required by the Zoning Ordinance.
12. All trash and recycling shall be disposed of in the containers provided on site.
13. Any other conditions of City Staff, the Planning Commission and the City Council.
C: Julie Hultman
ABJMK Holdings LLC
Project Narrative – Retail Cannabis Facility
Overview
ABJKM Holdings is the real estate holding company that currently holds a lease with option to
buy agreement with L & F Holdings LLC for the property located at 14608 60th St N Oak Park
Heights Minnesota. It is our understanding that the Conditional Use Permit stays with the
property for at least one year and as such will remain in effect while ABJKM Holdings
completes the required construction updates laid out in our site plans.
Boundary Waters Capital, LLC will be the licensee holder at the same property, holds a
preliminary approval, and will lease the property form the real estate holding company once all
OCM and Oak Park Heights requirements are met including completion of upgrades and gaining
a full license from OCM. Boundary Waters Capital LLC has submitted a retail registration to the
city of Oak Park Heights with the understanding that it will not be processed until the CUP is
approved by the city council.
The business will operate responsibly and professionally, with a strong emphasis on community
safety, regulatory compliance, and minimal impact on surrounding properties.
Hours of Operation
•Seven days per week: 10:00 AM – 9:00 PM
•Consistent hours reduce late-night traffic and provide predictability for both customers
and neighbors.
•Deliveries and service vehicles will only occur during business hours.
Employment
•Initial Staffing: 8–10 employees (including retail, security, and management).
•Future Growth: 15–18 employees by Year Three.
•Employees will undergo background checks, fingerprinting, and OCM-mandated
compliance training.
•Employment will provide stable jobs for local residents and contribute to the local
economy.
Exhibit 1
Customer Transactions & Traffic Management
• Expected 80–120 transactions per day during the first year.
• Customers will be verified at entry using valid, government-issued identification to
ensure compliance with age restrictions.
• Customer access will be limited to the lobby and retail sales floor.
• Adequate on-site parking is available to prevent overflow into residential areas.
• Operations are designed to avoid traffic congestion and will comply with all city parking
and circulation standards.
Cash Management
• Daily reconciliation of all sales and cash by dual staff.
• Cash stored in commercial-grade safes in restricted access areas.
• Deposits conducted regularly through financial institutions or licensed armored transport.
• Policies minimize the risk of theft and ensure accountability.
Security Plan
The facility will implement a comprehensive security system in compliance with OCM protocols
(MINN. STAT. 342.27.9 and 342.24.6) and Oak Park Heights Ordinance No. 2024-401-03
Key Components:
1. 24/7 Surveillance:
o Digital video cameras monitor interior and exterior, including entries/exits,
parking, restricted areas, and storage.
o Recordings retained for a minimum of 90 days.
2. Alarm System:
o Motion sensors, glass-break detectors, panic buttons, and professionally
monitored alarms.
o Backup power to maintain security during outages.
3. Access Control:
o Employees issued electronic keycards with role-specific access.
o Visitor protocol includes ID verification, log-in, visitor badges, and escorted
movement.
4. Perimeter Security:
o Reinforced doors/locks and well-lit parking and entryways.
o Knox Box for emergency responder access.
5. Secure Storage:
o Cannabis and cash stored in restricted access rooms located at the building’s
center.
o Continuous monitoring by surveillance and alarms.
6. Incident Reporting:
o Any theft, diversion, or suspicious activity reported immediately to law
enforcement and the OCM.
Lighting and Sign Plan
Lighting Plan
The facility’s exterior and parking areas will be illuminated in a manner that ensures safety and
security while minimizing impact on adjacent properties and public rights-of-way.
• Shielded Fixtures: All exterior lighting will be fully shielded and downward-facing to
eliminate glare and light spillage beyond the property boundaries.
• Angled Positioning: Fixtures will be angled appropriately to provide adequate
illumination of entryways, sidewalks, and parking areas while preventing light trespass
onto neighboring properties.
• Even Distribution: Lighting levels will comply with municipal standards and provide
uniform illumination without excessive brightness.
• Security Integration: Lighting will be coordinated with security cameras to enhance
visibility of monitored areas.
• Maintenance: Fixtures will be regularly maintained to ensure effective operation and
compliance with city requirements.
Sign Plan
The signage for the facility will comply fully with Oak Park Heights City Ordinance Sections
410.15.G.8.d.1 and 410.15.G.8.d.2.d.
• Content Restrictions:
o Signs will contain only words and will not display images, depictions, or symbols
of cannabis, cannabis products, paraphernalia, or related logos.
o No slang, promotional graphics, or imagery suggesting cannabis consumption will
be used.
• Design and Placement:
o Signs will be professional, modest in scale, and integrated into the building
design.
o Placement will comply with city requirements for location, height, and visibility.
• Illumination:
o If illuminated, signs will use shielded, externally lit fixtures to prevent glare or
light spillage onto adjacent properties.
o No flashing, moving, or digital signs will be used.
Land Use Compatibility
• The proposed facility meets all zoning and buffer requirements set by local ordinance.
• The property’s main road location, ample parking, and commercial zoning make it
compatible with surrounding land uses.
• With limited hours, strict access controls, and a professional security plan, the facility
will not negatively impact neighboring properties, public parks, or community resources.
• All exterior modification to the building will obtain the necessary permits and approvals
from the city of Oak Park Heights in accordance with the standards and conditions of the
B-2 General business district.
Conclusion
ABJKM Holdings LLC and Boundary Waters Capital, LLC are committed to operating a secure,
compliant, and community-conscious cannabis retail facility. The project will provide new
employment opportunities, generate tax revenue for the City of Oak Park Heights, and serve as a
responsible operator that prioritizes public safety and compliance with all OCM and municipal
requirements.
Outlook
FW: Congratulations on receiving a preliminary license approval for MICRO-A25-001031
From Jon <boundarywaterscapitalllc@gmail.com>
Date Mon 6/9/2025 8:36 AM
To Kimura Mercer <k.mercer@vicentellp.com>; Jerrico Perez <j.perez@vicentellp.com>;
kevin@mangocannabis.com <kevin@mangocannabis.com>
Some people who received this message don't often get email from boundarywaterscapitalllc@gmail.com. Learn why this
is important
Get Outlook for Mac
From: OCM_NOREPLY@accela.com <OCM_NOREPLY@accela.com>
Date: Friday, June 6, 2025 at 2:01 PM
To: BoundaryWatersCapitalLLC@gmail.com <BoundaryWatersCapitalLLC@gmail.com>
Subject: Congratulations on receiving a preliminary license approval for MICRO-A25-001031
Dear Jonathon Marvin Pattah,
We are pleased to inform you that you have received preliminary license approval. Please note that you
have 18 months to obtain a cannabis business license upon receiving this notification.
Please be aware this notice does not convey license approval. Your application is moving forward, but
you are not yet authorized to conduct any of the activities for any license type. To continue the process
and receive your license, you must first complete the following steps:
1.Engage with local governments. Begin discussions with your local government early to
understand and meet all local requirements, including zoning, any necessary conditional use
permits, and retail registration (if applicable). You must secure a physical location that complies
with local zoning ordinances and update your application documents showing you are compliant
with all local requirements. You are strongly encouraged to do this at the earliest stage possible
before you invest in any location.
2.Submit final documents. Preliminarily approved applicants will submit final application materials
to OCM when they can demonstrate compliance with all applicable rules. The materials include
details about the site location, final operational documentation, and documentation of any
ownership changes, and are referred to as final plans of record. Links to complete online fillable
forms that will make up your final plans of record are at:
https://mn.gov/ocm/businesses/licensing/final-plan-of-record.jsp.
3.Once you have completed and submitted the online forms, you will receive PDFs of your final
plans of record via email that must be uploaded to the Office of Cannabis Management (OCM)
Exhibit 2
through Accela. OCM will forward your application to the local government indicated on your
application.
4. Local government zoning compliance cer tification. Local governments have 30 days to certify
that your application complies with zoning and land use ordinances. Important: be sure to engage
early with your local government so that you understand their timelines and process for local
zoning compliance certification. OCM recommends that preliminarily approved applicants wait
until all the required items for local approval have been met with their local government before
they submit their site registration. Additionally, be sure to remain in close communication with the
local government to ensure that they are prepared to review the application. Please review the
guidance for local governments regarding zoning compliance certification located here:
https://mn.gov/ocm/local-governments/localgovs.jsp for awareness on what local governments
will be required to complete for this stage.
5. Site inspection. After receiving local zoning compliance certification, OCM will schedule a pre-
opening site inspection to verify that your physical location complies with all applicable laws and
rules.
6. Pay license fee. Upon a successful site inspection, you will be able to pay the required license fee
through Accela. Once payment is received, OCM will issue your cannabis business license with the
appropriate endorsements.
7. Retail registration (only for license types engaging in retail direct to consumers). If your
license involves retail sales, you must obtain a local retail registration from your local government
after you have received your cannabis business license. The approval process for this is determined
by the local government.
The licensing guidebook detailing the above steps is available on the OCM licensing webpage; please
review the information carefully. The guidebook contains important information about how to
successfully complete the licensing process and also includes several suggestions about working on
securing local approvals for zoning compliance and local retail registration. You should also review
Minnesota Statutes Chapter 342 for more information about statutory requirements.
OCM does not provide legal or business advice. To the extent that you feel you may need such services,
you are encouraged to seek those out independently. Starting any business, including a cannabis
business, carries risk, and you should never invest more than you are willing to lose.
Visit mn.gov/ocm for more information and resources. If you have questions related to your application,
please contact the Licensing Division at ocm.licensing@state.mn.us. When contacting the licensing email,
please include your application number at the beginning of the email subject line followed by the topic
(example: Application Number – Background Check).
Again, congratulations on reaching this milestone in your ongoing efforts to secure a cannabis business
license.
