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HomeMy WebLinkAbout2025-12-02 Request to CA for Document RecordingJulie Hultman From: Julie Hultman Sent: Tuesday, December 2, 2025 9:19 AM To: Kevin Sandstrom Subject: Central Automotive - Amended CUP - Recording Request Attachments: 1594_001.pdf Morning Kevin — Please record the attached Amended CUP for Central Automotive. Have A Super Day! Julie Hultman I Building Official Planning & Code Enforcement Office: 651.351.1661 From: copier@cityofoakparkheights.com <copier@cityofoakparkheights.com> Sent: Tuesday, December 2, 2025 9:16 AM To: Julie Hultman <jhultman@cityofoakparkheights.com> Subject: Attached Image NOTICE OF CERTIFICATION STATE OF MINNESOTA COUNTY OF WASHINGTON CITY OF OAK PARK HEIGHTS I, the undersigned being duly qualified and acting as Building Official for the City of Oak Park Heights, Minnesota DO HEREBY CERTIFY that I have compared the attached document: Amended Conditional Use Permit For Automotive Repair Business And Parking Lot Expansion At 14819 59`' St., N. City of Oak Park Heights with the original thereof on file at the offices of the City of Oak Park Heights, and that the same is a full, true, and complete copy of said document within the files of the City of Oak Park Heights. WITNESS my hand and the seal of the City of Oak Park Heights, this 2"d day of December, 2025. •� fr`. 1v3-• LL g'L •ray\ � Jul! ultman Bu' ing Official f 1 CITY OF OAK PARK HEIGHTS AMENDED CONDITIONAL USE PERMIT FOR AUTOMOTIVE REPAIR BUSINESS AND PARKING LOT EXPANSION FOR CENTRAL AUTOMOTIVE AT 14819 59TH STREET N. Planner's File No.: 236.02-25.02 Date Issued: May 28, 2019 Date Amended: October 28, 2025 Legal Description: (Washington County Geo. Code: 04.029.20.11.0162) Lot 1, Block 1, Oak Park Heights Auto Plaza 2"d Addition, according to the recorded plat thereof. (formerly Outlot A, Oak Park Heights Auto Plaza, according to the recorded plat thereof) Owner: David C. Triemert, Jr. Central Automotive, LLC 1466160th Street Oak Park Heights, MN 55082 Applicant: Same Site Address: 14819 59th Street N., Oak Park Heights, MN Present Zoning District: B-2 General Business District Permitted uses set forth in Ordinance 401 Section 401.151.9 I. AMENDED CUP PERMIT: The property is zoned B-2 general business district and a Conditional Use Permit is required to allow motor fuel stations, auto repair and battery stores and service in the B-2 General Business District. The original Conditional Use Permit for the existing Central Automotive business was approved on May 28, 2019. Applicant proposes certain changes and renovations to the property, which require an Amended Conditional Use Permit in that a parking lot will be added with a number of spaces exceeding the number required and allowed by zoning code. Subject to the terms and conditions of the previously existing CUP, all permits and uses for the auto repair facility are granted, including the request for an expansion of the parking lot to add 27 stalls, but shall be subject to the following conditions and/or restrictions imposed by the October 28, 2025 Resolution of the City Council of the City of Oak Park Heights as follows: 1 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 further review and approval of the Middle St. Croix Watershed District. shall be rovided to the City and all lighting z. If new or additional lighting is to be installed, a plan p fixtures shall be full cut off and installed in compliance with the lighting standards of the Zoning Ordinance. 3 The landscape and tree removallreplacement plans shall be submitted and 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. III. Reference Attachment: The reports of the City Planner dated September il arFd�C ty E g n Or memo, ctober 3o are annexed hereto by25 and all reference freeren e including site plan approved by the City Counc as "Exhibit A." N. Abandonment: This Conditional Use Permit shall bec�hmecon> ���n � �etwelve b� ding approved as part of date of approval unless Applicant has substantially statedted us u-qe in order to Preserve the the conditional use. This permit requires continuo ermitted hereunderby the City under the terms liereaf. Any discontinuation or abandonment of the uses p upon the site for a period of 12 continuous months shall constitute abandonment and void the permit. V. Annual review: Annual review is not imposed as a condition of this permit IN WITNESS WHEREOF, the parties have set