MN Office of Cannabis Management
Cannabis.info@state.mn.us
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53rd St N
49th St N
56th St N
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57th St N
Monarda Ave N
55th St N
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60th St N
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58th St N
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Valley View Park
Oak Park Crossing Park
Brekke Park
Linear Park
Swager Park
Autumn Hills Park
Cover Park
Maxar, Microsoft
Cannabis Sales Buffer Map 1
Oak Park Heights
±
600 0 600 1,200 1,800300
Feet November, 2024
V:\1938\Clients\Oak_Park_Heights\Projects\Pro\Cannabis_Sales_Map\Cannabis_Map.aprx
November, 2024
Legend
Park Features
Day Care
Location
Stillwater
Highschool
Schools
Buffer
Parcels
Parks
City Boundary
* 1,000 ft. from School Property Line
500 ft. from Day Care Structure
500 ft. from Park Attractions
Exhibit 5
202
401.18 CANNABIS BUSINESS AND HEMP BUSINESS OPERATIONS
401.18.A. Minimum Buffer Requirements.
1. The operation of a cannabis business is prohibited within:
a. One Thousand (1,000) feet of a school property line.
b. Five Hundred (500) feet of a daycare principal building.
c. Five Hundred (500) feet of a residential treatment facility.
d. Five Hundred (500) feet of an attraction within a public park that is regularly
used by minors, including a playground or athletic field.
As measured in a straight line from the closed part of the building or actual leased
space of the Cannabis Business use-principal to the property line to the school,
the closed part of the principal daycare building, residential treatment facility and/or
attraction within a public park.
2. A Cannabis Event is exempt from the restrictions set for in City Zoning Ordinance
Section 401.18.A.
401.18.B. Noise. There shall be no noise carrying beyond a lot upon which a
business is located, except for normal car and pedestrian activity.
401.18.C. Odor. Cannabis Businesses and Hemp Businesses shall be
ventilated so that all odors cannot be detected by a person with a normal sense of smell
at the exterior of the facility or at any adjoining use or property; they shall not produce
noxious or dangerous gases or odors or otherwise create a danger to any person or entity
in or near the facilities.
401.18.D. Hours of Operation.
1. Cannabis businesses are limited to retail sales of cannabis, cannabis flower,
cannabis products, lower-potency hemp edibles, or hemp-derived consumer
products between the hours of 10:00 a.m. and 9:00 p.m., seven days a week.
2. Lower-Potency Hemp Edible Retailers are prohibited from conducting the retail
sale of lower-potency hemp edibles, or hemp-derived consumer products for off-
site consumption between the hours of:
Exhibit 6
203
a. On Sundays; except between the hours of 11:00 a.m. and 6:00 p.m.
b. Before 8:00 a.m. on Monday through Saturday.
c. After 10:00 p.m. on Monday through Saturday at an establishment located
within the City.
d. On Thanksgiving Day.
e. On Christmas Day, December 25.
f. After 8:00 p.m. on Christmas Eve, December 24.
3. Lower-Potency Hemp Edible Retailers are prohibited from conducting the retail
sale of lower-potency hemp edibles, or hemp-derived consumer products for on-
site consumption between the hours of:
a. Between 1:00 a.m. and 8:00 a.m. on Monday through Saturday.
b. After 1:00 a.m. on Sundays; except at a restaurant, club, bowling center or
hotel with seating capacity for at least thirty (30) persons and which holds
an on-sale intoxicating liquor license.
c. Between 8:00 p.m. on December 24 and 8:00 a.m. December 25.
401.18.E. Signs. Cannabis and Hemp Businesses are subject to City
Ordinance Section 401.15.G.8.d.1 regulating freestanding signs and are permitted one
wall sign subject to the maximum size and heights of City Ordinance Section
401.15.G.8.d.2.d. All other signs are prohibited.
Signs shall only contain words and shall not contain or depict a cannabis flower, cannabis
product, hemp edible, hemp derived edible consumer product, or any other logo, picture,
image or symbol intended to denote or suggest cannabis, hemp, or related paraphernalia.
Additionally, a business logo containing the above depictions shall not be displayed as
part of any exterior signage. No products, interior signage, advertisements or the like
attention getting items shall be placed or displayed that may be visible from the exterior
of the Cannabis Business or Hemp Business. This section shall apply to any and all
signs, including temporary, sandwich boards, etc.
401.18.F. Lighting. All lighting shall be shielded and angled in such a way as to
prevent light from spilling outside of the boundaries of the parcel(s) or premises or directly
focusing on any surrounding uses.
401.18.G. Security. Any security bars, gates or grills shall be retractable, shall
remain open and retracted when the Cannabis or Hemp business is open to the public or
otherwise in operation and shall not be installed on the exterior of the building.
204
401.18.H. Outdoor Use. All uses and activity shall be conducted indoors, with
no storage or activity allowed.
PLANNING REPORT
TO: Jacob Rife
FROM: Scott Richards
DATE: September 30, 2025
RE: Oak Park Heights - Central Automotive Parking Lot Expansion –
Conditional Use Permits, Site Plan Review – 14819 59th Street
North
TPC FILE: 236.02 – 25.02
BACKGROUND
Dave Triemert of Stillwater Auto Holdings LLC has submitted a Conditional Use Permit
application for construction of a parking lot expansion at Central Automotive, 14819 59th
Street.
The application consists of requests for an Amended Conditional Use Permit to allow a
change to the auto repair facility in the B-2 General Business District, a Conditional Use
Permit for number of parking stalls, and Site Plan review. The site is 2.6 acres in size
and has some tree cover.
A Conditional Use Permit and Design Guidelines/Site Plan review was approved by the
City Council on May 28, 2019, to allow use of the site for an automotive repair shop and
associated parking.
EXHIBITS
The review is based upon the following submittals:
Exhibit 1: Project Narrative
Exhibit 2: Location Map
Exhibit 3: Cover Sheet (CI101)
Exhibit 4: Existing Conditions Survey (V101)
Exhibit 5: Demolition Plan (CD101)
Exhibit 6: Site Plan (CS101)
Exhibit 7: Utility Plan (CU101)
Exhibit 8: Grading, Drainage and Erosion Control Plan (CG101)
Exhibit 9: Planting Plan (LP101)
Enclosure 4
2
Exhibit 10: Planting Details (LP102)
Exhibit 11: Planting Details (LP103)
Exhibit 12: Memo from City Engineer
PROJECT DESCRIPTION
A project narrative is found as Exhibit 1 of this report. The narrative explains that the
success of the business has resulted in a need for additional parking. The current
parking lot was sufficient for the company’s needs when the business first opened, but
now with a larger customer base and new service offerings, there is a need for
additional parking.
ISSUES ANALYSIS
Comprehensive Plan. The property is designated as Commercial on the Proposed
Land Use Map. Central Automotive is consistent with this land use designation.
Zoning. The property is zoned B-2 General Business District. A Conditional Use
Permit is required to allow motor fuel stations, auto repair and battery stores and
service. The change to the site to include the new parking lot requires an Amended
Conditional Use Permit and Site Plan review. A Conditional Use Permit is also required
for the parking spaces, over what is required by the Zoning Ordinance.
A review of the criteria for Conditional Use Permit follows in the report.
Setbacks. The setback requirement for parking is 10 feet from property lines. At its
closest point, the parking lot is setback 10 feet from the 59th Street North right of way.
Access. The new parking lot will be accessed from the existing driveway and curb cut
off 59th Street North. No new access points are requested.
Parking. Section 401.15.F.9. of the Zoning Ordinance requires four parking spaces
and one additional space for each 800 square feet of floor area over 1,000 square feet.
The parking calculation for this site is as follows:
4 parking spaces 4 spaces
6,600 square feet x .9 = 5,940 / 800 = 7 spaces
Total Requirement 11 spaces
The site plan indicates that there are currently 28 parking stalls, two of which are
accessible. The proposed parking lot would add 27 stalls for a total of 55 parking stalls.
In that parking exceeds the allowance of the Zoning Ordinance, a Conditional Use
Permit is required.
3
The parking spaces are 9-foot wide, 20 feet long with 24-foot driveway aisles in
compliance with the Zoning Ordinance. The parking area will be surrounded by curb
and gutter. The parking area is surrounded by landscaping.
Grading/Drainage/Utilities. Grading and drainage plans have been provided by the
Applicant. The City Engineer has provided a separate report found as Exhibit 12. The
grading, drainage and utility plans shall be subject to review and approval of the City
Engineer and the Middle St. Croix Watershed District.
Lighting. There are no plans to provide lighting for the new parking lot. If lighting
fixtures are to be added they shall be full cut off and installed in compliance with the
lighting standards of the Zoning Ordinance.
Landscaping. The project will require removal of existing trees as indicated in the
Demolition Plan. The planting plan indicates trees and shrubs surrounding the parking
lot. The City Arborist will provide a report on the tree removal and landscaping. The final
landscape plan is subject to the review and approval of the City Arborist.
Signage. No new signage is proposed.
Conditional Use Permit Review Criteria. 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 Permits proposed for the site. There should be no impact
on environmental issues, the surrounding area, public services, or traffic if all conditions
of approval are followed.
CONCLUSION / RECOMMENDATION
Subject to the requests for an Amended Conditional Use Permit to allow a change to the
auto repair facility in the B-2 General Business District, a Conditional Use Permit for
number of parking stalls, and Site Plan review, City Staff would recommend approval
subject to the conditions as follows:
4
1. The grading, drainage and utility plans shall be subject to the review and
approval of the City Engineer. The drainage plans shall be subject to the
review of the Middle St. Croix Watershed District.
2. If lighting is to be installed, a plan shall be provided to the City and all
lighting fixtures shall be full cut off and installed in compliance with the
lighting standards of the Zoning Ordinance.
3. The landscape and tree removal/replacement plans are subject to review
and approval of the City Arborist.
4. If any signage is to be installed, a plan shall be provided to the City, and
all signage shall be subject to final review and approval of City Staff for
conformance with Zoning Ordinance standards.
5. Any other conditions of City Staff, the Planning Commission and the City
Council.
PC: Julie Hultman
The Case for an Additional Parking Lot at
Central Automotive
Addressing Growth, Customer Experience, and Operational Efficiency
Central Automotive has long stood as a pillar of service and reliability, meeting the evolving
needs of its customers and community. In recent years, however, the growing success of
the business has brought forward a new challenge: a pressing need for expanded parking
facilities. The current parking lot, once suƯicient for the company’s needs, now strains
under the weight of increased traƯic, new service oƯerings, and a diversifying customer
base.
This narrative outlines why Central Automotive should invest in another parking lot,
emphasizing clear benefits for customers, employees, and business growth.
Growing Customer Base and Increased Tra Ưic
Central Automotive’s reputation for quality service has steadily attracted new customers,
both from the immediate community and surrounding areas. The steady uptick in clientele
is reflected in daily foot traƯic, with peak hours often resulting in a full parking lot. Over the
past three years, Central Automotive has seen a consistent increase in service
appointments and walk-ins.
Enhancing Customer Experience and Accessibility
A business is only as strong as its relationship with its customers. Central Automotive
recognizes that every touchpoint, from the initial phone call to the moment a customer
leaves the lot, shapes perceptions and influences future decisions.
Limited parking disproportionately aƯects customers with disabilities, elderly patrons, and
parents with young children who may struggle with distant or inconvenient parking options.
By adding an additional parking lot, Central Automotive would be able to o Ưer a seamless
and welcoming arrival experience for all customers, reinforcing its commitment to service
excellence.
Exhibit 1
Supporting Expanded Services and Business Growth
Central Automotive has evolved from a traditional repair shop into a multifaceted service
provider, oƯering everything from maintenance and repairs to vehicle inspections, tire
sales, and accessory installations. With the expansion of service options comes an
increase in the number and variety of vehicles on site at any given time.
Without adequate parking, the business risks turning away lucrative commercial clients
simply due to space constraints—a scenario that could undermine future growth and
profitability.
Improving Employee EƯiciency and Satisfaction
Central Automotive’s team of mechanics, service advisors, and administrative sta Ư are the
backbone of daily operations. Employees arrive throughout the day, often bringing their
own vehicles or requiring spots for test drives and vehicle shuttling.
An expanded parking area would further support operational eƯiciency, allowing both staƯ
and customers to move freely without bottlenecks or delays.
Accommodating Future Developments
As Central Automotive looks to the future, it must plan for continued growth and the
evolving needs of its business. The automotive industry is changing rapidly, with trends
toward electric vehicles, expanded service oƯerings, and technological integration. Each of
these trends can further strain limited parking resources. By investing in an additional
parking lot now, Central Automotive lays the groundwork for flexible growth and adaptation
to future industry trends.
Conclusion
The need for an additional parking lot at Central Automotive is not simply a matter of
convenience—it is a strategic imperative driven by growth, customer expectations, and the
company’s commitment to excellence. Expanded parking will relieve congestion, improve
customer and employee experiences, support continued business development, and
reinforce positive community relations.
In an increasingly competitive market, every detail counts. By addressing parking
limitations proactively, Central Automotive positions itself for continued success and
ensures it remains a trusted destination for automotive service for years to come.
Exhibit 2
PLOTTED:COMM. NO.
DRAWING NO.
----18711
CENTRAL
AUTOMOTIVE
PARKING LOT
ADDITION
14819 59TH ST N
OAK PARK HEIGHTS,
MINNESOTA 55082
1 3 6 0 5 1 s t A v e n u e N . # 1 0 0
Plymouth, MN 55441 | a e-mn .com
P 763.412.4000 | F 763.412.4090
Anderson Engineering of Minnesota, LLC
DRAWING TITLE
CHECKED BY:DRAWN:DESIGNED:
DMMDMMDMM
7/25/2025
REVISION LOG
DESCRIPTION OF REVISIONSNO. DATE
CITY & MSCWMO SUBMITTAL
62823
DREW MESSMER, PEPRINT NAME:
SIGNATURE:
I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR
REPORT WAS PREPARED BY ME OR UNDER MY DIRECT
SUPERVISION AND THAT I AM A DULY LICENSED
PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE
OF MINNESOTA.
DATE:LICENSE NO.7/25/2025
COVER SHEET
CI101
SHEET INDEX
SHEET TITLE
CI101 COVER SHEET
CD101 DEMOLITION PLAN
CS101 SITE PLAN
CU101 UTILITY PLAN
CG101 GRADING, DRAINAGE, & EROSION CONTROL PLAN
CX101 DETAILS
CX102 DETAILS
V101 EXISTING CONDITIONS SURVEY
LP101 PLANTING PLAN
LP102 PLANTING DETAILS
CENTRAL AUTOMOTIVE
PARKING LOT ADDITION
CITY OF OAK PARK HEIGHTS, MINNESOTA 55082
LOCATION MAP N.T.S.
N
CO HWY 36
PROJECT
LOCATION
OS
G
O
O
D
A
V
E
N
C
O
H
W
Y
9
5
ORLEANS ST E
60TH
S
T
N
OA
K
G
R
E
E
N
A
V
E
N
OS
G
O
O
D
A
V
E
N
IN
D
U
S
T
R
I
A
L
B
L
V
D
GR
E
E
L
E
Y
S
T
S
58TH ST N
PA
R
I
S
A
V
E
N
S
T
A
G
E
C
O
A
C
H
T
R
A
I
L
N
S
T
.
C
R
O
I
X
R
I
V
E
R
LP103 PLANTING DETAILS
CX103 DETAILS
Exhibit 3
PLOTTED:COMM. NO.
DRAWING NO.
----18711
CENTRAL
AUTOMOTIVE
PARKING LOT
ADDITION
14819 59TH ST N
OAK PARK HEIGHTS,
MINNESOTA 55082
1 3 6 0 5 1 s t A v e n u e N . # 1 0 0
Plymouth, MN 55441 | ae-mn .com
P 763.412.4000 | F 763.412.4090
Anderson Engineering of Minnesota, LLC
DRAWING TITLE
CHECKED BY:DRAWN:DESIGNED:
DMMDMMDMM
7/25/2025
REVISION LOG
DESCRIPTION OF REVISIONSNO. DATE
CITY & MSCWMO SUBMITTAL
62823
DREW MESSMER, PEPRINT NAME:
SIGNATURE:
I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR
REPORT WAS PREPARED BY ME OR UNDER MY DIRECT
SUPERVISION AND THAT I AM A DULY LICENSED
PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE
OF MINNESOTA.
DATE:LICENSE NO.7/25/2025
EXISTING
CONDITIONS
SURVEY
V101
Exhibit 4
PLOTTED:COMM. NO.
DRAWING NO.
----18711
CENTRAL
AUTOMOTIVE
PARKING LOT
ADDITION
14819 59TH ST N
OAK PARK HEIGHTS,
MINNESOTA 55082
1 3 6 0 5 1 s t A v e n u e N . # 1 0 0
Plymouth, MN 55441 | ae-mn .com
P 763.412.4000 | F 763.412.4090
Anderson Engineering of Minnesota, LLC
DRAWING TITLE
CHECKED BY:DRAWN:DESIGNED:
DMMDMMDMM
7/25/2025
REVISION LOG
DESCRIPTION OF REVISIONSNO. DATE
CITY & MSCWMO SUBMITTAL
62823
DREW MESSMER, PEPRINT NAME:
SIGNATURE:
I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR
REPORT WAS PREPARED BY ME OR UNDER MY DIRECT
SUPERVISION AND THAT I AM A DULY LICENSED
PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE
OF MINNESOTA.
DATE:LICENSE NO.7/25/2025
13
8
8
0 25'
N
EX. BUILDING
(29 EX. STALLS PROV'D)
DEMOLITION
PLAN
CD101
50'
KEY NOTES
REMOVE EX. TREE
REMOVE EX. DEAD TREE
REMOVE EX. SIGN
REMOVE EX. TRAIL
SAWCUT & REMOVE EX. CONCRETE CURBING
PROTECT EX. TREES
PROTECT EX. POND OUTLET STRUCTURE
1
2
LEGEND
PROPERTY LINE
CONSTRUCTION LIMITS
EX. EASEMENT LINE
EX. MAJOR CONTOUR
EX. MINOR CONTOUR
EX. WATERMAIN / SERVICE
EX. SANITARY SEWER
EX. STORM SEWER
EX. OVERHEAD POWER LINE
EX. CONCRETE CURB & GUTTER
EX. HYDRANT & GATE VALVE
EX. SANITARY MANHOLE
EX. SANITARY CLEANOUT
EX. STORM MANHOLE / INLET
EX. SIGN
EX. CONIFEROUS TREE
EX. DECIDUOUS TREE
EX. CONCRETE PAVEMENT
EX. BITUMINOUS PAVEMENT
PARKING COUNT PER SECTION
REMOVAL / DEMOLITION ITEM
REMOVAL / DEMOLITION HATCH
X
X
XX
X
X
X
XX
XXX
X X
X XX
X
X
XXXXX
X
XX
X
XX
X
3
4
5
6
7
1
1
12
3
4
5
5
6
7
#
X
X
X
X
XX
X
1
1
1
1
1
1
1
6
6
6
6
Exhibit 5
9.0
'
TY
P
20.0
'
TYP
9.
0
'
TY
P
20.0'
TYP
2
4
.
0
'
R5.0'
R
1
5
.
0
'
R
3
9
.
0
'
R
5
.
0
'
R5.
0
'
10.0'
1
0
.
0
'
R
1
5
.
0
'
R5.0
'
24
.
0
'
24.0'
10
.