forth their hands and seals. Date: 11- 2=L- w=-,5L_ Date: Date: l f a v� CITY OF OAK PARK HEIGHTS By ch erty, Mayo By Ja b Rife, City Administrator CENTRAL AUTOMOTIVE, LLC By�� .r�r David-C. Triemert, Jr., Manager EXHIBIT "A" PLANNERS REPORT with SITE PLANS, DESIGN PLANS, GRADING AND DRAINAGE PLANS, ETC. TPC3601 Thurston Avenue N, Suite 100 Anoka, MIN 55303 Phone: 763.231.5840 Facsimile: 763.42 7.0520 TPC@Plannin9Ca.com PLANNING REPORT TO: Jacob Rife FROM: Scott Richards DATE: October 23, 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 591h Street. The application consists of requests for an Amended Conditional Use Permit to allow the addition of a parking lot at 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. The Planning Commission, at their October 9, 2025, meeting held a public hearing and recommended the application for the Conditional Use Permit with conditions. EXHIBITS The review is based upon the following submittals: Exhibit 1: Planning Report with Exhibits — September 30, 2025 PROJECT DESCRIPTION A project narrative is found in 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 Page 27 of 57 now with a larger customer base and new service offerings, there is a need for additional parking. CONCLUSION / RECOMMENDATION The City Council should consider the application for an Amended Conditional Use Permit to allow the addition of a parking lot at the auto repair facility in the B-2 General Business District, a Conditional Use Permit for number of parking stalls, and Site Plan review for Central Automotive, 14819 59th Street. If the City Council is favorable to the request, it should consider the following conditions below and in the draft Resolution: 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 2 Page 28 of 57 RESOLUTION NO. 25-10-31 CITY COUNCIL CITY OF OAK PARK HEIGHTS WASHINGTON COUNTY, MINNESOTA A RESOLUTION ESTABLISHING FINDINGS OF FACT AND RESOLUTION OF THE CITY COUNCIL THAT THE REQUEST BY DAVE TRIEMERT OF STILLWATER AUTO HOLDINGS LLC FOR CONDITIONAL USE PERMITS TO ALLOW CONSTRUCTION OF A PARKING LOT EXPANSION AT 14819 59TH STREET NORTH BE APPROVED WITH CONDITIONS WHEREAS, the City of Oak Park Heights has received a request from Dave Triemert of Stillwater Auto Holdings LLC (Applicant) for Conditional Use Permits to allow constriction of a parking lot expansion at 14819 591h Steet North; and after having conducted a public hearing relative thereto, the Planning Commission of Oak Park Heights recommended that the application be approved with conditions. The City Council of the City of Oak Park Heights makes the following findings of fact and resolution: The real property affected by said application is legally described as follows, to wit: SEE ATTACHMENT A and 2. The Applicant has submitted an application and supporting documentation to the Community Development Department consisting of the following items: SEE ATTACHMENT B and I The property is zoned B-2 General Business District in which auto repair is a Conditional Use; and 4 A Conditional Use Permit and Design Guidelines/Site Plan review was approved by the City Council on May 28, 2019, to allow the use of the site for an automotive repair shop and associated parking; and 5. The Applicant has proposed an expansion of the parking lot to add 27 stalls at the subject site; and Page 29 of 57 6. An Amended Conditional Use and Site Plan review is required for the addition to the parking lot; and 7. Section 401.15.F.9 of the Zoning Ordinance requires 11 parking spaces for the automotive repair business. With the 27 additional spaces, the total parking on site will be 55 parking stalls requiring a Conditional Use Permit in that the proposed parking exceeds the required number of spaces; and 8. The Applicant has indicated that that the success of the business has resulted in a need for additional parking. The current 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; and 9. City staff prepared a planning reports dated September 30, 2025, and October 23, 2025, reviewing the request; and 10. The Planning Commission held a public hearing at their October 9, 2025, meeting, took comments from the applicants and public, closed the public hearing, and recommended that the application be approved with conditions. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL FOR THE CITY OF OAK PARK HEIGHTS THAT THE CITY COUNCIL APPROVES THE FOLLOWING: A. The application submitted by Dave Triemert of Stillwater Auto Holdings LLC for Conditional Use Permits to allow construction of a parking lot expansion at 14819 59`h Steet North and affecting the real property as follows: SEE ATTACHMENT A Be and the same as hereby approved by the City Council of the City of Oak Park Heights with the following conditions: 1. The 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. 2 Page 30 of 57 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. Approved by the City Council of the City of Oak Park Heights this 281b day of October 2025. ATTEST: Jacob Rife, City Administrator Chuck Dougherty, Mayor 3 Page 31 of 57 ATTACHMENT A Conditional Use Permit For Construction Of An Additional Parking Lot Central Automotive 14819 59th St. N. Washington County Property Identification Number: 04.029.20.11.0162 Legal Description: Lot 1, Bloc 1, Oak Park Heights Auto Plaza 2❑d Addition Page 32 of 57 ATTACHMENT B Conditional Use Permit For Construction Of An Additional Parking Lot Central Automotive 14819 59th St. N. Application Materials • Application Form • Fees • Plan Sets • Written Narrative and Graphic Materials Explaining Proposal • Proof of Ownership or Authorization to Proceed Planning Commission Review & Recommendation: October 9, 2025 Conditional Use Permit - Lapse of Approval: Unless the City Council specifically approves a different time when action is officially taken on the request, the conditional use permit shall become null and void twelve (12) months after the date of approval, unless the property owner or applicant has substantially started the construction of any building, structure, addition or alteration, or use requested as part of the conditional use. An application to extend the approval of a conditional use permit shall be submitted to the Zoning Administrator not less than thirty (30) days before the expiration of said approval. (401.03.C.4.a and b) Page 33 of 57 TPC3801 Thurston Avenue N, Suite 100 Enclosure 4 Anoka, MN 55303 Phone: 763.231 .5840 Facsimile: 763.427.0520 TPC@?PlanningCo.com 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 (Cl101) 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) 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. 2 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 fixtures are to be added they shall be full lighting standards of the Zoning Ordinance. lighting for the new parking lot. If lighting cut off and installed in compliance with the 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: 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 2 Exhibit 1 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 sufficient for the company's needs, now strains under the weight of increased traffic, new service offerings, 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 Traffic 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 traffic, 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 affects 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 offer a seamless and welcoming arrival experience for all customers, reinforcing its commitment to service excellence. Supporting Expanded Services and Business Growth Central Automotive has evolved from a traditional repair shop into a multifaceted service provider, offering 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 Efficiency and Satisfaction Central Automotive's team of mechanics, service advisors, and administrative staff 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 efficiency, allowing both staff 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 offerings, 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. :g r • � _l 4 � 44 AWL �•: :` �' , •" 14818 - 14812 Y i4� 14818 12 14812 - 14818 148sg 14812 1468 1 � wit, CENTRAL AUTOMOTIVE PARKING LOT ADDITION CITY OF OAK PARK HEIGHTS, MINNESOTA 55082 LOCATION MAP „.. CALL IB HOURS BEFORE DIGGING Ugl 4.d.__W Lo4Can [bMe• CIA'. gI! 