0
'
P
A
R
K
I
N
G
B
U
F
F
E
R
R
1
5
.
0
'
R
2
0
5
.
8
3
'
R26
9
.
8
3
'
16.75
'
PLOTTED:COMM. NO.
DRAWING NO.
----18711
CENTRAL
AUTOMOTIVE
PARKING LOT
ADDITION
14819 59TH ST N
OAK PARK HEIGHTS,
MINNESOTA 55082
1 3 6 0 5 1 s t A v e n u e N . # 1 0 0
Plymouth, MN 55441 | ae-mn .com
P 763.412.4000 | F 763.412.4090
Anderson Engineering of Minnesota, LLC
DRAWING TITLE
CHECKED BY:DRAWN:DESIGNED:
DMMDMMDMM
7/25/2025
REVISION LOG
DESCRIPTION OF REVISIONSNO. DATE
CITY & MSCWMO SUBMITTAL
62823
DREW MESSMER, PEPRINT NAME:
SIGNATURE:
I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR
REPORT WAS PREPARED BY ME OR UNDER MY DIRECT
SUPERVISION AND THAT I AM A DULY LICENSED
PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE
OF MINNESOTA.
DATE:LICENSE NO.7/25/2025
12
8
8
15 12
0 25'
N
EX. BUILDING
(55 TOTAL STALLS PROV'D)
SITE PLAN
CS101
50'
LEGEND
PROPERTY LINE
CONSTRUCTION LIMITS
EX. EASEMENT LINE
NEW D & U EASEMENT LINE
NEW CONCRETE CURB & GUTTER
NEW BITUMINOUS PAVEMENT
NO PARKING / ADA ACCESS AISLE
NEW HANDICAP STALL SYMBOL
NEW HANDICAP SIGN
PARKING COUNT PER SECTION
NEW EXPANDED
STORMWATER POND
#
EX. DRAINAGE & UTILITY
EASEMENT LINEWORK
KEY NOTES
NEW B612 CONCRETE CURB & GUTTER, SEE DETAIL
#7 ON SHEET CX101 FOR MORE INFO.
NEW ASPHALT PAVEMENT, SEE DETAIL #6 ON SHEET
CX101 FOR MORE INFO.
NEW HANDICAP ACCESSIBLE SIGNAGE, SEE DETAIL
#2 ON SHEET CX102 FOR MORE INFO.
NEW 2' CURB CUT OPENING, SEE DETAIL #9 ON
SHEET CX101 FOR MORE INFO.
NEW 3' CURB TAPERS, SEE DETAIL #9 ON SHEET
CX101 FOR MORE INFO.
NEW 3' CONCRETE VALLEY GUTTER, SEE DETAIL #8
ON SHEET CX101 FOR MORE INFO.
NEW 3' CURB TRANSITION FROM EX. CURBING TO
NEW CONCRETE CURB & GUTTER SECTION
NEW HANDICAP SYMBOL & PAVEMENT STRIPING,
SEE DETAIL #1 ON SHEET CX102 FOR MORE INFO.
PROPOSED DRAINAGE & UTILITY
EASEMENT LINEWORK
1
1
1
2
2
3
4
5 5
54
6
6
8
5
5
4
1
7
7
1
2
3
4
5
6
7
8
Exhibit 6
ST-1
27" ST MHI
RIM=904.90
INV(S)=901.80
ST-3
12" ST FES
INV(N)=901.30
126 LF -
12" HDPE ST
@ 0.32%
29 LF -
12" HDPE ST
@ 0.32%
ST-2
60" ST MHI
W/ SAFL BAFFLE & SKUNK SKIMMER
SEE DTL #1 ON SHEET CX103 FOR INFO
RIM=905.32
SUMP=896.39
INV(N)=901.39
INV(S)=901.39
PLOTTED:COMM. NO.
DRAWING NO.
----18711
CENTRAL
AUTOMOTIVE
PARKING LOT
ADDITION
14819 59TH ST N
OAK PARK HEIGHTS,
MINNESOTA 55082
1 3 6 0 5 1 s t A v e n u e N . # 1 0 0
Plymouth, MN 55441 | ae-mn .com
P 763.412.4000 | F 763.412.4090
Anderson Engineering of Minnesota, LLC
DRAWING TITLE
CHECKED BY:DRAWN:DESIGNED:
DMMDMMDMM
7/25/2025
REVISION LOG
DESCRIPTION OF REVISIONSNO. DATE
CITY & MSCWMO SUBMITTAL
62823
DREW MESSMER, PEPRINT NAME:
SIGNATURE:
I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR
REPORT WAS PREPARED BY ME OR UNDER MY DIRECT
SUPERVISION AND THAT I AM A DULY LICENSED
PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE
OF MINNESOTA.
DATE:LICENSE NO.7/25/2025
0 20'
N
EX. BUILDING
(55 TOTAL STALLS PROV'D)
UTILITY PLAN
CU101
40'
LEGEND
PROPERTY LINE
EX. EASEMENT LINE
NEW D & U EASEMENT LINE
EX. WATERMAIN / SERVICE
EX. SANITARY SEWER
EX. STORM SEWER
EX. OVERHEAD POWER LINE
NEW STORM SEWER
NEW STORM STRUCTURES
NEW RIPRAP (SEE DETAILS)
1. TOPOGRAPHIC SURVEY INFORMATION SHOWN HEREON,
SHALL BE VERIFIED PRIOR COMMENCEMENT OF UTILITY
UNDERGROUND WORK.
2. THE LOCATION AND TYPE OF EXISTING UTILITIES SHOWN
ON THE PLANS ARE FOR GENERAL INFORMATION ONLY.
THE CONTRACTOR, IN COOPERATION WITH THE
APPROPRIATE UTILITY COMPANY OR MUNICIPALITY, IS
RESPONSIBLE FOR VERIFYING THE LOCATION AND DEPTH
OF ALL UNDERGROUND UTILITIES.
3. ALL CONSTRUCTION SHALL COMPLY WITH APPLICABLE
MUNICIPAL, WATERSHED DISTRICT, COUNTY, MPCA, DEPT.
OF HEALTH, AND MNDOT PERMITS.
4. LOCATE AND PROTECT EXISTING UTILITIES UNLESS
OTHERWISE NOTED.
5. HDPE STORM SEWERS MUST MEET ASTM F714 (SEE
MINNESOTA RULES, CHAPTER 4714 SECTION 1102.4 AND
INSTALLATION STANDARD 1). WATER TIGHT JOINTS MUST
BE USED AT ALL CONNECTION INCLUDING STRUCTURES.
THE INSTALLATION MUST COMPLY WITH ASTM D2321.
6. ALL JOINTS & CONNECTIONS IN THE STORM SEWER
SYSTEM SHALL BE WATER TIGHT. APPROVED RESILIENT
RUBBER JOINTS MUST BE USED TO MAKE WATER TIGHT
CONNECTIONS TO MANHOLES AND CATCH BASINS.
7. SUBSTITUTIONS FROM INFO, SHOWN HEREON SHALL BE
REVIEWED AND APPROVED BY THE ENGINEER OF RECORD
AND CITY ENGINEER.
CONTRACTOR NOTES
NEW EXPANDED
INFILTRATION BASIN
BOTTOM = 900.50
NWL = 901.30
HWL = 902.50
Exhibit 7
FL/HP 906.57
FL 90
6
.
2
2
FL 906.51
FL 906.11
FL 905.93
FL 906.08
FL/HP 906.39
FL 905.34
TC/FL/EO 905.40
FL 905.27FL 905.19
FL 905.40
FL 905.19
FL 905.27
FL 904.96
RIM 904.90
FL 905.34
FL/HP 905.98
FL 905.76
TC/FL 905.91
FL/HP 905.73
TC/FL 905.91
TC/FL/LP 905.50
RIM 905.32
FL 905.73
ME/FL 906.05
TC/FL 906.00
FL/HP/EO 905.50
FL 905.32
ME 906.09
ME 906.23
ME 906.45
ME 906.19
ME 906.06
RIM 905.33
INV 901.30
ME/FL 906.13
ME/FL 906.52
ME/FL 906.30
ME/FL 906.29
ME/FL 906.28
ME/TC 906.54
ME/TC 906.62
ME/TC 905.77
ME/TC 905.51
ME/TC 905.31
ME/TC 905.00
ME 905.74
ME
9
0
4
.
6
3
ME 904.00
ME
9
0
1
.
0
0
ME
9
0
1
.
0
0
ME 906.35
ME 903.00
ME 903.36
ME 904.70
ME 901.66
ME 902.85
ME 898.40
ME 897.00
ME 896.00
ME 896.00
ME 897.44
ME 897.43
ME 897.24
ME 897.18
ME 897.38
ME 897.67
ME 899.28
ME 900.87
ME 902.11
ME 902.61
ME 904.29
ME/TC 905.02
FL/HP 906.75
ME
9
0
4
.
0
0
FG/HP 906.04
FG/HP 905.65
PLOTTED:COMM. NO.
DRAWING NO.
----18711
CENTRAL
AUTOMOTIVE
PARKING LOT
ADDITION
14819 59TH ST N
OAK PARK HEIGHTS,
MINNESOTA 55082
1 3 6 0 5 1 s t A v e n u e N . # 1 0 0
Plymouth, MN 55441 | ae-mn .com
P 763.412.4000 | F 763.412.4090
Anderson Engineering of Minnesota, LLC
DRAWING TITLE
CHECKED BY:DRAWN:DESIGNED:
DMMDMMDMM
7/25/2025
REVISION LOG
DESCRIPTION OF REVISIONSNO. DATE
CITY & MSCWMO SUBMITTAL
62823
DREW MESSMER, PEPRINT NAME:
SIGNATURE:
I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR
REPORT WAS PREPARED BY ME OR UNDER MY DIRECT
SUPERVISION AND THAT I AM A DULY LICENSED
PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE
OF MINNESOTA.
DATE:LICENSE NO.7/25/2025
0 20'
N
EX. BUILDING
(55 TOTAL STALLS PROV'D)
GRADING,
DRAINAGE, &
EROSION
CONTROL PLAN
CG101
40'
LEGEND
PROPERTY LINE
EX. EASEMENT LINE
NEW D & U EASEMENT LINE
EX. MAJOR CONTOUR
EX. MINOR CONTOUR
PROPOSED MAJOR CONTOUR
PROPOSED MINOR CONTOUR
GRADE BREAK / FLOW LINE
EX. CONCRETE CURB & GUTTER
NEW CURBING (IN-FLOW)
NEW CURBING (OUT-FLOW)
EX. STORM SEWER
NEW STORM SEWER
NEW STORM STRUCTURES
DRAINAGE ARROW
FINISHED GRADE ELEVATION
FLOW LINE OF GUTTER / SWALE
HIGH POINT
LOW POINT
RIM ELEVATION
MATCH EXISTING GRADE
EMERGENCY OVERFLOW
SILT FENCE
INLET PROTECTION
RIPRAP
CONSTRUCTION ENTRANCE
EROSION CONTROL BLANKET
HP 900.1
FL 900.1
RIM 900.1
ME 900.1
FG 900.1
LP 900.1
EO 900.1
1. TOPOGRAPHIC SURVEY INFORMATION SHOWN HEREON,
SHALL BE VERIFIED PRIOR COMMENCEMENT OF GRADING
WORK.
2. CONTRACTOR AND OWNER ARE RESPONSIBLE FOR NPDES
PERMIT APPLICATION.
3. PROPOSED SPOT ELEVATIONS REPRESENT FINISHED
SURFACE GRADE, OR GUTTER GRADE IF SHOWN ON NEW
CURB.
4. ALL PROPOSED CURB TRANSITIONS, OPENING/CUTS, AND
TAPER AREAS SHALL BE REFERENCED ON THE SITE PLAN
SHEET CS101.
5. LOCATION & TOP ELEVATIONS OF INLET & STRUCTURE
RIMS/CASTINGS MAY NEED TO BE ADJUSTED IN THE FIELD
THE BY CONTRACTOR WHERE NECESSARY & SHALL BE
APPROVED BY THE ENGINEER.
6. TAKE ALL NECESSARY PRECAUTIONS TO PROTECT EXISTING
UTILITIES. LOCATIONS OF UTILITIES SHOWN ARE BASED
ON SURVEY AND/OR AS-BUILT INFORMATION AND MAY
NOT REPRESENT ACTUAL CONDITIONS. CONTRACTOR IS
RESPONSIBLE FOR UTILIZING UTILITY LOCATES PRIOR TO
STARTING ANY WORK.
7. CONTRACTOR SHALL REMOVE ANY/ALL TRACKED
SEDIMENT FROM ADJACENT ROADWAYS, WITHIN 24
HOURS OF DISCOVERY.
8. PERIMETER EROSION MUST BE INSTALLED AND INSPECTED
BY THE CITY REPRESENTATIVE PRIOR TO FURTHER
CONSTRUCTION ACTIVITY. PROVIDE 24 HOUR NOTICE.
CONTRACTOR NOTES
1. GRADING CONTRACTOR SHALL VERIFY LOCATIONS AND ELEVATIONS OF ALL UNDERGROUND
UTILITIES WITH THE RESPECTIVE UTILITY COMPANIES PRIOR TO CONSTRUCTION
2. GRADING CONTRACTOR SHALL PROVIDE AND MAINTAIN ALL EROSION CONTROL MEASURES
SHOWN. GRADING CONTRACTOR SHALL IMPLEMENT ANY ADDITIONAL EROSION CONTROL
MEASURES REQUIRED TO PROTECT ADJACENT PROPERTY.
3. ALL EROSION CONTROL FACILITIES SHALL BE MAINTAINED BY THE CONTRACTOR DURING
GRADING OPERATIONS.
4. THE GRADING CONTRACTOR SHALL SCHEDULE THE SOILS ENGINEER SO THAT CERTIFICATION
OF ALL CONTROLLED FILLS WILL BE FURNISHED TO THE OWNER DURING CONSTRUCTION AND
UPON COMPLETION OF THE PROJECT.
5. ALL DISTURBED AREAS, EXCEPT AREAS TO BE PAVED AND/OR SPECIFICALLY DESIGNED BY A
LANDSCAPE PLAN, SHALL BE COVERED WITH A MINIMUM 6" OF TOP SOIL. ALL DISTURBED
AREAS SHALL BE SEEDED & MULCHED WITHIN 72 HOURS OF FINAL GRADING.
SEED MIX: MNDOT NO. 25-131 220#/ACRE
MULCH: TYPE 1 2 TONS/ACRE (DISK ANCHORED)
FERTILIZER: 150#/ACRE RATE OF APPLICATION 20-10-10
ALL EXPOSED SOIL AREAS WITH A CONTINUOUS POSITIVE SLOPE WITHIN 200 LINEAL FEET OF ANY
SURFACE WATER, MUST HAVE TEMPORARY EROSION PROTECTION OR PERMANENT COVER FOR
THE EXPOSED SOIL AREAS YEAR ROUND, ACCORDING TO THE FOLLOWING TABLE:
TYPE OF SLOPE TIME:
STEEPER THAN 3:1 7 DAYS
10:1 TO 3:1 14 DAYS
FLATTER THAN 10:1 14 DAYS
(MAXIMUM TIME AN AREA REMAIN OPEN WHEN THE AREA IS NOT ACTIVELY BEING WORKED)
6. IT IS REQUIRED THAT SOILS TRACKED FROM THE SITE BE CLEANED DAILY.
7. ALL REQUIREMENTS OF THE WATERSHED DISTRICT SHALL BE PER THE PERMIT.
8. ALL EROSION & SEDIMENT CONTROL MEASURES SHOWN ON THIS PLAN AND IMPLEMENTED IN
THE FIELD AS DIRECTED BY THE ENGINEER SHALL CONFORM TO THE MPCA'S "PROTECTING
WATER QUALITY IN URBAN AREAS: BEST MANAGEMENT PRACTICES FOR MINNESOTA".
9. ALL SOLID WASTE/CONSTRUCTION DEBRIS SHALL BE DISPOSED OF IN ACCORDANCE WITH
MPCA REQUIREMENTS. HAZARDOUS MATERIALS SHALL BE STORED/DISPOSED OF IN
COMPLIANCE WITH MPCA REGULATIONS
10. INLET SEDIMENTATION CONTROL IS TO BE PROVIDED TO ALL STORM SEWER CATCH BASINS.
11. CONTRACTOR SHALL PREVENT SOIL LOSS DURING CONSTRUCTION DUE TO WIND EROSION.
12. EMPLOY EROSION CONTROL BLANKET ON ANY NEW SLOPES STEEPER THAN 4 (H) TO 1 (V).
EROSION & SEDIMENT CONTROL PLAN NOTES KEY NOTES
INSTALL & MAINTAIN PERIMETER SILT FENCE, PER
DETAIL
INSTALL & MAINTAIN INLET SEDIMENT PROTECTION,
PER DETAIL
INSTALL TEMPORARY ROCK ENTRANCE AT
CONSTRUCTION INGRESS & EGRESS LOCATION.
HANDICAP PEDESTRIAN ROUTE: SURFACE GRADES
SHALL NOT EXCEED 2.0% IN ANY DIRECTION.
APPROXIMATE CONCRETE WASHOUT LOCATION,
SEE DETAIL FOR MORE INFO
INSTALL PERMANENT RIPRAP AT FES, PER DETAIL.
EXTEND RIPRAP TO PERMANENT POND ELEVATION.
INSTALL PERMANENT RIPRAP AND UNDERLAIN
GEOTEXTILE FILTER FABRIC ON SLOPES STEEPER
THAN 3:1, PER MnDOT SPECS SECTION 3601.
1
2
3
4
5
1
1
1
2
2
2
2
2
2
3
4
5
NEW EXPANDED
INFILTRATION BASIN
BOTTOM = 900.50
NWL = 901.30
HWL = 902.50
6
7
6
7
7
7
Exhibit 8
31
Ck
7
Pd2
3
Af
Nw
5
6
Rg
Pd2
5
Ck
10
Pd2
5
Nw
16
1
2
1
2
3
Tr
4
Pd2
5
Nw
2
Pd2
1 2
Ll
3
Pb
3
6
Cr
0 20
N
PLANT,N*PLAN
LP101
40
L(*(N'
PR2P(RT<L,N(
C2N6TR8CT,2NL,0,T6
N(:C2NCR(T(C8R%AN'
*8TT(R
R,PRAP 6((C,9,LC*101
N(:62'
N(:6((' 0N'2T25131
(;,6T,N*'(C,'8286AN'
(9(R*R((NTR((6
3'((P112:A6+('R,9(R
R2C.08LC+29(R)A%R,C
LAN'6CAP(('*(R:+(R(
R2C.08LC+0((T*RA666(('
2R62'
1
2
TREE REPLACEMENT REQUIREMENTS: 134 CALIPER INCHES
A 446 T2TAL',A0(T(R,NC+(62)6,*N,),CANTTR((6L26TA6AR(68LT2)T+(LAN'ALT(RAT,2N
% 1450 T2TAL',A0(T(R,NC+(62)6,*N,),CANTTR((66,T8AT('2NT+(LAN'
C 133 TR((R(PLAC(0(NTC2N6TANT
' 1245 0,N R(48,R('R(PLAC(0(NTTR((6 N80%(R2)CAL,P(R,NC+(6
> 4461450 ;133@;446 1245
CREDIT FOR TREE PRESERVATION: 10% LESS CALIPER INCHES REQUIRED
502R02R(2)T+((;6,*N,),CANTTR((6AR(T2R(0A,N2NT+(PARC(L8N',6T8R%(''8R,N*AN'A)T(R
T+(C28R6(2)'(9(L2P0(NT10L(66CAL,P(R,NC+(62)R(PLAC(0(NTTR((6:,LL%(R(48,R('
1450446 1004 1004;5 502 124510 16421
TOTAL REQUIRED FOR TREE REPLACEMENT: 164.21 CALIPER INCHES
TOTAL TREE REPLACEMENT PROVIDED: 30 CALIPER INCHES
PLOTTED:COMM. NO.