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CALL IB HOURS BEFORE DKiCNNO A DIy,DicscRu: DEAL IN •i K— r. below, all be —you dq f— ANDERSON CENTRAL AUTOMOTIVE PARKING LOT ADDITION I4919 59TH ST N OAK PARK HEIGHTS. MINNESOTA 55062 aw 'asp Lmre CONTRACTOR NOTES _ f LRHICOPRIO ..NI IRE RESPONSIBLE,aR xv.Es i 3 L WRPRavD�DE Onc TUTTER cAADESIf nrvcl/cu CITY &MBCWMO SUBMITTAL n S, AnD ERARE ,,AL°EERwFE',ENCEo°01.IIE,NEPLAN s 'C"OL R yE1T(aL�LwELe�EaryHNLET& ITREUMPE Le DRnwINGTmE >w W ai ppY[[y�[D.1.W�[RrCE.vrra wELM EA«UECfANA=TICSTOPRDTECTE,ISTIN G GRADING, 1E:°`xDao:A:AUE: N'FORM°:arv+Aoj, DRAINAGE, & cruALCI 111-S CONTRACTORIs E.NUNILEFOR UTPUONG UTILITY L.CATEs PRIDR To EROSION E ANYmLLTRA«ED SED .I CONTROL PLAN 'C" 'I DISCOVERY LIE PRDNIDELAHODRNOTICE DRAWING NO ION=TRUGTINACTIVITY CG101 j�,� A Exhibit 9 ANDERSON LEGEND CENTRAL AUTOMOTIVE PARKING LOT El =EW-EE'T"' ADDITION O R R:1ll 14819 59TH ST N OAK PARK HEIGHTS, OR soo MINNESOTA 55062 GENERAL PLANTING NOTES z7X." saw RWSION LOG CITY & MSGWM0 SUBMITTAL 7=5 ­NG —E PLANTING PLAN FMWNG NO LP101 ❑EHEpµL LJIMO9G5f'E NOTES GENERAL SODDING, SEEDING & TOPSOIL NOTES r.E T Ej � � EVERGREEN$HRlJ9 PLANTING �fvPj • Cr —_ ,ice_ w x `alEalo�oussHaua PL�Nrwc+ITvna EVERGREEN TREE PLANTING (TYR.I o... o� O-. D _ 0 o .anEsm I-S SSIitl1E 9F113PAC1HI-iTYP 1 _DECIDUOUS TREE 5 ALL Exhibit 10 ANDERSON ,ro"•,*"` CENTRAL AUTOMOTIVE PARKING LOT ADDITION 14819 59TH ST N OAK PARK HEIGHTS MINNESOTA 55082 .� . CITY & MSCWMD SUBMITTAL 1a ORA GTIRE PLANTING DETAILS GNAWINGNO LP102 Exhibit 11 ANDERSON kEWTYT`CEOl ftwlle E, Tr-a�rr t Kwlm 0= R�R,OEHR U,*N OR —I— 9. OF MULCH IF S—RED CENTRAL ORS C., VECIIIE. —H.— AUTOMOTIVE W=—SUBGI—E E" E 1p , m-"� PARKING LOT ADDITION F'E'llT.'�--'.Z--TXHE R- 148195M STN OAK PARK HEIGKIS EVERGREENTIVEPIMTM ON SLOPE UND-11ED OR COWIACTED 111L 2 C.JALLALNDSCAPE EDGER MINNESOTA 55082 IF WOOD MULCH SH&LBE USEU 11-13SCAFE ,=1— ft—UNDERTREC.—F _ A G. E_ HLE—FI—— ES DUHTTHE. • M— =177-`i3'..-1-1 TREE —IG 1-1111INT1 mlt-tm—1 V —, LES HTL�DE,. GENERAL SODDING. SEEDING & TOPSOIL NOTES n 7 TFEEWITH.1-1— I`— A—F.F.—TOFTREE z MATER-51ECIFIEOTO IST.- 1ROM—EOF --l—E— -T, CITY & MSCVVMO SUBMITTAL inrzozs T TO .,MCE 7 'INS CRAWINGR -l'CEHT TO _- .—E 1ER—R I-NT TAE PLANTING IN d DETAILS QEI ""TT—DWAX—I"l p E OF EARTH UC NOT T.7ALE )FAWNGND WIRE FROM ROOTE41 LP103 — DECIDUOUS TREE PLANTING ON SLOPE 3 Exhibit 12 Stantec Consulting Services Inc. Stantec 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 Reuulatory 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: 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. Design with community in mind September 11, 2025 Mr. Jacob Rife Page 2 of 5 Reference: Central Automotive — Conditional Use Permit/Site Plan Review Table 2.4 - 24-Hour Rainfal I Depths and Frequency Recurrence Interval (yrs) 1 a , - 2.4 2 26 5 3.5 10 4-2 25 52 50 6.2 100 7-2 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. 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:/Ystormwater-pca-state.mn.us/index.php?title=Stormwater ponds 2. MN Stormwater Manual Filtration Basin Design Requirements: https:l/stormwater.pca.state.mn.us/index_phl3?title-Design criteria for filtr ation and httos:l/stormwater-pca- state- mn-us/index. ph❑?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. Design with community in mind September 11, 2025 Mr. Jacob Rife Page 3 of 5 Reference: Central Automotive — Conditional Use Permit/Site Plan Review xx" dia. hole in baffle wall 1' Elev.=xxx.x ie for xx" Dia. Ho Elev.=xxx.x outlet pipe Outlet Elev. When feasible, set invert Elev.=xxx.x for outlet pipe below the 5' X 1,5' 4.5' designed normal wcter min, opening 1' elevation to improve pipe see STO-17 cover and minimize slope around skimmer. Iss ' p 6•M933333333aNOTE: When baffle wall height is greater than 3' above 5' Dia. t D. Outlet Elev. the following late No. Z shall be required: r riprop Aggregate details. (MnDOT Spec. 3149H Mod.) 1. Steps 2. 6' Diameter MH 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). I UC TYP �- 114, 77 ' A VTRiICAL BAR. TYP A SECTION 10 ND SCALE CORNER RADI, PLACE ROCK a OVER GEOTExTIEF FABRIC B. TYP. AS NEED �. p [+" a_ VERTICAL "6 CORRUGATED STEEL RUNELE PLATE PANELS TEMPORARY CQNSTRLR�•M E ";T ANCE TYPICAL RUMBLE PLATE PANEL RUMBLE PLATE COSTRUCTION ENTRANCE C NOSCALE Nor--. I. ADJUST NqAi9FROFPLAFESASNEFOEDaASEDON TRAFFIC AM7 TRACKED DEBRIS GENERATIONVCILUNE - n en:cr COMIC 2 "ADK A- r-R-mI5 W'%AtwAY W .-�=:F:fJL�R STAYQNrAVEWNTANOPANEL9 I PUCE PANELS ON FIRM ON NPROV£D SDL, ROCK OR MnNC PAVEMENT. 4 GRADE AREA TO BRAIN AWAY FROM ENTRANCE AS FEASIBLE 9 FREaLIENRY SWEEP PA NE LS CLEM OF OESR6 AS NEEDED TO MALNTAIN TRAPPING EFFECTIVENESS. Design with community in mind 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, Wl, CA Principal Phone: 612-712-2065 Lee.Mann@stantec.com Attachment: Hydrant Specifications c. file Julie Hultman, Building Official Design with community in mind 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 Design with community in mind