DRAWING NO.
----18711
CENTRAL
AUTOMOTIVE
PARKING LOT
ADDITION
14819 59TH ST N
OAK PARK HEIGHTS,
MINNESOTA 55082
1 3 6 0 5 1 s t A v e n u e N . # 1 0 0
Plymouth, MN 55441 | a e-mn .com
P 763.412.4000 | F 763.412.4090
Anderson Engineering of Minnesota, LLC
DRAWING TITLE
CHECKED BY:DRAWN:DESIGNED:
JWDRACRAC
7/23/2025
REVISION LOG
DESCRIPTION OF REVISIONSNO. DATE
CITY & MSCWMO SUBMITTAL
I 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 LAWS OF THE
STATE OF MINNESOTA.
PRINT NAME: JEFFREY W. DEITNER, PLA
SIGNATURE:
DATE: 07 / 21 / 2025 LICENSE #: 51899
6<0%2L 4T<C2002N%2TAN,CALNA0(C2NT 6,=( R(0AR.6
'(C,'8286TR((6
3 ),R()ALL)R((0AN0APL(
AC(R;)R((0AN,,
A)1
% % 212CAL
3 R('02N'A0(R,CANL,N'(N
T,L,AA0(R,CANA
R('02N'
% % 212CAL
(9(R*R((NTR((6
3 TA0ARAC.
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Exhibit 9
NOTE:
- KEEP MULCH APPX. 2" OFF PLANT TRUNK OR STEM
- SEE PLANT SCHEDULE FOR EACH PLANT'S APPROPRIATE O.C. SPACING
EDGE OF
GROUNDCOVER
AREA/WALK EDGE
DISTANCE FROM EDGE
IS 1
2 THE SPECIFIED
O.C. SPACING
TRIANGULAR SPACE,
AT SPECIFIED O.C.
DISTANCE -
EQUIDISTANT
PLANT CENTER
MULCH
ROOTBALL
PLANTING SOIL
NATIVE SOIL
4
EVERGREEN TREE PLANTING (TYP.)
1. LANDSCAPE CONTRACTOR SHALL VISIT SITE PRIOR TO
SUBMITTING BID TO BECOME COMPLETELY FAMILIAR
WITH SITE CONDITIONS.
2. NO PLANTING WILL BE INSTALLED UNTIL ALL GRADING
AND CONSTRUCTION HAS BEEN COMPLETED IN
IMMEDIATE AREA.
3. IT IS THE RESPONSIBILITY OF THE OWNER &
CONTRACTOR TO IDENTIFY ALL UNDERGROUND CABLES,
CONDUITS, WIRES, ETC., ON THE PROPERTY.
4. THE CONTRACTOR IS RESPONSIBLE FOR COMPLETE
MAINTENANCE OF THE PLANT MATERIAL (WATERING,
SPRAYING, FERTILIZING, MOWING, ETC.) UNTIL THE
WORK HAS BEEN ACCEPTED, BY THE OWNER.
5. IF THERE IS A DISCREPANCY BETWEEN THE NUMBER OF
PLANTS SHOWN ON THE PLAN AND THE NUMBER OF
PLANTS SHOWN IN THE PLANT SCHEDULE, THE NUMBER
OF PLANTS SHOWN ON THE PLAN WILL TAKE
PRECEDENCE.
6. ALL CONTAINER MATERIAL TO BE GROWN IN CONTAINER
A MINIMUM OF 6 MONTHS.
7. ALL MATERIAL SHALL COMPLY WITH THE LATEST
EDITION OF THE AMERICAN STANDARD FOR NURSERY
STOCK, AMERICAN ASSOCIATION OF NURSERYMEN.
8. REPAIR ALL DAMAGE TO PROPERTY FROM PLANTING
OPERATIONS AT NO COST TO THE OWNER.
9. GUARANTEE NEW PLANT MATERIAL THROUGH ONE
CALENDAR YEAR. DECIDUOUS TREES WILL BE
GUARANTEED FOR TWO CALENDAR YEARS FROM TIME
OF PROVISIONAL ACCEPTANCE.
10. ALL PROPOSED PLANTS SHALL BE LOCATED CAREFULLY
AS SHOWN ON THE PLANS AND SHALL BE APPROVED BY
OWNERS REPRESENTATIVE BEFORE THEY ARE
INSTALLED.
11. CONTRACTOR CAN SUBSTITUTE MACHINE MOVED
MATERIAL USING APPROPRIATE SIZE TREE SPADE FOR B
& B WITH OWNERS REPRESENTATIVE APPROVAL.
12. LANDSCAPE CONTRACTOR SHALL ENSURE THAT NEW
TREES MOVED ONTO THE SITE ARE DUG FROM SIMILAR
SITES WITH SIMILAR SOILS TO THE SOILS OF THIS
PROJECT (HEAVY TO HEAVY, LIGHT TO LIGHT. HEAVY TO
LIGHT SOILS).
13. LANDSCAPE CONTRACTOR IS REQUIRED TO PROVIDE
OWNER WITH MAINTENANCE INFORMATION DURING
GUARANTEE PERIOD RELATING TO WATERING, FEEDING,
PRUNING, PEST CONTROL, AND RELATED ITEMS. THIS
WILL BE PREPARED AND DELIVERED TO OWNER AFTER
PROVISIONAL INSPECTION APPROVAL HAS BEEN GIVEN
BY OWNERS REPRESENTATIVE.
14. BREATHABLE SYNTHETIC FABRIC TREE WRAP: WHITE IN
COLOR, IN 3 INCH WIDE ROLLS. MATERIAL SHALL BE
SPECIFICALLY MANUFACTURED FOR TREE WRAPPING.
TREE WRAP SHALL BE SECURED TO THE TRUNK USING
BIO-DEGRADABLE TAPE SUITABLE FOR NURSERY USE
AND WHICH IS EXPECTED TO DEGRADE IN SUNLIGHT IN
LESS THAN 2 YEARS AFTER INSTALLATION. WRAP ALL
TREES, EXCEPT HACKBERRY TREE SHALL BE
PROTECTED PRIOR TO 12/1.
15. POLY EDGER UNLESS SPECIFIED OTHERWISE, SHALL BE
BLACK VINYL STYLE EDGER.
16. LANDSCAPE FABRIC (FILTER MAT) TO HAVE A COMBINED
WEIGHT OF 4.5-5.5 OZ. PER S.Y. FABRIC SHOULD BE U.V.
STABILIZED AND HAVE A FIVE YEAR MINIMUM
WEATHERABILITY FACTOR IN FULL SUNLIGHT. FABRIC TO
BE PHILLIPS DUON R OR EQUIVALENT. SAMPLE
REQUIRED FOR APPROVAL.
17. ALL PLANTING AREAS SPECIFIED AS ROCK MUCH SHALL
BE 1-1/2" RIVER ROCK MULCH ON SITE AND SHALL BE
INSTALLED OVER LANDSCAPED FABRIC AS INDICATED
ON THE PANS & DETAILS.
18. LANDSCAPE BED MULCH SHALL BE SHREDDED
HARDWOOD MULCH, COLOR TO BE SELECTED BY
OWNER. MULCH SHALL BE INSTALLED AT A DEPTH OF 3"
WITH NO WEED BARRIER LANDSCAPE FABRIC.
19. ALL TREES PLANTED INDEPENDENTLY OF SPECIFIED
BEDS SHALL RECEIVE 3" DEEP SHREDDED HARDWOOD
MULCH WITHOUT FABRIC.
20. ALL PLANTINGS SHALL RECEIVE FERTILIZER AND
APPLIED AT THE RATE INDICATED BY THE
MANUFACTURER. FERTILIZER SHALL BE GENERAL
PURPOSE 10-10-10.
21. DECIDUOUS SHRUBS SHALL HAVE MINIMUM OF FIVE (5)
CANES AT SPECIFIED HEIGHT NOTED IN PLANT
SCHEDULE.
22. IF THE CONTRACTOR FEELS AN ERROR HAS BEEN MADE
REGARDING SPACING OR HARDINESS OF A SPECIES OF
PLANT MATERIAL INDICATED ON THE PLAN, NOTIFY THE
LANDSCAPE ARCHITECT PRIOR TO THE INSTALLATION
OF PLANT MATERIAL.
23. ALL NEWLY INSTALLED PLANT MATERIAL SHALL BE
PLANTED IN WELL-DRAINED AREAS. CONTRACTOR
SHALL AVOID INSTALLING ANY PLANT MATERIAL IN
DRAINAGE SWALES OR WET & POORLY DRAINED AREAS.
24. THE CONTRACTOR WILL BE RESPONSIBLE FOR THE
REMOVAL OF ALL TREE STAKES, GUYS, STRAPS AND
TRUNK PROTECTION MEASURES FOLLOWING THE
COMPLETION OF THE WARRANTEE PERIOD OR AS
DIRECTED BY THE OWNER.
25. THE PRACTICE OF STAKING SHOULD NOT ALLOW NAILS,
SCREWS, WIRES, ETC. TO PENETRATE THE OUTER
SURFACE OF THE TREES.
26. THE CONTRACTOR SHALL MEET WITH THE OWNER ON
SITE WHEN THEY FEEL THE PROJECT IS COMPLETE
ACCORDING TO THE CONTRACT DOCUMENTS. IF ALL
WORK IS SATISFACTORY AND COMPLETE ACCORDING
TO THE CONDITIONS OF THE CONTRACT DOCUMENTS,
THEN THE OWNER MUST DECLARE THE PROJECT
COMPLETE. THIS DECLARATION WILL CONSTITUTE AS
THE BEGINNING OF THE WARRANTEE PERIOD FOR ALL
PLANT MATERIAL. THE OWNER SHALL PROVIDE A
LETTER WITH SIGNATURE STATING THE DATE OF
ACCEPTANCE.
1. SOD SHALL BE HIGHLAND SOD, 30" X 100' ROLLS
PREFERRED WHERE APPLICABLE, TO BE LAID PARALLEL
TO THE CONTOURS AND HAVE STAGGERED JOINTS. ON
SLOPES STEEPER THAN 3:1 OR DRAINAGE SWALES, THE
SOD SHALL BE STAKED INTO THE GROUND. SCARIFY THE
EXISTING GRADES WITH FIELD CULTIVATOR TO A MIN.
DEPTH OF 12" PRIOR TO PLACING OF TOPSOIL AND
FINISH GRADING FOR SOD. IMMEDIATELY PRIOR TO
PLACING SOD, CONTRACTOR SHALL APPLY 10-6-4
FERTILIZER AT THE RATE OF 10 POUNDS PER 1000 SQ.
FT.
2. PLANTING SOIL REQUIRED: MIXTURE TO INCLUDE 45%
TOPSOIL, 45% PEAT OR MANURE AND 10% SAND. ALL
TREE, SHRUB AND PERENNIAL PLANTINGS SHALL
RECEIVE 8” DEPTH OF PLANTING SOIL MIXTURE. ALL
SODDED AREAS TO RECEIVE 4” DEPTH OF PLANTING
SOIL MIXTURE. ALL SEEDED AREAS TO RECEIVE 2”
DEPTH OF PLANTING SOIL MIXTURE.
3. ALL AREAS SPECIFIED AS "MNDOT 35-241" TO BE SEEDED
PER MNDOT RECOMMENDED APPLICATION RATES AND
METHODS. "MNDOT 35-241" OR APPROVED EQUAL IS A
BASIS OF DESIGN. CONTRACTOR IS RESPONSIBLE FOR
ALL EROSION CONTROL NEEDS TO ESTABLISH
VIGOROUS GROWTH PER MNDOT 2014 SEEDING MANUAL
STANDARDS.
3. ALL AREAS SPECIFIED AS "MNDOT 33-261" TO BE SEEDED
PER MNDOT RECOMMENDED APPLICATION RATES AND
METHODS. "MNDOT 33-261" OR APPROVED EQUAL IS A
BASIS OF DESIGN. CONTRACTOR IS RESPONSIBLE FOR
ALL EROSION CONTROL NEEDS TO ESTABLISH
VIGOROUS GROWTH PER MNDOT 2014 SEEDING MANUAL
STANDARDS.
GENERAL LANDSCAPE NOTES
GENERAL SODDING, SEEDING & TOPSOIL NOTES
3 SHRUB BED SPACING (TYP.)
MIN.
6"
LAWN SURFACE
UNDISTURBED OR COMPACTED SOIL
PLANTING SOIL
LINE OF PLANTING PIT WHEN PLANTED
INDIVIDUALLY
UNDISTURBED OR COMPACTED SOIL
3" DEPTH MULCH
PAVED SURFACE, IF APPLICABLE
2 DECIDUOUS SHRUB PLANTING (TYP.)
MIN.
6"
3' MIN. TO PAVED
SURFACES PLANTING SOIL
3" DEPTH MULCH
PAVED SURFACE,
OR LAWN
UNDISTURBED OR
COMPACTED SOIL
1 EVERGREEN SHRUB PLANTING (TYP.)
NOTE:
-3" DP. SHREDDED HARDWOOD MULCH
SHALL BE USED IN ALL LANDSCAPE
PLANTINGS AREAS AND UNDER TREES
ISOLATED FROM PLANTING AREAS UNLESS
IDENTIFIED OTHERWISE.
3x
ROOT
BALL
2"
12
"
-
1
8
"
CENTER TREE IN HOLE, UPRIGHT
SINGLE STRAIGHT LEADER
TREE TIE SECURED TO STAKE. SECURE
TO TREE WITH ANTI-CHAFFING MATERIAL.
ALLOW FOR MOVEMENT OF TREE.
WRAP TREE WITH TREE WRAPPING
MATERIAL AS SPECIFIED TO 1ST
BRANCH
LAWN OR PLANTING BED EDGE
(SPADE EDGE IN ALL LAWN AREAS)
6" MIN. DIA. EARTH SAUCER
(2) TREE STAKES DRIVEN A MIN. 2'
BELOW GRADE (NW & SW)
3" DEPTH MULCH
3" HEIGHT TAMPED WATER BASIN
AT EDGE OF EARTH SAUCER
FINISHED GRADE
REMOVE BURLAP, TWINE,
ROPE AND WIRE FROM TOP
HALF OF ROOTBALL
PLANTING SOIL
MOUND MIN. 6"
UNDISTURBED OR
COMPACTED SOIL
AFTER EXPOSING
TREE ROOT FLAIR,
PLANT SO ROOT
FLAIR IS AT 2"
ABOVE ADJACENT
FINISH GRADE
5
DECIDUOUS TREE PLANTING (TYP.)
NOTE:
-3" DP. SHREDDED HARDWOOD MULCH
SHALL BE USED IN ALL LANDSCAPE
PLANTINGS AREAS AND UNDER
TREES ISOLATED FROM PLANTING
AREAS UNLESS IDENTIFIED
OTHERWISE.
UNDISTURBED OR COMPACTED SOIL
PLANTING SOIL
MOUND MIN. 6"
REMOVE BURLAP, TWINE,
ROPE AND WIRE FROM
TOP HALF OF ROOTBALL
FINISHED GRADE
LAWN OR PLANTING BED EDGE (SPADE
EDGE IN ALL LAWN AREAS)
6' MIN. DIA. EARTH SAUCER
3" HEIGHT TAMPED WATER BASIN AT
EDGE OF EARTH SAUCER
TREE TIE SECURED TO DUCKBILL
ANCHOR WITH TURNBUCKLE. SECURE
TO TREE WITH ANTI-CHAFFING
MATERIAL. ALLOW FOR MOVEMENT
OF TREE.
3" DEPTH HARDWOOD MULCH
SINGLE STRAIGHT LEADER
CENTER TREE IN HOLE, UPRIGHT
AFTER
EXPOSING
TREE ROOT
FLAIR, PLANT
SO ROOT FLAIR
IS AT 2" ABOVE
ADJACENT
FINISH GRADE
NORTHWEST
PREVAILING
WINDS
SOUTHEAST
PREVAILING
WINDS
PLAN VIEW OF TREE STAKING
NOT TO SCALE
HARDWOOD
MULCH
LAWN
TREE TIE SECURED TO
DUCKBILL ANCHOR WITH
TURNBUCKLE. SECURE TO
TREE WITH ANTI-CHAFFING
MATERIAL. ALLOW FOR
MOVEMENT OF TREE.
PLANTING
DETAILS
LP102
PLOTTED:COMM. NO.
DRAWING NO.
----18711
CENTRAL
AUTOMOTIVE
PARKING LOT
ADDITION
14819 59TH ST N
OAK PARK HEIGHTS,
MINNESOTA 55082
1 3 6 0 5 1 s t A v e n u e N . # 1 0 0
Plymouth, MN 55441 | a e-mn .com
P 763.412.4000 | F 763.412.4090
Anderson Engineering of Minnesota, LLC
DRAWING TITLE
CHECKED BY:DRAWN:DESIGNED:
JWDRACRAC
7/23/2025
REVISION LOG
DESCRIPTION OF REVISIONSNO. DATE
CITY & MSCWMO SUBMITTAL
I 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 LAWS OF THE
STATE OF MINNESOTA.
PRINT NAME: JEFFREY W. DEITNER, PLA
SIGNATURE:
DATE: 07 / 21 / 2025 LICENSE #: 51899
Exhibit 10
1.FOR GENERAL LANDSCAPE NOTES SEE LP102
GENERAL LANDSCAPE NOTES
GENERAL SODDING, SEEDING & TOPSOIL NOTES
1 EVERGREEN TREE PLANTING ON SLOPE
PLANTING
DETAILS
LP103
3 DECIDUOUS TREE PLANTING ON SLOPE
1. FOR GENERAL SODDING, SEEDING & TOPSOIL NOTES
SEE LP102
NOTE:
-3" DP. WOOD MULCH SHALL BE USED IN ALL LANDSCAPE PLANTINGS
AREAS AND UNDER TREES ISOLATED FROM PLANTING AREAS UNLESS
IDENTIFIED OTHERWISE.
FINISHED GRADE
3" DEPTH WOOD MULCH
SINGLE STRAIGHT LEADER
CENTER TREE IN HOLE, UPRIGHT
AFTER EXPOSING
TREE ROOT FLAIR,
PLANT SO ROOT
FLAIR IS ADJACENT
TO FINISH GRADE
(3) TREE AUGUR STEEL
ANCHORS. SECURE TO TREE
WITH ANTI-CHAFFING MATERIAL.
ALLOW FOR MOVEMENT OF
TREE (EQUALLY SPACED).
WOOD MULCH
(3) TREE AUGUR STEEL
ANCHORS. SECURE TO TREE
WITH ANTI-CHAFFING
MATERIAL. ALLOW FOR
MOVEMENT OF TREE
(EQUALLY SPACED).
FERTILIZER PLANT TAB
MULCH TO BE HELD BACK 3" FROM
BASE OF ALL PLANT MATERIAL
PLAN VIEW
NOT TO SCALE
LAWN OR TYPE 1
ROCK MULCHORIGIN
A
L
S
L
O
P
E
ORIGIN
A
L
S
L
O
P
E
3x ROOT
BALL DIA.
UNDISTURBED OR COMPACTED SOIL
PLANTING SOIL
MOUND MIN. 12"
REMOVE BURLAP, TWINE, ROPE AND
WIRE FROM ROOTBALL
6' MIN. DIA. EARTH SAUCER
3" HEIGHT TAMPED WATER BASIN AT
EDGE OF EARTH SAUCER
FERTILIZER PLANT TAB
3x ROOT
BALL DIA.
ORIGIN
A
L
S
L
O
P
E
12
"
-
1
8
"
NOTE:
-3" DP. WOOD MULCH SHALL BE USED IN ALL LANDSCAPE
PLANTINGS AREAS AND UNDER TREES ISOLATED FROM
PLANTING AREAS UNLESS IDENTIFIED OTHERWISE.
-MULTI-STEM TREES SHALL NOT RECEIVE STAKING.
THEY SHALL CONFORM TO ALL OTHER DECIDUOUS
TREE PLANTING REQUIREMENTS.
CENTER TREE IN HOLE, UPRIGHT
SINGLE STRAIGHT LEADER
TREE TIE SECURED TO STAKE. SECURE TO
TREE WITH ANTI-CHAFFING MATERIAL.
ALLOW FOR MOVEMENT OF TREE.
WRAP TREE WITH TREE WRAPPING
MATERIAL AS SPECIFIED TO 1ST BRANCH
(3) TREE STAKES DRIVEN A MIN. 2'
BELOW GRADE (EQUALLY SPACED)
3" DEPTH WOOD MULCH
PLANTING SOIL
MOUND MIN. 12"
AFTER EXPOSING TREE ROOT
FLAIR, PLANT SO ROOT FLAIR IS
ADJACENT TO FINISH GRADE
TREE TIE SECURED TO
STAKE. SECURE TO TREE
WITH ANTI-CHAFFING
MATERIAL. ALLOW FOR
MOVEMENT OF TREE.
(3) TREE STAKES DRIVEN A MIN. 2'
BELOW GRADE (EQUALLY SPACED)
WOOD MULCHFERTILIZER PLANT TAB
MULCH SHALL BE HELD BACK 3"
FROM BASE OF ALL PLANT MATERIAL
PLAN VIEW
NOT TO SCALE
LAWN OR TYPE 1
ROCK MULCH
6' MIN. DIA. EARTH SAUCER
3" HEIGHT TAMPED WATER BASIN AT
EDGE OF EARTH SAUCER
FINISHED GRADE
REMOVE BURLAP, TWINE, ROPE AND
WIRE FROM ROOTBALL
UNDISTURBED OR COMPACTED SOIL
FERTILIZER PLANT TAB
ORIGIN
A
L
S
L
O
P
E
2 METAL LANDSCAPE EDGER
LAWN
PLANTING BED
BOUNDARY BETWEEN LAWN AND
PLANTING AREA AS SHOWN ON PLAN
STEEL LANDSCAPE EDGING
3/16" THICK BY 4" DP.
LANDSCAPE EDGING
STAKE 16" TO 18" LONG
INSTALLED EVERY 48"
3" DP. MULCH
LANDSCAPE FABRIC
IF SPECIFIED
SPECIFIED
PLANTING SOIL
SUBGRADE
6" DEEP
SHOVEL CUT
PLOTTED:COMM. NO.
DRAWING NO.
----18711
CENTRAL
AUTOMOTIVE
PARKING LOT
ADDITION
14819 59TH ST N
OAK PARK HEIGHTS,
MINNESOTA 55082
1 3 6 0 5 1 s t A v e n u e N . # 1 0 0
Plymouth, MN 55441 | a e-mn .com
P 763.412.4000 | F 763.412.4090
Anderson Engineering of Minnesota, LLC
DRAWING TITLE
CHECKED BY:DRAWN:DESIGNED:
JWDRACRAC
7/23/2025
REVISION LOG
DESCRIPTION OF REVISIONSNO. DATE
CITY & MSCWMO SUBMITTAL
I 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 LAWS OF THE
STATE OF MINNESOTA.
PRINT NAME: JEFFREY W. DEITNER, PLA
SIGNATURE:
DATE: 07 / 21 / 2025 LICENSE #: 51899
Exhibit 11
Stantec Consulting Services Inc.
733 Marquette Avenue Suite 1000, Minneapolis MN 55402-2309
September 11, 2025
File: 193800151
Attention: Mr. Jacob Rife
City of Oak Park Heights
14168 Oak Park Blvd.
Oak Park Height, MN 55082
Reference: Central Automotive – Conditional Use Permit/Site Plan Review
Dear Jacob:
As requested, we have reviewed the information submitted regarding the proposed Central Automotive
parking lot addition project. The information reviewed includes preliminary, not for construction drawings
dated 7-25-2025, and a site stormwater management plan dated 7/25/2025. Following are our preliminary
comments and/or recommendations:
Stormwater Management
Regulatory Background:
1.The development is outside the City’s High Vulnerability Drinking Water Supply Management Area
(DWSMA).
2.The development falls within the Middle St. Croix Watershed Management Organization’s
(MSCWMO) boundary.
3.Rate control and water quality protection requirements are as follows:
a.Rate Control: Post development will be no greater than existing for the 2, 10 and 100-year,
24-hour storm events.
b.Water Quality:
i.Retain runoff volume on site for 1.1 inches of runoff from impervious surfaces
provided soils meet requirements for infiltration.
ii.Where infiltration is not feasible or advised MSCWMO allows for flexible treatment
options. Roughly summarized, flexible treatment is retaining runoff to the extent
practicable and remove at least 60%, preferably 75% of annual total phosphorus
load that would otherwise leave the site.
Comments:
1.Rainfall Depth: The City has standardized the rainfall depth for modeling across the City in its 2018
Stormwater Management Plan. With resubmittal the owner is asked to use the following standard
rates.
Exhibit 12
September 11, 2025
Mr. Jacob Rife
Page 2 of 5
Reference: Central Automotive – Conditional Use Permit/Site Plan Review
2. Rate Control: The site development as proposed will result in a small increase in runoff rate
draining overland to 59th Street N and discharging from the ponding basin via pipe into 59th St storm
pipe system. The MSCWMO in their review requested a resubmittal to reduce runoff rate to
existing conditions.
3. Ponding Basin:
a. Existing Conditions: The Site was originally developed in 2020/21 on the basis that the
ponding basin would function as an infiltration basin. The bottom the basin supports a
robust stand of cattail (a wetland plant species) indicating that the basin is not functioning
as intended and the basin drains slowly below its outlet elevation.
b. Recommendations: To accommodate the existing site and treat the proposed parking lot
addition the following are recommended.
i. Convert the basin into a wet pond or a filtration basin while expanding the basin to
meet the water quality flexible treatment requirements. The existing underlying
soils don’t allow for meeting infiltration basin design criteria. Utilize MN Stormwater
Manual’s MIDS calculator for phosphorus removal efficiency.
1. MN Stormwater Manual Pond Design Requirements:
https://stormwater.pca.state.mn.us/index.php?title=Stormwater_ponds
2. MN Stormwater Manual Filtration Basin Design Requirements:
https://stormwater.pca.state.mn.us/index.php?title=Design_criteria_for_filtr
ation and
https://stormwater.pca.state.mn.us/index.php?title=Design_criteria_for_iron
_enhanced_sand_filter
ii. Maximize rate control for the pond by restricting flow through the existing 12” dia.
outfall pipe. A two-stage outlet within a skimmer structure (see image below) may
be needed. Focus on reducing discharge rates for the 2-year and 10-year events to
reduce demand on downstream storm pipe system in 59th St.
September 11, 2025
Mr. Jacob Rife
Page 3 of 5
Reference: Central Automotive – Conditional Use Permit/Site Plan Review
iii. Pretreatment by a SAFL Baffle structure is not required if draining to a wet pond.
4. Erosion Control (CG101 sheet):
a. The construction entrance does not meet the typical, minimum 50-foot length requirement
(Detail 3 on sheet CX101) due to site constraints. Use a sectional rumble plate type
entrance is recommended as they are more effective than rock entrances at a shorter
length (see image below – A CAD detail can be provided).
September 11, 2025
Mr. Jacob Rife
Page 4 of 5
Reference: Central Automotive – Conditional Use Permit/Site Plan Review
b. Consider chipping the removed trees on site and using the mulch as a perimeter berm in
place of silt fence. This is not a requirement, but will reduce use of plastic and is as
effective or better BMP at trapping fine soil particles from runoff.
c. Remove existing biologs (mulch or compost in polymer sock) around ponding basin
perimeter left presumably from the original site development.
d. Erosion Control Blanket: State requirement for natural fiber netting only
General Comments
1. The City reserves the right to inspect the construction of the project. The City or its designee shall
be present for stormwater facilities installation.
2. Review of issues related to parking, lighting, landscaping, tree preservation, fire department
access/circulation is by others.
3. The Owner shall be responsible for obtaining all required permits. Copies of all permits shall be
submitted to the City prior to the start of construction.
4. The City reserves the right to require additional erosion control measures as determined/necessary
during the construction of the project.
If you have any questions or require further information, please do not hesitate to contact me.
Regards,
Stantec Consulting Services Inc.
Lee M. Mann, PE MN, WI, CA
Principal
Phone: 612-712-2085
Lee.Mann@stantec.com
Attachment: Hydrant Specifications
c. file
Julie Hultman, Building Official
September 11, 2025
Mr. Jacob Rife
Page 5 of 5
Reference: Central Automotive – Conditional Use Permit/Site Plan Review
Andrew Kegley, Director of Public Works
Scott Richards, City Planner
Kevin Sandstrom, City Attorney